When selling a back-split or side-split home, many sellers—and even some real estate agents—rely on the MPAC (Municipal Property Assessment Corporation) square footage to market the property. But here’s the truth:
🚫 That number might be costing you tens of thousands of dollars.
The Hidden Problem with MPAC and Split-Level Homes
MPAC only accounts for above-grade spaces. This presents a major issue for split-level homes, which often include mid-levels or lower-levels between the main floor and basement. These areas are fully livable, but because they’re technically “below grade,” MPAC doesn’t count them.
What Does This Mean for Sellers?
A side-split or back-split might feel like 1,800 sq ft—but MPAC may report only 1,100 sq ft.
📉 That perceived size reduction can discourage buyers, lower perceived value, and lead to reduced offers.
Real Case Study: The Power of Proper Measurement
Take a recent listing where MPAC square footage showed just 1,100 sq ft. We knew the home felt much larger.
✅ We hired a professional floor plan measurement service.
🧾 The result? A verified total of 1,800 sq ft of usable living space.
We used the accurate floor plan to update MLS listings, brochures, virtual tours, and all marketing materials.
💥 The outcome: The property sold for well above the seller’s expectations—proving that correct square footage makes a major difference.
Why This Matters in Today’s Market
Buyers today are savvy. They’re comparing listings while using tools like a mortgage calculator or searching terms like how much house can I afford or houses for sale near me.
If your home is misrepresented in size:
- It shows up in the wrong category
- Attracts the wrong buyers
- Reduces showings
- Weakens your negotiating position
What You Should Do Instead
If you’re listing a back-split or side-split:
- Don’t rely solely on MPAC data
- Hire a certified measurement company
- Update all marketing with accurate square footage
📏 When every square foot counts, representation matters.
Work with Leo Shiu – Precision, Not Assumption
Leo Shiu, a top-performing real estate listing agent in Toronto and Markham, knows how to make your home shine—even when it doesn’t fit the standard mold. Fluent in 8 languages and backed by a 100+ agent network, Leo understands the details that affect value.
He doesn’t just list properties—he positions them for top dollar. Like this recent split-level listing where the right floor plan helped close a high-value sale in a softening market.
📞 Ready to list smart, not small? Contact Leo Shiu today and make every square foot count.