Why Price Per Square Foot Can Mislead LA Buyers and Sellers

By Tammy Jerome

Tammy Jerome is an award-winning broker and host of “Selling Los Angeles” on the acclaimed American Dream TV show, with over two decades of experience and more than 1,500 successful transactions.

Let’s start with the number everyone loves to throw around at dinner parties, open houses, and group chats: what’s the price per square foot? It sounds smart, it sounds precise, and it sounds like you’ve just cracked the real estate code.

Here’s the truth, though, especially here in California: price per square foot is helpful, right up until it isn’t. Lean on it too heavily when you’re buying or selling, and it can lead you slightly off course, so let me break it down in plain English.

What the number actually measures. At its core, it’s simple. You take the sale price, divide it by the home’s square footage, and there’s your price per square foot. It’s a quick way to compare properties, especially in a market like California where prices vary so widely, and agents, appraisers, buyers, and sellers all reach for it.

The keyword, though, is reference. It works best when you’re comparing genuinely similar homes, in the same neighborhood, in similar condition, with similar features. That’s where things start to get a little messy, because no two homes are exactly the same, and in California, that difference can be dramatic.

Not all square footage is equal. Picture two homes with identical square footage. One has an open floor plan, fresh updates, and ample natural light. The other has a choppy layout, hasn’t been touched since flip phones were the height of technology, and sits a block closer to a busy main road. Same number on paper, completely different experience to actually live in. A home’s value is shaped by condition, layout, and usability, not size alone, so even when the price per square foot looks similar, the real value can be worlds apart.

Location changes everything. This is California, where we’re talking about micro-markets within micro-markets. A home in the same area, sometimes even the same neighborhood, can carry a significantly different value than a similar-sized home just a few blocks away.

Comparing price per square foot across different areas is a bit like comparing beachfront dining to a drive-thru: both serve food, but the experience and the price aren’t remotely the same. A few blocks really can change what a home is worth, even when the size on paper is the same.

Smaller homes can look more expensive. Here’s one that surprises a lot of people: smaller homes often show a higher price per square foot than larger ones. That’s because certain costs, like kitchens, bathrooms, and even land value, don’t scale evenly with size. So a smaller home can look “more expensive” per square foot while a larger one looks like a “better deal” on paper, but that doesn’t automatically mean the larger home carries more value. The math hides as much as it reveals.

The formula misses what buyers fall for. Price per square foot doesn’t account for the things buyers actually fall in love with: views, upgrades and finishes, architectural style, and sometimes the outdoor space and lot size. A home with an unobstructed view or a fully renovated interior can command a higher price even when its square footage is smaller, or about the same, as the home down the street. The nuance that makes a house feel like the one simply doesn’t fit into a single number.

Why this gets risky when you price. For sellers, this is exactly where it gets a little risky. Leaning too heavily on price per square foot can lead to overpricing based on unrealistic comparisons, or, less often, underpricing by ignoring genuinely valuable features. Accurate pricing takes an analysis of comparable sales, what we call comps, rather than a single metric, which is the same reason online estimates and appraisals can land so differently.

Comparable sales are what ground a realistic price, with adjustments for the differences in features, condition, and location that a per-square-foot figure flattens out. Price per square foot is part of the story, never the whole of it.

So when should you use it? Think of it as a quick snapshot. It’s genuinely useful for getting a general sense of value or comparing similar homes in the same area, as long as you pair it with comparable sales, property condition, location specifics, and the market conditions at that particular moment.

Numbers matter in real estate, but context matters more, and whether it’s a buyer’s or a seller’s market right now shapes how much any single figure is worth. Homes aren’t sold on spreadsheets. They’re sold on how they feel, how they function, and how they compare in the real world.

So here’s my takeaway: price per square foot is a guide, not a verdict. The real value of a home lies in the details that numbers alone can’t capture, and figuring out those details for your specific home or your next offer is exactly what I’m here for.

If you have any questions at all, give me a call or text at (818) 903-5854, email me at tammyjerome@gmail.com, or visit blog.tammyjerome.com. I’m always happy to walk through the real numbers with you.