When it comes time to sell your home—especially a vacation property near Disney, you’ll hear one phrase over and over:
👉 “What’s the price per square foot?”
It’s often the first question from buyers, investors, or even agents. And while it might seem like a reasonable way to get a ballpark figure, as someone with over 20 years of experience in professional property valuations and BPOs (Broker Price Opinions) for banks, I can tell you this:
Pricing a home solely on price per square foot is not just inaccurate, it can significantly undervalue your property.
And if you’re a seller, that could cost you thousands.
🔎 What Is Price Per Square Foot?
In its simplest form, price per square foot (PPSF) is calculated by dividing a home’s sale price by its total square footage.
For example:
Home sells for $400,000
It has 2,000 sq ft
PPSF = $200/sq ft
Easy, right? Maybe too easy.
⚠️ Why Price Per Square Foot Doesn’t Work for Resale Homes
PPSF might have some value when you’re comparing new construction homes in the same community, where every model is nearly identical. Think: same builder, same upgrades, same floor plans, same materials. In that context, it’s a decent apples-to-apples tool.
But resale homes? Especially in the Disney vacation market?
It’s not even apples to oranges, it’s apples to pineapples.
Here’s why:
🛠️ 1. Upgrades and Custom Features Add Real Value
Homes in this market often come with unique upgrades:
Extended pool decks
Upgraded flooring
Quartz or granite countertops
Themed bedrooms
Smart home technology
High-end furnishings
Energy-efficient systems
Custom landscaping
These aren’t fluff, they’re real assets that affect both buyer interest and resale value. PPSF completely ignores this.
✅ Real example: I recently listed a home in the Disney short-term rental area that had an extended deck, premium outdoor seating area, upgraded appliances, and was immaculately maintained. The seller had invested not just money, but love, into the home. Pricing her property using PPSF would have severely undervalued it.
Instead, I completed a full valuation, included every enhancement, and we were able to price the property properly and sell it at a premium. That seller was thrilled that I didn’t lump her home into a basic square-foot formula.
🧼 2. Condition and Maintenance Matter
Two homes might be the same size but their condition could be night and day.
Well-maintained properties often:
Show better in photos and tours
Appraise higher
Attract stronger offers
Move faster on the market
Yet again, PPSF doesn’t capture this. A 2,000 sq ft home with 15-year-old carpets and scuffed paint shouldn’t be compared to a pristine, upgraded, loved home of the same size.
🌐 3. Lot Size, Location, and Community Perks Matter
Is the property a corner lot?
Does it back onto conservation land or water?
Is it walkable to resort amenities or parks?
Is it zoned for short-term rental vs. residential only?
These factors impact perceived value, buyer interest, and actual sales price. And guess what? Price per square foot ignores all of it.
🧠 Accurate Valuation Requires Expertise
As someone who has worked on hundreds of BPOs for banks and institutional clients, I know that true market value comes from a combination of:
Local sales trends
Inventory levels
Seasonal buyer demand
Property condition and upgrades
Community reputation
Buyer psychology
It takes experience, local knowledge, and a detailed eye to get pricing right. And that’s exactly what we deliver at Vacay & Co Real Estate.
💡 Why This Matters Now More Than Ever
We’re in a shifting market. Inventory is rising. Buyers are more selective. Accurate pricing can mean the difference between:
✔️ Getting multiple strong offers
❌ Or sitting stale on the market for months
Working with a specialized broker who understands both the emotional value of a well-loved home and the data-backed strategy behind pricing is critical.
👩💼 Why Sellers Choose Vacay & Co Real Estate
20+ years of deep local market experience
Specialization in the Disney-area vacation home market
Accurate, data-backed property valuations, not cookie-cutter estimates
Knowledge of how to price beyond the square foot
Expert negotiation that brings you the best price and the best terms
We’re not just listing agents, we’re strategic advisors who know how to position your home to stand out and attract serious buyers.
📣 Final Thought
If you're thinking about selling your Disney-area vacation home, don’t settle for a generic square-foot calculation. It might be easy, but it won’t serve you.
Instead, work with a brokerage that knows how to highlight your home’s unique features, tell its story, and maximize your return.
Vacay & Co Real Estate delivers results that reflect the real value of your home—not just the number of feet it takes up.
📩 Ready for a personalized property valuation?
Let’s talk: www.vacayreflorida.com/propertyevaluation