This is an odd one: I'm appraising a condo in a 6 unit development, built in 1980, in Manhatan Beach, CA. It was built as a condo but has been used as an apartment, as the white slips were not finalized until recently. This is the 1st time the units have been on the market as a condo. Because it just recently aquired full condo status, public records does not yet state individual sq.ft. per unit. The listing agent states sq.ft. is 1,450 sq.ft. in the MLS. This is wrong. I measured 1,270 sq.ft(@ 16% difference). Here's where it gets interesting: The listing agent has her own appraiser taking care of 5 of the sales and was very upset with the broker who insisted on using me for the 6th appraisal. As it turns out, the other appraiser is overstating sq.ft. on the units and told me personally,"Yeah, the agent was really concerned with the sq.ft. coming out at 1,450 sq.ft." I called him today and we went over his measurements vs. my measurements. I went out to double check today and have 100% proof that he is overstating sq.ft. on one of the closed sales. I'm relatively sure he is doing the same on all of the units. This property is one of a kind and no true comps are there aside from the sales in the building. My problem is that knowing what I know, how can I accurately appraise this property when I know that sq.ft. has been overstated in the comps in the same building?? I notified my client that the property has been misrepresented to the buyer, both are furious. The agent is in the process of changing the MLS info. I sensed this agent was very unscrupulous from the get-go. My client wants me to proceed, but I'm not sure how to handle this one. The most obvious thing to do is fing similar properties with similar sq.ft. outside of this development. The problem is that this place is truly 1 of a kind for this area. I'm debating using competitive cities, but then the question comes up of why I'm not using the 2 sales from the building that sold this month, along with the pending sale. I really feel like reporting everyone and writing letters to the recent buyers who think they have a 1,450 sq.ft. condo. Any advice is greatly appreciated...And thanks for reading this long post. Thanks!!