WRT size sf and puffery -
(I used to sell RE at one time btw )
RE agents are often told by their brokers NOT to personally measure a house, because doing so would mean liability for the result. Therefore , unless an agent hires someone to measure, the agent says things like SF is from public records.
Meanwhile, whether it is ignorance or attempt to make house appear larger/better , agents often include the garage in the sf of the living area, double count a detached guest house in the main living sf and then as a guest house, call an above ground pool a pool and so on.
Meaning buyers are often not well informed wrt what they are actually getting, The the CMA prepared by the RE agent is a fantasy, cherry picked superior sales shown to buyer to convince they they are getting a good deal.