Square footage only includes heated living space, so make sure you don't count things like screened in porches, garages, etc. There are also special rules for cieling heights, stairways, and such.
"Just cause no one is" does not seem like a very satisfying answer. I can understand your frustration. Our current economy combined with variations in local Real Estate markets can sometimes make it difficult to sell a home. Make an appointment to discuss your concerns with your REALTORÂ®. Having a list of questions will help you be straightforward. Try to avoid letting emotions get involved. Remember that your priority is to get answers to your questions.
After your meeting and if you still feel like your questions were not answered, or not taken seriously, make an appointment to speak with the Broker in Charge at your REALTORÂ®'s office. They should be able to offer answers and/or solutions for you to consider.
Good Luck, I hope we get to hear that everything has worked out for you.
Wilkinson & Associates