| Data Point | MLS Listing Claims | Public Records Show | Status |
|---|---|---|---|
| Square Footage | 2,400 sq ft | 2,000 sq ft (County Assessor) | Discrepancy |
| Bedrooms | 4 bedrooms | 3 bedrooms (Tax Records) | Discrepancy |
| Year Built | 2008 | 2008 | ✓ Match |
| Lot Size | 0.43 acres | 0.42 acres | ✓ Match |
| Garage | 2-car attached | 2-car attached | ✓ Match |
| Pool | In-ground heated pool | No pool permit on file | Discrepancy |
MLS listing and photos show a master bedroom addition with ensuite bathroom that does not appear in original 2008 building plans. No permits found for structural addition, electrical work, or plumbing. This represents significant liability.
Financial Risk: $35,000-$60,000 to retroactively permit or remove if forced by county
Listing describes "chef's kitchen with quartz countertops, custom cabinets, high-end appliances." Photos show walls were moved and plumbing relocated. Zero permits on file for demolition, electrical, plumbing, or gas line work.
Financial Risk: $15,000-$25,000 to bring to code if discovered during sale or refinance
Both bathrooms show extensive renovation work including new tile, fixtures, and reconfigured layouts. No plumbing or electrical permits found. Work appears professional but unpermitted.
Financial Risk: $8,000-$15,000 per bathroom for code compliance
Photos show modern 200-amp panel, but permit history shows no electrical service upgrade from original 2008 installation. May have been done without inspection, which affects insurance and liability.
Financial Risk: Insurance denial or premium increase; $3,000-$5,000 to re-inspect and certify
Request seller provide building permits for all renovations claimed in MLS listing. If permits don't exist, require signed affidavit disclosing all unpermitted work. This shifts liability documentation to seller.
Standard home inspection insufficient given unpermitted addition. Retain inspector with structural engineering background to assess master suite addition for code compliance, foundation integrity, and proper framing.
Before making offer, contact Williamson County Building Department for informal inspection. If major code violations found, use as negotiation leverage or walk away before investing in due diligence costs.
Confirmed seller and listing agent are related. Request disclosure of relationship in writing and consider having attorney review all seller disclosures for completeness given potential conflict of interest.
At 2,000 sq ft (not 2,400), this property is overpriced by $48K-$65K compared to true comps. Factor in $60K-$100K permit risk exposure. Fair offer should be $415K-$435K, not asking price of $502K.