Is the square footage of the comps the same or almost the same as what your house is currently at?

Bedrooms square footage The list is endless but the more specifics the more it cost.

I sold a 3/1 and a 3/2 same square footage and neighborhood.  

For quick reference, two of the five sales comps had a 200k positive adjustment for extra square footage alone, when the sales data shows the highest adjustment I think I could hope for is 40k, were I trying to sell - again this is a mid-200k neighborhood.Has anyone run into this?

In the midrange, people want more square footage, 2-3 redrooms, open concept and nice kitchens preferrably with a breakfast bar or an island.

They gave the ADU no value, and would not even factor it into the square footage. 

In general a bedroom must have a door of its own (not be a walkthru to another room) have a closet and a secondary means of egress (window usually will suffice) ceiling height and square footage of room also come into question but can vary by age of home and other local rules, ect. 

The zoning officer/person said there was a certain square footage requirement, which we didn't meet, but she said it might still be possible.Anyone with related experience or has completed such division I am all ears!

Gas bills do get high there but the house has little insulation (just put some in the attic, no idea what is in the walls but that is in the plan too) but I factor the average bill into the rent anyways so we've done fine there- winter months just make the books a little lean but summer makes up for it.I have considered splitting the single utility bill based on square footage, but feel that this would just open me up to tenant on tenant squabbles- so and so takes long hot showers, this one leaves the window open, etc etc.  

In a lot of rental markets once you get past 3 bedrooms and 2 baths, you don't get much more for the increased square footage.