I hope you don't actually size by ft2. That is a really, really bad way to do it and won't make you a good reputation. People want to see you doing some calculations to know that you are doing your best for them. Do yourself a favor and invest in some load calculation software or print out a manual j and do it the hard way.
There is no accurate way to size a heating/cooling system by ft2. It is just not possible.
I agree, windows, insulation in walls and ceiling, actual wall space that shares the outside, all need to be factored in. a 1200 ft home with few windows is not going to require the same cooling as a 1200 foot home with one wall that is mostly glass and some skylights thrown in.
even the type of water heater you have can make more or less heat.
One of my daughter projects in her STEM classes was to take the blueprints of a home and figure out the BTU loss of that home based on the number and type of windows/doors, insulation etc...
I believe you also have to factor in how the air flows through the home to determine the placement of return vents and supply vents.
Too much work for me, well worth the cost of hiring someone that actually knows what they are doing when it comes to these things.