The 2027 excise tax change, in one table
Washington’s excise tax bands move up on January 1, 2027. Here is what that saves on real sale prices, and why it should not decide when you list.
Seattle and the Eastside
Exceptional homes.
Personal counsel.
At the helm of CASALIV, Lydie Vieira pairs an intimate understanding of Seattle and Eastside real estate with a talent for building lasting relationships. With over $350 million in sales, she offers clients candid counsel, skilled negotiation, and a distinctly personal standard of service.
Live NWMLS listings. Map search · Advanced search
Currently for sale
Homes for sale with CASALIV.
The homes Lydie is presenting right now. Open one for every photo and detail, or ask her for a private showing.
Currently for sale
Between listings. Not for long.
There is no CASALIV home on the market today. When the next one goes live, the people on Lydie’s first look list hear first: photos, price and a private showing slot, the same day.
Thinking of selling? Your home could be the next one here.
Listing data courtesy of the Northwest MLS, updated automatically.
Where are you?
Every move starts somewhere.
Tell us where you are in life. Each moment has its own guide, its own tools and the questions Lydie hears most.
Buying for the first time
Your first key is something you never forget. I want you to get there without surprises: we figure out your monthly number and your cash before you fall in love with a house, and I explain every step before you sign anything.
- How much should I actually spend, not just borrow?
- What will I need in cash, beyond the down payment?
- What protects me if the inspection finds something?
Relocating to the area
From far away, Seattle and the Eastside look like one big place. Up close, every neighborhood has its own life. Lydie also arrived here from far away, with a lot of questions, so she knows where to start: with what matters to you.
- Which side of the lake fits where we will work and study?
- Which schools serve a specific address?
- How do we buy if we can only visit once?
Selling a home
Most of a sale is decided before the sign goes in the yard. How the house looks, the price, who sees it and how we negotiate. Lydie takes care of each part with you, and you always know why.
- What is my home worth today, and why?
- What should I fix, refresh, or leave alone?
- What will I actually keep after costs?
Selling one home to buy the next
Two contracts, one family and one moving truck. You can sell first, buy first, make a contingent offer or close both the same week. Each option changes your cash and your stress level, so Lydie puts both sales on one calendar before you sign anything.
- Can I buy before I sell?
- Where do I live in between?
- How do I compare offers when timing matters as much as price?
Buying to rent
A rental has to pay for itself. We look at the real numbers, the income, the loan and the money you set aside for repairs, without counting on appreciation. And we check what the HOA and the city will really let you do.
- Does this property cash flow at today’s rates?
- What is the difference between cap rate and cash-on-cash?
- Will the HOA or the city allow my plan?
What to consider
Three things that matter more than the house.
You won’t see them in the listing photos. Lydie always looks at them first.
- 01The monthly paymentTwo homes with the same price can cost hundreds of dollars more or less each month, because of tax, insurance and HOA dues. What the lender approves is your maximum, not your plan. How the numbers connect
- 02The streetYou can change a kitchen. You can’t change the traffic, the slope, the light or the school assigned to that address. Comparing homes that are not alike
- 03The terms of the dealWhether you are buying or selling, contingencies, credits and timing decide if the price really holds. Comparing offers beyond the price
Places
Eight cities, many neighborhoods.
A condo by the lake in Kirkland and a house in the woods on Finn Hill share a zip code and very little else. Our guides take you street by street: what you gain, what you give up and what Lydie checks on a house there.
- SeattleA city of hills and water where every neighborhood has its own center, and where the house you buy is often older than you are.
- BellevueA downtown of towers set inside a much larger city of quiet residential neighborhoods, greenbelts and lake parks.
- KirklandA lakefront downtown you can walk, then hills of very different neighborhoods climbing away from the water.
- RedmondA river valley city with two centers, one built around employers and one around a new downtown, and a light rail line joining them.
HighwaysLink light railWaterSchematic, not to scale. Select a city to open its guide.
Try a tool
Know the number before you love the house.
No email needed. Change any number and you will see right away what it means for you.
What a home costs each month
Try itMonthly, all in–
Principal and interest–
Everything else–
What moves this number
Assumptions and limits
- The rate is an example, not a quote or today’s rate.
- Property tax is a percentage you can change; for a specific home use the county record.
- Full assumptions are in the buying guide.
This is chapter two of the buying guide. The rest covers cash to close, comparing homes, touring, offers and escrow.
Open the buying guideMore tools: cash to close · compare scenarios · seller net proceeds · offer comparison · preparation planner · rental analyzer
From a Zillow review
“Working with Lydie was an absolute pleasure. She is incredibly reliable…”Onyi E. · Bought a home in Fall City · January 2026
In their words
What our clients say.
A 5.0 average across 100 reviews on Zillow. Every number and every quote here comes from that public profile. The words are theirs, not ours.
5.0Average rating from 100 reviewsSource: Zillow
356Total salesSource: Zillow
7Sales in the last 12 monthsSource: Zillow
$1.1MAverage sale price, with sales up to $4.2MSource: Zillow
What reviewers mention most
Number of Zillow reviews that use each tag.
“Working with Lydie was an absolute pleasure. She is incredibly reliable…”
Onyi E. · Bought a home in Fall City · January 2026 · on Zillow“We’re incredibly grateful for the outstanding work Lydie and her team delivered.”
melo larissa · Bought a home in Marysville · October 2025 · on Zillow“I wanted to take a moment to acknowledge the exceptional service I received from Lydie.”
SauloCruz · Seattle · September 2025 · on Zillow
The journal
From our journal.
Short, practical reads about buying, selling and living here. The questions our clients ask, answered the way we would answer a friend.
The 2 Line crosses the lake. What it changes, and what it does not.
Light rail now runs from Redmond through Bellevue and over I-90 to Seattle. How to think about living near a station, and which cities are still off the line.
Moss, oil tanks and side sewers: what older homes keep quiet
Older homes are why many people fall for Seattle. Three things they rarely mention in the listing, and how to ask about each one.
Next step
Your first step is a conversation with Lydie.
- 01Buying: thirty minutes on timing, budget and priorities, then a short written plan.
- 02Selling: send the address and Lydie replies with a range, her reasons, and what to fix, refresh or leave.
- 03Investing: send a listing and your numbers. Lydie tells you which numbers make sense and which ones look too good.
- 04Relocating: tell us where you are coming from. Lydie plans a tour day around the neighborhoods that fit.
Lydie VieiraReads every message and replies personally
- Phone425.974.9985
- Emaillydie@casaliv.co
- BrokerageKelly Right RE of Seattle LLC