It's never too late
to start Lyving.
Elevated homes, discreet service, and a personal approach to buying and selling across North Texas.
Private Consultation
A name, a promise, a lifestyle.
My name is a little different, and so is my approach. "Lyv-ing" is about more than owning a beautiful home. It's about stepping into the life you've been waiting for, whenever you're ready.
As a Dallas based luxury realtor with Dalton Wade Real Estate Group, I pair sharp market knowledge with white glove service, guiding clients through every detail with honesty, polish, and care.
Search DFW Homes
White-Glove Service
Buying
Private showings and off-market access to find the home that fits your life.
Selling
Elevated marketing and strategic pricing to present your home at its best.
Relocation
Moving to DFW? I'll make the transition seamless, from neighborhood tours to closing.
Leasing
Looking to rent, or lease out your own property? I'll guide you through the search, applications, and lease terms.
Investment
Guidance on luxury properties and high-value opportunities across North Texas.
Dallas–Fort Worth
Cities to Explore
Highland Park & University Park
Established, tree-lined neighborhoods minutes from Uptown, known for classic estates and a close-in Dallas address.
Preston Hollow
Generous lots, private estates, and a central location that balances quiet streets with quick access to the city.
Uptown
A walkable urban core of high-rise condos and townhomes, close to dining, nightlife, and the arts.
Frisco
A fast-growing north suburb with planned communities, major sports and entertainment, and strong family appeal.
Plano
Established and well connected, with a large corporate presence, parks, and a wide range of home styles.
Prosper
Newer master-planned neighborhoods with more space, a small-town feel, and continued growth.
Celina
Rapidly growing with new construction and community amenities, while keeping its small-town roots.
Aubrey
More open space and larger lots, with newer communities developing around a quieter pace of life.
Princeton
A growing Collin County city with newer neighborhoods and room to grow.
Southlake & Westlake
Upscale, estate-style living in sought-after Tarrant County communities, known for their schools and exclusivity.
Fort Worth
Rich culture and variety, from the Stockyards and Sundance Square to quiet residential neighborhoods.
Descriptions are general overviews. Ask me for current market details on any area.
Mortgage Calculator
Sample numbers only. Taxes, insurance, and rates vary. This is an estimate, not a loan offer.
Guides for Every Step
Buyer's Guide
- Get pre-approved. A lender reviews your income, credit, and assets to tell you what you can borrow. A pre-approval letter makes your offers stronger.
- Set a real budget. Look beyond the price to the monthly payment, property taxes, insurance, HOA dues, and upkeep.
- Define your priorities. List your must-haves and nice-to-haves: location, commute, schools, layout, lot size.
- Tour with a plan. Group showings by area, take notes and photos, and compare homes against your priorities.
- Write a strong offer. Price is only one part. Earnest money, the option period, financing terms, and closing date all matter, and I'll compare against recent sales.
- Inspect and negotiate. Use the option period for inspections, then request repairs or credits where needed.
- Appraisal, loan, and closing. Your lender orders an appraisal and finalizes the loan, you do a final walk-through, then sign and get your keys.
Seller's Guide
- Price it right. I prepare a comparative market analysis of recent sales and current competition to set a price that attracts strong offers.
- Prepare the home. Declutter, handle key repairs, deep clean, and boost curb appeal before photos.
- Market it well. Professional photography and polished presentation, plus targeted online and agent-to-agent exposure.
- Showings and feedback. I coordinate showings and share buyer feedback so we can adjust if needed.
- Compare offers. The highest price isn't always the best offer. We weigh financing strength, timeline, contingencies, and terms.
- Negotiate and inspect. Expect an inspection and possible repair requests. I'll help you respond strategically.
- Know your costs. Typical costs include agent compensation, title and closing fees, prorated taxes, and any agreed repairs. Your broker will guide you on required disclosures.
- Close. After the appraisal and final walk-through, you sign and receive your proceeds.
How to Read a Listing
- Status. Active, under contract, pending, and sold mean different things. Ask me what a status means for your chances.
- Days on market and price history. Price drops and long market time can signal room to negotiate.
- Square footage. Numbers can come from different sources, like the appraisal district or builder, and may not match. Verify what matters to you.
- Lot and location. Check lot size, orientation, nearby roads, and flood zone information.
- Fees and districts. Look for HOA dues and special districts such as MUDs or PIDs, which can add to your monthly costs.
- Taxes. Listed taxes may reflect a seller's exemptions and can change after a sale, so I'll help you estimate your own.
- Schools. Confirm the school zone directly with the district rather than relying only on the listing.
- Photos and remarks. Photos show the best angles. Plan a showing to see condition, light, noise, and layout in person.
Kind Words
"Relocating from California to Texas was a major life change."
Olyvia listened closely and went beyond what was on the market, finding us the perfect off-market home in a location centered in the DFW metroplex. We never felt like just another client, we felt taken care of. She made Texas feel like home.
Tina & Bill M."Working with Olyvia was nothing short of exceptional."
I've partnered with her on four transactions in two years, buying and selling. Her market knowledge, sharp negotiation skills, and attention to detail made a complex process seamless. She doesn't just close deals, she delivers an experience.
Thomas"Relocating from overseas was overwhelming."
Within days she found me the perfect rental, 10 minutes from my job in Argyle, in one of the top-rated school districts. She kept me informed every step of the way, and best of all, my kids really love her.
Michael A."She will go to war for you, protect your peace, and get the job done."
I bought my first home with my VA loan and everything that could go wrong, did. Olyvia stayed calm, strategic, and ten steps ahead, and fought for every concession. What could have been a nightmare became a victory.
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Texas Real Estate License #648978
