Listings update live from CVRMLS · Profile last reviewed June 2026
The Reserve is the project that proved Church Hill could carry contemporary condominium product at premium pricing — a 25-unit regime split across a historic warehouse at 2501 East Franklin and a new-construction building at 9 North 25th, both designed by David Johannas and delivered between 2007 and 2008.
Insider’s view — any red flags?
"The project is really two projects in one: a historic warehouse with all of trappings of converted industrial buildings (bricks, beams, high ceilings) and a newer far more contemporary structure that built on the adjacent vacant lot. The blend of the two is fairly rare and gives the property a sophisticated and approachable vibe."
Red flags: A few issues to address at the Reserve: the old warehouse side of the project could use a little more noise dampening, and so there have been complaints about the transmission of noise between units. On the new side, a lot of open bedrooms / sliding doors that are not always beloved by buyers. Lastly, the penthouses have spiral stairs which are also not always preferred by buyers. But the parking situation is one of the best in the market.
History
The development spans two adjacent sites with David Johannas designing both. The warehouse delivered nine unique historic units, each with the original building's character intact and varied floor plates that follow the structure rather than a developer template. The new-construction building delivered 16 contemporary units across three plans (two-bedroom / two-bath, one-bedroom / one-bath, and four penthouse units). The Reserve was Johannas's second Richmond project after Gotham (Shockoe Slip, 2002).
Design & units
The penthouses are the building's signature product. Each carries private roof decks and a two-story wall of glass that opens to Church Hill and the East End beyond. Every unit was finished with expansive kitchens, well-appointed baths, and the trim spec consistent with Johannas's other Richmond work. Gas cooking, rare in Richmond's condo market, is available throughout. The newer building's curved wooden roof line — visible above the penthouse units along 25th Street — is the building's exterior signature.
Neighborhood
Church Hill is Richmond's oldest neighborhood, anchored by St. John's Church and characterized by some of the most intact 19th-century residential streetscape in the country. The Reserve sits within walking distance of the Sub Rosa / Alamo BBQ / Proper Pie daily-life cluster, the Patrick Henry Pub, and the East End restaurant district that has continued to densify through the 2020s.
What sets it apart
The Reserve translated Johannas's contemporary downtown vocabulary into Church Hill — a neighborhood that hadn't previously absorbed contemporary residential product at this scale. The combined East End condo cluster (Nolde Bakery, The Reserve, Rocketts Landing, The Belfry) made Church Hill condo-respectable, and The Reserve is the project that anchored the modern half of that cluster. Gas cooking throughout is genuinely rare in Richmond condo inventory.
The builders
Architect: Johannas Design Group
See it in context
Open full 3D view in Google Maps → · Photorealistic 3D Tiles via Google Maps Platform · coords from MLS-median (30 listings).
Available now
1 under contract · live from CVRMLS
Recent sales
| Address | Beds / Baths | Sq Ft | Sold | Price |
|---|---|---|---|---|
| 9 N 25th St Unit#U16 | 1 / 1 | 766 | May 2026 | $270,000 |
| 9 N 25th St Unit#19 | 2 / 2 | 1,140 | Dec 2025 | $283,900 |
| 9 N 25th St Unit#PH5 | 3 / 4 | 2,440 | May 2025 | $880,000 |
| 9 N 25th St Unit#U18 | 2 / 2 | 1,130 | Oct 2024 | $332,500 |
| 9 N 25th St Unit#U13 | 2 / 2 | 1,140 | Nov 2023 | $340,000 |
| 9 N 25th St Unit#P2 | 2 / 2 | 1,234 | Sep 2023 | $425,000 |
Frequently asked
Where exactly is The Reserve?
9 N 25th, 23223. In the Church Hill neighborhood.
How many units are in The Reserve?
The Reserve is a 25-unit condominium regime in Church Hill.
Is The Reserve a condo conversion or new construction?
The Reserve is new-construction condominium product, not a historic conversion.
