I'm Rick Jarvis, and I'm from Richmond. I founded One South Realty Group in 2008, and over nearly two decades the firm has become Richmond's premier brokerage for infill development, adaptive re-use, condominium conversions, and builder representation. Some of the most interesting projects in the city ran through us — The Reserve, Emrick Flats, Cary Mews, Ginter Place, Marshall Street Bakery, The Decatur — alongside a team of agents who helped reshape what a brokerage could be.
In January 2024 we moved onto the Samson Properties platform, opening us up to a wider network and a deeper set of tools. Condos have always been the through-line: I know these buildings — the history, the financing, the HOAs, the people — because I've sold in them and helped bring many of them to market.
I started One South Realty in 2008 with the idea that the city needed a brokerage that actually understood the urban core. The established firms didn't — they were running the same suburban playbook on Manchester warehouses and Jackson Ward conversions and getting the marketing, the pricing, and the buyer narrative all wrong.
My business partner Tom Rosman was a commercial guy at Spotts and Carneal who always seemed to know which buildings were quietly for sale — Fan apartments, Manchester warehouses, Jackson Ward and Church Hill stock. He knew the commercial side and I knew the residential side. Neither of us could do the other's job alone, but together we could represent the full arc of a development — find the deal, broker the raw building, work with the developer through construction, and sell the individual condo units when the building was ready.
That model — mixed commercial + residential under one roof — was unusual in 2008. It turned out to be exactly what Richmond's emerging condo market needed.
The first project that demonstrated it was The Reserve on Church Hill. Tom found the vacant warehouse at 25th and E Franklin. I introduced him to Clachan Properties. Clachan developed the building. One South listed the units. The Reserve was the deal that proved the model.
What followed was a decade-plus of condo development representation. Marshall Street Bakery came online in 2008 just as the market collapsed. We secured alternate mortgage finance when conventional condo lending disappeared, walked the project to FHA/Fannie Mae/Freddie Mac compliance, and closed 20 of 23 residential units plus 100% of commercial through the worst real-estate market of my career. Emrick Flats across the street was the same era — concrete, steel, and glass in Jackson Ward, nothing else in Richmond looked like it, and selling it meant educating every Realtor and every buyer about the urban core comeback. The Decatur in Manchester proved the market would absorb luxury lofts. Cary Mews was one of our favorites — mixed-architecture pre-sale work where helping select finishes was as important as listing the finished units.
That work added up. Across nearly two decades, One South has represented nearly 500 new condos, townhomes, and homes worth in excess of $300M in sales — a development resume that, as far as I know, no other Richmond brokerage can match for the urban core. The project list further down this page is a selection of those developments. I personally led many of them as listing agent; on others I was the firm's pricing and absorption analyst. Either way, every one of them was ours to represent end to end.
The byproduct of that volume is data, and the data is why people call us before the shovel hits the ground. Developers ask us to scope projects — price feasibility, demand and absorption models, yield analysis — before they commit. Architects ask what the market is actually demanding, so the right "build box" gets drawn. Appraisers ask how we derived our pricing when the comps are thin. And when a new development is finished and the City has to figure out how to assess it with no real comparables, they ask us how the numbers were built. That's not bravado; it's just what happens when one firm has priced this much of the city's new construction.
Two things on this site are easy to confuse, so let me keep them separate. The first is that development resume — projects One South actively represented, where I either sold the units new or did the pricing work behind them. The second is the catalog of buildings you can browse here: comprehensive coverage of every condo building in Richmond, whether or not we ever listed in it. We've represented a great many of them — sold new, or resold multiple times — but not all. The catalog is a record of what I know about these buildings: when each was built, who developed it, what the dues structure was at delivery, why a given line trades at a premium. Where a development from the resume is also profiled in the catalog, the card links straight to it.
Sourced the deal, brokered the raw building, found the developer, sold the finished units. The project that demonstrated why a mixed commercial+residential brokerage made sense.
Sold through the worst of the 2008-2012 market. Secured alt mortgage finance when condo lending disappeared, hit FHA/Fannie/Freddie pre-sale thresholds, closed 20 of 23 residential units and 100% of commercial.
Former Chevrolet building. Concrete, steel, glass — nothing else in Richmond looked like it. Education-led sale: had to explain the urban core comeback to every Realtor and every buyer.
Recorded the two highest residential sales in Manchester at the time. Proved the market would absorb luxury lofts in the emerging urban core.
Mixed-architecture project: 6 modern top-over-bottom townhomes + 7 industrial-feel warehouse lofts. Helped price and select finishes — the kind of pre-sale work that separates good projects from struggling ones.
Hospital-to-residential conversion on a scale Richmond hadn't seen. Required new vocabulary for buyers and brokers.
Industrial-chic loft condos with huge factory windows, refinished wood floors, gym, and a striking entry space.
Fourteen condos in the 1931 Southern Aid Life Insurance Building — classic brick Georgian reintroducing formal design downtown.
One of Manchester's original warehouse renovations — a historic rehab at 201 Hull delivering 14 condos and 3 commercial units.
Riverfront townhomes at the tip of Oregon Hill, restarted a decade after the 2008 crash and sold quickly at premium prices.
Modern Japandi townhomes at the Fan's southern edge — warm wood, Scandinavian kitchens, garages, rooftop decks.
Riverfront building lots with rare James River views, anchored by a Baskervill-designed home, five minutes from downtown.
Nineteen modern townhomes on West Cary in two open-concept plans — roof decks, garages, EV charging, steps from Carytown.
Twelve modern townhomes around a shared courtyard — a Scandinavian-chalet take in metal, brick, and fiber-cement.
Landmark industrial-modern project at the base of the Manchester Bridge — James River and skyline views, record city pricing.
Three cubist-modern rowhomes on a triangular Byrd Park parcel, voluminous and light-filled.
Six contemporary infill townhomes honoring the Fan's tradition of period architecture — built for the period of today.
Eight luxury infill townhomes on Kensington giving the traditional Fan rowhome a modern interpretation.
Six modern attached townhomes tucked in a secluded Fan alley — today's architecture with century-old walkability.
A three-phase project (TRIangle BElow CAry) of brownstone and contemporary townhomes on VCU's southern border.
Eight townhomes weaving contemporary design into an 1874 facade once home to stone carvers — seven rebuilt, two new.
Three new-construction townhomes steps from Libby Terrace and "the view that named Richmond."
Four energy-efficient 3,100+ SF townhomes on N Street with flexible in-law/short-term-rental suites.
A historic rehab of a three-story Museum District tenement, named for the gold brick that defines it — 13 condos at 501 Roseneath.
A condo conversion at 812 Brook Hill Road — 66 of the property's 176 workforce apartments converted to ownership.
A specific question about a Richmond condo — building dues, developer history, why a particular floor plan trades at a premium, pricing strategy if you're listing? The fastest path to an answer is a direct call, an email, or the contact form.
