• Skip to primary navigation
  • Skip to main content
  • Skip to primary sidebar

Sarah Jarvis Team at One South Realty

at One South Realty

  • Search MLS
  • Stats
  • Deals!
  • About Us
    • The Team
    • Testimonial
    • 5 Things I Tell My Clients
  • Calling Policy
  • The Blog
  • Show Search
Hide Search

Buying

Is Your Realtor Buying Property? (Or just telling you to?)

March 1, 2022 By Rick Jarvis

I am sure you have heard a Realtor say it –– ‘It’s a great time to buy or sell real estate!’

Yeah, it is rather obnoxious.

Admittedly, I don’t like the statement either, it feels not only very self-serving, but very thoughtless. It really isn’t saying anything at all –– just a recommendation to do something –– which flies in the face of legitimate thoughtful advocacy (but I digress …)

That said, it does beg an interesting question, what is YOUR Realtor doing? Are Realtors buying right now with prices as high as they are? Are they dumping everything they own thinking the market is about to tank? Are they telling you to buy but others to sell? Are they recommending what is good for you, or for them?

The bottom line is: Does their advice match their behavior?

Let’s discuss.

The ‘Agency’ Problem

The ‘agency’ problem is basically defined as follows –– it is when the representative for an individual (Realtor, stock broker, attorney, etc.) makes money regardless of whether the deal works out for the individual represented.


​​Don’t tell me what you think, tell me what is in your portfolio.”

Nassim Taleb –– Skin in the Game

In other words, if you buy a stock, or home, or car, and the value goes down, does the representative that recommended you buy it (the agent) feel the same financial pain? If they do not, then you (probably) have an agency problem –– one where the only the client suffers from the bad advice, not the agent.

As a very much younger version of myself, I remember a sage developer once telling me that he would be more than happy to build what I said he should, provided I covered his losses if it didn’t work out. And while I was taken aback by the statement initially, I quickly came around to understand what he meant. 

If he followed my advice and I was wrong, he was the one who lost –– not me. It was simply a way of saying, ‘Put your money where your mouth is.’ 

I never forgot the lesson.

Are We Buyers or Sellers?

So it begs the question, are agents buying or selling right now? And being even more specific, are WE buying or selling right now?

The answer is, yes, we are.

Wait, what, you said ‘yes’ to both. Are you buying OR are you selling?

The answer is more specifically, yes, we are doing both.

When We Are Sellers

We are selling a few things in our portfolio for various reasons, but they are not related to an expectation of a market crash.

Our house in OBX had extraordinary sunset views.

We are doing what is best for our portfolio.

The Beach House

We recently sold a vacation home we had owned for many, many years (in full disclosure, I LOVED the place, but it was time to let it go.)

Why did we sell it? For two reasons:

  1. We had a floating rate mortgage on the home, and due to the nature of vacation (2nd) homes, refinancing the property into a fixed rate mortgage was not feasible. We saw indicators that mortgage rates we due to rise and we didn’t want the exposure to an increased mortgage payment, regardless of the appreciation potential (or sunset!)
  2. The home was due for many deferred maintenance items that would have required significant capital investment. In other words, we had some expensive repairs on the horizon that would have required a lot of cash that we did not want to lose access to.

And so we sold it –– in a weekend.

Replacement and the 1031 Exchange

We then used a 1031 tax-deferred exchange technique to shelter the gains, and then bought both an office property (near Willow Lawn) AND a single family rental home in Kilmarnock (near the River) ––  and we were able to secure long term fixed-rate financing at a very low rate. 

From a strategic standpoint, we were able to remove a poorly financed property from our portfolio (that also was extremely unpredictable in its yearly maintenance costs) and replace it with two low maintenance properties financed at a 3.1% fixed rate.

And did I mention we actually upped the cash flows at the same time?

Great outcome.

So, yes, we technically sold one property (which made us a seller) but subsequently purchased two others to replace it (which made us buyers.) And we did so to reduce the risk in our property portfolio for reasons relating to mortgage finance, cash management, and tax impact –– not for fear of a market crash.

The Family Rental

In addition to the sale / purchase referenced above, we are also considering selling a property that we had owned for years as a single family rental (it is currently under contract.) 

The reasons we are doing so have less to do with a bet on the market dropping (we will simply go and buy something else similar with the proceeds, so we are still betting on appreciation) but more for a reason related to family. The home was leased by a family member and when they moved out, it felt better for all parties involved to find a new owner. 

So the reason we are selling is not to take money off the table in fear of a market collapse, it is due to a what is best described as a ‘non-economic’ reason.

The fact that we will be purchasing a home to replace it indicates our belief.

We are Naked Buyers, Too

OK, not actually naked per se –– I mean we are also buyers even we when don’t have things to sell.

In the past few years, we have added to our portfolio, over and above replacing the properties we sell.

Specifically, we have purchased a home with each of our eldest children, and are actively seeking to purchase more for investment purposes.

What did we buy, you ask? One is located in the ‘VCU Bubble’ and will always rent well (so the downside is extremely limited,) and the other is a super cute brick cape cod in the near west end (again, location and size make it very low risk.)

And yes, just like our clients, we had to win a bidding war ($40K over ask, btw) with a waived inspection clause in order to secure it –– what is good for the goose is good for the gander, right? We get the pain and uncertainty of the process.

Why put ourselves through the pain of a bidding war and the risk of potentially buying something with a lot of repairs in a market that seems overpriced? Because we are bullish on housing and we wanted to make sure that our kids had a chance at ownership in the same way that we did when we were their age.

So, yes, we are putting our money where our mouth is and we are making the same bet with our own children that we are asking our clients to make.

Other Strategies

We are also actively seeking land to develop or properties in need of renovations.

Buying housing does not scare us.

In addition to residential property, we are also looking for small office properties where we can find ‘value-add’ opportunities such as building on more space, carving off lots for development, and / or undertaking aesthetic upgrades.

We are lucky in that we have the benefit of experience to see how all forms of properties can be improved and thus our search box is bigger than most, but we are still buyers –– regardless of the asset class.

Again, we see demand well outstripping supply for the foreseeable future and nearly all forms of ownership (especially when financed at today’s rates even though they are up 25% from last year) are still a phenomenally safe play. 

The Bet We ARE Making

So to answer the question above, are WE buying or selling? The answer is that we are only sellers when we can replace what we sell.

And when we do sell, we are selling for reasons NOT related to a market crash, but rather for other strategic reasons, and we are replacing what we sell using the 1031 tax deferred exchange provision in our tax code. 

In other words, we don’t want to relinquish property at this juncture and give up the potential appreciation on any portion of it because we see more upwards pressure on pricing than we do the opposite. 

As a matter of fact, with inventory levels hovering where they are currently, the monthly appreciation is expected to be 2-3% per month (and no, that is not a misprint.)

Furthermore, we see not just property values rising, but rental rates rising as well. 

Focus on the Facts

Regardless of the events in Eastern Europe, or the interest rates, or inflation, or COVID –– the housing stock of our country is shockingly below where it needs to be and the 20 – 40 offers per listing indicates that demand is nowhere near abating (and yes, we track the number of offers, it is a phenomenal measuring stick for market momentum.)

As a matter of fact, since the beginning of 2022, the increase in interest rates has not impacted pricing whatsoever –– despite the predictions otherwise.

Am I being myopic and ignoring market crash indicators that will become obvious after the fact? Perhaps, but having lived through 2008, I am acutely aware of the conditions that caused that market to crash last time and none of those conditions exist today. 

When your market is 5M houses undersupplied, it is hard to see how things change.

The bottom line is that we see pricing continuing to escalate, with only a soft landing and flattening when the market returns to balance sometime in 2026 or 27 if we are lucky –– not the 30% drop of 2008. The lack of inventory makes a huge adjustment highly unlikely.

So just to reiterate, my money and my mouth are in the same place –– and we lived through 2008.

Have? Have Not?

The bottom line is that property ownership is increasingly becoming the dividing line between haves and have nots.

It isn’t fair, but it is an unfortunate reality (you can read more about my opinions here.)

The policies and decisions that led us to this predicament are long standing and incredibly tough to reverse. And even if they are ever reversed, the time required to build enough homes to satiate the demand is well over the horizon –– especially at the market’s entry price points. 

Housing has never really been, nor should it ever be, a short term thing –– like 1,000 shares of Apple or Bitcoin. You buy housing to own it for a years.

So yes, we are both buyers and strategic sellers –– but more than anything, we are owners and will continue to be so for the long haul. 

The Danger of the Unsolicited Offer

January 17, 2022 By Rick Jarvis

The phone rings –– you don’t recognize the number, so you answer.

On the other line is a Realtor, who says that they have a buyer who is interested in buying your property, and that they have a written offer in their hand. Would you consider selling it?

Well, you know that the market is good and that prices have gone up, so you engage.

‘How much?’ you ask. 

The Realtor on the other end of the phone tells you a number that is way above what you ever dreamed your home could fetch –– AND you wouldn’t have to pay a listing fee. 

You do some quick math –– sales price, back out a small commission for the agent, subtract what you owe –– and try to contain your excitement. 

You hadn’t planned on selling, but that is a pretty big number. 

You say, ‘Send it to me …’

The Money You Missed

A large chunk of money is hard to resist when offered –– especially when you aren’t expecting it –– and it can catch you off guard.

But do you know what is better than a high sales price? A HIGHER sales price with better terms. 

‘And how exactly do you propose that one turns a large payoff to an even larger one?’ you might ask.

Easy, you leverage the greatest invention in the history of mankind when it comes to housing –– the Realtor Multiple Listing Service (MLS.)

How to Harness the Power of MLS

So how exactly does MLS create value for the seller?

Simple –– it harnesses the power of the network and amplifies it to your benefit.

MLS tracks somewhere between 95% and 99% of all real estate transactions –– meaning that anyone who is serious about purchasing a home uses it as their primary mode of finding a home.

Yeah, I get it. Zillow, Trulia, Realtor.com have the same info and better user interfaces yadda yadda yadda, but guess where Zillow et al get their information? You guessed it, MLS.

So when you offer your home for sale and put it into MLS, you immediately broadcast its availability to a network of 6,000+ Realtors working with 95%+ of the buyers in your market (as well as ZIllow, Trulia, and Realtor.com, too.) 

The impact is nearly instantaneous –– everyone who needs a home comes rushing all at once to try to buy yours. 

Creating an Auction is Simple (if you know how)

If you have ever been to an auction, you’ve seen the impact.

If you only have one person who wants the item up for bid (which is rare), well it typically doesn’t get top dollar.

However, all it takes is two people vying for it –– and the price escalates quickly.

If you have three or more, you can guarantee the price will escalate well in excess of the item’s value –– and thus, the goal for any auctioneer is to tempt three or more people into a simultaneous bidding war. 

That is why sellers love (and buyers hate) auctions. Multiple buyers keep one another honest and force everyone to dig deep and pay up. 

Auctions identify the most desperate buyer and make that individual defeat everyone else to win the prize. And when there are hordes who all want the same thing, prices and terms reflect the fact that demand is well in excess of the supply.

And I have some good news –– good Realtors know to leverage MLS to create auction-like conditions. So if you know how to make MLS function as a de facto auction, you can create the most value imaginable for your selling clients. 

Unless, of course, someone sells their home without using MLS.

The Impact of Buyer Competition

When you bid at an auction for a piece of art, or maybe some other rare artifact, generally the price that is paid is the only thing that matters. 

Central Virginia Mls - Fill Online, Printable, Fillable, Blank | pdfFiller
A real estate contract dedicates one paragraph to price and another 10-15 pages to the remainder of the terms. A good listing agent knows how to shift a great deal of performance risk to the purchaser’s side.

When you sell real estate, price obviously matters, but so does the structure of the financing, amounts of the deposits, the terms of the inspections, the terms of the appraisal, any rent backs or other extended possession agreements, closing dates, personal property, etc. –– all of which create seller value over and above the price. 

So, while the competition will drive the price up, a shrewd seller (or more specifically, their agent) will leverage the competitive environment to simultaneously shift the remainder of the contract’s terms in favor of the seller. 

Examples 

An offer that is bid up to say, 10% over the asking price, but with an appraisal contingency that could bring the price back down if the appraisal is less than sales price, then the seller is at risk for the price to be reduced in the event of a low appraisal (happens all the time, by the way.)

An appraisal contingency is a contractual right the purchaser wants to maintain in any offer. However, if a competitive offer waives the appraisal contingency, it forces everyone’s hand and you typically see other offers follow suit.  

Similarly, if the purchaser offers a $10,000 deposit that returns to the purchaser in the event that their loan is denied, but someone else makes the deposit non-refundable, well the seller is in a far stronger position to leverage both offers to make the deposit non-refundable. 

When the seller has leverage, nearly all risk in the contract can be shifted from the seller to the purchaser.

Without multiple offers, the seller’s position isn’t nearly as strong.

Multi-Offer is Key

When you fail to expose a home to the market, you don’t allow competition to do its job.

In 2021, nearly 60% of the homes in all of our MLS received multiple offers –– an all time high. But, when you dig deeper and examine specific segments where inventory is especially low and demand is especially high, such as the affordable segment in Richmond’s West End, the number is even higher. 

Not only did 70% of the West End’s affordable homes sell for more than ask in 2021, look how far above the asking price they sold for …

So, when you cut a side deal with a tenant in your rental, or with your neighbor who has always coveted your private back yard, or you accept the unsolicited offer brought to you by an agent with ‘cash buyers from NY,’ you are squandering the leverage an MLS-inspired ‘auction’ creates to not only drive the price higher, but to shift the remainder of the terms well in your favor.

The bottom line is when buyers compete, sellers win. 

Summary

I fully acknowledge that sometimes taking an unsolicited offer or off-market sale makes sense, but the cases are far fewer than people would believe. The public just doesn’t understand the power they are giving up when they don’t let the world know that they are willing to sell. 

If you get an offer on your home but have not exposed it to MLS, please resist the urge to sell it –– even if you feel the price exceeds your expectation. You are leaving significant value on the table. 

Yes, saving some commission dollars may seem like a good idea, but I can guarantee you that the commission you save pales in comparison to the leverage you forfeit by not selling through the MLS in such an inventory-starved environment.

Perhaps in the future, when the market balances itself again, the ability to create a bidding war will subside and the commission you might save could make a back channel sale makes sense.

Today, however, is not that day. 

2022 Market Housing Market Forecast

January 14, 2022 By Rick Jarvis

Each year, we try to push out our thoughts about the housing market in the coming year.

2022 is no different.

The presentation we did this year we feel is one of the most important ones we have ever done.

Why?

Because the market conditions are quite frankly, unprecedented.

At no time in our history have we had so many extreme inputs to the market –– from inventory to stimulus to mortgage rates to inflation to migration –– everything.

To offer you a taste of what is in the presentation, here is a sample of what we see coming:

  • prices should continue to increase –– even possibly spike again
  • mortgage rates should rise
  • inventory conditions will continue to be near historic lows
  • migration to our region has never been higher
  • 2008 vs 2022 price analysis
  • new housing difficulties

And so much more…

Enjoy!

Context, Perspective, and Relative Values

April 13, 2021 By Rick Jarvis

What if I told you that it was going to be 72 degrees today in Richmond, would that give you a sense of what to expect when you walked outside? Of course, it would. You’ve been experiencing temperatures your whole life.

(scroll down to the end of the post to see the visualizations!)

What if I told you that it was going to be a ‘typical spring day in Richmond,’ would you know what to wear? If you have been in RVA for a spring or two then, yes, you would have a decent idea of what to expect.


Click to watch a quick tutorial of the Bidding War visualization

But what if I told you that it was going to be 22 degrees Celsius? Unless you had spent time in Europe (or maybe as a meteorologist,) then you might not know what to wear, would you?

You get the picture. Without context or experience, it becomes difficult to understand the relative meaning of anything.

Real Estate Context

So what if I told you that the inventory levels are currently at ‘one month’? Do you really know what that means?

Or what if I told you that the ‘median days on market’ is now 7? Or that the ’10 Year is at 1.7′?

Does those stats mean anything to you? Are they good? Bad? Has it changed?

Unless you are in the business, you probably don’t realize the significance of those measurements.

I think anyone who even remotely pays attention to real estate knows that the market is ‘hot’ and inventory is ‘low,’ but without having an anchoring point, (i.e.–– CONTEXT) does knowing that there are 397 resale single family homes available right now really overly helpful?

Not without something to compare it to. 

Data Visualization is Key

As agents, we tend to assume that the public knows as much about the history of the market as we do.

For any agent who has been a part of the market for any period of time, they know what 2020 felt like, and 2019, and 2018 (and so on). But if you are a first-time buyer, or haven’t bought or sold in a decade, you probably don’t have a great feel for how much things have changed.

What seems so familiar to us as agents just isn’t nearly as so to our clients –– and thus the disconnect when it comes time to put in an offer, or choose the correct price when listing. Our clients just don’t have a sense of how much things have changed or how extreme the conditions have become.

So we decided to do something about it.

The Tools You Need

MLS has tons and tons of great information –– but it just isn’t designed to be a data visualization platform.

So we took matters in our own hands.

To better help our clients gain market perspective, we created a series of customizable digital visualizations that show not just the current market conditions, but allows us to travel back in time to see how much things have changed. 

Furthermore, since even within markets, conditions can vary greatly from one side of town to another or from the upper end to the entry price points, our tools allow you to compare different areas and different price bands within our Metro to one another to gain perspective.

Happy visualizing!


#1 | Bidding Wars

The following visualization shows the number of sales that have occurred at, above, and below the asking price for any given period and MLS zone. It also shows the distribution of the sales so that you can gain a sense for how far above and below the accepted offers tend to be.

This tool is helpful for both buyers AND sellers in determining the best strategy in any transaction.


#2 | Availability Matrix

The availability matrix shows by the number of properties available by both MLS and $100K price range in order to gain a sense of how many opportunities exist in each area.

Note that you can toggle on/off townhomes, condos, and new homes in order to better understand the choices in each sub-area.


#3 | Months of Inventory

Inventory is a commonly used index to measure the housing supply.

It is dervied by looking at the previous period’s sales and dividing into the current number of available homes. If a 200 homes sold in the past 30 days, and the current number of available homes was 600, then there would be 3 months of inventory (200/600 = 3).

A market is said to be balanced if there is 5-7 months of inventory. Anything less is considered to be a ‘Seller’s Market.’ Anything more is considered to be a ‘Buyer’s Market.’

Summary

Yes, we actually have few others, too –– and even more on the way.

And of course, if there is anything that you would like to see, let us know and we will try to create the visualization for you!

The Coming ‘Wave’ of Foreclosure

January 23, 2021 By Rick Jarvis

I am beginning to hear a lot of chatter about foreclosure right now. 

Spoiler alert –– don’t worry.

One of Biden’s first acts as President was to extend protection to homeowners experiencing hardship due to COVD

As we transition from one administration to the next, we are beginning to see where this administration stands on many issues –– and being someone who makes a living in real estate, Biden’s housing-related policies are of particular interest.

Unsurprisingly, in one of his first acts as President, Biden extended both COVID-related forbearance protection and the foreclosure moratorium in an attempt to keep those who lost jobs from being unceremoniously tossed out into the street for non-payment of their mortgage.

The System Shock

When COVID hit and we went into lockdown, it cost a lot of people their jobs.

For a slew of others, COVID may not have cost them their jobs, but their pay decreased sharply when their industries were decimated.

The spike in initial jobless claims (March 2020) still blows me away in its severity

When you have that many people become unemployed (or underemployed) as rapidly we did (see the unreal spike in the chart above), everything is impacted –– and housing was, of course, not spared. 

In the period immediately following the lockdowns, people started to make tough decisions about how to allocate their savings into an extremely uncertain future –– and not making a house payment became a choice many had to make.

Enter ‘forbearance.’

Forbearance

COVID has forced us to learn so many new terms –– ‘flatten the curve,’ ‘herd immunity,’ ‘mRNA,’ and ‘contact tracing’ to name a few. ‘Forbearance’ is yet another one and now at the front and center of COVID housing news.

Without getting too deep in the weeds, mortgage forbearance is basically the ability for a homeowner to (legally) stop making payments to the mortgage servicer for a period of time without fear of losing the home in foreclosure. 

Forbearance does not absolve the borrower of the debt, it just basically says ‘We both know that I can’t pay you right now because of COVID, but I will start paying you again when I have a job and we will work out how to make up the payments I missed.’

Right now, those who report the news are acting as if the two are one and the same.

It is as unfortunate as it is uninformed.

Foreclosure (vs. Forbearance)

While the words sound similar, they mean different things in the same way that ‘lose your house’ means something way different than ‘mortgage relief.’

Forbearance is temporary relief in making your mortgage payment –– foreclosure is the legal process that a lender must go through in order to seize your home for non-payment of your mortgage. 

When you are (legally) in forbearance, you don’t have to pay the bank, but you cannot have your home taken through foreclosure. If you stop making your mortgage payments but are not protected by some type of forbearance agreement, then the bank can take the home from you.

Note –– forbearance does not mean the same thing as mortgage delinquency or pre-foreclosure. Just because a borrower is in forbearance does not mean foreclosure is immenent.

Asset–Based Lending

2008 notwithstanding, lending money against an asset like housing is one of the safest forms of lending imaginable.

Why?

Borrowers tend to pay their mortgage above all other types of debts (credit cards, medical bills, student loans, boats and other do-dads, or other non-essential expenses) because being homeless sucks and foreclosure eviscerates your credit.

Thus, banks love to loan money against REAL assets –– and a house is a real asset (think REAL estate.)

Besides the fact that borrowers tend to make mortgage payments come hell or high water, there is an asset securing the loan:

  • If I, as a bank, extend you credit to buy a home and you don’t pay me, I can take your home and resell it to get my money back.
  • If I, as a bank, extend you credit to pay household expenses or Netflix (i.e. –– a credit card) and you don’t pay me, I can’t really take the food you have eaten or the movies you have watched and sell them to get my money back. 

And thus the reason that loans secured by assets are at lower rates than loads not secured by assets.

Appreciation = Protection

So not only are houses real assets –– houses tend to appreciate in value.

Yes, 2008 showed us that houses don’t ALWAYS go up in value, but for the large majority of history (including every year for the past 10 years,) housing values have marched forward in a stable, if not spectacular, manner.

The equity created by the simultaneous reduction of debt and appreciation in the price creates additional value in the home –– and that is critical to understanding the real risk to the market we are in.

Forbearance is Up, Foreclosure Will Not Be

Right now, the message being delivered by news and media outlets is forbearances are up sharply (which is true) and that the moratorium on foreclosure has been extended by presidential decree (which is also true) –– which, for the person who doesn’t follow the market in great detail, sounds ominous. 

It shouldn’t.

Foreclosures happen when TWO conditions occur:

  1. the owner cannot make the mortgage payment AND
  2. the house is worth less than the debt

Without both, foreclosure is unlikely.

If the debt owed > home value, the homeowner will have to write a check to the bank for the difference between the debt and the sales price when they sell it.

If the debt owed < home value, the homeowner will collect a check for the difference between the debt and the sales price when they sell it.

That is a massive difference.

Using real numbers:

  • if a home is worth $400,000 and the debt is $500,000, then the owner is incentivized to allow foreclosure and stick the bank with $100,000 loss
  • if a home is worth $400,000 and the debt on the home is $300,000, then the owner is incentivized to sell the home and pocket the $100,000

It is all about incentives. 

Homeowner Equity

So if foreclosure happens when the home is worth less than the debt, where do we stand right now?

From the Urban Institute (urban.org)

Using the chart above, when the yellow line falls below the blue line (negative equity), people are far more likely to get foreclosed on. When the yellow line is above the blue line, then the owner will sell the home and pay off the mortgage.

Right now, there has never been more collective equity in the US home market.

Do you really think foreclosure is going to be an issue?

Summary

I get it, we are still paying for the debacle that was 2008. The public sentiment is that when prices rise fast, bad things are about to happen. People remember the pain, but they don’t understand the reasons.

2008 was bad for sure, but the conditions that created the housing crisis of 2008 DO NOT EXIST TODAY.

Depending on whose research you want to believe, the current available housing under-supply is as severe as the housing over-supply was in 2008-2010.

Does that put it in perspective?

In our last blog, we wrote about how pricing was not likely to head down anytime soon, and (good news) foreclosures tend to move inversely with home price appreciation.

Right now, the lack of housing is pushing pricing higher as rapidly as in any other time in history and as equity increases, delinquent homeowners sell in lieu of electing foreclosure –– and this condition is unlikely to change in any meaningful way for the foreseeable future.

Articles such as this disingenuously deceive the reader in an attempt to garner clicks.

Yes, events that are not easily predicted can bring rapid changes to any market –– and will always be a threat –– but the threat to today’s housing market is not too many foreclosures. 

Will there be a few additional owners who end up losing their homes when forbearance ends? Yeah, perhaps. But you won’t notice.

Don’t let those who are uninformed frighten you about some coming wave of foreclosures.

They are –– in a word –– wrong. 

  • « Go to Previous Page
  • Go to page 1
  • Go to page 2
  • Go to page 3
  • Go to page 4
  • Interim pages omitted …
  • Go to page 21
  • Go to Next Page »

Primary Sidebar

804.201.9683


How Do I Schedule a Showing or Find Out More?

I am Kendall C. Kendall, Client Care Coordinator for the team. I am a licensed Realtor and it is my job to answer questions and schedule showings for the properties shown on our sites. Here's our call policy.

kendall@richmondrelocation.net

Working With Buyers

I am Sarah Jarvis, Broker at One South and I work with our buyers. I bring 20+ years of experience to our Buyers Advocacy program and take great pride in helping our clients understand the RVA marketplace.

sarah@richmondrelocation.net

From the Blog

Richmond VA Housing, By Decade

We recently received a request to create a page that grouped housing by decade.  We thought it was a good idea ... at least in the 20th Century. So here you go ... 1700's 1800's 1900-1909 1910-1919 1920-1929 1930-1939 1940-1949 1950-1959 1960-1969   …

[Read More...] about Richmond VA Housing, By Decade

More Posts from this Category

  • Facebook
  • Instagram
  • LinkedIn
  • Twitter

The Ultimate Stats Page

Ultimate Stats Page

Latest Tweets

  • Just now

Footer 1

Test Text

804.201.9683


How Do I Schedule a Showing?

I am Kendall C. Kendall, Client Care Coordinator for the team. I am a licensed Realtor and it is my job to answer questions and schedule showings for the properties shown on our sites. Here's our call policy.
kendall@richmondrelocation.net

804.305.2344


How Do I Determine What I Can Afford?

We offer competitive mortgage solutions with a commitment to exceed your expectations. We’re local industry experts who are also your friends and neighbors. Whether you want to communicate online or in person, we’re just a call or click away.
www.cfmortgagecorp.com
C&F Logo

Equal Housing

The Sarah Jarvis Team agrees to provide equal professional service without regard to the race, color, religion, sex, handicap, familial status, national origin or sexual orientation of any prospective client, customer, or of the residents of any community. Any request from a home seller, landlord, or buyer to act in a discriminatory manner will not be fulfilled.

IDX Disclaimer

All of the information displayed here is deemed to be gathered from reliable sources but no warranties, either express of implied, are made part of this site. Additionally, the IDX Feed for listing information may contain descriptions of properties not represented by One South Realty, its agents or staff and any violations or misrepresentations are the sole responsibility of the listing brokerage of the subject property in violation.

Contact The Sarah Jarvis Team

804.201.9683

One South Square Logo

2314 West Main Street Richmond, VA 23220

sarah@richmondrelocation.net

Our Call Policy

Accessibility
Copyright

Lending

Southern Trust Mortgage Logo

Chris Lester
Senior Loan Administrator
NMLS# 353830
804-307-7033
Email Southern Trust Mortgage

Our Network of Sites: RichmondVaNewHomes.net, RichmondVaCondos.net, RichmondLuxuryNeighborhoods.com,
RichmondFanRealEstate.net, RichmondVaMLSSearch.net
Housekeeping: Sitemap, Listings Sitemap

 

Members of the Sarah Jarvis team are licensed in the Commonwealth of Virginia.

 

Loading Comments...