Joseph L. Stiles

Counsel
blank image Joseph L. Stiles

Joseph L. Stiles

Counsel
Richmond T: 804.793.8637 F: 804.807.7390
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Joseph L. Stiles

Joseph L. Stiles

COUNSEL
jstiles@whitefordlaw.com
RICHMOND
T: 804.793.8637
F: 804.807.7390
Biography
BIOGRAPHY
Mr. Stiles is an experienced advisor on commercial real estate, business and corporate matters. He regularly advises on real estate strategies, financing and construction for clients ranging from small businesses to multinational corporations. He has, in addition, significant experience with general corporate legal matters including corporate formation and structuring, corporate finance, project financing, mergers and acquisitions, and investor relations, as well as a background as in-house counsel.
 
Mr. Stiles advises owners, developers, utilities, energy and renewables companies, and contractors on all stages of construction and development. He helps marshal complex multiparty development projects through financing, acquisition, planning and zoning, development, tax strategy, final sale and leasing. His experience extends to risk audits and risk management monitoring programs for multi-industry clients under various regulatory schemes, and he has done a significant amount of real estate work for major and regional airports. He often works closely with state and local organizations and authorities to help make zoning and development processes more efficient and equitable.
 

Memberships & Activities

  • Member: Historic Richmond Foundation
    • Junior Board
    • Junior Board's Outreach Committee
  • Member: Virginia State Bar
    • Real Property Section
    • Business Law Section
    • Corporate Counsel Section
  • Member: Virginia Bar Association
    • Real Estate Section
    • Business Law Section
  • Member: The Bar Association of the City of Richmond
    • Real Estate Section Executive Committee (2024-present)
    • Business Law Section
  •  Member: Hampden-Sydney Bar Association (2016-present)
  •  Member: GRACRE (2023-present)
  •  Hampton Roads Association for Commercial Real Estate
    • Local Affairs Committee (2020-present)
  •  Member: North Carolina State Bar
  • Member: North Carolina Bar Association
  • Board Member: Home Organization Management Essentials, Inc. (HOME)
  • Norfolk Historical Society (2020-present)
  • Member: Historic Preservation and Land Use Committee of the Church Hill Association
  • Provided advice on commercial property acquisition, portfolio management, real estate strategies and financing.
  • Assisted commercial and residential clients with property and tenant management concerns and regulatory compliance efforts.
  • Served as lender’s counsel to regional and national banks’ commercial investment groups.
  • Assisted public and private entities on general business and corporate matters including formation, restructuring, transaction approaches, tax planning, contract drafting and negotiation.

ARTICLES

December 22, 2025

Client Alert: “Let’s 1031 that building for another” Section 1031 Like-Kind Exchanges — What It Is and How It Works in Practice

  • Tax Deferral Benefits: Section 1031 allows deferral of capital gains income taxes when exchanging interests in real estate, provided the properties are “like kind” and both held for investment or productive use.
  • Real Property Requirement: Since 2017, only interests in real property qualify for 1031 exchanges; personal property does not.
  • Handling Proceeds: Careful management of exchange proceeds is crucial to avoid taxable gains, especially concerning "boot" and debt discrepancies.
  • Strict Timing Rules: Delayed exchanges must adhere to 45-day identification and 180-day closing deadlines.
  • Role of Qualified Intermediaries: To prevent constructive receipt of proceeds, a qualified intermediary must manage the funds.
  • Legal Guidance: Recent cases emphasize the importance of meeting deadlines and proper documentation to secure tax deferral benefits.
October 1, 2025

Client Alert: Appeals Court Hands Arlington’s “Expanded Housing Option” a Procedural Win, Sends Charlottesville’s “Missing Middle” Case Back to Circuit Court

The Virginia Court of Appeals has reversed a 2024 Arlington Circuit Court ruling that struck down Arlington County’s 2023 “Expanded Housing Option” (EHO) zoning amendment and enjoined the County from issuing permits under it. In a September 5 memorandum order, a three-judge panel held that the circuit court erred when it refused to let developer Wilsons Ventures LLC intervene in the residents’ challenge to the EHO. The panel remanded the case so Wilsons Ventures can be added as a party and participate in further proceedings.
November 18, 2024

Client Alert: Update – Virginia Court Invalidates Arlington’s Missing Middle Policy

On October 25, 2024, Arlington County Court was filled to capacity as Judge Schell delivered his final judgment in the case of Marcia Nordgren v. Arlington County Board. This ruling provided much-needed clarity following the initial oral opinion, which had declared Arlington's Expanded Housing Option ("EHO") zoning and development policy unlawful. 
October 4, 2024

Client Alert: Implications of the Arlington Circuit Court's Decision on the “Missing Middle” Policy

On September 27, 2024, a Virginia Circuit Court Judge invalidated Arlington's “Missing Middle” zoning policy, which allowed for the by-right construction of up to six dwelling units on properties in districts zoned for single-family residential dwellings. The policy is codified as “Arlington County Zoning Ordinance (ACZO) §10.4 Expanded Housing Option Development” (the “EHO”) and effectively does away with single-family only zoning restrictions. The judge found that the Arlington County Planning Commission violated procedural requirements, failed to consider environmental impacts, and did not account for compliance with state and local tree canopy requirements in its passage of the EHO. As a result of the judge’s ruling, Arlington County cannot issue any more permits under the EHO.
 

NEWSLETTERS

October 27, 2025

The Real Deal - Fall 2025

Update: Assessing ‘Missing Middle’ Housing Policies: Procedural Pitfalls And Policy Implications In Virginia And Beyond
June 18, 2025

The Real Deal - Summer 2025

Assessing ‘Missing Middle’ Housing Policies: Procedural Pitfalls and Policy Implications in Virginia and Beyond