@layer reset,base,components,responsive;
@layer components {
 .development-hero .hero-content{max-width:1100px;padding-top:110px}.development-hero h1{font-size:clamp(54px,6.2vw,94px)}.development-hero .hero-description{max-width:540px;font-size:17px}.development-hero .hero-shade{background:linear-gradient(90deg,#101611cc,#10161135),linear-gradient(0deg,#0c141999,transparent 60%)}
 .focus-strip{display:flex;justify-content:center;align-items:center;gap:40px;padding:29px 24px;border-bottom:1px solid var(--line);font-size:14px}.focus-strip span{color:var(--gold)}.focus-strip a:hover{color:#827048}
 .reveal-ready .expertise-card:nth-child(2){transition-delay:.1s}.reveal-ready .expertise-card:nth-child(3){transition-delay:.2s}.development-steps li.revealed{border-color:#a38d61;transition:border-color .8s,opacity .8s,transform .8s}
 .development-intro{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;align-items:center}.development-intro h2{font-size:clamp(40px,4.5vw,68px)}.development-copy p{font-size:16px}.development-copy .lead{font-size:27px;margin-bottom:25px}.development-copy .text-link{margin-top:24px}
 .development-expertise{background:#eeede7}.expertise-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}.expertise-card{display:flex;flex-direction:column;border-top:1px solid #b3a078;padding-top:26px;transition:transform .4s}.editorial-number{font-family:var(--serif);font-size:58px;line-height:1;color:#b6a47e;margin-bottom:46px}.expertise-card h3{font-size:32px;margin-bottom:23px}.expertise-card p{font-size:16px;margin-bottom:26px}.expertise-card .text-link{margin-top:auto;align-self:flex-start;gap:20px}.expertise-card:hover{transform:translateY(-5px)}
 .advisor-feature{display:grid;grid-template-columns:.85fr 1fr;gap:11%;align-items:center}.advisor-photo{position:relative}.advisor-photo>img{width:100%;height:620px;object-fit:cover;object-position:center 18%}.advisor-caption{background:var(--ink);color:var(--paper);padding:22px 25px;letter-spacing:.1em;font-size:13px}.advisor-caption span{display:block;font-size:12px;color:#c4ab77;margin-top:6px}.advisor-story h2{font-size:clamp(40px,4vw,61px);margin-bottom:30px}.advisor-story .lead{margin-bottom:24px}.advisor-story .text-link{margin-top:24px}
 .development-process{display:grid;grid-template-columns:1fr 1fr;gap:10%;background:var(--ink);color:var(--paper)}.process-heading{align-self:start;position:sticky;top:145px}.process-heading .eyebrow{color:#c4ab77}.process-heading h2{font-size:clamp(40px,4vw,62px);margin-bottom:28px}.process-heading>p:not(.eyebrow){color:#c1c3ba;margin-bottom:25px}.development-steps{list-style:none;padding:0;margin:0}.development-steps li{display:grid;grid-template-columns:42px 1fr;gap:25px;padding:32px 0;border-top:1px solid #55574d}.development-steps li:first-child{padding-top:0;border-top:0}.development-steps li>span{font-size:14px;color:#c4ab77}.development-steps h3{font-size:29px;margin-bottom:18px}.development-steps p{color:#bec0b7;font-size:16px}
 .development-markets{display:grid;grid-template-columns:.8fr 1.2fr;gap:9%;align-items:center}.development-markets h2{margin-bottom:26px}.development-markets .text-link{margin-top:22px}.market-image{position:relative;overflow:hidden}.market-image img{height:460px;width:100%;object-fit:cover;transition:transform 1s}.market-image:hover img{transform:scale(1.035)}.market-image>span{position:absolute;bottom:0;left:0;right:0;padding:21px;background:#1b1d1be6;color:#ded4bc;font-size:12px;letter-spacing:.1em}.landowner-band{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center;background:#eae7df}.landowner-band p:not(.eyebrow){margin-bottom:25px}.transactions{border-top:1px solid var(--line)}
}
@layer responsive {
 @media(max-width:1100px){.desktop-nav{gap:18px}.desktop-nav a{font-size:12px}.header-actions{gap:12px}.header-phone{display:none}.expertise-grid{gap:22px}.expertise-card h3{font-size:29px}.advisor-feature{gap:7%}.advisor-photo>img{height:570px}}
 @media(max-width:850px){.development-hero .hero-content{padding-top:90px}.development-hero h1{font-size:64px}.focus-strip{gap:20px;font-size:13px}.development-intro,.advisor-feature{gap:40px}.expertise-grid{grid-template-columns:1fr}.expertise-card{display:grid;grid-template-columns:70px 1fr;column-gap:25px}.editorial-number{grid-row:1/4;margin:0;font-size:45px}.expertise-card p,.expertise-card .text-link{grid-column:2}.advisor-photo>img{height:530px}.development-process{gap:40px}.development-markets{gap:35px}.market-image img{height:400px}}
 @media(max-width:600px){.development-hero .hero-content{padding-top:75px}.development-hero h1{font-size:clamp(43px,11.5vw,62px)}.development-hero .hero-description{font-size:16px}.focus-strip{flex-direction:column;gap:12px;align-items:flex-start;padding:25px 24px;font-size:14px}.focus-strip span{display:none}.development-intro,.advisor-feature,.development-process,.development-markets,.landowner-band{grid-template-columns:1fr;gap:38px}.development-intro h2,.advisor-story h2{font-size:44px}.advisor-photo>img{height:500px}.development-process .process-heading{position:static}.development-steps li{gap:16px;grid-template-columns:30px 1fr}.development-steps h3{font-size:28px}.market-image img{height:330px}.expertise-card{grid-template-columns:44px 1fr;column-gap:18px}.editorial-number{font-size:36px}.expertise-card h3{font-size:30px}.development-hero .hero-bottom>span:first-child{font-size:8px}.transaction-grid{grid-template-columns:1fr}.transaction-card{padding:25px}.transaction-card h3{font-size:25px}.transaction-top{align-items:flex-start}.transaction-top .eyebrow{font-size:12px}.transaction-foot{display:block}}
}
@layer responsive{@media(max-width:600px){.is-home:not(.past-hero) .mobile-call{display:none}}}
@layer components{.property-grid.carousel-track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;gap:28px}.carousel-track::-webkit-scrollbar{display:none}.carousel-track .property-card{flex:0 0 calc((100% - 56px)/3);min-width:0;scroll-snap-align:start}}
@layer reset{*{box-sizing:border-box}body,h1,h2,h3,p,figure{margin:0}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}a{color:inherit;text-decoration:none}button{cursor:pointer}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{color:inherit}dialog{padding:0;border:0} [hidden]{display:none!important}}
@layer base{
:root{--ink:#1b1d1b;--paper:#f9f8f5;--white:#fff;--gold:#b69a60;--muted:#68685f;--line:#dedcd4;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif;--pad:clamp(24px,6.5vw,112px)}
html{scroll-behavior:smooth;scroll-padding-top:115px}body{background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;letter-spacing:-.035em}h1{font-size:clamp(46px,5.5vw,88px)}h2{font-size:clamp(38px,4vw,64px)}h3{font-size:28px}em{font-weight:400;color:inherit}p{color:var(--muted)}p+p{margin-top:20px}a,button{touch-action:manipulation}a:focus-visible,button:focus-visible{outline:2px solid var(--gold);outline-offset:5px}input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);outline-offset:2px}::selection{background:#dfcda6;color:var(--ink)}button:disabled{opacity:.35;cursor:default}section{scroll-margin-top:100px}.section{padding:100px var(--pad)}.eyebrow{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.19em;text-transform:uppercase;color:#827048;margin-bottom:22px}.fine{font-size:12px;line-height:1.7;color:var(--muted)}.lead{font-family:var(--serif);font-size:26px;line-height:1.45;color:var(--ink)}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:38px;border:0;border-bottom:1px solid var(--gold);padding:12px 0;background:none;font-size:14px}.text-link span,.button span{font-size:21px;transition:transform .25s}.text-link:hover span,.button:hover span{transform:translate(3px,-3px)}.button{min-height:52px;background:var(--ink);border:1px solid var(--ink);color:var(--white);font-size:14px;padding:13px 24px;display:inline-flex;justify-content:space-between;align-items:center;gap:30px;transition:background .25s,color .25s}.button:hover{background:#363832}.button.gold{background:#c4ab77;border-color:#c4ab77;color:#191b18}.button.gold:hover{background:#ddcba7}.button.compact{min-height:44px;padding:8px 17px}.light{color:#fff}.skip-link{position:fixed;left:16px;top:-100px;z-index:200;background:white;padding:12px 20px}.skip-link:focus{top:12px}
}
@layer components{
.site-header{height:102px;padding:0 3.6vw;display:flex;align-items:center;justify-content:space-between;gap:25px;position:sticky;top:0;z-index:30;background:rgba(249,248,245,.98);border-bottom:1px solid #e4e0d7;transition:box-shadow .3s}.site-header.scrolled{box-shadow:0 3px 20px #171a1512}.brand{display:flex;align-items:center;gap:10px;flex-shrink:0;font-family:var(--serif);font-size:23px;letter-spacing:.1em;line-height:1.2}.brand small{display:block;font-family:var(--sans);font-size:9px;letter-spacing:.21em;margin-top:7px}.brand-mark{width:44px;height:60px;position:relative;overflow:hidden;mix-blend-mode:multiply}.brand-mark img{position:absolute;max-width:none;width:172px;height:172px;left:-64px;top:-36px}.desktop-nav{display:flex;gap:26px;align-items:center}.desktop-nav a{font-size:13px;position:relative}.desktop-nav a:after{content:'';position:absolute;height:1px;background:var(--gold);left:0;right:100%;bottom:-7px;transition:right .3s}.desktop-nav a:hover:after{right:0}.header-actions{display:flex;align-items:center;gap:22px}.header-phone{font-size:12px;letter-spacing:.03em}.menu-button{display:flex;flex-direction:column;justify-content:center;gap:6px;min-width:40px;min-height:44px;border:0;background:none;padding:10px}.menu-button span{width:23px;height:1px;background:var(--ink)}.menu-button span:last-child{width:16px;align-self:flex-end}.menu-dialog{max-width:720px;width:100%;max-height:100dvh;height:100dvh;margin:0 0 0 auto;background:var(--paper);color:var(--ink);padding:25px 45px;overflow-y:auto}.menu-dialog[open]{animation:menu-in .35s ease-out}.menu-dialog::backdrop{background:#11170fb3;backdrop-filter:blur(5px)}.menu-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:50px}.close-button{width:44px;height:44px;background:none;border:1px solid var(--line);font-size:30px}.menu-dialog nav{display:flex;flex-direction:column}.menu-dialog nav a{font-family:var(--serif);font-size:30px;padding:13px 0;border-bottom:1px solid var(--line);display:flex;gap:22px;align-items:center}.menu-dialog nav a>span:last-child{margin-left:auto;font-size:22px;color:var(--gold)}.menu-index{font-family:var(--sans);font-size:11px;color:var(--gold)}.menu-call{display:block;margin-top:30px}.hero{height:min(760px,calc(100svh - 102px));min-height:610px;position:relative;background:#383d35;color:white;isolation:isolate;overflow:hidden}.hero-photo,.hero-shade{position:absolute;inset:0;z-index:-1}.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 58%;animation:hero-image 1.8s ease-out both}.hero-shade{background:linear-gradient(90deg,#0e1719ad 0%,#111b1755 52%,#0e151112 100%),linear-gradient(0deg,#0c141966,transparent 50%)}.hero-content{padding:clamp(80px,10vw,150px) var(--pad) 80px;max-width:1050px}.hero h1{font-size:clamp(48px,5.25vw,84px);line-height:1.13;letter-spacing:-.04em;text-shadow:0 2px 14px #0002}.hero .eyebrow{color:#e3d2b0;letter-spacing:.25em}.hero-description{color:#e7e8e3;font-size:16px;margin-top:28px;line-height:1.7}.hero-links{display:flex;gap:32px;align-items:center;margin-top:35px}.hero-link{font-size:14px;display:flex;align-items:center;gap:20px}.hero-bottom{position:absolute;bottom:26px;left:var(--pad);right:var(--pad);display:flex;align-items:center;justify-content:space-between;font-size:10px;letter-spacing:.12em;color:#e9e7df}.hero-bottom a{display:flex;gap:25px;font-size:12px;letter-spacing:.03em}.hero-enter{animation:hero-enter .85s ease-out both}.hero-enter:nth-child(2){animation-delay:.12s}.hero-enter:nth-child(3){animation-delay:.24s}.hero-enter:nth-child(4){animation-delay:.36s}.search-section{padding:30px var(--pad) 26px;background:#fff;border-bottom:1px solid var(--line)}.search-tabs{display:flex;gap:30px;align-items:center;font-size:14px;margin-bottom:20px}.search-tabs a{padding:2px 3px 9px}.search-tabs a.active{border-bottom:2px solid var(--gold)}.search-tabs>span{margin-left:auto;font-family:var(--serif);font-size:19px;color:var(--muted);font-style:italic}.search-form{display:flex;align-items:end;gap:14px}.search-form label{display:block;flex:1;min-width:0;font-size:12px;color:#77776c;letter-spacing:.04em}.search-form select{width:100%;background:none;border:0;border-bottom:1px solid var(--line);border-radius:0;padding:8px 24px 8px 0;min-height:45px;color:var(--ink);font-size:14px}.search-form .button{white-space:nowrap;margin-left:10px;min-height:55px}.home-search label{border-right:1px solid var(--line);padding-right:24px}.home-search select{border:0}.search-note{margin-top:15px}.about-section{display:grid;grid-template-columns:.95fr 1fr;gap:12%;align-items:center;padding-top:120px;padding-bottom:120px}.portrait-composition{position:relative;padding:0 22px 24px 0;max-width:510px}.portrait{width:100%;height:590px;object-fit:cover;object-position:center 20%;filter:none}.portrait-outline{position:absolute;top:28px;left:28px;right:0;bottom:0;border:1px solid var(--gold);z-index:-1}.portrait-label{position:absolute;bottom:0;left:0;right:55px;background:#1b1d1b;color:#f9f8f5;padding:22px 26px;font-size:12px;letter-spacing:.13em}.portrait-label small{display:block;font-size:9px;letter-spacing:.2em;color:#c6b17f;margin-top:6px}.about-copy h2{margin-bottom:28px}.about-copy .lead{margin-bottom:23px}.about-copy>p:not(.eyebrow):not(.lead){max-width:440px;font-size:15px}.about-copy .text-link{margin-top:20px}.signature{font-family:var(--serif);font-style:italic;font-size:26px;color:#83734f;margin-top:25px}.specialties{background:#efeee9;padding-top:85px;padding-bottom:80px}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:50px}.section-heading>p{font-size:15px;max-width:320px}.section-heading .fine{margin-top:10px}.specialty-list>a{display:grid;grid-template-columns:65px 1fr 1fr 40px;align-items:center;gap:20px;border-top:1px solid #d7d4cb;min-height:97px;transition:padding .3s,background .3s}.specialty-list>a:last-child{border-bottom:1px solid #d7d4cb}.specialty-list>a:hover{padding-left:15px;background:#e7e5dd}.row-number{font-size:12px;color:#998458}.specialty-list h3{font-size:36px}.specialty-list p{font-size:14px}.specialty-list>a>span:last-child{font-size:29px;color:#8d794e}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.property-image{position:relative;display:block;height:295px;overflow:hidden;background:#deddd7}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.6,.2,1)}.property-card:hover img{transform:scale(1.045)}.image-tag{position:absolute;left:15px;top:15px;font-size:10px;letter-spacing:.06em;text-transform:uppercase;background:#f9f8f5ef;color:#302f29;padding:6px 10px}.image-action{position:absolute;bottom:15px;right:15px;background:#f8f7f2;color:var(--ink);width:39px;height:39px;text-align:center;line-height:39px;font-size:22px}.property-meta{display:flex;justify-content:space-between;gap:12px;font-size:11px;color:#7d7c70;margin-top:18px}.property-meta>span:last-child{font-size:10px;letter-spacing:.08em;color:#877044}.property-card h3{font-size:26px;margin:10px 0 12px}.property-price{font-size:16px;color:var(--ink)}.property-price span{font-size:11px;color:var(--muted);margin-left:7px}.property-specs{margin-top:9px;font-size:12px;display:flex;align-items:center;gap:10px;flex-wrap:wrap}.property-specs i{display:block;width:1px;height:11px;background:var(--line)}.carousel-controls{display:flex;justify-content:space-between;align-items:center;margin-top:30px}.carousel-controls>div{display:flex;gap:8px}.circle-button{border:1px solid #c6c5bb;background:none;width:44px;height:44px;font-size:20px}.circle-button:hover{background:#efeee9}.investment-section{display:grid;grid-template-columns:1fr 1fr;min-height:610px;background:var(--ink);color:var(--paper)}.investment-image img{width:100%;height:100%;object-fit:cover}.investment-copy{padding:80px clamp(30px,6vw,95px);align-self:center}.investment-copy h2{font-size:clamp(36px,3.6vw,55px)}.investment-copy>p:not(.eyebrow){color:#b9bcb3;margin-top:26px;font-size:15px}.investment-copy>.text-link{margin-top:24px}.investment-copy .eyebrow{color:#c8b384}.investment-tags{display:flex;flex-wrap:wrap;gap:13px 25px;font-size:9px;letter-spacing:.1em;color:#b2a27f;border-top:1px solid #42433b;padding-top:25px;margin-top:35px}.area-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}.area-card{height:370px;position:relative;overflow:hidden;color:white;background:#333}.area-card:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 35%,#0a120eb8)}.area-card img{width:100%;height:100%;object-fit:cover;transition:transform .75s}.area-card:hover img{transform:scale(1.05)}.area-card>div{position:absolute;bottom:27px;left:25px;right:22px;z-index:1}.area-card .eyebrow{color:#e0d6bf;font-size:9px;letter-spacing:.1em;margin-bottom:12px}.area-card h3{font-size:30px;line-height:1.15;max-width:180px}.area-arrow{position:absolute;right:20px;top:20px;z-index:1;font-size:22px}.neighborhoods>.fine,.all-areas>.fine{margin-top:20px}.seller-section{border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:12%;align-items:center;padding-top:70px;padding-bottom:80px}.seller-section>div>p:not(.eyebrow){max-width:430px;margin-bottom:22px}.contact-cta{background:#22251f;color:var(--paper);display:grid;grid-template-columns:1.3fr 1fr;gap:9%;align-items:center;padding-top:85px;padding-bottom:85px}.contact-cta .eyebrow{color:#c3aa73}.contact-cta h2{font-size:clamp(35px,3.6vw,54px)}.contact-cta p:not(.eyebrow){color:#c1c3ba;font-size:14px;margin-bottom:24px}.cta-phone{display:block;color:#c5c8be;font-size:12px;margin-top:16px}.site-footer{padding:68px var(--pad) 25px;background:#f2f1eb}.footer-main{display:grid;grid-template-columns:1.65fr .8fr .8fr 1fr;gap:35px;padding-bottom:50px}.footer-main>div>a:not(.brand){display:block;font-size:13px;margin-bottom:11px}.footer-main .eyebrow{font-size:10px;color:#8c7a53;margin-bottom:22px}.footer-main .brand{font-size:22px;margin-bottom:23px}.footer-main>div>p:not(.eyebrow):not(.fine){font-family:var(--serif);font-size:20px;color:#53564b}.footer-main>div>p.fine{font-size:10px}.footer-main a.footer-phone{font-size:17px}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid var(--line);padding-top:22px;font-size:10px;color:#707166}.compliance-note{font-size:10px;line-height:1.7;margin-top:18px;max-width:1050px;color:#777a70}.mobile-call{display:none}.page-intro{padding-top:80px;padding-bottom:65px;border-bottom:1px solid var(--line)}.page-intro h1{max-width:1000px}.page-intro>p:last-child{max-width:580px;margin-top:25px}.search-results{padding-top:35px}.demo-notice{display:flex;gap:15px;padding:18px 20px;background:#efede5;margin-bottom:35px;align-items:center}.demo-notice p{font-size:13px}.demo-notice strong{color:#4c493e}.notice-mark{width:24px;height:24px;border:1px solid #9e947c;border-radius:50%;font-family:var(--serif);text-align:center;line-height:23px;flex-shrink:0}.results-toolbar{display:flex;justify-content:space-between;align-items:center;margin:35px 0 25px;font-size:14px}.reset-filters:not(.button){background:none;border:0;border-bottom:1px solid #aaa28e;padding:4px 0;font-size:13px}.results-grid{row-gap:45px}.empty-state{text-align:center;padding:60px 20px}.empty-state p{margin:20px auto;max-width:520px}.empty-state .text-link{margin-left:25px}.detail-title{padding-top:50px;padding-bottom:45px}.back-link{display:block;font-size:13px;color:var(--muted);margin-bottom:32px}.detail-title h1{font-size:clamp(44px,5vw,75px)}.detail-title .eyebrow{margin-bottom:12px}.demo-pill{font-size:11px;letter-spacing:.1em;color:#837044;margin-top:20px}.detail-image{height:65vh;min-height:350px;max-height:750px;margin:0 var(--pad)}.detail-image img{width:100%;height:100%;object-fit:cover}.property-detail{display:grid;grid-template-columns:1.5fr 1fr;gap:12%;padding-top:60px}.detail-price{font-family:var(--serif);font-size:38px;color:var(--ink)}.detail-price span{display:block;font-family:var(--sans);font-size:12px;color:var(--muted)}.detail-specs{display:flex;gap:45px;border-block:1px solid var(--line);padding:24px 0;margin:28px 0 40px}.detail-specs strong{font-weight:400;font-family:var(--serif);font-size:32px;display:block;color:var(--ink)}.detail-specs span{font-size:12px;color:var(--muted)}.property-detail h2{font-size:35px;margin-bottom:20px}.inquiry-card{border:1px solid var(--line);padding:35px;align-self:start;background:#f0eee7}.inquiry-card h3{font-size:35px;margin-bottom:25px}.inquiry-card p:not(.eyebrow){font-size:14px;margin-bottom:22px}.inquiry-card>a:last-child{display:block;font-size:14px;margin-top:20px}.all-areas{padding-top:45px}.all-areas .area-grid{grid-template-columns:repeat(2,1fr);gap:25px}.all-areas .area-card{height:430px}.area-hero{height:580px;position:relative;color:white;isolation:isolate}.area-hero>img{position:absolute;inset:0;z-index:-2;object-fit:cover;width:100%;height:100%}.area-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent,#0d1717bb);z-index:-1}.area-hero>div{position:absolute;bottom:60px;left:var(--pad)}.area-hero .eyebrow{color:#e5d7b5}.area-hero p:last-child{color:white;margin-top:20px}.area-detail{display:grid;grid-template-columns:1fr 1fr;gap:12%}.area-detail h2{margin-bottom:30px}.area-detail h3{font-size:28px;margin-bottom:15px}.area-detail>div>.eyebrow:not(:first-child){margin-top:25px}.area-detail .text-link{margin-top:20px}.service-hero{display:grid;grid-template-columns:1fr 1fr;background:var(--ink);color:var(--paper);min-height:570px}.service-hero>div{padding:85px 55px 85px var(--pad);align-self:center}.service-hero h1{font-size:clamp(45px,5vw,72px)}.service-hero p:not(.eyebrow){color:#c4c4b8;margin:25px 0}.service-hero>.eyebrow{color:#c4ab77}.service-hero>img{width:100%;height:100%;object-fit:cover}.service-overview{display:grid;grid-template-columns:1fr 1fr;gap:13%}.service-overview h2{margin-bottom:28px}.process-list{list-style:none;padding:0;margin:0}.process-list li{display:flex;align-items:start;gap:25px;padding:25px 0;border-top:1px solid var(--line)}.process-list li>span{color:#9c854e;font-family:var(--serif);font-size:25px}.process-list p{font-size:15px}.seller-note{background:#eceae2;padding-top:55px}.seller-note h2{margin-bottom:20px}.seller-note p{max-width:650px;margin-bottom:25px}.about-page{padding-top:65px}.about-page .portrait-composition{padding:0}.about-banner{position:relative;height:500px;color:#fff;isolation:isolate}.about-banner>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}.about-banner:after{content:'';position:absolute;inset:0;background:#18201c66;z-index:-1}.about-banner>div{padding:130px var(--pad)}.contact-layout{display:grid;grid-template-columns:.85fr 1.2fr;gap:12%;padding-top:55px}.contact-person img{width:100%;height:320px;object-fit:cover;object-position:50% 28%;margin-bottom:25px}.contact-person h2{font-size:30px;margin-bottom:12px}.contact-person p{font-size:13px}.large-phone{font-family:var(--serif);font-size:30px;display:block;margin-top:20px}.contact-person .fine{margin-top:10px}.contact-form label{font-size:14px;display:block;margin-bottom:22px;color:#42443b}.contact-form label>span{font-size:11px;color:#7b7d72}.contact-form input,.contact-form textarea,.contact-form select{display:block;width:100%;padding:11px 2px;border:0;border-bottom:1px solid #bcbdb1;background:transparent;color:var(--ink);border-radius:0;min-height:48px}.contact-form textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:25px}.form-notice{background:#eeece3;padding:16px 20px;margin-bottom:25px;font-size:13px}.form-notice p{margin:5px 0 0}.contact-form>.fine{margin-top:18px}.contact-form .fine a{text-decoration:underline}.inquiry-review{background:#eae7dc;border-left:2px solid var(--gold);padding:25px;margin-top:30px}.inquiry-review h3{font-size:26px;margin-bottom:16px}.inquiry-review p{font-size:14px}.review-content{white-space:pre-wrap;overflow-wrap:anywhere}.legal-copy{max-width:1000px;padding-top:30px}.legal-copy h2{font-size:30px;margin-top:30px;margin-bottom:15px}.legal-copy a{text-decoration:underline}.noscript{padding:18px;background:#e3d5b6;text-align:center;font-size:14px}.testimonials figure{animation:hero-enter .5s ease-out}.testimonials blockquote{font-family:var(--serif);font-size:32px}.reveal-ready [data-reveal]{opacity:0;transform:translateY(25px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.6,.2,1)}.reveal-ready [data-reveal].revealed{opacity:1;transform:none}
@keyframes hero-enter{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:none}}@keyframes hero-image{from{transform:scale(1.035)}to{transform:scale(1)}}@keyframes menu-in{from{opacity:0;transform:translateX(35px)}to{opacity:1;transform:none}}
}
@layer responsive{
@media(min-width:1600px){.hero-content{max-width:1200px}.property-image{height:350px}.portrait{height:660px}}
@media(max-width:1150px){.desktop-nav{gap:16px}.header-phone{display:none}.site-header{gap:15px}.hero{min-height:590px}.hero-content{padding-top:110px}.about-section{gap:8%}.portrait{height:530px}.property-image{height:240px}.area-grid{grid-template-columns:repeat(2,1fr)}.search-results .search-form{flex-wrap:wrap}.search-results .search-form label{flex:1 1 24%}.search-results .search-form .button{margin-left:0}.contact-layout{gap:8%}.footer-main{grid-template-columns:1.2fr .7fr .8fr 1fr;gap:22px}}
@media(max-width:850px){.site-header{height:83px;padding:0 24px}.desktop-nav{display:none}.brand{font-size:22px}.section{padding-top:65px;padding-bottom:65px}.hero{height:680px;min-height:580px;max-height:calc(100svh - 83px)}.hero-content{padding-top:95px}.hero h1{font-size:58px}.hero-bottom>span:last-child{display:none}.home-search{flex-wrap:wrap}.home-search label{flex:1 1 28%}.home-search .button{margin:10px 0 0;width:100%}.about-section{gap:40px;grid-template-columns:1fr 1fr}.portrait{height:490px}.about-copy .lead{font-size:22px}.about-copy>p:not(.eyebrow):not(.lead){font-size:14px}.portrait-label{padding:16px;right:30px;font-size:10px}.specialty-list>a{grid-template-columns:40px 1fr 1fr 25px}.specialty-list h3{font-size:30px}.carousel-track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;gap:20px}.carousel-track::-webkit-scrollbar{display:none}.carousel-track .property-card{min-width:70%;scroll-snap-align:start}.carousel-track .property-image{height:320px}.results-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.investment-section{grid-template-columns:1fr}.investment-image{height:400px}.investment-copy{padding:55px var(--pad)}.investment-copy h2{font-size:47px}.investment-copy p{max-width:520px}.seller-section,.contact-cta{gap:45px}.footer-main{grid-template-columns:1.3fr 1fr;gap:35px}.footer-bottom{flex-wrap:wrap}.contact-cta h2{font-size:36px}.property-detail{gap:35px}.inquiry-card{padding:24px}.inquiry-card .button{padding:12px;font-size:12px;gap:10px}.service-hero>div{padding:55px var(--pad)}.service-hero h1{font-size:45px}.service-overview,.area-detail{gap:40px}.contact-layout{grid-template-columns:1fr 1.3fr;gap:35px}.contact-person img{height:290px}.form-row{grid-template-columns:1fr;gap:0}.contact-person h2{font-size:26px}.large-phone{font-size:26px}}
@media(max-width:600px){:root{--pad:24px}html{scroll-padding-top:85px}.site-header{height:80px;padding:0 17px}.brand{font-size:20px;gap:6px}.brand small{font-size:8px}.brand-mark{transform:scale(.85);margin-left:-3px;margin-right:-3px}.header-actions{gap:5px}.header-actions>.button{display:none}.menu-dialog{padding:22px 25px}.menu-top{margin-bottom:30px}.menu-dialog nav a{font-size:26px;gap:15px;padding:14px 0}.menu-index{font-size:10px}.hero{min-height:620px;height:calc(100svh - 80px);max-height:820px}.hero-content{padding:95px 24px 95px;max-width:100%}.hero h1{font-size:clamp(39px,10.8vw,60px);line-height:1.14;letter-spacing:-.043em}.hero .eyebrow{font-size:10px;letter-spacing:.18em}.hero-description{font-size:14px;max-width:300px;margin-top:25px}.hero-description br{display:none}.hero-links{display:flex;flex-direction:column;align-items:start;gap:23px;margin-top:30px}.hero-links .button{font-size:13px}.hero-link{font-size:13px}.hero-photo img{object-position:64% 50%}.hero-shade{background:linear-gradient(90deg,#0f1a19b3,#10191644),linear-gradient(0deg,#0d171780,transparent 45%)}.hero-bottom{bottom:23px;left:24px;right:24px;font-size:9px}.hero-bottom a{font-size:10px;gap:14px}.search-section{padding-top:23px}.search-tabs{gap:27px}.search-tabs>span{display:none}.home-search label{flex-basis:100%;padding:0 0 9px;border-right:0;border-bottom:1px solid var(--line)}.home-search label select{min-height:32px;padding:3px 0}.home-search{gap:14px}.search-note{font-size:11px}.about-section{grid-template-columns:1fr;gap:45px}.portrait-composition{max-width:440px;width:100%;padding-right:20px;padding-bottom:20px}.portrait{height:510px}.portrait-label{right:50px;font-size:11px;padding:20px}.about-copy h2{font-size:48px}.about-copy>p:not(.eyebrow):not(.lead){font-size:15px}.section-heading{display:block;margin-bottom:30px}.section-heading h2{font-size:44px}.section-heading>p,.section-heading>.text-link,.section-heading>div+div{margin-top:25px}.specialty-list>a{grid-template-columns:28px 1fr 24px;gap:12px;min-height:86px}.specialty-list p{display:none}.specialty-list h3{font-size:31px}.specialty-list>a>span:last-child{font-size:24px}.carousel-track{margin-right:-24px;padding-right:24px}.carousel-track .property-card{min-width:88%;max-width:88%}.carousel-track .property-image{height:275px}.carousel-controls>.fine{font-size:9px;max-width:190px}.carousel-controls{gap:12px}.property-card h3{font-size:26px}.investment-image{height:330px}.investment-copy h2{font-size:43px}.investment-copy .text-link{gap:20px;font-size:13px}.investment-tags{font-size:9px;gap:13px}.area-grid{gap:12px}.area-card{height:290px}.area-card>div{left:14px;right:10px;bottom:21px}.area-card h3{font-size:27px}.area-card .eyebrow{font-size:8px;letter-spacing:.05em}.area-arrow{right:14px;top:14px}.seller-section,.contact-cta{grid-template-columns:1fr;gap:30px}.seller-section h2,.contact-cta h2{font-size:42px}.contact-cta .button{min-width:205px}.site-footer{padding-top:45px;padding-bottom:85px}.footer-main{grid-template-columns:1fr 1fr;gap:35px 20px}.footer-main>div:first-child{grid-column:1/-1}.footer-main>div:last-child{grid-column:1/-1}.footer-main .brand{margin-bottom:15px}.footer-main>div>p.fine{margin-top:10px}.footer-main .eyebrow{margin-bottom:15px}.footer-bottom{gap:13px;font-size:10px}.compliance-note{font-size:10px}.mobile-call{display:flex;position:fixed;bottom:15px;right:16px;padding:10px 18px;background:var(--ink);border:1px solid #b59b68;color:white;box-shadow:0 3px 18px #0002;gap:25px;z-index:20;font-size:12px}.page-intro{padding-top:48px;padding-bottom:42px}.page-intro h1{font-size:47px}.page-intro>p:last-child{font-size:15px}.search-results{padding-top:25px}.demo-notice{padding:14px;gap:12px}.demo-notice p{font-size:12px}.search-results .search-form{gap:18px 14px}.search-results .search-form label{flex-basis:44%;min-width:0}.search-results .search-form .button{width:100%}.results-toolbar{font-size:12px;gap:15px}.results-grid{grid-template-columns:1fr;gap:35px}.results-grid .property-image{height:290px}.empty-state{padding:35px 0}.empty-state h2{font-size:36px}.empty-state .text-link{display:table;margin:15px auto 0}.detail-title h1{font-size:42px}.detail-title{padding-top:30px;padding-bottom:30px}.detail-image{height:330px;min-height:0;margin:0 15px}.property-detail{grid-template-columns:1fr;padding-top:35px}.detail-price{font-size:34px}.detail-specs{gap:35px}.detail-specs strong{font-size:29px}.detail-specs span{font-size:11px}.inquiry-card .button{font-size:14px;padding:14px 20px}.all-areas{padding-top:30px}.all-areas .area-grid{grid-template-columns:1fr;gap:20px}.all-areas .area-card{height:340px}.all-areas .area-card h3{font-size:38px}.all-areas .area-card>div{left:25px;bottom:28px}.all-areas .eyebrow{font-size:10px}.area-hero{height:480px}.area-hero h1{font-size:52px}.area-hero>div{bottom:40px}.area-detail,.service-overview{grid-template-columns:1fr;gap:38px}.area-detail h2{font-size:42px}.service-hero{grid-template-columns:1fr}.service-hero>div{padding:55px 24px 45px}.service-hero h1{font-size:53px}.service-hero>img{height:310px}.service-overview h2{font-size:44px}.process-list li{padding:22px 0}.seller-note h2{font-size:39px}.about-page{padding-top:35px}.about-banner{height:390px}.about-banner>div{padding:90px 24px}.about-banner h2{font-size:44px}.contact-layout{grid-template-columns:1fr;gap:35px;padding-top:30px}.contact-person img{height:300px;object-position:50% 23%}.contact-person h2{font-size:32px}.contact-form label{font-size:14px}.contact-form input,.contact-form select,.contact-form textarea{font-size:16px}.form-row{grid-template-columns:1fr}.contact-form .button{width:100%}.legal-copy{padding-top:15px}.legal-copy h2{font-size:28px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important;scroll-behavior:auto!important}.reveal-ready [data-reveal]{opacity:1;transform:none}.property-card:hover img,.area-card:hover img{transform:none}}
@media print{.site-header,.site-footer,.mobile-call,.button,.menu-dialog{display:none}.section{padding:25px 0}.hero{height:400px;min-height:0}body{background:white}[data-reveal]{opacity:1!important;transform:none!important}}
}

@layer components {
 .transaction-intro{max-width:740px;color:#66685f;line-height:1.8;margin:0 0 36px}
 .transaction-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}
 .transaction-card{border:1px solid #dcd7cb;padding:32px;background:#faf8f3}
 .transaction-top{display:flex;justify-content:space-between;gap:16px;align-items:center;margin-bottom:24px}
 .transaction-top .eyebrow{margin:0}.transaction-kind{font-size:10px;text-transform:uppercase;letter-spacing:.08em;border:1px solid #c4ab77;padding:7px 9px;text-align:center}
 .transaction-card h3{font-size:27px;line-height:1.25;margin-bottom:10px}.transaction-type{font-size:12px;color:#66685f}
 .transaction-amount{font-family:Georgia,serif;font-size:31px;margin:24px 0 18px}.transaction-amount span{display:block;font-family:Arial,sans-serif;font-size:10px;letter-spacing:.08em;text-transform:uppercase;color:#66685f;margin-top:7px}
 .transaction-details,.transaction-date{font-size:12px;color:#66685f;line-height:1.8}.transaction-date{font-size:11px;margin-bottom:22px}
 .transaction-foot{display:flex;gap:32px;align-items:center;justify-content:space-between;margin-top:28px}.transaction-foot .fine{max-width:780px}.transaction-foot a{white-space:normal}.transaction-foot .fine a{text-decoration:underline;text-underline-offset:3px}
}
@layer responsive {
 @media(max-width:1250px){.header-phone{display:none}.desktop-nav{gap:20px}}
 @media(max-width:850px){.transaction-card{padding:25px}.transaction-top{align-items:flex-start}.transaction-foot{display:block}.transaction-foot>.text-link{margin-top:20px}}
}