@charset "UTF-8";
:root{--paper:#f5f1e8;--paper-deep:#ece6da;--ink:#08283d;--muted:#53636e;--forest:#08283d;--forest-deep:#051c2c;--gold:#bc9857;--line:#d8d3c8;--white:#fff;--serif:Georgia,"Times New Roman",serif;--sans:"Helvetica Neue",Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:120px}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
body,button,a{-webkit-tap-highlight-color:transparent}
::selection{background:#d7bd87;color:var(--forest-deep)}
a{color:inherit;text-decoration:none}
button{font:inherit}
button,a,summary{touch-action:manipulation}
a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #826327;outline-offset:6px;border-radius:3px}
img{display:block;max-width:100%;height:auto}
h1,h2,h3,p{margin-top:0}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;letter-spacing:-.04em}
h1{font-size:clamp(3.1rem,5.65vw,5.55rem);margin-bottom:28px}
h2{font-size:clamp(2.4rem,4vw,3.75rem);margin-bottom:24px}
h3{font-size:1.8rem}
em{font-weight:400;color:#53636e}
p{margin-bottom:22px}
.container{width:min(1280px,calc(100% - 104px));margin-inline:auto}
.eyebrow{font-family:var(--sans);font-size:.75rem;font-weight:600;letter-spacing:.16em;line-height:1.5;text-transform:uppercase;margin-bottom:26px}
.lead{font-size:1.2rem;line-height:1.65;color:var(--muted)}
.small{font-size:.875rem;line-height:1.6}
.muted{color:var(--muted)}
.skip-link{position:fixed;left:20px;top:-100px;z-index:100;background:var(--forest);color:var(--paper);padding:12px 20px}
.skip-link:focus{top:12px}
.broker-bar{background:var(--forest-deep);color:#e3ded3;font-size:.75rem;line-height:1.5;letter-spacing:.025em}
.broker-bar .container{min-height:36px;display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:8px}
.broker-bar a:hover{text-decoration:underline;text-underline-offset:4px}
.broker-bar a span{margin-left:5px;color:#d7bd87}
.site-header{background:rgba(245,241,232,.97);position:sticky;top:0;z-index:20;border-bottom:1px solid rgba(8,40,61,.12);backdrop-filter:blur(14px)}
.header-inner{min-height:101px;display:flex;align-items:center;justify-content:space-between;gap:28px}
.wordmark{display:inline-flex;flex-direction:column;align-items:flex-start;line-height:1;color:var(--forest)}
.wordmark>span{font-family:var(--serif);font-size:2.1rem;letter-spacing:-.065em}
.wordmark-dot{color:#bc9857}
.wordmark small{font-size:.75rem;letter-spacing:.28em;font-weight:600;margin-top:9px;margin-left:2px}
.main-nav{display:flex;align-items:center;gap:33px;font-size:.875rem}
.main-nav>a{padding-block:12px;position:relative;white-space:nowrap}
.main-nav>a:not(.nav-call):after{position:absolute;content:"";bottom:6px;left:0;right:0;height:1px;background:var(--forest);transform:scaleX(0);transform-origin:left;transition:transform .22s}
.main-nav>a:hover:after,.main-nav>a[aria-current=page]:after{transform:scaleX(1)}
.main-nav .nav-call{background:var(--forest);color:var(--paper);padding:14px 24px;border-radius:7px;min-height:48px;margin-left:10px;transition:background .2s}
.nav-call span{margin-left:18px}
.main-nav .nav-call:hover{background:#17435c}
.menu-toggle{display:none;border:1px solid var(--line);background:transparent;padding:8px 14px;border-radius:6px;font-size:.875rem;min-height:44px;align-items:center;gap:20px;color:var(--forest);cursor:pointer}
.menu-symbol{font-size:24px;line-height:1}
.button{display:inline-flex;align-items:center;justify-content:space-between;gap:26px;padding:18px 23px;min-height:58px;border:1px solid var(--forest);border-radius:7px;background:var(--forest);color:var(--paper);font-size:.875rem;line-height:1.5;transition:background .2s,transform .2s;max-width:100%}
.button>span{font-size:20px;line-height:1}
.button:hover{background:#17435c;transform:translateY(-2px)}
.button-secondary{background:transparent;color:var(--forest)}
.button-secondary:hover{background:var(--paper-deep)}
.button-group{display:flex;align-items:center;gap:22px;flex-wrap:wrap}
.text-link{display:inline-flex;align-items:center;gap:20px;line-height:1.6;font-size:.875rem;font-weight:500;border-bottom:1px solid #a3afb6;padding:9px 0;min-height:44px;transition:gap .2s}
.text-link:hover{gap:28px}
.hero{display:grid;grid-template-columns:1.02fr 1fr;align-items:center;gap:55px;padding-block:48px 60px}
.hero-copy{padding-block:28px}
.hero h1{font-size:clamp(3.75rem,6.35vw,6.15rem);line-height:.99;margin-bottom:28px;letter-spacing:-.055em}
.hero .eyebrow{display:flex;align-items:center;gap:13px;margin-bottom:30px}
.tiny-line{width:29px;height:1px;background:var(--gold)}
.hero-description{color:var(--muted);max-width:480px;line-height:1.75;font-size:1rem;margin-bottom:29px}
.hero .button-group{gap:18px}
.hero .text-link{font-size:.875rem;gap:10px}
.hero-identity{display:flex;flex-direction:column;margin-top:38px;padding-left:15px;border-left:2px solid var(--gold);font-size:.875rem;line-height:1.75}
.hero-identity strong{font-weight:500;color:var(--ink);font-size:1rem}
.hero-identity>span{color:var(--muted)}
.hero-visual{position:relative;height:615px;min-width:0}
.hero-home{width:100%;height:100%;object-fit:cover;object-position:62% center;border-radius:150px 20px 20px 20px}
.photo-label{position:absolute;top:30px;right:27px;background:rgba(245,241,232,.95);border-radius:50px;padding:10px 15px;display:flex;align-items:center;gap:8px;font-size:.75rem;letter-spacing:.1em}
.label-dot{height:5px;width:5px;border-radius:50%;background:var(--forest)}
.agent-card{position:absolute;left:-28px;bottom:29px;display:flex;align-items:center;gap:17px;background:var(--paper);padding:12px 23px 12px 12px;border-radius:12px;box-shadow:0 8px 28px #08283d15;transition:transform .25s}
.agent-card:hover{transform:translateY(-4px)}
.agent-card img{height:74px;width:67px;object-fit:cover;object-position:center 18%;border-radius:7px}
.agent-card>div{display:flex;flex-direction:column;gap:4px}
.agent-card div>span{font-size:.75rem;letter-spacing:.12em;font-weight:600}
.agent-card strong{font-family:var(--serif);font-weight:400;font-size:1.4rem;letter-spacing:-.03em}
.agent-card>span{margin-left:21px;font-size:24px}
.chapter-strip{background:#ece6da;border-block:1px solid #d8d3c8}
.chapter-strip .container{padding-block:23px;display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.875rem}
.chapter-strip .container>span:first-child{font-size:.75rem;letter-spacing:.13em;font-weight:600;margin-right:25px}
.chapter-strip a{padding-block:4px}
.chapter-strip a:hover{text-decoration:underline;text-underline-offset:5px}
.section{padding-block:105px 95px}
.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:70px;margin-bottom:46px}
.section-heading .eyebrow{margin-bottom:20px}
.section-heading h2{margin-bottom:0}
.section-heading>p{max-width:320px;color:var(--muted);margin-bottom:3px}
.service-list{border-top:1px solid #d8d3c8}
.service-row{display:grid;grid-template-columns:44px 1fr 1fr 50px;gap:22px;align-items:center;padding:32px 3px;border-bottom:1px solid #d8d3c8;transition:padding .2s,background .2s}
.row-number{font-size:.75rem;color:#53636e;align-self:center}
.service-row h3{font-size:clamp(1.6rem,2.6vw,2.4rem);line-height:1.2;margin:0;letter-spacing:-.04em}
.service-row p{color:var(--muted);font-size:1rem;max-width:340px;margin:0}
.round-arrow{display:grid;place-items:center;width:45px;height:45px;border-radius:50%;border:1px solid #a3afb6;font-size:22px;transition:background .2s,color .2s,transform .2s}
.service-row:hover{padding-left:13px;background:#ece6da}
.service-row:hover .round-arrow{background:var(--forest);color:var(--paper);transform:rotate(5deg)}
.about-teaser{display:grid;grid-template-columns:.9fr 1fr;gap:100px;align-items:center;padding-bottom:115px;padding-top:15px}
.portrait-frame{position:relative;min-width:0;border-radius:18px;overflow:hidden;background:#20201f}
.portrait-frame>img{width:100%;height:auto}
.portrait-caption{position:absolute;bottom:23px;left:26px;right:20px;color:#eeeae0;font-size:.75rem;letter-spacing:.18em}
.about-copy h2{font-size:clamp(2.3rem,3.7vw,3.5rem)}
.about-copy>p:not(.eyebrow){color:var(--muted);max-width:475px}
.identity-signoff{display:flex;flex-direction:column;border-top:1px solid var(--line);padding-top:23px;margin-top:26px;margin-bottom:22px;font-size:.875rem;line-height:1.8}
.identity-signoff strong{font-family:var(--serif);font-size:1.6rem;font-weight:400;letter-spacing:-.03em;margin-bottom:3px}
.identity-signoff span{color:var(--muted)}
.process-section{background:#ece6da;padding-block:85px 90px}
.process-section em{color:#53636e}
.process-section .section-heading{margin-bottom:50px}
.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}
.process-grid article{border-top:1px solid #d8d3c8;padding-top:23px}
.step-number{font-size:.75rem;letter-spacing:.07em;color:#53636e;display:block;margin-bottom:30px}
.process-grid h3{font-size:1.65rem;margin-bottom:17px;letter-spacing:-.025em}
.process-grid p{color:var(--muted);font-size:1rem;max-width:330px;margin-bottom:0}
.cta-band{background:var(--forest);color:var(--paper);padding-block:78px 85px}
.cta-inner{display:grid;grid-template-columns:1.2fr 1fr;align-items:center;gap:90px}
.cta-band .eyebrow{color:#d7bd87;margin-bottom:24px}
.cta-band h2{font-size:clamp(2.7rem,4.5vw,4.2rem);margin:0}
.cta-band em{color:#d5cbb8}
.cta-inner>div:last-child{justify-self:end;min-width:270px}
.cta-inner>div>p:not(.eyebrow){color:#e3ded3}
.cta-band .button{color:var(--forest);background:var(--paper);border-color:var(--paper);min-width:270px}
.cta-band .button:hover{background:#e5dbc5}
.cta-phone{display:block;font-size:.875rem;color:#e3ded3;padding-top:18px;letter-spacing:.04em;width:max-content}
.cta-phone:hover{text-decoration:underline;text-underline-offset:4px}
.site-footer{padding-top:63px;background:var(--paper)}
.footer-top{display:grid;grid-template-columns:1.1fr 1fr 1.15fr;gap:40px;padding-bottom:45px}
.footer-top>div:first-child>p{font-size:.875rem;color:var(--muted);margin:20px 0 0}
.footer-identity,.footer-contact{display:flex;flex-direction:column;font-size:.875rem;line-height:1.8;gap:5px}
.footer-identity strong{font-size:1rem;font-weight:500}
.footer-contact a{overflow-wrap:anywhere;max-width:100%}
.footer-contact a:first-child{font-size:1rem;margin-bottom:3px;letter-spacing:.015em}
.footer-contact a:hover{text-decoration:underline;text-underline-offset:4px}
.footer-contact>span,.footer-identity>span{color:var(--muted)}
.footer-bottom{border-top:1px solid var(--line);padding-block:28px;display:grid;grid-template-columns:1fr 1.5fr auto;gap:40px;font-size:.75rem;line-height:1.8;color:var(--muted)}
.footer-bottom p{margin:0}
.footer-bottom strong{font-weight:500;color:var(--ink)}
.footer-bottom>a{color:var(--ink);height:max-content;border-bottom:1px solid #d8d3c8;padding-bottom:4px}
.footer-end{display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--line);font-size:.75rem;color:var(--muted);padding-block:20px}
.page-intro{padding-block:82px 66px}
.intro-grid{display:grid;grid-template-columns:1.25fr 1fr;align-items:end;gap:85px}
.intro-grid h1{margin-bottom:0}
.intro-grid>div{max-width:450px}
.intro-grid p{color:var(--muted)}
.intro-grid .button{margin-top:5px}
.services-hub{padding-bottom:90px}
.wide-photo{position:relative;height:490px;margin-bottom:95px;border-radius:18px;overflow:hidden;background:var(--forest)}
.wide-photo img{width:100%;height:100%;object-fit:cover;object-position:center 57%}
.wide-photo:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,40,61,.75),rgba(8,40,61,0) 80%)}
.wide-photo>div{position:absolute;z-index:1;left:55px;bottom:50px;color:var(--paper)}
.wide-photo .eyebrow{color:#ece2c7;margin-bottom:18px}
.wide-photo em{color:#d5cbb8}
.wide-photo h2{margin-bottom:0}
.detail-intro{padding-block:42px 72px}
.back-link{font-size:.875rem;color:var(--muted);display:inline-flex;align-items:center;min-height:44px;margin-bottom:38px}
.back-link:hover{text-decoration:underline;text-underline-offset:5px}
.detail-intro-grid{display:grid;grid-template-columns:1.55fr .8fr;gap:80px;align-items:stretch}
.detail-intro h1{font-size:clamp(3rem,4.9vw,4.7rem);max-width:840px}
.detail-intro .lead{max-width:620px;margin-bottom:28px;font-size:1.0625rem}
.detail-aside{background:var(--forest);color:var(--paper);border-radius:90px 15px 15px 15px;padding:40px 35px;display:flex;flex-direction:column;justify-content:space-between;min-height:365px}
.aside-number{font-family:var(--serif);font-size:5.5rem;letter-spacing:-.05em;color:#d5cbb8;text-align:right;line-height:1;margin-bottom:45px}
.detail-aside .eyebrow{color:#d5cbb8;font-size:.75rem;margin-bottom:20px}
.detail-aside h2{font-size:2.15rem;line-height:1.05;color:#f5f1e8;letter-spacing:-.03em}
.detail-aside p:not(.eyebrow){font-size:.875rem;margin-bottom:9px;color:#e3ded3}
.detail-aside .small{color:#d5cbb8}
.detail-section{padding-block:30px 85px}
.detail-steps{display:grid;grid-template-columns:repeat(3,1fr);gap:42px}
.detail-step{border-top:1px solid #d8d3c8;padding-top:22px}
.detail-step h3{font-size:1.75rem;letter-spacing:-.025em;margin-bottom:17px}
.detail-step p{color:var(--muted);margin-bottom:0;font-size:1rem}
.faq-section{background:#ece6da;padding-block:85px}
.faq-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:95px}
.faq-grid h2{font-size:clamp(2.4rem,3.7vw,3.5rem)}
.faq-grid>div>p:not(.eyebrow){font-size:1rem;color:var(--muted)}
.faq-list{border-top:1px solid #d8d3c8}
.faq-list details{border-bottom:1px solid #d8d3c8;padding:0}
.faq-list summary{display:flex;align-items:center;justify-content:space-between;gap:20px;font-weight:500;list-style:none;padding:25px 0;line-height:1.5;cursor:pointer;font-size:1rem}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary span{font-size:24px;font-weight:400;flex-shrink:0;transition:transform .2s}
.faq-list details[open] summary span{transform:rotate(45deg)}
.faq-list details p{font-size:1rem;color:var(--muted);padding-right:24px;margin-bottom:25px}
.source-note{font-size:.75rem;line-height:1.65;color:var(--muted);padding-top:22px;margin-bottom:0}
.source-note a{text-decoration:underline;text-underline-offset:4px}
.related-section{padding-block:66px}
.related-section .eyebrow{margin-bottom:22px}
.related-links{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}
.related-links a{border:1px solid #d8d3c8;border-radius:7px;padding:21px 22px;display:flex;align-items:center;justify-content:space-between;font-size:.875rem;gap:15px;transition:background .2s}
.related-links a:hover{background:#ece6da}
.about-page{display:grid;grid-template-columns:1.1fr 1fr;gap:85px;padding-block:70px 100px;align-items:center}
.about-page-copy>p:not(.eyebrow){max-width:510px;color:var(--muted)}
.about-page-copy .button{margin-top:8px}
.about-portrait{border-radius:130px 18px 18px 18px}
.about-portrait>img{aspect-ratio:4/5.2;object-fit:cover}
.portrait-name{position:absolute;bottom:0;left:0;right:0;padding:70px 28px 30px;background:linear-gradient(transparent,#051c2cc9);color:var(--paper);display:flex;flex-direction:column;gap:2px}
.portrait-name strong{font-family:var(--serif);font-size:1.7rem;font-weight:400;letter-spacing:-.03em}
.portrait-name span{font-size:.875rem;color:#d5cbb8}
.values-section{background:#ece6da;padding-block:82px 90px}
.brokerage-section{padding-block:78px;text-align:center}
.brokerage-section h2{font-size:2.8rem;margin-bottom:16px}
.brokerage-section>p:not(.eyebrow){color:var(--muted)}
.brokerage-section .eyebrow{margin-bottom:22px}
.contact-intro{padding-block:76px 40px}
.contact-intro h1{font-size:clamp(3.8rem,6.5vw,6rem);line-height:1.02;margin-bottom:24px}
.contact-intro .lead{font-size:1.125rem}
.contact-layout{display:grid;grid-template-columns:1.45fr 1fr;gap:95px;align-items:start;padding-bottom:75px}
.contact-method{border-top:1px solid #d8d3c8;padding:27px 0 32px;display:flex;flex-direction:column;gap:5px}
.contact-method .eyebrow{margin-bottom:15px;font-size:.75rem}
.contact-phone{font-family:var(--serif);font-size:clamp(2.5rem,4vw,3.75rem);line-height:1.15;letter-spacing:-.04em;display:flex;align-items:center;justify-content:space-between;gap:15px}
.contact-phone>span{font-family:var(--sans);font-size:30px}
.contact-email{font-size:clamp(1rem,1.5vw,1.375rem);overflow-wrap:anywhere;line-height:1.5;padding-block:5px}
.contact-phone:hover,.contact-email:hover{color:#53636e}
.contact-topics{border-top:1px solid #d8d3c8;padding-top:29px}
.contact-topics>p:first-child{margin-bottom:22px}
.contact-topics>div{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:23px}
.topic-link{display:flex;align-items:center;gap:20px;border:1px solid #d8d3c8;border-radius:6px;padding:12px 16px;font-size:.875rem}
.topic-link:hover{background:#ece6da}
.contact-agent{background:#ece6da;border-radius:18px;overflow:hidden;margin-top:-130px}
.contact-agent>img{width:100%;height:340px;object-fit:cover;object-position:center 20%}
.contact-agent>div{padding:30px}
.contact-agent .eyebrow{font-size:.75rem;margin-bottom:18px}
.contact-agent h2{font-size:2.6rem;margin-bottom:18px}
.contact-agent p:not(.eyebrow){font-size:.875rem;color:var(--muted);margin-bottom:0}
.contact-agent strong{font-weight:500;color:var(--ink)}
.contact-agent hr{border:0;border-top:1px solid #d5cbb8;margin-block:23px}
.contact-closing{border-top:1px solid var(--line);padding-block:48px 65px}
.contact-closing .eyebrow{font-size:.75rem}
.contact-closing p{font-family:var(--serif);font-size:2.5rem;line-height:1.2;letter-spacing:-.035em;margin:15px 0 0}
.error-page{padding-block:95px 110px}
.error-page p{max-width:480px;color:var(--muted)}
@media(min-width:1500px){.hero{gap:80px;padding-block:66px 75px}.hero-visual{height:650px}}
@media(max-width:1150px){.container{width:calc(100% - 72px)}.main-nav{gap:23px}.hero{gap:34px}.hero-visual{height:580px}.hero h1{font-size:5.6vw}.hero .button-group{align-items:flex-start;flex-direction:column;gap:8px}.hero-identity{margin-top:25px}.hero .eyebrow{font-size:.75rem}.hero-description br{display:none}.chapter-strip .container{justify-content:center;gap:13px 20px}.chapter-strip .container>span:first-child{width:100%;text-align:center;margin:0}.about-teaser{gap:60px}.section-heading{gap:45px}.service-row{grid-template-columns:28px 1.1fr 1fr 45px;gap:17px}.detail-intro-grid{gap:45px}.faq-grid{gap:55px}.contact-layout{gap:60px}.contact-email{font-size:1.0625rem}.contact-agent{margin-top:-90px}.contact-agent>img{height:300px}.footer-top{gap:25px}.footer-bottom{grid-template-columns:1fr 1.4fr;gap:25px}.footer-bottom>a{grid-column:1/-1;justify-self:start}}
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