@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&display=swap');
:root{--ink:#233f35;--cream:#f8f7f2;--muted:#68736b;--line:#d8ddd3}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--cream);color:var(--ink);font:15px 'DM Sans',sans-serif}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,select{ -webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #b6873f;outline-offset:4px}header{height:100px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);background:var(--cream)}.brand{display:flex;gap:12px;align-items:center;font-weight:700;letter-spacing:2px;font-size:20px}.brand 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#9aa694;padding-bottom:5px}.hero-copy>.text-link{display:inline-block;margin:20px 0 0 20px}.hero-note{display:flex;gap:20px;font-size:10px;margin-top:68px;color:var(--muted)}.hero-photo{position:relative;margin:25px 25px 25px 0;min-height:520px;background:#d7d8cd}.hero-photo img{width:100%;height:100%;object-fit:cover;position:absolute}.photo-label{position:absolute;bottom:0;padding:26px;width:100%;display:flex;justify-content:space-between;background:linear-gradient(transparent,#132c26b3);color:white;font-size:10px;letter-spacing:1px}.location-strip{padding:25px 5%;border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between}.location-strip>span{font-size:9px;letter-spacing:1.8px}.location-strip p{font-family:Georgia,serif;font-size:19px;margin:0;color:var(--ink)}.location-strip i{font-style:normal;font-size:12px;color:#91a080;margin:0 32px}.section{padding:85px 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@media(min-width:1600px){body{max-width:1800px;margin:auto}}@media(max-width:1000px){header{padding:0 4%;height:85px}nav{gap:20px}.hero-copy{padding:55px 8% 25px}.hero-copy>.text-link{margin-left:0}.hero-note{margin-top:35px}.hero-photo{min-height:510px}.location-strip i{margin:0 15px}.section{padding:65px 5%}.card-image{height:185px}.card-facts{gap:10px;font-size:10px}.card-body{padding:18px}.approach{gap:6%;padding:65px 5%}.area-photo{height:420px}}
@media(max-width:700px){header{height:80px}.brand{font-size:17px}.brand small{font-size:7px}#menu{display:block;background:none;border:0;font-size:25px;color:var(--ink)}nav{display:none;position:absolute;left:0;top:80px;width:100%;padding:20px;background:var(--cream);z-index:3;border-bottom:1px solid var(--line)}nav.open{display:flex;flex-direction:column;align-items:stretch}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 6% 30px}h1{font-size:52px}.hero-copy>p{max-width:100%}.hero-copy>.text-link{margin-left:17px}.hero-note{margin-top:35px}.hero-photo{margin:0 5% 24px;min-height:350px}.location-strip{padding:22px 5%;display:block}.location-strip>span{display:block;margin-bottom:12px}.location-strip p{font-size:15px}.location-strip i{margin:0 8px;font-size:8px}.section{padding:55px 5%}.section-top{display:block}.section-top p{margin-top:20px}.filters{grid-template-columns:1fr 1fr}.filters label{padding:5px 10px;border-right:0}.filters .button{padding:15px;gap:10px}.listings-note{align-items:start;gap:18px;line-height:1.5}.listings-note>span:last-child{text-align:right;max-width:195px}.home-grid{grid-template-columns:1fr}.card-image{height:260px}.card-body{padding:23px}.card-facts{gap:24px;font-size:12px}.below-grid{line-height:1.8}.below-grid a{display:block}.approach,.area,.contact,.faq{grid-template-columns:1fr;gap:38px}.approach{padding:55px 5%}.area-photo{height:350px}.area-photo>span{font-size:8px}.contact .signature{margin-top:26px}.faq h2{font-size:36px}.form-row{grid-template-columns:1fr;gap:0}footer{gap:25px}footer>span{display:none}.footer-bottom{gap:15px;line-height:1.5;margin-top:0;flex-direction:column}.email{font-size:12px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Shared legibility and interaction refinements. */
:root{--accent:#667654;--focus:#b6873f;--radius:4px}::selection{background:#d9e2cb;color:var(--ink)}input,textarea{caret-color:#d9e2cb}*{scrollbar-color:#8c9c83 var(--cream)}h1,h2{text-wrap:balance}a{text-underline-offset:5px}.skip-link{position:fixed;top:12px;left:12px;z-index:20;background:var(--ink);color:white;padding:14px 20px;transform:translateY(-160%)}.skip-link:focus{transform:translateY(0)}.brand-icon{display:flex;align-items:center}.brand small{font-size:9px;letter-spacing:1.6px}nav a:not(.button){display:inline-flex;min-height:44px;align-items:center}nav a:hover,.services a:hover,footer>a:hover{text-decoration:underline}.button{min-height:48px;font-size:14px;transition:background .18s ease-out}.button:active{background:#172e25}.hero-copy{display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.hero-copy>.text-link{margin:20px 0 0;padding:12px 0}.hero-note{font-size:12px;margin-top:35px}.photo-label{background:#233f35e8;gap:20px;font-size:11px;line-height:1.6}.section-top{gap:32px}.section-top p,.approach>div>p,.services p,.area p,.contact p{font-size:15px}.text-link,.services a,.below-grid,.area li{font-size:14px}.services a{display:inline-flex;align-items:center;min-height:44px}.filters label{font-size:11px;letter-spacing:.8px;min-width:0}.filters select{min-height:44px;font-size:15px;margin-top:2px}.filters .button{align-self:stretch}.listings-note{font-size:12px;line-height:1.6;gap:20px}.home-card{border-radius:12px}.card-image{background:#dce2d5}.tag{font-size:10px}.card-price{font-variant-numeric:tabular-nums}.card-body h3{font-size:18px}.card-body p{font-size:14px}.card-facts{font-size:13px;flex-wrap:wrap;gap:8px 18px}.home-details{padding:0;border-top:1px solid var(--line);border-bottom:0;margin-top:20px}.home-details summary{min-height:48px;display:flex;justify-content:space-between;align-items:center;font-size:14px;list-style:none;gap:12px}.home-details summary::-webkit-details-marker{display:none}.home-details summary::after{content:'+';font-size:22px;font-weight:400}.home-details[open] summary::after{content:'−'}.home-details .button{margin-top:18px;width:100%;padding:14px 16px}.home-details .property-disclaimer{font-size:12px;margin-top:12px}.contact label{font-size:14px}.contact input,.contact textarea,.contact select{font-size:16px;min-height:48px}.contact .form-note{font-size:12px;line-height:1.7}.contact .signature span{font-size:12px}.email{font-size:15px;line-height:1.8}.faq summary{font-size:15px;min-height:44px;padding:10px 0}.faq details{padding:8px 0}.faq details p{font-size:14px;padding:0 0 14px}.footer-bottom{font-size:11px;line-height:1.7}.copy-button{border:1px solid #bac7af;background:transparent;color:var(--cream);min-height:44px;padding:10px 18px;border-radius:var(--radius)}.copy-button:hover{background:#365a48}#draft-tools{margin-top:24px}#draft-preview{font-size:14px}#form-status:empty{display:none}.empty a,.empty button{text-decoration:underline;min-height:44px}.empty button{padding:12px}.area-photo>span{font-size:10px;line-height:1.6;right:20px;width:fit-content;max-width:calc(100% - 40px)}
@media(min-width:701px) and (max-width:1000px){.filters{grid-template-columns:repeat(3,minmax(0,1fr))}.filters .button{grid-column:1/-1;justify-content:center}.home-grid{gap:16px}.card-body{padding:16px}.card-body h3{font-size:16px}.card-facts{font-size:12px}.form-row{grid-template-columns:1fr;gap:0}.contact .email{font-size:13px}}
@media(max-width:700px){header{position:relative}.brand small{font-size:8px}#menu{display:flex;align-items:center;justify-content:center;width:48px;height:48px}nav{top:100%;box-shadow:0 12px 24px #233f3514}nav a{padding:8px 12px}.hero-copy{padding:42px 6% 32px}h1{font-size:clamp(42px,10vw,52px)}.hero-copy>.text-link{margin-left:0}.hero-photo{min-height:300px}.photo-label{padding:16px;font-size:10px}.location-strip p{line-height:1.8}.filters{gap:8px}.filters label{padding:5px 7px}.filters .button{font-size:13px}.listings-note{font-size:11px}.section-top p{font-size:15px}.contact .email{font-size:14px}.card-facts{font-size:13px}.footer-bottom{font-size:11px}}
@media(max-width:380px){.filters{grid-template-columns:1fr}.filters label{border-bottom:1px solid var(--line)}.listings-note{display:block}.listings-note>span{display:block!important;text-align:left!important;max-width:none!important}.brand{font-size:15px;gap:8px}.brand small{letter-spacing:1px}.hero-photo{min-height:260px}.photo-label{flex-direction:column;gap:4px}}

.home-features{list-style:none;padding:0;margin:18px 0 0;display:flex;flex-wrap:wrap;gap:7px 14px;color:var(--ink);font-size:13px;line-height:1.6}.home-features li{border-bottom:1px solid var(--line);padding-bottom:3px}

.hero-photo img{object-position:center}.card-price small{display:block;font-size:12px;font-weight:400;color:var(--muted);margin-top:5px}.agent-intro{display:grid;grid-template-columns:210px 1fr;gap:48px;align-items:center;max-width:1050px;margin:auto}.portrait-placeholder{aspect-ratio:4/5;background:#e5e9df;display:flex;flex-direction:column;justify-content:center;align-items:center;border-radius:4px;color:#637553}.portrait-placeholder>span{font:64px Georgia,serif}.portrait-placeholder small{margin-top:20px;font-size:12px}.agent-intro h2{font-size:40px}.agent-intro p{max-width:65ch}.agent-name{font-weight:600;color:var(--ink);font-size:20px}.agent-name span{display:block;font-size:13px;font-weight:400;margin-top:4px}.community-panel{padding:42px;background:#e9ede3;align-self:stretch;display:flex;flex-direction:column;justify-content:center}.community-location{font-size:12px;letter-spacing:1px}.community-panel .text-link{align-self:flex-start;margin-top:22px}.community-source{font-size:12px!important}.community-source a{text-decoration:underline}.hero-photo{min-height:520px}.brand{font-size:17px}.brand small{font-size:11px;letter-spacing:2px}.card-image{height:auto;aspect-ratio:3/2}
@media(max-width:700px){.agent-intro{grid-template-columns:100px 1fr;gap:24px}.agent-intro h2{font-size:30px}.agent-intro p{font-size:14px}.portrait-placeholder{align-self:start}.portrait-placeholder>span{font-size:36px}.portrait-placeholder small{font-size:9px}.community-panel{padding:30px}.brand{font-size:14px;letter-spacing:1px}.brand small{font-size:10px}.hero-photo{min-height:300px}.hero-photo img{object-fit:cover}.agent-name{font-size:18px!important}}

#services{align-items:start}#services .services article:first-child{padding-top:0}#about h2{font-size:clamp(30px,3.2vw,42px)}@media(max-width:700px){#about{grid-template-columns:1fr}#about .portrait-placeholder{width:120px;aspect-ratio:1/1}#services .services article:first-child{padding-top:0}}

.broker-logo{width:48px;height:48px;object-fit:contain;flex-shrink:0}.brand{font-size:17px}.brand small{font-size:10px}.communities .community-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:48px}.community-feature{margin:0}.community-feature>img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:4px}.communities h3{font:30px Georgia,serif;font-weight:400;margin:24px 0 12px}.communities p{font-size:15px}.communities article a:not(.source-link){display:inline-flex;align-items:center;min-height:44px;font-size:14px;font-weight:600;text-decoration:underline}.source-link{display:block;width:fit-content;font-size:11px;color:var(--muted);margin-top:12px;text-decoration:underline}.community-neighbors article{padding:0 0 30px;border-bottom:1px solid var(--line);margin-bottom:26px}.community-neighbors article:first-child h3{margin-top:0}.optional{font-weight:400;color:#c0cbbf}.callback-note{margin:-8px 0 24px}.services{display:grid;grid-template-columns:1fr 1fr;gap:0 30px}#services{grid-template-columns:1fr;gap:24px}#services>div:first-child{max-width:700px}#services .services article{padding:24px 0}#services .services article:first-child{padding-top:24px}
@media(max-width:850px){header{padding-left:3%;padding-right:3%}nav{gap:15px}.brand{font-size:14px;gap:8px}.broker-logo{width:38px;height:38px}.communities .community-layout{gap:28px}}
@media(max-width:700px){.communities .community-layout,.services{grid-template-columns:1fr}.community-neighbors article:first-child h3{margin-top:0}.broker-logo{width:38px;height:38px}.brand{font-size:14px}.communities .section-top p br{display:none}}

.neighbor-photo{display:block;width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:4px}.community-neighbors article:first-child h3{margin-top:24px}.hero-contact{grid-column:1/-1;display:flex;justify-content:space-between;align-items:center;gap:32px;margin:0 5%;padding:30px 0;border-bottom:1px solid var(--line)}.hero-contact h2{font-size:30px;letter-spacing:-.02em}.hero-contact p{font-size:14px;margin:12px 0 0}.hero-contact-actions{display:flex;flex-direction:column;align-items:flex-start;gap:16px;flex-shrink:0}.hero-contact-actions>.text-link{padding:8px 0}.hero-copy>.hero-note{margin-top:24px}
@media(max-width:700px){.hero-contact{flex-direction:column;align-items:flex-start;padding:12px 0 30px;gap:20px}.hero-contact h2{font-size:28px}.hero-contact-actions{width:100%}.hero-contact-actions>.button{width:100%;justify-content:space-between}.hero-photo{margin-bottom:18px}}
/* Personal bio gallery uses the established site palette and typography. */
.bio-nav{display:flex;position:static;width:auto;padding:0;border:0;gap:24px}.bio-nav [aria-current=page]{border-bottom:2px solid var(--ink)}.beyond-intro{max-width:760px;margin:42px 0}.beyond-intro p{max-width:580px}.gallery-hint{font-size:13px}.personal-gallery{columns:3;column-gap:22px}.personal-photo{display:block;break-inside:avoid;margin-bottom:22px;border-radius:4px;overflow:hidden;background:#e9ede3}.personal-photo img{display:block;width:100%;height:auto}.personal-photo:hover{outline:2px solid var(--ink);outline-offset:3px}.beyond>p{margin-top:36px}@media(max-width:1000px){.personal-gallery{columns:2}.bio-nav{gap:12px;font-size:12px}}@media(max-width:700px){body:has(.beyond) header{height:auto;min-height:80px;flex-wrap:wrap;gap:16px;padding-top:16px;padding-bottom:16px}.bio-nav{display:flex;flex-direction:row;flex-wrap:wrap}.personal-gallery{columns:1}.beyond-intro{margin-top:32px}.beyond h1{font-size:clamp(40px,12vw,58px)}}
/* Keep the main tabs visible at every screen size. */
header{height:auto;min-height:100px;gap:20px;flex-wrap:wrap;padding-top:18px;padding-bottom:18px}#nav,.bio-nav{display:flex;position:static;width:auto;flex-direction:row;align-items:center;flex-wrap:wrap;gap:12px 24px;padding:0;border:0;background:transparent;z-index:auto}#nav a,.bio-nav a{min-height:44px;display:inline-flex;align-items:center}#about{align-items:start;max-width:1200px;grid-template-columns:minmax(220px,320px) minmax(0,1fr)}.agent-portrait{width:100%;overflow:hidden;border-radius:4px;aspect-ratio:4/5;background:#e5e9df}.agent-portrait img{display:block;width:200%;max-width:none;height:100%;object-fit:cover;object-position:center;transform:translateX(-4%)}#about .text-link{display:inline-block;margin:12px 20px 0 0}@media(max-width:1000px){header{justify-content:flex-start}#nav,.bio-nav{width:100%;justify-content:flex-start}#about{grid-template-columns:220px minmax(0,1fr);gap:28px}}@media(max-width:700px){header{min-height:80px;padding:16px 5%;gap:12px}#nav,.bio-nav{gap:6px 22px;font-size:13px}#about{grid-template-columns:1fr}.agent-portrait{width:min(100%,300px);aspect-ratio:4/5}#about p{font-size:15px;line-height:1.85}}
.bio-story{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:48px;padding:48px 0;border-top:1px solid var(--line);align-items:start}.bio-story h2{font-size:clamp(30px,3.5vw,46px);margin-bottom:24px}.bio-story p{max-width:62ch}.story-photos{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;align-items:start}.story-photos .personal-photo{margin:0}.story-photos .personal-photo:only-child{grid-column:1/-1;max-width:430px}.agent-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 20%;transform:none}@media(max-width:800px){.bio-story{grid-template-columns:1fr;gap:24px;padding:36px 0}}@media(max-width:420px){.story-photos{grid-template-columns:1fr}}
/* Keep the main tabs visible at every screen size. */
header{height:auto;min-height:100px;gap:20px;flex-wrap:wrap;padding-top:18px;padding-bottom:18px}#nav,.bio-nav{display:flex;position:static;width:auto;flex-direction:row;align-items:center;flex-wrap:wrap;gap:12px 24px;padding:0;border:0;background:transparent;z-index:auto}#nav a,.bio-nav a{min-height:44px;display:inline-flex;align-items:center}#about{align-items:start;max-width:1200px;grid-template-columns:minmax(220px,320px) minmax(0,1fr)}.agent-portrait{width:100%;overflow:hidden;border-radius:4px;aspect-ratio:4/5;background:#e5e9df}.agent-portrait img{display:block;width:200%;max-width:none;height:100%;object-fit:cover;object-position:center;transform:translateX(-4%)}#about .text-link{display:inline-block;margin:12px 20px 0 0}@media(max-width:1000px){header{justify-content:flex-start}#nav,.bio-nav{width:100%;justify-content:flex-start}#about{grid-template-columns:220px minmax(0,1fr);gap:28px}}@media(max-width:700px){header{min-height:80px;padding:16px 5%;gap:12px}#nav,.bio-nav{gap:6px 22px;font-size:13px}#about{grid-template-columns:1fr}.agent-portrait{width:min(100%,300px);aspect-ratio:4/5}#about p{font-size:15px;line-height:1.85}}
.bio-story{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:48px;padding:48px 0;border-top:1px solid var(--line);align-items:start}.bio-story h2{font-size:clamp(30px,3.5vw,46px);margin-bottom:24px}.bio-story p{max-width:62ch}.story-photos{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;align-items:start}.story-photos .personal-photo{margin:0}.story-photos .personal-photo:only-child{grid-column:1/-1;max-width:430px}.agent-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 20%;transform:none}@media(max-width:800px){.bio-story{grid-template-columns:1fr;gap:24px;padding:36px 0}}@media(max-width:420px){.story-photos{grid-template-columns:1fr}}
/* Keep the main tabs visible at every screen size. */
header{height:auto;min-height:100px;gap:20px;flex-wrap:wrap;padding-top:18px;padding-bottom:18px}#nav,.bio-nav{display:flex;position:static;width:auto;flex-direction:row;align-items:center;flex-wrap:wrap;gap:12px 24px;padding:0;border:0;background:transparent;z-index:auto}#nav a,.bio-nav a{min-height:44px;display:inline-flex;align-items:center}#about{align-items:start;max-width:1200px;grid-template-columns:minmax(220px,320px) minmax(0,1fr)}.agent-portrait{width:100%;overflow:hidden;border-radius:4px;aspect-ratio:4/5;background:#e5e9df}.agent-portrait img{display:block;width:200%;max-width:none;height:100%;object-fit:cover;object-position:center;transform:translateX(-4%)}#about .text-link{display:inline-block;margin:12px 20px 0 0}@media(max-width:1000px){header{justify-content:flex-start}#nav,.bio-nav{width:100%;justify-content:flex-start}#about{grid-template-columns:220px minmax(0,1fr);gap:28px}}@media(max-width:700px){header{min-height:80px;padding:16px 5%;gap:12px}#nav,.bio-nav{gap:6px 22px;font-size:13px}#about{grid-template-columns:1fr}.agent-portrait{width:min(100%,300px);aspect-ratio:4/5}#about p{font-size:15px;line-height:1.85}}
.bio-story{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:48px;padding:48px 0;border-top:1px solid var(--line);align-items:start}.bio-story h2{font-size:clamp(30px,3.5vw,46px);margin-bottom:24px}.bio-story p{max-width:62ch}.story-photos{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;align-items:start}.story-photos .personal-photo{margin:0}.story-photos .personal-photo:only-child{grid-column:1/-1;max-width:430px}.agent-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 20%;transform:none}@media(max-width:800px){.bio-story{grid-template-columns:1fr;gap:24px;padding:36px 0}}@media(max-width:420px){.story-photos{grid-template-columns:1fr}}
.agent-portrait{aspect-ratio:2/3}.agent-portrait img{width:100%;height:100%;object-fit:contain;object-position:center;transform:none}.story-photos .solo-portrait{grid-column:1/-1;max-width:360px}
.trec-link{display:inline-flex;align-items:center;gap:8px;min-height:44px;padding:8px 12px;border:1px solid var(--line);border-radius:4px;font-size:12px;letter-spacing:.06em}.trec-link:hover{background:#e9ede3}@media(max-width:1000px){header .trec-link{order:0;margin-left:auto}header #nav,header .bio-nav{order:1}}
.community-city-label{background:#e9ede3;color:var(--ink);min-height:180px;padding:30px;display:flex;flex-direction:column;justify-content:center;gap:14px;border-radius:4px}.community-city-label>span{font-size:11px;letter-spacing:.12em}.community-city-label>strong{font:400 clamp(30px,4vw,44px) Georgia,serif}

/* Lower the house photo slightly in the desktop hero. */
@media(min-width:701px){.hero-photo{margin-top:65px}}
@media(max-width:700px){.hero-photo[style]{margin-top:0!important}}
/* Video and house photo share the right-hand hero column. */
.hero-media{min-width:0;margin:25px 25px 25px 0;display:flex;flex-direction:column;gap:24px}.hero-video{background:#172e25;border-radius:4px;overflow:hidden}.hero-video video{display:block;width:100%;height:auto;max-height:480px;object-fit:contain}.hero-media .hero-photo{margin:0;min-height:0;aspect-ratio:5/3;width:100%}.hero-copy{align-self:start;padding-top:80px}@media(max-width:700px){.hero-media{margin:0 5% 24px;gap:20px}.hero-copy{padding-top:45px}.hero-video video{max-height:520px}.hero-media .hero-photo{min-height:0;aspect-ratio:3/2}}
/* Give the desktop video a larger stage while preserving the mobile layout. */
@media(min-width:1001px){.hero{grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);align-items:start}.hero-media{margin-top:40px;margin-right:5%;gap:28px}.hero-video{padding:12px;background:#172e25;border-radius:8px}.hero-video video{width:100%;height:auto;max-height:680px;object-fit:contain;border-radius:4px}.hero-copy{padding-top:105px;padding-right:8%}.hero-media .hero-photo{aspect-ratio:16/9}.hero-contact{align-self:stretch}}
/* Highlight the contact tab using a warm accent from the site palette. */
#nav a.contact-tab,.bio-nav a.contact-tab{background:#c8a66a;color:#233f35;border:1px solid #b99559;border-radius:5px;padding:10px 18px;min-height:44px;font-weight:700;text-decoration:none;box-shadow:0 2px 5px #233f3510}#nav a.contact-tab:hover,.bio-nav a.contact-tab:hover{background:#dbbd88;color:#172e25}#nav a.contact-tab:focus-visible,.bio-nav a.contact-tab:focus-visible{outline:3px solid var(--ink);outline-offset:3px}
.live-search-link .button{width:100%;justify-content:space-between}.live-search-link p{font-size:12px;line-height:1.6;margin:10px 0 0}
.brokerage-listings{min-width:0;width:100%;padding:24px 0 0;border-top:1px solid var(--line)}.listing-carousel-heading{display:flex;align-items:center;justify-content:space-between;gap:16px}.listing-eyebrow{font-size:10px;letter-spacing:.12em;color:var(--muted)}.listing-carousel-heading h2{font-size:clamp(27px,2.8vw,38px);margin-top:8px}.listing-arrows{display:flex;gap:8px}.listing-arrows button{width:44px;height:44px;border:1px solid var(--line);border-radius:50%;background:var(--cream);color:var(--ink);font-size:21px}.listing-arrows button:disabled{opacity:.35;cursor:default}.listing-arrows button:hover:not(:disabled){background:#e9ede3}.listing-instruction,.listing-position{font-size:12px;margin:14px 0}.listing-track{position:relative;display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding:0;padding:0 0 14px;overscroll-behavior-x:contain;min-width:0}.brokerage-card{flex:0 0 89%;scroll-snap-align:start;background:white;border:1px solid var(--line);border-radius:8px;overflow:hidden;min-width:0}.brokerage-card>a{display:block}.brokerage-card img{display:block;width:100%;aspect-ratio:3/2;object-fit:cover;background:#e9ede3}.brokerage-card-body{padding:20px}.brokerage-price{font-size:25px;font-weight:600}.brokerage-card h3{font:400 24px Georgia,serif;margin:12px 0 4px}.brokerage-card p{font-size:14px;margin:0}.brokerage-facts{display:flex;gap:12px;flex-wrap:wrap;padding:14px 0;border-bottom:1px solid var(--line);font-size:13px}.brokerage-card small{display:block;font-size:11px;color:var(--muted);margin-top:12px}.listing-detail-link{display:inline-block;margin-top:16px;font-size:14px;text-decoration:underline}.listing-source-note{font-size:11px;line-height:1.6;margin:0}.listing-position{text-align:right}.listing-track:focus-visible{outline:3px solid #b6873f;outline-offset:4px}@media(max-width:700px){.brokerage-card{flex-basis:92%}.brokerage-card-body{padding:18px}.listing-carousel-heading h2{font-size:29px}.listing-arrows{gap:6px}}
.hero-video{position:relative}.video-cover{position:absolute;inset:0;width:100%;height:100%;padding:0;border:0;color:#fff;background:#172e25;text-align:left;isolation:isolate;overflow:hidden}.video-cover[hidden]{display:none}.video-cover>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 27%;z-index:-3}.video-cover-shade{position:absolute;inset:0;background:linear-gradient(0deg,#10281ff5 0%,#10281f99 36%,transparent 75%);z-index:-2}.cover-play{position:absolute;top:32%;left:50%;transform:translate(-50%,-50%);width:76px;height:76px;border-radius:50%;display:grid;place-items:center;padding-left:5px;background:#d9bb80;color:#172e25;font-size:27px;box-shadow:0 5px 30px #0003}.video-cover-copy{position:absolute;left:7%;right:7%;bottom:8%;display:flex;flex-direction:column;gap:12px}.video-cover-copy>span:first-child{font-size:11px;letter-spacing:.14em;color:#e5d4ae}.video-cover-copy>strong{font:400 clamp(28px,3.1vw,48px)/1.06 Georgia,serif;letter-spacing:-.025em}.cover-watch{font-size:13px;color:#fff}.video-cover:hover .cover-play{background:#ecd6aa;box-shadow:0 5px 35px #0005}.video-cover:focus-visible{outline:3px solid #e5d4ae;outline-offset:-6px}@media(max-width:700px){.cover-play{width:64px;height:64px;font-size:24px}.video-cover-copy>strong{font-size:clamp(27px,7vw,40px)}.video-cover-copy{gap:9px}.cover-watch{font-size:12px}}
/* Shared desktop alignment for the collection and invitation. */
@media(min-width:1001px){.hero{grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);padding:40px 6% 0;gap:0 48px;min-height:0}.hero-copy{grid-column:1;grid-row:1;padding:40px 0;align-self:center}.hero-media{display:contents}.hero-video{grid-column:2;grid-row:1;align-self:center}.brokerage-listings{grid-column:1/-1;grid-row:2;justify-self:center;width:100%;max-width:1100px;margin:56px auto 0;padding-top:32px}.brokerage-card{flex-basis:calc((100% - 24px)/2)}.listing-track{gap:24px}.live-search-link{grid-column:1/-1;grid-row:3;justify-self:center;width:100%;max-width:1100px;margin:22px auto 0}.live-search-link .button{width:auto;min-width:320px}.hero-contact{grid-column:1/-1;grid-row:4;justify-self:center;width:100%;max-width:1100px;margin:36px auto 0;padding:32px 36px;background:#e9ede3;border:1px solid var(--line);border-radius:8px;justify-content:space-between;align-items:center}.communities .section-top{justify-content:flex-start;align-items:center;gap:44px}.communities .section-top h2{flex:0 0 auto}.communities .section-top>p{max-width:440px;margin:0}.communities .community-layout{grid-template-columns:1fr}.community-neighbors{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.community-feature{display:grid;grid-template-columns:1fr 1fr;gap:36px;align-items:center}.community-feature h3{margin-top:0}.community-neighbors article{min-width:0}.community-neighbors article:first-child h3{margin-top:24px}}
.agent-portrait img{object-fit:cover;object-position:center top}