@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;1,400&family=Manrope:wght@400;500;600;700&display=swap');
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#888;outline-offset:6px}a:hover{opacity:.8}@media(max-width:850px){header{height:85px}.brand{font-size:18px}.menu{display:block;background:transparent;border:0;font-size:11px;letter-spacing:1px}.menu span{margin-left:10px}nav{display:none;position:absolute;top:85px;left:0;right:0;background:white;padding:25px 6%;flex-direction:column;align-items:start;gap:20px;border-bottom:1px solid #ddd}nav.open{display:flex}.hero{min-height:650px;height:calc(100svh - 85px)}.hero-content{padding:100px 7%}.hero h1{font-size:85px}.section{padding:75px 7%}.intro-strip span:last-child{display:none}.about,.communities{gap:45px}.portrait img{height:480px}.service-grid{gap:25px}.communities>img{height:550px}.post-grid{gap:20px}.post img{height:190px}.post h3{font-size:25px}}@media(max-width:600px){.hero{min-height:610px;max-height:780px}.hero-content{padding-top:100px}.hero h1{font-size:76px}.hero .eyebrow{font-size:8px;letter-spacing:1.8px}.hero-image{object-position:58% 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/* Original supplied agent and brokerage logo, kept together and uncropped. */
header{height:130px}.brand{display:block;flex-shrink:0;width:430px;max-width:45%}.brand img{width:100%;height:auto;display:block}nav{gap:24px}.footer-top .brand{width:470px;max-width:60%}@media(max-width:1000px){header{height:115px}.brand{width:380px}nav{gap:15px}}@media(max-width:850px){header{height:115px}.brand{max-width:75%;width:430px}nav{top:115px}.hero{height:calc(100svh - 115px)}.footer-top .brand{max-width:100%}}@media(max-width:600px){header{height:auto;min-height:136px;padding:8px 5% 14px;flex-wrap:wrap;justify-content:center;gap:0}.brand{max-width:100%;width:100%}header .menu{margin-left:auto;padding:0 0 0 15px;font-size:10px}nav{top:100%}.hero{height:calc(100svh - 136px)}.footer-top .brand{width:100%;max-width:100%}}

.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}@media(prefers-reduced-motion:reduce){.hero-video{display:none}}@media(max-width:600px){}
.archive-count{font-size:11px;letter-spacing:1px;text-transform:uppercase;color:#777}.article-body{line-height:1.85;overflow-wrap:anywhere}.article-body h1{font-size:42px;margin:40px 0 20px}.article-body h2{font-size:36px;line-height:1.2}.article-body h3{font-size:29px;margin:30px 0 16px;line-height:1.25}.article-body a{text-decoration:underline;text-underline-offset:3px}.article-body img{max-width:100%;height:auto;margin:28px auto}.article-body ul,.article-body ol{padding-left:24px;margin-bottom:25px}.article-body li{margin-bottom:7px}.article-body table{display:block;overflow-x:auto;max-width:100%;border-collapse:collapse;font-size:13px;margin:25px 0}.article-body td,.article-body th{padding:12px;border:1px solid #ddd}.no-image{height:245px;display:flex;align-items:center;justify-content:center;background:#eee;font-size:12px;letter-spacing:3px}.post-meta{gap:10px;flex-wrap:wrap}@media(max-width:600px){.imported-article h1{font-size:43px}.article-body h2{font-size:31px}.article-body h3{font-size:26px}}
.service-refresh{padding-bottom:75px}.service-refresh .journal-heading>p{color:#777;font-size:13px}.service-tiles{display:grid;grid-template-columns:1fr 1fr;gap:25px}.service-tile{position:relative;height:410px;overflow:hidden;color:white}.service-tile>img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.service-tile:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#000b,transparent 90%)}.service-tile>div{position:absolute;z-index:1;bottom:35px;left:35px;right:30px}.service-tile .eyebrow{display:block;margin-bottom:16px}.service-tile h3{font-size:42px;line-height:1.1;margin-bottom:20px}.service-tile>div>span:last-child{font-size:11px;letter-spacing:.5px}.service-tile:hover{opacity:1}.service-tile:hover img{transform:scale(1.03)}.area-refresh{padding-top:65px;padding-bottom:75px;border-top:1px solid #ddd}.area-layout{display:grid;grid-template-columns:1fr 1.5fr;gap:7%}.area-layout>div>p{font-size:14px;color:#666}.area-links{display:grid;grid-template-columns:1fr 1fr;gap:0 35px}.area-links a{display:flex;justify-content:space-between;padding:15px 0;border-bottom:1px solid #ddd;font-size:14px}.reviews-refresh{background:#f5f5f4}.reviews-refresh>h2{margin-bottom:45px}.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}.review-card{border-top:1px solid #bbb;padding:15px 0}.review-mark{font-family:Georgia,serif;font-size:55px;line-height:1.2}.review-card blockquote{font:14px/1.85 Manrope,Arial,sans-serif;margin-bottom:25px}.review-card .eyebrow{font-size:9px}.more-reviews{margin-top:30px}.more-reviews summary{display:flex;justify-content:space-between;cursor:pointer;font-size:12px;padding:20px 0;border-top:1px solid #bbb;border-bottom:1px solid #bbb;list-style:none}.more-reviews[open] .review-grid{margin-top:35px}.feature-controls{display:flex;justify-content:space-between;align-items:center;margin-top:35px;color:#777;font-size:10px;letter-spacing:1px}.feature-controls button{background:white;border:1px solid #ccc;width:46px;height:42px;cursor:pointer;color:#111;font-size:20px;margin-left:8px}.feature-controls button:hover{background:#111;color:white}@media(max-width:600px){.service-tiles,.area-layout,.review-grid{grid-template-columns:1fr}.service-tile{height:350px}.service-tile>div{left:25px;bottom:28px}.service-tile h3{font-size:36px}.service-refresh .journal-heading>p{margin-top:25px}.area-layout{gap:25px}.area-links{gap:0 20px}.area-links a{font-size:12px}.review-grid{gap:20px}.review-card blockquote{font-size:14px}}
.contact-form-section{display:grid;grid-template-columns:1fr 1fr;gap:9%;border-top:1px solid #ddd;background:#fafafa}.contact-copy h2{font-size:clamp(50px,5.5vw,80px);margin-bottom:30px}.contact-copy>p:not(.eyebrow){color:#666;max-width:440px}.contact-details{border-top:1px solid #ccc;padding-top:30px;margin-top:40px}.contact-details>div{margin-bottom:22px}.contact-details span{display:block;font-size:9px;letter-spacing:2px;color:#777;margin-bottom:8px}.contact-details a,.contact-details p{font-size:14px}.inquiry-form label{display:block;font-size:9px;font-weight:600;letter-spacing:2px;margin-bottom:28px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:28px}.inquiry-form input:not([type=hidden]),.inquiry-form textarea{display:block;width:100%;border:0;border-bottom:1px solid #bbb;background:transparent;border-radius:0;padding:18px 0 13px;font:14px/1.7 Manrope,Arial,sans-serif;color:#111;letter-spacing:0;outline-offset:3px}.inquiry-form textarea{resize:vertical;min-height:150px}.inquiry-form input:focus,.inquiry-form textarea:focus{border-color:#111}.inquiry-form .button{cursor:pointer;margin:8px 0 22px}.form-note{font-size:10px;color:#777;line-height:1.8}.form-status{font-size:12px;color:#555;max-width:420px}@media(max-width:600px){.contact-form-section{grid-template-columns:1fr;gap:40px}.form-row{grid-template-columns:1fr;gap:0}.contact-copy h2{font-size:55px}}

.navcontact{display:inline-block;background:#111;color:#fff;border:1px solid #111;padding:15px 23px;letter-spacing:.7px}.navcontact:hover{background:#333;opacity:1}.about-copy>.button{margin-top:5px}

.signature{width:290px;max-width:100%;height:75px;overflow:hidden;margin-top:25px}.signature img{width:100%;height:100%;object-fit:cover;object-position:center}
/* Crop the source image's blank margins without altering the signature. */
.signature{width:224px;height:64px;max-width:100%;margin-top:25px;overflow:hidden}
.signature img{display:block;width:316px;max-width:none;height:auto;object-fit:initial;transform:translate(-44px,-51px)}

.inquiry-page h1{font-size:clamp(48px,5.5vw,78px);letter-spacing:-1.5px;margin-bottom:30px}.inquiry-page .contact-copy>.eyebrow{margin-top:45px}.inquiry-form select{display:block;width:100%;padding:18px 0 13px;border:0;border-bottom:1px solid #bbb;background:transparent;font:14px Manrope,Arial,sans-serif;color:#111;border-radius:0}

.arrow-icon{display:inline-block;width:1.1em;height:1.1em;vertical-align:-.15em;flex-shrink:0}.button .arrow-icon{width:20px;height:20px}.navcontact .arrow-icon{margin-left:7px}.textlink .arrow-icon{margin-left:5px}.area-links .arrow-icon{width:16px;height:16px}.service-tile .arrow-icon{width:15px;height:15px}.menu{display:none!important}
@media(max-width:850px){header{height:auto;min-height:115px;gap:15px;flex-wrap:wrap;padding-top:10px;padding-bottom:15px}header .brand{width:430px;max-width:70%}#nav{display:flex;position:static;flex-direction:row;align-items:center;gap:22px;padding:0;border:0;background:transparent}.navcontact{padding:12px 18px}#nav a{color:#111}#nav .navcontact{color:#fff}}
@media(max-width:600px){header{padding:8px 5% 18px;gap:6px}header .brand{max-width:100%;width:100%}#nav{width:100%;justify-content:center;gap:28px;font-size:11px}#nav .navcontact{padding:12px 20px}.hero{height:calc(100svh - 155px)}}
/* Balanced phone navigation, with the primary action centered. */
@media(max-width:600px){
 #nav{display:grid;grid-template-columns:minmax(0,1fr) auto minmax(0,1fr);align-items:center;gap:14px;width:100%;font-size:11px}
 #nav>a[href="/"]{grid-column:1;grid-row:1;justify-self:center}
 #nav>.navcontact{grid-column:2;grid-row:1;justify-self:center;padding:13px 20px;white-space:nowrap}
 #nav>a[href="/blog/"]{grid-column:3;grid-row:1;justify-self:center}
}

.floating-text{position:fixed;right:max(22px,env(safe-area-inset-right));bottom:calc(22px + env(safe-area-inset-bottom));z-index:50;display:inline-flex;align-items:center;gap:10px;padding:15px 20px;background:#111;color:#fff;border:1px solid #555;border-radius:30px;box-shadow:0 4px 20px #0003;font-size:12px;font-weight:600;letter-spacing:.3px;line-height:1.3;min-height:48px}.floating-text svg{width:22px;height:22px;flex-shrink:0}.floating-text:hover{opacity:1;background:#333}.floating-text:focus-visible{outline:3px solid #777;outline-offset:4px}footer{padding-bottom:100px}@media(max-width:600px){.floating-text{right:14px;bottom:calc(14px + env(safe-area-inset-bottom));padding:13px 16px;font-size:11px;gap:8px}.floating-text svg{width:20px;height:20px}}
/* Match the site's square, restrained call-to-action styling. */
.floating-text{border-radius:0;border:1px solid #111;box-shadow:0 3px 14px #0002;padding:17px 21px;font-size:10px;font-weight:600;letter-spacing:1.4px;text-transform:uppercase;gap:12px}.floating-text svg{width:19px;height:19px}@media(max-width:600px){.floating-text{padding:15px 17px;font-size:9px;letter-spacing:1.2px;gap:10px}.floating-text svg{width:18px;height:18px}}

/* TREC 531.18 and 531.20: full notice labels at least 10pt, clearly visible. */
footer .legal a{font-size:14px;line-height:1.6;color:#333}footer .legal{font-size:14px;line-height:1.6}

/* Balanced contact page and compact, readable review cards. */
.contact-form-section.inquiry-page{align-items:center;gap:7%;padding-top:65px;padding-bottom:65px;background:#f5f5f3}.inquiry-page .contact-copy{padding:0;align-self:center}.inquiry-page .contact-copy h2{font-size:clamp(42px,4.4vw,66px);line-height:1.08;margin-bottom:22px}.inquiry-page .contact-copy>p:not(.eyebrow){max-width:420px}.inquiry-page .contact-details{margin-top:24px;padding-top:22px;display:grid;grid-template-columns:1fr 1fr;gap:18px 24px}.inquiry-page .contact-details>div{margin:0}.inquiry-page .contact-details>div:last-child{grid-column:1/-1}.inquiry-page>.inquiry-form{background:white;border:1px solid #e5e5e2;padding:32px;box-shadow:0 8px 30px #00000004}.inquiry-page .inquiry-form label{margin-bottom:20px}.inquiry-page .inquiry-form textarea{min-height:110px}.inquiry-page .form-note{margin-bottom:0}#reviews{padding-top:60px;padding-bottom:55px}#reviews h2{margin-bottom:28px}#review-slides{align-items:stretch;gap:22px}button.review-card{border:1px solid #d5d5d2;background:white;padding:22px;text-align:left;color:#111;font-family:Manrope,Arial,sans-serif;cursor:pointer;display:flex;flex-direction:column;min-width:0;transition:border-color .2s,box-shadow .2s}button.review-card:hover{border-color:#777;box-shadow:0 7px 20px #00000008}button.review-card:focus-visible{outline:2px solid #111;outline-offset:4px}.review-card .review-mark{font-size:36px;height:32px}.review-excerpt{font-size:13px;line-height:1.8;display:-webkit-box;-webkit-line-clamp:4;-webkit-box-orient:vertical;overflow:hidden;margin:8px 0 18px;height:94px}.review-name{font-size:11px;font-weight:700;line-height:1.5;margin-top:auto}.review-read{font-size:11px;text-decoration:underline;text-underline-offset:4px;margin-top:12px}.review-dialog{border:0;padding:35px;max-width:650px;width:calc(100% - 36px);max-height:85vh;overflow:auto;color:#111;background:white;box-shadow:0 20px 80px #0004}.review-dialog::backdrop{background:#0008;backdrop-filter:blur(3px)}.review-dialog h2{font-size:34px;margin-bottom:20px}.review-dialog blockquote{font:16px/1.9 Manrope,Arial,sans-serif;margin:0}.review-close{display:block;margin:0 0 24px auto;background:none;border:0;border-bottom:1px solid #aaa;padding:5px;cursor:pointer;color:#111}.review-dialog .eyebrow{margin-bottom:12px}#reviews .feature-controls{margin-top:20px}#featured-posts .post h3{min-height:3.5em}footer .footer-top{padding-bottom:24px}footer .copyright{justify-content:flex-start}@media(max-width:700px){.contact-form-section.inquiry-page{padding:40px 6%;gap:30px}.inquiry-page>.inquiry-form{padding:24px}.inquiry-page .contact-details{grid-template-columns:1fr}.inquiry-page .contact-details>div:last-child{grid-column:auto}#reviews{padding-top:40px;padding-bottom:35px}#review-slides{gap:12px}button.review-card{padding:18px}.review-excerpt{height:auto;max-height:72px;-webkit-line-clamp:3}.review-dialog{padding:24px}#featured-posts .post h3{min-height:0}}

.site-menu-toggle{width:46px;height:46px;border:1px solid #bbb;background:transparent;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:7px;cursor:pointer;color:#111}.site-menu-toggle span{width:20px;height:1px;background:currentColor}.site-menu-toggle:hover{background:#f0f0ee}.site-menu{margin:0;padding:0;max-width:none;max-height:none;width:100vw;height:100dvh;border:0;background:#f7f7f4;color:#111;overflow:hidden}.site-menu[open]{display:grid;grid-template-columns:40% 60%;animation:menu-reveal .4s ease-out}.site-menu::backdrop{background:#0008}.menu-portrait{position:relative;background:#111;min-height:0}.menu-portrait>img{width:100%;height:100%;object-fit:cover;object-position:50% 28%;filter:grayscale(1);opacity:.55}.menu-portrait>div{position:absolute;bottom:10%;left:12%;right:8%;color:white}.menu-portrait h2{font-size:clamp(40px,4.6vw,76px);line-height:1.02;margin:20px 0 32px}.menu-portrait .button{padding:18px 24px;min-width:0;display:inline-flex}.menu-content{position:relative;overflow:auto;padding:75px 10% 35px}.menu-close{position:absolute;right:8%;top:22px;border:0;background:none;font-size:10px;letter-spacing:2px;font-weight:700;cursor:pointer;color:#111;padding:12px}.menu-close span{font-size:22px;margin-left:10px;vertical-align:middle}.menu-content nav{display:block;font-family:'Cormorant Garamond',Georgia,serif;font-size:clamp(30px,3.6vw,54px)}.menu-content nav>a,.menu-pair{display:block;border-top:1px solid #ccc;padding:11px 0;line-height:1.15}.menu-content nav>a:hover,.menu-pair a:hover{opacity:.55}.menu-pair{display:flex;gap:40px}.menu-contact{display:flex;gap:20px;flex-wrap:wrap;font-size:12px;margin-top:25px}.menu-brokerage{width:300px;max-width:100%;height:auto;margin-top:26px}.menu-open{overflow:hidden}@keyframes menu-reveal{from{opacity:0;transform:translateY(-12px)}to{opacity:1;transform:translateY(0)}}@media(max-width:600px){#nav{grid-template-columns:1fr auto 1fr 38px;gap:9px}#nav .site-menu-toggle{grid-column:4;grid-row:1;width:36px;height:38px}#nav>.navcontact{padding:12px 14px}.site-menu[open]{grid-template-columns:1fr}.menu-portrait{display:none}.menu-content{padding:78px 8% 30px}.menu-content nav{font-size:38px}.menu-content nav>a,.menu-pair{padding:15px 0}.menu-contact{display:grid;gap:12px}.menu-brokerage{margin-top:30px}.menu-close{right:6%}}@media(prefers-reduced-motion:reduce){.site-menu[open]{animation:none}}

.site-menu .menu-content nav{position:static;inset:auto;transform:none;opacity:1;width:auto;max-height:none;overflow:visible;padding:0;background:transparent;border:0}.site-menu .menu-content nav a{color:#111;visibility:visible}.site-menu .menu-close{min-width:80px;min-height:44px}@media(max-width:600px){.site-menu .menu-content{padding-bottom:calc(30px + env(safe-area-inset-bottom))}.site-menu .menu-content nav{font-size:clamp(28px,9vw,38px)}.menu-pair{gap:30px}}

.site-menu .menu-close{position:fixed;top:18px;right:4%;z-index:3;background:#f7f7f4}@media(max-width:600px){.site-menu .menu-close{right:6%}}

/* A consistent, quiet navigation bar. */
body:not(.dash)>header{min-height:100px;height:100px;padding:18px 5.5%;gap:30px;background:#fff;border-bottom:1px solid #e8e8e5}body:not(.dash)>header>.brand{width:380px;max-width:42%}#nav{display:flex;gap:32px;align-items:center;font-size:12px;letter-spacing:.3px}#nav>a{padding:12px 0}#nav>.navcontact{display:inline-flex;align-items:center;gap:18px;padding:15px 23px;background:#111;color:#fff;border:1px solid #111;margin:0;line-height:1.2;min-height:48px}#nav>.site-menu-toggle{width:auto;height:48px;min-width:94px;border:0;border-left:1px solid #ddd;padding:0 0 0 26px;background:none;flex-direction:row;gap:14px}#nav .menu-toggle-label{width:auto;height:auto;background:none;font:500 11px Manrope,Arial,sans-serif;letter-spacing:1px}#nav .menu-toggle-lines{width:22px;height:16px;display:flex;flex-direction:column;justify-content:center;gap:6px;background:none}#nav .menu-toggle-lines i{display:block;width:22px;height:1px;background:#111;transition:width .2s}#nav .menu-toggle-lines i:last-child{width:15px}#nav .site-menu-toggle:hover i:last-child{width:22px}.site-menu .menu-content nav{font-size:clamp(28px,3.3vw,48px)}.site-menu .menu-content nav>a{padding:10px 0}.site-menu .menu-contact{margin-top:18px}@media(max-width:850px){body:not(.dash)>header{height:auto;min-height:92px;padding:15px 5%;gap:16px}body:not(.dash)>header>.brand{width:310px;max-width:45%}#nav{gap:18px}#nav>.site-menu-toggle{padding-left:18px;min-width:78px}}@media(max-width:600px){body:not(.dash)>header{display:flex;flex-wrap:nowrap;min-height:82px;height:82px;padding:14px 5%;gap:12px}body:not(.dash)>header>.brand{width:235px;max-width:calc(100% - 70px)}#nav{display:flex;width:auto;margin-left:auto;gap:0}#nav>a{display:none}#nav>.navcontact{display:none}#nav>.site-menu-toggle{padding:0;border:0;min-width:44px;width:44px;height:48px}#nav .menu-toggle-label{display:none}#nav .menu-toggle-lines{height:22px;width:24px}#nav .menu-toggle-lines i{width:24px}#nav .menu-toggle-lines i:last-child{width:17px}.site-menu .menu-content nav{font-size:clamp(28px,8.5vw,36px)}.site-menu .menu-content nav>a{padding:12px 0}.site-menu .menu-content{padding-top:72px}.site-menu .menu-contact{margin-top:22px}}

.site-credit{margin-top:22px;display:flex;flex-direction:column;align-items:flex-start;gap:5px;color:#777}.site-credit>span{font-size:9px;letter-spacing:.8px}.site-credit a{display:block;width:135px;opacity:.7;transition:opacity .2s}.site-credit a:hover{opacity:1}.site-credit img{display:block;width:100%;height:auto}.site-credit a:focus-visible{outline:2px solid #111;outline-offset:4px}@media(max-width:600px){.site-credit{margin-top:20px}.site-credit a{width:120px}}

.site-credit a{width:190px;opacity:1}.site-credit a:hover{opacity:.8}.site-credit>span{color:#555;font-size:10px}@media(max-width:600px){.site-credit a{width:170px}}

/* Remove the supplied logo’s near-white paper tone against the white footer. */
.site-credit img{filter:grayscale(1) contrast(2);mix-blend-mode:multiply}.site-credit a{background:transparent;border:0;box-shadow:none}

/* Standalone designer mark, with the source image’s excess canvas clipped. */
.site-credit{margin-top:36px}.site-credit a{width:230px;height:50px;overflow:hidden;display:block}.site-credit img{width:320px;max-width:none;height:auto;transform:translate(-43px,-28px)}@media(max-width:600px){.site-credit{margin-top:30px}.site-credit a{width:200px;height:44px}.site-credit img{width:280px;transform:translate(-38px,-25px)}}

/* Editorial navigation with an image panel, fine rules and staggered links. */
.site-menu[open]{grid-template-columns:38% 62%;animation:menu-arrive .45s cubic-bezier(.2,.8,.2,1)}.site-menu .menu-portrait{background:#111;overflow:hidden}.site-menu .menu-portrait>img{object-position:50% 50%;filter:grayscale(.4);opacity:.5;animation:menu-image 1.2s ease-out}.site-menu .menu-portrait>.menu-intro{left:12%;right:10%;bottom:12%}.menu-intro>.eyebrow{font-size:8px;letter-spacing:1.5px;line-height:1.8}.site-menu .menu-intro h2{font-size:clamp(44px,5vw,78px);margin:18px 0 20px;line-height:1}.menu-intro>p:not(.eyebrow){font-size:13px;color:#eee}.site-menu .menu-intro .button{margin-top:24px;padding:15px 20px;font-size:10px;gap:30px}.site-menu .menu-content{padding:28px 9% 26px;background:#fafaf7}.menu-top{height:65px;display:flex;align-items:flex-start;margin-bottom:14px}.menu-top img{width:245px;max-width:64%;height:auto;mix-blend-mode:multiply}.site-menu .menu-close{right:4%;top:25px;background:#fafaf7;font-size:9px;min-height:44px}.menu-heading{font-size:8px;letter-spacing:2px;margin:0 0 10px;color:#777}.site-menu .menu-content nav{font-size:clamp(26px,2.9vw,42px)}.site-menu .menu-content nav>a{display:flex;align-items:center;gap:20px;padding:10px 0;border-top:1px solid #deded8;line-height:1.15;opacity:1;transition:color .25s,padding .25s}.site-menu nav small{font:9px Manrope,Arial,sans-serif;color:#999;letter-spacing:1px}.site-menu nav a>span{flex:1}.menu-arrow{width:19px;height:19px;color:#777;transition:transform .25s}.site-menu .menu-content nav>a:hover{padding-left:8px;color:#777;opacity:1}.site-menu nav>a:hover .menu-arrow{transform:translate(3px,-3px)}.site-menu[open] nav>a{animation:menu-link .55s both}.site-menu[open] nav>a:nth-child(2){animation-delay:.035s}.site-menu[open] nav>a:nth-child(3){animation-delay:.07s}.site-menu[open] nav>a:nth-child(4){animation-delay:.105s}.site-menu[open] nav>a:nth-child(5){animation-delay:.14s}.site-menu[open] nav>a:nth-child(6){animation-delay:.175s}.site-menu[open] nav>a:nth-child(7){animation-delay:.21s}.site-menu .menu-contact{padding-top:16px;margin-top:12px;border-top:1px solid #deded8;font-size:11px;gap:12px 25px}.menu-contact a:hover{text-decoration:underline;text-underline-offset:4px}@keyframes menu-arrive{from{opacity:0;transform:translateY(-8px)}to{opacity:1;transform:none}}@keyframes menu-link{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}@keyframes menu-image{from{transform:scale(1.06)}to{transform:scale(1)}}
/* Gentle movement throughout public pages. */
body:not(.dash) main{animation:page-arrive .6s ease-out}.motion-reveal{opacity:0;transform:translateY(22px);transition:opacity .75s ease,transform .75s cubic-bezier(.2,.7,.2,1)}.motion-reveal.is-visible{opacity:1;transform:none}.page-leaving body{opacity:0;transition:opacity .16s ease}body{transition:opacity .16s ease}.hero-content{animation:content-arrive .85s ease-out}.post-img img,.service-tile img{transition:transform .75s cubic-bezier(.2,.6,.2,1)}.post:hover .post-img img,.service-tile:hover img{transform:scale(1.035)}.button{transition:background .25s,color .25s,transform .25s,box-shadow .25s}.button:hover{transform:translateY(-2px);box-shadow:0 5px 15px #0001}.button:active{transform:translateY(0)}@keyframes page-arrive{from{opacity:0}to{opacity:1}}@keyframes content-arrive{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}@media(max-width:600px){.site-menu[open]{grid-template-columns:1fr}.site-menu .menu-content{padding:24px 8% calc(30px + env(safe-area-inset-bottom))}.menu-top{height:74px;margin-bottom:12px}.menu-top img{width:225px;max-width:70%}.site-menu .menu-close{right:5%;top:24px;min-width:58px;padding:7px;font-size:8px}.site-menu .menu-close span{margin-left:5px;font-size:20px}.site-menu .menu-content nav{font-size:clamp(26px,7.7vw,34px)}.site-menu .menu-content nav>a{padding:14px 0;gap:15px}.menu-arrow{width:17px;height:17px}.site-menu .menu-contact{display:grid;padding-top:20px;gap:12px}.motion-reveal{transform:translateY(14px)}}@media(prefers-reduced-motion:reduce){body,body:not(.dash) main,.hero-content,.site-menu[open],.site-menu[open] nav>a,.site-menu .menu-portrait>img{animation:none;transition:none}.motion-reveal{opacity:1;transform:none;transition:none}.button:hover,.post:hover .post-img img,.service-tile:hover img{transform:none}.page-leaving body{opacity:1}}

/* An orderly footer, with clear branding and quieter supporting information. */
footer.site-footer{padding:52px 8% 90px;background:#fff;border-top:1px solid #e5e5df}footer.site-footer .footer-top{display:flex;align-items:center;justify-content:space-between;gap:40px;margin:0;padding:0 0 34px;border:0}footer.site-footer .footer-top .brand{display:block;width:355px;max-width:48%;margin:0}footer.site-footer .footer-contact{display:grid;gap:3px;text-align:right;font-size:13px;line-height:1.8}footer.site-footer .eyebrow{font-size:9px;letter-spacing:1.8px;line-height:1.5;color:#777;margin:0 0 12px}footer.site-footer .footer-contact a{white-space:nowrap}footer.site-footer .legal{display:grid;grid-template-columns:1.15fr 1fr;gap:60px;border-top:1px solid #e5e5df;border-bottom:1px solid #e5e5df;padding:30px 0;margin:0;font-size:12px;line-height:1.9;color:#555}footer.site-footer .legal p{margin:0}footer.site-footer .legal .eyebrow{margin-bottom:12px}footer.site-footer .legal a{text-underline-offset:4px;text-decoration-thickness:1px}footer.site-footer .footer-resources>a{display:block;font-size:14px;line-height:1.65;margin-bottom:10px}footer.site-footer .footer-resources>p:last-child{font-size:11px;color:#777;margin-top:15px}footer.site-footer .copyright{padding:20px 0 0;margin:0;border:0;font-size:10px;color:#777}footer.site-footer .site-credit{margin-top:26px}footer.site-footer a:hover{color:#111}footer.site-footer .footer-contact a:hover{text-decoration:underline;text-underline-offset:4px}@media(max-width:700px){footer.site-footer{padding:36px 7% 100px}footer.site-footer .footer-top{display:block;padding-bottom:26px}footer.site-footer .footer-top .brand{width:310px;max-width:100%}footer.site-footer .footer-contact{text-align:left;margin-top:28px;font-size:13px}footer.site-footer .legal{grid-template-columns:1fr;gap:26px;padding:26px 0;font-size:12px}footer.site-footer .footer-resources>a{font-size:14px;margin-bottom:12px}footer.site-footer .site-credit{margin-top:24px}}

footer.site-footer .footer-contact .eyebrow{font-family:Manrope,Arial,sans-serif;font-style:normal;font-weight:600}

footer.site-footer a[href^="tel:"]{white-space:nowrap}

.page-intro{background:#f5f5f1;padding-top:70px;padding-bottom:65px}.page-intro h1,.area-intro h1{font-size:clamp(52px,6vw,88px);letter-spacing:-2px}.page-intro + .about{padding-top:70px;padding-bottom:70px}.approach{display:grid;grid-template-columns:1fr 1fr;gap:9%;background:#f5f5f1}.approach-list article{display:flex;gap:24px;padding:24px 0;border-top:1px solid #d8d8d1}.approach-list article>span{font-size:10px;color:#777;padding-top:7px}.approach-list h3{font-size:32px;margin-bottom:12px}.approach-list p{font-size:14px;color:#555;margin:0}.area-intro{display:grid;grid-template-columns:1.1fr 1fr;gap:7%;align-items:center;background:#f5f5f1;padding-top:65px;padding-bottom:65px}.area-intro>img{width:100%;height:420px;object-fit:cover}.area-description{max-width:520px;color:#555;margin:28px 0 0}.area-guides{padding-top:65px;padding-bottom:70px}.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.area-card{padding:28px;background:#fafaf7;border:1px solid #deded8;transition:background .25s,transform .25s}.area-card:hover{background:#f0f0e9;transform:translateY(-3px)}.area-card .eyebrow{display:block;color:#777;margin-bottom:26px}.area-card h3{font-size:34px;margin-bottom:25px}.area-card .textlink{font-size:11px}@media(max-width:700px){.page-intro{padding:45px 7%}.page-intro+.about{padding:40px 7%}.approach,.area-intro{grid-template-columns:1fr;padding:45px 7%;gap:30px}.area-intro>img{height:270px}.area-guides{padding:45px 7%}.area-grid{grid-template-columns:1fr;gap:14px}.area-card{padding:24px}.area-card .eyebrow{margin-bottom:16px}.area-card h3{margin-bottom:15px}}@media(prefers-reduced-motion:reduce){.area-card{transition:none}.area-card:hover{transform:none}}

footer.site-footer .footer-marks{display:flex;align-items:center;gap:24px;padding:24px 0 0}footer.site-footer .footer-marks img{display:block;object-fit:contain;flex:none}footer.site-footer .housing-mark{width:56px;height:auto}footer.site-footer .realtor-mark{width:100px;height:auto;margin:-20px -16px -20px -24px}footer.site-footer .footer-marks+.copyright{padding-top:18px}@media(max-width:700px){footer.site-footer .footer-marks{padding-top:22px;gap:22px}}