:root{--ink:#3D3030;--forest:#874B55;--deep:#49363A;--sage:#B98283;--paper:#F7F3ED;--white:#FFFFFF;--sand:#E8D8C9;--muted:#75675E;--line:#E8D8C9;--gold:#B98283;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}.site-header{height:88px;padding:0 6.2%;display:flex;align-items:center;justify-content:space-between;background:var(--white);border-bottom:1px solid #e6e5dc;position:relative;z-index:5}.brand{display:flex;align-items:center;gap:12px;font-size:13px;font-weight:700;letter-spacing:.16em}.brand small{display:block;font-size:8px;letter-spacing:.19em;font-weight:500;margin-top:5px;color:#7e877e}.brand-mark{width:38px;height:38px;border:1px solid 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p{font-size:13px;line-height:1.9;color:#707970;margin:28px 0}.contact-detail{border-top:1px solid var(--line);padding:17px 0;display:flex;flex-direction:column;gap:8px}.contact-detail span{font-size:8px;letter-spacing:.2em;color:#874B55}.contact-detail b{font-size:11px;font-weight:500}.lead-form{background:var(--paper);padding:38px}.form-intro{margin-bottom:26px}.form-intro h3{font:500 25px var(--serif);margin:0 0 8px}.form-intro p,.form-note{font-size:10px;color:#75675e}.lead-form label{display:block;font-size:10px;font-weight:600;margin:0 0 17px;color:#47544a}.lead-form input,.lead-form select,.lead-form textarea{display:block;width:100%;margin-top:8px;padding:13px 14px;border:1px solid #d8d9d1;background:#fffefa;font:12px var(--sans);color:var(--ink);border-radius:0;outline:none}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:#B98283}.lead-form textarea{resize:vertical}.form-two{display:grid;grid-template-columns:1fr 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@media(max-width:800px){.site-header{height:72px;padding:0 5%}.menu-toggle{display:block}nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--white);padding:22px 6%;flex-direction:column;align-items:stretch;gap:20px;border-bottom:1px solid var(--line)}nav.open{display:flex}.nav-cta{text-align:center}.hero{min-height:620px;padding:90px 7% 80px}.hero-art{right:-15%;width:68%;opacity:.38}.hero-bottom{left:7%;right:7%;font-size:7px;gap:20px}.hero-bottom span:last-child{text-align:right}.section-pad{padding:70px 7%}.intro-grid,.split-story,.contact-layout{grid-template-columns:1fr;gap:35px}.pathways{grid-template-columns:1fr}.path-card{min-height:240px;padding:35px 8%}.property-grid{grid-template-columns:repeat(2,1fr)}.section-heading,.listing-toolbar{align-items:start;gap:22px;flex-direction:column}.filter-row{width:100%;flex-direction:column}.filter-row input,.filter-row select{width:100%}.page-hero{padding:75px 7% 60px}.cta-band{padding:45px 7%;align-items:start;flex-direction:column;gap:25px}.footer{padding:45px 7% 22px;grid-template-columns:1fr 1fr}.footer-links{grid-column:1/-1;justify-content:flex-start}.copyright{grid-column:1/-1}}
@media(max-width:520px){.hero h1{font-size:55px}.hero-actions{align-items:flex-start;flex-direction:column;gap:20px}.property-grid{grid-template-columns:1fr}.property-image{height:205px}.form-two{grid-template-columns:1fr;gap:0}.lead-form{padding:25px 20px}.footer{grid-template-columns:1fr}.footer-links,.copyright{grid-column:1}.hero-bottom{font-size:6px}.hero-bottom span:last-child{max-width:45%}}
.broker-profile{display:grid;grid-template-columns:.9fr 1.1fr;gap:10%;align-items:center;background:#eeece4}.broker-photo-wrap{max-width:470px;justify-self:center;width:100%;overflow:hidden;background:#e2dfd5}.broker-photo-wrap img{display:block;width:100%;height:100%;max-height:590px;object-fit:cover;object-position:center 28%}.broker-copy h2{font:500 clamp(38px,4.5vw,58px)/1.12 var(--serif);letter-spacing:-.035em;margin:18px 0 22px}.broker-copy h2 em{color:#874B55}.broker-copy .lead{max-width:530px}.broker-note{font-size:10px;letter-spacing:.12em;color:#75675e;margin:0 0 25px}@media(max-width:800px){.broker-profile{grid-template-columns:1fr;gap:35px}.broker-photo-wrap{max-width:440px}.broker-photo-wrap img{max-height:540px}}

.footer-phone{display:inline-block;margin-top:8px;color:#e2d2ae;font-size:12px;letter-spacing:.08em}.footer-phone:hover{text-decoration:underline}.contact-detail a{color:var(--forest);text-decoration:none}.contact-detail a:hover{text-decoration:underline}

/* Clear, high-contrast calls to action and brokerage sections */
.hero-primary{background:#fff;color:#49363A;border:2px solid #fff;font-weight:700;box-shadow:0 8px 24px rgba(0,0,0,.16)}.hero-primary:hover{background:#E8D8C9;color:#49363A;transform:translateY(-3px)}.hero-secondary{background:#874B55;color:#fff;border:2px solid #fff;font-weight:700;box-shadow:0 8px 24px rgba(0,0,0,.16)}.hero-secondary:hover{background:#49363A;transform:translateY(-3px)}.standout-button{background:#874B55;color:#fff;border:2px solid #874B55;font-weight:700;box-shadow:0 8px 22px rgba(73,54,58,.16)}.standout-button:hover{background:#49363A;border-color:#49363A;transform:translateY(-2px)}.brokerage-options{background:#fff}.option-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.option-card{display:flex;flex-direction:column;min-height:240px;padding:27px 24px;border:1px solid var(--line);background:var(--paper);transition:.2s}.option-card:hover{transform:translateY(-4px);border-color:var(--forest)}.option-card span{font-size:9px;letter-spacing:.16em;color:var(--forest);font-weight:700}.option-card h3{font:500 25px/1.15 var(--serif);margin:22px 0 12px;color:var(--ink)}.option-card p{font-size:12px;line-height:1.7;color:var(--muted);margin:0 0 20px}.option-card b{font-size:10px;color:var(--forest);margin-top:auto}.asset-management{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center;background:#fff}.asset-management h2{font:500 clamp(36px,4vw,54px)/1.12 var(--serif);letter-spacing:-.035em;margin:18px 0}.asset-management h2 em{color:var(--forest)}@media(max-width:900px){.option-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:800px){.asset-management{grid-template-columns:1fr;gap:25px}}@media(max-width:520px){.option-grid{grid-template-columns:1fr}.hero-actions{align-items:stretch}.hero-actions .button{width:100%;justify-content:space-between}}

.broker-contact{display:flex;flex-direction:column;gap:9px;margin:0 0 22px}.broker-contact a{font-size:12px;color:var(--forest);font-weight:600;text-decoration:none}.broker-contact a:hover{text-decoration:underline}.broker-note{line-height:1.9}

.client-moments{background:var(--paper)}.client-moments .section-heading{align-items:end;gap:28px}.client-intro{max-width:340px;color:var(--muted);font-size:13px;line-height:1.8}.client-gallery{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:34px;align-items:start}.client-photo{position:relative;margin:0;background:#fff;overflow:hidden;box-shadow:0 16px 38px rgba(61,48,48,.09)}.client-photo img{display:block;width:100%;height:440px;object-fit:cover;transition:transform .5s}.client-photo:hover img{transform:scale(1.025)}.client-photo-tall{margin-top:42px}.client-photo-wide img{height:390px}.client-photo figcaption{display:flex;flex-direction:column;gap:9px;padding:19px 21px 22px}.client-photo figcaption span{font-size:9px;letter-spacing:.16em;font-weight:700;color:var(--forest)}.client-photo figcaption strong{font:500 20px/1.25 var(--serif);color:var(--ink)}.client-footnote{font-size:10px;color:var(--muted);margin-top:17px;text-align:right}@media(max-width:700px){.client-gallery{grid-template-columns:1fr;gap:20px}.client-photo-tall{margin-top:0}.client-photo img,.client-photo-wide img{height:auto;max-height:520px;object-fit:cover}.client-moments .section-heading{display:block}.client-intro{margin-top:14px}}

/* Editorial client-story gallery: intentional portrait crops and layered composition */
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/* Homepage credentials and CTA refinements */
.hero-primary{background:#B98283;color:#fff;border:2px solid #B98283;padding:18px 27px;font-size:12px;letter-spacing:.045em;box-shadow:0 10px 28px rgba(25,12,15,.28);border-radius:2px}.hero-primary:hover{background:#49363A;border-color:#E8D8C9;color:#fff;transform:translateY(-3px)}.hero-stamp{display:none}.affiliations{background:#fff;padding:25px 8%;border-bottom:1px solid #eee7df}.affiliations-inner{max-width:1100px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:28px}.affiliations-label{font-size:8px;letter-spacing:.2em;font-weight:700;color:#75675E;white-space:nowrap}.affiliation-marks{display:flex;align-items:center;gap:44px}.realtor-mark{display:flex;align-items:center;justify-content:center;padding:5px 14px}.realtor-mark img{display:block;width:76px;height:auto;max-height:78px;object-fit:contain}.mred-mark{display:flex;flex-direction:column;align-items:flex-start;line-height:1;text-decoration:none;padding:6px 12px}.mred-mark strong{font-family:Arial,sans-serif;font-size:32px;letter-spacing:-.06em;color:#E00034;font-weight:800}.mred-mark span{font:600 9px Arial,sans-serif;color:#414042;margin-top:5px;letter-spacing:.01em}@media(max-width:600px){.affiliations{padding:22px 7%}.affiliations-inner{flex-direction:column;gap:16px}.affiliation-marks{gap:24px}.realtor-mark img{width:65px}.mred-mark strong{font-size:28px}}

/* Instagram links and social feature */
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