:root{--ink:#1c2421;--paper:#fafaf7;--muted:#63706a;--line:#d9ddd7;--accent:#b14f32}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}a,button,input,textarea,select{-webkit-tap-highlight-color:transparent}button,input,textarea,select{font:inherit}button,a,input,textarea,select,summary{outline-offset:5px}button{cursor:pointer}img{display:block;max-width:100%}[hidden]{display:none!important}.skip{position:fixed;left:15px;top:-100px;background:white;padding:12px;z-index:99}.skip:focus{top:10px}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}header{height:98px;padding:0 5%;display:flex;justify-content:space-between;align-items:center;background:var(--paper);border-bottom:1px solid var(--line)}.brand{font-size:25px;letter-spacing:-1px;font-weight:700;line-height:1.2}.brand span{display:block;font-size:10px;letter-spacing:2.4px;font-weight:500;margin-top:8px}nav{display:flex;gap:34px;align-items:center;font-size:14px}nav a:hover{color:var(--accent)}.nav-contact{padding:12px 23px;border:1px solid var(--ink)}.nav-contact span{margin-left:15px}.menu{display:none}.hero{position:relative;min-height:650px;height:calc(100svh - 98px);max-height:950px;color:white;display:flex;align-items:center}.hero-img,.hero-shade{position:absolute;width:100%;height:100%;inset:0;object-fit:cover}.hero-shade{background:linear-gradient(90deg,rgba(9,21,20,.77),rgba(10,20,18,.22)),linear-gradient(0deg,rgba(8,20,16,.5),transparent 35%)}.hero-content{position:relative;padding:70px 7.5%;max-width:1150px}.eyebrow{font-size:12px;letter-spacing:2.2px;font-weight:600;margin:0 0 24px}.hero h1{font-family:'Playfair 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img{width:100%;height:650px;object-fit:cover;object-position:50% 28%}.photo-label{position:absolute;bottom:0;left:0;background:var(--ink);color:white;padding:17px 25px;font-size:11px;letter-spacing:2px}.intro-copy h2,h2{font-family:'Playfair Display',Georgia,serif;font-size:clamp(36px,3.6vw,54px);line-height:1.2;font-weight:500;letter-spacing:-1.1px;margin:0 0 26px}.intro-copy p{color:#4e5953}.intro-copy .eyebrow{color:var(--accent)}.intro-copy .lead{font-size:21px;line-height:1.6;color:var(--ink)}.text-link{display:inline-flex;align-items:center;gap:20px;font-size:14px;font-weight:600;border-bottom:1px solid #b7bdb7;padding:8px 0;margin-top:10px}.text-link:hover{color:var(--accent);border-color:var(--accent)}.facts{display:flex;gap:45px;border-top:1px solid var(--line);margin-top:35px;padding-top:25px}.facts strong{display:block;font-family:Georgia,serif;font-size:25px;font-weight:400}.facts span{font-size:12px;color:var(--muted)}.services{background:#e9ede7}.section-head{display:flex;justify-content:space-between;gap:40px;align-items:flex-start}.section-head .eyebrow{padding-top:10px}.section-head h2{width:58%}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:45px}.service-grid article{border-top:1px solid #aeb8ad;padding-top:25px}.area-num{font-size:12px;letter-spacing:1.5px;color:var(--muted)}h3{font-family:'Playfair Display',Georgia,serif;font-size:28px;line-height:1.3;font-weight:500;margin:18px 0 12px}.service-grid p{color:#526052}.neighborhood-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:10%}.neighborhood-heading>p{max-width:390px;margin-bottom:30px;color:var(--muted)}.neighborhood-heading .eyebrow{color:var(--accent)}.filter-row{display:flex;align-items:center;justify-content:space-between;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:20px 0;margin:25px 0 0;font-size:14px}.search{display:flex;align-items:center;border-bottom:1px solid #959f95}.search input{border:0;background:none;padding:8px 12px 8px 0;min-width:240px;color:var(--ink)}.search span:last-child{font-size:25px}.area-grid{display:grid;grid-template-columns:repeat(3,1fr)}.area{padding:35px 26px 35px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column}.area:nth-child(3n+2),.area:nth-child(3n+3){padding-left:28px;border-left:1px solid var(--line)}.area h3{margin-top:12px}.area p{font-size:14px;color:var(--muted);margin:0 0 16px}.area .area-tag{font-size:16px;color:var(--ink)}.area .text-link{align-self:flex-start;margin-top:auto}.faq{background:#edf0eb;display:grid;grid-template-columns:1fr 1.15fr;gap:10%}.faq>div>p:not(.eyebrow){color:var(--muted)}details{border-bottom:1px solid #c3ccc1;padding:20px 0}details:first-child{border-top:1px solid #c3ccc1}summary{list-style:none;cursor:pointer;font-weight:500;padding-right:25px;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;font-size:23px;font-weight:400;top:-4px}details[open] summary:after{content:'−'}details p{color:var(--muted);font-size:15px;padding-right:20px}.contact{display:grid;grid-template-columns:1fr 1.1fr;gap:10%;background:var(--ink);color:white}.contact h2{font-size:clamp(45px,4.5vw,67px)}.contact-copy>p:not(.eyebrow){color:#c2ccc4}.contact-copy>a{display:block;width:fit-content;overflow-wrap:anywhere}.contact-copy .phone{font-size:26px;margin:30px 0 5px;font-family:Georgia,serif}.contact-name{display:block;font-size:11px;letter-spacing:1.3px;color:#b8c1bb;margin-top:32px}form{padding-top:9px}label{display:block;font-size:13px}label span{color:#aeb9b0}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}form input,form select,form textarea{display:block;width:100%;color:white;background:transparent;border:0;border-bottom:1px solid #6d7b70;border-radius:0;padding:12px 0;margin:0 0 26px;min-height:48px;font-size:15px}form input::placeholder,form textarea::placeholder{color:#aeb9b0}form select option{color:var(--ink);background:white}form textarea{resize:vertical}.form-note,#form-status{font-size:12px;color:#bdc8bf;max-width:430px}footer{padding:50px 7.5%;display:flex;justify-content:space-between;gap:40px;align-items:flex-start}footer p{font-family:Georgia,serif;font-style:italic;margin:5px 0;font-size:20px}footer>div{display:flex;gap:16px;flex-wrap:wrap;font-size:12px;max-width:240px}footer>div span{width:100%;color:var(--muted)}@media(min-width:1700px){.section,header,footer{padding-left:max(7.5%,calc((100vw - 1450px)/2));padding-right:max(7.5%,calc((100vw - 1450px)/2))}}@media(max-width:1000px){header{padding:0 5%}nav{gap:20px}.hero-content{padding:60px 6%}.section{padding:75px 6%}.intro{gap:6%}.intro-photo img{height:590px}.intro-copy p{font-size:15px}.intro-copy .lead{font-size:18px}.service-grid{gap:25px}.contact{gap:6%}.facts{gap:22px}.area{padding-right:20px}.area:nth-child(3n+2),.area:nth-child(3n+3){padding-left:20px}footer p{display:none}}@media(max-width:720px){header{height:84px;position:relative}.brand{font-size:21px}.brand span{font-size:9px}.menu{display:block;background:none;border:0;padding:10px 0;font-size:14px}.menu span{margin-left:8px}nav{display:none;position:absolute;left:0;right:0;top:84px;background:var(--paper);padding:24px 6%;z-index:20;box-shadow:0 10px 15px #0001}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:20px}.nav-contact{width:fit-content}.hero{height:calc(90svh - 84px);min-height:600px;max-height:780px}.hero-content{padding:45px 6% 100px}.hero h1{font-size:45px;letter-spacing:-1.5px}.hero .eyebrow{font-size:10px}.hero-content>p:not(.eyebrow){font-size:16px}.actions{gap:20px;flex-wrap:wrap;margin-top:26px}.hero-bottom{left:6%;right:6%;font-size:9px;letter-spacing:1px}.hero-bottom>a{display:none}.section{padding:65px 6%}.intro,.faq,.contact{grid-template-columns:1fr;gap:40px}.intro-photo img{height:530px}.intro-copy h2,h2{font-size:39px}.intro-copy p{font-size:16px}.section-head,.neighborhood-heading{display:block}.section-head h2{width:100%}.service-grid{grid-template-columns:1fr;gap:30px;margin-top:25px}.service-grid article p{max-width:500px}.service-grid article .text-link{margin-top:0}.filter-row{gap:15px;align-items:flex-start;flex-direction:column}.search,.search input{width:100%}.area-grid{grid-template-columns:1fr 1fr}.area:nth-child(n){padding:26px 16px 26px 0;border-left:0}.area:nth-child(2n){border-left:1px solid var(--line);padding-left:16px;padding-right:0}.area h3{font-size:24px}.area p{font-size:14px}.area .text-link{font-size:12px;gap:5px}.contact h2{font-size:52px}.form-row{grid-template-columns:1fr;gap:0}footer{padding:35px 6%;flex-direction:column;gap:24px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.property-search{background:#f1f3ee}.search-toolbar{display:flex;align-items:center;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding:16px 0;margin-top:25px;font-size:14px}.search-toolbar .text-link{margin:0}.idx-frame{display:block;width:100%;height:850px;border:1px solid var(--line);background:white}.search-help{font-size:14px;color:var(--muted)}.search-help a{text-decoration:underline;text-underline-offset:3px}@media(max-width:720px){.search-toolbar{align-items:flex-start;flex-direction:column;gap:8px}.idx-frame{height:850px}.property-search{padding-left:4%;padding-right:4%}}

.idx-launch{padding:55px;background:var(--ink);color:white}.idx-launch>div{max-width:650px}.idx-launch h3{font-size:38px}.idx-launch p:not(.eyebrow){color:#d5ddd5}.idx-launch .button{margin:15px 0}.idx-launch .form-note{font-size:14px}@media(max-width:720px){.idx-launch{padding:30px 22px}.idx-launch h3{font-size:30px}}

/* Lead-focused homepage */
.lead-options{background:#f1f3ee}.lead-options .section-head{align-items:end}.lead-options .section-head h2 em,.resource h2 em{font-weight:500}.lead-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:46px}.lead-grid article{background:var(--paper);border:1px solid var(--line);padding:48px;display:flex;flex-direction:column;align-items:flex-start}.lead-grid article:nth-child(2){background:var(--ink);color:#fff;border-color:var(--ink)}.lead-grid h3{font:500 clamp(30px,3vw,44px)/1.12 "Playfair Display",Georgia,serif;margin:18px 0}.lead-grid p{font-size:17px;max-width:580px}.lead-grid ul{list-style:none;padding:0;margin:15px 0 30px}.lead-grid li{padding:10px 0 10px 25px;border-bottom:1px solid var(--line);position:relative}.lead-grid li:before{content:'✓';position:absolute;left:0}.lead-grid article:nth-child(2) li{border-color:#ffffff26}.lead-grid .button{margin-top:auto}.lead-grid article:nth-child(2) .button{background:#fff;color:var(--ink)}.proof-strip{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);margin-top:46px;padding-top:30px;gap:30px}.proof-strip p{margin:0}.proof-strip strong,.proof-strip span{display:block}.proof-strip strong{font-size:15px}.proof-strip span{font-size:13px;color:var(--muted);margin-top:5px}.resource{display:grid;grid-template-columns:1.35fr .65fr;gap:9%;align-items:center;background:#d8dfd5}.resource>div>p:not(.eyebrow){max-width:720px;font-size:18px}.resource h2{margin:18px 0 24px}.resource .button{margin-top:18px}.resource aside{background:var(--paper);padding:38px;border:1px solid #bcc7ba}.resource aside h3{font:500 30px/1.15 "Playfair Display",Georgia,serif;margin:15px 0}.resource aside p{font-size:15px}.contact form{position:relative}.contact .button{cursor:pointer}.contact .form-note{line-height:1.5}.hero-content{max-width:900px}.hero-content>p:not(.eyebrow){max-width:710px}.hero .actions{align-items:center}
@media(max-width:800px){.lead-grid,.resource{grid-template-columns:1fr}.lead-grid article{padding:34px 25px}.proof-strip{grid-template-columns:1fr;gap:18px}.resource{gap:35px}.resource aside{padding:30px 24px}}

.guide-page{max-width:1100px;margin:auto}.guide-page h1{font:500 clamp(38px,5vw,68px)/1.15 "Playfair Display",Georgia,serif}.guide-page .eyebrow{margin-top:35px}.guide-page section{margin-top:50px;max-width:780px}.guide-page section h2{font-size:32px}.guide-page p,.guide-copy{font-size:18px;max-width:800px}.guide-page p a{text-decoration:underline}.guide-page .button,.lead-grid article:first-child .button,.resource>div>.button{background:var(--ink);color:white}.lead-grid article:nth-child(2) .area-num{color:#cbd4cd}.guide-page .button:hover,.lead-grid article:first-child .button:hover{background:#35483d}