:root{--green:#102e27;--gold:#dec38b;--paper:#f7f5ef;--ink:#203b32;--muted:#5f6b61}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:15px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{ -webkit-tap-highlight-color:transparent}button{cursor:pointer}a:hover{text-decoration:underline;text-underline-offset:5px}:focus-visible{outline:3px solid #b08334;outline-offset:5px}.skip{position:absolute;top:-100px;z-index:99;background:white;padding:10px}.skip:focus{top:0}.preview{background:#e5dcc8;text-align:center;font-size:10px;letter-spacing:1.6px;padding:7px 16px;color:#38443b}.preview span{letter-spacing:.2px;margin-left:18px}header{position:sticky;top:0;z-index:10;background:var(--green);display:flex;justify-content:space-between;align-items:center;padding:8px 5%;border-bottom:1px solid #ffffff20;color:#f7f5ef}.logo{width:119px;height:73px;object-fit:contain}nav{display:flex;gap:29px;align-items:center;font-size:12px}.nav-contact{border:1px solid #baa06d;padding:10px 18px;color:var(--gold)}.menu{display:none}.hero{background:var(--green);color:var(--paper);display:grid;grid-template-columns:1fr 1fr}.hero-copy{padding:78px 9% 45px 10%}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2px;margin:0 0 23px}.hero .eyebrow{color:var(--gold)}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.13}h1{font-size:clamp(44px,4.7vw,76px);letter-spacing:-2px;margin-bottom:26px}h1 em,h2 em{font-weight:400;color:var(--gold)}h2{font-size:clamp(34px,3.5vw,53px);letter-spacing:-1.4px;margin-bottom:25px}h3{font-size:25px;margin-bottom:15px}.intro{max-width:370px;color:#d5ded6;font-size:16px;line-height:1.8}.actions{display:flex;align-items:center;gap:25px;flex-wrap:wrap;margin:32px 0 42px}.button{display:inline-flex;align-items:center;justify-content:center;gap:30px;padding:15px 23px;border:0;font-size:12px;font-weight:600;min-height:48px;text-decoration:none!important}.button:hover{filter:brightness(1.08)}.gold{background:var(--gold);color:var(--green)}.dark{background:var(--green);color:white}.text-link{font-size:12px;border:0;border-bottom:1px solid currentColor;padding:0 0 5px;background:none;color:inherit}.signature{font-family:Georgia,serif;font-size:22px;font-style:italic;color:var(--gold);margin:0}.hero-image{min-height:540px;background:linear-gradient(0deg,#061d23aa,transparent 65%),none center/cover;position:relative}.image-note{position:absolute;top:20px;right:20px;background:#102e27d9;padding:6px 10px;font-size:8px;letter-spacing:1px}.image-caption{position:absolute;bottom:45px;left:40px;font-family:Georgia,serif;font-size:30px;line-height:1.3}.hero-bottom{grid-column:1/-1;display:flex;justify-content:space-between;padding:20px 5%;border-top:1px solid #ffffff20;font-size:10px;letter-spacing:1.5px}.section{padding:90px max(5%,calc((100vw - 1320px)/2))}.section-heading{display:flex;justify-content:space-between;gap:50px;align-items:center;margin-bottom:35px}.section-heading>p{max-width:385px;color:var(--muted)}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin:10px 0 30px}.steps article{border-top:1px solid #c6cabc;padding-top:24px}.steps span{font-size:12px;color:#7c6a45;display:block;margin-bottom:20px}.steps h3{font-size:23px}.steps p{color:var(--muted)}.featured-title{display:flex;justify-content:space-between;align-items:end;margin:70px 0 25px}.featured-title p:last-child{font-size:12px}.featured-title h3{font-size:32px;margin:0}.featured-title .eyebrow{margin-bottom:12px}.properties{display:grid;grid-template-columns:1fr 1fr;gap:30px}.properties article{border-bottom:1px solid #c6cabc}.property-photo{height:285px;background-size:cover;background-position:center;position:relative}.photo-one{background-image:url('https://images.unsplash.com/photo-1600047509807-ba8f99d2cdde?auto=format&fit=crop&w=1000&q=85')}.photo-two{background-image:url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1000&q=85')}.property-photo span{position:absolute;top:16px;left:16px;background:var(--paper);padding:7px 11px;font-size:9px;letter-spacing:1px}.property-copy{padding:25px 0}.property-copy .eyebrow{margin-bottom:12px}.property-copy p{color:var(--muted);max-width:490px}.sell{background:var(--green);color:var(--paper);display:grid;grid-template-columns:1fr 1fr;gap:9%}.sell>div>p{max-width:430px}.sell .eyebrow{color:var(--gold)}.sell-detail{border-top:1px solid #ffffff30;padding-top:30px;margin-top:35px}.sell-detail span{color:var(--gold);font-size:12px}.sell-detail p{color:#ccd5cd;font-size:14px}.small{font-size:11px;line-height:1.7}.sell form{background:#f6f3e9;color:var(--ink);padding:35px}.form-note{font-size:12px;color:var(--muted)}label{display:block;font-size:12px;font-weight:600;margin-bottom:17px}label span{font-weight:400}input,select,textarea{display:block;width:100%;border:1px solid #bfc5b9;border-radius:0;background:#fffcf6;color:var(--ink);padding:11px 12px;margin-top:7px;min-height:46px}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}form>.button{width:100%;margin:5px 0 14px}.result{padding:18px;background:#e1e8db;border-left:3px solid var(--green);margin-top:20px;font-size:13px}.result p{margin-bottom:10px}.result button{margin-top:12px}.community-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid #bac3b8;border-left:1px solid #bac3b8}.community{background:transparent;text-align:left;border:0;border-bottom:1px solid #bac3b8;border-right:1px solid #bac3b8;color:var(--ink);padding:30px;min-height:180px;position:relative}.community:hover{background:#e7e9df}.community .number{font-size:10px;color:#746641}.community h3{margin:20px 0 8px;font-size:28px}.community p{font-size:12px;margin:0}.community .arrow{position:absolute;right:26px;top:27px;font-size:22px}.about{background:#e8eade;display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center}.brand-panel{background:var(--green);min-height:410px;display:flex;flex-direction:column;align-items:center;justify-content:center;color:var(--gold)}.brand-panel img{width:75%;max-width:350px}.brand-panel p{font-family:Georgia,serif;font-style:italic;font-size:21px}.agent-name{font-family:Georgia,serif;font-size:23px}.agent-name span{display:block;font-family:Arial,sans-serif;font-size:12px;margin-top:7px}.about p:not(.eyebrow):not(.agent-name){max-width:450px}.contact{display:grid;grid-template-columns:1fr 1fr;gap:9%}.contact h2 em{color:#89713f}.contact-identity{display:flex;flex-direction:column;margin:35px 0 20px;font-size:14px}.contact-identity strong{font-family:Georgia,serif;font-size:23px;font-weight:400}.contact-identity span{color:var(--muted)}footer{background:var(--green);color:#d8dfd6;padding:35px 5% 20px}.footer-top{display:flex;align-items:center;gap:40px;border-bottom:1px solid #ffffff25;padding-bottom:25px}.footer-top img{width:140px}.footer-top p{font-size:13px;margin:0}.footer-top i{color:var(--gold)}.footer-top>a{margin-left:auto;font-size:12px}.disclosures{display:grid;grid-template-columns:1fr 1fr 1fr;gap:30px;font-size:10px;line-height:1.8;margin-top:30px;color:#c3cec3}.disclosures a{text-decoration:underline}.footer-bottom{display:flex;justify-content:space-between;font-size:9px;letter-spacing:1px;border-top:1px solid #ffffff25;padding-top:20px;margin-top:20px}dialog{border:1px solid #c3b182;background:var(--paper);color:var(--ink);padding:45px;max-width:570px;width:90%}dialog::backdrop{background:#061b15b8}.dialog-close{position:absolute;right:12px;top:5px;font-size:30px;border:0;background:none;color:var(--ink);width:44px;height:44px}dialog h2{font-size:35px}@media(min-width:1500px){.hero-copy{padding-left:max(10%,calc((100vw - 1320px)/2))}}@media(max-width:900px){nav{gap:17px}.hero-copy{padding-top:55px}.hero-image{min-height:540px}.actions{gap:20px}.section{padding:65px 6%}.sell,.about,.contact{gap:6%}.sell form{padding:24px}.steps{gap:23px}.community{padding:23px}.disclosures{gap:20px}}@media(max-width:680px){html{scroll-padding-top:85px}.preview{font-size:9px}.preview span{display:block;margin:0;font-size:10px}.logo{height:60px;width:95px}header{padding:5px 6%}.menu{display:block;background:none;border:1px solid #b8a16e;color:var(--gold);padding:9px 14px;min-height:44px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--green);padding:20px 6%;border-top:1px solid #ffffff30}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:0}nav a{padding:12px}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 6% 40px}h1{font-size:52px}.hero-image{min-height:340px}.image-caption{font-size:26px;left:6%;bottom:25px}.hero-bottom{font-size:8px;gap:20px}.section{padding:55px 6%}.section-heading{display:block;margin-bottom:25px}.section-heading>p{max-width:none}.steps{grid-template-columns:1fr;gap:20px}.steps article{padding-top:15px}.steps span{margin-bottom:10px}.featured-title{display:block;margin-top:50px}.featured-title>p{margin-top:12px}.properties,.sell,.about,.contact{grid-template-columns:1fr;gap:30px}.property-photo{height:240px}.community-grid{grid-template-columns:1fr 1fr}.community{padding:22px 16px;min-height:155px}.community h3{font-size:24px}.community .arrow{right:16px}.brand-panel{min-height:330px}.form-row{grid-template-columns:1fr;gap:0}.footer-top{gap:20px;flex-wrap:wrap}.footer-top img{width:100px}.footer-top>a{margin-left:0}.disclosures{grid-template-columns:1fr;gap:10px}.footer-bottom{gap:20px;font-size:8px}dialog{padding:35px 25px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.next-move{background:#e9e9de}.next-move h2 em{color:#89713f}.move-paths{display:grid;grid-template-columns:1fr 1fr;gap:24px}.move-card{position:relative;min-height:485px;overflow:hidden;display:flex;align-items:end}.buying{color:#fff;background:linear-gradient(0deg,rgba(7,31,24,.96),rgba(7,31,24,.18)),url('https://images.unsplash.com/photo-1600210492486-724fe5c67fb0?auto=format&fit=crop&w=1200&q=85') center/cover}.move-content{position:relative;z-index:1;padding:45px;max-width:480px}.move-content h3{font-size:45px;letter-spacing:-1px}.move-content>p:not(.eyebrow){max-width:335px;font-size:14px;line-height:1.8}.move-content .eyebrow{font-size:9px}.buying .eyebrow{color:var(--gold)}.selling{background:#ddd2b8;color:var(--green)}.chapter-mark{position:absolute;right:12px;top:-110px;font-family:Georgia,serif;font-size:460px;font-style:italic;color:#102e270c;pointer-events:none}.photo-label{position:absolute;top:18px;left:25px;font-size:8px;letter-spacing:1.5px;background:#102e2799;padding:5px 8px}.relationship-note{text-align:center;margin:45px auto 0}.relationship-note>span{font-size:9px;letter-spacing:2px}.relationship-note p{font-family:Georgia,serif;font-size:25px;margin:14px 0}.relationship-note a{font-size:12px;text-decoration:underline;text-underline-offset:5px}.preparation{display:grid;grid-template-columns:1fr 1fr;gap:9%}.preparation>div>p:not(.eyebrow){color:var(--muted)}.guide-list details{border-top:1px solid #b7beaf}.guide-list details:last-child{border-bottom:1px solid #b7beaf}.guide-list summary{cursor:pointer;list-style:none;display:flex;align-items:center;gap:18px;min-height:87px;font-family:Georgia,serif;font-size:21px;padding:15px 0}.guide-list summary::-webkit-details-marker{display:none}.guide-list summary span:first-child{font:10px Arial,sans-serif;color:#89713f}.guide-list summary span:last-child{margin-left:auto}.guide-list details[open] summary span:last-child{transform:rotate(45deg)}.guide-list details>div{padding:0 0 28px 32px;font-size:14px;color:var(--muted)}@media(max-width:680px){.move-paths,.preparation{grid-template-columns:1fr;gap:28px}.move-card{min-height:410px}.move-content{padding:32px 25px}.move-content h3{font-size:39px}.relationship-note p{font-size:23px}.relationship-note i{display:block}.guide-list summary{font-size:19px}.chapter-mark{font-size:380px}}

.hero-brand{display:flex;align-items:center;justify-content:center;padding:50px;background:radial-gradient(ellipse at center,#24483b,var(--green) 75%)}.hero-brand-frame{border:1px solid #c5a56870;outline:1px solid #c5a56830;outline-offset:10px;width:100%;max-width:440px;min-height:420px;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:25px;color:var(--gold)}.hero-brand img{width:100%;max-width:310px}.hero-brand p{text-align:center;font-size:12px;letter-spacing:3px;margin:14px 0 24px}.hero-brand p span{display:block;font-size:9px;letter-spacing:2px;margin-top:8px}.hero-brand i{font-family:Georgia,serif;font-size:21px}@media(max-width:680px){.hero-brand{padding:30px 9% 45px}.hero-brand-frame{min-height:330px}.hero-brand img{max-width:245px}}

.agent-portrait{margin:0;position:relative;background:var(--green);overflow:hidden}.agent-portrait>img{display:block;width:100%;height:580px;object-fit:cover;object-position:center top}.agent-portrait figcaption{position:absolute;bottom:0;left:0;right:0;padding:50px 28px 22px;background:linear-gradient(transparent,#102e27ed);color:white;font-family:Georgia,serif;font-size:25px}.agent-portrait figcaption span{display:block;font-size:16px;font-style:italic;color:var(--gold);margin-top:4px}@media(max-width:680px){.agent-portrait>img{height:470px;object-position:center top}}

.contact-identity a{margin-top:10px;text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere;min-height:30px}

.hero-portrait{position:relative;min-height:580px;overflow:hidden;background:#8d9695}.hero-portrait>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 8%}.portrait-caption{position:absolute;bottom:0;left:0;right:0;padding:80px 35px 28px;background:linear-gradient(transparent,#102e27e8);font-family:Georgia,serif;font-size:28px;color:white}.portrait-caption span{display:block;font-family:Arial,sans-serif;font-size:10px;letter-spacing:2px;color:var(--gold);margin-top:5px}@media(max-width:680px){.hero-portrait{min-height:480px}.hero-portrait>img{object-position:center top}}

.brand-masthead{background:#001b10;text-align:center}.brand-masthead a{display:block;margin:auto;max-width:720px}.brand-masthead img{display:block;width:100%;height:auto}.masthead-navigation{justify-content:center;min-height:70px}.masthead-navigation nav{flex-wrap:wrap;justify-content:center}@media(max-width:680px){.masthead-navigation{justify-content:flex-end;min-height:60px}.masthead-navigation nav{flex-wrap:nowrap}.brand-masthead a{max-width:500px}}

/* Brokerage review identity: equal type size for agent and brokerage. */
.brand-masthead a{max-width:1000px}.broker-brand{display:flex;flex-direction:column;align-items:center;text-align:center;padding:32px 18px;color:#f7f5ef;gap:8px}.brand-signature{font-family:"Snell Roundhand","Brush Script MT",cursive;font-size:66px;line-height:1;color:var(--gold);font-style:italic}.brand-person,.brand-broker{font-family:Georgia,serif;font-size:clamp(25px,4vw,48px);line-height:1.2;font-weight:400}.brand-broker{color:var(--gold)}.brand-tagline{font-size:12px;letter-spacing:3px;margin-top:14px}.brand-panel .broker-brand{padding:32px 16px}.brand-panel .brand-person,.brand-panel .brand-broker{font-size:clamp(24px,2.5vw,34px)}.agent-name span{font-size:inherit}.portrait-caption span{font-family:Georgia,serif;font-size:inherit;letter-spacing:0}.footer-top strong{font-size:19px}.contact-identity>strong,.contact-identity>span:first-of-type{font-size:20px;font-weight:400}

.broker-brand.artwork{padding:0;display:block}.broker-brand.artwork img{display:block;width:100%;height:auto;max-width:none}.brand-masthead a{max-width:900px}.brand-panel .broker-brand.artwork{width:100%;padding:0}.brand-panel .broker-brand.artwork img{width:100%;max-width:none}