:root{--royal:#1B489B;--royal-soft:#506CAA;--navy:#0C0F24;--navy-soft:#31303F;--white:#FFFFFF;--mist:#f3f4f6;--line:#d8dbe2;--gutter:clamp(24px,5.6vw,110px);--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--navy);background:white;font-family:var(--sans);font-size:16px;line-height:1.65}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}button,a,input,textarea{touch-action:manipulation}button{cursor:pointer}img,video{display:block;max-width:100%}img{height:auto}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400;line-height:1.08}h2{font-family:var(--serif);font-size:clamp(38px,4.5vw,70px);letter-spacing:-.035em;margin-bottom:28px}h3{font-size:24px}p{margin-bottom:22px}a,button{ -webkit-tap-highlight-color:transparent}a:hover{color:var(--royal-soft)}:focus-visible{outline:3px solid var(--royal-soft);outline-offset:6px}.sr-only,.skip-link:not(:focus){position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link:focus{position:fixed;top:12px;left:12px;z-index:1000;padding:12px 24px;background:white;color:var(--navy)}[hidden]{display:none!important}.eyebrow{font-size:10px;letter-spacing:.22em;font-weight:600;line-height:1.6;margin-bottom:26px}.section{padding:120px var(--gutter)}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:40px;margin-bottom:60px}.section-heading h2{margin-bottom:0;max-width:650px}.section-heading>.text-link{flex-shrink:0}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:34px;max-width:100%;font-size:11px;font-weight:600;letter-spacing:.12em;border-bottom:1px solid currentColor;padding:13px 0}.text-link span,.button span{display:inline-block;transition:transform .25s}.text-link:hover span,.button:hover span{transform:translate(3px,-3px)}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:38px;min-height:58px;background:var(--royal);color:white;border:1px solid var(--royal);padding:19px 28px;font-size:11px;letter-spacing:.12em;font-weight:600}.button:hover{background:var(--royal-soft);border-color:var(--royal-soft);color:white}
.site-header{position:fixed;inset:0 0 auto;z-index:100;display:flex;justify-content:space-between;align-items:center;gap:32px;padding:27px var(--gutter);color:white;transition:background-color .3s,padding .3s}.site-header.scrolled,.site-header.solid,.menu-open .site-header{background:var(--navy);padding-top:17px;padding-bottom:17px}.agency-logo{width:92px;flex-shrink:0}.agency-logo img{width:100%;height:auto}.nav-list{list-style:none;display:flex;align-items:center;gap:clamp(20px,2.6vw,42px);margin:0;padding:0}.nav-list a{font-size:10px;letter-spacing:.13em;display:inline-block;padding:12px 0}.nav-list a[aria-current=page]{border-bottom:1px solid rgba(255,255,255,.65)}.menu-toggle{display:none;background:none;color:white;border:0;padding:12px 0;align-items:center;gap:12px;min-height:44px}.menu-label{font-size:11px;text-transform:uppercase;letter-spacing:.1em}.menu-lines{width:24px;height:9px;display:block;border-top:1px solid white;border-bottom:1px solid white}.admin-bar .site-header{top:32px}
/* Hero V2: smaller contemporary identity and three equal opaque panels. */
.hero{position:relative;min-height:640px;height:100svh;background:var(--navy);color:white;display:flex;align-items:center;justify-content:center;isolation:isolate}
.hero-video,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.hero-shade{z-index:-1;background:linear-gradient(180deg,rgba(12,15,36,.30),rgba(12,15,36,.38) 45%,rgba(12,15,36,.30))}
.hero-caption{position:relative;text-align:center;padding:100px 24px 160px;width:100%}
.hero h1{font-family:var(--hero-font,Montserrat,sans-serif);font-size:var(--hero-title-size,clamp(34.32px,5.7904vw,98.56px));min-height:calc(clamp(39px,6.58vw,112px) * 1.15);display:flex;align-items:center;justify-content:center;font-weight:var(--hero-weight,700);font-synthesis:none;letter-spacing:var(--hero-tracking,.015em);line-height:1.15;overflow-wrap:anywhere;margin:0 0 24px}
.profession{font-size:14px;letter-spacing:.09em}
.hero .profession{font-size:var(--hero-subtitle-size,clamp(14.95px,1.495vw,20.7px));line-height:calc(clamp(13px,1.3vw,18px) * 1.65);font-weight:400;margin:0}
.hero-actions{position:absolute;top:calc(100% - 160px + 48px);left:0;right:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;width:calc((100% - 2 * var(--gutter)) * .82);max-width:840px;margin:0 auto}
.hero-actions .button{display:flex;justify-content:center;align-items:center;text-align:center;width:100%;min-width:0;min-height:82px;padding:24px 20px;font-size:var(--hero-button-size,13.8px);letter-spacing:.11em;gap:0;border:0}
.hero-actions .hero-buy{background:var(--white);color:var(--navy)}
.hero-actions .hero-sell{background:var(--navy);color:var(--white)}
.hero-actions .hero-estimate{background:var(--royal);color:var(--white)}
.hero-actions .button:hover{box-shadow:inset 0 0 0 2px currentColor}
.motion-toggle{position:absolute;top:132px;right:var(--gutter);width:44px;height:44px;display:grid;place-items:center;background:var(--navy);color:white;border:1px solid #ffffff80;border-radius:50%}
.motion-toggle span{display:block;width:12px;height:14px;border-left:4px solid currentColor;border-right:4px solid currentColor}
.motion-toggle.is-paused span{width:0;height:0;border:0;border-top:7px solid transparent;border-bottom:7px solid transparent;border-left:11px solid currentColor;margin-left:3px}
.motion-toggle:hover{background:var(--royal)}
.presentation{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(60px,10vw,160px);align-items:center}.portrait-wrap{position:relative;padding-bottom:35px}.portrait{width:100%;aspect-ratio:4/5;object-fit:cover}.image-placeholder{background:linear-gradient(135deg,#e5e8ee,#f5f6f8);min-height:260px;display:flex;align-items:center;justify-content:center;padding:28px;color:var(--navy-soft);text-align:center}.image-placeholder span{font-size:11px;letter-spacing:.12em;text-transform:uppercase;max-width:240px}.image-index{font-size:9px;letter-spacing:.15em;position:absolute;bottom:0;left:0}.intro-copy{max-width:480px}.intro-copy h2{font-size:clamp(46px,5vw,78px)}.intro-copy .profession{color:var(--royal);border-bottom:1px solid var(--line);padding-bottom:30px}.body-copy{color:var(--navy-soft);margin:30px 0 28px;font-size:16px;line-height:1.9}.properties{padding-top:35px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px}.property-image{position:relative}.property-image img,.property-image .image-placeholder{width:100%;aspect-ratio:4/3;object-fit:cover}.demo-badge{position:absolute;left:16px;top:16px;padding:4px 12px;background:white;color:var(--navy);font-size:10px;letter-spacing:.14em}.property-price{font-family:var(--serif);font-size:30px;margin:22px 0 10px}.property h3{font-size:18px;margin-bottom:8px}.property p{margin-bottom:8px}.property-specs{font-size:12px;color:var(--navy-soft);border-top:1px solid var(--line);padding-top:15px;margin-top:18px}
.journeys{padding:85px var(--gutter) 100px;background:var(--navy);color:white}.journeys>.section-heading{border-bottom:1px solid #ffffff30;padding-bottom:28px;align-items:center;margin-bottom:48px}.journeys>.section-heading p{margin:0}.section-number{font-size:9px;letter-spacing:.12em;color:#c5c9d4}.journey-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:60px}.journey-photo img,.journey-photo .image-placeholder{width:100%;aspect-ratio:1.35;object-fit:cover}.journey-photo .image-placeholder{background:linear-gradient(145deg,#252b40,#414a61);color:#e1e4eb}.journey-copy{padding:32px 0 40px}.journey-copy h2{font-size:65px}.journey-copy p{color:#c5c9d4;max-width:390px}.journey .text-link:hover{color:white}.guide{display:flex;align-items:center;gap:26px;border-top:1px solid #ffffff30;padding-top:30px}.guide-cover{width:110px;min-width:110px;aspect-ratio:3/4;object-fit:cover}.placeholder-cover{background:#e8ebf0;color:var(--navy);padding:14px;display:flex;flex-direction:column;justify-content:space-between;font-family:var(--serif);font-size:17px;line-height:1.2}.placeholder-cover>span:first-child{font:8px var(--sans);letter-spacing:.16em}.placeholder-cover small{font:6px var(--sans);letter-spacing:.08em}.guide .eyebrow{font-size:8px;margin-bottom:12px}.guide h3{font-family:var(--serif);font-size:25px;margin-bottom:8px}.guide .text-link{font-size:9px}.guide .muted{font-size:12px;color:#c5c9d4;margin:0}
.testimonials h2{max-width:630px}.testimonial-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:48px}.testimonial{margin:0;padding-top:25px;border-top:1px solid var(--line)}.quote-mark{font-family:var(--serif);font-size:76px;color:var(--royal);height:60px;display:block;line-height:1}.testimonial .eyebrow{font-size:8px;margin:20px 0}.testimonial blockquote{margin:0;font-family:var(--serif);font-size:23px;line-height:1.5}.testimonial figcaption{font-size:11px;color:var(--navy-soft);margin-top:26px}
.contact-section{display:grid;grid-template-columns:1fr 1fr}.evaluation{position:relative;overflow:hidden;padding:90px var(--gutter);background:var(--royal);color:white}.evaluation h2{font-size:clamp(40px,4vw,65px);max-width:520px}.evaluation>p:not(.eyebrow){max-width:430px}.evaluation .text-link{position:relative;z-index:1;margin-top:20px}.evaluation .text-link:hover{color:white}.evaluation-mark{display:block;font-size:190px;line-height:1;margin-top:45px;font-weight:200;opacity:.3}.contact-panel{padding:85px var(--gutter);background:var(--mist)}.contact-panel h2{font-family:var(--serif);font-size:clamp(32px,3vw,45px);max-width:450px;margin-bottom:38px}.contact-form label{display:block;font-size:12px;letter-spacing:.02em}.contact-form input:not([type=checkbox]),.contact-form textarea{display:block;border:0;border-bottom:1px solid #a5a9b4;background:transparent;border-radius:0;padding:10px 0;width:100%;color:var(--navy);margin-bottom:25px;min-height:44px}.contact-form textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:25px}.contact-form .consent{display:flex;gap:12px;font-size:11px;line-height:1.6;align-items:start;margin-bottom:22px}.consent input{margin:3px 0 0;width:17px;height:17px;flex-shrink:0;accent-color:var(--royal)}.consent a{text-decoration:underline}.form-note{font-size:11px;color:var(--navy-soft)}.form-status{padding:20px;border-left:3px solid var(--royal);background:white;font-size:14px}.honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
.site-footer{background:var(--navy);color:white;padding:75px var(--gutter) 28px}.footer-top{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #ffffff30;padding-bottom:45px;margin-bottom:45px;gap:30px}.footer-top .eyebrow{margin-bottom:12px}.footer-name{font-family:var(--serif);font-size:clamp(32px,4vw,60px);line-height:1.2;margin:0}.footer-logo{width:115px}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:60px}.footer-grid .eyebrow{font-size:9px}.footer-grid p,.footer-grid a{font-size:12px;margin-bottom:9px;color:#c5c9d4}.footer-grid>div>a{display:block}.footer-grid .nav-list{display:grid;grid-template-columns:1fr 1fr;gap:4px 30px;align-items:start}.footer-grid .nav-list a{font-size:9px}.regulatory{font-size:10px;color:#aeb4c4;margin:38px 0}.footer-bottom{border-top:1px solid #ffffff30;padding-top:24px;display:flex;gap:30px;align-items:center;font-size:9px;color:#c5c9d4}.footer-bottom span{margin-right:auto}.interior{padding-top:190px;min-height:65vh}.interior h1{font-family:var(--serif);font-size:clamp(44px,6vw,80px);letter-spacing:-.035em}.page-content{max-width:750px;margin:35px 0 60px}.page-content a{text-decoration:underline}.standalone-contact{max-width:650px;margin:45px 0}.interior .property-grid{margin-bottom:60px}
@media(min-width:1600px){.section,.journeys,.site-footer{padding-left:max(var(--gutter),calc((100vw - 1500px)/2));padding-right:max(var(--gutter),calc((100vw - 1500px)/2))}}
@media(max-width:1100px){.site-header{padding-left:32px;padding-right:32px}.nav-list{gap:22px}.presentation{gap:60px}.section-heading{align-items:start;flex-direction:column;gap:20px}.journeys>.section-heading{flex-direction:row;align-items:center}.journey-grid{gap:36px}.contact-panel,.evaluation{padding:65px 40px}.testimonial-grid{gap:30px}}
@media(max-width:850px){.section{padding:80px var(--gutter)}.site-header{padding:20px var(--gutter)}.agency-logo{width:76px}.js .menu-toggle{display:flex}.js #navigation{display:none}.js .menu-open #navigation{display:block;position:fixed;inset:85px 0 0;padding:30px var(--gutter) 60px;background:var(--navy);overflow:auto;max-height:calc(100dvh - 85px)}.js #navigation .nav-list{display:flex;flex-direction:column;align-items:stretch;gap:4px}.js #navigation .nav-list a{font-family:var(--serif);font-size:30px;letter-spacing:0;padding:8px 0;width:100%}.menu-open .menu-lines{transform:rotate(-45deg);height:0;position:relative}.menu-open .menu-lines:after{content:'';position:absolute;width:24px;border-top:1px solid white;transform:rotate(90deg);top:-1px}.hero-actions .button{padding:22px 12px;font-size:var(--hero-button-tablet,11.5px)}.motion-toggle{top:105px}.presentation{gap:36px}.testimonial-grid{gap:22px}.testimonial blockquote{font-size:21px}.contact-section{grid-template-columns:1fr}.evaluation-mark{position:absolute;right:40px;bottom:15px;font-size:130px;margin:0;pointer-events:none}.evaluation{padding:70px var(--gutter)}.evaluation h2{max-width:600px}.contact-panel{padding:70px var(--gutter)}.contact-panel h2{max-width:550px;font-size:45px}.footer-grid{gap:30px}.guide{gap:18px}.guide h3{font-size:22px}.guide-cover{width:85px;min-width:85px}.admin-bar .site-header{top:46px}html:not(.js) .site-header{position:absolute;background:var(--navy);align-items:start}html:not(.js) .site-header .nav-list{flex-wrap:wrap;gap:8px 18px}}
@media(max-width:600px){.hero{min-height:660px;height:100svh}.hero-caption{padding:100px 16px 230px}.hero h1{font-size:var(--hero-title-mobile,clamp(23.76px,6.468vw,38.72px));min-height:calc(clamp(27px,7.35vw,44px) * 1.15);margin-bottom:20px}.hero-actions{grid-template-columns:1fr;gap:10px;top:calc(100% - 230px + 36px);width:calc(100% - 2 * var(--gutter));max-width:340px}.hero-actions .button{min-height:64px;padding:20px 24px;font-size:var(--hero-button-mobile,12.65px)}.presentation{grid-template-columns:1fr;gap:45px}.portrait{aspect-ratio:4/4.5}.intro-copy h2{font-size:52px}.intro-copy{max-width:none}.section-heading{margin-bottom:38px}.section-heading h2{font-size:43px}.journeys{padding:55px var(--gutter) 65px}.journeys>.section-heading{gap:15px}.section-number{font-size:7px;letter-spacing:.06em}.journeys>.section-heading .eyebrow{font-size:8px}.journey-grid{grid-template-columns:1fr;gap:70px}.journey-copy h2{font-size:58px}.journey-copy{padding:25px 0 30px}.guide-cover{width:105px;min-width:105px}.testimonial-grid{grid-template-columns:1fr;gap:40px}.testimonial blockquote{font-size:24px}.property-grid{grid-template-columns:1fr;gap:40px}.evaluation-mark{display:none}.contact-panel h2{font-size:39px}.form-row{grid-template-columns:1fr;gap:0}.contact-form .button{width:100%}.site-footer{padding-top:55px}.footer-logo{width:78px}.footer-name{font-size:32px}.footer-top .eyebrow{font-size:8px}.footer-grid{grid-template-columns:1fr;gap:30px}.footer-grid .eyebrow{margin-bottom:15px}.footer-grid .nav-list{grid-template-columns:1fr 1fr}.footer-bottom{flex-wrap:wrap;gap:16px 22px}.footer-bottom span{width:100%}.interior{padding-top:150px}.admin-bar .site-header{top:0}}
.journey,.guide>div{min-width:0}.guide h3{overflow-wrap:anywhere}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Header only: readable navigation, with an earlier compact-menu breakpoint. */
@media(max-width:600px){.admin-bar .site-header{top:46px}.admin-bar .site-header.scrolled{top:0}}
.site-header .nav-list{gap:34px}
.site-header .nav-list a{font-family:Montserrat,sans-serif;font-weight:500;font-size:15px;letter-spacing:.5px;white-space:nowrap}
.site-header .nav-list a:hover{color:var(--white)}
@media(max-width:1100px){
 .js .site-header .menu-toggle{display:flex}
 .js .site-header #navigation{display:none}
 .js .menu-open .site-header #navigation{display:block;position:absolute;inset:100% 0 auto;padding:20px var(--gutter) 32px;background:var(--navy);max-height:calc(100dvh - 140px);overflow-y:auto}
 .js .site-header #navigation .nav-list{display:flex;flex-direction:column;align-items:stretch;gap:8px}
 .js .site-header #navigation .nav-list a{font-family:Montserrat,sans-serif;font-weight:500;font-size:15px;letter-spacing:.5px;padding:12px 0;min-height:44px;width:100%}
 html:not(.js) .site-header{position:absolute;background:var(--navy);align-items:start}
 html:not(.js) .site-header .nav-list{flex-wrap:wrap;gap:8px 24px}
}

.form-status--success{display:flex;align-items:flex-start;gap:12px;padding:20px;border:1px solid #d4e3da;border-left:3px solid #27804b;border-radius:6px;background:#fff;color:var(--navy);line-height:1.6}.form-status--success>div{min-width:0}.form-success-icon{color:#27804b;font-size:22px;font-weight:700;line-height:1.2;flex-shrink:0}.form-status--success strong{display:block;font-size:15px;font-weight:700}.form-status--success p{margin:8px 0 0;font-size:14px;line-height:1.65}