@font-face{font-family:Barlow;src:url('assets/barlow-regular.ttf') format('truetype');font-weight:400;font-display:swap}@font-face{font-family:Barlow;src:url('assets/barlow-medium.ttf') format('truetype');font-weight:500 800;font-display:swap}
:root{--ink:#262721;--muted:#63635b;--paper:#fcfaf6;--cream:#f2eee6;--peach:#f3a26a;--line:#d9d5cd;--serif:Georgia,'Times New Roman',serif;--sans:Barlow,Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.55}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{cursor:pointer}img{max-width:100%;display:block}h1,h2,h3,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.06}h2{font-size:clamp(38px,4.2vw,62px)}h3{font-weight:500}em{font-weight:400}button{border:0}a,button,summary{touch-action:manipulation}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #98603a;outline-offset:5px}button:focus-visible{outline-offset:3px}.wrap{width:calc(100% - 112px);max-width:1328px;margin-inline:auto}.section-pad{padding-top:104px;padding-bottom:104px}.eyebrow{font-size:12px;font-weight:500;letter-spacing:1.65px;text-transform:uppercase}.quiet{font-size:14px;color:var(--muted)}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;background:var(--peach);padding:17px 23px;font-size:15px;font-weight:500;line-height:1.5;transition:background .2s,transform .2s}.button:hover{background:#f7b789;transform:translateY(-2px)}.button span{font-size:21px;line-height:1}.button.small{padding:13px 18px;font-size:14px;gap:22px}.button.dark{background:var(--ink);color:white}.button.dark:hover{background:#44453c}.button.light{background:var(--peach);color:var(--ink)}.text-link{display:inline-flex;gap:22px;align-items:center;font-size:15px;font-weight:500;padding:8px 0;border-bottom:1px solid var(--ink);background:none}.text-link:hover{color:#8e4c20}.text-link span{font-size:20px}.skip{position:fixed;left:15px;top:-90px;z-index:100;background:var(--ink);color:#fff;padding:15px}.skip:focus{top:10px}.topline{background:var(--ink);color:#f0eee8;font-size:12px;letter-spacing:.35px}.topline .wrap{display:flex;align-items:center;justify-content:space-between;min-height:34px}.top-phone{margin-left:13px}.header{background:var(--paper);position:sticky;top:0;z-index:20;border-bottom:1px solid var(--line)}.nav-wrap{height:100px;display:flex;justify-content:space-between;align-items:center;gap:25px}.brand{width:234px;flex-shrink:0}.brand img{height:auto;width:100%}nav{display:flex;gap:29px;align-items:center;font-size:15px}nav>a:not(.button){padding:18px 0;position:relative}nav>a:not(.button)::after{content:'';height:1px;position:absolute;bottom:12px;left:0;width:0;background:var(--ink);transition:width .2s}nav>a:hover::after{width:100%}.menu-toggle{display:none}
.hero{display:grid;grid-template-columns:1fr 1fr;min-height:650px;padding:30px 0 0;gap:34px}.hero-copy{display:flex;flex-direction:column;padding:42px 0 0}.little-line{width:28px;height:1px;background:var(--ink);display:inline-block;vertical-align:middle;margin-right:12px}.hero h1{font-size:clamp(62px,6.65vw,100px);margin-top:27px;line-height:1.02}.hero h1 em{position:relative;z-index:1}.hero h1 em:after{content:'';position:absolute;left:-4px;right:-5px;bottom:6px;height:13px;background:var(--peach);z-index:-1}.hero-description{max-width:405px;font-size:18px;line-height:1.6;margin-top:28px;color:#55564e}.hero-actions{display:flex;gap:24px;align-items:center;margin-top:31px;flex-wrap:wrap}.hero-actions .text-link{border:0;font-size:14px;gap:12px}.hero-foot{margin-top:auto;padding:44px 0 21px;display:flex;align-items:center;gap:16px;color:var(--muted);font-size:12px}.coordinates{letter-spacing:1.2px;font-size:11px;border-right:1px solid var(--line);padding-right:16px}.down-arrow{margin-left:auto;border:1px solid var(--line);border-radius:50%;height:35px;width:35px;display:grid;place-items:center;font-size:19px}.hero-image{position:relative;min-height:620px;overflow:hidden}.hero-image>img{width:100%;height:100%;object-fit:cover;position:absolute;object-position:43% center}.image-index{position:absolute;top:23px;left:23px;color:white;background:#262721bc;padding:9px 13px;font-size:11px;letter-spacing:.35px;display:flex;gap:9px;align-items:center}.dot{display:inline-block;width:6px;height:6px;background:var(--peach);border-radius:50%;flex-shrink:0}.photo-caption{position:absolute;bottom:22px;left:22px;right:22px;background:var(--paper);padding:20px 21px;display:flex;gap:12px;align-items:center;justify-content:space-between}.photo-caption span{font-size:11px;letter-spacing:.5px;color:var(--muted)}.photo-caption strong{font-family:var(--serif);font-size:20px;font-weight:400;display:block;margin-top:5px;letter-spacing:-.4px}.photo-caption>a{font-size:29px;display:grid;place-items:center;flex-shrink:0;height:43px;width:43px;background:var(--peach)}.corner-detail{position:absolute;right:0;top:0;width:36px;height:36px;background:var(--peach);clip-path:polygon(0 0,100% 0,100% 100%)}.partner-bar{display:flex;gap:32px;align-items:center;padding:37px 0 38px}.partner-bar>p:first-child{font-size:14px;line-height:1.45;min-width:208px;color:var(--muted)}.partner-bar strong{font-weight:500;color:var(--ink)}.partner-rule{flex:1;height:1px;background:var(--line)}.partner-description{font-size:12px;color:var(--muted)}.partner-bar img{width:250px;height:auto;mix-blend-mode:multiply}
.services{background:var(--cream)}.section-top{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-bottom:38px}.services-heading{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:end;margin-bottom:53px}.services-heading>p{max-width:360px;color:var(--muted);justify-self:end;font-size:18px}.service-rows{border-top:1px solid #c7c3b9}.service-rows>a{display:grid;grid-template-columns:60px 1fr 1fr 52px;gap:18px;align-items:center;border-bottom:1px solid #c7c3b9;padding:27px 0;transition:padding .2s,background .2s}.service-rows>a:hover{padding-left:12px;padding-right:12px;background:#e9e3d9}.row-number{font-size:12px;color:#737269;align-self:center}.service-rows h3{font-size:24px;font-family:var(--serif);font-weight:400;letter-spacing:-.5px}.service-rows p{font-size:15px;color:var(--muted);max-width:330px}.round-arrow{height:44px;width:44px;border:1px solid #c3bfb5;border-radius:50%;display:grid;place-items:center;font-size:22px;justify-self:end}.service-rows a:hover .round-arrow{background:var(--peach);border-color:var(--peach)}
.property-heading{display:flex;align-items:end;justify-content:space-between;gap:25px;margin-bottom:43px}.property-controls{display:flex;gap:4px;border-bottom:1px solid var(--line);padding-bottom:0}.filter{background:transparent;padding:12px 20px;font-size:16px;border-bottom:2px solid transparent;margin-bottom:-1px;color:var(--muted)}.filter span{font-size:11px;margin-left:6px}.filter.active{color:var(--ink);border-color:var(--ink)}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:27px}.property[hidden]{display:none}.property-image{display:block;position:relative;overflow:hidden;aspect-ratio:1.24}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-image:hover img{transform:scale(1.045)}.tag{position:absolute;top:15px;left:15px;padding:6px 10px;background:var(--paper);font-size:11px;letter-spacing:.3px}.image-arrow{position:absolute;right:14px;bottom:14px;background:var(--paper);width:35px;height:35px;display:grid;place-items:center;font-size:21px}.location{font-size:11px;letter-spacing:1.1px;text-transform:uppercase;color:var(--muted);margin:21px 0 8px}.property h3{font-family:var(--serif);font-size:25px;font-weight:400;letter-spacing:-.6px;line-height:1.25}.property h3 a:hover{text-decoration:underline;text-underline-offset:5px}.property-facts{font-size:14px;color:var(--muted);margin-top:13px}.property-facts span{padding:0 7px}.property-price{display:flex;align-items:center;justify-content:space-between;border-top:1px solid var(--line);margin-top:22px;padding-top:15px}.property-price strong{font-size:21px;font-weight:500}.property-price>span{font-size:12px;color:var(--muted)}.listings-foot{margin-top:32px;display:flex;justify-content:space-between;gap:18px;color:var(--muted);font-size:12px}.listings-foot>span{text-align:right;font-size:11px}
.selling{background:var(--ink);color:var(--paper);padding:92px 0 100px}.selling-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.selling .eyebrow{color:var(--peach);margin-bottom:29px}.selling h2{font-size:clamp(40px,4.4vw,65px)}.selling h2 em{color:var(--peach)}.selling-intro>p:not(.eyebrow){color:#d1d0c5;max-width:360px;margin-top:28px;font-size:16px}.selling-intro>.button{margin-top:30px}.seller-note{display:flex;gap:17px;align-items:center;color:#b6b8ac;margin-top:29px;font-size:12px}.seller-note>span{font-size:30px;color:var(--peach)}.steps{padding-top:4px}.step-caption{font-size:12px;letter-spacing:1px;text-transform:uppercase;color:#b6b8ac;margin-bottom:31px}.steps details{border-top:1px solid #58594e}.steps details:nth-last-of-type(1){border-bottom:1px solid #58594e}.steps summary{display:flex;gap:23px;align-items:center;cursor:pointer;list-style:none;padding:25px 0}.steps summary::-webkit-details-marker{display:none}.steps summary>span{color:var(--peach);font-size:12px}.steps summary h3{font-family:var(--serif);font-size:25px;font-weight:400;letter-spacing:-.5px}.steps summary i{margin-left:auto;width:15px;height:15px;position:relative;flex-shrink:0}.steps summary i::before,.steps summary i::after{content:'';width:13px;height:1px;position:absolute;background:var(--peach);top:7px;left:1px}.steps summary i::after{transform:rotate(90deg);transition:transform .2s}.steps details[open] summary i::after{transform:rotate(0)}.step-body{padding:0 24px 29px 39px;color:#cccec1;font-size:16px;max-width:440px}.step-question{display:flex;gap:25px;margin-top:28px;color:var(--peach);font-size:14px}.step-question span{font-size:20px}
.team{display:grid;grid-template-columns:1.18fr 1fr;gap:75px;align-items:center}.team-picture{position:relative}.team-picture>img{width:100%;height:auto;aspect-ratio:1.5;object-fit:contain}.team-picture-caption{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:17px 20px;background:var(--cream);font-size:12px}.team-picture-caption>span:first-child{font-family:var(--serif);font-style:italic;font-size:18px}.team-picture-caption>span:last-child>span{padding-left:15px}.team-copy .eyebrow{margin-bottom:26px}.team-copy h2{font-size:clamp(38px,4vw,59px);margin-bottom:27px}.team-copy>p:not(.eyebrow){font-size:16px;color:var(--muted);margin-top:16px;max-width:390px}.team-copy>.text-link{margin-top:22px}
.local{border-top:1px solid var(--line);padding:70px 0 72px}.local-heading{display:grid;grid-template-columns:1.4fr 1fr;gap:70px;align-items:end;margin-bottom:49px}.local-heading>p{color:var(--muted);max-width:345px;justify-self:end;font-size:16px}.office-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.office{display:grid;grid-template-columns:75px 1fr;gap:15px;position:relative;padding:34px 24px 34px 0}.office+ .office{border-left:1px solid var(--line);padding-left:34px}.office-number{font-family:var(--serif);color:#a29e91;font-size:42px;font-style:italic;line-height:1.2}.office h3{font-size:24px;font-family:var(--serif);font-weight:400;margin-bottom:11px}.office address{font-style:normal;color:var(--muted);font-size:15px}.office-phone{display:inline-block;font-size:17px;margin-top:15px}.office-phone:hover{text-decoration:underline}.map-link{position:absolute;right:24px;bottom:34px;font-size:12px;border-bottom:1px solid var(--line);padding-bottom:3px}.map-link span{margin-left:12px}.office-hours{display:flex;align-items:center;justify-content:center;gap:10px;flex-wrap:wrap;margin-top:25px;font-size:12px;color:var(--muted)}.hours-separator{margin:0 6px;color:#bbb5a7}.office-hours .dot{background:#686d5f}
.contact{background:var(--peach);padding:58px 65px 65px;display:grid;grid-template-columns:1fr 1fr;gap:80px;position:relative;overflow:hidden;margin-top:14px;margin-bottom:80px}.contact-head{position:relative;z-index:1}.contact h2{font-size:clamp(56px,6vw,86px);margin-top:24px}.contact-options{position:relative;z-index:1;padding-top:8px;max-width:390px}.contact-options>p:first-child{font-size:18px;max-width:355px}.contact-options>.button{margin-top:26px;min-width:239px}.email-link{display:flex;align-items:center;gap:14px;font-size:17px;margin-top:25px;width:fit-content;border-bottom:1px solid #755334;padding-bottom:3px}.contact-phone{font-size:13px;margin-top:14px}.contact-phone a{font-weight:500}.contact-house{position:absolute;left:255px;bottom:-70px;width:290px;height:340px;color:#b07141;opacity:.35;transform:rotate(-9deg)}
footer{background:var(--ink);color:#e0dfd7;padding:51px 0 22px}.footer-main{display:grid;grid-template-columns:1fr 1fr 1fr 40px;gap:40px;align-items:center;padding-bottom:43px}.footer-main img{width:215px;height:auto}.footer-main>p{font-size:14px;color:#bdbfb3}.footer-links{display:flex;flex-direction:column;gap:6px;font-size:13px;justify-self:end}.back-top{height:40px;width:40px;display:grid;place-items:center;border:1px solid #606154;border-radius:50%;font-size:22px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;padding-top:22px;border-top:1px solid #494b40;color:#bdbfb3;font-size:11px}.footer-bottom>div{display:flex;gap:25px}.concept-note{color:#a0a295}.footer-links a:hover,.footer-bottom a:hover{color:var(--peach)}
dialog{color:var(--ink);border:0;background:var(--paper);padding:42px;width:min(580px,calc(100% - 32px));max-height:90dvh;overflow:auto}dialog::backdrop{background:#161910b5;backdrop-filter:blur(4px)}dialog h2{font-size:43px;margin:19px 0 26px}.dialog-close{position:absolute;right:15px;top:9px;background:none;font-size:32px;line-height:1;width:40px;height:40px}dialog .eyebrow{max-width:calc(100% - 25px);font-size:10px}dialog label{display:block;font-size:14px;margin:17px 0 7px}dialog input,dialog select,dialog textarea{width:100%;border:1px solid #b8b4a9;background:transparent;color:var(--ink);padding:11px;border-radius:0}dialog textarea{resize:vertical}.form-note{font-size:12px;color:var(--muted);margin:17px 0}dialog .button{margin-top:8px}#email-ready>p{font-size:15px;margin-bottom:18px}body.modal-open{overflow:hidden}
@media(min-width:1500px){.hero{min-height:720px}.hero-image{min-height:690px}.hero-copy{padding-top:65px}}
@media(max-width:1150px){.wrap{width:calc(100% - 64px)}nav{gap:18px;font-size:14px}.brand{width:205px}nav .button.small{font-size:12px;padding:12px;gap:12px}.hero{gap:24px;min-height:620px}.hero-image{min-height:590px}.hero h1{font-size:80px}.hero-description{font-size:17px}.hero-actions{gap:10px}.hero-actions .button{padding:15px 17px;font-size:14px}.hero-actions .text-link{font-size:13px}.partner-bar{gap:22px}.partner-bar img{width:210px}.partner-bar>p:first-child{min-width:185px}.selling-grid{gap:60px}.team{gap:45px}.contact{gap:45px;padding:50px}.service-rows>a{grid-template-columns:40px 1fr .9fr 44px}.service-rows h3{font-size:22px}.map-link{position:static;grid-column:2;width:fit-content;margin-top:0}.office{padding-bottom:25px}.office+ .office{padding-left:25px}.property h3{font-size:22px}.photo-caption{padding:16px}.photo-caption strong{font-size:17px}}
@media(max-width:900px){.nav-wrap{height:85px}.brand{width:208px}.menu-toggle{display:flex;background:transparent;gap:17px;align-items:center;padding:10px 0;font-size:15px}.menu-toggle span{font-size:23px}nav{display:none;position:absolute;top:85px;left:0;right:0;background:var(--paper);padding:20px 32px 28px;box-shadow:0 12px 15px #26272115;align-items:stretch}nav.is-open{display:flex;flex-direction:column;gap:3px}nav>a:not(.button){padding:14px 0;border-bottom:1px solid var(--line)}nav .button{margin-top:12px}.hero{min-height:560px;gap:24px}.hero-copy{padding-top:28px}.hero h1{font-size:65px}.hero-description{font-size:16px}.hero .eyebrow{font-size:10px;letter-spacing:1px}.little-line{width:16px;margin-right:7px}.hero-actions{flex-direction:column;align-items:flex-start;gap:9px;margin-top:24px}.hero-foot{padding-top:26px}.coordinates{display:none}.hero-image{min-height:530px}.photo-caption{bottom:14px;left:14px;right:14px;padding:12px}.photo-caption strong{font-size:16px}.photo-caption>a{width:32px;height:36px;font-size:24px}.image-index{top:14px;left:14px;font-size:10px}.partner-bar{gap:18px}.partner-bar>p:first-child{min-width:158px;font-size:12px}.partner-description{max-width:112px;font-size:11px}.partner-bar img{width:185px}.section-pad{padding-block:75px}.service-rows>a{grid-template-columns:30px 1fr 1fr 35px;gap:15px}.service-rows h3{font-size:20px}.service-rows p{font-size:14px}.round-arrow{width:35px;height:35px}.services-heading{margin-bottom:35px}.services-heading>p{font-size:16px}.property-grid{gap:18px}.property h3{font-size:20px}.property-facts{font-size:12px}.property-facts span{padding:0 3px}.property-price strong{font-size:18px}.property-price>span{font-size:11px}.location{font-size:10px}.tag{font-size:10px;left:10px;top:10px}.selling-grid{gap:40px}.selling{padding:70px 0}.steps summary{gap:16px}.steps summary h3{font-size:21px}.step-body{padding-left:30px;font-size:15px}.team{gap:32px}.team-copy>p:not(.eyebrow){font-size:15px}.team-picture>img{aspect-ratio:1.5;object-fit:contain}.team-picture-caption{padding:13px;flex-wrap:wrap}.team-picture-caption>span:first-child{font-size:16px}.local-heading{gap:35px;grid-template-columns:1.2fr 1fr}.local-heading h2{font-size:42px}.local-heading>p{font-size:15px}.office{grid-template-columns:54px 1fr;gap:10px}.office-number{font-size:32px}.contact{padding:42px;gap:35px}.contact-options>p:first-child{font-size:16px}.email-link{font-size:14px}.footer-main{grid-template-columns:1fr 1fr 40px;gap:30px}.footer-main>p{display:none}.footer-links{justify-self:start}.listings-foot{flex-direction:column;gap:3px}.listings-foot>span{text-align:left}}
@media(max-width:600px){html{scroll-padding-top:88px}.wrap{width:calc(100% - 40px)}.topline .wrap{min-height:29px;justify-content:center}.topline .wrap>span{font-size:10px;letter-spacing:.3px}.topline .wrap>a{display:none}.nav-wrap{height:78px}.brand{width:185px}nav{top:78px;padding:15px 20px 25px}.hero{grid-template-columns:1fr;padding-top:0;gap:0}.hero-copy{padding-top:31px}.hero .eyebrow{font-size:10px}.hero h1{font-size:clamp(61px,14vw,82px);margin-top:24px;line-height:1.03}.hero-description{font-size:16px;margin-top:21px;max-width:350px}.hero-actions{flex-direction:row;align-items:center;gap:17px;margin-top:24px;flex-wrap:wrap}.hero-actions .button{font-size:13px;padding:15px;gap:15px}.hero-actions .text-link{font-size:12px;gap:8px}.hero-foot{padding:24px 0 20px;font-size:11px}.coordinates{display:block;font-size:9px}.down-arrow{height:30px;width:30px;font-size:17px}.hero-image{min-height:395px;margin-top:0}.hero-image>img{object-position:45% 50%}.photo-caption strong{font-size:18px}.photo-caption{padding:15px}.photo-caption>a{height:38px;width:38px}.image-index{font-size:10px}.partner-bar{padding:26px 0 29px;flex-wrap:wrap;gap:12px;justify-content:space-between}.partner-bar>p:first-child{font-size:11px;min-width:auto}.partner-rule{display:none}.partner-description{display:none}.partner-bar img{width:178px}.section-pad{padding-block:59px}.section-top{margin-bottom:29px}.section-top .eyebrow{font-size:10px;letter-spacing:1.3px}.section-top .quiet{display:none}h2{font-size:43px}.services-heading{grid-template-columns:1fr;gap:23px;margin-bottom:32px}.services-heading>p{justify-self:start;max-width:330px;font-size:16px}.service-rows>a{grid-template-columns:22px 1fr 36px;gap:7px 12px;padding:23px 0}.service-rows h3{font-size:22px}.service-rows p{grid-column:2;grid-row:2;font-size:14px;max-width:265px}.service-rows .round-arrow{grid-column:3;grid-row:1/3}.row-number{font-size:10px}.properties .section-top .text-link{font-size:11px;gap:10px;padding:4px 0}.properties .section-top{gap:10px}.property-heading{align-items:start;flex-direction:column;gap:25px;margin-bottom:27px}.property-controls{width:100%;justify-content:flex-start}.filter{font-size:15px;padding:10px 20px}.property-grid{grid-template-columns:1fr;gap:33px}.property-image{aspect-ratio:1.4}.property h3{font-size:26px}.property-facts{font-size:14px;margin-top:8px}.property-price{margin-top:14px;padding-top:12px}.property-price strong{font-size:21px}.property-price>span{font-size:12px}.location{font-size:11px;margin-top:17px}.tag{font-size:11px;top:13px;left:13px}.image-arrow{width:38px;height:38px}.listings-foot{margin-top:27px;font-size:11px}.listings-foot>span{font-size:10px;max-width:310px}.selling{padding:58px 0}.selling-grid{grid-template-columns:1fr;gap:49px}.selling h2{font-size:49px}.selling-intro>p:not(.eyebrow){font-size:16px;max-width:335px;margin-top:23px}.seller-note{margin-top:23px}.selling .eyebrow{margin-bottom:25px}.steps summary h3{font-size:23px}.steps summary{padding:23px 0}.step-caption{font-size:11px;margin-bottom:20px}.step-body{max-width:100%;font-size:15px}.team{grid-template-columns:1fr;gap:32px}.team-picture>img{aspect-ratio:1.5;object-fit:contain}.team-picture-caption{flex-wrap:nowrap;font-size:11px}.team-picture-caption>span:first-child{font-size:16px}.team-copy h2{font-size:44px}.team-copy .eyebrow{font-size:10px;margin-bottom:23px}.team-copy>p:not(.eyebrow){font-size:16px;max-width:none}.team-copy>.text-link{margin-top:19px}.local{padding:53px 0}.local-heading{grid-template-columns:1fr;gap:23px;margin-bottom:33px}.local-heading h2{font-size:42px}.local-heading>p{justify-self:start;max-width:325px;font-size:16px}.office-grid{grid-template-columns:1fr}.office{grid-template-columns:63px 1fr;padding:27px 0;gap:5px 13px}.office+ .office{border-left:0;border-top:1px solid var(--line);padding-left:0}.office h3{font-size:25px}.office-number{font-size:39px}.office address{font-size:15px}.map-link{margin-top:12px;font-size:12px}.office-hours{justify-content:flex-start;font-size:11px;column-gap:8px;row-gap:4px}.office-hours .hours-separator{display:none}.office-hours{display:block;max-width:310px;line-height:1.8}.office-hours .dot{margin-right:6px}.contact{grid-template-columns:1fr;padding:34px 27px 37px;gap:25px;margin-top:0;margin-bottom:48px}.contact h2{font-size:65px;margin-top:22px}.contact .eyebrow{font-size:9px;letter-spacing:1.3px}.contact-options{padding-top:0}.contact-options>p:first-child{font-size:16px;max-width:300px}.contact-house{left:auto;right:-60px;top:12px;bottom:auto;width:240px;height:240px}.contact-options>.button{margin-top:22px;width:100%;font-size:14px}.email-link{font-size:13px;gap:8px;max-width:100%;overflow-wrap:anywhere}.contact-phone{font-size:12px}.footer-main{grid-template-columns:1fr 35px;gap:25px;padding-bottom:32px}.footer-main img{width:191px}.footer-links{grid-column:1;grid-row:2;font-size:12px;gap:7px}.back-top{grid-column:2;grid-row:1;width:35px;height:35px}.footer-bottom{flex-wrap:wrap;gap:15px;font-size:10px}.footer-bottom .concept-note{order:3;width:100%}.footer-bottom>div{gap:17px}footer{padding-top:35px}dialog{padding:34px 24px}dialog h2{font-size:36px}.dialog-close{right:7px;top:6px}dialog .button{width:100%;font-size:14px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}
@media print{.topline,.header,dialog,.contact-house,.menu-toggle{display:none}.wrap{width:100%}.hero-image{min-height:400px}.section-pad{padding-block:35px}body{font-size:12px}a{color:inherit}.selling,.contact,footer{print-color-adjust:exact}.property-grid{grid-template-columns:repeat(3,1fr)}section{break-inside:avoid}}

/* Modern hero, based on the approved visual concept. */
.header{border-bottom:0}.nav-wrap{width:calc(100% - 64px);max-width:1510px;height:96px}.nav-wrap .brand{width:255px}.nav-wrap nav{gap:36px}.nav-wrap nav .button.small{border:1px solid var(--ink);background:transparent;padding:14px 22px;gap:37px}.nav-wrap nav .button.small:hover{background:var(--peach)}
.modern-hero{position:relative;isolation:isolate;width:calc(100% - 56px);max-width:1528px;margin:0 auto;min-height:650px;border-radius:15px;overflow:hidden;background:#252c25;color:#fff;display:flex;align-items:center;padding:65px 5%;}
.modern-hero-photo{position:absolute;inset:0;z-index:-2;width:100%;height:100%;object-fit:cover;object-position:center center}.modern-hero:before{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(17,24,18,.62),rgba(17,24,18,.33) 39%,rgba(17,24,18,0) 72%)}
.modern-hero-content{padding-bottom:80px;max-width:680px}.modern-kicker{display:flex;gap:20px;align-items:center;font-size:13px;font-weight:500;text-transform:uppercase;letter-spacing:1px}.modern-kicker>span{height:2px;width:42px;background:var(--peach)}
.modern-hero h1{font-family:Arial,Helvetica,sans-serif;font-size:clamp(62px,5.6vw,88px);font-weight:400;letter-spacing:-.045em;line-height:1.04;margin:30px 0 25px}.modern-hero h1 em{font-style:normal;color:var(--peach)}.modern-description{font-size:19px;line-height:1.55;color:#f4f4ef}.modern-actions{display:flex;align-items:center;gap:38px;margin-top:31px}.modern-actions .button{font-size:15px;padding:17px 23px;gap:40px;color:var(--ink)}.modern-secondary{font-size:15px;border-bottom:1px solid #dddcd4;padding:8px 0;line-height:1.4}.modern-secondary:hover{color:var(--peach)}
.modern-signature{position:absolute;bottom:36px;left:5.2%;display:flex;align-items:center;gap:20px;font-size:13px;width:36%;color:#eceee8}.signature-line{flex:1;height:1px;background:#b8baac}
.valuation-card{position:absolute;right:28px;bottom:27px;display:flex;align-items:center;gap:23px;background:var(--paper);color:var(--ink);padding:24px 25px;border-radius:7px;min-width:345px;transition:transform .2s}.valuation-card:hover{transform:translateY(-4px)}.valuation-card>svg{width:45px;height:48px;flex-shrink:0}.valuation-card>div>span{font-size:12px;color:#8a4e25}.valuation-card strong{display:block;font-family:Arial,Helvetica,sans-serif;font-weight:400;font-size:19px;line-height:1.35;margin-top:7px;letter-spacing:-.4px}.valuation-arrow{background:var(--peach);display:grid;place-items:center;width:41px;height:43px;font-size:26px;margin-left:12px}
.modern-region{width:calc(100% - 72px);max-width:1500px;margin:0 auto;padding:24px 0;display:flex;align-items:center;gap:26px;font-size:13px;font-weight:500}.region-rule{height:1px;background:var(--line);flex:1}.partner-bar{border-top:1px solid var(--line);padding-block:27px}
@media(min-width:1500px){.modern-hero{min-height:760px;padding-top:100px}.modern-hero-content{padding-bottom:95px}}
@media(max-width:1100px){.nav-wrap .brand{width:220px}.nav-wrap nav{gap:22px}.nav-wrap nav .button.small{padding:12px 15px;gap:18px}.modern-hero{min-height:640px;padding:50px 4%}.modern-hero-content{padding-bottom:100px}.modern-hero h1{font-size:65px}.modern-description{font-size:17px}.modern-actions{gap:25px}.modern-actions .button{font-size:14px;gap:23px}.valuation-card{min-width:305px;gap:16px;padding:20px}.valuation-card strong{font-size:17px}.valuation-arrow{margin-left:5px}.modern-signature{left:4.3%;width:35%}}
@media(max-width:900px){.nav-wrap{height:85px}.nav-wrap nav{gap:3px}.nav-wrap nav .button.small{margin-top:12px}.modern-hero{min-height:700px}.modern-hero-photo{object-position:60% center}.modern-hero:before{background:linear-gradient(90deg,rgba(17,24,18,.8),rgba(17,24,18,.4) 60%,rgba(17,24,18,.1))}.modern-hero-content{padding-bottom:130px}.modern-signature{width:auto}.signature-line{display:none}.valuation-card{right:23px;bottom:25px}.modern-signature{bottom:36px;max-width:150px;font-size:12px}}
@media(max-width:600px){.nav-wrap{height:80px;width:calc(100% - 40px)}.nav-wrap .brand{width:192px}.nav-wrap nav{top:80px}.modern-hero{width:calc(100% - 24px);border-radius:11px;min-height:780px;padding:35px 23px 24px;display:block}.modern-hero-photo{object-position:64% center}.modern-hero:before{background:linear-gradient(180deg,rgba(13,22,16,.63),rgba(13,22,16,.65) 57%,rgba(13,22,16,.18))}.modern-hero-content{padding:0;max-width:100%}.modern-kicker{font-size:10px;gap:10px;letter-spacing:.4px}.modern-kicker>span{width:24px}.modern-hero h1{font-size:clamp(44px,11.8vw,68px);margin:30px 0 24px;line-height:1.08;letter-spacing:-.055em}.modern-description{font-size:16px;max-width:290px}.modern-description br{display:none}.modern-actions{align-items:flex-start;flex-direction:column;gap:14px;margin-top:27px}.modern-actions .button{font-size:14px;padding:16px 18px;gap:29px;min-height:50px}.modern-secondary{font-size:14px}.modern-signature{bottom:162px;left:24px;font-size:11px;max-width:none}.valuation-card{left:18px;right:18px;bottom:23px;min-width:0;gap:15px;padding:20px 16px;border-radius:5px}.valuation-card>svg{width:35px;height:40px}.valuation-card>div>span{font-size:11px}.valuation-card strong{font-size:17px;margin-top:5px}.valuation-arrow{margin-left:auto;width:35px;height:39px;flex-shrink:0}.modern-region{width:calc(100% - 40px);gap:13px;padding:21px 0;font-size:10px}.partner-bar{padding-block:23px}}
@media(prefers-reduced-motion:reduce){.valuation-card{transition:none}}

/* Approved architectural services composition. */
.partner-modern{max-width:1510px;width:calc(100% - 112px);border-top:0;border-bottom:1px solid var(--line);padding-block:24px;gap:25px}.partner-modern>p:first-child{color:var(--ink);font-size:14px;min-width:0}.partner-modern .partner-rule{background:transparent}.partner-modern .partner-description{font-size:13px}.partner-modern img{width:230px}
.services-modern{padding:52px 0 78px;background:var(--paper)}.services-modern>.wrap{max-width:1510px}.services-modern>.wrap>.eyebrow{font-size:12px;letter-spacing:1.5px}.services-modern-heading{display:flex;align-items:center;justify-content:space-between;gap:35px;margin:20px 0 42px}.services-modern-heading h2{font-family:Arial,Helvetica,sans-serif;font-size:clamp(39px,4.3vw,66px);font-weight:400;letter-spacing:-.055em;line-height:1.12}.services-modern-heading h2 em{font-style:normal;color:#b95b27}.services-modern-heading>p{font-size:16px;line-height:1.6;max-width:410px}
.services-composition{display:grid;grid-template-columns:1.12fr 2fr;gap:24px}.services-photo{margin:0;position:relative;overflow:hidden;min-width:0}.services-photo img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}.services-photo:after{content:'';position:absolute;inset:70% 0 0;background:linear-gradient(transparent,#10150bcc)}.services-photo figcaption{position:absolute;left:22px;right:20px;bottom:23px;color:#fff;font-size:12px;z-index:1}.service-panels{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.service-panel{position:relative;isolation:isolate;padding:25px 30px 24px;min-height:263px;display:flex;flex-direction:column;overflow:hidden}.service-panel-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:23px;min-height:45px}.service-panel-top>span{font-family:Arial,Helvetica,sans-serif;font-size:47px;line-height:1;letter-spacing:-3px;font-weight:400;color:#b95b27}.service-panel-top>svg{width:44px;height:47px;color:#b95b27}.service-panel h3{font-family:Arial,Helvetica,sans-serif;font-size:clamp(20px,1.7vw,27px);font-weight:400;letter-spacing:-.8px;line-height:1.25;margin-bottom:12px}.service-panel>p{font-size:15px;line-height:1.5;margin-bottom:27px;max-width:255px;color:#55564e}.service-panel>a{font-size:14px;display:flex;align-items:center;justify-content:space-between;gap:16px;width:fit-content;border-bottom:1px solid #bd662e;padding:4px 0;line-height:1.5;margin-top:auto}.service-panel>a>span{font-size:22px;color:#a75322;transition:transform .2s}.service-panel>a:hover>span{transform:translate(3px,-3px)}.service-panel>a:hover{border-bottom-color:currentColor}.service-sell{background:var(--peach)}.service-sell .service-panel-top>span,.service-sell .service-panel-top>svg{color:var(--ink)}.service-sell>p{color:#393a30}.service-sell>a{border-color:#5d4530}.service-sell>a>span{color:var(--ink)}.service-find,.service-rent{background:#ede7dc;border:1px solid #ddd3c5;transition:background-color .2s ease}.service-find:focus-within,.service-rent:focus-within{background:#e7dece}@media(hover:hover){.service-find:hover,.service-rent:hover{background:#e7dece}}.service-project{background:var(--ink);color:var(--paper)}.service-project .service-panel-top>span{color:var(--peach)}.service-project>p{color:#dedfd5;max-width:205px}.service-project>a{border-color:var(--peach)}.service-project>a>span{color:var(--peach)}.project-plan{position:absolute;right:-24px;top:8px;width:60%;height:100%;color:#b4b8a2;opacity:.13;z-index:-1;pointer-events:none}
@media(min-width:1500px){.service-panel{padding:30px 40px;min-height:285px}.service-panel-top{margin-bottom:27px}.service-panel-top>span{font-size:55px}.service-panel-top>svg{width:52px;height:54px}.service-panel>p{font-size:17px}.service-panel>a{font-size:16px}.services-modern-heading>p{font-size:18px}.services-photo figcaption{font-size:14px}}
@media(max-width:1100px){.services-modern-heading{align-items:flex-start;gap:25px}.services-modern-heading>p{font-size:14px;max-width:310px}.services-composition{gap:18px;grid-template-columns:1fr 2fr}.service-panel{padding:22px;min-height:264px}.service-panel h3{font-size:20px}.service-panel>p{font-size:14px}.service-panel>a{font-size:13px}.service-panel-top>span{font-size:44px}.services-photo figcaption{left:15px;bottom:18px;font-size:11px}.partner-modern{width:calc(100% - 64px)}}
@media(max-width:800px){.services-modern-heading{display:block}.services-modern-heading h2{font-size:43px}.services-modern-heading>p{margin-top:18px;max-width:430px;font-size:16px}.services-composition{grid-template-columns:1fr}.services-photo{height:280px}.services-photo img{object-position:center 53%}.service-panel{min-height:264px;padding:26px}.service-panel h3{font-size:23px}.service-panel>p{font-size:15px}.service-panel>a{font-size:14px}.partner-modern .partner-description{font-size:11px}.partner-modern img{width:190px}.partner-modern>p:first-child{font-size:12px}}
@media(max-width:600px){.services-modern{padding:39px 0 47px}.services-modern>.wrap>.eyebrow{font-size:10px}.services-modern-heading{margin:20px 0 27px}.services-modern-heading h2{font-size:41px;max-width:320px;line-height:1.1}.services-modern-heading>p{font-size:15px;margin-top:20px;max-width:325px}.services-modern-heading>p br{display:none}.services-composition{gap:19px}.services-photo{height:310px}.services-photo figcaption{font-size:11px;left:18px}.service-panels{grid-template-columns:1fr;gap:13px}.service-panel{padding:25px;min-height:265px}.service-panel-top{margin-bottom:21px}.service-panel-top>span{font-size:47px}.service-panel h3{font-size:26px}.service-panel>p{font-size:16px}.service-panel>a{font-size:15px;min-height:44px}.service-panel-top>svg{width:45px;height:47px}.service-project>p{max-width:240px}.project-plan{width:52%;opacity:.12}.partner-modern{width:calc(100% - 40px);gap:17px;justify-content:space-between;padding-block:23px}.partner-modern>p:first-child{font-size:11px}.partner-modern img{width:178px}.partner-modern .partner-rule{display:none}}

/* The remaining chapters: property editorial, sales dossier, people, places. */
.properties-editorial h2,.selling-paper h2,.team-editorial h2,.local-modern h2,.contact-modern h2,dialog h2{font-family:Arial,Helvetica,sans-serif;font-weight:400;letter-spacing:-.055em;line-height:1.08}.properties-editorial h2 em,.selling-paper h2 em,.team-editorial h2 em,.local-modern h2 em,.contact-modern h2 em{font-style:normal;color:#b95b27}
.properties-editorial{border-top:1px solid var(--line);padding-block:82px 94px}.properties-editorial .property-heading{margin-bottom:35px}.properties-editorial .property-controls{border:1px solid #c9c6bd;border-radius:30px;padding:5px;gap:4px;background:var(--paper)}.properties-editorial .filter{border:0;border-radius:25px;margin:0;padding:10px 21px}.properties-editorial .filter.active{background:var(--ink);color:var(--paper)}.properties-editorial .property-grid{grid-template-columns:1.15fr 1fr;gap:24px 30px;align-items:stretch}.properties-editorial .property{min-width:0;display:grid;grid-template-columns:43% 1fr;border-bottom:1px solid var(--line);gap:20px;padding-bottom:24px}.properties-editorial .property[hidden]{display:none}.properties-editorial .property:first-child{grid-row:span 2;display:flex;flex-direction:column;gap:0;padding:0;border:0;background:var(--ink);color:var(--paper)}.properties-editorial .property-image{aspect-ratio:auto;height:100%;min-height:205px}.properties-editorial .property:first-child .property-image{flex:1;min-height:320px}.properties-editorial .property-info{min-width:0;display:flex;flex-direction:column}.properties-editorial .property:first-child .property-info{padding:25px 28px 22px}.properties-editorial .location{font-size:10px;margin:8px 0 12px;letter-spacing:1px}.properties-editorial .property:first-child .location{color:var(--peach);margin-top:0}.properties-editorial .property h3{font-family:Arial,Helvetica,sans-serif;font-size:24px;letter-spacing:-.8px;line-height:1.2}.properties-editorial .property:first-child h3{font-size:31px}.properties-editorial .property-facts{font-size:13px;line-height:1.6;margin-bottom:16px}.properties-editorial .property:first-child .property-facts{color:#d8dbcf}.properties-editorial .property-price{margin-top:auto;padding-top:16px;gap:10px}.properties-editorial .property-price strong{font-size:23px}.properties-editorial .property-price>span{font-size:11px}.properties-editorial .property:first-child .property-price{border-color:#5b5d52}.properties-editorial .property:first-child .property-price>span{color:#d8dbcf}.properties-editorial .tag{color:var(--ink);border-radius:3px;top:12px;left:12px;font-size:10px}.properties-editorial .image-arrow{color:var(--ink);border-radius:50%;height:37px;width:37px}.properties-editorial .property:first-child .image-arrow{background:var(--peach);width:50px;height:50px;font-size:29px}.properties-editorial .property-grid[data-filter=miete]{grid-template-columns:1fr}.properties-editorial .property[data-kind=miete]{grid-template-columns:1.2fr 1fr;gap:40px;padding:0;border:0;background:var(--cream)}.properties-editorial .property[data-kind=miete] .property-image{min-height:355px}.properties-editorial .property[data-kind=miete] .property-info{padding:32px 35px 32px 0}.properties-editorial .property[data-kind=miete] h3{font-size:34px}.properties-editorial .listings-foot{margin-top:27px}
.selling-paper{background:#eee7da;color:var(--ink);padding:83px 0}.selling-paper .selling-grid{gap:70px;grid-template-columns:1fr 1fr;align-items:start}.selling-paper .eyebrow{color:#7a533a}.selling-paper h2{font-size:clamp(48px,4.8vw,72px)}.selling-paper h2 em{color:#a85529}.selling-paper .selling-intro>p:not(.eyebrow){color:#55574d;max-width:380px}.selling-paper .button.light{background:var(--ink);color:white}.seller-photo{position:relative;margin:35px 0 0;max-width:440px}.seller-photo img{width:100%;height:220px;object-fit:cover}.seller-photo figcaption{font-size:11px;padding:10px 0;color:#636458}.selling-paper .seller-note{color:#66685a;margin-top:13px}.selling-paper .seller-note>span{color:#96512a}.selling-paper .steps{position:relative;background:var(--paper);padding:32px 32px 30px;margin-top:25px;box-shadow:9px 9px 0 #d7d0c4;min-height:595px}.selling-paper .steps:before{content:'';position:absolute;top:0;right:0;width:27px;height:27px;background:linear-gradient(45deg,#ddd5c8 50%,#eee7da 50%)}.paper-heading{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);padding-bottom:22px}.paper-heading .eyebrow{margin:0;color:var(--ink)}.paper-heading>span:last-child{font-size:26px}.selling-paper .step-caption{color:#77776b;letter-spacing:0;text-transform:none;font-size:13px;margin:22px 0}.selling-paper .steps details{border-color:var(--line)}.selling-paper .steps summary{gap:18px;padding:24px 0}.selling-paper .steps summary>span{color:#9d5128;font-size:14px}.selling-paper .steps summary h3{font-family:Arial,Helvetica,sans-serif;font-size:20px;letter-spacing:-.6px}.selling-paper .steps summary i:before,.selling-paper .steps summary i:after{background:#775237}.selling-paper .step-body{padding-left:35px;color:#626357;font-size:15px}.selling-paper .steps details[open] summary h3{color:#9d5128}.selling-paper .step-question{color:#874422;font-size:13px;border-top:0;margin-top:25px}
.team-editorial{padding-block:90px}.team-editorial-head{display:grid;grid-template-columns:1fr 1fr;align-items:end;gap:25px 40px;margin-bottom:38px}.team-editorial-head>.eyebrow{grid-column:1/-1}.team-editorial h2{font-size:clamp(45px,4.8vw,70px)}.team-editorial-head>p:last-child{justify-self:end;color:#626357;font-size:18px;line-height:1.55}.team-feature{display:grid;grid-template-columns:2.1fr 1fr;gap:0;align-items:stretch}.team-feature figure{margin:0;min-width:0;background:#eeede7;display:flex;flex-direction:column}.team-feature figure img{width:100%;height:auto;object-fit:contain}.team-feature figcaption{display:flex;justify-content:space-between;gap:15px;padding:17px 23px;font-size:12px;margin-top:auto}.team-note{background:var(--peach);padding:33px;display:flex;flex-direction:column;align-items:start;gap:20px}.team-note>svg{width:48px;height:52px;margin-bottom:8px}.team-note>.eyebrow{font-size:10px;letter-spacing:1px}.team-note h3{font-family:Arial,Helvetica,sans-serif;font-size:clamp(29px,3.1vw,46px);font-weight:400;line-height:1.05;letter-spacing:-1.9px}.team-note>p{font-size:14px;line-height:1.65}.team-note>a{background:var(--ink);color:var(--paper);width:49px;height:49px;display:grid;place-items:center;font-size:29px;margin-top:auto;transition:transform .2s}.team-note>a:hover{transform:translate(3px,-3px)}.team-after{display:grid;grid-template-columns:1fr 1fr auto;gap:35px;align-items:start;padding-top:29px}.team-after>p{font-size:15px;color:#606257;max-width:380px}.team-after>a{font-size:13px;white-space:nowrap}
.local-modern{background:var(--ink);color:var(--paper);padding:77px 0 50px;border:0}.local-modern .eyebrow{color:var(--peach)}.local-modern .quiet{color:#bfc3b5}.local-modern h2{font-size:clamp(44px,4.6vw,67px)}.local-modern h2 em{color:var(--peach)}.local-modern .local-heading{grid-template-columns:1.3fr 1fr;margin-bottom:47px;gap:60px}.local-modern .local-heading>p{color:#c7ccbd;font-size:16px}.local-modern .office-grid{border-color:#55594c;gap:45px}.local-modern .office{display:block;padding:29px 0 31px;position:relative}.local-modern .office+.office{border-left:1px solid #55594c;padding-left:45px}.local-modern .office-number{font-family:var(--sans);font-style:normal;font-size:10px;letter-spacing:1.5px;color:var(--peach);display:block;margin-bottom:27px}.local-modern .office h3{font-family:Arial,Helvetica,sans-serif;font-size:clamp(45px,5.2vw,75px);font-weight:400;letter-spacing:-3px;line-height:1.1;margin-bottom:25px}.local-modern .office address{font-size:16px;color:#c8cdbc;line-height:1.65}.local-modern .office-phone{font-size:23px;margin-top:21px}.local-modern .map-link{display:inline-flex;position:absolute;bottom:36px;right:0;font-size:13px;border-color:#919880;color:#f3a26a;gap:13px}.local-modern .office-hours{color:#b6bcaa;justify-content:flex-start;font-size:12px;margin-top:24px}.local-modern .office-hours .dot{background:var(--peach)}
.contact-modern{padding-block:88px 78px}.contact-modern-heading h2{font-size:clamp(45px,5vw,73px);margin-top:26px}.contact-modern-heading>p:last-child{margin-top:23px;font-size:17px;color:#606257}.contact-topics{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 38px;margin-top:40px;border-top:1px solid var(--line)}.contact-topics>button{text-align:left;background:transparent;display:flex;align-items:center;gap:22px;border-bottom:1px solid var(--line);padding:26px 0;color:var(--ink);font-size:20px;transition:background .2s,padding .2s}.contact-topics>button:hover{background:var(--cream);padding-inline:13px}.contact-topics>button>span{font-size:11px;color:#9c5831}.contact-topics>button>i{font-style:normal;margin-left:auto;width:40px;height:40px;border:1px solid #c8c3b7;border-radius:50%;display:grid;place-items:center;font-size:23px;flex-shrink:0}.contact-topics>button:hover>i{background:var(--peach);border-color:var(--peach)}.contact-direct{display:flex;justify-content:space-between;gap:25px;align-items:end;margin-top:44px;padding-top:12px}.contact-direct>div>p{font-size:13px;color:#67695c}.contact-big-phone{font-family:Arial,Helvetica,sans-serif;font-size:clamp(26px,3vw,44px);letter-spacing:-1.6px;display:block;margin-top:12px}.contact-big-phone span{margin-left:12px;color:#aa572a}.contact-direct .email-link{font-size:16px;margin:0;border-color:#aaa899}.contact-direct .text-link{font-size:13px;border:0;margin-top:14px}.footer-modern{padding-top:30px}.footer-wordmark{display:flex;justify-content:space-between;align-items:center;font-family:Arial,Helvetica,sans-serif;font-size:clamp(70px,13.3vw,190px);font-weight:500;letter-spacing:-.055em;line-height:1.1;color:var(--peach);border-bottom:1px solid #535747;margin-bottom:38px;padding-bottom:26px}.footer-wordmark>span{font-size:.8em;font-weight:400}.footer-modern .footer-main{padding-bottom:31px}
@media(max-width:1100px){.properties-editorial .property{grid-template-columns:40% 1fr;gap:16px}.properties-editorial .property h3{font-size:21px}.properties-editorial .property:first-child h3{font-size:28px}.properties-editorial .property-price{flex-wrap:wrap;gap:4px}.properties-editorial .property-price strong{font-size:20px}.properties-editorial .property-image{min-height:217px}.selling-paper .selling-grid{gap:42px}.selling-paper .steps{padding:27px 24px}.selling-paper .steps summary h3{font-size:18px}.team-note{padding:26px;gap:16px}.team-note>svg{width:36px;height:41px;margin:0}.team-note h3{font-size:34px}.team-note>p{font-size:13px}.team-note>a{height:40px;width:40px;font-size:24px}.team-after{grid-template-columns:1fr 1fr;gap:25px}.team-after>a{grid-column:2;justify-self:start}.local-modern .office-grid{gap:30px}.local-modern .office+.office{padding-left:30px}.local-modern .map-link{position:static;margin-top:18px}.local-modern .office-phone{font-size:21px}.contact-topics>button{font-size:18px;gap:16px}}
@media(max-width:800px){.properties-editorial .property-grid{grid-template-columns:1fr 1fr;gap:25px}.properties-editorial .property{display:flex;flex-direction:column;gap:0;padding-bottom:0;border:0}.properties-editorial .property:first-child{grid-column:1/-1;grid-row:auto;display:grid;grid-template-columns:1.2fr 1fr}.properties-editorial .property:first-child .property-image{min-height:320px}.properties-editorial .property:first-child .property-info{padding:25px}.properties-editorial .property:first-child h3{font-size:29px}.properties-editorial .property-image{min-height:210px;aspect-ratio:1.45}.properties-editorial .location{margin-top:18px}.properties-editorial .property h3{font-size:24px}.properties-editorial .property-facts{font-size:14px}.properties-editorial .property[data-kind=miete]{display:grid;grid-template-columns:1fr 1fr;gap:22px}.properties-editorial .property[data-kind=miete] h3{font-size:27px}.properties-editorial .property[data-kind=miete] .property-info{padding:22px 20px 22px 0}.selling-paper .selling-grid{grid-template-columns:1fr;gap:35px}.selling-paper .selling-intro{display:grid;grid-template-columns:1fr 1fr;gap:0 28px}.selling-paper .selling-intro>.eyebrow{grid-column:1/-1}.selling-paper .selling-intro>h2{grid-column:1;grid-row:2/4;font-size:56px}.selling-paper .selling-intro>p:not(.eyebrow){grid-column:2;margin:0;font-size:15px}.selling-paper .selling-intro>.button{grid-column:2;align-self:end;margin-top:20px;gap:15px;font-size:13px;padding:14px}.seller-photo{grid-column:1/-1;max-width:none;margin-top:28px}.seller-photo img{height:240px}.selling-paper .seller-note{grid-column:1/-1;margin-top:8px}.selling-paper .steps{min-height:0;margin-top:0;padding:30px}.selling-paper .steps summary h3{font-size:22px}.selling-paper .step-body{max-width:100%}.team-feature{grid-template-columns:1fr}.team-note{display:grid;grid-template-columns:1fr 1fr;gap:18px 30px;padding:28px}.team-note>svg{display:none}.team-note>.eyebrow{grid-column:1/-1}.team-note h3{grid-column:1;grid-row:2/4;font-size:37px}.team-note>p{grid-column:2;font-size:15px}.team-note>a{grid-column:2;justify-self:end}.team-editorial-head>p:last-child{font-size:15px}.local-modern .local-heading{gap:35px}.local-modern .local-heading>p{font-size:15px}.local-modern .office h3{font-size:46px}.contact-topics{gap:0 24px}.contact-topics>button{font-size:17px;gap:10px}.contact-direct{align-items:start;flex-direction:column;gap:28px}.contact-big-phone{font-size:38px}}
@media(max-width:600px){.properties-editorial{padding-block:48px 54px}.properties-editorial h2{font-size:43px}.properties-editorial .property-controls{width:auto}.properties-editorial .property-heading{gap:25px}.properties-editorial .property-grid{grid-template-columns:1fr;gap:30px}.properties-editorial .property:first-child{display:flex;grid-column:auto}.properties-editorial .property:first-child .property-image{min-height:275px;aspect-ratio:1.25}.properties-editorial .property:first-child .property-info{padding:23px}.properties-editorial .property:first-child h3{font-size:27px}.properties-editorial .property-image{min-height:0;height:auto;aspect-ratio:1.4}.properties-editorial .property-info{padding-bottom:0}.properties-editorial .property h3{font-size:26px}.properties-editorial .location{font-size:11px}.properties-editorial .property-price{justify-content:space-between;font-size:14px}.properties-editorial .property-price strong{font-size:22px}.properties-editorial .property[data-kind=miete]{display:flex;gap:0}.properties-editorial .property[data-kind=miete] .property-image{min-height:0}.properties-editorial .property[data-kind=miete] .property-info{padding:23px}.properties-editorial .property[data-kind=miete] h3{font-size:28px}.selling-paper{padding:49px 0 56px}.selling-paper .selling-intro{display:block}.selling-paper .selling-intro>h2{font-size:53px}.selling-paper .selling-intro>p:not(.eyebrow){margin-top:25px;font-size:16px}.selling-paper .selling-intro>.button{font-size:14px;padding:16px 20px;margin-top:24px}.seller-photo{margin-top:27px}.seller-photo img{height:210px}.selling-paper .steps{padding:24px 20px;box-shadow:6px 6px 0 #d7d0c4}.selling-paper .steps summary{gap:14px}.selling-paper .steps summary h3{font-size:18px;letter-spacing:-.6px}.selling-paper .steps summary>span{font-size:12px}.selling-paper .step-body{font-size:15px;padding:0 0 24px 28px}.selling-paper .step-question{font-size:13px;gap:16px}.team-editorial{padding-block:54px}.team-editorial-head{grid-template-columns:1fr;gap:22px;margin-bottom:27px}.team-editorial h2{font-size:45px}.team-editorial-head>p:last-child{justify-self:start;font-size:16px}.team-feature figcaption{font-size:10px;padding:14px}.team-note{padding:25px;gap:19px 20px}.team-note h3{font-size:32px;letter-spacing:-1.4px}.team-note>p{font-size:13px}.team-after{grid-template-columns:1fr;gap:19px;padding-top:23px}.team-after>p{font-size:16px}.team-after>a{grid-column:1;font-size:14px}.local-modern{padding:51px 0 35px}.local-modern h2{font-size:43px}.local-modern .local-heading{grid-template-columns:1fr;gap:24px;margin-bottom:32px}.local-modern .local-heading>p{font-size:16px}.local-modern .office-grid{grid-template-columns:1fr;gap:0}.local-modern .office+.office{border-left:0;border-top:1px solid #55594c;padding-left:0}.local-modern .office{padding:26px 0 31px}.local-modern .office-number{font-size:10px;margin-bottom:20px}.local-modern .office h3{font-size:56px;margin-bottom:20px}.local-modern .office address{font-size:15px}.local-modern .office-phone{font-size:24px;display:block;margin-top:18px}.local-modern .map-link{font-size:13px;margin-top:20px}.local-modern .office-hours{font-size:11px}.contact-modern{padding-block:52px 45px}.contact-modern-heading h2{font-size:41px;margin-top:23px}.contact-modern-heading>p:last-child{font-size:16px;max-width:280px}.contact-topics{grid-template-columns:1fr;margin-top:30px;gap:0}.contact-topics>button{font-size:17px;padding-block:19px;gap:13px;line-height:1.4}.contact-topics>button>i{width:35px;height:35px;font-size:22px}.contact-topics>button>span{font-size:10px}.contact-direct{margin-top:30px;gap:26px}.contact-big-phone{font-size:29px;letter-spacing:-1px}.contact-big-phone>span{margin-left:6px}.contact-direct .email-link{font-size:13px;gap:10px}.contact-direct .text-link{font-size:13px}.footer-wordmark{font-size:15vw;letter-spacing:-.07em;margin-bottom:28px;padding-bottom:22px}.footer-wordmark>span{font-size:.75em}.footer-modern{padding-top:27px}dialog h2{font-size:35px}}

/* Align the owner introduction and sales-plan sheet. */
@media(min-width:801px){
.selling-paper .selling-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr);align-items:stretch;gap:clamp(35px,5vw,75px)}
.selling-paper .selling-intro{display:flex;flex-direction:column;align-items:flex-start;min-width:0}
.selling-paper .selling-intro>.eyebrow{margin-bottom:24px}
.selling-paper .selling-intro h2{font-size:clamp(36px,4.3vw,64px);width:100%;line-height:1.12;letter-spacing:-.055em}
.selling-paper .seller-title-line{display:block;white-space:nowrap}
.selling-paper .selling-intro>p:not(.eyebrow){margin-top:22px;max-width:420px;font-size:16px}
.selling-paper .selling-intro>.button{margin-top:24px}
.selling-paper .seller-photo{width:100%;max-width:440px;margin-top:28px}
.selling-paper .seller-photo img{height:190px}
.selling-paper .seller-note{margin-top:auto;padding-top:16px}
.selling-paper .steps{margin-top:0;min-height:0;display:flex;flex-direction:column}
.selling-paper .step-question{margin-top:auto;padding-top:25px}
}
@media(max-width:800px){.selling-paper .selling-intro{display:block}.selling-paper .selling-intro h2{font-size:clamp(28px,8.5vw,43px);line-height:1.13}.selling-paper .seller-title-line{display:block;white-space:nowrap}.selling-paper .selling-intro>p:not(.eyebrow){margin-top:24px}.selling-paper .selling-intro>.button{margin-top:24px}}

/* Refined navigation: quiet section rail and a distinct contact action. */
.header-refined{background:rgba(252,250,246,.96);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border-bottom:1px solid transparent;transition:border-color .2s,box-shadow .2s}
.header-refined.is-scrolled{border-bottom-color:#dedad0;box-shadow:0 4px 18px #26272106}
.header-refined .nav-wrap{height:100px;gap:32px;max-width:1528px;width:calc(100% - 64px)}
.header-refined .brand{width:226px;display:block}
.header-refined nav{display:flex;gap:28px;align-items:center}
.nav-primary{display:flex;align-items:center;gap:5px;background:#efede6;border:1px solid #e5e1d7;border-radius:30px;padding:5px}
.nav-primary>a{font-size:14px;line-height:1.4;color:#55574d;padding:11px 17px;border-radius:23px;transition:color .2s,background .2s;white-space:nowrap}
.nav-primary>a:hover{color:var(--ink);background:#faf8f2}
.nav-primary>a[aria-current=location]{background:var(--paper);color:var(--ink);box-shadow:0 1px 4px #2627210d}
.header-refined nav .button.small.nav-contact{border:0;background:var(--ink);color:var(--paper);padding:7px 7px 7px 20px;border-radius:28px;gap:23px;font-size:14px;min-height:48px;transform:none}
.nav-contact>span{display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:var(--peach);color:var(--ink);font-size:23px;transition:transform .2s}
.header-refined nav .button.small.nav-contact:hover{background:#414438}.nav-contact:hover>span{transform:rotate(45deg)}
@media(min-width:1400px){.header-refined .nav-wrap{height:106px}.header-refined .brand{width:249px}.nav-primary>a{padding-inline:21px}.header-refined nav{gap:35px}}
@media(min-width:901px) and (max-width:1150px){.header-refined .nav-wrap{width:calc(100% - 48px);gap:20px;height:91px}.header-refined .brand{width:205px}.header-refined nav{gap:16px}.nav-primary{gap:1px;padding:4px}.nav-primary>a{padding:10px 12px;font-size:13px}.header-refined nav .button.small.nav-contact{font-size:13px;padding-left:16px;gap:14px}}
@media(max-width:900px){.header-refined .nav-wrap{height:82px;width:calc(100% - 40px)}.header-refined .brand{width:205px}.header-refined nav{display:none;top:82px;gap:16px;padding:20px;background:var(--paper);border-bottom:1px solid var(--line);border-radius:0 0 15px 15px;box-shadow:0 12px 20px #2627210d}.header-refined nav.is-open{display:flex}.nav-primary{display:flex;flex-direction:column;align-items:stretch;gap:3px;padding:0;border:0;background:transparent;border-radius:0}.nav-primary>a{padding:14px 16px;font-size:16px;border-radius:6px}.nav-primary>a[aria-current=location]{background:var(--cream);box-shadow:none}.header-refined nav .button.small.nav-contact{margin-top:0;justify-content:space-between;padding:9px 10px 9px 18px;gap:20px;font-size:15px}.header-refined .menu-toggle{background:var(--cream);border-radius:24px;gap:11px;padding:10px 15px;font-size:13px}.header-refined .menu-toggle span{font-size:18px}}
@media(max-width:600px){.header-refined .brand{width:181px}.header-refined .nav-wrap{gap:17px;height:80px}.header-refined nav{top:80px}.header-refined .menu-toggle{padding:9px 12px}.header-refined .menu-toggle span{font-size:17px}}
@media(prefers-reduced-motion:reduce){.header-refined,.nav-primary>a,.nav-contact>span{transition:none}}
@media(max-width:900px){.header-refined nav{align-items:stretch}.header-refined .nav-primary{width:100%}.header-refined .nav-contact{width:100%}}

/* One shared content boundary across every page chapter. */
:root{--page-max-width:1510px;--page-gutter:56px}
.wrap,.header-refined .nav-wrap,.modern-hero,.modern-region,.partner-modern,.services-modern>.wrap{width:calc(100% - var(--page-gutter) * 2);max-width:var(--page-max-width);margin-inline:auto}
@media(max-width:1150px){:root{--page-gutter:32px}}
@media(max-width:600px){:root{--page-gutter:20px}}

/* Source customer reviews: full quotes, readable without a carousel. */
.reviews-section{padding:82px 0;background:#ede7dc}.reviews-heading{display:flex;justify-content:space-between;align-items:end;gap:32px;margin-bottom:40px}.reviews-heading .eyebrow{margin-bottom:24px}.reviews-heading h2{font-family:Arial,Helvetica,sans-serif;font-weight:400;font-size:clamp(38px,4.3vw,66px);line-height:1.1;letter-spacing:-.055em}.reviews-heading h2 em{font-style:normal;color:#b95b27}.reviews-heading>p{font-size:18px;color:#55564e}.reviews-grid{display:grid;grid-template-columns:1.12fr 1fr;gap:20px}.customer-review{margin:0;padding:30px 34px;background:var(--paper);display:flex;flex-direction:column;min-width:0}.review-featured{grid-row:span 2;padding:40px 44px}.review-meta{display:flex;justify-content:space-between;align-items:center;margin-bottom:18px;height:36px}.review-stars{color:#a75322;letter-spacing:4px;font-size:17px}.review-quote{font:80px/1 Georgia,serif;color:#cbbda7;transform:translateY(18px)}.customer-review blockquote{margin:0;font-size:18px;line-height:1.6}.customer-review blockquote p+p{margin-top:12px}.review-featured blockquote{font-size:clamp(22px,2vw,29px);line-height:1.5;letter-spacing:-.4px}.customer-review figcaption{display:flex;align-items:center;gap:12px;padding-top:25px;margin-top:auto;font-size:15px}.review-initial{width:34px;height:34px;display:grid;place-items:center;background:#ede7dc;border-radius:50%;color:#855331;font-size:14px}.reviews-source{display:flex;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid #d3c8b6;padding-top:20px;margin-top:25px;font-size:12px;color:#5b5a50}.reviews-source .text-link{font-size:13px;white-space:nowrap}@media(max-width:800px){.reviews-section{padding:58px 0}.reviews-heading{align-items:start}.reviews-heading>p{font-size:15px}.reviews-grid{grid-template-columns:1fr}.review-featured{grid-row:auto;padding:30px}.customer-review{padding:28px}.review-featured blockquote{font-size:23px}.reviews-source{align-items:start}}@media(max-width:600px){.reviews-heading{display:block}.reviews-heading>p{margin-top:22px}.reviews-heading>p br{display:none}.reviews-source{flex-direction:column;gap:12px}.customer-review blockquote{font-size:17px}.review-featured blockquote{font-size:21px}}

/* Original company film, loaded only after a visitor chooses to watch. */
.company-film{display:grid;grid-template-columns:1fr 1.8fr;background:var(--ink);color:var(--paper);margin-bottom:82px}.film-intro{display:flex;flex-direction:column;padding:38px}.film-intro .eyebrow{color:var(--peach);margin-bottom:32px}.film-intro h2{font:400 clamp(30px,3vw,48px)/1.12 Arial,Helvetica,sans-serif;letter-spacing:-.045em}.film-intro h2 em{color:var(--peach);font-style:normal}.film-intro>p:not(.eyebrow){color:#d2d0c5;font-size:15px;margin-top:22px}.film-intro>a{margin-top:auto;padding-top:32px;font-size:14px;display:flex;gap:25px;align-items:center;width:fit-content}.film-intro>a:hover{color:var(--peach)}.film-content{min-width:0;padding:16px}.film-stage{position:relative;aspect-ratio:16/9;background:#fff;overflow:hidden}.film-stage>img{width:100%;height:100%;object-fit:contain}.film-stage>iframe{display:block;width:100%;height:100%;border:0}.film-play{position:absolute;bottom:20px;left:20px;right:20px;display:flex;align-items:center;gap:14px;padding:12px 16px;background:var(--ink);color:var(--paper);font:inherit;font-size:14px;border:1px solid #535447;cursor:pointer;text-align:left}.film-play-icon{width:34px;height:34px;display:grid;place-items:center;background:var(--peach);color:var(--ink);border-radius:50%;font-size:13px;padding-left:2px}.film-duration{margin-left:auto;font-size:12px;color:#d2d0c5}.film-play:hover{background:#38392f}.film-play:focus-visible{outline:3px solid #b95b27;outline-offset:3px}.film-privacy{font-size:12px;line-height:1.5;color:#c8c6bb;padding:13px 3px 0}.film-privacy a{text-decoration:underline;text-underline-offset:3px}@media(max-width:800px){.company-film{grid-template-columns:1fr;margin-bottom:58px}.film-intro{padding:28px}.film-intro .eyebrow{margin-bottom:20px}.film-intro>a{padding-top:20px}.film-content{padding:0 16px 16px}}@media(max-width:480px){.film-play{left:10px;right:10px;bottom:10px;padding:8px 10px;gap:9px;font-size:12px}.film-play-icon{width:28px;height:28px}.film-duration{font-size:10px}.film-intro h2{font-size:34px}}

/* Keep the hero title on two deliberate lines. */
.modern-hero-content{max-width:900px}.hero-title-line{display:block;white-space:nowrap}@media(max-width:600px){.modern-hero h1{font-size:clamp(25px,8vw,48px)}.modern-hero-content{max-width:100%}}