@import url('/assets/serif.css');
@import url('/assets/sans.css');
:root{--cream:#f5f2ed;--paper:#fbfaf7;--ink:#2f302b;--muted:#68685f;--taupe:#e6dfd5;--line:#d3cec5;--dark:#353831;--gutter:clamp(24px,6.25vw,110px);--serif:'Cormorant Garamond',Georgia,serif;--sans:'Manrope',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:125px}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.8;-webkit-font-smoothing:antialiased}body:has(dialog[open]){overflow:hidden}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit}button,a{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid #947452;outline-offset:7px}img{display:block;width:100%;height:100%;object-fit:cover}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.04;letter-spacing:-.035em}h1{font-size:clamp(58px,6.7vw,110px)}h2{font-size:clamp(44px,4.9vw,76px)}h3{font-size:clamp(32px,3vw,44px)}em{font-weight:400}p+p{margin-top:22px}p{max-width:65ch}button{cursor:pointer}::selection{background:#d9caba;color:var(--ink)}.section{padding:110px var(--gutter);max-width:1800px;margin:0 auto}.eyebrow{font-family:var(--sans);font-size:12px;font-weight:500;line-height:1.6;letter-spacing:.19em;text-transform:uppercase;margin-bottom:24px}.number{font-size:12px;letter-spacing:.14em;color:var(--muted)}.text-link{display:inline-flex;align-items:center;gap:44px;font-size:14px;font-weight:500;line-height:1.6;border-bottom:1px solid currentColor;padding:14px 0 10px;transition:gap .25s}.text-link:hover{gap:56px}.text-link span{font-size:22px;line-height:1}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:40px;min-height:56px;padding:15px 24px;font-size:14px;font-weight:500;line-height:1.5;border:1px solid transparent;transition:background .25s,color .25s,border-color .25s}.button span{font-size:22px;line-height:1}.button-dark{background:var(--ink);color:var(--paper)}.button-dark:hover{background:#505146}.button-light{background:var(--cream);color:var(--ink)}.button-light:hover{background:#e6ddce}.button-outline{border-color:var(--ink)}.button-outline:hover{background:var(--taupe)}.skip{position:fixed;z-index:999;top:12px;left:12px;padding:10px 20px;background:var(--ink);color:white;transform:translateY(-180%)}.skip:focus{transform:none}
.site-header{height:110px;padding:0 var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:40px;background:var(--cream);position:relative;z-index:50;border-bottom:1px solid var(--line)}.wordmark{display:inline-flex;flex-direction:column;flex-shrink:0;line-height:1.2}.wordmark>span{font-family:var(--serif);font-size:28px;letter-spacing:.07em}.wordmark small{font-size:12px;letter-spacing:.25em;margin-top:8px}.desktop-nav{display:flex;align-items:center;gap:32px;font-size:14px}.desktop-nav>a{position:relative;white-space:nowrap}.desktop-nav>a:not(.nav-contact):after{content:'';height:1px;background:currentColor;position:absolute;bottom:-8px;left:0;width:0;transition:width .25s}.desktop-nav>a:hover:after,.desktop-nav>a[aria-current]:after{width:100%}.nav-contact{border:1px solid var(--ink);padding:13px 20px;display:flex;align-items:center;gap:28px;transition:background .25s,color .25s}.nav-contact:hover{background:var(--ink);color:var(--paper)}.over-hero{position:absolute;top:0;width:100%;background:transparent;color:white;border-color:#ffffff45}.over-hero .nav-contact{border-color:#ffffff80}.over-hero .nav-contact:hover{background:var(--cream);color:var(--ink)}.menu-toggle{display:none;border:0;background:none;padding:12px;width:46px;height:46px}.menu-toggle span{display:block;height:1px;background:currentColor;width:25px;margin:7px 0}dialog{border:0;position:fixed;inset:0;max-width:100%;max-height:100%;width:100%;height:100dvh;margin:0;padding:28px;background:var(--cream);color:var(--ink)}dialog::backdrop{background:var(--ink)}.menu-top{display:flex;justify-content:space-between;align-items:center}.menu-top .wordmark{font-size:18px;letter-spacing:.08em}.menu-close{font-size:40px;font-weight:300;border:0;background:transparent;width:48px;height:48px;line-height:1}dialog nav{display:flex;flex-direction:column;margin:38px 0;gap:15px}dialog nav a{font-family:var(--serif);font-size:36px;line-height:1.3}.menu-phone{border-top:1px solid var(--line);padding-top:24px;display:block}
.hero{position:relative;min-height:820px;height:94svh;max-height:1100px;overflow:hidden;color:#fff;background:#5a5b50}.hero-image{position:absolute;inset:0;object-position:center 57%;filter:saturate(.45);animation:hero-drift 18s ease-out both}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(22,25,20,.6),rgba(26,29,24,.14) 72%),linear-gradient(0deg,rgba(22,25,20,.44),transparent 40%,rgba(22,25,20,.3))}.hero-content{position:relative;z-index:2;padding:clamp(170px,21vh,225px) var(--gutter) 130px;max-width:1150px;animation:intro-rise 1s ease-out both}.hero h1{font-size:clamp(78px,8vw,128px);line-height:.95;letter-spacing:-.045em;margin-bottom:28px}.hero .eyebrow{margin-bottom:27px;letter-spacing:.18em}.hero-description{font-size:16px;line-height:1.85;margin-bottom:32px}.hero .button{min-width:186px}.hero-bottom{position:absolute;z-index:2;bottom:28px;left:var(--gutter);right:var(--gutter);display:flex;justify-content:space-between;gap:24px;border-top:1px solid #ffffff60;padding-top:23px;font-size:12px;letter-spacing:.15em}.hero-bottom a{display:flex;gap:28px;align-items:center}.hero-bottom a span{font-size:20px}.local-strip{padding:24px var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:30px;border-bottom:1px solid var(--line)}.local-strip>span:first-child{font-size:12px;letter-spacing:.14em}.local-strip p{font-size:14px;color:var(--muted)}.small-monogram{font-family:var(--serif);font-size:28px}.intro{display:grid;grid-template-columns:1fr 1fr;gap:clamp(60px,10vw,170px);align-items:center}.intro-photo{position:relative;margin-right:30px}.intro-photo img{aspect-ratio:4/5;object-position:50% 43%}.image-caption{display:block;font-size:12px;letter-spacing:.14em;line-height:1.5;padding-top:17px}.intro-copy h2{margin-bottom:30px}.intro-copy p:not(.eyebrow){color:var(--muted)}.intro-copy .text-link{margin-top:27px}.approach{padding-top:90px;border-top:1px solid var(--line)}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px}.approach .section-heading{display:block;margin-bottom:60px}.service-link{display:grid;grid-template-columns:150px 1fr 60px;gap:30px;align-items:center;padding:38px 0;border-top:1px solid var(--line)}.service-link:last-child{border-bottom:1px solid var(--line)}.service-link h3{margin-bottom:12px}.service-link p{color:var(--muted);font-size:16px;max-width:50ch}.round-arrow{width:56px;height:56px;border:1px solid #aba99e;border-radius:50%;display:grid;place-items:center;font-size:23px;transition:background .25s,color .25s,transform .25s}.service-link:hover .round-arrow{background:var(--ink);color:var(--cream);transform:rotate(45deg)}.quote-section{display:grid;grid-template-columns:1fr 1.13fr;background:var(--dark);color:var(--cream)}.quote-photo{height:670px;overflow:hidden}.quote-photo img{object-position:center 47%}.quote-copy{padding:90px clamp(36px,6vw,110px);display:flex;flex-direction:column;justify-content:center}.quote-copy blockquote{font-family:var(--serif);font-size:clamp(40px,4.25vw,65px);font-weight:400;line-height:1.13;letter-spacing:-.025em;margin:5px 0 35px}.quote-credit{font-size:12px;letter-spacing:.15em}.quote-credit span{display:block;letter-spacing:0;font-size:12px;color:#c4c5b9;margin-top:8px}.quote-copy .text-link{margin-top:27px;align-self:flex-start}.community-preview .section-heading{margin-bottom:65px}.place-list{border-top:1px solid var(--line);display:grid;grid-template-columns:repeat(3,1fr)}.place-list>a{padding:35px 20px 0 0;display:flex;align-items:center;gap:20px;font-family:var(--serif);font-size:38px;transition:color .25s}.place-list>a:hover{color:#847059}.place-list>a>span:first-child{font-size:12px;font-family:var(--sans);color:var(--muted)}.place-list>a>span:last-child{margin-left:auto;font-size:26px;margin-right:24px}.cta{background:var(--taupe);max-width:none;padding-top:75px;padding-bottom:85px}.cta .eyebrow{margin-bottom:20px}.cta-line{display:flex;align-items:center;justify-content:space-between;gap:40px}.cta h2{font-size:clamp(40px,4.5vw,70px)}.cta .button{flex-shrink:0}.footer-main{padding:65px var(--gutter);display:grid;grid-template-columns:1.5fr 1.2fr .7fr;gap:40px}.footer-main .wordmark{align-self:start}.footer-main .eyebrow{font-size:12px;margin-bottom:12px}.footer-main>div:nth-child(2)>a{display:block;font-size:14px}.footer-main .footer-phone{font-family:var(--serif);font-size:30px!important;margin-bottom:10px}.footer-links{display:grid;grid-template-columns:1fr 1fr;align-content:start;gap:10px 20px;font-size:13px}.footer-links a:hover{text-decoration:underline}.footer-bottom{margin:0 var(--gutter);padding:25px 0 30px;border-top:1px solid var(--line);display:flex;gap:30px;justify-content:space-between;font-size:12px;line-height:1.9;color:var(--muted)}.footer-bottom p{font-size:12px}.separator{padding:0 8px}.broker-license{white-space:nowrap}.footer-bottom a{text-decoration:underline;text-underline-offset:3px}
.about-hero{display:grid;grid-template-columns:1.1fr 1fr;gap:65px;align-items:center;padding-top:70px;padding-bottom:70px}.about-heading h1{font-size:clamp(60px,6.7vw,106px);margin-bottom:36px}.about-deck{margin-bottom:28px}.about-deck p{font-size:18px;font-weight:500}.about-deck span{color:var(--muted);font-size:14px}.about-portrait img{aspect-ratio:4/5;object-position:50% 35%}.story{display:grid;grid-template-columns:1fr 1.2fr;gap:100px;background:var(--paper)}.story-label h2{font-size:clamp(46px,4.4vw,66px)}.story-body p{color:var(--muted)}.story-body .large-copy{font-family:var(--serif);font-size:32px;line-height:1.2;color:var(--ink);margin-bottom:32px}.values{background:var(--taupe)}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:65px;margin-top:45px}.values-grid h3{margin:28px 0 20px}.values-grid p{font-size:16px;color:var(--muted)}.personal{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;align-items:center}.personal img{aspect-ratio:4/5;object-position:center 43%}.personal-copy h2{margin-bottom:30px}.personal-copy p{color:var(--muted)}.personal-copy .source-note{font-size:12px;margin-top:30px}.personal-copy .text-link{margin-top:16px}
.split-hero{display:grid;grid-template-columns:1.2fr 1fr;min-height:720px}.split-copy{padding:100px 60px 90px var(--gutter);align-self:center}.split-copy h1{font-size:clamp(54px,5.5vw,88px);margin-bottom:28px}.split-copy>p:not(.eyebrow){color:var(--muted);max-width:46ch}.split-copy .button{margin-top:35px}.split-photo{overflow:hidden;max-height:850px}.split-photo img{object-position:center 48%}.process{display:grid;grid-template-columns:1fr 1.15fr;gap:110px}.process-intro h2{font-size:clamp(44px,4.5vw,70px);margin-bottom:30px}.process-intro>p:not(.eyebrow){color:var(--muted);max-width:35ch}.steps article{padding:30px 0;display:grid;grid-template-columns:40px 1fr;gap:18px;border-top:1px solid var(--line)}.steps article:first-child{padding-top:0;border:0}.steps h3{font-size:34px;margin-bottom:18px}.steps p{color:var(--muted);font-size:16px}.steps .number{padding-top:7px}.first-home{background:var(--dark);color:var(--cream);text-align:center;max-width:none}.first-home .eyebrow,.first-home>p{margin-left:auto;margin-right:auto}.first-home>p:not(.eyebrow){max-width:55ch;margin-top:30px;color:#d4d4c9}.first-home .text-link{margin-top:25px}.faq{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px}.faq h2{font-size:54px}.faq details{border-bottom:1px solid var(--line);padding:23px 0}.faq details:first-child{border-top:1px solid var(--line)}.faq summary{cursor:pointer;list-style:none;position:relative;padding-right:30px;line-height:1.6;font-size:16px}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';position:absolute;right:0;font-size:25px;line-height:1}.faq details[open] summary:after{content:'−'}.faq details p{padding-top:18px;font-size:16px;color:var(--muted)}.faq details a{text-decoration:underline}.seller-intro{background:var(--paper)}.seller-intro-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:80px}.seller-intro-grid p{color:var(--muted)}.seller-question{background:var(--taupe);display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.seller-question>div>p:not(.eyebrow){color:var(--muted)}.seller-question .text-link{margin-top:25px}.page-sell .cta{background:var(--cream)}.sell-hero .split-photo img{object-position:center 52%}
.communities-hero{padding-top:95px;padding-bottom:65px}.communities-hero h1{font-size:clamp(68px,8vw,124px)}.communities-deck{display:flex;justify-content:space-between;gap:45px;margin-top:45px}.communities-deck p{color:var(--muted)}.communities-deck nav{display:flex;flex-wrap:wrap;gap:8px 25px;max-width:380px;align-self:flex-end}.communities-deck nav a{font-size:14px;border-bottom:1px solid var(--line);padding:2px 0}.communities-deck nav a:hover{border-color:var(--ink)}.community-stories{padding-top:0}.community-row{display:grid;grid-template-columns:45px .9fr 1fr;gap:25px;padding:55px 0;border-top:1px solid var(--line);scroll-margin-top:30px}.community-row .number{padding-top:16px}.community-row h2{font-size:64px}.community-row h3{font-family:var(--sans);font-size:17px;letter-spacing:0;line-height:1.6;margin-bottom:14px;font-weight:500}.community-row p{font-size:16px;color:var(--muted)}.community-row .text-link{margin-top:15px}
.contact-page{display:grid;grid-template-columns:1.15fr 1fr;gap:85px;align-items:center;padding-top:70px;padding-bottom:90px}.contact-content h1{font-size:clamp(60px,6vw,98px);margin-bottom:30px}.contact-lead{color:var(--muted);font-size:16px}.big-phone{display:inline-block;font-family:var(--serif);font-size:45px;letter-spacing:-.02em;line-height:1.2;margin:35px 0 25px}.contact-actions{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:35px}.contact-detail{border-top:1px solid var(--line);padding:18px 0 15px}.contact-detail .eyebrow{display:block;margin-bottom:8px;font-size:12px}.contact-detail a,.contact-detail p{font-size:14px}.contact-detail a>span{margin-left:10px}.contact-note{font-size:12px;color:var(--muted);max-width:48ch;margin-top:12px}.contact-portrait img{aspect-ratio:2/3;object-position:center}.contact-photo-label{padding:20px 0;display:flex;justify-content:space-between;gap:20px;align-items:center}.contact-photo-label span{font-family:var(--serif);font-size:22px;letter-spacing:.03em}.contact-photo-label small{font-size:12px;letter-spacing:.1em}.not-found{min-height:65vh}.not-found .button{margin-top:35px}
.reveal.will-reveal{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.6,.2,1)}.reveal.visible{opacity:1;transform:none}@keyframes hero-drift{from{transform:scale(1.055)}to{transform:scale(1)}}@keyframes intro-rise{from{opacity:0;transform:translateY(15px)}to{opacity:1;transform:translateY(0)}}
@media(min-width:1800px){.quote-section{max-width:1800px;margin:auto}.split-hero{max-width:1800px;margin:auto}.footer-main{max-width:1800px;margin:auto}.cta-line,.cta>.eyebrow{max-width:1580px;margin-left:auto;margin-right:auto}}
@media(max-width:1150px){.desktop-nav{gap:22px}.site-header{padding-left:35px;padding-right:35px;gap:25px}.wordmark>span{font-size:24px}.nav-contact{padding:12px 15px;gap:20px}.intro{gap:60px}.intro-photo{margin-right:0}.section{padding-top:85px;padding-bottom:85px}.story,.personal,.process,.faq,.contact-page{gap:55px}.quote-photo{height:610px}.quote-copy{padding-top:65px;padding-bottom:65px}.hero{min-height:820px}.hero-content{padding-top:195px}.hero h1{font-size:108px}.about-hero{gap:40px}.about-heading h1{font-size:73px}.split-hero{min-height:650px}.split-copy{padding-top:75px;padding-bottom:75px;padding-right:35px}.split-copy h1{font-size:65px}.footer-links{grid-template-columns:1fr}.contact-page{grid-template-columns:1.2fr 1fr;gap:40px}.contact-photo-label{display:block}.contact-photo-label small{display:block;margin-top:5px}}
@media(max-width:950px){.desktop-nav{display:none}.menu-toggle{display:block}.site-header{height:90px;padding:0 var(--gutter)}.hero{min-height:820px;height:90svh;max-height:950px}.hero-content{padding-top:195px}.hero h1{font-size:95px}.hero-bottom{font-size:12px}.local-strip>span:first-child{display:none}.intro{gap:45px}.intro-copy h2{font-size:52px}.intro-copy p:not(.eyebrow){font-size:16px}.quote-section{grid-template-columns:1fr 1fr}.quote-copy{padding:45px 35px}.quote-copy blockquote{font-size:43px}.quote-photo{height:590px}.service-link{grid-template-columns:110px 1fr 50px;gap:25px}.round-arrow{width:48px;height:48px}.place-list>a{font-size:29px;gap:13px}.place-list>a>span:last-child{margin-right:5px}.cta-line{align-items:flex-start;flex-direction:column;gap:30px}.footer-main{grid-template-columns:1fr 1fr;row-gap:40px}.footer-links{display:flex;flex-wrap:wrap;grid-column:1/-1;gap:12px 30px}.about-hero{grid-template-columns:1.1fr 1fr;gap:30px}.about-heading h1{font-size:60px}.about-hero .eyebrow{font-size:12px}.story,.personal,.process,.faq{gap:45px}.story-label h2{font-size:48px}.values-grid{gap:30px}.split-copy h1{font-size:52px}.split-copy>p:not(.eyebrow){font-size:16px}.split-hero{min-height:600px}.process{grid-template-columns:.9fr 1.1fr}.process-intro h2{font-size:48px}.steps h3{font-size:30px}.seller-intro-grid,.seller-question{gap:45px}.community-row{grid-template-columns:30px .8fr 1fr;gap:20px}.community-row h2{font-size:50px}.communities-deck{gap:25px}.contact-page{gap:28px}.contact-content h1{font-size:56px}.contact-actions .button{padding:13px 17px;gap:20px}.contact-portrait{align-self:start;margin-top:70px}.big-phone{font-size:39px}}
@media(max-width:700px){:root{--gutter:25px}body{font-size:16px;line-height:1.8}.section{padding-top:64px;padding-bottom:64px}.eyebrow{font-size:12px;letter-spacing:.16em;margin-bottom:20px}h1{font-size:58px}h2{font-size:49px}h3{font-size:34px}.wordmark>span{font-size:23px}.wordmark small{font-size:12px;letter-spacing:.24em}.site-header{height:88px}.hero{min-height:780px;height:94svh;max-height:900px}.hero-image{object-position:60% center}.hero-shade{background:linear-gradient(90deg,#181c15a6,#181c1520),linear-gradient(0deg,#1b20188c,transparent 70%)}.hero-content{padding-top:175px;padding-bottom:145px}.hero h1{font-size:clamp(67px,13.7vw,92px);line-height:1;letter-spacing:-.04em;margin-bottom:24px}.hero .eyebrow{font-size:12px;letter-spacing:.13em;margin-bottom:23px}.hero-description{font-size:16px;margin-bottom:29px}.hero-bottom{bottom:24px;font-size:12px;letter-spacing:.11em}.hero-bottom a{gap:12px}.hero-bottom>span{max-width:180px;align-self:center}.hero .button{min-width:185px}.local-strip{padding-top:22px;padding-bottom:22px;gap:20px}.local-strip p{font-size:12px;line-height:1.8;max-width:31ch}.small-monogram{font-size:25px}.intro{display:flex;flex-direction:column;gap:47px}.intro-photo{width:100%;padding-right:23px}.intro-photo img{aspect-ratio:4/4.6;object-position:center 40%}.image-caption{font-size:12px}.intro-copy h2{font-size:54px}.intro-copy p:not(.eyebrow){font-size:16px}.intro-copy .text-link{margin-top:19px}.section-heading{display:block}.section-heading .text-link{margin-top:25px}.approach .section-heading{margin-bottom:35px}.service-link{grid-template-columns:1fr 48px;gap:18px;padding:30px 0}.service-link>.number{grid-column:1/-1}.service-link h3{font-size:36px}.service-link p{font-size:14px}.quote-section{display:flex;flex-direction:column}.quote-photo{height:460px}.quote-photo img{object-position:center 40%}.quote-copy{padding:60px 30px 65px}.quote-copy blockquote{font-size:48px;margin-bottom:30px}.quote-copy .eyebrow{font-size:12px}.quote-credit{font-size:12px}.quote-credit span{font-size:12px}.community-preview .section-heading{margin-bottom:37px}.place-list{display:block}.place-list>a{border-bottom:1px solid var(--line);padding:22px 0;font-size:35px;gap:27px}.place-list>a>span:last-child{margin-right:0}.cta-line{gap:30px}.cta h2{font-size:44px}.cta{padding-top:55px;padding-bottom:60px}.footer-main{padding:50px var(--gutter) 30px;grid-template-columns:1fr;gap:35px}.footer-links{grid-column:auto;display:grid;grid-template-columns:1fr 1fr;font-size:14px;gap:12px}.footer-main .wordmark>span{font-size:28px}.footer-main .wordmark small{font-size:12px}.footer-bottom{display:block;padding-top:25px;font-size:12px}.footer-bottom p{margin-top:20px}.footer-bottom .separator{padding:0 4px}.about-hero{display:flex;flex-direction:column;gap:45px;padding-top:60px}.about-heading{width:100%}.about-heading h1{font-size:61px;margin-bottom:27px}.about-heading .eyebrow{font-size:12px}.about-deck{margin-bottom:14px}.about-portrait{width:100%}.about-portrait img{aspect-ratio:4/4.8}.story{display:block}.story-label{margin-bottom:35px}.story-label h2{font-size:51px}.story-body .large-copy{font-size:32px}.story-body p{font-size:16px}.values-grid{display:block;margin-top:25px}.values-grid>div{border-top:1px solid #c4bbae;padding:28px 0 12px}.values-grid>div+div{margin-top:20px}.values-grid h3{margin:13px 0}.values-grid p{font-size:16px}.personal{display:flex;flex-direction:column;gap:40px}.personal img{aspect-ratio:4/4.7}.personal-copy h2{font-size:49px}.personal-copy p{font-size:16px}.split-hero{display:flex;flex-direction:column}.split-copy{padding:58px var(--gutter) 50px}.split-copy h1{font-size:59px;line-height:1.04}.split-copy>p:not(.eyebrow){font-size:16px}.split-copy .button{margin-top:27px}.split-photo{height:480px}.split-photo img{object-position:center 40%}.sell-hero .split-photo img{object-position:center 47%}.process{display:block}.process-intro{margin-bottom:42px}.process-intro h2{font-size:50px}.steps article:first-child{padding-top:25px;border-top:1px solid var(--line)}.steps h3{font-size:32px}.steps p{font-size:16px}.steps article{gap:12px;grid-template-columns:30px 1fr;padding:28px 0}.first-home h2{font-size:50px}.first-home>p:not(.eyebrow){font-size:16px}.first-home .text-link{font-size:13px;gap:25px}.faq{display:block}.faq>div:first-child{margin-bottom:34px}.faq h2{font-size:49px}.faq details p{font-size:16px}.seller-intro-grid{display:block}.seller-intro-grid h2{font-size:48px;margin-bottom:28px}.seller-question{display:block}.seller-question>div:first-child{margin-bottom:30px}.seller-question h2{font-size:51px}.seller-question .text-link{gap:25px}.communities-hero h1{font-size:66px}.communities-deck{display:block;margin-top:30px}.communities-deck nav{margin-top:28px;gap:12px 23px}.community-stories{padding-top:0}.community-row{grid-template-columns:22px 1fr;gap:12px;padding:35px 0}.community-row h2{font-size:51px}.community-row>div{grid-column:2}.community-row h3{font-size:16px;margin:12px 0}.community-row p{font-size:16px}.community-row .number{padding-top:12px}.contact-page{display:flex;flex-direction:column;gap:45px;padding-top:60px}.contact-content{width:100%}.contact-content h1{font-size:59px}.contact-lead{font-size:16px}.big-phone{font-size:44px;margin-top:30px}.contact-actions{gap:12px}.contact-actions .button{min-width:142px;font-size:14px}.contact-detail a,.contact-detail p{font-size:16px}.contact-detail .eyebrow{font-size:12px}.contact-portrait{margin-top:0;width:100%}.contact-portrait img{aspect-ratio:4/5}.contact-photo-label{display:flex}.contact-photo-label small{font-size:12px;max-width:125px}.text-link:hover{gap:44px}}
@media(max-width:370px){.hero h1{font-size:61px}.hero .eyebrow{font-size:12px}.hero-bottom>span{max-width:135px}.hero-bottom a{font-size:12px}.about-heading h1,.contact-content h1{font-size:52px}.split-copy h1{font-size:53px}.contact-actions .button{min-width:130px;padding:13px}.hero-content{padding-top:175px}.hero{min-height:780px}.community-row h2{font-size:44px}.footer-bottom .broker-license{white-space:normal}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.reveal.will-reveal{opacity:1;transform:none}}

@media(max-width:700px){.wordmark small{font-size:10px}.hero .eyebrow{max-width:31ch}.hero-content{padding-top:165px}.hero h1{font-size:clamp(67px,13.7vw,86px)}.contact-photo-label{flex-wrap:wrap}.contact-photo-label small{max-width:none}.hero-bottom{gap:12px;font-size:12px}.hero-bottom>span{max-width:165px}.hero-bottom a{font-size:12px;gap:8px}.hero-bottom a span{font-size:18px}.image-caption{font-size:12px}.local-strip p{font-size:14px}}

/* Centered identity with balanced navigation. */
.centered-header{display:grid;grid-template-columns:minmax(0,1fr) auto minmax(0,1fr);gap:40px}
.centered-header .header-wordmark{grid-column:2;grid-row:1;align-items:center;text-align:center}
.centered-header .header-wordmark>span{font-size:32px;letter-spacing:.09em}
.centered-header .header-wordmark small{font-size:11px;letter-spacing:.24em}
.centered-header .nav-left{grid-column:1;grid-row:1;justify-self:start}
.centered-header .nav-right{grid-column:3;grid-row:1;justify-self:end}
.centered-header .desktop-nav{gap:clamp(22px,2.6vw,42px)}
.centered-header .menu-toggle{grid-column:3;grid-row:1;justify-self:end}
.centered-header.over-hero{color:var(--ink);border-color:#38383024;background:rgba(245,242,237,.55);backdrop-filter:blur(12px)}
/* Talia's original portrait carries the opening view. */
.portrait-hero{background:#d2cfcd;color:var(--ink);min-height:820px}
.portrait-hero .hero-image{left:auto;right:0;width:60%;height:100%;object-position:50% 42%;filter:none;animation:none}
.portrait-hero .hero-shade{background:linear-gradient(90deg,#d2cfcd 0%,#d2cfcd 37%,rgba(210,207,205,.94) 41%,rgba(210,207,205,.2) 54%,transparent 65%)}
.portrait-hero .hero-content{width:58%;max-width:1050px;padding-top:clamp(195px,24vh,270px);padding-right:30px;padding-bottom:140px}
.portrait-hero h1{font-size:clamp(76px,6.6vw,112px);line-height:1.02}
.portrait-hero .hero-description{color:#4d4e48}
.portrait-hero .hero-bottom{border-color:#38383045}
@media(min-width:1800px){.portrait-hero .hero-content{padding-top:230px}.portrait-hero .hero-image{width:57%}}
@media(max-width:1150px){.centered-header{gap:28px}.centered-header .header-wordmark>span{font-size:27px}.centered-header .desktop-nav{gap:24px}.portrait-hero h1{font-size:78px}.portrait-hero .hero-content{width:61%;padding-top:220px}.portrait-hero .hero-image{width:58%}.portrait-hero .hero-shade{background:linear-gradient(90deg,#d2cfcd 0%,#d2cfcd 36%,rgba(210,207,205,.9) 42%,transparent 63%)}}
@media(max-width:1000px){.centered-header .desktop-nav{display:none}.centered-header .menu-toggle{display:block}.centered-header{height:96px}.portrait-hero h1{font-size:72px}.portrait-hero .hero-content{padding-top:220px}.portrait-hero .eyebrow{max-width:29ch}}
@media(max-width:700px){
 .centered-header{height:96px;gap:0;padding-left:20px;padding-right:20px}
 .centered-header.over-hero{position:relative;background:var(--cream);backdrop-filter:none}
 .centered-header .header-wordmark>span{font-size:24px;letter-spacing:.06em}
 .centered-header .header-wordmark small{font-size:10px;letter-spacing:.2em}
 .centered-header .menu-toggle{width:42px;padding:8px}
 .portrait-hero{display:flex;flex-direction:column;height:auto;min-height:0;max-height:none;background:var(--cream)}
 .portrait-hero .hero-image{position:relative;inset:auto;width:100%;height:clamp(420px,112vw,560px);object-position:50% 35%}
 .portrait-hero .hero-shade{display:none}
 .portrait-hero .hero-content{width:100%;max-width:none;padding:42px var(--gutter) 40px}
 .portrait-hero .eyebrow{max-width:none;font-size:12px;letter-spacing:.12em;margin-bottom:22px}
 .portrait-hero h1{font-size:clamp(59px,12vw,82px);line-height:1.02;margin-bottom:24px}
 .portrait-hero .hero-description{font-size:16px;margin-bottom:27px}
 .portrait-hero .hero-bottom{position:relative;inset:auto;margin:0 var(--gutter);padding:23px 0 28px;gap:20px}
 .portrait-hero .hero-bottom>span{max-width:180px}
}
@media(max-width:370px){.centered-header{padding-left:14px;padding-right:14px}.centered-header .header-wordmark>span{font-size:22px}.centered-header .header-wordmark small{font-size:9px}.portrait-hero .hero-image{height:400px}.portrait-hero h1{font-size:56px}}