@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{color-scheme:dark;--bg:#0c1010;--panel:#141919;--text:#f5f5f1;--muted:#b5bdbb;--line:#303837;--red:#dc333d;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}html{font-size:112.5%;scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--bg);color:var(--text);font:1rem/1.65 var(--sans)}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline;text-underline-offset:5px}button,input,select,textarea{font:inherit}button,a,input,select,textarea{touch-action:manipulation}button{cursor:pointer}img{display:block;width:100%;height:auto}h1,h2,h3,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;line-height:1.03;letter-spacing:-.025em}h1{font-size:clamp(3rem,6.9vw,6.8rem)}h2{font-size:clamp(2.5rem,4.4vw,4.3rem)}h3{font-size:1.35rem;line-height:1.3;font-weight:500}p+p{margin-top:1rem}button:focus-visible,a:focus-visible,summary:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #ff9da2;outline-offset:5px}.wrap{max-width:1260px;margin:auto;padding:0 44px}.skip{position:fixed;left:20px;top:-90px;z-index:1000;background:#fff;color:#000;padding:14px}.skip:focus{top:10px}.topbar{border-bottom:1px solid var(--line);font-size:1rem;color:var(--muted)}.topbar .wrap{display:flex;justify-content:space-between;gap:12px;padding-top:8px;padding-bottom:8px}.header{position:sticky;top:0;z-index:30;background:rgba(12,16,16,.97);border-bottom:1px solid var(--line)}.navrow{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:96px}.identity{display:flex;align-items:center;gap:22px}.brand-image{width:178px;background:#fff;padding:3px 7px;flex-shrink:0}.identity .personal{border-left:1px solid var(--line);padding-left:20px;line-height:1.4;font-size:1rem}.personal span{display:block;font-size:.9rem;color:var(--muted)}.navlinks{display:flex;align-items:center;gap:27px;font-size:1rem}.navlinks a[aria-current=page]{color:#ff9da2}.nav-toggle{display:none;color:var(--text);border:1px solid var(--line);background:transparent;padding:9px 15px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 23px;min-height:50px;font-weight:500;line-height:1.4;border:1px solid transparent;transition:background .15s;text-align:center}.btn:hover{text-decoration:none}.btn.red{background:var(--red);color:#fff}.btn.red:hover{background:#bb252e}.btn.outline{border-color:#68716f;background:transparent;color:var(--text)}.btn.outline:hover{background:#28302e}.btn.small{min-height:43px;padding:10px 17px;font-size:1rem}.eyebrow{font-size:.9rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:#c1c9c6;margin-bottom:24px;display:block}.eyebrow.red{color:#ff8c94}.hero{position:relative;min-height:650px;display:flex;align-items:center;overflow:hidden;border-bottom:1px solid var(--line)}.hero .photo{position:absolute;inset:0 0 0 38%;height:100%;width:62%;object-fit:cover;object-position:57% center}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#0c1010 2%,rgba(12,16,16,.97) 28%,rgba(12,16,16,.77) 48%,rgba(12,16,16,.1) 100%);pointer-events:none}.hero .wrap{position:relative;z-index:1;width:100%;padding-top:70px;padding-bottom:76px}.hero h1{max-width:730px}.hero h1 em{color:#ff949b;font-style:normal}.hero p{max-width:470px;color:#d1d7d4;margin-top:27px;font-size:1.1rem}.actions{display:flex;flex-wrap:wrap;gap:13px;margin-top:29px}.hero-note{font-size:.95rem!important;margin-top:22px!important;color:#b5bfbb!important}.credentials{border-bottom:1px solid var(--line)}.credentials .wrap{display:grid;grid-template-columns:repeat(3,1fr);padding-top:27px;padding-bottom:27px}.credentials div+div{border-left:1px solid var(--line);padding-left:35px}.credentials strong{font-size:1.25rem;font-weight:500;display:block}.credentials span{color:var(--muted);font-size:1rem}.section{padding:94px 0}.section.alt{background:#131818}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:40px}.section-heading h2{max-width:680px}.section-heading p{max-width:350px;color:var(--muted)}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.service-card{border-right:1px solid var(--line);border-bottom:1px solid var(--line);padding:31px 25px;min-height:310px;display:flex;flex-direction:column;transition:background .2s}.service-card:hover{background:#1e2523;text-decoration:none}.service-card .number{color:#ff8c94;font-size:.9rem;letter-spacing:.1em;margin-bottom:38px}.service-card h3{font-family:var(--serif);font-size:1.85rem;font-weight:400;margin-bottom:15px}.service-card p{font-size:1rem;color:var(--muted);margin-bottom:22px}.text-link{font-size:1rem;text-decoration:underline;text-underline-offset:6px;margin-top:auto}.split{display:grid;grid-template-columns:1fr 1fr;gap:75px;align-items:start}.split h2{margin-bottom:27px}.split p{color:var(--muted)}.diagnostic{padding:33px;background:#1c2421;border:1px solid #43504a}.diagnostic h3{margin-bottom:23px}.choice-row{display:flex;flex-wrap:wrap;gap:9px}.choice-row button{background:transparent;color:#d8e0dc;border:1px solid #616f67;padding:10px 14px;font-size:1rem}.choice-row button[aria-pressed=true]{background:#f1f3eb;color:#101712;border-color:#f1f3eb}.diagnosis{min-height:192px;margin-top:25px}.diagnosis h4{font-size:1.15rem;margin:0 0 12px}.diagnosis p{font-size:1rem}.diagnosis small{display:block;color:#bdc7c1;font-size:.95rem;margin-top:16px}.feature{display:grid;grid-template-columns:1.1fr 1fr;background:#161d1b;border:1px solid var(--line)}.feature-image{height:100%;min-height:375px;object-fit:cover}.feature-content{padding:44px;display:flex;flex-direction:column;justify-content:center}.feature h3{font-family:var(--serif);font-size:2.65rem;line-height:1.1;margin:14px 0}.feature p{color:var(--muted)}.pill{font-size:.9rem;text-transform:uppercase;letter-spacing:.13em;display:inline-block;align-self:flex-start;border:1px solid #69736c;padding:5px 11px;color:#c9d0ca}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;border-top:1px solid var(--line);padding-top:32px}.steps .step-number{font-family:var(--serif);font-size:3rem;color:#ff8c94;line-height:1;margin-bottom:23px}.steps h3{margin-bottom:14px}.steps p{color:var(--muted);font-size:1rem}.about-panel{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:42px 0;margin-top:43px;display:grid;grid-template-columns:1fr 1.5fr;gap:55px}.about-panel .signature{font-family:var(--serif);font-size:3rem;line-height:1.1}.about-panel p{color:var(--muted)}.locations{display:flex;flex-wrap:wrap;gap:10px;margin-top:25px}.locations span{border:1px solid var(--line);padding:7px 13px;color:#c2cbc7;font-size:1rem}.faq-list{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line);padding:22px 0}summary{cursor:pointer;list-style:none;font-size:1.05rem;padding-right:35px;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:7px;top:0;color:#ff8c94;font-size:1.5rem;line-height:1}details[open] summary:after{content:'−'}details p{margin-top:15px;max-width:850px;color:var(--muted)}.contact-band{padding:76px 0;background:#4b151a;border-top:1px solid #72343a;border-bottom:1px solid #72343a}.contact-band .wrap{display:flex;justify-content:space-between;align-items:center;gap:35px}.contact-band h2{font-size:clamp(2.6rem,4vw,4rem);max-width:630px}.contact-band p{color:#f2c8cd;margin-top:16px}.contact-band .actions{margin-top:0;flex-shrink:0}.footer{padding:55px 0 28px}.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin-bottom:42px}.footer h3{font-family:var(--serif);font-size:2rem;margin-bottom:12px}.footer p,.footer li{color:var(--muted);font-size:1rem}.footer ul{list-style:none;padding:0;margin:0}.footer li+li{margin-top:7px}.footer h4{font-size:.9rem;letter-spacing:.12em;text-transform:uppercase;margin:0 0 15px}.footer-bottom{border-top:1px solid var(--line);padding-top:22px;display:flex;justify-content:space-between;gap:30px;color:#929d97;font-size:.9rem}.page-intro{padding:63px 0 70px;border-bottom:1px solid var(--line)}.breadcrumbs{font-size:.95rem;color:var(--muted);margin-bottom:37px;display:flex;flex-wrap:wrap;gap:12px}.page-intro h1{max-width:900px;font-size:clamp(3rem,6vw,5.8rem)}.page-intro p{max-width:700px;color:#bac4be;margin-top:28px;font-size:1.1rem}.reading{max-width:850px}.reading h2{font-size:2.65rem;margin-bottom:23px}.reading h3{margin:35px 0 14px}.reading p,.reading li{color:var(--muted)}.reading ul{padding-left:22px}.reading li+li{margin-top:10px}.content-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:75px}.aside{border:1px solid var(--line);padding:30px;background:var(--panel);position:sticky;top:125px}.aside h3{font-family:var(--serif);font-size:2rem;margin-bottom:15px}.aside p{color:var(--muted);font-size:1rem}.aside .btn{width:100%;margin-top:22px}.form-card{background:#161d1b;border:1px solid #39423c;padding:35px}.form-card h2{font-size:2.7rem;margin-bottom:16px}.form-card>p{color:var(--muted);font-size:1rem;margin-bottom:26px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:21px}.field{display:flex;flex-direction:column;gap:7px}.field.full{grid-column:1/-1}label{font-size:1rem;color:#d8ded9}input,select,textarea{background:#0c1210;color:var(--text);border:1px solid #5b685f;padding:12px;width:100%;min-height:49px;border-radius:0}textarea{resize:vertical;min-height:125px}.form-status{font-size:1rem;margin-top:18px!important;color:#e5c9ca!important}.form-status:empty{display:none}.form-footnote{font-size:.95rem;color:var(--muted);margin-top:17px}.form-footnote a{text-decoration:underline}.contact-details a{display:block;margin:9px 0;overflow-wrap:anywhere}.contact-details .phone{font-family:var(--serif);font-size:2.8rem;color:var(--text)}.contact-details h2{margin-bottom:22px}.contact-details h3{margin-top:32px}.contact-details p{color:var(--muted)}.property-photo{width:100%;max-height:590px;object-fit:cover;margin-bottom:40px}.property-meta{display:flex;flex-wrap:wrap;gap:15px;margin:24px 0}.property-meta span{border:1px solid var(--line);padding:10px 16px}.contact-launcher{position:fixed;right:24px;bottom:24px;z-index:50;border:1px solid #7f454a;background:#dc333d;color:#fff;box-shadow:0 8px 35px #0005;padding:14px 23px;font-weight:600;font-size:1rem}.contact-popover{position:fixed;right:24px;bottom:88px;width:330px;max-width:calc(100vw - 32px);z-index:50;background:#1b2220;border:1px solid #5b685f;box-shadow:0 16px 50px #0009;padding:26px}.contact-popover[hidden]{display:none}.contact-popover h3{font-family:var(--serif);font-size:1.8rem}.contact-popover p{font-size:1rem;color:var(--muted);margin:12px 0 20px}.contact-popover a{display:block;padding:11px 0;border-top:1px solid var(--line);font-size:1rem}.quiet{font-size:.95rem;color:var(--muted)}.section .quiet{margin-top:20px}.contact-popover .close{position:absolute;right:12px;top:9px;background:transparent;border:0;color:#fff;padding:5px 9px;font-size:1.5rem}.error404{text-align:center;padding:110px 25px}.error404 p{margin:25px 0}
@media(min-width:1500px){.hero{min-height:730px}}@media(max-width:1100px){.identity .personal{display:none}.navlinks{gap:19px}.service-grid{grid-template-columns:repeat(2,1fr)}.service-card{min-height:280px}.split{gap:35px}.content-grid{gap:40px}.feature-content{padding:30px}.contact-band .wrap{align-items:flex-start;flex-direction:column}.hero .photo{inset:0 0 0 20%;width:80%}.hero:after{background:linear-gradient(90deg,#0c1010 0%,#0c1010e8 26%,#0c10106b 100%)}}
@media(max-width:760px){.wrap{padding:0 23px}.topbar .wrap{padding-top:7px;padding-bottom:7px;font-size:.9rem}.topbar .region{display:none}.navrow{min-height:82px;gap:15px}.brand-image{width:153px}.nav-toggle{display:block}.navlinks{display:none;position:absolute;top:82px;left:0;right:0;background:#131918;padding:20px 23px;border-bottom:1px solid var(--line)}.navlinks.open{display:flex;flex-direction:column;align-items:stretch;gap:0}.navlinks a{padding:12px}.navlinks .btn{margin-top:12px}.hero{min-height:600px}.hero .wrap{padding-top:60px;padding-bottom:56px}.hero .photo{inset:0;width:100%;object-position:60% center}.hero:after{background:linear-gradient(90deg,#0c1010eb,#0c101077),linear-gradient(0deg,#0c1010 0%,transparent 35%)}.hero h1{font-size:clamp(3.3rem,12vw,5rem);max-width:620px}.hero p{font-size:1rem;max-width:440px}.eyebrow{font-size:.9rem;margin-bottom:20px}.actions .btn{padding:13px 18px}.credentials .wrap{grid-template-columns:1fr;gap:18px;padding-top:25px;padding-bottom:25px}.credentials div+div{border-left:0;padding-left:0}.credentials strong{font-size:1.1rem;display:inline}.credentials span{display:inline;font-size:.95rem;padding-left:8px}.section{padding:64px 0}.section-heading{flex-direction:column;align-items:flex-start;gap:21px;margin-bottom:30px}.section-heading p{max-width:100%}.service-grid{grid-template-columns:1fr}.service-card{min-height:0;padding:26px}.service-card .number{margin-bottom:18px}.service-card p{max-width:450px}.split,.feature,.about-panel,.content-grid{grid-template-columns:1fr;gap:35px}.diagnostic{padding:24px}.diagnosis{min-height:210px}.feature{gap:0}.feature-image{min-height:0;max-height:340px}.feature-content{padding:27px}.feature h3{font-size:2.35rem}.steps{grid-template-columns:1fr;gap:28px}.steps>div{display:grid;grid-template-columns:42px 1fr;gap:15px}.steps .step-number{grid-row:1/3;font-size:2.4rem;margin:0}.steps h3,.steps p{margin:0}.about-panel{gap:24px;padding:29px 0}.contact-band{padding:55px 0}.contact-band .actions{flex-wrap:wrap}.footer-grid{grid-template-columns:1fr 1fr;gap:35px}.footer-grid>div:first-child{grid-column:1/-1}.footer-bottom{flex-direction:column;gap:14px;padding-bottom:65px}.page-intro{padding:37px 0 50px}.breadcrumbs{margin-bottom:28px}.page-intro h1{font-size:clamp(2.8rem,11vw,4rem)}.page-intro p{font-size:1rem}.reading h2{font-size:2.5rem}.aside{position:static}.form-card{padding:24px}.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}.contact-details .phone{font-size:2.4rem}.contact-launcher{right:16px;bottom:16px;padding:12px 18px}.contact-popover{right:16px;bottom:76px}.property-photo{margin-bottom:28px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.search-reserved{border:1px solid var(--line);background:var(--panel);padding:55px;min-height:310px}.search-reserved h2{font-size:clamp(2.3rem,4vw,3.7rem);margin-bottom:24px}.search-reserved p{color:var(--muted);max-width:680px}.reading ol{padding-left:24px}.navlinks{gap:18px}@media(max-width:1230px){.identity .personal{display:none}}@media(max-width:760px){.search-reserved{padding:28px;min-height:0}}

.agent-headshot{width:100%;max-width:330px;height:auto;object-fit:contain;margin:0 0 28px;border:1px solid var(--line)}.contact-details .agent-headshot{max-width:245px}.about-panel .agent-headshot{max-width:290px}

.ppr-listings-panel{display:grid;grid-template-columns:1.5fr 1fr;gap:45px;align-items:center;border:1px solid var(--line);padding:42px;background:var(--panel)}.ppr-listings-panel h2{font-size:clamp(2.4rem,4vw,3.5rem);margin-bottom:23px}.ppr-listings-panel p{color:var(--muted)}.ppr-listings-panel .quiet{margin:14px 0 23px}@media(max-width:760px){.ppr-listings-panel{grid-template-columns:1fr;padding:26px;gap:28px}}

@media(min-width:1101px){.service-grid{grid-template-columns:repeat(3,1fr)}.service-card:first-child{grid-column:span 2}}
.realestate-image{margin:0 0 38px;overflow:hidden;border:1px solid var(--line)}.realestate-image img{width:100%;aspect-ratio:3/2;object-fit:cover}.realestate-image.compact img{aspect-ratio:2.5/1}.split .realestate-image.compact img{aspect-ratio:3/2}@media(max-width:760px){.realestate-image{margin-bottom:28px}.realestate-image.compact img{aspect-ratio:3/2}}
.guide-layout{display:grid;grid-template-columns:230px minmax(0,1fr);gap:60px;align-items:start}.guide-menu{position:sticky;top:125px;border:1px solid var(--line);padding:24px}.guide-menu h2{font-family:var(--sans);font-size:1.2rem;margin-bottom:18px}.guide-menu a{display:block;font-size:1rem;margin:12px 0;color:var(--muted)}.guide-content{max-width:830px}.guide-chapter{scroll-margin-top:125px;margin-bottom:65px;border-bottom:1px solid var(--line);padding-bottom:55px}.guide-chapter h2{font-size:clamp(2.4rem,4vw,3.7rem);margin-bottom:25px}.guide-chapter h3{font-size:1.55rem;margin:38px 0 16px;scroll-margin-top:125px}.guide-chapter h4{font-size:1.15rem;margin:0 0 14px}.guide-chapter p,.guide-chapter li,.guide-terms dd{color:var(--muted)}.guide-chapter ul{padding-left:24px;margin:20px 0}.guide-chapter li{margin:10px 0}.guide-photo{margin:28px 0;aspect-ratio:2/1;object-fit:cover}.guide-example,.guide-checklist{padding:26px;background:var(--panel);border-left:3px solid var(--red);margin:28px 0}.guide-terms dt{font-weight:700;margin-top:22px}.guide-terms dd{margin:6px 0 0}.guide-resources a{text-decoration:underline;text-underline-offset:4px}.guide-chapter strong{color:var(--text)}@media(max-width:1100px){.navlinks{gap:12px;font-size:.95rem}.guide-layout{grid-template-columns:200px minmax(0,1fr);gap:35px}}@media(max-width:760px){.guide-layout{grid-template-columns:1fr;gap:32px}.guide-menu{position:static;display:grid;grid-template-columns:1fr 1fr;gap:0 20px}.guide-menu h2{grid-column:1/-1}.guide-menu a{margin:8px 0}.guide-photo{aspect-ratio:3/2}.guide-example,.guide-checklist{padding:20px}}

/* Larger type: keep long labels and controls comfortable at every width. */
body{line-height:1.75}.btn{white-space:normal}input,select,textarea{font-size:1rem}.reading,.guide-content{overflow-wrap:break-word}.guide-menu{padding:22px}.guide-menu a{line-height:1.5}.footer a{overflow-wrap:anywhere}.topbar .wrap{flex-wrap:wrap}.identity .personal span{line-height:1.5}@media(min-width:1101px){.navlinks{gap:14px}.navrow{gap:18px}}@media(max-width:760px){.guide-menu{grid-template-columns:1fr}.credentials span{display:block;padding-left:0}.contact-popover{width:calc(100vw - 32px);max-width:360px}}

/* Real estate photography on the newsletter page. */
.newsletter-landscape{max-width:1260px;margin:0 auto;padding:0 44px}.newsletter-landscape img{height:clamp(230px,35vw,460px);object-fit:cover;object-position:center 58%;border:1px solid var(--line)}.newsletter-room{aspect-ratio:4/3;object-fit:cover;border:1px solid var(--line)}@media(max-width:760px){.newsletter-landscape{padding:0 22px}.newsletter-room{aspect-ratio:3/2}}