:root{--ink:#1c2822;--paper:#f6f3ec;--soft:#ece9e0;--line:#d7d4c9;--muted:#6f746c;--gold:#b3a080;--serif:Italiana,Georgia,serif;--script:'Pinyon Script',cursive;--sans:Manrope,Arial,sans-serif;--gutter:clamp(24px,6vw,96px);--content:1240px;--header-height:96px;--section-space:104px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header-height) + 24px)}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:14px;line-height:1.8}button,input,select,textarea{font:inherit}button,a{touch-action:manipulation;-webkit-tap-highlight-color:transparent}button{cursor:pointer;color:inherit}a{color:inherit;text-decoration:none}button{border-radius:0}img{display:block;max-width:100%;width:100%;object-fit:cover}svg{display:block}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400}h2{font-size:clamp(38px,4.4vw,64px);line-height:1.18;letter-spacing:-1.5px;margin-bottom:26px}h2 em{font-family:var(--script);font-size:1.12em;letter-spacing:0;font-style:normal;font-weight:400}h3{font-size:30px;line-height:1.25}p{margin-bottom:22px}::selection{background:#b3a080;color:#fff}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible,summary:focus-visible{outline:2px solid #a08961;outline-offset:5px}.container{width:min(var(--content),calc(100% - var(--gutter) - var(--gutter)));margin-inline:auto}.section-space{padding-block:var(--section-space)}.eyebrow{font-size:9px;font-weight:600;letter-spacing:1.9px;line-height:1.7;text-transform:uppercase;margin-bottom:26px}.eyebrow.dark{color:#8b7d64}.skip{position:fixed;top:-100px;left:20px;z-index:100;padding:14px 20px;background:white;color:var(--ink)}.skip:focus{top:10px}[hidden]{display:none!important}

/* One centred masthead, with a consistent navigation baseline. */
header{height:var(--header-height);position:fixed;z-index:30;inset:0 0 auto;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:25px;padding-inline:var(--gutter);color:#f2eddf;background:var(--ink);border-bottom:1px solid #efe7d21e;transition:box-shadow .3s}header.scrolled{box-shadow:0 4px 25px #17221a16}.header-left{display:flex;align-items:center;gap:30px}.brand{display:block;line-height:0}.brand img{width:252px;height:auto;object-fit:contain}.menu-toggle{display:flex;align-items:center;gap:14px;padding:12px 0;min-height:44px;background:none;border:0;color:inherit}.menu-lines{display:flex;flex-direction:column;gap:6px}.menu-lines>span{height:1px;width:25px;background:currentColor;transition:transform .3s}.menu-word,.language-indicator{font-size:9px;letter-spacing:1.5px}.language-indicator{color:#c1b598}.menu-toggle[aria-expanded=true] .menu-lines>span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-lines>span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.header-actions{justify-self:end}.contact-top{border:1px solid #c9bda473;background:none;color:inherit;padding:12px 19px;font-size:10px;letter-spacing:.4px;min-height:45px}.contact-top span{margin-left:22px}.contact-top:hover{background:#f2eddf;color:var(--ink)}#navigation{display:none;position:fixed;inset:var(--header-height) 0 0;background:var(--ink);padding:5vh max(var(--gutter),calc((100vw - var(--content))/2));color:#f4eddf;overflow-y:auto;counter-reset:menu}.menu-open{overflow:hidden}#navigation.open{display:flex;flex-direction:column;justify-content:center}#navigation a{display:flex;align-items:baseline;gap:35px;font-family:var(--serif);font-size:clamp(35px,4.7vw,66px);line-height:1.35;padding:14px 0;border-bottom:1px solid #f2eddf26}#navigation a:before{counter-increment:menu;content:'0' counter(menu);font-family:var(--sans);font-size:10px;letter-spacing:1px;color:#b7a585}#navigation a:hover{color:#d0b991}

/* The film occupies the entire hero; copy is deliberately kept in one field. */
.hero{position:relative;isolation:isolate;margin:calc(var(--header-height) + 14px) 16px 0;height:calc(100svh - var(--header-height) - 30px);min-height:570px;max-height:1120px;overflow:hidden;color:#fff;border-radius:2px;background:#29372b}.hero-frame{position:absolute;inset:0;overflow:hidden;z-index:-1}.hero-image,.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 53%}.hero-image{filter:saturate(.85)}.hero-video{opacity:0;transition:opacity .8s;pointer-events:none}.hero.is-playing .hero-video{opacity:1}.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,#1220192b 0%,#13241c24 33%,#101e176b 76%,#0e1a1575 100%);pointer-events:none}.hero-copy{position:absolute;top:50%;left:50%;transform:translate(-50%,-39%);width:min(1040px,88%);text-align:center}.hero-copy .eyebrow{font-size:9px;letter-spacing:2.4px;color:#f0eddf;margin-bottom:24px}.hero-copy h1{font-size:clamp(55px,6.6vw,90px);line-height:1.08;letter-spacing:-2px;margin:0 0 24px;text-shadow:0 2px 20px #1823191a}.hero-title-line{display:block}.hero-copy h1 em{font-family:var(--script);font-size:1.25em;font-style:normal;font-weight:400;letter-spacing:0;color:#fff2d9;display:inline-block;vertical-align:baseline;line-height:.9}.hero-copy>p:not(.eyebrow){font-size:12px;line-height:1.9;color:#f0eddf;margin:0 0 30px}.hero-link{display:inline-flex;align-items:center;justify-content:space-between;gap:42px;padding:15px 25px;border:1px solid #f7f3e7b3;min-height:54px;font-size:11px;letter-spacing:.4px;color:white;background:#13221b16;transition:background .25s,color .25s}.hero-link>span{font-size:20px}.hero-link:hover{background:var(--paper);color:var(--ink)}.hero-bottom{position:absolute;left:35px;right:35px;bottom:24px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:25px;color:#e9e5d7;font-size:7px;letter-spacing:1.4px;line-height:1.8}.hero-bottom>a{display:flex;gap:20px;align-items:center;font-size:7px}.hero-bottom>a>span{font-size:21px}.hero-bottom>span{opacity:.85}.hero-video-controls{display:flex;justify-self:end;gap:15px}.hero-video-controls button{border:0;border-bottom:1px solid #f1ead46b;background:none;color:#f1ead4;padding:8px 0;font-size:9px;letter-spacing:.5px;min-height:40px}

/* A single content width and a limited, repeatable set of section layouts. */
.section-head{display:grid;grid-template-columns:1.3fr 1fr;gap:50px;align-items:end;margin-bottom:42px}.section-head h2{margin:0}.section-head .eyebrow{margin-bottom:18px}.section-caption{font-size:12px;color:var(--muted);line-height:1.9;justify-self:end;margin:0;max-width:380px}.section-caption>p{margin:0 0 12px}#resultCount{font-size:10px;color:#8a7c65}.collection-toolbar{display:flex;justify-content:space-between;gap:25px;align-items:center;border-bottom:1px solid var(--line)}.category-tabs{display:flex;gap:27px;align-items:center}.category-tabs button{border:0;border-bottom:1px solid transparent;background:none;color:#7a8077;padding:15px 0;min-height:50px;font-size:11px;margin-bottom:-1px;white-space:nowrap}.category-tabs button.active{border-color:var(--ink);color:var(--ink)}.icon-button{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:none;border:0;font-size:10px;min-height:44px;padding:10px 0;color:#646e63}.icon-button svg{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:1.3}.favorites-active{color:#9a7b4c}.favorites-active svg{fill:currentColor}.saved-properties>span:last-child{font-size:9px}.search-section{border-bottom:1px solid var(--line);margin-bottom:32px}.search-section>summary{display:flex;justify-content:space-between;gap:25px;padding:17px 0;list-style:none;cursor:pointer;align-items:center}.search-section>summary::-webkit-details-marker{display:none}.search-section>summary>span:first-child{font-size:8px;letter-spacing:1.5px;color:#7a7f70}.search-section>summary>span:last-child{display:flex;align-items:center;gap:28px;font-size:10px;color:var(--muted)}.search-section>summary b{font-size:21px;font-weight:400;transition:transform .2s}.search-section[open]>summary b{transform:rotate(45deg)}.search-form{display:grid;grid-template-columns:1fr 1fr 1fr 1.2fr;gap:27px;align-items:end;padding:18px 0 30px}label{display:flex;flex-direction:column;gap:11px;font-size:8px;letter-spacing:1.3px;font-weight:600;color:#73796c}select,input,textarea{border:0;border-bottom:1px solid #bfc5b8;background:none;border-radius:0;color:var(--ink);font-size:12px;letter-spacing:0;width:100%;min-width:0;padding:8px 0 11px;line-height:1.7}select{cursor:pointer;padding-right:15px}textarea{resize:vertical}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:27px;padding:17px 24px;min-height:56px;font-size:10px;letter-spacing:.25px;border:1px solid transparent;transition:background .25s,color .25s}.button>span{font-size:19px}.dark-button{background:var(--ink);color:var(--paper)}.dark-button:hover{background:#495745}.cream-button{background:transparent;color:var(--paper);border-color:#c8bb9d}.cream-button:hover{background:var(--paper);color:var(--ink)}
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;align-items:stretch}.property-card{position:relative;display:grid;grid-template-rows:auto 1fr;min-width:0}.card-image-button{display:block;position:relative;width:100%;padding:0;border:0;background:#deded1;overflow:hidden;aspect-ratio:1.12;text-align:left}.card-image-button:after{content:'';position:absolute;inset:0;background:linear-gradient(#14261c43,transparent 35%);pointer-events:none}.card-image-button img{height:100%;width:100%;object-fit:cover;filter:saturate(.75);transition:transform .8s,filter .8s}.property-card:hover .card-image-button img{transform:scale(1.035);filter:saturate(.95)}.card-category{position:absolute;z-index:1;left:20px;top:22px;right:58px;font-size:7px;line-height:1.8;letter-spacing:1.5px;color:white}.favorite-button{position:absolute;z-index:2;top:13px;right:13px;display:grid;place-items:center;background:#f6f3eceb;border:0;border-radius:50%;width:39px;height:39px}.favorite-button svg{width:16px;height:16px;stroke:var(--ink);stroke-width:1.3;fill:none}.favorite-button[aria-pressed=true] svg{fill:var(--ink)}.card-body{padding-top:23px;display:flex;flex-direction:column;align-items:stretch}.card-location{font-size:8px;letter-spacing:1.3px;color:#8b7d64;margin:0 0 12px;line-height:1.8}.card-title{font-family:var(--serif);font-size:28px;line-height:1.25;letter-spacing:-.45px;border:0;background:none;padding:0;text-align:left;min-height:2.5em}.card-description{display:none}.card-facts{display:flex;flex-wrap:wrap;gap:8px 13px;font-size:9px;color:#7b8277;margin-top:auto;padding:23px 0 20px}.card-facts>span+span{padding-left:13px;border-left:1px solid var(--line)}.card-bottom{display:flex;justify-content:space-between;align-items:center;gap:15px;border-top:1px solid var(--line);padding-top:15px;font-size:13px;line-height:1.8}.card-bottom .price-reserved{font-size:11px}.card-bottom button{display:inline-flex;align-items:center;gap:16px;padding:8px 0;min-height:40px;border:0;background:none;font-size:20px}.card-bottom button>span:first-child{font-size:9px}.collection-footer{display:flex;justify-content:center;margin-top:43px}.text-link{display:inline-flex;align-items:center;gap:35px;padding:0 0 9px;min-height:38px;border:0;border-bottom:1px solid #a99b7c;background:none;font-size:11px;line-height:1.7}.text-link>span{font-size:20px;transition:transform .3s}.text-link:hover>span{transform:translate(3px,-3px)}#emptyState{max-width:600px;text-align:center;margin:auto;padding:50px 0}#emptyState h3{font-size:35px;line-height:1.3;margin:20px 0}#emptyState p{font-size:13px;color:var(--muted)}#emptyState button{margin:10px}.empty-mark{font-size:35px}
.territories{background:#eeeee5}.territory-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.territory-card{position:relative;display:block;height:470px;overflow:hidden;isolation:isolate;color:white}.territory-card>img{height:100%;position:absolute;inset:0;object-position:65% center;filter:saturate(.68);transition:transform .9s}.territory-card:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(0deg,#12221bd9,transparent 75%)}.territory-card>img{z-index:-2}.territory-card:hover>img{transform:scale(1.035)}.territory-card>div{position:absolute;left:33px;right:33px;bottom:28px}.territory-card .eyebrow{font-size:8px;letter-spacing:1.7px;color:#efe9d7;margin-bottom:14px}.territory-card h3{font-size:60px;line-height:1.2;margin:0 0 24px}.territory-card>div>span{display:flex;align-items:center;justify-content:space-between;padding-top:17px;border-top:1px solid #f5ead372;font-size:10px}.territory-card b{font-size:23px;font-weight:400}.image-credit{position:absolute;right:20px;top:18px;font-size:6px;letter-spacing:.9px;color:#f2ead5}
.philosophy{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:center}.philosophy-photo{position:relative;aspect-ratio:4/5;min-height:590px;overflow:hidden}.philosophy-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.philosophy-photo>span{position:absolute;bottom:21px;left:23px;right:23px;font-size:7px;letter-spacing:1.2px;color:#fff}.philosophy-copy h2{font-size:clamp(37px,3.7vw,54px);margin-bottom:27px;line-height:1.2;letter-spacing:-1px}.philosophy-copy>.eyebrow{margin-bottom:23px}.philosophy-copy>p:not(.eyebrow){font-size:13px;color:var(--muted);line-height:1.95;margin-bottom:28px}.service-list{margin-bottom:28px}.service-list details{border-top:1px solid var(--line);padding:18px 0}.service-list details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer}.service-list summary{display:flex;align-items:center;gap:18px;list-style:none;font-size:11px;line-height:1.8}.service-list summary::-webkit-details-marker{display:none}.service-list summary>span{font-family:var(--serif);font-size:19px;color:#a59577}.service-list summary>b{margin-left:auto;font-weight:400;font-size:19px;transition:transform .2s}.service-list details[open] summary>b{transform:rotate(45deg)}.service-list details p{font-size:11px;color:var(--muted);line-height:1.9;margin:12px 23px 0 36px}.sell{background:var(--ink);color:#f5eddd;text-align:center;padding:88px 0}.sell .eyebrow{font-size:8px;color:#c5b392;margin-bottom:25px}.sell h2{font-size:clamp(44px,4.7vw,68px);line-height:1.16;margin-bottom:24px}.sell p:not(.eyebrow){font-size:12px;color:#c5c9bd;margin-bottom:31px}.sell .button{gap:38px}
footer{background:var(--ink);color:#e8e5d5;border-top:1px solid #dcdac323;padding:57px 0 24px}.footer-main{display:grid;grid-template-columns:1fr 1fr 1fr;gap:45px;align-items:center}.footer-brand{justify-self:start}.footer-brand img{width:250px}.footer-main>p{justify-self:center;font-family:var(--serif);font-size:25px;line-height:1.25;margin:0;color:#c5b798}.footer-main>div{justify-self:end}.footer-main>div>.eyebrow{font-size:7px;margin:0 0 13px;color:#b9aa8c}.footer-main>div>a{display:block;font-size:11px;line-height:2.1}.footer-locations{display:flex;gap:22px;align-items:center;border-block:1px solid #ece8d423;padding:23px 0;margin:36px 0 20px;font-size:7px;letter-spacing:1.5px}.footer-locations>span{color:#a89876}.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:18px;font-size:7px;line-height:1.9;color:#aeb7a7}.footer-bottom>a{color:#ddd9c7}

/* Property and contact panels share the page's typography and spacing. */
dialog{border:0;padding:0;background:var(--paper);color:var(--ink);max-height:91svh;overscroll-behavior:contain}dialog::backdrop{background:#101c16bf;backdrop-filter:blur(5px)}.dialog-close{position:absolute;right:16px;top:16px;z-index:5;display:grid;place-items:center;border:0;border-radius:50%;width:38px;height:38px;background:var(--paper);color:var(--ink);font-size:25px;line-height:1}.property-dialog{width:1020px;max-width:94vw}.detail-layout{display:grid;grid-template-columns:1.1fr 1fr;min-height:640px}.detail-gallery{position:relative;min-height:600px;background:#d2d7c8}.detail-gallery>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.gallery-controls{position:absolute;bottom:20px;left:20px;right:20px;display:flex;justify-content:space-between;align-items:center;color:white}.gallery-controls button{width:39px;height:39px;border:1px solid #f5f0e182;border-radius:50%;background:#1c282280;color:white;font-size:20px}.gallery-controls span{font-size:10px;text-shadow:0 1px 5px #000}.detail-copy{padding:58px 35px 36px}.detail-copy>.eyebrow{font-size:8px;margin-bottom:20px}.detail-copy h2{font-size:40px;line-height:1.2;letter-spacing:-.8px;margin-bottom:22px}.detail-price{font-family:var(--serif);font-size:28px}.detail-facts{display:flex;justify-content:space-between;gap:18px;padding:20px 0;margin:24px 0;border-block:1px solid var(--line)}.detail-facts span{font-size:9px}.detail-facts b{display:block;font-family:var(--serif);font-size:25px;font-weight:400}.detail-description{font-size:12px;line-height:1.95;color:var(--muted)}.detail-copy .button{width:100%;font-size:10px;margin:15px 0 20px}.source-link{font-size:10px;text-decoration:underline;text-underline-offset:4px}.detail-note{font-size:9px;color:var(--muted);line-height:1.8;margin-top:20px}.contact-dialog{width:560px;max-width:94vw;padding:48px}.contact-dialog>.eyebrow{font-size:7px;margin-bottom:24px}.contact-dialog h2{font-size:45px;line-height:1.2;letter-spacing:-.8px;margin-bottom:25px}.contact-description{font-size:12px;color:var(--muted);line-height:1.9}#contactForm{display:grid;gap:20px;margin-top:27px}.form-note,#emailFeedback{font-size:9px;line-height:1.9;color:var(--muted);margin:0}.contact-phone{display:block;text-align:center;margin-top:25px;font-size:10px;text-decoration:underline;text-underline-offset:5px}.modal-open{overflow:hidden}.toast{position:fixed;z-index:90;left:50%;bottom:24px;transform:translate(-50%,15px);padding:14px 24px;background:var(--ink);box-shadow:0 3px 24px #10201525;color:var(--paper);font-size:11px;opacity:0;pointer-events:none;transition:opacity .25s,transform .25s}.toast.show{opacity:1;transform:translate(-50%,0)}

header>.header-left{grid-column:1}header>.header-actions{grid-column:3}header>.brand{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%)}.contact-top .contact-label,.contact-top .contact-short{margin:0}.contact-short{display:none}.philosophy{align-items:start}
.card-title{display:flex;align-items:flex-start;justify-content:flex-start}
@media(min-width:1700px){.hero-copy h1{font-size:96px}.hero-copy>p:not(.eyebrow){font-size:14px}.hero-copy .eyebrow{font-size:10px}.hero-link{font-size:12px;padding:18px 30px}.philosophy-photo{min-height:690px}}
@media(max-width:1100px){:root{--gutter:5%;--section-space:85px}.brand img{width:230px}.header-left{gap:24px}.hero-copy h1{font-size:71px}.section-head{gap:35px}.section-head h2{font-size:49px}.property-grid{gap:22px}.card-title{font-size:25px}.card-facts{font-size:8px;gap:9px}.card-facts>span+span{padding-left:9px}.card-bottom{font-size:12px;gap:10px}.card-bottom button{gap:10px}.card-bottom button>span:first-child{font-size:8px}.territory-card{height:420px}.philosophy{gap:6%}.philosophy-photo{min-height:580px}.philosophy-copy h2{font-size:41px}.philosophy-copy>p:not(.eyebrow){font-size:12px}.service-list summary{font-size:10px}.footer-main{gap:30px}.footer-brand img{width:220px}.footer-main>p{font-size:22px}.footer-main>div>a{font-size:10px}}
@media(max-width:820px){:root{--header-height:84px;--gutter:32px;--section-space:72px}.brand img{width:210px}.header-left{gap:20px}.menu-word{font-size:8px;letter-spacing:1px}.language-indicator{font-size:8px}.contact-top{font-size:9px;padding:10px 13px;min-height:43px}.contact-top span{margin-left:14px}.hero{margin-inline:12px;margin-top:calc(var(--header-height) + 12px);height:calc(100svh - var(--header-height) - 24px);min-height:600px}.hero-copy{width:87%;transform:translate(-50%,-37%)}.hero-copy h1{font-size:60px}.hero-copy .eyebrow{font-size:8px;letter-spacing:1.6px;max-width:400px;margin:0 auto 24px}.hero-copy>p:not(.eyebrow){font-size:12px;max-width:340px;margin:0 auto 28px}.hero-bottom{left:25px;right:25px;bottom:22px;gap:16px;font-size:6px}.hero-bottom>a{font-size:6px;gap:12px}.hero-bottom>a>span{font-size:19px}.hero-video-controls{gap:12px}.hero-video-controls button{font-size:8px}.section-head{grid-template-columns:1.15fr 1fr;gap:30px;margin-bottom:33px}.section-head h2{font-size:41px}.section-caption{font-size:11px}.category-tabs{gap:20px}.category-tabs button{font-size:10px}.search-form{grid-template-columns:repeat(3,1fr);gap:22px}.search-form .button{grid-column:1/-1;justify-content:center;gap:35px}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:36px 24px}.property-card{width:100%}.card-title{font-size:29px}.card-image-button{aspect-ratio:1.1}.card-facts{font-size:9px;gap:12px}.card-facts>span+span{padding-left:12px}.card-bottom{font-size:13px}.card-bottom button>span:first-child{font-size:9px}.territory-grid{gap:24px}.territory-card{height:390px}.territory-card>div{left:25px;right:25px;bottom:24px}.territory-card h3{font-size:47px}.territory-card .eyebrow{font-size:6px;letter-spacing:1.2px}.territory-card>div>span{font-size:9px}.philosophy{gap:5%;grid-template-columns:1fr 1fr;align-items:start}.philosophy-photo{min-height:620px;aspect-ratio:auto;height:100%}.philosophy-copy h2{font-size:35px}.philosophy-copy>.eyebrow{font-size:8px}.philosophy-copy>p:not(.eyebrow){font-size:11px}.service-list summary{font-size:10px;gap:12px}.service-list summary>span{font-size:18px}.service-list details p{font-size:10px;margin-left:30px;margin-right:5px}.philosophy-copy>.text-link{font-size:10px;gap:25px}.philosophy-photo>span{font-size:5px;left:15px;right:15px;bottom:17px}.footer-main{grid-template-columns:1fr 1fr;gap:30px}.footer-main>p{justify-self:end}.footer-main>div{grid-column:1/-1;justify-self:start}.footer-main>div>a{font-size:11px}.footer-locations{gap:15px;letter-spacing:1px;font-size:6px}.footer-bottom{flex-wrap:wrap;justify-content:flex-start;gap:12px 20px}.detail-layout{grid-template-columns:1fr}.detail-gallery{min-height:380px}.detail-copy{padding:35px}.detail-facts{justify-content:flex-start;gap:45px}}
@media(max-width:520px){:root{--header-height:78px;--gutter:24px;--section-space:62px}header{gap:15px}.brand img{width:181px}.header-left{gap:13px}.menu-word{display:none}.menu-lines>span{width:22px}.language-indicator{font-size:7px;letter-spacing:.7px}.contact-top{font-size:8px;border:0;padding:10px 0;white-space:nowrap;min-height:42px}.contact-top span{margin-left:7px}.hero{margin:calc(var(--header-height) + 8px) 8px 0;height:calc(100svh - var(--header-height) - 16px);min-height:620px;max-height:1000px}.hero-image,.hero-video{object-position:62% center}.hero-copy{width:88%;top:49%;transform:translate(-50%,-38%)}.hero-copy .eyebrow{font-size:7px;letter-spacing:1.4px;line-height:1.9;max-width:270px;margin-bottom:24px}.hero-copy h1{font-size:43px;line-height:1.19;letter-spacing:-1px;margin-bottom:25px}.hero-copy h1 em{font-size:1.29em;line-height:1.05}.hero-copy>p:not(.eyebrow){font-size:11px;max-width:240px;line-height:1.9;margin-bottom:29px}.hero-link{font-size:10px;padding:14px 20px;gap:34px;min-height:51px}.hero-bottom{left:21px;right:21px;bottom:19px;grid-template-columns:1fr auto;gap:10px}.hero-bottom>a{justify-self:end;font-size:5px;letter-spacing:1px;gap:10px}.hero-bottom>span{font-size:5px;letter-spacing:.7px}.hero-bottom .hero-video-controls{grid-column:1/-1;justify-self:center}.hero-video-controls button{font-size:8px;min-height:34px}.hero-bottom>a>span{font-size:18px}#navigation{padding:35px 8%;justify-content:flex-start}#navigation a{font-size:31px;line-height:1.4;gap:20px;padding:22px 0}.section-head{display:block;margin-bottom:29px}.section-head .eyebrow{font-size:7px;margin-bottom:17px}.section-head h2{font-size:38px;line-height:1.2;letter-spacing:-.9px}.section-caption{font-size:11px;margin-top:21px;max-width:none;line-height:1.9}.section-caption>p{margin-bottom:10px}#resultCount{font-size:9px}.collection-toolbar{align-items:flex-start;flex-wrap:wrap;gap:0;padding-top:3px}.category-tabs{width:100%;gap:0;justify-content:space-between}.category-tabs button{font-size:8.5px;min-height:43px;padding:12px 0}.saved-properties{min-height:38px;gap:7px;font-size:9px;padding:7px 0;margin:3px 0 7px}.saved-properties svg{width:14px;height:14px}.search-section{margin-bottom:26px}.search-section>summary{gap:15px;padding:15px 0;align-items:start}.search-section>summary>span:first-child{font-size:7px;max-width:100px;line-height:1.8;letter-spacing:1.1px}.search-section>summary>span:last-child{font-size:8px;line-height:1.8;gap:12px;max-width:190px;text-align:right}.search-section>summary b{font-size:19px}.search-form{grid-template-columns:1fr 1fr;gap:22px 18px;padding:16px 0 27px}.search-form label{font-size:7px}.search-form select{font-size:11px}.search-form label:nth-child(3){grid-column:1/-1}.search-form .button{font-size:10px;min-height:52px}.property-grid{grid-template-columns:1fr;gap:39px}.card-image-button{aspect-ratio:1.04}.card-category{font-size:7px;left:20px;top:23px}.card-body{padding-top:21px}.card-title{font-size:30px;min-height:0;line-height:1.25;letter-spacing:-.5px}.card-location{font-size:7px;margin-bottom:12px}.card-facts{font-size:9px;padding:19px 0 18px;gap:13px}.card-facts>span+span{padding-left:13px}.card-bottom{font-size:13px}.card-bottom button{font-size:20px;gap:20px}.card-bottom button>span:first-child{font-size:9px}.collection-footer{margin-top:36px}.text-link{font-size:10px;gap:30px}#emptyState{padding:30px 0}#emptyState h3{font-size:30px}#emptyState p{font-size:12px}.territory-grid{grid-template-columns:1fr;gap:24px}.territory-card{height:410px}.territory-card>div{left:25px;right:25px;bottom:25px}.territory-card h3{font-size:50px}.territory-card .eyebrow{font-size:7px}.territory-card>div>span{font-size:10px}.philosophy{grid-template-columns:1fr;gap:35px}.philosophy-photo{min-height:0;aspect-ratio:4/4.6;height:auto}.philosophy-photo>span{font-size:6px;left:20px;right:20px;bottom:20px}.philosophy-copy>.eyebrow{font-size:7px;margin-bottom:20px}.philosophy-copy h2{font-size:36px;line-height:1.22;margin-bottom:23px}.philosophy-copy>p:not(.eyebrow){font-size:12px;line-height:2}.service-list summary{font-size:11px;gap:15px}.service-list details p{font-size:11px;line-height:1.9;margin-left:34px}.service-list details{padding:20px 0}.philosophy-copy>.text-link{font-size:10px}.sell{padding:64px 0}.sell .eyebrow{font-size:7px;letter-spacing:1.4px;max-width:290px;margin:0 auto 23px}.sell h2{font-size:45px;letter-spacing:-1px}.sell p:not(.eyebrow){font-size:11px;max-width:270px;margin:0 auto 28px}.sell .button{font-size:9px;padding:16px 20px;gap:25px;min-height:54px}footer{padding:45px 0 23px}.footer-main{grid-template-columns:1fr;gap:28px;align-items:start}.footer-brand img{width:245px}.footer-main>p{font-size:25px;justify-self:start}.footer-main>div{grid-column:auto}.footer-main>div>.eyebrow{font-size:6px}.footer-main>div>a{font-size:11px}.footer-locations{font-size:5.8px;letter-spacing:.5px;gap:7px;padding:22px 0;margin-top:29px}.footer-bottom{flex-direction:column;align-items:flex-start;font-size:6px;gap:9px}.property-dialog,.contact-dialog{max-width:94vw}.detail-gallery{min-height:320px}.detail-copy{padding:30px 25px}.detail-copy h2{font-size:32px}.detail-copy>.eyebrow{font-size:7px}.detail-price{font-size:27px}.detail-facts{gap:24px}.detail-facts b{font-size:22px}.detail-facts span{font-size:9px}.detail-description{font-size:11px}.detail-copy .button{font-size:9px;padding:15px;gap:15px}.contact-dialog{padding:43px 25px 30px}.contact-dialog h2{font-size:37px}.contact-dialog>.eyebrow{font-size:6px;letter-spacing:1px}.contact-description{font-size:11px}.form-note,#emailFeedback{font-size:9px}.contact-phone{font-size:9px;line-height:1.8}.toast{width:86%;font-size:10px;text-align:center;padding:13px 20px}}
@media(max-width:520px){.contact-top .contact-label{display:none}.contact-top .contact-short{display:inline}.contact-top>span[aria-hidden="true"]:last-child{margin-left:7px}}
@media(max-width:360px){:root{--gutter:20px}.brand img{width:158px}.header-left{gap:10px}.contact-top{font-size:7px}.hero-copy h1{font-size:38px}.category-tabs button{font-size:7.6px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}

/* A distinct identity for each chapter, on the same underlying grid. */
.essence{background:#22352d;color:#f5f0e4;text-align:left;padding-block:80px 42px;margin-top:16px}
.perspective-grid{display:grid;grid-template-columns:1.12fr 1fr;gap:10%;align-items:start}
.essence .eyebrow{color:#c9b28a;font-size:9px;letter-spacing:2px;margin-bottom:25px}
.essence h2{font-size:clamp(37px,3.6vw,54px);line-height:1.18;letter-spacing:-1.1px;margin:0 0 25px;max-width:620px}
.essence h2 em{font-size:1.08em;color:#e1ceb0;white-space:nowrap}
.intro-copy{max-width:490px;color:#c6cec4;font-size:13px;line-height:1.95;margin-bottom:28px}
.essence .text-link{color:#e4d4b5;border-color:#a6916d;font-size:10px;gap:27px}
.intro-values{display:grid;margin:0;border-top:1px solid #dcd3bb42}
.intro-values>div{display:grid;grid-template-columns:27px 1fr;gap:14px;padding:20px 0;border-bottom:1px solid #dcd3bb42}
.value-number{font-size:9px;letter-spacing:1px;color:#bcaa88;padding-top:6px}
.intro-values h3{font-size:25px;letter-spacing:-.2px;line-height:1.3;margin:0 0 8px}
.intro-values p{color:#c6cec4;font-size:12px;line-height:1.9;max-width:355px;margin:0}
.agency-proof{border-top:1px solid #dcd3bb42;margin-top:49px;padding-top:27px}
.agency-proof>.eyebrow{font-size:7px;letter-spacing:1.7px;margin-bottom:22px}
.agency-statistics{display:grid;grid-template-columns:repeat(5,1fr);gap:20px;margin:0}
.agency-statistics>div{display:flex;flex-direction:column;padding-left:25px;border-left:1px solid #dcd3bb42}
.agency-statistics>div:first-child{padding-left:0;border:0}
.agency-statistics dt{order:2;font-size:10px;line-height:1.6;color:#c6cec4;max-width:145px}
.agency-statistics dd{order:1;font-family:var(--serif);font-size:45px;line-height:1.15;letter-spacing:-.7px;color:#e5d0a9;margin:0 0 10px}
.agency-statistics dd>span{font-size:24px;margin-left:3px}
.statistics-note{color:#9fae9f;font-size:8px;line-height:1.8;margin:23px 0 0}
.collection{background:#fcfbf7;padding-block:var(--section-space);border-bottom:1px solid var(--line)}
.collection .section-head{padding-bottom:30px;border-bottom:1px solid var(--line);margin-bottom:30px}
.collection .section-caption{max-width:360px;font-size:13px;line-height:1.9}
.collection .section-head h2{font-size:clamp(42px,4.6vw,66px)}
#resultCount{display:inline-flex;align-items:center;gap:8px;color:#4c5c4d;font-size:9px;font-weight:600;letter-spacing:.3px}
#resultCount:before{content:'';width:5px;height:5px;background:#93805b;border-radius:50%}
.collection-search{padding:4px 26px 0;background:#f0eee6;margin-bottom:34px;border:1px solid #dedbd0}
.collection-search .search-section{border-bottom:0;margin-bottom:0}
.collection-search .search-section>summary{padding-block:16px}
.collection-search .category-tabs button{color:#606d60}
.collection-search .category-tabs button.active{color:var(--ink);font-weight:600;border-bottom-width:2px}
.collection-search .search-form{grid-template-columns:1.15fr 1fr 1fr .7fr 1.1fr;gap:18px;padding-top:15px;padding-bottom:24px}
.collection-search .search-form .button{font-size:9px;padding-inline:17px;gap:15px}
.complete-search-links{display:flex;flex-wrap:wrap;gap:8px 24px;border-top:1px solid #d7d4c9;padding:15px 0 22px;font-size:9px;line-height:1.8;color:var(--muted)}
.complete-search-links a{text-decoration:underline;text-underline-offset:4px;color:var(--ink)}
.property-grid{row-gap:52px}
.territories{background:#e9e5d9;border-bottom:1px solid #dcd7ca}
.advisory-section{background:var(--paper)}
.client-stories{background:#26382f;color:#f3efdf}
.stories-layout{display:grid;grid-template-columns:1fr 1.6fr;gap:11%;align-items:start}
.client-stories .eyebrow{color:#c9b28a;font-size:8px;margin-bottom:24px}
.stories-heading h2{font-size:clamp(40px,4vw,58px);line-height:1.16;margin-bottom:25px}
.stories-heading>p:not(.eyebrow){color:#bdc7ba;font-size:12px;line-height:1.95;max-width:280px}
.client-stories .text-link{color:#e4d4b5;border-color:#a6916d;font-size:10px;gap:20px}
.review-stars{display:block;color:#d2b981;letter-spacing:4px;font-size:13px;line-height:1.5}
.featured-review>.review-stars{margin-bottom:24px}
.featured-review figure{margin:0}
.featured-review blockquote{margin:0;min-height:236px}
.featured-review blockquote p{font-family:var(--serif);font-size:clamp(25px,2.5vw,36px);line-height:1.42;letter-spacing:-.25px;margin:0 0 28px}
.featured-review blockquote p:before{content:'“'}
.featured-review blockquote p:after{content:'”'}
.featured-review blockquote.no-comment p:before,.featured-review blockquote.no-comment p:after{content:none}
.featured-review figcaption{display:flex;flex-direction:column;gap:5px;font-size:11px}
.featured-review figcaption>span:first-child{font-weight:600}
.featured-review figcaption>span:last-child{font-size:8px;color:#b4bfb0;letter-spacing:.4px}
.review-navigation{display:flex;justify-content:space-between;align-items:center;border-top:1px solid #dcd3bb42;margin-top:28px;padding-top:18px}
.review-navigation>span{font-size:9px;letter-spacing:1.5px;color:#c5b28d}
.review-navigation>div{display:flex;gap:10px}
.review-navigation button{display:grid;place-items:center;width:43px;height:43px;border:1px solid #dcd3bb6b;border-radius:50%;background:none;color:#eee4ce;font-size:22px;line-height:1;transition:background .2s,color .2s}
.review-navigation button:hover{background:#e4d4b5;color:var(--ink)}
.all-reviews{border-top:1px solid #dcd3bb42;margin-top:44px}
.all-reviews>summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:30px;padding:23px 0;font-size:11px;color:#e5d0a9}
.all-reviews>summary::-webkit-details-marker,.original-review>summary::-webkit-details-marker{display:none}
.all-reviews>summary>span:last-child{font-size:25px;font-weight:400;transition:transform .2s}
.all-reviews[open]>summary>span:last-child{transform:rotate(45deg)}
.review-language-note{font-size:10px;color:#bbc5b6;max-width:600px;line-height:1.9}
.review-archive{display:grid;grid-template-columns:1fr 1fr;gap:0 45px}
.review-entry{padding:28px 0;border-top:1px solid #dcd3bb42}
.review-entry-meta{display:flex;flex-wrap:wrap;column-gap:15px;align-items:center;margin-bottom:18px}
.review-entry h3{font-family:var(--sans);font-size:12px;line-height:1.6;font-weight:600;letter-spacing:0;width:100%;margin:0 0 8px}
.review-entry .review-stars{font-size:10px;letter-spacing:2px}
.review-entry-meta>span:last-child{font-size:8px;color:#b4bfb0}
.review-translation{font-size:12px;line-height:1.95;color:#e4e6da;margin-bottom:15px}
.original-review>summary{list-style:none;font-size:9px;color:#d3bd93;text-decoration:underline;text-underline-offset:4px;padding:6px 0}
.original-review>p{font-size:10px;line-height:1.9;color:#bfc8b9;margin:12px 0 0;white-space:pre-line}
.visually-hidden{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}
.property-network{background:#ece8dd;padding-block:65px}
.network-heading{display:grid;grid-template-columns:1fr 1.15fr 1fr;gap:40px;align-items:center;margin-bottom:36px}
.network-heading>.eyebrow{font-size:8px;margin:0}
.network-heading h2{font-size:34px;line-height:1.2;letter-spacing:-.6px;margin:0}
.network-heading>p:last-child{font-size:11px;color:var(--muted);max-width:210px;justify-self:end;margin:0}
.portal-list{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin:0;padding:0;border-top:1px solid #d2cabb;border-left:1px solid #d2cabb}
.portal-list>li{min-height:85px;display:flex;align-items:center;justify-content:center;border-bottom:1px solid #d2cabb;border-right:1px solid #d2cabb;font-family:Georgia,serif;font-size:20px;letter-spacing:-.5px;color:#4e5a4c}
.wider-collection{padding-block:65px;background:#e7e3d7;border-top:1px solid #d4cbb8}
.wider-grid{display:grid;grid-template-columns:1fr 1.4fr;gap:10%;align-items:start}
.wider-grid h2{font-size:39px;line-height:1.2;letter-spacing:-.5px;max-width:330px;margin:0}
.wider-grid>.eyebrow{font-size:8px}
.wider-grid>div>p:not(.eyebrow){font-size:11px;line-height:1.95;color:#626e60}
.wider-grid .text-link{font-size:10px}
.footer-directory{display:grid;grid-template-columns:1fr 1fr 1fr;gap:45px;padding-top:37px;margin-top:36px;border-top:1px solid #ece8d423}
.footer-directory h3{font-family:var(--sans);font-size:8px;letter-spacing:1.2px;text-transform:uppercase;color:#b9aa8c;margin:0 0 17px;line-height:1.8}
.footer-directory a{display:block;font-size:10px;color:#d7ddcf;line-height:2.3}
.footer-directory a:hover{color:#e5cdaa}
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@media(max-width:820px){.essence{padding-block:65px 35px;margin-top:12px}.perspective-grid{gap:35px}.essence h2{font-size:36px}.essence h2 em{white-space:normal}.intro-copy{font-size:11px}.intro-values>div{gap:10px;padding:17px 0}.intro-values h3{font-size:22px}.intro-values p{font-size:10px}.agency-statistics{gap:13px}.agency-statistics>div{padding-left:12px}.agency-statistics dd{font-size:34px}.agency-statistics dt{font-size:8px}.agency-statistics dd>span{font-size:20px}.collection .section-head h2{font-size:45px}.collection-search{padding-inline:20px}.collection-search .search-form{grid-template-columns:1fr 1fr}.collection-search .search-form>label:nth-child(3){grid-column:auto}.stories-layout{grid-template-columns:1fr 1.35fr;gap:35px}.stories-heading h2{font-size:42px}.featured-review blockquote p{font-size:27px}.featured-review blockquote{min-height:300px}.review-archive{gap:0 28px}.network-heading{grid-template-columns:1fr 1.5fr;gap:20px}.network-heading>p:last-child{grid-column:2;justify-self:start;max-width:none}.network-heading h2{font-size:32px}.portal-list>li{font-size:18px;min-height:72px}.wider-grid{gap:7%}.wider-grid h2{font-size:35px}}
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