@import url('https://fonts.googleapis.com/css2?family=Barlow+Condensed:wght@500;600;700&family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#25231e;--sand:#e4d8c6;--clay:#c09573;--rust:#79503c;--paper:#eee6d8;--line:#25231e33;--display:'Barlow Condensed',Impact,sans-serif;--serif:'Libre Caslon Display',Georgia,serif;--body:'DM Sans',sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--sand);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit;cursor:pointer}img{display:block;width:100%;height:auto}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:500;line-height:1.03}h2{font-family:var(--serif);font-size:clamp(44px,4.7vw,76px);letter-spacing:-.035em}h2 em{font-weight:400;color:var(--rust)}p{margin-bottom:20px}a,button{touch-action:manipulation}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #b15b2c;outline-offset:5px}::selection{background:var(--rust);color:white}.wrap{width:min(1320px,calc(100% - 112px));margin-inline:auto}.section{padding-block:105px}.eyebrow{font-size:11px;font-weight:700;letter-spacing:.15em;line-height:1.5}.skip{position:fixed;top:-100px;z-index:99;padding:14px;background:var(--paper)}.skip:focus{top:10px}.header{position:sticky;top:0;z-index:20;background:var(--ink);color:var(--paper);border-bottom:1px solid #ffffff24}.nav{height:88px;display:flex;align-items:center;gap:30px}.brand{display:flex;gap:13px;align-items:center;flex-shrink:0}.monogram{font-family:var(--serif);font-size:32px;letter-spacing:-4px;border:1px solid #b7a695;width:47px;height:47px;display:grid;place-items:center;padding-right:4px}.brand-name{font-size:13px;font-weight:600;letter-spacing:.12em;line-height:1.4}.brand-name small{display:block;font-size:8px;letter-spacing:.16em;font-weight:400;margin-top:4px;color:#c4b8a7}.links{display:flex;align-items:center;gap:26px;margin-left:auto;font-size:12px}.links a{padding-block:10px;position:relative}.links a:after{content:'';position:absolute;bottom:4px;left:0;width:0;height:1px;background:var(--clay);transition:width .3s}.links a:hover:after{width:100%}.nav-call{font-size:12px;padding:12px 19px;border:1px solid #9e8973;white-space:nowrap;transition:background .2s}.nav-call:hover{background:var(--clay);color:var(--ink)}.menu{display:none}.btn{display:inline-flex;justify-content:space-between;align-items:center;gap:24px;padding:18px 24px;min-height:58px;background:var(--ink);color:var(--paper);font-size:13px;font-weight:600;border:1px solid var(--ink);transition:background .25s,transform .25s}.btn span{font-size:24px;line-height:1;transition:transform .25s}.btn:hover{background:#42392d;transform:translateY(-2px)}.btn:hover span{transform:translate(2px,-2px)}.text-link{display:inline-block;font-size:13px;font-weight:600;border-bottom:1px solid;padding-bottom:8px}.hero{display:grid;grid-template-columns:1.06fr 1fr;min-height:710px;background:var(--clay)}.hero-copy{padding:58px 5vw 24px  max(56px,calc((100vw - 1320px)/2));display:flex;flex-direction:column;position:relative}.hero-copy>.eyebrow{display:flex;align-items:center;gap:13px;margin-bottom:42px}.spark{font-size:29px;line-height:1;display:inline-block;animation:turn 28s linear infinite}.hero h1{font-family:var(--display);font-weight:600;font-size:clamp(65px,7.6vw,122px);letter-spacing:-.025em;line-height:.92;margin-bottom:27px}.hero h1 span{display:block;white-space:nowrap;animation:rise .8s cubic-bezier(.2,.7,.3,1) both}.hero h1 span+span{animation-delay:.12s}.hero h1 em{font-style:normal;color:var(--paper)}.hero-intro{font-size:15px;line-height:1.7;max-width:380px;margin-bottom:25px;animation:rise 1s .2s both}.hero-actions{display:flex;gap:20px;align-items:center;flex-wrap:wrap}.call-note{font-size:11px;line-height:1.65}.hero-proof{display:flex;align-items:center;gap:17px;font-size:11px;margin-top:32px}.hero-proof strong{font-weight:600}.proof-line{width:35px;height:1px;background:var(--ink)}.hero-bottom{margin-top:auto;display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding-top:20px;font-size:9px;letter-spacing:.12em;font-weight:600}.hero-film{position:relative;min-width:0;overflow:hidden;background:#695540}.hero-film video{position:absolute;width:100%;height:100%;object-fit:cover;object-position:50% 45%;inset:0}.hero-film:after{content:'';position:absolute;inset:0;pointer-events:none;background:linear-gradient(180deg,#0005,transparent 25%,transparent 60%,#17150ed9)}.film-top{position:absolute;z-index:2;top:28px;left:28px;right:28px;display:flex;align-items:center;justify-content:space-between;gap:15px;color:white;font-size:9px;letter-spacing:.1em}.film-pill{display:flex;align-items:center;gap:8px}.film-pill i{width:6px;height:6px;border-radius:50%;background:var(--clay);box-shadow:0 0 0 4px #c0957333}.video-control{background:#25231e88;border:1px solid #ffffff70;color:white;padding:9px 12px;font-size:10px;min-height:40px;backdrop-filter:blur(8px)}.film-caption{position:absolute;z-index:2;bottom:63px;left:36px;right:36px;color:var(--paper);display:flex;justify-content:space-between;gap:20px;align-items:end}.film-caption span{display:block;font-size:9px;letter-spacing:.13em;margin-bottom:12px}.film-caption strong{display:block;font-family:var(--serif);font-weight:400;font-size:38px;line-height:1.1;max-width:300px}.film-caption a{border:1px solid #eee6d86b;border-radius:50%;display:grid;place-items:center;width:50px;height:50px;font-size:25px;flex-shrink:0}.film-credit{position:absolute;z-index:2;bottom:25px;left:36px;color:#d0c5b7;font-size:10px}.reviews{background:var(--ink);color:var(--paper);padding:37px 0 26px}.review-label{display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid #eee6d830;padding-bottom:22px}.review-label a{font-size:11px;color:#c9ac91}.review-grid{display:grid;grid-template-columns:1fr 1fr}.review{position:relative;padding:29px 45px 10px 0}.review+.review{border-left:1px solid #eee6d830;padding-left:45px;padding-right:0}.quote-mark{position:absolute;font-family:var(--serif);font-size:80px;right:30px;top:8px;color:#c0957345}.review blockquote{margin:0 0 25px;font-family:var(--serif);font-size:clamp(25px,2.4vw,38px);line-height:1.15;letter-spacing:-.015em;min-height:90px;position:relative}.review figcaption{display:flex;align-items:center;gap:12px;font-size:12px}.initials{width:38px;height:38px;display:grid;place-items:center;border:1px solid #c0957366;border-radius:50%;color:var(--clay);font-size:10px}.review figcaption strong,.review figcaption span{display:block}.review figcaption span{font-size:10px;color:#b7ad9e}.review figcaption a{margin-left:auto;font-size:10px;color:#d3b494}.review-note{margin:22px 0 0;font-size:9px;color:#b3a998}.about{display:grid;grid-template-columns: .85fr 1fr;gap:100px;align-items:center}.portrait{position:relative}.portrait img{aspect-ratio:4/5;object-fit:cover;filter:saturate(.7)}.portrait-caption{position:absolute;left:0;right:0;bottom:0;background:linear-gradient(transparent,#1b1a16ef);color:var(--paper);padding:80px 30px 28px}.portrait-caption span{font-size:9px;letter-spacing:.14em;display:block}.portrait-caption strong{font-family:var(--serif);font-size:36px;font-weight:400;display:block;margin:4px 0}.about-copy>.eyebrow{margin-bottom:24px}.about-copy h2{margin-bottom:27px;font-size:clamp(42px,4.2vw,66px)}.about-copy>p:not(.eyebrow){font-size:14px;max-width:490px;color:#554e43}.service-list{margin:30px 0}.service-list a{display:flex;align-items:center;gap:22px;padding:17px 0;border-top:1px solid var(--line);transition:padding .25s}.service-list a:last-child{border-bottom:1px solid var(--line)}.service-list a:hover{padding-left:10px}.service-list span:first-child{font-size:10px;color:var(--rust)}.service-list strong{font-size:16px;font-weight:500}.service-list span:last-child{margin-left:auto;font-size:24px}.homes{background:#d2b89b}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:40px;margin-bottom:42px}.section-heading .eyebrow{margin-bottom:22px}.section-aside{font-size:13px;max-width:320px;padding-bottom:8px}.property-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px}.property:nth-child(2){padding-top:64px}.property-photo{display:block;position:relative;overflow:hidden}.property-photo img{aspect-ratio:4/3;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.3,1);filter:saturate(.85)}.property-photo:hover img{transform:scale(1.04)}.property-photo>span{position:absolute;top:18px;left:18px;background:var(--paper);padding:7px 10px;font-size:9px;letter-spacing:.12em}.property-photo>b{position:absolute;right:18px;bottom:18px;width:48px;height:48px;border-radius:50%;background:var(--paper);display:grid;place-items:center;font-size:23px;font-weight:400}.property-info{padding-top:22px}.property-info h3{font-family:var(--serif);font-size:35px;margin-bottom:12px}.property-info p{font-size:10px;letter-spacing:.08em;margin-bottom:10px}.property-info i{font-style:normal;padding:0 10px;opacity:.5}.property-info>a{font-size:10px;text-decoration:underline;text-underline-offset:4px}.property-note{font-size:10px;max-width:700px;margin:30px 0 0;color:#5d4d3e}.local-section{display:grid;grid-template-columns:1fr 1fr;background:var(--rust);color:var(--paper)}.local-title{position:relative;overflow:hidden;padding:70px max(45px,calc((100vw - 1320px)/2));padding-right:45px;background:#a67453}.local-title h2{font-family:var(--display);font-weight:600;font-size:clamp(75px,8vw,125px);line-height:.93;letter-spacing:-.02em;position:relative;z-index:1;margin-top:35px}.local-title h2 em{color:var(--ink);font-style:normal}.local-star{position:absolute;right:-35px;bottom:-65px;font-size:260px;line-height:1;color:#d4b19050;animation:turn 90s linear infinite}.local-copy{padding:70px max(56px,calc((100vw - 1320px)/2)) 70px 65px}.local-copy .eyebrow{color:#dfc4aa}.local-copy h3{font-family:var(--serif);font-size:40px;line-height:1.07;margin-bottom:25px}.local-copy>p:not(.eyebrow){font-size:13px;color:#ead9c7}.faq{display:grid;grid-template-columns:1fr 1.1fr;gap:70px}.faq h2{margin:24px 0 30px}.faq-list{padding-top:13px}.faq details{border-bottom:1px solid var(--line)}.faq details:first-child{border-top:1px solid var(--line)}.faq summary{list-style:none;font-size:15px;padding:23px 35px 23px 0;cursor:pointer;position:relative}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';position:absolute;right:5px;font-size:23px;font-weight:400;top:17px}.faq details[open] summary:after{content:'−'}.faq details p{font-size:13px;line-height:1.8;color:#5a5144;padding-right:20px}.contact{background:var(--ink);color:var(--paper);padding:80px 0}.contact-grid{display:grid;grid-template-columns:1.4fr .75fr;gap:95px;align-items:center}.contact .eyebrow{color:var(--clay);margin-bottom:27px}.contact h2{font-family:var(--display);font-size:clamp(70px,8vw,115px);line-height:.92;font-weight:500;letter-spacing:-.02em}.contact h2 em{font-style:normal;color:var(--clay)}.phone-big{display:flex;align-items:center;gap:30px;font-size:clamp(24px,3vw,39px);letter-spacing:-.03em;margin-top:28px;max-width:480px}.phone-big span{margin-left:auto}.contact-grid>div>p:last-child{font-size:12px;color:#bfb29f;margin-top:10px}.contact-box{padding:30px;border:1px solid #eee6d83d;display:grid;grid-template-columns:64px 1fr;gap:18px;background:#302d26}.contact-box img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:50% 20%}.contact-box>p{font-size:12px;margin:6px 0}.contact-box strong{font-size:18px;font-weight:500}.choices{grid-column:1/-1;display:flex;gap:7px;margin:10px 0 0}.choice{flex:1;padding:10px 5px;font-size:11px;border:1px solid #857563;background:transparent;min-height:42px}.choice[aria-pressed=true]{background:var(--clay);border-color:var(--clay);color:var(--ink)}.contact-box .btn{grid-column:1/-1;background:var(--clay);border-color:var(--clay);color:var(--ink)}.contact-box .btn.secondary{background:transparent;border-color:#857563;color:var(--paper);margin-top:-6px}.contact-box small{font-size:9px;color:#bcaf9b;grid-column:1/-1;text-align:center}.footer{background:#1c1c18;color:#c3b8a6;padding:50px 0 28px}.footer-top{display:flex;justify-content:space-between;gap:40px}.footer-top p{font-size:11px;line-height:1.9;margin-top:20px}.footer-nav{display:grid;grid-template-columns:1fr 1fr;gap:15px 45px;align-content:center;font-size:11px}.footer-bottom{display:flex;justify-content:space-between;gap:70px;border-top:1px solid #ffffff1f;margin-top:30px;padding-top:25px;font-size:9px}.legal{max-width:680px;display:flex;flex-wrap:wrap;gap:12px 25px}.legal a{text-decoration:underline;text-underline-offset:4px}.legal span{display:block;width:100%;color:#958a79}.sticky-call{display:none}.guide{max-width:850px;padding-top:65px;padding-bottom:100px}.guide h1{font-family:var(--serif);font-size:64px;letter-spacing:-.03em;margin:35px 0 50px}.guide section{margin-bottom:40px}.guide h2{font-size:34px;margin-bottom:20px}.guide p{font-size:15px;color:#554c40}.guide>.btn{margin-bottom:25px}.motion .reveal{transition:opacity .7s ease,transform .9s cubic-bezier(.2,.7,.3,1);opacity:0;transform:translateY(28px)}.motion .reveal.visible{opacity:1;transform:translateY(0)}.reveal:nth-child(2){transition-delay:.12s}@keyframes rise{from{opacity:0;transform:translateY(25px)}to{opacity:1;transform:translateY(0)}}@keyframes turn{to{transform:rotate(360deg)}}
@media(min-width:1700px){.hero{min-height:770px}.hero-copy{padding-right:65px}.hero-film video{object-position:center 48%}}
@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.nav{gap:18px}.links{gap:18px}.links a:last-child{display:none}.brand-name{font-size:11px}.hero-copy{padding-left:32px;padding-right:30px}.hero{min-height:650px}.hero h1{font-size:8vw}.hero-copy>.eyebrow{font-size:9px}.hero-actions{gap:12px}.call-note{display:none}.hero-bottom{font-size:8px}.about{gap:50px}.contact-grid{gap:45px}.local-title{padding-left:32px}.local-copy{padding:55px 32px}.review{padding-right:28px}.review+.review{padding-left:28px}.film-caption strong{font-size:32px}}
@media(max-width:800px){html{scroll-padding-top:75px}.wrap{width:calc(100% - 40px)}.section{padding-block:65px}.nav{height:72px;gap:15px}.brand-name{font-size:10px}.brand-name small{font-size:7px}.monogram{width:38px;height:38px;font-size:27px}.links{display:none;position:absolute;top:72px;left:0;right:0;background:var(--ink);padding:24px;flex-direction:column;align-items:stretch;gap:0;border-bottom:1px solid #857563}.links.open{display:flex}.links a{font-size:17px;padding:14px 0}.links a:last-child{display:block}.nav-call{margin-left:auto;font-size:10px;padding:9px 12px}.menu{display:block;background:transparent;border:0;font-size:22px;width:30px;height:42px;padding:0}.hero{min-height:0;grid-template-columns:1fr 1fr}.hero-copy{padding:35px 24px 22px 20px}.hero-copy>.eyebrow{font-size:8px;gap:7px;letter-spacing:.06em;margin-bottom:30px}.spark{font-size:23px}.hero h1{font-size:7.8vw;margin-bottom:23px}.hero-intro{font-size:12px}.hero-actions .btn{font-size:11px;padding:14px;gap:15px}.hero-proof{font-size:9px;margin:26px 0 40px;gap:10px}.hero-bottom{display:block;font-size:7px}.hero-bottom span{display:block}.hero-film{min-height:530px}.film-top{left:16px;right:16px;top:20px;flex-wrap:wrap;gap:12px}.film-pill{font-size:7px}.film-caption{left:20px;right:20px;bottom:60px}.film-caption strong{font-size:29px}.film-caption a{width:36px;height:36px;font-size:19px}.film-caption span{font-size:7px}.film-credit{left:20px;font-size:8px}.reviews{padding-top:25px}.review-label .eyebrow{font-size:9px}.review-label>a{display:none}.review blockquote{font-size:26px;min-height:125px}.review figcaption{gap:9px;flex-wrap:wrap}.review figcaption a{width:100%;margin-left:47px}.review-note{font-size:8px}.about{gap:35px;align-items:start;grid-template-columns:.8fr 1fr}.about-copy>.eyebrow{font-size:9px}.about-copy h2{font-size:40px}.about-copy>p:not(.eyebrow){font-size:12px}.portrait-caption{padding:60px 20px 20px}.portrait-caption strong{font-size:28px}.portrait-caption span{font-size:8px}.service-list strong{font-size:13px}.service-list a{gap:13px}.service-list{margin:22px 0}.text-link{font-size:11px}.section-heading h2{font-size:49px}.section-aside{font-size:11px;max-width:230px}.property-grid{gap:22px}.property:nth-child(2){padding-top:45px}.property-info h3{font-size:29px}.property-info p{font-size:8px}.property-info i{padding:0 6px}.property-photo>span{top:12px;left:12px;font-size:8px}.local-title{padding:50px 20px}.local-title h2{font-size:10vw}.local-copy{padding:45px 25px}.local-copy h3{font-size:32px}.local-copy .eyebrow{font-size:8px}.local-copy>p:not(.eyebrow){font-size:12px}.local-title>.eyebrow{font-size:8px}.faq{gap:40px}.faq h2{font-size:48px}.faq summary{font-size:13px}.contact-grid{gap:35px;grid-template-columns:1.1fr 1fr}.contact{padding:65px 0}.contact h2{font-size:9vw}.contact-box{padding:20px;gap:14px}.contact-box strong{font-size:15px}.phone-big{font-size:27px;gap:15px}.contact .eyebrow{font-size:9px}.footer-bottom{gap:30px}.footer-nav{gap:15px 25px}.sticky-call{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:30;justify-content:space-between;align-items:center;background:#eee6d8f5;backdrop-filter:blur(12px);padding:10px 20px max(10px,env(safe-area-inset-bottom));border-top:1px solid var(--line)}.sticky-call>span{font-size:11px}.sticky-call small{display:block;font-size:8px;color:#746251}.sticky-call .btn{padding:10px 16px;min-height:44px;font-size:11px}.footer{padding-bottom:100px}.guide h1{font-size:52px}}
@media(max-width:560px){.nav-call{display:none}.menu{margin-left:auto}.hero{display:flex;flex-direction:column}.hero-copy{padding:30px 22px 26px}.hero-copy>.eyebrow{font-size:9px;letter-spacing:.12em;margin-bottom:28px}.hero h1{font-size:17.4vw;line-height:.94;margin-bottom:22px}.hero-intro{font-size:13px;margin-bottom:22px}.hero-actions .btn{padding:16px 20px;font-size:12px;width:100%}.hero-proof{margin:22px 0 0;font-size:10px}.hero-bottom{display:none}.hero-film{min-height:390px;max-height:490px;height:105vw}.hero-film video{object-position:center 42%}.film-top{left:22px;right:22px}.film-pill{font-size:8px}.film-caption{left:22px;right:22px;bottom:54px}.film-caption strong{font-size:34px;max-width:240px}.film-caption span{font-size:8px}.film-credit{left:22px;bottom:21px;font-size:9px}.film-caption a{width:45px;height:45px}.review-grid{display:block}.review{padding:27px 0 25px}.review+.review{border-left:0;border-top:1px solid #eee6d830;padding:26px 0 12px}.review blockquote{font-size:30px;min-height:0;margin-bottom:22px;max-width:350px}.review figcaption{flex-wrap:nowrap}.review figcaption a{width:auto;margin-left:auto;font-size:9px}.review-note{margin-top:20px}.quote-mark{right:10px}.about{display:flex;flex-direction:column;gap:35px}.portrait{width:100%}.portrait img{aspect-ratio:1/1;object-position:center 25%}.about-copy h2{font-size:48px}.about-copy>p:not(.eyebrow){font-size:14px}.service-list strong{font-size:16px}.service-list a{padding:19px 0}.section-heading{display:block;margin-bottom:30px}.section-heading h2{font-size:50px}.section-aside{max-width:100%;margin-top:25px;font-size:13px}.section-aside p{margin-bottom:12px}.property-grid{grid-template-columns:1fr;gap:35px}.property:nth-child(2){padding-top:0}.property-info h3{font-size:32px}.property-info p{font-size:9px}.property-photo>b{width:42px;height:42px}.property-note{font-size:9px}.local-section{display:block}.local-title{padding:42px 22px 50px}.local-title h2{font-size:20vw;margin-top:25px}.local-title>.eyebrow{font-size:9px}.local-star{font-size:240px;right:-10px;bottom:-70px}.local-copy{padding:40px 22px 48px}.local-copy h3{font-size:38px}.local-copy .eyebrow{font-size:9px}.local-copy>p:not(.eyebrow){font-size:13px}.faq{display:block}.faq-list{margin-top:30px}.faq h2{font-size:50px}.faq summary{font-size:14px}.contact-grid{display:block}.contact h2{font-size:20vw}.contact-box{margin-top:35px;padding:25px}.contact-box strong{font-size:19px}.phone-big{font-size:32px;margin-top:25px}.contact-grid>div>p:last-child{font-size:11px}.contact .eyebrow{font-size:9px}.choices{margin-top:10px}.choice{font-size:12px}.footer-top{display:block}.footer-nav{margin-top:30px;font-size:12px;gap:18px}.footer-bottom{display:block}.legal{margin-top:20px;font-size:9px}.guide h1{font-size:45px}.guide h2{font-size:31px}.guide p{font-size:14px}.guide>.btn{font-size:11px;padding:16px}.section .eyebrow{font-size:9px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.motion .reveal{opacity:1;transform:none}}
