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.header{position:sticky;top:0;z-index:20;background:#f7f4eff5;border-bottom:1px solid #dedfd4;backdrop-filter:blur(12px)}.header-inner{height:86px;display:flex;align-items:center;justify-content:space-between;gap:22px}.brand{display:flex;align-items:center;gap:18px;flex-shrink:0}.brand-mark{font:40px/.8 var(--serif);letter-spacing:-.13em;color:var(--green);width:48px;height:47px;position:relative;padding-top:2px}.brand-mark span{position:absolute;left:19px;top:15px;font-size:33px}.brand-name{font:16px/1.2 var(--serif);letter-spacing:-.02em;border-left:1px solid #bfc3b8;padding-left:18px}.desktop-nav{display:flex;gap:24px;font-size:13px}.desktop-nav a{padding:8px 0;border-bottom:1px solid transparent}.desktop-nav a:hover{border-color:var(--green)}.header-contact{min-height:44px;padding:10px 16px;font-size:13px}.menu-toggle,.mobile-menu{display:none}
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.professional-journal{margin-top:38px;padding-top:28px;border-top:1px solid #cdd2c4}.journal-heading{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-bottom:20px}.journal-heading h3{font-size:26px}.journal-heading p{font-size:12px;color:var(--muted);margin:0}.journal-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:24px}.photo-button{padding:0;position:relative;background:#dedbd3;text-align:left;overflow:hidden;border-radius:7px;display:block;width:100%}.photo-button img{width:100%;height:290px;transition:transform .45s}.photo-button:hover img{transform:scale(1.025)}.journal-event img{object-position:center 42%}.journal-award img{object-position:center 26%}.expand-icon{position:absolute;bottom:16px;right:16px;width:36px;height:36px;display:grid;place-items:center;border:1px solid #ffffffa0;border-radius:50%;background:#152f2255;color:white;font-size:24px}.journal-grid figcaption{font-size:12px;color:var(--muted);margin-top:10px}
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.contact-section{background:var(--green);color:var(--cream);position:relative;overflow:hidden;padding:66px 0 58px}.contact-section:after{content:'';position:absolute;right:-160px;top:-320px;width:700px;height:700px;border:1px solid #ffffff17;border-radius:50%;pointer-events:none}.contact-heading{position:relative;z-index:1;display:grid;grid-template-columns:1.3fr 1fr;column-gap:60px;align-items:end}.contact-heading .eyebrow{grid-column:1/-1;color:#d1dcc8}.contact-heading h2{font-size:clamp(43px,5.6vw,70px)}.contact-heading h2 em{color:#d9dbc1}.contact-heading>p:last-child{font-size:16px;color:#d6dfd2;padding-bottom:5px}.contact-bottom{position:relative;z-index:1;display:grid;grid-template-columns:1.3fr 1fr;gap:60px;margin-top:35px;padding-top:28px;border-top:1px solid #ffffff30}.contact-phone{font:clamp(26px,3vw,38px)/1.3 var(--serif);letter-spacing:-.025em;display:flex;align-items:center;gap:25px}.contact-phone svg{width:28px;height:28px}.social-caption{font-size:10px;letter-spacing:.12em;color:#d1dcc6;margin:24px 0 12px}.contact-social{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px 22px}.contact-social a{font-size:14px;display:flex;gap:8px;align-items:center;min-height:44px}.contact-social svg{width:18px;height:18px}.contact-social a>svg:last-child{width:14px;color:#cbd7c0;margin-left:auto}.contact-utilities{display:flex;gap:25px;flex-wrap:wrap;margin-top:25px}.contact-utilities>a,.contact-utilities>button{background:none;color:#d5dfcd;padding:4px 0;display:flex;align-items:center;gap:8px;font-size:12px;min-height:36px}.contact-utilities svg{width:16px;height:16px}.contact-utilities a:hover,.contact-utilities button:hover{color:#fff}.office-label{display:flex;align-items:center;gap:8px;font-size:10px;letter-spacing:.12em;color:#d1dcc6}.office-label svg{width:16px;height:18px}.office address{font-style:normal;font:25px/1.45 var(--serif);letter-spacing:-.025em;margin:12px 0 17px}.map-link{display:inline-flex;align-items:center;gap:12px;font-size:13px;border-bottom:1px solid #b6c6aa;padding-block:5px}.map-link svg{width:18px}.office>p{font-size:12px;color:#d1dcc6;margin-top:12px}.footer{padding:22px 0;background:#14352d;color:#d9e0d3}.footer-inner{display:flex;align-items:center;gap:28px;font-size:12px}.footer-inner>a:first-child{font:16px var(--serif);margin-right:auto}.footer-end{color:#c4d0bb;font-size:11px}.mobile-contact{display:none}
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@media(max-width:560px){.container{padding-inline:22px}.section{padding-block:46px}.header-inner{height:68px;gap:8px}.brand{gap:10px}.brand-mark{font-size:32px;width:37px;height:38px}.brand-mark span{font-size:27px;left:15px;top:12px}.brand-name{font-size:13px;padding-left:11px}.header-contact{font-size:12px;min-height:42px;padding:9px 10px;gap:7px}.header-contact svg{width:15px}.menu-toggle{width:36px;padding:7px}.mobile-menu:not([hidden]){padding-inline:22px}.hero{display:grid;grid-template-columns:minmax(0,1fr) 132px;column-gap:18px;row-gap:0;padding-top:26px;padding-bottom:30px}.hero-copy{display:contents}.hero .eyebrow{grid-column:1/-1;grid-row:1;font-size:9px;margin-bottom:17px;letter-spacing:.1em}h1{grid-column:1/-1;grid-row:2;font-size:clamp(40px,11.5vw,58px);line-height:1.05;margin-bottom:22px}.hero-lead{grid-column:1;grid-row:3;font-size:23px;line-height:1.28;margin:0 0 13px;letter-spacing:-.035em}.hero-lead br{display:none}.hero-lead em{display:block;margin-top:8px}.hero-description{grid-column:1;grid-row:4;font-size:13px;line-height:1.65;margin:0;padding-right:0}.hero-description br{display:block}.hero-visual{grid-column:2;grid-row:3/5;padding-right:8px;align-self:start;margin-top:4px}.hero-portrait img{height:211px;border-radius:45px 5px 5px 5px;object-position:50% 20%}.hero-portrait figcaption,.vertical-label{display:none}.portrait-line{top:-8px;right:0;height:100%;border-radius:45px 6px 6px 6px}.hero-actions{grid-column:1/-1;grid-row:5;display:flex;gap:18px;margin-top:24px;flex-wrap:nowrap}.hero-actions .button{width:auto;flex:1;font-size:13px;min-height:50px;padding:12px;gap:10px}.hero-actions .text-link{font-size:13px;gap:7px;white-space:nowrap}.hero-actions .text-link svg{width:16px}.hero-alternative{grid-column:1/-1;grid-row:6;font-size:12px;margin-top:10px;padding-block:7px}.about{grid-template-columns:1fr;gap:26px}.about-photo{display:none}.about-copy h2{font-size:36px;margin-bottom:20px}.about-copy p:not(.eyebrow){font-size:16px;margin-bottom:16px}.about-copy p.body-large{font-size:19px}.about-copy .text-link{font-size:14px}.eyebrow{font-size:10px;margin-bottom:18px}.first-contact{gap:18px;padding-top:25px}.first-contact h3{font-size:28px}.first-contact h3 br{display:none}.first-contact ol{display:block}.first-contact li{display:flex;gap:16px;align-items:start;padding:13px 0;border-bottom:1px solid var(--line)}.first-contact li:last-child{border-bottom:0;padding-bottom:0}.first-contact li>span{font-size:18px;line-height:1.5;min-width:24px;margin:0}.first-contact strong{font-size:15px;margin-bottom:3px}.first-contact li p{font-size:14px;line-height:1.6}.section-heading{display:block;margin-bottom:25px}.section-heading h2{font-size:36px}.section-heading>p{max-width:none;margin-top:18px;font-size:15px}.evidence-grid{grid-template-columns:1fr;gap:16px}.certificate-card,.portfolio-card{padding:26px}.certificate-card{display:grid;grid-template-columns:1fr 65px;column-gap:15px}.certificate-card>.evidence-label{grid-column:1/-1;font-size:10px}.certificate-card h3{grid-column:1;grid-row:2;font-size:33px;margin:22px 0}.certificate-mark{grid-column:2;grid-row:2;align-self:center;margin:0;width:60px;height:60px;font-size:16px}.certificate-card dl{grid-column:1/-1;max-width:none;margin-bottom:20px}.certificate-card dl>div{font-size:14px;padding:8px 0}.certificate-card .text-link{grid-column:1/-1;justify-self:start;font-size:13px;gap:12px}.portfolio-card .evidence-label{font-size:10px;margin-bottom:20px}.portfolio-card h3{font-size:33px;margin-bottom:17px}.portfolio-card>p{font-size:16px;margin-bottom:20px}.portfolio-card .button{font-size:14px;min-height:50px;width:100%;justify-content:space-between}.recommendation-note{margin-top:22px;padding-top:18px}.recommendation-note p{font-size:13px}.recommendation-note a{white-space:normal}.professional-journal{margin-top:28px;padding-top:25px}.journal-heading{display:block;margin-bottom:18px}.journal-heading h3{font-size:25px}.journal-heading p{font-size:12px;margin-top:6px}.journal-grid{grid-template-columns:1.15fr 1fr;gap:13px}.photo-button img{height:215px}.journal-event img{object-position:64% center}.journal-award img{object-position:center 25%}.journal-grid figcaption{font-size:12px;margin-top:8px}.expand-icon{width:31px;height:31px;bottom:10px;right:10px;font-size:21px}.faq{gap:20px}.faq-intro h2{font-size:36px;margin-bottom:18px}.faq-intro>p:last-child{font-size:14px}.faq-intro .text-link{font-size:14px;margin-left:0;margin-top:4px}.faq-intro>p:last-child br{display:block}.faq-items summary{font-size:15px;padding:20px 0;gap:15px}.faq-items details>div{font-size:15px;padding-right:10px;padding-bottom:20px}.contact-section{padding:46px 0 38px}.contact-heading h2{font-size:44px}.contact-heading>p:last-child{font-size:15px;margin-top:18px}.contact-bottom{grid-template-columns:1fr;gap:26px;margin-top:26px;padding-top:23px}.contact-phone{font-size:30px;justify-content:space-between;gap:10px}.contact-phone svg{width:24px}.social-caption{font-size:10px;margin:20px 0 9px}.contact-social{grid-template-columns:repeat(2,minmax(0,1fr));gap:6px 25px}.contact-social a{font-size:14px;min-height:46px}.contact-utilities{flex-direction:row;gap:18px;margin-top:18px}.contact-utilities>a,.contact-utilities>button{font-size:12px;min-height:40px}.office{border-top:1px solid #ffffff30;padding-top:24px}.office address{font-size:24px}.office-label{font-size:10px}.map-link{font-size:14px;min-height:42px}.office>p{font-size:13px}.footer{padding:22px 0 calc(96px + env(safe-area-inset-bottom))}.footer-inner{flex-wrap:wrap;gap:13px 20px;font-size:12px}.footer-inner>a:first-child{flex-basis:calc(100% - 60px);margin-right:0;font-size:16px}.footer-inner>span:nth-child(2){margin-left:auto}.mobile-contact{position:fixed;bottom:0;left:0;right:0;z-index:19;display:grid;grid-template-columns:1fr 1fr;gap:9px;padding:10px 16px calc(10px + env(safe-area-inset-bottom));background:#f7f4eff5;border-top:1px solid #d9ddcf;backdrop-filter:blur(10px)}.mobile-contact a,.mobile-contact button{display:flex;align-items:center;justify-content:center;gap:8px;padding:12px 7px;border-radius:5px;background:var(--green);color:white;font-size:13px;min-height:46px}.mobile-contact>a{background:transparent;color:var(--green);border:1px solid #aab5a1}.mobile-contact svg{width:17px;height:17px}#toast{bottom:calc(90px + env(safe-area-inset-bottom));font-size:13px}dialog{padding:27px 23px}dialog h2{font-size:38px}.dialog-intro .eyebrow{font-size:9px}.dialog-channel strong{font-size:14px}.dialog-channel small{font-size:12px}.dialog-socials{gap:6px 15px}.dialog-socials a{font-size:12px}#photo-dialog{padding:12px}#photo-dialog figure img{max-height:70dvh}#photo-dialog figcaption{font-size:13px}.privacy-content h1{font-size:38px;margin-bottom:24px}.privacy-content h2{font-size:27px}.privacy-content p{font-size:16px}}
@media(max-width:380px){.container{padding-inline:19px}.hero{grid-template-columns:minmax(0,1fr) 119px;column-gap:14px}.hero .eyebrow{font-size:8px;letter-spacing:.08em}.hero-lead{font-size:21px}.hero-portrait img{height:203px}.hero-actions{gap:12px}.hero-actions .button{font-size:12px}.hero-actions .text-link{font-size:12px}.header-contact{font-size:11px;gap:4px;padding-inline:8px}.brand-name{font-size:12px}.brand{gap:8px}.brand-mark{width:33px}.contact-phone{font-size:28px}.journal-grid{gap:11px}.photo-button img{height:200px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}.js .reveal{opacity:1;transform:none}}
@media(max-width:560px){.hero-portrait{height:211px;overflow:hidden;border-radius:45px 5px 5px 5px}.hero-portrait img{border-radius:0;transform:scale(1.8);transform-origin:50% 22%}}
@media(max-width:380px){.hero-portrait{height:203px}}
.evidence-grid>*{min-width:0}
@media(max-width:560px){.evidence-grid{grid-template-columns:minmax(0,1fr)}.certificate-card{display:flex}.certificate-mark{display:none}.certificate-card h3{margin:23px 0 20px;font-size:32px}}
.client-feedback{display:grid;grid-template-columns:1fr 1.2fr;gap:35px;align-items:center;padding:28px 0;margin-top:30px;border-block:1px solid #ccd3c2}.client-feedback .eyebrow{font-size:10px;margin-bottom:12px}.client-feedback h3{font-size:31px;line-height:1.2}.feedback-copy>p{font-size:17px;line-height:1.65;margin-bottom:12px;max-width:440px}.feedback-copy>small{display:block;font-size:12px;line-height:1.65;color:var(--muted);max-width:400px}
@media(max-width:800px){.client-feedback{gap:25px}.client-feedback h3{font-size:28px}.feedback-copy>p{font-size:16px}}
@media(max-width:560px){.client-feedback{grid-template-columns:1fr;gap:17px;padding:25px 0;margin-top:26px}.client-feedback h3{font-size:29px}.client-feedback h3 br{display:none}.feedback-copy>p{font-size:16px}.feedback-copy>small{font-size:12px}}
/* Seller-focused, direct contact journey */
.hero-area-note{font-size:13px;line-height:1.65;color:var(--muted);max-width:390px;margin:-7px 0 24px;padding-left:12px;border-left:2px solid #b9c7ac}.owner-start{grid-template-columns:.9fr 1.25fr;gap:45px}.owner-start h3{font-size:32px}.owner-intro{font-size:14px;line-height:1.65;color:var(--muted);margin-top:17px;max-width:310px}.owner-options{display:grid;gap:0}.owner-option{display:flex;align-items:center;gap:18px;min-height:80px;padding:15px 4px;border-bottom:1px solid var(--line);transition:background .2s,padding .2s}.owner-option:first-child{border-top:1px solid var(--line)}.owner-option:hover{background:#edece3;padding-inline:12px}.option-number{font:20px var(--serif);color:#66775e;width:27px;flex-shrink:0}.owner-option strong{font-size:17px;display:block;font-weight:500;line-height:1.4}.owner-option small{font-size:12px;color:var(--muted);display:block;margin-top:3px}.owner-option>svg{margin-left:auto;width:20px}.owner-hint{font-size:12px;line-height:1.65;color:var(--muted);padding-top:14px;max-width:410px;margin:0}
@media(max-width:800px){.owner-start{gap:30px;grid-template-columns:.85fr 1.1fr}.owner-start h3{font-size:29px}.owner-option strong{font-size:16px}.hero-area-note{font-size:12px;line-height:1.6}.owner-intro{font-size:14px}}
@media(max-width:560px){.hero-area-note{grid-column:1/-1;grid-row:5;margin:18px 0 0;font-size:13px;max-width:none;padding-left:10px}.hero-actions{grid-row:6;margin-top:20px}.hero-alternative{grid-row:7}.owner-start{grid-template-columns:1fr;gap:20px}.owner-start h3{font-size:29px}.owner-intro{font-size:15px;max-width:none;margin-top:14px}.owner-option{min-height:78px;padding-block:14px}.owner-option strong{font-size:17px}.owner-option small{font-size:13px}.owner-hint{font-size:13px;padding-top:14px}.hero-lead{font-size:22px}}
@media(max-width:380px){.hero-lead{font-size:21px}}
@media(max-width:350px){.header-contact svg{display:none}.header-contact{padding-inline:8px}.brand-name{font-size:11px;padding-left:8px}.brand{gap:6px}.hero{grid-template-columns:minmax(0,1fr) 108px;column-gap:12px}.hero-actions{gap:10px}.hero-actions .button{font-size:11px;padding-inline:9px;gap:7px}.hero-actions .text-link{font-size:11px;gap:5px}.hero-actions svg{width:16px}.hero-lead{font-size:20px}.hero-description{font-size:12px}.certificate-card,.portfolio-card{padding:22px}.certificate-card h3{font-size:29px}.certificate-card .text-link{font-size:12px}.contact-phone{font-size:26px}.mobile-contact a,.mobile-contact button{font-size:12px}}

/* Specialization and source-linked feedback */
.specialization-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px;margin:0 0 42px}.specialization-card{border-top:1px solid var(--line);padding-top:23px;min-width:0}.specialization-number{font:18px var(--serif);color:#66775e;display:block;margin-bottom:20px}.specialization-card h3{font:29px/1.2 var(--serif);margin:0 0 15px}.specialization-card p{font-size:15px;line-height:1.75;color:var(--muted);margin:0}.feedback-copy .text-link{font-size:14px;margin:6px 0 14px}.feedback-copy>small{margin-top:3px}
@media(max-width:800px){.specialization-grid{gap:20px}.specialization-card h3{font-size:25px}.specialization-card p{font-size:14px}}
@media(max-width:560px){.specialization-grid{grid-template-columns:1fr;gap:23px;margin-bottom:32px}.specialization-card{padding-top:18px}.specialization-number{margin-bottom:10px}.specialization-card h3{font-size:27px;margin-bottom:12px}.specialization-card p{font-size:15px}.feedback-copy .text-link{font-size:13px;gap:8px}.client-feedback h3{max-width:290px}}

/* Balanced property search and sale requests */
@media(max-width:560px){.hero-lead{font-size:21px;line-height:1.3}.hero-description{font-size:13px;line-height:1.65}.owner-option small{max-width:260px}}
@media(max-width:380px){.hero-lead{font-size:19px}.hero-description{font-size:12px}.owner-option small{max-width:200px}}