@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Libre+Caslon+Display&display=swap');
:root{--ivory:#f6f3ed;--ink:#29302d;--button-hover:#414744;--taupe:#e9e3d9;--bronze:#80684d;--muted:#62655d;--border:#d4cec3;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--ivory);color:var(--ink);font:16px/1.7 var(--sans)}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}a,button{-webkit-tap-highlight-color:transparent}button{cursor:pointer}img{display:block;width:100%;object-fit:cover}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.05}h1{font-size:clamp(4rem,6.2vw,7rem);letter-spacing:-.045em}h2{font-size:clamp(2.8rem,4.1vw,4.9rem);letter-spacing:-.025em}h3{font-size:2.1rem}em{font-weight:400;color:var(--bronze)}p{margin-bottom:1.3rem}.wrap{max-width:1400px;margin:auto;padding-left:6%;padding-right:6%}.section{padding-top:105px;padding-bottom:105px}.eyebrow{font-size:.76rem;letter-spacing:.16em;line-height:1.7;font-weight:500;margin-bottom:24px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:14px 25px;background:var(--ink);color:var(--ivory);border:1px solid var(--ink);font-size:.88rem;font-weight:500;transition:background .2s}.button:hover{background:var(--button-hover);border-color:var(--button-hover)}.button:active{background:#1f2522;border-color:#1f2522}.text-link{display:inline-block;border-bottom:1px solid var(--bronze);padding-bottom:4px;font-size:.9rem;font-weight:500;min-height:40px}.text-link:hover{color:var(--bronze)}:focus-visible{outline:3px solid #9c6334;outline-offset:5px}.skip{position:fixed;top:-100px;left:20px;z-index:100;background:var(--ink);color:white;padding:15px}.skip:focus{top:10px}header{display:flex;align-items:center;justify-content:space-between;padding:26px 6%;border-bottom:1px solid var(--border);background:var(--ivory);position:relative;z-index:20}.brand{font-family:var(--serif);font-size:2.05rem;line-height:1.15;white-space:nowrap}.brand span{display:block;font:.6rem/2.4 var(--sans);letter-spacing:.23em}nav{display:flex;align-items:center;gap:28px;font-size:.84rem}nav a:not(.button){padding:10px 0}.small{min-height:44px;padding:9px 22px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1.06fr 1fr;gap:6%;padding-top:65px;padding-bottom:70px;align-items:center}.hero .eyebrow{font-size:.69rem;display:flex;gap:14px;align-items:center}.line{width:26px;height:1px;background:var(--bronze);flex-shrink:0}.hero h1{margin-bottom:28px}.intro{max-width:425px;color:var(--muted);font-size:1rem}.actions{display:flex;gap:28px;align-items:center;margin-top:32px}.hero-image{position:relative;align-self:stretch;min-height:600px}.hero-image>img{height:100%;position:absolute;object-position:45% center}.hero-image figcaption{position:absolute;bottom:0;width:100%;background:linear-gradient(transparent,rgba(23,27,22,.75));color:#fff;padding:60px 25px 22px;font-size:.76rem}.hero-image figcaption span{display:block;font-size:.64rem;letter-spacing:.16em;margin-bottom:5px}.hero-person{display:flex;align-items:center;gap:17px;margin-top:45px}.hero-person img{width:65px;height:65px;border-radius:50%;object-position:50% 25%}.hero-person strong{display:block;font-size:.86rem}.hero-person span{display:block;font-size:.76rem;color:var(--muted)}.hero-person small{display:block;font-size:.65rem;color:var(--muted)}.intro-band{display:flex;justify-content:center;gap:9%;border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:23px 6%;font-family:var(--serif);font-size:1.5rem}.section-heading{display:grid;grid-template-columns:1.4fr 1fr;gap:12%;align-items:end;margin-bottom:55px}.section-heading>p,.section-heading>div>p:not(.eyebrow){color:var(--muted);max-width:380px}.services{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.services article{border-top:1px solid var(--border);padding-top:30px}.number{display:block;font-size:.74rem;letter-spacing:.13em;color:var(--bronze);margin-bottom:30px}.services h3{margin-bottom:22px}.services p,.steps p{color:var(--muted);font-size:.93rem}.process{background:var(--taupe)}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;margin-top:50px}.steps article{border-top:1px solid #bdb5a8;padding-top:22px}.steps span{font-family:var(--serif);font-size:2.6rem;color:var(--bronze);display:block;margin-bottom:15px}.steps h3{font-size:1.95rem;margin-bottom:20px}.notice{font-size:.8rem;color:var(--muted);padding:15px 0;border-top:1px solid var(--border);margin-top:-20px}.property-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px}.property-image{position:relative;overflow:hidden;height:320px}.property-image img{height:100%;transition:transform .4s}.property-image:hover img{transform:scale(1.025)}.property-two img{object-position:right;transform:scale(1.3)}.property-two:hover img{transform:scale(1.325)}.property-image span{position:absolute;top:18px;left:18px;background:var(--ivory);padding:6px 12px;font-size:.65rem;letter-spacing:.09em}.property-caption{padding-top:22px}.property-caption>span{font-size:.7rem;letter-spacing:.1em;color:var(--bronze)}.property-caption h3{font-size:2.1rem;margin:12px 0}.property-caption p{font-size:.8rem;color:var(--muted);margin-bottom:12px}.about{background:#eae5dc}.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:10%;align-items:center}.about figure img{height:540px;object-position:center 25%}.about figcaption{font-size:.64rem;letter-spacing:.09em;margin-top:12px}.about h2{margin-bottom:26px}.large{font-family:var(--serif);font-size:1.65rem;line-height:1.4}.about p:not(.large):not(.eyebrow){font-size:.93rem}.credentials{border-top:1px solid #c6beaf;border-bottom:1px solid #c6beaf;padding:20px 0;margin:25px 0}.credentials .eyebrow{margin-bottom:8px}.credentials p:last-child{font-size:.8rem!important;margin:0;color:var(--muted)}.testimonial{text-align:center;max-width:1050px}.quote{font:clamp(2.5rem,4.5vw,4.7rem)/1.15 var(--serif);margin-bottom:25px}.testimonial>p:not(.quote):not(.eyebrow){font-size:.85rem;color:var(--muted)}.testimonial .button{margin-top:8px}.local{background:var(--ink);color:var(--ivory)}.local-grid{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center}.local em{color:#c7b398}.local h2{font-size:clamp(2.5rem,3.8vw,4.5rem);margin-bottom:28px}.local p:not(.eyebrow){color:#d6d9d0;font-size:.94rem}.local img{height:440px}.local figcaption{display:flex;justify-content:space-between;font-size:.65rem;letter-spacing:.1em;margin-top:16px}.local figcaption a{text-decoration:underline;letter-spacing:0}.local .text-link{border-color:#c7b398}.contact{display:grid;grid-template-columns:1fr 1fr;gap:9%}.contact h2{margin-bottom:30px}.contact>div>p:not(.eyebrow){max-width:410px;color:var(--muted)}.contact-email,.contact-phone{display:block;overflow-wrap:anywhere}.contact-email{font-size:.95rem;text-decoration:underline;margin-top:30px}.contact-phone{font-family:var(--serif);font-size:2rem;margin:10px 0}.contact-note{font-size:.8rem}form label{display:block;font-size:.85rem;font-weight:500}form label span{font-size:.74rem;font-weight:400;color:var(--muted)}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}input,textarea,select{display:block;width:100%;min-height:48px;border:1px solid #c6c0b5;border-radius:0;background:transparent;color:var(--ink);padding:10px 12px;margin:8px 0 22px}textarea{resize:vertical;min-height:135px}input[aria-invalid=true],textarea[aria-invalid=true]{border:2px solid #9d3830}.form-note{font-size:.76rem;line-height:1.6;color:var(--muted)}.form-status{font-size:.87rem}.form-status.error{color:#9d3830}.form-status.ready{color:#3b573a}#email-draft{margin-top:18px}footer{border-top:1px solid var(--border);padding-top:50px;padding-bottom:25px}.footer-top{display:grid;grid-template-columns:1.2fr 1.3fr 1fr;gap:35px;font-size:.8rem}.footer-top>div a{display:block;overflow-wrap:anywhere}.footer-top p{margin:10px 0}.footer-top nav{display:grid;grid-template-columns:1fr 1fr;gap:2px 22px}.footer-bottom{display:flex;justify-content:space-between;font-size:.68rem;border-top:1px solid var(--border);margin-top:40px;padding-top:20px}.footer-bottom>div{display:flex;gap:20px;align-items:center}.footer-bottom button{background:none;border:0;color:inherit;padding:10px 0;font-size:inherit}dialog{background:var(--ivory);color:var(--ink);border:1px solid var(--border);width:min(650px,90vw);max-height:85vh;padding:35px}dialog::backdrop{background:#202921a6}dialog h2{font-size:2.5rem;margin:20px 0}dialog p{font-size:.9rem}#close-legal{display:block;margin-left:auto;border:1px solid var(--border);background:none;padding:8px 16px;min-height:44px}[hidden]{display:none!important}
@media(min-width:1600px){header{padding-left:max(6%,calc((100vw - 1232px)/2));padding-right:max(6%,calc((100vw - 1232px)/2))}}@media(max-width:1050px){nav{gap:18px}.hero{gap:5%}.hero-image{min-height:550px}h1{font-size:5.1rem}.actions{flex-wrap:wrap;gap:15px}.services{gap:25px}.about-grid{gap:6%}.contact{gap:6%}.brand{font-size:1.8rem}}@media(max-width:780px){header{padding:20px 6%;align-items:center}.menu-toggle{display:block;background:none;border:1px solid var(--border);padding:9px 17px;min-height:44px;font-size:.86rem}header nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);padding:20px 6% 28px;border-bottom:1px solid var(--border);flex-direction:column;align-items:stretch;gap:4px}header nav.open{display:flex}.hero{grid-template-columns:1fr;padding-top:45px;gap:35px;padding-bottom:45px}.hero-copy{max-width:600px}.hero h1{font-size:clamp(3.5rem,10vw,5.7rem)}.hero .eyebrow{max-width:350px}.hero-person{margin-top:30px}.hero-image{min-height:420px}.hero-image img{object-position:center 45%}.intro-band{gap:20px;justify-content:space-between;font-size:1.15rem;flex-wrap:wrap}.section{padding-top:65px;padding-bottom:65px}.section-heading{grid-template-columns:1fr;gap:25px;margin-bottom:35px}.section-heading>p{max-width:100%}.services,.steps{grid-template-columns:1fr;gap:35px}.number{margin-bottom:16px}.services p{max-width:550px}.steps{margin-top:35px}.steps article{display:grid;grid-template-columns:50px 1fr;gap:0 20px}.steps span{grid-row:span 2;margin:0}.steps h3{margin-top:8px}.property-image{height:240px}.property-caption h3{font-size:1.7rem}.about-grid,.local-grid,.contact{grid-template-columns:1fr;gap:40px}.about figure{max-width:500px}.about figure img{height:480px}.local img{height:350px}.footer-top{grid-template-columns:1fr 1fr}.footer-top nav{grid-column:1/-1;display:flex;flex-wrap:wrap;gap:20px}.footer-bottom{flex-direction:column;gap:10px}.footer-bottom>div{flex-wrap:wrap;gap:16px}.contact{gap:30px}}@media(max-width:480px){.property-grid{grid-template-columns:1fr;gap:35px}.property-image{height:280px}.form-row{grid-template-columns:1fr;gap:0}.hero-image{min-height:360px}.intro-band{display:block;text-align:center}.intro-band span{display:block;line-height:1.8}.footer-top{grid-template-columns:1fr;gap:20px}.actions{gap:20px}.hero-person small{max-width:230px}.about figure img{height:400px}.local img{height:300px}h2{font-size:2.9rem}.contact-email{font-size:.85rem}.button{width:auto;max-width:100%}.hero .actions .button{width:100%}.hero .actions{align-items:flex-start;flex-direction:column}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}