@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;450;500;550;600;650;700&family=Manrope:wght@400;500;600;650;700;750;800&display=swap');

/* Shared document foundation. The homepage design below is scoped to its body. */
:root{--ink:#162b3b;--blue:#244b62;--accent:#bf4f3d;--paper:#fff;--soft:#f2f5f6;--line:#d8e0e4;--muted:#536570;--serif:Georgia,'Times New Roman',serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}
a{color:inherit;text-underline-offset:5px}
button{font:inherit;color:inherit;cursor:pointer}
button,a{-webkit-tap-highlight-color:transparent}
button:focus-visible,a:focus-visible,[tabindex]:focus-visible{outline:3px solid #b75b39;outline-offset:6px}
h1,h2,h3,p,figure{margin:0}
h1,h2,h3{line-height:1.1;font-weight:400}
h1,h2{font-family:var(--serif);letter-spacing:-.045em}
p+p{margin-top:1.25rem}
img{display:block;width:100%;height:100%;object-fit:cover}
[hidden]{display:none!important}
.skip-link{position:absolute;left:1rem;top:-5rem;z-index:99;background:#fff;padding:1rem}
.skip-link:focus{top:1rem}
.brokerage-bar{padding:9px 5%;background:var(--ink);color:#fff;display:flex;justify-content:space-between;gap:1rem;font-size:12px;letter-spacing:.13em;line-height:1.5}
.brokerage-bar strong{font-weight:600}
.section{padding:105px 7%;max-width:1600px;margin:auto}
.eyebrow{font-size:12px;line-height:1.5;font-weight:650;letter-spacing:.16em;margin-bottom:25px}
.privacy-document main{max-width:900px;margin:auto}
.privacy-document h1{font-size:clamp(38px,6vw,60px)}
.privacy-document h2{font-size:28px;margin-top:36px}
.privacy-document p{max-width:75ch}

/* Warm editorial identity: introduction, local context, guidance, conversation. */
.homepage{--ink:#17313e;--blue:#284c56;--paper:#f7f5ef;--soft:#e9ede4;--line:#d4d9cf;--muted:#59655f;--accent:#536c55;background:var(--paper)}
.homepage [aria-hidden=true]{font-variant-emoji:text}
.homepage h2{scroll-margin-top:24px}
.homepage h2[tabindex="-1"]:focus{outline:none}
.homepage .brokerage-bar{padding:10px 5%;font-size:11px;letter-spacing:.12em}
.homepage .site-header{height:106px;max-width:1680px;margin:auto;padding:0 5%;display:flex;justify-content:space-between;align-items:center;gap:25px;position:relative;z-index:10}
.homepage .brand{display:flex;align-items:center;gap:17px;text-decoration:none}
.homepage .brand-mark{width:49px;height:49px;object-fit:contain;flex-shrink:0}
.homepage .brand-name{font:23px/1.3 Georgia,serif;letter-spacing:.12em}
.homepage .brand-name>span{display:block;font:9px var(--sans);letter-spacing:.23em;margin-top:9px}
.homepage .site-header nav{display:flex;align-items:center;gap:27px}
.homepage .site-header nav>a:not(.button){font-size:13px;text-decoration:none;min-height:44px;display:flex;align-items:center}
.homepage .site-header nav>a:not(.button):hover{color:var(--accent)}
.homepage .nav-phone{white-space:nowrap}
.homepage .button{display:inline-flex;justify-content:center;align-items:center;gap:28px;min-height:54px;padding:14px 23px;background:var(--ink);color:#fff;border:1px solid var(--ink);font-size:14px;font-weight:550;letter-spacing:.01em;text-decoration:none;transition:background .2s}
.homepage .button:hover{background:var(--blue)}
.homepage .button>span{font-size:19px;line-height:1}
.homepage .button-small{min-height:44px;padding:10px 18px;font-size:12px;gap:20px}
.homepage .menu-toggle{display:none}
.homepage .eyebrow{font-size:10px;letter-spacing:.18em;margin-bottom:20px}
.homepage .hero{max-width:1680px;margin:auto;padding:8px 3% 0 6%;display:grid;grid-template-columns:44% 56%;min-height:650px}
.homepage .hero-scene{display:contents}
.homepage .hero-heading{grid-column:1;grid-row:1;padding:48px 45px 0 0;align-self:end}
.homepage .hero-welcome{grid-column:1;grid-row:2;padding:0 45px 42px 0;align-self:start}
.homepage .hero h1{font-size:clamp(58px,5.5vw,86px);line-height:1.04;letter-spacing:-.05em}
.homepage .hero h1 em{color:#627462;font-weight:400}
.homepage .hero-person{display:flex;align-items:center;gap:13px;max-width:390px;min-height:76px;padding:13px 16px;background:var(--ink);color:#fff;text-decoration:none;transition:background .2s}
.homepage .hero-person:hover{background:var(--blue)}
.homepage .hero-avatar{position:relative;width:48px;height:48px;border-radius:50%;overflow:hidden;flex:none}
.homepage .hero-avatar img{position:absolute;width:240%;height:auto;max-width:none;left:-70%;top:-30%}
.homepage .hero-person-copy{font-size:14px;line-height:1.5}
.homepage .hero-person-copy strong{display:block;font-weight:550}
.homepage .hero-person-copy>span{display:block;color:#d3dfd6;font-size:11px;margin-top:2px}
.homepage .hero-person-arrow{margin-left:auto;font-size:24px;line-height:1;text-decoration:none}
.homepage .hero-intro{font-size:16px;line-height:1.8;max-width:390px;margin:27px 0 29px;color:var(--muted)}
.homepage .text-link{display:inline-flex;align-items:center;gap:12px;min-height:44px;font-size:13px;font-weight:550;text-decoration-color:#9aa993;text-decoration-thickness:1px}
.homepage .text-link:hover,.homepage .hero-request:hover{color:var(--accent)}
.homepage .hero-request{display:inline-flex;align-items:center;gap:8px;min-height:44px;margin-top:14px;font-size:12px;color:var(--muted)}
.homepage .hero-image{grid-column:2;grid-row:1/3;position:relative;min-width:0;min-height:635px;background:#d8ddd2;overflow:hidden}
.homepage .hero-image img{position:absolute;object-position:44% center}
.homepage .section{max-width:1440px;padding:100px 6%}
.homepage .section h2,.homepage .local h2{font-size:clamp(37px,3.7vw,54px);line-height:1.1;letter-spacing:-.04em}
.homepage .about-introduction{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:80px;align-items:center}
.homepage .about-copy{grid-column:2;grid-row:1;color:var(--muted);font-size:15px;line-height:1.85}
.homepage .about-copy h2{color:var(--ink)}
.homepage .about-lead{font:25px/1.4 Georgia,serif;color:var(--ink);margin:24px 0 22px;max-width:420px}
.homepage .about-copy strong{font-weight:600;color:var(--ink)}
.homepage .about-copy .text-link{margin-top:18px;color:var(--ink)}
.homepage .portrait{grid-column:1;grid-row:1;position:relative;height:590px;width:100%;max-width:460px;background:#e0ddd4;overflow:hidden}
.homepage .portrait img{object-position:50% 28%}
.homepage .team-story{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:80px;align-items:center;margin-top:70px;padding-top:60px;border-top:1px solid var(--line)}
.homepage .team-photo img{height:auto;object-fit:contain}
.homepage .team-copy h3{font:36px/1.16 Georgia,serif;letter-spacing:-.035em;margin-bottom:22px}
.homepage .team-copy>p:not(.eyebrow){font-size:15px;line-height:1.8;color:var(--muted)}
.homepage .team-copy .team-brokerage{font-size:12px;margin-top:20px}
.homepage .local{display:grid;grid-template-columns:50% 50%;max-width:1680px;margin:auto;background:var(--soft)}
.homepage .local-photo{position:relative;min-height:560px;background:#a8b7ae;overflow:hidden}
.homepage .local-photo img{position:absolute;object-position:50% 48%}
.homepage .local-photo figcaption{position:absolute;bottom:24px;left:28px;color:#fff;background:#17313edb;padding:6px 11px;font-size:10px;letter-spacing:.13em}
.homepage .local-copy{align-self:center;padding:70px clamp(32px,6vw,95px)}
.homepage .local-copy>p:not(.eyebrow){margin-top:24px;font-size:15px;line-height:1.85;color:var(--muted);max-width:440px}
.homepage .section-heading{display:grid;grid-template-columns:1.4fr 1fr;gap:40px;align-items:end}
.homepage .section-heading .eyebrow{margin-bottom:16px}
.homepage .section-heading>p{max-width:310px;justify-self:end;color:var(--muted);font-size:15px;line-height:1.75}
.homepage .service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-top:36px}
.homepage .path-card{display:flex;flex-direction:column;min-width:0;padding:29px 27px 24px;border:1px solid var(--line);text-decoration:none;transition:background .2s,border-color .2s}
.homepage .path-card:hover{background:var(--soft);border-color:#9aa892}
.homepage .path-card h3{font:29px/1.16 Georgia,serif;letter-spacing:-.03em;margin-bottom:18px}
.homepage .path-card p{font-size:14px;line-height:1.8;color:var(--muted);margin-bottom:25px}
.homepage .path-action{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-top:auto;font-size:12px;font-weight:600}
.homepage .path-action>span:last-child{font-size:22px;font-weight:400}
.homepage .other-paths{display:flex;justify-content:space-between;flex-wrap:wrap;gap:0 24px;margin-top:18px;font-size:12px}
.homepage .other-paths a{display:inline-flex;align-items:center;gap:12px;min-height:44px}
.homepage .services-note{font-size:11px;color:var(--muted);margin-top:13px}
.homepage .planning{display:grid;grid-template-columns:1fr 1fr;gap:70px;border-top:1px solid var(--line);padding-top:55px;padding-bottom:65px}
.homepage .planning h2{font-size:40px}
.homepage .plan-copy{font-size:15px;line-height:1.85;color:var(--muted);max-width:510px;align-self:center}
.homepage .contact{max-width:none;display:grid;grid-template-columns:1.1fr .9fr;gap:80px;background:var(--ink);color:#fff;padding:80px max(6%,calc((100vw - 1268px)/2))}
.homepage .contact .eyebrow{color:#bdcabb}
.homepage .contact-intro>p:not(.eyebrow){color:#d2dbd6;font-size:15px;line-height:1.85;max-width:445px;margin-top:23px}
.homepage .contact-actions{display:flex;flex-direction:column;align-items:flex-start;margin-top:24px;gap:5px}
.homepage .contact-actions a{display:inline-flex;align-items:center;min-height:44px}
.homepage .contact-phone{font:30px/1.4 Georgia,serif;text-decoration:none}
.homepage .contact-email{font-size:17px;text-decoration-color:#9cac9f}
.homepage .contact-intro .contact-signature{font-size:11px;line-height:1.9;margin-top:30px}
.homepage .contact-signature strong{font-weight:550}
.homepage .contact-online{border-left:1px solid #4e646a;padding-left:48px;align-self:center}
.homepage .contact-online h3{font:28px/1.25 Georgia,serif;letter-spacing:-.025em}
.homepage .contact-online>p{font-size:14px;color:#d2dbd6;margin-top:17px;line-height:1.8}
.homepage .contact .button{background:#e3e9dd;color:var(--ink);border-color:#e3e9dd;margin-top:26px}
.homepage .contact .button:hover{background:#fff}
.homepage .conversation-options{display:flex;flex-wrap:wrap;gap:0 24px;font-size:12px;margin-top:12px}
.homepage .conversation-options a{display:inline-flex;align-items:center;gap:10px;min-height:44px}
.homepage .contact-online .contact-note{font-size:11px;line-height:1.8;color:#b5c4bd;max-width:350px;margin-top:20px}
.homepage footer{padding:38px 6% 90px}
.homepage .footer-top{display:flex;justify-content:space-between;align-items:center;gap:25px;padding-bottom:27px}
.homepage .footer-top .brand-mark{width:40px;height:40px}
.homepage .footer-top .brand-name{font-size:18px}
.homepage .footer-top .brand-name>span{font-size:8px}
.homepage .footer-top>div{display:flex;flex-direction:column;font-size:12px;line-height:1.7}
.homepage .footer-top strong{font-weight:600}
.homepage .footer-top>div>span,.homepage .equal-housing{color:var(--muted)}
.homepage .equal-housing{font-size:11px}
.homepage .footer-bottom{border-top:1px solid var(--line);padding-top:19px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:14px 20px;font-size:10px;color:var(--muted)}
.homepage .quick-contact{position:fixed;right:20px;bottom:18px;z-index:20;display:flex;align-items:center;background:var(--paper);border:1px solid var(--line);box-shadow:0 3px 18px #17313e16}
.homepage .quick-contact a{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:44px;padding:0 17px;font-size:12px;text-decoration:none}
.homepage .quick-contact a+a{border-left:1px solid var(--line)}
.homepage .quick-contact a:hover{background:var(--soft)}

@media(min-width:1600px){.homepage .hero{min-height:740px}.homepage .hero-image{min-height:725px}}
@media(max-width:1100px){
  .homepage .site-header nav{gap:20px}
  .homepage .nav-phone{display:none!important}
  .homepage .hero{min-height:590px;grid-template-columns:46% 54%}
  .homepage .hero-image{min-height:575px}
  .homepage .hero h1{font-size:64px}
  .homepage .hero-heading,.homepage .hero-welcome{padding-right:30px}
  .homepage .section{padding-top:75px;padding-bottom:75px}
  .homepage .about-introduction,.homepage .team-story{gap:45px}
  .homepage .portrait{height:570px}
  .homepage .path-card{padding:25px 20px}
  .homepage .path-card h3{font-size:26px}
  .homepage .contact{gap:40px}
  .homepage .contact-online{padding-left:30px}
}
@media(max-width:760px){
  .brokerage-bar{padding:10px 6%;font-size:12px;letter-spacing:.07em}
  .brokerage-bar>span:last-child{display:none}
  .section{padding:65px 7%}
  .homepage .brokerage-bar{padding:8px 6%;font-size:9px;letter-spacing:.07em;flex-wrap:wrap;gap:1px 15px}
  .homepage .brokerage-bar>span:last-child{display:block;font-size:8px}
  .homepage .site-header{height:76px;padding:0 6%}
  .homepage .brand{gap:12px}
  .homepage .brand-mark{width:38px;height:40px}
  .homepage .brand-name{font-size:18px;letter-spacing:.08em}
  .homepage .brand-name>span{font-size:7px;letter-spacing:.16em;margin-top:6px}
  .homepage .menu-toggle{display:flex;align-items:center;gap:10px;min-height:44px;min-width:64px;background:none;border:1px solid var(--line);padding:8px 10px;font-size:11px}
  .homepage .site-header nav{display:none;position:absolute;top:76px;left:0;right:0;padding:20px 6%;background:var(--paper);border-top:1px solid var(--line);box-shadow:0 15px 20px #162b3b14;flex-direction:column;align-items:stretch;gap:8px}
  .homepage .site-header nav.open{display:flex}
  .homepage .site-header nav>a:not(.button){font-size:14px;min-height:44px}
  .homepage .site-header nav .nav-phone{display:flex!important}
  .homepage .hero{display:flex;flex-direction:column;min-height:0;padding:0}
  .homepage .hero-scene{display:grid;position:relative;isolation:isolate;min-height:310px;align-items:end}
  .homepage .hero-scene:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,#10261d00 8%,#10261d28 35%,#10261de8 100%)}
  .homepage .hero-heading{grid-column:1;grid-row:1;padding:125px 7% 27px;color:#fff;align-self:end}
  .homepage .hero h1{font-size:clamp(38px,10.6vw,58px);line-height:1.06;letter-spacing:-.045em}
  .homepage .hero h1 em{color:#e2ecd9}
  .homepage .hero .eyebrow{font-size:9px;letter-spacing:.14em;margin-bottom:14px}
  .homepage .hero-image{grid-area:auto;position:absolute;inset:0;z-index:-2;min-height:0;height:100%;margin:0}
  .homepage .hero-image img{object-position:center 56%}
  .homepage .hero-welcome{padding:23px 7% 27px;align-self:stretch}
  .homepage .hero-intro{font-size:14px;line-height:1.75;max-width:520px;margin:0 0 19px}
  .homepage .hero-person{max-width:none}
  .homepage .hero-request{font-size:11px;margin-top:7px}
  .homepage .section{padding:60px 7%}
  .homepage .section h2,.homepage .local h2{font-size:38px}
  .homepage .about{border-top:1px solid var(--line);padding-top:35px}
  .homepage .about-introduction{display:flex;flex-direction:column;gap:25px}
  .homepage .about-copy h2{font-size:35px}
  .homepage .about-copy .eyebrow{margin-bottom:14px}
  .homepage .about-copy{font-size:14px;line-height:1.8}
  .homepage .about-lead{font-size:22px;margin:20px 0}
  .homepage .portrait{width:100%;height:auto;aspect-ratio:1.08;max-width:450px;align-self:center}
  .homepage .portrait img{object-position:50% 22%}
  .homepage .team-story{display:flex;flex-direction:column;gap:28px;align-items:stretch;margin-top:38px;padding-top:34px}
  .homepage .team-copy h3{font-size:31px;margin-bottom:18px}
  .homepage .team-copy>p:not(.eyebrow){font-size:14px}
  .homepage .team-copy .team-brokerage{font-size:11px}
  .homepage .local{display:flex;flex-direction:column}
  .homepage .local-photo{min-height:340px;height:340px}
  .homepage .local-photo img{object-position:center 46%}
  .homepage .local-photo figcaption{bottom:18px;left:20px;font-size:9px}
  .homepage .local-copy{padding:43px 7% 48px}
  .homepage .local-copy>p:not(.eyebrow){font-size:14px;margin-top:20px;max-width:none}
  .homepage .services{padding-top:44px;padding-bottom:38px}
  .homepage .section-heading{display:block}
  .homepage .section-heading .eyebrow{margin-bottom:13px}
  .homepage .services .section-heading h2{font-size:32px}
  .homepage .section-heading>p{margin-top:14px;font-size:13px;line-height:1.6;max-width:100%}
  .homepage .service-grid{grid-template-columns:1fr;gap:10px;margin-top:22px}
  .homepage .path-card{display:grid;grid-template-columns:minmax(0,1fr) 20px;column-gap:10px;row-gap:7px;padding:15px 17px}
  .homepage .path-card h3{grid-column:1;grid-row:1;font-size:24px;line-height:1.12;margin:0}
  .homepage .path-card p{grid-column:1;grid-row:2;font-size:12px;line-height:1.5;margin:0}
  .homepage .path-action{grid-column:2;grid-row:1/3;align-self:center;margin:0;justify-content:center}
  .homepage .path-action>.path-action-label{display:none}
  .homepage .other-paths{flex-direction:column;align-items:flex-start;font-size:11px;gap:0;margin-top:12px}
  .homepage .other-paths a{gap:8px}
  .homepage .services-note{font-size:10px;margin-top:10px}
  .homepage .planning{display:block;padding-top:36px;padding-bottom:43px}
  .homepage .planning h2{font-size:34px}
  .homepage .plan-copy{font-size:14px;margin-top:24px}
  .homepage .contact{display:block;padding-top:55px;padding-bottom:50px}
  .homepage .contact-intro>p:not(.eyebrow){font-size:14px;margin-top:20px}
  .homepage .contact-phone{font-size:29px}
  .homepage .contact-email{font-size:16px}
  .homepage .contact-intro .contact-signature{font-size:11px;margin-top:24px}
  .homepage .contact-online{border-left:0;border-top:1px solid #4e646a;padding:30px 0 0;margin-top:30px}
  .homepage .contact-online h3{font-size:27px}
  .homepage .contact-online>p{font-size:13px}
  .homepage .contact-online .contact-note{font-size:11px;max-width:100%}
  .homepage .contact .button{margin-top:22px}
  .homepage footer{padding:32px 7% 95px}
  .homepage .footer-top{align-items:flex-start;flex-wrap:wrap;gap:25px}
  .homepage .equal-housing{width:100%}
  .homepage .footer-bottom{flex-direction:column;align-items:flex-start;gap:12px}
  .homepage .quick-contact{left:0;right:0;bottom:0;box-shadow:0 -2px 16px #17313e10;padding-bottom:env(safe-area-inset-bottom)}
  .homepage .quick-contact a{min-height:48px;flex:1;padding:0 12px;font-size:12px;white-space:nowrap}
  .homepage .quick-contact a:last-child{flex:1.35}
}
@media(max-width:360px){
  .homepage .brand-name{font-size:16px}
  .homepage .brand-mark{width:33px}
  .homepage .hero h1{font-size:36px}
  .homepage .hero-scene{min-height:280px}
  .homepage .path-card{padding:14px}
  .homepage .path-card h3{font-size:23px}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}