/* Shared styles for the transferred brand, service pages, and reading guides. */
.brand img{width:220px;height:auto}.brand{max-width:220px;white-space:normal}.hero h1{font-size:clamp(3.5rem,5.3vw,6.4rem);line-height:1.04;letter-spacing:-.035em;max-width:560px}.hero-image{min-height:610px}.hero-image>img:not(.hero-agent){width:76%;height:84%;right:0;top:0;object-position:50% center}.hero-image>.hero-agent{position:absolute;top:auto;bottom:0;left:0;right:auto;width:63%;height:auto;border:7px solid var(--ivory);object-position:center}.hero-image figcaption{width:auto;left:auto;right:0;bottom:0;padding:16px 0;background:none;color:var(--muted);font-size:.72rem;text-align:right;max-width:35%}.hero-image figcaption span{font-size:.68rem}.hero-person small{font-size:.76rem}.hero .eyebrow{font-size:.8rem}.eyebrow,.number{font-size:.82rem}.services p,.steps p,.local p:not(.eyebrow),.about p:not(.eyebrow):not(.large){font-size:1rem}.not-sure{display:flex;align-items:center;justify-content:space-between;gap:25px;padding:25px 0 0;margin-top:40px;border-top:1px solid var(--border)}.not-sure p{margin:0;font-size:.9rem}.not-sure strong{display:block}.values-row{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin:30px 0;padding-top:22px;border-top:1px solid #c6beaf}.values-row strong{display:block;font:1.4rem/1.2 var(--serif);margin-bottom:10px}.values-row span{font-size:.86rem;line-height:1.6;display:block;color:var(--muted)}.property-two img,.property-two:hover img{transform:none}.about figcaption{font-size:.76rem}.resource-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:7%}.featured-resource img{height:300px;margin-bottom:24px}.resources .eyebrow{margin-bottom:12px}.resources h3{font-size:2.2rem;margin-bottom:20px}.resources article>p:not(.eyebrow){color:var(--muted)}.more-resources article{padding:24px 0 30px;border-top:1px solid var(--border)}.more-resources article:first-child{padding-top:0;border-top:0}.more-resources article:last-child{padding-bottom:0}.contact-choices{display:flex;flex-wrap:wrap;gap:18px;margin:12px 0 20px}.contact-socials{display:flex;gap:24px;font-size:.88rem}.contact-socials a{text-decoration:underline;text-underline-offset:5px}.contact-note{font-size:.9rem}.interest-options{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:8px;padding:0;margin:0 0 25px;border:0}.interest-options legend{font-size:.9rem;margin-bottom:12px}.interest-options label{position:relative;display:flex;justify-content:center;align-items:center;min-height:48px;text-align:center;border:1px solid var(--border);font-size:.83rem;cursor:pointer}.interest-options label:has(input:checked){background:var(--ink);color:var(--ivory);border-color:var(--ink)}.interest-options input{position:absolute;inset:0;opacity:0;margin:0;cursor:pointer}.interest-options label:has(input:focus-visible){outline:3px solid #9c6334;outline-offset:3px}.field-error{display:block;font-size:.82rem!important;line-height:1.5;color:#9d3830!important;margin:-12px 0 20px}#contact-hint{margin-top:-10px}.form-note{font-size:.85rem}form label{font-size:.9rem}input,textarea,select{font-size:1rem}.honeypot{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}.footer-compliance{display:grid;grid-template-columns:1fr 1.2fr;gap:35px;padding-top:28px;margin-top:35px;border-top:1px solid var(--border);font-size:.87rem}.footer-compliance .eyebrow{margin-bottom:12px}.footer-compliance p:not(.eyebrow){margin:6px 0 0;font-size:.82rem;color:var(--muted)}.brokerage{display:flex;gap:20px;align-items:center}.brokerage img{width:95px;height:auto}.footer-top,.footer-top nav{font-size:.86rem}.footer-bottom{font-size:.78rem}.footer-bottom>div{gap:16px}.mobile-contact{display:none}.page-intro h1,.booking-page h1{font-size:clamp(3.2rem,5.5vw,5.5rem);max-width:850px;line-height:1.08;margin-bottom:30px}.page-lead{font-size:1.13rem;max-width:730px;color:var(--muted);line-height:1.75}.back-link{margin-bottom:30px;font-size:.87rem}.page-intro{padding-bottom:55px}.service-details{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}.service-details article{border-top:1px solid var(--border);padding-top:24px}.service-details h2{font-size:2.25rem;margin-bottom:22px}.service-details p{color:var(--muted)}.page-reading{margin:35px 0}.page-cta{display:flex;align-items:center;justify-content:space-between;gap:30px;margin:55px 0 70px;border-top:1px solid var(--border);padding-top:35px}.page-cta h2{font-size:2.7rem;max-width:600px}.story-intro{display:grid;grid-template-columns:1.15fr .8fr;align-items:center;gap:9%}.story-intro img{height:500px;object-position:center 25%}.story-content{max-width:1040px}.story-content>h2{font-size:3.2rem;margin:35px 0 25px}.story-content>p{max-width:760px;color:var(--muted)}.story-content>.eyebrow{color:var(--ink)}.booking-page{display:grid;grid-template-columns:1.2fr .8fr;gap:9%;align-items:center;min-height:70vh}.booking-page aside{border-left:1px solid var(--border);padding-left:35px}.booking-page aside h2{font-size:2.3rem;margin-bottom:25px}.booking-page aside a{display:block;margin:12px 0;overflow-wrap:anywhere}.booking-page .form-note{margin-top:18px;max-width:520px}.article-page{max-width:1060px}.guide-heading h1{font-size:clamp(3rem,5.5vw,5.3rem);line-height:1.08;margin-bottom:28px;letter-spacing:-.025em}.guide-heading .lead{font-size:1.12rem;color:var(--muted);max-width:750px;line-height:1.8}.guide-body{max-width:780px;margin-top:55px}.guide-section,.guide-sources{padding:35px 0;border-top:1px solid var(--border)}.guide-section h2,.guide-sources h2{font-size:2.3rem;line-height:1.15;margin-bottom:24px;letter-spacing:-.015em}.guide-section p{line-height:1.85;color:#4d534c}.guide-section .note{background:var(--taupe);padding:24px;margin-top:25px;border-left:2px solid var(--bronze);font-size:.95rem}.guide-sources a{color:#665239;text-decoration:underline;text-underline-offset:3px}.guide-sources li{margin-bottom:12px}.disclaimer{font-size:.9rem;color:var(--muted);border-top:1px solid var(--border);padding-top:25px;line-height:1.7}.resource-library{padding-top:85px}.resources .section-heading h2{margin-bottom:15px}button:disabled{opacity:.65;cursor:wait}dialog a{text-decoration:underline}
@media(max-width:1150px){.hero h1{font-size:4.4rem}.hero-image{min-height:550px}header nav{gap:18px}.brand img{width:205px}.section-heading{gap:7%}}
@media(max-width:960px) and (min-width:781px){header{padding-left:4%;padding-right:4%}.brand img{width:180px}header nav{gap:14px;font-size:.8rem}.hero h1{font-size:3.65rem}.hero-image{min-height:530px}.hero .actions{gap:14px}.hero .button{padding-left:18px;padding-right:18px}}
@media(max-width:780px){.brand img{width:200px}.hero h1{font-size:clamp(3.4rem,8.5vw,5.2rem)}.hero-image{min-height:clamp(405px,76vw,580px)}.hero-image>img:not(.hero-agent){height:85%;width:78%}.hero-image>.hero-agent{width:56%;height:auto}.hero-image figcaption{max-width:40%}.resource-grid{grid-template-columns:1fr;gap:35px}.more-resources{display:grid;grid-template-columns:1fr 1fr;gap:30px}.more-resources article,.more-resources article:first-child{border-top:1px solid var(--border);padding-top:24px}.footer-compliance{grid-template-columns:1fr;gap:25px}.footer-bottom>div{gap:14px}.service-details{grid-template-columns:1fr;gap:30px}.service-details h2{font-size:2.4rem}.page-cta{flex-direction:column;align-items:flex-start}.story-intro,.booking-page{grid-template-columns:1fr;gap:30px}.story-intro img{height:480px;max-width:500px}.booking-page aside{border-left:0;border-top:1px solid var(--border);padding:30px 0 0}.not-sure{align-items:flex-start;flex-direction:column;gap:10px}.values-row{gap:15px}.mobile-contact{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:30;background:var(--ink);color:var(--ivory);justify-content:space-around;gap:2px;padding:8px 5px calc(8px + env(safe-area-inset-bottom));box-shadow:0 -1px 0 var(--border);font-size:.8rem}.mobile-contact a{display:flex;align-items:center;justify-content:center;text-align:center;min-height:44px;padding:6px 10px}.mobile-contact a+a{border-left:1px solid #677063}body{padding-bottom:calc(65px + env(safe-area-inset-bottom))}footer{padding-bottom:35px}.page-intro h1,.booking-page h1{font-size:clamp(3.1rem,8vw,4.8rem)}}
@media(max-width:480px){.brand img{width:175px}.hero-image{min-height:405px}.hero h1{font-size:3.45rem}.values-row{grid-template-columns:1fr;gap:16px}.values-row>div{display:grid;grid-template-columns:1fr 1.4fr;gap:15px}.more-resources{grid-template-columns:1fr}.featured-resource img{height:250px}.interest-options{grid-template-columns:repeat(3,minmax(0,1fr))}.interest-options label{font-size:.9rem}.story-intro img{height:420px}.brokerage{flex-direction:column;align-items:flex-start;gap:15px}.footer-top nav{gap:18px}.mobile-contact{font-size:.75rem}.mobile-contact a{padding:5px 7px}.guide-heading h1{font-size:3.05rem}.guide-section h2,.guide-sources h2{font-size:2.2rem}.hero-image figcaption{font-size:.66rem}.hero-person span{font-size:.82rem}.page-cta h2{font-size:2.4rem}}
.hero-image figcaption span{display:none}
@media(max-width:780px){.hero-copy{display:flex;flex-direction:column}.hero-person{order:-1;margin:0 0 26px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Service choices: prominent names and a generous, fully clickable target. */
.service-shortcuts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0;border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:0 max(6%,calc((100vw - 1232px)/2))}
.service-shortcuts a{display:flex;align-items:center;justify-content:center;gap:22px;min-height:76px;padding:16px 10px!important;font:1.65rem/1.2 var(--serif)}
.service-shortcuts a+a{border-left:1px solid var(--border)}
.service-shortcuts a>span{font:1rem/1 var(--sans);color:var(--bronze)}
.service-shortcuts a:hover{background:var(--taupe)}
#services .services{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}
.service-card{display:grid;grid-template-columns:34% minmax(0,1fr);border:1px solid var(--border);background:#faf8f3;min-height:250px;transition:background .2s,border-color .2s}
.service-card>img{height:100%;min-height:250px;object-fit:cover}
.service-card-body{display:flex;flex-direction:column;align-items:flex-start;padding:28px}
#services .service-card h3{font-size:2.65rem;line-height:1.1;margin:0 0 15px;letter-spacing:-.025em}
#services .service-card p{font-size:1rem;line-height:1.65;margin:0 0 22px;color:var(--muted)}
.service-card-link{display:inline-flex;justify-content:space-between;align-items:center;gap:20px;margin-top:auto;min-height:32px;padding-bottom:3px;border-bottom:1px solid var(--bronze);font-size:.88rem;font-weight:500}
.service-card-link>span{font-size:1.15rem;line-height:1;color:var(--bronze)}
.service-card:hover{border-color:var(--bronze);background:var(--taupe)}
.service-card:focus-visible{outline:3px solid #9c6334;outline-offset:5px;border-color:var(--bronze)}
@media(max-width:1150px){.service-card{grid-template-columns:29% minmax(0,1fr)}.service-card-body{padding:24px}#services .service-card h3{font-size:2.35rem}}
@media(max-width:780px){#services .services{grid-template-columns:1fr;gap:18px}.service-card{grid-template-columns:30% minmax(0,1fr);min-height:210px}.service-card>img{min-height:210px}.service-card-body{padding:24px}#services .service-card h3{font-size:2.4rem}}
@media(max-width:480px){.service-card{grid-template-columns:25% minmax(0,1fr);min-height:220px}.service-card>img{min-height:220px}.service-card-body{padding:20px}#services .service-card h3{font-size:2.15rem;margin-bottom:10px}#services .service-card p{font-size:.95rem;line-height:1.6;margin-bottom:14px}.service-card-link{font-size:.82rem;gap:12px}}
@media(max-width:780px){.service-shortcuts{grid-template-columns:repeat(2,minmax(0,1fr))}.service-shortcuts a{justify-content:space-between;min-height:64px;padding:16px!important;font-size:1.5rem;gap:10px}.service-shortcuts a:nth-child(3){border-left:0}.service-shortcuts a:nth-child(n+3){border-top:1px solid var(--border)}}
@media(max-width:480px){.service-shortcuts a{padding:16px 12px!important;font-size:1.4rem;gap:8px}}

/* The approved close-up portrait keeps its full frame at every breakpoint. */
.hero-person img{object-position:50% 20%}
.about figure img,.story-intro img{height:auto;aspect-ratio:3/4;object-position:center}
.local :focus-visible{outline-color:#c7b398}

/* Keep the longer, reassuring introduction comfortable on small screens. */
@media(max-width:480px){.hero-person{margin-bottom:20px}.hero .eyebrow{margin-bottom:18px}.hero h1{margin-bottom:20px}.hero .intro{margin-bottom:0}.hero .actions{margin-top:16px}}

/* A quieter header and a single, full-frame portrait for the homepage. */
header{padding-top:9px;padding-bottom:9px;min-height:80px}
header .brand,header .brand img{width:180px;max-width:180px}
.hero.hero--portrait{grid-template-columns:minmax(0,1.3fr) minmax(0,.9fr);gap:7%;padding-top:56px;padding-bottom:56px}
.hero--portrait .hero-copy{min-width:0}
.hero--portrait h1{font-size:clamp(3.4rem,4.6vw,4.8rem);max-width:none;line-height:1.08;margin-bottom:26px}
.hero--portrait .intro{max-width:440px;font-size:1.05rem;line-height:1.75;margin-bottom:0}
.hero--portrait .actions{gap:25px;margin-top:28px}
.hero--portrait .hero-person{order:initial;margin:28px 0 0;padding-top:20px;border-top:1px solid var(--border);max-width:440px}
.hero--portrait .hero-person small{font-size:.82rem}
.hero--portrait .hero-image{min-height:0;align-self:center;width:100%;max-width:390px;justify-self:end}
.hero--portrait .hero-image>.hero-agent{display:block;position:static;inset:auto;width:100%;height:auto;border:0;aspect-ratio:3/4;object-fit:contain}
@media(max-width:1050px) and (min-width:781px){.hero--portrait h1{font-size:clamp(2.75rem,4.5vw,3.4rem)}.hero--portrait .actions{gap:16px}.hero--portrait .button{padding-left:16px;padding-right:16px;font-size:.82rem}}
@media(max-width:780px){header{min-height:72px;padding-top:8px;padding-bottom:8px}header .brand,header .brand img{width:160px;max-width:160px}.hero.hero--portrait{grid-template-columns:1fr;gap:34px;padding-top:38px;padding-bottom:40px}.hero--portrait h1{font-size:clamp(2.8rem,8.4vw,4rem)}.hero--portrait .hero-person{order:initial;margin:24px 0 0}.hero--portrait .hero-image{justify-self:start;max-width:390px}.hero--portrait .intro{font-size:1rem}.hero--portrait .actions{margin-top:24px;gap:16px}}
@media(max-width:480px){.hero--portrait h1{font-size:clamp(2.45rem,8.4vw,3rem)}.hero--portrait .hero-image{max-width:100%}.hero--portrait .eyebrow{font-size:.75rem}.hero--portrait .hero-person{margin-bottom:0}.hero--portrait .actions{gap:12px}}

/* Readable brokerage and license disclosures in the footer. */
.footer-compliance,.footer-compliance p:not(.eyebrow){font-size:1rem;line-height:1.65}
.footer-compliance .brokerage img{width:116px;flex-shrink:0}
.footer-bottom a{display:inline-flex;align-items:center;min-height:44px;text-decoration:underline;text-underline-offset:4px}
.form-note a{text-decoration:underline;text-underline-offset:3px}
.privacy-page{max-width:1000px}.privacy-page h1{font-size:clamp(3rem,6vw,5rem);margin-bottom:20px}
.privacy-page .policy-date{color:var(--muted)}.privacy-page>p{max-width:760px}
.privacy-page section{max-width:760px;border-top:1px solid var(--border);padding-top:28px;margin-top:32px}
.privacy-page h2{font-size:2.3rem;line-height:1.15;margin-bottom:20px}.privacy-page a{text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}

/* Two prominent service paths: buying and selling. */
.service-shortcuts.services-focused{grid-template-columns:repeat(2,minmax(0,1fr))}
.service-shortcuts.services-focused a{min-height:88px;font-size:2rem;gap:26px}
.interest-options{grid-template-columns:repeat(3,minmax(0,1fr))}
#services.services-focused .services{grid-template-columns:repeat(2,minmax(0,1fr));gap:30px}
#services.services-focused .service-card{display:flex;flex-direction:column;min-height:0}
#services.services-focused .service-card>img{height:clamp(230px,19vw,280px);min-height:0;width:100%;object-position:center}
#services.services-focused .service-card-body{padding:32px;flex:1}
#services.services-focused .service-card h3{font-size:3.4rem;margin-bottom:18px}
#services.services-focused .service-card p{max-width:420px;margin-bottom:26px}
#services.services-focused .service-card-link{font-size:.95rem;min-height:40px}
@media(max-width:780px){.service-shortcuts.services-focused a{min-height:74px;font-size:1.8rem}#services.services-focused .services{grid-template-columns:1fr;gap:24px}#services.services-focused .service-card>img{height:240px}#services.services-focused .service-card-body{padding:28px}#services.services-focused .service-card h3{font-size:3rem}}
@media(max-width:480px){.service-shortcuts.services-focused a{font-size:1.65rem;min-height:70px;gap:12px}#services.services-focused .service-card>img{height:200px}#services.services-focused .service-card-body{padding:24px}#services.services-focused .service-card h3{font-size:2.8rem}#services.services-focused .service-card p{font-size:1rem}}

/* Welcoming topic choices before a first conversation. */
.booking-with-topics{grid-template-columns:minmax(0,1.6fr) minmax(240px,.7fr);gap:8%;align-items:center}
.conversation-planner{margin-top:30px}
.conversation-topics{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;border:0;padding:0;margin:0 0 20px}
.conversation-topics legend{font-size:.95rem;font-weight:500;margin-bottom:15px}
.conversation-topics label{position:relative;display:flex;align-items:center;min-height:100px;padding:18px;border:1px solid var(--border);cursor:pointer}
.conversation-topics label>span{display:block;font:1.55rem/1.2 var(--serif)}
.conversation-topics .topic-detail{display:block;font:.78rem/1.5 var(--sans);margin-top:9px;color:var(--muted)}
.conversation-topics input{position:absolute;inset:0;opacity:0;margin:0;cursor:pointer}
.conversation-topics label:has(input:checked){background:var(--ink);border-color:var(--ink);color:var(--ivory)}
.conversation-topics label:has(input:checked) .topic-detail{color:var(--ivory)}
.conversation-topics label:has(input:focus-visible){outline:3px solid #9c6334;outline-offset:4px}
.conversation-guide{font-size:.95rem;color:var(--muted);min-height:3.4em;max-width:600px}
.booking-actions{display:flex;align-items:center;flex-wrap:wrap;gap:20px;margin-top:24px}
@media(max-width:960px){.booking-with-topics{grid-template-columns:1fr;gap:36px}.booking-with-topics aside{border-left:0;border-top:1px solid var(--border);padding:28px 0 0}}
@media(max-width:480px){.conversation-topics{grid-template-columns:1fr;gap:10px}.conversation-topics label{min-height:76px;padding:15px 18px}.conversation-topics label>span{font-size:1.6rem}.conversation-topics .topic-detail{margin-top:5px;font-size:.85rem}.conversation-guide{min-height:0}.booking-actions{align-items:flex-start;flex-direction:column}.booking-actions .button{width:100%}}
@media(max-width:360px){.menu-toggle{padding-left:12px;padding-right:12px}}

/* Editorial rules separate the licensing label and brokerage identity. */
.footer-compliance .eyebrow{display:flex;align-items:center;gap:14px}
.footer-compliance{column-gap:35px;row-gap:18px;align-items:start}
.footer-compliance>.eyebrow{grid-column:1/-1;margin:0}
.footer-compliance .eyebrow::before{content:"";width:28px;height:1px;background:var(--bronze);flex-shrink:0}
.footer-compliance .brokerage{flex-direction:row;align-items:center;gap:24px}
.footer-compliance .brokerage>div{border-left:1px solid var(--border);padding-left:24px;min-width:0}
@media(max-width:480px){.footer-compliance .brokerage{gap:18px}.footer-compliance .brokerage img{width:88px}.footer-compliance .brokerage>div{padding-left:18px}.footer-compliance .brokerage strong{overflow-wrap:anywhere}}

/* A stronger opening composition, with the approved wording and portrait. */
.hero.hero--portrait{grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:5%;padding-top:52px;padding-bottom:60px}
.hero--portrait .hero-copy{padding-right:12px}
.hero--portrait .eyebrow{margin-bottom:28px;letter-spacing:.18em}
.hero--portrait h1{font-size:clamp(3.5rem,5.5vw,5rem);line-height:1.04;letter-spacing:-.035em;margin-bottom:30px}
.hero--portrait .intro{max-width:475px;line-height:1.8}
.hero--portrait .actions{margin-top:32px;gap:28px}
.hero--portrait .hero-image{position:relative;isolation:isolate;max-width:420px;margin-right:18px}
.hero--portrait .hero-image::before{content:"";position:absolute;z-index:-1;inset:24px -18px -18px 24px;background:var(--taupe);border-right:1px solid var(--border);border-bottom:1px solid var(--border)}
.hero--portrait .hero-image>.hero-agent{aspect-ratio:3/4}
@media(max-width:1050px) and (min-width:781px){
 .hero--portrait h1{font-size:clamp(2.8rem,5.2vw,3.7rem)}
 .hero--portrait .hero-copy{padding-right:0}
 .hero--portrait .intro{font-size:1rem;line-height:1.75}
 .hero--portrait .actions{gap:18px;margin-top:26px}
 .hero--portrait .hero-image{margin-right:12px}
 .hero--portrait .hero-image::before{inset:18px -12px -12px 18px}
}
@media(max-width:780px){
 .hero.hero--portrait{grid-template-columns:1fr;gap:38px;padding-top:40px;padding-bottom:48px}
 .hero--portrait .hero-copy{padding-right:0}
 .hero--portrait .eyebrow{margin-bottom:24px}
 .hero--portrait h1{font-size:clamp(2.6rem,8.5vw,4.6rem);margin-bottom:24px}
 .hero--portrait .intro{max-width:540px;font-size:1rem;line-height:1.75}
 .hero--portrait .actions{margin-top:26px;gap:18px}
 .hero--portrait .hero-image{width:calc(100% - 16px);max-width:420px;margin-right:16px}
 .hero--portrait .hero-image::before{inset:20px -16px -16px 20px}
}
@media(max-width:480px){
 .hero.hero--portrait{padding-top:32px;gap:30px}
 .hero--portrait .eyebrow{font-size:.7rem;margin-bottom:22px}
 .hero--portrait h1{font-size:clamp(2.3rem,9.2vw,2.9rem)}
 .hero--portrait .actions{gap:12px;margin-top:24px}
}

/* Riverside architecture gives the opening portrait a sense of place. */
.hero.hero--editorial{position:relative;isolation:isolate;gap:8%;padding-top:48px;padding-bottom:72px}
.hero--editorial::before{content:"";position:absolute;z-index:-1;inset:0 0 0 60%;background:#eee8de}
.hero--editorial .hero-copy{padding-right:0}
.hero--editorial h1{font-size:clamp(3.5rem,5.4vw,4.9rem)}
.hero--editorial .hero-area{display:flex;align-items:center;gap:12px;font-size:.78rem;letter-spacing:.025em;color:var(--muted);margin:25px 0 0}
.hero--editorial .hero-area::before{content:"";height:1px;width:28px;background:var(--bronze)}
.hero-visual{position:relative;height:550px;min-width:0;margin-left:12px}
.hero-visual>.hero-architecture{width:100%;height:100%;object-fit:cover;object-position:60% center;filter:saturate(.75)}
.hero--editorial .hero-image{position:absolute;bottom:-24px;left:-38px;right:auto;width:78%;max-width:340px;margin:0;justify-self:auto;border:8px solid var(--ivory)}
.hero--editorial .hero-image::before{content:none}
.hero-location{position:absolute;top:18px;right:18px;display:flex;align-items:center;gap:12px;padding:9px 12px;background:var(--ivory);color:var(--ink);font-size:.68rem;letter-spacing:.04em;min-height:40px}
.hero-location:hover{text-decoration:underline;text-underline-offset:3px}
#home.hero--editorial+#services{padding-top:64px;border-top:1px solid var(--border)}
@media(min-width:1400px){.hero-visual{height:570px}.hero--editorial .hero-image{max-width:355px}}
@media(max-width:1050px) and (min-width:781px){
 .hero.hero--editorial{gap:6%}
 .hero--editorial h1{font-size:clamp(2.8rem,5.1vw,3.65rem)}
 .hero-visual{height:500px;margin-left:8px}
 .hero--editorial .hero-image{left:-20px;width:86%;border-width:6px}
 .hero-location{top:12px;right:12px;font-size:.62rem;padding:8px}
}
@media(max-width:780px){
 .hero.hero--editorial{gap:38px;padding-top:36px;padding-bottom:54px}
 .hero--editorial::before{inset:55% 0 0 25%}
 .hero--editorial h1{font-size:clamp(2.6rem,8.5vw,4.6rem)}
 .hero-visual{height:480px;width:calc(100% - 20px);max-width:520px;justify-self:end;margin:0}
 .hero--editorial .hero-image{left:-20px;width:72%;max-width:320px;bottom:-20px;border-width:6px}
 .hero-location{top:14px;right:14px}
 #home.hero--editorial+#services{padding-top:50px}
}
@media(max-width:480px){
 .hero--editorial h1{font-size:clamp(2.3rem,9.2vw,2.9rem)}
 .hero--editorial .hero-area{font-size:.73rem;margin-top:20px}
 .hero-visual{height:390px}
 .hero--editorial .hero-image{width:80%;max-width:270px}
 .hero-location{font-size:.62rem;padding:8px 10px;right:10px;top:10px}
}

/* The homepage contact section supplies the contact details once. */
.footer-minimal{padding-top:30px}
.footer-minimal .footer-compliance{margin-top:0;padding-top:0;border-top:0}

/* A seamless split hero centers Jahnna without an overlapping photo collage. */
.hero.hero--split{grid-template-columns:minmax(0,55fr) minmax(0,45fr);gap:0;min-height:clamp(560px,42vw,630px);padding:0;align-items:stretch;border-bottom:1px solid var(--border)}
.hero--split .hero-copy{display:flex;flex-direction:column;justify-content:center;min-width:0;max-width:none;padding:44px clamp(36px,4vw,80px) 44px max(6vw,calc((100vw - 1232px)/2))}
.hero--split .eyebrow{font-size:.75rem;letter-spacing:.18em;margin-bottom:24px}
.hero--split h1{font-size:clamp(3.3rem,5.4vw,5rem);line-height:1.04;letter-spacing:-.035em;max-width:none;margin-bottom:28px}
.hero--split .intro{font-size:1.05rem;line-height:1.75;max-width:475px;margin-bottom:0}
.hero--split .actions{gap:26px;margin-top:28px}
.hero--split .hero-area{display:flex;align-items:center;gap:12px;font-size:.78rem;color:var(--muted);margin:22px 0 0}
.hero--split .hero-area::before{content:"";width:28px;height:1px;background:var(--bronze);flex-shrink:0}
.hero-portrait-panel{position:relative;overflow:hidden;min-width:0;background:#d8d0c6}
.hero-portrait-panel img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 8%}
#home.hero--split+#services{padding-top:50px}
@media(max-width:1050px) and (min-width:781px){
 .hero.hero--split{min-height:540px}
 .hero--split .hero-copy{padding:36px 28px 36px 6vw}
 .hero--split h1{font-size:clamp(2.8rem,5vw,3.5rem)}
 .hero--split .intro{font-size:1rem;line-height:1.7}
 .hero--split .actions{gap:16px;margin-top:24px}
 .hero--split .button{padding-left:16px;padding-right:16px;font-size:.82rem}
}
@media(max-width:780px){
 .hero.hero--split{grid-template-columns:1fr;min-height:0}
 .hero--split .hero-copy{padding:34px 6% 36px}
 .hero--split .eyebrow{font-size:.7rem;margin-bottom:22px}
 .hero--split h1{font-size:clamp(2.3rem,9.2vw,4.5rem);margin-bottom:24px}
 .hero--split .intro{max-width:540px;font-size:1rem;line-height:1.75}
 .hero--split .actions{margin-top:24px;gap:16px}
 .hero--split .hero-area{margin-top:20px;font-size:.73rem}
 .hero-portrait-panel{height:clamp(400px,112vw,620px)}
 .hero-portrait-panel img{object-position:50% 12%}
 #home.hero--split+#services{padding-top:44px}
}
@media(max-width:480px){.hero--split .actions{gap:12px}.hero--split h1{font-size:clamp(2.3rem,9.2vw,2.9rem)}}

/* Landscape hero portrait keeps the sunlit setting and relaxed framing. */
.hero--lifestyle .hero-portrait-panel img{object-position:54% 50%}
@media(max-width:780px){.hero--lifestyle .hero-portrait-panel{height:auto;aspect-ratio:4/3}.hero--lifestyle .hero-portrait-panel img{object-position:54% 45%}}

/* Buying, Selling, and Explore offer three equally visible places to start. */
#services.services-focused .services{grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
#services.services-focused .service-card>img{height:clamp(200px,18vw,250px)}
#services.services-focused .service-card-body{padding:28px}
#services.services-focused .service-card h3{font-size:3rem}
@media(max-width:1050px) and (min-width:781px){
 #services.services-focused .services{gap:18px}
 #services.services-focused .service-card>img{height:190px}
 #services.services-focused .service-card-body{padding:20px}
 #services.services-focused .service-card h3{font-size:2.65rem}
 #services.services-focused .service-card-link{font-size:.85rem;gap:12px}
}
@media(max-width:780px){
 #services.services-focused .services{grid-template-columns:1fr;gap:24px}
 #services.services-focused .service-card>img{height:240px}
}
@media(max-width:480px){
 #services.services-focused .service-card>img{height:200px}
 #services.services-focused .service-card-body{padding:24px}
 #services.services-focused .service-card h3{font-size:2.8rem}
}

/* Keep the opening hero as the first screen on larger displays. */
.hero.hero--split{min-height:max(560px,calc(100svh - 80px))}
@media(max-width:1050px) and (min-width:781px){.hero.hero--split{min-height:max(540px,calc(100svh - 80px))}}
@media(max-width:780px){.hero.hero--split{min-height:0}}

/* Full-bleed editorial hero test: the lifestyle photo carries the whole opening, with a quiet ivory veil behind the copy. */
@media(min-width:781px){
 .hero.hero--split.hero--lifestyle{display:block;position:relative;isolation:isolate;overflow:hidden}
 .hero--lifestyle .hero-portrait-panel{position:absolute;inset:0;z-index:-1;background:#d8d0c6}
 .hero--lifestyle .hero-portrait-panel::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(246,243,237,.99) 0%,rgba(246,243,237,.98) 40%,rgba(246,243,237,.88) 56%,rgba(246,243,237,.28) 76%,rgba(246,243,237,0) 100%)}
 .hero--lifestyle .hero-portrait-panel img{width:112%;max-width:none;left:10%;object-position:50% 50%}
 .hero--lifestyle .hero-copy{position:relative;width:min(64%,760px);min-height:inherit;padding-right:clamp(44px,6vw,100px)}
}
@media(max-width:780px){.hero--lifestyle .hero-portrait-panel::after{display:none}}

/* The portrait reads best as a dedicated panel; retain the full-bleed experiment in history without using it in production. */
@media(min-width:781px){
 .hero.hero--split.hero--lifestyle{display:grid;position:relative;isolation:auto;overflow:visible}
 .hero--lifestyle .hero-portrait-panel{position:relative;inset:auto;z-index:auto}
 .hero--lifestyle .hero-portrait-panel::after{display:none}
 .hero--lifestyle .hero-portrait-panel img{width:100%;max-width:100%;left:auto}
 .hero--lifestyle .hero-copy{position:relative;width:auto;min-height:0}
}

/* About section refinement: clearer hierarchy, quieter caption, and a stronger story action. */
.about-grid>div>.text-link{display:inline-flex;align-items:center;min-height:46px;padding:10px 18px;background:var(--ink);border:1px solid var(--ink);color:var(--ivory);border-bottom-color:var(--ink);transition:background .2s,border-color .2s}
.about-grid>div>.text-link:hover{background:var(--button-hover);border-color:var(--button-hover);color:var(--ivory)}
.about figcaption{font-size:.67rem;letter-spacing:.1em;color:var(--muted);line-height:1.5}
.about .values-row{counter-reset:value;gap:0}
.about .values-row>div{counter-increment:value;position:relative;padding:0 22px;border-left:1px solid #c6beaf}
.about .values-row>div:first-child{padding-left:0;border-left:0}
.about .values-row>div::before{content:counter(value,decimal-leading-zero);display:block;margin-bottom:14px;color:var(--bronze);font-size:.68rem;letter-spacing:.14em}
.about .values-row strong{font-size:1.32rem}
@media(max-width:780px){.about .values-row>div{padding:0 0 0 18px;border-left:1px solid #c6beaf}.about .values-row>div:first-child{padding-left:18px;border-left:1px solid #c6beaf}}

/* Balanced opening: a wider view of the existing photo and a concise editorial introduction. */
#home.hero--balanced{width:88%;max-width:1232px;margin:0 auto;display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);grid-template-rows:1fr auto;column-gap:5%;row-gap:34px;align-items:center;min-height:calc(100svh - 80px);padding:42px 0 20px}
#home.hero--balanced .hero-copy{max-width:none;min-width:0;padding:0}
#home.hero--balanced .eyebrow{font-size:.74rem;letter-spacing:.17em;margin-bottom:26px}
#home.hero--balanced h1{font-size:clamp(3.8rem,6.3vw,6rem);line-height:1.02;letter-spacing:-.03em;max-width:none;margin-bottom:26px}
#home.hero--balanced h1>span{display:block}
#home.hero--balanced h1>em{display:block;font-size:.7em;line-height:1.16;letter-spacing:-.035em;margin-top:12px;white-space:nowrap}
#home.hero--balanced .intro{font-size:1.03rem;line-height:1.75;max-width:440px;margin-bottom:0}
#home.hero--balanced .actions{margin-top:28px;gap:24px;flex-wrap:wrap}
#home.hero--balanced .button{display:inline-flex;align-items:center;gap:18px;padding:15px 20px;font-size:.88rem;min-height:52px}
#home.hero--balanced .button>span{font-size:1.25rem;line-height:1}
#home.hero--balanced .text-link{font-size:.9rem;min-height:44px;display:inline-flex;align-items:center}
#home.hero--balanced .hero-area{margin:25px 0 0;font-size:.75rem;letter-spacing:.04em;color:var(--muted)}
#home.hero--balanced .hero-portrait-panel{position:relative;isolation:isolate;overflow:visible;width:calc(100% - 18px);height:auto;min-width:0;margin:0 18px 18px 0;background:none}
#home.hero--balanced .hero-portrait-panel::before{content:"";position:absolute;inset:20px -18px -18px 20px;background:#d8cbbd;z-index:-1}
#home.hero--balanced .hero-portrait-panel img{position:static;display:block;width:100%;height:auto;aspect-ratio:5/4;object-fit:cover;object-position:50% 50%}
#home.hero--balanced .hero-discover{grid-column:1/-1;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;min-height:54px;border-top:1px solid var(--border);padding-top:14px;color:#756048;font-size:.65rem;letter-spacing:.2em;text-transform:uppercase}
#home.hero--balanced .hero-discover>span{font-size:1.35rem;line-height:1;letter-spacing:0}
#home.hero--balanced .hero-discover:hover{color:var(--ink)}
@media(max-width:1050px) and (min-width:781px){
 #home.hero--balanced{column-gap:4%;padding-top:36px}
 #home.hero--balanced h1{font-size:clamp(3.5rem,6.3vw,4.8rem)}
 #home.hero--balanced .actions{gap:14px}
 #home.hero--balanced .button{font-size:.8rem;padding:13px 14px;gap:10px}
}
@media(max-width:780px){
 #home.hero--balanced{grid-template-columns:1fr;grid-template-rows:auto;gap:34px;min-height:0;padding-top:34px;padding-bottom:24px}
 #home.hero--balanced .hero-copy{display:block}
 #home.hero--balanced h1{font-size:clamp(3.6rem,12vw,5.6rem)}
 #home.hero--balanced h1>em{font-size:.61em;white-space:normal}
 #home.hero--balanced .intro{font-size:1rem;max-width:530px}
 #home.hero--balanced .actions{flex-direction:row;align-items:center;gap:18px;margin-top:24px}
 #home.hero--balanced .actions .button{width:auto;font-size:.85rem;gap:12px}
 #home.hero--balanced .hero-portrait-panel{width:calc(100% - 14px);margin-right:14px;margin-bottom:14px}
 #home.hero--balanced .hero-portrait-panel::before{inset:14px -14px -14px 14px}
 #home.hero--balanced .hero-portrait-panel img{aspect-ratio:4/3}
 #home.hero--balanced .hero-discover{grid-column:1;padding-top:16px}
}

/* Meet Jahnna: her name leads, with a natural portrait and readable stacked values. */
#about.about-editorial{background:#f6f3ed;padding-top:76px;padding-bottom:76px}
#about.about-editorial .about-grid{grid-template-columns:minmax(0,.9fr) minmax(0,1.15fr);gap:7%;align-items:start}
#about.about-editorial figure{max-width:460px;width:100%;margin:0}
#about.about-editorial figure img{width:100%;height:auto;aspect-ratio:3/4;object-fit:cover;object-position:center}
#about.about-editorial figcaption{margin-top:14px;font-size:.65rem;line-height:1.65;letter-spacing:.08em}
#about.about-editorial .eyebrow{display:flex;align-items:center;gap:16px;margin-bottom:22px;color:#756048;font-size:.76rem;letter-spacing:.16em}
#about.about-editorial .eyebrow::before{content:"";width:38px;height:1px;background:var(--bronze);flex-shrink:0}
#about.about-editorial h2{font-size:clamp(3.5rem,5.7vw,5.4rem);line-height:1.03;letter-spacing:-.025em;margin-bottom:22px}
#about.about-editorial .large{font-size:clamp(1.7rem,2.4vw,2.2rem);line-height:1.2;margin-bottom:22px}
#about.about-editorial p:not(.eyebrow):not(.large){font-size:1rem;line-height:1.75;color:#555b56;margin-bottom:0}
#about.about-editorial .values-row{display:block;margin:28px 0;padding:0;border-top:1px solid #c6beaf}
#about.about-editorial .values-row>div{display:grid;grid-template-columns:20px minmax(0,1fr) minmax(0,1.4fr);align-items:baseline;gap:18px;padding:17px 0;border-left:0}
#about.about-editorial .values-row>div+div{border-top:1px solid #d8d1c6}
#about.about-editorial .values-row>div::before{content:"";width:20px;height:2px;background:var(--bronze);margin:0;align-self:center}
#about.about-editorial .values-row strong{font-family:var(--sans);font-size:.98rem;font-weight:600;line-height:1.5;margin:0}
#about.about-editorial .values-row span{font-size:.9rem;line-height:1.6}
#about.about-editorial .text-link{gap:24px;min-height:48px;padding:12px 22px;font-size:.92rem}
#about.about-editorial .text-link>span{font-size:1.25rem;line-height:1}
@media(max-width:1050px) and (min-width:781px){
 #about.about-editorial .about-grid{gap:5%;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr)}
 #about.about-editorial h2{font-size:clamp(3.3rem,5.7vw,4.3rem)}
 #about.about-editorial .values-row>div{gap:12px;grid-template-columns:16px minmax(0,1fr) minmax(0,1.2fr)}
 #about.about-editorial .values-row>div::before{width:16px}
}
@media(max-width:780px){
 #about.about-editorial{padding-top:54px;padding-bottom:54px}
 #about.about-editorial .about-grid{grid-template-columns:1fr;gap:36px}
 #about.about-editorial figure{max-width:460px;justify-self:center}
 #about.about-editorial h2{font-size:clamp(3.5rem,10vw,4.8rem)}
 #about.about-editorial .values-row>div{grid-template-columns:18px minmax(0,1fr) minmax(0,1.35fr);gap:12px}
 #about.about-editorial .values-row>div::before{width:18px}
 #about.about-editorial .values-row strong{font-size:.92rem}
 #about.about-editorial .values-row span{font-size:.85rem}
}

/* A pale taupe chapter with a centered introduction and open photographic columns. */
#services.services-editorial{background:#ede7dd;padding-top:76px;padding-bottom:76px}
#services.services-editorial .section-heading{display:block;text-align:center;max-width:790px;margin:0 auto 48px}
#services.services-editorial .section-heading .eyebrow{display:flex;align-items:center;justify-content:center;gap:18px;margin-bottom:22px;color:var(--ink)}
#services.services-editorial .section-heading .eyebrow::before,
#services.services-editorial .section-heading .eyebrow::after{content:"";width:40px;height:1px;background:var(--bronze);flex:0 0 auto}
#services.services-editorial .section-heading h2{font-size:clamp(2.8rem,4.5vw,4.5rem);margin-bottom:18px}
#services.services-editorial .section-heading>p{max-width:670px;margin:0 auto;padding:0;font-size:1rem;line-height:1.75}
#services.services-editorial .services{gap:30px;border-bottom:1px solid #c6bbaa;padding-bottom:28px}
#services.services-editorial .service-card{border:0;background:transparent;min-width:0}
#services.services-editorial .service-card>img{height:auto;aspect-ratio:4/3;object-fit:cover}
#services.services-editorial .service-card-body{padding:22px 0 0}
#services.services-editorial .service-index{display:flex;align-items:center;gap:14px;width:100%;margin-bottom:14px;color:#806a50;font-size:.8rem;line-height:1.4;letter-spacing:.05em}
#services.services-editorial .service-index::after{content:"";height:1px;background:#ab9780;flex:1}
#services.services-editorial .service-card h3{font-size:clamp(2.5rem,3.6vw,3.5rem);margin-bottom:16px}
#services.services-editorial .service-card p{font-size:1rem;line-height:1.7;margin-bottom:20px;color:#555b56}
#services.services-editorial .service-card{cursor:pointer}
#services.services-editorial .service-card>img{transition:filter .2s}
#services.services-editorial .service-card-link{min-height:48px;max-width:100%;padding:10px 16px;gap:18px;border:1px solid #877258;font-size:.93rem;color:var(--ink);transition:background .2s,color .2s,border-color .2s}
#services.services-editorial .service-card-link>span{color:inherit}
#services.services-editorial .service-card:hover .service-card-link,
#services.services-editorial .service-card:focus-visible .service-card-link{background:var(--ink);color:var(--ivory);border-color:var(--ink)}
#services.services-editorial .service-card:hover>img{filter:brightness(1.035)}
#services.services-editorial .service-card:focus-visible{outline:3px solid #806a50;outline-offset:6px}
#services.services-editorial .service-photo-note{font-size:.72rem;color:#65685f;text-align:center;margin:16px 0 0;line-height:1.6}
@media(max-width:1050px) and (min-width:781px){
 #services.services-editorial .services{gap:24px}
 #services.services-editorial .service-card-link{font-size:.86rem;gap:12px}
}
@media(max-width:780px){
 #services.services-editorial{padding-top:54px;padding-bottom:54px}
 #services.services-editorial .section-heading{margin-bottom:34px}
 #services.services-editorial .section-heading .eyebrow{gap:14px;font-size:.74rem}
 #services.services-editorial .section-heading .eyebrow::before,
 #services.services-editorial .section-heading .eyebrow::after{width:26px}
 #services.services-editorial .services{gap:38px}
 #services.services-editorial .service-card>img{aspect-ratio:3/2}
 #services.services-editorial .service-card h3{font-size:3rem}
}

/* Hide only the decorative rules in the existing logo artwork. */
.brand img{mask-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 680 236'%3E%3Crect width='680' height='236' fill='white'/%3E%3Cpath d='M94 163h100v18H94zM494 163h104v18H494z' fill='black'/%3E%3C/svg%3E");mask-mode:luminance;mask-size:100% 100%;mask-repeat:no-repeat}

#about.about-editorial h2 .agent-name{color:var(--bronze)}

/* Service area introduction: practical priorities, without expertise claims. */
.local-community .local-grid{grid-template-columns:1.05fr 1fr;gap:7%;align-items:center}
.local-community h2{font-size:clamp(2.7rem,3.8vw,4.1rem);margin-bottom:26px}
.local-community .eyebrow{display:flex;gap:16px;align-items:center;font-size:.72rem}
.local-community .eyebrow::before{content:"";width:32px;height:1px;background:#c7b398;flex-shrink:0}
.local-community .community-priorities{margin:28px 0 30px;border-top:1px solid #63706a}
.local-community .community-priorities>div{padding:14px 0;border-bottom:1px solid #63706a}
.local-community dt{font-weight:500;font-size:.94rem;color:var(--ivory)}
.local-community dd{margin:3px 0 0;color:#d6d9d3;font-size:.88rem;line-height:1.6}
.local-community figure img{height:auto;aspect-ratio:4/5;object-fit:cover;object-position:center}
.local-community figcaption{display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap;font-size:.65rem;margin-top:14px;letter-spacing:.06em}
.local-community .text-link{display:inline-flex;gap:24px;align-items:center;min-height:48px}
@media(max-width:780px){.local-community .local-grid{grid-template-columns:1fr;gap:38px}.local-community figure img{aspect-ratio:4/3}.local-community h2{font-size:clamp(2.7rem,8vw,3.7rem)}}

/* Welcoming contact layout, with an email-draft form. */
#contact.contact-editorial{grid-template-columns:minmax(0,1fr) minmax(0,1.12fr);gap:6%;align-items:start}
.contact-editorial>.contact-copy{min-width:0}
.contact-editorial .eyebrow{display:flex;align-items:center;gap:14px;font-size:.72rem;color:var(--bronze)}
.contact-editorial .eyebrow::before{content:"";width:30px;height:1px;background:var(--bronze);flex-shrink:0}
.contact-editorial .contact-schedule{display:inline-flex;gap:22px;margin:12px 0 36px}
.contact-editorial .direct-contact{border-top:1px solid var(--border);padding-top:24px}
.contact-editorial .direct-contact .eyebrow{font-size:.65rem;letter-spacing:.12em;margin-bottom:18px}
.contact-editorial .direct-contact .eyebrow::before{display:none}
.contact-editorial .contact-email{font-size:.95rem;overflow-wrap:anywhere;margin-bottom:10px}
.contact-editorial .contact-phone{font-size:2.3rem;margin-top:0;margin-bottom:24px}
.contact-editorial .contact-socials{flex-wrap:wrap;gap:16px 22px;font-size:.85rem;margin-top:24px}
.contact-editorial .social-pending{color:var(--muted);display:flex;flex-direction:column}
.contact-editorial .social-pending small{font-size:.65rem}
.contact-editorial form{padding:30px;border:1px solid var(--border);background:#fbf9f5;min-width:0}
.contact-editorial .inquiry-heading{font-size:clamp(1.9rem,2.7vw,2.7rem);margin:0 0 26px;line-height:1.1}
.contact-editorial .interest-options{gap:0;margin-bottom:22px}
.contact-editorial .interest-options span{min-height:48px;display:flex;align-items:center;justify-content:center;font-size:.85rem}
.contact-editorial .interest-options input:checked+span{background:var(--ink);color:var(--ivory)!important;border-color:var(--ink)}
.contact-editorial input,.contact-editorial textarea{background:transparent}
.contact-editorial textarea{min-height:112px}
.contact-editorial #form-explanation{margin:12px 0 0;font-size:.78rem;line-height:1.6}
.contact-editorial .contact-privacy{margin:20px 0 0;padding-top:16px;border-top:1px solid var(--border);font-size:.76rem}
.contact-editorial form .button{gap:22px}
@media(max-width:780px){#contact.contact-editorial{grid-template-columns:1fr;gap:38px}.contact-editorial form{padding:24px}.contact-editorial .form-row{grid-template-columns:1fr;gap:0}.contact-editorial .interest-options span{font-size:.78rem}.contact-editorial .contact-schedule{padding-left:18px;padding-right:18px}}

.contact-editorial .contact-phone{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:7px;margin-bottom:16px}
.contact-editorial .contact-email{margin-bottom:24px}

.contact-editorial .contact-detail-label{display:block;font-size:.75rem;letter-spacing:.08em;color:var(--muted);margin:0 0 6px}
.contact-editorial .contact-phone{margin-bottom:20px}

.contact-editorial .direct-contact{padding-top:24px}
.contact-editorial .direct-contact-heading{font-family:var(--sans);font-size:1rem;font-weight:500;line-height:1.5;margin-bottom:22px}
.contact-editorial .contact-detail-label{font-size:.8rem;letter-spacing:0;margin-bottom:4px}
.contact-editorial .direct-contact .contact-phone{display:block;width:fit-content;font-size:1.8rem;line-height:1.35;margin-top:0;margin-bottom:22px}
.contact-editorial .direct-contact .contact-email{display:block;width:fit-content;max-width:100%;font-size:.95rem;line-height:1.6;margin-top:0;margin-bottom:0;min-height:32px}
.contact-editorial .contact-note{margin-top:24px}

.contact-editorial .direct-contact .contact-phone,.contact-editorial .direct-contact .contact-email{font-family:var(--sans);font-weight:400}
.contact-editorial .direct-contact .contact-phone{font-size:1.15rem;line-height:1.6}
.contact-editorial .contact-social-heading{font-size:.9rem;font-weight:500;color:var(--ink);margin:26px 0 10px}
.contact-editorial .contact-socials{margin-top:0}

/* Shared Cal.com booking panel and accessible native dialog. */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.booking-modal{width:min(1120px,94vw);max-width:1120px;max-height:92dvh;padding:38px;border:1px solid var(--border);border-radius:6px;background:var(--ivory);color:var(--ink);overflow:auto}
.booking-modal::backdrop{background:rgba(25,30,27,.58)}
.booking-close{position:absolute;right:14px;top:10px;width:44px;height:44px;border:0;background:transparent;color:var(--ink);font-size:2rem;line-height:1}
.booking-heading{text-align:center;margin:0 auto 26px;padding:4px 20px}
.booking-heading .eyebrow{color:var(--bronze);font-size:.72rem;margin-bottom:14px}
.booking-heading h1,.booking-heading h2{font-size:clamp(2.3rem,4vw,3.5rem);line-height:1.1;margin-bottom:14px;letter-spacing:-.02em}
.booking-heading>p:last-child{color:var(--muted);font-size:.97rem;margin-bottom:0}
.booking-topics{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;padding:0;border:0;margin:0 0 26px}
.booking-topics label{position:relative;margin:0;cursor:pointer;display:flex}
.booking-topics input{position:absolute;width:1px;height:1px;opacity:0;margin:0}
.booking-topics span{display:flex;align-items:center;justify-content:center;width:100%;min-height:58px;padding:12px;border:1px solid #b5a58f;border-radius:3px;font-size:1rem}
.booking-topics input:checked+span{background:var(--ink);color:var(--ivory);border-color:var(--ink)}
.booking-topics input:focus-visible+span{outline:3px solid var(--bronze);outline-offset:3px}
.booking-calendars{border-top:1px solid var(--border);padding-top:18px;min-height:440px}
.cal-panel{width:100%;min-height:440px}
.cal-panel[hidden]{display:none!important}
.cal-panel iframe{width:100%;border:0;min-height:440px}
.calendar-loading{text-align:center;padding:80px 20px;color:var(--muted);font-size:.95rem}
.booking-fallback,.booking-privacy{text-align:center;font-size:.76rem;line-height:1.6;color:var(--muted);margin:14px 0 0}
.booking-fallback a,.booking-privacy a{text-decoration:underline;text-underline-offset:3px}
.booking-standalone{max-width:1240px;padding-top:54px;padding-bottom:54px}
.booking-direct{display:flex;align-items:center;justify-content:center;gap:22px;flex-wrap:wrap;margin-top:34px;border-top:1px solid var(--border);padding-top:24px}
.booking-direct h2{font:500 .94rem/1.5 var(--sans)}
.booking-direct a{font-size:.9rem;text-decoration:underline;overflow-wrap:anywhere}
@media(max-width:780px){.booking-modal{width:100%;max-width:100%;height:100dvh;max-height:100dvh;margin:0;padding:58px 18px 26px;border:0;border-radius:0}.booking-heading{padding:0 4px}.booking-topics{gap:8px}.booking-topics span{font-size:.85rem;min-height:52px;padding:10px 6px}.booking-standalone{padding-top:36px}.booking-calendars,.cal-panel,.cal-panel iframe{min-height:520px}.booking-direct{align-items:flex-start;flex-direction:column;gap:12px}.booking-fallback a{display:block;margin-top:5px}}

/* Buying and selling: a shared editorial layout with distinct photography. */
.service-page-hero{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:7%;align-items:center;padding-top:48px;padding-bottom:56px}
.service-back{display:inline-block;color:var(--muted);font-size:.78rem;margin-bottom:34px;min-height:28px}
.service-back:hover{text-decoration:underline}
.service-page .eyebrow{display:flex;align-items:center;gap:14px;font-size:.7rem;letter-spacing:.14em;color:var(--bronze)}
.service-page .eyebrow::before{content:"";width:30px;height:1px;background:var(--bronze);flex-shrink:0}
.service-page-hero h1{font-size:clamp(3.2rem,4.8vw,5rem);line-height:1.06;letter-spacing:-.035em;margin-bottom:26px}
.service-page-hero .page-lead{font-size:1rem;line-height:1.8;margin-bottom:28px;max-width:460px}
.service-page .button{gap:22px}
.service-scroll{display:block;width:fit-content;font-size:.8rem;margin-top:20px;min-height:36px}
.service-page-hero figure img{width:100%;aspect-ratio:4/4.3;height:auto;object-fit:cover}
.service-page-hero figcaption{display:flex;justify-content:space-between;flex-wrap:wrap;gap:5px 16px;margin-top:12px;font-size:.6rem;letter-spacing:.07em;color:var(--muted)}
.service-page-hero figcaption span{letter-spacing:0}
.service-guidance{background:#ede7dd;padding-top:66px;padding-bottom:70px}
.guidance-heading{margin-bottom:42px}
.guidance-heading .eyebrow{margin-bottom:16px}
.guidance-heading>h2{font-size:clamp(2.4rem,3.4vw,3.5rem);max-width:800px}
.service-page .service-details{gap:36px}
.service-page .service-details article{border-top:1px solid #b7aa96;padding-top:20px}
.service-page .service-details .number{margin-bottom:22px;font-size:.8rem}
.service-page .service-details h2{font-size:clamp(1.8rem,2.6vw,2.35rem);line-height:1.15;margin-bottom:18px}
.service-page .service-details p{font-size:.96rem;line-height:1.8;margin-bottom:0}
.service-page-cta{padding-top:62px;padding-bottom:62px;display:flex;align-items:center;justify-content:space-between;gap:32px}
.service-page-cta h2{font-size:clamp(2.3rem,3.2vw,3.2rem);margin-bottom:18px;max-width:690px}
.service-page-cta p:not(.eyebrow){color:var(--muted);margin-bottom:0}
.service-page-cta>.button{flex-shrink:0}
@media(max-width:780px){.service-page-hero{grid-template-columns:1fr;gap:32px;padding-top:28px;padding-bottom:38px}.service-back{margin-bottom:24px}.service-page-hero h1{font-size:clamp(3.2rem,9vw,4.5rem)}.service-page-hero figure img{aspect-ratio:4/3}.service-guidance{padding-top:48px;padding-bottom:48px}.service-page .service-details{grid-template-columns:1fr;gap:30px}.service-page-cta{flex-direction:column;align-items:flex-start;padding-top:48px;padding-bottom:48px}.service-page .service-details h2{font-size:2rem}}

/* A distinct closing invitation above the shared minimal footer. */
.service-page-cta{margin-top:56px;margin-bottom:56px;padding:44px 48px;background:#ede7dd;border:1px solid #c9beae}
.service-page-cta h2{font-size:clamp(2.2rem,3vw,3rem)}
@media(max-width:780px){.service-page-cta{margin-top:36px;margin-bottom:36px;padding:30px 24px;gap:26px}.service-page-cta>.button{max-width:100%}}
.service-page-cta{width:88%;max-width:1200px;margin-left:auto;margin-right:auto}@media(max-width:780px){.service-page-cta{width:88%}}