:root{--ink:#202020;--ivory:#F7F4EE;--gold:#C4A46C;--navy:#10295A;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:115px}body{margin:0;background:var(--ivory);color:var(--ink);font-family:Arial,sans-serif;font-size:15px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a{ -webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible{outline:3px solid var(--gold);outline-offset:5px}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,serif;font-weight:400;line-height:1.12}h1{font-size:clamp(44px,4.7vw,76px);letter-spacing:-2px;margin-bottom:26px}h2{font-size:clamp(34px,3.2vw,50px);letter-spacing:-1px;margin-bottom:24px}h3{font-size:29px}em{font-weight:400;color:#84704b}p{max-width:650px}header{display:flex;align-items:center;justify-content:space-between;padding:24px 5%;background:var(--ivory);border-bottom:1px solid #20202017}.brand{display:flex;align-items:center;gap:15px;font-size:24px;letter-spacing:4px;line-height:1.2}.brand small{display:block;font-family:Arial;font-size:10px;letter-spacing:3px;margin-top:5px}.monogram{font-family:Georgia;font-size:43px;border:1px solid var(--gold);padding:0 9px;color:#8b7043}.monogram span{font-size:13px;letter-spacing:-1px}nav{display:flex;gap:30px;align-items:center;font-size:13px}.button{display:inline-block;background:var(--navy);color:#fff;padding:15px 25px;border:1px solid var(--navy);font-size:13px;text-align:center}.button:hover{background:#25416e}.small{padding:10px 18px}.hero{display:grid;grid-template-columns:1.1fr 1fr;min-height:660px}.hero-copy{padding:90px 8% 45px 9%}.eyebrow{font-size:10px;font-weight:700;letter-spacing:2.2px;margin-bottom:23px}.intro{font-size:16px;max-width:440px;color:#666}.actions{display:flex;gap:24px;align-items:center;flex-wrap:wrap;margin-top:36px}.text-link{font-size:13px;border:0;border-bottom:1px solid var(--gold);background:transparent;padding:4px 0}.hero-note{display:flex;gap:34px;font-size:10px;letter-spacing:2px;margin-top:65px}.hero-art{position:relative;overflow:hidden;background:linear-gradient(160deg,#d6d0c2,#9ca6a0 60%,#4d6355);margin:22px 22px 22px 0;min-height:550px}.sun{position:absolute;width:170px;height:170px;border-radius:50%;background:#eee6d5;right:40px;top:50px;opacity:.6}.house{position:absolute;left:8%;right:0;height:45%;top:29%;background:#c8bba6;border-top:18px solid #3c403c;box-shadow:-20px 18px 0 #e3dac9;transform:skewY(-3deg)}.window{position:absolute;left:7%;top:10%;width:58%;height:78%;background:repeating-linear-gradient(90deg,transparent 0 27%,#333 28% 30%),linear-gradient(140deg,#555e57,#9c9d8a);border:8px solid #393c36}.door{position:absolute;right:10%;bottom:0;width:16%;height:90%;background:repeating-linear-gradient(0deg,#71624e 0 8px,#625641 9px 10px)}.pool{position:absolute;top:79%;height:15%;width:120%;left:-10%;transform:skewX(-30deg);background:#789590;border:14px solid #c7c0b3}.hero-art>p{position:absolute;top:18px;left:25px;font-size:9px;letter-spacing:1.3px;color:#333}.portrait-mini{position:absolute;bottom:24px;left:24px;right:24px;background:var(--ivory);padding:16px;display:flex;gap:15px;align-items:center}.portrait-mini>span{background:#ddd3c2;border-radius:50%;padding:14px;font:20px Georgia}.portrait-mini small{display:block;color:#777;font-size:10px}.portrait-mini b{margin-left:auto}.statement{text-align:center;padding:85px 20%;border-bottom:1px solid #ddd6ca}.statement p{margin-left:auto;margin-right:auto}.section{padding:90px 6%}.section-top{display:flex;justify-content:space-between;gap:25px;align-items:end;margin-bottom:35px}.services{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #b6ab96}.services article{padding:32px 24px 20px 0;margin-right:24px;border-right:1px solid #ded7ca}.services article:last-child{border:0;margin:0}.number{font-size:10px;letter-spacing:2px;color:#7c6949}.services h3{margin-top:30px;min-height:65px}.services p{font-size:13px;color:#65615a}.services button,.services a{border:0;background:none;padding:0;font-size:12px;border-bottom:1px solid var(--gold)}.valuation{padding:70px 8%;background:var(--navy);color:white;display:grid;grid-template-columns:1.2fr 1fr;gap:12%}.valuation em{color:#d7bd8e}.valuation p{font-size:14px}.valuation form{align-self:center}label{display:block;font-size:12px;margin:12px 0 6px}input,select,textarea{display:block;width:100%;border:1px solid #b7b0a3;padding:12px;background:transparent;color:inherit;border-radius:0}textarea{resize:vertical}input::placeholder{color:inherit;opacity:.65}.valuation .button{background:var(--gold);color:var(--ink);margin-top:20px;border:0;width:100%}.fine{font-size:11px!important;opacity:.75;margin-top:16px}.market-list{display:grid;grid-template-columns:repeat(5,1fr);gap:15px;margin-top:40px}.market{background:#e8e2d7;border:0;text-align:left;padding:30px 18px;min-height:160px;color:#625a4d}.market span{display:block;font-size:10px;letter-spacing:1.5px;margin-bottom:20px}.market strong{font:24px Georgia}.market:hover{background:#ded3bd}.neighborhoods{display:grid;grid-template-columns:1.5fr repeat(3,1fr);gap:28px;border-top:1px solid #d8d0c2;padding-top:45px;margin-top:50px}.neighborhoods p{font-size:13px}.neighborhoods button{background:none;border:0;border-top:1px solid var(--gold);font:23px Georgia;text-align:left;padding:25px 0;align-self:center}.neighborhoods button span{float:right}.property-section{background:#fff}.tabs{display:flex;border-bottom:1px solid #ddd}.tabs button{border:0;background:none;padding:12px 23px;color:#6c665c}.tabs button.active{border-bottom:2px solid var(--navy);color:var(--navy)}.listing-empty{text-align:center;background:#f2efe9;padding:40px 15px}.listing-empty p{margin-left:auto;margin-right:auto;font-size:14px}.line-house{font:60px Georgia;color:#ac936b}.about{display:grid;grid-template-columns:1fr 1.2fr;gap:10%;padding:90px 10%;align-items:center}.about p{color:#625e57;font-size:14px}.portrait{min-height:480px;display:flex;flex-direction:column;justify-content:center;align-items:center;background:linear-gradient(135deg,#d9cdbb,#b4b6ad)}.portrait>span{font:100px Georgia;color:#f7f4ee;border:1px solid #e6dece;border-radius:50%;padding:30px}.portrait p{font-size:9px;letter-spacing:2px;margin-top:30px}.journal{display:grid;grid-template-columns:1fr 1fr;gap:10%;border-top:1px solid #ddd5c8}.journal h2{font-size:36px}.journal p{font-size:14px}.contact{background:#e8e1d5;display:grid;grid-template-columns:1fr 1fr;gap:10%}.contact form .button{margin-top:20px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:15px}footer{background:var(--ink);color:#f7f4ee;padding:55px 6%}footer .brand{display:block;font:25px Georgia}footer>p{font-size:13px;margin-top:20px}footer>div{display:flex;gap:25px;flex-wrap:wrap;font-size:11px}footer button{font-size:11px;background:none;color:inherit;border:0;padding:0}dialog{border:0;background:var(--ivory);color:var(--ink);max-width:640px;width:90%;padding:55px;box-shadow:0 30px 100px #0005}dialog::backdrop{background:#10203099}dialog p{font-size:14px}dialog .button{margin-top:20px}.close{position:absolute;right:15px;top:8px;border:0;background:none;font-size:30px}.menu{display:none}body:has(dialog[open]){overflow:hidden}@media(max-width:1000px){nav{gap:15px}.hero-copy{padding-top:65px}.services{grid-template-columns:1fr 1fr}.market-list{grid-template-columns:repeat(3,1fr)}.neighborhoods{grid-template-columns:1fr 1fr}.hero-art{min-height:580px}}@media(max-width:700px){header{padding:18px 6%;position:relative}.brand{font-size:20px}.monogram{font-size:32px}.menu{display:block;background:none;border:1px solid #bbb;padding:6px 12px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);padding:25px;z-index:5;flex-direction:column;align-items:start}nav.open{display:flex}.hero{grid-template-columns:1fr}.hero-copy{padding:55px 7% 35px}.hero-note{margin-top:35px}.hero-art{margin:0 6% 25px;min-height:380px}.statement{padding:60px 8%}.section{padding:60px 7%}.section-top{display:block}.services{grid-template-columns:1fr}.services article{border-right:0;border-bottom:1px solid #d8d0c2;margin:0;padding-right:0}.services h3{min-height:0}.valuation,.about,.contact,.journal{grid-template-columns:1fr;gap:35px;padding:55px 7%}.market-list{grid-template-columns:1fr 1fr}.neighborhoods{grid-template-columns:1fr;gap:8px}.portrait{min-height:350px}.form-row{grid-template-columns:1fr}.tabs{margin-top:20px;display:inline-flex}dialog{padding:45px 25px}footer>div{gap:17px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Approved headshot supplied by Lisa. */
.portrait-mini .portrait-thumb{width:56px;height:56px;object-fit:cover;object-position:50% 28%;border-radius:50%;flex-shrink:0}.portrait.portrait-photo{background:none;min-height:0;overflow:hidden}.portrait-photo img{display:block;width:100%;height:auto;max-height:650px;object-fit:cover;object-position:center 30%}

.community-photo{margin:35px 0 0;position:relative;max-width:100%;background:#202020}.community-photo img{display:block;width:100%;height:auto;max-height:510px;object-fit:cover;object-position:center 61%}.community-photo figcaption{padding:18px 22px;color:#F7F4EE;font-size:11px;letter-spacing:2px}.community-photo figcaption span{float:right;font-family:Georgia,serif;letter-spacing:0;font-size:16px}@media(max-width:700px){.community-photo figcaption span{display:block;float:none;margin-top:5px}.community-photo img{max-height:none}}

.community-gallery{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:35px}.community-gallery .community-photo{margin:0}.community-gallery .community-photo img{height:auto;max-height:none;aspect-ratio:4/3;object-fit:cover}.community-gallery .community-photo figcaption span{display:block;float:none;margin-top:5px}@media(max-width:700px){.community-gallery{grid-template-columns:1fr}}

.sold-property{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);background:#F7F4EE;align-items:center;gap:40px}.sold-property[hidden],.listing-empty[hidden]{display:none}.sold-property img{display:block;width:100%;height:auto;max-height:600px;object-fit:contain}.sold-property>div{padding:30px}.sold-property h3{font-size:38px}@media(max-width:700px){.sold-property{grid-template-columns:1fr;gap:0}}

/* Supplied logo artwork; presentation crops only surrounding blank space. */
header{padding-top:10px;padding-bottom:10px}.brand-logo{display:block;line-height:0;flex-shrink:0}.brand-logo img{display:block;width:230px;height:120px;object-fit:cover;object-position:center}.header-logo{background:#fff}.footer-logo{width:230px;background:#000}footer .footer-logo{display:block}@media(max-width:700px){header{padding-top:10px;padding-bottom:10px}.brand-logo img{width:180px;height:100px}.footer-logo{width:180px}}

.hero-photography{background:#d9dfdf}.hero-property-photo{position:absolute;inset:0;display:block;width:100%;height:100%;object-fit:cover;object-position:50% 47%}.hero-photography .hero-photo-label{top:20px;left:20px;right:20px;width:fit-content;max-width:calc(100% - 40px);background:#F7F4EE;padding:8px 12px;color:#202020;font-size:9px;letter-spacing:1.5px}.hero-photography .portrait-mini{z-index:1}.direct-contact{display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-top:28px}@media(max-width:700px){.hero-photography{min-height:490px}.hero-property-photo{object-position:center 44%}}

[hidden]{display:none!important}fieldset{border:0;padding:0;margin:0;min-width:0}dialog{overflow-wrap:break-word}input,textarea,select{font-size:16px}.market{min-width:0;overflow-wrap:break-word}.neighborhoods{grid-template-columns:1.5fr 1fr 1fr}@media(max-width:700px){.neighborhoods{grid-template-columns:1fr}}

/* Text wordmark replaces the supplied roofline artwork. */
header{padding-top:24px;padding-bottom:24px}.brand.wordmark{display:inline-flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;line-height:1;color:#202020;text-decoration:none;flex-shrink:0}.wordmark-name{font-family:Georgia,serif;font-size:42px;font-weight:400;letter-spacing:2.5px;text-transform:uppercase;line-height:.95}.wordmark-rule{display:block;width:42px;height:1px;background:#C4A46C}.wordmark-descriptor{font-family:Arial,sans-serif;font-size:9px;font-weight:500;letter-spacing:4px;text-transform:uppercase;padding-left:4px;line-height:1.2}footer .brand.wordmark{display:inline-flex;color:#F7F4EE}footer .wordmark-name{font-size:46px}footer .wordmark-descriptor{font-size:10px}@media(max-width:700px){header{padding-top:20px;padding-bottom:20px}.wordmark-name{font-size:32px}.wordmark-descriptor{font-size:8px;letter-spacing:3px;padding-left:3px}.brand.wordmark{gap:7px}}

/* Timeless Modern Luxury homepage revision */
header{padding:25px 5%;gap:30px}nav{gap:25px}nav .button{font-size:11px;padding:13px 17px}
.luxury-hero{background:var(--ink);color:var(--ivory);grid-template-columns:1fr 1.08fr;min-height:760px;padding:0;isolation:isolate}
.luxury-hero .hero-copy{padding:86px 9% 60px 10%;align-self:center}
.luxury-hero .eyebrow{font-size:9px;letter-spacing:1.9px;color:#decba9;line-height:2.2;margin-bottom:35px}
.luxury-hero .eyebrow span{padding:0 8px;color:var(--gold)}
.luxury-hero h1{font-size:clamp(42px,4.3vw,70px);line-height:1.09;letter-spacing:-1.8px;margin-bottom:30px}
.luxury-hero h1 em{color:var(--gold)}
.luxury-hero .intro{color:var(--ivory);font-size:16px;line-height:1.9;max-width:470px}
.luxury-hero .actions{gap:14px;flex-wrap:nowrap;margin-top:35px}
.luxury-hero .hero-primary{background:var(--gold);border:1px solid var(--gold);color:var(--ink);flex:1;max-width:230px;padding:17px 18px;font-size:13px;display:flex;justify-content:space-between;gap:15px;align-items:center}
.luxury-hero .hero-primary:hover{background:var(--ivory);border-color:var(--ivory)}
.consultation-link{background:none;color:var(--ivory);padding:0 0 8px;border:0;border-bottom:1px solid #C4A46C88;margin-top:26px;font-size:12px;letter-spacing:.3px}.consultation-link span{margin-left:24px}
.luxury-hero .hero-note{margin-top:46px;padding-top:23px;border-top:1px solid #ffffff25;color:#decba9;gap:30px;font-size:9px}
.luxury-hero .hero-art{margin:0;min-height:760px;border-left:1px solid #C4A46C77;background:#c6d1da}
.luxury-hero .hero-property-photo{object-position:center 46%}
.property-caption{position:absolute;bottom:0;left:0;right:0;padding:80px 35px 30px;background:linear-gradient(transparent,#202020ed);color:white}
.property-caption>span{font-size:9px;letter-spacing:2px;color:#e0c89e}.property-caption p{font:36px/1.12 Georgia,serif;margin:15px 0 20px}.property-caption em{color:#e0c89e}.property-caption small{font-size:8px;letter-spacing:1.5px}
.statement{padding:85px 22%;position:relative}.statement:before{content:'';display:block;height:45px;width:1px;background:var(--gold);margin:0 auto 30px}.statement .eyebrow{color:#725a31}.statement p:last-child{color:#635f57}
.section{padding-top:100px;padding-bottom:100px}.section-top{margin-bottom:45px}.services article{padding-top:40px;padding-bottom:32px}.services h3{font-size:31px}.services p{line-height:1.85}
.about{padding:105px 7%;grid-template-columns:minmax(0,1.05fr) minmax(0,1fr);gap:9%;background:#eee8dd;align-items:center}
.portrait.portrait-photo{position:relative;overflow:visible;display:block;margin:0 0 22px}.portrait-photo:before{content:'';position:absolute;inset:22px -20px -22px 20px;border:1px solid var(--gold);pointer-events:none}.portrait-photo img{position:relative;width:100%;height:auto;max-height:none;aspect-ratio:2/3;object-fit:cover;display:block}.portrait-signature{position:absolute;bottom:0;left:0;right:0;padding:58px 30px 25px;background:linear-gradient(transparent,#202020dd);color:white}.portrait-signature strong{display:block;font:36px Georgia,serif}.portrait-signature span{display:block;font:8px Arial,sans-serif;letter-spacing:1.6px;margin-top:10px;color:#e0c89e}
.about-copy h2{font-size:clamp(40px,4vw,62px);line-height:1.12}.about-copy .eyebrow{color:#725a31}.about-copy p{font-size:15px;line-height:1.9}.about-copy .button{margin-top:15px}.about-contact{display:block;width:fit-content;margin-top:23px}.about-copy .fine{font-size:10px!important}
.journal{background:var(--ivory)}.contact{border-top:1px solid #C4A46C77}footer{border-top:3px solid var(--gold)}
@media(min-width:1600px){.luxury-hero{min-height:860px}.luxury-hero .hero-art{min-height:860px}.luxury-hero .hero-copy{max-width:800px;margin-left:auto}}
@media(max-width:1100px){nav{gap:14px;font-size:12px}.wordmark-name{font-size:34px}.luxury-hero .hero-copy{padding:65px 8%}.luxury-hero,.luxury-hero .hero-art{min-height:690px}.luxury-hero .actions{flex-wrap:wrap}.luxury-hero .hero-primary{min-width:150px;max-width:none}.luxury-hero h1{font-size:48px}.about{gap:7%}}
@media(max-width:800px){header{padding:20px 5%}.menu{display:block;background:none;border:1px solid #bbb;padding:6px 12px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);padding:25px;z-index:5;flex-direction:column;align-items:start}header{position:relative}nav.open{display:flex}.luxury-hero{grid-template-columns:1fr}.luxury-hero .hero-copy{padding:55px 7% 45px}.luxury-hero h1{font-size:clamp(42px,7.5vw,62px);max-width:640px}.luxury-hero .hero-art{min-height:620px;margin:0 6% 35px;border:1px solid #C4A46C77}.luxury-hero .hero-property-photo{object-fit:cover;object-position:center 44%}.luxury-hero .hero-primary{max-width:240px}.luxury-hero .hero-note{margin-top:30px}.statement{padding:60px 8%}.about{grid-template-columns:1fr;padding:65px 8%;gap:55px}.portrait.portrait-photo{max-width:520px;width:100%;margin:0 auto}.about-copy{max-width:580px}.section{padding-top:65px;padding-bottom:65px}}
@media(max-width:450px){.luxury-hero .hero-art{min-height:470px}.luxury-hero .hero-primary{min-width:0;padding:15px 13px;font-size:12px}.luxury-hero .actions{flex-wrap:nowrap;gap:10px}.luxury-hero .eyebrow{font-size:8px;letter-spacing:1.2px}.luxury-hero .intro{font-size:14px}.property-caption{padding:70px 22px 23px}.property-caption p{font-size:29px}.portrait-signature{padding-left:22px}.portrait-signature span{font-size:7px}.wordmark-name{font-size:30px}}

/* Welcoming layered direction: warmer surfaces, depth, and tighter rhythm. */
body{background:#f2ede4;background-image:radial-gradient(circle at 12% 8%,#ffffffaa 0,transparent 26%),radial-gradient(circle at 90% 35%,#c4a46c12 0,transparent 22%)}
header{box-shadow:0 12px 35px #3528100d;position:relative;z-index:20}
.luxury-hero{position:relative;background:linear-gradient(145deg,#171717 0%,#26221d 75%,#342b20 100%)}
.luxury-hero:before{content:'';position:absolute;inset:28px auto 28px 28px;width:1px;background:linear-gradient(transparent,var(--gold),transparent);opacity:.55}
.luxury-hero .hero-copy{position:relative;z-index:2}
.luxury-hero h1{text-shadow:0 8px 35px #0007}
.luxury-hero .intro{font-family:Georgia,serif;font-size:18px;color:#f7f4eedb}
.luxury-hero .hero-primary{box-shadow:0 12px 28px #0003;transition:transform .25s ease,box-shadow .25s ease,background .25s ease}
.luxury-hero .hero-primary:hover{transform:translateY(-3px);box-shadow:0 18px 32px #0005}
.luxury-hero .hero-art{margin:26px 26px 26px 0;min-height:708px;border:1px solid #c4a46c80;box-shadow:-28px 28px 70px #0005}
.luxury-hero .hero-property-photo{filter:saturate(.9) contrast(1.02)}
.luxury-hero .hero-art:after{content:'';position:absolute;inset:0;box-shadow:inset 0 0 0 9px #f7f4ee0d;pointer-events:none}
.hero-lisa-card{position:absolute;top:26px;left:-62px;width:330px;display:grid;grid-template-columns:82px 1fr auto;align-items:center;gap:14px;padding:11px 14px 11px 11px;background:#f7f4eef2;color:var(--ink);box-shadow:0 18px 45px #0005;backdrop-filter:blur(10px);z-index:3}
.hero-lisa-card img{width:82px;height:82px;object-fit:cover;object-position:50% 23%}
.hero-lisa-card span{display:flex;flex-direction:column;line-height:1.25}.hero-lisa-card small{font-size:7px;letter-spacing:1.25px;color:#80683f;margin-bottom:5px}.hero-lisa-card strong{font:21px Georgia,serif}.hero-lisa-card em{font:10px Arial,sans-serif;color:#6d675f;margin-top:4px}.hero-lisa-card b{font-size:17px;color:#8d7244}
.property-caption{padding-left:46px;padding-bottom:38px}
.statement{padding:0 6%;border:0;background:transparent;text-align:left;position:relative;z-index:4;margin-top:-14px}
.statement:before{display:none}.statement-inner{max-width:980px;margin:0 auto;background:#fffdf8;padding:48px 56px;box-shadow:0 22px 60px #3b2b161c;border-left:4px solid var(--gold);display:grid;grid-template-columns:.72fr 1.35fr;column-gap:42px;align-items:start}
.statement-inner .eyebrow{grid-column:1;margin-bottom:0;padding-top:11px}.statement-inner h2{grid-column:2;font-size:clamp(32px,3vw,46px);margin-bottom:18px}.statement-inner p{grid-column:2;color:#5e574d;margin-bottom:15px}.statement-inner .text-link{grid-column:2;width:max-content}
.section{padding-top:78px;padding-bottom:78px}.section>h2,.section-top h2{font-size:clamp(38px,4vw,58px)}
#services{position:relative;background:transparent}#services:before{content:'';position:absolute;inset:18% 0 0;background:linear-gradient(180deg,transparent,#e8dfd0 30%,#e8dfd0);z-index:-1}
.services{gap:18px;border:0}.services article{position:relative;background:#fffdf9;padding:35px 28px 30px;margin:0;border:1px solid #c4a46c3b;box-shadow:0 15px 38px #48341a12;min-height:340px;transition:transform .25s ease,box-shadow .25s ease}.services article:nth-child(even){transform:translateY(24px);background:#24211d;color:#f7f4ee}.services article:nth-child(even) p{color:#ddd4c7}.services article:hover{transform:translateY(-6px);box-shadow:0 24px 50px #48341a22}.services article:nth-child(even):hover{transform:translateY(18px)}.services h3{min-height:auto;margin-top:25px}.services .number{display:inline-block;padding:7px 11px;border:1px solid #c4a46c80}.services article:nth-child(even) .number{color:#e1c995}
.service-intro>div>p:last-child{font-size:15px;color:#625e57;max-width:560px;margin-bottom:0}.service-intro{align-items:center}.service-intro h2{margin-bottom:14px}
.services article{display:flex;flex-direction:column}.services article p{font-size:14px;line-height:1.75;margin-bottom:24px}.services .service-cta{margin-top:auto;display:flex;align-items:center;justify-content:space-between;gap:16px;width:100%;min-height:48px;padding:12px 14px!important;border:1px solid #c4a46c!important;background:#f2e8d8!important;color:#202020!important;text-align:left;font-size:11px;font-weight:700;letter-spacing:.25px}.services article:nth-child(even) .service-cta{background:#c4a46c!important;border-color:#c4a46c!important}.services .service-cta:hover{background:#10295a!important;border-color:#10295a!important;color:#fff!important}.services .service-cta span{font-size:17px;font-weight:400}.services .number{font-weight:700;letter-spacing:1.6px}.services h3{font-size:27px}
.valuation{margin:0 4%;padding:66px 7%;border-radius:2px;background:linear-gradient(135deg,#10295a,#142f65 70%,#1d3e79);box-shadow:0 25px 70px #10295a35;align-items:center}.valuation form{background:#fff;color:var(--ink);padding:32px 36px;box-shadow:0 18px 45px #07152f80}.valuation input{background:#f7f4ee;border-color:#d5c7af}.valuation .button{box-shadow:0 10px 25px #06153155}
#communities{padding-left:7%;padding-right:7%;background:#f9f6f0}.community-gallery{gap:30px}.community-photo{box-shadow:0 20px 50px #38271326;overflow:hidden}.community-gallery .community-photo:first-child{transform:translateY(22px)}.community-gallery .community-photo img{transition:transform .5s ease}.community-gallery .community-photo:hover img{transform:scale(1.025)}.community-photo figcaption{background:linear-gradient(90deg,#202020,#332d25);padding:22px 25px}
.market-list{gap:12px}.market{background:#fff;border:1px solid #c4a46c42;box-shadow:0 10px 28px #48341a0e;transition:transform .2s ease,box-shadow .2s ease}.market:hover{transform:translateY(-4px);box-shadow:0 18px 36px #48341a1d;background:#fffaf1}
.property-section{margin:0 4%;box-shadow:0 20px 60px #38271317}.listing-empty{background:linear-gradient(135deg,#f3eee5,#fff);border:1px solid #c4a46c36}
.about{margin-top:80px;background:linear-gradient(125deg,#e5d8c5,#f6f0e7 55%,#e9dfcf);position:relative}.about:before{content:'L';position:absolute;right:3%;top:-5%;font:380px Georgia,serif;color:#c4a46c10;line-height:1;pointer-events:none}.portrait-photo{box-shadow:0 28px 65px #2f211737}.portrait-photo:before{inset:28px -28px -28px 28px}.about-copy{position:relative;z-index:2}.about-copy h2 em{color:#8c7042}
.journal{gap:24px;border:0;background:transparent}.journal>div{padding:38px 42px;background:#fffdf9;border-top:3px solid var(--gold);box-shadow:0 15px 38px #48341a12}.journal>div:nth-child(2){background:#202020;color:#f7f4ee}.journal>div:nth-child(2) p{color:#ded5c9}
.contact{margin:0 4% 60px;background:linear-gradient(135deg,#efe4d4,#e4d6c1);box-shadow:0 25px 65px #38271320;gap:8%}.contact form{background:#fffdf9;padding:32px 36px;box-shadow:0 15px 40px #38271318}.contact input,.contact select,.contact textarea{background:#f7f4ee;border-color:#d5c7af}
.button{transition:transform .2s ease,box-shadow .2s ease}.button:hover{transform:translateY(-2px);box-shadow:0 10px 24px #10295a35}
@media(max-width:1000px){.hero-lisa-card{left:18px}.luxury-hero .hero-art{margin-right:18px}.statement-inner{grid-template-columns:1fr;padding:42px}.statement-inner .eyebrow,.statement-inner h2,.statement-inner p,.statement-inner .text-link{grid-column:1}.statement-inner .eyebrow{margin-bottom:18px;padding:0}.services article:nth-child(even){transform:none}.services article:nth-child(even):hover{transform:translateY(-6px)}}
@media(max-width:800px){.luxury-hero:before{display:none}.luxury-hero .hero-art{margin:0 5% 38px;min-height:560px;box-shadow:0 22px 55px #0006}.hero-lisa-card{left:14px;right:14px;top:14px;width:auto;grid-template-columns:68px 1fr auto}.hero-lisa-card img{width:68px;height:68px}.hero-lisa-card strong{font-size:18px}.statement{margin-top:-10px;padding:0 5%}.statement-inner{padding:34px 30px}.section{padding-top:58px;padding-bottom:58px}.services{gap:14px}.services article{min-height:0}.valuation,.property-section,.contact{margin-left:5%;margin-right:5%}.valuation{padding:46px 7%}.valuation form,.contact form{padding:26px 22px}.community-gallery .community-photo:first-child{transform:none}.about{margin-top:50px}.journal>div{padding:32px 28px}}
@media(max-width:450px){.luxury-hero .hero-art{min-height:500px}.hero-lisa-card{grid-template-columns:58px 1fr auto}.hero-lisa-card img{width:58px;height:58px}.hero-lisa-card em{display:none}.hero-lisa-card strong{font-size:17px}.statement-inner{padding:30px 24px}.statement-inner h2{font-size:32px}.services article{padding:30px 24px}.valuation,.property-section,.contact{margin-left:0;margin-right:0}.valuation{border-radius:0}.about:before{font-size:250px}.journal{gap:16px}}

/* Client Stories: four approved Google reviews in a two-column desktop grid. */
.journal{display:block}.journal-heading{max-width:700px;margin-bottom:34px}.journal-heading h2{margin-bottom:14px}.journal-heading p:not(.eyebrow){font-size:14px;color:#625e57}.testimonials-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.testimonial-card{background:#fffdf9;border:1px solid #c4a46c55;padding:28px 30px;box-shadow:0 12px 28px #4937130d}.testimonial-stars{color:#a68243;letter-spacing:3px;font-size:15px;margin-bottom:15px}.testimonial-card blockquote{margin:0;color:#4b4741;font-family:Georgia,serif;font-size:17px;line-height:1.58}.testimonial-attribution{margin:20px 0 0;display:flex;flex-direction:column;gap:3px}.testimonial-attribution strong{font-size:13px;letter-spacing:.35px}.testimonial-attribution span{font-size:11px;color:#766c5d}.journal-secondary{border-top:1px solid #c4a46c66;margin-top:40px;padding-top:28px;display:grid;grid-template-columns:1fr 1fr;column-gap:40px;align-items:end}.journal-secondary .eyebrow{grid-column:1 / -1;margin-bottom:10px;color:#725a31}.journal-secondary h2{font-size:34px;margin-bottom:10px}.journal-secondary p:not(.eyebrow){font-size:14px;color:#625e57}.journal-secondary .text-link{justify-self:end}@media(max-width:700px){.testimonials-grid{grid-template-columns:1fr}.testimonial-card{padding:24px 22px}.testimonial-card blockquote{font-size:16px}.journal-secondary{display:block}.journal-secondary .text-link{display:inline-block;margin-top:10px}}
/* Mobile QA refinements: remove inherited journal panel styling, constrain embeds, and keep controls easy to tap. */
@media(max-width:700px){.journal .journal-heading,.journal .testimonials-grid,.journal .journal-secondary{background:transparent;box-shadow:none;border-top:0}.journal .testimonials-grid{padding:0}.about-main{min-height:420px}.about-main img{min-height:100%;object-fit:cover}.buyer-search-widget,.realscout-shell{max-width:100%;min-width:0;overflow:hidden}.buyer-search-widget realscout-advanced-search,realscout-your-listings{max-width:100%;min-width:0}nav a,nav .button,.button,.service-cta,.text-link{min-height:44px}nav a,nav .button,.button{display:inline-flex;align-items:center;justify-content:center}.service-cta,.text-link{display:inline-flex;align-items:center}}

/* Compact market insights replacing the former community gallery. */
.market-insights{background:#fffdf9;padding-top:68px;padding-bottom:62px}.market-insights .section-top{max-width:820px;margin-bottom:30px}.market-insights .section-top h2{max-width:720px}.insights-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.insight-card{background:#f7f4ee;border:1px solid #c4a46c55;padding:30px 30px 28px;box-shadow:0 12px 28px #4937130d}.insight-card h3{font-size:27px;margin-bottom:12px}.insight-card p{font-size:14px;color:#5f5a51}.insight-card .eyebrow{color:#725a31;font-size:10px;margin-bottom:18px}.insight-date{font-size:11px!important;letter-spacing:.25px;color:#776a54!important;margin-bottom:14px}.insight-links{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:20px}.insight-links .text-link{font-size:12px}.areas-serve{border-top:1px solid #c4a46c66;margin-top:26px;padding-top:22px;display:flex;gap:24px;align-items:baseline}.areas-serve .eyebrow{color:#725a31;white-space:nowrap;margin:0}.areas-serve p:last-child{font-family:Georgia,serif;font-size:18px;color:#403a32;margin:0;max-width:none}.insights-disclaimer{font-size:11px!important;color:#776f63!important;margin:16px 0 0;max-width:900px}@media(max-width:700px){.market-insights{padding-top:55px;padding-bottom:48px}.insights-grid{grid-template-columns:1fr}.insight-card{padding:25px 22px}.areas-serve{display:block}.areas-serve .eyebrow{margin-bottom:10px}.areas-serve p:last-child{font-size:16px;line-height:1.65}}

/* Verified RealScout listings: active, in-contract, and sold over the last 24 months. */
.realscout-shell{position:relative;background:#fff;border:1px solid #C4A46C55;box-shadow:0 22px 55px #20202012;padding:28px;margin-top:12px;overflow:hidden}
.realscout-shell:before{content:'';display:block;position:absolute;inset:0 0 auto;height:3px;background:linear-gradient(90deg,var(--gold),var(--navy),var(--gold))}
realscout-your-listings{--rs-listing-divider-color:#C4A46C;display:block;width:100%;min-height:280px}
.realscout-status{margin:16px 0 0;color:#6b6255;font-size:13px;text-align:center}.realscout-note{max-width:none;margin:18px 0 0;color:#6b6255}
@media(max-width:700px){.realscout-shell{padding:16px;margin-left:-2%;margin-right:-2%}realscout-your-listings{min-height:240px}}

/* Bright Timeless Modern Luxury color balance. */
:root{--ink:#252525}
body{background:#F7F4EE;background-image:radial-gradient(circle at 9% 7%,#ffffff 0,transparent 28%),radial-gradient(circle at 91% 25%,#e9dfcf88 0,transparent 30%);color:var(--ink)}
header{background:#fffdf9;border-bottom-color:#c4a46c55;box-shadow:0 12px 32px #49371310}
nav a{color:#34322f}nav a:hover{color:var(--navy)}nav .button{background:var(--navy);border-color:var(--navy);color:#fff}

.luxury-hero{background:linear-gradient(132deg,#fffdf9 0%,#F7F4EE 48%,#E9DFCF 100%);color:var(--ink)}
.luxury-hero:before{background:linear-gradient(transparent,var(--gold),transparent);opacity:.85}
.luxury-hero .eyebrow{color:var(--navy)}.luxury-hero .eyebrow span{color:#9b7d49}
.luxury-hero h1{color:var(--ink);text-shadow:none}.luxury-hero h1 em{color:#866a3c}
.luxury-hero .intro{color:#514d47}
.luxury-hero .hero-primary{background:var(--navy);border-color:var(--navy);color:#fff;box-shadow:0 12px 28px #10295a22}
.luxury-hero .hero-primary:hover{background:var(--gold);border-color:var(--gold);color:var(--ink);box-shadow:0 16px 32px #7e602832}
.consultation-link{color:var(--navy);border-bottom-color:#C4A46C}.consultation-link:hover{color:#866a3c}
.luxury-hero .hero-note{color:#6c5938;border-top-color:#C4A46C77}
.luxury-hero .hero-art{border-color:#C4A46C;box-shadow:-24px 28px 62px #57401e26}
.luxury-hero .hero-art:after{box-shadow:inset 0 0 0 9px #ffffff24}
.property-caption{background:linear-gradient(transparent,#10295aeb)}.property-caption>span,.property-caption em{color:#ead6b2}
.hero-lisa-card{background:#fffdf9f5;box-shadow:0 18px 45px #4937132b}

.statement-inner{background:#fff;border-left-color:var(--gold);box-shadow:0 22px 55px #49371315}
#services:before{background:linear-gradient(180deg,transparent,#efe6d8 30%,#f5efe6)}
.services article,.services article:nth-child(even){background:#fffdf9;color:var(--ink);border-color:#C4A46C66;box-shadow:0 15px 36px #49371314}
.services article:nth-child(even){transform:translateY(24px);background:#f3eadc}.services article:nth-child(even) p{color:#625e57}.services article:nth-child(even) .number{color:#725a31}
.services .number{color:var(--navy);border-color:#C4A46C99}
.services .service-cta,.services article:nth-child(even) .service-cta{background:var(--navy)!important;border-color:var(--navy)!important;color:#fff!important}
.services .service-cta:hover,.services article:nth-child(even) .service-cta:hover{background:var(--gold)!important;border-color:var(--gold)!important;color:var(--ink)!important}

.valuation{background:linear-gradient(135deg,#10295A,#17376f 72%,#24477f);box-shadow:0 25px 65px #10295a29}
#communities{background:#fffdf9}.community-photo figcaption{background:linear-gradient(90deg,#10295A,#1d3b70)}
.market{background:#fffdf9}.market:hover{background:#f5ede1}
.property-section{background:#fff;box-shadow:0 20px 55px #49371312}
.about{background:linear-gradient(125deg,#E9DFCF,#F7F4EE 55%,#fffdf9)}
.journal>div,.journal>div:nth-child(2){background:#fffdf9;color:var(--ink);border-top-color:var(--gold)}.journal>div:nth-child(2){background:#E9DFCF}.journal>div:nth-child(2) p{color:#625e57}
.contact{background:linear-gradient(135deg,#F1E8DC,#E9DFCF)}
footer{background:var(--navy);color:#F7F4EE;border-top-color:var(--gold)}

@media(max-width:800px){
  nav{background:#fffdf9}
  .luxury-hero .hero-art{box-shadow:0 22px 50px #57401e26}
}

/* The sold-property hero stays focused on the home; Lisa is introduced on the next scroll. */
.hero-lisa-card{display:none!important}

/* Readability and brokerage callout refinements. */
.luxury-hero .hero-note{font-size:13px;letter-spacing:3px;gap:42px;font-weight:700}
.eyebrow{font-size:11px}
footer>p{font-size:16px;line-height:1.8}footer>div{font-size:13px;line-height:1.8}footer .fine{font-size:12px!important}
.roa-panel{display:flex;align-items:center;justify-content:space-between;gap:42px;margin-top:55px;padding:42px 46px;background:linear-gradient(120deg,#10295A,#193e78);color:#fff;box-shadow:0 18px 45px #10295a25}.roa-panel h3{font-size:32px;max-width:670px;margin-bottom:14px}.roa-panel p{max-width:700px;color:#eef1f7}.roa-panel .eyebrow{color:#e3c98f;margin-bottom:17px}.roa-panel .button{flex:0 0 auto;background:var(--gold);border-color:var(--gold);color:var(--ink);white-space:nowrap}.roa-panel .button:hover{background:#fff;border-color:#fff}
@media(max-width:700px){.luxury-hero .hero-note{font-size:11px;gap:17px;letter-spacing:2px}.roa-panel{display:block;margin-top:38px;padding:30px 24px}.roa-panel h3{font-size:27px}.roa-panel .button{display:block;margin-top:24px;white-space:normal}}

.hidden-field{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.agent-opportunities{margin:0;padding:25px 7%;border-top:1px solid #c4a46c99;border-bottom:1px solid #c4a46c55;display:flex;align-items:center;justify-content:space-between;gap:30px;background:#252525;color:#f7f4ee}
.agent-opportunities h2{font:clamp(24px,2.4vw,34px)/1.1 Georgia,serif;margin:0 0 7px}.agent-opportunities p{margin:0;color:#ded5c9;font-size:13px}.agent-opportunities .eyebrow{color:#e1c995;margin-bottom:8px}.agent-opportunities .text-link{white-space:nowrap;color:#fff;border-bottom-color:#c4a46c;font-weight:700}
.footer-disclosures{font-size:12px!important;line-height:1.8!important}.footer-disclosures a{text-decoration:underline;text-underline-offset:3px}
.form-success{min-height:100vh;display:grid;place-items:center;padding:30px;background:var(--ivory)}.form-success main{max-width:620px;background:#fff;padding:54px;box-shadow:0 22px 55px #49371315;border-top:3px solid var(--gold)}.form-success h1{font-size:clamp(48px,8vw,84px);line-height:1;margin:12px 0}.form-success p:not(.eyebrow){font-size:18px;color:#625e57;margin-bottom:30px}
@media(max-width:700px){.agent-opportunities{padding:26px 6%;display:block}.agent-opportunities .text-link{display:inline-block;margin-top:17px}.form-success main{padding:36px 26px}}
.form-status{min-height:1.4em;margin:12px 0 0;color:#625e57;font-size:12px}.valuation .form-status{color:#f7f4ee}.contact .form-status{color:#625e57}form button:disabled{cursor:wait;opacity:.75}
.buyer-search{background:#fffdf9;border-top:1px solid #c4a46c55;border-bottom:1px solid #c4a46c55;padding-top:72px;padding-bottom:72px}.buyer-search .section-top{max-width:820px;margin-left:auto;margin-right:auto}.buyer-search-widget{max-width:900px;margin:0 auto;padding:28px;background:#f7f4ee;border:1px solid #c4a46c66;box-shadow:0 18px 42px #49371314}.buyer-search-widget realscout-advanced-search{--rs-as-button-text-color:#ffffff;--rs-as-background-color:#f7f4ee;--rs-as-button-color:rgb(35, 93, 137);--rs-as-widget-width:500px !important;display:block;width:100%;margin:0 auto}
@media(max-width:700px){.buyer-search{padding-top:52px;padding-bottom:52px}.buyer-search-widget{padding:16px;margin-left:0;margin-right:0}.buyer-search-widget realscout-advanced-search{--rs-as-widget-width:100% !important}}

/* Personal-brand introduction belongs near the top of the homepage. */
.about.about-early{margin-top:68px;padding:82px 7%;grid-template-columns:minmax(0,1.28fr) minmax(360px,.82fr);gap:7%;overflow:hidden}
.about-visuals{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(150px,.72fr);grid-template-rows:1fr 1fr;gap:18px;min-width:0;position:relative;z-index:2}
.about-main{grid-row:1 / 3;min-width:0;height:100%;margin:0!important}
.about-main img{height:100%;aspect-ratio:auto;object-position:center 26%}
.about-supporting{position:relative;min-width:0;margin:0;overflow:hidden;background:#ded5c7;box-shadow:0 18px 42px #2f211726;border:1px solid #ffffff99}
.about-supporting img{display:block;width:100%;height:100%;min-height:0;object-fit:cover;filter:saturate(.92) contrast(1.02)}
.about-supporting-one img{object-position:center 30%}
.about-supporting-two img{object-position:center 34%}
.about.about-early .about-copy h2{font-size:clamp(38px,3.7vw,58px)}
.about.about-early .about-copy p{max-width:570px}
@media(max-width:1050px){.about.about-early{grid-template-columns:1fr;padding:72px 8%;gap:60px}.about-visuals{width:100%;max-width:760px}.about.about-early .about-copy{max-width:680px}}
@media(max-width:700px){.about.about-early{margin-top:42px;padding:52px 6%;gap:45px}.about-visuals{grid-template-columns:minmax(0,1.35fr) minmax(105px,.65fr);gap:10px}.about-main{max-width:none!important}.about-main .portrait-signature{padding:50px 16px 18px}.about-main .portrait-signature strong{font-size:27px}.about-main .portrait-signature span{font-size:6px;letter-spacing:1px}.about-supporting{box-shadow:0 12px 28px #2f21171f}.about.about-early .about-copy h2{font-size:38px}}