@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/0fec32c78403d184-s.26u7v4he067l8.woff2)format("woff2");unicode-range:U+460-52F,U+1C80-1C8A,U+20B4,U+2DE0-2DFF,U+A640-A69F,U+FE2E-FE2F}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/9d30e1ac529a223a-s.0x-5wtyyqn28e.woff2)format("woff2");unicode-range:U+301,U+400-45F,U+490-491,U+4B0-4B1,U+2116}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/9056bf441d45cedc-s.3yob337ug4w_n.woff2)format("woff2");unicode-range:U+1F??}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/e6c3b2b7c3a61f79-s.3dnpquur9zvda.woff2)format("woff2");unicode-range:U+370-377,U+37A-37F,U+384-38A,U+38C,U+38E-3A1,U+3A3-3FF}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/e557826f452dbd06-s.0hioodceto78-.woff2)format("woff2");unicode-range:U+102-103,U+110-111,U+128-129,U+168-169,U+1A0-1A1,U+1AF-1B0,U+300-301,U+303-304,U+308-309,U+323,U+329,U+1EA0-1EF9,U+20AB}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/1497d94d4ac5c969-s.180g8ykmerv64.woff2)format("woff2");unicode-range:U+100-2BA,U+2BD-2C5,U+2C7-2CC,U+2CE-2D7,U+2DD-2FF,U+304,U+308,U+329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C4,U+2113,U+2C60-2C7F,U+A720-A7FF}@font-face{font-family:EB Garamond;font-style:normal;font-weight:400 800;font-display:swap;src:url(../media/e4505858a30c79c2-s.p.1simdcn5ouyn0.woff2)format("woff2");unicode-range:U+??,U+131,U+152-153,U+2BB-2BC,U+2C6,U+2DA,U+2DC,U+304,U+308,U+329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}@font-face{font-family:EB Garamond Fallback;src:local(Times New Roman);ascent-override:106.26%;descent-override:31.44%;line-gap-override:0.0%;size-adjust:94.77%}.eb_garamond_e8214cf4-module__0QY_ia__className{font-family:EB Garamond,EB Garamond Fallback;font-style:normal}.eb_garamond_e8214cf4-module__0QY_ia__variable{--font-display:"EB Garamond", "EB Garamond Fallback"}
@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/a342834df7752944-s.1ypl14jhz9yyw.woff2)format("woff2");unicode-range:U+460-52F,U+1C80-1C8A,U+20B4,U+2DE0-2DFF,U+A640-A69F,U+FE2E-FE2F}@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/d3fe2f289711ac3f-s.2g9li78_0_it5.woff2)format("woff2");unicode-range:U+301,U+400-45F,U+490-491,U+4B0-4B1,U+2116}@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/58c4895d0a0ef7cc-s.00u3xrku2lqty.woff2)format("woff2");unicode-range:U+370-377,U+37A-37F,U+384-38A,U+38C,U+38E-3A1,U+3A3-3FF}@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/bfc7db5c00d21bc5-s.2vepgg3wcdr2q.woff2)format("woff2");unicode-range:U+102-103,U+110-111,U+128-129,U+168-169,U+1A0-1A1,U+1AF-1B0,U+300-301,U+303-304,U+308-309,U+323,U+329,U+1EA0-1EF9,U+20AB}@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/6ab0db14f70d8ed6-s.2ttjmmx-9gnz1.woff2)format("woff2");unicode-range:U+100-2BA,U+2BD-2C5,U+2C7-2CC,U+2CE-2D7,U+2DD-2FF,U+304,U+308,U+329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C4,U+2113,U+2C60-2C7F,U+A720-A7FF}@font-face{font-family:Manrope;font-style:normal;font-weight:200 800;font-display:swap;src:url(../media/a343f882a40d2cc9-s.p.3259ncl47-hqj.woff2)format("woff2");unicode-range:U+??,U+131,U+152-153,U+2BB-2BC,U+2C6,U+2DA,U+2DC,U+304,U+308,U+329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}@font-face{font-family:Manrope Fallback;src:local(Arial);ascent-override:103.31%;descent-override:29.07%;line-gap-override:0.0%;size-adjust:103.19%}.manrope_dce7f15f-module__qCIpRa__className{font-family:Manrope,Manrope Fallback;font-style:normal}.manrope_dce7f15f-module__qCIpRa__variable{--font-sans:"Manrope", "Manrope Fallback"}
:root{--ink:#172019;--ink-soft:#4e5a50;--paper:#f4f1e9;--white:#fff;--sage:#dbe2d6;--line:#17201929;--content:101rem;--gutter:clamp(1.25rem, 4vw, 4.5rem);--header-h:4.75rem;--title-measure:20ch}*{box-sizing:border-box}.sr-only{clip:rect(0, 0, 0, 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}html{scroll-behavior:smooth;scroll-padding-top:var(--header-h)}body{background:var(--paper);color:var(--ink);font-family:var(--font-sans), sans-serif;-webkit-font-smoothing:antialiased;margin:0;font-size:1rem;line-height:1.6}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}img{max-width:100%}.skip-link{z-index:200;background:var(--white);color:var(--ink);padding:.65rem 1rem;position:fixed;top:.5rem;left:.5rem;transform:translateY(-200%)}.skip-link:focus{transform:translateY(0)}.site-header{z-index:100;color:var(--white);transition:color .24s,background-color .24s,-webkit-backdrop-filter .24s,backdrop-filter .24s;position:fixed;inset:0 0 auto}.site-header:before{z-index:-1;content:"";opacity:1;pointer-events:none;background:linear-gradient(#080e0a6b,#0000);transition:opacity .24s;position:absolute;inset:0 0 -3rem}.site-header.is-solid{color:var(--ink);background:color-mix(in srgb, var(--paper) 92%, transparent);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);border-bottom:1px solid #17201914}body:not(:has(main .hero)) .site-header{color:var(--ink);background:color-mix(in srgb, var(--paper) 92%, transparent);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);border-bottom:1px solid #17201914}.site-header.is-solid:before{opacity:0}body:not(:has(main .hero)) .site-header:before{opacity:0}body:not(:has(main .hero)) main{padding-top:var(--header-h)}.header-inner{width:min(100%, var(--content));height:var(--header-h);padding-inline:var(--gutter);grid-template-columns:1fr auto 1fr;align-items:center;margin:auto;display:grid}.desktop-nav,.header-actions{letter-spacing:.13em;text-transform:uppercase;align-items:center;gap:clamp(.9rem,1.7vw,1.8rem);font-size:.68rem;font-weight:600;display:flex}.desktop-nav a,.header-phone{position:relative}.desktop-nav a:after,.header-phone:after{content:"";transform-origin:100%;background:currentColor;height:1px;transition:transform .22s;position:absolute;inset:auto 0 -.35rem;transform:scaleX(0)}.desktop-nav a:hover:after,.header-phone:hover:after{transform-origin:0;transform:scaleX(1)}.header-logo{filter:brightness(0)invert();place-items:center;transition:filter .24s;display:grid}.header-logo img{width:2.35rem;height:auto}.is-solid .header-logo{filter:none}body:not(:has(main .hero)) .header-logo{filter:none}.header-actions{justify-content:flex-end}.header-phone{opacity:.9;align-items:center;gap:.4rem;display:inline-flex}.header-contact,.button{letter-spacing:.1em;text-transform:uppercase;border:1px solid;border-radius:100vw;justify-content:center;align-items:center;gap:.5rem;min-height:2.5rem;padding:.6rem 1.05rem;font-size:.68rem;font-weight:700;line-height:1;transition:background-color .2s,color .2s,transform .2s;display:inline-flex}.header-contact:hover,.button:hover{transform:translateY(-2px)}.menu-toggle{width:2.75rem;height:2.75rem;color:inherit;background:0 0;border:0;padding:0;display:none}.menu-panel{z-index:-1;min-height:100svh;padding:9rem var(--gutter) 3rem;background:var(--paper);color:var(--ink);opacity:0;visibility:hidden;transition:opacity .22s,transform .3s cubic-bezier(.16,1,.3,1),visibility 0s .3s;position:fixed;inset:0;transform:translateY(-1rem)}.menu-panel.is-open{opacity:1;visibility:visible;transition-delay:0s;transform:translateY(0)}.menu-panel nav{width:min(100%,72rem);margin:auto;display:grid}.menu-panel nav a{border-bottom:1px solid var(--line);font-family:var(--font-display), serif;opacity:0;grid-template-columns:1fr auto;align-items:center;padding:.7rem 0;font-size:clamp(2rem,4.4vw,3.4rem);line-height:1;display:grid;transform:translateY(1rem)}.menu-panel.is-open nav a{opacity:1;transition:opacity .35s ease calc(var(--menu-index) * 45ms + 90ms), transform .5s cubic-bezier(.16, 1, .3, 1) calc(var(--menu-index) * 45ms + 90ms);transform:translateY(0)}.menu-meta{width:min(100%,72rem);color:var(--ink-soft);justify-content:space-between;margin:2rem auto 0;font-size:.78rem;display:flex}.page-header{width:min(100%, var(--content))}.page-header h1{max-width:var(--title-measure);letter-spacing:-.015em;margin:.5rem 0 0;font-size:clamp(2.4rem,4.6vw,4.4rem);font-weight:400;line-height:1.04}.page-header-copy{max-width:40rem;color:var(--ink-soft);margin:1.5rem 0 0;font-size:1.02rem}.hero{min-height:100svh;color:var(--white);background:#263128;place-items:end start;display:grid;position:relative;overflow:hidden}.hero-media img{animation:18s ease-out both hero-zoom}@keyframes hero-zoom{0%{transform:scale(1.08)}to{transform:scale(1)}}.hero-content>*{animation:.7s cubic-bezier(.16,1,.3,1) both rise}.hero-content h1{animation-delay:80ms}.hero-content .hero-location{animation-delay:40ms}.hero-content .hero-copy{animation-delay:.16s}.hero-content .hero-actions{animation-delay:.24s}@keyframes rise{0%{opacity:0;transform:translateY(1.25rem)}to{opacity:1;transform:translateY(0)}}.hero-media,.hero-video,.hero-shade{position:absolute;inset:0}.hero-video-el{object-fit:cover;width:100%;height:100%;display:block}.cover-image{object-fit:cover;font-size:0}.hero-shade{background:linear-gradient(#080f0a1f,#0000 35%),linear-gradient(90deg,#050b0785,#050b0700 68%),linear-gradient(#0000 45%,#050b0775)}.hero-content{z-index:2;width:min(100%, var(--content));padding:10rem var(--gutter) clamp(6rem, 11vh, 9rem);margin:0 auto;position:relative}.hero h1,.page-header h1,.section-heading h2,.split :is(h1,h2,h3),.contact-intro :is(h1,h2),.cta h2{font-family:var(--font-display), serif;letter-spacing:-.015em;text-wrap:balance;margin:0;font-weight:400;line-height:1.06}.hero h1{max-width:var(--title-measure);font-size:clamp(2.6rem,5vw,4.75rem);line-height:1.02}.hero-copy{color:#ffffffd1;max-width:34rem;margin:1.25rem 0 0;font-size:1rem}.hero-location{color:#ffffffbd;margin:0 0 .85rem;font-size:.92rem}.hero-actions,.button-row{flex-wrap:wrap;gap:.7rem;margin-top:2rem;display:flex}.button-row:empty{display:none}.button-light{border-color:var(--white);background:var(--white);color:var(--ink)}.button-light:hover{color:var(--white);background:0 0}.button-ghost{color:var(--white);border-color:#ffffff9e}.button-ghost:hover{background:var(--white);color:var(--ink)}.button-dark{border-color:var(--ink);background:var(--ink);color:var(--white)}.button-dark:hover{background:#22301f}.button-outline{color:var(--ink);border-color:#17201952}.button-outline:hover{border-color:var(--ink);background:var(--ink);color:var(--white)}.hero-scroll{z-index:3;right:max(var(--gutter), calc((100% - var(--content)) / 2 + var(--gutter)));border:1px solid #ffffff80;border-radius:50%;place-items:center;width:3rem;height:3rem;display:grid;position:absolute;bottom:2.5rem}.help-bubble{z-index:90;flex-direction:column;align-items:end;gap:.75rem;transition:opacity .22s,transform .22s;display:none;position:fixed;bottom:1rem;right:1rem}.help-bubble.is-hidden{opacity:0;pointer-events:none;transform:translateY(140%)}.help-trigger{color:inherit;cursor:pointer;background:0 0;border:0;align-items:center;gap:.6rem;padding:0;display:inline-flex}.help-label{background:var(--white);color:var(--ink);letter-spacing:.06em;white-space:nowrap;border-radius:12px;padding:.6rem .85rem;font-size:.72rem;font-weight:700;position:relative;box-shadow:0 10px 30px #09100b29}.help-label:after{content:"";background:var(--white);width:10px;height:10px;position:absolute;top:50%;right:-5px;transform:translateY(-50%)rotate(45deg)}.help-avatar{background:var(--ink);width:3.5rem;height:3.5rem;color:var(--paper);border-radius:50%;place-items:center;display:grid;position:relative;overflow:hidden;box-shadow:0 12px 34px #09100b47}.help-avatar img{object-position:50% 8%}.help-avatar:after{content:"";border:2px solid var(--white);border-radius:50%;position:absolute;inset:0}.help-card{background:var(--white);border-radius:14px;gap:.5rem;width:min(19rem,100vw - 2rem);padding:1.25rem;display:grid;box-shadow:0 18px 50px #09100b33}.help-card[hidden]{display:none}.help-card-name{font-family:var(--font-display), serif;margin:0;font-size:1.15rem}.help-card-role{color:var(--ink-soft);letter-spacing:.12em;text-transform:uppercase;margin:0;font-size:.66rem;font-weight:700}.help-card-copy{color:var(--ink-soft);margin:.35rem 0 .6rem;font-size:.86rem;line-height:1.5}.help-action{border:1px solid var(--line);border-radius:8px;align-items:center;gap:.55rem;padding:.7rem .85rem;font-size:.85rem;transition:background-color .18s,color .18s,border-color .18s;display:flex}.help-action:hover{border-color:var(--ink);background:var(--ink);color:var(--white)}.help-card-link{color:var(--ink-soft);letter-spacing:.09em;text-transform:uppercase;text-align:center;text-underline-offset:4px;margin-top:.35rem;font-size:.68rem;font-weight:700;text-decoration:underline}.help-card-link:hover{color:var(--ink)}.section{width:min(100%, var(--content));padding:clamp(3.75rem, 6vw, 6rem) var(--gutter);margin:0 auto}main .section+.section{padding-top:0}main :is(.hero,.split,.cta)+.section:not(.split){padding-top:clamp(3.75rem,6vw,6rem)}.section.page-header{padding-top:clamp(1.75rem,3vw,2.75rem);padding-bottom:clamp(1.25rem,2vw,2rem)}.section.page-header+.section.listings{padding-top:clamp(1.5rem,2.6vw,2.5rem)}.section-heading{justify-content:space-between;align-items:end;gap:2rem;margin-bottom:clamp(2rem,3.5vw,3.5rem);display:flex}.section-heading h2,.split :is(h1,h2,h3),.contact-intro :is(h1,h2){font-size:clamp(2rem,3.1vw,3.1rem)}.text-link{letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid;flex:none;align-items:center;gap:.45rem;padding-bottom:.25rem;font-size:.72rem;font-weight:700;display:inline-flex}button.text-link{color:inherit;font:inherit;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;background:0 0;border-top:0;border-left:0;border-right:0;padding-top:0;padding-left:0;padding-right:0;font-size:.72rem;font-weight:700}.property-rail{scroll-snap-type:x mandatory;scrollbar-width:thin;scrollbar-color:#17201938 transparent;grid-auto-columns:min(30rem,33vw);grid-auto-flow:column;gap:clamp(1rem,1.6vw,1.75rem);padding-bottom:1.25rem;display:grid;overflow-x:auto}.property-rail::-webkit-scrollbar{height:3px}.property-rail::-webkit-scrollbar-track{background:#17201914}.property-rail::-webkit-scrollbar-thumb{background:#17201947}.property-card{scroll-snap-align:start;flex-direction:column;display:flex}.property-image{aspect-ratio:4/3;background:linear-gradient(135deg,#d9ddd5,#c8cfc4 55%,#dde2d7);position:relative;overflow:hidden}.property-card img{transition:transform .7s cubic-bezier(.16,1,.3,1)}.property-card:hover img{transform:scale(1.035)}.property-city{z-index:2;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);letter-spacing:.1em;text-transform:uppercase;background:#f4f1e9e0;border-radius:100vw;padding:.35rem .65rem;font-size:.63rem;font-weight:700;position:absolute;top:1rem;left:1rem}.property-card-copy{border-bottom:1px solid var(--line);flex-direction:column;flex:1;gap:.85rem;padding:1.1rem 0 1.2rem;display:flex}.property-card h3{max-width:26ch;font-family:var(--font-display), serif;-webkit-line-clamp:2;-webkit-box-orient:vertical;margin:0;font-size:clamp(1.25rem,1.5vw,1.5rem);font-weight:450;line-height:1.14;display:-webkit-box;overflow:hidden}.property-card-meta{justify-content:space-between;align-items:center;gap:1rem;margin-top:auto;display:flex}.property-price{color:var(--ink);font-variant-numeric:tabular-nums;letter-spacing:.01em;margin:0;font-size:.95rem}.property-specs{color:var(--ink-soft);gap:.75rem;font-size:.72rem;display:flex}.property-place{color:var(--ink-soft);letter-spacing:.12em;text-transform:uppercase;margin:.5rem 0 0;font-size:.66rem;font-weight:700;display:none}.property-card-go{border:1px solid var(--line);width:2.5rem;height:2.5rem;color:var(--ink);border-radius:50%;flex:none;place-items:center;transition:background-color .2s,color .2s,border-color .2s;display:none}.property-specs span{align-items:center;gap:.3rem;display:inline-flex}.split{--page-inline:max(var(--gutter), calc((100cqw - var(--content)) / 2 + var(--gutter)));background:#e6e8e0;grid-template-columns:minmax(0,1.08fr) minmax(0,.92fr);width:100%;max-width:none;padding:0;display:grid;container:split/inline-size}.split.is-reversed .split-media{order:2}.split-media{background:#cbd2c8;min-height:min(58rem,82svh);position:relative}.split-slider{position:absolute;inset:0}.split-track{scroll-snap-type:x mandatory;scrollbar-width:none;height:100%;display:flex;overflow-x:auto}.split-track::-webkit-scrollbar{display:none}.split-slide{scroll-snap-align:center;flex:0 0 100%;height:100%;position:relative}.split-slider-nav{z-index:2;gap:.5rem;display:flex;position:absolute;bottom:1.25rem;right:1.25rem}.split-slider-nav button{width:2.75rem;height:2.75rem;color:var(--white);cursor:pointer;-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);background:#0c120d80;border:0;border-radius:100vw;place-items:center;padding:0;transition:background-color .18s;display:grid}.split-slider-nav button:hover{background:#0c120dc7}.split-slider-dots{z-index:2;gap:.4rem;display:flex;position:absolute;bottom:1.9rem;left:1.25rem}.split-slider-dots button{cursor:pointer;background:#ffffff73;border:0;border-radius:100vw;width:.4rem;height:.4rem;padding:0;transition:width .2s,background-color .2s}.split-slider-dots button.is-active{background:var(--white);width:1.4rem}.split-copy{padding:clamp(3.5rem, 7.5vw, 8rem) var(--gutter);flex-direction:column;justify-content:center;align-items:flex-start;display:flex}.split.is-reversed .split-copy{padding-left:var(--page-inline)}.split:not(.is-reversed) .split-copy{padding-right:var(--page-inline)}.split-copy :is(h1,h2,h3){max-width:var(--title-measure)}.rich-text{max-width:35rem;color:var(--ink-soft);margin:2rem 0}.rich-text p{margin:0 0 1rem}.cta{min-height:clamp(30rem,62svh,44rem);padding:var(--gutter);color:var(--white);text-align:center;background:#28332a;place-items:center;display:grid;position:relative;overflow:hidden}.cta-shade{background:#050b078f;position:absolute;inset:0}.cta-content{z-index:2;max-width:70rem;position:relative}.cta h2{max-width:22ch;margin:0 auto 2rem;font-size:clamp(2.2rem,3.6vw,3.6rem)}.site-footer{color:#edf0e8;background:#111713;padding:clamp(3rem,4.5vw,4.5rem) 0 2rem}.footer-inner{width:min(100%, var(--content));padding-inline:var(--gutter);margin:auto}.site-footer .journey-cta{background:0 0;border-top:0;margin-bottom:clamp(2.4rem,4vw,3.9rem);padding:0}.site-footer .journey-cta-inner{width:100%;max-width:none;margin:0;padding-inline:0}.journey-cta{color:#e9eee8;background:#020403;border-top:1px solid #d5ddd233;padding:4.25rem 0 4.5rem}.journey-cta-inner{width:min(100%, var(--content));padding-inline:var(--gutter);grid-template-columns:1fr auto;align-items:center;gap:2.8rem;margin:auto;display:grid}.journey-cta-title{color:#f3f7f2;font-family:var(--font-display), serif;letter-spacing:.008em;margin:0;font-size:clamp(2.35rem,4.4vw,4.25rem);font-weight:300;line-height:1.08}.journey-cta-text{color:#e2ece1c7;max-width:45rem;margin:1.55rem 0 0;font-size:.95rem;line-height:1.72}.journey-cta-circle{color:#1c241d;background:radial-gradient(circle at 32% 28%,#fff 0%,#eef2ec 42%,#dbe5da 100%);border-radius:999px;flex-shrink:0;justify-content:center;align-items:center;width:152px;height:152px;transition:transform .25s,box-shadow .25s;display:inline-flex;position:relative;box-shadow:0 0 0 1px #f7fbf69e,0 18px 36px #00000061}.journey-cta-circle:hover{transform:translateY(-2px);box-shadow:0 0 0 1px #f7fbf6b3,0 22px 44px #0000006b}.journey-cta-circle-text{width:100%;height:100%;animation:12s linear infinite journey-cta-spin;position:absolute;inset:0}.journey-cta-circle-text-path{fill:#1a221bbd;letter-spacing:.12em;text-transform:uppercase;font-size:10.5px;font-weight:700}.journey-cta-circle-arrow{font-size:2.2rem;line-height:1;transform:translateY(-4px)}@keyframes journey-cta-spin{0%{transform:rotate(0)}to{transform:rotate(360deg)}}.footer-grid{border-top:1px solid #ffffff29;border-bottom:1px solid #ffffff29;grid-template-columns:1.5fr .9fr 1fr 1.5fr;gap:clamp(1.75rem,3.5vw,3.5rem);padding:3rem 0;display:grid}.footer-brand img{width:9.5rem;height:auto}.footer-brand p{color:#ffffff8c;max-width:22rem;margin-top:1.25rem;font-size:.82rem}.footer-grid nav,.footer-contact,.footer-news{flex-direction:column;align-items:flex-start;gap:.5rem;font-size:.82rem;display:flex}.footer-grid nav>span,.footer-contact>span,.footer-news>span{color:#ffffff6b;letter-spacing:.14em;text-transform:uppercase;margin-bottom:.55rem;font-size:.62rem;font-weight:700}.footer-grid nav a,.footer-contact a{color:#ffffffc7;transition:color .18s}.footer-grid nav a:hover,.footer-contact a:hover{color:#fff}.footer-contact a{align-items:center;gap:.5rem;display:inline-flex}.footer-news p{color:#ffffff8c;max-width:24rem}.newsletter-form{gap:.6rem;width:100%;margin-top:.35rem;display:grid}.newsletter-row{background:#ffffff0d;border:1px solid #ffffff38;border-radius:100vw;align-items:center;gap:.4rem;padding:.3rem .3rem .3rem 1rem;transition:border-color .2s,background .2s;display:flex}.newsletter-row:focus-within{background:#ffffff17;border-color:#ffffff80}.newsletter-row input{color:#edf0e8;background:0 0;border:0;flex:auto;min-width:0;min-height:2.4rem;padding:0;font-size:.82rem}.newsletter-row input::placeholder{color:#ffffff6b}.newsletter-row input:focus{outline:none}.newsletter-row button{color:#111713;letter-spacing:.12em;text-transform:uppercase;cursor:pointer;background:#edf0e8;border:0;border-radius:100vw;flex:none;min-height:2.4rem;padding:0 1.15rem;font-size:.64rem;font-weight:700;transition:background .2s,opacity .2s}.newsletter-row button:hover{background:#fff}.newsletter-row button:disabled{opacity:.55;cursor:progress}.newsletter-note{color:#ffffff9e;font-size:.75rem}.newsletter-note.is-error{color:#f0b8a8}.footer-legal{color:#ffffff7a;grid-template-columns:1fr auto 1fr;gap:1rem;padding-top:1.5rem;font-size:.65rem;display:grid}.footer-legal div{gap:1.25rem;display:flex}.footer-legal>a{text-align:right}@media (max-width:950px){.desktop-nav{display:none}.header-inner{grid-template-columns:1fr auto auto}.header-logo{order:1;justify-self:start}.header-actions{order:2}.menu-toggle{order:3;place-items:center;margin-left:.5rem;margin-right:-.6rem;display:grid}.header-phone span{display:none}.property-rail{grid-auto-columns:min(30rem,62vw)}.split{grid-template-columns:1fr}.split.is-reversed .split-media{order:initial}.split-media{min-height:65svh}.footer-grid{grid-template-columns:1fr 1fr;gap:2.5rem}.footer-brand{grid-column:1/-1}}@media (max-width:700px){:root{--header-h:4.25rem}.header-phone{display:none}.header-contact{gap:.4rem;min-height:2.35rem;padding:.55rem .95rem;font-size:.63rem}.header-contact svg{width:14px;height:14px}.menu-panel{padding-top:7rem}.menu-panel nav a{font-size:clamp(1.9rem,8.5vw,2.9rem)}.menu-panel nav a svg{width:1.25rem}.menu-meta{gap:.3rem;display:grid}.menu-meta p{margin:0}.hero-content{padding-bottom:7rem}.hero h1{font-size:clamp(2.4rem,9.5vw,3.4rem)}.hero-scroll{bottom:1.5rem;right:1.25rem}.section-heading{flex-direction:column;align-items:flex-start}.property-rail{margin-right:calc(var(--gutter) * -1);grid-auto-columns:88vw}.property-card-copy{display:block}.property-specs{margin-top:.8rem}.split-media{min-height:54svh}.footer-grid{grid-template-columns:1fr;gap:2.25rem;display:grid}.footer-legal{grid-template-columns:1fr}.footer-legal div{flex-wrap:wrap}.footer-legal>a{text-align:left}}.filter-bar,.form-grid,.contact-form{gap:1rem;display:grid}.listings-controls{border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:clamp(1.75rem,3vw,2.5rem)}.listings-panel{justify-content:space-between;align-items:end;gap:clamp(1.25rem,3vw,2.75rem);padding:1.35rem 0 1.5rem;display:flex}.filter-bar{flex:auto;grid-template-columns:repeat(5,minmax(0,1fr));align-items:end;gap:1rem clamp(1rem,2.2vw,2rem);min-width:0;max-width:66rem}.listings{padding-top:clamp(2rem,3.5vw,3.5rem)}.listings-summary{border-top:1px solid var(--line);align-items:center;gap:1.25rem;padding:.7rem 0;display:flex}.listings-count{color:var(--ink-soft);letter-spacing:.12em;text-transform:uppercase;font-variant-numeric:tabular-nums;margin:0 auto 0 0;font-size:.68rem;font-weight:700}.sort-control{border-left:1px solid var(--line);flex:none;width:11.5rem;padding-left:clamp(1.25rem,3vw,2.75rem)}.sort-control .select-panel{left:auto;right:0}.view-toggle{border:1px solid var(--line);background:#ffffff80;border-radius:6px;padding:.15rem;display:flex}.view-toggle button{width:2.1rem;height:2.1rem;color:var(--ink-soft);cursor:pointer;background:0 0;border:0;border-radius:4px;place-items:center;padding:0;transition:background-color .16s,color .16s;display:grid}.view-toggle button:hover{color:var(--ink)}.view-toggle button:focus-visible{outline:2px solid var(--ink);outline-offset:2px}.view-toggle button.is-active{background:var(--ink);color:var(--white)}.listings-note{color:var(--ink-soft);margin:3rem 0 0}.select-field,.contact-form .field{letter-spacing:.08em;text-transform:uppercase;gap:.45rem;font-size:.68rem;font-weight:700;display:grid}.select-field{position:relative}.select-field .field-label{color:var(--ink-soft);transition:color .18s}.select-field:focus-within .field-label{color:var(--ink)}.select-trigger{border:0;border-bottom:1px solid var(--line);width:100%;min-height:2.9rem;color:var(--ink);font:inherit;letter-spacing:0;text-align:left;text-transform:none;cursor:pointer;background:0 0;border-radius:0;justify-content:space-between;align-items:center;gap:.75rem;padding:.6rem 0 .65rem;font-size:.95rem;font-weight:400;transition:border-color .18s;display:flex}.select-trigger svg{color:var(--ink-soft);flex:none;transition:transform .2s}.select-trigger:hover{border-bottom-color:#1720196b}.select-trigger:focus-visible{outline:2px solid var(--ink);outline-offset:3px;border-bottom-color:var(--ink);box-shadow:0 1px 0 0 var(--ink)}.select-trigger:disabled{color:#17201957;cursor:not-allowed}.select-trigger:disabled svg{opacity:.4}.select-field.is-open .select-trigger{border-bottom-color:var(--ink)}.select-field.is-open .select-trigger svg{transform:rotate(180deg)}.select-value{white-space:nowrap;text-overflow:ellipsis;overflow:hidden}.select-panel{z-index:40;border:1px solid var(--line);background:var(--white);overscroll-behavior:contain;scrollbar-width:thin;scrollbar-color:#17201940 transparent;border-radius:6px;width:max-content;min-width:100%;max-width:min(18rem,70vw);max-height:15rem;margin:0;padding:.3rem;list-style:none;animation:.14s select-open;position:absolute;top:calc(100% + .4rem);left:0;overflow-y:auto;box-shadow:0 26px 45px -30px #1720198c}.select-panel::-webkit-scrollbar{width:10px}.select-panel::-webkit-scrollbar-thumb{background:#17201940 padding-box content-box;border:3px solid #0000;border-radius:100vw}@keyframes select-open{0%{opacity:0;transform:translateY(-.35rem)}}.select-option{color:var(--ink);letter-spacing:0;text-transform:none;cursor:pointer;border-radius:4px;justify-content:space-between;align-items:center;gap:.75rem;padding:.55rem .6rem;font-size:.92rem;font-weight:400;display:flex}.select-option.is-active{background:var(--sage)}.select-option[aria-selected=true]{font-weight:600}.select-option svg{color:var(--ink-soft);flex:none}.contact-form .field-label{color:var(--ink-soft);transition:color .18s}.contact-form .field:focus-within .field-label{color:var(--ink)}.contact-form input,.contact-form textarea{border:0;border-bottom:1px solid var(--line);width:100%;color:var(--ink);font:inherit;letter-spacing:0;text-transform:none;background:0 0;border-radius:0;padding:.5rem 0 .65rem;font-size:.95rem;font-weight:400;transition:border-color .18s}.contact-form input{min-height:2.6rem}.contact-form textarea{resize:vertical;min-height:7.5rem}.contact-form :is(input,textarea)::placeholder{color:#1720194d}.contact-form :is(input,textarea):hover{border-bottom-color:#1720196b}.contact-form :is(input,textarea):focus-visible{border-bottom-color:var(--ink);box-shadow:0 1px 0 0 var(--ink);outline:none}.contact-form input:-webkit-autofill{-webkit-text-fill-color:var(--ink);box-shadow:inset 0 0 0 100vw var(--white)}.field-honeypot{clip-path:inset(50%);width:1px;height:1px;position:absolute;overflow:hidden}.listing-grid,.team-grid,.gallery-grid{gap:1.5rem;display:grid}.listing-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(1.5rem,3vw,2.25rem) 1.5rem}.listing-grid.is-list{grid-template-columns:1fr;gap:0}.listing-grid.is-list .property-card{border-bottom:1px solid var(--line);grid-template-columns:minmax(8rem,12rem) minmax(0,1fr) auto auto;align-items:center;gap:clamp(1.25rem,2.5vw,2.25rem);margin:0 -.75rem;padding:1rem .75rem;transition:background-color .2s;display:grid}.listing-grid.is-list .property-card:hover{background:#ffffff8c}.listing-grid.is-list .property-card:first-child{border-top:1px solid var(--line)}.listing-grid.is-list .property-image{aspect-ratio:3/2;width:100%}.listing-grid.is-list .property-city{display:none}.listing-grid.is-list .property-card-copy{display:contents}.listing-grid.is-list .property-card h3{max-width:30ch;font-size:clamp(1.2rem,1.8vw,1.65rem)}.listing-grid.is-list .property-place{display:block}.listing-grid.is-list .property-card-meta{text-align:right;flex-direction:column;align-items:end;gap:.4rem;margin:0}.listing-grid.is-list .property-price{font-size:1.05rem}.listing-grid.is-list .property-card-go{display:grid}.listing-grid.is-list .property-card:hover .property-card-go{border-color:var(--ink);background:var(--ink);color:var(--white)}.listing-grid.is-pending{opacity:.55}.listing-grid:focus{outline:none}.listing-grid:focus-visible{outline:2px solid var(--ink);outline-offset:4px}.listings-empty{border:1px solid var(--line);text-align:center;background:#ffffff73;margin:0 0 2rem;padding:clamp(2.5rem,5vw,4rem) clamp(1.5rem,3vw,3rem)}.listings-empty p{color:var(--ink-soft);margin:0;font-size:1.05rem}.listings-empty .button-row{justify-content:center}.listing-card{min-width:0}.pagination{border-top:1px solid var(--line);justify-content:center;align-items:center;gap:.75rem;margin-top:clamp(2.5rem,4vw,3.5rem);padding-top:1.75rem;display:flex}.pagination-pages{flex-wrap:wrap;justify-content:center;gap:.3rem;display:flex}.pagination button{min-width:2.5rem;height:2.5rem;color:var(--ink-soft);font-variant-numeric:tabular-nums;background:0 0;border:1px solid #0000;border-radius:3px;padding:0 .5rem;transition:background-color .16s,color .16s,border-color .16s}.pagination button:hover:not(:disabled){color:var(--ink);background:#1720190f}.pagination button.is-active{border-color:var(--ink);color:var(--ink);font-weight:700}.pagination .pagination-step{border-color:var(--line);place-items:center;display:grid}.pagination-step:disabled{opacity:.35;cursor:not-allowed}.contact-layout{grid-template-columns:.9fr 1.1fr;align-items:start;gap:clamp(2.5rem,5vw,5rem);display:grid}.contact-intro :is(h1,h2){max-width:var(--title-measure);margin:.35rem 0 1.25rem}.contact-lead{max-width:34rem;color:var(--ink-soft)}.contact-channels{border-top:1px solid var(--line);gap:1.4rem;margin:2.25rem 0 0;padding:2rem 0 0;list-style:none;display:grid}.contact-channels li{align-items:flex-start;gap:.9rem;display:flex}.contact-channels svg{color:var(--ink-soft);flex:none;margin-top:.15rem}.contact-channels span{color:var(--ink-soft);letter-spacing:.14em;text-transform:uppercase;margin-bottom:.15rem;font-size:.62rem;font-weight:700;display:block}.contact-channels p{margin:0;font-size:.95rem}.contact-channels a{text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line);text-underline-offset:4px;font-size:.95rem;transition:text-decoration-color .18s}.contact-channels a:hover{text-decoration-color:currentColor}.contact-card{border:1px solid var(--line);background:var(--white);border-radius:6px;padding:clamp(1.6rem,2.4vw,2.4rem);box-shadow:0 30px 60px -50px #1720198c}.contact-card-title{font-family:var(--font-display), serif;margin:0;font-size:clamp(1.5rem,1.9vw,1.8rem);line-height:1.15}.contact-card-note{border-bottom:1px solid var(--line);color:var(--ink-soft);margin:.4rem 0 0;padding-bottom:clamp(1.2rem,2vw,1.6rem);font-size:.88rem}.contact-form{background:0 0;gap:1.4rem;padding:0}.contact-card .contact-form{margin-top:clamp(1.3rem,2vw,1.7rem)}.form-grid{grid-template-columns:1fr 1fr;gap:1.4rem 1.25rem}.form-footer{flex-wrap:wrap;align-items:center;gap:.9rem 1.4rem;margin-top:.25rem;display:flex}.form-footer .button{flex:none;min-width:11.5rem}.form-footer .button:disabled{opacity:.6;cursor:progress;transform:none}.form-note{color:var(--ink-soft);flex:11rem;margin:0;font-size:.73rem;line-height:1.5}.form-feedback:empty{display:none}.form-status{border-radius:4px;align-items:center;gap:.5rem;margin:0;padding:.7rem .85rem;font-size:.85rem;display:flex}.form-status svg{flex:none}.form-status.is-success{color:#2f6d4a;background:#2f6d4a1a}.form-status.is-error{color:#a33b32;background:#a33b3217}.team-grid{grid-template-columns:repeat(4,minmax(0,1fr))}.team-photo{aspect-ratio:4/5;background:#d7ddd4;margin-bottom:1rem;position:relative;overflow:hidden}.team-photo-image{filter:grayscale();transition:filter .4s,transform .7s}.team-card:hover .team-photo-image{filter:grayscale(0);transform:scale(1.03)}.contact-direct{justify-items:start;gap:.4rem;margin:1.5rem 0 1.75rem;font-size:.95rem;display:grid}.contact-direct a{text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line);text-underline-offset:.28em;transition:text-decoration-color .18s}.contact-direct a:hover{text-decoration-color:currentColor}.listing-agent{align-items:center;gap:1rem;max-width:28rem;margin:1.75rem 0 1.5rem;display:flex}.listing-agent-photo{object-fit:cover;border:1px solid #1725171a;border-radius:50%;flex:none;width:5.5rem;height:5.5rem}.listing-agent-details{flex-direction:column;min-width:0;display:flex}.listing-agent-name{color:var(--ink);margin:0 0 .18rem;font-size:1.02rem;font-weight:600}.listing-agent-role{color:var(--ink-soft);letter-spacing:.08em;text-transform:uppercase;margin:0 0 .55rem;font-size:.7rem}.listing-agent-link{color:var(--ink);word-break:break-word;font-size:.88rem;line-height:1.45;text-decoration:none}.listing-agent-link:hover{text-underline-offset:.2em;text-decoration:underline}.contact-intro .text-link{display:inline-flex}.filter-toggle{border:1px solid var(--line);min-height:2.75rem;color:var(--ink);letter-spacing:.09em;text-transform:uppercase;cursor:pointer;background:0 0;border-radius:100vw;align-items:center;gap:.5rem;padding:0 1rem;font-size:.68rem;font-weight:700;display:none}.listings-controls.is-open .filter-toggle{border-color:var(--ink);background:var(--ink);color:var(--white)}.listings-controls.is-open .filter-toggle span{background:var(--white);color:var(--ink)}.filter-toggle span{background:var(--ink);min-width:1.25rem;height:1.25rem;color:var(--white);border-radius:100vw;place-items:center;padding:0 .3rem;font-size:.62rem;display:grid}.filter-clear{color:var(--ink);letter-spacing:.08em;text-transform:uppercase;cursor:pointer;background:0 0;border:0;align-items:center;gap:.4rem;padding:0;font-size:.68rem;font-weight:700;display:inline-flex}.filter-clear:hover{color:var(--ink-soft)}.team-card h3{font-family:var(--font-display), serif;margin:0;font-size:1.35rem}.team-card--link>a{color:inherit;display:block}.team-card--link>a:hover h3{text-underline-offset:.18em;text-decoration:underline}.team-profile{background:var(--white);color:var(--ink);padding:calc(var(--header-h) + 2.5rem) var(--gutter) 4.5rem}.team-profile-inner{width:min(100%, var(--content));grid-template-columns:minmax(0,1.15fr) minmax(16rem,.85fr);align-items:start;gap:clamp(2rem,5vw,4.5rem);margin:0 auto;display:grid}.team-profile-back{letter-spacing:.04em;margin:0 0 1.5rem;font-size:.82rem}.team-profile-back a{text-underline-offset:.22em;text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line)}.team-profile-back a:hover{text-decoration-color:currentColor}.team-profile-name{font-family:var(--font-display), serif;letter-spacing:-.02em;margin:0 0 .55rem;font-size:clamp(2.6rem,5vw,4.4rem);font-weight:500;line-height:1.05}.team-profile-role{color:var(--ink-soft);margin:0 0 1.75rem;font-size:.95rem}.team-profile-bio{max-width:38rem;color:var(--ink-soft);font-size:1.02rem;line-height:1.7}.team-profile-bio p{margin:0 0 1.1rem}.team-profile-bio p:last-child{margin-bottom:0}.team-profile-contact{gap:.35rem;margin-top:2rem;font-size:.95rem;display:grid}.team-profile-contact a{text-underline-offset:.22em;text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line)}.team-profile-contact a:hover{text-decoration-color:currentColor}.team-profile-media{aspect-ratio:3/4;background:#d7ddd4;width:100%;max-width:26rem;margin-left:auto;position:relative;overflow:hidden}.team-profile-media-image{object-fit:cover;filter:grayscale()}.team-profile-media-fallback{background:#d7ddd4;position:absolute;inset:0}.team-profile-media-role{z-index:1;color:#fff;letter-spacing:.08em;text-transform:uppercase;text-shadow:0 1px 8px #00000073;font-size:.72rem;font-weight:600;position:absolute;bottom:.9rem;left:.9rem;right:.9rem}.team-profile-media-play,.team-profile-media-close{z-index:2;cursor:pointer;border:0;position:absolute}.team-profile-media-play{color:var(--ink);letter-spacing:.06em;text-transform:uppercase;background:#ffffffeb;padding:.7rem 1.1rem;font-size:.78rem;font-weight:600;top:50%;left:50%;transform:translate(-50%,-50%)}.team-profile-media-close{width:2.1rem;height:2.1rem;color:var(--ink);background:#ffffffeb;place-items:center;display:grid;top:.7rem;right:.7rem}.team-profile-media-frame,.team-profile-media-video{object-fit:cover;background:#000;border:0;width:100%;height:100%;position:absolute;inset:0}.gallery-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.gallery-item{aspect-ratio:4/3;background:#d7ddd4;position:relative;overflow:hidden}.hero-meta{color:#ffffffd1;letter-spacing:.1em;text-transform:uppercase;flex-wrap:wrap;align-items:center;gap:.55rem 1.4rem;margin:1.1rem 0 0;padding:0;font-size:.74rem;font-weight:600;list-style:none;display:flex}.hero-meta li+li{position:relative}.hero-meta li+li:before{content:"";opacity:.5;background:currentColor;border-radius:50%;width:3px;height:3px;position:absolute;top:50%;left:-.75rem;transform:translateY(-50%)}.property-layout{grid-template-columns:minmax(0,1.5fr) minmax(19rem,.85fr);align-items:start;gap:clamp(2.5rem,5vw,5rem);display:grid}.property-subhead{font-family:var(--font-display), serif;letter-spacing:-.015em;margin:.35rem 0 1.5rem;font-size:clamp(1.75rem,2.6vw,2.6rem);font-weight:400;line-height:1.08}.property-description-body p{color:var(--ink-soft);margin:0 0 1.1rem;line-height:1.75}.property-description-body.is-clamped{max-height:24rem;position:relative;overflow:hidden}.property-description-body.is-clamped:after{content:"";background:linear-gradient(180deg, transparent, var(--paper));pointer-events:none;height:6rem;position:absolute;inset:auto 0 0}.property-description .text-link{margin-top:.5rem}.feature-groups{border-top:1px solid var(--line);gap:2rem;margin-top:3rem;padding-top:2.5rem;display:grid}.feature-group>span{color:var(--ink-soft);letter-spacing:.14em;text-transform:uppercase;margin-bottom:.9rem;font-size:.64rem;font-weight:700;display:block}.feature-group ul{grid-template-columns:repeat(auto-fill,minmax(11rem,1fr));gap:.5rem 1.5rem;margin:0;padding:0;list-style:none;display:grid}.feature-group li{padding-left:1.1rem;font-size:.88rem;position:relative}.feature-group li:before{content:"";background:var(--ink);opacity:.35;border-radius:50%;width:4px;height:4px;position:absolute;top:.62em;left:0}.property-aside{gap:1rem;display:grid;position:sticky;top:6.5rem}.spec-card,.agent-card{border:1px solid var(--line);background:#ffffff8c;border-radius:4px;padding:1.5rem}.spec-card-title{color:var(--ink-soft);letter-spacing:.14em;text-transform:uppercase;margin-bottom:1rem;font-size:.62rem;font-weight:700;display:block}.spec-card dl{gap:.1rem;margin:0;display:grid}.spec-card dl>div{border-top:1px solid var(--line);justify-content:space-between;align-items:baseline;gap:1rem;padding:.6rem 0;display:flex}.spec-card dl>div:first-child{border-top:0;padding-top:0}.spec-card dt{color:var(--ink-soft);font-size:.78rem}.spec-card dd{text-align:right;margin:0;font-size:.88rem;font-weight:600}.agent-card{align-items:flex-start;gap:1rem;display:flex}.agent-card>div{gap:.15rem;display:grid}.agent-photo{object-fit:cover;border-radius:50%;flex:none;width:4.5rem;height:4.5rem}.agent-card strong{font-size:1rem}.agent-card p{color:var(--ink-soft);margin:0 0 .45rem;font-size:.78rem}.agent-card a{text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line);text-underline-offset:3px;font-size:.82rem}.agent-card a:hover{text-decoration-color:currentColor}.gallery-mosaic{grid-template-rows:360px 270px;grid-template-columns:repeat(4,minmax(0,1fr));gap:.75rem;display:grid}.gallery-tile{cursor:pointer;background:#d7ddd4;border:0;padding:0;position:relative;overflow:hidden}.gallery-tile:first-child{grid-area:span 2/span 2}.gallery-tile .cover-image{transition:transform .6s cubic-bezier(.2,.7,.3,1)}.gallery-tile:hover .cover-image{transform:scale(1.04)}.gallery-tile:focus-visible{outline:2px solid var(--ink);outline-offset:3px}.gallery-more{color:#fff;letter-spacing:.12em;text-transform:uppercase;background:#0c140f8c;place-items:center;font-size:.72rem;font-weight:700;transition:background .24s;display:grid;position:absolute;inset:0}.gallery-tile:hover .gallery-more{background:#0c140fa8}.fancybox__container{isolation:isolate;font-family:var(--font-sans), sans-serif}.fancybox__dialog .fancybox__container{--fancybox-backdrop-bg:#0b110dfb;--fancybox-color:#edf0e8;--f-toolbar-color:#edf0e8;--f-button-color:#edf0e8;--f-button-hover-color:#fff;--f-button-bg:#ffffff14;--f-button-hover-bg:#ffffff2e;--f-thumb-border-radius:0}.prose-section{max-width:52rem}.cookie-banner{z-index:120;color:#f4f1e9;-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#111713eb;justify-content:space-between;align-items:center;gap:1rem;max-width:46rem;margin:auto;padding:1rem 1.15rem;display:flex;position:fixed;bottom:1.25rem;left:1.25rem;right:1.25rem}.cookie-banner p{margin:0;font-size:.86rem}.cookie-banner a{text-decoration:underline}.cookie-banner button{color:#111713;background:#edf0e8;border:0;border-radius:100vw;flex:none;min-height:2.5rem;padding:.6rem 1rem}.author-box{border-top:1px solid var(--line);margin-top:3rem;padding-top:1.5rem}.insight-back{margin:0 0 1.75rem;font-size:.9rem}.insight-back a{text-decoration:underline;-webkit-text-decoration-color:var(--line);text-decoration-color:var(--line);text-underline-offset:.28em}.insight-back a:hover{text-decoration-color:currentColor}.section.page-header+.section.insights{padding-top:clamp(1.5rem,2.6vw,2.5rem)}.insights-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(1.5rem,3vw,2.25rem) 1.5rem;display:grid}.insight-card{flex-direction:column;display:flex}.insight-image{aspect-ratio:4/3;background:linear-gradient(135deg,#d9ddd5,#c8cfc4 55%,#dde2d7);position:relative;overflow:hidden}.insight-card .cover-image{transition:transform .7s cubic-bezier(.16,1,.3,1)}.insight-card:hover .cover-image{transform:scale(1.035)}.insight-copy{border-bottom:1px solid var(--line);flex-direction:column;flex:1;gap:.65rem;padding:1.1rem 0 1.2rem;display:flex}.insight-date{color:var(--ink-soft);letter-spacing:.1em;text-transform:uppercase;margin:0;font-size:.72rem;font-weight:700}.insight-copy h2{max-width:28ch;font-family:var(--font-display), serif;margin:0;font-size:clamp(1.25rem,1.5vw,1.5rem);font-weight:450;line-height:1.14}.insight-excerpt{color:var(--ink-soft);-webkit-line-clamp:3;-webkit-box-orient:vertical;margin:0;font-size:.95rem;display:-webkit-box;overflow:hidden}.insights-empty{color:var(--ink-soft);margin:0;font-size:1.02rem}@media (max-width:1100px){.filter-bar{grid-template-columns:repeat(3,minmax(0,1fr));max-width:none}.sort-control{width:12rem}}@media (max-width:950px){.help-bubble{display:flex}.hero-scroll{display:none}.listing-grid.is-list .property-card{grid-template-columns:minmax(8rem,11rem) minmax(0,1fr) auto}.listing-grid.is-list .property-card-go{display:none}.listing-grid,.team-grid,.gallery-grid,.insights-grid,.contact-layout,.form-grid{grid-template-columns:1fr 1fr}.team-profile-inner{grid-template-columns:1fr}.team-profile-media{max-width:none;margin-left:0}.gallery-mosaic{grid-template-rows:300px 230px}.property-layout{grid-template-columns:1fr}.property-aside{position:static}}@media (max-width:700px){.hero h1,.page-header h1,.section-heading h2,.split :is(h1,h2,h3),.contact-intro :is(h1,h2),.cta h2{max-width:none}.hero-shade{background:linear-gradient(#080f0a1f,#0000 30%),linear-gradient(#0000 18%,#050b078a 50%,#050b079e)}.journey-cta{padding:2.75rem 0 3rem}.journey-cta-inner{grid-template-columns:1fr;gap:1.35rem}.site-footer .journey-cta{margin-bottom:2.4rem}.footer-grid{gap:1.75rem;padding-top:2.25rem;padding-bottom:2.25rem}.listing-grid,.team-grid,.gallery-grid,.insights-grid,.contact-layout,.form-grid{grid-template-columns:1fr}.filter-bar{grid-template-columns:1fr 1fr;gap:.75rem 1rem}.listings-controls{flex-direction:column;display:flex}.filter-toggle{order:-1;align-self:start;margin:1.15rem 0;display:inline-flex}.listings-summary{flex-wrap:wrap;row-gap:.75rem}.listings-count{flex:1 0 100%;margin:0}.filter-clear{margin-right:auto}.listings-panel{display:none}.listings-controls.is-open .listings-panel{flex-direction:column;align-items:stretch;gap:1.25rem;padding:0 0 1.25rem;display:flex}.sort-control{border-left:0;order:-1;width:auto;padding-left:0}.listing-grid.is-list .property-card{grid-template-columns:minmax(7.5rem,38%) minmax(0,1fr);align-items:stretch;gap:1rem;padding:.9rem 0}.listing-grid.is-list .property-card-copy{border-bottom:0;gap:.5rem;padding:0;display:flex}.listing-grid.is-list .property-card h3{font-size:1.1rem}.listing-grid.is-list .property-card-meta{text-align:left;align-items:start;gap:.35rem}.listing-grid.is-list .property-price{font-size:.95rem}.form-footer .button{width:100%}.filter-bar .select-field:nth-of-type(2n) .select-panel{left:auto;right:0}.gallery-mosaic{grid-template-rows:220px;grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:190px;gap:.5rem}.gallery-tile:first-child{grid-area:span 1/span 2}.cookie-banner{flex-direction:column;align-items:stretch;bottom:6rem}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}