:root{--green:#213e35;--dark:#19342c;--paper:#f7f5ef;--ink:#253b33;--muted:#66716a;--gold:#b69b70;--line:#d9ded4}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #bc8a4a;outline-offset:5px}img{max-width:100%;object-fit:cover;display:block}button{cursor:pointer}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New 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span{font-size:9px;letter-spacing:2px}.contact-list strong{font-size:17px;font-weight:400;overflow-wrap:anywhere}.contact-list b{font-weight:400}.contact-card{background:#e9ece3;padding:30px;text-align:center}.contact-card img{width:100%;height:320px;object-position:center 30%;margin-bottom:25px}.contact-card h2{font-size:30px;margin-bottom:12px}.contact-card p,.contact-card>a{font-size:12px}.contact-card hr{border:0;border-top:1px solid #cbd1c4;margin:24px 0}.inquiry{display:grid;grid-template-columns:1fr 1.3fr;gap:120px;border-top:1px solid var(--line)}form label{display:block;font-size:12px;margin-bottom:22px}input,select,textarea{display:block;width:100%;background:transparent;border:1px solid #b9c3b8;color:var(--ink);padding:13px;margin-top:9px;border-radius:0;font-size:14px}textarea{resize:vertical}form .fine{margin-top:15px;color:var(--muted)}dialog{border:0;padding:45px 15px 10px;background:#152820;color:white;width:min(1000px,95vw);max-height:95vh}dialog::backdrop{background:#09130ee8}dialog img{width:100%;max-height:73vh;object-fit:contain}.close{position:absolute;right:14px;top:2px;background:none;border:0;color:white;font-size:30px}.lightbox-controls{display:flex;align-items:center;justify-content:center;gap:30px;margin-top:10px}.lightbox-controls button{background:none;border:1px solid #66786c;color:white;padding:6px 20px}.lightbox-controls span{font-size:12px}@media(min-width:1550px){.hero{min-height:800px}}@media(max-width:1050px){header{padding:0 4%;height:90px}nav{gap:18px}nav .nav-call{display:none}.wrap{padding:65px 35px}.two-col,.meet,.about-hero,.contact-hero,.inquiry{gap:50px}.listing-body{gap:35px;grid-template-columns:1fr 280px}.about-hero h1,.contact-hero h1{font-size:48px}.cta{gap:45px;padding:60px 5%}.hero{min-height:680px}.hero-content{margin-left:6%}.principles{gap:25px}}@media(max-width:700px){header{height:85px;padding:0 22px}.brand{font-size:10px;gap:10px}.brand small{font-size:8px}.monogram{font-size:26px}.menu{display:block;border:1px solid #aab4a6;background:transparent;padding:6px 9px;font-size:12px}nav{display:none;position:absolute;top:85px;left:0;width:100%;background:var(--paper);z-index:5;padding:20px 25px;box-shadow:0 15px 20px #0002}nav.open{display:flex;flex-direction:column;align-items:flex-start;gap:10px}nav .nav-call{display:block}.hero{min-height:680px}.hero>img{object-position:59% center}.hero:after{background:linear-gradient(90deg,#0b2019db,#0b201957)}.hero-content{margin:55px 26px 100px;width:auto}.hero h1{font-size:51px}.hero .eyebrow{font-size:9px;line-height:1.8;letter-spacing:2px}.hero-content>p:not(.eyebrow){font-size:14px}.hero-caption{left:26px;right:auto;text-align:left;font-size:8px}.actions{gap:20px;flex-wrap:wrap}.button{padding:14px 19px;font-size:12px}.ribbon{padding:20px;gap:15px;justify-content:space-between;font-size:9px;letter-spacing:.2px;text-align:center}.wrap{padding:55px 25px}.two-col,.meet,.about-hero,.contact-hero,.inquiry,.cta,.listing-body{grid-template-columns:1fr;gap:30px}h2{font-size:37px}.intro h2{margin-bottom:0}.lead{font-size:20px}.principles{grid-template-columns:1fr;gap:25px}.principles article{border-bottom:1px solid var(--line)}.principles article>span{margin-bottom:17px}.commitment{padding-top:10px}.section-top{align-items:flex-start;flex-direction:column;gap:0}.section-top>.eyebrow{display:none}.feature-photo img{height:330px}.property-line h3{font-size:24px}.property-line>strong{font-size:21px;white-space:nowrap}.property-line p{font-size:11px}.property-line{flex-wrap:wrap;gap:0}.meet>img{height:450px}.cta{padding:50px 25px;gap:25px}.cta h2{font-size:37px}footer{grid-template-columns:1fr;gap:25px;padding:45px 25px 20px}.legal{flex-direction:column;gap:10px}.about-hero h1,.contact-hero h1{font-size:47px}.about-hero img{height:440px}.about-hero>img{grid-row:1}.quote{margin-bottom:0;padding:45px 25px}.quote blockquote{font-size:29px}.listing-title{display:block}.listing-title>strong{display:block;margin-bottom:25px;font-size:28px}.gallery{grid-template-columns:1fr 1fr;grid-template-rows:300px 150px;gap:8px}.gallery-main{grid-column:span 2;grid-row:auto}.stats{padding:25px 0}.stats strong{font-size:25px}.stats span{font-size:8px;letter-spacing:1px}.listing-body{margin-top:40px}.listing-body aside{position:static}.mini-gallery img{height:150px}.contact-card img{height:360px}.contact-list strong{font-size:14px}.contact-list a{grid-template-columns:43px 1fr 15px;gap:5px}.contact-hero{gap:45px}.inquiry{gap:20px}.page-heading{padding-bottom:25px}}
/* Brokerage branding, listing directory, and portrait contact panel */
.broker-logo{width:110px;height:80px;object-fit:contain;flex-shrink:0}.brand{gap:18px}.listing-directory{padding-top:0;padding-bottom:65px}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.listing-card{border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;background:#f0f1e9}.listing-card h3{font-size:25px;line-height:1.2;min-height:60px;margin-bottom:12px}.listing-card>p{font-size:13px}.listing-card>.eyebrow{font-size:9px;color:#7b6547}.listing-card>strong{font:27px Georgia,serif;margin-bottom:18px}.listing-card small{font-size:10px;color:var(--muted);margin-top:auto}.listing-card .underlink{margin-top:20px;align-self:flex-start}.listing-directory>.fine{margin-top:18px}.contact-pop{position:fixed;right:24px;bottom:24px;width:290px;z-index:20;font-family:Arial,Helvetica,sans-serif}#contact-pop-panel{padding:24px;background:var(--paper);border:1px solid #d3d8cc;box-shadow:0 8px 40px #11291f30;border-radius:8px}.pop-close{position:absolute;right:10px;top:5px;font-size:24px;line-height:1.5;background:none;border:0;color:var(--ink);padding:0 5px}.pop-person{display:flex;align-items:center;gap:13px;margin-bottom:17px}.pop-person img{width:58px;height:58px;border-radius:50%;object-position:center 25%}.pop-person strong{font-size:14px}.pop-person small{display:block;font-size:10px;color:var(--muted)}#contact-pop-panel>p{font:21px/1.3 Georgia,serif;margin:0 0 8px}.pop-available{display:block;font-size:10px;color:#516947}.pop-actions{display:grid;grid-template-columns:repeat(3,1fr);gap:7px;margin-top:16px}.pop-actions a{text-align:center;background:var(--green);color:white;padding:9px 0;font-size:12px;border-radius:3px}.pop-actions a:hover{background:#3a5c49}.pop-phone{display:block;text-align:center;font-size:12px;margin-top:10px}.pop-launch{background:var(--green);color:white;border:0;border-radius:40px;padding:8px 16px 8px 8px;display:none;align-items:center;gap:10px;margin-left:auto;box-shadow:0 5px 20px #11291f30;font-size:12px}.pop-launch img{width:38px;height:38px;border-radius:50%;object-position:center 25%}.contact-pop.minimized #contact-pop-panel{display:none}.contact-pop.minimized .pop-launch{display:flex}footer{padding-bottom:100px}@media(max-width:1100px){.brand{font-size:11px;letter-spacing:1px}.broker-logo{width:90px;height:70px}.listing-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.broker-logo{width:78px;height:63px}.brand{gap:10px;font-size:9px}.brand small{font-size:7px;letter-spacing:1px}.listing-grid{grid-template-columns:1fr}.listing-card h3{min-height:0}.contact-pop{right:12px;bottom:12px;width:270px;max-width:calc(100vw - 24px)}#contact-pop-panel{padding:20px}.listing-card{padding:24px}}
.listing-card-photo{display:block;margin:-28px -28px 25px;overflow:hidden}.listing-card-photo img{width:100%;height:230px;object-fit:cover;transition:transform .3s}.listing-card-photo:hover img{transform:scale(1.03)}.listing-directory .listing-grid{grid-template-columns:repeat(2,1fr)}.listing-directory .listing-card-photo img{height:290px}.service-area{border-top:1px solid var(--line);padding-top:65px}.service-map-layout{display:grid;grid-template-columns:1.5fr 1fr;gap:55px;align-items:center}.service-map{width:100%;height:auto;border:1px solid var(--line)}.service-counties{list-style:none;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:9px 15px;margin:24px 0 30px;font-size:13px}.service-counties li:before{content:'•';color:var(--gold);margin-right:8px}.service-area>.fine{margin-top:18px;color:var(--muted)}@media(max-width:700px){.listing-directory .listing-grid,.service-map-layout{grid-template-columns:1fr}.listing-card-photo{margin:-24px -24px 22px}.listing-directory .listing-card-photo img{height:240px}.service-map-layout{gap:25px}}
.service-map-layout{grid-template-columns:1.7fr 1fr;gap:35px}.service-counties{font-size:12px}.listing-map-section{padding-top:0;padding-bottom:65px}.listing-map-layout{display:grid;grid-template-columns:1.7fr 1fr;gap:30px;align-items:center}.listing-map-canvas{border:1px solid var(--line);overflow:hidden}.listing-map-canvas svg{width:100%;height:auto;display:block}.listing-map-key{list-style:none;padding:0;margin:0}.listing-map-key li{border-bottom:1px solid var(--line)}.listing-map-key a{display:flex;gap:13px;align-items:center;padding:16px 0;font-size:14px}.listing-map-key a:hover{color:#957344}.map-number{display:grid;place-items:center;flex:0 0 30px;width:30px;height:30px;border-radius:50%;background:var(--green);color:white;font-size:12px}.listing-map-key small{display:block;font-size:11px;color:var(--muted);margin-top:3px}.listing-map-section>.fine{margin-top:16px}@media(max-width:700px){.service-map-layout,.listing-map-layout{grid-template-columns:1fr}.listing-map-key a{padding:12px 0}}