:root{--blue:#174ee5;--ink:#142642;--muted:#536178;--pale:#edf3ff;--line:#cdd8ee;--yellow:#f5e66c;--white:#fff;--font:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);background:white;font-family:var(--font);font-size:16px;line-height:1.6}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{cursor:pointer;color:inherit}button:disabled{cursor:default}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #b76c00;outline-offset:5px}button{border:0}img{display:block;max-width:100%}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:500;letter-spacing:-.055em;line-height:1.03}em{font-family:Georgia,'Times New Roman',serif;font-weight:400}h2{font-size:clamp(40px,4.1vw,62px)}.eyebrow{font-size:10px;font-weight:700;letter-spacing:.18em;line-height:1.6}.header{height:100px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:#fff;position:relative;z-index:10;border-bottom:1px solid #eef1f6}.brand{display:flex;flex-direction:column;line-height:1.2}.brand>span{font-size:19px;letter-spacing:-.035em;font-weight:700}.brand-dot{color:var(--blue);font-size:27px;line-height:0}.brand small{font-size:9px;letter-spacing:.19em;margin-top:8px}.brand-divider{margin:0 8px;color:#a4aebe}.brand small b{font-size:12px;letter-spacing:0;font-weight:600}.header nav{display:flex;align-items:center;gap:33px;font-size:12px;font-weight:600}.header nav>a:hover{color:var(--blue)}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:45px;background:var(--blue);color:white;padding:18px 23px;font-size:13px;font-weight:600;line-height:1.4;border:1px solid transparent;border-radius:3px;transition:background .2s,transform .2s}.button:hover{background:#0d3bb9;transform:translateY(-2px)}.button>span:last-child{font-size:20px;line-height:1}.button.small{padding:12px 20px;gap:22px;font-size:12px}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:25px;background:none;border-bottom:1px solid currentColor;padding:9px 0 7px;font-size:13px;font-weight:600;line-height:1.5}.text-link:hover{color:var(--blue)}.text-link span{font-size:21px}.menu-toggle{display:none}.hero{position:relative;min-height:630px;height:min(720px,calc(100svh - 100px));overflow:hidden;background:#dbe9f2}.hero-image{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 55%}.hero-wash{position:absolute;inset:0;background:linear-gradient(90deg,rgba(245,249,249,.98) 0%,rgba(245,249,249,.9) 30%,rgba(245,249,249,.3) 57%,rgba(245,249,249,0) 75%)}.hero-copy{position:relative;padding:90px 6.8% 120px;max-width:1000px}.hero-copy .eyebrow{color:#273d55;font-size:9px}.hero h1{font-size:clamp(62px,6.7vw,105px);margin:26px 0 24px;color:var(--blue);letter-spacing:-.062em}.hero-intro{font-size:16px;line-height:1.6;max-width:430px}.hero-actions{display:flex;align-items:center;gap:34px;margin-top:30px}.hero-foot{position:absolute;bottom:30px;left:6.8%;right:6.8%;display:flex;align-items:center;justify-content:space-between;font-size:10px;font-weight:700;letter-spacing:.12em}.hero-foot>a{letter-spacing:0;font-size:11px;background:#fff9;padding:8px 14px;border-radius:3px}.hero-foot>a span{padding-left:20px}.image-note{position:absolute;bottom:5px;right:10px;font-size:8px;color:#142642;background:#ffffffb5;padding:1px 5px}.section{padding:100px 6.8%}.move{display:grid;grid-template-columns:1fr 1.15fr;gap:9%;align-items:start}.move h2{margin:20px 0 26px}.move-intro>p:not(.eyebrow){max-width:350px;color:var(--muted);font-size:15px}.move-note{display:flex;align-items:center;gap:20px;margin-top:38px}.spark{font-size:65px;color:var(--blue);line-height:1;font-weight:400}.move-note p{font-size:12px;font-weight:600;line-height:1.5}.planner{background:var(--pale);border-radius:5px;overflow:hidden}.intent-tabs{display:grid;grid-template-columns:1fr 1fr;border-bottom:1px solid var(--line)}.intent-tabs button{padding:20px 28px;display:flex;justify-content:space-between;background:#f7f9fd;font-size:17px;font-weight:600;border-bottom:3px solid transparent}.intent-tabs button[aria-selected=true]{background:var(--pale);border-bottom-color:var(--blue);color:var(--blue)}.intent-tabs button span{font-size:22px}#plan-panel{padding:28px}fieldset{margin:0 0 24px;padding:0;border:0;min-width:0}legend,.form-row label,.message-label{display:block;font-size:12px;font-weight:600;margin-bottom:10px}.needs-options{display:grid;gap:8px}.needs-options label{position:relative;display:flex;align-items:center;gap:10px;font-size:13px;cursor:pointer;line-height:1.4}.needs-options input{margin:0;accent-color:var(--blue);width:16px;height:16px}.area-options{display:flex;gap:6px;flex-wrap:wrap}.area-options label{cursor:pointer;position:relative}.area-options input{position:absolute;opacity:0}.area-options span{display:block;padding:8px 11px;border:1px solid #bdcbe2;border-radius:2px;font-size:11px;background:#fff;line-height:1.4}.area-options input:checked+span{background:var(--blue);color:#fff;border-color:var(--blue)}.area-options input:focus-visible+span{outline:3px solid #b76c00;outline-offset:3px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.form-row label{font-size:11px}.form-row label span{font-size:9px;font-weight:400}.form-row input,.form-row select{border:1px solid #bdcbe2;background:#fff;border-radius:2px;padding:11px;width:100%;font-size:11px;color:var(--ink);min-height:43px}.plan-submit{margin-top:24px;width:100%;padding:15px 18px;font-size:12px}.form-note{font-size:9px;color:var(--muted);margin-top:12px;text-align:center}.local{padding-top:80px;background:#f7faff;border-top:1px solid #e5ebf5}.section-top{display:flex;align-items:flex-end;justify-content:space-between;gap:30px}.section-top h2{margin-top:15px;font-size:clamp(36px,3.4vw,52px)}.section-top>p{font-size:12px;color:var(--muted);line-height:1.7;padding-bottom:5px}.local-layout{display:grid;grid-template-columns:.9fr 1.25fr;gap:9%;margin-top:48px}.region-tabs{display:flex;flex-direction:column}.region-tabs button{display:flex;align-items:center;gap:20px;text-align:left;padding:28px 0;background:transparent;border-bottom:1px solid var(--line);font-size:20px;letter-spacing:-.03em}.region-tabs button:first-child{border-top:1px solid var(--line)}.region-tabs button>span{font-size:10px;color:#7b89a0;letter-spacing:0}.region-tabs button>b{margin-left:auto;font-size:25px;font-weight:400}.region-tabs button[aria-selected=true]{color:var(--blue)}.region-tabs button[aria-selected=true]>span{color:var(--blue)}.region-panel{background:#dfeaff;padding:35px 38px;border-radius:3px;min-height:330px}.region-panel .eyebrow{font-size:8px;color:var(--blue)}.region-panel h3{font-size:37px;line-height:1.1;margin:16px 0}.region-panel>p:not(.eyebrow){color:#405679;font-size:12px;max-width:390px}.town-links{display:flex;gap:7px;flex-wrap:wrap;margin-top:19px}.town-links button{background:#fff9;border:1px solid #b9cbeb;padding:6px 10px;border-radius:2px;font-size:10px}.town-links button:hover{background:var(--blue);color:white}.region-panel .text-link{margin-top:18px;color:var(--blue);font-size:11px}.meet{display:grid;grid-template-columns:1fr 1fr}.portrait-wrap{position:relative;min-height:600px;background:#2b1d15;overflow:hidden}.portrait-wrap img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:69% center}.portrait-caption{position:absolute;bottom:25px;left:30px;color:white;font-size:9px;font-weight:600;letter-spacing:.14em;max-width:80%;text-shadow:0 1px 7px #000}.meet-copy{background:var(--blue);color:#fff;padding:75px 13% 65px}.meet-copy h2{margin:22px 0 28px;font-size:clamp(45px,4.5vw,64px)}.meet-copy>p:not(.eyebrow){font-size:13px;line-height:1.8;margin-bottom:17px;color:#f0f4ff}.meet-copy .bio-lead{font-size:17px!important;line-height:1.6!important}.meet-copy .text-link{font-size:12px;margin-top:8px}.meet-copy .text-link:hover{color:var(--yellow)}.signature{border-top:1px solid #ffffff4d;margin-top:34px;padding-top:20px;font-size:15px;letter-spacing:-.02em}.signature span{font-size:11px;display:block;color:#dae5ff;margin-top:4px;letter-spacing:0}.contact{display:grid;grid-template-columns:1fr .8fr;gap:10%;align-items:center;background:#eaf0ff}.contact h2{font-size:clamp(44px,4.5vw,67px);color:var(--blue);margin-top:20px}.contact-actions>p{font-size:14px;line-height:1.8;margin-bottom:22px}.button.light{background:var(--blue);color:#fff;width:100%;max-width:315px;font-size:12px}.instagram-link{display:flex;align-items:center;gap:20px;font-size:11px;margin-top:17px;color:var(--blue)}.footer{padding:45px 6.8% 20px}.footer-brand>span{font-size:16px}.footer-brand small{font-size:8px}.footer>p{margin-top:24px;color:var(--muted);font-size:11px}.footer-bottom{display:flex;align-items:center;gap:25px;padding-top:25px;margin-top:28px;border-top:1px solid #dde3ec;font-size:9px;color:var(--muted)}.footer-bottom>span:first-child{margin-right:auto}.footer-bottom button{background:none;padding:8px 0;font-size:9px;color:inherit}.equal-housing{display:flex;align-items:center;gap:7px}.equal-housing svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.5}.skip{position:fixed;top:-100px;background:var(--ink);color:white;padding:12px;z-index:200}.skip:focus{top:0}dialog{width:min(650px,calc(100% - 32px));padding:32px 40px;border:0;border-radius:6px;color:var(--ink);max-height:90svh;box-shadow:0 20px 100px #14264233}dialog::backdrop{background:#0b1b3c99;backdrop-filter:blur(3px)}body:has(dialog[open]){overflow:hidden}.dialog-top{display:flex;align-items:center;justify-content:space-between;gap:10px;margin-bottom:20px}.dialog-top .eyebrow{color:var(--blue);font-size:8px}.close-dialog{padding:0;background:#eef3ff;width:36px;height:36px;border-radius:50%;font-size:25px;line-height:1}.dialog-top+h2,dialog h2{font-size:42px;line-height:1.1}.dialog-intro{font-size:12px;color:var(--muted);margin:20px 0}.brief-summary{padding:12px 16px;background:var(--pale);font-size:11px;border-left:3px solid var(--blue);margin-bottom:15px;line-height:1.8}.next-steps{font-size:11px;margin-bottom:20px}.next-steps strong{display:block;margin-bottom:7px}.next-steps ol{margin:0;padding-left:17px;line-height:1.8}.message-label{margin-top:10px}textarea{width:100%;padding:13px;resize:vertical;min-height:120px;font-size:12px;line-height:1.7;border:1px solid #bccce8;border-radius:3px;color:var(--ink);background:#fbfcff}.dialog-actions{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:16px}.dialog-actions .button{font-size:11px;padding:13px 16px;gap:10px}.button.outline{background:white;border-color:var(--blue);color:var(--blue)}.button.outline:hover{background:var(--pale)}.contact-hint{font-size:10px;margin-top:15px;color:var(--muted)}.status{font-size:11px;color:var(--blue);min-height:22px;margin-top:8px}#privacy-content>p{font-size:13px;margin-top:20px;line-height:1.8}[hidden]{display:none!important}
@media(min-width:1600px){body{max-width:1800px;margin:auto}.hero{height:750px}.hero-copy{padding-top:100px}}
@media(max-width:1050px){.header{padding:0 5%;height:85px}.header nav{gap:20px;font-size:11px}.brand>span{font-size:16px}.hero{min-height:600px;height:calc(90svh - 85px)}.hero-copy{padding-top:85px}.hero h1{font-size:78px}.section{padding:75px 6%}.move{gap:6%;grid-template-columns:.9fr 1.2fr}.move h2{font-size:47px}.form-row{grid-template-columns:1fr}.intent-tabs button{padding:18px 21px}#plan-panel{padding:24px}.meet-copy{padding:60px 11%}.portrait-wrap{min-height:630px}.local-layout{gap:6%}.region-panel{padding:28px}.section-top>p{max-width:240px}.footer-bottom{gap:18px}}
@media(max-width:760px){html{scroll-padding-top:22px}.header{height:82px;padding:0 6%}.brand>span{font-size:16px}.brand small{font-size:8px;margin-top:6px}.brand small b{font-size:10px}.menu-toggle{display:flex;align-items:center;gap:12px;padding:10px 0;background:none;font-size:11px}.menu-toggle span{font-size:19px}.header nav{display:none;position:absolute;top:82px;left:0;right:0;padding:22px 6% 28px;background:white;border-top:1px solid #e5ebf5;box-shadow:0 12px 18px #14264215;align-items:stretch;gap:0}.header nav.open{display:flex;flex-direction:column}.header nav>a{padding:14px 0;font-size:14px}.header nav .button{margin-top:10px;align-self:flex-start}.hero{height:auto;min-height:755px;display:flex;flex-direction:column;background:#eff5fa}.hero-image{position:relative;order:2;width:100%;height:300px;object-position:67% 50%}.hero-wash{display:none}.hero-copy{padding:44px 6% 35px;order:1}.hero-copy .eyebrow{font-size:7px;letter-spacing:.13em;white-space:nowrap}.hero h1{font-size:clamp(55px,12.5vw,86px);margin:20px 0 20px;line-height:1.01}.hero-intro{font-size:14px;max-width:350px}.desktop-break{display:none}.hero-actions{gap:26px;margin-top:25px}.hero-actions .button{padding:14px 20px;gap:40px;font-size:12px}.hero-actions .text-link{font-size:12px}.hero-foot{position:relative;left:auto;right:auto;bottom:auto;order:3;padding:17px 6%;font-size:8px;background:var(--blue);color:white}.hero-foot>a{font-size:9px;background:none;padding:0}.hero-foot>a span{padding-left:8px}.image-note{bottom:52px;font-size:7px}.section{padding:65px 6%}.move{display:block}.move-intro>p:not(.eyebrow){max-width:400px}.move h2{font-size:48px;margin:18px 0 20px}.move-note{display:none}.planner{margin-top:32px}.intent-tabs button{font-size:16px;padding:18px 22px}#plan-panel{padding:24px}.form-row{grid-template-columns:1fr 1fr;gap:12px}.form-row input,.form-row select{font-size:11px;padding:10px 8px}.area-options{gap:6px}.area-options span{font-size:10px;padding:8px 10px}.form-note{font-size:9px}.section-top{display:block}.section-top h2{font-size:42px;max-width:340px}.section-top>p{max-width:350px;margin-top:22px;font-size:13px}.local-layout{display:block;margin-top:26px}.region-tabs{margin-bottom:26px}.region-tabs button{padding:17px 0;font-size:19px}.region-panel{padding:28px;min-height:0}.region-panel h3{font-size:32px}.region-panel .eyebrow{font-size:7px;letter-spacing:.1em}.region-panel>p:not(.eyebrow){font-size:12px}.meet{grid-template-columns:1fr}.portrait-wrap{min-height:390px}.portrait-wrap img{object-position:68% 45%}.portrait-caption{left:6%;bottom:20px;font-size:8px}.meet-copy{padding:50px 7%}.meet-copy h2{font-size:52px;margin:18px 0 24px}.meet-copy>p:not(.eyebrow){font-size:13px}.signature{margin-top:25px}.contact{display:block}.contact h2{font-size:49px}.contact-actions{margin-top:28px}.contact-actions>p{font-size:13px}.button.light{max-width:100%}.instagram-link{font-size:11px}.footer{padding:35px 6% 25px}.footer>p{font-size:10px}.footer-bottom{flex-wrap:wrap;column-gap:20px;row-gap:10px;margin-top:20px;padding-top:20px;font-size:8px}.footer-bottom>span:first-child{width:100%}.footer-bottom a{margin-left:auto}.footer-bottom button{font-size:8px}.equal-housing{font-size:8px}dialog{padding:24px;max-height:92svh}.dialog-top{margin-bottom:20px}dialog h2{font-size:36px}.dialog-actions{gap:8px}.dialog-actions .button{padding:13px 12px;font-size:10px}.dialog-intro{margin:16px 0}.next-steps{font-size:10px}}
@media(max-width:370px){.hero-copy .eyebrow{font-size:6px}.hero h1{font-size:52px}.form-row{grid-template-columns:1fr}.brand>span{font-size:14px}.brand small{font-size:7px}.hero-foot p{font-size:7px}.hero-foot>a{font-size:8px}.dialog-actions{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Comfortable mobile controls and stable text sizing on iOS. */
@media(max-width:760px){.hero{min-height:0}.needs-options label{min-height:36px}.area-options span{min-height:40px;display:flex;align-items:center}.form-row input,.form-row select,textarea{font-size:16px}.form-row{grid-template-columns:1fr}.town-links button{min-height:44px;padding:9px 12px}.menu-toggle{min-height:44px}.close-dialog{width:44px;height:44px;flex-shrink:0}.dialog-actions .button{min-height:44px}}
@media(max-width:370px){.hero-actions{gap:20px}.hero-actions .button{gap:20px;padding:14px 16px}.hero-actions .button,.hero-actions .text-link{white-space:nowrap}.hero-actions .text-link{gap:14px}}
.portrait-wrap img{object-position:100% center}
@media(max-width:760px){.portrait-wrap img{object-position:100% center}}

.featured-listing {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(24px, 5vw, 72px);
  align-items: center;
  background: var(--pale);
}
.featured-listing > img {
  width: 100%;
  height: auto;
  border-radius: 3px;
}
.listing-copy {
  display: grid;
  gap: 14px;
}
.listing-copy .eyebrow, .listing-facts strong {
  color: var(--blue);
}
.listing-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px 24px;
  align-items: center;
}
.listing-credit {
  color: var(--muted);
  font-size: 12px;
}
@media (max-width: 760px) {
  .featured-listing {
    grid-template-columns: 1fr;
  }
}