@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Manrope:wght@400;500;600&display=swap');
:root{--gold:#896a30;--light-gold:#dbc799;--ink:#30352f;--line:#e4dccb;--white:#fff;--serif:"Cormorant Garamond",Georgia,serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);background:var(--white);font-family:Manrope,Arial,sans-serif;font-size:16px;line-height:1.75}a{color:inherit;text-decoration:none}a:focus-visible{outline:2px solid var(--gold);outline-offset:7px}.skip{position:fixed;top:-90px;left:16px;background:white;padding:10px;z-index:10}.skip:focus{top:12px}header{height:106px;background:#fff;position:relative;z-index:2}nav{max-width:1120px;margin:auto;display:grid;grid-template-columns:1fr 1fr 1.3fr 1fr 1fr;height:100%;align-items:center;text-align:center;gap:16px;padding:0 24px}nav>a:not(.brand){font-size:14px;letter-spacing:.08em}nav>a:not(.brand):hover{color:var(--gold)}.brand{display:flex;flex-direction:column;color:var(--gold);line-height:1.05}.brand>span{font-family:var(--serif);font-size:49px;letter-spacing:-.08em}.brand small{font-size:10px;letter-spacing:.29em;margin-top:8px}.hero{height:650px;min-height:550px;max-height:850px;position:relative;display:flex;align-items:center;justify-content:center;color:white;text-align:center;margin:0 20px}.hero-image,.shade{position:absolute;width:100%;height:100%;inset:0;object-fit:cover;object-position:center}.shade{background:linear-gradient(180deg,rgba(16,35,37,.22),rgba(13,28,29,.35) 40%,rgba(13,28,29,.62))}.hero-content{position:relative;padding:25px}.eyebrow{font-size:12px;letter-spacing:.23em;font-weight:600}.hero-brand{font-family:var(--serif);font-size:150px;line-height:1;letter-spacing:-.09em;padding-right:12px;margin-top:16px}.hero-name{letter-spacing:.4em;font-size:18px;margin:12px 0 20px;padding-left:.4em}.rule{display:block;width:64px;height:1px;background:var(--light-gold);margin:auto}h1{font-family:var(--serif);font-weight:400;font-style:italic;font-size:clamp(35px,4vw,57px);line-height:1.2;margin:24px 0 32px}.outline-button{display:inline-flex;gap:36px;border:1px solid #dfcea8;padding:11px 24px;font-size:14px;transition:.2s}.outline-button:hover{background:white;color:var(--ink)}.hero-caption{position:absolute;bottom:22px;font-size:12px;letter-spacing:.07em}.section{max-width:1180px;margin:auto;padding:100px 40px}h2{font-family:var(--serif);font-size:clamp(36px,4vw,54px);line-height:1.13;font-weight:400;margin:17px 0 24px}h2 em{font-weight:400;color:var(--gold)}.gold{color:var(--gold)}.intro{display:grid;grid-template-columns:1fr 1fr;gap:90px;position:relative;padding-top:130px}.seal{position:absolute;top:-52px;left:45px;background:white;border:1px solid var(--line);outline:7px solid white;border-radius:50%;width:125px;height:125px;display:flex;flex-direction:column;align-items:center;justify-content:center;color:var(--gold)}.seal span{font-size:8px;letter-spacing:.13em}.seal strong{font-family:var(--serif);font-size:50px;line-height:1.25;font-weight:500;letter-spacing:-.08em}.intro-copy p{margin:0 0 18px;color:#61665f}.text-link{font-size:14px;border-bottom:1px solid var(--gold);padding-bottom:9px;display:inline-flex;gap:26px;margin-top:12px}.services{border-top:1px solid var(--line);padding-top:75px}.section-top{text-align:center}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:55px}.service-grid article{padding:10px 32px 5px;text-align:center;border-right:1px solid var(--line)}.service-grid article:last-child{border:0}.number{font-family:var(--serif);font-size:27px;color:var(--gold)}h3{font-family:var(--serif);font-size:32px;font-weight:500;line-height:1.25;margin:17px 0}.service-grid p{color:#666a63;font-size:15px}.category{display:block;font-size:11px;letter-spacing:.13em;color:var(--gold);margin-top:30px}.portfolio{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;border-top:1px solid var(--line);align-items:center}.portfolio-note{padding:38px;border:1px solid var(--line)}.portfolio-note h3{font-size:29px}.portfolio-note p{color:#666a63;font-size:15px}.line{display:block;width:45px;height:1px;background:var(--gold)}.contact{text-align:center;border-top:1px solid var(--line);padding-top:85px;padding-bottom:90px}.contact h2{font-size:clamp(43px,5vw,68px)}.contact>p:not(.eyebrow){font-size:14px}.contact-note{display:inline-block;margin-top:20px;border-top:1px solid var(--line);padding-top:20px;color:#74766e;font-size:14px}footer{border-top:1px solid var(--line);margin:0 20px;padding:42px 40px 20px;text-align:center}.footer-brand{color:var(--gold);font-family:var(--serif);font-size:44px}.footer-brand span{display:block;font-family:Manrope,Arial,sans-serif;font-size:10px;letter-spacing:.3em}footer>p{font-family:var(--serif);font-style:italic;font-size:22px}.footer-bottom{max-width:1100px;margin:34px auto 0;padding-top:20px;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;font-size:12px;color:#73766e}@media(min-width:1600px){.hero{height:740px}}@media(max-width:700px){header{height:132px}nav{grid-template-columns:repeat(4,1fr);gap:8px;padding:8px 14px 16px}.brand{grid-row:1;grid-column:1/-1}.brand>span{font-size:43px}.brand small{font-size:9px;margin-top:3px}nav>a:not(.brand){font-size:12px;letter-spacing:.01em;grid-row:2}.hero{margin:0 10px;height:560px;min-height:0}.hero-brand{font-size:123px}.hero-name{font-size:14px}.hero-caption{font-size:11px}.section{padding:65px 26px}.intro{grid-template-columns:1fr;gap:12px;padding-top:108px}.seal{left:28px;width:107px;height:107px;top:-44px}.seal strong{font-size:43px}.seal span{font-size:7px}.intro-copy p{font-size:16px}.service-grid{grid-template-columns:1fr;margin-top:25px}.service-grid article{border-right:0;border-bottom:1px solid var(--line);padding:30px 8px}.category{margin-top:20px}.portfolio{grid-template-columns:1fr;gap:15px}.portfolio-note{padding:26px}footer{padding:30px 12px 20px}.footer-bottom{flex-direction:column;gap:10px}h3{font-size:31px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.live-portfolio{border-top:1px solid var(--line)}.portfolio-title{margin-bottom:38px}.listing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:25px}.property-card{text-align:left;border:1px solid var(--line);padding:0;background:white;color:var(--ink);font:inherit;cursor:pointer;overflow:hidden}.property-card>img{width:100%;height:240px;object-fit:cover;display:block}.property-content{padding:22px}.property-content h3{font-size:28px;margin:12px 0;overflow-wrap:anywhere}.property-kind{font-size:12px;color:var(--gold);letter-spacing:.1em;text-transform:uppercase}.property-location{font-size:14px;color:#74786b}.property-specs{font-size:14px}.property-bottom{border-top:1px solid var(--line);padding-top:16px;margin-top:20px;display:flex;gap:15px;flex-wrap:wrap;font-size:14px;align-items:center;justify-content:space-between}.property-bottom>span{color:var(--gold)}.property-card:hover{box-shadow:0 8px 24px #30352f10}.property-card:focus-visible,.dialog-close:focus-visible{outline:2px solid var(--gold);outline-offset:4px}#listing-dialog{border:1px solid var(--line);padding:0;width:calc(100% - 32px);max-width:850px;max-height:90vh;color:var(--ink);overflow:auto}#listing-dialog::backdrop{background:#1a241bdd}.dialog-close{position:sticky;top:12px;left:calc(100% - 56px);z-index:2;font-size:30px;width:44px;height:44px;border:1px solid var(--line);background:white;color:var(--ink);cursor:pointer;margin-bottom:-44px}.detail-gallery{display:flex;overflow:auto;scroll-snap-type:x mandatory}.detail-gallery img{width:100%;height:430px;object-fit:contain;background:#f4f4f0;flex-shrink:0;scroll-snap-align:start}.detail-body{padding:30px}.detail-body h2{font-size:42px}.detail-price{font-size:24px;color:var(--gold)}.detail-description{white-space:pre-wrap;overflow-wrap:anywhere}.retry-button{background:white;color:var(--gold);border:1px solid var(--gold);padding:10px 16px;font:inherit;cursor:pointer}@media(max-width:900px){.listing-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:600px){.listing-grid{grid-template-columns:1fr}.property-card>img{height:250px}.detail-gallery img{height:280px}.detail-body{padding:22px}.detail-body h2{font-size:33px}} 
.ft-video-player{background:#151b18;color:#fff;width:100%;position:relative;overflow:hidden}.ft-native-video{width:100%;max-height:65vh;display:block;background:#101510}.ft-panorama{position:relative;width:100%;height:420px;background:#101510}.ft-panorama canvas{width:100%;height:100%;display:block;touch-action:none;cursor:grab}.ft-panorama canvas:active{cursor:grabbing}.ft-panorama canvas:focus-visible{outline:3px solid #dbc799;outline-offset:-4px}.ft-texture-video{position:absolute;top:0;left:0;width:1px;height:1px;opacity:0;pointer-events:none}.ft-video-controls{display:flex;flex-wrap:wrap;align-items:center;gap:12px;padding:14px}.ft-video-controls button{min-height:40px;background:#26322a;border:1px solid #857347;color:#fff;font:inherit;font-size:14px;padding:7px 12px;cursor:pointer}.ft-video-controls input[type=range]{flex:1;min-width:100px;width:100px;accent-color:#dbc799;padding:0;border:0;background:none}.ft-video-controls span{font-size:13px;white-space:nowrap}.ft-video-hint,.ft-video-message{font-size:14px;line-height:1.6;padding:0 16px 14px;margin:0;color:#e2dac6}.ft-video-message:empty{display:none}.ft-video-player:fullscreen{display:flex;flex-direction:column;justify-content:center}.ft-video-player:fullscreen .ft-panorama{height:calc(100vh - 140px)}.detail-videos{padding:0 30px 30px}.video-choices{display:flex;gap:10px;flex-wrap:wrap;margin:16px 0}.video-choice{border:1px solid var(--line);padding:12px 16px;background:white;color:var(--gold);font:inherit;font-size:14px;cursor:pointer;overflow-wrap:anywhere;text-align:left}.video-choice[aria-pressed=true]{background:var(--gold);color:white}.property-video-badge{color:var(--gold);font-size:13px;border-top:1px solid var(--line);padding-top:10px}.public-video-host:empty{display:none}@media(max-width:600px){.ft-panorama{height:290px}.detail-videos{padding:0 20px 24px}.ft-video-controls{gap:8px;padding:12px}.ft-video-controls button{font-size:13px;padding:7px 10px}.ft-video-controls input[type=range]{min-width:80px}}
.brand{align-items:center}.nav-logo{display:block;width:auto;height:88px;max-width:100%;object-fit:contain}.hero-logo{display:block;width:235px;height:auto;margin:16px auto 26px;filter:drop-shadow(0 2px 3px #0006)}.seal-logo{width:80px;height:auto;display:block}.footer-logo{width:135px;height:auto;display:block;margin:auto}@media(max-width:700px){header{height:156px}.nav-logo{height:98px}.hero-logo{width:200px}.seal-logo{width:66px}}
.service-grid{align-items:start}.service-heading{margin:0}.service-toggle{width:100%;border:0;background:transparent;color:inherit;font:inherit;cursor:pointer;padding:0 0 10px;display:grid;grid-template-columns:minmax(0,1fr) 44px;align-items:center;gap:12px}.service-toggle .number{font-size:27px;line-height:1.75}.service-name{font-size:32px;line-height:1.25;min-height:2.5em;display:flex;align-items:center;justify-content:center;overflow-wrap:normal;word-break:normal;hyphens:none}.service-indicator{font-family:Arial,sans-serif;color:var(--gold);font-size:22px;line-height:1;display:flex;align-items:center;justify-content:center;width:44px;height:44px}.service-toggle:hover .service-name{color:var(--gold)}.service-toggle:focus-visible{outline:2px solid var(--gold);outline-offset:6px;border-radius:4px}.service-details{display:grid;grid-template-rows:1fr;opacity:1;transition:grid-template-rows .4s ease,opacity .3s ease}.service-details.is-collapsed{grid-template-rows:0fr;opacity:0}.service-details-inner{min-height:0;overflow:hidden}.service-grid .service-details p{white-space:pre-line;text-align:left;font-size:16px;line-height:1.8;border-top:1px solid var(--line);padding-top:22px;margin:24px 0 0}.service-toggle[aria-expanded=true] .service-name{color:var(--gold)}

/* Foldable and tablet widths need full-width service rows. */
@media(max-width:1100px){.service-grid{grid-template-columns:minmax(0,1fr);gap:0;margin-top:30px}.service-grid article{min-width:0;text-align:left;padding:26px 0;border-right:0;border-bottom:1px solid var(--line)}.service-grid article:last-child{border-bottom:0}.service-toggle{grid-template-columns:minmax(0,1fr) 44px;gap:16px;padding-bottom:0;text-align:left}.service-name{justify-content:flex-start;min-height:44px;font-size:clamp(26px,3.6vw,32px)}.service-grid article>p{margin:12px 0 0;max-width:65ch}.service-grid .category{margin-top:16px}.service-grid .service-details p{max-width:70ch}}


.detail-gallery .detail-photo{width:100%;flex-shrink:0;scroll-snap-align:start;border:0;padding:0;background:#f4f4f0;cursor:zoom-in;display:block}.detail-photo:focus-visible{outline:3px solid var(--gold);outline-offset:-3px}.property-card>img{cursor:zoom-in}
.mega-photo{position:fixed;inset:0;margin:0;border:0;padding:0;width:100%;height:100%;height:100dvh;max-width:none;max-height:none;background:#111;color:#fff;overflow:hidden}.mega-photo[open]{display:flex;flex-direction:column}.mega-photo::backdrop{background:#111}.mega-toolbar{display:flex;align-items:center;gap:10px;flex-wrap:wrap;padding:12px max(12px,env(safe-area-inset-right)) 12px max(12px,env(safe-area-inset-left));padding-top:max(12px,env(safe-area-inset-top));background:#181818}.mega-count{margin-right:auto;white-space:nowrap;font-size:16px}.mega-photo button{min-height:44px;padding:8px 14px;background:#222;border:1px solid #a88b49;border-radius:4px;color:#fff;font:inherit;font-size:14px;cursor:pointer}.mega-photo button:focus-visible,.mega-stage:focus-visible{outline:2px solid #e4c677;outline-offset:-3px}.mega-photo button:disabled{opacity:.4;cursor:default}.mega-stage{flex:1;min-height:0;min-width:0;overflow:auto;overscroll-behavior:contain;position:relative;display:flex;align-items:center;justify-content:center;touch-action:pan-x pan-y pinch-zoom}.mega-stage img{display:block;width:100%;height:100%;object-fit:contain;max-width:100%;max-height:100%;user-select:none}.mega-stage img[hidden]{display:none}.mega-stage.is-original{display:block;cursor:grab}.mega-stage.is-original:active{cursor:grabbing}.mega-stage.is-original img{max-width:none;max-height:none;object-fit:initial;margin:auto}.mega-message{margin:0;text-align:center;font-size:14px}.mega-message:not(:empty){padding:10px}.mega-nav{display:flex;justify-content:center;gap:20px;padding:10px 12px max(10px,env(safe-area-inset-bottom));background:#181818}@media(max-width:480px){.mega-toolbar{gap:6px}.mega-photo button{padding:8px 10px}.mega-count{flex-basis:100%;text-align:center}.mega-toolbar button{flex:1}}