:root{--paper:#f6f3ed;--chalk:#fbfaf7;--stone:#ece7de;--ink:#20272b;--navy:#0e2b3c;--slate:#485158;--quiet:#5F6560;--brass:#a77835;--brass-ink:#815a21;--eucalyptus:#6f7b6d;--hair:#d8d0c4;--white:#fff;--serif:"Cormorant Garamond",Georgia,serif;--sans:"Manrope",Arial,sans-serif;--shell:min(1360px,calc(100vw - 64px));--ease:cubic-bezier(.16,1,.3,1)}*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--paper)}body{margin:0;color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;background:var(--paper);-webkit-font-smoothing:antialiased}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}.skip-link{position:fixed;left:16px;top:-100px;z-index:9999;padding:12px 18px;background:var(--navy);color:white}.skip-link:focus{top:16px}.shell{width:var(--shell);margin-inline:auto}.utility{position:relative;z-index:110;background:var(--paper);border-bottom:1px solid rgba(216,208,196,.75);font-size:11px;letter-spacing:.1em;text-transform:uppercase}.utility-inner{height:36px;display:flex;align-items:center;justify-content:space-between}.utility-inner div{display:flex;gap:24px}.utility a:hover{color:var(--brass-ink)}.site-header{position:sticky;top:0;z-index:100;background:rgba(246,243,237,.94);backdrop-filter:blur(18px);border-bottom:1px solid rgba(216,208,196,.7);transition:box-shadow .3s}.site-header.is-scrolled{box-shadow:0 12px 34px rgba(32,39,43,.08)}.header-inner{height:86px;display:grid;grid-template-columns:305px 1fr auto;align-items:center;gap:34px}.brand img{width:290px;height:auto}.desktop-nav{display:flex;justify-content:center;gap:26px}.nav-link{font-size:12px;letter-spacing:.08em;padding:12px 0;position:relative}.nav-link:after{content:"";position:absolute;left:0;right:100%;bottom:6px;height:1px;background:var(--brass);transition:right .35s var(--ease)}.nav-link:hover:after,.nav-link.is-active:after{right:0}.header-actions{display:flex;align-items:center;gap:12px}.header-phone,.menu-toggle{width:44px;height:44px;display:grid;place-items:center;border:1px solid var(--hair);background:transparent}.menu-toggle{display:none}.icon{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.35;stroke-linecap:round;stroke-linejoin:round}.button{display:inline-flex;align-items:center;justify-content:center;gap:11px;min-height:52px;padding:0 24px;border:1px solid transparent;font-size:12px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;transition:all .3s var(--ease)}.button:hover{transform:translateY(-2px)}.button-dark{background:var(--navy);color:#fff}.button-dark:hover{background:#163d52;box-shadow:0 12px 28px rgba(14,43,60,.18)}.button-brass{background:var(--brass-ink);color:#fff}.button-brass:hover{background:var(--brass-ink)}.button-light{background:var(--paper);color:var(--navy)}.button-line{border-color:var(--navy);color:var(--navy);background:transparent}.button-line:hover{background:var(--navy);color:#fff}.button-small{min-height:44px;padding-inline:18px}.mobile-nav{display:none}.eyebrow{margin:0 0 18px;color:var(--brass-ink);font-size:10px;font-weight:600;letter-spacing:.25em;text-transform:uppercase}.display{font:300 clamp(58px,7.4vw,118px)/.87 var(--serif);letter-spacing:-.035em;margin:0}.display em{font-weight:300;color:#d7b87c}.section-title{font:300 clamp(46px,5vw,78px)/.96 var(--serif);letter-spacing:-.025em;margin:0}.section-title em{font-weight:300;color:var(--brass-ink)}.lead{font-size:18px;line-height:1.8;color:var(--slate);max-width:670px}.text-link{display:inline-flex;align-items:center;gap:10px;font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase}.text-link .icon{width:17px;transition:transform .25s}.text-link:hover .icon{transform:translateX(5px)}.hairline{height:1px;background:var(--hair)}.hero{position:relative;min-height:760px;height:calc(100svh - 122px);max-height:960px;overflow:hidden;background:var(--navy);color:white}.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 45%;animation:heroDrift 18s ease-out both}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,30,42,.78) 0%,rgba(10,30,42,.4) 43%,rgba(10,30,42,.06) 73%),linear-gradient(0deg,rgba(7,23,32,.48),transparent 48%)}.hero-inner{position:relative;z-index:2;height:100%;display:flex;align-items:center;padding:80px 0 130px}.hero-copy{max-width:850px}.hero .eyebrow{color:#e0c69a}.hero .display{max-width:840px}.hero .lead{color:rgba(255,255,255,.78);max-width:590px;margin:30px 0}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.hero-caption{position:absolute;right:32px;bottom:30px;z-index:2;font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.68);writing-mode:vertical-rl;transform:rotate(180deg)}.search-dock-wrap{position:relative;margin-top:-64px;z-index:5}.search-dock{display:grid;grid-template-columns:1.4fr .85fr .7fr .7fr auto;background:var(--chalk);box-shadow:0 30px 70px rgba(32,39,43,.15);padding:18px;border-top:3px solid var(--brass)}.field{padding:5px 20px;border-right:1px solid var(--hair)}.field label{display:block;font-size:9px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--quiet);margin-bottom:5px}.field input,.field select{width:100%;border:0;background:transparent;color:var(--ink);outline:0;padding:5px 0}.search-dock .button{min-width:145px}.proof{padding:142px 0 100px}.proof-grid{display:grid;grid-template-columns:1.1fr 2fr;gap:90px;align-items:end}.proof-intro .lead{font-size:16px}.proof-metrics{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--hair)}.metric{padding:32px 22px 8px 0}.metric+.metric{padding-left:22px;border-left:1px solid var(--hair)}.metric strong{font:400 clamp(34px,3.7vw,62px)/1 var(--serif);display:block;color:var(--navy)}.metric span{display:block;margin-top:12px;color:var(--quiet);font-size:10px;letter-spacing:.11em;text-transform:uppercase}.source-note{margin-top:20px;font-size:11px;color:var(--quiet)}.systems{border-top:1px solid var(--hair);border-bottom:1px solid var(--hair);padding:28px 0;overflow:hidden}.systems-head{display:flex;align-items:center;gap:32px;margin-bottom:22px}.systems-head span{font-size:10px;letter-spacing:.16em;text-transform:uppercase;white-space:nowrap}.systems-head:after{content:"";height:1px;background:var(--hair);flex:1}.marquee{overflow:hidden;mask-image:linear-gradient(90deg,transparent,#000 8%,#000 92%,transparent)}.marquee-track{display:flex;width:max-content;gap:76px;align-items:center;animation:marquee 30s linear infinite}.marquee:hover .marquee-track{animation-play-state:paused}.system-logo{height:32px;width:auto;filter:grayscale(1);opacity:.55}.system-word{font:500 18px var(--sans);letter-spacing:.02em;color:var(--quiet);white-space:nowrap}.portfolio{padding:130px 0;background:var(--stone)}.section-head{display:flex;align-items:end;justify-content:space-between;gap:60px;margin-bottom:58px}.section-head .lead{max-width:550px;margin:22px 0 0}.portfolio-grid{display:grid;grid-template-columns:1.25fr .75fr .75fr;gap:22px;align-items:start}.property-card{background:var(--chalk);min-width:0;transition:transform .35s var(--ease),box-shadow .35s}.property-card:hover{transform:translateY(-6px);box-shadow:0 24px 45px rgba(32,39,43,.1)}.property-card-lead{grid-row:span 2}.property-media{display:block;position:relative;overflow:hidden;aspect-ratio:1.32}.property-card-lead .property-media{aspect-ratio:.98}.property-media img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}.property-card:hover .property-media img{transform:scale(1.025)}.status-tab,.estate-tab{position:absolute;z-index:2;top:16px;padding:8px 12px;background:rgba(246,243,237,.94);font-size:9px;letter-spacing:.14em;text-transform:uppercase}.status-tab{left:16px;color:var(--navy)}.estate-tab{right:16px;color:var(--brass-ink)}.property-copy{padding:25px}.property-price{font:400 28px/1 var(--serif);margin:0;color:var(--navy)}.property-note{font-size:11px;color:var(--quiet);margin:8px 0 18px}.property-copy h3{font:400 23px/1.05 var(--serif);margin:20px 0}.property-copy h3 span{font:500 10px var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--quiet)}.property-specs{display:flex;gap:18px;flex-wrap:wrap;color:var(--slate);font-size:11px;margin-bottom:22px}.property-specs span{display:flex;gap:6px;align-items:center}.property-specs .icon{width:16px}.property-card .text-link{padding-top:18px;border-top:1px solid var(--hair);width:100%;justify-content:space-between}.sold-story{position:relative;min-height:760px;color:#fff;overflow:hidden}.sold-story>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 40%}.sold-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(14,43,60,.92),rgba(14,43,60,.46) 52%,rgba(14,43,60,.05)),linear-gradient(0deg,rgba(14,43,60,.4),transparent)}.sold-inner{position:relative;z-index:2;min-height:760px;display:flex;align-items:center}.sold-copy{max-width:690px}.sold-copy blockquote{font:300 clamp(52px,6vw,92px)/.96 var(--serif);margin:0}.sold-copy blockquote em{color:#dfc28d;font-weight:300}.sold-result{display:flex;gap:42px;margin-top:42px;padding-top:28px;border-top:1px solid rgba(255,255,255,.28)}.sold-result strong{font:400 36px var(--serif)}.sold-result span{display:block;font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.65)}.areas-home{padding:130px 0;background:var(--chalk)}.areas-layout{display:grid;grid-template-columns:.86fr 1.14fr;gap:78px;align-items:stretch}.area-index{border-top:1px solid var(--hair)}.area-row{display:grid;grid-template-columns:48px 1fr auto;gap:24px;align-items:center;padding:27px 0;border-bottom:1px solid var(--hair);transition:padding .3s}.area-row:hover{padding-left:12px}.area-row span:first-child{font:300 25px var(--serif);color:var(--brass)}.area-row h3{font:400 31px/1 var(--serif);margin:0}.area-row p{font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:var(--quiet);margin:8px 0 0}.area-visual{position:relative;min-height:610px;overflow:hidden}.area-visual img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.area-visual:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(14,43,60,.45),transparent 55%)}.area-visual-label{position:absolute;z-index:2;left:34px;bottom:34px;color:white}.area-visual-label span{font-size:10px;letter-spacing:.18em;text-transform:uppercase}.area-visual-label strong{display:block;font:300 60px/1 var(--serif);margin-top:7px}.commitments{padding:130px 0;background:var(--paper)}.commitments-grid{margin-top:68px;border-top:1px solid var(--hair)}.commitment{display:grid;grid-template-columns:155px 1fr 1.2fr;gap:45px;padding:45px 0;border-bottom:1px solid var(--hair);align-items:start}.commitment-num{font:300 72px/1 var(--serif);color:rgba(167,120,53,.32)}.commitment h3{font:400 32px/1.05 var(--serif);margin:5px 0}.commitment p{margin:5px 0;color:var(--slate);max-width:580px}.appraisal-band{position:relative;overflow:hidden;background:var(--navy);color:white}.appraisal-band>img{position:absolute;inset:0;width:50%;height:100%;object-fit:cover}.appraisal-band:after{content:"";position:absolute;inset:0 50% 0 0;background:linear-gradient(90deg,rgba(14,43,60,.1),var(--navy))}.appraisal-layout{position:relative;z-index:2;display:grid;grid-template-columns:1fr 1fr;min-height:760px}.appraisal-copy{grid-column:2;padding:110px 0 110px 90px}.appraisal-copy .eyebrow{color:#d9bd89}.appraisal-copy .section-title{color:white}.appraisal-copy .lead{color:rgba(255,255,255,.72)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:34px}.form-field{display:flex;flex-direction:column;gap:7px}.form-field.is-wide{grid-column:1/-1}.form-field label{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:inherit;opacity:.72}.form-field input,.form-field select,.form-field textarea{min-height:51px;padding:12px 14px;border:1px solid rgba(255,255,255,.26);background:rgba(255,255,255,.04);color:inherit;outline:none}.form-field select option{color:var(--ink)}.form-field textarea{min-height:105px;resize:vertical}.form-field input:focus,.form-field select:focus,.form-field textarea:focus{border-color:#d9bd89}.form-consent{font-size:11px;color:rgba(255,255,255,.65);grid-column:1/-1}.form-consent a{text-decoration:underline}.referral-home{padding:125px 0;background:var(--chalk)}.referral-frame{border:1px solid var(--brass);padding:75px;display:grid;grid-template-columns:1.1fr .9fr;gap:80px;align-items:center;position:relative}.referral-frame:before{content:"";position:absolute;top:-7px;left:11%;width:78%;height:13px;background:var(--chalk)}.referral-amount{font:300 clamp(90px,10vw,150px)/.8 var(--serif);color:var(--navy);letter-spacing:-.05em}.referral-frame h2{font:300 52px/1 var(--serif);margin:20px 0}.referral-frame p{color:var(--slate)}.agent-home{padding:130px 0;background:var(--stone)}.agent-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:85px;align-items:center}.agent-photo{position:relative;min-height:700px}.agent-photo img{width:100%;height:700px;object-fit:cover;object-position:center top}.agent-photo:before{content:"";position:absolute;left:-18px;bottom:-18px;width:140px;height:140px;border-left:1px solid var(--brass);border-bottom:1px solid var(--brass);z-index:2}.agent-copy .quote{font:300 38px/1.15 var(--serif);margin:36px 0;color:var(--navy)}.agent-facts{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--hair);border-bottom:1px solid var(--hair);margin:36px 0}.agent-fact{padding:24px 16px 24px 0}.agent-fact+.agent-fact{border-left:1px solid var(--hair);padding-left:16px}.agent-fact strong{display:block;font:400 29px var(--serif)}.agent-fact span{font-size:9px;text-transform:uppercase;letter-spacing:.12em;color:var(--quiet)}.reviews{padding:120px 0;background:var(--navy);color:white}.reviews .eyebrow{color:#dbc18e}.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.16);margin-top:60px}.review{background:var(--navy);padding:45px}.review .stars{display:flex;color:#d9bd89;gap:2px}.review .stars .icon{width:13px;fill:currentColor}.review blockquote{font:300 28px/1.25 var(--serif);margin:28px 0 45px}.review cite{font-style:normal;font-size:9px;letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.55)}.insights-home{padding:130px 0;background:var(--paper)}.article-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.article-card{border-top:1px solid var(--hair);padding-top:18px}.article-card img{width:100%;aspect-ratio:1.45;object-fit:cover;margin-bottom:26px;filter:saturate(.78)}.article-card .meta{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--quiet)}.article-card h3{font:400 30px/1.05 var(--serif);margin:13px 0}.article-card p{color:var(--slate);font-size:14px}.footer{background:var(--chalk);border-top:1px solid var(--hair);padding-top:82px}.footer-top{display:grid;grid-template-columns:1.6fr repeat(3,1fr);gap:65px;padding-bottom:70px}.footer-brand img{width:310px}.footer-brand p{max-width:390px;color:var(--slate);margin:25px 0}.footer h3{font:500 11px var(--sans);letter-spacing:.17em;text-transform:uppercase;margin:3px 0 20px;color:var(--brass-ink)}.footer-top>div:not(.footer-brand) a{display:block;font-size:13px;margin:9px 0;color:var(--slate)}.footer a:hover{color:var(--brass-ink)}.social{display:flex;gap:9px}.social a{width:40px;height:40px;border:1px solid var(--hair);display:grid;place-items:center}.social .icon{width:17px}.footer-bottom{min-height:75px;border-top:1px solid var(--hair);display:flex;align-items:center;justify-content:space-between;font-size:10px;letter-spacing:.05em;color:var(--quiet)}.footer-bottom div{display:flex;gap:20px}.proddyg strong{color:var(--navy)}.page-hero{padding:125px 0 100px;background:var(--paper);border-bottom:1px solid var(--hair)}.page-hero-inner{position:relative;z-index:2}.page-hero h1{font:300 clamp(64px,8vw,120px)/.88 var(--serif);letter-spacing:-.035em;margin:0;max-width:1000px}.page-hero p:not(.eyebrow){font-size:18px;color:var(--slate);max-width:660px;margin:30px 0 0}.page-hero-image{position:relative;min-height:670px;padding:0;color:white;display:flex;align-items:flex-end;border:0}.page-hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.page-hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(14,43,60,.84),rgba(14,43,60,.18)),linear-gradient(0deg,rgba(14,43,60,.4),transparent)}.page-hero-image .page-hero-inner{padding-bottom:92px}.page-hero-image p:not(.eyebrow){color:rgba(255,255,255,.78)}.page-hero-image .eyebrow{color:#e1c899}.page-actions{display:flex;gap:12px;margin-top:32px;flex-wrap:wrap}.content-section{padding:105px 0}.content-section.is-stone{background:var(--stone)}.content-section.is-chalk{background:var(--chalk)}.filter-bar{display:grid;grid-template-columns:1.25fr repeat(3,.7fr) auto;gap:0;background:var(--chalk);border:1px solid var(--hair);padding:12px;margin-bottom:42px}.filter-bar .field{border-right:1px solid var(--hair)}.filter-bar .button{min-width:130px}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.empty-state{display:none;padding:85px;text-align:center;border:1px solid var(--hair);background:var(--chalk)}.empty-state h2{font:400 42px var(--serif)}.property-gallery{padding:26px 0;background:var(--chalk)}.gallery-grid{display:grid;grid-template-columns:1.55fr .85fr;grid-template-rows:320px 320px;gap:8px}.gallery-grid button{padding:0;border:0;overflow:hidden;background:var(--stone);position:relative}.gallery-grid button:first-child{grid-row:1/3}.gallery-grid img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}.gallery-grid button:hover img{transform:scale(1.025)}.gallery-count{position:absolute;right:16px;bottom:16px;background:rgba(246,243,237,.92);padding:9px 12px;font-size:10px;letter-spacing:.12em;text-transform:uppercase}.property-head{padding:65px 0 55px;background:var(--chalk);border-bottom:1px solid var(--hair)}.property-head-grid{display:grid;grid-template-columns:1fr auto;gap:50px;align-items:end}.property-head h1{font:400 clamp(46px,5vw,75px)/.95 var(--serif);margin:0}.property-location{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--quiet);margin-top:12px}.property-head-price{text-align:right}.property-head-price strong{font:400 42px var(--serif);display:block;color:var(--navy)}.property-head-price span{color:var(--quiet);font-size:12px}.property-toolbar{display:flex;align-items:center;justify-content:space-between;margin-top:35px;padding-top:25px;border-top:1px solid var(--hair)}.property-toolbar .property-specs{margin:0;font-size:13px}.property-tools{display:flex;gap:8px}.icon-button{width:44px;height:44px;border:1px solid var(--hair);display:grid;place-items:center;background:transparent}.property-detail{padding:90px 0}.property-detail-grid{display:grid;grid-template-columns:1fr 390px;gap:90px}.property-copy-long h2{font:400 47px/1 var(--serif);margin:0 0 28px}.property-copy-long p{font-size:17px;line-height:1.85;color:var(--slate)}.features{display:grid;grid-template-columns:1fr 1fr;gap:0;margin:46px 0;border-top:1px solid var(--hair)}.feature{padding:17px 12px 17px 0;border-bottom:1px solid var(--hair);display:flex;align-items:center;gap:10px;font-size:13px}.feature .icon{width:17px;color:var(--brass-ink)}.info-panel{background:var(--stone);padding:31px;margin-top:50px}.info-panel h3{font:400 28px var(--serif);margin:0 0 18px}.info-panel dl{display:grid;grid-template-columns:1fr 1fr;margin:0}.info-panel dt,.info-panel dd{padding:11px 0;border-top:1px solid rgba(129,90,33,.2);margin:0;font-size:12px}.info-panel dd{text-align:right;color:var(--slate)}.enquiry-card{position:sticky;top:120px;background:var(--navy);color:white;padding:36px}.enquiry-card h2{font:400 36px/1 var(--serif);margin:0}.enquiry-card p{font-size:13px;color:rgba(255,255,255,.66)}.enquiry-card .form-grid{grid-template-columns:1fr}.enquiry-card .button{width:100%;margin-top:5px}.agent-mini{display:flex;gap:16px;align-items:center;padding-top:25px;margin-top:25px;border-top:1px solid rgba(255,255,255,.2)}.agent-mini img{width:72px;height:82px;object-fit:cover;object-position:top}.agent-mini strong{font:400 23px var(--serif);display:block}.agent-mini span{font-size:10px;color:rgba(255,255,255,.58)}.lightbox{position:fixed;inset:0;z-index:1000;background:rgba(7,19,26,.96);display:none;place-items:center;padding:40px}.lightbox.is-open{display:grid}.lightbox img{max-width:min(1400px,92vw);max-height:88vh;object-fit:contain}.lightbox-close{position:absolute;right:28px;top:28px;width:48px;height:48px;border:1px solid rgba(255,255,255,.35);background:transparent;color:white;display:grid;place-items:center}.split-section{display:grid;grid-template-columns:1fr 1fr;min-height:720px}.split-media{position:relative;min-height:650px}.split-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.split-copy{padding:110px max(6vw,55px);display:flex;flex-direction:column;justify-content:center}.split-copy .lead{font-size:16px}.process{counter-reset:process;margin-top:50px;border-top:1px solid var(--hair)}.process-step{counter-increment:process;display:grid;grid-template-columns:70px 1fr;gap:25px;padding:28px 0;border-bottom:1px solid var(--hair)}.process-step:before{content:"0" counter(process);font:300 31px var(--serif);color:var(--brass)}.process-step h3{font:400 27px var(--serif);margin:0}.process-step p{font-size:13px;color:var(--slate);margin:7px 0}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair);margin-top:55px}.service{background:var(--chalk);padding:42px}.service-num{font:300 42px var(--serif);color:var(--brass)}.service h3{font:400 29px/1 var(--serif);margin:24px 0 12px}.service p{font-size:13px;color:var(--slate)}.area-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}.area-card{position:relative;min-height:570px;overflow:hidden;color:white}.area-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}.area-card:hover img{transform:scale(1.03)}.area-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(14,43,60,.8),transparent 70%)}.area-card-copy{position:absolute;z-index:2;left:38px;right:38px;bottom:38px}.area-card h2{font:300 58px/1 var(--serif);margin:0}.area-card p{max-width:520px;color:rgba(255,255,255,.75);font-size:13px}.team-grid{display:grid;grid-template-columns:1.2fr repeat(3,.8fr);gap:1px;background:var(--hair);border:1px solid var(--hair);margin-top:55px}.team-card{background:var(--chalk);min-height:360px;padding:34px;display:flex;flex-direction:column;justify-content:space-between}.team-card.lead-card{padding:0}.team-card.lead-card img{height:100%;width:100%;object-fit:cover;object-position:top}.team-monogram{font:300 72px var(--serif);color:rgba(167,120,53,.55)}.team-card h3{font:400 28px var(--serif);margin:0}.team-card p{font-size:11px;color:var(--quiet);text-transform:uppercase;letter-spacing:.12em}.article-hero{max-width:900px;margin:0 auto;padding:120px 0 70px}.article-hero h1{font:300 clamp(58px,7vw,100px)/.9 var(--serif);margin:0}.article-hero .meta{font-size:10px;text-transform:uppercase;letter-spacing:.15em;color:var(--brass-ink);margin-bottom:25px}.article-body{max-width:780px;margin:0 auto;padding-bottom:120px}.article-body>p:first-child{font:400 28px/1.4 var(--serif);color:var(--navy)}.article-body p,.article-body li{font-size:17px;line-height:1.9;color:var(--slate)}.article-body h2{font:400 43px/1 var(--serif);margin:65px 0 22px;color:var(--ink)}.article-body blockquote{font:300 34px/1.25 var(--serif);border-left:2px solid var(--brass);margin:45px 0;padding-left:28px;color:var(--navy)}.legal{max-width:900px;margin:0 auto;padding:110px 0}.legal h1{font:300 78px/1 var(--serif)}.legal h2{font:400 34px var(--serif);margin-top:50px}.legal p,.legal li{color:var(--slate)}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:80px}.contact-details{border-top:1px solid var(--hair)}.contact-detail{display:grid;grid-template-columns:45px 1fr;gap:20px;padding:25px 0;border-bottom:1px solid var(--hair)}.contact-detail h3{font:400 24px var(--serif);margin:0}.contact-detail p{margin:5px 0;color:var(--slate)}.light-form{background:var(--chalk);padding:46px;border:1px solid var(--hair)}.light-form .form-field input,.light-form .form-field select,.light-form .form-field textarea{border-color:var(--hair);background:white;color:var(--ink)}.light-form .form-consent{color:var(--quiet)}.referral-page-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px}.terms-list{border-top:1px solid var(--hair)}.terms-item{padding:23px 0;border-bottom:1px solid var(--hair);display:grid;grid-template-columns:48px 1fr;gap:18px}.terms-item strong{font:300 26px var(--serif);color:var(--brass)}.terms-item h3{font:400 24px var(--serif);margin:0}.terms-item p{font-size:13px;color:var(--slate);margin:5px 0}.rental-empty{display:grid;grid-template-columns:1fr 1fr;gap:65px;align-items:center;padding:65px;background:var(--chalk);border:1px solid var(--hair)}.rental-empty img{height:520px;width:100%;object-fit:cover}.rental-empty h2{font:300 60px/1 var(--serif)}.sold-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.sold-card{position:relative;background:var(--chalk)}.sold-card-media{aspect-ratio:1.35;overflow:hidden}.sold-card-media img{width:100%;height:100%;object-fit:cover;filter:saturate(.72);transition:transform .7s}.sold-card:hover img{transform:scale(1.025)}.sold-card-copy{padding:25px}.sold-card-copy .result{font:400 30px var(--serif);color:var(--navy)}.sold-card-copy h3{font:400 24px var(--serif);margin:15px 0 3px}.sold-card-copy p{font-size:10px;text-transform:uppercase;letter-spacing:.12em;color:var(--quiet)}.toast{position:fixed;right:24px;bottom:24px;z-index:1200;max-width:360px;padding:16px 20px;background:var(--navy);color:white;font-size:13px;box-shadow:0 20px 50px rgba(0,0,0,.2);transform:translateY(130%);transition:transform .35s var(--ease)}.toast.is-visible{transform:translateY(0)}[data-reveal]{opacity:0;transform:translateY(18px);transition:opacity .7s var(--ease),transform .7s var(--ease)}[data-reveal].is-visible{opacity:1;transform:none}@keyframes heroDrift{from{transform:scale(1.03)}to{transform:scale(1.08)}}@keyframes marquee{to{transform:translateX(-50%)}}
@media(max-width:1180px){:root{--shell:min(100% - 40px,1120px)}.header-inner{grid-template-columns:270px 1fr auto}.brand img{width:255px}.desktop-nav{gap:17px}.nav-link{font-size:11px}.button-small{padding-inline:13px}.portfolio-grid{grid-template-columns:1fr 1fr}.property-card-lead{grid-row:auto}.property-card-lead .property-media{aspect-ratio:1.32}.proof-grid{grid-template-columns:1fr;gap:50px}.agent-layout{gap:50px}.footer-top{grid-template-columns:1.5fr repeat(3,1fr);gap:35px}}
@media(max-width:920px){:root{--shell:calc(100vw - 36px)}.utility{display:none}.desktop-nav,.header-actions .button{display:none}.header-inner{height:76px;grid-template-columns:1fr auto}.brand img{width:245px}.header-actions{display:flex}.menu-toggle{display:grid}.mobile-nav{display:block;max-height:0;overflow:hidden;transition:max-height .45s var(--ease);background:var(--paper);border-top:1px solid var(--hair)}.mobile-nav.is-open{max-height:620px}.mobile-nav-inner{padding:24px 18px 30px;display:grid;gap:4px}.mobile-nav a{padding:12px 0;border-bottom:1px solid var(--hair);font-size:14px}.mobile-nav .button{margin-top:15px;color:white}.hero{height:800px;min-height:0}.hero-inner{padding-bottom:140px}.hero-caption{display:none}.search-dock{grid-template-columns:1fr 1fr}.search-dock .field{border-bottom:1px solid var(--hair)}.search-dock .button{grid-column:1/-1;margin-top:10px}.proof{padding-top:120px}.proof-metrics{grid-template-columns:1fr 1fr}.portfolio-grid{grid-template-columns:1fr 1fr}.areas-layout,.agent-layout,.referral-frame,.contact-grid,.referral-page-grid,.rental-empty{grid-template-columns:1fr}.area-visual{min-height:500px}.commitment{grid-template-columns:95px 1fr}.commitment p{grid-column:2}.appraisal-band>img{width:100%;opacity:.22}.appraisal-band:after{inset:0;background:rgba(14,43,60,.7)}.appraisal-layout{grid-template-columns:1fr}.appraisal-copy{grid-column:1;padding:90px 0}.review-grid,.article-grid,.listing-grid,.sold-grid{grid-template-columns:1fr 1fr}.footer-top{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.gallery-grid{grid-template-rows:260px 260px}.property-detail-grid{grid-template-columns:1fr}.enquiry-card{position:static}.split-section{grid-template-columns:1fr}.split-media{min-height:520px}.service-grid{grid-template-columns:1fr 1fr}.team-grid{grid-template-columns:1fr 1fr}.team-card.lead-card{min-height:520px}.area-grid{grid-template-columns:1fr}.filter-bar{grid-template-columns:1fr 1fr}.filter-bar .button{grid-column:1/-1;margin-top:10px}.rental-empty{padding:35px}.rental-empty img{height:420px}}
@media(max-width:620px){:root{--shell:calc(100vw - 28px)}body{font-size:15px}.header-inner{height:70px}.brand img{width:215px}.header-phone{display:none}.hero{height:720px}.hero-inner{align-items:flex-end;padding:80px 0 110px}.display{font-size:58px}.hero .lead{font-size:15px;margin:22px 0}.hero-actions .button{width:100%}.search-dock-wrap{margin-top:-40px}.search-dock{grid-template-columns:1fr;padding:12px}.search-dock .field{border-right:0;padding:12px}.proof,.portfolio,.areas-home,.commitments,.referral-home,.agent-home,.reviews,.insights-home,.content-section{padding:85px 0}.proof-metrics{grid-template-columns:1fr 1fr}.metric{padding:22px 10px 6px 0}.metric+.metric{padding-left:13px}.metric strong{font-size:38px}.systems{padding:24px 0}.portfolio-grid,.review-grid,.article-grid,.listing-grid,.sold-grid{grid-template-columns:1fr}.section-head{align-items:start;flex-direction:column;margin-bottom:40px}.property-card-lead .property-media,.property-media{aspect-ratio:1.25}.sold-story,.sold-inner{min-height:700px}.sold-copy blockquote{font-size:53px}.sold-result{gap:20px;flex-wrap:wrap}.areas-layout{gap:42px}.area-row{grid-template-columns:35px 1fr auto;gap:12px}.area-row h3{font-size:27px}.area-visual{min-height:440px}.commitment{grid-template-columns:60px 1fr;gap:14px;padding:30px 0}.commitment-num{font-size:45px}.commitment h3{font-size:27px}.appraisal-copy{padding:75px 0}.form-grid{grid-template-columns:1fr}.form-field.is-wide,.form-consent{grid-column:1}.referral-frame{padding:45px 25px;gap:30px}.referral-amount{font-size:85px}.referral-frame h2{font-size:43px}.agent-photo,.agent-photo img{min-height:0;height:540px}.agent-facts{grid-template-columns:1fr}.agent-fact+.agent-fact{border-left:0;border-top:1px solid var(--hair);padding-left:0}.review{padding:32px}.footer-top{grid-template-columns:1fr}.footer-brand{grid-column:auto}.footer-bottom{padding:25px 0;align-items:flex-start;gap:20px;flex-direction:column}.footer-bottom div{flex-wrap:wrap}.page-hero{padding:85px 0 70px}.page-hero h1{font-size:62px}.page-hero-image{min-height:620px}.page-hero-image .page-hero-inner{padding-bottom:60px}.filter-bar{grid-template-columns:1fr}.filter-bar .field{border-right:0;border-bottom:1px solid var(--hair)}.gallery-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory}.gallery-grid button,.gallery-grid button:first-child{min-width:88vw;height:430px;scroll-snap-align:start}.property-head-grid{grid-template-columns:1fr}.property-head-price{text-align:left}.property-toolbar{align-items:flex-start;gap:20px;flex-direction:column}.property-detail{padding:65px 0}.property-detail-grid{gap:45px}.features{grid-template-columns:1fr}.enquiry-card{margin-inline:-14px}.split-media{min-height:420px}.split-copy{padding:75px 28px}.service-grid{grid-template-columns:1fr}.area-card{min-height:500px}.area-card-copy{left:25px;right:25px;bottom:25px}.area-card h2{font-size:48px}.team-grid{grid-template-columns:1fr}.article-hero{padding:90px 0 50px}.article-body p,.article-body li{font-size:16px}.contact-grid{gap:40px}.light-form{padding:27px}.rental-empty{padding:22px}.rental-empty img{height:330px}.rental-empty h2{font-size:49px}.property-copy-long h2{font-size:39px}}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}[data-reveal]{opacity:1;transform:none}}