@import url('https://fonts.googleapis.com/css2?family=Baskervville:ital@0;1&family=Public+Sans:wght@400;500;600;700&display=swap');
:root{--ink:#263e3b;--teal:#007f84;--paper:#f7f5ef;--muted:#66716b;--line:#d9ddd4}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:'Public Sans',Arial,sans-serif;font-size:14px}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}button{cursor:pointer}img{max-width:100%;display:block}.topline{background:var(--ink);color:#e9ede6;padding:10px 5%;display:flex;justify-content:space-between;font-size:10px;letter-spacing:1.8px}header{height:100px;padding:14px 5%;display:flex;align-items:center;justify-content:space-between;background:#fff}.brand img{width:190px;height:74px;object-fit:contain}nav{display:flex;align-items:center;gap:30px;font-size:12px}.btn{border:0;background:var(--ink);color:white;padding:18px 25px;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:12px;font-weight:600}.btn:hover{background:var(--teal)}.btn.small{padding:15px 20px}.cream{background:#f2eee3;color:var(--ink)}.cream:hover{background:white}.menu{display:none}.hero{min-height:680px;position:relative;display:flex;align-items:center;color:white}.hero-photo,.hero-shade{position:absolute;width:100%;height:100%;object-fit:cover;inset:0}.hero-shade{background:linear-gradient(90deg,rgba(10,28,25,.78),rgba(10,28,25,.2) 75%)}.hero-content{position:relative;padding:70px 8%;max-width:850px}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2.3px;color:var(--teal);margin:0 0 25px}.eyebrow.light{color:#e4e8da}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:'Baskervville',Georgia,serif;font-weight:400}h1{font-size:90px;line-height:.99;letter-spacing:-2px;margin-bottom:28px}em{font-weight:400;color:inherit}h2{font-size:53px;line-height:1.06;margin-bottom:25px;letter-spacing:-.6px}h3{font-size:30px}.hero-content>p:not(.eyebrow){font-size:15px;line-height:1.8;color:#eee;margin-bottom:30px}.hero-note{position:absolute;right:5%;bottom:80px;text-align:right;border-top:1px solid #ffffff66;padding-top:20px}.hero-note span{font-size:9px;letter-spacing:1.7px}.hero-note p{font-family:Georgia,serif;font-size:22px;margin:12px 0}.search-wrap{position:relative;margin:-35px 5% 0;background:#fff;box-shadow:0 15px 40px #183e3010;padding:24px 30px}.search-title{display:flex;justify-content:space-between;font-family:Georgia,serif;font-size:21px;padding-bottom:22px;border-bottom:1px solid var(--line)}.search-title span{font-family:Arial,sans-serif;font-size:9px;letter-spacing:1.8px;align-self:center}#search{display:grid;grid-template-columns:1fr 1fr 1.3fr auto;gap:25px;align-items:end;padding-top:20px}label{display:block;font-size:9px;letter-spacing:1.6px;font-weight:600}input,select,textarea{display:block;width:100%;border:0;border-bottom:1px solid var(--line);background:transparent;color:var(--ink);padding:13px 0;font-size:13px;letter-spacing:0;border-radius:0}textarea{resize:vertical}.intro{padding:100px 20% 85px;text-align:center}.intro>p:last-child{max-width:590px;margin:auto;color:var(--muted);line-height:1.9}.section{padding:75px 7%}.section-head{display:flex;justify-content:space-between;align-items:end;gap:25px;margin-bottom:35px}.section-head h2{margin-bottom:0}.section-head .eyebrow{margin-bottom:18px}.subtle{color:var(--muted);font-size:12px}.filter-row{display:flex;justify-content:space-between;align-items:center;margin:30px 0}.tabs{display:flex;gap:8px}.tabs button{border:1px solid var(--line);background:transparent;padding:12px 20px;color:var(--ink);font-size:12px}.tabs button.active{background:var(--ink);color:white;border-color:var(--ink)}#count{font-size:11px;color:var(--muted)}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.card{background:white}.card-image{position:relative;height:280px;overflow:hidden}.card-image img{width:100%;height:100%;object-fit:cover;transition:transform .4s}.card:hover img{transform:scale(1.04)}.badge{position:absolute;top:17px;left:17px;background:#f8f6ef;padding:8px 11px;font-size:9px;letter-spacing:1px}.save{position:absolute;right:15px;top:15px;background:white;border:0;border-radius:50%;width:34px;height:34px;font-size:20px;color:var(--ink)}.save[aria-pressed=true]{background:var(--teal);color:white}.card-body{padding:25px}.card-body .eyebrow{margin-bottom:10px;font-size:9px;letter-spacing:1.2px}.card-body h3{margin-bottom:12px;font-size:31px}.card-body p{color:var(--muted);font-size:12px}.card-foot{border-top:1px solid var(--line);padding-top:19px;display:flex;justify-content:space-between;align-items:center}.card-foot strong{font-weight:500;font-size:13px}.card-foot button{border:0;background:transparent;color:var(--teal);font-size:12px;padding:5px}.sample-note{font-size:10px;color:var(--muted);margin:22px 0}.expertise{background:var(--ink);color:#f4f2e9;padding:85px 8%;display:grid;grid-template-columns:1fr 1.1fr;gap:90px}.expertise>div>p:not(.eyebrow){max-width:350px;color:#c3cec6;line-height:1.9}.text-link{display:inline-block;background:none;border:0;border-bottom:1px solid #ffffff66;padding:12px 0;color:inherit;font-size:12px;margin-top:12px}.service-list article{display:flex;gap:22px;border-bottom:1px solid #ffffff30;padding:25px 0}.service-list article:first-child{padding-top:0}.service-list article>span{font-size:10px;padding-top:8px;color:#a5bdb1}.service-list h3{margin-bottom:12px}.service-list p{font-size:12px;line-height:1.8;color:#c3cec6;margin-bottom:0}.service-list b{font-size:22px;font-weight:400;margin-left:auto}.locality-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.locality-grid button{text-align:left;background:none;border:0;border-right:1px solid var(--line);padding:30px 20px;color:var(--ink);position:relative}.locality-grid button:last-child{border:0}.locality-grid button:hover{background:#e9ede5}.locality-grid span{font-size:10px;color:var(--teal)}.locality-grid h3{margin:25px 0 10px}.locality-grid p{font-size:11px;color:var(--muted)}.locality-grid b{position:absolute;right:20px;top:27px;font-size:20px;font-weight:400}.about{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}.about-image{position:relative;height:520px}.about-image img{height:100%;width:100%;object-fit:cover}.about-image span{position:absolute;bottom:25px;left:25px;background:var(--ink);color:white;font-size:10px;letter-spacing:2px;line-height:2;padding:20px}.about>div>p:not(.eyebrow){color:var(--muted);line-height:1.9}.founder{display:flex;align-items:center;gap:15px;margin:30px 0 15px}.monogram{border:1px solid var(--line);width:50px;height:50px;display:grid;place-items:center;font-family:Georgia,serif;font-size:18px}.founder small{display:block;font-size:9px;letter-spacing:1.5px;margin-top:7px}.dark{color:var(--ink);border-color:var(--line)}.tools{display:grid;grid-template-columns:1fr 1.3fr;gap:70px;background:#ebece4}.tools>div>p:last-child{max-width:350px;line-height:1.8;color:var(--muted)}.calculator{background:var(--paper);padding:30px}.calc-inputs{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:20px}.calc-result{display:flex;align-items:center;gap:20px;flex-wrap:wrap;padding:30px 0 20px}.calc-result>span{font-size:9px;letter-spacing:1px}.calc-result strong{font-family:Georgia,serif;font-size:31px;font-weight:400}.calc-result button{margin:0;margin-left:auto}.calculator small{color:var(--muted);font-size:10px}.contact-band{background:#006c70;text-align:center;color:white;padding:90px 20px}.contact-band h2{font-size:72px}.contact-band>p:not(.eyebrow){color:#d0e0db;line-height:1.8}.contact-band>a{display:block;font-size:12px;margin-top:25px}footer{padding:65px 7% 25px;background:#fdfcf8}.footer-top{display:grid;grid-template-columns:1.3fr 1.3fr 1fr 1fr;gap:40px}.footer-brand{font-family:Georgia,serif;font-size:37px}.footer-brand span{display:block;font:9px Arial,sans-serif;letter-spacing:3px;margin-top:8px}footer p{font-size:12px;line-height:1.9;color:var(--muted);margin-top:20px}footer h4{font-size:11px;font-weight:600;margin-bottom:22px}footer a{display:block;font-size:12px;margin-bottom:14px}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid var(--line);margin-top:50px;padding-top:25px;font-size:9px;color:var(--muted);letter-spacing:.5px}.floating{position:fixed;right:23px;bottom:23px;border:1px solid #ffffff60;background:var(--ink);color:white;padding:15px 20px;box-shadow:0 5px 20px #0002;z-index:5}dialog{border:0;background:var(--paper);color:var(--ink);padding:45px;width:540px;max-width:calc(100% - 30px);max-height:90vh;overflow:auto}dialog::backdrop{background:#102e29bb;backdrop-filter:blur(4px)}.close{position:absolute;top:12px;right:18px;border:0;background:none;font-size:28px;color:var(--ink)}dialog label{margin-bottom:20px}dialog h2{font-size:45px}#form-status{font-size:11px;color:var(--muted);line-height:1.7;margin-top:18px;margin-bottom:0}#detail img{width:100%;height:240px;object-fit:cover;margin-bottom:25px}#detail p{line-height:1.8;color:var(--muted)}.empty{padding:50px;grid-column:1/-1;border:1px solid var(--line)}
@media(min-width:1600px){body{max-width:1800px;margin:auto}.hero{min-height:780px}}@media(max-width:1000px){nav{gap:17px}.hero-note{display:none}h1{font-size:75px}.cards{grid-template-columns:repeat(2,1fr)}.expertise,.about,.tools{gap:40px}#search{grid-template-columns:1fr 1fr}.intro{padding:80px 10%}.footer-top{grid-template-columns:1fr 1fr}.topline{letter-spacing:1px}}@media(max-width:700px){.topline{font-size:8px;padding:10px 5%}.topline span{max-width:65%}header{height:85px;position:relative}.brand img{width:150px;height:58px}.menu{display:block;border:0;background:none;font-size:24px;color:var(--ink)}nav{display:none;position:absolute;top:85px;left:0;right:0;background:white;padding:25px;z-index:10;align-items:start}nav.open{display:flex;flex-direction:column}.hero{min-height:600px}.hero-content{padding:65px 7%}.hero-photo{object-position:60%}h1{font-size:63px}h2{font-size:42px}.hero-content>p:not(.eyebrow){font-size:13px}.search-wrap{margin:-25px 5% 0;padding:23px}.search-title span{display:none}#search{gap:20px}#search label:last-of-type,#search .btn{grid-column:1/-1}.section{padding:55px 6%}.section-head{align-items:start;flex-direction:column}.subtle{display:none}.intro{padding:65px 7% 25px}.intro h2{font-size:37px}.cards{grid-template-columns:1fr}.card-image{height:300px}.tabs button{padding:10px 13px;font-size:11px}.expertise,.about,.tools{grid-template-columns:1fr;padding:60px 7%;gap:40px}.expertise h2{font-size:45px}.locality-grid{grid-template-columns:1fr 1fr}.locality-grid button{border-bottom:1px solid var(--line)}.locality-grid button:nth-child(2){border-right:0}.locality-grid h3{font-size:28px}.about-image{height:400px}.calc-inputs{grid-template-columns:1fr 1fr}.calc-inputs label:first-child{grid-column:1/-1}.calculator{padding:23px}.contact-band{padding:65px 7%}.contact-band h2{font-size:54px}.footer-top{gap:30px 20px}.footer-bottom{flex-direction:column;gap:12px;padding-bottom:40px}dialog{padding:40px 25px}.floating{padding:12px 17px;font-size:11px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.card-image img{transition:none}}

/* Editorial typography and motion */
h1{font-size:clamp(54px,6.1vw,88px);line-height:1.06;letter-spacing:-3px}h2{font-size:clamp(36px,3.7vw,53px);line-height:1.15;letter-spacing:-1.6px}h3{letter-spacing:-.7px}body{line-height:1.55}header{position:sticky;top:0;z-index:15;box-shadow:0 1px 0 #263e3b12}nav a{position:relative}nav a:not(.btn):after{content:'';position:absolute;left:0;bottom:-8px;height:1px;width:100%;background:var(--teal);transform:scaleX(0);transform-origin:left;transition:transform .3s}nav a:hover:after,nav a[aria-current]:after{transform:scaleX(1)}.btn{transition:background .25s,transform .25s,box-shadow .25s}.btn:hover{transform:translateY(-3px);box-shadow:0 8px 20px #12362c15}.text-link{transition:color .25s,padding .25s}.text-link:hover{color:var(--teal);padding-left:7px}.card{transition:transform .35s,box-shadow .35s}.card:hover{transform:translateY(-5px);box-shadow:0 15px 25px #183b2f0a}.hero{overflow:hidden}.hero-photo{animation:hero-settle 1.8s ease-out both}.hero-content{animation:enter 1s .1s both}.hero-note{animation:enter 1s .35s both}.page-intro{padding:80px 8% 90px;background:#e9ece3;position:relative;overflow:hidden}.page-intro:after{content:'SP';position:absolute;right:3%;top:10px;font:260px 'Baskervville',Georgia,serif;color:#263e3b05;pointer-events:none}.page-intro h1{font-size:clamp(48px,5.6vw,80px);max-width:1000px}.page-intro>p:last-child{max-width:520px;line-height:1.85;color:var(--muted)}.page-intro .eyebrow{margin-bottom:25px}.home-about{display:grid;grid-template-columns:1.4fr 1fr;gap:0 70px;background:#ebece4}.home-about>.eyebrow{grid-column:1/-1}.home-about p:not(.eyebrow){line-height:1.9;color:var(--muted)}.home-about .text-link{margin-right:25px}.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.value-grid article{border-top:1px solid var(--line);padding-top:25px}.value-grid span{font-size:10px;letter-spacing:1.5px;color:var(--teal)}.value-grid h3{margin:25px 0 15px}.value-grid p{color:var(--muted);line-height:1.9;font-size:13px}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px}.contact-layout>div>p:not(.eyebrow){color:var(--muted);max-width:370px}.contact-number{display:block;font-family:'Baskervville',Georgia,serif;font-size:30px;margin-top:35px}.office{border-top:1px solid var(--line);margin-top:45px;padding-top:30px}.contact-form{background:white;padding:40px}.contact-form label{margin-bottom:25px}.contact-form .btn{width:100%}.property-heading{padding-bottom:35px}.breadcrumb{display:block;font-size:11px;color:var(--muted);margin-bottom:35px}.property-heading h1{font-size:clamp(40px,5vw,72px);margin-bottom:0}.badge.inline{position:static;white-space:nowrap;border:1px solid var(--line)}.property-cover{height:520px;margin:0 7%;overflow:hidden}.property-cover img{height:100%;width:100%;object-fit:cover}.property-layout{display:grid;grid-template-columns:1.6fr 1fr;gap:80px;align-items:start}.property-layout p{color:var(--muted);line-height:1.9}.property-facts{display:grid;grid-template-columns:1fr 1fr;gap:25px;margin:35px 0 50px;padding:30px 0;border-block:1px solid var(--line)}.property-facts small{display:block;font-size:9px;letter-spacing:1px;margin-bottom:12px;color:var(--muted)}.property-facts strong{font-size:14px;font-weight:500}.property-advisor{position:sticky;top:130px;padding:35px;background:#e9ece3}.property-advisor .btn{width:100%;gap:15px}.property-advisor>a{display:block;margin-top:25px;font-size:13px}details{border-bottom:1px solid var(--line);padding:20px 0;font-size:13px}summary{cursor:pointer;font-weight:500}details p{padding-top:15px}.reveal{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.3,1)}.reveal.revealed{opacity:1;transform:none}dialog[open]{animation:enter .3s ease both}@keyframes enter{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:none}}@keyframes hero-settle{from{transform:scale(1.035)}to{transform:scale(1)}}
@media(max-width:1000px){nav{gap:14px;font-size:11px}.contact-layout,.property-layout{gap:40px}.value-grid{gap:25px}}@media(max-width:700px){.page-intro{padding:55px 7% 65px}.page-intro h1{letter-spacing:-2px}.home-about,.contact-layout,.property-layout,.value-grid{grid-template-columns:1fr;gap:30px}.contact-form{padding:25px}.property-cover{height:330px;margin:0 6%}.property-advisor{position:static}.property-heading .section-head{gap:20px}.property-heading h1{font-size:43px}nav.open{box-shadow:0 15px 20px #16352a15}.hero h1{font-size:58px}.page-intro:after{font-size:180px;top:30px}}@media(prefers-reduced-motion:reduce){*,*:before,*:after{animation:none!important;transition:none!important;scroll-behavior:auto!important}.reveal{opacity:1;transform:none}}
.advanced-filters{display:flex;flex-wrap:wrap;gap:20px;align-items:end;margin-bottom:35px;padding:25px;background:#ebece4}.advanced-filters>label{flex:1;min-width:130px}.advanced-filters .check-label{display:flex;gap:10px;align-items:center;letter-spacing:0;font-size:12px}.check-label input{width:auto}.advanced-filters .btn{padding:12px 18px}.card-actions{display:flex;justify-content:space-between;border-top:1px solid var(--line);margin-top:18px;padding-top:12px}.card-actions button{background:none;border:0;color:var(--teal);font-size:11px;padding:5px}.card-actions button[aria-pressed=true]{font-weight:700}.assistant-launch{position:fixed;right:23px;bottom:82px;background:var(--teal);color:white;border:0;padding:15px 20px;z-index:6;box-shadow:0 5px 20px #0002}#assistant{width:700px}#comparison{width:1000px}.comparison-scroll{overflow:auto}table{border-collapse:collapse;width:100%;font-size:12px}th,td{text-align:left;border-bottom:1px solid var(--line);padding:18px;min-width:150px}th{font-family:Baskervville,Georgia,serif;font-size:22px;font-weight:400}.assistant-prompts{display:flex;flex-wrap:wrap;gap:8px;margin:20px 0}.assistant-prompts button{border:1px solid var(--line);background:transparent;padding:9px 12px;font-size:11px;color:var(--ink)}#chat-log{max-height:330px;overflow:auto;padding:15px;background:#ebece4;margin-bottom:20px}.chat-user{margin:15px 0 10px 20%;background:var(--ink);color:white;padding:13px;font-size:13px}.chat-answer{padding:15px;background:white;margin-bottom:20px;font-size:13px}.chat-property{display:block;border-top:1px solid var(--line);padding:12px 0}.chat-property span{display:block;font-size:11px;color:var(--muted);margin-top:5px}#chat-form{display:flex;align-items:end;gap:15px}#chat-form label{flex:1;margin:0}.planning-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}.planning-grid form{background:white;padding:35px}.planning-grid label{margin:20px 0}.planning-grid output{display:block;font-size:19px;line-height:1.6;margin-top:22px;color:var(--teal)}.planning-grid small{display:block;line-height:1.7;margin-top:15px;color:var(--muted);font-size:10px}.discovery{display:grid;grid-template-columns:1.2fr 1fr;gap:70px;background:#ebece4}.discovery p:not(.eyebrow){color:var(--muted);max-width:430px;line-height:1.9}.discovery-list{align-self:center}.discovery-list span{display:block;padding:25px 0;border-bottom:1px solid var(--line);font-size:15px}.discovery-list small{display:block;margin-top:20px;color:var(--muted)}@media(max-width:700px){.planning-grid,.discovery{grid-template-columns:1fr;gap:25px}.planning-grid form{padding:25px}.advanced-filters{padding:20px}.assistant-launch{bottom:70px;padding:12px 17px;font-size:11px}#chat-form{flex-wrap:wrap}#chat-form label{min-width:100%}}