:root{--ink:#090909;--ink2:#15130f;--cream:#f2eee5;--cream2:#e9e2d5;--gold:#c49a54;--gold2:#e0bd7d;--text:#f6f2eb;--muted:#bdb7ad;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--max:1240px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ink);color:var(--text);font-family:var(--sans);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}.site-header{height:88px;background:#080808;display:flex;align-items:center;padding:0 max(4.5vw,24px);gap:28px;border-bottom:1px solid rgba(196,154,84,.35);position:relative;z-index:10}.brand img{width:174px;height:62px;object-fit:contain}.header-divider{height:44px;width:1px;background:#65553a}.brokerage img{width:150px;height:48px;object-fit:contain}.desktop-nav{display:flex;gap:30px;margin-left:auto;font-size:12px;letter-spacing:.11em;text-transform:uppercase;color:#d7d0c4}.desktop-nav a:hover,.footer-links a:hover{color:var(--gold2)}.header-call{margin-left:16px;border:1px solid #80663c;color:var(--gold2);width:44px;height:44px;display:grid;place-items:center;border-radius:5px;font-size:20px}.menu-toggle{display:none;background:transparent;border:1px solid #80663c;width:44px;height:44px;border-radius:5px;padding:11px;flex-direction:column;justify-content:space-around}.menu-toggle span{display:block;height:1px;background:#e8d5b1;width:100%}.mobile-menu{display:none}
.hero{height:590px;min-height:540px;position:relative;overflow:hidden;isolation:isolate;background:#111}.hero-bg{position:absolute;inset:0;background-image:url('assets/hero-waterfront-bg-2.jpg');background-size:cover;background-position:center 48%;z-index:-3}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,10,15,.68) 0%,rgba(4,10,15,.35) 42%,rgba(4,10,15,.02) 70%),linear-gradient(0deg,rgba(5,8,10,.18),transparent 35%);z-index:-2}.hero-copy{position:relative;z-index:2;width:min(650px,52%);padding:104px 0 0 max(7vw,40px)}.eyebrow{font-size:11px;letter-spacing:.34em;text-transform:uppercase;color:var(--gold2);font-weight:700;margin:0 0 22px}.hero h1{font:500 clamp(40px,4.1vw,62px)/1.08 var(--serif);letter-spacing:-.035em;margin:0 0 20px;color:#fff}.hero h1 em,.contact h2 em{color:#d8a85d;font-weight:400}.hero-description{font-size:16px;line-height:1.65;max-width:440px;color:#eee9e1;margin:0 0 26px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.button{min-height:48px;padding:0 22px;display:inline-flex;align-items:center;justify-content:space-between;gap:22px;font-size:11px;letter-spacing:.12em;text-transform:uppercase;font-weight:700;border-radius:3px;transition:.2s}.button span{font-size:20px;line-height:1}.button-gold{background:linear-gradient(110deg,#d5ad68,#b9853c);color:#100e0a;border:1px solid #d4ad69}.button-gold:hover{filter:brightness(1.08);transform:translateY(-1px)}.button-outline{border:1px solid rgba(232,213,177,.8);color:#fff;background:rgba(0,0,0,.2)}.button-outline:hover{background:rgba(255,255,255,.1)}.hero-person{display:block;position:absolute;z-index:1;right:2.5%;bottom:0;height:94%;width:auto;max-width:43%;object-fit:contain;object-position:bottom right;filter:drop-shadow(-10px 0 20px rgba(5,5,5,.22))}.hero-bottom-fade{display:none}
.section-light{background:var(--cream);color:#211d17}.services{padding:76px 24px 88px}.section-heading{text-align:center;max-width:680px;margin:0 auto 38px}.section-heading .eyebrow{margin-bottom:14px}.section-heading h2,.community-content h2,.about-copy h2,.contact h2{font:500 clamp(34px,3.2vw,48px)/1.12 var(--serif);letter-spacing:-.025em;margin:0}.section-intro{font-size:15px;line-height:1.7;color:#71695d;margin:16px auto 0;max-width:560px}.service-list{max-width:1040px;margin:auto;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.service-card{min-height:208px;display:grid;grid-template-columns:1fr 42%;background:#171510;color:#f6f1e8;border:1px solid rgba(196,154,84,.35);border-radius:8px;overflow:hidden;transition:transform .2s,box-shadow .2s}.service-card:hover{transform:translateY(-3px);box-shadow:0 12px 28px #0002}.service-copy{padding:25px 24px;display:flex;flex-direction:column;align-items:flex-start}.service-mark{font:30px var(--serif);color:var(--gold2);height:34px}.service-copy h3{font:500 24px/1.1 var(--serif);margin:8px 0 8px}.service-copy p{font-size:13px;line-height:1.55;color:#c9c1b4;margin:0 0 16px;max-width:250px}.service-link{margin-top:auto;font-size:10px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--gold2)}.service-link b{font-size:19px;margin-left:8px;vertical-align:-2px}.service-card img{width:100%;height:100%;min-height:208px;object-fit:cover}
.section-dark{background:#090909;color:#f5f0e8}.how{padding:92px 24px}.how-inner{max-width:1120px;margin:auto;display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:start}.align-left{text-align:left;margin:0}.align-left h2{max-width:470px}.align-left .section-intro{margin:20px 0 0;color:#bdb7ad}.principles{display:grid;gap:16px}.principles article{border:1px solid rgba(196,154,84,.2);padding:22px 25px;border-radius:8px;background:linear-gradient(135deg,#11100d,#090909)}.principles article span{color:var(--gold2);font:24px var(--serif)}.principles h3{font:500 25px var(--serif);margin:8px 0}.principles p{color:#c3bdb3;font-size:14px;line-height:1.7;margin:0}
.communities{display:grid;grid-template-columns:1fr 1fr;min-height:460px}.community-photo{background:url('assets/areas-waterfront.jpg') center/cover;min-height:460px}.community-content{padding:70px clamp(28px,6vw,90px);display:flex;flex-direction:column;justify-content:center}.community-content .eyebrow{margin-bottom:16px}.community-content h2{font-size:clamp(36px,3.6vw,50px)}.community-content>p:not(.eyebrow){font-size:15px;line-height:1.7;color:#71695d;max-width:480px}.community-tags{display:flex;flex-wrap:wrap;gap:9px;margin:16px 0 24px}.community-tags a{border:1px solid #cfc3ad;padding:9px 13px;border-radius:99px;font-size:12px;color:#3b342a}.community-tags a:hover{background:#211d17;color:#f3eadb;border-color:#211d17}.text-link{font-size:11px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#8d642d}.text-link span{font-size:19px;margin-left:8px}
.about{padding:94px max(7vw,24px);display:grid;grid-template-columns:minmax(280px,430px) minmax(320px,560px);gap:76px;align-items:center;justify-content:center}.about-photo{height:480px;overflow:hidden;border-radius:8px;background:#d2d0cb}.about-photo img{width:100%;height:100%;object-fit:cover;object-position:center 28%}.about-copy .eyebrow{margin-bottom:16px}.about-copy h2{font-size:46px}.about-lead{font-size:16px;line-height:1.85;color:#c9c2b7;margin:22px 0}.experience{font-size:14px;margin:26px 0 8px}.experience strong{color:var(--gold2)}.license{font-size:12px;line-height:1.7;color:#aaa398}.about-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.testimonials{padding:82px 24px}.testimonial-grid{max-width:1120px;margin:auto;display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.testimonial-grid blockquote{margin:0;padding:27px;background:#fffaf1;border:1px solid #e2d8c7;border-radius:7px}.stars{letter-spacing:.15em;color:#b88945}.testimonial-grid p{font:17px/1.65 var(--serif);color:#393229}.testimonial-grid cite{font-size:11px;text-transform:uppercase;letter-spacing:.12em;color:#887b68;font-style:normal}
.contact{text-align:center;padding:90px 24px 96px;background:radial-gradient(ellipse at 50% 0%,#292117 0%,#090909 60%)}.contact .eyebrow{margin-bottom:16px}.contact h2{font-size:clamp(38px,4vw,54px)}.contact>p:not(.eyebrow){color:#bdb7ad;font-size:15px;line-height:1.7;max-width:540px;margin:18px auto 26px}.contact-actions{display:flex;justify-content:center;gap:12px;flex-wrap:wrap}.site-footer{padding:34px 24px 28px;text-align:center;background:#050505;border-top:1px solid #332a1d;color:#a9a195}.footer-brand{display:flex;align-items:center;justify-content:center;gap:20px}.footer-brand img:first-child{width:130px;height:48px;object-fit:contain}.footer-brand img:last-child{width:110px;height:40px;object-fit:contain}.site-footer>p{font-size:11px;letter-spacing:.1em;text-transform:uppercase}.footer-links{display:flex;justify-content:center;gap:18px;flex-wrap:wrap;margin:20px auto;font-size:11px}.site-footer small{font-size:10px;color:#766f65}
@media(max-width:900px){.site-header{height:72px;padding:0 20px;gap:15px}.brand img{width:126px;height:52px}.header-divider{height:34px}.brokerage img{width:105px;height:40px}.desktop-nav{display:none}.header-call{margin-left:auto;width:38px;height:38px}.menu-toggle{display:flex}.mobile-menu{position:absolute;top:72px;left:0;right:0;background:#090909;z-index:9;padding:0 24px;display:flex;flex-direction:column;max-height:0;overflow:hidden;transition:max-height .25s ease,border .25s}.mobile-menu.open{max-height:360px;padding:12px 24px 20px;border-bottom:1px solid #6d5632}.mobile-menu a{padding:13px 0;border-bottom:1px solid #26221b;font-size:13px;color:#e9e2d5}.hero{height:470px;min-height:470px}.hero-bg{background-image:url('assets/hero-waterfront-bg-2.jpg');background-size:cover;background-position:57% center}.hero-shade{background:linear-gradient(90deg,rgba(3,8,13,.76),rgba(3,8,13,.55) 48%,rgba(3,8,13,.1)),linear-gradient(0deg,rgba(0,0,0,.25),transparent 40%)}.hero-copy{width:68%;padding:86px 0 0 28px}.hero .eyebrow{font-size:9px;letter-spacing:.27em;margin-bottom:15px}.hero h1{font-size:clamp(31px,5.4vw,43px);line-height:1.08;margin-bottom:14px}.hero-description{font-size:12px;line-height:1.55;max-width:275px;margin-bottom:18px}.hero-actions{display:flex;flex-direction:column;gap:8px;align-items:flex-start}.button{min-height:40px;padding:0 13px;font-size:9px;letter-spacing:.1em;gap:12px}.hero-actions .button{width:190px}.hero-actions .button span{font-size:17px}.hero-person{display:block;position:absolute;z-index:1;right:-18px;bottom:-2px;height:76%;width:auto;max-width:55%;object-fit:contain;object-position:bottom right;filter:drop-shadow(-8px 0 16px rgba(5,5,5,.22))}.hero-bottom-fade{display:block;position:absolute;inset:auto 0 0;height:55px;background:linear-gradient(0deg,rgba(4,8,10,.38),transparent);z-index:1}.services{padding:50px 18px 58px}.section-heading{margin-bottom:26px}.section-heading h2{font-size:34px}.section-intro{font-size:13px;margin-top:10px}.service-list{grid-template-columns:1fr;gap:13px;max-width:620px}.service-card{min-height:166px;grid-template-columns:1fr 42%;border-radius:7px}.service-copy{padding:17px 16px}.service-mark{height:24px;font-size:23px}.service-copy h3{font-size:20px;margin:5px 0 6px}.service-copy p{font-size:11px;line-height:1.45;margin-bottom:10px}.service-link{font-size:9px}.service-card img{min-height:166px}.how{padding:64px 22px}.how-inner{grid-template-columns:1fr;gap:28px}.align-left h2{font-size:34px}.principles{gap:12px}.principles article{padding:19px}.principles h3{font-size:22px}.principles p{font-size:13px}.communities{grid-template-columns:1fr}.community-photo{min-height:210px}.community-content{padding:42px 24px 48px}.community-content h2{font-size:38px}.about{padding:60px 22px;grid-template-columns:1fr;gap:28px}.about-photo{height:360px;max-width:460px;width:100%;margin:auto}.about-copy{max-width:600px;margin:auto}.about-copy h2{font-size:38px}.about-lead{font-size:14px;margin:16px 0}.testimonials{padding:60px 20px}.testimonial-grid{grid-template-columns:1fr;max-width:600px}.testimonial-grid blockquote{padding:22px}.contact{padding:64px 22px}.footer-links{gap:12px 16px}}
@media(max-width:480px){.site-header{padding:0 14px;gap:10px}.brand img{width:112px}.brokerage img{width:94px}.header-call{width:34px;height:34px;font-size:16px}.menu-toggle{width:38px;height:38px}.hero{height:440px;min-height:440px}.hero-copy{padding:72px 0 0 18px;width:73%}.hero h1{font-size:32px;max-width:275px}.hero-description{max-width:225px;font-size:11px}.hero-actions .button{width:174px;min-height:37px}.hero-person{height:76%;max-width:55%;right:-16px}.services{padding:42px 14px 48px}.section-heading h2{font-size:31px}.service-card{min-height:154px;grid-template-columns:1fr 40%}.service-card img{min-height:154px}.service-copy{padding:14px 12px}.service-copy h3{font-size:18px}.service-copy p{font-size:10px}.service-link{font-size:8px;letter-spacing:.08em}.community-content{padding:38px 19px}.community-tags{gap:7px}.community-tags a{font-size:11px;padding:8px 10px}.about-photo{height:320px}.about-actions{flex-direction:column;align-items:flex-start}.testimonial-grid p{font-size:16px}.footer-brand img:first-child{width:110px}.footer-brand img:last-child{width:95px}}
@media(min-width:901px) and (max-width:1150px){.hero-copy{padding-top:90px}.hero h1{font-size:50px}.service-copy{padding:20px}.service-copy h3{font-size:21px}}
@media(max-width:480px){.hero h1{font-size:30px;max-width:232px}.hero-person{height:70%;right:-22px}.hero-actions .button{white-space:nowrap;width:180px}}
.contact-form{max-width:760px;margin:48px auto 0;padding:26px;background:#111;border:1px solid rgba(196,154,84,.24);border-radius:8px;text-align:left}.contact-form h3{font:500 27px var(--serif);margin:0 0 14px}.contact-form iframe{width:100%;height:1000px;border:0;background:#fff;border-radius:4px}@media(max-width:700px){.contact-form{margin-top:34px;padding:16px}.contact-form h3{font-size:22px}.contact-form iframe{height:1250px}}
.inner-hero{min-height:490px;display:grid;grid-template-columns:1fr 1fr;background:#0c0b09}.inner-image{min-height:490px;background-size:cover;background-position:center}.inner-copy{padding:70px clamp(28px,6vw,90px);align-self:center}.inner-copy h1{font:500 clamp(38px,4vw,58px)/1.08 var(--serif);margin:0 0 14px}.inner-copy h2{font:500 23px/1.35 var(--serif);color:var(--gold2);margin:0 0 16px}.inner-copy>p:not(.eyebrow){font-size:15px;line-height:1.75;color:#c7c0b5;max-width:540px;margin-bottom:24px}.inner-details{padding:70px max(7vw,24px);display:grid;grid-template-columns:1fr 1fr;gap:50px}.inner-details h2{font:500 40px/1.1 var(--serif);margin:0}.inner-details ul{margin:0;padding:0;list-style:none}.inner-details li{padding:15px 0;border-bottom:1px solid #d5cbbb;font-size:15px}.inner-details li:before{content:'—';color:#a77938;margin-right:14px}.inner-cta{text-align:center;padding:75px 24px}.inner-cta h2{font:500 38px var(--serif);margin:0 0 12px}.inner-cta p:not(.eyebrow){color:#bdb7ad;margin-bottom:24px}.back-link{display:block;margin-top:24px;color:var(--gold2);font-size:12px}@media(max-width:800px){.inner-hero{grid-template-columns:1fr}.inner-image{min-height:230px}.inner-copy{padding:42px 24px 50px}.inner-copy h1{font-size:38px}.inner-details{grid-template-columns:1fr;gap:26px;padding:48px 24px}.inner-details h2{font-size:34px}.inner-cta h2{font-size:32px}}
.article{max-width:780px;margin:0 auto;padding:72px 24px}.article h3{font:500 26px/1.25 var(--serif);margin:36px 0 12px;color:#211d17}.article h3:first-child{margin-top:0}.article p{font-size:16px;line-height:1.75;color:#3b342a;margin:0 0 16px}.article .lede{font-size:18px;line-height:1.7;color:#5c564c}.article table{width:100%;border-collapse:collapse;margin:22px 0 10px;font-size:15px}.article th,.article td{padding:12px 14px;border-bottom:1px solid #d5cbbb;text-align:left}.article th{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#8f6f2c}.article td:first-child{font-weight:600;color:#211d17}.article .fineprint{font-size:14px;color:#71695d}.article .cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}.article .button-outline{border-color:rgba(43,43,43,.45);color:#211d17;background:transparent}
@media(max-width:800px){.article{padding:52px 24px}.article h3{font-size:23px}.article table{font-size:14px}.article th,.article td{padding:10px 8px}}