:root{--navy:#10283f;--muted:#526170;--blue:#2e597b;--white:#fff;--pale:#f0f4f7;--line:#dbe3e9;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--navy);background:white;font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}a,button{-webkit-tap-highlight-color:transparent}button:focus-visible,a:focus-visible{outline:3px solid #9abfe0;outline-offset:5px}img{max-width:100%;display:block}h1,h2,p{margin:0}h1,h2{font-family:var(--serif);font-weight:400;line-height:1.12;letter-spacing:-.035em}h2{font-size:clamp(2.25rem,3.7vw,3.6rem)}h1{font-size:clamp(3.2rem,5.4vw,5.25rem)}em{font-weight:400;color:var(--blue)}[hidden]{display:none!important}.skip{position:fixed;top:-100px;left:16px;padding:12px;background:white;z-index:30}.skip:focus{top:12px}header{height:104px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);background:white}.brand{display:flex;align-items:center;gap:20px;font-size:18px;font-weight:600;letter-spacing:.13em}.brand small{display:block;font-size:10px;font-weight:400;letter-spacing:.17em;margin-top:4px}.monogram{font-family:var(--serif);font-size:39px;font-weight:400;letter-spacing:-.1em;position:relative;padding-right:24px;line-height:1}.brand-line{position:absolute;right:0;top:0;height:40px;width:1px;background:var(--line)}nav{display:flex;align-items:center;gap:30px;font-size:14px}nav a:hover,.text-link:hover{color:var(--blue)}.nav-contact{padding:9px 23px;border:1px solid var(--navy)}.menu-button{display:none;background:transparent;border:1px solid var(--line);padding:8px 14px}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:640px;padding:44px 3% 46px 6%;gap:4%}.hero-copy{padding-top:46px;display:flex;flex-direction:column;align-items:flex-start}.eyebrow{font-size:12px;letter-spacing:.16em;font-weight:600;margin-bottom:24px}.intro{font-size:18px;color:var(--muted);max-width:440px;margin-top:28px}.hero-actions{display:flex;gap:30px;align-items:center;flex-wrap:wrap;margin:32px 0 40px}.button{background:var(--navy);color:white;padding:13px 25px;font-size:14px;border:1px solid var(--navy);display:inline-block}.button:hover{background:var(--blue)}.text-link{font-size:14px;padding-bottom:4px;border-bottom:1px solid var(--navy);display:inline-block}.hero-signature{display:flex;align-items:center;gap:20px;margin-top:auto}.rule{height:1px;width:38px;background:var(--navy)}.hero-signature p{font-family:var(--serif);font-size:23px}.hero-signature small{font-family:var(--sans);font-size:11px;display:block;letter-spacing:.02em;color:var(--muted)}.hero-photo{position:relative;min-height:0;height:auto;align-self:center;background:var(--navy);overflow:hidden}.hero-photo img{height:auto;width:100%;object-fit:contain}.photo-caption{display:block;padding:20px 28px 2px;color:white;font-size:32px;font-family:var(--serif)}.photo-label{display:block;padding:0 28px 22px;color:white;font-size:10px;letter-spacing:.15em}.area-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 6%;display:flex;align-items:center;justify-content:space-between;gap:25px}.area-strip>span{font-size:12px;color:var(--muted)}.area-strip p{display:flex;align-items:center;gap:32px;font-family:var(--serif);font-size:23px}.area-strip i{height:4px;width:4px;background:var(--blue);border-radius:50%}.section{padding:100px 7%;scroll-margin-top:0}.about{display:grid;grid-template-columns:minmax(240px,360px) 1fr;gap:10%;align-items:center;max-width:1450px;margin:auto}.portrait{background:#e6edf2;position:relative}.portrait img{width:100%;height:auto;object-fit:contain}.portrait-caption{padding:18px 25px;background:var(--navy);color:white;font-size:25px;font-family:var(--serif)}.portrait-caption small{display:block;font-size:10px;letter-spacing:.13em;font-family:var(--sans);margin-top:4px}.about-copy>p:not(.eyebrow){color:var(--muted);margin-top:22px;max-width:630px}.about-facts{display:flex;gap:45px;border-top:1px solid var(--line);padding-top:23px;margin:28px 0}.about-facts strong{display:block;font-size:18px;font-weight:500}.about-facts span{font-size:12px;color:var(--muted)}.sold{background:var(--pale)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:35px}.section-heading>p{color:var(--muted);font-size:14px}.homes-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px 25px}.home-card{background:white}.home-image{position:relative;overflow:hidden}.home-image img{width:100%;height:auto;object-fit:contain}.sold-tag{position:absolute;top:16px;left:16px;background:var(--navy);color:white;padding:4px 12px;font-size:11px;letter-spacing:.12em}.home-card h3{font-family:var(--serif);font-weight:400;font-size:24px;line-height:1.25;margin:20px 22px 4px}.home-card p{font-size:12px;color:var(--muted);margin:0 22px 21px}.outline-button{border:1px solid var(--navy);color:var(--navy);background:transparent;padding:12px 24px;font-size:14px}.outline-button:hover{background:var(--navy);color:white}#more-homes{display:block;margin:35px auto 0}.small-note{font-size:12px;color:var(--muted)}.sold>.small-note{text-align:center;margin-top:24px}.resources{background:white}.resource-intro{max-width:560px;color:var(--muted);margin:24px 0 32px}.contact{background:var(--navy);color:white;display:grid;grid-template-columns:1.1fr 1fr;gap:10%}.contact .eyebrow{color:#bfd2e3}.contact h2{font-size:clamp(2.8rem,4.2vw,4.5rem)}.contact h2 em{color:#aac7de}.contact>div>p:not(.eyebrow){color:#c7d5e0;margin-top:24px}.contact-card{background:white;color:var(--navy);padding:42px;align-self:center}.contact-name{font-family:var(--serif);font-size:32px}.contact-card>p{color:var(--muted);font-size:14px}.email{display:inline-block;font-size:18px;border-bottom:1px solid var(--line);margin:25px 0;overflow-wrap:anywhere}.phone-wrap .small-note{margin-top:12px}.office{border-top:1px solid var(--line);margin-top:28px;padding-top:23px;font-size:14px;color:var(--muted)}.office span{display:inline-block;margin-top:9px;font-size:12px}#phone-display img{width:270px;height:auto;margin:14px 0;user-select:none}footer{padding:40px 6%;display:flex;align-items:center;justify-content:space-between;gap:25px}footer p{font-size:11px;color:var(--muted)}.footer-brand{font-family:var(--serif);font-size:26px}
@media(min-width:1600px){.hero{max-width:1650px;margin:auto}}@media(max-width:1050px){header{padding:0 4%}nav{gap:18px}.brand{font-size:15px;gap:13px}.hero{padding-left:5%;gap:3%;min-height:580px}.hero-photo{min-height:0}.hero-copy{padding-top:27px}.hero-actions{gap:20px}.area-strip p{font-size:20px;gap:18px}.about{gap:7%}.section{padding:80px 5%}.contact-card{padding:30px}.contact{gap:6%}}@media(max-width:760px){html{scroll-padding-top:30px}header{height:85px}.brand{font-size:14px}.brand small{font-size:8px}.monogram{font-size:34px;padding-right:18px}header nav{display:none}.menu-button{display:block}#mobile-nav{display:flex;flex-direction:column;align-items:stretch;padding:18px 5%;gap:10px;border-bottom:1px solid var(--line)}#mobile-nav a{padding:8px}.hero{grid-template-columns:1fr;padding:35px 5% 28px;gap:35px}.hero-copy{padding-top:0}.eyebrow{font-size:10px;margin-bottom:20px}h1{font-size:clamp(2.8rem,9vw,4.5rem)}.intro{font-size:17px;margin-top:22px}.hero-actions{margin:25px 0 28px}.hero-signature small{font-size:10px}.hero-photo{height:auto;min-height:0}.photo-caption{left:22px;font-size:29px}.photo-label{left:23px}.area-strip{display:block;padding:20px 5%}.area-strip>span{display:block;margin-bottom:8px}.area-strip p{flex-wrap:wrap;gap:8px 13px;font-size:17px}.area-strip i{width:3px;height:3px}.section{padding:60px 6%}.about{grid-template-columns:1fr;gap:34px}.portrait{max-width:360px}.portrait img{height:auto}.about-facts{gap:20px}.about-facts span{font-size:11px}.section-heading{display:block}.section-heading>p{margin-top:19px}.homes-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:20px 14px}.home-card h3{font-size:19px;margin:14px 14px 5px}.home-card p{margin:0 14px 15px;font-size:11px}.sold-tag{top:10px;left:10px;font-size:9px}.contact{grid-template-columns:1fr;gap:35px}.contact-card{padding:26px}.email{font-size:17px}footer{flex-direction:column;align-items:flex-start;padding:35px 6%;gap:15px}footer p{font-size:12px}}@media(max-width:390px){.homes-grid{grid-template-columns:1fr}.brand small{letter-spacing:.08em}.brand{letter-spacing:.07em}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.brand small{font-size:12px;font-weight:500;letter-spacing:.07em}.hero-signature small{font-size:14px;max-width:400px}.region-control{display:flex;gap:22px;align-items:center;margin:35px 0 24px}.region-control label{font-size:14px;font-weight:600}.region-control select{font:inherit;background:white;border:1px solid var(--navy);border-radius:0;color:var(--navy);padding:12px 42px 12px 18px;min-width:230px}.region-control select:focus-visible{outline:3px solid #9abfe0;outline-offset:3px}.region-context{background:var(--pale);border-left:3px solid var(--blue);padding:20px 25px;margin-bottom:27px}.region-context h3{font-family:var(--serif);font-weight:400;font-size:25px;margin:0 0 5px}.region-context p{font-size:14px;color:var(--muted);max-width:850px}.resource-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:26px}.resource-card{border:1px solid var(--line);padding:28px}.resource-number{font-size:11px;letter-spacing:.13em;font-weight:600;color:var(--blue)}.resource-card h3{font-family:var(--serif);font-size:28px;font-weight:400;line-height:1.2;margin:19px 0}.resource-card>p{font-size:14px;color:var(--muted);margin-bottom:16px}.resource-card a{display:block;border-bottom:1px solid var(--line);padding:14px 0;font-size:15px;font-weight:600}.resource-card a:hover{color:var(--blue);text-decoration:underline}.resource-card a span{font-size:12px;font-weight:400;display:block;color:var(--muted);margin-top:3px}.resource-card .resource-tip{font-size:12px;margin-top:22px;line-height:1.7}.moving-notes{display:flex;align-items:center;justify-content:space-between;gap:40px;margin-top:35px;padding-top:28px;border-top:1px solid var(--line)}.moving-notes h3{font-family:var(--serif);font-size:25px;font-weight:400;margin:0 0 9px}.moving-notes p{font-size:14px;color:var(--muted);max-width:740px}.moving-notes>a{white-space:nowrap}.resource-source-note{margin-top:25px}footer p{font-size:12px}body{overflow-wrap:break-word}
@media(max-width:1050px){.resource-card{padding:22px}.resource-card h3{font-size:25px}.brand small{font-size:10px}}@media(max-width:760px){.brand small{font-size:9px}.hero-signature small{font-size:12px}.resource-grid{grid-template-columns:1fr}.region-control{align-items:stretch;flex-direction:column;gap:9px}.resource-card{padding:25px}.resource-card a{font-size:16px}.resource-card a span{font-size:14px}.resource-card>p,.resource-card .resource-tip{font-size:14px}.moving-notes{flex-direction:column;align-items:flex-start;gap:22px}.region-context{padding:18px 20px}.region-context p{font-size:14px}}

.service-line{margin-top:22px;font-size:16px;font-weight:600;color:var(--blue)}
.hero .intro{margin-top:12px}
.section-heading>p{max-width:340px}
footer{display:block}
.footer-details{display:flex;align-items:center;justify-content:space-between;gap:25px}
.footer-logos{display:flex;align-items:center;gap:32px;margin-top:28px;padding-top:28px;border-top:1px solid var(--line)}
.era-logo{background:var(--navy);padding:20px 24px;width:285px;max-width:100%}
.era-logo img{width:100%;height:auto;object-fit:contain}
.realtor-logo{width:112px;height:auto;object-fit:contain}
@media(max-width:760px){.footer-details{flex-direction:column;align-items:flex-start;gap:15px}.footer-logos{gap:22px;flex-wrap:wrap}.era-logo{width:240px}.realtor-logo{width:90px}.photo-caption{padding:18px 22px 2px;font-size:27px}.photo-label{padding:0 22px 19px}.service-line{font-size:15px}.section-heading>p{max-width:none}}

/* Current listings and property search */
.current-listings{background:var(--pale);padding-top:70px;padding-bottom:65px}
.listings-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:30px;align-items:stretch}
.listing-card{background:white;display:flex;flex-direction:column;border:1px solid var(--line)}
.listing-photo{background:#e5ebef}.listing-photo img{width:100%;height:auto;object-fit:contain}
.listing-content{padding:30px;display:flex;flex-direction:column;flex:1}
.listing-topline{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-bottom:20px}
.listing-badge{font-size:11px;font-weight:600;letter-spacing:.12em;background:var(--navy);color:white;padding:5px 12px}
.rental-badge{background:var(--blue)}.listing-price{font-family:var(--serif);font-size:32px;line-height:1.2}.listing-price small{font-family:var(--sans);font-size:13px;color:var(--muted)}
.listing-content h3{font-family:var(--serif);font-weight:400;font-size:32px;line-height:1.2;margin:0 0 6px}.listing-location{color:var(--muted);font-size:15px}
.listing-description{margin-top:20px;color:var(--muted);font-size:16px}.lease-note{font-size:14px;color:var(--muted);margin-top:13px}.lease-note a{border-bottom:1px solid var(--line)}
.listing-mls{font-size:12px;letter-spacing:.04em;margin-top:20px;color:var(--muted)}.listing-actions{display:flex;align-items:center;gap:20px;flex-wrap:wrap;margin-top:auto;padding-top:25px}.listing-disclosure{margin-top:24px}
.property-search{display:grid;grid-template-columns:1fr 1fr;gap:9%;border-bottom:1px solid var(--line)}.property-search>div>p:not(.eyebrow){margin-top:24px;max-width:530px;color:var(--muted)}
.search-options{display:flex;flex-direction:column;gap:18px;align-items:flex-start}.search-option{display:block;border:1px solid var(--line);padding:22px 26px;width:100%;background:var(--pale)}.search-option:hover{border-color:var(--blue);background:#e7eef4}.search-option strong{display:block;font-family:var(--serif);font-size:27px;font-weight:400;line-height:1.3;margin:10px 0}.search-option>span:last-child{color:var(--muted);font-size:13px}
.home-card .home-location{font-size:14px;margin-bottom:7px}.home-card .home-sale-note{font-size:11px}
@media(max-width:1200px){header nav{gap:16px;font-size:12px}.brand{font-size:14px;gap:12px}.brand small{font-size:10px}.nav-contact{padding:8px 14px}}

@media(max-width:760px){.current-listings{padding-top:50px;padding-bottom:50px}.listings-grid{grid-template-columns:1fr;gap:25px}.listing-content{padding:25px}.property-search{grid-template-columns:1fr;gap:32px}.home-card .home-location{font-size:12px}.home-card .home-sale-note{font-size:10px}.listing-actions{gap:20px}.listing-topline{gap:12px}.listing-price{font-size:30px}}
@media(max-width:950px){header nav{display:none}.menu-button{display:block}#mobile-nav{display:flex;flex-direction:column;align-items:stretch;padding:18px 5%;gap:10px;border-bottom:1px solid var(--line)}#mobile-nav a{padding:8px}.listing-content{padding:24px}.listing-price{font-size:29px}.listing-content h3{font-size:28px}}