:root{--navy:#002856;--ink:#142c44;--red:#c23b33;--blue:#7aa5ba;--pale:#dae1e9;--line:#dbe0e5;--serif:Wensley,Georgia,'Times New Roman',serif;--sans:Avenir,'Avenir Next',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;background:white}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,input,select,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #b67636;outline-offset:5px}button{border:0}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;letter-spacing:-.04em}h2{font-size:clamp(2.4rem,4vw,4rem);margin-bottom:28px}h3{font-size:1.7rem;letter-spacing:-.025em}p{margin-bottom:22px}img{display:block;max-width:100%;height:auto}.topline{background:var(--navy);color:#fff;padding:9px 5%;display:flex;justify-content:space-between;align-items:center;font-size:12px;letter-spacing:.16em}.topline a{font-size:14px;letter-spacing:.1em}.header{height:104px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;gap:24px;background:#fff;position:relative;z-index:5}.identity{display:inline-flex;flex-direction:column;white-space:nowrap}.identity span{font-family:var(--serif);font-size:27px;letter-spacing:.13em;line-height:1.4}.identity small{font-size:10px;letter-spacing:.22em}.header nav{display:flex;gap:26px;align-items:center;font-size:14px}.header nav>a:hover{color:var(--red)}.button{display:inline-flex;align-items:center;justify-content:center;background:var(--navy);color:white;min-height:55px;padding:16px 26px;font-size:14px;font-weight:600;letter-spacing:.02em;line-height:1.45;transition:background .2s,transform .2s;text-align:center}.button:hover{background:#16436e;transform:translateY(-2px)}.button.compact{padding:13px 18px;min-height:46px}.white{background:white;color:var(--navy)}.white:hover{background:var(--pale)}.menu{display:none}.hero{display:grid;grid-template-columns:1.05fr 1fr;background:var(--navy);color:white;position:relative}.hero-copy{padding:72px 8% 57px 9.5%;z-index:1}.eyebrow{font-size:12px;letter-spacing:.2em;font-weight:600;color:var(--red);margin-bottom:25px}.eyebrow.light{color:#c6d6e6}.hero h1{font-size:clamp(3.7rem,5.7vw,6rem);margin-bottom:28px;line-height:1.05}.hero h1 em{color:#a8c3d6;font-weight:400}.intro{font-size:20px;line-height:1.5;max-width:390px}.hero-detail{font-size:16px;line-height:1.75;max-width:390px;color:#c2d1e0}.hero-actions{display:flex;align-items:flex-start;flex-direction:column;gap:18px;margin:30px 0}.text-link{display:inline-block;background:none;padding:0 0 5px;border-bottom:1px solid currentColor;font-size:14px;line-height:1.5;color:inherit}.text-link:hover{color:var(--red)}.navy{color:var(--navy)}.fine{font-size:12px;color:#576574;line-height:1.65;margin:16px 0 0}.fine.light{color:#bccbd8}.hero-photo{background:white;position:relative;overflow:hidden;min-height:690px}.hero-photo>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:57% center}.portrait-label{position:absolute;left:0;right:0;bottom:0;padding:34px 10% 29px;background:linear-gradient(transparent,rgba(0,20,47,.85));display:flex;flex-direction:column;text-shadow:0 1px 10px #002856}.portrait-label>span{font-family:var(--serif);font-size:38px}.portrait-label small{font-size:11px;letter-spacing:.17em}.hero-bottom{grid-column:1/-1;display:flex;justify-content:space-between;border-top:1px solid #ffffff2a;padding:19px 5%;font-size:11px;letter-spacing:.17em}.section{padding:95px 7%}.valuation{display:grid;grid-template-columns:1.1fr 1fr;gap:8%;align-items:center;background:#f5f7fa}.valuation h2{margin:0}.valuation-copy{max-width:490px}.valuation-copy>p:first-child{font-size:18px;line-height:1.8}.section-heading{display:grid;grid-template-columns:1.4fr 1fr;gap:10%;align-items:end;margin-bottom:48px}.section-heading h2{margin-bottom:0}.section-heading>p{margin-bottom:4px;max-width:390px;color:#596776}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:42px;margin-bottom:30px}.steps article{border-top:1px solid var(--line);padding-top:25px}.step-number{font-family:var(--serif);font-size:43px;color:var(--red);display:block;margin-bottom:24px}.steps p{color:#5a6775;font-size:16px}.about{display:grid;grid-template-columns:1fr 1.1fr;background:#f5f7fa;margin:10px 0}.about-visual{background:var(--pale);padding:55px 12%;display:flex;flex-direction:column;justify-content:center;position:relative;overflow:hidden}.monogram{font-family:var(--serif);font-size:clamp(7rem,17vw,17rem);line-height:1.1;color:var(--navy);letter-spacing:-.13em;margin-left:-.05em;border-bottom:1px solid #00285633;padding-bottom:25px}.about-visual>p{font-family:var(--serif);font-size:36px;line-height:1.2;margin-top:30px}.about-visual img{width:265px;mix-blend-mode:multiply;margin-top:28px}.about-copy{padding:80px 13% 80px 11%}.about-copy>p:not(.eyebrow):not(.lead){color:#5a6775}.about-copy .lead{font-size:24px;line-height:1.45;color:var(--navy)}.about-contact{display:flex;gap:24px;align-items:center;margin-top:30px}.about-contact span{font-size:13px;white-space:nowrap}.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0}.area-grid article{padding:26px 26px 10px;border-top:1px solid var(--navy);border-right:1px solid var(--line);display:flex;flex-direction:column}.area-grid article:first-child{padding-left:0}.area-grid article:last-child{border-right:0}.area-index{color:#697684;font-size:10px;letter-spacing:.12em;display:block;margin-bottom:30px}.area-grid h3{font-size:28px;line-height:1.18;min-height:67px}.area-grid p{color:#5a6775;font-size:15px}.area-grid button{align-self:start;margin-top:auto}.buyer{background:var(--navy);color:#fff;display:grid;grid-template-columns:1.2fr 1fr;gap:9%;align-items:center}.buyer h2{margin-bottom:0}.buyer>div>p:not(.eyebrow):not(.fine){font-size:18px;color:#c2d1e0}.faq{display:grid;grid-template-columns:1fr 1.1fr;gap:8%}.faq h2{font-size:clamp(2.5rem,3.3vw,3.5rem)}details{border-bottom:1px solid var(--line)}details:first-child{border-top:1px solid var(--line)}summary{cursor:pointer;padding:22px 25px 22px 0;font-size:16px;list-style:none;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;font-size:22px;top:15px;color:var(--red)}details[open] summary:after{content:'−'}details p{color:#5a6775;padding-right:25px;font-size:15px}.closing{text-align:center;background:#f5f7fa;padding-top:80px;padding-bottom:90px}.closing h2{font-size:clamp(3rem,5.5vw,5.5rem)}.closing h2 em{color:#547790}.closing-actions{display:flex;align-items:center;justify-content:center;gap:30px}footer{padding:60px 5% 25px}.footer-top{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px}.footer-top>div>p{font-size:14px;margin-top:16px;color:#596776}.footer-label{font-size:11px;letter-spacing:.15em;color:#6b7682;display:block;margin-bottom:20px}.footer-top>div>a:not(.identity){display:block;font-size:14px;margin-bottom:8px}.broker img{width:260px}.broker p{font-size:12px!important}.footer-bottom{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);margin-top:40px;padding-top:23px;gap:20px;font-size:12px;color:#64717e}.privacy-link{background:none;color:inherit;padding:0;text-decoration:underline;font-size:12px}.mobile-cta{display:none}.skip{position:absolute;left:20px;top:-100px;z-index:20;background:white;padding:10px}.skip:focus{top:10px}dialog{width:min(550px,calc(100% - 32px));border:0;padding:45px;color:var(--ink);max-height:90dvh;overflow:auto}dialog::backdrop{background:#00172bbd;backdrop-filter:blur(5px)}dialog h2{font-size:40px}.close{position:absolute;top:10px;right:15px;color:var(--navy);background:transparent;font-size:32px;width:40px;height:40px;line-height:1}dialog>p{font-size:15px}dialog label{display:block;font-size:14px;font-weight:600;margin:15px 0 6px}input,select{border:1px solid #a2a9ad;background:white;color:var(--ink);padding:13px 12px;width:100%;min-height:48px;border-radius:0}form>.button{width:100%;margin-top:24px}.fine a{text-decoration:underline}@media(min-width:1600px){.hero-copy{padding-left:max(9.5%,calc((100vw - 1420px)/2))}.hero-photo>img{object-position:center 38%}}@media(max-width:1100px){.header{padding:0 4%;height:90px}.header nav{gap:16px}.header nav>a{font-size:12px}.identity span{font-size:23px}.identity small{font-size:9px}.hero-copy{padding-top:58px}.hero-photo{min-height:660px}.hero h1{font-size:4.3rem}.section{padding:75px 6%}.area-grid{grid-template-columns:repeat(2,1fr);gap:35px 0}.area-grid article:nth-child(3){padding-left:0}.area-grid article:nth-child(2){border-right:0}.about-copy{padding:60px 10%}.about-contact{flex-wrap:wrap;gap:14px}}@media(max-width:800px){.topline{font-size:9px;letter-spacing:.09em}.topline a{font-size:12px}.header{height:86px;padding:0 6%}.menu{display:flex;gap:12px;background:none;align-items:center;color:var(--navy);font-size:14px;padding:10px}.header nav{display:none;position:absolute;top:86px;left:0;right:0;background:white;padding:20px 6% 28px;box-shadow:0 15px 20px #00285620;align-items:stretch;gap:18px}.header nav.open{display:flex;flex-direction:column}.header nav>a{font-size:16px;padding:5px 0}.hero{grid-template-columns:1fr 1fr}.hero-copy{padding:44px 8% 36px 12%}.hero h1{font-size:3.25rem}.intro{font-size:17px}.hero-detail{font-size:14px}.hero-photo{min-height:590px}.hero-photo>img{object-position:57% center}.portrait-label{padding:30px 8% 25px}.portrait-label>span{font-size:28px}.portrait-label small{font-size:9px}.hero-bottom{font-size:9px}.hero-actions .button{padding:15px 18px}.hero-actions .text-link{font-size:12px}.valuation,.section-heading,.buyer,.faq{gap:5%}.steps{gap:24px}.steps h3{font-size:24px}.steps p{font-size:14px}.about-visual{padding:40px 12%}.about-visual>p{font-size:29px}.about-copy{padding:50px 10%}.about-copy h2{font-size:40px}.about-copy .lead{font-size:21px}.about-copy>p{font-size:14px}.footer-top{grid-template-columns:1fr 1fr}.broker{grid-column:1/-1;display:flex;align-items:center;gap:30px}.broker img{width:210px}}@media(max-width:600px){html{scroll-padding-top:20px}.topline{padding:8px 5%;font-size:8px;letter-spacing:.07em}.topline a{font-size:11px}.hero{grid-template-columns:1fr}.hero-copy{padding:42px 7% 37px}.hero h1{font-size:clamp(3.6rem,13.5vw,5rem);line-height:1.02;margin-bottom:24px}.hero .eyebrow{font-size:10px;margin-bottom:23px}.intro{font-size:19px;max-width:330px}.hero-detail{font-size:15px;max-width:350px}.hero-actions{margin:27px 0 22px;gap:18px}.hero-actions .text-link{font-size:14px}.hero-photo{height:430px;min-height:0}.hero-photo>img{object-fit:cover;object-position:50% 24%}.portrait-label{padding-left:7%;padding-bottom:22px}.portrait-label>span{font-size:32px}.hero-bottom{padding:16px 7%;font-size:9px}.hero-bottom>span:last-child{display:none}.section{padding:57px 7%}.valuation,.section-heading,.buyer,.faq{grid-template-columns:1fr;gap:24px}.valuation h2{font-size:37px}.valuation-copy>p:first-child{font-size:16px}.eyebrow{font-size:10px;margin-bottom:20px}.section-heading{margin-bottom:30px}.section-heading>p{font-size:16px;margin:0}.steps{grid-template-columns:1fr;gap:8px}.steps article{padding-top:21px;display:grid;grid-template-columns:47px 1fr;column-gap:16px}.step-number{font-size:32px;grid-row:1/3;margin:0}.steps h3{font-size:26px;margin:4px 0 15px}.steps p{font-size:16px;grid-column:2}.about{grid-template-columns:1fr}.about-visual{padding:30px 7%;display:grid;grid-template-columns:.8fr 1fr;column-gap:25px;align-items:center}.monogram{font-size:120px;border:0;padding:0;grid-row:1/3}.about-visual>p{font-size:23px;margin:0}.about-visual img{width:190px;margin-top:20px}.about-copy{padding:50px 7%}.about-copy>p{font-size:16px}.about-copy .lead{font-size:24px}.area-grid{grid-template-columns:1fr;gap:27px}.area-grid article{border-right:0;padding:22px 0 0}.area-index{margin-bottom:16px}.area-grid h3{font-size:32px;min-height:0;margin-bottom:18px}.area-grid p{font-size:16px;max-width:390px}.buyer h2{font-size:41px}.faq h2{font-size:36px}.faq .questions{margin-top:10px}.closing h2{font-size:45px}.closing-actions{flex-direction:column;gap:23px}.footer-top{grid-template-columns:1fr;gap:30px}.broker{display:block}.broker img{width:245px}.footer-bottom{flex-wrap:wrap;font-size:11px;gap:12px}footer{padding:48px 7% 95px}.mobile-cta{position:fixed;bottom:0;left:0;right:0;display:grid;grid-template-columns:1fr 1.6fr;z-index:6;background:white;box-shadow:0 -2px 15px #00285620;padding-bottom:env(safe-area-inset-bottom)}.mobile-cta a,.mobile-cta button{padding:17px 10px;text-align:center;font-size:13px;font-weight:600}.mobile-cta button{background:var(--navy);color:white}.mobile-cta a{color:var(--navy)}dialog{padding:38px 24px 28px}dialog h2{font-size:35px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Seller actions use Cobblestone red throughout the site. */
button[data-valuation], #valuation-form > .button {background:var(--red);color:#fff}
button[data-valuation]:hover, #valuation-form > .button:hover {background:#a92f29;color:#fff}
.header {border-bottom:3px solid var(--red)}
.valuation {border-top:4px solid var(--red)}
.area-grid {grid-template-columns:repeat(3,minmax(0,1fr));row-gap:40px}
.area-grid article,.area-grid article:first-child,.area-grid article:nth-child(3),.area-grid article:last-child {padding:26px 26px 10px;border-right:1px solid var(--line);border-top-color:var(--red)}
.area-grid article:nth-child(3n) {border-right:0}
.area-grid article:nth-child(3n + 1) {padding-left:0}
.area-grid article:nth-child(2) {border-right:1px solid var(--line)}
@media(max-width:1100px){
.area-grid {grid-template-columns:repeat(2,minmax(0,1fr))}
.area-grid article:nth-child(n) {padding:26px 26px 10px;border-right:1px solid var(--line)}
.area-grid article:nth-child(2n) {border-right:0}
.area-grid article:nth-child(2n + 1) {padding-left:0}
}
@media(max-width:600px){
.area-grid {grid-template-columns:1fr;row-gap:27px}
.area-grid article:nth-child(n) {padding:22px 0 0;border-right:0}
}

.form-language{display:grid;gap:14px;margin-top:24px}.form-language .button{background:var(--red);color:white}.form-language .button:hover{background:#a92f29}

/* Client stories and recent transactions extend the existing design. */
.testimonials{background:#fafafa;border-top:1px solid var(--line)}
.testimonial-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px}
.testimonial-media{position:relative;aspect-ratio:4/5;background:#111;overflow:hidden}
.testimonial-play{position:absolute;inset:0;width:100%;height:100%;padding:0;background:#111;color:#fff;text-align:left}
.testimonial-play img{width:100%;height:100%;object-fit:cover;object-position:center top}
.testimonial-play:after{content:'';position:absolute;inset:45% 0 0;background:linear-gradient(transparent,rgba(0,0,0,.78))}
.play-circle{position:absolute;z-index:1;top:50%;left:50%;transform:translate(-50%,-50%);display:grid;place-items:center;width:64px;height:64px;border:1px solid #fff;border-radius:50%;background:#15151588;font-size:22px;padding-left:4px}
.testimonial-play:hover .play-circle{background:#111d}
.testimonial-play:focus-visible{outline-offset:-6px;outline:3px solid white}
.video-caption{position:absolute;bottom:22px;left:22px;right:22px;z-index:1;display:flex;justify-content:space-between;gap:10px;font-size:14px}
.video-caption>span{font-size:13px}
.testimonial-media video{width:100%;height:100%;object-fit:contain;background:#111}
.testimonial-card h3{font-size:25px;margin:22px 0 0}
.testimonial-media [hidden],.video-fallback[hidden]{display:none}
.video-fallback{display:inline-block;margin-top:12px;text-decoration:underline}
.featured-sale{display:grid;grid-template-columns:1.4fr 1fr;background:#f5f5f5}
.sale-image{position:relative;min-width:0;align-self:stretch}
.sale-image img{width:100%;height:100%;object-fit:cover;object-position:52% center}
.sold-label{position:absolute;top:24px;left:24px;background:var(--red);color:#fff;padding:10px 15px;font-size:13px;font-weight:600;letter-spacing:.12em}
.sale-copy{padding:44px 38px}.sale-copy .eyebrow{font-size:12px;letter-spacing:.1em;margin-bottom:20px}.sale-copy h3{font-size:clamp(2rem,3vw,3rem);margin-bottom:14px}.sale-copy p{font-size:16px}.sale-location{color:#596776;margin-bottom:25px}.sale-credit{font-weight:600;margin-bottom:18px}.seller-red{background:var(--red)}.seller-red:hover{background:#a92f29}
.closing-gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-top:36px}.closing-gallery figure{margin:0}.closing-gallery img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 40%}.closing-gallery-note{font-size:14px;color:#596776;margin:18px 0 0}
@media(max-width:1000px){.testimonial-grid{gap:20px}.sale-copy{padding:32px 25px}.video-caption{left:16px;right:16px;bottom:18px}.testimonial-card h3{font-size:22px}}
@media(max-width:800px){.featured-sale{grid-template-columns:1fr}.sale-image img{height:auto;aspect-ratio:1280/859;object-fit:contain}.sale-copy{padding:32px}.testimonial-grid{gap:16px}.play-circle{width:52px;height:52px}.video-caption{font-size:12px;flex-wrap:wrap;gap:4px}.closing-gallery{gap:16px}}
@media(max-width:600px){.testimonial-grid{grid-template-columns:1fr;gap:32px}.testimonial-media{aspect-ratio:4/5;max-height:520px}.testimonial-card h3{font-size:27px;margin-top:18px}.video-caption{font-size:16px;left:24px;right:24px;bottom:22px}.video-caption>span{font-size:14px}.play-circle{width:64px;height:64px}.sale-copy{padding:28px 22px}.sale-copy h3{font-size:36px}.sold-label{top:14px;left:14px;font-size:11px;padding:8px 11px}.closing-gallery{grid-template-columns:1fr;gap:20px}.closing-gallery img{aspect-ratio:4/5;max-height:480px}.success .section-heading .eyebrow{line-height:1.8}.seller-red{width:100%}}

/* Spanish landing page and language navigation. */
.language-link{color:var(--red);font-weight:600}.mobile-language{display:none}
.header nav{gap:20px}.spanish-page .hero h1{font-size:clamp(3rem,5.3vw,5.7rem)}
.spanish-areas{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}.spanish-areas article{border-top:1px solid var(--red);padding-top:26px}.spanish-areas p{color:#596776}.spanish-page .sold-label{max-width:calc(100% - 28px);line-height:1.5;letter-spacing:.07em}.spanish-page .closing>p:not(.eyebrow){max-width:660px;margin:0 auto 30px}.spanish-page .mobile-cta a.seller-red{color:#fff}.spanish-page .closing h2{font-size:clamp(2.6rem,5vw,5rem)}
@media(min-width:801px) and (max-width:1200px){.header{padding-left:3%;padding-right:3%;gap:14px}.header nav{gap:12px}.header nav>a{font-size:12px}.header .button.compact{padding:12px;font-size:12px}.identity span{font-size:23px}.identity small{font-size:9px}}
@media(max-width:1000px) and (min-width:801px){.header{height:auto;min-height:106px;flex-wrap:wrap;justify-content:center;padding-top:12px;padding-bottom:12px}.header nav{justify-content:center;flex-wrap:wrap;width:100%}}
@media(max-width:800px){.mobile-language{display:inline-block;margin-left:auto;color:var(--red);font-size:14px;font-weight:600}.header{gap:12px}.menu{padding-left:4px;padding-right:0}.spanish-page .hero h1{font-size:3.2rem}}
@media(max-width:600px){.spanish-page .hero h1{font-size:clamp(3rem,12vw,4.5rem)}.spanish-areas{grid-template-columns:1fr;gap:20px}.spanish-page .closing-actions{align-items:stretch}.spanish-page .closing-actions .text-link{align-self:center}.spanish-page .sold-label{font-size:10px}.spanish-page .hero .button{width:100%}.spanish-page .sale-copy h3{overflow-wrap:break-word}}
@media(max-width:380px){.header .identity span{font-size:20px}.header .identity small{font-size:8px}.header{padding-left:5%;padding-right:5%;gap:9px}.menu{font-size:13px;gap:5px}.mobile-language{font-size:13px}}

/* Local guides extend the existing typography and brand. */
.guide-intro{max-width:1200px;margin:auto;padding-bottom:50px}.guide-intro h1{font-size:clamp(2.7rem,5vw,4.8rem);max-width:950px;line-height:1.12;margin-bottom:28px}.guide-intro .lead{max-width:850px;font-size:1.2rem}.guide-actions{display:flex;gap:24px;flex-wrap:wrap;align-items:center;margin:26px 0}.guide-body{max-width:900px;margin:auto;padding:0 6% 90px}.guide-section{border-top:1px solid #ddd;padding:36px 0 12px}.guide-section h2,.guide-body aside h2{font-size:clamp(1.8rem,3vw,2.5rem);line-height:1.2}.guide-section p{font-size:1.05rem;line-height:1.8;color:#46525d}.guide-resource{font-size:.95rem;line-height:1.7}.guide-resource a,.guide-body aside a,.guide-intro>p>a{text-decoration:underline;text-underline-offset:4px}.local-guide-links{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;margin:24px 0}.guide-body aside{padding-top:40px}@media(max-width:600px){.guide-actions{align-items:stretch;flex-direction:column}.guide-intro{padding-top:45px}.local-guide-links{grid-template-columns:1fr}.guide-body{padding-bottom:80px}}