@font-face{font-family:Editorial;src:local('Baskerville'),local('Georgia');font-display:swap}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:#f6f6f4;color:#1e2021;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #6c96c7;outline-offset:5px}header{height:100px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:#151617;color:#f5f5f5;position:relative;z-index:10;border-bottom:1px solid #ffffff20}.brand{font-size:26px;letter-spacing:.16em;line-height:1.15;white-space:nowrap}.brand span{display:block;font-size:10px;letter-spacing:.21em;margin-top:9px}nav{display:flex;gap:27px;align-items:center;font-size:14px}nav a:hover{color:#bec7d2}.nav-contact{border:1px solid #777;padding:11px 18px}.nav-contact span{margin-left:20px}.menu-toggle{display:none}.hero{background:#151617;color:white;display:grid;grid-template-columns:1.13fr 1fr;min-height:690px}.hero-copy{padding:70px 8% 25px 9%}.eyebrow{font-size:12px;letter-spacing:.2em;font-weight:600;margin:0 0 25px;color:#747a7d}.hero .eyebrow{color:#c0c5c9}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Editorial,Georgia,serif;font-weight:400;letter-spacing:-.04em;line-height:1.04}h1{font-size:clamp(56px,6.8vw,102px);margin-bottom:25px}h1 em{font-weight:400;color:#aeb4bc}h2{font-size:clamp(40px,4.4vw,65px);margin-bottom:25px}h3{font-weight:500;font-size:24px;line-height:1.3}.hero-intro{max-width:425px;color:#bfc2c4;font-size:17px;line-height:1.7}.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:15px 22px;font-size:14px;border:1px solid transparent;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.light{background:#eceeed;color:#191b1d}.outline{border-color:#72777b;background:transparent;color:inherit}.dark{background:#1c1e20;color:white}.hero-foot{border-top:1px solid #ffffff25;display:flex;justify-content:space-between;gap:20px;padding-top:22px;margin-top:53px;font-size:12px;letter-spacing:.06em;color:#b0b4b8}.hero-foot a{letter-spacing:0}.hero-foot a span{margin-left:20px}.hero-photo{position:relative;min-width:0;overflow:hidden}.hero-photo>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:center 45%}.photo-caption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,#101112e6);padding:80px 35px 28px;color:white}.photo-caption>span{font-size:11px;letter-spacing:.13em;display:block}.photo-caption a{display:flex;justify-content:space-between;font-size:23px;margin-top:9px}.location-strip{display:flex;align-items:center;justify-content:space-between;gap:30px;padding:26px 5%;border-bottom:1px solid #d8dbdc}.location-strip>span{font-size:11px;letter-spacing:.16em;color:#70777b}.location-strip p{margin:0;font-size:14px}.location-strip i{font-style:normal;color:#aaa;padding:0 20px}footer{padding:50px 5%;background:#151617;color:#ddd;display:flex;align-items:center;justify-content:space-between;gap:25px}footer p,footer>a:last-child{font-size:12px;margin:0}.skip{position:absolute;left:10px;top:-100px;background:white;color:black;padding:10px;z-index:99}.skip:focus{top:10px}
@media(min-width:1600px){.hero{min-height:820px}.hero-copy{padding-top:100px}}@media(max-width:1050px){nav{gap:16px;font-size:13px}header{padding:0 4%}.brand{font-size:22px}.hero-copy{padding-left:8%;padding-right:7%}.hero{min-height:660px}.actions{gap:10px}.button{padding:14px 18px;gap:15px}.location-strip{align-items:start}.location-strip i{padding:0 8px}}@media(max-width:800px){header{height:84px}.menu-toggle{display:flex;gap:18px;align-items:center;background:none;border:1px solid #666;color:white;padding:9px 14px;font-size:14px}nav{display:none;position:absolute;top:84px;left:0;right:0;background:#1c1e20;padding:24px 5%;flex-direction:column;align-items:stretch;font-size:16px;gap:0}nav.open{display:flex}nav a{padding:12px}.nav-contact{margin-top:10px}.hero{grid-template-columns:1fr 0.85fr;min-height:600px}.hero-copy{padding-top:45px}h1{font-size:59px}.hero-intro{font-size:16px}.hero-foot{margin-top:30px;flex-direction:column;gap:10px}.location-strip{flex-direction:column;gap:8px}.location-strip p{font-size:13px}footer{flex-direction:column;align-items:start}}@media(max-width:580px){.hero{grid-template-columns:1fr}.hero-copy{padding:42px 6% 28px}h1{font-size:64px}.hero-photo{height:450px}.hero-photo>img{object-position:center 41%}.hero-intro{max-width:340px}.hero-foot{flex-direction:row;margin-top:35px;font-size:11px}.location-strip{padding:24px 6%}.location-strip p{max-width:290px}.location-strip i{padding:0 6px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
.section{padding:100px 7%}.intro{display:grid;grid-template-columns:1fr 1fr;gap:8%;padding-top:105px;padding-bottom:95px}.lead{font-family:Editorial,Georgia,serif;font-size:29px;line-height:1.4;letter-spacing:-.02em}.mission>p:not(.lead),.mission details p{color:#5c6265}.mission summary{border-top:1px solid #bfc4c7;padding:18px 0;display:flex;justify-content:space-between;cursor:pointer}.mission details p{padding-top:16px}.fine{font-size:12px;line-height:1.6;color:#6c7277}.services{padding-top:0;display:grid;grid-template-columns:1fr 1fr;gap:0}.service{padding:45px;background:#e9ebeb;scroll-margin-top:30px}.service+.service{background:#dee1e2}.service h2{font-size:45px}.service>p:not(.eyebrow):not(.fine){color:#535b60;max-width:420px}.service ul{list-style:none;padding:0;margin:28px 0}.service li{padding:12px 0;border-bottom:1px solid #c6ccce;font-size:14px}.service .fine{margin-top:20px;margin-bottom:0;max-width:400px}.portfolio{background:#fff;padding-top:90px}.section-top{display:flex;justify-content:space-between;align-items:end;gap:8%;margin-bottom:42px}.section-top h2{margin-bottom:0}.section-top>p{max-width:400px;color:#60666b;margin-bottom:4px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px 28px}.property-card{min-width:0}.property-image{position:relative;aspect-ratio:1.45;background:#e0e4e5;overflow:hidden}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-card:hover img{transform:scale(1.04)}.property-tag{position:absolute;left:12px;top:12px;background:#f6f6f3ef;padding:5px 9px;font-size:10px;letter-spacing:.1em}.property-city{font-size:11px;color:#676f74;letter-spacing:.12em;margin:20px 0 7px}.property-card h3{font-family:Editorial,Georgia,serif;font-size:25px;margin-bottom:9px}.property-meta{font-size:13px;color:#676f74;margin-bottom:14px}.property-price{display:flex;align-items:center;justify-content:space-between;border-top:1px solid #d9dddf;padding-top:12px;gap:10px;font-size:18px}.property-price span{font-size:11px;color:#6a7277}.property-note{color:#6a7277;font-size:12px;margin:9px 0 0}.more-properties>summary{margin:35px auto 25px;border:1px solid #a5abad;list-style:none;cursor:pointer;width:max-content;max-width:100%;padding:13px 24px;font-size:14px}.more-properties>summary span{margin-left:20px}.more-properties[open]>summary span{display:inline-block;transform:rotate(45deg)}.portfolio-note{font-size:12px;line-height:1.7;color:#6b7275;max-width:850px;margin-top:35px;margin-bottom:0}.broker{background:#202326;color:#e9ebed;display:grid;grid-template-columns:.85fr 1fr;gap:12%;align-items:center}.broker-image{position:relative}.broker-image img{display:block;width:100%;height:540px;object-fit:cover;object-position:center 40%}.broker-image>span{position:absolute;bottom:18px;left:22px;font-size:10px;letter-spacing:.15em;color:#fff;text-shadow:0 1px 5px black}.broker .eyebrow{color:#aeb5bb}.broker h2{font-size:66px;margin-bottom:14px}.broker-role{font-size:12px;letter-spacing:.13em;color:#b5bec7;margin-bottom:35px}.broker-copy>p:not(.lead):not(.eyebrow):not(.broker-role){color:#bcc3c8}.broker-copy .button{margin-top:17px}.contact{display:grid;grid-template-columns:1fr 1fr;gap:12%;background:#f1f2f1}.contact>div>p:not(.eyebrow){max-width:370px;color:#656c70}.contact-details{margin-top:40px;display:flex;flex-direction:column;gap:14px;align-items:start}.contact-details a{font-size:19px;border-bottom:1px solid #c5cacc;max-width:100%;overflow-wrap:anywhere}.contact-details a span{margin-left:12px}.contact-details>span{font-size:13px;color:#6a7277;margin-top:8px}.lead-form{display:grid;gap:17px}.lead-form label{display:flex;flex-direction:column;gap:7px;font-size:13px;color:#444c51}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.lead-form input:not([type=checkbox]),.lead-form select{border:1px solid #b9c0c3;border-radius:0;background:#fff;width:100%;min-width:0;padding:12px;color:#1f262a;min-height:48px;font-size:16px}.lead-form input::placeholder{color:#858b8f}.lead-form label.consent{display:flex;flex-direction:row;align-items:start;font-size:12px;gap:10px;line-height:1.6}.consent input{width:17px;height:17px;flex:0 0 auto;margin:2px 0 0;accent-color:#303d47}.text-button{border:0;border-bottom:1px solid #888;padding:0;background:none;color:inherit;font-size:inherit}.preview-notice{font-size:12px;color:#646d74;border-left:2px solid #99a3aa;padding-left:12px;margin:0}.submit-lead{width:100%}.submit-lead:disabled{opacity:.65;cursor:wait}.form-status{font-size:14px;margin:0;color:#3b515f}.form-status:empty{display:none}.optional{font-size:12px;font-weight:normal}.lead-form .honeypot{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}[hidden]{display:none!important}dialog{border:1px solid #939b9f;background:#f4f5f4;color:#23292c;width:560px;max-width:calc(100vw - 30px);max-height:calc(100dvh - 30px);padding:38px;overflow:auto}dialog::backdrop{background:#090d11bd;backdrop-filter:blur(4px)}dialog h2{font-size:43px;margin-bottom:18px}dialog>p:not(.eyebrow){font-size:14px;color:#61696d}.dialog-close{position:absolute;right:12px;top:9px;border:0;background:none;font-size:30px;line-height:1;width:40px;height:40px;color:#3e494f}dialog .eyebrow{font-size:11px;margin-bottom:18px}.noscript{padding:30px}.email-draft{justify-content:center}body:has(dialog[open]){overflow:hidden}
@media(max-width:1050px){.section{padding:75px 5%}.services{padding-top:0}.service{padding:30px}.service h2{font-size:39px}.property-grid{gap:30px 20px}.property-card h3{font-size:22px}.broker{gap:8%}.broker h2{font-size:55px}.broker-image img{height:500px}.contact{gap:6%}.contact-details a{font-size:17px}}@media(max-width:800px){.intro{gap:7%}.lead{font-size:25px}.service{padding:28px}.service h2{font-size:34px}.section-top{align-items:start;gap:5%}.section-top>p{max-width:280px;font-size:14px}.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-grid>.property-card:nth-child(3){grid-column:1/-1;max-width:50%}.more-properties .property-grid>.property-card:nth-child(3){grid-column:auto;max-width:none}.broker-image img{height:470px}.broker h2{font-size:44px}.broker-copy p{font-size:14px}.broker-copy .lead{font-size:27px}.contact{grid-template-columns:1fr;gap:40px}.contact>div>p:not(.eyebrow){max-width:500px}.contact-details{margin-top:25px}}@media(max-width:580px){.section{padding:60px 6%}.intro{grid-template-columns:1fr;gap:15px}.services{grid-template-columns:1fr;padding-top:0}.service{padding:30px 24px}.service h2{font-size:38px}.section-top{flex-direction:column;gap:20px}.section-top>p{max-width:none;font-size:16px}.property-grid{grid-template-columns:1fr;gap:35px}.property-grid>.property-card:nth-child(3){grid-column:auto;max-width:none}.property-card h3{font-size:26px}.property-image{aspect-ratio:1.45}.broker{grid-template-columns:1fr;gap:34px}.broker-image img{height:460px}.broker h2{font-size:53px}.broker-copy p{font-size:16px}.broker-role{font-size:12px!important}.form-row{grid-template-columns:1fr;gap:17px}dialog{padding:32px 24px}dialog h2{font-size:38px}dialog .form-row{grid-template-columns:1fr 1fr;gap:12px}.contact-details a{font-size:17px}}
.lead-form label{font-size:14px}.property-meta{font-size:14px}.property-image img{transform:scale(1.2)}.property-card:hover img{transform:scale(1.24)}@media(max-width:580px){h1{font-size:clamp(50px,16.4vw,64px)}}

/* Original supplied metallic artwork, framed without altering the image. */
.brand{display:flex;align-items:center;gap:16px;white-space:normal}.brand .logo-art{display:block;position:relative;overflow:hidden;width:124px;height:88px;margin:0;flex:0 0 124px}.logo-art img{position:absolute;width:260px;height:auto;max-width:none;left:50%;top:50%;transform:translate(-50%,-53%)}.brand .brand-descriptor{font-size:10px;line-height:1.7;letter-spacing:.13em;margin:0;color:#bdc3c8}footer .brand .logo-art{width:145px;height:112px;flex-basis:145px}footer .logo-art img{width:330px}@media(max-width:1050px){header .brand{gap:6px}header .brand-descriptor{display:none}}@media(max-width:800px){header .brand .logo-art{height:78px;width:112px;flex-basis:112px}header .logo-art img{width:230px}}
/* Larger supplied photo panels support the full portfolio layout. */
.property-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:36px 28px}
.property-image{aspect-ratio:auto;background:#e9ebec}
.property-image img,.property-card:hover img{display:block;width:100%;height:260px;object-fit:contain;transform:none;transition:none}
.property-tag{position:static;display:block;background:#e9ebec;padding:9px 12px;font-size:11px}
.lower-resolution .property-image img{width:212px;height:260px;margin:auto}
.rental-portfolio{margin-top:64px;padding-top:48px;border-top:1px solid #d9dddf}.rental-portfolio>h3{font-family:Editorial,Georgia,serif;font-size:38px;margin-bottom:12px}.rental-portfolio>p:not(.eyebrow){color:#60666b;margin-bottom:32px}
@media(max-width:1000px){.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-grid>.property-card:nth-child(3){grid-column:auto;max-width:none}.property-image img,.property-card:hover img{height:230px}}
@media(max-width:580px){.property-grid{grid-template-columns:1fr}.property-image img,.property-card:hover img{height:245px}}

.testimonials{background:#e8ebed}.reviews-intro{color:#59636b;margin-bottom:38px}.review-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}.review-card{margin:0;padding:34px;background:#f8f9f9;display:flex;flex-direction:column;border-top:2px solid #a8b1b8}.review-stars{color:#515e68;letter-spacing:.18em;font-size:20px;margin-bottom:20px}.review-card blockquote{margin:0 0 30px;font-family:Editorial,Georgia,serif;font-size:25px;line-height:1.45}.review-card figcaption{margin-top:auto;display:grid;gap:4px}.review-card figcaption strong{font-size:15px;font-weight:600}.review-card figcaption span{font-size:13px;color:#59636b}.review-card .review-source{color:#747c82;font-size:12px}@media(max-width:580px){.review-grid{grid-template-columns:1fr}.review-card{padding:26px}.review-card blockquote{font-size:23px}}

.options-trigger{display:inline-block;color:#d7dce0;margin-top:22px;text-align:left;font-size:14px}.rental-options{margin-top:30px}.popup-offers{display:grid;gap:10px;margin-bottom:16px}.popup-offers p{margin:0;padding:14px;background:#e5e9eb;font-size:15px;line-height:1.5}.popup-offers strong{display:block;margin-bottom:3px}#lead-dialog .offer-terms{font-size:12px;line-height:1.6;margin-bottom:22px}#lead-dialog h2{font-size:38px}#lead-dialog{width:600px}

.contact-details .service-area-detail{font-size:14px;line-height:1.7;color:#656c70;max-width:390px;margin:0}.location-strip p{flex-wrap:wrap}@media(max-width:580px){.location-strip p{line-height:1.9}}

.luxury{background:#171b1f;color:#f0f2f4;display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:start}.luxury .eyebrow{color:#b6c0c8}.luxury p:not(.eyebrow):not(.lead){color:#bac3ca}.luxury .button{margin-top:15px}@media(max-width:700px){.luxury{grid-template-columns:1fr;gap:20px}}