.concept-review{position:relative;z-index:201;display:flex;align-items:center;justify-content:center;gap:22px;flex-wrap:wrap;padding:12px 20px;background:#222522;color:#f6f3ed;font:11px/1.5 Arial,sans-serif}.concept-review span{color:#c1a16d;letter-spacing:.08em}.concept-review a{color:#f6f3ed;text-decoration:none;padding:4px 0;border-bottom:1px solid transparent}.concept-review a:hover,.concept-review a[aria-current]{border-color:#c1a16d}.nav{top:var(--review-height,0px)}.nav.stuck{top:0}.hero{min-height:calc(100svh - var(--review-height,0px))}.mobile-nav{inset:0}.about-photo img{object-fit:cover;object-position:center}.about-dre{letter-spacing:.1em}.nb-card{box-shadow:0 10px 35px #25282008}.nbc-body{border-top:2px solid #c1a16d;padding-top:22px}.path-body h3{letter-spacing:.025em}.btn{transition:background .25s,color .25s,border-color .25s}.btn:not(.btn-light):hover{border-color:#8a6a2f}.s-head .eyebrow:after{content:'';display:block;width:34px;height:1px;background:#c1a16d;margin:15px auto 0}@media(max-width:620px){.concept-review{gap:6px 18px}.concept-review span{flex-basis:100%;text-align:center;font-size:10px}}
/* Left-aligned brand with a unified right-aligned menu. */
.nav .nav-in{display:flex;justify-content:space-between;align-items:center;gap:28px}.nav .brand{text-align:left;flex-shrink:0}.nav-menu{display:flex;align-items:center;justify-content:flex-end;gap:clamp(14px,1.8vw,26px);margin-left:auto}.nav .burger{margin-left:auto}@media(max-width:1100px){.nav-menu{display:none}.nav .burger{display:flex}}

/* Decorative outlined name behind the readable hero title. */
.hero-title-layer{position:relative;isolation:isolate}.hero-title-layer .hero-name{position:relative;z-index:1}.hero-name-outline{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);z-index:0;white-space:nowrap;font-family:var(--serif);font-weight:400;font-size:clamp(68px,14vw,240px);line-height:1;letter-spacing:.025em;text-transform:uppercase;color:transparent;-webkit-text-fill-color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.48);text-shadow:none;pointer-events:none;user-select:none}.hero-title-layer .hero-name{text-shadow:0 2px 18px rgba(0,0,0,.35)}@media(max-width:620px){.hero-name-outline{font-size:14vw;letter-spacing:0;-webkit-text-stroke:.7px rgba(255,255,255,.44)}}

/* Desktop contact action and right-hand navigation drawer. */
.nav .nav-in{max-width:1600px;gap:22px}.nav-menu{gap:clamp(10px,1.2vw,20px)}.nav a.n-link{font-size:10px;letter-spacing:.07em}.nav-contact{display:inline-flex;align-items:center;justify-content:center;gap:18px;border:1px solid rgba(255,255,255,.65);color:#fff;min-height:44px;padding:10px 20px;font-size:11px;letter-spacing:.13em;text-transform:uppercase;white-space:nowrap}.nav-contact:hover{background:#ffffff18}.nav.stuck .nav-contact,.light-top .nav-contact{color:var(--ink);border-color:var(--line)}.nav .burger{display:flex;flex-shrink:0;margin-left:0;width:44px;height:44px;align-items:center;gap:7px}.nav .burger span{width:32px}.menu-backdrop{position:fixed;inset:0;z-index:210;background:rgba(12,15,15,.42);opacity:0;visibility:hidden;transition:opacity .3s,visibility .3s}.menu-backdrop.open{opacity:1;visibility:visible}.mobile-nav{inset:0 0 0 auto;width:min(352px,90vw);z-index:220;height:100dvh;align-items:stretch;justify-content:flex-start;background:#fbf8ef;padding:95px 46px 36px;gap:0;transform:translateX(100%);opacity:1;visibility:hidden;transition:transform .35s ease,visibility .35s;box-shadow:-12px 0 50px #0001}.mobile-nav.open{transform:translateX(0);visibility:visible}.mobile-nav a{font-family:var(--ui);font-size:12px;letter-spacing:.1em;padding:12px 0;min-height:44px;text-align:left}.mobile-nav a:first-of-type,.mobile-nav a:last-of-type{margin:0}.drawer-brand{font:24px var(--serif);letter-spacing:.08em;margin-bottom:30px}.drawer-brand span{display:block;font:9px var(--ui);letter-spacing:.18em;text-transform:uppercase;color:var(--gold-dark);margin-top:8px}.mobile-nav .mn-close{top:24px;right:24px;color:var(--ink);font-weight:200}.mobile-nav .mn-cta{align-self:flex-start;font-size:10px;padding:12px 18px;margin-top:24px}.mobile-nav .mn-tel{margin-top:20px!important;font-size:12px;color:var(--gold-dark)}@media(max-width:1250px){.nav-menu{display:none}.nav-contact{margin-left:auto}}@media(max-width:480px){.nav .nav-in{gap:12px}.nav-contact{font-size:9px;padding:8px 12px;gap:8px}.nav .brand .b2{font-size:7px;letter-spacing:.1em}.nav .brand .b1{font-size:17px}.mobile-nav{width:min(320px,90vw);padding-left:30px;padding-right:30px}}
/* Larger header controls, matching the supplied reference proportions. */
.nav a.n-link{font-size:12px;letter-spacing:.02em}
.nav-menu{gap:clamp(12px,1.3vw,22px)}
.nav-contact{min-width:133px;min-height:44px;padding:11px 19px;font-size:12px;letter-spacing:.14em;gap:18px}
.nav .burger{width:54px;height:48px;gap:9px}
.nav .burger span{width:41px;height:2px}
.nav .nav-in{gap:30px}
@media(max-width:1380px){.nav-menu{display:none}.nav-contact{margin-left:auto}}
@media(max-width:480px){.nav .nav-in{gap:10px}.nav-contact{min-width:105px;padding:10px 12px;font-size:10px;gap:10px}.nav .burger{width:44px}.nav .burger span{width:32px}}

/* Use the same brand lockup in the header and navigation drawer. */
.mobile-nav .drawer-brand{display:inline-block;align-self:flex-start;text-align:left;min-height:44px;padding:6px 0;margin:0 0 30px!important;font-family:var(--serif);font-size:inherit;line-height:1.05;letter-spacing:normal;text-transform:none;color:var(--ink)}.mobile-nav .drawer-brand .b1{display:block;font-family:var(--serif);font-size:clamp(17px,1.5vw,22px);font-weight:inherit;letter-spacing:.03em;text-transform:none;line-height:1.05;color:var(--ink);margin:0}.mobile-nav .drawer-brand .b2{display:block;font-family:var(--ui);font-size:9px;letter-spacing:.38em;line-height:1.05;margin-top:6px;opacity:.85;text-transform:uppercase;color:var(--gold-dark)}@media(max-width:480px){.mobile-nav .drawer-brand .b1{font-size:17px}.mobile-nav .drawer-brand .b2{font-size:7px;letter-spacing:.1em}}
/* One shared lockup definition: header and drawer must use identical type. */
.nav .brand,.mobile-nav .brand.drawer-brand{display:inline-flex;flex-direction:column;align-items:center;gap:8px;white-space:normal;line-height:1.05}
.nav .brand .b1,.mobile-nav .brand.drawer-brand .b1{font-family:var(--serif);font-weight:500;font-size:clamp(15px,1.35vw,19px);letter-spacing:.12em;text-transform:uppercase;line-height:1.05;margin:0;text-align:center}
.nav .brand .b2,.mobile-nav .brand.drawer-brand .b2{font-family:var(--ui);font-size:9px;font-weight:400;letter-spacing:.34em;text-transform:uppercase;line-height:1.05;margin-top:6px;opacity:1;text-align:center}
@media(max-width:480px){.nav .brand .b1,.mobile-nav .brand.drawer-brand .b1{font-size:17px}.nav .brand .b2,.mobile-nav .brand.drawer-brand .b2{font-size:7px;letter-spacing:.1em}}

/* Double the hero location line at desktop and mobile sizes. */
.hero .hero-eyebrow{font-size:21px}
@media(max-width:620px){.hero .hero-eyebrow{font-size:19px}}

/* Four-column featured properties, directly after the hero. */
.featured-section{padding:90px clamp(20px,4vw,72px) 70px;background:#f8f5ef;overflow:hidden}.featured-heading{position:relative;isolation:isolate;text-align:center;padding:30px 0 14px}.featured-outline{position:absolute;left:50%;top:43%;transform:translate(-50%,-50%);font-family:var(--serif);font-size:clamp(80px,11vw,170px);line-height:1;white-space:nowrap;color:transparent;-webkit-text-fill-color:transparent;-webkit-text-stroke:1px rgba(154,131,88,.15);pointer-events:none;z-index:-1}.featured-heading h2{font-size:clamp(32px,3.4vw,52px);text-transform:none;letter-spacing:0;margin-top:14px}.featured-heading h2 em{font-style:normal;color:var(--gold-dark)}.featured-rule{display:block;background:var(--gold);width:40px;height:1px;margin:22px auto 0}.featured-disclaimer{text-align:center;font-size:11px;color:#77736c;margin:12px 0 28px}.featured-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px;max-width:1600px;margin:auto}.featured-property{position:relative;display:block;min-height:340px;aspect-ratio:4/5;overflow:hidden;color:white;background:#2b302a}.featured-property:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#0002 0%,transparent 25%,#0002 45%,#000b 100%);pointer-events:none}.featured-property img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}.featured-property:hover img{transform:scale(1.035)}.featured-badge{position:absolute;top:16px;left:16px;z-index:1;font-size:9px;text-transform:uppercase;letter-spacing:.12em;background:#242922cc;padding:6px 9px}.featured-info{position:absolute;bottom:25px;left:20px;right:20px;z-index:1;text-align:center}.featured-type{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:#ead9bb}.featured-info h3{font-size:clamp(20px,1.8vw,28px);text-transform:none;letter-spacing:0;margin:9px 0}.featured-info p{color:#fff;font-size:12px}.featured-view{display:block;font-size:10px;letter-spacing:.05em;margin-top:16px}.featured-more{text-align:center;margin-top:34px}.featured-more .btn{background:#a68b59;border-color:#a68b59;color:white;font-size:10px;min-height:44px}.featured-more .btn:hover{background:#826a40}@media(max-width:1000px){.featured-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.featured-property{aspect-ratio:5/4;min-height:300px}}@media(max-width:560px){.featured-section{padding:55px 20px 45px}.featured-grid{grid-template-columns:1fr;gap:20px}.featured-property{aspect-ratio:5/4;min-height:290px}.featured-outline{font-size:23vw}.featured-disclaimer{font-size:10px}.featured-heading .eyebrow{font-size:9px}}

/* Neighborhood photo carousel. */
.community-carousel{padding:70px clamp(20px,3.2vw,60px) 54px;background:#faf9ef}.community-heading{text-align:center;margin:0 auto 60px}.community-heading h2{display:inline-block;font-family:var(--serif);font-size:clamp(26px,3.1vw,48px);font-weight:400;letter-spacing:.045em;text-transform:uppercase;border-bottom:1px solid #36382e;padding:0 12px 18px;line-height:1.25}.community-window{position:relative;max-width:1700px;margin:auto}.community-track{display:flex;gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;overscroll-behavior-x:contain}.community-track::-webkit-scrollbar{display:none}.community-slide{position:relative;flex:0 0 calc((100% - 84px)/4);aspect-ratio:1.25;overflow:hidden;scroll-snap-align:start;background:#30362d}.community-slide img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.community-slide:hover img{transform:scale(1.035)}.community-slide:after{content:'';position:absolute;inset:45% 0 0;background:linear-gradient(transparent,#0009);pointer-events:none}.community-slide>span{position:absolute;bottom:20px;left:12px;right:12px;text-align:center;color:#fff;z-index:1;font-family:var(--serif);font-size:clamp(19px,1.6vw,27px);letter-spacing:.04em}.community-arrow{position:absolute;top:45%;transform:translateY(-50%);z-index:2;width:58px;height:58px;border-radius:50%;border:1px solid #fff9;background:#10181055;color:white;font-size:28px;cursor:pointer;display:grid;place-items:center;transition:background .2s}.community-arrow:hover{background:#101810bb}.community-prev{left:calc(12.5% - 29px)}.community-next{right:calc(12.5% - 29px)}.community-status{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}@media(max-width:1000px){.community-slide{flex-basis:calc((100% - 24px)/2)}.community-track{gap:24px}.community-prev{left:14px}.community-next{right:14px}}@media(max-width:560px){.community-carousel{padding:44px 20px}.community-heading{margin-bottom:30px}.community-heading h2{font-size:26px;padding-bottom:15px}.community-slide{flex-basis:100%;aspect-ratio:1.2}.community-arrow{width:48px;height:48px}.community-slide>span{font-size:25px}}

/* Consistent editorial section headings. */
.section-title{position:relative;isolation:isolate;text-align:center;padding:36px 0 18px;margin:0 auto 22px;max-width:100%;overflow:hidden}.section-title-outline{position:absolute;z-index:-1;top:46%;left:50%;transform:translate(-50%,-50%);font-family:var(--serif);font-weight:400;font-size:clamp(70px,10vw,150px);line-height:1;letter-spacing:0;white-space:nowrap;color:transparent;-webkit-text-fill-color:transparent;-webkit-text-stroke:1px rgba(154,131,88,.15);pointer-events:none;user-select:none}.section-title .eyebrow{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-dark);margin:0 0 15px;max-width:none}.section-title .eyebrow:after{display:none!important}.section-title h2,.community-heading .section-title h2{display:block;font-family:var(--serif);font-size:clamp(30px,3.4vw,52px);font-weight:400;text-transform:none;letter-spacing:0;line-height:1.15;margin:0!important;padding:0 12px;border:0;color:var(--ink)}.section-title h2 em{font-style:normal;color:#80725c}.section-title-rule{display:block;width:40px;height:1px;background:var(--gold);margin:23px auto 0}.community-heading{margin-bottom:35px}.community-heading .section-title{margin-bottom:0}.nlb .section-title h2{color:var(--paper)}.nlb .section-title h2 em,.nlb .section-title .eyebrow{color:var(--gold)}.nlb .section-title-outline{-webkit-text-stroke-color:rgba(193,161,109,.2)}.s-head>.section-title{margin-bottom:16px}.connect-section .section-title{margin-bottom:24px}@media(max-width:620px){.section-title{padding:28px 0 14px}.section-title-outline{font-size:clamp(58px,16vw,100px)}.section-title .eyebrow{font-size:9px;letter-spacing:.18em}.section-title h2{font-size:32px}.section-title-rule{margin-top:19px}}

/* Neighborhood details beneath each carousel image. */
.community-slide{aspect-ratio:auto;background:#fff;border:1px solid #dedbd2;display:flex;flex-direction:column;overflow:hidden}.community-slide:after{display:none}.community-photo{display:block;aspect-ratio:1.25;overflow:hidden;flex-shrink:0}.community-photo img{width:100%;height:100%;object-fit:cover}.community-copy{padding:24px 24px 27px;display:flex;flex-direction:column;flex:1;align-items:flex-start}.community-copy h3{font-family:var(--serif);font-size:clamp(20px,1.7vw,27px);text-transform:uppercase;letter-spacing:.045em;margin:0 0 12px;color:var(--ink)}.community-copy p{font-size:14px;line-height:1.65;margin:0 0 18px;color:var(--ink);flex:1}.community-ask{font-size:10px;letter-spacing:.1em;padding:12px 16px;gap:8px;min-height:46px;text-align:center;white-space:normal}.community-arrow{top:0;transform:translateY(-50%);margin-top:calc((100% - 84px)/10)}@media(max-width:1000px){.community-slide{aspect-ratio:auto}.community-arrow{margin-top:calc((100% - 24px)/5)}}@media(max-width:560px){.community-slide{aspect-ratio:auto}.community-arrow{margin-top:40%}.community-copy{padding:24px}.community-copy h3{font-size:25px}}

/* Third footer column mirrors the main menu. */
.refined-footer .footer-grid{grid-template-columns:1.15fr 1fr .7fr;gap:clamp(24px,4vw,60px)}.footer-navigation h3{font-family:var(--serif);font-size:20px;font-weight:400;letter-spacing:.06em;text-transform:uppercase;color:var(--gold);margin:0 0 15px}.footer-navigation-links{display:flex;flex-direction:column;align-items:flex-start;gap:0}.footer-navigation-links a{display:inline-flex;align-items:center;min-height:36px;color:rgba(243,236,226,.74);font-size:13px;line-height:1.5}.footer-navigation-links a:hover{color:#fff}.footer-navigation{min-width:0;padding-top:4px}@media(max-width:1000px){.refined-footer .footer-grid{grid-template-columns:1fr 1fr}.footer-identity{grid-column:1/-1}}@media(max-width:600px){.refined-footer .footer-grid{grid-template-columns:1fr;gap:32px}.footer-identity{grid-column:auto}.footer-navigation-links{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}}

/* Simplified phone header; contact remains available in the drawer. */
@media(max-width:767px){.nav .nav-contact{display:none}.nav .burger{margin-left:auto}.nav .brand .b2,.mobile-nav .brand.drawer-brand .b2{font-size:8px;letter-spacing:.12em}}
/* Give the hero name more breathing room between its supporting lines. */
.hero .hero-eyebrow{margin-bottom:clamp(38px,4vw,60px)}
.hero .hero-role{margin-top:clamp(36px,3.5vw,54px)}
@media(max-width:620px){.hero .hero-eyebrow{margin-bottom:36px}.hero .hero-role{margin-top:34px}}
/* Keep the brokerage suffix attached and scale the lockup to its column. */
.refined-footer .footer-identity{container-type:inline-size;min-width:0}
.refined-footer .footer-brokerage{display:flex;align-items:baseline;flex-wrap:nowrap;gap:10px;font-size:clamp(23px,7.8cqw,42px);letter-spacing:.045em;line-height:1.25}
.refined-footer .footer-brokerage span{flex-shrink:0;margin:0;font-size:11px;letter-spacing:.1em}
@media(max-width:600px){.refined-footer .footer-brokerage{font-size:clamp(22px,7.8cqw,32px);gap:8px}}
/* Subtle animated underline, matching the supplied menu recording. */
.nav-menu>a.n-link,.resource-menu>a.n-link{position:relative;opacity:1;transition:color .25s ease}
.nav-menu>a.n-link::after,.resource-menu>a.n-link::after{content:'';position:absolute;left:0;right:0;bottom:3px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:center;transition:transform .25s ease}
.nav-menu>a.n-link:hover,.resource-menu>a.n-link:hover{opacity:1}
.nav-menu>a.n-link:hover::after,.nav-menu>a.n-link:focus-visible::after,.resource-menu:hover>a.n-link::after,.resource-menu:focus-within>a.n-link::after{transform:scaleX(1)}
.resource-dropdown>a{position:relative}
.resource-dropdown>a::after{content:'';position:absolute;bottom:5px;left:22%;right:22%;height:1px;background:currentColor;transform:scaleX(0);transition:transform .25s ease}
.resource-dropdown>a:hover::after,.resource-dropdown>a:focus-visible::after{transform:scaleX(1)}
.mobile-nav>a:not(.brand):not(.mn-cta),.drawer-resource-links>a,.footer-navigation-links>a{position:relative}
.mobile-nav>a:not(.brand):not(.mn-cta)::after,.drawer-resource-links>a::after,.footer-navigation-links>a::after{content:'';position:absolute;left:0;bottom:5px;width:32px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .25s ease}
.mobile-nav>a:not(.brand):not(.mn-cta):hover::after,.mobile-nav>a:not(.brand):not(.mn-cta):focus-visible::after,.drawer-resource-links>a:hover::after,.drawer-resource-links>a:focus-visible::after,.footer-navigation-links>a:hover::after,.footer-navigation-links>a:focus-visible::after{transform:scaleX(1)}
@media(prefers-reduced-motion:reduce){.nav-menu>a.n-link::after,.resource-menu>a.n-link::after,.resource-dropdown>a::after,.mobile-nav>a::after,.drawer-resource-links>a::after,.footer-navigation-links>a::after{transition:none}}
/* Active and hover states use the same single underline. */
.nav a.n-link.on{text-decoration:none}
.nav-menu>a.n-link.on::after,.resource-menu>a.n-link.on::after{transform:scaleX(1)}

/* Drawer links share one underline for hover, focus and current page. */
.mobile-nav>a:not(.brand):not(.mn-cta),.drawer-resource-links>a{text-decoration:none}.mobile-nav>a:not(.brand):not(.mn-cta)::after,.drawer-resource-links>a::after{width:100%;background:currentColor;transform-origin:center}.mobile-nav>a:not(.brand):not(.mn-cta){align-self:flex-start}.drawer-resource-links>a{width:fit-content}.mobile-nav>a[aria-current="page"]::after,.drawer-resource-links>a[aria-current="page"]::after{transform:scaleX(1)}

/* Keep the three service-card headings, descriptions and actions aligned. */
.paths .path-body h3{margin:0;font-size:clamp(21px,2.1vw,29px);line-height:1.2;letter-spacing:.025em}
.paths .path-body p{margin:14px 0 0;line-height:1.6}
.paths .path-go{margin-top:10px}
@media(min-width:901px){
 .paths .path-body h3{min-height:2.4em}
 .paths .path-body p{min-height:4.8em}
}

/* Four-column public footer, with resource links beside navigation. */
.refined-footer .footer-grid{grid-template-columns:minmax(0,1.2fr) minmax(0,1fr) minmax(0,.65fr) minmax(0,.8fr);gap:clamp(20px,3vw,44px)}
@media(max-width:1100px){.refined-footer .footer-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.refined-footer .footer-identity{grid-column:1/-1}}
@media(max-width:700px){.refined-footer .footer-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 20px}.refined-footer .footer-details{grid-column:1/-1}.refined-footer .footer-navigation-links{display:flex;flex-direction:column}.refined-footer .footer-navigation h3{font-size:18px}}
@media(max-width:360px){.refined-footer .footer-grid{grid-template-columns:minmax(0,1fr)}}

/* Centered accessibility, credit, and industry marks. */
.refined-footer .footer-accessibility{display:block;text-align:center;border-top:1px solid #ffffff24;margin-top:40px;padding-top:28px}
.footer-accessibility .footer-accessibility-statement{max-width:1080px;margin:0 auto 22px;font:12px/1.85 var(--ui);color:#e6e5de}
.footer-accessibility a{text-decoration:underline;text-underline-offset:3px;color:inherit}.footer-accessibility a:hover{color:#d3bb91}
.footer-accessibility .footer-copyright{font:12px/1.8 var(--ui);color:#e6e5de;margin:0 auto}.footer-copyright span{display:inline}
.footer-industry-logos{display:flex;justify-content:center;align-items:center;gap:26px;margin:24px auto;width:fit-content;padding:8px 18px}
.footer-industry-logos img{display:block;object-fit:contain;height:auto}.footer-industry-logos .equal-housing-mark{width:46px;filter:invert(1);mix-blend-mode:screen}.footer-industry-logos .realtor-mls-mark{width:128px;max-height:58px}
.footer-accessibility .foot-disc{max-width:920px;margin:0 auto;font:11px/1.7 var(--ui);color:#aaaead}
@media(max-width:600px){.footer-accessibility .footer-accessibility-statement{font-size:12px}.footer-copyright span{display:block;margin-top:6px}.footer-industry-logos{margin:22px auto}}