*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#f4f4f2;color:#0a0a0a;font-family:"DM Sans",Arial,sans-serif}a{color:inherit;text-decoration:none}button{font-family:inherit}.shell{width:calc(100% - 28px);margin:0 auto}.site-header{height:88px;padding:0 4.5vw;display:flex;align-items:center;gap:34px;justify-content:space-between;background:#f4f4f2;position:sticky;top:0;z-index:20}.brand{display:grid;gap:2px;line-height:1;min-width:215px}.brand-main{font-family:"Playfair Display",Georgia,serif;font-size:25px;letter-spacing:.04em}.brand-sub,.brand-type{font-size:8px;letter-spacing:.32em;font-weight:700}.brand-rule{height:1px;background:#111;width:170px;margin:5px 0 3px}.nav{display:flex;align-items:center;gap:8px;font-size:10px;letter-spacing:.1em;font-weight:700}.nav a{padding:12px 15px;border-radius:999px}.nav a:hover,.nav a.active{background:#e2e2df}.header-cta{background:#0a0a0a;color:#fff;border-radius:999px;padding:14px 20px;font-size:10px;letter-spacing:.12em;font-weight:700;white-space:nowrap}.header-cta span{font-size:16px;margin-left:7px}.menu-toggle{display:none;background:none;border:1px solid #111;border-radius:999px;padding:10px 14px;font-size:10px;font-weight:700}.hero{min-height:calc(100vh - 105px);display:grid;grid-template-columns:1.05fr .95fr;align-items:stretch;overflow:hidden;border-radius:42px;background:#fff;margin-bottom:18px}.hero-logo-wrap{min-height:650px;display:flex;align-items:center;justify-content:center;padding:7vw;background:#fff}.hero-logo-wrap img{display:block;width:min(100%,560px);height:auto;border-radius:30px;mix-blend-mode:multiply}.hero-copy{padding:8vw 7vw 6vw;background:#111;color:#fff;display:flex;flex-direction:column;justify-content:center;border-radius:42px 0 0 42px}.eyebrow{font-size:9px;letter-spacing:.3em;font-weight:700;margin:0 0 20px}.hero h1,.section-head h2,.about-copy h2,.contact-panel h2{font-family:"Playfair 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a:last-child{border-right:0}.feature-icon{grid-row:1/3;font-size:30px;font-family:Georgia,serif}.pill-strip strong{font-size:14px}.pill-strip small{font-size:10px;color:#777}.section{padding:8vw 3.5vw;background:#f4f4f2}.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:34px}.section-head h2{font-size:clamp(42px,5vw,72px)}.section-link,.count{font-size:9px;letter-spacing:.15em;font-weight:700}.section-link span{font-size:15px;margin-left:6px}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.listing-card{background:#fff;border:1px solid #e2e2df;border-radius:26px;min-height:250px;padding:25px;display:flex;flex-direction:column;justify-content:space-between;transition:transform .2s,box-shadow .2s}.listing-card:hover{transform:translateY(-5px);box-shadow:0 14px 30px rgba(0,0,0,.08)}.listing-card .status{display:inline-block;width:max-content;background:#111;color:#fff;padding:8px 11px;border-radius:999px;font-size:8px;letter-spacing:.16em;font-weight:700}.listing-card h3{font-family:"Playfair Display",Georgia,serif;font-size:27px;font-weight:500;line-height:1.06;margin:20px 0 8px}.listing-card .city{font-size:11px;color:#777}.listing-card .view{display:inline-flex;align-items:center;gap:7px;font-size:9px;letter-spacing:.14em;font-weight:700;margin-top:25px}.listing-card .view::after{content:"→";font-size:15px}.dark-panel{background:#111;color:#fff;border-radius:40px;padding:8vw 3.5vw;margin-bottom:22px}.dark-panel .listing-card{background:#171717;border-color:#303030}.dark-panel .listing-card .status{background:#fff;color:#111}.dark-panel .listing-card .city{color:#aaa}.about-card{display:grid;grid-template-columns:1.05fr .95fr;min-height:500px;overflow:hidden;background:#fff;border-radius:40px;margin-bottom:22px;border:1px solid #dededb}.about-copy{padding:7vw;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.about-copy h2{font-size:clamp(48px,5.4vw,78px)}.about-copy>p:not(.eyebrow){max-width:590px;color:#555;line-height:1.7;margin:25px 0}.about-points{background:#111;color:#fff;border-radius:150px 0 0 150px;padding:70px 6vw;display:flex;flex-direction:column;justify-content:center;gap:0}.about-point{display:grid;grid-template-columns:48px 1fr;gap:18px;padding:25px 0;border-bottom:1px solid #333}.about-point:first-child{padding-top:0}.about-point:last-child{border-bottom:0;padding-bottom:0}.about-number{font-size:9px;letter-spacing:.16em;color:#999;padding-top:4px}.about-point h3{font-size:11px;letter-spacing:.2em;margin:0 0 8px}.about-point p{font-size:12px;line-height:1.6;color:#aaa;margin:0;max-width:300px}.agents-section{padding-top:8vw;padding-bottom:8vw}.agents-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.agent-card{background:#fff;border:1px solid #e2e2df;border-radius:30px;overflow:hidden;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);min-height:420px;box-shadow:0 8px 24px rgba(0,0,0,.04)}.agent-photo{min-height:420px;background:#e9e9e6;overflow:hidden}.agent-photo img{width:100%;height:100%;display:block;object-fit:cover;object-position:center top}.agent-photo img.beth-photo-crop{transform:scale(1.16);transform-origin:center 43%;}.agent-info{min-width:0;padding:38px 32px;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.agent-role{font-size:8px;letter-spacing:.25em;font-weight:700;margin:0 0 18px;color:#777}.agent-info h3{font-family:"Playfair Display",Georgia,serif;font-size:39px;font-weight:500;line-height:1;margin:0 0 14px}.agent-rule{height:1px;width:58px;background:#111;margin-bottom:22px}.agent-info>a:not(.button){font-family:"Playfair Display",Georgia,serif;font-size:17px;margin-bottom:9px;overflow-wrap:anywhere}.agent-license{font-size:8px;letter-spacing:.14em;color:#777;margin:12px 0 25px}.agent-info .button{margin-top:2px;font-size:8px}.contact-panel{background:#111;color:#fff;border-radius:40px 40px 0 0;padding:8vw 7vw;display:grid;grid-template-columns:1fr 1fr;gap:8vw}.contact-panel h2{font-size:clamp(55px,7vw,100px)}.contact-details{display:flex;flex-direction:column;justify-content:center;align-items:flex-start;gap:16px}.contact-details>a:not(.button){font-family:"Playfair Display",Georgia,serif;font-size:29px}.contact-details p{line-height:1.7;color:#aaa}.footer{background:#111;color:#aaa;padding:42px 4.5vw 20px;display:grid;grid-template-columns:1.1fr .7fr 1.4fr .8fr;gap:35px;border-top:1px solid #292929}.footer-brand{font-family:"Playfair Display",Georgia,serif;color:#fff;font-size:28px;line-height:.95}.footer-brand span{font-family:"DM Sans",Arial,sans-serif;font-size:9px;letter-spacing:.3em;font-weight:700}.footer-brand small{display:block;font-family:"DM Sans",Arial,sans-serif;font-size:8px;letter-spacing:.35em;margin-top:9px}.footer-nav,.footer-contact,.footer-meta{display:flex;flex-direction:column;gap:10px;font-size:10px}.footer-contact a{color:#fff}.footer-meta{align-items:flex-end;text-align:right;color:#fff;font-size:9px;letter-spacing:.12em}.footer-bottom{grid-column:1/-1;border-top:1px solid #333;padding-top:18px;display:flex;justify-content:space-between;gap:20px;font-size:8px;letter-spacing:.08em}.empty{grid-column:1/-1;padding:40px;background:#fff;color:#555;border-radius:20px}
/* Listing photo cards */
.listing-card{padding:0;overflow:hidden;min-height:0}.listing-image{position:relative;display:block;height:245px;overflow:hidden;background:#e7e7e4}.listing-image img{width:100%;height:100%;display:block;object-fit:cover;transition:transform .55s cubic-bezier(.2,.7,.2,1),filter .35s}.listing-card:hover .listing-image img{transform:scale(1.055)}.listing-image::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.08),transparent 42%,rgba(0,0,0,.34));pointer-events:none}.listing-image .status{position:absolute;top:16px;left:16px;z-index:2;margin:0}.photo-hover{position:absolute;right:16px;bottom:16px;z-index:3;display:flex;align-items:center;gap:7px;padding:9px 12px;border-radius:999px;background:rgba(10,10,10,.84);color:#fff;font-size:8px;letter-spacing:.14em;font-weight:700;opacity:0;transform:translateY(7px);transition:opacity .25s,transform .25s;backdrop-filter:blur(8px)}.photo-hover b{font-size:13px;font-weight:400}.listing-card:hover .photo-hover{opacity:1;transform:translateY(0)}.listing-copy{padding:22px 25px 25px}.listing-copy h3{margin:0 0 8px}.listing-copy .view{margin-top:20px}.dark-panel .listing-image{background:#222}.dark-panel .listing-copy{background:#171717}.dark-panel .listing-card{padding:0}.dark-panel .listing-image .status{background:#fff;color:#111}.dark-panel .listing-card:hover{box-shadow:0 18px 38px rgba(0,0,0,.3)}
@media(max-width:900px){.site-header{height:76px;padding:0 6vw}.brand{min-width:0}.brand-main{font-size:20px}.brand-rule{width:140px}.nav,.header-cta{display:none}.menu-toggle{display:block}.nav.open{display:flex;position:absolute;top:72px;left:5vw;right:5vw;background:#fff;border-radius:24px;padding:12px;box-shadow:0 15px 40px rgba(0,0,0,.12);flex-direction:column;gap:3px}.nav.open a{width:100%}.hero{display:block;min-height:auto}.hero-logo-wrap{min-height:48vh;padding:12vw}.hero-copy{padding:14vw 9vw;border-radius:0}.pill-strip{grid-template-columns:1fr 1fr;border-radius:28px;padding:12px}.pill-strip a{padding:13px 16px}.pill-strip a:nth-child(2){border-right:0}.pill-strip a:nth-child(-n+2){border-bottom:1px solid #ddd}.section,.dark-panel,.agents-section{padding:16vw 7vw}.listing-grid{grid-template-columns:1fr}.listing-image{height:255px}.section-head{display:block}.section-link,.count{display:block;margin-top:13px}.about-card{grid-template-columns:1fr}.about-copy{padding:14vw 9vw}.about-points{border-radius:0 0 40px 40px;padding:42px 9vw}.about-point:first-child{padding-top:0}.about-point:last-child{padding-bottom:0}.agents-grid{grid-template-columns:1fr}.agent-card{grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);min-height:390px}.agent-photo{min-height:390px}.agent-info{padding:30px 25px}.agent-info h3{font-size:31px}.contact-panel{grid-template-columns:1fr;padding:15vw 9vw;gap:50px}.contact-details>a:not(.button){font-size:23px}.footer{grid-template-columns:1fr 1fr;padding:38px 7vw}.footer-meta{align-items:flex-start;text-align:left}.footer-bottom{grid-column:1/-1;display:block}.footer-bottom span{display:block;margin-top:8px}}@media(max-width:520px){.pill-strip{grid-template-columns:1fr}.pill-strip a,.pill-strip a:nth-child(2){border-right:0;border-bottom:1px solid #ddd}.pill-strip a:last-child{border-bottom:0}.footer{grid-template-columns:1fr}}