:root{--plum:#2C1835;--deep:#1C0F22;--gold:#C59E35;--sand:#DED4BB;--white:#fff;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Montserrat',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--white);color:var(--deep);font-family:var(--sans);font-size:16px;line-height:1.8}a{color:inherit;text-decoration:none}button{font:inherit}img{display:block;max-width:100%}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08}h1{font-size:clamp(3.5rem,6.4vw,6.5rem);letter-spacing:-.035em}h2{font-size:clamp(2.6rem,4.4vw,4.5rem);letter-spacing:-.025em}h3{font-size:2.05rem}em{font-weight:400}p{font-size:1rem}.eyebrow{font-size:.76rem;font-weight:600;letter-spacing:.19em;margin-bottom:24px;line-height:1.6}.section{padding:105px max(6vw,24px)}.header{height:104px;background:var(--plum);color:white;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;border-bottom:1px solid #c59e3545;position:relative;z-index:10}.brand{display:flex;gap:14px;align-items:center}.brand img{width:30px;height:50px;object-fit:contain}.brand b{font-family:'Cinzel Decorative',Georgia,serif;font-size:1rem;letter-spacing:.07em;font-weight:400;color:var(--gold)}.brand small{display:block;text-align:center;font-family:var(--serif);font-style:italic;font-size:.88rem;line-height:1.5;color:var(--sand)}nav{display:flex;align-items:center;gap:36px;font-size:.88rem}nav a:hover{color:var(--gold)}.nav-contact{border:1px solid #ffffff70;padding:11px 22px}.nav-contact span{margin-left:18px}.menu{display:none}.hero{position:relative;color:white;min-height:700px;height:calc(100svh - 104px);max-height:960px;display:flex;align-items:center;background:var(--deep)}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 52%}.hero-shade{background:linear-gradient(90deg,rgba(28,15,34,.7),rgba(28,15,34,.12)),linear-gradient(0deg,rgba(28,15,34,.64),transparent 40%)}.hero-content{position:relative;padding:50px 7vw 140px;max-width:1100px}.hero-content .eyebrow{color:white}.hero-intro{margin:30px 0;line-height:1.8;color:#ffffffef}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:38px;padding:16px 28px;font-size:.85rem;font-weight:500;line-height:1.4;transition:background .2s,transform .2s;min-height:53px}.button:hover{transform:translateY(-2px)}.light{background:white;color:var(--deep)}.light:hover{background:var(--sand)}.gold{background:var(--gold);color:var(--deep)}.gold:hover{background:var(--sand)}.hero-bottom{position:absolute;bottom:32px;left:7vw;right:7vw;display:flex;justify-content:space-between;font-size:.75rem;letter-spacing:.1em;border-top:1px solid #ffffff60;padding-top:20px;gap:25px}.hero-bottom strong{font-family:var(--serif);font-size:1.4rem;font-weight:500;letter-spacing:0}.hero-bottom small{font-size:.75rem;letter-spacing:0;color:#ffffffda}.location{text-align:right}.intro{text-align:center;max-width:1120px;margin:auto;padding-bottom:90px}.intro .eyebrow{color:#755c20}.intro h2{font-size:clamp(2.5rem,3.8vw,3.9rem)}.intro p:last-child{max-width:740px;margin:30px auto 0;color:#605766}.communities{padding-top:30px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:46px;gap:32px}.section-heading>p{color:#605766;max-width:320px;padding-bottom:6px}.section-heading .eyebrow{color:#755c20}.community-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}.community-photo{position:relative;height:390px;overflow:hidden;background:var(--sand)}.community-photo img{height:100%;width:100%;object-fit:cover;transition:transform .6s}.community:first-child .community-photo img{object-position:35% center}.community:hover .community-photo img{transform:scale(1.025)}.community-photo:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,#1c0f2270)}.community-photo span{position:absolute;bottom:20px;left:22px;color:white;z-index:1;letter-spacing:.12em;font-size:.75rem;font-weight:600}.community h3{margin:27px 0 15px}.community>p{color:#605766;font-size:.94rem}.community details{margin-top:24px;border-bottom:1px solid #DED4BB;padding-bottom:14px}summary{cursor:pointer;list-style:none;font-size:.85rem;font-weight:500;display:flex;justify-content:space-between;gap:20px}summary::-webkit-details-marker{display:none}summary span{font-size:1.2rem;line-height:1.4;color:#755c20}details[open] summary span{transform:rotate(45deg)}.detail-body{padding-top:20px}.detail-body p{font-size:.9rem;color:#605766;margin-bottom:15px}.text-link{font-size:.85rem;display:flex;justify-content:space-between;gap:16px;border-bottom:1px solid #c59e3590;padding:12px 0;width:fit-content}.detail-body .text-link{display:block}.text-link:hover{color:#876719}.meet{background:var(--plum);color:white;display:grid;grid-template-columns:1fr 1fr;gap:8vw;padding:85px 8vw;align-items:center}.portrait-wrap{position:relative}.portrait-wrap:before{content:'';position:absolute;top:-15px;left:-15px;right:15px;bottom:28px;border:1px solid var(--gold);pointer-events:none}.portrait-wrap>img{display:block;width:100%;height:auto;aspect-ratio:1;object-fit:contain;position:relative}.portrait-caption{color:var(--sand);font-size:.73rem;letter-spacing:.15em;padding-top:18px}.meet .eyebrow{color:var(--gold)}.meet h2{font-size:clamp(2.8rem,4.4vw,4.8rem);margin-bottom:28px}.meet-copy>p:not(.eyebrow){color:#e0d8e4;margin:18px 0;font-size:.94rem}.signature{font:italic 2rem var(--serif);margin-top:26px}.broker-name{font-family:var(--serif);font-size:1.5rem;margin-top:6px}.meet .button{margin-top:30px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px}.service-grid article{border-top:1px solid var(--sand);padding-top:25px}.service-number{font:italic 1.6rem var(--serif);color:#876719}.service-grid h3{margin:20px 0 15px}.service-grid p{font-size:.94rem;color:#605766}.service-grid .text-link{margin-top:20px}.contact{background:var(--deep);color:white;text-align:center;padding:80px 24px 90px;position:relative;border-top:1px solid var(--gold)}.contact-mark{width:38px;height:63px;margin:0 auto 25px}.contact .eyebrow{color:var(--gold)}.contact h2{margin-bottom:20px}.contact>p:not(.eyebrow){color:#e3dce6}.contact-identity{margin-top:30px;font-size:.95rem}.contact-identity strong{font:500 1.6rem var(--serif);color:white;display:block;margin-top:5px}.contact-links{display:flex;flex-wrap:wrap;justify-content:center;align-items:center;gap:22px;margin:22px 0 30px;font-size:1rem}.contact-links>span{color:var(--gold)}.contact-links a:hover{text-decoration:underline}.footer{padding:45px 6vw 25px;background:var(--plum);color:#e6dfe9}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:30px}.broker-footer{text-align:center}.broker-footer img{height:66px;width:auto;max-width:200px;margin:0 auto 10px;object-fit:contain}.broker-footer strong{font-family:var(--serif);font-size:1.45rem;font-weight:500}.top-link{font-size:.82rem}.footer-bottom{border-top:1px solid #ffffff28;padding-top:23px;display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;font-size:.75rem}.credits{margin-top:22px;color:#d6cadb}.credits summary{font-size:.75rem;width:fit-content}.credits p{font-size:.75rem;max-width:1000px;margin-top:15px}.credits a{text-decoration:underline}.skip{position:absolute;left:15px;top:-100px;z-index:100;background:white;padding:15px;color:var(--deep)}.skip:focus{top:10px}:focus-visible{outline:3px solid var(--gold);outline-offset:5px}a,button,summary{-webkit-tap-highlight-color:transparent}@media(min-width:1500px){.section{padding-left:max(8vw,calc((100vw - 1350px)/2));padding-right:max(8vw,calc((100vw - 1350px)/2))}}@media(max-width:1000px){nav{gap:20px}.header{padding:0 4vw}.community-grid{gap:20px}.community-photo{height:310px}.meet{gap:5vw;padding:70px 6vw}.service-grid{gap:25px}}@media(max-width:760px){html{scroll-padding-top:20px}.header{height:88px;padding:0 22px}.brand b{font-size:.86rem}.brand small{font-size:.8rem}.menu{display:flex;align-items:center;gap:12px;background:none;color:white;border:1px solid #ffffff60;padding:8px 12px;font-size:.82rem}nav{display:none;position:absolute;top:88px;left:0;right:0;padding:22px;background:var(--plum);flex-direction:column;align-items:stretch;gap:0;box-shadow:0 15px 20px #1c0f2230}nav.open{display:flex}nav>a{padding:12px 8px}.nav-contact{margin-top:10px}.hero{min-height:670px;height:calc(100svh - 88px);max-height:850px}.hero-content{padding:45px 25px 165px}.hero h1{font-size:clamp(3.1rem,10vw,4.8rem)}.hero-image{object-position:46% center}.hero-content .eyebrow{font-size:.68rem;letter-spacing:.13em}.hero-intro{font-size:.9rem;margin:25px 0}.hero-bottom{left:25px;right:25px;bottom:24px;display:block}.hero-bottom .location{display:none}.hero-bottom strong{font-size:1.25rem}.section{padding:65px 25px}.intro h2 br{display:none}.intro p:last-child{font-size:.94rem}.section-heading{display:block;margin-bottom:35px}.section-heading>p{margin-top:22px}.community-grid{display:block}.community{margin-bottom:42px}.community.offset{padding-top:0}.community-photo{height:390px}.community h3{font-size:2rem}.community:last-child{margin-bottom:0}.meet{display:block;padding:60px 30px}.portrait-wrap{max-width:450px;margin:0 auto 44px}.meet-copy{max-width:600px}.meet h2{font-size:3.1rem}.service-grid{display:block}.service-grid article{padding:24px 0;margin-bottom:20px}.service-grid article:last-child{margin:0;padding-bottom:0}.contact{padding:65px 24px}.contact h2{font-size:2.8rem}.contact-links{display:flex;flex-direction:column;gap:8px;font-size:.92rem}.contact-links>span{display:none}.footer{padding:35px 25px}.footer-top{flex-wrap:wrap;justify-content:center;gap:30px}.broker-footer{width:100%;order:2}.top-link{margin-left:auto}.footer-bottom{flex-direction:column;text-align:center;gap:10px}.credits summary{margin:auto}.credits p{text-align:center}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

/* Consistent page alignment, proportional portrait, and buyer/seller actions. */
:root{--gutter:max(24px,6vw,calc((100vw - 1240px)/2))}
.header{padding-inline:var(--gutter);gap:28px}
.section{padding-inline:var(--gutter)}
.intro{max-width:none}.intro h2{max-width:1000px;margin-inline:auto}
.hero{height:auto;min-height:min(780px,calc(100svh - 104px));max-height:none;display:block}
.hero-content{max-width:none;padding:90px var(--gutter) 55px}
.hero-content h1{max-width:1100px}
.hero-bottom{position:relative;inset:auto;margin:0 var(--gutter);padding:22px 0 28px;align-items:center}
.hero-explore{display:inline-flex;align-items:center;gap:20px;font-size:.875rem;margin-top:24px;border-bottom:1px solid #ffffff70;padding-bottom:4px}
.cta-row{display:flex;gap:16px;flex-wrap:wrap;align-items:stretch}
.button{border:1px solid transparent;font-size:.875rem;gap:22px;text-align:left;min-width:0}
.outline-light{border-color:#ffffffb0;background:#1c0f2245;color:#fff}.outline-light:hover{background:var(--white);color:var(--deep)}
.community-grid{grid-template-rows:repeat(5,auto);column-gap:32px;row-gap:0;align-items:start}
.community{display:grid;grid-row:span 5;grid-template-rows:subgrid;row-gap:0;min-width:0}
.community-photo{height:auto;aspect-ratio:4/5}.community-photo img{position:absolute;inset:0}
.community h3{margin:26px 0 16px}.community>p{font-size:1rem}
.community details{width:100%;margin-bottom:22px}
.community-cta{background:var(--plum);color:white;width:100%;justify-content:space-between;align-self:end}
.community-cta:hover{background:var(--deep)}
.meet{grid-template-columns:minmax(0,420px) minmax(0,1fr);gap:clamp(40px,6vw,88px);padding:80px var(--gutter);align-items:center}
.portrait-wrap{width:100%;max-width:420px;margin:0;justify-self:start}
.portrait-wrap:before{display:none}.portrait-caption{text-align:center;font-size:.75rem;letter-spacing:.12em}
.meet-copy{min-width:0;max-width:640px}.meet h2{font-size:clamp(2.5rem,3.5vw,3.8rem);line-height:1.1}
.meet-copy>p:not(.eyebrow){font-size:1rem}.meet .button{margin-top:24px}
.service-grid article{display:flex;flex-direction:column;min-width:0}.service-grid h3{min-height:2.2em}.service-grid p{font-size:1rem;flex:1}
.service-grid .text-link{font-size:.875rem;min-height:52px;align-items:center}
.contact-actions{justify-content:center}.contact .email-note{font-size:.8rem;max-width:620px;margin:20px auto 0;color:#d6cadb;line-height:1.7}
.footer{padding-inline:var(--gutter)}.footer-top{display:grid;grid-template-columns:1fr 1.3fr 1fr;align-items:center}.top-link{justify-self:end}
.mobile-contact{display:none}
@media(max-width:1000px){.header{gap:20px}nav{gap:18px}.nav-contact{padding:10px 16px}.meet{grid-template-columns:minmax(0,350px) minmax(0,1fr);gap:38px}.community-grid{column-gap:22px}.community-photo{aspect-ratio:3/4}}
@media(max-width:850px){.header{height:auto;min-height:88px;flex-wrap:wrap;padding-block:16px}.header nav{font-size:.8rem;gap:14px}.meet{grid-template-columns:minmax(0,300px) minmax(0,1fr);gap:30px}.meet h2{font-size:2.7rem}.community h3{font-size:1.85rem}.community-cta{font-size:.8rem;padding:15px 16px;gap:10px}}
@media(max-width:760px){:root{--gutter:24px}.header{height:88px;flex-wrap:nowrap;padding-block:0}.header nav{font-size:.9rem;gap:0}html{scroll-padding-top:20px}body{padding-bottom:calc(64px + env(safe-area-inset-bottom))}.hero{height:auto;min-height:0}.hero-content{padding:65px var(--gutter) 36px}.hero h1{font-size:clamp(2.65rem,9vw,4rem)}.hero-intro{font-size:1rem}.hero .cta-row{display:grid;grid-template-columns:1fr;max-width:400px;gap:12px}.hero .button{width:100%;min-height:56px}.hero-explore{margin-top:20px}.hero-bottom{margin-inline:var(--gutter);padding:20px 0 24px;display:block}.hero-bottom strong{font-size:1.3rem;line-height:1.5}.section{padding-block:64px}.section-heading h2 br{display:none}.community-grid{display:block}.community{display:block;margin-bottom:42px}.community-photo{height:auto;aspect-ratio:4/3}.community h3{margin:24px 0 14px;font-size:2rem}.community details{margin-bottom:20px}.community-cta{font-size:.875rem;padding:16px 22px}.meet{display:flex;flex-direction:column;align-items:center;padding:60px var(--gutter);gap:34px}.portrait-wrap{max-width:340px;margin:0 auto}.meet-copy{width:100%;max-width:560px}.meet h2{font-size:clamp(2.45rem,8vw,3.1rem)}.meet .eyebrow{margin-bottom:18px}.meet .button{width:100%;justify-content:center}.service-grid h3{min-height:0}.service-grid article{display:block}.contact h2{font-size:clamp(2.35rem,8vw,2.8rem)}.contact-actions{display:grid;max-width:400px;margin:auto}.contact-actions .button{width:100%}.contact-links a{overflow-wrap:anywhere}.footer-top{display:flex;flex-direction:column;gap:24px}.broker-footer{order:0;width:100%}.top-link{margin:0}.mobile-contact{display:grid;grid-template-columns:1fr 1.3fr;position:fixed;bottom:0;left:0;right:0;z-index:30;background:var(--plum);border-top:1px solid var(--gold);padding:9px 16px calc(9px + env(safe-area-inset-bottom));gap:12px;min-height:64px}.mobile-contact a{display:flex;justify-content:center;align-items:center;min-height:44px;border:1px solid var(--gold);color:white;font-size:.875rem;font-weight:500}.mobile-contact a:last-child{background:var(--gold);color:var(--deep)}}
/* OneHome buyer explanation and request flow. */
[hidden]{display:none!important}
.onehome-teaser{background:#f6f3ed;display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr);gap:70px;align-items:center}
.onehome-teaser h2{margin-bottom:24px}.onehome-teaser p:not(.eyebrow){max-width:660px;color:#605766;margin-top:16px}
.onehome-teaser-action{border-left:1px solid var(--sand);padding-left:40px}.onehome-teaser-action ol{padding-left:20px;margin:0 0 28px}.onehome-teaser-action li{padding-left:8px;margin:16px 0}.onehome-teaser-action .text-link{margin-top:15px;font-size:.875rem}
nav a[aria-current="page"]{color:var(--gold);text-decoration:underline;text-underline-offset:6px}
.search-intro{background:var(--plum);color:white;padding-block:55px 70px}.back-link{display:inline-block;font-size:.875rem;margin-bottom:35px;color:var(--sand)}
.search-intro .eyebrow{color:var(--gold)}.search-intro h1{font-size:clamp(3.2rem,5.5vw,5.4rem);max-width:960px}
.search-lead{max-width:730px;margin:25px 0 28px;color:#e6dfe9;font-size:1.05rem}.invite-note{font-size:.875rem;max-width:680px;margin-top:25px;color:#e6dfe9}.invite-note a{text-decoration:underline;text-underline-offset:4px}
.search-explainer .section-heading>p{max-width:460px;font-size:1rem}.search-explainer .service-grid h3{min-height:0}
.search-request-section{background:#f6f3ed;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:60px;align-items:start;scroll-margin-top:20px}
.request-guide h2{font-size:clamp(2.5rem,3.5vw,3.7rem)}.request-steps{margin:35px 0;padding-left:24px}.request-steps li{padding-left:8px;margin:24px 0}.request-steps strong,.request-steps span{display:block}.request-steps span{font-size:.95rem;color:#605766;margin-top:5px}
.request-contact{border-top:1px solid var(--sand);padding-top:26px;display:flex;gap:18px;align-items:center}.request-contact img{width:82px;height:82px;object-fit:contain;flex-shrink:0}.request-contact strong{font:600 1.55rem var(--serif)}.request-contact p,.request-contact a{display:block;font-size:.875rem;overflow-wrap:anywhere;line-height:1.6}.request-contact a{margin-top:5px;text-decoration:underline;text-underline-offset:3px}
.request-panel{background:white;padding:36px;border:1px solid var(--sand);min-width:0}.form-heading{font:500 2rem var(--serif);line-height:1.2;margin-bottom:12px}.field-note{font-size:.8125rem;line-height:1.7;color:#605766;margin:14px 0 22px}.field-note a{text-decoration:underline}
.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px 18px}.form-grid label,.request-review label{font-size:.875rem;font-weight:500;line-height:1.6;display:block}.form-grid label span{font-weight:400;color:#605766;font-size:.8rem}.full-field{grid-column:1/-1}
.form-grid input,.form-grid select,.form-grid textarea,.request-review textarea{display:block;width:100%;min-width:0;min-height:48px;padding:12px 13px;margin-top:8px;border:1px solid #bcb2c0;border-radius:0;background:#fff;color:var(--deep);font:400 1rem/1.5 var(--sans);box-sizing:border-box}
.form-grid textarea,.request-review textarea{resize:vertical}.form-grid input::placeholder,.form-grid textarea::placeholder{color:#736b78;opacity:1}
.request-panel button{cursor:pointer}.request-panel .button{font-size:.875rem;white-space:normal;min-height:52px}.request-panel form>.button{width:100%}
.request-review h3{font-size:2.4rem;margin-bottom:16px}.request-review>p:not(.eyebrow){font-size:.95rem;margin-bottom:22px}.request-review textarea{font-size:.875rem;margin-bottom:22px;background:#faf9f7}.request-review .cta-row{gap:12px}.copy-button{background:var(--plum);color:white}.copy-button:hover{background:var(--deep)}.edit-request{font:500 .875rem var(--sans);background:none;border:none;border-bottom:1px solid var(--plum);padding:10px 0;color:var(--plum)}
.search-faq{max-width:none}.search-faq h2{margin-bottom:35px}.search-faq details{max-width:950px;padding:20px 0;border-bottom:1px solid var(--sand)}.search-faq summary{font-size:1rem;line-height:1.7;gap:20px}.search-faq details p{padding:15px 0 3px;color:#605766}.search-faq details a{text-decoration:underline}.source-note{font-size:.8rem;color:#605766;margin-top:28px;max-width:900px}.source-note a{text-decoration:underline}
@media(max-width:1000px){.onehome-teaser{gap:36px}.onehome-teaser-action{padding-left:26px}.search-request-section{gap:30px;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr)}.request-panel{padding:25px}.form-grid{grid-template-columns:1fr}.full-field{grid-column:auto}.request-contact{align-items:flex-start}}
@media(max-width:760px){.onehome-teaser{display:block}.onehome-teaser h2{font-size:2.7rem}.onehome-teaser-action{border-left:0;border-top:1px solid var(--sand);padding:28px 0 0;margin-top:30px}.onehome-teaser-action .button{width:100%}.search-intro{padding-block:35px 50px}.search-intro h1{font-size:clamp(2.8rem,10vw,4rem)}.search-intro .eyebrow{font-size:.73rem}.search-lead{font-size:1rem}.search-intro .button{width:100%;max-width:400px}.search-explainer .service-grid article{margin-bottom:10px}.search-request-section{display:block}.request-guide{margin-bottom:32px}.request-panel{padding:24px 20px}.request-guide h2{font-size:2.6rem}.request-panel .cta-row{display:grid;grid-template-columns:1fr}.request-contact{align-items:center}.search-faq summary{font-size:.94rem}}

/* Portrait-led introductions preserve Sandy's original image proportions. */
.search-hero-layout{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(0,1fr);gap:clamp(30px,5vw,70px);align-items:center}
.search-hero-copy{grid-column:1;grid-row:1;min-width:0}.search-hero-copy h1{font-size:clamp(3rem,5vw,5rem)}
.search-hero-portrait{grid-column:2;grid-row:1;margin:0;width:100%;max-width:420px;justify-self:end}
.search-hero-portrait img{width:100%;height:auto;aspect-ratio:1;object-fit:contain}
.search-hero-portrait figcaption{padding-top:16px;text-align:center;line-height:1.5}.search-hero-portrait strong{display:block;font:500 1.8rem var(--serif)}.search-hero-portrait span{display:block;font-size:.875rem;color:var(--sand);margin-top:5px}
.consultation-description{margin-top:24px;color:#605766}
@media(max-width:760px){.search-hero-layout{display:flex;flex-direction:column;gap:30px;align-items:stretch}.search-hero-portrait{max-width:280px;align-self:center}.search-hero-copy h1{font-size:clamp(2.6rem,9vw,4rem)}.search-hero-portrait figcaption{padding-top:12px}.search-intro .back-link{margin-bottom:25px}}

/* Home portrait and expanded neighborhood stories. */
.home-hero-layout{position:relative;display:grid;grid-template-columns:minmax(0,1.45fr) minmax(0,1fr);gap:clamp(30px,5vw,72px);align-items:center;padding:55px var(--gutter) 45px}
.home-hero-layout .hero-content{grid-column:1;grid-row:1;padding:0;min-width:0}
.home-hero-layout h1{font-size:clamp(3rem,4.7vw,4.8rem);line-height:1.08}
.home-hero-layout .hero-intro{margin-block:24px}
.home-hero-layout .cta-row{gap:12px;flex-direction:column;align-items:flex-start}
.home-hero-layout .button{width:100%;max-width:390px}
.home-hero-portrait{grid-column:2;grid-row:1;margin:0;max-width:420px;width:100%;justify-self:end}
.home-hero-portrait img{width:100%;height:auto;aspect-ratio:1;object-fit:contain;box-shadow:0 18px 50px #10091840}
.home-hero-portrait figcaption{text-align:center;padding:17px 10px 0;line-height:1.5}
.home-hero-portrait strong{display:block;font:500 2rem/1.2 var(--serif)}
.home-hero-portrait span{display:block;font-size:.875rem;margin-top:7px;color:#fff}
/* Reveal the St. Petersburg skyline while shading the copy and footer. */
.hero-shade{background:linear-gradient(90deg,rgba(28,15,34,.78),rgba(28,15,34,.5) 42%,rgba(28,15,34,.16) 75%,rgba(28,15,34,.1)),linear-gradient(0deg,rgba(28,15,34,.78),transparent 55%)}
.home-hero-layout .hero-content,.home-hero-portrait figcaption{ text-shadow:0 2px 12px #1c0f22b3 }
.home-hero-layout .button{text-shadow:none}
@media(max-width:760px){.hero .hero-image{height:560px;object-position:center top}.hero .hero-shade{background:linear-gradient(180deg,rgba(28,15,34,.15),rgba(28,15,34,.35) 260px,var(--deep) 560px)}}
.neighborhood-list{display:grid;gap:70px}
.neighborhood{display:grid;grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr);gap:clamp(30px,5vw,70px);align-items:start;padding-top:45px;border-top:1px solid var(--sand)}
.neighborhood-image{margin:0;min-width:0}
.neighborhood-photo{aspect-ratio:4/5;overflow:hidden;background:var(--sand)}
.neighborhood-photo img{width:100%;height:100%;object-fit:cover}
.neighborhood:first-child .neighborhood-photo img{object-position:38% center}
.neighborhood-image figcaption{font-size:.8125rem;line-height:1.6;margin-top:14px;color:#605766}
.neighborhood-copy{min-width:0}.neighborhood-copy .eyebrow{color:#755c20;margin-bottom:15px;font-size:.875rem}
.neighborhood-copy h3{font-size:clamp(2.5rem,3.5vw,3.5rem);margin-bottom:20px}
.neighborhood-copy p{color:#605766;font-size:1rem;margin-bottom:18px}
.neighborhood-copy .neighborhood-lead{color:var(--deep);font-size:1.125rem;line-height:1.75}
.neighborhood-copy h4{font:600 1.55rem/1.3 var(--serif);margin:26px 0 12px}
.neighborhood-copy details{border-block:1px solid var(--sand);margin:26px 0;padding:17px 0}
.neighborhood-copy summary{font-size:.875rem;line-height:1.6}
.neighborhood-copy ul{padding-left:22px;margin:18px 0 0;color:#605766;font-size:1rem}
.neighborhood-copy li{margin-bottom:12px;padding-left:3px}
.neighborhood-actions .button{font-size:.875rem;max-width:460px}.neighborhood-actions .text-link{font-size:.875rem;margin-top:8px}
@media(min-width:1001px){.neighborhood:nth-child(even) .neighborhood-image{grid-column:2;grid-row:1}.neighborhood:nth-child(even) .neighborhood-copy{grid-column:1;grid-row:1}}
@media(max-width:1000px){.neighborhood{grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:30px}.neighborhood-photo{aspect-ratio:3/4}.home-hero-layout{gap:30px}.home-hero-layout h1{font-size:3.25rem}}
@media(max-width:760px){.home-hero-layout{display:flex;flex-direction:column;padding:30px var(--gutter) 35px;gap:28px;align-items:stretch}.home-hero-portrait{max-width:280px;align-self:center}.home-hero-portrait strong{font-size:1.7rem}.home-hero-portrait figcaption{padding-top:12px}.home-hero-layout .hero-content{padding:0}.home-hero-layout h1{font-size:clamp(2.65rem,9vw,4rem)}.home-hero-layout .eyebrow{font-size:.75rem}.home-hero-layout .cta-row{display:flex;align-items:stretch}.home-hero-layout .button{max-width:none}.neighborhood-list{gap:45px}.neighborhood{display:flex;flex-direction:column;gap:26px;padding-top:30px}.neighborhood-image{width:100%}.neighborhood-photo{aspect-ratio:4/3}.neighborhood-copy h3{font-size:2.6rem}.neighborhood-copy h4{font-size:1.55rem}.neighborhood-copy .eyebrow{margin-bottom:14px}.neighborhood-copy .neighborhood-lead{font-size:1.0625rem}.neighborhood-actions .button{max-width:none}.neighborhood-copy details{margin-block:22px}}

/* Sandy's supplied transparent portrait sits directly on each page background. */
.home-hero-portrait,.search-hero-portrait,.portrait-wrap,.contact-portrait{background:none;border:0;box-shadow:none}
.home-hero-portrait img,.search-hero-portrait img,.portrait-wrap>img,.contact-portrait img,.request-contact img{background:transparent;border:0;border-radius:0;box-shadow:none;object-fit:contain;object-position:center bottom;-webkit-mask-image:linear-gradient(to bottom,#000 0%,#000 78%,transparent 100%);mask-image:linear-gradient(to bottom,#000 0%,#000 78%,transparent 100%)}
.home-hero-portrait{max-width:490px;align-self:center}
.home-hero-portrait img{height:auto;aspect-ratio:1}
.home-hero-portrait figcaption,.search-hero-portrait figcaption{position:relative;margin-top:-12px;padding-top:0}
.home-hero-layout{grid-template-columns:minmax(0,1.3fr) minmax(0,1fr)}
.portrait-wrap:before,.portrait-wrap:after{display:none}
.portrait-caption{position:relative;margin-top:-15px;padding-top:0}
.search-hero-portrait{max-width:450px}
.request-contact{align-items:center;gap:14px}
.request-contact img{width:88px;height:88px;flex-shrink:0}
.contact-layout{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.4fr);align-items:center;gap:clamp(30px,5vw,70px);max-width:1240px;margin:auto}
.contact-portrait{width:100%;max-width:360px;margin:0;justify-self:center}
.contact-portrait img{width:100%;height:auto;aspect-ratio:1}
.contact-copy{min-width:0;text-align:left}
.contact-copy .contact-mark{margin-left:0;width:64px;height:auto;margin-bottom:22px}
.contact-copy h2{font-size:clamp(2.8rem,4.3vw,4.4rem)}
.contact-copy .contact-links,.contact-copy .contact-actions{justify-content:flex-start}
.contact-copy .contact-actions .button{gap:15px;padding-inline:20px}
.contact-copy .email-note{margin-left:0;margin-right:0}
@media(max-width:760px){.home-hero-portrait{max-width:300px;align-self:center}.search-hero-portrait{max-width:300px}.home-hero-portrait figcaption,.search-hero-portrait figcaption{margin-top:-8px}.portrait-wrap{max-width:370px}.contact-layout{display:flex;flex-direction:column;gap:15px}.contact-portrait{max-width:250px}.contact-copy{text-align:center;width:100%}.contact-copy .contact-mark{margin-inline:auto;width:52px}.contact-copy h2{font-size:clamp(2.35rem,8vw,2.8rem)}.contact-copy .contact-links,.contact-copy .contact-actions{justify-content:center}.contact-copy .email-note{margin-inline:auto}.request-contact{gap:12px}.request-contact img{width:72px;height:72px}.request-contact>div{min-width:0}}

/* Community directory and complete buyer guides. */
.directory-jumps,.guide-jumps{display:flex;flex-wrap:wrap;gap:12px 24px}.directory-jumps{border-block:1px solid var(--sand);padding:20px 0;margin-bottom:48px}.directory-jumps a,.guide-jumps a{font-size:.875rem;text-decoration:underline;text-underline-offset:6px}.directory-jumps a:hover,.guide-jumps a:hover{color:#755c20}.community-directory-group{margin:0 0 56px;scroll-margin-top:24px}.community-directory-group:last-child{margin-bottom:0}.directory-group-heading{display:flex;gap:20px;align-items:baseline;justify-content:space-between;margin-bottom:25px}.directory-group-heading h3{font-size:2.25rem}.directory-group-heading>span{font-size:.875rem;color:#605766;white-space:nowrap}.community-directory-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px 28px}.directory-card{display:flex;flex-direction:column;min-width:0;border-bottom:1px solid var(--sand);padding-bottom:24px}.directory-card-image{aspect-ratio:3/2;overflow:hidden;background:var(--sand)}.directory-card-image img{width:100%;height:100%;object-fit:cover;transition:transform .35s}.directory-card:hover .directory-card-image img{transform:scale(1.025)}.directory-card-copy{display:flex;flex-direction:column;flex:1;padding-top:22px}.directory-card .eyebrow{font-size:.75rem;line-height:1.65;letter-spacing:.1em;color:#755c20;margin-bottom:10px}.directory-card h4{font:500 2rem/1.15 var(--serif);margin:0 0 14px}.directory-card p:not(.eyebrow){font-size:1rem;color:#605766;margin-bottom:20px}.directory-card-link{display:flex;justify-content:space-between;gap:16px;font-size:.875rem;font-weight:500;margin-top:auto}.directory-card:hover .directory-card-link{text-decoration:underline;text-underline-offset:5px}.community-photo-credits ul{padding-left:20px;max-width:1100px;font-size:.8125rem}.community-photo-credits li{margin:16px 0}.community-photo-credits a{text-decoration:underline}.community-photo-credits span{display:block}.guide-hero{background:var(--plum);color:white;padding-block:35px 55px}.guide-hero .back-link{margin-bottom:26px}.guide-hero-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(30px,5vw,70px);align-items:center}.guide-hero .eyebrow{font-size:.8rem;color:var(--sand);margin-bottom:20px}.guide-hero h1{font-size:clamp(3rem,4.7vw,5.2rem);line-height:1.05;overflow-wrap:break-word}.guide-tag{color:var(--gold);font-size:1.1rem;margin:23px 0 16px}.guide-lead{color:#eee7f0;margin-bottom:28px;max-width:620px}.guide-hero .cta-row{gap:12px}.guide-hero .button{padding-inline:20px;gap:16px}.guide-hero figure{margin:0;min-width:0}.guide-hero figure>img{width:100%;height:360px;object-fit:cover}.guide-hero figcaption{font-size:.8125rem;line-height:1.6;color:#ded5e3;margin-top:14px}.guide-hero figcaption span{display:block;margin-top:5px}.guide-hero figcaption a{text-decoration:underline;text-underline-offset:3px}.guide-jumps{padding:22px var(--gutter);border-bottom:1px solid var(--sand);background:#f6f3ed}.guide-layout{display:grid;grid-template-columns:minmax(0,2.1fr) minmax(250px,1fr);gap:clamp(40px,7vw,95px);align-items:start;padding-block:65px}.guide-body{min-width:0}.guide-body>section{margin-bottom:46px;scroll-margin-top:25px}.guide-body>section:last-child{margin-bottom:0}.guide-body h2{font-size:clamp(2.3rem,3vw,3.15rem);margin-bottom:20px}.guide-body h3{font-size:1.8rem;line-height:1.2;margin:27px 0 14px}.guide-body p{font-size:1rem;color:#605766;margin-bottom:18px}.guide-body .eyebrow{font-size:.8125rem;color:#755c20;margin-bottom:14px}.guide-body ul{padding-left:23px;color:#605766;font-size:1rem}.guide-body li{margin-bottom:12px}.guide-note{padding:23px 26px;border-left:3px solid var(--gold);background:#f6f3ed;margin:26px 0}.guide-note h3{margin-top:0}.guide-note p{margin-bottom:0}.guide-advisor{border-top:1px solid var(--gold);padding-top:25px;position:sticky;top:25px}.guide-advisor>img{width:220px;max-width:100%;height:auto;margin:0 auto 0;-webkit-mask-image:linear-gradient(#000 75%,transparent 100%);mask-image:linear-gradient(#000 75%,transparent 100%)}.guide-advisor h2{font-size:2.25rem;line-height:1.1}.guide-advisor p{font-size:.9375rem;color:#605766;margin:16px 0}.guide-advisor .eyebrow{font-size:.75rem;letter-spacing:.12em;color:#755c20;margin:0 0 10px}.guide-advisor .button{width:100%;padding:15px 18px;font-size:.875rem;margin:10px 0}.guide-advisor .text-link{font-size:.875rem;line-height:1.6}.guide-faq details{padding:18px 0;border-bottom:1px solid var(--sand)}.guide-faq summary{font-size:1rem;line-height:1.5}.guide-faq details p{margin:16px 0 0}.guide-resources a{text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.guide-body .source-note{font-size:.8125rem;margin-top:25px}.guide-onehome{background:var(--plum);color:white;display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:65px;align-items:center}.guide-onehome h2{font-size:clamp(2.8rem,3.8vw,4rem);margin-bottom:25px}.guide-onehome p{margin-top:18px;color:#eee7f0}.guide-onehome .eyebrow{color:var(--gold);margin-top:0;font-size:.8125rem}.guide-onehome .text-link{font-size:.875rem;color:white}.guide-onehome .source-note{font-size:.8125rem;color:#d8cddc}.guide-onehome-actions .button{width:100%;gap:16px}.guide-related h2{font-size:clamp(2.5rem,3.5vw,3.7rem)}.guide-related>div{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:25px;margin:30px 0}.guide-related>div>a{padding:18px 0;border-bottom:1px solid var(--sand);display:flex;align-items:center;justify-content:space-between;gap:15px;font:500 1.7rem/1.2 var(--serif)}.guide-related .text-link{font-size:.875rem}.guide-footer-note{font-size:.8125rem;margin-top:20px;color:#d8cddc}.guide-footer-note a{text-decoration:underline}.guide-table-wrap{overflow-x:auto;margin-top:25px}.guide-table{width:100%;border-collapse:collapse;font-size:.9375rem;line-height:1.7}.guide-table caption{text-align:left;font:500 1.8rem var(--serif);margin-bottom:18px}.guide-table th,.guide-table td{padding:15px 12px;border-bottom:1px solid var(--sand);vertical-align:top;text-align:left}.guide-table thead th{background:#f6f3ed}.guide-table tbody th{font-weight:500;min-width:160px;width:38%}.guide-table td{color:#605766}
@media(max-width:1000px){.community-directory-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.guide-hero-layout{gap:30px}.guide-hero h1{font-size:3.35rem}.guide-hero figure>img{height:320px}.guide-layout{gap:35px;grid-template-columns:minmax(0,1.8fr) minmax(230px,1fr)}.guide-onehome{gap:35px}.directory-group-heading h3{font-size:2rem}}
@media(max-width:760px){.directory-jumps{display:grid;grid-template-columns:1fr;gap:14px;margin-bottom:35px}.community-directory-grid{grid-template-columns:1fr;gap:30px}.directory-group-heading{align-items:flex-start;gap:12px}.directory-group-heading h3{font-size:1.9rem}.directory-group-heading>span{padding-top:5px}.directory-card h4{font-size:2rem}.guide-hero{padding-block:25px 35px}.guide-hero-layout{display:flex;flex-direction:column;align-items:stretch;gap:28px}.guide-hero h1{font-size:clamp(2.75rem,10vw,4rem)}.guide-hero figure>img{height:auto;aspect-ratio:4/3}.guide-hero .cta-row{display:grid;grid-template-columns:1fr}.guide-jumps{gap:14px 20px}.guide-layout{display:flex;flex-direction:column;padding-block:45px;gap:40px}.guide-body>section{margin-bottom:35px}.guide-advisor{position:static;width:100%;max-width:500px;margin:auto;text-align:center}.guide-advisor .text-link{margin-inline:auto}.guide-advisor>img{width:200px}.guide-note{padding:20px}.guide-onehome{display:block;padding-block:55px}.guide-onehome-actions{margin-top:30px}.guide-onehome h2{font-size:2.7rem}.guide-related>div{grid-template-columns:1fr;gap:12px}.guide-related>div>a{font-size:1.6rem}.guide-table th,.guide-table td{padding:12px 8px}.guide-table tbody th{min-width:115px}.guide-table{font-size:.875rem}}
/* Keep guide navigation in normal document flow, separate from the mobile header menu. */
.directory-jumps,.guide-jumps{position:static;inset:auto;box-shadow:none;flex-direction:row;align-items:center;color:var(--deep)}
.directory-jumps{background:transparent}.guide-jumps{background:#f6f3ed;display:flex}
@media(max-width:760px){.directory-jumps{display:grid}.guide-jumps{display:flex;flex-direction:row}.directory-jumps>a,.guide-jumps>a{padding:3px 0}}
/* Three featured communities on home; the full collection has its own page. */
.featured-community-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
.directory-card h3{font:500 2rem/1.15 var(--serif);margin:0 0 14px}
.directory-group-heading h2{font-size:clamp(1.9rem,3vw,2.25rem)}
.community-collection-cta{text-align:center;margin-top:44px;padding-top:32px;border-top:1px solid var(--sand)}
.community-collection-cta p{margin-bottom:20px;color:#605766}
.directory-hero{background:var(--plum);color:white;padding-block:35px 65px}
.directory-hero .back-link{margin-bottom:30px}
.directory-hero .eyebrow{color:var(--gold);margin-bottom:18px}
.directory-hero h1{font-size:clamp(3rem,5.5vw,5.3rem);line-height:1.05;margin-bottom:25px}
.directory-hero>p:not(.eyebrow){max-width:740px;color:#eee7f0;margin-bottom:28px}
@media(max-width:760px){.featured-community-grid{grid-template-columns:1fr}.community-collection-cta .button{width:100%;justify-content:space-between}.directory-hero{padding-block:25px 45px}}
/* Seller marketing plan, integrated with the consultation request. */
.seller-marketing .section-heading>p{max-width:430px}
.seller-plan-grid{list-style:none;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px 32px;margin:0;padding:0}
.seller-plan-grid>li{border-top:1px solid var(--sand);padding-top:24px;min-width:0}
.seller-plan-number{font:italic 1.75rem var(--serif);color:#876719}
.seller-plan-grid h3{font-size:2.2rem;line-height:1.12;margin:18px 0}
.seller-plan-grid p{font-size:1rem;color:#605766}
.seller-plan-grid .seller-plan-result{margin-top:20px;padding-top:18px;border-top:1px solid #ece6d8;font-size:.875rem}
.seller-plan-result strong{color:var(--deep);font-weight:500}
.seller-plan-action{display:flex;align-items:center;justify-content:space-between;gap:25px;border-top:1px solid var(--sand);padding-top:32px;margin-top:46px}
.seller-plan-action>p{font:500 1.9rem/1.2 var(--serif);max-width:550px}
.seller-launch{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:70px;background:var(--plum);color:white}
.seller-launch .eyebrow{color:var(--gold)}
.seller-launch h2{font-size:clamp(2.8rem,4vw,4.2rem);margin-bottom:25px}
.seller-launch>div>p:last-child{color:#e6dfe9;max-width:540px}
.seller-launch-steps{list-style:none;margin:0;padding:0;border-top:1px solid #c59e3580}
.seller-launch-steps li{padding:23px 0;border-bottom:1px solid #c59e3580}
.seller-launch-steps h3{font-size:1.9rem;margin-bottom:10px}
.seller-launch-steps p{color:#e6dfe9}
@media(max-width:1000px){.seller-plan-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.seller-launch{gap:35px}}
@media(max-width:760px){.seller-plan-grid{grid-template-columns:1fr;gap:30px}.seller-plan-action{flex-direction:column;align-items:stretch}.seller-plan-action .button{width:100%}.seller-launch{grid-template-columns:1fr;gap:32px}.seller-plan-grid h3{font-size:2rem}}
/* Keep all five primary destinations readable as the header narrows. */
.header #nav{font-size:.875rem;gap:clamp(14px,1.6vw,24px)}
.header #nav>a{white-space:nowrap}
@media(min-width:761px) and (max-width:1180px){.header{height:auto;min-height:104px;flex-wrap:wrap;padding-block:18px;row-gap:16px}.header #nav{width:100%;flex-wrap:wrap;justify-content:space-between;gap:12px 20px}.header .nav-contact{padding:8px 14px}}
@media(max-width:760px){.header #nav{gap:0;font-size:.9rem}.header #nav>a{white-space:normal}}

/* Persistent navigation with measured anchor clearance. */
:root{--site-header-height:150px}
.header{position:sticky;top:0;z-index:60;box-shadow:0 3px 18px #1c0f221c}
html{scroll-padding-top:calc(var(--site-header-height) + 20px)}
[id]{scroll-margin-top:20px}
.guide-advisor{top:calc(var(--site-header-height) + 24px)}
.skip{position:fixed;z-index:100}
@media(max-width:760px){.header #nav{top:100%;max-height:calc(100dvh - var(--site-header-height) - 110px);overflow-y:auto;overscroll-behavior:contain}}
/* Brokerage identity and consumer information are part of the page design. */
.header{height:auto;min-height:116px;flex-wrap:wrap;padding-block:13px 9px;gap:10px 24px}
.header-broker{flex:0 0 100%;display:flex;align-items:center;justify-content:space-between;gap:8px 20px;border-top:1px solid #ffffff28;padding-top:8px;line-height:1.4}
.header-broker strong{font:500 1rem/1.4 var(--sans);color:white}
.header-broker span{font-size:.875rem;color:#e6dfe9}
.contact-broker{font-size:.875rem!important;line-height:1.6;color:inherit!important;margin:0 0 12px!important;flex-basis:100%;font-weight:500}
.cta-row>.contact-broker{margin:0!important}.contact-actions>.contact-broker{grid-column:1/-1;margin:0!important}
.inline-broker{display:block;font-size:.875rem;line-height:1.6;margin-top:8px;color:inherit}
.mobile-broker{grid-column:1/-1;font-size:.875rem;line-height:1.3;text-align:center;color:white}
.mobile-contact{row-gap:6px}
.request-privacy{font-size:.875rem;color:#605766;margin-top:22px}.request-privacy a{text-decoration:underline;text-underline-offset:3px}
.footer-information{border-top:1px solid #ffffff28;padding-top:20px;margin-top:25px}.footer-information>p{font-size:.875rem;max-width:950px;line-height:1.7}
.footer-policy-links{display:flex;flex-wrap:wrap;gap:8px 26px;margin-top:14px}.footer-policy-links a{font-size:.875rem;text-decoration:underline;text-underline-offset:4px;padding:6px 0}
.site-information{max-width:1100px;margin:auto}.site-information>section{margin-bottom:48px}.site-information>section:last-child{margin:0}.site-information h2{font-size:clamp(2.4rem,4vw,3.3rem);margin-bottom:24px}.site-information h3{font-size:1.9rem;margin:28px 0 16px}.site-information p{margin-bottom:18px;color:#605766}.site-information a:not(.button){text-decoration:underline;text-underline-offset:4px}.site-information .community-cta{width:auto}
.home-questions{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:65px;background:#f6f3ed}.home-questions h2{font-size:clamp(2.6rem,4vw,4rem)}.home-questions>div>p:last-child{color:#605766;margin-top:24px}.home-question-list details{padding:22px 0;border-bottom:1px solid var(--sand)}.home-question-list details:first-child{padding-top:0}.home-question-list summary{font-size:1rem;line-height:1.7}.home-question-list p{margin-top:16px;color:#605766}.home-question-list a{text-decoration:underline;text-underline-offset:4px}
.community-finder{padding:25px 28px;background:#f6f3ed;border:1px solid var(--sand);margin-bottom:28px}.community-finder label{display:block;font:500 1.9rem/1.3 var(--serif);margin-bottom:14px}.community-finder-controls{display:flex;gap:12px}.community-finder input{width:100%;min-width:0;border:1px solid #978ba0;background:white;font:1rem var(--sans);padding:14px;min-height:50px;border-radius:0}.community-finder button{border:1px solid var(--plum);background:var(--plum);color:white;padding:12px 18px;white-space:nowrap;font-size:.875rem;cursor:pointer}.community-finder button:disabled{opacity:.55;cursor:default}.community-finder>p{font-size:.875rem;margin-top:12px}.community-finder #community-no-results{font-size:1rem}
:focus-visible{outline:3px solid #755c20;outline-offset:4px;box-shadow:0 0 0 2px white}
@media(min-width:761px) and (max-width:1180px){.header #nav{order:2}.header-broker{order:3}.header{row-gap:12px}}
@media(max-width:760px){.header{min-height:118px;flex-wrap:wrap;padding-block:11px 8px;gap:8px 12px}.header-broker{display:block;padding-top:7px}.header-broker span{display:none}.header-broker strong{font-size:1rem}.header .brand img{width:25px;height:42px}.header #nav{font-size:1rem}body{padding-bottom:calc(98px + env(safe-area-inset-bottom))}.home-questions{grid-template-columns:1fr;gap:32px}.community-finder{padding:20px}.community-finder-controls{flex-wrap:wrap}.community-finder button{min-height:44px}.guide-advisor{position:static}.footer-policy-links{gap:8px 20px}}
/* Sandy's professional title stays alongside her name, with clear hierarchy. */
.professional-title{display:block;font:500 .875rem/1.5 var(--sans);letter-spacing:.025em;margin:5px 0 10px;color:inherit}
.guide-advisor p.professional-title{font-size:.875rem;margin:10px 0 18px;color:#605766}
.home-hero-portrait .professional-title,.search-hero-portrait .professional-title{color:var(--sand);margin:5px 0}
.request-contact .professional-title{margin:4px 0}
.meet-copy p.professional-title{font-size:.875rem;color:var(--sand);margin:8px 0}
@media(max-width:760px){.header-broker{display:flex;flex-direction:column;align-items:flex-start;gap:3px}.header-broker span{display:block;font-size:.8125rem}.header-broker strong{font-size:.9375rem}}
/* Official NAR-supplied marks: unchanged artwork and generous clear space. */
.professional-marks{display:flex;align-items:center;justify-content:center;gap:24px;width:fit-content;max-width:100%;margin:20px auto 30px;padding:8px 20px;background:transparent}
.realtor-mark-space{padding:18px;flex:0 0 auto}.realtor-mark-space img{width:82px;height:82px;object-fit:contain}
.professional-marks .equal-housing-mark{width:60px;height:auto;flex:0 0 auto;filter:brightness(0) invert(1)}
/* Owner-supplied gold Charles Rutenberg Realty artwork on the plum footer. */
.broker-footer img{width:220px;max-width:100%;height:auto;max-height:none;object-fit:contain;margin:0 auto 14px}
/* Dedicated waterfront and contact destinations. */
.waterfront-intro{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(28px,5vw,72px);align-items:center}
.waterfront-intro figure{margin:0;min-width:0}.waterfront-intro figure img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover}
.waterfront-intro figcaption{font-size:.8125rem;line-height:1.6;color:#605766;margin-top:14px}.waterfront-intro figcaption a{text-decoration:underline}
.waterfront-intro h2{margin-bottom:24px}.waterfront-intro p:not(.eyebrow){margin-bottom:24px}
.waterfront-resources{margin-top:45px;padding-top:30px;border-top:1px solid var(--sand)}
.service-page-action{background:#f6f3ed}.service-page-action h2{margin-bottom:28px}
.waterfront-community-links{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin:30px 0}
.waterfront-community-links a{font:500 1.8rem/1.4 var(--serif);padding:22px 0;border-block:1px solid var(--sand)}
@media(max-width:760px){.waterfront-intro,.waterfront-community-links{grid-template-columns:1fr}.waterfront-intro .button{width:100%}.waterfront-community-links{gap:12px}}
/* Meet Sandy: a personal introduction with a clear path for each kind of move. */
.sandy-profile{background:var(--plum);color:white;display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:clamp(32px,5vw,76px);align-items:center;padding-block:48px 70px}
.sandy-profile-copy{min-width:0}.sandy-profile .back-link{margin-bottom:30px}.sandy-profile .eyebrow,.sandy-process .eyebrow,.sandy-next-step .eyebrow{color:var(--gold)}
.sandy-profile h1{font-size:clamp(3.3rem,5.5vw,5.7rem);line-height:1.04;margin-bottom:20px}
.sandy-profile .professional-title{margin-bottom:3px;color:var(--sand)}.sandy-profile-firm{font-size:1rem;margin-bottom:25px}
.sandy-profile p.sandy-profile-lead{font:500 clamp(1.7rem,2.3vw,2.1rem)/1.3 var(--serif);margin-bottom:20px;color:white}
.sandy-profile-copy>p:last-of-type{color:#e6dfe9;max-width:610px}.sandy-profile .cta-row{margin-top:28px;gap:12px}
.sandy-profile-portrait{max-width:500px;justify-self:end;align-self:center}.sandy-profile-portrait figcaption{text-align:center;color:var(--sand);font-size:.875rem;line-height:1.6;margin-top:-12px;position:relative}
.sandy-story{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);gap:clamp(30px,6vw,85px);align-items:start;background:#f6f3ed}.sandy-story .eyebrow,.sandy-services .eyebrow{color:#755c20}.sandy-story p+p{margin-top:20px}.sandy-story>div:last-child{color:#605766}
.sandy-services .service-grid{gap:36px}.sandy-services .service-grid article{display:flex;flex-direction:column;align-items:flex-start}.sandy-services .service-grid h3{min-height:0}.sandy-services .text-link{margin-top:auto;padding-top:24px;font-size:.9375rem}.sandy-services .contact-broker{padding-top:15px;font-size:.8125rem!important}
.sandy-process{background:var(--plum);color:white;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(30px,6vw,85px)}.sandy-process>div>p:last-child{color:#e6dfe9;margin-top:25px;max-width:470px}
.sandy-process ol{list-style:none;margin:0;padding:0;counter-reset:steps}.sandy-process li{counter-increment:steps;padding:25px 0 25px 48px;border-top:1px solid #c59e3580;position:relative}.sandy-process li:before{content:'0' counter(steps);position:absolute;left:0;top:24px;color:var(--gold);font:italic 1.4rem var(--serif)}.sandy-process h3{font-size:2rem;margin-bottom:12px}.sandy-process li p{color:#e6dfe9}
.sandy-next-step{background:var(--deep);color:white;text-align:center;border-top:1px solid #c59e3560}.sandy-next-step>p:not(.eyebrow){max-width:680px;margin:25px auto;color:#e6dfe9}.sandy-next-step .cta-row{justify-content:center}.sandy-next-identity strong{display:block;font:500 1.7rem/1.4 var(--serif);color:white}.sandy-next-identity span{display:block;font-size:.875rem;margin-top:6px}
@media(max-width:1000px){.sandy-profile .cta-row{flex-direction:column;align-items:stretch}.sandy-profile .button{justify-content:center}.sandy-services .service-grid{gap:24px}}
@media(max-width:760px){.sandy-profile{grid-template-columns:1fr;padding-block:30px 50px;gap:28px}.sandy-profile h1{font-size:clamp(3rem,11vw,4.5rem)}.sandy-profile-portrait{width:100%;max-width:340px;justify-self:center;margin:0}.sandy-story,.sandy-process{grid-template-columns:1fr;gap:32px}.sandy-services .service-grid article{display:block}.sandy-next-step .cta-row{display:grid;max-width:420px;margin-inline:auto}.sandy-next-step .button{justify-content:center}.sandy-process li{padding-left:38px}}
/* Mortgage planning tools: editable inputs beside clearly labeled estimates. */
.calculator-heading{background:var(--plum);color:white;padding-block:42px 38px}.calculator-heading .eyebrow{color:var(--gold);margin-bottom:12px}.calculator-heading h1{font-size:clamp(2.8rem,4.7vw,4.7rem);margin-bottom:18px}.calculator-heading>p:last-child{max-width:770px;color:#e6dfe9}
.calculator-workspace{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(28px,4vw,60px);align-items:start;padding-block:45px 65px;background:#faf9f7}
.calculator-form,.calculator-results{min-width:0}.calculator-form>h2,.calculator-results h2{font-size:clamp(1.9rem,2.5vw,2.6rem);line-height:1.15}.calculator-intro{font-size:.9375rem;color:#605766;margin:18px 0 28px}
.calculator-form fieldset{border:0;border-top:1px solid var(--sand);padding:20px 0 0;margin:30px 0;min-width:0}.calculator-form legend{font:500 1.6rem/1.4 var(--serif);padding-right:15px}.calculator-form .field-note{margin:0 0 20px}.calculator-form label>span{display:block;margin-top:6px;line-height:1.5}.calculator-form input::placeholder{font-size:.875rem}
.calculator-form button{cursor:pointer}.calculator-controls{display:flex;flex-wrap:wrap;align-items:center;gap:20px;margin-bottom:20px}.calculator-reset{border:0;border-bottom:1px solid var(--plum);background:none;color:var(--plum);padding:10px 0;min-height:44px;font-size:.875rem}
#calculator-error{background:#fff0ea;color:#8b291b;padding:15px;border-left:3px solid #8b291b;margin-bottom:15px}#calculator-status{font-size:.875rem;line-height:1.6;margin-bottom:18px;color:#605766}
.calculator-results{display:grid;gap:24px;scroll-margin-top:calc(var(--site-header-height) + 24px)}.calculator-results[data-stale]:before{content:'Previous estimate — calculate again to apply your changes.';display:block;background:#f6e9bf;color:var(--deep);padding:14px 18px;font-size:.875rem}
.monthly-result{background:var(--plum);color:white;padding:30px}.monthly-result .eyebrow{color:var(--gold);margin-bottom:16px}.calculator-total{font:500 clamp(2.7rem,4vw,4.1rem)/1.2 var(--serif);margin:14px 0;overflow-wrap:anywhere}#loan-summary{font-size:.875rem;color:#e6dfe9}.calculator-missing{margin-top:22px;padding:15px;border-left:3px solid var(--gold);background:#ffffff0c;font-size:.875rem;line-height:1.7}
.calculator-breakdown,.calculator-comparison{border-collapse:collapse;width:100%;font-size:.875rem;margin-top:24px;line-height:1.6}.calculator-breakdown caption,.calculator-comparison caption{text-align:left;font-weight:600;padding-bottom:12px}.calculator-breakdown th,.calculator-breakdown td{padding:11px 0;border-bottom:1px solid #ffffff30}.calculator-breakdown th{text-align:left;font-weight:400;padding-right:15px}.calculator-breakdown td{text-align:right;white-space:nowrap}.monthly-result .field-note{color:#e6dfe9;margin-bottom:0}
.extra-result{background:white;border:1px solid var(--sand);padding:30px}.extra-result .eyebrow{color:#755c20;margin-bottom:16px}.extra-result>p:not(.eyebrow){margin-top:18px}.calculator-savings{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:24px 0}.calculator-savings dt{font-size:.875rem;color:#605766}.calculator-savings dd{margin:8px 0 0;font:500 clamp(1.65rem,2.3vw,2.2rem)/1.3 var(--serif);overflow-wrap:anywhere}.calculator-table-scroll{overflow-x:auto}.calculator-comparison th,.calculator-comparison td{text-align:right;padding:10px 8px;border-bottom:1px solid var(--sand);font-variant-numeric:tabular-nums}.calculator-comparison th:first-child{text-align:left;font-weight:500;padding-left:0}.calculator-comparison thead th{font-size:.8125rem;font-weight:600}.calculator-comparison td{white-space:nowrap}.calculator-comparison .field-note{margin-bottom:0}
.calculator-cta{padding:28px;background:#eee6d4}.calculator-cta>p{margin:15px 0}.calculator-cta .cta-row{margin-top:20px;align-items:center}.calculator-cta .text-link{font-size:.9375rem}
.calculator-notes{padding-block:55px 65px}.calculator-notes>h2{font-size:2.7rem;margin-bottom:30px}.calculator-notes-grid{display:grid;grid-template-columns:1fr 1fr;gap:45px}.calculator-notes h3{font-size:1.8rem;margin-bottom:18px}.calculator-notes p{font-size:.9375rem;color:#605766;margin-bottom:16px}.calculator-notes a{text-decoration:underline;text-underline-offset:4px}
.buyer-calculator-link{display:flex;justify-content:space-between;align-items:center;gap:35px;background:#f6f3ed;padding-block:45px}.buyer-calculator-link h2{font-size:2.6rem;margin-bottom:16px}.buyer-calculator-link p:last-child{max-width:690px}.buyer-calculator-link .button{flex-shrink:0}
@media(min-width:761px) and (max-width:1320px){.header #nav{order:2;width:100%;flex-wrap:wrap;justify-content:space-between;gap:12px 20px}.header-broker{order:3}}
@media(max-width:900px){.calculator-workspace{grid-template-columns:1fr}.calculator-form .form-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.calculator-form .full-field{grid-column:1/-1}.buyer-calculator-link{flex-direction:column;align-items:stretch}.buyer-calculator-link .button{width:fit-content}}
@media(max-width:540px){.calculator-form .form-grid,.calculator-notes-grid{grid-template-columns:1fr}.calculator-form .full-field{grid-column:auto}.monthly-result,.extra-result,.calculator-cta{padding:22px 18px}.calculator-controls .button,.buyer-calculator-link .button{width:100%}.calculator-savings{gap:15px}.calculator-comparison{font-size:.8125rem}.calculator-comparison th,.calculator-comparison td{padding:10px 5px}.calculator-results h2{font-size:1.9rem}}

/* Compact sticky header with Sandy's portrait blended into the plum background. */
.header{min-height:0;padding-block:4px;gap:4px 18px}
.header .brand{gap:8px}
.header .brand img{width:18px;height:30px}
.header .brand .header-portrait{width:44px;height:44px;object-fit:contain;flex-shrink:0;mask-image:linear-gradient(#000 82%,transparent)}
.header .nav-contact{display:flex;align-items:center;justify-content:center;min-height:44px;padding:7px 14px;line-height:1.4}
.header-broker{padding-top:4px;gap:2px 16px}
.header-broker strong{font-size:.875rem}
@media(min-width:1001px) and (max-width:1440px){
  .header{display:grid;grid-template-columns:auto 1fr;column-gap:24px;row-gap:2px}
  .header .brand{grid-column:1;grid-row:1}
  .header-broker{grid-column:2;grid-row:1;order:0;flex-direction:column;align-items:flex-end;justify-content:center;border:0;padding:0;gap:0}
  .header #nav{grid-column:1/-1;grid-row:2;order:0;width:100%;flex-wrap:wrap;justify-content:space-between;gap:2px 14px}
}
@media(max-width:1000px){
  .header{gap:3px 10px;padding-block:4px}
  .header .brand b{font-size:.86rem}
  .header .brand small{font-size:.8rem}
  .header .menu{display:flex;align-items:center;gap:8px;background:none;color:white;border:1px solid #ffffff60;font-size:.82rem;min-height:44px;padding:6px 10px}
  .header #nav{display:none;position:absolute;top:100%;left:0;right:0;width:100%;padding:16px 24px;background:var(--plum);flex-direction:column;align-items:stretch;gap:0;font-size:1rem;box-shadow:0 15px 20px #1c0f2230;max-height:calc(100dvh - var(--site-header-height) - 110px);overflow-y:auto;overscroll-behavior:contain}
  .header #nav.open{display:flex}
  .header #nav>a{padding:12px 8px;white-space:normal}
  .header #nav .nav-contact{margin-top:8px}
  .header-broker{order:0;display:flex;flex-direction:row;flex-wrap:wrap;align-items:center;gap:1px 14px;padding-top:3px}
  .header-broker span{display:block;font-size:.8125rem}
}
@media(max-width:400px){.header{padding-inline:12px}.header .brand{gap:6px}.header .brand img{width:14px}.header .brand .header-portrait{width:38px;height:44px}.header .brand b{font-size:.8rem}}
.contact-phone{display:inline-block;font-size:1rem;font-weight:500;line-height:1.6;white-space:nowrap;user-select:text;color:inherit}
.contact-links>.contact-phone{display:inline-block;color:inherit}
.cta-row>.contact-phone,.contact-actions>.contact-phone{align-self:center;padding:8px 0}
.guide-advisor>.contact-phone,.request-contact .contact-phone{display:block;margin-block:10px}
@media(max-width:760px){.mobile-contact>.contact-phone{display:flex;align-items:center;justify-content:center;min-height:44px;font-size:.875rem;color:white}.mobile-contact>a:last-child{background:var(--gold);color:var(--deep)}}