:root{--navy:#081d38;--deep:#051329;--blue:#163d6c;--sky:#d4b577;--light:#f5f3ed;--paper:#fbfaf7;--ink:#112742;--muted:#5c6773;--line:#dedfdc;--gold:#d4b577;--gold-ink:#856425;--gold-line:#d5bd8c}
body{background:var(--paper)}h2 em{font-weight:400;color:var(--gold-ink)}.eyebrow{color:var(--gold-ink)}.dark .eyebrow{color:var(--gold)}.section{padding:110px 0}.site-header{background:#081d38;border-bottom:1px solid #d4b57730}.header-inner{height:106px;gap:26px}.site-nav{gap:22px}.site-nav a{font-size:10px;letter-spacing:.055em}.site-nav .nav-mls{color:var(--gold)}.header-contact{margin-left:8px;gap:20px}.header-phone{font-size:11px}.brand{width:126px}.brand img{width:118px;height:84px}.header-contact .btn{padding:13px 20px;min-height:46px}.btn{letter-spacing:.035em;min-height:54px;padding:17px 25px;font-size:11px;transition:transform .25s,background .25s,box-shadow .25s}.btn.gold,.btn.sky{color:var(--navy);background:var(--gold);border-color:var(--gold)}.btn.gold:hover,.btn.sky:hover{background:#e6ce9c;border-color:#e6ce9c;box-shadow:0 8px 26px #06193015}.btn.light{background:#fffdfa}.btn.outline{border-color:#a6afba}.inline-link{letter-spacing:.02em;border-bottom-color:var(--gold-line);font-size:12px}.inline-link .arrow{transition:transform .25s}.inline-link:hover .arrow{transform:translate(3px,-3px)}.dark h2 em{color:var(--gold)}.section-head{margin-bottom:44px}.page-intro{background:radial-gradient(ellipse at 90% 60%,#173b66 0%,#0b2342 42%,#081d38 85%);color:white;padding:52px 0 72px;position:relative;overflow:hidden}.page-intro:after{content:'';position:absolute;pointer-events:none;width:480px;height:480px;border:1px solid #d4b57725;border-radius:50%;right:-110px;top:-220px}.page-intro .wrap{position:relative;z-index:1}.page-intro p{color:#d2dbe7;max-width:700px}.page-intro .eyebrow{color:var(--gold)}.breadcrumb{color:#c6d2e2}.subnav a{color:#f2f5f9;border-color:#8698b045;background:#ffffff06}.subnav .active{background:var(--gold);color:var(--navy);border-color:var(--gold)}.page-intro h1{letter-spacing:-.035em}.property-card{border:0;border-bottom:2px solid var(--gold-line);background:white;box-shadow:0 8px 30px #09213a09}.property-body{padding:30px}.property-card:hover{box-shadow:0 20px 40px #09213a17;transform:translateY(-7px)}.property-image .tag{background:var(--navy);color:var(--gold);font-size:8px;letter-spacing:.13em;padding:8px 12px}.property-body .eyebrow{color:var(--gold-ink)}.property-meta{border-color:#e7e3db}.photo-frame{box-shadow:18px 18px 0 #d4b57719}.photo-frame .photo-label{background:var(--navy);color:var(--gold)}.refined-portrait{height:625px;overflow:visible;background:#e8e2d7;margin-right:20px}.refined-portrait:before{content:'';top:18px;right:-18px;bottom:-18px;left:18px;max-width:none;border:1px solid var(--gold);z-index:0}.refined-portrait>img{position:relative;inset:auto;width:100%;height:100%;object-fit:cover;object-position:center 25%;max-width:100%;z-index:1}.refined-portrait .portrait-label{z-index:2;bottom:28px;left:28px;background:var(--navy);color:white;border-left:2px solid var(--gold);padding:22px 26px}.refined-portrait .portrait-label strong{font-size:28px}.refined-portrait .portrait-label span{color:var(--gold);font-size:8px}.signature{color:var(--gold-ink)}.check-row:before{color:var(--gold-ink)}.area-list{border-color:var(--gold-line)}.area{border-color:#d5bd8c60}.area:hover{background:#d4b57712}.area .arrow{color:var(--gold-ink)}.cta-band{background:#eee8dc}.cta-band h2{font-size:41px}.site-footer{background:var(--deep);border-top:1px solid #d4b5772d}.footer-title{color:var(--gold);font-size:9px}.footer-bottom{border-color:#d4b57735}.footer-disclaimer{font-size:10px!important;line-height:1.9}.social-links a{border-color:#92794b70;transition:background .25s,transform .25s}.social-links a:hover{background:#c4a16125;transform:translateY(-3px)}.contact-panel{background:#f0ede5;border-top:3px solid var(--gold)}.contact-method .eyebrow{color:var(--gold-ink)}.lead-form input,.lead-form select,.lead-form textarea{border-color:#c5c6c2}.contact-method>a{font-weight:500}.faq details{border-color:#d4b57750}.faq summary:after{color:var(--gold-ink)}.gallery-item img{border-radius:0}.gallery-item span{color:var(--muted)}.lightbox{background:var(--navy)}.lightbox button{border-color:var(--gold)}.lightbox-image{background:var(--deep)}.process-step{border-color:var(--gold-line)}.process-step .number{color:var(--gold-ink)}
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@keyframes estate-zoom{from{transform:scale(1)}to{transform:scale(1.075)}}@keyframes scroll-hint{0%,100%{transform:translateY(0)}50%{transform:translateY(6px)}}
@media(max-width:1300px){.header-phone{display:none}.header-inner{gap:22px}.site-nav{gap:20px}.estate-hero h1{font-size:69px}.estate-hero-content{padding-top:105px}.lifestyle-image{height:305px}.lifestyle-copy{padding:24px}.lifestyle-copy h3{font-size:26px}.lifestyle-copy .arrow{right:22px;bottom:27px}.broker-feature .split{gap:65px}.tax-feature{gap:60px}.tax-feature h2{font-size:44px}.intro-grid{gap:20px 60px}.refined-portrait{height:590px}.tax-intro-layout{gap:60px}.mls-page-layout{gap:55px}}
@media(max-width:1080px){.header-inner{height:90px;justify-content:space-between;gap:20px}.brand{width:106px}.brand img{width:104px;height:73px}.menu-toggle{display:block;order:3;border-color:#d4b57780}.header-contact{margin-left:auto}.site-nav{display:none;position:absolute;top:90px;left:0;right:0;margin:0;padding:24px 32px;background:var(--navy);border-top:1px solid #d4b57740;box-shadow:0 15px 30px #071b3533}.site-nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:5px}.site-nav a{font-size:13px;padding:12px 0}.site-nav a:after{display:none}.site-nav a[aria-current=page]{color:var(--gold)}.estate-hero{min-height:680px}.estate-hero h1{font-size:63px;max-width:650px}.estate-hero-content{padding-top:94px;padding-bottom:130px}.estate-hero-content>p{font-size:13px;max-width:470px}.estate-backdrop img{object-position:68% center}.hero-credentials{font-size:8px;gap:17px}.hero-credentials span+span{padding-left:17px}.hero-foot{font-size:8px}.discovery-fields{gap:20px;grid-template-columns:1.2fr 1fr auto}.discovery-fields>div:nth-child(2){padding-left:18px}.discovery-form{padding-inline:27px}.discovery-form .btn{padding:17px 20px;font-size:10px}.discovery-form select{font-size:11px}.intro-grid h2{font-size:41px}.lifestyle-grid{gap:19px}.lifestyle-image{height:270px}.lifestyle-copy h3{font-size:23px}.lifestyle-copy>span:not(.arrow){font-size:7px}.lifestyle-copy{padding:24px 19px}.lifestyle-copy .arrow{right:17px;bottom:27px;font-size:20px}.refined-portrait{height:530px}.broker-feature .split{gap:50px}.broker-feature .split-copy h2{font-size:39px}.broker-feature .lede{font-size:21px}.service-trio>article{padding-left:26px;padding-right:26px}.service-trio h3{font-size:27px}.tax-feature{gap:40px}.tax-feature h2{font-size:39px}.tax-editorial{padding:38px 25px}.tax-service-line strong{font-size:21px}.tax-service-line p{font-size:9px}.tax-feature>div>p{font-size:13px}.mls-teaser h2{font-size:49px}.tax-intro-layout{gap:45px}.tax-intro-layout h2{font-size:38px}.tax-quote-panel{padding:44px 29px}.tax-quote-panel>p{font-size:31px}.tax-cards{gap:24px}.tax-card{padding:29px}.tax-card h3{font-size:30px}.mls-page-layout{gap:38px}.mls-page-layout h2{font-size:40px}.application-layout{grid-template-columns:.75fr 1.5fr;gap:32px}.application-card{padding:31px}.application-fields{gap:22px 16px}.application-sidebar h2{font-size:32px}.app-field>label{font-size:10px}.application-progress button{gap:12px}.application-progress button strong{font-size:11px}.application-help strong{font-size:21px}}
@media(max-width:800px){.section{padding:75px 0}.estate-hero{min-height:640px}.estate-hero-content{padding-top:83px}.estate-hero h1{font-size:56px;max-width:600px}.estate-hero-content>p{max-width:425px;font-size:13px}.estate-shade{background:linear-gradient(90deg,#06162cf0 0%,#071a34af 60%,#05132930 100%),linear-gradient(0deg,#06162c88,transparent 45%)}.discovery-fields{grid-template-columns:1fr 1fr;gap:20px}.discovery-fields .btn{grid-column:1/-1;justify-content:space-between}.discovery-fields>div:nth-child(2){padding-left:22px}.discovery-form select{font-size:12px}.editorial-intro{padding-bottom:35px}.intro-grid{gap:20px 35px}.intro-grid h2{font-size:36px}.intro-grid>div p{font-size:13px}.lifestyle-section{padding-top:35px}.lifestyle-image{height:230px}.lifestyle-copy h3{font-size:22px}.lifestyle-copy .arrow{display:none}.refined-portrait{height:490px}.refined-portrait .portrait-label{left:18px;bottom:20px;padding:17px 20px}.refined-portrait .portrait-label strong{font-size:26px}.refined-portrait .portrait-label span{font-size:7px}.broker-feature .split{gap:37px}.broker-feature .split-copy h2{font-size:35px}.broker-feature .lede{font-size:20px}.broker-feature .split-copy>p:not(.lede){font-size:12px}.broker-feature .actions{gap:18px}.broker-feature .actions .btn{font-size:10px;padding:15px 19px}.estate-services{padding:75px 0}.service-trio h3{font-size:24px}.service-trio>article{padding-left:20px;padding-right:20px}.service-trio p{font-size:11px}.service-trio .inline-link{font-size:10px}.tax-feature{gap:28px}.tax-feature h2{font-size:34px}.tax-editorial{padding:32px 23px}.tax-service-line{gap:12px}.tax-service-line strong{font-size:20px}.tax-service-line .arrow{display:none}.tax-feature .btn{font-size:10px}.mls-teaser h2{font-size:45px}.mls-teaser-inner{padding:75px 0}.closing-cta h2{font-size:50px}.application-layout{grid-template-columns:1fr}.application-sidebar{position:static}.application-sidebar>.eyebrow,.application-sidebar>h2,.application-help,.application-sidebar>.application-privacy{display:none}.application-progress{display:grid;grid-template-columns:repeat(4,1fr);gap:10px}.application-progress button{display:flex;flex-direction:column;align-items:flex-start;padding:13px 0;border:0;gap:9px}.application-progress button strong{font-size:10px}.application-progress button small{display:none}.application-progress button>span{width:31px;height:31px;font-size:9px}.application-card{padding:35px}.application-sidebar{margin-bottom:-9px}}
@media(max-width:740px){.wrap{width:calc(100% - 40px)}.header-inner{height:82px}.brand{width:96px}.brand img{width:93px;height:66px}.site-nav{top:82px;padding:20px 25px}.header-contact .btn{font-size:9px;padding:12px 16px;min-height:43px}.section{padding:65px 0}.estate-hero{min-height:680px}.estate-hero-content{padding-top:80px;padding-bottom:135px}.hero-kicker{font-size:7px;letter-spacing:.18em;gap:12px;margin-bottom:24px}.hero-kicker>span{width:24px}.estate-hero h1{font-size:clamp(37px,8.8vw,60px);line-height:1.15;max-width:650px;margin-bottom:25px;letter-spacing:-.045em}.estate-hero-content>p{font-size:12px;line-height:1.9;max-width:430px}.estate-hero-content>p br{display:none}.estate-hero .actions{gap:24px;align-items:center}.estate-hero .btn{font-size:10px;padding:16px 20px}.estate-hero .inline-link{font-size:10px}.hero-credentials{font-size:7px;margin-top:33px;gap:12px}.hero-credentials span+span{padding-left:12px}.estate-backdrop img{object-position:67% center}.estate-shade{background:linear-gradient(90deg,#06162ce6 0%,#081d38bd 58%,#081d3859 100%),linear-gradient(0deg,#071b35ba,transparent 55%)}.hero-foot{bottom:28px;gap:10px;flex-wrap:wrap;font-size:7px;letter-spacing:.06em}.hero-image-note{order:3;width:100%;margin-left:34px;font-size:7px}.motion-toggle{margin-left:auto;font-size:8px;padding:8px 10px;min-height:32px}.scroll-cue{gap:12px}.scroll-cue>span{font-size:21px}.discovery-form{padding:0 22px 24px;margin-top:0;grid-template-columns:none}.discovery-form .intent-tabs{gap:26px;margin-bottom:20px}.intent-tabs>button{font-size:10px;min-height:58px;padding:19px 0}.discovery-form>div:first-child{grid-column:auto;border-bottom:1px solid var(--line);padding-bottom:0!important}.discovery-form>div:nth-child(2){padding-right:0;border:0}.discovery-form label{font-size:7px;letter-spacing:.07em;line-height:1.6}.discovery-fields{gap:20px 14px}.discovery-fields>div:nth-child(2){padding-left:14px}.discovery-form select{font-size:11px;font-weight:500;white-space:normal;max-width:100%;padding-right:10px}.discovery-form button.btn{font-size:10px;min-height:48px;padding:15px 17px}.editorial-intro{padding-bottom:30px}.intro-grid{grid-template-columns:1fr;gap:18px}.intro-grid>.eyebrow{margin-bottom:0}.intro-grid h2{font-size:38px}.intro-grid>div p{font-size:13px;margin-bottom:18px}.lifestyle-section{padding-top:30px}.lifestyle-grid{grid-template-columns:1fr;gap:30px}.lifestyle-image{height:350px}.lifestyle-copy{padding:26px}.lifestyle-copy h3{font-size:32px;line-height:1.15}.lifestyle-copy>span:not(.arrow){font-size:8px}.lifestyle-copy .arrow{display:block;font-size:27px;bottom:32px;right:27px}.image-disclosure{font-size:10px}.broker-feature .split{gap:46px}.refined-portrait{height:520px;max-width:460px;margin-right:14px}.refined-portrait:before{top:14px;right:-14px;bottom:-14px;left:14px}.refined-portrait .portrait-label{left:22px;bottom:24px;padding:21px 23px}.refined-portrait .portrait-label strong{font-size:29px}.refined-portrait .portrait-label span{font-size:7px}.broker-feature .split-copy h2{font-size:39px}.broker-feature .lede{font-size:23px}.broker-feature .split-copy>p:not(.lede){font-size:13px}.broker-feature .actions .btn{font-size:11px;padding:16px 21px}.broker-signature{margin:25px 0}.estate-services{padding:65px 0}.service-trio{grid-template-columns:1fr;margin-top:30px}.service-trio>article,.service-trio>article:first-child,.service-trio>article:last-child{border-left:0;border-bottom:1px solid #d4b57735;padding:30px 0}.service-trio>article:last-child{border-bottom:0;padding-bottom:0}.service-number{margin-bottom:19px;font-size:10px}.service-trio h3{font-size:31px;margin-bottom:17px}.service-trio p{font-size:12px;max-width:100%;margin-bottom:18px}.service-trio .inline-link{font-size:11px}.tax-feature{grid-template-columns:1fr;gap:38px}.tax-feature h2{font-size:39px}.tax-feature>div>p{font-size:13px;margin:22px 0 26px}.tax-feature .btn{font-size:11px}.tax-editorial{padding:40px 27px}.tax-emblem{font-size:75px}.tax-service-line strong{font-size:25px}.tax-service-line p{font-size:10px}.tax-service-line .arrow{display:block}.tax-fineprint{font-size:10px}.mls-teaser{min-height:480px}.mls-teaser h2{font-size:42px}.mls-teaser-inner{padding:65px 0}.mls-teaser p{max-width:340px;font-size:12px}.mls-teaser-image img{object-position:66% center}.mls-teaser-image:after{background:linear-gradient(90deg,#071b35ed,#071b35ad 70%,#071b3570)}.closing-cta{padding:70px 0}.closing-cta h2{font-size:43px}.closing-cta p{font-size:12px}.closing-cta .eyebrow{font-size:8px;letter-spacing:.13em}.closing-cta .actions{gap:24px}.closing-cta .btn{font-size:10px}.page-intro{padding:32px 0 45px}.page-intro h1{font-size:44px}.page-intro p{font-size:13px}.page-intro .eyebrow{font-size:8px;letter-spacing:.15em}.page-intro:after{width:350px;height:350px;right:-200px;top:-110px}.subnav a{font-size:9px;padding:8px 11px}.cta-band h2{font-size:35px}.property-body{padding:26px}.property-body h3{font-size:30px}.contact-panel{padding:28px 22px}.tax-intro-layout{grid-template-columns:1fr;gap:40px}.tax-intro-layout h2{font-size:37px}.tax-intro-layout .lede{font-size:16px}.tax-intro-layout p{font-size:13px}.tax-quote-panel{padding:43px 31px;margin-right:13px;box-shadow:13px 13px 0 #d4b57722}.tax-quote-panel>p{font-size:34px}.tax-cards{grid-template-columns:1fr;gap:27px;margin-top:35px}.tax-card{padding:32px 27px}.tax-card h3{font-size:32px}.tax-card .btn{font-size:10px;width:100%}.mls-page-layout{grid-template-columns:1fr;gap:40px}.mls-page-photo{height:380px;margin-right:10px;box-shadow:10px 10px 0 #d4b57722}.mls-page-layout h2{font-size:40px}.mls-page-layout p{font-size:13px}.mls-page-layout .btn{font-size:10px}.application-layout{gap:27px}.application-card{padding:29px 22px}.application-step legend{font-size:31px}.application-fields{gap:22px 16px}.application-fields input,.application-fields select,.application-fields textarea{font-size:16px;min-height:49px;padding:12px 10px}.app-field>label{font-size:10px}.application-progress button strong{font-size:9px}.application-topline{font-size:7px}.step-description{font-size:11px}.field-hint{font-size:9px}.application-controls .btn{min-width:0;padding:15px 22px;font-size:10px}.application-controls .btn:last-child{min-width:140px}.app-field .app-consent{font-size:10px}.application-review{padding:21px 17px}.application-review dl{font-size:10px;gap:10px 12px;grid-template-columns:1fr 1.25fr}.application-review h3{font-size:9px}.application-output h2{font-size:35px}.application-output>p{font-size:12px}.application-output-actions{flex-direction:column;align-items:stretch}.application-output-actions .inline-link{align-self:flex-start}.application-summary dl{grid-template-columns:1fr 1.2fr;font-size:10px}.mobile-actions a:last-child{background:var(--gold);color:var(--navy)}.mobile-actions{background:var(--navy);color:white}.site-footer{padding-bottom:100px}}
@media(max-width:430px){.estate-hero h1{font-size:36px;letter-spacing:-.035em}.estate-hero{min-height:640px}.estate-hero-content{padding-top:72px;padding-bottom:140px}.hero-credentials{max-width:330px;line-height:1.8;gap:7px 12px}.hero-credentials span+span{padding-left:12px}.estate-hero .actions{gap:20px}.estate-hero .btn{padding:15px 17px;font-size:9px}.estate-hero .inline-link{font-size:9px}.hero-kicker{font-size:6px;letter-spacing:.17em}.lifestyle-image{height:315px}.refined-portrait{height:450px}.refined-portrait .portrait-label{left:18px;padding:18px}.refined-portrait .portrait-label strong{font-size:26px}.tax-feature h2{font-size:36px}.tax-service-line strong{font-size:22px}.application-fields{grid-template-columns:1fr}.app-field.full{grid-column:auto}.application-progress button>span{height:28px;width:28px}.application-progress button strong{font-size:8px}.application-progress{gap:8px}.application-review dl,.application-summary dl{grid-template-columns:1fr}.application-review dd,.application-summary dd{margin-bottom:8px}.application-card{padding:26px 19px}.application-controls .btn{padding:13px 15px}.application-controls .btn:last-child{min-width:132px}}
@media(prefers-reduced-motion:reduce){.estate-backdrop img,.scroll-cue>span{animation:none!important}.reveal.reveal-pending{opacity:1;transform:none;transition:none!important}}
@media print{@page{size:letter;margin:.55in}body.print-application{background:white!important;color:#111!important;font-size:11pt!important}body.print-application .site-header,body.print-application .site-footer,body.print-application .mobile-actions,body.print-application .skip-link,body.print-application main>section:not(.application-section),body.print-application .application-sidebar,body.print-application .application-topline,body.print-application .application-progress-track,body.print-application #rental-application,body.print-application .application-output>:not(#application-printable){display:none!important}body.print-application .application-section,body.print-application .application-layout,body.print-application .application-card,body.print-application .application-output{display:block!important;background:white!important;width:100%!important;margin:0!important;padding:0!important;box-shadow:none!important;border:0!important;max-width:none!important}body.print-application .application-summary{border:0;margin:0;padding:0;color:#111!important}body.print-application .application-summary h2{font-size:23pt;color:#111!important}body.print-application .application-summary h3{font-size:10pt;color:#111!important;margin:20pt 0 10pt;break-after:avoid}body.print-application .application-summary dl{font-size:10pt;display:grid;grid-template-columns:1fr 1.5fr;gap:7pt 16pt}body.print-application .application-summary dt,body.print-application .application-summary dd,body.print-application .application-summary p{color:#111!important}body.print-application .application-summary dd{margin:0}body.print-application .application-summary .summary-note{font-size:9pt}body.print-application .application-summary .summary-section{break-inside:avoid}}