:root{--eyebrow-size:10px;--eyebrow-weight:600;--eyebrow-tracking:2.4px;--eyebrow-color:#3d3d3f}
@font-face{font-family:Mogan;src:url('assets/mogan.ttf') format('truetype');font-display:swap}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:#f8f6f1;color:#3d3d3f;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}a,button,input,textarea,select{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #785739;outline-offset:5px}.skip{position:absolute;top:-100px;background:white;padding:12px;z-index:5}.skip:focus{top:0}header{display:flex;justify-content:space-between;align-items:center;max-width:1440px;margin:auto;padding:27px 5.5%;border-bottom:1px solid #d9d6ce;background:#d2d3cc}.brand{display:flex;width:235px}.brand img{width:100%;height:auto}nav{display:flex;gap:32px;align-items:center;font-size:13px}nav a:hover,.text-link:hover{color:#7c5c3f}.nav-contact{border-bottom:1px solid #3d3d3f;padding:8px 0}.nav-contact span{margin-left:20px}.hero{max-width:1440px;margin:auto;display:grid;grid-template-columns:1fr 1fr}.hero-copy{padding:78px 10% 65px 11%}.eyebrow{font-size:var(--eyebrow-size);font-weight:var(--eyebrow-weight);letter-spacing:var(--eyebrow-tracking);margin:0 0 30px}h1,h2,h3{font-family:Mogan,Georgia,serif;font-weight:400;line-height:1.06;margin:0;letter-spacing:-1.7px}h1{font-size:clamp(60px,6.1vw,91px);margin-bottom:24px}.period{color:#b69977}.intro{font-size:22px;line-height:1.45;margin:0 0 18px}.hero-detail{max-width:350px;font-size:14px;margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:40px;border:1px solid #3d3d3f;background:#3d3d3f;color:#fff;padding:15px 23px;font-size:13px;cursor:pointer}.button:hover{background:#565045}.hero-copy>.text-link{display:block;width:max-content;font-size:12px;margin-top:22px}.text-link{display:inline-flex;justify-content:space-between;gap:25px;border-bottom:1px solid currentColor;font-size:13px;padding-bottom:6px}.portrait{position:relative;min-width:0;background:#b69977}.portrait>img{width:100%;height:100%;object-fit:cover;object-position:50% 45%;position:absolute;inset:0}.photo-caption{position:absolute;bottom:0;left:0;right:0;background:#3d3d3fe8;color:white;display:flex;justify-content:space-between;align-items:center;padding:17px 25px}.photo-caption span:first-child{font-size:9px;letter-spacing:1.7px}.photo-caption span:last-child{font-family:Mogan,Georgia,serif;font-size:24px}.ribbon{display:flex;align-items:center;justify-content:center;gap:30px;padding:24px;background:#b69977;font-family:Georgia,serif;font-style:italic;font-size:20px}.ribbon-line{width:80px;height:1px;background:#3d3d3f}.section{padding:90px 7%;max-width:1440px;margin:auto}.meet{display:grid;grid-template-columns:1fr 1fr;gap:9%;padding-top:100px;padding-bottom:100px}h2{font-size:clamp(36px,3.6vw,53px)}p{max-width:550px}.meet-copy p{font-size:15px}.meet-copy .large-copy{font-size:23px;line-height:1.4;margin-top:0}.meet-copy .text-link{margin-top:15px}.paths{background:#e9e7df}.section-heading{text-align:center;margin-bottom:50px}.section-heading .eyebrow{margin:0 auto 20px}.path-grid{display:grid;grid-template-columns:1fr 1fr}.path-grid article{padding:0 12% 0 4%;position:relative}.path-grid article+article{border-left:1px solid #b9b8b0;padding:0 4% 0 12%}.path-number{font-size:11px;letter-spacing:2px;display:block;margin-bottom:22px;color:#6c655b}h3{font-size:49px}.path-grid p{font-size:14px;margin:20px 0 28px;max-width:330px}.local{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center}.local-art{background:transparent;color:#b69977;display:flex;justify-content:center;max-width:420px;width:100%;margin:auto;padding:0}.local-art svg{width:100%}.local-art span{text-align:center;font-size:10px;letter-spacing:3px}.local p:not(.eyebrow){font-size:15px}.local .text-link{margin-top:15px}.contact{background:#3d3d3f;color:#f8f6f1;display:grid;grid-template-columns:1fr 1.15fr;gap:9%}.contact .eyebrow{color:#d5bd9d}.contact p{font-size:14px}.contact h2{margin-bottom:25px}address{font-style:normal;display:flex;flex-direction:column;font-size:14px;gap:7px;margin-top:30px}address a{width:max-content;border-bottom:1px solid #87847b}address span:last-child{font-size:12px;color:#d2d3cc;margin-top:8px}form{padding-top:3px}label{display:block;font-size:12px;margin-bottom:22px}input,select,textarea{display:block;width:100%;color:#fff;background:transparent;border:0;border-bottom:1px solid #96938b;border-radius:0;padding:12px 0;resize:vertical;min-width:0;font-size:14px}select option{background:#3d3d3f}input::placeholder,textarea::placeholder{color:#c6c3bc}input:focus,textarea:focus,select:focus{outline-color:#d5bd9d}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:25px}.contact .button{background:#d2d3cc;color:#3d3d3f;border-color:#d2d3cc;width:100%}.contact .button:hover{background:#e9e7df}.contact .form-note{font-size:11px;color:#d2d3cc;line-height:1.6;margin-bottom:0}#form-status{font-size:12px}footer{padding:45px 7% 22px;max-width:1440px;margin:auto}footer>div:first-child{display:flex;justify-content:space-between;align-items:center}footer>div:first-child>span:last-child{font:italic 20px Georgia,serif}.footer-brand{font:32px Mogan,Georgia,serif}footer p{font-size:11px;letter-spacing:.5px}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid #d2d3cc;margin-top:25px;padding-top:17px;font-size:10px}@media(min-width:1441px){body{background:#efede6}}@media(max-width:760px){header{padding:20px 6%;gap:15px}.brand{width:170px}nav{gap:0}nav>a:not(:last-child){display:none}.hero{grid-template-columns:1fr}.hero-copy{padding:48px 7% 40px}.eyebrow{font-size:9px;margin-bottom:23px}h1{font-size:66px}.hero-detail{max-width:400px}.portrait{height:auto;aspect-ratio:1/1}.portrait>img{object-position:center}.ribbon{gap:15px;font-size:16px;padding:22px 10px}.ribbon-line{width:30px}.section{padding:60px 7%}.meet,.local,.contact{grid-template-columns:1fr;gap:35px}.meet-copy .large-copy{font-size:21px}h2{font-size:39px}.path-grid{grid-template-columns:1fr;gap:40px}.path-grid article,.path-grid article+article{padding:0;border-left:0}.path-grid article+article{border-top:1px solid #b9b8b0;padding-top:35px}h3{font-size:42px}.path-grid p{max-width:none}.section-heading{text-align:left;margin-bottom:35px}.section-heading .eyebrow{margin-left:0}.local-art{max-width:450px;width:100%}.form-row{grid-template-columns:1fr;gap:0}footer>div:first-child{align-items:flex-start;flex-direction:column;gap:10px}.photo-caption{padding:14px 18px}.photo-caption span:first-child{font-size:8px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.seller-preview{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center;background:#f3f0e8}.seller-preview>div>p:not(.eyebrow){font-size:14px;max-width:420px}.seller-preview .button{margin-top:10px}.seller-preview>div>p.preview-note{font-size:10px;color:#706d66;margin:16px 0 0}.seller-demo-link{display:block;font-size:11px;text-decoration:underline;text-underline-offset:4px;margin-top:18px}.dashboard-teaser{display:block;transform:rotate(-2deg);padding:28px;background:#fffdf9;border:1px solid #d9d3c7;border-radius:6px;box-shadow:0 18px 45px #3d3d3f0c;transition:transform .2s}.dashboard-teaser:hover{transform:rotate(0)}.teaser-top{display:flex;justify-content:space-between;font-size:9px;letter-spacing:1.5px;border-bottom:1px solid #e1ded5;padding-bottom:14px;margin-bottom:23px}.teaser-top>span:last-child{color:#7c6548}.teaser-title{font:26px/1.3 Mogan,Georgia,serif;display:block}.teaser-subtitle{font-size:10px;color:#706d66;display:block;margin:6px 0 25px}.teaser-stats{display:flex;justify-content:space-between;gap:10px}.teaser-stats>span{font-size:8px;color:#706d66}.teaser-stats strong{display:block;color:#3d3d3f;font-size:25px;font-weight:400}.dashboard-teaser svg{display:block;width:100%;margin:27px 0 20px}.teaser-bottom{display:flex;justify-content:space-between;font-size:10px;border-top:1px solid #e1ded5;padding-top:12px}@media(min-width:761px) and (max-width:1000px){header nav{gap:16px}.brand{width:190px}}@media(max-width:760px){.seller-preview{grid-template-columns:1fr;gap:35px}.dashboard-teaser{transform:none;padding:24px}}@media(prefers-reduced-motion:reduce){.dashboard-teaser{transition:none;transform:none}}

/* Shared team, buy, and sell navigation. */
.site-header{position:relative;z-index:20}.site-header nav{gap:26px}.mobile-menu-toggle{display:none}.nav-dropdown{position:relative}.nav-dropdown summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:9px;padding:10px 0;font-size:13px}.nav-dropdown summary::-webkit-details-marker{display:none}.nav-dropdown summary:focus-visible{outline:3px solid #785739;outline-offset:4px}.nav-dropdown summary>span{font-size:13px}.dropdown-panel{position:absolute;top:100%;left:-20px;width:245px;padding:12px;background:#fffdf8;border:1px solid #d7d1c4;box-shadow:0 15px 30px #3d3d3f14;display:grid;gap:3px}.dropdown-panel a{padding:10px 12px;font-size:12px}.dropdown-panel a:hover{background:#ece9df}.brand-hero{background:#eeebe3;display:flex;align-items:center;justify-content:center;flex-direction:column;padding:50px;gap:25px;min-height:560px}.brand-hero>img{width:min(100%,380px);height:auto;border-radius:50%;display:block}.brand-hero>p{font-size:9px;letter-spacing:2.5px;margin:0}.team-intro,.service-intro{padding-bottom:50px;max-width:1100px;margin-left:0}.team-intro h1,.service-intro h1{font-size:clamp(48px,5.6vw,78px);margin-bottom:28px}.team-intro>p:not(.eyebrow),.service-intro>p:not(.eyebrow){max-width:650px}.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:7%;padding-top:15px}.team-card{min-width:0}.team-card>img{display:block;width:280px;max-width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;object-position:50% 45%}.team-card:nth-child(2)>img{object-position:50% 33%}.team-card>div{padding:30px 0}.team-card .eyebrow{margin-bottom:14px}.team-card h2{font-size:42px}.team-card p:not(.eyebrow){font-size:14px;max-width:420px}.team-cta{background:#e9e7df}.team-cta .button{margin-top:15px}.service-steps{display:grid;grid-template-columns:1fr 1fr;gap:9%;background:#eeece4}.service-steps p:not(.eyebrow){font-size:14px}.service-steps .small-note{font-size:10px;color:#706d66;margin-top:18px}.service-actions{display:flex;align-items:center;gap:25px;flex-wrap:wrap}.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.contact .button:disabled{opacity:.6;cursor:wait}#form-status.error{color:#ffcfb8}#form-status.success{color:#dce7cc}@media(min-width:761px) and (max-width:1000px){.site-header nav{gap:15px}.site-header .brand{width:165px}.brand-hero{padding:25px;min-height:520px}}@media(max-width:760px){.site-header{flex-wrap:wrap}.site-header .mobile-menu-toggle{display:flex;align-items:center;gap:14px;padding:10px 0;background:none;border:0;border-bottom:1px solid #3d3d3f;color:#3d3d3f;font-size:12px}.site-header nav{display:none;width:100%;align-items:stretch;flex-direction:column;gap:0;padding-top:12px;border-top:1px solid #bdbdb3}.site-header nav.open{display:flex}.site-header nav>a:not(:last-child){display:block}.site-header nav>a,.nav-dropdown summary{padding:14px 0;font-size:14px}.nav-dropdown summary{justify-content:space-between}.dropdown-panel{position:static;width:100%;box-shadow:none;margin-bottom:10px}.dropdown-panel a{font-size:13px}.site-header .nav-contact{width:max-content}.brand-hero{min-height:350px;padding:35px;gap:20px}.brand-hero img{width:250px}.team-grid,.service-steps{grid-template-columns:1fr;gap:35px}.team-intro h1,.service-intro h1{font-size:48px}.team-grid{padding-top:0}.team-card>div{padding:24px 0}.service-intro{padding-bottom:45px}}

/* Selected Lafayette Square photograph; approved copy remains unchanged. */
.streetscape-hero{margin:0;display:flex;flex-direction:column;min-width:0;background:#eeebe3}.streetscape-image{position:relative;flex:1;min-height:480px}.streetscape-image>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:45% 50%;display:block}.streetscape-tagline{position:absolute;bottom:0;left:0;right:0;max-width:none;margin:0;padding:20px 24px;background:#3d3d3fe8;color:#fff;font-size:9px;letter-spacing:2.5px;line-height:1.7}.streetscape-hero figcaption{font-size:10px;line-height:1.7;color:#59574f;padding:12px 18px}.streetscape-hero figcaption a{text-decoration:underline;text-underline-offset:3px}.streetscape-hero figcaption a:hover{color:#785739}@media(max-width:760px){.streetscape-image{min-height:400px}.streetscape-tagline{padding:17px 20px;font-size:8px;letter-spacing:2px}.streetscape-hero figcaption{padding:11px 20px;font-size:9px}}

/* Compact brokerage footer; official mark proportions and isolation preserved. */
footer{padding:24px 7% 14px}.footer-details{display:grid;grid-template-columns:1fr 2fr;gap:20px;align-items:start;margin-top:12px}.footer-address{margin:0;font-size:12px;line-height:1.4;gap:3px}.footer-address span:first-child{font-size:12px;color:inherit;margin:0}.footer-address a{border-bottom:0}.footer-legal{text-align:right;min-width:0}.footer-legal p{max-width:none;margin:0;font-size:11px;letter-spacing:0}.footer-legal .footer-copyright{font-size:12px}.footer-compliance{display:flex;justify-content:flex-end;align-items:center;gap:12px}.footer-compliance>p{white-space:nowrap}.footer-marks{display:flex;align-items:center;gap:12px;padding:8px 6px;flex:none}.footer-marks img{display:block;width:34px;height:auto;object-fit:contain;flex:none;margin:0}.footer-marks img:first-child{width:24px}footer .footer-bottom{margin-top:10px;padding-top:10px;gap:16px}@media(max-width:760px){footer{padding:22px 7% 14px}footer>div:first-child{gap:4px}.footer-details{grid-template-columns:1fr;gap:12px;margin-top:10px}.footer-legal{text-align:left}.footer-compliance{justify-content:flex-start;flex-wrap:wrap;gap:0 12px}.footer-compliance>p{white-space:normal;line-height:1.45}.footer-marks{padding:8px 6px}.footer-bottom{flex-wrap:wrap}}

/* Location descriptor belongs with the masthead, not above the hero title. */
.site-header .brand{flex-direction:column;align-items:center;gap:7px;flex-shrink:0}.brand-subtitle{font:10px/1.2 Arial,Helvetica,sans-serif;letter-spacing:1.6px;text-align:center;white-space:nowrap;color:#3d3d3f}@media(max-width:1000px){.brand-subtitle{font-size:9px;letter-spacing:1px}}

/* Optical masthead alignment and independent, tightly spaced footer columns. */
.site-header .brand{gap:5px}.wordmark-frame{position:relative;display:block;width:86.35135%;aspect-ratio:639/85;overflow:hidden}.site-header .wordmark-frame img{position:absolute;display:block;width:115.80595%;max-width:none;height:auto;left:-8.92019%;top:-9.41176%}
footer>div.footer-columns{display:grid;grid-template-columns:1fr 2fr;align-items:start;gap:20px}.footer-contact-column{display:flex;flex-direction:column;gap:5px}.footer-brand{line-height:1.1}.footer-legal{display:flex;flex-direction:column;align-items:flex-end;gap:3px}.footer-tagline{font:italic 20px/1.3 Georgia,serif}.footer-legal p{line-height:1.4}.footer-compliance{min-height:34px}.footer-marks{padding:0 6px}.footer-marks img{width:34px}.footer-address{line-height:1.4;gap:3px}
@media(max-width:760px){footer>div.footer-columns{grid-template-columns:1fr;gap:14px}.footer-legal{align-items:flex-start}.footer-marks{padding:0 6px}.footer-compliance{min-height:34px}}

/* Masthead descriptor matches the section-eyebrow typography. */
.brand-subtitle{font-size:var(--eyebrow-size);font-weight:var(--eyebrow-weight);letter-spacing:var(--eyebrow-tracking);text-transform:uppercase;color:var(--eyebrow-color)}@media(max-width:1000px){.brand-subtitle{font-size:9px;letter-spacing:1.8px}}

/* Primary navigation uses the same typography tokens as section eyebrows. */
.site-header nav>a,.site-header .nav-dropdown>summary{font-family:Arial,Helvetica,sans-serif;font-size:var(--eyebrow-size);font-weight:var(--eyebrow-weight);letter-spacing:var(--eyebrow-tracking);text-transform:uppercase;color:var(--eyebrow-color);white-space:nowrap}.site-header .nav-dropdown>summary>span{letter-spacing:0;font-weight:400}

/* Compact social links share the existing footer utility row. */
.footer-bottom{align-items:center}.footer-socials{display:flex;align-items:center;gap:14px}.footer-socials a{display:inline-flex;align-items:center;gap:6px;min-height:32px}.footer-socials svg{flex:none}.footer-socials a:hover{text-decoration:underline;text-underline-offset:3px}@media(max-width:760px){.footer-socials a{min-height:44px}}

/* Charcoal masthead sampled from the supplied swatch; other sections unchanged. */
.site-header{background:#3d3d3f;border-bottom-color:#555559;color:#f8f6f1}.header-color-filter{position:absolute;pointer-events:none}.site-header .wordmark-frame img{filter:url(#header-wordmark-ink)}.site-header .brand-subtitle,.site-header nav>a,.site-header .nav-dropdown>summary{color:#f8f6f1}.site-header .nav-contact{border-bottom-color:#f8f6f1}.site-header nav>a:hover,.site-header .nav-dropdown>summary:hover{color:#dfc9ac}.site-header a:focus-visible,.site-header summary:focus-visible,.site-header button:focus-visible{outline-color:#f8f6f1}.site-header .dropdown-panel{background:#f8f6f1;color:#3d3d3f}.site-header .dropdown-panel a:hover{background:#e8e4d9;color:#3d3d3f}.site-header .dropdown-panel a:focus-visible{outline-color:#785739}.site-header .mobile-menu-toggle{color:#f8f6f1;border-bottom-color:#f8f6f1}@media(max-width:760px){.site-header nav{border-top-color:#777771}}

/* Keep the public masthead visible without removing it from document flow. */
.site-header{position:sticky;top:0;z-index:40}html{scroll-padding-top:var(--site-header-height,100px)}main[id],section[id]{scroll-margin-top:16px}.skip:focus{z-index:100}@media(max-width:760px){.site-header{max-height:100dvh;overflow-y:auto}}