:root{--red:#cf2935;--ink:#292624;--cream:#f7f5f0;--gold:#a99059;--gray:#696969}*{box-sizing:border-box}html{scroll-behavior:smooth}body{color:var(--ink);margin:0;font-family:proxima-nova,Mulish,Helvetica Neue,Arial,sans-serif;font-size:16px}a{color:inherit;text-decoration:none}.shell{max-width:1240px;margin:auto}.hero{color:#fff;background:radial-gradient(55.24% 50.78%,#000000b3 0,#0003 100%),linear-gradient(#00000080 0,#0000 39.48%),url(/assets/hero.jpg) 50%/cover no-repeat;height:810px;position:relative}.nav{justify-content:center;align-items:center;height:125px;display:flex;position:relative}.logo img{filter:brightness(0)invert();width:335px}.menu-btn,.account{color:#fff;position:absolute;top:47px}.menu-btn{letter-spacing:1.5px;background:0 0;border:0;grid-template-columns:auto 22px;align-items:center;column-gap:7px;font-size:14px;display:grid;left:25px}.menu-btn i{background:#fff;grid-column:2;height:2px;margin:2.5px 0}.menu-btn span{grid-row:1/4}.account{align-items:center;gap:26px;display:flex;right:28px}.account-links{color:#fff;letter-spacing:.6px;text-transform:uppercase;white-space:nowrap;font-size:15px}.account-links i{opacity:.65;margin:0 4px;font-style:normal}.ask-btn{color:#fff;letter-spacing:1px;text-transform:uppercase;white-space:nowrap;border:1px solid #fff;padding:15px 26px;font-size:15px;transition:background .2s,color .2s}.ask-btn:hover{color:var(--ink);background:#fff}.hero-copy{text-align:center;width:min(780px,88%);position:absolute;top:295px;left:50%;transform:translate(-50%)}h1,h2,.listing-card h3,.area-card span,.agents h3{font-family:Playfair Display,Georgia,Times New Roman,serif;font-weight:400}.hero h1{margin:0 0 32px;font-size:clamp(2.3rem,4.5vw,4rem);font-style:italic}.hero p{max-width:685px;margin:15px auto 0;font-size:clamp(1rem,1.5vw,1.375rem);font-weight:200;line-height:1.6}.btn{text-transform:uppercase;letter-spacing:1.5px;text-align:center;cursor:pointer;border:0;min-width:200px;padding:16px 30px;font-size:14px;display:inline-block}.red{background:var(--red);color:#fff}.outline{background:#fff;border:1px solid #333}.hero .btn{margin-top:22px}.property-search{z-index:2;border:4px solid var(--red);background:#faf8f4;grid-template-columns:1.65fr repeat(4,1fr);width:100%;height:132px;margin:-5px auto 0;display:grid;position:relative;box-shadow:0 2px 8px #0001}.property-search>button,.search-main{text-align:left;letter-spacing:.3px;white-space:nowrap;background:0 0;border:0;padding:22px 24px;font-size:17px}.property-search>button:last-child{border-left:1px solid #b9b3ab}.property-search em{color:var(--red);margin-left:8px;font-size:20px;font-style:normal}.property-search small{color:#777;letter-spacing:0;margin-bottom:9px;font-family:Playfair Display,Georgia,serif;font-size:15px;font-style:italic;display:block}.search-main{align-items:center;display:flex}.search-main input{color:#555;background:#fff;border:1px solid #d6d0c8;outline:0;width:100%;padding:15px 16px;font-family:inherit;font-size:17px}.search-main button{color:#b08d57;background:0 0;border:0;margin-left:-42px;font-size:26px}.section{padding:110px 20px}.section>h2,.about>h2,.agents>h2{text-align:center;margin:0;font-size:clamp(2.3rem,4.5vw,4rem);line-height:1.15}.gold-line{background:linear-gradient(270deg,#af8e5b 0,#c8a875 15%,#e5c79a 30%,#f3dfba 45%,#d6b37f 60%,#b89063 75%,#a3794c 90%,#896743 100%);width:clamp(70px,10vw,104px);height:3px;margin:22px auto 32px}.featured{padding-top:290px;position:relative}.brand-mark{z-index:2;pointer-events:none;background:url(/assets/polygon-bg.png) 50%/contain no-repeat;justify-content:center;align-items:center;width:370px;max-width:40%;height:271px;display:flex;position:absolute;top:42px;right:-30px}.brand-mark img{filter:drop-shadow(0 5px 15px #0003);width:146px;height:auto;transform:translate(-3%)}.brand-tile{filter:drop-shadow(0 5px 9px #0002);clip-path:polygon(25% 0,75% 0,100% 25%,100% 75%,75% 100%,25% 100%,0 75%,0 25%);width:112px;height:105px;color:var(--red);z-index:2;background:#fff;flex-direction:column;justify-content:center;align-items:center;font:58px Playfair Display;display:flex;position:absolute;top:10px;right:55px}.brand-tile small{letter-spacing:.4px;font:7px Mulish,Arial,sans-serif}.listing-stage{width:min(1040px,100vw - 360px);max-width:92%;height:660px;margin:auto;position:relative}.listing-stage>img,.listing-stage>video{object-fit:cover;width:100%;height:100%;display:block}.listing-stage>video{opacity:0;pointer-events:none;position:absolute;inset:0}.listing-stage.playing>video{opacity:1}.listing-card{text-align:center;background:#f7f5f0;border:0;width:360px;height:365px;padding:48px 35px;position:absolute;top:165px;left:-140px}.listing-card:before{content:"";pointer-events:none;border-bottom:3px solid #b18b4f;border-left:3px solid #b18b4f;position:absolute;inset:0}.listing-card h3{margin:0 0 25px;font-size:28px;line-height:1.3}.listing-card span{letter-spacing:.6px;color:#111;margin-top:14px;font-family:proxima-nova,Mulish,Arial,sans-serif;font-size:14px;display:block}.listing-card strong{color:var(--red);margin:6px 0 0;font:500 26px proxima-nova,Mulish,Arial,sans-serif;display:block}.listing-card p{letter-spacing:.2px;margin:8px 0 0;font-size:17px}.listing-card p b{font-weight:700}.listing-card .btn{margin-top:18px}.status{background:var(--red);color:#fff;letter-spacing:1.2px;padding:11px 30px;font-size:12px;position:absolute;top:0;right:0}.controls{text-align:center;margin-top:35px}.controls button{background:#fff;border:1px solid #999;min-width:50px;height:50px;margin:0 10px;font-size:15px}.controls .wide{letter-spacing:1.5px;width:190px;font-size:13px}.service-split{background:url(/assets/service.jpg) 50%/cover;justify-content:flex-end;align-items:center;height:720px;display:flex}.service-split article{background:#faf9f6;width:64%;padding:60px 8%;box-shadow:0 4px 10px #0001}.service-split h2{margin:0 0 12px;font-size:clamp(2.3rem,4.5vw,3rem)}.eyebrow{letter-spacing:3px;color:#777;font-size:13px}.service-split p{margin:30px 0;line-height:1.8}.service-split .btn{margin-right:15px}.areas{grid-template-columns:1.15fr 1.5fr .5fr;gap:35px;padding-top:115px;padding-bottom:115px;display:grid}.areas article{padding:30px 20px 0 0;position:relative}.areas article .brand-tile{margin:-70px 0 80px;position:relative;top:auto;right:auto}.areas h2{margin:0 0 20px;font-size:clamp(2.3rem,4.5vw,3rem)}.areas p{color:#555;margin-bottom:30px;line-height:1.8}.area-card{height:500px;position:relative;overflow:hidden}.area-card img{object-fit:cover;width:100%;height:100%;transition:all .5s}.area-card:hover img{transform:scale(1.04)}.area-card span{color:#fff;font-size:clamp(2rem,3vw,2.75rem);position:absolute;bottom:30px;left:25px}.about{background:var(--cream);background-image:linear-gradient(30deg,#9e96720d 12%,#0000 12.5% 87%,#9e96720d 87.5%,#9e96720d),linear-gradient(150deg,#9e96720d 12%,#0000 12.5% 87%,#9e96720d 87.5%,#9e96720d);background-size:80px 140px;position:relative}.about-grid{grid-template-columns:repeat(4,1fr);gap:22px;display:grid}.about-grid article{text-align:center;background:#fff;border:1px solid #ba9c69;min-height:280px;padding:40px 25px}.about-grid img{height:65px}.about-grid h3{letter-spacing:.6px;margin:20px;font:16px Mulish,Arial,sans-serif}.about-grid p{color:#555;font-size:15px;line-height:1.65}.agents{position:relative}.agent-mark{top:20px;right:80px}.agent-actions{text-align:center;margin-bottom:65px}.agent-actions .btn{margin:0 8px}.agent-grid{grid-template-columns:repeat(3,1fr);gap:34px;max-width:1060px;margin:auto;display:grid}.agent-grid article{border:1px solid #bbb;padding-bottom:36px}.agent-grid img{object-fit:cover;filter:grayscale();width:100%;height:400px}.agent-grid h3,.agent-grid p,.agent-grid small,.agent-grid a{margin-left:32px;margin-right:32px}.agent-grid h3{margin-top:30px;margin-bottom:14px;font-size:26px;font-style:italic;line-height:1.3}.agent-grid p,.agent-grid small{color:#8b8b8b;margin-top:0;margin-bottom:6px;font-size:15px;line-height:1.7;display:block}.agent-grid a{color:var(--red);text-transform:uppercase;letter-spacing:1.2px;margin-top:16px;font-size:13px;font-weight:500;display:inline-block}.contact{color:#fff;background:#696969;padding:100px 20px}.form-wrap{max-width:790px;margin:auto}.contact h2{text-align:center;margin:0;font-size:clamp(2.3rem,4.5vw,4rem);line-height:1.15}.contact form{gap:16px;display:grid}.contact input,.contact select,.contact textarea{color:#555;background:#fff;border:0;padding:17px}.contact textarea{resize:vertical;height:130px}.contact .opt input{width:auto}.legal{margin:0;font-size:12px;line-height:1.6}.contact .btn{justify-self:center;width:200px}.success{text-align:center;color:#fff}.offices{grid-template-columns:repeat(3,1fr);gap:60px;padding:75px 30px;display:grid}.offices h3{color:var(--red);font:20px Playfair Display;text-decoration:underline}.offices p{color:#555;font-size:15px;line-height:1.8}.copyright{text-align:center;border-top:1px solid #eee;padding:25px;font-size:13px}.mobile-menu{z-index:20;color:#fff;background:#23201d;flex-direction:column;gap:24px;padding:80px 35px;font-size:20px;transition:all .3s;display:flex;position:fixed;inset:0 25% 0 0;transform:translate(-110%)}.mobile-menu.open{transform:translate(0)}.mobile-menu .close{color:#fff;background:0 0;border:0;font-size:35px;position:absolute;top:18px;right:22px}@media (width<=800px){.hero{height:680px}.nav{height:100px}.logo img{width:210px}.hero-copy{top:225px}.hero h1{font-size:43px}.hero p{font-size:16px;line-height:1.65}.account{display:none}.property-search{border-width:5px;grid-template-columns:1fr 1fr;height:auto;margin-top:0;display:grid}.search-main{grid-column:1/3}.property-search>button,.search-main{padding:16px}.section{padding:75px 18px}.section>h2,.about>h2,.agents>h2{font-size:36px}.brand-tile,.brand-mark{display:none}.listing-stage{width:100%;max-width:100%;height:auto;padding-top:240px}.listing-stage>img{height:280px}.listing-card{border-width:2px;width:90%;height:300px;padding:26px 18px;top:0;left:5%}.listing-card h3{margin-bottom:12px;font-size:22px}.listing-card span{margin-top:6px}.listing-card .btn{margin-top:8px}.status{top:240px}.service-split{background-position:35%;height:auto;padding-top:320px}.service-split article{width:100%;padding:40px 28px}.service-split h2{font-size:34px}.service-split .btn{margin:6px}.areas{grid-template-columns:1fr;padding:65px 18px}.areas article{padding:0}.areas article .brand-tile{display:none}.area-card{height:360px}.area-card:not(.large){display:none}.about-grid{grid-template-columns:1fr 1fr;gap:12px}.about-grid article{min-height:220px;padding:25px 12px}.agent-mark{display:none}.agent-grid{grid-template-columns:1fr}.agent-grid article:not(:first-child){display:none}.agent-grid img{height:420px}.contact h2{font-size:38px}.offices{grid-template-columns:1fr;gap:20px}.mobile-menu{right:12%}}@media (width<=1100px){.listing-card{width:320px;left:-90px}}@media (width<=900px){.listing-card{left:-40px}}@media (width<=800px){.listing-stage{width:100%;max-width:100%;height:auto;margin:0;padding-top:0;position:relative}.listing-stage>img{object-fit:cover;width:100%;height:calc(56.25vw - 20.25px);display:block;position:static}.listing-stage>video{object-fit:cover;width:100%;height:calc(56.25vw - 20.25px);position:absolute;inset:0 auto auto 0}.status{padding:9px 20px;top:0;right:0}.listing-card{width:100%;height:auto;min-height:0;margin:0;padding:46px 22px 28px;position:static;top:auto;left:auto}.listing-card:before{border:2px solid #b18b4f}.listing-card h3{margin:0 0 14px;font-size:21px;line-height:1.34}.listing-card span{margin-top:12px;font-size:12px}.listing-card strong{font-size:20px}.listing-card p{font-size:15px}.listing-card .btn{display:none}.controls{flex-wrap:wrap;justify-content:center;gap:14px;margin-top:26px;display:flex}.controls button{width:104px;height:56px;margin:0}.controls .wide{order:3;width:100%}.property-search{border:0;border-bottom:9px solid var(--red);background:#faf8f4;grid-template-columns:1fr;margin-top:0}.search-main{grid-column:auto;padding:18px 16px 16px;display:block}.search-main input{padding-right:52px}.search-main button{vertical-align:middle;align-items:center;margin-left:-44px;display:inline-flex}.property-search>button{text-align:left;white-space:normal;color:#111;letter-spacing:.5px;border-top:1px solid #d8d2ca;grid-template-columns:1fr auto;align-items:center;column-gap:12px;width:100%;padding:15px 16px;font-size:19px;display:grid}.property-search>button:last-child{border-left:0}.property-search small{grid-area:1/1;margin-bottom:2px}.property-search em{border:1px solid #b9b3ab;border-radius:50%;flex:none;grid-area:1/2/3;justify-content:center;align-self:center;align-items:center;width:46px;height:46px;margin-left:0;font-size:0;line-height:0;display:flex}.property-search em:before{content:"";box-sizing:border-box;border-bottom:2px solid;border-right:2px solid;width:13px;height:13px;display:block;transform:translateY(-3px)rotate(45deg)}.property-search>button:last-child em:before{transform:translate(-3px)rotate(-45deg)}.service-split{background:0 0;padding-top:0;display:block}.service-photo{aspect-ratio:3/2;background:url(/assets/service.jpg) 50%/cover no-repeat;width:100%;display:block}.service-split article{width:100%;padding:34px 22px}}