@font-face{font-family:DM Sans;src:url('/assets/sans-regular.ttf') format('truetype');font-weight:400 500;font-style:normal;font-display:swap}
@font-face{font-family:DM Sans;src:url('/assets/sans-semibold.ttf') format('truetype');font-weight:550 800;font-style:normal;font-display:swap}
@font-face{font-family:Italiana;src:url('/assets/italiana.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
:root{--paper:#fcf9f5;--cream:#f3e9df;--ink:#332e2a;--muted:#716961;--brand:#b65326;--brand-hover:#9f4520;--brand-dark:#873f24;--line:#e4d8ce;--serif:'Italiana',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--ease:cubic-bezier(.22,.61,.36,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:wait;opacity:.65}button,input,select,textarea{color:inherit}button{border:0}img{display:block;max-width:100%}svg{flex-shrink:0}p{line-height:1.8}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.08}h1 em,h2 em{font-family:Georgia,serif;font-weight:400;letter-spacing:-.055em;font-size:.94em}h1{font-size:clamp(58px,5.5vw,88px)}h2{font-size:clamp(42px,4vw,62px)}h3{font-weight:400}button,a{touch-action:manipulation}a,button{transition:color .2s,background .25s,border-color .2s,transform .3s var(--ease)}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:2px solid var(--brand);outline-offset:5px}.container{width:calc(100% - 112px);max-width:1320px;margin:0 auto}.icon{display:inline-block;vertical-align:middle}.eyebrow{display:block;font-size:10px;font-weight:600;letter-spacing:.16em;line-height:1.6}.eyebrow.light{color:#fff4eb}.section-pad{padding-top:106px;padding-bottom:106px}.text-link{display:inline-flex;align-items:center;gap:28px;font-size:13px;padding:10px 0;border-bottom:1px solid var(--ink);font-weight:500}.text-link .icon{width:20px}.text-link:hover{color:var(--brand);border-color:var(--brand);gap:36px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:19px 24px;min-height:60px;font-size:13px;font-weight:500;border:1px solid transparent}.button .icon{width:20px}.button:hover{transform:translateY(-2px)}.button-clay{background:var(--brand);color:#fff}.button-clay:hover{background:var(--brand-hover)}.button-primary{background:var(--brand);color:var(--paper)}.button-primary:hover{background:var(--brand-hover)}.button-cream{background:var(--paper);color:var(--ink)}.button-cream:hover{background:#f3e3d5}.skip-link{position:fixed;top:-60px;left:20px;padding:15px;background:var(--ink);color:white;z-index:100}.skip-link:focus{top:10px}.sr-only{position:absolute;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0,0,0,0);border:0}[hidden]{display:none!important}
.topbar{background:var(--brand);color:#fff4e9;font-size:10px;letter-spacing:.035em}.topbar .container{display:flex;justify-content:space-between;align-items:center;height:35px}.topbar .icon{width:12px;height:12px;margin-right:5px}.topbar a .icon{margin-left:10px;margin-right:0}.site-header{background:var(--paper);position:sticky;top:0;z-index:40;border-bottom:1px solid #332e2a10}.nav-wrap{height:101px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand{width:215px;flex-shrink:0}.brand img{width:100%;height:auto;mix-blend-mode:multiply}.site-header nav{display:flex;gap:33px;align-items:center;margin-left:auto;margin-right:auto}.site-header nav a{font-size:12px;position:relative;padding:12px 0}.site-header nav a:after{position:absolute;content:'';left:0;right:100%;bottom:3px;height:1px;background:var(--brand);transition:right .25s}.site-header nav a:hover:after,.site-header nav a[aria-current]:after{right:0}.nav-cta{display:flex;align-items:center;gap:18px;font-size:11px;border:1px solid #caa58e;padding:13px 16px}.nav-cta .icon{width:16px;height:16px}.nav-cta:hover{background:var(--brand);color:var(--paper);border-color:var(--brand)}.menu-toggle{display:none}
.hero{height:650px;max-height:75vw;min-height:530px;position:relative;color:white;overflow:hidden}.hero-image{position:absolute;width:100%;height:100%;object-fit:cover;object-position:50% 58%;animation:hero-enter 1.8s var(--ease) both}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(37,28,22,.58),rgba(37,28,22,.12) 66%,rgba(37,28,22,.08)),linear-gradient(0deg,#251c1638,transparent 30%)}.hero-content{position:relative;padding-top:98px}.hero .eyebrow{display:flex;align-items:center;gap:11px;font-size:10px}.hero .eyebrow span{width:5px;height:5px;background:#e8ab7c;border-radius:50%}.hero h1{font-size:clamp(70px,7.1vw,108px);margin:27px 0 21px;line-height:1.02;letter-spacing:-.035em;max-width:780px}.hero h1 em{color:#f8d5b6;font-size:.94em}.hero-content p{font-size:14px;font-weight:400;line-height:1.8;color:#fff2e7;margin-bottom:0}.hero-caption{position:absolute;right:56px;bottom:66px;font-size:9px;letter-spacing:.14em;writing-mode:vertical-rl;display:flex;gap:19px}.hero-caption span{opacity:.6}.hero-scroll{display:flex;align-items:center;gap:23px;position:absolute;left:56px;bottom:57px;font-size:9px;letter-spacing:.14em}.hero-scroll span{font-size:22px;font-weight:400}.choice-section{display:grid;grid-template-columns:1fr 1fr;position:relative;margin-top:-1px;z-index:2}.choice{padding:35px 39px;min-height:169px;display:flex;align-items:center;justify-content:space-between;gap:20px}.choice-buy{background:var(--brand);color:#fff8f1}.choice-sell{background:#f2e4d7;color:var(--ink)}.choice .eyebrow{font-size:9px;letter-spacing:.13em;opacity:1}.choice h2{font-family:var(--serif);font-size:39px;margin:8px 0 7px;letter-spacing:-.025em}.choice 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.text-link{margin-top:12px}.intro-mark{align-self:center;justify-self:end;font-family:var(--serif);font-size:140px;letter-spacing:-.15em;color:#332e2a13;padding-right:15px}.featured{background:#f5eee7}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:35px;margin-bottom:44px}.section-heading h2{margin:15px 0 0}.section-heading>.text-link{margin-bottom:7px}.section-heading>p{font-size:13px;color:var(--muted);max-width:360px;margin-bottom:7px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.property-card{min-width:0}.property-visual{position:relative;aspect-ratio:1.32;overflow:hidden;background:var(--cream)}.property-image{display:block;height:100%;overflow:hidden}.property-image img{height:100%;width:100%;object-fit:cover;transition:transform .8s var(--ease)}.property-card:hover .property-image img{transform:scale(1.045)}.property-tag{position:absolute;top:15px;left:15px;display:block;background:#fcf9f5ed;padding:8px 11px;color:var(--ink);font-size:8px;letter-spacing:.06em}.favorite{position:absolute;top:14px;right:14px;border-radius:50%;width:34px;height:34px;background:#fcf9f5eb;display:flex;align-items:center;justify-content:center;color:var(--ink)}.favorite .icon{width:16px;height:16px}.favorite:hover{background:#fff}.favorite[aria-pressed=true]{color:var(--brand);background:#fff}.favorite[aria-pressed=true] svg{fill:var(--brand)}.property-location{font-size:10px;letter-spacing:.015em;margin-top:23px}.property-location span{color:var(--muted);margin-left:4px}.property-card h3{font-family:var(--serif);font-size:28px;letter-spacing:-.025em;margin:10px 0 17px;line-height:1.16}.property-card h3 a:hover{color:var(--brand)}.property-specs{display:flex;align-items:center;gap:18px;color:#786e64;font-size:10px;padding-bottom:21px;border-bottom:1px solid #dfd1c5}.property-specs>span{display:flex;align-items:center;gap:7px}.property-specs 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clamp(35px,5vw,90px);color:var(--paper);background:var(--brand);display:flex;flex-direction:column;justify-content:center;align-items:flex-start}.selling-copy h2{font-size:clamp(39px,3.7vw,57px);line-height:1.16;margin:28px 0}.selling-copy h2 em{color:#ffe0c4}.selling-copy>p{font-size:12px;max-width:410px;color:#fff4eb;line-height:1.95;margin-bottom:29px}.selling-copy .button{font-size:11px;gap:28px}.selling-footnote{font-size:8px;letter-spacing:.14em;margin-top:33px;color:#fff4eb}.agency-section{display:grid;grid-template-columns:1fr 1fr;gap:11%;align-items:center;padding-top:125px;padding-bottom:125px;max-width:1160px}.agency-photo{position:relative;background:#e1d7cb;overflow:hidden;aspect-ratio:.86}.agency-photo>img{height:100%;width:100%;object-fit:cover;object-position:50% 70%;transform:scale(1.05);filter:saturate(.65)}.photo-caption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(0deg,#2b211af0,transparent);color:#fff;padding:50px 27px 23px;font-size:18px;font-family:var(--serif)}.photo-caption>span{font-family:var(--sans);font-size:7px;letter-spacing:.17em;display:block;margin-top:8px}.agency-copy h2{margin:25px 0}.agency-copy>p{font-size:12px;color:var(--muted);line-height:1.95}.agency-copy .large-copy{font-size:15px;color:var(--ink);margin-bottom:20px}.agency-copy .text-link{margin-top:12px}.territory{background:#f0e2d6;padding:85px 0}.territory h2{margin:23px 0 32px;font-size:68px}.territory-bottom{display:grid;grid-template-columns:1fr 1.5fr;gap:12%}.territory-bottom>p{font-size:12px;color:var(--muted);max-width:300px}.town-links{display:flex;flex-wrap:wrap;align-content:flex-start;column-gap:28px;row-gap:16px}.town-links a{font-size:13px;padding-bottom:12px;border-bottom:1px solid #d2b8a3;display:flex;align-items:center;gap:20px}.town-links a:hover{color:var(--brand);border-color:var(--brand)}.town-links .icon{width:14px;height:14px}.closing{text-align:center;padding-top:95px;padding-bottom:100px}.closing h2{margin:22px 0 32px;font-size:70px}.closing .button{min-width:260px}
.site-footer{background:var(--brand-dark);color:var(--paper)}.footer-main{padding-top:66px;padding-bottom:60px;display:grid;grid-template-columns:1.7fr 1fr 1fr;gap:60px}.footer-wordmark{font-family:var(--serif);font-size:47px;line-height:1.1;letter-spacing:-.02em;display:inline-block}.footer-wordmark>span{font-family:var(--sans);font-size:7px;letter-spacing:.22em;display:block;margin-top:11px}.footer-brand>p{font-size:11px;color:#f4ddcd;line-height:1.9;margin-top:27px}.footer-label{font-size:8px;letter-spacing:.13em;color:#f4ddcd;display:block;margin-bottom:25px;padding-top:6px}.footer-main>div:not(.footer-brand)>a{display:block;font-size:11px;line-height:1.95;margin-bottom:12px}.footer-main .icon{width:12px;height:12px;margin-left:9px}.footer-main a:hover{color:#ffe6cf}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:25px;padding-top:22px;padding-bottom:25px;border-top:1px solid #f8d9c440;font-size:8px;color:#f4ddcd}.footer-bottom>span:nth-child(2){letter-spacing:.04em}.toast{position:fixed;bottom:28px;left:50%;transform:translate(-50%,15px);padding:15px 24px;color:var(--paper);background:var(--ink);box-shadow:0 4px 25px #40271920;font-size:12px;z-index:80;opacity:0;visibility:hidden;transition:opacity .2s,transform .2s,visibility .2s;max-width:calc(100% - 35px);text-align:center}.toast.visible{opacity:1;visibility:visible;transform:translate(-50%,0)}
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.seller-hero{display:grid;grid-template-columns:1fr 1fr}.seller-hero-copy{padding:0 8% 60px max(56px,calc((100vw - 1320px)/2));background:#f3e9df}.seller-hero-copy .breadcrumb{margin-bottom:45px}.seller-hero h1{font-size:clamp(55px,5.7vw,87px);line-height:1.06;margin:23px 0 26px}.seller-hero h1 em{font-size:.86em}.seller-hero-copy>p{font-size:12px;color:var(--muted);max-width:350px;margin-bottom:30px}.seller-hero-image{position:relative;overflow:hidden}.seller-hero-image>img{height:100%;width:100%;object-fit:cover}.seller-hero-note{display:block;font-size:8px;letter-spacing:.14em;margin-top:26px;color:var(--muted)}.process-section .section-heading{margin-bottom:60px}.process-section .section-heading h2{font-size:57px}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.process-grid article{border-top:1px solid #dcc8b7;padding-top:28px}.process-grid article>span{font-family:var(--serif);font-size:40px;color:var(--brand)}.process-grid h3{font-family:var(--serif);font-size:29px;line-height:1.16;letter-spacing:-.02em;margin:22px 0 20px;max-width:250px}.process-grid p{font-size:12px;line-height:1.9;color:var(--muted);max-width:315px}.seller-quote{background:var(--brand-dark);color:var(--paper);padding:80px 0;text-align:center}.seller-quote h2{font-size:70px;margin:27px 0}.seller-quote h2 em{color:#ffe0c4}.seller-quote p{font-size:12px;line-height:1.9;color:#fff4eb;margin:0}.contact-section{display:grid;grid-template-columns:1fr 1.1fr;gap:12%;align-items:start}.contact-copy h2,.contact-copy h1{font-size:65px;margin:23px 0 28px}.contact-copy>p{font-size:13px;color:var(--muted);line-height:1.95;max-width:345px}.personal-contact{display:flex;align-items:center;gap:15px;padding-top:30px;margin-top:29px;border-top:1px solid var(--line)}.personal-contact>img{width:57px;height:57px;object-fit:cover;object-position:50% 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@keyframes hero-enter{from{transform:scale(1.035);opacity:.7}to{transform:scale(1);opacity:1}}@keyframes content-enter{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:translateY(0)}}.hero-content{animation:content-enter .9s .1s var(--ease) both}
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@media(max-width:650px){html{scroll-padding-top:85px}.container{width:calc(100% - 40px)}.topbar .container{height:29px;font-size:8px;justify-content:center}.topbar .container>span{display:none}.topbar .icon{width:10px;height:10px}.nav-wrap{height:79px}.brand{width:172px}.menu-toggle{display:flex;flex-direction:column;justify-content:center;gap:6px;background:none;width:36px;height:40px;padding:5px;z-index:43}.menu-toggle span{height:1px;width:25px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.site-header nav{display:none;position:fixed;inset:108px 0 0;background:var(--paper);padding:42px 30px;z-index:42;flex-direction:column;align-items:flex-start;justify-content:flex-start;gap:15px;overflow:auto}.site-header nav.open{display:flex}.site-header nav a{font-family:var(--serif);font-size:36px;padding:15px 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0}.contact-copy>p{font-size:12px;max-width:none}.personal-contact{padding-top:23px;margin-top:25px;max-width:none}.personal-contact>div>span{font-size:13px}.contact-copy .small-copy{font-size:10px}.form-panel{padding:28px 20px;margin-left:-5px;margin-right:-5px}.form-panel>h3,.form-panel>h2{font-size:31px;margin-bottom:28px}.contact-form{gap:22px}.form-row{gap:20px}.contact-form label:not(.consent){font-size:10px;gap:12px}.contact-form input:not([type=checkbox]),.contact-form select,.contact-form textarea{font-size:16px;padding-top:0;padding-bottom:12px}.contact-form input::placeholder,.contact-form textarea::placeholder{font-size:12px}.contact-form select{font-size:12px;min-height:36px}.contact-form .consent{font-size:9px;gap:9px}.contact-form .button{font-size:12px;padding:18px;min-height:57px}.preview-note{font-size:9px}.form-status{font-size:11px}.faq-section{grid-template-columns:1fr;gap:10px;padding-top:0;padding-bottom:60px}.faq-section .eyebrow{font-size:8px}.faq-section h2{font-size:43px}.faq-list summary{font-size:12px;padding:21px 0}.faq-list details>p{font-size:11px}.contact-page{padding-top:0;padding-bottom:60px}.contact-page .personal-contact{max-width:none}.contact-address{margin-top:27px}.contact-address>a{font-size:14px}.legal-page{padding:45px 0 65px}.legal-page h1{font-size:48px;margin:22px 0 35px}.legal-copy>h2{font-size:30px}.legal-copy>p{font-size:12px}.legal-page>.eyebrow{font-size:8px}.property-detail .breadcrumb{margin-bottom:27px}.detail-heading{display:block;margin-bottom:26px}.detail-heading .eyebrow{font-size:8px}.detail-heading h1{font-size:49px;margin-top:15px}.detail-price{font-size:25px;padding:0;margin-top:23px}.detail-price>span{font-size:10px;margin-top:9px}.detail-gallery{height:340px;margin-left:-20px;margin-right:-20px}.detail-gallery .property-tag{top:17px;left:20px;font-size:7px}.detail-gallery .favorite{top:16px;right:20px;width:36px;height:36px}.detail-gallery .image-label{font-size:6px;line-height:1.8;bottom:15px;padding:7px 9px}.detail-body{grid-template-columns:1fr;padding-top:35px;gap:32px}.detail-specs{grid-template-columns:repeat(4,1fr);gap:14px;padding-bottom:30px}.detail-specs>div{gap:10px}.detail-specs .icon{width:20px;height:20px}.detail-specs strong{font-size:11px}.detail-specs span{font-size:8px;line-height:1.5}.detail-description{padding-top:33px}.detail-description .eyebrow{font-size:8px}.detail-description h2{font-size:45px;margin:18px 0 23px}.detail-description>p{font-size:12px}.detail-description h3{font-size:15px;margin-top:29px}.detail-description .demo-note{font-size:9px}.detail-contact{padding:27px}.detail-contact h3{font-size:41px}.detail-contact>p{max-width:250px}.detail-contact .button{font-size:12px;padding:18px 20px}.detail-contact .personal-contact{gap:15px}.detail-contact .personal-contact>div>span{font-size:13px}.detail-inquiry{margin-top:50px}.not-found{padding-top:65px;padding-bottom:80px}.not-found h1{font-size:54px}.not-found p{font-size:12px}}
@media(max-width:365px){.hero h1{font-size:60px}.hero .eyebrow{font-size:7px}.hero{height:500px}.choice h2{font-size:33px}.choice .eyebrow{font-size:7px}.selling-copy h2{font-size:38px}.footer-brand>p{font-size:8px}.property-specs{gap:15px}.contact-form .form-row{grid-template-columns:1fr}.detail-specs{grid-template-columns:repeat(2,1fr)}}
/* Keep the two main paths visible together on the first screen. */
@media(min-width:901px){.hero{height:560px}.hero-content{padding-top:71px}.hero-scroll{bottom:35px}.hero-caption{bottom:43px}}
@media(min-width:651px) and (max-width:900px){.hero{height:490px;min-height:0}.hero-content{padding-top:57px}.hero-scroll{bottom:31px}.choice{position:relative;display:block;min-height:146px;padding:25px 24px}.choice h2{font-size:29px;margin-top:10px}.choice .circle-arrow{position:absolute;right:20px;bottom:22px;width:34px;height:34px}.choice p{max-width:calc(100% - 35px);font-size:9px}.choice .eyebrow{font-size:7px}.choice .circle-arrow .icon{width:17px}}
@media(max-width:650px){.hero{height:430px}.hero-content{padding-top:48px}.hero h1{font-size:64px;margin-top:23px}.hero-scroll{bottom:23px}.choice{min-height:131px;padding-top:22px;padding-bottom:22px}}
@media(max-width:365px){.hero h1{font-size:58px}.hero{height:415px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.hero-image{transform:none}.hero-content{opacity:1}}