:root{--navy:#28345b;--gold:#e5bd53;--ink:#202b49;--muted:#626978}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;font:16px/1.6 Arial,sans-serif;color:var(--ink);background:white}a{color:inherit}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}h1,h2,h3{line-height:1.12;font-weight:500;letter-spacing:-1.4px}h2{font-size:42px;margin-bottom:0}a:focus-visible,button:focus-visible{outline:3px solid #c58f00;outline-offset:5px}.skip{position:absolute;left:12px;top:-80px;z-index:100;background:white;padding:12px}.skip:focus{top:12px}.header{background:var(--navy);color:white;padding:14px 5%;display:flex;align-items:center;justify-content:space-between;gap:24px;position:sticky;top:0;z-index:10}.header img{width:225px;height:auto}.header nav{display:flex;align-items:center;gap:30px}.header nav a{text-decoration:none;font-size:14px}.header nav a:hover{text-decoration:underline}.button{display:inline-flex;align-items:center;justify-content:center;gap:35px;background:var(--gold);color:#192541;padding:16px 25px;text-decoration:none;font-weight:700;letter-spacing:0;font-size:15px}.button:hover{background:#f5d47b}.button.small{padding:11px 18px}.hero{position:relative;min-height:650px;height:calc(90svh - 82px);max-height:850px;color:white;background:var(--navy);display:flex;align-items:center}.hero video,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-shade{background:linear-gradient(90deg,rgba(12,21,40,.68) 0%,rgba(12,21,40,.35) 42%,rgba(12,21,40,.04) 75%),linear-gradient(0deg,rgba(12,21,40,.3),transparent 25%)}.hero-copy{position:relative;padding:70px 8%;max-width:950px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:2.3px;color:#84630b;margin-bottom:18px}.hero .eyebrow{color:var(--gold)}h1{font-size:clamp(45px,4.8vw,76px);margin-bottom:25px;letter-spacing:-2px}.hero-copy>p:not(.eyebrow){font-size:19px;max-width:470px;margin-bottom:30px}.hero-bottom{position:absolute;bottom:20px;left:8%;right:5%;display:flex;justify-content:space-between;align-items:center;gap:16px;font-size:11px;letter-spacing:1.8px}.hero-bottom button{background:transparent;color:white;border:1px solid #ffffff70;padding:9px 14px;cursor:pointer}.section{padding:80px 8%}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:32px}.section-heading>p{color:var(--muted);margin-bottom:0}.categories{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:34px 24px}.category{text-decoration:none;min-width:0}.category img{width:100%;aspect-ratio:3/2;object-fit:cover}.category>div{padding:18px 25px 0 0;position:relative}.category h3{font-size:21px;font-weight:600;letter-spacing:-.6px;margin:0 0 8px}.category p{font-size:14px;color:var(--muted);margin:0}.category span{position:absolute;right:0;top:15px}.category:hover h3{text-decoration:underline}.image-note{font-size:12px;color:var(--muted);margin:28px 0 0}.featured{background:#f3f4f6}.text-link{font-size:14px;text-underline-offset:6px;white-space:nowrap}.work-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:18px}.work-photo img{width:100%;height:320px;object-fit:cover}.service-list{display:grid;grid-template-columns:repeat(4,1fr);gap:25px;margin:40px 0 55px}.service-list a{border-top:1px solid #bdc1ca;padding-top:20px;text-decoration:none;color:#8d6a15;font-size:12px;display:flex;gap:16px}.service-list span{color:var(--ink);font-size:19px}.tour-feature{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1fr;gap:55px;padding:50px}.tour-feature .eyebrow{color:var(--gold)}.tour-feature h2{font-size:39px}.tour-feature h3{font-size:22px;letter-spacing:-.4px}.tour-feature p:not(.eyebrow){color:#e0e4ef}.about{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-top:10px}.about>div>p:last-child{margin:24px 0 0;color:var(--muted);max-width:490px}blockquote{margin:0;padding-left:35px;border-left:2px solid var(--gold)}.quote-mark{font:70px Georgia,serif;color:#ae851e;line-height:1}blockquote p{font:25px/1.5 Georgia,serif;margin:0 0 20px}cite{font-style:normal;font-size:13px;color:var(--muted)}.contact{background:var(--navy);color:white;text-align:center}.contact .eyebrow{color:var(--gold)}.contact h2{margin-bottom:30px}.contact-email{display:block;margin:22px auto 0;font-size:14px;text-underline-offset:4px}footer{padding:25px 8%;background:#1c2747;color:white;display:flex;justify-content:space-between;align-items:center;gap:25px;font-size:13px}footer img{width:200px;height:auto}footer p{margin:0}footer a{text-decoration:none}@media(max-width:1000px){.header nav{gap:16px}.header nav a:first-child{display:none}.section{padding:60px 5%}.hero-copy{padding-left:5%}.hero-bottom{left:5%}.tour-feature{gap:30px;padding:35px}.about{gap:45px}.category h3{font-size:19px}.work-photo img{height:260px}}@media(max-width:650px){.header{padding:12px 5%;gap:10px}.header img{width:155px}.header nav{gap:13px}.header nav a{font-size:12px}.header nav a[href='/services/']{display:none}.button.small{font-size:12px;padding:10px}.hero{min-height:590px;height:78svh}.hero-copy{padding:55px 6% 90px}h1{font-size:46px}.hero-copy>p:not(.eyebrow){font-size:17px}.hero-bottom{font-size:9px;letter-spacing:1px}.hero-bottom span{max-width:190px}.section{padding:50px 6%}h2{font-size:32px}.section-heading{display:block}.section-heading>p,.section-heading>.text-link{display:block;margin-top:20px}.categories{grid-template-columns:1fr;gap:28px}.category h3{font-size:23px}.category p{font-size:15px}.work-grid{grid-template-columns:1fr;gap:14px}.work-photo img{height:auto;aspect-ratio:3/2}.service-list{grid-template-columns:1fr 1fr;gap:22px}.service-list span{font-size:17px}.tour-feature{grid-template-columns:1fr;padding:28px 22px;gap:28px}.tour-feature h2{font-size:31px}.tour-feature .button{padding:15px;font-size:14px;gap:10px}.about{grid-template-columns:1fr;gap:36px}.about blockquote{padding-left:22px}blockquote p{font-size:23px}footer{flex-direction:column;text-align:center;gap:14px}.eyebrow{font-size:11px}.image-note{font-size:12px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.category img{height:auto}
.tour-feature{display:block}.tour-heading{max-width:660px;margin-bottom:38px}.tour-heading>p:last-child{margin:20px 0 0}.tour-options{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px}.tour-options article{display:flex;flex-direction:column;border-top:1px solid #ffffff50;padding-top:25px;min-width:0}.tour-options h3{font-size:24px;line-height:1.2}.tour-options .tour-link{color:var(--gold);font-size:15px;font-weight:700;text-decoration:none;margin-top:auto;padding-top:15px}.tour-link:hover{text-decoration:underline}@media(max-width:750px){.tour-options{grid-template-columns:1fr;gap:30px}.tour-heading{margin-bottom:30px}}
/* Keep the original logo on the same navy as its image, at its natural ratio. */
footer{background:var(--navy);border-top:1px solid #ffffff25;padding-top:35px;padding-bottom:35px}footer img{width:245px;height:auto;object-fit:contain}
.detail-intro{background:#f3f4f6;padding-bottom:45px}.detail-intro .eyebrow{margin-top:40px}.detail-intro h1{font-size:clamp(38px,5vw,65px);max-width:1000px;margin-bottom:20px}.detail-tagline{font-size:21px;color:var(--muted);margin:0}.detail-body{display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:start}.detail-image{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}.detail-body h2{font-size:34px;margin-bottom:25px}.detail-body h3{font-size:21px;letter-spacing:0;margin-top:28px}.detail-body ul{padding-left:20px;margin-bottom:30px}.detail-body li{margin-bottom:10px}.detail-note{font-size:14px;color:var(--muted);margin-top:20px}.detail-bottom{background:#f3f4f6}.detail-bottom h2{margin-bottom:25px}.detail-bottom a{display:inline-block;margin:0 30px 12px 0}@media(max-width:750px){.detail-body{grid-template-columns:1fr;gap:30px}.detail-body h2{font-size:29px}footer img{width:225px}}
.service-list article{border-top:2px solid var(--gold);padding-top:22px}.service-list h3{font-size:22px;letter-spacing:-.5px;margin-bottom:14px}.service-list p{font-size:15px;color:var(--muted);margin:0}
.service-list article{display:flex;flex-direction:column}.service-list article .text-link{display:block;border:0;padding-top:18px;margin-top:auto;color:var(--ink);font-size:14px;text-decoration:underline}

/* Homepage service collection */
.services .service-list{grid-template-columns:repeat(3,minmax(0,1fr));gap:36px 30px}@media(max-width:850px){.services .service-list{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:550px){.services .service-list{grid-template-columns:1fr}}

/* Property collection typography */
#property-types .section-heading{align-items:center;margin-bottom:42px}
#property-types .categories{gap:42px 28px}
#property-types .category>div{padding:20px 42px 0 0;border-top:0}
#property-types .category h3{font-family:Georgia,serif;font-size:27px;font-weight:400;line-height:1.25;letter-spacing:-.45px;margin:0 0 10px;text-wrap:balance}
#property-types .category p{font-size:14px;line-height:1.6;letter-spacing:.1px;color:#626978;margin:0}
#property-types .category span{top:23px;width:28px;height:28px;display:grid;place-items:center;border:1px solid #d8dbe2;border-radius:50%;font-size:15px}
#property-types .category:hover h3{text-decoration:none;color:#84630b}
#property-types .category:hover span{background:var(--gold);border-color:var(--gold)}
@media(max-width:1000px) and (min-width:651px){#property-types .categories{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:650px){#property-types .category h3{font-size:26px}#property-types .categories{gap:34px}.header nav a:first-child{display:inline}}

/* Selected client names; replace with supplied official logo artwork. */
.client-section{background:#faf9f6;border-top:1px solid #eceae4}
.client-heading{text-align:center;max-width:800px;margin:0 auto 40px}
.client-heading h2{font:400 clamp(29px,3vw,40px)/1.2 Georgia,serif;letter-spacing:-.6px}
.client-heading>p:last-child{margin:18px 0 0;color:var(--muted)}
.client-grid{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-top:1px solid #dedfdc;border-left:1px solid #dedfdc}
.client-grid li{min-height:112px;padding:22px;display:flex;align-items:center;justify-content:center;text-align:center;border-right:1px solid #dedfdc;border-bottom:1px solid #dedfdc}
.client-grid span{font:500 20px/1.35 Arial,sans-serif;letter-spacing:.1px;color:var(--navy);text-wrap:balance}
@media(max-width:750px){.client-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.client-grid li{min-height:95px;padding:18px 12px}.client-grid span{font-size:17px}}

.client-grid li{background:#fff;min-height:140px}.client-logo{display:block;width:100%;max-width:205px;height:68px;object-fit:contain}.logo-ad{filter:brightness(0);max-width:100px}.logo-coldwell,.logo-martha{max-width:88px;height:82px}.logo-bhs{max-width:130px;mix-blend-mode:multiply}.logo-berkshire{height:92px}.logo-colliers{max-width:125px}.logo-jll{max-width:140px}.logo-sothebys{max-width:185px}@media(max-width:750px){.client-grid li{min-height:118px}.client-logo{max-width:160px;height:60px}.logo-coldwell,.logo-martha{max-width:75px;height:75px}.logo-ad{max-width:85px}.logo-bhs{max-width:105px}.logo-berkshire{height:85px}}

.client-logo.logo-bhs{max-width:160px;height:102px;mix-blend-mode:normal}.client-logo.logo-sothebys{max-width:195px;height:72px}@media(max-width:750px){.client-logo.logo-bhs{max-width:140px;height:95px}.client-logo.logo-sothebys{max-width:160px;height:60px}}

.studio-about{display:grid;grid-template-columns:1fr 1.2fr;gap:48px 80px;background:#faf9f6;border-top:1px solid #eceae4}.studio-about h2{font:400 clamp(34px,3.5vw,52px)/1.16 Georgia,serif;letter-spacing:-1px}.studio-about-copy p{color:var(--muted);max-width:620px;margin-bottom:22px}.studio-about-copy .studio-about-lead{font:400 24px/1.45 Georgia,serif;color:var(--ink)}.studio-about-copy .text-link{display:inline-block;margin-top:6px;white-space:normal}.studio-about-region,.studio-about-quote{border-top:1px solid #dedbd2;padding-top:30px}.studio-about-region>p:last-child{font-size:17px;line-height:1.9;margin-bottom:0}.studio-about-quote{border-left:0;padding-left:0}.studio-about-quote p{font:400 21px/1.5 Georgia,serif;max-width:590px;margin-bottom:16px}@media(max-width:750px){.studio-about{grid-template-columns:1fr;gap:30px}.studio-about-region,.studio-about-quote{padding-top:24px}.studio-about-copy .studio-about-lead{font-size:22px}.studio-about-quote p{font-size:20px}}

.studio-about-region{grid-column:1/-1;border-top:1px solid #dedbd2;border-bottom:1px solid #dedbd2;padding:32px 0;display:grid;grid-template-columns:1fr 1.2fr;column-gap:80px;align-items:center}.studio-about-region .eyebrow{grid-column:1;margin-bottom:10px}.studio-about-region h3{grid-column:1;font:400 26px/1.3 Georgia,serif;letter-spacing:-.4px;margin:0}.studio-about-region ul{grid-column:2;grid-row:1/3;display:grid;grid-template-columns:repeat(2,1fr);gap:14px 28px;list-style:none;padding:0;margin:0}.studio-about-region li{font-size:17px;display:flex;align-items:center;gap:12px}.studio-about-region li:before{content:"";width:5px;height:5px;border-radius:50%;background:#a7832f;flex:none}.studio-about-quote{grid-column:1/-1;border-top:0;padding-top:0;max-width:760px;margin:0 auto;text-align:center}.studio-about-quote p{max-width:none}@media(max-width:750px){.studio-about-region{grid-template-columns:1fr;gap:0;padding:26px 0}.studio-about-region h3{font-size:24px}.studio-about-region ul{grid-column:1;grid-row:auto;margin-top:24px;gap:14px 18px}.studio-about-region li{font-size:15px}.studio-about-quote{text-align:left}}

.service-examples{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:36px 28px;margin:40px 0 60px}.service-example{display:block;text-decoration:none;border:0;background:none;padding:0;text-align:left;color:var(--ink);font:inherit;min-width:0}.service-example button,button.service-example{cursor:pointer}.example-media{position:relative;aspect-ratio:16/10;background:#f3f4f6;overflow:hidden}.example-media img,.example-media video{width:100%;height:100%;object-fit:cover;display:block}.example-plan img{object-fit:contain;padding:20px;background:#fff}.example-plan{border:1px solid #e7e5df}.example-action{position:absolute;bottom:16px;left:18px;background:var(--navy);color:white;padding:10px 15px;font-size:12px;letter-spacing:.3px}.service-example h3{font:400 26px/1.25 Georgia,serif;letter-spacing:-.4px;margin:20px 0 8px}.service-example p{font-size:13px;color:var(--muted);margin:0}.tour-example-art{background:var(--navy);color:white;padding:28px 32px;display:flex;flex-direction:column;justify-content:center}.tour-example-icon{font:400 48px/1 Georgia,serif;color:var(--gold);margin-bottom:18px}.tour-example-label{font:400 28px/1.25 Georgia,serif}.tour-example-art .example-action{background:transparent;padding-left:0;color:var(--gold);left:32px}.floor-example-dialog{border:0;padding:50px 16px 16px;max-width:95vw;max-height:92vh;width:1100px;background:white}.floor-example-dialog::backdrop{background:#10182cbb}.floor-example-dialog img{width:100%;max-height:78vh;object-fit:contain}.floor-close{position:absolute;right:18px;top:12px;padding:8px 14px;border:1px solid #ccc;background:white;cursor:pointer}@media(max-width:750px){.service-examples{grid-template-columns:1fr;gap:30px}.service-example h3{font-size:24px}.tour-example-label{font-size:24px}}

.example-media iframe{display:block;width:100%;height:100%;border:0}

.comparison-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px;margin:40px 0 55px}.comparison-grid h3{font:400 28px/1.2 Georgia,serif;letter-spacing:-.4px;margin-bottom:18px}.comparison{position:relative;aspect-ratio:3/2;overflow:hidden;background:#eee}.compare-after,.compare-before{position:absolute;inset:0;background-image:var(--pair);background-size:200% 100%;background-repeat:no-repeat}.compare-after{background-position:right center}.compare-before{background-position:left center;clip-path:inset(0 calc(100% - var(--split)) 0 0)}.compare-label{position:absolute;top:14px;background:#202b49dd;color:white;padding:6px 12px;font-size:12px;pointer-events:none}.label-before{left:14px}.label-after{right:14px}.compare-handle{position:absolute;left:var(--split);top:50%;transform:translate(-50%,-50%);width:44px;height:44px;border-radius:50%;background:white;color:var(--navy);display:grid;place-items:center;font-size:25px;pointer-events:none;box-shadow:0 1px 9px #0004}.compare-handle:before{content:"";position:absolute;top:-500px;bottom:-500px;width:2px;background:white;z-index:-1}.comparison input{position:absolute;inset:0;width:100%;height:100%;margin:0;opacity:0;cursor:ew-resize}.comparison:focus-within{outline:3px solid #a7832f;outline-offset:4px}.comparison-caption{font-size:12px;color:var(--muted);margin:12px 0 0}@media(max-width:750px){.comparison-grid{grid-template-columns:1fr;gap:30px}}

.client-logo.logo-hilton,.client-logo.logo-ritz,.client-logo.logo-four-seasons{height:90px;max-width:150px}.client-logo.logo-vrbo{max-width:150px}

.client-logo.logo-atria,.client-logo.logo-storage-post{filter:brightness(0)}.client-logo.logo-atria,.client-logo.logo-sunrise{height:85px;max-width:155px}.client-logo.logo-ritz{height:90px;max-width:175px}

.client-logo.logo-storage-post{filter:none;background:var(--navy);padding:10px}.client-logo.logo-benchmark{mix-blend-mode:multiply}

.client-logo.logo-coldwell{max-width:165px;height:90px}.client-logo.logo-benchmark{max-width:205px;height:68px;mix-blend-mode:normal}@media(max-width:750px){.client-logo.logo-coldwell{max-width:140px;height:80px}.client-logo.logo-benchmark{max-width:160px}}

footer:has(.footer-service-area){display:grid;grid-template-columns:minmax(0,1fr) auto minmax(0,1fr);align-items:center;gap:24px}footer:has(.footer-service-area)>a:first-child{justify-self:start}footer .footer-service-area{text-align:center;margin:0}footer:has(.footer-service-area)>a[href^="tel:"]{justify-self:end}footer:has(.footer-service-area) .site-copyright{grid-column:1/-1;margin:0}@media(max-width:900px){footer:has(.footer-service-area){grid-template-columns:1fr;gap:18px;text-align:center}footer:has(.footer-service-area)>a:first-child,footer:has(.footer-service-area)>a[href^="tel:"]{justify-self:center}footer .footer-service-area{line-height:1.8;text-wrap:balance}}