@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--green:#164f43;--dark:#133e35;--ink:#203c34;--muted:#53655e;--paper:#fafbf8;--line:#d6dfd8;--accent:#d5e7a4;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit}button,a{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #aa842a;outline-offset:5px}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);line-height:1.02;letter-spacing:-.025em}.wrap{width:min(1280px,calc(100% - 96px));margin:auto}.eyebrow{text-transform:uppercase;letter-spacing:.16em;font-size:12px;font-weight:700}.button{display:inline-flex;align-items:center;justify-content:center;padding:15px 26px;border:1px solid var(--green);background:var(--green);color:white;font-size:14px;font-weight:600;cursor:pointer;transition:background .2s,transform .2s}.button:hover{background:var(--dark);transform:translateY(-2px)}.button.light{background:var(--accent);color:var(--dark);border-color:var(--accent)}.textlink{display:inline-block;border-bottom:1px solid;padding-bottom:4px;font-weight:500;font-size:15px}.skip{position:fixed;left:16px;top:-80px;background:white;padding:12px;z-index:100}.skip:focus{top:12px}
header{position:sticky;top:0;background:rgba(250,251,248,.97);z-index:10;border-bottom:1px solid var(--line)}.nav{height:96px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{display:flex;flex-direction:column;text-align:center;line-height:1.05}.brand strong{font-family:var(--serif);font-size:31px;font-weight:400;letter-spacing:.015em}.brand small{font-size:10px;letter-spacing:.4em;margin-top:7px;padding-left:.4em}.navlinks{display:flex;gap:30px;align-items:center;font-size:14px;font-weight:500}.navlinks>a:not(.button):hover{color:#718747}.navlinks .button{padding:11px 20px}.menu{display:none;border:1px solid var(--line);padding:8px 14px;background:transparent;color:var(--green)}
.hero{padding:55px 0 64px;display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}.hero .eyebrow{margin-bottom:27px}.hero h1{font-size:clamp(58px,6.8vw,98px)}.hero h1 em{font-weight:400;color:#47785f}.hero p{font-size:17px;max-width:410px;color:var(--muted);margin:28px 0}.heroactions{display:flex;gap:26px;align-items:center;flex-wrap:wrap}.herovisual{position:relative;padding:0 0 32px 22px}.herovisual:before{content:'';position:absolute;inset:32px 23px 0 0;background:#e1e9df}.hero img{position:relative;width:100%;height:570px;object-fit:cover;display:block;border-radius:180px 180px 0 0}.photolabel{position:absolute;bottom:10px;right:0;background:var(--green);color:white;padding:19px 28px;max-width:80%;font-family:var(--serif);font-size:24px;line-height:1.2}.heronote{font-size:12px!important;margin:24px 0 0!important;letter-spacing:.06em;text-transform:uppercase}.strip{background:var(--green);color:#eef6ed}.strip .wrap{padding:24px 0;display:flex;justify-content:space-between;align-items:center;gap:28px}.strip p{font-family:var(--serif);font-size:25px}.strip span{font-size:12px;letter-spacing:.12em;text-transform:uppercase}.section{padding:100px 0}.intro{display:grid;grid-template-columns:.65fr 1.35fr;gap:70px}.intro h2{font-size:58px;max-width:720px}.intro p{max-width:680px;color:var(--muted);margin-top:25px;font-size:18px}.values{display:grid;grid-template-columns:repeat(3,1fr);margin-top:54px;border-top:1px solid var(--line)}.value{padding:28px 34px 0 0}.value h3{font-size:18px;font-weight:600;margin-bottom:10px}.value p{font-size:15px;color:var(--muted)}.value+.value{padding-left:34px;border-left:1px solid var(--line)}.number{font-family:var(--serif);font-size:26px;display:block;color:#56775e;margin-bottom:18px}
.services{background:#eaf0e7}.sectionhead{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:38px}.sectionhead h2{font-size:58px;margin-top:15px}.sectionhead p{max-width:350px;color:var(--muted)}.tabs{display:flex;border-bottom:1px solid #b7c9bb;gap:40px}.tab{cursor:pointer;color:#516d5b;border:0;background:none;padding:18px 0;font-size:16px;border-bottom:3px solid transparent}.tab[aria-selected="true"]{color:var(--green);border-color:var(--green);font-weight:700}.servicepanel{display:grid;grid-template-columns:1.05fr 1fr;gap:90px;min-height:300px;padding-top:42px}.servicepanel h3{font-family:var(--serif);font-size:42px;line-height:1.1;margin-bottom:20px}.servicepanel p{color:var(--muted);max-width:480px}.servicepanel .button{margin-top:28px}.servicepanel ul{padding:0;margin:0;list-style:none;align-self:center}.servicepanel li{padding:17px 0;border-bottom:1px solid #cad6c9}.servicepanel li:before{content:'✓';color:var(--green);margin-right:15px}.servicepanel[hidden]{display:none}
.places{display:grid;grid-template-columns:1fr 1fr;gap:90px}.places h2{font-size:62px;margin:19px 0 25px}.places p{color:var(--muted);max-width:450px}.locationlist{border-top:1px solid var(--line)}.locationlist div{padding:22px 0;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:20px}.locationlist strong{font-family:var(--serif);font-size:26px;font-weight:400}.locationlist span{font-size:12px;text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}.places .textlink{margin-top:26px}
.about{display:grid;grid-template-columns:1fr 1fr;background:var(--green);color:white}.aboutbrand{padding:74px 65px;display:flex;flex-direction:column;justify-content:center;align-items:center;border-right:1px solid #507569;text-align:center;position:relative;overflow:hidden}.aboutbrand .amp{font-family:var(--serif);font-size:195px;line-height:1;color:var(--accent)}.aboutbrand h2{font-size:48px;margin-top:10px}.aboutbrand p{font-size:12px;letter-spacing:.23em;text-transform:uppercase;margin-top:24px}.aboutcopy{padding:75px 65px}.aboutcopy h2{font-size:48px;margin:22px 0}.aboutcopy p{color:#d8e8df;margin-bottom:23px}.aboutcopy .textlink{color:var(--accent)}
.join{padding:70px 0;display:grid;grid-template-columns:1.15fr 1fr;gap:65px;border-bottom:1px solid var(--line);align-items:center}.join h2{font-size:47px;margin-top:15px}.join p{color:var(--muted);margin-bottom:21px}.contact{padding:100px 0;text-align:center;max-width:820px;margin:auto}.contact h2{font-size:70px;margin:20px 0 26px}.contact p{color:var(--muted);font-size:18px;max-width:530px;margin:0 auto 32px}.contact .email{display:block;margin-top:22px;font-size:15px;overflow-wrap:anywhere}footer{background:#edf1ea;padding:40px 0}.footerrow{display:flex;align-items:center;justify-content:space-between;gap:30px}.footerinfo{text-align:right;font-size:13px;color:var(--muted)}.footerinfo a{border-bottom:1px solid}.footersmall{font-size:12px;color:var(--muted);border-top:1px solid #d5ded1;margin-top:30px;padding-top:20px;display:flex;justify-content:space-between;gap:24px}
@media(min-width:1500px){.hero{padding-top:70px;padding-bottom:80px}}
@media(max-width:1000px){.wrap{width:calc(100% - 56px)}.navlinks{gap:20px}.navlinks{gap:16px}.hero{gap:35px}.hero img{height:480px}.hero h1{font-size:68px}.intro{gap:35px}.intro h2,.sectionhead h2{font-size:50px}.servicepanel,.places{gap:45px}.aboutcopy,.aboutbrand{padding:50px 35px}}
@media(max-width:700px){html{scroll-padding-top:80px}.wrap{width:calc(100% - 40px)}.nav{height:80px}.brand strong{font-size:26px}.menu{display:block}.navlinks{display:none;position:absolute;top:80px;left:0;right:0;background:var(--paper);padding:20px;box-shadow:0 12px 20px #133e3510;align-items:stretch}.navlinks.open{display:flex;flex-direction:column;gap:20px}.navlinks>a:nth-child(3){display:block}.hero{grid-template-columns:1fr;padding:40px 0;gap:36px}.hero h1{font-size:66px}.hero p{font-size:16px;margin:23px 0}.hero .eyebrow{font-size:10px;margin-bottom:22px}.heroactions{gap:20px}.hero img{height:380px;border-radius:140px 140px 0 0}.herovisual{padding-left:16px}.photolabel{font-size:23px;padding:16px 22px}.strip .wrap{flex-direction:column;text-align:center;gap:7px;padding:23px 0}.strip span{font-size:10px}.section{padding:64px 0}.intro,.places{grid-template-columns:1fr;gap:25px}.intro h2,.sectionhead h2,.places h2{font-size:45px}.intro p{font-size:16px}.values{grid-template-columns:1fr;margin-top:35px}.value,.value+.value{padding:24px 0;border-left:0;border-bottom:1px solid var(--line)}.number{display:none}.sectionhead{display:block}.sectionhead p{margin-top:22px;font-size:16px}.tabs{gap:0;justify-content:space-between}.tab{font-size:14px;padding:15px 5px}.servicepanel{grid-template-columns:1fr;gap:24px;padding-top:30px}.servicepanel h3{font-size:36px}.places h2{margin-top:15px}.locationlist{margin-top:12px}.locationlist strong{font-size:24px}.about{grid-template-columns:1fr}.aboutbrand{padding:38px 25px;border-right:0;border-bottom:1px solid #507569}.aboutbrand .amp{font-size:110px}.aboutbrand h2{font-size:40px}.aboutbrand p{margin-top:15px}.aboutcopy{padding:40px 28px}.aboutcopy h2{font-size:41px}.join{grid-template-columns:1fr;gap:25px;padding:60px 0}.join h2{font-size:40px}.contact{padding:65px 0}.contact h2{font-size:53px}.contact p{font-size:16px}.footerrow{flex-direction:column;align-items:flex-start}.footerinfo{text-align:left}.footersmall{flex-direction:column;gap:8px}.heroactions .textlink{font-size:14px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.teamintro{padding:80px 0 55px;max-width:850px}.teamintro h1{font-size:clamp(54px,7vw,88px);margin:22px 0}.teamintro p{font-size:18px;color:var(--muted);max-width:640px}.broker{display:grid;grid-template-columns:1fr 1.3fr;border:1px solid var(--line);margin-bottom:60px}.brokerbrand{background:var(--green);color:white;padding:50px;display:flex;flex-direction:column;justify-content:center;text-align:center}.brokerbrand .amp{font:130px var(--serif);color:var(--accent);line-height:1.2}.brokerbrand p{letter-spacing:.12em;font-size:14px}.brokerinfo{padding:55px}.brokerinfo h2{font-size:48px;margin:16px 0 24px}.brokerinfo p{color:var(--muted);margin-bottom:24px}.brokerinfo a{overflow-wrap:anywhere}.directorynote{padding:0 0 75px;max-width:680px}.directorynote h2{font-size:40px;margin-bottom:20px}.directorynote p{color:var(--muted);margin-bottom:24px}@media(max-width:700px){.teamintro{padding-top:45px}.broker{grid-template-columns:1fr}.brokerbrand{padding:28px}.brokerbrand .amp{font-size:90px}.brokerinfo{padding:28px}.brokerinfo h2{font-size:40px}.teamintro p{font-size:16px}}

.navlinks{gap:22px}.navlinks a[aria-current="page"]{text-decoration:underline;text-underline-offset:7px}.brand{flex-shrink:0}.pageintro{padding:75px 0 50px;max-width:880px}.pageintro h1{font-size:clamp(52px,6.5vw,86px);margin:20px 0 25px}.pageintro p{font-size:18px;color:var(--muted);max-width:680px}.pagebody{padding-bottom:80px}.cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.card{border:1px solid var(--line);padding:32px;display:flex;flex-direction:column;align-items:flex-start;gap:18px;min-width:0}.card h2,.card h3{font-family:var(--serif);font-size:34px;line-height:1.12}.card p{color:var(--muted)}.card .textlink{margin-top:auto}.featurebox{background:#eaf0e7;padding:48px;border:1px solid var(--line)}.featurebox h2{font-size:44px;margin-bottom:22px}.featurebox p{max-width:680px;color:var(--muted);margin-bottom:26px}.callout{background:var(--green);color:white;padding:44px;margin-top:40px;display:flex;justify-content:space-between;gap:30px;align-items:center}.callout h2{font-size:40px;margin-bottom:14px}.callout p{max-width:600px;color:#d8e8df}.callout .button{flex-shrink:0}.pagebody .cards{margin-bottom:40px}.contactaddress{display:block;font-size:clamp(16px,2.2vw,26px);overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:6px}.footerlinks{display:flex;gap:20px;flex-wrap:wrap;margin-top:28px;font-size:14px}.eyebrow{font-size:14px}.homepaths{padding:70px 0}.homepaths>h2{font-size:48px;margin-bottom:30px}
@media(max-width:1100px){.menu{display:block}.navlinks{display:none;position:absolute;top:96px;left:0;right:0;background:var(--paper);padding:24px;box-shadow:0 12px 20px #133e3510;max-height:calc(100dvh - 96px);overflow:auto}.navlinks.open{display:flex;flex-direction:column;align-items:stretch;gap:20px}}
@media(max-width:700px){.navlinks{top:80px;max-height:calc(100dvh - 80px)}.cards{grid-template-columns:1fr}.pageintro{padding-top:45px}.pageintro p{font-size:16px}.card,.featurebox{padding:26px}.featurebox h2,.homepaths>h2{font-size:38px}.callout{padding:28px;flex-direction:column;align-items:flex-start}.callout h2{font-size:34px}.pagebody{padding-bottom:55px}.hero h1{font-size:clamp(48px,12vw,66px)}.locationlist div{flex-wrap:wrap}}

/* Agent directory */
.brokercontacts{display:flex;flex-direction:column;align-items:flex-start;gap:16px}.brokercontacts .textlink{font-size:16px}.agentdirectory{padding-bottom:80px}.directoryheading{margin-bottom:32px}.directoryheading h2{font-size:44px;margin-bottom:18px}.directoryheading p{color:var(--muted)}.agentgrid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.agentcard{padding:30px;border:1px solid var(--line);background:#fff;min-width:0;display:flex;flex-direction:column;align-items:flex-start;gap:22px}.agentcard h3{font-family:var(--serif);font-size:30px;line-height:1.2;overflow-wrap:anywhere}.agentcard .textlink{font-size:16px;margin-top:auto;padding:8px 0;min-height:44px}.agentcard:focus-within{border-color:var(--green)}@media(max-width:1000px){.agentgrid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:700px){.agentgrid{grid-template-columns:1fr;gap:16px}.agentcard{padding:26px}.directoryheading h2{font-size:36px}.agentdirectory{padding-bottom:55px}}