:root{--blue:#1939db;--navy:#15243c;--muted:#627084;--line:#dde2eb;--pale:#f2f5fa}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:#fff;color:var(--navy);font:16px/1.65 Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit}a,button{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #eb823e;outline-offset:5px}.wrap,header{max-width:1280px;margin:auto;padding-left:56px;padding-right:56px}.skip{position:absolute;left:20px;top:-100px;background:white;padding:15px;z-index:20}.skip:focus{top:10px}header{height:104px;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line)}.brand{display:flex;align-items:center;gap:16px;font-size:17px;font-weight:600;line-height:1.4}.monogram{font-family:Georgia,serif;font-size:37px;font-weight:400;letter-spacing:-3px}.monogram span,.footer-brand span{color:var(--blue)}.brand small{font-size:12px;letter-spacing:2px;display:block;margin-top:5px}nav{display:flex;align-items:center;gap:30px;font-size:14px}nav a:hover,.text-link:hover{color:var(--blue)}.nav-contact{border:1px solid var(--navy);padding:11px 19px;border-radius:4px}.hero{display:grid;grid-template-columns:1.1fr 1fr;gap:55px;padding-top:74px;padding-bottom:90px;align-items:center}.eyebrow{font-size:12px;font-weight:600;letter-spacing:2px;color:var(--blue);margin:0 0 23px}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-2.5px;line-height:1.1}h1{font-size:clamp(48px,5.3vw,73px);margin-bottom:27px}h1 em,h2 em{color:var(--blue);font-weight:400}h2{font-size:49px;margin-bottom:26px}h3{font-size:24px;line-height:1.3;font-weight:500}.intro{color:var(--muted);max-width:395px;font-size:17px;line-height:1.8}.actions{display:flex;gap:24px;align-items:center;flex-wrap:wrap;margin-top:30px}.button{display:inline-block;text-align:center;padding:16px 23px;border-radius:4px;font-size:14px;font-weight:600;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.primary{background:var(--blue);color:white}.primary:hover{background:#102ba9}.text-link{font-size:14px;border-bottom:1px solid currentColor;padding-bottom:4px;font-weight:500}.partner{margin-top:43px;display:flex;align-items:center;gap:26px}.partner>span{font-size:12px;line-height:1.5;color:var(--muted)}.partner>a{font-size:35px;font-weight:800;letter-spacing:-2px;border-left:1px solid var(--line);padding-left:26px}.partner>a span{color:#00a7ab}.hero-visual{position:relative;padding-right:26px;padding-bottom:25px}.photo-frame{height:520px;background:#e5eafa;border-radius:150px 150px 4px 4px;overflow:hidden;position:relative}.photo-frame>img{width:100%;height:100%;object-fit:cover;object-position:center 25%}.photo-note{position:absolute;bottom:20px;left:22px;color:#fff;font-size:12px;background:#15243cd9;padding:8px 13px;border-radius:3px}.name-card{position:absolute;bottom:0;right:0;background:white;box-shadow:0 10px 50px #15243c14;border:1px solid var(--line);padding:18px 25px;min-width:255px}.name-card>span{font-size:12px;letter-spacing:1px;color:var(--muted)}.name-card>strong{display:block;font-family:Georgia,serif;font-size:24px;font-weight:400}.name-card>a{font-size:12px;color:var(--blue)}.vertical-note{position:absolute;top:85px;right:-12px;writing-mode:vertical-rl;font-size:12px;letter-spacing:2px}.ribbon{background:var(--navy);color:white;padding:21px 0}.ribbon>.wrap{display:flex;justify-content:space-between;align-items:center;gap:18px;font-size:14px}.ribbon i{color:#a7b8ff;font-size:23px;font-style:normal}.section{padding-top:90px;padding-bottom:90px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:36px;margin-bottom:37px}.section-heading h2{margin-bottom:0}.section-heading>p{color:var(--muted);font-size:15px;max-width:330px;margin-bottom:4px}.section-heading>.text-link{margin-bottom:8px}.services{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:55px}.services article{border-top:1px solid var(--line);padding-top:24px}.service-number{color:var(--blue);font-family:Georgia,serif;font-style:italic;font-size:22px}.services h3{margin:19px 0 15px}.services p{color:var(--muted);font-size:15px;min-height:100px}.listings{background:var(--pale)}.property{background:white;display:grid;grid-template-columns:1.13fr 1fr;border-radius:6px;overflow:hidden}.property-media{position:relative;min-height:450px}.property-media>img{width:100%;height:100%;position:absolute;object-fit:cover}.badge{position:absolute;top:24px;left:24px;font-size:12px;letter-spacing:1.5px;background:white;padding:7px 13px;border-radius:2px}.gallery-controls{position:absolute;bottom:22px;left:22px;display:flex;gap:7px}.gallery-controls button{width:42px;height:40px;background:white;border:0;border-radius:3px;cursor:pointer;font-size:13px}.gallery-controls button[aria-pressed=true]{background:var(--blue);color:white}.property-copy{padding:40px}.property-copy .eyebrow{font-size:12px;margin-bottom:18px}.property h3{font:34px/1.2 Georgia,serif;letter-spacing:-.6px;margin-bottom:16px}.property-copy>p:not(.eyebrow):not(.price){color:var(--muted);font-size:14px}.facts{display:flex;gap:40px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:18px 0;margin:23px 0}.facts dt{font-size:12px;color:var(--muted)}.facts dd{margin:3px 0 0;font-size:18px}.price{font-size:27px;margin:0}.price span{font-size:14px;color:var(--muted)}.cost-note{font-size:12px!important;margin-bottom:23px}.property-inquiry{display:block;font-size:13px;margin:16px 0;text-decoration:underline;text-underline-offset:4px}.property-copy>small{display:block;font-size:12px;color:var(--muted);line-height:1.5}.about{display:grid;grid-template-columns:1fr 1fr;gap:90px}.signature{font-family:Georgia,serif;font-style:italic;font-size:27px;color:var(--blue);margin-top:45px;transform:none}.about-copy .large{font-family:Georgia,serif;font-size:27px;line-height:1.45;color:var(--navy)}.about-copy>p{color:var(--muted);font-size:16px}.about-copy>.text-link{display:inline-block;margin-top:15px}.process{background:var(--navy);color:white}.process .eyebrow,.process h2 em{color:#afbdff}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;margin-top:48px}.steps article{border-top:1px solid #ffffff36;padding-top:24px}.steps article>span{font-family:Georgia,serif;font-size:24px;color:#afbdff}.steps h3{font-size:20px;margin:23px 0 12px}.steps p{font-size:14px;color:#c4cbdb}.contact{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.contact p:not(.eyebrow){color:var(--muted);font-size:16px}.contact .button{margin-top:15px}.contact-details{border-top:1px solid var(--line);padding-top:30px}.contact-details>span{display:block;font-size:12px;letter-spacing:1.4px}.phone{display:block;font-family:Georgia,serif;font-size:36px;margin:16px 0 3px}.email{font-size:20px;color:var(--blue);overflow-wrap:anywhere}.contact-bottom{display:flex;justify-content:space-between;align-items:center;margin-top:32px;border-top:1px solid var(--line);padding-top:25px;font-size:13px;color:var(--muted)}.contact-bottom>a{text-decoration:underline;text-underline-offset:5px}footer{padding-top:28px!important;padding-bottom:28px!important;border-top:1px solid var(--line);display:flex;justify-content:space-between;align-items:center;gap:20px;font-size:12px;color:var(--muted)}.footer-brand{font-family:Georgia,serif;font-size:22px;color:var(--navy)}
@media(min-width:1450px){.hero{padding-top:90px;padding-bottom:105px}}@media(max-width:1050px){.wrap,header{padding-left:32px;padding-right:32px}.hero{gap:25px}.photo-frame{height:470px}.actions{gap:18px}.services{gap:25px}.property-copy{padding:28px}.facts{gap:28px}.about,.contact{gap:45px}h2{font-size:43px}nav{gap:18px}.brand{font-size:14px}}@media(max-width:750px){html{scroll-padding-top:20px}.wrap,header{padding-left:22px;padding-right:22px}header{height:auto;min-height:85px;padding-top:17px;padding-bottom:17px;gap:15px;flex-wrap:wrap}.brand{font-size:15px}.monogram{font-size:31px}nav{width:100%;justify-content:space-between;gap:10px;font-size:12px;border-top:1px solid var(--line);padding-top:14px}.nav-contact{padding:7px 9px}.hero{grid-template-columns:1fr;padding-top:44px;padding-bottom:52px;gap:40px}.hero h1{font-size:56px;letter-spacing:-2px}.hero-copy .eyebrow{font-size:12px}.intro{max-width:100%}.actions{align-items:flex-start;gap:20px}.partner{margin-top:28px}.hero-visual{max-width:460px;width:100%;margin:auto}.photo-frame{height:460px}.ribbon>.wrap{justify-content:center;flex-wrap:wrap;gap:7px 14px;font-size:12px}.ribbon i{font-size:14px}.ribbon span:last-child,.ribbon i:last-of-type{display:none}.section{padding-top:57px;padding-bottom:57px}h2{font-size:39px;letter-spacing:-1.5px}.section-heading{display:block;margin-bottom:28px}.section-heading>p,.section-heading>.text-link{display:inline-block;margin-top:23px}.eyebrow{font-size:12px;letter-spacing:1.5px;margin-bottom:18px}.services{grid-template-columns:1fr;gap:32px;margin-top:30px}.services p{min-height:0;max-width:450px}.services h3{margin-top:10px}.service-number{font-size:19px}.property{grid-template-columns:1fr}.property-media{min-height:300px}.property-copy{padding:28px 23px}.property h3{font-size:31px}.about,.contact{grid-template-columns:1fr;gap:28px}.signature{margin-top:27px}.about-copy .large{font-size:24px}.steps{grid-template-columns:1fr 1fr;gap:24px;margin-top:32px}.steps h3{font-size:18px}.steps p{font-size:14px}.phone{font-size:32px}.email{font-size:18px}footer{flex-wrap:wrap;font-size:12px}.footer-brand{width:100%;font-size:23px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}

/* Compact opening portfolio and official partner logo. */
.partner>a{display:flex;align-items:center;line-height:1;padding-top:4px;padding-bottom:4px}
.partner>a img{display:block;width:90px;height:32px;object-fit:contain}
.portfolio-preview{padding-bottom:38px}
.portfolio-heading{display:flex;align-items:center;justify-content:space-between;gap:18px;margin-bottom:16px}
.portfolio-heading h2{font:400 24px/1.2 Georgia,serif;letter-spacing:-.5px;margin:0}
.portfolio-heading>span{font-size:13px;color:var(--muted)}
.portfolio-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.portfolio-card{display:block;min-width:0;padding:19px 22px 17px;border:1px solid var(--line);border-radius:5px;background:#fff;transition:border-color .2s,background .2s}
.portfolio-card:hover{border-color:var(--blue);background:#f6f8ff}
.portfolio-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:10px}
.portfolio-type{font-size:12px;letter-spacing:1.4px;color:var(--blue);font-weight:600}
.portfolio-index{font:italic 22px/1 Georgia,serif;color:#929daf}
.portfolio-card h3{font:400 24px/1.25 Georgia,serif;letter-spacing:-.5px;margin:0 0 12px}
.portfolio-card h3 span{display:block;font:400 12px/1.4 Arial,sans-serif;letter-spacing:0;color:var(--muted);margin-top:5px}
.portfolio-card p{font-size:14px;color:var(--muted);line-height:1.5;margin-bottom:17px}
.portfolio-bottom{border-top:1px solid var(--line);padding-top:12px;display:flex;justify-content:space-between;gap:10px;font-size:12px;line-height:1.4}
.portfolio-bottom span:last-child{color:var(--blue)}
@media(min-width:1000px){header{height:86px}.hero{padding-top:38px;padding-bottom:35px;gap:45px}.hero h1{font-size:clamp(48px,4.7vw,64px);margin-bottom:20px}.hero .eyebrow{margin-bottom:16px}.hero .intro{font-size:16px;line-height:1.6;margin-bottom:0}.hero .actions{margin-top:23px;gap:17px}.hero .partner{margin-top:25px}.photo-frame{height:480px}.name-card{padding:13px 20px}.name-card strong{font-size:22px}.photo-note{bottom:40px}.hero-visual{padding-bottom:20px}}
@media(max-width:999px) and (min-width:751px){.hero{padding-bottom:40px}.portfolio-card{padding:18px 15px}.portfolio-card h3{font-size:22px}.portfolio-bottom{display:block}.portfolio-bottom span{display:block;margin-top:5px}}
@media(max-width:750px){.hero{padding-bottom:36px}.portfolio-heading{display:block}.portfolio-heading>span{display:block;margin-top:8px}.portfolio-grid{grid-template-columns:1fr;gap:12px}.portfolio-card{padding:19px 21px}.portfolio-card h3{font-size:25px}.portfolio-card p{margin-bottom:12px}.portfolio-preview{padding-bottom:35px}.brand{font-size:14px}.name-card>strong{font-size:22px}}
@media(prefers-reduced-motion:reduce){.portfolio-card{transition:none}}
.photo-frame>img{object-position:center 20%}

/* Photography-led property cards. */
.portfolio-grid{align-items:stretch}
.portfolio-card{padding:0;overflow:hidden;display:flex;flex-direction:column}
.portfolio-photo{height:190px;overflow:hidden;background:var(--pale);flex:none}
.portfolio-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 60%;transition:transform .25s ease}
.portfolio-card:hover .portfolio-photo img{transform:scale(1.025)}
.portfolio-card-content{padding:19px 22px 17px;flex:1;display:flex;flex-direction:column}
.portfolio-card-content>p{flex:1}
.portfolio-preview{padding-bottom:45px}
@media(max-width:999px) and (min-width:751px){.portfolio-card-content{padding:18px 15px}.portfolio-photo{height:155px}}
@media(max-width:750px){.portfolio-card{padding:0}.portfolio-photo{height:220px}.portfolio-card-content{padding:19px 21px}.portfolio-grid{gap:22px}}
@media(prefers-reduced-motion:reduce){.portfolio-photo img{transition:none}.portfolio-card:hover .portfolio-photo img{transform:none}}

.about{align-items:center}.about-photo{width:100%;max-width:390px;aspect-ratio:4/5;overflow:hidden;border-radius:5px;margin-top:30px;background:var(--pale)}.about-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 35%}.about .signature{margin-top:22px}@media(max-width:750px){.about-photo{max-width:440px;margin-top:25px;aspect-ratio:1/1}}

.about .about-copy .signature{margin:0 0 26px}

.about{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);column-gap:64px;row-gap:32px;align-items:start}.about-heading{grid-column:1/-1}.about-heading h2{margin-bottom:0}.about .about-photo{max-width:none;margin-top:0;aspect-ratio:4/5}.about .about-copy .signature{margin:0 0 22px;line-height:1.25}.about-copy>p{margin-bottom:20px}.about-copy>.text-link{margin-top:4px}@media(max-width:1050px){.about{column-gap:40px}}@media(max-width:750px){.about{grid-template-columns:1fr;gap:28px}.about-heading{grid-column:auto}.about .about-photo{max-width:440px;aspect-ratio:1/1}.about .about-copy .signature{margin-bottom:20px}}

.photo-frame>img{object-position:center 65%}.about-photo img{object-position:center 65%}

.profile-section{padding:88px 0;background:#f2f5fa;border-top:1px solid var(--line)}
.profile-layout{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(40px,6vw,80px);align-items:stretch}
.profile-portrait{position:relative;overflow:hidden;min-height:640px;border-radius:100px 4px 4px 4px;background:#deded5}
.profile-portrait img{position:absolute;display:block;width:150%;height:150%;max-width:none;left:-25%;bottom:0;object-fit:cover;object-position:55% bottom}
.profile-content{padding:10px 0;max-width:570px}.profile-content .eyebrow{margin-bottom:18px;font-size:12px}.profile-content h2{font-size:clamp(40px,4.2vw,58px);line-height:1.06;letter-spacing:-1.8px;margin:0 0 18px}.profile-content h2 em{font-style:normal}.profile-role{font-size:14px;color:var(--navy);padding-bottom:24px;margin:0 0 24px;border-bottom:1px solid #cfd7e4}.profile-story{color:#4f6077;font-size:16px;line-height:1.75}.profile-story p{margin:0 0 20px}.profile-story p:last-child{margin-bottom:0}.profile-instagram{display:inline-block;margin-top:26px;color:var(--blue)}
@media(max-width:950px) and (min-width:751px){.profile-layout{gap:32px;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr)}.profile-portrait{min-height:680px}.profile-portrait img{width:170%;left:-35%}}
@media(max-width:750px){.profile-section{padding:52px 0}.profile-layout{grid-template-columns:1fr;gap:32px}.profile-portrait{min-height:0;height:440px;border-radius:70px 4px 4px 4px}.profile-portrait img{width:140%;height:150%;left:-20%;object-position:center bottom}.profile-content{padding:0;max-width:none}.profile-content h2{font-size:43px}.profile-role{padding-bottom:20px;margin-bottom:22px}.profile-story{line-height:1.7}}

.contact-details>.contact-name{font-family:Georgia,'Times New Roman',serif;font-size:32px;font-weight:400;letter-spacing:-.6px;line-height:1.25;color:var(--navy)}.contact-instagram{display:block;margin-top:16px;font-size:18px;color:var(--blue);overflow-wrap:anywhere;line-height:1.6}.contact-instagram:hover{text-decoration:underline;text-underline-offset:4px}@media(max-width:750px){.contact-details>.contact-name{font-size:28px}.contact-instagram{font-size:16px}}