.tp{--tp-navy:#002349;--tp-navy-deep:#001a37;--tp-gold:#b08c3e;--tp-cream:#f7f5f0;--tp-ink:#1d2733;--tp-body:#3a4654;--tp-muted:#8a93a0;--tp-line:#ece8dd;--tp-serif:"Cormorant Garamond",Georgia,serif;--tp-sans:"Jost",system-ui,sans-serif;font-family:var(--tp-sans);font-weight:400;color:var(--tp-ink);background:var(--tp-cream);-webkit-font-smoothing:antialiased;overflow-x:hidden}.tp *,.tp :after,.tp :before{box-sizing:border-box;margin:0;padding:0}.tp img{display:block;max-width:100%}.tp a{color:inherit;text-decoration:none}.tp button,.tp input,.tp select,.tp textarea{font-family:inherit}.tp ::selection{background:var(--tp-navy);color:#fff}@keyframes tp-slowzoom{0%{transform:scale(1.06)}to{transform:scale(1)}}@keyframes tp-fadeup{0%{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}.tp .wrap{max-width:1120px;margin:0 auto}.tp .pad{padding:clamp(64px,9vw,120px) clamp(20px,5vw,64px)}.tp .eyebrow{font-size:12px;letter-spacing:.34em;text-transform:uppercase;color:var(--tp-gold)}.tp .h2,.tp .serif{font-family:var(--tp-serif);font-weight:500}.tp .h2{font-size:clamp(2rem,4vw,3rem);line-height:1.05;color:var(--tp-navy)}.tp .link-underline{display:inline-block;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-navy);border-bottom:1px solid var(--tp-gold);padding-bottom:6px}.tp .link-underline svg{vertical-align:-2px;margin-left:6px}.tp .nav{position:fixed;top:0;left:0;width:100%;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:18px clamp(20px,5vw,64px)}.tp .nav:before{content:"";position:absolute;inset:0;background:var(--tp-navy);opacity:0;transition:opacity .45s ease;pointer-events:none}.tp .nav.solid:before{opacity:1}.tp .nav-brand{position:relative;z-index:2;display:block;line-height:1}.tp .nav-brand .bn{font-family:var(--tp-serif);font-weight:600;font-size:24px;letter-spacing:.04em;color:#fff}.tp .nav-brand .bs{font-size:9px;font-weight:400;letter-spacing:.32em;color:var(--tp-gold);margin-top:4px;text-transform:uppercase}.tp .nav-links{position:relative;z-index:2;display:flex;align-items:center;gap:28px}.tp .nav-links .nav-ai,.tp .nav-links a{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:#fff;opacity:.88;transition:opacity .25s}.tp .nav-links .nav-ai:hover,.tp .nav-links a:hover{opacity:1}.tp .nav-ai{display:inline-flex;align-items:center;gap:7px;white-space:nowrap;background:none;border:none;cursor:pointer;padding:0}.tp .nav-links .nav-cta{color:var(--tp-navy);background:var(--tp-gold);padding:11px 22px;opacity:1}.tp .nav-links .nav-cta:hover{background:#c2a45e}.tp .nav-toggle{position:relative;z-index:2;display:none;background:none;border:none;color:#fff;cursor:pointer;font-size:22px;line-height:1}.tp .drawer{position:fixed;inset:0;z-index:49;background:var(--tp-navy);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:26px;opacity:0;pointer-events:none;transition:opacity .3s ease}.tp .drawer.open{opacity:1;pointer-events:auto}.tp .drawer .drawer-ai,.tp .drawer a{font-size:15px;letter-spacing:.22em;text-transform:uppercase;color:#fff;background:none;border:none;cursor:pointer}.tp .drawer .drawer-cta{color:var(--tp-navy);background:var(--tp-gold);padding:14px 30px}.tp .hero{position:relative;min-height:100vh;display:flex;align-items:center;justify-content:center;overflow:hidden}.tp .hero-bg{position:absolute;inset:0;animation:tp-slowzoom 9s ease-out forwards}.tp .hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center}.tp .hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,35,73,.32),rgba(0,35,73,.23) 45%,rgba(0,35,73,.63))}.tp .hero-inner{position:relative;z-index:3;text-align:center;color:#fff;padding:120px clamp(20px,5vw,40px) 80px;max-width:980px;animation:tp-fadeup .9s ease-out both}.tp .hero-eyebrow{font-size:12px;letter-spacing:.4em;text-transform:uppercase;color:var(--tp-gold);margin-bottom:26px}.tp .hero h1{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2.7rem,6.2vw,5.4rem);line-height:1.04;letter-spacing:.01em}.tp .hero-sub{font-size:clamp(1rem,1.5vw,1.18rem);font-weight:300;line-height:1.7;max-width:600px;margin:28px auto 0;opacity:.92}.tp .hero-cta{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;margin-top:42px}.tp .btn-hero-primary{display:inline-flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-navy);background:#fff;border:none;cursor:pointer;padding:17px 36px;transition:background .3s}.tp .btn-hero-primary:hover{background:var(--tp-gold)}.tp .btn-hero-ghost{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.6);padding:17px 36px;transition:all .3s}.tp .btn-hero-ghost:hover{background:#fff;color:var(--tp-navy)}.tp .hero-scroll{position:absolute;bottom:30px;left:50%;transform:translateX(-50%);z-index:3;color:rgba(255,255,255,.7);font-size:11px;letter-spacing:.3em;text-transform:uppercase}.tp .creds{background:var(--tp-navy);color:#fff;padding:clamp(40px,6vw,64px) clamp(20px,5vw,64px)}.tp .creds-grid{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:36px;gap:36px;text-align:center}.tp .cred-num{font-family:var(--tp-serif);font-size:clamp(2.2rem,3.5vw,3rem);color:var(--tp-gold);line-height:1}.tp .cred-label{font-size:11px;letter-spacing:.22em;text-transform:uppercase;margin-top:12px;opacity:.85}.tp .about{background:var(--tp-cream)}.tp .about-inner{max-width:880px;margin:0 auto;text-align:center}.tp .about-inner .eyebrow{margin-bottom:24px}.tp .about-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4.4vw,3.3rem);line-height:1.12;color:var(--tp-navy)}.tp .gold-rule{width:54px;height:1px;background:var(--tp-gold);margin:34px auto}.tp .about-inner p{font-size:1.1rem;font-weight:300;line-height:1.85;color:var(--tp-body)}.tp .band{position:relative;height:clamp(320px,46vw,560px);overflow:hidden}.tp .band img{width:100%;height:100%;object-fit:cover;object-position:center 30%}.tp .band-scrim{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,35,73,.55),rgba(0,35,73,.1) 55%,transparent)}.tp .band-caption{position:absolute;left:clamp(20px,6vw,80px);top:50%;transform:translateY(-50%);color:#fff;max-width:420px}.tp .band-caption .eyebrow{margin-bottom:16px}.tp .band-caption blockquote{font-family:var(--tp-serif);font-size:clamp(1.4rem,2.6vw,2rem);font-style:italic;line-height:1.35;font-weight:400}.tp .video{background:#fff;padding:clamp(64px,9vw,110px) clamp(20px,5vw,64px)}.tp .video-inner{max-width:960px;margin:0 auto;text-align:center}.tp .video-inner .eyebrow{margin-bottom:20px}.tp .video-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.9rem,3.6vw,2.8rem);color:var(--tp-navy);line-height:1.1;margin-bottom:36px}.tp .video-frame{position:relative;width:100%;aspect-ratio:16/9;box-shadow:0 20px 50px rgba(0,35,73,.14);background:var(--tp-navy-deep)}.tp .video-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0}.tp .profiles{background:var(--tp-cream)}.tp .split{display:flex;gap:clamp(32px,5vw,72px);align-items:center}.tp .split.rev{flex-direction:row-reverse}.tp .profile+.profile{margin-top:clamp(56px,8vw,100px)}.tp .profile-photo{flex:0 0 40%;min-width:280px}.tp .profile-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}.tp .profile-body{flex:1 1;min-width:280px}.tp .profile-body .eyebrow{letter-spacing:.3em;margin-bottom:14px}.tp .profile-body h3{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,3.4vw,2.8rem);color:var(--tp-navy);line-height:1.05}.tp .profile-body p{font-size:1.04rem;font-weight:300;line-height:1.85;color:var(--tp-body);margin-top:18px}.tp .profile-body p:first-of-type{margin-top:22px}.tp .profile-body .link-underline{margin-top:26px;padding-bottom:5px}.tp #listings{background:var(--tp-cream);padding:clamp(64px,9vw,120px) clamp(20px,5vw,64px)}.tp #listings .section-inner{max-width:1200px;margin:0 auto}.tp #listings .section-label{font-size:12px;letter-spacing:.34em;text-transform:uppercase;color:var(--tp-gold);margin-bottom:16px}.tp #listings .section-title{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4vw,3rem);color:var(--tp-navy);line-height:1.05;margin-bottom:48px}.tp #listings .section-title em{font-style:italic}.tp .listings-tabs{display:flex;gap:36px;margin-bottom:40px;border-bottom:1px solid #e3ded1}.tp .tab-btn{padding:0 0 16px;background:none;cursor:pointer;font-size:13px;letter-spacing:.22em;text-transform:uppercase;color:#9aa1ab;border:none;border-bottom:2px solid transparent;margin-bottom:-1px;transition:color .25s}.tp .tab-btn.active{color:var(--tp-navy);border-bottom-color:var(--tp-gold)}.tp .listings-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:30px;gap:30px}.tp .listings-empty{grid-column:1/-1;padding:48px 0;text-align:center;font-size:1rem;font-weight:300;color:var(--tp-body)}.tp .listings-pagination{display:flex;align-items:center;justify-content:center;gap:22px;margin-top:44px}.tp .pagination-btn{display:inline-block;background:none;border:none;border-bottom:1px solid var(--tp-gold);cursor:pointer;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-navy);padding:0 0 6px}.tp .pagination-btn:disabled{opacity:.35;cursor:default}.tp .pagination-info{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--tp-muted)}.tp .listings-see-all{text-align:center;margin-top:42px}.tp .sir{background:var(--tp-navy);color:#fff;padding:clamp(64px,9vw,130px) clamp(20px,5vw,64px)}.tp .sir-inner{max-width:1000px;margin:0 auto;text-align:center}.tp .sir-inner .eyebrow{margin-bottom:22px}.tp .sir-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4.4vw,3.4rem);line-height:1.12}.tp .sir-inner>p{font-size:1.1rem;font-weight:300;line-height:1.85;max-width:680px;margin:30px auto 0;opacity:.9}.tp .sir-pillars{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:30px;gap:30px;margin-top:64px;text-align:center}.tp .sir-pillar{padding:0 10px}.tp .sir-pillar+.sir-pillar{border-left:1px solid rgba(255,255,255,.14)}.tp .sir-pillar .t{font-family:var(--tp-serif);font-size:2.4rem;color:var(--tp-gold)}.tp .sir-pillar .b{font-size:13px;line-height:1.7;opacity:.82;margin-top:10px}.tp .sir-btn{display:inline-flex;align-items:center;gap:14px;margin-top:60px;color:#fff;border:1px solid rgba(255,255,255,.35);padding:18px 32px;transition:all .3s}.tp .sir-btn span{font-family:var(--tp-serif);font-size:1.1rem;letter-spacing:.06em}.tp .sir-btn:hover{background:var(--tp-gold);border-color:var(--tp-gold);color:var(--tp-navy)}.tp .reviews{background:var(--tp-cream)}.tp .reviews-head{text-align:center;margin-bottom:52px}.tp .reviews-head .eyebrow{margin-bottom:16px}.tp .stars{color:var(--tp-gold);letter-spacing:.3em;font-size:1.2rem;margin-top:16px}.tp .reviews-src{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--tp-muted);margin-top:8px}.tp .reviews-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:26px;gap:26px}.tp .review-card{background:#fff;padding:38px 34px;box-shadow:0 10px 30px rgba(0,35,73,.06)}.tp .review-card .stars-sm{color:var(--tp-gold);letter-spacing:.2em;font-size:.95rem}.tp .review-card blockquote{font-family:var(--tp-serif);font-size:1.22rem;font-style:italic;line-height:1.55;color:#2a3542;margin-top:20px}.tp .review-card cite{display:block;font-style:normal;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--tp-navy);margin-top:24px}.tp .reviews-more{text-align:center;margin-top:42px}.tp .probate{background:#fff}.tp .probate-body{flex:1 1;min-width:280px}.tp .probate-body .eyebrow{margin-bottom:18px}.tp .probate-body h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.9rem,3.6vw,2.8rem);color:var(--tp-navy);line-height:1.1}.tp .probate-body>p{font-size:1.05rem;font-weight:300;line-height:1.85;color:var(--tp-body);margin-top:22px}.tp .probate-list{list-style:none;margin-top:26px;display:grid;grid-gap:14px;gap:14px}.tp .probate-list li{display:flex;gap:12px;align-items:baseline;font-size:1rem;color:#2a3542}.tp .probate-list li:before{content:"◆";color:var(--tp-gold);font-size:.7em}.tp .probate-ctas{display:flex;flex-wrap:wrap;gap:16px;margin-top:30px;align-items:center}.tp .btn-navy{display:inline-block;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#fff;background:var(--tp-navy);border:none;cursor:pointer;padding:15px 30px;transition:background .3s}.tp .btn-navy:hover{background:var(--tp-gold);color:var(--tp-navy)}.tp .probate-photo{flex:0 0 42%;min-width:280px}.tp .probate-photo img{width:100%;height:440px;object-fit:cover;object-position:center}.tp .probate-topics{max-width:1120px;margin:clamp(56px,7vw,80px) auto 0;padding-top:clamp(40px,5vw,56px);border-top:1px solid var(--tp-line)}.tp .probate-topics .eyebrow{letter-spacing:.24em;margin-bottom:24px}.tp .topics-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));grid-gap:20px;gap:20px}.tp .topic-card{display:block;background:var(--tp-cream);padding:26px 24px;transition:box-shadow .3s}.tp .topic-card:hover{box-shadow:0 10px 26px rgba(0,35,73,.1)}.tp .topic-card .t{font-family:var(--tp-serif);font-size:1.2rem;color:var(--tp-navy)}.tp .topic-card .b{font-size:.92rem;color:#5a6472;line-height:1.6;margin-top:10px}.tp .probate-faq{text-align:center;margin-top:36px}.tp .insights{background:var(--tp-cream)}.tp .insights-inner{max-width:1200px;margin:0 auto}.tp .market-band{background:var(--tp-navy);color:#fff;padding:clamp(36px,5vw,56px);display:flex;flex-wrap:wrap;gap:40px;align-items:center;justify-content:space-between}.tp .market-copy{flex:1 1;min-width:280px}.tp .market-copy .eyebrow{letter-spacing:.3em;margin-bottom:14px}.tp .market-copy h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.7rem,3vw,2.4rem);line-height:1.15}.tp .market-copy p{font-size:1rem;font-weight:300;line-height:1.8;opacity:.86;margin-top:16px;max-width:460px}.tp .market-link{display:inline-flex;align-items:center;gap:10px;margin-top:24px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-gold);border-bottom:1px solid var(--tp-gold);padding-bottom:6px}.tp .market-chart{flex:0 0 360px;max-width:100%}.tp .market-bars{display:flex;align-items:flex-end;gap:22px;height:150px;padding:0 6px}.tp .market-bar{flex:1 1;display:flex;flex-direction:column;align-items:center;gap:10px;height:100%;justify-content:flex-end}.tp .market-bar .fill{width:100%;background:linear-gradient(180deg,var(--tp-gold),rgba(176,140,62,.4))}.tp .market-bar .lbl{font-size:10px;letter-spacing:.1em;opacity:.8;text-align:center}.tp .market-note{font-size:10px;letter-spacing:.14em;text-transform:uppercase;opacity:.6;text-align:center;margin-top:14px}.tp .blog-head{display:flex;align-items:flex-end;justify-content:space-between;flex-wrap:wrap;gap:20px;margin:72px 0 40px}.tp .blog-head .eyebrow{margin-bottom:16px}.tp .blog-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:30px;gap:30px}.tp .post{background:#fff;box-shadow:0 10px 30px rgba(0,35,73,.06)}.tp a.post{display:block;color:inherit;text-decoration:none}.tp a.post:hover .post-body h3{color:var(--tp-gold)}.tp .post-img{width:100%;height:220px;overflow:hidden}.tp .post-img img{width:100%;height:100%;object-fit:cover}.tp .post-body{padding:26px 28px 30px}.tp .post-cat{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--tp-muted)}.tp .post-body h3{font-family:var(--tp-serif);font-weight:500;font-size:1.45rem;color:var(--tp-navy);margin-top:10px;line-height:1.25}.tp .communities{background:#fff}.tp .communities-inner{max-width:1200px;margin:0 auto}.tp .communities-head{text-align:center;margin-bottom:52px}.tp .communities-head .eyebrow{margin-bottom:16px}.tp .communities-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));grid-gap:30px;gap:30px}.tp .community-video{display:block;position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--tp-navy-deep)}.tp .community-video img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.tp .community-video:hover img{transform:scale(1.06)}.tp .community-video .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,35,73,0) 55%,rgba(0,35,73,.6))}.tp .community-video .play{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:52px;height:52px;border-radius:50%;background:rgba(255,255,255,.92);display:flex;align-items:center;justify-content:center}.tp .community-body{padding:20px 2px 0}.tp .community-body h3{font-family:var(--tp-serif);font-weight:500;font-size:1.4rem;color:var(--tp-navy)}.tp .community-body p{font-size:.95rem;line-height:1.7;color:var(--tp-body);margin-top:8px}.tp .community-more{display:flex;flex-direction:column;justify-content:center;padding:32px;background:var(--tp-cream)}.tp .community-more .eyebrow{font-size:11px;letter-spacing:.24em;margin-bottom:14px}.tp .community-more p{font-family:var(--tp-serif);font-size:1.25rem;color:var(--tp-navy);line-height:1.6}.tp .contact{background:var(--tp-navy);color:#fff}.tp .contact-grid{display:flex;gap:clamp(40px,6vw,90px)}.tp .contact-left{flex:1 1;min-width:280px}.tp .contact-left .eyebrow{margin-bottom:18px}.tp .contact-left h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4vw,3rem);line-height:1.08}.tp .contact-left>p{font-size:1.05rem;font-weight:300;line-height:1.8;opacity:.9;margin-top:20px;max-width:420px}.tp .contact-channels{margin-top:40px;display:grid;grid-gap:22px;gap:22px}.tp .channel .l{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-gold)}.tp .channel .v{font-size:1.05rem;margin-top:6px}.tp .socials{display:flex;gap:14px;margin-top:36px}.tp .socials a{width:42px;height:42px;border:1px solid rgba(255,255,255,.25);display:flex;align-items:center;justify-content:center;transition:all .3s}.tp .socials a:hover{background:var(--tp-gold);border-color:var(--tp-gold);color:var(--tp-navy)}.tp .form-card{flex:0 0 46%;min-width:300px;background:#fff;color:var(--tp-ink);padding:clamp(28px,4vw,44px)}.tp .form-logos{display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap;margin-bottom:28px;padding-bottom:24px;border-bottom:1px solid var(--tp-line)}.tp .form-logos .tp-logo{height:44px;width:auto}.tp .form-logos .vs-logo{height:32px;width:auto}.tp .form-fields{display:grid;grid-gap:18px;gap:18px}.tp .field label{display:block;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--tp-muted)}.tp .field input,.tp .field select,.tp .field textarea{width:100%;border:none;border-bottom:1px solid #d8d3c6;border-radius:0;padding:10px 0;outline:none;font-size:15px;color:var(--tp-ink);background:transparent;margin-top:6px}.tp .field select{padding:11px 0;cursor:pointer;-moz-appearance:none;appearance:none;-webkit-appearance:none}.tp .field textarea{resize:vertical}.tp .field input:focus,.tp .field select:focus,.tp .field textarea:focus{border-bottom-color:var(--tp-gold)}.tp .field .msg{display:none;font-size:12px;color:#b0503e;margin-top:6px}.tp .field.err input,.tp .field.err select{border-bottom-color:#b0503e}.tp .field.err .msg{display:block}.tp .form-submit{background:var(--tp-navy);color:#fff;border:none;padding:16px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;cursor:pointer;margin-top:8px;transition:background .3s}.tp .form-submit:hover{background:var(--tp-gold);color:var(--tp-navy)}.tp .form-submit:disabled{opacity:.6;cursor:default}.tp .form-error{font-size:.92rem;color:#b0503e;line-height:1.5}.tp .form-success{text-align:center;padding:40px 10px}.tp .form-success .tick{width:54px;height:54px;margin:0 auto 20px;border-radius:50%;background:var(--tp-navy);color:#fff;font-size:24px;display:flex;align-items:center;justify-content:center}.tp .form-success h3{font-family:var(--tp-serif);font-weight:500;font-size:1.8rem;color:var(--tp-navy)}.tp .form-success p{font-size:1rem;font-weight:300;line-height:1.7;color:var(--tp-body);margin-top:12px}.tp .tp-honeypot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}.tp .footer{background:var(--tp-navy-deep);color:rgba(255,255,255,.7);padding:clamp(44px,5vw,64px) clamp(20px,5vw,64px) 40px}.tp .footer-top{max-width:1120px;margin:0 auto;display:flex;flex-wrap:wrap;gap:30px;justify-content:space-between;align-items:flex-start;border-bottom:1px solid rgba(255,255,255,.12);padding-bottom:36px}.tp .footer-logo{height:38px;width:auto;filter:brightness(0) invert(1)}.tp .footer-sir-btn{display:inline-flex;align-items:center;gap:9px;margin-top:18px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.28);padding:11px 18px;transition:all .3s}.tp .footer-sir-btn:hover{border-color:var(--tp-gold);color:var(--tp-gold)}.tp .footer-links{display:flex;flex-wrap:wrap;gap:26px}.tp .footer-links,.tp .footer-links .footer-ai{font-size:12px;letter-spacing:.16em;text-transform:uppercase}.tp .footer-links .footer-ai{background:none;border:none;cursor:pointer;color:inherit;padding:0}.tp .footer-legal{max-width:1120px;margin:26px auto 0;display:flex;flex-wrap:wrap;gap:14px 30px;justify-content:space-between;font-size:11px;letter-spacing:.08em}.tp .footer-disclaimer{max-width:1120px;margin:26px auto 0;padding:16px 18px;border:1px solid rgba(255,255,255,.22);font-size:11.5px;line-height:1.7;color:rgba(255,255,255,.78)}.tp .footer-homiere{max-width:1120px;margin:24px auto 0;text-align:center;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.6)}.tp .footer-homiere a:hover{color:var(--tp-gold)}.tp .properties-page{padding-top:84px}.tp .blog-page{padding-top:130px;background:var(--tp-cream)}.tp .blog-page-inner{max-width:1200px;margin:0 auto}.tp .blog-page-head{text-align:center;max-width:640px;margin:0 auto 56px}.tp .blog-page-head h1{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2.1rem,4.5vw,3.2rem);color:var(--tp-navy);margin-top:14px;line-height:1.1}.tp .blog-page-head p{font-size:1rem;font-weight:300;line-height:1.8;color:var(--tp-body);margin-top:18px}.tp .blog-empty{text-align:center;color:var(--tp-body)}.tp .post-meta{font-size:12px;letter-spacing:.06em;color:var(--tp-muted);margin-top:12px}.tp .article-wrap{max-width:780px;margin:0 auto}.tp .article-crumbs{display:flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:34px;white-space:nowrap}.tp .article-crumbs a{color:var(--tp-gold)}.tp .article-crumbs .sep{color:var(--tp-muted)}.tp .article-crumbs .here{color:var(--tp-muted);overflow:hidden;text-overflow:ellipsis}.tp .article-title{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.9rem,4vw,2.8rem);color:var(--tp-navy);line-height:1.15;margin-top:12px}.tp .article-hero{margin-top:32px}.tp .article-hero img{width:100%;max-height:460px;object-fit:cover}.tp .article-body{background:#fff;padding:clamp(28px,5vw,56px);margin-top:32px;box-shadow:0 10px 30px rgba(0,35,73,.06);font-weight:300;color:var(--tp-body);line-height:1.85}.tp .article-body p{margin:0 0 20px}.tp .article-body h2,.tp .article-body h3,.tp .article-body h4{font-family:var(--tp-serif);font-weight:500;color:var(--tp-navy);line-height:1.2;margin:36px 0 14px}.tp .article-body h2{font-size:1.7rem}.tp .article-body h3{font-size:1.4rem}.tp .article-body h4{font-size:1.15rem}.tp .article-body ol,.tp .article-body ul{margin:0 0 20px;padding-left:24px}.tp .article-body li{margin-bottom:10px}.tp .article-body a{color:var(--tp-gold);text-decoration:underline;text-underline-offset:3px}.tp .article-body strong{font-weight:500;color:var(--tp-ink)}.tp .article-body blockquote{border-left:2px solid var(--tp-gold);margin:0 0 20px;padding:4px 0 4px 20px;font-family:var(--tp-serif);font-size:1.15rem;color:var(--tp-navy)}.tp .article-body img{width:100%;margin:8px 0 20px}.tp .article-cta{background:var(--tp-navy);color:#fff;text-align:center;padding:clamp(32px,5vw,48px);margin-top:40px}.tp .article-cta p{font-weight:300;line-height:1.8;opacity:.86;max-width:460px;margin:14px auto 24px}.tp .article-cta .btn-navy{background:var(--tp-gold);color:var(--tp-navy)}.tp .article-cta .btn-navy:hover{background:#fff}.tp .article-related{max-width:1200px;margin:0 auto}@media (max-width:880px){.tp .nav-links{display:none}.tp .nav-toggle{display:block}.tp .contact-grid,.tp .split,.tp .split.rev{flex-direction:column}.tp .form-card{flex:1 1 auto}.tp .market-chart{flex:1 1 100%}.tp .probate-photo img{height:320px}}.cac{--navy:#002349;--navy-line:#1a3a5c;--gold:#c9a24b;--cream:#f7f5f0;--cream-2:#eee9dc;--sand:#e2ddce;--line:#d8d2c0;--ink:#1a1a1a;--muted:#4a4a4a;--muted-2:#555;--dim:#777;--on-navy:#c7c2b3;--on-navy-strong:#e6e2d6;--serif:"Bodoni Moda",Georgia,"Times New Roman",serif;--sans:"Work Sans",Arial,Helvetica,sans-serif;--gutter:64px;font-family:var(--sans);font-weight:400;color:var(--ink);background:var(--cream);-webkit-font-smoothing:auto;-moz-osx-font-smoothing:auto}.cac *,.cac :after,.cac :before{box-sizing:border-box}.cac a{color:inherit;text-decoration:none;transition:opacity .15s ease}.cac a:hover{opacity:.75}.cac h1,.cac h2,.cac h3,.cac h4{font-family:var(--serif);font-weight:500;margin:0}.cac p{margin:0}.cac img{max-width:100%}.cac .wrap{max-width:1180px;margin:0 auto;padding:0 var(--gutter)}.cac .wrap-wide{max-width:1280px}.cac .wrap-mid{max-width:1080px}.cac .wrap-narrow{max-width:840px}.cac .eyebrow{font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--navy);margin:0 0 18px}.cac .eyebrow-gold{color:var(--gold)}.cac .btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 30px;font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase;line-height:1;border:1px solid transparent;cursor:pointer;background:none}.cac .btn-navy{background:var(--navy);color:var(--cream)}.cac .btn-outline{border-color:var(--navy);color:var(--navy)}.cac .btn-gold{background:var(--gold);color:var(--cream)}.cac .btn[disabled]{opacity:.6;cursor:default}.cac .nav{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px var(--gutter);background:var(--navy)}.cac .nav-logo{display:block;height:50px;width:auto}.cac .nav-links{display:flex;align-items:center;gap:34px;font-size:12px;letter-spacing:.14em;text-transform:uppercase}.cac .nav-ai,.cac .nav-links a{color:var(--cream)}.cac .nav-links a.is-active{color:var(--gold)}.cac .nav-ai{background:var(--gold);padding:8px 16px;font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase}.cac .nav-ai,.cac .nav-toggle{border:0;line-height:1;cursor:pointer}.cac .nav-toggle{display:none;background:none;color:var(--cream);font-size:22px;padding:6px}.cac .drawer{display:none}.cac .hero{position:relative;height:88vh;min-height:600px;overflow:hidden}.cac .hero .hero-still,.cac .hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1}.cac .hero picture{display:contents}.cac .hero video{z-index:2}.cac .hero-scrim{z-index:3}.cac .hero-inner{z-index:4}.cac .hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,20,32,.35),rgba(10,20,32,.55))}.cac .hero-inner{position:relative;height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:0 24px}.cac .hero-inner h1{font-size:54px;line-height:1.18;color:var(--cream);max-width:820px;margin:0 0 28px}.cac .hero-inner .eyebrow{margin-bottom:22px}.cac .hero-lede{font-size:17px;line-height:1.75;color:var(--on-navy-strong);max-width:640px}.cac .band{padding:90px 0}.cac .band-tight{padding:0 0 110px}.cac .band-navy{background:var(--navy);color:var(--cream)}.cac .band-cream{background:var(--cream-2)}.cac .page-head{text-align:center;padding:100px 24px 60px;max-width:780px;margin:0 auto}.cac .page-head h1{font-size:46px;line-height:1.18;margin:0 0 24px}.cac .page-head p{font-size:16px;line-height:1.75;color:var(--muted)}.cac .sec-head{text-align:center;margin-bottom:36px}.cac .sec-head h2{font-size:32px;margin:0 0 14px}.cac .sec-head p{font-size:15px;color:var(--muted-2);max-width:560px;margin:0 auto}.cac .sec-title{font-size:32px;text-align:center;margin:0 0 48px}.cac .network{display:grid;grid-template-columns:.9fr 1.1fr;grid-gap:64px;gap:64px;align-items:center}.cac .network h2{font-size:36px;line-height:1.25;color:var(--cream);margin:0 0 20px}.cac .network p{font-size:16px;line-height:1.8;color:var(--on-navy)}.cac .stat-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:1px;gap:1px;background:var(--navy-line)}.cac .stat{background:var(--navy);padding:32px 28px}.cac .stat-num{font-family:var(--serif);font-size:32px;color:var(--gold);margin-bottom:6px}.cac .stat-cap{font-size:13px;color:var(--on-navy)}.cac .why{text-align:center;max-width:960px;margin:0 auto;padding:90px var(--gutter)}.cac .why p{font-size:16px;line-height:1.85;color:#333;max-width:740px;margin:0 auto 36px}.cac .region-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:1px;gap:1px;background:var(--line)}.cac .region-card{background:var(--cream);padding:40px 32px;color:var(--ink)}.cac .region-card .kicker{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin-bottom:12px}.cac .region-card .name{font-family:var(--serif);font-size:23px;margin-bottom:10px}.cac .region-card p{font-size:14px;line-height:1.7;color:var(--muted-2)}.cac .area-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:1px}.cac .area-card{background:var(--cream);padding:28px 26px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.cac .area-card .name{font-family:var(--serif);font-size:20px;margin:0 0 10px}.cac .area-card p{font-size:14px;line-height:1.7;color:var(--muted);margin:0 0 14px}.cac .area-expert{font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--navy)}.cac .map-frame{border:1px solid var(--line);display:flex;min-height:680px;background:var(--cream)}.cac .map-col{flex:1.4 1;min-width:0;display:flex;padding:12px}.cac .map-col svg{width:100%;height:auto;max-height:656px;margin:0 auto}.cac .map-state{fill:#eae5d8;stroke:var(--navy);stroke-width:1.2}.cac .map-pin circle{fill:var(--navy);stroke:var(--cream);stroke-width:1.5;transition:fill .15s ease,r .15s ease}.cac .map-pin text{font-family:var(--sans);font-size:10px;font-weight:600;fill:var(--cream);text-anchor:middle;dominant-baseline:central;pointer-events:none}.cac .map-pin.is-active circle,.cac .map-pin:hover circle{fill:#8a1f2b;r:12}.cac .map-list{flex:1 1;max-width:340px;overflow-y:auto;max-height:678px;border-left:1px solid var(--line);background:#fff}.cac .map-row{display:flex;gap:12px;align-items:flex-start;padding:14px 18px;border-bottom:1px solid var(--cream-2);color:var(--ink)}.cac .map-row.is-active,.cac .map-row:hover{background:var(--cream);opacity:1}.cac .map-badge{flex:none;width:22px;height:22px;border-radius:50%;background:var(--navy);color:#fff;font-size:11px;font-weight:600;display:flex;align-items:center;justify-content:center;margin-top:1px}.cac .map-row .name{font-size:13.5px;font-weight:500}.cac .map-row .area{font-size:11.5px;color:var(--dim);margin-top:2px}.cac .sale-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:32px;gap:32px}.cac .sale-card{display:block;color:var(--ink)}.cac .sale-photo{background:var(--sand);height:220px;width:100%;object-fit:cover;display:block}.cac .sale-status{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--navy);margin-top:16px}.cac .sale-name{font-family:var(--serif);font-size:21px;margin:6px 0}.cac .sale-price{font-size:15px;color:#333}.cac .sale-meta{font-size:13px;color:var(--dim);margin-top:4px}.cac .team-region{padding:0 var(--gutter) 70px;max-width:1180px;margin:0 auto}.cac .team-region h2{font-size:26px;margin:0 0 8px;border-bottom:1px solid var(--line);padding-bottom:20px}.cac .team-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:1px}.cac .team-card{background:var(--cream);color:var(--ink);display:block;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.cac .team-photo{width:100%;aspect-ratio:3/4;background-color:var(--sand);background-size:cover;background-repeat:no-repeat;background-position:top;filter:grayscale(1);transition:filter .3s ease}.cac .team-card:hover .team-photo{filter:grayscale(0)}.cac .team-body{padding:20px 22px 26px}.cac .team-name{font-family:var(--serif);font-size:19px;margin:0 0 6px}.cac .team-area{font-size:12px;color:var(--navy);letter-spacing:.03em;line-height:1.5}.cac .gallery-grid{display:grid;grid-template-columns:repeat(6,1fr);grid-gap:8px;gap:8px}.cac .gallery-grid img{width:100%;aspect-ratio:1;object-fit:cover;display:block;background:var(--sand)}.cac .gallery-nav{display:flex;align-items:center;justify-content:center;gap:24px;margin-top:32px}.cac .gallery-nav button{border:1px solid var(--navy);background:none;color:var(--navy);padding:10px 20px;font-family:var(--sans);font-size:12px;letter-spacing:.12em;text-transform:uppercase;cursor:pointer}.cac .gallery-nav button[disabled]{opacity:.35;cursor:default}.cac .gallery-count{font-size:13px;color:var(--dim)}.cac .agent-top{padding:80px var(--gutter) 0;max-width:1180px;margin:0 auto;display:grid;grid-template-columns:.85fr 1.15fr;grid-gap:56px;gap:56px;align-items:start}.cac .agent-portrait{position:-webkit-sticky;position:sticky;top:40px;background:var(--sand);width:100%;aspect-ratio:3/4;object-fit:cover;display:block}.cac .agent-back{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--navy)}.cac .agent-top h1{font-size:44px;margin:22px 0 6px}.cac .agent-kicker{font-size:13px;letter-spacing:.1em;text-transform:uppercase;color:var(--navy);margin-bottom:28px}.cac .agent-bio p{font-size:16px;line-height:1.85;color:#333;margin:0 0 20px}.cac .agent-facts{display:grid;grid-template-columns:1fr 1fr;grid-gap:1px;gap:1px;background:var(--line);margin:32px 0 36px}.cac .agent-fact{background:var(--cream);padding:22px 24px}.cac .agent-fact-label{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--navy);margin-bottom:6px}.cac .agent-fact-value{font-size:14px;color:#333;line-height:1.6}.cac .agent-actions{display:flex;gap:16px;flex-wrap:wrap}.cac .agent-socials{display:flex;gap:18px;flex-wrap:wrap;margin-top:26px;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--navy)}.cac .agent-socials a{border-bottom:1px solid var(--line);padding-bottom:3px}.cac .prop-hero{position:relative}.cac .prop-hero img{width:100%;height:62vh;min-height:380px;object-fit:cover;display:block;background:var(--sand)}.cac .prop-hero .tag{position:absolute;left:var(--gutter);bottom:24px;background:rgba(247,245,240,.9);color:var(--navy);font-size:11px;letter-spacing:.14em;text-transform:uppercase;padding:8px 16px}.cac .prop-intro{max-width:840px;margin:0 auto;padding:70px var(--gutter) 0;text-align:center}.cac .prop-intro h1{font-size:40px;margin:0 0 10px}.cac .prop-price{font-size:20px;color:#333;margin-bottom:10px}.cac .prop-meta{font-size:13px;color:var(--dim);letter-spacing:.04em}.cac .prop-copy{max-width:780px;margin:36px auto 0;text-align:left}.cac .prop-copy p{font-size:16px;line-height:1.85;color:#333;margin:0 0 18px}.cac .prop-agent{display:flex;align-items:center;gap:16px;justify-content:center;margin-top:34px;padding-top:28px;border-top:1px solid var(--line)}.cac .prop-agent img{width:64px;height:64px;border-radius:50%;object-fit:cover;background:var(--sand)}.cac .prop-agent .who{font-family:var(--serif);font-size:20px}.cac .prop-agent .role{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--navy);margin-top:4px}.cac .prop-gallery{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:8px;gap:8px}.cac .prop-gallery img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block;background:var(--sand)}.cac .feature-cols{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:48px;gap:48px}.cac .feature-col h3{font-size:20px;margin:0 0 18px;padding-bottom:12px;border-bottom:1px solid var(--line)}.cac .feature-row{display:flex;justify-content:space-between;gap:18px;padding:10px 0;border-bottom:1px solid rgba(216,210,192,.5);font-size:14px}.cac .feature-row dt{color:var(--dim);margin:0}.cac .feature-row dd{color:#333;margin:0;text-align:right}.cac .nbhd-hero{position:relative;height:52vh;min-height:340px;overflow:hidden;background:var(--navy)}.cac .nbhd-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.cac .nbhd-hero-inner{position:relative;z-index:2;height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;background:rgba(0,35,73,.42);padding:0 24px}.cac .nbhd-hero-inner h1{font-size:46px;color:var(--cream)}.cac .stat-row{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:1px;gap:1px;background:var(--line);margin-top:36px}.cac .stat-cell{background:var(--cream);padding:26px 22px;text-align:center}.cac .stat-cell .num{font-family:var(--serif);font-size:26px;color:var(--navy)}.cac .stat-cell .cap{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);margin-top:8px}.cac .score-row{display:flex;flex-wrap:wrap;gap:40px;margin-top:30px}.cac .score-item{display:flex;align-items:center;gap:14px}.cac .score-num{font-family:var(--serif);font-size:30px;color:var(--gold)}.cac .score-title{font-size:14px;color:var(--ink)}.cac .score-label{font-size:12px;color:var(--dim)}.cac .poi-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:1px;gap:1px;background:var(--line);margin-top:28px}.cac .poi-card{background:var(--cream);padding:20px 22px}.cac .poi-name{font-family:var(--serif);font-size:17px;margin-bottom:6px}.cac .poi-meta{display:flex;flex-wrap:wrap;gap:10px;font-size:12px;color:var(--dim)}.cac .poi-stars{color:var(--gold);font-size:13px;margin-top:6px}.cac .poi-address{font-size:12px;color:var(--navy);margin-top:6px}.cac .demo-block{margin-top:38px}.cac .demo-block h4{font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin:0 0 16px}.cac .bar-item{margin-bottom:12px}.cac .bar-labels{display:flex;justify-content:space-between;font-size:13px;color:var(--muted);margin-bottom:5px}.cac .bar-track{height:6px;background:var(--line)}.cac .bar-fill{height:100%;background:var(--navy)}.cac .demo-split{display:grid;grid-template-columns:1fr 1fr;grid-gap:40px;gap:40px}.cac .nbhd-links{display:flex;flex-wrap:wrap;gap:1px;background:var(--line);border:1px solid var(--line)}.cac .nbhd-link{flex:1 1 200px;background:var(--cream);padding:22px 24px;font-family:var(--serif);font-size:19px;color:var(--ink)}.cac .contact-grid{display:grid;grid-template-columns:1.1fr .9fr;grid-gap:64px;gap:64px;max-width:1080px;margin:0 auto;padding:0 var(--gutter) 110px}.cac form.cac-form{display:flex;flex-direction:column;gap:20px}.cac .form-row{display:grid;grid-template-columns:1fr 1fr;grid-gap:20px;gap:20px}.cac .cac-form input,.cac .cac-form select,.cac .cac-form textarea{width:100%;padding:14px 16px;border:1px solid var(--line);background:#fff;font-family:var(--sans);font-size:14px;color:var(--ink);border-radius:0}.cac .cac-form textarea{resize:vertical}.cac .cac-form .field.err input,.cac .cac-form .field.err select,.cac .cac-form .field.err textarea{border-color:#8a1f2b}.cac .cac-form .msg{display:none;font-size:12px;color:#8a1f2b;margin-top:6px}.cac .cac-form .field.err .msg{display:block}.cac .consent{display:flex;gap:10px;align-items:flex-start;font-size:12.5px;line-height:1.6;color:var(--muted-2)}.cac .consent input{width:auto;margin-top:3px;flex:none}.cac .consent.err{color:#8a1f2b}.cac .honeypot{position:absolute;left:-5000px;width:1px;height:1px;overflow:hidden}.cac .form-error{font-size:13px;color:#8a1f2b}.cac .form-success{border:1px solid var(--line);background:#fff;padding:40px 32px;text-align:center}.cac .form-success .tick{font-size:28px;color:var(--gold);margin-bottom:12px}.cac .form-success h3{font-size:24px;margin-bottom:10px}.cac .form-success p{font-size:15px;color:var(--muted);line-height:1.7}.cac .contact-aside{background:var(--navy);color:var(--cream);padding:44px 36px}.cac .contact-aside h2{font-size:22px;margin-bottom:20px}.cac .contact-aside .lines{font-size:14px;color:var(--on-navy);line-height:2}.cac .contact-aside .rule{border-top:1px solid var(--navy-line);margin:24px 0}.cac .contact-aside p{font-size:14px;line-height:1.8;color:var(--on-navy)}.cac .contact-aside a{color:var(--gold)}.cac .legal{max-width:840px;margin:0 auto;padding:0 var(--gutter) 100px}.cac .legal h2{font-size:22px;margin:40px 0 14px}.cac .legal p{font-size:15px;line-height:1.85;color:var(--muted);margin:0 0 16px}.cac .legal .meta{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);margin-bottom:8px}.cac .legal a{color:var(--navy);border-bottom:1px solid var(--line)}.cac .footer{background:var(--navy);color:var(--on-navy-strong);padding:60px var(--gutter) 36px}.cac .footer-top{max-width:1200px;margin:0 auto;display:grid;grid-template-columns:1.4fr 1fr;grid-gap:60px;gap:60px}.cac .footer-logo{height:56px;margin-bottom:18px;display:block;width:auto}.cac .footer-blurb{font-size:14px;line-height:1.8;color:var(--on-navy);margin:0 0 20px;max-width:480px}.cac .footer-sir{height:34px;display:block;width:auto;filter:brightness(0) invert(1)}.cac .footer-col-title{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--cream);margin-bottom:10px}.cac .footer-col{font-size:14px;color:var(--on-navy);line-height:1.9}.cac .footer-nav{display:flex;flex-wrap:wrap;gap:22px;margin-top:26px;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--cream)}.cac .footer-nav button{background:none;border:0;padding:0;color:var(--gold);font:inherit;letter-spacing:inherit;text-transform:inherit;cursor:pointer}.cac .footer-legal{max-width:1200px;margin:40px auto 0;padding-top:24px;border-top:1px solid var(--navy-line);font-size:12px;color:#8f9aa8;line-height:1.7}.cac .footer-homiere,.cac .footer-legal .dre{margin-top:10px}@media (max-width:1100px){.cac{--gutter:40px}.cac .team-grid{grid-template-columns:repeat(3,1fr)}.cac .gallery-grid{grid-template-columns:repeat(4,1fr)}}@media (max-width:900px){.cac .nav-links{display:none}.cac .drawer,.cac .nav-toggle{display:block}.cac .drawer{position:fixed;inset:0;z-index:60;background:var(--navy);padding:90px 32px 32px;transform:translateX(100%);transition:transform .28s ease;overflow-y:auto}.cac .drawer.open{transform:translateX(0)}.cac .drawer a,.cac .drawer button{display:block;width:100%;text-align:left;color:var(--cream);background:none;border:0;padding:16px 0;border-bottom:1px solid var(--navy-line);font-family:var(--sans);font-size:14px;letter-spacing:.14em;text-transform:uppercase;cursor:pointer}.cac .drawer .drawer-ai{color:var(--gold)}.cac .drawer-close{position:absolute;top:24px;right:28px;width:auto!important;border:0!important;font-size:24px!important;padding:0!important}.cac .hero-inner h1{font-size:34px}.cac .page-head{padding:64px 24px 40px}.cac .page-head h1{font-size:32px}.cac .sec-head h2,.cac .sec-title{font-size:26px}.cac .band{padding:60px 0}.cac .band-tight{padding:0 0 70px}.cac .agent-top,.cac .contact-grid,.cac .demo-split,.cac .network{grid-template-columns:1fr;gap:36px}.cac .network h2{font-size:28px}.cac .agent-top{padding-top:48px}.cac .agent-portrait{position:static;max-width:420px}.cac .agent-top h1{font-size:34px}.cac .area-grid,.cac .feature-cols,.cac .poi-grid,.cac .prop-gallery,.cac .region-grid,.cac .sale-grid{grid-template-columns:repeat(2,1fr)}.cac .feature-cols{gap:32px}.cac .stat-row{grid-template-columns:repeat(2,1fr)}.cac .footer-top{grid-template-columns:1fr;gap:32px}.cac .map-frame{flex-direction:column;min-height:0}.cac .map-list{max-width:none;max-height:320px;border-left:0;border-top:1px solid var(--line)}.cac .map-col svg{max-height:520px}}.cac .journal-list{display:flex;flex-direction:column}.cac .journal-row{display:block;padding:36px 0;border-bottom:1px solid var(--line)}.cac .journal-row:first-child{padding-top:0}.cac .journal-meta{display:flex;gap:12px;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--dim);margin-bottom:12px}.cac .journal-row-title{font-size:26px;line-height:1.3;margin-bottom:10px}.cac .journal-row-excerpt{font-size:15px;line-height:1.75;color:var(--muted);margin-bottom:12px}.cac .journal-back,.cac .journal-row-more{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--navy)}.cac .journal-back{display:inline-block;margin:48px 0 28px}.cac .journal-article-title{font-size:clamp(32px,5vw,44px);line-height:1.2;margin-bottom:20px}.cac .journal-article-deck{font-size:18px;line-height:1.7;color:var(--muted);margin-bottom:40px}.cac .journal-article-body{font-size:16px;line-height:1.85;color:var(--ink)}.cac .journal-article-body h2{font-size:26px;margin:48px 0 18px}.cac .journal-article-body p{margin:0 0 20px}.cac .journal-article-body strong{font-weight:600}.cac .journal-article-body ol,.cac .journal-article-body ul{margin:0 0 20px;padding-left:22px}.cac .journal-article-body li{margin-bottom:8px}.cac .journal-article-body a{color:var(--navy);border-bottom:1px solid var(--line)}.cac .journal-article-body table{width:100%;border-collapse:collapse;margin:8px 0 32px;font-size:14px}.cac .journal-article-body td,.cac .journal-article-body th{text-align:left;padding:12px 16px;border-bottom:1px solid var(--line)}.cac .journal-article-body th{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--dim);font-weight:500}.cac .journal-pullquote{font-family:var(--serif);font-size:24px;line-height:1.5;color:var(--navy);border-left:3px solid var(--gold);padding:4px 0 4px 28px;margin:36px 0}.cac .journal-faq{margin-top:56px;padding-top:40px;border-top:1px solid var(--line)}.cac .journal-faq h2{font-size:24px;margin-bottom:24px}.cac .journal-faq-item{padding:20px 0;border-bottom:1px solid var(--line)}.cac .journal-faq-q{font-weight:500;margin-bottom:8px}.cac .journal-faq-a{font-size:15px;line-height:1.75;color:var(--muted)}@media (max-width:640px){.cac{--gutter:22px}.cac .nav-logo{height:42px}.cac .hero{height:78vh;min-height:480px}.cac .hero-inner h1{font-size:28px}.cac .agent-facts,.cac .area-grid,.cac .feature-cols,.cac .form-row,.cac .poi-grid,.cac .prop-gallery,.cac .region-grid,.cac .sale-grid,.cac .team-grid{grid-template-columns:1fr}.cac .gallery-grid{grid-template-columns:repeat(3,1fr)}.cac .stat-grid,.cac .stat-row{grid-template-columns:1fr}.cac .prop-hero .tag{left:22px}}.MlsDisclosure_block__BFBZz{background:var(--hp-surface-alt);border-top:1px solid var(--hp-border)}.MlsDisclosure_inner__YCeVm{max-width:1360px;margin:0 auto;padding:28px 32px 32px;display:flex;gap:20px;align-items:flex-start}.MlsDisclosure_logo__7Iq99{width:64px;height:auto;flex-shrink:0;display:block}.MlsDisclosure_body__TUZ24 p{font-size:12.5px;line-height:1.7;color:var(--hp-text-muted);margin:0 0 10px;max-width:1000px}.MlsDisclosure_body__TUZ24 p:last-child{margin-bottom:0}.MlsDisclosure_updated__hMRFW{font-weight:600}@media (max-width:720px){.MlsDisclosure_inner__YCeVm{flex-direction:column;gap:14px;padding:24px 20px 28px}}.MlsDisclosure_statement__aVNOs .MlsDisclosure_statementInner__kcFY4{max-width:1360px;margin:0 auto;padding:28px 32px 32px}.MlsDisclosure_statement__aVNOs p{font-size:16px;line-height:1.7;color:var(--hp-text);margin:0 0 1.75rem;max-width:1000px}.MlsDisclosure_statement__aVNOs p:last-child{margin-bottom:0}@media (max-width:720px){.MlsDisclosure_statement__aVNOs .MlsDisclosure_statementInner__kcFY4{padding:24px 20px 28px}}.bt{--navy:#16243d;--navy-deep:#0f1b2e;--navy-line:#2b3e5b;--gold:#c7a876;--gold-ink:#8b7355;--gold-soft:#d8c3a5;--cream:#faf6ef;--cream-2:#f3ecdf;--line:#e4d9c4;--line-soft:#eadfcb;--ink:#26313d;--muted:#5a6672;--muted-2:#6b7684;--body:#4a5561;--on-navy:#b9c2ce;--on-navy-2:#c5ceda;--serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;--sans:"Public Sans",-apple-system,"Helvetica Neue",Arial,sans-serif;--gutter:32px;font-family:var(--sans);color:var(--ink);background:var(--cream);overflow-x:hidden;-webkit-font-smoothing:antialiased}.bt *,.bt :after,.bt :before{box-sizing:border-box}.bt a{color:inherit;text-decoration:none;transition:color .18s ease}.bt h1,.bt h2,.bt h3{font-family:var(--serif);font-weight:500;margin:0}.bt p{margin:0}.bt img{max-width:100%}.bt ::selection{background:var(--gold);color:var(--navy)}.bt .wrap{max-width:1200px;margin:0 auto;padding:0 var(--gutter)}.bt .eyebrow{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:10px}.bt .eyebrow-light{color:var(--gold-soft)}.bt .eyebrow-gold{color:var(--gold)}.bt .sec-head{text-align:center;margin-bottom:48px}.bt .sec-title{font-size:clamp(26px,3vw,38px);color:var(--navy)}.bt .sec-title-light{color:var(--cream-2)}.bt .btn{display:inline-block;font-size:14px;font-weight:600;font-family:var(--sans);padding:14px 26px;border-radius:2px;border:1px solid transparent;cursor:pointer;transition:background .18s ease,color .18s ease}.bt .btn-navy{background:var(--navy);color:var(--cream-2)}.bt .btn-navy:hover{background:#233657}.bt .btn-cream{background:var(--cream-2);color:var(--navy)}.bt .btn-cream:hover{background:#fff}.bt .btn-ghost-light{border-color:var(--cream-2);color:var(--cream-2);background:none}.bt .btn-ghost-light:hover{background:rgba(243,236,223,.14)}.bt .btn-ghost-gold{border-color:var(--gold);color:var(--cream-2);background:none}.bt .btn-ghost-gold:hover{background:rgba(199,168,118,.16)}.bt .nav{position:-webkit-sticky;position:sticky;top:0;z-index:50;background:var(--cream);border-bottom:1px solid var(--line);justify-content:space-between;gap:24px;padding:6px var(--gutter)}.bt .nav,.bt .nav-brand{display:flex;align-items:center}.bt .nav-brand{flex-shrink:0}.bt .nav-brand img{height:62px;width:auto;display:block}.bt .nav-links{display:flex;align-items:center;gap:26px;font-size:14px;font-weight:500;color:#3a4654}.bt .nav-ai:hover,.bt .nav-links a:hover{color:var(--gold-ink)}.bt .nav-ai{background:none;border:none;padding:0;font:inherit;color:inherit;cursor:pointer}.bt .nav-right{display:flex;align-items:center;gap:14px;flex-shrink:0}.bt .nav-cta{background:var(--navy);color:var(--cream-2);font-size:13px;font-weight:600;padding:11px 18px;border-radius:2px;white-space:nowrap}.bt .nav-cta:hover{background:#233657;color:var(--cream-2)}.bt .nav-toggle{display:none;background:none;border:1px solid var(--gold);border-radius:2px;width:38px;height:38px;font-size:16px;color:var(--navy);cursor:pointer}.bt .drawer{display:none;flex-direction:column;gap:14px;padding:18px var(--gutter);background:var(--cream);border-bottom:1px solid var(--line);font-size:15px;font-weight:500}.bt .drawer.open{display:flex}.bt .drawer-ai{background:none;border:none;padding:0;font:inherit;color:inherit;text-align:left;cursor:pointer}.bt .hero{position:relative;height:88vh;min-height:560px;display:flex;align-items:flex-end;overflow:hidden;background:var(--navy)}.bt .hero video,.bt .hero-still{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.bt .hero video{opacity:0;transition:opacity 1.2s ease}.bt .hero video.is-active{opacity:1}.bt .hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,14,20,.1),rgba(10,14,20,.24) 45%,rgba(10,14,20,.7))}.bt .hero-inner{position:relative;max-width:820px;padding:0 var(--gutter) 64px;color:var(--cream-2);animation:bt-fade-up .8s ease both}.bt .hero-inner h1{font-size:clamp(34px,5.2vw,60px);line-height:1.08;margin:0 0 20px}.bt .hero-ctas{display:flex;gap:14px;flex-wrap:wrap}@keyframes bt-fade-up{0%{opacity:0;transform:translateY(14px)}to{opacity:1;transform:translateY(0)}}.bt .intro{max-width:1200px;margin:0 auto;padding:80px var(--gutter) 40px;text-align:center}.bt .intro p{font-family:var(--serif);font-size:clamp(20px,2.4vw,28px);line-height:1.5;color:var(--navy)}.bt #listings{padding:20px var(--gutter) 90px}.bt #listings .section-inner{max-width:1200px;margin:0 auto}.bt #listings .section-label{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:10px}.bt #listings .section-title{font-family:var(--serif);font-weight:500;font-size:clamp(26px,3vw,38px);color:var(--navy);margin-bottom:36px}.bt #listings .section-title em{font-style:italic}.bt .listings-tabs{display:inline-flex;border:1px solid var(--gold);border-radius:2px;overflow:hidden;margin-bottom:36px}.bt .tab-btn{padding:11px 20px;font-family:var(--sans);font-size:13px;font-weight:600;background:#fff;color:var(--navy);border:none;cursor:pointer;transition:background .18s ease,color .18s ease}.bt .tab-btn.active{background:var(--navy);color:var(--cream-2)}.bt .listings-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:28px;gap:28px}.bt .listings-empty{grid-column:1/-1;padding:48px 0;text-align:center;font-size:15px;color:var(--muted)}.bt .listings-pagination{display:flex;align-items:center;justify-content:center;gap:22px;margin-top:44px}.bt .pagination-btn{display:inline-block;background:none;border:none;border-bottom:1px solid var(--gold);padding:0 0 5px;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);cursor:pointer}.bt .pagination-btn:disabled{opacity:.35;cursor:default}.bt .pagination-info{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}.bt .listings-see-all{text-align:center;margin-top:40px}.bt .process{background:var(--navy);color:var(--cream-2);padding:90px 0}.bt .process-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:32px;gap:32px}.bt .step-n{font-family:var(--serif);font-size:34px;color:var(--gold);margin-bottom:14px}.bt .step-t{font-size:16px;font-weight:600;margin-bottom:8px}.bt .step-b{font-size:14px;line-height:1.6;color:var(--on-navy)}.bt .process-cta{text-align:center;margin-top:48px}.bt .band-photo{position:relative;padding:110px 0;background-size:cover;background-position:center 60%;background-attachment:scroll}@media (hover:hover) and (min-width:1024px){.bt .band-photo{background-attachment:fixed}}.bt .band-photo:before{content:"";position:absolute;inset:0;background:rgba(15,27,46,.72)}.bt .band-photo>*{position:relative}.bt .band-card{background:rgba(15,27,46,.55);padding:36px 26px}.bt .band-card-t{font-family:var(--serif);font-size:19px;color:var(--cream-2);margin-bottom:10px}.bt .band-card-b{font-size:14px;line-height:1.6;color:var(--on-navy-2)}.bt .spec-grid{display:grid;grid-template-columns:repeat(5,1fr);grid-gap:16px;gap:16px}.bt .hoods{padding:90px 0}.bt .hoods-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:24px;gap:24px}.bt .hood{display:block;background:#fff;border:1px solid var(--line);transition:border-color .18s ease}.bt .hood:hover{border-color:var(--gold)}.bt .hood-photo{aspect-ratio:4/3;border-bottom:1px solid var(--line);background-size:cover;background-position:50%}.bt .hood-body{padding:24px}.bt .hood-name{font-family:var(--serif);font-size:19px;color:var(--navy);margin-bottom:10px}.bt .hood-blurb{font-size:14px;line-height:1.6;color:var(--muted)}.bt .quote-band{position:relative;height:44vh;min-height:340px}.bt .quote-band img{width:100%;height:100%;object-fit:cover;display:block}.bt .quote-band-inner{position:absolute;inset:0;background:rgba(22,36,61,.28);display:flex;align-items:center;justify-content:center;text-align:center;padding:0 24px}.bt .quote-band-inner p{font-family:var(--serif);font-size:clamp(22px,2.8vw,32px);color:var(--cream-2);max-width:700px}.bt .team{padding-top:40px;padding-bottom:90px}.bt .team-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:60px;gap:60px;align-items:start}.bt .team-photo{width:100%;height:auto;display:block}.bt .team-side{display:flex;flex-direction:column}.bt .team-contacts{display:grid;grid-template-columns:1fr 1fr;grid-gap:24px;gap:24px;margin-top:32px}.bt .team-contact{display:flex;gap:14px;align-items:center}.bt .team-contact img{width:92px;height:92px;border-radius:50%;object-fit:cover;flex-shrink:0}.bt .team-contact-name{font-size:14px;font-weight:600;color:var(--navy)}.bt .team-contact a{font-size:13px;color:var(--muted)}.bt .team-contact a:hover{color:var(--gold-ink)}.bt .team-bios{display:flex;flex-direction:column;gap:36px;justify-content:flex-start;max-height:560px;overflow-y:auto;padding-right:12px;scrollbar-width:thin;scrollbar-color:var(--gold-ink) transparent}.bt .team-bios::-webkit-scrollbar{width:6px}.bt .team-bios::-webkit-scrollbar-thumb{background:var(--gold-ink);border-radius:3px}.bt .bio-name{font-family:var(--serif);font-size:20px;color:var(--navy);margin-bottom:4px}.bt .bio-cred{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:12px}.bt .bio-body{font-size:14px;line-height:1.7;color:var(--body)}.bt .bio-body+.bio-body{margin-top:14px}.bt .bio-socials{display:flex;gap:14px;margin-top:14px;font-size:12px;font-weight:600;letter-spacing:.04em}.bt .bio-socials a{color:var(--gold-ink)}.bt .bio-socials a:hover{color:var(--navy)}.bt .recognition{padding:72px 0;text-align:center}.bt .recognition-badge{display:inline-flex;align-items:center;background:var(--cream-2);padding:13px 22px;margin-bottom:26px}.bt .recognition-badge img{display:block;height:32px;width:auto}.bt .award-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));grid-gap:18px;gap:18px;max-width:780px;margin:0 auto}.bt .award-grid .band-card{padding:24px 22px}.bt .award-grid .band-card-t{font-size:18px;margin-bottom:8px}.bt .award-grid .band-card-b{font-size:13px}.bt .badge{position:fixed;right:20px;bottom:20px;z-index:80;display:flex;align-items:center;transition:opacity .18s ease}.bt .badge:hover{opacity:.8}.bt .badge img{height:40px;width:auto;display:block}.bt .reviews{background:var(--cream-2);padding:90px 0}.bt .reviews-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:24px;gap:24px;max-width:820px;margin:0 auto;align-items:stretch}.bt .review{background:#fff;padding:32px 28px;display:flex;flex-direction:column}.bt .review-mark{font-family:var(--serif);font-size:34px;line-height:.8;color:var(--gold);margin-bottom:14px}.bt .review p{font-size:14px;line-height:1.8;color:var(--body);text-wrap:pretty}.bt .review p+p{margin-top:14px}.bt .review-cite{display:flex;align-items:baseline;gap:10px;flex-wrap:wrap;border-top:1px solid var(--line-soft);padding-top:16px;margin-top:20px}.bt .review-name{font-family:var(--serif);font-size:18px;color:var(--navy);font-style:normal}.bt .review-src{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-ink)}.bt .review-body{flex:1 1}.bt .review-feature{padding:38px clamp(26px,4vw,48px);max-width:820px;margin:24px auto 0}.bt .review-feature .review-mark{font-size:40px;margin-bottom:16px}.bt .review-feature p{font-size:15px;line-height:1.85}.bt .review-feature .review-name{font-size:19px}.bt .reviews-links{display:flex;gap:28px;flex-wrap:wrap;justify-content:center;margin-top:36px}.bt .reviews-links a{font-size:13px;font-weight:600;color:var(--navy);border-bottom:1px solid var(--gold);padding-bottom:1px}.bt .faq{background:var(--navy);color:var(--cream-2);padding:64px 0}.bt .faq-inner{max-width:800px;margin:0 auto;padding:0 var(--gutter)}.bt .faq-head{text-align:center;margin-bottom:30px}.bt .faq-item{border-bottom:1px solid var(--navy-line)}.bt .faq-q{width:100%;display:flex;justify-content:space-between;align-items:center;gap:16px;text-align:left;background:none;border:none;padding:15px 0;font-family:var(--sans);font-size:15px;font-weight:500;color:var(--cream-2);cursor:pointer}.bt .faq-symbol{color:var(--gold);flex-shrink:0}.bt .faq-a{font-size:14px;line-height:1.7;color:var(--on-navy);margin:0 0 16px;max-width:680px}.bt .collective{position:relative;padding:120px 0;text-align:center;overflow:hidden}.bt .collective>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.bt .collective:after{content:"";position:absolute;inset:0;background:rgba(22,36,61,.62)}.bt .collective-inner{position:relative;z-index:1;max-width:800px;margin:0 auto;padding:0 var(--gutter);color:var(--cream-2)}.bt .collective-inner h2{font-size:clamp(24px,2.8vw,32px);margin-bottom:20px}.bt .collective-inner p{font-size:15px;line-height:1.75;margin-bottom:26px}.bt .contact{background:var(--cream-2);padding:90px 0}.bt .contact-grid{max-width:1100px;margin:0 auto;padding:0 var(--gutter);display:grid;grid-template-columns:1fr 1.3fr;grid-gap:60px;gap:60px}.bt .contact-left h2{font-size:clamp(24px,2.8vw,32px);color:var(--navy);margin-bottom:24px}.bt .contact-lede{font-size:14px;line-height:1.7;color:var(--muted);margin-bottom:28px}.bt .contact-channels{display:flex;flex-direction:column;gap:16px;font-size:14px;line-height:1.6;color:var(--ink)}.bt .contact-channels strong{color:var(--navy)}.bt .contact-channels a:hover{color:var(--gold-ink)}.bt .form-card{background:#fff;border:1px solid var(--line);padding:36px}.bt .bt-form{display:flex;flex-direction:column;gap:16px}.bt .form-row{display:grid;grid-template-columns:1fr 1fr;grid-gap:16px;gap:16px}.bt .bt-form input,.bt .bt-form select,.bt .bt-form textarea{width:100%;padding:12px 14px;border:1px solid var(--gold-soft);border-radius:0;background:#fff;font-family:inherit;font-size:14px;color:var(--ink)}.bt .bt-form textarea{resize:vertical}.bt .bt-form input:focus,.bt .bt-form select:focus,.bt .bt-form textarea:focus{outline:none;border-color:var(--navy)}.bt .field .msg{display:none;font-size:12px;color:#b23b2e;margin-top:5px}.bt .field.err input,.bt .field.err select{border-color:#b23b2e}.bt .field.err .msg{display:block}.bt .bt-form button[type=submit]{border:none;width:100%}.bt .bt-form button[type=submit]:disabled{opacity:.6;cursor:default}.bt .form-error{font-size:13px;color:#b23b2e}.bt .honeypot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}.bt .form-success{min-height:280px;display:flex;align-items:center;justify-content:center;text-align:center}.bt .form-success h3{font-size:22px;color:var(--navy);margin-bottom:10px}.bt .form-success p{font-size:14px;color:var(--muted)}.bt .footer{background:var(--navy-deep);color:var(--on-navy);padding:64px var(--gutter) 32px}.bt .footer-inner{max-width:1200px;margin:0 auto}.bt .footer-cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:40px;gap:40px;padding-bottom:40px;border-bottom:1px solid #24334a}.bt .footer-logo{height:88px}.bt .footer-logo,.bt .footer-sothebys{width:auto;display:block;margin-bottom:18px}.bt .footer-sothebys{height:26px;filter:brightness(0) invert(1);opacity:.88}.bt .footer-address{font-size:13px;line-height:1.7}.bt .footer-col-title{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:#8b9aaf;margin-bottom:14px}.bt .footer-links{display:flex;flex-direction:column;gap:8px;font-size:13px}.bt .footer-links a:hover{color:var(--gold-soft)}.bt .footer-meta{padding-top:28px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:14px;font-size:12px;color:#7c8ca1}.bt .footer-meta a:hover,.bt .footer-sir-link{color:var(--gold-soft)}.bt .footer-sir-link{display:inline-block;margin-top:14px;font-size:12px;font-weight:600;letter-spacing:.04em;border-bottom:1px solid var(--gold-soft);padding-bottom:1px}.bt .footer-legal{padding-top:18px;font-size:11px;line-height:1.7;color:#5e6e85;max-width:900px}.bt .properties-page{background:var(--cream)}@media (max-width:1220px){.bt .nav-links{display:none}.bt .nav-toggle{display:flex;align-items:center;justify-content:center}.bt .hoods-grid,.bt .spec-grid{grid-template-columns:repeat(2,1fr)}}@media (max-width:900px){.bt{--gutter:20px}.bt .contact-grid,.bt .team-grid{grid-template-columns:1fr;gap:40px}.bt .form-card{padding:26px}.bt .nav-brand img{height:48px}.bt .band-photo{padding:72px 0}.bt .contact,.bt .hoods,.bt .process,.bt .reviews,.bt .team{padding:64px 0}.bt .collective{padding:80px 0}}@media (max-width:620px){.bt .badge{display:none}.bt .form-row,.bt .hoods-grid,.bt .spec-grid,.bt .team-contacts{grid-template-columns:1fr}.bt .hero{height:auto;min-height:78vh;padding-top:120px}}.bt .journal-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));grid-gap:28px;gap:28px}.bt .journal-card{border:1px solid var(--line);background:#fff;padding:28px;display:flex;flex-direction:column;gap:14px;min-height:260px;cursor:pointer;transition:border-color .18s ease,transform .18s ease}.bt .journal-card:hover{border-color:var(--gold);transform:translateY(-2px)}.bt .journal-tag{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink)}.bt .journal-title{font-family:var(--serif);font-size:26px;line-height:1.25;color:var(--navy)}.bt .journal-body{font-size:14px;line-height:1.7;color:var(--muted)}.bt .journal-foot{margin-top:auto;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-2)}.bt .journal-soon{border:1px solid var(--line);padding:40px 28px;text-align:center;font-family:var(--serif);font-size:20px;color:var(--navy)}.bt .journal-page{background:var(--cream);padding:160px 0 100px}.bt .journal-page-sub{max-width:56ch;margin:0 auto;font-size:15px;line-height:1.7;color:var(--muted)}.bt .article-page{background:var(--cream);padding:140px 0 100px}.bt .article-wrap{max-width:760px}.bt .article-crumbs{display:flex;align-items:center;gap:8px;font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted-2);margin-bottom:24px}.bt .article-crumbs a:hover{color:var(--gold-ink)}.bt .article-crumbs .sep{color:var(--line-soft)}.bt .article-crumbs .here{color:var(--navy)}.bt .article-title{font-family:var(--serif);font-size:clamp(30px,4vw,46px);line-height:1.16;color:var(--navy);margin:10px 0 14px}.bt .article-meta{font-size:13px;letter-spacing:.04em;color:var(--muted-2);margin-bottom:32px}.bt .article-hero{margin-bottom:40px}.bt .article-hero img{width:100%;height:auto;display:block}.bt .article-body{font-size:17px;line-height:1.8;color:var(--body)}.bt .article-body h2{font-size:26px;margin:44px 0 16px}.bt .article-body h2,.bt .article-body h3{font-family:var(--serif);color:var(--navy)}.bt .article-body h3{font-size:20px;margin:32px 0 12px}.bt .article-body p{margin:0 0 20px}.bt .article-body ol,.bt .article-body ul{margin:0 0 20px;padding-left:22px}.bt .article-body li{margin-bottom:10px}.bt .article-body a{color:var(--gold-ink);text-decoration:underline;text-underline-offset:3px}.bt .article-body a:hover,.bt .article-body strong{color:var(--navy)}.bt .article-cta{margin-top:56px;padding:44px var(--gutter);text-align:center;background:var(--cream-2);border:1px solid var(--line)}.bt .article-cta .sec-title{font-size:clamp(22px,2.6vw,30px);margin:8px 0 22px}.bt .article-related{max-width:1320px;margin:90px auto 0;padding-top:64px;border-top:1px solid var(--line)}@media (max-width:780px){.bt .journal-page{padding:130px 0 72px}.bt .article-page{padding:110px 0 72px}.bt .article-related{margin-top:64px}}.IdxComplianceNotice_notice__kUC30{font-size:inherit;line-height:inherit;color:inherit;margin:0}.IdxComplianceNotice_notice__kUC30 a{color:inherit;text-decoration:underline}