:root{--ink:#303030;--muted:#6a6a6a;--gold:#b39a54;--paper:#faf9f6;--line:#dedddb;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;background:var(--paper);color:var(--ink);font:15px/1.6 -apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}button,input,select,textarea{font:inherit}a{color:inherit;text-decoration:none}button{cursor:pointer}button,a,input,select,textarea,summary{touch-action:manipulation}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #96772b;outline-offset:5px}.preview{background:#333333;color:#fff;text-align:center;font-size:10px;letter-spacing:1.6px;padding:8px 20px}.preview span{letter-spacing:.3px;margin-left:22px;color:#e9e5da}header{height:114px;display:flex;align-items:center;justify-content:space-between;gap:25px;padding:0 5.5%;background:#fff}.brand{display:block;position:relative;width:220px;height:61px;overflow:hidden;flex-shrink:0}.brand img{position:absolute;width:260px;max-width:none;left:-20px;top:-100px}nav{display:flex;gap:34px;font-size:13px}nav a:hover,.text-link:hover{color:#8e702c}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;background:#333333;color:#fff;border:1px solid #333333;padding:16px 24px;border-radius:3px;font-weight:500;font-size:13px;text-align:left;transition:background .2s}.button:hover{background:#4c4c4c}.button.small{padding:12px 18px}.button span{font-size:19px;font-weight:400}.outline{background:transparent;color:var(--ink);border-color:#aaa8a3}.outline:hover{background:#f0eee7}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:610px}.hero-copy{padding:86px 8% 65px 11%}.eyebrow{font-size:10px;letter-spacing:2px;font-weight:600;margin:0 0 25px;display:flex;align-items:center;gap:12px}.line{height:1px;width:30px;background:var(--gold)}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400}h1{font-size:clamp(45px,4.4vw,74px);line-height:1.08;letter-spacing:-2.6px;margin-bottom:26px}em{color:#927b40;font-weight:400}h2{font-size:clamp(34px,3.2vw,51px);line-height:1.15;letter-spacing:-1.4px;margin-bottom:22px}h3{font-size:27px;line-height:1.25}.intro{color:var(--muted);max-width:440px;font-size:16px;line-height:1.8}.hero-actions{display:flex;align-items:center;gap:27px;margin:32px 0}.text-link{background:none;border:0;padding:0;font-size:13px;display:inline-flex;gap:24px;align-items:center}.fine{font-size:10px;color:#777777;margin-top:36px}.hero-visual{position:relative;min-height:530px;background:#c4bba6;overflow:hidden}.hero-visual>img{width:100%;height:100%;position:absolute;object-fit:cover}.hero-visual:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#202020a8);pointer-events:none}.photo-note{position:absolute;top:18px;right:20px;background:#ffffffdf;padding:6px 10px;font-size:9px}.image-caption{position:absolute;bottom:38px;left:35px;right:30px;display:flex;justify-content:space-between;align-items:end;z-index:1;color:#fff;font-size:11px;letter-spacing:2px;line-height:1.9}.seal{height:83px;width:83px;border:1px solid #fff9;border-radius:50%;font-family:var(--serif);font-size:35px;text-align:center;line-height:1.3;padding-top:13px}.seal span{display:block;font:7px sans-serif;letter-spacing:1px}.search-wrap{padding:0 5.5%;position:relative;margin-top:-1px;background:#fff}#search{display:grid;grid-template-columns:1.2fr 1fr 1fr auto;gap:0;align-items:center;padding:27px 0}label{display:flex;flex-direction:column;font-size:11px;gap:8px;color:var(--muted)}#search label{padding:0 27px;border-right:1px solid var(--line);font-size:9px;font-weight:600;letter-spacing:1.3px}#search label:first-child{padding-left:0}#search .button{margin-left:30px}select,input,textarea{width:100%;min-width:0;color:var(--ink);border:1px solid var(--line);background:#fff;padding:12px;border-radius:2px}#search input,#search select{border:0;background:transparent;padding:0;font-size:14px;letter-spacing:0;height:27px}.form-message{grid-column:1/-1;margin:0;font-size:12px;color:#8b511e}.form-message:not(:empty){margin-top:15px}.section{padding:90px 7%}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:35px;margin-bottom:34px}.section-heading h2{margin:0}.section-heading>p{font-size:14px;color:var(--muted);margin-bottom:4px}.filters{display:flex;align-items:center;gap:10px;margin-bottom:24px}.chip{border:1px solid var(--line);background:transparent;border-radius:30px;padding:9px 20px;font-size:12px}.chip.active{background:#333333;color:white;border-color:#333333}.chip span{margin-left:12px;opacity:.7}#result-count{margin-left:auto;color:var(--muted);font-size:12px}.property{display:grid;grid-template-columns:1.05fr 1fr;background:#fff;border:1px solid var(--line)}.property-art{position:relative;min-height:380px;background:#eeece7;overflow:hidden}.badge{position:absolute;left:22px;top:22px;background:#fff;padding:6px 12px;letter-spacing:1.4px;font-size:9px}.art-note{position:absolute;bottom:15px;left:22px;font-size:9px;color:#77736b}.property-copy{padding:47px}.property-copy h3{font-size:35px;margin-bottom:18px}.property-copy>p:not(.eyebrow){font-size:14px;color:var(--muted)}.property-meta{display:flex;gap:40px;border-top:1px solid var(--line);padding-top:20px;margin:25px 0;font-size:11px;color:var(--muted)}.property-meta strong{font-size:12px;font-weight:500;color:var(--ink)}.property-actions{display:flex;align-items:center;gap:20px}.collection-note{text-align:center;font-size:12px;color:var(--muted);margin:24px 0 0}.architectural{position:absolute;width:320px;height:230px;left:50%;top:50%;transform:translate(-50%,-42%)}.house{position:absolute;top:75px;left:35px;width:250px;height:115px;border:1px solid #96918a;background:linear-gradient(100deg,#faf9f5,#e0ddd5);display:flex;justify-content:space-around;padding:22px 14px}.roof{position:absolute;left:1px;top:0;width:318px;height:78px;background:#74716b;clip-path:polygon(20% 0,80% 0,100% 100%,0 100%)}.house i{display:block;width:32px;height:46px;background:linear-gradient(90deg,transparent 47%,#ded8c9 48%,#ded8c9 52%,transparent 53%),linear-gradient(0deg,#8e8a81 49%,#ded8c9 50%,#8e8a81 53%);border:4px solid #f4f2e7}.house b{position:absolute;width:33px;height:55px;bottom:0;left:108px;background:#b39a54;border:4px solid #f4f2e7}.ground{position:absolute;bottom:38px;width:100%;height:1px;background:#96918a}.drawing-label{position:absolute;bottom:5px;width:100%;text-align:center;font:9px sans-serif;letter-spacing:3px;color:#797269}.experience{background:#efeeeb;display:grid;grid-template-columns:1fr 1fr;gap:12%}.experience>div>p:not(.eyebrow){color:#696762;max-width:370px;font-size:14px}.experience .text-link{margin-top:20px;border-bottom:1px solid #aaa18b;padding-bottom:8px}.reasons article{padding:24px 0;border-bottom:1px solid #d6d1c7}.reasons article:first-child{padding-top:0}.reasons article:last-child{border:0;padding-bottom:0}.reasons span{font-size:9px;letter-spacing:2px;color:#8e7950}.reasons h3{font-size:25px;margin:10px 0}.reasons p{font-size:13px;color:#696762;margin:0}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.steps article{border-top:1px solid #c3bbaa;padding-top:22px}.steps span{font-family:var(--serif);color:#99834c;font-size:25px}.steps h3{font-size:26px;margin:20px 0 12px}.steps p{font-size:13px;color:var(--muted)}.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line);padding:20px 0}details:first-child{padding-top:0}summary{list-style:none;cursor:pointer;font-size:14px;display:flex;justify-content:space-between;gap:20px}summary::-webkit-details-marker{display:none}summary span{color:#8e783c}details p{font-size:13px;color:var(--muted);margin:18px 30px 0 0}details[open] summary span{transform:rotate(45deg)}.closing{text-align:center;background:#333333;color:#fff;padding:78px 20px}.closing .eyebrow{justify-content:center;color:#c2b686}.closing h2{font-size:52px}.light{background:#f7f5ec;color:#333333;border:0}.light:hover{background:#e8e4d7}footer{display:flex;justify-content:space-between;padding:55px 7%;background:#fff;gap:30px}footer p{font-size:11px;color:var(--muted);margin:15px 0 0}footer>div:last-child{display:flex;flex-direction:column;align-items:end;gap:16px;font-size:12px}dialog{border:0;border-radius:5px;padding:45px;max-width:580px;width:calc(100% - 30px);color:var(--ink);background:var(--paper);max-height:90vh}dialog::backdrop{background:#222222c9;backdrop-filter:blur(4px)}dialog .close{position:absolute;right:16px;top:12px;border:0;background:none;font-size:28px;color:var(--ink)}dialog h2{font-size:39px}dialog p{font-size:14px;color:var(--muted)}.notice{padding:12px 14px;background:#ece8d8;font-size:12px}#inquiry-form{display:grid;gap:15px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:15px}#inquiry-error{margin:0;color:#934123}pre{white-space:pre-wrap;overflow-wrap:anywhere;font:14px/1.8 sans-serif}dl{font-size:13px;display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:30px 0}dd{margin:0;color:var(--muted)}.admin-list article{border-top:1px solid var(--line);padding-top:15px}.admin-list h3{font-size:22px;margin:8px 0} .admin-list p{font-size:13px}@media(min-width:1600px){body{max-width:1800px;margin:auto}}@media(max-width:1000px){header{padding:0 4%;height:95px}nav{gap:17px}.hero-copy{padding:65px 8%}h1{font-size:48px}.hero-actions{gap:18px;flex-wrap:wrap}.hero-visual{min-height:530px}.property-copy{padding:30px}.property-actions{flex-wrap:wrap}.section{padding:65px 6%}.property-meta{gap:20px}.experience{gap:7%}}@media(max-width:700px){.preview span{display:block;margin:3px 0 0;font-size:9px}.brand{width:172px;height:48px}.brand img{width:205px;left:-16px;top:-79px}header{height:90px;gap:10px}header nav{display:none}.button.small{font-size:11px;padding:10px 13px;gap:15px}.hero{grid-template-columns:1fr}.hero-copy{padding:46px 6% 30px}.hero-copy h1{font-size:51px}.hero-visual{min-height:330px;max-height:330px}.hero-actions{margin:24px 0}.fine{margin-top:25px}.intro{font-size:14px}.image-caption{bottom:25px;left:25px}.search-wrap{padding:0 6%}#search{grid-template-columns:1fr 1fr;gap:20px}#search label,#search label:first-child{padding:0;border:0}#search label:first-child{grid-column:1/-1}#search .button{grid-column:1/-1;margin:0;justify-content:center}h2{font-size:36px}.section-heading{display:block}.section-heading>p{margin-top:20px}.property{grid-template-columns:1fr}.property-art{min-height:300px}.property-copy{padding:27px}.property-copy h3{font-size:31px}.property-copy .eyebrow{margin-bottom:15px}.filters{flex-wrap:wrap}#result-count{font-size:10px}.chip{padding:8px 13px}.experience,.faq{grid-template-columns:1fr;gap:35px}.steps{grid-template-columns:1fr;gap:20px;margin-top:30px}.steps article{position:relative;padding-left:45px}.steps span{position:absolute;left:0;top:20px}.steps h3{margin:0 0 12px}.closing h2{font-size:39px}footer{flex-direction:column;padding:35px 6%}footer>div:last-child{align-items:start}dialog{padding:35px 24px}.section{padding:55px 6%}.eyebrow{font-size:9px;letter-spacing:1.7px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Readability, keyboard access, and policy surfaces. */
.skip-link{position:absolute;left:16px;top:-100px;z-index:99;background:#fff;color:#222;padding:12px 18px;border:2px solid #725d25}.skip-link:focus{top:8px}
.policy-links{display:flex;flex-wrap:wrap;gap:12px 20px;max-width:520px}.policy-links a,.form-privacy a,.policy-page a,#privacy-dialog>a{text-decoration:underline;text-underline-offset:3px}.policy-links button{font-size:12px}
.policy-page{max-width:850px;padding:55px 25px 90px;margin:auto}.policy-page h1{font-size:46px;letter-spacing:-1px}.policy-page h2{font-size:27px;margin-top:32px}.policy-page p{color:#555;line-height:1.8}.form-privacy{font-size:12px;margin:0;color:#555}.clear-request{margin:12px 0;text-decoration:underline}.policy-page .notice{color:#484338}
.fine{color:#666}.art-note{color:#615c54}.drawing-label{color:#625c52}.reasons span{color:#78633f}.steps span{color:#78633f}.photo-note{background:#fff;color:#444}.image-caption{background:#222b;padding:12px;border-radius:3px}.seal{flex-shrink:0}.eyebrow{color:#555}.closing .eyebrow{color:#d6c89b}.preview{font-size:11px}.preview span{font-size:11px}summary{min-height:30px}footer>div:last-child{max-width:550px}.property-art .badge{color:#444}
@media(max-width:700px){.policy-page h1{font-size:35px}.policy-links{justify-content:flex-start}.fine{font-size:11px}}

.property-photo{width:100%;height:100%;position:absolute;object-fit:cover;object-position:center}.property-art:has(.property-photo){min-height:380px}.property-art:has(.property-photo) .art-note{background:#fffffff2;color:#444;padding:6px 10px;right:20px;width:fit-content}.detail-photo{margin:18px 0}.detail-photo img{width:100%;height:auto;display:block;border-radius:3px}.detail-photo figcaption{font-size:12px;color:#555;margin-top:6px}@media(max-width:700px){.property-art:has(.property-photo){min-height:280px}}

.property-copy .listing-facts{color:#555;font-size:14px;font-weight:500;margin-top:-6px;margin-bottom:18px}

.hero-copy>.eyebrow{font-size:13px;line-height:1.7;letter-spacing:1.6px}

.closing .brand-slogan{font-size:clamp(44px,5.2vw,76px);line-height:1.12;letter-spacing:-1.8px;margin:0 0 32px}.closing .brand-slogan em{color:#d5bd78}

/* Preserve the complete exterior instead of cropping a wide house into a tall panel. */
.property{grid-template-columns:1fr}.property-art:has(.property-photo){min-height:0;aspect-ratio:1596/985}.property-photo{object-fit:contain}.property-copy{padding:35px 40px}.property-copy h3{margin-bottom:18px}.property-meta{margin:22px 0}.property-actions{gap:26px}@media(min-width:1100px){.property{grid-template-columns:1.4fr 1fr;align-items:center}.property-art:has(.property-photo){align-self:center}.property-copy{padding:30px}.property-copy h3{font-size:30px}}@media(max-width:700px){.property-copy{padding:27px}.property-art:has(.property-photo){min-height:0}.property-art:has(.property-photo) .art-note{bottom:8px;left:8px;right:8px;font-size:9px}.property-art .badge{left:12px;top:12px}}

.property+.property{margin-top:32px}

/* Keep the kitchen and adjoining dining space visible across screen sizes. */
.hero-visual>img{object-position:50% 50%}.hero-visual .image-caption{right:auto;max-width:calc(100% - 60px)}
@media(max-width:700px){.hero-visual{min-height:0;max-height:none;aspect-ratio:1365/959}.hero-visual .image-caption{bottom:18px;left:18px;font-size:10px;max-width:calc(100% - 36px)}}