@font-face{font-family:Fraunces;src:url(/fonts/fraunces-var.woff2)format("woff2");font-weight:300 500;font-style:normal;font-display:swap}@font-face{font-family:Fraunces;src:url(/fonts/fraunces-var-italic.woff2)format("woff2");font-weight:300 400;font-style:italic;font-display:swap}@font-face{font-family:Figtree;src:url(/fonts/figtree-var.woff2)format("woff2");font-weight:400 600;font-style:normal;font-display:swap}:root{color-scheme:light;--ink:#1b1917;--ink-2:#3a3531;--stone:#6f6760;--stone-2:#9a918a;--line:#e4ddd3;--line-2:#d2c9bd;--linen:#f5f0e8;--cream:#faf7f1;--sand:#ece4d8;--garnet:#8a2a35;--garnet-2:#6f1f29;--sage:#5e6b58;--white:#fff;--font-display:"Fraunces", "Iowan Old Style", "Palatino Linotype", Georgia, serif;--font-body:"Figtree", system-ui, -apple-system, "Segoe UI", Helvetica, Arial, sans-serif;--step--1:clamp(.84rem, .8rem + .2vw, .94rem);--step-0:clamp(1rem, .96rem + .2vw, 1.09rem);--step-1:clamp(1.15rem, 1.07rem + .4vw, 1.35rem);--step-2:clamp(1.4rem, 1.2rem + .9vw, 1.85rem);--step-3:clamp(1.8rem, 1.45rem + 1.6vw, 2.6rem);--step-4:clamp(2.3rem, 1.6rem + 3vw, 3.9rem);--step-5:clamp(2.9rem, 1.8rem + 5vw, 5.8rem);--gutter:clamp(1.25rem, 4vw, 3.5rem);--max:84rem;--measure:62ch;--section:clamp(4rem, 9vw, 8.5rem);--section-sm:clamp(2.5rem, 6vw, 5rem);--radius:2px;--ease-out:cubic-bezier(.22, 1, .36, 1);--dur:.6s}*,:before,:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;background:var(--linen)}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}body{font-family:var(--font-body);font-size:var(--step-0);color:var(--ink);background:var(--linen);-webkit-font-smoothing:antialiased;text-rendering:optimizelegibility;margin:0;line-height:1.6}img,picture,video,svg{max-width:100%;display:block}img{height:auto}h1,h2,h3,h4{font-family:var(--font-display);letter-spacing:-.015em;color:var(--ink);text-wrap:balance;font-variation-settings:"opsz" 144, "SOFT" 30, "WONK" 0;margin:0 0 .5em;font-weight:300;line-height:1.05}h1{font-size:var(--step-5)}h2{font-size:var(--step-4)}h3{font-size:var(--step-3);line-height:1.12}h4{font-size:var(--step-2);font-variation-settings:"opsz" 48;line-height:1.2}p{margin:0 0 1.1em}p:last-child{margin-bottom:0}a{color:inherit;text-underline-offset:.18em;text-decoration:none}.prose a,p a{text-decoration:underline;text-decoration-color:var(--line-2);transition:text-decoration-color var(--dur) var(--ease-out)}.prose a:hover,p a:hover{text-decoration-color:var(--garnet)}:focus-visible{outline:2px solid var(--garnet);outline-offset:3px;border-radius:2px}::selection{background:var(--garnet);color:var(--white)}.wrap{width:min(100% - 2 * var(--gutter), var(--max));margin-inline:auto}.wrap-narrow{width:min(100% - 2 * var(--gutter), 60rem);margin-inline:auto}.section{padding-block:var(--section)}.section-sm{padding-block:var(--section-sm)}.measure{max-width:var(--measure)}.center{text-align:center}.visually-hidden{clip:rect(0 0 0 0);clip-path:inset(50%);white-space:nowrap;width:1px;height:1px;overflow:hidden;position:absolute!important}.eyebrow{font-family:var(--font-body);font-size:var(--step--1);letter-spacing:.14em;text-transform:uppercase;color:var(--stone);align-items:center;gap:.75rem;margin-bottom:1.25rem;font-weight:500;display:inline-flex}.eyebrow:before{content:"";background:var(--garnet);width:2rem;height:1px}.eyebrow.no-rule:before{display:none}.lede{font-family:var(--font-display);font-size:var(--step-2);color:var(--ink-2);font-variation-settings:"opsz" 48, "SOFT" 50;text-wrap:pretty;font-weight:300;line-height:1.35}.muted{color:var(--stone)}.small{font-size:var(--step--1)}.prose{max-width:var(--measure)}.prose p{text-wrap:pretty}.prose h2,.prose h3{margin-top:1.6em}.prose ul{padding-left:1.2em}.prose li{margin-bottom:.4em}.btn{border:1px solid var(--ink);font-size:var(--step--1);letter-spacing:.06em;text-transform:uppercase;color:var(--ink);cursor:pointer;transition:background var(--dur) var(--ease-out), color var(--dur) var(--ease-out), border-color var(--dur) var(--ease-out), transform var(--dur) var(--ease-out);background:0 0;border-radius:999px;align-items:center;gap:.6rem;min-height:44px;padding:.95rem 1.6rem;font-weight:500;line-height:1;text-decoration:none;display:inline-flex}.btn:hover,.btn-solid{background:var(--ink);color:var(--linen)}.btn-solid:hover{background:var(--garnet);border-color:var(--garnet);color:var(--white)}.btn-light{color:var(--white);border-color:#ffffffb3}.btn-light:hover{background:var(--white);color:var(--ink);border-color:var(--white)}.btn-garnet{background:var(--garnet);border-color:var(--garnet);color:var(--white)}.btn-garnet:hover{background:var(--garnet-2);border-color:var(--garnet-2)}.text-link{font-size:var(--step--1);letter-spacing:.08em;text-transform:uppercase;color:var(--ink);border-bottom:1px solid var(--line-2);transition:border-color var(--dur) var(--ease-out), color var(--dur) var(--ease-out);align-items:center;gap:.5rem;padding-bottom:.25rem;font-weight:500;display:inline-flex}.text-link:hover{border-color:var(--garnet);color:var(--garnet)}.text-link svg{width:1em;height:1em;transition:transform var(--dur) var(--ease-out)}.text-link:hover svg{transform:translate(3px)}.rule{border:0;border-top:1px solid var(--line);margin:0}.frame{background:var(--sand);position:relative;overflow:hidden}.frame img{object-fit:cover;width:100%;height:100%;transition:transform 1.4s var(--ease-out)}a.frame:hover img,a:hover .frame img{transform:scale(1.035)}.reveal{opacity:0;transition:opacity .9s var(--ease-out), transform .9s var(--ease-out);transform:translateY(18px)}.reveal.in{opacity:1;transform:none}@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}}.no-js .reveal{opacity:1;transform:none}.dark{background:var(--ink);color:var(--linen)}.dark h1,.dark h2,.dark h3,.dark h4{color:var(--linen)}.dark .eyebrow{color:var(--stone-2)}.dark .lede{color:#d9d2c8}.dark .muted{color:var(--stone-2)}.dark .rule{border-color:#ffffff24}.dark .btn{color:var(--linen);border-color:#fff9}.dark .btn:hover{background:var(--linen);color:var(--ink);border-color:var(--linen)}.dark .text-link{color:var(--linen);border-color:#ffffff4d}.dark .text-link:hover{color:var(--white);border-color:var(--white)}.dark ::selection{background:var(--linen);color:var(--ink)}.grid{gap:var(--gutter);display:grid}.grid-2{grid-template-columns:repeat(auto-fit,minmax(min(100%,22rem),1fr))}.grid-3{grid-template-columns:repeat(auto-fit,minmax(min(100%,18rem),1fr))}.field{gap:.45rem;display:grid}.field label{font-size:var(--step--1);letter-spacing:.04em;color:var(--ink-2);font-weight:500}.field input,.field textarea,.field select{font:inherit;color:var(--ink);background:var(--white);border:1px solid var(--line-2);border-radius:var(--radius);width:100%;min-height:48px;transition:border-color var(--dur) var(--ease-out), box-shadow var(--dur) var(--ease-out);padding:.85rem 1rem}.field textarea{resize:vertical;min-height:9rem}.field input:focus,.field textarea:focus,.field select:focus{border-color:var(--ink);outline:none;box-shadow:0 0 0 3px #1b191714}.field [aria-invalid=true]{border-color:var(--garnet)}.field .error{color:var(--garnet);font-size:var(--step--1);min-height:1.2em}.field .hint{color:var(--stone);font-size:var(--step--1)}.site-header[data-astro-cid-nen7h5rs]{z-index:50;background:color-mix(in srgb, var(--linen) 92%, transparent);-webkit-backdrop-filter:blur(10px);transition:background var(--dur) var(--ease-out), border-color var(--dur) var(--ease-out), color var(--dur) var(--ease-out);color:var(--ink);border-bottom:1px solid #0000;position:sticky;top:0}.site-header[data-astro-cid-nen7h5rs].scrolled{border-bottom-color:var(--line)}.site-header[data-astro-cid-nen7h5rs].transparent:not(.scrolled):not(.open){-webkit-backdrop-filter:none;color:var(--linen);background:0 0;position:fixed;left:0;right:0}.site-header[data-astro-cid-nen7h5rs].transparent{position:fixed;left:0;right:0}.site-header[data-astro-cid-nen7h5rs].transparent.scrolled,.site-header[data-astro-cid-nen7h5rs].transparent.open{color:var(--ink)}.bar[data-astro-cid-nen7h5rs]{justify-content:space-between;align-items:center;gap:2rem;min-height:4.75rem;display:flex}.brand[data-astro-cid-nen7h5rs]{color:inherit;flex-direction:column;line-height:1.05;display:flex}.brand-name[data-astro-cid-nen7h5rs]{font-family:var(--font-display);letter-spacing:-.01em;font-variation-settings:"opsz" 48, "SOFT" 60;font-size:1.45rem;font-style:italic;font-weight:400}.brand-sub[data-astro-cid-nen7h5rs]{letter-spacing:.18em;text-transform:uppercase;opacity:.7;margin-top:.3rem;font-size:.68rem}.desktop-nav[data-astro-cid-nen7h5rs] ul[data-astro-cid-nen7h5rs]{gap:clamp(1.25rem,2.5vw,2.5rem);margin:0;padding:0;list-style:none;display:none}.desktop-nav[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs]{letter-spacing:.1em;text-transform:uppercase;color:inherit;padding:.5rem 0;font-size:.82rem;font-weight:500;position:relative}.desktop-nav[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs]:after{content:"";height:1px;transition:right var(--dur) var(--ease-out);background:currentColor;position:absolute;bottom:.1rem;left:0;right:100%}.desktop-nav[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs]:hover:after,.desktop-nav[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs][aria-current=page]:after{right:0}.actions[data-astro-cid-nen7h5rs]{align-items:center;gap:1.25rem;display:flex}.phone[data-astro-cid-nen7h5rs]{letter-spacing:.06em;color:inherit;font-size:.85rem;font-weight:500;display:none}.menu-btn[data-astro-cid-nen7h5rs]{color:inherit;font:inherit;letter-spacing:.12em;text-transform:uppercase;cursor:pointer;background:0 0;border:0;align-items:center;gap:.7rem;min-height:44px;padding:.6rem 0;font-size:.8rem;display:inline-flex}.burger[data-astro-cid-nen7h5rs]{flex-direction:column;gap:5px;width:22px;display:inline-flex}.burger[data-astro-cid-nen7h5rs] i[data-astro-cid-nen7h5rs]{height:1px;transition:transform var(--dur) var(--ease-out);background:currentColor;display:block}.open[data-astro-cid-nen7h5rs] .burger[data-astro-cid-nen7h5rs] i[data-astro-cid-nen7h5rs]:first-child{transform:translateY(3px)rotate(45deg)}.open[data-astro-cid-nen7h5rs] .burger[data-astro-cid-nen7h5rs] i[data-astro-cid-nen7h5rs]:last-child{transform:translateY(-3px)rotate(-45deg)}.mobile-nav[data-astro-cid-nen7h5rs][hidden]{display:none!important}.mobile-nav[data-astro-cid-nen7h5rs]{border-top:1px solid var(--line);background:var(--linen);padding:1.5rem var(--gutter) 2.5rem;flex-direction:column;justify-content:space-between;gap:2rem;min-height:calc(100dvh - 4.75rem);display:flex}.mobile-nav[data-astro-cid-nen7h5rs] ul[data-astro-cid-nen7h5rs]{margin:0;padding:0;list-style:none}.mobile-nav[data-astro-cid-nen7h5rs] li[data-astro-cid-nen7h5rs]{opacity:0;animation:rise .5s var(--ease-out) forwards;animation-delay:calc(var(--i) * 50ms);transform:translateY(8px)}.mobile-nav[data-astro-cid-nen7h5rs] li[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs]{font-family:var(--font-display);font-size:var(--step-3);border-bottom:1px solid var(--line);color:var(--ink);padding:.85rem 0;font-weight:300;display:block}.mobile-nav[data-astro-cid-nen7h5rs] li[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs][aria-current=page]{color:var(--garnet)}.mobile-contact[data-astro-cid-nen7h5rs]{gap:.5rem;display:grid}.mobile-contact[data-astro-cid-nen7h5rs] a[data-astro-cid-nen7h5rs]{font-size:var(--step-1);color:var(--ink)}@keyframes rise{to{opacity:1;transform:none}}@media (prefers-reduced-motion:reduce){.mobile-nav[data-astro-cid-nen7h5rs] li[data-astro-cid-nen7h5rs]{opacity:1;animation:none;transform:none}}html.nav-open{overflow:hidden}@media (width>=900px){.desktop-nav[data-astro-cid-nen7h5rs] ul[data-astro-cid-nen7h5rs]{display:flex}.menu-btn[data-astro-cid-nen7h5rs]{display:none}.phone[data-astro-cid-nen7h5rs]{display:inline}.mobile-nav[data-astro-cid-nen7h5rs]{display:none!important}}@layer astro.images{:where([data-astro-image]){height:auto}:where([data-astro-image=full-width]){width:100%}:where([data-astro-image=constrained]){max-width:100%}[data-astro-image-fit=fill]{object-fit:fill}[data-astro-image-fit=contain]{object-fit:contain}[data-astro-image-fit=cover]{object-fit:cover}[data-astro-image-fit=scale-down]{object-fit:scale-down}[data-astro-image-pos=top]{object-position:top}[data-astro-image-pos=bottom]{object-position:bottom}[data-astro-image-pos=left]{object-position:left}[data-astro-image-pos=right]{object-position:right}[data-astro-image-pos=center]{object-position:center}[data-astro-image-pos=top-left]{object-position:top left}[data-astro-image-pos=top-right]{object-position:top right}[data-astro-image-pos=top-center]{object-position:top center}[data-astro-image-pos=bottom-left]{object-position:bottom left}[data-astro-image-pos=bottom-right]{object-position:bottom right}[data-astro-image-pos=bottom-center]{object-position:bottom center}[data-astro-image-pos=left-top]{object-position:left top}[data-astro-image-pos=left-bottom]{object-position:left bottom}[data-astro-image-pos=left-center]{object-position:left center}[data-astro-image-pos=right-top]{object-position:right top}[data-astro-image-pos=right-bottom]{object-position:right bottom}[data-astro-image-pos=right-center]{object-position:right center}[data-astro-image-pos=center-top]{object-position:center top}[data-astro-image-pos=center-bottom]{object-position:center bottom}[data-astro-image-pos=center-left]{object-position:center left}[data-astro-image-pos=center-right]{object-position:center right}}.site-footer[data-astro-cid-jo6i4kqk]{padding:var(--section-sm) 0 2.5rem}.top[data-astro-cid-jo6i4kqk]{gap:2.5rem var(--gutter);padding-bottom:var(--section-sm);grid-template-columns:1fr;display:grid}@media (width>=720px){.top[data-astro-cid-jo6i4kqk]{grid-template-columns:1.4fr 1fr 1fr}.office[data-astro-cid-jo6i4kqk]{grid-column:1/-1}}@media (width>=1080px){.top[data-astro-cid-jo6i4kqk]{grid-template-columns:1.6fr .9fr .9fr 1.3fr}.office[data-astro-cid-jo6i4kqk]{grid-column:auto}}.wordmark[data-astro-cid-jo6i4kqk]{font-family:var(--font-display);font-style:italic;font-weight:300;font-size:var(--step-3);color:var(--linen);font-variation-settings:"opsz" 96, "SOFT" 60;margin:0 0 .35rem}.role[data-astro-cid-jo6i4kqk]{color:var(--stone-2);font-size:var(--step--1);letter-spacing:.06em;text-transform:uppercase;margin:0 0 1rem}.position[data-astro-cid-jo6i4kqk]{color:#d9d2c8;max-width:32ch;font-family:var(--font-display);font-size:var(--step-1);margin-bottom:1.5rem;line-height:1.4}.contact[data-astro-cid-jo6i4kqk]{gap:.35rem;margin-bottom:1.25rem;display:grid}.contact[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]{font-size:var(--step-1);color:var(--linen)}.contact[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]:hover{color:var(--white);text-decoration:underline #fff6}.social[data-astro-cid-jo6i4kqk]{gap:1.5rem;margin:0;padding:0;list-style:none;display:flex}.social[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]{font-size:var(--step--1);letter-spacing:.1em;text-transform:uppercase;color:var(--stone-2)}.social[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]:hover{color:var(--linen)}.col-title[data-astro-cid-jo6i4kqk]{font-size:var(--step--1);letter-spacing:.14em;text-transform:uppercase;color:var(--stone-2);margin:0 0 1rem}.links[data-astro-cid-jo6i4kqk] ul[data-astro-cid-jo6i4kqk]{gap:.6rem;margin:0;padding:0;list-style:none;display:grid}.links[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]{color:#d9d2c8}.links[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]:hover{color:var(--white);text-decoration:underline #ffffff59}address[data-astro-cid-jo6i4kqk]{color:#d9d2c8;margin-bottom:.75rem;font-style:normal;line-height:1.55}.marks[data-astro-cid-jo6i4kqk]{color:var(--linen);flex-wrap:wrap;align-items:center;gap:1.1rem;margin-top:1.25rem;display:flex}.mark-sep[data-astro-cid-jo6i4kqk]{background:#fff3;width:1px;height:20px}.realtor[data-astro-cid-jo6i4kqk]{filter:invert()brightness(1.4);width:auto;height:28px}.legal[data-astro-cid-jo6i4kqk]{color:var(--stone-2);gap:.9rem;max-width:100ch;padding-top:2rem;display:grid}.legal[data-astro-cid-jo6i4kqk] p[data-astro-cid-jo6i4kqk]{text-wrap:pretty}.bottom[data-astro-cid-jo6i4kqk]{color:#d9d2c8;flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:.5rem 1.5rem;margin-top:.75rem;display:flex}.dots[data-astro-cid-jo6i4kqk]{gap:1.25rem;display:flex}.dots[data-astro-cid-jo6i4kqk] a[data-astro-cid-jo6i4kqk]:hover{color:var(--white);text-decoration:underline}.skip{z-index:100;background:var(--ink);color:var(--linen);border-radius:2px;padding:.75rem 1rem;transition:top .2s;position:absolute;top:-4rem;left:1rem}.skip:focus{top:1rem}main:focus{outline:none}
