@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#20352f;--paper:#f5f2eb;--muted:#5c665f;--line:#d6d8cc;--gold:#d2bc8c;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans)}a{color:inherit;text-underline-offset:5px}button,input,select,textarea{font:inherit}button,a,input,textarea,select{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #b07333;outline-offset:4px}.wrap{width:min(1280px,calc(100% - 96px));margin:auto}.preview{padding:7px 20px;background:#e5dfd0;text-align:center;font-size:10px;letter-spacing:1.6px}.skip{position:absolute;left:20px;top:-100px;z-index:100;background:white;padding:12px}.skip:focus{top:10px}header{display:flex;align-items:center;justify-content:space-between;gap:25px;padding:28px 0}.brand{display:flex;gap:15px;align-items:center;text-decoration:none;font-size:24px;letter-spacing:3px;line-height:1.2}.brand-sub{display:block;font:10px var(--sans);letter-spacing:5px;margin-top:7px}.monogram{font:48px var(--serif);letter-spacing:-7px;padding-right:9px}.monogram span{font-size:27px;color:#9d8760}nav{display:flex;gap:28px;align-items:center;font-size:13px}nav a{text-decoration:none}.button{display:inline-flex;align-items:center;justify-content:center;gap:28px;background:var(--ink);color:white;text-decoration:none;border:1px solid var(--ink);padding:16px 25px;font-size:13px;font-weight:600;cursor:pointer}.button.light{background:var(--paper);color:var(--ink);border-color:var(--paper)}.button.small{padding:12px 18px}.button:disabled{opacity:.45;cursor:not-allowed}.menu{display:none}.hero{background:var(--ink);color:var(--paper);overflow:hidden}.hero-grid{display:grid;grid-template-columns:1fr 1fr;min-height:660px;align-items:center;gap:40px}.eyebrow{font-size:11px;font-weight:600;letter-spacing:2.2px;line-height:1.5;margin:0 0 24px}.hero-copy{padding:60px 0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.03;margin:0 0 28px}h1{font-size:clamp(62px,7.6vw,112px);letter-spacing:-3px}h1 em{font-weight:400;color:var(--gold)}h2{font-size:clamp(40px,4.5vw,65px);letter-spacing:-1.4px}h3{font-size:35px}.hero-copy>p:not(.eyebrow){max-width:380px;color:#d3d9ce;margin:28px 0}.hero-bottom{border-top:1px solid #536256;padding:23px 0;display:flex;justify-content:space-between;gap:20px;font-size:10px;letter-spacing:1.5px}.hero-bottom a{text-decoration:none}.architecture{height:480px;position:relative;overflow:hidden;background:linear-gradient(140deg,#b7b9a1,#e3d5b5 64%,#cbb88d);border-radius:170px 170px 0 0;box-shadow:0 20px 80px #10251e33}.building{position:absolute;bottom:36px;background:repeating-linear-gradient(90deg,transparent 0 29px,#3e4c3f99 30px 32px),repeating-linear-gradient(0deg,#728073 0 28px,#c4c4aa 29px 35px);box-shadow:16px -10px 0 #b1b39b}.b1{left:9%;width:33%;height:47%;transform:skewY(-7deg)}.b2{left:43%;width:31%;height:73%;transform:skewY(8deg);background-color:#364c43}.b3{left:76%;width:28%;height:34%;transform:skewY(-8deg)}.arch-lines{position:absolute;inset:20px;border:1px solid #f4efe588;border-radius:155px 155px 0 0}.drawing-label{position:absolute;bottom:0;left:0;right:0;padding:10px 15px;background:#182d25;font-size:8px;letter-spacing:1px;line-height:1.5}.intro{padding:115px 0;display:grid;grid-template-columns:1fr 1.7fr;gap:70px}.intro>div{max-width:680px}.lead{font-size:22px;line-height:1.6;max-width:740px}.text-link{display:inline-block;margin-top:18px;font-size:13px;font-weight:600}.section{padding:80px 0}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:25px;margin-bottom:35px}.section-heading h2{margin-bottom:0}.service-list{border-top:1px solid var(--line)}.service-list>a{display:grid;grid-template-columns:60px 1.2fr 1fr 40px;gap:30px;padding:40px 0;border-bottom:1px solid var(--line);text-decoration:none;align-items:start}.service-list h3{margin:0}.service-list p{margin:0;color:var(--muted);font-size:14px}.number{font-size:12px;color:var(--muted)}.arrow{font-size:30px}.area-band{background:#e7e7dc;margin-top:50px}.area-inner{display:grid;grid-template-columns:1.1fr 1fr;gap:100px;padding:90px 0}.area-inner p:not(.eyebrow){max-width:380px}.area-names>div,.area-names>a{display:flex;gap:25px;align-items:center;border-bottom:1px solid #bfc6b7;padding:15px 0;font:32px var(--serif)}.area-names span{font:10px var(--sans);letter-spacing:1px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.steps span{font-size:10px;letter-spacing:2px;display:block;margin-bottom:25px}.steps h3{font-size:30px}.steps p{color:var(--muted);font-size:14px}.cta{background:var(--ink);color:var(--paper);margin-top:60px}.cta-inner{padding:75px 0;display:grid;grid-template-columns:1.2fr 1fr;gap:80px;align-items:center}.cta h2{margin:0}.cta p:not(.eyebrow){color:#d3d9ce}.footer-main{display:flex;justify-content:space-between;gap:40px;padding:65px 0}.footer-main p{font-size:12px}.footer-main .eyebrow{margin-bottom:10px}.footer-email{font-size:20px;text-decoration:none}.footer-bottom{display:flex;flex-wrap:wrap;gap:20px;border-top:1px solid var(--line);padding:22px 0;font-size:10px;color:var(--muted)}.page-head{padding:75px 0 50px;border-bottom:1px solid var(--line)}.page-head h1{font-size:clamp(48px,6vw,82px);white-space:pre-line;max-width:1000px;letter-spacing:-2px}.two-column{display:grid;grid-template-columns:1.5fr 1fr;gap:85px}.prose{max-width:760px}.prose h2{font-size:40px;margin-top:38px}.prose p{margin:0 0 25px}.article{padding:55px 0 90px}.notice{padding:18px 22px;border-left:3px solid #bba476;background:#e9e5d9;font-size:13px;line-height:1.6}.tiles{display:grid;grid-template-columns:1fr 1fr;gap:30px}.tiles>a,.tiles>article{border-top:1px solid var(--line);padding:30px 0;text-decoration:none}.tiles h2{font-size:36px}.tiles h2 a{text-decoration:none}.tiles p{max-width:470px}.vito-mark{background:#e4e4d6;min-height:380px;display:flex;flex-direction:column;align-items:center;justify-content:center;font:150px var(--serif)}.vito-mark span{font:11px var(--sans);letter-spacing:4px;margin-top:15px}.question-list{padding-left:22px}.question-list li{padding:12px 0;border-bottom:1px solid var(--line)}aside{background:#e8e7dc;padding:35px;align-self:start}aside h3{font-size:42px}.external-areas a{justify-content:space-between;text-decoration:none}.external-areas span{max-width:110px}.contact-email{font-size:clamp(17px,2.2vw,29px);overflow-wrap:anywhere}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:13px;margin:20px 0}input,select,textarea{width:100%;padding:12px;background:#fffdf8;border:1px solid #a9b1a5;border-radius:0;color:var(--ink);margin-top:8px}textarea{resize:vertical}.consent{display:flex;gap:12px;align-items:start}.consent input{width:auto;margin-top:5px}.form-trap{position:absolute;left:-9999px}.small-copy{font-size:12px;color:var(--muted)}.admin-panel{padding:40px 0}.table-scroll{overflow:auto}.pad{padding:50px 0}
@media(max-width:900px){.wrap{width:calc(100% - 40px)}header{flex-wrap:wrap;padding:20px 0}.menu{display:block;background:none;border:1px solid var(--ink);padding:9px 15px}header nav{display:none;flex-basis:100%;flex-direction:column;align-items:stretch;gap:0}header nav.open{display:flex}header nav a{padding:15px;border-bottom:1px solid var(--line)}.hero-grid{min-height:0;gap:25px}.architecture{height:390px}.intro{gap:30px;padding:70px 0;grid-template-columns:1fr 2fr}.area-inner{gap:40px}.two-column{gap:35px}.service-list>a{grid-template-columns:30px 1fr 1fr 20px;gap:15px}.footer-main{flex-direction:column}.steps{gap:25px}}
@media(max-width:600px){.hero-grid{grid-template-columns:1fr}.hero-copy{padding:45px 0 10px}h1{font-size:78px}.architecture{height:300px;width:100%;max-width:400px;margin:0 auto 30px;border-radius:120px 120px 0 0}.hero-bottom{flex-direction:column;gap:8px}.intro,.area-inner,.two-column,.cta-inner,.tiles,.steps{grid-template-columns:1fr;gap:25px}.intro{padding:60px 0}.section{padding:50px 0}.section-heading{align-items:start;flex-direction:column}.service-list>a{grid-template-columns:25px 1fr 20px}.service-list p{grid-column:2;grid-row:2}.service-list .arrow{grid-column:3;grid-row:1}.service-list h3{font-size:34px}.area-inner{padding:50px 0}.cta-inner{padding:50px 0}.cta{margin-top:25px}.steps>div{border-top:1px solid var(--line);padding-top:25px}.form-row{grid-template-columns:1fr;gap:0}.page-head{padding:45px 0 30px}.page-head h1{font-size:52px}.lead{font-size:19px}.brand{font-size:20px}.monogram{font-size:40px}.footer-email{font-size:17px}.vito-mark{min-height:260px}.architecture .drawing-label{font-size:7px}}

.brokerage-bar{padding:0 0 18px;font-size:14px;font-weight:600;letter-spacing:.2px}

.brokerage-identity{display:flex;align-items:center;gap:28px;flex-wrap:wrap;padding:12px 0}.brokerage-identity img{width:260px;max-width:100%;height:auto}.brokerage-identity span{font-size:13px}.brokerage-bar{padding-bottom:18px}

/* Photographs of the communities we serve. */
.hero-photo{margin:0;align-self:stretch;position:relative;min-height:500px;overflow:hidden}.hero-photo img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}.hero-photo figcaption{position:absolute;bottom:0;left:0;right:0;padding:28px 24px 18px;background:linear-gradient(transparent,rgba(0,0,0,.75));color:white;font-size:13px;display:flex;justify-content:space-between;gap:12px}.hero-photo a{color:inherit;font-size:11px}.community-photo{margin:0 0 28px}.community-photo img{display:block;width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}.community-photo figcaption{font-size:13px;display:flex;justify-content:space-between;padding-top:10px}.community-photo a{font-size:11px}.area-names{font-size:clamp(22px,3vw,38px)}
@media(max-width:760px){.hero-photo{min-height:340px}.hero-photo img{object-position:center}.hero-grid{gap:30px}.hero-photo figcaption{padding:30px 15px 15px}}

.vito-portrait{margin:0;max-width:440px}.vito-portrait img{width:100%;height:auto;display:block}.contact-portrait{width:112px;height:140px;object-fit:cover;object-position:center 30%;margin-bottom:24px}

/* Compact identity and navigation header. */
header.wrap{padding:16px 0;gap:24px}.header-brand{flex-shrink:0}.broker-number{display:block;font-size:11px;line-height:1.4;letter-spacing:.2px;margin-top:7px}.header-brokerage{width:150px;height:auto;flex-shrink:0}header nav{margin-left:auto}.brokerage-identity img{width:170px}
@media(max-width:900px){header.wrap{gap:12px 20px;padding:14px 0}.header-brokerage{width:125px;margin-left:auto}header .menu{margin-left:0}header nav{margin-left:0}}
@media(max-width:480px){header.wrap{position:relative;gap:10px}.header-brand{flex-basis:calc(100% - 85px)}.header-brokerage{order:3;width:110px;margin:0}header .menu{order:2;margin-left:auto}header nav{order:4}.broker-number{font-size:10px;margin-top:5px}}