@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:wght@500;600&display=swap');
:root{--green:#193e35;--deep:#102b26;--gold:#b79b64;--cream:#f8f6f0;--ivory:#fffdfa;--ink:#24352e;--muted:#64736b;--line:#e6e4db}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:16px/1.65 'DM Sans',Arial,sans-serif}h1,h2,h3,p{margin-top:0}h1,h2{font-family:'Playfair Display',Georgia,serif;font-weight:500;line-height:1.14;letter-spacing:-.025em}h1{font-size:clamp(3.1rem,6vw,5.6rem)}h2{font-size:clamp(2.25rem,4vw,3.5rem)}h3{font-size:1.28rem;line-height:1.32}a{color:inherit}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:3px}button,input,select,textarea{font:inherit}.shell{width:min(1160px,calc(100% - 48px));margin-inline:auto}.skip{position:absolute;left:-999px;z-index:99}.skip:focus{left:16px;top:16px;background:white;padding:8px}.header{position:sticky;top:0;z-index:20;background:rgba(255,253,250,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(8px)}.header-inner{min-height:88px;display:flex;align-items:center;gap:30px}.brand{text-decoration:none;display:flex;align-items:center;gap:10px;color:var(--green);flex-shrink:0}.brand-symbol{font-size:39px;color:var(--gold);line-height:1}.brand-name{font-size:20px;letter-spacing:.12em;font-weight:700;line-height:1.05}.brand-name small{display:block;font-size:8.5px;letter-spacing:.28em;margin-top:7px}.desktop-nav{margin-left:auto;display:flex;align-items:center;gap:22px}.desktop-nav a{text-decoration:none;font-size:12px;font-weight:700;color:#455b50}.desktop-nav a:hover,.desktop-nav a.active{color:var(--gold)}.header-actions{display:flex;align-items:center;gap:12px}.lang-switch{white-space:nowrap;font-size:12px;font-weight:700;color:var(--muted)}.lang-switch a{text-decoration:none;padding:5px}.lang-switch a[aria-current]{color:var(--green);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:5px}.menu-button{border:0;background:transparent;padding:10px;display:none;cursor:pointer}.menu-button span{height:2px;background:var(--green);display:block;width:23px;margin:5px 0}.mobile-nav{padding:15px 25px 28px;background:white;border-top:1px solid var(--line)}.mobile-nav a{display:block;padding:12px;text-decoration:none;border-bottom:1px solid var(--line)}.mobile-nav[hidden]{display:none}.eyebrow{font-size:11px;letter-spacing:.2em;font-weight:700;color:var(--gold);margin-bottom:18px}.hero{min-height:670px;display:grid;grid-template-columns:1.1fr .9fr;align-items:center;gap:50px;padding-top:60px;padding-bottom:75px}.hero h1{color:var(--green);max-width:650px;margin-bottom:26px}.hero-lead,.lead{color:var(--muted);font-size:1.15rem;max-width:660px}.hero-lead{max-width:540px}.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;border:1px solid var(--green);padding:15px 24px;min-height:55px;background:var(--green);color:white;text-decoration:none;font-size:13px;font-weight:700;cursor:pointer;transition:transform .2s,background .2s}.button:hover{background:var(--deep);transform:translateY(-2px)}.button-outline{background:transparent;color:var(--green)}.button-outline:hover{background:var(--cream)}.hero-note{margin-top:42px;font-size:12px;letter-spacing:.045em;color:var(--muted)}.note-mark{display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--gold);margin-right:10px}.hero-art{height:530px;position:relative;background:#e6e8df;overflow:hidden;border-radius:270px 270px 8px 8px;isolation:isolate}.hero-art:before{content:'';position:absolute;left:0;right:0;bottom:0;height:35%;background:#809688}.art-sun{position:absolute;width:240px;height:240px;background:#e0c895;border-radius:50%;top:70px;right:40px}.art-house{position:absolute;background:#f6eee1;height:315px;width:74%;left:12%;bottom:45px;box-shadow:25px 20px 0 #345749}.art-house:before{content:'';position:absolute;top:-80px;left:-8%;width:116%;height:105px;background:var(--green);clip-path:polygon(0 100%,50% 0,100% 100%)}.art-window{position:absolute;left:20%;top:80px;background:#b7bda8;width:80px;height:105px;border:9px solid #8f9e8c}.art-door{position:absolute;right:16%;bottom:0;width:80px;height:157px;background:#b78c60}.art-caption{position:absolute;bottom:16px;right:28px;font-size:10px;font-weight:700;letter-spacing:.18em;color:white}.art-caption span{font-size:25px;margin-left:12px}.section{padding-top:105px;padding-bottom:105px}.center{text-align:center}.intro{max-width:840px}.intro h2{color:var(--green)}.intro .lead{margin-inline:auto}.services{background:var(--cream)}.section-header{text-align:center;margin-bottom:45px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.service-card{background:white;min-height:350px;padding:32px;text-decoration:none;border:1px solid var(--line);display:flex;flex-direction:column;transition:transform .2s,border-color .2s}.service-card:hover{transform:translateY(-5px);border-color:var(--gold)}.service-index{font-size:12px;color:var(--gold);letter-spacing:.2em}.service-icon{font-family:Georgia,serif;font-size:62px;color:var(--green);margin:12px 0}.service-card h3{color:var(--green)}.service-card p{color:var(--muted);font-size:14px}.text-link{margin-top:auto;font-size:13px;font-weight:700;color:var(--green)}.about-teaser{display:grid;grid-template-columns:1fr 1fr;gap:85px;align-items:center}.portrait-placeholder{min-height:420px;background:#e9e9dc;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;color:var(--green);border:14px solid #f1eee7}.portrait-placeholder .tree-icon{font-size:100px;color:var(--gold)}.portrait-placeholder p{font-weight:700;letter-spacing:.2em;line-height:1.6}.portrait-placeholder small{font-size:10px;letter-spacing:.18em;color:var(--muted)}.about-teaser h2{color:var(--green)}.about-teaser .button{margin-top:20px}.quote-section{padding:100px 0;background:var(--green);text-align:center;color:white}.quote-section h2{max-width:790px;margin:0 auto 25px}.quote-section p{color:#d2ded5}.quote-mark{font-family:Georgia,serif;font-size:80px;color:var(--gold);display:block;line-height:.7}.contact-section{background:#f5f2e9}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}.contact-grid h2{color:var(--green)}.contact-grid a{color:var(--green);font-weight:700;text-underline-offset:4px}.contact-direct{margin-top:35px;font-size:14px;color:var(--muted)}.contact-form{background:white;border:1px solid var(--line);padding:36px;box-shadow:0 15px 45px rgba(10,30,20,.045)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.contact-form label{display:block;font-size:12px;font-weight:700;color:var(--green);margin-bottom:18px}.contact-form input,.contact-form select,.contact-form textarea{display:block;width:100%;border:1px solid #d7ddd6;border-radius:0;background:#fff;padding:12px;margin-top:7px;font-weight:400;font-size:14px;color:var(--ink);min-height:48px}.contact-form textarea{resize:vertical}.form-privacy,.form-hint{font-size:11px;color:var(--muted)}.form-status{font-size:13px;font-weight:700}.form-status[data-error]{color:#a03730}.honeypot{position:absolute!important;left:-10000px!important;opacity:0!important}.inner-hero{padding-top:120px;padding-bottom:105px;max-width:980px}.inner-hero h1{color:var(--green);max-width:850px}.inner-hero .button{margin-top:25px}.process{border-top:1px solid var(--line)}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:44px}.step{padding:25px;background:var(--cream);min-height:175px}.step span,.value-card span{color:var(--gold);font-size:13px;font-weight:700}.step h3{margin-top:25px;color:var(--green)}.values{padding-top:0}.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.value-card{background:var(--cream);padding:30px;min-height:145px}.value-card h3{margin-top:20px}.property-empty{text-align:center;border-top:1px solid var(--line);max-width:760px}.property-symbol{font-size:100px;color:var(--gold)}.property-empty h2{color:var(--green)}.property-empty .lead{margin:0 auto 30px}.footer{background:var(--deep);color:#e2ece6;padding:65px 0 24px}.footer-grid{display:grid;grid-template-columns:2fr 1fr .7fr;gap:45px}.footer-brand{color:white}.footer p{color:#c3d0c7;max-width:330px}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;gap:11px}.footer-grid strong{color:var(--gold);font-size:13px;margin-bottom:10px}.footer-grid a:not(.brand){font-size:13px;text-decoration:none}.footer-grid span{font-size:13px}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid #48645a;margin-top:55px;padding-top:26px;color:#aebfb5;font-size:11px}.footer-legal{font-size:10px;color:#aebfb5;margin-top:14px}@media(max-width:1050px){.desktop-nav{gap:12px}.desktop-nav a{font-size:11px}.brand-name{font-size:16px}.hero{gap:20px}.about-teaser{gap:40px}}@media(max-width:820px){.desktop-nav{display:none}.menu-button{display:block}.header-inner{min-height:76px}.header-actions{margin-left:auto}.hero{grid-template-columns:1fr;min-height:0;padding-top:65px;gap:42px}.hero-art{height:420px;max-width:560px;width:100%;margin:auto}.section{padding-top:70px;padding-bottom:70px}.service-grid,.steps{grid-template-columns:repeat(2,1fr)}.about-teaser,.contact-grid{grid-template-columns:1fr;gap:35px}.portrait-placeholder{max-width:550px;width:100%;margin:auto}.inner-hero{padding-top:85px;padding-bottom:70px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:span 2}}@media(max-width:540px){.shell{width:min(100% - 32px,1160px)}.header-inner{min-height:68px}.brand-symbol{font-size:31px}.brand-name{font-size:14px}.brand-name small{font-size:7px}.hero{padding-top:48px;padding-bottom:55px}.hero h1{font-size:clamp(2.8rem,11vw,4rem)}.hero-lead,.lead{font-size:1.05rem}.hero-art{height:340px}.art-house{height:230px}.art-house:before{top:-60px;height:80px}.art-window{top:40px;width:55px;height:75px}.art-door{height:108px;width:60px}.art-sun{width:160px;height:160px}.service-grid,.steps,.value-grid,.form-grid{grid-template-columns:1fr}.service-card{min-height:290px}.section{padding-top:58px;padding-bottom:58px}.contact-form{padding:24px}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.footer-bottom{flex-direction:column;gap:10px}.portrait-placeholder{min-height:330px}.actions .button{width:100%}}

/* Turnstile security challenge */
.turnstile-challenge{margin:18px 0 10px;min-height:65px;max-width:100%;overflow:hidden}
.captcha-hint{font-size:12px;color:#a03730;margin:0 0 14px}
.contact-form button:disabled{opacity:.55;cursor:not-allowed}

/* Pear Tree supplied photography & brand assets */
.brand-logo{display:block;width:min(230px,42vw);height:auto;max-height:62px;object-fit:contain;object-position:left center}
.footer-brand .brand-logo{max-width:230px}
.hero-art.hero-photo{border-radius:24px;background:#e6e8df;overflow:hidden;height:460px}
.hero-art.hero-photo::before{display:none}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:46% center}
.team-photo{overflow:hidden;border-radius:20px;aspect-ratio:4/3;background:#e5e7dd}
.team-photo img{display:block;width:100%;height:100%;object-fit:cover}
.headshot-grid{display:grid;grid-template-columns:repeat(2,minmax(0,250px));justify-content:center;gap:28px;margin:12px auto 48px;padding:0 20px}
.headshot-grid figure{margin:0;text-align:center;font-weight:600;color:#183d34}
.headshot-grid img{display:block;width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:18px;margin-bottom:12px}
@media(max-width:650px){.hero-art.hero-photo{height:310px;border-radius:18px}.brand-logo{width:180px}.headshot-grid{gap:12px}}

/* Home page refinement: team photo inside a clean arch, no colored overlay. */
.hero-art.hero-photo{border-radius:260px 260px 10px 10px;background:transparent;height:500px;box-shadow:none}
.hero-art.hero-photo::before,.hero-art.hero-photo::after{display:none!important;content:none!important}
.hero-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:center center}
/* Remove the repeat photo in the meet-the-team homepage section. */
.about-teaser.about-teaser-text-only{display:block;text-align:center;max-width:900px}
.about-teaser-text-only .about-teaser-content{max-width:760px;margin:0 auto}
.about-teaser-text-only .lead{margin-left:auto;margin-right:auto}
@media(max-width:820px){.hero-art.hero-photo{height:440px;max-width:520px}}
@media(max-width:540px){.hero-art.hero-photo{height:355px;border-radius:200px 200px 8px 8px}}

/* Peartree approved 2026 homepage and about refinements */
.hero-art.hero-photo{height:auto!important;aspect-ratio:16/10;border-radius:22px!important;background:#fff!important;box-shadow:0 18px 44px rgba(16,43,38,.09);border:1px solid #ebe7dd;overflow:hidden}
.hero-art.hero-photo::before,.hero-art.hero-photo::after{display:none!important;content:none!important}
.hero-art.hero-photo img{display:block;width:100%;height:100%;object-fit:contain!important;object-position:center!important}
.about-teaser.about-teaser-home{display:grid!important;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);align-items:center;gap:clamp(25px,4vw,65px);max-width:1160px;text-align:left}
.about-teaser-home .about-teaser-content{max-width:100%;margin:0}
.about-teaser-home .lead{margin-left:0;margin-right:0}
.about-teaser-home .team-photo{width:100%;aspect-ratio:16/11;max-height:320px;border-radius:20px;background:#fff}
.about-teaser-home .team-photo img{object-fit:contain;object-position:center}
.about-page-intro{display:flex!important;flex-direction:column;gap:36px;align-items:center;max-width:940px;text-align:center}
.about-page-intro .team-photo{width:min(100%,860px);aspect-ratio:16/9;max-height:none;border-radius:22px;background:#fff}
.about-page-intro .team-photo img{object-fit:contain;object-position:center}
.about-page-intro .about-copy{max-width:760px}
.agent-profiles{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin:0 auto 90px;width:min(1160px,calc(100% - 48px))}
.agent-profile{display:flex;align-items:flex-start;gap:20px;padding:22px;border:1px solid var(--line);border-radius:18px;background:#fff}
.agent-profile img{width:132px;height:144px;flex:0 0 132px;object-fit:cover;object-position:top center;border-radius:12px}
.agent-profile h3{margin:3px 0 5px;color:var(--green)}
.agent-profile .role{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#9b855d;font-weight:700;margin:0 0 12px}
.agent-profile p:last-child{font-size:14px;color:var(--muted);margin:0}
.footer-brand{background:white;border-radius:12px;display:inline-flex!important;padding:13px 17px;max-width:max-content}
.footer-brand .brand-logo{width:min(230px,45vw);height:auto;max-height:70px;object-fit:contain}
@media(max-width:900px){.agent-profiles{grid-template-columns:1fr}.about-teaser.about-teaser-home{grid-template-columns:1fr}}
@media(max-width:540px){.hero-art.hero-photo{aspect-ratio:16/11;height:auto!important;border-radius:16px!important}.about-teaser-home .team-photo{max-height:none}.agent-profiles{width:calc(100% - 32px)}.agent-profile{gap:14px;padding:15px}.agent-profile img{width:100px;height:118px;flex-basis:100px}}