:root{--ink:#152c3b;--muted:#566670;--blue:#1948b2;--navy:#102b42;--paper:#f7f7f2;--line:#dce2e2;--soft:#eaf0f2;--white:#fff;--serif:Georgia,'Times New Roman',serif;--sans:Inter,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body.altruist-site{margin:0;background:var(--paper);color:var(--ink);font:18px/1.75 var(--sans);-webkit-font-smoothing:antialiased}body.altruist-site h1,body.altruist-site h2,body.altruist-site h3{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.12;color:inherit;margin:0 0 24px}body.altruist-site h1{font-size:clamp(42px,5.25vw,76px)}body.altruist-site h2{font-size:clamp(34px,3.6vw,52px)}body.altruist-site h3{font-size:28px}p{margin:0 0 22px}a{color:var(--blue);text-decoration:none}a:hover{color:#102b6c}button,input,textarea,select{font:inherit}img{max-width:100%;height:auto;display:block}svg{display:block}address{font-style:normal}[hidden]{display:none!important}a,button{touch-action:manipulation}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,textarea:focus-visible{outline:3px solid #4e83eb;outline-offset:5px}.wrap{width:min(1240px,calc(100% - 96px));margin-inline:auto}.section{padding:100px 0}.eyebrow{font:600 14px/1.5 var(--sans);letter-spacing:.19em;color:var(--blue);text-transform:uppercase;margin:0 0 23px}.lead{font-size:22px;line-height:1.7}.button-row{display:flex;align-items:center;gap:14px;flex-wrap:wrap}.altruist-site .button{display:inline-flex;align-items:center;justify-content:center;gap:28px;border:1px solid transparent;padding:16px 24px;font:600 16px/1.5 var(--sans);border-radius:3px;min-height:54px;text-decoration:none;transition:background .18s,color .18s,border-color .18s}.altruist-site .button-primary{background:var(--blue);color:#fff}.altruist-site .button-primary:hover{background:#12358c}.altruist-site .button-light{background:#fff;color:var(--navy)}.altruist-site .button-light:hover{background:#e9eff5}.altruist-site .button-outline-light{background:transparent;border-color:#a5b2c1;color:#fff}.altruist-site .button-outline-light:hover{background:#ffffff12;border-color:white}.text-link{display:inline-flex;align-items:center;gap:22px;color:var(--ink);font:600 16px/1.6 var(--sans);border-bottom:1px solid var(--ink);padding:8px 0}.text-link:hover{color:var(--blue);border-color:var(--blue)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:48px;margin-bottom:45px}.section-heading h2{margin-bottom:0!important}.section-heading>p,.section-heading>div+div{max-width:400px;color:var(--muted)}.section-heading>div+div p{font-size:18px;margin-bottom:12px}.section-heading>p{margin:0;font-size:18px}.skip-link:focus{position:fixed!important;top:10px;left:10px;z-index:99999;padding:15px;background:white;color:#102b42;width:auto!important;height:auto!important;clip:auto!important}
/* Shared navigation */
.utility-bar{background:var(--blue);color:#fff;font-size:14px;letter-spacing:.025em}.utility-bar .wrap{display:flex;justify-content:space-between;align-items:center;min-height:34px;gap:4px 24px;flex-wrap:wrap;padding-block:6px}.utility-contact{display:flex;align-items:center;justify-content:flex-end;flex-wrap:wrap;gap:0 8px;text-align:right}.utility-phone{white-space:nowrap}.utility-bar a{color:white}.altruist-site .site-header{background:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid #e6eaed}.admin-bar .site-header{top:32px}.header-inner{min-height:92px;display:flex;align-items:center;justify-content:space-between;gap:40px}.brand{display:flex;gap:12px;align-items:center;color:var(--ink);flex-shrink:0}.brand:hover{color:var(--ink)}.site-header .brand strong{color:var(--blue)}.brand img{width:49px;height:49px;object-fit:contain;border-radius:50%}.brand strong{display:block;font-size:25px;font-weight:600;letter-spacing:.125em;line-height:1.25}.brand small{display:block;font-size:13px;letter-spacing:.26em;padding-left:2px;line-height:1.8}.primary-navigation{display:flex;align-items:center;gap:29px}.primary-navigation>a{color:#243b49;font-size:16px;font-weight:500;white-space:nowrap;padding:12px 0;position:relative}.primary-navigation>a:hover,.primary-navigation>a[aria-current]{color:var(--blue)}.primary-navigation>a[aria-current]:after{content:'';position:absolute;bottom:4px;left:0;width:18px;height:2px;background:var(--blue)}.primary-navigation .nav-contact{border:1px solid #bccad3;border-radius:3px;padding:10px 19px;margin-left:6px;display:flex;gap:22px;align-items:center}.nav-contact span{font-size:19px}.altruist-site .menu-toggle{display:none;appearance:none;-webkit-appearance:none;background:var(--blue);color:#fff;width:auto;height:44px;min-height:44px;line-height:1;padding:10px 12px;margin:0;border:1px solid var(--blue);border-radius:12px;font-size:14px;font-weight:600;gap:7px;align-items:center;justify-content:center;flex:0 0 auto;cursor:pointer}.altruist-site .menu-toggle:hover,.altruist-site .menu-toggle:focus,.altruist-site .menu-toggle[aria-expanded="true"]{background:#12358c;color:#fff;border-color:#12358c}.menu-lines{width:15px;height:12px;flex-shrink:0;border-top:1px solid;border-bottom:1px solid;position:relative}.menu-lines:after{content:'';height:1px;background:currentColor;width:15px;position:absolute;top:5px;left:0}
/* New River Gorge */
.home-hero{position:relative;min-height:0;background:#152f41;isolation:isolate;color:#fff;display:flex;flex-direction:column;justify-content:center}.hero-image{position:absolute;z-index:-2;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 52%}.home-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#071b2e44,transparent 75%);z-index:-1}.hero-content{padding:64px 0 48px;text-align:center}.home-hero .eyebrow{color:#d7e2ec;margin-bottom:26px;font-size:13px;letter-spacing:.24em}.home-hero h1{max-width:none;line-height:1.05!important;letter-spacing:0!important;margin:0 auto 25px!important}.hero-brand{font-family:var(--sans)!important}.hero-brand-name{display:block;color:var(--blue);font-size:clamp(44px,9.5vw,118px);font-weight:700;letter-spacing:.065em;line-height:1.05;text-shadow:none}.hero-brand-subtitle{display:block;width:fit-content;color:#fff;font-size:clamp(27px,3.8vw,48px);font-weight:500;letter-spacing:.13em;line-height:1.35;margin:12px auto 0;transform:translateX(clamp(12px,calc(22vw - 70px),220px))}.home-hero .button-row{justify-content:center}.hero-description{max-width:650px;color:#e0e5e9;font-size:18px;line-height:1.85;margin:0 auto 32px}.home-hero .button{font-size:16px}.mission-strip{background:#edf0ed;border-bottom:1px solid #dde3df}.mission-strip .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:18px 32px;padding-block:24px}.mission-strip p{font:26px/1.3 var(--serif);margin:0;letter-spacing:-.025em}.mission-strip em{color:var(--blue)}.mission-strip span{font-size:13px;letter-spacing:.15em;font-weight:500;color:#445a65}.mission-strip span:before{content:'✦';font-size:11px;margin-right:20px;color:#8197a2}
/* Live property cards */
.featured-section{background:#f0f5ff;border-top:4px solid var(--blue)}
body.altruist-site .featured-section .section-heading h2{color:var(--blue)}
.featured-section .text-link{color:var(--blue);border-color:var(--blue)}
.featured-section .text-link:hover{color:#12358c;border-color:#12358c}
.featured-section .property-card{border-color:#cedbf5;border-bottom:4px solid var(--blue)}
.featured-section .property-price{color:var(--blue)}
.featured-section .property-status{background:var(--blue);color:#fff}
.featured-section .listing-empty{background:#fff;border-color:#cedbf5;border-top:4px solid var(--blue)}
body.altruist-site .featured-section .listing-empty h3{color:var(--blue)}
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:26px}.property-card{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;min-width:0}.property-photo{display:block;position:relative;aspect-ratio:1.45;background:#dbe3e6;overflow:hidden}.property-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-photo:hover img{transform:scale(1.035)}.property-status{position:absolute;left:17px;top:17px;padding:4px 11px;background:#fff;color:var(--ink);font-size:13px;border-radius:2px}.property-info{padding:25px 23px 21px}.property-price{font-family:var(--serif);font-size:32px;letter-spacing:-.04em;line-height:1.2;margin-bottom:12px}.property-info h3{font-family:var(--sans)!important;letter-spacing:0!important;font-weight:500!important;font-size:14px!important;line-height:1.65!important;margin-bottom:7px!important}.property-info h3 a{color:var(--ink)}.property-mls{font-size:13px;letter-spacing:.11em;color:var(--muted);margin-bottom:18px}.property-specs{margin:0;padding:14px 0 17px;list-style:none;display:flex;gap:18px;border-top:1px solid #e8ebed;font-size:14px;color:var(--muted);flex-wrap:wrap}.property-specs strong{font-weight:600;color:var(--ink)}.property-credit{font-size:13px;line-height:1.7;color:#5d6c75;margin:0;min-height:31px}.listing-notes{font-size:13px;color:#65747d;margin-top:24px;max-width:900px;line-height:1.7}.listing-notes p{margin-bottom:3px}.listing-notes a{color:var(--muted);text-decoration:underline}.listing-empty{background:var(--soft);padding:55px;text-align:center;border:1px solid var(--line)}.listing-empty p{color:var(--muted)}.photo-unavailable:before{content:'Property photo unavailable';position:absolute;inset:0;display:grid;place-items:center;font-size:16px;color:var(--muted)}
/* Services and story */
.services-section{background:#edf2f3}.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}.service-card{padding-top:25px;border-top:1px solid #bbcbd2}.service-number{font:18px/1 var(--serif);display:block;margin-bottom:35px;color:#64818e}.service-card .eyebrow{margin-bottom:15px}.service-card h3{font-size:29px!important;max-width:250px;min-height:65px}.service-card>p:not(.eyebrow){color:var(--muted);font-size:18px;max-width:300px}.service-card details{border-top:1px solid #c9d5d9}.service-card summary{font-size:16px;font-weight:600;padding:16px 0;cursor:pointer;list-style:none;display:flex;justify-content:space-between}.service-card summary::-webkit-details-marker{display:none}.service-card summary span{font-size:20px;font-weight:400}.service-card details[open] summary span{transform:rotate(45deg)}.service-card details>div p{font-size:16px;color:var(--muted)}.story-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}.story-image{position:relative;padding-bottom:65px}.story-image>img{width:100%;height:auto;object-fit:cover;object-position:45% 50%}.story-caption{position:absolute;left:40px;right:-20px;bottom:0;background:var(--blue);color:white;padding:28px 34px;display:flex;align-items:center;gap:26px;box-shadow:0 10px 30px #102b4210}.story-caption strong{font:31px var(--serif);letter-spacing:-.04em;white-space:nowrap;font-weight:400}.story-caption span{font-size:13px;color:#fff;line-height:1.7;border-left:1px solid #ffffff40;padding-left:24px}.story-copy>p:not(.eyebrow){color:var(--muted);font-size:18px;margin-bottom:18px}.story-copy .text-link{margin-top:6px}
/* Luxury division */
.luxury-feature{background:#0e2236;color:#fff;padding:85px 0}.luxury-feature-grid{display:grid;grid-template-columns:1.2fr 1fr;align-items:center;gap:90px}.luxury-feature .eyebrow{color:#9eaef2}.luxury-feature h2{font-size:50px!important}.luxury-feature p:not(.eyebrow){color:#bdcbd8;max-width:440px;font-size:18px}.luxury-feature .luxury-rate{font-size:16px!important;padding:20px 0;border-top:1px solid #ffffff20}.luxury-feature .button{font-size:16px}.luxury-mark{display:block;padding:20px 40px;background:transparent}.luxury-mark img{width:100%}.area-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:80px}.area-visual>.eyebrow{margin-top:12px;line-height:2}.area-grid>div{max-width:650px;min-width:0}.area-photo{margin:26px 0 0}.area-photo img{width:100%;height:auto;border-radius:6px}.area-grid p:not(.eyebrow){color:var(--muted);font-size:18px}.state-list{display:flex;flex-wrap:wrap;gap:0;margin-top:30px;padding-top:22px;border-top:1px solid var(--line)}.state-list span{font-size:14px;padding:0 23px;border-right:1px solid #bccad3}.state-list span:first-child{padding-left:0}.state-list span:last-child{border-right:0}.contact-banner{background:var(--blue);color:#fff;padding:65px 0}.banner-inner{display:flex;justify-content:space-between;align-items:center;gap:60px}.contact-banner .eyebrow{color:#c9d9ff;font-size:13px}.contact-banner h2{font-size:48px!important;margin-bottom:0!important}.banner-inner>div+div p{font-size:18px;color:#d4e0ff}.contact-banner .button{font-size:16px}
/* Footer */
.site-footer{background:#102435;color:#b9c7d2;padding:65px 0 0;font-size:16px}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr .8fr;gap:55px;padding-bottom:55px}.brand-light,.brand-light:hover{color:#fff}.brand-light strong{font-size:22px}.brand-light small{font-size:13px}.footer-about>p{margin:22px 0;font-size:16px}.footer-about .license-line{font-size:13px;color:#a6b7c6;max-width:230px}.site-footer h2{font-family:var(--sans)!important;font-size:20px!important;line-height:1.35!important;letter-spacing:.01em!important;font-weight:600!important;color:#fff!important;margin:5px 0 25px!important}.site-footer nav a,.footer-grid>div>a{display:block;margin-bottom:7px;color:#b9c7d2;font-size:14px}.site-footer nav a:hover,.footer-grid>div>a:hover{color:#fff}.footer-grid>div>.brand{display:flex}.site-footer address{font-size:14px;margin-bottom:18px;line-height:1.9}.footer-directions{margin-top:18px!important}.footer-luxury{display:flex;align-self:start;flex-direction:column;align-items:center;color:#c3d0dc;max-width:170px}.footer-luxury img{max-width:170px;width:100%;mix-blend-mode:screen}.footer-luxury span{font-size:13px;margin-top:12px}.footer-luxury:hover{color:#fff}.footer-bottom{border-top:1px solid #ffffff16;padding:23px 0;display:flex;justify-content:space-between;flex-wrap:wrap;gap:16px;color:#90a4b5;font-size:13px}.footer-bottom a{color:inherit}.footer-bottom .footer-credit{flex-basis:100%;text-align:center;margin:0}.footer-credit a{color:#cbd9e6;font-weight:600;text-decoration:underline;text-underline-offset:3px}.footer-credit a:hover{color:#fff}
/* Inner pages */
.breadcrumbs{display:flex;gap:13px;font-size:14px;color:#73828c;align-items:center;margin-bottom:55px}.breadcrumbs a{color:#506a79}.page-intro{background:#edf2f3;padding:28px 0 65px;border-bottom:1px solid var(--line)}.page-intro h1{max-width:950px}.intro-columns{display:grid;grid-template-columns:1.1fr 1fr;gap:85px;align-items:start;max-width:1150px;margin-top:32px}.intro-columns p{margin:0;color:var(--muted);font-size:18px}.intro-columns .lead{color:var(--ink);font-size:20px}.intro-columns .lead:only-child{grid-column:1 / -1;max-width:650px}.embed-section{padding-top:50px;background:#fff}.embed-toolbar{display:flex;justify-content:space-between;align-items:center;gap:20px;background:#edf2f3;border:1px solid var(--line);border-bottom:0;padding:16px 22px;font-size:14px;border-radius:4px 4px 0 0;margin-top:25px}.embed-toolbar>span{font-weight:600}.embed-toolbar a{white-space:nowrap}.embed-toolbar a span{margin-left:9px}.embed-shell{background:#fff;border:1px solid var(--line);border-radius:0 0 4px 4px;overflow:hidden}.mls-frame{width:100%;height:1200px;border:0;background:#fff;display:block}.support-frame{height:720px}.embed-help{font-size:14px;margin-top:16px;color:var(--muted)}.embed-help a{text-decoration:underline}.back-link{margin:0 0 35px}.listing-notice{padding:30px;background:var(--soft);margin-bottom:30px}.listing-notice h2,.detail-address{font-size:34px!important}.listing-notice p{margin:0}.store-note{display:flex;justify-content:space-between;align-items:center;gap:50px;margin-bottom:35px}.store-note p{max-width:600px;margin:0;font-size:18px;color:var(--muted)}.store-note .text-link{flex-shrink:0}.luxury-page-hero{padding:28px 0 80px;background:#f0f2f7}.luxury-page-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:75px;align-items:center}.luxury-blue-mark{background:#e4e7ed;border-radius:4px;overflow:hidden}.luxury-blue-mark img{width:100%;aspect-ratio:1.25;object-fit:contain}.luxury-page-grid h1{font-size:clamp(40px,4.4vw,62px)!important}.luxury-page-grid .lead{font-size:19px;color:var(--muted)}.luxury-page-grid .button-row{gap:23px;margin-top:30px}.luxury-page-grid .button{font-size:16px;gap:12px}.luxury-page-grid .text-link{font-size:16px}.luxury-promise{background:#11263d;color:#fff;padding:60px 0}.luxury-promise .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:75px;align-items:center}.luxury-promise .wrap>div:first-child{border-right:1px solid #ffffff26;text-align:center}.promise-rate{font-family:var(--serif);font-size:100px;line-height:1}.promise-rate>span{font-size:60px}.luxury-promise .wrap>div:first-child p{font-size:13px;letter-spacing:.18em;color:#afbdd1;margin:15px 0 0}.luxury-promise h2{font-size:39px!important;margin-bottom:20px!important}.luxury-promise .wrap>div+div p{max-width:550px;color:#c0cbd6;font-size:18px;margin:0}.luxury-service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;margin-top:50px}.luxury-service-grid article{border-top:1px solid #c7d3da;padding-top:25px}.luxury-service-grid h3{font-size:27px!important;max-width:260px}.luxury-service-grid p{font-size:18px;color:var(--muted);margin-bottom:0}.consultation-section{background:#e9eef3}.consultation-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:start}.consultation-grid>div:first-child{position:sticky;top:130px;padding-top:20px}.consultation-grid>div>p:not(.eyebrow){color:var(--muted);font-size:18px}.consultation-grid .text-link{font-size:16px}.form-panel{background:#fff;border:1px solid var(--line);border-radius:4px;padding:42px}.form-panel>h2{font-size:36px!important}.form-panel>h3{font-size:27px!important}.form-panel>p:not(.eyebrow){font-size:18px;color:var(--muted)}.form-panel .eyebrow{font-size:13px}.admin-note{font:16px/1.6 var(--sans);background:#fff8e6;padding:16px;color:#745711!important}.contact-section{background:#f7f7f2;padding-top:60px}.contact-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:50px;align-items:start}.office-panel{background:#edf2f3;border-radius:4px;overflow:hidden}.office-panel>img{width:100%;height:235px;object-fit:cover;object-position:50% 42%}.office-panel>div{padding:35px 40px}.office-panel h2{font-size:32px!important}.office-panel address{font-size:18px;color:var(--muted);margin-bottom:22px}.office-panel a{display:block;font-size:18px;margin-bottom:5px}.office-panel .text-link{display:inline-block;margin-top:16px;font-size:16px}.office-license{border-top:1px solid #cdd9de;padding-top:20px;margin:25px 0 0;font-size:14px;max-width:320px;color:var(--muted)}.support-section{border-top:1px solid var(--line);background:#fff}.support-section>div>p:not(.eyebrow){font-size:18px;color:var(--muted)}.prose{max-width:850px}.prose h1{font-size:48px!important}.prose article{margin-bottom:50px}.not-found{min-height:430px}.not-found p{color:var(--muted)}

@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.primary-navigation{gap:21px}.brand strong{font-size:22px}.brand small{font-size:13px}.header-inner{gap:25px}.story-grid{gap:55px}.story-caption{left:20px;right:-12px;padding:25px}.footer-grid{gap:30px}.luxury-feature-grid{gap:50px}.intro-columns{gap:50px}}
@media(max-width:1000px){.altruist-site .menu-toggle{display:flex}.header-inner{min-height:80px}.primary-navigation{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;box-shadow:0 16px 22px #102b4215;border-top:1px solid var(--line);padding:20px 32px;flex-direction:column;align-items:stretch;gap:3px}.primary-navigation.is-open{display:flex}.primary-navigation>a{font-size:18px;padding:13px 5px}.primary-navigation .nav-contact{margin:12px 0 4px;justify-content:space-between;padding:12px 16px}.mission-strip span:last-child{display:none}.property-grid{gap:16px}.property-info{padding:20px 17px}.property-specs{gap:10px}.service-grid{gap:27px}.story-grid{gap:50px}.story-image>img{height:auto}.story-caption{display:block;padding:24px;right:-15px}.story-caption span{display:block;border-left:0;padding-left:0;margin-top:10px}.story-copy h2{font-size:38px!important}.luxury-feature h2{font-size:40px!important}.luxury-mark{padding:15px}.footer-grid{grid-template-columns:1.2fr 1fr 1fr}.footer-luxury{display:none}.consultation-grid{gap:35px}.form-panel{padding:30px}.contact-grid{gap:30px}.luxury-page-grid,.luxury-promise .wrap{gap:40px}.luxury-page-grid h1{font-size:45px!important}.state-list span{padding:0 16px}.service-card h3{font-size:25px!important}}
@media(max-width:767px){.wrap{width:calc(100% - 40px)}.section{padding:65px 0}.utility-bar{font-size:13px}.utility-bar .wrap{min-height:30px}.header-inner{min-height:74px;gap:12px}.brand img{width:42px;height:42px}.brand strong{font-size:21px}.brand small{font-size:13px}.brand{gap:10px}.admin-bar .site-header{top:46px}.hero-image{object-position:54% center}.hero-content{padding:48px 0 36px}.home-hero .hero-brand{max-width:460px}.home-hero .hero-brand-subtitle{max-width:100%;margin-left:auto;margin-right:0;transform:none;text-align:right}.home-hero .eyebrow{font-size:13px;letter-spacing:.14em;max-width:300px;margin-inline:auto}.hero-description{font-size:18px;max-width:440px}.home-hero .button{padding:14px 19px;gap:21px}.mission-strip .wrap{display:grid;grid-template-columns:minmax(0,1fr) auto;padding-block:20px;gap:12px;align-items:center}.mission-strip p{font-size:clamp(17px,5vw,24px);white-space:nowrap}.mission-strip span{font-size:11px;letter-spacing:.06em;white-space:nowrap;text-align:right}.mission-strip span:before{display:none}.mission-strip span:nth-of-type(2){display:none}.section-heading{display:block;margin-bottom:30px}.section-heading>div+div,.section-heading>p{margin-top:25px;max-width:none}.section-heading>p{font-size:18px}.property-grid{grid-template-columns:1fr;gap:24px}.property-photo{aspect-ratio:1.6}.property-info{padding:24px}.property-price{font-size:33px}.property-info h3{font-size:16px!important}.property-mls{font-size:13px}.property-specs{font-size:16px;gap:24px}.property-credit{font-size:13px;min-height:0}.listing-notes{font-size:13px}.listing-empty{padding:35px 22px}.service-grid{grid-template-columns:1fr;gap:25px}.service-number{margin-bottom:24px}.service-card h3{max-width:none;min-height:0;font-size:29px!important}.service-card>p:not(.eyebrow){max-width:none}.service-card .eyebrow{margin-bottom:14px}.service-card summary{font-size:16px}.service-card details>div p{font-size:18px}.story-grid{grid-template-columns:1fr;gap:45px}.story-image{padding-bottom:50px;margin-right:15px}.story-image>img{height:auto}.story-caption{display:flex;left:20px;right:-15px;padding:23px}.story-caption strong{font-size:30px}.story-caption span{border-left:1px solid #ffffff40;padding-left:20px;margin-top:0;font-size:13px}.story-copy h2{font-size:39px!important}.story-copy>p:not(.eyebrow){font-size:18px}.luxury-feature{padding:60px 0}.luxury-feature-grid{grid-template-columns:1fr;gap:32px;text-align:center}.luxury-feature h2{font-size:40px!important}.luxury-mark{max-width:350px;justify-self:center;padding:10px 30px}.luxury-feature p:not(.eyebrow){font-size:18px;margin-inline:auto}.area-grid{grid-template-columns:1fr;gap:20px}.area-visual>.eyebrow{margin:0}.area-grid h2{font-size:39px!important}.state-list{gap:14px 0}.state-list span{font-size:13px;padding:0 12px}.contact-banner{padding:50px 0}.banner-inner{display:block}.banner-inner>div+div{margin-top:30px}.contact-banner h2{font-size:42px!important}.footer-grid{grid-template-columns:1fr 1fr;gap:35px 25px}.footer-about{grid-column:1/-1}.footer-about>p{max-width:none}.footer-about .license-line{max-width:none}.site-footer{padding-top:50px}.footer-bottom{display:block;font-size:13px}.footer-bottom>span{display:block;margin-bottom:10px}.footer-grid>div>a{overflow-wrap:anywhere}.breadcrumbs{margin-bottom:35px;font-size:13px}.page-intro{padding-top:23px;padding-bottom:45px}.page-intro h1{font-size:43px!important}.intro-columns{grid-template-columns:1fr;gap:22px;margin-top:28px}.intro-columns .lead{font-size:19px}.intro-columns p{font-size:18px}.embed-section{padding-top:25px}.embed-toolbar{align-items:flex-start;font-size:13px;padding:14px;gap:15px}.embed-toolbar>span{max-width:180px}.embed-toolbar a{white-space:normal;min-width:100px;text-align:right}.mls-frame{height:1050px}.support-frame{height:700px}.embed-help{font-size:14px;line-height:1.8}.contact-grid{grid-template-columns:1fr;gap:30px}.form-panel{padding:27px 24px}.office-panel>img{height:240px}.office-panel>div{padding:30px}.consultation-grid{grid-template-columns:1fr;gap:30px}.consultation-grid>div:first-child{position:static;padding-top:0}.consultation-grid h2{font-size:38px!important}.luxury-page-hero{padding:23px 0 55px}.luxury-page-grid{grid-template-columns:1fr;gap:30px}.luxury-blue-mark{max-width:330px;margin:auto}.luxury-blue-mark img{aspect-ratio:1.5}.luxury-page-grid h1{font-size:43px!important}.luxury-page-grid .eyebrow{font-size:13px}.luxury-promise .wrap{grid-template-columns:1fr;gap:35px}.luxury-promise .wrap>div:first-child{border:0;text-align:left}.promise-rate{font-size:80px}.promise-rate>span{font-size:45px}.luxury-promise h2{font-size:37px!important}.luxury-service-grid{grid-template-columns:1fr;gap:25px;margin-top:35px}.luxury-service-grid h3{max-width:none}.luxury-service-grid p{font-size:18px}.store-note{display:block}.store-note .text-link{margin-top:15px}.listing-notice{padding:24px}.listing-notice h2{font-size:28px!important}.prose h1{font-size:40px!important}}
@media(max-width:380px){.wrap{width:calc(100% - 32px)}.home-hero h1{font-size:40px!important}.story-caption{gap:15px;padding:20px}.story-caption strong{font-size:25px}.story-caption span{font-size:13px;padding-left:15px}.state-list{display:grid;grid-template-columns:1fr 1fr;gap:12px}.state-list span{border:0;padding:0}.utility-bar{font-size:13px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Keep enlarged text comfortable in compact layouts. */
@media(max-width:767px){
.utility-bar .wrap{flex-wrap:wrap;justify-content:center;gap:2px 20px;padding-block:6px;text-align:center}.utility-contact{justify-content:center;text-align:center}
.story-caption{flex-direction:column;align-items:flex-start;gap:10px}
.story-caption span{border-left:0;padding-left:0}
.story-image{padding-bottom:85px}
.embed-toolbar{flex-wrap:wrap}
}
@media print{.utility-bar,.site-header,.site-footer,.button-row,.embed-shell,.embed-toolbar,.embed-help{display:none!important}.wrap{width:100%}.section{padding:25px 0}.home-hero{min-height:0;background:white;color:black}.hero-image{display:none}.hero-content{padding:20px 0}.hero-description,.home-hero .eyebrow{color:black}}