@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@300;400;500;600;700&family=Manrope:wght@200;300;400;500;600;700&display=swap');
:root{--ink:#171717;--muted:#616161;--paper:#fff;--soft:#f3f3f0;--line:#dededb;--red:#c8252b;--max:1440px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font:400 16px/1.65 'DM Sans',Arial,sans-serif;color:var(--ink);background:var(--paper)}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}img{display:block;max-width:100%;object-fit:cover}h1,h2,h3,h4,p{margin:0}h1,h2,h3{font-family:Manrope,Arial,sans-serif;font-weight:300;line-height:1.1;letter-spacing:-.045em}h1{font-size:clamp(3rem,7.2vw,7.5rem)}h2{font-size:clamp(2.4rem,4.6vw,5rem)}h3{font-size:clamp(1.65rem,2.4vw,2.7rem)}p+p{margin-top:1rem}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--red);outline-offset:6px}.skip{position:absolute;top:-80px;left:20px;z-index:999;background:white;padding:14px}.skip:focus{top:10px}.wrap{width:min(calc(100% - 112px),var(--max));margin-inline:auto}.eyebrow{display:block;text-transform:uppercase;letter-spacing:.2em;font-size:12px;font-weight:600;line-height:1.6}.red{color:var(--red)}.muted{color:var(--muted)}.body-lg{font-size:clamp(1.1rem,1.8vw,1.35rem);line-height:1.7}.section{padding-block:110px}.section-top{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:end;margin-bottom:52px}.section-top h2{max-width:660px}.section-top p{max-width:450px;justify-self:end}.eyebrow+h1,.eyebrow+h2{margin-top:20px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:15px 26px;border:1px solid var(--ink);font-size:14px;line-height:1.4;letter-spacing:.025em;min-height:50px;transition:background .2s,color .2s,transform .2s}.btn:hover{background:var(--ink);color:#fff}.btn-red{background:var(--red);border-color:var(--red);color:#fff}.btn-red:hover{background:#a41820;border-color:#a41820}.btn-light{border-color:#fff;color:#fff}.btn-light:hover{background:#fff;color:#171717}.text-link{display:inline-block;border-bottom:1px solid currentColor;padding-bottom:4px;font-size:14px;line-height:1.5}.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.topbar{position:absolute;z-index:10;left:0;right:0;color:#fff;border-bottom:1px solid #ffffff45}.topbar.solid{position:relative;color:var(--ink);border-bottom:1px solid var(--line)}.nav{height:105px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand{display:flex;align-items:center;gap:24px}.agency-logo{width:115px;height:50px;object-fit:contain}.topbar:not(.solid) .agency-logo{filter:brightness(0) invert(1)}.nameplate{font-size:11px;letter-spacing:.13em;line-height:1.7;text-transform:uppercase;border-left:1px solid currentColor;padding-left:24px}.desktop-nav{display:flex;gap:26px;align-items:center;font-size:13px}.desktop-nav a{padding-block:8px;white-space:nowrap}.desktop-nav a[aria-current=page]{border-bottom:1px solid var(--red)}.nav-contact{border:1px solid currentColor;padding:10px 18px!important}.menu-button{display:none;background:none;border:0;color:inherit;padding:12px;font-size:14px}.menu-button span{width:22px;display:inline-block;height:10px;border-block:1px solid currentColor;margin-left:10px}.mobile-nav{display:none}.hero{height:min(900px,100svh);min-height:670px;position:relative;background:#333;isolation:isolate;color:#fff;overflow:hidden}.hero-media{position:absolute;inset:0;z-index:-2}.hero-media img{width:100%;height:100%;object-position:center 58%;animation:heroIn 1.5s ease-out both}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#0005 0%,#0002 25%,#0001 45%,#0009 100%);z-index:-1}.hero-content{height:100%;display:flex;flex-direction:column;justify-content:flex-end;padding-top:150px;padding-bottom:84px}.hero h1{font-size:clamp(3.8rem,8.7vw,9rem);max-width:1000px;line-height:.99;letter-spacing:-.065em;margin-top:20px}.hero-bottom{display:flex;justify-content:space-between;align-items:flex-end;margin-top:34px;gap:30px}.hero-bottom p{max-width:460px;font-size:18px;line-height:1.55}.hero-caption{position:absolute;right:30px;bottom:18px;font-size:11px;letter-spacing:.03em;color:#ddd}.intro{display:grid;grid-template-columns:.7fr 1.3fr;gap:70px;padding-block:98px}.intro h2{max-width:850px}.intro .body-lg{max-width:770px;margin-top:30px}.intro .eyebrow{padding-top:12px}.rule{border-top:1px solid var(--line)}.split-feature{display:grid;grid-template-columns:1.05fr .95fr;min-height:660px}.split-feature>img{width:100%;height:100%;min-height:660px}.feature-copy{padding:90px 11%;display:flex;flex-direction:column;justify-content:center;background:var(--soft)}.feature-copy h2{margin:22px 0 26px}.feature-copy p{color:var(--muted);max-width:470px}.feature-copy .actions{margin-top:34px}.feature-copy .sign{margin-top:30px;font-size:13px;text-transform:uppercase;letter-spacing:.12em}.dark{background:#181919;color:white}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;border-block:1px solid #ffffff33;padding-block:45px;margin-top:45px}.stat-value{font:300 clamp(3rem,6vw,6rem)/1 Manrope,sans-serif;letter-spacing:-.06em}.stat-label{font-size:14px;color:#bcbcbc;margin-top:16px;max-width:230px}.fine{font-size:12px;line-height:1.7;color:#888}.dark .fine{color:#aaa}.stats+.fine{margin-top:24px;max-width:900px}.twocol{display:grid;grid-template-columns:1fr 1fr;gap:40px}.service-card{padding:52px;border-top:1px solid var(--line);background:var(--soft);min-height:360px;display:flex;flex-direction:column;align-items:flex-start}.service-card:nth-child(2){background:#212323;color:white}.service-card h3{margin:40px 0 20px;max-width:350px}.service-card p{max-width:430px;color:#616161}.service-card:nth-child(2) p{color:#c2c2c2}.service-card .text-link{margin-top:auto;padding-top:28px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.image-card{display:block}.image-card .image-wrap{position:relative;aspect-ratio:1.25;overflow:hidden;background:#eee;transform:perspective(1200px);transition:transform .4s,box-shadow .4s}.image-card img{width:100%;height:100%;transition:transform .7s}.image-card:hover img{transform:scale(1.045)}.image-card:hover .image-wrap{transform:perspective(1200px) rotateX(1.5deg) translateY(-4px);box-shadow:0 16px 35px #00000014}.image-card .eyebrow{margin-top:22px;color:var(--red)}.image-card h3{margin-top:9px;font-size:29px}.image-card p{margin-top:13px;font-size:15px;color:var(--muted)}.caption{font-size:12px;color:#777;margin-top:11px}.band{background:var(--red);color:white;padding-block:95px}.band-inner{display:flex;align-items:center;justify-content:space-between;gap:60px}.band h2{max-width:750px}.footer{padding-block:70px 25px;background:#151616;color:white}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:60px}.footer-logo{width:150px;filter:brightness(0) invert(1);margin-bottom:28px}.footer h3{font-size:26px;margin-bottom:16px}.footer p,.footer a{font-size:14px;color:#b9baba}.footer .eyebrow{color:#fff;margin-bottom:18px}.footer-links{display:grid;gap:8px}.footer-bottom{margin-top:60px;padding-top:24px;border-top:1px solid #ffffff24;display:flex;justify-content:space-between;gap:35px}.footer-bottom p{font-size:11px;line-height:1.7}.footer-bottom p:first-child{max-width:840px}.page-hero{padding:95px 0 75px}.page-hero h1{max-width:1100px}.page-hero .body-lg{max-width:750px;margin-top:32px;color:var(--muted)}.page-hero.image{position:relative;color:white;min-height:580px;display:flex;align-items:flex-end;isolation:isolate;background:#333}.page-hero.image img{position:absolute;inset:0;z-index:-2;width:100%;height:100%}.page-hero.image:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#000a,#0001);z-index:-1}.page-hero.image .body-lg{color:#eee}.breadcrumb{display:flex;gap:12px;font-size:12px;color:#666;margin-bottom:36px}.breadcrumb a{text-decoration:underline}.subnav{border-block:1px solid var(--line);padding:18px 0}.subnav .wrap{display:flex;gap:32px;flex-wrap:wrap;font-size:14px}.editorial{display:grid;grid-template-columns:.7fr 1.3fr;gap:90px}.editorial aside .eyebrow{position:sticky;top:30px}.editorial article{max-width:820px}.editorial article>h2{margin-bottom:26px}.editorial article>p{color:var(--muted)}.step-list{margin-top:45px;border-top:1px solid var(--line)}.step{display:grid;grid-template-columns:50px 1fr;gap:25px;padding-block:32px;border-bottom:1px solid var(--line)}.step .number{font:300 28px Manrope,sans-serif;color:var(--red)}.step h3{font-size:25px;letter-spacing:-.035em;margin:0 0 12px}.step p{color:var(--muted);font-size:16px}.note{border-left:2px solid var(--red);padding:4px 0 4px 24px;margin-top:36px;font-size:14px;color:var(--muted)}.details-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}.detail-block{border-top:1px solid var(--line);padding-top:25px}.detail-block h3{font-size:25px;margin:16px 0}.detail-block p{color:var(--muted)}.faq{border-top:1px solid var(--line);margin-top:35px}.faq details{border-bottom:1px solid var(--line)}.faq summary{cursor:pointer;font-size:20px;font-weight:400;list-style:none;padding:24px 38px 24px 0;position:relative}.faq summary:after{content:'+';position:absolute;right:0;font-size:25px;font-weight:300}.faq details[open] summary:after{content:'−'}.faq details p{padding:0 30px 26px 0;color:var(--muted)}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px 26px}.person-card img{width:100%;aspect-ratio:.85;object-position:center 25%;filter:grayscale(100%);transition:filter .35s}.person-card:hover img{filter:none}.person-card h3{font-size:26px;margin-top:22px}.person-card .eyebrow{margin-top:9px;color:var(--red);font-size:11px}.person-card p{font-size:15px;color:var(--muted);margin-top:14px}.profile{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:start}.profile img{width:100%;max-height:800px;object-position:center top}.profile h1{font-size:clamp(3rem,5vw,5.6rem);margin:24px 0 35px}.profile p{color:var(--muted)}.profile-meta{margin-top:32px;border-top:1px solid var(--line);padding-top:24px;font-size:13px}.listing-row{display:grid;grid-template-columns:90px 1fr 1fr auto;align-items:center;gap:25px;padding-block:30px;border-bottom:1px solid var(--line)}.listing-row .number{color:var(--red)}.listing-row h3{font-size:27px}.listing-row p{font-size:14px;color:var(--muted)}.listing-row .price{font-size:23px;font-weight:300}.share-tools{display:flex;gap:18px;margin-top:32px;align-items:center}.share-tools button{background:none;border:0;border-bottom:1px solid var(--ink);padding:0 0 4px;font-size:13px}.share-status{font-size:12px;color:var(--muted)}.region-tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}.region-tile{padding:36px;border:1px solid var(--line)}.region-tile h3{font-size:26px;margin-bottom:16px}.region-tile p{color:var(--muted);font-size:15px}.region-tile .text-link{margin-top:25px}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}.contact-panel{padding:45px;background:var(--soft)}.contact-panel h3{margin-bottom:28px}.contact-line{border-bottom:1px solid var(--line);padding:20px 0}.contact-line .eyebrow{color:var(--muted);font-size:11px;margin-bottom:9px}.contact-line a{font-size:clamp(1rem,2vw,1.35rem);overflow-wrap:anywhere}.contact-option{display:block;padding:25px 0;border-bottom:1px solid var(--line)}.contact-option h3{font-size:26px}.contact-option p{color:var(--muted);font-size:15px;margin-top:12px}.source-list{display:grid;gap:18px}.source-list a{font-size:15px;border-bottom:1px solid var(--line);padding-bottom:18px}.reveal{opacity:1;transform:none}@keyframes heroIn{from{transform:scale(1.035)}to{transform:scale(1)}}
@media(min-width:1600px){.hero-content{padding-bottom:100px}}
@media(max-width:1100px){.wrap{width:calc(100% - 64px)}.desktop-nav{gap:16px}.nameplate{display:none}.section{padding-block:80px}.feature-copy{padding:65px 10%}.split-feature,.split-feature>img{min-height:580px}.intro{gap:40px}.profile{gap:50px}.editorial{gap:50px}.footer-grid{gap:35px}.nav{height:90px}}
@media(max-width:760px){.wrap{width:calc(100% - 40px)}h1{font-size:3.3rem}h2{font-size:2.65rem}.section{padding-block:65px}.nav{height:80px}.agency-logo{width:99px;height:46px}.nameplate{display:block;font-size:9px;padding-left:15px}.brand{gap:15px}.desktop-nav{display:none}.menu-button{display:block;padding-right:0}.mobile-nav{position:absolute;top:80px;left:0;right:0;background:#fff;color:#171717;padding:20px;box-shadow:0 25px 30px #0002;border-top:1px solid var(--line)}.mobile-nav.open{display:grid;gap:0}.mobile-nav a{padding:13px 5px;border-bottom:1px solid var(--line)}.hero{height:90svh;min-height:690px;max-height:900px}.hero-content{padding-bottom:75px}.hero h1{font-size:clamp(3.6rem,12.5vw,5.6rem);letter-spacing:-.055em}.hero-bottom{display:block;margin-top:24px}.hero-bottom p{font-size:16px;max-width:320px}.hero-bottom .actions{margin-top:25px}.hero-caption{right:20px;left:20px;font-size:10px;bottom:15px}.hero-media img{object-position:60% center}.intro{grid-template-columns:1fr;gap:23px;padding-block:65px}.intro .body-lg{margin-top:23px}.section-top{grid-template-columns:1fr;gap:26px;margin-bottom:35px}.section-top p{justify-self:start}.split-feature{grid-template-columns:1fr;min-height:0}.split-feature>img{height:500px;min-height:0;object-position:center 25%}.feature-copy{padding:55px 26px}.feature-copy h2{margin-top:18px}.stats{gap:30px;grid-template-columns:1fr;padding-block:30px}.stat{display:grid;grid-template-columns:1fr 1fr;gap:25px;align-items:center}.stat-value{font-size:3.45rem}.stat-label{margin-top:0}.twocol,.cards,.details-grid,.profile,.contact-grid{grid-template-columns:1fr;gap:30px}.service-card{padding:32px;min-height:320px}.service-card h3{margin-top:28px}.cards{gap:38px}.image-card .image-wrap{aspect-ratio:1.45}.image-card h3{font-size:29px}.band{padding-block:60px}.band-inner{display:block}.band-inner .btn{margin-top:30px}.footer{padding-top:55px}.footer-grid{grid-template-columns:1fr 1fr;gap:35px}.footer-grid>div:first-child{grid-column:1/-1}.footer-bottom{display:block;margin-top:40px}.footer-bottom p+p{margin-top:22px}.page-hero{padding:58px 0 50px}.page-hero h1{font-size:3.5rem}.page-hero .body-lg{font-size:18px;margin-top:24px}.page-hero.image{min-height:560px}.editorial{grid-template-columns:1fr;gap:28px}.step{grid-template-columns:30px 1fr;gap:20px;padding-block:27px}.step h3{font-size:24px}.team-grid{grid-template-columns:repeat(2,1fr);gap:35px 18px}.person-card h3{font-size:22px}.person-card p{font-size:14px}.profile h1{margin-top:16px}.profile img{max-height:580px}.profile{gap:40px}.listing-row{grid-template-columns:1fr auto;gap:12px}.listing-row .number{display:none}.listing-row h3{font-size:24px}.listing-row .price{font-size:21px}.listing-row>p{grid-column:1/-1;grid-row:2}.listing-row .text-link{grid-column:1/-1;justify-self:start;font-size:13px}.region-tiles{grid-template-columns:1fr;gap:20px}.region-tile{padding:28px}.contact-panel{padding:28px}.subnav .wrap{gap:18px}.eyebrow{font-size:11px}.body-lg{font-size:18px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.image-card:hover .image-wrap{transform:none}}@media print{.topbar,.footer,.band,.share-tools,.subnav,.actions,.menu-button{display:none!important}.section{padding-block:25px}.page-hero{padding-block:20px}.wrap{width:100%}.hero{min-height:300px;height:350px}.hero h1{font-size:45px}.hero-bottom{display:none}.dark{background:white;color:black}.dark p,.dark .fine,.stat-label{color:#444}.stats{border-color:#ccc}.stat-value{font-size:36px}.step,.detail-block{break-inside:avoid}a{text-decoration:none}.editorial{grid-template-columns:1fr}.eyebrow{color:#333}.note{font-size:12px}body{font-size:12px}.profile img{max-height:400px}}
.agency-wordmark{display:inline-flex;flex-direction:column;font-family:Arial,sans-serif;font-size:27px;line-height:1;letter-spacing:.14em;font-weight:400}.agency-wordmark>span{font-size:10px;letter-spacing:.3em;margin-bottom:5px}.topbar.solid .agency-wordmark{color:var(--red)}.listing-row .text-link{grid-column:2/5;justify-self:start}@media(max-width:760px){.agency-wordmark{font-size:22px}.agency-wordmark>span{font-size:9px}.listing-row .text-link{grid-column:1/-1}}
.film{aspect-ratio:16/9;background:#111;border:1px solid #ffffff25}.film iframe{width:100%;height:100%;border:0}.selected-sale{display:grid;grid-template-columns:1.2fr 1fr;gap:55px;align-items:center;margin:50px 0}.selected-sale img{width:100%;aspect-ratio:1.5}.selected-sale h3{margin:18px 0}.selected-sale .text-link{margin-top:24px}.selected-sale p{color:var(--muted)}@media(max-width:760px){.selected-sale{grid-template-columns:1fr;gap:25px}.film{aspect-ratio:16/10}}
.agency-identity{display:inline-block;flex:none;width:148px;height:70px;background:url('/assets/agency-wallpaper.png') center center/660px auto no-repeat;mix-blend-mode:screen}.topbar.solid .agency-identity{filter:invert(1);mix-blend-mode:multiply}.footer .agency-identity{width:190px;height:88px;background-size:840px auto}@media(max-width:760px){.agency-identity{width:110px;height:54px;background-size:480px auto}.nav{gap:12px}.nameplate{font-size:8px;letter-spacing:.12em}.brand{gap:10px}.menu-button{font-size:12px}.menu-button span{width:17px;margin-left:6px}}
.desktop-nav{font-size:14px}.footer-bottom p,.hero-caption{font-size:12px}.footer a{overflow-wrap:anywhere}.contact-panel{min-width:0}.profile>div{min-width:0}@media(max-width:760px){.hero h1{font-size:clamp(3rem,12.5vw,5.6rem)}.page-hero h1,.profile h1{font-size:clamp(2.6rem,10.5vw,3.5rem)}.stat{display:block}.stat-value{font-size:3.45rem}.stat-label{margin-top:14px;max-width:none}.hero-caption{font-size:12px}.menu-button{font-size:14px}.fine{font-size:12px}}
/* Header uses the unmodified official mark with true alpha rendering. */
.agency-header-logo{display:block;flex:none;width:148px;height:70px;overflow:visible;background:none;mix-blend-mode:normal}.topbar.solid .agency-header-logo{filter:brightness(0)}@media(max-width:760px){.agency-header-logo{width:110px;height:54px}}
/* The verified property poster stays visible until the muted film is playing. */
.hero-video-stage{position:absolute;inset:0;overflow:hidden;opacity:0;transition:opacity 1s ease;pointer-events:none}.hero-video-stage.is-playing{opacity:1}.hero-video-stage iframe{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);border:0;max-width:none;pointer-events:none}.hero-film-tools{position:absolute;left:56px;bottom:18px;display:flex;align-items:center;gap:20px;z-index:2;font-size:12px}.hero-film-tools button{background:none;border:0;color:#fff;padding:6px 0;border-bottom:1px solid #ffffff80;font-size:12px;line-height:1.3;min-height:32px}.hero-film-tools button:disabled{opacity:.6;cursor:default}.hero-film-tools a{padding:6px 0;border-bottom:1px solid #ffffff80;font-size:12px;line-height:1.3}.visually-hidden{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}@media(max-width:1100px){.hero-film-tools{left:32px}}@media(max-width:760px){.hero-film-tools{left:20px;bottom:46px;gap:22px}.hero[data-hero-film] .hero-content{padding-bottom:123px}.hero[data-hero-film] .hero-caption{line-height:1.45;max-width:350px}}@media(prefers-reduced-motion:reduce){.hero-video-stage{transition:none}}

/* Responsive film framing and accessibility refinements. */
img{height:auto}.hero-media img,.split-feature>img,.image-wrap img,.page-hero.image>img{height:100%}
.hero h1{letter-spacing:-.05em;max-width:1400px}.fine{color:#767676}.dark .fine,.footer .fine{color:#aaa}.band a:focus-visible{outline-color:#fff}
.hero-film-tools button,.hero-film-tools a{font-size:14px;min-height:44px;display:inline-flex;align-items:center}
@media (min-width:761px) and (max-width:1100px){.desktop-nav{gap:16px}.brand{gap:16px}.nameplate{padding-left:16px}.nav{gap:20px}}
@media (max-width:760px){
 .hero[data-hero-film]{height:auto;min-height:0;max-height:none;padding-top:calc(80px + 52.8125vw);background:#171717}
 .hero[data-hero-film] .hero-media{height:calc(80px + 52.8125vw)}
 .hero[data-hero-film] .hero-media img{position:absolute;top:80px;width:100%;height:52.8125vw;object-position:center;animation:none}
 .hero[data-hero-film] .hero-video-stage{top:80px;bottom:auto;height:52.8125vw}
 .hero[data-hero-film]:after{background:linear-gradient(180deg,transparent 0%,transparent 22%,#0002 35%,transparent 50%);pointer-events:none}
 .hero[data-hero-film] .hero-content{height:auto;padding-top:32px;padding-bottom:124px}
 .hero[data-hero-film] h1{font-size:clamp(2.4rem,10.2vw,4.2rem);line-height:1.06;letter-spacing:-.045em}
 .hero[data-hero-film] .hero-bottom{margin-top:22px}
 .hero[data-hero-film] .hero-bottom .actions{margin-top:24px}
 .hero[data-hero-film] .hero-film-tools{bottom:57px;gap:24px}
 .hero[data-hero-film] .hero-caption{bottom:18px;max-width:none;font-size:12px}
 .hero[data-hero-film] .eyebrow{font-size:12px;letter-spacing:.13em}
 .profile h1,.person-card h3{overflow-wrap:anywhere}
 .footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}
 .split-feature>img{height:auto;max-height:620px;aspect-ratio:4/5}
 .page-hero.image>img{height:100%}
}
@media (prefers-reduced-motion:reduce){.hero-media img{animation:none}}

.hero-video-stage video{width:100%;height:100%;display:block;object-fit:cover;pointer-events:none}@media(max-width:760px){.hero-video-stage video{object-fit:contain}}

/* Resource hierarchy, with comfortable touch targets and responsive downloads. */
.download-feature{display:grid;grid-template-columns:minmax(240px,.85fr) minmax(0,1.15fr);gap:70px;align-items:center}.download-feature> a{display:block}.download-feature img{display:block;width:100%;height:auto;box-shadow:0 16px 40px #0002}.download-feature h2{margin:22px 0}.resource-note{margin-top:24px;line-height:1.7}.resource-note a{text-decoration:underline}.resource-strip{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.resource-strip h2{margin-top:20px}.desktop-nav{gap:20px}.subnav .wrap{flex-wrap:wrap}.subnav a{min-height:44px;display:inline-flex;align-items:center}
@media(min-width:761px) and (max-width:1200px){.nameplate{display:none}.desktop-nav{gap:16px;font-size:13px}.agency-header-logo{width:140px}.nav{gap:18px}}
@media(max-width:760px){.download-feature,.resource-strip{grid-template-columns:1fr;gap:32px}.download-feature .actions{align-items:stretch}.download-feature .btn{width:100%;text-align:center}.mobile-nav a{min-height:44px}.resource-note{font-size:12px}}

.accessible-film-control{clip-path:inset(50%);width:1px;height:1px;overflow:hidden;white-space:nowrap}.accessible-film-control:focus-within{clip-path:none;width:auto;height:auto;overflow:visible;white-space:normal}.hero[data-hero-film] .hero-content{padding-bottom:65px}

/* Curated property media; intentional playback and no background downloads. */
#property-films{scroll-margin-top:110px}.woodstock-feature{margin:40px 0 64px}.property-film-copy{padding:26px 0}.property-film-copy h3{margin:14px 0}.property-film-copy p{margin:12px 0}.property-film-copy .actions{gap:28px;margin:22px 0}.property-film-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}.property-film-card{min-width:0}.property-film-card video{display:block;width:100%;aspect-ratio:9/16;object-fit:contain;background:#171717}.property-film-card h3{font-size:clamp(1.5rem,2.1vw,2rem);line-height:1.2}.property-film-copy .text-link{min-height:44px;display:inline-flex;align-items:center}.property-film-copy .fine{line-height:1.65}@media(max-width:760px){.property-film-grid{grid-template-columns:1fr;gap:32px}.property-film-card video{max-height:76vh}.property-film-copy h3{font-size:1.75rem}.woodstock-feature{margin-bottom:40px}.property-film-copy .actions{align-items:flex-start;gap:16px}}

.additional-films-heading{margin-top:64px}.landscape-film-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-film-card.landscape-film video{aspect-ratio:16/9;max-height:none}@media(max-width:760px){.landscape-film-grid{grid-template-columns:1fr}.additional-films-heading{margin-top:40px}}

/* The film opens the visitor's SMS app; controls and navigation remain independent. */
.hero-text-link{position:absolute;inset:105px 0 0;z-index:0;cursor:pointer}.hero-text-link>span{position:absolute;top:20px;right:56px;padding:10px 18px;border:1px solid #ffffffb3;background:#171717a8;color:white;font-size:14px;line-height:1.5;backdrop-filter:blur(5px)}.hero-text-link:focus-visible{outline:3px solid white;outline-offset:-5px}.hero-text-link:hover>span{background:#171717e6}.hero-content{position:relative;z-index:1;pointer-events:none}.hero-content a,.hero-content button{pointer-events:auto}.hero-film-tools{pointer-events:auto}
@media(min-width:761px) and (max-width:1100px){.hero-text-link{top:90px}.hero-text-link>span{right:32px}}
@media(max-width:760px){.hero-text-link{top:80px;bottom:auto;height:52.8125vw}.hero-text-link>span{top:auto;bottom:12px;right:20px;padding:9px 14px;min-height:44px}.hero-content{pointer-events:auto}}

/* Full-bleed film with an invisible, keyboard-accessible SMS link. */
.hero[data-hero-film] .hero-video-stage video{object-fit:cover}.hero[data-hero-film] .hero-video-stage{left:0;right:0;width:100%}.hero-text-link>span{display:none}