@font-face{font-family:DM Sans;src:url('assets/sans.woff2') format('woff2');font-style:normal;font-weight:100 1000;font-display:swap}
@font-face{font-family:Cormorant Garamond;src:url('assets/serif.woff2') format('woff2');font-style:normal;font-weight:300 700;font-display:swap}
:root{--ink:#041f4c;--muted:#506580;--cream:#edf2fa;--paper:#f9f9fb;--line:#d2ddeb;--red:#d6002a;--gold:#7693ba;--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:105px}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;line-height:1.65;-webkit-font-smoothing:antialiased}
body.dialog-open{overflow:hidden}
button,input,select,textarea{font:inherit;color:inherit}
button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}
button{cursor:pointer}
a{color:inherit;text-decoration:none}
button{border:0;background:none}
img{max-width:100%;display:block}
p,h1,h2,h3,h4{margin:0}
h1,h2,h3{font-weight:500}
button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,pre:focus-visible{outline:3px solid #365f95;outline-offset:4px}
[hidden]{display:none!important}
::selection{background:#c7d3eb;color:var(--ink)}
.shell{width:min(calc(100% - 112px),1240px);margin-inline:auto}
.section-pad{padding-top:100px;padding-bottom:100px}
.eyebrow{font-size:10px;font-weight:650;letter-spacing:1.85px;line-height:1.6;color:#506580;margin-bottom:22px}
.eyebrow.light{color:#e3ebf8}
.icon{width:21px;height:21px;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round;flex-shrink:0}
h2{font-family:var(--serif);font-size:clamp(42px,4.25vw,62px);line-height:1.05;letter-spacing:-1.5px}
h2 em,h1 em{font-weight:400}
.button{display:inline-flex;align-items:center;justify-content:space-between;gap:32px;min-height:54px;padding:15px 24px;border:1px solid transparent;font-size:12px;line-height:1.5;font-weight:600;letter-spacing:.15px;transition:background .2s,color .2s,transform .2s}
.button>span{font-size:20px;font-weight:400;line-height:1}
.button:hover{transform:translateY(-2px)}
.button-navy{background:var(--ink);color:#f9f9fb}
.button-navy:hover{background:#153d74}
.button-cream{background:var(--cream);color:var(--ink)}
.button-cream:hover{background:#f9f9fb}
.button-outline{border-color:var(--line);background:transparent}
.button-outline:hover{background:var(--cream)}
.text-link{display:inline-flex;align-items:center;gap:22px;padding:8px 0;font-size:12px;font-weight:600;line-height:1.5;border-bottom:1px solid #a9bbd3}
.text-link>span{font-size:21px;line-height:1}
.text-link:hover{color:var(--red);border-color:var(--red)}
.skip-link{position:fixed;z-index:20;left:12px;top:-80px;background:var(--cream);padding:12px 22px}
.skip-link:focus{top:8px}
.site-header{position:sticky;top:0;z-index:10;background:rgba(249,249,251,.98);border-bottom:1px solid rgba(4,31,76,.06)}
.header-inner{height:92px;display:flex;align-items:center;justify-content:space-between;gap:30px}
.brand{display:inline-flex;align-items:center;gap:13px;flex-shrink:0}
.monogram{font-family:Georgia,serif;font-style:italic;letter-spacing:-4px;font-size:51px;line-height:1;padding-right:6px;transform:translateY(-3px)}
.monogram>span{color:var(--red)}
.brand-copy{display:flex;flex-direction:column;gap:1px}
.brand-copy strong{font-size:13px;letter-spacing:2.2px;font-weight:650}
.brand-copy small{font-size:8px;letter-spacing:1.25px;color:#506580}
.brand-copy small>span{color:var(--red);padding-inline:3px}
.primary-nav{display:flex;align-items:center;gap:30px;font-size:12px;font-weight:500}
.primary-nav>a{padding:12px 0;white-space:nowrap}
.primary-nav>a:hover{color:var(--red)}
.primary-nav .nav-cta{padding:12px 19px;border:1px solid #a9bbd3;margin-left:8px;display:flex;align-items:center;gap:22px;min-height:46px}
.nav-cta>span{font-size:20px}
.menu-toggle{display:none;width:46px;height:46px;padding:12px}
.menu-toggle>span{display:block;height:1px;background:var(--ink);margin:6px 0;transition:transform .2s}
.hero{position:relative;min-height:650px;color:#f9f9fb;isolation:isolate;overflow:hidden}
.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;z-index:-2;object-fit:cover;object-position:50% 46%}
.hero-shade{z-index:-1;background:linear-gradient(90deg,rgba(4,31,76,.78) 0%,rgba(4,31,76,.59) 37%,rgba(4,31,76,.04) 100%),linear-gradient(0deg,rgba(4,31,76,.55),transparent 30%)}
.hero-inner{min-height:650px;display:flex;flex-direction:column}
.hero-top{display:flex;justify-content:space-between;align-items:center;padding-top:28px}
.hero-top .eyebrow{display:flex;align-items:center;gap:10px;margin:0;font-size:9px;letter-spacing:2px}
.hero-top i{width:5px;height:5px;border-radius:50%;background:#fe092a}
.hero-edition{font-family:var(--serif);font-size:18px;font-style:italic;opacity:.86}
.hero-copy{padding-top:64px;padding-bottom:65px;max-width:660px}
.hero-copy>.eyebrow{font-size:9px;letter-spacing:2.2px;margin-bottom:20px}
h1{font-family:var(--serif);font-size:clamp(64px,6.8vw,96px);line-height:.98;letter-spacing:-2.5px}
h1 em{color:#c7d3eb}
.hero-copy>p:not(.eyebrow){font-size:14px;line-height:1.8;max-width:385px;color:#e3ebf8;margin-top:25px}
.hero-actions{display:flex;align-items:center;gap:34px;margin-top:30px}
.hero-link{display:inline-flex;align-items:center;gap:18px;font-size:12px;color:#f9f9fb;padding:10px 0;border-bottom:1px solid #9cb2d0}
.hero-link>span{font-size:18px}
.hero-link:hover{color:#e3ecfb}
.hero-bottom{display:flex;justify-content:space-between;align-items:center;padding-bottom:65px;margin-top:auto;font-size:10px;color:#e3ebf8}
.hero-bottom>span{display:flex;align-items:center;gap:8px}
.hero-bottom .icon{width:16px;height:16px}
.hero-bottom>a{font-size:8px;letter-spacing:1.8px;display:flex;align-items:center;gap:24px}
.hero-bottom>a>span{font-size:21px}
.search-wrap{position:relative;margin-top:-37px;z-index:2}
.property-search{display:grid;grid-template-columns:1fr 1.13fr 1.17fr auto;gap:0;padding:23px 24px;background:var(--paper);box-shadow:0 12px 35px #041f4c0c;border:1px solid #d2ddeb}
.property-search>label{display:flex;flex-direction:column;justify-content:center;border-right:1px solid var(--line);padding:0 23px 0 18px;gap:4px;min-width:0}
.property-search>label:first-child{padding-left:7px}
.property-search label>span{font-size:8px;letter-spacing:1.4px;font-weight:600;color:#586f8e}
.property-search select{width:100%;min-height:27px;border:0;background-color:transparent;padding:0 20px 0 0;border-radius:0;outline-offset:2px;font-size:13px}
.property-search .button{margin-left:22px;min-height:54px;padding-inline:23px}
.trust-strip{display:flex;justify-content:space-between;align-items:center;padding-top:34px;padding-bottom:32px;border-bottom:1px solid var(--line);gap:18px}
.trust-strip>span{display:flex;align-items:center;gap:11px;font-size:10px;color:#506580;letter-spacing:.3px}
.trust-strip i{height:17px;width:1px;background:var(--line);margin-inline:8px}
.remax-text{font-size:12px;font-weight:700;letter-spacing:.4px;color:var(--ink);font-style:normal}
.remax-text>span{color:var(--red)}
.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:50px;margin-bottom:39px}
.heading-aside{max-width:330px;color:var(--muted);font-size:13px;line-height:1.9}
.heading-aside .text-link{margin-top:15px;color:var(--ink)}
.property-toolbar{display:flex;align-items:center;justify-content:space-between;gap:22px;border-bottom:1px solid var(--line);padding-bottom:18px}
.filter-tabs{display:flex;gap:7px;flex-wrap:wrap}
.filter{padding:9px 17px;min-height:40px;font-size:11px;border:1px solid transparent;color:#506580}
.filter:hover{background:var(--cream)}
.filter.active{background:var(--ink);color:#fff;border-color:var(--ink)}
.saved-filter{display:flex;align-items:center;gap:8px;font-size:11px;min-height:42px;white-space:nowrap;padding-inline:12px}
.saved-filter .icon{width:17px;height:17px}
.saved-filter>span{display:grid;place-items:center;width:22px;height:22px;border-radius:50%;background:var(--cream);font-size:10px}
.saved-filter[aria-pressed=true]{color:var(--red)}
.results-bar{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:50px;color:#586f8e;font-size:10px}
.reset-button{font-size:10px;text-decoration:underline;min-height:40px}
.reset-button>span{margin-left:7px}
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
.property-card{min-width:0;border-bottom:1px solid var(--line);padding-bottom:18px}
.property-image-wrap{position:relative;overflow:hidden;background:#e2eaf6;aspect-ratio:1.39}
.property-image-button{padding:0;display:block;width:100%;height:100%;position:relative}
.property-image-button img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.property-image-button:hover img{transform:scale(1.035)}
.property-badge{position:absolute;left:16px;top:16px;font-size:8px;font-weight:600;letter-spacing:1px;background:rgba(249,249,251,.95);padding:6px 11px;pointer-events:none}
.save-button{position:absolute;right:14px;top:14px;background:var(--paper);border-radius:50%;height:35px;width:35px;display:grid;place-items:center;box-shadow:0 2px 10px #0001}
.save-button .icon{height:17px;width:17px}
.save-button[aria-pressed=true]{color:var(--red)}
.save-button[aria-pressed=true] .icon{fill:#d6002a19}
.property-card-copy{padding-top:20px}
.property-location{font-size:9px;letter-spacing:1.1px;color:#506580;text-transform:uppercase;display:flex;gap:7px;align-items:center;margin-bottom:9px}
.property-location .icon{width:13px;height:13px}
.property-title{padding:0;text-align:left;font-family:var(--serif);font-size:28px;line-height:1.15;letter-spacing:-.6px;min-height:64px}
.property-title:hover{color:var(--red)}
.property-stats{display:flex;flex-wrap:wrap;gap:14px;margin-top:16px;margin-bottom:19px;font-size:10px;color:#506580}
.property-stats>span{display:flex;align-items:center;gap:6px}
.property-stats .icon{height:15px;width:15px}
.property-card-bottom{display:flex;align-items:center;justify-content:space-between;gap:10px;border-top:1px solid #d2ddeb;padding-top:13px}
.property-card-bottom p{font-size:11px;font-weight:550}
.property-card-bottom small{display:block;font-size:9px;font-weight:400;color:#586f8e;margin-top:3px}
.details-button{height:36px;width:36px;border:1px solid var(--line);border-radius:50%;font-size:20px;display:grid;place-items:center}
.details-button:hover{background:var(--ink);color:var(--paper)}
.property-footnote{display:flex;justify-content:space-between;align-items:center;gap:35px;margin-top:30px}
.property-footnote>p{max-width:570px;font-size:10px;color:#506580;line-height:1.8}
.property-footnote .text-link{white-space:nowrap;font-size:10px}
.empty-properties{text-align:center;padding:48px 25px 55px;background:var(--cream)}
.empty-mark{font-family:var(--serif);font-size:44px;line-height:1.3;color:#365a88;display:block;margin-bottom:12px}
.empty-properties .eyebrow{margin-bottom:13px}
.empty-properties h3{font-family:var(--serif);font-size:36px;line-height:1.1}
.empty-properties>p:not(.eyebrow){max-width:470px;margin:15px auto 23px;color:var(--muted);font-size:13px}
.services{background:var(--cream)}
.services-layout{display:grid;grid-template-columns:.9fr 1fr;gap:100px}
.services-intro>p:not(.eyebrow){font-size:13px;color:var(--muted);max-width:335px;margin-top:26px;line-height:1.9}
.services-intro>.text-link{margin-top:24px}
.service-note{border-top:1px solid #cdd9eb;margin-top:44px;padding-top:24px;display:flex;gap:17px;align-items:center;color:#506580}
.service-note>span{font-size:38px;font-weight:300;color:#365a88;line-height:1}
.service-note>p{font-family:var(--serif);font-size:23px;line-height:1.2}
.service-list>details{border-top:1px solid #cdd9eb}
.service-list>details:last-child{border-bottom:1px solid #cdd9eb}
summary{cursor:pointer;list-style:none}
summary::-webkit-details-marker{display:none}
.service-list summary{display:flex;align-items:center;gap:21px;padding:23px 0;min-height:76px}
.service-number{font-size:10px;color:#586f8e;flex-shrink:0}
.service-list h3{font-family:var(--serif);font-size:27px;line-height:1.15;letter-spacing:-.6px}
.plus{font-size:24px;color:#586f8e;margin-left:auto;transition:transform .2s;font-weight:300}
details[open] .plus{transform:rotate(45deg)}
.service-body{padding:0 24px 26px 35px}
.service-body>p{font-size:12px;line-height:1.9;color:#506580}
.service-body .text-link{margin-top:13px;font-size:10px}
.about{display:grid;grid-template-columns:1fr 1.1fr;gap:95px;align-items:center;padding-top:115px;padding-bottom:115px}
.portrait-composition{padding-top:10px;position:relative}
.portrait-frame{position:relative;height:auto;aspect-ratio:.92;background:#edf2fa;overflow:hidden;isolation:isolate;display:flex;align-items:flex-end;justify-content:center}
.portrait-caption{position:absolute;top:28px;left:28px;z-index:2;font-size:9px;font-weight:500;letter-spacing:1.8px;color:#506580}
.portrait-art{position:absolute;inset:0;z-index:0;pointer-events:none;clip-path:polygon(evenodd,0 0,100% 0,100% 100%,0 100%,0 0,38% 5%,70% 5%,82% 52%,98% 68%,100% 100%,8% 100%,17% 68%,25% 55%,24% 27%,38% 5%)}
.portrait-circle{position:absolute;bottom:-100px;left:50%;transform:translateX(-50%);width:500px;height:500px;border:1px solid #c7d3eb;border-radius:50%;z-index:0;pointer-events:none}
.portrait-circle:after{content:'';position:absolute;inset:31px;border-radius:50%;border:1px solid #c7d3eb}
.portrait-frame>img{width:100%;height:calc(100% - 56px);object-fit:contain;object-position:center bottom;position:absolute;bottom:0;left:0;z-index:1;margin-bottom:0;mix-blend-mode:multiply;mask-image:linear-gradient(to bottom,transparent,#000 4%)}
.portrait-brand{position:absolute;right:20px;top:10px;z-index:0;font-family:var(--serif);font-size:55px;font-style:italic;line-height:1;opacity:.16;pointer-events:none}
.portrait-brand>span{color:var(--red)}
.portrait-name{position:relative;z-index:2;background:var(--paper);border:1px solid var(--line);padding:23px 20px;margin:-1px 0 0 40px}
.portrait-name>span{font-size:11px;font-weight:600;letter-spacing:1px;display:block}
.portrait-name>small{font-size:9px;display:block;margin-top:5px;color:#506580}
.about-copy>p:not(.eyebrow){font-size:12px;line-height:1.95;color:#506580;margin-top:17px}
.about-copy>p.about-lead{font-size:15px;color:var(--ink);line-height:1.75;margin-top:25px}
.credentials{display:flex;flex-direction:column;gap:13px;border-top:1px solid var(--line);padding-top:24px;margin-top:27px;margin-bottom:23px}
.credentials>span{display:flex;align-items:center;gap:13px;font-size:11px;color:#506580}
.credentials b{font-size:9px;font-weight:550;letter-spacing:1px;min-width:38px;padding:3px 5px;border:1px solid #d2ddeb;text-align:center;color:var(--ink)}
.team{background:var(--ink);color:var(--paper)}
.team h2 em{color:#c7d3eb}
.team .heading-aside{color:#c7d3eb;max-width:340px}
.team .light-link{color:var(--paper);border-color:#738caf}
.team-group{margin-top:36px}
.team-group-title{font-family:var(--sans);font-size:11px;font-weight:600;line-height:1.6;letter-spacing:1.8px;text-transform:uppercase;color:#d9e5f7}
.team-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:10px 28px;margin-top:16px}
.team-member{display:block;padding:28px 0 31px;border-top:1px solid #35547e}
.team-avatar{width:49px;height:49px;margin-bottom:16px;border-radius:50%;border:1px solid #738caf;background:#153967;display:grid;place-items:center;font-family:var(--serif);font-size:22px;flex-shrink:0;color:#d9e5f7}
.team-lead .team-avatar{color:var(--ink);background:#d9e5f7;border-color:#d9e5f7}
.team-member h4{font-family:var(--serif);font-size:28px;font-weight:500;line-height:1.15;margin-top:1px}
.team-member .team-role{font-size:11px;color:#c7d3eb;line-height:1.6;margin-top:6px}
.team-member p:last-child{font-size:11px;color:#c2d2e9;max-width:232px;line-height:1.75;margin-top:11px}
.team-bottom{display:flex;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid #35547e;padding-top:24px;margin-top:15px;font-size:10px;color:#c2d2e9;letter-spacing:.7px}
.team-bottom .remax-text{color:var(--paper);font-size:14px}
.team-bottom .remax-text>span{color:#ff7189}
.compact-heading{align-items:flex-end}
.compact-heading>.heading-aside{max-width:270px}
.area-grid{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));margin-top:45px;border-block:1px solid var(--line)}
.area-card{position:relative;text-align:left;padding:29px 22px 35px;border-right:1px solid var(--line);transition:background .2s}
.area-card:first-child{padding-left:0}
.area-card:last-child{border-right:0}
.area-card:hover{background:var(--cream)}
.area-card>span{font-size:9px;color:#586f8e;letter-spacing:1px}
.area-card>h3{font-family:var(--serif);font-size:28px;line-height:1.2;margin-top:23px;letter-spacing:-.6px}
.area-card>p{font-size:10px;color:#506580;margin-top:8px}
.area-card>b{position:absolute;right:24px;top:26px;font-size:23px;font-weight:400}
.faq-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:85px;margin-top:80px}
.faq-layout .eyebrow{font-size:8px;letter-spacing:1.2px;margin-bottom:20px}
.faq-layout h3{font-family:var(--serif);font-size:36px;line-height:1.1;letter-spacing:-.6px}
.faq-list>details{border-top:1px solid var(--line)}
.faq-list>details:last-child{border-bottom:1px solid var(--line)}
.faq-list summary{font-size:12px;font-weight:500;padding:21px 0;display:flex;justify-content:space-between;gap:20px;align-items:center}
.faq-list summary>span{font-size:23px;font-weight:300;color:#586f8e}
.faq-list details[open] summary>span{transform:rotate(45deg)}
.faq-list p{font-size:12px;line-height:1.85;color:#506580;padding-bottom:24px;padding-right:30px}
.contact{background:var(--cream)}
.contact-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:90px;align-items:start}
.contact-copy>p:not(.eyebrow){max-width:335px;font-size:13px;color:var(--muted);line-height:1.9;margin-top:26px}
.contact-methods{margin-top:34px;max-width:350px}
.contact-methods>a{display:block;border-top:1px solid #cdd9eb;padding:16px 0}
.contact-methods>a:last-child{border-bottom:1px solid #cdd9eb}
.contact-methods a>span{font-size:8px;letter-spacing:1.4px;color:#506580;display:block;margin-bottom:6px}
.contact-methods strong{font-weight:500;font-size:13px;display:flex;justify-content:space-between;gap:15px}
.contact-methods b{font-size:18px;font-weight:400}
.contact-methods a:hover{color:var(--red)}


.enquiry-form{padding:33px 35px;background:var(--paper);border:1px solid #d2ddeb;box-shadow:0 12px 26px #041f4c04}
.form-heading{margin-bottom:25px;padding-bottom:22px;border-bottom:1px solid var(--line)}
.form-heading h3{font-family:var(--serif);font-size:31px;line-height:1.15;letter-spacing:-.6px}
.form-heading>p{font-size:11px;color:#506580;margin-top:7px}
.enquiry-form label{display:flex;flex-direction:column;position:relative;gap:7px;font-size:10px;font-weight:550;margin-bottom:17px;min-width:0}
.enquiry-form .field-label{display:block;color:inherit}
.field-label>b{color:var(--red);font-weight:400}
.field-label>small{font-size:9px;color:#506580;font-weight:400}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:19px}
.enquiry-form input,.enquiry-form select,.enquiry-form textarea{width:100%;min-width:0;background:#ffffff;border:1px solid #b7c7de;padding:11px 12px;border-radius:0;font-size:11px;font-weight:400;min-height:43px;box-shadow:none}
.enquiry-form select{padding-right:25px}
.enquiry-form textarea{resize:vertical;line-height:1.7}
.enquiry-form input::placeholder,.enquiry-form textarea::placeholder{color:#5f7490;opacity:1}
.full-width{width:100%}
.form-note{font-size:9px;line-height:1.8;color:#506580;text-align:center;margin-top:13px}
.shortlist-note{display:flex;gap:8px;font-size:10px;color:#506580;background:var(--cream);padding:10px 12px;margin-bottom:18px}
.shortlist-note .icon{width:15px;height:15px;align-self:center}
.site-footer{padding-top:48px;background:var(--paper)}
.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:40px;border-bottom:1px solid var(--line)}
.footer-top>p{font-size:12px;line-height:1.8;color:#506580}
.footer-top>img{width:165px;height:auto;object-fit:contain}
.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:25px;padding:22px 0 25px;font-size:9px;color:#506580}
.footer-bottom>div{display:flex;gap:23px;align-items:center}
.footer-bottom button{font-size:9px;color:inherit;padding:10px 0}
.footer-bottom a{padding:10px 0}
.footer-bottom a>span{margin-left:8px}
.footer-bottom button:hover,.footer-bottom a:hover{color:var(--ink)}
dialog{max-height:calc(100dvh - 60px);padding:0;background:var(--paper);color:var(--ink);border:0;box-shadow:0 25px 150px #0003;overflow:auto;overscroll-behavior:contain}
dialog::backdrop{background:#041f4cb3;backdrop-filter:blur(4px)}
.dialog-close{position:absolute;right:15px;top:15px;z-index:3;width:38px;height:38px;background:var(--paper);border:1px solid var(--line);border-radius:50%;font-size:25px;font-weight:300;line-height:1;display:grid;place-items:center}
.dialog-close:hover{background:var(--cream)}
.property-dialog{width:min(880px,calc(100% - 40px))}
.detail-image{width:100%;height:300px;object-fit:cover}
.detail-content{padding:31px 39px 35px}
.detail-content>.eyebrow{margin-bottom:12px}
.detail-content h2{font-size:42px;max-width:660px;padding-right:20px;line-height:1.1}
.detail-content>p:not(.eyebrow){font-size:13px;line-height:1.85;color:#506580;margin-top:19px}
.detail-content .property-stats{margin-top:21px;margin-bottom:24px;gap:25px;font-size:12px}
.detail-content>.source-link{font-size:10px;color:#506580;text-decoration:underline;display:inline-block;margin-top:20px}
.detail-content .detail-note{font-size:10px!important}
.detail-actions{display:flex;gap:12px;flex-wrap:wrap}
.detail-actions .button{font-size:11px}
.message-dialog{width:min(640px,calc(100% - 36px));padding:37px}
.message-dialog>.eyebrow{margin-bottom:15px;padding-right:30px}
.message-dialog h2{font-size:39px;padding-right:20px;line-height:1.1}
.message-description{font-size:12px;color:var(--muted);margin-top:15px;line-height:1.8}
.email-recipient{font-size:11px;margin-top:21px;margin-bottom:10px}
.email-recipient>span{font-size:8px;letter-spacing:1px;color:#506580;display:inline-block;margin-right:14px}
#message-preview{font-family:var(--sans);font-size:12px;line-height:1.8;white-space:pre-wrap;overflow-wrap:anywhere;margin:0 0 22px;padding:20px;background:var(--cream);max-height:270px;overflow:auto;border:1px solid var(--line)}
.dialog-actions{display:flex;gap:12px;flex-wrap:wrap}
.dialog-actions .button{font-size:11px;gap:20px}
.info-dialog{width:min(620px,calc(100% - 36px));padding:40px}
.info-dialog h2{font-size:40px;margin-bottom:25px;padding-right:30px}
.info-dialog h3{font-family:var(--serif);font-size:25px;line-height:1.25;margin:24px 0 11px}
.info-dialog p,.info-dialog li{font-size:12px;color:var(--muted);line-height:1.8}
.info-dialog ul{padding-left:18px}
.info-dialog a{color:var(--ink);text-decoration:underline;text-underline-offset:3px}
.info-dialog li{margin-block:9px}
.toast{position:fixed;bottom:27px;left:50%;transform:translate(-50%,20px);padding:12px 21px;background:var(--ink);color:var(--paper);font-size:11px;max-width:calc(100% - 32px);z-index:20;box-shadow:0 4px 24px #0002;opacity:0;pointer-events:none;transition:opacity .2s,transform .2s}
.toast.visible{opacity:1;transform:translate(-50%,0)}
@media(min-width:1500px){.hero,.hero-inner{min-height:710px}.hero-copy{padding-top:80px}.hero-bottom{padding-bottom:69px}}
@media(max-width:1100px){.shell{width:calc(100% - 70px)}.primary-nav{gap:21px}.primary-nav .nav-cta{margin-left:0}.header-inner{height:84px}.hero-copy{padding-top:58px}.hero,.hero-inner{min-height:625px}.property-search{padding:20px 18px}.property-search>label{padding-inline:12px}.property-search .button{margin-left:15px;gap:18px;padding-inline:17px}.services-layout{gap:60px}.about{gap:55px}.contact-layout{gap:55px}.portrait-frame{min-height:0}.portrait-name{margin-left:20px;padding-inline:15px}.enquiry-form{padding:28px}.team-grid{gap:8px 23px}.team-member{gap:13px}.team-avatar{width:41px;height:41px;font-size:20px}.team-member .team-role{font-size:10px}.area-card{padding-inline:18px}.area-card h3{font-size:25px}.area-card>p{font-size:9px}}
@media(max-width:850px){.shell{width:calc(100% - 48px)}.header-inner{height:77px}.brand-copy strong{font-size:11px}.brand-copy small{font-size:7px}.monogram{font-size:44px}.primary-nav{font-size:11px;gap:15px}.primary-nav .nav-cta{padding:8px 12px;gap:13px}.hero,.hero-inner{min-height:610px}.hero-copy{padding-top:54px}.hero-copy>p:not(.eyebrow){font-size:13px;max-width:340px}.hero-edition{font-size:16px}.hero-bottom{padding-bottom:76px}.property-search{grid-template-columns:1fr 1fr 1fr;padding:18px}.property-search .button{grid-column:1/-1;margin:17px 0 0;justify-content:center;gap:25px;min-height:45px;padding-block:11px}.property-search>label:nth-of-type(3){border:0}.trust-strip{gap:16px;padding-block:25px}.trust-strip>span{font-size:8px;gap:8px}.trust-strip i{margin:0}.trust-strip .remax-text{font-size:10px}.trust-strip .icon{width:17px;height:17px}.section-pad{padding-block:76px}.section-heading{gap:35px;margin-bottom:32px}.heading-aside{max-width:260px;font-size:12px}.eyebrow{font-size:8px;letter-spacing:1.6px;margin-bottom:19px}.filter{padding-inline:10px;font-size:10px}.filter-tabs{gap:1px}.saved-filter{font-size:10px;padding-right:0}.property-grid{gap:20px}.property-title{font-size:25px;min-height:59px}.property-image-wrap{aspect-ratio:1.1}.property-location{font-size:8px;letter-spacing:.7px}.property-stats{gap:7px 12px;font-size:9px;min-height:32px;margin-block:13px}.property-stats .icon{width:12px;height:12px}.property-card-bottom>p{font-size:10px}.property-card-bottom small{font-size:8px}.property-badge{font-size:7px;left:10px;top:12px;padding:5px 8px}.save-button{width:31px;height:31px;right:10px;top:10px}.property-footnote{gap:20px}.property-footnote>p{font-size:9px;max-width:380px}.property-footnote .text-link{font-size:9px;gap:15px}.services-layout{gap:45px;grid-template-columns:.9fr 1fr}.service-list h3{font-size:24px}.service-list summary{gap:14px}.service-body{padding-left:27px;padding-right:5px}.services-intro>p:not(.eyebrow){font-size:12px}.about{gap:40px;grid-template-columns:1fr 1.1fr}.portrait-frame{min-height:0}.portrait-circle{width:390px;height:390px}.portrait-caption{font-size:7px;top:22px;left:19px}.portrait-name{margin-left:0;padding:18px 13px}.portrait-name>span{font-size:9px}.portrait-name>small{font-size:8px}.about-copy>p:not(.eyebrow){font-size:11px;margin-top:13px}.about-copy>p.about-lead{font-size:13px}.credentials{padding-top:20px;margin-top:21px;gap:11px}.credentials>span{font-size:9px;gap:8px}.about-copy>.text-link{font-size:10px;gap:13px}.team-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:5px 35px}.team-member{gap:16px}.team-member .team-role{font-size:9px}.team-member p:last-child{font-size:11px}.team-avatar{width:47px;height:47px}.area-grid{grid-template-columns:1fr 1fr;border-bottom:0}.area-card{border-bottom:1px solid var(--line);padding:23px 25px 28px!important}.area-card:nth-child(even){border-right:0}.area-card h3{font-size:29px;margin-top:16px}.area-card>p{font-size:10px}.faq-layout{gap:40px;margin-top:60px}.faq-layout h3{font-size:31px}.faq-list summary{font-size:11px}.faq-list p{font-size:11px;padding-right:0}.contact-layout{gap:35px}.contact-copy>p:not(.eyebrow){font-size:12px}.contact-methods strong{font-size:11px}.enquiry-form{padding:25px 22px}.form-heading h3{font-size:27px}.form-row{gap:12px}.enquiry-form label{font-size:9px}.enquiry-form input,.enquiry-form select,.enquiry-form textarea{font-size:10px;padding-inline:10px}.footer-top>p{font-size:10px}.footer-top>img{width:135px}.footer-bottom{font-size:8px;gap:15px}.footer-bottom>div{gap:17px}.footer-bottom button{font-size:8px}}
@media(max-width:680px){html{scroll-padding-top:88px}.shell{width:calc(100% - 40px)}.header-inner{height:75px;gap:20px}.brand-copy strong{font-size:12px}.brand-copy small{font-size:7px}.brand{gap:10px}.monogram{font-size:47px}.menu-toggle{display:block}.primary-nav{position:absolute;top:74px;left:0;right:0;background:var(--paper);border-bottom:1px solid var(--line);padding:18px 25px 26px;display:none;flex-direction:column;gap:0;align-items:stretch;box-shadow:0 15px 25px #041f4c0c}.primary-nav.open{display:flex}.primary-nav>a{font-size:13px;padding:13px 0;border-bottom:1px solid var(--line)}.primary-nav .nav-cta{margin-top:16px;padding:13px 17px;justify-content:space-between;border:1px solid var(--line)}.menu-toggle[aria-expanded=true]>span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true]>span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.hero,.hero-inner{min-height:620px}.hero-top{padding-top:22px}.hero-top .eyebrow{font-size:7px;letter-spacing:1.4px}.hero-edition{display:none}.hero-image{object-position:60% 50%}.hero-shade{background:linear-gradient(90deg,#041f4ccf,#041f4c59),linear-gradient(0deg,#041f4c6b,transparent 45%)}.hero-copy{padding-top:65px;padding-bottom:55px}.hero-copy>.eyebrow{font-size:7px;letter-spacing:1.75px;margin-bottom:22px}h1{font-size:70px;letter-spacing:-2.5px}.hero-copy>p:not(.eyebrow){font-size:13px;max-width:320px;margin-top:23px}.hero-actions{gap:23px;margin-top:27px}.hero-actions .button{font-size:11px;padding:13px 17px;gap:25px;min-height:49px}.hero-link{font-size:11px;gap:13px}.hero-bottom{padding-bottom:69px;font-size:8px}.hero-bottom>a{font-size:7px;letter-spacing:1.2px;gap:13px}.search-wrap{margin-top:-34px}.property-search{grid-template-columns:1fr 1fr;padding:19px 18px}.property-search>label{padding-inline:12px;font-size:11px;min-height:45px}.property-search>label:first-child{padding-left:0}.property-search>label:nth-of-type(2){border-right:0;padding-right:0}.property-search>label:nth-of-type(3){grid-column:1/-1;border-top:1px solid var(--line);margin-top:16px;padding:15px 0 0}.property-search label>span{font-size:7px;letter-spacing:1.2px}.property-search select{font-size:12px;min-height:30px}.property-search .button{margin-top:16px;font-size:11px;min-height:45px}.trust-strip{flex-wrap:wrap;justify-content:center;gap:18px 24px;padding-block:25px}.trust-strip>span{font-size:9px}.trust-strip>span:last-child{display:none}.trust-strip .remax-text{font-size:10px}.section-pad{padding-block:61px}h2{font-size:47px;letter-spacing:-1.5px}.section-heading{display:block;margin-bottom:27px}.eyebrow{font-size:7.5px;letter-spacing:1.5px;margin-bottom:17px}.heading-aside{max-width:100%;font-size:12px;line-height:1.85;margin-top:22px}.heading-aside .text-link{margin-top:10px}.property-toolbar{align-items:stretch;gap:10px;flex-direction:column;padding-bottom:11px}.filter-tabs{gap:3px}.filter{font-size:9px;padding:8px 9px;min-height:35px}.saved-filter{align-self:flex-end;min-height:34px;font-size:10px;padding:3px 0 0}.saved-filter>span{height:20px;width:20px}.saved-filter .icon{height:15px;width:15px}.results-bar{min-height:45px;font-size:9px}.property-grid{grid-template-columns:1fr;gap:31px}.property-image-wrap{aspect-ratio:1.42}.property-badge{font-size:8px;left:15px;top:16px;padding:6px 10px}.save-button{height:35px;width:35px;top:13px;right:13px}.property-card-copy{padding-top:18px}.property-location{font-size:8px;letter-spacing:1px;margin-bottom:8px}.property-title{font-size:31px;min-height:auto;line-height:1.1;max-width:94%}.property-stats{min-height:0;font-size:10px;gap:18px;margin-block:16px 19px}.property-stats .icon{height:15px;width:15px}.property-card-bottom p{font-size:11px}.property-card-bottom small{font-size:9px}.details-button{height:35px;width:35px}.property-footnote{display:block;margin-top:23px}.property-footnote>p{font-size:9px;max-width:100%}.property-footnote>.text-link{margin-top:16px;font-size:10px}.services-layout{display:block}.services-intro>p:not(.eyebrow){max-width:100%;margin-top:23px}.services-intro>.text-link{margin-top:20px}.service-note{display:none}.service-list{margin-top:37px}.service-list summary{padding-block:21px;gap:17px;min-height:69px}.service-number{font-size:9px}.service-list h3{font-size:27px}.service-body{padding-left:31px;padding-right:9px}.service-body p{font-size:12px}.service-body .text-link{font-size:10px}.about{display:flex;flex-direction:column;gap:38px}.portrait-composition{padding:0;max-width:430px;width:100%}.portrait-frame{min-height:0;max-height:none}.portrait-frame>img{width:100%}.portrait-circle{height:440px;width:440px}.portrait-caption{top:24px;left:25px;font-size:8px}.portrait-name{margin-left:26px;padding:20px}.portrait-name>span{font-size:11px}.portrait-name>small{font-size:9px}.about-copy>p:not(.eyebrow){font-size:12px;line-height:1.9;margin-top:17px}.about-copy>p.about-lead{font-size:14px;margin-top:24px}.credentials{padding-top:24px;margin-top:25px;gap:13px}.credentials>span{font-size:11px;gap:12px}.about-copy>.text-link{font-size:11px;margin-top:0}.team .heading-aside{max-width:100%;font-size:12px}.team-grid{grid-template-columns:1fr 1fr;gap:4px 21px;margin-top:16px}.team-member{display:block;padding:23px 0 26px}.team-avatar{height:43px;width:43px;margin-bottom:16px;font-size:20px}.team-member h4{font-size:27px}.team-member .team-role{font-size:10px;min-height:27px;line-height:1.6}.team-member p:last-child{font-size:10px;line-height:1.8;margin-top:11px}.team-bottom{margin-top:11px;padding-top:22px;font-size:8px;letter-spacing:.3px;gap:12px}.team-bottom .remax-text{font-size:12px}.compact-heading>.heading-aside{max-width:100%}.area-grid{margin-top:30px}.area-card{padding:22px 15px 25px!important}.area-card>b{right:16px;top:19px;font-size:20px}.area-card>span{font-size:8px}.area-card h3{font-size:26px;margin-top:18px}.area-card>p{font-size:9px;max-width:135px}.faq-layout{display:block;margin-top:52px}.faq-layout .eyebrow{font-size:7px;margin-bottom:16px}.faq-layout h3{font-size:35px}.faq-list{margin-top:27px}.faq-list summary{font-size:11px;padding-block:19px}.faq-list p{font-size:11px;padding-bottom:22px}.contact-layout{display:block}.contact-copy>p:not(.eyebrow){max-width:100%;font-size:12px;margin-top:23px}.contact-methods{max-width:100%;margin-top:29px}.contact-methods strong{font-size:13px}.contact-methods a>span{font-size:8px}.enquiry-form{margin-top:36px;padding:26px 22px}.form-heading{margin-bottom:23px}.form-heading h3{font-size:30px}.form-heading>p{font-size:11px}.enquiry-form label{font-size:10px;margin-bottom:18px;gap:7px}.enquiry-form input,.enquiry-form select,.enquiry-form textarea{font-size:12px;min-height:45px;padding:11px 12px}.form-row{grid-template-columns:1fr;gap:0}.enquiry-form .button{font-size:11px}.form-note{font-size:9px}.site-footer{padding-top:35px}.footer-top{flex-wrap:wrap;gap:27px;padding-bottom:28px;justify-content:space-between}.footer-top>.brand{width:100%}.footer-top>p{font-size:11px}.footer-top>img{width:135px}.footer-bottom{flex-direction:column;align-items:flex-start;gap:7px;padding-top:21px;font-size:8px}.footer-bottom>div{width:100%;gap:23px;flex-wrap:wrap}.footer-bottom button{font-size:8px}.footer-bottom a{margin-left:auto}.detail-image{height:230px}.detail-content{padding:27px 23px 30px}.detail-content h2{font-size:35px}.detail-content>p:not(.eyebrow){font-size:12px}.detail-actions{gap:10px}.detail-actions .button{font-size:10px;padding:13px 16px;min-height:48px;gap:16px}.detail-content .property-stats{font-size:10px;gap:20px}.detail-content>.source-link{font-size:9px}.message-dialog,.info-dialog{padding:30px 23px;max-height:calc(100dvh - 30px)}.message-dialog h2{font-size:35px}.message-description{font-size:11px}.message-dialog .eyebrow{font-size:7px}.message-dialog .dialog-actions{gap:10px}.dialog-actions .button{font-size:10px;min-height:48px;padding:13px 17px;gap:17px}#message-preview{padding:15px;font-size:11px;max-height:240px}.info-dialog h2{font-size:36px}.info-dialog p,.info-dialog li{font-size:11px}.info-dialog h3{font-size:25px}.dialog-close{height:34px;width:34px;top:12px;right:12px}.empty-properties{padding:37px 22px 40px}.empty-properties h3{font-size:32px}.empty-properties>p:not(.eyebrow){font-size:12px}.empty-properties .button{font-size:10px;gap:20px;min-height:48px}.toast{font-size:10px;text-align:center;min-width:220px}}
@media(max-width:370px){.shell{width:calc(100% - 32px)}h1{font-size:61px}.hero-actions{gap:17px}.hero-actions .button{gap:17px;padding-inline:13px;font-size:10px}.hero-link{font-size:10px;gap:8px}.filter{font-size:8px;padding-inline:8px}.trust-strip{gap:16px}.trust-strip>span{font-size:8px}.trust-strip .remax-text{font-size:9px}.hero-bottom>a{display:none}.team-grid{column-gap:17px}.team-member h4{font-size:25px}.team-role{min-height:38px!important}.team-bottom{font-size:7px}.area-card{padding-inline:12px!important}.area-card h3{font-size:24px}.contact-methods strong{font-size:12px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}.button:hover{transform:none}}

/* Keep body copy comfortable to read and avoid input zoom on phones. */
@media(min-width:681px){.services-intro>p:not(.eyebrow),.service-body>p,.about-copy>p:not(.eyebrow),.heading-aside,.contact-copy>p:not(.eyebrow){font-size:14px}.about-copy>p.about-lead{font-size:16px}.faq-list p{font-size:13px}.team-member p:last-child{font-size:12px}}
@media(max-width:680px){h1{font-size:clamp(49px,14.5vw,76px)}.hero-copy>p:not(.eyebrow),.heading-aside,.services-intro>p:not(.eyebrow),.service-body p,.about-copy>p:not(.eyebrow),.contact-copy>p:not(.eyebrow){font-size:14px}.about-copy>p.about-lead{font-size:15px}.faq-list p{font-size:13px}.faq-list summary{font-size:12px}.enquiry-form input,.enquiry-form select,.enquiry-form textarea,.property-search select{font-size:16px}.enquiry-form label{font-size:11px}.property-footnote>p{font-size:11px}.form-note{font-size:10px}.team-member p:last-child{font-size:11px}.team-member .team-role{font-size:9px}.empty-properties>p:not(.eyebrow){font-size:14px}}
@media(max-width:370px){h1{font-size:clamp(44px,14.5vw,54px)}.property-search select{font-size:15px}.team-member p:last-child{font-size:11px}.team-member .team-role{font-size:9px}}

@media print{.site-header,.search-wrap,.filter-tabs,.saved-filter,.save-button,.enquiry-form,.hero-actions,.hero-bottom>a,.footer-bottom button,.footer-bottom a,.dialog-close,.toast{display:none!important}.hero,.hero-inner{min-height:430px}.hero-image,.hero-shade{-webkit-print-color-adjust:exact;print-color-adjust:exact}.section-pad{padding-block:40px}.shell{width:100%}body{font-size:12px}.team{color:var(--ink);background:white}.team .eyebrow,.team .heading-aside,.team-member p:last-child{color:var(--ink)}.team h2 em,.team .team-role{color:#365a88}.team .remax-text{color:var(--ink)}.property-card,.team-member,.portrait-composition{break-inside:avoid}.property-grid{grid-template-columns:repeat(3,1fr)}.footer-bottom{display:block}}

/* Live enquiry form and review states. */
.enquiry-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 19px}
.enquiry-fields>.form-row{grid-column:1/-1}
.enquiry-fields>label:has([name="current_location"]),.enquiry-fields>label:has([name="timeline"]),.enquiry-fields>label:has([name="message"]){grid-column:1/-1}
.field-error{font-size:11px;line-height:1.5;font-weight:400;color:#b80025}
.field-error:empty{display:none}
.enquiry-form [aria-invalid=true]{border-color:#b80025}
.field-description{font-size:11px;font-weight:400;line-height:1.5;color:var(--muted)}
.form-status{font-size:12px;line-height:1.7;margin-top:16px;color:#b80025}
.enquiry-result h4{font-family:var(--serif);font-size:31px;font-weight:500;line-height:1.2}
.enquiry-result>p{font-size:13px;color:var(--muted);line-height:1.9;margin:18px 0 24px}
.button:disabled{opacity:.55;cursor:wait}
.dialog-actions{flex-wrap:wrap}
.form-hidden-label>.field-label{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}
@media(max-width:680px){.enquiry-fields{grid-template-columns:1fr}.enquiry-fields>label{grid-column:1/-1}.enquiry-result h4{font-size:30px}.field-error{font-size:12px}}

@media(max-width:850px){.area-card:last-child:nth-child(odd){grid-column:1/-1}}

.contact-address{border-top:1px solid #cdd9eb;padding:16px 0}.contact-address>span{font-size:8px;letter-spacing:1.4px;color:#506580;display:block;margin-bottom:6px}.contact-address strong{display:block;line-height:1.8}

.brand-logo{display:block;width:72px;height:64px;object-fit:contain;flex-shrink:0}.site-footer .brand-logo{width:64px;height:57px}@media(max-width:680px){.brand-logo{width:59px;height:53px}.site-footer .brand-logo{width:56px;height:50px}}

/* Business card palette: navy, cool white, mountain blues, and red accents. */
:root{--brand-red:#fe092a;--mountain:#c7d3eb;--blue:#365a88}
.monogram>span,.brand-copy small>span,.remax-text>span{color:var(--brand-red)}
.hero-top i{background:var(--brand-red)}
.primary-nav .nav-cta{border-color:var(--brand-red)}
.primary-nav .nav-cta:hover{background:var(--red);border-color:var(--red);color:#fff}
.hero-actions .button-cream{background:#fff;color:var(--ink);box-shadow:inset 4px 0 0 var(--brand-red)}
.hero-actions .button-cream:hover{background:var(--cream)}
.button-navy:hover{background:var(--red)}
.section-heading .eyebrow,.services-intro>.eyebrow,.about-copy>.eyebrow,.contact-copy>.eyebrow{border-left:3px solid var(--brand-red);padding-left:10px}
.enquiry-form input:focus,.enquiry-form select:focus,.enquiry-form textarea:focus{border-color:var(--blue);outline:2px solid var(--blue);outline-offset:2px}
.team-bottom .remax-text>span{color:#ff7189}
@media print{.primary-nav .nav-cta:hover,.button-navy:hover{background:var(--ink)}}