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@media(min-width:1500px){.service-strip{padding-left:20px;padding-right:20px}}@media(max-width:1150px){header{padding:22px 4%}nav{gap:15px}.brand strong{font-size:22px}.brand small{font-size:9px}nav a{font-size:11px}.hero{padding-left:5%;padding-right:5%}.actions{align-items:start;flex-direction:column;gap:18px}.hero-note{margin-top:30px}.service-strip{margin:0 5%;grid-template-columns:1fr 1fr 1fr}.service-strip>span{display:none}.service-strip a:first-of-type{border-left:0}.service-strip a{font-size:17px;padding:5px 15px}}
@media(max-width:800px){header{flex-wrap:wrap;padding:20px 5%}.menu{display:flex;background:none;border:1px solid #a1ae97;padding:10px 14px;gap:18px;color:var(--green);font-size:12px;min-height:44px}nav{display:none;width:100%;align-items:stretch;gap:0;flex-direction:column}nav.open{display:flex}nav a{padding:12px 0;border-top:1px solid var(--border);font-size:14px}.nav-contact{border-bottom:0}.hero{grid-template-columns:1fr 1fr;gap:25px}.hero h1{font-size:44px}.hero .eyebrow{font-size:8px}.intro{font-size:14px}.hero-art{align-self:center}.art-label{display:none}.hero-note{display:none}.button{font-size:12px;padding:13px 18px}.section{padding:60px 6%}.split{gap:7%}.section-heading{align-items:start;flex-direction:column}.tool-grid a{padding:23px}.tool-grid h3{font-size:24px}.calc-layout{gap:25px}.calc-form{gap:15px;grid-template-columns:1fr}.calc-form .wide{grid-column:auto}.result{padding:24px}.about-layout{gap:6%}.about-layout h1{font-size:42px}.contact-layout{gap:7%}.form-row{grid-template-columns:1fr}.footer-bottom span:last-child{margin-left:0}}
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.brokerage-bar{background:var(--green);color:var(--paper)}.brokerage-bar>div{max-width:1500px;margin:auto;padding:15px 5%;display:flex;align-items:center;gap:26px}.brokerage-logo-panel{display:inline-flex;background:var(--green);padding:14px 18px;align-items:center;flex-shrink:0}.brokerage-logo-panel img{display:block;width:204px;height:42px;object-fit:contain}.brokerage-bar .brokerage-logo-panel{padding:0}.brokerage-bar>div>span{font-size:12px;letter-spacing:.25px}.direct-call{margin-left:auto;white-space:nowrap;text-decoration:none;font-size:18px}.direct-call span{display:block;font-size:9px;letter-spacing:1px;color:#d7e0cc}.brokerage-footer{display:grid;grid-template-columns:1.2fr 1.1fr .8fr;gap:45px}.brokerage-footer address,.contact-brokerage address{font-style:normal;font-size:13px;line-height:1.8}.brokerage-footer .footer-direct a{font-size:18px}.footer-office dl,.contact-brokerage dl{font-size:13px}.footer-office dl>div,.contact-brokerage dl>div{display:flex;gap:20px;margin:10px 0}.footer-office dt,.contact-brokerage dt{min-width:40px;color:var(--muted)}.footer-office dd,.contact-brokerage dd{margin:0}.footer-office dd a{font-size:13px}.contact-direct{padding:24px 0;border-top:1px solid var(--border);border-bottom:1px solid var(--border);margin:30px 0}.contact-direct span{font-size:10px;letter-spacing:1.5px;display:block;margin-bottom:8px}.contact-direct a{font:32px Georgia;text-decoration:none}.contact-brokerage{margin-bottom:30px}.contact-brokerage h3{font-size:23px;margin:22px 0 15px}.contact-brokerage .fine{margin-top:18px}.brokerage-logo-panel:focus-visible,.direct-call:focus-visible{outline-color:#e0bd7e}
@media(max-width:850px){.brokerage-bar>div{gap:18px}.brokerage-bar>div>span{display:none}.brokerage-footer{grid-template-columns:1fr 1fr}.footer-office{grid-column:2}.brokerage-bar .brokerage-logo-panel img{width:170px;height:35px}}
@media(max-width:560px){.brokerage-bar>div{padding:15px 5%;gap:12px}.brokerage-bar .brokerage-logo-panel img{width:150px;height:31px}.direct-call{font-size:16px}.direct-call span{font-size:8px}.brokerage-footer{grid-template-columns:1fr;gap:28px}.footer-office{grid-column:auto}.brokerage-footer .footer-office p{margin-top:0}}
.contact-direct .contact-email{margin:12px 0 0}.contact-direct .contact-email a{font:17px Arial,Helvetica,sans-serif;text-decoration:underline;text-underline-offset:4px}

.mortgage-profile{display:grid;grid-template-columns:1fr 1fr;gap:7%;padding:35px;background:var(--sage);border:1px solid var(--border);margin-bottom:42px}.mortgage-profile h2{font-size:38px}.mortgage-profile .eyebrow{margin-bottom:18px}.mortgage-links{display:flex;flex-direction:column;align-items:flex-start;gap:12px;margin:22px 0}.mortgage-links a{overflow-wrap:anywhere;min-height:28px}.mortgage-contact{border-top:1px solid var(--border);padding-top:28px;margin:30px 0}.mortgage-contact .eyebrow{margin-bottom:18px}@media(max-width:700px){.mortgage-profile{grid-template-columns:1fr;padding:25px;gap:20px}.mortgage-links a{padding:6px 0;min-height:40px}}
.calculator-disclaimer{border:1px solid var(--border);border-left:4px solid var(--gold);padding:24px;background:var(--paper);margin:0 0 35px;color:var(--muted);font-size:14px;line-height:1.7}.calculator-disclaimer h3{font-size:24px;letter-spacing:-.4px;margin-bottom:15px;color:var(--green)}.calculator-disclaimer p:last-child{margin-bottom:0}
.empty-state .button{flex-wrap:wrap;gap:8px 16px;max-width:100%}.external-link-note{font-size:11px;font-weight:normal}
.listing-status{font-size:22px;font-weight:700;line-height:1.35;letter-spacing:1px;color:var(--green);margin-bottom:24px}
.property-listing{grid-template-columns:1fr 1fr;gap:28px 35px;align-items:start}.property-building{width:100%;height:auto;display:block;border-radius:3px;grid-row:1 / span 2}.property-listing>div{min-width:0}.property-listing>div:last-child{grid-column:2}.property-listing .button{max-width:100%;white-space:normal}@media(max-width:700px){.property-listing{grid-template-columns:1fr}.property-building{grid-row:auto}.property-listing>div:last-child{grid-column:auto}}
.property-search-callout{background:var(--sage);border:2px solid var(--green);border-top:7px solid var(--green)}.property-search-callout h2{font-weight:700;font-size:clamp(34px,4vw,52px);line-height:1.15}.property-search-callout .eyebrow{font-weight:700;margin-bottom:16px}.property-search-callout .button{font-size:17px;font-weight:700;padding:21px 28px;letter-spacing:.5px;box-shadow:0 5px 0 #aab49c}.property-search-callout .external-link-note{flex-basis:100%;font-size:12px;letter-spacing:0}.property-search-callout .house-icon{display:none}@media(max-width:560px){.property-search-callout .button{font-size:15px;padding:18px}}

button:disabled{opacity:.65;cursor:not-allowed}#form-status{margin-top:18px;font-size:14px}