:root{--navy:#242a3d;--blue:#30374f;--mist:#8b94ad;--paper:#fff;--soft:#f5f4f1;--gold:#b9a274;--ink:#202536;--serif:'Cinzel',Georgia,serif;--body:'Fauna One',Georgia,serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--paper);font-family:var(--body);line-height:1.7}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}.wrap{width:min(1180px,calc(100% - 40px));margin:auto}.eyebrow{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-family:Arial,sans-serif;font-weight:700}.topbar{background:#171c2c;color:#fff;text-align:center;padding:9px 16px;font-size:.78rem;letter-spacing:.05em}.topbar a{text-decoration:underline;text-underline-offset:3px}.header{position:absolute;z-index:20;left:0;right:0;color:#fff;border-bottom:1px solid #ffffff3d}.header-inner{height:92px;display:flex;align-items:center;justify-content:space-between;gap:25px}.brand{font-family:var(--serif);font-size:1.05rem;letter-spacing:.12em;line-height:1.15}.brand span{display:block;font-family:Arial,sans-serif;font-size:.57rem;letter-spacing:.32em;margin-top:5px;color:#d8dbe3}.nav{display:flex;align-items:center;gap:25px;font-family:Arial,sans-serif;font-size:.74rem;letter-spacing:.08em;text-transform:uppercase}.nav a:hover{color:#d7c49c}.btn{display:inline-flex;align-items:center;justify-content:center;padding:13px 20px;border:1px solid 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30px;font-size:1.05rem}.actions{display:flex;justify-content:center;flex-wrap:wrap;gap:12px}.searchbox{position:absolute;bottom:-45px;left:50%;transform:translateX(-50%);width:min(1080px,calc(100% - 40px));background:#fff;color:var(--ink);padding:20px;box-shadow:0 18px 55px #12182a33;display:grid;grid-template-columns:2fr repeat(3,1fr) auto;gap:10px}.searchbox input,.searchbox select,.field input,.field select,.field textarea{width:100%;border:1px solid #d7d9df;background:#fff;padding:14px;font:inherit;color:var(--ink);border-radius:0}.section{padding:105px 0}.section.soft{background:var(--soft)}.section.dark{background:var(--navy);color:#fff}.section h2{font-family:var(--serif);font-size:clamp(2rem,4vw,3.7rem);font-weight:400;line-height:1.18;margin:10px 0 22px}.lead{font-size:1.07rem;max-width:760px;color:#5b6070}.dark .lead{color:#d7d9e0}.center{text-align:center}.center .lead{margin-left:auto;margin-right:auto}.grid{display:grid;gap:28px}.grid-2{grid-template-columns:repeat(2,1fr)}.grid-3{grid-template-columns:repeat(3,1fr)}.grid-4{grid-template-columns:repeat(4,1fr)}.card{background:#fff;border:1px solid #e0e1e4}.card-body{padding:25px}.card h3{font-family:var(--serif);font-weight:400;margin:0 0 8px;font-size:1.25rem}.property-img{aspect-ratio:4/3;object-fit:cover}.property-meta{display:flex;justify-content:space-between;gap:10px;font-family:Arial,sans-serif;text-transform:uppercase;letter-spacing:.07em;font-size:.67rem;color:#6f7482;margin-top:12px}.price{font-family:var(--serif);font-size:1.3rem;margin:5px 0}.split{display:grid;grid-template-columns:1.1fr .9fr;min-height:640px}.split-img{background:url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=1400&q=85') center/cover}.split-copy{padding:85px max(35px,8vw);display:flex;flex-direction:column;justify-content:center}.checks{display:grid;grid-template-columns:1fr 1fr;gap:10px 24px;margin:20px 0 28px;padding:0;list-style:none}.checks li:before{content:'—';color:var(--gold);margin-right:8px}.stats{margin-top:36px}.stat{padding:28px;border-top:1px solid #ffffff42}.stat strong{font-family:var(--serif);font-size:2.1rem;font-weight:400;display:block}.stat span{font-family:Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-size:.65rem}.place{min-height:330px;padding:30px;display:flex;flex-direction:column;justify-content:flex-end;color:#fff;position:relative;background-position:center;background-size:cover}.place:before{content:'';position:absolute;inset:0;background:linear-gradient(transparent,#11182bd1)}.place>*{position:relative}.place h3{font-size:1.5rem;margin:0;font-family:var(--serif);font-weight:400}.quote{border-left:2px solid var(--gold);padding-left:28px;font-size:1.2rem}.quote p{margin:0 0 14px}.quote p:last-child{margin-bottom:0}.stars{color:var(--gold);font-size:1rem;letter-spacing:.2em;line-height:1}.form{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field.full{grid-column:1/-1}.field label{display:block;font-family:Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-size:.65rem;font-weight:700;margin-bottom:7px}.page-hero{min-height:490px;display:grid;place-items:end start;color:#fff;padding:150px 0 70px;background:linear-gradient(90deg,#171c2cde,#171c2c55),url('https://images.unsplash.com/photo-1600566753190-17f0baa2a6c3?auto=format&fit=crop&w=2200&q=87') center/cover}.page-hero p{max-width:650px}.article{max-width:850px}.article h2,.article h3{font-family:var(--serif);font-weight:400}.article h2{font-size:2rem;margin-top:50px}.table{width:100%;border-collapse:collapse}.table th,.table td{text-align:left;border-bottom:1px solid #ddd;padding:14px 10px}.table th{font-family:Arial,sans-serif;text-transform:uppercase;letter-spacing:.08em;font-size:.68rem}.agent-photo{min-height:580px;background:#d9dbe1;display:grid;place-items:center;color:#666;text-align:center}.faq details{border-top:1px solid #d7d9df;padding:18px 0}.faq summary{cursor:pointer;font-family:var(--serif);font-size:1.05rem}.cta{padding:80px 0;background:var(--blue);color:#fff}.footer{background:#171c2c;color:#c6c9d3;padding:70px 0 25px}.footer h4{font-family:var(--serif);font-weight:400;color:#fff}.footer a{display:block;margin:7px 0;font-size:.85rem}.footer-bottom{border-top:1px solid #ffffff26;margin-top:45px;padding-top:22px;font-size:.72rem}.mobile-toggle{display:none;background:none;border:0;color:#fff;font-size:1.5rem}.mobile-actions{display:none}.notice{background:#edf3ed;border:1px solid #bfd2bf;padding:16px;margin-top:16px}.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:#fff;padding:10px;z-index:99}@media(max-width:900px){.nav{display:none}.mobile-toggle{display:block}.searchbox{grid-template-columns:1fr 1fr}.searchbox>*:first-child{grid-column:1/-1}.hero{min-height:760px}.grid-4{grid-template-columns:repeat(2,1fr)}.grid-3{grid-template-columns:1fr 1fr}.split{grid-template-columns:1fr}.split-img{min-height:480px}.mobile-actions{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;z-index:50;bottom:0;left:0;right:0;background:#fff;border-top:1px solid #ddd}.mobile-actions a{text-align:center;padding:10px 4px;font:700 .62rem Arial;text-transform:uppercase}.footer{padding-bottom:70px}}.portrait{width:100%;height:auto;aspect-ratio:1/1;object-fit:contain;align-self:start;background:#d9dbe1}.team-card img{width:100%;height:auto;aspect-ratio:1/1;object-fit:contain;background:#d9dbe1}.team-card .card-body{padding:22px}.team-card h3{margin-bottom:4px}.team-role{font-size:.82rem;color:#5b6070;margin:0 0 8px;line-height:1.5}.team-card a{text-decoration:underline;text-underline-offset:3px}.team-note{margin-top:38px;text-align:center;font-size:.85rem;color:#5b6070}.team-note a{text-decoration:underline;text-underline-offset:3px;color:var(--navy)}@media(max-width:620px){.wrap{width:min(100% - 28px,1180px)}.hero h1,.page-hero h1{font-size:2.1rem}.hero{min-height:800px}.searchbox{bottom:-105px;grid-template-columns:1fr}.searchbox>*:first-child{grid-column:auto}.section{padding:80px 0}.section:first-of-type{padding-top:150px}.grid-2,.grid-3,.grid-4,.form{grid-template-columns:1fr}.field.full{grid-column:auto}.checks{grid-template-columns:1fr}.header-inner{height:76px}.split-copy{padding:65px 24px}.topbar{font-size:.68rem}.page-hero{min-height:430px}.agent-photo{min-height:430px}}

.footer a.footer-brand{display:block;margin:20px 0 32px;width:120px}
.footer-brand img{width:120px;height:auto}
.footer-brand-lines{font-family:var(--serif);font-size:.92rem;font-weight:400;letter-spacing:.1em;line-height:1.7;color:#fff;margin:0}
.footer-brand-lines span{display:block}
.footer-brand-lines span:last-child{border-top:1px solid #ffffff33;margin-top:12px;padding-top:12px}
.footer-contact{font-size:.85rem;margin:7px 0}
.footer-bottom p{margin:0 0 14px}
.footer-bottom p:last-child{margin-bottom:0}
.footer-bottom a{display:inline;margin:0;font-size:inherit;text-decoration:underline;text-underline-offset:3px}
.footer-bottom a:hover{color:#d7c49c}
.footer-legal{max-width:1000px;line-height:1.75;color:#9ba2b3}
.footer-credit{color:#9ba2b3}
.footer-links{display:flex;flex-wrap:wrap;align-items:center;gap:4px 10px;font-family:Arial,sans-serif;letter-spacing:.06em;text-transform:uppercase;font-size:.68rem}
.footer-links span{color:var(--mist)}

/* Market report */
.market-hero-note{font-family:Arial,sans-serif;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:#d8dbe3;margin-top:22px}
.section-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-bottom:34px}
.section-head h2{margin:8px 0 0}
.section-head p{margin:0;font-size:.86rem;color:#6f7482;max-width:420px}
.dark .section-head p{color:#b9bfcf}
.metrics{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#e0e1e4;border:1px solid #e0e1e4}
.metric{background:#fff;padding:30px 28px}
.metric-label{font-family:Arial,sans-serif;text-transform:uppercase;letter-spacing:.12em;font-size:.63rem;font-weight:700;color:#6f7482;margin:0}
.metric-value{font-family:var(--serif);font-weight:400;font-size:clamp(1.85rem,3.2vw,2.5rem);line-height:1.08;margin:12px 0 14px;letter-spacing:.01em}
.metric-note{font-size:.78rem;color:#6f7482;margin:10px 0 0}
.delta{display:inline-flex;align-items:center;gap:7px;font-family:Arial,sans-serif;font-size:.66rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:5px 10px;border:1px solid currentColor}
.delta:before{font-size:.58rem;line-height:1}
.delta.up,.chg.up,.sub.up{color:#3d6b50}
.delta.down,.chg.down,.sub.down{color:#8d4a40}
.delta.flat,.chg.flat,.sub.flat{color:#6f7482}
.delta.up:before{content:'\25B2'}
.delta.down:before{content:'\25BC'}
.delta.flat:before{content:'\2014'}
.table-wrap{overflow-x:auto;-webkit-overflow-scrolling:touch}
.table-wrap .table{min-width:560px}
.table caption{caption-side:top;text-align:left;font-family:Arial,sans-serif;font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:#6f7482;padding-bottom:12px}
.table td.num,.table th.num{text-align:right;font-variant-numeric:tabular-nums}
.table tbody tr:hover{background:#faf9f7}
.table .metric-name{font-weight:700}
.table .chg{font-family:Arial,sans-serif;font-size:.72rem;font-weight:700;letter-spacing:.04em}
.table .sub{display:block;font-family:Arial,sans-serif;font-size:.66rem;font-weight:700;letter-spacing:.06em;margin-top:3px}
.insights{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:#e0e1e4;border:1px solid #e0e1e4;margin-top:6px}
.insight{background:#fff;padding:30px 28px}
.insight:last-child:nth-child(odd){grid-column:1/-1}
.insight-index{font-family:var(--serif);font-size:.95rem;color:var(--gold);letter-spacing:.1em}
.insight h3{font-family:var(--serif);font-weight:400;font-size:1.32rem;margin:10px 0 10px}
.insight p{margin:0;font-size:.94rem;color:#4d5262}
.legend{font-family:Arial,sans-serif;font-size:.66rem;letter-spacing:.06em;color:#6f7482;margin:18px 0 0}
.source-note{max-width:900px;border-top:1px solid #dcdde1;margin-top:20px;padding-top:20px;font-size:.74rem;line-height:1.75;color:#6f7482}
@media(max-width:900px){.metrics{grid-template-columns:repeat(2,1fr)}.insights{grid-template-columns:1fr}}
@media(max-width:620px){.metrics{grid-template-columns:1fr}.metric,.insight{padding:26px 22px}}

/* Navy header CTA — hairline keeps it legible on the hero image and the navy mobile menu */
.nav-cta{border-color:#ffffff70}
.nav-cta:hover{background:var(--blue);border-color:#fff}
.footer h4.footer-subhead{margin-top:30px}