@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#1b3931;--paper:#f8f6ef;--muted:#64716a;--line:#d9ddd1;--green:#183f37;--accent:#bdc68f}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 'DM Sans',Arial,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}a:focus-visible,button:focus-visible{outline:3px solid #b58b42;outline-offset:5px}header{max-width:1320px;margin:auto;display:flex;align-items:center;justify-content:space-between;padding:27px 5%;border-bottom:1px solid var(--line);gap:20px}.brand{font:30px/1.1 'Libre Caslon Display',Georgia,serif;white-space:nowrap}.brand span{display:block;font:9px/2.8 'DM Sans',sans-serif;letter-spacing:2.8px}nav{display:flex;align-items:center;gap:35px;font-size:13px}nav a:hover,.text-link:hover{color:#66805b}.nav-contact{border:1px solid #cbd2c4;border-radius:4px;padding:10px 19px}.nav-contact span{margin-left:22px}.wrap{max-width:1180px;margin:auto;width:90%}.hero{display:grid;grid-template-columns:1.1fr 1fr;gap:7%;padding:72px 0 74px;align-items:center}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2px;line-height:1.6}.hero .eyebrow{display:flex;align-items:center;gap:10px}.eyebrow span{display:inline-block;width:6px;height:6px;border-radius:50%;background:#7f9464}h1,h2{font-family:'Libre Caslon Display',Georgia,serif;font-weight:400;letter-spacing:-1.7px;line-height:1.04;margin:25px 0}h1{font-size:clamp(65px,6.9vw,98px)}em{font-weight:400;color:#6e8061}h1 em{font-style:italic}h2{font-size:clamp(38px,4vw,56px)}.lead{font-size:16px;color:#58655e;max-width:390px;line-height:1.9}.actions{display:flex;align-items:center;gap:25px;flex-wrap:wrap;margin-top:29px}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:35px;padding:14px 20px;font-size:12px;border-radius:3px;font-weight:500}.dark{background:var(--green);color:white}.dark:hover{background:#30584a}.text-link{display:inline-flex;gap:28px;align-items:center;font-size:12px;font-weight:600}.hero-note{font-size:10px;color:var(--muted);margin-top:26px}.hero-art{position:relative;background:#c4cdbd;border-radius:160px 160px 4px 4px;overflow:hidden;max-width:500px;align-self:stretch;min-height:500px}.hero-art>svg{width:100%;height:100%;position:absolute;inset:0;object-fit:cover}.art-label{position:absolute;top:43px;left:0;right:0;z-index:1;text-align:center;font-size:9px;letter-spacing:2.5px;line-height:1.7}.art-bottom{position:absolute;bottom:0;left:0;right:0;background:var(--green);color:var(--paper);display:flex;align-items:center;justify-content:space-between;padding:21px 26px;font-size:10px;letter-spacing:1.7px;line-height:1.8}.art-round{border:1px solid #789184;border-radius:50%;width:44px;height:44px;display:grid;place-items:center;font:21px Georgia,serif}.locations-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 0}.locations-strip .wrap{display:flex;justify-content:space-between;align-items:center;gap:16px;font-size:10px;letter-spacing:1.8px}.locations-strip i{color:#899b71;font-size:17px;font-style:normal}.section{padding-top:85px;padding-bottom:85px}.about-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:11%;align-items:start}.about h2{margin-top:16px}.about-grid>div{padding-top:10px}.body-large{font-size:19px;line-height:1.7}.about-grid p:not(.body-large){font-size:13px;color:var(--muted)}.about-grid .text-link{margin-top:13px}.portfolio-section{background:#e9ede2}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:36px}.section-heading h2{margin-bottom:0}.section-heading>p{color:#5e6d61;font-size:12px;padding-bottom:2px}.portfolio-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.property-card{background:var(--paper);border-radius:4px;overflow:hidden;transition:transform .2s}.property-card:hover{transform:translateY(-5px)}.card-image{position:relative;display:block;background:#c1c8b3;height:215px;overflow:hidden}.card-image svg{width:100%;height:100%;object-fit:cover}.chesham{background:#cbd0b8}.liverpool{background:#bdc6c0}.card-image>span{position:absolute;left:16px;top:16px;font-size:8px;letter-spacing:1.4px;padding:5px 9px;background:#f8f6efdf;border-radius:2px}.card-content{padding:24px}.card-type{font-size:8px;letter-spacing:1.8px;color:#738067;margin:0 0 9px}h3{font-weight:500}.card-content h3{font:31px/1.2 'Libre Caslon Display',Georgia,serif;margin:0 0 12px;letter-spacing:-.5px}.card-content>p:not(.card-type){color:var(--muted);font-size:12px;min-height:60px}.card-foot{border-top:1px solid var(--line);padding-top:15px;display:flex;justify-content:space-between;align-items:center;font-size:10px}.card-foot a{border:1px solid #cfd7c6;border-radius:50%;width:30px;height:30px;display:grid;place-items:center;font-size:16px}.illustration-note{font-size:10px;color:#6c7868;margin-bottom:0;margin-top:23px}.details{padding-top:20px;padding-bottom:50px}.detail-row{display:grid;grid-template-columns:1fr 1fr;gap:12%;padding:42px 0;border-bottom:1px solid var(--line);scroll-margin-top:30px}.detail-row h2{font-size:40px;margin:10px 0}.detail-row>div>p:not(.eyebrow){font-size:13px;color:var(--muted)}.detail-row .text-link{margin-top:10px}.process{background:#edece3}.process h2{margin-bottom:45px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:55px}.steps>div>span{font:34px Georgia,serif;color:#87936f}.steps h3{font-size:14px;margin-bottom:10px}.steps p{font-size:12px;color:var(--muted)}.contact{background:var(--green);color:#f5f3e7}.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:10%;align-items:center}.contact em{color:#c2c998}.contact .eyebrow{color:#bdc9b2}.contact p:not(.eyebrow){font-size:12px;color:#c2cfc2}.contact-panel>p:first-child{letter-spacing:2px;font-size:10px}.phone{font-size:clamp(25px,3.5vw,43px);letter-spacing:-1px;display:flex;justify-content:space-between;border-bottom:1px solid #577165;padding-bottom:16px}.phone span{font-size:30px}.light{background:#e6ebd3;color:var(--green)}.light:hover{background:#fff}.contact button{background:none;border:none;color:#e6ebd3;font-size:11px;text-decoration:underline;text-underline-offset:5px}.contact .small{font-size:10px!important;max-width:340px;line-height:1.7}.copy-status{min-height:18px;margin:8px 0}.contact-panel .actions{gap:18px}footer{padding-top:38px;padding-bottom:24px}.footer-top{display:flex;align-items:center;justify-content:space-between}.footer-top .brand{font-size:25px}.disclaimer{color:#7a8378;font-size:10px;max-width:900px;line-height:1.9;margin:27px 0}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:18px;font-size:10px;color:#6c7868}.footer-bottom button{border:0;background:none;color:inherit;font-size:10px;padding:0}dialog{background:var(--paper);color:var(--ink);border:1px solid #bdc9b2;border-radius:7px;max-width:550px;width:90%;padding:35px}dialog::backdrop{background:#12281db3}dialog h2{font-size:34px}dialog p{font-size:13px}#privacy-close{float:right;border:0;background:none;font-size:27px;color:var(--ink)}
@media(min-width:1500px){.hero{padding-top:90px;padding-bottom:90px}.hero-art{min-height:560px}}
@media(max-width:760px){header{padding:20px 5%;align-items:start}.brand{font-size:26px}nav{gap:15px;font-size:11px;flex-wrap:wrap;justify-content:flex-end}nav>a:first-child{display:none}.nav-contact{padding:7px 12px}.nav-contact span{margin-left:9px}.hero{grid-template-columns:1fr;gap:35px;padding:35px 0 45px}h1{font-size:70px}.hero-art{height:410px;min-height:0;width:100%;max-width:none;border-radius:120px 120px 4px 4px}.hero-art>svg{height:auto;top:-45px}.art-label{top:24px}.lead{max-width:100%}.hero-copy .eyebrow{font-size:8px}.locations-strip .wrap{flex-wrap:wrap;justify-content:center;font-size:8px;gap:10px 17px}.locations-strip i:last-of-type{display:none}.locations-strip .wrap>span:last-child{width:100%;text-align:center}.section{padding-top:50px;padding-bottom:50px}.about-grid,.contact-grid{grid-template-columns:1fr;gap:20px}.about-grid>div{padding:0}.section-heading{display:block}.section-heading>p{margin-top:25px}.section-heading>p br{display:none}.portfolio-grid{grid-template-columns:1fr;gap:24px}.card-image{height:230px}.card-content>p:not(.card-type){min-height:0}.detail-row{grid-template-columns:1fr;gap:8px;padding:33px 0}.detail-row h2{font-size:35px}.details{padding-top:0}.steps{grid-template-columns:1fr;gap:22px}.steps h3{margin:5px 0}.steps p{margin:5px 0}.contact-panel{margin-top:10px}.phone{font-size:33px}.footer-top .text-link{font-size:10px;gap:0}.footer-top .brand{font-size:23px}.footer-top .brand span{font-size:7px}.hero .actions{gap:20px}h2{letter-spacing:-1px}.art-bottom{padding:16px 22px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.property-card{transition:none}}
/* Personal brand and dedicated pages */
header{max-width:1440px}.brand span{font-size:8px;letter-spacing:1.8px}nav{gap:22px;font-size:12px}nav a[aria-current=page]{color:#75845c;text-decoration:underline;text-underline-offset:7px}.home-hero{grid-template-columns:1.12fr 1fr;gap:7%}.home-hero h1{font-size:clamp(62px,6.3vw,89px)}.home-hero .lead{max-width:440px}.personal-panel{position:relative;background:#183f37;color:#eeeede;min-height:540px;border-radius:140px 140px 4px 4px;padding:50px 35px 25px;overflow:hidden;display:flex;flex-direction:column;justify-content:space-between}.personal-top{display:flex;justify-content:space-between;align-items:center;font-size:8px;letter-spacing:2px;padding:16px 16px 0}.small-star{font-size:34px;color:#bfc893}.monogram{position:absolute;right:-15px;top:85px;font:280px/1 Georgia,serif;color:#ffffff08;letter-spacing:-40px;pointer-events:none}.panel-story{position:relative;padding:25px 14px 35px}.panel-story>p:first-child{font-size:12px;color:#c1ccbd}.panel-serif{font:clamp(38px,4.1vw,59px)/1.12 "Libre Caslon Display",Georgia,serif;letter-spacing:-1px;margin:18px 0}.panel-serif em{color:#d1d8a7}.personal-bottom{display:flex;justify-content:space-between;align-items:center;border-top:1px solid #5a7461;padding-top:19px;gap:10px;font-size:8px;letter-spacing:1.3px}.personal-bottom a{font-size:9px;letter-spacing:0}.pale{background:#e9ede2}.reason-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:45px}.reason-grid article{border-top:1px solid #c7cfbd;padding-top:20px}.reason-number{font:33px Georgia,serif;color:#82926a}.reason-grid h3{font-size:17px;line-height:1.5;margin:15px 0 10px}.reason-grid p{font-size:13px;color:var(--muted)}.four{grid-template-columns:repeat(4,1fr);gap:30px}.property-teaser{background:#ece8dc;overflow:hidden}.property-teaser>.wrap{display:grid;grid-template-columns:1.2fr 1fr;gap:12%;align-items:center}.property-teaser>.wrap>div:first-child{padding:65px 0}.property-teaser h2{font-size:47px}.property-teaser p:not(.eyebrow){font-size:13px;color:var(--muted);max-width:460px;margin-bottom:25px}.teaser-art{height:390px;overflow:hidden;align-self:end;border-radius:140px 140px 0 0}.teaser-art svg{width:100%;height:auto}.contact .linkedin{font-size:12px;color:#e6ebd3}.footer-links{display:flex;gap:25px;flex-wrap:wrap;margin-top:25px;font-size:11px}.page-intro{padding-top:75px;padding-bottom:50px}.page-intro h1{font-size:clamp(52px,6.5vw,85px);margin:22px 0}.page-intro .lead{max-width:680px;font-size:17px}.page-intro+.section{padding-top:45px}.about-page{padding-top:30px}.quote-panel{background:#e7ebdf;padding:42px 30px}.quote-panel blockquote{margin:25px 0 40px;font:39px/1.25 "Libre Caslon Display",Georgia,serif;letter-spacing:-.7px}.quote-panel blockquote em{color:#748463}.about-page h2{font-size:43px}.about-page p{font-size:14px!important;color:var(--muted)}.note-box{background:#edeee6;border-left:3px solid #8a9c71;margin-top:45px;padding:24px 30px}.note-box h3{margin-top:0;font-size:18px}.note-box p{font-size:13px;color:var(--muted)}.breadcrumb{padding-top:30px;font-size:11px;color:var(--muted)}.breadcrumb+.page-intro{padding-top:20px}.region-layout{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:center;padding-top:10px!important}.region-art{background:#c4cbb9;border-radius:100px 100px 3px 3px;overflow:hidden}.region-art svg{display:block;width:100%;height:auto}.region-layout p:not(.eyebrow):not(.illustration-note){font-size:13px;color:var(--muted)}.region-layout h2{margin:15px 0}.facts{font-size:12px;margin:25px 0}.facts>div{display:flex;justify-content:space-between;gap:15px;border-bottom:1px solid var(--line);padding:11px 0}.facts dt{color:var(--muted)}.facts dd{margin:0;text-align:right}.region-links{display:flex;gap:25px;margin-top:25px}.region-links a{display:flex;justify-content:space-between;width:50%;border-top:1px solid var(--line);padding-top:20px;font:31px Georgia,serif}.contact-options{display:grid;grid-template-columns:repeat(3,1fr);gap:25px;padding-top:20px!important}.contact-option{border:1px solid var(--line);padding:28px;position:relative;transition:background .2s}.contact-option:hover{background:#e9ede2}.contact-option h2{font-size:32px;letter-spacing:-1px;margin:22px 0 15px}.contact-option p{font-size:12px;color:var(--muted);padding-right:15px}.contact-option>span:last-child{font-size:25px}.criteria-strip{background:#183f37;color:#f3f0df;padding:28px 0}.criteria-strip>.wrap{display:grid;grid-template-columns:1fr 1.4fr 1fr;gap:30px}.criteria-strip strong{display:block;font-size:16px;font-weight:500}.criteria-strip small{font-size:10px;color:#bfccb7}.criteria-strip .criterion{padding-left:24px;border-left:1px solid #536f60}.criteria-callout{border-top:1px solid var(--line);margin-top:28px;padding-top:22px;font-size:13px}.criteria-callout strong{color:#183f37}.criteria-callout p{margin:7px 0}.criteria-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:35px}.criteria-cards article{border-top:2px solid #8a9a6f;padding-top:20px}.criteria-cards h3{font:32px "Libre Caslon Display",Georgia,serif;margin:10px 0}.criteria-cards p{font-size:13px;color:var(--muted)}@media(max-width:1000px){header{flex-wrap:wrap}.brand{font-size:29px}nav{width:100%;justify-content:space-between;gap:15px;padding-top:12px}.home-hero{gap:5%}.home-hero h1{font-size:68px}.personal-panel{min-height:490px;padding:40px 24px 23px}.personal-top{font-size:7px;padding:18px 5px 0}.panel-story{padding-left:5px}.panel-serif{font-size:45px}.personal-bottom{font-size:7px}.four{grid-template-columns:repeat(2,1fr)}.contact-options{gap:15px}.contact-option{padding:20px}.contact-option h2{font-size:26px}}@media(max-width:760px){header{gap:6px}nav{display:flex;gap:14px 19px;justify-content:flex-start;font-size:11px;line-height:2.1;flex-wrap:wrap}nav>a:first-child{display:block}.nav-contact{padding:0;border:0;margin-left:auto}.home-hero{grid-template-columns:1fr}.home-hero h1{font-size:67px}.personal-panel{min-height:435px;border-radius:100px 100px 4px 4px;padding:30px 25px 22px}.personal-top{font-size:8px;padding:20px 12px 0}.panel-story{padding:12px}.panel-serif{font-size:49px}.monogram{font-size:260px;top:70px}.personal-bottom{font-size:8px}.reason-grid,.four,.criteria-cards{grid-template-columns:1fr;gap:24px}.reason-grid{margin-top:30px}.reason-grid h3{margin-top:8px}.property-teaser>.wrap{grid-template-columns:1fr;gap:0}.property-teaser>.wrap>div:first-child{padding:45px 0 30px}.property-teaser h2{font-size:39px}.teaser-art{height:270px;width:100%;max-width:400px;margin:auto}.teaser-art svg{transform:translateY(-25px)}.page-intro{padding-top:42px;padding-bottom:30px}.page-intro h1{font-size:53px;letter-spacing:-1.3px}.page-intro .lead{font-size:16px}.page-intro+.section{padding-top:25px}.quote-panel{padding:27px}.quote-panel blockquote{font-size:35px}.about-page h2{font-size:38px}.region-layout{grid-template-columns:1fr;gap:25px}.region-art{max-width:480px}.region-links{flex-direction:column;gap:20px}.region-links a{width:100%;font-size:28px}.contact-options{grid-template-columns:1fr}.contact-option h2{font-size:34px}.footer-top{align-items:start;gap:20px}.footer-top .brand{font-size:22px}.footer-top .brand span{font-size:6px;letter-spacing:1px}.footer-top>.text-link{max-width:110px;line-height:1.5}.footer-links{gap:12px 20px;font-size:10px}.criteria-strip>.wrap{grid-template-columns:1fr;gap:18px}.criteria-strip .criterion{padding-left:15px}.criteria-strip strong{font-size:16px}.criteria-cards h3{font-size:32px}}
.portrait-panel{margin:0;position:relative;max-width:480px;background:#183f37;overflow:hidden;border-radius:135px 135px 4px 4px;align-self:center}.portrait-panel>img{display:block;width:100%;height:auto;aspect-ratio:1/1;object-fit:cover}.portrait-panel figcaption{background:#183f37;color:#f4f1e1;display:flex;justify-content:space-between;gap:20px;align-items:center;padding:24px 30px}.portrait-panel figcaption .eyebrow{font-size:9px;letter-spacing:2px;color:#c1cba9}.portrait-panel figcaption p{font:30px/1.15 "Libre Caslon Display",Georgia,serif;margin:10px 0 0}.portrait-panel em{color:#cbd3a0}.portrait-panel figcaption>a{display:grid;place-items:center;border:1px solid #66836e;border-radius:50%;width:42px;height:42px;font-size:23px}.about-portrait{margin:0 0 20px}.about-portrait img{display:block;width:100%;max-width:430px;height:auto;border-radius:90px 90px 4px 4px}.about-portrait figcaption{font-size:11px;color:#6d7968;padding-top:12px}@media(max-width:760px){.portrait-panel{max-width:420px;width:100%;margin:auto;border-radius:100px 100px 4px 4px}.portrait-panel figcaption{padding:20px 24px}.portrait-panel figcaption p{font-size:29px}.about-portrait img{max-width:400px}.home-hero .lead{max-width:100%}}