/* Shared type and palette; a different composition for each service. */
.expertise-buy,.expertise-sell,.expertise-invest{padding:90px 8vw;scroll-margin-top:25px}.expertise-item h3{font-size:28px;font-weight:400;letter-spacing:-1px;line-height:1.15;margin:22px 0 18px}.expertise-item p{font-size:14px;line-height:1.8;color:var(--muted);max-width:460px}.expertise-item ul{padding:0;list-style:none;margin:25px 0 0}.expertise-item li{font-size:11px;padding:10px 0;border-top:1px solid var(--line)}.expertise-symbol{font-size:30px;color:var(--accent)}
.buy .service-hero h1{font-size:clamp(52px,5.7vw,82px)}.buy .photo-hero{transform:rotate(3deg)}.buy .service-house{transform:rotate(-12deg)}.expertise-buy{margin:45px 4vw 80px;border-radius:35px;background:#e5e7dc;color:#273027}.expertise-buy .section-heading{max-width:700px;margin-bottom:55px}.expertise-buy .section-heading h2,.expertise-buy .section-heading em{color:#273027}.expertise-buy .section-heading .eyebrow{color:#596752}.expertise-buy .section-heading>p:last-child{max-width:540px;color:#596752}.expertise-buy .expertise-content{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}.expertise-buy .expertise-symbol{color:#66765d}.expertise-buy .expertise-item p{color:#596752}.expertise-buy .expertise-item li{border-color:#bdc5b5}.buy .service-connect{border-radius:30px;margin:0 4vw}
.sell .service-hero{display:flex;flex-direction:column;gap:50px;align-items:stretch;padding:30px 8vw 60px}.sell .hero-copy{display:grid;grid-template-columns:1.2fr 1fr;column-gap:8vw;align-items:start}.sell .hero-copy>.back-link,.sell .hero-copy>.eyebrow{grid-column:1/-1}.sell .hero-copy h1{grid-column:1;grid-row:3/6;font-size:clamp(54px,6.5vw,96px)}.sell .service-lead{margin:0 0 24px;max-width:460px}.sell .hero-copy>.service-button{justify-self:start}.sell .agent-byline{grid-column:2}.sell .photo-hero{width:100%;margin:0 0 28px}.sell .hero-property-photo{width:100%;height:auto;max-height:620px;object-fit:contain;background:#152027;border-radius:28px}.sell .photo-hero .service-house{left:auto;right:35px;bottom:55px;width:145px}.sell .photo-hero .service-motion{left:15px;right:auto}.expertise-sell{display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw}.expertise-sell .section-heading{position:sticky;top:45px}.expertise-sell .expertise-item{position:relative;padding:0 0 38px 60px;margin-bottom:38px;border-bottom:1px solid var(--line)}.expertise-sell .expertise-symbol{position:absolute;left:0;top:0}.expertise-sell .expertise-item h3{margin-top:0}.expertise-sell .expertise-item ul{display:flex;flex-wrap:wrap;gap:14px}.expertise-sell .expertise-item li{border:0;padding:0}.sell .property-experience{background:#1b252b;padding-top:70px}.sell .past-sale{background:#101a21}
.invest .service-hero{grid-template-columns:1fr .9fr;gap:8vw}.investor-art{padding:15px 0 45px!important}.portfolio-ledger{border:1px solid #41674b;border-radius:26px;background:linear-gradient(145deg,#213f2b,#14251b);padding:34px;transform:rotate(4deg);box-shadow:0 30px 90px #0004}.ledger-label{font-size:9px;letter-spacing:2px;color:#b2c6b5}.portfolio-ledger>strong{display:block;font-size:clamp(120px,14vw,200px);line-height:1.1;letter-spacing:-12px;font-weight:400;color:#a8d7ae;margin:28px 0}.portfolio-ledger>strong>span{font-size:.5em;vertical-align:top;letter-spacing:-4px}.portfolio-ledger>p{font-size:28px;line-height:1.1;color:#c9decc;letter-spacing:-.8px}.ledger-bottom{display:flex;justify-content:space-between;gap:15px;border-top:1px solid #41674b;padding-top:25px;margin-top:30px;font-size:8px;letter-spacing:1px;color:#9fb6a4}.investor-art .service-house{left:-25px;bottom:0;width:100px}.expertise-invest .section-heading{display:grid;grid-template-columns:1fr 1fr;column-gap:8vw;margin-bottom:40px}.expertise-invest .section-heading .eyebrow{grid-column:1/-1}.expertise-invest .section-heading>p:last-child{max-width:500px;margin-top:0}.expertise-invest .expertise-content{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.expertise-invest .expertise-item{border-top:1px solid #41674b;padding-top:25px}.invest .property-experience{padding-top:20px}.invest .service-connect{background:#91c89b;color:#153724}.invest .service-connect em,.invest .service-connect .eyebrow,.invest .connect-copy>p:not(.eyebrow),.invest .connect-person>p>span,.invest .contact-note,.invest .connect-person>a{color:#294e33}.invest .service-connect .service-button{background:#153724;color:#d4e7d7}
@media(max-width:800px){.expertise-buy,.expertise-sell,.expertise-invest{padding:55px 25px}.expertise-buy{margin:25px 15px 50px}.expertise-buy .expertise-content,.expertise-sell,.expertise-invest .expertise-content,.expertise-invest .section-heading{grid-template-columns:1fr;gap:30px}.expertise-buy .section-heading{margin-bottom:30px}.expertise-buy .expertise-item+.expertise-item{border-top:1px solid #bdc5b5;padding-top:30px}.expertise-sell .section-heading{position:static}.sell .service-hero{padding:30px 25px 45px;gap:35px}.sell .hero-copy{display:block}.sell .service-lead{margin-top:25px}.sell .photo-hero .service-house{width:90px;bottom:25px;right:20px}.sell .hero-copy h1{font-size:60px}.invest .service-hero{grid-template-columns:1fr;gap:35px}.portfolio-ledger{padding:25px;max-width:430px;margin:auto}.portfolio-ledger>strong{font-size:150px}.investor-art .service-house{left:0}.expertise-invest .expertise-item{padding-bottom:15px}.expertise-item h3{font-size:27px}}

.rental-portfolio{padding:70px 8vw;background:#14241a;border-top:1px solid #31513b;margin:35px 0 65px}.rental-portfolio[hidden]{display:none}.portfolio-heading{display:flex;justify-content:space-between;gap:40px;align-items:end;margin-bottom:45px}.portfolio-heading h2{font-size:clamp(35px,4.5vw,62px);letter-spacing:-2px;max-width:570px}.portfolio-heading>p{font-size:14px;color:#9fb6a4;line-height:1.8;max-width:320px}.rental-grid{display:grid;grid-template-columns:1fr 1fr;gap:45px 30px}.rental-card:first-child{grid-column:1/-1}.rental-media{aspect-ratio:16/10;background:#20362a;border-radius:24px;overflow:hidden}.rental-card:first-child .rental-media{aspect-ratio:16/8}.rental-media img,.rental-media video{width:100%;height:100%;object-fit:contain;display:block}.rental-city{font-size:9px;letter-spacing:1.5px;text-transform:uppercase;color:#91c89b;margin-top:24px}.rental-card h3{font-size:28px;letter-spacing:-1px;font-weight:400;margin:12px 0}.rental-description{font-size:14px;line-height:1.8;color:#9fb6a4;max-width:700px}.rental-controls{display:flex;align-items:center;gap:12px;margin-top:20px}.rental-controls button{border:1px solid #4d7355;color:#b5d6bb;background:none;border-radius:50%;width:40px;height:40px}.rental-count{font-size:11px;color:#9fb6a4;margin-left:10px}@media(max-width:800px){.rental-portfolio{padding:45px 25px}.portfolio-heading{display:block}.rental-grid{grid-template-columns:1fr}.rental-card:first-child{grid-column:auto}.rental-card:first-child .rental-media{aspect-ratio:16/10}}

/* Personal conversations with Eddie, in each page’s own palette. */
.service-page .personal-connect{background:transparent;color:#eeeae1;border:0;padding:45px 8vw 70px;gap:6vw;grid-template-columns:1.1fr 1fr}.personal-connect .connect-person{position:relative;display:block;justify-self:stretch;min-height:570px;background:radial-gradient(ellipse at 48% 40%,var(--glow),transparent 67%)}.personal-connect .connect-photo{position:absolute;inset:0;width:100%;height:100%;padding:0;margin:0;border:0;transform:none;border-radius:0}.personal-connect .connect-photo img{display:block;width:100%;height:100%;object-fit:contain;object-position:center bottom;border-radius:0;mask-image:linear-gradient(#000 0%,#000 68%,transparent 98%);-webkit-mask-image:linear-gradient(#000 0%,#000 68%,transparent 98%)}.connect-signature{position:absolute;bottom:5px;left:5%;right:5%;display:flex;align-items:center;justify-content:space-between;gap:20px}.connect-signature>span{font:italic 76px Georgia,serif;letter-spacing:-4px;color:var(--accent)}.connect-signature a{font-size:11px;color:var(--accent);text-underline-offset:5px}.service-page .personal-connect .eyebrow,.service-page .personal-connect em{color:var(--accent)}.personal-connect .connect-copy h2{font-size:clamp(36px,4vw,57px);letter-spacing:-2px}.personal-connect .connect-copy h2 em{font-family:Georgia,serif;font-style:italic;font-weight:400}.service-page .personal-connect .connect-copy>p:not(.eyebrow){color:var(--muted);line-height:1.9}.personal-connect .connect-copy .personal-prompt{border-left:2px solid var(--accent);padding-left:17px;margin:25px 0;font-style:italic}.service-page .personal-connect .service-button{background:var(--accent);color:var(--ink)}.service-page .personal-connect .contact-note{color:var(--muted);line-height:2}.personal-connect .connect-copy .connect-credentials{font-size:9px;letter-spacing:1px;margin-top:24px}.sell .personal-connect .connect-person{grid-column:2;grid-row:1}.sell .personal-connect .connect-copy{grid-column:1;grid-row:1}.sell .personal-connect{grid-template-columns:1fr 1.1fr}.invest .personal-connect .personal-prompt{font-style:normal}.agent-byline img{object-fit:cover;object-position:center 12%;background:var(--tint)}@media(max-width:800px){.service-page .personal-connect{grid-template-columns:1fr;padding:25px 25px 60px;gap:30px}.personal-connect .connect-person{min-height:460px;width:100%;max-width:500px;margin:auto}.sell .personal-connect .connect-person,.sell .personal-connect .connect-copy{grid-column:auto;grid-row:auto}.connect-signature>span{font-size:65px}.personal-connect .connect-copy h2{font-size:42px}.personal-connect .connect-photo img{width:100%;height:100%;border-radius:0}.personal-connect .connect-copy{max-width:530px;justify-self:center}.personal-connect .service-button{gap:20px}}