@import "https://fonts.googleapis.com/css2?family=DM+Sans:wght@300;400;500;600&family=Playfair+Display:ital,wght@0,500;1,500&display=swap";:root{--ink:#111c2d;--navy:#121e30;--forest:var(--navy);--gold:#b5872f;--cream:#fff;--paper:#fff;--line:#dce2ea;--serif:"Playfair Display",Georgia,serif;--sans:"DM Sans",Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);font-family:var(--sans);margin:0;font-weight:300}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.site-header{z-index:10;color:#fff;border-bottom:1px solid #ffffff35;justify-content:space-between;align-items:center;width:100%;height:104px;padding:0 5.5vw;display:flex;position:absolute;top:0;left:0}.brand,.footer-brand{align-items:center;gap:14px;display:flex}.brand-mark{border:1px solid var(--gold);width:44px;height:44px;font-family:var(--serif);color:var(--gold);place-items:center;font-size:17px;font-style:italic;display:grid}.brand strong,.footer-brand strong{letter-spacing:.24em;font-size:13px;font-weight:500;display:block}.brand small,.footer-brand small{letter-spacing:.28em;opacity:.75;margin-top:4px;font-size:8px;display:block}.nav{letter-spacing:.13em;text-transform:uppercase;align-items:center;gap:34px;font-size:11px;display:flex}.nav a{transition:all .2s}.nav a:hover{color:#d9bd88}.nav-cta{border:1px solid #fff5;padding:14px 19px}.menu-button{background:0 0;border:0;padding:10px;display:none}.menu-button span{background:#fff;width:24px;height:1px;margin:6px;display:block}.hero{color:#fff;background:url(https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2200&q=90) 50% 54%/cover no-repeat;height:min(900px,100vh);min-height:720px;position:relative}.hero-overlay{background:linear-gradient(90deg,#0a1424c7 0%,#0a142461 50%,#0a14241a 100%),linear-gradient(#0000 60%,#0a142473);position:absolute;inset:0}.hero-content{max-width:720px;position:absolute;top:48%;left:9vw;transform:translateY(-46%)}.eyebrow{letter-spacing:.34em;color:#8b7351;margin:0 0 30px;font-size:10px;font-weight:600}.eyebrow.light{color:#d8bb86}.hero h1,.section-pad h2,.services h2,.about h2,.valuation h2{font:500 clamp(3.3rem,6vw,6.2rem)/.98 var(--serif);letter-spacing:-.04em;margin:0}.hero h1 em,.section-pad h2 em,.services h2 em,.about h2 em,.valuation h2 em{color:#d7b77c;font-weight:500}.hero-copy{font:300 16px/1.75 var(--sans);color:#eef0ed;max-width:540px;margin:30px 0}.button-row{gap:12px;margin-top:38px;display:flex}.button{text-transform:uppercase;letter-spacing:.18em;cursor:pointer;border:1px solid #0000;justify-content:space-between;align-items:center;min-width:210px;padding:18px 22px;font-size:10px;font-weight:600;display:inline-flex}.button span,.text-link span{margin-left:22px;font-size:18px}.button.gold{background:var(--gold);color:#fff}.button.ghost{border-color:#fff6}.button.dark{background:var(--ink);color:#fff;width:100%}.hero-signature{border-left:1px solid #fff5;padding-left:22px;position:absolute;bottom:88px;right:6vw}.hero-signature span,.hero-signature small{letter-spacing:.22em;opacity:.7;font-size:8px;display:block}.hero-signature strong{font:italic 24px var(--serif);margin:5px 0;display:block}.scroll-cue{letter-spacing:.25em;font-size:8px;position:absolute;bottom:25px;left:50%}.scroll-cue i{text-align:center;margin-top:5px;font-size:16px;display:block}.section-pad{padding:130px 7vw}.intro{background:var(--paper)}.intro-grid{grid-template-columns:1.05fr .8fr;align-items:start;gap:10vw;display:grid}.intro-grid h2{font-size:clamp(3rem,5.4vw,5.5rem)}.intro-grid>div{padding-top:12px}.intro-grid p{color:#5c625e;margin:0 0 18px;font-size:15px;line-height:1.9}.text-link{border-bottom:1px solid var(--ink);letter-spacing:.2em;align-items:center;margin-top:14px;padding:12px 0 8px;font-size:9px;font-weight:600;display:inline-flex}.trust-strip{border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);margin-top:100px;padding-top:38px;display:grid}.trust-strip div{border-left:1px solid var(--line);padding-left:55px}.trust-strip div:first-child{border:0;padding-left:0}.trust-strip strong{font:italic 30px var(--serif);display:block}.trust-strip span{letter-spacing:.2em;color:#888;margin-top:8px;font-size:8px;display:block}.properties{background:#f5f7fa}.section-heading{justify-content:space-between;align-items:end;margin-bottom:50px;display:flex}.section-heading h2{font-size:clamp(3.2rem,5vw,5rem)}.property-grid{grid-template-columns:repeat(3,1fr);gap:22px;display:grid}.property-image{background-position:50%;background-size:cover;justify-content:space-between;align-items:start;height:380px;padding:18px;display:flex;position:relative;overflow:hidden}.property-image:after{content:"";background:var(--navy);opacity:0;transition:all .35s;position:absolute;inset:0}.property-image:hover:after{opacity:.5}.property-image span,.property-image b{z-index:1;letter-spacing:.16em;background:#fff;padding:9px 12px;font-size:8px;position:relative}.property-image b{opacity:0;color:#fff;background:0 0;align-self:center;transition:all .35s;transform:translate(20px)}.property-image:hover b{opacity:1;transform:none}.property-info{padding:25px 3px}.property-info p{letter-spacing:.18em;color:#927b56;font-size:8px}.property-info h3{font:500 24px var(--serif);margin:12px 0}.property-info>strong{letter-spacing:.08em;font-size:14px}.property-info>div{color:#747873;border-top:1px solid #d8dee7;gap:18px;margin-top:20px;padding-top:13px;font-size:9px;display:flex}.disclaimer{opacity:.5;margin-top:10px;font-size:8px}.services{background:var(--forest);color:#fff;grid-template-columns:1fr 1fr;display:grid}.service-image{background:url(https://images.unsplash.com/photo-1600210492486-724fe5c67fb0?auto=format&fit=crop&w=1600&q=85) 50%/cover;min-height:820px}.service-content{padding:110px 7vw}.services h2{font-size:clamp(3rem,5vw,5.2rem)}.service-list{margin:48px 0 42px}.service-list a{border-top:1px solid #ffffff28;grid-template-columns:40px 1fr 30px;align-items:center;gap:20px;padding:24px 0;display:grid}.service-list a:last-child{border-bottom:1px solid #ffffff28}.service-list span{color:#c9a76e;font-size:9px}.service-list h3{font:500 22px var(--serif);margin:0 0 5px}.service-list p{color:#aeb8b4;margin:0;font-size:11px}.service-list b{color:#c9a76e;font-size:18px;font-weight:300}.market{grid-template-columns:.75fr 1.25fr;align-items:center;gap:8vw;display:grid}.market-copy h2{font-size:clamp(3rem,4.7vw,5rem)}.market-copy>p:not(.eyebrow){color:#646a66;margin:30px 0;line-height:1.8}.community-grid{grid-template-columns:1fr 1fr;gap:13px;display:grid}.community-grid a{color:#fff;background-position:50%;background-size:cover;flex-direction:column;justify-content:space-between;height:300px;padding:18px;display:flex;position:relative}.community-grid a:after{content:"";background:linear-gradient(#0000 30%,#101c2dcc);position:absolute;inset:0}.community-grid span,.community-grid div{z-index:1;position:relative}.community-grid span{font-size:9px}.community-grid h3{font:500 27px var(--serif);margin:0}.community-grid p{letter-spacing:.15em;margin:6px 0;font-size:7px}.about{background:#fff;grid-template-columns:1fr 1fr;min-height:780px;display:grid}.about-portrait{background:url(/peter-gombos-headshot.jpeg) 50% 28%/cover;position:relative}.about-portrait>div{color:#d1b276;width:82px;height:82px;font:italic 26px var(--serif);background:#121e30e8;border:1px solid #d1b276;place-items:center;display:grid;position:absolute;bottom:30px;right:30px}.about-copy{padding:110px 10vw 100px 8vw}.about-copy h2{font-size:clamp(4rem,6vw,6.2rem)}.about-copy .lead{font:italic 21px var(--serif);color:#897147;margin:34px 0}.about-copy>p:not(.eyebrow):not(.lead){color:#5b615d;font-size:14px;line-height:1.85}.testimonials{text-align:center;background:var(--paper)}.quote-mark{font:500 70px var(--serif);color:#b79760;height:60px}.testimonials blockquote{max-width:930px;font:italic 34px/1.5 var(--serif);margin:25px auto}.stars{color:#b79760;letter-spacing:6px}.client{letter-spacing:.16em;margin-top:20px;font-size:9px}.client span{color:#9a845f;margin-left:10px}.quote-dots{justify-content:center;gap:10px;margin-top:45px;display:flex}.quote-dots i,.quote-dots b{background:#ccc;border-radius:50%;width:5px;height:5px}.quote-dots b{background:var(--navy)}.valuation{text-align:center;color:#fff;background:linear-gradient(#101c2dd4,#101c2dd4),url(https://images.unsplash.com/photo-1600566753051-f0b89df2dd90?auto=format&fit=crop&w=2000&q=85) 50%/cover;place-items:center;min-height:560px;display:grid}.valuation>div{max-width:740px;padding:90px 25px}.valuation h2{font-size:clamp(3.2rem,5vw,5rem)}.valuation p:not(.eyebrow){color:#d3d7d4;max-width:570px;margin:28px auto;line-height:1.8}.contact{grid-template-columns:.8fr 1.1fr;gap:10vw;display:grid}.contact h2{font-size:clamp(3.4rem,5vw,5.2rem)}.contact-copy>p:not(.eyebrow){color:#626863;max-width:500px;margin:32px 0 42px;line-height:1.8}.contact-detail{margin-top:22px}.contact-detail span{letter-spacing:.18em;color:#9a8259;margin-bottom:7px;font-size:8px;display:block}.contact-detail strong{font:500 18px var(--serif)}.lead-form{background:#f5f7fa;padding:50px}.field-row{grid-template-columns:1fr 1fr;gap:25px;display:grid}.lead-form label{letter-spacing:.16em;margin-bottom:26px;font-size:8px;font-weight:600;display:block}.lead-form input,.lead-form select,.lead-form textarea{letter-spacing:normal;width:100%;color:var(--ink);background:0 0;border:0;border-bottom:1px solid #c6ced9;border-radius:0;outline:none;padding:12px 0;font-size:13px;display:block}.lead-form textarea{resize:vertical}.lead-form small{text-align:center;opacity:.5;margin-top:16px;font-size:8px;display:block}.form-success{color:#344f73;text-align:center;margin:18px 0 0;font-size:12px}footer{background:var(--navy);color:#fff;grid-template-columns:1fr 1fr 1fr;gap:30px;padding:75px 7vw 25px;display:grid}.footer-links,.footer-social{text-transform:uppercase;letter-spacing:.17em;flex-direction:column;gap:13px;font-size:9px;display:flex}.footer-social{align-items:flex-end}.footer-bottom{letter-spacing:.13em;color:#99a29e;border-top:1px solid #ffffff20;grid-column:1/-1;justify-content:space-between;margin-top:45px;padding-top:24px;font-size:7px;display:flex}@media (width<=900px){.site-header{height:84px;padding:0 22px}.menu-button{z-index:12;display:block}.nav{background:var(--navy);flex-direction:column;justify-content:center;width:100%;height:100vh;font-size:14px;display:none;position:absolute;top:0;left:0}.nav.open{display:flex}.hero{min-height:740px}.hero-content{top:46%;left:24px;right:24px}.hero h1{font-size:3.8rem}.hero-signature{display:none}.section-pad{padding:90px 24px}.intro-grid,.services,.market,.about,.contact{grid-template-columns:1fr}.intro-grid{gap:40px}.trust-strip{grid-template-columns:1fr;margin-top:60px}.trust-strip div,.trust-strip div:first-child{border-left:0;border-top:1px solid var(--line);padding:20px 0}.section-heading{display:block}.section-heading>.text-link{margin:22px 0}.property-grid{grid-template-columns:1fr}.property-image{height:340px}.service-image{min-height:480px}.service-content{padding:85px 24px}.market{gap:60px}.about-portrait{min-height:580px}.about-copy{padding:90px 24px}.testimonials blockquote{font-size:27px}.contact{gap:60px}.lead-form{padding:35px 24px}footer{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.footer-social{align-items:flex-start}.footer-bottom{flex-direction:column;gap:10px}}@media (width<=560px){.hero h1{font-size:3.15rem}.hero-copy{font-size:14px}.button-row{flex-direction:column;align-items:flex-start}.button{width:100%}.community-grid{grid-template-columns:1fr}.community-grid a{height:260px}.field-row{grid-template-columns:1fr}.about-portrait{min-height:500px}.property-image{height:300px}.contact h2,.intro-grid h2,.services h2{font-size:3rem}.footer-bottom{line-height:1.8}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}.footer-social{flex-direction:row;justify-content:flex-end;gap:12px}.footer-social a{border:1px solid #ffffff36;place-items:center;width:42px;height:42px;transition:all .2s;display:grid}.footer-social a:hover{border-color:var(--gold);background:#ffffff0d;transform:translateY(-2px)}.footer-social img{width:18px;height:18px;display:block}@media (width<=900px){.footer-social{justify-content:flex-start}}.logo-mark{object-fit:contain;border:0;width:52px;height:52px;display:block}.footer-logo{width:64px;height:64px}.about-logo{object-fit:contain;width:100%;height:100%;display:block}@media (width<=560px){.logo-mark{width:46px;height:46px}.brand{gap:10px}.brand strong{font-size:11px}.brand small{font-size:7px}}.button:disabled{cursor:wait;opacity:.68}.form-error{color:#9b2c2c;text-align:center;margin:18px 0 0;font-size:12px}
