:root{--ink:#102e3b;--paper:#fafaf6;--muted:#56656a;--line:#cdd4d3;--accent:#986c3e;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:var(--paper);color:var(--ink);font:17px/1.65 -apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #b57a33;outline-offset:5px}a:hover{color:#8c6238}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1}h1{font-size:clamp(3rem,5.3vw,5.5rem);letter-spacing:-.045em}h2{font-size:clamp(2.1rem,3.1vw,3.3rem);letter-spacing:-.035em}h3{font-size:1.9rem;letter-spacing:-.025em}h1 em{font-weight:400;color:#6d817f}p{margin-top:1.1rem}button,a,input,select,textarea{touch-action:manipulation}.wrap{max-width:1360px;margin:auto;padding-left:64px;padding-right:64px}.eyebrow{display:block;font-size:.75rem;line-height:1.55;letter-spacing:.14em;text-transform:uppercase;font-weight:600}.preview-note{text-align:center;background:var(--ink);color:#e3e9e8;font-size:.75rem;padding:6px 20px;letter-spacing:.035em}.preview-note span{padding:0 9px}.site-header{min-height:116px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand-name{font:1.9rem var(--serif);letter-spacing:-.045em;display:block}.brand-period{color:var(--accent)}.brand-sub{display:block;font-size:.65rem;letter-spacing:.18em;margin-top:5px}.site-header nav{display:flex;align-items:center;gap:28px;font-size:.875rem}.nav-contact{border-bottom:1px solid var(--ink);padding:10px 0}.menu-toggle{display:none}.skip{position:fixed;top:-100px;left:20px;background:white;padding:10px;z-index:10}.skip:focus{top:10px}.home-hero{display:grid;grid-template-columns:1.22fr 1fr;gap:65px;padding-top:51px;padding-bottom:63px}.hero-copy{padding-top:20px}.hero-copy .eyebrow{margin-bottom:26px}.hero-description{font-size:1.06rem;max-width:510px;margin-top:28px;line-height:1.8}.affiliation{font-size:.8rem;line-height:1.8;margin-top:24px;color:var(--muted)}.affiliation strong{font-weight:500}.hero-actions{display:flex;gap:25px;align-items:center;flex-wrap:wrap;margin-top:30px}.button{display:inline-block;padding:14px 23px;background:var(--ink);border:1px solid var(--ink);color:white;font-size:.875rem;font-weight:500;cursor:pointer;transition:background .2s}.button:hover{background:#284957;color:white}.button.light{border-color:#c5d0d0;color:#fff;background:transparent}.button.light:hover{background:#254957}.text-link{display:inline-block;border-bottom:1px solid #9daaaa;padding-bottom:4px;font-size:.875rem;font-weight:500}.photo-placeholder{background:#e3e7e3;min-height:410px;display:flex;flex-direction:column;justify-content:space-between;padding:34px;position:relative;overflow:hidden;border:1px solid #d3dad5}.photo-placeholder:after{content:'';position:absolute;inset:18px;border:1px solid #c8d1cb;pointer-events:none}.photo-mark{font:9rem var(--serif);letter-spacing:-.08em;color:#c4cec5;line-height:1}.photo-placeholder p{font:1.6rem var(--serif);margin:10px 0}.photo-note{font-size:.75rem;color:#5b6c63;line-height:1.5;display:block;max-width:240px}.hero-photo{min-height:510px}.facts{display:grid;grid-template-columns:1fr 1fr 1.35fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding-top:30px;padding-bottom:30px;gap:35px}.facts strong{font:2.3rem var(--serif);display:block}.facts span{font-size:.8rem;color:var(--muted);display:block;margin-top:6px}.facts>div+div{border-left:1px solid var(--line);padding-left:40px}.section-head .eyebrow{margin-bottom:16px}.section-head>p{color:var(--muted)}.pathway-section,.evidence,.insights-home{padding-top:85px;padding-bottom:85px}.pathways{display:grid;grid-template-columns:repeat(3,1fr);margin-top:40px;border-top:1px solid var(--line)}.pathways>a{padding:30px 30px 18px 0;display:flex;flex-direction:column}.pathways>a+a{padding-left:30px;border-left:1px solid var(--line)}.number{font-size:.75rem;letter-spacing:.12em;color:var(--muted);margin-bottom:32px}.pathways p{font-size:.94rem;color:var(--muted);margin-bottom:30px}.card-link{font-size:.85rem;margin-top:auto;display:flex;justify-content:space-between;gap:20px}.feature-band{background:var(--ink);color:#f5f6f1;padding:75px 0}.feature-grid{display:grid;grid-template-columns:1fr 1fr;gap:95px}.feature-grid h2{margin-top:20px;font-size:3.3rem}.feature-grid p{color:#d5dedf;max-width:450px;margin:24px 0 28px}.field-list{padding-top:30px}.field-list a{display:flex;gap:25px;border-top:1px solid #49616b;padding:24px 0;font-size:1rem}.field-list a:last-child{border-bottom:1px solid #49616b}.field-list a:hover{color:#dfc8a7}.field-list span{color:#adbdc1;font-size:.75rem;padding-top:3px}.personal{display:grid;grid-template-columns:1fr 1.3fr;gap:100px;padding-top:95px;padding-bottom:95px;border-bottom:1px solid var(--line)}.personal-year{font:1.4rem var(--serif);color:var(--muted);border-left:2px solid #a47c4f;padding-left:32px;margin:20px 0;align-self:start}.personal-year strong{font-size:6rem;font-weight:400;color:var(--ink)}.personal h2{margin-top:16px}.personal p{color:var(--muted)}.personal .text-link{margin-top:24px}.evidence-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px;margin:35px 0}.evidence-card{padding:28px;border:1px solid var(--line);background:#f2f3ee}.evidence-card h3{margin-top:25px;font-size:1.65rem}.evidence-card p{font-size:.9rem;color:var(--muted)}.testimonial{text-align:center;padding-top:65px;padding-bottom:70px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.testimonial h2{margin-top:20px}.testimonial p{color:var(--muted)}.testimonial .text-link{margin-top:22px}.article-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin-top:36px}.article-card{border-top:1px solid var(--ink);padding:23px 0;display:flex;flex-direction:column}.article-card h3,.article-card h2{font-size:1.85rem;margin-top:18px;line-height:1.2}.article-card p{font-size:.9rem;color:var(--muted);margin-bottom:25px}.article-card .text-link{align-self:start;margin-top:auto}.insights-home .section-head>.text-link{margin-top:20px}.cta{text-align:center;padding-top:75px;padding-bottom:80px;background:#e9eeeb}.cta h2{margin-top:15px}.cta p{color:var(--muted);margin-bottom:25px}.breadcrumb{font-size:.8rem;padding-top:23px;color:var(--muted);display:flex;gap:13px}.page-hero{padding-top:60px;padding-bottom:65px}.page-hero h1{margin:22px 0 27px;max-width:980px}.lead{font-size:1.25rem;line-height:1.75;max-width:760px;color:var(--muted)}.editorial-layout{display:grid;grid-template-columns:270px minmax(0,1fr);gap:70px;padding-bottom:80px}.page-toc{border-top:1px solid var(--line);padding-top:22px;align-self:start;position:sticky;top:25px}.page-toc a{display:block;font-size:.875rem;line-height:1.5;margin-top:18px}.prose{max-width:740px}.prose-section{border-top:1px solid var(--line);padding-top:30px;margin-bottom:44px}.prose-section h2{font-size:2rem;line-height:1.22}.prose p{color:#40525a;line-height:1.9}.portrait{min-height:400px;margin-bottom:45px}.related{padding-top:55px;padding-bottom:70px;border-top:1px solid var(--line)}.link-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:30px}.related-link{border-bottom:1px solid var(--line);padding:15px 0;line-height:1.5}.faq{margin-top:50px}.faq h2{font-size:2rem;margin-bottom:25px}details{border-top:1px solid var(--line);padding:20px 0}summary{cursor:pointer;font-size:1rem;font-weight:500}details p{font-size:.95rem}.all-articles{padding-bottom:90px;grid-template-columns:repeat(2,1fr);gap:35px 65px;margin-top:0}.draft-note{font-size:.875rem;line-height:1.7;color:var(--muted);border-left:2px solid #a47c4f;padding-left:16px;max-width:780px}.article-page{max-width:1100px;padding-top:50px;padding-bottom:60px}.article-page h1{font-size:clamp(2.8rem,5vw,4.5rem);margin:22px 0}.article-page header{margin-bottom:50px}.article-page .prose{margin-left:auto;margin-right:auto}.contact-layout{display:grid;grid-template-columns:1fr 1.05fr;gap:90px;padding-bottom:100px}.contact-layout h2{font-size:2.1rem}.contact-layout p{color:var(--muted)}.contact-details{margin-top:40px;padding-top:30px;border-top:1px solid var(--line)}form{background:#edf0ec;padding:35px}label{display:block;font-size:.875rem;font-weight:500;margin-bottom:7px}input,textarea,select{display:block;width:100%;padding:12px;background:var(--paper);border:1px solid #9daea9;color:var(--ink);border-radius:0;margin-bottom:22px;min-width:0}textarea{resize:vertical}.form-help{font-size:.8rem;margin-bottom:20px}#form-status{font-size:.9rem}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:60px;padding-top:65px;padding-bottom:55px}footer{background:#0b2430;color:#dfe5e5}footer p{font-size:.8rem;line-height:1.9}footer a:hover{color:#dfc8a7}.brokerage{font:1.25rem/1.2 var(--serif);margin-top:24px}.brokerage span{font: .75rem/1.8 -apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;text-transform:uppercase;letter-spacing:.12em}.footer-links{display:flex;flex-direction:column;gap:10px;margin-top:20px;font-size:.875rem}.footer-grid .button{margin-top:23px}.footer-about{display:block;font-size:.875rem;margin-top:20px}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid #3b5058;padding-top:20px;padding-bottom:25px;font-size:.75rem;color:#b2c1c6}
@media(min-width:1600px){.home-hero{padding-top:70px}}@media(max-width:1100px){.wrap{padding-left:35px;padding-right:35px}.site-header nav{gap:18px}.home-hero{gap:35px}.hero-actions{gap:18px}.editorial-layout{grid-template-columns:220px 1fr;gap:45px}.feature-grid{gap:45px}.contact-layout{gap:40px}.personal{gap:50px}.footer-grid{gap:30px}}
@media(max-width:800px){.site-header{min-height:95px;flex-wrap:wrap;position:relative;gap:0}.brand-name{font-size:1.65rem}.menu-toggle{display:flex;gap:18px;align-items:center;background:transparent;border:1px solid var(--line);padding:9px 14px;color:var(--ink);font-size:.875rem}.site-header nav{display:flex;flex-wrap:wrap;width:100%;padding:20px 0;gap:18px 25px}.js .site-header nav{display:none}.js .site-header nav.open{display:flex}.home-hero{grid-template-columns:1fr;padding-top:30px}.hero-copy{padding-top:0}.home-hero h1{font-size:clamp(3rem,8vw,4.7rem)}.hero-photo{min-height:330px}.photo-mark{font-size:6rem}.facts{gap:20px}.facts strong{font-size:1.8rem}.facts>div+div{padding-left:20px}.facts span{font-size:.75rem}.pathways{grid-template-columns:1fr}.pathways>a{padding:27px 0;border-bottom:1px solid var(--line)}.pathways>a+a{padding-left:0;border-left:0}.number{margin-bottom:18px}.pathways p{margin-bottom:18px}.feature-grid,.personal,.contact-layout{grid-template-columns:1fr;gap:35px}.personal-year strong{font-size:4rem}.personal-year{margin:0}.feature-grid h2{font-size:2.7rem}.field-list{padding:0}.evidence-grid{grid-template-columns:1fr}.article-grid{grid-template-columns:1fr}.editorial-layout{grid-template-columns:1fr;gap:35px}.page-toc{position:static;display:none}.link-grid{grid-template-columns:1fr;gap:5px}.page-hero{padding-top:40px;padding-bottom:45px}.page-hero h1{font-size:clamp(2.9rem,8vw,4.2rem)}.lead{font-size:1.1rem}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:last-child{grid-column:1/-1}.footer-bottom{flex-wrap:wrap}.all-articles{grid-template-columns:1fr}.article-page h1{font-size:2.9rem}}
@media(max-width:480px){.wrap{padding-left:23px;padding-right:23px}.preview-note{font-size:.65rem;padding:6px 14px}.preview-note span{padding:0 3px}.home-hero h1{font-size:2.8rem}.hero-actions{align-items:start;flex-direction:column}.facts{grid-template-columns:1fr 1fr}.facts>div:last-child{grid-column:1/-1;border-left:0;padding-left:0;border-top:1px solid var(--line);padding-top:17px}.pathway-section,.evidence,.insights-home,.personal{padding-top:55px;padding-bottom:55px}.photo-placeholder{padding:28px}.hero-photo{min-height:290px}.photo-placeholder p{font-size:1.4rem}.footer-grid{grid-template-columns:1fr}.footer-grid>div:last-child{grid-column:auto}form{padding:23px}.page-hero h1,.article-page h1{font-size:2.7rem}.prose-section h2{font-size:1.8rem}.cta{padding-top:55px;padding-bottom:60px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.hero-brokerage{background:white;padding:14px 16px;margin-top:24px;max-width:365px}.hero-brokerage img,.brokerage-logo img{display:block;width:100%;height:auto}.brokerage-logo{background:white;padding:18px;margin-top:24px;max-width:420px}.tax-teaser{padding-top:65px;padding-bottom:65px;border-bottom:1px solid var(--line)}.tax-teaser h2{margin-top:16px}.tax-teaser p{max-width:700px;color:var(--muted);margin-bottom:22px}.prose-section h3{font-size:1.5rem;margin-top:28px}.prose-section p a{text-decoration:underline;text-underline-offset:3px}

.prose dt{font-weight:600;margin-top:22px}.prose dd{margin:8px 0 0;line-height:1.85;color:#40525a}.prose dd a{text-decoration:underline}

.market-areas{padding-top:65px;padding-bottom:55px;border-bottom:1px solid var(--line)}.market-areas h2{margin-top:15px}.market-areas p{color:var(--muted)}.area-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0 25px;margin-top:30px}.area-grid a{padding:18px 0;border-bottom:1px solid var(--line);font-size:.95rem}.area-menu{position:relative;border:0;padding:0}.area-menu summary{font-size:.875rem;font-weight:400;white-space:nowrap}.area-menu-links{position:absolute;right:0;top:35px;width:245px;background:var(--paper);border:1px solid var(--line);padding:15px 22px;z-index:5;box-shadow:0 12px 24px #102e3b18}.area-menu-links a{display:block;padding:9px 0}.site-header nav{gap:19px}@media(max-width:1000px){.site-header{flex-wrap:wrap;padding-top:20px;padding-bottom:20px}.site-header nav{flex-wrap:wrap}.area-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:800px){.area-menu-links{position:static;margin-top:12px;box-shadow:none}.area-menu[open]{width:100%}.area-menu-links{width:100%}}@media(max-width:400px){.area-grid{grid-template-columns:1fr}}

.testimonial blockquote{max-width:850px;margin:28px auto 0}.testimonial blockquote p,.client-quote blockquote p{font-family:var(--serif);font-size:clamp(1.4rem,2.5vw,2rem);line-height:1.5;color:var(--ink)}.client-quote blockquote{margin:25px 0;border-left:2px solid var(--accent);padding-left:24px}.quote-attribution,.prose .quote-attribution{font-size:.875rem;color:var(--muted)}.quote-context,.prose .quote-context{font-size:.8rem;color:var(--muted)}

.site-photo{margin:0 0 36px;min-width:0}.site-photo img{display:block;width:100%;height:auto;border-radius:2px}.site-photo figcaption{font-size:.78rem;color:var(--muted);margin-top:10px;line-height:1.5}.home-photo{align-self:center;margin:0}.home-photo img{aspect-ratio:4/5;object-fit:cover;object-position:50% 50%}.darren-photo,.bobby-photo,.fishing-photo{max-width:460px}.darren-photo img,.bobby-photo img{aspect-ratio:4/5;object-fit:cover;object-position:center 25%}@media(max-width:800px){.home-photo img{aspect-ratio:4/3}.darren-photo,.bobby-photo,.fishing-photo{max-width:100%}}

/* Property listings and accessible photo viewer. */
.listing-price{font-size:clamp(1.5rem,3vw,2.2rem);color:var(--ink);margin:.8rem 0}.listing-hero .site-photo{margin-top:0}.listing-hero img{max-height:780px;object-fit:cover}.listing-overview{padding-top:2rem;padding-bottom:3rem}.listing-overview .prose{max-width:800px;margin:auto}.listing-facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;padding:2rem 0 3rem;border-bottom:1px solid #d6d8cf;margin-bottom:3rem}.listing-facts strong,.listing-facts span{display:block}.listing-facts strong{font-size:2rem}.listing-facts span{font-size:.9rem}.listing-gallery-section{padding-bottom:4rem;scroll-margin-top:2rem}.listing-gallery{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1.5rem}.gallery-item{text-decoration:none}.gallery-item .site-photo{margin:0}.gallery-item img{aspect-ratio:3/2;object-fit:cover}.gallery-item:focus-visible{outline:3px solid #92784c;outline-offset:4px}.current-listings{padding-bottom:4rem}.listing-card{display:grid;grid-template-columns:1fr 1fr;gap:2.5rem;align-items:center;padding:2rem 0;border-bottom:1px solid #d6d8cf}.listing-card .site-photo{margin:0}.listing-card-text{display:block}.photo-dialog{width:min(1200px,96vw);max-height:95vh;border:0;padding:1rem;background:#102e3b;color:white}.photo-dialog::backdrop{background:#000d}.photo-dialog img{display:block;width:100%;height:72vh;object-fit:contain}.photo-dialog-controls{display:flex;justify-content:space-between;gap:1rem}.photo-dialog button{background:transparent;color:white;border:1px solid #82969e;padding:.6rem;cursor:pointer}.photo-dialog-caption{margin:.7rem 0 0;text-align:center}.photo-dialog button:focus-visible{outline:3px solid white;outline-offset:2px}@media(max-width:700px){.listing-card{grid-template-columns:1fr;gap:1rem}.listing-facts{grid-template-columns:repeat(2,1fr)}.listing-gallery{grid-template-columns:1fr}.photo-dialog img{height:60vh}.photo-dialog-controls{gap:.5rem}.photo-dialog button{font-size:.85rem}}

.site-photo.town-photo{max-width:600px;margin-left:auto;margin-right:auto}

.sales-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.25rem;margin:2rem 0 4rem}.sales-grid h3{overflow-wrap:anywhere}.contact-action img{margin-top:2rem;border-radius:2px}@media(max-width:900px){.sales-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:600px){.sales-grid{grid-template-columns:1fr}}

.contact-portrait{width:100%;max-width:400px;height:auto}