:root{--ink:#0c202b;--muted:#52616a;--accent:#bfe969;--teal:#62dcc6;--paper:#fff;--mist:#f1f4f4;--line:#d7dfe2;--max:1320px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:96px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}a,button,input,select,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid 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1.2fr;gap:48px;max-width:var(--max);margin:auto}.footer-main>div>a:not(.brand){display:block;font-size:.875rem;margin-bottom:9px;color:#d5dfe3;overflow-wrap:anywhere}.footer-main .eyebrow{color:#b3c2cb;display:block;font-size:.75rem;margin-bottom:21px}.footer-main p{color:#aebfc8;font-size:.875rem;margin-top:22px}.footer-main .footer-phone{font-size:1.5rem!important;line-height:1.2;color:white!important}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid #ffffff28;padding:23px 0;margin:65px auto 0;max-width:var(--max);font-size:.75rem;color:#aebfc8}.page-intro{padding:85px 0 65px}.page-intro h1{max-width:1050px}.page-intro .lead{margin-top:30px}.page-intro .eyebrow{color:#37695f}.service-visual{display:grid;grid-template-columns:1.2fr 1fr;background:var(--mist);margin-bottom:85px}.service-visual>img{height:450px;width:100%;object-fit:cover}.service-visual>div{padding:45px;align-self:center}.service-visual h2{font-size:2.2rem;margin-bottom:20px}.service-visual .button{margin-top:30px}.process{padding:10px 0 70px}.process-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.process-grid article{border-top:1px solid var(--ink);padding-top:20px}.step-num{font-size:.75rem;color:var(--muted)}.process-grid h3{margin:25px 0 18px;font-size:1.45rem}.process-grid p{font-size:.95rem}.listing-section{padding-bottom:90px}.filters{display:flex;align-items:end;gap:20px;background:var(--mist);padding:25px}.filters label{display:block;font-size:.8rem;font-weight:600;flex:1;min-width:0}.filters label.search-label{flex:1.5}.filters select,.filters input{display:block;width:100%;border:1px solid #bec9ce;border-radius:0;background:white;color:var(--ink);min-height:48px;margin-top:8px;padding:10px 12px;font-size:.9375rem}.reset{border:0;border-bottom:1px solid var(--ink);background:transparent;padding:10px 0;margin:0 5px 6px;font-size:.875rem}.results{font-size:.875rem;margin:25px 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p{font-size:.8rem;margin-top:8px}.contact-card .button{width:100%;font-size:.875rem}.contact-card>.text-link{width:100%;margin:20px 0}.team-section{padding:0 0 95px}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:50px 32px}.team-card img{width:100%;aspect-ratio:1/1;object-fit:cover;filter:grayscale(1);background:var(--mist)}.team-card h3{margin:20px 0 8px;display:flex;justify-content:space-between;font-size:1.4rem}.team-card p{font-size:.875rem}.email-link{display:inline-block;font-size:.8125rem;margin-top:13px;border-bottom:1px solid var(--line);overflow-wrap:anywhere}.profile{padding:75px 0 100px;display:grid;grid-template-columns:1fr 1.25fr;gap:80px}.profile>div:first-child>img{width:100%;aspect-ratio:4/5;object-fit:cover;filter:grayscale(1)}.profile h1{font-size:clamp(3rem,5vw,5rem);margin-bottom:25px}.profile .lead{font-size:1.15rem}.profile p:not(.eyebrow){margin-bottom:23px}.profile-contact{display:flex;gap:30px;align-items:center;flex-wrap:wrap;margin-top:30px}.market-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding-bottom:100px}.market-card{border:1px solid var(--line);padding:38px 30px;min-height:330px;display:flex;flex-direction:column;transition:background .2s}.market-card:hover{background:var(--mist)}.market-card h2{font-size:2.4rem;margin-bottom:20px}.market-card .fine{margin:20px 0 30px}.market-card .text-link{margin-top:auto}.market-detail{display:grid;grid-template-columns:1fr 1.2fr;gap:90px;background:var(--mist);padding:50px;margin-bottom:85px}.market-detail article+article{margin-top:35px}.market-detail h3{margin-bottom:18px}.city-list{list-style:none;padding:0;display:flex;flex-wrap:wrap;gap:10px;margin:25px 0}.city-list li{background:white;border:1px solid var(--line);padding:7px 12px;font-size:.875rem}.market-note{padding-bottom:90px}.market-note p{margin-top:20px;max-width:650px}.insights-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;padding-bottom:90px}.insight-card{border-top:1px solid var(--ink);border-bottom:1px solid var(--line);display:flex;flex-direction:column;padding:25px 0;transition:background .2s}.insight-number{font-size:4.5rem;color:#688b96;line-height:1.1;margin:20px 0 45px;font-weight:400;letter-spacing:-.05em}.insight-card h2{font-size:1.9rem;line-height:1.15;margin-bottom:20px}.insight-card p{margin-bottom:28px}.insight-card .text-link{margin-top:auto}.article-body{max-width:780px;margin:0 auto;padding:0 28px 90px}.article-body section{margin:40px 0}.article-body h2{font-size:1.8rem;line-height:1.25;margin:30px 0 18px}.article-body p{font-size:1.0625rem;line-height:1.85}.article-body .article-meta,.article-body .fine{font-size:.875rem}.article-meta{border-bottom:1px solid var(--line);padding-bottom:20px}.article-body>.text-link{margin-top:30px}.contact-layout{display:grid;grid-template-columns:1fr 1.15fr;gap:85px;padding-bottom:100px}.big-phone{font-size:clamp(2.1rem,3.5vw,3.5rem);letter-spacing:-.04em;line-height:1.2;display:block;margin-bottom:16px}.contact-email{display:inline-block;border-bottom:1px solid var(--ink);font-size:1.05rem;overflow-wrap:anywhere}.contact-office{margin:42px 0}.contact-office h3{margin-bottom:16px}.contact-primary .agent-mini{margin-top:40px}.inquiry-panel{background:var(--mist);padding:45px}.inquiry-panel h2{font-size:2.3rem;margin-bottom:20px}.inquiry-panel ol{padding-left:22px;margin:20px 0 30px;color:var(--muted)}.inquiry-panel li{padding:6px 0}.inquiry-panel .fine{margin:18px 0 30px}.inquiry-panel h3{margin:26px 0 15px}.inquiry-panel .text-link{margin-top:15px}hr{border:0;border-top:1px solid var(--line)}.error-links{padding-bottom:100px;display:flex;gap:30px}.property-card[hidden],.empty[hidden]{display:none}
@media(min-width:1700px){.hero{max-height:810px}.hero-image img{object-position:55% 45%}.hero-copy{padding-right:80px}.hero-image{margin-right:max(26px,calc((100vw - 1440px)/2))}}
@media(max-width:1150px){.header{padding:22px 30px}.header nav{gap:20px}.header nav .nav-cta{font-size:.8rem;padding:13px}.nav-cta span{margin-left:10px}.wrap{width:calc(100% - 64px)}.hero-copy{padding-left:32px;padding-right:25px}.hero-actions{gap:15px}.hero .button{font-size:.8rem;padding:17px}.hero h1{font-size:clamp(3rem,6vw,4.5rem)}.hero-locations{gap:17px}.hero-image{margin:20px 20px 20px 0}.positioning{grid-template-columns:1fr 3fr}.positioning>div{grid-template-columns:1.1fr 1fr;gap:25px}.roy-copy{padding:40px}.roy-photo{min-height:510px}.property-image img{height:230px}.cta{padding:60px 32px}.footer-main{gap:30px}footer{padding:60px 32px 0}.process-grid{grid-template-columns:repeat(2,1fr);gap:35px}.profile{gap:45px}.market-card{padding:25px}.market-card h2{font-size:2rem}.contact-layout{gap:45px}.inquiry-panel{padding:32px}}
@media(max-width:900px){.header{position:relative;min-height:92px}.menu-toggle{display:flex;align-items:center;gap:15px;background:transparent;color:white;border:1px solid #ffffff60;padding:10px 15px;font-size:.875rem}.header nav{display:none;position:absolute;left:0;right:0;top:100%;padding:25px 32px 30px;background:var(--ink);z-index:20;border-top:1px solid #ffffff30}.header nav.open{display:flex;flex-direction:column;align-items:stretch;gap:6px}.header nav .nav-cta{margin:12px 0 0;padding:15px}.header nav>a{padding:10px 0}.hero{min-height:620px}.hero h1{font-size:3.5rem}.hero-copy>p:not(.eyebrow){font-size:1rem}.hero-image img{min-height:560px}.hero-locations{font-size:.75rem;gap:12px}.hero-image-caption{flex-direction:column;align-items:start;gap:10px}.positioning{grid-template-columns:1fr;gap:20px;padding-top:70px}.positioning>.eyebrow{margin-bottom:0}.positioning>div{gap:40px}.service-block{padding:25px 20px}.service-bottom{font-size:.75rem}.property-grid{gap:35px 20px}.property-image img{height:190px}.property-meta{flex-direction:column;gap:3px}.property-card h3{font-size:1.15rem}.roy-feature{grid-template-columns:1fr 1fr}.roy-copy{padding:32px}.roy-copy h2{font-size:2.6rem}.roy-copy .eyebrow{font-size:.75rem}.roy-photo{min-height:520px}.roy-copy p:not(.eyebrow){font-size:.95rem}.county-links{gap:22px}.county-links a{gap:12px}.county-links h3{font-size:1.25rem}.faq{gap:40px;grid-template-columns:1fr 1.35fr}.cta{align-items:start;flex-direction:column;gap:28px}.footer-main{grid-template-columns:1fr 1fr;gap:45px}.service-visual{grid-template-columns:1fr 1fr}.service-visual>div{padding:30px}.service-visual>img{height:440px}.service-visual h2{font-size:2rem}.detail-content{gap:40px;grid-template-columns:1.2fr 1fr}.contact-card{padding:25px}.team-grid{grid-template-columns:repeat(2,1fr)}.profile{gap:35px}.market-grid{grid-template-columns:1fr}.market-card{min-height:0;padding:30px}.market-card .fine{margin-bottom:20px}.market-detail{gap:40px;padding:35px}.insights-grid{gap:25px}.insight-card h2{font-size:1.6rem}.contact-layout{grid-template-columns:1fr 1.1fr;gap:30px}.inquiry-panel h2{font-size:2rem}.filters{flex-wrap:wrap}.filters label.search-label{flex-basis:65%}.filters label{flex-basis:40%}.reset{margin-left:auto}.detail-photo img{height:440px}}
@media(max-width:650px){.wrap{width:calc(100% - 40px)}.header{padding:18px 20px;min-height:85px}.brand-fip{font-size:2.4rem}.brand-commercial{font-size:.75rem}.header nav{padding:22px 20px}.hero{display:flex;flex-direction:column}.hero-copy{padding:40px 20px 28px}.hero .eyebrow{margin-bottom:24px;font-size:.75rem}.hero h1{font-size:clamp(3.2rem,12.7vw,4.5rem)}.hero-copy>p:not(.eyebrow){font-size:1.0625rem;margin-top:25px;max-width:370px}.hero-actions{margin:28px 0 32px;gap:20px}.hero .button{font-size:.875rem;padding:17px 18px;gap:20px}.light-link{font-size:.875rem;gap:14px}.hero-locations{font-size:.75rem;gap:24px;padding-top:20px}.hero-image{height:290px;margin:0 20px 20px}.hero-image img{min-height:0;height:100%;object-position:center center}.hero-image-caption{left:18px;right:18px;bottom:17px;flex-direction:row;align-items:center;font-size:.75rem}.hero-image-caption span:first-child{font-size:.75rem}.positioning{padding:58px 0 35px;gap:23px}.positioning>div{grid-template-columns:1fr;gap:24px}.positioning h2{font-size:2.3rem}.positioning p:not(.eyebrow){font-size:1rem}.services-grid{grid-template-columns:1fr;padding-bottom:45px}.service-block,.service-block:first-child{padding:24px 0;min-height:240px;border-top:1px solid var(--ink);border-bottom:0}.service-block+.service-block{border-left:0}.service-block h3{margin:15px 0;font-size:2rem}.service-block p{max-width:100%;font-size:1rem}.service-bottom{padding-top:23px;font-size:.875rem}.featured{padding:20px 0 60px}.section-head{flex-direction:column;align-items:start;gap:22px;margin-bottom:25px}.section-head h2{font-size:2.2rem}.section-head .text-link{margin:0}.property-grid{grid-template-columns:1fr;gap:36px}.property-image img{height:auto;aspect-ratio:1.45;object-fit:cover}.property-meta{flex-direction:row;font-size:.75rem}.property-card h3{font-size:1.4rem}.roy-feature{grid-template-columns:1fr;margin-bottom:60px}.roy-photo{min-height:0;height:400px}.roy-photo>img{object-position:center 22%}.roy-copy{padding:35px 24px}.roy-copy h2{font-size:2.8rem}.roy-copy .eyebrow{font-size:.75rem}.roy-copy p:not(.eyebrow){font-size:1rem}.markets-strip{padding:55px 0}.markets-strip h2{font-size:2.7rem}.county-links{grid-template-columns:1fr;gap:26px;margin-top:35px}.county-links a{padding-top:18px;gap:24px}.county-links h3{font-size:1.6rem}.faq{grid-template-columns:1fr;gap:32px;padding:60px 0}.faq h2{font-size:2.5rem}.faq summary{font-size:1rem}.faq details p{font-size:1rem}.cta{padding:45px 20px;gap:30px}.cta h2{font-size:2.5rem}.cta .eyebrow{font-size:.75rem}.cta p:not(.eyebrow){font-size:1rem}.footer-main{grid-template-columns:1fr 1fr;gap:38px 24px}.footer-main>div:first-child,.footer-main>div:last-child{grid-column:1/-1}.footer-main .brand{margin-bottom:5px}.footer-main p{margin-top:15px}.footer-main>div>a:not(.brand){font-size:.875rem}.footer-bottom{flex-wrap:wrap;font-size:.75rem;gap:12px;margin-top:40px;padding:20px 0}.footer-bottom>span:nth-child(2){order:3;width:100%}footer{padding:50px 20px 0}.page-intro{padding:50px 0 40px}.page-intro h1{font-size:clamp(2.7rem,10vw,3.7rem)}.page-intro .lead{font-size:1.0625rem;margin-top:25px}.page-intro .eyebrow{font-size:.75rem;margin-bottom:20px}.service-visual{grid-template-columns:1fr;margin-bottom:55px}.service-visual>img{height:290px}.service-visual>div{padding:30px 24px}.service-visual h2{font-size:2.2rem}.process{padding-bottom:20px}.process-grid{grid-template-columns:1fr;gap:30px}.process-grid h3{margin-top:15px}.process-grid p{font-size:1rem}.filters{padding:20px;gap:18px}.filters label{flex-basis:100%;font-size:.875rem}.filters label.search-label{flex-basis:100%}.filters input,.filters select{font-size:1rem}.reset{margin:0}.listing-section{padding-bottom:60px}.empty{padding:25px}.property-title{padding:35px 0}.property-title h1{font-size:2.6rem}.property-title .lead{font-size:1rem}.back{margin-bottom:28px}.detail-photo img{height:300px}.detail-content{grid-template-columns:1fr;gap:35px;padding:45px 0 55px}.detail-content .lead{font-size:1.0625rem}.contact-card{padding:28px}.team-grid{gap:35px 20px}.team-card h3{font-size:1.2rem;line-height:1.25;gap:5px}.team-card p{font-size:.8125rem}.team-card .email-link{font-size:.75rem}.team-section{padding-bottom:60px}.profile{grid-template-columns:1fr;gap:35px;padding:35px 0 55px}.profile>div:first-child>img{aspect-ratio:1;object-position:top}.profile h1{font-size:3rem}.profile .lead{font-size:1.0625rem}.profile-contact{gap:20px}.market-grid{padding-bottom:60px}.market-detail{grid-template-columns:1fr;padding:25px;gap:30px;margin-bottom:45px}.market-note{padding-bottom:55px}.insights-grid{grid-template-columns:1fr;padding-bottom:60px;gap:35px}.insight-number{margin:5px 0 25px;font-size:3.5rem}.insight-card h2{font-size:2rem}.article-body{padding:0 20px 55px}.article-body p{font-size:1.0625rem}.contact-layout{grid-template-columns:1fr;gap:40px;padding-bottom:55px}.big-phone{font-size:2.8rem}.contact-email{font-size:1rem}.inquiry-panel{padding:28px 24px}.inquiry-panel .button{font-size:.875rem;padding:16px;gap:15px}.inquiry-panel h2{font-size:2.1rem}.error-links{flex-direction:column;align-items:start;padding-bottom:60px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
@media(min-width:651px) and (max-width:750px){.header nav{font-size:1rem}.hero h1{font-size:3rem}.hero-locations{gap:10px}.hero-copy{padding-top:45px}.hero-actions{margin-bottom:30px}}

.brand-logo{width:195px;height:auto;display:block}.header .brand{width:195px}footer .brand-logo{width:205px}@media(max-width:650px){.brand-logo,.header .brand{width:165px}}
/* FIP September 23: service navigation and owner-supplied listing. */
.header nav{gap:24px}.header nav .nav-cta{margin-left:0}
.rendering-badge{position:absolute;bottom:14px;left:14px;background:var(--ink);color:white;padding:5px 10px;font-size:.75rem;letter-spacing:.02em;line-height:1.5}.detail-photo{position:relative}.detail-photo>.rendering-badge{bottom:20px;left:20px}.soho-gallery{padding-bottom:85px}.rendering-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.rendering-grid figure{margin:0}.rendering-grid img{width:100%;aspect-ratio:1.6;object-fit:cover}.rendering-grid figcaption{font-size:.875rem;color:var(--muted);margin-top:12px}.floorplan{display:grid;grid-template-columns:.8fr 1.2fr;gap:55px;margin-top:65px;padding:35px;background:var(--mist);align-items:center}.floorplan p{margin:20px 0}.floorplan img{width:100%;height:auto;object-fit:contain;background:white}.business-intro{display:grid;grid-template-columns:1fr 1.2fr;gap:70px;padding:10px 0 85px}.business-intro p:not(.eyebrow){margin-bottom:24px;font-size:1.1rem}.business-intro .button{margin-top:10px}.team-card:has(.email-link) .email-link{font-size:.8125rem}
@media(min-width:901px) and (max-width:1250px){.header nav{gap:15px;font-size:.8125rem}.header{padding-left:25px;padding-right:25px}.header .brand{width:160px}.header .brand-logo{width:160px}.header nav .nav-cta{padding:12px;font-size:.75rem}.nav-cta span{margin-left:10px}}
@media(max-width:1050px){.header{position:relative}.menu-toggle{display:flex;align-items:center;gap:15px;background:transparent;color:white;border:1px solid #ffffff60;padding:10px 15px;font-size:.875rem}.header nav{display:none;position:absolute;left:0;right:0;top:100%;padding:25px 32px 30px;background:var(--ink);z-index:20;border-top:1px solid #ffffff30}.header nav.open{display:flex;flex-direction:column;align-items:stretch;gap:6px}.header nav .nav-cta{margin:12px 0 0;padding:15px}.header nav>a{padding:10px 0}}
@media(max-width:650px){.rendering-grid,.floorplan,.business-intro{grid-template-columns:1fr}.rendering-grid{gap:25px}.floorplan{padding:24px;margin-top:38px;gap:25px}.business-intro{gap:25px;padding-bottom:50px}.soho-gallery{padding-bottom:55px}.business-intro p:not(.eyebrow){font-size:1rem}}