@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700&display=swap');
:root{font-synthesis:none;scroll-behavior:smooth}*{box-sizing:border-box}body{margin:0}button,input,select{font:inherit}button,a{transition:opacity .2s ease,background .2s ease,color .2s ease,transform .2s ease}button:hover,a:hover{opacity:.8}a{color:inherit;text-decoration:none}button{cursor:pointer}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}.section-pad{padding:110px max(6vw,28px)}.eyebrow{text-transform:uppercase;letter-spacing:.22em;font-size:11px;font-weight:700;margin-bottom:22px}.concept-strip{min-height:30px;display:flex;justify-content:space-between;align-items:center;padding:7px max(6vw,28px);font-size:10px;letter-spacing:.09em;text-transform:uppercase}.site-header{height:92px;padding:0 max(6vw,28px);display:flex;align-items:center;justify-content:space-between;gap:30px;position:relative;z-index:10}.wordmark{display:inline-flex;align-items:center;gap:11px;font-family:Georgia,serif;font-size:21px;font-weight:700;letter-spacing:.16em;line-height:1;white-space:nowrap}.wordmark small{display:block;font:600 9px/1.2 'DM Sans',Arial,sans-serif;letter-spacing:.38em;margin-top:5px}.mark{display:grid;place-items:center;width:41px;height:41px;border:1.4px solid currentColor;border-radius:50%;font:normal 23px/1 Georgia,serif;letter-spacing:-.08em;padding-right:3px}.mark span{font-size:9px;align-self:end;transform:translate(-1px,-8px)}.main-nav{display:flex;align-items:center;gap:29px}.main-nav a{font-size:12px;font-weight:600;letter-spacing:.03em;white-space:nowrap}.main-nav .sister-link{border-bottom:1px solid currentColor;padding-bottom:6px;margin-left:10px}.menu-toggle{display:none;background:none;border:0;color:inherit}.button{display:inline-flex;align-items:center;justify-content:center;gap:28px;padding:17px 24px;border:1px solid transparent;text-align:center;min-height:51px;font-size:12px;font-weight:700;letter-spacing:.05em}.button:hover{transform:translateY(-2px)}.button.dark{background:#2d2824;color:#fff}.button.light{background:#e8d9bd;color:#172630}.button.outline{border-color:currentColor;color:inherit;background:transparent}.text-link{display:inline-flex;align-items:center;gap:12px;border-bottom:1px solid currentColor;padding:8px 0;font-size:12px;font-weight:700}.lead{font-size:17px;line-height:1.65;max-width:540px}.section-heading{display:flex;justify-content:space-between;gap:50px;align-items:end;margin-bottom:52px}.section-heading>p{max-width:340px;line-height:1.7;font-size:14px;margin-bottom:8px}.section-heading h2{margin-bottom:0}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-.055em}h1 em,h2 em{font-weight:400}h2{font-size:clamp(39px,4.3vw,68px);line-height:1.06}.site-footer{display:flex;flex-wrap:wrap;align-items:center;gap:30px;padding:54px max(6vw,28px)}.site-footer p{margin:0 0 0 auto;font-size:13px}.site-footer>div:last-of-type{display:flex;gap:24px;width:100%;padding-top:25px;border-top:1px solid currentColor}.site-footer>div:last-of-type a{font-size:12px}.site-footer small{font-size:10px;opacity:.6;width:100%}

/* Staging: warm editorial direction */
.staging-page{font-family:'DM Sans',Arial,sans-serif;background:#f8f5ef;color:#2d2824}.staging-page .concept-strip{background:#2d2824;color:#f8f5ef}.staging-page .site-header{background:#f8f5ef}.staging-hero{min-height:650px;display:grid;grid-template-columns:43% 57%;background:#eee8de}.staging-hero-copy{padding:clamp(65px,8vw,130px) 4vw 40px max(6vw,28px);display:flex;flex-direction:column;align-items:flex-start}.staging-hero h1{font-size:clamp(60px,6.4vw,110px);line-height:.98;margin-bottom:30px;max-width:610px}.staging-hero h1 em{color:#a96b4b}.staging-hero .lead{max-width:480px;color:#5c534b}.hero-actions{display:flex;align-items:center;gap:27px;flex-wrap:wrap}.hero-caption{font-size:11px;letter-spacing:.15em;text-transform:uppercase;border-top:1px solid #c5bdb1;width:100%;padding-top:20px;margin-top:auto}.staging-hero-image{background:linear-gradient(90deg,rgba(238,232,222,.1),transparent 15%),url('assets/staging-hero.png') center / cover no-repeat;position:relative}.staging-hero-image span,.photo-credit{position:absolute;bottom:24px;right:28px;text-transform:uppercase;font-size:9px;letter-spacing:.15em;background:rgba(248,245,239,.9);padding:7px 10px}.intro-grid{display:grid;grid-template-columns:1fr .9fr;gap:12vw;border-bottom:1px solid #ded6c8}.intro-grid p:not(.eyebrow){font-size:17px;line-height:1.75;color:#5c534b}.services-section{background:#f3eee6}.services-section .section-heading>p{color:#766c62}.service-layout{display:grid;grid-template-columns:.9fr 1.1fr;border-top:1px solid #d1c7b9}.service-list{display:flex;flex-direction:column}.service-tab{display:grid;grid-template-columns:38px 1fr 20px;text-align:left;gap:18px;align-items:center;padding:26px 20px 26px 0;border:0;border-bottom:1px solid #d1c7b9;background:none;color:#615a51;font-family:Georgia,serif;font-size:clamp(21px,2.2vw,34px)}.service-tab.active{color:#2d2824}.service-tab span{font:600 10px 'DM Sans',Arial,sans-serif;letter-spacing:.1em}.service-tab b{font-family:'DM Sans',Arial,sans-serif;font-weight:400;font-size:15px}.service-detail{padding:62px min(7vw,110px);background:#e8dfd2;min-height:485px}.service-detail h3{font:400 clamp(30px,3.1vw,48px)/1.1 Georgia,serif;letter-spacing:-.04em;max-width:530px;margin-bottom:24px}.service-detail p:not(.eyebrow){font-size:15px;line-height:1.75;color:#5a5147}.service-detail ul{display:flex;flex-wrap:wrap;gap:8px;list-style:none;padding:0;margin:26px 0 30px}.service-detail li{border:1px solid #b8a99b;border-radius:30px;padding:9px 12px;font-size:11px}.image-story{display:grid;grid-template-columns:1.1fr .9fr;gap:8vw;align-items:center}.image-story-photo{min-height:500px;background:url('assets/staging-hero.png') 76% center/cover no-repeat}.image-story-copy p:not(.eyebrow){line-height:1.75;color:#5c534b}.image-note{font-size:10px;line-height:1.5;letter-spacing:.1em;text-transform:uppercase;border-top:1px solid #bfb5a9;padding-top:20px;margin-top:40px}.process{background:#ded4c5}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:70px}.process-grid article{border-top:1px solid #807568;padding-top:20px}.process-grid span{font-size:11px;letter-spacing:.15em}.process-grid h3{font:400 29px Georgia,serif;margin:42px 0 18px}.process-grid p{font-size:14px;line-height:1.7;color:#5a5147}.brief-section{display:grid;grid-template-columns:.75fr 1fr;gap:9vw;background:#302b27;color:#f9f5ee}.brief-intro p:not(.eyebrow){max-width:400px;line-height:1.7;color:#d1c7bb}.brief-form{display:grid;grid-template-columns:1fr 1fr;gap:22px}.brief-form label{display:flex;flex-direction:column;gap:11px;font-size:12px;font-weight:600}.brief-form select{width:100%;min-height:52px;border:1px solid #a89b8b;background:transparent;color:inherit;padding:12px 14px;border-radius:0}.brief-form option{color:#222}.brief-form button{grid-column:1/-1;justify-self:start}.form-result{grid-column:1/-1;padding:22px;border:1px solid currentColor;line-height:1.6;font-size:13px}.form-result strong{display:block;margin-bottom:7px}.staging-page .site-footer{background:#211e1b;color:#eee8de}

/* Management: precise, calm operations direction */
.management-page{font-family:Manrope,Arial,sans-serif;background:#edf0ec;color:#182d35}.management-page .concept-strip{background:#13242c;color:#d6e0db}.management-page .site-header{background:#edf0ec}.management-page .wordmark small{letter-spacing:.23em}.management-hero{min-height:680px;background:linear-gradient(90deg,rgba(15,31,38,.94) 0%,rgba(15,31,38,.75) 35%,rgba(15,31,38,.12) 74%),url('assets/management-hero.png') center / cover no-repeat;color:#f0eee7;position:relative}.management-hero-overlay{padding:clamp(80px,9vw,150px) max(6vw,28px) 80px;max-width:860px}.management-hero h1{font-size:clamp(62px,7vw,120px);line-height:.99;margin-bottom:34px}.management-hero h1 em{color:#d5b78e}.management-hero .lead{max-width:550px;color:#dce0da}.management-hero .text-link{color:#fff}.management-hero .photo-credit{background:rgba(18,36,44,.7);color:#fff}.management-intro{display:grid;grid-template-columns:1fr 3fr;gap:60px}.management-intro h2{margin-bottom:25px}.management-intro p:not(.eyebrow){max-width:600px;line-height:1.75;color:#4f6265}.management-services{background:#dbe3df}.management-services .section-heading>p{color:#536669}.management-card-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:10px}.management-card-grid article{background:#f3f5f1;min-height:345px;padding:31px 25px;display:flex;flex-direction:column}.management-card-grid article span{font-size:10px;letter-spacing:.18em;font-weight:700;color:#68807f}.management-card-grid h3{font:400 31px/1.1 Georgia,serif;margin:64px 0 18px}.management-card-grid p{font-size:13px;line-height:1.7;color:#536669}.management-card-grid a{font-size:11px;font-weight:700;border-bottom:1px solid #a3b2aa;padding-bottom:8px;margin-top:auto;align-self:start}.management-method{background:#1b313a;color:#f2f4ee;display:grid;grid-template-columns:1fr 1fr;gap:9vw}.management-method>div>p:not(.eyebrow){line-height:1.75;color:#bdccc9;max-width:480px;margin-bottom:35px}.method-steps>div{display:grid;grid-template-columns:48px 1fr;gap:22px;padding:23px 0;border-bottom:1px solid #526b70}.method-steps span{font-size:11px;color:#c9aa7e}.method-steps h3{font:400 25px Georgia,serif;margin-bottom:8px}.method-steps p{font-size:13px;color:#bdccc9;line-height:1.6}.owner-panel{display:grid;grid-template-columns:1fr 1.2fr;gap:8vw}.faq-list details{border-top:1px solid #b0beb8;padding:19px 0}.faq-list details:last-child{border-bottom:1px solid #b0beb8}.faq-list summary{font-size:15px;font-weight:700;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:20px}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary::after{content:'+';font-size:23px;font-weight:400;line-height:.7}.faq-list details[open] summary::after{content:'−'}.faq-list p{font-size:13px;line-height:1.7;color:#536669;padding:16px 35px 0 0;margin-bottom:0}.management-brief{background:#29434b;color:#f3f4ed;display:grid;grid-template-columns:.75fr 1fr;gap:9vw}.management-brief .brief-intro p:not(.eyebrow){color:#c6d0ca}.management-brief .brief-form select{border-color:#8fa5a4}.management-page .site-footer{background:#13242c;color:#eff2ed}
@media(max-width:1050px){.main-nav{gap:17px}.main-nav a{font-size:11px}.management-card-grid{grid-template-columns:repeat(2,1fr)}.staging-hero{grid-template-columns:48% 52%}.staging-hero h1{font-size:clamp(55px,6vw,80px)}}
@media(max-width:760px){.concept-strip span:last-child{display:none}.site-header{height:75px}.menu-toggle{display:flex;align-items:center;gap:9px;font-size:12px;font-weight:700}.main-nav{display:none;position:absolute;top:75px;left:0;right:0;padding:22px max(6vw,28px) 30px;background:inherit;box-shadow:0 15px 20px rgba(0,0,0,.12);flex-direction:column;align-items:stretch;gap:0}.main-nav.open{display:flex}.main-nav a{font-size:14px;padding:12px 0}.main-nav .sister-link{margin:12px 0 0}.section-pad{padding:76px 25px}.section-heading,.intro-grid,.image-story,.brief-section,.management-intro,.management-method,.owner-panel,.management-brief{display:block}.section-heading>p{margin-top:25px}.staging-hero{display:flex;flex-direction:column-reverse}.staging-hero-image{min-height:330px}.staging-hero-copy{padding:54px 25px;min-height:440px}.staging-hero h1,.management-hero h1{font-size:clamp(52px,12vw,76px)}.hero-caption{margin-top:55px}.intro-grid>div+div{margin-top:25px}.service-layout{display:block}.service-detail{padding:45px 27px;min-height:0}.image-story-photo{min-height:350px;margin-bottom:35px}.process-grid{grid-template-columns:1fr;gap:24px;margin-top:45px}.process-grid h3{margin:25px 0 10px}.brief-intro{margin-bottom:35px}.management-hero{min-height:610px;background-position:65% center}.management-hero-overlay{padding:90px 25px 65px}.management-intro>div{margin-top:25px}.management-card-grid{grid-template-columns:1fr 1fr;margin-top:35px}.management-card-grid article{min-height:300px}.management-card-grid h3{margin-top:35px}.method-steps{margin-top:50px}.owner-panel .faq-list{margin-top:35px}.site-footer p{margin:0;width:100%}}
@media(max-width:520px){.brief-form{grid-template-columns:1fr}.management-card-grid{grid-template-columns:1fr}.management-card-grid article{min-height:250px}.management-card-grid h3{margin-top:28px}.hero-actions{align-items:flex-start;flex-direction:column}.wordmark{font-size:17px}.mark{width:35px;height:35px;font-size:20px}}

/* Original logos from the current Baum sites. The staging file has transparent
   space above and below its artwork, cropped here without changing the source. */
.brand-logo{display:block;flex:none;overflow:hidden;line-height:0}
.staging-page .brand-logo{width:128px;height:63px}
.staging-page .brand-logo img{width:128px;height:128px;max-width:none;transform:translateY(-31px)}
.staging-page .site-header .brand-logo{box-sizing:content-box;padding:7px 10px;background:#2d2824}
.management-page .brand-logo{width:125px;height:93px}
.management-page .brand-logo img{width:125px;height:auto;max-width:none}
.management-page .site-header{height:108px}
.management-page .site-footer .brand-logo{box-sizing:content-box;padding:8px;background:#edf0ec}
@media(max-width:760px){.management-page .site-header{height:96px}.management-page .main-nav{top:96px}.management-page .site-header .brand-logo{width:112px;height:84px}.management-page .site-header .brand-logo img{width:112px}.staging-page .site-header{height:90px}.staging-page .main-nav{top:90px}}
.brief-intro .preview-note{border-left:2px solid currentColor;padding-left:13px;margin-top:28px;font-size:12px;line-height:1.6;opacity:.82}

/* Baum Group connects real estate, staging and management. */
.handoff{display:grid;grid-template-columns:1.1fr .9fr;align-items:center;gap:8vw}
.handoff h2{margin-bottom:22px}
.handoff p:not(.eyebrow){max-width:560px;font-size:16px;line-height:1.75;margin-bottom:28px}
.handoff-map{display:flex;flex-direction:column;border-top:1px solid currentColor}
.handoff-map span{display:grid;grid-template-columns:42px 1fr;gap:20px;align-items:center;padding:26px 0;border-bottom:1px solid currentColor;font-size:11px;letter-spacing:.12em}
.handoff-map strong{font:400 clamp(23px,2.4vw,34px)/1.15 Georgia,serif;letter-spacing:-.035em}
.handoff-staging{background:#e9dfd1;color:#2d2824}
.handoff-staging .handoff-map{border-color:#bcb1a3}
.handoff-management{background:#e9ede7;color:#182d35}
.handoff-management .handoff-map{border-color:#aebdb5}
.journey-page{font-family:Manrope,Arial,sans-serif;background:#f1f0e9;color:#192e35}
.journey-header{height:96px;background:#f1f0e9}
.journey-wordmark{display:flex;flex-direction:column;align-items:flex-start;gap:3px;line-height:1}
.journey-wordmark strong{font:700 26px Georgia,serif;letter-spacing:.2em}
.journey-wordmark small{font-size:8px;font-weight:700;letter-spacing:.2em}
.journey-hero{display:grid;grid-template-columns:1fr 1fr;min-height:680px;background:#19323a;color:#f6f3eb}
.journey-hero-copy{padding:clamp(70px,8vw,130px) 5vw 70px max(6vw,28px);display:flex;flex-direction:column;align-items:flex-start;justify-content:center}
.journey-hero h1{font-size:clamp(58px,6.4vw,104px);line-height:.99;margin-bottom:30px}
.journey-hero h1 em{color:#d8b98e}
.journey-hero .lead{color:#d7e2dd;margin-bottom:34px}
.journey-hero-photos{display:grid;grid-template-rows:1fr 1fr;min-height:580px}
.journey-hero-photos>div{position:relative;background-size:cover;background-position:center}
.journey-photo-stage{background-image:url('assets/staging-hero.png')}
.journey-photo-manage{background-image:url('assets/management-hero.png')}
.journey-hero-photos span{position:absolute;bottom:18px;right:22px;background:rgba(20,36,40,.78);padding:8px 10px;font-size:9px;text-transform:uppercase;letter-spacing:.17em;color:#fff}
.journey-chooser{background:#f1f0e9}
.journey-chooser .section-heading>p{color:#55696b}
.journey-options{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.journey-option{display:flex;flex-direction:column;align-items:flex-start;min-height:205px;width:100%;padding:28px;border:1px solid #bac7c2;background:#fafaf5;color:#19323a;text-align:left}
.journey-option:hover{opacity:1;transform:translateY(-3px)}
.journey-option.active{background:#d8e1d9;border-color:#66827a}
.journey-option span{font-size:10px;font-weight:700;letter-spacing:.18em;color:#657e7d}
.journey-option strong{font:400 clamp(22px,2.3vw,31px)/1.1 Georgia,serif;letter-spacing:-.035em;margin:32px 0 10px}
.journey-option small{font-size:12px;line-height:1.5;color:#5a6d6c}
.journey-result{display:grid;grid-template-columns:1fr 1fr;gap:8vw;padding:55px 6vw;margin-top:12px;background:#d8e1d9}
.journey-result h3{font:400 clamp(33px,3.5vw,53px)/1.08 Georgia,serif;letter-spacing:-.04em;margin-bottom:20px;max-width:570px}
.journey-result>div>p:not(.eyebrow){max-width:550px;font-size:15px;line-height:1.75;color:#4d6261}
.journey-actions{display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-top:28px}
.journey-result ol{list-style:none;padding:0;margin:0;border-top:1px solid #9cafaa}
.journey-result li{display:grid;grid-template-columns:40px 1fr;column-gap:18px;padding:20px 0;border-bottom:1px solid #9cafaa}
.journey-result li span{grid-row:1/3;font-size:11px;letter-spacing:.1em;color:#627b77}
.journey-result li strong{font:400 25px Georgia,serif}
.journey-result li p{grid-column:2;margin:8px 0 0;font-size:12px;line-height:1.6;color:#4d6261}
.journey-together{display:grid;grid-template-columns:.9fr 1.1fr;gap:10vw;background:#19323a;color:#f2f5ef}
.journey-together>div>p:not(.eyebrow){max-width:460px;line-height:1.8;color:#d2dfda}
.journey-service-cards{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.journey-service-card{min-height:395px;padding:27px;display:flex;flex-direction:column;align-items:flex-start;background-size:cover;background-position:center;position:relative;isolation:isolate}
.journey-service-card::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,28,31,.83),rgba(14,28,31,.26) 72%,rgba(14,28,31,.72));z-index:-1}
.journey-service-card.stage-card{background-image:url('assets/staging-hero.png')}
.journey-service-card.manage-card{background-image:url('assets/management-hero.png')}
.journey-service-card.estate-card{min-height:395px;background:#586e69}
.journey-service-card.estate-card::before{background:linear-gradient(110deg,rgba(15,38,42,.86),rgba(15,38,42,.18))}
.journey-service-card.estate-card strong{max-width:260px;margin:28px 0 auto}
.journey-service-card.secondary-card{grid-column:1/-1;min-height:230px}
.journey-service-card.secondary-card strong{max-width:430px;margin:24px 0 auto}
.journey-hero-actions{display:flex;align-items:center;gap:24px;flex-wrap:wrap}
.journey-hero-actions .text-link{color:#f6f3eb}
.journey-service-card span{font-size:10px;font-weight:700;letter-spacing:.18em}
.journey-service-card strong{font:400 clamp(28px,2.6vw,38px)/1.12 Georgia,serif;letter-spacing:-.035em;max-width:220px;margin:22px 0 auto}
.journey-service-card small{font-size:11px;line-height:1.6;max-width:230px}
.journey-service-card b{font-size:23px;margin-top:14px;font-weight:400}
.journey-footer{background:#10242a;color:#f2f5ef}
@media(max-width:900px){.journey-together{display:block}.journey-service-cards{margin-top:45px}}
@media(max-width:760px){.handoff{display:block}.handoff-map{margin-top:50px}.journey-header{height:82px}.journey-page .main-nav{top:82px}.journey-wordmark strong{font-size:22px}.journey-hero{display:flex;flex-direction:column}.journey-hero-copy{padding:70px 25px}.journey-hero h1{font-size:clamp(51px,10.5vw,74px)}.journey-hero-photos{min-height:360px;grid-template-columns:1fr 1fr;grid-template-rows:1fr}.journey-options{grid-template-columns:1fr}.journey-option{min-height:145px}.journey-option strong{margin:18px 0 8px}.journey-result{display:block;padding:35px 26px}.journey-result ol{margin-top:35px}.journey-service-cards{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.journey-service-cards{grid-template-columns:1fr}.journey-service-card{min-height:300px}.journey-hero-photos{min-height:270px}}

/* Baum Group landing page: three service paths and an agent introduction. */
@media(min-width:761px){.journey-hero{min-height:560px}.journey-hero-copy{padding-top:70px;padding-bottom:60px}.journey-hero-photos{min-height:540px}}
.journey-together{display:block}
.journey-together>div:first-child{max-width:850px;margin-bottom:48px}
.journey-together>div:first-child>p:not(.eyebrow){max-width:700px}
.journey-service-cards{grid-template-columns:repeat(3,minmax(0,1fr))}
.journey-service-card.estate-card,.journey-service-card.manage-card{min-height:370px}
.journey-service-card.estate-card strong{max-width:240px}
.journey-service-card:hover{opacity:1;transform:translateY(-4px)}
.journey-jay{display:grid;grid-template-columns:.75fr 1.25fr;gap:9vw;background:#e7e6dc;color:#19323a;align-items:stretch}
.jay-profile-mark{min-height:475px;background:linear-gradient(145deg,#28434b,#10262d);color:#f2eee5;padding:42px;display:flex;flex-direction:column;justify-content:space-between}
.jay-profile-mark span{font:400 clamp(55px,6vw,95px)/.92 Georgia,serif;letter-spacing:-.06em}
.jay-profile-mark small{font-size:11px;letter-spacing:.22em}
.jay-profile-copy{display:flex;flex-direction:column;justify-content:center}
.jay-profile-copy h2{margin:0 0 25px}
.jay-profile-copy>p:not(.eyebrow){font-size:16px;line-height:1.8;max-width:690px;color:#52686a}
.jay-highlights{display:flex;flex-wrap:wrap;gap:10px;margin:25px 0 35px}
.jay-highlights span{border:1px solid #aab8b1;padding:12px 15px;font-size:11px;letter-spacing:.05em}
.jay-links{display:flex;align-items:center;gap:25px;flex-wrap:wrap}
.jay-brokerage{display:block;margin-top:35px;font-size:10px;line-height:1.6;color:#647576}
@media(max-width:900px){.journey-service-cards{grid-template-columns:1fr 1fr}.journey-service-card.manage-card{grid-column:1/-1}.journey-jay{grid-template-columns:1fr 1fr;gap:5vw}}
@media(max-width:760px){.journey-service-cards{grid-template-columns:1fr}.journey-service-card.manage-card{grid-column:auto}.journey-jay{display:block}.jay-profile-mark{min-height:300px}.jay-profile-copy{margin-top:38px}}
@media(max-width:520px){.journey-service-card{min-height:300px}.journey-service-card.estate-card,.journey-service-card.manage-card{min-height:300px}.jay-profile-mark span{font-size:58px}}

.group-quick-links{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;width:100%;margin-top:25px}
.group-quick-links a{min-height:86px;padding:14px 15px;display:grid;grid-template-columns:1fr auto;grid-template-rows:auto 1fr;gap:12px 5px;border:1px solid #647d7e;background:rgba(255,255,255,.05)}
.group-quick-links a:hover{background:rgba(255,255,255,.12);opacity:1}
.group-quick-links span{grid-column:1/-1;color:#bfcfca;font-size:8px;font-weight:700;letter-spacing:.14em}
.group-quick-links strong{align-self:end;font:400 clamp(13px,1.4vw,18px)/1.1 Georgia,serif}
.group-quick-links b{align-self:end;font-size:15px;font-weight:400}
@media(max-width:520px){.group-quick-links{grid-template-columns:1fr}.group-quick-links a{min-height:58px;grid-template-rows:auto auto;gap:4px;padding:11px 14px}.group-quick-links span{grid-column:1/-1}.group-quick-links strong{font-size:17px}.group-quick-links b{grid-column:2;grid-row:2}}

/* A property journey from early planning through ongoing ownership. */
.lifecycle{background:#e8eee7;color:#19323a}
.lifecycle .section-heading>p{max-width:560px;color:#526967}
.lifecycle-steps{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;margin-top:54px;background:#b6c8bd;border:1px solid #b6c8bd}
.lifecycle-steps article{min-height:285px;padding:29px 25px;background:#f5f6ee}
.lifecycle-steps span,.property-focus-grid span{font-size:10px;font-weight:700;letter-spacing:.16em;color:#5b7972}
.lifecycle-steps h3{font:400 clamp(27px,2.5vw,37px)/1.08 Georgia,serif;letter-spacing:-.04em;margin:48px 0 19px}
.lifecycle-steps p,.property-focus-grid p{font-size:13px;line-height:1.7;color:#536967;margin:0}
.property-focus{display:grid;grid-template-columns:.75fr 1.25fr;gap:8vw;background:#d7e2dc;color:#19323a}
.property-focus>div:first-child>p:not(.eyebrow){max-width:430px;font-size:15px;line-height:1.8;color:#526967}
.property-focus-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
.property-focus-grid article{min-height:250px;padding:27px;background:#f5f6ef}
.property-focus-grid h3{font:400 clamp(27px,2.4vw,34px)/1.09 Georgia,serif;letter-spacing:-.035em;margin:38px 0 18px}
.journey-options{grid-template-columns:repeat(4,minmax(0,1fr))}
.journey-option{min-height:190px;padding:22px}
.journey-option strong{font-size:clamp(21px,2vw,28px)}
@media(max-width:1000px){.lifecycle-steps{grid-template-columns:repeat(2,minmax(0,1fr))}.property-focus{display:block}.property-focus-grid{margin-top:40px}.journey-options{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:600px){.lifecycle-steps,.property-focus-grid,.journey-options{grid-template-columns:1fr}.lifecycle-steps article,.property-focus-grid article{min-height:0;padding:25px}.lifecycle-steps h3,.property-focus-grid h3{margin:26px 0 12px}.journey-option{min-height:132px}.journey-option strong{margin:16px 0 7px}.property-focus-grid{margin-top:32px}}

/* Direction comparison stays visible without changing the company navigation. */
.design-switch{min-height:38px;padding:8px max(6vw,28px);display:flex;justify-content:space-between;align-items:center;gap:16px;background:#c9d8cc;color:#18343a;font:700 10px/1.4 'DM Sans',Arial,sans-serif;letter-spacing:.13em;text-transform:uppercase}
.design-switch a{border-bottom:1px solid currentColor;padding-bottom:2px;text-align:right}
.management-page .design-switch{background:#c3d4cf}
.staging-page .design-switch{background:#e7d7c3;color:#493b31}

/* Direction 01: a dedicated real estate page and photographic management cards. */
.management-card-grid article{padding:0;overflow:hidden;min-height:465px}
.management-card-grid article img{width:100%;height:170px;object-fit:cover}
.management-card-grid article span{margin:22px 22px 0}
.management-card-grid h3{margin:28px 22px 14px;font-size:clamp(24px,2.2vw,31px)}
.management-card-grid p{margin:0 22px 24px}
.management-card-grid a{margin:0 22px 24px}
.estate-page{font-family:'DM Sans',Arial,sans-serif;background:#f7f4ec;color:#26332e}
.estate-page .site-header{background:#f7f4ec}
.estate-hero{display:grid;grid-template-columns:46% 54%;min-height:650px;background:#e8e3d7}
.estate-hero-copy{padding:clamp(70px,8vw,115px) 5vw 38px max(6vw,28px);display:flex;flex-direction:column;align-items:flex-start}
.estate-hero h1{font-size:clamp(58px,6vw,98px);line-height:.99;margin-bottom:30px}
.estate-hero h1 em{color:#9b6753}
.estate-hero .lead{max-width:500px;color:#53615a}
.estate-hero .hero-caption{border-color:#bdbbad;margin-top:auto}
.estate-hero-image{position:relative;background:url('assets/real-estate-fourplex-v2.png') center/cover no-repeat}
.estate-hero-image span{position:absolute;bottom:22px;right:22px;background:rgba(255,255,255,.83);padding:8px 10px;font-size:9px;letter-spacing:.13em;text-transform:uppercase}
.estate-intro{display:grid;grid-template-columns:1fr 1.2fr;gap:7vw;align-items:center}
.estate-intro p:last-child{font-size:18px;line-height:1.75;color:#596960}
.estate-services{background:#e5e9e0}
.estate-service-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}
.estate-service-grid article{background:#f7f4ec;display:grid;grid-template-columns:43% 57%;min-height:300px}
.estate-service-grid img{width:100%;height:100%;object-fit:cover}
.estate-service-grid article>div{padding:27px;display:flex;flex-direction:column}
.estate-service-grid span{font-size:10px;letter-spacing:.16em;font-weight:700;color:#61716a}
.estate-service-grid h3{font:400 clamp(27px,2.5vw,39px)/1.1 Georgia,serif;letter-spacing:-.04em;margin:45px 0 18px}
.estate-service-grid p{font-size:13px;line-height:1.7;color:#58665e}
.estate-developers{display:grid;grid-template-columns:1fr 1fr;gap:8vw;align-items:center;background:#243c3b;color:#f3f2e9}
.estate-developers-image{min-height:470px;background:url('assets/real-estate-fourplex-v2.png') center/cover no-repeat}
.estate-developers p:not(.eyebrow){font-size:16px;line-height:1.8;color:#d3dfd5;margin-bottom:28px}
.estate-connect{display:grid;grid-template-columns:1fr .7fr;gap:8vw;background:#eee8dc;align-items:center}
.estate-connect p:not(.eyebrow){max-width:570px;font-size:16px;line-height:1.75;color:#58665e}
.estate-connect-links{display:flex;flex-wrap:wrap;align-items:center;gap:20px}
.estate-connect-links small{width:100%;line-height:1.6;color:#62716a}
.estate-footer{background:#172d2e;color:#f4f1e9}

/* Direction 02: image-led editorial family. */
.option-b{font-family:'DM Sans',Arial,sans-serif;background:#f4f1e9;color:#203332}
.option-b .design-switch{background:#e8c9aa;color:#372d27}
.option-b .site-header{height:86px;background:#f4f1e9}
.option-b .site-header .brand-logo{box-sizing:content-box;background:#2d2824;padding:5px 8px;width:116px;height:58px;overflow:hidden}
.option-b .site-header .brand-logo img{width:116px;max-width:none;transform:translateY(-28px)}
.option-b.management-b .site-header .brand-logo{height:70px;width:92px;padding:3px;background:#f4f1e9}
.option-b.management-b .site-header .brand-logo img{width:92px;transform:none}
.option-b h1,.option-b h2,.option-b h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-.055em}
.option-b h2{font-size:clamp(44px,5vw,76px)}
.option-b h2 em{color:#a87960}
.b-hero{min-height:710px;position:relative;display:flex;align-items:end;color:#fff;isolation:isolate}
.b-hero-image{position:absolute;inset:0;background-size:cover;background-position:center;z-index:-2}
.b-hero::before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,28,30,.79),rgba(10,28,30,.12) 75%),linear-gradient(0deg,rgba(10,28,30,.35),transparent 50%);z-index:-1}
.b-group-hero .b-hero-image,.b-estate-hero .b-hero-image{background-image:url('assets/real-estate-fourplex-v2.png')}
.b-staging-hero .b-hero-image{background-image:url('assets/staging-dining-v2.png')}
.b-management-hero .b-hero-image{background-image:url('assets/management-hero.png')}
.b-hero-copy{padding:100px max(6vw,28px) 82px;max-width:910px}
.b-hero h1{font-size:clamp(69px,9vw,150px);line-height:.92;margin:0 0 30px}
.b-hero h1 em{color:#f2ceb1}
.b-hero-copy>p:not(.eyebrow){font-size:clamp(17px,2vw,23px);line-height:1.5;max-width:630px;margin-bottom:27px}
.b-image-label{position:absolute;right:24px;bottom:20px;background:rgba(22,34,34,.7);padding:7px 10px;font-size:9px;letter-spacing:.13em;text-transform:uppercase}
.b-intro{display:grid;grid-template-columns:.6fr 1.2fr .9fr;gap:5vw;align-items:start;border-bottom:1px solid #d0cfc3}
.b-intro h2{margin:0}
.b-intro>p:last-child{font-size:17px;line-height:1.8;color:#5f6b63;margin:8px 0 0}
.b-section-top{display:flex;align-items:end;justify-content:space-between;gap:6vw;margin-bottom:52px}
.b-section-top h2{margin:0}
.b-companies{background:#e5e9e0}
.b-company-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.b-company-card{background:#f8f7f0;display:flex;flex-direction:column}
.b-company-card:hover{opacity:1;transform:translateY(-5px)}
.b-company-card img{width:100%;height:280px;object-fit:cover}
.b-company-card>div{padding:27px;display:flex;flex-direction:column;flex:1;min-height:320px}
.b-company-card span,.b-path-grid span,.b-stage-grid span,.b-manage-grid span{font-size:10px;letter-spacing:.16em;font-weight:700;color:#6c8073}
.b-company-card h3{font-size:clamp(32px,3.1vw,49px);line-height:1.03;margin:37px 0 17px}
.b-company-card p{font-size:13px;line-height:1.7;color:#5b6b61}
.b-company-card b{font-size:28px;font-weight:400;margin-top:auto}
.b-story,.b-editorial-split{display:grid;grid-template-columns:1fr 1fr;min-height:680px}
.b-story{padding:0;background:#213739;color:#f4f1e9}
.b-story-photo{background:url('assets/management-hero.png') center/cover no-repeat}
.b-story-copy{padding:90px max(6vw,28px)}
.b-story-copy h2{margin-bottom:38px}
.b-story-copy h2 em{color:#e8b892}
.b-story ol{list-style:none;padding:0;margin:0;border-top:1px solid #738786}
.b-story li{display:grid;grid-template-columns:30px 1fr;gap:16px;border-bottom:1px solid #738786;padding:18px 0}
.b-story li span{font-size:11px;color:#e1b896}
.b-story li strong{font:400 24px Georgia,serif}
.b-story li p{margin:8px 0 0;color:#c6d2cb;font-size:12px;line-height:1.6}
.b-property-strip{display:grid;grid-template-columns:1fr 1fr;gap:8vw;background:#ede6d9}
.b-property-list{display:grid;grid-template-columns:1fr 1fr;align-content:center;gap:12px}
.b-property-list span{padding:18px;border:1px solid #c1b8aa;font-size:13px}
.b-next{background:#253a3d;color:#f4f1e9}
.b-next h2 em{color:#e8b892}
.b-next>div{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:55px}
.b-next a{min-height:100px;padding:25px;border:1px solid #839390;display:flex;justify-content:space-between;gap:15px;align-items:end;font:400 24px Georgia,serif}
.b-next a:hover{background:#365357;opacity:1}
.b-footer{background:#15282b;color:#f4f1e9}
.b-real-paths{background:#e3e9e3}
.b-path-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}
.b-path-grid article{background:#f9f7f0;display:flex;flex-direction:column;min-height:480px}
.b-path-grid article>span,.b-path-grid article>h3,.b-path-grid article>p{margin-left:23px;margin-right:23px}
.b-path-grid span{margin-top:25px}
.b-path-grid h3{font-size:clamp(30px,2.7vw,42px);line-height:1.04;margin-top:37px;margin-bottom:13px}
.b-path-grid p{font-size:13px;line-height:1.65;color:#596b60;flex:1}
.b-path-grid img{height:180px;width:100%;object-fit:cover;margin-top:24px}
.b-editorial-photo{background:url('assets/real-estate-fourplex-v2.png') center/cover no-repeat;min-height:550px}
.b-editorial-copy{display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:80px max(6vw,28px);background:#e8dfd2}
.b-editorial-copy h2{margin:0 0 27px}
.b-editorial-copy>p:not(.eyebrow){font-size:16px;line-height:1.75;color:#5f665d;max-width:550px;margin-bottom:28px}
.b-contact{display:grid;grid-template-columns:1fr auto;align-items:center;gap:8vw;background:#243a3d;color:#f3f2e9}
.b-contact p:not(.eyebrow){max-width:600px;line-height:1.75;color:#cfdbd1}
.b-contact small{display:block;max-width:600px;font-size:10px;line-height:1.5;color:#b8c8bd}
.b-contact>div:last-child{display:flex;align-items:center;gap:22px;flex-wrap:wrap}
.b-staging-services{background:#ede7dc}
.b-stage-grid,.b-manage-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}
.b-stage-grid article,.b-manage-grid article{background:#faf8f1}
.b-stage-grid article.wide{grid-column:1/-1;display:grid;grid-template-columns:1fr 1fr}
.b-stage-grid img,.b-manage-grid img{width:100%;height:295px;object-fit:cover}
.b-stage-grid article.wide img{height:410px}
.b-stage-grid article>div,.b-manage-grid article>div{padding:27px 30px 36px}
.b-stage-grid article.wide>div{display:flex;flex-direction:column;justify-content:center;padding:55px}
.b-stage-grid h3,.b-manage-grid h3{font-size:clamp(34px,3.3vw,51px);line-height:1.05;margin:25px 0 14px}
.b-stage-grid p,.b-manage-grid p{font-size:14px;line-height:1.7;color:#5c6a60;max-width:460px;margin:0}
.b-stage-process .b-editorial-photo{background-image:url('assets/staging-hero.png')}
.b-editorial-copy ol{list-style:none;padding:0;margin:0 0 28px;width:100%;border-top:1px solid #b2aa9d}
.b-editorial-copy li{display:grid;grid-template-columns:35px 1fr;gap:18px;padding:14px 0;border-bottom:1px solid #b2aa9d}
.b-editorial-copy li span{font-size:11px;color:#8c6d5e}
.b-editorial-copy li p{margin:0;font:400 20px/1.3 Georgia,serif}
.b-brief{display:grid;grid-template-columns:.75fr 1fr;gap:8vw;background:#263a3b;color:#f6f3e9}
.b-brief h2 em{color:#e9bd99}
.b-brief>div>p:not(.eyebrow){font-size:15px;line-height:1.7;color:#c8d3c9;max-width:460px}
.b-brief .brief-form select{border-color:#879991}
.b-management-services{background:#e2e9e3}
.b-manage-grid img{height:330px}
.b-manage-process .b-editorial-photo{background-image:url('assets/management-maintenance-v2.png')}
.b-management-answers{display:grid;grid-template-columns:1fr 1fr;gap:7vw;background:#f4f1e9}
.b-management-answers .faq-list{padding-top:15px}
.b-management-answers .faq-list p{color:#5c6a60}
@media(max-width:1050px){.b-intro{grid-template-columns:1fr 1fr}.b-intro .eyebrow{grid-column:1/-1}.b-path-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.b-company-card img{height:220px}.b-company-card>div{min-height:340px}}
@media(max-width:760px){.design-switch{padding:8px 25px;font-size:9px}.estate-hero{display:flex;flex-direction:column-reverse}.estate-hero-image{min-height:350px}.estate-hero-copy{padding:55px 25px;min-height:420px}.estate-hero h1{font-size:clamp(54px,12vw,80px)}.estate-intro,.estate-developers,.estate-connect{display:block}.estate-service-grid{grid-template-columns:1fr}.estate-service-grid article{min-height:250px}.estate-developers-image{min-height:330px;margin-bottom:35px}.estate-connect-links{margin-top:30px}.option-b .site-header{height:82px}.option-b .main-nav{top:82px}.b-hero{min-height:600px}.b-hero-copy{padding:80px 25px 70px}.b-hero h1{font-size:clamp(60px,12vw,95px)}.b-intro{display:block}.b-intro h2{margin-bottom:25px}.b-company-grid{grid-template-columns:1fr}.b-company-card{display:grid;grid-template-columns:45% 55%;min-height:270px}.b-company-card img{height:100%;min-height:270px}.b-company-card>div{min-height:270px;padding:25px}.b-company-card h3{font-size:33px;margin:25px 0 12px}.b-story,.b-editorial-split,.b-property-strip,.b-contact,.b-brief,.b-management-answers{display:block}.b-story-photo,.b-editorial-photo{min-height:340px}.b-story-copy,.b-editorial-copy{padding:65px 25px}.b-property-list{margin-top:35px}.b-next>div{grid-template-columns:1fr}.b-next a{min-height:80px}.b-stage-grid article.wide{display:block}.b-stage-grid article.wide img{height:295px}.b-stage-grid article.wide>div{padding:27px 30px 36px}.b-contact>div:last-child{margin-top:35px}.b-brief form,.b-management-answers .faq-list{margin-top:38px}}
@media(max-width:520px){.design-switch{align-items:flex-start}.b-hero{min-height:560px}.b-hero::before{background:linear-gradient(0deg,rgba(10,28,30,.85),rgba(10,28,30,.05) 95%)}.b-hero-copy{padding:100px 25px 65px}.b-image-label{display:none}.b-company-card{display:block}.b-company-card img{height:230px;min-height:0}.b-company-card>div{min-height:250px}.b-property-list,.b-path-grid,.b-stage-grid,.b-manage-grid{grid-template-columns:1fr}.b-property-list span{padding:14px}.b-path-grid article{min-height:0}.b-stage-grid img,.b-manage-grid img{height:250px}.management-card-grid article{min-height:0}.estate-service-grid article{display:block}.estate-service-grid img{height:215px}.estate-service-grid h3{margin-top:26px}}

/* Source marks from the three company sites; the Group mark follows their roof motif. */
.group-brand,.real-estate-brand{display:block;flex:none;line-height:0}
.site-header .group-brand img{width:108px;height:auto}
.site-footer .group-brand img{width:104px;height:auto}
.site-header .real-estate-brand img{width:118px;height:auto}
.card-brand-badge{display:block;width:119px;height:75px;padding:4px;background:#f4f1e9;overflow:hidden;flex:none;line-height:0}
.card-brand-badge img,.b-company-card .card-brand-badge img{width:100%;height:100%;object-fit:contain;max-width:none;min-height:0}
.journey-service-card .card-brand-badge{margin-bottom:15px}
.journey-service-card.stage-card .card-brand-badge,.b-company-card[href="staging.html"] .card-brand-badge{background:#2d2824;height:70px}
.journey-service-card.stage-card .card-brand-badge img,.b-company-card[href="staging.html"] .card-brand-badge img{width:103px;height:103px;transform:translateY(-25px)}
.b-company-card .card-brand-badge{margin:0 0 18px}
.b-company-card h3{margin-top:20px}
@media(max-width:760px){.site-header .group-brand img{width:96px}.site-header .real-estate-brand img{width:104px}.b-company-card .card-brand-badge{margin-bottom:12px}}

.b-live-listings{background:#e9e8df}
.b-live-listings .b-section-top{align-items:end}
.b-live-listings .b-section-top>p{max-width:500px;color:#52615c;line-height:1.7}
.b-live-listings-promo{display:grid;grid-template-columns:1fr 1fr;margin-top:38px;background:#f8f7f0}
.b-live-listings-photo{min-height:450px;background:url('assets/real-estate-fourplex-v2.png') center/cover no-repeat}
.b-live-listings-copy{padding:clamp(35px,5vw,80px);align-self:center}
.b-live-listings-copy h3{font:400 clamp(38px,4.2vw,62px)/1.06 Georgia,serif;margin:22px 0}
.b-live-listings-copy>p{line-height:1.7;color:#52615c}
.b-live-listings-actions{display:flex;flex-wrap:wrap;align-items:center;gap:24px;margin-top:30px}
.b-live-listings-note{margin:18px 0 0;font-size:13px;color:#52615c}
.b-live-listings-note a{text-decoration:underline;text-underline-offset:3px}
@media(max-width:760px){.b-live-listings .b-section-top,.b-live-listings-promo{display:block}.b-live-listings .b-section-top>p{margin-top:18px}.b-live-listings-photo{min-height:300px}.b-live-listings-actions{align-items:flex-start;flex-direction:column}}