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contrast(1.04)}.hood:after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(14,34,53,.26),rgba(14,34,53,.04) 40%,rgba(14,34,53,.3))}.scroll-progress{position:fixed;top:0;left:0;height:2px;background:var(--color-accent);z-index:1001;transition:width .12s linear}.quote{max-width:var(--maxw-narrow);margin:0 auto;text-align:center}.quote blockquote{font-family:var(--font-display),serif;font-size:var(--text-2xl);font-weight:400;line-height:1.35;margin:var(--space-6) 0}.quote .who{font-size:var(--text-sm);color:var(--color-text-muted);letter-spacing:.04em}.qstars{color:var(--color-gold);letter-spacing:3px;font-size:1.15rem}.qbody{transition:opacity .5s ease,transform .5s ease;will-change:opacity,transform}.qbody.fading{opacity:0;transform:translateY(12px)}#testimonials blockquote{min-height:200px}#testimonials blockquote,.qnav{display:flex;align-items:center;justify-content:center}.qnav{gap:20px;margin-top:var(--space-6)}.qdots{display:flex;gap:8px}.qdots button{width:8px;height:8px;border-radius:50%;border:none;background:var(--color-border-ink);cursor:pointer;transition:all .2s}.qdots button.active{background:var(--color-accent);width:22px}.qarrow,.qdots button.active{border-radius:var(--radius-full)}.qarrow{width:42px;height:42px;border:1px solid var(--color-border-ink);background:transparent;color:var(--color-on-ink);font-size:1.4rem;line-height:1;cursor:pointer;transition:all .18s;display:flex;align-items:center;justify-content:center}.qarrow:hover{background:#fff;color:var(--color-primary);border-color:#fff}.zillow-line{display:inline-flex;align-items:center;gap:8px;margin-top:12px;color:var(--color-on-ink-muted);font-size:var(--text-sm)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:var(--space-16);align-items:start}.contact-info h2{font-size:var(--text-3xl)}.contact-info p{color:var(--color-text-muted);margin-top:var(--space-4);font-size:var(--text-lg)}.contact-info .direct{margin-top:var(--space-8);display:grid;gap:var(--space-3)}.contact-info .direct a{display:flex;align-items:center;gap:12px;font-weight:500}.form{background:var(--color-surface);border:1px solid var(--color-border);border-radius:var(--radius-lg);padding:var(--space-8);box-shadow:var(--shadow-sm)}.form label{display:block;font-size:var(--text-xs);font-weight:600;letter-spacing:.04em;text-transform:uppercase;color:var(--color-text-muted);margin-bottom:6px}.form input,.form textarea{width:100%;padding:13px 14px;border:1px solid var(--color-border);border-radius:var(--radius-md);font-family:var(--font-sans);font-size:var(--text-base);margin-bottom:var(--space-4);background:var(--color-bg);transition:border-color .15s}.form input:focus,.form textarea:focus{border-color:var(--color-accent)}.form .ok{background:var(--color-accent-soft);color:var(--color-primary);padding:14px;border-radius:var(--radius-md);font-size:var(--text-sm);font-weight:500;text-align:center}.form-note{font-size:var(--text-xs);color:var(--color-text-muted);margin-top:12px}.cta,.form-note{text-align:center}.cta{background:var(--color-ink-bg-2);border-radius:var(--radius-lg);padding:var(--space-24) var(--space-8)}.cta,.cta h2{color:#fff}.cta p{color:var(--color-on-ink-muted);max-width:48ch;margin:var(--space-4) auto var(--space-8)}.socials{display:flex;gap:10px}.socials a{width:40px;height:40px;border-radius:var(--radius-full);display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--color-border);color:var(--color-text-muted);background:transparent;transition:all .18s ease}.socials a:hover{background:var(--color-primary);color:#fff;border-color:var(--color-primary);transform:translateY(-2px)}.socials svg{width:18px;height:18px;display:block}.cta .socials a,footer .socials a{display:inline-flex;align-items:center;justify-content:center;padding:0;border-color:var(--color-border-ink);color:var(--color-on-ink-muted)}.cta .socials a:hover,footer .socials a:hover{background:#fff;color:var(--color-primary);border-color:#fff;transform:translateY(-2px)}footer{background:var(--color-ink-bg-2);color:var(--color-on-ink-muted);padding:var(--space-16) 0 var(--space-8)}.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:var(--space-12)}.foot-grid a{display:block;color:var(--color-on-ink-muted);font-size:var(--text-sm);padding:4px 0}.foot-grid a:hover{color:#fff}.foot-col-title{color:#fff;font-weight:600;margin-bottom:8px;font-size:13px}.foot-bottom{border-top:1px solid var(--color-border-ink);margin-top:var(--space-12);padding-top:var(--space-6);display:flex;align-items:center;justify-content:space-between;font-size:var(--text-xs);flex-wrap:wrap;gap:10px 24px}.foot-bottom .legal{display:flex;flex-wrap:wrap;gap:4px 20px}.hamburger{display:none;background:none;border:none;cursor:pointer;width:42px;height:42px;align-items:center;justify-content:center}.hamburger svg{stroke:#fff;width:26px;height:26px}.mobile-menu{position:fixed;inset:0;background:var(--color-ink-bg);z-index:1000;display:flex;flex-direction:column;align-items:center;justify-content:flex-start;gap:var(--space-4);padding:92px var(--space-6) var(--space-12);overflow-y:auto;transform:translateY(-100%);transition:transform .35s cubic-bezier(.4,0,.2,1);visibility:hidden}.mobile-menu.open{transform:translateY(0);visibility:visible}.mobile-menu a:not(.btn){color:#fff;font-family:var(--font-display),serif;font-size:1.65rem}.mobile-menu .close{position:absolute;top:22px;right:22px;background:none;border:none;color:#fff;font-size:2rem;cursor:pointer;line-height:1}.mobile-menu .mm-contact{display:flex;gap:16px;margin-top:var(--space-8)}.mobile-bar{position:fixed;bottom:0;left:0;right:0;z-index:950;display:none;grid-template-columns:1fr 1fr;box-shadow:0 -4px 20px rgba(16,34,53,.16)}.mobile-bar a{text-align:center;padding:16px;font-weight:600;font-size:var(--text-sm);display:flex;align-items:center;justify-content:center;gap:8px;color:#fff}.mobile-bar a.call{background:var(--color-primary)}.mobile-bar a.text{background:var(--color-ink-bg)}.mobile-bar svg{width:18px;height:18px}@media (max-width:880px){.about-grid,.contact-grid{grid-template-columns:1fr;gap:var(--space-8)}.portrait{max-width:320px}.hoods,.listings{grid-template-columns:1fr 1fr}}@media (max-width:768px){.nav-links{display:none}.hamburger{display:flex}.mobile-bar{display:grid}body{padding-bottom:56px}.hero .credential{display:none}section{padding:var(--space-16) 0}#testimonials blockquote{min-height:280px}}.reveal{opacity:0;transform:translateY(28px);transition:opacity 1s cubic-bezier(.2,.6,.2,1),transform 1s cubic-bezier(.2,.6,.2,1)}.reveal.reveal-in{opacity:1;transform:none}.hoods .hood.reveal{opacity:0;transform:translateY(46px) scale(.97)}.hoods .hood.reveal.reveal-in{opacity:1;transform:none}.hoods .hood:first-child{transition-delay:0s}.hoods .hood:nth-child(2){transition-delay:.1s}.hoods .hood:nth-child(3){transition-delay:.2s}.hoods .hood:nth-child(4){transition-delay:.3s}.hoods .hood:nth-child(5){transition-delay:.4s}@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}.signature{position:relative;min-height:62vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;padding:var(--space-32) var(--space-8);background-image:linear-gradient(rgba(8,20,32,.55),rgba(8,20,32,.66)),url(/signature-sf.jpg);background-size:cover;background-position:50%;background-attachment:fixed}.signature .inner{max-width:min(940px,92vw)}.signature .eyebrow{color:var(--color-gold);justify-content:center;margin-bottom:var(--space-6)}.signature .statement{font-family:var(--font-display),serif;font-weight:300;font-size:clamp(2rem,4.4vw,3.5rem);line-height:1.22;letter-spacing:-.015em;color:#fff}.signature .rule{width:48px;height:1px;background:var(--color-gold);opacity:.8;margin:var(--space-8) auto 0}#testimonials{overflow:hidden;background-image:linear-gradient(rgba(8,20,32,.74),rgba(8,20,32,.8)),url(/signature-sf.jpg);background-size:cover;background-position:50%;background-attachment:fixed}#testimonials,.quote{position:relative}.quote-mark{position:absolute;top:-56px;left:50%;transform:translateX(-50%);font-family:var(--font-display),serif;font-size:13rem;line-height:1;color:var(--color-gold);opacity:.13;pointer-events:none;z-index:0}.quote>.qbody,.quote>.qnav,.quote>.qrule,.quote>.qstars{position:relative;z-index:1}.quote blockquote{font-size:clamp(1.55rem,2.6vw,2.35rem)}.qrule{width:40px;height:1px;background:var(--color-gold);opacity:.55;margin:var(--space-8) auto 0}.btn-arrow:after{content:"→";margin-left:4px;transition:transform .2s ease}.btn-arrow:hover:after{transform:translateX(5px)}.back-to-top{color:var(--color-on-ink-muted);transition:color .15s}.back-to-top:hover{color:var(--color-gold)}@media (max-width:768px){.signature{min-height:54vh}#testimonials,.signature{background-attachment:scroll}.quote-mark{font-size:8rem;top:-32px}}.page-hero{position:relative;min-height:74vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}.page-hero .bg{position:absolute;inset:0;z-index:0;background-size:cover;background-position:50%;transform:scale(1.08);animation:kenburns 24s ease-in-out infinite alternate}.page-hero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(0deg,rgba(8,20,32,.94) 0,rgba(8,20,32,.74) 34%,rgba(8,20,32,.4) 70%,rgba(8,20,32,.55))}.page-hero .wrap{position:relative;z-index:2;width:100%;padding-top:calc(var(--space-24) + 40px);padding-bottom:var(--space-16)}.page-hero .eyebrow{color:#fff;margin-bottom:var(--space-4);text-shadow:0 1px 12px rgba(8,20,32,.6)}.page-hero h1{color:#fff;font-size:clamp(2.4rem,5.5vw,4rem);font-weight:300;line-height:1.08;max-width:20ch;text-shadow:0 2px 22px rgba(8,20,32,.62)}.page-hero .sub{color:hsla(0,0%,100%,.92);font-size:var(--text-lg);max-width:54ch;margin-top:var(--space-4);font-weight:300;line-height:1.6;text-shadow:0 2px 18px rgba(8,20,32,.6)}.guide-intro{max-width:64ch}.guide-intro p{font-size:var(--text-xl);font-weight:300;line-height:1.5;color:var(--color-text)}.guide-intro p,.steps{margin-top:var(--space-4)}.steps{display:grid;gap:0}.step{display:grid;grid-template-columns:64px 1fr;gap:var(--space-6);padding:var(--space-8) 0;border-top:1px solid var(--color-border);align-items:start}.step:last-child{border-bottom:1px solid var(--color-border)}.step .num{font-family:var(--font-display),serif;font-size:var(--text-2xl);color:var(--color-accent);line-height:1}.step h3{font-size:var(--text-xl)}.step p{color:var(--color-text-muted);margin-top:var(--space-2);max-width:62ch}.guide-image{width:100%;height:440px;border-radius:var(--radius-lg);background-size:cover;background-position:50%;box-shadow:var(--shadow-md)}@media (max-width:768px){.page-hero{min-height:64vh}.step{grid-template-columns:44px 1fr;gap:var(--space-4);padding:var(--space-6) 0}.guide-image{height:260px}}[tabindex]:focus-visible,a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible{outline:2px solid var(--color-accent);outline-offset:2px;border-radius:3px}.btn:focus-visible{outline-offset:3px}.skip-link{position:absolute;left:8px;top:-60px;z-index:2000;background:var(--color-primary);color:#fff;padding:12px 18px;border-radius:var(--radius-md);font-size:var(--text-sm);font-weight:600;transition:top .18s ease}.skip-link:focus{top:8px}.band-ink .section-head p{color:var(--color-on-ink-muted)}.featured-video{display:flex;justify-content:center}.featured-video video{max-width:100%;max-height:80vh;width:auto;height:auto;border-radius:var(--radius-lg);box-shadow:var(--shadow-lg);background:#000}body,html{overflow-x:hidden}.mobile-menu .socials{margin-top:var(--space-4)}.mobile-menu .socials a{border-color:var(--color-border-ink);color:var(--color-on-ink-muted)}.mobile-menu .socials a:hover{background:#fff;color:var(--color-primary);border-color:#fff;transform:translateY(-2px)}@media (max-width:768px){.hoods{gap:var(--space-3)}.hood{height:140px}.hood-wide{height:150px}.hood .label{padding:var(--space-4)}.hood .label h3{font-size:var(--text-lg)}}