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var(--ease-out)}.mobilemenu__panel{position:absolute;top:0;right:0;height:100%;width:min(86vw,360px);background:var(--blue-900);color:var(--blue-100);box-shadow:var(--shadow-xl);padding:1.5rem var(--gutter);display:flex;flex-direction:column;gap:.4rem;overflow-y:auto;animation:slide-in var(--dur-base) var(--ease-out)}.mobilemenu__head{display:flex;align-items:center;justify-content:space-between;margin-bottom:1.5rem}.mobilemenu__head img{height:40px;width:auto}.mobilemenu__close{background:none;border:0;color:var(--blue-100);cursor:pointer;padding:.4rem;border-radius:var(--radius-sm)}.mobilemenu__close:hover{background:rgba(255,255,255,.1)}.mobilemenu__link{font-family:var(--font-display);font-size:1.5rem;color:var(--blue-100);padding:.7rem 0;border-bottom:1px solid var(--border-on-dark);text-decoration:none}.mobilemenu__link--active{color:var(--blue-300);font-style:italic}.mobilemenu__cta{margin-top:1.5rem}@keyframes 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.pagehead__scrim{background:linear-gradient(180deg,rgba(34,30,35,.3),rgba(34,30,35,.85))}}.pagehead__inner{position:relative;z-index:1;max-width:60ch}.pagehead h1{color:#fff;margin:.2rem 0 1rem}.pagehead .ed-eyebrow{color:var(--blue-200)}.pagehead .ed-lead{color:var(--blue-100)}.pagehead__cta{margin-top:2rem}.floating-cta{position:fixed;right:calc(clamp(1rem, 4vw, 2.5rem) + 4.25rem);bottom:clamp(1rem,4vw,2.5rem);z-index:90;opacity:0;visibility:hidden;transform:translateY(14px);transition:opacity var(--dur-base) var(--ease-out),transform var(--dur-base) var(--ease-out),visibility var(--dur-base)}.floating-cta--visible{opacity:1;visibility:visible;transform:none}.floating-cta__btn{box-shadow:var(--shadow-xl)}@media (prefers-reduced-motion:reduce){.floating-cta{transition:opacity var(--dur-base) var(--ease-out),visibility 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.9rem}.tmember__bio,.tmember__links{font-family:var(--font-sans);font-size:var(--text-sm)}.tmember__links{display:flex;gap:.9rem;margin-top:auto;font-weight:600}.tmember__links a{color:var(--blue-700);display:inline-flex;align-items:center;gap:.35rem}.tmember__links a:hover{color:var(--blue-900)}.tmember--lead .tmember__photo,.tmember__badge{background:var(--blue-900)}.tmember__badge{align-self:flex-start;margin:0 0 .9rem;font-family:var(--font-sans);font-size:var(--text-xs);font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:#fff;padding:.3rem .7rem;border-radius:999px}@media (max-width:920px){.tmember--lead{order:-1}}.founder__quote{font-family:var(--font-sans);font-size:var(--text-base);line-height:1.75;color:var(--grey-700);margin:0}.founder__sign{font-family:var(--font-eyebrow);font-style:italic;font-size:1.2rem;color:var(--blue-700);margin:0}.community__intro{text-align:center;font-family:var(--font-display);font-style:italic;font-size:var(--text-xl);color:var(--blue-200);margin:var(--space-6) 0 var(--space-7)}.community .split__media{aspect-ratio:4/3}.community__logo{background:#fff}.community__logo img{padding:12%}.community h3{color:#fff;margin:0}.community p{font-family:var(--font-sans);line-height:1.7;color:var(--blue-100);margin:0}.community__outro{text-align:center;max-width:52ch;margin:var(--space-8) auto 0;font-family:var(--font-display);font-style:italic;font-size:var(--text-xl);color:var(--blue-200)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;align-items:start;grid-gap:clamp(2rem,5vw,4.5rem);gap:clamp(2rem,5vw,4.5rem)}@media 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var(--border-default)}.listing__rooms td{padding:.6rem .8rem .6rem 0;border-bottom:1px solid var(--border-subtle);color:var(--blue-900);white-space:nowrap}.listing__map{width:100%;aspect-ratio:16/9;border:0;border-radius:var(--radius-lg)}.listing__aside{position:-webkit-sticky;position:sticky;top:6.5rem}.listing__card{background:var(--white);border:1px solid var(--border-subtle);border-radius:var(--radius-lg);box-shadow:var(--shadow-lg);padding:1.6rem;font-family:var(--font-sans)}.listing__card h3{margin:1.3rem 0 .4rem;color:var(--blue-900);font-size:1.4rem}.listing__card p{margin:0 0 1.2rem;font-size:var(--text-sm);color:var(--grey-700);line-height:1.6}.listing__agent{display:flex;align-items:center;gap:.9rem}.listing__avatar{position:relative;flex:none;width:64px;height:64px;border-radius:50%;overflow:hidden;background:var(--blue-900)}.listing__agentname{font-family:var(--font-display);font-weight:600;font-size:1.25rem;color:var(--blue-900);line-height:1.1}.listing__agentrole{font-family:var(--font-eyebrow);font-style:italic;color:var(--blue-500);font-size:.95rem}.listing__links{display:flex;justify-content:center;gap:1.2rem;margin-top:1rem;font-size:var(--text-sm);font-weight:600}.listing__links a{color:var(--blue-700);display:inline-flex;align-items:center;gap:.35rem}.listing__mls{margin-top:.9rem;text-align:center;font-family:var(--font-sans);font-size:var(--text-xs);color:var(--grey-500)}.listing__mls a{color:var(--blue-700)}@media (max-width:920px){.listing__aside{position:static}}.chat{position:fixed;right:clamp(1rem,4vw,2.5rem);bottom:clamp(1rem,4vw,2.5rem);z-index:var(--z-overlay);display:flex;flex-direction:column;align-items:flex-end;gap:1rem}.chat__bubble{width:3.6rem;height:3.6rem;border-radius:50%;border:0;cursor:pointer;display:grid;place-items:center;color:#fff;background:var(--blue-900);box-shadow:var(--shadow-xl);transition:transform var(--dur-fast) var(--ease-out),background var(--dur-fast)}.chat__bubble:hover{background:var(--blue-700);transform:scale(1.05)}.chat__bubble:focus-visible{outline:none;box-shadow:var(--ring),var(--shadow-xl)}.chat__panel{width:min(380px,calc(100vw - 2rem));max-height:calc(100dvh - 7.5rem);display:flex;flex-direction:column;background:var(--paper);border-radius:var(--radius-lg);box-shadow:var(--shadow-xl);overflow:hidden;animation:chat-in var(--dur-base) var(--ease-out)}@keyframes chat-in{0%{opacity:0;transform:translateY(12px)}}@media (prefers-reduced-motion:reduce){.chat__panel{animation:none}}.chat__head{display:flex;align-items:center;gap:.9rem;padding:1rem 1.1rem;background:var(--blue-900);color:#fff}.chat__avatar{position:relative;flex:none;width:56px;height:56px;border-radius:50%;overflow:hidden;background:var(--blue-700);border:2px solid var(--blue-300)}.chat__title{font-family:var(--font-display);font-weight:600;font-size:1.3rem;line-height:1.15}.chat__name{font-family:var(--font-eyebrow);font-style:italic;color:var(--blue-200);font-size:.95rem}.chat__close{margin-left:auto;align-self:flex-start;background:none;border:0;color:var(--blue-100);cursor:pointer;padding:.2rem}.chat__close:hover{color:#fff}.chat__body{overflow-y:auto;padding:1.1rem}.chat__msg{margin:0 0 1rem;padding:.85rem 1rem;background:var(--blue-50);border-radius:var(--radius-lg) var(--radius-lg) var(--radius-lg) .3rem;font-family:var(--font-sans);font-size:var(--text-sm);line-height:1.55;color:var(--blue-900)}.chat__form{display:flex;flex-direction:column;gap:.8rem}.chat__form textarea.field__control{min-height:5rem}.chat__consent{font-size:var(--text-xs)}.cookies{position:fixed;left:clamp(1rem,4vw,2.5rem);bottom:clamp(1rem,4vw,2.5rem);z-index:var(--z-toast);width:min(26rem,calc(100vw - 2rem));padding:1.2rem 1.4rem;background:var(--white);border-radius:var(--radius-lg);box-shadow:var(--shadow-xl);display:flex;flex-direction:column;gap:1rem;animation:chat-in var(--dur-base) var(--ease-out)}.cookies p{margin:0;font-family:var(--font-sans);font-size:var(--text-sm);line-height:1.55;color:var(--ink)}.cookies p a{color:var(--blue-700);text-decoration:underline}.cookies__actions{display:flex;justify-content:flex-end;gap:.6rem}@media (max-width:560px){.cookies{bottom:calc(clamp(1rem, 4vw, 2.5rem) + 4.5rem)}}