:root{--ink:#191b18;--cream:#f5efe3;--wine:#542131;--brass:#c8af82;--muted:#c9c8bd;--line:#494b42;font-family:'DM Sans',Arial,sans-serif;color:var(--cream);background:var(--ink);font-synthesis:none}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button,summary{cursor:pointer}button{color:inherit}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--brass);outline-offset:5px}img{display:block;width:100%;height:auto}.wrap{width:min(1240px,calc(100% - 96px));margin-inline:auto}.skip{position:absolute;top:-70px;left:16px;padding:16px;background:var(--cream);color:var(--ink);z-index:10}.skip:focus{top:5px}.site-header{position:absolute;z-index:2;left:0;right:0;display:flex;gap:30px;align-items:center;justify-content:space-between;padding:30px 48px}.brand{font-family:'DM Serif Display',Georgia,serif;font-size:40px;letter-spacing:8px;line-height:1}.brand span{display:block;font-family:'DM Sans',sans-serif;font-size:11px;letter-spacing:5px;margin-top:12px}.site-header nav{display:flex;gap:26px;align-items:center;font-size:14px}.site-header nav a{padding-block:12px}.outline{border:1px solid #c8af8280;padding:14px 22px;font-size:14px}.menu-toggle{display:none}.hero{min-height:830px;position:relative;display:flex;align-items:center;padding:145px 0 100px;overflow:hidden}.hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,13,12,.66),rgba(10,13,12,.08) 85%),linear-gradient(0deg,rgba(10,13,12,.22),transparent 50%)}.hero-copy{position:relative}.eyebrow{font-size:12px;line-height:1.6;letter-spacing:2.5px;font-weight:500;margin:0 0 23px;color:var(--brass)}h1,h2,h3,p{margin-top:0}h1,h2{font-family:'DM Serif Display',Georgia,serif;font-weight:400;letter-spacing:-1.8px}h1{font-size:clamp(52px,6.2vw,90px);line-height:1.04;margin-bottom:25px}em{font-weight:400}h2{font-size:clamp(38px,4vw,58px);line-height:1.13;margin-bottom:25px}h2 em{color:var(--brass)}h3{font-family:'DM Serif Display',Georgia,serif;font-size:29px;font-weight:400;line-height:1.2}p{line-height:1.8;font-size:16px}.hero-tag{font-family:'DM Serif Display',Georgia,serif;font-size:25px;margin-bottom:12px}.hero-description{max-width:650px;color:#ece9df;font-size:16px}.actions{display:flex;flex-wrap:wrap;gap:16px;margin-top:32px}.button{display:inline-flex;justify-content:center;align-items:center;min-height:52px;padding:15px 25px;border:1px solid transparent;font-size:14px;font-weight:500;line-height:1.4;transition:background .2s,color .2s}.cream{background:var(--cream);color:var(--ink)}.burgundy{background:var(--wine);color:var(--cream)}.ghost{border-color:#f5efe38a;color:var(--cream);background:transparent}.button:hover{background:var(--brass);color:var(--ink)}.hero-caption{position:absolute;right:48px;bottom:47px;font-size:12px;letter-spacing:1px;margin:0}.search-wrap{position:relative;margin-top:-30px;z-index:1}.search{display:grid;grid-template-columns:1.1fr 1.2fr 1fr 1fr auto;gap:18px;align-items:center;padding:28px;background:var(--cream);color:var(--ink)}.search-title{font-family:'DM Serif Display',Georgia,serif;font-size:27px;line-height:1.2}.search-title span{display:block;font-family:'DM Sans',sans-serif;font-size:10px;letter-spacing:1.4px;margin-top:8px}label{display:flex;flex-direction:column;font-size:12px;letter-spacing:.03em;gap:8px}input,select,textarea{border:1px solid #ab9f8d;background:transparent;color:inherit;border-radius:0;padding:12px;width:100%;min-width:0;font-size:16px;letter-spacing:normal}select{background:var(--cream);color:var(--ink)}.preview-note{font-size:12px;line-height:1.7;color:var(--muted);margin:12px 0 0}.section{padding-top:95px;padding-bottom:90px}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:35px;margin-bottom:12px}.section-heading h2{margin-bottom:0}.text-link{background:none;border:0;border-bottom:1px solid #b49d7580;padding:8px 0;display:inline-block;font-size:14px;text-align:left;color:inherit;line-height:1.5}.section-intro{max-width:650px;color:var(--muted);margin:25px 0 35px}.property-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}.property{background:#23251f}.property-image{position:relative}.property-image img{aspect-ratio:1.64;object-fit:cover}.property-status{position:absolute;left:18px;top:18px;background:var(--cream);color:var(--ink);font-size:11px;letter-spacing:1px;padding:9px 11px}.property-body{padding:25px}.property-body .eyebrow{font-size:10px;margin-bottom:15px}.property-body h3{margin-bottom:15px}.property-body p{font-size:14px;color:var(--muted)}.property-bottom{border-top:1px solid var(--line);display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px;padding-top:16px;align-items:center}.property-bottom span{font-size:12px;color:var(--muted)}.coming{background:var(--wine);padding:65px 0}.coming-inner{display:grid;grid-template-columns:1fr 1fr;gap:100px}.coming h2 em{color:var(--cream)}.coming-empty{border-top:1px solid #9f7984;border-bottom:1px solid #9f7984;padding:20px 0;margin-bottom:24px}.coming-empty span{font-size:11px;letter-spacing:2px}.coming-empty p{font-size:14px;margin:10px 0 0;color:#e1ccd2}.two-column{display:grid;grid-template-columns:1.15fr 1fr;gap:80px}.two-column p{color:var(--muted)}.seller{display:grid;grid-template-columns:1fr 1.2fr;background:#24271f}.seller-image img{height:100%;max-height:650px;object-fit:cover;object-position:center 52%}.seller-copy{padding:70px clamp(35px,6vw,95px)}.seller-copy p{max-width:510px}.pullquote{font-family:'DM Serif Display',Georgia,serif;color:var(--brass);font-size:23px;margin:30px 0}.team-layout{display:grid;grid-template-columns:2fr 1fr;gap:50px;margin-top:40px}.michelle{display:grid;grid-template-columns:.65fr 1.2fr;gap:30px}.portrait-placeholder{background:#252821;border:1px solid var(--line);min-height:320px;display:flex;flex-direction:column;justify-content:center;align-items:center;padding:24px;text-align:center}.portrait-placeholder>span{font-family:'DM Serif Display',Georgia,serif;font-size:74px;color:var(--brass)}.portrait-placeholder small{font-size:12px;color:var(--muted);margin-top:25px;line-height:1.6}.michelle-bio h3{font-size:35px;margin-bottom:7px}.michelle-bio .role{font-size:12px;color:var(--brass)}.michelle-bio p{font-size:14px}.michelle-bio .eyebrow{margin-bottom:10px}.personality{color:var(--brass)}.team-placeholder{border-left:1px solid var(--line);padding-left:35px}.team-placeholder p{font-size:14px;color:var(--muted)}.places{padding:75px 0;background:#eae3d5;color:var(--ink)}.places .eyebrow,.places h2 em{color:var(--wine)}.places .section-intro,.places .preview-note{color:#535348}.places-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #a19c90;border-bottom:1px solid #a19c90}.places-grid a{padding:26px 20px;font-family:'DM Serif Display',Georgia,serif;font-size:29px;border-right:1px solid #a19c90}.places-grid a:first-child{padding-left:0}.places-grid a:last-child{border-right:0}.places-grid span{display:block;font-family:'DM Sans',sans-serif;font-size:12px;margin-top:13px;line-height:1.6}.notes-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:40px}.notes-grid article{border-top:1px solid var(--brass);padding-top:20px}.notes-grid article>span{font-size:11px;letter-spacing:1.7px;color:var(--brass)}.notes-grid h3{margin:25px 0 20px;font-size:28px}.notes-grid p{font-size:14px;color:var(--muted)}.faq{padding-bottom:100px}.faq h2{margin-bottom:35px}.faq details{border-top:1px solid var(--line);padding:22px 0}.faq details:last-child{border-bottom:1px solid var(--line)}summary{font-size:17px;line-height:1.6}.faq details p{max-width:850px;margin:20px 0 0;color:var(--muted)}.faq details a{text-decoration:underline}.contact-section{background:var(--wine);padding:80px 0}.contact-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:100px}.contact-section h2 em{color:var(--cream)}.contact-links{display:grid;gap:14px;margin-top:30px;font-size:16px;overflow-wrap:anywhere}.contact-grid form{display:grid;gap:18px}.contact-grid input,.contact-grid textarea{border-color:#b78c99;color:var(--cream)}textarea::placeholder{color:#d7c1c9}.contact-grid label{font-size:14px}.form-note{font-size:12px;margin:0;color:#dfcbd1}.footer{padding-top:50px;padding-bottom:30px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:35px;flex-wrap:wrap;padding-bottom:30px}.footer-top p{font-size:13px;color:var(--muted);margin:0}.footer-top a:last-child{font-size:14px}.footer-links{display:flex;flex-wrap:wrap;gap:15px 30px;border-top:1px solid var(--line);padding-top:24px;font-size:12px;line-height:1.7}.footer-links button{font-size:12px;border:0;background:none;padding:0;text-align:left;text-decoration:underline}.footer-links a{text-decoration:underline}dialog{max-width:600px;width:calc(100% - 40px);padding:40px;background:var(--cream);color:var(--ink);border:0}dialog::backdrop{background:#090b0bd9}dialog h2{font-size:38px}dialog .eyebrow{color:var(--wine);margin-top:35px}dialog p{font-size:16px}.dialog-close{position:absolute;right:22px;top:15px;background:transparent;border:0;padding:8px;color:var(--wine)}@media(max-width:1100px){.site-header{padding-inline:32px;gap:15px}.site-header nav{gap:15px;font-size:12px}.header-contact{padding:12px;font-size:12px}.search{grid-template-columns:1fr 1fr 1fr}.search-title{grid-column:1/-1}.search>button{grid-column:1/-1}.team-layout{grid-template-columns:1fr}.team-placeholder{padding-left:0;border-left:0;border-top:1px solid var(--line);padding-top:25px}.contact-grid,.coming-inner{gap:50px}.places-grid{grid-template-columns:repeat(2,1fr)}.places-grid a:nth-child(2){border:0}.places-grid a:nth-child(3){padding-left:0}.places-grid a:nth-child(n+3){border-top:1px solid #a19c90}}@media(max-width:760px){.wrap{width:calc(100% - 40px)}.site-header{padding:24px 20px;flex-wrap:wrap}.brand{font-size:31px;letter-spacing:6px}.brand span{font-size:9px;letter-spacing:3px}.menu-toggle{display:block;border:1px solid #c8af82;background:#191b1860;color:var(--cream);padding:12px 16px;margin-left:auto;min-height:44px}.header-contact{display:none}.site-header nav{display:none;flex-basis:100%;flex-direction:column;align-items:stretch;gap:0;background:var(--ink);padding:15px 20px;font-size:16px;border:1px solid var(--line)}.site-header nav.open{display:flex}.hero{min-height:760px;padding-top:135px;padding-bottom:100px;align-items:center}.hero-photo{object-position:65% center}.hero-shade{background:linear-gradient(90deg,#0b0e0ccd,#0b0e0c50),linear-gradient(0deg,#0b0e0c50,transparent)}h1{font-size:clamp(43px,8.8vw,66px);letter-spacing:-1.6px}.hero-tag{font-size:21px}.hero-description{font-size:15px}.eyebrow{font-size:11px;letter-spacing:1.5px}.hero-caption{left:20px;right:20px;bottom:55px;font-size:11px}.actions{gap:12px}.actions .button{padding:14px 20px}.search-wrap{margin-top:-25px}.search{grid-template-columns:1fr 1fr;padding:22px;gap:18px}.search-title{font-size:25px}.search label:first-of-type{grid-column:1/-1}.search-title span{font-size:10px}.section{padding-block:65px}.section-heading{display:block}.section-heading>a{margin-top:20px}h2{font-size:38px;letter-spacing:-.8px}.property-grid,.coming-inner,.two-column,.seller,.contact-grid{grid-template-columns:1fr}.property-grid{gap:25px}.property-body{padding:22px}.coming{padding:55px 0}.coming-inner,.two-column{gap:20px}.seller-image img{max-height:360px;object-position:center 45%}.seller-copy{padding:40px 20px}.team-layout{gap:35px}.michelle{grid-template-columns:1fr}.portrait-placeholder{min-height:210px}.portrait-placeholder>span{font-size:65px}.portrait-placeholder small{margin-top:12px}.places{padding:55px 0}.places-grid a{font-size:25px;padding:22px 14px}.notes-grid{grid-template-columns:1fr;gap:30px}.notes-grid article{padding-top:18px}.notes-grid h3{font-size:28px;margin:16px 0}.faq{padding-bottom:60px}.contact-section{padding:60px 0}.contact-grid{gap:35px}.footer-top{align-items:start;gap:25px}.footer-top p{flex-basis:100%;order:3}dialog{padding:28px}dialog h2{font-size:32px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}

/* October update: preserve the Texas Noir visual system. */
.search-more{grid-column:1/-1;border-top:1px solid #ab9f8d;padding-top:16px}.search-more summary{font-size:14px}.search-extra{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px;margin-top:18px}.listing-feature{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr)}.listing-feature .property-image{display:flex;align-items:center;background:#161813}.listing-feature .property-image img{aspect-ratio:3/4;max-height:650px;object-fit:contain}.listing-feature .property-body{padding:clamp(25px,4vw,55px);align-self:center}.listing-feature h3{font-size:38px;margin-bottom:7px}.listing-feature .listing-price{font-family:'DM Serif Display',Georgia,serif;font-size:33px;color:var(--brass);line-height:1.2;margin:23px 0}.listing-feature .listing-agent{font-size:12px;margin:18px 0 24px}.brokerage-story{max-width:1000px}.places-grid{grid-template-columns:repeat(3,1fr)}.places-grid a:nth-child(3n){border-right:0}.places-grid a:nth-child(n+4){border-top:1px solid #a19c90}.places-grid a:nth-child(4){padding-left:0}
@media(max-width:1100px){.places-grid{grid-template-columns:repeat(2,1fr)}.places-grid a{border-right:1px solid #a19c90}.places-grid a:nth-child(3n){border-right:1px solid #a19c90}.places-grid a:nth-child(2n){border-right:0}.places-grid a:nth-child(odd){padding-left:0}.places-grid a:nth-child(4){padding-left:20px}}
@media(max-width:760px){.search-extra{grid-template-columns:1fr 1fr}.listing-feature{grid-template-columns:1fr}.listing-feature .property-image img{max-height:none}.listing-feature h3{font-size:33px}.places-grid a:nth-child(4){padding-left:14px}}
@media(max-width:400px){.search-extra{grid-template-columns:1fr}}

/* Contact questions use the existing burgundy, cream, and brass palette. */
[hidden]{display:none!important}.contact-grid{grid-template-columns:minmax(0,.9fr) minmax(0,1.3fr);gap:70px;align-items:start}.form-intro{font-family:'DM Serif Display',Georgia,serif;font-size:25px;line-height:1.4;margin-bottom:6px}.form-intro span{display:block;font-family:'DM Sans',Arial,sans-serif;font-size:13px;color:#dfcbd1;line-height:1.7;margin-top:12px}.inquiry-group{border:0;border-top:1px solid #9f7984;padding:22px 0 4px;margin:0;min-width:0;display:grid;gap:18px}.inquiry-group legend{padding:0 12px 0 0;font-size:12px;color:var(--brass);letter-spacing:1px;line-height:1.8}.form-pair{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:18px}.contact-grid select{color:var(--cream);background:var(--wine);border-color:#b78c99}.contact-grid input::placeholder{color:#d7c1c9}.contact-grid select option{background:var(--wine);color:var(--cream)}.contact-grid .contact-consent{display:flex;flex-direction:row;align-items:flex-start;gap:12px;font-size:13px;line-height:1.7}.contact-consent input{width:19px;height:19px;flex-shrink:0;margin:3px 0 0;accent-color:var(--cream)}.optional{font-size:12px;color:#dfcbd1}.inquiry-ready{border:1px solid #b78c99;padding:22px;display:grid;gap:18px}.inquiry-ready p{margin:0;font-size:14px}.inquiry-ready textarea{font-size:14px;line-height:1.6}.inquiry-ready .form-note a{text-decoration:underline}#inquiry-status:empty{display:none}
@media(max-width:1100px){.contact-grid{gap:40px}.site-header nav{gap:12px}}
@media(max-width:760px){.contact-grid{grid-template-columns:1fr;gap:35px}.form-pair{grid-template-columns:1fr}.inquiry-ready{padding:18px}}

/* Buyer guides extend the approved Texas Noir typography and palette. */
.guide-page .site-header{position:relative;border-bottom:1px solid var(--line)}
.guide{max-width:1100px;padding-bottom:70px}
.breadcrumbs{padding-block:30px;color:var(--muted);font-size:13px;line-height:1.7}
.breadcrumbs a{text-decoration:underline;text-underline-offset:4px}
.guide-intro{padding:45px 0 32px;max-width:870px}
.guide h1{font-size:clamp(44px,5.5vw,76px)}
.guide h1 em{color:var(--brass)}
.guide-deck{max-width:780px;font-size:19px;color:var(--muted)}
.guide-toc{display:flex;flex-wrap:wrap;gap:14px 30px;border-block:1px solid var(--line);padding:22px 0;font-size:14px}
.guide-toc a{border-bottom:1px solid var(--brass);padding-block:6px}
.guide>section{padding:60px 0;border-bottom:1px solid var(--line)}
.guide>section>p{max-width:820px;color:var(--muted)}
.guide h2{font-size:clamp(34px,4vw,48px)}
.guide-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px;margin-top:36px}
.guide-cards article{border-top:1px solid var(--brass);padding-top:25px}
.guide-cards p{font-size:15px;color:var(--muted)}
.guide-list{max-width:820px;padding-left:24px;line-height:1.8;color:var(--muted)}
.guide-list li{padding-left:8px;margin-bottom:22px}
.guide-list strong{color:var(--cream)}
.guide-secondary{margin-left:24px}
.guide-resources a{text-decoration:underline;text-underline-offset:4px}
.guide-resources li{margin-bottom:16px;line-height:1.8;color:var(--muted)}
.guide-resources ul{padding-left:22px}
.guide .resource-date{font-size:13px;margin-top:30px}
.guide .guide-cta{padding:40px;margin-top:55px;background:var(--wine);border:0}
.guide-cta h2 em{color:var(--cream)}
.guide .guide-cta>p{color:var(--cream)}
.comparison-table{overflow-x:auto;margin:30px 0;border:1px solid var(--line)}
.comparison-table table{border-collapse:collapse;width:100%;min-width:580px;text-align:left;font-size:14px;line-height:1.6}
.comparison-table caption{text-align:left;padding:18px;background:#24271f;font-size:18px}
.comparison-table th,.comparison-table td{padding:16px;border-top:1px solid var(--line);vertical-align:top}
.comparison-table td{color:var(--muted)}
.comparison-table th{font-weight:500}
@media(max-width:760px){.guide-intro{padding-top:25px}.guide-deck{font-size:17px}.guide-cards{grid-template-columns:1fr;gap:22px}.guide>section{padding-block:40px}.guide-secondary{margin:18px 0 0;display:table}.guide .guide-cta{padding:28px}.guide-toc{gap:10px 22px}}

/* Keep decorative link arrows on desktop; simplify mobile calls to action. */
.link-arrow,.places-grid .link-arrow{display:inline;font:inherit;margin:0;line-height:inherit}
@media(max-width:760px){.link-arrow,.places-grid .link-arrow{display:none}}