@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Baskerville:wght@400;700&display=swap');
:root{--navy:#123446;--deep:#082635;--ink:#183743;--cream:#f5f5f0;--white:#fff;--gold:#c6a86b;--muted:#536b71;--line:#d4ddda}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:86px}body{margin:0;background:var(--cream);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:16px;line-height:1.65}img{max-width:100%}a{color:inherit}button{font:inherit}.shell{width:min(1200px,calc(100% - 64px));margin:auto}.skip-link{position:absolute;top:-60px;left:10px;z-index:50;background:#fff;color:#123446;padding:12px}.skip-link:focus{top:10px}.site-header{background:#fff;position:relative;z-index:20;box-shadow:0 1px 0 #12344612}.header-inner{height:91px;display:flex;align-items:center;justify-content:space-between;gap:40px}.brand{text-decoration:none;display:flex;gap:13px;align-items:center;color:var(--navy)}.brand-mark{width:41px;height:41px;border:2px solid var(--gold);border-radius:50%;display:grid;place-items:center;font:700 20px Georgia,serif;position:relative;line-height:1}.brand-mark span{font:700 11px 'DM Sans',sans-serif;position:absolute;right:-3px;bottom:2px;background:#fff;padding:1px;color:var(--navy)}.brand-name{display:flex;flex-direction:column;line-height:1.05}.brand-name strong{font:700 18px Georgia,serif;letter-spacing:-.025em}.brand-name small{font:700 10px 'DM Sans',sans-serif;letter-spacing:.26em;margin-top:7px}nav{display:flex;align-items:center;gap:31px}nav a{font-size:13px;font-weight:700;text-decoration:none;color:#244450}nav a:hover,nav a:focus-visible{color:#a38449}.nav-contact{border:1px solid var(--navy);padding:11px 18px}.menu-button{display:none}.hero{position:relative;min-height:670px;background:#174963;display:flex;align-items:center;color:#fff;overflow:hidden}.hero-photo{position:absolute;inset:0;background-image:url('clearwater-harbor.webp');background-repeat:no-repeat;background-size:cover;background-position:center 54%;transform:scale(1.01)}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(6,34,47,.98) 0%,rgba(7,39,52,.91) 31%,rgba(7,39,52,.54) 58%,rgba(7,39,52,.13) 100%),linear-gradient(0deg,rgba(4,32,43,.38),transparent 35%)}.hero-content{position:relative;z-index:1;padding:100px 0 115px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:.22em;color:#907442;margin:0 0 23px}.eyebrow.light{color:#ead6a1}.hero h1,h2{font-family:'Libre Baskerville',Georgia,serif;font-weight:400;letter-spacing:-.047em;line-height:1.16}.hero h1{font-size:clamp(43px,5.1vw,76px);max-width:810px;margin:0 0 28px}.hero-lead{font-size:19px;line-height:1.65;max-width:600px;margin:0 0 35px;color:#ecf1f0}.hero-actions{display:flex;align-items:center;gap:32px;flex-wrap:wrap}.button{display:inline-flex;justify-content:center;align-items:center;min-height:51px;padding:11px 25px;text-decoration:none;font-size:13px;font-weight:700;letter-spacing:.04em;transition:transform .2s,background .2s}.button:hover{transform:translateY(-2px)}.button-light{background:#fff;color:var(--navy)}.button-light:hover{background:#eadbb9}.text-link{font-size:14px;font-weight:700;text-underline-offset:5px;text-decoration-thickness:1px;color:var(--navy)}.text-link span{margin-left:7px}.light-link{color:#fff}.hero-caption{position:absolute;right:32px;bottom:23px;color:#e6e9e7;font-size:10px;letter-spacing:.19em;z-index:1}.section{padding:115px 0}.intro{background:#fff}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:9%}h2{font-size:clamp(38px,3.65vw,54px);margin:0}.intro-copy p{max-width:590px;margin:0 0 21px;color:#496069;font-size:16px}.intro-copy .large-copy,.large-copy{color:var(--ink);font-size:21px;line-height:1.55}.services{background:#f0f3f0}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:60px;margin-bottom:45px}.section-heading>p{max-width:300px;color:var(--muted);margin:0 0 4px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.service-card{background:#fff;padding:35px 31px 29px;min-height:410px;display:flex;flex-direction:column;border-top:3px solid var(--gold)}.service-number{color:#897340;font-size:11px;font-weight:700;letter-spacing:.17em}.service-card h3{font:400 27px/1.25 'Libre Baskerville',Georgia,serif;letter-spacing:-.04em;margin:34px 0 17px}.service-card p{color:#4d6268;margin:0;font-size:15px}.service-rule{display:block;height:1px;background:#dbe2df;margin:auto 0 17px}.service-card .service-foot{font-size:12px;font-weight:700;letter-spacing:.03em;color:#31505a}.people{background:#fff}.people-layout{display:grid;grid-template-columns:.93fr 1.07fr;gap:10%;align-items:center}.people-photo-wrap{position:relative;align-self:stretch;min-height:625px;background:#d6d8d2}.people-photo-wrap img{width:100%;height:100%;object-fit:cover;object-position:57% center;display:block}.photo-label{position:absolute;bottom:0;left:0;background:var(--navy);color:#fff;font-size:11px;font-weight:700;letter-spacing:.14em;padding:16px 22px}.people-copy>p:not(.eyebrow){color:var(--muted);max-width:530px}.people-copy h2{margin-bottom:25px}.person{border-top:1px solid var(--line);padding:25px 0 0;margin-top:25px}.person h3{font:400 23px 'Libre Baskerville',Georgia,serif;margin:0 0 4px}.person .role{font-size:11px;letter-spacing:.15em;color:#8c7344;font-weight:700;margin:0 0 10px}.person p:last-child{margin:0;color:var(--muted);font-size:15px}.local{background:#e5ecea}.local-layout{display:grid;grid-template-columns:1.15fr .85fr;gap:12%;align-items:start}.local-copy h2{margin-bottom:27px}.local-copy p{color:#47606a;max-width:620px}.local-copy .large-copy{color:var(--ink)}.local-copy .text-link{display:inline-block;margin-top:16px}.local-facts{border-top:2px solid var(--navy)}.local-facts>div{display:grid;grid-template-columns:132px 1fr;gap:22px;padding:26px 0;border-bottom:1px solid #bdcac7;align-items:start}.local-facts strong{font:400 32px/1.2 'Libre Baskerville',Georgia,serif;white-space:nowrap;color:var(--navy)}.local-facts span{font-size:14px;color:#47606a}.local-facts a{text-underline-offset:3px;color:#305e69;white-space:nowrap}.facts-date{color:#687e82;font-size:12px;line-height:1.5;margin-top:18px}.contact{background:var(--deep);color:#fff}.contact-layout{display:grid;grid-template-columns:1.1fr .9fr;gap:13%}.contact h2{font-size:clamp(37px,3.8vw,55px)}.contact p:not(.eyebrow){font-size:18px;line-height:1.65;color:#d9e5e6;margin:5px 0 28px}.contact small{display:block;color:#afc6ca;margin-top:19px;letter-spacing:.06em}footer{background:#09222e;color:#b7c8cc;padding:36px 0;font-size:12px}.footer-inner{display:flex;justify-content:space-between;gap:30px}.footer-brand{display:flex;flex-direction:column}.footer-brand strong{color:#fff;font:400 18px Georgia,serif}.footer-brand span{margin-top:7px}.footer-inner>div:last-child{display:flex;gap:26px;align-items:end}.footer-inner a{text-underline-offset:3px}a:focus-visible,button:focus-visible{outline:3px solid #d7b975;outline-offset:4px}
@media(max-width:900px){.header-inner{height:76px}.menu-button{width:42px;height:42px;display:flex;flex-direction:column;justify-content:center;gap:5px;border:0;background:transparent;padding:9px;cursor:pointer}.menu-button span{height:2px;background:var(--navy);width:24px}nav{display:none;position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;box-shadow:0 20px 30px #081d2c22;padding:12px 32px 24px}nav.is-open{display:flex}nav a{padding:11px 0;font-size:15px}.nav-contact{align-self:flex-start;padding:10px 17px;margin-top:9px}.hero{min-height:610px}.hero-content{padding:85px 0}.intro-grid,.people-layout,.local-layout,.contact-layout{gap:6%}.service-card{min-height:440px;padding:26px 22px}.service-card h3{font-size:23px}.people-photo-wrap{min-height:560px}}
@media(max-width:700px){.shell{width:min(100% - 36px,520px)}.section{padding:78px 0}.hero{min-height:650px;align-items:end}.hero-photo{background-position:62% center}.hero-shade{background:linear-gradient(0deg,rgba(6,34,47,.97),rgba(6,34,47,.75) 57%,rgba(6,34,47,.19))}.hero-content{padding:90px 0 70px}.hero h1{font-size:clamp(41px,9vw,58px)}.hero-lead{font-size:17px}.hero-caption{display:none}.intro-grid,.people-layout,.local-layout,.contact-layout{grid-template-columns:1fr;gap:30px}.section-heading{display:block}.section-heading>p{max-width:560px;margin-top:20px}.service-grid{grid-template-columns:1fr}.service-card{min-height:0;padding:28px}.service-card h3{margin-top:22px}.service-rule{margin:28px 0 14px}.people-photo-wrap{min-height:0;aspect-ratio:1.35}.people-photo-wrap img{object-position:center}.people-copy{padding-top:15px}.local-facts>div{grid-template-columns:120px 1fr}.contact-layout{gap:22px}.footer-inner,.footer-inner>div:last-child{flex-direction:column;align-items:flex-start;gap:10px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}.button:hover{transform:none}}
.language-switch{display:flex;align-items:center;gap:9px;padding-left:8px;border-left:1px solid var(--line);font-size:12px;font-weight:700;letter-spacing:.08em;color:var(--navy)}.language-switch a{font-size:12px;color:#697d82}.language-switch [aria-current="page"]{border-bottom:2px solid var(--gold)}
@media(max-width:900px){.language-switch{align-self:flex-start;margin-top:15px;padding:0;border:0}}
html[lang="de"] .local-facts>div{grid-template-columns:170px 1fr}
html[lang="de"] .local-facts strong{font-size:27px}
.brand-logo{display:block;width:240px;height:auto;max-height:65px;object-fit:contain}
.people-photo-wrap{align-self:center;min-height:0;aspect-ratio:4/3}
.people-photo-wrap img{object-fit:contain;object-position:center}
@media(max-width:700px){html[lang="de"] .local-facts>div{grid-template-columns:135px 1fr}html[lang="de"] .local-facts strong{font-size:22px}}
@media(max-width:900px){.brand-logo{width:200px;max-height:53px}}
.contact-address{font-style:normal;color:#d9e5e6;font-size:15px;line-height:1.65;margin-top:28px}.contact-address>span{display:block;color:#afc6ca;font-size:12px;letter-spacing:.12em;text-transform:uppercase;margin-bottom:8px}.contact-address strong{font-weight:600}

.contact .contact-brokerage-name{font-size:15px;font-weight:600;color:#fff;margin-bottom:10px}.footer-address{font-style:normal;margin-top:10px;line-height:1.7}.footer-phone{display:flex;flex-wrap:wrap;align-items:baseline;gap:10px}.footer-phone strong{font:inherit;color:inherit}

.contact-email{display:block;width:fit-content;color:#fff;margin-top:16px;font-size:16px;text-underline-offset:4px;overflow-wrap:anywhere}.footer-email{display:block;margin-top:4px;overflow-wrap:anywhere}.footer-brand{max-width:100%}.footer-address{overflow-wrap:anywhere}