:root{--ink:#111c28;--paper:#f5f2ea;--white:#fff;--graphite:#52606b;--bronze:#a67946;--line:rgba(17,28,40,.2);--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65}a{color:inherit;text-underline-offset:4px}img{display:block;width:100%;height:auto}.skip{position:absolute;left:-9999px}.skip:focus{left:1rem;top:1rem;background:white;padding:.8rem;z-index:99}header{height:100px;padding:0 clamp(1.25rem,4vw,5rem);display:flex;align-items:center;justify-content:space-between;background:rgba(245,242,234,.96);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20;backdrop-filter:blur(14px)}.brand{text-decoration:none;display:inline-flex;flex-direction:column;line-height:1}.brand span{font-family:var(--serif);font-size:1.1rem;letter-spacing:.12em}.brand small{font-size:.58rem;letter-spacing:.22em;margin-top:.55rem}#site-nav{display:flex;align-items:center;gap:2rem}nav{display:flex;gap:1.55rem}nav a{text-decoration:none;font-size:.83rem;letter-spacing:.06em}.menu{display:none;background:none;border:0;font:inherit}.button{display:inline-block;background:var(--ink);color:white;text-decoration:none;text-transform:uppercase;letter-spacing:.11em;font-size:.75rem;border:1px solid var(--ink);padding:1rem 1.35rem;cursor:pointer}.button:hover{background:var(--bronze);border-color:var(--bronze)}.button-small{padding:.75rem 1rem}.button.outline{background:transparent;color:var(--ink)}.button.light{background:var(--paper);color:var(--ink);border-color:var(--paper)}.text-link{font-weight:700;text-decoration:none;border-bottom:1px solid currentColor}.light-link{color:var(--paper)}.actions{display:flex;align-items:center;gap:1.5rem;flex-wrap:wrap}.eyebrow{font-size:.74rem;letter-spacing:.19em;font-weight:700;margin:0 0 1.25rem;color:var(--bronze)}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;margin-top:0}h1{font-size:clamp(3rem,6vw,6.8rem);letter-spacing:-.045em}h2{font-size:clamp(2.2rem,4vw,4.5rem);letter-spacing:-.035em}h3{font-size:1.6rem}.dek{font-family:var(--serif);font-size:clamp(1.25rem,2vw,1.65rem);line-height:1.5;color:#33414c;max-width:48rem}.hero{min-height:calc(100vh - 100px);display:grid;grid-template-columns:1.05fr .95fr}.hero-copy{padding:clamp(4rem,8vw,8rem) clamp(1.25rem,6vw,7rem);display:flex;flex-direction:column;justify-content:center}.hero h1{max-width:820px}.hero-image{margin:0;position:relative;min-height:650px}.hero-image img{height:100%;object-fit:cover;filter:saturate(.75) contrast(1.03)}figcaption{font-size:.7rem;color:var(--graphite);margin-top:.5rem}.hero-image figcaption{position:absolute;bottom:1rem;right:1rem;color:white}.signature{margin-top:4rem;text-transform:uppercase;letter-spacing:.18em;font-size:.72rem}.statement,.process,.insight-preview,.page-hero,.article,.report-body{padding:clamp(5rem,10vw,10rem) clamp(1.25rem,8vw,10rem)}.statement h2,.process>h2,.insight-preview h2{max-width:930px}.three,.four{display:grid;grid-template-columns:repeat(3,1fr);gap:3rem;margin:5rem 0}.four{grid-template-columns:repeat(4,1fr)}.three article,.four article{border-top:1px solid var(--line);padding-top:1.5rem}.three span,.steps span{font-size:.72rem;letter-spacing:.15em;color:var(--bronze)}.market-feature{background:var(--ink);color:var(--paper);padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,10rem);display:grid;grid-template-columns:.75fr 1.25fr;gap:8vw}.market-feature p{color:#c9d0d4}.market-feature .outline{color:var(--paper);border-color:var(--paper)}.market-list{list-style:none;margin:0;padding:0}.market-list li{border-top:1px solid rgba(255,255,255,.25)}.market-list li:last-child{border-bottom:1px solid rgba(255,255,255,.25)}.market-list a{display:grid;grid-template-columns:.8fr 1.2fr;gap:2rem;padding:1.4rem 0;text-decoration:none}.market-list span{color:#b9c0c5}.review-grid,.rex-intro,.editorial,.form-section{padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,10rem);display:grid;grid-template-columns:1fr 1fr;gap:8vw;align-items:start}.pullquote,.big-quote{font-family:var(--serif);font-size:clamp(2.6rem,5vw,5.5rem);line-height:1.05}.second-opinion,.closing{background:var(--ink);color:var(--paper);padding:clamp(4rem,8vw,8rem) clamp(1.25rem,8vw,10rem);display:flex;justify-content:space-between;align-items:end;gap:4rem}.second-opinion h2,.closing h2{max-width:980px;margin-bottom:0}.rex-intro figure{margin:0}.rex-intro img{aspect-ratio:4/5;object-fit:cover;filter:grayscale(1)}.tagline{font-family:var(--serif);font-size:2rem;margin-top:3rem}.section-head{display:flex;justify-content:space-between;align-items:end}.page-hero{min-height:68vh;display:flex;flex-direction:column;justify-content:end;border-bottom:1px solid var(--line)}.page-hero h1{max-width:1100px}.page-hero.split{display:grid;grid-template-columns:1fr .65fr;gap:7vw;align-items:end}.page-hero.split img{max-height:580px;object-fit:cover;filter:grayscale(1)}.report-panel{padding:6rem clamp(1.25rem,8vw,10rem);background:#e7e1d5}.report-panel h2{max-width:900px}.editorial aside{border-left:1px solid var(--line);padding-left:3rem}.large-list{padding:0;list-style:none}.large-list li{padding:1rem 0;border-top:1px solid var(--line);font-family:var(--serif);font-size:1.25rem}.lead-form{background:white;padding:clamp(1.5rem,4vw,3.5rem);border-top:4px solid var(--bronze)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}.lead-form label{display:block;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;font-weight:700;margin-bottom:1.4rem}.lead-form label span{font-weight:400;color:var(--graphite)}input,select{display:block;width:100%;margin-top:.5rem;padding:.9rem;border:0;border-bottom:1px solid #89939a;background:#fafafa;font:inherit;color:var(--ink);border-radius:0}.check{display:flex!important;gap:.7rem;align-items:flex-start;text-transform:none!important;letter-spacing:0!important;font-weight:400!important}.check input{width:auto;margin-top:.25rem}.form-note,.form-status,.privacy-note,.fine{font-size:.8rem;color:var(--graphite)}.steps{padding:0 clamp(1.25rem,8vw,10rem) 8rem}.steps article{display:grid;grid-template-columns:80px .7fr 1fr;gap:3rem;border-top:1px solid var(--line);padding:2rem 0}.steps h2{font-size:2.7rem}.service-links{padding:0 clamp(1.25rem,8vw,10rem) 8rem}.report-body{max-width:1100px}.report-body ol{list-style:none;padding:0;counter-reset:q}.report-body li{counter-increment:q;border-top:1px solid var(--line);padding:2rem 0 2rem 5rem;position:relative}.report-body li:before{content:'0' counter(q);position:absolute;left:0;color:var(--bronze);letter-spacing:.15em}.report-body b{font-family:var(--serif);font-size:1.5rem}.case{margin:0 clamp(1.25rem,8vw,10rem) 8rem;padding:4rem;background:white}.case-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:3rem;margin:3rem 0}.case blockquote{font-family:var(--serif);font-size:2rem;margin:3rem 0}.case cite{display:block;font:normal .8rem var(--sans);margin-top:1rem}.insights-list{padding:0 clamp(1.25rem,8vw,10rem) 8rem}.insights-list>a{display:grid;grid-template-columns:.35fr 1fr 1fr;gap:2rem;border-top:1px solid var(--line);padding:2rem 0;text-decoration:none}.insights-list h2{font-size:2.3rem}.article{max-width:1000px;margin:auto}.article>p:not(.eyebrow):not(.dek):not(.fine){font-family:var(--serif);font-size:1.35rem}.article hr{border:0;border-top:1px solid var(--line);margin:4rem 0}.campaign{min-height:calc(100vh - 100px);padding:clamp(4rem,10vw,10rem);display:flex;flex-direction:column;justify-content:center;background:linear-gradient(100deg,var(--paper) 65%,#ded6c7)}footer{background:#09121c;color:#d9dddf;padding:5rem clamp(1.25rem,6vw,6rem) 2rem}.footer-main{display:grid;grid-template-columns:1fr .7fr .4fr;gap:4rem}.footer-main>div:last-child{display:flex;flex-direction:column}.legal{font-size:.68rem;color:#8f9aa1;border-top:1px solid rgba(255,255,255,.15);margin-top:4rem;padding-top:2rem}.closing{display:block}.closing .actions{margin-top:3rem}@media(max-width:900px){header{height:78px}.menu{display:block}.menu[aria-expanded=true]+#site-nav{display:flex}#site-nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--paper);padding:2rem;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}nav{flex-direction:column}.hero{grid-template-columns:1fr}.hero-copy{padding-top:5rem}.hero-image{min-height:55vh;grid-row:1}.market-feature,.review-grid,.rex-intro,.editorial,.form-section,.page-hero.split{grid-template-columns:1fr}.three,.four,.case-grid{grid-template-columns:1fr 1fr}.second-opinion{align-items:start;flex-direction:column}.page-hero{min-height:55vh}.footer-main{grid-template-columns:1fr 1fr}.market-list a{grid-template-columns:1fr}.insights-list>a{grid-template-columns:1fr}.steps article{grid-template-columns:50px 1fr}.steps article p{grid-column:2}}@media(max-width:600px){body{font-size:16px}h1{font-size:clamp(2.8rem,14vw,4.2rem)}h2{font-size:2.5rem}.hero-image{min-height:48vh}.hero-copy{padding:4rem 1.25rem 5rem}.three,.four,.case-grid,.form-grid{grid-template-columns:1fr}.statement,.process,.insight-preview,.page-hero,.article,.report-body,.review-grid,.rex-intro,.editorial,.form-section,.market-feature{padding-left:1.25rem;padding-right:1.25rem}.market-feature{gap:4rem}.three,.four{margin:3rem 0}.section-head{display:block}.page-hero.split img{grid-row:1}.case{margin:0;padding:3rem 1.25rem}.footer-main{grid-template-columns:1fr}.editorial aside{border-left:0;border-top:1px solid var(--line);padding-left:0;padding-top:2rem}.campaign{background:var(--paper)}.signature{margin-top:2.5rem}}
:root{--serif:Didot,'Bodoni 72','Times New Roman',serif;--sans:Avenir,'Helvetica Neue',Arial,sans-serif}
.header-logo{display:block;width:clamp(132px,10vw,166px);flex:0 0 auto}.header-logo img{width:100%;height:auto;max-height:78px;object-fit:contain;filter:brightness(0) saturate(100%) invert(11%) sepia(18%) saturate(1394%) hue-rotate(169deg) brightness(91%) contrast(92%)}header #site-nav{gap:1.35rem}header nav{gap:1.25rem}header nav a,.header-phone{font-family:var(--sans);font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;text-decoration:none;white-space:nowrap}.header-phone{font-weight:600}.menu{width:30px;height:24px;padding:2px;flex-direction:column;justify-content:space-between}.menu span{display:block;width:100%;height:1px;background:currentColor}.home header{position:absolute;top:0;left:0;right:0;background:linear-gradient(180deg,rgba(3,8,13,.72),transparent);border:0;color:#fff;backdrop-filter:none;height:112px}.home .header-logo img{filter:none}.cinematic-hero{position:relative;display:block;min-height:100svh;height:100svh;overflow:hidden;background:#07111a;color:#fff}.cinematic-media{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}.cinematic-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(3,7,11,.32) 0%,rgba(3,7,11,.1) 34%,rgba(3,7,11,.72) 100%),linear-gradient(90deg,rgba(2,7,11,.22),transparent 48%,rgba(2,7,11,.12))}.cinematic-copy{position:absolute;z-index:2;left:50%;top:58%;width:min(92vw,1100px);transform:translate(-50%,-50%);text-align:center;text-shadow:0 2px 22px rgba(0,0,0,.45)}.cinematic-copy .eyebrow{color:#fff;font-size:.68rem;letter-spacing:.3em;margin-bottom:1.8rem}.cinematic-copy h1{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(2.8rem,4.8vw,5.4rem);font-weight:400;letter-spacing:.07em;margin:0;white-space:nowrap}.cinematic-sub{font-size:.72rem;letter-spacing:.31em;margin:.65rem 0 0;text-transform:uppercase}.cinematic-line{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(1.05rem,1.6vw,1.5rem);font-style:italic;margin:1.35rem 0 2.1rem}.cinematic-button{display:inline-block;border:1px solid rgba(255,255,255,.78);padding:1rem 2rem;color:#fff;text-decoration:none;text-transform:uppercase;font-size:.7rem;letter-spacing:.17em;background:rgba(4,10,15,.13);transition:.25s}.cinematic-button:hover{background:#fff;color:#101820}.scroll-cue{position:absolute;z-index:2;left:50%;bottom:1.5rem;transform:translateX(-50%);font-size:.6rem;letter-spacing:.25em;text-align:center}.scroll-cue span{display:block;font-size:1.1rem;margin-top:.25rem}.home .statement{background:#f4f1e9}.home section:not(.cinematic-hero) h2,.home section:not(.cinematic-hero) h3{font-family:var(--sans);font-weight:300;letter-spacing:-.025em}.home section:not(.cinematic-hero) h2{font-size:clamp(2.15rem,3.65vw,4.15rem)}.home .pullquote,.home .rex-tagline,.home .review-quotes p{font-family:var(--serif)}.home .statement,.home .rex-intro{padding-top:8rem;padding-bottom:8rem}@media(max-width:900px){.header-logo{width:130px}.home header{height:84px}.menu{display:flex}.home header .menu{color:#fff}.home header #site-nav{background:rgba(7,15,22,.97);color:#fff}.cinematic-copy{top:56%}.cinematic-copy h1{white-space:normal;font-size:clamp(2.35rem,9vw,4.4rem)}.cinematic-copy .eyebrow{font-size:.58rem;line-height:1.7}.cinematic-sub{line-height:1.7}.cinematic-media{object-position:58% center}}@media(prefers-reduced-motion:reduce){.cinematic-media{display:none}.cinematic-hero{background:#07111a url('/assets/glasson-hero-poster.jpg') center/cover no-repeat}}
.rex-opening{display:grid;grid-template-columns:minmax(340px,.72fr) 1.28fr;min-height:82vh;background:#0a1520;color:var(--paper)}.rex-opening figure{margin:0;overflow:hidden;min-height:680px}.rex-opening figure img{height:100%;object-fit:cover;object-position:center top;filter:grayscale(1) contrast(1.05)}.rex-opening-copy{padding:clamp(5rem,8vw,8rem);display:flex;flex-direction:column;justify-content:center}.rex-opening h2{font-size:clamp(2.5rem,4vw,4.65rem);max-width:850px;margin-bottom:2rem}.rex-lede{font-family:var(--sans);font-size:clamp(1.05rem,1.35vw,1.3rem);font-weight:300;line-height:1.65;color:#cbd1d5;max-width:700px}.rex-facts{display:flex;flex-wrap:wrap;gap:.8rem 2rem;border-top:1px solid rgba(255,255,255,.22);border-bottom:1px solid rgba(255,255,255,.22);padding:1.3rem 0;margin:2rem 0;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase}.rex-tagline{font-family:var(--serif);font-style:italic;font-size:clamp(1.5rem,2.4vw,2.5rem);margin:3rem 0 0;color:#fff}.google-proof{padding:clamp(4rem,7vw,7rem) clamp(1.25rem,6vw,7rem);display:grid;grid-template-columns:.32fr 1.68fr;gap:5vw;background:#fff}.review-score{border-right:1px solid var(--line);display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.stars{margin:0;color:var(--bronze);letter-spacing:.12em}.review-score strong{font-family:var(--serif);font-size:clamp(4rem,7vw,7rem);font-weight:400;line-height:1}.review-score span{font-size:.78rem;letter-spacing:.15em;text-transform:uppercase}.review-score a{font-size:.8rem;margin-top:1.5rem}.review-quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:3vw}.review-quotes blockquote{margin:0;padding-top:1.25rem;border-top:1px solid var(--ink)}.review-quotes p{font-family:var(--serif);font-size:clamp(1.05rem,1.3vw,1.25rem);line-height:1.55;margin-top:0}.review-quotes cite{font-style:normal;font-size:.68rem;letter-spacing:.11em;text-transform:uppercase;color:var(--graphite)}.search-path{padding:clamp(5rem,8vw,8rem) clamp(1.25rem,8vw,10rem);display:grid;grid-template-columns:.36fr 1.1fr .72fr;gap:5vw;align-items:center;background:#ece8df}.search-path h2{margin:0}.search-path p:not(.eyebrow){max-width:620px}.search-path .actions{justify-content:flex-start}.sarasota-story{display:grid;grid-template-columns:.68fr 1.32fr;background:#0a1520;color:var(--paper);min-height:88vh}.story-copy{padding:clamp(5rem,8vw,9rem);display:flex;flex-direction:column;justify-content:center}.story-copy h2{font-size:clamp(2.4rem,3.8vw,4.5rem)}.story-copy>p:not(.eyebrow){color:#cbd1d5;max-width:570px}.story-images{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:1.15fr .85fr;gap:2px;background:#fff}.story-images figure{margin:0;position:relative;overflow:hidden;min-height:320px}.story-images .story-wide{grid-column:1/-1}.story-images img{height:100%;object-fit:cover;transition:transform 1.2s ease}.story-images figure:hover img{transform:scale(1.025)}.story-images figcaption{position:absolute;left:1.3rem;bottom:1.1rem;color:#fff;font-size:.65rem;letter-spacing:.13em;text-transform:uppercase;text-shadow:0 1px 8px #000}
.portfolio-feature{display:grid;grid-template-columns:1.08fr .92fr;background:#f3f0e8;color:var(--ink);min-height:88vh}.portfolio-visual{position:relative;min-height:760px;overflow:hidden}.portfolio-visual:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(4,10,15,.06),rgba(4,10,15,.7))}.portfolio-visual img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s ease}.portfolio-visual:hover img{transform:scale(1.02)}.portfolio-visual>div{position:absolute;z-index:1;left:clamp(1.5rem,5vw,5rem);right:2rem;bottom:clamp(2rem,6vw,6rem);color:#fff}.portfolio-visual h2{font-size:clamp(2.7rem,4vw,4.8rem)!important;max-width:650px;margin:.4rem 0}.portfolio-visual>div>p:last-child{font-size:.7rem;letter-spacing:.17em;text-transform:uppercase}.portfolio-list{padding:clamp(4rem,7vw,8rem)}.portfolio-list article{padding:2.2rem 0;border-top:1px solid var(--line)}.portfolio-list article:last-child{border-bottom:1px solid var(--line)}.portfolio-list small{font-size:.67rem;letter-spacing:.18em;color:var(--bronze)}.portfolio-list h3{font-family:var(--sans)!important;font-size:clamp(1.55rem,2.35vw,2.7rem);font-weight:300;margin:.65rem 0}.portfolio-list p{color:var(--graphite);margin:0 0 1rem;max-width:620px}.portfolio-list a,.team-preview a{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;text-underline-offset:5px}.team-preview{display:grid;grid-template-columns:1.1fr .95fr .95fr;gap:3vw;padding:clamp(5rem,8vw,9rem) clamp(1.25rem,7vw,8rem);background:#fff;align-items:end}.team-heading{align-self:center;padding-right:3vw}.team-preview article{border-top:1px solid var(--ink);padding-top:1rem}.team-preview img,.portrait-reserved{width:100%;aspect-ratio:4/5;object-fit:cover;margin-bottom:1.25rem}.team-preview img{object-position:center top;filter:grayscale(1)}.portrait-reserved{display:grid;place-items:center;background:linear-gradient(145deg,#d8d4cb,#f6f4ef);color:#233242}.portrait-reserved span{font-family:var(--serif);font-size:clamp(3rem,6vw,6rem);letter-spacing:.08em}.team-preview small{font-size:.62rem;letter-spacing:.15em;color:var(--bronze)}.team-preview h3{font-size:clamp(1.7rem,2.6vw,2.8rem)!important;margin:.5rem 0}.team-preview article p{color:var(--graphite);min-height:3.2em}.investment-hero{min-height:76vh;padding:clamp(8rem,14vw,14rem) clamp(1.25rem,8vw,10rem) 6rem;background:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.25)),url('/assets/sarasota-bay-aerial.jpeg') center/cover;color:#fff;display:flex;align-items:flex-end}.investment-hero>div{max-width:1000px}.investment-hero h1{font-size:clamp(3rem,6vw,7rem);margin:.5rem 0 1.5rem}.investment-hero p:not(.eyebrow){max-width:700px;font-size:1.15rem}.investment-intro{display:grid;grid-template-columns:1.1fr .9fr;gap:8vw;padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,10rem);align-items:end}.investment-intro h2{font-family:var(--sans);font-weight:300;font-size:clamp(2.2rem,4vw,4.6rem);margin-bottom:0}.investment-intro>p{font-size:1.1rem;color:var(--graphite)}.opportunity-grid{display:grid;grid-template-columns:repeat(3,1fr);background:#0a1520;color:#fff}.opportunity-grid article{min-height:560px;padding:clamp(3rem,5vw,6rem);border-right:1px solid rgba(255,255,255,.18);display:flex;flex-direction:column;justify-content:flex-end}.opportunity-grid article:nth-child(1){background:linear-gradient(rgba(5,12,18,.3),rgba(5,12,18,.88)),url('/assets/barrier-islands-aerial.jpeg') center/cover}.opportunity-grid article:nth-child(2){background:linear-gradient(rgba(5,12,18,.46),rgba(5,12,18,.92)),url('/assets/sarasota-architecture.jpeg') center/cover}.opportunity-grid article span{font-family:var(--serif);font-size:3rem;color:var(--bronze)}.opportunity-grid article>p:first-of-type{font-size:.65rem;letter-spacing:.16em;color:#d8c4a7}.opportunity-grid h2{font-family:var(--sans);font-weight:300;font-size:clamp(1.8rem,2.8vw,3.2rem)}.opportunity-grid article>p:last-child{color:#c7ced2}.investment-connect{display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw;padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,10rem);background:#e9e5dc}.investment-connect h2{font-family:var(--sans);font-weight:300;font-size:clamp(2.2rem,3.6vw,4.2rem)}.valuation-hero{min-height:72vh;padding:clamp(8rem,13vw,13rem) clamp(1.25rem,8vw,10rem) 5rem;background:linear-gradient(rgba(4,10,15,.46),rgba(4,10,15,.72)),url('/assets/sarasota-bay-aerial.jpeg') center/cover;color:#fff;display:flex;flex-direction:column;justify-content:flex-end}.valuation-hero h1{font-size:clamp(2.8rem,5vw,6rem);max-width:1100px;margin-bottom:.75rem}.valuation-hero>div>p:not(.eyebrow){font-size:1.15rem}.address-gate{margin-top:3rem;background:#fff;padding:1.2rem 1.4rem;color:var(--ink);max-width:1150px}.address-gate>label{display:block;font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:.3rem}.address-gate>div{display:grid;grid-template-columns:1fr auto;gap:1rem}.address-gate input{margin:0;border:0;background:#fff;font-size:1.05rem}.address-gate .button{background:var(--ink);color:#fff}.about-hero{min-height:calc(100vh - 100px);display:grid;grid-template-columns:.72fr 1.28fr;background:#080e14;color:#fff}.about-hero>img{height:100%;max-height:calc(100vh - 100px);object-fit:cover;object-position:center top;filter:grayscale(1) contrast(1.04)}.about-hero>div{padding:clamp(4rem,8vw,9rem);display:flex;flex-direction:column;justify-content:center}.about-hero h1{font-size:clamp(2.8rem,5vw,6.2rem)}.about-hero>div>p:not(.eyebrow){color:#c9d0d4;font-size:1.1rem}.dark-facts{color:var(--ink);border-color:var(--line)}.about-editorial .button{margin-right:1.5rem}.contact-stage{min-height:calc(100vh - 100px);display:grid;grid-template-columns:.88fr 1.12fr;background:linear-gradient(90deg,rgba(4,10,15,.92),rgba(4,10,15,.62)),url('/assets/sarasota-architecture.jpeg') center/cover;color:#fff;padding:clamp(5rem,8vw,9rem) clamp(1.25rem,7vw,8rem);gap:7vw}.contact-panel h1{font-size:clamp(2.7rem,4.5vw,5.4rem)}.contact-details{border-top:1px solid rgba(255,255,255,.3);margin-top:3rem}.contact-details>div{display:grid;grid-template-columns:110px 1fr;border-bottom:1px solid rgba(255,255,255,.22);padding:1.2rem 0}.contact-details small{letter-spacing:.15em;color:#b78952}.contact-details a{text-decoration:none}.contact-links{display:flex;gap:2rem;margin-top:2rem;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase}.contact-form-wrap{align-self:center}.contact-form-wrap h2{font-family:var(--sans);font-weight:300;font-size:clamp(2rem,3vw,3.4rem)}.contact-form-wrap .lead-form{background:rgba(5,12,18,.76);border-color:#b78952}.contact-form-wrap input,.contact-form-wrap select{background:transparent;color:#fff;border-color:rgba(255,255,255,.52)}.contact-form-wrap select option{color:#111}.contact-form-wrap .form-note,.contact-form-wrap .form-status{color:#c5cbd0}.contact-form-wrap .lead-form a{color:#fff}
.page-hero{position:relative;min-height:76vh;color:#fff;border:0;background:linear-gradient(90deg,rgba(3,9,14,.82),rgba(3,9,14,.22)),url('/assets/sarasota-bay-aerial.jpeg') center/cover}.page-hero>*{position:relative;z-index:1}.page-hero h1{font-size:clamp(3rem,6vw,7rem);max-width:1150px;text-shadow:0 2px 28px rgba(0,0,0,.28)}.page-hero .dek{color:#eef0f1;max-width:760px}.page-markets-west-of-trail .page-hero,.page-markets-west-of-trail-cherokee-park .page-hero,.page-markets-west-of-trail-harbor-acres-bay-point .page-hero,.page-markets-west-of-trail-hudson-bayou-avondale .page-hero,.page-markets-west-of-trail-san-remo .page-hero,.page-markets-west-of-trail-flower-streets-southside .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.8),rgba(3,9,14,.18)),url('/assets/barrier-islands-aerial.jpeg')}.page-selling .page-hero,.page-selling-failed-listing-second-opinion .page-hero,.page-selling-west-of-trail-owner-report .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.84),rgba(3,9,14,.26)),url('/assets/sarasota-architecture.jpeg')}.page-property-search .page-hero,.page-private-first-look .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.2)),url('/assets/sarasota-bay-aerial.jpeg')}.page-results .page-hero,.page-insights .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.82),rgba(3,9,14,.18)),url('/assets/sarasota-cafe-detail.jpeg')}.page-hero.split{display:grid}.page-hero.split img{height:min(58vh,650px);filter:none;box-shadow:0 30px 80px rgba(0,0,0,.25)}.form-section{position:relative;background:linear-gradient(105deg,rgba(4,12,19,.97) 0%,rgba(4,12,19,.88) 48%,rgba(4,12,19,.7) 100%),url('/assets/sarasota-architecture.jpeg') center/cover;color:#fff}.form-section>div>p,.form-section>div>ul{color:#cbd2d6}.form-section .large-list li{border-color:rgba(255,255,255,.25)}.form-section .lead-form{color:var(--ink);box-shadow:0 32px 80px rgba(0,0,0,.28)}.form-section .lead-form p{color:var(--graphite)}.form-section .lead-form a{color:var(--ink)}.report-panel{background:linear-gradient(90deg,rgba(238,233,222,.97),rgba(238,233,222,.83)),url('/assets/sarasota-cafe-detail.jpeg') center/cover}.rex-opening figure img,.team-preview img{filter:none}.about-hero>img{filter:none}.case{position:relative;margin-top:-4rem;z-index:2;box-shadow:0 30px 80px rgba(11,20,29,.12)}
.hero-actions{display:flex;gap:1.5rem;align-items:center;margin-top:2rem;flex-wrap:wrap}.search-choice{display:grid;grid-template-columns:1fr 1fr;background:#f2efe7}.search-choice article{padding:clamp(4rem,7vw,8rem);min-height:520px;display:flex;flex-direction:column;justify-content:flex-end}.search-choice article+article{background:#0a1520;color:#fff}.search-choice article>span{font-family:var(--serif);font-size:4rem;color:var(--bronze);line-height:1}.search-choice h2{font-family:var(--sans);font-weight:300;font-size:clamp(2rem,3.5vw,4.2rem)}.search-choice p:not(.eyebrow){max-width:600px}.search-choice article+article p{color:#c9d0d4}.search-choice article+article .button{border-color:#fff;color:#fff}.group-team{display:grid;grid-template-columns:1.05fr .95fr .95fr;gap:3vw;padding:clamp(5rem,8vw,9rem) clamp(1.25rem,7vw,8rem);background:#fff;align-items:end}.group-team .team-heading{align-self:center;padding-right:3vw}.group-team article{border-top:1px solid var(--ink);padding-top:1rem}.group-team img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top;margin-bottom:1.25rem}.group-team .cathy-member img{object-position:29% center}.group-team small{font-size:.62rem;letter-spacing:.15em;color:var(--bronze)}.group-team h3{font-size:clamp(1.7rem,2.6vw,2.8rem)!important;margin:.5rem 0}.group-team article p{color:var(--graphite);min-height:4.8em}.group-team article a{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;text-underline-offset:5px}
.portfolio-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.8),rgba(3,9,14,.2)),url('/assets/barrier-islands-aerial.jpeg')}.property-grid{display:grid;grid-template-columns:repeat(2,1fr);padding:clamp(4rem,7vw,8rem);gap:1px;background:var(--line)}.property-grid article{background:#f6f3ec;padding:clamp(2.25rem,4vw,4.5rem);min-height:390px;display:flex;flex-direction:column;justify-content:flex-end}.property-grid .property-featured{grid-column:span 2;min-height:560px;background:linear-gradient(110deg,rgba(4,12,19,.88),rgba(4,12,19,.34)),url('/assets/1035-seaside-exterior.jpg') center/cover;color:#fff}.property-grid small,.listing-authority small{font-size:.65rem;letter-spacing:.16em;color:var(--bronze)}.property-grid h2{font-family:var(--sans);font-weight:300;font-size:clamp(1.8rem,3vw,3.6rem);margin:.7rem 0}.property-price{font-family:var(--serif);font-size:clamp(1.25rem,2vw,2rem)}.property-grid a{margin-top:1rem;align-self:flex-start}.portfolio-note{padding:1.5rem clamp(1.25rem,7vw,8rem);background:#f6f3ec}.portfolio-note p{font-size:.72rem;color:var(--graphite);max-width:900px}.property-detail-hero{min-height:82vh;padding:clamp(8rem,14vw,14rem) clamp(1.25rem,8vw,10rem) 6rem;background:linear-gradient(90deg,rgba(3,9,14,.83),rgba(3,9,14,.24)),url('/assets/1035-seaside-exterior.jpg') center/cover;color:#fff;display:flex;align-items:flex-end}.property-detail-hero h1{font-size:clamp(3rem,6vw,7rem);max-width:1050px;margin:.5rem 0}.property-gallery{display:grid;grid-template-columns:1.25fr .75fr;grid-template-rows:1fr 1fr;gap:2px;background:#fff}.property-gallery figure{margin:0;min-height:330px;overflow:hidden}.property-gallery .gallery-wide{grid-row:1/3;min-height:720px}.property-gallery img{height:100%;object-fit:cover;transition:transform 1.1s ease}.property-gallery figure:hover img{transform:scale(1.018)}.property-story{display:grid;grid-template-columns:1.25fr .75fr;gap:8vw;padding:clamp(5rem,8vw,9rem) clamp(1.25rem,8vw,10rem)}.property-story h2{font-family:var(--sans);font-weight:300;font-size:clamp(2.2rem,4vw,4.5rem)}.property-story aside{border-top:1px solid var(--ink);padding-top:1.25rem}.property-story dl{margin:0}.property-story dt,.property-story dd{border-bottom:1px solid var(--line);padding:1rem 0;margin:0}.property-story dt{font-size:.65rem;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze)}.listing-authority{display:grid;grid-template-columns:repeat(3,1fr);background:#0a1520;color:#fff}.listing-authority article{min-height:430px;padding:clamp(3rem,5vw,6rem);border-right:1px solid rgba(255,255,255,.18);display:flex;flex-direction:column;justify-content:flex-end}.listing-authority h2{font-family:var(--sans);font-weight:300;font-size:clamp(1.7rem,2.5vw,3rem)}.listing-authority p{color:#c7ced2}.listing-authority a{color:#fff}.factor-list{list-style:none;padding:0;margin:0}.factor-list li{display:grid;grid-template-columns:3rem 1fr;gap:1rem;padding:1rem 0;border-bottom:1px solid var(--line)}.factor-list span{color:var(--bronze);font-size:.7rem;letter-spacing:.12em}
@media(max-width:900px){.rex-opening,.sarasota-story,.search-path,.portfolio-feature,.about-hero,.contact-stage,.investment-intro,.investment-connect,.property-story{grid-template-columns:1fr}.rex-opening figure{min-height:58vh}.rex-opening-copy,.story-copy{padding:5rem 1.5rem}.google-proof{grid-template-columns:1fr}.review-score{border-right:0;border-bottom:1px solid var(--line);padding-bottom:2.5rem}.review-quotes{grid-template-columns:1fr 1fr}.story-images{min-height:72vh}.search-path{gap:1.5rem}.portfolio-visual{min-height:70vh}.team-preview,.group-team{grid-template-columns:1fr 1fr}.team-heading,.group-team .team-heading{grid-column:1/-1;max-width:720px}.search-choice{grid-template-columns:1fr}.search-choice article{min-height:420px}.opportunity-grid,.listing-authority{grid-template-columns:1fr}.opportunity-grid article,.listing-authority article{min-height:360px}.about-hero>img{height:62vh}.contact-stage{padding-top:7rem}.address-gate>div{grid-template-columns:1fr}.property-grid{grid-template-columns:1fr 1fr}.property-grid .property-featured{grid-column:1/-1}.property-gallery{grid-template-columns:1fr 1fr;grid-template-rows:auto}.property-gallery .gallery-wide{grid-column:1/-1;grid-row:auto;min-height:58vh}}
@media(max-width:600px){.rex-opening figure{min-height:54vh}.rex-opening h2,.story-copy h2{font-size:clamp(2.7rem,12vw,4rem)}.review-quotes{grid-template-columns:1fr;gap:2rem}.story-images{grid-template-columns:1fr;grid-template-rows:auto}.story-images .story-wide{grid-column:auto}.story-images figure{min-height:42vh}.google-proof{padding-top:4rem;padding-bottom:4rem}.home .statement:before{display:none}.portfolio-visual{min-height:62vh}.portfolio-list{padding:3.5rem 1.25rem}.team-preview,.group-team,.property-grid,.property-gallery{grid-template-columns:1fr}.team-heading,.group-team .team-heading{grid-column:auto}.team-preview article p,.group-team article p{min-height:0}.search-choice article{min-height:360px;padding:4rem 1.25rem}.opportunity-grid article{min-height:390px}.investment-hero{min-height:68vh}.property-grid{padding:1px}.property-grid .property-featured{grid-column:auto}.property-detail-hero{min-height:72vh}.property-gallery .gallery-wide{grid-column:auto;min-height:52vh}.property-gallery figure{min-height:42vh}.listing-authority article{min-height:330px}}
.portfolio-visual video{width:100%;height:100%;object-fit:cover;transition:transform 1.4s ease}.portfolio-visual:hover video{transform:scale(1.02)}@media(prefers-reduced-motion:reduce){.portfolio-visual video{display:none}.portfolio-visual{background:url('/assets/barrier-islands-aerial.jpeg') center/cover}}
.header-mark{display:flex;flex-direction:column;text-decoration:none;line-height:1;color:inherit;min-width:205px}.header-mark strong{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:1.05rem;font-weight:400;letter-spacing:.13em}.header-mark span{font-size:.55rem;letter-spacing:.28em;margin-top:.55rem}.home .header-mark{color:#fff}.home .statement,.home .process,.home .insight-preview{padding-top:6.5rem;padding-bottom:6.5rem}.page-results .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.82),rgba(3,9,14,.28)),url('/assets/sarasota-architecture.jpeg')}.page-insights .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.82),rgba(3,9,14,.25)),url('/assets/sarasota-architecture.jpeg')}.page-markets-west-of-trail-harbor-acres-bay-point .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.15)),url('/assets/sarasota-bay-aerial.jpeg')}.page-markets-west-of-trail-hudson-bayou-avondale .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.18)),url('/assets/sarasota-architecture.jpeg')}.page-markets-west-of-trail-cherokee-park .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.76),rgba(3,9,14,.16)),url('/assets/sarasota-architecture.jpeg')}.page-markets-west-of-trail-flower-streets-southside .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.74),rgba(3,9,14,.17)),url('/assets/sarasota-architecture.jpeg')}.page-markets-west-of-trail-san-remo .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.76),rgba(3,9,14,.16)),url('/assets/sarasota-bay-aerial.jpeg')}
.sarasota-legacy{background:#08131d;color:#f5f2ea;padding:clamp(5rem,8vw,8rem) clamp(1.25rem,6vw,7rem);display:grid;grid-template-columns:.62fr 1.38fr;gap:6vw}.legacy-intro h2{font-family:Didot,'Bodoni 72','Times New Roman',serif!important;font-size:clamp(3rem,5vw,6rem)!important;line-height:.96}.legacy-intro>p:not(.eyebrow){color:#c8d0d5;max-width:520px}.legacy-note{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;margin-top:2rem}.legacy-filmstrip{display:grid;grid-template-columns:1.15fr .85fr;grid-template-rows:1fr 1fr;gap:3px}.legacy-filmstrip figure{position:relative;margin:0;overflow:hidden;min-height:310px;background:#111}.legacy-filmstrip figure:first-child{grid-row:1/3}.legacy-filmstrip img{height:100%;object-fit:cover;filter:grayscale(1) contrast(1.08);transition:filter .6s ease,transform 1.2s ease}.legacy-filmstrip figure:hover img{filter:grayscale(.25);transform:scale(1.025)}.legacy-filmstrip figcaption{position:absolute;left:1rem;bottom:.75rem;color:#fff;font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;text-shadow:0 1px 10px #000}.legacy-close{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.22);margin-top:1rem;padding-top:2rem;display:flex;justify-content:space-between;align-items:flex-end;gap:2rem}.legacy-close p{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(1.35rem,2.2vw,2.4rem);line-height:1.35;max-width:900px;margin:0}.case{background:#fff}.case blockquote{border-left:2px solid var(--bronze);padding-left:2rem}.portfolio-list article{transition:padding-left .25s ease,background .25s ease}.portfolio-list article:hover{padding-left:1rem;background:rgba(166,121,70,.045)}
.breadcrumbs{display:flex;align-items:center;gap:.65rem;padding:.8rem clamp(1.25rem,4vw,5rem);background:#f5f2ea;border-bottom:1px solid var(--line);font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:var(--graphite);overflow-x:auto;white-space:nowrap}.breadcrumbs a{text-decoration:none}.breadcrumbs i{font-style:normal;color:var(--bronze)}.breadcrumbs span{color:var(--ink)}
.markets-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.8),rgba(3,9,14,.18)),url('/assets/barrier-islands-aerial.jpeg')}.market-directory{display:grid;grid-template-columns:repeat(2,1fr);background:#f3f0e8}.market-directory article{padding:clamp(3rem,6vw,7rem);min-height:430px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;flex-direction:column;justify-content:flex-end}.market-directory .market-primary{grid-column:1/-1;min-height:600px;color:#fff;background:linear-gradient(90deg,rgba(5,12,18,.72),rgba(5,12,18,.22)),url('/assets/sarasota-bay-aerial.jpeg') center/cover}.market-directory small{font-size:.65rem;letter-spacing:.16em;color:var(--bronze)}.market-directory h2{font-family:var(--sans);font-weight:300;font-size:clamp(2.2rem,4vw,4.8rem);margin:.7rem 0}.market-directory p{max-width:650px;color:var(--graphite)}.market-directory .market-primary p{color:#edf0f1}.market-directory a{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;text-underline-offset:5px;margin-top:1rem}
@media(max-width:1180px){header nav{gap:.82rem}header nav a,.header-phone{font-size:.61rem}.header-mark{min-width:175px}.header-mark strong{font-size:.9rem}}
@media(max-width:900px){.header-mark{min-width:0}.header-mark strong{font-size:.82rem}.header-mark span{font-size:.48rem}.sarasota-legacy{grid-template-columns:1fr}.legacy-filmstrip{min-height:72vh}.legacy-close{grid-column:auto}.home header #site-nav{padding-top:7rem}}
@media(max-width:600px){.sarasota-legacy{padding:4.5rem 1.25rem}.legacy-filmstrip{grid-template-columns:1fr;grid-template-rows:repeat(3,52vh)}.legacy-filmstrip figure:first-child{grid-row:auto}.legacy-close{display:block}.legacy-close .text-link{display:inline-block;margin-top:2rem}.page-hero{min-height:66vh}.page-hero h1{font-size:clamp(2.7rem,13vw,4.6rem)}.market-directory{grid-template-columns:1fr}.market-directory .market-primary{grid-column:auto;min-height:520px}.market-directory article{min-height:360px;padding:4rem 1.25rem}.contact-stage{padding-left:1.25rem;padding-right:1.25rem}.contact-details>div{grid-template-columns:1fr;gap:.35rem}}
.cinematic-coverage{max-width:950px;margin:1.15rem auto 0;color:#fff;font-size:clamp(.8rem,1vw,.98rem);line-height:1.6;letter-spacing:.025em}.cinematic-actions{display:flex;justify-content:center;gap:.8rem;flex-wrap:wrap}.cinematic-actions .primary{background:#fff;color:#101820}.cinematic-actions .primary:hover{background:rgba(255,255,255,.86)}.group-team{align-items:start}.group-team .team-heading{align-self:center}.group-team .cathy-member img{object-position:center top}@media(max-width:600px){.cinematic-copy{top:55%;width:92vw}.cinematic-copy .eyebrow{margin-bottom:.8rem}.cinematic-coverage{font-size:.72rem;line-height:1.45;margin-top:.8rem}.cinematic-line{margin:.7rem 0 1rem}.cinematic-actions{gap:.45rem}.cinematic-button{padding:.8rem .75rem;font-size:.53rem}.scroll-cue{display:none}}.page-markets-bird-key .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.16)),url('/assets/sarasota-bay-aerial.jpeg')}.page-markets-longboat-key .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.16)),url('/assets/barrier-islands-aerial.jpeg')}.page-markets-siesta-key .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.16)),url('/assets/sarasota-bay-aerial.jpeg')}.island-hero .hero-actions{margin-top:2.2rem}.intelligence-signup{background-image:linear-gradient(105deg,rgba(4,12,19,.97),rgba(4,12,19,.82)),url('/assets/sarasota-bay-aerial.jpeg')}.intelligence-signup h2{max-width:680px}.market-feature .market-list li{display:grid;grid-template-columns:55px 1fr;gap:1rem;padding:1.2rem 0;align-items:center}.market-feature .market-list li span{color:var(--bronze);font-size:.7rem;letter-spacing:.14em}.market-feature .market-list li b{font-family:var(--serif);font-size:1.25rem;font-weight:400}.social-footer{display:flex;flex-direction:row;align-items:center;gap:.7rem;border-top:1px solid rgba(255,255,255,.15);margin-top:4rem;padding:1.35rem 0}.social-footer a{width:42px;height:42px;display:grid;place-items:center;border:1px solid rgba(255,255,255,.3);border-radius:50%;text-decoration:none;color:#d9dddf;transition:color .2s ease,border-color .2s ease,background .2s ease,transform .2s ease}.social-footer svg{width:19px;height:19px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}.social-footer svg path:first-child:not(:last-child),.social-footer a:first-child svg path{fill:currentColor;stroke:none}.social-footer svg .solid{fill:currentColor;stroke:none}.social-footer a:hover,.social-footer a:focus-visible{color:#09121c;background:#fff;border-color:#fff;transform:translateY(-2px)}.social-footer span{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.legal{margin-top:0}.decision-intelligence{display:grid;grid-template-columns:.72fr 1.28fr;gap:7vw;padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,10rem);background:#ece7dc}.decision-intelligence>div:first-child{align-self:start;position:sticky;top:140px}.decision-intelligence h2{font-family:var(--sans);font-weight:300;font-size:clamp(2.3rem,4vw,4.7rem)}.decision-intelligence>div:first-child>p:not(.eyebrow){max-width:600px;color:var(--graphite)}.intelligence-measures{display:grid;grid-template-columns:1fr 1fr}.intelligence-measures article{border-top:1px solid var(--line);padding:2rem 1.5rem 2.5rem 0}.intelligence-measures article:nth-child(odd){border-right:1px solid var(--line)}.intelligence-measures article:nth-child(even){padding-left:1.5rem}.intelligence-measures span{font-size:.65rem;letter-spacing:.15em;color:var(--bronze)}.intelligence-measures h3{font-family:var(--sans);font-weight:300;margin:.5rem 0;font-size:1.65rem}.intelligence-measures p{color:var(--graphite);font-size:.92rem}.evidence-note{grid-column:2;font-size:.75rem;color:var(--graphite);border-top:1px solid var(--line);padding-top:1.2rem;margin:0}.listing-paths{display:flex;gap:1.2rem;flex-wrap:wrap}.listing-paths a+a{color:var(--bronze)}@media(max-width:900px){.decision-intelligence{grid-template-columns:1fr}.decision-intelligence>div:first-child{position:static}.evidence-note{grid-column:auto}}@media(max-width:600px){.social-footer{display:flex;gap:.55rem;padding:1.25rem 0}.social-footer a{width:40px;height:40px}.intelligence-measures{grid-template-columns:1fr}.intelligence-measures article:nth-child(odd){border-right:0}.intelligence-measures article:nth-child(even){padding-left:0}.evidence-note{margin-top:1rem}}
:root{--paper:#fbf7ef;--ink:#15212b;--graphite:#56636c;--bronze:#ad7740;--line:rgba(21,33,43,.18)}
body{background:var(--paper)}
.search-path,.insight-preview,.market-feature,.elliman-power{background:#fbf7ef}
.portfolio-list,.property-grid article,.portfolio-note{background:#f8f1e6}
.testimonial-cinematic{position:relative;height:145svh;background:#17212a}
.testimonial-sticky{position:sticky;top:0;height:100svh;display:grid;place-items:center;overflow:hidden;color:#fff;background:url('/assets/siesta-sunset-beach.jpeg') center/cover no-repeat}
.testimonial-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,23,30,.76),rgba(15,23,30,.42)),linear-gradient(180deg,rgba(9,16,22,.12),rgba(9,16,22,.42))}
.testimonial-content{position:relative;z-index:1;width:min(1180px,88vw);text-align:center;padding:5rem 1rem}
.testimonial-content .stars{color:#f4d2a0;font-size:1.15rem;letter-spacing:.35em;margin:0 0 2rem}
.testimonial-content blockquote{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(2.25rem,4.7vw,5.3rem);line-height:1.08;font-weight:400;margin:0 auto;max-width:1150px;text-wrap:balance;text-shadow:0 2px 28px rgba(0,0,0,.28)}
.testimonial-content cite{display:block;margin-top:2rem;font-style:normal;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase}
.testimonial-meta{display:flex;justify-content:center;align-items:baseline;gap:.8rem;margin:2rem 0 1.5rem}
.testimonial-meta strong{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:2.4rem;font-weight:400}
.testimonial-meta span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase}
.elliman-power{display:grid;grid-template-columns:.82fr 1.18fr;gap:7vw;padding:clamp(5rem,9vw,10rem) clamp(1.25rem,8vw,10rem);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.elliman-power-intro h2{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(3.2rem,5vw,6rem);font-weight:400;line-height:.98;margin:.7rem 0 1.5rem}
.elliman-power-intro>p:not(.eyebrow){max-width:560px;color:var(--graphite)}
.elliman-actions{display:flex;gap:1.5rem;align-items:center;flex-wrap:wrap;margin-top:2rem}
.elliman-facts{display:grid;grid-template-columns:1fr 1fr;align-self:center}
.elliman-facts article{min-height:190px;padding:2rem;border-top:1px solid var(--line);display:flex;flex-direction:column;justify-content:center}
.elliman-facts article:nth-child(odd){border-right:1px solid var(--line)}
.elliman-facts strong{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(2.6rem,4.5vw,5.2rem);font-weight:400;line-height:1;color:var(--ink)}
.elliman-facts span{margin-top:.8rem;font-size:.7rem;letter-spacing:.15em;text-transform:uppercase;color:var(--bronze)}
.elliman-source{grid-column:2;font-size:.72rem;color:var(--graphite);border-top:1px solid var(--line);padding-top:1rem;margin:0}
.closing-cinematic{position:relative;min-height:100svh;display:grid;place-items:center;color:#fff;text-align:center;background:url('/assets/1035-seaside-balcony.jpg') center/cover no-repeat}
.closing-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(9,17,23,.2),rgba(9,17,23,.7))}
.closing-content{position:relative;z-index:1;width:min(980px,88vw)}
.closing-content h2{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(3.4rem,7vw,8rem);line-height:.92;font-weight:400;margin:.8rem 0 1.6rem;text-wrap:balance}
.closing-content>p:not(.eyebrow){max-width:720px;margin:0 auto;color:#f5f1ea;font-size:clamp(1rem,1.4vw,1.25rem)}
.closing-content>span{display:block;margin-top:2rem;font-size:.68rem;letter-spacing:.17em;text-transform:uppercase}
@media(max-width:900px){.testimonial-cinematic{height:auto}.testimonial-sticky{position:relative;min-height:100svh;height:auto}.elliman-power{grid-template-columns:1fr}.elliman-source{grid-column:auto}.closing-cinematic{min-height:88svh}}
@media(max-width:600px){.testimonial-content{width:92vw;padding:4rem .5rem}.testimonial-content blockquote{font-size:clamp(2rem,10vw,3rem)}.testimonial-sticky{background-position:58% center}.elliman-power{padding:5rem 1.25rem}.elliman-facts article{padding:1.5rem .8rem;min-height:155px}.elliman-facts strong{font-size:2.55rem}.elliman-facts span{font-size:.6rem}.closing-content h2{font-size:clamp(3rem,15vw,4.8rem)}}

img{image-rendering:auto}
.portfolio-showcase{display:grid;grid-template-columns:1.35fr .65fr;grid-template-rows:1fr 1fr;min-height:100svh;background:#0b1620;gap:2px}
.showcase-card{position:relative;display:flex;align-items:flex-end;min-height:50svh;overflow:hidden;color:#fff;text-decoration:none}
.showcase-card:first-child{grid-row:1/3;min-height:100svh}
.showcase-card>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease,filter .4s ease}
.showcase-card:hover>img{transform:scale(1.018)}
.showcase-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(5,12,18,.04) 24%,rgba(5,12,18,.79) 100%)}
.showcase-card>div{position:relative;z-index:1;padding:clamp(2rem,5vw,5rem);width:100%}
.showcase-card h2{font-family:Didot,'Bodoni 72','Times New Roman',serif;font-size:clamp(2.2rem,4.5vw,5.8rem);font-weight:400;line-height:1;margin:.55rem 0}
.showcase-card:not(:first-child) h2{font-size:clamp(1.8rem,2.8vw,3.3rem)}
.showcase-card>div>p:last-child{font-size:.68rem;letter-spacing:.12em;text-transform:uppercase}
.market-directory{gap:2px;background:#fff}
.market-directory article,.market-directory .market-primary{position:relative;isolation:isolate;color:#fff;overflow:hidden;background:linear-gradient(180deg,rgba(4,12,19,.1),rgba(4,12,19,.82)),var(--market-image) center/cover no-repeat}
.market-directory .market-primary{background:linear-gradient(180deg,rgba(4,12,19,.08),rgba(4,12,19,.8)),url('/assets/sarasota-architecture.jpeg') center/cover no-repeat}
.market-directory article:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,transparent 40%,rgba(5,13,20,.23));pointer-events:none}
.market-directory article p,.market-directory .market-primary p{color:#f3f4f2;text-shadow:0 1px 12px rgba(0,0,0,.34)}
.market-directory article a{color:#fff}
.market-directory article h2{text-shadow:0 2px 22px rgba(0,0,0,.28)}
.opportunity-grid{gap:2px;background:#fff}
.opportunity-grid a{position:relative;isolation:isolate;overflow:hidden;background-position:center;background-size:cover;min-height:560px;padding:clamp(3rem,5vw,6rem);border-right:1px solid rgba(255,255,255,.18);display:flex;flex-direction:column;justify-content:flex-end;color:#fff;text-decoration:none}
.opportunity-grid a:before{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(4,12,19,.04),rgba(4,12,19,.9))}
.opportunity-grid .development-card{background-image:url('/assets/crexi-manatee-development.webp')}
.opportunity-grid .multifamily-card{background-image:url('/assets/crexi-palmadelia.webp')}
.opportunity-grid .office-card{background-image:url('/assets/crexi-rhodes-office.webp')}
.opportunity-grid a>p:first-child{color:#f2cf9e}
.opportunity-grid a>span{display:inline-block;margin-top:1.2rem;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:underline;text-underline-offset:5px}
.steps article>span,.search-choice article>span,.opportunity-grid article>span,.intelligence-measures article>span{display:none}
.factor-list li{display:block;padding:1rem 0}
.story-images img,.showcase-card img,.market-directory article,.opportunity-grid a{filter:saturate(1.05) contrast(1.025)}
@media(max-width:900px){.portfolio-showcase{grid-template-columns:1fr;grid-template-rows:auto}.showcase-card:first-child{grid-row:auto;min-height:78svh}.showcase-card{min-height:58svh}.market-directory article{min-height:58svh}}
@media(max-width:900px){.opportunity-grid a{min-height:430px}}
@media(max-width:600px){.showcase-card>div{padding:2rem 1.25rem}.showcase-card h2,.showcase-card:not(:first-child) h2{font-size:clamp(2rem,11vw,3.4rem)}.market-directory article{min-height:62svh}.opportunity-grid a{min-height:410px;padding:3rem 1.25rem}}

@font-face{font-family:Poppins;src:url('/assets/poppins-300.ttf') format('truetype');font-weight:300;font-display:swap}
@font-face{font-family:Poppins;src:url('/assets/poppins-400.ttf') format('truetype');font-weight:400;font-display:swap}
@font-face{font-family:Poppins;src:url('/assets/poppins-500.ttf') format('truetype');font-weight:500;font-display:swap}
@font-face{font-family:Poppins;src:url('/assets/poppins-600.ttf') format('truetype');font-weight:600;font-display:swap}
:root{--sans:Poppins,'Century Gothic','Avenir Next',Arial,sans-serif;--serif:Poppins,'Century Gothic','Avenir Next',Arial,sans-serif}
body,button,input,select,textarea,h1,h2,h3,.dek,.big-quote,.pullquote,.property-price,.closing-content h2,.testimonial-content blockquote,.showcase-card h2,.elliman-facts strong{font-family:var(--sans)}
h1,h2,h3,.dek,.property-price,.closing-content h2,.testimonial-content blockquote,.showcase-card h2,.elliman-facts strong{font-weight:300;letter-spacing:-.035em}
p{letter-spacing:-.005em}.eyebrow,small,.button,.cinematic-button{font-weight:500}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.markets-hero{background-image:linear-gradient(90deg,rgba(4,12,19,.72),rgba(4,12,19,.18)),url('/assets/st-armands-street-rex.webp');background-position:center;background-size:cover;color:#fff}
.markets-hero .dek{color:#fff;max-width:56rem}
.market-directory .market-primary{background-image:linear-gradient(180deg,rgba(4,12,19,.05),rgba(4,12,19,.82)),url('/assets/sarasota-architecture.jpeg')}
.page-markets-siesta-key .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.72),rgba(3,9,14,.18)),url('/assets/siesta-pavilion-rex.webp')}
.page-markets-downtown-sarasota .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.72),rgba(3,9,14,.18)),url('/assets/downtown-sunset-rex.webp')}
.page-markets-lido-st-armands .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.72),rgba(3,9,14,.18)),url('/assets/st-armands-street-rex.webp')}
.page-markets-west-of-trail>.breadcrumbs+main{background:none}
.page-markets-west-of-trail .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.78),rgba(3,9,14,.2)),url('/assets/sarasota-architecture.jpeg');background-position:center;background-size:cover;color:#fff}
.page-markets-west-of-trail .page-hero .dek{color:#fff}
.page-markets-west-of-trail-harbor-acres-bay-point .page-hero,.page-markets-west-of-trail-hudson-bayou-avondale .page-hero,.page-markets-west-of-trail-cherokee-park .page-hero,.page-markets-west-of-trail-mcclellan-park .page-hero,.page-markets-west-of-trail-poinsettia-park .page-hero,.page-markets-west-of-trail-flower-streets-southside .page-hero,.page-markets-west-of-trail-san-remo .page-hero{background:#10202d;color:#fff;min-height:58vh}
.page-markets-west-of-trail-harbor-acres-bay-point .page-hero .dek,.page-markets-west-of-trail-hudson-bayou-avondale .page-hero .dek,.page-markets-west-of-trail-cherokee-park .page-hero .dek,.page-markets-west-of-trail-mcclellan-park .page-hero .dek,.page-markets-west-of-trail-poinsettia-park .page-hero .dek,.page-markets-west-of-trail-flower-streets-southside .page-hero .dek,.page-markets-west-of-trail-san-remo .page-hero .dek{color:#e7edf0}
.page-selling .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.76),rgba(3,9,14,.20)),url('/assets/sarasota-architecture.jpeg');background-position:center;background-size:cover;color:#fff}
.page-selling .page-hero .dek{color:#fff}
.page-results .page-hero,.portfolio-hero{background:#10202d;color:#fff;background-image:none}
.page-results .page-hero .dek,.portfolio-hero .dek{color:#e5ecef}
.property-grid{padding:2px;gap:2px;background:#fff}
.property-grid .property-card,.property-grid .property-featured{position:relative;display:flex;min-height:620px;padding:0;background:#10202d;color:#fff;overflow:hidden}
.property-grid .property-card>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(1.08) contrast(1.04)}
.property-grid .property-card:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(2,8,12,.04) 25%,rgba(2,8,12,.88));z-index:1}
.property-grid .property-card>div{position:relative;z-index:2;align-self:flex-end;padding:clamp(2rem,4vw,4rem);width:100%}
.property-grid .property-card p{max-width:42rem}.property-grid .property-card a{color:#fff}.property-grid .property-featured{grid-column:span 2;min-height:760px}
.steps article{grid-template-columns:minmax(220px,.7fr) minmax(0,1fr);gap:clamp(2rem,7vw,8rem);align-items:start}
.steps h2{font-size:clamp(2rem,3.3vw,3.7rem)}
.about-editorial .rex-signature-panel{min-height:620px;padding:2rem;background:linear-gradient(180deg,rgba(3,9,14,.05),rgba(3,9,14,.48)),url('/assets/rex-signature-palms.webp') center/cover no-repeat;display:flex;align-items:flex-end;border:0}
.group-team .team-member img{filter:grayscale(1) sepia(.35) saturate(.7) contrast(1.08);object-position:center top}
.group-team .cathy-member img{object-position:center top}
.testimonial-content cite{text-transform:none}
@media(max-width:900px){.property-grid .property-featured{grid-column:1/-1}.property-grid .property-card{min-height:560px}.steps article{grid-template-columns:1fr;gap:.5rem}.about-editorial .rex-signature-panel{min-height:70vh}}
@media(max-width:600px){.property-grid .property-featured{grid-column:auto}.property-grid .property-card{min-height:72vh}.property-grid .property-card>div{padding:2rem 1.25rem}.steps article{grid-template-columns:1fr}.about-editorial .rex-signature-panel{min-height:74vh}}

@font-face{font-family:'Cormorant Garamond';src:url('/assets/cormorant-400.ttf') format('truetype');font-weight:400;font-display:swap}
@font-face{font-family:'Cormorant Garamond';src:url('/assets/cormorant-500.ttf') format('truetype');font-weight:500;font-display:swap}
:root{--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:Poppins,'Century Gothic','Avenir Next',Arial,sans-serif;--readable:#34424d;--soft-ink:#263743}
body{color:var(--ink);font-size:16px;line-height:1.7}
h1{font-family:var(--serif);font-size:clamp(3rem,5.1vw,5.8rem);font-weight:400;line-height:.98;letter-spacing:-.025em;text-wrap:balance}
h2{font-family:var(--sans);font-size:clamp(1.95rem,2.8vw,3.25rem);font-weight:300;line-height:1.12;letter-spacing:-.035em;text-wrap:balance}
h3{font-family:var(--sans);font-size:clamp(1.3rem,1.7vw,1.75rem);font-weight:400;line-height:1.2;letter-spacing:-.02em;text-wrap:balance}
.dek{font-family:var(--sans);font-size:clamp(1.03rem,1.35vw,1.25rem);line-height:1.65;letter-spacing:-.012em;max-width:52rem;text-wrap:pretty}
p{max-width:72ch;text-wrap:pretty}
.eyebrow{font-size:.72rem;line-height:1.4;letter-spacing:.17em;margin-bottom:1rem}
.page-hero{min-height:68vh;padding:clamp(5rem,8vw,7.5rem) clamp(1.25rem,8vw,9rem)}
.page-hero h1{font-family:var(--serif);font-size:clamp(3.1rem,5.35vw,6rem);line-height:.98;max-width:82rem;text-wrap:balance}
.page-hero .dek{max-width:52rem}
.cinematic-copy h1{font-family:var(--serif);font-size:clamp(3.1rem,4.8vw,5.3rem);font-weight:500;letter-spacing:.055em;line-height:1;white-space:nowrap}
.cinematic-line{font-family:var(--serif);font-size:clamp(1.2rem,1.65vw,1.55rem)}
.home section:not(.cinematic-hero) h2{font-size:clamp(2rem,3vw,3.35rem);line-height:1.1}
.showcase-card h2,.showcase-card:not(:first-child) h2{font-family:var(--serif);font-size:clamp(2.15rem,3.65vw,4.35rem);line-height:1}
.showcase-card:not(:first-child) h2{font-size:clamp(1.75rem,2.25vw,2.7rem)}
.portfolio-visual h2{font-size:clamp(2.15rem,3.1vw,3.5rem)!important;line-height:1.04}
.team-preview h3,.group-team h3{font-size:clamp(1.45rem,1.8vw,1.95rem)!important}
.legacy-intro h2{font-family:var(--serif)!important;font-size:clamp(2.75rem,4vw,4.5rem)!important;line-height:.98}
.search-choice h2{font-size:clamp(1.9rem,2.6vw,2.9rem)}
.testimonial-content blockquote{font-family:var(--serif);font-size:clamp(2.4rem,4vw,4.6rem);line-height:1.03;max-width:68rem}
.closing-content h2{font-family:var(--serif);font-size:clamp(3rem,5.7vw,6.4rem);line-height:.98;max-width:68rem;margin-inline:auto}
.statement,.process,.insight-preview,.article,.report-body{padding-top:clamp(4.5rem,7vw,7rem);padding-bottom:clamp(4.5rem,7vw,7rem)}
.editorial,.review-grid,.rex-intro,.form-section,.decision-intelligence,.group-team,.investment-intro,.investment-connect{padding-top:clamp(4.5rem,7vw,7rem);padding-bottom:clamp(4.5rem,7vw,7rem)}
.about-hero h1{font-family:var(--serif);font-size:clamp(3rem,4.6vw,5.35rem);line-height:.98}
.about-editorial{grid-template-columns:minmax(0,1.28fr) minmax(300px,.72fr);gap:clamp(4rem,8vw,9rem);align-items:center;background:var(--paper)}
.about-editorial>div{max-width:53rem}
.about-editorial h2{font-size:clamp(2rem,2.55vw,2.85rem);line-height:1.12;max-width:48rem;margin-bottom:1.75rem}
.about-editorial>div>p:not(.eyebrow){color:var(--readable)}
.about-editorial .rex-signature-panel{min-height:0;padding:clamp(2rem,4vw,4.5rem) 0 clamp(2rem,4vw,4.5rem) clamp(2.5rem,5vw,5.5rem);background:none;color:var(--ink);display:block;border:0;border-left:1px solid rgba(17,28,40,.22)}
.rex-signature-question,.rex-signature-answer{font-family:var(--serif);color:#101417;line-height:.92;margin:0;max-width:none}
.rex-signature-question{font-size:clamp(2.35rem,3.4vw,4rem);font-weight:400;letter-spacing:-.025em}
.rex-signature-answer{font-size:clamp(1.9rem,2.75vw,3.2rem);font-style:italic;margin:.45rem 0 2.5rem;color:#2a3034}
.rex-signature-panel .text-link{font-size:.72rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase}
.steps{padding-top:1rem;padding-bottom:clamp(5rem,8vw,8rem)}
.steps article{display:grid;grid-template-columns:minmax(230px,.62fr) minmax(0,1fr);column-gap:clamp(3rem,8vw,9rem);row-gap:1rem;align-items:start;padding:clamp(2rem,3vw,3rem) 0}
.steps h2{font-size:clamp(1.85rem,2.35vw,2.65rem);line-height:1.1;margin:0;max-width:15ch}
.steps p{font-size:1.02rem;line-height:1.75;color:var(--readable);margin:.15rem 0 0;max-width:52ch}
.service-links h3{font-size:clamp(1.35rem,1.7vw,1.75rem)}
.market-feature{grid-template-columns:minmax(280px,.72fr) minmax(0,1.28fr);gap:clamp(4rem,8vw,9rem);padding-top:clamp(4.5rem,7vw,7rem);padding-bottom:clamp(4.5rem,7vw,7rem);background:#fbf7ef;color:var(--ink)}
.market-feature>div{align-self:start}.market-feature h2{font-size:clamp(2rem,2.8vw,3.1rem)}
.market-feature p{color:var(--readable);font-size:1rem;line-height:1.75}
.market-feature .outline{color:var(--ink);border-color:var(--ink)}
.market-feature .market-list li{display:block;padding:0;border-color:rgba(17,28,40,.2)}
.market-feature .market-list li:last-child{border-color:rgba(17,28,40,.2)}
.market-feature .market-list a{grid-template-columns:minmax(190px,.75fr) minmax(0,1.25fr);gap:clamp(1.5rem,4vw,4rem);padding:1.25rem 0}
.market-feature .market-list b{font-family:var(--sans);font-size:1.05rem;font-weight:500;color:var(--ink);line-height:1.35}
.market-feature .market-list span{font-size:.92rem;line-height:1.55;letter-spacing:0;color:#46545e}
.decision-intelligence{grid-template-columns:minmax(300px,.8fr) minmax(0,1.2fr);gap:clamp(4rem,7vw,8rem)}
.decision-intelligence h2{font-size:clamp(2rem,2.7vw,3.05rem);line-height:1.12}
.intelligence-measures h3{font-size:1.35rem}
.intelligence-measures p{color:#3e4c56;font-size:.95rem;line-height:1.65}
.investment-hero h1{font-family:var(--serif);font-size:clamp(3.1rem,5vw,5.7rem);line-height:.98;max-width:70rem}
.investment-intro h2,.investment-connect h2{font-size:clamp(2rem,2.75vw,3.15rem)}
.property-grid h2{font-family:var(--serif);font-size:clamp(2.1rem,3vw,3.55rem);line-height:1}
.listing-authority h2,.property-story h2{font-size:clamp(1.85rem,2.5vw,2.75rem)}
.contact-panel h1{font-family:var(--serif);font-size:clamp(3rem,4.2vw,4.8rem);line-height:1}
.contact-form-wrap h2{font-size:clamp(1.8rem,2.45vw,2.7rem)}
.report-panel h2,.case h2{font-size:clamp(2rem,2.8vw,3.15rem);max-width:58rem}
.insights-list h2{font-size:clamp(1.6rem,2vw,2.15rem);line-height:1.18}
.large-list li{font-family:var(--sans);font-size:1.05rem;line-height:1.55}
.second-opinion h2,.closing h2{font-size:clamp(2.2rem,3.4vw,3.9rem);line-height:1.05;max-width:66rem}
@media(max-width:900px){
  .about-editorial,.market-feature,.decision-intelligence{grid-template-columns:1fr;gap:3.5rem}
  .about-editorial .rex-signature-panel{padding:3rem 0 0;border-left:0;border-top:1px solid rgba(17,28,40,.22)}
  .steps article{grid-template-columns:minmax(190px,.55fr) minmax(0,1fr);column-gap:3rem}
  .market-feature .market-list a{grid-template-columns:minmax(180px,.75fr) minmax(0,1.25fr)}
  .cinematic-copy h1{white-space:normal}
}
@media(max-width:600px){
  body{font-size:16px}
  h1{font-size:clamp(2.65rem,12vw,3.8rem)}h2{font-size:clamp(1.8rem,8vw,2.45rem)}
  .page-hero{min-height:60vh;padding-top:5.5rem;padding-bottom:4rem}
  .page-hero h1{font-size:clamp(2.75rem,12.5vw,4rem);line-height:1}
  .cinematic-copy h1{font-size:clamp(2.4rem,10vw,3.45rem);line-height:1.02}
  .home section:not(.cinematic-hero) h2{font-size:clamp(1.9rem,8.5vw,2.7rem)}
  .showcase-card h2,.showcase-card:not(:first-child) h2{font-size:clamp(2rem,9vw,2.9rem)}
  .testimonial-content blockquote{font-size:clamp(2rem,9.4vw,3rem);line-height:1.06}
  .closing-content h2{font-size:clamp(2.7rem,12vw,4rem)}
  .about-hero h1{font-size:clamp(2.75rem,11.5vw,3.8rem)}
  .about-editorial h2{font-size:clamp(1.9rem,8vw,2.45rem)}
  .rex-signature-question{font-size:clamp(2.35rem,11vw,3.25rem)}.rex-signature-answer{font-size:clamp(2rem,9.5vw,2.8rem)}
  .steps article{grid-template-columns:1fr;gap:.75rem;padding:2rem 0}.steps h2{max-width:none;font-size:2rem}.steps p{grid-column:1;margin:0}
  .market-feature .market-list a{grid-template-columns:1fr;gap:.35rem;padding:1.1rem 0}
  .market-feature{gap:3rem}.decision-intelligence{gap:3rem}
  .property-grid h2{font-size:clamp(2rem,9.5vw,2.9rem)}
  .investment-hero h1,.contact-panel h1{font-size:clamp(2.8rem,12vw,4rem)}
  .second-opinion h2,.closing h2{font-size:clamp(2.15rem,9.5vw,3rem)}
}

:root{
  --paper:#fbfdfc;
  --ink:#0c2d42;
  --graphite:#4f6875;
  --readable:#385666;
  --soft-ink:#24495b;
  --bronze:#c66059;
  --coral:#c66059;
  --coral-soft:#f5d8d3;
  --sea:#cfe9e7;
  --sea-soft:#edf8f6;
  --sky:#dceff7;
  --sky-soft:#f0f8fb;
  --shell:#fbfdfc;
  --club-green:#31695f;
  --line:rgba(12,45,66,.17)
}
html{background:#fff}
body{background:var(--paper);color:var(--ink)}
a{color:inherit}
header{background:rgba(255,255,255,.95);border-color:var(--line);box-shadow:0 1px 0 rgba(12,45,66,.04);backdrop-filter:blur(14px)}
.home header{background:linear-gradient(180deg,rgba(4,26,40,.74),rgba(4,26,40,.08));box-shadow:none;border-color:rgba(255,255,255,.16)}
.breadcrumbs{background:#fff;color:#54707d;border-color:var(--line)}
.breadcrumbs i,.eyebrow,.market-directory small,.intelligence-measures span,.elliman-facts span{color:var(--coral)}
.button{background:var(--ink);border-color:var(--ink);color:#fff}
.button:hover,.button:focus-visible{background:var(--club-green);border-color:var(--club-green);color:#fff}
.button.outline{background:transparent;color:var(--ink);border-color:var(--ink)}
.button.outline:hover,.button.outline:focus-visible{background:var(--ink);color:#fff}
.text-link{text-decoration-color:var(--coral);text-decoration-thickness:1px}
.home .statement,.search-path,.about-editorial,.article,.report-body,.portfolio-note,.property-story{background:#fff}
.home .process,.insight-preview,.decision-intelligence,.intelligence-signup{background:var(--sky-soft);color:var(--ink)}
.market-feature,.report-panel,.review-grid{background:var(--sea-soft);color:var(--ink)}
.elliman-power,.investment-intro,.investment-connect,.group-team{background:var(--shell)}
.search-choice,.form-section,.campaign{background:var(--sky-soft);color:var(--ink)}
.search-choice article{background:#fff;color:var(--ink);border-color:var(--line)}
.search-choice article+article{background:var(--ink);color:#fff}
.search-choice article+article p{color:#dce9ee}
.search-choice article+article .outline{color:#fff;border-color:#fff}
.lead-form,.case,.property-grid article,.legal-page{background:#fff;color:var(--ink);border-color:var(--line);box-shadow:0 18px 55px rgba(12,45,66,.06)}
.lead-form{border-top:3px solid var(--coral)}
.lead-form input,.lead-form select,.lead-form textarea{background:#fff;color:var(--ink);border-color:rgba(12,45,66,.25)}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:var(--club-green);outline:2px solid rgba(49,105,95,.14)}
.form-section>div>p,.form-section>div>ul,.intelligence-signup>div>p{color:var(--readable)}
.form-section .large-list li{border-color:var(--line)}
.intelligence-signup{background-image:none}
.intelligence-signup .lead-form{background:#fff}
.market-feature{background:var(--sea-soft)}
.market-feature .market-list li,.market-feature .market-list li:last-child{border-color:rgba(12,45,66,.18)}
.market-feature .market-list span{color:#456673}
.decision-intelligence{background:var(--sky-soft)}
.report-panel{background:var(--sea-soft);background-image:none}
.portfolio-list{background:#fff}
.portfolio-list article{background:#fff;border-color:var(--line)}
.portfolio-list article:hover{background:var(--sky-soft)}
.case blockquote{border-color:var(--coral)}
.about-editorial .rex-signature-panel{border-color:rgba(12,45,66,.2)}
.rex-signature-question,.rex-signature-answer{color:var(--ink)}
.rex-signature-answer{color:var(--club-green)}
.group-team .team-member img{filter:grayscale(.08) saturate(1.02) contrast(1.03)}
.sarasota-legacy,.rex-opening,.page-results .page-hero,.portfolio-hero,.second-opinion,.listing-authority,footer{background-color:var(--ink);color:#fff}
.page-results .page-hero .dek,.portfolio-hero .dek,.sarasota-legacy p,.second-opinion p,.listing-authority p{color:#dce9ee}
.portfolio-showcase,.property-grid .property-card,.property-grid .property-featured{background-color:var(--ink)}
.testimonial-cinematic{background:var(--ink)}
.testimonial-content .stars{color:#fff}
.testimonial-overlay{background:linear-gradient(90deg,rgba(5,31,47,.66),rgba(5,31,47,.28)),linear-gradient(180deg,rgba(5,31,47,.04),rgba(5,31,47,.45))}
.closing-shade{background:linear-gradient(180deg,rgba(5,31,47,.08),rgba(5,31,47,.62))}
.opportunity-grid a>p:first-child{color:#ffd7cf}
.social-footer a{color:#dceff7;border-color:rgba(255,255,255,.38)}
.social-footer a:hover,.social-footer a:focus-visible{background:var(--sea);border-color:var(--sea);color:var(--ink)}
.market-directory,.opportunity-grid,.property-grid{background:#fff}
.market-directory article:after{background:linear-gradient(180deg,transparent 38%,rgba(5,31,47,.26))}
.market-directory article,.market-directory .market-primary{background-image:linear-gradient(180deg,rgba(5,31,47,.03),rgba(5,31,47,.72)),var(--market-image)}
.market-directory .market-primary{background-image:linear-gradient(180deg,rgba(5,31,47,.02),rgba(5,31,47,.7)),url('/assets/sarasota-architecture.jpeg')}
.page-markets-west-of-trail-harbor-acres-bay-point .page-hero,.page-markets-west-of-trail-hudson-bayou-avondale .page-hero,.page-markets-west-of-trail-cherokee-park .page-hero,.page-markets-west-of-trail-mcclellan-park .page-hero,.page-markets-west-of-trail-poinsettia-park .page-hero,.page-markets-west-of-trail-flower-streets-southside .page-hero,.page-markets-west-of-trail-san-remo .page-hero{background-color:var(--ink)}
.legal{background:var(--ink)}
::selection{background:var(--sea);color:var(--ink)}
@media(max-width:900px){
  .home header{background:rgba(5,31,47,.92)}
  .about-editorial .rex-signature-panel{border-color:rgba(12,45,66,.2)}
}

.home main{overflow:clip;background:#fff}
.home main>section{position:relative;margin:0;border:0}
.rex-opening{grid-template-columns:minmax(380px,.82fr) minmax(0,1.18fr);min-height:90svh;background:var(--sky-soft);color:var(--ink)}
.rex-opening figure{min-height:90svh}
.rex-opening figure img{filter:none;object-position:center 22%}
.rex-opening-copy{padding:clamp(4.5rem,7vw,7.5rem)}
.rex-opening h2{font-size:clamp(2.4rem,3.5vw,4rem);line-height:1.08;margin:0 0 1.7rem}
.rex-lede{color:var(--readable);max-width:42rem}
.rex-facts{border-color:rgba(12,45,66,.18);color:var(--soft-ink);margin:1.8rem 0}
.rex-opening .light-link{color:var(--ink)}
.rex-tagline{color:var(--club-green);margin-top:2.2rem}
.portfolio-showcase{gap:0;background:#fff}
.showcase-card{border:0}
.testimonial-cinematic{height:112svh}
.testimonial-sticky{background-position:center 48%}
.testimonial-content{padding-block:4rem}
.testimonial-content blockquote{max-width:62rem;font-size:clamp(2.2rem,3.55vw,4.05rem)}
.sarasota-legacy{background:#fff;color:var(--ink);padding:0;display:grid;grid-template-columns:minmax(310px,.62fr) minmax(0,1.38fr);gap:0}
.legacy-intro{padding:clamp(4.5rem,7vw,7.5rem);align-self:center}
.legacy-intro>p:not(.eyebrow){color:var(--readable)}
.legacy-note{color:#607985}
.legacy-filmstrip{gap:0;min-height:88svh}
.legacy-filmstrip figure{min-height:0}
.legacy-close{grid-column:1/-1;margin:0;padding:clamp(2.5rem,4vw,4rem) clamp(1.5rem,7vw,7.5rem);border-top:1px solid var(--line);background:var(--sea-soft);align-items:center}
.legacy-close p{color:var(--ink);font-size:clamp(1.4rem,2vw,2.15rem);max-width:52rem}
.legacy-close .light-link{color:var(--ink)}
.search-path{background:#fff;border-bottom:1px solid var(--line);padding-top:clamp(4rem,6vw,6rem);padding-bottom:clamp(4rem,6vw,6rem)}
.elliman-power{border-top:0;background:var(--sky-soft)}
.sarasota-story{grid-template-columns:minmax(320px,.68fr) minmax(0,1.32fr);background:var(--sea-soft);color:var(--ink)}
.story-copy{padding:clamp(4.5rem,7vw,7.5rem)}
.story-copy h2{font-size:clamp(2.25rem,3.25vw,3.75rem);line-height:1.08}
.story-copy>p:not(.eyebrow){color:var(--readable)}
.story-copy .light-link{color:var(--ink)}
.story-images{gap:0;background:#fff}
.market-feature{border-top:0}
.insight-preview{background:#fff}
.closing-cinematic{min-height:92svh}
@media(max-width:900px){
  .rex-opening,.sarasota-legacy,.sarasota-story{grid-template-columns:1fr}
  .rex-opening figure{min-height:68svh}
  .legacy-filmstrip{min-height:74svh}
  .legacy-close{grid-column:auto}
  .testimonial-cinematic{height:auto}
}
@media(max-width:600px){
  .rex-opening figure{min-height:58svh}
  .rex-opening-copy,.legacy-intro,.story-copy{padding:4rem 1.25rem}
  .rex-opening h2{font-size:clamp(2.25rem,10vw,3.15rem)}
  .legacy-filmstrip{display:grid;grid-template-columns:1fr;grid-template-rows:repeat(3,48svh);min-height:0}
  .legacy-close{padding:3rem 1.25rem}
  .testimonial-sticky{min-height:88svh}
}

:root{
  --paper:#f7fafb;
  --ink:#092d45;
  --graphite:#526c7b;
  --readable:#36586a;
  --soft-ink:#234b61;
  --bronze:#256f7b;
  --coral:#256f7b;
  --line:rgba(9,45,69,.18)
}
body{
  position:relative;
  background-color:#062b43;
  background-image:linear-gradient(rgba(6,43,67,.84),rgba(6,43,67,.9)),url('/assets/siesta-beachwide-rex.webp');
  background-position:center;
  background-size:cover;
  background-attachment:fixed
}
body:after{
  content:'THE GLASSON GROUPA DOUGLAS ELLIMAN';
  white-space:pre;
  position:fixed;
  right:clamp(1.5rem,4vw,5rem);
  bottom:clamp(1.5rem,4vw,4rem);
  z-index:0;
  color:rgba(255,255,255,.12);
  font-family:var(--serif);
  font-size:clamp(1.25rem,2.3vw,2.8rem);
  line-height:1.35;
  letter-spacing:.12em;
  text-align:right;
  pointer-events:none
}
header,main,footer{position:relative;z-index:1}
body>header{z-index:30}
header{background:rgba(5,37,58,.94);color:#fff;border-color:rgba(255,255,255,.16)}
header a,.header-mark{color:#fff}
.breadcrumbs{width:min(1480px,calc(100% - 3rem));margin:1.25rem auto 0;background:rgba(247,250,251,.96)}
body:not(.home) main{padding:0 0 clamp(2rem,5vw,5rem)}
body:not(.home) main>section,
body:not(.home) main>.page-hero,
body:not(.home) main>.about-hero,
body:not(.home) main>.contact-stage,
body:not(.home) main>.investment-hero,
body:not(.home) main>.property-detail-hero,
body:not(.home) main>.portfolio-hero{
  width:min(1480px,calc(100% - 3rem));
  margin:clamp(1.25rem,2.2vw,2.25rem) auto 0;
  box-shadow:0 24px 70px rgba(1,19,31,.2)
}
.home main>section:not(.cinematic-hero){
  width:min(1480px,calc(100% - 3rem));
  margin:clamp(1.25rem,2.2vw,2.25rem) auto 0;
  box-shadow:0 24px 70px rgba(1,19,31,.2)
}
.home .cinematic-hero{width:100%;margin:0;box-shadow:none}
.home .portfolio-showcase{min-height:0;grid-template-rows:360px 360px}
.home .showcase-card{min-height:360px}
.home .showcase-card:first-child{min-height:720px}
.testimonial-cinematic{height:92svh;min-height:680px}
.testimonial-sticky{height:92svh;min-height:680px}
.sarasota-legacy{min-height:0}
.legacy-filmstrip{min-height:740px}
.closing-cinematic{
  min-height:78svh;
  background-image:url('/assets/siesta-lifeguard-rex.webp');
  background-position:center 42%
}
.closing-shade{background:linear-gradient(180deg,rgba(3,31,49,.12),rgba(3,31,49,.68))}
.rex-tagline{display:flex;flex-direction:column;gap:.12em;line-height:.9}
.rex-tagline span{display:block;white-space:nowrap}
.eyebrow,.market-directory small,.intelligence-measures span,.elliman-facts span{color:var(--bronze)}
.rex-opening .eyebrow,.sarasota-story .eyebrow{color:#256f7b}
.portfolio-showcase .eyebrow,.testimonial-content .eyebrow,.closing-content .eyebrow,.page-hero .eyebrow,.sarasota-legacy .eyebrow,.second-opinion .eyebrow,.listing-authority .eyebrow{color:#bce9eb}
.market-feature .market-list span{color:#365f70}
.cinematic-hero+.rex-opening{margin-top:clamp(1.25rem,2.2vw,2.25rem)}
.home footer{margin-top:clamp(1.25rem,2.2vw,2.25rem)}
footer{background:#05253a}
@media(max-width:900px){
  body{background-attachment:scroll}
  body:after{font-size:1rem;right:1rem;bottom:1rem}
  .home .portfolio-showcase{grid-template-rows:auto}
  .home .showcase-card,.home .showcase-card:first-child{min-height:62svh}
  .testimonial-cinematic,.testimonial-sticky{height:auto;min-height:86svh}
  .legacy-filmstrip{min-height:70svh}
}
@media(max-width:600px){
  .breadcrumbs,
  body:not(.home) main>section,
  body:not(.home) main>.page-hero,
  body:not(.home) main>.about-hero,
  body:not(.home) main>.contact-stage,
  body:not(.home) main>.investment-hero,
  body:not(.home) main>.property-detail-hero,
  body:not(.home) main>.portfolio-hero,
  .home main>section:not(.cinematic-hero){width:calc(100% - 1rem);margin-top:.5rem}
  .cinematic-hero+.rex-opening{margin-top:.5rem}
  .rex-tagline span{white-space:normal}
  .closing-cinematic{min-height:78svh;background-position:58% center}
}

/* A+ editorial refinement: disciplined type, compact chapters, four-property portfolio */
:root{--readable:#17384b;--meta:#446474}
p,li,dd,label,.dek{font-size:max(1rem,16px);line-height:1.68}
.eyebrow,.property-grid small,.market-directory small,.listing-authority small,.intelligence-measures span{font-size:clamp(.72rem,.68rem + .12vw,.82rem)!important;line-height:1.45;letter-spacing:.13em;font-weight:500}
.page-hero{min-height:clamp(500px,64vh,690px);padding:clamp(6.5rem,10vw,9rem) clamp(1.5rem,7vw,7rem) clamp(3.5rem,6vw,5.5rem)}
.page-hero h1{font-size:clamp(2.65rem,4.7vw,5.35rem)!important;line-height:1.02;max-width:1120px;text-wrap:balance}
.page-hero .dek{max-width:760px;color:#f1f6f7;font-size:clamp(1rem,.94rem + .25vw,1.18rem)}
.home section h2:not(.cinematic-copy h1),body:not(.home) main section h2{font-size:clamp(1.9rem,2.4vw,3.25rem);line-height:1.08;text-wrap:balance}
.portfolio-hero h1{max-width:1040px;font-size:clamp(2.6rem,4.15vw,4.8rem)!important}
.portfolio-showcase h2{font-size:clamp(1.85rem,2.65vw,3.25rem)!important;line-height:1.05;max-width:720px}
.portfolio-showcase .showcase-card:not(:first-child) h2{font-size:clamp(1.6rem,2vw,2.35rem)!important}
.elliman-power h2,.investment-intro h2,.investment-connect h2,.property-story h2,.listing-authority h2,.market-directory h2{font-size:clamp(1.85rem,2.45vw,3rem)!important;line-height:1.1}
.search-path h2,.insight-preview h2,.story-copy h2,.rex-opening h2{font-size:clamp(2rem,2.8vw,3.5rem)!important;line-height:1.08}
.property-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(1rem,1.6vw,1.5rem);padding:clamp(1.25rem,3vw,3rem);background:#f5f7f7}
.property-grid .property-card,.property-grid .property-featured{grid-column:auto;min-height:0;padding:0;background:#fff;color:var(--ink);display:grid;grid-template-rows:clamp(260px,30vw,440px) auto;overflow:hidden}
.property-grid .property-card>img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .8s ease}
.property-grid .property-card:hover>img{transform:scale(1.015)}
.property-grid .property-card>div{padding:clamp(1.4rem,2.4vw,2.5rem);display:flex;flex-direction:column;align-items:flex-start}
.property-grid h2{font-family:var(--serif);font-size:clamp(1.45rem,2vw,2.25rem)!important;line-height:1.12;margin:.55rem 0 .35rem;max-width:100%;text-wrap:balance}
.property-grid .property-price{font-family:var(--sans);font-size:clamp(1.05rem,1.25vw,1.3rem);font-weight:500;margin:.15rem 0}
.property-grid .property-card>div>p:not(.property-price){font-size:.93rem;line-height:1.55;color:var(--readable);margin:.35rem 0}
.property-grid a{font-size:.78rem;letter-spacing:.11em;text-transform:uppercase;text-underline-offset:5px;margin-top:auto;padding-top:1rem}
.portfolio-note{padding:1.1rem clamp(1.25rem,3vw,3rem)}
.portfolio-note p{font-size:.78rem;line-height:1.55;color:var(--meta)}
.sarasota-legacy{grid-template-columns:minmax(260px,.68fr) minmax(0,1.32fr);align-items:stretch;background:#f7f4ee;color:var(--ink)}
.legacy-intro{padding:clamp(3.5rem,6vw,6rem);display:flex;flex-direction:column;justify-content:center}
.legacy-intro h2{font-size:clamp(2.4rem,3.7vw,4.5rem)!important;line-height:.98;max-width:520px;margin:.7rem 0 1.4rem;text-wrap:balance}
.legacy-intro>p:not(.eyebrow){color:var(--readable);font-size:1rem;line-height:1.7;max-width:470px}
.legacy-filmstrip{min-height:clamp(560px,62vw,790px);grid-template-columns:1.45fr .75fr;grid-template-rows:1fr 1fr;gap:clamp(.55rem,.8vw,.85rem);padding:clamp(1rem,1.5vw,1.5rem) clamp(1rem,1.5vw,1.5rem) clamp(1rem,1.5vw,1.5rem) 0}
.legacy-filmstrip figure{min-height:0}
.legacy-filmstrip figure:first-child{grid-row:1/3}
.legacy-filmstrip img{filter:grayscale(1) contrast(1.06);object-position:center}
.legacy-filmstrip figcaption{left:.85rem;bottom:.7rem;font-size:.72rem;letter-spacing:.1em}
.legacy-close{grid-column:1/-1;margin:0;padding:clamp(1.5rem,2.5vw,2.5rem) clamp(1.5rem,6vw,6rem);background:#fff;border-top:1px solid var(--line);align-items:center}
.legacy-close p{font-size:clamp(1.25rem,1.75vw,1.8rem);line-height:1.35;max-width:850px}
.home main>section:not(.cinematic-hero){margin-top:clamp(2.25rem,4vw,4.5rem)}
.home .search-path,.home .elliman-power,.home .market-feature,.home .insight-preview{padding-top:clamp(3.25rem,5vw,5rem);padding-bottom:clamp(3.25rem,5vw,5rem);min-height:0}
.home .rex-opening,.home .sarasota-story{min-height:clamp(560px,68vh,760px)}
.home .testimonial-cinematic,.home .testimonial-sticky{height:auto;min-height:clamp(580px,74vh,760px)}
.home .closing-cinematic{min-height:clamp(590px,76vh,790px)}
.search-choice article,.opportunity-grid article,.listing-authority article,.market-directory article{min-height:clamp(330px,42vh,470px)}
.about-editorial,.decision-intelligence,.form-section,.property-story,.investment-intro,.investment-connect,.insight-preview,.market-feature{padding-top:clamp(3.5rem,6vw,6rem);padding-bottom:clamp(3.5rem,6vw,6rem)}
.story-copy p,.market-feature p,.elliman-power p,.insight-preview p,.property-story p,.about-editorial p,.investment-intro p,.investment-connect p{color:var(--readable)}
.sarasota-legacy .eyebrow{color:#256f7b!important}
@media(max-width:900px){
  .page-hero{min-height:560px}
  .sarasota-legacy{grid-template-columns:1fr}
  .legacy-intro{padding:4rem 1.5rem}
  .legacy-filmstrip{min-height:680px;padding:0 1rem 1rem;grid-template-columns:1.2fr .8fr}
  .property-grid .property-card{grid-template-rows:clamp(240px,42vw,360px) auto}
}
@media(max-width:600px){
  p,li,dd,label,.dek{font-size:1rem;line-height:1.65}
  .page-hero{min-height:520px;padding:7.5rem 1.35rem 3rem}
  .page-hero h1{font-size:clamp(2.35rem,11vw,3.55rem)!important}
  .property-grid{grid-template-columns:1fr;padding:.75rem;gap:.75rem}
  .property-grid .property-card{grid-template-rows:62vw auto}
  .legacy-filmstrip{grid-template-columns:1fr;grid-template-rows:58vw 46vw 46vw;min-height:0;gap:.65rem}
  .legacy-filmstrip figure:first-child{grid-row:auto}
  .legacy-close{display:block;padding:1.75rem 1.25rem}
  .legacy-close .text-link{margin-top:1.25rem}
  .home main>section:not(.cinematic-hero){margin-top:1.25rem}
  .home .rex-opening,.home .sarasota-story,.home .testimonial-cinematic,.home .testimonial-sticky,.home .closing-cinematic{min-height:0}
}

/* Crown + GG brand system: primary header mark and restrained editorial watermarks */
.header-mark{position:relative;z-index:3;min-width:0;width:clamp(105px,9vw,142px);height:84px;display:flex;align-items:center;justify-content:flex-start;overflow:visible}
.header-mark img{display:block;width:100%;height:auto;max-height:78px;object-fit:contain;object-position:left center;filter:brightness(0) invert(1) drop-shadow(0 2px 12px rgba(0,0,0,.28));opacity:1;transition:opacity .25s ease}
.header-mark:hover img,.header-mark:focus-visible img{opacity:.78}
.home header .header-mark{visibility:hidden}
.hero-crown{position:absolute;z-index:6;top:clamp(1.25rem,2.5vw,2.5rem);left:clamp(1.25rem,4vw,5rem);display:block;width:clamp(120px,10vw,168px);filter:drop-shadow(0 3px 18px rgba(0,0,0,.38))}
.hero-crown img{width:100%;height:auto;filter:brightness(0) invert(1)}
.hero-crown:hover img,.hero-crown:focus-visible img{opacity:.8}
.sr-only{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}
body:after{content:'';width:clamp(140px,18vw,280px);height:clamp(90px,12vw,180px);right:clamp(1.25rem,4vw,4.5rem);bottom:clamp(1.25rem,4vw,3.5rem);background:url('/assets/glasson-crown-gg.png') center/contain no-repeat;filter:brightness(0) invert(1);opacity:.12}
.home .rex-opening:before,.home .sarasota-legacy:before,.home .elliman-power:before,.home .sarasota-story:before{content:'';position:absolute;z-index:0;width:clamp(110px,12vw,190px);aspect-ratio:1.65;background:url('/assets/glasson-crown-gg.png') center/contain no-repeat;opacity:.055;pointer-events:none}
.home .rex-opening:before{right:4%;top:7%}
.home .sarasota-legacy:before{left:3%;bottom:4%}
.home .elliman-power:before{right:4%;bottom:7%}
.home .sarasota-story:before{left:3%;top:5%}
.home .rex-opening>* ,.home .sarasota-legacy>* ,.home .elliman-power>* ,.home .sarasota-story>*{position:relative;z-index:1}
@media(max-width:900px){.header-mark{width:94px;height:68px}.header-mark img{max-height:62px}.hero-crown{top:1rem;left:1.25rem;width:112px}.home .rex-opening:before,.home .sarasota-legacy:before,.home .elliman-power:before,.home .sarasota-story:before{width:105px;opacity:.06}}
@media(max-width:600px){.header-mark{width:82px;height:58px}.header-mark img{max-height:54px}.hero-crown{top:.85rem;left:1rem;width:92px}body:after{width:105px;height:72px;opacity:.095}.home .rex-opening:before,.home .sarasota-legacy:before,.home .elliman-power:before,.home .sarasota-story:before{width:82px}}

/* Restore the complete homepage navigation while keeping the crown at far left. */
.home header{position:fixed!important;top:0;left:0;right:0;z-index:30;background:linear-gradient(180deg,rgba(3,22,36,.9) 0%,rgba(3,22,36,.58) 58%,rgba(3,22,36,0) 100%)!important}
.home header .header-mark{visibility:visible}
.home .hero-crown{display:none}
.home header #site-nav,.home header nav{display:flex}
.home header nav a,.home header .header-phone{color:#fff;text-shadow:0 1px 10px rgba(0,0,0,.5)}
@media(max-width:900px){.home header #site-nav{display:none}.home header .menu[aria-expanded=true]+#site-nav{display:flex}}

/* Editorial readability: every word over photography remains deliberately legible. */
.showcase-card,.market-directory article,.opportunity-grid a,.property-detail-hero,.testimonial-sticky,.closing-cinematic,.page-hero[class*="hero"]{isolation:isolate}
.showcase-card:after{content:'';position:absolute;inset:0;z-index:0;background:linear-gradient(180deg,rgba(2,18,29,.08) 18%,rgba(2,18,29,.28) 52%,rgba(2,18,29,.94) 100%);pointer-events:none}
.showcase-card .showcase-shade{z-index:0;background:linear-gradient(180deg,rgba(2,18,29,.04) 18%,rgba(2,18,29,.22) 50%,rgba(2,18,29,.9) 100%)}
.showcase-card>div{z-index:2;max-width:56rem}
.showcase-card>div *,.market-directory article *,.opportunity-grid a *,.property-detail-hero *,.testimonial-content *,.closing-content *{color:#fff!important}
.showcase-card h2,.market-directory h2,.opportunity-grid h2,.property-detail-hero h1,.testimonial-content blockquote,.closing-content h2{font-family:var(--serif)!important;font-weight:500!important;letter-spacing:-.018em!important;text-shadow:0 2px 22px rgba(0,0,0,.5)}
.showcase-card h2{line-height:1.02!important}
.showcase-card .eyebrow,.showcase-card>div>p:last-child,.market-directory small,.opportunity-grid a>p:first-child,.opportunity-grid a>span,.story-images figcaption{font-family:var(--sans);font-weight:500;letter-spacing:.135em;color:#fff!important;text-shadow:0 1px 12px rgba(0,0,0,.78)}
.showcase-card>div>p:last-child{font-size:clamp(.75rem,.7rem + .16vw,.86rem);line-height:1.5}
.market-directory article:after{background:linear-gradient(180deg,rgba(2,18,29,.06) 16%,rgba(2,18,29,.35) 52%,rgba(2,18,29,.93) 100%)}
.market-directory article,.market-directory .market-primary{background-image:linear-gradient(180deg,rgba(2,18,29,.08),rgba(2,18,29,.9)),var(--market-image)}
.market-directory .market-primary{background-image:linear-gradient(180deg,rgba(2,18,29,.08),rgba(2,18,29,.92)),url('/assets/sarasota-architecture.jpeg')}
.market-directory article>*,.opportunity-grid a>*{position:relative;z-index:2}
.opportunity-grid a:before{background:linear-gradient(180deg,rgba(2,18,29,.06) 16%,rgba(2,18,29,.38) 56%,rgba(2,18,29,.95) 100%)}
.property-detail-hero{position:relative}
.property-detail-hero:after{content:'';position:absolute;inset:0;z-index:0;background:linear-gradient(90deg,rgba(2,18,29,.9) 0%,rgba(2,18,29,.58) 48%,rgba(2,18,29,.18) 100%);pointer-events:none}
.property-detail-hero>div{position:relative;z-index:1}
.testimonial-overlay{background:linear-gradient(90deg,rgba(2,18,29,.82),rgba(2,18,29,.55)),linear-gradient(180deg,rgba(2,18,29,.18),rgba(2,18,29,.64))}
.closing-shade{background:linear-gradient(180deg,rgba(2,18,29,.2),rgba(2,18,29,.82))}
.page-hero[style*="background"],.island-hero,.markets-hero,.page-selling .page-hero,.page-markets-west-of-trail .page-hero{background-blend-mode:normal}
.island-hero,.markets-hero,.page-selling .page-hero,.page-markets-west-of-trail .page-hero{position:relative}
.island-hero:after,.markets-hero:after,.page-selling .page-hero:after,.page-markets-west-of-trail .page-hero:after{content:'';position:absolute;inset:0;z-index:0;background:linear-gradient(90deg,rgba(2,18,29,.84) 0%,rgba(2,18,29,.46) 58%,rgba(2,18,29,.18) 100%);pointer-events:none}
.island-hero>*,.markets-hero>*,.page-selling .page-hero>*,.page-markets-west-of-trail .page-hero>*{position:relative;z-index:1;color:#fff!important}
.story-images figcaption{background:rgba(2,18,29,.72);padding:.42rem .62rem;left:.75rem;bottom:.75rem}
@media(max-width:600px){
  .showcase-card:after,.showcase-card .showcase-shade{background:linear-gradient(180deg,rgba(2,18,29,.08) 10%,rgba(2,18,29,.34) 46%,rgba(2,18,29,.95) 100%)}
  .property-detail-hero:after,.island-hero:after,.markets-hero:after,.page-selling .page-hero:after,.page-markets-west-of-trail .page-hero:after{background:linear-gradient(180deg,rgba(2,18,29,.35) 0%,rgba(2,18,29,.82) 100%)}
  .showcase-card>div>p:last-child{font-size:.78rem}
}

/* A visibly editorial hierarchy: Cormorant for titles, Poppins for utility and body copy. */
h1,h2,h3,.headline,.pullquote,.property-price,.testimonial-content blockquote{font-family:var(--serif)!important;font-weight:500!important}
body,p,li,dd,dt,input,select,textarea,button,a,.eyebrow,small,.cinematic-sub,.cinematic-coverage{font-family:var(--sans)}
h1,h2,h3{letter-spacing:-.025em}
.page-hero h1{font-size:clamp(2.8rem,5.25vw,5.8rem);line-height:.98}
.page-hero .dek{font-size:clamp(1rem,1.05vw,1.18rem);line-height:1.65}

/* Portfolio: photographic editorial covers with a reliable white type field. */
.property-grid .property-card,.property-grid .property-featured{position:relative!important;display:flex!important;align-items:flex-end!important;min-height:clamp(520px,43vw,700px)!important;background:#061a29!important;color:#fff!important;overflow:hidden}
.property-grid .property-card>img{position:absolute!important;inset:0!important;width:100%!important;height:100%!important;object-fit:cover!important;z-index:0!important;filter:saturate(1.08) contrast(1.035)!important}
.property-grid .property-card:after{content:''!important;position:absolute!important;inset:0!important;z-index:1!important;background:linear-gradient(180deg,rgba(2,18,29,.02) 18%,rgba(2,18,29,.22) 48%,rgba(2,18,29,.96) 100%)!important;pointer-events:none}
.property-grid .property-card>div{position:relative!important;z-index:2!important;display:block!important;align-self:auto!important;width:100%!important;padding:clamp(1.6rem,3vw,3rem)!important;background:transparent!important;color:#fff!important}
.property-grid .property-card>div *{color:#fff!important;text-shadow:0 2px 18px rgba(0,0,0,.65)}
.property-grid .property-card small{display:block!important;font-family:var(--sans)!important;font-size:.72rem!important;font-weight:500!important;letter-spacing:.14em!important;line-height:1.45!important}
.property-grid .property-card h2{font-family:var(--serif)!important;font-size:clamp(2rem,2.65vw,3.2rem)!important;font-weight:500!important;line-height:1.02!important;letter-spacing:-.025em!important;margin:.55rem 0 .4rem!important;text-wrap:balance}
.property-grid .property-card .property-price{font-family:var(--sans)!important;font-size:clamp(1.1rem,1.25vw,1.35rem)!important;font-weight:500!important;margin:.15rem 0!important}
.property-grid .property-card>div>p:not(.property-price){font-size:.92rem!important;line-height:1.5!important;margin:.35rem 0!important}
.property-grid .property-card a{display:inline-block!important;font-family:var(--sans)!important;font-size:.76rem!important;font-weight:500!important;letter-spacing:.12em!important;text-transform:uppercase!important;margin-top:1.15rem!important;padding-top:0!important;text-underline-offset:6px!important}
@media(max-width:600px){.property-grid .property-card,.property-grid .property-featured{min-height:72vh!important}.property-grid .property-card h2{font-size:clamp(2rem,9vw,2.8rem)!important}}

/* Final pre-handoff correction pass. */
:root{--focus-light:#2f858d;--focus-dark:#9fe3e0;--focus-panel:#56c9d0}
.breadcrumbs{width:min(1480px,calc(100% - 3rem));margin:.55rem auto 0;padding:.45rem 0;background:transparent;border:0;color:rgba(255,255,255,.72);font-size:.64rem}
.breadcrumbs a{color:rgba(255,255,255,.78)}.breadcrumbs span{color:#fff}.breadcrumbs i{color:#bce9eb}
.property-single-image{background-image:linear-gradient(90deg,rgba(2,18,29,.9),rgba(2,18,29,.2)),var(--property-image)!important}
.seller-proof,.results-review{margin:0 clamp(1.25rem,8vw,10rem) clamp(5rem,8vw,8rem);padding:clamp(2.5rem,4vw,4.25rem);background:#fff;border-top:1px solid var(--ink);box-shadow:0 18px 50px rgba(2,18,29,.08)}
.seller-proof blockquote,.results-review blockquote{font-family:var(--serif);font-size:clamp(1.8rem,3vw,3rem);line-height:1.15;margin:.5rem 0 1rem;max-width:58rem}
.results-review .stars{color:var(--ink);letter-spacing:.2em}
.legal-page h2{font-size:clamp(1.45rem,2vw,2rem)!important;margin-top:2.5rem}.legal-page p{max-width:52rem}
.check a{font-weight:600;text-transform:none}
.menu:focus-visible,a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid var(--focus-light);outline-offset:4px}
@media(max-width:600px){.breadcrumbs{display:none}.seller-proof,.results-review{margin:0 1.25rem 4rem;padding:2rem}.property-single-image{background-position:center}}

.ghl-form-shell{width:100%;height:auto;min-height:var(--ghl-height);background:#fff;border-top:4px solid var(--bronze);overflow:visible}
.ghl-form-shell iframe{display:block;width:100%;height:var(--ghl-height);min-height:var(--ghl-height);border:0}
@media(max-width:600px){.ghl-form-shell{width:100%;max-width:100%;height:auto;overflow:visible}.ghl-form-shell iframe{width:100%;max-width:100%}}

/* Final hero alignment: one centered editorial composition. */
.home .cinematic-hero{display:grid!important;grid-template-columns:1fr!important;grid-template-rows:1fr!important;place-items:center!important}
.home .cinematic-copy{position:relative!important;inset:auto!important;transform:none!important;width:min(92vw,1080px)!important;margin:clamp(4.5rem,8vh,7rem) auto 0!important;padding:0 clamp(1rem,3vw,2.5rem)!important;display:flex!important;flex-direction:column!important;align-items:center!important;text-align:center!important}
.home .cinematic-copy .eyebrow{margin:0 0 1.05rem!important}
.home .cinematic-copy h1{margin:0!important}
.home .cinematic-sub{margin:.55rem 0 0!important}
.home .cinematic-coverage{max-width:64rem!important;margin:1.25rem auto 0!important;line-height:1.55!important;text-wrap:balance}
.home .cinematic-line{margin:1.15rem 0 1.55rem!important}
.home .cinematic-actions{display:flex!important;justify-content:center!important;align-items:center!important;gap:.85rem!important;margin:0!important}
.home header .hero-full-logo{width:clamp(150px,11vw,190px)!important;height:auto!important;align-self:center!important}
.home header .hero-full-logo img{width:100%!important;height:auto!important;max-height:92px!important;object-fit:contain!important;filter:none!important}
.page-property-search .buyer-hero-actions .button{min-width:11.5rem;text-align:center}
.page-property-search .buyer-hero-actions .text-link{padding:.9rem .25rem;font-weight:600}
.page-new-development .page-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.8),rgba(3,9,14,.2)),url('/assets/sarasota-bay-aerial.jpeg')}
@media(max-width:900px){.home .cinematic-copy{width:min(94vw,760px)!important;margin-top:4.25rem!important}.home .cinematic-coverage{max-width:44rem!important}.home header .hero-full-logo{width:138px!important}}
@media(max-width:600px){.home .cinematic-copy{width:94vw!important;margin-top:3.25rem!important;padding:0 .4rem!important}.home .cinematic-copy .eyebrow{margin-bottom:.7rem!important}.home .cinematic-coverage{font-size:.86rem!important;line-height:1.48!important;margin-top:.9rem!important}.home .cinematic-line{margin:.85rem 0 1.15rem!important}.home .cinematic-actions{width:min(92vw,360px)!important;flex-direction:column!important;gap:.65rem!important}.home .cinematic-actions a{width:100%!important;text-align:center!important}.home header .hero-full-logo{width:116px!important}}

.new-development-intro{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(18rem,.9fr);gap:clamp(2.5rem,7vw,8rem);padding:clamp(4rem,7vw,7.5rem) clamp(1.25rem,8vw,10rem);background:#f7f4ee;color:var(--ink)}
.new-development-intro>div>p:not(.eyebrow),.new-development-lenses header>p:not(.eyebrow),.new-development-process>div>p:not(.eyebrow){max-width:39rem;color:var(--readable);font-size:1.05rem;line-height:1.7}
.new-development-intro .large-list{margin:0;padding:0;list-style:none;border-top:1px solid var(--line)}
.new-development-intro .large-list li{padding:1rem 0;border-bottom:1px solid var(--line);font-size:.94rem;line-height:1.45}
.new-development-lenses{padding:clamp(4rem,7vw,7.5rem) clamp(1.25rem,8vw,10rem);background:#fff;color:var(--ink)}
.new-development-lenses header{display:grid;grid-template-columns:minmax(16rem,.7fr) minmax(20rem,1.3fr);gap:1rem clamp(2rem,6vw,7rem);align-items:end;margin-bottom:clamp(2rem,4vw,4rem)}
.new-development-lenses header .eyebrow{grid-column:1/-1;margin:0}.new-development-lenses header h2{margin:0}.new-development-lenses header>p:not(.eyebrow){margin:0 0 .4rem}
.development-lens-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1rem}
.development-lens-grid article{min-height:32rem;position:relative;isolation:isolate;overflow:hidden;background:var(--ink);color:#fff;display:flex;align-items:flex-end}
.development-lens-grid article:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(2,18,29,.02) 20%,rgba(2,18,29,.88) 100%)}
.development-lens-grid img{position:absolute;inset:0;z-index:-2;width:100%;height:100%;object-fit:cover;transition:transform .7s ease}.development-lens-grid article:hover img{transform:scale(1.025)}
.development-lens-grid div{padding:clamp(1.5rem,3vw,2.7rem)}.development-lens-grid small{font-family:var(--sans);font-size:.69rem;letter-spacing:.15em;font-weight:600}.development-lens-grid h3{font-family:var(--serif);font-size:clamp(1.65rem,2.3vw,2.5rem);line-height:1.04;margin:.65rem 0}.development-lens-grid p{font-size:.92rem;line-height:1.55;margin:0;color:#fff}
.new-development-process{display:grid;grid-template-columns:minmax(18rem,.85fr) minmax(24rem,1.15fr);gap:clamp(2.5rem,7vw,8rem);padding:clamp(4rem,7vw,7.5rem) clamp(1.25rem,8vw,10rem);background:var(--ink);color:#fff}.new-development-process>div>p:not(.eyebrow){color:#d2e1e6}.new-development-process .eyebrow{color:#a9dce0}.new-development-process h2{margin:.7rem 0 1.2rem}.new-development-process ol{margin:0;padding:0;list-style:none;border-top:1px solid rgba(255,255,255,.26)}.new-development-process li{display:grid;grid-template-columns:minmax(9rem,.55fr) minmax(0,1fr);gap:1rem;padding:1.25rem 0;border-bottom:1px solid rgba(255,255,255,.26);font-size:.95rem;line-height:1.55}.new-development-process li b{font-family:var(--serif);font-size:1.35rem;font-weight:500}.new-development-process li span{color:#d2e1e6}
.new-development-prompt{position:fixed;right:1.25rem;bottom:1.25rem;z-index:30;width:min(25rem,calc(100vw - 2.5rem));padding:2rem;background:#fff;color:var(--ink);box-shadow:0 24px 60px rgba(2,18,29,.28);border-top:3px solid var(--coral)}.new-development-prompt[hidden]{display:none}.new-development-prompt h2{font-size:clamp(1.55rem,2vw,2rem)!important;margin:.6rem 0}.new-development-prompt p:not(.eyebrow){color:var(--readable);font-size:.94rem;line-height:1.55;margin:0 0 1.35rem}.new-development-prompt .prompt-close{position:absolute;top:.55rem;right:.65rem;width:2rem;height:2rem;border:0;background:transparent;color:var(--ink);font-size:1.6rem;line-height:1;cursor:pointer}.new-development-prompt .button{display:inline-block}
@media(max-width:900px){.new-development-intro,.new-development-process,.new-development-lenses header{grid-template-columns:1fr}.development-lens-grid{grid-template-columns:1fr}.development-lens-grid article{min-height:27rem}.new-development-lenses header{gap:1rem}.new-development-process ol{margin-top:.5rem}}
@media(max-width:600px){.new-development-prompt{right:.75rem;bottom:.75rem;width:calc(100vw - 1.5rem);padding:1.6rem}.new-development-process li{grid-template-columns:1fr;gap:.35rem}}

.development-lenses-heading{display:grid;grid-template-columns:minmax(16rem,.7fr) minmax(20rem,1.3fr);gap:1rem clamp(2rem,6vw,7rem);align-items:end;margin-bottom:clamp(2rem,4vw,4rem)}
.development-lenses-heading .eyebrow{grid-column:1/-1;margin:0}.development-lenses-heading h2{margin:0}.development-lenses-heading>p:not(.eyebrow){margin:0 0 .4rem;max-width:39rem;color:var(--readable);font-size:1.05rem;line-height:1.7}
@media(max-width:900px){.development-lenses-heading{grid-template-columns:1fr;gap:1rem}}

.development-board{padding:clamp(4rem,7vw,7.5rem) clamp(1.25rem,8vw,10rem);background:#fff;color:var(--ink)}
.development-board-heading{display:grid;grid-template-columns:minmax(16rem,.8fr) minmax(21rem,1.2fr);gap:1rem clamp(2rem,6vw,7rem);align-items:end;margin-bottom:clamp(2rem,4vw,3.5rem)}
.development-board-heading .eyebrow{grid-column:1/-1;margin:0}.development-board-heading h2{margin:0}.development-board-heading>p:not(.eyebrow){margin:0 0 .35rem;max-width:42rem;color:var(--readable);font-size:1.05rem;line-height:1.7}
.development-project-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-top:1px solid var(--line);border-left:1px solid var(--line)}
.development-project-grid article{display:flex;min-height:18rem;flex-direction:column;align-items:flex-start;padding:clamp(1.5rem,2.8vw,2.6rem);border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:#fbfaf7}
.development-project-grid article:nth-child(3n+2){background:#f5f1e9}.development-project-grid h3{max-width:17rem;margin:.8rem 0 1rem;font-size:clamp(1.55rem,2.25vw,2.25rem);line-height:1.02}.development-project-grid p:not(.project-type){margin:0;max-width:19rem;color:var(--readable);font-size:.95rem;line-height:1.6}.project-type{margin:0;color:var(--teal);font-size:.7rem;font-weight:600;letter-spacing:.16em}.project-facts{display:grid;gap:.45rem;margin:0;padding:0;list-style:none;color:var(--readable);font-size:.92rem;line-height:1.4}.project-facts li{position:relative;padding-left:1rem}.project-facts li::before{content:'•';position:absolute;left:0;color:var(--teal)}.project-note{margin-top:.8rem!important;font-size:.78rem!important;line-height:1.45!important}.development-project-grid .text-link{margin-top:auto;padding-top:1.75rem}.development-board-note{max-width:51rem;margin:1.25rem 0 0;color:var(--readable);font-size:.78rem;line-height:1.55}
.development-board--dark{background:var(--ink);color:#fff}.development-board--dark .eyebrow{color:#a9dce0}.development-board--dark .development-board-heading>p:not(.eyebrow),.development-board--dark .development-board-note,.development-board--dark .development-project-grid p:not(.project-type){color:#d2e1e6}.development-board--dark .development-project-grid{border-color:rgba(255,255,255,.24)}.development-board--dark .development-project-grid article{background:#102f42;border-color:rgba(255,255,255,.24)}.development-board--dark .development-project-grid article:nth-child(3n+2){background:#163b4e}.development-board--dark .project-type{color:#a9dce0}.development-board--dark .text-link{color:#fff;border-color:#a9dce0}
@media(max-width:900px){.development-board-heading{grid-template-columns:1fr;gap:1rem}.development-project-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.development-project-grid article:nth-child(3n+2){background:#fbfaf7}.development-project-grid article:nth-child(even){background:#f5f1e9}.development-board--dark .development-project-grid article:nth-child(3n+2){background:#102f42}.development-board--dark .development-project-grid article:nth-child(even){background:#163b4e}}
@media(max-width:600px){.development-project-grid{grid-template-columns:1fr}.development-project-grid article{min-height:0}.development-project-grid article:nth-child(odd){background:#fbfaf7}.development-project-grid article:nth-child(even){background:#f5f1e9}.development-board--dark .development-project-grid article:nth-child(odd){background:#102f42}.development-board--dark .development-project-grid article:nth-child(even){background:#163b4e}}

/* One-location replacement: homepage Rex signature artwork only. */
.home .rex-opening .rex-tagline{
  width:min(100%,32rem)!important;
  margin-top:2.2rem!important;
  line-height:1!important
}
.home .rex-opening .rex-tagline img{display:block;width:100%;height:auto;mix-blend-mode:multiply}
.page-about-rex .rex-signature-artwork{position:relative;left:50%;width:24rem;max-width:none;margin:0 0 2.5rem;transform:translateX(-50%)}
.page-about-rex .rex-signature-artwork img{display:block;width:100%;height:auto;mix-blend-mode:multiply;filter:brightness(1.033)}
.page-about-rex .rex-signature-panel .text-link{display:table;margin-left:auto;margin-right:auto}
@media(max-width:900px){.page-about-rex .rex-signature-artwork{left:auto;width:min(100%,24rem);margin-left:auto;margin-right:auto;transform:none}}
.article .article-byline{font-family:var(--sans);font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--graphite);margin:0 0 1.35rem}
.market-selector{display:flex;gap:.5rem;overflow:auto;padding:1rem clamp(1.25rem,8vw,10rem);background:#eef7f5;border-top:1px solid #d5e4e2;border-bottom:1px solid #d5e4e2;scrollbar-width:thin}.market-selector a{flex:0 0 auto;padding:.65rem .8rem;border:1px solid transparent;color:var(--ink);font-family:var(--sans);font-size:.72rem;font-weight:600;letter-spacing:.1em;text-decoration:none;text-transform:uppercase}.market-selector a:hover,.market-selector a[aria-current="page"]{border-color:var(--ink);background:#fff}
.market-profile{background:#eef7f5}.market-buyer-seller{display:grid;grid-template-columns:1fr 1fr;background:#fff;color:var(--ink)}.market-buyer-seller article{padding:clamp(2.5rem,6vw,6.5rem) clamp(1.25rem,8vw,10rem)}.market-buyer-seller article+article{background:#f7f4ee}.market-buyer-seller h2,.market-return h2{max-width:25rem;margin:.7rem 0 1.1rem}.market-buyer-seller p:not(.eyebrow),.market-return p:not(.eyebrow){max-width:34rem;color:var(--readable);line-height:1.7}.market-return{padding:clamp(3.5rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:var(--ink);color:#fff}.market-return .eyebrow{color:#a9dce0}.market-return p:not(.eyebrow){color:#d2e1e6}.market-return .button{margin-top:.75rem;color:#fff;border-color:#a9dce0}.market-pulse{display:grid;grid-template-columns:minmax(10rem,.55fr) minmax(20rem,1.45fr);gap:2rem 6vw;padding:clamp(3.5rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#f7f4ee;color:var(--ink)}.market-pulse>p{margin:0;color:var(--teal);font-size:.72rem;font-weight:600;letter-spacing:.15em}.market-pulse h2{margin:0 0 1.5rem}.market-pulse dl{display:grid;grid-template-columns:repeat(auto-fit,minmax(9rem,1fr));gap:1px;margin:0 0 1.5rem;background:var(--line)}.market-pulse dl>div{padding:1rem;background:#fff}.market-pulse dt{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase}.market-pulse dd{margin:.4rem 0 0;font-family:var(--serif);font-size:1.55rem}.market-pulse small{display:block;color:var(--graphite)}
@media(max-width:750px){.market-buyer-seller{grid-template-columns:1fr}.market-pulse{grid-template-columns:1fr}.market-selector{padding-inline:1rem}.market-selector a{font-size:.67rem}}

/* Contrast repair: type never relies on a photographic or transparent dark surface. */
.steps{background:#f7fafb!important;color:#092d45!important;isolation:isolate}
.steps:before,.steps:after{content:none!important;display:none!important}
.steps article{position:relative!important;z-index:1!important;background:transparent!important;opacity:1!important;filter:none!important}
.steps h2{color:#092d45!important;text-shadow:none!important}
.steps p{color:#234b61!important;text-shadow:none!important}

/* Small utility labels on dark fields need the same contrast as primary copy. */
.closing .eyebrow,.buyer-closing .eyebrow,.market-return .eyebrow,
.development-board--dark .eyebrow,.new-development-process .eyebrow,
.second-opinion .eyebrow,.listing-authority .eyebrow,.form-section .eyebrow,
.contact-stage .eyebrow,.investment-hero .eyebrow{color:#e3f6f7!important}
.closing h1,.closing h2,.closing h3,.closing p,.closing .light-link,
.buyer-closing h1,.buyer-closing h2,.buyer-closing h3,.buyer-closing p,.buyer-closing .light-link,
.market-return h1,.market-return h2,.market-return h3,.market-return .text-link,
.new-development-process h1,.new-development-process h2,.new-development-process h3,
.development-board--dark h1,.development-board--dark h2,.development-board--dark h3{color:#fff!important}
.closing .light-link,.buyer-closing .light-link{border-color:#e3f6f7!important}

/* Standard light cards retain a solid reading field above the photographic site background. */
.page-selling .steps,.page-selling .service-links,.page-selling .three.service-links,
.page-results .steps,.page-results .service-links{background:#f7fafb!important}
.market-buyer-seller,.market-pulse,.new-development-lenses,.development-board,
.new-development-intro,.seller-proof,.results-review,.legal-page,.article,.case{isolation:isolate}

.development-project-grid .project-actions{display:flex;flex-wrap:wrap;gap:.8rem 1.15rem;margin-top:auto;padding-top:1.75rem}.development-project-grid .project-actions .text-link{margin:0;padding:0}.development-project-grid .project-actions .project-compare{color:var(--readable);border-color:var(--line)}.development-project-grid .project-actions .project-compare:hover,.development-project-grid .project-actions .project-compare:focus-visible{color:var(--ink);border-color:var(--ink)}

/* The development prompt remains available on larger screens; on a narrow
   viewport the inline buyer form is the unambiguous conversion path. */
@media(max-width:600px){.new-development-prompt{display:none!important}}
/* Preserve contrast for the mobile control and legal links on dark surfaces. */
@media(max-width:900px){header .menu{color:#fff;border-color:rgba(255,255,255,.72)}header .menu span{background:#fff!important}footer a:focus-visible,footer a:hover{color:#fff;text-decoration-color:#fff}}
.page-markets-lido-st-armands .island-hero{background-image:linear-gradient(90deg,rgba(3,9,14,.72),rgba(3,9,14,.18)),url('/assets/st-armands-street-rex.webp')}
/* The seven market cards follow the featured full-width card.  The final
   card spans the remaining row, preventing an accidental empty panel. */
.market-directory .market-image-card:last-child{grid-column:1/-1}
@media(max-width:600px){.market-directory .market-image-card:last-child{grid-column:auto}}
/* Give the advisor's name its proper visual role without changing the hero's
   image, copy, palette, or structure. */
.about-hero>div>p.about-name{margin:0 0:.55rem;font-family:var(--serif);font-size:clamp(1.65rem,2.35vw,2.45rem)!important;font-weight:500;line-height:1.05;color:#fff!important}
@media(max-width:600px){.about-hero>div>p.about-name{font-size:1.65rem!important;margin-bottom:.45rem}}

/* Website V3 — concise advisory hierarchy and guaranteed reading surfaces. */
header nav a,.header-phone{font-size:.82rem!important;letter-spacing:.085em!important}
.v3-selected,.v3-why,.v3-pathways,.v3-wot{padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem)}
.v3-selected{background:#fff}.v3-selected .section-head{display:flex;justify-content:space-between;align-items:end;gap:2rem;margin-bottom:2rem}.v3-selected .section-head h2{margin:.25rem 0 0}
.v3-property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:#fff}.v3-property-grid a{position:relative;min-height:30rem;overflow:hidden;background:#092d45;color:#fff;text-decoration:none}.v3-property-grid img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover}.v3-property-grid a:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(3,13,21,.03),rgba(3,13,21,.88));z-index:1}.v3-property-grid span{position:absolute;z-index:2;left:2rem;right:2rem;bottom:2rem;display:grid;gap:.35rem}.v3-property-grid small{font-size:.76rem;letter-spacing:.13em}.v3-property-grid b{font-family:var(--serif);font-size:clamp(2rem,3vw,3.2rem);line-height:1;font-weight:400}.v3-property-grid em{font-style:normal;font-size:.92rem;color:#fff}
.v3-why{display:grid;grid-template-columns:minmax(18rem,.85fr) minmax(20rem,1.15fr);gap:clamp(3rem,9vw,10rem);background:var(--sea-soft)}.v3-why h2{font-family:var(--serif);font-size:clamp(2.6rem,4vw,4.7rem);line-height:1}.v3-why>div>p:not(.eyebrow){color:var(--readable);font-size:1.05rem}.v3-proof{display:grid;gap:0;border-top:1px solid var(--line)}.v3-proof article{display:grid;grid-template-columns:minmax(12rem,.65fr) 1fr;gap:1rem;padding:1.2rem 0;border-bottom:1px solid var(--line)}.v3-proof article b{font-size:1rem}.v3-proof article span{color:var(--readable);font-size:.95rem}.v3-proof blockquote{margin:2.5rem 0 0;font-family:var(--serif);font-size:clamp(1.7rem,2.4vw,2.55rem);line-height:1.08}.v3-proof cite{display:block;margin-top:1rem;font-family:var(--sans);font-size:.82rem;font-style:normal;color:var(--readable)}
.v3-pathways{display:grid;grid-template-columns:1fr 1fr;padding:2px;gap:2px;background:#fff}.v3-pathways article{padding:clamp(3rem,6vw,6.5rem) clamp(1.25rem,8vw,8rem);background:#f7fafb}.v3-pathways article+article{background:#f7f4ee}.v3-pathways h2{max-width:26rem;margin:.55rem 0 1rem}.v3-pathways article>p:not(.eyebrow){max-width:35rem;color:var(--readable)}
.v3-wot{display:grid;grid-template-columns:minmax(18rem,.85fr) minmax(20rem,1.15fr);gap:clamp(3rem,8vw,9rem);align-items:center;background:var(--ink);color:#fff}.v3-wot h2{font-family:var(--serif);font-size:clamp(2.7rem,4.2vw,5rem);line-height:1;margin:.45rem 0 1rem}.v3-wot p:not(.eyebrow){color:#e4edf0}.v3-wot .eyebrow{color:#e3f6f7!important}.v3-wot .outline{color:#fff;border-color:#e3f6f7}.v3-wot img{width:100%;min-height:27rem;object-fit:cover;filter:saturate(1.03) contrast(1.04)}
.development-project-grid .project-card{position:relative;overflow:hidden}.development-project-grid .project-card.has-project-image{color:#fff;background:#092d45}.development-project-grid .project-card.has-project-image::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(3,13,21,.24),rgba(3,13,21,.9));z-index:0}.development-project-grid .project-card.has-project-image>*{position:relative;z-index:1}.development-project-grid .project-card.has-project-image .project-type,.development-project-grid .project-card.has-project-image p:not(.project-type),.development-project-grid .project-card.has-project-image .text-link{color:#fff}.development-project-grid .project-card.has-project-image{background-image:var(--project-image);background-size:cover;background-position:center}
.v3-about-context{display:grid;grid-template-columns:minmax(18rem,.75fr) minmax(20rem,1.25fr);gap:clamp(3rem,8vw,8rem);padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#f7f4ee}.v3-about-context h2{font-family:var(--serif);font-size:clamp(2.45rem,3.8vw,4.4rem);line-height:1}.v3-about-context>div>p:not(.eyebrow){color:var(--readable)}.v3-archive{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.v3-archive figure{margin:0}.v3-archive img{display:block;width:100%;aspect-ratio:1/1;object-fit:cover}.v3-archive figcaption{padding:.65rem 0;font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;color:var(--readable)}.v3-elliman-proof{padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#fff}.v3-elliman-proof h2{font-family:var(--serif);font-size:clamp(2.5rem,4vw,4.5rem);margin:.5rem 0 2rem}.v3-elliman-proof>div{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line)}.v3-elliman-proof span{display:grid;gap:.35rem;padding:1.25rem;background:#f7fafb;font-size:.82rem;color:var(--readable)}.v3-elliman-proof b{font-family:var(--serif);font-size:2.2rem;font-weight:400;color:var(--ink)}.v3-elliman-proof>p:last-child{margin:1.25rem 0 0;font-size:.76rem;color:var(--readable)}
.insights-list a{background:#fff!important;color:#092d45!important;text-shadow:none!important}.insights-list a small{color:#a13f3b!important}.insights-list a p{color:#234b61!important}.insights-list{background:#f7fafb!important;padding:clamp(2rem,4vw,4rem) clamp(1.25rem,8vw,10rem)!important;gap:1px!important}.form-section .eyebrow,.intelligence-signup .eyebrow{color:#0c2d42!important}
.market-directory article,.market-directory .market-primary,.opportunity-grid a{isolation:isolate}.market-directory article:before,.market-directory .market-primary:before,.opportunity-grid a:before{background:linear-gradient(180deg,rgba(2,12,20,.48),rgba(2,12,20,.9))!important}.market-directory article h2,.market-directory article p,.market-directory article small,.market-directory article a,.market-directory .market-primary h2,.market-directory .market-primary p,.market-directory .market-primary small,.market-directory .market-primary a,.opportunity-grid a h2,.opportunity-grid a p,.opportunity-grid a span{position:relative;z-index:2;color:#fff!important;text-shadow:0 1px 12px rgba(0,0,0,.65)!important}
@media(max-width:900px){.v3-property-grid,.v3-pathways,.v3-why,.v3-wot,.v3-about-context{grid-template-columns:1fr}.v3-property-grid a{min-height:28rem}.v3-wot img{min-height:22rem}.v3-proof article{grid-template-columns:1fr;gap:.3rem}.v3-selected .section-head{align-items:start;flex-direction:column;gap:.5rem}.v3-elliman-proof>div{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){header nav a,.header-phone{font-size:.9rem!important}.v3-selected,.v3-why,.v3-wot{padding-inline:1.25rem}.v3-property-grid a{min-height:25rem}.v3-property-grid span{left:1.25rem;right:1.25rem;bottom:1.4rem}.v3-wot img{min-height:19rem}.v3-pathways article{padding:3rem 1.25rem}}

/* Optional, visitor-initiated Ask Rex contact experience. */
.ask-rex[hidden],.ask-rex-layer[hidden]{display:none!important}.ask-rex{position:fixed;right:1.25rem;bottom:1.25rem;z-index:60;width:min(23rem,calc(100vw - 2.5rem));color:#fff}.ask-rex-card{position:relative;display:grid;grid-template-columns:5.4rem 1fr;gap:1rem;align-items:center;padding:.85rem 2.8rem .85rem .85rem;background:#091f31;border:1px solid rgba(255,255,255,.25);box-shadow:0 20px 60px rgba(3,12,20,.3)}.ask-rex-card img{width:5.4rem;height:5.4rem;object-fit:cover;object-position:50% 22%;border-radius:50%;border:2px solid #f5f2ea}.ask-rex-card-copy{display:grid;gap:.22rem}.ask-rex-card-copy span{font-size:.64rem;font-weight:600;letter-spacing:.15em;color:#b9e1e4}.ask-rex-card-copy strong{font-family:var(--serif);font-size:1.25rem;font-weight:400;line-height:1.03}.ask-rex-open{justify-self:start;margin-top:.35rem;padding:0;border:0;border-bottom:1px solid #b9e1e4;background:transparent;color:#fff;font:600 .78rem var(--sans);letter-spacing:.09em;text-transform:uppercase;cursor:pointer}.ask-rex-dismiss,.ask-rex-close{position:absolute;display:grid;place-items:center;width:2.75rem;height:2.75rem;border:0;background:transparent;color:inherit;font:300 1.65rem/1 var(--sans);cursor:pointer}.ask-rex-dismiss{top:.12rem;right:.12rem}.ask-rex-layer{position:fixed;inset:0;z-index:70;display:grid;place-items:center;padding:1.25rem}.ask-rex-backdrop{position:absolute;inset:0;width:100%;height:100%;border:0;background:rgba(2,10,17,.78);cursor:default}.ask-rex-dialog{position:relative;display:grid;grid-template-columns:minmax(18rem,.72fr) minmax(25rem,1.28fr);width:min(70rem,calc(100vw - 2.5rem));max-height:calc(100dvh - 2.5rem);overflow:auto;background:#f5f2ea;color:#111c28;box-shadow:0 35px 100px rgba(0,0,0,.46)}.ask-rex-close{z-index:2;top:.35rem;right:.35rem;color:#111c28}.ask-rex-intro{display:grid;grid-template-rows:minmax(15rem,42vh) auto;background:#091f31;color:#fff}.ask-rex-intro>img{width:100%;height:100%;min-height:15rem;object-fit:cover;object-position:50% 22%}.ask-rex-intro>div{padding:clamp(1.6rem,3.5vw,3rem)}.ask-rex-intro .eyebrow{margin-bottom:.7rem;color:#b9e1e4!important}.ask-rex-intro h2{margin:0 0 1rem;font-size:clamp(2rem,3.2vw,3.7rem);line-height:.96}.ask-rex-intro p:not(.eyebrow){margin:0 0 1.2rem;color:#e4edf0;font-size:1rem}.ask-rex-phone{font-weight:600;letter-spacing:.08em;text-decoration:none}.ask-rex-form{padding:clamp(2.4rem,4vw,4rem);background:#fff}.ask-rex-form h3{margin:0 0 1.25rem;font-size:clamp(1.65rem,2.3vw,2.35rem)}.ask-rex-form .ghl-form-shell{border-top-color:#a67946}.ask-rex-form iframe{display:block}.ask-rex-open:focus-visible,.ask-rex-dismiss:focus-visible,.ask-rex-close:focus-visible,.ask-rex-phone:focus-visible{outline:3px solid #56c9d0;outline-offset:4px}body.ask-rex-opened{overflow:hidden}
@media(max-width:760px){.ask-rex{right:.5rem;bottom:.5rem;width:min(21.5rem,calc(100vw - 1rem))}.ask-rex-card{grid-template-columns:3.7rem 1fr;gap:.75rem;padding:.65rem 2.65rem .65rem .65rem}.ask-rex-card img{width:3.7rem;height:3.7rem}.ask-rex-card-copy span{display:none}.ask-rex-card-copy strong{font-size:1.05rem}.ask-rex-open{font-size:.72rem}.ask-rex-layer{padding:.5rem}.ask-rex-dialog{grid-template-columns:1fr;width:100%;max-height:calc(100dvh - 1rem)}.ask-rex-intro{grid-template-columns:6.5rem 1fr;grid-template-rows:auto;align-items:stretch}.ask-rex-intro>img{height:100%;min-height:10rem;object-position:50% 20%}.ask-rex-intro>div{padding:1.35rem 3rem 1.35rem 1.25rem}.ask-rex-intro h2{font-size:2rem}.ask-rex-intro p:not(.eyebrow){font-size:.92rem;line-height:1.45}.ask-rex-form{padding:1.5rem 1rem}.ask-rex-form h3{font-size:1.55rem;margin-bottom:1rem}}
@media(prefers-reduced-motion:no-preference){.ask-rex:not([hidden]) .ask-rex-card{animation:askRexIn .35s ease-out both}@keyframes askRexIn{from{opacity:0;transform:translateY(.6rem)}to{opacity:1;transform:none}}}

/* Website V4 Phase 1 candidate — editorial hierarchy, not new plumbing. */
header #site-nav{gap:clamp(.65rem,1.4vw,1.45rem)}
header nav{gap:clamp(.65rem,1.35vw,1.35rem)}
.header-ask-rex{display:inline-flex;align-items:center;justify-content:center;min-height:2.75rem;padding:.72rem 1rem;border:1px solid currentColor;background:var(--ink);color:#fff!important;font-size:.75rem!important;font-weight:600;letter-spacing:.13em!important;text-decoration:none;text-transform:uppercase;white-space:nowrap}
.home .header-ask-rex{background:#fff;color:#091f31!important;border-color:#fff}
.v4-hero .cinematic-media{filter:brightness(1.14) saturate(1.05);object-position:center 46%}
.v4-hero .cinematic-shade{background:linear-gradient(180deg,rgba(3,7,11,.42) 0%,rgba(3,7,11,.08) 34%,rgba(3,7,11,.72) 100%),linear-gradient(90deg,rgba(2,7,11,.28),transparent 58%)}
.v4-hero .cinematic-copy{top:57%;width:min(90vw,76rem);text-align:left;left:clamp(1.25rem,8vw,10rem);transform:translateY(-50%)}
.v4-hero .cinematic-copy h1{max-width:56rem;white-space:normal;font-size:clamp(3.4rem,6.8vw,7.4rem);line-height:.88;letter-spacing:-.025em}
.v4-hero .cinematic-coverage{max-width:42rem;margin:1.4rem 0 2rem;color:#fff;font-size:clamp(1rem,1.25vw,1.2rem);line-height:1.65;text-shadow:0 2px 20px rgba(0,0,0,.75)}
.v4-hero-next{position:absolute;right:clamp(1.25rem,5vw,5rem);bottom:2rem;z-index:3;color:#fff;font-size:.72rem;font-weight:600;letter-spacing:.15em;text-decoration:none;text-transform:uppercase}.v4-hero-next span{margin-left:.5rem}
.v4-decisions,.v4-selected,.v4-sarasota,.v4-why,.v4-buy-choice,.find-sarasota,.private-positioning,.v4-seller-tools,.v4-market-front,.inside-sarasota,.secondary-practice{padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem)}
.v4-decisions{background:#f7f4ee}.v4-decisions .section-head{margin-bottom:2rem}.v4-decision-grid{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:#c9c5bb}.v4-decision-grid article{padding:clamp(2.5rem,5vw,5rem);background:#fff}.v4-decision-grid article+article{background:#0a1520;color:#fff}.v4-decision-grid article+article p:not(.eyebrow){color:#d8e1e5}.v4-decision-grid article+article .eyebrow{color:#c8edf0}.v4-decision-grid article+article .outline,.v4-decision-grid article+article .text-link{color:#fff;border-color:#fff}.v4-decision-grid h3{max-width:31rem;margin:.55rem 0 1rem;font-family:var(--serif)!important;font-size:clamp(2.2rem,3.4vw,4rem)!important;font-weight:400!important;line-height:1}.v4-decision-grid p:not(.eyebrow){max-width:35rem;color:var(--readable);font-size:1rem;line-height:1.7}
.v4-sarasota{display:grid;grid-template-columns:minmax(18rem,.7fr) minmax(25rem,1.3fr);gap:clamp(3rem,7vw,8rem);background:#091f31;color:#fff}.v4-sarasota-lead{align-self:center}.v4-sarasota h2{font-family:var(--serif)!important;font-size:clamp(2.7rem,4.5vw,5rem)!important;line-height:.98}.v4-sarasota-lead>p:not(.eyebrow){max-width:34rem;color:#d8e1e5}.v4-sarasota .eyebrow{color:#c8edf0}.v4-sarasota-grid{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:repeat(2,minmax(14rem,1fr));gap:2px}.v4-sarasota-grid a{position:relative;display:flex;align-items:end;min-height:15rem;overflow:hidden;background:linear-gradient(180deg,rgba(4,12,19,.05),rgba(4,12,19,.85)),var(--v4-image) center/cover;color:#fff;text-decoration:none}.v4-sarasota-grid a:first-child{grid-row:1/-1}.v4-sarasota-grid span,.v4-market-grid span{position:relative;z-index:1;display:grid;gap:.35rem;padding:1.4rem}.v4-sarasota-grid small,.v4-market-grid small{font-size:.68rem;letter-spacing:.14em}.v4-sarasota-grid b,.v4-market-grid b{font-family:var(--serif);font-size:clamp(1.7rem,2.4vw,2.7rem);font-weight:400;line-height:1}
.v4-buy-hero,.v4-sarasota-hero{min-height:70vh}.v4-buy-choice{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:#c9c5bb}.v4-buy-choice article{padding:clamp(3rem,6vw,6rem);background:#f7f4ee}.v4-buy-choice article+article{background:#0a1520;color:#fff}.v4-buy-choice article+article p:not(.eyebrow){color:#d8e1e5}.v4-buy-choice article+article .eyebrow{color:#c8edf0}.v4-buy-choice h2{font-family:var(--serif);font-size:clamp(2.5rem,4vw,4.8rem);line-height:1}.v4-buy-choice p:not(.eyebrow){max-width:36rem;color:var(--readable);line-height:1.7}
.find-sarasota{background:#fff}.find-sarasota-intro{display:grid;grid-template-columns:.7fr 1.3fr;gap:2rem 8vw;align-items:end;margin-bottom:2.5rem}.find-sarasota-intro .eyebrow{grid-column:1/-1}.find-sarasota-intro h2,.find-sarasota-intro p{margin:0}.find-sarasota-intro p:not(.eyebrow){max-width:37rem;color:var(--readable)}.find-sarasota-groups{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line)}.find-sarasota-groups article{padding:clamp(2rem,3.5vw,3.5rem);background:#f7fafb}.find-sarasota-groups h3{min-height:4.6em;font-family:var(--serif);font-size:clamp(1.5rem,2.2vw,2.3rem);font-weight:400;line-height:1.08}.find-sarasota-groups article>div{display:grid}.find-sarasota-groups a{padding:.9rem 0;border-top:1px solid var(--line);color:var(--ink);font-size:.9rem;font-weight:600;text-decoration:none}.find-sarasota-groups a:after{content:'→';float:right}
.private-positioning{display:grid;grid-template-columns:minmax(18rem,.72fr) minmax(25rem,1.28fr);gap:clamp(3rem,8vw,9rem);background:#fff}.private-positioning h2{font-family:var(--serif);font-size:clamp(2.8rem,4.6vw,5.2rem);line-height:.95}.private-positioning>div>p:not(.eyebrow){max-width:36rem;color:var(--readable);font-size:1.05rem;line-height:1.7}.private-positioning ol{margin:0;padding:0;list-style:none;border-top:1px solid var(--line)}.private-positioning li{display:grid;grid-template-columns:3rem minmax(9rem,.55fr) 1fr;gap:1rem;padding:1.15rem 0;border-bottom:1px solid var(--line);align-items:start}.private-positioning li span{color:#9b663e;font-size:.72rem;letter-spacing:.12em}.private-positioning li b{font-family:var(--serif);font-size:1.35rem;font-weight:400}.private-positioning li p{margin:0;color:var(--readable);font-size:.92rem}.v4-seller-tools{background:#f7f4ee}.v4-seller-tools>.section-head{margin-bottom:2rem}.v4-seller-tools>div:last-child{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line)}.v4-seller-tools article{padding:clamp(2rem,4vw,4rem);background:#fff}.v4-seller-tools h3{font-family:var(--serif);font-size:clamp(1.8rem,2.8vw,3rem);font-weight:400}.v4-seller-tools p{color:var(--readable)}
.v4-market-front{background:#fff}.v4-market-front>.section-head{display:flex;align-items:end;justify-content:space-between;gap:2rem;margin-bottom:2.5rem}.v4-market-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-auto-rows:minmax(17rem,24vw);gap:2px}.v4-market-grid a{position:relative;display:flex;align-items:end;overflow:hidden;background:linear-gradient(180deg,rgba(3,12,20,.12),rgba(3,12,20,.88)),var(--v4-image) center/cover;color:#fff;text-decoration:none}.v4-market-grid .v4-market-feature{grid-column:span 2;grid-row:span 2}.v4-market-grid em{font-style:normal;font-size:.84rem;color:#fff}.inside-sarasota{display:grid;grid-template-columns:.72fr 1.28fr;gap:clamp(3rem,8vw,9rem);background:#0a1520;color:#fff}.inside-sarasota>div:first-child>p:not(.eyebrow){max-width:36rem;color:#d8e1e5}.inside-sarasota .eyebrow{color:#c8edf0}.inside-sarasota-links{display:grid;border-top:1px solid rgba(255,255,255,.25)}.inside-sarasota-links a{display:grid;grid-template-columns:7rem 1fr 1.1fr;gap:1rem;padding:1.35rem 0;border-bottom:1px solid rgba(255,255,255,.25);color:#fff;text-decoration:none;align-items:center}.inside-sarasota-links small{color:#c8edf0;font-size:.68rem;letter-spacing:.13em}.inside-sarasota-links b{font-family:var(--serif);font-size:1.4rem;font-weight:400}.inside-sarasota-links span{color:#d8e1e5;font-size:.9rem}.secondary-practice{display:flex;align-items:end;justify-content:space-between;gap:2rem;background:#f7f4ee}.secondary-practice h2{max-width:52rem;margin:.5rem 0 0}.secondary-practice .button{flex:0 0 auto}
.v4-closing{min-height:70vh}.page-investment-development .investment-hero .eyebrow{color:#e3f6f7!important}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--focus-light);outline-offset:4px}
@media(max-width:1080px){header nav a{font-size:.72rem!important}.header-phone{display:none}}
@media(max-width:900px){.header-ask-rex{width:100%;margin-top:.6rem}.home .header-ask-rex{background:#fff;color:#091f31!important}.v4-hero .cinematic-copy{left:1.25rem;right:1.25rem;width:auto;top:55%}.v4-hero .cinematic-copy h1{font-size:clamp(3rem,10vw,5rem)}.v4-decision-grid,.v4-sarasota,.v4-buy-choice,.find-sarasota-intro,.private-positioning,.inside-sarasota{grid-template-columns:1fr}.v4-sarasota-grid{min-height:38rem}.find-sarasota-groups{grid-template-columns:1fr}.find-sarasota-groups h3{min-height:0}.v4-market-grid{grid-template-columns:1fr 1fr}.v4-market-grid .v4-market-feature{grid-column:1/-1;grid-row:auto}.inside-sarasota-links a{grid-template-columns:1fr}.secondary-practice{align-items:start;flex-direction:column}.v4-seller-tools>div:last-child{grid-template-columns:1fr}}
@media(max-width:600px){.v4-decisions,.v4-selected,.v4-sarasota,.v4-why,.v4-buy-choice,.find-sarasota,.private-positioning,.v4-seller-tools,.v4-market-front,.inside-sarasota,.secondary-practice{padding:3.5rem 1.25rem}.v4-hero .cinematic-copy{top:53%}.v4-hero .cinematic-copy h1{font-size:clamp(2.8rem,13vw,4.4rem);line-height:.9}.v4-hero .cinematic-actions{display:grid;width:100%}.v4-hero .cinematic-button{width:100%;text-align:center}.v4-hero-next{right:1.25rem}.v4-decision-grid,.v4-buy-choice{grid-template-columns:1fr}.v4-sarasota-grid{grid-template-columns:1fr;grid-template-rows:none;min-height:0}.v4-sarasota-grid a,.v4-sarasota-grid a:first-child{grid-row:auto;min-height:17rem}.private-positioning li{grid-template-columns:2.5rem 1fr}.private-positioning li p{grid-column:2}.v4-market-front>.section-head{align-items:start;flex-direction:column}.v4-market-grid{grid-template-columns:1fr;grid-auto-rows:minmax(16rem,62vw)}.v4-market-grid .v4-market-feature{grid-column:auto}.inside-sarasota-links a{gap:.35rem}.v4-closing .closing-content{padding-inline:1.25rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.v4-hero .cinematic-media{display:none}}

/* Version 90 mobile repair: make every V4 grid/flex track genuinely shrinkable. */
.v4-decision-grid,.v4-sarasota,.v4-sarasota-grid,.v4-buy-choice,.find-sarasota-intro,.find-sarasota-groups,.private-positioning,.v4-seller-tools>div:last-child,.v4-market-grid,.inside-sarasota,.inside-sarasota-links,.secondary-practice{min-width:0;max-width:100%}
.v4-decision-grid>*,.v4-sarasota>*,.v4-sarasota-grid>*,.v4-buy-choice>*,.find-sarasota-intro>*,.find-sarasota-groups>*,.private-positioning>*,.v4-seller-tools>div:last-child>*,.v4-market-grid>*,.v4-market-grid span,.inside-sarasota>*,.inside-sarasota-links>*,.secondary-practice>*{min-width:0;max-width:100%}
.v4-decision-grid,.v4-buy-choice{grid-template-columns:repeat(2,minmax(0,1fr))}
.v4-sarasota-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
.find-sarasota-groups{grid-template-columns:repeat(3,minmax(0,1fr))}
.v4-market-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
.inside-sarasota-links a{grid-template-columns:minmax(0,7rem) minmax(0,1fr) minmax(0,1.1fr)}
@media(max-width:900px){
  .v4-decision-grid,.v4-sarasota,.v4-buy-choice,.find-sarasota-intro,.private-positioning,.inside-sarasota{grid-template-columns:minmax(0,1fr)}
  .find-sarasota-groups{grid-template-columns:minmax(0,1fr)}
  .v4-market-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .inside-sarasota-links a{grid-template-columns:minmax(0,1fr)}
}
@media(max-width:760px){
  html,body{max-width:100%}
  .v4-market-grid{grid-template-columns:minmax(0,1fr)}
  .v4-market-grid .v4-market-feature{grid-column:auto}
  .secondary-practice .button,.v4-market-front .text-link{white-space:normal;overflow-wrap:anywhere}
  .ask-rex{right:.5rem;bottom:max(.5rem,env(safe-area-inset-bottom));width:min(18.5rem,calc(100vw - 1rem))}
  .ask-rex-card{grid-template-columns:3rem minmax(0,1fr);gap:.65rem;padding:.55rem 2.75rem .55rem .55rem}
  .ask-rex-card img{width:3rem;height:3rem}
  .ask-rex-card-copy{min-width:0;gap:.12rem}
  .ask-rex-card-copy strong{font-size:.93rem;line-height:1.08}
  .ask-rex-open{min-height:1.45rem;margin-top:.18rem;font-size:.7rem}
  .ask-rex-dismiss{width:2.75rem;height:2.75rem}
  .ask-rex-dialog,.ask-rex-dialog>*,.ask-rex-intro>*,.ask-rex-form,.ask-rex-form .ghl-form-shell{min-width:0;max-width:100%}
}
@media(max-width:520px){
  .ask-rex-intro{grid-template-columns:5rem minmax(0,1fr)}
  .ask-rex-intro>img{min-height:8.5rem}
  .ask-rex-intro>div{padding:1rem 2.8rem 1rem 1rem}
  .ask-rex-intro h2{font-size:1.65rem}
  .ask-rex-intro p:not(.eyebrow){font-size:.86rem;margin-bottom:.65rem}
  .ask-rex-form{padding:1.2rem .85rem}
}

/* Website V4 completion: one restrained, Sarasota-specific editorial system. */
:root{--v4-ink:#071a29;--v4-paper:#f7f3eb;--v4-white:#fff;--v4-sea:#8fbfc1;--v4-sand:#b08a62;--v4-line:rgba(7,26,41,.18)}
body{background:var(--v4-paper);color:var(--v4-ink)}
header{border-bottom-color:var(--v4-line)}
header nav a{position:relative}
header nav a:after{content:'';position:absolute;left:0;right:100%;bottom:-.5rem;height:1px;background:currentColor;transition:right .25s ease}
header nav a:hover:after,header nav a:focus-visible:after{right:0}
.home main>section:not(.cinematic-hero){margin-top:0}
.home .v4-hero-complete{min-height:100svh}
.v4-hero-complete .cinematic-media{filter:brightness(1.12) saturate(.92) contrast(1.03);object-position:center 47%}
.v4-hero-complete .cinematic-shade{background:linear-gradient(90deg,rgba(3,12,20,.66) 0%,rgba(3,12,20,.28) 45%,rgba(3,12,20,.06) 72%),linear-gradient(180deg,rgba(3,9,14,.45),rgba(3,9,14,.08) 42%,rgba(3,9,14,.68))}
.v4-hero-complete .cinematic-copy{top:55%;max-width:76rem}
.v4-hero-complete .cinematic-copy h1{font-size:clamp(4rem,7.2vw,8rem);line-height:.87;letter-spacing:-.04em;text-wrap:balance}
.v4-hero-complete .cinematic-coverage{font-size:clamp(1rem,1.2vw,1.2rem);line-height:1.65;max-width:43rem;margin:1.5rem 0 1.8rem}
.v4-hero-complete .cinematic-actions{justify-content:flex-start}
.hero-signature{margin:1.35rem 0 0!important;font-family:var(--serif);font-size:clamp(1.1rem,1.5vw,1.4rem)!important;font-style:italic;letter-spacing:.025em;text-shadow:0 2px 18px rgba(0,0,0,.7)}
.v4-decisions,.v4-selected,.v4-sarasota-complete,.v4-rex-proof{border-top:0}
.v4-decisions{background:#f4efe6}
.v4-decision-grid{box-shadow:0 24px 75px rgba(7,26,41,.08)}
.v4-decision-grid article{min-height:34rem;display:flex;flex-direction:column;justify-content:flex-end}
.v4-selected{background:#fff}
.v4-selected .section-head h2{font-family:var(--serif)!important;font-size:clamp(3rem,5vw,5.8rem)!important;line-height:.92}
.v4-selected .v3-property-grid{gap:.7rem;background:transparent}
.v4-selected .v3-property-grid a{min-height:clamp(28rem,40vw,43rem);box-shadow:none}
.v4-selected .v3-property-grid img{transition:transform .8s ease,filter .4s ease;filter:saturate(.88)}
.v4-selected .v3-property-grid a:hover img{transform:scale(1.025);filter:saturate(1)}
.v4-sarasota-complete{background:var(--v4-ink)}
.v4-sarasota-complete .v4-sarasota-grid{gap:.7rem}
.v4-sarasota-grid a:after,.v4-market-grid a:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,transparent 35%,rgba(3,12,20,.76));transition:background .3s ease}
.v4-sarasota-grid a:hover:after,.v4-market-grid a:hover:after{background:linear-gradient(180deg,rgba(3,12,20,.04),rgba(3,12,20,.88))}
.v4-rex-proof{background:#f4efe6}
.v4-rex-proof>div:first-child h2{font-family:var(--serif)!important;font-size:clamp(3rem,5vw,5.8rem)!important;line-height:.93}
.v4-rex-proof .v3-proof article{background:transparent}
.find-sarasota-complete{background:#fff}
.find-sarasota-complete .find-sarasota-intro h2{font-family:var(--serif);font-size:clamp(3rem,5vw,5.8rem);line-height:.92}
.find-sarasota-complete .find-sarasota-groups{grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;background:var(--v4-line)}
.find-sarasota-complete .find-sarasota-groups article{min-height:22rem;display:flex;flex-direction:column;justify-content:space-between;background:#f7f3eb}
.find-sarasota-complete .find-sarasota-groups article:nth-child(3n+2),.find-sarasota-complete .find-sarasota-groups article:nth-child(3n+3){background:#eef3f2}
.find-sarasota-complete .find-sarasota-groups h3{min-height:0;font-size:clamp(1.5rem,2vw,2.25rem)}
.find-sarasota-note{margin:2rem 0 0;max-width:58rem;color:var(--readable);font-size:.78rem}
.buyer-next{display:grid;grid-template-columns:.58fr 1.42fr;gap:clamp(3rem,8vw,9rem);padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:var(--v4-ink);color:#fff}
.buyer-next h2{font-family:var(--serif);font-size:clamp(2.6rem,4vw,4.8rem);line-height:.96}
.buyer-next nav{display:grid;border-top:1px solid rgba(255,255,255,.25)}
.buyer-next nav a{display:grid;grid-template-columns:3rem minmax(0,1fr) minmax(0,1fr);gap:1rem;padding:1.25rem 0;border-bottom:1px solid rgba(255,255,255,.25);color:#fff;text-decoration:none;align-items:center}
.buyer-next nav span{color:var(--v4-sea);font-size:.68rem;letter-spacing:.14em}
.buyer-next nav b{font-family:var(--serif);font-size:1.45rem;font-weight:400}
.buyer-next nav small{color:#d8e1e5;font-size:.84rem}
.seller-paths{display:grid;grid-template-columns:.6fr 1.4fr;gap:clamp(3rem,8vw,9rem);padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#f4efe6}
.seller-paths h2{font-family:var(--serif);font-size:clamp(2.8rem,4.5vw,5rem);line-height:.94}
.seller-paths nav{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--v4-line)}
.seller-paths nav a{display:flex;flex-direction:column;min-height:17rem;padding:2rem;background:#fff;text-decoration:none}
.seller-paths nav a:last-child{background:var(--v4-ink);color:#fff}
.seller-paths small{font-size:.66rem;letter-spacing:.15em;color:#8b643f}
.seller-paths b{margin:.7rem 0;font-family:var(--serif);font-size:1.8rem;font-weight:400;line-height:1.05}
.seller-paths span{color:var(--readable);font-size:.9rem}.seller-paths nav a:last-child span{color:#d8e1e5}
.inside-sarasota-complete{display:block;background:var(--v4-ink);padding-bottom:clamp(5rem,9vw,9rem)}
.inside-sarasota-complete>div:first-child{display:grid;grid-template-columns:.72fr 1.28fr;gap:clamp(3rem,8vw,9rem);align-items:end;margin-bottom:3rem}
.inside-sarasota-complete>div:first-child p:not(.eyebrow){max-width:40rem}
.inside-sarasota-features{display:grid;gap:1px;background:rgba(255,255,255,.22)}
.inside-sarasota-features article{display:grid;grid-template-columns:minmax(15rem,.75fr) minmax(20rem,1.25fr);min-height:31rem;background:#fff;color:var(--v4-ink)}
.inside-sarasota-features article:nth-child(even){grid-template-columns:minmax(20rem,1.25fr) minmax(15rem,.75fr)}
.inside-sarasota-features article:nth-child(even) figure{grid-column:2;grid-row:1}.inside-sarasota-features article:nth-child(even)>div{grid-column:1;grid-row:1}
.inside-sarasota-features figure{margin:0;min-height:31rem;overflow:hidden}.inside-sarasota-features figure img{height:100%;object-fit:cover}
.inside-sarasota-features article>div:not(.inside-text-art){padding:clamp(2.5rem,5vw,5.5rem);align-self:center}
.inside-sarasota-features h3{font-family:var(--serif);font-size:clamp(2.4rem,4vw,4.8rem);font-weight:400;line-height:.94}
.inside-sarasota-features p:not(.eyebrow){max-width:43rem;color:var(--readable)}
.inside-text-art{display:flex;flex-direction:column;justify-content:center;align-items:center;min-height:31rem;background:#e9e3d8;color:var(--v4-ink);text-align:center}
.inside-text-art span{font-size:.68rem;letter-spacing:.26em}.inside-text-art b{font-family:var(--serif);font-size:clamp(3.5rem,7vw,8rem);font-weight:400;line-height:.85}
.development-principle{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,8vw,9rem);padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#fff;align-items:end}
.development-principle h2{font-family:var(--serif);font-size:clamp(3rem,5vw,5.7rem);line-height:.92;margin:0}.development-principle>p{max-width:44rem;color:var(--readable)}
.development-board-v4{background:var(--v4-ink);color:#fff}
.development-board-v4 .development-board-heading{display:grid;grid-template-columns:.75fr 1.25fr;gap:1rem 8vw;align-items:end;max-width:none}
.development-board-v4 .development-board-heading .eyebrow{grid-column:1/-1;color:var(--v4-sea)}
.development-board-v4 .development-board-heading h2{font-family:var(--serif);font-size:clamp(3.2rem,5vw,5.8rem);line-height:.92;margin:0}
.development-board-v4 .development-board-heading>p:last-child{max-width:40rem;color:#d8e1e5}
.development-board-v4 .development-project-grid{margin-top:3rem;gap:1px;background:rgba(255,255,255,.22)}
.development-board-v4 .project-card{min-height:29rem;padding:0;background:#f7f3eb;color:var(--v4-ink);border:0;overflow:hidden}
.development-board-v4 .project-card-copy{height:100%;display:flex;flex-direction:column;padding:clamp(2rem,3.3vw,3.5rem)}
.development-board-v4 .project-card h3{font-family:var(--serif);font-size:clamp(2rem,2.8vw,3.2rem);line-height:.95}
.development-board-v4 .project-card>p,.development-board-v4 .project-card-copy>p:not(.project-type){color:var(--readable)}
.development-board-v4 .project-facts{margin:1rem 0 2rem;padding:0;list-style:none;border-top:1px solid var(--v4-line)}
.development-board-v4 .project-facts li{padding:.75rem 0;border-bottom:1px solid var(--v4-line);color:#294152;font-size:.86rem}
.development-board-v4 .project-actions{margin-top:auto}
.development-compare{display:flex;align-items:end;justify-content:space-between;gap:2rem;margin-top:1px;padding:clamp(2.5rem,4vw,4.5rem);background:#17374b}
.development-compare h3{font-family:var(--serif);font-size:clamp(1.8rem,3vw,3.4rem);font-weight:400;margin:0}.development-compare .eyebrow{color:var(--v4-sea)}
.development-board-v4 .development-board-note{color:#cbd5da}
.about-hero-v4>div{max-width:57rem}.about-hero-v4 h1{font-family:var(--serif)!important;font-size:clamp(3.5rem,6vw,7rem)!important;line-height:.9!important}
.rex-authority{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(3rem,8vw,9rem);padding:clamp(5rem,8vw,9rem) clamp(1.25rem,8vw,10rem);background:#fff}
.rex-authority h2{font-family:var(--serif);font-size:clamp(3rem,5vw,5.8rem);line-height:.92}.rex-authority>div>p:not(.eyebrow){max-width:39rem;color:var(--readable)}
.rex-authority ol{list-style:none;padding:0;margin:0;border-top:1px solid var(--v4-line)}.rex-authority li{display:grid;grid-template-columns:3rem 1fr;gap:1rem;padding:1.25rem 0;border-bottom:1px solid var(--v4-line)}.rex-authority li>span{color:#8b643f;font-size:.7rem;letter-spacing:.14em}.rex-authority li b{font-family:var(--serif);font-size:1.55rem;font-weight:400}.rex-authority li p{margin:.35rem 0 0;color:var(--readable)}
.rex-local-proof{display:grid;grid-template-columns:1fr 1fr;min-height:70vh;background:var(--v4-ink);color:#fff}.rex-local-proof figure{margin:0;overflow:hidden}.rex-local-proof img{height:100%;object-fit:cover}.rex-local-proof>div{padding:clamp(3rem,7vw,8rem);align-self:center}.rex-local-proof h2{font-family:var(--serif);font-size:clamp(3rem,5vw,5.8rem);line-height:.92}.rex-local-proof p:not(.eyebrow){color:#d8e1e5;max-width:40rem}
.client-experience{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,8vw,9rem);padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,10rem);background:#f4efe6}.client-experience h2{font-family:var(--serif);font-size:clamp(2.8rem,4.5vw,5rem);line-height:.94}.client-experience>div:last-child{align-self:end}.client-experience>div:last-child p{max-width:43rem;color:var(--readable)}
.group-team-v4{background:#fff}
@media(max-width:1100px){.find-sarasota-complete .find-sarasota-groups{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:900px){.buyer-next,.seller-paths,.inside-sarasota-complete>div:first-child,.development-principle,.development-board-v4 .development-board-heading,.rex-authority,.rex-local-proof,.client-experience{grid-template-columns:minmax(0,1fr)}.inside-sarasota-features article,.inside-sarasota-features article:nth-child(even){grid-template-columns:minmax(0,1fr)}.inside-sarasota-features article:nth-child(even) figure,.inside-sarasota-features article:nth-child(even)>div{grid-column:auto;grid-row:auto}.inside-sarasota-features figure{min-height:55vw}.inside-text-art{min-height:45vw}.development-compare{align-items:start;flex-direction:column}.buyer-next nav a{grid-template-columns:2.5rem minmax(0,1fr)}.buyer-next nav small{grid-column:2}}
@media(max-width:760px){.v4-hero-complete .cinematic-copy{top:52%;left:1.25rem;right:1.25rem}.v4-hero-complete .cinematic-copy h1{font-size:clamp(3.1rem,14vw,4.7rem)}.v4-hero-complete .cinematic-coverage{font-size:.92rem;line-height:1.5}.hero-signature{font-size:1rem!important}.v4-hero-next{display:none}.v4-decision-grid article{min-height:29rem}.v4-selected .v3-property-grid a{min-height:28rem}.find-sarasota-complete .find-sarasota-groups{grid-template-columns:minmax(0,1fr)}.find-sarasota-complete .find-sarasota-groups article{min-height:18rem}.seller-paths nav{grid-template-columns:minmax(0,1fr)}.seller-paths nav a{min-height:14rem}.inside-sarasota-features article{min-height:0}.inside-sarasota-features figure{min-height:68vw}.inside-text-art{min-height:62vw}.inside-sarasota-features article>div:not(.inside-text-art){padding:3rem 1.25rem}.development-board-v4 .project-card{min-height:26rem}.development-board-v4 .project-card-copy{padding:2.25rem 1.25rem}.about-hero-v4 h1{font-size:clamp(3rem,13vw,4.5rem)!important}.rex-local-proof figure{min-height:72vw}.buyer-next nav a{grid-template-columns:2rem minmax(0,1fr)}}
@media(prefers-reduced-motion:reduce){.v4-selected .v3-property-grid img,header nav a:after{transition:none}}

/* V93 visual elevation — Hamptons restraint, Sarasota specificity, editorial scale. */
:root{--v93-ink:#071721;--v93-navy:#0a2435;--v93-paper:#f5f0e7;--v93-ivory:#fbf8f2;--v93-sea:#9fc5c3;--v93-sand:#a17a55;--v93-line:rgba(7,23,33,.16)}
html{background:var(--v93-ink)}
body{background:var(--v93-paper);color:var(--v93-ink);font-family:Poppins,Arial,sans-serif;font-weight:300;letter-spacing:.005em}
h1,h2,h3,.v3-property-grid b,.v4-market-grid b,.v4-sarasota-grid b{font-family:'Cormorant Garamond',Georgia,serif!important;font-weight:400!important;letter-spacing:-.025em}
p{max-width:72ch}.eyebrow{color:#806040;font-size:.69rem;letter-spacing:.185em}
header{height:94px;padding-inline:clamp(1.25rem,4vw,4.5rem);background:rgba(251,248,242,.94);border-bottom:1px solid var(--v93-line);box-shadow:none}
.home header{height:104px;background:linear-gradient(180deg,rgba(2,10,16,.72),rgba(2,10,16,0));padding-bottom:1.1rem}
/* Explicit header modes: non-home is a light editorial surface; Home is a
   transparent dark-media overlay. No foreground color relies on inheritance. */
body:not(.home) header{color:var(--v93-navy)}
body:not(.home) header a,body:not(.home) header .header-mark,body:not(.home) header .header-phone{color:var(--v93-navy)!important}
body:not(.home) header .header-mark img{filter:brightness(0) saturate(100%) invert(11%) sepia(22%) saturate(1611%) hue-rotate(164deg) brightness(92%) contrast(97%);opacity:1}
body:not(.home) header .menu{color:var(--v93-navy);border-color:rgba(10,36,53,.48)}
body:not(.home) header .menu span{background:var(--v93-navy)!important}
.home header,.home header a,.home header .header-mark,.home header .header-phone{color:#fff!important}
.home header .header-mark img{filter:none}
header nav a{position:relative;font-size:.72rem!important;letter-spacing:.115em!important}
header nav a:after{bottom:-.4rem;height:1px;background:currentColor;opacity:.65}
header nav a[aria-current="page"]{font-weight:600}
header nav a[aria-current="page"]:after{right:0;opacity:1}
body:not(.home) header nav a:hover,body:not(.home) header nav a:focus-visible,body:not(.home) header .header-phone:hover,body:not(.home) header .header-phone:focus-visible{color:#806040!important}
.home header nav a:hover,.home header nav a:focus-visible,.home header .header-phone:hover,.home header .header-phone:focus-visible{color:#fff!important}
header a:focus-visible,header button:focus-visible{outline:3px solid var(--focus-light);outline-offset:4px}
.home header a:focus-visible,.home header button:focus-visible{outline-color:var(--focus-dark)}
.ask-rex-close:focus-visible{outline-color:var(--focus-light)}
.header-ask-rex{min-height:2.55rem;padding:.66rem .92rem;background:transparent!important;border-color:currentColor;font-size:.69rem!important}
.header-ask-rex:hover,.header-ask-rex:focus-visible{background:var(--v93-navy)!important;border-color:var(--v93-navy);color:#fff!important}
.home .header-ask-rex{color:#fff!important}
.home .header-ask-rex:hover,.home .header-ask-rex:focus-visible{background:var(--v93-ivory)!important;border-color:var(--v93-ivory);color:var(--v93-ink)!important}
.v4-hero-complete .cinematic-media{filter:none;object-position:center 48%}
.v4-hero-complete .cinematic-shade{background:linear-gradient(180deg,rgba(2,8,12,.55) 0%,rgba(2,8,12,.08) 34%,rgba(2,8,12,.76) 100%),linear-gradient(90deg,rgba(2,8,12,.42),rgba(2,8,12,.03) 70%)}
.v4-hero-complete .cinematic-copy{top:56%;left:clamp(1.25rem,7vw,8rem);width:min(88vw,78rem);text-align:left}
.v4-hero-complete .cinematic-copy h1{max-width:64rem;font-size:clamp(3.35rem,6.4vw,7.15rem);line-height:.84;letter-spacing:-.035em;text-wrap:balance}
.v4-hero-complete .cinematic-coverage{max-width:43rem;margin:1.55rem 0 2rem;font-size:clamp(.96rem,1.16vw,1.12rem);line-height:1.65}
.v4-hero-complete .cinematic-actions{justify-content:flex-start;gap:.65rem}
.cinematic-button,.button{min-height:3rem;padding:.94rem 1.35rem;border-radius:0;font-size:.68rem;letter-spacing:.14em;transition:background .25s ease,color .25s ease,border-color .25s ease}
.cinematic-button.primary{background:var(--v93-ivory);border-color:var(--v93-ivory);color:var(--v93-ink)}
.v4-hero-next{bottom:1.6rem;opacity:.78}
.v4-decisions,.v4-selected,.v4-sarasota,.v4-why,.v4-buy-choice,.find-sarasota,.private-positioning,.v4-seller-tools,.v4-market-front,.inside-sarasota,.secondary-practice,.development-principle,.development-board,.rex-authority,.client-experience{padding-block:clamp(5.5rem,8.5vw,9.5rem)}
.section-head{margin-bottom:clamp(2rem,3vw,3.25rem)}
.section-head h2{font-size:clamp(3rem,5.2vw,6rem);line-height:.9}
.v4-decision-grid,.v4-buy-choice,.find-sarasota-groups,.v4-market-grid,.development-project-grid{gap:1px;background:var(--v93-line)}
.v4-decision-grid article,.v4-buy-choice article,.find-sarasota-groups article{padding:clamp(2.5rem,4.6vw,5.25rem)}
.v4-decision-grid article,.find-sarasota-groups article{background:var(--v93-ivory)}
.v4-decision-grid article+article,.v4-buy-choice article+article{background:var(--v93-ink)}
.v4-selected{background:var(--v93-ivory)}
.v4-selected .v3-property-grid{gap:.45rem;background:transparent}
.v4-selected .v3-property-grid a{min-height:clamp(29rem,48vw,43rem)}
.v4-selected .v3-property-grid a:after{background:linear-gradient(180deg,rgba(2,8,12,0) 34%,rgba(2,8,12,.92) 100%)}
.v4-selected .v3-property-grid img{transition:transform .7s ease,filter .7s ease;filter:saturate(.92) contrast(1.02)}
.v4-selected .v3-property-grid a:hover img{transform:scale(1.018);filter:saturate(1) contrast(1.03)}
.v4-sarasota{background:var(--v93-ink)}
.v4-sarasota-grid{gap:.45rem}
.v4-sarasota-grid a,.v4-market-grid a{background-image:linear-gradient(180deg,rgba(2,9,14,.03) 28%,rgba(2,9,14,.88) 100%),var(--v4-image);transition:filter .3s ease}
.v4-sarasota-grid a:hover,.v4-market-grid a:hover{filter:brightness(1.06)}
.v4-sarasota-grid span,.v4-market-grid span{padding:clamp(1.25rem,2.2vw,2.1rem)}
.v4-why{background:var(--v93-paper)}
.v4-rex-proof .v3-proof article{padding:1.5rem 0}
.v4-closing{min-height:78svh;background-image:linear-gradient(180deg,rgba(2,9,14,.16),rgba(2,9,14,.82)),none;background-position:center 58%}
.page-hero{min-height:clamp(34rem,66vh,46rem);background-image:linear-gradient(90deg,rgba(2,10,16,.86),rgba(2,10,16,.22)),none;background-position:center;background-size:cover}
.page-hero h1{max-width:68rem;font-size:clamp(3.4rem,6.8vw,7.6rem);line-height:.88;text-wrap:balance}
.page-hero .dek{max-width:47rem;font-family:Poppins,Arial,sans-serif;font-size:clamp(1rem,1.35vw,1.22rem);line-height:1.65}
.page-selling .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.84),rgba(2,10,16,.2)),none;background-position:center 58%}
.page-property-search .page-hero,.page-relocating-to-sarasota .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.84),rgba(2,10,16,.18)),none}
.page-markets .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.82),rgba(2,10,16,.18)),none}
.page-markets-longboat-key .island-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.82),rgba(2,10,16,.18)),url('/assets/gg-longboat-golf-v93.webp')}
.page-insights .page-hero,.page-results .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.88),rgba(2,10,16,.28)),none}
.page-investment-development .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.88),rgba(2,10,16,.24)),url('/assets/gg-sarasota-architecture-v93.webp')}
.page-new-development .page-hero{background-image:none;background-color:var(--v93-ink)}
.page-markets-lakewood-ranch .island-hero,.page-markets-anna-maria-island .island-hero{background-image:none;background-color:var(--v93-navy)}
.v4-market-text{background-image:linear-gradient(145deg,#102d40,#071721)!important}
.v4-market-text:before{content:'GG';position:absolute;right:1.25rem;top:1rem;font-family:'Cormorant Garamond',serif;font-size:5rem;line-height:1;color:rgba(255,255,255,.07)}
.inside-sarasota-complete{background:var(--v93-ink)}
.inside-sarasota-features{gap:.45rem;background:transparent}
.inside-sarasota-features article{min-height:34rem;background:var(--v93-ivory)}
.inside-sarasota-features figure{min-height:34rem}
.inside-sarasota-features figure img{filter:saturate(.9) contrast(1.025)}
.inside-text-art{background:linear-gradient(145deg,#e8dfd1,#f6f0e7)}
.development-board-v4{background:var(--v93-ink)}
.development-board-v4 .development-project-grid{gap:.45rem;background:transparent}
.development-board-v4 .project-card{min-height:31rem;background:var(--v93-ivory);border-top:3px solid var(--v93-sand)}
.development-board-v4 .project-card:nth-child(even){background:#eee7dc}
.development-board-v4 .project-card h3{font-size:clamp(2.3rem,3vw,3.6rem)}
.form-section{background-image:none;background-color:var(--v93-ink)}
.ghl-form-shell{background:var(--v93-ivory)}
.property-grid,.property-gallery{gap:.45rem;background:var(--v93-ivory)}
.property-grid article{background:var(--v93-paper)}
.property-detail-hero{min-height:78vh}
.listing-authority article{background:var(--v93-ink);min-height:26rem}
.insights-list>a{padding-block:2.4rem!important}
.article{max-width:52rem}
.article>p:not(.eyebrow):not(.dek):not(.fine){font-size:1.25rem;line-height:1.72}
.case,.lead-form,.ghl-form-shell{box-shadow:none!important}
footer{background:#050f16;padding-top:6rem}
.ask-rex{right:1rem;bottom:1rem;width:min(16.75rem,calc(100vw - 2rem))}
.ask-rex-card{grid-template-columns:3.15rem minmax(0,1fr);gap:.7rem;padding:.65rem 2.65rem .65rem .65rem;background:rgba(7,23,33,.96);box-shadow:0 16px 40px rgba(0,0,0,.2)}
.ask-rex-card img{width:3.15rem;height:3.15rem}
.ask-rex-card-copy span{font-size:.5rem;letter-spacing:.14em}.ask-rex-card-copy strong{font-size:.96rem;line-height:1.02}.ask-rex-open{margin-top:.2rem;min-height:1.55rem;font-size:.64rem}
.ask-rex-dismiss{width:2.6rem;height:2.6rem;color:#fff}
.ask-rex-dialog{box-shadow:0 30px 90px rgba(0,0,0,.42)}
@media(max-width:900px){
  header{height:78px}
  .home header{height:84px}
  header #site-nav{top:78px;max-height:calc(100dvh - 78px);overflow-y:auto;overscroll-behavior:contain}
  body:not(.home) header #site-nav{background:rgba(251,248,242,.985);color:var(--v93-navy);border-color:var(--v93-line)}
  body:not(.home) header #site-nav a{color:var(--v93-navy)!important}
  body:not(.home) header #site-nav .header-ask-rex{border-color:var(--v93-navy)}
  .home header #site-nav{top:84px;padding:2rem;background:rgba(7,23,33,.985);color:#fff;border-color:rgba(255,255,255,.18)}
  .home header #site-nav a{color:#fff!important}
  header .menu{position:relative;z-index:4;flex:0 0 2.75rem;width:2.75rem;height:2.75rem;padding:.72rem .55rem}
  header .menu span{transform-origin:center;transition:transform .2s ease,opacity .2s ease}
  header .menu[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  header .menu[aria-expanded="true"] span:nth-child(2){opacity:0}
  header .menu[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
  header nav a{min-height:2.75rem;display:flex;align-items:center}
  .header-phone{min-height:2.75rem;display:flex;align-items:center}
  .v4-selected .v3-property-grid a{min-height:30rem}.inside-sarasota-features article{min-height:0}.inside-sarasota-features figure{min-height:62vw}.page-hero{min-height:35rem}
}
@media(max-width:760px){
  body{font-size:16px}
  .v4-hero-complete .cinematic-copy{top:51%;left:1.25rem;right:1.25rem;width:auto}
  .v4-hero-complete .cinematic-copy h1{font-size:clamp(2.7rem,12.4vw,4rem);line-height:.84}
  .v4-hero-complete .cinematic-coverage{max-width:31rem;margin:1.1rem 0 1.35rem;font-size:.88rem;line-height:1.5}
  .v4-hero-complete .cinematic-copy .eyebrow{margin-bottom:1.2rem;font-size:.58rem;letter-spacing:.22em}
  .v4-hero-complete .cinematic-actions{gap:.5rem}
  .v4-hero-complete .cinematic-button{min-height:2.85rem;padding:.82rem .8rem;font-size:.62rem}
  .v4-selected .v3-property-grid a{min-height:72vw}
  .page-hero{min-height:32rem;padding:7rem 1.25rem 3.25rem}
  .page-hero h1{font-size:clamp(3rem,13vw,4.55rem)}
  .v4-decisions,.v4-selected,.v4-sarasota,.v4-why,.v4-buy-choice,.find-sarasota,.private-positioning,.v4-seller-tools,.v4-market-front,.inside-sarasota,.secondary-practice,.development-principle,.development-board,.rex-authority,.client-experience{padding-block:4.5rem}
  .development-board-v4 .project-card{min-height:26rem}
  .ask-rex{right:.55rem;bottom:max(.55rem,env(safe-area-inset-bottom));width:min(14.75rem,calc(100vw - 1.1rem))}
  .ask-rex-card{grid-template-columns:2.65rem minmax(0,1fr);padding:.5rem 2.4rem .5rem .5rem}
  .ask-rex-card img{width:2.65rem;height:2.65rem}
  .ask-rex-card-copy span{display:none}.ask-rex-card-copy strong{font-size:.84rem}.ask-rex-open{font-size:.61rem}
}
@media(prefers-reduced-motion:reduce){.v4-selected .v3-property-grid img,.v4-sarasota-grid a,.v4-market-grid a{transition:none}}

/* V97 creative recovery: authentic imagery, smaller type and disciplined restraint. */
header .header-mark{width:clamp(7.4rem,9.5vw,9.6rem);height:auto;flex:0 0 auto}
header .header-mark img{display:block;width:100%;height:auto;max-height:4.8rem;object-fit:contain}
body:not(.home) header .header-mark img{filter:brightness(0) saturate(100%) invert(13%) sepia(21%) saturate(1240%) hue-rotate(160deg) brightness(92%) contrast(96%)}
.home header .hero-full-logo{width:clamp(7.4rem,9.5vw,9.6rem)!important}
.home header .hero-full-logo img{max-height:4.8rem!important}
.home main>section.v97-hero{width:100%;max-width:none;margin:0;box-shadow:none}
.v97-hero{position:relative;min-height:100svh;overflow:hidden;background:#071721;color:#fff}
.v97-hero-media{position:absolute;inset:0;overflow:hidden;background:#071721 url('/assets/gg-waterfront-estate-concept-hero.webp') center/cover no-repeat}
.v97-hero-media>img,.v97-hero-media>video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center center}
.v97-hero-image,.v97-hero-video{filter:saturate(.98) contrast(1.03) brightness(.96);transform:scale(1.002)}
.v97-hero-scrim{position:absolute;inset:0 auto 0 0;width:min(64rem,67vw);background:linear-gradient(90deg,rgba(3,14,22,.54) 0%,rgba(3,14,22,.26) 46%,rgba(3,14,22,0) 100%)}
.v97-hero-copy{position:absolute;z-index:2;left:clamp(1.25rem,6vw,6.5rem);top:54%;width:min(40rem,49vw);transform:translateY(-50%);text-shadow:0 2px 16px rgba(0,0,0,.42)}
.v97-hero-copy .eyebrow{margin:0 0 1.15rem;color:#fff;font-size:.76rem;line-height:1.45;letter-spacing:.2em}
.v97-hero-copy h1{margin:0;font-family:var(--serif);font-size:clamp(2.25rem,3.45vw,4.05rem);font-weight:400;line-height:.96;letter-spacing:-.02em}
.v97-hero-copy h1 span{display:block;white-space:nowrap}
.v97-hero-copy>p:not(.eyebrow){margin:1.25rem 0 1.55rem;font-size:clamp(1rem,1.1vw,1.12rem);color:#fff}
.v97-hero-actions{display:flex;gap:.65rem;flex-wrap:wrap}
.v97-hero-actions .button{min-width:10.5rem;text-align:center}.v97-hero-actions .ghost{border:1px solid rgba(255,255,255,.8);background:rgba(3,14,22,.12);color:#fff}
.v97-hero-next{position:absolute;z-index:2;right:clamp(1.25rem,4vw,4rem);bottom:1.5rem;color:#fff;text-decoration:none;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase}
.v97-start,.v97-rex{display:grid;grid-template-columns:.72fr 1.28fr;gap:clamp(3rem,8vw,9rem);padding:clamp(5.5rem,8vw,8.5rem) clamp(1.25rem,7vw,8rem);background:#fbf8f2}
.v97-start h2,.v97-rex h2,.v97-sarasota h2,.v97-development h2,.v97-sell h2{font-size:clamp(2.35rem,4.4vw,5rem);line-height:.98;margin:.45rem 0 1rem}
.v97-start nav{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid #cfc8bd}
.v97-start nav a{display:flex;min-height:14rem;flex-direction:column;justify-content:flex-end;padding:2rem;color:var(--ink);text-decoration:none;border-right:1px solid #cfc8bd;border-bottom:1px solid #cfc8bd}
.v97-start nav a:last-child{border-right:0}.v97-start nav small{font-size:.65rem;letter-spacing:.16em}.v97-start nav b{font-family:var(--serif);font-size:clamp(1.7rem,2.3vw,2.55rem);font-weight:400;margin:.45rem 0}.v97-start nav span{font-size:.88rem;color:#52616a}
.v97-collection{padding-top:clamp(5rem,7vw,7.5rem);padding-bottom:clamp(5rem,7vw,7.5rem)}
.v97-collection .section-head h2{font-size:clamp(2.65rem,4.6vw,5.2rem)}
.v97-collection .v3-property-grid a{min-height:clamp(26rem,39vw,37rem)}
.v97-sarasota{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(2.5rem,6vw,6rem);padding:clamp(5.5rem,8vw,8.5rem) clamp(1.25rem,7vw,8rem);background:#061a29;color:#fff}
.v97-sarasota>nav{display:grid;grid-template-columns:repeat(3,1fr);gap:.5rem}
.v97-sarasota>nav a{position:relative;display:flex;min-height:34rem;flex-direction:column;justify-content:flex-end;overflow:hidden;padding:1.5rem;color:#fff;text-decoration:none;background-image:linear-gradient(180deg,transparent 38%,rgba(2,10,16,.88)),var(--v97-image);background-size:cover;background-position:center}
.v97-sarasota>nav a span{font-size:.62rem;letter-spacing:.16em}.v97-sarasota>nav a b{font-family:var(--serif);font-size:2rem;font-weight:400;margin-top:.35rem}
.v97-development{min-height:66svh;padding:clamp(5rem,8vw,8rem) clamp(1.25rem,7vw,8rem);display:flex;align-items:flex-end;background:linear-gradient(90deg,rgba(251,248,242,.96),rgba(251,248,242,.75) 45%,rgba(251,248,242,.08)),none center/cover}
.v97-development>div{max-width:38rem}.v97-development p:not(.eyebrow){max-width:32rem}
.v97-sell{min-height:66svh;padding:clamp(5rem,8vw,8rem) clamp(1.25rem,7vw,8rem);display:flex;align-items:center;background:linear-gradient(90deg,rgba(3,15,24,.88),rgba(3,15,24,.18)),none center 58%/cover;color:#fff}
.v97-sell>div{max-width:43rem}.v97-sell p:not(.eyebrow){max-width:34rem}.v97-sell .actions{align-items:center}
.v97-rex{grid-template-columns:minmax(18rem,.75fr) minmax(0,1.25fr);align-items:center}.v97-rex figure{margin:0;min-height:42rem;overflow:hidden}.v97-rex figure img{width:100%;height:100%;object-fit:cover;object-position:50% 20%}.v97-rex>div{max-width:44rem}.v97-rex blockquote{margin:2rem 0;padding:1.5rem 0;border-top:1px solid #cfc8bd;border-bottom:1px solid #cfc8bd;font-family:var(--serif);font-size:clamp(1.5rem,2vw,2.15rem);line-height:1.2}.v97-rex cite{display:block;margin-top:.7rem;font-family:var(--sans);font-size:.68rem;font-style:normal;letter-spacing:.12em;text-transform:uppercase}
.v97-closing{min-height:66svh;background-image:linear-gradient(90deg,rgba(3,14,22,.72),rgba(3,14,22,.18)),url('/assets/gg-bird-key-downtown-hero.jpg');background-position:center 55%}
.v97-closing .closing-content h2{font-size:clamp(3rem,6vw,6.5rem);line-height:.9}
body:not(.home) .page-hero h1{font-size:clamp(3rem,5.7vw,6.25rem);line-height:.92}
body:not(.home) .page-hero .dek{max-width:42rem}
.development-board-v4 .project-card{min-height:25rem}.development-board-v4 .project-card h3{font-size:clamp(1.9rem,2.5vw,2.8rem)}
.ask-rex{width:min(14rem,calc(100vw - 2rem))}.ask-rex-card{grid-template-columns:2.55rem minmax(0,1fr);padding:.5rem 2.35rem .5rem .5rem}.ask-rex-card img{width:2.55rem;height:2.55rem}.ask-rex-card-copy strong{font-size:.82rem}.ask-rex-open{font-size:.6rem}
@media(max-width:900px){.v97-start,.v97-rex,.v97-sarasota{grid-template-columns:1fr}.v97-sarasota>nav{grid-template-columns:repeat(3,1fr)}.v97-sarasota>nav a{min-height:28rem}.v97-hero-copy{width:min(34rem,66vw)}}
@media(max-width:600px){header .header-mark,.home header .hero-full-logo{width:6.7rem!important}.home main>section.v97-hero{width:100%;margin:0}.v97-hero{min-height:100svh}.v97-hero-media{background-position:58% center}.v97-hero-media>img,.v97-hero-media>video{object-position:center}.v97-hero-image,.v97-hero-video{filter:saturate(.98) contrast(1.03) brightness(.94)}.v97-hero-scrim{inset:auto 0 0;width:100%;height:64%;background:linear-gradient(180deg,rgba(3,14,22,0),rgba(3,14,22,.68) 52%,rgba(3,14,22,.82) 100%)}.v97-hero-copy{left:1.25rem;right:1.25rem;top:auto;bottom:3.75rem;width:auto;transform:none}.v97-hero-copy .eyebrow{margin-bottom:.75rem;font-size:.64rem;line-height:1.45;letter-spacing:.15em}.v97-hero-copy h1{font-size:clamp(1.78rem,8vw,2.15rem);line-height:.98;letter-spacing:-.015em}.v97-hero-copy>p:not(.eyebrow){margin:.75rem 0 1rem;font-size:.92rem}.v97-hero-actions{display:grid;grid-template-columns:1fr 1fr}.v97-hero-actions .button{min-width:0;padding:.85rem .55rem;font-size:.65rem}.v97-hero-next{display:none}.v97-start,.v97-rex,.v97-sarasota{padding:4.25rem 1.25rem}.v97-start nav{grid-template-columns:1fr}.v97-start nav a{min-height:10.5rem;border-right:0}.v97-collection{padding:4.25rem 1.25rem}.v97-collection .v3-property-grid a{min-height:76vw}.v97-sarasota>nav{grid-template-columns:1fr}.v97-sarasota>nav a{min-height:78vw}.v97-development,.v97-sell{min-height:36rem;padding:4.25rem 1.25rem}.v97-development{background-position:62% center}.v97-rex figure{min-height:112vw}.v97-closing{min-height:38rem}.v97-closing .closing-content h2{font-size:clamp(2.75rem,12vw,4rem)}.ask-rex{width:min(12.5rem,calc(100vw - 1.1rem))}}
@media(prefers-reduced-motion:reduce){.v97-hero-video{display:none}.v97-hero-media{background-image:url('/assets/gg-waterfront-estate-concept-hero.webp')}}

/* V102 A/A+ safe finish: clearer hierarchy, guided discovery and intentional image holds. */
.breadcrumbs{color:#395361}.breadcrumbs a{color:#294454}.breadcrumbs span{color:#071b2a}.breadcrumbs i{color:#7a5a42}
.page-relocating-to-sarasota .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.84),rgba(2,10,16,.18)),none;background-position:center}
.page-results .page-hero{background:#071b2a;background-image:none}.page-results .page-hero:before{content:'RESULTS';position:absolute;right:clamp(1rem,6vw,6rem);bottom:clamp(1rem,3vw,3rem);font-family:var(--serif);font-size:clamp(5rem,15vw,14rem);line-height:.72;color:rgba(255,255,255,.045);letter-spacing:-.05em}
.page-insights .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.88),rgba(2,10,16,.26)),none;background-position:center 46%}
.sarasota-shortlist-toggle{align-self:flex-start;margin:1.2rem 0 1.5rem;padding:.65rem .9rem;border:1px solid #80939b;background:transparent;color:var(--ink);font:600 .7rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;cursor:pointer;min-height:44px}
.sarasota-shortlist-toggle[aria-pressed="true"]{background:var(--ink);border-color:var(--ink);color:#fff}.sarasota-shortlist-toggle:focus-visible{outline:3px solid #2f858d;outline-offset:3px}
.sarasota-shortlist{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr) auto;gap:2rem;align-items:end;margin-top:1px;padding:clamp(2rem,4vw,4rem);background:#eef3f2;border-top:3px solid #bba071}
.sarasota-shortlist h3{margin:.35rem 0;font-family:var(--serif);font-size:clamp(1.8rem,2.8vw,3rem);font-weight:400;line-height:1}.sarasota-shortlist p{margin-bottom:0;color:var(--readable)}.sarasota-shortlist nav{display:grid}.sarasota-shortlist nav a{padding:.65rem 0;border-top:1px solid var(--line);color:var(--ink);font-weight:600;text-decoration:none}.sarasota-shortlist nav a:after{content:'→';float:right}
.rex-view{display:grid;grid-template-columns:.55fr 1.35fr 1fr;gap:2rem;align-items:center;margin-top:.45rem;padding:clamp(2rem,4.5vw,4.5rem);background:#102b3d;color:#fff}.rex-view .eyebrow{color:#9fe3e0}.rex-view blockquote{margin:0;font-family:var(--serif);font-size:clamp(2rem,3.6vw,4rem);line-height:.98}.rex-view>p:not(.eyebrow){color:#d9e4e8}.rex-view .text-link{grid-column:3}
.development-board-v4 .project-card-copy{position:relative}.development-board-v4 .project-index{position:absolute;right:1.2rem;top:.8rem;font-family:var(--serif);font-size:clamp(3.5rem,6vw,6rem);line-height:1;color:rgba(7,27,42,.09)}.development-board-v4 .project-type,.development-board-v4 .project-card h3{position:relative;z-index:1}
@media(max-width:900px){.sarasota-shortlist,.rex-view{grid-template-columns:minmax(0,1fr)}.rex-view .text-link{grid-column:auto}.sarasota-shortlist{align-items:start}.sarasota-shortlist .button{justify-self:start}}
@media(max-width:600px){.breadcrumbs{display:none}.sarasota-shortlist{padding:2rem 1.25rem}.page-results .page-hero:before{font-size:22vw}.development-board-v4 .project-index{right:.7rem;top:.7rem}}

.v97-sarasota .eyebrow,.about-hero-v4 .eyebrow,.rex-local-proof .eyebrow,.buyer-next .eyebrow{color:#b9e1e4}
.inside-sarasota-features .eyebrow{color:#806040}.property-detail-hero .button.light{color:#0a2435!important}
.form-section{color:#f5f2ea}.form-section>div>h2,.form-section>div>p,.form-section>div>ul{color:#f5f2ea}.form-section .eyebrow{color:#b9e1e4!important}
.ghl-form-region{min-width:0;max-width:100%}.ghl-form-fallback{font-size:.85rem;line-height:1.6;margin:0 0 1rem}.ghl-form-fallback a{color:inherit;text-decoration:underline;text-underline-offset:.2em}.ghl-form-fallback a:focus-visible{outline:3px solid #9fe3e0;outline-offset:4px}
.v97-hero-video{opacity:0}.v97-hero-media[data-motion-state="playing"] .v97-hero-video{opacity:1}
.hero-motion-toggle{position:absolute;z-index:3;left:clamp(1.25rem,6vw,6.5rem);bottom:1rem;min-width:44px;min-height:44px;padding:.65rem .9rem;border:1px solid rgba(255,255,255,.7);background:rgba(3,14,22,.72);color:#fff;font:500 .75rem/1 var(--sans);cursor:pointer}
.hero-motion-toggle[hidden]{display:none}.hero-motion-toggle:focus-visible{outline:3px solid #9fe3e0;outline-offset:4px}
@media(prefers-reduced-motion:reduce){.hero-motion-toggle{display:none}}
@media(max-width:600px){.v97-hero-copy h1{font-size:clamp(1.3rem,calc(8vw - .1875rem),2.15rem)}.hero-motion-toggle{bottom:.65rem}}
.development-board-v4 .project-card{display:flex;flex-direction:column}.development-board-v4 .project-card-copy{height:auto;flex:1}
.development-board-v4 .project-rendering{margin:0;background:#071b2a}.development-board-v4 .project-rendering img{display:block;width:100%;height:auto;filter:none;transform:none}.development-board-v4 .project-rendering figcaption{padding:.75rem 1.25rem;color:#e3eaee;font-size:.75rem;line-height:1.5}

/* Approved September 28 image placements; shared uses remain separately reviewed. */
.page-markets .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.83),rgba(2,10,16,.25)),url('/assets/markets-dusk-approved.webp');background-position:center 58%}
.page-relocating-to-sarasota .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.8),rgba(2,10,16,.18)),url('/assets/relocation-palms-approved.webp');background-position:center 55%}
.page-markets-west-of-trail .page-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.86),rgba(2,10,16,.2)),url('/assets/west-trail-entry-approved.webp');background-position:center 48%}
.page-markets-lido-st-armands .island-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.8),rgba(2,10,16,.2)),url('/assets/lido-sunset-approved.webp');background-position:center 53%}
.page-investment-development .investment-hero{background-image:linear-gradient(90deg,rgba(2,10,16,.82),rgba(2,10,16,.18)),url('/assets/british-west-indies-concept-approved.webp');background-position:center;position:relative;padding-bottom:5rem}
.estate-concept-caption{position:absolute;bottom:.75rem;left:clamp(1.25rem,8vw,10rem);right:1.25rem;font-size:.8rem;color:#fff!important}
.approved-location-photo{margin:0;padding:3rem clamp(1.25rem,7vw,8rem);background:#fbf8f2;display:grid;grid-template-columns:minmax(0,32rem) 1fr;gap:2rem;align-items:center}
.approved-location-photo img{display:block;width:100%;height:auto;max-height:38rem;object-fit:contain}
.approved-location-photo figcaption{color:#30434f;font-size:1rem;max-width:28rem}
.page-property-search .page-hero{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:3rem;align-items:center;background:#071721;background-image:none;padding:4rem clamp(1.25rem,6vw,7rem)}
.page-property-search .buyer-approved-photo{display:block;width:100%;height:auto;max-height:43rem;object-fit:contain;filter:none}
.page-property-search .buyer-approved-copy{min-width:0}
.page-property-search .buyer-approved-copy h1{font-size:clamp(2.6rem,4.3vw,5rem)}
@media(max-width:700px){.page-property-search .page-hero{grid-template-columns:1fr;gap:2rem;padding-top:3rem}.approved-location-photo{grid-template-columns:1fr;gap:1rem}.page-property-search .buyer-approved-photo{max-height:none}.estate-concept-caption{font-size:.75rem}}

/* Bucket 1B: connect existing buyer journeys and current verified inventory. */
.property-detail-hero.property-no-image{background:#10202d}
.property-card-no-image{background:linear-gradient(135deg,#10202d,#1d3645)!important;color:#fff}
.private-first-look-path{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:3rem;align-items:center;padding:clamp(4rem,7vw,7rem) clamp(1.25rem,7vw,8rem);background:#eef7f7}
.private-first-look-path h2{max-width:850px}.private-first-look-path p{max-width:760px}.private-first-look-path .button{white-space:nowrap}
.listing-inquiry{border-top:1px solid rgba(10,36,53,.12)}
.listing-inquiry .listing-context{margin:1.4rem 0 .75rem;padding:1rem 1.15rem;background:#eef7f7;color:#0a2435}
.listing-inquiry .text-link{display:inline-block;margin-bottom:1rem}
@media(max-width:700px){.private-first-look-path{grid-template-columns:1fr;gap:1.5rem}.private-first-look-path .button{justify-self:start}}

/* Rejected shared photography is removed while new choices remain open. */
.page-selling .page-hero,.page-insights .page-hero,.v97-sell,.v4-closing{background-color:#071721;background-image:none}
.page-hero{background-color:#071721}
.estate-concept-caption{font-size:.8rem!important;line-height:1.5}

.home main [id]{scroll-margin-top:120px}
@media(max-width:900px){.home main [id]{scroll-margin-top:100px}}
.launch-insights,.launch-offer,.launch-connect{padding:clamp(3rem,6vw,6rem) clamp(1.25rem,7vw,8rem)}
.launch-insights{background:#fbf8f2;color:#071721}.launch-insights>h2,.launch-offer h2,.launch-connect h2,.launch-video h2{font-size:clamp(2rem,3.5vw,3.7rem);line-height:1.08;max-width:23ch}
.launch-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:2rem;margin:2.5rem 0}
.launch-cards>a{padding:2rem 0;border-top:1px solid #8c999e;color:#071721;text-decoration:none;display:flex;flex-direction:column;align-items:flex-start}
.launch-cards small{font-size:.8rem;letter-spacing:.12em;color:#465d69}.launch-cards h3{font-size:2rem;line-height:1.15;margin:1rem 0}.launch-cards p{font-size:1rem}.launch-cards span{margin-top:auto;text-decoration:underline;text-underline-offset:5px;font-size:1rem}
.launch-offer{background:#f1eee7;display:grid;grid-template-columns:1fr 1fr;gap:5vw;color:#071721}.launch-offer ol{padding-left:1.5rem;margin:0}.launch-offer li{padding:.75rem 0;border-bottom:1px solid #c5ccce}.launch-offer b{font-weight:500}.launch-offer p{font-size:1rem;line-height:1.7}
.launch-video{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:center}.launch-actions{display:flex;flex-wrap:wrap;align-items:center;gap:1.5rem}.launch-article-action{display:flex;gap:1.5rem;flex-wrap:wrap;align-items:center;margin:2rem 0}
.launch-connect{display:grid;grid-template-columns:1fr 1fr;gap:4rem;background:#0a2435;color:white}.launch-connect .eyebrow{color:#b4d9db}.launch-connect .text-link{color:white}.launch-connect .social-footer{justify-content:flex-start;flex-wrap:wrap;padding:2rem 0 0;border:0;gap:1.5rem}.launch-connect .social-footer a{color:white}.launch-connect .social-footer svg{width:22px;height:22px}.launch-connect .social-footer span{font-size:.875rem}
@media(min-width:1001px){header #site-nav{gap:1.2rem}header nav{gap:1rem}header nav a{font-size:.68rem!important}}
@media(max-width:760px){.launch-cards,.launch-offer,.launch-connect,.launch-video{grid-template-columns:1fr;gap:2rem}.launch-cards{gap:.5rem}.launch-cards>a{padding:1.5rem 0}.launch-connect .launch-actions{align-items:flex-start;flex-direction:column}.launch-offer .button{white-space:normal}}

/* Website 1B-3: buyer-decision and feeder-market coverage. */
.buyer-intent-hero{background-color:#071721;color:#fff}.buyer-intent-hero .dek{color:#e5ecef}.waterfront-buyer-hero{background-image:linear-gradient(90deg,rgba(2,12,19,.86),rgba(2,12,19,.22)),url('/assets/sarasota-bay-aerial.jpeg');background-position:center;background-size:cover}.feeder-market-hero{background-image:linear-gradient(90deg,rgba(2,12,19,.86),rgba(2,12,19,.25)),url('/assets/relocation-palms-approved.webp');background-position:center 55%;background-size:cover}
.buyer-decision-grid,.buyer-pathways{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));background:#fff}.buyer-decision-grid article,.buyer-pathways>a{padding:clamp(2rem,4vw,4.5rem);border-right:1px solid var(--line);min-height:22rem}.buyer-decision-grid article:last-child,.buyer-pathways>a:last-child{border-right:0}.buyer-decision-grid span{color:var(--bronze);font-size:.72rem;letter-spacing:.16em}.buyer-decision-grid h2,.buyer-pathways h2{font-family:var(--sans);font-weight:300;font-size:clamp(1.55rem,2.4vw,2.65rem);margin:3rem 0 1rem}.buyer-pathways>a{text-decoration:none;display:flex;flex-direction:column;justify-content:flex-end;background:#f6f3ec}.buyer-pathways>a:nth-child(even){background:#eef7f7}.buyer-pathways small,.buyer-listing-links small{color:var(--bronze);font-size:.65rem;letter-spacing:.15em}.buyer-pathways p{color:var(--readable)}
.buyer-comparison,.feeder-intro,.buyer-market-links,.feeder-directory{display:grid;grid-template-columns:minmax(18rem,.8fr) minmax(22rem,1.2fr);gap:clamp(3rem,7vw,8rem);padding:clamp(4.5rem,8vw,8rem) clamp(1.25rem,8vw,10rem);background:#f5f2ea}.buyer-comparison>div>p:not(.eyebrow),.feeder-intro>div>p:not(.eyebrow),.buyer-market-links>div>p:not(.eyebrow),.feeder-directory>div>p:not(.eyebrow){max-width:41rem;color:var(--readable);font-size:1.04rem}.buyer-comparison nav,.buyer-market-links nav,.feeder-directory nav{display:flex;flex-direction:column;gap:0}.buyer-comparison nav a,.feeder-directory nav a{display:grid;grid-template-columns:minmax(9rem,.55fr) minmax(0,1fr);gap:1rem;padding:1.15rem 0;border-top:1px solid var(--line);text-decoration:none}.buyer-comparison nav a:last-child,.feeder-directory nav a:last-child{border-bottom:1px solid var(--line)}.buyer-comparison nav b,.feeder-directory nav b{font-family:var(--serif);font-size:1.3rem;font-weight:500}.buyer-comparison nav span,.feeder-directory nav span{color:var(--readable)}
.buyer-market-links{background:#0a1520;color:#fff}.buyer-market-links>div>p:not(.eyebrow){color:#c8d2d7}.buyer-market-links nav{display:grid;grid-template-columns:1fr 1fr}.buyer-market-links nav a{padding:1rem 0;color:#fff;border-top:1px solid rgba(255,255,255,.24);text-decoration:none}.buyer-market-links nav a:nth-child(odd){margin-right:1.5rem}.buyer-market-links nav a:last-child{grid-column:1/-1}.current-buyer-inventory{padding:clamp(4.5rem,8vw,8rem) clamp(1.25rem,8vw,10rem);background:#fff}.current-buyer-inventory.compact{background:#eef7f7}.buyer-listing-links{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;background:var(--line);margin-top:2.5rem}.compact .buyer-listing-links{grid-template-columns:repeat(3,minmax(0,1fr))}.buyer-listing-links a{display:flex;flex-direction:column;min-height:16rem;padding:2rem;background:#f6f3ec;text-decoration:none}.buyer-listing-links b{font-family:var(--serif);font-size:1.45rem;font-weight:500;margin:2rem 0 auto}.buyer-listing-links span{text-decoration:underline;text-underline-offset:.3em}.feeder-intro{background:#fff}.feeder-intro aside ol{margin:0;padding:0;list-style:none}.feeder-intro aside li{display:grid;gap:.45rem;padding:1.2rem 0;border-top:1px solid var(--line)}.feeder-intro aside li:last-child{border-bottom:1px solid var(--line)}.feeder-intro aside b{font-family:var(--serif);font-size:1.35rem;font-weight:500}.feeder-intro aside span{color:var(--readable)}.feeder-directory{background:#eef7f7}.buyer-pathways--core{border-top:1px solid var(--line)}.wot-buyer-comparison{background:#fff}
@media(max-width:900px){.buyer-decision-grid,.buyer-pathways{grid-template-columns:1fr 1fr}.buyer-decision-grid article:nth-child(2),.buyer-pathways>a:nth-child(2){border-right:0}.buyer-comparison,.feeder-intro,.buyer-market-links,.feeder-directory{grid-template-columns:1fr}.buyer-listing-links,.compact .buyer-listing-links{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.buyer-decision-grid,.buyer-pathways,.buyer-listing-links,.compact .buyer-listing-links{grid-template-columns:1fr}.buyer-decision-grid article,.buyer-pathways>a{min-height:0;border-right:0;border-bottom:1px solid var(--line)}.buyer-market-links nav{grid-template-columns:1fr}.buyer-market-links nav a:nth-child(odd){margin-right:0}.buyer-market-links nav a:last-child{grid-column:auto}.buyer-comparison nav a,.feeder-directory nav a{grid-template-columns:1fr;gap:.35rem}}