:root{--navy:#16283a;--ivory:#f7f2e8;--gold:#b49560;--ink:#283a46;--muted:#646c6b;--line:#dcd8cd}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--ivory);color:var(--navy);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.75}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,summary{touch-action:manipulation}img{display:block;width:100%;height:100%;object-fit:cover}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.12}h1{font-size:clamp(48px,5.1vw,82px);letter-spacing:-3px;margin-bottom:27px}h2{font-size:clamp(38px,4vw,60px);letter-spacing:-1.8px;margin-bottom:30px}h3{font-size:29px;letter-spacing:-.5px}em{font-weight:400;color:#8a7146}header{height:112px;padding:18px 5%;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);background:var(--ivory);position:relative;z-index:10}.brand{display:flex;gap:12px;align-items:center}.brand svg{width:57px;color:var(--gold)}.brand span{font-family:Georgia,serif;font-size:30px;letter-spacing:5px;line-height:1.1}.brand small{display:block;font:8px Arial,sans-serif;letter-spacing:3px;margin-top:7px}nav{display:flex;align-items:center;gap:30px;font-size:13px}nav a:hover,.text-link:hover{color:#8a7146}.nav-contact{border:1px solid #a0a6a4;padding:12px 19px}.nav-contact span{margin-left:18px}.menu{display:none}.hero{display:grid;grid-template-columns:1.1fr 1fr;min-height:750px}.hero-copy{padding:75px 8% 50px 9%}.eyebrow{font-size:10px;font-weight:700;letter-spacing:2.4px;margin-bottom:30px;line-height:1.6}.intro{font-size:17px;color:var(--muted);max-width:465px;margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:32px;background:var(--navy);color:white;padding:16px 24px;font-size:13px}.button:hover{background:#30465b}.text-link{display:block;font-size:13px;width:fit-content;border-bottom:1px solid var(--gold);padding-bottom:5px;margin-top:22px}.hero-signature{display:flex;flex-wrap:wrap;gap:5px 12px;margin-top:40px;font-size:11px}.hero-signature strong{font-size:13px}.hero-signature .broker{display:block;flex-basis:100%;font-size:16px}.hero-photo{position:relative;min-height:750px}.hero-photo img{object-position:48% 30%}.photo-note{position:absolute;bottom:35px;left:30px;background:var(--ivory);padding:22px 30px;font-family:Georgia,serif;font-size:24px;line-height:1.25}.statement{background:var(--navy);color:var(--ivory);display:flex;align-items:center;justify-content:space-between;gap:30px;padding:30px 5%}.statement span{font-size:9px;letter-spacing:1.7px}.statement p{font-family:Georgia,serif;font-size:23px;margin:0}.section{padding:110px 8%}.section-heading{display:grid;grid-template-columns:1fr 1fr;gap:0 10%;margin-bottom:60px}.section-heading .eyebrow{grid-column:1/-1}.section-heading>p:last-child{max-width:430px;color:var(--muted);align-self:center}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}.service-grid article{padding:30px 28px 0 0;margin-right:26px;border-right:1px solid var(--line)}.service-grid article:last-child{border:0;margin:0;padding-right:0}.number{font-size:11px;color:#8a7146}.service-grid h3{margin-top:26px;min-height:66px}.service-grid p,.situation-grid p{font-size:14px;color:var(--muted)}.service-grid a{font-size:12px;border-bottom:1px solid var(--gold);padding-bottom:7px;display:inline-block}.feature{display:grid;grid-template-columns:1fr 1.1fr;background:#e9e7de}.feature-image{min-height:720px}.feature-image img{object-position:48% 40%}.feature-copy{padding:75px 12%}.feature-copy>p{color:var(--muted)}ol{padding:0;list-style:none;margin:35px 0}ol li{display:flex;gap:24px;border-top:1px solid #cdd0c7;padding:22px 0}ol li>span{font-size:11px;color:#8a7146}ol h3{font-size:23px;margin:0 0 9px}ol p{font-size:13px;margin:0;color:var(--muted)}.about{display:grid;grid-template-columns:1fr 1fr;gap:13%;align-items:center}.about-copy>p:not(.eyebrow){color:var(--muted);font-size:15px}.about-image img{max-height:700px;object-position:center 25%}.about-image span{display:block;font-size:10px;letter-spacing:1.2px;margin-top:16px;text-align:right}.signature{font-family:Georgia,serif;font-style:italic;font-size:35px;color:#8a7146;margin:20px 0 5px}.languages{font-size:12px!important}.family{margin:0 8%;display:grid;grid-template-columns:1.15fr 1fr;background:#eae5d9}.family img{min-height:350px}.family>div{padding:50px 12%}.family h2{font-size:42px}.family p:last-child{font-size:14px;color:var(--muted);margin:0}.situation-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}.situation-grid article{border-top:1px solid var(--gold);padding-top:26px}.situation-grid h3{font-size:27px}.fine{font-size:11px;color:var(--muted);margin-top:25px;max-width:800px}.faq{display:grid;grid-template-columns:1fr 1.2fr;background:#eeeae1;gap:10%}details{border-bottom:1px solid #cdd0c7;padding:22px 0}summary{cursor:pointer;font-family:Georgia,serif;font-size:21px;list-style:none;display:flex;justify-content:space-between;gap:20px}summary:after{content:'+';font-family:Arial;font-weight:300;color:#8a7146}details[open] summary:after{content:'−'}details p{font-size:14px;color:var(--muted);margin:17px 30px 0 0}.contact{display:grid;grid-template-columns:.9fr 1.1fr;background:var(--navy);color:var(--ivory)}.contact-image img{object-position:45% center}.contact-copy{padding:75px 12%}.contact-copy em{color:#d2bc96}.contact-copy>p{color:#d1d6d8}.contact-buttons{display:flex;gap:10px;margin:25px 0}.light{background:var(--ivory);color:var(--navy)}.outline{background:transparent;border:1px solid #75818a}.email,.phone{display:block;font-size:14px}.phone{margin-top:5px}form{border-top:1px solid #536170;margin-top:30px;padding-top:25px}label{display:block;font-size:12px;margin:15px 0 7px}select,textarea{width:100%;border:1px solid #64717e;border-radius:0;background:#21364a;color:white;padding:12px;resize:vertical;font-size:14px}textarea::placeholder{color:#bec8d0}.email-button{background:transparent;border:0;border-bottom:1px solid var(--gold);color:var(--ivory);padding:10px 0;margin-top:12px;cursor:pointer;font-size:13px}.form-note{font-size:11px;color:#bec8d0;margin:12px 0 0}footer{padding:65px 8% 25px}.footer-top{display:grid;grid-template-columns:1fr 1.2fr .7fr;gap:50px;padding-bottom:40px}.footer-brand{font-family:Georgia,serif;letter-spacing:6px;font-size:33px}.footer-brand span{display:block;font-family:Arial;font-size:9px;letter-spacing:3px}.footer-top p{font-size:11px;color:var(--muted);margin-top:15px}.brokerage strong{font-size:22px;line-height:1.4;display:block;font-weight:500}.footer-top>div:last-child a{display:block;font-size:12px;margin-bottom:12px}.disclosures{border-block:1px solid var(--line);padding:22px 0;display:flex;flex-direction:column;gap:8px;font-size:14px;text-decoration:underline;text-underline-offset:4px}.footer-bottom{display:flex;gap:25px;flex-wrap:wrap;padding-top:22px;font-size:10px;color:var(--muted)}.footer-bottom a{margin-left:auto}.footer-bottom button{border:0;background:none;color:inherit;padding:0;cursor:pointer;font-size:inherit}dialog{border:0;background:var(--ivory);color:var(--navy);padding:50px;max-width:600px;width:90%}dialog::backdrop{background:#16283ac9}dialog h2{font-size:35px}dialog p{font-size:14px}.dialog-close{position:absolute;right:18px;top:10px;border:0;background:none;font-size:32px;cursor:pointer}.skip{position:absolute;left:10px;top:-80px;background:white;padding:10px;z-index:20}.skip:focus{top:5px}:focus-visible{outline:3px solid var(--gold);outline-offset:5px}@media(min-width:1700px){body{max-width:1900px;margin:auto}}@media(max-width:1050px){header{padding-inline:4%}nav{gap:18px}.hero-copy{padding:60px 7%}h1{font-size:57px}.hero,.hero-photo{min-height:680px}.service-grid{grid-template-columns:repeat(2,1fr);gap:40px 15px}.service-grid h3{min-height:0}.section{padding:80px 6%}.feature-copy{padding:60px 9%}.about{gap:8%}.statement span:last-child{display:none}.contact-copy{padding:60px 8%}.contact-buttons{flex-wrap:wrap}}@media(max-width:700px){html{scroll-padding-top:90px}header{height:90px;padding:15px 6%}.brand svg{width:43px}.brand span{font-size:24px}.brand small{font-size:7px}.menu{display:block;border:1px solid var(--line);background:none;padding:7px 12px;color:var(--navy);font-size:12px}nav{display:none;position:absolute;top:90px;left:0;right:0;background:var(--ivory);padding:25px 6%;border-bottom:1px solid var(--line)}nav.open{display:flex;flex-direction:column;align-items:stretch}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 7% 35px}h1{font-size:49px;letter-spacing:-2px}.eyebrow{font-size:9px;margin-bottom:22px}.intro{font-size:15px}.hero-photo{min-height:0;height:490px}.hero-photo img{object-position:center 32%}.hero-signature{margin-top:30px}.photo-note{bottom:20px;left:20px;font-size:20px;padding:17px 24px}.statement{padding:25px 7%;display:block}.statement p{font-size:22px;margin-top:12px}.statement span{font-size:8px}.section{padding:65px 7%}.section-heading{display:block;margin-bottom:35px}h2{font-size:39px}.section-heading h2{margin-bottom:22px}.section-heading>p:last-child{font-size:14px}.service-grid{gap:30px 20px}.service-grid article{margin:0;padding-right:15px}.service-grid article:nth-child(2){border-right:0}.service-grid h3{font-size:25px;margin:20px 0}.service-grid p{font-size:13px}.service-grid a{font-size:11px}.feature{grid-template-columns:1fr}.feature-image{min-height:0;height:430px}.feature-image img{object-position:center 36%}.feature-copy{padding:50px 7%}.about{grid-template-columns:1fr;gap:35px}.about-image img{max-height:560px}.family{margin:0 7%;grid-template-columns:1fr}.family img{min-height:0;height:250px}.family>div{padding:35px 9%}.family h2{font-size:36px}.situation-grid{grid-template-columns:1fr;gap:20px}.situation-grid h3{margin-bottom:16px}.faq{grid-template-columns:1fr;gap:0}summary{font-size:20px}.contact{grid-template-columns:1fr}.contact-image{height:300px}.contact-copy{padding:45px 7%}.contact-copy h2{font-size:44px}.email{font-size:13px}footer{padding:45px 7% 25px}.footer-top{grid-template-columns:1fr;gap:25px}.footer-top>div:last-child{display:flex;flex-wrap:wrap;gap:18px}.brokerage strong{font-size:23px}.disclosures{font-size:13px}.footer-bottom{gap:15px}.footer-bottom a{margin-left:0}.button{padding:15px 20px}.contact-buttons .button{font-size:12px}dialog{padding:40px 25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.hero-signature{display:block}.hero-signature strong{display:block;font-family:Georgia,serif;font-size:32px;font-weight:400;line-height:1.3}.hero-signature>span:not(.broker){display:block;font-size:13px;margin-top:7px}.hero-signature .broker{font-size:18px;margin-top:20px;line-height:1.5}.brokerage .agent-name{font:32px Georgia,serif;color:var(--navy);margin:0 0 7px}.brokerage .agent-title{font-size:13px;margin:0 0 24px}.broker-label{font-size:12px;display:block;margin-bottom:5px}.brokerage strong{font-size:22px}

.hero-signature strong{margin:0}.hero-signature>span:not(.broker){margin-top:3px}.hero-signature .broker{margin-top:5px}.brokerage .agent-name{margin:0 0 3px}.brokerage .agent-title{margin:0 0 5px}.brokerage .broker-with{font-size:22px;line-height:1.4}.brokerage>p:last-child{margin-top:12px}
/* Hiraya editorial refinement */
header{height:104px;padding-inline:6%;background:#fbf8f1}.brand span{font-size:31px}nav{gap:32px}.nav-contact{background:var(--navy);color:var(--ivory);border-color:var(--navy)}.hero{margin:26px 28px 0;min-height:740px;background:#eee9df}.hero-copy{padding:72px 8% 45px 8%}.hero h1{font-size:clamp(52px,5.4vw,88px);line-height:1.02;letter-spacing:-3.6px}.hero .eyebrow{font-size:11px;letter-spacing:1.8px;text-transform:none}.hero-photo{min-height:740px}.hero-photo img{object-position:50% 30%}.photo-note{left:-25px;bottom:38px;padding:25px 34px;background:#fbf8f1;border-left:3px solid var(--gold);font-size:25px}.hero .intro{font-size:16px;line-height:1.8}.button{padding:17px 26px;transition:background .2s}.statement{margin:0 28px;padding:25px 4%;background:var(--navy)}.statement p{font-size:21px}.section-heading h2{font-size:clamp(40px,4.6vw,68px);line-height:1.04}.possibilities{padding-top:100px}.service-grid{gap:0;border-top:0}.service-grid article{padding:30px 25px;margin:0;border-right:0;border-top:1px solid var(--gold);border-bottom:1px solid var(--line);background:#eee9df}.service-grid article:nth-child(even){background:#f4efe5}.service-grid article:last-child{padding:30px 25px;border-top:1px solid var(--gold);border-bottom:1px solid var(--line)}.service-grid h3{font-size:30px;margin-top:25px}.service-grid p{min-height:175px}.number{font-family:Georgia,serif;font-size:20px}.feature{margin:0 4%;background:var(--navy);color:var(--ivory)}.feature-copy{padding:75px 10%}.feature-copy em{color:#d2bc96}.feature-copy>p,.feature-copy ol p{color:#cbd1d4}.feature-copy ol li{border-color:#536170}.feature-copy .eyebrow{color:#d2bc96}.feature-copy .text-link{color:var(--ivory)}.about{padding-block:120px}.about-image{position:relative}.about-image:before{content:'';position:absolute;inset:30px -20px -20px 30px;border:1px solid var(--gold);z-index:-1}.about-image img{height:660px}.about-image span{background:var(--ivory);padding:8px 0}.family{background:#e7e1d4;margin:0 8%;align-items:stretch}.family img{height:100%;min-height:430px}.family>div{padding:60px 12%}.situation-grid article{padding:30px;background:#eee9df}.situation-grid{gap:20px}.faq{background:#e9e5db}.contact{margin:0 4%}.contact-copy h2{font-size:clamp(44px,4.5vw,67px)}footer{padding-top:75px}.footer-top{gap:40px}.footer-brand{font-size:38px}.brokerage .agent-name{font-size:32px}
@media(max-width:1050px){.service-grid p{min-height:110px}.hero-copy{padding:55px 7%}.hero h1{font-size:60px}.hero,.hero-photo{min-height:720px}.feature-copy{padding:55px 8%}.about-image img{height:600px}.family>div{padding:40px 10%}}
@media(max-width:700px){header{height:90px}.brand span{font-size:24px}nav{top:90px;gap:20px}.hero{margin:12px 12px 0;min-height:0}.hero-copy{padding:38px 7% 35px}.hero h1{font-size:51px;letter-spacing:-2px}.hero-photo{height:470px;min-height:0}.photo-note{left:16px;bottom:20px;font-size:20px;padding:18px 24px}.hero .eyebrow{font-size:10px}.statement{margin:0 12px;padding:25px 7%}.statement p{font-size:22px}.possibilities{padding-top:65px}.section-heading h2{font-size:41px}.service-grid{grid-template-columns:1fr;gap:12px}.service-grid article,.service-grid article:last-child{padding:26px}.service-grid h3{margin-top:18px;min-height:0}.service-grid p{min-height:0;font-size:14px}.service-grid a{font-size:12px}.feature{margin:0 12px}.feature-copy{padding:45px 7%}.about{padding-block:65px}.about-image{margin-right:12px}.about-image img{height:530px}.about-image:before{inset:20px -12px -10px 20px}.family{margin:0 7%}.family img{height:240px;min-height:0}.family>div{padding:35px 9%}.situation-grid article{padding:24px}.contact{margin:0 12px}.contact-copy{padding:40px 7%}.contact-copy h2{font-size:45px}.contact-image{height:290px}footer{padding-top:45px}}

.signature{width:245px;max-width:85%;margin:24px 0 14px}.signature img{display:block;width:100%;height:auto;mix-blend-mode:multiply}

.hero-photo img{object-position:center 28%}@media(max-width:700px){.hero-photo{height:620px}.hero-photo img{object-position:center 25%}}

.footer-brand{display:inline-flex;align-items:center;gap:14px}.footer-brand svg{width:60px;height:48px;flex-shrink:0;color:var(--gold)}.footer-brand .footer-wordmark{font-family:Georgia,serif;font-size:33px;letter-spacing:5px;line-height:1.1}.footer-brand small{display:block;font-family:Arial,sans-serif;font-size:8px;letter-spacing:2.8px;margin-top:8px}

.hero-signature .office-note{display:block;font-size:10px;line-height:1.6;color:var(--muted);margin-top:7px}.footer-top{grid-template-columns:1.4fr 1fr}.footer-top>div:last-child{justify-self:end}@media(max-width:700px){.footer-top{grid-template-columns:1fr}.footer-top>div:last-child{justify-self:start}}

/* Photo cards retained in the approved navy identity. */
.service-grid{gap:20px;align-items:stretch;border:0}.service-grid article,.service-grid article:last-child{position:relative;padding:0 0 26px;margin:0;border:1px solid var(--line);background:#fdfaf4}.service-grid article:nth-child(even){background:#fdfaf4}.service-photo{height:290px;overflow:hidden}.service-photo img{object-position:center 30%}.service-grid article:nth-child(2) .service-photo img{object-position:40% center}.service-grid article:nth-child(3) .service-photo img{object-position:center}.service-grid h3{position:relative;z-index:1;display:table;max-width:94%;min-height:0;margin:-18px auto 22px;padding:10px 14px;border:1px solid var(--gold);background:var(--ivory);font-size:23px;text-align:center;line-height:1.25}.service-grid p{padding:0 20px;min-height:190px;font-size:13px}.service-grid a{margin:0 20px;font-size:11px}.service-grid article .number{display:none}@media(max-width:1050px){.service-photo{height:350px}.service-grid p{min-height:115px}}@media(max-width:700px){.service-grid{grid-template-columns:1fr;gap:24px}.service-grid article,.service-grid article:last-child{padding:0 0 26px}.service-photo{height:340px}.service-grid h3{font-size:25px;margin-top:-20px}.service-grid p{min-height:0;padding:0 24px;font-size:14px}.service-grid a{margin:0 24px;font-size:12px}}

.service-grid article:first-child .service-photo img{object-position:center 20%}

.service-grid article:first-child .service-photo img{object-position:center 30%}.feature-image img{object-position:center 25%}
.service-grid article:first-child .service-photo{background:#e5e5e1}.service-grid article:first-child .service-photo img{object-fit:contain;object-position:center}

.service-grid article:nth-child(3) .service-photo img{object-position:center 30%}

.service-grid article:nth-child(3) .service-photo img{object-position:52% center}

.service-grid article:nth-child(4) .service-photo{background:#e6e8e4}.service-grid article:nth-child(4) .service-photo img{object-fit:contain;object-position:center}

.contact-image img{object-position:53% center}@media(max-width:700px){.contact-image img{object-position:center 35%}}
.service-grid article:nth-child(4) .service-photo img{object-fit:cover;object-position:center 58%}

.contact-image img{object-position:center 25%}@media(max-width:700px){.contact-image{height:490px}.contact-image img{object-position:center 20%}}

.signature img{filter:url(#signature-gold);mix-blend-mode:normal}

.footer-brand{gap:8px}.footer-brand svg{width:48px;height:42px}.footer-brand .footer-wordmark{font-size:31px;letter-spacing:4px}.footer-brand small{font-size:8px;letter-spacing:2.4px;margin-top:6px}.footer-top .footer-tagline{margin:15px 0 0 56px;font-size:13px;line-height:1.7;color:var(--muted)}footer{padding-top:45px}.footer-top{padding-bottom:28px}@media(max-width:700px){.footer-brand{gap:8px}.footer-brand .footer-wordmark{font-size:29px}.footer-top .footer-tagline{margin-left:56px;font-size:12px}}

/* Stacked footer identity with one centered axis. */
.footer-top{grid-template-columns:1fr;gap:28px;text-align:center;padding-bottom:30px}.footer-top>div:first-child{display:flex;flex-direction:column;align-items:center}.footer-brand{display:flex;flex-direction:column;gap:10px;align-items:center;text-align:center}.footer-brand svg{width:62px;height:45px}.footer-brand .footer-wordmark{font-size:34px;letter-spacing:5px;line-height:1.15}.footer-brand small{font-size:8px;letter-spacing:3px;margin-top:8px}.footer-top .footer-tagline{display:flex;justify-content:center;flex-wrap:wrap;gap:7px 23px;margin:21px 0 0;font-family:Georgia,serif;font-size:14px;line-height:1.6;color:var(--muted)}.footer-tagline span{white-space:nowrap}.footer-tagline span:last-child{color:#8a7146}.footer-top>div:last-child{display:flex;justify-content:center;justify-self:center;flex-wrap:wrap;gap:12px 28px}.footer-top>div:last-child a{margin:0}.disclosures{text-align:center;align-items:center}footer{padding-top:40px}@media(max-width:700px){.footer-top{gap:24px}.footer-brand .footer-wordmark{font-size:31px}.footer-top .footer-tagline{margin:19px 0 0;flex-direction:column;gap:2px;font-size:13px}.footer-top>div:last-child{justify-self:center;gap:12px 20px}.disclosures{font-size:12px;line-height:1.7}.footer-brand svg{width:57px;height:41px}}
header .brand{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;text-align:center;flex-shrink:0}header .brand svg{display:block;width:39px;height:28px}header .brand>span{display:block;font-family:Georgia,'Times New Roman',serif;font-size:25px;letter-spacing:4px;line-height:1.05}header .brand small{display:block;font-family:Arial,Helvetica,sans-serif;font-size:6.5px;letter-spacing:1.9px;line-height:1.3;margin-top:5px}header{height:116px}@media(max-width:700px){header{height:104px}header .brand{gap:3px}header .brand svg{width:34px;height:24px}header .brand>span{font-size:23px;letter-spacing:3.5px}header .brand small{font-size:6px;letter-spacing:1.7px;margin-top:4px}nav{top:104px}}