:root{--ink:#171714;--cream:#f5f1e8;--line:#ddd5c7;--muted:#6e6a61;--max:1180px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);line-height:1.6}h1,h2,h3{font-family:Georgia,Times New Roman,serif;font-weight:400;letter-spacing:-.02em}a{text-decoration:none;color:inherit}.wrap{max-width:var(--max);margin:auto;padding:0 28px}.topbar{background:#171714;color:#eee;padding:9px 0;font-size:12px;letter-spacing:.12em;text-transform:uppercase;text-align:center}nav{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.96);backdrop-filter:blur(12px);border-bottom:1px solid #eee}.navin{height:78px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{font-family:Georgia,serif;font-size:23px}.brand small{display:block;font-family:Arial,sans-serif;font-size:9px;letter-spacing:.22em;text-transform:uppercase}.links{display:flex;gap:24px;font-size:13px;letter-spacing:.09em;text-transform:uppercase}.cta{padding:12px 18px;border:1px solid #171714;font-size:12px;letter-spacing:.12em;text-transform:uppercase}.hero{min-height:76vh;display:grid;place-items:center;background:linear-gradient(rgba(10,10,10,.34),rgba(10,10,10,.34)),url("assets/lake_minnetonka_poster.jpg?_ship=9xcsb6p&_ship=e2pt6c8") center/cover no-repeat;color:#fff}.hero .inner{max-width:920px;text-align:center;padding:90px 28px}.eyebrow,.kicker{font-size:11px;letter-spacing:.22em;text-transform:uppercase}.eyebrow{font-size:12px;letter-spacing:.25em;margin-bottom:20px}h1{font-size:clamp(54px,8vw,100px);line-height:.95;margin:0 0 26px}.hero p{font-size:19px;max-width:760px;margin:0 auto 34px}.buttons{display:flex;justify-content:center;gap:14px;flex-wrap:wrap}.btn{display:inline-block;padding:14px 22px;border:1px solid #fff;text-transform:uppercase;letter-spacing:.12em;font-size:12px}.btn.fill{background:#fff;color:#171714}section{padding:92px 0}.intro,.contact{background:var(--cream)}.grid2{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}.kicker{color:#847b6d}h2{font-size:clamp(38px,5vw,62px);line-height:1.02;margin:14px 0 22px}.lead{font-size:18px;color:#4a4741}.portrait{min-height:590px;background:url('assets/photo_a3cabeca04ef.jpg?_ship=9xcsb6p&_ship=e2pt6c8') center 25%/cover no-repeat}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:42px}.card{border:1px solid var(--line);padding:28px;min-height:220px;background:#fff}.card h3{font-size:28px;margin:6px 0 12px}.card p{color:var(--muted)}.dark{background:#171714;color:#fff}.dark p{color:#cbc8c1}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:38px}.stat{border-top:1px solid #444;padding-top:18px}.stat b{font:42px Georgia,serif;font-weight:400;display:block}.feature-list{display:grid;grid-template-columns:repeat(2,1fr);gap:20px;margin-top:34px}.feature{padding:24px 0;border-top:1px solid var(--line)}.feature h3{font-size:25px;margin:0 0 8px}.portfolio{display:grid;grid-template-columns:1.15fr .85fr .85fr;gap:18px;margin-top:40px}.portfolio figure{margin:0;position:relative;min-height:420px;overflow:hidden}.portfolio img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}.portfolio figcaption{position:absolute;left:20px;bottom:18px;background:rgba(0,0,0,.72);color:#fff;padding:10px 14px;font-size:11px;letter-spacing:.13em;text-transform:uppercase}.communities{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:40px}.community{min-height:310px;display:flex;align-items:flex-end;padding:24px;color:#fff;position:relative;background-size:cover;background-position:center}.community:before{content:'';position:absolute;inset:0;background:linear-gradient(transparent,rgba(0,0,0,.68))}.community div{position:relative;z-index:1}.community h3{font-size:31px;margin:0}.community span{font-size:11px;letter-spacing:.16em;text-transform:uppercase}.lake{background-image:url('assets/photo_8e5c496f1cdd.jpg?_ship=9xcsb6p&_ship=e2pt6c8')}.wayzata{background-image:url('assets/photo_0c975abf70c6.jpg?_ship=9xcsb6p&_ship=e2pt6c8')}.orono{background-image:url('assets/photo_3ea6b208a461.jpg?_ship=9xcsb6p&_ship=e2pt6c8')}.contact-card{background:#fff;border:1px solid var(--line);padding:34px}.contact-card a{text-decoration:underline;text-underline-offset:3px}.brokerage{background:#090909;padding:52px 0;text-align:center}.brokerage img{width:min(390px,72vw);height:auto}.fine{color:#aaa;font-size:11px;margin-top:18px}footer{padding:28px 0;background:#0f0f0e;color:#aaa;font-size:12px}.foot{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}@media(max-width:880px){.navin{height:auto;flex-wrap:wrap;padding-top:14px;padding-bottom:14px}.navin>.cta{display:none}.links{display:flex;order:3;width:100%;overflow-x:auto;white-space:nowrap;gap:16px}.grid2,.cards,.stats,.feature-list,.communities,.portfolio{grid-template-columns:1fr}.portrait{min-height:500px}.portfolio figure{min-height:330px}section{padding:68px 0}}

.links{gap:16px;font-size:11px}.navin{gap:18px}.navin>.cta{white-space:nowrap}.brand{white-space:nowrap;font-size:21px}.community-links{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:24px}.community-link{display:block;border:1px solid var(--line);padding:22px;background:white}.community-link:hover,.community-link:focus{border-color:var(--ink);background:#faf8f3}.community-link strong{font:26px Georgia,serif;display:block}.community-link span{font-size:13px;color:var(--muted)}.page-hero{padding:78px 0;background:var(--cream)}.page-hero h1{font-size:clamp(44px,6vw,76px);line-height:1.08;max-width:1000px}.page-content{max-width:850px}.page-content p,.page-content li{font-size:17px;color:#4a4741}.page-content h2{font-size:38px;margin-top:42px}.page-content ul{padding-left:22px}.text-link{text-decoration:underline;text-underline-offset:4px}.page-actions{display:flex;gap:14px;flex-wrap:wrap;margin:30px 0}.page-actions .cta{display:inline-block}.source{font-size:13px!important}.community-menu{position:relative}.community-menu summary{cursor:pointer;list-style:none}.community-menu summary::-webkit-details-marker{display:none}.community-menu summary:after{content:' ▾'}.community-menu .menu{position:absolute;top:28px;left:0;min-width:235px;background:white;border:1px solid var(--line);padding:10px;box-shadow:0 12px 30px #0002;max-height:70vh;overflow:auto}.community-menu .menu a{display:block;padding:9px;font-size:12px;letter-spacing:.03em}.community-menu .menu a:hover{background:var(--cream)}a:focus-visible,summary:focus-visible{outline:2px solid #896b39;outline-offset:4px}@media(max-width:1180px){.navin{flex-wrap:wrap;height:auto;padding-top:14px;padding-bottom:14px}.links{order:3;width:100%;flex-wrap:wrap;gap:12px 20px;overflow:visible;white-space:normal}.navin>.cta{margin-left:auto}}@media(max-width:600px){.community-links{grid-template-columns:1fr}.community-menu .menu{position:absolute;left:-80px}.portrait{min-height:560px;background-position:center 20%}.brand{font-size:21px}.page-hero{padding:55px 0}}
.hero{position:relative;isolation:isolate;overflow:hidden}.hero .inner{position:relative;z-index:2}.hero-video,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;opacity:0}.hero-shade{background:#0006;z-index:1}.video-playing .hero-video,.video-playing .hero-shade{opacity:1}.video-toggle{position:absolute;right:20px;bottom:20px;z-index:3;border:1px solid #fff8;background:#0008;color:white;padding:9px 12px;font:12px Arial;cursor:pointer}
section[id]{scroll-margin-top:110px}@media(max-width:880px){.navin>.cta{display:inline-block;font-size:10px;padding:10px 12px}.navin{gap:12px}.brand{font-size:19px}}

/* Renovation services — November 2026 */
.renovation-hero{background:#f1ede5;padding:88px 0 94px}
.renovation-hero h1{font-size:clamp(47px,6.2vw,83px);max-width:940px;margin:17px 0 22px}
.renovation-hero-intro{font-size:19px;color:#4a4741;max-width:660px;margin:0 0 30px}
.renovation-primary-cta{background:var(--ink);color:white;display:inline-block;border-color:var(--ink)}
.renovation-primary-cta:hover,.renovation-primary-cta:focus-visible{background:#454037;border-color:#454037}
.renovation-intro-section{padding:86px 0}
.renovation-intro-grid{display:grid;grid-template-columns:1fr 1fr;align-items:start;gap:65px}
.renovation-intro-grid h2{margin-top:14px;font-size:clamp(37px,4.6vw,57px)}
.renovation-intro-grid p{margin:4px 0 22px;color:#4a4741;font-size:17px}
.renovation-services{background:#f8f6f1;padding:90px 0 110px}
.renovation-services h2{max-width:800px;font-size:clamp(36px,4.9vw,58px)}
.renovation-section-intro{max-width:720px;color:#59554e;font-size:17px;margin:0 0 38px}
.renovation-service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:17px}
.renovation-service-card{background:white;border:1px solid #dfd7ca;min-height:310px;padding:30px 27px 34px;display:flex;flex-direction:column}
.renovation-card-number{font-size:11px;letter-spacing:.17em;text-transform:uppercase;color:#817261;display:block;border-bottom:1px solid #eae5dc;padding-bottom:16px;margin-bottom:24px}
.renovation-service-card h3{font-size:clamp(27px,2.5vw,35px);line-height:1.13;margin:0 0 15px;letter-spacing:-.025em}
.renovation-service-card p{font-size:15px;color:#5b5750;line-height:1.75;margin:0}
.renovation-process{padding:86px 0 82px}
.renovation-process h2{margin-top:14px}
.renovation-process-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px;margin-top:42px}
.renovation-process-grid>div{border-top:1px solid #cfc5b7;padding:22px 0 12px}
.renovation-process-grid span{font-size:12px;letter-spacing:.12em;color:#867665}
.renovation-process-grid h3{font-size:29px;margin:12px 0 9px}
.renovation-process-grid p{font-size:15px;color:#615c55;line-height:1.7;max-width:330px}
.renovation-disclaimer{font-size:13px;line-height:1.7;max-width:930px;margin:45px 0 0;color:#6e6860}
.renovation-contact{background:#eae3d7;padding:72px 0 82px}
.renovation-contact-inner{display:flex;align-items:center;justify-content:space-between;gap:55px}
.renovation-contact h2{font-size:clamp(36px,4.5vw,54px);max-width:650px}
.renovation-contact p{font-size:17px;color:#59554e;max-width:620px}
.renovation-contact-actions{display:flex;flex-direction:column;align-items:flex-start;gap:19px;min-width:290px}
.renovation-phone{font-size:13px;letter-spacing:.08em;border-bottom:1px solid #171714;padding-bottom:4px}
@media(max-width:990px){.renovation-service-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.renovation-intro-grid{gap:35px}.renovation-contact-inner{flex-direction:column;align-items:flex-start}}
@media(max-width:660px){.renovation-hero{padding:64px 0 72px}.renovation-intro-section,.renovation-services,.renovation-process,.renovation-contact{padding:64px 0}.renovation-intro-grid,.renovation-service-grid,.renovation-process-grid{grid-template-columns:1fr}.renovation-intro-grid{gap:10px}.renovation-service-card{min-height:auto;padding:27px}.renovation-process-grid{gap:5px;margin-top:25px}.renovation-process-grid>div{padding-bottom:0}.renovation-contact-actions{min-width:0}.renovation-primary-cta{text-align:center}}

.renovation-email-note{font-size:12px;line-height:1.5;max-width:355px;color:#6d655b;margin:14px 0 0}

/* Buyer intake CTA, distinct from MLS browsing */
#buy .buyer-form-intro{margin:28px 0 14px;max-width:740px;line-height:1.7;}


/* Expanded community relocation guides — 2026-11 */
.local-guide{margin:72px 0 65px;max-width:100%}
.local-guide-header{border-top:1px solid #d5cabc;padding-top:32px;margin-bottom:30px}
.local-guide-label,.guide-num{display:block;font-size:10px;letter-spacing:.19em;text-transform:uppercase;color:#8a7659;font-family:Arial,Helvetica,sans-serif;font-weight:600}
.local-guide-header h2{margin:12px 0 13px!important;font-size:clamp(35px,4vw,50px)}
.local-guide-header>p{font-size:17px;line-height:1.85;max-width:760px}
.local-guide-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;margin-top:28px}
.local-guide-card{background:#f8f6f1;border:1px solid #e7dfd2;padding:28px 27px 30px;min-width:0;display:flex;flex-direction:column}
.local-guide-card h3{font-family:Georgia,'Times New Roman',serif;font-size:27px;letter-spacing:-.02em;line-height:1.2;font-weight:400;margin:16px 0 12px}
.local-guide-card p{font-size:15px;line-height:1.82;margin:0;color:#514c46}
.local-guide-link{border-bottom:1px solid #87735b;align-self:start;margin-top:auto;padding-top:21px;font-size:13px;line-height:1.5;text-decoration:none;color:#28251f}
.local-guide-disclaimer{background:#faf8f4;border-left:3px solid #bbac97;padding:18px 21px;margin:24px 0 36px!important;font-size:13px!important;line-height:1.7;color:#625b53!important}
.local-guide-disclaimer a{text-decoration:underline;text-underline-offset:3px}
.local-links{display:grid;grid-template-columns:1fr 1.4fr;gap:20px;padding:30px 0;border-top:1px solid #d9cfc2;border-bottom:1px solid #d9cfc2}
.local-links h3{font-family:Georgia,'Times New Roman',serif;font-size:30px;font-weight:400;margin:9px 0 0}
.local-link-list{display:flex;flex-direction:column;gap:12px}
.local-link-list a{font-size:14px;line-height:1.6;border-bottom:1px solid #e3dace;padding-bottom:8px;text-decoration:none;color:#39322d}
.local-link-list a:hover,.local-guide-link:hover,.local-nearby a:hover{text-decoration:underline}
.local-conversion{background:#eae3d7;margin-top:32px;padding:36px 32px;display:flex;align-items:center;justify-content:space-between;gap:36px}
.local-conversion h3{font-family:Georgia,'Times New Roman',serif;font-size:36px;font-weight:400;margin:9px 0}
.local-conversion p{font-size:15px;line-height:1.75;margin:0;max-width:480px}
.local-conversion-ctas{min-width:215px;display:flex;flex-direction:column;align-items:flex-start;gap:15px}
.local-conversion-ctas a{text-decoration:none}
.local-conversion-ctas .cta{text-align:center;font-size:11px;line-height:1.5}
.local-conversion-ctas .text-link{font-size:13px}
.local-nearby{display:flex;flex-wrap:wrap;gap:11px 19px;margin-top:27px;align-items:center}
.local-nearby span{font-size:10px;letter-spacing:.15em;color:#817568}
.local-nearby a{font-size:13px;text-decoration:none;border-bottom:1px solid #cabfac;padding-bottom:4px}
@media(max-width:740px){.local-guide{margin:50px 0}.local-guide-grid{grid-template-columns:1fr}.local-guide-card{padding:25px}.local-links{grid-template-columns:1fr}.local-conversion{flex-direction:column;align-items:stretch;padding:30px 24px}.local-conversion-ctas{min-width:0}.local-conversion-ctas .cta{width:100%}.local-guide-card h3{font-size:25px}}