:root{--navy:#0d2535;--ink:#183546;--muted:#506370;--line:#d8e0e4;--light:#f1f5f7;--gold:#b99760}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font:16px/1.7 Arial,Helvetica,sans-serif}a{color:inherit;text-underline-offset:4px}a:hover{color:#7e602e}button,input,textarea,select{font:inherit}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #b99760;outline-offset:5px}.wrap{max-width:1280px;margin:auto;padding-left:48px;padding-right:48px}.header{padding:26px 4%;display:flex;align-items:center;justify-content:space-between;gap:32px;border-bottom:1px solid var(--line);background:white}.brand{text-decoration:none;font-family:Georgia,serif;font-size:22px;letter-spacing:.06em;line-height:1.3;white-space:nowrap}.brand strong{font-weight:400}.brand span{display:block;font:10px/2 Arial,sans-serif;letter-spacing:.28em;margin-top:5px}nav{display:flex;align-items:center;gap:23px}nav a{font-size:14px;text-decoration:none}nav a[aria-current]{text-decoration:underline;text-decoration-color:var(--gold);text-decoration-thickness:2px}.nav-search{border:1px solid var(--line);padding:10px 16px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:620px;background:var(--navy);color:white}.hero-copy{padding:70px max(38px,calc((100vw - 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1184px)/2);padding-right:60px}}@media(max-width:1100px){.header{flex-wrap:wrap}.header nav{gap:20px}.hero-copy{padding:50px 32px}.hero{min-height:580px}.two-col{gap:35px}.wrap{padding-left:32px;padding-right:32px}}@media(max-width:760px){.header{padding:20px 24px}.brand{font-size:20px}.menu-toggle{display:block;padding:8px 14px;background:white;border:1px solid var(--line);color:var(--navy)}nav{display:none;width:100%;flex-direction:column;align-items:stretch;gap:0!important}nav.open{display:flex}nav a{padding:12px 0}.nav-search{text-align:center}.hero{grid-template-columns:1fr}.hero-copy{padding:48px 24px}.hero-image{height:290px;grid-row:2}.hero h1{font-size:48px}.hero .affiliation{margin-top:30px}.wrap{padding-left:24px;padding-right:24px}.section{padding-top:55px;padding-bottom:55px}.section-heading{display:block}.section-heading>p{margin-top:20px}.cards{grid-template-columns:1fr}.card,.card:first-child{padding:28px 0;border-right:0;border-bottom:1px solid var(--line)}.card:last-child{border-bottom:0}.insight,.two-col{grid-template-columns:1fr;gap:30px}.insight{padding-top:45px;padding-bottom:45px}.intro{padding-top:50px;padding-bottom:40px}.intro h1{font-size:43px}.closing{padding-top:60px;padding-bottom:60px}.closing h2{font-size:39px}.footer-top{align-items:start;flex-direction:column}.panel{padding:24px}.two-col{padding-top:35px}.lead{font-size:18px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Michael's personal brand and real-estate-first hierarchy */
.brand{display:inline-flex;align-items:center;gap:12px}.brand .brand-mark{display:grid;place-items:center;width:48px;height:48px;flex:none;border:1px solid var(--gold);margin:0;font:26px/1 Georgia,serif;letter-spacing:-.09em;padding-right:2px;color:var(--ink)}.brand .brand-name{font:20px/1.3 Georgia,serif;letter-spacing:.035em;margin:0}.brand-name small{display:block;font:10px/1.6 Arial,sans-serif;letter-spacing:.17em;margin-top:5px}.personal-hero{grid-template-columns:1.1fr 1fr;min-height:640px}.personal-hero .hero-copy{padding-top:52px;padding-bottom:42px}.personal-hero h1{font-size:clamp(42px,4vw,62px)}.personal-hero .hero-position{font-size:21px!important;color:white!important;font-weight:600;line-height:1.45}.personal-hero .hero-copy>p:not(.eyebrow){font-size:16px}.personal-hero .affiliation{margin-top:32px}.portrait-hero img{object-position:55% 35%}.portrait-hero figcaption{display:flex;align-items:center;gap:14px;font-size:14px}.portrait-mb{display:inline-grid;place-items:center;border:1px solid #d8bd94;width:50px;height:50px;font:28px Georgia,serif;letter-spacing:-.09em;padding-right:2px;color:#e8cfa7}.supporting-resources{display:grid;grid-template-columns:1.1fr 1fr;gap:70px;padding-top:55px;padding-bottom:55px;border-bottom:1px solid var(--line)}.supporting-resources h2{font-size:30px;margin-bottom:14px}.supporting-resources p{color:var(--muted);max-width:510px}.resource-links a{display:flex;justify-content:space-between;align-items:center;padding:18px 0;text-decoration:none;border-bottom:1px solid var(--line);font-size:16px}.resource-links small{display:block;font-size:14px;color:var(--muted);margin-top:3px}.about-portrait{margin:0;background:var(--navy);color:white}.about-portrait img{display:block;width:100%;height:370px;object-fit:cover;object-position:55% 25%}.about-portrait>div{padding:22px 28px;display:flex;gap:18px;align-items:center}.about-portrait p{color:white;margin:0}.about-portrait small{font-size:14px;color:#d9e3e9}.closing h2{font-size:clamp(32px,3.8vw,48px)}nav a[href='/real-estate/']{font-weight:700}@media(max-width:1200px){.header{gap:20px}nav{gap:16px}.header .brand-name{font-size:18px}}@media(max-width:760px){.personal-hero{grid-template-columns:1fr;min-height:0}.personal-hero .hero-copy{padding:36px 24px}.personal-hero h1{font-size:44px;line-height:1.09;margin-bottom:20px}.personal-hero .eyebrow{margin-bottom:15px}.personal-hero .hero-position{font-size:18px!important}.personal-hero .affiliation{margin-top:24px}.personal-hero .actions{margin:22px 0}.personal-hero .hero-image{height:380px}.portrait-hero img{object-position:55% 25%}.supporting-resources{grid-template-columns:1fr;gap:12px;padding-top:40px;padding-bottom:40px}.brand .brand-mark{width:40px;height:40px;font-size:24px}.header .brand-name{font-size:16px}.brand-name small{font-size:9px;letter-spacing:.12em}.header{gap:12px}.header .brand{gap:8px}.about-portrait img{height:330px}}@media(max-width:370px){.header{padding:16px}.header .brand-name{font-size:15px}.menu-toggle{padding:8px}.personal-hero h1{font-size:39px}}
.application-cta{background:var(--navy);color:white;padding:36px}.application-cta p{color:#d9e3e9}.application-cta .eyebrow{color:#d8bd94}.application-cta .button{background:white;color:var(--navy);border-color:white;margin-top:12px}.mortgage-details{padding-top:30px;padding-bottom:40px}.mortgage-details h2{font-size:30px}.mortgage-details p{max-width:700px;color:var(--muted)}@media(min-width:1101px) and (max-width:1350px){.header{flex-wrap:wrap}.header nav{width:100%;justify-content:space-between}}@media(max-width:760px){.application-cta{padding:26px}.brand-name small{font-size:8px;letter-spacing:.06em}}
.real-estate-brands{display:flex;align-items:center;gap:64px;padding-top:44px;padding-bottom:24px}.personal-real-estate-logo{display:block;width:230px;height:auto}.brokerage-logo{display:block;width:115px;height:auto}.real-estate-brands .eyebrow{font-size:12px;margin-bottom:16px}.approol-logo{display:block;width:290px;max-width:100%;height:auto;margin-bottom:22px}.proof-logo{display:block;width:230px;max-width:100%;height:auto;margin-bottom:22px}@media(max-width:760px){.real-estate-brands{gap:28px;align-items:center}.personal-real-estate-logo{width:52%;max-width:230px}.brokerage-logo{width:95px}.real-estate-brands .eyebrow{font-size:10px;letter-spacing:.05em}}
/* Original supplied MB artwork, displayed through a monogram-sized window. */
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.experience-section{display:grid;grid-template-columns:280px 1fr;gap:64px;align-items:center;padding-top:64px;padding-bottom:60px}.experience-section>img{width:100%;height:310px;object-fit:cover;object-position:55% 25%}.experience-section p,.local-expertise p,.decision-section p{color:var(--muted)}.experience-section h2{font-size:38px}.text-link{font-size:14px;font-weight:600;text-decoration:none}.service-section{padding-bottom:72px}.why-section{background:var(--navy);color:white;padding:70px 0}.why-section .section-heading>p{color:#d9e3e9}.why-section .eyebrow{color:#d8bd94}.guidance-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px 42px}.guidance-grid article{border-top:1px solid #425665;padding-top:22px}.guidance-grid article>span{font-size:12px;color:#d8bd94}.guidance-grid h3{font-size:26px;margin:14px 0}.guidance-grid p{color:#d9e3e9;margin:0}.local-expertise{display:grid;grid-template-columns:1fr 1fr;gap:54px;align-items:center;padding-top:80px;padding-bottom:80px}.local-expertise figure{margin:0;position:relative;height:430px}.local-expertise img{width:100%;height:100%;object-fit:cover;object-position:65% center}.local-expertise figcaption{background:var(--navy);color:white;left:18px;bottom:18px;padding:8px 12px;font-size:11px}.decision-section{display:grid;grid-template-columns:1fr 1fr;gap:0}.decision-section article{background:var(--light);padding:38px}.decision-section article+article{border-left:1px solid var(--line)}.decision-section h2{font-size:32px}.decision-section .actions{align-items:center;margin-bottom:0}.brokerage-footer{display:flex;align-items:center;gap:18px;padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.brokerage-footer img{width:48px;height:auto}.brokerage-footer .eyebrow{font-size:10px;margin:0 0 4px}.brokerage-footer p{margin:0;font-size:13px;color:var(--muted)}@media(max-width:760px){.experience-section{grid-template-columns:1fr;gap:28px;padding-top:40px;padding-bottom:40px}.experience-section>img{width:210px;height:225px}.experience-section h2{font-size:32px}.service-section{padding-bottom:45px}.why-section{padding:45px 0}.guidance-grid{grid-template-columns:1fr;gap:28px}.local-expertise{grid-template-columns:1fr;gap:30px;padding-top:45px;padding-bottom:45px}.local-expertise figure{height:280px}.decision-section{grid-template-columns:1fr}.decision-section article{padding:28px}.decision-section article+article{border-left:0;border-top:1px solid var(--line)}}
.social-links{display:flex;flex-wrap:wrap;gap:24px;margin-top:24px}.social-links a{display:inline-flex;align-items:center;gap:7px;font-size:13px;color:var(--muted);text-decoration:none}.social-links a span{font-size:16px;font-weight:700}.video-feature{display:flex;align-items:center;justify-content:space-between;gap:40px;background:var(--light);padding-top:40px;padding-bottom:40px}.video-feature p{max-width:650px;color:var(--muted)}@media(max-width:760px){.video-feature{flex-direction:column;align-items:start;gap:20px}}
.video-player{position:relative;aspect-ratio:16/9;background:var(--navy);width:100%}.video-player iframe{display:block;width:100%;height:100%;border:0}.featured-video,.market-video{display:grid;grid-template-columns:1fr 1.5fr;gap:42px;align-items:center;padding-top:55px;padding-bottom:55px}.featured-video h2,.market-video h2{font-size:34px}.featured-video p,.market-video p{color:var(--muted)}.video-topics{display:flex;flex-wrap:wrap;gap:12px;padding-top:15px;padding-bottom:30px}.video-topics a{padding:8px 14px;border:1px solid var(--line);text-decoration:none;font-size:14px}.video-group{padding-top:36px;padding-bottom:36px;scroll-margin-top:20px}.video-group>h2{font-size:34px}.video-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px}.video-grid h3{font-size:24px;line-height:1.3;margin:20px 0 0}.market-video{background:var(--light)}@media(min-width:1101px) and (max-width:1450px){.header{flex-wrap:wrap}.header nav{width:100%;justify-content:space-between}}@media(max-width:760px){.featured-video,.market-video{grid-template-columns:1fr;gap:24px;padding-top:35px;padding-bottom:35px}.video-grid{grid-template-columns:1fr;gap:32px}.video-group{padding-top:25px;padding-bottom:25px}.video-topics{gap:8px}.video-topics a{font-size:13px}.featured-video h2,.market-video h2{font-size:30px}}
/* Isolate the original gold MB mark; keep the white wordmark outside the window. */
.official-mb,.brand .official-mb,.portrait-hero figcaption .official-mb{width:54px;height:42px;background:#031633;border-radius:0;overflow:hidden}.official-mb img{width:130px!important;height:auto!important;left:-39px;top:-48px;max-width:none!important}@media(max-width:760px){.official-mb,.brand .official-mb,.portrait-hero figcaption .official-mb{width:48px;height:38px}.official-mb img{width:116px!important;left:-35px;top:-43px}}
.official-mb,.brand .official-mb,.portrait-hero figcaption .official-mb{height:40px}@media(max-width:760px){.official-mb,.brand .official-mb,.portrait-hero figcaption .official-mb{height:36px}}
/* Refinements retain the existing palette, navigation and brand. */
.intro{padding-top:56px;padding-bottom:42px}.closing{padding-top:56px;padding-bottom:56px}.about-story{display:grid;grid-template-columns:.8fr 1.4fr;gap:52px;align-items:center;padding-top:44px;padding-bottom:44px}.about-story figure{margin:0;position:relative}.about-story img{display:block;width:100%;height:400px;object-fit:cover;object-position:55% 25%}.about-story figcaption{position:absolute;bottom:20px;left:20px;background:var(--navy);color:white;padding:8px 12px;font-size:11px}.about-story p,.career-story p,.client-perspective p,.data-library p{color:var(--muted)}.career-story{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;padding-top:32px;padding-bottom:38px;border-top:1px solid var(--line)}.career-story h3{font-size:27px}.client-perspective{padding-top:36px;padding-bottom:36px;background:var(--light)}.client-perspective>p{max-width:850px}.hub-links{display:flex;flex-wrap:wrap;gap:24px;padding-top:20px;padding-bottom:24px}.hub-links a{font-size:14px;text-decoration:none;border-bottom:1px solid var(--gold)}.hub-section{padding-top:44px;padding-bottom:40px}.article-list{border-top:1px solid var(--line)}.market-article{padding:24px 0;border-bottom:1px solid var(--line)}.market-article summary{cursor:pointer;list-style:none}.market-article summary::-webkit-details-marker{display:none}.market-article .eyebrow{display:block;margin-bottom:10px;color:var(--muted)}.market-article h3{font-size:27px;margin-bottom:12px}.market-article summary>span:not(.eyebrow){display:block;color:var(--muted)}.market-article .read-label{margin-top:12px;font-size:14px;font-weight:600}.market-article[open] .read-label{display:none}.market-article>div{max-width:850px}.data-library{display:grid;grid-template-columns:1.2fr 1fr;gap:48px;padding-top:36px;padding-bottom:36px;background:var(--light)}.data-library ol{padding-left:20px}.data-library li{margin:12px 0}.hub-section,.data-library,.market-video{scroll-margin-top:20px}@media(max-width:760px){.intro{padding-top:38px;padding-bottom:30px}.closing{padding-top:42px;padding-bottom:42px}.about-story{grid-template-columns:1fr;gap:28px;padding-top:32px;padding-bottom:32px}.about-story img{height:310px;max-width:360px}.career-story{grid-template-columns:1fr;gap:20px}.data-library{grid-template-columns:1fr;gap:24px}.hub-links{gap:14px}.hub-section{padding-top:30px;padding-bottom:30px}}
.coaching-conversations{padding-top:40px;padding-bottom:44px}.coaching-feature{display:grid;grid-template-columns:1.4fr 1fr;gap:36px;align-items:center}.coaching-feature p{color:var(--muted)}.coaching-deep-dive{margin-top:28px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:18px 0}.coaching-deep-dive summary{cursor:pointer;font-size:17px;font-weight:600}.coaching-deep-dive summary span{display:block;font-size:13px;font-weight:400;color:var(--muted);margin-top:5px}.coaching-deep-dive[open] .video-player{margin-top:20px;max-width:850px}@media(max-width:760px){.coaching-feature{grid-template-columns:1fr;gap:24px}.coaching-conversations{padding-top:30px;padding-bottom:30px}}
.bio-background{grid-template-columns:1fr 1fr}@media(max-width:760px){.bio-background{grid-template-columns:1fr}}
/* User-supplied color portrait; preserve the original image. */
.portrait-hero img{object-position:50% 26%}.experience-section>img{object-position:50% 22%}.about-story img{height:460px;object-position:50% 22%}@media(max-width:760px){.portrait-hero img{object-position:50% 22%}.about-story img{height:390px;width:100%;max-width:360px}.experience-section>img{object-position:50% 20%}}
@media(max-width:760px){.portrait-hero img{object-position:50% 8%}}
.site-footer{padding-top:36px;padding-bottom:24px}.footer-columns{display:grid;grid-template-columns:1.3fr 1fr .7fr;gap:32px}.footer-columns h2{font:600 15px/1.5 Arial,sans-serif;letter-spacing:0;margin:0 0 14px}.footer-columns p{font-size:14px;color:var(--muted);margin:12px 0}.footer-contact>a,.footer-resources>a{display:block;font-size:14px;margin:8px 0;overflow-wrap:anywhere}.footer-columns .footer-broker{margin:0 0 6px}.footer-disclosures{font-size:13px;color:var(--muted);line-height:1.6}.footer-disclosures:not(:empty){border-top:1px solid var(--line);margin-top:20px;padding-top:16px}.site-footer .social-links{border-top:1px solid var(--line);padding-top:20px}.policy-copy{max-width:1000px;padding-top:36px;padding-bottom:36px}.policy-copy h2{font-size:28px;margin-top:30px}.policy-copy p{color:var(--muted)}.video-player iframe{min-width:0}summary:focus-visible{outline:3px solid var(--gold);outline-offset:5px}@media(max-width:900px){.footer-columns{grid-template-columns:1fr 1fr}.footer-columns>div:first-child{grid-column:1/-1}}@media(max-width:480px){.footer-columns{grid-template-columns:1fr;gap:24px}.footer-columns>div:first-child{grid-column:auto}}

.company-identification{padding-top:20px;padding-bottom:30px;border-top:1px solid var(--line)}.company-identification h2{font-size:24px}.company-identification p{font-size:14px;color:var(--muted)}.form-trap{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}button:disabled{opacity:.6;cursor:not-allowed}#inquiry-form{max-width:800px;margin:auto}

/* Equal Housing Lender identification paired with the standard house/equality icon. */
.equal-housing{display:flex;align-items:center;gap:12px;margin:18px 0;color:inherit;font-size:15px;line-height:1.4}.equal-housing svg{flex:none;display:block}.footer-disclosures .equal-housing{font-size:13px;margin-top:14px}.footer-disclosures .equal-housing svg{width:28px;height:26px}