:root{--ink:#292a28;--ink-soft:#50514e;--muted:#74736d;--cream:#f7f4ee;--cream-deep:#eee8dc;--paper:#fffdf9;--white:#fff;--gold:#b58f50;--gold-bright:#d0ae70;--gold-pale:#ead9b9;--wine:#670c39;--line:#292a2824;--shadow:0 24px 70px #211e1921;--serif:"Iowan Old Style", "Palatino Linotype", "Book Antiqua", Palatino, Georgia, serif;--sans:Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;--shell:min(1200px, calc(100% - 64px))}*{box-sizing:border-box}html{scroll-behavior:smooth}body{color:var(--ink);background:var(--cream);font-family:var(--sans);text-rendering:optimizelegibility;-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.65}body,button,input,select,textarea{font-family:var(--sans)}h1,h2,h3,p,figure{margin-top:0}h1,h2,h3{color:var(--ink);font-family:var(--serif);letter-spacing:-.025em;font-weight:400;line-height:1.04}h1{font-size:clamp(2.5rem,4.5vw,4.5rem)}h2{font-size:clamp(2rem,3.4vw,3.25rem)}h3{font-size:clamp(1.45rem,2vw,1.95rem)}p{color:var(--ink-soft)}a{color:inherit;text-decoration:none}img{max-width:100%}button,a,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}:focus-visible{outline-offset:3px;outline:3px solid #b58f5094}::selection{color:var(--ink);background:var(--gold-pale)}.skip-link{z-index:9999;color:var(--white);background:var(--ink);border-radius:4px;padding:10px 16px;position:fixed;top:-100px;left:18px}.skip-link:focus{top:18px}.shell{width:var(--shell);margin-inline:auto}.section{padding:clamp(64px,7vw,100px) 0}h1,h2,h3{text-wrap:balance}.shell>*,[class$=-grid]>*{min-width:0}.button svg,.text-link svg,.eyebrow:before{flex-shrink:0}.eyebrow{color:#8c6a31;letter-spacing:.19em;text-transform:uppercase;align-items:center;gap:10px;margin-bottom:18px;font-size:.72rem;font-weight:750;line-height:1.3;display:inline-flex}.eyebrow:before{content:"";background:currentColor;width:28px;height:1px}.eyebrow-light{color:var(--gold-bright)}.lead{font-size:clamp(1.1rem,1.5vw,1.28rem);line-height:1.65}.button{letter-spacing:.08em;text-transform:uppercase;border:1px solid #0000;border-radius:3px;justify-content:center;align-items:center;gap:12px;min-height:52px;padding:14px 22px;font-size:.78rem;font-weight:750;line-height:1.2;transition:color .18s,background .18s,border-color .18s,transform .18s;display:inline-flex}.button:hover{transform:translateY(-2px)}.button-primary{color:var(--white);background:var(--ink)}.button-primary:hover{background:#3a3b38}.button-gold{color:#211e19;background:var(--gold-bright)}.button-gold:hover{background:#dfbf84}.button-outline{color:var(--ink);background:0 0;border-color:#292a287a}.button-outline:hover{color:var(--white);border-color:var(--ink);background:var(--ink)}.text-link{width:fit-content;color:var(--ink);letter-spacing:.045em;border-bottom:1px solid #292a2852;align-items:center;gap:9px;padding-bottom:3px;font-size:.83rem;font-weight:750;line-height:1.3;transition:gap .18s,border-color .18s;display:inline-flex}.text-link:hover{border-color:var(--gold);gap:13px}.text-link-light{color:var(--white);border-color:#ffffff73}.hero-actions{flex-wrap:wrap;align-items:center;gap:24px;display:flex}.site-header{z-index:100;background:#fffdf9fa;position:relative}.utility-bar{color:#fffc;background:var(--ink);letter-spacing:.06em;font-size:.71rem}.utility-inner{justify-content:flex-end;align-items:center;min-height:34px;display:flex}.utility-inner a{color:var(--white);align-items:center;gap:7px;font-weight:700;display:inline-flex}.header-inner{justify-content:space-between;align-items:center;gap:24px;min-height:88px;display:flex}.brand{align-items:center;min-width:0;display:flex}.brand img{width:198px;height:auto}.brand-divider{background:var(--line);width:1px;height:42px;margin:0 18px}.brand-agent{white-space:nowrap;flex-direction:column;gap:3px;display:flex}.brand-agent strong{font-family:var(--serif);letter-spacing:.01em;font-size:1.05rem;font-weight:600}.brand-agent small{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:.61rem;font-weight:750}.desktop-nav nav{align-items:center;gap:clamp(16px,2vw,29px);display:flex}.desktop-nav nav>a{letter-spacing:.04em;font-size:.72rem;font-weight:740;position:relative}.desktop-nav nav>a:not(.nav-contact):after{content:"";background:var(--gold);height:1px;transition:transform .18s;position:absolute;bottom:-7px;left:0;right:0;transform:scaleX(0)}.desktop-nav nav>a:hover:after{transform:scaleX(1)}.nav-contact{color:var(--white);background:var(--ink);border-radius:2px;align-items:center;gap:8px;padding:11px 16px;display:inline-flex}.mobile-menu{display:none}.home-hero{background:#182019;min-height:760px;position:relative;overflow:hidden}.home-hero-image{object-fit:cover;object-position:center 48%}.home-hero-overlay{background:linear-gradient(90deg,#0d120ee0 0%,#0e130f9c 43%,#0e130f2e 68%,#0a0c0a38 100%);position:absolute;inset:0}.home-hero:after{content:"";background:linear-gradient(#0000,#0000003d);height:80px;position:absolute;inset:auto 0 0}.home-hero-grid{z-index:2;grid-template-columns:minmax(0,1fr) 420px;align-items:center;gap:clamp(48px,8vw,118px);min-height:760px;padding-block:70px;display:grid;position:relative}.home-hero-copy{max-width:660px;color:var(--white)}.home-hero-copy h1{max-width:650px;color:var(--white);margin-bottom:22px;font-size:clamp(3rem,5.3vw,5rem)}.home-hero-copy h1 em,.about-hero-copy h1 em,.community-hero-copy h1 em{color:var(--gold-bright);font-style:italic}.home-hero-copy>p{color:#ffffffd1;max-width:600px;margin-bottom:33px;font-size:clamp(1.08rem,1.5vw,1.3rem)}.hero-proof{color:#ffffffb8;flex-wrap:wrap;gap:10px 28px;margin-top:36px;font-size:.78rem;font-weight:630;display:flex}.hero-proof span{align-items:center;gap:7px;display:inline-flex}.hero-proof svg{color:var(--gold-bright)}.hero-form-card{scroll-margin-top:30px}.lead-form{background:var(--paper);box-shadow:var(--shadow);border:1px solid #292a281a;border-radius:4px;padding:clamp(28px,3.4vw,44px)}.lead-form-compact{padding:30px 28px;box-shadow:0 25px 65px #0000003d}.form-heading{margin-bottom:22px}.form-heading .eyebrow{margin-bottom:9px;font-size:.63rem}.form-heading h2{margin-bottom:8px;font-size:clamp(1.85rem,3vw,2.55rem)}.form-heading p{color:var(--muted);margin-bottom:0;font-size:.83rem;line-height:1.5}.form-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;display:grid}.lead-form-compact .form-grid{grid-template-columns:1fr;gap:12px}.form-grid label{flex-direction:column;gap:6px;min-width:0;display:flex}.form-grid label>span{color:var(--ink-soft);letter-spacing:.07em;text-transform:uppercase;font-size:.68rem;font-weight:750}.form-grid input,.form-grid select,.form-grid textarea{width:100%;min-height:46px;color:var(--ink);background:var(--white);border:1px solid #292a2836;border-radius:2px;outline:none;padding:10px 12px;font-size:1rem;transition:border-color .16s,box-shadow .16s}.form-grid textarea{resize:vertical;min-height:112px}.form-grid input:focus,.form-grid select:focus,.form-grid textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px #b58f5021}.form-wide{grid-column:1/-1}.honeypot{width:1px;height:1px;position:absolute;left:-10000px;overflow:hidden}.consent-row{color:var(--muted);align-items:flex-start;gap:9px;margin:17px 0;font-size:.66rem;line-height:1.45;display:flex}.consent-row input{width:14px;height:14px;accent-color:var(--ink);flex:none;margin-top:2px}.consent-row a{text-underline-offset:2px;text-decoration:underline}.form-submit{width:100%}.form-submit:disabled{cursor:wait;opacity:.68}.form-status{min-height:20px;margin:10px 0 0;font-size:.75rem;line-height:1.4}.form-status.success{color:#46633f}.form-status.error{color:#9e2f32}.trust-strip{z-index:3;color:var(--white);background:var(--ink);position:relative}.trust-grid{grid-template-columns:repeat(4,1fr);display:grid}.trust-grid>div{border-left:1px solid #ffffff21;flex-direction:column;justify-content:center;min-height:112px;padding:20px 34px;display:flex}.trust-grid>div:last-child{border-right:1px solid #ffffff21}.trust-grid strong{color:var(--gold-bright);font-family:var(--serif);font-size:1.75rem;font-weight:500;line-height:1.1}.trust-grid span{color:#ffffff9e;letter-spacing:.06em;text-transform:uppercase;margin-top:7px;font-size:.67rem;font-weight:650}.about-preview{background:var(--paper)}.about-preview-grid{grid-template-columns:minmax(320px,.86fr) 1fr;align-items:center;gap:clamp(70px,9vw,130px);display:grid}.portrait-wrap{width:100%;max-width:470px;padding:0 0 50px 58px;position:relative}.portrait-wrap:before{content:"";background:var(--cream-deep);position:absolute;inset:46px 45px 0 0}.portrait-frame{z-index:1;aspect-ratio:1;background:#e4e5e4;position:relative;overflow:hidden;box-shadow:0 24px 60px #1f1d1a24}.portrait-frame img{object-fit:cover;image-rendering:auto}.portrait-note{z-index:2;width:270px;color:var(--white);background:var(--ink);padding:22px 25px;position:absolute;bottom:0;right:-50px;box-shadow:0 20px 40px #00000029}.portrait-note span{color:var(--gold-bright);letter-spacing:.13em;text-transform:uppercase;margin-bottom:7px;font-size:.62rem;font-weight:750;display:block}.portrait-note strong{font-family:var(--serif);font-size:1.1rem;font-weight:400;line-height:1.35}.section-copy h2{max-width:650px;margin-bottom:25px}.section-copy p{max-width:670px}.credential-row{border-block:1px solid var(--line);flex-wrap:wrap;gap:18px 28px;margin:28px 0;padding:22px 0;display:flex}.credential-row span{color:var(--ink-soft);align-items:center;gap:9px;font-size:.76rem;font-weight:700;display:inline-flex}.credential-row svg{color:var(--gold)}.section-heading{margin-bottom:55px}.section-heading h2{margin-bottom:13px}.section-heading>p,.section-heading>div>p{max-width:590px}.centered{text-align:center}.centered .eyebrow{justify-content:center}.centered p{margin-inline:auto}.narrow{max-width:800px;margin-inline:auto}.split-heading{justify-content:space-between;align-items:flex-end;gap:50px;display:flex}.split-heading>p{max-width:520px;margin-bottom:0}.split-heading>.text-link{flex-shrink:0}.path-section{background:var(--cream)}.path-grid{grid-template-columns:repeat(2,1fr);gap:24px;display:grid}.path-card{border:1px solid var(--line);background:var(--paper);min-height:390px;padding:clamp(35px,4.3vw,60px);transition:transform .2s,box-shadow .2s;position:relative;overflow:hidden}.path-card:hover{transform:translateY(-5px);box-shadow:0 20px 60px #2a251d1a}.path-card:after{content:"";border:1px solid #b58f5038;border-radius:50%;width:260px;height:260px;position:absolute;bottom:-100px;right:-75px}.path-card>svg{color:var(--gold);margin:46px 0 26px}.path-card h3{margin-bottom:16px;font-size:clamp(2rem,3vw,2.8rem)}.path-card p{max-width:500px}.path-card .text-link{margin-top:16px}.path-number{color:#292a2847;font-family:var(--serif);letter-spacing:.12em;font-size:.9rem;position:absolute;top:36px;right:42px}.path-card-sellers{color:var(--white);background:var(--ink)}.path-card-sellers h3,.path-card-sellers .text-link{color:var(--white)}.path-card-sellers p{color:#ffffffa8}.path-card-sellers .text-link{border-color:#ffffff52}.path-card-sellers .path-number{color:#ffffff52}.seller-feature{background:var(--paper)}.seller-feature-grid{grid-template-columns:1.14fr .86fr;align-items:center;gap:clamp(55px,7vw,100px);display:grid}.seller-feature-image{aspect-ratio:1.25;position:relative;overflow:hidden}.seller-feature-image:after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px #fff3}.seller-feature-image img{object-fit:cover}.seller-feature-copy h2{margin-bottom:23px}.check-list{gap:13px;margin:30px 0 36px;padding:0;list-style:none;display:grid}.check-list li{color:var(--ink-soft);align-items:center;gap:11px;font-size:.88rem;display:flex}.check-list svg{color:var(--gold);flex:none}.communities-preview{color:var(--white);background:#242a25;overflow:hidden}.communities-preview-grid{grid-template-columns:.82fr 1.18fr;align-items:center;gap:clamp(50px,8vw,110px);display:grid}.communities-preview-copy h2{color:var(--white)}.communities-preview-copy p{color:#ffffffad;max-width:530px}.community-tags{flex-wrap:wrap;gap:9px;margin:30px 0 34px;display:flex}.community-tags span{color:#ffffffc9;letter-spacing:.035em;border:1px solid #ffffff2e;padding:8px 12px;font-size:.68rem;font-weight:650}.communities-preview-image{aspect-ratio:1.22;position:relative}.communities-preview-image:before{z-index:1;content:"";pointer-events:none;border:1px solid #d0ae7070;position:absolute;inset:-20px 20px 20px -20px}.communities-preview-image img{object-fit:cover}.testimonial-section{background:var(--cream)}.testimonial-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.testimonial-card{border:1px solid var(--line);background:var(--paper);flex-direction:column;margin:0;padding:30px;display:flex}.testimonial-card>svg{color:var(--gold)}.testimonial-card blockquote{font-family:var(--serif);margin:24px 0 30px;font-size:1.5rem;line-height:1.45}.testimonial-card figcaption,.review-feature figcaption{flex-direction:column;margin-top:auto;display:flex}.testimonial-card figcaption strong,.review-feature figcaption strong{letter-spacing:.055em;text-transform:uppercase;font-size:.76rem}.testimonial-card figcaption span,.review-feature figcaption span{color:var(--muted);font-size:.72rem}.contact-section{background:var(--paper)}.contact-grid{grid-template-columns:.85fr 1.15fr;align-items:start;gap:clamp(60px,8vw,115px);display:grid}.contact-copy{padding-top:45px;position:sticky;top:35px}.contact-copy h2{margin-bottom:24px}.contact-copy>p{max-width:490px}.contact-direct{gap:18px;margin-top:38px;display:grid}.contact-direct a{align-items:center;gap:15px;display:flex}.contact-direct a>svg,.at-mark{border:1px solid var(--line);width:40px;height:40px;color:var(--gold);flex:none;place-items:center;font-size:1.1rem;display:grid}.contact-direct span:not(.at-mark){color:var(--ink);flex-direction:column;font-weight:650;display:flex}.contact-direct small{color:var(--muted);letter-spacing:.09em;text-transform:uppercase;font-size:.62rem;font-weight:750}.home-properties,.current-listing-section{background:var(--paper)}.properties-intro{padding-bottom:52px}.properties-intro h1{margin-bottom:24px}.properties-intro .lead{max-width:660px}.current-listing-section{padding-top:0}.featured-listing{border:1px solid var(--line);background:var(--cream);grid-template-columns:1.15fr 1fr;display:grid;overflow:hidden}.featured-listing-image{min-height:450px;position:relative}.featured-listing-image img{object-fit:cover}.listing-status{color:var(--white);background:var(--ink);letter-spacing:.12em;text-transform:uppercase;padding:8px 16px;font-size:.7rem;font-weight:750;position:absolute;top:24px;left:24px}.featured-listing-copy{min-width:0;padding:clamp(26px,3.3vw,48px)}.featured-listing-copy h2{margin-bottom:18px;font-size:clamp(2rem,3vw,2.9rem)}.listing-price{color:var(--wine);font-family:var(--serif);margin-bottom:20px;font-size:2rem;line-height:1.2}.listing-facts{border-bottom:1px solid var(--line);flex-wrap:wrap;gap:8px 20px;margin:0 0 24px;padding:0 0 20px;font-size:.79rem;list-style:none;display:flex}.listing-actions{flex-direction:column;align-items:flex-start;gap:20px;margin-top:28px;display:flex}.listing-source{color:var(--ink-soft);margin:26px 0 0;font-size:.68rem;display:block}.sales-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;display:grid}.sale-card{border:1px solid var(--line);background:var(--paper);flex-direction:column;padding:30px;display:flex}.sale-card-top{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:12px;margin-bottom:32px;font-size:.7rem;display:flex}.sale-status{color:var(--wine);letter-spacing:.13em;text-transform:uppercase;font-weight:750}.sale-card time{color:var(--muted)}.sale-card h3{margin-bottom:9px;font-size:1.7rem;line-height:1.15}.sale-town{margin-bottom:28px;font-size:.84rem}.sale-price{margin-top:auto;margin-bottom:24px}.sale-price span{color:var(--muted);margin-bottom:5px;font-size:.7rem;display:block}.sale-price strong{color:var(--ink);font-family:var(--serif);font-size:2rem;font-weight:400;line-height:1.2}.property-note{max-width:850px;color:var(--muted);margin:28px 0 0;font-size:.75rem}.zillow-review-grid{margin-bottom:72px}.review-date{color:var(--ink-soft);flex-wrap:wrap;justify-content:space-between;gap:8px;font-size:.7rem;display:flex}.review-date>span{color:var(--wine);font-weight:700}.review-summary{margin-bottom:28px;font-size:.9rem}.review-summary>span{color:var(--muted);letter-spacing:.1em;text-transform:uppercase;margin-bottom:6px;font-size:.65rem;display:block}@media (max-width:980px){.sales-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:800px){.featured-listing{grid-template-columns:1fr}.featured-listing-image{aspect-ratio:1.49;min-height:0}}@media (max-width:600px){.sales-grid{grid-template-columns:1fr}.sale-card{padding:26px}.listing-status{top:16px;left:16px}}.section-lead{color:var(--white);background:var(--wine);padding:clamp(70px,8vw,105px) 0}.section-lead-inner{justify-content:space-between;align-items:center;gap:60px;display:flex}.section-lead h2{max-width:680px;color:var(--white);margin-bottom:14px}.section-lead p{color:#ffffffad;max-width:700px;margin-bottom:0}.section-lead-actions{flex-direction:column;align-items:center;gap:18px;min-width:fit-content;display:flex}.site-footer{color:#ffffffb3;background:#222321}.footer-main{grid-template-columns:1.3fr .7fr;gap:100px;padding-block:90px 72px;display:grid}.footer-brand img{filter:brightness(0)invert();opacity:.86;width:250px;height:auto}.footer-brand h2{max-width:570px;color:var(--white);margin:42px 0 18px;font-size:clamp(2.5rem,4vw,4.2rem)}.footer-brand p{color:#ffffff9e;max-width:570px}.footer-brand .button{margin-top:18px}.footer-links{grid-template-columns:repeat(2,1fr);gap:40px;padding-top:8px;display:grid}.footer-links>div{flex-direction:column;align-items:flex-start;gap:10px;display:flex}.footer-links h3{color:var(--gold-bright);font-family:var(--sans);letter-spacing:.15em;text-transform:uppercase;margin-bottom:12px;font-size:.67rem;font-weight:750}.footer-links a{color:#ffffffb5;overflow-wrap:anywhere;max-width:100%;font-size:.78rem}.footer-links a:hover{color:var(--white)}.footer-legal{letter-spacing:.035em;border-top:1px solid #ffffff1c;justify-content:space-between;gap:30px;padding-block:22px;font-size:.66rem;display:flex}.footer-disclaimer{justify-content:space-between;align-items:center;gap:32px;padding:0 0 30px;display:flex}.footer-disclaimer p{color:#ffffff61;max-width:1000px;margin:0;font-size:.61rem;line-height:1.6}.footer-credentials{flex-shrink:0;align-items:center;gap:24px;display:flex}.footer-credential{mix-blend-mode:screen;height:88px;position:relative;overflow:hidden}.footer-credential img{filter:invert();max-width:none;height:auto;position:absolute}.footer-credential-realtor{width:80px}.footer-credential-realtor img{width:136px;top:-9px;left:-30px}.footer-credential-housing{width:84px}.footer-credential-housing img{width:156px;top:0;left:-36px}.page-top{border-top:1px solid var(--line)}.page-hero{background:var(--paper);padding:35px 0 65px}.page-hero-grid{grid-template-columns:1fr 1fr;align-items:center;gap:clamp(36px,5vw,72px);display:grid}.page-hero-copy{padding:15px 0}.page-hero-copy h1{margin-bottom:27px;font-size:clamp(2.5rem,4.4vw,4rem)}.page-hero-copy>p{max-width:600px;margin-bottom:34px;font-size:1.12rem}.page-hero-media{aspect-ratio:1.1;position:relative;overflow:hidden}.page-hero-media:before{z-index:1;content:"";border-top:1px solid #ffffffb3;border-right:1px solid #ffffffb3;width:80px;height:80px;position:absolute;inset:18px 18px auto auto}.page-hero-media img{object-fit:cover}.about-hero{background:var(--paper);padding:82px 0 105px}.about-hero-grid{grid-template-columns:.84fr 1.16fr;align-items:center;gap:clamp(65px,9vw,130px);display:grid}.about-hero-image{max-width:500px;padding:38px 0 0 38px;position:relative}.about-portrait-backdrop{background:var(--cream-deep);position:absolute;inset:0 35px 35px 0}.about-hero-image img{width:100%;height:auto;box-shadow:var(--shadow);display:block;position:relative}.about-hero-badge{width:115px;height:115px;color:var(--white);background:var(--wine);border-radius:50%;flex-direction:column;justify-content:center;align-items:center;display:flex;position:absolute;bottom:16px;right:-28px;box-shadow:0 15px 35px #0003}.about-hero-badge strong{color:var(--gold-bright);font-family:var(--serif);font-size:2.1rem;font-weight:500;line-height:1}.about-hero-badge span{letter-spacing:.06em;text-transform:uppercase;margin-top:5px;font-size:.58rem;font-weight:700}.about-hero-copy h1{margin-bottom:25px;font-size:clamp(2.5rem,4.4vw,4rem)}.about-hero-copy>p{max-width:660px}.about-hero-copy .hero-actions{margin-top:34px}.values-section{background:var(--cream)}.values-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.values-grid article{border-top:2px solid var(--gold);background:var(--paper);min-height:275px;padding:38px}.values-grid svg{color:var(--gold);margin-bottom:35px}.values-grid h3{margin-bottom:14px}.values-grid p{margin-bottom:0;font-size:.9rem}.experience-section{background:var(--paper)}.experience-grid{grid-template-columns:1fr .9fr;align-items:center;gap:clamp(60px,9vw,130px);display:grid}.experience-copy h2{margin-bottom:25px}.experience-copy .text-link{margin-top:15px}.credentials-card{border:1px solid var(--line);background:var(--cream);box-shadow:18px 18px 0 var(--cream-deep);padding:clamp(35px,5vw,60px)}.credentials-card ul{gap:17px;margin:8px 0 0;padding:0;list-style:none;display:grid}.credentials-card li{border-bottom:1px solid var(--line);color:var(--ink-soft);align-items:flex-start;gap:12px;padding-bottom:15px;font-size:.84rem;display:flex}.credentials-card li:last-child{border-bottom:0;padding-bottom:0}.credentials-card svg{color:var(--gold);flex:none}.feature-intro{background:var(--cream)}.feature-intro-grid{grid-template-columns:.82fr 1.18fr;gap:clamp(60px,10vw,150px);display:grid}.feature-intro h2{max-width:500px}.feature-intro-grid>div:last-child{padding-top:34px}.process-section{background:var(--paper)}.process-grid{background:var(--line);border:1px solid var(--line);grid-template-columns:repeat(4,1fr);gap:1px;display:grid}.process-card{background:var(--paper);min-height:310px;padding:35px 28px}.process-card>span{border:1px solid var(--gold);color:#8c6a31;width:39px;height:39px;font-family:var(--serif);border-radius:50%;place-items:center;margin-bottom:55px;font-size:.78rem;display:inline-grid}.process-card h3{margin-bottom:13px}.process-card p{margin-bottom:0;font-size:.82rem}.support-section{background:var(--cream)}.support-grid{grid-template-columns:.85fr 1.15fr;gap:clamp(65px,9vw,130px);display:grid}.support-copy h2{margin-bottom:24px}.support-list{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;display:grid}.support-list>div{border:1px solid var(--line);background:var(--paper);flex-direction:column;gap:16px;min-height:145px;padding:24px;display:flex}.support-list svg{color:var(--gold);flex:none}.support-list span{flex-direction:column;display:flex}.support-list strong{font-family:var(--serif);margin-bottom:7px;font-size:1.2rem;font-weight:500;line-height:1.15}.support-list small{color:var(--muted);font-size:.75rem;line-height:1.5}.seller-support{background:#efeadf}.page-form-section{background:var(--paper)}.page-form-grid{grid-template-columns:.76fr 1.24fr;align-items:start;gap:clamp(60px,9vw,120px);display:grid}.page-form-grid>div:first-child{padding-top:35px}.page-form-grid h2{margin-bottom:23px}.community-hero{background:#202820;min-height:620px;position:relative;overflow:hidden}.community-hero>img{object-fit:cover}.community-hero-overlay{background:linear-gradient(90deg,#121813e0,#12181385 55%,#12181329);position:absolute;inset:0}.community-hero-copy{z-index:1;min-height:620px;color:var(--white);flex-direction:column;justify-content:center;display:flex;position:relative}.community-hero-copy h1{max-width:850px;color:var(--white);margin-bottom:25px}.community-hero-copy p{color:#ffffffc2;max-width:610px;margin-bottom:0;font-size:1.15rem}.community-list-section{background:var(--paper)}.community-list-section .split-heading>p{padding-bottom:12px}.community-card-grid{grid-template-columns:repeat(3,1fr);gap:16px;display:grid}.community-card{border:1px solid var(--line);background:var(--cream);min-height:305px;padding:35px;transition:background .18s,transform .18s;position:relative}.community-card:hover{background:var(--cream-deep);transform:translateY(-4px)}.community-card>span{color:#292a2845;font-family:var(--serif);font-size:.8rem;position:absolute;top:26px;right:29px}.community-card svg{color:var(--gold);margin:25px 0 35px}.community-card h2{margin-bottom:15px;font-size:1.75rem}.community-card p{margin-bottom:0;font-size:.83rem}.community-guidance{color:var(--white);background:var(--ink)}.community-guidance-grid{grid-template-columns:.85fr 1.15fr;gap:clamp(60px,10vw,150px);display:grid}.community-guidance h2{color:var(--white)}.guidance-points{gap:0;display:grid}.guidance-points>div{border-bottom:1px solid #ffffff26;padding:25px 0}.guidance-points>div:first-child{padding-top:10px}.guidance-points strong{color:var(--gold-bright);font-family:var(--serif);font-size:1.35rem;font-weight:500}.guidance-points p{color:#ffffff9e;margin:6px 0 0;font-size:.84rem}.reviews-hero{background:var(--cream-deep);padding:clamp(56px,6vw,88px) 0}.reviews-hero-grid{grid-template-columns:minmax(0,1fr) 360px;align-items:center;gap:clamp(36px,5vw,72px);display:grid}.reviews-hero h1{max-width:740px;margin-bottom:24px;font-size:clamp(2.5rem,4.4vw,4rem)}.reviews-hero-grid>div:first-child>p{max-width:640px;margin-bottom:0;font-size:1.08rem}.reviews-section{background:var(--paper)}.review-feature-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;display:grid}.review-feature{border:1px solid var(--line);background:var(--cream);flex-direction:column;margin:0;padding:clamp(26px,3vw,40px);display:flex}.review-feature-2{background:var(--ink)}.review-feature>svg{color:var(--gold)}.review-feature blockquote{font-family:var(--serif);margin:24px 0 32px;font-size:clamp(1.3rem,1.8vw,1.6rem);line-height:1.5}.review-feature-2 blockquote,.review-feature-2 figcaption strong{color:var(--white)}.review-feature-2 figcaption span{color:#ffffff8c}.review-themes{background:var(--cream)}.centered-action{justify-content:center;margin-top:38px;display:flex}.contact-page{background:linear-gradient(120deg, var(--cream) 0 46%, var(--paper) 46% 100%);min-height:760px;padding:90px 0 120px}.contact-page-grid{grid-template-columns:.9fr 1.1fr;align-items:start;gap:clamp(36px,5vw,72px);display:grid}.contact-page-copy{padding-top:40px}.contact-page-copy h1{margin-bottom:27px;font-size:clamp(2.5rem,4.4vw,4rem)}.contact-options{gap:14px;margin-top:35px;display:grid}.contact-options a{align-items:center;gap:15px;width:fit-content;display:flex}.contact-options svg,.contact-options .at-mark{border:1px solid var(--line);width:45px;height:45px;color:var(--gold);flex-shrink:0;place-items:center;display:grid}.contact-options span:not(.at-mark){flex-direction:column;display:flex}.contact-options small{color:var(--muted);letter-spacing:.1em;text-transform:uppercase;font-size:.63rem;font-weight:750}.contact-options strong{overflow-wrap:anywhere;font-size:.95rem}.contact-options span:not(.at-mark),.contact-direct span:not(.at-mark){overflow-wrap:anywhere;min-width:0}.contact-expectation{border-top:1px solid var(--line);gap:11px;margin-top:42px;padding-top:24px;display:flex}.contact-expectation svg{color:var(--gold);flex:none;margin-top:3px}.contact-expectation p{margin:0;font-size:.8rem}.legal-page{background:var(--paper);padding:100px 0 130px}.legal-shell{max-width:820px}.legal-shell h1{margin-bottom:10px}.legal-date{color:var(--muted);font-size:.78rem}.legal-shell h2{margin:45px 0 13px;font-size:1.8rem}.legal-shell p{line-height:1.8}.legal-shell a{text-underline-offset:3px;text-decoration:underline}@media (max-width:1120px){.desktop-nav nav{gap:15px}.desktop-nav nav>a{font-size:.67rem}.brand img{width:165px}.brand-divider{margin-inline:13px}.brand-agent strong{font-size:.94rem}.home-hero-grid{grid-template-columns:minmax(0,1fr) 390px;gap:50px}.home-hero-copy h1{font-size:clamp(3rem,5.3vw,4rem)}.process-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:980px){:root{--shell:min(100% - 40px, 760px)}.utility-inner span{display:none}.utility-inner{justify-content:flex-end}.desktop-nav{display:none}.mobile-menu{display:block;position:relative}.mobile-menu summary{cursor:pointer;border:1px solid var(--line);place-content:center;gap:5px;width:42px;height:42px;list-style:none;display:grid}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary span{background:var(--ink);width:19px;height:1px}.mobile-menu-panel{background:var(--paper);width:min(330px,100vw - 40px);box-shadow:var(--shadow);padding:25px;position:absolute;top:52px;right:0}.mobile-menu-panel nav{flex-direction:column;align-items:stretch;display:flex}.mobile-menu-panel nav a{border-bottom:1px solid var(--line);font-family:var(--serif);padding:11px 0;font-size:1.2rem}.mobile-menu-panel .nav-contact{color:var(--white);font-family:var(--sans);border-bottom:0;justify-content:center;margin-top:13px;padding:13px 16px;font-size:.72rem}.mobile-phone{color:var(--wine);justify-content:center;align-items:center;gap:8px;margin-top:16px;font-size:.78rem;font-weight:700;display:flex}.home-hero,.home-hero-grid{min-height:auto}.home-hero{padding:64px 0}.home-hero-grid{grid-template-columns:1fr;padding-block:0}.home-hero-copy{max-width:670px}.home-hero-copy h1{font-size:clamp(3rem,7vw,4.5rem)}.hero-form-card{width:min(100%,590px)}.lead-form-compact .form-grid,.trust-grid{grid-template-columns:repeat(2,1fr)}.trust-grid>div:nth-child(3),.trust-grid>div:nth-child(4){border-top:1px solid #ffffff21}.about-preview-grid,.seller-feature-grid,.communities-preview-grid,.contact-grid,.footer-main,.page-hero-grid,.about-hero-grid,.experience-grid,.feature-intro-grid,.support-grid,.page-form-grid,.community-guidance-grid,.contact-page-grid{grid-template-columns:1fr}.about-preview-grid{gap:80px}.portrait-wrap{margin-inline:auto}.seller-feature-grid{gap:55px}.seller-feature-image{aspect-ratio:1.45}.communities-preview-grid{gap:80px}.communities-preview-image{aspect-ratio:1.45;order:-1}.contact-copy{padding-top:0;position:static}.footer-main{gap:65px}.footer-links{max-width:470px}.page-hero-grid{gap:25px}.page-hero-media{aspect-ratio:1.55;order:-1}.about-hero-grid{gap:70px}.about-hero-image{margin-inline:auto}.feature-intro-grid>div:last-child{padding-top:0}.feature-intro-grid{gap:28px}.feature-intro h2{margin-bottom:0}.process-grid{grid-template-columns:repeat(2,1fr)}.support-grid{gap:60px}.page-form-grid>div:first-child{padding-top:0}.community-card-grid{grid-template-columns:repeat(2,1fr)}.reviews-hero-grid{grid-template-columns:1fr;gap:36px}.values-grid,.testimonial-grid{grid-template-columns:1fr}.values-grid article{min-height:0}.values-grid svg{margin-bottom:20px}.testimonial-card blockquote{max-width:55ch}.contact-page{background:var(--cream)}.contact-page-grid{gap:60px}.contact-page-copy{padding-top:0}}@media (max-width:720px){:root{--shell:calc(100% - 32px)}.section{padding:60px 0}.section-heading{margin-bottom:36px}h1{font-size:clamp(2.4rem,7.5vw,3.25rem)}h2{font-size:clamp(2rem,6vw,2.75rem)}.header-inner{min-height:76px}.brand img{width:138px}.brand-divider{height:33px;margin-inline:10px}.brand-agent strong{font-size:.79rem}.brand-agent small{letter-spacing:.1em;font-size:.49rem}.home-hero{padding:62px 0 68px}.home-hero-overlay{background:linear-gradient(90deg,#0c110de3,#0c110d94)}.home-hero-image{object-position:62% center}.home-hero-grid{gap:45px}.home-hero-copy h1{font-size:clamp(2.8rem,9vw,3.8rem)}.hero-actions{flex-direction:column;align-items:flex-start;gap:19px}.hero-actions .button{width:100%}.hero-proof{flex-direction:column;align-items:flex-start;gap:9px}.lead-form-compact .form-grid,.form-grid{grid-template-columns:1fr}.form-wide{grid-column:auto}.trust-grid>div{min-height:96px;padding:18px 16px}.trust-grid strong{font-size:1.45rem}.trust-grid span{font-size:.58rem;line-height:1.4}.portrait-wrap{padding-left:34px}.portrait-note{width:245px;right:-5px}.credential-row{flex-direction:column;align-items:flex-start}.path-grid,.testimonial-grid,.values-grid,.support-list,.community-card-grid{grid-template-columns:1fr}.path-card{min-height:355px;padding:34px}.split-heading{flex-direction:column;align-items:flex-start;gap:10px}.testimonial-card{min-height:245px}.testimonial-card blockquote{min-height:0}.section-lead-inner{flex-direction:column;align-items:flex-start;gap:32px}.page-form-grid,.community-guidance-grid{gap:36px}.section-lead-actions{align-items:flex-start;width:100%}.section-lead-actions .button{width:100%}.footer-main{padding-block:70px 55px}.footer-links{grid-template-columns:1fr}.footer-legal{flex-direction:column;gap:8px}.footer-disclaimer{flex-direction:column;align-items:flex-start;gap:24px}.page-hero{padding:38px 0 65px}.page-hero-copy h1,.about-hero-copy h1,.contact-page-copy h1,.reviews-hero h1{font-size:clamp(2.4rem,7.5vw,3.25rem)}.page-hero-media{aspect-ratio:1.15}.about-hero{padding:65px 0 80px}.about-hero-image{padding:25px 0 0 25px}.about-hero-badge{width:98px;height:98px;bottom:-22px;right:-5px}.values-grid article{min-height:0}.credentials-card{box-shadow:8px 8px 0 var(--cream-deep)}.process-grid{grid-template-columns:1fr}.process-card{min-height:250px}.process-card>span{margin-bottom:35px}.community-hero,.community-hero-copy{min-height:570px}.community-hero>img{object-position:58% center}.review-feature-grid{grid-template-columns:1fr;display:grid}.review-feature blockquote{margin:24px 0 28px}.contact-page{padding:70px 0 85px}.contact-options strong{overflow-wrap:anywhere;font-size:.81rem}}@media (max-width:440px){.header-inner{gap:12px}.brand img{width:116px}.brand-divider{flex-shrink:0;margin-inline:7px}.brand-agent strong{font-size:.69rem}.brand-agent small{display:none}.mobile-menu summary{width:42px;height:42px}.mobile-menu{flex-shrink:0}.home-hero-copy h1{font-size:clamp(2.8rem,9vw,3.8rem)}.lead-form,.lead-form-compact{padding:25px 20px}.about-preview-grid{gap:44px}.portrait-wrap{padding-bottom:0}.portrait-note{width:calc(100% - 25px);margin:-20px 0 0 auto;position:relative;bottom:auto;right:auto}.seller-feature-image,.communities-preview-image{aspect-ratio:1.15}.communities-preview-image:before{display:none}.community-tags{gap:6px}.community-tags span{font-size:.6rem}}@media (max-width:360px){.brand img{width:96px}.brand-agent strong{font-size:.66rem}}.about-hero-badge strong{font-size:1.45rem}.about-hero-badge span{text-align:center;max-width:85px;line-height:1.3}.client-promise-card{background:var(--ink);width:100%;max-width:520px;color:var(--white);box-shadow:var(--shadow);padding:clamp(26px,3vw,36px)}.client-promise-card>svg{color:var(--gold-bright)}.client-promise-card p{color:var(--white);font-family:var(--serif);margin:22px 0;font-size:1.8rem;line-height:1.3}.client-promise-card>span{color:var(--gold-bright);font-size:.75rem}.client-promise-card a{align-items:center;gap:10px;margin-top:28px;font-size:.78rem;display:flex}.planning-guide{background:var(--cream)}.planning-guide-grid{grid-template-columns:.85fr 1.15fr;align-items:start;gap:clamp(35px,7vw,100px);display:grid}.planning-guide-intro h2{margin-bottom:22px}.planning-guide-intro .text-link{margin-top:12px}.planning-guide-questions{border-top:1px solid var(--line)}.planning-guide-questions details{border-bottom:1px solid var(--line)}.planning-guide-questions summary{cursor:pointer;justify-content:space-between;align-items:center;gap:24px;padding:24px 0;font-size:.95rem;font-weight:600;line-height:1.5;list-style:none;display:flex}.planning-guide-questions summary::-webkit-details-marker{display:none}.planning-guide-questions summary>span{color:var(--gold);flex:none;font-size:1.5rem;font-weight:400;transition:transform .16s}.planning-guide-questions details[open] summary>span{transform:rotate(45deg)}.planning-guide-questions details>p{margin:0 0 26px;font-size:.95rem;line-height:1.8}@media (max-width:800px){.planning-guide-grid{grid-template-columns:1fr}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important}}