:root{--navy:#101c2b;--navy-deep:#0b1522;--panel:#172636;--cream:#f6f3eb;--ink:#162332;--gold:#d8b779;--gold-bright:#ecd29e;--muted:#bbc4ce;--line:rgba(221,227,234,.19);--light-line:#d6d4cb;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--navy);color:var(--cream);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body,button,input,summary{font-family:var(--sans)}a{color:inherit;text-decoration:none}a,button,summary{-webkit-tap-highlight-color:transparent}img{display:block;max-width:100%;height:auto}figure,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;margin:0;line-height:1.08;letter-spacing:-.025em}h1{font-size:clamp(3.3rem,5.7vw,5.7rem)}h2{font-size:clamp(2.65rem,4.05vw,4.2rem)}h3{font-size:1.85rem}em{font-weight:400;color:var(--gold-bright)}p+p{margin-top:16px}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--gold-bright);outline-offset:6px}.light a:focus-visible,.light summary:focus-visible{outline-color:#775523}.shell{width:min(1240px,calc(100% - 96px));margin-inline:auto}.section{padding:112px 0;scroll-margin-top:16px}.eyebrow{font-size:.75rem;letter-spacing:.16em;font-weight:700;line-height:1.6;color:var(--gold);margin-bottom:22px}.button{display:inline-flex;align-items:center;justify-content:center;gap:22px;min-height:50px;padding:12px 23px;border:1px solid transparent;border-radius:2px;font-size:.875rem;font-weight:700;line-height:1.4;text-align:center;transition:background .18s,color .18s,border-color .18s}.button-gold{background:var(--gold);color:var(--navy-deep)}.button-gold:hover{background:var(--gold-bright)}.button-outline{border-color:rgba(235,220,185,.45)}.button-outline:hover{background:rgba(255,255,255,.06);border-color:var(--gold)}.button-small{min-height:42px;padding:10px 17px}.text-link{display:inline-flex;align-items:center;gap:15px;font-size:.9375rem;font-weight:700;border-bottom:1px solid var(--gold);padding-bottom:5px}.text-link:hover{color:var(--gold-bright)}.skip-link{position:fixed;left:12px;top:-80px;background:var(--cream);color:var(--navy);padding:12px 20px;z-index:100}.skip-link:focus{top:12px}
.site-header{position:sticky;top:0;z-index:50;background:rgba(16,28,43,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(12px)}.nav-bar{min-height:86px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:inline-flex;flex-direction:column;color:var(--gold-bright);font-size:1.125rem;font-weight:700;letter-spacing:.18em;line-height:1.4}.brand-sub{font-size:.75rem;letter-spacing:.42em;text-align:center;padding-top:3px}.desktop-nav{display:flex;gap:29px;align-items:center;font-size:.875rem}.desktop-nav>a:hover{color:var(--gold-bright)}.mobile-menu{display:none}
.hero{display:grid;grid-template-columns:1.04fr 1fr;gap:0 48px;padding-top:46px;position:relative}.hero-copy{padding:40px 0 32px;align-self:center}.hero .eyebrow{display:flex;gap:13px;align-items:center;margin-bottom:27px}.short-rule{width:30px;height:1px;background:var(--gold)}.hero h1 em{font-style:italic}.hero-intro{max-width:430px;font-size:1.08rem;color:var(--muted);margin-top:27px;line-height:1.75}.hero-actions{display:flex;flex-wrap:wrap;gap:20px 24px;align-items:center;margin-top:29px}.hero-actions>.text-link{font-size:.875rem}.hero-signature{border-top:1px solid var(--line);margin-top:39px;padding-top:22px;display:grid;gap:7px;max-width:440px}.hero-signature span:first-child{font-size:.75rem;font-weight:700;letter-spacing:.095em}.hero-signature span:last-child{font-size:.8125rem;line-height:1.6;color:var(--muted);max-width:380px}.hero-portrait{position:relative;min-width:0;align-self:stretch;background:var(--panel);overflow:hidden}.hero-portrait img{width:100%;height:100%;min-height:650px;object-fit:cover;object-position:50% 42%}.hero-portrait:after{content:'';position:absolute;inset:58% 0 0;background:linear-gradient(transparent,rgba(8,19,31,.84));pointer-events:none}.hero-portrait figcaption{position:absolute;bottom:31px;left:30px;right:24px;z-index:1;display:flex;justify-content:space-between;align-items:end;gap:20px}.hero-portrait figcaption span:first-child{font-family:var(--serif);font-size:1.75rem}.hero-portrait figcaption span:last-child{font-size:.75rem;letter-spacing:.1em;max-width:92px}.hero-foot{grid-column:1/-1;display:flex;justify-content:space-between;align-items:center;padding:27px 0 30px;font-size:.75rem;letter-spacing:.12em;color:var(--muted)}.hero-foot>span{display:flex;gap:18px}.hero-foot>span>span{color:var(--gold)}.hero-foot a{letter-spacing:0;font-size:.875rem}.hero-foot a span{padding-left:20px;color:var(--gold)}
.trust-strip{background:var(--navy-deep);border-block:1px solid var(--line)}.trust-items{display:grid;grid-template-columns:repeat(3,1fr);padding-block:25px}.trust-items p{margin:0;padding-inline:30px;border-right:1px solid var(--line);display:grid;gap:3px}.trust-items p:first-child{padding-left:0}.trust-items p:last-child{border:0}.trust-items strong{font-size:1rem;font-weight:400;color:var(--gold-bright)}.trust-items span{font-size:.875rem;color:var(--muted)}
.section-heading{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:end;margin-bottom:52px}.section-intro{color:var(--muted);max-width:540px}.section-intro .text-link{margin-top:20px;color:var(--cream)}.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.person{display:grid;grid-template-columns:42% 58%;background:var(--panel);border:1px solid var(--line);min-width:0}.person-photo{overflow:hidden}.person-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 25%;min-height:395px}.person-content{padding:34px 25px;align-self:center}.person-content .eyebrow{font-size:.75rem;margin-bottom:16px;letter-spacing:.1em}.person h3{font-size:1.8rem;line-height:1.2}.person-content p:not(.eyebrow){font-size:.9375rem;color:var(--muted);margin-top:19px;line-height:1.65}.person-phone{display:flex;justify-content:space-between;align-items:center;gap:10px;margin-top:22px;font-size:1rem;color:var(--gold-bright)}.muted-link{display:inline-block;margin-top:8px;font-size:.875rem;border-bottom:1px solid var(--line);color:var(--muted)}.team-note{display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid var(--line);padding-block:30px;font-size:.9375rem;color:var(--muted)}
.light{background:var(--cream);color:var(--ink)}.light em{color:#866630}.light .eyebrow{color:#745523}.light .section-intro{color:#53606a}.light .text-link{color:var(--ink);border-bottom-color:#a18453}.light .text-link:hover{color:#73531f}.file-tag{font-size:.75rem;color:#65717b;font-weight:400}.selling-layout{display:grid;grid-template-columns:.76fr 1.24fr;gap:64px;align-items:start}.fee-panel{background:var(--navy);color:var(--cream);padding:40px}.fee-panel .eyebrow{color:var(--gold);margin-bottom:15px}.fee-number{font-family:var(--serif);font-size:7.8rem;line-height:1.1;letter-spacing:-.04em;color:var(--gold-bright)}.fee-number span{font-size:5rem}.fee-sub{font-size:1rem}.fee-divider{height:1px;background:var(--line);margin-block:26px}.fee-panel .small{font-size:.875rem;color:var(--muted)}.fee-panel .button{margin-top:29px;width:100%;padding-inline:14px;gap:10px}.selling-steps article{display:grid;grid-template-columns:35px 1fr;gap:22px;padding:24px 0;border-bottom:1px solid var(--light-line)}.selling-steps article:first-child{padding-top:0}.step-number{font-size:.875rem;color:#826435;line-height:2}.selling-steps h3{font-size:1.55rem;line-height:1.25}.selling-steps p{font-size:.9375rem;margin-top:9px;color:#53606a;max-width:540px}.package-note{margin-top:23px;font-size:.8125rem;color:#5b656f;max-width:940px}.marketing-feature{margin-top:82px;display:grid;grid-template-columns:.9fr 1.1fr;gap:58px;align-items:center}.marketing-photo img{width:100%;aspect-ratio:1/1.1;object-fit:cover}.marketing-copy h3{font-size:2.55rem;line-height:1.13;margin-bottom:21px}.marketing-copy>p:not(.eyebrow){color:#53606a}.plain-list{list-style:none;padding:0;margin:25px 0 0}.plain-list li{padding:16px 0;border-bottom:1px solid var(--light-line);display:grid;gap:3px}.plain-list strong{font-size:.9375rem}.plain-list span{font-size:.875rem;color:#53606a}
.tools-section{background:var(--navy-deep)}.product-wordmark{display:flex;gap:15px;align-items:center;margin-top:22px;color:var(--cream)}.product-wordmark b{font-family:var(--serif);font-weight:400;font-size:2.3rem;color:var(--gold-bright);letter-spacing:-.05em}.product-wordmark>span{border-left:1px solid var(--line);padding-left:16px;font-size:.75rem;line-height:1.4;letter-spacing:.035em}.tool-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.tool-card{display:flex;flex-direction:column;padding:38px 38px 35px;border:1px solid var(--line);background:var(--panel)}.tool-seller{background:#1f2b31;border-color:rgba(216,183,121,.48)}.tool-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:28px}.tool-label{font-size:.75rem;color:var(--gold-bright);letter-spacing:.13em}.tool-index{font-family:var(--serif);font-size:1.4rem;color:#8f9dad}.tool-card h3{font-size:2.6rem;line-height:1.12;margin-bottom:19px}.tool-card p{color:var(--muted);max-width:450px}.tool-card ul{list-style:none;padding:0;margin:23px 0 33px;color:var(--muted);font-size:.9375rem}.tool-card li{position:relative;border-top:1px solid var(--line);padding:12px 0 12px 20px}.tool-card li:before{content:'+';position:absolute;left:0;color:var(--gold)}.tool-card .button{align-self:flex-start;margin-top:auto}.finder-row{display:flex;justify-content:space-between;align-items:center;gap:40px;border-block:1px solid var(--line);padding-block:33px;margin-top:32px}.finder-row .eyebrow{font-size:.75rem;display:block;margin-bottom:12px}.finder-row h3{font-size:1.8rem}.finder-row p{font-size:.9375rem;color:var(--muted);margin-top:10px}.finder-row .button{flex-shrink:0}.tool-disclaimer{font-size:.8125rem;color:#a5afbb;margin-top:23px;max-width:1010px}
.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}.service-grid article{border-top:1px solid #bca67d;padding-top:23px;display:flex;flex-direction:column}.service-number{font-size:.75rem;letter-spacing:.12em;color:#7a6238}.service-grid h3{font-size:1.8rem;margin-top:34px;line-height:1.2}.service-grid p{color:#53606a;margin:19px 0 24px;font-size:.9375rem}.service-grid .text-link{align-self:flex-start;margin-top:auto}.area-feature{margin-top:80px;display:grid;grid-template-columns:.87fr 1.13fr;gap:64px;align-items:center;background:#eae7dd}.area-feature>img{width:100%;height:455px;object-fit:cover;object-position:center 42%}.area-feature>div{padding:36px 46px 36px 0}.area-feature h3{font-size:2.5rem;line-height:1.15}.area-feature p:not(.eyebrow){color:#53606a;margin-top:22px}.area-list{list-style:none;display:flex;gap:8px;flex-wrap:wrap;padding:0;margin:25px 0}.area-list li{border:1px solid #c8c6bc;padding:5px 11px;font-size:.8125rem}.recognition-grid{display:grid;grid-template-columns:.65fr 1.35fr;gap:70px;align-items:center}.recognition-photo img{height:440px;width:100%;object-fit:cover;object-position:50% 28%}.recognition-copy h2{font-size:clamp(2.4rem,3.6vw,3.8rem)}.recognition-award{display:flex;gap:24px;align-items:center;padding-block:25px;margin-block:20px;border-block:1px solid var(--line)}.recognition-award>span{font-family:var(--serif);font-size:4rem;color:var(--gold-bright);line-height:1}.recognition-award strong{font-weight:400;font-size:1.1rem}.recognition-award p{font-size:.875rem;color:var(--muted);margin-top:3px}.recognition-copy>p:not(.eyebrow){color:var(--muted)}.recognition-copy>.text-link{margin-top:23px}.faq-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:65px}.faq-grid h2{font-size:3rem}.faq-list details{border-bottom:1px solid var(--light-line);padding-block:22px}.faq-list details:first-child{border-top:1px solid var(--light-line)}.faq-list summary{list-style:none;position:relative;padding-right:35px;font-size:1rem;font-weight:600;cursor:pointer;line-height:1.5}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:4px;top:-4px;color:#876a37;font-size:1.5rem;font-weight:400}.faq-list details[open] summary:after{content:'−'}.faq-list details p{font-size:.9375rem;color:#53606a;line-height:1.75;margin-top:15px;padding-right:24px}
.contact-section{background:#182737}.contact-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;align-items:center}.contact-grid>div>p:not(.eyebrow){color:var(--muted);max-width:530px;margin-top:25px}.email-link{display:inline-block;border-bottom:1px solid var(--gold);font-size:clamp(.875rem,1.6vw,1.05rem);margin-top:26px;overflow-wrap:anywhere}.email-link span{margin-left:12px}.contact-people article{padding:26px 0;border-top:1px solid var(--line)}.contact-people article:last-child{border-bottom:1px solid var(--line)}.contact-people h3{font-size:1.5rem}.contact-number{font-size:1.8rem;color:var(--gold-bright);display:inline-block;margin-top:4px}.contact-actions{display:flex;gap:12px;margin-top:17px}.contact-actions .button{font-size:.8125rem;padding:10px 15px;min-height:44px}.site-footer{background:var(--navy-deep);padding:57px 0 22px;color:var(--muted);font-size:.8125rem}.footer-main{display:grid;grid-template-columns:1fr 1.2fr .6fr;gap:40px}.footer-main p{margin-top:19px}.brokerage strong{font-weight:400;color:var(--cream);font-size:.875rem}.brokerage p{margin-top:11px}.footer-main nav{display:grid;gap:8px;align-content:start}.footer-main nav a:hover{color:var(--gold-bright)}.footer-bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:15px;border-top:1px solid var(--line);padding-top:23px;margin-top:38px}.image-note{font-size:.75rem;color:#8f9baa;margin-top:17px}
@media(min-width:1500px){.hero-portrait img{max-height:740px}.hero{gap:0 64px}}
@media(max-width:1100px){.shell{width:calc(100% - 64px)}.desktop-nav{gap:18px;font-size:.8125rem}.hero{gap:0 30px}.hero h1{font-size:clamp(3.1rem,5.8vw,4.5rem)}.hero-portrait img{min-height:630px}.hero-portrait figcaption{display:block;left:22px}.hero-portrait figcaption span:last-child{display:block;max-width:none;margin-top:6px}.section{padding:90px 0}.section-heading{gap:36px}.person{grid-template-columns:1fr}.person-photo{height:350px}.person-photo img{min-height:0;object-position:center 24%}.person-content{padding:30px}.person h3 br{display:none}.selling-layout{gap:40px}.fee-panel{padding:32px}.marketing-feature{gap:38px}.tool-card{padding:31px}.tool-card h3{font-size:2.2rem}.service-grid{gap:25px}.area-feature{gap:36px}.area-feature>div{padding-right:30px}.recognition-grid{gap:45px}.recognition-photo img{height:460px}.faq-grid{gap:35px}.faq-grid h2{font-size:2.65rem}.contact-grid{gap:40px}.contact-actions{flex-wrap:wrap}}
@media(max-width:800px){html{scroll-padding-top:90px}.shell{width:calc(100% - 40px)}.nav-bar{min-height:74px}.brand{font-size:1rem}.desktop-nav{display:none}.mobile-menu{display:block}.mobile-menu summary{list-style:none;cursor:pointer;font-size:.875rem;min-height:44px;padding:10px 0 10px 18px}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary span span{margin-left:13px;color:var(--gold);font-size:1.1rem}.menu-close{display:none}.mobile-menu[open] .menu-close{display:inline}.mobile-menu[open] .menu-open{display:none}.mobile-menu nav{position:absolute;top:100%;left:0;right:0;background:var(--navy-deep);padding:15px 26px 25px;box-shadow:0 18px 24px #0004;border-bottom:1px solid var(--line);display:grid}.mobile-menu nav a{padding:14px 0;border-bottom:1px solid var(--line);font-size:1rem}.hero{grid-template-columns:1fr 1fr;gap:0 26px;padding-top:30px}.hero-copy{padding:17px 0}.hero h1{font-size:clamp(2.6rem,5.5vw,3.5rem)}.hero-intro{font-size:1rem;line-height:1.7;margin-top:21px}.hero-actions{gap:20px;margin-top:24px}.hero .eyebrow{font-size:.75rem;gap:9px;margin-bottom:20px}.hero-signature{margin-top:27px;padding-top:18px}.hero-signature span:first-child{font-size:.75rem}.hero-signature span:last-child{font-size:.75rem}.hero-portrait img{min-height:590px;object-position:53% center}.hero-portrait figcaption{bottom:24px}.hero-portrait figcaption span:first-child{font-size:1.4rem}.trust-items{gap:18px;padding-block:21px}.trust-items p{padding-inline:0 15px}.trust-items strong{font-size:.875rem}.trust-items span{font-size:.75rem}.section{padding:75px 0}.section-heading{gap:30px}.section-heading h2{font-size:2.8rem}.section-intro{font-size:.9375rem}.team-grid{gap:20px}.person-content{padding:26px}.person-content h3{font-size:1.8rem}.team-note{align-items:flex-start}.selling-layout{grid-template-columns:.85fr 1.15fr;gap:30px}.fee-panel{padding:27px}.fee-number{font-size:6.4rem}.fee-number span{font-size:4rem}.selling-steps article{gap:10px;grid-template-columns:25px 1fr}.marketing-feature{gap:28px}.marketing-copy h3{font-size:2.1rem}.marketing-photo img{aspect-ratio:3/5;object-position:50% center}.tool-card{padding:25px}.tool-card h3{font-size:2rem}.tool-card p,.tool-card ul{font-size:.9375rem}.finder-row{gap:24px;align-items:flex-start;flex-direction:column}.service-grid{grid-template-columns:1fr;gap:35px}.service-grid article{display:grid;grid-template-columns:1fr 1.4fr;gap:14px 27px}.service-number{grid-column:1/-1}.service-grid h3{margin-top:6px}.service-grid p{margin:0}.service-grid .text-link{grid-column:2;justify-self:start}.area-feature{gap:28px;grid-template-columns:.85fr 1.15fr}.area-feature>img{height:500px}.area-feature h3{font-size:2.15rem}.recognition-grid{grid-template-columns:.7fr 1.3fr;gap:30px}.recognition-copy h2{font-size:2.4rem}.recognition-photo img{height:460px}.recognition-award{gap:18px}.recognition-award>span{font-size:3.1rem}.recognition-award strong{font-size:1rem}.faq-grid{grid-template-columns:1fr;gap:34px}.contact-grid{grid-template-columns:1fr;gap:35px}.contact-grid h2{font-size:3.2rem}.contact-people{display:grid;grid-template-columns:1fr 1fr;gap:30px}.contact-people article{border-bottom:1px solid var(--line)}.contact-actions{gap:10px}.footer-main{grid-template-columns:1fr 1fr}.footer-main nav{grid-column:1/-1;display:flex;flex-wrap:wrap;gap:12px 24px}}
@media(max-width:580px){h2{font-size:2.65rem}.hero{grid-template-columns:1fr;padding-top:18px;gap:26px}.hero-copy{padding-top:17px}.hero h1{font-size:clamp(2.8rem,10.9vw,4rem);line-height:1.04}.hero h1 em br{display:none}.hero-intro{max-width:100%;margin-top:20px}.hero-actions{gap:22px;align-items:center}.hero-actions .button{padding-inline:19px}.hero-signature{margin-top:27px;gap:5px}.hero-signature span:first-child{font-size:.75rem}.hero-signature span:last-child{max-width:320px}.hero-portrait{height:460px}.hero-portrait img{min-height:0;object-position:50% 37%;height:100%}.hero-portrait figcaption{display:flex;align-items:center;left:23px;right:23px;bottom:24px}.hero-portrait figcaption span:first-child{font-size:1.6rem}.hero-portrait figcaption span:last-child{max-width:90px;font-size:.75rem}.hero-foot{padding:0 0 24px;font-size:.75rem;gap:16px}.hero-foot>span{gap:10px}.hero-foot a{font-size:.8125rem}.hero-foot a span{padding-left:10px}.trust-items{grid-template-columns:1fr;padding-block:8px;gap:0}.trust-items p{border-right:0;border-bottom:1px solid var(--line);padding:14px 0;grid-template-columns:.95fr 1.05fr;align-items:center;gap:15px}.trust-items span{font-size:.75rem}.trust-items strong{font-size:.875rem}.section{padding:64px 0}.eyebrow{font-size:.75rem;margin-bottom:18px}.section-heading{grid-template-columns:1fr;gap:24px;margin-bottom:33px}.section-heading h2{font-size:2.8rem}.section-intro{font-size:1rem}.section-intro p+p{margin-top:12px}.team-grid{grid-template-columns:1fr;gap:23px}.person{grid-template-columns:43% 57%}.person-photo{height:auto}.person-photo img{height:100%;object-position:50% 27%}.person-content{padding:25px 18px}.person-content .eyebrow{font-size:.75rem;letter-spacing:.06em;margin-bottom:12px}.person-content h3{font-size:1.65rem}.person-content p:not(.eyebrow){font-size:.875rem;line-height:1.65;margin-top:14px}.person-phone{font-size:.875rem;margin-top:18px;gap:5px}.muted-link{font-size:.8125rem}.team-note{flex-direction:column;gap:16px;padding-block:24px}.selling-layout{grid-template-columns:1fr;gap:34px}.fee-panel{padding:30px}.fee-number{font-size:7rem}.fee-number span{font-size:4.8rem}.fee-panel .button{width:auto;gap:17px;padding-inline:20px}.selling-steps article{gap:14px;grid-template-columns:24px 1fr;padding-block:21px}.selling-steps h3{font-size:1.6rem}.selling-steps p{font-size:.9375rem}.package-note{font-size:.8125rem;line-height:1.65}.marketing-feature{margin-top:48px;grid-template-columns:1fr;gap:31px}.marketing-photo img{aspect-ratio:1.2/1;object-position:50% 36%}.marketing-copy h3{font-size:2.4rem}.marketing-copy>p:not(.eyebrow){font-size:1rem}.tool-grid{grid-template-columns:1fr;gap:22px}.tool-card{padding:28px 25px}.tool-card h3{font-size:2.5rem}.tool-card p{font-size:1rem}.tool-card ul{font-size:.9375rem}.tool-card .button{width:100%;padding-inline:12px}.finder-row h3{font-size:1.9rem;line-height:1.2}.tool-disclaimer{font-size:.8125rem;line-height:1.65}.service-grid article{display:flex;gap:0}.service-grid h3{margin-top:21px;font-size:1.9rem}.service-grid p{margin:17px 0 22px;font-size:1rem}.area-feature{margin-top:48px;grid-template-columns:1fr;gap:0}.area-feature>img{height:270px;object-position:50% 32%}.area-feature>div{padding:31px 25px}.area-feature h3{font-size:2.3rem}.area-feature p:not(.eyebrow){margin-top:18px}.recognition-grid{grid-template-columns:1fr;gap:31px}.recognition-photo img{height:365px;object-position:50% 27%}.recognition-copy h2{font-size:2.6rem}.recognition-copy>p:not(.eyebrow){font-size:1rem}.recognition-award{padding-block:23px;gap:20px}.recognition-award>span{font-size:3.8rem}.recognition-award strong{font-size:1rem}.faq-grid h2{font-size:2.6rem}.faq-list summary{font-size:1rem;font-weight:600}.faq-list details p{padding-right:4px;font-size:.9375rem}.contact-grid{gap:28px}.contact-grid h2{font-size:2.8rem}.contact-grid>div>p:not(.eyebrow){font-size:1rem}.email-link{font-size:.875rem}.contact-people{grid-template-columns:1fr;gap:0}.contact-people article{padding:25px 0;border-bottom:0}.contact-number{font-size:1.9rem}.contact-actions .button{font-size:.875rem;min-height:46px;padding:10px 18px}.contact-people article:last-child{border-bottom:1px solid var(--line)}.site-footer{padding:42px 0 24px}.footer-main{grid-template-columns:1fr;gap:28px}.footer-main p{margin-top:15px}.footer-main nav{grid-column:auto;display:grid;grid-template-columns:1fr 1fr;gap:12px 15px;font-size:.875rem}.footer-bottom{font-size:.75rem;align-items:flex-start;flex-direction:column;gap:12px}.image-note{font-size:.75rem;margin-top:22px}.file-tag{font-size:.75rem}.section-intro .text-link{font-size:.875rem;gap:8px;flex-wrap:wrap}}
@media(max-width:360px){.shell{width:calc(100% - 32px)}.hero h1{font-size:2.85rem}.person{grid-template-columns:1fr}.person-photo{height:325px}.person-content{padding:25px}.person-content h3{font-size:2rem}.person-content .eyebrow{font-size:.75rem}.person-content p:not(.eyebrow){font-size:1rem}.person-phone{font-size:1rem}.hero-portrait{height:410px}.hero-portrait figcaption{display:block}.hero-portrait figcaption span:last-child{max-width:none}.tool-card h3{font-size:2.1rem}.hero-actions{align-items:flex-start;flex-direction:column}.fee-panel{padding:25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
@media print{.site-header,.hero-actions,.hero-foot,.site-footer,.mobile-menu{display:none}.section{padding:35px 0}.shell{width:100%}body,.light,.tools-section,.contact-section{background:#fff;color:#111}h1,h2,h3,em,.eyebrow,p{color:#111!important}.hero-portrait{max-height:500px}.button{border:1px solid #555}.tool-card,.fee-panel,.person{background:#fff;color:#111}.tool-card p,.person-content p:not(.eyebrow){color:#333}.section,.tool-card,.person{break-inside:avoid}}

.person-content p:not(.eyebrow),.selling-steps p,.service-grid p,.faq-list details p{font-size:1rem}

/* A portrait-led introduction, scoped to the homepage hero. */
.hero-editorial{grid-template-columns:.88fr 1.12fr;gap:0 44px;padding-top:40px;isolation:isolate}
.hero-editorial:before{content:'';position:absolute;inset:8% -20px 10% 26%;background:radial-gradient(ellipse at 70% 45%,rgba(216,183,121,.075),transparent 68%);z-index:-1;pointer-events:none}
.hero-editorial .hero-copy{padding-block:48px;position:relative;z-index:2}
.hero-editorial .eyebrow{letter-spacing:.2em;margin-bottom:35px}
.hero-editorial .short-rule{width:42px}
.hero-editorial h1{font-size:clamp(3.6rem,5.55vw,5.2rem);line-height:1.07;letter-spacing:-.045em}
.hero-editorial h1 em{display:inline-block;margin-top:8px;font-size:1.1em;font-weight:400;color:var(--gold-bright)}
.hero-editorial .hero-intro{max-width:390px;margin-top:32px;font-size:1.05rem;line-height:1.85}
.hero-editorial .hero-actions{margin-top:31px;gap:23px}
.hero-editorial .hero-actions .button{min-height:54px;padding:15px 23px}
.hero-editorial .hero-signature{max-width:370px;margin-top:42px;padding-top:24px}
.hero-editorial .hero-signature span:first-child{line-height:1.7;letter-spacing:.09em}
.hero-editorial .hero-portrait{aspect-ratio:1536/1151;align-self:center;border-radius:112px 3px 3px 3px;box-shadow:0 22px 75px #0003;overflow:hidden}
.hero-editorial .hero-portrait:before{content:'';position:absolute;inset:13px;border:1px solid #f4dfb540;border-radius:101px 1px 1px 1px;z-index:2;pointer-events:none}
.hero-editorial .hero-portrait img{height:100%;width:100%;min-height:0;max-height:none;object-fit:cover;object-position:50% 50%}
.hero-editorial .hero-portrait:after{inset:64% 0 0;background:linear-gradient(transparent,rgba(7,16,26,.94))}
.portrait-overline{position:absolute;left:43px;top:39px;z-index:2;font-size:.625rem;letter-spacing:.23em;color:#fff5e2;padding-bottom:11px;border-bottom:1px solid #f4dfb559}
.hero-editorial .hero-portrait figcaption{left:37px;right:35px;bottom:37px;display:flex;align-items:end;gap:15px}
.hero-editorial .hero-portrait figcaption>span{font-family:var(--serif);font-size:clamp(1.7rem,2.7vw,2.5rem);line-height:1.12;letter-spacing:-.02em;max-width:none}
.hero-editorial .hero-portrait figcaption em{font-size:.88em;color:var(--gold-bright)}
.hero-editorial .hero-portrait figcaption>a{flex-shrink:0;width:47px;height:47px;display:grid;place-items:center;border:1px solid #f4dfb56b;border-radius:50%;color:var(--gold-bright);transition:background .2s,color .2s}
.hero-editorial .hero-portrait figcaption>a:hover{background:var(--gold-bright);color:var(--navy)}
.hero-editorial .hero-portrait figcaption>a span{font-size:1.45rem;max-width:none;letter-spacing:0;margin:0}
.hero-editorial .hero-foot{padding:28px 0 30px}
@media(min-width:1500px){.hero-editorial{gap:0 64px}}
@media(min-width:801px) and (max-width:1100px){.hero-editorial{gap:0 30px;grid-template-columns:.95fr 1.05fr}.hero-editorial h1{font-size:clamp(3rem,5.2vw,3.65rem)}.hero-editorial .hero-copy{padding-block:25px}.hero-editorial .hero-portrait{align-self:center;aspect-ratio:1536/1151}.hero-editorial .hero-intro{margin-top:25px}.hero-editorial .eyebrow{margin-bottom:25px}.hero-editorial .hero-signature{margin-top:30px}}
@media(max-width:800px){.hero-editorial{grid-template-columns:1fr;gap:28px;padding-top:30px}.hero-editorial:before{inset:20% 0 5% 0}.hero-editorial .hero-copy{padding:8px 0 0;max-width:620px}.hero-editorial .eyebrow{margin-bottom:23px;font-size:.6875rem}.hero-editorial h1{font-size:clamp(3.35rem,7.9vw,4.8rem)}.hero-editorial h1 em{margin-top:2px}.hero-editorial .hero-intro{max-width:530px;margin-top:23px;font-size:1rem;line-height:1.75}.hero-editorial .hero-actions{margin-top:25px;gap:20px 26px}.hero-editorial .hero-signature{margin-top:27px;max-width:530px;padding-top:20px}.hero-editorial .hero-portrait{width:100%;height:auto;aspect-ratio:1536/1151;max-width:680px;justify-self:center;border-top-left-radius:90px}.hero-editorial .hero-portrait:before{border-top-left-radius:79px}.hero-editorial .hero-portrait figcaption>span{font-size:2.4rem}.hero-editorial .hero-foot{padding:0 0 26px}.portrait-overline{left:37px;top:32px}}
@media(max-width:580px){.hero-editorial{gap:27px;padding-top:22px}.hero-editorial h1{font-size:clamp(2.7rem,10vw,3.6rem)}.hero-editorial .hero-portrait{border-top-left-radius:72px}.hero-editorial .hero-portrait:before{inset:10px;border-top-left-radius:63px}.portrait-overline{left:29px;top:27px;font-size:.5625rem;letter-spacing:.17em}.hero-editorial .hero-portrait figcaption{left:26px;right:26px;bottom:27px}.hero-editorial .hero-portrait figcaption>span{font-size:1.95rem}.hero-editorial .hero-portrait figcaption>a{width:44px;height:44px}.hero-editorial .hero-signature span:first-child{font-size:.6875rem}.hero-editorial .hero-actions .button{padding-inline:19px}.hero-editorial .hero-actions>.text-link{font-size:.8125rem}}
@media(prefers-reduced-motion:reduce){.hero-editorial .hero-portrait figcaption>a{transition:none}}

/* Realtor journeys, property discovery and practical resources. */
[hidden]{display:none!important}
.desktop-nav a[aria-current="page"],.mobile-menu a[aria-current="page"]{color:var(--gold-bright);text-decoration:underline;text-underline-offset:7px}
button.button:disabled{opacity:.55;cursor:default}
.desktop-nav{gap:23px}
button.button{cursor:pointer;font-family:var(--sans)}
.button-ink{background:var(--navy);color:var(--cream)}
.button-ink:hover{background:#263b50}
.journey-section{padding:65px 0 70px}
.journey-heading{display:flex;justify-content:space-between;align-items:center;gap:30px;margin-bottom:32px}
.journey-heading .eyebrow{margin:0;flex-shrink:0}
.journey-heading h2{font-size:2rem}
.journey-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;border:1px solid var(--light-line)}
.journey-card{padding:31px 32px;display:flex;flex-direction:column;border-right:1px solid var(--light-line);transition:background .2s}
.journey-card:last-child{border-right:0}
.journey-card:hover{background:#ebe7dd}
.journey-number{font-size:.6875rem;letter-spacing:.14em;color:#745523}
.journey-card h3{margin-top:24px;font-size:1.85rem;line-height:1.15}
.journey-card p{color:#53606a;font-size:.9375rem;line-height:1.7;margin:18px 0 26px}
.journey-link{margin-top:auto;display:flex;justify-content:space-between;gap:15px;font-weight:700;font-size:.8125rem}
.journey-link>span{font-size:1.25rem;color:#866630;font-weight:400}
.ai-story{display:grid;grid-template-columns:1fr 1.08fr;border:1px solid #d8b77955;margin-bottom:29px;background:linear-gradient(115deg,#202e3a,#11202e)}
.ai-story-intro{padding:39px;border-right:1px solid var(--line)}
.ai-brand-badge{display:inline-block;color:var(--gold-bright);border:1px solid #d8b77966;padding:7px 10px;font-size:.625rem;letter-spacing:.13em}
.ai-story h3{font-size:2.2rem;line-height:1.15;margin-top:27px}
.ai-story-intro p{max-width:440px;color:var(--muted);font-size:.9375rem;margin-top:21px}
.ai-process{list-style:none;margin:0;padding:22px 36px}
.ai-process li{display:flex;gap:22px;padding:20px 0;border-bottom:1px solid var(--line)}
.ai-process li:last-child{border-bottom:0}
.ai-process li>span{font-family:var(--serif);font-size:1.4rem;color:var(--gold);line-height:1.4}
.ai-process strong{font-size:1rem;font-weight:500;color:var(--cream)}
.ai-process p{color:var(--muted);font-size:.875rem;line-height:1.65;margin-top:6px}
.section-intro strong{font-weight:500;color:var(--cream)}
.resource-banner{display:flex;align-items:center;justify-content:space-between;gap:35px;padding:34px 36px;margin-top:55px;background:#e9e4d9;border-left:3px solid #a18453}
.resource-banner .eyebrow{font-size:.6875rem;margin-bottom:12px}
.resource-banner h3{font-size:1.9rem;line-height:1.2}
.resource-banner p:not(.eyebrow){color:#53606a;font-size:.9375rem;margin-top:12px}
.resource-banner .button{flex-shrink:0}
.consultation-button{margin-top:27px}
.page-intro{padding-block:82px 74px}
.page-intro h1{font-size:clamp(3rem,5vw,4.75rem);line-height:1.1;max-width:1040px}
.page-intro>p:not(.eyebrow){max-width:690px;color:var(--muted);margin-top:27px;font-size:1.06rem;line-height:1.8}
.intro-links{display:flex;flex-wrap:wrap;gap:18px 29px;align-items:center;margin-top:30px}
.page-intro>p.external-note,.external-note{font-size:.8125rem;line-height:1.6;margin-top:18px;color:var(--muted)}
.light .external-note{color:#53606a}
.search-options{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px}
.search-options article{display:flex;flex-direction:column;align-items:flex-start;border-top:1px solid #bca67d;padding-top:24px}
.search-options h3{font-size:1.85rem;line-height:1.18;margin-top:25px}
.search-options p{margin-block:17px 24px;color:#53606a;font-size:1rem;line-height:1.8}
.search-options .text-link{margin-top:auto;font-size:.875rem}
.region-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.region-grid>a{position:relative;background:var(--panel);border:1px solid var(--line);padding:28px 30px 35px;transition:background .2s,border-color .2s}
.region-grid>a:hover{border-color:var(--gold);background:#213344}
.region-grid>a>span{color:var(--gold);font-size:.6875rem;letter-spacing:.1em}
.region-grid h3{margin-top:25px;font-size:1.8rem}
.region-grid p{font-size:.875rem;color:var(--muted);margin-top:12px;max-width:240px;padding-right:12px}
.region-grid b{position:absolute;right:25px;top:25px;font-size:1.4rem;font-weight:400;color:var(--gold)}
.planner-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:65px;align-items:start}
.planner-intro>p:not(.eyebrow){color:#53606a;margin-top:26px;max-width:390px}
.planner-intro .text-link{display:table;font-size:.875rem;margin-top:17px}
.planner-intro p.planner-note{font-size:.8125rem;margin-top:28px;max-width:350px}
.planner-card{border:1px solid var(--light-line);background:#fffdf8;padding:34px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px 20px}
.form-grid label{font-size:.875rem;font-weight:700;display:flex;flex-direction:column;gap:8px;min-width:0}
.form-grid label>span{font-weight:400;color:#63707a;font-size:.8125rem}
.form-full{grid-column:1/-1}
.form-grid input,.form-grid select,.form-grid textarea{font-family:var(--sans);font-size:1rem;line-height:1.4;border:1px solid #b9bfc2;background:#fff;color:var(--ink);padding:13px 12px;border-radius:2px;width:100%;min-width:0;min-height:49px}
.form-grid textarea{resize:vertical}
.form-grid input:focus,.form-grid select:focus,.form-grid textarea:focus{outline:2px solid #8e703b;outline-offset:3px}
.form-note{font-size:.8125rem;line-height:1.7;color:#586570;margin:22px 0}
.form-note a{text-decoration:underline;text-underline-offset:3px}
.form-status{margin-top:20px;color:#334e3a;font-size:.875rem}
.form-status:empty{display:none}
.brief-preview{margin-top:27px;border-top:1px solid var(--light-line);padding-top:26px}
.brief-preview h3{font-size:1.6rem}
.brief-preview pre{white-space:pre-wrap;overflow-wrap:anywhere;font-family:var(--sans);font-size:.9375rem;line-height:1.8;color:#53606a;margin:20px 0 26px}
.guide-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:75px;align-items:start}
.guide-layout h2{font-size:clamp(2.5rem,3.7vw,3.8rem)}
.section-lede{font-size:1rem;color:var(--muted);line-height:1.8;margin-top:24px;max-width:520px}
.light .section-lede{color:#53606a}
.guide-layout .section-lede{margin-bottom:27px}
.guide-steps{padding:0;margin:0;list-style:none}
.guide-steps li{display:grid;grid-template-columns:30px 1fr;gap:22px;padding-block:25px;border-bottom:1px solid var(--line)}
.guide-steps li:first-child{padding-top:0}
.guide-steps li>span{font-size:.875rem;color:var(--gold);padding-top:4px}
.guide-steps h3{font-size:1.6rem;line-height:1.2}
.guide-steps p{color:var(--muted);font-size:1rem;line-height:1.8;margin-top:12px}
.light .guide-steps li{border-color:var(--light-line)}
.light .guide-steps li>span{color:#806333}
.light .guide-steps p{color:#53606a}
.resource-source{font-size:.8125rem;color:#53606a;margin-top:30px;max-width:850px}
.listing-frame{width:100%;min-height:750px;border:1px solid var(--light-line);background:white;margin-top:30px}
@media(max-width:1100px){.desktop-nav{gap:16px;font-size:.8125rem}.journey-card{padding:28px 24px}.journey-card h3{font-size:1.65rem}.ai-story-intro{padding:30px}.ai-process{padding:15px 28px}.ai-process li{gap:15px}.planner-layout,.guide-layout{gap:40px}.planner-card{padding:27px}}
@media(max-width:800px){.journey-heading{align-items:flex-start;flex-direction:column;gap:15px}.journey-grid{grid-template-columns:1fr}.journey-card{border-right:0;border-bottom:1px solid var(--light-line);display:grid;grid-template-columns:1fr 1.1fr;gap:12px 25px}.journey-card:last-child{border-bottom:0}.journey-number{grid-column:1/-1}.journey-card h3{margin:0;font-size:1.9rem}.journey-card p{margin:0}.journey-link{grid-column:2}.ai-story{grid-template-columns:1fr}.ai-story-intro{border-right:0;border-bottom:1px solid var(--line)}.ai-story-intro p{max-width:100%}.ai-process{padding:12px 30px}.resource-banner{align-items:flex-start;flex-direction:column;padding:30px}.page-intro{padding-block:60px}.page-intro h1{font-size:clamp(2.8rem,6.5vw,4rem)}.search-options{grid-template-columns:1fr;gap:32px}.search-options h3{margin-top:20px}.search-options p{max-width:650px}.region-grid{grid-template-columns:1fr 1fr}.planner-layout,.guide-layout{grid-template-columns:1fr;gap:35px}.planner-intro>p:not(.eyebrow){max-width:590px}.planner-intro p.planner-note{max-width:590px}.guide-layout .section-lede{max-width:590px}.guide-steps{max-width:700px}.guide-layout h2{font-size:3rem}.listing-frame{min-height:650px}}
@media(max-width:580px){.journey-section{padding:44px 0 48px}.journey-heading h2{font-size:1.8rem}.journey-card{display:flex;gap:0;padding:27px 25px}.journey-card h3{margin-top:19px;font-size:1.8rem}.journey-card p{margin:16px 0 21px}.journey-link{font-size:.8125rem}.ai-story-intro{padding:27px 24px}.ai-story h3{font-size:2rem;margin-top:22px}.ai-process{padding:8px 24px}.ai-process li{gap:15px}.ai-process strong{font-size:.9375rem}.ai-process p{font-size:.875rem}.resource-banner{padding:27px 23px;margin-top:38px;gap:23px}.resource-banner h3{font-size:1.7rem}.page-intro{padding-block:42px 48px}.page-intro h1{font-size:clamp(2.55rem,9.5vw,3.4rem)}.page-intro h1 br{display:none}.page-intro>p:not(.eyebrow){font-size:1rem;line-height:1.8;margin-top:23px}.page-intro>p.external-note{font-size:.8125rem}.intro-links{gap:19px;margin-top:25px}.intro-links .button{padding-inline:18px}.region-grid{gap:12px}.region-grid>a{padding:22px 18px 25px}.region-grid h3{font-size:1.5rem;margin-top:24px}.region-grid p{font-size:.8125rem;padding-right:0}.region-grid b{right:17px;top:17px}.planner-card{padding:25px 20px}.form-grid{grid-template-columns:1fr;gap:21px}.planner-layout h2,.guide-layout h2{font-size:2.6rem}.guide-steps li{gap:14px;grid-template-columns:25px 1fr}.guide-steps h3{font-size:1.55rem}.consultation-button{margin-top:23px}.listing-frame{min-height:580px}}
@media(prefers-reduced-motion:reduce){.journey-card,.region-grid>a{transition:none}}