/* Original USAJ-inspired visual direction for Jeffrey White: editorial, photo-led, warm and spacious. No third-party site assets or copy used. */
:root{--navy-950:#142b26;--navy-900:#19362f;--navy-800:#24483e;--navy-100:#e9f0eb;--gold-500:#b68a56;--gold-400:#d0ae7c;--gold-700:#87613a;--ink:#1d2925;--slate-600:#5e6b65;--slate-500:#7c8981;--slate-300:#e0e5df;--slate-100:#f5f5f0;--container:1240px;--radius-sm:2px;--radius-md:4px;--radius-lg:8px;--shadow-sm:0 3px 14px rgba(20,43,38,.06);--shadow-md:0 12px 34px rgba(20,43,38,.12);--shadow-lg:0 24px 70px rgba(20,43,38,.22);--space-6:5.5rem;--space-7:7rem}
body{font-family:Inter,Arial,sans-serif;color:#28332d;background:#fff;font-size:16px;line-height:1.7}h1,h2,h3,h4,.section-title{font-family:'DM Serif Display',Georgia,serif;font-weight:400;letter-spacing:-.025em}h2.section-title{font-size:clamp(2rem,4vw,3.2rem);line-height:1.08}.container{max-width:1240px;padding-inline:clamp(20px,4vw,54px)}.section{padding-block:clamp(64px,8vw,112px)}.section--tight{padding-block:64px}.eyebrow{font-size:.72rem;letter-spacing:.16em;color:#9b7549;margin-bottom:16px}.lede{font-size:1.03rem;line-height:1.8;color:#68736c;max-width:65ch}.btn{border-radius:2px;text-transform:none;letter-spacing:.015em;font-size:.88rem;padding:1rem 1.55rem;min-height:50px;box-shadow:none}.btn-primary{background:#b68a56;color:white}.btn-primary:hover{background:#926b41}.btn-outline{border-width:1px;border-color:#a5b0a8}.site-header{border:0;box-shadow:0 2px 18px rgba(20,43,38,.045)}.site-header::before{background:rgba(255,255,255,.98);backdrop-filter:blur(12px)}.header-inner{padding-block:1rem;min-height:86px}.brand{gap:12px;font-size:1.05rem;letter-spacing:.01em}.brand-mark{width:43px;height:43px;border-radius:50%;background:#19362f;color:#e2c49a;box-shadow:none;font-family:'DM Serif Display',Georgia,serif;font-size:1rem}.brand-text small{letter-spacing:.12em;font-size:.59rem;margin-top:5px}.main-nav ul{gap:clamp(14px,2vw,28px)}.main-nav a{font-size:.87rem;font-weight:500}.main-nav a[aria-current=page]{color:#9b7549}.nav-cta .btn{padding:.8rem 1.15rem}.hero{padding-block:clamp(80px,10vw,142px) 82px;min-height:690px;background:#19362f;color:white}.hero::after{width:80%;opacity:.65}.hero-media,.hero-photo,.hero-photo picture,.hero-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-photo img{object-position:center 55%;filter:saturate(.82)}.hero-media:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(13,32,27,.83) 0%,rgba(13,32,27,.62) 48%,rgba(13,32,27,.2) 100%),linear-gradient(0deg,rgba(13,32,27,.5),transparent 42%)}.hero-grid{grid-template-columns:minmax(0,1.2fr) minmax(300px,.72fr);gap:clamp(32px,6vw,90px);align-items:center;z-index:2}.hero h1{font-size:clamp(2.9rem,5.5vw,5.3rem);line-height:1.02;max-width:760px;letter-spacing:-.035em}.hero .lede{color:rgba(255,255,255,.86);font-size:1.08rem;max-width:55ch;margin-top:22px}.hero .eyebrow{color:#e5c79c}.hero-ctas{margin-top:30px}.hero-badges{margin-top:28px;gap:8px}.badge{background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.25);border-radius:2px;font-weight:500}.hero-stats{grid-template-columns:repeat(4,minmax(0,1fr));gap:14px;margin-top:40px;padding-top:24px}.hero-stat b{font-family:'DM Serif Display',Georgia,serif;font-size:1.75rem;font-weight:400;color:#e4c79c}.hero-stat span{font-size:.73rem;line-height:1.4;display:block;max-width:110px}.hero-card{border-radius:4px;padding:clamp(24px,3vw,38px);box-shadow:0 25px 75px rgba(0,0,0,.24)}.hero-card h2{font-size:1.8rem;font-weight:400;line-height:1.1}.hero-card p{font-size:.91rem;line-height:1.6}.field label{font-size:.75rem;color:#3f4b43}.field input,.field select,.field textarea{border-radius:2px;border-color:#d8dfd8;background:#fff;min-height:48px}.form-note{font-size:.75rem!important}.image-credit{position:absolute;bottom:12px;left:clamp(20px,4vw,54px);color:rgba(255,255,255,.65);font-size:.65rem}.trust-strip{background:#19362f;color:white;border-top:1px solid rgba(255,255,255,.1)}.trust-strip .container{min-height:68px;display:flex;align-items:center;justify-content:space-between;gap:20px}.trust-item{font-size:.78rem;color:#e3e9e4}.stars{color:#d2ad79}.section-head{max-width:760px;margin-bottom:46px}.section-head.center .lede{margin-inline:auto}.grid{gap:22px}.card,.review-card{border:1px solid #e1e6df;border-radius:3px;box-shadow:none;padding:clamp(24px,3vw,34px);transition:transform .25s ease,box-shadow .25s ease,border-color .25s ease}.card:hover,.review-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-md);border-color:#c9b08e}.card h3{font-family:'DM Serif Display',Georgia,serif;font-size:1.55rem;font-weight:400}.card p{line-height:1.75}.card-icon{width:48px;height:48px;border-radius:50%;background:#f3eadc;color:#8c6841}.card-link{color:#8c6841;font-size:.86rem}.card.featured{border-color:#b68a56;box-shadow:0 10px 30px rgba(100,73,42,.08)}.card-flag{background:#b68a56;color:#fff}.section--navy,.section--dark{background:#19362f;color:#fff}.section--navy .lede,.section--dark .lede{color:#d1dcd4}.strat-grid{gap:12px}.strat-card{border:1px solid rgba(255,255,255,.18);border-radius:3px;background:rgba(255,255,255,.055);padding:20px 22px}.strat-card:hover{background:rgba(255,255,255,.12);border-color:#c9a777}.art{border-radius:4px;box-shadow:none}.agent-monogram{min-height:350px;background:linear-gradient(145deg,#23463b,#142b26);border:1px solid #d4bd9b}.agent-monogram b{font-family:'DM Serif Display',Georgia,serif;font-weight:400;color:#d7b47e}.section--tint{background:#f6f5f0}.step{border-top:1px solid #d8ddd5;padding-top:22px}.step h3{font-family:'DM Serif Display',Georgia,serif;font-weight:400;font-size:1.3rem}.step h3:before{color:#b68a56}.rating-banner{background:#f6f5f0;border:0;border-radius:3px;padding:24px 30px}.rating-number{font-family:'DM Serif Display',Georgia,serif;font-weight:400;color:#19362f}.area-chip{background:#fff;border:1px solid #e1e5df;border-radius:2px;padding:16px 20px;font-weight:500}.area-chip:hover{border-color:#b68a56;color:#8b653d}.editorial-grid article{border-top:1px solid #d9ded8;padding-top:20px}.editorial-grid h3{font-size:1.45rem;font-weight:400}.cta-band{border-radius:4px;background:linear-gradient(120deg,#19362f,#25483d);padding:clamp(36px,6vw,70px)}.cta-band h2{font-size:clamp(2rem,4vw,3rem)}.faq-item{border-bottom:1px solid #dfe4dd}.site-footer{background:#122720;color:#edf2ed}.site-footer .lede,.site-footer p,.site-footer a{color:#c3d0c7}.site-footer h2,.site-footer h3{color:#fff}.site-footer a:hover{color:#e3c394}.site-footer .brand{color:#fff}.site-footer .brand-text small{color:#c3d0c7!important}.field input:focus,.field select:focus,.field textarea:focus{border-color:#b68a56;box-shadow:0 0 0 3px rgba(182,138,86,.13)}.page-hero{background:#19362f;color:#fff;padding-block:70px 78px}.page-hero h1{font-size:clamp(2.6rem,5vw,4.6rem);line-height:1.04}.page-hero .lede{color:#d6e0d8}.content-prose h2,.content-prose h3{font-weight:400}.btn-light{color:#19362f}.placeholder-note{font-size:.76rem;color:#7b867e}@media(max-width:959px){.hero-grid{grid-template-columns:1fr;max-width:820px}.hero{padding-block:75px 65px}.hero-card{max-width:620px}.hero h1{font-size:clamp(2.8rem,8vw,4.5rem)}.hero-stats{max-width:620px}.trust-strip .container{flex-wrap:wrap;padding-block:16px}.main-nav{box-shadow:-20px 0 50px rgba(0,0,0,.1)}}@media(max-width:639px){.hero{min-height:0;padding-block:62px 50px}.hero-media:after{background:linear-gradient(90deg,rgba(13,32,27,.83),rgba(13,32,27,.48)),linear-gradient(0deg,rgba(13,32,27,.6),transparent 60%)}.hero h1{font-size:clamp(2.55rem,12vw,3.6rem)}.hero-grid{gap:30px}.hero-stats{grid-template-columns:repeat(2,1fr);gap:18px}.hero-stat b{font-size:1.6rem}.hero-card{padding:24px}.hero-ctas .btn{width:100%}.image-credit{position:relative;left:auto;bottom:auto;display:block;margin:24px auto 0;max-width:calc(100% - 40px)}.trust-strip .container{align-items:flex-start;flex-direction:column;gap:10px}.section{padding-block:62px}.rating-banner{align-items:flex-start;flex-wrap:wrap;gap:12px}.rating-banner .btn{margin-left:0!important}.brand-text{font-size:.95rem}.brand-text small{font-size:.54rem}}
@media(prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;transition:none!important;animation:none!important}}

/* Interactive featured property cards: hover/focus reveal listing details, inspired by editorial real-estate portals. */
.hero-discovery-card{align-self:center;background:rgba(248,247,241,.96);color:#26342e;padding:clamp(28px,3.5vw,44px);max-width:470px}.hero-discovery-card p{color:#64716a}.hero-text-link{display:inline-block;margin-top:18px;color:#765638;font-size:.88rem;font-weight:600}.hero-discovery-card .btn{margin-top:12px}.featured-homes{background:#f6f5f0}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.property-card{background:#fff;border:1px solid #e0e4dd;min-width:0;outline-offset:4px;transition:transform .28s ease,box-shadow .28s ease}.property-card:hover,.property-card:focus,.property-card:focus-within{transform:translateY(-5px);box-shadow:0 22px 55px rgba(20,43,38,.18)}.property-photo{height:390px;position:relative;overflow:hidden;background:#dce2db}.property-photo>img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}.property-card:hover .property-photo>img,.property-card:focus .property-photo>img,.property-card:focus-within .property-photo>img{transform:scale(1.06)}.property-status{position:absolute;top:16px;left:16px;background:rgba(255,255,255,.94);color:#284238;padding:8px 11px;text-transform:uppercase;font-size:.63rem;letter-spacing:.12em;font-weight:700;z-index:2}.property-overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;padding:26px 22px 22px;color:white;background:linear-gradient(0deg,rgba(12,29,24,.96) 0%,rgba(12,29,24,.86) 46%,rgba(12,29,24,.04) 100%);opacity:0;transform:translateY(10px);transition:opacity .28s ease,transform .28s ease}.property-card:hover .property-overlay,.property-card:focus .property-overlay,.property-card:focus-within .property-overlay{opacity:1;transform:translateY(0)}.property-price{font-family:'DM Serif Display',Georgia,serif;font-size:2rem;line-height:1.1;margin:0 0 6px;color:#fff}.property-address{font-size:.85rem;margin:0 0 18px;color:#e2e9e3}.property-facts{display:flex;gap:18px;padding:13px 0;border-top:1px solid rgba(255,255,255,.38);border-bottom:1px solid rgba(255,255,255,.38)}.property-facts span{font-size:.7rem;color:#e3e9e4;display:flex;flex-direction:column;gap:2px}.property-facts b{font-size:1rem;color:#fff;font-weight:600}.property-description{font-size:.82rem;line-height:1.55;color:#e4ebe5;margin:14px 0}.property-action{color:#e7c99b;text-transform:uppercase;letter-spacing:.08em;font-size:.69rem;font-weight:700;border-bottom:1px solid rgba(231,201,155,.55);padding-bottom:6px;align-self:flex-start}.property-caption{padding:18px 20px;display:flex;align-items:center;justify-content:space-between;gap:10px}.property-caption h3{font-size:1.2rem;margin:0 0 3px}.property-caption p{font-size:.76rem;color:#78837b;margin:0}.property-arrow{font-size:1.25rem;color:#987248}.property-disclaimer{font-size:.75rem;line-height:1.6;color:#7c867e;margin:22px 0 0}.property-bottom-link{text-align:center;margin-top:28px}@media(max-width:900px){.property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-card:last-child{display:none}.property-photo{height:360px}}@media(max-width:600px){.property-grid{grid-template-columns:1fr}.property-card:last-child{display:block}.property-photo{height:420px}.property-overlay{opacity:1;transform:none;background:linear-gradient(0deg,rgba(12,29,24,.94),rgba(12,29,24,.05) 82%)}.property-photo>img{transform:none}.property-caption h3{font-size:1.1rem}}


/* Learning center and editorial layouts */
.learning-hero{background:linear-gradient(120deg,rgba(20,43,38,.94),rgba(25,54,47,.78)),url('../images/hero.webp') center/cover;color:#fff;padding:clamp(4rem,8vw,7rem) 0}
.learning-hero .lede{max-width:760px;color:#e3e9e4}.learning-hero h1{max-width:900px}
.editorial-toolbar{display:flex;flex-wrap:wrap;gap:.7rem;align-items:center;justify-content:space-between;margin:1.5rem 0 2rem}
.topic-pills{display:flex;flex-wrap:wrap;gap:.5rem}.topic-pill{border:1px solid var(--slate-300);background:#fff;color:var(--ink);padding:.65rem .95rem;border-radius:99px;cursor:pointer;font:inherit}.topic-pill[aria-pressed=true]{background:var(--navy-900);color:white;border-color:var(--navy-900)}
.blog-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.4rem}.blog-card{background:#fff;border:1px solid var(--slate-300);box-shadow:var(--shadow-sm);display:flex;flex-direction:column;min-width:0;transition:transform .25s,box-shadow .25s;overflow:hidden}.blog-card:hover,.blog-card:focus-within{transform:translateY(-5px);box-shadow:var(--shadow-md)}.blog-card-media{position:relative;aspect-ratio:1.55;overflow:hidden;background:#e9eee9}.blog-card-media img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.blog-card:hover .blog-card-media img{transform:scale(1.045)}.blog-card-body{padding:1.25rem;display:flex;flex:1;flex-direction:column}.blog-meta{font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:var(--slate-600);display:flex;gap:.6rem;flex-wrap:wrap}.blog-card h2,.blog-card h3{font-size:1.35rem;line-height:1.2;margin:.7rem 0}.blog-card p{color:var(--slate-600)}.blog-read{margin-top:auto;padding-top:1.1rem;font-weight:700;color:var(--navy-900);text-decoration:none}.blog-read:after{content:' →'}.featured-article{display:grid;grid-template-columns:1.05fr 1fr;background:var(--navy-100);margin:2rem 0 3rem}.featured-article img{width:100%;height:100%;min-height:300px;object-fit:cover}.featured-article-copy{padding:clamp(1.5rem,4vw,3.2rem);align-self:center}.article-layout{display:grid;grid-template-columns:minmax(0,760px) minmax(220px,300px);gap:3rem;align-items:start}.article-body{font-size:1.08rem;line-height:1.85}.article-body h2{margin-top:2.2rem}.article-body li{margin:.4rem 0}.article-aside{position:sticky;top:110px;background:var(--slate-100);padding:1.5rem}.article-aside a{display:block;margin:.7rem 0}.resource-band{background:var(--slate-100);padding:clamp(2.5rem,5vw,4.5rem) 0}.resource-band .section-head{max-width:780px}.resource-mini-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1rem}.resource-mini{border:1px solid var(--slate-300);padding:1.35rem;background:#fff}.resource-mini h3{margin:.45rem 0}.resource-mini a{font-weight:700;color:var(--navy-900)}.search-field{min-width:min(100%,280px);padding:.8rem 1rem;border:1px solid var(--slate-300);font:inherit}.empty-state{padding:2rem;text-align:center;background:var(--slate-100);display:none}
@media(max-width:850px){.blog-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.article-layout{grid-template-columns:1fr}.article-aside{position:static}.resource-mini-grid{grid-template-columns:1fr 1fr}.featured-article{grid-template-columns:1fr}.featured-article img{min-height:230px}}
@media(max-width:560px){.blog-grid,.resource-mini-grid{grid-template-columns:1fr}.editorial-toolbar{align-items:stretch}.search-field{width:100%}}
/* Cinematic homepage video background with image fallback */
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}.hero-media{overflow:hidden}.hero-media:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,28,25,.78),rgba(10,28,25,.34));z-index:1;pointer-events:none}.hero-content,.hero-inner,.hero .container{position:relative;z-index:2}

/* Cinematic, centered homepage hero */
.hero--cinematic{min-height:min(820px,calc(100svh - 78px));display:flex;align-items:center;position:relative;isolation:isolate;padding-block:clamp(70px,9vh,120px) 58px}.hero--cinematic .hero-media{position:absolute;inset:0;z-index:-1}.hero--cinematic .hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(9,25,23,.58),rgba(9,25,23,.52) 48%,rgba(9,25,23,.78));z-index:1}.hero--cinematic .hero-grid{display:block;width:100%;max-width:1180px}.hero-copy--center{max-width:1040px;margin-inline:auto;text-align:center}.hero-copy--center .eyebrow{justify-content:center}.hero-copy--center h1{max-width:17ch;margin:0 auto;font-size:clamp(3.1rem,7vw,6.6rem);line-height:.99;letter-spacing:-.045em;text-wrap:balance}.hero-copy--center .lede{max-width:720px;margin:25px auto 0;font-size:clamp(1rem,1.7vw,1.2rem);line-height:1.75}.hero-copy--center .hero-ctas{display:flex;flex-wrap:wrap;justify-content:center;gap:12px;margin-top:30px}.hero-copy--center .hero-badges{justify-content:center;display:flex;flex-wrap:wrap;margin-top:30px}.hero-copy--center .hero-stats{max-width:760px;margin:40px auto 0;grid-template-columns:repeat(4,minmax(0,1fr));border-top:1px solid rgba(255,255,255,.28);padding-top:22px}.hero-copy--center .hero-stat span{max-width:none}.hero-copy--center .image-credit{position:static;margin:24px auto 0;text-align:center;max-width:100%;color:rgba(255,255,255,.68)}.hero--cinematic .hero-video{filter:saturate(.88)}.hero--cinematic .hero-photo{opacity:.45}.hero--cinematic .hero-card{display:none!important}
.featured-story-section{padding:12px 0 28px;background:#f6f3ed}.featured-story{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr);gap:clamp(28px,4vw,64px);align-items:center;padding:0 0 18px}.featured-story-media{position:relative;display:block;overflow:hidden;border-radius:4px 4px 4px 14px;min-height:390px;aspect-ratio:1.35;background:#d4ddd7}.featured-story-media>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}.featured-story-media:hover>img{transform:scale(1.04)}.featured-image-label{position:absolute;inset:0 auto 0 0;width:42%;padding:clamp(24px,3vw,40px);display:flex;flex-direction:column;justify-content:space-between;color:#fff;background:linear-gradient(135deg,rgba(31,61,51,.95),rgba(31,61,51,.72));clip-path:polygon(0 0,100% 0,77% 100%,0 100%)}.featured-image-label span{text-transform:uppercase;letter-spacing:.12em;font-size:.7rem}.featured-image-label strong{font-family:'DM Serif Display',Georgia,serif;font-size:clamp(2rem,3.4vw,3.6rem);line-height:1;font-weight:400}.featured-image-label i{width:40px;border-top:2px solid #e2c79f}.featured-story-copy{padding:26px 0}.featured-tags{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:14px}.featured-tags span{display:inline-flex;padding:5px 9px;border-radius:2px;background:#e1e7e1;color:#52675e;font-size:.72rem;font-weight:700}.reading-time{display:inline-block;background:#d9ecee;color:#24494b;padding:3px 9px;font-size:.75rem;border-radius:3px;margin-bottom:12px}.featured-story-copy h2{font-family:'DM Serif Display',Georgia,serif;font-weight:400;font-size:clamp(2rem,3.1vw,3.15rem);line-height:1.08;letter-spacing:-.025em;color:#19362f}.featured-story-copy>p:not(.reading-time){font-size:1rem;line-height:1.8;color:#53645c;margin:18px 0 24px;max-width:58ch}.featured-story-copy .btn{border-color:#27453d;color:#27453d}.editorial-toolbar{margin-bottom:30px}.blog-grid{align-items:stretch}.blog-card{border:1px solid #e2e5df;border-radius:4px;overflow:hidden;background:#fff;display:flex;flex-direction:column;transition:transform .25s ease,box-shadow .25s ease}.blog-card:hover{transform:translateY(-4px);box-shadow:0 18px 42px rgba(25,54,47,.12)}.blog-card-media{display:block;aspect-ratio:1.65;overflow:hidden;background:#e2e7e1}.blog-card-media img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}.blog-card:hover .blog-card-media img{transform:scale(1.04)}.blog-card-body{display:flex;flex-direction:column;align-items:flex-start;gap:12px;padding:24px;flex:1}.blog-meta{display:flex;flex-wrap:wrap;gap:8px;align-items:center;text-transform:uppercase;letter-spacing:.07em;font-size:.68rem;color:#7c8a80}.blog-card h3{font-family:'DM Serif Display',Georgia,serif;font-size:1.5rem;font-weight:400;line-height:1.2;color:#19362f}.blog-card h3 a:hover{color:#8b653d}.blog-card-body>p{font-size:.91rem;color:#5d6a62;line-height:1.75}.blog-read{margin-top:auto;padding-top:4px;color:#795b3a;font-size:.8rem;font-weight:700;text-transform:uppercase;letter-spacing:.06em}
.article-cover{padding:18px 0 0;background:#fff}.article-cover .container{max-width:1220px}.article-cover img{display:block;width:100%;height:clamp(280px,42vw,540px);object-fit:cover;border-radius:3px 3px 24px 3px}.article-layout{align-items:start}.article-body{font-size:1.04rem;line-height:1.9;color:#384a42}.article-body h2{font-family:'DM Serif Display',Georgia,serif;font-size:clamp(1.65rem,2.6vw,2.25rem);line-height:1.15;color:#25463c;margin-top:2rem}.article-body h3{font-family:'DM Serif Display',Georgia,serif;font-weight:400;color:#25463c}.article-body p{margin:0 0 1.1rem}.article-aside{position:sticky;top:110px}.article-aside-cta{background:#d9f2df;padding:26px;border-radius:16px;margin-bottom:26px;color:#24483b}.article-aside-cta .eyebrow{margin-bottom:8px}.article-aside-cta h3{font-family:'DM Serif Display',Georgia,serif;font-size:1.65rem;line-height:1.1;font-weight:400;margin-bottom:12px}.article-aside-cta p:not(.eyebrow){font-size:.9rem;line-height:1.65;margin-bottom:18px}.article-aside-cta .btn{background:transparent;color:#24483b;border:1px solid #24483b}
.related-reading-section{background:#f6f5f0}.related-reading-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.related-reading-card{display:flex;flex-direction:column;background:#fff;border:1px solid #e0e4dd;min-width:0;transition:transform .25s ease,box-shadow .25s ease}.related-reading-card:hover{transform:translateY(-4px);box-shadow:0 18px 42px rgba(25,54,47,.12)}.related-reading-card>img{width:100%;aspect-ratio:1.65;object-fit:cover}.related-reading-card>div{padding:22px;display:flex;flex-direction:column;align-items:flex-start;gap:10px;flex:1}.related-reading-card span{font-size:.68rem;letter-spacing:.07em;text-transform:uppercase;color:#77857c}.related-reading-card h3{font-family:'DM Serif Display',Georgia,serif;font-size:1.45rem;line-height:1.2;font-weight:400;color:#19362f}.related-reading-card p{font-size:.9rem;line-height:1.7;color:#5d6a62}.related-reading-card b{margin-top:auto;color:#795b3a;font-size:.78rem;text-transform:uppercase;letter-spacing:.06em}
@media(max-width:900px){.featured-story{grid-template-columns:1fr;gap:20px}.featured-story-media{min-height:300px;aspect-ratio:1.6}.featured-story-copy{padding:10px 0 24px}.related-reading-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.article-aside{position:static}}
@media(max-width:639px){.hero--cinematic{min-height:calc(100svh - 70px);padding-block:64px 40px}.hero-copy--center h1{font-size:clamp(2.7rem,12vw,4rem);max-width:13ch}.hero-copy--center .lede{font-size:.98rem;margin-top:18px}.hero-copy--center .hero-ctas{flex-direction:column;align-items:stretch}.hero-copy--center .hero-ctas .btn{width:100%}.hero-copy--center .hero-stats{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;margin-top:28px}.featured-story-media{min-height:250px;aspect-ratio:1.25}.featured-image-label{width:48%;padding:18px}.featured-image-label strong{font-size:2rem}.featured-story-copy h2{font-size:2rem}.related-reading-grid{grid-template-columns:1fr}.article-cover img{height:280px;border-radius:2px 2px 16px 2px}.article-body{font-size:1rem}}

/* Buyer and seller journeys: photographic editorial mastheads */
.page-buying .page-hero,.page-selling .page-hero{position:relative;isolation:isolate;overflow:hidden;background-size:cover;background-position:center}
.page-buying .page-hero{background-image:linear-gradient(90deg,rgba(18,44,37,.91),rgba(18,44,37,.68)),url('../images/hero.webp')}
.page-selling .page-hero{background-image:linear-gradient(90deg,rgba(18,44,37,.91),rgba(18,44,37,.65)),url('../images/interior.webp')}
.page-buying .page-hero .container,.page-selling .page-hero .container{position:relative;z-index:1}
.page-buying .page-hero h1,.page-selling .page-hero h1{max-width:18ch;font-size:clamp(2.8rem,5.5vw,5rem);text-wrap:balance}
.page-buying .page-hero .lede,.page-selling .page-hero .lede{max-width:66ch}
.page-buying .page-hero .hero-ctas,.page-selling .page-hero .hero-ctas{gap:12px;flex-wrap:wrap}
@media(max-width:639px){.page-buying .page-hero h1,.page-selling .page-hero h1{font-size:clamp(2.5rem,10vw,3.7rem)}}

.blog-card[hidden]{display:none!important}.hero--cinematic .hero-video{z-index:0}


/* Photo-led split page heroes: inspired by the reference layout, with original copy and local assets */
.page-hero--split{
  display:grid;
  grid-template-columns:minmax(0,1.02fr) minmax(0,.98fr);
  min-height:510px;
  padding:0;
  background:#fff;
  color:#fff;
  overflow:hidden;
}
.page-hero--split .page-hero-copy{
  display:flex;
  align-items:center;
  background:#344b4b;
  padding:clamp(42px,5vw,78px) 0;
}
.page-hero--split .page-hero-copy .container{
  width:100%;
  max-width:720px;
  margin-left:max(24px,calc((100vw - 1180px)/2));
  margin-right:clamp(24px,4vw,64px);
}
.page-hero--split .breadcrumbs{
  display:flex;
  flex-wrap:wrap;
  gap:9px;
  margin-bottom:clamp(32px,4vw,58px);
  color:#e4e9e5;
  font-size:.78rem;
}
.page-hero--split .breadcrumbs a{color:#fff;text-decoration:none}
.page-hero--split .breadcrumbs a:hover{text-decoration:underline}
.page-hero--split .eyebrow{color:#dfbd8f}
.page-hero--split h1{
  max-width:13ch;
  font-family:'DM Serif Display',Georgia,serif;
  font-size:clamp(2.65rem,4.2vw,4.7rem);
  line-height:1.02;
  letter-spacing:-.035em;
  font-weight:400;
  text-wrap:balance;
}
.page-hero--split .lede{
  color:#eef1ed;
  max-width:54ch;
  font-size:1.04rem;
  line-height:1.8;
  margin-top:20px;
}
.page-hero--split .hero-ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
.page-hero--split .btn-outline{
  color:#fff;
  border-color:rgba(255,255,255,.75);
  background:transparent;
}
.page-hero--split .btn-outline:hover{background:#fff;color:#344b4b}
.page-hero-visual{position:relative;min-height:100%;overflow:hidden;background:#e5e5df}
.page-hero-visual>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center;display:block}
.page-hero-visual:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(13,28,25,.58),transparent 48%);pointer-events:none}
.page-hero-image-caption{position:absolute;z-index:1;left:clamp(20px,3vw,42px);right:24px;bottom:clamp(24px,3vw,40px);display:flex;flex-direction:column;gap:8px;color:#fff}
.page-hero-image-caption span{text-transform:uppercase;letter-spacing:.13em;font-size:.7rem;font-weight:700}
.page-hero-image-caption strong{font-family:'DM Serif Display',Georgia,serif;font-weight:400;font-size:clamp(1.55rem,2.4vw,2.5rem);line-height:1.1;max-width:15ch}
.split-hero-valuation{display:flex;flex-wrap:wrap;gap:8px;margin-top:20px;max-width:560px}
.split-hero-valuation input[type="text"],.split-hero-valuation input:not([type]){min-width:0;flex:1 1 220px;background:#fff;border:1px solid #d5ddd7;padding:12px 14px;border-radius:2px}
.split-hero-valuation button{flex:0 0 auto}
.art-caption{display:none!important}
@media(max-width:820px){
 .page-hero--split{grid-template-columns:1fr;min-height:0}
 .page-hero--split .page-hero-copy{padding:40px 0 44px}
 .page-hero--split .page-hero-copy .container{margin-inline:auto;padding-inline:24px}
 .page-hero--split .breadcrumbs{margin-bottom:32px}
 .page-hero--split h1{max-width:17ch;font-size:clamp(2.7rem,8vw,4.2rem)}
 .page-hero-visual{min-height:360px;aspect-ratio:1.45}
 .page-hero-image-caption strong{font-size:2rem}
}
@media(max-width:520px){
 .page-hero--split .page-hero-copy{padding:30px 0 34px}
 .page-hero--split .page-hero-copy .container{padding-inline:20px}
 .page-hero--split h1{font-size:clamp(2.45rem,11vw,3.5rem)}
 .page-hero--split .hero-ctas{flex-direction:column;align-items:stretch}
 .page-hero--split .hero-ctas .btn{width:100%}
 .page-hero-visual{min-height:290px;aspect-ratio:1.1}
 .split-hero-valuation{flex-direction:column}
 .split-hero-valuation input,.split-hero-valuation button{width:100%;min-height:48px}
}

/* Refinements: editorial serif typography, sharper property photography, and reliable photo fallback. */
:root{--editorial-serif:'Cormorant Garamond',Georgia,'Times New Roman',serif}
body,h1,h2,h3,h4,.section-title,.brand-mark,.hero-stat b,.page-hero--split h1,.page-hero-image-caption strong{font-family:var(--editorial-serif)!important}
body{font-family:Inter,Arial,sans-serif!important}
h1,h2,h3,h4,.section-title{font-weight:500;letter-spacing:-.025em}
.hero-copy h1,.hero h1{font-family:var(--editorial-serif)!important;font-weight:500!important;letter-spacing:-.035em;line-height:.98}
.hero-media{background:#d7ded7 url('../images/hero.webp') center 55%/cover no-repeat}
.hero-media:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,37,32,.63),rgba(15,37,32,.25)),linear-gradient(0deg,rgba(15,37,32,.25),transparent 48%);pointer-events:none}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 55%;filter:saturate(.88);}
.hero--home .hero-media:after{background:linear-gradient(90deg,rgba(15,37,32,.62),rgba(15,37,32,.25)),linear-gradient(0deg,rgba(15,37,32,.25),transparent 48%)}
.page-hero--split .page-hero-copy{background:#91a29b;color:#243b36}
.page-hero--split .breadcrumbs,.page-hero--split .lede{color:#f9faf7}
.page-hero--split .eyebrow{color:#f4dfc0}
.page-hero--split h1{font-size:clamp(3.1rem,5vw,5.4rem);font-weight:500;max-width:11ch;line-height:.96;letter-spacing:-.04em}
.page-hero--split .lede{font-size:1.02rem;max-width:48ch}
.page-hero--split .btn-primary{background:#253e38;border-color:#253e38}
.page-hero--split .btn-outline{color:#fff;border-color:rgba(255,255,255,.8)}
.page-hero-visual>img,.art img,.image-frame img,.property-photo>img{image-rendering:auto;-webkit-backface-visibility:hidden;backface-visibility:hidden}
.page-hero-visual>img{object-position:center 52%;transform:none!important}
.art img,.image-frame img{filter:none;transform:none}
.property-photo{height:360px}
.property-photo>img{transform:none;transition:transform .45s ease}
.property-card:hover .property-photo>img,.property-card:focus .property-photo>img,.property-card:focus-within .property-photo>img{transform:scale(1.025)}
@media(max-width:820px){.page-hero--split h1{font-size:clamp(2.8rem,9vw,4.4rem)}}


/* V5 refinement: larger type, photo-led resources, calmer page heroes and a clearer navigation rhythm. */
body{font-size:17px;line-height:1.75;color:#26332f}
p,.card p,.resource-card-copy p{font-size:1rem;line-height:1.78}
.section-title{line-height:1.1}
.site-header{box-shadow:0 5px 22px rgba(18,38,55,.07);border-bottom:1px solid #e5e8e4}
.header-inner{gap:clamp(18px,2.2vw,34px);padding-block:15px;min-height:92px}
.brand-text{font-size:24px;white-space:nowrap}
.brand-text small{font-size:9px;letter-spacing:.13em}
.main-nav{flex:1;justify-content:flex-end;gap:12px}
.main-nav ul.nav-list{gap:clamp(3px,.5vw,9px)}
.main-nav a{font-size:clamp(13px,.92vw,15px);padding:10px 8px;white-space:nowrap}
.main-nav .nav-cta a{font-size:13px;padding:13px 16px;white-space:nowrap}
.main-nav .submenu a{font-size:14px;white-space:normal}
.hero--home{min-height:760px;padding-block:92px 48px}
.hero--home .hero-grid{display:block;max-width:1100px;margin-inline:auto;text-align:center}
.hero-copy--center{max-width:1100px;margin-inline:auto}
.hero-copy--center .eyebrow{justify-content:center}
.hero-copy h1{font-size:clamp(2.7rem,4.3vw,4.7rem);line-height:1.06;letter-spacing:-.045em;max-width:22ch;width:100%;margin-inline:auto;text-wrap:balance}
.hero-copy--center .lede{max-width:64ch;margin-inline:auto;font-size:clamp(1rem,1.25vw,1.16rem)}
.hero-copy--center .hero-ctas,.hero-copy--center .hero-badges{justify-content:center}
.hero-copy--center .hero-stats{max-width:850px;margin-inline:auto}
.hero-copy--center .image-credit{position:static;margin-top:22px}
.hero--home .hero-video{object-fit:cover;object-position:center 52%}
.hero--home .hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(11,29,48,.75),rgba(11,29,48,.35)),linear-gradient(0deg,rgba(11,29,48,.48),rgba(11,29,48,.12));}
/* Remove the solid green page-header treatment; use a light editorial surface and a property image on the right. */
.page-hero:not(.page-hero--split){position:relative;isolation:isolate;background:#f6f5f0;color:#26332f;padding-block:58px 72px;overflow:hidden}
.page-hero:not(.page-hero--split)::before{content:"";position:absolute;z-index:-1;inset:0;background:linear-gradient(90deg,#f6f5f0 0%,rgba(246,245,240,.98) 37%,rgba(246,245,240,.78) 58%,rgba(246,245,240,.15) 100%),url('../images/duplex.webp') right center/52% 100% no-repeat;}
.page-hero:not(.page-hero--split) .container{position:relative;z-index:1}
.page-hero:not(.page-hero--split) h1{color:#20332e;max-width:17ch;font-size:clamp(2.8rem,4.6vw,4.25rem);line-height:1.08}
.page-hero:not(.page-hero--split) .lede{color:#586861;max-width:57ch;font-size:1.08rem}
.page-hero:not(.page-hero--split) .breadcrumbs,.page-hero:not(.page-hero--split) .breadcrumbs a{color:#68766f}
.page-hero:not(.page-hero--split) .hero-ctas{margin-top:28px}
.section--navy,.section--dark,.trust-strip{background:#17344d!important;color:#fff}
.cta-band{background:linear-gradient(120deg,#17344d,#244963)!important;color:#fff}
.site-footer{background:#10273b!important}
.resource-cards-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:26px;align-items:stretch}
.resource-card{display:flex;flex-direction:column;min-width:0;background:#fff;border:1px solid #e1e6df;box-shadow:0 6px 22px rgba(22,43,35,.055);transition:transform .22s ease,box-shadow .22s ease;overflow:hidden}
.resource-card:hover{transform:translateY(-4px);box-shadow:0 16px 36px rgba(22,43,35,.12)}
.resource-card>img,.resource-image-link img{display:block;width:100%;height:218px;object-fit:cover;object-position:center}
.resource-card-copy{padding:25px;display:flex;flex:1;flex-direction:column;align-items:flex-start}
.resource-card-copy .eyebrow{font-size:.73rem;margin-bottom:10px}
.resource-card-copy h3{font-size:1.5rem;line-height:1.2;margin-bottom:10px;color:#20332e}
.resource-card-copy p{margin-bottom:14px}
.resource-card-copy .card-link{margin-top:auto;padding-top:8px;font-size:.94rem}
.resource-card--media .resource-image-link{position:relative;display:block;overflow:hidden;background:#e8ece8}
.resource-card--media .resource-image-link img{height:205px;object-fit:cover}
.play-mark{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);display:grid;place-items:center;width:54px;height:54px;border-radius:50%;background:rgba(16,39,59,.92);color:#fff;font-size:20px;padding-left:3px;box-shadow:0 4px 20px #0003}
.resource-hero .hero-ctas{display:flex;flex-wrap:wrap;gap:12px}
.resource-hero .btn-outline{--btn-outline-fg:#20332e;--btn-outline-border:#7b8b81;--btn-outline-hover-bg:#20332e;--btn-outline-hover-fg:#fff}
.property-photo img{width:100%;height:100%;object-fit:cover;object-position:center;image-rendering:auto}
.property-photo{background:#e7e9e4}
.property-price{font-size:clamp(1.7rem,2.4vw,2.2rem);line-height:1.1}
.property-facts{font-size:.95rem}
.property-caption h3{font-size:1.28rem}
.card,.service-card,.review-card{padding:clamp(26px,2.6vw,36px)}
.card h3{font-size:1.45rem}
.step p,.faq-item p{font-size:1rem}
@media(max-width:1199px){.brand-text{font-size:21px}.main-nav a{padding-inline:5px;font-size:12px}.main-nav .nav-cta a{font-size:12px;padding-inline:11px}.header-inner{gap:12px}}
@media(max-width:959px){body{font-size:16.5px}.header-inner{min-height:78px;padding-block:12px}.brand-text{font-size:20px}.main-nav a{font-size:17px}.hero--home{min-height:680px;padding-top:65px}.hero-copy h1{font-size:clamp(2.5rem,7vw,4rem);max-width:21ch}.hero-copy--center .hero-stats{grid-template-columns:repeat(2,minmax(0,1fr))}.page-hero:not(.page-hero--split)::before{background:linear-gradient(90deg,#f6f5f0 0%,rgba(246,245,240,.92) 52%,rgba(246,245,240,.48) 100%),url('../images/duplex.webp') right center/65% 100% no-repeat}.resource-cards-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:639px){.hero--home{min-height:700px;padding-block:55px 35px}.hero-copy h1{font-size:clamp(2.3rem,10vw,3.2rem);line-height:1.08;max-width:19ch}.hero .lede{font-size:1rem}.hero-copy--center .hero-ctas .btn{width:100%}.page-hero:not(.page-hero--split){padding-block:40px 50px}.page-hero:not(.page-hero--split)::before{background:linear-gradient(90deg,rgba(246,245,240,.96),rgba(246,245,240,.86)),url('../images/duplex.webp') center/cover no-repeat}.page-hero:not(.page-hero--split) h1{font-size:2.65rem}.resource-cards-grid{grid-template-columns:1fr;gap:20px}.resource-card>img,.resource-image-link img,.resource-card--media .resource-image-link img{height:225px}.resource-card-copy{padding:23px}.brand-text{font-size:18px}.brand-text small{font-size:7px}.hero-stats{gap:10px}}
/* V5: replace the muted green split-page panel with a warm, image-led editorial palette. */
.page-hero--split .page-hero-copy{background:#f6f5f0!important;color:#26332f!important}
.page-hero--split .breadcrumbs{color:#68766f!important}
.page-hero--split .breadcrumbs a{color:#52635b!important}
.page-hero--split .eyebrow{color:#9b7549!important}
.page-hero--split h1{color:#20332e!important}
.page-hero--split .lede{color:#586861!important}
.page-hero--split .btn-ghost{color:#20332e;border-color:#aab4ab;background:rgba(255,255,255,.45)}
.page-hero--split .btn-ghost:hover{background:#20332e;color:#fff;border-color:#20332e}
.page-hero--split .valuation input{background:#fff;color:#26332f;border-color:#cbd3cb}
.page-hero--split .valuation .btn{white-space:nowrap}
@media(max-width:800px){.page-hero--split{grid-template-columns:1fr}.page-hero--split .page-hero-copy{padding-block:36px}.page-hero--split .page-hero-copy .container{margin-inline:auto}.page-hero--split .page-hero-visual{min-height:300px}}


/* V6 quality pass: visible buttons, responsive navigation, brighter property-led homepage, and legible calculators. */
.hero--home .hero-media{background:#e9e7df url('../images/interior.webp') center 54%/cover no-repeat!important}
.hero--home .hero-media:after{background:linear-gradient(90deg,rgba(12,31,48,.50),rgba(12,31,48,.24)),linear-gradient(0deg,rgba(12,31,48,.48),rgba(12,31,48,.08))!important}
.hero--home .hero-video{display:none!important}
.hero-copy--center{max-width:1180px!important}
.hero-copy--center h1{max-width:26ch!important;width:100%;font-size:clamp(2.7rem,4.4vw,4.65rem)!important;line-height:1.04!important;letter-spacing:-.035em!important;text-wrap:balance}
.hero-copy--center .lede{max-width:68ch!important}
/* Light-surface outline buttons must never inherit white text. Dark hero buttons get their own override below. */
.btn-outline,.btn-secondary{color:#20332e!important;background:#fff!important;border:1px solid #7b8b81!important;text-shadow:none!important;opacity:1!important}
.btn-outline:hover,.btn-secondary:hover{color:#fff!important;background:#20332e!important;border-color:#20332e!important}
.page-hero .btn-outline{color:#20332e!important;background:#fff!important;border-color:#7b8b81!important}
.page-hero--split .btn-outline,.hero--home .btn-ghost{color:#fff!important;background:rgba(255,255,255,.10)!important;border-color:rgba(255,255,255,.82)!important}
.hero--home .btn-ghost:hover{background:#fff!important;color:#20332e!important}
.calc .calc-result{display:flex!important;flex-direction:column;gap:7px;padding:22px!important;margin-top:18px!important;background:#f1f4ef!important;border:1px solid #d9e0d7!important;border-left:4px solid #b68a56!important;color:#20332e!important;min-height:105px;border-radius:3px}
.calc .calc-label{display:block!important;color:#53645c!important;font-size:.88rem!important;font-weight:700!important}
.calc .calc-value{display:block!important;color:#19362f!important;font-size:clamp(1.8rem,3vw,2.35rem)!important;line-height:1.1!important;font-weight:600!important;visibility:visible!important;opacity:1!important}
.calc .calc-sub{display:block!important;color:#5e6b65!important;font-size:.82rem!important;line-height:1.55!important}
.calc .field label{font-size:.9rem!important;line-height:1.45!important;color:#26332f!important}
.calc input,.calc select{color:#20332e!important;background:#fff!important;border:1px solid #cbd3cb!important;min-height:48px!important;width:100%}
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;align-items:stretch}
.property-card{min-width:0;display:flex;flex-direction:column}
.property-photo{height:330px!important;position:relative;overflow:hidden}
.property-photo>img{width:100%;height:100%;object-fit:cover;object-position:center}
.property-overlay{overflow-y:auto;overscroll-behavior:contain}
.property-action{display:inline-flex;align-items:center;justify-content:center;min-height:44px;padding:10px 14px;background:#b68a56!important;color:#fff!important;border:1px solid #b68a56!important;border-radius:2px;font-weight:700;text-shadow:none!important}
.property-action:hover{background:#19362f!important;border-color:#19362f!important;color:#fff!important}
.property-status{z-index:2}
/* Keep the full desktop navigation inside the viewport. At laptop widths, prioritize the main links over the extra CTA. */
@media(min-width:960px) and (max-width:1320px){
 .header-inner{gap:12px!important;padding-inline:18px!important}
 .brand-text{font-size:19px!important}
 .brand-mark{flex:0 0 40px;width:40px;height:40px}
 .main-nav{gap:5px!important;min-width:0}
 .main-nav ul.nav-list{gap:0!important}
 .main-nav a{font-size:12px!important;padding:9px 5px!important}
 .main-nav .nav-cta{display:none!important}
 .main-nav .submenu a{font-size:13px!important;padding:9px 12px!important}
}
@media(max-width:1050px){
 .main-nav{max-width:none}
 .property-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:959px){
 .header-inner{display:flex;align-items:center;gap:10px}
 .brand{min-width:0;flex:1}
 .mobile-consult{flex-shrink:0}
 .main-nav{z-index:110;overflow-y:auto;max-height:calc(100dvh - 78px);background:#fff!important;box-shadow:0 16px 38px rgba(12,31,48,.16)}
 .main-nav a{color:#26332f!important;min-height:46px;display:flex;align-items:center}
 .main-nav .submenu{background:#f6f5f0!important;border:1px solid #e0e5df}
 .main-nav .nav-cta{display:block!important}
 .main-nav .nav-cta .btn{color:#fff!important;background:#b68a56!important}
}
@media(max-width:639px){
 .property-grid{grid-template-columns:1fr}
 .property-photo{height:300px!important}
 .hero-copy--center h1{max-width:18ch!important;font-size:clamp(2.5rem,10vw,3.5rem)!important;line-height:1.06!important}
 .hero--home{min-height:720px;padding-top:54px}
 .calc .calc-result{padding:18px!important}
 .btn,.property-action{max-width:100%;white-space:normal;text-align:center}
}


/* V7: site-wide contrast and navigation refinement */
:root{--site-ink:#20332e;--site-navy:#163149;--site-gold:#b88d59;--site-muted:#56665f;--site-border:#d7ded7;--site-paper:#f7f6f1}
body{font-size:17px;color:var(--site-ink)}
p,.lede{color:var(--site-muted)}
.section-title,h1,h2,h3,h4{color:inherit}
.site-header{background:rgba(255,255,255,.98)!important;border-bottom:1px solid #e0e4df!important;box-shadow:0 5px 24px rgba(19,42,35,.08)!important}
.header-inner{max-width:1320px;min-height:88px;padding:13px clamp(20px,3vw,40px)!important;gap:clamp(16px,2vw,28px)!important}
.brand{gap:12px;flex-shrink:0;min-width:max-content}
.brand-mark{width:46px!important;height:46px!important;border-radius:50%!important;background:#19362f!important;color:#e5c99e!important;border:1px solid rgba(184,141,89,.5);font-size:17px!important}
.brand-text{font-size:24px!important;line-height:1.08!important;color:#19362f!important}
.brand-text small{font-size:9px!important;letter-spacing:.13em!important;color:#68766f!important;line-height:1.4;margin-top:5px!important}
.main-nav{flex:1;min-width:0;display:flex;justify-content:flex-end;align-items:center;gap:12px!important}
.main-nav ul.nav-list{display:flex;flex-direction:row;align-items:center;justify-content:flex-end;gap:clamp(2px,.35vw,7px)!important;width:auto}
.main-nav ul.nav-list>li{position:relative;flex-shrink:0}
.main-nav ul.nav-list>li>a{display:flex;align-items:center;gap:5px;padding:12px 8px!important;border:0!important;border-radius:3px;font-size:13px!important;font-weight:600;line-height:1.2;color:#34443d!important;white-space:nowrap;transition:background .18s,color .18s}
.main-nav ul.nav-list>li>a:hover,.main-nav ul.nav-list>li>a:focus-visible{background:#f3f1e9;color:#8b653d!important}
.main-nav ul.nav-list>li>a[aria-current=page]{color:#8b653d!important;background:#f7f3eb}
.main-nav ul.nav-list>li>a[aria-current=page]:after{content:'';height:2px;background:#b88d59;position:absolute;left:8px;right:8px;bottom:4px}
.main-nav .submenu{z-index:120;background:#fff!important;padding:10px!important;box-shadow:0 18px 45px rgba(19,42,35,.16)!important;border:1px solid #e1e6df!important;border-radius:5px!important}
.main-nav .submenu a{font-size:13px!important;white-space:normal!important;padding:11px 12px!important;border-radius:3px!important;color:#34443d!important}
.main-nav .submenu a:hover{background:#f4f3ed!important;color:#7c5a37!important}
.main-nav .nav-cta{margin:0 0 0 8px!important}
.main-nav .nav-cta .btn,.main-nav .nav-cta a.btn{padding:13px 16px!important;min-height:46px!important;border-radius:3px!important;background:#b88d59!important;color:#172a24!important;border:1px solid #b88d59!important;font-size:12px!important;font-weight:750!important;box-shadow:none!important}
.main-nav .nav-cta .btn:hover,.main-nav .nav-cta a.btn:hover{background:#19362f!important;border-color:#19362f!important;color:#fff!important}
.btn-primary{background:#b88d59!important;border-color:#b88d59!important;color:#172a24!important;text-shadow:none!important;font-weight:750}
.btn-primary:hover,.btn-primary:focus-visible{background:#19362f!important;border-color:#19362f!important;color:#fff!important}
.btn-outline,.btn-secondary{color:#20332e!important;background:#fff!important;border:1px solid #7b8b81!important;text-shadow:none!important;opacity:1!important}
.btn-outline:hover,.btn-secondary:hover{color:#fff!important;background:#20332e!important;border-color:#20332e!important}
.btn-ghost{color:#fff!important;background:rgba(18,35,47,.35)!important;border:1px solid rgba(255,255,255,.85)!important;text-shadow:0 1px 2px rgba(0,0,0,.3)}
.btn-ghost:hover{background:#fff!important;color:#20332e!important;text-shadow:none}
/* Property price overlay: prevent the flex/scroll overflow that clipped the price on hover. */
.property-photo{isolation:isolate}
.property-overlay{z-index:3;justify-content:flex-start!important;gap:0;overflow-y:auto!important;overflow-x:hidden;padding:72px 22px 22px!important;background:linear-gradient(180deg,rgba(12,29,24,.78) 0%,rgba(12,29,24,.93) 26%,rgba(12,29,24,.98) 100%)!important;opacity:0;visibility:hidden;transform:translateY(0)!important;scrollbar-width:thin}
.property-card:hover .property-overlay,.property-card:focus .property-overlay,.property-card:focus-within .property-overlay{opacity:1!important;visibility:visible!important}
.property-card:hover .property-status,.property-card:focus .property-status,.property-card:focus-within .property-status{opacity:0;visibility:hidden}
.property-price{display:block!important;position:relative;z-index:4;margin:0 0 8px!important;color:#fff!important;font-size:clamp(1.85rem,2.4vw,2.35rem)!important;line-height:1.16!important;font-weight:500;overflow-wrap:anywhere;text-shadow:0 2px 10px rgba(0,0,0,.25)}
.property-address{color:#f0f3ef!important;font-size:.92rem!important;line-height:1.5;margin:0 0 14px!important}
.property-facts{flex-wrap:wrap;gap:12px 20px;padding:13px 0!important;border-color:rgba(255,255,255,.45)!important}
.property-facts span,.property-facts b{color:#fff!important}
.property-description{color:#f0f3ef!important;font-size:.9rem!important;line-height:1.55;margin:14px 0!important}
.property-action{align-self:flex-start;display:inline-flex;align-items:center;justify-content:center;min-height:44px;padding:11px 14px!important;margin-top:3px;background:#d4ad7b!important;border:1px solid #d4ad7b!important;color:#1b2c26!important;text-shadow:none!important;white-space:normal;line-height:1.35}
.property-action:hover{background:#fff!important;color:#19362f!important;border-color:#fff!important}
/* Standardize readability on light cards, tinted sections, forms, and footers. */
.card p,.service-card p,.review-card p,.resource-card-copy p,.content-prose p,.faq-item p{color:#4f5f58}
.card-link,.resource-link,.text-link{color:#795532!important;text-decoration-thickness:1px;text-underline-offset:4px;font-weight:650}
.section--tint,.featured-homes{background:#f6f5f0!important}
.section--navy,.section--dark,.cta-band{background:#163149!important;color:#fff!important}
.section--navy p,.section--dark p,.cta-band p,.site-footer p,.site-footer a{color:#e0e7e4}
.site-footer{background:#10283b!important;color:#fff!important}
.site-footer h2,.site-footer h3,.site-footer .brand{color:#fff!important}
.field label,.calc .field label{color:#273b33!important;font-size:.93rem!important;font-weight:650!important}
.field input,.field select,.field textarea,.calc input,.calc select{color:#20332e!important;background:#fff!important;border:1px solid #bac7be!important}
.field input::placeholder,.field textarea::placeholder{color:#69766f!important;opacity:1}
.calc .calc-result{background:#f2f5f0!important;color:#20332e!important;border-color:#cdd8ce!important;border-left:4px solid #b88d59!important}
.calc .calc-label,.calc .calc-sub{color:#53635b!important}
.calc .calc-value{color:#18382f!important}
.area-chip{color:#20332e!important;background:#fff!important;border-color:#d6ded6!important}
.area-chip:hover{color:#755333!important;border-color:#b88d59!important;background:#faf7f0!important}
@media(min-width:960px) and (max-width:1450px){
 .header-inner{gap:12px!important;padding-inline:20px!important}
 .brand-text{font-size:20px!important}.brand-mark{width:42px!important;height:42px!important}
 .main-nav ul.nav-list{gap:0!important}
 .main-nav ul.nav-list>li>a{font-size:12px!important;padding:11px 5px!important}
 .main-nav .nav-cta{margin-left:4px!important}
 .main-nav .nav-cta .btn,.main-nav .nav-cta a.btn{padding:11px 10px!important;font-size:11px!important}
}
@media(max-width:959px){
 .header-inner{min-height:76px!important;padding:10px 20px!important;gap:10px!important}
 .brand{min-width:0;flex:1}.brand-text{font-size:20px!important}.brand-text small{font-size:8px!important}
 .nav-toggle{display:inline-flex!important;flex-shrink:0;position:relative;z-index:130;border:1px solid #cbd5cc!important;border-radius:3px!important;background:#fff!important}
 .main-nav{position:fixed!important;top:76px!important;left:0!important;right:0!important;bottom:0!important;width:100%!important;height:auto!important;max-height:calc(100dvh - 76px)!important;padding:16px 22px 30px!important;overflow-y:auto!important;background:#fff!important;visibility:hidden;transform:translateY(-8px)!important;opacity:0;transition:opacity .2s,transform .2s!important;box-shadow:0 18px 36px rgba(12,31,48,.14)!important;border-top:1px solid #e2e7e1!important}
 .main-nav.is-open{visibility:visible!important;opacity:1!important;transform:translateY(0)!important}
 .main-nav ul.nav-list{display:flex!important;flex-direction:column!important;align-items:stretch!important;width:100%!important;gap:3px!important}
 .main-nav ul.nav-list>li{width:100%}
 .main-nav ul.nav-list>li>a{display:flex!important;justify-content:space-between!important;white-space:normal!important;padding:13px 12px!important;min-height:48px!important;font-size:16px!important;border-radius:3px!important}
 .main-nav ul.nav-list>li>a[aria-current=page]:after{display:none}
 .main-nav .submenu{position:static!important;display:none!important;width:100%!important;box-shadow:none!important;margin:0!important;padding:8px!important;background:#f6f5f0!important}
 .main-nav .has-sub.is-open>.submenu,.main-nav .has-sub:focus-within>.submenu{display:block!important}
 .main-nav .nav-cta{margin:10px 0 0!important}
 .main-nav .nav-cta a.btn{display:flex!important;justify-content:center!important;font-size:14px!important;padding:14px!important}
 .property-overlay{padding-top:62px!important}
}
@media(max-width:639px){
 body{font-size:16px}.property-grid{grid-template-columns:1fr!important}.property-photo{height:360px!important}
 .property-overlay{opacity:1!important;visibility:visible!important;transform:none!important;padding:70px 20px 20px!important;background:linear-gradient(180deg,rgba(12,29,24,.48),rgba(12,29,24,.95) 35%,rgba(12,29,24,.99))!important}
 .property-status{z-index:4}.property-price{font-size:2rem!important}
 .hero-copy--center h1{font-size:clamp(2.35rem,8vw,3.5rem)!important;line-height:1.08!important;max-width:19ch!important}
 .main-nav{padding-bottom:40px!important}
}


/* V8: one consistent responsive navigation + gentle motion system */
.site-header{position:sticky!important;top:0!important;z-index:200!important;background:rgba(255,255,255,.97)!important;border-bottom:1px solid #e0e5df!important;box-shadow:0 5px 24px rgba(19,42,35,.08)!important;backdrop-filter:blur(14px);}
.site-header::before{background:transparent!important}
.header-inner{width:100%;max-width:1500px!important;min-height:86px!important;padding:12px clamp(18px,3vw,42px)!important;display:flex!important;align-items:center!important;gap:clamp(12px,1.6vw,26px)!important;}
.brand{flex:0 0 auto!important;min-width:230px!important;gap:11px!important;}
.brand-mark{width:46px!important;height:46px!important;border-radius:50%!important;background:#19362f!important;color:#e5c99e!important;font-size:17px!important;}
.brand-text{font-size:23px!important;line-height:1.08!important;color:#19362f!important;white-space:nowrap;}
.brand-text small{display:block;font-size:9px!important;letter-spacing:.13em!important;color:#68766f!important;line-height:1.4;margin-top:5px!important;}
.main-nav{flex:1 1 auto!important;min-width:0!important;display:flex!important;justify-content:flex-end!important;align-items:center!important;background:transparent!important;border:0!important;overflow:visible!important;transform:none;}
.main-nav ul.nav-list{display:flex!important;flex-direction:row!important;align-items:center!important;justify-content:flex-end!important;gap:clamp(1px,.28vw,5px)!important;width:auto!important;margin:0!important;padding:0!important;}
.main-nav ul.nav-list>li{position:relative;flex-shrink:0;}
.main-nav ul.nav-list>li>a{display:flex!important;align-items:center;justify-content:center;gap:5px;padding:11px clamp(4px,.52vw,8px)!important;border:0!important;border-radius:4px!important;font-size:clamp(11px,.88vw,14px)!important;font-weight:650!important;line-height:1.25!important;color:#34443d!important;white-space:nowrap!important;transition:background .2s,color .2s,transform .2s!important;}
.main-nav ul.nav-list>li>a:hover,.main-nav ul.nav-list>li>a:focus-visible{background:#f3f1e9!important;color:#8b653d!important;transform:translateY(-1px)}
.main-nav ul.nav-list>li>a[aria-current=page]{color:#8b653d!important;background:#f7f3eb!important;position:relative}
.main-nav ul.nav-list>li>a[aria-current=page]:after{content:'';height:2px;background:#b88d59;position:absolute;left:8px;right:8px;bottom:4px}
.main-nav .submenu{display:none;position:absolute;top:100%;left:0;min-width:270px;max-width:340px;padding:9px!important;background:#fff!important;border:1px solid #e1e6df!important;border-radius:5px!important;box-shadow:0 18px 45px rgba(19,42,35,.16)!important;z-index:250!important;}
.main-nav .has-sub:hover>.submenu,.main-nav .has-sub:focus-within>.submenu,.main-nav .has-sub.is-open>.submenu{display:block!important}
.main-nav .submenu a{display:flex!important;white-space:normal!important;justify-content:flex-start!important;padding:10px 12px!important;font-size:13px!important;border-radius:3px!important;color:#34443d!important;line-height:1.4!important}
.main-nav .submenu a:hover{background:#f4f3ed!important;color:#7c5a37!important}
.main-nav .nav-cta{margin:0 0 0 clamp(4px,.6vw,10px)!important;}
.main-nav .nav-cta>a.btn{display:flex!important;padding:12px clamp(10px,1vw,16px)!important;min-height:44px!important;border-radius:3px!important;background:#b88d59!important;color:#172a24!important;border:1px solid #b88d59!important;font-size:clamp(10px,.78vw,12px)!important;font-weight:750!important;box-shadow:none!important;}
.main-nav .nav-cta>a.btn:hover{background:#19362f!important;border-color:#19362f!important;color:#fff!important;transform:translateY(-1px)}
.nav-toggle{display:none!important}
.nav-scrim{display:none;}
@media(min-width:1180px) and (max-width:1450px){.header-inner{gap:10px!important;padding-inline:18px!important}.brand{min-width:210px!important}.brand-text{font-size:20px!important}.brand-mark{width:42px!important;height:42px!important}.main-nav ul.nav-list{gap:0!important}.main-nav ul.nav-list>li>a{padding-inline:4px!important;font-size:11px!important}.main-nav .nav-cta{margin-left:3px!important}.main-nav .nav-cta>a.btn{padding-inline:9px!important;font-size:10px!important}}
@media(max-width:1179px){
 .header-inner{min-height:76px!important;padding:10px 20px!important;gap:10px!important;}
 .brand{min-width:0!important;flex:1 1 auto!important;}
 .brand-text{font-size:21px!important;}
 .nav-toggle{display:flex!important;flex:0 0 46px;align-items:center;justify-content:center;width:46px!important;height:46px!important;position:relative;z-index:260!important;border:1px solid #d4ddd5!important;border-radius:4px!important;background:#fff!important;cursor:pointer;}
 .nav-toggle span,.nav-toggle:before,.nav-toggle:after{content:'';position:absolute;display:block;width:20px;height:2px;background:#19362f;transition:transform .22s,opacity .22s;}
 .nav-toggle:before{transform:translateY(-6px)}.nav-toggle:after{transform:translateY(6px)}
 .nav-toggle[aria-expanded=true] span{opacity:0}.nav-toggle[aria-expanded=true]:before{transform:rotate(45deg)}.nav-toggle[aria-expanded=true]:after{transform:rotate(-45deg)}
 .main-nav{position:fixed!important;top:0!important;right:0!important;bottom:0!important;left:auto!important;width:min(430px,88vw)!important;max-width:none!important;height:100dvh!important;max-height:100dvh!important;display:block!important;overflow-y:auto!important;padding:92px 22px 28px!important;background:#fff!important;box-shadow:-18px 0 45px rgba(19,42,35,.17)!important;border-left:1px solid #e1e6df!important;transform:translateX(105%)!important;visibility:hidden!important;transition:transform .28s ease,visibility .28s!important;z-index:250!important;}
 .main-nav.is-open{transform:translateX(0)!important;visibility:visible!important;}
 .main-nav ul.nav-list{display:flex!important;flex-direction:column!important;align-items:stretch!important;gap:3px!important;width:100%!important;}
 .main-nav ul.nav-list>li{width:100%!important;}
 .main-nav ul.nav-list>li>a{width:100%!important;justify-content:space-between!important;padding:13px 12px!important;min-height:48px!important;font-size:16px!important;border-bottom:1px solid #eef0eb!important;white-space:normal!important;}
 .main-nav ul.nav-list>li>a[aria-current=page]:after{left:12px;right:auto;width:34px;bottom:5px}
 .main-nav .submenu{position:static!important;min-width:0!important;max-width:none!important;box-shadow:none!important;border:0!important;border-radius:0!important;background:#f6f5f0!important;padding:4px 8px 8px 14px!important;margin:0 0 8px!important;}
 .main-nav .submenu a{font-size:14px!important;min-height:42px!important;padding:10px 12px!important;border-bottom:1px solid #e7e9e2!important;}
 .main-nav .has-sub:not(.is-open)>.submenu{display:none!important}.main-nav .has-sub.is-open>.submenu{display:block!important}
 .main-nav .nav-cta{margin:18px 0 0!important;}
 .main-nav .nav-cta>a.btn{justify-content:center!important;font-size:14px!important;min-height:50px!important;padding:14px 18px!important;background:#b88d59!important;color:#172a24!important;}
 .nav-scrim{display:block!important;position:fixed!important;inset:0!important;background:rgba(12,28,24,.48)!important;opacity:0!important;visibility:hidden!important;pointer-events:none!important;z-index:240!important;transition:opacity .25s,visibility .25s!important;}
 .nav-scrim.is-open{opacity:1!important;visibility:visible!important;pointer-events:auto!important;}
}
@media(prefers-reduced-motion:reduce){.main-nav,.nav-scrim,.main-nav a{transition:none!important}}
/* Scroll reveals and page-to-page transitions. Content remains readable if JS is unavailable. */
.has-motion .motion-reveal{opacity:0;transform:translateY(22px);transition:opacity .65s ease,transform .65s cubic-bezier(.2,.7,.2,1);}
.has-motion .motion-reveal.is-visible{opacity:1;transform:none;}
.has-motion .motion-reveal.motion-delay-1{transition-delay:.08s}.has-motion .motion-reveal.motion-delay-2{transition-delay:.16s}.has-motion .motion-reveal.motion-delay-3{transition-delay:.24s}
body{transition:opacity .18s ease,transform .18s ease;}
body.is-leaving{opacity:0;transform:translateY(5px);}
@media(prefers-reduced-motion:reduce){.has-motion .motion-reveal,.has-motion .motion-reveal.is-visible,body{opacity:1!important;transform:none!important;transition:none!important}}

/* Final consistency fix: keep the consult CTA visible on desktop, including laptop widths. */
@media(min-width:1180px){.main-nav .nav-cta{display:block!important}.main-nav .nav-cta>a{display:flex!important}}