/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after,::backdrop{--tw-outline-style:solid}}}@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.sr-only{clip-path:inset(50%);white-space:nowrap;border-width:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.absolute{position:absolute}.relative{position:relative}.start{inset-inline-start:var(--spacing)}.block{display:block}.hidden{display:none}.table{display:table}.outline{outline-style:var(--tw-outline-style);outline-width:1px}}.calculator-page{background:radial-gradient(circle at 88% 4%,#c3a15d24,transparent 28rem),var(--ivory)}.calculator-hero{border-bottom:1px solid #b7a99a73;grid-template-columns:1.15fr .65fr;align-items:end;gap:clamp(42px,8vw,130px);padding:clamp(72px,9vw,128px) clamp(28px,7vw,112px) clamp(62px,8vw,105px);display:grid}.calculator-hero h1{max-width:900px;margin:0;font-size:clamp(54px,7vw,102px)}.calculator-hero>div:last-child>p{color:var(--muted);margin-bottom:28px;font-size:clamp(18px,1.5vw,21px);line-height:1.7}.deal-calculator{width:min(1500px,100%);margin:auto}.calc-tabs{background:#ffffffb8;border:1px solid #b7a99a8c;border-radius:18px;grid-template-columns:1fr 1fr;max-width:820px;margin:0 auto 42px;padding:7px;display:grid}.calc-tabs button{min-height:78px;color:var(--charcoal);font:inherit;cursor:pointer;background:0 0;border:0;border-radius:12px;gap:5px;padding:14px 20px;display:grid}.calc-tabs button small{color:var(--muted)}.calc-tabs button.active{background:var(--charcoal);color:#fff;box-shadow:0 10px 25px #2b292726}.calc-tabs button.active small{color:#ded8d1}.calc-workspace{background:#fff;border:1px solid #b7a99a99;border-radius:28px;grid-template-columns:1.12fr .88fr;display:grid;overflow:hidden;box-shadow:0 28px 80px #4233241a}.calc-panel,.calc-results{padding:clamp(28px,4vw,58px)}.calc-title{align-items:start;gap:18px;margin-bottom:34px;display:flex}.calc-title>span{border:1px solid var(--gold);color:#8c6a28;border-radius:50%;flex:none;place-items:center;width:38px;height:38px;font-size:11px;font-weight:800;display:grid}.calc-title .eyebrow{margin-bottom:7px;font-size:11px}.calc-title h2{margin:0;font-size:clamp(31px,3vw,44px)}.calc-fields{grid-template-columns:1fr 1fr;gap:19px 16px;display:grid}.calc-field{min-width:0;color:var(--muted);gap:8px;font-size:12px;font-weight:800;display:grid}.calc-input{background:var(--ivory);border:1px solid #b7a99ab8;border-radius:11px;align-items:center;min-height:54px;display:flex;overflow:hidden}.calc-input:focus-within{border-color:var(--gold);box-shadow:0 0 0 3px #c3a15d29}.calc-input b{color:#8c6a28;white-space:nowrap;padding:0 14px;font-size:12px}.calc-input input{width:100%;min-width:0;color:var(--charcoal);font:inherit;background:0 0;border:0;outline:0;padding:15px 0;font-size:16px;font-weight:700}.calc-results{background:var(--charcoal);color:#fff}.calc-results .eyebrow{color:var(--gold)}.calc-result-grid{background:#ffffff1f;border:1px solid #ffffff26;border-radius:16px;grid-template-columns:1fr 1fr;gap:1px;display:grid;overflow:hidden}.calc-result{background:#302e2b;align-content:center;gap:9px;min-height:104px;padding:17px;display:grid}.calc-result span{color:#c9c1b8;text-transform:uppercase;font-size:11px;font-weight:700;line-height:1.35}.calc-result strong{overflow-wrap:anywhere;font-family:Georgia,serif;font-size:clamp(20px,2.1vw,31px);font-weight:400}.calc-result.featured{background:var(--cream);min-height:125px;color:var(--charcoal)}.calc-result.featured span{color:#776d64}.calc-disclaimer{color:#c9c1b8;margin:23px 0;font-size:12px;line-height:1.65}.calc-review-button{width:100%}.calc-review{background:var(--cream);border:1px solid #b7a99aa6;border-radius:28px;grid-template-columns:.7fr 1.3fr;gap:clamp(38px,7vw,100px);margin-top:34px;padding:clamp(32px,6vw,76px);display:grid;position:relative}.calc-review h2,.calc-note h2{margin-bottom:20px;font-size:clamp(40px,5vw,64px);line-height:1.04}.calc-review>div>p:last-child,.calc-note>p:last-child{color:var(--muted);font-size:17px;line-height:1.72}.calc-close{border:1px solid var(--taupe);background:var(--ivory);cursor:pointer;border-radius:50%;width:42px;height:42px;font-size:25px;position:absolute;top:18px;right:20px}.calc-review form{background:#fff;border-radius:20px;gap:18px;padding:clamp(24px,4vw,42px);display:grid}.calc-review .form-row{grid-template-columns:1fr 1fr;gap:14px;display:grid}.calc-review form label{flex-direction:column;gap:8px;font-size:13px;font-weight:700;display:flex}.calc-review input:not([type=checkbox]),.calc-review select,.calc-review textarea{background:var(--ivory);width:100%;min-height:52px;color:var(--charcoal);font:inherit;border:1px solid #b7a99ab8;border-radius:9px;padding:13px 14px}.calc-review .consent-field{color:var(--muted);grid-template-columns:18px 1fr;align-items:start;gap:10px;font-size:11px;font-weight:400;line-height:1.5;display:grid}.calc-success{background:#fff;border-radius:20px;align-self:center;padding:clamp(36px,6vw,70px)}.calc-success>b{background:var(--charcoal);width:54px;height:54px;color:var(--gold);border-radius:50%;place-items:center;margin-bottom:22px;font-size:24px;display:grid}.calc-success h3{font-family:Georgia,serif;font-size:34px;font-weight:400}.calc-success a{border-bottom:1px solid var(--gold);font-weight:800}.calc-note{background:#fff;border-radius:28px;grid-template-columns:.6fr 1fr 1.15fr;align-items:start;gap:clamp(24px,5vw,75px);margin-top:34px;padding:clamp(34px,6vw,72px);display:grid}.calc-note h2{margin:0}.investor-calculator-promo{background:var(--cream);grid-template-columns:1fr .8fr;align-items:end;gap:clamp(42px,8vw,120px);display:grid}.investor-calculator-promo h2{margin:0;font-size:clamp(44px,5vw,72px);line-height:1.05}.investor-calculator-promo>div:last-child p{color:var(--muted);font-size:18px;line-height:1.7}.calc-field>small{color:var(--muted);font-size:10px;font-weight:500;line-height:1.45}.calc-funding-toggle{background:#fff;border:1px solid #b7a99a8c;border-radius:16px;justify-content:space-between;align-items:center;gap:20px;max-width:1000px;margin:0 auto 28px;padding:18px 20px;display:flex}.calc-funding-toggle>span{font-size:13px;font-weight:800}.calc-funding-toggle>div{gap:7px;display:flex}.calc-funding-toggle button{border:1px solid var(--taupe);background:var(--ivory);color:var(--charcoal);font:inherit;cursor:pointer;border-radius:9px;padding:11px 15px;font-size:12px;font-weight:800}.calc-funding-toggle button.active{border-color:var(--charcoal);background:var(--charcoal);color:#fff}.flip-input-groups{gap:34px;display:grid}.calc-input-group{border-top:1px solid #b7a99a80;gap:18px;padding-top:26px;display:grid}.calc-input-group:first-child{border-top:0;padding-top:0}.calc-input-group h3{margin:0;font-family:Georgia,serif;font-size:25px;font-weight:400}.one-percent-card{background:#3a3733;border:1px solid #c3a15d8c;border-radius:16px;margin-bottom:20px;padding:24px}.one-percent-card .eyebrow{margin-bottom:8px;font-size:10px}.one-percent-card h3{margin:0 0 8px;font-family:Georgia,serif;font-size:28px;font-weight:400}.one-percent-card>strong{color:var(--gold);margin-bottom:12px;font-family:Georgia,serif;font-size:45px;font-weight:400;display:block}.one-percent-card p{color:#e6dfd7;margin-bottom:12px;font-size:13px;line-height:1.55}.one-percent-card small{color:#bfb6ad;font-size:10px;line-height:1.55;display:block}.calc-result small{color:#bfb6ad;font-size:9px;line-height:1.4}.calc-result.featured small{color:var(--muted)}@media (width<=980px){.calculator-hero,.calc-workspace,.calc-review,.calc-note,.investor-calculator-promo{grid-template-columns:1fr}.calculator-hero{align-items:start}.calc-note{gap:20px}}@media (width<=620px){.calculator-hero{padding:56px 22px 52px}.deal-calculator{padding:62px 14px 82px}.calc-tabs{gap:5px;padding:5px}.calc-tabs button{min-height:72px;padding:10px 8px;font-size:14px}.calc-tabs button small{font-size:10px}.calc-workspace{border-radius:20px}.calc-panel,.calc-results{padding:26px 18px}.calc-fields,.calc-result-grid,.calc-review .form-row{grid-template-columns:1fr}.calc-result,.calc-result.featured{min-height:88px}.calc-review{border-radius:20px;padding:58px 18px 24px}.calc-review form{padding:20px 16px}.calc-note{border-radius:20px;padding:34px 22px}.calculator-page .mobile-action-bar{display:none}.calc-funding-toggle{flex-direction:column;align-items:stretch}.calc-funding-toggle>div{grid-template-columns:1fr 1fr;display:grid}.calc-funding-toggle button{padding:12px 8px}.one-percent-card>strong{font-size:38px}}.link-hub-page{background:radial-gradient(circle at 90% 0,#c3a15d2b,transparent 30rem),var(--ivory);min-height:100vh;padding-bottom:90px}.link-hub-hero{border-bottom:1px solid #b7a99a73;padding:clamp(48px,8vw,96px) clamp(20px,6vw,88px) 48px}.link-hub-hero>div,.link-hub-controls,.link-hub-directory{width:min(1240px,100%);margin-inline:auto}.link-hub-hero h1{letter-spacing:-.04em;max-width:900px;margin:12px 0 20px;font-family:Georgia,Times New Roman,serif;font-size:clamp(46px,8vw,88px);font-weight:400;line-height:.98}.link-hub-hero>div>p:not(.eyebrow){max-width:760px;color:var(--muted);margin:0;font-size:clamp(17px,2vw,21px);line-height:1.65}.link-hub-hero small{max-width:780px;color:var(--muted);margin-top:22px;font-size:12px;line-height:1.55;display:block}.link-hub-key{flex-wrap:wrap;gap:10px;margin-top:26px;display:flex}.link-hub-key span{background:#ffffffa8;border:1px solid #b7a99a8c;border-radius:999px;align-items:center;gap:8px;padding:8px 12px;font-size:12px;font-weight:700;display:flex}.status-dot{border-radius:50%;width:8px;height:8px}.status-dot.public{background:#48785c}.status-dot.direct{background:#b38127}.status-dot.internal{background:#665a86}.link-hub-controls{grid-template-columns:1fr 300px;gap:15px;padding:32px 20px;display:grid}.link-hub-controls label{color:var(--muted);letter-spacing:.07em;text-transform:uppercase;gap:8px;font-size:11px;font-weight:800;display:grid}.link-hub-controls input,.link-hub-controls select{width:100%;min-height:54px;color:var(--charcoal);font:inherit;background:#fff;border:1px solid #b7a99aa6;border-radius:12px;padding:13px 15px;font-size:15px}.link-hub-controls input:focus,.link-hub-controls select:focus{border-color:var(--gold);outline:3px solid #c3a15d29}.link-hub-directory{padding:0 20px}.link-result-count{color:var(--muted);margin:0 0 26px;font-size:13px;font-weight:700}.link-category{margin-top:46px}.link-category:first-of-type{margin-top:0}.link-category>h2{margin:0 0 18px;font-family:Georgia,Times New Roman,serif;font-size:clamp(30px,4vw,42px);font-weight:400}.link-card-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;display:grid}.link-card{background:#ffffffc9;border:1px solid #b7a99a85;border-radius:18px;grid-template-rows:auto auto 1fr auto;min-width:0;padding:26px;display:grid;box-shadow:0 14px 32px #2b29270d}.link-card-heading{flex-wrap:wrap;align-items:center;gap:12px;display:flex}.link-card h3{margin:0;font-family:Georgia,Times New Roman,serif;font-size:25px;font-weight:400}.link-card>p{color:var(--muted);margin:15px 0;font-size:14px;line-height:1.55}.link-card code{overflow-wrap:anywhere;color:#62584f;align-self:end;font-family:inherit;font-size:11px}.link-status{letter-spacing:.07em;text-transform:uppercase;border-radius:999px;padding:6px 9px;font-size:9px;font-weight:900}.link-status-public{color:#2f6143;background:#dcebe1}.link-status-direct-link{color:#75551c;background:#f1e3c9}.link-status-internal{color:#51456c;background:#e5e0ef}.link-card-actions{grid-template-columns:1fr 1fr;gap:9px;margin-top:22px;display:grid}.link-card-actions a,.link-card-actions button{border:1px solid var(--charcoal);min-height:46px;font:inherit;cursor:pointer;border-radius:9px;place-items:center;font-size:12px;font-weight:800;display:grid}.link-card-actions a{background:var(--charcoal);color:#fff}.link-card-actions button{color:var(--charcoal);background:0 0}.link-card-actions a:focus-visible,.link-card-actions button:focus-visible{outline-offset:2px;outline:3px solid #c3a15d59}.link-empty{border:1px dashed var(--taupe);text-align:center;border-radius:18px;padding:50px}.link-empty h2{font-family:Georgia,serif;font-size:32px;font-weight:400}@media (width<=720px){.link-hub-controls,.link-card-grid{grid-template-columns:1fr}.link-hub-hero{padding:40px 20px}.link-hub-controls{padding-top:24px}.link-card{padding:22px}.link-card-actions{grid-template-columns:1fr}.link-hub-page{padding-bottom:48px}}.consultation-app{min-height:100vh;color:var(--charcoal);background:#f4f1ec;grid-template-columns:285px 1fr;display:grid}.consultation-sidebar{color:#fff;background:#252422;flex-direction:column;height:100vh;padding:25px 18px;display:flex;position:sticky;top:0}.portal-brand{border-bottom:1px solid #ffffff1c;align-items:center;gap:12px;padding:0 8px 25px;display:flex}.portal-brand>span{border:1px solid var(--gold);width:42px;height:42px;color:var(--gold);border-radius:50%;place-items:center;font-family:Georgia,serif;font-size:15px;display:grid}.portal-brand div,.portal-user div{gap:3px;display:grid}.portal-brand b{font-family:Georgia,serif;font-size:16px;font-weight:400}.portal-brand small,.portal-user small{color:#aaa39b;letter-spacing:.07em;text-transform:uppercase;font-size:9px}.new-consultation{border:1px solid var(--gold);background:var(--gold);color:#211f1c;font:inherit;cursor:pointer;border-radius:10px;margin:22px 0;padding:14px;font-size:12px;font-weight:900}.record-list{gap:7px;display:grid;overflow:auto}.record-list>p{color:#8f8880;letter-spacing:.12em;text-transform:uppercase;margin:6px 8px 8px;font-size:9px;font-weight:900}.record-list>small{color:#aaa39b;padding:10px;font-size:11px}.record-list button{color:#fff;text-align:left;cursor:pointer;background:0 0;border:1px solid #0000;border-radius:10px;gap:5px;padding:13px;display:grid}.record-list button:hover,.record-list button.active{background:#ffffff0e;border-color:#ffffff1c}.record-list button.active{border-left-color:var(--gold)}.record-list b{text-overflow:ellipsis;white-space:nowrap;font-size:12px;overflow:hidden}.record-list span{color:#aaa39b;text-overflow:ellipsis;white-space:nowrap;font-size:10px;overflow:hidden}.record-list .resume-note{color:#817b74;margin:-7px 0 7px;padding:0 8px;font-size:9px;line-height:1.5}.portal-user{border-top:1px solid #ffffff1c;align-items:center;gap:10px;margin-top:auto;padding:18px 8px 0;display:flex}.portal-user>span{width:34px;height:34px;color:var(--charcoal);background:#fff;border-radius:50%;place-items:center;font-size:12px;font-weight:900;display:grid}.portal-user b{font-size:11px}.consultation-workspace{min-width:0}.portal-header{background:#fff;border-bottom:1px solid #d9d2c9;justify-content:space-between;align-items:center;gap:20px;padding:25px clamp(24px,4vw,58px);display:flex}.portal-header>div:first-of-type{min-width:0}.portal-header p{color:#8c6a28;letter-spacing:.1em;text-transform:uppercase;margin:0 0 4px;font-size:9px;font-weight:900}.portal-header h1{text-overflow:ellipsis;white-space:nowrap;margin:0;font-family:Georgia,serif;font-size:clamp(22px,3vw,34px);font-weight:400;overflow:hidden}.sidebar-toggle{background:0 0;border:0;font-size:22px;display:none}.save-controls{flex:none;align-items:center;gap:14px;display:flex}.save-controls span{color:var(--muted);font-size:10px}.save-controls button{background:var(--charcoal);color:#fff;font:inherit;cursor:pointer;border:0;border-radius:9px;padding:12px 17px;font-size:11px;font-weight:800}.consultation-progress{background:#f9f7f3;border-bottom:1px solid #ded7ce;align-items:center;gap:14px;padding:14px clamp(24px,4vw,58px);display:flex}.consultation-progress>div{background:#ded7ce;border-radius:10px;width:150px;height:5px;overflow:hidden}.consultation-progress>div span{background:var(--gold);border-radius:10px;height:100%;transition:width .25s;display:block}.consultation-progress p{color:var(--muted);margin:0;font-size:10px;font-weight:700}.consultation-steps{background:#fff;border-bottom:1px solid #d9d2c9;grid-template-columns:repeat(6,1fr);padding:0 clamp(24px,4vw,58px);display:grid}.consultation-steps button{color:#8b837b;min-height:64px;font:inherit;cursor:pointer;background:0 0;border:0;border-bottom:3px solid #0000;justify-content:center;align-items:center;gap:9px;font-size:10px;font-weight:800;display:flex}.consultation-steps button span{border:1px solid #c7beb5;border-radius:50%;place-items:center;width:22px;height:22px;font-size:9px;display:grid}.consultation-steps button.active{border-bottom-color:var(--gold);color:var(--charcoal)}.consultation-steps button.active span{border-color:var(--charcoal);background:var(--charcoal);color:#fff}.consultation-panel{width:min(1150px,100%);min-height:650px;margin:auto;padding:clamp(34px,5vw,68px) clamp(22px,4vw,52px)}.step-heading{max-width:780px;margin-bottom:38px}.step-heading>p{color:#8c6a28;letter-spacing:.12em;text-transform:uppercase;margin:0 0 10px;font-size:9px;font-weight:900}.step-heading h2{letter-spacing:-.03em;margin:0 0 13px;font-family:Georgia,serif;font-size:clamp(35px,5vw,55px);font-weight:400;line-height:1.02}.step-heading>span{color:var(--muted);font-size:14px;line-height:1.65;display:block}.portal-fields{grid-template-columns:1fr 1fr;gap:18px;display:grid}.portal-fields.single{grid-template-columns:1fr;margin-top:26px}.portal-field{gap:8px;display:grid}.portal-field.full{grid-column:1/-1}.portal-field>span{color:#625b54;letter-spacing:.05em;text-transform:uppercase;font-size:10px;font-weight:900}.portal-field input,.portal-field textarea,.portal-field select,.task-row input,.task-row select{width:100%;min-height:52px;color:var(--charcoal);font:inherit;background:#fff;border:1px solid #cec5bb;border-radius:10px;outline:0;padding:13px 14px;font-size:14px}.portal-field textarea{resize:vertical;min-height:105px}.portal-field input:focus,.portal-field textarea:focus,.portal-field select:focus,.task-row input:focus,.task-row select:focus{border-color:var(--gold);box-shadow:0 0 0 3px #c3a15d24}.capture-bar{flex-wrap:wrap;align-items:center;gap:10px;margin-bottom:25px;display:flex}.capture-bar button,.add-task{border:1px solid var(--charcoal);color:var(--charcoal);font:inherit;cursor:pointer;background:#fff;border-radius:9px;padding:12px 15px;font-size:11px;font-weight:800}.capture-bar button:first-child{background:var(--charcoal);color:#fff}.capture-bar span{color:#6f674f;font-size:11px;font-weight:700}.room-grid{grid-template-columns:1fr 1fr;gap:13px;display:grid}.room-card{background:#fff;border:1px solid #d2cac1;border-radius:13px;gap:9px;padding:18px;display:grid}.room-card b{font-family:Georgia,serif;font-size:18px;font-weight:400}.room-card textarea{resize:vertical;min-height:105px;color:var(--charcoal);font:inherit;border:0;outline:0;padding:0;font-size:12px;line-height:1.55}.task-list{gap:10px;display:grid}.empty-task{text-align:center;background:#fff;border:1px dashed #beb4aa;border-radius:14px;gap:8px;padding:40px;display:grid}.empty-task b{font-family:Georgia,serif;font-size:22px;font-weight:400}.empty-task span{color:var(--muted);font-size:12px}.task-row{grid-template-columns:.85fr 1.7fr .85fr .8fr .7fr 38px;gap:8px;display:grid}.task-row input,.task-row select{min-height:48px;padding:10px;font-size:11px}.task-row button{color:#8d4b3d;cursor:pointer;background:#fff;border:1px solid #d3cbc2;border-radius:9px;font-size:20px}.add-task{margin-top:16px}.marketing-grid{grid-template-columns:repeat(3,1fr);gap:12px;display:grid}.marketing-grid label{cursor:pointer;background:#fff;border:1px solid #d2c9c0;border-radius:13px;align-items:center;gap:12px;min-height:72px;padding:16px;display:flex}.marketing-grid label.selected{border-color:var(--gold);box-shadow:inset 0 0 0 1px var(--gold);background:#fbf6e9}.marketing-grid input{opacity:0;position:absolute}.marketing-grid label>span{color:#0000;border:1px solid #c9c0b7;border-radius:50%;flex:none;place-items:center;width:26px;height:26px;font-size:11px;display:grid}.marketing-grid label.selected>span{border-color:var(--charcoal);background:var(--charcoal);color:#fff}.marketing-grid b{font-size:12px}.plain-language{border-left:3px solid var(--gold);background:#fff;margin-top:28px;padding:26px}.plain-language h3{margin:0 0 14px;font-family:Georgia,serif;font-size:24px;font-weight:400}.plain-language p{color:var(--muted);margin:8px 0;font-size:12px;line-height:1.65}.step-footer{background:#fff;border-top:1px solid #d9d2c9;justify-content:space-between;padding:20px clamp(24px,4vw,58px);display:flex}.step-footer button{min-width:120px;color:var(--charcoal);font:inherit;cursor:pointer;background:#fff;border:1px solid #c8beb5;border-radius:9px;padding:13px 17px;font-size:11px;font-weight:800}.step-footer button.primary{border-color:var(--charcoal);background:var(--charcoal);color:#fff}.step-footer button:disabled{opacity:.35}.seller-roadmap{gap:18px;display:grid}.roadmap-cover,.seller-roadmap section{background:#fff;border:1px solid #d6cec5;border-radius:18px;padding:clamp(28px,5vw,55px)}.roadmap-cover{color:#fff;background:linear-gradient(135deg,#272522 0%,#3a352f 67%,#8c6a28 160%);align-content:end;min-height:330px}.roadmap-cover>p{color:var(--gold);letter-spacing:.12em;text-transform:uppercase;font-size:10px;font-weight:900}.roadmap-cover h2{max-width:700px;margin:12px 0;font-family:Georgia,serif;font-size:clamp(48px,7vw,78px);font-weight:400;line-height:.95}.roadmap-cover h3{color:#e9e3db;margin:0 0 18px;font-size:16px;font-weight:500}.roadmap-cover span{color:#bdb5ac;font-size:10px}.seller-roadmap section>h3{margin:8px 0 20px;font-family:Georgia,serif;font-size:clamp(29px,4vw,42px);font-weight:400}.seller-roadmap section>p:not(.eyebrow){color:var(--muted);font-size:14px;line-height:1.7}.roadmap-facts{background:#ded6cd;grid-template-columns:repeat(3,1fr);gap:1px;display:grid}.roadmap-facts p{color:var(--muted);background:#fff;gap:8px;margin:0;padding:22px;font-size:12px;line-height:1.55;display:grid}.roadmap-facts b{color:var(--charcoal);letter-spacing:.08em;text-transform:uppercase;font-size:9px}.roadmap-tasks{display:grid}.roadmap-tasks>div{border-bottom:1px solid #ded6cd;grid-template-columns:44px 1fr auto;align-items:center;gap:14px;padding:17px 0;display:grid}.roadmap-tasks>div>span{color:#8c6a28;font-family:Georgia,serif;font-size:20px}.roadmap-tasks p{color:var(--muted);gap:4px;margin:0;font-size:12px;display:grid}.roadmap-tasks p b{color:var(--charcoal);font-size:13px}.roadmap-tasks small{color:var(--muted);font-size:9px}.roadmap-marketing{grid-template-columns:1fr 1fr;gap:10px;display:grid}.roadmap-marketing span{background:var(--ivory);border-radius:8px;padding:13px;font-size:11px;font-weight:700}.roadmap-promise{background:var(--cream)!important}.roadmap-promise small{margin-top:28px;font-weight:800;display:block}.roadmap-cover .roadmap-signer{color:#d7cfc6;margin-top:8px;font-size:9px;display:block}@media (width<=980px){.consultation-app{grid-template-columns:1fr}.consultation-sidebar{z-index:20;width:285px;transition:left .2s;position:fixed;left:-300px}.consultation-sidebar.open{left:0;box-shadow:20px 0 50px #0004}.sidebar-toggle{display:block}.portal-header{justify-content:flex-start}.portal-header>div:first-of-type{flex:1}.consultation-steps{grid-template-columns:repeat(6,minmax(110px,1fr));overflow-x:auto}.task-row{grid-template-columns:1fr 1fr}.task-row input:nth-child(2){grid-column:1/-1}.marketing-grid{grid-template-columns:1fr 1fr}}@media (width<=620px){.portal-header{gap:12px;padding:18px 16px}.portal-header h1{max-width:180px;font-size:20px}.save-controls span{display:none}.save-controls button{padding:11px 12px}.consultation-progress{padding:11px 16px}.consultation-progress>div{width:90px}.consultation-panel{padding:35px 16px}.portal-fields,.room-grid,.marketing-grid,.roadmap-facts,.roadmap-marketing{grid-template-columns:1fr}.portal-field.full{grid-column:auto}.step-heading{margin-bottom:28px}.step-heading h2{font-size:38px}.room-card textarea{min-height:85px}.task-row{grid-template-columns:1fr}.task-row input:nth-child(2){grid-column:auto}.step-footer{z-index:10;padding:14px 16px;position:sticky;bottom:0}.step-footer button{min-width:105px}.roadmap-cover,.seller-roadmap section{padding:28px 22px}.roadmap-cover h2{font-size:47px}.roadmap-tasks>div{grid-template-columns:35px 1fr}.roadmap-tasks small{grid-column:2}}@media print{@page{size:letter;margin:.45in}body{background:#fff}.consultation-sidebar,.portal-header,.consultation-progress,.consultation-steps,.step-footer,.consultation-panel>:not(.seller-roadmap){display:none!important}.consultation-app{display:block}.consultation-panel{width:100%;min-height:0;padding:0}.seller-roadmap{display:block}.roadmap-cover,.seller-roadmap section{break-inside:avoid;border-radius:0;margin:0 0 .18in}.roadmap-cover{min-height:8.7in;padding:.55in}.seller-roadmap section{min-height:0;padding:.38in}.seller-roadmap section>h3{font-size:25px}.roadmap-cover h2{font-size:58px}.roadmap-facts p{padding:16px}.roadmap-tasks>div{padding:11px 0}.roadmap-marketing span{padding:9px}}:root{--ivory:#f7f3ed;--cream:#efe8de;--taupe:#b7a99a;--charcoal:#2b2927;--muted:#68615b;--gold:#c3a15d;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--ivory);color:var(--charcoal);margin:0;font-family:Avenir Next,Helvetica Neue,Arial,sans-serif}.photo-guide-nav{grid-template-columns:1fr 1fr;gap:16px;padding-top:54px;padding-bottom:54px;display:grid}.photo-guide-nav a{background:#ffffffb8;border:1px solid #b7a99a99;border-radius:18px;align-content:end;gap:8px;min-height:190px;padding:30px;transition:transform .2s,box-shadow .2s;display:grid}.photo-guide-nav a:hover{transform:translateY(-3px);box-shadow:0 20px 45px #2b292717}.photo-guide-nav span{color:#8c6a28;letter-spacing:.12em;text-transform:uppercase;font-size:10px;font-weight:900}.photo-guide-nav strong{font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,3vw,40px);font-weight:400}.photo-guide-nav small{color:var(--muted);font-size:13px}.photo-guide-section{padding-top:80px;padding-bottom:100px}.photo-guide-heading{grid-template-columns:1.1fr .9fr;align-items:end;gap:clamp(36px,8vw,120px);margin-bottom:52px;display:grid}.photo-guide-heading h2{margin:8px 0 0;font-size:clamp(46px,6vw,78px);line-height:1}.photo-guide-heading>p{color:var(--muted);margin:0;font-size:17px;line-height:1.75}.photo-prep-grid{grid-template-columns:1fr 1fr;gap:14px;display:grid}.photo-prep-grid article{background:#ffffffb8;border:1px solid #b7a99a85;border-radius:16px;grid-template-columns:46px 1fr;gap:18px;padding:28px;display:grid}.photo-prep-grid article>span{border:1px solid var(--gold);color:#8c6a28;border-radius:50%;place-items:center;width:38px;height:38px;font-size:10px;font-weight:900;display:grid}.photo-prep-grid h3{margin:3px 0 9px;font-family:Georgia,Times New Roman,serif;font-size:24px;font-weight:400}.photo-prep-grid p{color:var(--muted);margin:0;font-size:14px;line-height:1.7}.photo-guide-reminder{background:var(--cream);grid-template-columns:.42fr 1fr;align-items:start;gap:40px;display:grid}.photo-guide-reminder>p:last-child{max-width:920px;margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(27px,4vw,45px);line-height:1.2}.photo-day-section{background:var(--charcoal);color:#fff;padding-top:90px;padding-bottom:105px}.photo-guide-heading.light>p{color:#d0c8c0}.photo-day-section .eyebrow{color:var(--gold)}.photo-day-list{grid-template-columns:1fr 1fr;gap:0 50px;margin:0;padding:0;list-style:none;display:grid}.photo-day-list li{border-top:1px solid #ffffff24;grid-template-columns:42px 1fr;align-items:start;gap:15px;padding:20px 0;display:grid}.photo-day-list li>span{color:var(--gold);font-family:Georgia,Times New Roman,serif;font-size:18px}.photo-day-list p{color:#eee8e1;margin:0;font-size:15px;line-height:1.6}@media (width<=760px){.photo-guide-nav,.photo-prep-grid,.photo-guide-heading,.photo-guide-reminder,.photo-day-list{grid-template-columns:1fr}.photo-guide-nav{padding-top:34px;padding-bottom:34px}.photo-guide-nav a{min-height:150px}.photo-guide-section,.photo-day-section{padding-top:62px;padding-bottom:72px}.photo-guide-heading{gap:22px;margin-bottom:36px}.photo-prep-grid article{grid-template-columns:38px 1fr;padding:22px 18px}.photo-guide-reminder{gap:18px}.photo-day-list li{grid-template-columns:36px 1fr}.photo-day-list li:first-child{border-top:0}}.resources-page{background:var(--ivory);min-height:70vh}.resources-hero{background:linear-gradient(135deg, var(--cream), var(--ivory));border-bottom:1px solid #b7a99a73;padding:clamp(64px,9vw,118px) clamp(22px,6vw,88px) 48px}.resources-hero>div,.resource-tabs,.resource-grid,.resource-category-grid,.resources-contact{width:min(1180px,100%);margin-inline:auto}.resources-hero h1{letter-spacing:-.04em;max-width:900px;margin:12px 0 20px;font-family:Georgia,Times New Roman,serif;font-size:clamp(46px,8vw,88px);font-weight:400;line-height:.98}.resources-intro{max-width:770px;color:var(--muted);margin:0;font-size:clamp(18px,2vw,22px);line-height:1.65}.resources-disclaimer{border-left:2px solid var(--gold);max-width:800px;color:var(--muted);margin:24px 0 0;padding-left:18px;font-size:14px;line-height:1.65}.resources-back{color:var(--muted);letter-spacing:.08em;text-transform:uppercase;margin-bottom:32px;font-size:13px;font-weight:700;display:inline-block}.resource-tabs{gap:10px;padding:24px clamp(22px,3vw,38px) 0;display:flex}.resource-tabs a{background:#ffffff8c;border:1px solid #b7a99a99;border-radius:999px;padding:11px 16px;font-size:13px;font-weight:700}.resource-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;padding:34px clamp(22px,3vw,38px) 88px;display:grid}.provider-card{background:#ffffffc2;border:1px solid #b7a99a80;border-radius:18px;min-width:0;padding:28px;box-shadow:0 16px 34px #2b29270d}.provider-badge{background:var(--charcoal);color:var(--white);letter-spacing:.08em;text-transform:uppercase;border-radius:999px;margin-bottom:18px;padding:7px 10px;font-size:10px;font-weight:800;display:inline-block}.provider-category{color:#8c6a28;letter-spacing:.1em;text-transform:uppercase;margin:0 0 9px;font-size:11px;font-weight:800}.provider-card h2{margin:0;font-family:Georgia,Times New Roman,serif;font-size:27px;font-weight:400;line-height:1.12}.provider-card h3{margin:8px 0 0;font-size:15px}.provider-note,.provider-details p{color:var(--muted);font-size:14px;line-height:1.6}.provider-details{border-top:1px solid #b7a99a66;gap:8px;margin-top:22px;padding-top:18px;display:grid}.provider-details a{overflow-wrap:anywhere;color:var(--charcoal);font-size:14px;font-weight:700}.provider-details p{margin:4px 0 0}.resource-category-grid{grid-template-columns:repeat(3,1fr);gap:18px;padding:54px clamp(22px,3vw,38px);display:grid}.resource-category-card{background:#ffffffc2;border:1px solid #b7a99a8c;border-radius:20px;min-height:300px;padding:34px;transition:transform .2s,box-shadow .2s}.resource-category-card:hover{transform:translateY(-4px);box-shadow:0 22px 48px #2b29271a}.resource-category-card>span{color:#8c6a28;letter-spacing:.1em;font-size:12px;font-weight:800}.resource-category-card h2,.resources-contact h2{margin:42px 0 12px;font-family:Georgia,Times New Roman,serif;font-size:38px;font-weight:400}.resource-category-card p{min-height:72px;color:var(--muted);line-height:1.6}.resource-category-card b{font-size:13px}.resources-contact{background:var(--charcoal);color:var(--white);border-radius:22px;margin-bottom:88px;padding:44px}.resources-contact h2{margin:8px 0 10px}.resources-contact a{color:var(--gold);font-size:20px;font-weight:700}.resource-information{width:min(1180px,100%);margin-inline:auto;padding:38px clamp(22px,3vw,38px) 88px}.resource-notice{background:var(--charcoal);color:var(--white);border-radius:20px;gap:12px;margin-bottom:30px;padding:clamp(26px,4vw,42px);display:grid}.resource-notice h2,.resource-notice p{margin:0}.resource-notice h2{font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,4vw,40px);font-weight:400}.resource-notice p{color:#ffffffc2;max-width:900px;line-height:1.65}.resource-notice a{color:var(--gold);font-size:14px;font-weight:700}.resource-notice .fine-print{font-size:13px}.parish-accordion{gap:12px;display:grid}.parish-accordion details{background:#ffffffad;border:1px solid #b7a99a85;border-radius:16px}.parish-accordion summary{cursor:pointer;justify-content:space-between;align-items:center;padding:22px 24px;font-family:Georgia,Times New Roman,serif;font-size:25px;list-style:none;display:flex}.parish-accordion summary::-webkit-details-marker{display:none}.parish-accordion summary span{color:#8c6a28}.parish-accordion details[open] summary span{transform:rotate(45deg)}.parish-panel{padding:0 24px 24px}.parish-note{color:var(--muted);line-height:1.6}.utility-list{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px;display:grid}.utility-list a{background:var(--ivory);border:1px solid #b7a99a73;border-radius:12px;gap:5px;min-width:0;padding:18px 44px 18px 18px;display:grid;position:relative}.utility-list small{color:#8c6a28;letter-spacing:.09em;text-transform:uppercase;font-size:10px;font-weight:800}.utility-list strong,.utility-list span{overflow-wrap:anywhere}.utility-list span{color:var(--muted);font-size:13px}.utility-list b{position:absolute;top:18px;right:18px}.homestead-overview{grid-template-columns:repeat(3,1fr);gap:16px;margin-bottom:30px;display:grid}.homestead-overview article,.assessor-grid article{background:#ffffffb8;border:1px solid #b7a99a80;border-radius:18px;padding:28px}.homestead-overview span{color:#8c6a28;font-size:12px;font-weight:800}.homestead-overview h2,.assessor-grid h2{margin:24px 0 10px;font-family:Georgia,Times New Roman,serif;font-size:28px;font-weight:400}.homestead-overview p,.assessor-grid p{color:var(--muted);line-height:1.6}.assessor-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;display:grid}.assessor-grid h2{margin-top:8px}.assessor-grid a{overflow-wrap:anywhere;margin-top:10px;font-size:14px;font-weight:700;display:block}@media (width<=850px){.resource-grid,.resource-category-grid{grid-template-columns:1fr 1fr}.homestead-overview{grid-template-columns:1fr}}@media (width<=580px){.resource-grid,.resource-category-grid,.utility-list,.assessor-grid{grid-template-columns:1fr}.resource-tabs{overflow-x:auto}.resources-contact{margin-inline:20px}}.mobile-action-bar{display:none}.bio-page{background:radial-gradient(circle at 18% 4%, #c3a15d29, transparent 27rem), var(--ivory);min-height:100vh}.bio-hero{text-align:center;justify-items:center;padding:28px 24px 40px;display:grid}.bio-logo{width:min(210px,54vw)}.bio-logo img{width:100%;height:auto}.bio-portrait{aspect-ratio:4/5;border-radius:210px 210px 26px 26px;width:min(390px,88vw);margin:22px 0 28px;position:relative;overflow:hidden;box-shadow:0 24px 70px #2b292733}.bio-portrait:after{border-radius:inherit;content:"";pointer-events:none;border:1px solid #ffffffb3;position:absolute;inset:0}.bio-portrait img{object-fit:cover;object-position:center 25%}.bio-intro{max-width:710px}.bio-intro h1,.bio-pathways h2{letter-spacing:-.03em;margin:8px 0 14px;font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,7vw,66px);font-weight:400;line-height:1.03}.bio-intro>p:last-child{max-width:610px;color:var(--muted);margin:0 auto;font-size:clamp(17px,2.5vw,20px);line-height:1.65}.bio-proof{flex-wrap:wrap;justify-content:center;gap:10px;margin-top:26px;display:flex}.bio-proof span{background:#ffffff9e;border:1px solid #c3a15d73;border-radius:999px;padding:10px 15px;font-size:13px}.bio-proof strong{color:#8c6a28}.bio-pathways{text-align:center;background:#ffffffc7;border:1px solid #b7a99a6b;border-radius:28px;width:min(760px,100% - 32px);margin:0 auto 72px;padding:clamp(28px,5vw,54px);box-shadow:0 26px 70px #2b292714}.bio-pathways h2{font-size:clamp(32px,5vw,48px)}.bio-link-stack{gap:13px;margin:28px 0 20px;display:grid}.bio-pathway{background:var(--ivory);text-align:left;border:1px solid #b7a99a9e;border-radius:15px;justify-content:space-between;align-items:center;gap:20px;min-height:92px;padding:18px 22px;transition:transform .18s,border-color .18s,box-shadow .18s;display:flex}.bio-pathway:hover,.bio-pathway:focus-visible{border-color:var(--gold);transform:translateY(-2px);box-shadow:0 14px 28px #2b29271a}.bio-pathway-featured{border-color:var(--charcoal);background:var(--charcoal);color:var(--white)}.bio-pathway strong,.bio-pathway small{display:block}.bio-pathway strong{margin-bottom:5px;font-family:Georgia,Times New Roman,serif;font-size:23px;font-weight:400}.bio-pathway small{max-width:570px;color:var(--muted);font-size:14px;line-height:1.45}.bio-pathway-featured small{color:#ffffffb8}.bio-pathway b{color:var(--gold);font-size:24px}.bio-call{border-bottom:1px solid var(--gold);padding:10px 4px;font-size:14px;font-weight:600;display:inline-block}.bio-page .lead-form-section{margin-top:0}.bio-footer{background:var(--charcoal);color:var(--white);text-align:center;justify-items:center;gap:8px;padding:48px 24px;display:grid}.bio-footer img{background:var(--ivory);border-radius:4px;width:170px;height:auto;padding:8px}.bio-footer p,.bio-footer a,.bio-footer small{margin:0}.bio-footer small{color:#ffffff94;max-width:620px;margin-top:12px;line-height:1.5}@media (width<=600px){.bio-hero{padding-left:16px;padding-right:16px}.bio-pathways{border-radius:22px;width:calc(100% - 24px);padding:28px 16px}.bio-pathway{min-height:82px;padding:16px}.bio-pathway small{font-size:13px}}a{color:inherit;text-decoration:none}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline-offset:3px;outline:3px solid #8c6a28}.legal-content a{text-underline-offset:.18em;text-decoration:underline}button,summary,input,select,textarea{accent-color:#76551d}summary{min-height:44px}.skip-link{z-index:1000;background:var(--charcoal);color:var(--white);border-radius:8px;padding:12px 16px;position:fixed;top:12px;left:12px;transform:translateY(-160%)}.skip-link:focus{transform:translateY(0)}img{display:block}.sr-only{clip:rect(0, 0, 0, 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.site-header{z-index:50;-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#f7f3edf0;border-bottom:1px solid #b7a99a80;justify-content:space-between;align-items:center;min-height:94px;padding:10px clamp(24px,4.5vw,68px);display:flex;position:sticky;top:0}.brand{width:186px;height:72px;display:block;overflow:hidden}.brand img{object-fit:contain;width:100%;height:100%}.desktop-nav{align-items:center;gap:clamp(18px,2.1vw,34px);font-size:15px;font-weight:500;display:flex}.desktop-nav a{padding:14px 0;position:relative}.desktop-nav a:after{background:var(--gold);content:"";transform-origin:0;height:2px;transition:transform .18s;position:absolute;bottom:7px;left:0;right:0;transform:scaleX(0)}.desktop-nav a:hover:after,.desktop-nav a:focus-visible:after{transform:scaleX(1)}.nav-group{position:relative}.nav-group-trigger{align-items:center;gap:6px;display:flex}.nav-group-trigger>span{color:#8c6a28;font-size:13px;transition:transform .18s;transform:translateY(-1px)}.nav-group:hover .nav-group-trigger>span,.nav-group:focus-within .nav-group-trigger>span{transform:rotate(180deg)translateY(1px)}.nav-dropdown{z-index:60;opacity:0;pointer-events:none;background:#f7f3edfc;border:1px solid #b7a99a85;border-radius:16px;width:250px;padding:10px;transition:opacity .16s,transform .16s;display:grid;position:absolute;top:calc(100% - 2px);left:50%;transform:translate(-50%,9px);box-shadow:0 22px 50px #2b292729}.nav-group:hover .nav-dropdown,.nav-group:focus-within .nav-dropdown{opacity:1;pointer-events:auto;transform:translate(-50%)}.desktop-nav .nav-dropdown a{color:var(--charcoal);border-radius:9px;padding:12px 13px;font-size:14px;line-height:1.3}.desktop-nav .nav-dropdown a:after{display:none}.desktop-nav .nav-dropdown a:hover,.desktop-nav .nav-dropdown a:focus-visible{background:var(--cream)}.mobile-menu{display:none}.guide-section{background:var(--ivory)}.guide-lede{max-width:760px;color:var(--muted);margin:18px auto 0;font-size:18px;line-height:1.7}.guide-card-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;margin-top:44px;display:grid}.guide-card-grid article{background:#ffffffb8;border:1px solid #b7a99a80;border-radius:20px;min-height:270px;padding:clamp(26px,3vw,36px)}.guide-card-grid article>span{color:#8c6a28;letter-spacing:.12em;font-size:12px;font-weight:800}.guide-card-grid h3{margin:56px 0 12px;font-family:Georgia,Times New Roman,serif;font-size:clamp(25px,2.2vw,32px);font-weight:400;line-height:1.12}.guide-card-grid p{color:var(--muted);margin:0;line-height:1.65}.guide-note{background:var(--cream);grid-template-columns:minmax(200px,.35fr) minmax(0,1fr);gap:42px;display:grid}.guide-note>p:last-child{max-width:900px;margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(23px,3vw,36px);line-height:1.35}.property-status-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.hero{grid-template-columns:minmax(360px,.88fr) minmax(470px,1.12fr);gap:clamp(42px,5vw,78px);min-height:calc(100vh - 94px);padding:34px clamp(28px,4vw,64px) 112px;display:grid;position:relative;overflow:hidden}.hero:before{content:"";pointer-events:none;background:radial-gradient(circle,#efe8def2,#f7f3ed00);border-radius:50%;width:48vw;height:48vw;position:absolute;top:-140px;right:-80px}.hero:after{content:"";pointer-events:none;border:1px solid #b7a99a42;border-radius:130px 130px 0 0;width:260px;height:340px;position:absolute;bottom:8%;right:6%}.hero-portrait{z-index:1;border-radius:42px;min-height:620px;position:relative;overflow:hidden;box-shadow:0 28px 80px #4233241f}.hero-portrait img{object-fit:cover;object-position:center 44%}.hero-copy{z-index:2;align-self:center;max-width:760px;position:relative}.eyebrow{color:#a67d35;letter-spacing:.28em;text-transform:uppercase;margin:0 0 24px;font-size:14px;font-weight:600}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Georgia,Times New Roman,serif;font-weight:400}h1{letter-spacing:-.045em;max-width:780px;margin-bottom:24px;font-size:clamp(58px,6vw,92px);line-height:.98}.hero-lede{max-width:650px;margin-bottom:36px;font-size:clamp(19px,1.6vw,23px);line-height:1.55}.hero-actions{flex-wrap:wrap;gap:18px;display:flex}.button{border:1px solid var(--charcoal);border-radius:12px;justify-content:space-between;align-items:center;min-width:220px;min-height:66px;padding:16px 24px;font-size:17px;font-weight:600;transition:transform .18s,background .18s,color .18s;display:inline-flex}.button span{color:var(--gold);font-size:26px;transition:transform .18s}.button:hover,.button:focus-visible{transform:translateY(-2px)}.button:hover span,.button:focus-visible span{transform:translate(4px)}.button-dark{background:var(--charcoal);color:var(--white)}.button-outline:hover{background:var(--cream)}.button-light{border-color:var(--white);background:var(--white);color:var(--charcoal)}.trust-strip{z-index:3;text-align:center;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);background:#f7f3edeb;border:1px solid #b7a99a8c;border-radius:18px;justify-content:center;align-items:center;gap:clamp(20px,3vw,52px);min-height:62px;padding:16px 26px;font-size:clamp(15px,1.4vw,19px);font-weight:600;display:flex;position:absolute;bottom:28px;left:13%;right:13%}.trust-strip i{background:var(--gold);border-radius:50%;flex:none;width:9px;height:9px}.section{padding:112px clamp(28px,7vw,112px)}.intro{background:var(--white)}.intro-grid{grid-template-columns:1.2fr .8fr;align-items:start;gap:clamp(50px,8vw,130px);display:grid}.intro h2,.section-heading h2,.closing-cta h2{letter-spacing:-.035em;margin-bottom:0;font-size:clamp(44px,5vw,72px);line-height:1.06}.intro-grid>div p{color:var(--muted);font-size:19px;line-height:1.8}.text-link{border-bottom:1px solid var(--gold);margin-top:12px;padding-bottom:6px;font-weight:700;display:inline-block}.pathways{background:var(--cream)}.section-heading{max-width:820px;margin-bottom:58px}.section-heading.centered{text-align:center;margin-left:auto;margin-right:auto}.pathway-grid{grid-template-columns:repeat(3,1fr);gap:22px;display:grid}.pathway-card{background:#ffffff9e;border:1px solid #b7a99aa6;border-radius:24px;flex-direction:column;min-height:390px;padding:34px;transition:transform .18s,box-shadow .18s;display:flex}.pathway-card:hover,.pathway-card:focus-visible{transform:translateY(-6px);box-shadow:0 22px 48px #4233241a}.pathway-card>span{color:var(--gold);letter-spacing:.18em;font-size:14px;font-weight:700}.pathway-card h3{margin:auto 0 18px;font-family:Georgia,Times New Roman,serif;font-size:38px;font-weight:400}.pathway-card p{min-height:94px;color:var(--muted);font-size:16px;line-height:1.65}.pathway-card b{margin-top:20px}.pathway-card.featured{border-color:var(--charcoal);background:var(--charcoal);color:var(--white)}.pathway-card.featured p{color:#ded8d1}.testimonials{background:var(--ivory)}.testimonial-grid{grid-template-columns:repeat(3,1fr);gap:22px;display:grid}.testimonial-grid figure{background:var(--white);border:1px solid #b7a99a80;border-radius:22px;margin:0;padding:34px}.review-stars{color:#a67f32;letter-spacing:.18em;margin-bottom:18px;font-size:17px}.testimonial-grid blockquote{margin:0 0 28px;font-family:Georgia,Times New Roman,serif;font-size:22px;line-height:1.55}.testimonial-grid figcaption{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;font-size:14px;font-weight:700}.testimonial-grid figcaption span{color:var(--muted);letter-spacing:.08em;margin-top:7px;font-size:11px;font-weight:500;display:block}.section-link{text-align:center;margin-top:30px}.reviews-grid{grid-template-columns:repeat(2,1fr)}.review-note{color:var(--muted);text-align:center;margin:24px 0 0;font-size:13px}.faq-section{background:var(--cream);grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);align-items:start;gap:clamp(42px,7vw,100px);display:grid}.faq-heading{position:sticky;top:120px}.faq-heading h2{letter-spacing:-.035em;margin:10px 0 20px;font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,5vw,62px);font-weight:400;line-height:1.05}.faq-heading>p:last-child{max-width:540px;color:var(--muted);font-size:17px;line-height:1.7}.faq-list{border-top:1px solid #2b292740}.faq-list details{border-bottom:1px solid #2b292740}.faq-list summary{cursor:pointer;justify-content:space-between;align-items:center;gap:24px;padding:26px 0;font-family:Georgia,Times New Roman,serif;font-size:clamp(20px,2.2vw,27px);line-height:1.3;list-style:none;display:flex}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary i{color:#8c6a28;flex:none;font-family:Avenir Next,Helvetica Neue,Arial,sans-serif;font-size:25px;font-style:normal;transition:transform .18s}.faq-list details[open] summary i{transform:rotate(45deg)}.faq-list details>p{max-width:720px;color:var(--muted);margin:-4px 42px 28px 0;font-size:16px;line-height:1.75}.faq-list summary:focus-visible{outline:2px solid var(--gold);outline-offset:5px}.closing-cta{background:var(--charcoal);color:var(--white);text-align:center}.closing-cta h2{max-width:880px;margin-left:auto;margin-right:auto}.closing-cta>p:not(.eyebrow){color:#ddd5cc;max-width:620px;margin:24px auto 36px;font-size:19px;line-height:1.7}.site-footer{color:var(--white);background:#211f1e;padding:72px clamp(28px,7vw,112px) 32px}.footer-main{grid-template-columns:1.3fr .7fr 1fr;gap:64px;display:grid}.footer-logo{object-fit:contain;filter:brightness(0)invert();opacity:.9;width:210px;height:98px}.footer-main h3{color:var(--gold);margin:0 0 20px;font-family:Georgia,Times New Roman,serif;font-size:22px;font-weight:400}.footer-main a,.footer-main p{color:#d6cec7;margin:0 0 11px;line-height:1.65;display:block}.footer-legal{color:#aaa29b;border-top:1px solid #ffffff24;justify-content:space-between;gap:40px;margin-top:54px;padding-top:24px;font-size:12px;line-height:1.6;display:flex}.footer-legal p{margin:0}@media (width<=1120px){.desktop-nav{display:none}.mobile-menu{display:block;position:relative}.mobile-menu>summary{cursor:pointer;border:1px solid var(--taupe);border-radius:50%;flex-direction:column;justify-content:center;gap:6px;width:46px;height:46px;padding:10px;list-style:none;display:flex}.mobile-menu>summary::-webkit-details-marker{display:none}.mobile-menu>summary span{background:var(--charcoal);height:1px;display:block}.mobile-menu nav{border:1px solid var(--taupe);background:var(--ivory);border-radius:18px;flex-direction:column;width:min(310px,100vw - 32px);padding:18px;display:flex;position:absolute;top:58px;right:0;box-shadow:0 18px 45px #2b292729}.mobile-menu nav a{border-bottom:1px solid #b7a99a59;padding:13px 10px}.mobile-submenu{border-bottom:1px solid #b7a99a59}.mobile-submenu summary{cursor:pointer;border:0;border-radius:0;justify-content:space-between;align-items:center;gap:16px;width:100%;height:auto;padding:13px 10px;font-weight:700;list-style:none;display:flex}.mobile-submenu summary::-webkit-details-marker{display:none}.mobile-submenu summary span{color:#8c6a28;background:0 0;width:auto;height:auto;font-size:20px;transition:transform .16s}.mobile-submenu[open] summary span{transform:rotate(45deg)}.mobile-submenu>div{padding:0 0 8px 14px;display:grid}.mobile-menu nav .mobile-submenu a{color:var(--muted);border-bottom:0;padding:10px;font-size:14px}.hero{grid-template-columns:.8fr 1.2fr;gap:40px}.hero-portrait{min-height:560px}}@media (width<=800px){.site-header{min-height:78px;padding:6px 18px}.brand{width:150px;height:62px}.guide-card-grid,.property-status-grid,.guide-note{grid-template-columns:1fr}.guide-card-grid article{min-height:0}.guide-card-grid h3{margin-top:32px}.hero{grid-template-columns:1fr;min-height:auto;padding:24px 18px 148px}.hero-portrait{border-radius:28px;min-height:520px}.hero-copy{padding:16px 6px 0}h1{font-size:clamp(52px,15vw,72px)}.hero-actions{flex-direction:column}.button{width:100%}.trust-strip{flex-wrap:wrap;gap:10px 16px;font-size:13px;bottom:24px;left:18px;right:18px}.trust-strip i{width:5px;height:5px}.section{padding:80px 22px}.intro-grid,.pathway-grid,.testimonial-grid,.footer-main{grid-template-columns:1fr}.intro-grid{gap:34px}.pathway-card{min-height:330px}.footer-main{gap:36px}.footer-legal{flex-direction:column;gap:12px}}@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition-duration:.01ms!important}}.seller-showcase-hero{background:var(--charcoal);position:relative}.seller-showcase-image{min-height:min(70vw,760px);position:relative}.seller-showcase-image:after{content:"";background:linear-gradient(#0000 58%,#211f1ecc);position:absolute;inset:0}.seller-showcase-image img{object-fit:cover}.seller-stat-grid{background:var(--charcoal);color:var(--white);grid-template-columns:repeat(4,1fr);display:grid}.seller-stat-grid div{text-align:center;border-right:1px solid #ffffff21;flex-direction:column;justify-content:center;align-items:center;min-height:170px;padding:26px;display:flex}.seller-stat-grid strong{color:var(--gold);font-family:Georgia,Times New Roman,serif;font-size:clamp(42px,4vw,64px);font-weight:400}.seller-stat-grid span{color:#d9d1ca;letter-spacing:.08em;text-transform:uppercase;margin-top:6px;font-size:14px}.seller-intro-grid{background:var(--white);grid-template-columns:1.05fr .95fr;gap:clamp(50px,8vw,130px);display:grid}.seller-intro-grid h2,.visual-story-section h2,.matterport-copy h2,.exposure-copy h2,.communication-heading h2{letter-spacing:-.035em;margin-bottom:0;font-size:clamp(43px,5vw,72px);line-height:1.05}.seller-intro-grid>div:last-child{padding-top:35px}.seller-intro-grid>div:last-child p,.visual-story-section .section-heading>p:last-child,.matterport-copy>p:not(.eyebrow),.exposure-copy>p:not(.eyebrow),.communication-heading>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.8}.listing-advantage-section{background:var(--cream)}.advantage-grid{grid-template-columns:repeat(3,1fr);gap:20px;display:grid}.advantage-grid article{background:#ffffffad;border:1px solid #b7a99a8c;border-radius:22px;min-height:330px;padding:32px}.advantage-grid span,.showing-grid>article>span{color:var(--gold);letter-spacing:.17em;font-size:13px;font-weight:700}.advantage-grid h3,.showing-grid h3{margin:56px 0 16px;font-family:Georgia,Times New Roman,serif;font-size:29px;font-weight:400;line-height:1.15}.advantage-grid p,.showing-grid p{color:var(--muted);line-height:1.7}.visual-story-section{background:var(--white)}.visual-story-section .section-heading{max-width:900px}.property-gallery{grid-template-columns:1.22fr .78fr;gap:18px;display:grid}.property-gallery figure{border-radius:24px;min-height:490px;margin:0;position:relative;overflow:hidden}.property-gallery img{object-fit:cover}.property-gallery figcaption{color:var(--white);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#211f1ed1;border-radius:12px;padding:14px 18px;font-size:14px;position:absolute;bottom:18px;left:18px;right:18px}.staging-section{background:var(--ivory)}.staging-section .section-heading{max-width:930px}.staging-section .section-heading>p:last-child{color:var(--muted);font-size:18px;line-height:1.75}.staging-grid{grid-template-columns:repeat(2,1fr);gap:22px;display:grid}.staging-grid figure{background:var(--white);border:1px solid #b7a99a8c;border-radius:22px;margin:0;overflow:hidden}.staging-image{min-height:390px;position:relative}.staging-image img{object-fit:cover}.staging-grid figcaption{justify-content:space-between;gap:18px;padding:22px 24px;display:flex}.staging-grid figcaption span{color:var(--muted);font-size:13px}.matterport-section{background:var(--charcoal);color:var(--white);grid-template-columns:.78fr 1.22fr;align-items:center;gap:clamp(40px,6vw,90px);display:grid}.matterport-copy>p:not(.eyebrow){color:#d9d1ca}.matterport-copy .text-link{margin-top:18px}.matterport-frame{background:#151414;border:1px solid #ffffff2e;border-radius:24px;min-height:520px;position:relative;overflow:hidden}.matterport-frame iframe{border:0;width:100%;height:100%;position:absolute;inset:0}.exposure-section{background:var(--cream);grid-template-columns:1fr .7fr;align-items:center;gap:clamp(50px,8vw,120px);display:grid}.exposure-copy ul{gap:12px;margin:30px 0;padding:0;list-style:none;display:grid}.exposure-copy li{padding-left:28px;line-height:1.55;position:relative}.exposure-copy li:before{background:var(--gold);content:"";border-radius:50%;width:9px;height:9px;position:absolute;top:.55em;left:0}.exposure-copy small{color:var(--muted);font-size:12px;line-height:1.6;display:block}.analytics-card{background:var(--white);border-radius:28px;justify-self:center;max-width:390px;overflow:hidden;box-shadow:0 26px 60px #4233242b}.analytics-card img{object-fit:cover;object-position:top;width:100%;height:480px}.analytics-card p{flex-direction:column;margin:0;padding:24px;display:flex}.analytics-card strong{font-family:Georgia,Times New Roman,serif;font-size:28px;font-weight:400}.analytics-card span{color:var(--muted);margin-top:5px;font-size:13px}.showing-section{background:var(--white)}.showing-grid{grid-template-columns:repeat(3,1fr);gap:20px;display:grid}.showing-grid article{border-left:3px solid var(--gold);background:var(--ivory);min-height:310px;padding:32px}.communication-section{background:var(--charcoal);color:var(--white);grid-template-columns:.82fr 1.18fr;gap:clamp(50px,8vw,130px);display:grid}.communication-heading>p:not(.eyebrow){color:#d9d1ca}.communication-timeline{border-top:1px solid #ffffff2e}.communication-timeline>div{border-bottom:1px solid #ffffff2e;grid-template-columns:145px 1fr;gap:26px;padding:25px 0;display:grid}.communication-timeline strong{color:var(--gold)}.communication-timeline p{color:#d9d1ca;margin:0;line-height:1.65}.expired-hero{background:var(--charcoal)}.expired-hero-image{min-height:clamp(420px,58vw,760px);position:relative;overflow:hidden}.expired-hero-image:after{content:"";background:linear-gradient(#0000 58%,#1f1c1a80);position:absolute;inset:0}.expired-hero-image img{object-fit:cover}.expired-proof-bar{color:var(--white);grid-template-columns:repeat(3,1fr);display:grid}.expired-proof-bar div{text-align:center;border-right:1px solid #ffffff29;flex-direction:column;justify-content:center;align-items:center;min-height:170px;display:flex}.expired-proof-bar strong{font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,4vw,58px);font-weight:400}.expired-proof-bar span{color:#d8d0c8;letter-spacing:.12em;text-transform:uppercase;margin-top:8px;font-size:12px;font-weight:700}.expired-intro{background:var(--cream);grid-template-columns:.9fr 1.1fr;gap:clamp(45px,8vw,130px);display:grid}.expired-intro h2,.expired-reset h2,.expired-visual h2,.expired-communication h2{letter-spacing:-.035em;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,4vw,64px);font-weight:400;line-height:1.06}.expired-intro>div:last-child{align-self:center}.expired-intro>div:last-child p,.expired-reset-heading>p:not(.eyebrow),.expired-visual-copy>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.expired-reasons{background:var(--white)}.expired-reason-grid{grid-template-columns:repeat(4,1fr);gap:18px;margin-top:52px;display:grid}.expired-reason-grid article{background:var(--cream);border:1px solid #b7a99a8c;border-radius:22px;min-height:330px;padding:30px}.expired-reason-grid article>span,.expired-reset-steps article>span{color:var(--gold);letter-spacing:.12em;font-size:13px;font-weight:800}.expired-reason-grid h3{margin-top:105px;font-size:27px}.expired-reason-grid p,.expired-reset-steps p{color:var(--muted);line-height:1.7}.expired-reset{background:var(--charcoal);color:var(--white);grid-template-columns:.85fr 1.15fr;gap:clamp(48px,8vw,120px);display:grid}.expired-reset-heading{align-self:start}.expired-reset-heading>p:not(.eyebrow){color:#d8d0c8}.expired-reset-steps article{border-bottom:1px solid #ffffff29;grid-template-columns:54px 1fr;gap:24px;padding:26px 0;display:grid}.expired-reset-steps h3{margin:0 0 8px;font-size:25px}.expired-reset-steps p{color:#d8d0c8;margin:0}.expired-marketing-system{background:var(--white)}.expired-marketing-system .section-heading{max-width:900px;margin-left:auto;margin-right:auto}.expired-marketing-system .section-heading>p:last-child{max-width:760px;color:var(--muted);margin:22px auto 0;font-size:18px;line-height:1.75}.expired-marketing-grid{grid-template-columns:repeat(3,1fr);gap:18px;margin-top:54px;display:grid}.expired-marketing-grid article{background:var(--cream);border:1px solid #b7a99a8c;border-radius:22px;min-height:315px;padding:32px}.expired-marketing-grid article>span{color:var(--gold);letter-spacing:.12em;font-size:13px;font-weight:800}.expired-marketing-grid h3{margin-top:82px;font-size:25px}.expired-marketing-grid p{color:var(--muted);line-height:1.7}.expired-matterport,.expired-exposure{grid-template-columns:.8fr 1.2fr;align-items:center;gap:clamp(46px,7vw,110px);display:grid}.expired-matterport{background:var(--charcoal);color:var(--white)}.expired-matterport h2,.expired-exposure h2{letter-spacing:-.035em;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,4vw,62px);font-weight:400;line-height:1.06}.expired-matterport-copy>p:not(.eyebrow){color:#d8d0c8;font-size:18px;line-height:1.75}.expired-matterport .text-link{color:var(--white)}.expired-exposure{background:var(--ivory);grid-template-columns:1.15fr .85fr}.expired-exposure-copy>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.expired-exposure-copy ul{gap:14px;margin:30px 0;padding:0;list-style:none;display:grid}.expired-exposure-copy li{padding-left:27px;line-height:1.6;position:relative}.expired-exposure-copy li:before{color:var(--gold);content:"✓";position:absolute;left:0}.expired-exposure-copy small{color:var(--muted);line-height:1.6}.advertising-network{background:var(--white)}.advertising-network-heading{text-align:center;max-width:870px;margin:0 auto 50px}.advertising-network-heading h2{letter-spacing:-.035em;margin-bottom:22px;font-family:Georgia,Times New Roman,serif;font-size:clamp(42px,4.5vw,68px);font-weight:400;line-height:1.05}.advertising-network-heading>p:last-child{max-width:720px;color:var(--muted);margin:0 auto;font-size:18px;line-height:1.7}.placement-wall{border-top:1px solid #b7a99a8c;border-left:1px solid #b7a99a8c;grid-template-columns:repeat(4,1fr);display:grid}.placement-wall div{color:#373330;letter-spacing:-.03em;text-align:center;border-bottom:1px solid #b7a99a8c;border-right:1px solid #b7a99a8c;justify-content:center;align-items:center;min-height:118px;padding:18px;font-family:Arial,Helvetica,sans-serif;font-size:clamp(18px,2vw,28px);font-weight:800;display:flex}.placement-wall div:nth-child(4n+2){font-family:Georgia,Times New Roman,serif;font-weight:700}.placement-disclaimer{max-width:900px;color:var(--muted);text-align:center;margin:24px auto 0;font-size:12px;line-height:1.65}.institutional-trust{background:var(--charcoal);color:var(--white);border-radius:24px;grid-template-columns:.55fr 1fr 1.15fr;align-items:center;gap:34px;margin-top:62px;padding:clamp(34px,5vw,60px);display:grid}.institutional-trust>span{color:var(--gold);letter-spacing:.13em;text-transform:uppercase;font-size:12px;font-weight:800}.institutional-trust strong{font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,3vw,43px);font-weight:400;line-height:1.1}.institutional-trust p{color:#d8d0c8;margin:0;line-height:1.7}.expired-visual{background:var(--cream)}.expired-visual-copy{max-width:780px;margin-bottom:50px}.expired-before-after{grid-template-columns:1fr 1fr;gap:22px;display:grid}.expired-before-after figure{background:var(--white);border-radius:22px;margin:0;overflow:hidden}.expired-before-after figure>div{aspect-ratio:16/9;position:relative}.expired-before-after img{object-fit:cover}.expired-before-after figcaption{letter-spacing:.09em;text-transform:uppercase;padding:20px 24px;font-size:13px;font-weight:800}.expired-communication{background:var(--white);grid-template-columns:.85fr 1.15fr;gap:clamp(48px,8vw,120px);display:grid}.expired-communication-list p{border-bottom:1px solid #b7a99aa6;grid-template-columns:145px 1fr;gap:24px;margin:0;padding:24px 0;display:grid}.expired-communication-list strong{color:var(--gold);letter-spacing:.08em;text-transform:uppercase;font-size:13px}.expired-communication-list span{color:var(--muted);line-height:1.65}@media (width<=900px){body{padding-bottom:calc(68px + env(safe-area-inset-bottom))}.mobile-action-bar{z-index:100;padding:8px max(12px, env(safe-area-inset-right)) calc(8px + env(safe-area-inset-bottom)) max(12px, env(safe-area-inset-left));-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);background:#f7f3edf5;border-top:1px solid #b7a99ab3;grid-template-columns:.9fr 1.1fr;gap:1px;display:grid;position:fixed;bottom:0;left:0;right:0;box-shadow:0 -10px 30px #2b29271f}.mobile-action-bar a{border:1px solid var(--charcoal);min-height:48px;color:var(--charcoal);letter-spacing:.04em;text-align:center;justify-content:center;align-items:center;padding:10px 14px;font-size:13px;font-weight:700;display:flex}.mobile-action-bar a:last-child{background:var(--charcoal);color:var(--white)}.mobile-action-bar a:focus-visible{outline:2px solid var(--gold);outline-offset:2px}.seller-stat-grid{grid-template-columns:repeat(2,1fr)}.seller-intro-grid,.matterport-section,.exposure-section,.expired-intro,.expired-reset,.expired-matterport,.expired-exposure,.expired-communication,.communication-section{grid-template-columns:1fr}.advantage-grid,.expired-reason-grid,.expired-marketing-grid,.showing-grid,.placement-wall{grid-template-columns:repeat(2,1fr)}.institutional-trust,.property-gallery,.expired-before-after,.staging-grid{grid-template-columns:1fr}.seller-intro-grid>div:last-child{padding-top:0}.matterport-frame{min-height:460px}}@media (width<=600px){.seller-showcase-image{min-height:430px}.seller-stat-grid div{min-height:130px;padding:18px 12px}.seller-stat-grid span{font-size:11px}.advantage-grid,.expired-reason-grid,.expired-marketing-grid,.showing-grid,.expired-proof-bar{grid-template-columns:1fr}.placement-wall div{min-height:94px}.expired-proof-bar div{border-bottom:1px solid #ffffff29;border-right:0;min-height:125px}.expired-communication-list p{grid-template-columns:1fr;gap:8px}.property-gallery figure,.staging-image{min-height:300px}.staging-grid figcaption{flex-direction:column;gap:5px}.matterport-frame{min-height:330px}.analytics-card img{height:420px}.communication-timeline>div{grid-template-columns:1fr;gap:8px}}.interior-hero{background:radial-gradient(circle at 82% 18%, #efe8def2, transparent 35%), var(--ivory);grid-template-columns:1.08fr .92fr;align-items:end;gap:clamp(48px,8vw,130px);min-height:570px;padding:120px clamp(28px,7vw,112px) 96px;display:grid;position:relative;overflow:hidden}.interior-hero:after{content:"";border:1px solid #b7a99a59;border-radius:160px 160px 0 0;width:320px;height:390px;position:absolute;bottom:-110px;right:7%}.interior-hero>*{z-index:1;position:relative}.interior-hero h1{margin-bottom:0}.interior-intro{padding-bottom:12px}.interior-intro>p{color:var(--muted);font-size:clamp(19px,1.6vw,23px);line-height:1.65}.interior-intro .hero-actions{margin-top:32px}.interior-section{background:var(--white)}.steps-grid{grid-template-columns:repeat(3,1fr);gap:20px;display:grid}.steps-grid article{background:var(--ivory);border:1px solid #b7a99a80;border-radius:20px;min-height:285px;padding:30px}.steps-grid span,.two-path-grid>article>span,.focus-grid span{color:var(--gold);letter-spacing:.17em;font-size:13px;font-weight:700}.steps-grid h3,.two-path-grid h3,.focus-grid h3{margin:62px 0 15px;font-family:Georgia,Times New Roman,serif;font-size:29px;font-weight:400;line-height:1.12}.steps-grid p,.two-path-grid p{color:var(--muted);line-height:1.7}.two-path-section,.investment-focus{background:var(--cream)}.buyer-trust-bar{background:var(--taupe);grid-template-columns:repeat(3,1fr);gap:1px;padding:0 clamp(28px,7vw,112px);display:grid}.buyer-trust-bar div{background:var(--charcoal);min-height:150px;color:var(--white);text-align:center;flex-direction:column;justify-content:center;align-items:center;padding:28px;display:flex}.buyer-trust-bar strong{font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,3vw,44px);font-weight:400}.buyer-trust-bar span{color:#d6cec7;letter-spacing:.11em;text-transform:uppercase;margin-top:8px;font-size:12px;font-weight:700}.buyer-closing-experience{background:var(--cream);grid-template-columns:1.05fr .95fr;align-items:center;gap:clamp(48px,8vw,120px);display:grid}.buyer-video-copy h2,.buyer-financing-heading h2,.buyer-analysis-section h2{letter-spacing:-.035em;margin-bottom:24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,4.5vw,66px);font-weight:400;line-height:1.06}.buyer-video-copy>p:not(.eyebrow),.buyer-financing-heading>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.buyer-video-copy .experience-note{border-top:1px solid #b7a99aa6;margin-top:28px;padding-top:20px;font-size:12px!important;line-height:1.65!important}.buyer-video-frame{background:var(--charcoal);border-radius:32px;max-width:470px;margin:0 auto;padding:12px;box-shadow:0 28px 70px #2e251d33}.buyer-video-frame video{background:#111;border-radius:22px;width:100%;max-height:720px;display:block}.buyer-advantage-section{background:var(--white)}.buyer-advantage-grid{grid-template-columns:repeat(3,1fr);gap:18px;margin-top:48px;display:grid}.buyer-advantage-grid article{background:var(--cream);border:1px solid #b7a99a8c;border-radius:22px;min-height:310px;padding:30px}.buyer-advantage-grid article>span{color:var(--gold);letter-spacing:.12em;font-size:13px;font-weight:800}.buyer-advantage-grid h3{margin-top:88px;font-size:25px}.buyer-advantage-grid p,.financing-path-grid p{color:var(--muted);line-height:1.7}.buyer-financing-section{background:var(--charcoal);color:var(--white)}.buyer-financing-heading{grid-template-columns:.75fr 1fr;align-items:end;gap:28px 70px;display:grid}.buyer-financing-heading .eyebrow{grid-column:1/-1}.buyer-financing-heading h2{margin:0}.buyer-financing-heading>p:not(.eyebrow){color:#d8d0c8}.financing-path-grid{background:#ffffff2e;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:52px;display:grid}.financing-path-grid article{background:var(--charcoal);min-height:220px;padding:30px}.financing-path-grid h3{color:var(--gold);margin:0 0 52px;font-size:22px}.financing-path-grid p{color:#d8d0c8;margin:0}.buyer-financing-section .disclaimer{color:#bdb4ac}.buyer-analysis-section{background:var(--ivory);grid-template-columns:.85fr 1.15fr;gap:clamp(48px,8vw,120px);display:grid}.buyer-analysis-list p{border-bottom:1px solid #b7a99aa6;grid-template-columns:150px 1fr;gap:26px;margin:0;padding:24px 0;display:grid}.buyer-analysis-list strong{color:var(--gold);letter-spacing:.08em;text-transform:uppercase;font-size:13px}.buyer-analysis-list span{color:var(--muted);line-height:1.65}.two-path-grid{grid-template-columns:1fr 1fr;gap:24px;display:grid}.two-path-grid article{background:var(--white);border:1px solid #b7a99a8c;border-radius:26px;padding:clamp(32px,4vw,58px)}.two-path-grid h3{margin-top:72px;font-size:clamp(34px,3vw,48px)}.disclaimer{max-width:880px;color:var(--muted);margin:26px 0 0;font-size:12px;line-height:1.7}.seller-proof{background:var(--cream);grid-template-columns:1fr 1fr;gap:clamp(50px,8vw,130px);display:grid}.seller-proof h2,.about-story h2,.contact-grid h2,.contact-details h2{letter-spacing:-.03em;margin-bottom:24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,4vw,62px);font-weight:400;line-height:1.08}.proof-list p{border-bottom:1px solid #b7a99aa6;margin:0;padding:20px 0;font-size:18px;font-weight:600}.focus-grid{grid-template-columns:repeat(4,1fr);gap:18px;display:grid}.focus-grid article{background:#ffffffad;border:1px solid #b7a99a8c;border-radius:22px;min-height:290px;padding:28px}.focus-grid h3{margin-top:128px}.investment-video-section{background:var(--cream);grid-template-columns:.82fr 1.18fr;align-items:center;gap:clamp(48px,8vw,120px);display:grid}.investment-video-copy h2{letter-spacing:-.035em;margin-bottom:24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,4.5vw,66px);font-weight:400;line-height:1.06}.investment-video-copy>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.investment-video-copy .experience-note{border-top:1px solid #b7a99aa6;margin-top:26px;padding-top:20px;font-size:12px!important;line-height:1.65!important}.investment-video-frame{background:var(--charcoal);border-radius:28px;padding:12px;box-shadow:0 28px 70px #2e251d2e}.investment-video-frame video{background:#111;border-radius:18px;width:100%;display:block}.about-story{background:var(--white);grid-template-columns:.85fr 1.15fr;gap:clamp(48px,8vw,130px);display:grid}.about-image{border-radius:36px;min-height:700px;position:relative;overflow:hidden}.about-image img{object-fit:cover;object-position:center 40%}.about-story>div:last-child{align-self:center}.about-story>div:last-child>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.8}.credentials{background:var(--taupe);grid-template-columns:repeat(4,1fr);gap:1px;padding-top:0;padding-bottom:0;display:grid}.credentials div{background:var(--cream);text-align:center;flex-direction:column;justify-content:center;align-items:center;min-height:230px;display:flex}.credentials strong{font-family:Georgia,Times New Roman,serif;font-size:52px;font-weight:400}.credentials span{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;margin-top:10px;font-size:13px;font-weight:700}.about-primary-image{background:0 0;border-radius:0;min-height:0;margin:0;overflow:visible}.about-image-frame{background:var(--cream);border-radius:36px;min-height:620px;position:relative;overflow:hidden}.about-image-frame img{object-position:center}.about-primary-image figcaption{color:var(--muted);margin-top:14px;padding:0 4px;font-size:12px;line-height:1.45}.about-biography,.media-recognition,.professional-affiliations{grid-template-columns:.72fr 1.28fr;gap:clamp(48px,8vw,130px);display:grid}.about-biography{background:var(--cream)}.about-biography .section-heading,.media-recognition .section-heading{align-self:start}.about-biography h2,.media-recognition h2,.professional-affiliations h2{letter-spacing:-.03em;font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,4vw,62px);font-weight:400;line-height:1.08}.about-biography-copy{columns:2;column-gap:42px}.about-biography-copy p,.professional-affiliations>div:last-child>p{color:var(--muted);margin-top:0;font-size:17px;line-height:1.82}.about-biography-copy p{break-inside:avoid;margin-bottom:24px}.media-recognition{background:var(--white)}.media-recognition-grid{gap:16px;display:grid}.media-recognition-grid article{background:var(--cream);border:1px solid #b7a99a8c;border-radius:22px;padding:clamp(26px,3vw,40px)}.media-recognition-grid article>span{color:var(--gold-dark);letter-spacing:.15em;font-size:12px;font-weight:800}.media-recognition-grid h3{margin:12px 0;font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,3vw,40px);font-weight:400}.media-recognition-grid p,.media-recognition-grid small{color:var(--muted);line-height:1.7}.media-recognition-grid small{margin-top:12px;display:block}.media-links,.profile-links{flex-wrap:wrap;gap:10px 20px;margin-top:20px;display:flex}.media-links a,.profile-links a{color:var(--charcoal);text-underline-offset:4px;font-size:13px;font-weight:800;text-decoration:underline}.professional-affiliations{background:var(--charcoal);color:#fff}.professional-affiliations .eyebrow{color:var(--gold)}.professional-affiliations>div:last-child>p{color:#d8d1c9}.professional-affiliations .profile-links-label{color:#fff;letter-spacing:.14em;text-transform:uppercase;margin-top:32px;font-size:11px;font-weight:800}.professional-affiliations .profile-links a{color:#fff}.social-follow{background:var(--charcoal);color:#fff;border-bottom:1px solid #ffffff24;grid-template-columns:.7fr 1.3fr;align-items:end;gap:clamp(34px,7vw,100px);padding:68px clamp(28px,7vw,112px);display:grid}.social-follow .eyebrow{color:var(--gold)}.social-follow h2{letter-spacing:-.035em;margin:10px 0 0;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,5vw,68px);font-weight:400}.social-follow nav{background:#fff3;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;display:grid}.social-follow a{background:var(--charcoal);justify-content:space-between;align-items:center;min-height:74px;padding:18px 22px;font-size:15px;font-weight:800;transition:background .16s,color .16s;display:flex}.social-follow a:hover,.social-follow a:focus-visible{background:var(--gold);color:var(--charcoal)}.contact-grid{background:var(--cream);grid-template-columns:repeat(3,1fr);gap:24px;display:grid}.contact-grid article{background:var(--white);border:1px solid #b7a99a8c;border-radius:26px;padding:clamp(34px,5vw,68px)}.contact-grid h2{overflow-wrap:anywhere;font-size:clamp(29px,3vw,46px)}.contact-grid article>p:not(.eyebrow){max-width:520px;color:var(--muted);margin-bottom:32px;line-height:1.7}.contact-details{background:var(--white);grid-template-columns:1fr 1fr;gap:24px;display:grid}.contact-details>div{border-left:2px solid var(--gold);padding:36px}.contact-details p:last-child{color:var(--muted);font-size:18px;line-height:1.7}.lead-form-section{background:var(--cream);grid-template-columns:.82fr 1.18fr;align-items:start;gap:clamp(48px,8vw,120px);display:grid}.lead-form-intro{position:sticky;top:130px}.lead-form-intro h2{letter-spacing:-.035em;margin-bottom:24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(42px,4.5vw,66px);font-weight:400;line-height:1.06}.lead-form-intro>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.office-first{border-top:1px solid #b7a99abf;border-bottom:1px solid #b7a99abf;flex-direction:column;gap:8px;margin-top:34px;padding:22px 0;display:flex}.office-first span{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;font-size:13px;font-weight:700}.office-first a{font-family:Georgia,Times New Roman,serif;font-size:24px}.direct-contact-links{flex-direction:column;gap:8px;display:flex}.lead-form{background:var(--white);border:1px solid #b7a99aa6;border-radius:28px;flex-direction:column;gap:22px;padding:clamp(28px,4vw,52px);display:flex;box-shadow:0 22px 56px #42332414}.form-row{grid-template-columns:1fr 1fr;gap:18px;display:grid}.lead-form label{flex-direction:column;gap:9px;font-size:14px;font-weight:700;display:flex}.lead-form label small{color:var(--muted);font-size:12px;font-weight:400;line-height:1.5}.optional-label{color:var(--muted);font-weight:400}.lead-form input,.lead-form select,.lead-form textarea{width:100%;min-height:54px;color:var(--charcoal);font:inherit;background:#fffdfa;border:1px solid #68615b6b;border-radius:10px;outline:none;padding:13px 15px;font-weight:400}.lead-form textarea{resize:vertical;min-height:130px}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px #c3a15d29}.consent-field{grid-template-columns:20px 1fr;line-height:1.55;color:var(--muted)!important;gap:12px!important;font-size:12px!important;font-weight:400!important;display:grid!important}.consent-field input{width:18px;min-height:18px;margin:1px 0 0}.form-submit{cursor:pointer;border:0;width:100%}.form-submit:disabled{cursor:default;opacity:.78}.form-status p{border-radius:9px;margin:0;padding:14px 16px;line-height:1.55}.success-message{color:#2f6134;background:#edf5ed}.error-message{color:#8b3434;background:#f9eded}.error-message a{text-decoration:underline}.foreclosure-intro{background:var(--white);grid-template-columns:.9fr 1.1fr;gap:clamp(48px,8vw,120px);display:grid}.foreclosure-intro h2,.short-sale-copy h2,.dignity-section h2{letter-spacing:-.035em;margin:10px 0 24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(42px,5vw,70px);font-weight:400;line-height:1.05}.foreclosure-copy p,.short-sale-copy p,.dignity-section>p:last-child{color:var(--muted);font-size:18px;line-height:1.78}.foreclosure-copy .text-link{margin-top:14px;display:inline-block}.short-sale-section{background:var(--cream);grid-template-columns:1fr .92fr;align-items:center;gap:clamp(44px,7vw,100px);display:grid}.sfr-certificate{background:var(--white);border:1px solid #b7a99aa6;border-radius:20px;margin:0;padding:18px;box-shadow:0 22px 55px #4233241a}.sfr-certificate img{border-radius:10px;width:100%;height:auto;display:block}.sfr-certificate figcaption{color:var(--muted);padding:15px 4px 2px;font-size:12px;line-height:1.55}.dignity-section{text-align:center;background:var(--charcoal);max-width:none;color:var(--white)}.dignity-section>*{width:min(920px,100%);margin-inline:auto}.dignity-section .eyebrow{color:var(--gold)}.dignity-section>p:last-child{color:#d4cdc5}.foreclosure-disclaimer{background:var(--ivory);padding-top:30px;padding-bottom:30px}.foreclosure-disclaimer p{width:min(1000px,100%);color:var(--muted);text-align:center;margin:0 auto;font-size:11px;line-height:1.7}@media (width<=900px){.foreclosure-intro,.short-sale-section{grid-template-columns:1fr}}.review-cta{background:var(--ivory);border-top:1px solid #b7a99aa6;border-bottom:1px solid #b7a99aa6;grid-template-columns:minmax(0,1fr) auto;align-items:end;gap:36px;margin-top:0;display:grid}.review-cta h2{letter-spacing:-.035em;margin:12px 0 16px;font-family:Georgia,Times New Roman,serif;font-size:clamp(38px,4vw,60px);font-weight:400;line-height:1.05}.review-cta>div>p:last-child{max-width:680px;color:var(--muted);font-size:17px;line-height:1.7}.review-cta .button{white-space:nowrap}.consent-field a{color:var(--charcoal);text-underline-offset:2px;text-decoration:underline}.footer-legal nav,.bio-legal-links{flex-wrap:wrap;gap:10px 20px;display:flex}.footer-legal nav a,.bio-legal-links a{text-underline-offset:3px;text-decoration:underline}.legal-page{background:var(--ivory);min-height:70vh}.legal-hero{border-bottom:1px solid #b7a99aa6;padding:clamp(72px,9vw,132px) clamp(24px,8vw,128px) 56px}.legal-hero h1{letter-spacing:-.045em;max-width:900px;margin:18px 0 24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(48px,7vw,88px);font-weight:400;line-height:1}.legal-hero>p:not(.eyebrow){max-width:760px;color:var(--muted);font-size:18px;line-height:1.7}.legal-hero small{color:var(--muted);margin-top:24px;display:block}.legal-content{max-width:920px;margin:0 auto;padding:64px 24px 112px}.legal-content section{border-bottom:1px solid #b7a99a80;padding:32px 0}.legal-content h2{margin-bottom:16px;font-family:Georgia,Times New Roman,serif;font-size:clamp(28px,3vw,38px);font-weight:400}.legal-content p,.legal-content li{color:var(--muted);font-size:16px;line-height:1.8}.legal-content ul{gap:9px;margin:14px 0 0;padding-left:24px;display:grid}.legal-content a{color:var(--charcoal);text-underline-offset:3px;text-decoration:underline}@media (width<=900px){.interior-hero,.seller-proof,.buyer-closing-experience,.buyer-analysis-section,.about-story,.about-biography,.media-recognition,.professional-affiliations{grid-template-columns:1fr}.about-biography-copy{columns:1}.social-follow,.lead-form-section,.faq-section{grid-template-columns:1fr}.faq-heading{position:static}.review-cta{grid-template-columns:1fr;align-items:start}.review-cta .button{width:fit-content}.lead-form-intro{position:static}.buyer-trust-bar,.investment-video-section{grid-template-columns:1fr}.buyer-advantage-grid,.financing-path-grid{grid-template-columns:repeat(2,1fr)}.buyer-financing-heading{grid-template-columns:1fr}.buyer-financing-heading .eyebrow{grid-column:auto}.interior-hero{min-height:auto;padding-top:82px}.steps-grid,.focus-grid,.credentials{grid-template-columns:1fr 1fr}.contact-grid{grid-template-columns:1fr}}@media (width<=650px){.two-path-grid,.steps-grid,.focus-grid,.credentials,.contact-grid,.contact-details,.form-row,.buyer-advantage-grid,.financing-path-grid{grid-template-columns:1fr}.buyer-analysis-list p{grid-template-columns:1fr;gap:8px}.about-image{min-height:0}.about-primary-image{width:min(100%,420px);margin-inline:auto}.about-image-frame{aspect-ratio:1;border-radius:26px;min-height:0}.about-story{gap:44px;padding-top:48px;padding-bottom:64px}.interior-hero{gap:22px;padding:46px 22px 50px}.interior-hero:after{display:none}.interior-hero h1{font-size:clamp(42px,12vw,58px);line-height:1.02}.interior-intro{padding-bottom:0}.interior-intro>p{font-size:17px;line-height:1.55}.interior-intro .hero-actions{margin-top:22px}.social-follow{padding:54px 22px}.social-follow nav{grid-template-columns:1fr}.social-follow a{min-height:60px}.credentials div{min-height:180px}}.aeo-author-box,.aeo-sources{color:#45413c;background:#f7f4ee;border-left:3px solid #a88445;width:min(1180px,100% - 3rem);margin:2rem auto;padding:1.25rem 1.5rem}.aeo-author-box p,.aeo-sources p{margin:.25rem 0}.aeo-author-box a,.aeo-sources a{color:inherit;text-underline-offset:3px;text-decoration-thickness:1px}.aeo-sources ul{margin:.75rem 0 0;padding-left:1.25rem}.aeo-sources li+li{margin-top:.45rem}@property --tw-outline-style{syntax:"*";inherits:false;initial-value:solid}.brokerage-compliance-footer{color:#fff;text-align:center;background:#111a16;border-top:1px solid #ffffff29;flex-wrap:wrap;justify-content:center;align-items:center;gap:8px 18px;padding:22px 28px;font-family:Arial,sans-serif;font-size:11px;line-height:1.5;display:flex}.brokerage-compliance-footer strong{font-family:Georgia,Times New Roman,serif;font-size:15px;font-weight:400}.brokerage-compliance-footer span{color:#c8d1cb;letter-spacing:.08em;text-transform:uppercase;font-size:9px;font-weight:900}.brokerage-compliance-footer address{color:#e0e5e2;font-style:normal}.brokerage-compliance-footer a{color:#fff;font-weight:800;text-decoration:none}@media (width<=700px){.brokerage-compliance-footer{flex-direction:column;padding:24px 20px 82px}}.prelisting{--ink:#171715;--paper:#f3eee6;--gold:#d3af65;background:var(--ink);min-height:100vh;color:var(--ink);font-family:Avenir Next,Helvetica Neue,Arial,sans-serif}.prelisting *{box-sizing:border-box}.prelisting .story-progress{z-index:100;background:#ffffff2e;width:100%;height:3px;position:fixed;top:0;left:0}.prelisting .story-progress span{background:var(--gold);height:100%;transition:width .4s;display:block}.begin-screen{z-index:90;color:#fff;background:#181715;transition:opacity .8s,visibility .8s;position:fixed;inset:0;overflow:hidden}.is-started .begin-screen{visibility:hidden;opacity:0;pointer-events:none}.begin-photo{background:url(/pre-listing/waterfront-living.jpg) 50%/cover;animation:16s ease-in-out infinite alternate beginZoom;position:absolute;inset:-5%}.begin-shade{background:linear-gradient(#0003,#0001 35%,#000c);position:absolute;inset:0}.begin-logo{filter:brightness(0)invert();width:min(280px,60vw);position:absolute;top:30px;left:50%;transform:translate(-50%)}.begin-copy{max-width:800px;position:absolute;bottom:8vh;left:7vw;right:7vw}.begin-copy>p,.story-kicker{color:var(--gold);letter-spacing:.2em;text-transform:uppercase;margin:0 0 18px;font-size:11px;font-weight:900}.begin-copy h1,.story h2{letter-spacing:-.045em;margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(50px,8vw,108px);font-weight:400;line-height:.94}.begin-copy button{color:#fff;font:inherit;letter-spacing:.08em;text-transform:uppercase;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);cursor:pointer;background:#ffffff12;border:1px solid #fff8;border-radius:999px;align-items:center;gap:35px;margin-top:34px;padding:17px 22px;font-size:13px;font-weight:800;display:flex}.begin-copy button span{font-size:20px}.begin-copy small{color:#ffffff9c;letter-spacing:.08em;text-transform:uppercase;margin-top:14px;font-size:10px;display:block}@keyframes beginZoom{to{transform:scale(1.08)}}.story{background:var(--paper);scroll-snap-align:start;min-height:100svh;display:grid;position:relative;overflow:hidden}.prelisting.is-started{scroll-snap-type:y proximity}.story-copy{z-index:2;align-self:center;max-width:860px;padding:clamp(60px,8vw,120px);position:relative}.story-copy>p:not(.story-kicker){color:#5e5851;max-width:720px;margin:30px 0 0;font-size:clamp(17px,1.6vw,22px);line-height:1.7}.story-copy.light{color:#fff}.story-copy.light>p:not(.story-kicker){color:#f2eee8}.story-welcome video{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.video-shade,.closing-overlay{background:linear-gradient(90deg,#0c0c0be8 0%,#0c0c0b85 55%,#0c0c0b2c);position:absolute;inset:0}.story-welcome .story-copy{align-self:end;max-width:1000px}.story-welcome .story-copy a{color:#fff;letter-spacing:.12em;text-transform:uppercase;gap:20px;margin-top:35px;font-size:12px;font-weight:800;display:inline-flex}.story-proof{grid-template-columns:.82fr 1.18fr}.proof-portrait{background:#ded6ca;min-height:100svh;position:relative}.proof-portrait img{object-fit:cover;object-position:center top;width:100%;height:100%;position:absolute;inset:0}.proof-numbers{background:#c7bbaa;grid-template-columns:repeat(3,1fr);gap:1px;margin:44px 0;display:grid}.proof-numbers div{background:var(--paper);gap:8px;padding:24px 15px;display:grid}.proof-numbers strong{font-family:Georgia,serif;font-size:clamp(30px,4vw,52px);font-weight:400}.proof-numbers span{color:#786f66;letter-spacing:.11em;text-transform:uppercase;font-size:9px;font-weight:900}.story-gallery{color:#fff;background:#171715;align-content:center}.gallery-track{gap:14px;width:max-content;animation:40s linear infinite galleryMove;display:flex}.gallery-track img{object-fit:cover;border-radius:3px;width:min(68vw,560px);height:48vh;min-height:320px}.gallery-panel{z-index:2;-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);background:#201f1de8;width:min(850px,86vw);margin:-40px 0 0 8vw;padding:clamp(30px,5vw,60px);position:relative}.gallery-panel h2{font-size:clamp(40px,6vw,75px)}.gallery-panel>p:last-child{color:#d5cec4;max-width:700px;font-size:17px;line-height:1.65}@keyframes galleryMove{to{transform:translate(calc(-50% - 7px))}}.story-plan{align-content:center;padding:clamp(70px,8vw,120px) clamp(22px,6vw,90px)}.plan-heading{grid-template-columns:.4fr 1.6fr;align-items:start;gap:30px;display:grid}.plan-heading h2{font-size:clamp(47px,7vw,90px)}.plan-grid{border-top:1px solid #c9bfb2;border-left:1px solid #c9bfb2;grid-template-columns:repeat(4,1fr);margin-top:70px;display:grid}.plan-grid article{border-bottom:1px solid #c9bfb2;border-right:1px solid #c9bfb2;min-height:310px;padding:27px}.plan-grid article>span{color:#9b762e;font-size:10px;font-weight:900}.plan-grid h3{margin:80px 0 18px;font-family:Georgia,serif;font-size:29px;font-weight:400}.plan-grid p{color:#665f57;font-size:14px;line-height:1.65}.story-reach{background:#d9d0c3;grid-template-columns:1.12fr .88fr}.story-reach>img{object-fit:cover;width:100%;height:100svh}.reach-card{background:#f7f3ed;align-self:center;margin-left:-80px;padding:clamp(35px,6vw,75px);box-shadow:0 40px 90px #0002}.reach-card h2{font-size:clamp(43px,6vw,73px)}.reach-card ul{gap:0;margin:40px 0 0;padding:0;list-style:none;display:grid}.reach-card li{color:#514b45;border-top:1px solid #c9bfb2;padding:17px 0;font-size:14px;line-height:1.4}.reach-card li:before{content:"↗";color:#9b762e;margin-right:13px}.story-guidance{grid-template-columns:1fr 1fr}.guidance-image{margin:5vw 0 5vw 5vw;overflow:hidden}.guidance-image img{object-fit:cover;width:100%;height:100%}.story-guidance blockquote{color:#2f2c29;border-top:1px solid #c4b8aa;margin:45px 0 0;padding:25px 0 0;font-family:Georgia,serif;font-size:clamp(22px,2.4vw,34px);font-style:italic;line-height:1.4}.story-closing>img{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.story-closing .story-copy{align-self:end;max-width:1050px}.story-prepare{background:#eee6dc;padding:clamp(60px,7vw,100px) clamp(20px,6vw,90px)}.prepare-wrap{width:min(1250px,100%);margin:auto}.prepare-wrap>div:first-child{grid-template-columns:1fr 1.4fr;gap:50px;display:grid}.prepare-wrap h2{font-size:clamp(46px,7vw,85px)}.prepare-wrap>div:first-child>p:last-child{color:#655e56;align-self:end;font-size:17px;line-height:1.65}.prepare-wrap ol{border-top:1px solid #bdb1a3;grid-template-columns:1fr 1fr;gap:0 55px;margin:65px 0;padding:0;list-style:none;display:grid}.prepare-wrap li{border-bottom:1px solid #bdb1a3;grid-template-columns:45px 1fr;align-items:center;gap:12px;min-height:82px;font-size:14px;font-weight:700;display:grid}.prepare-wrap li span{color:#9b762e;font-family:Georgia,serif;font-size:19px}.prepare-signoff{border-top:1px solid #bdb1a3;grid-template-columns:80px 1fr auto;align-items:center;gap:24px;padding:22px;display:grid}.prepare-signoff img{object-fit:cover;border-radius:50%;width:80px;height:80px}.prepare-signoff strong{font-family:Georgia,serif;font-size:24px;font-weight:400}.prepare-signoff p{color:#665f57;margin:7px 0 0;font-size:11px;line-height:1.5}.prepare-signoff a{color:#fff;letter-spacing:.08em;text-transform:uppercase;background:#1d1c1a;border-radius:999px;padding:15px 22px;font-size:11px;font-weight:900}@media (width<=850px){.story-proof,.story-reach,.story-guidance{grid-template-columns:1fr}.proof-portrait{min-height:58svh}.story-copy{padding:58px 24px}.proof-numbers,.plan-heading,.prepare-wrap>div:first-child{grid-template-columns:1fr}.plan-grid{grid-template-columns:1fr 1fr}.story-reach>img{height:58svh}.reach-card{margin:-70px 18px 40px}.guidance-image{height:48svh;margin:0}.prepare-signoff{grid-template-columns:62px 1fr}.prepare-signoff img{width:62px;height:62px}.prepare-signoff a{text-align:center;grid-column:1/-1}.begin-logo{top:18px}}@media (width<=560px){.begin-copy{bottom:7vh;left:22px;right:22px}.begin-copy h1{font-size:51px}.begin-copy button{justify-content:space-between;width:100%}.story h2{font-size:46px}.story-welcome .story-copy{padding-bottom:70px}.story-welcome video{object-position:center}.gallery-track img{width:82vw;height:42vh}.gallery-panel{margin:-24px auto 0;padding:30px 22px}.gallery-panel h2{font-size:40px}.story-plan{padding:64px 18px}.plan-grid{grid-template-columns:1fr;margin-top:42px}.plan-grid article{min-height:0}.plan-grid h3{margin:42px 0 15px}.reach-card{margin:-55px 14px 32px;padding:33px 22px}.prepare-wrap ol{grid-template-columns:1fr;margin-top:42px}.prepare-wrap h2{font-size:44px}.prepare-signoff{padding-inline:0}.story-copy>p:not(.story-kicker){font-size:16px}.begin-photo{background-position:62%}}@media (prefers-reduced-motion:reduce){.begin-photo,.gallery-track{animation:none}.prelisting *{scroll-behavior:auto!important}}.gallery-track:hover,.gallery-track:focus-within{animation-play-state:paused}.gallery-track>button{cursor:zoom-in;background:#222;border:0;border-radius:3px;width:min(68vw,560px);height:48vh;min-height:320px;padding:0;position:relative;overflow:hidden}.gallery-track>button img{object-fit:cover;width:100%;height:100%;min-height:0;transition:transform .65s}.gallery-track>button:hover img{transform:scale(1.08)}.gallery-track>button span{color:#fff;letter-spacing:.08em;text-transform:uppercase;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#171715bf;border-radius:999px;padding:8px 11px;font-size:9px;font-weight:900;position:absolute;bottom:14px;right:14px}.photo-zoom{z-index:200;color:#fff;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);background:#080808ee;grid-template-columns:70px 1fr 70px;place-items:center;padding:28px;display:grid;position:fixed;inset:0}.photo-zoom>img{object-fit:contain;max-width:100%;max-height:88vh;box-shadow:0 30px 90px #000}.photo-zoom button{color:#fff;cursor:pointer;background:#111b;border:1px solid #ffffff70;border-radius:50%;place-items:center;width:50px;height:50px;font-size:35px;display:grid}.photo-zoom .zoom-close{z-index:2;position:absolute;top:20px;right:20px}.photo-zoom p{letter-spacing:.15em;margin:0;font-size:11px;position:absolute;bottom:14px}.story-production{background:#e9e1d7;padding:clamp(70px,8vw,120px) clamp(20px,5vw,78px)}.production-intro{grid-template-columns:.45fr 1.1fr .65fr;align-items:end;gap:32px;max-width:1500px;margin:0 auto 60px;display:grid}.production-intro h2{font-size:clamp(45px,6.5vw,88px)}.production-intro>p:last-child{color:#625b54;font-size:16px;line-height:1.7}.media-grid{grid-template-columns:1fr 1fr;gap:18px;max-width:1500px;margin:auto;display:grid}.media-card{background:#f8f4ee;overflow:hidden}.media-card>div{padding:clamp(25px,4vw,48px)}.media-card span{color:#987126;letter-spacing:.15em;text-transform:uppercase;font-size:9px;font-weight:900}.media-card h3{margin:16px 0;font-family:Georgia,serif;font-size:clamp(28px,3vw,43px);font-weight:400}.media-card p{color:#655e56;font-size:14px;line-height:1.65}.media-card a{color:#2c2926;text-transform:uppercase;border-bottom:1px solid #a37c31;margin-top:12px;font-size:11px;font-weight:900;display:inline-block}.media-matterport{grid-column:1/-1;grid-template-columns:.55fr 1.45fr;min-height:560px;display:grid}.media-matterport iframe{border:0;width:100%;height:100%;min-height:560px}.media-drone{grid-template-rows:55vh auto;display:grid}.media-drone video{object-fit:cover;width:100%;height:100%}.media-photo-lesson{grid-template-rows:55vh auto;display:grid}.photo-compare{grid-template-columns:1fr 1fr;padding:0!important;display:grid!important}.photo-compare figure{margin:0;position:relative;overflow:hidden}.photo-compare img{object-fit:cover;width:100%;height:55vh}.photo-compare .phone-crop{filter:saturate(.65)brightness(.72);object-position:76% center;transform:scale(1.42)}.photo-compare figcaption{color:#fff;letter-spacing:.08em;text-align:center;text-transform:uppercase;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);background:#111b;padding:9px;font-size:9px;font-weight:900;position:absolute;bottom:12px;left:12px;right:12px}.story-retargeting{color:#fff;background:#191816;align-content:center;padding:clamp(70px,9vw,135px) clamp(20px,6vw,95px)}.retargeting-copy{grid-template-columns:.4fr 1.1fr .7fr;align-items:end;gap:36px;display:grid}.retargeting-copy h2{font-size:clamp(50px,7vw,94px)}.retargeting-copy>p:last-child{color:#cec5ba;font-size:17px;line-height:1.7}.retargeting-path{grid-template-columns:1fr auto 1fr auto 1fr auto 1fr;align-items:center;gap:14px;margin-top:70px;display:grid}.retargeting-path article{background:#ffffff08;border:1px solid #ffffff2e;min-height:250px;padding:26px}.retargeting-path article span{color:var(--gold);font-size:10px;font-weight:900}.retargeting-path article h3{margin:65px 0 16px;font-family:Georgia,serif;font-size:27px;font-weight:400}.retargeting-path article p{color:#c9c0b6;font-size:13px;line-height:1.6}.retargeting-path>b{color:var(--gold);font-size:24px}.retargeting-note{color:#8f8880;margin:28px 0 0;font-size:10px;line-height:1.6}.retargeting-visual{grid-template-columns:minmax(260px,.58fr) 1.42fr;align-items:center;gap:40px;margin-top:60px;display:grid}.ad-phone{background:#080808;border:1px solid #ffffff38;border-radius:28px;max-width:390px;padding:12px;box-shadow:0 30px 80px #0008}.ad-phone>span{color:var(--gold);letter-spacing:.12em;text-transform:uppercase;padding:12px 10px 16px;font-size:9px;font-weight:900;display:block}.ad-phone img{border-radius:16px;width:100%;display:block}.repeat-views{grid-template-columns:1fr auto 1fr;align-items:center;gap:16px;display:grid}.repeat-views article{background:#ffffff08;border:1px solid #ffffff2e;overflow:hidden}.repeat-views img{object-fit:cover;width:100%;height:230px;display:block}.repeat-views small,.repeat-views strong{padding:14px 16px;display:block}.repeat-views small{color:var(--gold);letter-spacing:.12em;text-transform:uppercase;padding-bottom:0;font-size:9px;font-weight:900}.repeat-views strong{font-family:Georgia,serif;font-size:22px;font-weight:400}.repeat-views>b{color:var(--gold);font-size:30px}@media (width<=900px){.production-intro,.retargeting-copy,.media-grid{grid-template-columns:1fr}.media-matterport{grid-column:auto;grid-template-columns:1fr}.media-drone,.media-photo-lesson{grid-template-rows:45vh auto}.photo-compare img{height:45vh}.retargeting-path{grid-template-columns:1fr}.retargeting-path>b{text-align:center;transform:rotate(90deg)}.retargeting-path article{min-height:0}.retargeting-path article h3{margin-top:35px}.photo-zoom{grid-template-columns:45px 1fr 45px;padding:12px}.photo-zoom button{width:40px;height:40px;font-size:28px}}@media (width<=560px){.gallery-track>button{width:82vw;height:42vh}.story-production{padding:62px 14px}.media-matterport iframe{min-height:420px}.media-card>div{padding:28px 20px}.photo-compare{grid-template-columns:1fr!important}.photo-compare figure:first-child{display:none}.photo-compare img{height:42vh}.story-retargeting{padding:66px 20px}.retargeting-copy h2{font-size:44px}.photo-zoom{grid-template-columns:1fr}.photo-zoom .zoom-prev,.photo-zoom .zoom-next{z-index:2;position:absolute;bottom:20px}.photo-zoom .zoom-prev{left:18px}.photo-zoom .zoom-next{right:18px}}.begin-brand{color:#fff;white-space:nowrap;align-items:center;gap:13px;display:flex;position:absolute;top:26px;left:50%;transform:translate(-50%)}.begin-brand>b{border:1px solid var(--gold);border-radius:50%;place-items:center;width:48px;height:48px;font-family:Georgia,serif;font-size:16px;font-weight:400;display:grid}.begin-brand>span{letter-spacing:.05em;text-transform:uppercase;font-family:Georgia,serif;font-size:17px;line-height:1.05}.begin-brand small{color:var(--gold);letter-spacing:.25em;font-family:Avenir Next,Arial,sans-serif;font-size:8px;font-weight:900}.story-reach>img{object-position:center}@media (width<=850px){.begin-brand{top:18px}.story-reach>img{object-position:center 42%}}@media (width<=900px){.story-gallery{min-height:auto;padding:52px 0 0}.gallery-panel{margin-top:-18px;margin-bottom:0}.retargeting-visual{grid-template-columns:1fr}.ad-phone{width:min(100%,390px);margin:auto}.repeat-views{grid-template-columns:1fr}.repeat-views>b{text-align:center;transform:rotate(90deg)}.media-drone{grid-template-rows:auto auto}.media-drone video{aspect-ratio:9/12;object-fit:cover;height:auto;min-height:0}}.prelisting{--ink:#0b0b0b;--paper:#f6f4f0}.begin-photo{background-image:url(/pre-listing/pool.jpg);background-position:50%}.begin-shade{background:linear-gradient(#0008,#0001 35%,#000e)}.begin-real-logo{z-index:2;filter:brightness(0)invert();opacity:.97;width:min(245px,34vw);height:auto;position:absolute;top:26px;right:4vw}.story-syndication{color:#fff;background:#090909;grid-template-columns:.85fr 1.15fr;align-items:center;gap:50px;padding:clamp(70px,8vw,120px) clamp(20px,6vw,90px)}.syndication-copy>strong{color:var(--gold);font-family:Georgia,serif;font-size:clamp(70px,12vw,180px);font-weight:400;line-height:.75;display:block}.syndication-copy h2{margin-top:28px;font-size:clamp(45px,6vw,82px)}.syndication-copy>p:last-child{color:#c8c1b8;max-width:650px;font-size:17px;line-height:1.7}.syndication-wall{grid-template-columns:repeat(3,1fr);align-items:center;gap:12px;display:grid;transform:rotate(1deg)}.syndication-wall img{filter:grayscale();border-radius:4px;width:100%;transition:filter .4s,transform .4s;box-shadow:0 25px 70px #000}.syndication-wall img:nth-child(2){transform:translateY(32px)}.syndication-wall img:hover{filter:none;transform:scale(1.025)}.story-agent-reach{color:#fff;background:#050505;min-height:100svh}.story-agent-reach>img{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.agent-reach-shade{background:linear-gradient(90deg,#050505f2 0%,#050505c9 48%,#05050530);position:absolute;inset:0}.agent-reach-card{z-index:2;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);background:#080808df;border:1px solid #ffffff36;align-self:center;width:min(820px,90vw);margin-left:6vw;padding:clamp(35px,6vw,72px);position:relative}.agent-reach-card h2{font-size:clamp(48px,7vw,88px)}.agent-reach-card>p{color:#d2cbc2;font-size:17px;line-height:1.7}.agent-points{flex-wrap:wrap;gap:10px;margin:28px 0;display:flex}.agent-points span{color:#f3e7cf;letter-spacing:.08em;text-transform:uppercase;border:1px solid #d3af6570;border-radius:999px;padding:10px 14px;font-size:10px;font-weight:900}.agent-reach-card .social-proof{border-top:1px solid #ffffff30;margin-top:30px;padding-top:24px}.social-proof strong{color:var(--gold);font-family:Georgia,serif;font-size:50px;font-weight:400;display:block}@media (width<=900px){.story-gallery{min-height:0;padding:42px 0 0;display:block}.gallery-track{overflow:visible}.gallery-panel{width:calc(100% - 28px);margin:-18px 14px 0}.story-syndication{grid-template-columns:1fr;gap:30px}.syndication-wall{grid-template-columns:1fr 1fr;transform:none}.syndication-wall img:nth-child(2){transform:none}.syndication-wall img:nth-child(3){grid-column:1/-1;width:50%;margin:auto}.agent-reach-card{margin:auto}.begin-real-logo{width:145px;top:18px;right:18px}}.story-plan{background:#f5f3ef;padding:clamp(70px,8vw,120px) clamp(20px,6vw,90px);display:block}.story-plan .plan-heading{grid-template-columns:1.1fr .9fr;align-items:end;gap:60px;max-width:1400px;margin:auto;display:grid}.story-plan .plan-heading h2{font-size:clamp(48px,7vw,92px)}.story-plan .plan-heading>p{color:#5d5851;margin:0;font-size:clamp(17px,1.6vw,22px);line-height:1.7}.editorial-steps{gap:0;max-width:1400px;margin:80px auto 0;display:grid}.editorial-steps article{background:#fff;grid-template-columns:1.15fr .85fr;min-height:560px;display:grid}.editorial-steps article:nth-child(2n){color:#fff;background:#0d0d0d;grid-template-columns:.85fr 1.15fr}.editorial-steps article:nth-child(2n) img{order:2}.editorial-steps article>img{object-fit:cover;width:100%;height:100%;min-height:560px}.editorial-steps article>div{align-self:center;padding:clamp(35px,6vw,80px)}.editorial-steps article>div>span{color:var(--gold);font-family:Georgia,serif;font-size:24px;display:block}.editorial-steps h3{margin:20px 0;font-family:Georgia,serif;font-size:clamp(36px,4.5vw,66px);font-weight:400;line-height:1}.editorial-steps article>div>p:last-child{color:#666059;font-size:16px;line-height:1.7}.editorial-steps article:nth-child(2n)>div>p:last-child{color:#c8c1b8}.syndication-wall img,.syndication-wall img:hover{filter:grayscale();transform:none}.syndication-wall img:nth-child(2),.syndication-wall img:nth-child(2):hover{transform:translateY(32px)}.retargeting-story{grid-template-columns:1fr auto 1fr auto 1fr;align-items:center;gap:18px;margin-top:70px;display:grid}.retargeting-story article{color:#171715;background:#f5f3ef;border:1px solid #ffffff32;overflow:hidden;box-shadow:0 25px 70px #0006}.retargeting-story article>span{color:#8a6727;letter-spacing:.13em;text-transform:uppercase;padding:17px 18px;font-size:9px;font-weight:900;display:block}.retargeting-story .browser-bar{color:#68625c;letter-spacing:.08em;background:#dedbd5;padding:9px 18px;font-size:9px}.retargeting-story img{object-fit:cover;width:100%;height:230px;display:block}.retargeting-story .ad-view img{object-fit:contain;background:#fff}.retargeting-story h3{margin:22px 20px 10px;font-family:Georgia,serif;font-size:27px;font-weight:400}.retargeting-story article>p{color:#655f58;margin:0;padding:0 20px 25px;font-size:13px;line-height:1.6}.retargeting-story>b{color:var(--gold);font-size:28px}.showingtime-image{background:#080808;place-items:center;margin:0;display:grid}.showingtime-image img{object-fit:contain;width:90%;height:90%}.story-closing>img{object-position:center 50%}.story-closing .closing-overlay{background:linear-gradient(90deg,#050505f3 0%,#050505bc 53%,#05050538)}@media (width<=900px){.story-plan .plan-heading{grid-template-columns:1fr;gap:25px}.editorial-steps{margin-top:45px}.editorial-steps article,.editorial-steps article:nth-child(2n){grid-template-columns:1fr;min-height:0}.editorial-steps article:nth-child(2n) img{order:0}.editorial-steps article>img{height:55svh;min-height:0}.retargeting-story{grid-template-columns:1fr}.retargeting-story>b{text-align:center;transform:rotate(90deg)}.showingtime-image{height:58svh}.story-closing>img{object-position:58% center}.editorial-steps article{overflow:visible}.editorial-steps article>img{object-fit:contain;width:100%;height:auto;min-height:0;display:block}.editorial-steps article>div{padding:42px 28px 52px}.editorial-steps h3{font-size:clamp(38px,12vw,54px);line-height:1.02}.story-plan{overflow:visible}.showingtime-image img{object-fit:contain;width:96%;height:96%}}.begin-photo{background:0 0;animation:16s ease-in-out infinite alternate beginZoom;inset:-3%}.begin-photo img{object-fit:cover;opacity:0;width:100%;height:100%;transition:opacity .38s;position:absolute;inset:0}.begin-photo img.is-active{opacity:1}.showingtime-image{height:auto;min-height:0;padding:clamp(34px,5vw,70px)}.showingtime-image img{width:min(680px,100%);height:auto;display:block}.story-closing{color:#fff;background:#080808;grid-template-columns:1.05fr .95fr;gap:0;padding:0}.esign-proof{background:#f4f4f2;align-content:center;align-self:stretch;gap:22px;padding:clamp(30px,5vw,70px);display:grid}.dotloop-logo,.esign-screen{width:100%;height:auto;display:block}.dotloop-logo{max-width:620px;margin:auto}.esign-screen{border:1px solid #d7d7d2;max-width:760px;margin:auto;box-shadow:0 25px 70px #0002}.story-closing .story-copy{align-self:center;padding:clamp(45px,7vw,100px)}.story-closing .story-copy>p:not(.story-kicker){color:#d3cec6}.story-closing .story-copy>p+p{margin-top:18px}.story-closing h2{font-size:clamp(52px,7vw,92px)}@media (width<=900px){.story-closing{grid-template-columns:1fr}.esign-proof{padding:32px 20px}.story-closing .story-copy{padding:58px 28px 70px}.showingtime-image{height:auto;padding:36px 22px}.showingtime-image img{width:100%;height:auto}.begin-photo img{object-position:center}.begin-photo img:first-child{object-position:48% center}}@media (prefers-reduced-motion:reduce){.begin-photo img{transition:none}}.begin-photo img{opacity:1;transition:none}.showingtime-image{gap:4px;height:auto;min-height:0;padding:clamp(30px,4vw,58px)}.showingtime-image img{height:auto;display:block}.showingtime-image .showingtime-tools{width:min(640px,100%)}.showingtime-image .showingtime-brand{filter:brightness(1.65)saturate(1.25)contrast(1.08);width:min(500px,88%);margin-top:-8px}@media (width<=900px){.showingtime-image{gap:0;height:auto;padding:32px 22px 38px}.showingtime-image .showingtime-tools{width:100%;height:auto}.showingtime-image .showingtime-brand{width:86%;height:auto;margin-top:-4px}.begin-photo img{object-position:48% center}}.signoff-actions{align-items:center;gap:10px;display:flex}.prepare-signoff .website-link{background:#1d1c1a}.prepare-signoff .text-link{color:#1d1c1a;background:0 0;border:1px solid #1d1c1a}.social-links{color:#4e4943;letter-spacing:.08em;text-transform:uppercase;border-top:1px solid #bdb1a3;justify-content:flex-end;align-items:center;gap:22px;padding:20px 22px 0;font-size:11px;font-weight:800;display:flex}.social-links span{color:#9b762e}.social-links a{color:#1d1c1a;text-decoration:none}.social-links a:hover{text-decoration:underline}@media (width<=850px){.signoff-actions{grid-column:1/-1;grid-template-columns:1fr 1fr;display:grid}.prepare-signoff .signoff-actions a{text-align:center;grid-column:auto}.social-links{flex-wrap:wrap;justify-content:center;gap:14px 20px;padding-inline:0}.social-links span{text-align:center;width:100%}}@media (width<=520px){.signoff-actions{grid-template-columns:1fr}.prepare-signoff .signoff-actions a{grid-column:1}.social-links{gap:12px 16px}}.stc{--ink:#1e2823;--green:#173f32;--sage:#dfe8e1;--paper:#f7f4ee;--line:#c9c2b6;background:var(--paper);min-height:100vh;color:var(--ink);font-family:Arial,sans-serif}.stc h1,.stc h2{letter-spacing:-.035em;font-family:Georgia,Times New Roman,serif;font-weight:400}.stc-kicker{color:#a97d31;letter-spacing:.16em;text-transform:uppercase;margin:0 0 14px;font-size:11px;font-weight:900}.stc-hero{align-items:end;min-height:90vh;display:grid;position:relative;overflow:hidden}.stc-hero>img{object-fit:cover;width:100%;height:100%;position:absolute}.stc-shade{background:linear-gradient(90deg,#0a140fe0 0%,#0a140f78 51%,#0a140f1f),linear-gradient(#0000 45%,#070d0ab3);position:absolute;inset:0}.stc-hero-copy{color:#fff;width:min(1280px,100%);padding:clamp(52px,8vw,110px);position:relative}.stc-hero h1{max-width:900px;margin:0 0 12px;font-size:clamp(52px,8vw,104px);line-height:.92}.stc-location{font-size:clamp(18px,2vw,25px)}.stc-price{margin:22px 0;font-family:Georgia,serif;font-size:clamp(32px,4vw,48px)}.stc-actions,.stc-direct{flex-wrap:wrap;gap:11px;display:flex}.stc-actions a{color:var(--green);background:#fff;border:1px solid #fff;padding:15px 20px;font-size:12px;font-weight:900}.stc-actions a.outline{color:#fff;background:0 0}.stc-direct{margin-top:18px}.stc-direct a{color:#fff;border-bottom:1px solid #ffffff80;font-size:12px;font-weight:800}.stc-nav{z-index:20;border-bottom:1px solid var(--line);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);background:#f7f4eef2;justify-content:space-between;gap:25px;padding:20px clamp(22px,6vw,90px);display:flex;position:sticky;top:0}.stc-nav>a{font-family:Georgia,serif;font-size:17px}.stc-nav div{gap:25px;display:flex}.stc-nav div a{text-transform:uppercase;font-size:11px;font-weight:900}.stc-strip{background:var(--green);color:#fff;grid-template-columns:repeat(5,1fr);display:grid}.stc-strip span{text-align:center;border-right:1px solid #ffffff2e;padding:25px 15px;font-size:13px;font-weight:800}.stc-intro,.stc-financials,.stc-features,.stc-inquiry,.stc-map,.stc-agent{grid-template-columns:.8fr 1.2fr;gap:clamp(40px,8vw,130px);padding:clamp(70px,9vw,130px) clamp(24px,7vw,110px);display:grid}.stc-intro h2,.stc-financials h2,.stc-features h2,.stc-inquiry h2,.stc-map h2,.stc-agent h2,.stc-section-heading h2{margin:0;font-size:clamp(43px,6vw,78px);line-height:1}.stc-intro>div:last-child p,.stc-financial-copy>p,.stc-inquiry>div>p{color:#5f675f;font-size:18px;line-height:1.75}.stc-metrics{border:1px solid var(--line);grid-template-columns:repeat(4,1fr);margin:0 clamp(24px,7vw,110px);display:grid}.stc-metrics article{border-right:1px solid var(--line);padding:clamp(25px,3vw,42px)}.stc-metrics article:last-child{border:0}.stc-metrics small{color:#6d746e;letter-spacing:.09em;text-transform:uppercase;min-height:30px;font-size:10px;font-weight:900;display:block}.stc-metrics strong{margin:14px 0 8px;font-family:Georgia,serif;font-size:clamp(30px,4vw,47px);font-weight:400;display:block}.stc-metrics p{color:#70776f;margin:0;font-size:11px;line-height:1.5}.stc-financials{background:var(--green);color:#fff;margin-top:clamp(70px,9vw,130px)}.stc-financial-copy>p{color:#d5dfd8}.stc-financial-copy>a{color:#fff;border-bottom:1px solid #c9ad70;margin-top:16px;font-weight:800;display:inline-block}.stc-ledger{border-top:1px solid #ffffff4a}.stc-ledger>div{border-bottom:1px solid #fff3;justify-content:space-between;gap:20px;padding:22px 0;display:flex}.stc-ledger span{font-size:13px}.stc-ledger strong{text-align:right;font-family:Georgia,serif;font-size:22px;font-weight:400}.stc-ledger small{color:#c8d4cc;margin-top:24px;font-size:10px;line-height:1.7;display:block}.stc-gallery{background:#fff;padding:clamp(70px,9vw,130px) clamp(24px,7vw,110px)}.stc-section-heading{margin-bottom:45px}.stc-photo-grid{grid-template-columns:repeat(12,1fr);gap:12px;display:grid}.stc-photo-grid button{cursor:pointer;background:#ddd;border:0;grid-column:span 4;min-height:270px;padding:0;overflow:hidden}.stc-photo-grid button:first-child,.stc-photo-grid button:nth-child(8){grid-column:span 8}.stc-photo-grid img{object-fit:cover;width:100%;height:100%;transition:transform .35s}.stc-photo-grid button:hover img{transform:scale(1.035)}.stc-lightbox{z-index:100;color:#fff;background:#0b0d0ced;place-items:center;display:grid;position:fixed;inset:0}.stc-lightbox img{max-width:88vw;max-height:82vh}.stc-lightbox button{color:#fff;cursor:pointer;background:0 0;border:0;font-size:64px;position:absolute}.stc-lightbox .close{top:18px;right:28px}.stc-lightbox .prev{left:24px}.stc-lightbox .next{right:24px}.stc-lightbox p{position:absolute;bottom:18px}.stc-features{background:var(--sage)}.stc-feature-list{grid-template-columns:1fr 1fr;gap:0 35px;display:grid}.stc-feature-list p{color:#435047;border-bottom:1px solid #89988d;margin:0;padding:18px 0;font-size:14px}.stc-inquiry{background:#fff}.stc-contact-card{background:var(--paper);border-left:3px solid #a97d31;gap:9px;margin-top:30px;padding:24px;display:grid}.stc-contact-card small{text-transform:uppercase;font-weight:900}.stc-contact-card a{font-family:Georgia,serif;font-size:20px}.stc-inquiry form{background:var(--paper);gap:18px;padding:clamp(25px,4vw,45px);display:grid}.stc-inquiry .two{grid-template-columns:1fr 1fr;gap:14px;display:grid}.stc-inquiry label,.stc-inquiry fieldset{border:0;gap:8px;font-size:12px;font-weight:800;display:grid}.stc-inquiry input,.stc-inquiry select{border:1px solid var(--line);width:100%;min-height:52px;color:var(--ink);font:inherit;background:#fff;padding:13px}.stc-inquiry fieldset{gap:11px;padding:10px 0}.stc-inquiry legend{margin-bottom:12px}.stc-inquiry .check{grid-template-columns:18px 1fr;align-items:center;font-weight:500;display:grid}.stc-inquiry .check input{min-height:0}.stc-inquiry button{background:var(--green);color:#fff;min-height:55px;font:inherit;cursor:pointer;border:0;font-weight:900}.stc-inquiry .form-note{color:#777;font-size:10px;line-height:1.5}.stc-map{background:var(--ink);color:#fff;align-items:center}.stc-map iframe{border:0;width:100%;height:460px}.stc-map a{border-bottom:1px solid #c9ad70;margin-top:18px;font-weight:800;display:inline-block}.stc-agent{align-items:center}.stc-agent>img{object-fit:cover;object-position:top;width:100%;max-height:620px}.stc-agent .stc-actions{margin-top:25px}.stc-agent .stc-actions a{border-color:var(--green);background:var(--green);color:#fff}.stc-agent .stc-actions a.outline{color:var(--green);background:0 0}.stc-disclosure{border-top:1px solid var(--line);background:#e9e4da;padding:55px clamp(24px,7vw,110px)}.stc-disclosure h2{margin:0 0 18px;font-size:30px}.stc-disclosure p{color:#5b5d59;max-width:1100px;margin:0;font-size:12px;line-height:1.75}.stc-footer{color:#fff;text-align:center;background:#111a16;padding:36px 24px;font-size:11px}.stc-mobile{display:none}.stc a{color:inherit;text-decoration:none}@media (width<=800px){.stc-hero{min-height:82vh}.stc-hero-copy{padding:55px 22px}.stc-nav div{display:none}.stc-strip{grid-template-columns:repeat(2,1fr)}.stc-strip span:last-child{grid-column:span 2}.stc-intro,.stc-financials,.stc-features,.stc-inquiry,.stc-map,.stc-agent{grid-template-columns:1fr;gap:38px;padding:70px 22px}.stc-metrics{grid-template-columns:1fr 1fr;margin:0 22px}.stc-metrics article:nth-child(2){border-right:0}.stc-metrics article:nth-child(-n+2){border-bottom:1px solid var(--line)}.stc-photo-grid{grid-template-columns:1fr 1fr}.stc-photo-grid button,.stc-photo-grid button:first-child,.stc-photo-grid button:nth-child(8){grid-column:auto;min-height:180px}.stc-feature-list,.stc-inquiry .two{grid-template-columns:1fr}.stc-map iframe{height:350px}.stc-mobile{z-index:50;background:var(--green);color:#fff;grid-template-columns:repeat(3,1fr);display:grid;position:fixed;bottom:0;left:0;right:0}.stc-mobile a{border-right:1px solid #ffffff35;place-items:center;min-height:56px;font-size:10px;font-weight:900;display:grid}.stc-footer{padding-bottom:90px}}.stc .stc-actions a{color:var(--green)}.stc .stc-actions a.outline,.stc .stc-agent .stc-actions a{color:#fff}.stc .stc-agent .stc-actions a.outline{color:var(--green)}.stc-unit-mix{grid-template-columns:.8fr 1.2fr;gap:clamp(40px,8vw,130px);padding:clamp(70px,9vw,130px) clamp(24px,7vw,110px);display:grid}.stc-unit-mix h2{margin:0;font-size:clamp(43px,6vw,78px);line-height:1}.stc-unit-mix>div:first-child>p:last-child{color:#5f675f;font-size:17px;line-height:1.7}.stc-unit-table{border-top:1px solid var(--line)}.stc-unit-table>div{border-bottom:1px solid var(--line);grid-template-columns:1fr 1fr 1fr;align-items:center;min-height:58px;display:grid}.stc-unit-table span:not(:first-child),.stc-unit-table strong{text-align:center}.stc-unit-table .heading{color:#71786f;letter-spacing:.08em;text-transform:uppercase;min-height:42px;font-size:10px;font-weight:900}.stc-unit-table strong{font-family:Georgia,serif;font-size:22px;font-weight:400}.stc-unit-table .total{background:var(--sage);font-weight:900}.stc-unit-table>small{color:#70776f;padding:15px 0;font-size:10px;line-height:1.6;display:block}@media (width<=800px){.stc-unit-mix{grid-template-columns:1fr;gap:38px;padding:70px 22px}}.stc-price{gap:2px;display:grid}.stc-price small{letter-spacing:.12em;text-transform:uppercase;font-family:Arial,sans-serif;font-size:11px;font-weight:900}.stc-listed-by{margin:0 0 20px;font-size:12px;font-weight:800}.stc-income-hero{background:#fff;grid-template-columns:.75fr 1.25fr;gap:clamp(35px,7vw,100px);padding:clamp(52px,7vw,92px) clamp(24px,7vw,110px);display:grid}.stc-income-hero h2{color:var(--green);margin:0;font-size:clamp(46px,6vw,82px);line-height:1}.stc-income-hero>div:first-child>p:last-child{color:#5f675f;font-size:16px;line-height:1.6}.stc-income-units{border:1px solid var(--line);grid-template-columns:repeat(5,1fr);align-self:center;display:grid}.stc-income-units span{border-right:1px solid var(--line);color:#70776f;text-align:center;text-transform:uppercase;gap:9px;padding:24px 12px;font-size:10px;font-weight:900;display:grid}.stc-income-units span:last-child{border:0}.stc-income-units strong{color:var(--ink);font-family:Georgia,serif;font-size:22px;font-weight:400}.stc-income-hero>small{color:#70776f;grid-column:1/-1;font-size:10px;line-height:1.6}.stc-snapshot{background:var(--sage);padding:42px clamp(24px,7vw,110px)}.stc-snapshot>div{border:1px solid #9faea3;grid-template-columns:repeat(7,1fr);display:grid}.stc-snapshot span{text-align:center;border-right:1px solid #9faea3;gap:8px;padding:18px 12px;display:grid}.stc-snapshot span:last-child{border:0}.stc-snapshot small{color:#667169;letter-spacing:.06em;text-transform:uppercase;font-size:9px;font-weight:900}.stc-snapshot strong{font-family:Georgia,serif;font-size:17px;font-weight:400}@media (width<=800px){.stc-income-hero{grid-template-columns:1fr;padding:55px 22px}.stc-income-units{grid-template-columns:1fr 1fr}.stc-income-units span{border-bottom:1px solid var(--line)}.stc-income-units span:nth-child(2n){border-right:0}.stc-income-units span:last-child{grid-column:1/-1}.stc-snapshot{padding:35px 22px}.stc-snapshot>div{grid-template-columns:1fr 1fr}.stc-snapshot span{border-bottom:1px solid #9faea3}.stc-snapshot span:nth-child(2n){border-right:0}.stc-snapshot span:last-child{grid-column:1/-1}}.carmel{--ink:#17201c;--green:#153d32;--cream:#f5f2eb;color:var(--ink);background:#fff;font-family:Arial,sans-serif}.carmel h1,.carmel h2{font-family:Georgia,serif;font-weight:400;line-height:1.05}.carmel h2{margin:.3rem 0 1.4rem;font-size:clamp(2.2rem,4vw,4.5rem)}.carmel .kicker{text-transform:uppercase;letter-spacing:.22em;font-size:.72rem;font-weight:700}.carmel-hero{color:#fff;height:min(880px,92vh);min-height:650px;position:relative}.carmel-hero>img{object-fit:cover;width:100%;height:100%}.carmel .shade{background:linear-gradient(90deg,#040f0cbd,#040f0c14 70%),linear-gradient(#0000 45%,#040f0c8c);position:absolute;inset:0}.carmel .hero-copy{max-width:760px;position:absolute;bottom:10%;left:max(5vw,24px)}.carmel .hero-copy h1{margin:.2rem 0;font-size:clamp(3.2rem,7.5vw,7rem)}.carmel .event{font-size:clamp(1rem,2vw,1.5rem)}.carmel .event span:after{content:" · "}.carmel .price{font-size:1.05rem}.carmel .actions{flex-wrap:wrap;gap:12px;margin:1.6rem 0;display:flex}.carmel .actions a,.carmel .hero-phone,.carmel .open-house a,.carmel .calculator-card a{background:var(--green);color:#fff;text-transform:uppercase;letter-spacing:.08em;padding:15px 22px;font-size:.75rem;font-weight:700;text-decoration:none;display:inline-block}.carmel .hero-copy .actions a{color:var(--green);background:#fff}.carmel .hero-copy .actions .outline{color:#fff;background:0 0;border:1px solid #fff}.carmel .hero-phone{background:0 0;padding:4px 0}.carmel-nav{z-index:20;background:#fff;border-bottom:1px solid #ddd;justify-content:space-between;align-items:center;padding:18px 5vw;display:flex;position:sticky;top:0}.carmel-nav a{color:var(--ink);text-transform:uppercase;letter-spacing:.1em;font-size:.78rem;text-decoration:none}.carmel-nav>div{gap:24px;display:flex}.feature-strip{background:var(--green);color:#fff;text-align:center;grid-template-columns:repeat(8,1fr);gap:10px;padding:24px 4vw;display:grid}.feature-strip span{border-right:1px solid #ffffff40;padding:8px;font-size:.9rem}.carmel-video,.carmel-tour,.carmel-story,.carmel-calculator,.carmel-inquiry,.carmel .open-house,.carmel .meet{grid-template-columns:1fr 1fr;align-items:center;gap:clamp(30px,7vw,100px);padding:clamp(70px,9vw,140px) 6vw;display:grid}.carmel-video{background:var(--cream)}.carmel-video video{background:#000;border-radius:3px;width:100%;max-height:760px}.carmel-tour{background:var(--ink);color:#fff}.carmel-tour iframe{aspect-ratio:16/10;border:0;width:100%}.carmel-tour a{color:#fff}.carmel-story{padding-left:0}.carmel .story-photo img{object-fit:cover;width:100%;min-height:650px}.carmel-details{background:var(--cream);padding:90px 6vw}.carmel-details>div{grid-template-columns:repeat(2,1fr);gap:8px 50px;max-width:950px;display:grid}.carmel-gallery{padding:100px 3vw}.carmel-heading{text-align:center}.carmel-heading>p{text-transform:uppercase;letter-spacing:.2em}.carmel-photo-grid{grid-template-columns:repeat(4,1fr);gap:8px;display:grid}.carmel-photo-grid button{cursor:pointer;background:0 0;border:0;padding:0;position:relative}.carmel-photo-grid img{object-fit:cover;width:100%;height:230px;display:block}.carmel-photo-grid button:first-child{grid-area:span 2/span 2}.carmel-photo-grid button:first-child img{height:468px}.carmel-photo-grid span{color:#fff;background:#000b;padding:5px 8px;font-size:.65rem;position:absolute;bottom:8px;left:8px}.carmel-lightbox{z-index:100;color:#fff;background:#000e;place-items:center;display:grid;position:fixed;inset:0}.carmel-lightbox img{max-width:90vw;max-height:82vh}.carmel-lightbox button{color:#fff;cursor:pointer;background:0 0;border:0;font-size:3rem;position:absolute}.carmel .close{top:15px;right:25px}.carmel .prev{left:20px}.carmel .next{right:20px}.carmel-lightbox p{position:absolute;bottom:15px}.carmel .calculator-card,.carmel-inquiry form{background:var(--cream);padding:clamp(25px,5vw,55px)}.carmel .calculator-card strong{margin-bottom:30px;font-family:Georgia,serif;font-size:3rem;display:block}.carmel .calculator-card small{font:1rem Arial}.carmel .calculator-card label{margin:20px 0;display:block}.carmel .calculator-card input{width:100%;accent-color:var(--green);margin-top:10px;display:block}.carmel-inquiry{background:var(--green);color:#fff}.carmel-inquiry form{color:var(--ink)}.carmel .two{grid-template-columns:1fr 1fr;gap:15px;display:grid}.carmel-inquiry label{margin:10px 0;font-size:.78rem;display:block}.carmel-inquiry input:not([type=checkbox]){box-sizing:border-box;border:1px solid #aaa;width:100%;margin-top:6px;padding:13px;display:block}.carmel-inquiry fieldset{border:0;padding:10px 0}.carmel-inquiry .check{align-items:center;gap:7px;margin:6px 18px 6px 0;display:inline-flex}.carmel-inquiry button{background:var(--green);color:#fff;border:0;padding:16px 25px;font-weight:700}.carmel .form-note{font-size:.7rem}.carmel .open-house iframe{border:0;width:100%;min-height:460px}.carmel .open-house strong{font-family:Georgia,serif;font-size:2rem}.carmel .meet{background:var(--cream)}.carmel .meet img{object-fit:cover;object-position:top;width:min(100%,520px);max-height:600px}.carmel .buyer-links{text-align:center;padding:90px 6vw}.carmel .buyer-links>div{flex-wrap:wrap;justify-content:center;gap:12px;display:flex}.carmel .buyer-links a{border:1px solid var(--green);color:var(--green);padding:14px 18px;text-decoration:none}.carmel footer{background:var(--ink);color:#fff;text-align:center;padding:45px 20px}.carmel .mobile-bar{display:none}@media (width<=850px){.carmel-hero{min-height:660px}.carmel-nav>div{display:none}.feature-strip{grid-template-columns:repeat(2,1fr)}.carmel-video,.carmel-tour,.carmel-story,.carmel-calculator,.carmel-inquiry,.carmel .open-house,.carmel .meet{grid-template-columns:1fr;padding:70px 22px}.carmel-story{padding:0 0 70px}.carmel-story>div:last-child{padding:0 22px}.carmel .story-photo img{min-height:420px}.carmel-details>div{grid-template-columns:1fr}.carmel-photo-grid{grid-template-columns:repeat(2,1fr)}.carmel-photo-grid img{height:145px}.carmel-photo-grid button:first-child img{height:298px}.carmel .two{grid-template-columns:1fr}.carmel .mobile-bar{z-index:50;background:#fff;grid-template-columns:repeat(3,1fr);display:grid;position:fixed;bottom:0;left:0;right:0;box-shadow:0 -4px 20px #0002}.carmel .mobile-bar a{text-align:center;color:var(--green);padding:16px 4px;font-size:.8rem;font-weight:700;text-decoration:none}.carmel footer{padding-bottom:90px}}.carmel .qr-section{background:var(--cream);grid-template-columns:280px 1fr;align-items:center;gap:55px;padding:80px 12vw;display:grid}.carmel .qr-section img{background:#fff;width:100%}.carmel .qr-section a{color:var(--green);font-weight:700}@media (width<=850px){.carmel .qr-section{grid-template-columns:1fr;padding:70px 22px}.carmel .qr-section img{max-width:260px;margin:auto}}.carmel .direct-options{flex-wrap:wrap;gap:10px 24px;display:flex}.carmel .direct-options .hero-phone{font-size:.72rem}.carmel-inquiry select{box-sizing:border-box;background:#fff;border:1px solid #aaa;width:100%;margin-top:6px;padding:13px;display:block}.carmel-reduction .reduction-banner{color:#17201c;letter-spacing:.08em;text-transform:uppercase;background:#b9934b;justify-content:center;align-items:center;gap:clamp(14px,3vw,44px);min-height:52px;padding:11px 5vw;font-size:.76rem;display:flex}.carmel-reduction .reduction-banner span{font-weight:800}.carmel-reduction .reduction-banner strong{letter-spacing:.02em;text-transform:none;font-family:Georgia,serif;font-size:1.05rem;font-weight:400}.carmel-reduction .reduction-banner a{color:inherit;border-bottom:1px solid;font-weight:800;text-decoration:none}.carmel-reduction .carmel-hero{height:min(880px,92vh - 52px)}.carmel-reduction .hero-copy{max-width:1000px}.carmel-reduction .hero-copy h1{max-width:980px;font-size:clamp(3.2rem,7vw,6.8rem)}.carmel-reduction .property-address{letter-spacing:.04em;margin:.9rem 0 .35rem;font-size:clamp(.9rem,1.5vw,1.15rem)}.carmel-reduction .reduced-price{margin:.2rem 0;font-family:Georgia,serif;font-size:clamp(2rem,4vw,3.8rem)}.carmel-reduction .reduction-story{background:#f5f2eb;grid-template-columns:1.05fr .95fr;gap:clamp(44px,8vw,120px);padding:clamp(80px,10vw,150px) 7vw;display:grid}.carmel-reduction .reduction-story>div:first-child{max-width:720px}.carmel-reduction .reduction-story p:not(.kicker){color:#48514d;font-size:1.05rem;line-height:1.75}.carmel-reduction .reduction-facts{border-top:1px solid #bbb5aa;align-self:center;display:grid}.carmel-reduction .reduction-facts p{border-bottom:1px solid #bbb5aa;gap:8px;margin:0;padding:24px 0;display:grid}.carmel-reduction .reduction-facts strong{font-family:Georgia,serif;font-size:1.35rem;font-weight:400}.carmel-reduction .reduction-facts span{color:#59605d;line-height:1.6}@media (width<=850px){.carmel-reduction .reduction-banner{text-align:center;flex-wrap:wrap;gap:5px 16px}.carmel-reduction .reduction-banner a{width:100%}.carmel-reduction .carmel-hero{height:auto;min-height:680px}.carmel-reduction .reduction-story{grid-template-columns:1fr;padding:74px 22px}.carmel-reduction .property-address{line-height:1.5}}
