:root{--ink:#15120f;--ink2:#221d18;--sand:#c9a46a;--sand2:#e3cfa6;--cream:#f7f2ea;--paper:#fffdf9;--coral:#d4683f;--coral2:#b9542e;--muted:#6b625a;--line:#e6ddd0;--ok:#2f7d4f;--r:14px;--shadow:0 10px 30px rgba(21,18,15,.12);--serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;--sans:"Montserrat",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;--contact-lg:1.55rem}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;font-size:16px;-webkit-font-smoothing:antialiased;padding-bottom:64px}
@media(min-width:900px){body{padding-bottom:0}}
img{max-width:100%;display:block}a{color:inherit}
.container{width:min(1180px,92vw);margin:0 auto}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.1;margin:0 0 .5em;letter-spacing:.01em}
h1{font-size:clamp(2.2rem,6vw,4rem)}h2{font-size:clamp(1.8rem,4vw,2.8rem)}h3{font-size:1.45rem}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.22em;font-size:.74rem;font-weight:600;color:var(--sand);margin:0 0 .8em}
.lead{font-size:1.1rem;color:var(--muted);max-width:60ch}
.center{text-align:center}.center .lead{margin-left:auto;margin-right:auto}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;padding:.95em 1.5em;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:.98rem;font-family:var(--sans);transition:transform .15s,background .15s}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--coral);color:#fff}.btn-primary:hover{background:var(--coral2)}
.btn-gold{background:var(--sand);color:var(--ink)}.btn-gold:hover{background:var(--sand2)}
.btn-ghost{border-color:currentColor;background:transparent}
.btn-dark{background:var(--ink);color:#fff}
.btn-block{width:100%}
.btns{display:flex;flex-wrap:wrap;gap:.7rem}
/* header */
.topbar{background:var(--ink);color:#e9e1d4;font-size:.8rem}
.topbar .container{display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:.45rem 0}
.topbar a{text-decoration:none;color:var(--sand2);font-weight:600}
.topbar .hide-sm{display:none}@media(min-width:700px){.topbar .hide-sm{display:inline}}
header.site{position:sticky;top:0;z-index:50;background:rgba(255,253,249,.97);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
header.site .container{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.7rem 0}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.05}
.brand .name{font-family:var(--serif);font-size:var(--contact-lg);font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.brand .tag{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.ph-flag{background:#fff3c4;border:1px dashed #c9a400;padding:0 .3em;border-radius:4px;font-weight:600}
nav.main{display:none}
nav.main a{text-decoration:none;font-size:.86rem;font-weight:600;padding:.4rem .55rem;border-radius:8px}
nav.main a:hover,nav.main a.active{background:var(--cream)}
.hdr-actions{display:flex;align-items:center;gap:.5rem}
.lang{font-size:.78rem;font-weight:700;text-decoration:none;border:1.5px solid var(--ink);border-radius:999px;padding:.35rem .7rem}
.hdr-call{display:none}
.menu-btn{background:none;border:0;padding:.4rem;cursor:pointer}.menu-btn span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0}
@media(min-width:1080px){nav.main{display:flex;gap:.1rem}.menu-btn{display:none}.hdr-call{display:inline-flex;padding:.6em 1.1em}}
.mobile-nav{display:none;border-top:1px solid var(--line);background:var(--paper)}
.mobile-nav.open{display:block}.mobile-nav a{display:block;padding:.85rem 4vw;border-bottom:1px solid var(--line);text-decoration:none;font-weight:600}
/* hero */
.hero{position:relative;color:#fff;overflow:hidden;background:#2a1d17}
.hero .bg{position:absolute;inset:0;z-index:0}
.hero .bg svg{width:100%;height:100%;display:block}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,10,8,.15),rgba(15,10,8,.55) 70%,rgba(15,10,8,.8));z-index:1}
.hero .container{position:relative;z-index:2;padding:3.2rem 0 2.6rem}
.hero h1{max-width:16ch;text-shadow:0 2px 20px rgba(0,0,0,.35)}
.hero .sub{font-size:1.1rem;max-width:52ch;color:#f3ebdf;margin-bottom:1.6rem}
.paths{display:grid;gap:1rem;margin-top:1.4rem}
@media(min-width:760px){.paths{grid-template-columns:1fr 1fr;max-width:860px}.hero .container{padding:5.5rem 0 4.5rem}}
.path{display:block;text-decoration:none;color:var(--ink);background:rgba(255,253,249,.97);border-radius:var(--r);padding:1.3rem 1.3rem 1.2rem;box-shadow:var(--shadow);border-top:5px solid var(--coral);transition:transform .15s}
.path:hover{transform:translateY(-3px)}
.path.sell{border-top-color:var(--sand)}
.path h2{font-size:1.75rem;margin-bottom:.25rem}
.path ul{margin:.4rem 0 1rem;padding-left:1.1rem;color:var(--muted);font-size:.93rem}
.path .go{font-weight:700;color:var(--coral2)}.path.sell .go{color:#8a6a2f}
.hero-contact{margin-top:1.4rem;font-size:.95rem;color:#f3ebdf}.hero-contact a{color:#fff;font-weight:700}
/* page hero */
.phero{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.phero .container{position:relative;z-index:2;padding:3rem 0 2.6rem}
.phero .lead{color:#e6dccd}
.phero .bg{position:absolute;inset:0;opacity:.55}.phero .bg svg{width:100%;height:100%}
/* sections */
section{padding:3.6rem 0}@media(min-width:900px){section{padding:5rem 0}}
.alt{background:var(--cream)}.dark{background:var(--ink);color:#f4ede2}.dark .lead{color:#cfc5b6}
.trust{background:var(--ink);color:var(--sand2);padding:1rem 0}
.trust ul{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;justify-content:center;gap:.5rem 1.6rem;font-size:.8rem;text-transform:uppercase;letter-spacing:.14em;font-weight:600}
.grid{display:grid;gap:1.2rem}
@media(min-width:700px){.g2{grid-template-columns:1fr 1fr}.g3{grid-template-columns:repeat(3,1fr)}.g4{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.g4{grid-template-columns:repeat(4,1fr)}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.5rem;box-shadow:0 2px 10px rgba(0,0,0,.03)}
.card h3{margin-bottom:.35rem}.card p{margin:.2rem 0 .9rem;color:var(--muted)}
.card .icon{width:46px;height:46px;border-radius:12px;background:var(--cream);display:grid;place-items:center;margin-bottom:.8rem;font-size:1.4rem}
.card a.more{font-weight:700;color:var(--coral2);text-decoration:none}
.tile{position:relative;display:flex;align-items:flex-end;min-height:260px;border-radius:var(--r);overflow:hidden;color:#fff;text-decoration:none;padding:1.2rem}
.tile .tbg{position:absolute;inset:0}.tile .tbg svg{width:100%;height:100%}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(10,8,6,.75))}
.tile>div{position:relative;z-index:2}.tile h3{font-size:1.7rem;margin:0;text-transform:uppercase;letter-spacing:.06em}.tile span{font-size:.85rem;font-weight:600;color:var(--sand2)}
.tile:hover h3{text-decoration:underline}
.split{display:grid;gap:2rem;align-items:center}@media(min-width:880px){.split{grid-template-columns:1fr 1.15fr;gap:3.5rem}.split.rev>:first-child{order:2}}
.headshot{border-radius:var(--r);box-shadow:var(--shadow);width:100%;max-width:440px;aspect-ratio:1;object-fit:cover}
.checks{list-style:none;padding:0;margin:1rem 0 1.4rem}.checks li{padding-left:1.8rem;position:relative;margin:.45rem 0}.checks li::before{content:"✓";position:absolute;left:0;top:0;color:var(--coral);font-weight:800}
.steps{counter-reset:s;list-style:none;padding:0;margin:0;display:grid;gap:1rem}
@media(min-width:800px){.steps{grid-template-columns:repeat(3,1fr)}}
.steps li{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.3rem 1.3rem 1.2rem 1.3rem;position:relative}
.steps li::before{counter-increment:s;content:counter(s);display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--ink);color:var(--sand2);font-weight:700;margin-bottom:.6rem}
.steps h3{font-size:1.25rem}.steps p{margin:0;color:var(--muted);font-size:.95rem}
.compare{display:grid;gap:1rem}@media(min-width:800px){.compare{grid-template-columns:1fr 1fr}}
.compare .card h3{display:flex;align-items:center;gap:.5rem}
.pill{display:inline-block;background:var(--cream);border-radius:999px;padding:.2rem .7rem;font-size:.75rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase}
.testi{background:#fff;border:2px dashed #d8c9a9;border-radius:var(--r);padding:1.4rem}
.testi .stars{color:var(--sand);letter-spacing:.15em}.testi p{font-family:var(--serif);font-size:1.25rem;font-style:italic;margin:.5rem 0}
.testi .who{font-size:.85rem;font-weight:700;color:var(--muted)}
.notice{background:#fff8e1;border:1px solid #ecd9a0;border-radius:10px;padding:.8rem 1rem;font-size:.85rem;color:#6d5a24}
/* faq */
details{background:#fff;border:1px solid var(--line);border-radius:12px;padding:1rem 1.2rem;margin:.6rem 0}
details summary{cursor:pointer;font-weight:700;list-style:none;position:relative;padding-right:1.6rem}
details summary::-webkit-details-marker{display:none}
details summary::after{content:"+";position:absolute;right:0;top:-2px;font-size:1.4rem;color:var(--coral)}
details[open] summary::after{content:"\2212"}
details p{margin:.7rem 0 .2rem;color:var(--muted)}
/* forms */
.formwrap{background:#fff;color:var(--ink);border-radius:18px;box-shadow:var(--shadow);padding:1.5rem;border:1px solid var(--line)}
@media(min-width:700px){.formwrap{padding:2rem}}
.formwrap h2,.formwrap h3{margin-bottom:.2rem}.formwrap .fsub{color:var(--muted);margin:0 0 1rem;font-size:.95rem}
.lf{display:grid;gap:.8rem}
.lf .row2{display:grid;gap:.8rem}@media(min-width:560px){.lf .row2{grid-template-columns:1fr 1fr}}
.lf label{display:block;font-size:.8rem;font-weight:700;margin-bottom:.25rem;letter-spacing:.02em}
.lf label .opt{font-weight:500;color:var(--muted)}
.lf input,.lf select,.lf textarea{width:100%;padding:.85rem .9rem;border:1.5px solid #d9cfc1;border-radius:10px;font-size:1rem;font-family:var(--sans);background:#fff;color:var(--ink)}
.lf input:focus,.lf select:focus,.lf textarea:focus{outline:none;border-color:var(--coral);box-shadow:0 0 0 3px rgba(212,104,63,.15)}
.lf .consent{display:flex;gap:.6rem;align-items:flex-start;font-size:.74rem;color:var(--muted);line-height:1.45}
.lf .consent input{width:18px;height:18px;margin-top:2px;flex:none}
.lf .fine{font-size:.72rem;color:var(--muted);margin:0}
.lf .err{color:#b3261e;font-size:.85rem;font-weight:600;display:none}
.lf .alt-text{font-size:.85rem;text-align:center;margin:0}.lf .alt-text a{font-weight:700;color:var(--coral2)}
.hp{position:absolute;left:-9999px}
.thanks{display:none;text-align:center;padding:1rem 0}
.thanks .big{font-size:2.6rem}
.sent .lf{display:none}.sent .thanks{display:block}
.fallback{display:none;margin-top:.8rem}.fallback.show{display:block}
.vbanner{background:var(--ink);color:#fff;border-radius:20px;padding:2rem 1.4rem;position:relative;overflow:hidden}
.vbanner .bg{position:absolute;inset:0;opacity:.45}.vbanner .bg svg{width:100%;height:100%}
.vbanner>*{position:relative}
.inline-form{display:grid;gap:.6rem;margin-top:1rem}
@media(min-width:900px){.inline-form{grid-template-columns:2fr 1.2fr 1.2fr auto}.vbanner{padding:3rem}}
.inline-form input{padding:.95rem 1rem;border-radius:10px;border:0;font-size:1rem;font-family:var(--sans)}
.prose{max-width:72ch}.prose h2{margin-top:1.6em}.prose ul{padding-left:1.2rem}.prose li{margin:.35rem 0}
.disclaimer{font-size:.78rem;color:var(--muted);margin-top:1.2rem}
.builders{display:flex;flex-wrap:wrap;gap:.6rem;margin:1rem 0}.builders span{background:#fff;border:1px solid var(--line);border-radius:999px;padding:.45rem 1rem;font-weight:700;font-size:.9rem}
/* footer */
footer.site{background:#0f0d0b;color:#cfc6b8;padding:3rem 0 2rem;font-size:.9rem}
footer.site a{color:#efe6d8}
footer .fgrid{display:grid;gap:2rem}@media(min-width:800px){footer .fgrid{grid-template-columns:1.4fr 1fr 1fr}}
footer h4{font-family:var(--serif);font-size:1.3rem;color:#fff;margin:0 0 .6rem;font-weight:600}
/* TREC 535.155: broker name exactly half the largest contact info (header name, --contact-lg) */
.broker-disc{font-size:calc(var(--contact-lg) / 2);line-height:1.45;color:#d8d0c4;margin:.75rem 0 0;max-width:46ch}
footer ul{list-style:none;padding:0;margin:0}footer li{margin:.3rem 0}
.trec{border-top:1px solid #2c2620;margin-top:2rem;padding-top:1.4rem;display:grid;gap:.5rem}
.trec a{font-size:14px;font-weight:600}
.eho{display:flex;align-items:center;gap:.6rem;margin-top:.6rem;font-size:.82rem}
.eho svg{width:34px;height:34px;flex:none}
.legal{font-size:.75rem;color:#958b7d;margin-top:1rem}
/* sticky mobile bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:1fr 1fr 1.3fr;background:var(--ink);box-shadow:0 -4px 20px rgba(0,0,0,.25)}
.mbar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:2px;padding:.55rem .2rem;color:#fff;text-decoration:none;font-size:.75rem;font-weight:700;min-height:60px}
.mbar a svg{width:22px;height:22px}
.mbar a.hl{background:var(--coral)}
@media(min-width:900px){.mbar{display:none}}
.float-text{display:none}
@media(min-width:900px){.float-text{display:flex;position:fixed;right:22px;bottom:22px;z-index:60;background:var(--coral);color:#fff;text-decoration:none;font-weight:700;border-radius:999px;padding:.85rem 1.2rem;box-shadow:var(--shadow);align-items:center;gap:.5rem}.float-text svg{width:20px;height:20px}}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:#fff;padding:.5rem;z-index:100}
.split.top{align-items:start}
@media(min-width:880px){.sticky{position:sticky;top:96px}}
.legal a{font-size:inherit}
.alt-text a,.hero-contact a,.topbar a{white-space:nowrap}