:root{--primary:#173f3a;--primary-deep:#0e2c29;--accent:#c9865a;--cream:#f4efe7;--sand:#ded2c3;--ink:#182522;--white:#fff;--muted:#64706d;--serif:"DM Sans",sans-serif;--sans:"Manrope",sans-serif;--shadow:0 24px 70px rgba(12,38,34,.14)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:#fbfaf7;font-family:var(--sans);line-height:1.65}a{color:inherit}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.045em}h1{font-size:clamp(3rem,7vw,6.6rem);max-width:920px;margin-bottom:1.35rem}h2{font-size:clamp(2.3rem,4.6vw,4.5rem);max-width:780px}.shell{width:min(1180px,calc(100% - 48px));margin-inline:auto}.skip-link{position:fixed;top:-100px;left:1rem;z-index:1000;background:#fff;padding:.75rem 1rem}.skip-link:focus{top:1rem}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
.site-header{height:88px;padding:0 max(24px,calc((100vw - 1320px)/2));display:flex;align-items:center;justify-content:space-between;position:absolute;inset:0 0 auto;z-index:20;color:#fff;border-bottom:1px solid rgba(255,255,255,.22)}.brand{display:flex;align-items:center;gap:12px;text-decoration:none}.brand-mark{width:42px;height:42px;border:1px solid rgba(255,255,255,.5);display:grid;place-items:center;font-weight:700}.brand strong,.brand small{display:block;line-height:1.25}.brand small{font-size:.68rem;text-transform:uppercase;letter-spacing:.12em;opacity:.76}.site-nav{display:flex;align-items:center;gap:28px}.site-nav a{text-decoration:none;font-size:.84rem;font-weight:600}.nav-call{border:1px solid rgba(255,255,255,.55);padding:10px 16px}.menu-toggle{display:none}
.hero{min-height:900px;height:100svh;position:relative;color:#fff;display:flex;align-items:flex-end;overflow:hidden}.hero-media,.hero-shade{position:absolute;inset:0}.hero-media{background:linear-gradient(135deg,#315f56,#8ba59e);background-size:cover;background-position:center}.image-placeholder{position:relative;overflow:hidden}.image-placeholder>span{position:absolute;right:18px;bottom:16px;background:rgba(255,255,255,.84);color:#263532;padding:6px 10px;font-size:.65rem;letter-spacing:.08em;text-transform:uppercase}.hero-shade{background:linear-gradient(90deg,rgba(7,28,26,.86) 0%,rgba(7,28,26,.48) 55%,rgba(7,28,26,.15) 100%),linear-gradient(0deg,rgba(7,28,26,.8),transparent 46%)}.hero-content{position:relative;z-index:2;padding-bottom:70px}.eyebrow{text-transform:uppercase;letter-spacing:.19em;font-size:.72rem;font-weight:700;margin-bottom:1.3rem}.eyebrow.dark{color:var(--accent)}.hero-copy{max-width:680px;font-size:1.12rem;opacity:.88;margin-bottom:2rem}.button-row{display:flex;gap:12px;flex-wrap:wrap}.button{display:inline-flex;justify-content:center;align-items:center;padding:15px 23px;text-decoration:none;text-transform:uppercase;letter-spacing:.08em;font-size:.73rem;font-weight:700;min-height:54px}.button-light{background:#fff;color:var(--primary-deep)}.button-accent{background:var(--accent);color:#fff}.hero-paths{margin-top:58px;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid rgba(255,255,255,.3)}.hero-paths a{padding:22px 32px 4px 0;text-decoration:none;display:grid;grid-template-columns:38px 1fr;gap:2px 12px}.hero-paths a+a{padding-left:34px;border-left:1px solid rgba(255,255,255,.3)}.hero-paths span{grid-row:1/3;font-size:.7rem;opacity:.55}.hero-paths strong{font-family:var(--serif);font-size:1.35rem}.hero-paths small{opacity:.7}
.intro{padding:130px 0;text-align:center;display:flex;flex-direction:column;align-items:center}.intro h2{margin-bottom:26px}.intro>p:last-child{max-width:700px;color:var(--muted);font-size:1.08rem}.split-feature{display:grid;grid-template-columns:1.05fr .95fr;min-height:660px}.split-feature.reverse{direction:rtl}.split-feature.reverse>*{direction:ltr}.feature-image{background:linear-gradient(135deg,#a8bbb4,#d6c5b1);background-size:cover;background-position:center}.feature-copy{background:var(--cream);padding:clamp(55px,8vw,120px);display:flex;flex-direction:column;justify-content:center}.feature-copy h2{font-size:clamp(2.4rem,4vw,4rem)}.feature-copy p:not(.eyebrow){max-width:560px;color:var(--muted)}.text-link{margin-top:18px;text-transform:uppercase;letter-spacing:.11em;font-size:.75rem;font-weight:700;text-decoration:none}.text-link span{margin-left:12px}.placeholder-section{padding:110px 0;border-bottom:1px solid #ddd6cc}.mobile-call{display:none}
@media(max-width:820px){.site-header{height:74px;padding:0 22px;position:absolute}.brand small{display:none}.menu-toggle{display:grid;width:44px;height:44px;background:transparent;border:0;padding:10px;gap:5px;place-content:center;z-index:3}.menu-toggle span:not(.sr-only){display:block;width:23px;height:1px;background:#fff}.site-nav{display:none;position:absolute;top:74px;left:0;right:0;background:var(--primary-deep);padding:28px 24px;align-items:stretch;flex-direction:column;gap:18px}.site-nav.open{display:flex}.nav-call{text-align:center}.hero{min-height:780px;height:auto}.hero-content{padding-top:150px;padding-bottom:78px}.hero-paths{grid-template-columns:1fr;margin-top:44px}.hero-paths a+a{padding-left:0;border-left:0;border-top:1px solid rgba(255,255,255,.3);margin-top:15px}.split-feature,.split-feature.reverse{grid-template-columns:1fr;direction:ltr}.feature-image{min-height:420px}.feature-copy{padding:64px 24px}.intro{padding:88px 0}.shell{width:min(100% - 32px,1180px)}.mobile-call{display:block;position:fixed;z-index:30;left:12px;right:12px;bottom:12px;background:var(--accent);color:#fff;text-align:center;text-decoration:none;padding:14px 18px;font-size:.78rem;text-transform:uppercase;letter-spacing:.08em;font-weight:700;box-shadow:0 12px 30px rgba(0,0,0,.25)}body{padding-bottom:64px}}
@media(max-width:480px){h1{font-size:clamp(2.65rem,13vw,4rem)}.hero-copy{font-size:1rem}.button{width:100%}.hero-paths strong{font-size:1.12rem}.feature-image{min-height:330px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
.section-pad{padding:120px 0}.section-head{display:flex;justify-content:space-between;align-items:end;gap:60px;margin-bottom:56px}.section-head h2{margin-bottom:0}.section-head>p{max-width:470px;color:var(--muted)}.feature-list{padding:0;list-style:none;margin:24px 0}.feature-list li{padding:10px 0 10px 28px;border-top:1px solid #d3c9bd;font-size:.9rem;position:relative}.feature-list li:before{content:"✓";position:absolute;left:2px;color:var(--accent)}.button-link{border:0;background:none;padding:0;text-align:left;cursor:pointer;font-family:inherit;color:inherit}.community-grid{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid #d8d1c8;border-left:1px solid #d8d1c8}.community-card{aspect-ratio:1/.86;padding:24px;display:flex;align-items:flex-end;position:relative;border-right:1px solid #d8d1c8;border-bottom:1px solid #d8d1c8;background:linear-gradient(145deg,#e7e0d5,#f7f4ed)}.community-card strong{font-family:var(--serif);font-size:1.15rem}.community-card span{position:absolute;right:16px;top:14px;color:var(--accent);font-size:.68rem}.center-action{text-align:center;margin-top:42px}.market-story{min-height:730px;position:relative;display:flex;align-items:center;padding:80px}.market-image{position:absolute;inset:0;background:linear-gradient(135deg,#769489,#c2ac91);background-size:cover;background-position:center}.market-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,31,28,.7),rgba(7,31,28,.1))}.market-card{position:relative;z-index:1;background:var(--primary);color:#fff;width:min(580px,100%);padding:70px}.market-card h2{font-size:clamp(2.5rem,4.5vw,4.5rem)}.market-card>p:not(.eyebrow){opacity:.78;margin-bottom:30px}.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(50px,9vw,120px);align-items:center}.about-image{min-height:690px;background:linear-gradient(145deg,#9fafa9,#d4c4b1);background-size:cover;background-position:center}.about-copy>p:not(.eyebrow){color:var(--muted)}.agent-details{display:grid;grid-template-columns:1fr 1fr;margin:32px 0;border-block:1px solid #ddd6cc}.agent-details>div{padding:18px 20px 18px 0}.agent-details>div+div{border-left:1px solid #ddd6cc;padding-left:20px}.agent-details small,.agent-details strong{display:block}.agent-details small{text-transform:uppercase;letter-spacing:.13em;font-size:.64rem;color:var(--accent)}.agent-details strong{font-size:.84rem}.button-dark{background:var(--primary);color:#fff}.testimonials{background:var(--cream)}.sample-note{font-size:.78rem}.testimonial-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.testimonial-card{background:#fff;padding:40px 34px;min-height:310px;display:flex;flex-direction:column}.quote-mark{color:var(--accent);font-family:Georgia,serif;font-size:3.5rem;line-height:1}.testimonial-card blockquote{font-family:var(--serif);font-size:1.3rem;line-height:1.5;margin:10px 0 auto}.testimonial-card cite{font-style:normal;font-size:.7rem;text-transform:uppercase;letter-spacing:.09em;color:var(--muted)}.testimonial-card cite strong{display:block;color:var(--ink)}.cta-band{background:var(--primary-deep);color:#fff;padding:85px 0}.cta-band .shell{display:flex;justify-content:space-between;align-items:center;gap:50px}.cta-band h2{font-size:clamp(2.4rem,4vw,4.2rem);margin:0}.cta-actions{display:flex;gap:10px;flex-direction:column;min-width:260px}.button-outline{border:1px solid rgba(255,255,255,.6);color:#fff}.faq{max-width:960px}.faq .section-head{text-align:center;justify-content:center}.faq-list{border-top:1px solid #d8d1c8}.faq details{border-bottom:1px solid #d8d1c8}.faq summary{cursor:pointer;list-style:none;font-family:var(--serif);font-weight:600;font-size:1.18rem;padding:25px 42px 25px 0;position:relative}.faq summary:after{content:"+";position:absolute;right:4px;color:var(--accent);font-size:1.5rem}.faq details[open] summary:after{content:"−"}.faq details p{color:var(--muted);padding:0 50px 25px 0}.contact{background:var(--primary);color:#fff}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(50px,8vw,110px)}.contact-copy{position:sticky;top:40px}.contact-options{display:flex;gap:10px;margin-top:35px}.contact-options button{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.4);padding:12px 16px;cursor:pointer}.lead-form{background:#fff;color:var(--ink);padding:45px;display:grid;gap:18px}.lead-form.compact{padding:30px 0 0}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.lead-form label{display:grid;gap:7px;font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;font-weight:700}.lead-form input,.lead-form select,.lead-form textarea{width:100%;border:1px solid #cfcac1;border-radius:0;padding:13px 12px;background:#fff;color:var(--ink);font:inherit;font-size:.94rem;text-transform:none;letter-spacing:0}.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--accent)}.lead-form .button{border:0;cursor:pointer}.form-note,.form-status{font-size:.72rem;color:var(--muted);margin:0;text-transform:none;letter-spacing:0}.form-status.success{color:#176244}.form-status.error{color:#a73b2e}.site-footer{background:#0b211f;color:#fff;padding:80px 0 30px}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1.2fr;gap:70px}.footer-grid>div:first-child p{opacity:.58}.footer-grid h3{text-transform:uppercase;letter-spacing:.14em;font-size:.7rem}.footer-grid>div:not(:first-child) a{display:block;text-decoration:none;margin:9px 0;opacity:.72;font-size:.85rem}.footer-brand{margin-bottom:24px}.footer-bottom{border-top:1px solid rgba(255,255,255,.13);margin-top:65px;padding-top:28px;font-size:.68rem;opacity:.58}.lead-modal{border:0;padding:0;background:transparent;width:min(680px,calc(100% - 28px));max-height:92vh}.lead-modal::backdrop{background:rgba(5,22,20,.78);backdrop-filter:blur(5px)}.modal-panel{position:relative;background:#fff;padding:48px;max-height:92vh;overflow:auto}.modal-panel h2{font-size:clamp(2rem,4.2vw,3.5rem)}.modal-panel>p:not(.eyebrow){color:var(--muted)}.modal-close{position:absolute;right:16px;top:12px;background:transparent;border:0;font-size:2rem;cursor:pointer}.legal{padding:80px 0;max-width:800px}.legal h1{color:var(--primary);font-size:clamp(3rem,7vw,5rem);margin-top:45px}.legal h2{font-size:2rem;margin-top:50px}
@media(max-width:1000px){.community-grid{grid-template-columns:repeat(3,1fr)}.about{gap:55px}.about-image{min-height:560px}.testimonial-grid{grid-template-columns:1fr}.testimonial-card{min-height:230px}.cta-band .shell{align-items:flex-start;flex-direction:column}.cta-actions{flex-direction:row}}
@media(max-width:820px){.section-pad{padding:82px 0}.section-head{display:block}.community-grid{grid-template-columns:repeat(2,1fr)}.market-story{padding:35px 20px;min-height:700px;align-items:flex-end}.market-card{padding:45px 28px}.about{grid-template-columns:1fr}.about-image{min-height:500px}.contact-grid{grid-template-columns:1fr}.contact-copy{position:static}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}}
@media(max-width:540px){.field-row{grid-template-columns:1fr}.lead-form{padding:28px 20px}.modal-panel{padding:40px 20px}.agent-details{grid-template-columns:1fr}.agent-details>div+div{border-left:0;border-top:1px solid #ddd6cc;padding-left:0}.cta-actions{width:100%;flex-direction:column}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}}
.hero-agent{position:absolute;z-index:1;right:max(30px,calc((100vw - 1280px)/2));bottom:145px;width:min(25vw,330px);height:430px;background:linear-gradient(145deg,#9fafa9,#d4c4b1);background-size:cover;background-position:center top;box-shadow:var(--shadow)}@media(max-width:1100px){.hero-agent{display:none}}
.hero-paths a{padding-bottom:10px;position:relative;transition:background-color .2s ease,padding-left .2s ease}.hero-paths a:hover,.hero-paths a:focus-visible{background:rgba(255,255,255,.07)}.hero-paths a:first-child:hover,.hero-paths a:first-child:focus-visible{padding-left:12px}.hero-paths a:focus-visible{outline:2px solid #fff;outline-offset:4px}.hero-paths small{opacity:.78}.hero-paths small b{display:inline-block;font-size:1rem;margin-left:8px;transition:transform .2s ease}.hero-paths a:hover small b,.hero-paths a:focus-visible small b{transform:translateX(5px)}
.button-link{padding:10px 0;min-height:44px}.community-card{appearance:none;color:var(--ink);font:inherit;text-align:left;cursor:pointer;border-top:0;border-left:0;transition:background .2s ease,transform .2s ease}.community-card:hover,.community-card:focus-visible{background:linear-gradient(145deg,#d9e1dc,#f7f4ed);transform:translateY(-3px);z-index:1}.community-card:focus-visible{outline:2px solid var(--accent);outline-offset:-4px}.community-card strong{transition:transform .2s ease}.community-card small{position:absolute;left:24px;right:18px;bottom:18px;font-size:.62rem;text-transform:uppercase;letter-spacing:.08em;color:var(--primary);opacity:0;transform:translateY(5px);transition:.2s}.community-card:hover strong,.community-card:focus-visible strong{transform:translateY(-30px)}.community-card:hover small,.community-card:focus-visible small{opacity:1;transform:none}.menu-toggle,.modal-close,.contact-options button{min-width:44px;min-height:44px}
@media(max-width:540px){.community-card{min-height:150px;aspect-ratio:auto;padding:18px}.community-card small{left:18px}.community-card:hover strong,.community-card:focus-visible strong{transform:translateY(-32px)}}
.image-loaded>span,.hero-image-includes-agent .hero-agent{display:none}.hero-media{background-position:center center}.feature-image,.market-image,.about-image{background-position:center;background-repeat:no-repeat}.community-card.has-image{background-position:center;background-size:cover;background-repeat:no-repeat;color:#fff}.community-card.has-image span,.community-card.has-image small{color:#fff;text-shadow:0 1px 8px rgba(0,0,0,.35)}.community-card.has-image:hover,.community-card.has-image:focus-visible{background-position:center;transform:translateY(-3px)}
@media(max-width:820px){.hero-media{background-position:58% center}}
.hero-media{width:100%;height:100%;object-fit:cover;object-position:center center}@media(max-width:820px){.hero-media{object-position:58% center}}
.hero-image-includes-agent .hero-content h1{max-width:820px}.hero-image-includes-agent .hero-copy{max-width:610px}@media(max-width:1100px){.hero-image-includes-agent .hero-content h1{max-width:720px}}