:root{
  --navy:#14294a;
  --navy-2:#0f2140;
  --copper:#b8693a;
  --copper-2:#9e5629;
  --sky:#eef5fb;
  --sky-2:#e3eef8;
  --ink:#1c2f4d;
  --muted:#51627c;
  --line:#d6e2ee;
  --white:#ffffff;
  --radius:6px;
  --serif:"Newsreader",Georgia,"Times New Roman",serif;
  --sans:"DM Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
  --wrap:1200px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--sky);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;color:var(--navy);line-height:1.12;margin:0 0 .4em;letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,4.6vw,3.4rem)}
h2{font-size:clamp(1.7rem,3vw,2.3rem)}
h3{font-size:1.3rem}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 20px}
.eyebrow{font-family:var(--sans);font-size:.74rem;letter-spacing:.24em;text-transform:uppercase;color:var(--copper);font-weight:600;margin-bottom:.7em;display:block}
.rule{width:44px;height:2px;background:var(--copper);border:0;margin:.2em auto 1.1em}
.muted{color:var(--muted)}
.center{text-align:center}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:.6em;padding:.85em 1.5em;font:600 .95rem var(--sans);text-decoration:none;border-radius:3px;border:1.5px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn svg{width:18px;height:18px}
.btn-copper{background:var(--copper);color:#fff}
.btn-copper:hover{background:var(--copper-2)}
.btn-outline{border-color:var(--copper);color:var(--copper);background:transparent}
.btn-outline:hover{background:var(--copper);color:#fff}
.btn-link{color:#fff;border:0;border-bottom:1.5px solid #fff;border-radius:0;padding:.4em 0}
.textlink{display:inline-flex;align-items:center;gap:.4em;font-weight:600;font-size:.92rem;color:var(--navy);text-decoration:none;border-bottom:1.5px solid var(--copper);padding-bottom:3px}
.textlink svg{width:16px;height:16px}

/* header */
.site-header{background:rgba(255,255,255,.96);backdrop-filter:blur(6px);position:sticky;top:0;z-index:50;border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:76px}
.logo{text-decoration:none;display:flex;flex-direction:column;position:relative;padding-left:22px}
.logo::before{content:"";position:absolute;left:0;top:13px;width:16px;height:2px;background:var(--copper)}
.logo b{font:500 1.55rem var(--serif);letter-spacing:.12em;color:var(--navy);line-height:1}
.logo small{font-size:.6rem;letter-spacing:.26em;color:var(--muted);margin-top:5px;text-transform:uppercase}
.nav{display:flex;align-items:center;gap:0}
.nav a{text-decoration:none;font-size:.95rem;color:var(--ink);padding:6px 16px;position:relative}
.nav a+a::before{content:"";position:absolute;left:0;top:30%;height:40%;width:1px;background:var(--line)}
.nav a:hover,.nav a[aria-current="page"]{color:var(--copper)}
.header-cta{flex-shrink:0}
.menu-btn{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--navy)}
.menu-btn svg{width:28px;height:28px}

/* hero (split) */
.hero-split{display:grid;grid-template-columns:1fr minmax(360px,520px) 1fr;min-height:430px;background:var(--navy)}
.hero-split .ph{background-size:cover;background-position:center;position:relative}
.hero-split .script{position:absolute;right:28px;bottom:28px;font:italic 400 1.9rem/1.1 var(--serif);color:#fff;text-align:right;text-shadow:0 2px 12px rgba(0,0,0,.45);transform:rotate(-8deg)}
.hero-panel{background:var(--navy);color:#fff;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:44px 36px}
.hero-panel h1{color:#fff;font-size:clamp(2rem,3.6vw,2.9rem)}
.hero-panel p{color:#dbe5f2;font-size:1.04rem;max-width:430px}
.hero-panel .tags{margin-top:22px;font-size:.7rem;letter-spacing:.24em;color:#c9d6e8;text-transform:uppercase}
.hero-panel .tags span{margin:0 8px;opacity:.6}

/* hero (full image with panel) */
.hero-full{position:relative;min-height:560px;background-size:cover;background-position:center;display:flex;align-items:center;justify-content:center;padding:60px 20px}
.hero-full .hero-panel{max-width:500px;box-shadow:0 20px 50px rgba(0,0,0,.35)}
.hero-full .actions{display:flex;gap:24px;align-items:center;justify-content:center;flex-wrap:wrap;margin-top:10px}

/* hero (light overlay) */
.hero-light{position:relative;min-height:470px;background-size:cover;background-position:center;display:flex;align-items:flex-start;justify-content:center;text-align:center;padding:70px 20px}
.hero-light::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(255,255,255,.82) 0%,rgba(255,255,255,.55) 45%,rgba(255,255,255,0) 75%)}
.hero-light .inner{position:relative;max-width:640px}
.hero-light p{font-size:1.1rem;color:var(--ink)}

/* hero (left text, image right) */
.hero-band{position:relative;min-height:400px;background-size:cover;background-position:center right;display:flex;align-items:center}
.hero-band::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,33,64,.95) 0%,rgba(15,33,64,.8) 38%,rgba(15,33,64,0) 70%)}
.hero-band .wrap{position:relative;width:100%}
.hero-band .inner{max-width:560px;color:#fff}
.hero-band h1{color:#fff}
.hero-band p{color:#dbe5f2;font-size:1.08rem}

/* sections */
section{padding:56px 0}
.band{background:var(--white)}
.band-sky{background:var(--sky)}
.band-sky2{background:var(--sky-2)}
.row-head{display:grid;grid-template-columns:300px 1fr;gap:40px;align-items:start}
.row-head .lead p{color:var(--muted)}
.cards{display:grid;gap:18px}
.cards.c3{grid-template-columns:repeat(3,1fr)}
.cards.c4{grid-template-columns:repeat(4,1fr)}
.cards.c5{grid-template-columns:repeat(5,1fr)}
.cards.c6{grid-template-columns:repeat(6,1fr)}
.card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:26px 22px}
.band .card{background:#fbfdff}
.card h3{font-size:1.25rem}
.card p{color:var(--muted);font-size:.95rem}
.icon{width:38px;height:38px;color:var(--copper);margin-bottom:12px;stroke-width:1.5}
.icon-line{display:block;width:30px;height:2px;background:var(--copper);margin:-2px 0 14px}
.feature{text-align:center;padding:6px 10px}
.feature .icon{margin:0 auto 10px}
.feature h4{font-family:var(--sans);font-weight:500;font-size:.98rem;color:var(--ink);margin:0}
.feature p{font-size:.88rem;color:var(--muted);margin:.35em 0 0}
.divided>*+*{border-left:1px solid var(--line)}

/* home pathway cards */
.path-card{display:flex;flex-direction:column;background:#fff;border-radius:var(--radius);padding:30px 28px;box-shadow:0 8px 30px rgba(20,41,74,.06);border:1px solid var(--line)}
.path-card h3{font-size:1.6rem}
.path-card p{color:var(--muted);flex:1}
.signature{display:flex;align-items:center;justify-content:center;gap:28px;margin-top:40px;font:500 1.4rem var(--serif);letter-spacing:.24em;color:var(--navy)}
.signature::before,.signature::after{content:"";width:90px;height:1.5px;background:var(--copper)}

/* zillow showcase */
.showcase{display:grid;grid-template-columns:1fr 1fr 260px;gap:40px;align-items:center}
.device{background:#111;border-radius:16px;padding:12px;box-shadow:0 18px 40px rgba(20,41,74,.25)}
.device-screen{background:#fff;border-radius:6px;overflow:hidden}
.device-bar{display:flex;align-items:center;gap:8px;padding:8px 12px;font:700 .95rem var(--sans);color:#1a6bd6}
.device-bar span{font-size:.62rem;font-weight:600;background:#e6f0fd;padding:2px 8px;border-radius:10px}
.device-grid{display:grid;grid-template-columns:2fr 1fr;gap:4px;padding:0 4px 4px}
.device-grid img{width:100%;height:100%;object-fit:cover;aspect-ratio:16/10}
.floorplan{background:#fff;display:flex;align-items:center;justify-content:center}
.floorplan svg{width:80%;height:auto;color:#333}
.checks{list-style:none;padding:0;margin:0}
.checks li{display:flex;align-items:center;gap:12px;padding:8px 0;color:var(--ink)}
.checks svg{width:22px;height:22px;color:var(--navy);flex-shrink:0}

/* pricing */
.pricing{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;align-items:stretch}
.tier{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px 26px;text-align:center;position:relative;display:flex;flex-direction:column}
.tier.pop{border:2px solid var(--copper);box-shadow:0 14px 34px rgba(184,105,58,.15)}
.tier .badge{position:absolute;top:-13px;left:50%;transform:translateX(-50%);background:var(--copper);color:#fff;font-size:.68rem;letter-spacing:.2em;padding:5px 14px;font-weight:700;border-radius:2px;white-space:nowrap}
.tier h3{font-size:1.6rem;margin:0}
.tier .rate{font:500 2.4rem var(--serif);color:var(--copper);margin:.1em 0 .2em}
.tier .rate small{font-size:1.5rem}
.tier .sub{color:var(--muted);font-size:.93rem;margin-bottom:16px}
.tier ul{list-style:none;padding:0;margin:0 0 22px;text-align:left;flex:1}
.tier li{display:flex;gap:10px;padding:5px 0;font-size:.94rem}
.tier li svg{width:18px;height:18px;color:var(--copper);flex-shrink:0;margin-top:2px}
.fineprint{font-size:.8rem;color:var(--muted);margin-top:18px}

/* steps */
.steps{display:flex;gap:16px;align-items:flex-start}
.step{flex:1;display:flex;gap:14px}
.step .num{flex-shrink:0;width:38px;height:38px;border-radius:50%;background:var(--copper);color:#fff;display:flex;align-items:center;justify-content:center;font:600 1.05rem var(--serif)}
.step h4{font-size:1.2rem;margin:4px 0 4px}
.step p{font-size:.9rem;color:var(--muted);margin:0}
.step-arrow{color:var(--navy);padding-top:8px;flex-shrink:0}
.step-arrow svg{width:22px;height:22px}

/* callout */
.callout{border:1.5px solid var(--copper);background:#fffaf6;padding:26px;border-radius:var(--radius);text-align:center;font:500 1.3rem/1.35 var(--serif);color:var(--navy)}
.callout .icon{margin:0 auto 10px;fill:var(--copper)}

/* table */
.table-wrap{overflow-x:auto;border-radius:var(--radius);border:1px solid var(--line);background:#fff}
table{border-collapse:collapse;width:100%;min-width:760px;font-size:.92rem}
th,td{padding:12px 14px;text-align:center;border-bottom:1px solid var(--line)}
th{background:var(--sky-2);font-weight:600;color:var(--navy)}
td:first-child,th:first-child{text-align:left;font-weight:600;color:var(--navy)}
tr:last-child td{border-bottom:0}

/* faq */
.faq{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}
.faq details{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:18px 20px}
.faq summary{cursor:pointer;font:500 1.15rem var(--serif);color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:12px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--copper);font-size:1.4rem;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{margin:12px 0 0;color:var(--muted);font-size:.95rem}

/* area + listing cards */
.area-card{background:#fff;border:1px solid var(--line);border-radius:8px;overflow:hidden;display:flex;flex-direction:column;box-shadow:0 8px 24px rgba(20,41,74,.06)}
.area-card img{width:100%;aspect-ratio:16/10;object-fit:cover}
.area-card .body{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}
.area-card h3{font-size:1.6rem;margin-bottom:.25em}
.area-card p{color:var(--muted);flex:1}
.area-card .textlink{color:var(--copper);border:0;padding:0}
.chips{display:flex;flex-wrap:wrap;gap:10px;justify-content:center}
.chip{background:#fff;border:1px solid var(--line);padding:8px 16px;border-radius:30px;font-size:.92rem;color:var(--navy)}

.listing{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden}
.listing .img{position:relative}
.listing img{aspect-ratio:4/3;object-fit:cover;width:100%}
.listing .status{position:absolute;left:10px;top:10px;font-size:.68rem;font-weight:700;letter-spacing:.12em;padding:4px 10px;color:#fff;background:#2f7a47;border-radius:2px}
.listing .status.soon{background:#1e4f8a}.listing .status.pending{background:#b8862a}.listing .status.sold{background:#9c2f2f}
.listing .body{padding:14px 16px 16px}
.listing .price{font:500 1.35rem var(--serif);color:var(--copper)}
.listing .addr{font:500 1.05rem var(--serif);color:var(--navy)}
.listing .city{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.listing .facts{display:flex;gap:14px;font-size:.88rem;color:var(--ink);margin:10px 0 12px}
.empty-state{background:#fff;border:1.5px dashed var(--line);border-radius:8px;padding:40px 24px;text-align:center}

/* forms */
.form-band{background:var(--navy);color:#fff;padding:44px 0}
.form-band .grid{display:grid;grid-template-columns:320px 1fr;gap:36px;align-items:center}
.form-band h2{color:#fff;margin-bottom:.2em}
.form-band p{color:#c9d6e8;margin:0}
.lead-form{display:grid;grid-template-columns:repeat(3,1fr) 230px;gap:12px;align-items:start}
.lead-form .full{grid-column:span 2}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;padding:12px 12px;border:1px solid #cfd9e6;border-radius:3px;font:400 .95rem var(--sans);color:var(--ink);background:#fff}
.lead-form .submit{grid-column:4;grid-row:1 / span 2;display:flex;flex-direction:column;gap:8px;align-items:stretch;text-align:center}
.lead-form .submit .btn{justify-content:center;padding:1em}
.lead-form .submit small{color:#c9d6e8;font-size:.78rem}
.hp{position:absolute;left:-9999px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.inline-form{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:10px}
.inline-form input,.inline-form select{width:100%;padding:12px;border:1px solid #cfd9e6;border-radius:3px;font:400 .95rem var(--sans);background:#fff;color:var(--ink)}

/* footer */
.site-footer{background:#fff;border-top:1px solid var(--line);padding:26px 0 18px;font-size:.92rem}
.site-footer .top{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap}
.contact{display:flex;gap:30px;flex-wrap:wrap}
.contact a{display:flex;align-items:center;gap:8px;text-decoration:none;color:var(--ink)}
.contact svg{width:18px;height:18px;color:var(--copper)}
.region{font-size:.72rem;letter-spacing:.2em;color:var(--navy);text-transform:uppercase;display:flex;align-items:center;gap:12px}
.region::after{content:"";width:28px;height:1.5px;background:var(--copper)}
.legal{margin-top:16px;padding-top:14px;border-top:1px solid var(--line);font-size:.78rem;color:var(--muted);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}
.legal svg{width:16px;height:16px;vertical-align:-3px;margin-right:4px}

/* responsive */
@media (max-width:1180px){
  .nav,.header-cta{display:none}
  .menu-btn{display:block}
  .site-header.open .nav{display:flex;flex-direction:column;align-items:stretch;position:absolute;top:76px;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:8px 20px 20px;box-shadow:0 12px 24px rgba(20,41,74,.08)}
  .site-header.open .nav a{padding:14px 4px;border-bottom:1px solid var(--line);font-size:1.05rem}
  .site-header.open .nav a::before{display:none}
  .site-header.open .nav .btn{margin-top:14px;justify-content:center;border-bottom:1.5px solid var(--copper)}
  .row-head{grid-template-columns:1fr;gap:22px}
  .cards.c5,.cards.c6{grid-template-columns:repeat(3,1fr)}
  .cards.c4{grid-template-columns:repeat(2,1fr)}
  .showcase{grid-template-columns:1fr}
  .form-band .grid{grid-template-columns:1fr}
  .divided>*+*{border-left:0}
}
@media (max-width:820px){
  .hero-split{grid-template-columns:1fr}
  .hero-split .ph{min-height:200px}
  .hero-split .ph:last-child{display:none}
  .cards.c3,.pricing{grid-template-columns:1fr}
  .steps{flex-direction:column}
  .step-arrow{display:none}
  .lead-form{grid-template-columns:1fr}
  .lead-form .full{grid-column:auto}
  .lead-form .submit{grid-column:auto;grid-row:auto}
  .inline-form{grid-template-columns:1fr}
  .faq{grid-template-columns:1fr}
  .tier.pop{order:-1}
}
@media (max-width:560px){
  section{padding:42px 0}
  .cards.c4,.cards.c5,.cards.c6{grid-template-columns:repeat(2,1fr)}
  .logo b{font-size:1.25rem}
  .hero-full{min-height:0;padding:40px 16px}
  .hero-panel{padding:34px 22px}
  .signature::before,.signature::after{width:40px}
  .contact{gap:14px;flex-direction:column}
}
.callout[style*="flex"] .icon{margin:0;flex-shrink:0}

/* quick facts */
.facts{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.facts dl{margin:0;display:grid;grid-template-columns:170px 1fr}
.facts dt,.facts dd{margin:0;padding:12px 18px;border-bottom:1px solid var(--line);font-size:.95rem}
.facts dt{background:var(--sky-2);font-weight:600;color:var(--navy)}
.facts dd{color:var(--ink)}
.facts dl>*:nth-last-child(-n+2){border-bottom:0}
.facts a{color:var(--copper)}

/* about */
.about-grid{display:grid;grid-template-columns:300px 1fr;gap:56px;align-items:start}
.headshot{width:100%;height:auto;border-radius:8px;box-shadow:0 14px 34px rgba(20,41,74,.14);position:sticky;top:100px}
.prose{max-width:720px}
.prose p{font-size:1.06rem}
.prose h2{margin-top:1.3em}
.prose a:not(.btn){color:var(--copper);text-underline-offset:3px}

/* city pages */
.prose-lead{max-width:820px;font-size:1.15rem;line-height:1.65}
.prose-lead p{margin:0}
.know,.sales{list-style:none;margin:0;padding:0}
.know li,.sales li{display:flex;gap:12px;padding:12px 0;border-bottom:1px solid var(--line)}
.know li:last-child,.sales li:last-child{border-bottom:0}
.know svg,.sales svg{width:20px;height:20px;color:var(--copper);flex-shrink:0;margin-top:3px}
.know b{color:var(--navy)}
.related{display:flex;flex-wrap:wrap;gap:10px;align-items:center;margin-top:28px}
.related span{font-weight:600;color:var(--navy);margin-right:4px}
.related .chip{text-decoration:none}
.related .chip:hover{border-color:var(--copper);color:var(--copper)}

@media (max-width:820px){
  .about-grid{grid-template-columns:1fr;gap:28px}
  .headshot{position:static;max-width:260px}
}
@media (max-width:560px){
  .facts dl{grid-template-columns:1fr}
  .facts dt{border-bottom:0;padding-bottom:2px}
  .facts dd{padding-top:0}
  .facts dl>dt:nth-last-child(2){border-bottom:0}
}
@media (max-width:560px){.hero-band .btn,.form-band .btn{white-space:normal}}
.nav a,.logo b,.logo small{white-space:nowrap}
.nav a{padding:6px 12px}