@font-face{font-family:Montserrat;src:url('/assets/montserrat-regular.woff') format('woff');font-display:swap;font-weight:100 500}
@font-face{font-family:Montserrat;src:url('/assets/montserrat.woff') format('woff');font-display:swap;font-weight:600 900}
.site-header,.site-footer{color:#00254f!important}.menu-toggle{color:#00254f!important}.hero-button{color:#00254f!important}.hero-button:hover{background:#73b0b1!important}.site-header nav>a:hover,.nav-dropdown>summary:hover{text-decoration:underline;text-underline-offset:5px;color:#00254f!important}.contact-copy h2:not(:first-of-type){font-size:20px;letter-spacing:-.02em;margin-top:25px;margin-bottom:15px}.contact-copy>p{margin-bottom:18px}
:root{--teal:#5e9e9f;--navy:#012e63;--paper:#f4f6f2;--surface:#fff;--text:#012e63;--muted:#4d6276;--line:#d8e2df;--wash:#e7efeb;--header:#5e9e9f;--radius:4px;color-scheme:light dark}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--text);font-family:Montserrat,Arial,sans-serif;font-size:15px;line-height:1.8}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button,summary{cursor:pointer}img{display:block;max-width:100%;object-fit:cover}p{margin:0 0 22px}h1,h2,h3{margin:0;font-weight:500;line-height:1.15;letter-spacing:-.045em}h2{font-size:clamp(30px,3.4vw,48px)}h3{font-size:24px}button{color:inherit}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid var(--teal);outline-offset:5px}.section{max-width:1440px;padding:100px 7%;margin:auto}.eyebrow{font-size:11px;letter-spacing:.22em;font-weight:600;margin-bottom:26px}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:32px;background:var(--navy);color:#fff;border:1px solid transparent;border-radius:var(--radius);padding:17px 23px;font-size:12px;font-weight:600;line-height:1.6;transition:transform .25s,background .25s;min-height:52px}.button:hover{background:#154674;transform:translateY(-3px)}.button span{font-size:23px;line-height:1}.text-link{display:inline-flex;align-items:center;gap:32px;font-size:12px;font-weight:600;border-bottom:1px solid var(--teal);padding:12px 0}.text-link span{font-size:21px;transition:transform .25s}.text-link:hover span{transform:translate(3px,-3px)}.skip{position:fixed;top:-100px;left:20px;padding:10px;background:var(--navy);color:#fff;z-index:20}.skip:focus{top:20px}
/* Layers: header 10, dropdown 11, floating contact 12, skip link 20. */
.site-header{height:90px;display:flex;align-items:center;justify-content:space-between;padding:0 4%;background:var(--header);color:#fff;position:sticky;top:0;z-index:10}.brand{display:block;width:260px;flex-shrink:0}.brand img{width:100%;height:auto;object-fit:contain}.site-header nav{display:flex;gap:27px;align-items:center;font-size:11px;font-weight:600}.site-header nav>a,.nav-dropdown>summary{padding:15px 0}.site-header nav>a:hover,.nav-dropdown>summary:hover{color:#e7efeb}.nav-book{border:1px solid #ffffff70;border-radius:var(--radius);padding:12px 20px!important}.nav-book span{font-size:18px;margin-left:17px}.nav-dropdown{position:relative}.nav-dropdown summary{list-style:none;display:flex;gap:8px;align-items:center}.nav-dropdown summary::-webkit-details-marker{display:none}.nav-dropdown summary:after{content:'⌄';font-size:15px}.nav-dropdown>div{position:absolute;right:0;top:55px;width:280px;padding:15px;background:var(--surface);color:var(--text);box-shadow:0 15px 40px #012e6320;border-radius:4px;z-index:11}.nav-dropdown>div>a{display:block;padding:8px 10px;border-radius:3px}.nav-dropdown>div>a:hover{background:var(--wash)}.menu-toggle{display:none}
.hero{position:relative;min-height:680px;height:calc(100dvh - 90px);max-height:900px;isolation:isolate;background:var(--navy);color:#fff;display:flex;align-items:center}.hero-photo,.hero-shade{position:absolute;inset:0;z-index:-1;overflow:hidden}.hero-photo img{width:100%;height:100%;object-position:center 53%}.hero-shade{background:linear-gradient(90deg,rgba(1,30,56,.82) 0%,rgba(1,30,56,.63) 36%,rgba(1,30,56,.13) 72%),linear-gradient(0deg,rgba(1,30,56,.65),transparent 25%)}.hero-content{padding:65px 7% 140px;max-width:900px}.hero h1{font-size:clamp(42px,4.7vw,68px);max-width:730px;line-height:1.1;font-weight:500;letter-spacing:-.052em;text-wrap:balance}.hero .eyebrow{color:#d5e8e3;margin-bottom:25px}.hero-description{max-width:540px;margin:28px 0 33px;font-size:14px;color:#f4f6f2;line-height:1.8}.hero-description p{margin:0}.hero-button{background:var(--teal);color:#fff}.hero-button:hover{background:#4c898a}.hero-benefits{position:absolute;bottom:0;left:7%;right:7%;border-top:1px solid #ffffff40;padding:25px 0}.hero-benefits ul{display:flex;gap:55px;list-style:none;margin:0;padding:0;font-size:12px}.hero-benefits li{white-space:nowrap}
.intro{display:grid;grid-template-columns:1fr 1.1fr;gap:10%;padding-top:115px;padding-bottom:85px}.intro h2{max-width:450px;font-size:clamp(30px,3.6vw,46px);line-height:1.15}.intro .text-link{margin-top:28px}.intro-text{padding-top:42px;font-size:14px;line-height:1.9}.intro-text strong{font-weight:600}.gallery-section{padding-top:15px;padding-bottom:100px;overflow:hidden}.gallery-heading{display:flex;justify-content:space-between;align-items:center;margin-bottom:38px}.gallery-heading h2{font-size:26px}.gallery-controls{display:flex;gap:10px}.gallery-controls button{width:45px;height:45px;border:1px solid var(--line);background:transparent;border-radius:50%;font-size:22px}.gallery-controls button:hover{background:var(--wash)}.property-gallery{display:flex;gap:26px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:30px 0 42px;perspective:1800px}.property-gallery::-webkit-scrollbar{display:none}.property-shot{flex:0 0 40%;scroll-snap-align:center;border-radius:5px;overflow:hidden;box-shadow:0 16px 30px #012e6312;transform:rotateY(-7deg);transform-origin:center;transition:transform .4s}.property-shot:nth-child(even){margin-top:35px;transform:rotateY(7deg)}.property-shot img{width:100%;height:300px;transition:transform .8s}.property-shot:hover img{transform:scale(1.04)}.gallery-section>.text-link{margin-top:8px}
.market{display:grid;grid-template-columns:1.05fr 1fr;gap:9%;background:var(--wash);align-items:center;max-width:none;padding-top:90px;padding-bottom:90px}.market-visual{border-radius:5px;overflow:hidden;max-width:650px}.market-visual img{width:100%;height:560px}.market-copy{max-width:550px}.market-copy h2{margin-bottom:30px}.market-copy p{font-size:14px}.market-details{padding-top:85px;padding-bottom:85px}.reading-width{max-width:900px;margin:auto}.market-details h2{font-size:30px;margin:38px 0 22px}.market-details h2:first-child{margin-top:0}.market-details p{font-size:14px}.market-details a{font-weight:600;display:block;margin:30px 0 15px}.process{display:grid;grid-template-columns:1fr 1fr;gap:13%;border-top:1px solid var(--line)}.process-heading{align-self:start;position:sticky;top:135px}.process-heading h2{margin-bottom:28px}.process-heading>.eyebrow{display:none}.process-heading p{font-size:14px;max-width:470px}.brand-art{margin-top:35px;aspect-ratio:1.7;background-image:url('/assets/brand-3d.png');background-size:cover;background-position:center;border-radius:4px}.process-step{margin-bottom:50px;padding-bottom:38px;border-bottom:1px solid var(--line)}.process-step:last-child{border-bottom:0;margin-bottom:0}.process-step h3{font-size:23px;margin-bottom:18px}.process-step p{font-size:14px;margin-bottom:0}.news{background:var(--wash);max-width:none}.news h2{margin-bottom:25px}.news>.eyebrow{display:none}.news>p{font-size:14px}.news-list{display:grid;grid-template-columns:1fr 1fr;gap:30px 60px;margin-top:50px}.news-list article:last-child{grid-column:1/-1;max-width:700px}.news-list h3{font-size:23px;line-height:1.35;margin-bottom:18px}.news-list p{font-size:14px}.contact{display:grid;grid-template-columns:1fr 1fr;gap:12%}.contact h2{font-size:50px;margin-bottom:30px}.contact-email{display:inline-block;border-bottom:1px solid var(--line);margin-bottom:22px;font-size:17px}.contact-copy>p{font-size:13px}.contact .button{margin-top:14px}.field{margin-bottom:22px;min-width:0}.field label{display:block;font-size:11px;letter-spacing:.05em;font-weight:600;margin-bottom:8px}.field input,.field textarea,.field select{width:100%;border:0;border-bottom:1px solid var(--line);border-radius:0;background:transparent;color:var(--text);padding:8px 0;font-size:14px;min-height:44px;outline-offset:3px}.field textarea{resize:vertical}.field select option{background:var(--surface);color:var(--text)}.phone-fields{display:grid;grid-template-columns:1fr 1.2fr;gap:25px}.form-help{font-size:11px;line-height:1.7;color:var(--muted);margin-top:17px}.site-footer{background:var(--teal);color:#fff;padding:50px 7% 28px}.footer-top{display:flex;justify-content:space-between;gap:40px;align-items:center;padding-bottom:35px}.footer-top p{font-size:11px;margin:0}.footer-top>a:last-child{font-size:12px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #ffffff40;padding-top:25px;font-size:10px}.footer-bottom p{margin:0}.floating-contact{position:fixed;bottom:22px;right:24px;background:var(--navy);color:#fff;border:1px solid #ffffff30;border-radius:100px;padding:13px 23px;font-size:12px;box-shadow:0 8px 25px #012e6325;z-index:12}.floating-contact span{margin-left:16px;font-size:19px}.page-hero{display:grid;grid-template-columns:1.15fr 1fr;gap:8%;align-items:center;padding-top:65px;padding-bottom:65px;background:var(--wash);max-width:none}.page-hero h1{font-size:clamp(35px,4vw,58px);text-wrap:balance}.page-hero-image{overflow:hidden;border-radius:4px}.page-hero-image img{width:100%;height:330px}.page-content{max-width:1100px;padding-top:70px;padding-bottom:70px}.page-content h2{font-size:30px;margin:40px 0 23px}.page-content h2:first-child{margin-top:0}.page-content p{font-size:14px;line-height:1.9}.page-content ul{padding-left:22px}.page-content li{margin-bottom:10px}.page-content a{color:var(--text);text-decoration:underline;text-underline-offset:4px}.page-content a.button{color:#fff;text-decoration:none}.page-content table{border-collapse:collapse;width:100%;font-size:13px;display:block;overflow-x:auto}.page-content td,.page-content th{padding:15px;border-bottom:1px solid var(--line)}.faq-item{padding:23px 0;border-bottom:1px solid var(--line)}.faq-item summary{list-style:none;font-size:17px;line-height:1.6;padding-right:35px;position:relative}.faq-item summary::-webkit-details-marker{display:none}.faq-item summary:after{content:'+';position:absolute;right:4px;top:0;font-size:24px;color:var(--text)}.faq-item[open] summary:after{content:'−'}.faq-item>div{padding-top:20px;max-width:850px}.gallery-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.gallery-grid img{width:100%;height:350px;border-radius:4px}.gallery-grid a:last-child{grid-column:1/-1}.gallery-grid a:last-child img{height:450px}.estimator{background:var(--wash);padding:35px;border-radius:5px;margin:30px 0 40px}.estimator h2{margin-top:0}.estimate-fields{display:grid;grid-template-columns:1fr 1fr;gap:25px}.estimate-result{font-size:40px;font-weight:600;letter-spacing:-.04em;min-height:72px}.estimate-result:empty:before{content:'Select an area and size';font-size:16px;color:var(--muted)}
@media(prefers-reduced-motion:no-preference){.hero-content{animation:enter .9s both}.hero-benefits{animation:enter 1s .2s both}.reveal.is-pending{opacity:0;transform:translateY(25px)}.reveal{transition:opacity .8s,transform .8s}.tilt{transition:transform .35s}.hero-photo img{animation:photo-enter 1.4s both}@keyframes enter{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}@keyframes photo-enter{from{transform:scale(1.06)}to{transform:scale(1)}}}
@media(prefers-color-scheme:dark){:root{--paper:#0b223a;--surface:#102c46;--text:#f4f6f2;--muted:#b4c7d5;--line:#31506a;--wash:#122e47}.button,.floating-contact{background:#245078}.nav-dropdown>div{box-shadow:0 15px 40px #012e6350}.hero-button{background:var(--teal)}}
@media(min-width:1600px){.hero-content{padding-left:max(7%,calc((100vw - 1240px)/2))}.market{padding-left:max(7%,calc((100vw - 1240px)/2));padding-right:max(7%,calc((100vw - 1240px)/2))}}
@media(max-width:1100px){.site-header{padding:0 4%;height:80px}.brand{width:220px}.site-header nav{gap:16px;font-size:10px}.hero{height:calc(100dvh - 80px);min-height:650px}.hero-content{max-width:800px}.section{padding-left:6%;padding-right:6%}.intro{gap:7%}.contact{gap:7%}.footer-top{flex-wrap:wrap}.footer-top p{display:none}.property-shot{flex-basis:48%}.market-visual img{height:520px}}
@media(max-width:767px){body{font-size:14px}.section{padding:65px 6%}.site-header{height:76px;padding:0 6%}.brand{width:215px}.menu-toggle{display:flex;align-items:center;gap:12px;background:transparent;border:0;color:#fff;font-size:11px;min-height:44px}.menu-toggle span{font-size:20px}.site-header nav{display:none;position:absolute;top:76px;left:0;right:0;padding:20px 6% 28px;background:var(--teal);box-shadow:0 10px 30px #012e6320;font-size:13px;max-height:calc(100dvh - 76px);overflow-y:auto}.site-header nav.is-open{display:flex;align-items:stretch;flex-direction:column;gap:5px}.nav-dropdown>div{position:static;width:100%;margin:8px 0;box-shadow:none;font-size:12px}.nav-book{align-self:start;margin-top:8px}.hero{min-height:690px;height:calc(100dvh - 76px);max-height:850px;align-items:center}.hero-photo img{object-position:62% center}.hero-shade{background:linear-gradient(90deg,rgba(1,30,56,.8),rgba(1,30,56,.42)),linear-gradient(0deg,rgba(1,30,56,.8),transparent 35%)}.hero-content{padding:35px 6% 160px;max-width:100%}.hero h1{font-size:clamp(37px,9vw,54px);line-height:1.12}.hero-description{font-size:12px;margin:24px 0 28px;max-width:450px}.hero .eyebrow{font-size:10px;margin-bottom:22px}.hero-button{font-size:10px;gap:20px;padding:16px;max-width:100%}.hero-benefits{left:6%;right:6%;padding:23px 0}.hero-benefits ul{flex-direction:column;gap:4px;font-size:11px}.intro,.market,.process,.contact,.page-hero{grid-template-columns:1fr;gap:32px}.intro h2{font-size:36px}.intro-text{padding-top:0;font-size:13px}.intro .text-link{margin-top:8px}.gallery-section{padding-top:10px;overflow:hidden}.gallery-heading{margin-bottom:5px}.property-gallery{gap:18px;padding:25px 0 32px;perspective:none}.property-shot,.property-shot:nth-child(even){flex-basis:86%;margin-top:0;transform:none}.property-shot img{height:260px}.market-visual{order:2}.market-visual img{height:340px}.market-copy h2{font-size:34px}.market-copy p{font-size:13px}.market-details h2{font-size:27px}.process-heading{position:static}.brand-art{display:none}.process-step{margin-bottom:30px;padding-bottom:30px}.process-step h3{font-size:21px}.process-step p{font-size:13px}.news h2{font-size:32px}.news-list{grid-template-columns:1fr;gap:28px;margin-top:30px}.news-list article:last-child{grid-column:auto}.news-list h3{font-size:22px}.contact h2{font-size:38px}.contact-email{font-size:14px}.contact-copy .button{margin-top:2px}.phone-fields{gap:15px}.contact form{padding-top:8px}.site-footer{padding:35px 6% 85px}.footer-top{flex-direction:column;align-items:start;gap:25px}.footer-bottom{display:grid;grid-template-columns:1fr 1fr;gap:14px}.footer-bottom p{grid-column:1/-1}.floating-contact{padding:10px 18px;bottom:16px;right:16px}.page-hero{padding-top:45px;padding-bottom:45px}.page-hero h1{font-size:36px}.page-hero-image img{height:220px}.page-content h2{font-size:26px}.faq-item summary{font-size:15px}.gallery-grid{grid-template-columns:1fr}.gallery-grid a:last-child{grid-column:auto}.gallery-grid img,.gallery-grid a:last-child img{height:280px}.estimator{padding:25px}.estimate-fields{grid-template-columns:1fr;gap:0}.estimate-result{font-size:34px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.tilt,.property-shot,.property-shot:nth-child(even){transform:none!important}.reveal.is-pending{opacity:1;transform:none}}
.brand-art{background-image:url('/assets/brand-3d.jpg')}
.footer-info{display:grid;grid-template-columns:1.5fr 1fr .7fr;gap:50px;padding:20px 0 40px;font-size:11px;line-height:1.8}.footer-info h2{font-size:10px;font-weight:600;letter-spacing:.12em;margin-bottom:15px}.footer-info a{display:block;margin-bottom:6px}.footer-info p{margin:0}.services-grid{display:grid;grid-template-columns:1fr 1fr;gap:40px 65px}.service-item{padding:5px 0 25px;border-bottom:1px solid var(--line)}.services-grid .service-item h2{font-size:23px;margin:0 0 20px}.services-photo{overflow:hidden;border-radius:4px}.services-photo img{width:100%;height:100%;min-height:280px}.service-item p{margin-bottom:0}#gallery-modal{width:min(1200px,94vw);max-height:94dvh;padding:20px;background:var(--surface);color:var(--text);border:1px solid var(--line);border-radius:6px}#gallery-modal::backdrop{background:rgba(1,20,40,.86);backdrop-filter:blur(6px)}.lightbox-toolbar{display:flex;gap:10px;margin-bottom:15px}.lightbox-toolbar button{min-width:44px;min-height:44px;border:1px solid var(--line);border-radius:4px;background:var(--paper);padding:7px 14px}.lightbox-toolbar .lightbox-close{margin-left:auto}#lightbox-image{width:100%;max-height:calc(94dvh - 140px);object-fit:contain}#lightbox-count{text-align:center;font-size:12px;margin:12px 0 0}
@media(max-width:767px){.footer-info,.services-grid{grid-template-columns:1fr;gap:30px}.footer-info{padding-top:0}.services-photo img{height:280px}.lightbox-toolbar button{font-size:12px}#gallery-modal{padding:12px}}
@media(prefers-reduced-motion:no-preference){.hero-content{animation:hero-enter .6s both}@keyframes hero-enter{from{transform:translateY(14px)}to{transform:translateY(0)}}}
/* Desktop readability and compact spacing. */
body{font-size:17px;line-height:1.7}h1,h2,h3{font-weight:700;letter-spacing:-.035em}.section{padding:64px 48px}.eyebrow{font-size:12px;margin-bottom:20px}.button,.text-link{font-size:14px}.site-header nav{font-size:13px;gap:22px}.hero h1{font-weight:700}.hero-description{font-size:17px}.hero-benefits ul{font-size:14px}.intro{grid-template-columns:.85fr 1.25fr;gap:64px;padding-top:64px;padding-bottom:40px}.intro h2{font-size:clamp(30px,3vw,40px)}.intro-text{padding-top:0;font-size:17px;line-height:1.75}.intro .text-link{margin-top:12px}.gallery-section{padding-top:20px;padding-bottom:56px}.gallery-heading{margin-bottom:20px}.property-gallery{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 48px)/3);gap:24px;padding:0 0 20px}.property-shot,.property-shot:nth-child(even){margin:0;transform:none;scroll-snap-align:start}.property-shot img{height:auto;aspect-ratio:4/3}.market{gap:64px;padding:64px max(48px,calc((100vw - 1344px)/2))}.market-visual img{height:440px}.market-copy{max-width:620px}.market-copy p,.market-details p,.process-heading p,.process-step p,.news>p,.news-list p,.contact-copy>p,.page-content p{font-size:17px;line-height:1.75}.market-details{padding-top:56px;padding-bottom:56px}.reading-width{max-width:1000px}.market-details h2{font-size:32px;line-height:1.3}.process{gap:64px}.process-step{margin-bottom:32px;padding-bottom:28px}.news-list{margin-top:30px}.contact{grid-template-columns:.9fr 1.1fr;gap:64px}.contact h2{font-size:42px}.contact-email{font-size:18px}.contact form{padding:28px;background:var(--surface);border:1px solid var(--line);border-radius:8px}.field{margin-bottom:16px}.field label{font-size:14px;letter-spacing:0;margin-bottom:6px}.field input,.field textarea,.field select{border:1px solid var(--line);background:var(--paper);border-radius:4px;padding:11px 12px;font-size:16px;min-height:48px}.field textarea{height:110px}.form-help{font-size:13px}.contact .button{margin-top:4px}.page-hero{gap:56px;padding-left:max(48px,calc((100vw - 1344px)/2));padding-right:max(48px,calc((100vw - 1344px)/2))}.footer-info,.footer-top p,.footer-top>a:last-child{font-size:13px}.footer-info h2,.footer-bottom{font-size:12px}
@media(max-width:1100px){.site-header nav{gap:13px;font-size:12px}.brand{width:210px}.section{padding-left:5%;padding-right:5%}.intro,.market,.process,.contact{gap:36px}.property-gallery{grid-auto-columns:calc((100% - 24px)/2)}}
@media(max-width:900px) and (min-width:768px){.site-header nav{gap:9px;font-size:11px}.brand{width:170px}.nav-book{padding:10px!important}.nav-book span{margin-left:5px}.intro h2{font-size:30px}}
@media(max-width:767px){body{font-size:16px}.section{padding:44px 6%}.intro,.market,.process,.contact,.page-hero{grid-template-columns:1fr;gap:26px}.intro h2{font-size:32px}.intro-text,.hero-description,.market-copy p,.market-details p,.process-heading p,.process-step p,.news>p,.news-list p,.contact-copy>p,.page-content p{font-size:16px}.hero h1{font-size:36px}.hero-description{margin:20px 0 24px}.hero-button{font-size:12px}.hero-benefits ul{font-size:12px}.gallery-section{padding-top:12px}.property-gallery{grid-auto-columns:88%;gap:16px;padding:0 0 18px}.property-shot img{height:auto}.gallery-heading{margin-bottom:18px}.market-visual img{height:320px}.market-details h2{font-size:27px}.contact h2{font-size:36px}.contact-email{font-size:15px}.contact form{padding:20px}.page-hero{padding:44px 6%}.site-header nav{font-size:14px}.site-footer{padding-bottom:90px}}

/* White navigation text on the corporate teal header. */
.site-header nav,.site-header nav>a,.nav-dropdown>summary,.site-header nav>a:hover,.nav-dropdown>summary:hover,.menu-toggle{color:#fff!important}

.process-photo{margin-top:28px;overflow:hidden;border-radius:4px}.process-photo img{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}

/* A visual five-step journey, with every explanation available in the HTML. */
.process{grid-template-columns:.8fr 1.3fr;gap:48px;align-items:start}.process-heading h2{font-size:clamp(32px,3.5vw,48px)}.process-steps{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.process-step,.process-step:last-child{position:relative;margin:0;padding:26px;border:1px solid var(--line);border-radius:12px;background:var(--surface);overflow:hidden;box-shadow:0 8px 24px #012e6308;transition:transform .3s,box-shadow .3s,border-color .3s}.step-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:22px}.step-number{font-size:54px;font-weight:700;line-height:1;color:var(--teal);letter-spacing:-.06em}.step-icon{display:grid;place-items:center;width:48px;height:48px;border-radius:12px;background:var(--wash);color:var(--text)}.step-icon svg{width:30px;height:30px}.process-step h3{font-size:21px;line-height:1.25;margin-bottom:14px}.process-step p{font-size:16px;line-height:1.65}.process-step:last-child{grid-column:1/-1;background:var(--navy);color:#fff;border-color:var(--navy)}.process-step:last-child .step-number{color:#a6d6d2}.process-step:last-child .step-icon{background:#ffffff18;color:#fff}.step-sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}
@media(hover:hover) and (prefers-reduced-motion:no-preference){.process-step:hover{transform:translateY(-5px);box-shadow:0 16px 32px #012e6315;border-color:var(--teal)}}
@media(max-width:1100px){.process{grid-template-columns:.85fr 1.15fr;gap:28px}.process-step,.process-step:last-child{padding:20px}.process-steps{gap:14px}.process-step h3{font-size:19px}}
@media(max-width:900px){.process{grid-template-columns:1fr}.process-heading{position:static}.process-photo{max-width:580px}.process-steps{gap:18px}}
@media(max-width:540px){.process-steps{grid-template-columns:1fr}.process-step,.process-step:last-child{padding:24px;grid-column:auto}.step-top{margin-bottom:16px}.step-number{font-size:48px}.process-step h3{font-size:22px}}

.owner-perks{display:flex;flex-wrap:wrap;gap:10px 20px;list-style:none;margin:0 0 28px;padding:0;font-size:14px;font-weight:700}.owner-perks li{display:flex;gap:8px;align-items:center}.owner-perks li:before{content:'✓';color:#b6e0db}.launch-timing{display:inline-flex;align-items:center;gap:10px;padding:10px 15px;background:var(--wash);border:1px solid var(--line);border-radius:100px;font-size:15px!important;font-weight:700;margin:4px 0 12px}.launch-timing span{font-size:24px;line-height:1}.process-step .step-perk{margin:18px 0 0;padding-top:14px;border-top:1px solid var(--line);font-size:14px;font-weight:700;color:var(--text)}.process-step:last-child .step-perk{color:#b6e0db;border-color:#ffffff30}.pricing-perks{padding:28px;background:var(--wash);border:1px solid var(--line);border-radius:12px;margin-bottom:36px}.page-content .pricing-perks h2{margin:0 0 18px;font-size:30px}.pricing-perks ul{margin:0 0 18px}.pricing-perks p:last-of-type{margin-bottom:8px}
@media(max-width:767px){.hero{min-height:780px;max-height:none}.hero-content{padding-top:30px}.owner-perks{font-size:12px;gap:7px 14px;margin-bottom:22px}.hero-description{margin-bottom:18px}.pricing-perks{padding:22px}.page-content .pricing-perks h2{font-size:26px}}

.faq-topics{display:flex;flex-wrap:wrap;gap:10px;margin:24px 0 36px}.page-content .faq-topics a{padding:9px 14px;border:1px solid var(--line);border-radius:100px;font-size:14px;text-decoration:none;background:var(--surface)}.faq-topics a:hover{background:var(--wash)}.faq-group{scroll-margin-top:110px;margin-bottom:40px}.faq-group h2{font-size:27px}.faq-links{padding:20px;background:var(--wash);border-radius:8px}.page-content .faq-regulation-source{font-size:14px}.faq-item summary{font-weight:700}
/* Owner FAQ guide */
.faq-hero{background:var(--wash);align-items:center;padding-top:48px;padding-bottom:48px}.faq-hero h1{font-size:clamp(36px,4.3vw,64px);line-height:1.08;text-transform:none;max-width:700px}.faq-hero-copy{max-width:530px;margin:24px 0 8px;color:var(--muted)}.faq-hero .page-hero-image{position:relative;border-radius:12px;overflow:hidden}.faq-hero .page-hero-image img{width:100%;height:370px}.faq-photo-caption{position:absolute;bottom:0;left:0;right:0;margin:0;padding:32px 22px 18px;background:linear-gradient(transparent,rgba(1,46,99,.85));color:white;font-size:14px;font-weight:600}.faq-intro{max-width:780px;margin-bottom:32px}.faq-layout{display:grid;grid-template-columns:270px minmax(0,1fr);gap:64px;align-items:start}.faq-index{position:sticky;top:120px}.faq-index .eyebrow{margin-bottom:12px}.faq-index .faq-topics{display:flex;flex-direction:column;gap:0;margin:0 0 18px}.page-content .faq-index .faq-topics a{border:0;border-radius:0;background:transparent;border-left:3px solid var(--line);padding:12px 16px;font-size:15px;line-height:1.5;transition:background .2s,border-color .2s}.page-content .faq-index .faq-topics a:hover{background:var(--wash);border-color:var(--teal)}.faq-answers{min-width:0}.faq-group{padding:24px 28px;background:var(--surface);border:1px solid var(--line);border-radius:12px;margin-bottom:24px}.faq-group h2{font-size:26px;margin:0 0 14px;line-height:1.25}.faq-group .faq-item{margin:0;padding:0;border-bottom:1px solid var(--line);border-top:0}.faq-group .faq-item:last-child{border-bottom:0}.faq-group .faq-item summary{padding:18px 36px 18px 0;font-size:16px;line-height:1.55;position:relative;list-style:none}.faq-group .faq-item summary:hover{color:#376d70}.faq-group .faq-item[open] summary{color:var(--navy)}.faq-group .faq-item>div{padding:0 24px 18px 0}.faq-group .faq-item p{color:var(--muted);margin:0;font-size:16px}.faq-content .faq-links{margin-top:20px;padding:26px 30px;border-left:4px solid var(--teal)}
@media(max-width:1000px){.faq-layout{grid-template-columns:220px minmax(0,1fr);gap:28px}.faq-group{padding:20px}.faq-hero .page-hero-image img{height:320px}}
@media(max-width:767px){.faq-hero h1{font-size:38px}.faq-hero .page-hero-image img{height:250px}.faq-layout{grid-template-columns:1fr;gap:24px}.faq-index{position:static}.faq-index .faq-topics{display:grid;grid-template-columns:1fr 1fr;gap:8px}.page-content .faq-index .faq-topics a{background:var(--wash);font-size:13px;padding:10px}.faq-index>.text-link{display:none}.faq-group{padding:20px 16px}.faq-group h2{font-size:23px}.faq-group .faq-item summary{font-size:15px}.faq-group .faq-item>div{padding-right:0}.faq-photo-caption{font-size:12px}.faq-content .faq-links{padding:20px}}
/* Editorial journal */
.insights-heading h1{font-size:clamp(36px,4.5vw,62px)}.insights-heading>p:not(.eyebrow){max-width:660px;margin:20px 0 30px}.insight-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:24px;margin:28px 0}.insight-card{background:var(--surface);border:1px solid var(--line);border-radius:10px;overflow:hidden;min-width:0}.insight-card>a{display:block;height:100%}.insight-card img{width:100%;aspect-ratio:4/3;transition:filter .2s}.insight-card:hover img{filter:brightness(1.05)}.insight-card-copy{padding:24px}.insight-card h3{font-size:24px;line-height:1.3;margin:12px 0 16px}.insight-card-copy>p{font-size:15px;line-height:1.7}.insight-card .insight-meta,.insight-meta{font-size:12px;font-weight:600;color:var(--muted);margin:0;display:flex;flex-wrap:wrap;gap:10px}.insight-card .text-link{font-size:13px}.insight-overview{padding-top:0}.insight-article{max-width:1000px}.insight-article>.text-link{margin-bottom:28px}.insight-article h1{font-size:clamp(34px,4vw,54px);margin:20px 0}.insight-lead{font-size:20px;color:var(--muted)}.insight-article>img{width:100%;max-height:440px;border-radius:10px;margin:32px 0}.insight-article section{margin:30px 0}.insight-article section h2,.insight-sources h2{font-size:27px;margin-bottom:18px}.insight-sources{padding:24px;background:var(--wash);border-radius:8px}.insight-sources p:last-child{margin-bottom:0}.insight-sources a{text-decoration:underline;text-underline-offset:4px}.insight-reviewed{font-size:13px;color:var(--muted);margin:24px 0}.insight-article>.button{margin-top:12px}
@media(max-width:1000px){.insight-grid{grid-template-columns:1fr 1fr}.insight-card:first-child{grid-column:1/-1}.insight-card:first-child>a{display:grid;grid-template-columns:1fr 1fr}.insight-card:first-child img{height:100%;aspect-ratio:auto}}
@media(max-width:767px){.insight-grid{grid-template-columns:1fr;gap:20px}.insight-card:first-child{grid-column:auto}.insight-card:first-child>a{display:block}.insight-card:first-child img{height:auto;aspect-ratio:4/3}.insight-card-copy{padding:22px}.insight-card h3{font-size:24px}.insight-lead{font-size:18px}}
.process-heading .process-timing-note{font-size:14px;color:var(--muted);margin:14px 0 8px}.process-step .step-phase{font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-bottom:10px}.process-step:last-child .step-phase{color:#a6d6d2}.process-page-hero h1{font-size:clamp(34px,4vw,58px);text-transform:none}.process-page-hero p:not(.eyebrow){margin-top:24px;max-width:600px}.process-page-hero .page-hero-image{border-radius:12px;overflow:hidden}
/* About: company identity and first-hand service detail */
.about-hero{background:var(--wash);align-items:center}.about-hero h1{font-size:clamp(34px,4vw,58px);text-transform:none}.about-hero p:not(.eyebrow){margin:24px 0 0;font-size:18px;max-width:640px}.about-hero .page-hero-image{border-radius:12px;overflow:hidden}.about-intro{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px}.about-intro h2{font-size:clamp(30px,3vw,42px)}.about-services{background:var(--navy);color:white;max-width:none;padding-left:max(48px,calc((100vw - 1344px)/2));padding-right:max(48px,calc((100vw - 1344px)/2))}.about-services>h2{max-width:760px;font-size:clamp(30px,3vw,42px)}.about-service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px;margin:36px 0 16px}.about-service-grid section{border-left:2px solid var(--teal);padding-left:24px}.about-service-grid h3{font-size:24px;margin-bottom:18px}.about-service-grid p{font-size:16px;color:#e1eceb}.about-design{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}.about-design-photo{overflow:hidden;border-radius:12px}.about-design-photo img{width:100%;height:470px}.about-design h2,.about-owner h2{font-size:clamp(30px,3vw,42px);margin-bottom:24px}.about-owner{display:grid;grid-template-columns:1.15fr .85fr;gap:64px;border-top:1px solid var(--line)}.about-start{background:var(--wash);border-radius:12px;padding:32px}.about-start h3{font-size:28px}.about-start ul{padding-left:22px;margin:24px 0}.about-start li{margin:10px 0}.about-start p{font-size:14px;color:var(--muted)}
@media(max-width:900px){.about-intro,.about-design,.about-owner{grid-template-columns:1fr;gap:28px}.about-service-grid{grid-template-columns:1fr;gap:24px}.about-design-photo img{height:auto;aspect-ratio:3/2}}
@media(max-width:767px){.about-hero p:not(.eyebrow){font-size:16px}.about-services{padding:44px 6%}.about-start{padding:24px}.about-hero h1{font-size:36px}}
/* Compact income controls, prominent annual estimate */
.estimator{display:grid;grid-template-columns:minmax(260px,340px) minmax(0,1fr);max-width:1080px;margin:32px auto 40px;padding:0;overflow:hidden;border:1px solid var(--line);border-radius:12px;background:var(--surface)}.estimate-input-panel{padding:30px;background:var(--wash)}.page-content .estimate-input-panel h2{font-size:26px;margin:0 0 12px}.page-content .estimate-instruction{font-size:15px;margin-bottom:24px}.estimator .estimate-fields{grid-template-columns:1fr;gap:14px}.estimator .field{margin:0}.estimator .field label{font-size:15px;font-weight:700;margin-bottom:8px}.estimator .field select{width:100%;min-height:48px;border:1px solid var(--line);border-radius:6px;background:var(--surface);color:var(--navy);padding:10px 12px;font-size:16px}.estimate-output-panel{display:flex;flex-direction:column;justify-content:center;padding:36px;min-width:0}.estimate-output-panel .eyebrow{font-size:12px;margin-bottom:16px;line-height:1.6}.page-content .estimate-result{font-size:clamp(30px,3.3vw,46px);font-weight:700;line-height:1.15;letter-spacing:-.045em;min-height:88px;margin:0 0 22px;overflow-wrap:anywhere;color:var(--navy)}.page-content .estimate-result:empty:before{font-size:20px;letter-spacing:0;line-height:1.5;font-weight:500;content:'Select your property to see the estimate';display:block;max-width:340px}.estimate-output-panel .text-link{font-size:13px;align-self:flex-start;gap:16px;max-width:100%}
@media(max-width:767px){.estimator{grid-template-columns:1fr;max-width:540px}.estimate-input-panel{padding:24px}.estimate-output-panel{padding:28px 24px}.page-content .estimate-result{font-size:clamp(25px,6.3vw,36px);min-height:65px}.estimate-output-panel .eyebrow{font-size:11px}.page-content .estimate-result:empty:before{font-size:18px}}
.owner-hero{background:var(--wash);align-items:center}.owner-hero h1{font-size:clamp(34px,3.8vw,56px);text-transform:none}.owner-hero p:not(.eyebrow){margin-top:24px}.owner-hero .page-hero-image{overflow:hidden;border-radius:12px}.owner-content{max-width:1200px}.owner-content>section{margin:0 0 36px}.owner-content h2{font-size:30px;margin-bottom:18px}.owner-content h3{font-size:23px;margin-bottom:14px}.owner-service-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-bottom:36px}.owner-service-grid section{padding:26px;border-left:3px solid var(--teal);background:var(--surface);border-radius:0 10px 10px 0}.owner-service-grid h2{font-size:25px}.owner-service-grid p{margin:0;font-size:16px}.owner-callout{background:var(--wash);padding:30px;border-radius:12px;margin:32px 0}.owner-link-grid{display:flex;flex-wrap:wrap;gap:18px 36px;margin:20px 0 36px}.owner-fees{display:grid;grid-template-columns:1fr 1fr;gap:40px;margin-bottom:40px}.owner-fees>section{padding:30px;border-radius:12px;background:var(--wash)}.owner-fees>section:first-child{background:var(--navy);color:white}.owner-fees .fee-number{font-size:clamp(42px,5vw,66px);line-height:1.15;font-weight:700;margin-bottom:12px}.owner-fees ul{padding-left:22px}.owner-fees li{margin:14px 0}.portal-example{display:grid;grid-template-columns:1fr 1fr;gap:20px;padding:24px;background:var(--wash);border-radius:10px}.portal-example>div{background:var(--surface);padding:24px;border-radius:8px}.owner-content .portal-caption{font-size:13px;color:var(--muted);margin-top:14px}.local-property-photos{display:grid;grid-template-columns:1fr 1fr;gap:24px}.local-property-photos img{width:100%;aspect-ratio:4/3;border-radius:10px}
@media(max-width:767px){.owner-service-grid,.owner-fees,.portal-example,.local-property-photos{grid-template-columns:1fr}.owner-content h2{font-size:27px}.owner-callout{padding:24px}.owner-fees{gap:20px}.owner-hero h1{font-size:36px}}
.portfolio-area-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin:30px 0}.portfolio-area{padding:24px;background:var(--surface);border:1px solid var(--line);border-radius:10px;min-width:0}.portfolio-area h3{font-size:22px;line-height:1.3}.portfolio-area p{font-size:15px;color:var(--muted);margin-bottom:10px}.portfolio-area .text-link{font-size:13px;gap:14px;display:flex}.portfolio-source{font-size:13px;color:var(--muted)}.portfolio-source a{text-decoration:underline}
@media(max-width:1000px){.portfolio-area-grid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.portfolio-area-grid{grid-template-columns:1fr}}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.button:disabled{opacity:.65;cursor:wait}#form-status:not(:empty){margin-top:16px;font-size:15px;line-height:1.6}