@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--navy:#102d3d;--ink:#172d39;--muted:#60717b;--line:#e6e9e9;--paper:#fff;--soft:#f7f8f7;--gold:#b58d55}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:16px;line-height:1.7;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}a:hover{color:#8c693b}img{max-width:100%;height:auto}h1,h2,h3,p{margin-top:0}h1,h2,h3{line-height:1.15;letter-spacing:-.045em}h1{font-family:Manrope,Arial,sans-serif;font-size:clamp(3.2rem,6vw,5.7rem);font-weight:600}h2{font-family:Manrope,Arial,sans-serif;font-size:clamp(2rem,3.2vw,3.35rem);font-weight:600}h3{font-family:Manrope,Arial,sans-serif;font-size:1.45rem;font-weight:600}.container{width:min(1160px,calc(100% - 72px));margin:auto}.narrow{max-width:850px}.site-header{background:#fff;border-bottom:1px solid var(--line);position:relative;z-index:5}.nav-wrap{min-height:92px;display:flex;align-items:center;justify-content:space-between;gap:40px}.logo{display:flex;align-items:center;gap:12px;flex-shrink:0}.logo-symbol{display:grid;place-items:center;background:var(--navy);color:#e5c495;width:43px;height:43px;font-weight:700;font-size:17px;letter-spacing:-.06em}.logo-text{font-size:11px;font-weight:800;letter-spacing:.11em;line-height:1.45}.main-nav{display:flex;align-items:center;gap:25px}.main-nav>a{font-size:12px;font-weight:600;white-space:nowrap}.main-nav>a[aria-current=page]{color:#a17c4b}.main-nav .nav-contact{border:1px solid var(--navy);padding:10px 16px;border-radius:3px}.main-nav .nav-contact:hover{background:var(--navy);color:white}.menu-button{display:none}.eyebrow{font-size:10px;font-weight:700;letter-spacing:.18em;color:var(--gold);margin-bottom:20px}.eyebrow.ink{color:#8b744e}.home-hero{background:#fff}.hero-inner{padding:clamp(110px,12vw,185px) 0 clamp(115px,13vw,195px);max-width:1160px}.home-hero h1{max-width:920px;margin:0 0 27px}.hero-intro{max-width:490px;color:var(--muted);font-size:19px;line-height:1.7;margin-bottom:30px}.button-row{display:flex;align-items:center;gap:28px;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:center;gap:25px;padding:14px 21px;border:1px solid transparent;border-radius:3px;font-size:13px;font-weight:700;cursor:pointer;transition:background .2s}.button-navy,.button-gold{background:var(--navy);color:white}.button-navy:hover,.button-gold:hover{background:#25495a;color:white}.button-white{background:#fff;color:var(--navy)}.button-white:hover{background:#e8eef0;color:var(--navy)}.button-outline{border-color:var(--navy);color:var(--navy)}.quiet-link,.text-link{font-size:14px;font-weight:700}.quiet-link span,.text-link span{padding-left:8px}.section{padding:100px 0}.home-intro{background:var(--soft);border-top:1px solid var(--line)}.home-intro-grid{display:grid;grid-template-columns:1fr 2fr;gap:90px}.home-intro h2{margin-bottom:20px}.home-intro p:not(.eyebrow){max-width:570px;color:var(--muted)}.home-paths{padding:0;background:var(--soft)}.path-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid #dce1e2}.path-item{padding:60px 60px 70px 0}.path-item+.path-item{border-left:1px solid #dce1e2;padding-left:60px}.path-item p{max-width:380px;color:var(--muted)}.path-arrow{font-size:13px;font-weight:700}.proof-strip{background:#fff}.proof-inner{display:flex;align-items:end;justify-content:space-between;gap:30px}.proof-inner h2{margin-bottom:15px}.proof-inner p:not(.eyebrow){color:var(--muted);max-width:520px}.closing-cta{background:var(--navy);color:#fff;padding:80px 0}.cta-grid{display:flex;align-items:center;justify-content:space-between;gap:35px}.cta-grid h2{font-size:clamp(2rem,3vw,3rem);margin-bottom:12px}.cta-grid p:not(.eyebrow){color:#c3d0d6;margin-bottom:0}.footer{background:#f8f9f9;padding:55px 0 24px}.footer-simple{display:flex;justify-content:space-between;gap:35px}.footer-brand{font-weight:800;font-size:15px}.footer-simple p,.footer-bottom{font-size:12px;color:var(--muted)}.footer-links{display:flex;gap:25px;font-size:13px}.footer-bottom{border-top:1px solid var(--line);margin-top:45px;padding-top:18px;display:flex;justify-content:space-between;gap:30px}.interior-hero{padding:95px 0 85px;background:#fff;border-bottom:1px solid var(--line)}.interior-hero h1{font-size:clamp(2.9rem,4.5vw,4.7rem);max-width:850px;margin-bottom:20px}.headline-soft{color:#82909a}.hero-sub{color:var(--muted);font-size:18px;max-width:650px}.light-section{background:#fff}.dark-section{background:var(--navy);color:#fff}.section-heading{max-width:850px;margin-bottom:50px}.section-heading>p:not(.eyebrow),.rich-copy p,.editorial-grid p:not(.eyebrow),.about-main>p:not(.eyebrow){color:var(--muted)}.editorial-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px}.editorial-grid h2{font-size:clamp(2rem,3vw,3rem)}.steps-grid,.service-grid,.transaction-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;margin-top:55px}.steps-grid article,.service-card,.transaction-card{padding:28px;border:1px solid var(--line);background:#fff}.steps-grid article>span,.service-index,.transaction-kicker,.transaction-type{font-size:10px;letter-spacing:.12em;color:#917954;font-weight:700}.steps-grid h3,.service-card h3,.transaction-card h3{margin:20px 0 12px}.steps-grid p,.service-card p,.transaction-card p{color:var(--muted);font-size:14px}.service-icon{display:none}.card-link{font-size:13px;font-weight:700}.transaction-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.transaction-card{min-height:170px}.transaction-card h3{font-size:20px}.transaction-type{display:block;letter-spacing:0;font-size:11px}.about-grid{display:grid;grid-template-columns:minmax(0,1.55fr) minmax(300px,1fr);gap:90px;align-items:start}.about-main h2{font-size:clamp(2rem,3vw,2.8rem)}.about-main>p:not(.eyebrow){line-height:1.9}.fact-row{display:flex;gap:55px;margin-top:38px;padding-top:25px;border-top:1px solid var(--line)}.fact-row>div{display:flex;flex-direction:column;max-width:220px}.fact-row strong{font-size:23px}.fact-row span{font-size:12px;color:var(--muted)}.profile-card{border:1px solid var(--line);padding:26px;background:#fafbfb}.profile-top{display:flex;align-items:center;gap:20px}.profile-top img{flex-shrink:0;width:116px;height:137px;object-fit:cover;object-position:center top}.profile-top h3{font-size:20px;margin:0 0 8px}.profile-top p{font-size:12px;color:var(--muted);line-height:1.5;margin:0}.profile-divider{height:1px;background:var(--line);margin:23px 0}.profile-org{font-size:13px;line-height:1.8}.profile-phones{display:grid;gap:6px;font-size:13px}.profile-phones span{display:flex;justify-content:space-between;gap:12px}.profile-phones a{font-weight:700}.profile-cta{display:inline-block;margin-top:20px;font-size:13px;font-weight:700}.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:85px}.contact-grid>div>p:not(.eyebrow){color:var(--muted)}.contact-detail{padding:18px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;font-size:14px}.contact-detail span{color:var(--muted);font-size:11px;letter-spacing:.1em}.form-shell{padding:34px;border:1px solid var(--line);background:#fafbfb}.inquiry-form{display:grid;gap:20px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:15px}.inquiry-form label{font-size:12px;font-weight:700;display:grid;gap:7px}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{font:inherit;font-size:14px;border:1px solid #d9e0e2;background:#fff;border-radius:3px;padding:13px;width:100%;color:var(--ink)}.inquiry-form input:focus,.inquiry-form select:focus,.inquiry-form textarea:focus{outline:2px solid #a5b8c2;outline-offset:1px}.inquiry-form .button{justify-self:start}.form-note{font-size:12px;color:var(--muted);margin:0}.valuation-points{display:grid;gap:8px;margin-top:28px;color:var(--muted);font-size:14px}.valuation-points span:before{content:'— ';color:var(--gold)}.muted{color:#b7c5ca}.light-link{color:white}.split-heading{display:grid;grid-template-columns:1fr 1fr;gap:50px}.service-grid{margin-top:40px}.footer a:hover{text-decoration:underline}@media(max-width:980px){.main-nav{gap:13px}.main-nav>a{font-size:11px}.container{width:min(100% - 48px,1160px)}.about-grid,.editorial-grid,.contact-grid{gap:35px}}@media(max-width:760px){.container{width:calc(100% - 38px)}.nav-wrap{min-height:75px}.menu-button{display:flex;width:42px;height:42px;flex-direction:column;justify-content:center;align-items:center;gap:5px;border:1px solid var(--line);background:#fff}.menu-button span{height:2px;width:19px;background:var(--navy)}.main-nav{display:none;position:absolute;top:75px;left:0;right:0;padding:18px 20px 24px;background:#fff;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:0}.main-nav.open{display:flex}.main-nav>a{font-size:14px;padding:10px 0}.main-nav .nav-contact{margin-top:10px;text-align:center}.hero-inner{padding:110px 0 120px}.home-hero h1{font-size:clamp(2.8rem,11vw,4.2rem)}.hero-intro{font-size:17px}.section{padding:70px 0}.home-intro-grid,.path-grid,.editorial-grid,.about-grid,.contact-grid,.split-heading{grid-template-columns:1fr;gap:25px}.path-item,.path-item+.path-item{padding:35px 0;border-left:0}.path-item+.path-item{border-top:1px solid var(--line)}.proof-inner,.cta-grid,.footer-simple,.footer-bottom{align-items:start;flex-direction:column}.steps-grid,.service-grid,.transaction-grid{grid-template-columns:1fr;gap:14px}.fact-row{gap:20px}.interior-hero{padding:65px 0}.interior-hero h1{font-size:clamp(2.4rem,10vw,3.5rem)}.form-row{grid-template-columns:1fr}.form-shell{padding:22px}.footer-links{flex-wrap:wrap}.closing-cta{padding:65px 0}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* V10: restrained home and more breathable navigation */
.nav-wrap{min-height:84px}.main-nav{gap:20px}.main-nav>a{font-size:11.5px}.hero-inner{padding:clamp(105px,12vw,175px) 0 clamp(120px,14vw,190px)}.home-hero h1{max-width:950px;font-size:clamp(3rem,5.5vw,5.5rem);line-height:1.11;letter-spacing:-.052em}.hero-intro{max-width:570px}.home-intro{background:#fafbfb}.home-intro-grid{grid-template-columns:1fr 2.2fr}.proof-strip{padding:90px 0}.proof-inner h2{font-size:clamp(2rem,3vw,2.8rem)}
@media(max-width:980px){.main-nav{gap:11px}.main-nav>a{font-size:10.5px}}
@media(max-width:760px){.nav-wrap{min-height:75px}.home-intro-grid{grid-template-columns:1fr}.hero-inner{padding:100px 0 115px}}

/* Version 11 — broker-led homepage */
.v11-broker{background:#fff;padding:115px 0}.v11-broker-grid{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(260px,.65fr);align-items:center;gap:clamp(55px,9vw,145px)}.v11-broker-copy{max-width:630px}.v11-broker-copy h2{font-size:clamp(2.35rem,3.6vw,3.9rem);margin:19px 0 27px}.v11-broker-copy>p:not(.eyebrow){color:var(--muted);max-width:580px;font-size:16px;line-height:1.9;margin-bottom:19px}.v11-broker-copy .quiet-link{display:inline-flex;margin-top:18px}.v11-portrait-wrap{max-width:350px;justify-self:end;width:100%}.v11-portrait-wrap img{width:100%;height:auto;max-height:400px;object-fit:cover;object-position:center top;display:block;filter:none}.v11-portrait-caption{padding:19px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:2px}.v11-portrait-caption strong{font-size:15px}.v11-portrait-caption span{font-size:12px;color:var(--muted)}.v11-work{background:#f8f9f8;padding:105px 0 112px}.v11-section-head{display:flex;align-items:end;justify-content:space-between;gap:40px;margin-bottom:48px}.v11-section-head h2{font-size:clamp(2.35rem,3.4vw,3.55rem);margin:16px 0 13px}.v11-section-head p:not(.eyebrow){color:var(--muted);margin-bottom:0}.v11-transaction-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.v11-transaction-grid article{background:#fff;border:1px solid #e8ebea;padding:34px 32px 36px;min-height:210px}.v11-card-no{color:#9a754a;letter-spacing:.13em;font-size:10px;font-weight:700}.v11-transaction-grid h3{font-size:1.65rem;margin:27px 0 11px}.v11-transaction-grid p{font-size:14px;color:var(--muted);line-height:1.6;margin:0}.v11-disclaimer{font-size:11px;color:#78868c;margin:24px 0 0}.v11-close{background:#102d3d;color:white;padding:87px 0}.v11-close-inner{display:flex;align-items:center;justify-content:space-between;gap:35px}.v11-close .eyebrow{color:#d6b37d}.v11-close h2{font-size:clamp(2rem,3vw,3rem);margin:12px 0}.v11-close p:not(.eyebrow){color:#c5d3d9;margin:0}.v11-light-button{background:#fff;color:#102d3d;white-space:nowrap}.v11-light-button:hover{background:#e9e2d7;color:#102d3d}@media(max-width:760px){.v11-broker{padding:75px 0}.v11-broker-grid{grid-template-columns:1fr;gap:35px}.v11-portrait-wrap{justify-self:start;max-width:260px}.v11-work{padding:70px 0}.v11-section-head{align-items:start;flex-direction:column;gap:18px}.v11-transaction-grid{grid-template-columns:1fr}.v11-transaction-grid article{min-height:unset}.v11-close-inner{align-items:start;flex-direction:column}.v11-close{padding:70px 0}}

/* V12 — clear wordmark, readable navigation, stronger section labels */
.logo{gap:0;max-width:320px}.logo-text{font-family:Manrope,Arial,sans-serif;font-size:19px;line-height:1.18;letter-spacing:-.035em;font-weight:800;color:var(--navy);white-space:nowrap}.nav-wrap{gap:25px}.main-nav{gap:23px}.main-nav>a{font-size:14px;letter-spacing:-.012em;font-weight:650}.eyebrow{font-size:13px;letter-spacing:.12em;font-weight:800;margin-bottom:21px}.steps-grid h3{margin-top:0}.steps-grid article{padding-top:34px}.v11-card-no{font-size:12px}
@media(max-width:1100px){.logo-text{font-size:17px}.main-nav{gap:14px}.main-nav>a{font-size:12.5px}}
@media(max-width:900px){.nav-wrap{gap:15px}.logo-text{font-size:15px}.main-nav{gap:10px}.main-nav>a{font-size:11.5px}}
@media(max-width:760px){.logo-text{font-size:19px}.main-nav>a{font-size:16px}.eyebrow{font-size:12px}}

.spam-trap{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}

/* Homepage navigation enhancements */
.headline-link{display:inline-block;color:inherit;text-decoration:none;border-radius:2px;transition:color .18s ease}
.headline-link:hover,.headline-link:focus-visible{color:#8b683e}
.headline-link:focus-visible,.transaction-card-link:focus-visible{outline:2px solid #a78250;outline-offset:5px}
.transaction-card-link{display:block;color:inherit;text-decoration:none;height:100%}
.transaction-card-link article{height:100%;transition:border-color .2s ease,box-shadow .2s ease,transform .2s ease}
.transaction-card-link:hover article,.transaction-card-link:focus-visible article{border-color:#c7b49a;box-shadow:0 8px 22px rgba(16,45,61,.07);transform:translateY(-2px)}
.v11-transaction-grid h3{margin-top:0}
@media(prefers-reduced-motion:reduce){.headline-link,.transaction-card-link article{transition:none}.transaction-card-link:hover article{transform:none}}


/* V21 — Homepage Free Valuation navigation action */
.main-nav .nav-valuation{display:inline-flex;align-items:center;justify-content:center;gap:7px;padding:11px 15px;background:var(--navy);color:#fff;border:1px solid var(--navy);border-radius:3px;transition:background .2s ease,color .2s ease}
.main-nav .nav-valuation:hover{background:#29466f;color:#fff}
@media(max-width:760px){.main-nav .nav-valuation{margin-top:10px;padding:13px 16px;text-align:center}}