:root{--ink:#173e38;--ink-deep:#102e29;--paper:#faf9f5;--sand:#eeeae1;--line:#d9ded5;--muted:#64716a;--white:#fff;--accent:#b9c3ad;--serif:Georgia,'Times New Roman',serif;--sans:'Avenir Next',Avenir,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button{font:inherit}img{max-width:100%;display:block}p{line-height:1.75}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);letter-spacing:-.05em;line-height:1.12}h2{font-size:clamp(38px,4.1vw,60px)}em{font-weight:400}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #c18247;outline-offset:6px}section[id]{scroll-margin-top:24px}.skip-link{position:fixed;left:20px;top:-80px;z-index:100;background:white;padding:15px}.skip-link:focus{top:16px}.section-wrap{width:min(1200px,calc(100% - 112px));margin-inline:auto}.site-header{height:100px;display:flex;align-items:center;justify-content:space-between;padding:0 56px;gap:25px;background:var(--paper)}.wordmark{white-space:nowrap;font-size:31px;letter-spacing:-1.7px;font-weight:400}.wordmark>span:not(.wordmark-dot){font-weight:650;letter-spacing:-1.8px}.wordmark .wordmark-dot{color:#869879}.site-header nav{display:flex;align-items:center;gap:38px;font-size:13px;font-weight:500}.site-header nav>a{padding-block:12px}.site-header nav>a:hover{color:#648071}.external-arrow{padding-left:3px}.site-header nav .nav-contact{border:1px solid #afbbb0;padding:13px 22px;min-width:128px;display:flex;gap:23px;justify-content:space-between}.nav-contact:hover{background:#e9eee6}.menu-toggle{display:none}.hero{min-height:650px;height:min(790px,calc(100svh - 100px));position:relative;color:var(--paper);overflow:hidden;background:#34423a}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-image{object-position:62% 55%;animation:photo-in 1.1s ease-out both}.hero-shade{background:linear-gradient(90deg,rgba(12,36,31,.91) 0%,rgba(12,36,31,.78) 30%,rgba(12,36,31,.18) 68%,rgba(12,36,31,.09) 100%),linear-gradient(0deg,rgba(6,24,18,.38),transparent 35%)}.hero-content{position:relative;padding:98px 7.5% 100px;max-width:1000px;animation:content-in .7s ease-out both}.eyebrow{text-transform:uppercase;font-size:10px;line-height:1.7;letter-spacing:2.6px;font-weight:600;display:block;margin-bottom:24px}.hero .eyebrow{display:flex;align-items:center;gap:14px;color:#e0e7da}.small-line{width:28px;height:1px;background:#cad4bd}.hero h1{font-size:clamp(58px,6.4vw,94px);margin-bottom:22px;line-height:1.12;letter-spacing:-.045em}.hero h1 em{color:#d8dfc8}.hero-description{font-size:16px;line-height:1.9;color:#eeeee6;margin-bottom:32px}.hero-actions{display:flex;align-items:center;gap:32px;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;min-height:53px;padding:17px 23px;font-size:12px;font-weight:600;letter-spacing:.1px;transition:background .2s,transform .2s}.button span{font-size:18px;line-height:1}.button:hover{transform:translateY(-2px)}.button-light{background:var(--paper);color:var(--ink)}.button-light:hover{background:#e0e5d5}.button-dark{background:var(--ink);color:var(--paper)}.button-dark:hover{background:#28604f}.hero-sell{font-size:12px;border-bottom:1px solid #9ea799;padding:9px 0;display:flex;gap:17px}.hero-bottom{position:absolute;left:7.5%;right:5%;bottom:25px;display:flex;align-items:center;justify-content:space-between;font-size:10px;letter-spacing:1.3px}.hero-bottom p{margin:0}.hero-bottom a{display:flex;align-items:center;gap:22px}.hero-bottom a span{font-size:18px}.location-strip{display:flex;align-items:center;justify-content:center;gap:36px;min-height:76px;padding:20px 24px;border-bottom:1px solid var(--line);font-size:10px;letter-spacing:1.6px;text-transform:uppercase;color:var(--muted)}.strip-line{width:55px;height:1px;background:#b5c1b1}.intro{padding-block:102px 94px}.intro>.eyebrow{margin-bottom:24px}.intro-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:10%;align-items:center;margin-bottom:50px}.intro-layout h2{margin-bottom:0}.intro-layout>p{color:var(--muted);font-size:14px;margin:0;max-width:420px}.paths{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.path-card{padding:32px 40px 34px 0;display:flex;align-items:flex-start;flex-direction:column;transition:background .2s}.path-card+ .path-card{border-left:1px solid var(--line);padding-left:48px}.path-number{font-size:10px;letter-spacing:1.8px;text-transform:uppercase;color:var(--muted);margin-bottom:20px}.path-title{font-family:var(--serif);font-size:31px;letter-spacing:-1px;line-height:1.2}.path-description{font-size:13px;color:var(--muted);line-height:1.8;max-width:355px;display:block;margin:13px 0 25px}.text-link{font-size:12px;display:inline-flex;align-items:center;gap:35px;font-weight:600;border-bottom:1px solid #9fac9b;padding-block:0 8px}.text-link span{font-size:19px;transition:transform .2s}.path-card:hover .text-link span,.text-link:hover span{transform:translateX(4px)}.seller-section{background:var(--sand)}.seller-inner{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;padding-block:94px}.seller-heading h2{font-size:clamp(36px,3.9vw,53px);margin-bottom:22px}.seller-heading>p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:390px;margin-bottom:27px}.seller-steps{list-style:none;padding:0;margin:14px 0 0}.seller-steps li{display:flex;gap:22px;padding-bottom:26px;margin-bottom:24px;border-bottom:1px solid #ced3c6}.seller-steps li:last-child{margin-bottom:0}.step-number{font-family:var(--serif);font-size:17px;color:#70826d;padding-top:4px}.seller-steps h3{font-family:var(--serif);font-size:23px;letter-spacing:-.5px;margin:0 0 8px;line-height:1.2}.seller-steps p{font-size:12px;color:var(--muted);margin:0;max-width:350px}.about{display:grid;grid-template-columns:1fr 1.25fr;gap:12%;align-items:center;padding-block:100px;border-bottom:1px solid var(--line)}.agent-card{background:#e9ede4;padding:38px;text-align:center}.agent-photo-wrap{width:200px;height:200px;overflow:hidden;margin:0 auto 28px;background:#d4dacd}.agent-photo-wrap img{width:100%;height:100%;object-fit:cover}.agent-card-text .eyebrow{font-size:9px;margin-bottom:14px;letter-spacing:2px}.agent-card-text p{font-family:var(--serif);font-size:29px;letter-spacing:-1px;line-height:1.22;margin-bottom:16px}.agent-card-text>span:last-child{font-size:9px;line-height:1.7;display:block}.about-copy h2{font-size:clamp(36px,3.9vw,52px);margin-bottom:23px}.about-copy>p:not(.eyebrow){color:var(--muted);font-size:14px;max-width:430px}.about-copy .text-link{margin-top:8px}.about-copy .agent-license{font-size:10px!important;margin:24px 0 0}.faq{display:grid;grid-template-columns:1fr 1.3fr;gap:12%;padding-block:90px}.faq h2{font-size:45px;margin:0}.faq-list{padding-top:10px}details{border-bottom:1px solid var(--line)}summary{list-style:none;cursor:pointer;padding:20px 0;display:flex;justify-content:space-between;align-items:center;gap:20px;font-size:13px;font-weight:500}summary::-webkit-details-marker{display:none}.plus{position:relative;display:block;width:15px;height:15px;flex-shrink:0}.plus:before,.plus:after{content:'';position:absolute;background:var(--ink);top:7px;left:2px;width:11px;height:1px}.plus:after{transform:rotate(90deg);transition:transform .2s}details[open] .plus:after{transform:rotate(0)}details p{font-size:13px;line-height:1.9;color:var(--muted);margin:0 30px 22px 0}details p a{text-decoration:underline;text-underline-offset:3px}.contact-section{background:var(--ink);color:var(--paper);position:relative;overflow:hidden}.contact-inner{padding-block:82px 88px;position:relative;z-index:1}.contact-inner .eyebrow{color:#c4d1bd}.contact-inner h2{font-size:clamp(42px,5.2vw,72px);margin-bottom:18px}.contact-inner h2 em{color:#d6dfc5}.contact-inner>p:not(.eyebrow){color:#d3ddce;font-size:14px}.contact-actions{display:flex;align-items:center;gap:35px;margin-top:28px}.phone-link{font-size:13px;display:flex;align-items:center;gap:20px;border-bottom:1px solid #899d89;padding-block:10px}.contact-monogram{font-family:var(--serif);font-size:590px;letter-spacing:-55px;position:absolute;right:8%;bottom:-100px;color:#c1d0b8;opacity:.09;line-height:1;pointer-events:none}.site-footer{padding-block:58px 24px}.footer-top{display:grid;grid-template-columns:1.2fr 1.3fr .6fr;gap:40px;padding-bottom:40px}.footer-top>div>p{font-size:12px;color:var(--muted);line-height:1.8;margin:15px 0 0}.footer-agent{display:flex;flex-direction:column;gap:7px;font-size:11px;line-height:1.6}.footer-agent strong{font-size:12px;font-weight:600}.footer-agent a{margin-top:4px}.footer-agent a:hover{text-decoration:underline}.footer-top nav{display:flex;flex-direction:column;gap:16px;font-size:11px}.footer-top nav a:hover{text-decoration:underline}.footer-bottom{border-top:1px solid var(--line);padding-top:20px;display:flex;gap:25px;color:var(--muted);font-size:9px}.footer-bottom>span:first-child{margin-right:auto}.photo-note{font-size:8px;color:var(--muted);margin:17px 0 0;line-height:1.8}.photo-note a{text-decoration:underline}.simple-page{padding-block:70px;max-width:740px;min-height:65vh}.simple-page h1{font-size:56px}.simple-page h2{font-size:27px;margin-top:35px}.simple-page p{font-size:14px;color:var(--muted)}.simple-page a{text-decoration:underline}.simple-page .button{text-decoration:none;margin-top:20px}
@keyframes content-in{from{opacity:0;transform:translateY(15px)}to{opacity:1;transform:translateY(0)}}@keyframes photo-in{from{transform:scale(1.025)}to{transform:scale(1)}}
@media(min-width:1600px){.hero-content{padding-left:max(7.5%,calc((100vw - 1200px)/2))}.hero-bottom{left:max(7.5%,calc((100vw - 1200px)/2))}}
@media(max-width:1050px){.site-header{padding:0 32px;height:86px}.site-header nav{gap:24px}.section-wrap{width:calc(100% - 80px)}.hero{min-height:600px;height:calc(100svh - 86px);max-height:740px}.hero-content{padding:85px 7%}.hero h1{font-size:70px}.hero-bottom{left:7%}.intro-layout{gap:7%}.seller-inner{gap:6%}.about{gap:7%}.agent-card{padding:30px 22px}.faq{gap:7%}.hero-shade{background:linear-gradient(90deg,rgba(12,36,31,.92),rgba(12,36,31,.6) 53%,rgba(12,36,31,.18)),linear-gradient(0deg,rgba(6,24,18,.4),transparent 25%)}}
@media(max-width:760px){html{scroll-padding-top:20px}.site-header{height:80px;padding:0 24px;position:relative;z-index:10}.wordmark{font-size:29px}.menu-toggle{display:flex;align-items:center;gap:15px;border:0;background:transparent;color:var(--ink);padding:12px 0 12px 16px;font-size:12px;cursor:pointer;min-height:44px}.menu-lines{width:22px;height:12px;border-top:1px solid;border-bottom:1px solid}.menu-toggle[aria-expanded=true] .menu-lines{height:0;border-bottom:0;transform:rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-lines:after{content:'';display:block;border-top:1px solid;transform:rotate(90deg)}.site-header nav{display:none;position:absolute;top:80px;left:0;right:0;background:var(--paper);padding:20px 24px 28px;box-shadow:0 15px 25px #0d28141a;align-items:stretch;gap:8px}.site-header nav.is-open{display:flex;flex-direction:column}.site-header nav>a{padding:14px 0}.site-header nav .nav-contact{margin-top:10px;padding:15px 18px}.hero{height:auto;min-height:650px}.hero-image{object-position:58% center}.hero-content{padding:75px 26px 125px}.hero .eyebrow{font-size:9px;letter-spacing:2px}.hero h1{font-size:clamp(44px,8.9vw,64px);line-height:1.14;letter-spacing:-.055em;margin-bottom:25px}.hero-shade{background:linear-gradient(90deg,rgba(12,36,31,.88),rgba(12,36,31,.50)),linear-gradient(0deg,rgba(8,24,20,.45),transparent)}.hero-description{font-size:14px;margin-bottom:32px}.hero-actions{gap:24px}.hero-sell{font-size:11px;gap:12px}.hero-bottom{left:26px;right:26px;bottom:25px;letter-spacing:.5px;font-size:8px;gap:15px}.hero-bottom>a{gap:10px}.location-strip{gap:14px;font-size:8px;letter-spacing:1px;min-height:66px}.strip-line{width:24px}.section-wrap{width:calc(100% - 48px)}.intro{padding-block:66px}.eyebrow{font-size:9px;letter-spacing:2px;margin-bottom:20px}.intro-layout{grid-template-columns:1fr;gap:24px;margin-bottom:36px}h2{font-size:39px}.intro-layout>p{max-width:100%;font-size:13px}.paths{grid-template-columns:1fr}.path-card{padding:26px 8px 26px 0}.path-card+.path-card{border-left:0;border-top:1px solid var(--line);padding-left:0}.path-number{font-size:9px;margin-bottom:17px}.path-title{font-size:29px}.path-description{max-width:100%;font-size:12px;margin-bottom:18px}.seller-inner{grid-template-columns:1fr;gap:34px;padding-block:63px}.seller-heading h2{font-size:38px}.seller-heading>p:not(.eyebrow){font-size:13px}.seller-steps{margin:0}.seller-steps li{gap:22px;margin-bottom:24px;padding-bottom:24px}.seller-steps h3{font-size:23px}.seller-steps p{max-width:100%}.about{grid-template-columns:1fr;padding-block:65px;gap:36px}.agent-card{padding:32px 24px;display:flex;text-align:left;gap:23px;align-items:center}.agent-photo-wrap{width:120px;height:145px;margin:0;flex-shrink:0}.agent-photo-wrap img{object-position:48% center}.agent-card-text .eyebrow{font-size:7px;letter-spacing:1px;margin-bottom:12px}.agent-card-text p{font-size:23px;letter-spacing:-.8px;overflow-wrap:anywhere}.agent-card-text>span:last-child{font-size:8px}.about-copy h2{font-size:39px}.about-copy>p:not(.eyebrow){font-size:13px;max-width:100%}.faq{grid-template-columns:1fr;gap:26px;padding-block:62px}.faq h2{font-size:39px}.faq-list{padding-top:0}summary{font-size:12px;padding-block:21px}details p{font-size:12px}.contact-inner{padding-block:65px}.contact-inner h2{font-size:43px}.contact-actions{flex-wrap:wrap;gap:16px 30px}.contact-monogram{font-size:400px;bottom:-54px;right:0;letter-spacing:-30px}.footer-top{grid-template-columns:1fr 1fr;gap:32px 25px}.footer-top>div:first-child{grid-column:1/-1}.footer-top nav{gap:15px;font-size:10px}.footer-agent{font-size:10px;overflow-wrap:anywhere}.footer-agent strong{font-size:11px}.site-footer{padding-block:40px 24px}.footer-bottom{flex-wrap:wrap;gap:13px;font-size:8px}.photo-note{font-size:8px}.simple-page{padding-block:45px}.simple-page h1{font-size:42px}}
@media(max-width:370px){.hero-actions{align-items:flex-start;flex-direction:column;gap:14px}.hero-content{padding-top:58px}.hero-bottom p{max-width:120px}.agent-card{padding-inline:16px;gap:15px}.agent-photo-wrap{width:96px;height:130px}.agent-card-text p{font-size:21px}.location-strip{gap:10px;font-size:7px}.strip-line{width:15px}}
@media(max-width:500px){.agent-card{display:block;text-align:center;padding:30px 22px}.agent-photo-wrap{width:160px;height:160px;margin:0 auto 24px}.agent-card-text .eyebrow{font-size:9px;letter-spacing:1.6px}.agent-card-text p{font-size:28px;overflow-wrap:normal}.agent-card-text>span:last-child{font-size:10px}.phone-link{min-height:44px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}