@import url('assets/fonts.css');
:root{--seaglass:#5fa8b8;--seaglass-mist:#e3f1f4;--seaglass-deep:#2e6e7c;--graybrown:#524a3f;--ink:var(--graybrown);--muted:var(--graybrown);--paper:#fff;--pale:var(--seaglass-mist);--line:rgba(46,110,124,.28);--display:'Cormorant Garamond',Georgia,serif;--body:'Almira','DM Sans',Arial,sans-serif;--script:'Good Vibes','Great Vibes','Brush Script MT',cursive}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);background:var(--paper);font-family:var(--body);font-size:1rem;line-height:1.7;-webkit-font-smoothing:antialiased}button,a{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{font:inherit}img{max-width:100%;display:block}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:var(--display);font-weight:500;line-height:1.05}h2{font-size:clamp(2.7rem,4.2vw,4.4rem);letter-spacing:-.035em}h3{font-size:2rem;letter-spacing:-.025em}em{font-weight:400}p{font-weight:400}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--seaglass-deep);outline-offset:6px}.container{width:min(1240px,calc(100% - 112px));margin:auto}.section-pad{padding:104px 0}.eyebrow{font-size:.79rem;line-height:1.6;letter-spacing:.15em;font-weight:600;color:var(--seaglass-deep);margin-bottom:24px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:53px;padding:14px 28px;background:var(--seaglass-deep);color:white;font-size:.91rem;font-weight:500;border:1px solid var(--seaglass-deep);border-radius:0;transition:background .2s,transform .2s,color .2s;line-height:1.3;cursor:pointer}.button:hover{background:var(--graybrown);transform:translateY(-2px)}.button-small{min-height:44px;padding:12px 20px;font-size:.875rem}.button-accent{background:var(--seaglass-mist);color:var(--seaglass-deep);border-color:var(--seaglass-mist)}.button-accent:hover{background:#fff}.button-outline{background:transparent;border-color:#fff9;color:white}.button-outline:hover{background:white;color:var(--seaglass-deep)}.button-row{display:flex;gap:16px;flex-wrap:wrap}.text-link{display:inline-block;font-weight:500;font-size:.95rem;line-height:1.6;border-bottom:1px solid var(--seaglass-deep);padding-bottom:5px;color:var(--seaglass-deep);transition:color .2s,border-color .2s}.text-link:hover{color:var(--graybrown);border-color:var(--seaglass-mist)}.skip-link{position:fixed;left:16px;top:-100px;z-index:100;background:white;padding:10px 20px}.skip-link:focus{top:12px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.header{height:100px;display:flex;align-items:center;justify-content:space-between;gap:30px;padding:0 56px;background:white;position:sticky;top:0;z-index:20;border-bottom:1px solid var(--line)}.brand{display:flex;flex-direction:column;align-items:center;justify-content:center;flex-shrink:0;width:145px}.brand-script{font-family:var(--script);font-style:italic;font-size:2.95rem;color:var(--seaglass-deep);line-height:1.12}.brand-small{font-family:var(--body);font-size:.61rem;font-weight:600;letter-spacing:.32em;line-height:1.8;color:var(--ink)}.desktop-nav{display:flex;gap:30px;align-items:center;font-size:.91rem}.desktop-nav a{padding:8px 0;border-bottom:1px solid transparent}.desktop-nav a:hover{border-color:var(--seaglass-deep)}.header-right{display:flex;align-items:center;gap:25px}.brokerage{font-family:Arial,sans-serif;font-size:1.08rem;letter-spacing:.18em;font-weight:400}.menu-toggle{display:none;background:none;border:0;width:44px;height:44px;padding:10px;cursor:pointer}.menu-toggle span{display:block;background:var(--ink);height:1.5px;margin:6px 0;width:24px}.mobile-nav{position:absolute;top:100%;left:0;right:0;padding:16px 24px;background:white;box-shadow:0 8px 16px #0001;border-top:1px solid var(--line)}.mobile-nav a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}.mobile-nav[hidden]{display:none}
.hero{position:relative;min-height:680px;height:calc(100svh - 100px);max-height:900px;color:white;display:flex;align-items:center;overflow:hidden;background:var(--seaglass-deep)}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 48%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(41,40,39,.50) 0%,rgba(41,40,39,.35) 32%,rgba(41,40,39,.10) 55%,transparent 74%),linear-gradient(0deg,rgba(41,40,39,.40) 0%,transparent 20%)}.hero-content{position:relative;padding:20px 0 90px}.hero-eyebrow{color:var(--seaglass-mist);letter-spacing:.18em;font-size:.81rem}.hero h1{font-size:clamp(4.2rem,7.1vw,7.35rem);line-height:.98;letter-spacing:-.035em;max-width:770px}.hero h1 em{color:var(--seaglass-mist)}.hero-description{font-size:1.1rem;max-width:none;margin:30px 0 32px;line-height:1.65}.hero-description-lead,.hero-description-followup{display:block}.hero-bottom{position:absolute;bottom:30px;left:0;right:0;display:flex;gap:28px;justify-content:space-between;border-top:1px solid #ffffff60;padding-top:18px;font-size:.82rem;letter-spacing:.04em}.hero-bottom span:first-child{font-size:.75rem;letter-spacing:.18em}.intro{padding-top:90px;padding-bottom:90px;text-align:center;max-width:820px}.intro h2{font-size:clamp(2.7rem,4.25vw,4.45rem)}.intro>p:not(.eyebrow){max-width:640px;margin:28px auto 26px;color:var(--muted);font-size:1.08rem}.signature{font-family:var(--script);font-size:2.3rem;color:var(--seaglass-deep);line-height:1.2}.signature span{font-family:var(--body);display:block;font-size:.78rem;color:var(--muted);margin-top:10px;letter-spacing:.03em}.section-heading{display:flex;justify-content:space-between;gap:70px;align-items:flex-end;margin-bottom:52px}.section-heading>p{max-width:350px;color:var(--muted);padding-bottom:8px}.buying{background:var(--pale)}.buyer-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.buyer-card{padding:32px 32px 30px 0;display:flex;flex-direction:column}.buyer-card+ .buyer-card{border-left:1px solid var(--line);padding-left:32px}.buyer-card:last-child{padding-right:0}.card-number{font-family:var(--display);font-size:1.6rem;color:var(--seaglass-deep);margin-bottom:22px}.buyer-card h3{font-size:2.15rem;line-height:1.08;max-width:280px}.buyer-card p{color:var(--muted);margin:20px 0 26px;line-height:1.7;flex:1}.card-topic{font-size:.78rem;font-weight:500;color:var(--seaglass-deep);letter-spacing:.045em}.section-action{display:flex;align-items:center;justify-content:space-between;gap:25px;margin-top:30px}.section-action p{font-family:var(--display);font-size:1.5rem;font-style:italic}
.selling{background:var(--seaglass-deep);color:white}.selling-grid{display:grid;grid-template-columns:1fr 1fr;column-gap:95px}.selling .eyebrow{color:var(--seaglass-mist)}.selling h2 em{color:var(--seaglass-mist)}.selling-lead>p:not(.eyebrow){margin:28px 0 30px;max-width:430px;color:var(--seaglass-mist)}.selling-steps{padding-top:8px}.selling-steps article{display:flex;gap:28px;border-bottom:1px solid #ffffff35;padding:27px 0}.selling-steps article:first-child{padding-top:0}.selling-steps article>span{color:var(--seaglass-mist);font-family:var(--display);font-size:1.4rem;padding-top:3px}.selling-steps h3{font-size:1.95rem}.selling-steps p{margin-top:12px;color:var(--seaglass-mist);font-size:.97rem}.expired-note{grid-column:1/-1;padding-top:44px;margin-top:56px;border-top:1px solid #ffffff35;display:grid;grid-template-columns:1fr 1fr;column-gap:95px}.expired-note .eyebrow{grid-column:1;grid-row:1;margin-bottom:12px}.expired-note h3{grid-column:1;grid-row:2;font-size:2.2rem;max-width:400px}.expired-note>p:not(.eyebrow){grid-column:2;grid-row:1/3;color:var(--seaglass-mist);align-self:center}.expired-note a{grid-column:2;margin-top:20px;width:fit-content}.light-link{color:white;border-color:var(--seaglass-mist)}.light-link:hover{color:var(--seaglass-mist)}
.community-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.community{padding:30px 34px 34px 0;display:flex;flex-direction:column}.community+.community{border-left:1px solid var(--line);padding-left:34px}.community:last-child{padding-right:0}.community-index{font-size:.75rem;letter-spacing:.1em;color:var(--seaglass-deep);font-weight:500;margin-bottom:32px}.community h3{font-size:2.25rem;line-height:1.08;min-height:90px}.community p{color:var(--muted);margin:22px 0 30px;flex:1}.community a{align-self:flex-start;font-size:.875rem}.community-footnote{font-size:.81rem;color:var(--muted);margin-top:26px;text-align:center}
.about{background:var(--seaglass-mist)}.about-grid{display:grid;grid-template-columns:.85fr 1fr;gap:90px;align-items:center}.profile-photo{position:relative}.profile-photo img{width:100%;height:auto;aspect-ratio:2/2.65;object-fit:cover;object-position:50% 30%}.profile-photo figcaption{font-family:var(--display);font-size:1.35rem;text-align:center;line-height:1.3;margin-top:18px;font-style:italic;color:var(--seaglass-deep)}.about-copy h2{font-size:clamp(2.5rem,3.5vw,3.8rem);margin-bottom:28px}.about-copy>p:not(.eyebrow){color:var(--muted);margin-bottom:17px}.about-copy .text-link{margin-top:6px}.about-signature{font-family:var(--script);font-size:3.6rem;line-height:1.3;color:var(--seaglass-deep);margin-top:24px}.questions-grid{display:grid;grid-template-columns:.85fr 1fr;gap:90px}.faq-list{border-top:1px solid var(--line)}.faq-list details{border-bottom:1px solid var(--line)}.faq-list summary{font-size:1rem;font-weight:500;cursor:pointer;list-style:none;position:relative;padding:22px 42px 22px 0;line-height:1.5}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:5px;top:20px;font-family:var(--display);font-size:1.6rem;line-height:1.2;color:var(--seaglass-deep)}.faq-list details[open] summary:after{content:'×'}.faq-list details p{padding:0 30px 24px 0;color:var(--muted);font-size:.97rem}
.contact{background:var(--seaglass-deep);color:white}.contact .eyebrow{color:var(--seaglass-mist)}.contact h2 em{color:var(--seaglass)}.contact-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:80px;align-items:center}.contact-grid>div:first-child>p:not(.eyebrow){max-width:400px;margin:24px 0 30px;color:var(--seaglass-mist)}.contact-card{display:flex;align-items:center;gap:25px;border-top:1px solid #ffffff40;border-bottom:1px solid #ffffff40;padding:35px 0}.contact-card img{width:114px;height:145px;object-fit:cover;object-position:center 15%}.contact-card h3{font-size:1.8rem}.contact-card p{font-size:.83rem;margin:10px 0 16px;line-height:1.65;color:var(--seaglass-mist)}.contact-card a{display:block;font-size:.88rem;line-height:1.8;overflow-wrap:anywhere}.contact-card a:hover{color:var(--seaglass-mist)}.contact-card span{display:block;font-size:.78rem;color:var(--seaglass-mist);margin-top:16px}.footer{padding:44px 0 28px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:30px;border-bottom:1px solid var(--line)}.footer-top>p{font-family:var(--display);font-style:italic;font-size:1.65rem}.footer-bottom{padding-top:26px;display:flex;justify-content:space-between;gap:26px;font-size:.75rem;line-height:1.75;color:var(--muted)}.footer-profile{text-decoration:underline;text-underline-offset:4px;align-self:flex-start;white-space:nowrap}
@media(min-width:1600px){.hero-content{padding-top:50px}.hero h1{font-size:7.6rem}}
@media(max-width:1100px){.container{width:calc(100% - 72px)}.header{padding:0 36px;gap:22px}.desktop-nav{gap:20px}.header-right{gap:20px}.header-contact{display:none}.selling-grid{column-gap:55px}.expired-note{column-gap:55px}.about-grid,.questions-grid{gap:55px}.contact-grid{gap:40px}.contact-card{gap:18px}.contact-card img{width:90px;height:122px}}
@media(max-width:800px){html{scroll-padding-top:84px}.header{height:84px;padding:0 24px}.brand{width:122px}.brand-script{font-size:2.6rem}.brand-small{font-size:.56rem}.desktop-nav{display:none}.menu-toggle{display:block}.header-right{gap:16px}.brokerage{font-size:.88rem}.container{width:calc(100% - 48px)}.section-pad{padding:72px 0}.hero{height:720px;min-height:620px;max-height:850px}.hero-image{object-position:60% center}.hero-shade{background:linear-gradient(90deg,rgba(41,40,39,.48),rgba(41,40,39,.34) 65%,rgba(41,40,39,.16)),linear-gradient(0deg,rgba(41,40,39,.40),transparent 22%)}.hero-content{padding-bottom:100px}.hero h1{font-size:clamp(4.2rem,10vw,6rem)}.hero-description{max-width:360px}.hero-bottom{bottom:25px;display:block}.hero-bottom span{display:block;margin-bottom:6px}.intro{padding-top:64px;padding-bottom:64px}.section-heading{display:block;margin-bottom:38px}.section-heading>p{margin-top:24px;max-width:550px;padding:0}.buyer-grid{grid-template-columns:1fr}.buyer-card{padding:27px 0;display:grid;grid-template-columns:40px 1fr;gap:0 12px}.buyer-card+.buyer-card{padding-left:0;border-left:0;border-top:1px solid var(--line)}.card-number{grid-row:1/4;margin-top:0}.buyer-card h3{max-width:none;font-size:1.9rem}.buyer-card p{grid-column:2;margin:16px 0}.card-topic{grid-column:2}.section-action{align-items:flex-start;flex-direction:column;gap:15px}.selling-grid{grid-template-columns:1fr;gap:44px}.selling-lead>p:not(.eyebrow){max-width:550px}.selling-steps{padding:0}.expired-note{display:block;margin-top:0;padding-top:36px}.expired-note h3{margin-bottom:20px;max-width:500px}.expired-note p{max-width:600px}.community-grid{grid-template-columns:1fr}.community{padding:28px 0}.community+.community{border-left:0;padding-left:0;border-top:1px solid var(--line)}.community-index{margin-bottom:18px}.community h3{min-height:0;font-size:2.1rem}.community h3 br{display:none}.community p{margin:18px 0 20px;max-width:600px}.about-grid{grid-template-columns:1fr;gap:48px}.profile-photo{max-width:500px;margin:0 auto;width:100%}.profile-photo img{aspect-ratio:2/2.5}.about-copy h2{font-size:3rem}.questions-grid{grid-template-columns:1fr;gap:35px}.contact-grid{grid-template-columns:1fr;gap:40px}.contact-card{max-width:600px}.contact-card img{width:110px;height:145px}.contact-card h3{font-size:2rem}.contact-card a{font-size:.95rem}.footer-top{gap:20px}.footer-top>p{font-size:1.4rem}.footer-bottom{flex-wrap:wrap}.footer-bottom p:first-child{width:100%}}
@media(max-width:440px){.hero{height:700px}.hero-eyebrow{font-size:.69rem;letter-spacing:.12em}.hero h1{font-size:4.3rem}.hero-description{font-size:1.03rem}.hero-content{padding-bottom:100px}.button{padding:13px 19px;min-height:51px}.button-row{gap:12px}.hero-bottom{font-size:.74rem}.hero-bottom span:first-child{font-size:.66rem;letter-spacing:.12em}h2,.intro h2{font-size:2.8rem}.eyebrow{font-size:.7rem}.intro>p:not(.eyebrow){font-size:1rem}.about-copy h2{font-size:2.65rem}.contact-card{gap:16px}.contact-card img{width:84px;height:122px}.contact-card h3{font-size:1.65rem}.contact-card a{font-size:.84rem}.footer-top{flex-wrap:wrap}.footer-top>p{order:3;width:100%;text-align:center}.footer-top .brokerage{margin-left:auto}.footer-bottom{font-size:.72rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}.button:hover{transform:none}}
.logo-brand{width:140px}.logo-brand img{height:86px;width:auto;max-width:140px;object-fit:contain}.footer .logo-brand img{height:115px;max-width:180px}.nav-dropdown{position:relative}.nav-dropdown summary{cursor:pointer;list-style:none;white-space:nowrap;padding:8px 0}.nav-dropdown summary::-webkit-details-marker{display:none}.nav-dropdown summary:after{content:'+';margin-left:6px;color:var(--seaglass-deep);font-size:1rem}.nav-dropdown[open] summary:after{content:'×'}.nav-dropdown>div{position:absolute;top:100%;left:-18px;width:210px;display:flex;flex-direction:column;gap:4px;padding:16px 18px;background:white;box-shadow:0 12px 25px #0002;border:1px solid var(--line)}.desktop-nav a[aria-current=page]{color:var(--seaglass-deep);border-bottom-color:var(--seaglass-deep)}.footer-nav{display:flex;gap:13px 26px;flex-wrap:wrap;padding:26px 0 4px;font-size:.86rem}.footer-nav a:hover{color:var(--seaglass-deep);text-decoration:underline;text-underline-offset:5px}.page-hero{background:var(--pale);padding:75px 0 70px;border-bottom:1px solid var(--line)}.page-hero h1{font-size:clamp(3.3rem,5.2vw,5.4rem);letter-spacing:-.035em;line-height:1.02;max-width:850px}.page-hero h1 em{color:var(--seaglass-deep)}.page-deck{font-size:1.08rem;color:var(--muted);max-width:700px;margin-top:25px}.content-heading{max-width:800px;margin-bottom:42px}.content-heading h2{font-size:clamp(2.7rem,3.7vw,3.9rem)}.resource-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.resource-card{border-top:1px solid var(--line);padding:26px 0 22px;display:flex;flex-direction:column;min-width:0}.resource-card .eyebrow{font-size:.72rem;margin-bottom:20px}.resource-card h3{font-size:2rem;line-height:1.1}.resource-card>p:not(.eyebrow){color:var(--muted);margin:20px 0 24px;flex:1}.resource-card .text-link{align-self:flex-start;font-size:.9rem}.info-columns{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}.info-columns h3{font-size:1.9rem;line-height:1.13}.info-columns p{color:var(--muted);margin:20px 0}.resource-note{font-size:.83rem;color:var(--muted);margin-top:35px;padding-bottom:35px;max-width:1000px}.numbered-plan{counter-reset:plan;list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:36px 65px}.numbered-plan li{counter-increment:plan;position:relative;padding-left:50px}.numbered-plan li:before{content:'0' counter(plan);font-family:var(--display);font-size:1.6rem;position:absolute;top:0;left:0;color:var(--seaglass-deep)}.numbered-plan h3{font-size:1.95rem;line-height:1.12}.numbered-plan p{color:var(--muted);margin-top:18px}.page-cta{padding:72px 0;background:var(--seaglass-deep);color:white}.page-cta>.container{display:flex;align-items:center;justify-content:space-between;gap:50px}.page-cta .eyebrow{color:var(--seaglass-mist)}.page-cta h2{font-size:clamp(2.7rem,3.4vw,3.8rem);max-width:650px}.page-cta p:not(.eyebrow){max-width:600px;margin-top:22px;color:var(--seaglass-mist)}.page-cta .button-row{flex-direction:column;min-width:205px}.idx-section{background:var(--seaglass-mist)}.idx-container{border:1px solid var(--line);background:white;padding:45px}.idx-fallback h3{font-size:2.75rem}.idx-fallback p{color:var(--muted);max-width:650px;margin:20px 0 28px}.idx-fallback .eyebrow{display:block}.idx-fallback .button-row{align-items:center;gap:25px}.idx-container iframe{width:100%;min-height:700px;border:0}.calculator-section{padding-top:55px;background:var(--seaglass-mist)}.calculator-note{font-size:.95rem;margin-bottom:35px;max-width:800px;color:var(--muted)}.calculator-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:50px;align-items:start}.calculator-form h2{font-size:2.2rem;margin-bottom:30px}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}.field-grid label{font-size:.85rem;font-weight:500;line-height:1.5}.field-grid input,.field-grid select{display:block;width:100%;margin-top:9px;border:1px solid var(--seaglass-deep);background:white;color:var(--ink);font:inherit;font-size:1.08rem;padding:13px 14px;border-radius:0;min-height:53px}.field-grid input:focus,.field-grid select:focus{outline:2px solid var(--seaglass-deep);outline-offset:2px}.field-help{display:block;font-size:.76rem;color:var(--muted);font-weight:400;margin-top:8px;line-height:1.45}.calculator-form .button{margin-top:28px}.calculator-result{background:var(--seaglass-deep);color:white;padding:38px;position:sticky;top:130px}.calculator-result .eyebrow{color:var(--seaglass-mist);font-size:.73rem}.monthly-total{display:block;font-family:var(--display);font-size:4.2rem;line-height:1.1;letter-spacing:-.03em;overflow-wrap:anywhere}.result-subtitle{color:var(--seaglass-mist);font-size:.86rem;margin-top:12px}.payment-breakdown{margin:28px 0 0}.payment-breakdown>div{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #ffffff2e;padding:13px 0;font-size:.86rem}.payment-breakdown dt{color:var(--seaglass-mist)}.payment-breakdown dd{margin:0;white-space:nowrap}.loan-summary{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #ffffff2e;padding-top:20px;margin-top:12px;font-size:.9rem}.loan-summary strong{font-weight:500;color:var(--seaglass-mist)}.result-note{font-size:.76rem;color:var(--seaglass-mist);margin-top:23px;line-height:1.65}.form-error{margin-top:18px;color:#9f271e;font-size:.9rem}.calculator-result.invalid .monthly-total{font-size:2.6rem}.header-contact{white-space:nowrap}
@media(max-width:1280px){.desktop-nav{gap:20px}.header-right{gap:18px}.header-contact{display:none}.header{gap:20px}}
@media(max-width:1000px){.header{padding:0 30px}.desktop-nav{gap:16px;font-size:.85rem}.logo-brand{width:105px}.logo-brand img{max-width:105px;height:82px}.header-right .brokerage{font-size:.84rem}.resource-grid{gap:24px}.calculator-grid{gap:30px}.calculator-result{padding:28px}.monthly-total{font-size:3.6rem}}
@media(max-width:800px){.header{padding:0 24px}.logo-brand{width:105px}.logo-brand img{height:72px;max-width:105px}.page-hero{padding:55px 0}.page-hero h1{font-size:3.55rem}.page-deck{font-size:1rem}.resource-grid{grid-template-columns:1fr 1fr;gap:25px}.info-columns{grid-template-columns:1fr;gap:28px}.numbered-plan{grid-template-columns:1fr;gap:30px}.page-cta>.container{display:block}.page-cta .button-row{margin-top:28px;flex-direction:row}.footer-nav{gap:12px 20px;font-size:.8rem}.idx-container{padding:28px}.idx-fallback h3{font-size:2.3rem}.calculator-grid{grid-template-columns:1fr;gap:38px}.calculator-result{position:static}.monthly-total{font-size:4rem}.resource-card h3{font-size:1.85rem}.mobile-nav{max-height:calc(100svh - 84px);overflow:auto}}
@media(max-width:540px){.resource-grid{grid-template-columns:1fr}.resource-card{padding:24px 0 18px}.resource-card h3{font-size:2rem}.page-hero h1{font-size:3.1rem}.field-grid{grid-template-columns:1fr;gap:20px}.calculator-result{padding:28px 24px}.calculator-result .eyebrow{letter-spacing:.1em}.monthly-total{font-size:3.6rem}.page-cta{padding:58px 0}.idx-container{padding:24px}.idx-fallback .button-row{align-items:flex-start;flex-direction:column}.resource-note{margin-top:22px}.footer .logo-brand img{height:100px;max-width:140px}}

.field-help,.result-note{font-size:.875rem}.form-error{font-size:.95rem}@media(max-width:1000px){.desktop-nav{font-size:.9rem}}

/* Coastal photography */
.coastal-feature{margin:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);overflow:hidden}
.coastal-feature-image{width:100%;height:clamp(240px,26vw,390px);object-fit:cover;object-position:center 57%}
.resource-card-with-image{border-top:0;padding-top:0}
.resource-image{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover;margin-bottom:27px;border-bottom:4px solid var(--seaglass)}
.page-hero-with-image{padding:64px 0}
.page-hero-layout{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(0,1fr);gap:64px;align-items:center}
.page-hero-copy{min-width:0}
.page-hero-action{margin-top:28px}
.reposition-intro{max-width:800px;margin-bottom:38px;color:var(--muted)}
.reposition-intro p+p{margin-top:22px}
.page-hero-with-image h1{font-size:clamp(3rem,4.5vw,4.8rem)}
.page-hero-image{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border-bottom:6px solid var(--seaglass)}
@media(max-width:1100px){.page-hero-layout{gap:40px}}
@media(max-width:800px){.page-hero-with-image{padding:48px 0}.page-hero-layout{grid-template-columns:minmax(0,1fr);gap:32px}.page-hero-with-image h1{font-size:clamp(3rem,7vw,4.2rem)}.page-hero-image{aspect-ratio:16/9;max-height:380px}.coastal-feature-image{height:260px}.resource-image{aspect-ratio:16/9}}
@media(max-width:440px){.page-hero-with-image h1{font-size:3rem}.coastal-feature-image{height:220px}.page-hero-image{aspect-ratio:3/2}.resource-image{aspect-ratio:3/2}}

/* Supplied Compass brand assets */
.compass-logo{display:block;width:170px;height:auto;object-fit:contain;flex-shrink:0}
.header-right .compass-logo{width:150px;height:auto;max-height:94px}
.compass-contact-logo{display:block;width:145px;height:auto;margin-top:26px}
@media(max-width:800px){.header-right .compass-logo{width:120px}}
@media(max-width:440px){.header{gap:8px}.header-right{gap:8px}.header .logo-brand{width:120px}.header .logo-brand img{max-width:120px}.header-right .compass-logo{width:88px}.footer-top .compass-logo{width:145px}}

/* Supplied Amsterdam One signature */
.signature-image{display:block;width:360px;max-width:100%;height:auto;margin-inline:auto}
.signature-with-image>span{margin-top:-15px}
.about-signature .signature-image{width:330px;margin-inline:0}

/* Seaglass brand, supplied logo artwork is preserved */
html{scroll-padding-top:125px}
.header{height:120px}
.hero{height:calc(100svh - 120px)}
.logo-brand{position:relative;width:140px;height:auto;aspect-ratio:1750/1283;overflow:hidden}
.logo-brand img,.footer .logo-brand img{position:absolute;left:-8.6286%;top:-46.2977%;width:117.0286%;height:auto;max-width:none;object-fit:contain}
.footer .logo-brand{width:180px}
.intro h2,.section-heading h2,.content-heading h2,.page-hero h1,.buyer-card h3,.resource-card h3,.info-columns h3,.numbered-plan h3,.about-copy h2,.questions h2,.idx-fallback h3,.calculator-form h2{color:var(--seaglass-deep)}
.hero .button:focus-visible,.selling a:focus-visible,.page-cta a:focus-visible{outline-color:var(--seaglass-mist)}
.signature-artwork{width:360px;max-width:100%;margin-inline:auto}
.signature-artwork .signature-image{width:100%;height:auto;margin:0}
.about-signature .signature-artwork{width:330px;margin-inline:0}
@supports (mask-image:url('assets/colleen-signature-amsterdam-one.png')){
 .signature-artwork{background:var(--seaglass-deep);mask-image:url('assets/colleen-signature-amsterdam-one.png');mask-size:100% 100%;mask-repeat:no-repeat}
 .signature-artwork .signature-image{opacity:0}
}
@media(max-width:1000px){html{scroll-padding-top:97px}.header{height:92px}.header .logo-brand{width:104px}.desktop-nav{display:none}.menu-toggle{display:block}.header-right .compass-logo{width:120px}.mobile-nav{max-height:calc(100svh - 92px)}}
@media(max-width:800px){.hero{height:720px}}
@media(max-width:440px){.hero{height:700px}.header .logo-brand{width:104px}.header-right .compass-logo{width:88px}.footer .logo-brand{width:160px}}

/* Light photo shading, with local contrast at the lettering */
.hero h1{text-shadow:0 1px 3px rgba(0,0,0,.65),0 2px 12px rgba(0,0,0,.35)}
.hero-eyebrow,.hero-description,.hero-bottom{text-shadow:0 1px 3px rgba(0,0,0,.95),0 0 8px rgba(0,0,0,.65)}
.hero .button-outline{background:rgba(41,40,39,.25);text-shadow:0 1px 3px rgba(0,0,0,.65)}
.hero .button-outline:hover{background:white;text-shadow:none}

/* Inquiry forms */
.inquiry-section{background:var(--seaglass-mist);scroll-margin-top:125px}
.inquiry-layout{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:64px;align-items:start}
.inquiry-intro h2{font-size:clamp(2.6rem,3.4vw,3.6rem);color:var(--seaglass-deep);margin-bottom:24px}
.inquiry-intro>p:not(.eyebrow){margin-top:24px}
.inquiry-direct a{font-weight:500;text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}
.inquiry-sensitive{font-size:.9rem;max-width:390px}
.inquiry-panel{min-width:0;background:white;border-top:4px solid var(--seaglass);padding:34px}
.inquiry-required-note{font-size:.875rem;margin-bottom:24px}
.inquiry-availability{padding:18px;background:var(--seaglass-mist);margin-bottom:24px;font-size:.95rem;line-height:1.6}
.inquiry-availability a,.inquiry-privacy a{color:var(--seaglass-deep);text-decoration:underline;text-underline-offset:3px}
.inquiry-form fieldset{border:0;padding:0;margin:0 0 32px;min-width:0}
.inquiry-form legend{font-family:var(--display);font-size:1.9rem;color:var(--seaglass-deep);margin-bottom:22px;padding:0}
.inquiry-fields{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:24px}
.inquiry-field{min-width:0}
.inquiry-field label{display:block;font-size:1rem;font-weight:500;line-height:1.5;margin-bottom:9px}
.field-optional{font-weight:400;font-size:.875rem}
.field-required{color:var(--seaglass-deep)}
.inquiry-field input,.inquiry-field select,.inquiry-field textarea{font:inherit;font-size:1rem;line-height:1.5;color:var(--graybrown);background:white;display:block;width:100%;border:1px solid var(--seaglass-deep);border-radius:0;min-height:52px;padding:12px 13px}
.inquiry-field textarea{resize:vertical;min-height:130px}
.inquiry-field input:focus,.inquiry-field select:focus,.inquiry-field textarea:focus,.inquiry-consent input:focus-visible{outline:2px solid var(--seaglass-deep);outline-offset:3px}
.inquiry-help{display:block;font-size:.875rem;line-height:1.5;margin-top:9px}
.inquiry-wide{grid-column:1/-1}
.inquiry-consent{display:flex;align-items:flex-start;gap:13px;font-size:1rem;line-height:1.6;cursor:pointer}
.inquiry-consent input{width:20px;height:20px;flex-shrink:0;margin:3px 0 0;accent-color:var(--seaglass-deep)}
.inquiry-privacy{font-size:.875rem;line-height:1.6;margin:18px 0 26px}
.inquiry-submit{font-size:1rem;min-width:170px}
.inquiry-submit:disabled{background:var(--graybrown);border-color:var(--graybrown);cursor:default;transform:none}
.inquiry-feedback{margin-top:24px;border-left:3px solid var(--seaglass-deep);padding:15px;background:var(--seaglass-mist);font-size:1rem;line-height:1.6}
.inquiry-feedback.inquiry-error{border-left-color:#9f271e}
.inquiry-feedback:focus{outline:2px solid var(--seaglass-deep);outline-offset:4px}
.privacy-copy{max-width:850px}
.privacy-copy h2{font-size:2.2rem;color:var(--seaglass-deep);margin:40px 0 22px}
.privacy-copy h2:first-child{margin-top:0}
.privacy-copy p{margin-bottom:22px}
.privacy-copy p>a:not(.text-link){text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}
body:has(.inquiry-form[data-inquiry=contact]) .page-hero{padding:48px 0 42px}
body:has(.inquiry-form[data-inquiry=contact]) .page-hero h1{font-size:3.7rem}
body:has(.inquiry-form[data-inquiry=contact]) .inquiry-section{padding-top:56px}
@media(max-width:1000px){.inquiry-layout{gap:35px}.inquiry-panel{padding:28px}.inquiry-section{scroll-margin-top:97px}}
@media(max-width:800px){.inquiry-layout{grid-template-columns:minmax(0,1fr);gap:32px}.inquiry-intro h2{font-size:2.8rem}.inquiry-sensitive{max-width:600px}.inquiry-intro .inquiry-direct{margin-top:16px}.inquiry-fields{gap:22px}}
@media(max-width:540px){.inquiry-fields{grid-template-columns:minmax(0,1fr)}.inquiry-wide{grid-column:auto}.inquiry-panel{padding:25px 20px}.inquiry-intro h2{font-size:2.6rem}.inquiry-submit{width:100%}}

.profile-photo figcaption span{display:block;font-family:var(--body);font-size:.78rem;font-style:normal;letter-spacing:.04em;margin-top:8px;color:var(--muted)}

/* Resource requests and buyer/seller reading options. */
.resource-jump-links{display:flex;flex-wrap:wrap;gap:30px;padding-top:24px;padding-bottom:30px}
.resource-access-section{background:var(--seaglass-mist);scroll-margin-top:125px}
#sellers-guide{background:#f7fbfc;border-top:1px solid var(--line)}
.resource-library-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:80px;align-items:start}
.library-book figure{max-width:325px;margin:0 auto 34px;border:1px solid var(--line);background:white;padding:8px}
.library-book img{width:100%;height:auto;aspect-ratio:2000/2588;object-fit:contain}
.library-book-copy{max-width:480px;margin:auto}
.library-book-copy h2{font-size:3.15rem;color:var(--seaglass-deep)}
.library-book-copy p:not(.eyebrow){margin-top:20px;color:var(--muted)}
.library-reader-note{font-size:.87rem}
.resource-access-panel h2{font-size:2.55rem;color:var(--seaglass-deep)}
.resource-form-deck{color:var(--muted);margin:20px 0 28px}
.resource-access-form .inquiry-consent{margin-top:28px}
.resource-access-form .resource-submit{margin-top:18px;width:100%}
.resource-unlocked p:not(.eyebrow){margin:24px 0;color:var(--muted)}
.resource-unlocked:focus{outline:3px solid var(--seaglass-deep);outline-offset:10px}
.resource-feedback{margin-top:24px}
@media(max-width:1280px){.desktop-nav{display:none}.menu-toggle{display:block}.header-contact{display:none}.header-right{margin-left:auto}}
@media(max-width:1000px){.resource-library-layout{gap:40px}.resource-access-section{scroll-margin-top:97px}}
@media(max-width:800px){.resource-library-layout{grid-template-columns:minmax(0,1fr);gap:42px}.library-book figure{max-width:270px}.library-book-copy{max-width:none}.resource-access-panel h2{font-size:2.3rem}}

.brokerage-disclaimer{padding-top:24px;padding-bottom:24px;font-size:13px;line-height:1.65;}
.brokerage-disclaimer p{max-width:none;margin:0;}
.brokerage-disclaimer a{text-decoration:underline;}