:root{
  --white:#ffffff;
  --beige:#e6d7c0;
  --black:#11100e;
  --ink:#181714;
  --muted:#6d6a63;
  --gold:#b18a50;
  --line:rgba(17,16,14,.13);
  --font:"Avenir Next","Manrope","Helvetica Neue",Arial,sans-serif;
  --radius:16px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:92px}
body{margin:0;background:var(--white);color:var(--ink);font:400 16px/1.65 var(--font);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,textarea{font:inherit}
button,a,summary{-webkit-tap-highlight-color:transparent}
a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
h1,h2,h3,p{margin-top:0}
h1,h2,h3{font-style:normal}
h1,h2{font-weight:450;letter-spacing:-.052em;line-height:.98}
h2{font-size:clamp(3rem,5.7vw,6.3rem)}
h3{font-weight:500;letter-spacing:-.035em}
p{margin-bottom:0}
.wrap{width:min(100% - 80px,1360px);margin-inline:auto}
.section-space{padding:clamp(110px,12vw,190px) 0}
.skip-link{position:fixed;z-index:100;left:12px;top:-80px;background:var(--black);color:#fff;padding:12px 18px;border-radius:8px}.skip-link:focus{top:12px}

.site-header{position:sticky;top:0;z-index:30;background:rgba(255,255,255,.95);backdrop-filter:blur(20px);transition:box-shadow .25s}
body.is-scrolled .site-header{box-shadow:0 12px 35px rgba(17,16,14,.07)}
.header-inner{height:82px;display:flex;align-items:center;gap:32px}
.brand{display:flex;align-items:center;gap:11px;flex-shrink:0}.brand img{width:44px;height:44px;border-radius:50%;object-fit:cover}.brand>span{font-size:1.06rem;font-weight:700;line-height:.9;letter-spacing:.025em}.brand strong{color:#8a6835}.brand small{display:block;font-size:.45rem;letter-spacing:.39em;padding-top:7px;font-weight:700}
.desktop-nav{display:flex;gap:clamp(20px,2.5vw,40px);margin-left:auto}.desktop-nav a{font-size:.82rem;font-weight:600;color:#3d3b36;transition:color .2s}.desktop-nav a:hover{color:#8a6835}
.header-cta{margin-left:10px;min-height:48px;display:flex;align-items:center;gap:24px;background:var(--black);color:#fff;border-radius:7px;padding:12px 18px;font-size:.8rem;font-weight:700;transition:transform .2s,background .2s}.header-cta:hover{transform:translateY(-1px);background:#2b2924}
.mobile-menu-toggle,.mobile-menu{display:none}.mobile-menu[hidden]{display:none}

.button{min-height:57px;display:inline-flex;align-items:center;justify-content:space-between;gap:28px;padding:15px 22px;border:0;border-radius:7px;font-size:.83rem;font-weight:700;line-height:1.2;cursor:pointer;transition:transform .2s,background .2s,color .2s}.button:hover{transform:translateY(-2px)}
.button-dark{background:var(--black);color:#fff}.button-dark:hover{background:#2b2924}.button-light{background:#fff;color:var(--ink)}.button-light:hover{background:var(--beige)}
.quiet-link{font-size:.81rem;font-weight:700;padding-bottom:4px;box-shadow:inset 0 -1px 0 var(--gold)}

.trust{background:#fff;padding:56px 0 74px}
.trust-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.trust-grid>div{min-width:0;min-height:172px;padding:30px clamp(22px,3vw,44px);display:flex;flex-direction:column;justify-content:center;gap:15px;position:relative}
.trust-grid>div:first-child{padding-left:0}.trust-grid>div:last-child{padding-right:0}
.trust-grid>div+div{border-left:1px solid var(--line)}
.trust strong{color:var(--black);font-size:clamp(2.65rem,3.8vw,4rem);font-weight:600;letter-spacing:-.065em;line-height:.86;white-space:nowrap}
.trust strong.place-name{font-size:clamp(2.1rem,3vw,3.2rem);letter-spacing:-.055em}
.trust span{max-width:220px;font-size:.94rem;font-weight:500;color:#4d4942;line-height:1.48}

.services{background:#fff;color:#fff}
.services.section-space{padding:clamp(28px,4vw,55px) 0 clamp(105px,12vw,175px)}
.services-stage{background:#191713;border:1px solid rgba(230,215,192,.22);border-radius:30px;padding:clamp(72px,7.5vw,118px);box-shadow:0 32px 90px rgba(17,16,14,.12);overflow:hidden}
.services-layout{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(70px,9vw,145px);align-items:start}
.services-intro{position:sticky;top:140px}.services-intro h2{max-width:610px;margin:0 0 30px}.services-intro p{max-width:500px;color:#aaa69e;font-size:1.03rem;line-height:1.8}
.service-accordion{display:grid;gap:12px}
.service-item{background:rgba(230,215,192,.055);border:1px solid rgba(230,215,192,.18);border-radius:14px;overflow:hidden;backdrop-filter:blur(12px);transition:background .25s,color .25s,border-color .25s}
.service-item.is-open{background:rgba(230,215,192,.94);border-color:rgba(230,215,192,.94);color:var(--black)}
.service-item>button{width:100%;border:0;background:transparent;color:inherit;display:grid;grid-template-columns:46px 1fr 28px;align-items:center;gap:18px;text-align:left;padding:25px 26px;cursor:pointer}
.service-item button>span{width:40px;height:40px;display:grid;place-items:center;border:1px solid rgba(230,215,192,.24);border-radius:50%;background:rgba(230,215,192,.04);font-size:.69rem;font-weight:700}.service-item.is-open button>span{border-color:rgba(17,16,14,.12);background:rgba(17,16,14,.06)}
.service-item button>strong{font-size:clamp(1.2rem,1.8vw,1.65rem);font-weight:500;letter-spacing:-.025em}.service-item button>b{font-size:1.2rem;font-weight:400;justify-self:end}
.service-body{padding:0 28px 29px 90px}.service-body p{max-width:610px;line-height:1.75;color:#4e493f}.service-item:not(.is-open) .service-body p{color:#a7a39b}.service-body a{display:inline-block;margin-top:22px;font-size:.78rem;font-weight:700;color:#765727}.service-item:not(.is-open) .service-body a{color:var(--gold)}

/* One continuous advisory story, with no product selection or nested panels. */
.insurance-focus{background:var(--beige)}
.insurance-advice{max-width:1180px}
.insurance-intro{max-width:970px;margin-bottom:64px}
.insurance-intro h2{margin:0;font-size:clamp(2.6rem,4.2vw,4.5rem);line-height:1.1;letter-spacing:-.045em;font-weight:500;text-wrap:balance}
.insurance-intro>p{max-width:710px;margin-top:27px;color:#514b43;font-size:1.125rem;line-height:1.75}
.insurance-review{display:grid;gap:36px}
.insurance-review article{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:clamp(40px,7vw,105px);align-items:start}
.insurance-review h3{max-width:360px;margin:0;font-size:clamp(1.375rem,2vw,1.75rem);font-weight:550;line-height:1.3;letter-spacing:-.02em;text-wrap:balance}
.insurance-review p{margin:0;max-width:630px;color:#514b43;font-size:1rem;line-height:1.8}
.insurance-confidence{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,.7fr);gap:50px;align-items:center;margin-top:65px;padding:42px 45px;background:#fff}
.insurance-confidence h3{font-size:1.5rem;line-height:1.25;font-weight:550;letter-spacing:-.02em;max-width:510px;margin:0 0 16px}
.insurance-confidence p{font-size:1rem;line-height:1.75;color:#514b43}
.insurance-invitation .button{width:100%;min-height:54px;padding-inline:20px;justify-content:center;font-size:.875rem;line-height:1.4;text-align:center}
.insurance-invitation>p{font-size:.875rem;line-height:1.6;margin-top:15px;text-align:center}

.approach{background:#fff;overflow:hidden}
.approach-intro{margin-bottom:clamp(65px,8vw,110px)}
.approach-intro h2{max-width:1120px;margin:0}
.approach-intro p{max-width:690px;margin-top:32px;color:var(--muted);font-size:1.08rem;line-height:1.8}
.process-flow{display:grid;gap:18px;position:relative}
.process-card{position:relative;width:72%;min-height:205px;padding:40px clamp(105px,9vw,150px) 40px 38px;display:grid;grid-template-columns:76px 1fr;align-items:center;gap:28px;background:rgba(230,215,192,.2);border:1px solid var(--line);border-radius:18px;box-shadow:0 22px 60px rgba(17,16,14,.045)}
.process-card:nth-child(2){margin-left:14%;background:rgba(230,215,192,.35)}
.process-card:nth-child(3){margin-left:28%;background:rgba(230,215,192,.52)}
.process-card:nth-child(n+2)::before{content:"";position:absolute;left:35px;top:-19px;width:1px;height:19px;background:var(--gold)}
.process-icon{width:64px;height:64px;display:grid;place-items:center;border-radius:50%;background:var(--black);color:var(--beige);box-shadow:0 10px 28px rgba(17,16,14,.15)}
.process-icon svg{width:28px;height:28px;fill:none;stroke:currentColor;stroke-width:1.55;stroke-linecap:round;stroke-linejoin:round}
.process-card h3{max-width:560px;margin:0 0 11px;font-size:clamp(1.45rem,2.2vw,2.05rem);line-height:1.15}
.process-card p{max-width:590px;color:var(--muted);font-size:.95rem;line-height:1.72}
.process-number{position:absolute;right:28px;top:22px;color:rgba(17,16,14,.075);font-size:clamp(4rem,7vw,6.5rem);font-weight:500;letter-spacing:-.1em;line-height:.8}

.property{position:relative;isolation:isolate;min-height:760px;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--black)}
.property>img{position:absolute;z-index:-3;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 48%;transform:scale(1.02)}
.property-shade{position:absolute;z-index:-2;inset:0;background:linear-gradient(90deg,rgba(10,10,9,.82),rgba(10,10,9,.24) 62%,rgba(10,10,9,.03)),linear-gradient(0deg,rgba(10,10,9,.65),transparent 55%)}
.property-inner{padding-top:80px;padding-bottom:80px}.property-copy{max-width:780px}.property h2{font-size:clamp(3.4rem,5.7vw,6.2rem);margin:0 0 27px}.property-copy>p{max-width:640px;color:rgba(255,255,255,.78);font-size:1.04rem;line-height:1.8}.property .button{margin-top:34px}

.property-depth{background:#fff}
.property-usp-link{display:flex;align-items:center;gap:17px;width:fit-content;margin-top:25px;font-size:1rem;font-weight:600;line-height:1.4;color:var(--beige)}.property-usp-link b{font-size:1.6rem;font-weight:400}.property-usp-link:hover{color:#fff}
.sale-expertise{margin-bottom:clamp(90px,10vw,150px);scroll-margin-top:115px}
.sale-expertise-heading{max-width:1050px;margin-bottom:45px}.sale-expertise-heading h2{font-size:clamp(2.8rem,4.8vw,5rem);line-height:1.06;margin:0 0 26px}.sale-expertise-heading>p{max-width:780px;font-size:1.125rem;line-height:1.75;color:var(--muted)}
.sale-partnership{background:var(--beige);padding:clamp(35px,5vw,70px);border-radius:14px}
.sale-expertise-columns{display:grid;grid-template-columns:minmax(0,1fr) 48px minmax(0,1fr);align-items:start;gap:clamp(28px,4vw,60px)}
.sale-expertise-columns article{min-width:0}.sale-expertise h3{font-size:clamp(1.5rem,2.45vw,2.6rem);line-height:1.18;letter-spacing:-.03em;font-weight:550;margin:0 0 21px}.sale-expertise-columns p{font-size:1rem;line-height:1.75;color:#514b43}.sale-expertise-columns .sale-promise{font-size:1.125rem;font-weight:600;color:var(--black);line-height:1.5;margin-bottom:15px;max-width:380px}
.sale-plus{align-self:center;text-align:center;color:#806033;font-size:3.3rem;font-weight:300;line-height:1}
.sale-shared-benefit{max-width:900px;margin:44px auto 0;padding-top:35px;text-align:center}.sale-shared-benefit h3{font-size:clamp(1.5rem,2.5vw,2.1rem);margin:0 0 16px}.sale-shared-benefit p{max-width:790px;margin-inline:auto;font-size:1rem;line-height:1.75;color:#514b43}
.sale-expertise-result{display:flex;gap:35px;align-items:center;justify-content:space-between;padding:35px 0 0}.sale-expertise-result>div{max-width:750px}.sale-expertise-result h3{font-size:1.45rem;margin-bottom:9px;line-height:1.3}.sale-expertise-result p{font-size:1rem;line-height:1.65;color:var(--muted)}.sale-expertise-result .button{flex-shrink:0;justify-content:center;font-size:.875rem}.sale-finance-note{font-size:.875rem;line-height:1.6;color:var(--muted);margin-top:23px;max-width:900px}
.property-story{display:grid;gap:clamp(75px,10vw,145px)}
.property-story-row{display:grid;grid-template-columns:1.05fr .95fr;align-items:center;gap:clamp(52px,8vw,120px)}
.property-story-row-reverse{grid-template-columns:.95fr 1.05fr}
.property-story-row-reverse .property-story-image{order:2}
.property-story-image{width:100%;aspect-ratio:1.17;overflow:hidden;background:var(--beige)}
.property-story-image img{width:100%;height:100%;object-fit:cover;transition:transform .55s ease}
.property-story-row:hover .property-story-image img{transform:scale(1.025)}
.property-story-copy{max-width:540px}
.property-story-copy h3{font-size:clamp(2.2rem,3.5vw,4rem);line-height:1.08;margin:0 0 26px;letter-spacing:-.048em}
.property-story-copy p{color:var(--muted);font-size:1.02rem;line-height:1.8}
.property-story-copy a{display:inline-block;margin-top:30px;padding-bottom:5px;box-shadow:inset 0 -1px 0 var(--gold);font-size:.83rem;font-weight:700}

.finance{background:var(--beige)}
.finance-heading{display:grid;grid-template-columns:1.3fr .7fr;gap:clamp(60px,9vw,130px);align-items:end;margin-bottom:75px}.finance-heading h2{max-width:900px;margin:0}.finance-heading p{max-width:490px;color:#5d554a;font-size:1.02rem;line-height:1.8;padding-bottom:8px}
.finance-panels{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.finance-panels article{min-height:440px;padding:34px;border:1px solid rgba(17,16,14,.13);border-radius:var(--radius);display:flex;flex-direction:column;justify-content:space-between;background:rgba(255,255,255,.76)}
.finance-panels article:nth-child(2){background:rgba(255,255,255,.36);color:var(--black)}
.finance-panels article>span{font-size:4.8rem;font-weight:500;letter-spacing:-.08em;line-height:.85;color:var(--gold)}
.finance-panels h3{font-size:clamp(2rem,3.2vw,3.4rem);margin:0 0 18px}.finance-panels p{max-width:480px;color:var(--muted);line-height:1.75}.finance-panels article:nth-child(2) p{color:var(--muted)}.finance-panels a{display:inline-block;margin-top:25px;font-size:.79rem;font-weight:700;color:#806033}.finance-panels article:nth-child(2) a{color:#806033}

.rating{background:#fff;padding:clamp(105px,12vw,180px) 0}
.rating-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:clamp(70px,12vw,180px);align-items:center}
.rating-score{display:flex;flex-direction:column}.rating-score strong{font-size:clamp(7.5rem,15vw,14rem);font-weight:500;letter-spacing:-.1em;line-height:.72}.rating-score span{color:var(--gold);font-size:clamp(1rem,2vw,1.45rem);letter-spacing:.14em;margin-top:33px}
.rating h2{font-size:clamp(3rem,5vw,5.3rem);margin:0 0 27px;max-width:760px}.rating-layout>div:last-child>p{max-width:620px;color:var(--muted);font-size:1.02rem;line-height:1.8}.rating-layout a{display:inline-block;margin-top:30px;font-size:.8rem;font-weight:700;box-shadow:inset 0 -1px 0 var(--gold);padding-bottom:5px}

.about{display:grid;grid-template-columns:1.08fr .92fr;min-height:790px;background:#fff}
.about-media{min-height:660px;overflow:hidden}.about-media img{width:100%;height:100%;object-fit:cover;object-position:center 24%}
.about-copy{padding:clamp(75px,9vw,145px);display:flex;flex-direction:column;justify-content:center}.about h2{font-size:clamp(3.2rem,5.3vw,5.8rem);margin:0 0 32px;max-width:700px}.about-copy>p{max-width:610px;color:var(--muted);line-height:1.8;font-size:1.01rem;margin-bottom:18px}.about-signature{display:flex;flex-direction:column;gap:4px;margin-top:35px}.about-signature strong{font-size:1rem;font-weight:600}.about-signature span{font-size:.76rem;color:var(--muted)}

.contact{background:#fff;color:var(--black);border-top:1px solid var(--line)}
.contact-layout{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(70px,11vw,170px);align-items:start}
.contact-copy{position:sticky;top:140px}.contact h2{font-size:clamp(3.2rem,5.3vw,5.8rem);margin:0 0 29px;max-width:680px}.contact-copy>p{max-width:510px;color:var(--muted);font-size:1rem;line-height:1.8}
.contact-direct{display:grid;gap:9px;margin-top:42px}.contact-direct a{display:flex;flex-direction:column;gap:3px;padding:18px 20px;border:1px solid var(--line);border-radius:10px;background:rgba(230,215,192,.16);transition:background .2s,transform .2s}.contact-direct a:hover{background:rgba(230,215,192,.38);transform:translateX(4px)}.contact-direct span{font-size:.66rem;color:var(--muted)}.contact-direct strong{font-size:.98rem;font-weight:500;overflow-wrap:anywhere}
.contact-form{background:var(--beige);color:var(--black);border:1px solid rgba(17,16,14,.12);border-radius:var(--radius);padding:clamp(27px,4vw,52px);min-height:500px;display:flex;align-items:stretch;box-shadow:0 26px 75px rgba(17,16,14,.08)}
.form-step{width:100%}.form-step.is-active{display:flex;flex-direction:column}.form-progress{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-bottom:34px}.form-progress>span,.form-progress>button{font-size:.72rem;color:#685f52;background:transparent;border:0;padding:0;cursor:pointer}.form-progress>strong{font-size:1.25rem;font-weight:600;letter-spacing:-.02em}
.form-progress{padding-bottom:23px;border-bottom:1px solid rgba(17,16,14,.14)}
.topic-options{display:grid;gap:10px}.topic-options button{border:1px solid rgba(17,16,14,.14);background:rgba(17,16,14,.035);color:var(--black);min-height:76px;padding:18px 21px;border-radius:10px;display:flex;align-items:center;justify-content:space-between;text-align:left;font-size:1rem;font-weight:600;cursor:pointer;transition:transform .2s,background .2s,color .2s}.topic-options button:hover{transform:translateX(4px);background:var(--black);color:#fff}.topic-options span{color:var(--gold)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:13px}.form-step[data-step="2"]{gap:18px}.contact-form label{display:grid;gap:7px;font-size:.75rem;font-weight:700;color:#4e493f}.contact-form input,.contact-form textarea{width:100%;border:1px solid rgba(17,16,14,.13);border-radius:8px;background:rgba(255,255,255,.72);color:var(--black);padding:14px 15px;font-size:.94rem;outline:none;box-shadow:inset 0 0 0 2px transparent;transition:box-shadow .2s,background .2s}.contact-form input:focus,.contact-form textarea:focus{background:#fff;box-shadow:inset 0 0 0 2px var(--gold)}.contact-form textarea{resize:vertical}
.consent{display:flex!important;align-items:flex-start;gap:10px!important;font-weight:400!important;line-height:1.45}.consent input{width:17px;height:17px;margin-top:2px;padding:0;border:0;background:transparent;box-shadow:none;accent-color:var(--gold)}.contact-form .button{width:100%;margin-top:2px}.form-note{font-size:.69rem;color:#6a6257;text-align:center}

.footer{background:#fff;color:var(--black);padding-top:70px;border-top:1px solid var(--line)}.footer-main{display:grid;grid-template-columns:2fr 1fr 1fr;gap:50px;padding-bottom:62px}.footer-brand>strong{font-size:1.26rem;letter-spacing:.04em}.footer-brand>strong span{color:var(--gold)}.footer-brand>small{display:block;font-size:.5rem;letter-spacing:.38em;margin-top:4px}.footer-brand p{color:var(--muted);font-size:.8rem;max-width:310px;margin-top:18px}.footer nav{display:flex;flex-direction:column;gap:12px}.footer nav a{font-size:.8rem;color:#4f4c46;transition:color .2s}.footer nav a:hover{color:#806033}.footer-bottom{display:flex;justify-content:space-between;padding:22px 0 25px;border-top:1px solid var(--line);color:#77736c;font-size:.68rem}.footer-bottom a{color:#4f4c46}
.mobile-contact{display:none}
.reveal{opacity:0;transform:translateY(24px);transition:opacity .75s ease,transform .75s cubic-bezier(.22,.7,.18,1)}.reveal.is-visible{opacity:1;transform:none}

@media(max-width:1050px){
  .desktop-nav{gap:18px}.header-inner{gap:18px}.header-cta{gap:14px}
  .services-layout,.contact-layout{gap:70px}.finance-heading{gap:60px}.services-stage{padding-inline:62px}

  .process-card{width:80%}.process-card:nth-child(2){margin-left:10%}.process-card:nth-child(3){margin-left:20%}
  .about-copy{padding-left:58px;padding-right:48px}
}
@media(max-width:850px){
  .wrap{width:min(100% - 48px,1360px)}.desktop-nav,.header-cta{display:none}.header-inner{height:74px}
  .mobile-menu-toggle{display:flex;margin-left:auto;flex-direction:column;justify-content:center;align-items:center;gap:6px;width:44px;height:44px;border:0;background:transparent;cursor:pointer}.mobile-menu-toggle span{display:block;width:23px;height:2px;background:var(--black);transition:transform .2s}.mobile-menu-toggle[aria-expanded="true"] span:first-child{transform:translateY(4px) rotate(45deg)}.mobile-menu-toggle[aria-expanded="true"] span:last-child{transform:translateY(-4px) rotate(-45deg)}.mobile-menu:not([hidden]){display:grid;position:static;grid-template-columns:1fr 1fr;gap:2px 20px;padding:8px 24px 20px;background:#fff}.mobile-menu a{padding:10px 0;font-size:1rem}.mobile-menu a:last-child{grid-column:1/-1;color:#806033;font-weight:600}


  .trust{padding:40px 0 66px}.trust-grid{grid-template-columns:1fr 1fr;gap:0}.trust-grid>div{min-height:156px;padding:25px 28px}.trust-grid>div:first-child,.trust-grid>div:nth-child(3){padding-left:0}.trust-grid>div+div{border-left:0}.trust-grid>div:nth-child(even){border-left:1px solid var(--line)}.trust-grid>div:nth-child(n+3){border-top:1px solid var(--line)}.trust strong{font-size:3rem}.trust strong.place-name{font-size:2.5rem}.trust span{font-size:.9rem}
  .services-stage{padding:72px 48px}.services-layout,.contact-layout{grid-template-columns:1fr}.services-intro,.contact-copy{position:static}.services-layout{gap:55px}.services-intro p{max-width:640px}
  .insurance-intro{margin-bottom:46px}.insurance-review article{gap:35px}.insurance-confidence{grid-template-columns:1fr;gap:26px;padding:34px}.insurance-invitation{max-width:360px}.insurance-invitation>p{text-align:left}


  .finance-heading{grid-template-columns:1fr;gap:25px}.finance-heading p{padding:0;max-width:640px}
  .approach-intro{margin-bottom:65px}.process-card{width:88%;padding-right:105px}.process-card:nth-child(2){margin-left:6%}.process-card:nth-child(3){margin-left:12%}
  .finance-panels{grid-template-columns:1fr 1fr}.finance-panels article{min-height:390px;padding:28px}
  .rating-layout{grid-template-columns:.7fr 1.3fr;gap:60px}
  .sale-expertise-columns{grid-template-columns:minmax(0,1fr) 28px minmax(0,1fr);gap:20px}.sale-partnership{padding:35px 30px}.sale-expertise-result{align-items:flex-start;flex-direction:column;gap:24px;padding-top:30px}.property-story-row{gap:38px}.property-story-copy h3{font-size:clamp(2rem,3.8vw,3rem)}
  .about{grid-template-columns:1fr}.about-media{height:650px}.about-copy{padding:90px 48px}
  .contact-layout{gap:55px}.contact-direct{grid-template-columns:1fr 1fr}.contact-form{min-height:470px}
}
@media(max-width:620px){
  html{scroll-padding-top:76px}.wrap{width:min(100% - 36px,1360px)}.section-space{padding:90px 0}.header-inner{height:64px}.brand img{width:42px;height:42px}.brand>span{font-size:.98rem}
  .button{min-height:51px;padding:13px 17px;font-size:.875rem;gap:17px}


  .trust{padding:28px 0 52px}.trust-grid>div{min-height:144px;padding:22px 16px}.trust-grid>div:first-child,.trust-grid>div:nth-child(3){padding-left:0}.trust-grid>div:nth-child(2),.trust-grid>div:nth-child(4){padding-right:0}.trust strong{font-size:2.45rem}.trust strong.place-name{font-size:1.95rem}.trust span{margin-top:0;font-size:.82rem;line-height:1.4}
  .services.section-space{padding:18px 0 90px}.services-stage{width:calc(100% - 20px);padding:64px 16px;border-radius:22px}.services-intro h2,.approach h2,.finance h2,.rating h2,.about h2,.contact h2{font-size:clamp(2.75rem,10.7vw,4rem)}.services-intro h2{margin-bottom:22px}.services-intro p{font-size:.94rem;line-height:1.7}.service-item>button{grid-template-columns:39px 1fr 20px;gap:13px;padding:20px 18px}.service-item button>span{width:36px;height:36px}.service-item button>strong{font-size:1.07rem}.service-body{padding:0 19px 23px 70px}.service-body p{font-size:.87rem;line-height:1.65}.service-body a{font-size:.72rem}
  .insurance-focus.section-space{padding:72px 0}.insurance-intro{margin-bottom:39px}.insurance-intro h2{font-size:clamp(2rem,8.4vw,2.8rem);line-height:1.12}.insurance-intro>p{margin-top:21px;font-size:1rem;line-height:1.7}.insurance-review{gap:31px}.insurance-review article{grid-template-columns:1fr;gap:11px}.insurance-review h3{max-width:350px;font-size:1.375rem;line-height:1.3}.insurance-review p{font-size:1rem;line-height:1.7}.insurance-confidence{margin-top:40px;padding:28px 23px;gap:25px}.insurance-confidence h3{font-size:1.375rem;line-height:1.3}.insurance-confidence p{line-height:1.7}.insurance-invitation{max-width:none}.insurance-invitation>p{font-size:.875rem}


  .approach-intro{margin-bottom:50px}.approach-intro p,.finance-heading p{font-size:.94rem;line-height:1.7}.approach-intro p{margin-top:22px}.process-flow{gap:13px}.process-card,.process-card:nth-child(2),.process-card:nth-child(3){width:100%;min-height:0;margin-left:0;padding:25px 22px;grid-template-columns:52px 1fr;gap:15px;border-radius:14px}.process-card:nth-child(n+2)::before{left:25px;top:-14px;height:14px}.process-icon{width:50px;height:50px}.process-icon svg{width:23px;height:23px}.process-card h3{padding-right:34px;font-size:1.25rem;margin-bottom:8px}.process-card p{font-size:.86rem;line-height:1.6}.process-number{right:17px;top:17px;font-size:3.1rem}
  .property{min-height:650px}.property>img{object-position:58% center}.property-shade{background:linear-gradient(0deg,rgba(10,10,9,.88),rgba(10,10,9,.3) 68%,rgba(10,10,9,.05))}.property-inner{padding-top:70px;padding-bottom:62px}.property h2{font-size:clamp(2.9rem,10.8vw,4.2rem);margin-bottom:20px}.property-copy>p{font-size:.91rem;line-height:1.65}.property .button{margin-top:27px;width:100%}
  .property-usp-link{display:grid;grid-template-columns:1fr 26px;gap:5px 10px;font-size:1rem;line-height:1.5}.property-usp-link span:last-child{grid-column:1}.property-usp-link b{grid-column:2;grid-row:1/3;align-self:center}.sale-expertise{margin-bottom:78px}.sale-expertise-heading{margin-bottom:31px}.sale-expertise-heading h2{font-size:2.6rem;margin-bottom:22px}.sale-expertise-heading>p{font-size:1rem;line-height:1.7}.sale-partnership{padding:31px 23px;border-radius:10px}.sale-expertise-columns{grid-template-columns:minmax(0,1fr);gap:25px}.sale-expertise h3{font-size:1.5rem;line-height:1.25;letter-spacing:-.02em;margin-bottom:16px}.sale-expertise-columns .sale-promise{font-size:1.0625rem;margin-bottom:12px}.sale-expertise-columns p{line-height:1.7}.sale-plus{text-align:left;font-size:2.35rem}.sale-shared-benefit{margin-top:34px;padding-top:0;text-align:left}.sale-shared-benefit h3{font-size:1.4rem}.sale-shared-benefit p{line-height:1.7}.sale-expertise-result{padding-top:28px;gap:21px}.sale-expertise-result h3{font-size:1.4rem}.sale-expertise-result .button{width:100%}.sale-finance-note{line-height:1.6}

  .property-story{gap:72px}.property-story-row,.property-story-row-reverse{grid-template-columns:1fr;gap:30px}.property-story-row-reverse .property-story-image{order:0}.property-story-image{aspect-ratio:1.22}.property-story-copy h3{font-size:2.2rem;margin-bottom:16px}.property-story-copy p{font-size:.94rem;line-height:1.7}.property-story-copy a{margin-top:23px}
  .finance-heading{margin-bottom:50px}.finance-panels{grid-template-columns:1fr;gap:11px}.finance-panels article{min-height:330px;padding:25px}.finance-panels article>span{font-size:4rem}.finance-panels h3{font-size:2.2rem}.finance-panels p{font-size:.89rem}.finance-panels a{font-size:.72rem}
  .rating{padding:90px 0}.rating-layout{grid-template-columns:1fr;gap:52px}.rating-score strong{font-size:8.8rem}.rating-score span{margin-top:23px;font-size:1rem}.rating h2{margin-bottom:20px}.rating-layout>div:last-child>p{font-size:.93rem;line-height:1.7}
  .about-media{height:510px}.about-media{min-height:0}.about-media img{object-position:center 30%}.about-copy{padding:82px 24px}.about h2{margin-bottom:24px}.about-copy>p{font-size:.94rem;line-height:1.7}
  .contact-layout{gap:45px}.contact-copy>p{font-size:.93rem;line-height:1.7}.contact-direct{grid-template-columns:1fr;margin-top:30px}.contact-form{padding:25px 18px;min-height:435px}.form-progress{margin-bottom:27px}.topic-options button{min-height:67px;padding:15px 17px;font-size:.9rem}.field-row{grid-template-columns:1fr}.form-step[data-step="2"]{gap:16px}.contact-form .button{width:100%}
  body.past-hero .mobile-contact{display:flex}
  .footer{padding-top:58px}.footer-main{grid-template-columns:1fr 1fr;gap:37px 24px;padding-bottom:50px}.footer-brand{grid-column:1/-1}.footer-bottom{padding-bottom:85px}.mobile-contact{display:none;position:fixed;z-index:25;left:0;right:0;bottom:0;min-height:58px;align-items:center;justify-content:space-between;background:var(--black);color:#fff;padding:12px 20px;padding-bottom:max(12px,env(safe-area-inset-bottom));font-size:.82rem;font-weight:700;box-shadow:0 -10px 35px rgba(0,0,0,.12)}
}
@media(max-width:390px){.wrap{width:min(100% - 30px,1360px)}.quiet-link{display:none}.trust-grid>div{padding-inline:12px}.trust-grid>div:first-child,.trust-grid>div:nth-child(3){padding-left:0}.trust-grid>div:nth-child(2),.trust-grid>div:nth-child(4){padding-right:0}.trust strong{font-size:2.2rem}.trust strong.place-name{font-size:1.72rem}.trust span{font-size:.77rem}.service-item button>strong{font-size:1rem}.service-body{padding-left:20px}.about-media{height:450px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition-duration:.01ms!important}.reveal{opacity:1;transform:none}}

/* A single film-led composition, with a restrained translucent reading surface. */
.hero{position:relative;isolation:isolate;min-height:clamp(620px,calc(100svh - 82px),820px);display:grid;align-items:center;background:var(--beige);overflow:hidden}
.hero-media{position:absolute;inset:0 0 0 40%;z-index:-1;overflow:hidden}
.hero-image,.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 24%}
.hero-video{opacity:0;transition:opacity .5s ease}.hero-video.is-ready{opacity:1}
.hero .hero-inner{padding-block:42px;display:flex;align-items:center}
.hero-copy{width:53%;max-width:690px;padding:clamp(28px,3.5vw,50px);background:rgba(230,215,192,.91);border:1px solid rgba(255,255,255,.5);border-radius:14px;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);box-shadow:0 16px 60px rgba(17,16,14,.035)}
.hero h1{font-size:clamp(2.65rem,3.7vw,3.85rem);line-height:1.08;letter-spacing:-.045em;font-weight:500;margin:0 0 24px;text-wrap:balance}.hero h1 span{display:block}
.hero-copy>p{max-width:510px;font-size:1.0625rem;line-height:1.65;color:#3f3b34}
.hero-actions{display:flex;align-items:center;flex-wrap:wrap;gap:18px;margin-top:27px}.hero-actions .button{font-size:.875rem;justify-content:center}.hero-actions .quiet-link{font-size:.875rem;white-space:nowrap}
.hero-rating{display:flex;align-items:center;flex-wrap:wrap;gap:9px;margin-top:24px;color:#3f3b34}.hero-rating>span{color:#806033;letter-spacing:.08em;font-size:.875rem}.hero-rating strong,.hero-rating small{font-size:.875rem}
.hero-video-toggle{position:absolute;top:24px;right:24px;z-index:3;display:flex;align-items:center;justify-content:center;gap:8px;min-width:44px;min-height:44px;padding:10px 14px;border:1px solid rgba(255,255,255,.5);border-radius:30px;background:rgba(255,255,255,.88);backdrop-filter:blur(12px);color:var(--black);font-size:.875rem;font-weight:600;cursor:pointer}.hero-video-toggle[hidden]{display:none}.hero-video-toggle svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.8}.video-pause-icon{display:none}.hero-video-toggle.is-playing .video-pause-icon{display:block}.hero-video-toggle.is-playing .video-play-icon{display:none}
@media(min-width:851px) and (max-width:1100px){.hero-copy{width:60%;padding:30px}.hero-media{left:37%}.hero h1{font-size:2.65rem}.hero-actions .quiet-link{display:none}}
@media(min-width:621px) and (max-width:850px){.hero{min-height:760px}.hero-media{left:25%}.hero-copy{width:70%;padding:32px}.hero h1{font-size:2.75rem}.hero .hero-inner{padding-block:100px 36px;align-items:flex-end;min-height:inherit}}
@media(max-width:620px){
  .hero{--hero-copy-height:390px;--hero-video-min:220px;display:block;min-height:0;height:auto;overflow:hidden}
  .hero-media{position:relative;inset:auto;z-index:0;width:100%;height:max(var(--hero-video-min),calc(100svh - 64px - var(--hero-copy-height) + 10px))}
  .hero-image{object-position:50% 45%}.hero-video{object-position:50% var(--hero-video-y,32%)}
  .hero .hero-inner{position:relative;z-index:1;display:block;width:100%;min-height:0;margin-top:-10px;padding:0}
  .hero-copy{position:relative;isolation:isolate;width:100%;max-width:none;padding:17px 24px 18px;background:transparent;border:0;border-radius:0;box-shadow:none;backdrop-filter:none;-webkit-backdrop-filter:none}
  .hero-copy::before{content:"";position:absolute;z-index:-1;inset:-38px 0 0;pointer-events:none;background:linear-gradient(to bottom,rgba(230,215,192,0),rgba(230,215,192,.82) 30px,var(--beige) 58px)}
  .hero h1{font-size:clamp(1.75rem,7.2vw,2.2rem);line-height:1.1;margin-bottom:13px;letter-spacing:-.04em;text-wrap:balance}.hero h1 span{display:inline}.hero-copy>p{font-size:1rem;line-height:1.5}
  .hero-actions{margin-top:14px;gap:0}.hero-actions .button{width:100%;min-height:50px;padding:13px 14px}.hero-actions .quiet-link{display:none}.hero-rating{margin-top:12px;gap:8px}
  .hero-video-toggle{top:14px;right:14px;padding:10px}.hero-video-toggle>span{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}
}
@media(max-width:390px){.hero-copy{padding:17px 20px}.hero h1{font-size:1.75rem}.hero-copy>p{line-height:1.45}.hero-actions{margin-top:15px}.hero-rating{margin-top:12px}}
@media(max-width:620px) and (max-height:700px){.hero{--hero-video-min:200px}.hero-copy{padding:16px 20px}.hero h1{font-size:1.7rem;margin-bottom:12px}.hero-actions{margin-top:13px}.hero-rating{margin-top:11px}}
@media(prefers-reduced-motion:reduce){.hero-video{transition:none}}

/* Legal pages share the established palette and navigation. */
.legal-heading{padding:60px 0 66px;background:var(--beige)}.legal-back{display:inline-block;margin-bottom:30px;font-size:.9375rem;font-weight:600}.legal-heading h1{font-size:clamp(2.6rem,6vw,5rem);line-height:1.08;margin:0 0 18px;font-weight:500;overflow-wrap:anywhere}.legal-heading p{font-size:1.125rem;max-width:680px;color:#514b43}
.legal-layout{display:grid;grid-template-columns:260px minmax(0,1fr);gap:clamp(45px,7vw,110px);padding-block:75px 100px;align-items:start}.legal-toc{position:sticky;top:115px;display:grid;gap:5px}.legal-toc a{padding:8px 0;font-size:.9375rem;line-height:1.5;color:#514b43}.legal-toc a:hover{color:var(--black);text-decoration:underline;text-underline-offset:4px}.legal-content{max-width:830px;min-width:0}.legal-content section{scroll-margin-top:110px;margin-bottom:48px}.legal-content h2{font-size:clamp(1.5rem,2.6vw,2rem);line-height:1.25;font-weight:550;letter-spacing:-.025em;margin-bottom:20px}.legal-content p,.legal-content address,.legal-content dl{font-size:1rem;line-height:1.8;margin:0 0 17px;font-style:normal;overflow-wrap:anywhere}.legal-content a,.consent a{text-decoration:underline;text-underline-offset:3px}.legal-content dt{font-weight:600}.legal-content dd{margin:0 0 12px}.legal-date{font-size:.875rem!important;color:var(--muted)}.field-optional{font-weight:400;color:var(--muted)}.form-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.contact-form .button:disabled{opacity:.65;cursor:wait;transform:none}.form-note.is-error{color:#9a2922}.form-note.is-success{color:#285438}.legal-page .footer-bottom{padding-bottom:28px}
@media(max-width:850px){.legal-layout{grid-template-columns:1fr;gap:38px;padding-block:45px 70px}.legal-toc{position:static;grid-template-columns:1fr 1fr;gap:4px 22px}.legal-heading{padding:35px 0 42px}.legal-content section{margin-bottom:36px}}
@media(max-width:390px){.legal-toc{grid-template-columns:1fr}}