@font-face {
  font-family: 'DM Sans';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(/assets/font-0.ttf) format('truetype');
}
@font-face {
  font-family: 'DM Sans';
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url(/assets/font-1.ttf) format('truetype');
}
@font-face {
  font-family: 'DM Sans';
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url(/assets/font-2.ttf) format('truetype');
}
@font-face {
  font-family: 'DM Serif Display';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(/assets/font-3.ttf) format('truetype');
}

:root{--ink:#112f29;--green:#153c2e;--paper:#f2f4ee;--orange:#c6db8c;--muted:#53635a;--line:#dce2dc;--serif:'DM Serif Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:85px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6}a{color:inherit}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--orange);outline-offset:5px}header{height:88px;padding:0 4.6%;display:flex;align-items:center;justify-content:space-between;gap:28px;border-bottom:1px solid #e6e5dc}.brand{font-family:var(--serif);font-size:34px;font-weight:bold;text-decoration:none;letter-spacing:-1.5px}nav{display:flex;gap:35px;font-size:14px}nav a{text-decoration:none}nav a:hover{color:#366545}.button{display:inline-flex;align-items:center;justify-content:center;gap:30px;min-height:54px;padding:14px 25px;background:var(--orange);color:var(--green);text-decoration:none;border:0;border-radius:6px;cursor:pointer;font-size:16px;font-weight:600;transition:background .2s,transform .2s}.button:hover{background:#d6e7b0;transform:translateY(-2px)}.button span{font-size:24px;line-height:1}.button.small{min-height:44px;font-size:13px;padding:10px 20px;gap:18px}.hero{display:grid;grid-template-columns:47% 53%;min-height:540px}.hero-copy{padding:65px 6% 60px 9.8%;align-self:center}.hero h1{font-family:var(--serif);font-size:clamp(44px,4.8vw,78px);font-weight:400;line-height:1.02;letter-spacing:-3.4px;margin:0 0 26px}.hero p{font-size:19px;line-height:1.55;max-width:430px;margin:0 0 28px}.hero small{display:block;margin-top:10px;color:#4d5852;font-size:13px}.hero-image{min-width:0;overflow:hidden}.hero-image img{width:100%;height:100%;display:block;object-fit:cover}.benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;padding:30px 7.5%;background:#e8eee1}.benefits>div{display:flex;align-items:center;gap:21px}.benefits svg{width:39px;height:39px;fill:none;stroke:var(--ink);stroke-width:1.7;flex-shrink:0;stroke-linejoin:round;stroke-linecap:round}.benefits p{margin:0;font-size:13px}.benefits strong{display:block;font-size:15px}.benefits span{display:block;color:#505a53}.properties{display:grid;grid-template-columns:1fr 1fr;gap:8px}.properties article{position:relative;min-height:390px;overflow:hidden;background:var(--green);color:white}.properties img{position:absolute;width:100%;height:100%;object-fit:cover;transition:transform .8s}.properties article:hover img{transform:scale(1.035)}.properties article:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 20%,rgba(9,37,24,.78))}.properties article>div{position:relative;z-index:1;padding:175px 9% 34px}.properties h2{font-family:var(--serif);font-weight:400;font-size:44px;letter-spacing:-1px;margin:0;line-height:1.15}.properties p{font-size:16px;max-width:330px;line-height:1.45;margin:10px 0 16px}.properties a{text-underline-offset:7px;font-size:14px;font-weight:600}.properties a span{padding-left:15px}.process{padding:58px 4.6% 62px}.section-heading{display:flex;align-items:center;justify-content:space-between;gap:20px}.section-heading h2{font-family:var(--serif);font-size:46px;font-weight:400;letter-spacing:-1.6px;line-height:1.15;margin:0 0 36px}.section-heading p{margin:0 0 30px;font-size:16px}ol{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin:0;padding:0}ol li{display:flex;gap:20px}.number{width:54px;height:54px;display:grid;place-items:center;flex-shrink:0;border-radius:50%;background:#4d6958;color:white;font:32px var(--serif)}ol li>div{border-top:1px solid #a3afa4;margin-top:20px;padding-top:14px}h3{font-weight:600;font-size:16px;margin:0 0 8px}ol p{font-size:14px;line-height:1.55;color:#536057;margin:0}.area{border-top:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:20px;padding:21px 4.6%;font-size:14px}.area p{margin:0}.area span{color:#526155}.area i{font-style:normal;padding:0 17px}.contact{display:grid;grid-template-columns:1.08fr .92fr;gap:60px;padding:58px 4.6%;background:var(--green);color:var(--paper)}.contact h2{font:400 46px/1.07 var(--serif);letter-spacing:-1.6px;margin:0 0 18px}.contact p{font-size:16px;line-height:1.5}.form-column>p{margin:0 0 25px}.fields{display:grid;grid-template-columns:1fr 1fr;gap:12px}.fields label{font-size:12px;font-weight:600}.fields input,.fields select,.fields textarea{display:block;width:100%;margin-top:5px;border:1px solid #d5ded2;border-radius:5px;background:var(--paper);color:var(--ink);padding:12px 14px;font-size:14px;min-height:46px}.fields input:focus,.fields select:focus,.fields textarea:focus{outline:3px solid #eca47b;outline-offset:2px}.fields textarea{resize:vertical}.full{grid-column:1/-1}.optional{font-weight:400;opacity:.7}.consent{font-size:11px!important;color:#c6d2c8;line-height:1.5!important;margin:14px 0 19px}.consent a{text-underline-offset:3px}.contact small{font-size:12px;color:#cfdbd0}.trap{position:absolute;left:-9999px;opacity:0}.faq{border-left:1px solid #78917d;padding-left:42px}.faq h2{font-size:38px;margin-bottom:26px}.faq details{border-bottom:1px solid #6c876f;padding:17px 0}.faq summary{cursor:pointer;font-size:14px;display:flex;align-items:center;justify-content:space-between;gap:20px;list-style:none}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';font-size:21px;font-weight:300}.faq details[open] summary:after{content:'−'}.faq details p{font-size:13px;color:#d6dfd6;line-height:1.65;margin:12px 20px 0 0}.phone{font-size:13px!important;margin-top:22px!important}.phone a{font-weight:bold;text-decoration:none;white-space:nowrap}#form-status{font-size:14px;margin:12px 0}#form-status:empty{display:none}button:disabled{opacity:.65;cursor:wait}footer{display:flex;align-items:center;gap:25px;padding:30px 4.6%;font-size:11px}footer .brand{font-size:24px;letter-spacing:-1px}footer p{margin-right:auto}footer>a:not(.brand){text-underline-offset:3px}footer span{white-space:nowrap}.skip{position:absolute;top:-100px;left:10px;background:white;padding:12px;z-index:10}.skip:focus{top:10px}.legal{max-width:800px;margin:50px auto;padding:0 24px}.legal h1{font:48px var(--serif)}.legal h2{font:28px var(--serif)}@media(min-width:1600px){body{max-width:1800px;margin:auto}.hero{min-height:660px}}@media(max-width:900px){header{height:76px;gap:15px}.brand{font-size:28px}nav{gap:18px;font-size:12px}.hero{min-height:480px}.hero-copy{padding-top:40px;padding-bottom:40px}.hero h1{font-size:48px;letter-spacing:-2px}.hero p{font-size:16px}.benefits{padding:25px 4.6%;gap:18px}.benefits>div{gap:12px}.benefits strong{font-size:13px}.benefits span{font-size:11px}.properties article{min-height:350px}.properties article>div{padding-top:150px}.contact{gap:30px}.faq{padding-left:28px}.contact h2{font-size:38px}.faq h2{font-size:32px}.section-heading h2{font-size:38px}ol{gap:20px}ol li{gap:12px}.number{width:42px;height:42px;font-size:27px}footer{gap:15px}}@media(max-width:640px){html{scroll-padding-top:15px}header{height:72px;padding:0 6%;gap:10px}header .brand{font-size:27px}nav{display:none}.button.small{font-size:11px;padding:10px 13px;gap:10px}.hero{display:flex;flex-direction:column;min-height:0}.hero-copy{padding:42px 6% 34px;align-self:stretch}.hero h1{font-size:49px;letter-spacing:-2.4px;margin-bottom:20px}.hero p{font-size:17px;max-width:360px;margin-bottom:24px}.hero-image{height:290px}.hero-image img{object-position:center 60%}.button{min-height:52px;font-size:15px}.benefits{grid-template-columns:1fr;padding:24px 7%;gap:19px}.benefits>div{gap:20px}.benefits strong{font-size:15px}.benefits span{font-size:13px}.benefits svg{width:31px;height:31px}.properties{grid-template-columns:1fr;gap:6px}.properties article{min-height:350px}.properties article>div{padding:160px 7% 30px}.properties h2{font-size:40px}.properties p{font-size:15px}.process{padding:40px 6%}.section-heading{display:block}.section-heading h2{font-size:37px;margin-bottom:10px}.section-heading p{font-size:14px;margin-bottom:30px}ol{grid-template-columns:1fr;gap:27px}ol li{gap:20px}ol li>div{margin-top:15px;padding-top:13px;flex:1}.number{width:45px;height:45px}ol p{font-size:14px}.area{display:block;padding:23px 6%;font-size:13px}.area span{display:block;margin-top:5px}.area i{padding:0 10px}.contact{grid-template-columns:1fr;padding:40px 6%;gap:42px}.contact h2{font-size:39px}.contact p{font-size:15px}.fields{gap:14px}.fields label{font-size:11px}.fields input,.fields textarea,.fields select{font-size:16px;padding:12px 10px}.faq{border-left:0;border-top:1px solid #78917d;padding:35px 0 0}.faq h2{font-size:34px}.faq summary{font-size:14px}.faq details p{font-size:14px}footer{flex-wrap:wrap;padding:27px 6%;gap:12px 20px}footer p{width:100%;order:2;margin:0}footer>a:not(.brand){margin-left:auto}footer span{order:3}.hero-image img{animation:none}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}@media(prefers-reduced-motion:no-preference){.hero-copy{animation:arrive .7s ease-out}.hero-image img{animation:photo 1.2s ease-out}@keyframes arrive{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:translateY(0)}}@keyframes photo{from{opacity:.65;transform:scale(1.035)}to{opacity:1;transform:scale(1)}}}

.brand{font-weight:400}.hero h1{font-size:clamp(44px,5vw,82px);letter-spacing:-2.5px}.hero h1{line-height:1.03}header{position:relative;z-index:5}.button:active{transform:scale(.98)}.button span{transition:transform .25s}.button:hover span{transform:translateX(4px)}.reveal{opacity:1;transform:none}@media(prefers-reduced-motion:no-preference){.reveal.awaiting{opacity:0;transform:translateY(22px)}.reveal{transition:opacity .75s ease,transform .75s cubic-bezier(.2,.7,.2,1)}.properties img{will-change:transform}}@media(max-width:640px){.hero h1{font-size:48px;letter-spacing:-1.7px}.fields label{font-size:12px}}
.contact form>small{display:block;margin-top:12px}.process li:nth-child(2){transition-delay:70ms}.process li:nth-child(3){transition-delay:140ms}.fields label{font-size:13px}.consent{font-size:12px!important}.faq summary{font-size:15px}.area-heading{font:400 14px/1.6 var(--sans);margin:0}

.eyebrow{font-family:var(--sans);font-size:11px!important;letter-spacing:.14em;font-weight:600;color:#3d5b3d;margin-bottom:20px!important}.hero-copy{background:linear-gradient(135deg,#f2f4ee 42%,#e1eacb)}.brand span{color:#487141}.office{display:grid;grid-template-columns:1fr 1fr;gap:55px;padding:65px 7%;background:#e5eadf}.office h2{font:400 48px/1.1 var(--serif);letter-spacing:-1.5px;margin:0 0 20px}.office p{margin:0 0 20px}.office address{font-style:normal;margin-bottom:24px}.office-links{display:flex;gap:28px;flex-wrap:wrap;font-weight:600;font-size:14px}.office-links a{text-underline-offset:5px}.office iframe{width:100%;height:300px;border:0;border-radius:12px;filter:saturate(.6)}.language{max-width:115px;min-height:40px;background:transparent;border:1px solid #a2b19f;border-radius:5px;padding:6px;color:var(--green);font-size:13px}.language-nav{display:flex;gap:8px;align-items:center}.language-nav a{font-size:12px;padding:5px}.language-nav a[aria-current]{font-weight:600;background:#dce6ca;border-radius:3px}@media(max-width:800px){header{gap:10px;flex-wrap:wrap;height:auto;min-height:80px;padding-top:12px;padding-bottom:12px}header .button.small{display:none}.language-nav{gap:2px;margin-left:auto}.language-nav a{padding:5px;font-size:11px}.office{grid-template-columns:1fr;gap:25px;padding:42px 6%}.office h2{font-size:40px}.office iframe{height:260px}.hero .eyebrow{font-size:10px!important;margin-bottom:17px!important}}
.language-picker{display:flex;align-items:center;gap:3px;flex-shrink:0}.language-picker a{font:500 11px/1 var(--sans);padding:8px 5px;text-decoration:none;border-radius:3px;min-height:30px;display:flex;align-items:center}.language-picker a[aria-current="page"]{background:#dce6ca;font-weight:600}.language-picker a:hover{background:#e5ebdb}header{gap:20px}header nav{gap:24px}footer .language-picker{margin-left:auto}@media(max-width:800px){header .language-picker{margin-left:auto}footer .language-picker{margin-left:0}.hero h1{letter-spacing:-2px}}

.contact-button{display:inline-flex;align-items:center;gap:10px;min-height:44px;margin:12px 0 0;padding:6px 0;color:var(--green);font-size:14px;font-weight:600;text-decoration:none;border-bottom:1px solid #8b9d7e}.hero-copy>.button{display:flex;width:max-content}.contact-button:hover{color:#365f36;border-color:currentColor}.office-contact{display:flex;flex-direction:column;gap:6px;margin:0 0 22px;font-size:16px}.office-contact a{width:max-content;text-underline-offset:5px}header nav:not(.language-picker){gap:20px}@media(min-width:901px){.hero-copy>.button{display:inline-flex}.contact-button{margin-left:22px}}

:focus-visible{outline-color:#153c2e!important}.contact :focus-visible{outline-color:#c6db8c!important}.fields input:focus,.fields select:focus,.fields textarea:focus{outline-color:#c6db8c}.language-picker a{min-height:36px;min-width:30px;justify-content:center}header nav:not(.language-picker) a{white-space:nowrap}@media(min-width:641px) and (max-width:1080px){header nav:not(.language-picker){display:none}header .button.small{display:inline-flex}}@media(max-width:640px){header .button.small{display:none}.contact-button{min-height:44px}}

.hero-actions{display:flex;align-items:center;gap:12px 22px;flex-wrap:wrap}.hero-actions .contact-button{margin:0}.hero-actions .button{width:max-content}

.property-start{max-width:480px}.property-start>label{display:block;font-size:13px;font-weight:600;margin-bottom:7px}.starter-row{display:flex;gap:8px;align-items:stretch}.starter-row input{min-width:0;flex:1;width:100%;border:1px solid #a7b69d;border-radius:5px;background:#fff;color:var(--ink);padding:13px 14px;font-size:15px}.starter-row input:focus{outline:3px solid var(--green);outline-offset:2px}.starter-row .button{font-size:14px;gap:12px;padding:12px 17px;white-space:nowrap}.hero-copy>.contact-button{margin-left:0;margin-top:12px}.situations{padding:58px 4.6%;background:#edf1e7}.situations-heading{max-width:670px}.situations h2{font:400 44px/1.1 var(--serif);letter-spacing:-1.4px;margin:0 0 16px}.situations-heading>p{font-size:16px;color:var(--muted);margin:0 0 30px;max-width:540px}.situations ul{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px 38px;list-style:none;margin:0 0 25px;padding:0}.situations li{border-top:1px solid #c3ceba;padding:18px 0 0}.situations h3{font-size:16px;margin-bottom:8px}.situations li p{font-size:14px;line-height:1.5;margin:0;color:#465b49;max-width:330px}.situations>a{font-size:14px;font-weight:600;text-underline-offset:5px}.situations>a span{margin-left:12px}@media(max-width:900px){.starter-row{flex-direction:column}.starter-row .button{align-self:flex-start}.situations ul{grid-template-columns:repeat(2,minmax(0,1fr));gap:20px 25px}}@media(max-width:640px){.starter-row input{font-size:16px;min-height:50px}.starter-row .button{width:100%}.situations{padding:38px 6%}.situations h2{font-size:34px}.situations-heading>p{font-size:15px}.situations ul{gap:20px 18px}.situations h3{font-size:15px}.situations li p{font-size:13px;line-height:1.5}.property-start{max-width:none}}

/* Keep contact methods separate even before enhanced layout loads. */
.office-contact{display:grid;grid-template-columns:minmax(0,1fr);gap:10px;align-items:start}.office-contact>a{display:block;width:fit-content;max-width:100%;overflow-wrap:anywhere;line-height:1.5;padding:4px 0}.office-copy{min-width:0}.office address{line-height:1.6}
.office-contact>a{min-height:44px;display:flex;align-items:center}.starter-row input{font-size:16px}@media(max-width:420px){.fields{grid-template-columns:minmax(0,1fr)}}
@media(max-width:360px){.hero h1{font-size:40px;letter-spacing:-1.5px}}
@media(min-width:1081px) and (max-width:1280px){header nav:not(.language-picker){display:none}}

.brand{display:inline-flex;align-items:center;gap:9px;white-space:nowrap}.brand-mark{width:36px;height:36px;flex:none;object-fit:contain}header .brand{letter-spacing:-1.4px}@media(max-width:420px){header .brand-mark{width:30px;height:30px}header .brand{gap:6px;font-size:26px}}

.brand-history{display:grid;grid-template-columns:1fr 1fr;gap:55px;padding:55px 7%;background:#f2f4ee}.brand-history h2{font:400 40px/1.12 var(--serif);letter-spacing:-1px;margin:0}.brand-history p{max-width:540px}.brand-history ul{padding-left:20px;line-height:1.8}.brand-history a{font-weight:600;text-underline-offset:5px}@media(max-width:800px){.brand-history{grid-template-columns:minmax(0,1fr);gap:20px;padding:38px 6%}.brand-history h2{font-size:34px}}

.seller-options,.related{padding:55px 7%;background:#f2f4ee}.seller-options h2,.related h2{font:400 40px/1.15 var(--serif);letter-spacing:-1px;margin:0 0 28px}.option-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.option-grid article{padding:25px;border:1px solid #cad4c3;border-radius:10px;background:#e9efdf}.option-number{font-size:12px;color:#4b6345}.option-grid h3{font-size:21px;line-height:1.25;margin:15px 0}.option-grid p{font-size:15px;line-height:1.6}.option-grid a{font-size:14px;font-weight:600;text-underline-offset:5px}.option-note,.related>p{font-size:13px;max-width:850px;line-height:1.6}.related-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px}.related-grid a{display:flex;flex-direction:column;gap:10px;padding:18px 0;border-top:1px solid #bdcbb3;text-decoration:none}.related-grid span{font-size:13px}.mortgage-note{padding:20px 7%;background:#e5eadf;font-size:13px;line-height:1.6}.mortgage-note p{max-width:1000px}.mortgage-note a{text-underline-offset:4px}@media(max-width:900px){.option-grid{grid-template-columns:1fr}.related-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:640px){.seller-options,.related{padding:38px 6%}.seller-options h2,.related h2{font-size:32px}.hero h1{font-size:42px;overflow-wrap:normal}.hero-copy>p{font-size:16px}.related-grid{gap:16px}.related-grid strong{font-size:15px}}@media(max-width:360px){.hero h1{font-size:36px}}

/* Editorial scenario imagery. Reference lock: property-magazine pacing, original brand palette. */
.situations{background:#e9eee2;padding:76px 7%}.situations-heading{display:grid;grid-template-columns:1.2fr 1fr;gap:45px;max-width:none;align-items:end;margin-bottom:38px}.situations h2{font-size:48px;max-width:520px}.situations-heading>p{margin:0 0 4px;max-width:410px}.situations ul{gap:38px 25px}.situations li{padding:0;border:0;min-width:0}.scenario-visual{height:205px;background-image:url('/assets/seller-scenes.webp');background-size:300% auto;background-repeat:no-repeat;border-radius:3px;transition:filter .45s ease;overflow:hidden}.scene-1{background-position:0 15%}.scene-2{background-position:50% 15%}.scene-3{background-position:100% 15%}.scene-4{background-position:0 85%}.scene-5{background-position:50% 85%}.scene-6{background-position:100% 85%}.scenario-copy{padding-top:17px;display:grid;grid-template-columns:28px 1fr;column-gap:9px}.scenario-index{font-size:10px;letter-spacing:.08em;color:#607059;padding-top:5px;grid-row:1/3}.situations h3{font-size:18px;line-height:1.35;margin:0 0 9px}.situations li p{grid-column:2;max-width:340px;font-size:14px;line-height:1.6}.situations>a{display:inline-block;padding:10px 0;margin-top:14px}.option-grid article{border-radius:3px;background:transparent;border-width:1px 0 0;padding:24px 0 12px}.option-grid{gap:36px}.option-grid h3{font:400 27px/1.15 var(--serif);letter-spacing:-.35px}.option-number{font-size:11px;letter-spacing:.1em}.option-grid a{display:inline-flex;min-height:44px;align-items:center}.property-start .button{transition:background .2s ease,transform .2s ease}.property-start .button:hover{transform:translateY(-2px)}
@media(hover:hover) and (prefers-reduced-motion:no-preference){.scenario-visual{background-size:300% auto;transition:filter .6s ease,transform .6s cubic-bezier(.2,.7,.2,1)}.situations li:hover .scenario-visual{filter:saturate(1.08);transform:translateY(-4px)}.related-grid a{transition:color .2s ease}.related-grid a:hover{color:#527532}}
@media(max-width:900px){.situations-heading{grid-template-columns:1fr;gap:10px}.situations h2{font-size:42px}.scenario-visual{height:210px}.situations ul{gap:32px 22px}}
@media(max-width:640px){.situations{padding:44px 6%}.situations h2{font-size:34px}.situations ul{grid-template-columns:1fr;gap:28px}.scenario-visual{height:auto;aspect-ratio:1.55}.scenario-copy{grid-template-columns:24px 1fr;padding-top:13px}.situations h3{font-size:19px}.situations li p{font-size:14px;max-width:none}.situations-heading{margin-bottom:26px}.option-grid{gap:14px}.option-grid h3{font-size:25px}}
@media(prefers-reduced-motion:reduce){.scenario-visual,.property-start .button{transition:none!important;transform:none!important}}