:root{
  --ink:#0D1110; --teal:#51C4D4; --teal-soft:#E3F7F8;
  --gold:#C9A867; --paper:#FFFCF7; --card:#FFFFFF;
  --line:rgba(13,17,16,.14); --radius:14px;
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:"Instrument Sans",Helvetica,Arial,sans-serif;
  --mono:"Spline Sans Mono","Courier New",monospace;
  font-family:var(--sans);color:var(--ink);line-height:1.6;
  background:var(--paper);-webkit-font-smoothing:antialiased;font-size:16px;
}
*,*::before,*::after{margin:0;padding:0;box-sizing:border-box}
img{max-width:100%;display:block}
p,li,dd{font-family:var(--sans);font-size:16px;line-height:1.6;color:inherit}
strong,b{font-weight:600}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
.eyebrow{font-family:var(--mono);font-size:12px;line-height:1.5;letter-spacing:.18em;text-transform:uppercase;color:#9A7B3C;font-weight:500}
.eyebrow.teal{color:#1F8796}
.hero .eyebrow{color:var(--gold)}
h1,h2,h3{font-family:var(--serif);text-transform:uppercase;color:var(--ink);padding:0;border:0;background:none}
h2{font-weight:700;letter-spacing:.02em;font-size:clamp(28px,3.6vw,40px);line-height:1.05;margin:10px 0 0}
h3{font-weight:600;font-size:19px;line-height:1.2;letter-spacing:.02em;margin:6px 0 8px}
a{text-decoration:none}
a:focus-visible{outline:3px solid var(--teal);outline-offset:3px}
.sub{color:#3F4642;margin-top:10px}

/* top bar */
.topbar{background:var(--paper);border-bottom:1px solid var(--line)}
.topbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:10px;padding-bottom:10px}
.topbar img{height:62px;width:auto}
.topbar a.call{font-family:var(--mono);font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink);border:1.5px solid var(--ink);border-radius:6px;padding:10px 16px;white-space:nowrap}
.topbar a.call:hover{background:var(--ink);color:var(--paper)}

/* hero */
.hero{background:var(--ink);color:#F4F1E8;position:relative;overflow:hidden}
.hero::after{content:"";position:absolute;inset:auto 0 0 0;height:120px;background:radial-gradient(120% 100px at 50% 100%,rgba(81,196,212,.22),transparent 70%);pointer-events:none}
.hero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:52px;align-items:start;padding-top:56px;padding-bottom:84px;position:relative;z-index:1}
.hero h1{font-weight:700;letter-spacing:.02em;font-size:clamp(36px,4.9vw,60px);line-height:1.04;margin:14px 0 18px;color:#F4F1E8}
.hero h1 em{font-style:normal;color:var(--gold)}
.hero p.lead{font-size:18px;color:#D4D6D1;max-width:50ch}
.hero p.lead + p.lead{margin-top:14px}
.hero .creds{margin-top:26px;display:grid;gap:12px;max-width:50ch;list-style:none}
.hero .creds li{list-style:none;display:grid;grid-template-columns:26px 1fr;gap:10px;color:#E9E7DE}
.hero .creds li::before{content:"\2713";color:var(--ink);background:var(--teal);width:22px;height:22px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:13px;font-weight:700;margin-top:2px}
.hero .creds b{color:#FFFFFF}

/* start-here card */
.start{align-self:center;background:var(--card);border:1px solid var(--line);border-radius:16px;overflow:hidden;box-shadow:0 20px 50px rgba(0,0,0,.35);color:var(--ink)}
.start .fhead{background:var(--gold);color:var(--ink);padding:20px 26px}
.start .fhead h2{font-size:21px;letter-spacing:.03em;margin:0;line-height:1.15}
.start .fhead p{font-size:13.5px;margin-top:2px;color:var(--ink)}
.start .fbody{padding:24px 26px 26px;display:grid;gap:12px}
.start .lbl{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#5C615D;margin-top:4px}
.start .fine{font-size:12.5px;color:#5C615D;text-align:center;margin-top:4px}

/* buttons */
a.btn{display:flex;align-items:center;justify-content:center;gap:10px;text-align:center;font-family:var(--serif);font-weight:700;text-transform:uppercase;letter-spacing:.05em;font-size:17px;line-height:1.2;font-variant-numeric:lining-nums;font-feature-settings:'lnum' 1;border-radius:10px;padding:16px 22px;text-decoration:none;transition:transform .15s,box-shadow .15s;border:none}
a.btn:hover{transform:translateY(-2px)}
a.btn:active{transform:translateY(2px)}
a.btn-teal{background:var(--teal);color:var(--ink);box-shadow:0 5px 0 rgba(0,0,0,.22)}
a.btn-gold{background:var(--gold);color:var(--ink);box-shadow:0 6px 0 rgba(0,0,0,.25);border-radius:6px}
a.btn-ink{background:var(--ink);color:#FFFCF7;box-shadow:0 5px 0 rgba(0,0,0,.18)}
a.btn-line{background:#FFFFFF;color:var(--ink);border:1.5px solid var(--ink)}
a.btn-line:hover{background:var(--ink);color:#FFFCF7}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:12px}
a.textlink{font-family:var(--mono);font-size:13px;letter-spacing:.06em;text-transform:uppercase;color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:4px;text-align:center;display:block;padding:6px 0}

/* section heads */
.head{max-width:60ch;margin:0 auto 36px;text-align:center}
.head.left{margin-left:0;text-align:left}

/* how I help */
.help{padding:88px 0 40px}
.grid{display:grid;grid-template-columns:repeat(6,1fr);gap:18px}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:26px 24px;position:relative;grid-column:span 2}
.help .card:nth-child(4){grid-column:2 / span 2}
.card::before{content:"";position:absolute;top:0;left:24px;right:24px;height:3px;border-radius:0 0 3px 3px;background:var(--gold)}
.card.t-teal::before{background:var(--teal)}
.card.t-ink::before{background:var(--ink)}
.card .k{font-family:var(--mono);font-size:12px;letter-spacing:.14em;color:#6B706B;text-transform:uppercase;display:block}
.card p{font-size:15px;color:#454B47}

/* reviews */
.reviews{padding:56px 0 48px}
.stars{color:var(--gold);letter-spacing:.12em;font-size:20px;line-height:1}
.rgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.rcard{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px;position:relative}
.rcard::before{content:"";position:absolute;top:0;left:24px;right:24px;height:3px;border-radius:0 0 3px 3px;background:var(--gold)}
.rcard blockquote{font-family:var(--sans);font-size:16.5px;line-height:1.55;color:var(--ink);margin:10px 0 14px;padding:0;border:0;font-style:normal;background:none}
.rcard blockquote::before,.rcard blockquote::after{content:none}
.who{font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:#5C615D}
.rlinks{display:flex;flex-wrap:wrap;gap:12px 28px;justify-content:center;margin-top:26px}

/* older homes (dark band) */
.older{background:var(--ink);color:#E9E7DE;padding:84px 0;position:relative;overflow:hidden}
.older .wrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px;align-items:start}
.older h2{color:#F4F1E8}
.older h2 em{font-style:normal;color:var(--gold)}
.older .eyebrow{color:var(--teal)}
.older p.intro{color:#C9CBC6;font-size:17px;margin-top:16px}
.older .note{margin-top:22px;font-family:var(--mono);font-size:12.5px;letter-spacing:.04em;line-height:1.7;color:#A9ADA7;border-left:2px solid var(--gold);padding-left:14px}
.steps{display:grid;gap:14px;list-style:none;counter-reset:st}
.steps li{list-style:none;counter-increment:st;display:grid;grid-template-columns:54px 1fr;gap:16px;background:#171C1B;border:1px solid rgba(244,241,232,.12);border-radius:var(--radius);padding:20px 22px}
.steps li::before{content:"0" counter(st);font-family:var(--mono);font-size:13px;letter-spacing:.1em;color:var(--ink);background:var(--gold);border-radius:8px;height:34px;display:flex;align-items:center;justify-content:center}
.steps li:nth-child(even)::before{background:var(--teal)}
.steps h3{color:#F4F1E8;margin:2px 0 6px;font-size:18px}
.steps p{color:#C9CBC6;font-size:15px}

/* situations */
.situ{padding:88px 0 40px}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.grid4 .card{grid-column:auto}

/* areas */
.where{padding:48px 0 72px}
.where .box{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:36px;display:grid;grid-template-columns:.8fr 1.2fr;gap:36px;align-items:center}
.chips{display:flex;flex-wrap:wrap;gap:8px;list-style:none}
.chips li{list-style:none;font-family:var(--mono);font-size:12.5px;letter-spacing:.08em;text-transform:uppercase;line-height:1.2;color:var(--ink);background:var(--paper);border:1px solid rgba(201,168,103,.7);border-radius:999px;padding:8px 13px}

/* faq */
.faq{padding:24px 0 88px}
.faq .list{max-width:860px;margin:0 auto;display:grid;gap:12px}
details{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
details[open]{border-color:rgba(81,196,212,.7)}
summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:18px;padding:20px 24px}
summary::-webkit-details-marker{display:none}
summary h3{margin:0;font-size:19px}
summary::after{content:"+";flex:0 0 32px;height:32px;border-radius:50%;background:var(--teal-soft);color:var(--ink);font-family:var(--mono);font-size:18px;display:flex;align-items:center;justify-content:center;transition:transform .2s}
details[open] summary::after{content:"\2212";background:var(--teal)}
details .ans{padding:0 24px 22px}
details .ans p{color:#3A403C;font-size:15.5px;max-width:72ch}
details .ans a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}

/* closing CTA */
.cta{background:var(--teal-soft);padding:64px 0;text-align:center}
.cta p.msg{max-width:54ch;margin:10px auto 26px;color:#2F3A37}
.cta .btns{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;align-items:center}
.cta a.btn{padding:17px 26px}
.cta a.btn-gold{font-size:18px;padding:18px 30px}
.cta .roadmap{margin-top:18px}
.contact{margin:36px auto 0;max-width:760px;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:24px 28px;display:grid;grid-template-columns:1fr 1fr;gap:20px;text-align:left;position:relative}
.contact::before{content:"";position:absolute;top:0;left:24px;right:24px;height:3px;border-radius:0 0 3px 3px;background:var(--teal)}
.contact p{font-size:14.5px;color:#3A403C}
.contact p.nm{font-variant-numeric:lining-nums;font-family:var(--serif);font-weight:700;text-transform:uppercase;font-size:19px;letter-spacing:.02em;color:var(--ink);line-height:1.2;margin-bottom:4px}
.contact .mono{font-family:var(--mono);font-size:12.5px;letter-spacing:.04em;line-height:1.9}
.contact a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}

/* areas strip + fine print */
.areas{background:var(--ink);color:#BDBFBA;padding:22px 0}
.areas .wrap{display:flex;flex-wrap:wrap;gap:10px 16px;align-items:center;justify-content:center;font-family:var(--mono);font-size:13px;letter-spacing:.1em;text-transform:uppercase}
.areas .dot{color:var(--gold)}
.fineprint{background:var(--ink);border-top:1px solid rgba(244,241,232,.1);padding:18px 0 26px}
.fineprint p{font-family:var(--mono);font-size:11.5px;letter-spacing:.03em;line-height:1.7;color:#9FA39D;text-align:center;max-width:900px;margin:0 auto}

@media (max-width:980px){
  .grid4{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:880px){
  .hero .wrap{grid-template-columns:1fr;gap:36px;padding-top:40px;padding-bottom:60px}
  .grid{grid-template-columns:1fr}
  .card,.help .card:nth-child(4){grid-column:auto}
  .rgrid{grid-template-columns:1fr}
  .older .wrap{grid-template-columns:1fr;gap:32px}
  .where .box{grid-template-columns:1fr;gap:20px;padding:26px}
  .contact{grid-template-columns:1fr}
  .help,.situ{padding-top:64px}
  .older{padding:64px 0}
  .topbar img{height:50px}
}
@media (max-width:560px){
  .wrap{padding:0 18px}
  .grid4{grid-template-columns:1fr}
  .pair{grid-template-columns:1fr}
  .topbar a.call{font-size:11.5px;padding:9px 11px}
  .topbar img{height:44px}
  .cta .btns{flex-direction:column;align-items:stretch}
  .steps li{grid-template-columns:1fr;gap:10px}
  .steps li::before{width:54px}
  summary{padding:18px}
  details .ans{padding:0 18px 20px}
  .start .fhead,.start .fbody{padding-left:20px;padding-right:20px}
}

body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased;font-size:16px}
.skip{position:absolute;left:-999px}.skip:focus{left:8px;top:8px;background:#fff;padding:8px;z-index:9}
.brand{display:flex;align-items:center;gap:12px;color:var(--ink)}
.brand span{display:flex;flex-direction:column;line-height:1.15}
.brand b{font-family:var(--serif);font-size:20px;text-transform:uppercase;letter-spacing:.03em}
.brand small{font-family:var(--serif);font-weight:700;font-size:20px;text-transform:uppercase;letter-spacing:.03em;color:var(--ink)}
.nav{display:flex;gap:4px 22px;flex-wrap:wrap;padding-bottom:10px;font-family:var(--mono);font-size:12.5px;letter-spacing:.1em;text-transform:uppercase}
.nav a{color:var(--ink);padding:4px 0;border-bottom:2px solid transparent}
.nav a[aria-current]{border-color:var(--gold)}
.nav .navcta{margin-left:auto;color:#1F8796;font-weight:500}
.duo{display:grid;grid-template-columns:1fr 1fr;gap:18px}.duo .card{grid-column:auto}
.cardlinks{display:flex;flex-wrap:wrap;gap:4px 22px;margin-top:14px}.cardlinks .textlink{padding:2px 0;text-align:left}
.tealband{background:var(--teal);padding:44px 0}
.tealband .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap}
.tealband p{font-family:var(--serif);font-weight:700;font-size:clamp(24px,3vw,34px);line-height:1.1;text-transform:uppercase;max-width:28ch}
.center{text-align:center;margin-top:20px}.roadmap{margin:-40px 0 50px}
a.textlink.left{text-align:left;display:inline-block;margin-top:12px}
.chips a{color:var(--ink)}
.hero.slim .wrap.one{grid-template-columns:1fr;padding-bottom:64px}
.hero.slim h1{max-width:20ch}
.prose{max-width:780px}.prose h2{margin:34px 0 10px}.prose h2:first-child{margin-top:0}.prose p{color:#3A403C;margin-bottom:10px}.prose a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}
.ticks{list-style:none;display:grid;gap:10px}.ticks li{padding-left:22px;position:relative;color:#3A403C}.ticks li::before{content:"";position:absolute;left:0;top:.6em;width:10px;height:10px;border-radius:50%;background:var(--teal)}
.agrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:32px}.agrid .card{grid-column:auto;scroll-margin-top:20px}
.faq.top{padding-top:64px}
.final{padding:72px 0;text-align:center;background:var(--teal-soft)}
.final .btns{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-top:24px}
.areas{background:var(--ink);color:#BDBFBA;padding:22px 0}
.areas .wrap{display:flex;flex-wrap:wrap;gap:10px 16px;align-items:center;justify-content:center;font-family:var(--mono);font-size:13px;letter-spacing:.14em;text-transform:uppercase}
.areas i{color:var(--gold);font-style:normal}
.foot{background:#0A0D0C;color:#C9CBC6;padding:48px 0 28px;font-size:14.5px}
.foot a{color:#F4F1E8;text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}
.fgrid{display:grid;grid-template-columns:1.1fr 1.2fr .8fr;gap:32px}
.fname{font-family:var(--serif);font-weight:700;font-size:22px;color:#F4F1E8;text-transform:uppercase}
.brokerline b{font-family:var(--serif);font-size:19px;color:#F4F1E8;text-transform:uppercase;letter-spacing:.03em;font-weight:700}
.foot p{margin-bottom:10px}
.flinks a{display:block;margin-bottom:6px}
.legal{border-top:1px solid rgba(244,241,232,.15);margin-top:28px;padding-top:20px;font-size:12.5px;color:#9EA29C}
.legal .trec{font-size:14px}
.eho{color:#F4F1E8;font-weight:600}
@media (max-width:900px){
 .hero .wrap,.older .wrap,.where .box,.fgrid{grid-template-columns:1fr;gap:32px}
 .grid,.grid4,.agrid{grid-template-columns:1fr 1fr}.grid .card,.help .card:nth-child(4){grid-column:auto}
}
@media (max-width:600px){
 .wrap{padding:0 18px}
 .grid,.grid4,.agrid,.duo,.rgrid{grid-template-columns:1fr}
 .hero .wrap{padding-top:36px;padding-bottom:56px}
 .help,.situ{padding:56px 0 24px}.older{padding:56px 0}
 .where .box{padding:24px}
 .brand img{width:48px;height:48px}.brand b,.brand small{font-size:15px}
 .topbar a.call{font-size:11px;padding:8px 10px}
 .nav{gap:2px 16px;font-size:11.5px}.nav .navcta{margin-left:0}
 .final .btns{flex-direction:column}
}
@media (max-width:600px){
 .brand b,.brand small{font-size:13.5px;white-space:nowrap}
 .brand img{width:40px;height:40px}
 .topbar .wrap{gap:8px}
 .topbar a.call .long{display:none}
}
@media (max-width:600px){
 .brand{min-width:0;flex:1 1 auto}.brand span{min-width:0;flex:1 1 auto}
 .brand b,.brand small{white-space:normal;font-size:13px}
 .topbar a.call{flex:0 0 auto}
}
.feat{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin:22px 0 8px}.feat .card{grid-column:auto;color:var(--ink);display:block}.feat .card:hover{border-color:var(--gold)}
.fh{margin:0 0 6px}.fh+.chips{margin-top:16px}.agrid+*{margin-top:0}
.crumbs{font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;padding-top:10px;padding-bottom:10px;color:#5C615D}.crumbs a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold)}
.herobtns{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
.indep{font-family:var(--mono);font-size:12.5px;letter-spacing:.03em;border-left:2px solid var(--gold);padding-left:12px;color:#5C615D;margin-bottom:26px}
.prose .indep{color:#5C615D}
.snap{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px}
.snap dl{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:12px 0}
.snap dt{font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:#5C615D}
.snap dd{font-family:var(--serif);font-weight:700;font-size:26px}
.fine2{font-size:13px;color:#5C615D}
@media (max-width:600px){.feat{grid-template-columns:1fr}.snap dl{grid-template-columns:1fr 1fr}.herobtns{flex-direction:column}}
.snap dd{font-variant-numeric:lining-nums;font-feature-settings:"lnum" 1}
.span{margin:8px 0}.sech{margin:18px 0 10px}
.secs{display:grid;grid-template-columns:1fr 1fr;gap:16px}.secs .snap dl{grid-template-columns:1fr 1fr}
.secs .eyebrow a{color:inherit;text-decoration:underline;text-decoration-color:var(--gold)}
.zipl{font-family:var(--mono);font-size:11.5px;letter-spacing:.06em;text-transform:uppercase;margin-top:4px}
@media (max-width:600px){.secs{grid-template-columns:1fr}}
.secs .snap dd{font-size:22px}
.harlinks{padding:24px 0 56px}.hbtns{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.harlinks .sub a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}
.idx{margin:16px 0;display:grid;gap:12px}.idx .hbtns{justify-content:flex-start}.idx .btn-teal{justify-self:start}
.lbl2{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:#5C615D;margin:0}
.fhead2{font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:8px}
@media (max-width:600px){.hbtns{flex-direction:column}.idx .btn-teal{justify-self:stretch}}
.brand b{font-size:22px}
.brand small{font-family:var(--mono);font-weight:500;font-size:12px;letter-spacing:.06em;text-transform:uppercase;margin-top:3px}
.brokerline{font-family:var(--mono);font-size:12.5px;letter-spacing:.06em;text-transform:uppercase;color:#F4F1E8}
@media (max-width:600px){.brand b{font-size:16px}.brand small{font-size:10px;font-family:var(--mono)}}