:root {
  --paper: #f8f6f0;
  --white: #fffefa;
  --sand: #eee9df;
  --ink: #223a34;
  --deep: #193c34;
  --muted: #5e6962;
  --gold: #ddc27d;
  --line: #dcded3;
  --gutter: clamp(1.25rem, 4.2vw, 4rem);
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: Manrope, system-ui, sans-serif;
  --section: clamp(4rem, 7vw, 6.75rem);
}
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 1rem/1.7 var(--sans); }
body, input, button { -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-underline-offset: .22em; }
button, input { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
button { color: inherit; }
p, h1, h2, h3, h4, figure, blockquote, dl { margin: 0; }
h1, h2, h3 { font-family: var(--serif); font-weight: 500; line-height: 1.02; letter-spacing: -.03em; }
h1 { font-size: clamp(3.6rem, 5.7vw, 6.2rem); }
h2 { font-size: clamp(2.9rem, 4.7vw, 4.8rem); }
h3 { font-size: clamp(2.4rem, 3.3vw, 3.4rem); }
em { font-weight: 500; }
[hidden] { display: none !important; }
:where([id]) { scroll-margin-top: 105px; }
a:focus-visible, button:focus-visible, summary:focus-visible { outline: 2px solid #8a6029; outline-offset: 5px; }
input:focus-visible { outline: 2px solid #8a6029; outline-offset: 2px; }
.wrap { width: min(1240px, calc(100% - var(--gutter) * 2)); margin-inline: auto; }
.section { padding-block: var(--section); }
.eyebrow { font-size: .69rem; line-height: 1.5; letter-spacing: .13em; font-weight: 800; text-transform: uppercase; }
.eyebrow + h2, .eyebrow + h3 { margin-top: .7rem; }
.skip-link { position: absolute; top: 0; left: 0; z-index: 10; padding: .7rem 1rem; transform: translateY(-120%); background: var(--deep); color: white; }
.skip-link:focus { transform: none; }
.button { display: inline-flex; align-items: center; justify-content: space-between; gap: 1.3rem; min-height: 52px; padding: .8rem 1.2rem; border: 1px solid transparent; border-radius: 3px; font-weight: 800; font-size: .82rem; line-height: 1.4; text-decoration: none; transition: background-color .18s ease, transform .18s ease; }
.button > span[aria-hidden] { font-size: 1.25em; }
.button:hover { transform: translateY(-2px); }
.button-dark { background: var(--deep); color: var(--white); }
.button-dark:hover { background: #2f5546; }
.button-gold { background: var(--gold); color: #19352d; }
.button-gold:hover { background: #ebd598; }
.button-outline { color: var(--white); border-color: #a3b6a58c; }
.button-outline:hover { background: #ffffff12; }
.actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.1rem 1.7rem; margin-top: 1.7rem; }
.text-link { display: inline-flex; align-items: center; justify-content: space-between; gap: .7rem; min-height: 44px; max-width: 100%; font-size: .82rem; font-weight: 800; text-decoration-thickness: 1px; }
.text-link:hover { color: #8b622b; }
.header { position: sticky; top: 0; z-index: 5; background: var(--white); border-bottom: 1px solid #e9e7de; }
.header-inner { min-height: 84px; display: flex; gap: 1.5rem; align-items: center; justify-content: space-between; }
.brand { display: block; flex: none; width: clamp(160px, 16vw, 214px); }
.brand img { width: 100%; }
.desktop-nav { display: flex; align-items: center; gap: clamp(1.1rem, 2.5vw, 2.5rem); }
.desktop-nav a { font-size: .8rem; font-weight: 700; text-decoration: none; }
.desktop-nav a:hover { text-decoration: underline; }
.header-actions { display: flex; gap: .65rem; align-items: center; }
.header-meet { min-height: 46px; font-size: .76rem; }
.mobile-label { display: none; }
.menu-button { display: none; position: relative; width: 40px; height: 44px; border: 0; background: transparent; }
.menu-button span { position: absolute; height: 1px; width: 22px; left: 9px; top: 17px; background: var(--ink); }
.menu-button span + span { top: 25px; }
.menu-button[aria-expanded="true"] span { transform: rotate(45deg); top: 21px; }
.menu-button[aria-expanded="true"] span + span { transform: rotate(-45deg); }
.mobile-nav { padding: .4rem var(--gutter) 1rem; background: var(--white); border-top: 1px solid var(--line); }
.mobile-nav a { display: block; min-height: 44px; padding-block: .5rem; font-weight: 700; font-size: .9rem; text-decoration: none; }
.hero { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); min-height: 620px; }
.hero-copy { padding: clamp(3rem, 5vw, 5.5rem) clamp(1.75rem, 4vw, 4rem); padding-left: max(var(--gutter), calc((100vw - 1240px) / 2)); align-self: center; }
.hero .eyebrow { display: flex; align-items: center; gap: .65rem; font-size: .64rem; letter-spacing: .1em; }
.gold-line { width: 29px; height: 1px; flex: none; background: #b4944e; }
.hero h1 { margin-top: 1.35rem; }
.hero-lead { max-width: 45ch; margin-top: 1.35rem; color: var(--muted); font-size: 1rem; }
.hero-visual { position: relative; min-height: 100%; overflow: hidden; background: #d1c8ad; }
.hero-visual > img { width: 100%; height: 100%; position: absolute; inset: 0; object-fit: cover; object-position: 45% center; }
.hero-visual::after { content: ""; position: absolute; inset: 45% 0 0; background: linear-gradient(transparent, #092c297a); }
.hero-visual figcaption { position: absolute; z-index: 1; bottom: 1.5rem; left: 1.8rem; right: 1.8rem; display: flex; justify-content: space-between; gap: .6rem; color: white; font-size: .7rem; }
.hero-visual figcaption strong { font-size: .74rem; font-weight: 700; }
.hero-people { display: flex; gap: .9rem; align-items: center; margin-top: 2.3rem; }
.avatars { display: flex; padding-right: .2rem; flex: none; }
.avatars img { width: 42px; height: 42px; border-radius: 50%; object-fit: cover; object-position: center 32%; border: 2px solid var(--paper); }
.avatars img + img { margin-left: -9px; }
.hero-people p { font-size: .69rem; line-height: 1.7; }
.hero-people strong, .hero-people p > span { display: block; }
.hero-people p > span { color: var(--muted); }
.trust-strip { border-bottom: 1px solid var(--line); }
.trust-inner { display: grid; grid-template-columns: repeat(3, 1fr) 1.12fr; align-items: center; gap: 1rem; min-height: 83px; font-size: .72rem; font-weight: 700; }
.trust-inner p { display: flex; gap: .6rem; align-items: center; }
.trust-inner p > span { color: #9c7b38; }
.trust-inner a { display: flex; justify-content: space-between; gap: .5rem; padding-left: 1.25rem; border-left: 1px solid var(--line); }
.section-heading { display: grid; grid-template-columns: minmax(0, 1.4fr) minmax(0, .8fr); gap: 2rem 5rem; align-items: end; margin-bottom: 2.5rem; }
.section-heading > p { color: var(--muted); max-width: 45ch; font-size: .94rem; }
.guide-shell { display: grid; grid-template-columns: 263px minmax(0, 1fr); background: var(--white); border: 1px solid var(--line); border-radius: 5px; overflow: clip; }
.guide-tabs { background: #f0eee5; padding: .65rem; }
.guide-tabs a { display: grid; grid-template-columns: auto minmax(0, 1fr) auto; gap: .65rem; align-items: center; padding: 1.1rem .85rem; color: var(--muted); border-radius: 3px; text-decoration: none; border-bottom: 1px solid #dbded1; }
.guide-tabs a:last-child { border-bottom-color: transparent; }
.guide-tabs a > span:first-child { align-self: start; padding-top: .1rem; font: 500 1.25rem/1.2 var(--serif); color: #7a673a; }
.guide-tabs a strong { display: block; font-size: .8rem; }
.guide-tabs a small { display: block; margin-top: .2rem; font-size: .67rem; }
.guide-tabs a:hover { background: #e7e8db; color: var(--ink); }
.guide-tabs a[aria-selected="true"] { background: var(--deep); color: var(--white); border-bottom-color: transparent; }
.guide-tabs a[aria-selected="true"] > span:first-child { color: var(--gold); }
.tab-arrow { font-size: .95rem; }
.arrow-icon { display: inline-block; flex: none; width: 15px; height: 15px; vertical-align: middle; }
.guide-panel { padding: clamp(1.5rem, 3vw, 2.75rem); }
.guide-panel + .guide-panel { border-top: 1px solid var(--line); }
.guide-panel h3 { font-size: clamp(2.25rem, 3.4vw, 3.45rem); margin-bottom: 1.2rem; }
.guide-panel > p:not(.eyebrow), .panel-columns > div > p { max-width: 71ch; color: var(--muted); font-size: .94rem; }
.panel-columns { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, .85fr); gap: 1.7rem; margin-top: 1.25rem; align-items: start; }
.practical-list { display: grid; gap: .85rem; margin-top: 1.15rem; }
.panel-columns > .practical-list { margin-top: 0; }
.practical-list > div { padding-top: .7rem; border-top: 1px solid var(--line); }
.practical-list dt { font-weight: 800; font-size: .9rem; }
.practical-list dd { margin: .25rem 0 0; color: var(--muted); font-size: .91rem; line-height: 1.65; }
.note-box { padding: 1.35rem; background: #f0ede2; border-radius: 3px; }
.note-icon { display: block; width: 24px; height: 24px; margin-bottom: .7rem; color: #9b7e36; }
.note-box h4 { font-family: var(--serif); font-weight: 500; font-size: 1.85rem; line-height: 1.12; }
.note-box p { margin-block: .7rem .5rem; font-size: .8rem; color: var(--muted); }
.note-box .text-link { font-size: .76rem; }
.guide-panel > .text-link { margin-top: 1rem; }
.guide-bottom, .projects-bottom { display: flex; justify-content: space-between; align-items: center; gap: .5rem 2rem; padding-top: 1.1rem; color: var(--muted); font-size: .83rem; }
.guide-bottom a, .projects-bottom a { color: var(--ink); }
.budget-columns { grid-template-columns: minmax(0, 1fr) minmax(0, .95fr); margin-top: 0; }
.panel-columns > div > p + p { margin-top: 1rem; }
.inline-details, .calculator-details { margin-top: 1rem; border-top: 1px solid var(--line); padding-top: .6rem; font-size: .8rem; }
summary { cursor: pointer; }
.inline-details summary { min-height: 36px; padding-block: .3rem; font-size: .8rem; font-weight: 800; }
.inline-details p, .calculator-details p { margin-top: .4rem; color: var(--muted); }
.guide-panel .source-line { font-size: .69rem; color: var(--muted); margin-top: 1.25rem; line-height: 1.65; }
.source-line a { color: var(--ink); }
.calculator { background: #eef1e7; padding: 1.3rem; border: 1px solid #dae0cf; border-radius: 3px; }
.calculator h4 { font-size: .83rem; line-height: 1.5; margin-bottom: 1rem; }
.calculator label { display: block; font-size: .7rem; font-weight: 700; margin-bottom: .5rem; }
.price-input { display: flex; align-items: center; background: var(--white); border: 1px solid #a8b4a0; border-radius: 3px; overflow: hidden; }
.price-input input { width: 100%; min-width: 0; color: var(--ink); padding: .6rem .75rem; font-size: 1.25rem; background: transparent; border: 0; }
.price-input > span { padding-inline: .75rem; color: var(--muted); }
.calculation { margin-top: 1rem; }
.calculation > div { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding-block: .5rem; font-size: .77rem; }
.calculation dd { margin: 0; font-weight: 700; white-space: nowrap; }
.calculation .calculation-total { display: block; border-top: 1px solid #cbd3c0; margin-top: .5rem; padding-top: .85rem; font-size: .73rem; }
.calculation-total dd { margin-top: .2rem; font: 500 2.1rem/1.15 var(--serif); }
.calculator-note { font-size: .65rem; line-height: 1.65; color: var(--muted); margin-top: .8rem; }
.calculator-details { font-size: .66rem; margin-top: .7rem; }
.field-error { margin-top: .4rem; font-size: .7rem; color: #9b342a; }
.purchase-steps { display: grid; gap: .8rem; padding-left: 1.6rem; margin: 0; }
.purchase-steps li { padding-left: .35rem; }
.purchase-steps li::marker { color: #8a713d; font-weight: 800; font-size: .85rem; }
.purchase-steps strong { font-size: .85rem; }
.purchase-steps p { color: var(--muted); font-size: .9rem; margin-top: .2rem; }
.mortgage { padding-top: 0; }
.mortgage-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(2rem, 6vw, 5.5rem); align-items: start; }
.mortgage-copy { padding-top: 1rem; }
.mortgage-copy h3 { font-size: clamp(2.2rem, 3.2vw, 3.15rem); }
.mortgage-copy > p:not(.source-line) { margin-top: 1.3rem; color: var(--muted); font-size: .89rem; }
.mortgage-copy .practical-list { margin-top: 1.3rem; }
.mortgage-copy .practical-list dd { font-size: .84rem; }
.mortgage-copy > .text-link { margin-top: 1.25rem; font-size: .8rem; }
.mortgage .source-line, .life-topics .source-line { font-size: .67rem; line-height: 1.7; margin-top: 1.25rem; color: var(--muted); }
.mortgage-calculator { min-width: 0; padding: clamp(1.35rem, 3vw, 2.25rem); border: 1px solid #d2dac8; border-radius: 5px; background: #eef1e7; }
.mortgage-calculator > .eyebrow { font-size: .59rem; }
.mortgage-calculator h3 { font-size: clamp(2rem, 2.6vw, 2.7rem); margin-block: .45rem 1.4rem; }
.mortgage-calculator label { display: block; font-size: .74rem; font-weight: 700; }
.mortgage-calculator > label { margin-bottom: .5rem; }
.mortgage-calculator .price-input { background: var(--white); }
.range-field { margin-top: 1.35rem; }
.range-heading { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; }
.range-heading output { font-size: .9rem; font-weight: 800; white-space: nowrap; }
.range-field input { display: block; width: 100%; height: 32px; margin: .35rem 0 0; accent-color: var(--deep); cursor: pointer; }
.range-limits { display: flex; justify-content: space-between; font-size: .62rem; color: var(--muted); }
.rate-presets { display: flex; gap: .5rem; margin-top: .7rem; }
.rate-presets button { border: 1px solid #b8c2ae; background: transparent; border-radius: 3px; padding: .35rem .9rem; min-height: 39px; font-size: .75rem; cursor: pointer; }
.rate-presets button[aria-pressed="true"] { color: var(--white); background: var(--deep); border-color: var(--deep); }
.rate-presets button:hover { border-color: var(--deep); }
.mortgage-results { margin-top: 1.25rem; border-top: 1px solid #c8d1bc; padding-top: 1.2rem; }
.payment-label { font-size: .75rem; font-weight: 700; }
.monthly-payment { font: 500 clamp(2.8rem, 4vw, 4rem)/1.2 var(--serif); margin-top: .3rem; }
.payment-description { color: var(--muted); font-size: .65rem; margin-top: .15rem; }
.mortgage-results dl { margin-top: 1rem; }
.mortgage-results dl > div { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; margin-top: .5rem; font-size: .72rem; }
.mortgage-results dd { margin: 0; font-weight: 800; white-space: nowrap; }
.mortgage-help { font-size: .68rem; line-height: 1.75; color: var(--muted); margin-top: 1.1rem; }
.mortgage-help strong { color: var(--ink); }
.mortgage-calculator .calculator-details { border-color: #c8d1bc; font-size: .68rem; }
.mortgage-calculator .calculator-details p + p { margin-top: .7rem; }
.funding-steps { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 2rem; list-style: none; margin: 2.5rem 0 0; padding: 1.5rem 0 0; border-top: 1px solid var(--line); }
.funding-steps li { display: flex; align-items: start; gap: .9rem; }
.funding-steps li > span { font: 500 1.8rem/1.2 var(--serif); color: #8a713d; }
.funding-steps strong { font-size: .8rem; }
.funding-steps p { font-size: .75rem; line-height: 1.7; color: var(--muted); margin-top: .3rem; }
.locations { background: var(--sand); }
.location-grid { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); gap: 1.6rem; }
.location-card { grid-column: span 2; }
.location-card:nth-child(n+4) { grid-column: span 3; }
.location-card { background: var(--paper); border: 1px solid #e0dbcd; border-radius: 4px; overflow: hidden; }
.location-card img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.location-card:nth-child(3) img { object-position: center 52%; }
.location-card:nth-child(n+4) img { aspect-ratio: 16 / 9; }
.location-card > div { padding: 1.4rem 1.5rem 1.65rem; }
.location-card h3 { font-size: clamp(2rem, 2.8vw, 2.75rem); margin-top: .5rem; }
.location-card p:not(.eyebrow) { color: var(--muted); font-size: .83rem; margin-top: .75rem; }
.location-card .text-link { margin-top: .7rem; font-size: .71rem; }
.location-footnote { max-width: 97ch; margin-top: 1rem; color: var(--muted); font-size: .73rem; }
.coastal-life { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.15fr); gap: 3.5rem; margin-top: 3rem; padding-top: 2.5rem; border-top: 1px solid #cecec1; }
.life-intro h3 { font-size: clamp(2.2rem, 3vw, 3rem); }
.life-intro > p:not(.eyebrow) { margin-top: 1.1rem; max-width: 50ch; font-size: .83rem; color: var(--muted); }
.life-topics details { border-top: 1px solid #cecec1; }
.life-topics details:last-child { border-bottom: 1px solid #cecec1; }
.life-topics summary { font-size: .8rem; font-weight: 700; padding: 1rem .2rem; min-height: 60px; }
.life-topics details > div { padding: 0 .2rem 1.2rem; }
.life-topics p { color: var(--muted); font-size: .8rem; }
.life-topics p + p { margin-top: .8rem; }
.project-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1.25rem; }
.project-card { min-width: 0; border-bottom: 1px solid var(--line); }
.project-card figure { position: relative; overflow: hidden; border-radius: 4px; }
.project-card img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; transition: transform .35s ease; }
.project-card:hover img { transform: scale(1.025); }
.project-card figcaption { position: absolute; right: .5rem; bottom: .5rem; background: #193b33e8; color: var(--white); padding: .18rem .35rem; border-radius: 2px; font-size: .55rem; }
.project-card > div { padding-block: 1.1rem .8rem; }
.project-card .eyebrow { font-size: .6rem; }
.project-card h3 { margin-top: .3rem; font-size: clamp(1.9rem, 2.8vw, 2.75rem); }
.project-card p:not(.eyebrow) { color: var(--muted); font-size: .79rem; margin-top: .6rem; min-height: 4em; }
.project-card .text-link { font-size: .72rem; margin-top: .6rem; gap: .6rem; }
.viewing { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, 1fr); color: var(--white); background: var(--deep); }
.viewing-visual { position: relative; min-height: 580px; overflow: hidden; }
.viewing-visual img { position: absolute; width: 100%; height: 100%; inset: 0; object-fit: cover; object-position: 41% center; }
.viewing-visual figcaption { position: absolute; bottom: 1rem; left: 1.5rem; padding: .25rem .45rem; color: var(--white); background: #193b33d9; font-size: .65rem; }
.viewing-copy { align-self: center; padding: clamp(2rem, 5vw, 5rem); padding-right: max(var(--gutter), calc((100vw - 1240px) / 2)); }
.viewing .eyebrow, .contact .eyebrow { color: var(--gold); }
.viewing h2 { margin-top: .7rem; font-size: clamp(2.9rem, 4.2vw, 4.5rem); }
.viewing-copy > p:not(.eyebrow) { max-width: 48ch; margin-top: 1.3rem; color: #e1e8dc; font-size: .9rem; }
.viewing-highlights { padding-left: 1.2rem; margin: 1.3rem 0 1.8rem; font-size: .8rem; color: #e1e8dc; }
.viewing-highlights li { margin-top: .35rem; padding-left: .2rem; }
.viewing-highlights li::marker { color: var(--gold); }
.team-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 2rem; }
.person { display: grid; grid-template-columns: 145px minmax(0, 1fr); gap: 1.4rem; align-items: center; padding-bottom: 1.75rem; border-bottom: 1px solid var(--line); }
.person > img { width: 145px; height: 183px; object-fit: cover; object-position: center 30%; border-radius: 3px; }
.person .eyebrow { font-size: .58rem; }
.person h3 { font-size: 2.1rem; margin-top: .4rem; }
.person p:not(.eyebrow) { margin: .65rem 0 .7rem; font-size: .8rem; color: var(--muted); }
.person a { display: block; width: fit-content; max-width: 100%; min-height: 32px; font-size: .78rem; font-weight: 700; overflow-wrap: anywhere; }
.legal-and-review { display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(0, 1fr); gap: 2rem; align-items: stretch; margin-top: 2rem; }
.legal-card { display: grid; grid-template-columns: 175px minmax(0, 1fr); align-items: center; gap: 1.5rem; padding: 1.3rem; background: #eee9df; border-radius: 4px; }
.legal-card img { width: 100%; height: 236px; object-fit: cover; object-position: center 25%; border-radius: 3px; }
.legal-card h3 { font-size: 2.3rem; margin-top: .5rem; }
.legal-card .eyebrow { font-size: .57rem; }
.legal-card p:not(.eyebrow) { color: var(--muted); font-size: .78rem; margin-top: .8rem; }
.legal-card .text-link { font-size: .74rem; margin-top: .3rem; }
.testimonial { padding: 1rem 1rem 1rem 1.5rem; }
.quote-mark { display: block; height: 43px; color: #a58b4e; font: 500 5rem/1 var(--serif); }
.testimonial blockquote { font: 500 clamp(1.55rem, 2.3vw, 2.05rem)/1.2 var(--serif); }
.testimonial figcaption { display: flex; flex-wrap: wrap; align-items: center; gap: .2rem .8rem; margin-top: 1.2rem; font-size: .72rem; }
.testimonial figcaption > span { color: var(--muted); }
.testimonial figcaption a { flex-basis: 100%; margin-top: .35rem; font-size: .67rem; }
.questions { background: var(--sand); }
.questions-inner { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.2fr); gap: 4rem; }
.faq-list details { border-top: 1px solid #cecec1; }
.faq-list details:last-child { border-bottom: 1px solid #cecec1; }
.faq-list summary { min-height: 62px; padding: 1.1rem .2rem; font-size: .85rem; font-weight: 700; }
.faq-list details p { padding: 0 .2rem 1.3rem; color: var(--muted); font-size: .83rem; }
.contact { background: var(--deep); color: var(--white); }
.contact-inner { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(0, .8fr); align-items: center; gap: 4rem; }
.contact h2 { margin-top: .7rem; font-size: clamp(2.9rem, 4.3vw, 4.65rem); }
.contact-inner > div > p:not(.eyebrow) { max-width: 53ch; margin-top: 1.2rem; color: #e3ebdf; font-size: .9rem; }
.contact-actions { display: grid; gap: .85rem; align-content: start; }
.contact-actions .button { width: 100%; }
.contact-actions > p { color: #d3ded0; font-size: .7rem; margin-block: 0 .3rem; }
.contact-alternative { font-size: .78rem; line-height: 1.7; }
.footer { padding-block: 3.5rem 1.2rem; }
.footer-top { display: grid; grid-template-columns: minmax(0, 1.4fr) minmax(0, 1fr) minmax(0, .75fr) minmax(0, .7fr); gap: 2.5rem; margin-bottom: 2.5rem; }
.footer h2 { font: 800 .79rem/1.4 var(--sans); letter-spacing: 0; margin-bottom: 1rem; }
.footer-brand img { width: 218px; }
.footer-brand p { color: var(--muted); font-size: .75rem; margin-top: 1rem; }
.footer nav ul { margin: 0; padding: 0; list-style: none; display: grid; gap: .35rem; }
.footer nav a { display: inline-flex; gap: .4rem; min-height: 29px; align-items: center; font-size: .72rem; text-decoration: none; }
.footer nav a:hover { text-decoration: underline; }
.footer-partners > a { display: block; width: 130px; margin-bottom: .8rem; }
.footer-partners img { width: auto; max-width: 100%; max-height: 44px; object-fit: contain; mix-blend-mode: multiply; }
.credits { border-top: 1px solid var(--line); padding-block: .85rem; color: var(--muted); font-size: .68rem; }
.credits summary { min-height: 32px; padding-top: .3rem; }
.credits p { max-width: 130ch; margin-top: .65rem; line-height: 1.7; }
.footer-bottom { display: flex; justify-content: space-between; gap: 1rem; padding-top: 1rem; border-top: 1px solid var(--line); font-size: .65rem; color: var(--muted); }
@media (min-width: 1600px) {
  .hero { min-height: 680px; }
  .hero-copy { padding-right: 4.5rem; }
}
@media (max-width: 1100px) {
  .desktop-nav { gap: .9rem; }
  .header-inner { gap: 1rem; }
  .hero-copy { padding-right: 1.7rem; }
  .hero h1 { font-size: 5.5vw; }
  .hero .eyebrow { font-size: .58rem; }
  .hero .actions { gap: .6rem 1.2rem; }
  .hero .button { font-size: .75rem; }
  .trust-inner { font-size: .64rem; }
  .guide-shell { grid-template-columns: 235px minmax(0, 1fr); }
  .guide-tabs a { padding-inline: .55rem; gap: .5rem; }
  .guide-tabs a strong { font-size: .73rem; }
  .guide-tabs a small { font-size: .63rem; }
  .guide-panel { padding: 1.75rem; }
  .panel-columns { grid-template-columns: 1fr; }
  .note-box { max-width: 100%; }
  .budget-columns { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 1.2rem; }
  .calculator { padding: 1rem; }
  .project-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.75rem; }
  .person { grid-template-columns: 110px minmax(0, 1fr); gap: 1rem; }
  .person > img { width: 110px; height: 165px; }
  .person h3 { font-size: 1.8rem; }
  .legal-card { grid-template-columns: 120px minmax(0, 1fr); gap: 1rem; }
  .legal-card img { height: 225px; }
  .footer-top { gap: 1.5rem; }
}
@media (max-width: 820px) {
  .header-inner { min-height: 73px; }
  .brand { width: 180px; }
  .desktop-nav { display: none; }
  .js .menu-button { display: block; }
  .hero { min-height: 550px; }
  .hero h1 { font-size: 5.9vw; }
  .hero .eyebrow { display: block; }
  .hero .gold-line { display: block; margin-bottom: .75rem; }
  .hero-lead { font-size: .89rem; }
  .hero .text-link { font-size: .76rem; }
  .hero-people { gap: .6rem; }
  .hero-people p { font-size: .61rem; }
  .hero-people .avatars img { width: 34px; height: 34px; }
  .hero-visual figcaption { flex-direction: column; gap: .1rem; left: 1.1rem; }
  .trust-inner { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .85rem 1rem; padding-block: 1rem; font-size: .7rem; }
  .trust-inner a { padding-left: 0; border: 0; }
  .section-heading { gap: 1.3rem 2rem; grid-template-columns: minmax(0, 1fr); }
  .section-heading > p { max-width: 68ch; font-size: .88rem; }
  .guide-shell { grid-template-columns: 1fr; }
  .guide-tabs { display: flex; gap: .3rem; overflow-x: auto; scrollbar-width: thin; padding: .65rem; border-bottom: 1px solid var(--line); }
  .guide-tabs a { flex: 0 0 auto; border: 0; grid-template-columns: auto auto; gap: .55rem; padding: .7rem 1rem; }
  .guide-tabs a > span:first-child { font-size: 1.15rem; padding-top: 0; }
  .guide-tabs a strong { font-size: .77rem; }
  .guide-tabs a small, .guide-tabs .tab-arrow { display: none; }
  .guide-tabs a > span { white-space: nowrap; }
  .panel-columns { grid-template-columns: minmax(0, 1fr) minmax(0, .9fr); }
  .location-grid { gap: 1rem; }
  .mortgage-grid { gap: 2rem; }
  .mortgage-calculator { padding: 1.3rem; }
  .mortgage-results dl > div { flex-wrap: wrap; gap: .1rem .5rem; }
  .funding-steps { gap: 1rem; }
  .coastal-life { grid-template-columns: 1fr; gap: 1.5rem; }
  .location-card > div { padding: 1.1rem; }
  .location-card h3 { font-size: 1.9rem; }
  .location-card .eyebrow { font-size: .58rem; }
  .viewing { grid-template-columns: 1fr 1fr; }
  .viewing-visual { min-height: 560px; }
  .viewing-copy { padding: 2rem 1.75rem; }
  .viewing h2 { font-size: 2.7rem; }
  .viewing-copy > p:not(.eyebrow) { font-size: .83rem; }
  .team-grid, .legal-and-review { gap: 1.5rem; }
  .person { grid-template-columns: 1fr; align-items: start; }
  .person > img { width: 100%; height: auto; aspect-ratio: 5 / 4; }
  .legal-and-review { grid-template-columns: 1fr; }
  .legal-card { grid-template-columns: 180px minmax(0, 1fr); }
  .legal-card img { height: 230px; }
  .testimonial { padding: 1rem; }
  .questions-inner, .contact-inner { grid-template-columns: 1fr; gap: 2rem; }
  .contact-actions { max-width: 420px; }
  .footer-top { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 2rem; }
}
@media (max-width: 600px) {
  :root { --gutter: 1.25rem; }
  .header-inner { min-height: 68px; gap: .5rem; }
  .brand { width: 155px; }
  .header-actions { gap: .15rem; }
  .header-meet { font-size: .69rem; min-height: 40px; padding: .65rem .75rem; gap: .65rem; }
  .desktop-label { display: none; }
  .mobile-label { display: inline; }
  .hero { grid-template-columns: 1fr; min-height: auto; }
  .hero-copy { padding: 2.65rem var(--gutter) 2.1rem; }
  .hero .eyebrow { display: flex; font-size: .56rem; letter-spacing: .09em; }
  .hero .gold-line { width: 20px; margin-bottom: 0; }
  .hero h1 { font-size: clamp(3.1rem, 11vw, 4.3rem); margin-top: 1.15rem; }
  .hero-lead { margin-top: 1.1rem; font-size: .92rem; max-width: 43ch; }
  .hero .actions { margin-top: 1.3rem; gap: .6rem 1rem; }
  .hero .button { font-size: .75rem; min-height: 48px; }
  .hero-people { margin-top: 1.55rem; gap: .7rem; }
  .hero-people p { font-size: .67rem; }
  .hero-people .avatars img { width: 38px; height: 38px; }
  .hero-visual { min-height: 330px; }
  .hero-visual > img { object-position: center 55%; }
  .hero-visual figcaption { flex-direction: row; align-items: baseline; bottom: 1rem; left: var(--gutter); right: var(--gutter); font-size: .6rem; }
  .hero-visual figcaption strong { font-size: .65rem; }
  .trust-inner { font-size: .61rem; gap: .7rem .65rem; }
  .trust-inner p { gap: .4rem; }
  .trust-inner a { gap: .3rem; }
  h2 { font-size: clamp(2.7rem, 10vw, 3.4rem); }
  .section-heading { margin-bottom: 1.75rem; }
  .eyebrow { font-size: .61rem; }
  .guide-panel { padding: 1.45rem 1.1rem 1.65rem; }
  .guide-tabs { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); overflow: visible; gap: .35rem; }
  .guide-tabs a { grid-template-columns: auto minmax(0, 1fr); gap: .45rem; padding: .7rem .6rem; min-height: 48px; }
  .guide-tabs a > span { white-space: normal; }
  .guide-tabs a strong { font-size: .69rem; line-height: 1.4; }
  .guide-panel h3 { font-size: 2.5rem; }
  .guide-panel > p:not(.eyebrow) { font-size: .94rem; }
  .panel-columns { grid-template-columns: 1fr; gap: 1.1rem; }
  .guide-bottom, .projects-bottom { flex-wrap: wrap; gap: .1rem; }
  .guide-bottom p, .projects-bottom p { flex-basis: 100%; }
  .calculator { padding: 1.25rem; }
  .calculation .calculation-total { display: flex; align-items: center; }
  .calculation-total dd { font-size: 2rem; }
  .price-input input { font-size: 1.35rem; }
  .mortgage-grid { grid-template-columns: 1fr; gap: 1.75rem; }
  .mortgage-copy { padding-top: 0; }
  .mortgage-copy h3 { font-size: 2.3rem; }
  .mortgage-calculator { padding: 1.35rem 1.15rem; }
  .mortgage-calculator h3 { font-size: 2.25rem; }
  .range-heading { gap: .7rem; }
  .mortgage-calculator label { font-size: .72rem; }
  .rate-presets button { min-height: 44px; }
  .monthly-payment { font-size: 3.25rem; }
  .mortgage-results dl > div { font-size: .7rem; }
  .funding-steps { grid-template-columns: 1fr; margin-top: 2rem; gap: 1.25rem; }
  .funding-steps li { gap: 1rem; }
  .location-grid { grid-template-columns: 1fr; gap: 1.3rem; }
  .location-card, .location-card:nth-child(n+4) { grid-column: auto; }
  .coastal-life { margin-top: 2rem; padding-top: 2rem; }
  .life-intro h3 { font-size: 2.4rem; }
  .life-topics summary { font-size: .8rem; }
  .location-card img { aspect-ratio: 16 / 10; }
  .location-card > div { padding: 1.35rem; }
  .location-card h3 { font-size: 2.45rem; }
  .location-card p:not(.eyebrow) { font-size: .86rem; }
  .location-card .eyebrow { font-size: .6rem; }
  .location-footnote { font-size: .69rem; }
  .project-grid { gap: 1.5rem .9rem; }
  .project-card img { aspect-ratio: 4 / 5; }
  .project-card h3 { font-size: 1.9rem; }
  .project-card figcaption { font-size: .45rem; right: .35rem; bottom: .35rem; }
  .project-card .eyebrow { font-size: .5rem; letter-spacing: .06em; }
  .project-card p:not(.eyebrow) { font-size: .73rem; min-height: 6.8em; }
  .project-card .text-link { font-size: .64rem; gap: .2rem; }
  .viewing { grid-template-columns: 1fr; }
  .viewing-visual { min-height: 300px; }
  .viewing-copy { padding: 2.6rem var(--gutter) 3rem; }
  .viewing h2 { font-size: 3rem; }
  .viewing-copy > p:not(.eyebrow) { font-size: .9rem; }
  .viewing .button { font-size: .78rem; }
  .team-grid { grid-template-columns: 1fr; gap: 1.5rem; }
  .person { grid-template-columns: 105px minmax(0, 1fr); gap: 1.05rem; align-items: start; }
  .person > img { width: 105px; height: 145px; aspect-ratio: auto; }
  .person h3 { font-size: 1.9rem; }
  .person .eyebrow { font-size: .52rem; }
  .person p:not(.eyebrow) { font-size: .77rem; }
  .person a { font-size: .72rem; }
  .legal-card { grid-template-columns: 1fr; gap: 1rem; padding: 1rem; }
  .legal-card img { height: 260px; object-position: center 35%; }
  .legal-card h3 { font-size: 2.1rem; }
  .legal-card p:not(.eyebrow) { font-size: .73rem; }
  .legal-card .text-link { font-size: .67rem; }
  .testimonial { padding: .7rem .4rem; }
  .testimonial blockquote { font-size: 1.85rem; }
  .faq-list summary { font-size: .81rem; min-height: 65px; }
  .contact h2 { font-size: 3rem; }
  .contact-actions .button { min-height: 53px; }
  .footer { padding-top: 2.5rem; }
  .footer-top { gap: 1.8rem 1rem; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-brand img { width: 200px; }
  .footer h2 { font-size: .74rem; }
  .footer-partners { grid-column: 1 / -1; display: flex; flex-wrap: wrap; align-items: center; gap: 1rem 1.5rem; }
  .footer-partners h2 { flex-basis: 100%; margin-bottom: 0; }
  .footer-partners > a { width: 120px; margin: 0; }
  .footer-partners img { max-height: 40px; }
}
@media (max-width: 360px) {
  .brand { width: 135px; }
  .hero .eyebrow { font-size: .5rem; }
  .hero h1 { font-size: 2.9rem; }
  .hero .actions { align-items: start; flex-direction: column; }
  .hero-visual figcaption { flex-direction: column; }
  .project-grid { grid-template-columns: 1fr; }
  .project-card img { aspect-ratio: 4 / 3; }
  .project-card p:not(.eyebrow) { min-height: auto; }
  .project-card .eyebrow { font-size: .6rem; }
  .project-card .text-link { font-size: .78rem; }
  .person { grid-template-columns: 85px minmax(0, 1fr); gap: .85rem; }
  .person > img { width: 85px; height: 130px; }
  .legal-card { grid-template-columns: 1fr; }
  .legal-card img { height: auto; max-height: 300px; object-fit: contain; }
  .calculation .calculation-total { display: block; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; }
}