@import "https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap";:root{--ink:#25282d;--green:#202328;--cream:#f5f3ee;--lime:#e3ba60}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{background:var(--cream);color:var(--ink);margin:0;font:15px DM Sans,sans-serif}a{color:inherit}header{justify-content:space-between;align-items:center;max-width:1280px;margin:auto;padding:27px 40px;display:flex}.brand{align-items:center;gap:10px;font-size:36px;text-decoration:none;display:flex}.brand span{letter-spacing:2px;font:800 20px Manrope,sans-serif}.brand small{letter-spacing:2px;margin-top:4px;font:600 8px DM Sans,sans-serif;display:block}.nav{border-bottom:1px solid;padding-bottom:6px;font-size:13px;font-weight:600;text-decoration:none}main{max-width:1280px;margin:auto}.hero{background:var(--green);color:#fff;border-radius:18px;margin:0 24px;padding:65px 65px 35px;position:relative;overflow:hidden}.eyebrow{letter-spacing:2px;font-size:10px;font-weight:700}.hero .eyebrow{color:var(--lime)}h1{letter-spacing:-2px;margin:25px 0;font:500 clamp(36px,5vw,65px)/1.12 Manrope,sans-serif}h1 em{color:var(--lime);font-style:normal}.hero p{color:#c4c8ce;max-width:450px;line-height:1.8}.button{background:var(--lime);color:var(--ink);cursor:pointer;border:0;border-radius:6px;justify-content:space-between;align-items:center;gap:40px;padding:17px 23px;font:700 14px DM Sans,sans-serif;text-decoration:none;display:inline-flex}.hero .button{margin:18px 0 43px}.hero-foot{letter-spacing:2px;color:#c4c8ce;font-size:10px}.hero-foot b{color:var(--lime);margin:0 16px}.sun{pointer-events:none;background:linear-gradient(135deg,#d4a33840,#fff0);border:1px solid #ffffff26;border-radius:50%;width:440px;height:440px;position:absolute;top:65px;right:-90px;box-shadow:0 0 0 45px #ffffff08,0 0 0 90px #ffffff05}.markets{border-bottom:1px solid #dedbd4;justify-content:center;align-items:center;gap:34px;padding:30px 20px;font-weight:500;display:flex}.markets span{letter-spacing:2px;color:#75777b;font-size:9px}.markets i{color:#b88a31;font-size:14px}.content{grid-template-columns:.85fr 1.3fr;gap:75px;padding:65px 55px 80px;display:grid}aside{padding-top:14px}h2{letter-spacing:-1px;font:500 32px/1.3 Manrope,sans-serif}aside p{color:#74777d;max-width:300px;line-height:1.8}ol{counter-reset:item;margin-top:38px;padding:0;list-style:none}li{counter-increment:item;padding:0 0 30px 40px;position:relative}li:before{content:counter(item);text-align:center;border:1px solid #c8ba9a;border-radius:50%;width:24px;height:24px;font-size:11px;line-height:24px;position:absolute;left:0}li b{margin-bottom:7px;font-size:13px;display:block}li span{color:#74777d;font-size:12px}.note{border-top:1px solid #dedbd4;margin-top:35px;padding-top:25px;font-size:11px;line-height:2}.form-card{background:#fff;border:1px solid #e4dfd5;border-radius:12px;padding:35px;box-shadow:0 12px 35px #25282d05}.form-head{letter-spacing:1.5px;color:#787c83;justify-content:space-between;font-size:9px;display:flex}h3{margin:23px 0 8px;font:600 25px Manrope,sans-serif}.muted{color:#787c83;font-size:11px}h4{border-top:1px solid #eee9df;margin:32px 0 20px;padding-top:23px;font-size:14px}h4 b{color:#a57b2a;margin-right:10px;font-size:11px}label{margin:0 0 17px;font-size:11px;font-weight:600;display:block}input,select,textarea{color:var(--ink);background:#fdfcf9;border:1px solid #ddd9d0;border-radius:5px;width:100%;margin-top:8px;padding:12px;font:13px DM Sans,sans-serif;display:block}input:focus,select:focus,textarea:focus{outline-offset:1px;outline:2px solid #bd923f}.grid{grid-template-columns:1fr 1fr;gap:0 17px;display:grid}fieldset{border:0;margin:0 0 17px;padding:0}legend{margin-bottom:11px;font-size:11px;font-weight:600}.choices{flex-wrap:wrap;gap:7px;display:flex}.choices label{cursor:pointer;margin:0}.choices input{opacity:0;width:1px;height:1px;position:absolute}.choices span{border:1px solid #ded8cd;border-radius:5px;padding:9px 11px;font-size:10px;font-weight:500;display:block}.choices input:checked+span{background:#fcf1d9;border-color:#ba8b31}.choices input:focus-visible+span{outline:2px solid var(--green)}.consent{align-items:start;gap:10px;font-weight:400;line-height:1.6;display:flex}.consent input{width:15px;accent-color:var(--green);margin-top:3px}.privacy{color:#777b81;font-size:10px;line-height:1.6}.submit{background:var(--green);color:#fff;width:100%;margin-top:15px}.submit:disabled{opacity:.6}.trap{display:none}.error{color:#9e322b;font-size:13px}.success{padding:50px 0;line-height:1.8}.success>div{font-size:45px}.success button{background:var(--lime);cursor:pointer;border:0;padding:12px}footer{letter-spacing:1px;border-top:1px solid #dcd7ce;justify-content:space-between;padding:30px 45px;font-size:10px;display:flex}@media (max-width:760px){header{padding:22px}.brand span{font-size:14px}.nav{font-size:10px}.hero{margin:0 12px;padding:40px 27px 30px}.sun{right:-330px}.hero p{max-width:290px;font-size:14px}.hero-foot{letter-spacing:1px;font-size:8px}.hero-foot b{margin:0 7px}.markets{gap:12px;font-size:11px}.markets span{display:none}.content{grid-template-columns:1fr;gap:25px;padding:35px 18px}aside h2{font-size:28px}aside ol,.note{display:none}aside p{max-width:none}.form-card{padding:23px}.grid{gap:0 12px}footer{flex-wrap:wrap;gap:20px;padding:25px}footer>span:nth-child(2){display:none}}header{background:#202328;max-width:none;margin-bottom:24px;padding:16px max(32px,50vw - 600px)}.brand img{width:190px;height:auto;display:block}.nav{color:#e3ba60}.hero{background:linear-gradient(120deg,#292c31,#191c20)}.button{background:linear-gradient(110deg,#f0d48d,#d4a037)}.submit{color:#202328}.hero h1 em{color:#0000;background:linear-gradient(100deg,#f3d68c,#c68e21);-webkit-background-clip:text;background-clip:text}.sun{border-color:#e3ba6030}.hero-foot b{color:#e3ba60}footer{color:#c4c8ce;background:#202328}footer>span:first-child{color:#e3ba60}.choices input:focus-visible+span{outline-color:#a57b2a}@media (max-width:760px){header{margin-bottom:12px;padding:12px 22px}.brand img{width:145px}.markets{flex-wrap:wrap;gap:9px}.hero{padding-top:34px}}.admin-lock{max-width:1000px;padding:70px 35px}.admin-lock h1{font-size:42px}.admin-lock p{line-height:1.7}.admin-lock .button{margin:25px 0}.dashboard{max-width:1280px;padding:35px}.dash-heading{justify-content:space-between;align-items:center;gap:25px;display:flex}.dash-heading h1{margin:18px 0;font-size:38px}.dash-heading p{color:#74777d;line-height:1.7}.stats{grid-template-columns:repeat(3,1fr);gap:20px;margin:30px 0;display:grid}.stats>div{background:#fff;border:1px solid #ddd9d0;border-radius:9px;padding:23px}.stats b{color:#a57b2a;font:600 32px Manrope,sans-serif;display:block}.stats span{margin-top:10px;font-size:12px;display:block}.filter-panel{background:#fff;border:1px solid #ddd9d0;border-radius:9px;margin-bottom:25px;padding:25px}.filter-grid{grid-template-columns:repeat(4,1fr);gap:15px;display:grid}.filter-actions{justify-content:space-between;display:flex}button{cursor:pointer}.filter-actions button,.table-wrap button,.close{color:#25282d;background:0 0;border:1px solid #c8ba9a;border-radius:5px;padding:9px 13px}.table-wrap{background:#fff;border:1px solid #ddd9d0;border-radius:9px;overflow:auto}table{border-collapse:collapse;width:100%;font-size:12px}th{text-align:left;white-space:nowrap;background:#ebe6db;padding:16px}td{border-bottom:1px solid #eee9df;min-width:120px;padding:18px 16px}td small{color:#74777d;margin-top:6px;display:block}.empty{text-align:center;background:#fff;border:1px dashed #c8ba9a;border-radius:9px;padding:50px 25px}.modal-backdrop{z-index:100;background:#0009;justify-content:center;align-items:center;padding:20px;display:flex;position:fixed;inset:0}.profile-modal{background:#fff;border-radius:12px;width:100%;max-width:660px;max-height:90vh;padding:30px;overflow:auto}.close{float:right}.profile-modal dl>div{border-bottom:1px solid #eee9df;grid-template-columns:150px 1fr;gap:15px;padding:12px 0;font-size:13px;display:grid}.profile-modal dt{font-weight:700}.profile-modal dd{overflow-wrap:anywhere;white-space:pre-wrap;margin:0}@media (max-width:760px){.dashboard{padding:20px}.dash-heading{flex-direction:column;align-items:start}.dash-heading h1{font-size:30px}.stats{gap:8px}.stats>div{padding:14px}.stats span{font-size:10px}.stats b{font-size:25px}.filter-grid{grid-template-columns:1fr 1fr}.profile-modal dl>div{grid-template-columns:110px 1fr}.profile-modal{padding:22px}}[aria-invalid=true]{outline-offset:3px;outline:2px solid #b42318}.error{color:#8c1d18;background:#fff1f0;border:1px solid #b42318;border-radius:8px;padding:14px;line-height:1.6}.home-nav{color:#e3ba60;gap:24px;font-size:13px;display:flex}.home-nav a{text-decoration:none}.gateway{text-align:center;color:#fff;background:linear-gradient(135deg,#24282d,#373c40);border-radius:16px;margin:0 24px;padding:65px 25px 90px}.gateway h1{font-size:clamp(32px,4.3vw,58px);line-height:1.2}.gateway em{color:#e3ba60;font-style:normal}.gateway p{color:#d0d1d3;font-size:18px}.paths{grid-template-columns:1fr 1fr;gap:28px;margin:-38px 55px 0;display:grid;position:relative}.path-card{background:#fff;border:1px solid #dcd4c6;border-radius:15px;overflow:hidden;box-shadow:0 16px 35px #0001}.path-body{padding:32px}.path-body h2{margin-top:0}.path-body p{min-height:52px;line-height:1.7}.path-body .button{gap:15px;width:100%}.path-art{color:#322d23;letter-spacing:2px;background:linear-gradient(135deg,#c8ad77,#ece2cc);padding:42px 30px;font-size:11px}.buyer-path{color:#fff;background:#25282d}.buyer-path .path-art{color:#e3ba60;background:linear-gradient(135deg,#495057,#25282d)}.home-trust{text-align:center;padding:48px 22px 65px}.home-trust p{font-size:25px}.home-trust span{color:#74777d}.admin-tabs{gap:12px;margin-bottom:28px;display:flex}.admin-tabs a{border:1px solid #c8ba9a;border-radius:6px;padding:12px 20px;text-decoration:none}.admin-tabs [aria-current]{color:#e3ba60;background:#25282d}@media (max-width:760px){.home-nav{gap:12px;font-size:11px}.gateway{margin:0 12px;padding:40px 22px 65px}.gateway h1{letter-spacing:-1px}.paths{grid-template-columns:1fr;gap:20px;margin:-25px 22px 0}.path-body{padding:25px}.path-body h2{font-size:28px}.path-body p{min-height:0}.path-art{padding:25px}.grid{grid-template-columns:1fr}input,select,textarea{font-size:16px}.home-trust p{font-size:22px}}.contact-options{background:#fff;border:1px solid #d9d1c1;border-radius:14px;margin:0 24px 40px;padding:40px;scroll-margin-top:24px}.contact-options h2{margin:12px 0}.contact-options p{color:#62666c;line-height:1.7}.contact-methods{grid-template-columns:1fr 1fr;gap:20px;margin-top:26px;display:grid}.contact-method{background:#faf6eb;border:1px solid #c4a260;border-radius:8px;flex-direction:column;gap:12px;min-width:0;padding:25px;text-decoration:none;display:flex}.contact-method strong{font-size:19px}.contact-method span{overflow-wrap:anywhere;-webkit-user-select:text;user-select:text;font-size:15px}.contact-method small{color:#62666c;font-size:12px}.contact-method:hover{background:#f5ecd8;border-color:#77561b}.contact-method:focus-visible{outline-offset:3px;outline:3px solid #a57b2a}.contact-help{margin-bottom:0;font-size:12px}@media (max-width:760px){.contact-options{margin:0 18px 30px;padding:24px}.contact-methods{grid-template-columns:1fr}.contact-method{padding:22px}.contact-options h2{font-size:28px}}.photo-home{background:#f6f2ea}.photo-header{background:#202224;gap:30px;min-height:98px;margin:0;padding:13px max(26px,50vw - 615px)}.photo-header .brand img{object-fit:contain;width:152px;height:88px}.photo-header nav{align-items:center;gap:34px;display:flex}.photo-header nav a{color:#eae6dc;border-bottom:1px solid #0000;padding:12px 0;font-size:13px;text-decoration:none}.photo-header nav a[aria-current],.photo-header nav a:hover{color:#f0d28d;border-color:#d6b46d}.photo-header a:focus-visible{outline-offset:5px;outline:2px solid #e3ba60}.photo-main{max-width:none}.photo-intro{isolation:isolate;padding-bottom:0;position:relative}.coastal-backdrop{object-fit:cover;object-position:center 48%;z-index:-2;width:100%;height:720px;position:absolute;inset:0}.photo-intro:before{content:"";z-index:-1;background:linear-gradient(#f8f0e7ad 0%,#fff1db5c 42%,#f6f2ea00 70%,#f6f2ea 100%);height:720px;position:absolute;inset:0 0 auto}.photo-hero{text-align:center;max-width:1300px;margin:auto;padding:57px 25px 115px}.photo-hero .eyebrow{color:#5e4728;letter-spacing:3px;font-size:10px}.photo-hero h1{letter-spacing:-2px;color:#191c1c;text-wrap:balance;margin:25px 0 23px;font:500 clamp(36px,4.5vw,68px)/1.08 Georgia,Times New Roman,serif}.photo-hero h1 em{font-style:normal}.photo-hero p{color:#303331;font-size:17px;line-height:1.7}.photo-paths{grid-template-columns:1fr 1fr;gap:24px;max-width:1220px;margin:0 auto;padding:0 25px;display:grid}.photo-card{background:#faf7f0;border:1px solid #eee4d5;border-radius:14px;flex-direction:column;padding:17px;transition:transform .2s,box-shadow .2s;display:flex;overflow:hidden;box-shadow:0 14px 45px #2c261726}.photo-card:hover{transform:translateY(-4px);box-shadow:0 20px 50px #2c26172e}.house-photo{aspect-ratio:600/212;background-image:url(/home-reference-photos.jpg);background-repeat:no-repeat;background-size:256%;border-radius:8px;width:100%}.seller-house{background-position:14.1% 56.65%}.buyer-house{background-position:86.54% 56.65%}.photo-card-content{text-align:center;flex-direction:column;flex:1;align-items:stretch;padding:26px 23px 8px;display:flex}.photo-card-content .eyebrow{letter-spacing:2.2px;color:#8b6934;font-size:9px}.photo-card h2{letter-spacing:-1px;margin:15px 0;font:500 clamp(29px,3.1vw,43px)/1.07 Georgia,Times New Roman,serif}.photo-card p{color:#60615d;flex:1;max-width:360px;margin:0 auto 23px;font-size:14px;line-height:1.75}.photo-card .button{color:#fff;background:linear-gradient(110deg,#c7a15a,#9d7b3b);justify-content:space-between;gap:15px;padding:18px 20px;font-size:14px}.card-detail{letter-spacing:.3px;color:#79766d;margin-top:15px;font-size:10px}.invest-card{color:#faf6ed;background:#242628;border-color:#414240}.invest-card p{color:#cccac5}.invest-card .eyebrow{color:#d7b77a}.invest-card .button{color:#edcd90;background:0 0;border:1px solid #d2ac63}.invest-card .button:hover{background:#d2ac6315}.invest-card .card-detail{color:#b6b3ab}.photo-trust{text-align:center;padding:38px 24px 48px}.photo-trust h2{letter-spacing:0;justify-content:center;align-items:center;gap:24px;margin:0 0 13px;font:500 26px/1.3 Georgia,serif;display:flex}.photo-trust h2 span{background:#c3a16b;width:65px;height:1px}.photo-trust p{color:#767269;font-size:13px;line-height:1.7}.photo-home .contact-options{background:#ffffffa8;max-width:1170px;margin:0 auto 55px;padding:38px}.photo-home footer{align-items:center;font-size:10px}.photo-home footer .image-note{letter-spacing:0;color:#aaa69d;font-size:9px}@media (min-width:1600px){.coastal-backdrop,.photo-intro:before{height:780px}.photo-hero{padding-bottom:135px}}@media (max-width:760px){.photo-header{flex-direction:column;gap:3px;min-height:0;padding:12px 20px}.photo-header .brand img{width:145px;height:78px}.photo-header nav{flex-wrap:wrap;justify-content:center;gap:22px}.photo-header nav a{padding:9px 0;font-size:11px}.photo-hero{padding:35px 20px 54px}.photo-hero .eyebrow{letter-spacing:2px;font-size:8px}.photo-hero h1{letter-spacing:-1px;margin:21px 0 17px;font-size:clamp(32px,8.5vw,48px);line-height:1.12}.photo-hero p{max-width:270px;margin:auto;font-size:13px}.coastal-backdrop,.photo-intro:before{height:590px}.coastal-backdrop{object-position:53% center}.photo-intro:before{background:linear-gradient(#faf3e9c9,#fff1db88 46%,#f6f2ea00 76%,#f6f2ea)}.photo-paths{grid-template-columns:1fr;gap:22px;max-width:560px;padding:0 18px}.photo-card{border-radius:12px;padding:12px}.photo-card-content{padding:22px 14px 9px}.photo-card h2{font-size:34px}.photo-card h2 br{display:none}.photo-card p{max-width:300px;font-size:14px}.photo-card .button{min-height:54px;font-size:13px}.photo-trust{padding:34px 23px}.photo-trust h2{gap:12px;font-size:23px}.photo-trust h2 span{width:26px}.photo-home .contact-options{margin:0 18px 30px;padding:24px}.photo-home footer{gap:18px}.photo-home footer .image-note{order:3;width:100%;display:block}}@media (prefers-reduced-motion:reduce){.photo-card{transition:none}.photo-card:hover{transform:none}}.photo-hero h1 em{color:#252925}