:root{--canal:#0d5c57;--deep:#083d3a;--gold:#8a6414;--gold-soft:#e9d6a8;--pink:#e2407f;--pink-ink:#c22a66;--ivory:#fbf8f1;--white:#ffffff;--sand:#f4ede0;--mist:#eef4f2;--blush:#fbeef3;--ink:#16201f;--ink-2:#3d4a48;--line:#e2dccf;--card:#ffffff;--shadow:0 18px 50px -24px rgba(8,61,58,.35);--serif:"Young Serif",Georgia,"Times New Roman",serif;--sans:"Figtree",system-ui,-apple-system,"Segoe UI",sans-serif;--mono:"IBM Plex Mono",ui-monospace,monospace;--r:22px}@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){--ivory:#101615;--white:#131a19;--sand:#17201e;--mist:#122220;--blush:#1d1519;--ink:#eef3f1;--ink-2:#b9c6c3;--line:#2a3533;--card:#18211f;--pink-ink:#ff6fa6;--shadow:0 18px 50px -24px rgba(0,0,0,.7)}}:root[data-theme="dark"]{--ivory:#101615;--white:#131a19;--sand:#17201e;--mist:#122220;--blush:#1d1519;--ink:#eef3f1;--ink-2:#b9c6c3;--line:#2a3533;--card:#18211f;--pink-ink:#ff6fa6;--shadow:0 18px 50px -24px rgba(0,0,0,.7)}*{box-sizing:border-box}html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}body{margin:0;background:var(--ivory);color:var(--ink);font:400 17px/1.65 var(--sans);overflow-x:hidden}img{max-width:100%;display:block}a{color:var(--pink-ink);text-decoration-thickness:1px;text-underline-offset:3px}a:hover{color:var(--pink)}:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:6px}.skip{position:absolute;left:-999px;top:8px;background:var(--deep);color:#fff;padding:10px 16px;border-radius:10px;z-index:99}.skip:focus{left:12px}.wrap{max-width:1160px;margin:0 auto;padding:0 20px}.kicker{font:500 .74rem/1 var(--mono);letter-spacing:.18em;text-transform:uppercase;color:var(--gold);display:flex;align-items:center;justify-content:center;gap:14px;margin:0 0 18px}.kicker:before,.kicker:after{content:"";height:1px;width:42px;background:currentColor;opacity:.6}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12;margin:0}h2{font-size:clamp(2rem,4.4vw,3.3rem);text-align:center}.lead{max-width:760px;margin:18px auto 0;text-align:center;color:var(--ink-2);font-size:clamp(1.04rem,1.6vw,1.18rem)}.room{padding:clamp(64px,9vw,112px) 0;position:relative}.tint-ivory{background:var(--ivory)}.tint-white{background:var(--white)}.tint-sand{background:var(--sand)}.tint-mist{background:var(--mist)}.tint-blush{background:var(--blush)}.tint-dark{background:radial-gradient(1200px 500px at 85% -10%,rgba(226,64,127,.22),transparent 60%),radial-gradient(900px 500px at 0% 110%,rgba(184,137,43,.25),transparent 60%),var(--deep);color:#f3f7f6}.tint-dark .lead{color:#c9dbd8}.tint-dark a{color:#ff8db8}.btn{display:inline-flex;align-items:center;gap:9px;border-radius:999px;padding:13px 22px;font:600 1rem/1 var(--sans);text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:transform .2s,box-shadow .2s,background .2s}.btn:hover{transform:translateY(-2px)}.btn-pink{background:#c22a66;color:#fff}.btn-pink:hover{color:#fff;box-shadow:0 12px 30px -10px rgba(226,64,127,.7)}.btn-wa{background:#127a3b;color:#fff}.btn-wa:hover{color:#fff;box-shadow:0 12px 30px -10px rgba(31,168,85,.7)}.btn-ghost{border-color:currentColor;color:inherit;background:transparent}.tint-dark .btn-ghost{color:#fff}.tint-dark .btn-ghost:hover{color:#fff;background:rgba(255,255,255,.08)}.nav{position:sticky;top:0;z-index:50;background:color-mix(in srgb,var(--ivory) 82%,transparent);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid var(--line)}.nav .wrap{display:flex;align-items:center;gap:14px;height:64px}.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink);flex-shrink:0}.brand img{width:38px;height:38px;border-radius:50%;border:2px solid var(--pink)}.brand b{font:400 1.06rem/1.1 var(--serif);display:block}.brand small{font:500 .62rem/1 var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}.pills{display:flex;gap:4px;overflow-x:auto;scrollbar-width:none;flex:1;justify-content:center;padding:0 4px}.pills::-webkit-scrollbar{display:none}.pills a{white-space:nowrap;text-decoration:none;color:var(--ink-2);font-weight:600;font-size:.92rem;padding:8px 13px;border-radius:999px}.pills a:hover,.pills a.on{color:var(--pink-ink);background:var(--blush)}.nav .btn{padding:10px 16px;font-size:.92rem;flex-shrink:0}@media (max-width:820px){.nav .wrap{height:auto;flex-wrap:wrap;padding-top:8px;padding-bottom:8px;gap:8px}.pills{order:3;flex-basis:100%;justify-content:flex-start}.nav .btn{margin-left:auto}.brand small{font-size:.56rem;letter-spacing:.08em}}.hero{min-height:min(92vh,880px);display:flex;align-items:center;overflow:hidden;padding:72px 0 64px}.hero svg.scene{position:absolute;inset:auto 0 0 0;width:100%;height:46%;opacity:.55;pointer-events:none}.hero .wrap{position:relative;display:grid;grid-template-columns:1.25fr .9fr;gap:48px;align-items:center}.hero h1{font-size:clamp(2.6rem,6.2vw,5.2rem);letter-spacing:-.01em}.hero h1 em{font-style:normal;color:#ff8db8}.hero .sub{font:500 .8rem/1.6 var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-soft);margin:0 0 20px}.hero p.intro{font-size:clamp(1.06rem,1.7vw,1.24rem);color:#d6e5e2;max-width:600px;margin:22px 0 30px}.ctas{display:flex;flex-wrap:wrap;gap:12px}.agentcard{background:#111;color:#fff;border-radius:26px;padding:28px;box-shadow:0 30px 80px -30px rgba(0,0,0,.7);border:1px solid rgba(255,255,255,.08)}.agentcard .top{display:flex;gap:18px;align-items:center}.agentcard img{width:96px;height:96px;border-radius:50%;border:3px solid var(--pink);flex-shrink:0}.agentcard .eyebrow{font:500 .68rem/1 var(--mono);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft)}.agentcard h2{font-size:1.9rem;text-align:left;margin-top:6px}.agentcard h2 a{color:#fff;text-decoration:none}.agentcard h2 a:hover{color:#ff8db8}.agentcard dl{margin:20px 0 0;display:grid;grid-template-columns:auto 1fr;gap:9px 14px;font-size:.96rem}.agentcard dt{color:#9fb3b0;font-weight:500}.agentcard dd{margin:0}.agentcard a{color:#ff8db8}.agentcard .broker{margin-top:16px;padding-top:14px;border-top:1px solid rgba(255,255,255,.12);font-size:.84rem;color:#c8d3d1}@media (max-width:900px){.hero .wrap{grid-template-columns:1fr}.hero{min-height:auto}}.proof{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin-top:-34px;position:relative;z-index:2}.stat{background:var(--card);border:1px solid var(--line);border-radius:18px;padding:20px 18px;text-align:center;box-shadow:var(--shadow)}.stat b{display:block;font:400 clamp(1.7rem,3.4vw,2.4rem)/1 var(--serif);color:var(--canal)}@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .stat b{color:#7fd1c8}}.stat span{display:block;margin-top:8px;font-size:.88rem;color:var(--ink-2)}@media (max-width:760px){.proof{grid-template-columns:repeat(2,1fr)}}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:44px}@media (max-width:900px){.grid3{grid-template-columns:1fr}}.svc{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:26px;transition:transform .25s,box-shadow .25s}.svc:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.svc .ic{font-size:1.8rem}.svc h3{font-size:1.45rem;margin:12px 0 8px}.svc p{margin:0;color:var(--ink-2)}.svc details{margin-top:14px;border-top:1px dashed var(--line);padding-top:12px}.svc summary{cursor:pointer;font-weight:600;color:var(--pink-ink);list-style:none}.svc summary::-webkit-details-marker{display:none}.svc summary:after{content:" +"}.svc details[open] summary:after{content:" –"}.svc ul{margin:10px 0 0;padding-left:20px;color:var(--ink-2)}.areas{display:grid;grid-template-columns:1.05fr 1fr;gap:30px;margin-top:44px;align-items:start}@media (max-width:900px){.areas{grid-template-columns:1fr}}.mapbox{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:14px;box-shadow:var(--shadow);position:sticky;top:84px}@media (max-width:900px){.mapbox{position:static}}.mapbox svg{width:100%;height:auto;display:block}.pin{cursor:pointer}.pin circle.dot{fill:var(--pink);stroke:#fff;stroke-width:2.5;transition:r .2s}.pin.on circle.dot,.pin:hover circle.dot,.pin:focus circle.dot{fill:var(--gold)}.pin text{font:600 13px var(--sans);fill:var(--ink)}.pin:focus{outline:none}.pin:focus-visible circle.halo{stroke:var(--gold);stroke-width:3}.maplegend{font:500 .7rem/1.4 var(--mono);color:var(--ink-2);text-align:center;margin:8px 0 2px;letter-spacing:.06em}.chips{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:16px}.chip{border:1.5px solid var(--line);background:var(--card);color:var(--ink);border-radius:999px;padding:8px 14px;font:600 .9rem var(--sans);cursor:pointer}.chip[aria-pressed="true"]{background:var(--canal);border-color:var(--canal);color:#fff}.town{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:26px;box-shadow:var(--shadow);min-height:330px}.town h3{font-size:2rem}.town .county{font:500 .72rem/1 var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:10px}.town ul{padding-left:20px;color:var(--ink-2);margin:14px 0 18px}.town .acts{display:flex;flex-wrap:wrap;gap:10px}.town .acts .btn{padding:10px 16px;font-size:.92rem}.town .note{font-size:.82rem;color:var(--ink-2);margin-top:14px}.tool{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin-top:44px}@media (max-width:900px){.tool{grid-template-columns:1fr}}.panel{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:26px;box-shadow:var(--shadow)}.field{margin-bottom:18px}.field label{display:flex;justify-content:space-between;font-weight:600;margin-bottom:6px;gap:10px}.field label output{font-family:var(--mono);color:var(--canal);font-weight:500}@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .field label output{color:#7fd1c8}}.field input[type=range]{width:100%;accent-color:var(--pink)}.field input[type=number]{width:100%;font:500 1rem var(--sans);padding:11px 12px;border-radius:12px;border:1.5px solid #8a9794;background:var(--ivory);color:var(--ink)}.field small{display:block;color:var(--ink-2);font-size:.8rem;margin-top:5px}.total{text-align:center;padding:10px 0 4px}.total b{display:block;font:400 clamp(2.4rem,5vw,3.4rem)/1 var(--serif);color:var(--pink-ink)}.total span{color:var(--ink-2)}.bar{display:flex;height:16px;border-radius:999px;overflow:hidden;margin:22px 0 12px;background:var(--line)}.bar i{display:block;height:100%;transition:width .3s}.legend{display:grid;grid-template-columns:1fr 1fr;gap:8px 16px;font-size:.92rem}.legend span{display:flex;align-items:center;gap:8px}.legend em{width:12px;height:12px;border-radius:4px;display:inline-block}.private{margin-top:18px;padding:12px 14px;border-radius:14px;background:var(--mist);font-size:.88rem;color:var(--ink-2)}.tabs{display:flex;justify-content:center;gap:8px;margin-top:34px;flex-wrap:wrap}.tab{border:1.5px solid var(--line);background:var(--card);color:var(--ink);border-radius:999px;padding:10px 20px;font:600 1rem var(--sans);cursor:pointer}.tab[aria-pressed="true"]{background:#c22a66;border-color:#c22a66;color:#fff}.steps{list-style:none;padding:0;margin:34px auto 0;max-width:820px;counter-reset:s}.steps li{position:relative;padding:0 0 26px 64px;counter-increment:s}.steps li:before{content:counter(s);position:absolute;left:0;top:0;width:44px;height:44px;border-radius:50%;background:var(--deep);color:#fff;display:grid;place-items:center;font:400 1.2rem var(--serif)}.steps li:after{content:"";position:absolute;left:21px;top:48px;bottom:4px;width:2px;background:var(--line)}.steps li:last-child:after{display:none}.steps b{font-size:1.1rem;display:block}.steps span{color:var(--ink-2)}.about{display:grid;grid-template-columns:.8fr 1.2fr;gap:44px;align-items:center;margin-top:10px}@media (max-width:900px){.about{grid-template-columns:1fr}}.timeline{display:grid;gap:14px}.tl{display:flex;gap:16px;align-items:flex-start;background:var(--card);border:1px solid var(--line);border-radius:18px;padding:16px 18px}.tl .flag{font-size:1.6rem;line-height:1}.tl b{display:block}.tl span{color:var(--ink-2);font-size:.95rem}.about h2{text-align:left}.about p{color:var(--ink-2)}.skate{margin-top:20px;display:flex;gap:16px;align-items:center;background:var(--deep);color:#e8f1ef;border-radius:20px;padding:18px 20px}.skate b{font:400 2.3rem/1 var(--serif);color:#ff8db8;flex-shrink:0}.faq{max-width:840px;margin:40px auto 0}.faq details{background:var(--card);border:1px solid var(--line);border-radius:18px;margin-bottom:12px;padding:0 22px}.faq summary{cursor:pointer;padding:18px 0;font-weight:600;font-size:1.06rem;list-style:none;display:flex;justify-content:space-between;gap:16px}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:"+";color:var(--pink-ink);font-size:1.4rem;line-height:1}.faq details[open] summary:after{content:"–"}.faq details p{margin:0 0 18px;color:var(--ink-2)}.contact{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:40px;align-items:center}@media (max-width:900px){.contact{grid-template-columns:1fr}}.quick{display:grid;gap:12px}.quick a{display:flex;align-items:center;gap:14px;padding:16px 18px;border-radius:18px;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.12);color:#fff;text-decoration:none;font-weight:600}.quick a:hover{background:rgba(255,255,255,.13);color:#fff}.quick a small{display:block;font-weight:400;color:#b9cfcb}.quick .e{font-size:1.5rem}footer{background:#0b1312;color:#b6c4c1;padding:56px 0 90px;font-size:.88rem}footer .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:30px}@media (max-width:820px){footer .cols{grid-template-columns:1fr}}footer h4{font:500 .72rem/1 var(--mono);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft);margin:0 0 14px}footer a{color:#e7eeec}footer a:hover{color:#ff8db8}footer ul{list-style:none;padding:0;margin:0;display:grid;gap:7px}footer .legal{border-top:1px solid #23302e;margin-top:34px;padding-top:22px;display:grid;gap:10px;line-height:1.6}.eho{display:inline-flex;align-items:center;gap:8px;font-weight:600;color:#fff}.eho svg{width:26px;height:26px}.mbar{position:fixed;left:12px;right:12px;bottom:12px;z-index:60;display:none;gap:8px;background:rgba(17,17,17,.92);backdrop-filter:blur(10px);padding:8px;border-radius:999px;box-shadow:0 12px 40px -10px rgba(0,0,0,.6)}.mbar a{flex:1;text-align:center;color:#fff;text-decoration:none;font-weight:600;font-size:.92rem;padding:11px 6px;border-radius:999px}.mbar a.wa{background:#127a3b}.mbar{flex-wrap:wrap;border-radius:22px}.mbar .mbroker{flex-basis:100%;text-align:center;color:#c8d3d1;font-size:.68rem;padding-bottom:2px}@media (max-width:760px){.mbar{display:flex;transform:translateY(140%);transition:transform .35s}.mbar.show{transform:none}.hero{padding:36px 0 72px}.hero h1{font-size:2.55rem}.hero .sub{font-size:.68rem;letter-spacing:.1em}.hero p.intro{margin:16px 0 22px}}.rv{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}.rv.in{opacity:1;transform:none}@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none}}.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}.doc{max-width:820px;margin:0 auto;padding:56px 20px 80px}.doc h1{font-size:clamp(2.2rem,5vw,3.4rem);margin-bottom:10px}.doc h2{font-size:1.6rem;text-align:left;margin:38px 0 10px}.doc p,.doc li{color:var(--ink-2)}.doc .meta{font:500 .74rem/1.4 var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}.crumb{font-size:.9rem;margin-bottom:24px}