@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600&display=swap');
:root{--ink:#1c2427;--tan:#ba9b74;--paper:#fff;--muted:#5d6264;--line:#e1dfda;--soft:#f5f3ef;--gutter:max(6%,calc((100vw - 1240px)/2));color-scheme:light}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:2rem}
body{margin:0;background:var(--ink);color:white;font:1rem/1.8 'DM Sans',Arial,sans-serif}
a{color:inherit;text-decoration:none;-webkit-tap-highlight-color:transparent}
a:focus-visible{outline:3px solid var(--tan);outline-offset:6px}
p,h1,h2,h3{margin-top:0}
h1,h2,h3{font-family:'Manrope',Arial,sans-serif;font-weight:400;letter-spacing:-.025em;line-height:1.22}
h1{font-size:clamp(2.8rem,4.3vw,4.4rem);margin-bottom:28px}
h1 em{font-style:normal;color:var(--tan)}
h2{font-size:clamp(2.1rem,3vw,3rem);margin-bottom:24px}
h3{font-size:2.25rem;margin-bottom:24px}
.skip{position:absolute;top:-100px;padding:12px;background:white;color:var(--ink);z-index:10}
.skip:focus{top:10px}
.header{padding:12px var(--gutter) 16px;display:flex;flex-direction:column;align-items:center;gap:10px;background:var(--ink);border-bottom:1px solid #ba9b7433}
.brand{display:block;flex-shrink:0}
.header .brand{display:flex;justify-content:center}
.logo-window{display:block;width:145px;height:auto;line-height:0}
.logo-window img{display:block;width:100%;height:auto}
.header .logo-window{width:min(360px,42vw)}
.header nav{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;width:min(560px,100%);text-align:center;font-size:.875rem}
.header nav a{white-space:nowrap}
.header nav a:hover{color:var(--tan)}
.hero{display:grid;grid-template-columns:1.1fr 1fr;gap:65px;align-items:center;padding:64px var(--gutter) 80px;background:var(--ink)}
.hero-content{padding:15px 0}
.eyebrow{font-size:.75rem;font-weight:500;letter-spacing:.22em;line-height:1.7;color:var(--tan);margin-bottom:28px}
.hero-description{color:#d1d4d4;max-width:440px;font-size:1.05rem;line-height:1.9;margin-bottom:34px}
.hero-actions{display:flex;align-items:center;gap:26px;flex-wrap:wrap}
.button{background:var(--tan);color:var(--ink);display:inline-block;padding:17px 23px;font-size:.9rem;font-weight:600;transition:background .2s}
.button:hover{background:#d2b894}
.text-link{font-size:.9rem;text-decoration:underline;text-underline-offset:7px;text-decoration-color:var(--tan);text-decoration-thickness:1px}
.text-link:hover{color:var(--tan)}
.hero-note{margin-top:44px;font-size:.8rem;color:#c4c9ca;display:flex;align-items:center;gap:14px}
.small-rule{width:28px;height:1px;background:var(--tan)}
.hero-image{position:relative;height:490px;overflow:hidden;border-bottom:3px solid var(--tan);background:var(--ink)}
.hero-image>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:center 67%}
.hero-image:after{content:'';position:absolute;inset:55% 0 0;background:linear-gradient(transparent,rgba(10,20,15,.75))}
.image-label{position:absolute;bottom:12px;left:30px;right:30px;z-index:1;color:white;text-shadow:0 1px 5px rgba(0,0,0,.65)}
.image-label span{font-size:.7rem;letter-spacing:.19em}
.image-label p{font-size:1.25rem;margin:10px 0 0;line-height:1.4}
.credential-strip{padding:22px var(--gutter);display:flex;justify-content:center;gap:clamp(30px,6vw,80px);text-align:center;background:#263033;border-top:1px solid #ba9b7433;color:#cfd2d3;font-size:.8rem}
.credential-strip strong{font-weight:500;color:var(--tan)}
.section{padding:100px var(--gutter)}
.approach{display:grid;grid-template-columns:1fr 1fr;gap:90px;background:white;color:var(--ink)}
.approach .eyebrow,.states .eyebrow{color:#786042}
.approach-copy{padding-top:50px;max-width:530px}
.approach-copy p{color:var(--muted)}
.approach-copy .lead{color:var(--ink);font-size:1.35rem;margin-bottom:20px}
.approach-details{max-width:530px;margin-top:30px}
.approach-details p{color:var(--muted)}
.clear-plan{background:#162225;color:white}
.clear-plan .eyebrow{margin-bottom:14px}
.clear-plan h2{font-size:clamp(2.2rem,3.4vw,3.5rem);margin-bottom:16px}
.clear-plan-intro{max-width:960px;color:#d0d6d7;margin-bottom:34px}
.plan-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
.plan-card{background:#27373b;padding:25px 28px;border-radius:7px}
.plan-card svg{width:22px;height:22px;fill:none;stroke:var(--tan);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;margin-bottom:13px}
.plan-card h3{font-family:'DM Sans',Arial,sans-serif;font-size:1.15rem;font-weight:600;letter-spacing:0;margin:0 0 7px}
.plan-card p{color:#d4d9da;font-size:.9rem;margin:0}
.plan-button{display:block;text-align:center;margin-top:18px;font-size:1rem}
.plan-button span{display:inline-block;margin-left:6px}
.paths{background:white;color:var(--ink);color-scheme:light}
.paths .eyebrow{color:#786042}
.paths .section-heading h2{font-size:clamp(1.95rem,2.7vw,2.75rem)}
.section-heading{display:flex;align-items:center;justify-content:space-between;gap:40px;margin-bottom:40px}
.section-heading>p{color:#c6cccd;font-size:.95rem}
.path-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px}
.path-card{display:flex;flex-direction:column;background:var(--soft);padding:38px 40px;border:1px solid #d8cdbc}
.path-number{display:block;font-size:.75rem;letter-spacing:.2em;color:#806343;margin-bottom:28px}
.path-card p{color:var(--muted);max-width:440px;margin-bottom:28px}
.path-card h3{color:var(--ink);font-size:clamp(1.55rem,2vw,1.9rem);margin-bottom:20px}
.path-card .text-link{align-self:flex-start;margin-top:auto}
.paths .text-link:hover{color:#786042}
.states{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center;background:var(--soft);color:var(--ink)}
.states-description{max-width:400px;color:var(--muted);margin-bottom:28px}
.states .text-link:hover,.approach .text-link:hover{color:#786042}
.states-list{border-top:1px solid #c6baa9}
.state-row{display:flex;align-items:center;gap:25px;padding:30px 0;border-bottom:1px solid #c6baa9}
.state-abbreviation{display:flex;align-items:center;justify-content:center;width:64px;height:64px;background:var(--ink);color:var(--tan);letter-spacing:.1em;font-size:1rem}
.state-row h3{font-size:1.8rem;margin:0}
.state-status{margin-left:auto;border:1px solid var(--tan);color:#70573b;padding:5px 13px;font-size:.75rem}
.contact{display:grid;grid-template-columns:1.2fr 1fr;gap:90px;background:var(--ink);color:white}
.contact h2{color:white}
.contact p{color:#d0d4d4;max-width:510px;margin-bottom:0}
.contact-details{align-self:center}
.contact-details>.eyebrow{display:block;margin-bottom:14px}
.contact-phone{display:block;font-size:clamp(2rem,3vw,3rem);color:var(--tan);letter-spacing:-.02em;line-height:1.3}
.office{margin-top:32px;border-top:1px solid #ba9b744d;padding-top:26px;display:flex;gap:40px}
.office>span{font-size:.75rem;letter-spacing:.15em;color:var(--tan);padding-top:3px}
address{font-style:normal;color:#d0d4d4;font-size:.95rem}
footer{padding:30px var(--gutter);background:var(--ink);border-top:1px solid #ba9b744d}
.footer-top{display:flex;gap:50px;align-items:center;padding-bottom:30px}
.footer-brand .logo-window{width:190px}
.footer-company{display:flex;flex-direction:column;gap:6px;font-size:.8rem;color:#c4c9ca}
.footer-company strong{font-size:.95rem;color:white;font-weight:500}
.footer-company a{text-decoration:underline;text-underline-offset:3px;text-decoration-color:var(--tan)}
.footer-company a:hover{color:var(--tan)}
.housing{width:69px;height:auto;margin-left:auto;filter:invert(1);mix-blend-mode:screen}
.footer-bottom{border-top:1px solid #ba9b7433;padding-top:24px;display:flex;justify-content:space-between;gap:40px;color:#c4c9ca;font-size:.75rem}
.footer-bottom>span{flex-shrink:0}
.footer-bottom p{max-width:610px;margin:0;line-height:1.7}
@media(max-width:1100px){.header .logo-window{width:min(330px,50vw)}.header nav{gap:20px}.logo-window{width:130px}.hero{gap:35px}.hero-image{height:460px}.approach,.states,.contact{gap:55px}.section{padding-top:85px;padding-bottom:85px}.path-card{padding:35px}.path-grid{gap:25px}.footer-top{gap:30px}}
@media(max-width:760px){:root{--gutter:6%}.header{padding-top:10px;padding-bottom:16px;gap:8px}.header .logo-window{width:min(260px,78vw)}.header nav{width:min(100%,420px);gap:8px;border-top:1px solid #ba9b7433;padding-top:13px}.header nav a{white-space:normal;line-height:1.35}.hero{grid-template-columns:1fr;gap:36px;padding-top:40px;padding-bottom:45px}.hero-content{padding:0}h1{font-size:clamp(2.65rem,8.5vw,4rem)}.hero-description{font-size:1rem}.hero-note{margin-top:30px}.hero-image{height:350px}.image-label{left:25px;right:25px;bottom:7px}.credential-strip{flex-wrap:wrap;gap:9px 25px}.credential-strip>span:first-child{width:100%}.section{padding-top:65px;padding-bottom:65px}.approach,.states,.contact{grid-template-columns:1fr;gap:28px}.approach-copy{padding-top:0}.plan-grid{grid-template-columns:1fr}.plan-card{padding:23px}.section-heading{display:block;margin-bottom:30px}.path-grid{grid-template-columns:1fr;gap:24px}.path-card{padding:28px}.path-card h3{font-size:1.65rem}.path-number{margin-bottom:24px}.states-list{margin-top:16px}.state-row{gap:18px;padding:25px 0}.state-abbreviation{width:52px;height:52px}.state-row h3{font-size:1.6rem}.contact{gap:40px}.contact-phone{font-size:2.5rem}.office{gap:27px}.footer-top{flex-wrap:wrap;gap:24px}.footer-brand{width:100%}.footer-brand .logo-window{width:170px}.footer-company{max-width:calc(100% - 82px)}.footer-company strong{font-size:.85rem}.housing{width:58px}.footer-bottom{display:block}.footer-bottom p{margin-top:15px}.hero-actions{align-items:flex-start}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Realtor partnership insert */
.realtor-partners{background:#151e21;color:#fff;border-top:1px solid #ba9b7440;border-bottom:1px solid #ba9b7440;color-scheme:dark}
.partner-heading{max-width:850px}.partner-heading .eyebrow{margin-bottom:24px}
.partner-heading h2{font-size:clamp(2.8rem,5.2vw,4.8rem);line-height:1.08;letter-spacing:-.04em;margin-bottom:26px}.partner-heading h2 span{color:var(--tan)}
.partner-intro{color:#d1d6d7;font-size:1.08rem;max-width:730px;line-height:1.8;margin-bottom:0}
.partner-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px;margin:42px 0 34px}
.partner-card{background:#202b2f;border:1px solid #ba9b7438;border-radius:8px;padding:28px 24px}
.partner-number{display:block;color:var(--tan);font-size:.66rem;letter-spacing:.15em;margin-bottom:25px}
.partner-card h3{font-size:1.35rem;line-height:1.3;letter-spacing:-.02em;margin-bottom:15px;color:#fff}
.partner-card p{font-size:.9rem;line-height:1.75;color:#cbd3d5;margin-bottom:0}
.partner-action{display:flex;gap:24px;align-items:center;flex-wrap:wrap}.partner-button{display:inline-flex;align-items:center;gap:26px;border-radius:4px}.partner-button span{font-size:1.2rem}.partner-action p{color:#cbd3d5;font-size:.85rem;margin:0}
@media(max-width:1100px){.partner-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:760px){.partner-heading h2{font-size:clamp(2.6rem,9vw,3.6rem)}.partner-intro{font-size:1rem}.partner-intro br{display:none}.partner-grid{grid-template-columns:1fr;gap:14px;margin-top:32px}.partner-card{padding:24px}.partner-number{margin-bottom:15px}.partner-action{gap:16px}.partner-action p{width:100%}}

/* Larger navigation and section labels for stronger hierarchy. */
.eyebrow{font-size:.9rem}
.header nav{font-size:1.05rem}
.image-label span,.path-number,.state-status,.office>span,.footer-bottom,.partner-number{font-size:calc(.75rem + 1px)}
.hero-note,.credential-strip,.footer-company{font-size:calc(.8rem + 1px)}
@media(max-width:760px){.eyebrow{font-size:.85rem}.header nav{font-size:.95rem}}