@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;600;700;800&display=swap');
:root{--green:#22d95a;--forest:#168a42;--navy:#0b1220;--surface:#f7faf8;--text:#17211b;--muted:#526157;--line:#dce5de}*{box-sizing:border-box}body{margin:0;font-family:'DM Sans',Arial,sans-serif;color:var(--text);background:#fff;line-height:1.65}a{color:inherit;text-underline-offset:5px}button,input{font:inherit}a,button,input{ -webkit-tap-highlight-color:transparent}img{display:block;max-width:100%;object-fit:cover}figure{margin:0}.wrap{width:min(1200px,calc(100% - 64px));margin:auto}.topbar{background:var(--green);font-size:14px;font-weight:600}.topbar .wrap{display:flex;justify-content:space-between;padding:7px 0}.topbar a{text-decoration:none}header{background:var(--navy);color:white}.header-inner{display:flex;align-items:center;gap:30px;min-height:108px}.brand{flex-shrink:0;display:inline-block}.brand img{width:190px;height:76px;object-fit:contain}nav{display:flex;gap:25px;margin-left:auto}nav a{font-size:14px;font-weight:600;text-decoration:none;padding:12px 0;white-space:nowrap}nav a:hover,nav a[aria-current]{color:var(--green)}.header-phone{border-left:1px solid #39404c;padding-left:26px;font-size:18px;font-weight:700;text-decoration:none;white-space:nowrap}.header-phone span{display:block;color:#c0c9c2;font-size:13px;font-weight:400}.menu-toggle{display:none}.hero{background:var(--surface);overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.03fr 1fr;gap:60px;align-items:center;padding:64px 0 68px}.eyebrow{font-size:12px;letter-spacing:.16em;font-weight:800;color:var(--forest);margin:0 0 18px;text-transform:uppercase}h1,h2,h3{font-family:Manrope,Arial,sans-serif;line-height:1.12;letter-spacing:-.045em;margin:0 0 24px}h1{font-size:clamp(44px,4.65vw,66px);font-weight:800}h1 em{font-style:normal;color:var(--forest)}h2{font-size:clamp(30px,3.2vw,44px)}h3{font-size:23px;letter-spacing:-.025em;line-height:1.3;margin-bottom:14px}p{margin:0 0 22px}.lead{font-size:19px;line-height:1.7;color:var(--muted);max-width:680px}.actions{display:flex;gap:12px;flex-wrap:wrap;margin:27px 0 17px}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;background:var(--green);color:var(--navy);border:1px solid var(--green);border-radius:5px;padding:13px 20px;font-weight:700;font-size:15px;text-decoration:none;cursor:pointer;line-height:1.5}.button:hover{background:#40e771;border-color:#40e771}.outline{background:transparent;border-color:#abb8af;color:var(--text)}.outline:hover{background:#e7f7eb;border-color:var(--forest)}.text-link{font-size:15px;font-weight:700}.hero-note{margin:25px 0 0;font-size:13px;color:var(--muted)}.hero-image{position:relative;align-self:stretch;min-height:505px;border-radius:8px 8px 80px 8px;overflow:hidden}.hero-image>img{width:100%;height:100%;position:absolute;object-position:52% center}.hero-image figcaption{position:absolute;bottom:0;left:0;right:0;padding:65px 28px 30px;background:linear-gradient(transparent,rgba(11,18,32,.9));color:white}.hero-image strong{font:700 23px Manrope,Arial;display:block;margin-bottom:6px}.hero-image span{font-size:13px}.benefits{background:var(--navy);color:#fff}.benefits .wrap{display:flex;justify-content:space-between;padding:24px 0;gap:20px;font-size:15px}.section{padding-top:90px;padding-bottom:90px}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:35px}.section-heading h2{margin-bottom:0}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.cards article{border:1px solid var(--line);padding:30px;border-radius:7px}.cards p{color:var(--muted);margin:0}.number{font:800 30px Manrope,Arial;color:var(--forest);display:block;margin-bottom:26px}.tint{background:var(--surface)}.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.split img{width:100%;height:380px;border-radius:8px}.split p:not(.eyebrow){color:var(--muted)}.caption{font-size:12px;margin:8px 0 0}.tags{display:flex;flex-wrap:wrap;gap:10px;margin:26px 0}.tags span{border:1px solid #cbd9ce;padding:7px 12px;border-radius:4px;font-size:14px}.placeholder{min-height:370px;border:1px dashed #96ac9d;border-radius:8px;background:#edf3ee;display:grid;place-items:center;text-align:center;padding:30px}.placeholder strong,.placeholder span{display:block}.placeholder strong{font:700 32px Manrope,Arial;margin:16px 0}.placeholder span:last-child{font-size:15px;color:var(--muted)}.cta{background:var(--navy);color:white;padding:75px 0;position:relative}.cta .eyebrow{color:var(--green)}.cta .outline{color:white;border-color:#697472}.cta .outline:hover{color:var(--navy)}.cta p{color:#c9d3cd}.cta .small{font-size:14px;margin-top:25px;margin-bottom:0}footer{background:#080e18;color:#c5cec8;padding:60px 0 25px;font-size:14px}.footer-grid{display:grid;grid-template-columns:1.2fr .7fr 1fr;gap:60px}.footer-grid h2{font-family:inherit;font-size:15px;letter-spacing:0;color:white;margin:8px 0 18px}.footer-grid a:not(.brand){display:block;text-decoration:none;margin-bottom:9px;overflow-wrap:anywhere}.footer-grid a:hover{color:var(--green)}.footer-bottom{display:flex;flex-wrap:wrap;gap:20px;border-top:1px solid #2d3540;padding-top:25px;margin-top:35px;font-size:12px}.footer-bottom span:last-child{width:100%}.mobile-contact{display:none}.skip{position:absolute;left:10px;top:-100px;background:white;padding:15px;z-index:99}.skip:focus{top:10px}:focus-visible{outline:3px solid #168a42;outline-offset:5px}.page-intro{padding-top:65px;padding-bottom:45px}.page-intro h1{max-width:900px}.page-intro .lead{max-width:760px}.prose{max-width:790px}.prose h2{font-size:30px;margin-top:40px}.prose h3{margin-top:30px}.faq{max-width:850px}.faq details{border-bottom:1px solid var(--line);padding:24px 0}.faq summary{cursor:pointer;font-weight:700;font-size:19px;padding-right:15px}.faq details p{padding-top:18px;max-width:740px;margin:0;color:var(--muted)}.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:65px}.contact-card{padding:35px;border:1px solid var(--line);border-radius:8px;background:var(--surface)}label{display:block;font-weight:600;font-size:14px;margin-bottom:7px}input{width:100%;min-height:50px;padding:12px;border:1px solid #a5b4a9;border-radius:4px;background:white;color:var(--text)}.field{margin-bottom:20px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.small{font-size:14px;color:var(--muted)}.form-status{margin:16px 0 0;font-weight:600}.contact-card .button{width:100%}.contact-link{display:block;font-weight:700;font-size:22px;margin:10px 0 24px;overflow-wrap:anywhere}.area-list{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;list-style:none;padding:0}.area-list li{border-bottom:1px solid var(--line);padding:15px 0}.photo-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.photo-grid .placeholder{min-height:260px}.note{border-left:3px solid var(--forest);padding:15px 22px;background:var(--surface)}
@media(max-width:1100px){.header-inner{gap:20px}nav{gap:16px}.header-phone{display:none}.hero-grid{gap:35px}.actions{gap:10px}.button{font-size:14px}.split{gap:40px}}
@media(max-width:760px){.wrap{width:calc(100% - 36px)}.topbar{font-size:12px}.topbar .wrap{gap:14px}.header-inner{min-height:86px;flex-wrap:wrap;justify-content:space-between;gap:0}.brand img{width:158px;height:65px}.menu-toggle{display:flex;gap:12px;align-items:center;color:white;background:transparent;border:1px solid #627069;padding:8px 12px;border-radius:4px;font-size:14px}nav{display:none;width:100%;margin:0;padding:10px 0 25px;flex-direction:column;gap:0}nav.open{display:flex}nav a{padding:11px 0}.hero-grid{grid-template-columns:1fr;padding:38px 0 32px;gap:32px}h1{font-size:46px}.lead{font-size:17px}.hero-image{min-height:320px;border-bottom-right-radius:55px}.hero-image figcaption{padding:65px 22px 23px}.hero-note{margin-top:18px}.benefits .wrap{display:grid;grid-template-columns:1fr 1fr;font-size:13px;gap:14px}.section{padding-top:55px;padding-bottom:55px}.section-heading{display:block}.section-heading .text-link{display:inline-block;margin-top:20px}.cards,.split,.contact-grid{grid-template-columns:1fr;gap:24px}.cards article{padding:25px}.number{margin-bottom:16px}.split img{height:300px}.placeholder{min-height:300px}.cta{padding:55px 0}.footer-grid{grid-template-columns:1fr;gap:26px}footer{padding-bottom:95px}.mobile-contact{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;bottom:0;left:0;right:0;background:var(--navy);border-top:1px solid #425049;z-index:10;padding-bottom:env(safe-area-inset-bottom)}.mobile-contact a{padding:16px 7px;text-align:center;text-decoration:none;font-size:14px;font-weight:700;color:white}.mobile-contact a:first-child{background:var(--green);color:var(--navy)}.page-intro{padding-top:40px;padding-bottom:25px}.page-intro h1{font-size:39px}.contact-card{padding:24px}.form-row,.photo-grid{grid-template-columns:1fr}.area-list{grid-template-columns:1fr 1fr}.contact-link{font-size:20px}.eyebrow{font-size:12px;letter-spacing:.12em}.hero-copy .actions{flex-direction:column}.hero-copy .button{width:100%}.faq summary{font-size:18px}}
@media(prefers-reduced-motion:no-preference){a,button{transition:background .15s,color .15s}}
/* Previous properties: uncropped photography with independent galleries. */
.property-section-intro{max-width:700px;margin-bottom:38px}.property-section-intro>p:last-child{color:var(--muted);font-size:18px}.property-features{display:grid;grid-template-columns:1fr 1fr;gap:30px}.property-feature{min-width:0;border:1px solid var(--line);border-radius:10px;background:#fff;overflow:hidden}.property-main-link{display:block;background:var(--navy)}.property-main{width:100%;height:auto;aspect-ratio:3/2;object-fit:contain}.property-thumbnails{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;padding:16px 20px 0}.property-thumbnail{display:block;border:2px solid transparent;border-radius:5px;padding:3px}.property-thumbnail[aria-current]{border-color:var(--forest);background:#edf8ef}.property-thumbnail:hover{border-color:var(--forest)}.property-thumbnail img{width:100%;height:auto;aspect-ratio:3/2;border-radius:2px}.gallery-status{font-size:12px;color:var(--muted);margin:6px 23px 0}.property-story{padding:24px 25px 28px}.property-story .eyebrow{margin-bottom:10px}.property-story h3{font-size:28px}.property-story>p:last-child{color:var(--muted);margin:0}.property-footnote{font-size:14px;color:var(--muted);margin:24px 0 0;max-width:760px}@media(max-width:760px){.property-features{grid-template-columns:1fr;gap:28px}.property-story{padding:22px}.property-thumbnails{padding:12px 16px 0}.property-section-intro>p:last-child{font-size:16px}}

/* Seller testimonials: static, readable cards with no carousel or external dependency. */
.testimonials{background:var(--navy);color:#fff}.testimonial-intro{max-width:650px;margin-bottom:34px}.testimonial-intro .eyebrow{color:var(--green)}.testimonial-intro h2{margin-bottom:16px}.testimonial-intro>p:last-child{color:#c9d3cd;font-size:18px}.testimonial-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}.testimonial-card{background:#fff;color:var(--text);border-radius:8px;padding:30px;display:flex;flex-direction:column;min-width:0}.testimonial-top{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-bottom:22px}.testimonial-situation{font-size:14px;font-weight:700}.testimonial-rating{display:flex;align-items:center;gap:8px;white-space:nowrap;color:var(--forest);font-size:18px;letter-spacing:.05em}.rating-number{font-size:12px;font-weight:700;letter-spacing:0;color:var(--muted)}.testimonial-card blockquote{margin:0 0 24px;font-size:18px;line-height:1.75;flex:1}.testimonial-card blockquote p{margin:0}.testimonial-card figcaption{border-top:1px solid var(--line);padding-top:18px;display:flex;align-items:center;justify-content:space-between;gap:12px;font-size:15px}.testimonial-card figcaption span{font-size:12px;color:var(--muted)}.testimonial-note{margin:24px 0 0;color:#c9d3cd;font-size:14px;max-width:760px}@media(max-width:760px){.testimonial-grid{grid-template-columns:1fr;gap:18px}.testimonial-card{padding:23px}.testimonial-top{flex-wrap:wrap;gap:8px;margin-bottom:18px}.testimonial-card blockquote{font-size:16px}.testimonial-intro>p:last-child{font-size:16px}}

/* Rich's personal introduction and portraits. */
.split .rich-family-photo{height:auto;aspect-ratio:1;object-position:50% 100%}.rich-direct,.rich-trust-intro{max-width:790px}.rich-direct{padding-bottom:38px;margin-bottom:42px;border-bottom:1px solid var(--line)}.rich-approach p{color:var(--muted)}.rich-trust-cards{grid-template-columns:repeat(2,minmax(0,1fr))}.rich-trust-cards article{background:#fff}.rich-trust-close{max-width:790px;margin:30px 0 0}.rich-contact-photo{margin-top:30px;max-width:245px}.rich-contact-photo img{width:100%;height:auto;border-radius:8px}.rich-contact-photo figcaption{font-size:14px;color:var(--muted);margin-top:10px}@media(max-width:760px){.rich-trust-cards{grid-template-columns:1fr}.rich-direct{padding-bottom:24px;margin-bottom:30px}.rich-contact-photo{max-width:220px}}

/* Homepage offer form, positioned within the opening section. */
.home-offer-card{background:#fff;border:1px solid var(--line);border-radius:10px;padding:32px;box-shadow:0 12px 35px #0b122008;scroll-margin-top:24px}.home-offer-card h2{font-size:32px;margin-bottom:14px}.home-offer-card .eyebrow{margin-bottom:12px}.home-offer-intro{font-size:15px;color:var(--muted);margin-bottom:24px}.home-offer-card .button{width:100%}.home-offer-card .field{margin-bottom:16px}.home-offer-card .small{font-size:12px}.home-offer-card .form-status:empty{display:none}@media(max-width:760px){.home-offer-card{padding:24px 20px}.home-offer-card h2{font-size:29px}}