:root{--ink:#171716;--charcoal:#252522;--gold:#b98a3d;--gold-dark:#6f4c18;--gold-light:#e8cf9b;--cream:#fbf8f1;--white:#fff;--muted:#595750;--line:#d2cabd;--radius:18px;--shadow:0 18px 50px rgba(20,20,18,.12)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--cream);font-size:17px;line-height:1.65;overflow-x:hidden}a{color:inherit;text-underline-offset:.18em}p,li,h1,h2,h3,a{overflow-wrap:anywhere}img{max-width:100%;height:auto;display:block}.container{width:min(1160px,calc(100% - 36px));margin:auto}.skip{position:fixed;left:12px;top:10px;z-index:999;transform:translateY(-180%);background:#fff;color:#111;border:3px solid var(--gold-dark);border-radius:8px;padding:12px 16px;font-weight:800;text-decoration:none}.skip:focus{transform:translateY(0)}:focus-visible{outline:3px solid var(--gold-dark);outline-offset:3px}main:focus{outline:none}.topbar{background:var(--ink);color:#fff;font-size:.875rem}.topbar .container{display:flex;justify-content:flex-end;gap:24px;padding:8px 0}.topbar a{text-decoration:underline}.site-header{background:rgba(251,248,241,.98);position:sticky;top:0;z-index:10;border-bottom:1px solid var(--line);backdrop-filter:blur(10px)}.nav-wrap{display:flex;align-items:center;justify-content:space-between;min-height:78px}.brand{text-decoration:none;display:flex;align-items:center;gap:12px;min-width:0}.monogram{width:46px;height:46px;border:2px solid var(--gold-dark);border-radius:50%;display:grid;place-items:center;font-family:Georgia,serif;font-weight:bold;flex:none}.brand-copy{min-width:0}.brand-copy strong{display:block;font-family:Georgia,serif;font-size:1.3rem}.brand-copy small{display:block;color:var(--muted);font-size:.75rem;letter-spacing:.05em;text-transform:uppercase}.nav{display:flex;align-items:center;gap:24px}.nav a{text-decoration:none;font-size:.92rem;font-weight:700}.nav a:hover,.nav a[aria-current=page]{color:var(--gold-dark);text-decoration:underline;text-decoration-thickness:2px}.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--gold);color:#111;text-decoration:none;border:0;border-radius:999px;padding:13px 22px;min-height:48px;font-weight:800;cursor:pointer}.btn:hover{background:#d1a85d;text-decoration:underline}.btn-dark{background:var(--ink);color:#fff}.menu{display:none;background:transparent;color:#111;border:2px solid transparent;border-radius:8px;font-size:1.6rem;min-width:48px;min-height:48px;cursor:pointer}.hero{min-height:660px;display:grid;align-items:center;position:relative;color:#fff;background:#24231f}.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,15,14,.94) 0%,rgba(15,15,14,.72) 46%,rgba(15,15,14,.14) 76%),url('hero.jpg') center/cover no-repeat}.hero-content{position:relative;max-width:680px;padding:90px 0}.eyebrow{color:var(--gold-light);font-weight:800;text-transform:uppercase;letter-spacing:.13em;font-size:.875rem}.hero h1,.page-hero h1{font-family:Georgia,serif;font-weight:500;line-height:1.08;font-size:clamp(2.5rem,6vw,5.3rem);margin:.25em 0}.hero p{font-size:1.2rem;max-width:590px}.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}.section{padding:88px 0}.section-white{background:#fff}.section-dark{background:var(--charcoal);color:#fff}.section h2,.content h2{font-family:Georgia,serif;font-weight:500;font-size:clamp(2rem,4vw,3.2rem);line-height:1.2;margin:0 0 18px}.lead{font-size:1.16rem;color:var(--muted);max-width:760px}.section-dark .lead{color:#e6e2da}.grid-3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-top:38px}.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:0 8px 24px rgba(20,20,18,.05);min-width:0}.card h3{font-family:Georgia,serif;font-size:1.4rem;margin:8px 0}.icon{width:48px;height:48px;border-radius:50%;background:#f0e0bd;display:grid;place-items:center;font-weight:bold}.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:58px;align-items:center}.guide-box{background:#fff;color:var(--ink);border-radius:24px;padding:34px;box-shadow:var(--shadow)}.guide-cover{background:linear-gradient(145deg,#171716,#44413a);color:#fff;border:1px solid #aa936d;border-radius:10px;padding:45px 28px;min-height:330px;display:flex;flex-direction:column;justify-content:space-between;box-shadow:12px 15px 0 #b98a3d;transform:rotate(-1deg)}.guide-cover h3{font-family:Georgia,serif;font-size:2.1rem;line-height:1.2;margin:0}.checklist{list-style:none;padding:0}.checklist li{padding:9px 0 9px 30px;position:relative}.checklist li:before{content:'✓';position:absolute;left:0;color:var(--gold-dark);font-weight:bold}.section-dark .checklist li:before{color:var(--gold-light)}.trust{display:flex;gap:28px;flex-wrap:wrap;margin-top:28px}.trust span{font-size:.875rem;font-weight:bold}.page-hero{background:var(--ink);color:#fff;padding:84px 0}.page-hero p{max-width:720px;font-size:1.18rem;color:#e6e2da}.content{padding:72px 0}.content-grid{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(0,.65fr);gap:48px}.aside{background:#efe5d0;border-radius:var(--radius);padding:28px;align-self:start;min-width:0}.portrait{aspect-ratio:4/5;border-radius:20px;background:linear-gradient(145deg,#2d2c29,#111);display:grid;place-items:center;color:var(--gold-light);font:700 5rem Georgia,serif;margin-bottom:20px}.form-shell{background:#fff;border:1px solid var(--line);border-radius:22px;padding:24px;box-shadow:var(--shadow);min-height:530px}.contact-list{list-style:none;padding:0}.contact-list li{margin:12px 0}.contact-list a{font-weight:bold;color:#573a12}.footer{background:#111;color:#eee9df;padding:54px 0 24px}.footer-grid{display:grid;grid-template-columns:1.3fr .7fr .8fr;gap:42px}.footer a{color:#fff}.legal{border-top:1px solid #68645d;margin-top:38px;padding-top:20px;font-size:.875rem;color:#d1ccc2}.pill{display:inline-block;border:1px solid var(--gold);border-radius:999px;padding:6px 12px;margin:5px 4px 0 0;font-size:.875rem}.notice{background:#f4ead5;border-left:4px solid var(--gold-dark);padding:16px 18px;margin:24px 0}.accessibility-content{max-width:850px}.accessibility-content h2:not(:first-child){margin-top:42px}
@media(max-width:850px){.topbar{display:none}.menu{display:block}.nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--cream);padding:22px;flex-direction:column;border-bottom:1px solid var(--line)}.nav.open{display:flex}.nav .btn{width:100%}.hero{min-height:590px}.hero:before{background:linear-gradient(90deg,rgba(15,15,14,.94),rgba(15,15,14,.68)),url('hero.jpg') 65% center/cover no-repeat}.grid-3,.split,.content-grid,.footer-grid{grid-template-columns:1fr}.section{padding:64px 0}.guide-cover{transform:none}.content-grid{gap:28px}}
.equal-housing{display:flex;align-items:center;gap:12px;margin-top:20px}.equal-housing img{width:72px;height:76px;object-fit:contain;background:#fff}.equal-housing span{font-size:.875rem;font-weight:700;letter-spacing:.04em;text-transform:uppercase;color:#eee9df}
@media(max-width:520px){body{font-size:16px}.container{width:min(100% - 26px,1160px)}.brand-copy strong{font-size:1rem}.brand-copy small{font-size:.75rem;line-height:1.3;white-space:normal}.hero h1{font-size:clamp(2.15rem,12vw,2.7rem)}.hero-actions .btn{width:100%}.page-hero{padding:58px 0}.form-shell{padding:12px}.help-trigger{max-width:calc(100vw - 24px)}}
.brand-logo{width:104px;height:74px;object-fit:contain;object-position:center;background:#000;border-radius:8px;padding:3px}
.cynthia-photo{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top;border-radius:20px;margin-bottom:20px}
.broker-logo{display:block;width:min(100%,360px);height:auto;background:#000;border-radius:12px;margin:0 0 24px;padding:8px}
.leadership-role{border-left:3px solid var(--gold);padding:10px 0 10px 14px;line-height:1.45;color:#3d392f}
.site-header .brand-copy strong{white-space:nowrap}
.site-header .brand-copy small{letter-spacing:.04em;text-transform:none;white-space:nowrap}
@media(max-width:620px){.site-header .brand-logo{width:70px;height:52px}.site-header .brand-copy{max-width:190px}.site-header .brand-copy strong{font-size:1rem}.site-header .brand-copy small{font-size:.75rem;white-space:normal}.nav-wrap{min-height:76px}}
.help-widget{position:fixed;right:22px;bottom:22px;z-index:50;font-family:Arial,Helvetica,sans-serif}.help-trigger{border:0;border-radius:999px;background:#171716;color:#fff;box-shadow:0 8px 28px #0005;padding:14px 20px;font:700 16px Arial,Helvetica,sans-serif;cursor:pointer;min-height:48px}.help-trigger span{color:#e8cf9b;margin-right:5px}.help-trigger:hover,.help-trigger:focus-visible{background:#3b3020}.help-panel{position:absolute;right:0;bottom:calc(100% + 12px);width:min(370px,calc(100vw - 28px));max-height:min(650px,calc(100dvh - 105px));overflow:auto;background:#fff;border:1px solid #ded8cb;border-radius:18px;box-shadow:0 18px 50px #0004;color:#171716}.help-panel[hidden]{display:none}.help-panel-head{background:#171716;color:#fff;display:flex;justify-content:space-between;gap:10px;padding:22px 20px 18px}.help-panel h2{font:normal 26px/1.15 Georgia,serif;margin:5px 0 0}.help-kicker{font-size:13px;color:#e8cf9b;font-weight:bold;letter-spacing:.07em;text-transform:uppercase}.help-close{align-self:start;color:#fff;background:transparent;border:1px solid #8e8b84;border-radius:50%;font:26px/1 Arial;width:38px;height:38px;cursor:pointer}.help-options{display:grid;gap:8px;padding:16px}.help-options a{display:flex;justify-content:space-between;gap:12px;align-items:center;border:1px solid #ded8cb;border-radius:10px;padding:12px 14px;color:#171716;text-decoration:none;font-size:16px;font-weight:700;line-height:1.35}.help-options a:hover,.help-options a:focus-visible{background:#f4ead5;border-color:#b98a3d}.help-options span{color:#8b6327}.help-contact{padding:0 20px 20px;font-size:15px}.help-contact p{margin:2px 0 8px}.help-contact a{display:inline-block;color:#684817;font-weight:700;margin:5px 15px 0 0}.help-widget :focus-visible{outline:3px solid #b98a3d;outline-offset:3px}@media(max-width:520px){.help-widget{right:12px;bottom:max(12px,env(safe-area-inset-bottom))}.help-trigger{padding:12px 16px}.help-panel{max-height:calc(100dvh - 94px)}}
.voice-welcome{padding:18px 20px 4px;background:#fbf8f1;border-bottom:1px solid #ded8cb}.voice-intro{font-size:16px;line-height:1.5;margin:0 0 14px}.voice-play{width:100%;min-height:50px;border:0;border-radius:999px;background:#b98a3d;color:#111;display:flex;align-items:center;justify-content:center;gap:10px;font:800 16px Arial,Helvetica,sans-serif;cursor:pointer}.voice-play:hover,.voice-play:focus-visible{background:#d1a85d}.voice-play-icon{font-size:15px;line-height:1}.voice-progress{height:8px;background:#d2cabd;border-radius:999px;margin:12px 3px 0;overflow:hidden}.voice-progress span{display:block;width:0;height:100%;background:#6f4c18;transition:width .2s linear}.voice-time{font-size:14px;color:#595750;text-align:center;margin:5px 0 10px}.voice-transcript{font-size:16px;border-top:1px solid #d2cabd;padding:9px 0}.voice-transcript summary{font-weight:700;color:#573a12;cursor:pointer;min-height:44px;display:flex;align-items:center}.voice-transcript p{font-size:16px;line-height:1.6;margin:8px 0 2px}.voice-rights{font-size:12px;line-height:1.5;color:#595750;margin:4px 0 12px}.help-panel:has(.voice-welcome){max-height:min(720px,calc(100dvh - 105px))}
.testimonial-intro{display:flex;align-items:end;justify-content:space-between;gap:36px}.testimonial-intro .lead{margin-bottom:0}.testimonial-intro .btn{flex:none}.testimonial-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}.testimonial-form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:32px;box-shadow:var(--shadow)}.testimonial-form>label{display:block;font-weight:700;margin:0 0 7px}.testimonial-form input:not([type=radio]),.testimonial-form textarea{display:block;width:100%;border:1px solid #aaa294;border-radius:10px;padding:12px 14px;font:inherit;color:var(--ink);margin-bottom:20px;background:#fff}.testimonial-form textarea{resize:vertical}.testimonial-form fieldset{border:0;padding:0;margin:0 0 18px}.testimonial-form legend{font-weight:700;margin-bottom:8px}.testimonial-form .radio-line{display:flex;gap:10px;align-items:start;margin:10px 0}.testimonial-form .radio-line input{margin-top:7px;flex:none}.form-note{font-size:.91rem;color:#514d45}.testimonial-form :focus-visible{outline:3px solid var(--gold);outline-offset:2px}@media(max-width:850px){.testimonial-layout{grid-template-columns:1fr;gap:24px}.testimonial-intro{display:block}.testimonial-intro .btn{margin-top:24px}.testimonial-form{padding:22px}}
.client-review{margin:36px 0 0;padding:32px;border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:var(--radius);background:#fff;max-width:960px}.client-review blockquote{margin:0;font-size:1.0625rem;line-height:1.75}.client-review blockquote p:first-child{margin-top:0}.client-review figcaption{font-weight:700;margin-top:22px}@media(max-width:600px){.client-review{padding:22px}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}.guide-cover{transform:none}}
@media (forced-colors:active){.btn,.help-trigger,.voice-play,.menu,.help-close{border:2px solid ButtonText}.skip{border-color:CanvasText}.card,.aside,.form-shell,.help-panel{border:1px solid CanvasText}}

/* Accessibility refinements for touch, focus, and narrow layouts. */
.guide-cover .guide-title{font-family:Georgia,serif;font-size:2.1rem;line-height:1.2;margin:0}
.help-close{width:44px;min-width:44px;height:44px}
.help-widget :focus-visible{outline-color:var(--gold-dark)}
@media(max-width:850px){.nav a{min-height:44px;display:flex;align-items:center;justify-content:center}}
@media(max-width:620px){.site-header .brand-copy strong{white-space:normal}}

/* Keep the complete desktop navigation on one line; use the accessible menu
   before the header becomes crowded on narrower screens. */
@media(min-width:1121px){.nav-wrap{gap:20px}.nav{flex:1;justify-content:flex-end;gap:clamp(12px,1.45vw,22px);flex-wrap:nowrap}.nav a{white-space:nowrap;overflow-wrap:normal}.nav .btn{padding-left:18px;padding-right:18px}}
@media(min-width:851px) and (max-width:1120px){.menu{display:block}.nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--cream);padding:22px;flex-direction:column;border-bottom:1px solid var(--line)}.nav.open{display:flex}.nav a{min-height:44px;display:flex;align-items:center;justify-content:center}.nav .btn{width:100%}}

.service-card{display:flex;flex-direction:column}
.service-card-photo{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:12px;margin-bottom:18px}
.service-card h3{margin-top:0}
.service-card>a{margin-top:auto;font-weight:800;color:#573a12}

.idx-nav-link{white-space:nowrap}
.idx-cta{margin:22px 0 30px}
.idx-market-callout{display:flex;align-items:center;justify-content:space-between;gap:28px;margin-top:34px;padding:24px 26px;border:1px solid var(--line);border-left:5px solid var(--gold-dark);border-radius:14px;background:#f7f0e2}
.idx-market-callout h3{font-family:Georgia,serif;font-size:1.45rem;margin:0 0 5px}
.idx-market-callout p{margin:0;max-width:720px}
.idx-market-callout .btn{flex:none}
.idx-inline-button{margin-left:12px}
@media(max-width:1220px){.menu{display:block}.nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--cream);padding:22px;flex-direction:column;border-bottom:1px solid var(--line)}.nav.open{display:flex}.nav a{min-height:44px;display:flex;align-items:center;justify-content:center}.nav .btn{width:100%}}
@media(max-width:700px){.idx-market-callout{display:block}.idx-market-callout .btn{margin-top:18px;width:100%}.idx-inline-button{display:flex;margin:12px 0 0}}

/* Keep every primary navigation item visible after the Buyers and Search Homes
   links are added. Wider screens get a roomier header; medium screens use the
   accessible menu before any link can be squeezed or clipped. */
@media(min-width:1361px){
  .site-header .container{width:min(1420px,calc(100% - 40px))}
  .site-header .nav-wrap{gap:18px}
  .site-header .nav{gap:clamp(9px,1vw,16px)}
  .site-header .nav a{font-size:.86rem;white-space:nowrap;overflow-wrap:normal}
  .site-header .nav .btn{padding-left:15px;padding-right:15px}
}
@media(min-width:851px) and (max-width:1360px){
  .site-header .menu{display:block}
  .site-header .nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--cream);padding:22px;flex-direction:column;border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(20,20,18,.12)}
  .site-header .nav.open{display:flex}
  .site-header .nav a{min-height:44px;display:flex;align-items:center;justify-content:center}
  .site-header .nav .btn{width:100%}
}