/* RWB Realty Group: shared design system
   Navy carries structure, red is the action color, silver and mist are the quiet neutrals.
   Montserrat for headings and labels, Libre Franklin for reading. */
:root{
  --navy:#0B1B33;--navy-2:#13294B;--navy-deep:#070F1C;
  --red:#C8102E;--red-dark:#A00D25;--red-light:#FF4D63;
  --silver:#C3C9D1;--steel:#566070;--mist:#F2F4F7;--mist-2:#E7EBF0;
  --white:#FFFFFF;--ink:#0A1220;
  --line:rgba(10,18,32,.13);--line-inv:rgba(255,255,255,.16);
  --display:'Montserrat','Avenir Next','Segoe UI',sans-serif;
  --body:'Libre Franklin','Franklin Gothic Book','Helvetica Neue',sans-serif;
  --gutter:clamp(16px,4vw,56px);--maxw:1240px;
  --shadow:0 22px 44px -26px rgba(11,27,51,.42);
  color-scheme:light;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
p{margin:0 0 1em}
h1,h2,h3,h4{font-family:var(--display);line-height:1.15;margin:0}
[hidden]{display:none!important}
:focus-visible{outline:3px solid var(--red);outline-offset:3px}
.on-dark :focus-visible{outline-color:var(--white)}
.wrap{max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter)}
.narrow{max-width:820px}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:12px;top:-60px;z-index:100;background:var(--white);color:var(--navy);padding:12px 16px;font:700 13px var(--display);border:2px solid var(--navy)}
.skip:focus{top:12px}
[id]{scroll-margin-top:96px}

/* type */
.eyebrow{font:700 12px/1.3 var(--display);letter-spacing:.22em;text-transform:uppercase;color:var(--red-dark);margin:0 0 14px}
.on-dark .eyebrow{color:var(--silver)}
.title{font:800 clamp(30px,3.6vw,46px)/1.1 var(--display);letter-spacing:-.018em;text-wrap:balance;margin:0}
.title em{font-style:normal;color:var(--red)}
.on-dark .title em{color:var(--red-light)}
.lede{color:var(--steel);font-size:18px;max-width:40rem;margin:16px 0 0}
.on-dark .lede,.on-dark .muted{color:var(--silver)}
.muted{color:var(--steel)}
.small{font-size:14.5px}
.prose{max-width:44rem}
.prose p{color:var(--ink)}
.prose h3{font-size:20px;margin:28px 0 8px}
.stripe{height:8px;background:linear-gradient(var(--red) 0 33.3%,var(--white) 33.3% 66.6%,var(--red) 66.6%)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;min-height:50px;padding:0 22px;font:700 12.5px/1.2 var(--display);letter-spacing:.13em;text-transform:uppercase;text-decoration:none;text-align:center;border:2px solid transparent;border-radius:3px;cursor:pointer;transition:background-color .2s,color .2s,border-color .2s,transform .2s}
.btn:active{transform:translateY(1px)}
.btn-red{background:var(--red);color:var(--white)}
.btn-red:hover{background:var(--red-dark)}
.btn-ghost{border-color:rgba(255,255,255,.6);color:var(--white);background:transparent}
.btn-ghost:hover{background:var(--white);color:var(--navy)}
.btn-navy{background:var(--navy);color:var(--white)}
.btn-navy:hover{background:var(--navy-2)}
.btn-line{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-line:hover{background:var(--navy);color:var(--white)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
.link{font:700 12.5px/1.3 var(--display);letter-spacing:.13em;text-transform:uppercase;color:var(--red-dark);text-decoration:none;border-bottom:2px solid currentColor;padding-bottom:2px}
.on-dark .link{color:var(--white)}

/* preview notice */
.preview{background:#FFE9A8;color:var(--ink);font-size:13.5px;line-height:1.45}
.preview .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:9px}
.preview p{margin:0}
.preview button{flex:none;width:32px;height:32px;border:1px solid rgba(10,18,32,.25);background:transparent;font-size:18px;cursor:pointer}

/* utility bar + nav */
.util{background:var(--navy);color:var(--silver);font:600 12px/1 var(--display);letter-spacing:.08em}
.util .wrap{display:flex;justify-content:space-between;align-items:center;gap:20px;min-height:38px}
.util a{color:var(--white);text-decoration:none}
.util a:hover{text-decoration:underline}
.util-l,.util-r{display:flex;gap:22px;align-items:center}
.util-r a{color:var(--white)}
.util-cta{color:#FFB3BE!important}
@media (max-width:760px){.util-l span{display:none}.util .wrap{justify-content:center}.util-r{display:none}}
.nav{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:var(--navy-deep);color:var(--white);border-bottom:1px solid var(--line-inv)}
.nav .wrap{position:relative;display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:76px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--white);min-width:0}
.brand img{height:60px;width:auto;flex:none}
.brand b{display:block;font:800 15px/1.1 var(--display);letter-spacing:.15em;text-transform:uppercase;white-space:nowrap}
.brand small{display:block;font:600 10px/1.3 var(--display);letter-spacing:.2em;text-transform:uppercase;color:var(--silver);margin-top:3px;white-space:nowrap}
.nav-links{display:flex;align-items:center;gap:clamp(14px,1.7vw,26px)}
.nav-links a:not(.btn){font:600 12.5px/1 var(--display);letter-spacing:.11em;text-transform:uppercase;text-decoration:none;color:var(--silver);padding:10px 0;white-space:nowrap;border-bottom:2px solid transparent}
.nav-links a:not(.btn):hover,.nav-links a[aria-current="page"]{color:var(--white);border-bottom-color:var(--red)}
.nav-cta{min-height:42px;padding:0 18px;white-space:nowrap}
.nav-toggle{display:none;min-height:44px;padding:0 16px;border:1px solid var(--line-inv);border-radius:3px;background:transparent;color:var(--white);font:700 12px/1 var(--display);letter-spacing:.16em;text-transform:uppercase;cursor:pointer}
@media (max-width:1120px){
  .nav-toggle{display:inline-flex;align-items:center}
  .nav-links{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:0;background:var(--navy-deep);padding:6px var(--gutter) 22px;border-bottom:1px solid var(--line-inv);max-height:calc(100vh - 76px);overflow:auto}
  .nav-links.open{display:flex}
  .nav-links a:not(.btn){padding:16px 0;border-bottom:1px solid var(--line-inv);font-size:13.5px}
  .nav-cta{margin-top:18px}
}
@media (max-width:560px){.brand img{height:50px}}
@media (max-width:400px){.brand small{display:none}}

/* sections */
.sec{padding-block:clamp(64px,8.5vw,112px)}
.sec.tight{padding-block:clamp(48px,6vw,80px)}
.sec.mist{background:var(--mist)}
.sec.navy{background:var(--navy);color:var(--white)}
.sec-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:20px 40px;margin-bottom:clamp(30px,4vw,46px)}
.sec-head .lede{margin-top:0;max-width:30rem}

/* home hero */
.hero{position:relative;background:radial-gradient(90% 120% at 85% 0%,var(--navy-2),var(--navy) 55%,var(--navy-deep));color:var(--white);overflow:hidden}
.hero::before{content:"";position:absolute;inset:0;background-image:radial-gradient(rgba(255,255,255,.06) 1.2px,transparent 1.4px);background-size:28px 28px;-webkit-mask-image:linear-gradient(90deg,#000,transparent 60%);mask-image:linear-gradient(90deg,#000,transparent 60%);pointer-events:none}
.hero-grid{position:relative;display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:36px clamp(32px,5vw,72px);align-items:center;padding-block:clamp(40px,5.5vw,76px) clamp(48px,6vw,84px)}
.hero h1{font:800 clamp(34px,4.3vw,56px)/1.04 var(--display);letter-spacing:-.022em;text-wrap:balance}
.hero h1 em{font-style:normal;color:var(--red-light)}
.hero .lede{font-size:clamp(17px,1.5vw,19.5px);margin-top:20px}
.intent{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;margin-top:30px}
.intent a{display:flex;flex-direction:column;gap:6px;padding:16px 16px 15px;min-height:104px;background:rgba(255,255,255,.06);border:1px solid var(--line-inv);border-top:3px solid var(--red);text-decoration:none;color:var(--white);transition:background-color .2s,transform .2s}
.intent a:hover{background:rgba(255,255,255,.12);transform:translateY(-2px)}
.intent b{font:800 15px/1.2 var(--display);letter-spacing:.01em}
.intent span{font-size:13.5px;line-height:1.45;color:var(--silver)}
.intent i{font-style:normal;margin-top:auto;font:700 11px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;color:#FFB3BE}
.hero-media{position:relative;min-width:0;padding:0 0 46px 0}
.hero-media .main{width:100%;aspect-ratio:4/3.4;object-fit:cover;border:1px solid var(--line-inv);box-shadow:0 30px 60px -30px rgba(0,0,0,.7)}
.hero-media .inset{position:absolute;left:-28px;bottom:0;width:44%;aspect-ratio:4/3;object-fit:cover;border:5px solid var(--white);box-shadow:0 20px 40px -18px rgba(0,0,0,.6)}
.hero-cap{position:absolute;right:0;bottom:8px;font:600 11.5px/1.4 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--silver);text-align:right;max-width:52%}
.hero-trust{display:flex;flex-wrap:wrap;gap:10px 24px;margin-top:26px;font:600 12px/1.4 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--silver)}
.hero-trust span{display:inline-flex;align-items:center;gap:8px}
.hero-trust svg{width:15px;height:15px;color:var(--red-light);flex:none}
@media (max-width:960px){.hero-grid{grid-template-columns:minmax(0,1fr)}.hero-media{max-width:620px}.hero-media .inset{left:auto;right:16px;width:40%}.hero-cap{left:0;right:auto;text-align:left}}
@media (max-width:560px){.intent{grid-template-columns:minmax(0,1fr)}.intent a{min-height:0;flex-direction:row;flex-wrap:wrap;align-items:baseline;gap:4px 10px}.intent span{flex-basis:100%}.intent i{display:none}.hero-media{padding-bottom:0}.hero-media .inset{display:none}.hero-cap{position:static;max-width:none;margin-top:10px}}

/* inner page header */
.phead{position:relative;background:linear-gradient(115deg,var(--navy-deep),var(--navy) 55%,var(--navy-2));color:var(--white);overflow:hidden}
.phead .wrap{position:relative;padding-block:clamp(40px,5.5vw,72px)}
.phead h1{font:800 clamp(34px,4.4vw,56px)/1.06 var(--display);letter-spacing:-.02em;text-wrap:balance;max-width:18em}
.phead h1 em{font-style:normal;color:var(--red-light)}
.phead .lede{font-size:18.5px;max-width:42rem}
.phead-grid{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr);gap:28px clamp(32px,5vw,64px);align-items:center}
.phead-grid img{width:100%;aspect-ratio:3/2;object-fit:cover;border:1px solid var(--line-inv);box-shadow:0 30px 60px -30px rgba(0,0,0,.7)}
@media (max-width:900px){.phead-grid{grid-template-columns:minmax(0,1fr)}.phead-grid img{max-width:560px}}
.crumbs{font:600 12px/1.4 var(--display);letter-spacing:.1em;text-transform:uppercase;color:var(--silver);margin:0 0 18px}
.crumbs a{color:var(--silver);text-decoration:none}
.crumbs a:hover{color:var(--white)}
.crumbs span{margin:0 8px;opacity:.6}

/* cards: listings */
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,320px),1fr));gap:clamp(16px,2.4vw,28px)}
.card{background:var(--white);border:1px solid var(--line);display:flex;flex-direction:column;min-width:0;text-decoration:none;color:inherit;transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.card-img{position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--navy)}
.card-img img{width:100%;height:100%;object-fit:cover}
.tag{position:absolute;top:12px;left:12px;font:700 11px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;padding:8px 10px;background:var(--red);color:var(--white)}
.tag.navy{background:var(--navy)}
.card-body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:4px;flex:1}
.card-price{font:800 25px/1.2 var(--display);margin:0}
.card-addr{font:600 16px/1.4 var(--body);margin:0}
.card-meta{font:600 12px/1.4 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--steel);margin:10px 0 0;padding-top:12px;border-top:1px solid var(--line)}
.card-by{font-size:14px;color:var(--steel);margin:6px 0 0}
.card-go{margin-top:auto;padding-top:16px;font:700 12px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;color:var(--red-dark)}


/* split feature (image + copy) */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,5.5vw,80px);align-items:center}
.split.rev>:first-child{order:2}
.split-img{position:relative}
.split-img img{width:100%;aspect-ratio:4/3;object-fit:cover}
.split-img::after{content:"";position:absolute;left:-14px;bottom:-14px;width:46%;height:46%;border-left:6px solid var(--red);border-bottom:6px solid var(--red);pointer-events:none;z-index:-1}
.split-img{z-index:0}
.split.rev .split-img::after{left:auto;right:-14px;border-left:0;border-right:6px solid var(--red)}
@media (max-width:860px){.split{grid-template-columns:minmax(0,1fr)}.split.rev>:first-child{order:0}.split-img::after{display:none}}

/* numbered steps */
.steps{list-style:none;margin:0;padding:0;counter-reset:s;display:grid;grid-template-columns:repeat(var(--cols,3),minmax(0,1fr));gap:2px;background:var(--line)}
.steps li{counter-increment:s;background:var(--white);padding:26px 24px 28px;min-width:0}
.mist .steps li{background:var(--white)}
.steps li::before{content:counter(s,decimal-leading-zero);display:block;font:800 13px/1 var(--display);letter-spacing:.16em;color:var(--red);margin-bottom:14px}
.steps h3{font-size:18px;margin:0 0 8px}
.steps p{color:var(--steel);font-size:15.5px;margin:0}
@media (max-width:960px){.steps{--cols:2!important}}
@media (max-width:560px){.steps{--cols:1!important}}

/* plan pillars (seller) */
.pillars{display:grid;gap:0;border-top:1px solid var(--line)}
.pillar{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,7fr);gap:18px clamp(24px,4vw,64px);padding:clamp(28px,3.5vw,44px) 0;border-bottom:1px solid var(--line)}
.pillar-k{display:flex;gap:18px;align-items:baseline}
.pillar-k span{font:800 14px/1 var(--display);letter-spacing:.14em;color:var(--red)}
.pillar-k h3{font-size:clamp(22px,2.4vw,28px)}
.pillar p{color:var(--steel)}
.pillar ul{margin:0}
@media (max-width:760px){.pillar{grid-template-columns:minmax(0,1fr)}}

/* check list */
.checks{list-style:none;margin:16px 0 0;padding:0;display:grid;gap:10px}
.checks li{position:relative;padding-left:28px}
.checks li::before{content:"";position:absolute;left:1px;top:.42em;width:13px;height:7px;border-left:3px solid var(--red);border-bottom:3px solid var(--red);transform:rotate(-45deg)}
.on-dark .checks li::before{border-color:var(--red-light)}

/* panels */
.two{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(18px,3vw,32px)}
.three{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(16px,2.4vw,28px)}
.panel{background:var(--white);border:1px solid var(--line);padding:clamp(24px,3vw,34px);min-width:0}
.panel.top{border-top:4px solid var(--red)}
.panel h3{font-size:21px;margin:0 0 10px}
.panel>p{color:var(--steel)}
.on-dark .panel{background:rgba(255,255,255,.05);border-color:var(--line-inv)}
.on-dark .panel>p{color:var(--silver)}
@media (max-width:960px){.three{grid-template-columns:minmax(0,1fr)}}
@media (max-width:760px){.two{grid-template-columns:minmax(0,1fr)}}

/* veteran band */
.vet-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(36px,6vw,88px);align-items:start}
.vet-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:2px;background:var(--line-inv)}
.vet-list li{background:var(--navy);padding:22px 22px 24px;min-width:0}
.vet-list b{display:block;font:800 16px/1.3 var(--display);margin-bottom:6px}
.vet-list span{color:var(--silver);font-size:15px}
.vet-list svg{width:22px;height:22px;color:var(--red-light);margin-bottom:12px}
@media (max-width:900px){.vet-grid{grid-template-columns:minmax(0,1fr)}}
@media (max-width:560px){.vet-list{grid-template-columns:minmax(0,1fr)}}

/* communities */
.comm-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,4.5vw,64px);align-items:start}
.map{background:var(--navy);padding:12px;border-top:4px solid var(--red)}
.map svg{width:100%;height:auto;display:block}
.map .ring{fill:none;stroke:rgba(195,201,209,.22);stroke-dasharray:3 5}
.map .ring-l{fill:#8E99A8;font:600 10px var(--display);letter-spacing:.08em}
.map .city a{cursor:pointer}
.map .city circle.dot{fill:var(--silver);transition:fill .2s}
.map .city circle.halo{fill:rgba(255,77,99,0);transition:fill .2s}
.map .city text{fill:var(--white);font:700 12px var(--display);letter-spacing:.04em}
.map .city a:hover circle.dot,.map .city a:focus circle.dot,.map .city.on circle.dot{fill:var(--red-light)}
.map .city a:hover circle.halo,.map .city a:focus circle.halo,.map .city.on circle.halo{fill:rgba(255,77,99,.25)}
.map .city.dim text{fill:#AEB7C4;font-weight:600}
.map .dt{fill:var(--white)}
.map .base path{fill:var(--red-light)}
.map .base text{fill:#FFB3BE;font:700 11px var(--display);letter-spacing:.06em}
.map-cap{color:var(--silver);font-size:12.5px;margin:8px 4px 2px}
.ctiles{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}
.ctile{display:flex;flex-direction:column;gap:4px;padding:18px 20px;background:var(--white);border:1px solid var(--line);border-left:4px solid var(--navy);text-decoration:none;color:inherit;transition:border-color .2s,transform .2s,box-shadow .2s;min-width:0}
.ctile:hover{border-left-color:var(--red);transform:translateY(-2px);box-shadow:var(--shadow)}
.ctile b{font:800 17px/1.25 var(--display)}
.ctile span{font-size:14px;color:var(--steel)}
.ctile i{font-style:normal;font:700 11px/1.3 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--red-dark);margin-top:6px}
@media (max-width:960px){.comm-grid{grid-template-columns:minmax(0,1fr)}.map{max-width:560px}}
@media (max-width:520px){.ctiles{grid-template-columns:minmax(0,1fr)}}

/* fact table + comparison table */
.facts{margin:0;border-top:3px solid var(--navy)}
.facts div{display:grid;grid-template-columns:minmax(0,11rem) minmax(0,1fr);gap:14px;padding:13px 0;border-bottom:1px solid var(--line)}
.facts dt{font:700 11.5px/1.7 var(--display);letter-spacing:.13em;text-transform:uppercase;color:var(--steel)}
.facts dd{margin:0}
@media (max-width:520px){.facts div{grid-template-columns:minmax(0,1fr);gap:2px}}
.table-wrap{overflow-x:auto;-webkit-overflow-scrolling:touch;border:1px solid var(--line);background:var(--white)}
table.cmp{width:100%;border-collapse:collapse;font-size:15px;min-width:720px}
table.cmp th,table.cmp td{text-align:left;padding:13px 16px;border-bottom:1px solid var(--line);vertical-align:top}
table.cmp thead th{font:700 11.5px/1.3 var(--display);letter-spacing:.12em;text-transform:uppercase;background:var(--navy);color:var(--white)}
table.cmp tbody th{font:700 15px/1.3 var(--display)}
table.cmp tbody th a{color:var(--navy)}
table.cmp td.num{white-space:nowrap;font-variant-numeric:tabular-nums}
.note{font-size:13px;color:var(--steel);margin:12px 0 0}

/* lists of places */
.places{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}
.places li{background:var(--white);border:1px solid var(--line);border-top:3px solid var(--navy);padding:18px 20px;min-width:0}
.places b{display:block;font:700 16px/1.3 var(--display);margin-bottom:4px}
.places span{font-size:15px;color:var(--steel)}
@media (max-width:640px){.places{grid-template-columns:minmax(0,1fr)}}

/* team */
.team{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(16px,2.4vw,28px)}
.agent{display:flex;flex-direction:column;background:var(--white);border:1px solid var(--line);min-width:0}
.agent-photo{position:relative;aspect-ratio:4/5;max-width:100%;overflow:hidden;background:linear-gradient(160deg,var(--navy-2),var(--navy-deep))}
.agent-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.agent-photo .stripe{position:absolute;left:0;right:0;bottom:0}
.agent-body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:4px;flex:1;min-width:0}
.agent-name{font-size:21px}
.agent-role{font:700 11.5px/1.4 var(--display);letter-spacing:.14em;text-transform:uppercase;color:var(--red-dark);margin:0 0 8px}
.agent-body p{font-size:15px;color:var(--steel)}
.agent-ct{margin-top:auto;padding-top:12px;border-top:1px solid var(--line);font-size:15px;line-height:1.75;overflow-wrap:anywhere}
.agent-ct a{color:var(--navy);font-weight:600}
.agent-lic{font-size:12.5px;color:var(--steel);margin:8px 0 0}
@media (max-width:960px){.team{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:600px){.team{grid-template-columns:minmax(0,1fr)}.agent-photo{aspect-ratio:1/1}}
.split .agent{max-width:400px}

/* team banner */
.banner{margin:0 0 clamp(24px,3vw,36px);border-bottom:6px solid var(--red);box-shadow:var(--shadow);background:var(--navy)}
.banner img{width:100%;height:auto;display:block}

/* motto */
.motto{text-align:center;padding-block:clamp(56px,7vw,96px)}
.motto q{display:block;font:800 clamp(30px,4.4vw,58px)/1.08 var(--display);letter-spacing:-.02em;quotes:none}
.motto q em{font-style:normal;color:var(--red-light)}
.motto p{color:var(--silver);max-width:38rem;margin:18px auto 0}

/* forms */
.form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px 18px}
.form.four{grid-template-columns:repeat(4,minmax(0,1fr))}
.form.three{grid-template-columns:repeat(3,minmax(0,1fr))}
.field{display:flex;flex-direction:column;gap:7px;min-width:0}
.field.full{grid-column:1/-1}
.field label,.legend-l{font:700 11.5px/1.25 var(--display);letter-spacing:.13em;text-transform:uppercase}
.field label small{font:400 12.5px var(--body);letter-spacing:0;text-transform:none;color:var(--steel)}
.field input,.field select,.field textarea{width:100%;min-height:50px;font:400 16px/1.4 var(--body);color:var(--ink);background:var(--white);border:1px solid #B9C1CC;border-radius:3px;padding:12px 14px;-webkit-appearance:none;appearance:none}
.field textarea{min-height:110px;resize:vertical}
.field select{padding-right:38px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230B1B33' stroke-width='1.6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--navy);outline-offset:0;border-color:var(--navy)}
.consent{grid-column:1/-1;display:flex;gap:12px;align-items:flex-start;font-size:13px;line-height:1.5;color:var(--steel);cursor:pointer}
.consent input{flex:none;width:18px;height:18px;margin:2px 0 0;accent-color:var(--navy)}
.form .btn{grid-column:1/-1;justify-self:start}
.form-done h3{font-size:24px;margin:0 0 8px}
.form-done p{color:var(--steel)}
.form-err{grid-column:1/-1;color:var(--red-dark);font-size:14px;margin:0}
.form-card{background:var(--white);color:var(--ink);border:1px solid var(--line);border-top:5px solid var(--red);padding:clamp(22px,3vw,38px);box-shadow:var(--shadow)}
.form-card h2,.form-card h3{font-size:clamp(22px,2.2vw,26px);margin:0 0 6px}
.form-card .intro{color:var(--steel);margin:0 0 22px;font-size:15.5px}
.ph-note{display:block;margin-top:10px;font-size:13px;color:var(--steel)}
.ph-note b{background:rgba(255,214,0,.45);font-weight:600}
@media (max-width:960px){.form.four{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.form,.form.four,.form.three{grid-template-columns:minmax(0,1fr)}}

/* optional form section */
.more{grid-column:1/-1;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:4px 0}
.more summary{cursor:pointer;padding:12px 0;font:700 12.5px/1.3 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--navy)}
.more summary small{font:400 13px var(--body);letter-spacing:0;text-transform:none;color:var(--steel)}
.more[open] summary{margin-bottom:12px}
.more>.form{margin-bottom:16px}
.intent li{display:flex;min-width:0}
.intent li>a{flex:1}
ul.intent{list-style:none;padding:0}

/* quick address form (home) */
.qform{display:flex;gap:10px;margin-top:24px;max-width:560px}
.qform input{flex:1 1 auto;min-width:0;min-height:54px;font:400 16px var(--body);padding:0 16px;border:1px solid #B9C1CC;border-radius:3px}
.qform input:focus{outline:2px solid var(--navy);border-color:var(--navy)}
.qform .btn{min-height:54px;flex:none}
@media (max-width:520px){.qform{flex-direction:column}.qform .btn{width:100%}}

/* status note (integrations) */
.status{display:flex;gap:12px;align-items:flex-start;background:var(--mist);border-left:4px solid var(--navy);padding:14px 18px;font-size:14.5px;color:var(--steel);margin:18px 0 0}
.status svg{flex:none;width:20px;height:20px;color:var(--navy);margin-top:2px}

/* FAQ */
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:20px;align-items:center;padding:20px 0;font:700 17px/1.35 var(--display)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";flex:none;width:30px;height:30px;display:grid;place-items:center;border:1px solid var(--line);font:600 18px/1 var(--display);color:var(--red)}
.faq details[open] summary::after{content:"\2212"}
.faq details>div{padding:0 0 22px;color:var(--steel);max-width:46rem}

/* CTA band */
.cta-band{background:var(--red);color:var(--white)}
.cta-band .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:22px 40px;padding-block:clamp(36px,4.5vw,56px)}
.cta-band h2{font-size:clamp(24px,2.8vw,34px);letter-spacing:-.01em;max-width:24em}
.cta-band p{margin:8px 0 0;color:#FFE2E6}
.cta-band .btn-ghost:hover{color:var(--red)}
.btn-white{background:var(--white);color:var(--red-dark)}
.btn-white:hover{background:var(--navy);color:var(--white)}

/* photo strip */
.pstrip{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:8px}
.pstrip figure{margin:0}
.pstrip img{width:100%;aspect-ratio:3/2;object-fit:cover}
.pstrip figcaption{font-size:12.5px;color:var(--steel);margin-top:6px}
@media (max-width:760px){.pstrip{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* blog */
.posts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:clamp(16px,2.4vw,28px)}
.post{background:var(--white);border:1px solid var(--line);display:flex;flex-direction:column;min-width:0;text-decoration:none;color:inherit;transition:transform .25s,box-shadow .25s}
.post:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.post-img{position:relative;aspect-ratio:16/9;overflow:hidden;background:linear-gradient(135deg,var(--navy-2),var(--navy-deep));display:flex;align-items:flex-end;padding:14px}
.post-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.post-body{padding:18px 20px 22px;display:flex;flex-direction:column;gap:8px;flex:1}
.post-date{font:600 11.5px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;color:var(--steel);margin:0}
.post-title{font:800 18.5px/1.28 var(--display);margin:0;text-wrap:balance}
.post-ex{font-size:15px;color:var(--steel);margin:0;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
.chips{display:flex;flex-wrap:wrap;gap:6px}
.chip{font:700 10.5px/1 var(--display);letter-spacing:.12em;text-transform:uppercase;padding:6px 8px;background:var(--mist);color:var(--navy)}
.post-img .chip{position:relative;background:var(--red);color:var(--white)}
.filters{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:26px}
.filters button{min-height:44px;padding:0 16px;border:1px solid var(--line);background:var(--white);font:700 12px/1 var(--display);letter-spacing:.12em;text-transform:uppercase;color:var(--navy);cursor:pointer}
.filters button[aria-pressed="true"]{background:var(--navy);border-color:var(--navy);color:var(--white)}
.blog-status{color:var(--steel);font-size:15px}
.blog-foot{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:12px;margin-top:30px;font-size:13.5px;color:var(--steel)}
@media (max-width:960px){.posts{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:620px){.posts{grid-template-columns:minmax(0,1fr)}}
.article{max-width:760px;margin-inline:auto}
.article-back{display:inline-block;font:700 12px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;color:var(--red-dark);text-decoration:none;margin-bottom:22px}
.article h1{font:800 clamp(28px,3.6vw,42px)/1.15 var(--display);margin:10px 0 14px;text-wrap:balance}
.article-meta{color:var(--steel);font-size:14px;margin-bottom:26px}
.article-body{font-size:18px;line-height:1.75}
.article-body img{height:auto;margin:20px 0}
.article-body h2,.article-body h3{font-family:var(--display);line-height:1.25;margin:1.6em 0 .5em}
.article-body a{color:var(--red-dark)}
.article-body iframe{width:100%;aspect-ratio:16/9;height:auto;border:0}
.article-credit{margin-top:36px;padding:16px 18px;background:var(--mist);font-size:14px;color:var(--steel)}

/* payment calculator */
.calc-grid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(28px,4vw,56px);align-items:start}
.calc-in{min-width:0;display:grid;gap:22px}
.seg{display:flex;border:2px solid var(--navy);border-radius:3px;overflow:hidden}
.seg button{flex:1 1 0;min-height:48px;border:0;background:var(--white);color:var(--navy);font:700 12.5px/1 var(--display);letter-spacing:.12em;text-transform:uppercase;cursor:pointer}
.seg button+button{border-left:2px solid var(--navy)}
.seg button[aria-pressed="true"]{background:var(--navy);color:var(--white)}
.cnote{font-size:14px;color:var(--steel);margin:8px 0 0}
.inwrap{position:relative;display:flex;align-items:center}
.inwrap .pre,.inwrap .suf{position:absolute;color:var(--steel);font-size:15px;pointer-events:none}
.inwrap .pre{left:13px}.inwrap .suf{right:13px}
.inwrap .pre~input{padding-left:26px}
.inwrap input:has(~.suf){padding-right:46px}
.field small.hint{font:400 13px/1.4 var(--body);color:var(--steel)}
.range{width:100%;accent-color:var(--red)}
.check{display:flex;gap:12px;align-items:flex-start;font-size:15px;cursor:pointer}
.check input{flex:none;width:18px;height:18px;margin:3px 0 0;accent-color:var(--navy)}
.check small{display:block;color:var(--steel);font-size:13px}
.warn{background:#FFF1C9;border-left:3px solid var(--red);padding:10px 14px;font-size:14px;margin:0}
.calc-out{position:sticky;top:100px;min-width:0;display:grid;gap:14px}
.res{background:var(--navy);color:var(--white);padding:clamp(22px,3vw,32px);border-top:5px solid var(--red)}
.res .eyebrow{color:var(--silver);margin-bottom:6px}
.res-total{font:800 clamp(46px,5vw,64px)/1 var(--display);margin:0}
.res-total small{font:600 13px var(--display);letter-spacing:.14em;color:var(--silver);margin-left:6px}
.res-sub{color:var(--silver);font-size:14px;margin:10px 0 18px}
.bar{display:flex;height:12px;gap:2px;margin-bottom:14px;background:rgba(255,255,255,.08)}
.bar span{height:100%;transition:flex-grow .3s}
.legend{list-style:none;margin:0;padding:0}
.legend li{display:grid;grid-template-columns:14px minmax(0,1fr) auto;gap:12px;align-items:center;padding:9px 0;border-top:1px solid var(--line-inv);font-size:15px}
.legend i{width:12px;height:12px;display:block}
.legend b{font-weight:500;font-variant-numeric:tabular-nums}
.legend .sm{display:block;color:var(--silver);font-size:12.5px}
.c-pi{background:var(--white)}.c-tax{background:var(--red-light)}.c-ins{background:#7FA6D9}.c-mi{background:#E8C766}.c-hoa{background:var(--silver)}
.kfacts{margin:0;background:var(--mist);padding:16px 20px}
.kfacts div{display:flex;justify-content:space-between;gap:14px;padding:8px 0;border-top:1px solid var(--line);font-size:15px}
.kfacts div:first-child{border-top:0}
.kfacts dt{color:var(--steel)}
.kfacts dd{margin:0;font-variant-numeric:tabular-nums;text-align:right}
.kfacts dd.big{font:800 20px var(--display)}
.kcmp{border:1px solid var(--line);padding:14px 20px;background:var(--white)}
.kcmp h3{font:700 11.5px/1.3 var(--display);letter-spacing:.14em;text-transform:uppercase;margin:0 0 4px}
.kcmp table{width:100%;border-collapse:collapse;font-size:15px;font-variant-numeric:tabular-nums}
.kcmp td{padding:8px 0;border-top:1px solid var(--line)}
.kcmp td:last-child{text-align:right;font:800 17px var(--display)}
.kcmp tr.on td:first-child{font-weight:600;color:var(--red-dark)}
.kcmp small{color:var(--steel)}
.calc-fine{font-size:12.5px;line-height:1.55;color:var(--steel);margin:0}
@media (max-width:960px){.calc-grid{grid-template-columns:minmax(0,1fr)}.calc-out{position:static}}

/* contact page */
.contact-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,80px);align-items:start}
.cinfo{margin:0}
.cinfo div{display:grid;grid-template-columns:7rem minmax(0,1fr);gap:14px;padding:15px 0;border-bottom:1px solid var(--line)}
.cinfo dt{font:700 11.5px/1.9 var(--display);letter-spacing:.13em;text-transform:uppercase;color:var(--steel)}
.cinfo dd{margin:0;overflow-wrap:anywhere}
.cinfo a{color:var(--navy);font-weight:600}
@media (max-width:860px){.contact-grid{grid-template-columns:minmax(0,1fr)}}

/* footer */
.foot{background:var(--navy-deep);color:var(--silver);font-size:14px;line-height:1.65}
.foot .wrap{padding-block:56px 32px}
.foot-grid{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,2fr) minmax(0,2fr) minmax(0,4fr);gap:40px}
.foot-logos{display:flex;align-items:center;gap:24px}
.foot-logos .rwb{width:180px}
.foot-logos .lpt{width:78px}
.foot h2{font:700 12px/1 var(--display);letter-spacing:.18em;text-transform:uppercase;color:var(--white);margin:6px 0 16px}
.foot-nav{display:grid;gap:9px;align-content:start}
.foot-nav a{text-decoration:none}
.foot-nav a:hover{color:var(--white);text-decoration:underline}
.foot-ct a{color:var(--white)}
.foot-legal p{margin:0 0 12px}
.foot-legal a{color:var(--white)}
.eho{display:inline-flex;align-items:center;gap:8px;color:var(--white);font:700 11.5px/1 var(--display);letter-spacing:.14em;text-transform:uppercase;margin:2px 0 14px}
.eho svg{width:24px;height:24px}
.foot-base{margin-top:40px;padding-top:20px;border-top:1px solid var(--line-inv);display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px;font-size:13px}
@media (max-width:1000px){.foot-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}}
@media (max-width:560px){.foot-grid{grid-template-columns:minmax(0,1fr)}}

/* restrained reveal */
.reveal{transition:opacity .6s ease,transform .6s ease}
.js .reveal.pre{opacity:0;transform:translateY(14px)}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}.js .reveal.pre{opacity:1;transform:none}}
@media print{.nav,.util,.preview,.foot,.cta-band{display:none}}