:root{--navy:#1d2c3f;--olive:#615c49;--brown:#2d221a;--camel:#6d452b;--greige:#e6e6dd;--paper:#f8f8f3;--ink:#1d2c3f;--muted:#5d635f;--line:#d5d8ce}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Manrope,Arial,sans-serif;font-size:16px;line-height:1.8;-webkit-font-smoothing:antialiased}a{color:inherit;text-underline-offset:5px}a:focus-visible,button:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:2px solid var(--camel);outline-offset:6px}.wrap{width:min(100%,1380px);margin:0 auto;padding:0 64px}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;line-height:1.02;letter-spacing:-.035em}h1{font-size:clamp(68px,6.8vw,108px)}h2{font-size:clamp(46px,4.7vw,68px)}h3{font-size:36px}.eyebrow{font-size:13px;line-height:1.7;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--olive);margin-bottom:23px}.section{padding-top:108px;padding-bottom:108px}.prose p{margin-bottom:22px;color:var(--muted)}.prose .emphasis{color:var(--navy);font-weight:600}.text-link{display:inline-flex;gap:26px;align-items:center;font-size:16px;font-weight:600;text-decoration:none;padding-bottom:7px;border-bottom:1px solid currentColor}.text-link span{font-size:18px;font-weight:400}.fine-print{font-size:13px;line-height:1.85;color:var(--muted)}.skip{position:absolute;top:-100px;left:16px;padding:10px 16px;background:white;color:var(--navy);z-index:20}.skip:focus{top:12px}.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}.preview{height:30px;display:flex;justify-content:space-between;align-items:center;padding:0 64px;background:var(--navy);color:var(--greige);font-size:12px;letter-spacing:.12em;text-transform:uppercase}.header{height:108px;display:flex;align-items:center;justify-content:space-between;gap:30px}.wordmark{display:block;width:245px;height:47px;overflow:hidden;position:relative;flex-shrink:0}.wordmark img{position:absolute;max-width:none;width:200%;height:auto;left:-50%;top:50%;transform:translateY(-50%)}.header nav{display:flex;gap:28px;align-items:center;font-size:13px;font-weight:600}.header nav a{text-decoration:none}.header nav a:hover{color:var(--camel)}.nav-cta{padding:12px 17px;border:1px solid var(--navy)}.nav-cta span{margin-left:16px;font-size:17px}.menu-toggle{display:none}.hero{height:660px;min-height:560px;position:relative;isolation:isolate;background:var(--navy);color:var(--paper)}.hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 56%;z-index:-2}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,23,35,.82) 0%,rgba(12,23,35,.64) 29%,rgba(12,23,35,.08) 76%),linear-gradient(0deg,rgba(12,23,35,.35),transparent 32%);z-index:-1}.hero-content{height:100%;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding-top:16px;padding-bottom:50px}.hero .eyebrow{color:var(--greige);margin-bottom:22px}.hero-lede{font-size:16px;line-height:1.75;color:#eeeede;margin:24px 0 27px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;padding:17px 22px;background:var(--navy);color:var(--paper);text-decoration:none;font-size:13px;font-weight:700;line-height:1.5;transition:background .2s}.button span{font-size:21px;font-weight:400}.cream-button{background:var(--greige);color:var(--navy)}.cream-button:hover{background:white}.hero-note{font-size:13px;margin-top:13px;color:#ecece5}.hero-caption{position:absolute;bottom:30px;right:max(64px,calc((100vw - 1252px)/2));font-size:16px;text-decoration:none}.hero-caption>span:first-child{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.16em;color:#e6e6dd;margin-bottom:5px}.hero-caption>span:last-child{margin-left:20px}.intro{display:grid;grid-template-columns:1fr 1fr;gap:100px}.intro .prose{padding-top:3px;font-size:16px}.intro .text-link{margin-top:7px}.experience-band{background:var(--greige);padding:45px 0 26px}.experience-inner{display:grid;grid-template-columns:1.5fr repeat(3,1fr);gap:20px 40px;align-items:center}.experience-intro .eyebrow{margin-bottom:12px}.experience-intro h2{font-size:31px;line-height:1.08}.stat{border-left:1px solid #bdc2b6;padding-left:28px}.stat strong{font-family:'Cormorant Garamond',Georgia,serif;font-size:54px;font-weight:400;line-height:1.2;letter-spacing:-.035em}.stat strong span{font-size:30px;margin-left:3px}.stat p{font-size:13px;color:var(--olive);margin-top:8px}.record-note{grid-column:1/-1;font-size:12px;color:var(--muted);padding-top:12px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:60px;margin-bottom:44px}.section-heading>p{max-width:350px;font-size:16px;color:var(--muted);margin-bottom:4px}.project-image{position:relative;height:560px;background:var(--greige)}.project-image img{display:block;width:100%;height:100%;object-fit:cover}.project-image figcaption{position:absolute;left:24px;bottom:23px;background:rgba(29,44,63,.87);color:var(--paper);font-size:13px;letter-spacing:.05em;padding:9px 15px}.project-story{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding:39px 0 53px}.project-story .eyebrow{margin-bottom:12px}.project-story h3{font-size:49px}.project-location{font-size:13px;margin-top:13px;color:var(--olive)}.project-story .prose{font-size:16px}.project-story .project-disclosure{font-size:13px;margin:17px 0 0}.project-history{border-top:1px solid var(--line);padding-top:43px;display:grid;grid-template-columns:1fr 1fr;gap:100px}.project-history .eyebrow{margin-bottom:15px}.project-history h3{font-size:34px}.project-history p:not(.eyebrow){font-size:13px;color:var(--muted);margin-top:17px}.project-list{list-style:none;padding:0;margin:0}.project-list li{display:flex;align-items:center;justify-content:space-between;padding:13px 0;border-bottom:1px solid var(--line);font-size:16px}.project-list li:first-child{padding-top:0}.project-list li span:last-child{color:var(--olive);font-size:13px}.process-section{padding:90px 0;background:var(--navy);color:var(--paper)}.process-section .eyebrow,.process-section .section-heading>p{color:#c5c8c2}.process-section .section-heading{margin-bottom:58px}.process{display:grid;grid-template-columns:repeat(4,1fr);gap:35px}.process article{border-top:1px solid #657080;padding-top:20px}.number{display:block;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#c5c8c2;margin-bottom:30px}.process h3{font-size:33px;line-height:1.08;margin-bottom:20px}.process p{font-size:16px;line-height:1.85;color:#d6dad9}.options{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.option{padding:32px 33px 31px;display:flex;flex-direction:column;border-right:1px solid var(--line)}.option:first-child{padding-left:0}.option:last-child{padding-right:0;border-right:0}.option-kicker{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--olive);margin-bottom:24px}.option h3{font-size:35px;margin-bottom:23px}.option>p:not(.option-kicker){font-size:16px;color:var(--muted);margin-bottom:26px}.option-bottom{font-size:12px;font-weight:600;margin-top:auto;color:var(--olive)}summary{list-style:none;cursor:pointer}summary::-webkit-details-marker{display:none}summary>span{font-size:19px;font-weight:400;transition:transform .2s;flex-shrink:0}details[open]>summary>span{transform:rotate(45deg)}.economics{margin-top:27px}.economics summary{display:flex;gap:24px;align-items:center;justify-content:space-between;font-size:16px;font-weight:600;padding:8px 0}.economics-body{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;padding:20px 0 0}.economics-body p{font-size:13px;color:var(--muted)}.team-section{background:#eeeee5;padding:82px 0}.team-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:85px;align-items:center}.portrait{height:650px;position:relative;background:#e1e1df;overflow:hidden}.portrait img{width:100%;height:100%;object-fit:cover;object-position:center 31%;display:block}.portrait figcaption{position:absolute;bottom:0;left:0;right:0;padding:23px 26px;color:white;font-size:13px;letter-spacing:.12em;text-transform:uppercase;background:linear-gradient(transparent,rgba(15,22,33,.6))}.team-copy h2{font-size:57px;margin-bottom:36px}.team-copy .eyebrow{font-size:12px}.person+.person{border-top:1px solid #c9cec1;margin-top:28px;padding-top:28px}.person-heading h3{font-size:30px}.person-heading span{font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--olive);display:block;margin-top:8px}.person p{font-size:16px;color:var(--muted);margin:17px 0}.person .text-link{font-size:13px}.transaction-table{overflow-x:auto}table{width:100%;border-collapse:collapse;text-align:left;font-size:16px;white-space:nowrap}thead th{font-size:12px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:var(--olive);padding:0 24px 15px 0;border-bottom:1px solid var(--navy)}tbody th,tbody td{font-weight:400;padding:23px 24px 23px 0;border-bottom:1px solid var(--line)}tbody th{font-size:16px}tbody th span{font-size:13px;display:block;color:var(--muted);margin-top:3px}tbody td:nth-child(2){font-size:16px}tbody td:last-child{color:var(--olive);padding-right:0}.transaction-note{max-width:980px;margin-top:24px;font-size:13px}.partner-section{background:var(--greige);padding:76px 0}.partner-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.partner-grid h2{font-size:46px;line-height:1.08}.partner-grid .prose{font-size:16px}.partner-grid .fine-print{font-size:13px;margin:20px 0 0}.faq{display:grid;grid-template-columns:.9fr 1.1fr;gap:85px}.questions details{border-bottom:1px solid var(--line)}.questions details:first-child{border-top:1px solid var(--line)}.questions summary{display:flex;gap:22px;align-items:center;justify-content:space-between;padding:20px 0;font-size:16px;font-weight:600;line-height:1.6}.questions details p{font-size:16px;color:var(--muted);padding:0 30px 22px 0}.contact-section{background:var(--navy);color:var(--paper);padding:95px 0}.contact-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:75px;align-items:center}.contact-section .eyebrow{color:#c4c7bd}.contact-section h2{font-size:66px}.contact-section p:not(.eyebrow):not(.contact-note){font-size:16px;color:#d1d6d8;margin:25px 0 27px;max-width:415px}.contact-note{font-size:13px;color:#c4c7bd;margin-top:17px}.contact-mark{width:100%;height:250px;overflow:hidden;position:relative;opacity:.75}.contact-mark img{position:absolute;width:145%;height:auto;max-width:none;left:-22%;top:50%;transform:translateY(-50%)}.footer{padding-top:44px;padding-bottom:27px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:30px;margin-bottom:33px}.footer-top>p{font-size:13px;color:var(--olive)}.footer-top .wordmark{width:225px;height:43px}.footer-top .text-link{font-size:13px}.footer>.fine-print{font-size:12px;max-width:1150px}.footer-bottom{display:flex;justify-content:space-between;font-size:12px;color:var(--olive);border-top:1px solid var(--line);margin-top:24px;padding-top:20px}.footer-bottom a{text-decoration:none}
@media(min-width:1600px){.hero{height:760px}.hero-content{padding-top:35px}.hero-photo{object-position:center 59%}}
@media(max-width:1100px){.wrap{padding-left:40px;padding-right:40px}.preview{padding-left:40px;padding-right:40px}.header{height:96px}.wordmark{width:220px;height:43px}.header nav{gap:20px;font-size:13px}.hero{height:610px}.hero-caption{right:40px}.intro,.project-story,.project-history,.partner-grid{gap:55px}.experience-inner{gap:20px}.stat{padding-left:20px}.stat strong{font-size:46px}.project-image{height:480px}.team-grid,.faq{gap:50px}.team-copy h2{font-size:47px}.portrait{height:620px}.process{gap:24px}.process h3{font-size:30px}.contact-grid{gap:35px}.contact-section h2{font-size:57px}.option{padding-left:25px;padding-right:25px}.option h3{font-size:31px}.contact-mark{height:190px}}
@media(max-width:1000px){.wrap{padding-left:25px;padding-right:25px}.preview{padding-left:25px;padding-right:25px;font-size:12px;height:26px}.header{height:87px;position:relative;flex-wrap:wrap;gap:0;z-index:5}.wordmark{width:219px;height:43px}.menu-toggle{display:flex;align-items:center;gap:17px;background:none;border:0;font:600 11px Manrope,Arial,sans-serif;color:var(--navy);padding:12px 0 12px 15px;cursor:pointer}.menu-toggle span{font-size:22px;font-weight:400}.header nav{display:none;position:absolute;top:87px;left:0;right:0;background:var(--paper);padding:15px 25px 25px;border-top:1px solid var(--line);box-shadow:0 8px 18px #1d2c3f16}.header nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:0}.header nav a{padding:12px 0;font-size:16px}.header nav a.nav-cta{padding:11px 16px;margin-top:9px;display:flex;justify-content:space-between}.hero{height:690px;min-height:0}.hero-photo{object-position:58% center}.hero-shade{background:linear-gradient(0deg,rgba(12,23,35,.9) 0%,rgba(12,23,35,.7) 42%,rgba(12,23,35,.05) 89%)}.hero-content{justify-content:flex-end;padding-top:50px;padding-bottom:104px}h1{font-size:clamp(58px,9vw,74px);line-height:.98}.hero .eyebrow{font-size:12px;margin-bottom:17px}.hero-lede{font-size:16px;margin:22px 0}.hero-note{font-size:12px;margin-top:12px}.hero-caption{left:25px;right:auto;bottom:28px;font-size:13px}.hero-caption>span:first-child{display:inline;font-size:12px;margin-right:11px}.hero-caption>span:last-child{margin-left:12px}.section{padding-top:68px;padding-bottom:68px}h2{font-size:49px}.eyebrow{font-size:12px;margin-bottom:18px}.intro{grid-template-columns:1fr;gap:28px}.intro .prose{font-size:16px}.experience-band{padding:36px 0 24px}.experience-inner{grid-template-columns:repeat(3,1fr);gap:23px 12px}.experience-intro{grid-column:1/-1}.experience-intro h2{font-size:29px}.experience-intro h2 br{display:none}.experience-intro .eyebrow{margin-bottom:10px}.stat{padding-left:15px}.stat:nth-child(2){border-left:0;padding-left:0}.stat strong{font-size:39px}.stat strong span{font-size:23px;margin-left:1px}.stat p{font-size:12px;line-height:1.5;max-width:85px}.record-note{font-size:12px;padding-top:0}.section-heading{display:block;margin-bottom:31px}.section-heading>p{max-width:none;font-size:16px;margin-top:24px}.project-image{height:345px}.project-image img{object-position:47% center}.project-image figcaption{left:16px;bottom:17px;font-size:12px;padding:7px 11px}.project-story{grid-template-columns:1fr;gap:25px;padding-top:27px;padding-bottom:35px}.project-story h3{font-size:45px}.project-location{margin-top:9px}.project-history{grid-template-columns:1fr;gap:28px;padding-top:30px}.project-history h3{font-size:32px}.project-list li{font-size:16px}.project-history p:not(.eyebrow){margin-top:15px}.process-section{padding:63px 0}.process-section .section-heading{margin-bottom:37px}.process{grid-template-columns:1fr 1fr;gap:34px 24px}.number{font-size:12px;margin-bottom:21px}.process h3{font-size:31px;margin-bottom:16px}.process p{font-size:16px}.options{grid-template-columns:1fr}.option,.option:first-child,.option:last-child{border:0;border-bottom:1px solid var(--line);padding:27px 0}.option:last-child{border-bottom:0}.option-kicker{margin-bottom:18px}.option h3{font-size:35px;margin-bottom:17px}.option h3 br{display:none}.option>p:not(.option-kicker){font-size:16px;max-width:540px;margin-bottom:18px}.option-bottom{font-size:12px}.economics{margin-top:20px}.economics-body{grid-template-columns:1fr;gap:16px}.economics-body p{font-size:16px}.team-section{padding:0 0 65px}.team-grid{grid-template-columns:1fr;gap:40px}.portrait{height:490px;margin:0 -25px}.portrait img{object-position:center 28%}.portrait figcaption{padding-left:25px}.team-copy h2{font-size:49px;margin-bottom:31px}.team-copy .eyebrow{font-size:12px}.person p{font-size:16px}.person-heading h3{font-size:32px}.person+.person{margin-top:26px;padding-top:27px}.person .text-link{font-size:13px}.transaction-table{margin-right:-25px;padding-right:25px}table{min-width:660px;font-size:13px}thead th{font-size:12px}tbody th{font-size:16px}tbody th,tbody td{padding-top:18px;padding-bottom:18px}tbody td:nth-child(2){font-size:16px}.transaction-note{font-size:12px;margin-top:20px}.partner-section{padding:62px 0}.partner-grid{grid-template-columns:1fr;gap:28px}.partner-grid h2{font-size:43px}.partner-grid .prose{font-size:16px}.faq{grid-template-columns:1fr;gap:30px}.questions summary{font-size:16px;padding:19px 0}.questions details p{font-size:16px;padding-right:15px}.contact-section{padding:65px 0}.contact-grid{grid-template-columns:1fr;gap:0}.contact-section h2{font-size:52px}.contact-section p:not(.eyebrow):not(.contact-note){font-size:16px}.contact-mark{display:none}.contact-section .button{gap:18px;font-size:13px}.footer{padding-top:33px}.footer-top{flex-wrap:wrap;gap:22px;margin-bottom:28px}.footer-top .wordmark{width:225px;height:43px;flex-basis:225px;margin-right:calc(100% - 225px)}.footer-top>p{font-size:13px}.footer-top .text-link{margin-left:auto;font-size:12px}.footer>.fine-print{font-size:12px}.button{font-size:13px;gap:18px}}
@media(max-width:380px){.wrap{padding-left:20px;padding-right:20px}.preview{padding-left:20px;padding-right:20px}.wordmark{width:194px;height:39px}.header nav{padding-left:20px;padding-right:20px}.hero{height:660px}h1{font-size:54px}.hero-caption{left:20px}.hero-content{padding-bottom:96px}.hero-lede{font-size:16px}h2{font-size:44px}.stat strong{font-size:35px}.stat{padding-left:11px}.stat p{font-size:12px}.process{gap:30px 19px}.process h3{font-size:28px}.portrait{margin-left:-20px;margin-right:-20px;height:460px}.transaction-table{margin-right:-20px;padding-right:20px}.contact-section h2{font-size:47px}.contact-section .button{padding:16px 18px;font-size:12px}.footer-top .text-link{margin-left:0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
@media print{.preview,.menu-toggle,.header nav,.hero-shade,.contact-section,.footer,.hero-caption{display:none}.wrap{padding-left:0;padding-right:0}.hero{height:400px;color:#1d2c3f}.hero-photo{opacity:.25}.hero-content{padding-left:20px}.hero-lede,.hero-note,.hero .eyebrow{color:#1d2c3f}.section{padding:35px 0}.process-section,.team-section,.partner-section{background:#eee;color:#1d2c3f;padding:35px 0}.process p,.process-section .eyebrow,.number{color:#1d2c3f}.transaction-table{overflow:visible}table{min-width:0}.team-grid{grid-template-columns:1fr 1fr}.portrait{height:450px;margin:0}.button{display:none}}

/* September 2026: fee-based program, agent message, and proceeds comparison. */
[hidden]{display:none!important}
.header nav{font-size:.875rem;gap:22px}
.nav-cta{white-space:nowrap}
.hero{height:auto;min-height:0}
.hero-content{min-height:780px;padding-top:70px;padding-bottom:95px}
.hero h1{max-width:860px;font-size:clamp(60px,6.3vw,92px);line-height:1.02}
.hero-lede{font-size:1rem;max-width:615px;line-height:1.8}
.hero-actions{display:flex;align-items:center;flex-wrap:wrap;gap:20px 30px}
.hero-agent-link{font-size:.875rem;text-underline-offset:6px}
.hero-note{font-size:.875rem;max-width:620px}
.button,.text-link{font-size:.875rem}
.hero-shade{background:linear-gradient(90deg,rgba(12,23,35,.86),rgba(12,23,35,.64) 52%,rgba(12,23,35,.13)),linear-gradient(0deg,rgba(12,23,35,.4),transparent 35%)}
.preview{height:auto;min-height:32px;gap:14px;padding-top:5px;padding-bottom:5px;line-height:1.5}
.experience-intro h2{font-size:36px}
.experience-inner{grid-template-columns:1.65fr repeat(3,1fr)}
.stat p{font-size:.875rem}
.record-note,.fine-print,.transaction-note,.footer>.fine-print,.project-story .project-disclosure{font-size:.8125rem}
.process p,.intro .prose,.section-heading>p,.project-story .prose,.project-history p:not(.eyebrow),.option>p:not(.option-kicker),.economics-body p,.person p,.partner-grid .prose,.questions details p,.contact-section p:not(.eyebrow):not(.contact-note){font-size:1rem}
.number,.option-kicker,.option-bottom,.person-heading span,.input-help{font-size:.8125rem}
.model-note{padding:26px 0 0;max-width:920px;font-size:1rem}
.model-note strong{font-weight:600}
.economics{border-top:1px solid var(--line);padding-top:12px;margin-top:32px}
.economics summary,.questions summary{font-size:1rem}
.economics-body{gap:36px;padding-top:26px}
.economics-body h3{font-size:28px;letter-spacing:-.02em;margin-bottom:16px}
.economics-body strong{color:var(--navy);font-weight:600}
.fee-note{margin-top:24px;max-width:1100px}
.fee-example{margin-top:45px;padding-top:35px;border-top:1px solid var(--line)}
.fee-example h3{font-size:32px;margin-bottom:26px}
.fee-example table{min-width:550px}
.fee-example th,.fee-example td{font-size:1rem}
.fee-example thead th{font-size:.8125rem}
.total-row{background:var(--greige)}
.total-row th,.total-row td{font-weight:600;padding-left:12px}
.fee-example .fine-print{margin-top:16px}
.comparison-section{padding:90px 0;background:#e6e6dd}
.comparison-grid{display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:start}
.comparison-inputs{min-width:0}
.comparison-inputs fieldset{margin:0 0 30px;padding:0;border:0;min-width:0}
.comparison-inputs legend{font-weight:700;font-size:.875rem;margin-bottom:20px;padding:0}
.input-pair{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.input-pair label{display:flex;flex-direction:column;justify-content:space-between;gap:9px;font-size:.875rem;font-weight:500;line-height:1.5}
.input-pair input{display:block;width:100%;min-width:0;border:1px solid #92978d;border-radius:0;padding:13px 12px;font:inherit;font-size:1rem;color:var(--navy);background:var(--paper)}
input:focus-visible{outline:2px solid var(--navy);outline-offset:3px}
input[aria-invalid="true"]{border-color:#9b3d21}
.input-help{line-height:1.7;color:#505850;margin-top:15px}
.reset-button{background:none;border:0;border-bottom:1px solid var(--navy);border-radius:0;padding:4px 0;font:600 .875rem Manrope,Arial,sans-serif;color:var(--navy);cursor:pointer}
.comparison-results{padding:32px;background:var(--navy);color:var(--paper);min-width:0}
.comparison-results .eyebrow{color:#d5d8ce;margin-bottom:28px}
.result-pair{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.result-pair span{display:block;font-size:.875rem;line-height:1.6;color:#e2e5df}
.result-pair strong{display:block;font-size:clamp(23px,2.2vw,33px);font-weight:500;margin-top:10px;line-height:1.3;font-variant-numeric:tabular-nums;overflow-wrap:anywhere}
.result-difference{margin-top:30px;padding:26px 0;border-top:1px solid #687383;border-bottom:1px solid #687383}
.result-difference>span{font-size:.875rem}
.result-difference strong{display:block;font-family:'Cormorant Garamond',Georgia,serif;font-size:58px;font-weight:400;line-height:1.15;margin:10px 0;overflow-wrap:anywhere}
.result-difference p{font-size:.875rem;line-height:1.7;color:#e2e5df}
.result-difference.is-lower strong{color:#ffcfb6}
.cost-breakdown{margin:25px 0 0}
.cost-breakdown>div{display:flex;align-items:baseline;justify-content:space-between;gap:20px;font-size:.875rem;line-height:1.6;padding:8px 0}
.cost-breakdown dt{max-width:60%;color:#e2e5df}
.cost-breakdown dd{margin:0;text-align:right;overflow-wrap:anywhere;font-variant-numeric:tabular-nums}
.cost-breakdown .breakdown-total{border-top:1px solid #687383;margin-top:8px;padding-top:16px;font-weight:700}
.result-note{font-size:.8125rem;line-height:1.8;margin-top:24px;color:#d5d8ce}
.calculation-error{font-size:1rem;padding:14px;border:1px solid #f4b991;color:#ffcfb6}
.comparison-disclosure{font-size:.8125rem;line-height:1.8;color:#505850;max-width:1130px;margin-top:30px}
.team-copy .eyebrow,.person .text-link,.partner-grid .fine-print{font-size:.8125rem}
.portrait{height:720px}
@media(max-width:1100px){.comparison-grid{gap:30px}.comparison-results{padding:25px}.input-pair{gap:18px}.header nav{gap:16px}.header .wordmark{width:200px}}
@media(max-width:1000px){.header nav{font-size:1rem}.header nav a{font-size:1rem}.menu-toggle{font-size:.875rem}.hero h1{font-size:clamp(46px,7.5vw,72px);max-width:730px}.hero-content{min-height:730px;padding-top:65px;padding-bottom:100px}.hero-caption{font-size:.8125rem}.hero-caption>span:first-child{font-size:.75rem}.experience-inner{grid-template-columns:repeat(3,1fr)}.stat p{max-width:none}.economics-body{grid-template-columns:1fr;gap:25px}.comparison-grid{grid-template-columns:1fr;gap:35px}.result-pair strong{font-size:32px}.comparison-section{padding:65px 0}.portrait{height:540px}.record-note{font-size:.8125rem}.header{gap:0}.hero-note{font-size:.875rem;line-height:1.65}}
@media(max-width:520px){.hero-content{min-height:0;padding-top:80px;padding-bottom:110px}.hero h1{font-size:clamp(43px,10vw,52px)}.hero-lede{font-size:1rem}.hero-actions{align-items:flex-start;flex-direction:column;gap:17px}.hero-note{margin-top:23px}.hero .eyebrow{font-size:.75rem}.hero-caption{right:20px;line-height:1.7}.hero-caption>span:first-child{display:block}.preview{font-size:.75rem;letter-spacing:.04em}.preview span:last-child{display:none}.experience-intro h2{font-size:33px}.stat{padding-left:10px}.stat strong{font-size:35px}.stat p{font-size:.8125rem}.input-pair{grid-template-columns:1fr}.comparison-results{padding:24px 20px}.result-pair{grid-template-columns:1fr;gap:22px}.result-pair strong{font-size:32px}.result-difference strong{font-size:52px}.process{grid-template-columns:1fr;gap:32px}.process h3 br{display:none}.number{margin-bottom:17px}.comparison-disclosure{font-size:.8125rem}.header .wordmark{width:195px}.contact-section .button{font-size:.875rem}.project-list li{gap:12px}.person-heading span{font-size:.8125rem}.footer-bottom{gap:20px}}

/* Supplied house logo and paired team portraits. */
.header{height:190px}
.house-logo{display:block;flex:0 0 auto;width:280px;max-width:calc(100% - 90px);line-height:0}
.house-logo img{display:block;width:100%;height:auto;mix-blend-mode:multiply}
.team-intro{margin-bottom:44px}
.team-profiles{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:60px;align-items:start}
.team-profile{min-width:0}
.team-profile .portrait{height:auto;aspect-ratio:4/5;margin:0;overflow:hidden}
.team-profile .portrait img{object-position:center 35%}
.team-profile .person{padding-top:30px}
.team-profile .person-heading h3{font-size:36px}
.team-profile .person p{font-size:1rem;max-width:590px}
@media(max-width:1100px){.house-logo{width:260px}.header nav{gap:14px}.team-profiles{gap:40px}}
@media(max-width:1000px){.header{height:155px}.house-logo{width:225px}.header nav{top:155px}.team-section{padding-top:65px}.team-profiles{gap:30px}.team-profile .portrait figcaption{padding:20px;font-size:.75rem}.team-profile .person-heading h3{font-size:32px}}
@media(max-width:700px){.team-profiles{grid-template-columns:1fr;gap:50px}.team-intro{margin-bottom:32px}.team-profile .portrait{max-width:500px}.team-profile .person{padding-top:25px}.team-profile .person-heading h3{font-size:36px}}
@media(max-width:380px){.header{height:145px}.header nav{top:145px}.house-logo{width:210px}.team-profile .portrait figcaption{padding:18px}}
@media print{.header{height:auto}.house-logo{width:220px}.team-profiles{grid-template-columns:1fr 1fr;gap:24px}.team-profile{break-inside:avoid}}

/* Supplied transparent logo on the same greige as the experience band. */
.site-header{background:var(--greige);color:var(--navy)}
.site-header .header{color:var(--navy)}
.house-logo{position:relative;aspect-ratio:850/409;overflow:hidden}
.house-logo img{position:absolute;width:158.823529%;max-width:none;height:auto;left:-29.294118%;top:-83.618582%;mix-blend-mode:normal;filter:none}
.header .nav-cta{border-color:var(--navy)}
.header nav a:hover{color:var(--camel);text-decoration:underline;text-underline-offset:6px}
.header .nav-cta:hover{background:var(--navy);color:var(--paper);text-decoration:none}
.header .menu-toggle{color:var(--navy)}
.header a:focus-visible,.header button:focus-visible{outline-color:var(--navy)}
@media(max-width:1000px){.header nav{background:var(--greige);color:var(--navy);border-top-color:var(--line);box-shadow:0 8px 18px #1d2c3f16}}
@media print{.site-header{background:transparent;color:var(--navy)}}

/* October 2026: transparent costs, downside analysis and direct inquiries. */
.cost-clarity{margin-top:42px;padding-top:30px;border-top:1px solid var(--line)}
.cost-clarity h3{font-size:32px;max-width:760px;margin-bottom:25px;line-height:1.15}
.cost-clarity-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px}
.cost-clarity p{font-size:1rem;color:var(--muted)}
.cost-clarity strong{display:block;color:var(--navy);margin-bottom:9px;font-weight:600}
.scenario-picker{display:flex;flex-wrap:wrap;gap:12px;margin:0 0 18px}
.scenario-button{padding:11px 18px;border:1px solid var(--navy);background:transparent;color:var(--navy);font:600 .875rem Manrope,Arial,sans-serif;cursor:pointer;line-height:1.6}
.scenario-button[aria-pressed="true"]{background:var(--navy);color:var(--paper)}
.scenario-context{font-size:.875rem;line-height:1.8;color:#505850;margin-bottom:32px;max-width:1130px}
.downside-check{margin-top:25px;padding-top:25px;border-top:1px solid #687383}
.downside-check h3{font-size:28px;line-height:1.2}
.downside-check .cost-breakdown{margin-top:16px}
.downside-check .result-note{margin-top:15px}
.team-profile .person .license-disclosure{font-size:.875rem;color:var(--navy);line-height:1.7}
.brokerage-disclosure{padding:20px 0;margin-bottom:18px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font-size:.875rem;line-height:1.8;color:var(--navy)}
.brokerage-disclosure p+p{margin-top:6px}
.contact-grid{align-items:start}
.contact-methods{display:flex;flex-direction:column;gap:14px;margin:24px 0}
.contact-reveal{background:transparent;color:var(--paper);border:1px solid #89929b;padding:11px 18px;font:600 .9375rem Manrope,Arial,sans-serif;cursor:pointer;min-height:46px}
.contact-value{display:block;font-size:1rem;overflow-wrap:anywhere}
.contact-value:empty{display:none}
.contact-value a{display:inline-block;padding:8px 0}
.contact-section .contact-note{font-size:.8125rem;line-height:1.8;max-width:560px}
.contact-section a:focus-visible,.contact-section button:focus-visible{outline-color:var(--paper)}
.social-secondary{display:inline-block;font-size:.875rem;margin-top:24px}
.inquiry-card{border:1px solid #687383;padding:34px;min-width:0}
.inquiry-card h3{font-size:40px;line-height:1.1}
.contact-section .inquiry-card p{max-width:none}
.inquiry-card .button{white-space:normal;text-align:left}
.inquiry-form{display:flex;flex-direction:column;gap:17px}
.inquiry-form label{font-size:.875rem;line-height:1.6;display:flex;flex-direction:column;gap:7px}
.inquiry-form label span{display:inline;font-weight:400;color:#c4c7bd}
.inquiry-form input,.inquiry-form select,.inquiry-form textarea{width:100%;min-width:0;background:var(--paper);color:var(--navy);border:1px solid #89929b;border-radius:0;padding:11px 12px;font:1rem Manrope,Arial,sans-serif;line-height:1.5}
.inquiry-form textarea{resize:vertical}
.inquiry-form :is(input,select,textarea):focus-visible{outline:2px solid var(--paper);outline-offset:3px}
.inquiry-pair{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.inquiry-form button{border:0;cursor:pointer;font-family:Manrope,Arial,sans-serif;justify-content:center}
.inquiry-form button:disabled{opacity:.6;cursor:not-allowed}
.contact-section .inquiry-form .contact-note{margin:0}
.inquiry-form .draft-label{margin-top:16px}
@media(max-width:1000px){.cost-clarity-grid{grid-template-columns:1fr;gap:22px}.contact-grid{gap:35px}.inquiry-card{padding:28px}.inquiry-card h3{font-size:36px}}
@media(max-width:520px){.scenario-button{width:100%;text-align:left}.inquiry-card{padding:24px 20px}.inquiry-card h3{font-size:33px}.inquiry-pair{grid-template-columns:1fr}.downside-check .cost-breakdown>div{gap:14px}.contact-value{font-size:.9375rem}}
@media print{.scenario-picker{display:none}.brokerage-disclosure{display:block}.footer{display:block}.footer-top,.footer-bottom{display:none}}

.inquiry-card .inquiry-button{margin:26px 0 20px;max-width:100%;text-align:center}.inquiry-card>.contact-note+.contact-note{margin-top:18px}