:root {
  --pine: #193b32;
  --pine-dark: #102d26;
  --moss: #527065;
  --cream: #f7f2e8;
  --paper: #fcfaf5;
  --clay: #b9644f;
  --brass: #c7a76c;
  --ink: #24322d;
  --line: rgba(25, 59, 50, .16);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font: 400 16px/1.65 "DM Sans", sans-serif; }
a { color: inherit; text-decoration: none; }
.skip-link { position: fixed; left: 1rem; top: -4rem; z-index: 99; padding: .7rem 1rem; background: white; }
.skip-link:focus { top: 1rem; }
.back-to-top { position: fixed; z-index: 50; right: clamp(1rem,2.5vw,2rem); bottom: clamp(1rem,2.5vw,2rem); width: 42px; height: 42px; display: grid; place-items: center; padding: 0; color: white; background: var(--pine); border: 1px solid rgba(255,255,255,.35); border-radius: 50%; box-shadow: 0 8px 24px rgba(16,45,38,.2); font: 500 20px/1 "DM Sans",sans-serif; opacity: 0; visibility: hidden; transform: translateY(10px); cursor: pointer; transition: opacity .2s ease, transform .2s ease, visibility .2s ease, background .2s ease; }.back-to-top.visible { opacity: .92; visibility: visible; transform: translateY(0); }.back-to-top:hover { opacity: 1; background: var(--clay); }.back-to-top:focus-visible { opacity: 1; visibility: visible; outline: 3px solid var(--brass); outline-offset: 3px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); }
.site-header { height: 92px; padding: 0 clamp(1.25rem, 5vw, 5rem); display: flex; align-items: center; justify-content: space-between; background: var(--cream); border-bottom: 1px solid var(--line); }
.brand { display: inline-flex; gap: .8rem; align-items: center; line-height: 1.05; }
.brand-mark { width: 45px; aspect-ratio: 1; border: 1px solid var(--pine); border-radius: 50%; display: grid; place-items: center; color: var(--pine); font: 600 15px "Newsreader", serif; letter-spacing: .04em; }
.brand strong { display: block; font: 600 20px "Newsreader", serif; }
.brand small { display: block; margin-top: .35rem; color: var(--moss); font-size: 9px; letter-spacing: .22em; }
.brand-banner-link { height: 72px; }
.brand-banner { display: block; width: auto; height: 62px; object-fit: contain; }
.header-identity { display: flex; align-items: center; gap: 1rem; }
.realtor-lockup { display: flex; align-items: center; gap: .55rem; padding-left: 1rem; border-left: 1px solid var(--line); line-height: 1; }
.realtor-emblem { width: 32px; height: 32px; display: grid; place-items: center; color: var(--pine); border: 2px solid var(--pine); font: 600 20px/1 "Newsreader",serif; }
.realtor-lockup strong,.realtor-lockup small { display: block; }.realtor-lockup strong { color: var(--pine); font-size: 10px; letter-spacing: .12em; }.realtor-lockup small { margin-top: .35rem; color: var(--moss); font-size: 8px; letter-spacing: .08em; }
nav { display: flex; align-items: center; gap: clamp(1rem, 2.5vw, 2.5rem); font-size: 14px; font-weight: 500; }
nav a:not(.nav-cta):hover { color: var(--clay); }
.nav-cta { padding: .7rem 1.15rem; color: white; background: var(--pine); border-radius: 2rem; }
.menu-button { display: none; border: 0; background: transparent; }
.hero { min-height: calc(100vh - 92px); display: grid; grid-template-columns: 1.05fr .95fr; background: var(--cream); }
.hero-copy { padding: clamp(4rem, 8vw, 8rem) clamp(1.5rem, 7vw, 7rem); align-self: center; }
.eyebrow, .section-kicker { margin: 0 0 1.3rem; color: var(--clay); font-size: 11px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; }
h1, h2, h3, blockquote { font-family: "Newsreader", serif; font-weight: 500; line-height: .98; }
h1 { max-width: 720px; margin: 0; color: var(--pine); font-size: clamp(3.4rem, 6.5vw, 7rem); letter-spacing: -.04em; }
em { color: var(--clay); font-weight: inherit; }
.hero-lead { max-width: 590px; margin: 2rem 0; color: #51605a; font-size: clamp(1rem, 1.4vw, 1.18rem); }
.hero-actions { display: flex; align-items: center; gap: 2rem; }
.button { display: inline-flex; align-items: center; gap: 1.2rem; padding: .9rem 1.3rem; border-radius: 2px; font-size: 14px; font-weight: 600; }
.button-primary { color: white; background: var(--pine); }
.button:hover, .nav-cta:hover { background: var(--clay); }
.text-link { padding-bottom: .15rem; border-bottom: 1px solid currentColor; font-size: 14px; font-weight: 600; }
.hero-proof { display: flex; align-items: center; gap: 1rem; margin-top: 4rem; }
.hero-proof p { margin: 0; color: #65736e; font-size: 12px; line-height: 1.5; }
.hero-proof strong { color: var(--ink); }
.mini-portrait { width: 58px; height: 58px; flex: none; border-radius: 50%; object-fit: cover; object-position: 50% 32%; }
.hero-visual { position: relative; min-height: 580px; overflow: hidden; background: linear-gradient(#aebfb4 0%, #dfe2d2 55%, #82917a 56%, #536b58 100%); }
.sun-glow { position: absolute; width: 370px; height: 370px; left: 50%; top: 8%; border-radius: 50%; transform: translateX(-50%); background: rgba(255,243,203,.38); filter: blur(4px); }
.landscape { position: absolute; inset: 0; }
.hill { position: absolute; width: 130%; height: 35%; left: -15%; bottom: -11%; border-radius: 50% 50% 0 0; }
.hill-back { bottom: 1%; background: #748571; transform: rotate(-3deg); }
.hill-front { background: #405d4d; transform: rotate(3deg); }
.tree { position: absolute; z-index: 2; color: #2b4c3d; font-size: 11rem; line-height: 1; transform: scaleX(.65); text-shadow: 0 65px 0 #2b4c3d; }
.tree-one { left: 5%; top: 25%; }.tree-two { right: 2%; top: 16%; font-size: 14rem; opacity: .82; }.tree-three { right: 20%; top: 37%; font-size: 8rem; }
.house { position: absolute; z-index: 3; width: 250px; height: 170px; left: 45%; bottom: 18%; transform: translateX(-50%); }
.house-body { position: absolute; width: 100%; height: 125px; bottom: 0; background: #eee4d1; box-shadow: inset 0 -18px rgba(102,77,52,.08); }
.roof { position: absolute; z-index: 2; width: 210px; height: 210px; left: 20px; top: -58px; transform: rotate(45deg); background: #53605a; border: 8px solid #53605a; }
.chimney { position: absolute; z-index: 1; right: 35px; top: -40px; width: 28px; height: 70px; background: #775c4e; }
.window, .door { position: absolute; z-index: 3; bottom: 35px; width: 42px; height: 50px; left: 34px; border: 7px solid #f7f0de; background: #c9a967; box-shadow: inset 0 0 0 2px #738279; }
.window.right { left: auto; right: 34px; }.door { width: 44px; height: 78px; left: 103px; bottom: 0; background: var(--clay); border-bottom: 0; }
.hero-note { position: absolute; z-index: 5; right: 0; bottom: 0; padding: 1.2rem 1.5rem; background: rgba(247,242,232,.94); }
.hero-note span, .hero-note strong { display: block; }.hero-note span { color: var(--clay); font-size: 9px; letter-spacing: .2em; text-transform: uppercase; }.hero-note strong { font: 500 16px "Newsreader", serif; }
.welcome, .services, .communities { padding: clamp(5rem, 10vw, 10rem) clamp(1.5rem, 8vw, 8rem); }
.welcome { padding-top: clamp(4rem, 7vw, 7rem); padding-bottom: clamp(4rem, 7vw, 7rem); }
.welcome-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10vw; }
.about-grid { grid-template-columns: minmax(220px,.48fr) 1.52fr; align-items: start; gap: clamp(3rem, 7vw, 7rem); }
.about-photo-wrap { position: relative; width: min(100%, 220px); margin-top: .25rem; }
.about-photo { display: block; width: 100%; height: auto; }
.photo-caption { position: absolute; right: -1.5rem; bottom: 1.5rem; padding: 1rem 1.25rem; background: var(--cream); box-shadow: 0 12px 35px rgba(25,59,50,.14); }
.photo-caption strong, .photo-caption span { display: block; }.photo-caption strong { font: 500 1.15rem "Newsreader",serif; }.photo-caption span { margin-top: .25rem; color: var(--clay); font-size: 9px; letter-spacing: .12em; }
.about-copy h2 { margin-bottom: 1.4rem; }.about-copy p { color: #65736e; margin-top: .7rem; margin-bottom: .7rem; }.about-copy .signature-line { margin-top: 1.4rem; color: var(--pine); font: 500 clamp(1.4rem,2.2vw,2rem)/1.25 "Newsreader",serif; }
.credentials { display: grid; grid-template-columns: repeat(3,1fr); margin-top: 3rem; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }.credentials > div { padding: 1.45rem 2rem; border-right: 1px solid var(--line); }.credentials > div:last-child { border-right: 0; }.credentials span,.credentials strong,.credentials p { display: block; }.credentials span { color: var(--clay); font-size: 9px; letter-spacing: .17em; text-transform: uppercase; }.credentials strong { margin: .25rem 0; color: var(--pine); font: 500 1.65rem "Newsreader",serif; }.credentials p { margin: 0; color: var(--moss); font-size: 12px; }
h2 { margin: 0; color: var(--pine); font-size: clamp(2.7rem, 5vw, 5.2rem); letter-spacing: -.035em; }
.welcome-grid p { max-width: 620px; color: #65736e; }.welcome-grid .large-copy { margin-top: .5rem; color: var(--ink); font: 500 clamp(1.25rem, 2vw, 1.65rem)/1.45 "Newsreader", serif; }
.text-link.dark { display: inline-block; margin-top: 1.5rem; color: var(--pine); }
.services { background: var(--pine); color: white; }
.services h2 { color: white; }.services .section-kicker { color: var(--brass); }
.section-heading { display: flex; justify-content: space-between; align-items: end; gap: 3rem; margin-bottom: 4rem; }.section-heading > p { max-width: 390px; margin: 0; color: #bdc8c3; }
.service-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: rgba(255,255,255,.16); }
.service-card { position: relative; min-height: 390px; padding: clamp(2rem, 4vw, 4rem); background: var(--pine-dark); }
.service-card.seller-card { background: #244a3e; }
.card-icon { margin: 2rem 0 1.4rem; color: var(--brass); font: 400 58px/1 "Newsreader", serif; }.card-icon.key { transform: rotate(45deg); width: fit-content; }
.service-card h3 { margin: 0 0 1rem; font-size: 2.3rem; }.service-card p { max-width: 440px; color: #bdc8c3; }.service-card a { position: absolute; left: clamp(2rem, 4vw, 4rem); bottom: 2.5rem; padding-bottom: .2rem; border-bottom: 1px solid rgba(255,255,255,.5); font-size: 13px; }
.communities { display: grid; grid-template-columns: .8fr 1.2fr; gap: 10vw; background: #ece7dc; }
.community-intro > p:not(.section-kicker) { max-width: 520px; margin-top: 2rem; color: #65736e; }
.county-list .county-item { display: grid; grid-template-columns: 1fr auto; align-items: center; gap: 1rem; min-height: 90px; border-bottom: 1px solid rgba(25,59,50,.24); }.county-list strong { font: 500 clamp(1.4rem, 2.5vw, 2.1rem) "Newsreader", serif; }
.testimonials { padding: clamp(5rem,9vw,9rem) clamp(1.5rem,8vw,8rem); background: var(--paper); }.reviews-heading { align-items: center; margin-bottom: 2.25rem; }.review-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.2rem; }.review-card { padding: clamp(1.5rem,3vw,2.5rem); background: var(--cream); border-top: 3px solid var(--clay); }.stars { color: var(--brass); letter-spacing: .2em; }.review-card blockquote { margin: 1.6rem 0 2rem; color: var(--pine); font-size: clamp(1.25rem,1.7vw,1.55rem); line-height: 1.35; }.review-card p { margin: 0; }.review-card strong,.review-card span { display: block; }.review-card span { margin-top: .2rem; color: var(--moss); font-size: 10px; }
.contact { display: grid; grid-template-columns: .7fr 1fr; gap: clamp(3rem,8vw,8rem); padding: clamp(4.5rem,7vw,7rem) clamp(1.5rem,8vw,8rem); color: white; background: var(--clay); }.contact h2, .contact em { color: white; }.contact .section-kicker { color: #f3d4c8; }.contact-copy { align-self: start; grid-column: 1; }.contact-copy > p { max-width: 550px; font-size: 1.1rem; }.contact-actions { display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; align-items: center; margin: 2rem 0 1rem; }.contact-details { display: flex; flex-direction: column; align-items: flex-start; gap: .35rem; }.button-light { color: var(--pine); background: white; border: 0; cursor: pointer; }.contact-phone { border-bottom: 1px solid white; font-weight: 600; }.contact-form { grid-column: 2; grid-row: 1 / span 2; padding: clamp(1.35rem,2.4vw,2rem); color: var(--ink); background: var(--cream); }.contact-form label { display: block; margin-bottom: .72rem; color: var(--pine); font-size: 11px; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; }.contact-form label span { color: var(--moss); font-weight: 400; text-transform: none; }.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: .85rem; }.contact-form input,.contact-form select,.contact-form textarea { width: 100%; margin-top: .3rem; padding: .58rem .7rem; color: var(--ink); background: white; border: 1px solid rgba(25,59,50,.22); border-radius: 0; font: inherit; }.contact-form textarea { resize: vertical; }.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus { outline: 2px solid var(--brass); outline-offset: 2px; }.contact-form .button-light { color: white; background: var(--pine); }.form-note { margin: .7rem 0 0; color: var(--moss); font-size: 10px; }
footer { padding: 2.25rem clamp(1.5rem,8vw,8rem); display: grid; grid-template-columns: 1.35fr 1fr 1fr; align-items: center; gap: 2rem; color: #bdc8c3; background: var(--pine-dark); font-size: 11px; }.footer-brand { color: white; }.footer-brand-row { display: flex; align-items: center; gap: 1rem; }.footer-banner { height: auto; width: min(250px,70%); }.footer-realtor { border-color: rgba(255,255,255,.25); }.footer-realtor .realtor-emblem { color: white; border-color: white; }.footer-realtor strong { color: white; }.footer-realtor small { color: var(--brass); }.social-links { display: flex; flex-wrap: wrap; gap: .6rem 1rem; margin-top: .75rem; }.social-links a:hover { color: white; }.brokerage { text-align: center; }.brokerage img { width: min(230px,100%); }.brokerage p { margin: .45rem 0 0; }.legal { text-align: right; }.legal p { margin: .35rem 0; }

/* Buyer page */
.back-link { display: inline-flex; gap: .5rem; align-items: center; margin-bottom: 2rem; color: var(--moss); font-size: 12px; font-weight: 600; }
.back-link:hover { color: var(--clay); }
nav [aria-current="page"] { color: var(--clay); }
.buyer-page .realtor-lockup,.seller-page .realtor-lockup { gap: .4rem; padding-left: .25rem; border-left: 0; }
.buyer-page .realtor-emblem,.seller-page .realtor-emblem { width: 27px; height: 27px; border-width: 1px; font-size: 17px; }
.buyer-page .realtor-lockup strong,.seller-page .realtor-lockup strong { font-size: 9px; letter-spacing: .08em; }.buyer-page .realtor-lockup small,.seller-page .realtor-lockup small { margin-top: .25rem; font-size: 7px; }
.buyer-hero { min-height: 600px; display: grid; grid-template-columns: 1.1fr .9fr; background: var(--cream); }
.buyer-hero-copy { align-self: center; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,7rem); }
.buyer-hero h1 { max-width: 820px; margin: 0; color: var(--pine); font-size: clamp(3.5rem,6vw,6.7rem); letter-spacing: -.04em; }
.buyer-hero-photo { position: relative; height: 480px; align-self: center; overflow: hidden; background: #87938e; }
.buyer-hero-photo > img { width: 100%; height: 100%; display: block; object-fit: cover; object-position: center 30%; filter: saturate(.85); }
.buyer-hero-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top,rgba(16,45,38,.4),transparent 45%); }
.buyer-hero-note { position: absolute; z-index: 2; left: 0; bottom: 0; padding: 1.3rem 1.6rem; color: var(--pine); background: rgba(247,242,232,.95); }
.buyer-hero-note span,.buyer-hero-note strong { display: block; }.buyer-hero-note span { color: var(--clay); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }.buyer-hero-note strong { margin-top: .2rem; font: 500 1.05rem "Newsreader",serif; }
.buyer-journey { padding: clamp(5rem,9vw,9rem) clamp(1.5rem,8vw,8rem); background: var(--paper); }
.buyer-section-intro { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem 8vw; align-items: end; margin-bottom: 4rem; }.buyer-section-intro .section-kicker { grid-column: 1/-1; margin-bottom: 0; }.buyer-section-intro > p:last-child { max-width: 520px; margin: 0; color: var(--moss); }
.journey-list { display: grid; grid-template-columns: 1fr 1fr; margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.journey-list li { display: grid; grid-template-columns: 48px 1fr; gap: 1rem; padding: 2rem clamp(1rem,3vw,2.5rem); border-bottom: 1px solid var(--line); }.journey-list li:nth-child(odd) { border-right: 1px solid var(--line); padding-left: 0; }
.journey-list li > span { padding-top: .3rem; color: var(--clay); font-size: 10px; letter-spacing: .16em; }.journey-list h3 { margin: 0 0 .55rem; color: var(--pine); font-size: clamp(1.35rem,2vw,1.75rem); line-height: 1.15; }.journey-list p { max-width: 540px; margin: 0; color: var(--moss); font-size: 14px; }
.buyer-support { display: grid; grid-template-columns: .8fr 1.2fr; gap: 10vw; padding: clamp(5rem,9vw,9rem) clamp(1.5rem,8vw,8rem); color: white; background: var(--pine); }.buyer-support h2 { color: white; }.buyer-support .section-kicker { color: var(--brass); }.support-copy p { color: #bdc8c3; }.support-copy .large-copy { margin-top: .2rem; color: white; font: 500 clamp(1.4rem,2.2vw,1.9rem)/1.4 "Newsreader",serif; }.support-points { display: flex; flex-wrap: wrap; gap: .6rem; margin-top: 2rem; }.support-points span { padding: .55rem .85rem; border: 1px solid rgba(255,255,255,.24); color: #dce3df; font-size: 11px; }
.relocation { display: grid; grid-template-columns: 1fr 1fr; min-height: 560px; background: #ece7dc; }.relocation-card { align-self: center; padding: clamp(4rem,8vw,8rem); }.relocation-card h2 { font-size: clamp(2.8rem,4.6vw,4.9rem); }.relocation-card > p:not(.section-kicker) { max-width: 620px; margin: 2rem 0; color: var(--moss); }.relocation-landscape { position: relative; min-height: 500px; overflow: hidden; background: linear-gradient(#afbeb5,#dedfce 60%,#71826e 61%); }.relocation-sun { position: absolute; width: 300px; height: 300px; left: 15%; top: 8%; border-radius: 50%; background: rgba(255,242,198,.46); }.relocation-hill { position: absolute; width: 125%; height: 40%; left: -10%; bottom: -15%; border-radius: 50% 50% 0 0; }.relocation-hill.back { bottom: -3%; background: #6f826f; transform: rotate(-3deg); }.relocation-hill.front { background: #405d4d; transform: rotate(4deg); }.relocation-house { position: absolute; z-index: 2; left: 50%; bottom: 15%; color: var(--cream); font: 400 10rem/1 "Newsreader",serif; text-shadow: 0 6px 18px rgba(25,59,50,.25); }
.right-fit { padding: clamp(5rem,9vw,9rem) clamp(1.5rem,15vw,15rem); text-align: center; background: var(--paper); }.right-fit h2 { max-width: 940px; margin: 0 auto; }.right-fit > p:last-child { max-width: 820px; margin: 2rem auto 0; color: var(--moss); font-size: 1.05rem; }
.buyer-cta { display: grid; grid-template-columns: 1fr auto; align-items: center; gap: 4rem; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,8vw,8rem); color: white; background: var(--clay); }.buyer-cta h2 { color: white; }.buyer-cta .section-kicker { color: #f3d4c8; }.buyer-cta p:not(.section-kicker) { max-width: 650px; }.buyer-cta-actions { min-width: 255px; display: grid; gap: .75rem; }.buyer-cta-actions > a:not(.button) { padding: .45rem 0; border-bottom: 1px solid rgba(255,255,255,.55); font-size: 13px; font-weight: 600; }.buyer-cta-actions > a:not(.button):hover { border-color: white; }

/* Seller page */
.seller-hero h1 { max-width: 900px; font-size: clamp(3.3rem,5.6vw,6.2rem); }
.seller-hero-photo > img { object-position: center 27%; }
.seller-situations { background: var(--cream); }
.seller-decisions { display: grid; grid-template-columns: 1fr 1fr; background: var(--paper); }
.seller-decision-card { padding: clamp(4rem,8vw,8rem); }.seller-decision-card:first-child { border-right: 1px solid var(--line); }.seller-decision-card.pricing-card { background: #ece7dc; }
.seller-decision-card h2 { font-size: clamp(2.7rem,4.4vw,4.6rem); }.seller-decision-card > p:not(.section-kicker) { max-width: 620px; color: var(--moss); }.seller-decision-card > p:nth-of-type(2) { margin-top: 2rem; }
.seller-cta-actions { min-width: min(350px,30vw); }

/* Areas I Serve page */
.areas-page .realtor-lockup { gap: .4rem; padding-left: .25rem; border-left: 0; }.areas-page .realtor-emblem { width: 27px; height: 27px; border-width: 1px; font-size: 17px; }.areas-page .realtor-lockup strong { font-size: 9px; letter-spacing: .08em; }.areas-page .realtor-lockup small { margin-top: .25rem; font-size: 7px; }
.areas-hero { min-height: 650px; display: grid; grid-template-columns: 1.08fr .92fr; background: var(--cream); }.areas-hero-copy { align-self: center; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,7rem); }.areas-hero h1 { max-width: 850px; margin: 0; color: var(--pine); font-size: clamp(3.5rem,5.8vw,6.4rem); letter-spacing: -.04em; }
.areas-hero-visual { position: relative; min-height: 570px; align-self: center; overflow: hidden; background: linear-gradient(#aebfb4 0%,#dfe2d2 60%,#82917a 61%,#536b58 100%); }.areas-sun { position: absolute; width: 330px; height: 330px; left: 18%; top: 8%; border-radius: 50%; background: rgba(255,243,203,.4); }.areas-ridge { position: absolute; width: 130%; height: 38%; left: -15%; bottom: -12%; border-radius: 50% 50% 0 0; }.ridge-back { bottom: -1%; background: #748571; transform: rotate(-3deg); }.ridge-front { background: #405d4d; transform: rotate(3deg); }.areas-home { position: absolute; z-index: 2; left: 47%; bottom: 17%; color: var(--cream); font: 400 11rem/1 "Newsreader",serif; text-shadow: 0 7px 20px rgba(25,59,50,.25); }
.areas-intro { display: grid; grid-template-columns: .45fr 1.55fr; gap: 5vw; padding: clamp(5rem,8vw,8rem) clamp(1.5rem,8vw,8rem) 3rem; background: var(--paper); }.areas-intro > div { display: grid; grid-template-columns: 1fr .75fr; gap: 6vw; align-items: end; }.areas-intro > div > p { max-width: 560px; margin: 0; color: var(--moss); }
.county-grid { display: grid; grid-template-columns: repeat(2,1fr); padding: 0 clamp(1.5rem,8vw,8rem) clamp(5rem,9vw,9rem); background: var(--paper); }.county-card { min-height: 390px; padding: clamp(2rem,4vw,4rem); border-top: 1px solid var(--line); }.county-card:nth-child(odd) { border-right: 1px solid var(--line); }.county-number { color: var(--clay); font-size: 10px; letter-spacing: .18em; }.county-card h2 { margin-top: 1.4rem; font-size: clamp(2.4rem,3.6vw,3.8rem); }.county-card > p { max-width: 560px; color: var(--moss); }.town-list { display: flex; flex-wrap: wrap; gap: .55rem; margin-top: 2rem; }.town-list span { padding: .5rem .75rem; color: var(--pine); background: var(--cream); border: 1px solid var(--line); font-size: 11px; }.surrounding-card { background: #ece7dc; }.surrounding-card .text-link { margin-top: 1.5rem; }
.area-paths { display: grid; grid-template-columns: 1fr 1fr; background: var(--pine); }.area-paths article { padding: clamp(4rem,7vw,7rem) clamp(2rem,6vw,6rem); color: white; }.area-paths article:first-child { border-right: 1px solid rgba(255,255,255,.18); }.area-paths article:last-child { background: #244a3e; }.area-paths h2 { color: white; font-size: clamp(2.8rem,4.4vw,4.7rem); }.area-paths .section-kicker { color: var(--brass); }.area-paths p:not(.section-kicker) { max-width: 560px; color: #bdc8c3; }.area-paths .button { margin-top: 1.5rem; }.area-paths .button-light:hover { color: white; }

/* Let's Talk Real Estate */
.articles-page .realtor-lockup { gap: .4rem; padding-left: .25rem; border-left: 0; }.articles-page .realtor-emblem { width: 27px; height: 27px; border-width: 1px; font-size: 17px; }.articles-page .realtor-lockup strong { font-size: 9px; letter-spacing: .08em; }.articles-page .realtor-lockup small { margin-top: .25rem; font-size: 7px; }
.home-articles { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(3rem,8vw,8rem); padding: clamp(4rem,6vw,6rem) clamp(1.5rem,8vw,8rem); background: #ece7dc; }.home-articles h2 { font-size: clamp(2.7rem,4vw,4.2rem); }.home-articles-intro > p:not(.section-kicker) { max-width: 480px; color: var(--moss); }.home-articles .button { margin-top: 1rem; }.home-article-list { align-self: center; }
.articles-empty { min-height: 260px; display: grid; place-content: center; padding: 3rem; text-align: center; background: var(--cream); border: 1px solid var(--line); }.articles-empty span { color: var(--pine); font: 500 clamp(1.6rem,2.5vw,2.2rem) "Newsreader",serif; }.articles-empty p { max-width: 480px; margin: .8rem auto 0; color: var(--moss); }.compact-empty { min-height: 190px; }
.articles-hero { display: grid; grid-template-columns: 1.25fr .75fr; gap: clamp(3rem,8vw,8rem); min-height: 600px; padding: clamp(4rem,7vw,7rem) clamp(1.5rem,8vw,8rem); background: var(--cream); }.articles-hero > div { align-self: center; }.articles-hero h1 { max-width: 900px; margin: 0; color: var(--pine); font-size: clamp(3.5rem,6vw,6.5rem); letter-spacing: -.04em; }.articles-hero aside { align-self: center; padding: 1.5rem; background: var(--pine); color: white; }.articles-hero aside > span,.articles-hero aside > strong { display: block; }.articles-hero aside > span { color: var(--brass); font-size: 9px; letter-spacing: .17em; text-transform: uppercase; }.articles-hero aside > strong { margin: .65rem 0 1.3rem; font: 500 clamp(1.25rem,2vw,1.7rem)/1.3 "Newsreader",serif; }.articles-hero aside img { display: block; width: 100%; max-height: 310px; object-fit: cover; object-position: center 25%; }
.articles-hero:not(:has(aside)) { grid-template-columns: minmax(0, 980px); }
.article-library { padding: clamp(5rem,9vw,9rem) clamp(1.5rem,8vw,8rem); background: var(--paper); }.article-library-heading { display: grid; grid-template-columns: 1fr .65fr; gap: 5vw; align-items: end; margin-bottom: 3rem; }.article-library-heading > p { max-width: 520px; margin: 0; color: var(--moss); }.article-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.2rem; }.article-grid .articles-empty { grid-column: 1/-1; }
.article-card { min-height: 330px; display: flex; flex-direction: column; padding: 2rem; background: var(--cream); border-top: 3px solid var(--clay); }.article-card time { color: var(--clay); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }.article-card h2 { margin: 1.2rem 0; font-size: clamp(1.8rem,2.5vw,2.5rem); }.article-card p { color: var(--moss); }.article-card .text-link { align-self: flex-start; margin-top: auto; }
.featured-article { display: grid; grid-template-columns: 1.35fr .65fr; min-height: 390px; margin-bottom: 1.2rem; color: white; background: var(--pine); }.featured-article > div:first-child { align-self: center; padding: clamp(2rem,5vw,5rem); }.featured-article time { color: var(--brass); font-size: 10px; letter-spacing: .18em; text-transform: uppercase; }.featured-label { margin-left: 1rem; padding: .3rem .55rem; border: 1px solid rgba(255,255,255,.3); font-size: 9px; letter-spacing: .12em; text-transform: uppercase; }.featured-article h2 { max-width: 780px; margin: 1.4rem 0; color: white; font-size: clamp(2.7rem,4.5vw,4.8rem); }.featured-article .article-preview { color: #bdc8c3; }.featured-article .button { margin-top: 1.2rem; background: white; color: var(--pine); }.featured-article-art { display: grid; place-content: center; text-align: center; background: #244a3e; }.featured-article-art span { color: var(--brass); font: 500 clamp(6rem,11vw,10rem)/.8 "Newsreader",serif; }.featured-article-art strong { margin-top: 1rem; letter-spacing: .3em; }
.pending-preview { font-style: italic; }.older-articles { margin-top: 0; }
.home-article-list { border-top: 1px solid rgba(25,59,50,.22); }.home-article-item { display: grid; grid-template-columns: 100px 1fr auto; align-items: center; gap: 1.2rem; padding: 1.15rem 0; border-bottom: 1px solid rgba(25,59,50,.22); }.home-article-item time { color: var(--clay); font-size: 9px; letter-spacing: .12em; text-transform: uppercase; }.home-article-item h3 { margin: 0; color: var(--pine); font-size: clamp(1.15rem,1.6vw,1.45rem); line-height: 1.2; }.home-article-item a { white-space: nowrap; font-size: 11px; font-weight: 600; }
.full-article { background: var(--paper); }.full-article-header { padding: clamp(4rem,8vw,8rem) clamp(1.5rem,15vw,15rem); background: var(--cream); }.full-article-header::before { content: "Let’s Talk Real Estate"; display: block; margin-bottom: 1.3rem; color: var(--clay); font-size: 10px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; }.full-article-header time { display: block; color: var(--clay); font-size: 10px; letter-spacing: .18em; text-transform: uppercase; }.full-article-header h1 { max-width: 1000px; margin: 1.5rem 0; color: var(--pine); font-size: clamp(3.2rem,6vw,6.2rem); letter-spacing: -.04em; }.full-article-header > p { color: var(--moss); }.article-body { max-width: 820px; margin: 0 auto; padding: clamp(4rem,8vw,8rem) 1.5rem; color: var(--ink); font-size: 1.05rem; line-height: 1.8; }.article-body p { margin: 0 0 1.35rem; }.article-body h2 { margin: 2.8rem 0 1rem; font-size: clamp(2rem,3.5vw,3rem); }.article-body ul { margin: .5rem 0 1.8rem; padding-left: 1.25rem; }.article-body li { margin: .55rem 0; padding-left: .35rem; }.article-body li::marker { color: var(--clay); }.article-signature { margin-top: 3rem !important; padding-top: 1.5rem; color: var(--moss); border-top: 1px solid var(--line); }.article-pagination { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); }.article-pagination a { padding: 2rem clamp(1.5rem,6vw,6rem); background: var(--cream); }.article-pagination a:last-child { text-align: right; }.article-pagination span,.article-pagination strong { display: block; }.article-pagination span { color: var(--clay); font-size: 9px; letter-spacing: .13em; text-transform: uppercase; }.article-pagination strong { margin-top: .4rem; color: var(--pine); font: 500 1.2rem "Newsreader",serif; }
.article-template-message { min-height: 100vh; display: grid; place-content: center; padding: 2rem; text-align: center; background: var(--cream); }.article-template-message h1 { max-width: 800px; margin: 0 auto; color: var(--pine); font-size: clamp(3rem,6vw,6rem); }.article-template-message > p:not(.section-kicker) { max-width: 620px; margin: 2rem auto; color: var(--moss); }.article-template-message .button { justify-self: center; }
@media (max-width: 1120px) and (min-width: 851px) {
  .site-header { height: 76px; }.menu-button { width: 36px; display: grid; gap: 5px; padding: 8px; }.menu-button span:not(.sr-only) { height: 2px; background: var(--pine); }
  nav { position: absolute; z-index: 20; display: none; flex-direction: column; align-items: stretch; left: 0; right: 0; top: 76px; padding: 1.5rem; background: var(--cream); border-bottom: 1px solid var(--line); } nav.open { display: flex; }
}
@media (max-width: 850px) {
  .site-header { height: 76px; }.menu-button { width: 36px; display: grid; gap: 5px; padding: 8px; }.menu-button span:not(.sr-only) { height: 2px; background: var(--pine); }
  nav { position: absolute; z-index: 20; display: none; flex-direction: column; align-items: stretch; left: 0; right: 0; top: 76px; padding: 1.5rem; background: var(--cream); border-bottom: 1px solid var(--line); } nav.open { display: flex; }
  .hero { grid-template-columns: 1fr; }.hero-copy { padding-top: 5rem; }.hero-visual { min-height: 500px; }
  .welcome-grid, .communities, .contact { grid-template-columns: 1fr; gap: 3rem; }.section-heading { display: block; }.section-heading > p { margin-top: 1.5rem; }.about-photo-wrap { margin: 0 auto; }.credentials { grid-template-columns: 1fr; }.credentials > div { border-right: 0; border-bottom: 1px solid var(--line); }.credentials > div:last-child { border-bottom: 0; }
  .service-grid { grid-template-columns: 1fr; }.service-card { min-height: 360px; }
  .review-grid { grid-template-columns: 1fr; }.contact-form { grid-column: 1; grid-row: auto; } footer { grid-template-columns: 1fr; }.brokerage { text-align: left; }.legal { text-align: left; }
  .buyer-hero { grid-template-columns: 1fr; }.buyer-hero-photo { height: 360px; min-height: 0; }.buyer-section-intro,.buyer-support,.relocation,.buyer-cta,.seller-decisions,.areas-hero,.areas-intro,.areas-intro > div,.area-paths { grid-template-columns: 1fr; }.buyer-section-intro .section-kicker { grid-column: 1; }.buyer-support { gap: 3rem; }.relocation-landscape { min-height: 420px; }.buyer-cta-actions { min-width: 0; max-width: 360px; }.seller-decision-card:first-child { border-right: 0; border-bottom: 1px solid var(--line); }.areas-hero-visual { min-height: 430px; }.areas-intro { gap: 1rem; }.areas-intro > div { gap: 2rem; }.county-grid { grid-template-columns: 1fr; }.county-card:nth-child(odd) { border-right: 0; }.area-paths article:first-child { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.18); }
  .home-articles,.articles-hero,.article-library-heading { grid-template-columns: 1fr; }.articles-hero { min-height: 0; }.articles-hero aside { max-width: 480px; }.article-grid { grid-template-columns: 1fr; }.article-grid .articles-empty { grid-column: 1; }
  .featured-article { grid-template-columns: 1fr; }.featured-article-art { min-height: 220px; }.home-article-item { grid-template-columns: 90px 1fr; }.home-article-item a { grid-column: 2; }
}
@media (max-width: 520px) {
  .header-identity { gap: .55rem; }.brand-banner-link { height: 52px; }.brand-banner { height: 42px; }.realtor-lockup { gap: .35rem; padding-left: .55rem; }.realtor-emblem { width: 25px; height: 25px; font-size: 15px; }.realtor-lockup strong { font-size: 8px; }.realtor-lockup small { font-size: 7px; }.footer-brand-row { align-items: flex-start; }.footer-banner { width: min(230px,68%); height: auto; } h1 { font-size: 3.15rem; }.hero-actions, .contact-actions { align-items: flex-start; flex-direction: column; }.hero-proof { margin-top: 3rem; }.photo-caption { right: -.5rem; }.field-row { grid-template-columns: 1fr; gap: 0; }
  .hero-visual { min-height: 410px; }.house { transform: translateX(-50%) scale(.8); bottom: 13%; }.tree { font-size: 8rem; }.tree-two { font-size: 10rem; }
  .hero-note { left: 1rem; right: auto; }.welcome, .services, .communities { padding-top: 5rem; padding-bottom: 5rem; }
  .buyer-page .realtor-lockup,.seller-page .realtor-lockup,.areas-page .realtor-lockup,.articles-page .realtor-lockup { gap: .3rem; padding-left: 0; }.buyer-page .realtor-emblem,.seller-page .realtor-emblem,.areas-page .realtor-emblem,.articles-page .realtor-emblem { width: 23px; height: 23px; font-size: 14px; }.buyer-hero h1,.seller-hero h1,.areas-hero h1,.articles-hero h1 { font-size: 3.2rem; }.buyer-hero-photo { height: 350px; min-height: 0; }.buyer-hero-photo > img { object-position: center 25%; }.buyer-section-intro { margin-bottom: 2.5rem; }.journey-list { grid-template-columns: 1fr; }.journey-list li:nth-child(odd) { border-right: 0; padding-left: 1rem; }.journey-list li { padding: 1.5rem 1rem; }.relocation-house { left: 42%; font-size: 8rem; }.right-fit { text-align: left; }.seller-decision-card { padding-top: 4rem; padding-bottom: 4rem; }.areas-hero-visual { min-height: 350px; }.areas-home { font-size: 8rem; }.county-card { min-height: 0; padding-top: 3rem; padding-bottom: 3rem; }.articles-empty { min-height: 200px; padding: 2rem 1.2rem; }
  .home-article-item { grid-template-columns: 1fr; gap: .5rem; }.home-article-item a { grid-column: 1; }.featured-label { display: inline-block; margin: .6rem 0 0; }.article-pagination { grid-template-columns: 1fr; }.article-pagination a:last-child { text-align: left; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; }.back-to-top { transition: none; } }

.form-honeypot { position: absolute !important; left: -9999px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.form-status { color: var(--pine); font-size: 12px; font-weight: 600; }
.form-status-error { color: var(--clay); }