:root{--navy:#0c0f24;--navy-light:#181d36;--gold:#c8aa68;--gold-dark:#84652e;--paper:#f7f6f2;--ink:#171b2b;--muted:#60646c;--line:#deded7;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Roboto',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:106px}body{margin:0;color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;background:var(--paper)}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}a{color:inherit;text-decoration:none}button{color:inherit}img{display:block;max-width:100%}svg{fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}button,a{touch-action:manipulation}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid 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18px;gap:22px}.full{width:100%}.text-button{display:inline-flex;gap:18px;align-items:center;background:none;border:0;padding:10px 0;font-size:13px;font-weight:500;text-decoration:underline;text-underline-offset:5px}.text-button:hover{color:var(--gold-dark)}.site-header{background:var(--navy);border-bottom:1px solid #ffffff1c;color:#fff;position:sticky;top:0;z-index:20}.header-inner{display:flex;justify-content:space-between;align-items:center;height:102px}.brand{display:block;position:relative;overflow:hidden;width:270px;height:84px;flex-shrink:0}.brand img{position:absolute;max-width:none;width:335px;height:auto;left:-42px;top:-44px}.site-header nav{display:flex;align-items:center;gap:34px;font-size:12px}.site-header nav>a{padding:12px 0;color:#e0e1e9}.site-header nav>a:hover{color:var(--gold)}.menu-button{display:none;background:none;border:1px solid #ffffff40;border-radius:3px;width:44px;height:44px;padding:12px}.menu-button span{height:1px;width:18px;background:#fff;display:block;margin:5px 0}.hero{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);color:#fff;min-height:643px}.hero-copy{padding:66px 35px 32px max(56px,calc((100vw - 1232px)/2));position:relative}.hero .eyebrow{font-size:10px;letter-spacing:1.6px;color:#dbcfb6;display:flex;align-items:center;gap:14px}.gold-line{display:block;width:29px;height:1px;background:var(--gold)}h1{font-size:78px;line-height:.99;letter-spacing:-2.5px;margin-bottom:26px}h1 em{font-weight:400;color:#d8bc81;font-size:1.14em}.hero-description{color:#d3d5df;font-size:15px;line-height:1.8;margin-bottom:26px}.hero-footnote{font-size:11px;color:#b9bccb;margin-top:12px}.tagline{display:flex;align-items:center;gap:13px;font-family:var(--serif);font-size:23px;font-style:italic;color:#ded5c2;margin-top:37px;letter-spacing:.3px}.tagline span{height:1px;width:27px;background:#c8aa6866}.hero-scene{position:relative;overflow:hidden;border-bottom-left-radius:110px;min-height:643px}.landscape{width:100%;height:100%;position:absolute;object-fit:cover;object-position:50% 39%;filter:saturate(.86)}.hero-scene:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#08122275,transparent 40%)}.photo-label{position:absolute;bottom:54px;right:45px;display:flex;align-items:center;gap:14px;z-index:1}.photo-label svg{width:22px;height:25px;color:#f1dfb9}.photo-label div{font-size:10px;letter-spacing:1.8px}.photo-label small{display:block;font-size:20px;letter-spacing:.2px;font-family:var(--serif);margin-top:3px}.photo-credit{position:absolute;bottom:16px;right:25px;z-index:1;font-size:9px;color:#fff}.local-strip{padding:23px 24px;display:flex;justify-content:center;align-items:center;gap:35px;border-bottom:1px solid var(--line);background:#eeeee8}.local-strip>span{font-size:9px;letter-spacing:1.5px;font-weight:600;color:var(--gold-dark)}.local-strip p{font-size:12px;margin:0;color:#4d525c}.local-strip i{color:#a99772;margin:0 10px;font-style:normal}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:45px;margin-bottom:36px}.section-heading h2{margin-bottom:0}.section-heading>p{max-width:310px;font-size:14px;color:var(--muted);margin-bottom:2px}.path-tabs{display:grid;grid-template-columns:repeat(4,1fr);gap:15px;margin-bottom:24px}.path-tab{text-align:left;padding:24px 25px 20px;background:transparent;border:1px solid #d8d8d1;border-radius:4px;transition:background .2s,color .2s,border .2s;position:relative;min-width:0}.path-tab:hover{background:#efeee7;border-color:var(--gold)}.path-tab.active{background:var(--navy);color:#fff;border-color:var(--navy)}.tab-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:24px}.tab-top svg{width:32px;height:32px;color:var(--gold-dark)}.active .tab-top svg{color:var(--gold)}.path-number{font-size:10px;color:#727782}.active .path-number{color:#bdb5a7}.path-tab strong{display:block;font-family:var(--serif);font-size:29px;font-weight:500;margin-bottom:4px;line-height:1.25}.path-tab>span:last-child{display:flex;align-items:center;justify-content:space-between;gap:10px;font-size:11px;color:var(--muted);line-height:1.5}.path-tab.active>span:last-child{color:#d3d5de}.path-tab b{font-size:18px;font-weight:400;color:var(--gold-dark)}.path-tab.active b{color:var(--gold)}.path-panel{background:#fff;border:1px solid var(--line);border-radius:4px;display:grid;grid-template-columns:1fr 1.04fr}.path-intro{padding:39px 42px;display:flex;flex-direction:column}.path-intro>.eyebrow{color:var(--gold-dark);font-size:10px}.path-intro 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legend{font-size:13px;font-weight:500;display:block;margin-bottom:10px}.priorities{margin:23px 0;border:0;padding:0;min-width:0}.priorities legend{padding:0;margin-bottom:12px}.priorities legend span{font-size:11px;color:var(--muted);font-weight:400;display:block;margin-top:3px}select,input[type=text],input[type=email],textarea{width:100%;border:1px solid #d0d1ce;border-radius:3px;background:#fff;padding:12px 13px;font-size:14px;min-height:46px;color:var(--ink)}select{padding-right:30px}#priority-options{display:grid;grid-template-columns:1fr 1fr;gap:9px}.choice{display:flex;align-items:flex-start;gap:9px;font-size:12px;padding:11px 10px;border:1px solid #dcded8;border-radius:3px;cursor:pointer;line-height:1.4}.choice:has(input:checked){border-color:#ab8e51;background:#f4f0e6}.choice input,.plan-check input,.request-resource input{accent-color:var(--gold-dark);width:16px;height:16px;flex-shrink:0;margin:1px 0 0}.form-note{font-size:10px;text-align:center;color:var(--muted);margin:12px 0 0}.path-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:16px}.path-bottom p{font-size:12px;color:var(--muted);margin:0}.path-bottom .text-button{white-space:nowrap}.result-heading{display:flex;gap:13px;align-items:center;margin-bottom:18px}.result-check{display:flex;align-items:center;justify-content:center;border:1px solid #c8aa68;background:#f4efdf;border-radius:50%;height:39px;width:39px;flex-shrink:0;color:var(--gold-dark)}.result-heading .eyebrow{font-size:9px;margin-bottom:5px;letter-spacing:1.2px}.result-heading h4{margin:0}.planner #result-intro{font-size:12px;color:var(--muted)}.plan-check{display:flex;gap:11px;padding:12px 0;border-bottom:1px solid #e4e4dd;font-size:12px;cursor:pointer;line-height:1.6}.plan-check input{margin-top:2px}.plan-check:has(input:checked) span{color:#777;text-decoration:line-through}.checklist-progress{font-size:10px;margin:12px 0 18px;color:var(--gold-dark)}.save-actions{display:flex;justify-content:space-between;gap:10px;margin-top:10px}.save-actions button{font-size:11px}.about-section{background:#fff;border-top:1px solid var(--line)}.about-grid{display:grid;grid-template-columns:.9fr 1fr;align-items:center;gap:90px}.portrait-composition{position:relative;padding:0 22px 25px 0;max-width:490px}.portrait-composition:after{content:'';position:absolute;z-index:0;inset:30px 0 0 30px;border:1px solid var(--gold)}.portrait-frame{position:relative;z-index:1;background:var(--navy);border-top-left-radius:90px;overflow:hidden}.portrait-frame img{width:100%;height:470px;object-fit:cover;object-position:center top}.portrait-caption{position:relative;z-index:2;background:var(--navy);color:#fff;padding:21px 25px}.portrait-caption .eyebrow{font-size:8px;color:var(--gold);letter-spacing:1.6px}.portrait-caption p{font-family:var(--serif);font-size:22px;margin:5px 0 0}.about-copy h2{font-size:46px;margin-bottom:24px}.about-copy>p:not(.eyebrow):not(.license){font-size:14px;color:#5d626b;line-height:1.9;margin-bottom:16px;max-width:500px}.agent-signoff{display:flex;gap:22px;font-size:15px;font-weight:500;margin-top:26px;flex-wrap:wrap}.agent-signoff span+span{border-left:1px solid #c8c8c4;padding-left:22px}.license{font-size:10px;color:var(--muted);margin:6px 0 26px}.local-feature{margin-top:78px;border-top:1px solid var(--line);padding-top:32px;display:flex;gap:27px;align-items:center}.local-feature-photo{flex-shrink:0;width:145px;height:112px;overflow:hidden;border-radius:3px}.local-feature-photo img{height:100%;width:100%;object-fit:cover}.local-feature .eyebrow{font-size:9px;letter-spacing:1.5px;margin-bottom:6px}.local-feature h3{font-size:28px;margin-bottom:8px}.local-feature 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.email-address{font-size:12px;text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.contact-grid .housing strong{font-size:12px}.contact-grid .housing p{max-width:285px}.footer-bottom{border-top:1px solid #ffffff20;padding:19px 0;font-size:10px;color:#b5b9cb;display:flex;justify-content:space-between;align-items:center;gap:20px}.footer-bottom>div{display:flex;gap:22px;align-items:center}.footer-link{border:0;background:transparent;padding:7px 0;font-size:10px;color:#ccd0dd}.footer-link:hover{color:var(--gold)}.private-badge{color:#d7c69f;border:1px solid #ffffff25;border-radius:20px;padding:3px 10px;font-size:9px}.private-badge span{font-size:7px;margin-right:5px}dialog{border:0;border-top:3px solid var(--gold);background:var(--paper);padding:42px;width:min(630px,calc(100vw - 32px));max-height:90dvh;overflow:auto;border-radius:6px;color:var(--ink);box-shadow:0 30px 100px #0005}dialog::backdrop{background:#070b20bf;backdrop-filter:blur(5px)}dialog h2{font-size:36px;margin:8px 25px 17px 0}dialog p,dialog li{font-size:13px;color:#565d67}dialog a:not(.btn){text-decoration:underline;text-underline-offset:3px}dialog .dialog-close{position:absolute;right:15px;top:12px;width:40px;height:40px;font-size:30px;border:0;background:transparent;color:#4f535e;line-height:1}.dialog-eyebrow{font-size:9px;letter-spacing:1.8px;color:var(--gold-dark);font-weight:500}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:15px;margin:18px 0}.request-resource{display:flex;align-items:flex-start;gap:10px;font-size:13px;padding:10px 0;cursor:pointer}.request-resources{border:0;padding:0;margin:18px 0}.request-resources legend{font-size:13px;font-weight:500;margin-bottom:6px}.request-resource input{margin-top:4px}.request-textarea{margin:16px 0}textarea{resize:vertical;min-height:86px}.request-scope{font-size:11px!important;color:#676d76!important}.request-preview{white-space:pre-wrap;font:12px/1.8 var(--sans);overflow-wrap:anywhere;border:1px solid var(--line);background:#fff;padding:20px;border-radius:4px;max-height:300px;overflow:auto;margin:20px 0}.dialog-actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}.dialog-actions>.btn{flex:1}.dialog-actions .text-button{font-size:12px}#info-content h3{font-size:23px;margin:25px 0 10px}#info-content li{margin-bottom:10px}#info-content a{overflow-wrap:anywhere}.choose-options{display:grid;gap:11px;margin-top:20px}.choose-options button{text-align:left;border:1px solid var(--line);background:white;border-radius:4px;padding:16px;font-size:13px}.choose-options button:hover{border-color:var(--gold);background:#f5f0e5}.choose-options strong{font-weight:600;display:block;color:var(--navy);margin-bottom:4px}.choose-options span{font-size:12px;color:var(--muted)}.toast{position:fixed;bottom:25px;left:50%;transform:translateX(-50%);z-index:100;background:var(--navy);color:#fff;padding:14px 22px;border:1px solid var(--gold);border-radius:4px;font-size:13px;box-shadow:0 4px 25px #0003;max-width:calc(100vw - 30px)}.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-link{position:fixed;left:16px;top:-100px;z-index:200;background:#fff;padding:12px;color:var(--navy)}.skip-link:focus{top:8px}.noscript-note{padding:20px;background:#fff}.hidden,[hidden]{display:none!important}
@media(min-width:1600px){.hero-copy{padding-top:80px}.hero{min-height:680px}.hero-scene{min-height:680px}h1{font-size:88px}}
@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.hero-copy{padding-left:32px}h1{font-size:66px}.hero{min-height:620px}.hero-scene{min-height:620px}.site-header nav{gap:22px}.local-strip{gap:20px;flex-wrap:wrap}.local-strip p{font-size:11px}.local-strip i{margin:0 6px}.path-tab{padding:21px 18px}.path-tab>span:last-child{font-size:10px}.path-intro{padding:30px}.planner{padding:30px 25px}.about-grid{gap:50px}.about-copy h2{font-size:41px}.section-heading h2{font-size:43px}.section-heading>p{max-width:260px}.local-feature>a{white-space:normal;min-width:130px}.portrait-frame img{height:450px}}
@media(max-width:850px){.site-header nav{gap:17px}.site-header nav>a{font-size:11px}.brand{width:225px;height:76px}.brand img{width:286px;left:-36px;top:-38px}.header-inner{height:91px}.hero-copy{padding-top:53px;padding-right:20px}h1{font-size:58px}.hero .eyebrow{font-size:8px;letter-spacing:1px;gap:8px}.hero-description{font-size:13px}.hero-scene,.hero{min-height:584px}.hero-scene{border-bottom-left-radius:80px}.tagline{font-size:22px}.hero-copy .btn{font-size:12px;gap:20px}.photo-label{right:23px;bottom:50px}.section-heading{display:block}.section-heading>p{max-width:530px;margin-top:17px}.path-tab{padding:18px 14px}.path-tab strong{font-size:25px}.path-tab>span:last-child{font-size:10px}.path-tab b{display:none}.tab-top{margin-bottom:16px}.path-panel{grid-template-columns:1fr 1.1fr}.path-intro{padding:26px 23px}.path-intro h3{font-size:32px}.planner{padding:26px 20px}#priority-options{grid-template-columns:1fr}.choice{padding:9px 11px}.planner-top .eyebrow{font-size:8px}.time-pill{font-size:9px}.about-grid{gap:32px}.about-copy h2{font-size:36px}.portrait-frame img{height:410px}.agent-signoff{gap:10px;font-size:13px}.agent-signoff span+span{padding-left:10px}.portrait-caption{padding:18px}.portrait-caption p{font-size:20px}.contact-grid{gap:22px}.contact-grid strong,.contact-grid>div>a:not(.email-address){font-size:13px}.local-feature{gap:20px}.local-feature-photo{width:110px;height:115px}.local-feature h3{font-size:26px}}
@media(max-width:680px){html{scroll-padding-top:90px}.wrap{width:calc(100% - 40px)}.header-inner{height:85px}.brand{width:229px}.menu-button{display:block}.site-header nav{display:none;position:absolute;left:0;right:0;top:85px;background:var(--navy);padding:15px 20px 24px;box-shadow:0 10px 20px #0002;border-top:1px solid #fff2;align-items:stretch;gap:6px}.site-header nav.is-open{display:flex;flex-direction:column}.site-header nav>a{font-size:14px;padding:12px 6px}.site-header nav .btn{margin-top:5px}.hero{grid-template-columns:1fr;min-height:auto}.hero-copy{padding:41px 24px 32px}.hero .eyebrow{font-size:8px;letter-spacing:1.4px;margin-bottom:24px}.gold-line{width:20px}h1{font-size:65px;letter-spacing:-2px;margin-bottom:25px;line-height:1}.hero-description{font-size:14px;line-height:1.8;margin-bottom:24px}.hero-copy .btn{min-height:53px;font-size:14px}.hero-footnote{margin-bottom:0}.tagline{position:absolute;right:25px;bottom:39px;font-size:19px;margin:0;display:none}.hero-scene{min-height:350px;height:350px;margin-left:20px;border-bottom-left-radius:65px}.landscape{object-position:50% 31%}.photo-label{bottom:39px;right:22px}.photo-label small{font-size:23px}.photo-credit{right:18px;bottom:12px;font-size:8px}.local-strip{padding:22px 20px;display:block;text-align:center}.local-strip>span{font-size:8px;letter-spacing:1.2px}.local-strip p{font-size:11px;margin:8px auto 0;line-height:1.9;max-width:370px}.local-strip i{margin:0 5px}.section-space{padding:56px 0}.section-heading{margin-bottom:27px}.section-heading .eyebrow{font-size:9px;letter-spacing:1.5px}.section-heading h2{font-size:40px;line-height:1.05;letter-spacing:-.9px;max-width:340px}.section-heading>p{font-size:13px;margin-top:17px}.path-tabs{grid-template-columns:1fr 1fr;gap:10px;margin-bottom:18px}.path-tab{padding:17px 16px 15px}.tab-top{margin-bottom:14px}.tab-top svg{width:27px;height:27px}.path-tab strong{font-size:28px}.path-tab>span:last-child{font-size:10px;min-height:30px}.path-tab b{display:block;font-size:16px}.path-panel{display:block}.path-intro{padding:28px 24px 26px}.path-intro h3{font-size:35px}.path-intro>p:not(.eyebrow){font-size:13px}.resource-list{margin-bottom:19px}.resource-list li{padding:8px 0;font-size:12px}.planner{border-left:0;border-top:1px solid var(--line);padding:26px 22px}.planner-top .eyebrow{font-size:9px}.time-pill{font-size:9px}#priority-options{grid-template-columns:1fr 1fr}.choice{padding:11px 8px;font-size:11px}.field-label,.priorities legend{font-size:12px}.path-bottom{display:block;margin-top:19px}.path-bottom p{font-size:11px}.path-bottom .text-button{font-size:12px;margin-top:3px}.about-grid{display:flex;flex-direction:column;gap:43px}.portrait-composition{width:100%;max-width:440px;padding-right:19px}.portrait-frame{border-top-left-radius:70px}.portrait-frame img{height:auto;aspect-ratio:1/1.1;object-position:center top}.portrait-caption{padding:20px 23px}.portrait-caption p{font-size:24px}.portrait-caption .eyebrow{font-size:8px}.about-copy h2{font-size:40px;letter-spacing:-1px}.about-copy .eyebrow{font-size:9px;letter-spacing:1.4px}.about-copy>p:not(.eyebrow):not(.license){font-size:14px}.agent-signoff{font-size:14px;gap:12px}.agent-signoff span+span{padding-left:12px}.local-feature{margin-top:47px;display:grid;grid-template-columns:90px 1fr;gap:18px;padding-top:26px}.local-feature-photo{width:90px;height:126px}.local-feature .eyebrow{font-size:8px;letter-spacing:1px}.local-feature h3{font-size:25px}.local-feature p:not(.eyebrow){font-size:11px}.local-feature>a{grid-column:2;margin:0;font-size:11px;padding:0;white-space:normal}.site-footer{padding-top:28px}.footer-top{display:block;padding-bottom:24px}.footer-top>p{text-align:left;margin-top:11px;font-size:25px}.footer-top>p>span{font-size:10px}.contact-grid{grid-template-columns:1fr;gap:26px;padding:26px 0}.contact-grid strong,.contact-grid>div>a:not(.email-address){font-size:15px;margin-bottom:7px}.contact-grid p{font-size:12px}.contact-grid .email-address{font-size:13px}.contact-grid .housing p{max-width:100%;font-size:11px}.footer-bottom{display:block;padding:20px 0 26px}.footer-bottom>div{gap:17px;flex-wrap:wrap;margin-top:8px}.private-badge{margin-left:auto}.footer-link{min-height:36px}dialog{padding:34px 22px;width:calc(100vw - 24px);max-height:92dvh}dialog h2{font-size:32px;margin-right:15px}.form-row{grid-template-columns:1fr;gap:16px}.dialog-actions{gap:11px}.dialog-actions .btn{width:100%;flex-basis:100%}.save-actions{gap:6px}.save-actions button{font-size:10px}.result-heading h4{font-size:29px}}
@media(max-width:370px){h1{font-size:58px}.hero-copy{padding-left:20px}.path-tab{padding:15px 12px}.path-tab strong{font-size:25px}.path-tab b{display:none}.planner{padding:23px 16px}.agent-signoff{font-size:12px}.hero .eyebrow{letter-spacing:.9px}.private-badge{margin-left:0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
@media print{body>*:not(#print-content){display:none!important}#print-content{display:block!important;background:white;color:#111;padding:20px;font-size:12pt}#print-content img{width:270px;height:auto;margin-bottom:20px}#print-content h1{color:var(--navy);font-size:30pt;line-height:1.1}#print-content li{margin:12px 0;break-inside:avoid}#print-content .print-footer{font-size:9pt;border-top:1px solid #aaa;margin-top:30px;padding-top:15px}#print-content p{font-size:11pt}#print-content .print-contact{font-size:10pt}#print-content .print-contact strong{font-size:10pt}@page{margin:16mm;size:A4 portrait}}