:root{--cream:#F8F5F2;--blush:#E8DCD6;--taupe:#C8AB9D;--tan:#BE9166;--tan-dark:#8A5E3A;--terra:#9A5A44;--terra-dark:#7E4733;--ink:#1D1F1E;--taupe-dark:#7D6D61;--muted:#5d5651;--radius:999px;--max:1120px}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:84px;color-scheme:light}
body{font-family:'Montserrat',Arial,sans-serif;background:var(--cream);color:var(--ink);line-height:1.75;font-size:16px;letter-spacing:.03em;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:'Italiana','Times New Roman',serif;font-weight:400;text-transform:uppercase;letter-spacing:.08em;line-height:1.15}
h1{font-size:clamp(2.3rem,6vw,4.2rem)}
h2{font-size:clamp(1.8rem,4vw,2.8rem);margin-bottom:1rem}
h3{font-size:1.5rem;margin-bottom:.6rem}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.eyebrow{font-size:.78rem;letter-spacing:.3em;text-transform:uppercase;color:var(--tan-dark);margin-bottom:1rem;font-weight:500}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px 12px;z-index:100}
.btn{display:inline-block;padding:14px 32px;border-radius:var(--radius);background:var(--terra);color:#fff;text-decoration:none;font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;border:1px solid var(--terra);transition:background .2s}
.btn:hover{background:var(--terra-dark)}
.btn.ghost{background:transparent;color:var(--terra)}
.btn.ghost:hover{background:var(--terra);color:#fff}
.btn.light{background:var(--cream);color:var(--terra);border-color:var(--cream)}
.btn-row{display:flex;gap:14px;flex-wrap:wrap;margin-top:1.8rem}
header.site{position:sticky;top:0;z-index:50;background:rgba(248,245,242,.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--blush)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{font-family:'Italiana',serif;text-transform:uppercase;letter-spacing:.14em;font-size:1.35rem;text-decoration:none}
.nav ul{display:flex;gap:28px;list-style:none;align-items:center}
.nav ul a{text-decoration:none;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
.nav ul a:hover,.nav ul a[aria-current]{color:var(--terra)}
.nav .btn{padding:10px 22px;color:#fff}
.menu-btn{display:none;background:none;border:0;font:inherit;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;color:var(--ink)}
.hero{display:grid;grid-template-columns:1.05fr 1fr;min-height:640px}
.hero-text{display:flex;flex-direction:column;justify-content:center;padding:80px max(24px,calc((100vw - var(--max))/2)) 80px max(24px,calc((100vw - var(--max))/2));background:var(--blush)}
.hero-text p.sub{font-size:1.05rem;margin-top:1.4rem;max-width:30rem;color:var(--muted)}
.ph{background:linear-gradient(135deg,var(--taupe),var(--blush));display:flex;align-items:center;justify-content:center;color:#fff;font-size:.72rem;letter-spacing:.25em;text-transform:uppercase;text-align:center;padding:16px}
.hero .ph{min-height:420px}
section{padding:96px 0}
.intro{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.intro p+p{margin-top:1rem}
.video{aspect-ratio:16/10;border-radius:200px 200px 8px 8px}
.center{text-align:center}
.lead{max-width:40rem;margin:0 auto 3rem;color:var(--muted)}
.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.card{background:#fff;border:1px solid var(--blush);padding:44px 40px}
.card p{color:var(--muted);margin-bottom:1.4rem}
.card a.more{font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--terra);font-weight:500}
.alt{background:var(--blush)}
.tiktoks{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-bottom:2.4rem}
.tiktoks .ph{aspect-ratio:9/16;border-radius:8px}
.reviews-box{border:1px solid var(--taupe);padding:48px 32px;max-width:720px;margin:0 auto;background:var(--cream)}
.areas{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;list-style:none;margin-top:1.6rem}
.areas li{border:1px solid var(--taupe);border-radius:var(--radius);padding:8px 22px;font-size:.78rem;letter-spacing:.18em;text-transform:uppercase}
.about-band{background:var(--terra);color:var(--cream)}
.about-band .eyebrow{color:var(--blush)}
.about-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:center}
.about-grid .ph{aspect-ratio:4/5;border-radius:8px;background:linear-gradient(135deg,var(--tan),var(--taupe))}
.faq{max-width:760px;margin:0 auto}
.faq details{border-bottom:1px solid var(--taupe);padding:20px 0}
.faq summary{cursor:pointer;font-weight:500;list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::after{content:"+";color:var(--terra);font-size:1.4rem;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{margin-top:12px;color:var(--muted)}
.cta{background:var(--blush)}
.cta .phone{display:block;font-family:'Italiana',serif;font-size:clamp(1.8rem,4vw,2.6rem);letter-spacing:.1em;text-decoration:none;margin-top:1.2rem}
footer.site{background:var(--ink);color:#d9d2cc;padding:64px 0 32px;font-size:.85rem}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
footer h3{color:#fff;font-size:1.1rem}
footer a{text-decoration:none}footer a:hover{color:var(--taupe)}
footer ul{list-style:none}footer li{margin-bottom:6px}
.legal{border-top:1px solid #3a3d3b;margin-top:40px;padding-top:24px;font-size:.78rem;color:#a39b95}
@media(max-width:860px){
.hero,.intro,.about-grid,.cards,.foot{grid-template-columns:1fr}
.hero{min-height:0}.hero .ph{min-height:320px;order:-1}
.hero-text{padding:56px 24px}
.tiktoks{grid-template-columns:repeat(2,1fr)}
section{padding:64px 0}
.intro,.about-grid{gap:36px}
.menu-btn{display:block}
.nav ul{display:flex;visibility:hidden;opacity:0;transform:translateY(-10px);pointer-events:none;transition:opacity .22s ease,transform .22s ease,visibility 0s linear .22s;position:absolute;top:76px;left:0;right:0;background:var(--cream);flex-direction:column;padding:24px;gap:20px;border-bottom:1px solid var(--blush)}
.nav ul.open{visibility:visible;opacity:1;transform:none;pointer-events:auto;transition:opacity .22s ease,transform .22s ease,visibility 0s}@media(prefers-reduced-motion:reduce){.nav ul,.nav ul.open{transition:none}}
.card{padding:32px 26px}
}
.photo{width:100%;height:100%;object-fit:cover;object-position:top center}
.hero-photo{min-height:420px;max-height:760px;overflow:hidden}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 12%}
.frame{border-radius:200px 200px 8px 8px;overflow:hidden;aspect-ratio:4/5}
.frame img{width:100%;height:100%;object-fit:cover;object-position:top center}
.about-grid .frame{border-radius:8px}
.page-hero{background:var(--blush);padding:88px 0 72px}
.page-hero p.sub{max-width:36rem;margin-top:1.2rem;color:var(--muted);font-size:1.05rem}
.crumbs{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;margin-bottom:1.4rem;color:var(--tan-dark)}
.crumbs a{text-decoration:none}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;list-style:none;counter-reset:s}
.steps li{background:#fff;border:1px solid var(--blush);padding:36px 32px;counter-increment:s}
.steps li::before{content:"0" counter(s);font-family:'Italiana',serif;font-size:2.2rem;color:var(--tan-dark);display:block;margin-bottom:.4rem}
.steps h3{font-size:1.3rem}
.steps p{color:var(--muted)}
.split{display:grid;grid-template-columns:.8fr 1.2fr;gap:64px;align-items:start}
.split p+p{margin-top:1rem}
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.values div{border-top:1px solid var(--tan);padding-top:20px}
.values p{color:var(--muted)}
.facts{list-style:none;margin-top:1.4rem;border-top:1px solid var(--taupe)}
.facts li{padding:12px 0;border-bottom:1px solid var(--taupe);font-size:.9rem}
.contact-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:64px;align-items:start}
form label{display:block;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin:1.2rem 0 .4rem}
form input,form select,form textarea{width:100%;padding:14px 16px;border:1px solid var(--taupe);background:#fff;font:inherit;letter-spacing:.02em;color:var(--ink);border-radius:4px}
form input:focus,form select:focus,form textarea:focus{outline:2px solid var(--terra);outline-offset:1px}
form textarea{min-height:140px;resize:vertical}
form button{margin-top:1.6rem;cursor:pointer;font-family:inherit}
.hp{position:absolute;left:-9999px}
.info-card{background:var(--blush);padding:36px 32px}
.info-card h3{font-size:1.3rem}
.info-card p,.info-card li{margin-bottom:.8rem}
.info-card ul{list-style:none}
.prose{max-width:760px}
.prose h2{font-size:1.6rem;margin-top:2.2rem}
.prose p,.prose ul{margin-top:.8rem;color:var(--muted)}
.prose ul{padding-left:1.2rem}
@media(max-width:860px){.steps,.values,.split,.contact-grid{grid-template-columns:1fr}.page-hero{padding:56px 0 48px}.contact-grid,.split{gap:36px}.hero-photo{min-height:360px;order:-1;max-height:520px}}

picture{display:block}
.hero-photo picture,.frame picture{width:100%;height:100%}
:focus-visible{outline:3px solid var(--terra);outline-offset:3px}
.banner{background:#fff3cd;border:1px solid #e0c36a;padding:16px 20px;margin-bottom:2rem;font-size:.9rem;color:#4a3b00;border-radius:4px}
.fab{position:fixed;right:14px;bottom:calc(14px + env(safe-area-inset-bottom));display:flex;flex-direction:column;align-items:flex-end;gap:10px;z-index:60;opacity:0;transform:translateY(12px);pointer-events:none;transition:opacity .25s,transform .25s}
.fab.show{opacity:1;transform:none;pointer-events:auto}
.pill{display:flex;background:var(--terra);border-radius:999px;box-shadow:0 6px 18px rgba(0,0,0,.28);overflow:hidden}
.pill a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:48px;min-width:48px;padding:0 20px;color:#fff;text-decoration:none;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:500}
.pill a+a{border-left:1px solid rgba(255,255,255,.35)}
.pill svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round;flex:none}
.totop{width:42px;height:42px;border-radius:50%;border:0;background:var(--cream);color:var(--terra);box-shadow:0 4px 12px rgba(0,0,0,.25);cursor:pointer;display:flex;align-items:center;justify-content:center}
.totop svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.form-error{color:#9b1c1c;margin-top:1rem;font-size:.9rem}
.mini{background:#fff;border:1px solid var(--blush);padding:12px 32px 36px;max-width:640px;margin:3rem auto 0;text-align:left}
.mini h3{margin-top:1.6rem}
.note{font-size:.8rem;color:var(--muted);margin-top:1rem}
.lead a,.card p a,.prose a,.note a,.faq a{color:var(--terra)}
button:disabled{opacity:.6;cursor:wait}
@media(max-width:860px){.pill a span{display:none}.pill a{padding:0;width:48px}.navcta{display:none}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}

.brand{display:flex;flex-direction:column;line-height:1.1}
.brand small{font-family:'Montserrat',Arial,sans-serif;font-size:.6rem;letter-spacing:.22em;text-transform:none;margin-top:6px;color:var(--muted)}
.hero-text,.page-hero{background:var(--taupe-dark);color:var(--cream)}
.hero-text .eyebrow,.page-hero .eyebrow,.page-hero .crumbs{color:var(--blush)}
.hero-text p.sub,.page-hero p.sub{color:var(--cream)}
.page-hero .crumbs a{color:var(--blush)}
.hero-text .btn{background:var(--cream);color:var(--terra-dark);border-color:var(--cream)}
.hero-text .btn:hover{background:var(--blush)}
.hero-text .btn.ghost{background:transparent;color:var(--cream);border-color:var(--cream)}
.hero-text .btn.ghost:hover{background:var(--cream);color:var(--terra-dark)}
@media(max-width:860px){.brand small{font-size:.5rem;letter-spacing:.16em}}

.intro-video{max-width:340px;margin:0 auto;width:100%}
.intro-video video{display:block;width:100%;height:auto;aspect-ratio:9/16;border-radius:24px;background:var(--blush);box-shadow:0 12px 30px rgba(29,31,30,.15);object-fit:cover}
@media(max-width:860px){.intro-video{max-width:300px}}
@media(min-width:861px){.split .frame{position:sticky;top:104px}}
.insurance{max-width:760px;margin:0 auto;border:1px solid var(--taupe);background:#fff;padding:44px 40px}.insurance p+p{margin-top:1rem}.insurance .eyebrow{margin-bottom:.6rem}@media(max-width:860px){.insurance{padding:32px 24px}}

.buy-hero{display:grid;grid-template-columns:1.1fr 1.1fr;min-height:560px;background:var(--taupe-dark);color:var(--cream)}
.buy-hero-text{display:flex;flex-direction:column;justify-content:center;padding:72px 48px 72px max(24px,calc((100vw - var(--max))/2))}
.buy-hero-text .crumbs{color:var(--blush)}.buy-hero-text .crumbs a{color:var(--blush)}
.buy-hero-text p.sub{color:var(--cream);margin-top:1.2rem;max-width:30rem;font-size:1.05rem}
.buy-hero-photo{min-height:360px;overflow:hidden}
.buy-hero-photo picture{display:block;width:100%;height:100%}
.buy-hero-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 50%;display:block}
@media(max-width:860px){.buy-hero{grid-template-columns:1fr;min-height:0}.buy-hero-photo{order:-1;min-height:0;height:420px}.buy-hero-text{padding:40px 24px 48px}}
.sell-hero .buy-hero-photo img{object-position:50% 60%}
@media(max-width:860px){.sell-hero .buy-hero-photo img{object-position:30% 68%}}
.buy-hero-text h1{font-size:clamp(1.9rem,3.4vw,2.9rem);line-height:1.12}
.checklist{list-style:none;max-width:640px;margin:0 auto;display:grid;gap:14px}
.checklist li{background:#fff;border:1px solid var(--blush);padding:16px 20px 16px 52px;position:relative;color:var(--ink)}
.checklist li::before{content:"";position:absolute;left:20px;top:21px;width:14px;height:8px;border-left:2px solid var(--terra);border-bottom:2px solid var(--terra);transform:rotate(-45deg)}
.vals{list-style:none;display:grid;gap:18px;margin:1.4rem 0 1.8rem}
.vals li{border-left:2px solid var(--blush);padding-left:18px}
.vals h3{font-size:1.15rem;color:var(--cream)}
.vals p{color:var(--cream);margin-top:.2rem}
.cities{list-style:none;display:flex;flex-wrap:wrap;justify-content:center;gap:20px;margin-top:2.4rem;text-align:left}
.cities li{flex:0 1 calc(33.333% - 14px);min-width:260px;background:#fff;border:1px solid var(--blush);border-top:3px solid var(--terra);padding:26px 24px}
.cities h3{font-size:1.25rem}
.cities p{color:var(--muted);margin-top:.5rem}
@media(max-width:860px){.cities li{flex-basis:100%}}
.foot .social{display:flex;gap:6px;list-style:none}
.foot .social a{display:inline-flex;align-items:center;justify-content:center;min-height:48px;min-width:48px}
.foot .social{margin-left:-13px}
.brand small{font-size:.74rem;letter-spacing:.16em}
@media(max-width:860px){.brand small{font-size:.64rem;letter-spacing:.1em}}
.buy-hero{position:relative;display:block;min-height:600px;background:var(--taupe-dark);overflow:hidden}
.buy-hero-photo{position:absolute;inset:0;min-height:0;height:100%;order:0}
.buy-hero-photo img{object-position:60% 50%}
.buy-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(52,43,37,.88) 0%,rgba(52,43,37,.7) 38%,rgba(52,43,37,.18) 72%,rgba(52,43,37,0) 100%);z-index:1;pointer-events:none}
.buy-hero-text{position:relative;z-index:2;max-width:640px;min-height:600px;padding:72px 24px 72px max(24px,calc((100vw - var(--max))/2))}
@media(max-width:860px){
.buy-hero{min-height:560px}
.buy-hero::after{background:linear-gradient(0deg,rgba(52,43,37,.92) 0%,rgba(52,43,37,.78) 38%,rgba(52,43,37,.15) 70%,rgba(52,43,37,0) 100%)}
.buy-hero-text{min-height:560px;justify-content:flex-end;padding:40px 24px 40px}}
@media(max-width:860px){.navcta{display:block}.nav .navcta .btn{display:inline-block;width:100%;text-align:center}}
@media(min-width:861px){
.hero{position:relative;display:block;min-height:680px;background:#1d2230;overflow:hidden}
.hero-photo{position:absolute;inset:0;min-height:0;max-height:none;height:100%}
.hero-photo img{object-position:70% 20%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,24,34,.55) 0%,rgba(20,24,34,.25) 40%,rgba(20,24,34,0) 65%);z-index:1;pointer-events:none}
.hero-text{position:relative;z-index:2;background:transparent;max-width:640px;min-height:680px;padding:80px 24px 80px max(24px,calc((100vw - var(--max))/2))}
}
.panorama{margin:2.2rem auto 0;max-width:var(--max)}
.panorama img{width:100%;height:auto;display:block;border-radius:6px;aspect-ratio:3/1;object-fit:cover}
@media(max-width:860px){.panorama img{aspect-ratio:16/9}}
.card{padding:0;overflow:hidden}
.card-img img{width:100%;height:auto;display:block;aspect-ratio:3/2;object-fit:cover}
.card>h3,.card>p,.card>a.more{margin-left:40px;margin-right:40px}
.card>h3{margin-top:30px}
.card>a.more{display:inline-block;margin-bottom:40px}
@media(max-width:860px){.card>h3,.card>p,.card>a.more{margin-left:26px;margin-right:26px}.card>h3{margin-top:24px}.card>a.more{margin-bottom:30px}}
@media(min-width:861px){.pano-low img{aspect-ratio:5/2;object-position:50% 80%}}

.cta .phone{font-family:'Montserrat',sans-serif;font-weight:300;letter-spacing:.14em;font-size:clamp(1.9rem,5.5vw,2.6rem);color:var(--ink)}
.values p+p{margin-top:.9rem}

.tiktoks video{display:block;width:100%;height:auto;aspect-ratio:9/16;border-radius:8px;background:var(--blush);object-fit:cover}
@media(min-width:861px) and (max-width:1120px){.nav ul{gap:14px}.nav ul a{letter-spacing:.1em;white-space:nowrap}.nav .btn{padding:10px 16px}.brand{white-space:nowrap}.brand{font-size:.95rem}}

.process-intro{max-width:760px;margin:1.6rem auto 0;text-align:center}
.process-intro p+p,.process li p+p,.process-close p+p{margin-top:1rem}
.process{max-width:760px;margin:2.4rem auto 0;list-style:none}
.process li{padding:2rem 0;border-top:1px solid var(--blush)}
.process h3{font-size:1.45rem;margin-bottom:1rem}
.process li p{color:var(--muted)}
.process-close{max-width:760px;margin:1rem auto 0;padding:2.4rem 0 0;border-top:1px solid var(--taupe);text-align:center}
.process-close h3{margin-bottom:1rem}
.process-close .btn-row{margin-top:1.6rem}
.reviews{display:grid;grid-template-columns:1fr;gap:28px;text-align:left;max-width:820px;margin:2.4rem auto 0}
.review{background:#fff;border:1px solid var(--blush);padding:32px;margin:0}
.review .stars{color:var(--tan-dark);letter-spacing:.2em;margin-bottom:.8rem;font-size:1rem}
.review blockquote p+p{margin-top:1rem}
.review figcaption{margin-top:1.2rem;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500}
.review figcaption span{display:block;color:var(--muted);letter-spacing:.14em;margin-top:.3rem;font-weight:400}
.map-embed{max-width:var(--max);margin:2rem auto 0}
.map-embed iframe{display:block;width:100%;height:450px;border:0;border-radius:6px}
@media(max-width:860px){.reviews{grid-template-columns:1fr}.map-embed iframe{height:360px}}

.reviews{grid-template-columns:1fr 1fr;align-items:start;max-width:var(--max)}
.review details.more summary{cursor:pointer;list-style:none;margin-top:1rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--terra)}
.review details.more summary::-webkit-details-marker{display:none}
.review details.more[open] summary{margin-bottom:1rem}
.review details.more p+p{margin-top:1rem}
@media(max-width:860px){.reviews{grid-template-columns:1fr}}
.steps+.process-close{margin-top:2.8rem}.process-close+.panorama{margin-top:3rem}

.process li{padding:0}
.process details.step{border-top:0}
.process summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px;padding:1.5rem 0}
.process summary::-webkit-details-marker{display:none}
.process summary::after{content:"+";color:var(--terra);font-size:1.6rem;line-height:1;flex:none}
.process details[open] summary::after{content:"\2013"}
.process summary h3{margin:0;font-size:1.3rem}
.process .step-body{padding:0 0 2rem}
.process .step-body p{color:var(--muted)}
.process .step-body p+p{margin-top:1rem}
@media(max-width:860px){.process summary h3{font-size:1.1rem}.process summary{padding:1.2rem 0}}

.process summary{align-items:flex-start}
.process summary::after{margin-top:.2rem}
.process .stext{display:block}
.process .teaser{display:block;margin-top:.5rem;color:var(--muted);font-size:1rem;line-height:1.6}
.process details[open] .teaser{display:none}
.process details[open] summary{padding-bottom:.6rem}

.process summary h3{display:flex;align-items:baseline;gap:1.1rem}
.process .num{font-family:'Italiana',serif;font-size:1.9rem;color:var(--terra);line-height:1;min-width:1.6rem}
.process .teaser{padding-left:2.7rem}
.process details[open] .step-body{padding-left:2.7rem}

@media(min-width:1024px){.reviews{grid-template-columns:repeat(3,1fr);gap:24px}.review{padding:28px}}

.card>a.btn{margin:0 40px 36px;font-size:.78rem}
@media(max-width:860px){.card>a.btn{margin:0 26px 30px}}
.about-band .ins-note{margin-top:1.4rem;font-size:.9rem;line-height:1.6;opacity:.9}
.about-band .ins-note a{color:inherit;text-decoration:underline}