*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#f5f3ed;color:#232622;font:16px/1.65 Arial,sans-serif}a{color:inherit}header{background:#151d19;color:white;padding:24px 6%;display:flex;align-items:center;justify-content:space-between;gap:25px}.brand{text-decoration:none;font:24px Georgia}.brand small{display:block;font:10px Arial;letter-spacing:2px;color:#ceb77d;margin-top:6px}nav{display:flex;gap:24px;align-items:center}nav a{text-decoration:none;font-size:13px}.btn{display:inline-block;padding:13px 23px;background:#cbb17b;color:#17221b;text-decoration:none;border:1px solid #cbb17b;font-size:13px;font-weight:bold;cursor:pointer}.outline{background:transparent;color:inherit;border-color:#848b80}.hero{background:#151d19;color:#fff;display:grid;grid-template-columns:1.1fr 1fr;min-height:650px}.hero-copy{padding:75px 12% 65px}.eyebrow{font-size:11px;letter-spacing:3px;text-transform:uppercase;color:#9a7b42}h1,h2,h3{font-family:Georgia,serif;font-weight:normal;line-height:1.12}h1{font-size:clamp(44px,5vw,76px);margin:20px 0 25px}h2{font-size:44px;margin:15px 0 24px}h3{font-size:27px}p{max-width:660px}.hero p{color:#c8cec5;font-size:17px}.hero .eyebrow{color:#cbb17b}.hero-photo{position:relative;min-height:500px}.hero-photo img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:50% 22%}.caption{position:absolute;bottom:25px;left:25px;right:25px;padding:20px;background:#17221bef;color:white;font-size:13px}.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.stats{display:grid;grid-template-columns:repeat(3,1fr);padding:35px 8%;border-bottom:1px solid #d9d7cc;text-align:center;gap:25px}.stats strong{display:block;font:35px Georgia}.stats span{font-size:11px;text-transform:uppercase;letter-spacing:2px;color:#64685e}section{padding:80px 8%}.section-head{display:flex;justify-content:space-between;align-items:end;gap:35px;margin-bottom:38px}.section-head h2{max-width:550px}.section-head p{max-width:350px;color:#666b62}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.service{padding:30px 0;border-top:1px solid #b6a377}.service .num{color:#9a7b42;font-size:12px;letter-spacing:2px}.service p{color:#64685e}.service a{font-size:13px;text-underline-offset:7px}.dark{background:#202d25;color:white}.dark p{color:#c4ccc2}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:35px}.steps strong{font:45px Georgia;color:#cbb17b}.steps h3{font-size:23px}.sold{display:grid;grid-template-columns:1fr 1fr;gap:65px;align-items:center}.result{background:#e7e4da;padding:45px;border-left:3px solid #b79a63}.result strong{display:block;font:50px Georgia}.result small{letter-spacing:2px;text-transform:uppercase}details{border-top:1px solid #d0d1c6;padding:20px 0}summary{cursor:pointer;font-size:18px}.contact{background:#d7c69e;display:flex;justify-content:space-between;gap:30px;align-items:center}.contact h2{max-width:650px}.contact .btn{background:#17221b;color:white;border-color:#17221b}footer{background:#151d19;color:#bac1b6;padding:45px 8%;font-size:12px;display:flex;justify-content:space-between;gap:30px}.page{max-width:1000px;margin:auto}.page h1{font-size:58px}.page p{max-width:800px}.calculator{padding:32px;background:#e7e4da}label{display:block;margin:15px 0 6px}input{width:100%;padding:14px;border:1px solid #a9aea2;background:#fff;font:inherit}.calc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}output{display:block;font:42px Georgia;margin-top:25px}.muted{font-size:13px;color:#636b60}.mobile-call{display:none}@media(max-width:850px){header{align-items:flex-start;padding:20px 6%}nav{flex-wrap:wrap;gap:12px;justify-content:end}nav a{font-size:11px}nav .btn{display:none}.hero{grid-template-columns:1fr}.hero-copy{padding:50px 8%}.hero-photo{min-height:480px}.grid,.steps{grid-template-columns:1fr 1fr}.section-head,.contact{display:block}.sold{grid-template-columns:1fr;gap:25px}section{padding:55px 7%}h2{font-size:35px}.page h1{font-size:42px}footer{flex-direction:column}.calc-grid{grid-template-columns:1fr}.stats{padding:25px 5%;gap:10px}.stats strong{font-size:27px}.stats span{font-size:9px}}@media(max-width:500px){.grid,.steps{grid-template-columns:1fr}.brand{font-size:19px}.brand small{font-size:8px}nav{max-width:150px}.hero-photo{min-height:390px}}
.skip{position:absolute;left:16px;top:-80px;background:#fff;color:#151d19;padding:12px;z-index:99}.skip:focus{top:12px}a:focus-visible,summary:focus-visible,input:focus-visible{outline:3px solid #9a6720;outline-offset:5px}.dark a:focus-visible,header a:focus-visible,footer a:focus-visible{outline-color:#f0dba5}.notice{padding:32px;background:#e7e4da;border-left:3px solid #9a7b42;margin:35px 0}.notice h2{font-size:32px}.intro{font-size:20px;color:#555e53}.checklist li,ol li{padding:8px 0}nav{flex-wrap:wrap;gap:18px}nav a{min-height:36px;display:inline-flex;align-items:center}.page h1{overflow-wrap:break-word}section.page{max-width:1100px}.service h3 a{text-decoration:none;font:inherit}.service h3 a:hover{text-decoration:underline}footer a{display:inline-block;padding:4px 0}@media(max-width:850px){header{flex-wrap:wrap}nav{max-width:none;width:100%;justify-content:flex-start;gap:8px 20px}nav a{font-size:14px}header .brand{font-size:23px}.page h1{font-size:clamp(35px,8vw,58px)}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.inquiry{background:#e7e4da;padding:30px;margin-top:35px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}select,textarea{width:100%;padding:14px;border:1px solid #a9aea2;background:white;color:#232622;font:inherit}select:focus-visible,textarea:focus-visible,button:focus-visible{outline:3px solid #9a6720;outline-offset:4px}.consent{display:flex;gap:12px;align-items:flex-start;margin:24px 0}.consent input{width:20px;height:20px;flex-shrink:0;margin-top:4px}.inquiry button{min-height:48px}@media(max-width:650px){.form-grid{grid-template-columns:1fr}.inquiry{padding:22px 18px}}
.client-review{background:#ebe7dc}.review-card{max-width:1000px;margin:auto;padding:36px;background:#f8f6f0;border-top:3px solid #9a7b42}.review-stars{color:#80601e;font-size:24px;letter-spacing:5px}.review-card blockquote{margin:24px 0}.review-card blockquote p{font:clamp(25px,3vw,35px)/1.4 Georgia,serif;max-width:850px}.review-byline{font-size:15px}.review-full{max-width:780px}.review-card summary{font-size:16px}.review-card .btn{margin-top:12px}@media(max-width:600px){.review-card{padding:24px 20px}}
.blog-filters{display:flex;gap:12px;flex-wrap:wrap;margin:30px 0 12px}.blog-filters [aria-pressed="true"]{background:#17221b;color:white;border-color:#17221b}[hidden]{display:none!important}#reviews,#blog{scroll-margin-top:20px}
.public-review-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;margin:30px 0}.public-review{background:#ebe7dc;padding:28px;border-top:2px solid #9a7b42}.public-review blockquote{margin:18px 0}.public-review blockquote p{font:23px/1.45 Georgia,serif}.public-review a{font-size:14px;text-underline-offset:4px}.homepage-reviews{margin:0;padding:0 8% 60px;background:#ebe7dc}@media(max-width:650px){.public-review-grid{grid-template-columns:1fr}.homepage-reviews{padding:0 7% 40px}}
.sold-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;margin:30px 0}.sold-card{padding:25px;background:#e7e4da;border-top:2px solid #9a7b42}.sold-card h2{font-size:26px;line-height:1.25}.sale-price{font:30px Georgia,serif}.sale-filter{max-width:350px}@media(max-width:900px){.sold-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:600px){.sold-grid{grid-template-columns:1fr}}
.social-links{display:inline-flex;align-items:center;gap:8px;flex-wrap:wrap}.social-links a{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-width:36px;min-height:36px;padding:7px;text-decoration:none;border:1px solid #8f815d;border-radius:4px;color:#e3cf9f}.social-links a:hover{background:#cbb17b;color:#151d19}.social-links svg{flex-shrink:0}.social-header{margin-left:4px}.social-footer{align-self:flex-start;max-width:260px}.social-footer a{font-size:12px;padding:7px 10px}@media(max-width:850px){.social-header{margin-left:0}.social-footer{max-width:none}}

.bio-sections{max-width:820px;margin:55px auto 0}.bio-sections h2{font-size:clamp(29px,4vw,39px);margin-top:48px}.bio-sections p{max-width:820px}.bio-sections .actions{margin-bottom:20px}

/* Client mortgage planning tool */
nav{flex-wrap:wrap}.buydown-feature{background:#e9e3d5;border-top:1px solid #d4c6a7}.buydown-feature h2{max-width:720px}.buydown-feature p{max-width:720px}