@font-face{font-family:Manrope;src:url('fonts/manrope-400.woff') format('woff');font-style:normal;font-weight:400;font-display:swap}
@font-face{font-family:Manrope;src:url('fonts/manrope-500.woff') format('woff');font-style:normal;font-weight:500;font-display:swap}
@font-face{font-family:Manrope;src:url('fonts/manrope-600.woff') format('woff');font-style:normal;font-weight:600;font-display:swap}
@font-face{font-family:Manrope;src:url('fonts/manrope-700.woff') format('woff');font-style:normal;font-weight:700;font-display:swap}
@font-face{font-family:Manrope;src:url('fonts/manrope-800.woff') format('woff');font-style:normal;font-weight:800;font-display:swap}
:root{--ink:#202620;--ink-soft:#333c32;--lime:#c1ed32;--paper:#f5f5ef;--muted:#626a60;--line:#d8ddd2;--radius:24px;--ease:cubic-bezier(.22,1,.36,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:130px}body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.75 Manrope,Arial,sans-serif;-webkit-font-smoothing:antialiased}body.menu-open,body.dialog-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}button{color:inherit}img{display:block;max-width:100%;height:auto}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:500;line-height:1.14;letter-spacing:-.045em}h2{font-size:clamp(34px,3.7vw,54px)}h3{font-size:25px}p+p{margin-top:17px}::selection{background:var(--lime);color:var(--ink)}:focus-visible{outline:3px solid #719610;outline-offset:5px}button:focus-visible,a:focus-visible{border-radius:6px}.icon{flex-shrink:0;vertical-align:middle}.wrap{width:min(1280px,87%);margin-inline:auto}.section{padding-block:110px}.eyebrow{display:flex;align-items:center;gap:12px;font-size:10px;font-weight:700;letter-spacing:.2em;line-height:1.7;margin-bottom:25px}.eyebrow>span:empty{width:25px;height:2px;background:#86a925}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:25px;border:1px solid transparent;border-radius:100px;padding:18px 25px;font-size:12px;line-height:1.4;font-weight:700;min-height:56px;transition:background .3s,transform .4s var(--ease),box-shadow .3s}.button .icon{width:20px;height:20px;transition:transform .35s var(--ease)}.button:hover .icon{transform:translateX(4px)}.button:hover{transform:translateY(-2px)}.button--primary{background:var(--lime);color:var(--ink)}.button--primary:hover{background:#d0f55d;box-shadow:0 8px 35px #a7d8172b}.button--glass{background:#ffffff0b;color:#fff;border-color:#ffffff50;backdrop-filter:blur(15px);-webkit-backdrop-filter:blur(15px)}.button--glass:hover{background:#ffffff20}.button--dark{background:var(--ink);color:var(--paper)}.button--dark:hover{background:#3e493b}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-weight:700;font-size:12px;line-height:1.6;padding:13px 0;border-bottom:1px solid var(--ink);transition:gap .3s}.text-link:hover{gap:40px}.text-link .icon{width:20px}.skip-link{position:fixed;top:-100px;left:20px;z-index:1000;background:var(--lime);padding:12px 24px;border-radius:8px}.skip-link:focus{top:15px}
/* Navigation */
.site-header{position:fixed;top:35px;left:4.5%;right:4.5%;height:87px;padding:14px 19px 14px 26px;display:flex;align-items:center;justify-content:space-between;gap:24px;border:1px solid #ffffff24;border-radius:20px;background:#1b241d39;backdrop-filter:blur(24px);-webkit-backdrop-filter:blur(24px);color:#fff;z-index:100;transition:top .45s var(--ease),background .4s,box-shadow .4s,height .4s}.site-header.is-scrolled{top:14px;height:76px;background:#222921ed;box-shadow:0 8px 35px #12201418}.brand{display:block;width:174px;flex-shrink:0;align-self:center}.brand img{width:174px;height:46px;object-fit:contain;object-position:left center}.brand>span{display:block;font-size:6.5px;letter-spacing:.21em;line-height:1.4;padding:3px 0 0 7px;color:#e5e9df}.desktop-nav{display:flex;align-items:center;gap:26px;margin-left:auto;margin-right:10px}.desktop-nav a{font-size:12px;font-weight:500;position:relative;white-space:nowrap;padding-block:12px}.desktop-nav a:after{content:'';position:absolute;left:0;right:0;height:2px;background:var(--lime);bottom:4px;transform:scaleX(0);transform-origin:left;transition:transform .35s}.desktop-nav a:hover:after,.desktop-nav a[aria-current]:after{transform:scaleX(1)}.header-phone{display:flex;align-items:center;gap:12px;font-size:12px;font-weight:700;background:var(--lime);color:var(--ink);border-radius:100px;padding:13px 18px;white-space:nowrap}.header-phone .icon{width:17px;height:17px}.header-phone:hover{background:#d0f55d}.menu-toggle{display:none;background:transparent;border:0;width:46px;height:46px;padding:10px}.menu-toggle span{display:block;height:1.5px;background:#fff;margin:7px 0;transition:transform .3s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(4.25px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-4.25px) rotate(-45deg)}.mobile-menu[hidden]{display:none}.mobile-menu{position:fixed;z-index:99;top:0;inset-inline:0;height:100dvh;overflow-y:auto;background:var(--ink);color:#fff;padding:150px 8% 45px}.mobile-menu>a{display:block;font-size:35px;padding:12px 0;border-bottom:1px solid #ffffff20;letter-spacing:-.04em}.mobile-menu>a[aria-current]{color:var(--lime)}.mobile-menu .mobile-phone{font-size:23px;color:var(--lime);border:0;display:flex;gap:18px;margin-top:30px}
/* Full-screen introduction */
.hero-shell{position:relative;isolation:isolate;border-radius:26px;overflow:hidden;margin:14px;height:calc(100svh - 28px);min-height:720px;background:#263124;color:white}.hero-slideshow,.hero-slide,.hero-shade{position:absolute;inset:0}.hero-slide{opacity:0;transition:opacity 2s ease;overflow:hidden}.hero-slide.is-active{opacity:1}.hero-slide img{width:100%;height:100%;max-width:none;object-fit:cover;object-position:60% 53%;transform:scale(1.025)}.hero-slide.is-active img,.hero-slide.is-leaving img{animation:hero-drift 12s linear both}.hero-slideshow.is-paused .hero-slide img{animation-play-state:paused}.hero-shade{z-index:1;background:linear-gradient(90deg,#101911a3 0%,#10191173 32%,#10191105 78%),linear-gradient(0deg,#101911bd 0%,#10191105 47%,#10191126 100%)}.hero-content{position:relative;z-index:2;display:flex;flex-direction:column;justify-content:center;max-width:780px;height:100%;padding:130px 0 190px;margin-left:6%;pointer-events:none}.hero-content a,.hero-content button{pointer-events:auto}.hero-content .eyebrow{color:#f0f1e8;letter-spacing:.19em;margin-bottom:26px;font-size:10px}.hero-content h1{font-size:clamp(48px,5.4vw,82px);font-weight:500;line-height:1.08;letter-spacing:-.055em;text-wrap:balance}.hero-content h1>span{color:#ecf0df}.hero-lead{margin-top:27px;color:#f0f2e9;max-width:520px;font-size:15px;font-weight:400;line-height:1.85}.hero-actions{display:flex;gap:13px;flex-wrap:wrap;margin-top:36px}.hero-actions .button{min-width:186px}.hero-bottom{position:absolute;z-index:3;bottom:35px;left:6%;right:6%;display:flex;align-items:flex-end;justify-content:space-between;gap:28px}.hero-pillars{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid #ffffff30;backdrop-filter:blur(22px);-webkit-backdrop-filter:blur(22px);background:#f8fff017;border-radius:17px;max-width:810px;width:76%;overflow:hidden}.hero-pillars>a{display:flex;align-items:center;gap:14px;min-height:91px;padding:18px 24px;position:relative;transition:background .3s}.hero-pillars>a+a:before{content:'';width:1px;height:40px;position:absolute;left:0;background:#ffffff26}.hero-pillars>a>.icon:first-child{color:var(--lime);width:23px;height:23px}.hero-pillars>a>span{font-size:12px;font-weight:600;white-space:nowrap}.hero-pillars small{display:block;font-size:9px;font-weight:400;opacity:.78;margin-top:4px}.hero-pillars .pillar-arrow{margin-left:auto;width:13px;opacity:.7}.hero-pillars>a:hover{background:#ffffff14}.slideshow-controls{display:flex;align-items:center;gap:9px;padding-bottom:13px}.slide-dots{display:flex;align-items:center;margin-right:12px}.slide-dot{width:24px;height:32px;position:relative;background:none;border:0;padding:0}.slide-dot:after{content:'';position:absolute;left:50%;top:50%;width:5px;height:5px;border-radius:50%;background:#ffffff75;transform:translate(-50%,-50%);transition:background .3s,width .3s}.slide-dot.is-active:after{background:var(--lime);width:7px;height:7px}.icon-button{display:inline-flex;align-items:center;justify-content:center;width:38px;height:38px;border:1px solid #ffffff45;background:#ffffff09;border-radius:50%;color:inherit;transition:background .3s}.icon-button .icon{width:17px;height:17px}.icon-button:hover{background:#ffffff25}.hero-sub .hero-content{max-width:900px;padding-bottom:130px}.hero-sub .hero-shade{background:linear-gradient(90deg,#101911bf 0%,#10191175 49%,#1019110d 100%),linear-gradient(0deg,#1019118c,#10191100 35%)}.hero-footnote{display:flex;align-items:center;gap:12px;font-size:11px;letter-spacing:.025em}.status-dot{width:6px;height:6px;background:var(--lime);border-radius:50%;display:inline-block}.hero-scroll{font-size:10px;display:flex;align-items:center;gap:20px}.hero-scroll .icon{width:17px;transform:rotate(90deg)}@keyframes hero-drift{from{transform:scale(1.025)}to{transform:scale(1.105)}}@keyframes hero-enter{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}.hero-enter{animation:hero-enter 1.25s var(--ease) both}.hero-enter:nth-child(2){animation-delay:.12s}.hero-enter:nth-child(3){animation-delay:.25s}.hero-enter:nth-child(4){animation-delay:.38s}
/* Content */
.intro{display:grid;grid-template-columns:1fr 1fr;column-gap:10%;row-gap:65px}.intro-copy{max-width:520px;padding-top:39px}.intro-copy>p{font-size:14px;color:var(--muted);line-height:1.9}.intro-copy>.large-copy{font-size:23px;line-height:1.5;letter-spacing:-.025em;font-weight:500;color:var(--ink);margin-bottom:19px}.intro-copy>.text-link{margin-top:21px}.experience-strip{grid-column:1/-1;border-top:1px solid var(--line);padding-top:38px;display:grid;grid-template-columns:1fr 1fr 1fr;gap:40px}.experience-strip>div{display:flex;align-items:center;gap:25px}.experience-strip>div+div{border-left:1px solid var(--line);padding-left:45px}.experience-strip strong{font-size:43px;line-height:1;letter-spacing:-.06em;font-weight:500;white-space:nowrap}.experience-strip strong>span{display:inline-block;font-size:22px;color:#7c9f24;margin-left:10px;vertical-align:top;margin-top:5px}.experience-strip p{font-size:10px;line-height:1.8;color:var(--muted)}.experience-strip .experience-note>.icon{width:35px;height:35px;color:#6c852b}.experience-note p b{font-weight:600;color:var(--ink)}.services-section{background:#eceee6}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:70px;margin-bottom:50px}.section-heading>p{font-size:13px;line-height:1.85;max-width:370px;color:var(--muted);padding-bottom:4px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:27px}.service-card{display:block;min-width:0}.service-image{position:relative;border-radius:21px;overflow:hidden;aspect-ratio:1.05}.service-image>img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}.service-card:hover .service-image>img{transform:scale(1.05)}.image-pill{position:absolute;top:19px;left:18px;color:#fff;background:#18251857;border:1px solid #ffffff38;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);padding:8px 12px;border-radius:100px;font-size:7px;letter-spacing:.13em;font-weight:600}.round-arrow{position:absolute;right:17px;bottom:17px;width:43px;height:43px;display:grid;place-items:center;border-radius:50%;background:var(--paper);transition:background .3s,transform .4s var(--ease)}.round-arrow .icon{width:19px}.service-card:hover .round-arrow{background:var(--lime);transform:rotate(6deg)}.service-card h3{font-size:22px;letter-spacing:-.04em;line-height:1.3;margin:24px 0 13px}.service-card p{font-size:12px;line-height:1.9;color:var(--muted);max-width:320px}.section-link{display:flex;justify-content:center;margin-top:45px}.approach-section{display:grid;grid-template-columns:1.06fr 1fr;gap:9%;align-items:center}.approach-picture{position:relative;height:675px;border-radius:24px;overflow:hidden}.approach-picture>img{width:100%;height:100%;object-fit:cover;object-position:43% center;transition:transform 4s var(--ease)}.approach-picture:hover>img{transform:scale(1.045)}.approach-picture:after{content:'';position:absolute;inset:65% 0 0;background:linear-gradient(0deg,#0f1b15ae,transparent)}.photo-label{position:absolute;z-index:1;left:35px;right:25px;bottom:35px;font-size:9px;font-weight:500;letter-spacing:.2em;color:#fff}.approach-copy>p:not(.eyebrow){margin:25px 0 34px;font-size:13px;color:var(--muted);line-height:1.9;max-width:420px}.approach-point{display:flex;gap:20px;padding-block:22px;border-top:1px solid var(--line)}.approach-point>.icon{width:26px;height:26px;color:#6a832f;margin-top:2px}.approach-point h3{font-size:17px;letter-spacing:-.03em;margin-bottom:8px}.approach-point p{font-size:11px;color:var(--muted);max-width:320px;line-height:1.8}.offer-section{position:relative;isolation:isolate;color:#fff;min-height:560px;display:flex;align-items:center;margin:0 14px;border-radius:26px;overflow:hidden}.offer-backdrop{position:absolute;inset:0;z-index:-2}.offer-backdrop>img{width:100%;height:100%;object-fit:cover;object-position:50% 55%}.offer-section:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#162519d9,#16251975 70%,#16251962);z-index:-1}.offer-inner{display:flex;align-items:center;justify-content:space-between;gap:12%;padding-block:75px}.offer-copy{max-width:590px}.offer-copy>p:not(.eyebrow){max-width:370px;margin:23px 0 30px;color:#e1e7dc;font-size:13px;line-height:1.85}.offer-copy h2{font-size:clamp(34px,4.5vw,62px)}.sreality-card{display:block;flex-shrink:0;width:300px;padding:33px;background:#fbfff120;border:1px solid #ffffff4d;border-radius:21px;backdrop-filter:blur(25px);-webkit-backdrop-filter:blur(25px);transition:background .4s,transform .5s var(--ease)}.sreality-card:hover{background:#fbfff130;transform:translateY(-6px)}.sreality-card .eyebrow{font-size:8px;margin-bottom:18px}.sreality-card strong{font-size:37px;letter-spacing:-.05em;font-weight:600}.sreality-card strong>span{font-weight:400;color:#dbe2d1}.sreality-card p{font-size:11px;line-height:1.8;margin-top:16px;color:#e7ecdf}.sreality-action{display:flex;justify-content:space-between;gap:12px;align-items:center;font-size:10px;font-weight:700;border-top:1px solid #ffffff3d;margin-top:25px;padding-top:20px}.sreality-action .icon{width:19px;color:var(--lime)}.buyout-strip{display:flex;align-items:center;gap:28px;padding-block:45px;border-bottom:1px solid var(--line)}.buyout-icon{width:64px;height:64px;border:1px solid var(--line);border-radius:50%;display:grid;place-items:center}.buyout-icon .icon{width:27px;height:27px}.buyout-strip h2{font-size:23px;margin-bottom:8px}.buyout-strip p{font-size:11px;color:var(--muted)}.buyout-strip>.text-link{margin-left:auto;white-space:nowrap}
/* Personal contact */
.contact-section{display:grid;grid-template-columns:1.1fr 1fr;gap:12%;align-items:center}.contact-intro>p:not(.eyebrow){color:var(--muted);font-size:13px;max-width:430px;line-height:1.9;margin:28px 0 32px}.contact-card{background:#e9ece2;border:1px solid #dbe1d3;border-radius:24px;padding:27px;max-width:470px;width:100%}.person{display:grid;grid-template-columns:132px 1fr;gap:26px;align-items:center;margin-bottom:20px}.person>img{width:132px;height:185px;object-fit:cover;object-position:center;border-radius:14px}.person .eyebrow{font-size:7px;letter-spacing:.12em;margin-bottom:17px}.person h3{font-size:25px;line-height:1.23}.person p:not(.eyebrow){font-size:10px;color:var(--muted);margin-top:12px}.person-line{display:block;width:30px;height:2px;background:#8aaf22;margin-top:20px}.contact-link{display:flex;align-items:center;gap:18px;border-top:1px solid #cfd7c7;padding:17px 0 0;margin-top:17px;font-size:18px;line-height:1.4;font-weight:500;letter-spacing:-.02em;transition:color .3s}.contact-link>.icon:first-child{width:21px;height:21px;color:#6e852f}.contact-link>.icon:last-child{width:18px;height:18px;margin-left:auto}.contact-link small{display:block;font-weight:400;font-size:9px;color:var(--muted);margin-bottom:5px;letter-spacing:.03em}.contact-link:hover{color:#627e13}.site-footer{margin:0 14px 14px;background:var(--ink);color:#f2f5ea;border-radius:24px;padding:50px 0 25px}.footer-top{display:flex;align-items:center;gap:50px;padding-bottom:44px;border-bottom:1px solid #ffffff1c}.footer-top>a:first-child{width:170px;flex-shrink:0}.footer-top>a:first-child img{width:100%;height:auto}.footer-top>p{font-size:11px;line-height:1.8}.footer-top>p>span{color:#b0baaa}.back-top{font-size:10px;margin-left:auto;color:#dce4d4}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-top:23px;color:#aeb9a7;font-size:9px}.footer-bottom nav{display:flex;gap:22px}.footer-bottom nav a:hover{color:var(--lime)}.footer-bottom small{font-size:8px}.back-top:hover{color:var(--lime)}
/* Editorial subpages */
.editorial-split{display:grid;grid-template-columns:1.05fr 1fr;gap:9%;align-items:center;padding-bottom:110px}.editorial-image{position:relative;height:640px;border-radius:24px;overflow:hidden}.editorial-image>img{width:100%;height:100%;object-fit:cover;object-position:35% center}.image-note{position:absolute;bottom:17px;left:22px;color:#fff;font-size:8px;letter-spacing:.05em;background:#20262077;border-radius:20px;padding:5px 10px;backdrop-filter:blur(12px)}.editorial-copy>p:not(.eyebrow){font-size:13px;color:var(--muted);line-height:1.9;margin-top:23px}.location-tags{display:flex;gap:8px;margin-top:29px}.location-tags>span{padding:8px 16px;font-size:10px;border:1px solid var(--line);border-radius:100px}.values-section{margin:0 14px;border-radius:26px;background:var(--ink);color:var(--paper)}.values-section .eyebrow>span{background:var(--lime)}.values-section .section-heading>p{color:#bbc5b5}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:70px;margin-top:55px}.values-grid article>.icon{color:var(--lime);width:33px;height:33px;margin-bottom:34px}.values-grid article>h3{font-size:23px;line-height:1.3;letter-spacing:-.035em;margin-bottom:17px}.values-grid article>p{font-size:12px;line-height:1.9;color:#bdc6b8}.statement-section{text-align:center;padding-block:120px;border-bottom:1px solid var(--line)}.statement-section .eyebrow{justify-content:center}.statement-section h2{font-size:clamp(35px,4.6vw,66px);line-height:1.2}.statement-section h2>span{color:#7b8673}.statement-section>.button{margin-top:35px}.service-navigation{display:flex;justify-content:center;gap:12px;padding:45px 0}.service-navigation>a{border:1px solid var(--line);border-radius:100px;padding:10px 22px;font-size:11px;transition:background .3s,border-color .3s}.service-navigation>a:hover{background:var(--lime);border-color:var(--lime)}.service-detail{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center;padding:60px 0 100px}.service-detail.is-reversed>.service-detail-image{order:2}.service-detail-image{height:560px;border-radius:24px;overflow:hidden}.service-detail-image>img{width:100%;height:100%;object-fit:cover}.service-detail-copy>h2{font-size:clamp(33px,3.4vw,47px)}.service-detail-copy>p:not(.eyebrow){font-size:13px;color:var(--muted);line-height:1.9;margin-top:24px}.check-list{list-style:none;margin:25px 0 32px;padding:0}.check-list>li{display:flex;gap:13px;align-items:flex-start;padding:9px 0;font-size:11px;line-height:1.7}.check-list .icon{width:17px;height:17px;color:#759029;margin-top:1px}.marketing-section{margin:0 14px;background:#e8ecde;border-radius:26px}.marketing-chips{display:flex;flex-wrap:wrap;gap:12px;margin-top:45px}.marketing-chips>span{font-size:12px;padding:15px 23px;border:1px solid #cad3bc;border-radius:100px;background:#f6f8ef55}.marketing-note{font-size:12px;color:var(--muted);max-width:650px;margin-top:32px}.faq-section{display:grid;grid-template-columns:.75fr 1.25fr;gap:10%;border-bottom:1px solid var(--line)}.faq-section .text-link{margin-top:24px}.faq-list>details{border-bottom:1px solid var(--line)}.faq-list>details:first-child{border-top:1px solid var(--line)}.faq-list summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:25px;align-items:center;padding:25px 0;font-size:14px;font-weight:600;line-height:1.65;letter-spacing:-.01em}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary>span{font-size:24px;color:#6f803f;font-weight:400;transition:transform .3s}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list details>p{font-size:12px;line-height:1.9;color:var(--muted);padding:0 35px 28px 0}
/* Mail inquiry — no server */
.inquiry-dialog{width:min(570px,calc(100% - 30px));padding:40px;border:1px solid #d5dccd;border-radius:24px;background:var(--paper);color:var(--ink);max-height:calc(100dvh - 40px);box-shadow:0 30px 100px #0c130e50}.inquiry-dialog::backdrop{background:#10211599;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}.dialog-close{position:absolute;top:16px;right:16px;border-color:#c7cebd}.dialog-close:hover{background:#e2e8d9}.inquiry-dialog>.eyebrow{margin-bottom:18px;font-size:9px}.inquiry-dialog h2{font-size:35px}.inquiry-dialog>p:not(.eyebrow){font-size:12px;color:var(--muted);margin-top:15px}.inquiry-dialog form{margin-top:28px}.inquiry-dialog label{display:block;font-size:10px;font-weight:600;margin-top:17px}.inquiry-dialog label>span{font-weight:400;color:var(--muted)}.inquiry-dialog input,.inquiry-dialog select,.inquiry-dialog textarea{display:block;width:100%;border:1px solid #ccd4c3;background:#fff;color:var(--ink);border-radius:9px;padding:11px 12px;margin-top:7px;font-size:14px;min-width:0}.inquiry-dialog textarea{resize:vertical;min-height:90px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:15px}.inquiry-dialog form>.button{width:100%;margin-top:25px}.inquiry-dialog .form-note{font-size:9px;text-align:center;color:var(--muted);margin-top:12px}.form-feedback{background:#e4edd3;border-radius:10px;padding:13px;font-size:11px;line-height:1.8;margin-top:15px}.form-feedback a{text-decoration:underline}.reveal-ready [data-reveal]{opacity:0;transform:translateY(30px);transition:opacity 1.2s var(--ease),transform 1.2s var(--ease)}.reveal-ready [data-reveal].is-visible{opacity:1;transform:translateY(0)}
/* Tablet */
@media(min-width:1600px){.hero-content{margin-left:max(6%,calc((100vw - 1340px)/2))}.hero-bottom{left:max(6%,calc((100vw - 1340px)/2));right:max(6%,calc((100vw - 1340px)/2))}.site-header{left:max(4.5%,calc((100vw - 1420px)/2));right:max(4.5%,calc((100vw - 1420px)/2))}}
@media(max-width:1150px){.desktop-nav{gap:18px;margin-right:0}.site-header{gap:20px;padding-left:20px}.brand,.brand img{width:148px}.brand>span{font-size:5.6px}.header-phone{padding:12px 15px}.hero-pillars{width:78%}.hero-pillars>a{padding:17px 16px;gap:10px}.hero-pillars .pillar-arrow{display:none}.hero-content h1{font-size:66px}.hero-content{max-width:700px}.experience-strip{gap:24px}.experience-strip>div{gap:16px}.experience-strip>div+div{padding-left:24px}.experience-strip strong{font-size:35px}.approach-picture{height:620px}.section{padding-block:90px}.contact-section{gap:7%}.person{gap:20px;grid-template-columns:115px 1fr}.person>img{width:115px;height:171px}.person h3{font-size:22px}.person .eyebrow{font-size:6px}.contact-card{padding:24px}.service-detail-image{height:530px}.values-grid{gap:40px}}
@media(max-width:950px){.desktop-nav{display:none}.menu-toggle{display:block}.header-phone{margin-left:auto}.site-header{height:80px}.hero-shell{min-height:750px}.hero-content h1{font-size:clamp(46px,7.5vw,66px)}.hero-content{padding-top:125px;padding-bottom:225px;max-width:87%}.hero-bottom{bottom:28px;flex-wrap:wrap;gap:15px;justify-content:flex-end}.hero-pillars{width:100%;max-width:none}.hero-pillars>a{padding:18px 20px}.slideshow-controls{padding-bottom:0}.hero-sub .hero-bottom{justify-content:space-between}.experience-strip{grid-template-columns:1fr 1fr}.experience-strip>div:last-child{display:none}.service-grid{gap:20px}.service-card h3{font-size:19px}.service-card p{font-size:11px}.service-image{aspect-ratio:.85}.image-pill{font-size:6px;padding:6px 8px;top:12px;left:12px}.section-heading{gap:40px}.section-heading>p{max-width:260px}.approach-section{gap:6%}.approach-picture{height:650px}.approach-copy h2{font-size:34px}.offer-inner{gap:7%}.sreality-card{width:270px;padding:27px}.contact-section{grid-template-columns:1fr 1fr;gap:6%}.contact-card{padding:20px}.person{grid-template-columns:95px 1fr;gap:17px}.person>img{width:95px;height:143px;border-radius:10px}.person h3{font-size:19px}.person .eyebrow{display:none}.person-line{margin-top:15px}.contact-link{font-size:17px;gap:12px}.footer-top{gap:30px}.footer-bottom{flex-wrap:wrap}.footer-bottom small{width:100%}.editorial-copy h2{font-size:35px}.service-navigation{gap:8px}.service-navigation>a{padding:9px 16px}.service-detail{gap:6%;padding-bottom:75px}.service-detail-image{height:570px}.service-detail-copy>h2{font-size:34px}.service-detail-copy .eyebrow{font-size:8px}.service-detail-copy>p:not(.eyebrow){font-size:12px}.values-grid article>h3{font-size:21px}.faq-section{gap:6%}}
/* Mobile */
@media(max-width:700px){html{scroll-padding-top:105px}body{font-size:15px}.wrap{width:86%}.section{padding-block:70px}h2{font-size:36px;line-height:1.16}.eyebrow{font-size:8px;letter-spacing:.17em;margin-bottom:22px}.eyebrow>span:empty{width:22px}.site-header{top:20px;left:22px;right:22px;height:71px;padding:10px 11px 10px 17px;border-radius:17px;gap:10px}.site-header.is-scrolled{top:12px;height:66px}.brand,.brand img{width:134px}.brand img{height:39px}.brand>span{font-size:5px;letter-spacing:.17em}.header-phone{background:transparent;color:#fff;padding:7px;margin-left:auto}.header-phone>span{display:none}.header-phone>.icon{width:21px;height:21px}.header-phone:hover{background:#ffffff10}.menu-toggle{width:37px;height:41px;padding:7px}.hero-shell{margin:8px;border-radius:21px;height:calc(100svh - 16px);min-height:720px}.hero-content{max-width:none;margin:0 7%;padding:145px 0 170px;justify-content:center}.hero-content h1{font-size:clamp(37px,8.8vw,60px);line-height:1.1;letter-spacing:-.052em}.hero-content .eyebrow{font-size:7px;letter-spacing:.13em;margin-bottom:22px}.hero-lead{font-size:12px;line-height:1.85;margin-top:24px;max-width:360px}.hero-actions{gap:11px;margin-top:29px}.hero-actions .button{padding:15px 19px;min-height:49px;min-width:0;font-size:10px;gap:18px}.hero-actions .button>.icon{width:17px}.hero-content .hero-actions .button--glass{background:#ffffff0b}.hero-shade{background:linear-gradient(90deg,#101b14b3,#101b1450),linear-gradient(0deg,#111d13b8,transparent 55%,#101b141a)}.hero-slide img{object-position:62% center}.hero-bottom{left:7%;right:7%;bottom:23px;gap:13px}.hero-pillars{border-radius:14px}.hero-pillars>a{min-height:70px;padding:13px 10px;gap:8px;justify-content:center}.hero-pillars>a>.icon:first-child{width:18px;height:18px}.hero-pillars>a>span{font-size:9px}.hero-pillars small{display:none}.hero-pillars>a+a:before{height:27px}.slideshow-controls{gap:9px}.slide-dots{margin-right:8px}.icon-button{width:33px;height:33px}.slide-dot{height:33px}.hero-sub .hero-content{padding:150px 0 130px;max-width:none}.hero-sub .hero-bottom{flex-wrap:nowrap;align-items:center;gap:16px;bottom:34px}.hero-footnote{font-size:8px;max-width:200px;gap:8px}.hero-scroll{font-size:8px;gap:10px;white-space:nowrap}.hero-scroll>.icon{width:14px}.hero-sub .hero-content h1{font-size:clamp(37px,8.6vw,59px)}.intro{grid-template-columns:1fr;row-gap:30px}.intro-copy{max-width:none;padding-top:0}.intro-copy>p{font-size:13px}.intro-copy>.large-copy{font-size:22px}.intro-copy>.text-link{margin-top:15px}.experience-strip{gap:20px;padding-top:30px;margin-top:12px;grid-template-columns:1fr 1fr}.experience-strip>div{display:block}.experience-strip strong{font-size:40px}.experience-strip strong>span{font-size:21px;margin-top:1px}.experience-strip>div+div{padding-left:25px}.experience-strip p{font-size:9px;margin-top:13px;line-height:1.8}.section-heading{display:block;margin-bottom:32px}.section-heading>p{max-width:100%;margin-top:25px;font-size:12px}.service-grid{grid-template-columns:1fr;gap:38px}.service-image{aspect-ratio:1.1;border-radius:18px}.image-pill{top:18px;left:18px;font-size:7px;padding:8px 12px}.service-card h3{font-size:24px;margin:20px 0 10px}.service-card p{font-size:12px;max-width:100%}.section-link{margin-top:30px}.approach-section{grid-template-columns:1fr;gap:42px}.approach-picture{height:auto;aspect-ratio:1.06;border-radius:20px}.photo-label{left:25px;bottom:25px;font-size:8px}.approach-copy h2{font-size:36px}.approach-copy>p:not(.eyebrow){max-width:none;margin-bottom:28px}.approach-point p{font-size:12px;max-width:none}.approach-point{padding-block:22px}.offer-section{margin:0 8px;border-radius:21px}.offer-inner{display:block;padding-block:60px}.offer-copy h2{font-size:40px}.offer-copy>p:not(.eyebrow){font-size:12px;max-width:330px}.sreality-card{width:100%;max-width:420px;margin-top:45px;padding:26px}.sreality-card strong{font-size:32px}.sreality-card .eyebrow{font-size:7px;margin-bottom:10px}.sreality-card p{max-width:270px;margin-top:10px}.sreality-action{margin-top:22px;padding-top:17px}.offer-section:after{background:linear-gradient(180deg,#152518bf,#1525189e)}.offer-backdrop>img{object-position:38% center}.buyout-strip{display:grid;grid-template-columns:40px 1fr;gap:18px;padding-block:35px}.buyout-icon{width:40px;height:40px;align-self:start;margin-top:3px}.buyout-icon .icon{width:20px}.buyout-strip h2{font-size:21px;line-height:1.3}.buyout-strip p{font-size:11px}.buyout-strip>.text-link{grid-column:2;justify-self:start;margin-left:0;padding-top:0}.contact-section{grid-template-columns:1fr;gap:42px}.contact-intro>p:not(.eyebrow){max-width:none}.contact-card{max-width:none;padding:25px}.person{grid-template-columns:120px 1fr;gap:24px;margin-bottom:25px}.person>img{width:120px;height:180px;border-radius:12px}.person .eyebrow{display:flex;font-size:6px}.person h3{font-size:24px}.person p:not(.eyebrow){font-size:10px}.contact-link{font-size:19px;gap:19px}.contact-link small{font-size:9px}.site-footer{margin:0 8px 8px;border-radius:21px;padding:38px 0 28px}.footer-top{display:grid;grid-template-columns:1fr auto;gap:24px;padding-bottom:29px}.footer-top>a:first-child{width:150px}.footer-top>p{grid-column:1/-1;grid-row:2;font-size:10px}.back-top{font-size:9px}.footer-bottom{gap:22px;padding-top:24px;font-size:9px}.footer-bottom nav{width:100%;gap:26px}.footer-bottom small{font-size:7px}.editorial-split{grid-template-columns:1fr;gap:40px;padding-bottom:70px}.editorial-image{height:430px;border-radius:20px}.editorial-copy h2{font-size:36px}.editorial-copy>p:not(.eyebrow){font-size:13px}.values-section{margin:0 8px;border-radius:21px}.values-grid{grid-template-columns:1fr;gap:35px;margin-top:40px}.values-grid article{border-top:1px solid #ffffff25;padding-top:27px}.values-grid article>.icon{width:29px;height:29px;margin-bottom:20px}.values-grid article>h3{font-size:23px}.values-grid article>p{font-size:12px;max-width:390px}.statement-section{padding-block:75px}.statement-section h2{font-size:39px}.statement-section>.eyebrow{font-size:7px;letter-spacing:.12em}.service-navigation{padding:33px 0 15px;flex-wrap:wrap;justify-content:flex-start;gap:8px}.service-navigation>a{padding:8px 15px;font-size:9px}.service-detail{grid-template-columns:1fr;gap:34px;padding:45px 0 65px}.service-detail.is-reversed>.service-detail-image{order:0}.service-detail-image{height:auto;aspect-ratio:1.1;border-radius:20px}.service-detail-copy>h2{font-size:35px}.service-detail-copy .eyebrow{font-size:8px}.service-detail-copy>p:not(.eyebrow){font-size:13px}.check-list>li{font-size:12px;line-height:1.7;padding-block:8px}.marketing-section{margin:0 8px;border-radius:21px}.marketing-chips{gap:8px;margin-top:30px}.marketing-chips>span{padding:11px 16px;font-size:10px}.marketing-note{font-size:12px}.faq-section{grid-template-columns:1fr;gap:35px}.faq-list summary{font-size:13px;gap:20px;padding-block:22px}.faq-list details>p{padding-right:15px}.inquiry-dialog{padding:35px 24px 25px;border-radius:20px}.inquiry-dialog h2{font-size:30px}.inquiry-dialog>.eyebrow{font-size:8px}.inquiry-dialog input,.inquiry-dialog select,.inquiry-dialog textarea{font-size:16px}.inquiry-dialog label{font-size:10px}.form-grid{grid-template-columns:1fr}.inquiry-dialog .form-note{font-size:9px;line-height:1.7}.reveal-ready [data-reveal]{transform:translateY(22px)}}
@media(max-width:370px){.hero-content h1{font-size:34px}.hero-content{margin-inline:6%}.hero-content .eyebrow{font-size:6px;letter-spacing:.1em}.hero-actions{gap:8px}.hero-actions .button{padding:14px 15px;font-size:9px;gap:10px}.hero-pillars>a{padding:12px 7px;gap:5px}.hero-pillars>a>span{font-size:8px}.hero-pillars>a>.icon:first-child{width:16px}.hero-sub .hero-content h1{font-size:35px}.person{grid-template-columns:95px 1fr;gap:17px}.person>img{width:95px;height:143px}.person h3{font-size:21px}.person .eyebrow{display:none}.contact-link{font-size:17px;gap:12px}.contact-card{padding:21px}.hero-scroll{display:none}.experience-strip strong{font-size:33px}.buyout-strip h2{font-size:19px}.offer-copy h2{font-size:35px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}.hero-slide img{transform:none!important}.hero-enter{opacity:1;transform:none}.reveal-ready [data-reveal]{opacity:1;transform:none}}
@media print{.site-header,.hero-actions,.hero-bottom,.mobile-menu,.site-footer,.inquiry-dialog,.button,.skip-link{display:none!important}.hero-shell{height:auto;min-height:0;margin:0;background:#fff;color:#000;border-radius:0}.hero-slideshow,.hero-shade{display:none}.hero-content,.hero-sub .hero-content{padding:40px 0;margin:0 7%;max-width:none}.hero-content h1,.hero-content h1>span,.hero-content .eyebrow,.hero-lead{color:#000}.hero-content h1{font-size:40px}.section{padding-block:35px}[data-reveal]{opacity:1!important;transform:none!important}.service-image,.approach-picture,.editorial-image,.service-detail-image{height:240px}.contact-section{break-inside:avoid}.offer-section{color:#000;background:#eee}.offer-section:after,.offer-backdrop{display:none}.offer-copy>p:not(.eyebrow){color:#000}}
.nojs-nav{position:absolute;top:135px;left:8%;right:8%;display:flex;flex-wrap:wrap;gap:12px 24px;z-index:5;color:#fff;font-size:13px}.nojs-nav a{text-decoration:underline;text-underline-offset:5px}
@media(max-width:700px){.nojs-nav{top:106px;font-size:11px;gap:8px 18px}}

/* Personal introduction — October 2026 */
.broker-intro{display:grid;grid-template-columns:.88fr 1.12fr;gap:60px 9%;align-items:center;padding-top:90px;padding-bottom:80px}.broker-profile{text-align:center;max-width:400px;width:100%;justify-self:center}.broker-portrait{position:relative;width:360px;max-width:100%;aspect-ratio:1;margin:0 auto}.broker-portrait:before{content:'';position:absolute;inset:-12px;border:1px solid #cfd8bc;border-radius:50%}.broker-portrait>img{width:100%;height:100%;object-fit:cover;object-position:50% 18%;border-radius:50%;background:#e3e9db}.broker-experience{position:absolute;right:-8px;bottom:7px;display:flex;flex-direction:column;align-items:center;justify-content:center;width:108px;height:108px;border-radius:50%;background:var(--lime);border:6px solid var(--paper);box-shadow:0 8px 20px #20331b12;color:var(--ink)}.broker-experience>strong{font-size:35px;font-weight:500;line-height:1.05;letter-spacing:-.06em}.broker-experience>span{font-size:8px;font-weight:600;margin-top:6px}.broker-role{margin-top:30px;font-size:14px;font-weight:600;letter-spacing:-.015em}.broker-role>span{display:block;color:var(--muted);font-weight:400;font-size:10px;letter-spacing:.06em;margin-top:4px}.broker-copy h2{font-size:clamp(35px,3.6vw,51px);line-height:1.13}.broker-copy>.eyebrow{margin-bottom:22px}.broker-copy>p:not(.eyebrow){font-size:13px;line-height:1.9;color:var(--muted);max-width:530px;margin-top:17px}.broker-copy>.broker-lead{font-size:17px!important;line-height:1.7!important;color:var(--ink)!important;font-weight:500;margin-top:25px!important}.broker-actions{display:flex;align-items:center;flex-wrap:wrap;gap:20px 27px;margin-top:30px}.broker-phone{display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:600;padding-block:12px;white-space:nowrap}.broker-phone>.icon{width:18px;height:18px;color:#718b2e}.broker-phone:hover{color:#6f881f}.broker-intro .experience-strip{margin-top:0;gap:30px}.approach-with-person{grid-template-columns:1.15fr 1fr;gap:7%}.approach-with-person .approach-picture{height:auto;aspect-ratio:1.5;align-self:center}.approach-with-person .approach-picture>img{object-position:70% center}.approach-with-person .photo-label{font-size:8px;bottom:24px;left:24px}.about-person-link{display:flex;align-items:center;gap:17px;margin-top:28px;padding-top:25px;border-top:1px solid var(--line)}.about-person-link>img{width:68px;height:68px;border-radius:50%;object-fit:cover;object-position:50% 18%;flex-shrink:0}.about-person-link>span{min-width:0}.about-person-link strong{display:block;font-size:13px;font-weight:600}.about-person-link small{display:block;font-size:9px;color:var(--muted);margin-top:4px}.about-person-link>.icon{margin-left:auto;width:18px;flex-shrink:0;transition:transform .3s}.about-person-link:hover>.icon{transform:translateX(4px)}.footer-meta{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-top:22px;color:#aeb9a7;font-size:9px}.footer-meta>small{font-size:8px}.footer-credit{white-space:nowrap;font-size:10px}.footer-credit>a{display:inline-block;color:#e5eddb;text-underline-offset:4px;text-decoration:underline;text-decoration-color:#64715b;padding:6px 0}.footer-credit>a:hover{color:var(--lime);text-decoration-color:var(--lime)}
@media(max-width:1150px){.broker-intro{gap:45px 7%}.broker-portrait{width:310px}.broker-copy h2{font-size:40px}.broker-actions{gap:15px}.broker-actions>.button{padding:16px 22px}.broker-phone{font-size:12px}.broker-intro .experience-strip{gap:24px}.approach-with-person{gap:6%}}
@media(max-width:950px){.broker-intro{grid-template-columns:.85fr 1.15fr;gap:40px 6%;padding-top:75px}.broker-portrait{width:260px}.broker-experience{width:87px;height:87px;right:-2px}.broker-experience>strong{font-size:29px}.broker-experience>span{font-size:7px}.broker-copy h2{font-size:35px}.broker-copy>.broker-lead{font-size:15px!important}.broker-copy>p:not(.eyebrow){font-size:12px}.broker-actions{gap:12px 20px}.approach-with-person .photo-label{font-size:6px;left:18px;bottom:18px}}
@media(max-width:700px){.broker-intro{grid-template-columns:1fr;gap:35px;padding-top:62px;padding-bottom:60px}.broker-profile{max-width:300px}.broker-portrait{width:250px}.broker-role{margin-top:25px;font-size:13px}.broker-role>span{font-size:9px}.broker-copy>.eyebrow{font-size:8px;margin-bottom:20px}.broker-copy h2{font-size:38px}.broker-copy>.broker-lead{font-size:16px!important;line-height:1.7!important}.broker-copy>p:not(.eyebrow){font-size:13px}.broker-actions{gap:16px 24px;margin-top:26px}.broker-phone{font-size:13px}.broker-intro .experience-strip{margin-top:5px;gap:20px}.approach-with-person{grid-template-columns:1fr;gap:36px}.approach-with-person .approach-picture{aspect-ratio:1.5}.approach-with-person .photo-label{font-size:7px;left:18px;bottom:18px}.about-person-link{gap:14px}.about-person-link strong{font-size:12px}.about-person-link small{font-size:8px}.footer-meta{flex-wrap:wrap;gap:8px;margin-top:20px}.footer-meta>small{font-size:7px;width:100%}.footer-credit{font-size:10px}.footer-credit>a{padding-block:10px}}
@media(max-width:370px){.broker-copy h2{font-size:33px}.broker-portrait{width:225px}.broker-actions{gap:10px 16px}.broker-actions>.button{font-size:11px;padding:15px 18px}.broker-phone{font-size:12px}.approach-with-person .photo-label{font-size:6px}}