body{margin:0;font-family:Arial,Helvetica,sans-serif;color:#191919;line-height:1.6;background:#fff}
a{text-decoration:none;color:inherit}.wrap{width:min(1120px,92%);margin:auto}
header{position:sticky;top:0;background:#fff;border-bottom:1px solid #e7e2d8;z-index:20}
.nav{display:flex;align-items:center;justify-content:space-between;min-height:78px}.brand{width:180px;height:66px;object-fit:contain}
.links{display:flex;gap:20px;align-items:center;font-weight:700;font-size:14px}.btn{display:inline-block;background:#171717;color:#fff;padding:12px 18px;border-radius:999px;font-weight:800}.gold{background:#bd8b31}
.hero,.pagehero{background:#faf7f1;padding:70px 0}.grid{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center}
h1{font-size:clamp(42px,6vw,72px);line-height:1.02;margin:0 0 20px}h2{font-size:clamp(30px,4vw,48px);line-height:1.08}
.lead{font-size:18px;color:#666}.headshot{width:100%;max-height:620px;object-fit:cover;object-position:center 20%;border-radius:28px}
section{padding:76px 0}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.card{border:1px solid #e6e0d6;border-radius:18px;padding:24px;background:#fff}
.alt{background:#faf7f1}.dark{background:#171717;color:#fff}.dark .lead{color:#c8c8c8}
.txgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.tag{font-size:11px;color:#bd8b31;font-weight:900}.small{font-size:13px;color:#777}
.form{display:grid;grid-template-columns:1fr 1fr;gap:14px}.full{grid-column:1/-1}
input,select,textarea{width:100%;box-sizing:border-box;padding:14px;border:1px solid #ccc;border-radius:10px;font:inherit}textarea{min-height:130px}
footer{background:#111;color:#ddd;padding:42px 0}.foot{display:grid;grid-template-columns:1fr 1fr;gap:30px}.logos{display:flex;gap:12px;align-items:center}.logos img{background:#fff;padding:5px;border-radius:6px;object-fit:contain}.logos img:first-child{width:170px;height:78px}.logos img:last-child{width:150px;height:65px}
@media(max-width:800px){.grid,.cards,.txgrid,.foot{grid-template-columns:1fr}.links{display:none}.form{grid-template-columns:1fr}.full{grid-column:auto}}

/* V5 homepage enhancements */
.eyebrow{margin:0 0 10px;text-transform:uppercase;letter-spacing:.14em;font-size:12px;font-weight:900;color:#9a7028}.gold-text{color:#bd8b31}.hero-copy{max-width:600px}.cta-row{display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-top:28px}.text-link{font-weight:800;border-bottom:1px solid #b9b0a2;padding-bottom:3px}.centered{text-align:center}.section-heading{max-width:820px;margin:0 auto 38px}.narrow{max-width:720px;margin-left:auto;margin-right:auto}.quick-paths{padding-top:88px}.service-card{color:#191919;transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease;min-height:240px}.service-card:hover{transform:translateY(-4px);box-shadow:0 16px 38px rgba(0,0,0,.08);border-color:#d5c29e}.number{font-size:12px;font-weight:900;color:#bd8b31;letter-spacing:.12em}.service-card h3{font-size:24px;margin:24px 0 8px}.service-card p{color:#666}.card-link{display:inline-block;margin-top:12px;font-size:14px;font-weight:800}.about-preview{grid-template-columns:.85fr 1.15fr}.about-photo{width:100%;height:500px;object-fit:cover;object-position:center 18%;border-radius:26px}.about-preview h2{margin-top:8px}.about-preview .btn{margin-top:12px}.trust-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0;border-top:1px solid #e6e0d6;border-left:1px solid #e6e0d6}.trust-item{padding:30px;border-right:1px solid #e6e0d6;border-bottom:1px solid #e6e0d6}.trust-item h3{margin-top:0}.trust-item p{margin-bottom:0;color:#666}.service-area{padding:86px 0}.area-grid{grid-template-columns:1.15fr .85fr}.light-eyebrow{color:#d8b775}.area-list{display:grid;grid-template-columns:1fr 1fr;gap:12px}.area-list span{border:1px solid #3b3b3b;border-radius:999px;padding:12px 16px;text-align:center;font-weight:700}.final-cta{background:#f5efe5;padding:92px 0}.final-cta h2{max-width:850px;margin:8px auto 16px}.final-cta .btn{margin-top:12px}.footer-note{font-size:13px;color:#aaa;max-width:500px}.footer-links{line-height:2}.footer-links a:hover{text-decoration:underline}
@media(max-width:800px){section{padding:58px 0}.hero,.pagehero{padding:48px 0}.hero-grid{display:flex;flex-direction:column}.hero-grid>div{order:1}.hero-grid .headshot{order:2;max-height:520px}.cta-row{align-items:flex-start}.about-preview{grid-template-columns:1fr}.about-photo{height:420px}.trust-grid{grid-template-columns:1fr}.area-grid{grid-template-columns:1fr}.area-list{grid-template-columns:1fr 1fr}.quick-paths{padding-top:64px}.service-card{min-height:auto}.final-cta{padding:70px 0}}
@media(max-width:480px){.area-list{grid-template-columns:1fr}.brand{width:155px}.hero h1{font-size:46px}}


/* V6 homepage additions */
.section-button-row{margin-top:28px}
.reimbursement{padding-top:84px;padding-bottom:84px}
.reimbursement-grid{grid-template-columns:1.2fr .8fr}
.reimbursement-badge{
  min-height:290px;
  border-radius:28px;
  display:flex;
  flex-direction:column;
  align-items:center;
  justify-content:center;
  text-align:center;
  background:linear-gradient(145deg,#171717,#2c2924);
  color:#fff;
  padding:36px;
  box-shadow:0 18px 45px rgba(0,0,0,.12)
}
.reimbursement-badge .amount{
  font-size:22px;
  line-height:1.15;
  color:#e8d2a3
}
.reimbursement-badge .amount strong{
  display:block;
  font-size:60px;
  color:#fff;
  margin-top:8px
}
.reimbursement-badge .small{color:#cfcac1;max-width:260px;margin-top:12px}
.testimonial-placeholder .card{min-height:190px}
.quote{font-size:44px;line-height:1;color:#bd8b31;font-family:Georgia,serif}
footer{padding-top:54px;padding-bottom:54px}
.footer-links{justify-self:end}
.links a:not(.btn){padding:10px 0}
.brand{width:205px;height:72px}
.hero-grid{grid-template-columns:1.05fr .95fr}
.hero-grid .headshot{height:655px;max-height:none}
.hero{padding-top:86px;padding-bottom:86px}

@media(max-width:800px){
  .reimbursement-grid{grid-template-columns:1fr}
  .footer-links{justify-self:start}
  .brand{width:175px}
  .hero-grid .headshot{height:520px}
}
@media(max-width:480px){
  .reimbursement-badge .amount strong{font-size:48px}
}

/* V7 Google review section */
.google-rating{margin-top:14px;font-size:18px}
.stars{letter-spacing:2px;color:#bd8b31;font-size:18px}
.reviews-grid{
  display:grid;
  grid-template-columns:repeat(2,minmax(0,1fr));
  gap:22px;
  margin-top:38px
}
.review-card{
  background:#fff;
  border:1px solid #e7e0d5;
  border-radius:22px;
  padding:30px;
  box-shadow:0 10px 30px rgba(0,0,0,.045)
}
.review-card p{color:#514c45;line-height:1.75}
.featured-review{grid-column:span 2;background:#fbf7ef}
.reviewer{
  display:flex;
  flex-direction:column;
  gap:3px;
  padding-top:10px;
  border-top:1px solid #eee5d8;
  margin-top:20px
}
.reviewer span{font-size:13px;color:#777}
.review-disclaimer{margin-top:22px;color:#777}
@media(max-width:800px){
  .reviews-grid{grid-template-columns:1fr}
  .featured-review{grid-column:span 1}
}

/* V8 transaction page */
.transaction-intro{max-width:780px;margin-bottom:38px}
.transaction-page-grid{align-items:stretch}
.transaction-card{display:flex;flex-direction:column}
.transaction-card h3{margin-bottom:4px}
.transaction-price{font-size:26px;font-weight:800;margin:10px 0 2px}
.transaction-details{margin-top:14px;padding-top:14px;border-top:1px solid #eee5d8;color:#615b53;font-size:14px}
.transaction-note{margin-top:24px;max-width:900px}


/* V9 Buyers page */
.buyer-hero{padding-top:84px;padding-bottom:84px}
.buyer-hero .lead{max-width:850px}
.buyer-steps{
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:18px;
  margin-top:38px
}
.step-card{
  border:1px solid #e7e0d5;
  border-radius:20px;
  padding:24px;
  background:#fff;
  min-height:250px
}
.step-number{
  width:42px;
  height:42px;
  border-radius:50%;
  display:flex;
  align-items:center;
  justify-content:center;
  background:#f4ead6;
  color:#8a6528;
  font-weight:900;
  margin-bottom:16px
}
.buyer-feature-grid{
  display:grid;
  grid-template-columns:1.15fr .85fr;
  gap:36px;
  align-items:center
}
.buyer-feature-card{
  border-radius:28px;
  padding:34px;
  background:#171717;
  color:#fff;
  box-shadow:0 18px 45px rgba(0,0,0,.12)
}
.buyer-feature-card p{color:#d6d2cc}
.buyer-amount{
  font-size:64px;
  font-weight:900;
  line-height:1;
  margin:18px 0;
  color:#fff
}
.buyer-checks{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:10px 18px;
  margin:22px 0 26px
}
.buyer-checks div:before{
  content:"✓";
  color:#bd8b31;
  font-weight:900;
  margin-right:9px
}
.buyer-checks.compact{grid-template-columns:1fr;margin-top:18px}
.construction-card{background:#fbf7ef;color:#171717;border:1px solid #e7dfd1}
.construction-card p{color:#615b53}
.buyer-relocation-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:42px;
  align-items:center
}
.relocation-list{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:12px
}
.relocation-list div{
  border:1px solid rgba(255,255,255,.16);
  border-radius:14px;
  padding:16px;
  color:#eee
}
.buyer-tips-grid{
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:18px;
  margin-top:34px
}
.tip-card{
  border-top:4px solid #bd8b31;
  background:#faf7f1;
  border-radius:0 0 18px 18px;
  padding:24px
}
.tip-card p{color:#615b53}

@media(max-width:1000px){
  .buyer-steps{grid-template-columns:repeat(2,minmax(0,1fr))}
  .buyer-tips-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:800px){
  .buyer-feature-grid,.buyer-relocation-grid{grid-template-columns:1fr}
  .buyer-checks{grid-template-columns:1fr}
  .relocation-list{grid-template-columns:1fr}
}
@media(max-width:600px){
  .buyer-steps,.buyer-tips-grid{grid-template-columns:1fr}
  .step-card{min-height:auto}
  .buyer-amount{font-size:50px}
}


/* V10 Sellers page */
.seller-hero{padding-top:84px;padding-bottom:84px}
.seller-hero .lead{max-width:860px}
.seller-steps{
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:18px;
  margin-top:38px
}
.seller-value-grid,
.seller-feature-grid,
.seller-offer-grid,
.seller-proof-grid{
  display:grid;
  grid-template-columns:1.1fr .9fr;
  gap:38px;
  align-items:center
}
.seller-value-card,
.seller-feature-card,
.seller-proof-card{
  border-radius:28px;
  padding:34px;
  background:#171717;
  color:#fff;
  box-shadow:0 18px 45px rgba(0,0,0,.10)
}
.seller-value-card p,
.seller-feature-card p,
.seller-proof-card p{color:#d6d2cc}
.seller-checks{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:10px 18px;
  margin-top:20px
}
.seller-checks.compact{grid-template-columns:1fr}
.seller-checks div:before{
  content:"✓";
  color:#bd8b31;
  font-weight:900;
  margin-right:9px
}
.seller-marketing-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:14px;
  margin-top:24px
}
.seller-marketing-grid div{
  border:1px solid #e7e0d5;
  border-radius:16px;
  padding:18px;
  background:#fff
}
.seller-marketing-grid strong{display:block;margin-bottom:5px}
.seller-marketing-grid span{font-size:14px;color:#6a645c}
.offer-factors{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:12px
}
.offer-factors div{
  border:1px solid rgba(255,255,255,.16);
  border-radius:14px;
  padding:16px;
  color:#eee
}
.seller-faq-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:18px;
  margin-top:34px
}
.faq-card{
  border:1px solid #e7e0d5;
  border-radius:18px;
  padding:24px;
  background:#fff
}
.faq-card p{color:#615b53}
.seller-proof-price{
  font-size:52px;
  font-weight:900;
  line-height:1;
  margin:16px 0;
  color:#171717
}
.seller-proof-card{
  background:#fbf7ef;
  color:#171717;
  border:1px solid #e7dfd1
}
.seller-proof-card p{color:#615b53}

@media(max-width:1000px){
  .seller-steps{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:800px){
  .seller-value-grid,.seller-feature-grid,.seller-offer-grid,.seller-proof-grid{grid-template-columns:1fr}
  .seller-checks,.seller-marketing-grid,.offer-factors,.seller-faq-grid{grid-template-columns:1fr}
}
@media(max-width:600px){
  .seller-steps{grid-template-columns:1fr}
  .seller-proof-price{font-size:44px}
}


/* V11 About page */
.about-hero{padding-top:76px;padding-bottom:76px}
.about-hero-grid{
  display:grid;
  grid-template-columns:1.05fr .95fr;
  gap:52px;
  align-items:center
}
.about-main-photo{
  width:100%;
  height:610px;
  object-fit:cover;
  object-position:center top;
  border-radius:30px
}
.about-story-grid{
  display:grid;
  grid-template-columns:.9fr 1.1fr;
  gap:58px;
  align-items:start
}
.about-story-copy p{font-size:17px;line-height:1.8;color:#575149}
.about-values-grid{
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:18px;
  margin-top:36px
}
.about-value-card{
  border:1px solid #e7e0d5;
  border-radius:20px;
  padding:26px;
  background:#fff
}
.value-number{
  color:#bd8b31;
  font-size:14px;
  font-weight:900;
  letter-spacing:1px;
  margin-bottom:18px
}
.about-services-grid{
  display:grid;
  grid-template-columns:.85fr 1.15fr;
  gap:48px;
  align-items:start
}
.about-service-list{display:grid;gap:10px}
.about-service-list a{
  display:flex;
  justify-content:space-between;
  gap:20px;
  align-items:center;
  text-decoration:none;
  color:#171717;
  border-bottom:1px solid #e5ddd1;
  padding:17px 4px
}
.about-service-list a:hover{color:#9b702b}
.about-service-list span{font-size:14px;color:#70695f;text-align:right}
.about-area-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:42px;
  align-items:center
}
.about-area-list{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  gap:12px
}
.about-area-list span{
  border:1px solid rgba(255,255,255,.16);
  border-radius:14px;
  padding:16px;
  color:#eee
}
.about-background-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:22px
}
.background-card{
  border-radius:24px;
  padding:34px;
  background:#faf7f1;
  border:1px solid #e7e0d5
}
.about-review{text-align:center}
.about-review .wrap{max-width:850px}
.about-review blockquote{
  font-family:Georgia,serif;
  font-size:30px;
  line-height:1.45;
  margin:12px 0 22px;
  color:#29251f
}

@media(max-width:1000px){
  .about-values-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:800px){
  .about-hero-grid,.about-story-grid,.about-services-grid,.about-area-grid,.about-background-grid{grid-template-columns:1fr}
  .about-main-photo{height:520px}
  .about-service-list a{align-items:flex-start;flex-direction:column;gap:5px}
  .about-service-list span{text-align:left}
}
@media(max-width:600px){
  .about-values-grid,.about-area-list{grid-template-columns:1fr}
  .about-main-photo{height:460px}
  .about-review blockquote{font-size:24px}
}


/* V12 Sellers portrait */
.seller-photo-hero{
  display:grid;
  grid-template-columns:1.05fr .75fr;
  gap:52px;
  align-items:center;
}
.seller-portrait{
  width:100%;
  max-height:570px;
  object-fit:cover;
  object-position:center top;
  border-radius:28px;
  display:block;
}
@media(max-width:800px){
  .seller-photo-hero{grid-template-columns:1fr;gap:30px}
  .seller-portrait{max-height:520px}
}


/* V13 Contact page */
.contact-hero{padding-top:78px;padding-bottom:78px}
.contact-hero .lead{max-width:850px}
.contact-page-grid{
  display:grid;
  grid-template-columns:.8fr 1.2fr;
  gap:44px;
  align-items:start
}
.contact-details-card,
.contact-expect-card{
  border:1px solid #e7e0d5;
  border-radius:20px;
  padding:24px;
  background:#fff;
  margin-top:20px
}
.contact-details-card div{
  display:flex;
  flex-direction:column;
  gap:3px;
  padding:12px 0;
  border-bottom:1px solid #eee6da
}
.contact-details-card div:last-child{border-bottom:0}
.contact-details-card span{
  font-size:12px;
  text-transform:uppercase;
  letter-spacing:1px;
  color:#9a7a42;
  font-weight:800
}
.contact-checks{display:grid;gap:10px;margin-top:14px}
.contact-checks div:before{
  content:"✓";
  color:#bd8b31;
  font-weight:900;
  margin-right:9px
}
.contact-form-card{
  border:1px solid #e7e0d5;
  border-radius:26px;
  padding:34px;
  background:#fff;
  box-shadow:0 15px 40px rgba(0,0,0,.06)
}
.form-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:16px
}
.form-grid label{
  display:block;
  font-size:13px;
  font-weight:800;
  margin-bottom:6px;
  color:#403a33
}
.form-grid .full{grid-column:1/-1}
.consent-row label{
  font-weight:500;
  font-size:12px;
  line-height:1.5;
  color:#666
}
.consent-row input{width:auto;margin-right:8px}
.form-note{font-size:12px;color:#777;margin-top:14px}
.quick-contact-grid{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:18px
}
.quick-contact-card{
  border:1px solid #e7e0d5;
  border-radius:18px;
  padding:24px;
  background:#fff;
  text-decoration:none;
  color:#171717
}
.quick-contact-card strong{display:block;font-size:20px;margin-bottom:6px}
.quick-contact-card span{font-size:14px;color:#666}

@media(max-width:900px){
  .contact-page-grid{grid-template-columns:1fr}
}
@media(max-width:700px){
  .form-grid,.quick-contact-grid{grid-template-columns:1fr}
  .form-grid .full{grid-column:auto}
}


/* V14 final polish: navigation, compliance, accessibility and mobile */
body{overflow-x:hidden}
img{max-width:100%;height:auto}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{
  outline:3px solid #d2a246;
  outline-offset:3px
}
.site-header{position:sticky;top:0;z-index:100;background:#fff;box-shadow:0 1px 0 rgba(0,0,0,.07)}
.broker-strip{background:#171717;color:#fff;font-size:12px}
.broker-strip-inner{min-height:30px;display:flex;align-items:center;justify-content:flex-end;gap:8px;letter-spacing:.02em}
.brand-link{display:flex;align-items:center}
.menu-toggle{
  display:none;
  width:46px;height:42px;
  border:1px solid #d9d2c7;
  border-radius:10px;
  background:#fff;
  align-items:center;
  justify-content:center;
  flex-direction:column;
  gap:5px;
  cursor:pointer
}
.menu-toggle span{width:21px;height:2px;background:#171717;display:block}
.compliance-bar{
  background:#f4efe6;
  border-top:1px solid #ddd3c5;
  border-bottom:1px solid #ddd3c5
}
.compliance-inner{
  display:flex;
  gap:22px;
  flex-wrap:wrap;
  align-items:center;
  justify-content:center;
  min-height:54px;
  font-size:14px;
  font-weight:800
}
.compliance-inner a{text-decoration:underline;text-underline-offset:3px}
.legal-note{padding-top:22px;margin-top:28px;border-top:1px solid rgba(255,255,255,.12)}
.legal-note p{font-size:12px;line-height:1.6;color:#aaa;max-width:950px}
.footer-note a{text-decoration:underline;text-underline-offset:2px}
button,input,select,textarea{font-family:inherit}
input,select,textarea{min-height:46px}
textarea{min-height:140px}
.btn{transition:transform .18s ease,opacity .18s ease}
.btn:hover{transform:translateY(-1px);opacity:.94}
@media(max-width:900px){
  .menu-toggle{display:flex}
  .nav{position:relative}
  .links{
    display:none !important;
    position:absolute;
    left:0;right:0;top:100%;
    background:#fff;
    border-top:1px solid #eee5da;
    border-bottom:1px solid #ddd3c5;
    box-shadow:0 14px 30px rgba(0,0,0,.08);
    padding:14px 4% 20px;
    flex-direction:column;
    align-items:stretch;
    gap:4px
  }
  .links.open{display:flex !important}
  .links a{padding:12px 8px !important;border-bottom:1px solid #f0ece5}
  .links .btn{text-align:center;margin-top:8px;border-bottom:0}
  .broker-strip-inner{justify-content:center}
}
@media(max-width:600px){
  .wrap{width:min(94%,1120px)}
  .brand{width:165px;height:64px}
  .broker-strip{font-size:11px}
  h1{font-size:clamp(40px,12vw,54px)}
  h2{font-size:clamp(30px,9vw,42px)}
  .lead{font-size:17px}
  section{padding-left:0;padding-right:0}
  .compliance-inner{align-items:flex-start;flex-direction:column;gap:8px;padding:14px 0}
}