:root{
  --navy:#10233a;
  --navy-2:#183c5a;
  --teal:#0f766e;
  --teal-soft:#e8f6f3;
  --gold:#c9974a;
  --gold-2:#e3bd78;
  --ink:#17202a;
  --muted:#5c6672;
  --line:#dfe5e8;
  --paper:#ffffff;
  --soft:#f5f7f8;
  --warm:#faf8f3;
  --radius:8px;
  --shadow:0 18px 50px rgba(16,35,58,.12);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:"Josefin Sans",system-ui,sans-serif;color:var(--ink);background:var(--paper);font-size:17px;line-height:1.55}
a{color:inherit;text-decoration:none}
img{max-width:100%;height:auto;display:block}
button,input,select,textarea{font:inherit}
button,a,input,select,textarea{touch-action:manipulation}
.wrap{width:min(1120px,calc(100% - 32px));margin-inline:auto}
.skip-link{position:absolute;left:-999px;top:auto;background:var(--navy);color:#fff;padding:10px 14px;z-index:1000}
.skip-link:focus{left:16px;top:16px}
.sticky-shell{position:sticky;top:0;z-index:60}
.topbar{background:var(--navy);color:rgba(255,255,255,.78);font-size:13px}
.topbar-inner{min-height:44px;display:flex;align-items:center;justify-content:space-between;gap:14px;padding:5px 0}
.topbar strong{display:block;color:#fff;font-size:16px;line-height:1.05}.topbar-identity{display:grid;gap:2px;min-width:0;line-height:1.15}.topbar-links{display:flex;gap:14px;flex:0 0 auto}.topbar-phone{display:inline-flex;align-items:center;gap:7px;min-height:34px;border:1px solid rgba(255,255,255,.42);border-radius:999px;background:linear-gradient(135deg,rgba(255,255,255,.18),rgba(255,255,255,.06));box-shadow:inset 0 1px 0 rgba(255,255,255,.24);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);color:white;font-size:14px;font-weight:900;padding:6px 11px}.topbar-phone svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round;flex:0 0 auto}.topbar a:hover{color:var(--gold-2)}
.site-header{position:relative;top:auto;background:rgba(255,255,255,.96);backdrop-filter:saturate(180%) blur(12px);border-bottom:1px solid var(--line);z-index:20;overflow-x:hidden}
.header-inner{height:78px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:20px}.desktop-nav{grid-column:2;justify-self:center;display:flex;align-items:center;gap:18px;font-size:14px;font-weight:700;color:#596574}.header-cta{grid-column:3;justify-self:end}.nav-link{padding:12px 0;position:relative}.nav-link:after{content:"";position:absolute;left:0;right:0;bottom:6px;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .2s}.nav-link:hover,.nav-link.is-active{color:var(--navy)}.nav-link:hover:after,.nav-link.is-active:after{transform:scaleX(1)}
.header-cta,.btn{display:inline-flex;align-items:center;justify-content:center;min-height:46px;border-radius:var(--radius);font-weight:800;padding:12px 18px;border:1px solid transparent;cursor:pointer;transition:transform .2s,background .2s,border-color .2s,color .2s}.header-cta,.btn.primary{background:var(--navy);color:white}.header-cta:hover,.btn.primary:hover{background:#0a1828;transform:translateY(-1px)}.btn.secondary{background:white;color:var(--navy);border-color:var(--line)}.btn.secondary:hover{border-color:var(--gold);color:var(--navy)}.btn.light{background:white;color:var(--navy)}.btn.light:hover{transform:translateY(-1px)}
.service-area-note{border-top:1px solid rgba(223,229,232,.7);color:var(--teal);font-size:12px;font-weight:900;letter-spacing:.12em;text-align:center;text-transform:uppercase;padding:8px 16px;background:rgba(255,255,255,.74)}
.mobile-nav{display:none;border-top:1px solid var(--line);overflow:hidden;contain:layout paint}.mobile-scroll{display:flex;gap:8px;width:100%;max-width:100%;box-sizing:border-box;overflow-x:auto;overflow-y:hidden;padding:10px 16px;scrollbar-width:none}.mobile-scroll::-webkit-scrollbar{display:none}.mobile-pill{white-space:nowrap;border:1px solid var(--line);border-radius:999px;padding:8px 12px;font-size:13px;font-weight:800;color:#566270;background:white}.mobile-pill.is-active{background:var(--navy);color:#fff;border-color:var(--navy)}.mobile-pill.cta{background:var(--navy);border-color:var(--navy);color:#fff}
.home-hero,.page-hero{background:linear-gradient(180deg,#fff 0%,var(--soft) 100%);border-bottom:1px solid var(--line)}.hero-grid{display:grid;grid-template-columns:minmax(0,1.06fr) minmax(300px,.82fr);gap:56px;align-items:center;min-height:610px;padding:56px 0}.hero-grid.compact{min-height:430px;padding:44px 0}.hero-copy h1,.narrow-center h1{font-family:Cinzel,Georgia,serif;font-size:clamp(38px,6vw,70px);line-height:1.02;margin:0 0 18px;color:var(--navy);letter-spacing:0;overflow-wrap:break-word}.compact h1,.narrow-center h1{font-size:clamp(34px,4.7vw,56px)}.lead{font-size:clamp(18px,2.1vw,22px);color:var(--muted);max-width:620px;margin:0 0 28px}.eyebrow{margin:0 0 10px;color:var(--teal);font-weight:900;font-size:12px;text-transform:uppercase;letter-spacing:.12em}.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-bottom:0}.hero-media-stack{display:grid;grid-template-columns:.7fr 1fr;gap:14px;align-items:end}.hero-headshot-card,.page-photo-card{margin:0;background:rgba(255,255,255,.64);border:1px solid rgba(255,255,255,.78);border-radius:var(--radius);box-shadow:var(--shadow);padding:10px;backdrop-filter:blur(18px);overflow:hidden}.hero-headshot-card img,.page-photo-card img{display:block;width:100%;aspect-ratio:3/4;object-fit:cover;border-radius:6px}.hero-video-card{background:rgba(255,255,255,.56);border:1px solid rgba(255,255,255,.72);border-radius:var(--radius);box-shadow:var(--shadow);padding:12px;backdrop-filter:blur(18px);overflow:hidden}.hero-video-card iframe{display:block;width:100%;aspect-ratio:9/16;border:0;border-radius:6px;background:var(--navy)}.photo-placeholder{min-height:360px;background:var(--warm);border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);display:grid;place-items:center;overflow:hidden;position:relative}.photo-placeholder:before{content:"";position:absolute;inset:18px;border:1px solid rgba(16,35,58,.12);border-radius:6px}.placeholder-frame{width:60%;aspect-ratio:3/4;border:1px solid rgba(16,35,58,.18);border-radius:6px;display:grid;place-items:center;position:relative;background:rgba(255,255,255,.46)}.placeholder-frame span:nth-child(1){width:28%;aspect-ratio:1;border-radius:50%;background:rgba(16,35,58,.12);display:block}.placeholder-frame span:nth-child(2){position:absolute;bottom:22%;width:58%;height:18%;border-radius:999px 999px 0 0;background:rgba(15,118,110,.14)}.placeholder-frame span:nth-child(3){position:absolute;inset:12px;border:1px dashed rgba(16,35,58,.18);border-radius:5px}.quick-strip{background:white;border-bottom:1px solid var(--line)}.quick-list{display:flex;gap:10px;justify-content:center;flex-wrap:wrap;padding:18px 0}
.text-only-hero{grid-template-columns:minmax(0,780px);justify-content:start;min-height:360px}
.content-section{padding:76px 0}.content-section.first{padding-top:54px;background:linear-gradient(180deg,#fff 0%,#f7fafb 100%)}.content-section.muted,.split-section{background:var(--soft)}.section-head{text-align:center;max-width:690px;margin:0 auto 34px}.section-head.home-path-head{margin-bottom:18px}.section-head.left{text-align:left;margin:0}.section-head.narrow{max-width:620px}.section-head h2,.split-copy h2,.cta-inner h2,.contact-form h2,.contact-panel h2,.calculator-card h2,.faq-group h2{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:clamp(28px,3.2vw,42px);line-height:1.1;margin:0 0 12px;letter-spacing:0}.section-head p,.split-copy p,.cta-inner p{color:var(--muted);margin:0}.path-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.path-card,.info-card,.calculator-card,.contact-form,.contact-panel,.faq-item{background:white;border:1px solid var(--line);border-radius:var(--radius);padding:22px}.path-card{min-height:210px;display:flex;flex-direction:column;transition:transform .2s,border-color .2s,box-shadow .2s}.glass-grid{position:relative}.glass-grid:before{content:"";position:absolute;inset:0;border-radius:18px;background:linear-gradient(135deg,rgba(15,118,110,.10),rgba(16,35,58,.06) 48%,rgba(201,151,74,.12));filter:blur(1px);z-index:-1}.glass-grid .path-card{background:rgba(255,255,255,.58);border-color:rgba(255,255,255,.72);box-shadow:0 18px 48px rgba(16,35,58,.10);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px)}.glass-grid .path-card:hover{transform:translateY(-4px);border-color:rgba(15,118,110,.45);box-shadow:0 24px 60px rgba(16,35,58,.16)}.path-card:hover{transform:translateY(-3px);border-color:rgba(15,118,110,.45);box-shadow:var(--shadow)}.path-card span{color:var(--teal);font-size:12px;font-weight:900;text-transform:uppercase;letter-spacing:.1em}.path-card h3,.info-card h3{font-family:Cinzel,Georgia,serif;letter-spacing:0;color:var(--navy);font-size:22px;line-height:1.15;margin:12px 0 8px}.path-card p,.info-card p,.calculator-card p,.contact-panel p{color:var(--muted);margin:0}.path-card b{margin-top:auto;color:var(--teal);font-size:14px}.card-grid{display:grid;gap:16px}.card-grid.four{grid-template-columns:repeat(4,minmax(0,1fr))}.info-card{min-height:180px}.split-grid{display:grid;grid-template-columns:.84fr 1fr;gap:46px;align-items:center;padding:70px 0}.split-copy ul{padding-left:18px;color:var(--navy);font-weight:700}.cta-band{background:var(--teal);color:white}.home-cta-soft{background:linear-gradient(180deg,#f7fafb 0%,#ffffff 100%);color:var(--navy);border-top:1px solid var(--line)}.home-cta-soft .eyebrow{color:var(--teal)}.home-cta-soft h2{color:var(--navy)}.home-cta-soft p{color:var(--muted)}.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:42px 0}.cta-inner .eyebrow,.cta-inner h2,.cta-inner p{color:white}.home-cta-soft .cta-inner .eyebrow{color:var(--teal)}.home-cta-soft .cta-inner h2{color:var(--navy)}.home-cta-soft .cta-inner p{color:var(--muted)}.cta-inner p{opacity:.84}.narrow-center{text-align:center;max-width:760px;padding:62px 0}.text-center-only .lead{margin-left:auto;margin-right:auto}.contact-lines{display:flex;gap:14px;flex-wrap:wrap;font-weight:900;color:var(--navy)}.contact-grid{display:grid;grid-template-columns:minmax(0,760px);justify-content:center;gap:22px}.contact-form{display:grid;gap:16px}.contact-form label,.calculator-card label{display:grid;gap:7px;color:var(--navy);font-size:14px;font-weight:900}.contact-form input,.contact-form select,.contact-form textarea,.calculator-card input,.calculator-card select{width:100%;min-height:46px;border:1px solid var(--line);border-radius:var(--radius);padding:10px 12px;background:white;color:var(--ink)}.contact-form textarea{resize:vertical}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus,.calculator-card input:focus,.calculator-card select:focus{outline:3px solid rgba(15,118,110,.18);border-color:var(--teal)}.contact-panel{background:var(--warm)}address{font-style:normal;color:var(--muted)}.fineprint{font-size:14px;border-top:1px solid var(--line);padding-top:16px;margin-top:18px!important}.faq-wrap{max-width:820px}.faq-group{margin-bottom:34px;scroll-margin-top:180px}.faq-group h2{font-size:28px;border-bottom:1px solid var(--line);padding-bottom:10px}.faq-list{display:grid;gap:10px}.faq-item{padding:0;overflow:hidden}.faq-question{width:100%;display:flex;justify-content:space-between;align-items:center;gap:16px;background:white;border:0;min-height:58px;padding:16px 18px;text-align:left;color:var(--navy);font-weight:900;cursor:pointer}.faq-question svg{width:18px;height:18px;stroke:var(--teal);stroke-width:2.4;fill:none;transition:transform .2s;flex:0 0 auto}.faq-item.is-open .faq-question svg{transform:rotate(45deg)}.faq-answer{display:none;padding:0 18px 18px;color:var(--muted)}.faq-answer p{margin:0}.faq-item.is-open .faq-answer{display:block}.faq-search input{width:min(520px,100%);min-height:48px;border:1px solid var(--line);border-radius:var(--radius);padding:10px 14px}.no-results{padding:18px;background:var(--warm);border:1px solid var(--line);border-radius:var(--radius);margin-bottom:24px;color:var(--muted);text-align:center}.calc-feature{display:grid;grid-template-columns:.8fr 1.2fr;gap:28px;align-items:start}.calculator-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.calculator-card{display:grid;gap:14px}.calculator-card.wide{padding:28px}.calculator-card input[type=range]{accent-color:var(--teal);padding:0;min-height:24px}.check{display:flex!important;grid-template-columns:auto 1fr;align-items:center;gap:9px!important;font-weight:700!important;color:var(--muted)!important}.check input{width:18px!important;min-height:18px!important;accent-color:var(--teal)}.result-main{background:var(--teal-soft);border:1px solid rgba(15,118,110,.2);border-radius:var(--radius);padding:16px}.result-main span,.mini-results span{display:block;color:var(--muted);font-size:13px;font-weight:800}.result-main strong{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:32px;line-height:1.2}.result-main p{font-size:14px;margin-top:4px}.mini-results{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.mini-results p{border:1px solid var(--line);border-radius:var(--radius);padding:12px;background:white}.mini-results strong{color:var(--navy);font-size:18px}.footer{background:var(--navy);color:white}.footer-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:42px;padding:46px 0}.footer-logo{height:70px;width:auto;margin:18px 0 0}.footer h2{font-size:13px;color:var(--gold-2);text-transform:uppercase;letter-spacing:.11em}.footer p,.footer address,.footer-bottom{color:rgba(255,255,255,.66)}.footer a:hover{color:white}.footer-bottom{border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:18px;padding:18px 0;font-size:13px}
@media (max-width:980px){.topbar-inner{align-items:flex-start;flex-direction:column;padding:8px 0}.desktop-nav,.header-cta{display:none}.mobile-nav{display:block}.header-inner{height:70px}.brand img{height:54px}.hero-grid,.hero-grid.compact{grid-template-columns:1fr;gap:28px;min-height:0;padding:38px 0}.hero-media-stack{grid-template-columns:minmax(120px,.58fr) minmax(180px,1fr);align-items:stretch}.photo-placeholder{min-height:260px}.path-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.card-grid.four,.calculator-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.split-grid,.contact-grid,.calc-feature{grid-template-columns:1fr}.cta-inner{align-items:flex-start;flex-direction:column}.section-head.left{text-align:center;margin-inline:auto}}
@media (max-width:640px){body{font-size:16px}.wrap{width:min(100% - 24px,1120px)}.topbar{font-size:11px}.topbar-inner{gap:4px;padding:7px 0}.topbar-links{gap:12px}.header-inner{height:64px}.brand img{height:48px}.service-area-note{font-size:10px;letter-spacing:.08em;padding:7px 12px}.hero-copy h1,.narrow-center h1{font-size:32px;line-height:1.08}.lead{font-size:17px;margin-bottom:20px}.home-hero .hero-grid,.page-hero .hero-grid,.narrow-center{padding:30px 0}.hero-actions{display:grid;grid-template-columns:1fr}.btn{width:100%;min-height:48px}.hero-media-stack{grid-template-columns:minmax(96px,.62fr) minmax(170px,1fr);gap:10px;align-items:end}.hero-headshot-card,.hero-video-card,.page-photo-card{padding:8px;box-shadow:none}.hero-headshot-card img{aspect-ratio:4/5}.page-photo-card{width:min(100%,320px);justify-self:center}.photo-placeholder{min-height:210px;box-shadow:none}.quick-list{justify-content:flex-start;overflow-x:auto;flex-wrap:nowrap;padding:12px 0}.content-section{padding:46px 0}.path-grid,.card-grid.four,.calculator-grid,.mini-results{grid-template-columns:1fr}.path-card,.info-card,.calculator-card,.contact-form,.contact-panel{padding:18px;min-height:0}.section-head{margin-bottom:22px}.split-grid{padding:44px 0}.faq-question{font-size:15px;align-items:flex-start}.calculator-card.wide{padding:18px}.footer-grid{grid-template-columns:1fr;padding:34px 0}.footer-bottom{flex-direction:column}.mobile-scroll{padding-inline:12px}.cta-inner{padding:34px 0}.contact-lines{display:grid}}
.hero-video-card{position:relative;width:min(100%,340px);justify-self:end;padding:12px}
.video-heading{margin:0 0 10px;color:var(--navy);font-size:16px;font-weight:900;text-align:center}
.video-shell{position:relative;aspect-ratio:9/16;border-radius:6px;overflow:hidden;background:var(--navy)}
.video-poster{position:absolute;inset:0;z-index:2;display:block;width:100%;height:100%;padding:0;border:0;border-radius:6px;overflow:hidden;background:var(--navy) url("assets/video-thumbnail.png") center/cover no-repeat;cursor:pointer;transition:opacity .2s,visibility .2s}
.video-shell.is-playing .video-poster{opacity:0;visibility:hidden;pointer-events:none}
.video-poster img{width:100%;height:100%;object-fit:cover;object-position:center}
.video-poster:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 52%,rgba(10,24,40,.72) 100%);pointer-events:none}
.video-play{position:absolute;left:50%;top:50%;z-index:2;display:grid;place-items:center;width:78px;height:78px;border-radius:50%;background:rgba(255,255,255,.94);box-shadow:0 14px 34px rgba(16,35,58,.32);transform:translate(-50%,-50%);transition:transform .2s,background .2s}
.video-play svg{width:38px;height:38px;fill:var(--navy)}
.video-tap-label{position:absolute;left:50%;top:16px;z-index:2;display:inline-flex;align-items:center;min-height:32px;padding:7px 13px;border:1px solid rgba(255,255,255,.42);border-radius:999px;background:rgba(255,255,255,.64);box-shadow:0 10px 24px rgba(16,35,58,.16);color:var(--navy);font-size:13px;font-weight:900;line-height:1;transform:translateX(-50%);white-space:nowrap;backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);opacity:.86}
.video-play-label{position:absolute;left:18px;bottom:18px;z-index:2;color:white;font-weight:900}
.video-poster:hover .video-play{background:white;transform:translate(-50%,-50%) scale(1.06)}
.video-poster:focus-visible{outline:3px solid var(--gold);outline-offset:4px}
.video-youtube-link{position:absolute;left:20px;bottom:20px;z-index:3;display:grid;place-items:center;width:42px;height:30px;border-radius:9px;background:rgba(255,255,255,.88);color:#ff0033;box-shadow:0 10px 24px rgba(16,35,58,.22);transition:transform .2s,background .2s}
.video-youtube-link svg{width:27px;height:27px;fill:currentColor;display:block}
.video-youtube-link:hover{background:white;transform:translateY(-1px)}
.hero-video-card iframe{display:block;width:100%;aspect-ratio:9/16;border:0;border-radius:6px;background:var(--navy)}
.video-frame{position:absolute;inset:0;width:100%;height:100%;border:0;opacity:0;pointer-events:none}
.video-shell.is-playing .video-frame{opacity:1;pointer-events:auto}
.home-cta-with-photo{display:grid;grid-template-columns:156px minmax(0,1fr) auto}
.cta-headshot{margin:0;padding:7px;background:rgba(255,255,255,.72);border:1px solid rgba(255,255,255,.9);border-radius:var(--radius);box-shadow:0 12px 34px rgba(16,35,58,.12);backdrop-filter:blur(14px)}
.cta-headshot img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:5px}
.label-row{display:flex;align-items:center;justify-content:space-between;gap:10px}
.optional{color:var(--muted);font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.08em}
.contact-form .label-row{justify-content:flex-start}
.hidden-botcheck{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;opacity:0!important;pointer-events:none}
.form-status{min-height:20px;margin:0;color:var(--muted);font-size:14px;font-weight:800}
.form-status.is-success{color:var(--teal)}
.form-status.is-error{color:#9f2f2f}
.contact-form .btn[disabled]{cursor:not-allowed;opacity:.72;transform:none}
.contact-social-heading{margin:28px 0 10px!important;color:var(--navy)!important;font-size:13px;font-weight:900;text-transform:uppercase;letter-spacing:.1em}
.contact-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:0}
.contact-actions .social-btn{display:inline-flex!important;align-items:center!important;justify-content:center!important;gap:8px;min-height:40px;width:auto!important;max-width:max-content;border-radius:999px;padding:9px 13px;border:1px solid rgba(255,255,255,.74);background:linear-gradient(135deg,rgba(255,255,255,.78),rgba(255,255,255,.42));color:var(--navy);font-size:14px;font-weight:900;line-height:1;box-shadow:0 14px 34px rgba(16,35,58,.10),inset 0 1px 0 rgba(255,255,255,.9);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);transition:transform .2s,border-color .2s,background .2s,box-shadow .2s}
.contact-actions .social-btn:hover{border-color:rgba(201,151,74,.72);background:linear-gradient(135deg,rgba(255,255,255,.92),rgba(232,246,243,.64));box-shadow:0 18px 40px rgba(16,35,58,.14),inset 0 1px 0 rgba(255,255,255,.95);transform:translateY(-1px)}
.contact-actions .social-btn svg{display:block!important;width:20px!important;height:20px!important;min-width:20px!important;max-width:20px!important;min-height:20px!important;max-height:20px!important;stroke:currentColor;stroke-width:1.85;fill:none;flex:0 0 20px}
.contact-actions .social-btn > span:not(.social-text){display:block;line-height:1}
.social-text{display:grid;gap:1px;line-height:1.05;text-align:left}
.social-text small{font-size:11px;color:var(--muted);font-weight:800;letter-spacing:0;text-transform:none}
.contact-actions .social-btn.whatsapp svg{stroke:#25d366;stroke-width:1.95}
.contact-actions .social-btn.instagram svg{stroke:#c13584}
.brokerage-logo{width:min(270px,100%);height:auto;background:white;border-radius:8px;padding:9px;box-shadow:0 12px 28px rgba(0,0,0,.16);filter:none}
.header-cta,.btn.primary,.mobile-pill.cta{background:linear-gradient(135deg,rgba(16,35,58,.88),rgba(16,35,58,.68));border-color:rgba(255,255,255,.55);color:white;box-shadow:0 16px 38px rgba(16,35,58,.18),inset 0 1px 0 rgba(255,255,255,.28);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px)}
.header-cta:hover,.btn.primary:hover,.mobile-pill.cta:hover{background:linear-gradient(135deg,rgba(16,35,58,.94),rgba(24,60,90,.78));border-color:rgba(227,189,120,.76);box-shadow:0 20px 46px rgba(16,35,58,.24),inset 0 1px 0 rgba(255,255,255,.34);transform:translateY(-1px)}
.btn.secondary{background:linear-gradient(135deg,rgba(255,255,255,.86),rgba(255,255,255,.5));border-color:rgba(255,255,255,.72);color:var(--navy);box-shadow:0 14px 34px rgba(16,35,58,.10),inset 0 1px 0 rgba(255,255,255,.86);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px)}
.btn.secondary:hover{background:linear-gradient(135deg,rgba(255,255,255,.94),rgba(232,246,243,.62));border-color:rgba(201,151,74,.72);box-shadow:0 18px 42px rgba(16,35,58,.14),inset 0 1px 0 rgba(255,255,255,.96);transform:translateY(-1px)}
.header-cta:focus-visible,.btn:focus-visible,.mobile-pill.cta:focus-visible{outline:3px solid rgba(201,151,74,.58);outline-offset:3px}
.hero-contact-card{margin:0;align-self:center;background:linear-gradient(135deg,rgba(255,255,255,.74),rgba(255,255,255,.42));border:1px solid rgba(255,255,255,.74);border-radius:var(--radius);box-shadow:var(--shadow);padding:28px;backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px)}
.hero-contact-card .contact-social-heading{margin-top:0!important}
.hero-contact-actions{gap:12px}
.contact-photo-section{padding-top:0;background:linear-gradient(180deg,#ffffff 0%,#f7fafb 100%)}
.contact-bottom-photo{width:min(100%,360px);min-height:240px;margin-inline:auto;box-shadow:none}
.contact-methods{display:grid;gap:10px;align-items:start;justify-items:start}
.contact-methods a{display:inline-flex;align-items:center;min-height:42px;border:1px solid rgba(255,255,255,.72);border-radius:999px;background:linear-gradient(135deg,rgba(255,255,255,.82),rgba(255,255,255,.46));box-shadow:0 14px 34px rgba(16,35,58,.10),inset 0 1px 0 rgba(255,255,255,.9);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);padding:9px 14px;color:var(--navy)}
.contact-methods a:hover{border-color:rgba(201,151,74,.72);box-shadow:0 18px 40px rgba(16,35,58,.14),inset 0 1px 0 rgba(255,255,255,.95)}
.contact-photo-card{width:min(100%,430px);margin:0 auto;padding:10px;background:rgba(255,255,255,.7);border:1px solid rgba(255,255,255,.86);border-radius:var(--radius);box-shadow:var(--shadow);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px)}
.contact-photo-card img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top;border-radius:6px}
.faq-list{position:relative}
.faq-item{background:rgba(255,255,255,.58);border-color:rgba(255,255,255,.82);box-shadow:0 12px 30px rgba(16,35,58,.08);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);transition:border-color .2s,box-shadow .2s}
.faq-question{background:linear-gradient(135deg,rgba(255,255,255,.82),rgba(232,246,243,.56));transition:background .2s,color .2s}
.faq-question:hover{background:linear-gradient(135deg,rgba(255,255,255,.96),rgba(232,246,243,.78))}
.faq-question:focus-visible{outline:3px solid rgba(15,118,110,.32);outline-offset:-3px}
.faq-item.is-open{border-color:rgba(15,118,110,.3);box-shadow:0 16px 36px rgba(16,35,58,.12)}
.faq-item.is-open .faq-question{background:linear-gradient(135deg,rgba(232,246,243,.92),rgba(255,255,255,.8))}
.faq-answer{background:rgba(255,255,255,.54)}
.hero-actions .btn.secondary{background:linear-gradient(135deg,rgba(16,35,58,.88),rgba(16,35,58,.68));border-color:rgba(255,255,255,.55);color:white;box-shadow:0 16px 38px rgba(16,35,58,.18),inset 0 1px 0 rgba(255,255,255,.28);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px)}
.hero-actions .btn.secondary:hover{background:linear-gradient(135deg,rgba(16,35,58,.94),rgba(24,60,90,.78));border-color:rgba(227,189,120,.76);box-shadow:0 20px 46px rgba(16,35,58,.24),inset 0 1px 0 rgba(255,255,255,.34);transform:translateY(-1px)}
.hero-inline-cta{display:flex;align-items:center;gap:14px;max-width:760px;margin:0 0 22px;padding:14px;border:1px solid rgba(255,255,255,.62);border-radius:var(--radius);background:rgba(255,255,255,.56);box-shadow:0 14px 36px rgba(16,35,58,.10);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px)}
.hero-inline-cta p{margin:0;color:var(--muted);font-weight:700;line-height:1.45}
.hero-inline-cta .btn{flex:0 0 auto}
.btn.compact{min-height:42px;padding:9px 15px;font-size:15px}
body[data-page="buyers"] .buyer-main-cta{background:linear-gradient(135deg,var(--gold-2),var(--gold));border-color:rgba(201,151,74,.92);color:var(--navy);box-shadow:0 18px 42px rgba(201,151,74,.28),inset 0 1px 0 rgba(255,255,255,.48);font-weight:900}
body[data-page="buyers"] .buyer-main-cta:hover{background:linear-gradient(135deg,#f0cf8a,#bd8840);color:var(--navy);box-shadow:0 22px 48px rgba(201,151,74,.34),inset 0 1px 0 rgba(255,255,255,.58);transform:translateY(-1px)}
body[data-page="buyers"] .hero-actions .btn.secondary.buyer-ghost{min-height:38px;padding:8px 13px;background:rgba(255,255,255,.48);border:1px solid rgba(16,35,58,.42);color:var(--navy);box-shadow:none;font-size:14px;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}
body[data-page="buyers"] .hero-actions .btn.secondary.buyer-ghost:hover{background:rgba(255,255,255,.74);border-color:rgba(16,35,58,.72);color:var(--navy);box-shadow:0 10px 24px rgba(16,35,58,.10)}
.btn.primary.conversion-main-cta,.home-cta-soft .btn.primary{background:linear-gradient(135deg,var(--gold-2),var(--gold));border-color:rgba(201,151,74,.92);color:var(--navy);box-shadow:0 18px 42px rgba(201,151,74,.28),inset 0 1px 0 rgba(255,255,255,.48);font-weight:900}
.btn.primary.conversion-main-cta:hover,.home-cta-soft .btn.primary:hover{background:linear-gradient(135deg,#f0cf8a,#bd8840);color:var(--navy);box-shadow:0 22px 48px rgba(201,151,74,.34),inset 0 1px 0 rgba(255,255,255,.58);transform:translateY(-1px)}
.hero-actions .btn.secondary.hero-ghost{min-height:38px;padding:8px 13px;background:rgba(255,255,255,.48);border:1px solid rgba(16,35,58,.42);color:var(--navy);box-shadow:none;font-size:14px;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}
.hero-actions .btn.secondary.hero-ghost:hover{background:rgba(255,255,255,.74);border-color:rgba(16,35,58,.72);color:var(--navy);box-shadow:0 10px 24px rgba(16,35,58,.10)}
.btn.primary.gold-cta{background:linear-gradient(135deg,var(--gold-2),var(--gold));border-color:rgba(201,151,74,.92);color:var(--navy);box-shadow:0 18px 42px rgba(201,151,74,.28),inset 0 1px 0 rgba(255,255,255,.48);font-weight:900}
.btn.primary.gold-cta:hover{background:linear-gradient(135deg,#f0cf8a,#bd8840);color:var(--navy);box-shadow:0 22px 48px rgba(201,151,74,.34),inset 0 1px 0 rgba(255,255,255,.58);transform:translateY(-1px)}
.home-consult-action,.contact-consult-action{margin-top:18px}
.contact-consult-action{margin-bottom:18px}
.contact-hero-grid{grid-template-columns:minmax(0,760px);justify-content:start}
.contact-lines-socials{margin-top:14px}
.contact-lines-socials .social-btn{background:linear-gradient(135deg,rgba(255,255,255,.86),rgba(255,255,255,.5))}
.header-cta,.mobile-pill.cta{background:rgba(255,255,255,.48);border:1px solid rgba(16,35,58,.42);color:var(--navy);box-shadow:none;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}
.header-cta:hover,.mobile-pill.cta:hover{background:rgba(255,255,255,.74);border-color:rgba(16,35,58,.72);color:var(--navy);box-shadow:0 10px 24px rgba(16,35,58,.10)}
.calculator-card{scroll-margin-top:180px}
.calculator-intro{font-size:15px;line-height:1.45}
#send-message{scroll-margin-top:170px}
.footer .brokerage-logo{width:min(205px,100%);padding:7px}
.footer-phone{display:inline-flex;align-items:center;gap:7px}
.footer-phone svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round;flex:0 0 auto}
.footer-socials{display:flex;flex-wrap:wrap;gap:10px;margin-top:14px}
.footer-social{display:inline-flex;align-items:center;gap:8px;min-height:44px;border:1px solid rgba(255,255,255,.18);border-radius:999px;background:rgba(255,255,255,.08);padding:9px 12px;color:rgba(255,255,255,.82);font-size:14px;font-weight:900;line-height:1}
.footer-social svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.9;flex:0 0 auto}
.footer-social.whatsapp svg{stroke:#25d366}
.footer-social.instagram svg{stroke:#e879f9}
.footer-social .social-text small{color:rgba(255,255,255,.68)}
.footer-social:hover{background:rgba(255,255,255,.13);border-color:rgba(227,189,120,.46)}
.footer a.footer-phone:hover,.footer-social:hover{color:white}
.footer-legal{display:flex;align-items:center;justify-content:flex-end;gap:9px;flex-wrap:wrap}
.footer-privacy-link{color:rgba(255,255,255,.78);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:3px}
.footer-privacy-link:hover{color:white}
.privacy-wrap{max-width:820px}
.privacy-card{background:white;border:1px solid var(--line);border-radius:var(--radius);box-shadow:0 14px 38px rgba(16,35,58,.08);padding:30px}
.privacy-card h2{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:22px;line-height:1.18;margin:28px 0 8px;letter-spacing:0}
.privacy-card h2:first-of-type{margin-top:0}
.privacy-card p{color:var(--muted);margin:0 0 12px;line-height:1.55}
.privacy-card a{color:var(--teal);font-weight:800}
.privacy-date,.privacy-note{font-size:14px}
.privacy-note{border-top:1px solid var(--line);padding-top:14px;margin-top:22px!important}
.connect-hero{background:linear-gradient(180deg,#fff 0%,#f7fafb 100%);border-bottom:1px solid var(--line)}
.connect-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(260px,380px);gap:48px;align-items:center;min-height:600px;padding:60px 0}
.connect-copy h1{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:clamp(44px,6vw,76px);line-height:1.02;letter-spacing:0;margin:0 0 18px}
.connect-copy .lead{max-width:520px}
.connect-primary-actions{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.connect-primary-actions .btn{min-height:48px}
.connect-save{min-width:0}
.connect-media{display:grid;gap:16px;justify-items:center;justify-self:end;width:min(100%,380px)}
.connect-hero-contact{justify-content:center;width:100%}
.connect-photo{margin:0;justify-self:center;width:min(100%,360px);padding:10px;border:1px solid rgba(255,255,255,.8);border-radius:var(--radius);background:rgba(255,255,255,.68);box-shadow:var(--shadow);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px)}
.connect-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center top;border-radius:6px}
.connect-section{background:linear-gradient(180deg,#fff 0%,#f7fafb 100%);padding-top:58px}
.connect-panel{display:grid;grid-template-columns:.48fr 1fr;gap:28px;align-items:start;padding:28px;border:1px solid rgba(255,255,255,.74);border-radius:var(--radius);background:linear-gradient(135deg,rgba(255,255,255,.72),rgba(255,255,255,.46));box-shadow:var(--shadow);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px)}
.connect-panel h2{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:clamp(28px,3.6vw,44px);line-height:1.1;letter-spacing:0;margin:0}
.connect-options{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}
.connect-option{display:grid;gap:8px;min-height:132px;padding:18px;border:1px solid rgba(255,255,255,.76);border-radius:var(--radius);background:rgba(255,255,255,.62);box-shadow:0 14px 34px rgba(16,35,58,.09);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);transition:transform .2s,border-color .2s,box-shadow .2s}
.connect-option:hover{transform:translateY(-3px);border-color:rgba(15,118,110,.46);box-shadow:0 20px 44px rgba(16,35,58,.14)}
.connect-option span{color:var(--teal);font-size:12px;font-weight:900;letter-spacing:.1em;text-transform:uppercase}
.connect-option strong{font-family:Cinzel,Georgia,serif;color:var(--navy);font-size:20px;line-height:1.18;letter-spacing:0}
.connect-contact-row{display:flex;justify-content:center;gap:10px;flex-wrap:wrap}
.connect-contact-row .footer-social{background:rgba(16,35,58,.07);border-color:rgba(16,35,58,.16);color:var(--navy);min-height:46px}
.connect-contact-row .footer-social:hover{background:rgba(255,255,255,.82);border-color:rgba(201,151,74,.6);color:var(--navy)}
.connect-contact-row .footer-social .social-text small{color:var(--muted)}
@media (max-width:980px){
  .header-inner{display:none}
  .hero-video-card{justify-self:center;width:min(100%,360px)}
  .home-cta-with-photo{grid-template-columns:132px minmax(0,1fr) auto;align-items:center}
  .connect-layout{grid-template-columns:1fr;gap:28px;min-height:0;padding:42px 0}
  .connect-media{justify-self:center;width:100%;max-width:380px}
  .connect-photo{justify-self:center;width:min(100%,340px)}
  .connect-panel{grid-template-columns:1fr}
  .connect-options{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media (max-width:640px){
  .topbar-inner{gap:6px;padding:8px 0}
  .topbar-phone{font-size:13px;min-height:32px;padding:5px 10px}
  .footer .brokerage-logo{width:min(180px,100%);padding:6px}
  .hero-video-card{width:min(86vw,320px);padding:8px;box-shadow:none}
  .home-cta-with-photo{grid-template-columns:110px minmax(0,1fr);gap:16px}
  .home-cta-with-photo .btn{grid-column:1/-1}
  .cta-headshot{padding:5px}
  .video-heading{font-size:15px;margin-bottom:9px}
  .video-play{width:70px;height:70px}
  .video-play svg{width:34px;height:34px}
  .video-play-label{left:14px;bottom:15px}
  .video-tap-label{top:13px;font-size:12px;min-height:30px;padding:6px 11px}
  .video-youtube-link{left:16px;bottom:16px;width:40px;height:29px}
  .hero-inline-cta{display:grid;gap:12px;padding:13px;margin-bottom:18px}
  .hero-inline-cta p{font-size:15px}
  .btn.compact{min-height:44px;padding:10px 14px}
  #send-message{scroll-margin-top:150px}
  .footer-legal{justify-content:flex-start}
  .privacy-card{padding:22px}
  .connect-layout{padding:34px 0;gap:24px}
  .connect-copy h1{font-size:38px}
  .connect-primary-actions{display:grid;grid-template-columns:1fr;gap:10px}
  .connect-primary-actions .btn{width:100%;min-height:48px}
  .connect-media{gap:12px;max-width:none}
  .connect-photo{width:min(86vw,300px);padding:8px;box-shadow:0 14px 34px rgba(16,35,58,.10)}
  .connect-section{padding:42px 0}
  .connect-panel{padding:18px}
  .connect-options{grid-template-columns:1fr}
  .connect-option{min-height:112px;padding:16px}
  .connect-contact-row{justify-content:flex-start}
  .connect-hero-contact{justify-content:center}
  .connect-contact-row .footer-social{width:auto}
}
.brand{grid-column:1;justify-self:start;display:inline-flex;align-items:center;min-width:0}
.brand img{display:block;width:min(232px,100%);height:auto;max-height:58px;object-fit:contain;object-position:left center}
@media (max-width:980px){
  .header-inner{display:grid;grid-template-columns:1fr;height:70px}
  .brand{grid-column:1}
  .brand img{width:min(220px,62vw);height:auto;max-height:52px}
  .desktop-nav,.header-cta{display:none}
}
@media (max-width:640px){
  .header-inner{height:64px}
  .brand img{width:min(190px,58vw);height:auto;max-height:46px}
}
@media (hover:none){
  .glass-grid .path-card.is-scroll-active{
    transform:translateY(-4px);
    border-color:rgba(15,118,110,.45);
    box-shadow:0 24px 60px rgba(16,35,58,.16);
  }
}
@media (prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;transition:none!important;animation:none!important}}