:root{--navy:#0f1d36;--navy2:#162a4a;--black:#000;--red:#c8102e;--red2:#a30d25;--white:#fff;--cream:#f6f2ea;--ink:#121620;--mute:#5a6170;--line:#dcd6ca}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--ink);font:18px/1.65 Archivo,system-ui,sans-serif;-webkit-font-smoothing:antialiased}
a{color:inherit}img{max-width:100%;display:block}
:focus-visible{outline:3px solid var(--red);outline-offset:3px}
h1,h2,h3{font-family:"DM Serif Display",Georgia,serif;font-weight:400;line-height:1.05;margin:0 0 .45em;color:var(--navy);letter-spacing:-.01em}
h1{font-size:clamp(44px,6.6vw,92px)}h2{font-size:clamp(34px,4.4vw,58px)}h3{font-size:26px;line-height:1.15}
p{margin:0 0 1.1em}.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
.kicker{font-weight:600;color:var(--red);margin-bottom:14px;font-size:16px}
header.site{position:sticky;top:0;z-index:30;background:var(--white);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;height:76px;gap:20px}
.brand{text-decoration:none;display:flex;align-items:baseline;gap:10px}
.brand b{font:400 30px "DM Serif Display",serif;color:var(--navy)}.brand b i{font-style:normal;color:var(--red)}
.brand span{font-size:13px;color:var(--mute)}
nav.main{display:flex;align-items:center;gap:24px}
nav.main a{text-decoration:none;font-size:15px;font-weight:500;color:var(--navy)}nav.main a:hover{color:var(--red)}
.btn{display:inline-flex;align-items:center;gap:10px;background:var(--red);color:#fff;border:2px solid var(--red);padding:15px 26px;font:600 16px Archivo,sans-serif;text-decoration:none;border-radius:2px;cursor:pointer;transition:background .15s}
.btn:hover{background:var(--red2);border-color:var(--red2)}
.btn.line{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}.btn.line:hover{background:rgba(255,255,255,.08)}
.btn.navy{background:var(--navy);border-color:var(--navy)}.btn.navy:hover{background:var(--navy2)}
nav.main .btn{padding:10px 18px;font-size:15px;color:#fff}nav.main a.btn:hover{color:#fff}
button,input,select,textarea{font-family:inherit}
.menu-t{display:none;background:none;border:0;font-size:28px;color:var(--navy);cursor:pointer}
/* hero */
.hero{background:var(--navy);color:#fff;position:relative;overflow:hidden}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center;padding-top:88px;padding-bottom:88px}
.hero h1{color:#fff}.hero .lead{font-size:21px;color:#c9d1de;max-width:600px}
.hero .ph{font:400 clamp(30px,3.4vw,44px) "DM Serif Display",serif;color:#fff;text-decoration:none;display:inline-block;margin:6px 0 26px;border-bottom:3px solid var(--red)}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px}
.hero figure{margin:0;position:relative}.hero figure img{width:100%;height:560px;object-fit:cover}
.hero figure figcaption{position:absolute;left:-28px;bottom:36px;background:var(--red);color:#fff;padding:18px 22px;font-size:15px;line-height:1.35;max-width:270px}
.hero figure figcaption b{display:block;font:400 34px "DM Serif Display",serif}
.hero.sub .wrap{grid-template-columns:1fr;padding-top:76px;padding-bottom:70px}
.hero.sub h1{max-width:920px;font-size:clamp(40px,5.4vw,74px)}
.crumbs{font-size:14px;color:#9fb0c8;margin-bottom:18px}.crumbs a{color:#fff}
/* ticker */
.ticker{background:var(--black);color:#fff;overflow:hidden;white-space:nowrap;border-top:4px solid var(--red)}
.ticker .track{display:inline-flex;gap:46px;padding:16px 0;animation:tick 90s linear infinite}
.ticker span{font-size:15px;color:#d6dbe4}.ticker span b{color:#fff;margin-right:8px}.ticker span em{font-style:normal;color:var(--red);font-weight:700;margin-right:8px}
@keyframes tick{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.ticker .track{animation:none}}
section{padding:100px 0}section.cream{background:var(--cream)}section.navy{background:var(--navy);color:#cdd5e2}section.navy h2,section.navy h3{color:#fff}
section.black{background:var(--black);color:#d2d6dd}section.black h2{color:#fff}
/* ledger */
.ledger-head{display:flex;justify-content:space-between;align-items:end;gap:30px;flex-wrap:wrap;margin-bottom:34px}
.ledger-total{font:400 clamp(60px,10vw,140px)/0.9 "DM Serif Display",serif;color:#fff}
.ledger-total small{display:block;font:500 18px Archivo;color:#aab3c2;margin-top:14px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips button{background:transparent;border:1px solid #3a3f48;color:#d2d6dd;padding:8px 14px;font:500 14px Archivo;cursor:pointer;border-radius:2px}
.chips button[aria-pressed=true]{background:var(--red);border-color:var(--red);color:#fff}
table.ledger{width:100%;border-collapse:collapse}
table.ledger td{padding:18px 8px;border-top:1px solid #23262c;vertical-align:baseline}
table.ledger td.p{font:400 28px "DM Serif Display",serif;color:#fff;white-space:nowrap;width:1%}
table.ledger td.b{color:#fff;font-weight:500}table.ledger td.a{color:#8f98a7;font-size:15px}
table.ledger td.s{text-align:right;width:1%;white-space:nowrap}
.stamp{display:inline-block;border:2px solid var(--red);color:var(--red);font:700 12px Archivo;letter-spacing:.12em;padding:3px 8px;transform:rotate(-4deg)}
.re{font-size:13px;color:#cfd5de;border:1px solid #3a3f48;padding:2px 8px;margin-left:10px;white-space:nowrap}
/* estimator */
.est{display:grid;grid-template-columns:1fr 1fr;gap:0;background:#fff;border:1px solid var(--line)}
.est .in{padding:44px}.est .out{padding:44px;background:var(--navy);color:#fff;display:flex;flex-direction:column;justify-content:center}
.est label{display:block;font-weight:600;color:var(--navy);margin:0 0 8px}
.est select,.est input[type=number]{width:100%;padding:14px;border:1px solid var(--line);font:17px Archivo;margin-bottom:22px;background:#fff}
.est input[type=range]{width:100%;accent-color:var(--red);margin:4px 0 24px}
.est .sde{font:400 34px "DM Serif Display",serif;color:var(--navy)}
.est .range{font:400 clamp(40px,4.6vw,64px)/1 "DM Serif Display",serif;color:#fff;margin:10px 0 16px}
.est .out p{color:#c3ccda;font-size:15px}
.toggle{display:flex;gap:8px;margin-bottom:6px}.toggle button{flex:1;padding:12px;border:1px solid var(--line);background:#fff;font:500 15px Archivo;cursor:pointer}
.toggle button[aria-pressed=true]{background:var(--navy);color:#fff;border-color:var(--navy)}
/* life's work story */
.story{display:grid;grid-template-columns:1fr 1fr;gap:0;background:var(--navy);color:#fff}
.story .pics{position:sticky;top:76px;height:calc(100vh - 76px);overflow:hidden}
.story .pics img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .9s ease}
.story .pics img.on{opacity:1}
.story .pics:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,29,54,0) 60%,rgba(15,29,54,.9))}
.story .steps{padding:0 72px}
.story .step{min-height:calc(100vh - 76px);display:flex;flex-direction:column;justify-content:center;max-width:520px}
.story .step .yr{font:400 22px "DM Serif Display",serif;color:var(--red);margin-bottom:10px}
.story .step h2{color:#fff;font-size:clamp(38px,4.4vw,62px)}
.story .step p{color:#c9d1de;font-size:20px}
.story .step img{display:none}
/* next chapter */
.chapters{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:44px}
.chapters a{position:relative;display:block;height:460px;overflow:hidden;text-decoration:none;color:#fff;background:var(--navy)}
.chapters img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.chapters a:hover img{transform:scale(1.05)}
.chapters a:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 35%,rgba(0,0,0,.85))}
.chapters span{position:absolute;left:24px;right:24px;bottom:24px;z-index:1}
.chapters b{display:block;font:400 30px/1.1 "DM Serif Display",serif;margin-bottom:8px}
.chapters em{font-style:normal;font-size:15px;color:#e3e7ee}
.chapters a:before{content:"";position:absolute;left:24px;top:24px;width:44px;height:4px;background:var(--red);z-index:1}
@media(max-width:960px){.story{grid-template-columns:1fr}.story .pics{display:none}.story .steps{padding:20px 24px}
 .story .step{min-height:auto;padding:40px 0}.story .step img{display:block;height:300px;width:100%;object-fit:cover;margin-bottom:24px}
 .chapters{grid-template-columns:1fr 1fr}.chapters a{height:320px}}
@media(max-width:560px){.chapters{grid-template-columns:1fr}}
@media (prefers-reduced-motion:reduce){.story .pics img,.chapters img{transition:none}}
/* big hero */
.bighero{position:relative;min-height:calc(100vh - 76px);display:flex;align-items:flex-end;color:#fff;background:var(--navy);overflow:hidden;padding:0}
.bighero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 30%}
.bighero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,18,34,.92) 0%,rgba(10,18,34,.7) 40%,rgba(10,18,34,.1) 75%),linear-gradient(0deg,rgba(10,18,34,.85),rgba(10,18,34,0) 45%)}
.bighero .wrap{position:relative;z-index:1;padding-top:120px;padding-bottom:64px;width:100%}
.bighero .tag{display:inline-block;background:var(--red);color:#fff;font-weight:600;padding:6px 14px;margin-bottom:24px;font-size:15px}
.bighero h1{color:#fff;max-width:820px;font-size:clamp(48px,7vw,104px)}
.bighero .lead{font-size:clamp(19px,1.7vw,23px);color:#e6ebf2;max-width:620px;margin-bottom:32px}
.bighero .ctas{display:flex;gap:14px;flex-wrap:wrap}
.bighero .proof{display:flex;gap:56px;margin-top:56px;padding-top:28px;border-top:1px solid rgba(255,255,255,.25);flex-wrap:wrap}
.bighero .proof div{font-size:15px;color:#c9d1de}.bighero .proof b{display:block;font:400 44px/1 "DM Serif Display",serif;color:#fff;margin-bottom:6px}
/* question cards */
.qgrid{display:grid;grid-template-columns:1.1fr 1fr;gap:20px;margin-top:44px}
.qstack{display:grid;grid-rows:1fr 1fr;gap:20px}
.qcard{position:relative;display:block;min-height:330px;overflow:hidden;color:#fff;text-decoration:none;background:var(--navy)}
.qcard.tall{min-height:680px}
.qcard img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.qcard:hover img{transform:scale(1.04)}
.qcard:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 25%,rgba(0,0,0,.88))}
.qcard:before{content:"";position:absolute;left:30px;top:30px;width:52px;height:4px;background:var(--red);z-index:1}
.qcard span{position:absolute;left:30px;right:30px;bottom:30px;z-index:1}
.qcard b{display:block;font:400 clamp(28px,2.8vw,42px)/1.08 "DM Serif Display",serif;margin-bottom:12px}
.qcard em{display:block;font-style:normal;color:#e6eaf0;font-size:17px;max-width:520px}
.qcard i{display:inline-block;font-style:normal;font-weight:600;margin-top:16px;border-bottom:2px solid var(--red);padding-bottom:2px}
@media(max-width:960px){.qgrid{grid-template-columns:1fr}.qcard.tall{min-height:440px}.qcard{min-height:380px}
 .bighero{min-height:auto}.bighero .wrap{padding-top:200px}.bighero .proof{gap:28px}.bighero .proof b{font-size:34px}
 .bighero:after{background:linear-gradient(0deg,rgba(10,18,34,.95) 45%,rgba(10,18,34,.2))}}
@media (prefers-reduced-motion:reduce){.qcard img{transition:none}}
.brand img{height:46px;width:auto}
.finder .frow{display:flex;gap:12px;margin:0 0 14px;max-width:720px}
.finder select{flex:1;min-width:0;width:100%;padding:16px;font-size:18px;border:1px solid var(--line);background:#fff}
.sr{position:absolute;left:-9999px}
.qcard b{font-size:clamp(30px,3vw,46px)!important}.qcard em{font-size:19px!important}
@media(max-width:960px){.brand img{height:36px}}
.bighero .buyer{margin:18px 0 0;font-size:15px;color:#c9d1de}.bighero .buyer a{color:#fff}
.way{background:var(--white)}.way>.wrap>p{font-size:20px;color:var(--mute)}
.way ol{list-style:none;padding:0;margin:44px 0;display:grid;grid-template-columns:repeat(4,1fr);gap:0;counter-reset:x}
.way li{position:relative;padding:0 28px 0 0}
.way li:not(:last-child):after{content:"";position:absolute;top:31px;left:72px;right:12px;height:2px;background:var(--line)}
.way li span{display:flex;align-items:center;justify-content:center;width:62px;height:62px;border-radius:50%;background:var(--red);color:#fff;font:400 30px "DM Serif Display",serif;margin-bottom:20px}
.way li b{display:block;font:400 26px/1.15 "DM Serif Display",serif;color:var(--navy);margin-bottom:8px}.way li em{font-style:normal;color:var(--mute);font-size:17px}
.sizes>.wrap>p{font-size:20px}.tabs{display:flex;gap:10px;flex-wrap:wrap;margin:10px 0 30px}
.tabs button{background:transparent;border:2px solid #3a3f48;color:#fff;padding:14px 26px;font:600 17px Archivo;cursor:pointer}
.tabs button[aria-selected=true]{background:var(--red);border-color:var(--red)}
.panel{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.panel div{background:#111;border-top:4px solid var(--red);padding:24px;color:#d2d6dd}
.panel b{display:block;font:400 38px "DM Serif Display",serif;color:#fff;margin-bottom:6px}.panel small{display:block;color:#9aa1ad;margin-top:6px;font-size:14px}
.josh{background:var(--cream)}.josh .quote{background:var(--navy);color:#fff;padding:56px;position:relative}
.josh .quote:before{content:"\201C";position:absolute;top:-10px;left:36px;font:400 160px/1 "DM Serif Display",serif;color:var(--red)}
.josh .quote p{font:400 clamp(26px,2.6vw,36px)/1.25 "DM Serif Display",serif;margin:40px 0 24px}.josh .quote span{color:#c9d1de;font-weight:600}
.creds{list-style:none;padding:0;margin:24px 0 30px}.creds li{padding:16px 0;border-top:1px solid var(--line);font-size:18px}.creds li:last-child{border-bottom:1px solid var(--line)}
@media(max-width:960px){.way ol{grid-template-columns:1fr 1fr;gap:34px}.way li:after{display:none}.panel{grid-template-columns:1fr}.josh .quote{padding:40px 28px}}
@media(max-width:560px){.way ol{grid-template-columns:1fr}}
.valuestrip{margin-top:64px}.valuestrip h3{font-size:30px}
.valuestrip ul{list-style:none;padding:0;margin:20px 0 0;display:grid;grid-template-columns:repeat(5,1fr);gap:16px}
.valuestrip li{background:#fff;border-top:4px solid var(--red);padding:22px 20px;color:var(--mute);font-size:15px}
.valuestrip li b{display:block;font:400 22px/1.15 "DM Serif Display",serif;color:var(--navy);margin-bottom:6px}
@media(max-width:960px){.valuestrip ul{grid-template-columns:1fr 1fr}}
.josh .jphoto>img{height:auto!important;aspect-ratio:4/5;object-position:center top}.jphoto{position:relative;padding-bottom:200px}.jphoto>img{width:88%;height:auto;object-fit:cover;aspect-ratio:4/5}
.jphoto .quote{position:absolute!important;right:0;bottom:0;width:66%;padding:36px 34px!important}
.jphoto .quote p{font-size:clamp(20px,1.9vw,26px)!important;margin:30px 0 16px!important}
.jphoto .quote:before{font-size:120px!important;left:26px!important}
@media(max-width:960px){.jphoto{padding-bottom:0}.jphoto>img{width:100%}.jphoto .quote{position:relative!important;width:auto;margin-top:-60px;margin-left:18px}}
.jtitle{font-weight:600;color:var(--red);font-size:17px;line-height:1.5;margin:-6px 0 6px}
/* grids */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.split img{width:100%;height:540px;object-fit:cover}
.three{display:grid;grid-template-columns:repeat(3,1fr);gap:48px}
.three h3{border-top:4px solid var(--red);padding-top:20px}
.links{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:0;border-top:1px solid var(--line)}
.links a{display:flex;justify-content:space-between;gap:12px;padding:18px 4px;border-bottom:1px solid var(--line);text-decoration:none;font-weight:500;color:var(--navy)}
.links a:hover{color:var(--red)}.links a small{color:var(--mute);font-weight:400}
section.navy .links{border-color:#2b3d5c}section.navy .links a{color:#fff;border-color:#2b3d5c}section.navy .links a:hover{color:#ff8a9a}
.county{margin-bottom:44px}.county h3 a{text-decoration:none}.county p.cities{color:var(--mute);font-size:16px}
.county p.cities a{color:var(--navy)}
.faq details{border-top:1px solid var(--line);padding:22px 0}.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font:400 24px "DM Serif Display",serif;color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:20px}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";color:var(--red);font:400 30px Archivo;line-height:1}.faq details[open] summary:after{content:"−"}
.faq details p{margin-top:12px;color:var(--mute)}
.prose{max-width:740px}.prose h2{font-size:36px;margin-top:1.5em}.prose ul{padding-left:1.1em}.prose li{margin-bottom:.5em}
.prose p:first-child{font-size:21px;color:var(--navy)}
.callband{background:var(--red);color:#fff;padding:84px 0}
.callband .wrap{display:flex;justify-content:space-between;align-items:center;gap:40px;flex-wrap:wrap}
.callband h2{color:#fff;margin:0;max-width:640px}.callband a.big{font:400 clamp(36px,4.6vw,60px) "DM Serif Display",serif;color:#fff;text-decoration:none;border-bottom:3px solid #fff}
.callband p{margin:10px 0 0;color:#ffe3e7}
form.lead{display:grid;grid-template-columns:1fr 1fr;gap:18px}
form.lead .full{grid-column:1/-1}
form.lead label{font-weight:600;color:var(--navy);display:block;margin-bottom:6px;font-size:15px}
form.lead input,form.lead select,form.lead textarea{width:100%;padding:14px 16px;border:1px solid var(--line);background:#fff;font:17px Archivo;color:var(--ink)}
form.lead textarea{min-height:120px}.note{font-size:14px;color:var(--mute)}
.deals-mini{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:24px}
.deals-mini div{border-top:4px solid var(--red);padding-top:14px}.deals-mini b{font:400 30px "DM Serif Display",serif;color:var(--navy);display:block}
.listing{border:1px solid var(--line);padding:30px;background:#fff}.listing .price{font:400 34px "DM Serif Display",serif;color:var(--navy)}
footer.site{background:var(--black);color:#9aa1ad;font-size:15px;padding:72px 0 120px}
footer.site .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:40px}
footer.site h4{color:#fff;font:400 22px "DM Serif Display",serif;margin:0 0 14px}
footer.site a{color:#d0d5dd;text-decoration:none;display:block;margin-bottom:8px}footer.site a:hover{color:#fff}
footer.site .legal{border-top:1px solid #23262c;margin-top:48px;padding-top:24px;font-size:13px}
.callbar{display:none}
[hidden]{display:none!important}
@media(max-width:960px){
 nav.main{display:none;position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;padding:22px 24px;gap:18px;border-bottom:1px solid var(--line)}
 nav.main.open{display:flex}.menu-t{display:block}.brand span{display:none}
 .hero .wrap,.split,.three,.est,footer.site .cols,form.lead,#intake,.re-own,.re-lease{grid-template-columns:1fr!important}
 .hero .wrap{padding-top:56px;padding-bottom:60px;gap:40px}.hero figure img,.split img{height:380px}
 .hero figure figcaption{left:12px;bottom:12px}
 section{padding:68px 0}.est .in,.est .out{padding:28px}
 table.ledger td.a,table.ledger td.s{display:none}table.ledger td.p{font-size:20px}table.ledger td{padding:14px 4px}.re{display:block;margin:6px 0 0;width:max-content}
 .callbar{display:grid;grid-template-columns:1.4fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--navy);border-top:3px solid var(--red)}
 .callbar a{color:#fff;text-decoration:none;text-align:center;padding:15px 6px;font-weight:600;font-size:15px}
 .callbar a:first-child{background:var(--red)}
}