:root {
  --slate: #243441;
  --deep: #182631;
  --soft: #e7eef6;
  --steel: #347fb0;
  --pale: #a8bfd1;
  --copper: #d97745;
  --rust: #c86235;
  --paper: #eff5fa;
  --white: #ffffff;
  --ink: #243441;
  --muted: #657581;
  --line: rgba(36, 52, 65, .16);
}

html { scroll-padding-top: 78px; }
.topline { display: none; }
header { background: #f9fbfd; color: var(--slate); border-bottom-color: #d9e2ea; }
.head { min-height: 76px; }
.brand-mark { display: block; width: 64px; height: 64px; flex: 0 0 auto; overflow: hidden; border: 0; border-radius: 50%; background: #fff; object-fit: cover; }
.brand-footer .brand-mark { width: 54px; height: 54px; }
.brand-copy small { color: #687a89; }
.nav { color: #3c4f5d; }
.nav-cta { border-color: var(--copper); background: var(--copper); color: #fff; }
.nav-cta:hover { border-color: var(--rust); background: var(--rust); }
.menu { border-color: #cbd8e2; color: var(--slate); }

.hero { background: var(--paper); }
.hero-grid { min-height: 550px; }
h1 { font-size: 66px; }
.hero-intro { color: #536371; }
.hero-visual:after { background: linear-gradient(0deg, rgba(24,38,49,.7), transparent 65%); }
.hero .button.copper { background: var(--steel); }
.hero .button.copper:hover { background: #23658f; }
.proof { color: #50616e; }

.quick { border-block: 1px solid #d3dee8; background: var(--soft); color: var(--slate); }
.category-strip { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); }
.category-link { min-width: 0; min-height: 91px; display: grid; grid-template-columns: 30px 1fr; grid-template-rows: 1fr 1fr; align-items: end; column-gap: 10px; padding: 17px 13px; border-right: 1px solid #d1dce6; color: var(--slate); }
.category-link:first-child { border-left: 1px solid #d1dce6; }
.category-link:hover { background: #f8fafc; }
.category-link .icon { grid-row: span 2; align-self: center; width: 25px; height: 25px; color: var(--steel); }
.category-link span { align-self: end; font-size: 9px; font-weight: 800; line-height: 1.35; }
.category-link small { align-self: start; margin-top: 4px; color: #71808c; font-size: 8px; line-height: 1.4; }
.choice { border-color: #c7d5e0; color: #334958; }
.choice .icon { color: var(--steel); }
.choice:hover, .choice.selected { border-color: var(--steel); background: var(--steel); color: #fff; }
.choice.selected .icon { color: #fff; }
.quick-link { color: var(--steel); }
.eyebrow { color: var(--steel); }
.intro-copy>p:not(.eyebrow), .split>p, .center>p:last-child, .values li,
.service p, .step p, .faq-item>p { color: #5d6c78; }
.paper { background: #fff; }
.service-grid { border-color: #d8e2eb; }
.service { background: #fff; border-color: #d8e2eb; }
.service:hover { background: #edf4f9; }
.service>.icon, .service-arrow { color: var(--steel); }
.service-no, .step-no { color: #357ba6; }
.service h3, .step h3 { color: #223543; }

.reasons { background: #243441; }
.reasons h2 em, .locations h2 em, .contact h2 em { color: #e98955; }
.outline-button { border-color: #91a7b6; }
.outline-button:hover { border-color: var(--copper); background: var(--copper); }
.locations {
  padding-block: 68px;
  background-color: #e7eef6;
  background-image: linear-gradient(rgba(52,127,176,.055) 1px, transparent 1px), linear-gradient(90deg, rgba(52,127,176,.055) 1px, transparent 1px);
  background-size: 30px 30px;
  color: var(--slate);
}
.locations .eyebrow { color: #526d81; }
.location-inner { grid-template-columns: .88fr 1.12fr; gap: 54px; }
.location-copy > p:not(.eyebrow) { max-width: 390px; margin: 18px 0 21px; color: #5c6c79; font-size: 11px; line-height: 1.8; }
.places { gap: 7px; }
.places span { padding: 7px 9px; font-size: 8px; }
.location-map { min-width: 0; overflow: hidden; border: 1px solid #d1dce6; background: #dce7ee; box-shadow: 0 8px 26px rgba(36, 52, 65, .1); }
.location-map iframe { width: 100%; height: 300px; display: block; border: 0; }
.location-map > a { min-height: 38px; display: flex; align-items: center; justify-content: space-between; padding: 0 12px; background: #fff; color: var(--steel); font-size: 9px; font-weight: 800; }
.location-map > a .icon { width: 14px; height: 14px; }
.places span { border-color: #c1d1de; background: #f9fbfd; color: #344d60; }
.places span:first-child { border-color: var(--steel); background: var(--steel); color: #fff; }
.gallery-item { background: var(--slate); }
.gallery-note { color: #667887; }
.testimonials { border-color: #d8e2eb; }
.quote+.quote { border-color: #d8e2eb; }
.quote blockquote { color: #354956; }
.initial { border-color: var(--steel); color: var(--steel); }
.faq-item summary { color: var(--slate); }
.contact { background: #243441; }
.detail-icon { border-color: #6b8293; }
.form-head .eyebrow { color: var(--steel); }
.form .button.copper { background: var(--copper); }
.form .button.copper:hover { background: var(--rust); }
.footer-col a:hover { color: #f1a578; }
.float-wa { background: #347fb0; }
.float-wa:hover { background: #23658f; }
.float-wa.is-hidden { visibility: hidden; opacity: 0; pointer-events: none; transform: translateY(8px); }
.intro-copy h2 { font-size: 46px; }
.intro-visual .caption { width: min(88%, 410px); min-height: 75px; gap: 15px; padding: 14px 17px; }
.story-caption__copy { display: grid; gap: 4px; }
.story-caption__copy small { color: #b6c5ce; font: 700 7px/1.4 var(--sans); letter-spacing: .12em; }
.story-caption__copy strong { font: 16px/1.25 var(--serif); }
.intro-visual .caption > a { width: 34px; height: 34px; flex: 0 0 34px; display: grid; place-items: center; border: 1px solid #e98955; color: #f2a376; }
.intro-visual .caption > a .icon { width: 16px; height: 16px; }
.reasons { padding-block: 50px; }
.trust-heading { display: flex; align-items: end; justify-content: space-between; gap: 30px; margin-bottom: 27px; }
.trust-heading h2 { color: #fff; font-size: 39px; }
.trust-heading h2 em { color: #e98955; }
.trust-heading > p { max-width: 280px; margin: 0 0 4px; color: #c1cbd0; font-size: 10px; }
.trust-grid { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); border-top: 1px solid #ffffff38; }
.trust-point { min-height: 102px; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; gap: 9px; padding: 14px 12px; border-right: 1px solid #ffffff30; }
.trust-point:first-child { border-left: 1px solid #ffffff30; }
.trust-point .icon { width: 22px; height: 22px; color: #e98955; }
.trust-point h3 { max-width: 125px; margin: 0; color: #fff; font: 14px/1.25 var(--serif); }

.property-search {
  position: absolute;
  z-index: 5;
  top: 78px;
  right: 24px;
  width: 250px;
  padding: 19px;
  background: #fff;
  box-shadow: 0 12px 36px rgba(24, 38, 49, .18);
}
.property-search .eyebrow { margin-bottom: 7px; font-size: 8px; }
.property-search h2 { margin-bottom: 14px; color: var(--slate); font: 21px/1.25 var(--serif); }
.search-fields { display: grid; gap: 9px; }
.search-field { display: grid; gap: 3px; }
.search-field label { color: #667786; font-size: 8px; font-weight: 800; }
.search-field select { width: 100%; height: 34px; padding: 0 9px; border: 1px solid #d7e0e8; border-radius: 0; background: #fff; color: #344a5b; font-size: 9px; }
.search-field select:focus { outline: 2px solid rgba(52, 127, 176, .28); border-color: var(--steel); }
.search-submit { width: 100%; min-height: 39px; justify-content: space-between; margin-top: 12px; padding-inline: 12px; cursor: pointer; }
.properties-section { background: #e7eef6; }
.property-filters { display: flex; flex-wrap: wrap; gap: 6px; margin: 0 0 20px; }
.property-filter { min-height: 34px; padding: 0 13px; border: 1px solid #c8d6e1; background: #f8fafc; color: #405565; cursor: pointer; font-size: 9px; font-weight: 700; }
.property-filter:hover, .property-filter[aria-pressed="true"] { border-color: var(--slate); background: var(--slate); color: white; }
.property-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 13px; }
.property-card { min-width: 0; background: #fff; box-shadow: 0 2px 10px rgba(34, 53, 67, .08); }
.property-photo { position: relative; overflow: hidden; aspect-ratio: 1.38; background: #dbe5ee; }
.property-photo img { width: 100%; height: 100%; object-fit: cover; transition: transform .35s ease; }
.property-card:hover .property-photo img { transform: scale(1.035); }
.property-badge { position: absolute; top: 10px; left: 10px; padding: 5px 8px; background: var(--steel); color: white; font-size: 7px; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.property-info { padding: 15px 14px 13px; }
.property-info > span { color: var(--steel); font-size: 8px; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.property-info h3 { margin: 4px 0 4px; color: var(--slate); font: 18px/1.25 var(--serif); }
.property-info p { min-height: 34px; margin: 0; color: #697885; font-size: 9px; line-height: 1.65; }
.property-info a { display: flex; align-items: center; justify-content: space-between; gap: 8px; margin-top: 12px; padding-top: 10px; border-top: 1px solid #e0e7ed; color: var(--steel); font-size: 9px; font-weight: 800; }
.property-info a .icon { width: 14px; height: 14px; }
.property-disclaimer { margin: 12px 0 0; color: #627382; font-size: 8px; }
.property-card[hidden] { display: none; }
.property-facts { display: grid; grid-template-columns: 1fr auto; align-items: center; gap: 4px 8px; margin-top: 10px; padding-block: 8px; border-block: 1px solid #e0e7ed; }
.property-facts span { color: #75838e; font-size: 7px; font-weight: 800; letter-spacing: .08em; }
.property-facts strong { color: #405565; font-size: 8px; font-weight: 700; text-align: right; }
.property-facts strong:last-child { color: var(--copper); }

@media (min-width: 701px) and (max-width: 1060px) {
  .head { min-height: 72px; }
  .menu { width: 42px; height: 42px; display: grid; place-items: center; border: 1px solid #cbd8e2; background: transparent; color: var(--slate); cursor: pointer; }
  .menu .icon { width: 22px; height: 22px; }
  .nav { position: absolute; top: 100%; right: 0; left: 0; display: none; align-items: stretch; gap: 0; padding: 7px var(--gutter) 20px; border-top: 1px solid #d9e2ea; background: #f9fbfd; }
  .nav.open { display: flex; flex-direction: column; }
  .nav>a:not(.nav-cta) { padding: 12px 0; border-bottom: 1px solid #d9e2ea; color: #304452; }
  .nav-cta { justify-content: space-between; margin-top: 14px; }
}

@media (min-width: 701px) {
  .property-search { top: 76px; }
  .intro-copy h2, .section-heading h2, .reasons h2, .faq h2, .contact h2 { font-size: 52px; }
  .locations h2 { font-size: 48px; }
}
@media (min-width: 701px) and (max-width: 980px) {
  .property-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .category-strip { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .trust-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
}
@media (max-width: 700px) {
  html { scroll-padding-top: 68px; }
  header { background: #f9fbfd; }
  .head { min-height: 68px; }
  .brand-mark { width: 48px; height: 48px; }
  .brand-footer .brand-mark { width: 48px; height: 48px; }
  .nav { background: #f9fbfd; border-top-color: #d9e2ea; }
  .nav>a:not(.nav-cta) { border-bottom-color: #d9e2ea; color: #304452; }
  .hero-grid { min-height: 0; }
  .property-search { position: relative; top: auto; right: auto; width: auto; margin: -4px 0 0; padding: 18px; }
  .search-fields { grid-template-columns: 1fr 1fr; }
  h1 { font-size: 48px; }
  .intro-copy h2, .section-heading h2, .reasons h2, .locations h2, .faq h2, .contact h2 { font-size: 41px; }
  .quick { background: #e7eef6; }
  .locations { padding-block: 58px; }
  .category-strip { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .category-link { min-height: 77px; padding: 12px 8px; column-gap: 7px; }
  .category-link span { font-size: 8px; }
  .category-link small { font-size: 7px; }
  .category-link:nth-child(odd) { border-left: 1px solid #d1dce6; }
  .intro-copy h2 { font-size: 38px; }
  .intro-visual .caption { width: 94%; min-height: 66px; padding: 11px; }
  .story-caption__copy strong { font-size: 14px; }
  .trust-heading { display: block; }
  .trust-heading > p { margin-top: 12px; }
  .trust-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .trust-point:nth-child(odd) { border-left: 1px solid #ffffff30; }
  .location-inner { grid-template-columns: 1fr; gap: 24px; }
  .location-map iframe { height: 240px; }
  .property-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 9px; }
  .property-info { padding: 12px 10px; }
  .property-info h3 { font-size: 16px; }
}

@media (max-width: 420px) {
  .search-fields { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
}

:root {
  --slate: #223440;
  --deep: #1c2d37;
  --soft: #e7eef6;
  --steel: #28658a;
  --pale: #b8c8d2;
  --copper: #d97745;
  --rust: #bd5f32;
  --paper: #edf3fa;
  --white: #ffffff;
  --ink: #233541;
  --muted: #5c6c78;
  --line: rgba(34, 52, 64, .16);
}

body { background: var(--paper); color: var(--ink); }
header { background: #f9fbfd; box-shadow: 0 2px 12px rgba(28, 45, 55, .08); }
footer { background: #173b3c; }
.head { min-height: 72px; }
.nav { gap: clamp(8px, 1.1vw, 16px); color: #344854; font-size: 12px; }
.nav-cta { min-height: 37px; padding: 0 13px; background: var(--copper); }
.nav-cta:hover { background: var(--rust); }
.hero { background: #f1f4f9; }
.hero-grid { min-height: 500px; grid-template-columns: 1fr 1.05fr; padding-block: 44px 72px; }
.hero-copy { max-width: 590px; padding-right: 34px; }
.hero-copy > .eyebrow { color: #8b573b; }
h1 { max-width: 565px; font-size: clamp(42px, 4vw, 57px); line-height: 1.08; }
h1 em, h2 em { color: var(--copper); }
.hero-intro { max-width: 490px; margin-top: 16px; color: #435562; font-size: 12px; line-height: 1.75; }
.actions { gap: 12px; margin-top: 19px; }
.button { min-height: 42px; gap: 12px; padding-inline: 14px; font-size: 9px; }
.hero .button.copper { background: var(--copper); }
.hero .button.copper:hover { background: var(--rust); }
.hero-visual { min-height: 390px; margin-right: calc(var(--gutter) * -1); }
.hero-visual:after { inset: 53% 0 0; background: linear-gradient(0deg, rgba(28,45,55,.45), transparent); }
.image-label { right: 22px; bottom: 20px; left: 22px; font-size: 14px; }
.stamp { top: 18px; left: -19px; width: auto; min-height: 56px; padding: 10px 13px; }
.rail { right: auto; bottom: 13px; left: 0; display: block; width: min(560px, 53%); }
.hero-stats { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid #b9c7d0; }
.hero-stats > div { display: grid; gap: 0; padding: 8px 10px 0 0; }
.hero-stats > div + div { padding-left: 12px; border-left: 1px solid #c4d0d7; }
.hero-stats strong { color: var(--slate); font: 22px/1.1 var(--serif); }
.hero-stats span { color: #5e6f7a; font-size: 8px; }

.quick { background: #f9fbfd; }
.category-strip { min-height: 72px; }
.category-link { min-height: 72px; grid-template-columns: 24px 1fr; padding: 12px 9px; column-gap: 8px; }
.category-link .icon { width: 21px; height: 21px; }
.category-link span { font-size: 8px; }
.category-link small { font-size: 7px; }

.property-search { top: 64px; right: 19px; width: 220px; padding: 0; background: transparent; box-shadow: none; }
.search-tabs { display: grid; grid-template-columns: repeat(4, 1fr); min-height: 32px; margin-bottom: 10px; background: #fff; }
.search-tab { border: 0; background: #fff; color: #4e5d66; cursor: pointer; font-size: 8px; }
.search-tab.is-active, .search-tab:hover { background: var(--slate); color: #fff; }
.property-search h2 { margin: 0; padding: 11px 12px 3px; background: #fff; color: var(--slate); font: 18px/1.2 var(--serif); }
.property-search > label { display: block; padding: 4px 12px 0; background: #fff; color: #586b78; font-size: 7px; font-weight: 800; }
.property-search > select { width: 100%; height: 30px; padding: 0 11px; border: 0; border-bottom: 1px solid #e3e9ee; border-radius: 0; background: #fff; color: #314550; font-size: 8px; }
.property-search > select:focus { outline: 2px solid var(--steel); outline-offset: -2px; }
.property-search .search-submit { min-height: 37px; margin-top: 0; padding-inline: 12px; background: var(--copper); }

.section { padding-block: clamp(58px, 7vw, 90px); }
.intro-grid { grid-template-columns: .92fr 1.08fr; gap: clamp(38px, 6vw, 80px); }
.intro-visual, .intro-visual img { min-height: 0; height: 440px; }
.intro-visual img { width: calc(100% - 18px); object-fit: cover; }
.intro-copy h2, .section-heading h2, .reasons h2, .locations h2, .faq h2, .contact h2 { font-size: clamp(34px, 3.2vw, 45px); }
.intro-copy > p:not(.eyebrow) { margin-top: 14px; font-size: 11px; line-height: 1.78; }
.values { gap: 10px; margin-block: 17px; }
.values li { font-size: 10px; }
.values strong { display: inline; font-size: 10px; }
.intro-visual .caption { width: min(88%, 400px); min-height: 67px; }
.story-caption__copy small { font-size: 7px; }
.story-caption__copy strong { font-size: 15px; }

.section-heading { margin-bottom: 28px; }
.section-heading h2 { line-height: 1.12; }
.section-heading > .eyebrow { margin-bottom: 10px; }
.split > p, .center > p:last-child { max-width: 435px; color: #5c6c78; font-size: 11px; line-height: 1.75; }
.center { margin-bottom: 32px; }
.service-grid { grid-template-columns: repeat(4, minmax(0, 1fr)); border-color: #d8e2eb; }
.service { min-height: 180px; padding: 15px 14px 18px; border-color: #d8e2eb; background: #fff; }
.service-no { color: #748593; font-size: 8px; }
.service > .icon { width: 23px; height: 23px; margin: 6px 0 8px; color: var(--steel); }
.service h3 { margin-bottom: 5px; color: var(--slate); font-size: 17px; line-height: 1.2; }
.service p { color: #53646f; font-size: 9px; line-height: 1.55; }
.service-arrow { color: var(--copper); }
.service:hover { background: #f1f6fa; }

.reasons { padding-block: 48px; background: var(--deep); color: #fff; }
.reasons:after { display: none; }
.trust-heading { display: flex; align-items: end; justify-content: space-between; gap: 28px; margin-bottom: 20px; }
.trust-heading h2 { max-width: 590px; color: #fff; font-size: 36px; }
.trust-heading > p { max-width: 360px; margin: 0 0 4px; color: #cfdae0; font-size: 10px; line-height: 1.7; }
.trust-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); border-top: 1px solid #ffffff35; }
.trust-point { min-height: 118px; display: grid; grid-template-columns: 24px 1fr; grid-template-rows: auto auto; align-content: center; gap: 6px 11px; padding: 15px 16px; border-right: 1px solid #ffffff26; border-bottom: 1px solid #ffffff26; }
.trust-point:nth-child(3n + 1) { border-left: 1px solid #ffffff26; }
.trust-number { grid-column: 1; grid-row: 1; color: #f1a477; font-size: 8px; }
.trust-point .icon { grid-column: 1; grid-row: 2; width: 21px; height: 21px; color: #f1a477; }
.trust-point h3 { grid-column: 2; grid-row: 1; max-width: none; margin: 0; color: #fff; font: 16px/1.25 var(--serif); }
.trust-point p { grid-column: 2; grid-row: 2; margin: 0; color: #c8d2d8; font-size: 9px; line-height: 1.55; }

.steps { grid-template-columns: repeat(3, minmax(0, 1fr)); row-gap: 24px; }
.step { min-height: 150px; padding: 17px 20px 0 0; border-bottom: 1px solid var(--line); }
.step:not(:last-child)::after { top: 15px; right: 14px; }
.step h3 { margin: 9px 0 6px; color: var(--slate); font-size: 19px; }
.step p { max-width: none; color: #53646f; font-size: 9px; line-height: 1.65; }

.locations { padding-block: 55px; background-color: #e7eef6; background-image: linear-gradient(rgba(52,127,176,.045) 1px, transparent 1px), linear-gradient(90deg, rgba(52,127,176,.045) 1px, transparent 1px); background-size: 28px 28px; }
.location-inner { grid-template-columns: .9fr 1.1fr; gap: 35px; }
.locations h2 { max-width: 450px; font-size: 40px; }
.location-copy > p:not(.eyebrow) { margin-block: 12px 16px; font-size: 10px; line-height: 1.7; }
.places { gap: 6px; }
.places span { padding: 6px 8px; font-size: 8px; }
.location-map iframe { height: 270px; }

.gallery-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); grid-template-rows: repeat(2, 205px); gap: 11px; }
.gallery-item.large, .gallery-item.wide { grid-column: auto; grid-row: auto; }
.gallery-item figcaption { right: 12px; bottom: 11px; left: 12px; gap: 8px; font-size: 14px; }
.gallery-item figcaption span { font-size: 8px; }
.gallery-note { margin-top: 10px; font-size: 8px; }
.section-summary { max-width: 510px; margin: 13px auto 0; color: #5c6c78; font-size: 10px; line-height: 1.7; }
.testimonials { border-color: #d5e0e9; }
.quote { padding: 22px 20px; }
.quote blockquote { min-height: 0; color: #40515d; font-size: 16px; line-height: 1.55; }
.quote figcaption { margin-top: 16px; }
.quote+.quote { border-color: #d5e0e9; }

.faq-grid { grid-template-columns: .76fr 1.24fr; gap: clamp(38px, 7vw, 85px); }
.faq-intro > p:not(.eyebrow) { font-size: 10px; line-height: 1.7; }
.faq-item summary { min-height: 56px; font-size: 15px; }
.faq-item > p { margin-bottom: 16px; font-size: 10px; line-height: 1.75; }
.contact { background: var(--deep); }
.contact-grid { grid-template-columns: .95fr 1.05fr; gap: clamp(36px, 6vw, 80px); }
.contact-copy > p:not(.eyebrow) { max-width: 470px; font-size: 11px; line-height: 1.75; }
.details { gap: 14px; margin-top: 23px; }
.detail-icon { width: 36px; height: 36px; flex-basis: 36px; }
.detail strong { font-size: 10px; }
.form { padding: 25px; }
.form-head h3 { font-size: 23px; }
.field { margin-top: 11px; }
.field input, .field select, .field textarea { min-height: 39px; }
.footer-main { grid-template-columns: 1.3fr .8fr 1fr 1.2fr; gap: 24px; padding-block: 42px 32px; }
.footer-brand > p { font-size: 9px; }
.social-links { display: flex; gap: 7px; margin-top: 12px; }
.social-links a { width: 27px; height: 27px; display: grid; place-items: center; border: 1px solid #ffffff42; color: #fff; font-size: 12px; font-weight: 800; }
.social-links a:hover { border-color: var(--copper); background: var(--copper); }
.social-links .icon { width: 14px; height: 14px; }
.places { align-items: flex-start; }
.places button { min-height: 29px; display: inline-flex; align-items: center; gap: 6px; padding: 4px 8px; border: 1px solid #c1d1de; background: #f9fbfd; color: #344d60; cursor: pointer; font: 700 8px/1.35 var(--sans); text-align: left; }
.places button:hover, .places button[aria-pressed="true"] { border-color: var(--steel); background: var(--steel); color: #fff; }
.places button > span { display: grid; width: 17px; height: 17px; place-items: center; padding: 0; border: 1px solid currentColor; background: transparent; color: inherit; font-size: 7px; }
.location-map .map-canvas { position: relative; z-index: 0; width: 100%; height: 300px; background: #dce7ee; }
.map-fallback { padding: 20px; color: #405565; font-size: 11px; }
.area-marker-shell { border: 0; background: transparent; }
.area-marker { width: 30px; height: 30px; display: grid; place-items: center; border: 2px solid #fff; border-radius: 50% 50% 50% 0; background: var(--copper); box-shadow: 0 2px 8px rgba(24, 38, 49, .35); color: #fff; transform: rotate(-45deg); }
.area-marker > span { transform: rotate(45deg); font: 800 8px/1 var(--sans); }
.leaflet-container { color: var(--slate); font: 10px/1.5 var(--sans); }
.leaflet-popup-content-wrapper { border-radius: 2px; }
.leaflet-popup-content { margin: 9px 13px; font: 11px/1.4 var(--sans); }
.footer-col { gap: 7px; }
.footer-col h2 { font-size: 8px; }
.footer-col a, .footer-col span { font-size: 9px; }
.footer-bottom { font-size: 8px; }

@media (min-width: 701px) and (max-width: 1160px) {
  .nav { gap: 8px; font-size: 10px; }
  .nav-cta { padding-inline: 9px; }
  .hero-grid { grid-template-columns: 1fr 1fr; }
  .property-search { right: 12px; width: 205px; }
  .trust-point { padding-inline: 11px; }
  .trust-point h3 { font-size: 14px; }
  .footer-main { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 980px) and (min-width: 701px) {
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .gallery-grid { grid-template-rows: repeat(2, 175px); }
  .intro-visual, .intro-visual img { height: 410px; }
}
@media (max-width: 700px) {
  .head { min-height: 68px; }
  .hero-grid { display: flex; flex-direction: column; gap: 20px; padding-block: 33px 27px; }
  .hero-copy { max-width: none; padding: 0; }
  .hero-copy > .eyebrow { font-size: 8px; }
  h1 { max-width: none; font-size: clamp(39px, 10vw, 48px); }
  .hero-intro { max-width: none; font-size: 11px; }
  .hero-visual { width: calc(100% + var(--gutter)); min-height: 0; height: auto; aspect-ratio: 1.28; margin: 0 calc(var(--gutter) * -1) 0 0; }
  .stamp { top: 12px; left: 12px; }
  .rail { position: static; width: 100%; order: 2; }
  .property-search { position: relative; inset: auto; order: 3; width: 100%; padding: 0; }
  .property-search > select { height: 36px; }
  .property-search h2 { padding-top: 14px; font-size: 20px; }
  .property-search > label { padding-top: 7px; font-size: 8px; }
  .search-tabs { min-height: 37px; }
  .search-tab { font-size: 9px; }
  .search-submit { min-height: 43px; }
  .category-strip { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .category-link { min-height: 68px; }
  .category-link:nth-child(odd) { border-left: 1px solid #d1dce6; }
  .intro-grid { grid-template-columns: 1fr; gap: 35px; }
  .intro-visual, .intro-visual img { height: auto; min-height: 0; }
  .intro-visual img { aspect-ratio: 1.08; }
  .intro-copy h2, .section-heading h2, .reasons h2, .locations h2, .faq h2, .contact h2 { font-size: clamp(34px, 9vw, 42px); }
  .intro-copy > p:not(.eyebrow) { font-size: 11px; }
  .values li, .values strong { font-size: 10px; }
  .section { padding-block: 56px; }
  .split { display: block; }
  .split > p { margin-top: 13px; }
  .service-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .service { min-height: 175px; padding: 13px 11px 17px; }
  .service h3 { font-size: 15px; }
  .service p { font-size: 8px; }
  .service-arrow { opacity: 1; transform: none; }
  .reasons { padding-block: 39px; }
  .trust-heading { display: block; margin-bottom: 16px; }
  .trust-heading h2 { font-size: 33px; }
  .trust-heading > p { margin-top: 10px; font-size: 9px; }
  .trust-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .trust-point { min-height: 132px; grid-template-columns: 19px 1fr; gap: 6px 8px; padding: 11px 8px; }
  .trust-point:nth-child(odd) { border-left: 1px solid #ffffff26; }
  .trust-point h3 { font-size: 13px; }
  .trust-point p { font-size: 8px; }
  .trust-point .icon { width: 18px; height: 18px; }
  .steps { grid-template-columns: 1fr 1fr; row-gap: 9px; }
  .step { min-height: 0; padding: 14px 10px 17px 0; }
  .step:nth-child(2n)::after { display: none; }
  .step h3 { font-size: 16px; }
  .step p { font-size: 8px; }
  .location-inner { grid-template-columns: 1fr; gap: 20px; }
  .location-copy > p:not(.eyebrow) { font-size: 10px; }
  .location-map .map-canvas { height: 220px; }
  .gallery-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); grid-template-rows: repeat(3, 165px); gap: 8px; }
  .gallery-item figcaption { font-size: 12px; }
  .testimonials { grid-template-columns: 1fr; }
  .quote { padding: 19px 0; }
  .quote+.quote { border-top: 1px solid #d5e0e9; border-left: 0; }
  .quote blockquote { font-size: 16px; }
  .faq-grid { grid-template-columns: 1fr; gap: 28px; }
  .contact-grid { grid-template-columns: 1fr; gap: 30px; }
  .form { padding: 20px 16px; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 26px 16px; }
  .footer-brand { grid-column: span 2; grid-row: auto; }
  .footer-bottom { align-items: flex-start; flex-direction: column; justify-content: center; gap: 5px; padding-block: 12px; }
}
@media (max-width: 380px) {
  .category-link { grid-template-columns: 20px 1fr; column-gap: 6px; padding-inline: 6px; }
  .category-link span { font-size: 7px; }
  .service-grid { grid-template-columns: 1fr; }
  .service { min-height: 150px; }
  .gallery-grid { grid-template-rows: repeat(3, 140px); }
  .trust-point { grid-template-columns: 16px 1fr; column-gap: 6px; }
}

.category-strip { min-height: 100px; gap: 8px; padding-block: 9px; }
.category-link {
  position: relative;
  min-height: 82px;
  grid-template-columns: 30px minmax(0, 1fr);
  grid-template-rows: auto auto;
  align-content: center;
  align-items: center;
  column-gap: 8px;
  row-gap: 4px;
  padding: 12px 10px;
  border: 1px solid #d5e0e9;
  background: #fff;
  box-shadow: 0 2px 7px rgba(34, 52, 64, .035);
  transition: transform .18s ease, border-color .18s ease, box-shadow .18s ease, background-color .18s ease;
}
.category-link:first-child, .category-link:nth-child(odd) { border-left: 1px solid #d5e0e9; }
.category-link::after { position: absolute; right: 10px; bottom: 0; left: 10px; height: 2px; background: var(--copper); content: ""; transform: scaleX(0); transform-origin: left; transition: transform .18s ease; }
.category-link:hover, .category-link:focus-visible { z-index: 1; border-color: #abc1d0; background: #fff; box-shadow: 0 5px 14px rgba(34, 52, 64, .1); transform: translateY(-2px); }
.category-link:hover::after, .category-link:focus-visible::after { transform: scaleX(1); }
.category-link:focus-visible { outline: 2px solid var(--steel); outline-offset: 2px; }
.category-link .icon { grid-row: span 2; width: 30px; height: 30px; padding: 6px; border-radius: 50%; background: #e9f1f7; color: var(--steel); transition: background-color .18s ease, color .18s ease; }
.category-link:hover .icon, .category-link:focus-visible .icon { background: var(--steel); color: #fff; }
.category-link span { align-self: end; color: var(--slate); font-size: 11px; font-weight: 800; line-height: 1.3; }
.category-link small { align-self: start; margin-top: 0; color: #61727e; font-size: 9px; line-height: 1.35; }

@media (max-width: 700px) {
  .category-strip { gap: 7px; padding-block: 8px; }
  .category-link { min-height: 78px; grid-template-columns: 27px minmax(0, 1fr); column-gap: 7px; padding: 10px 8px; }
  .category-link .icon { width: 26px; height: 26px; padding: 5px; }
  .category-link span { font-size: 9px; }
  .category-link small { font-size: 8px; }
}

@media (prefers-reduced-motion: reduce) {
  .category-link, .category-link::after, .category-link .icon { transition: none; }
}

.steps { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; border-top: 0; }
.step { min-height: 204px; padding: 17px 18px 18px; border: 1px solid #d5e0e9; border-top: 2px solid #d5e0e9; background: #fff; box-shadow: 0 2px 8px rgba(34, 52, 64, .04); transition: transform .18s ease, border-color .18s ease, box-shadow .18s ease; }
.step:not(:last-child)::after { display: none; }
.step:hover { border-top-color: var(--copper); box-shadow: 0 6px 16px rgba(34, 52, 64, .1); transform: translateY(-2px); }
.step-no { width: 31px; height: 31px; display: inline-grid; place-items: center; border: 1px solid #e2a27c; color: var(--rust); font-size: 10px; font-weight: 800; }
.step h3 { margin: 13px 0 7px; color: var(--slate); font-size: 20px; }
.step p { max-width: none; margin: 0; color: #465b68; font-size: 11px; line-height: 1.65; }
.brand-footer .brand-copy small { color: #e2eded; }
.footer-brand > p { color: #d0dcdc; font-size: 10px; line-height: 1.75; }

@media (max-width: 980px) and (min-width: 701px) {
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .step { min-height: 202px; padding: 15px; }
  .step h3 { font-size: 18px; }
  .step p { font-size: 10px; }
}

@media (max-width: 700px) {
  .steps { grid-template-columns: 1fr; gap: 9px; }
  .step { min-height: 0; padding: 15px; }
  .step h3 { margin-top: 10px; font-size: 18px; }
  .step p { font-size: 10px; line-height: 1.65; }
}

@media (prefers-reduced-motion: reduce) {
  .step { transition: none; }
}

.property-search { top: 64px; right: 20px; width: 258px; padding: 13px; border: 1px solid #d6e0e8; background: #fff; box-shadow: 0 10px 30px rgba(22, 42, 55, .2); }
.search-tabs { gap: 3px; min-height: 36px; margin: 0 0 11px; padding: 3px; background: #edf3f8; }
.search-tab { background: transparent; color: #445764; font-size: 9px; font-weight: 700; }
.search-tab.is-active, .search-tab:hover { background: var(--slate); color: #fff; }
.property-search h2 { margin: 0 0 7px; padding: 0; background: transparent; color: var(--slate); font-size: 21px; }
.property-search > label { padding: 7px 0 4px; background: transparent; color: #536673; font-size: 9px; }
.property-search > select { height: 35px; padding-inline: 9px; border: 1px solid #d6e0e8; color: #30434f; font-size: 10px; }
.property-search .search-submit { min-height: 41px; margin-top: 11px; padding-inline: 12px; font-size: 10px; }

.testimonials { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 14px; border: 0; }
.quote { position: relative; min-width: 0; min-height: 250px; display: grid; grid-template-rows: auto 1fr auto; margin: 0; padding: 22px 21px 18px; border: 1px solid #d7e1e9; background: #fff; box-shadow: 0 3px 12px rgba(34, 52, 64, .055); transition: transform .18s ease, box-shadow .18s ease, border-color .18s ease; }
.quote::before { position: absolute; top: -1px; right: 12px; left: 12px; height: 2px; background: var(--copper); content: ""; }
.quote:hover { border-color: #b9cbd8; box-shadow: 0 8px 20px rgba(34, 52, 64, .1); transform: translateY(-3px); }
.quote+.quote { border-left: 1px solid #d7e1e9; }
.stars { margin-bottom: 11px; color: var(--copper); font-size: 13px; letter-spacing: .12em; }
.quote blockquote { min-height: 0; margin: 0; color: #354956; font: 17px/1.55 var(--serif); }
.quote blockquote::before { display: block; margin-bottom: 5px; color: var(--copper); content: "\201C"; font: 36px/.75 var(--serif); }
.quote figcaption { align-self: end; margin-top: 18px; padding-top: 13px; border-top: 1px solid #e0e7ed; }

@media (min-width: 701px) and (max-width: 1160px) {
  .property-search { right: 13px; width: 220px; padding: 11px; }
  .property-search h2 { font-size: 19px; }
  .testimonials { gap: 9px; }
  .quote { padding-inline: 14px; }
  .quote blockquote { font-size: 15px; }
}
@media (max-width: 700px) {
  .property-search { top: auto; right: auto; width: 100%; margin: 0; padding: 15px; border: 1px solid #d6e0e8; background: #fff; box-shadow: 0 4px 15px rgba(22, 42, 55, .08); }
  .property-search h2 { font-size: 20px; }
  .property-search > label { padding-top: 7px; font-size: 9px; }
  .property-search > select { height: 36px; font-size: 10px; }
  .search-submit { min-height: 43px; }
  .testimonials { grid-template-columns: 1fr; gap: 10px; }
  .quote { min-height: 0; padding: 19px 16px 15px; }
  .quote blockquote { font-size: 16px; }
  .quote figcaption { margin-top: 14px; }
}
@media (prefers-reduced-motion: reduce) {
  .quote { transition: none; }
}

.testimonials { display: grid; grid-template-columns: minmax(0, 1.06fr) minmax(0, .94fr); grid-template-rows: repeat(2, minmax(0, 1fr)); gap: 0; border: 1px solid #d5e0e9; background: #fff; }
.quote { min-width: 0; display: flex; flex-direction: column; margin: 0; box-shadow: none; }
.quote:first-child { grid-column: 1; grid-row: 1 / span 2; min-height: 360px; padding: 30px; border: 0; background: var(--deep); color: #fff; }
.quote:first-child::before { right: 20px; left: 20px; }
.quote:first-child .stars { margin-bottom: 18px; color: #f3a678; }
.quote:first-child blockquote { flex: 1; color: #f5f7f7; font-size: 24px; line-height: 1.5; }
.quote:first-child blockquote::before { margin-bottom: 12px; color: #f3a678; font-size: 48px; }
.quote:first-child figcaption { border-top-color: #ffffff35; }
.quote:first-child .initial { border-color: #f3a678; color: #f3a678; }
.quote:first-child figcaption strong { color: #fff; }
.quote:first-child figcaption small { color: #d0dadd; }
.quote:nth-child(2), .quote:nth-child(3) { grid-column: 2; min-height: 0; padding: 22px 28px; border: 0; background: #fff; }
.quote:nth-child(2) { grid-row: 1; border-bottom: 1px solid #dbe4ea; }
.quote:nth-child(3) { grid-row: 2; }
.quote:nth-child(2) .stars, .quote:nth-child(3) .stars { margin-bottom: 8px; font-size: 11px; }
.quote:nth-child(2) blockquote, .quote:nth-child(3) blockquote { flex: 1; color: #40515d; font-size: 16px; line-height: 1.5; }
.quote:nth-child(2) blockquote::before, .quote:nth-child(3) blockquote::before { margin-bottom: 7px; font-size: 30px; }
.quote:nth-child(2) figcaption, .quote:nth-child(3) figcaption { margin-top: 12px; padding-top: 10px; border-top: 1px solid #e0e7ed; }

@media (max-width: 700px) {
  .testimonials { grid-template-columns: 1fr; grid-template-rows: auto; }
  .quote:first-child { grid-column: 1; grid-row: auto; min-height: 0; padding: 23px 19px; }
  .quote:first-child blockquote { font-size: 20px; }
  .quote:nth-child(2), .quote:nth-child(3) { grid-column: 1; padding: 20px 17px; }
  .quote:nth-child(2) { grid-row: auto; }
  .quote:nth-child(3) { grid-row: auto; }
}

.testimonials { display: grid; grid-template-columns: 1fr; grid-template-rows: auto; gap: 0; border: 0; border-block: 1px solid #d5e0e9; background: transparent; }
.quote, .quote:first-child, .quote:nth-child(2), .quote:nth-child(3) { grid-column: 1; grid-row: auto; position: relative; min-height: 0; display: grid; grid-template-columns: minmax(0, 1fr) 245px; grid-template-rows: auto 1fr; align-items: center; gap: 7px 28px; margin: 0; padding: 22px 14px; border: 0; border-bottom: 1px solid #d5e0e9; background: transparent; box-shadow: none; color: var(--ink); transform: none; }
.quote:last-child { border-bottom: 0; }
.quote::before, .quote:first-child::before { display: none; }
.quote:hover { background: #f6f9fb; box-shadow: none; transform: none; }
.quote .stars, .quote:first-child .stars, .quote:nth-child(2) .stars, .quote:nth-child(3) .stars { grid-column: 1; grid-row: 1; margin: 0; color: var(--copper); font-size: 11px; }
.quote blockquote, .quote:first-child blockquote, .quote:nth-child(2) blockquote, .quote:nth-child(3) blockquote { grid-column: 1; grid-row: 2; align-self: start; flex: initial; min-height: 0; margin: 0; color: #344956; font: 19px/1.55 var(--serif); }
.quote blockquote::before, .quote:first-child blockquote::before, .quote:nth-child(2) blockquote::before, .quote:nth-child(3) blockquote::before { display: inline-block; margin: 0 8px 0 0; color: var(--copper); content: "\201C"; font: 32px/.65 var(--serif); vertical-align: -.18em; }
.quote figcaption, .quote:first-child figcaption, .quote:nth-child(2) figcaption, .quote:nth-child(3) figcaption { grid-column: 2; grid-row: 1 / span 2; align-self: center; min-height: 50px; gap: 12px; margin: 0; padding: 0 0 0 20px; border-top: 0; border-left: 1px solid #d5e0e9; }
.quote:first-child figcaption, .quote:first-child figcaption strong { color: var(--slate); }
.quote:first-child figcaption small { color: #71808a; }
.quote .initial, .quote:first-child .initial { border-color: var(--steel); color: var(--steel); }

@media (max-width: 700px) {
  .quote, .quote:first-child, .quote:nth-child(2), .quote:nth-child(3) { grid-template-columns: 1fr; grid-template-rows: auto auto auto; gap: 8px; padding: 18px 8px; }
  .quote .stars, .quote:first-child .stars, .quote:nth-child(2) .stars, .quote:nth-child(3) .stars { grid-column: 1; grid-row: 1; }
  .quote blockquote, .quote:first-child blockquote, .quote:nth-child(2) blockquote, .quote:nth-child(3) blockquote { grid-column: 1; grid-row: 2; font-size: 17px; }
  .quote figcaption, .quote:first-child figcaption, .quote:nth-child(2) figcaption, .quote:nth-child(3) figcaption { grid-column: 1; grid-row: 3; justify-self: start; margin-top: 6px; padding: 10px 0 0; border-top: 1px solid #d5e0e9; border-left: 0; }
}
@media (prefers-reduced-motion: reduce) {
  .quote { transition: none; }
}