@font-face{font-family:Outfit;src:url(/assets/Outfit.ttf) format("truetype");font-weight:100 900;font-display:swap}
@font-face{font-family:Playfair;src:url(/assets/PlayfairDisplay.ttf) format("truetype");font-weight:400 900;font-display:swap}
:root{--navy:#28307C;--navy2:#1b2150;--gold:#F8D008;--ice:#E8EEF3;--slate:#4A5C6E;--line:#d5dde6;--white:#fff}
*,*::before,*::after{box-sizing:border-box}[hidden]{display:none!important}
html{scroll-behavior:smooth}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;font-family:Inter,system-ui,-apple-system,"Segoe UI",sans-serif;color:var(--slate);line-height:1.6;font-size:16px;padding-bottom:64px}
@media (min-width:860px){body{padding-bottom:0}}
h1,h2,h3{font-family:Playfair,Georgia,serif;color:var(--navy);font-weight:600;line-height:1.15;margin:0 0 .6rem}
a{color:var(--navy)}img{max-width:100%;display:block}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.wrap{max-width:1120px;margin:0 auto;padding:0 1.25rem}
.eyebrow{font-family:Outfit,sans-serif;font-size:.78rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:#9a7b00;margin:0 0 .5rem}
.on-navy .eyebrow{color:var(--gold)}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.btn{display:inline-flex;align-items:center;gap:.45rem;justify-content:center;font-family:Outfit,sans-serif;font-weight:600;font-size:1rem;border-radius:6px;padding:.8rem 1.3rem;text-decoration:none;border:2px solid transparent;cursor:pointer}
.btn-gold{background:var(--gold);color:var(--navy)}.btn-gold:hover{filter:brightness(.95)}
.btn-line{border-color:rgba(255,255,255,.7);color:#fff;background:transparent}.btn-line:hover{background:rgba(255,255,255,.1)}
.btn-navy{background:var(--navy);color:#fff}
/* header */
header.site{position:sticky;top:0;z-index:40;background:#fff;border-bottom:3px solid var(--gold)}
header.site .inner{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:64px}
header.site .logo img{height:34px;width:auto}
header.site nav{display:none;gap:1.4rem;font-family:Outfit,sans-serif;font-weight:500}
header.site nav a{text-decoration:none;color:var(--navy)}
header.site .call{display:none}
@media (min-width:860px){header.site nav{display:flex}header.site .call{display:inline-flex}header.site .logo img{height:42px}}
/* hero: home photo, gold rule, navy band, Hannah breaking the rule (P3 cover) */
.hero{position:relative;background:var(--navy);color:#fff;overflow:hidden}
.hero .photo{position:relative;height:300px;background:#1b2150 url(/assets/hero-home.webp) center 60%/cover no-repeat}
.hero .photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,16,48,.05),rgba(12,16,48,.35))}
.hero .rule{height:6px;background:var(--gold);position:relative;z-index:2}
.hero .band{position:relative;z-index:3;padding:2rem 0 2.4rem}
.hero .portrait{position:absolute;z-index:4;right:0;top:40px;height:260px}
.hero .portrait img{height:100%;width:auto;filter:drop-shadow(0 6px 18px rgba(0,0,0,.35))}
.hero h1{color:#fff;font-size:clamp(2rem,5.4vw,3.5rem);margin:0 0 .5rem}
.hero .lede{font-size:1.1rem;color:rgba(255,255,255,.9);max-width:34rem;margin:0 0 1.3rem}
.proof{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin:0 0 1.5rem;padding:0;list-style:none;max-width:36rem}
.proof li{border-left:3px solid var(--gold);padding:.15rem 0 .15rem .85rem}
.proof b{display:block;font-family:Playfair,Georgia,serif;color:var(--gold);font-size:clamp(2rem,4.5vw,2.9rem);line-height:1}
.proof span{font-size:.9rem;color:rgba(255,255,255,.88);line-height:1.35;display:block;margin-top:.3rem}
.ctas{display:flex;flex-wrap:wrap;gap:.6rem}
@media (min-width:860px){
 .hero .photo{height:440px;background-position:center 22%}
 .hero .band{padding:2rem 0 2.4rem}
 .hero .band .wrap{padding-right:40%}
 .hero .portrait{right:max(0px,calc((100vw - 1240px)/2));top:320px;bottom:0;height:auto}

 .hero .portrait img{height:100%;max-height:none}
 .hero h1{font-size:clamp(2.4rem,3.6vw,3.2rem)}
}
@media (max-width:859px){.hero .portrait{right:0}}
@media (min-width:860px){
 .home-hero{--hp:250px;--ph:400px}
 .home-hero .photo{height:var(--hp)}
 .home-hero .portrait{top:auto;bottom:0;height:var(--ph);right:max(8px,calc((100vw - 1240px)/2 - 60px))}
 .home-hero .portrait img{display:block}
 .home-hero .band{padding:1.3rem 0 1.6rem}
 .home-hero h1{font-size:clamp(2.1rem,2.8vw,2.6rem)}
 .home-hero .lede{margin-bottom:1rem}
 .home-hero .band .wrap{padding-right:calc(var(--ph) * .983 + 1.5rem - max(0px,(100vw - 1240px)/2 - 60px) + max(0px,(100vw - 1240px)/2))}
}
/* sections */
section.s{padding:4rem 0}
section.ice{background:var(--ice)}
.s h2{font-size:clamp(1.8rem,3.6vw,2.6rem)}
.about{display:grid;gap:2rem;align-items:center}
.about img{height:auto;width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:10px;border:4px solid #fff;box-shadow:0 10px 30px rgba(40,48,124,.18);max-width:360px}
.about p{font-size:1.06rem}
.about .support{font-family:Outfit,sans-serif;color:var(--navy);font-weight:500;border-top:1px solid var(--line);padding-top:.9rem;margin-top:1.1rem}
@media (min-width:860px){.about{grid-template-columns:360px 1fr;gap:3.5rem}}
.steps{display:grid;gap:1.2rem;margin-top:1.8rem}
@media (min-width:860px){.steps{grid-template-columns:repeat(3,1fr)}}
.card{background:#fff;border:1px solid var(--line);border-radius:10px;padding:1.5rem 1.4rem;box-shadow:0 2px 10px rgba(40,48,124,.05)}
.step .num{font-family:Playfair,Georgia,serif;color:#c9a600;font-size:2.6rem;line-height:1;font-weight:700}
.step .k{font-family:Outfit,sans-serif;text-transform:uppercase;letter-spacing:.16em;font-size:.75rem;font-weight:600;color:var(--slate);margin:.3rem 0 .4rem}
.step h3{font-size:1.35rem}.step .sub{font-style:italic;color:var(--navy);margin:0 0 .6rem}
.chips{display:flex;flex-wrap:wrap;gap:.4rem;margin:.9rem 0 0;padding:0;list-style:none}
.chips li{font-size:.78rem;background:var(--ice);color:var(--navy);border-radius:99px;padding:.25rem .65rem;font-family:Outfit,sans-serif}
.buyers{margin-top:1.6rem;background:var(--navy);color:#fff;border-radius:10px;padding:1.6rem 1.5rem;display:grid;gap:1rem;align-items:center}
.buyers h3{color:#fff;font-size:1.5rem}.buyers p{margin:0;color:rgba(255,255,255,.9)}
@media (min-width:860px){.buyers{grid-template-columns:1fr auto;padding:2rem 2.2rem}}
.listings{display:grid;gap:1.2rem;margin-top:1.6rem}
@media (min-width:700px){.listings{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.listings{grid-template-columns:repeat(3,1fr)}}
.lcard{overflow:hidden;padding:0;text-decoration:none;color:inherit;display:block;transition:transform .15s ease,box-shadow .15s}
.lcard:hover{transform:translateY(-2px);box-shadow:0 10px 26px rgba(40,48,124,.15)}
.lcard .img{aspect-ratio:3/2;background:var(--ice) center/cover}
.lcard .body{padding:1.1rem 1.2rem 1.3rem}
.lcard .price{font-family:Playfair,Georgia,serif;font-weight:700;color:var(--navy);font-size:1.5rem}
.lcard .addr{font-family:Outfit,sans-serif;font-weight:500;color:var(--navy)}
.lcard .facts{font-size:.9rem;margin:.2rem 0 .7rem}
.lcard .tag{display:inline-block;background:var(--gold);color:var(--navy);font-family:Outfit,sans-serif;font-weight:600;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;border-radius:4px;padding:.2rem .5rem;margin-bottom:.5rem}
.lcard .go{font-family:Outfit,sans-serif;font-weight:600;color:var(--navy)}
/* contact */
.contact{display:grid;gap:2rem}
@media (min-width:860px){.contact{grid-template-columns:1fr 1.25fr;gap:3rem}}
.cinfo ul{list-style:none;padding:0;margin:1rem 0 0}.cinfo li{margin:0 0 .9rem}
.cinfo b{display:block;font-family:Outfit,sans-serif;color:var(--navy);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase}
.cinfo a{font-size:1.08rem}
form .row{display:grid;gap:1rem}@media (min-width:600px){form .row.two{grid-template-columns:1fr 1fr}}
label{display:block;font-family:Outfit,sans-serif;font-weight:500;color:var(--navy);font-size:.92rem;margin-bottom:.3rem}
input,textarea,select{width:100%;font:inherit;padding:.7rem .8rem;border:1px solid #b9c4d0;border-radius:6px;background:#fff;color:#1d2433}
textarea{min-height:120px;resize:vertical}
fieldset{border:0;padding:0;margin:0}.radios{display:flex;flex-wrap:wrap;gap:.5rem}
.radios label{display:inline-flex;align-items:center;gap:.4rem;border:1px solid #b9c4d0;border-radius:99px;padding:.45rem .9rem;font-weight:400;cursor:pointer;margin:0}
.radios input{width:auto}
.hp{position:absolute;left:-9999px}
.fmsg{margin-top:.8rem;font-family:Outfit,sans-serif}
.fine{font-size:.8rem;color:#6a7a8a}
/* footer */
footer.site{background:var(--navy);color:rgba(255,255,255,.85);padding:2.6rem 0 2rem;font-size:.92rem}
footer.site a{color:#fff}
footer.site .grid{display:grid;gap:1.4rem}
@media (min-width:860px){footer.site .grid{grid-template-columns:1.4fr 1fr 1fr;align-items:start}}
footer.site .lock{background:#fff;border-radius:6px;padding:.5rem .7rem;display:inline-block}
footer.site .lock img{height:34px}
footer.site .marks img{height:40px;width:auto}
footer.site .disc{border-top:1px solid rgba(255,255,255,.15);margin-top:1.6rem;padding-top:1rem;font-size:.8rem;color:rgba(255,255,255,.65)}
/* sticky phone bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:50;display:grid;grid-template-columns:repeat(3,1fr);background:var(--navy);border-top:3px solid var(--gold);padding-bottom:env(safe-area-inset-bottom)}
.mbar a{color:#fff;text-decoration:none;text-align:center;font-family:Outfit,sans-serif;font-weight:600;padding:.85rem 0;font-size:1rem}
.mbar a+a{border-left:1px solid rgba(255,255,255,.18)}
.mbar a.call{background:var(--gold);color:var(--navy)}
@media (min-width:860px){.mbar{display:none}}
/* multipage additions */
.helps{display:grid;gap:1.2rem;margin-top:1.4rem}@media (min-width:760px){.helps{grid-template-columns:1fr 1fr}}
.help{text-decoration:none;color:inherit;display:block;border-top:4px solid var(--gold);transition:transform .15s,box-shadow .15s}
.help:hover{transform:translateY(-2px);box-shadow:0 10px 26px rgba(40,48,124,.15)}
.help .k,.timeline .k{font-family:Outfit,sans-serif;text-transform:uppercase;letter-spacing:.16em;font-size:.75rem;font-weight:600;color:#9a7b00}
.help h3{font-size:1.35rem;margin:.4rem 0}.help .go{font-family:Outfit,sans-serif;font-weight:600;color:var(--navy)}
.split{display:grid;gap:2rem;align-items:center}@media (min-width:860px){.split{grid-template-columns:1.15fr 1fr;gap:3rem}}
.split-img{border-radius:10px;box-shadow:0 10px 30px rgba(40,48,124,.18);width:100%;height:auto}
.ticks{list-style:none;padding:0;margin:.8rem 0 0}.ticks li{position:relative;padding-left:1.6rem;margin:.45rem 0}
.ticks li::before{content:"";position:absolute;left:0;top:.45em;width:.8rem;height:.45rem;border-left:3px solid #c9a600;border-bottom:3px solid #c9a600;transform:rotate(-45deg)}
.ticks.minus li::before{border-left:0;top:.7em;height:0;transform:none;width:.7rem;border-bottom:3px solid #9aa6b4}
.intro{max-width:46rem;font-size:1.05rem}
.timeline{list-style:none;padding:0;margin:1.8rem 0 0;display:grid;gap:1rem}
@media (min-width:860px){.timeline{grid-template-columns:1fr 1fr;column-gap:1.5rem}}
.timeline li{display:grid;grid-template-columns:3.2rem 1fr;gap:.8rem;background:#fff;border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:8px;padding:1.1rem 1.2rem}
.timeline .num{font-family:Playfair,Georgia,serif;color:#c9a600;font-size:2rem;font-weight:700;line-height:1}
.timeline h3{font-size:1.2rem;margin:.2rem 0 .3rem}.timeline p{margin:0}
.boxes{display:grid;gap:1.2rem;margin-top:1.6rem}@media (min-width:760px){.boxes{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.boxes.three{grid-template-columns:repeat(3,1fr)}}
.box h3{font-size:1.25rem;border-bottom:2px solid var(--gold);padding-bottom:.5rem}
.navyband{background:var(--navy);color:rgba(255,255,255,.9)}.navyband h2{color:#fff}
.why{display:grid;gap:1.5rem;align-items:center}@media (min-width:860px){.why{grid-template-columns:1.3fr 1fr}}
.two-col{display:grid;gap:1.2rem}@media (min-width:760px){.two-col{grid-template-columns:1fr 1fr}}
.card.mini{border-top:4px solid var(--gold)}
legend.flabel{font-family:Outfit,sans-serif;font-weight:500;color:var(--navy);font-size:.92rem;margin:0 0 .3rem;padding:0}

/* phone/tablet (<860px) */
.mnav{position:relative}
.mnav summary{list-style:none;cursor:pointer;width:48px;height:48px;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:5px;border-radius:8px;border:1px solid var(--line)}
.mnav summary::-webkit-details-marker{display:none}
.mnav summary span{display:block;width:22px;height:2px;background:var(--navy);transition:transform .2s,opacity .2s}
.mnav[open] summary span:nth-child(1){transform:translateY(7px) rotate(45deg)}.mnav[open] summary span:nth-child(2){opacity:0}.mnav[open] summary span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
header.site .mpanel,.mpanel{position:fixed;left:0;right:0;top:67px;background:#fff;border-bottom:3px solid var(--gold);box-shadow:0 12px 24px rgba(0,0,0,.15);padding:.5rem 1.25rem 1rem;display:flex;flex-direction:column;z-index:45}
.mpanel a{display:flex;align-items:center;min-height:52px;font-family:Outfit,sans-serif;font-weight:600;font-size:1.1rem;color:var(--navy);text-decoration:none;border-bottom:1px solid var(--line)}
.mpanel a.mcall{justify-content:center;margin-top:.9rem;border:0;border-radius:8px;background:var(--gold)}
@media (min-width:860px){.mnav{display:none}}
@media (max-width:859px){
 body{padding-bottom:calc(72px + env(safe-area-inset-bottom));overflow-x:hidden}
 header.site .inner{min-height:64px}
 .mbar a{min-height:54px;display:flex;align-items:center;justify-content:center;padding:0}
 .hero .photo{height:clamp(240px,62vw,380px)}
 .hero .portrait{top:auto;height:clamp(220px,56vw,340px);bottom:auto}
 .hero{--ph:clamp(220px,56vw,340px)}
 .hero .portrait{top:calc(clamp(240px,62vw,380px) - var(--ph))}
 .hero .photo::after{background:linear-gradient(90deg,rgba(12,16,48,0) 35%,rgba(12,16,48,.45))}
 .hero .band{padding:1.6rem 0 1.9rem}
 .hero h1{font-size:clamp(1.85rem,7.4vw,2.6rem)}
 .hero .lede{font-size:1.02rem}
 .ctas .btn{min-height:48px;flex:1 1 100%;justify-content:center}
 .btn{min-height:44px}
 h2{font-size:clamp(1.6rem,6.4vw,2.1rem)}
 .s{padding-top:2.8rem;padding-bottom:2.8rem}
 .card{padding:1.3rem}
 footer.site a,.cinfo a,header.site .logo{display:inline-flex;align-items:center;min-height:44px}
 input:not([type=radio]):not([type=checkbox]),select,textarea,button{min-height:48px;font-size:16px}
 .radios label{min-height:44px;display:flex;align-items:center;gap:.5rem}
}