/* Editorial redesign — September 2026. Presentation only; lead endpoints preserved. */
:root { --max:1240px; --radius:0; --font-serif:"Playfair Display",Georgia,serif; --font-sans:"Source Sans 3",Arial,sans-serif; }
html{scroll-padding-top:110px}body{font-size:18px;line-height:1.65}figure{margin:0}
.wrap{width:min(100% - 96px,var(--max))}p{margin:0 0 1.3rem}h1,h2,h3{font-weight:500;text-wrap:balance}h1{letter-spacing:-.048em}h2{font-size:clamp(2.4rem,4.1vw,3.8rem);letter-spacing:-.035em;line-height:1.14}h3{font-size:1.6rem;line-height:1.25;letter-spacing:-.025em}h2 em,h1 em{font-weight:500}h3+p{margin-top:1rem}
.eyebrow,.path-kicker{font-size:.75rem;letter-spacing:.16em;font-weight:600;line-height:1.6;margin-bottom:1.4rem}
.eyebrow{display:flex;align-items:center;gap:12px}.short-rule{width:34px;height:1px;background:currentColor}
.section{padding:100px 0}.section-heading{display:grid;grid-template-columns:1.3fr 1fr;gap:100px;align-items:end;margin-bottom:52px}.section-heading>p{max-width:390px;margin:0 0 8px;color:var(--muted)}
.btn{border-radius:0;min-height:50px;font-size:.86rem;letter-spacing:.035em;text-transform:none;font-weight:600;padding:14px 25px;box-shadow:none;transition:background .2s,color .2s}
.btn--sm{min-height:40px;padding:10px 18px;font-size:.84rem}
.btn-row{gap:18px}.text-link{display:inline-block;font-size:.96rem;font-weight:600;text-decoration:none;padding:0 0 6px;border-bottom:1px solid currentColor;line-height:1.45}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #a57535;outline-offset:4px}
.site-header{backdrop-filter:none;box-shadow:none}.header-inner{min-height:94px;flex-wrap:nowrap;padding:12px 0;gap:26px}
.logo-mark{display:none}.logo-text strong{font-size:1.62rem;font-weight:500;letter-spacing:-.035em}.logo-text span{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;margin-top:7px}
.nav{gap:22px;white-space:nowrap}.nav a{font-size:.87rem;font-weight:500}.header-phone{font-size:.9rem;font-weight:500}.header-actions{gap:22px}.header-actions .btn{white-space:nowrap}
.site-footer{padding:64px 0 25px}.footer-grid{gap:80px}.footer-grid p{font-size:.9rem;margin:0 0 10px}.footer-grid .logo-text strong{color:var(--cream)}.footer-grid .logo-text span{color:var(--cream);opacity:.7}
.footer-legal{font-size:.76rem;line-height:1.7;margin-top:40px;padding-top:24px}.footer-legal p{margin:0}.equal-housing{font-size:.8rem}
.small-note,.role-note{font-size:.84rem;line-height:1.6}.small-note{color:var(--muted);margin-top:16px}.role-note{margin:28px 0 0;color:var(--muted);max-width:780px}
.process-line{display:grid;grid-template-columns:repeat(4,1fr);gap:0}.process-line article{padding:28px 30px 0 0;border-top:1px solid var(--line)}.process-line article+article{padding-left:30px;border-left:1px solid var(--line)}
.process-line article>span{display:block;font-family:var(--font-serif);font-size:1.1rem;margin-bottom:27px;color:var(--muted)}.process-line h3{font-size:1.45rem}.process-line p{font-size:1rem;color:var(--muted);margin-bottom:0}
input,textarea,select{border-radius:0;background:transparent;border:1px solid var(--line);font-family:var(--font-sans);font-size:1rem;padding:11px 12px;min-height:46px;width:100%;color:var(--charcoal,var(--text));box-shadow:none}input:focus,textarea:focus,select:focus{border-color:currentColor}
label{font-size:.9rem;font-weight:500;margin-bottom:5px}.field-help{font-size:.75rem;display:block;color:var(--muted);margin-top:5px}.form-grid{gap:18px}.form-note{font-size:.77rem;line-height:1.55;margin-top:18px}.form-status{font-size:.9rem}
.hero:not(.editorial-hero){padding:80px 0}.hero>.wrap:not(.hero-grid){max-width:900px}.hero h1{max-width:900px;font-size:clamp(2.7rem,5.1vw,4.5rem)}
.path-card,.review-card-opt,.step,.situation-card,.guide-card,.info-panel,.county-card{border-radius:0;box-shadow:none;padding:32px;border-color:var(--line)}
.path-card h2{font-size:2rem}.path-card h3{font-size:1.8rem}.form-wrap{max-width:760px}.form-wrap>form{margin-top:35px}
.hero-form-card,.inline-offer-card{border-radius:0;box-shadow:none;padding:36px}
.review-card-opt.primary{box-shadow:none!important}.review-card-opt h2{font-size:1.8rem!important}.review-options{gap:22px!important}
.hp-field{left:-9999px;position:absolute;overflow:hidden;width:1px;height:1px}
[hidden]{display:none!important}
@media(min-width:961px) and (max-width:1220px){.nav{gap:15px}.header-inner{gap:18px}.header-phone{display:none}.wrap{width:min(100% - 64px,var(--max))}}
@media(max-width:960px){
 .wrap{width:calc(100% - 48px)}.header-inner{min-height:80px;flex-wrap:wrap;gap:16px;padding:18px 0}.logo-text strong{font-size:1.45rem}.nav-toggle{display:block;border-radius:0;min-height:42px;font-size:.85rem}.nav{order:4;display:none;width:100%;padding:18px 0 0;border-top:1px solid var(--line);gap:12px}.nav.is-open{display:flex}.nav a{padding:8px 0;font-size:1rem}.header-actions{margin-left:0}.header-actions .header-phone{display:none}
 .section{padding:68px 0}.section-heading{gap:36px;margin-bottom:40px;grid-template-columns:1.2fr 1fr}.process-line{grid-template-columns:1fr 1fr;gap:35px 0}.process-line article:nth-child(3){border-left:0;padding-left:0}
 .footer-grid{gap:32px}.hero:not(.editorial-hero){padding:55px 0}.hero>.wrap:not(.hero-grid){width:calc(100% - 48px)}
}
@media(max-width:620px){
 .wrap{width:calc(100% - 40px)}body{font-size:17px}.header-inner{gap:12px}.header-actions{display:none}.logo-text strong{font-size:1.4rem}.section{padding:56px 0}h2{font-size:2.5rem}.eyebrow{font-size:.69rem;letter-spacing:.12em}.section-heading{grid-template-columns:1fr;gap:20px;margin-bottom:32px}.section-heading>p{max-width:none}.btn{padding:14px 20px}.process-line{gap:28px 0}.process-line article{padding-right:15px}.process-line article+article{padding-left:17px}.process-line h3{font-size:1.25rem}.process-line p{font-size:.93rem}.process-line article>span{margin-bottom:16px}
 .footer-grid{grid-template-columns:1fr!important;gap:30px}.site-footer{padding-top:45px}.form-grid{grid-template-columns:1fr}.hero h1{font-size:2.8rem}.form-wrap{max-width:none}.hero-form-card,.inline-offer-card,.path-card,.review-card-opt{padding:24px}
 .hero>.wrap:not(.hero-grid){width:calc(100% - 40px)}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}

:root{--cream:#f4f0e6;--white:#fcfaf5;--parchment:#eae3d6;--oxblood:#702028;--oxblood-deep:#43161d;--oxblood-mid:#571c25;--brass:#a77e47;--charcoal:#302a26;--muted:#6b635a;--line:#d5cbbc;--header-bg:#f4f0e6}
body{background-color:var(--cream);background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.68' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.07'/%3E%3C/svg%3E")}
h1,h2,h3{color:var(--charcoal)}h1 em,h2 em{color:var(--oxblood)}.eyebrow,.path-kicker{color:#84653e}
.editorial-hero{padding:72px 0 84px;overflow:hidden}
.editorial-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:74px;align-items:center}
.editorial-copy h1{font-size:clamp(3.2rem,5.4vw,5.25rem);line-height:1.08;margin:22px -40px 26px 0;position:relative;z-index:1;max-width:680px}
.hero-intro{max-width:465px;font-size:1.08rem;line-height:1.75;color:var(--muted);margin-bottom:26px}
.editorial-copy>.text-link{margin-top:20px}.hero-credentials{display:flex;gap:20px;padding-top:35px;margin-top:32px;border-top:1px solid var(--line);font-size:.78rem;color:var(--muted);max-width:450px}
.hero-credentials span+span{border-left:1px solid var(--line);padding-left:20px}
.editorial-portrait{position:relative;padding:0 22px 30px 0}
.editorial-portrait::before{content:"";position:absolute;inset:28px 0 0 28px;background:var(--oxblood)}
.portrait-mat{position:relative;background:#242733;aspect-ratio:4/5;overflow:hidden}
.portrait-mat img{width:100%;height:100%;object-fit:cover;object-position:center top}
.editorial-portrait figcaption{position:relative;margin:-64px -22px 0 32px;background:var(--oxblood);color:var(--cream);padding:21px 26px;border-top:1px solid #a57551}
.editorial-portrait figcaption span{display:block;font-size:.66rem;letter-spacing:.16em;color:#d7bb95;margin-bottom:6px}.editorial-portrait figcaption strong{font-family:var(--font-serif);font-weight:400;font-style:italic;font-size:1.34rem}
.region-strip{border-block:1px solid var(--line);background:#eee7da}
.region-strip>.wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:21px}
.region-strip span{font-size:.67rem;letter-spacing:.16em;color:#6b5b45}.region-strip p{font-family:var(--font-serif);font-size:1.16rem;margin:0}.region-strip i{font-style:normal;color:var(--brass);margin:0 20px}
.path-editorial{display:grid;grid-template-columns:1fr 1fr;border-block:1px solid var(--line)}.path-editorial article{display:flex;gap:24px;padding:42px 45px 40px 0}.path-editorial article+article{border-left:1px solid var(--line);padding-left:44px;padding-right:0}.path-index{font-family:var(--font-serif);font-size:1.45rem;color:var(--brass)}
.path-editorial .path-kicker{font-size:.68rem;margin:0 0 17px}.path-editorial h3{font-size:2.25rem;margin-bottom:20px}.path-editorial p{color:var(--muted);font-size:1rem}.path-editorial .text-link{margin-top:10px}
.personal-section{background:var(--oxblood-deep);color:var(--cream)}.personal-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:110px;align-items:center}.personal-image{position:relative;max-width:470px;margin-right:25px}
.personal-image::before{content:"";position:absolute;inset:25px -25px -25px 25px;border:1px solid #966c48}
.personal-image img{position:relative;width:100%;aspect-ratio:4/5;object-fit:cover;filter:saturate(.78)}
.image-label{position:absolute;bottom:22px;left:20px;color:white;font-size:.69rem;letter-spacing:.18em;background:#271a17d9;padding:10px 14px}
.personal-section h2,.personal-section h2 em{color:var(--cream)}.personal-section h2 em{color:#d8bb91}.personal-section .eyebrow{color:#c9a978}
.personal-copy>p:not(.eyebrow):not(.personal-signoff){color:#e0d5c9;max-width:480px;font-size:1.04rem}
.personal-signoff{font-family:var(--font-serif);font-size:1.75rem;font-style:italic;line-height:1.4;margin-top:25px}.personal-signoff span{display:block;font-family:var(--font-sans);font-size:.66rem;font-style:normal;letter-spacing:.12em;margin-top:7px;color:#c6af96}
.personal-section .text-link{color:#ecd8bb;margin-top:10px}
.quote-section{background:#e9e0d1}.quote-layout{display:grid;grid-template-columns:1fr 1.25fr;gap:90px}.featured-quote{border-left:1px solid #b8a58a;padding-left:55px;position:relative}.quote-mark{font-family:Georgia,serif;font-size:5rem;line-height:.7;color:var(--oxblood)}
.featured-quote blockquote{font-family:var(--font-serif);font-size:1.75rem;line-height:1.5;letter-spacing:-.025em;margin:18px 0 26px}.featured-quote>p{font-size:.67rem;letter-spacing:.16em;color:var(--oxblood);margin-bottom:10px}.quote-disclaimer{font-size:.76rem;color:var(--muted);display:block}
.review-links{display:flex;flex-direction:column;align-items:flex-start;gap:17px;margin-top:32px;font-size:.9rem}
.buyer-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.buyer-layout>div>p:not(.eyebrow){color:var(--muted)}
.video-section{padding-top:0}.video-layout{border-top:1px solid var(--line);padding-top:64px;display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:center}.video-layout video{width:100%;height:auto;aspect-ratio:16/9;object-fit:cover;background:var(--oxblood-deep)}.video-layout .ai-note{font-size:.72rem;line-height:1.6;display:block}.video-layout>div>p:not(.eyebrow){color:var(--muted)}
.contact-section{background:#e7decd}.contact-layout{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;align-items:start}.contact-intro{padding-top:40px}.contact-intro>p:not(.eyebrow){max-width:370px;color:var(--muted)}.contact-intro .contact-phone{display:block;font-family:var(--font-serif);font-size:2rem;text-decoration:none;margin-top:35px}.contact-intro>.small-note{display:block;max-width:270px}
.contact-paper{background:var(--white);padding:45px;box-shadow:0 12px 40px #4d291212}.contact-paper h3{font-size:1.9rem}.contact-paper>.small-note{margin:8px 0 27px}
.site-footer{background:#2d1519}.section--parchment{background:#e9e0d1}.section--oxblood{background:var(--oxblood-deep)}
@media(max-width:1050px){.editorial-grid{gap:42px}.personal-grid{gap:60px}.contact-layout{gap:50px}.editorial-copy h1{font-size:4rem}.region-strip i{margin:0 10px}.header-actions .btn{display:none}}
@media(max-width:960px){.editorial-hero{padding:45px 0 55px}.editorial-grid{gap:35px}.editorial-copy h1{font-size:3.45rem;margin-right:-15px}.hero-intro{font-size:1rem}.hero-credentials{flex-direction:column;gap:7px}.hero-credentials span+span{border:none;padding:0}.editorial-portrait figcaption strong{font-size:1.1rem}.editorial-portrait figcaption{padding:18px;margin-left:15px}.region-strip>.wrap{flex-direction:column;gap:8px}.personal-grid{gap:50px}.quote-layout{gap:40px}.featured-quote{padding-left:35px}.featured-quote blockquote{font-size:1.45rem}.path-editorial article{padding-right:25px;gap:15px}.path-editorial article+article{padding-left:25px}.path-editorial h3{font-size:1.85rem}.buyer-layout,.video-layout{gap:40px}.contact-layout{gap:35px}.contact-paper{padding:28px}.personal-copy h2{font-size:2.5rem}}
@media(max-width:620px){
 .editorial-grid{grid-template-columns:1fr;gap:38px}.editorial-copy h1{font-size:3.25rem;margin:14px 0 24px}.hero-intro{font-size:1.02rem}.editorial-copy .btn-row{margin-top:20px}.hero-credentials{flex-direction:row;font-size:.7rem;justify-content:space-between;margin-top:25px;padding-top:22px}.hero-credentials span+span{border-left:1px solid var(--line);padding-left:16px}.editorial-portrait{width:100%;padding:0 15px 20px 0}.portrait-mat{aspect-ratio:5/5.4}.editorial-portrait::before{inset:20px 0 0 20px}.editorial-portrait figcaption{margin-right:-15px;margin-left:25px}.editorial-portrait figcaption strong{font-size:1.2rem}.region-strip p{font-size:.84rem}.region-strip i{margin:0 5px}
 .path-editorial,.personal-grid,.quote-layout,.buyer-layout,.video-layout,.contact-layout{grid-template-columns:1fr}.path-editorial article,.path-editorial article+article{padding:30px 0;gap:22px;border-left:0}.path-editorial article+article{border-top:1px solid var(--line)}.path-editorial h3{font-size:2rem}.personal-grid{gap:60px}.personal-image{margin-right:20px}.personal-image img{aspect-ratio:5/4;object-position:50% 30%}.personal-image::before{inset:20px -20px -20px 20px}.personal-copy h2{font-size:2.55rem}.featured-quote{padding-left:0;padding-top:30px;border-left:0;border-top:1px solid #b8a58a}.featured-quote blockquote{font-size:1.5rem}.quote-layout{gap:35px}.video-section{padding-top:0}.video-layout{padding-top:40px;gap:25px}.contact-layout{gap:25px}.contact-intro{padding-top:0}.contact-intro .contact-phone{font-size:1.8rem;margin-top:25px}.contact-paper{padding:25px 21px}.contact-paper h3{font-size:1.55rem}.contact-intro>.small-note{max-width:none}
}

@media(min-width:1280px){.header-phone{display:block}}
@media(max-width:620px){
 .header-inner{padding:15px 0 12px}
 .header-actions{display:flex;flex-basis:100%;justify-content:space-between;padding-top:9px;border-top:1px solid var(--line)}
 .header-actions .header-phone{display:block;font-size:.85rem}
 .header-actions .btn{display:inline-flex;min-height:34px;padding:6px 13px;font-size:.75rem}
 .header-actions{order:3}.nav{order:4}
 html{scroll-padding-top:155px}
}