:root{
  --ground:#FBF6EC; --surface:#FFFDF8; --line:#EFE4D2; --line-2:#DCCDB4;
  --ink:#16303A; --ink-2:#4A6570;
  --gulf:#0E7C86; --on-gulf:#FFFFFF; --mist:#D7F0EA; --palm:#2F7D5B;
  --clay:#FF7A59; --on-clay:#16303A; --clay-soft:#FFE3D8; --clay-ink:#A63A1B;
  --deep:#0F4C5C; --deep-2:#1B6173; --on-deep:#FFF8EC; --on-deep-2:#CFE6EA;
  --ph:#F6E6CB; --ph-ink:#8A6F4A; --map:#E3F1EC; --water:#9ED8DE;
  --sun:#FFC857; --flamingo:#F7B7C3; --pink-soft:#FDE4E8;
  --shadow:0 12px 32px rgba(15,76,92,.10);
  --display:'Fraunces',Georgia,'Times New Roman',serif;
  --hand:'Caveat','Segoe Print','Bradley Hand',cursive;
  --body:'Figtree',system-ui,-apple-system,'Segoe UI',sans-serif;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    color-scheme:dark;
    --ground:#0D2129; --surface:#12303A; --line:#1F4250; --line-2:#2D5563;
    --ink:#F6EFE3; --ink-2:#B5C8CC;
    --gulf:#4CC3C4; --on-gulf:#0D2129; --mist:#153F45; --palm:#8FD3AE;
    --clay:#FF8A6B; --on-clay:#0D2129; --clay-soft:#3D2A25; --clay-ink:#FFB59E;
    --deep:#0A3342; --deep-2:#135064; --on-deep:#FFF8EC; --on-deep-2:#BFD9DE;
    --ph:#1C3A43; --ph-ink:#A9C3C6; --map:#133640; --water:#1E5A66;
    --sun:#FFD27A; --flamingo:#E58FA3; --pink-soft:#3A2830;
    --shadow:0 12px 32px rgba(0,0,0,.35);
  }
}
:root[data-theme="dark"]{
  color-scheme:dark;
  --ground:#0D2129; --surface:#12303A; --line:#1F4250; --line-2:#2D5563;
  --ink:#F6EFE3; --ink-2:#B5C8CC;
  --gulf:#4CC3C4; --on-gulf:#0D2129; --mist:#153F45; --palm:#8FD3AE;
  --clay:#FF8A6B; --on-clay:#0D2129; --clay-soft:#3D2A25; --clay-ink:#FFB59E;
  --deep:#0A3342; --deep-2:#135064; --on-deep:#FFF8EC; --on-deep-2:#BFD9DE;
  --ph:#1C3A43; --ph-ink:#A9C3C6; --map:#133640; --water:#1E5A66;
  --sun:#FFD27A; --flamingo:#E58FA3; --pink-soft:#3A2830;
  --shadow:0 12px 32px rgba(0,0,0,.35);
}
*{box-sizing:border-box;font-variation-settings:"SOFT" 100,"WONK" 1}
[hidden]{display:none!important}
body{background:var(--ground);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
a{color:var(--gulf);text-decoration:none}
a:hover{text-decoration:underline;text-underline-offset:3px}
:focus-visible{outline:2px solid var(--clay);outline-offset:3px;border-radius:6px}
h1,h2,h3{margin:0;text-wrap:balance}
p{margin:0}
.serif{font-family:var(--display);font-weight:400;letter-spacing:-.015em}
.wrap{max-width:1280px;margin-inline:auto;padding-inline:clamp(16px,4vw,48px)}
.eyebrow{font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--palm)}
.muted{color:var(--ink-2)}
.num{font-variant-numeric:tabular-nums}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:0 22px;border-radius:999px;font:600 15px/1 var(--body);border:1px solid transparent;cursor:pointer;text-decoration:none!important;transition:filter .15s,background .15s}
.btn:hover{filter:brightness(1.06)}
.btn-primary{background:var(--gulf);color:var(--on-gulf)}
.btn-accent{background:var(--clay);color:var(--on-clay)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line-2)}
.btn-ghost:hover{background:var(--surface)}
.btn-sm{min-height:40px;padding:0 16px;font-size:14px}
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--surface);border-bottom:1px solid var(--line)}
.head-row{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:76px}
.logo{display:flex;align-items:center;gap:12px;color:var(--ink);text-decoration:none!important}
.logo-mark{width:56px;height:56px;display:block}
.logo-realtor{display:block;height:36px;width:auto;background:#fff;border-radius:5px;padding:2px;margin-left:2px}
.logo-eho{display:block;height:36px;width:auto;background:#fff;border-radius:5px;padding:2px;margin-left:4px;flex:none}
.logo b{display:block;font:500 21px/1 var(--display);letter-spacing:-.01em}
.logo small{white-space:nowrap;display:block;font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--ink-2);font-weight:600;margin-top:3px}
.primary-nav{display:flex;gap:34px;align-items:center}
.tagline{margin:0 auto 0 0;padding-left:18px;border-left:1px solid var(--line-2);font-size:12.5px;line-height:1.4;color:var(--ink-2);max-width:235px}
.tagline span,.tagline-bar span{display:block;font-family:var(--display);font-style:italic;font-size:14px;color:var(--gulf)}
.tagline-bar{display:none;margin:0;padding-block:0 10px;font-size:12.5px;line-height:1.4;color:var(--ink-2)}
.tagline-bar span{display:inline;margin-left:6px}
@media (max-width:1380px){.tagline{display:none}.tagline-bar{display:block}}
.primary-nav a,.phone,.head-actions .btn{white-space:nowrap}
.primary-nav a{color:var(--ink);font-weight:500;font-size:15px}
.primary-nav a[aria-current="page"]{color:var(--gulf);text-decoration:underline;text-underline-offset:8px;text-decoration-thickness:2px}
.head-actions{display:flex;gap:16px;align-items:center}
.phone{font-weight:600;font-size:14px;color:var(--ink);user-select:all}
.menu-btn{display:none;background:none;border:1px solid var(--line-2);border-radius:12px;width:44px;height:44px;color:var(--ink);cursor:pointer;align-items:center;justify-content:center}
@media (max-width:1020px){
  .primary-nav,.head-actions .phone,.head-actions .btn{display:none}
  .menu-btn{display:inline-flex}
  .site-head.open .primary-nav{display:flex;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:0;background:var(--surface);border-bottom:1px solid var(--line);padding:8px clamp(16px,4vw,48px) 16px}
  .site-head.open .primary-nav a{padding:14px 0;border-bottom:1px solid var(--line)}
}

.site-foot{background:var(--deep);color:var(--on-deep-2);border-top:1px solid var(--deep-2)}
.foot-grid{display:grid;grid-template-columns:2fr repeat(3,minmax(0,1fr));gap:32px;padding-block:44px 40px}
@media (max-width:900px){.foot-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.foot-grid > div:first-child{grid-column:1/-1}}
.foot-grid b{display:block;color:var(--on-deep);font-size:14px;margin-bottom:12px}
.foot-grid a{display:block;color:var(--on-deep-2);font-size:14px;padding-block:5px}
.foot-grid a:hover{color:var(--on-deep)}
.foot-contact{background:var(--on-deep)!important;color:var(--deep)!important;display:inline-flex!important;padding:0 18px!important}
.foot-name{font:400 24px var(--display);color:var(--on-deep);margin-bottom:12px}
.foot-cta{grid-column:1/-1;display:flex;align-items:center;justify-content:space-between;gap:16px;margin-top:-10px}
.foot-cta .foot-contact{flex:none}
.foot-legal{margin:0;font-size:12px;line-height:1.5;color:var(--on-deep-2);text-align:right}
@media (max-width:480px){.foot-cta{flex-direction:column;align-items:flex-start;gap:12px}.foot-legal{text-align:left}}
.foot-end{display:flex;flex-direction:column;align-items:flex-end;gap:10px}
.foot-policy{display:flex;gap:8px}
.foot-grid .foot-policy a{display:inline-flex;align-items:center;min-height:34px;padding:0 14px;border:1px solid rgba(207,230,234,.45);border-radius:8px;font-size:13px;font-weight:600;color:var(--on-deep);letter-spacing:.01em;transition:background .15s,border-color .15s}
.foot-grid .foot-policy a:hover,.foot-grid .foot-policy a:focus-visible{background:var(--on-deep);color:var(--deep);border-color:var(--on-deep)}
@media (max-width:480px){.foot-end{align-items:flex-start}}


html{scroll-padding-top:90px}body{margin:0}img{max-width:100%}
.eyebrow{font-family:var(--hand);font-size:24px;font-weight:600;letter-spacing:0;text-transform:none;line-height:1.1}
.hand-note{font-family:var(--hand);font-size:24px;line-height:1.2;color:var(--on-deep);margin-bottom:12px;font-weight:500}
.crumbs{font-size:13px;color:var(--ink-2);padding-top:22px;display:flex;gap:8px;flex-wrap:wrap}
.lp-hero{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(24px,4vw,56px);align-items:center;padding-block:clamp(24px,4vw,48px) clamp(32px,5vw,64px)}
.lp-hero h1{font:400 clamp(34px,4.6vw,56px)/1.05 var(--display);letter-spacing:-.02em;margin:8px 0 16px}
.lp-hero .lede{font-size:clamp(17px,1.6vw,19px);color:var(--ink-2);max-width:34em}
.lp-hero figure{margin:0;border-radius:22px;overflow:hidden;box-shadow:var(--shadow);aspect-ratio:4/3;background:var(--ph)}
.lp-hero figure img{width:100%;height:100%;object-fit:cover;display:block}
.lp-hero figure{position:relative}
.lp-hero figcaption{position:absolute;right:0;bottom:0;font-size:10.5px;line-height:1.3;color:#fff;background:rgba(0,0,0,.5);padding:4px 10px;border-top-left-radius:10px}
.row-btns{display:flex;gap:12px;flex-wrap:wrap;margin-top:22px}
@media (max-width:860px){.lp-hero{grid-template-columns:1fr}}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:14px;padding-block:6px 40px}
.fact{background:var(--surface);border:1px solid var(--line);border-radius:16px;padding:18px 20px}
.fact b{display:block;font:500 22px/1.15 var(--display);margin-bottom:4px}
.fact span{font-size:14px;color:var(--ink-2)}
.lp-sec{padding-block:clamp(32px,4.5vw,56px);border-top:1px solid var(--line)}
.lp-sec h2{font:400 clamp(26px,3vw,36px)/1.12 var(--display);letter-spacing:-.015em;margin-bottom:14px;max-width:24em}
.lp-sec p{max-width:44em;margin-bottom:12px;font-size:17px}
.lp-sec ul{max-width:44em;padding-left:20px;margin:0 0 12px;font-size:17px}
.lp-sec li{margin-bottom:6px}
.lp-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:16px;margin-top:18px}
.lp-card{background:var(--surface);border:1px solid var(--line);border-radius:18px;padding:22px}
.lp-card h3{font:500 20px/1.2 var(--display);margin-bottom:8px}
.lp-card p{font-size:15px;color:var(--ink-2);margin:0}
.lst{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:18px;margin-top:18px}
.lst a{display:block;background:var(--surface);border:1px solid var(--line);border-radius:18px;overflow:hidden;color:var(--ink);text-decoration:none!important}
.lst img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;display:block}
.lst div{padding:14px 16px}.lst b{display:block;font-size:16px}.lst span{font-size:14px;color:var(--ink-2)}
.pk{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:14px;margin-top:16px}
.pk div{border-radius:16px;padding:18px 20px;background:var(--mist)}
.pk b{display:block;font:500 20px var(--display);margin-bottom:4px}.pk span{font-size:14px;color:var(--ink-2)}
.faq details{border-bottom:1px solid var(--line);padding:14px 0;max-width:52em}
.faq summary{cursor:pointer;font-weight:600;font-size:17px}
.faq details p{margin:10px 0 0;color:var(--ink-2)}
.cta-band{background:var(--deep);color:var(--on-deep)}
.cta-band .wrap{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap;padding-block:clamp(36px,4.5vw,56px)}
.cta-band h2{font:400 clamp(26px,3vw,36px)/1.12 var(--display);max-width:20em}
.cta-band .btn-ghost{color:var(--on-deep);border-color:var(--deep-2)}
.areas{display:flex;flex-wrap:wrap;gap:10px;margin-top:14px}
.areas a{display:inline-flex;align-items:center;min-height:40px;padding:0 16px;border-radius:999px;border:1px solid var(--line);background:var(--surface);color:var(--ink);font-size:14px;font-weight:500}
.fine{font-size:12.5px;color:var(--ink-2);max-width:60em;margin-top:14px}
.creds{display:flex;align-items:center;gap:14px;flex-wrap:wrap;margin-top:14px}
.creds img{display:block;height:56px;width:auto;background:#fff;border-radius:8px;padding:3px}
.creds p{flex:1 1 220px;min-width:0}
.creds p b{display:inline;margin:0;font-size:inherit;color:inherit;font-weight:600}

.dbpr-link{color:inherit!important;display:inline!important;padding:0!important;text-decoration:underline;text-underline-offset:3px}
.cred-lockup a.dbpr-link:has(img),.creds a.dbpr-link:has(img){display:block!important;text-decoration:none}

.mls-logos{display:inline-flex;align-items:center;gap:18px;background:#fff;border-radius:10px;padding:8px 14px;margin:2px 0 14px;flex-wrap:wrap;max-width:100%}
.mls-logos img{display:block;max-width:100%;height:auto}

@media (max-width:1260px) and (min-width:1021px){.primary-nav{gap:20px}.primary-nav a{font-size:14.5px}.head-row{gap:16px}}
@media (max-width:1180px) and (min-width:1021px){}
.broker-body .row-btns{margin-top:14px}

.preapp-pill{display:inline-flex;align-items:center;justify-content:center;min-height:36px;padding:0 15px;border-radius:999px;border:1.5px solid var(--gulf);color:var(--gulf)!important;background:transparent;font:600 13.5px/1 var(--body);white-space:nowrap;text-decoration:none!important;transition:background .15s,color .15s}
.preapp-pill:hover{background:var(--gulf);color:var(--on-gulf)!important}
.row-btns .preapp-pill{min-height:40px;align-self:center}
.cta-band .preapp-pill{color:var(--on-deep)!important;border-color:var(--on-deep-2)}
.cta-band .preapp-pill:hover{background:var(--on-deep);color:var(--deep)!important}
.logo{flex-shrink:0}.head-actions{flex-shrink:0}
.primary-nav{gap:28px}
@media (max-width:1499px) and (min-width:1181px){.primary-nav{gap:22px}.primary-nav a{font-size:14.5px}.head-row{gap:16px}.head-actions{gap:14px}}
@media (max-width:1319px) and (min-width:1181px){.head-actions .phone{display:none!important}}
@media (max-width:1180px){.primary-nav,.head-actions .phone,.head-actions .btn,.head-actions .preapp-pill{display:none}.menu-btn{display:inline-flex}.site-head.open .primary-nav{display:flex;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:0;background:var(--surface);border-bottom:1px solid var(--line);padding:8px clamp(16px,4vw,48px) 16px}.site-head.open .primary-nav a{padding:14px 0;border-bottom:1px solid var(--line);font-size:15px}.site-head.open .primary-nav .nav-preapp{display:block!important;color:var(--gulf);font-weight:600}}
.nav-preapp{display:none!important}
@media (max-width:1379px) and (min-width:1021px){.primary-nav{gap:20px}.primary-nav a{font-size:14.5px}.head-row{gap:16px}}
@media (max-width:1240px) and (min-width:1021px){}
@media (max-width:1020px){.head-actions .preapp-pill{display:none}.site-head.open .primary-nav .nav-preapp{display:block!important;color:var(--gulf);font-weight:600}}

.nc-reg{background:var(--clay-soft);border-radius:14px;padding:14px 16px;margin-top:12px;color:var(--ink)}
.nc-builders a{min-height:36px;font-size:14px}

/* About Us dropdown */
.nav-dd{position:relative;display:flex;align-items:center}
.nav-dd-btn{display:inline-flex;align-items:center;gap:6px;background:none;border:0;padding:0;margin:0;font:500 15px var(--body);color:var(--ink);cursor:pointer;white-space:nowrap}
.nav-dd-btn svg{transition:transform .15s}
.nav-dd:hover .nav-dd-btn,.nav-dd.open .nav-dd-btn,.nav-dd:has(a[aria-current="page"]) .nav-dd-btn{color:var(--gulf)}
.nav-dd:has(a[aria-current="page"]) .nav-dd-btn{text-decoration:underline;text-underline-offset:8px;text-decoration-thickness:2px}
.nav-dd-menu{display:none;position:absolute;top:calc(100% + 12px);left:-16px;min-width:210px;padding:8px;background:var(--surface);border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow);z-index:30;flex-direction:column}
.nav-dd-menu::before{content:"";position:absolute;left:0;right:0;top:-13px;height:13px}
.nav-dd:hover .nav-dd-menu,.nav-dd:focus-within .nav-dd-menu,.nav-dd.open .nav-dd-menu{display:flex}
.nav-dd.shut .nav-dd-menu{display:none!important}
.primary-nav .nav-dd-menu a{display:block;padding:10px 12px;border-radius:9px;font-size:15px;text-decoration:none}
.primary-nav .nav-dd-menu a:hover,.primary-nav .nav-dd-menu a:focus-visible{background:var(--mist);color:var(--gulf)}
.primary-nav .nav-dd-menu a[aria-current="page"]{color:var(--gulf);font-weight:600;text-decoration:none}
@media (max-width:1499px) and (min-width:1181px){.nav-dd-btn{font-size:14.5px}}
@media (max-width:1180px){
  .nav-dd{display:block;border-bottom:1px solid var(--line);padding:6px 0 8px}
  .nav-dd-btn{padding:8px 0 2px;font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-2)!important;text-decoration:none!important;cursor:default}
  .nav-dd-btn svg{display:none}
  .nav-dd-menu,.nav-dd.shut .nav-dd-menu{display:flex!important;position:static;border:0;box-shadow:none;padding:0;background:none;min-width:0}
  .nav-dd-menu::before{display:none}
  .site-head.open .primary-nav .nav-dd-menu a{padding:10px 0 10px 14px;border-bottom:0}
}

.primary-nav a.nav-join{display:inline-flex;align-items:center;min-height:34px;padding:0 14px;border-radius:999px;border:1.5px solid var(--clay);color:var(--clay-ink,var(--clay));font-weight:600;text-decoration:none;transition:background .15s,color .15s}.primary-nav a.nav-join:hover{background:var(--clay);color:var(--on-clay)}.site-head.open .primary-nav a.nav-join{align-self:flex-start;margin:12px 0;padding:0 18px;min-height:40px;border-bottom:1.5px solid var(--clay)}
@media (min-width:1181px) and (max-width:1599px){.primary-nav{gap:14px}.head-row{gap:14px}.primary-nav a.nav-join{padding:0 12px}}
.join-pill{display:inline-flex;align-items:center;justify-content:center;min-height:36px;padding:0 15px;border-radius:999px;border:1.5px solid var(--clay);background:var(--clay);color:var(--on-clay)!important;font:600 13.5px/1 var(--body);white-space:nowrap;text-decoration:none!important;transition:filter .15s}.join-pill:hover{filter:brightness(1.08)}@media (min-width:1181px){.primary-nav a.nav-join{display:none}}@media (max-width:1180px){.head-actions .join-pill{display:none}}
@media (min-width:1181px) and (max-width:1199px){header .primary-nav{gap:10px!important}header .head-row{gap:10px!important}}
.foot-policy a:hover .paw g,.foot-policy a:focus-visible .paw g{fill:#E0603C}