:root{--paper:#f7f4ed;--cream:#eee8df;--ink:#302a26;--muted:#6c625a;--walnut:#49362c;--accent:#8a5840;--line:#d7cfc3;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}
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.work-section{padding-top:75px}.journey-tabs{display:grid;grid-template-columns:repeat(3,1fr);border-bottom:1px solid var(--line);gap:0}.journey-tabs>button{display:flex;align-items:center;gap:16px;text-align:left;padding:19px 18px;border:0;border-bottom:2px solid transparent;background:none;color:var(--muted);font-family:var(--serif);font-size:25px;letter-spacing:-.03em;line-height:1.25}.journey-tabs>button>span{font-family:var(--sans);font-size:12px;letter-spacing:.06em}.journey-tabs>button[aria-selected=true]{border-bottom-color:var(--accent);color:var(--ink)}.journey-tabs>button:hover{color:var(--accent)}.journey-panel{display:grid;grid-template-columns:1fr 1fr;gap:80px;background:var(--cream);padding:45px 46px;margin-top:28px;min-height:393px}.journey-panel>div>p:not(.eyebrow){max-width:410px;margin:21px 0 25px;font-size:16px}.journey-panel .eyebrow{margin-bottom:15px}.journey-panel h3{font-size:36px}.journey-panel .brokerage-listings{margin:18px 0 0!important}.steps{padding:0;margin:0;list-style:none;display:flex;flex-direction:column;justify-content:center}.steps>li{display:flex;gap:20px;padding:20px 0;border-bottom:1px solid #d2c8bb}.steps>li:first-child{padding-top:0}.steps>li:last-child{border:0;padding-bottom:0}.steps>li>span{font-size:12px;letter-spacing:.04em;color:var(--accent);padding-top:4px}.steps h4{font-family:var(--sans);font-size:16px;line-height:1.4;font-weight:500;margin-bottom:5px}.steps p{font-size:14px;line-height:1.65}
.perspective-band{background:var(--walnut);padding:86px 6vw 40px;text-align:center;color:var(--paper)}.perspective-band>.eyebrow{color:#d3b79f}.perspective-band h2{font-size:clamp(36px,4.4vw,62px)}.perspective-band h2 em{color:#d7b797}.perspective-band>p:not(.eyebrow){max-width:580px;margin:26px auto 54px;color:#e0d6cc;font-size:16px}.phoenix-note{max-width:1160px;margin:auto;display:flex;justify-content:space-between;gap:60px;align-items:center;border-top:1px solid #796153;padding-top:31px;text-align:left}.phoenix-note>div{max-width:650px}.phoenix-note h3{font-family:var(--sans);font-size:16px;letter-spacing:0;margin-bottom:10px;line-height:1.45}.phoenix-note p{font-size:14px;color:#d6c8bd;line-height:1.7}.button-outline-light{color:var(--paper);border-color:#ad9481;flex-shrink:0}.button-outline-light:hover{background:var(--paper);color:var(--walnut)}
.places-section{padding-bottom:75px}.place-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.place-card{border:1px solid var(--line);padding:30px 28px 27px;display:flex;flex-direction:column;transition:background .2s}.place-card:hover{background:#eee8df66}.place-number{font-size:12px;letter-spacing:.075em;color:var(--muted);margin-bottom:33px}.place-card h3{font-size:37px;margin-bottom:15px}.place-card>.place-theme{font-size:14px;color:var(--accent);line-height:1.6;min-height:44px;margin:0 0 10px}.place-card>p:not(.place-theme){font-size:14px;line-height:1.8;margin:0 0 24px}.place-stop{border-top:1px solid var(--line);padding:21px 0 24px;margin-top:auto}.place-stop>span{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--accent)}.place-stop>p{font-size:14px;line-height:1.65;margin-top:6px;min-height:46px;color:var(--ink)}.place-actions{display:flex;align-items:flex-start;flex-direction:column;gap:15px}.place-actions .plain-link{font-size:13px;border-bottom:0;color:var(--muted)}.place-actions .plain-link:hover{color:var(--accent)}.section-footnote{margin-top:25px;font-size:14px;text-align:center}
.resources-section{padding-top:45px}.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.resource-card{display:flex;flex-direction:column;align-items:flex-start;text-align:left;border:0;border-top:1px solid var(--ink);border-bottom:1px solid var(--line);background:transparent;padding:23px 0 22px;color:var(--ink);min-height:265px;transition:color .2s}.resource-card:hover{color:var(--accent)}.resource-label{font-size:12px;letter-spacing:.04em;color:var(--muted);margin-bottom:25px}.resource-card h3{font-size:30px;line-height:1.2;margin-bottom:18px}.resource-card>p{font-size:14px;line-height:1.7;margin-bottom:20px}.resource-link{display:flex;width:100%;align-items:center;justify-content:space-between;font-size:14px;margin-top:auto;padding-top:10px}.resource-link>span{font-size:24px;font-weight:300}
.contact-section{display:grid;grid-template-columns:.9fr 1.1fr;gap:100px;border-top:1px solid var(--line);padding-top:87px;padding-bottom:90px}.contact-copy>p:not(.eyebrow){max-width:370px;font-size:16px;line-height:1.8;margin-top:24px}.contact-phone{display:block;font-family:var(--serif);font-size:29px;letter-spacing:-.015em;line-height:1.4;margin:30px 0 7px}.contact-email{font-size:14px;border-bottom:1px solid var(--line);overflow-wrap:anywhere}.contact-copy>.contact-broker{font-size:14px!important;margin-top:28px!important;color:var(--ink)}form label{display:flex;flex-direction:column;gap:8px;font-size:14px;color:var(--ink);font-weight:400}form input,form select,form textarea{border:1px solid var(--line);background:transparent;border-radius:0;padding:12px 13px;width:100%;min-width:0;color:var(--ink);font-size:16px;line-height:1.5}form input,form select{min-height:49px}form textarea{resize:vertical}form input::placeholder,form textarea::placeholder{color:#847970}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.contact-form{display:flex;flex-direction:column;gap:20px}.contact-form>.button{align-self:flex-start}.form-note{font-size:12px;line-height:1.7;margin:0!important}.draft-result{padding:20px;background:var(--cream);display:grid;gap:15px}.draft-result>p{font-size:14px}.draft-result>button{justify-self:start}.draft-result>textarea{font-size:14px;background:var(--paper)}
.site-footer{background:var(--cream);padding:40px 6vw 24px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:35px;padding-bottom:35px}.footer-brand{font-family:var(--serif);font-size:22px;line-height:1.5}.footer-brand>span{display:block;font-size:22px}.footer-top>p{font-family:var(--serif);font-size:26px;line-height:1.25;color:var(--ink)}.footer-top>p>em{color:var(--accent)}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:18px;border-top:1px solid var(--line);padding-top:19px;font-size:12px;color:var(--muted)}.footer-bottom .plain-link{font-size:12px;border:0}
.guide-dialog{border:1px solid var(--line);background:var(--paper);color:var(--ink);width:min(720px,calc(100% - 32px));max-height:calc(100dvh - 48px);padding:48px;margin:auto;overflow-y:auto}.guide-dialog::backdrop{background:#231b16b5;backdrop-filter:blur(4px)}.guide-dialog>h2{font-size:42px;margin-bottom:22px}.guide-dialog>p:not(.eyebrow){font-size:16px;line-height:1.75}.dialog-close{position:absolute;top:10px;right:13px;border:0;background:none;color:var(--ink);font-size:32px;line-height:1;width:40px;height:40px}.guide-list{margin:26px 0 29px;padding-left:24px}.guide-list>li{padding-left:8px;margin-bottom:23px;color:var(--accent)}.guide-list h3{font-size:22px;line-height:1.35;letter-spacing:-.02em;color:var(--ink);margin-bottom:7px}.guide-list p{font-size:15px;line-height:1.8}.source-note{font-size:12px!important;line-height:1.7!important;margin:20px 0}.source-note>a{border-bottom:1px solid var(--line)}.calculator-form{display:flex;flex-direction:column;gap:18px;margin-top:26px}.calculator-form .source-note{margin:0}.payment-result{padding:25px 28px;background:var(--walnut);color:var(--paper)}.payment-result>span{font-size:14px;color:#e3d1bf}.payment-result>strong{display:block;font-family:var(--serif);font-size:48px;line-height:1.35;font-weight:400;margin:4px 0 22px}.payment-result>div{display:flex;justify-content:space-between;gap:20px;font-size:14px;margin-top:8px}.payment-result>div:last-child{border-top:1px solid #776354;padding-top:12px;margin-top:16px}.calc-error{font-size:14px;color:#a33b25}.calc-error:empty{display:none}
@media(min-width:1600px){.hero{gap:65px}.hero-copy{padding-left:0}}
@media(max-width:1100px){.site-header nav{gap:18px;font-size:13px}.site-header{padding-left:4vw;padding-right:4vw;gap:20px}.brand-name,.brand-name>span{font-size:17px}.hero{padding-left:4vw;padding-right:4vw;gap:35px}.hero h1{font-size:clamp(50px,6.2vw,69px)}.hero-copy{padding-left:0}.hero-visual{min-height:550px}.hero-visual>img{min-height:0}.hero-actions{gap:16px;flex-wrap:wrap}.section{padding:80px 5vw}.about-section{gap:6vw}.section-heading{gap:45px}.journey-panel{gap:45px;padding:35px}.journey-tabs>button{font-size:23px}.place-grid,.resource-grid{gap:20px}.place-card{padding:26px 21px}.contact-section{gap:55px}.intro-ribbon p{font-size:21px}.intro-ribbon>span{font-size:11px}.phoenix-note{gap:35px}.resource-card h3{font-size:28px}}
@media(max-width:820px){html{scroll-padding-top:85px}.site-header{padding:15px 5vw}.brand-name,.brand-name>span{font-size:17px}.monogram{width:44px;height:44px;font-size:22px}.menu-toggle{display:flex;gap:12px;align-items:center;min-height:44px}.site-header nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--paper);border-bottom:1px solid var(--line);padding:20px 5vw;flex-direction:column;align-items:flex-start;gap:20px;font-size:16px}.site-header nav.is-open{display:flex}.hero{padding:44px 5vw 38px;gap:25px}.hero h1{font-size:50px}.hero-visual{min-height:545px}.hero-description{font-size:15px}.image-note{left:-14px;padding:18px 24px;bottom:60px}.image-note em{font-size:29px}.hero-actions{align-items:flex-start;flex-direction:column;gap:16px}.hero-visual>figcaption{font-size:11px;flex-wrap:wrap;line-height:1.3}.intro-ribbon{justify-content:center;text-align:center}.intro-ribbon>span{display:none}.about-section{gap:35px}.about-copy h2{font-size:35px}.about-copy p:not(.eyebrow){font-size:15px}.portrait-block>img{height:520px}.section-heading{gap:28px}.section-heading h2{font-size:40px}.section-heading>p{max-width:270px;font-size:15px}.journey-panel{gap:30px;padding:30px}.journey-panel h3{font-size:30px}.journey-tabs>button{font-size:21px;padding:17px 10px;gap:10px}.journey-panel>div>p:not(.eyebrow){font-size:15px}.steps p{font-size:14px}.phoenix-note{align-items:flex-start;gap:25px;flex-direction:column}.place-grid{gap:16px}.place-card{padding:24px 17px}.place-card h3{font-size:29px}.place-number{font-size:11px}.place-theme{min-height:56px!important}.place-stop>p{min-height:75px}.place-actions .text-link{font-size:13px}.resource-grid{gap:19px}.resource-card h3{font-size:24px}.resource-label{font-size:11px}.resource-card>p{font-size:14px}.resource-link{font-size:13px}.contact-section{gap:35px}.contact-copy h2{font-size:43px}.field-row{gap:14px}.footer-top{flex-wrap:wrap;gap:25px}.footer-top>.text-link{font-size:13px}.footer-bottom{flex-wrap:wrap;justify-content:flex-start}}
@media(max-width:600px){.section{padding:65px 6vw}.site-header{padding:12px 6vw}.brand{gap:11px}.brand-name,.brand-name>span{font-size:16px}.hero{grid-template-columns:1fr;padding:40px 6vw 29px;gap:34px}.hero-copy{padding:0}.hero h1{font-size:clamp(48px,11.5vw,64px);line-height:1.06;margin-bottom:24px;letter-spacing:-.05em}.desktop-break{display:none}.hero .eyebrow{margin-bottom:22px}.hero-description{max-width:450px;font-size:16px}.hero-actions{flex-direction:row;align-items:center;gap:21px;margin:25px 0}.hero-credit{font-size:13px}.hero-credit>.small{font-size:12px}.hero-visual{min-height:425px;margin-left:12px}.hero-visual>img{height:calc(100% - 27px);object-position:56% center}.image-note{left:-12px;bottom:60px;padding:18px 24px}.image-note em{font-size:31px}.hero-visual>figcaption{font-size:11px;flex-wrap:nowrap}.intro-ribbon{padding:21px 6vw}.intro-ribbon p{font-size:19px;line-height:1.4}.about-section{grid-template-columns:1fr;gap:45px}.portrait-block{max-width:100%;padding-right:28px}.portrait-block>img{height:auto;max-height:450px;aspect-ratio:1/1;object-position:22% center}.portrait-caption{font-size:11px}.about-copy h2{font-size:40px}.about-copy p:not(.eyebrow){font-size:16px}.section-heading{display:block;margin-bottom:35px}.section-heading h2{font-size:41px}.section-heading>p{margin-top:24px;max-width:450px;font-size:16px}.eyebrow{margin-bottom:18px;font-size:11px}.journey-tabs{grid-template-columns:1fr}.journey-tabs>button{padding:17px 6px;gap:20px;border-bottom:1px solid var(--line);font-size:23px}.journey-tabs>button[aria-selected=true]{border-bottom:2px solid var(--accent)}.journey-panel{grid-template-columns:1fr;padding:28px 23px;gap:35px;margin-top:23px}.journey-panel h3{font-size:32px}.journey-panel>div>p:not(.eyebrow){font-size:16px}.steps h4{font-size:16px}.steps p{font-size:14px}.perspective-band{padding:62px 6vw 35px}.perspective-band h2{font-size:39px}.perspective-band>p:not(.eyebrow){margin:24px auto 35px;font-size:16px}.phoenix-note{padding-top:25px}.place-grid,.resource-grid{grid-template-columns:1fr;gap:22px}.place-card{padding:28px}.place-number{font-size:12px;margin-bottom:23px}.place-card h3{font-size:38px}.place-theme{min-height:0!important;font-size:15px!important}.place-card>p:not(.place-theme){font-size:16px;margin-top:6px}.place-stop>p{min-height:0;font-size:15px}.place-actions .text-link{font-size:14px}.place-actions .plain-link{font-size:14px}.section-footnote{font-size:14px;margin-top:23px}.resources-section{padding-top:15px}.resource-card{padding:23px 0;min-height:235px}.resource-label{font-size:12px;margin-bottom:20px}.resource-card h3{font-size:31px}.resource-card>p{font-size:15px}.resource-link{font-size:14px}.contact-section{grid-template-columns:1fr;gap:40px}.contact-copy h2{font-size:48px}.contact-copy>p:not(.eyebrow){max-width:440px}.contact-form{gap:19px}.contact-form>.button{align-self:stretch}.field-row{grid-template-columns:1fr;gap:18px}.site-footer{padding:34px 6vw 24px}.footer-top{align-items:flex-start;gap:28px}.footer-brand,.footer-brand>span{font-size:21px}.footer-top>p{font-size:25px}.footer-top>.text-link{width:max-content}.footer-bottom{display:flex;flex-direction:column;align-items:flex-start;gap:9px;font-size:12px}.guide-dialog{padding:47px 24px 28px;width:calc(100% - 24px);max-height:calc(100dvh - 24px)}.guide-dialog>h2{font-size:35px}.guide-list{padding-left:20px}.guide-list h3{font-size:21px}.calculator-form .field-row{grid-template-columns:1fr 1fr;gap:12px}.calculator-form label{font-size:12px}.calculator-form input,.calculator-form select{font-size:16px;padding:10px}.payment-result{padding:24px}.payment-result>strong{font-size:43px}.payment-result>div{font-size:13px;gap:10px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.form-honeypot{position:absolute;left:-10000px;top:auto;width:1px;height:1px;overflow:hidden}.footer-tools{display:flex;gap:18px}.contact-form button:disabled{opacity:.65;cursor:wait}.contact-form #intake-status[data-error=true]{color:#a33b25;font-size:14px}