:root{--navy:#102a43;--navy2:#243b53;--accent:#c2571a;--accent-d:#a4470f;--sand:#faf7f2;--line:#e3ddd3;--text:#1f2933;--muted:#52606d;--ok:#2f855a;--r:14px}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
body{margin:0;font:16px/1.55 -apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;color:var(--text);background:#fff}
a{color:var(--accent-d)}
.wrap{max-width:1120px;margin:0 auto;padding:0 18px}
h1,h2,h3{color:var(--navy);line-height:1.2;margin:0 0 .5em}
h2{font-size:1.6rem}
.topbar{background:var(--navy);color:#fff}
.topbar-in{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:10px 18px}
.brand{display:flex;flex-direction:column}
.brand-name{font-weight:700;font-size:1.05rem}
.brand-sub{font-size:.82rem;opacity:.95}
.brokerage{font-weight:700;letter-spacing:.02em}
.topcall{color:#fff;font-weight:600;font-size:.88rem;text-decoration:none;border:1px solid rgba(255,255,255,.5);padding:8px 12px;border-radius:999px;white-space:nowrap}
.hero{background:linear-gradient(180deg,rgba(16,42,67,.82),rgba(16,42,67,.65)),url(hero.webp) center/cover;color:#fff;padding:28px 0 36px}
.hero-grid{display:grid;gap:22px}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.78rem;color:#ffd699;margin:0 0 6px;font-weight:700}
.hero h1{color:#fff;font-size:2rem}
.hero h1 span{display:block;color:#ffd699}
.lede{font-size:.98rem;margin:0 0 12px}
.hero h1{font-size:1.8rem}
.checks{list-style:none;padding:0;margin:0}
.checks li{padding-left:28px;position:relative;margin:6px 0}
.checks li:before{content:"✓";position:absolute;left:0;top:0;width:20px;height:20px;border-radius:50%;background:var(--ok);color:#fff;font-size:.8rem;display:grid;place-items:center;font-weight:700}
.card{background:#fff;border-radius:var(--r);box-shadow:0 10px 30px rgba(16,42,67,.18);border:1px solid var(--line)}
.form-card{color:var(--text);padding:20px}
.progress{height:6px;background:#eee7dc;border-radius:99px;overflow:hidden}
.bar{height:100%;width:20%;background:var(--accent);transition:width .25s}
.stepcount{font-size:.8rem;color:var(--muted);margin:8px 0 4px}
fieldset{border:0;padding:0;margin:0;min-width:0}
legend{font-size:1.25rem;font-weight:700;color:var(--navy);margin-bottom:10px;padding:0}
.step{display:none}.step.active{display:block}
label{display:block;font-weight:600;font-size:.9rem;margin:10px 0 4px}
input[type=text],input:not([type]),input[type=email],input[type=tel]{width:100%;padding:13px 12px;font-size:16px;border:1.5px solid #cbd2d9;border-radius:10px;background:#fff}
input:focus{outline:3px solid rgba(194,87,26,.25);border-color:var(--accent)}
.row2{display:grid;grid-template-columns:1fr 110px;gap:10px}
.options{display:grid;gap:8px}
.opt{margin:0;display:flex;align-items:center;gap:10px;border:1.5px solid #cbd2d9;border-radius:10px;padding:13px 12px;cursor:pointer;font-weight:500}
.opt:has(input:checked){border-color:var(--accent);background:#fff6ef}
.opt input{accent-color:var(--accent);width:18px;height:18px}
.opt-tag{font-weight:400;color:var(--muted)}
.consent{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.8rem;line-height:1.45;color:var(--muted);background:var(--sand);border:1px solid var(--line);border-radius:10px;padding:10px;margin-top:14px}
.consent input{margin-top:3px;width:18px;height:18px;flex:0 0 auto;accent-color:var(--accent)}
.hint{font-size:.8rem;color:var(--muted);margin:6px 0 0}
.hp{position:absolute;left:-9999px}
.err{color:#b42318;font-size:.88rem;min-height:1.2em;margin:8px 0 0}
.nav{display:flex;gap:10px;margin-top:6px}
.btn{display:inline-block;background:var(--accent);color:#fff;border:0;border-radius:10px;padding:14px 20px;font-size:1rem;font-weight:700;cursor:pointer;text-decoration:none;flex:1;text-align:center}
.btn:hover{background:var(--accent-d)}
.btn.ghost{background:#fff;color:var(--navy);border:1.5px solid #cbd2d9;flex:0 0 auto}
.fine{font-size:.75rem;color:var(--muted);text-align:center;margin:8px 0 0}
.done h2{color:var(--ok)}
section{padding:40px 0}
.how{background:var(--sand)}
.steps3{list-style:none;padding:0;margin:0;display:grid;gap:14px}
.steps3 li{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:16px}
.steps3 b{display:inline-grid;place-items:center;width:32px;height:32px;border-radius:50%;background:var(--navy);color:#fff;margin-bottom:6px}
.steps3 h3{font-size:1.05rem}.steps3 p{margin:0;color:var(--muted)}
.cols{display:grid;gap:14px}
.col{padding:18px;box-shadow:none}
.col ul{margin:0;padding-left:18px}
.note{color:var(--muted)}
.center{text-align:center}.center .btn{flex:none;padding:14px 28px}
.about{background:var(--sand)}
.about-grid{display:grid;grid-template-columns:84px 1fr;gap:16px;align-items:start}
.avatar{width:84px;height:84px;border-radius:50%;background:var(--navy2);color:#fff;display:grid;place-items:center;font-size:1.6rem;font-weight:700}
.small{font-size:.82rem;color:var(--muted)}
details{border-bottom:1px solid var(--line);padding:12px 0}
summary{font-weight:600;cursor:pointer;color:var(--navy)}
.footer{background:var(--navy);color:#d9e2ec;padding:30px 0;font-size:.88rem}
.footer p{margin:4px 0}.footer a{color:#ffd699}
.foot-brokerage{font-size:1.1rem;font-weight:700;color:#fff}
.eho{display:flex;gap:12px;align-items:flex-start;margin:16px 0;color:#fff}
.eho img{filter:invert(1);flex:0 0 auto}
.eho p{color:#d9e2ec}
.footer .small{color:#bcccdc}
.legal{max-width:760px;padding:30px 18px}
.legal h1{font-size:1.8rem}.legal h2{font-size:1.2rem;margin-top:1.4em}
@media (min-width:900px){
  .topbar{position:sticky;top:0;z-index:10}
  .lede{font-size:1.05rem}
  .hero{padding:56px 0 64px}
  .hero-grid{grid-template-columns:1.1fr .9fr;align-items:center;gap:40px}
  .hero h1{font-size:2.7rem}
  .steps3{grid-template-columns:repeat(3,1fr)}
  .cols{grid-template-columns:1fr 1fr}
  .form-card{padding:26px}
}
/* v2 brand */
.brand{flex-direction:row;align-items:center;gap:10px;color:#fff;text-decoration:none}
.brand>span{display:flex;flex-direction:column}
.logo{width:34px;height:24px;flex:0 0 auto}
.brand-sub{font-size:.74rem;opacity:.9}
.topnav{display:flex;align-items:center;gap:12px}
.topnav a{color:#fff;font-size:.88rem;font-weight:600;text-decoration:none}
.brokerage-line{font-size:.9rem;color:#fff}
.about-page{padding:36px 0 48px}
.about-grid2{display:grid;gap:22px}
.headshot{width:200px;height:200px;border-radius:20px;object-fit:cover;box-shadow:0 8px 24px rgba(16,42,67,.15)}
.eyebrow.dark{color:var(--accent-d)}
.role{color:var(--muted);font-size:.95rem}
.contact-line{display:flex;gap:10px;flex-wrap:wrap}
.contact-line .btn{flex:0 0 auto}
@media (min-width:900px){.about-grid2{grid-template-columns:260px 1fr;align-items:start}.headshot{width:240px;height:240px}}
.stat{background:#fff;border:1px solid var(--line);border-left:4px solid var(--accent);border-radius:10px;padding:12px 14px}

/* option-13 header logo */
.topbar-in{gap:12px}
.brand{--lh:44px;flex-direction:column;align-items:flex-start;gap:2px;min-width:0}
.brand .logo{display:block;width:auto;height:var(--lh);max-width:100%}
.brand>.brand-sub{display:block;padding-left:calc(var(--lh) * 1.527);font-size:.72rem;line-height:1.2;opacity:.85;white-space:nowrap}
@media (max-width:480px){.brand{--lh:34px}.brand>.brand-sub{font-size:.64rem}.topnav{gap:10px}.topnav a{font-size:.82rem}}
@media (max-width:360px){.brand{--lh:30px}.brand>.brand-sub{font-size:.6rem}.topcall{padding:7px 10px}}

/* SEO pages: areas, city, market */
.crumbs{font-size:.8rem;color:var(--muted);padding-top:12px;padding-bottom:0}
.crumbs a{color:var(--muted)}
.page-hero{background:var(--navy);color:#e8eef4;padding:28px 0 32px}
.crumbs+.page-hero{margin-top:10px}
.page-hero h1{color:#fff;font-size:1.9rem}
.page-hero p{max-width:760px}
.page-hero .btn{flex:none;padding:14px 26px;margin-top:6px}
.narrow{max-width:820px}
.stats{list-style:none;padding:0;margin:0 0 8px;display:grid;gap:10px}
.stats li{background:var(--sand);border:1px solid var(--line);border-radius:var(--r);padding:14px 16px}
.stats b{display:block;font-size:1.5rem;color:var(--navy)}
.stats span{font-size:.88rem;color:var(--muted)}
.src{margin-top:4px}
.factors{padding-left:20px}.factors li{margin:8px 0}
.area-grid{display:grid;gap:12px}
.area-card{display:block;border:1px solid var(--line);border-radius:var(--r);padding:16px;text-decoration:none;color:var(--text);background:#fff}
.area-card:hover{border-color:var(--accent)}
.area-card h3{margin:0 0 4px}.area-card p{margin:0 0 8px;color:var(--muted);font-size:.9rem}.area-card span{color:var(--accent-d);font-weight:600;font-size:.9rem}
.area-links{list-style:none;padding:0;margin:0 0 12px;display:flex;flex-wrap:wrap;gap:8px}
.area-links a{display:inline-block;border:1px solid var(--line);border-radius:999px;padding:8px 14px;text-decoration:none;background:#fff;font-weight:600}
.table-wrap{overflow-x:auto;margin:0 0 6px}
table.data{border-collapse:collapse;width:100%;font-size:.9rem;min-width:520px}
table.data th,table.data td{border-bottom:1px solid var(--line);padding:9px 8px;text-align:right}
table.data th:first-child,table.data td:first-child{text-align:left}
table.data thead th{color:var(--navy);font-size:.82rem}
.footnav{margin:12px 0;font-size:.85rem;line-height:1.8}
.footnav b{color:#fff}
@media (max-width:480px){.nav-areas{display:none}}
@media (min-width:700px){.stats{grid-template-columns:repeat(3,1fr)}.area-grid{grid-template-columns:repeat(2,1fr)}.page-hero h1{font-size:2.3rem}}
@media (min-width:1000px){.area-grid{grid-template-columns:repeat(4,1fr)}}