:root{--plum:#26152f;--plum2:#392347;--paper:#fbf7f0;--white:#fffdf9;--ink:#241c28;--muted:#6b626d;--violet:#8f48cc;--coral:#ef6c5b;--gold:#efc76a;--line:#e8dfe6;--shadow:0 24px 60px rgba(48,25,61,.14);--serif:'Iowan Old Style',Baskerville,Georgia,serif;--sans:'Avenir Next',Avenir,'Segoe UI',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}img{max-width:100%;display:block}a{color:inherit}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;z-index:100;top:1rem;left:1rem;padding:.75rem 1rem;background:var(--gold);color:var(--plum);transform:translateY(-180%)}.skip-link:focus{transform:none}.topline{min-height:35px;padding:5px clamp(1rem,4vw,4rem);display:flex;justify-content:space-between;gap:1rem;background:var(--plum);color:#f9f0fa;font-size:.74rem;letter-spacing:.035em}.topline a{text-decoration:none;color:var(--gold)}.site-header{position:relative;z-index:5;min-height:88px;padding:14px clamp(1rem,4vw,4rem);display:flex;align-items:center;justify-content:space-between;gap:2rem;background:var(--paper);border-bottom:1px solid rgba(69,42,73,.1)}.wordmark{display:flex;align-items:center;gap:11px;text-decoration:none;color:var(--plum);line-height:1.1}.wordmark-mark{width:43px;height:43px;display:grid;place-items:center;border:1px solid var(--coral);border-radius:50%;font:600 1rem var(--serif);color:var(--coral);transform:rotate(-8deg)}.wordmark b{display:block;font-size:.86rem;letter-spacing:.12em}.wordmark small{display:block;margin-top:4px;font-size:.64rem;letter-spacing:.18em}.primary-nav{display:flex;align-items:center;gap:clamp(.8rem,2vw,1.8rem)}.primary-nav a{text-decoration:none;font-size:.83rem;font-weight:600;color:#554b58;transition:color .2s}.primary-nav a:hover,.primary-nav .is-active{color:var(--violet)}.primary-nav .nav-contact{padding:.76rem 1.08rem;background:var(--plum);border-radius:4px;color:white}.primary-nav .nav-contact:hover{background:var(--violet);color:white}.menu-toggle{display:none;border:0;background:transparent;color:var(--plum);font-size:1.35rem}.hero{max-width:1440px;margin:auto;padding:clamp(3rem,7vw,7rem) clamp(1.25rem,8vw,8.2rem) clamp(3.5rem,7vw,7rem);display:grid;grid-template-columns:1.03fr .97fr;align-items:center;gap:clamp(2rem,7vw,7rem);overflow:hidden}.hero-copy{position:relative;z-index:1}.eyebrow{margin:0 0 1.1rem;color:var(--violet);font-size:.7rem;font-weight:700;letter-spacing:.16em;line-height:1.4;text-transform:uppercase}.eyebrow-dot{display:inline-block;width:8px;height:8px;margin-right:9px;background:var(--coral);border-radius:50%}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:500;letter-spacing:-.035em;line-height:1.08;color:var(--plum)}h1{max-width:700px;margin-bottom:1.5rem;font-size:clamp(3.2rem,6.7vw,6.55rem)}.hero-intro{max-width:550px;color:#655a66;font-size:1.08rem;line-height:1.78}.hero-actions{display:flex;align-items:center;flex-wrap:wrap;gap:.75rem;margin-top:2rem}.button{min-height:48px;padding:.8rem 1.2rem;display:inline-flex;align-items:center;justify-content:center;gap:.8rem;border:1px solid transparent;border-radius:3px;text-decoration:none;font-size:.82rem;font-weight:700;letter-spacing:.015em;transition:transform .2s,background .2s,color .2s}.button:hover{transform:translateY(-2px)}.button-dark{background:var(--plum);color:#fff}.button-dark:hover{background:var(--violet)}.button-quiet{border-color:#c9bccd;background:transparent;color:var(--plum)}.button-quiet:hover{border-color:var(--violet);color:var(--violet)}.button-light{background:var(--gold);color:var(--plum)}.button-light:hover{background:#f6d994}.hero-stamp{position:absolute;right:2%;bottom:-4.1rem;display:flex;align-items:center;gap:.55rem;color:var(--coral);font-size:.62rem;line-height:1.25;letter-spacing:.12em;transform:rotate(-7deg)}.stamp-star{font-size:2.7rem;line-height:1}.hero-visual{position:relative;max-width:510px;margin:0 auto}.hero-image-frame{position:relative;z-index:1;overflow:hidden;background:#edc8df;box-shadow:var(--shadow);aspect-ratio:4/4.6}.hero-image-frame:after{position:absolute;inset:0;border:1px solid rgba(255,255,255,.65);content:'';pointer-events:none}.hero-image-frame img{width:100%;height:100%;object-fit:cover;object-position:center 34%}.hero-home .hero-image-frame img[src*="editorial"]{object-position:center 35%}.hero-interior .hero-image-frame{aspect-ratio:5/3.8}.hero-interior .hero-image-frame img{object-position:center 32%}.hero-caption{position:relative;z-index:2;display:flex;justify-content:space-between;padding:.75rem .1rem;color:#6d5c70;font-size:.63rem;font-weight:700;letter-spacing:.13em}.hero-spark{position:absolute;z-index:2;top:-1.5rem;right:-1.15rem;color:var(--coral);font-size:3.2rem;transform:rotate(11deg)}.hero-dotpattern{position:absolute;right:-2.4rem;bottom:-1rem;width:112px;height:94px;background-image:radial-gradient(var(--violet) 1.25px,transparent 1.25px);background-size:10px 10px;opacity:.32}.hero-visual:before{position:absolute;top:10%;left:-13%;width:42%;height:55%;border:1px solid var(--coral);content:'';transform:rotate(-8deg)}.hero-home .hero-copy:after{position:absolute;top:-2.7rem;left:-3rem;width:102px;height:102px;border:1px solid rgba(143,72,204,.25);border-radius:50%;content:'';z-index:-1}.area-band{padding:2.6rem 1rem 2.8rem;text-align:center;background:#f3eaf2;border-block:1px solid #e8dce8}.area-band .eyebrow{margin-bottom:1rem}.area-list{display:flex;justify-content:center;flex-wrap:wrap;gap:.55rem}.area-list span{padding:.42rem .82rem;border:1px solid #d8c9db;border-radius:99px;color:var(--plum2);font-size:.77rem}.area-note{margin:1rem 0 0;color:var(--muted);font-size:.8rem}.content-section{padding:clamp(3.5rem,8vw,7.1rem) clamp(1.25rem,8vw,8.2rem)}.section-tint{background:#f4edf4}.section-inner{max-width:1150px;margin:0 auto}.section-copy{max-width:730px;margin-bottom:2.5rem}.section-copy h2,.cta-panel h2,.final-note h2{margin-bottom:1.25rem;font-size:clamp(2.3rem,4.5vw,4.2rem)}.section-body{max-width:730px;color:#655a66;line-height:1.85}.note-card{max-width:680px;margin-top:1.6rem;padding:1.1rem 1.25rem;border-left:3px solid var(--coral);background:#fff9f3;color:#574b58}.text-link{display:inline-flex;gap:.55rem;margin-top:.6rem;color:var(--violet);font-weight:700;text-decoration:none}.card-grid{display:grid;gap:1rem}.card-grid-three{grid-template-columns:repeat(3,minmax(0,1fr))}.card-grid-four{grid-template-columns:repeat(4,minmax(0,1fr))}.path-card{position:relative;min-height:210px;padding:1.5rem 1.35rem 2rem;border:1px solid #e5dbe5;background:var(--white);color:var(--ink);text-decoration:none;transition:transform .2s,box-shadow .2s,border-color .2s}.path-card:hover{transform:translateY(-5px);border-color:#c6a5d7;box-shadow:0 16px 40px rgba(48,25,61,.09)}.card-index{color:var(--coral);font-size:.67rem;font-weight:700;letter-spacing:.15em}.path-card h3{margin:.85rem 0 .5rem;color:var(--plum);font:600 1.27rem/1.2 var(--serif)}.path-card p{margin-bottom:1rem;color:#6a606c;font-size:.85rem;line-height:1.6}.card-arrow{position:absolute;right:1rem;bottom:.8rem;color:var(--violet)}.cta-panel,.final-note{padding:clamp(2.5rem,6vw,5rem) clamp(1.25rem,8vw,8.2rem);display:flex;align-items:center;justify-content:space-between;gap:2rem;background:var(--plum);color:#eee5f1}.cta-panel>div,.final-note>div{max-width:700px}.cta-panel .eyebrow,.final-note .eyebrow{color:var(--gold)}.cta-panel h2,.final-note h2{margin-bottom:.85rem;color:white}.cta-panel p:not(.eyebrow){max-width:640px;margin-bottom:0;color:#d7cbdc}.form-section{background:#f4edf4}.form-layout{display:grid;grid-template-columns:.78fr 1.22fr;gap:clamp(2rem,7vw,6rem);align-items:start}.form-intro h2{font-size:clamp(2.5rem,4.2vw,4rem)}.form-intro>p:not(.eyebrow){color:#655a66;line-height:1.8}.direct-contact{display:grid;gap:.45rem;margin-top:1.8rem}.direct-contact a{color:var(--violet);font-weight:700;text-decoration:none}.inquiry-form{padding:clamp(1.2rem,3vw,2rem);border:1px solid #e1d5e3;background:var(--white);box-shadow:0 16px 48px rgba(48,25,61,.07)}.inquiry-form label{display:block;margin-bottom:1rem;color:#433949;font-size:.77rem;font-weight:700}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{width:100%;margin-top:.4rem;padding:.78rem .8rem;border:1px solid #d9cfdc;border-radius:2px;background:white;color:var(--ink);font:400 .9rem var(--sans)}.inquiry-form textarea{resize:vertical}.inquiry-form input:focus,.inquiry-form select:focus,.inquiry-form textarea:focus{outline:3px solid rgba(143,72,204,.22);border-color:var(--violet)}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.optional{color:#837989;font-weight:400}.check-row{display:flex!important;align-items:flex-start;gap:.65rem;font-weight:500!important;line-height:1.5}.check-row input{width:auto;margin:.2rem 0 0;accent-color:var(--violet)}.honeypot{position:absolute!important;left:-9999px!important}.privacy-note,.form-status{margin:.9rem 0 0;color:#766c78;font-size:.72rem;line-height:1.6}.form-status{min-height:1.4rem;color:var(--plum);font-weight:700}.site-footer{padding:3rem clamp(1.25rem,6vw,6rem) 1.5rem;background:#1e1325;color:#d9cfdd}.footer-top{max-width:1280px;margin:auto;display:grid;grid-template-columns:1fr 1fr auto;align-items:center;gap:1.5rem}.wordmark-footer{color:#fbf7f0}.wordmark-footer .wordmark-mark{color:var(--gold);border-color:var(--gold)}.footer-top>p{margin:0;color:#b9abbf;font:italic 1rem var(--serif)}.footer-contact{display:grid;text-align:right;font-size:.82rem}.footer-contact a{color:#f4d78f;text-decoration:none}.footer-links{max-width:1280px;margin:2rem auto;padding:1rem 0;display:flex;flex-wrap:wrap;gap:1.2rem;border-block:1px solid #493a4f}.footer-links a{color:#d9cfdd;font-size:.76rem;text-decoration:none}.legal-lockup{max-width:1280px;margin:1.2rem auto;display:flex;align-items:center;gap:1rem}.legal-lockup img{width:140px;height:auto;object-fit:contain;background:#fff;border-radius:2px;padding:5px}.legal-lockup img:first-child{width:76px;height:76px;object-fit:contain}.legal-lockup p{margin:0;color:#b9abbf;font-size:.72rem;line-height:1.6}.legal-lockup strong{color:#eee5f1}.fine-print{max-width:1280px;margin:1rem auto 0;padding-top:1rem;border-top:1px solid #493a4f;color:#a99aaa;font-size:.68rem;line-height:1.7}@media(max-width:1050px){.primary-nav{gap:.8rem}.primary-nav a{font-size:.76rem}.hero{gap:3rem;padding-inline:6vw}.content-section{padding-inline:6vw}.card-grid-four{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:760px){.topline{font-size:.67rem}.site-header{min-height:72px}.menu-toggle{display:block;cursor:pointer}.primary-nav{position:absolute;top:100%;left:0;right:0;display:none;padding:1rem 1.25rem 1.4rem;align-items:stretch;gap:.2rem;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 14px 22px rgba(48,25,61,.1)}.primary-nav.is-open{display:flex;flex-direction:column}.primary-nav a{padding:.65rem .4rem;font-size:.9rem}.primary-nav .nav-contact{margin-top:.4rem;text-align:center}.hero{grid-template-columns:1fr;padding:3.6rem 1.25rem 4rem;gap:3rem}.hero-copy{max-width:640px}.hero h1{font-size:clamp(3.2rem,13vw,5rem)}.hero-stamp{right:0;bottom:-2.7rem}.hero-visual{width:min(100%,500px);margin:0 auto}.hero-interior .hero-image-frame{aspect-ratio:4/3}.hero-visual:before{left:-4%;width:33%}.hero-spark{right:-.5rem}.hero-dotpattern{right:-.6rem}.area-band{padding:2rem 1rem}.area-list{gap:.4rem}.area-list span{font-size:.7rem}.content-section{padding:3.7rem 1.25rem}.section-copy h2,.cta-panel h2,.final-note h2{font-size:clamp(2.35rem,10vw,3.5rem)}.card-grid-three,.card-grid-four{grid-template-columns:1fr}.path-card{min-height:unset;padding:1.3rem 1.25rem 2.2rem}.cta-panel,.final-note{align-items:flex-start;flex-direction:column;padding:3rem 1.25rem}.form-layout{grid-template-columns:1fr;gap:2rem}.field-row{grid-template-columns:1fr;gap:0}.footer-top{grid-template-columns:1fr;align-items:start}.footer-contact{text-align:left}.legal-lockup{align-items:flex-start}.legal-lockup img{width:112px}.legal-lockup img:first-child{width:62px;height:62px}}@media(prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;transition:none!important}}

.estimate-form{align-self:start}.payment-result{margin:1.25rem 0;padding:1rem 1.1rem;background:var(--plum);color:var(--white);font:600 1.15rem/1.5 var(--serif);border-left:4px solid var(--gold)}.estimate-form .button{width:fit-content;text-align:center;text-decoration:none}

.tool-section{position:relative;overflow:hidden}.tool-section:before{content:"";position:absolute;width:260px;height:260px;border:1px solid rgba(143,72,204,.18);border-radius:50%;right:-100px;top:-110px}.tool-result{margin:1.25rem 0;padding:1.2rem;background:var(--plum);color:var(--white);border-left:4px solid var(--gold);box-shadow:0 14px 32px rgba(48,25,61,.12)}.tool-result>strong{display:block;margin-bottom:.35rem;color:var(--gold);font:600 clamp(1.35rem,2.4vw,2rem)/1.25 var(--serif)}.tool-result>span{display:block;color:#e4d9e7;font-size:.82rem;line-height:1.55}.result-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.55rem;margin-top:1rem}.result-grid span{padding:.7rem;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.1);font-size:.72rem;line-height:1.45}.result-grid b{display:block;color:#fff;font-size:.95rem}.estimate-form input[type=number]{font-variant-numeric:tabular-nums}@media(max-width:760px){.result-grid{grid-template-columns:1fr}.tool-result{padding:1rem}.tool-section:before{display:none}}

/* Visual-first real-estate discovery */
.visual-area-band{padding:clamp(3rem,7vw,6rem) clamp(1.25rem,6vw,6rem);text-align:left}.area-band-head{max-width:760px;margin:0 auto 2rem;text-align:center}.area-band-head h2{font-size:clamp(2.4rem,5vw,4.5rem);margin-bottom:.8rem}.area-band-head>p:last-child{color:var(--muted)}.area-visual-grid{max-width:1180px;margin:0 auto 1.6rem;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1rem}.area-visual-card{position:relative;min-height:310px;overflow:hidden;background:var(--plum);box-shadow:0 18px 45px rgba(48,25,61,.12);text-decoration:none}.area-visual-card img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;transition:transform .45s ease}.area-visual-card:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(30,19,37,.88) 100%)}.area-visual-card:hover img{transform:scale(1.035)}.area-visual-overlay{position:absolute;z-index:2;left:1.25rem;right:1.25rem;bottom:1.15rem;display:grid;color:white}.area-visual-overlay b{font:600 2rem/1.05 var(--serif)}.area-visual-overlay small{margin-top:.35rem;color:#eee4f0}.area-visual-overlay i{position:absolute;right:0;bottom:.2rem;color:var(--gold);font-style:normal;font-size:1.25rem}.visual-area-band .area-list{max-width:1000px;margin:0 auto}.visual-area-band .area-list a{padding:.5rem .9rem;border:1px solid #d8c9db;border-radius:99px;color:var(--plum2);font-size:.77rem;text-decoration:none;background:rgba(255,255,255,.45)}.photo-credit{max-width:1000px;margin:1rem auto 0;text-align:center;color:#887d89;font-size:.62rem}.path-card{overflow:hidden}.card-visual{height:92px;margin:-1.5rem -1.35rem 1.25rem;display:flex;align-items:center;padding:0 1.35rem;background:linear-gradient(125deg,#2c1837,#70418e);color:#f3cc73;font:400 2.6rem/1 var(--serif)}.path-card-2 .card-visual{background:linear-gradient(125deg,#6c365d,#d36a62)}.path-card-3 .card-visual{background:linear-gradient(125deg,#263d35,#76986c)}.path-card-4 .card-visual{background:linear-gradient(125deg,#30264d,#756bb0)}@media(max-width:760px){.area-visual-grid{grid-template-columns:1fr}.area-visual-card{min-height:235px}.area-band-head{text-align:left}.area-band-head h2{font-size:clamp(2.35rem,10vw,3.5rem)}.visual-area-band .area-list{justify-content:flex-start}.card-visual{height:105px;margin:-1.3rem -1.25rem 1.15rem}}

/* Mobile hero cleanup: decorative stamp competes with primary CTA and portrait */
@media(max-width:760px){.hero-stamp{display:none!important}.hero-actions{margin-bottom:.25rem}.hero-visual{margin-top:.25rem}}