@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
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/* Second edition: a more expressive, guided experience. */
header{position:sticky;top:0;z-index:30;transition:height .35s,box-shadow .35s;background:#f7f6f0f5;backdrop-filter:blur(16px)}header.scrolled{height:78px;box-shadow:0 4px 30px #18271c0b}.reading-progress{position:fixed;top:0;left:0;width:100%;height:3px;background:#b2945b;z-index:60;transform-origin:left;transform:scaleX(0)}.hero{height:min(820px,90vh);min-height:670px}.hero>img{height:115%;top:-7%;object-position:center 48%;transition:filter .8s}.hero[data-scene=sell]>img{filter:saturate(.65) brightness(.87)}.hero[data-scene=explore]>img{filter:saturate(.6) sepia(.15)}.hero-frame{position:absolute;inset:25px;border:1px solid #ffffff26;pointer-events:none;clip-path:polygon(0 0,20% 0,20% 1px,0 1px,0 100%,100% 100%,100% 0,80% 0,80% 1px,100% 1px,100% 100%,0 100%)}.hero-content{padding-top:100px;padding-bottom:170px}.hero-selector{position:absolute;bottom:78px;left:6%;right:6%;display:flex;gap:35px}.hero-selector button{padding:15px 0;border:0;border-top:1px solid 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@media(prefers-reduced-motion:reduce){.hero>img{translate:none!important}.hero-frame{animation:none}.reveal{opacity:1;transform:none}}
/* Readable accent headings on pale surfaces; retain light accents over dark sections. */
em,h1 em{color:#76613a}.hero h1 em{color:#eee6d4}.contact em,.decision-strip em{color:#c6ac74}
.planning-tool{background:#eeeee5;padding:38px;margin:50px 0;border:1px solid #d4d8ca}.planning-tool h2{margin-top:0}.check-progress{height:4px;background:#d7dccf;margin:25px 0 12px}.check-progress span{display:block;background:#827044;height:100%;transition:width .3s}.check-count{font-size:12px}.check-items label{display:flex;align-items:flex-start;gap:15px;padding:16px 0;border-bottom:1px solid #d4d8ca;margin:0;cursor:pointer;font-size:14px}.check-items input{width:20px;height:20px;accent-color:#667256;flex-shrink:0;margin-top:3px}.check-items input:checked+span{color:#727b68;text-decoration:line-through}.planning-tool .outline{margin:0}.remaining{margin-top:20px;font-size:12px;color:#627058}.faq{margin:55px 0}details{border-bottom:1px solid #c9cec1;padding:20px 0}summary{cursor:pointer;font-size:16px}details p{font-size:14px;padding-right:20px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 25px}input:not([type=checkbox]),textarea{font:inherit;width:100%;padding:12px;border:1px solid #c5cabb;border-radius:0;background:white;color:var(--ink);display:block;margin-top:7px}textarea{resize:vertical}input:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #927b48;outline-offset:3px}.resource-search{display:grid;grid-template-columns:2fr 1fr;gap:25px;margin:30px 0}.directory{display:grid;grid-template-columns:1fr 1fr;gap:22px}.directory-card{padding:28px;background:#eeeee5}.directory-card h2{font-size:30px;margin:15px 0}.directory-card small{display:block;font-size:10px;color:#70796a;margin-top:15px}.directory-card p{font-size:14px}.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:50px}.contact-grid .planning-tool{margin:0}.contact-grid h3{font-size:32px}.contact-grid a{overflow-wrap:anywhere}pre{font:inherit;white-space:pre-wrap;overflow-wrap:anywhere;background:#e1e5d8;padding:20px;font-size:14px}.inner-content{max-width:1100px}html{scroll-padding-top:100px}@media(max-width:700px){.planning-tool{padding:24px;margin:35px 0}.form-grid,.resource-search,.directory,.contact-grid{grid-template-columns:1fr}.resource-search{gap:0}.contact-grid{gap:25px}.inner-hero h1{font-size:clamp(38px,10vw,54px);overflow-wrap:anywhere}.inner-content h2{font-size:34px}.brand{gap:6px}header .brand{letter-spacing:.5px}header .brand small{letter-spacing:2px}.nav-contact{margin-right:12px}.hero-content h1{font-size:clamp(40px,10.5vw,52px)}.hero-content .actions{margin-top:22px}.hero-content{padding-bottom:175px}.wizard-options small{line-height:1.5}}@media print{header,footer,.actions,button,.reading-progress{display:none!important}.planning-tool{break-inside:avoid}}
