:root{--copper:#b87333;--copper-dark:#925726;--gold:#c5a028;--cream:#f5f0e8;--paper:#fffdf9;--ink:#1a1a1a;--muted:#686158;--line:#1a1a1a24}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);margin:0;font-family:Arial,Helvetica,sans-serif;line-height:1.6}a{color:inherit}a:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:4px}img{max-width:100%;display:block}h1,h2,h3,blockquote{margin:0;font-family:Georgia,Times New Roman,serif;font-weight:400;line-height:1.08}p{margin:0}.skip-link{background:var(--ink);color:#fff;z-index:100;padding:12px 18px;font-size:.8rem;font-weight:700;position:fixed;top:-80px;left:18px}.skip-link:focus{top:18px}.section{padding:110px max(6vw,24px)}.eyebrow{color:var(--copper-dark);letter-spacing:.18em;text-transform:uppercase;margin-bottom:22px;font-size:.73rem;font-weight:700}.eyebrow.light{color:#dfad79}.button{text-transform:uppercase;letter-spacing:.13em;justify-content:center;align-items:center;min-height:54px;padding:0 28px;font-size:.72rem;font-weight:700;text-decoration:none;transition:background .2s,color .2s,transform .2s;display:inline-flex}.button:hover{transform:translateY(-2px)}.button-dark{background:var(--ink);color:#fff}.button-dark:hover{background:var(--copper-dark)}.button-copper{background:var(--copper);color:#fff}.button-outline{border:1px solid var(--ink)}.button-outline:hover{background:var(--ink);color:#fff}.text-link{letter-spacing:.08em;text-transform:uppercase;align-items:center;gap:10px;font-size:.78rem;font-weight:700;text-decoration:none;display:inline-flex}.text-link span,.path-card a span,.mission a span{color:var(--copper);font-size:1.2rem;transition:transform .2s}.text-link:hover span,.path-card a:hover span,.mission a:hover span{transform:translate(5px)}.site-header{border-bottom:1px solid var(--line);z-index:20;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);background:#fffdf9f5;justify-content:space-between;align-items:center;height:88px;padding:0 max(4vw,24px);display:flex;position:sticky;top:0}.brand{align-items:center;gap:12px;text-decoration:none;display:flex}.brand img{object-fit:contain;width:57px;height:57px}.brand span{text-transform:uppercase;letter-spacing:.06em;font-family:Georgia,serif;font-size:.91rem;line-height:1.05}.desktop-nav{align-items:center;gap:clamp(20px,2.6vw,42px);display:flex}.desktop-nav a{letter-spacing:.08em;text-transform:uppercase;font-size:.72rem;font-weight:700;text-decoration:none}.desktop-nav a:not(.nav-cta):hover{color:var(--copper-dark)}.desktop-nav .nav-cta{background:var(--copper);color:#fff;padding:14px 20px}.mobile-menu{display:none;position:relative}.mobile-menu summary{cursor:pointer;letter-spacing:.1em;text-transform:uppercase;font-size:.75rem;font-weight:700;list-style:none}.mobile-menu nav{background:var(--paper);border:1px solid var(--line);min-width:230px;padding:18px;display:grid;position:absolute;top:35px;right:0}.mobile-menu a{border-bottom:1px solid var(--line);padding:10px;text-decoration:none}.hero{grid-template-columns:minmax(0,1.15fr) minmax(320px,.85fr);min-height:720px;display:grid;overflow:hidden}.hero-copy{align-self:center;max-width:780px;padding:90px 6vw 90px max(6vw,24px)}.hero h1{letter-spacing:-.045em;margin-bottom:36px;font-size:clamp(3.2rem,6vw,6.8rem)}.hero h1 em,.experience h2 em{color:var(--copper-dark);font-weight:400}.hero-copy>p:not(.eyebrow){color:var(--muted);max-width:670px;font-size:clamp(1rem,1.3vw,1.15rem)}.hero-copy .hero-intro{margin-bottom:17px;font-weight:600;color:var(--ink)!important}.button-row{flex-wrap:wrap;align-items:center;gap:30px;margin-top:42px;display:flex}.hero-portrait{background:var(--cream);min-height:720px;position:relative;overflow:hidden}.hero-portrait:before{content:"";border:1px solid #b8733373;position:absolute;inset:46px 38px 95px 65px}.portrait-frame{position:absolute;inset:0;overflow:hidden}.portrait-frame img{object-fit:cover;object-position:center 25%;width:100%;height:100%}.portrait-caption{background:var(--ink);color:#fff;padding:20px 30px;position:absolute;bottom:0;left:0;right:12%}.portrait-caption span{font-family:Georgia,serif;font-size:1.35rem;display:block}.portrait-caption small{color:#d4cfc8;letter-spacing:.09em;text-transform:uppercase;font-size:.66rem}.credibility{background:var(--copper);color:#fff;grid-template-columns:repeat(5,1fr);align-items:center;padding:22px 4vw;display:grid}.credibility span{letter-spacing:.1em;text-align:center;text-transform:uppercase;border-right:1px solid #ffffff59;padding:0 18px;font-size:.64rem;font-weight:700}.credibility span:last-child{border:0}.section-heading{grid-template-columns:1fr 1fr;gap:0 6vw;margin-bottom:64px;display:grid}.section-heading .eyebrow{grid-column:1/-1}.section-heading h2{letter-spacing:-.035em;max-width:780px;font-size:clamp(2.6rem,4.5vw,5rem)}.section-heading>p:last-child{color:var(--muted);align-self:end;max-width:520px;font-size:1.05rem}.path-grid{border-left:1px solid var(--line);grid-template-columns:repeat(4,1fr);display:grid}.path-card{border-bottom:1px solid var(--line);border-right:1px solid var(--line);border-top:1px solid var(--line);flex-direction:column;min-height:390px;padding:28px;transition:background .25s,transform .25s;display:flex}.path-card:hover{background:var(--cream);transform:translateY(-6px)}.card-top{justify-content:space-between;align-items:center;display:flex}.card-top span{color:var(--copper-dark);letter-spacing:.12em;text-transform:uppercase;font-size:.7rem;font-weight:700}.card-top b{color:#b8afa4;font-family:Georgia,serif;font-size:1rem;font-weight:400}.path-card h3{margin:65px 0 20px;font-size:2rem}.path-card p{color:var(--muted);font-size:.94rem}.path-card a{text-transform:uppercase;letter-spacing:.08em;align-items:center;gap:8px;margin-top:auto;font-size:.69rem;font-weight:700;text-decoration:none;display:flex}.experience{background:var(--ink);color:#fff;grid-template-columns:.85fr 1.15fr;gap:9vw;display:grid}.experience-intro h2{letter-spacing:-.035em;font-size:clamp(2.7rem,4.6vw,5.1rem)}.experience-intro>p:not(.eyebrow){color:#bbb4aa;max-width:480px;margin:32px 0}.experience-list article{border-top:1px solid #ffffff2b;grid-template-columns:38px 1fr;align-items:flex-start;gap:25px;padding:28px 0;display:grid}.experience-list article:last-child{border-bottom:1px solid #ffffff2b}.experience-list article>span{color:#dfad79;font-family:Georgia,serif}.experience-list h3{margin-bottom:9px;font-size:1.7rem}.experience-list p{color:#aaa39a;max-width:520px;font-size:.9rem}.local{background:var(--cream);grid-template-columns:1fr 1fr;align-items:center;gap:7vw;display:grid;overflow:hidden}.local-mark{color:#0000;letter-spacing:-.1em;-webkit-text-stroke:2px #b8733385;white-space:nowrap;margin-left:-4vw;font-family:Georgia,serif;font-size:clamp(10rem,24vw,25rem);line-height:.75}.local-copy{max-width:620px}.local-copy h2{letter-spacing:-.04em;margin-bottom:30px;font-size:clamp(2.8rem,4.8vw,5.2rem)}.local-copy p:not(.eyebrow){color:var(--muted);margin-bottom:18px}.local-copy .text-link{margin-top:20px}.split{grid-template-columns:1fr 1fr;padding-top:0;padding-bottom:0;display:grid}.split article{min-height:580px;padding:85px 7vw}.learning{background:var(--paper);border-left:1px solid var(--line)}.mission{background:var(--copper-dark);color:#fff}.split h2,.split blockquote{letter-spacing:-.035em;font-size:clamp(2.4rem,4vw,4.4rem)}.split article>p:not(.eyebrow){max-width:540px;margin:28px 0}.learning>p:not(.eyebrow){color:var(--muted)}.mission>p:not(.eyebrow){color:#eadbce}.mission a{letter-spacing:.08em;text-transform:uppercase;align-items:center;gap:10px;margin-top:35px;font-size:.7rem;font-weight:700;text-decoration:none;display:flex}.mission a span{color:#fff}.final-cta{text-align:center}.final-cta h2{letter-spacing:-.05em;max-width:1020px;margin:0 auto 25px;font-size:clamp(3rem,6vw,6.3rem)}.final-cta>p:not(.eyebrow){color:var(--muted);max-width:560px;margin:0 auto 36px}footer{background:var(--ink);color:#fff;padding:70px max(5vw,24px) 28px}.footer-main{grid-template-columns:1.4fr 1fr .75fr .7fr .65fr;align-items:start;gap:42px;display:grid}.footer-brand{align-items:center;gap:18px;display:flex}.footer-brand img{object-fit:contain;width:78px;height:78px}.footer-brand strong{font-family:Georgia,serif;font-size:1.3rem;font-weight:400;display:block}.footer-brand span{color:#a9a39b;margin-top:5px;font-size:.78rem;display:block}footer h3{color:#dfad79;letter-spacing:.13em;text-transform:uppercase;margin:0 0 18px;font-family:Arial,sans-serif;font-size:.68rem}.footer-main>div:not(.footer-brand) a{color:#d2cdc6;overflow-wrap:anywhere;margin-bottom:8px;font-size:.8rem;text-decoration:none;display:block}.brokerage-logo{object-fit:contain;width:140px;max-height:70px}.legal{color:#837e77;border-top:1px solid #ffffff24;justify-content:space-between;gap:30px;margin-top:55px;padding-top:23px;font-size:.65rem;display:flex}.legal p:first-child{max-width:760px}.legal-links{flex-wrap:wrap;justify-content:flex-end;align-items:center;gap:8px 16px;display:flex}.legal-links a{color:#b8b1a9}@media (width<=1050px){.desktop-nav{display:none}.mobile-menu{display:block}.hero{grid-template-columns:1fr 42%}.path-grid{grid-template-columns:1fr 1fr}.credibility{grid-template-columns:repeat(3,1fr);gap:12px 0}.credibility span:nth-child(3){border:0}.footer-main{grid-template-columns:1fr 1fr}}@media (width<=760px){.section{padding:76px 22px}.site-header{height:74px}.brand img{width:48px;height:48px}.brand span{font-size:.74rem}.mobile-menu summary{justify-content:flex-end;align-items:center;min-width:52px;min-height:44px;display:flex}.mobile-menu nav a{align-items:center;min-height:44px;display:flex}.text-link{min-height:44px}.hero{flex-direction:column;display:flex}.hero-copy{padding:65px 22px 55px}.hero h1{font-size:clamp(3.05rem,14vw,4.8rem)}.hero-portrait{order:-1;min-height:550px}.hero-portrait:before{inset:25px 20px 80px 40px}.portrait-caption{right:5%}.credibility{grid-template-columns:1fr 1fr;padding:20px 12px}.credibility span{border:0;border-bottom:1px solid #fff3;padding:10px}.credibility span:last-child{grid-column:1/-1}.section-heading{display:block}.section-heading h2{margin-bottom:24px}.path-grid{border-left:0;grid-template-columns:1fr}.path-card{min-height:330px}.experience,.local,.split{grid-template-columns:1fr}.experience{gap:65px}.local-mark{margin:0 0 15px -4vw;font-size:42vw}.split{padding-left:0;padding-right:0}.split article{min-height:auto;padding:75px 22px}.learning{border-left:0}.footer-main{grid-template-columns:1fr}.footer-main>div:not(.footer-brand) a{align-items:center;min-height:44px;margin-bottom:0;display:flex}.legal{display:block}.legal p+p{margin-top:15px}.legal-links{justify-content:flex-start;margin-top:18px}.legal-links a{align-items:center;min-height:44px;display:flex}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition:none!important}}.hub-hero{background:var(--cream);padding:105px max(6vw,24px)}.hub-hero>div{max-width:1040px}.hub-hero h1{letter-spacing:-.05em;margin-bottom:28px;font-size:clamp(3.4rem,7vw,7.4rem)}.hub-hero p:last-child{color:var(--muted);max-width:720px;font-size:1.1rem}.resource-library-heading{grid-template-columns:1fr .7fr;align-items:end;gap:50px;margin-bottom:55px;display:grid}.resource-library-heading h2{letter-spacing:-.04em;font-size:clamp(2.7rem,4.5vw,4.8rem)}.resource-library-heading>p{color:var(--muted)}.featured-resource-card{border:1px solid var(--line);grid-template-columns:90px 1.3fr .7fr;min-height:420px;display:grid}.featured-resource-card+.featured-resource-card{margin-top:28px}.resource-number{background:var(--ink);color:#fff;text-align:center;padding-top:32px;font-family:Georgia,serif;font-size:1.6rem}.resource-card-copy{align-self:center;padding:50px}.resource-tag{color:var(--copper-dark);letter-spacing:.14em;text-transform:uppercase;font-size:.7rem;font-weight:700}.resource-card-copy h3{letter-spacing:-.04em;margin:20px 0;font-size:clamp(2.4rem,4vw,4rem)}.resource-card-copy>p{color:var(--muted);max-width:650px}.resource-card-art{background:var(--copper);color:#fff;flex-direction:column;justify-content:center;align-items:center;display:flex}.resource-card-art span{font-family:Georgia,serif;font-size:clamp(7rem,13vw,13rem);line-height:.8}.resource-card-art small{letter-spacing:.13em;text-transform:uppercase;margin-top:22px;font-size:.7rem;font-weight:700}.hub-cta{background:var(--ink);color:#fff;text-align:center}.hub-cta h2{letter-spacing:-.04em;max-width:950px;margin:0 auto 25px;font-size:clamp(2.8rem,5vw,5.5rem)}.hub-cta>p:not(.eyebrow){color:#bdb5ac;max-width:630px;margin:0 auto 34px}.seller-resource-card .resource-number{background:var(--copper-dark)}.seller-card-art,.relocation-resource-card .resource-number{background:var(--ink)}.relocation-card-art{background:var(--copper-dark)}.investment-resource-card .resource-number{background:var(--copper)}.investment-card-art{background:var(--ink)}.section-narrow{max-width:1040px;margin:0 auto;padding:90px 24px}.roadmap-hero{background:var(--cream);grid-template-columns:1.3fr .7fr;min-height:690px;display:grid}.roadmap-hero-copy{align-self:center;padding:85px 6vw}.breadcrumb{color:var(--muted);letter-spacing:.08em;text-transform:uppercase;margin-bottom:38px;font-size:.72rem;text-decoration:none;display:inline-block}.roadmap-hero h1{letter-spacing:-.055em;font-size:clamp(3.7rem,7vw,7.5rem)}.roadmap-subtitle{color:var(--muted);max-width:700px;margin-top:28px;font-size:1.1rem}.roadmap-hero-copy small{color:var(--muted);margin-top:30px;font-size:.7rem;display:block}.roadmap-hero-copy small a{color:inherit;text-underline-offset:.2em}.roadmap-hero-mark{background:var(--copper);color:#fff;text-align:center;flex-direction:column;justify-content:center;align-items:center;padding:40px;display:flex}.roadmap-hero-mark span{font-family:Georgia,serif;font-size:clamp(12rem,24vw,24rem);line-height:.75}.roadmap-hero-mark p{letter-spacing:.14em;text-transform:uppercase;max-width:190px;margin-top:35px;font-size:.75rem;font-weight:700}.roadmap-intro{grid-template-columns:1.2fr .8fr;gap:65px;display:grid}.roadmap-intro .lead{font-family:Georgia,serif;font-size:clamp(1.8rem,3vw,2.8rem);line-height:1.25}.use-guide{border-left:3px solid var(--copper);padding-left:28px}.use-guide strong{letter-spacing:.12em;text-transform:uppercase;margin-bottom:12px;font-size:.75rem;display:block}.use-guide p{color:var(--muted)}.roadmap-index{border-bottom:1px solid var(--line);border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);padding-top:35px;padding-bottom:35px;display:grid}.roadmap-index a{text-transform:uppercase;align-items:center;gap:11px;padding:11px;font-size:.76rem;font-weight:700;text-decoration:none;display:flex}.roadmap-index a:hover{color:var(--copper-dark)}.roadmap-index span{color:var(--copper-dark);font-family:Georgia,serif}.roadmap-step{border-bottom:1px solid var(--line);grid-template-columns:170px 1fr;gap:7vw;scroll-margin-top:90px;display:grid}.step-number{align-self:start;position:sticky;top:120px}.step-number span{color:var(--copper);font-family:Georgia,serif;font-size:5rem;line-height:1;display:block}.step-number small{color:var(--muted);letter-spacing:.1em;text-transform:uppercase;font-size:.67rem}.step-content h2{letter-spacing:-.045em;font-size:clamp(2.8rem,5vw,5rem)}.step-summary{color:var(--copper-dark);margin:18px 0 28px;font-family:Georgia,serif;font-size:1.4rem}.step-content ul{margin:0;padding:0;list-style:none}.step-content li{border-top:1px solid var(--line);color:var(--muted);padding:16px 0 16px 30px;position:relative}.step-content li:before{color:var(--copper);content:"✓";font-weight:700;position:absolute;left:0}.step-content aside{background:var(--cream);margin-top:28px;padding:24px 28px}.step-content aside strong{letter-spacing:.12em;text-transform:uppercase;margin-bottom:7px;font-size:.68rem;display:block}.step-content aside p{font-family:Georgia,serif;font-size:1.2rem}.roadmap-checklists{background:var(--cream);grid-template-columns:1fr 1fr;padding-top:0;padding-bottom:0;display:grid}.roadmap-checklists>div{padding:85px 6vw}.roadmap-checklists h2{letter-spacing:-.04em;margin-bottom:30px;font-size:clamp(2.4rem,4vw,4.3rem)}.roadmap-checklists .avoid-card{background:var(--ink);color:#fff}.check-list{margin:0;padding:0;list-style:none}.check-list li{border-top:1px solid #68615840;padding:15px 0 15px 30px;position:relative}.check-list li:before{color:var(--copper);content:"□";font-size:1.1rem;position:absolute;left:0}.avoid-card .check-list li{color:#cfc8c0;border-color:#ffffff26}.official-resources h2{letter-spacing:-.04em;margin-bottom:35px;font-size:clamp(2.5rem,4.5vw,4.8rem)}.source-list{grid-template-columns:1fr 1fr;display:grid}.source-list a{border-top:1px solid var(--line);justify-content:space-between;align-items:center;gap:20px;padding:18px 12px 18px 0;text-decoration:none;display:flex}.source-list a:hover{color:var(--copper-dark)}.source-list span{color:var(--copper)}.disclaimer{color:var(--muted);margin-top:45px;font-size:.75rem}.roadmap-final{text-align:center}.roadmap-final h2{letter-spacing:-.05em;max-width:1000px;margin:0 auto 24px;font-size:clamp(3rem,6vw,6rem)}.roadmap-final>p:not(.eyebrow){color:var(--muted);max-width:620px;margin:0 auto 35px}.seller-hero-mark{background:var(--ink)}.seller-index{grid-template-columns:repeat(3,1fr)}.seller-room-section{background:var(--cream)}.seller-section-heading{max-width:820px;margin-bottom:48px}.seller-section-heading h2{letter-spacing:-.045em;margin-bottom:20px;font-size:clamp(2.8rem,5vw,5.4rem)}.seller-section-heading>p:last-child{color:var(--muted);max-width:660px}.seller-room-grid{grid-template-columns:repeat(2,1fr);display:grid}.seller-room-grid article{border:1px solid var(--line);background:#fff;min-height:390px;margin:-1px 0 0 -1px;padding:42px}.seller-room-grid article>span,.timeline-grid article>span{color:var(--copper);margin-bottom:38px;font-family:Georgia,serif;font-size:2.1rem;display:block}.seller-room-grid h3{margin-bottom:25px;font-size:clamp(1.8rem,3vw,2.7rem)}.seller-room-grid ul,.timeline-grid ul{margin:0;padding:0;list-style:none}.seller-room-grid li{border-top:1px solid var(--line);color:var(--muted);padding:12px 0 12px 22px;position:relative}.seller-room-grid li:before{color:var(--copper);content:"✓";position:absolute;left:0}.seller-documents{grid-template-columns:.7fr 1.3fr;align-items:start;gap:7vw;display:grid}.seller-documents h2{letter-spacing:-.045em;margin-bottom:24px;font-size:clamp(2.8rem,5vw,5.3rem)}.seller-documents>div>p:last-child{color:var(--muted)}.seller-document-list{border-top:1px solid var(--line);margin:0;padding:0;list-style:none}.seller-document-list li{border-bottom:1px solid var(--line);color:var(--muted);padding:17px 0 17px 38px;position:relative}.seller-document-list li:before{background:var(--copper);color:#fff;content:"";width:8px;height:8px;position:absolute;top:24px;left:4px}.repair-grid{grid-template-columns:repeat(4,1fr);display:grid}.repair-grid article{border:1px solid var(--line);min-height:260px;margin-left:-1px;padding:32px 28px}.repair-grid article:first-child{margin-left:0}.repair-grid h3{color:var(--copper-dark);margin-bottom:42px;font-size:1.5rem}.repair-grid p{color:var(--muted);font-size:.9rem}.seller-timeline{background:var(--ink);color:#fff}.light-heading>p:last-child{color:#bdb5ac}.timeline-grid{border-top:1px solid #ffffff2e;grid-template-columns:repeat(4,1fr);display:grid}.timeline-grid article{border-right:1px solid #ffffff2e;min-height:370px;padding:38px 28px}.timeline-grid article:last-child{border-right:0}.timeline-grid h3{margin-bottom:25px;font-size:1.65rem}.timeline-grid li{color:#cfc8c0;padding:9px 0 9px 20px;font-size:.82rem;position:relative}.timeline-grid li:before{color:var(--copper);content:"·";font-size:1.4rem;line-height:.7;position:absolute;left:0}.relocation-hero-mark{background:var(--copper-dark)}.relocation-index{grid-template-columns:repeat(3,1fr)}.region-orientation{background:var(--cream)}.region-grid{grid-template-columns:repeat(3,1fr);display:grid}.region-grid article{border:1px solid var(--line);background:#fff;min-height:390px;margin-left:-1px;padding:42px 36px}.region-grid article:first-child{margin-left:0}.region-grid article>span{color:var(--copper);margin-bottom:42px;font-family:Georgia,serif;font-size:2rem;display:block}.region-grid h3{margin-bottom:24px;font-size:clamp(2rem,3vw,3rem)}.region-grid strong{color:var(--copper-dark);margin-bottom:20px;font-size:.78rem;line-height:1.5;display:block}.region-grid p{color:var(--muted);font-size:.9rem}.commute-section{background:var(--ink);color:#fff;grid-template-columns:.8fr 1.2fr;align-items:start;gap:7vw;display:grid}.commute-section h2{letter-spacing:-.045em;margin-bottom:24px;font-size:clamp(3rem,5vw,5.4rem)}.commute-section>div>p:last-child{color:#bdb5ac}.commute-section ol{margin:0;padding:0;list-style:none}.commute-section li{color:#d7d0c8;border-top:1px solid #ffffff2e;grid-template-columns:45px 1fr;align-items:center;gap:20px;padding:18px 0;font-size:.92rem;display:grid}.commute-section li span{color:var(--copper);font-family:Georgia,serif;font-size:1.2rem}.investment-hero-mark{background:var(--ink)}.investment-index{grid-template-columns:repeat(3,1fr)}.investment-questions{background:var(--ink);color:#fff;grid-template-columns:.8fr 1.2fr;align-items:start;gap:7vw;display:grid}.investment-questions h2{letter-spacing:-.045em;margin-bottom:24px;font-size:clamp(3rem,5vw,5.4rem)}.investment-questions>div>p:last-child{color:#bdb5ac}.investment-questions ol{margin:0;padding:0;list-style:none}.investment-questions li{color:#d7d0c8;border-top:1px solid #ffffff2e;grid-template-columns:45px 1fr;align-items:center;gap:20px;padding:18px 0;font-size:.92rem;display:grid}.investment-questions li span{color:var(--copper);font-family:Georgia,serif;font-size:1.2rem}.investment-underwriting{background:var(--cream)}.underwriting-grid{grid-template-columns:repeat(2,1fr);display:grid}.underwriting-grid article{border:1px solid var(--line);background:#fff;grid-template-columns:42px 1fr;align-items:start;gap:24px;min-height:145px;margin:-1px 0 0 -1px;padding:30px;display:grid}.underwriting-grid article:last-child{grid-column:1/-1}.underwriting-grid span{color:var(--copper);font-family:Georgia,serif;font-size:1.45rem}.underwriting-grid p{color:var(--muted)}.invest-hero{background:var(--cream);grid-template-columns:1.25fr .75fr;min-height:680px;display:grid}.invest-hero>div{align-self:center;padding:85px 6vw}.invest-hero h1{letter-spacing:-.055em;max-width:920px;font-size:clamp(4rem,7vw,7.5rem)}.invest-hero>div>p:not(.eyebrow){color:var(--muted);max-width:680px;margin-top:28px;font-size:1.08rem}.invest-hero aside{background:var(--ink);flex-direction:column;justify-content:center;align-items:stretch;padding:55px;display:flex}.invest-hero aside span{color:#fff;border-top:1px solid #fff3;padding:25px 0;font-family:Georgia,serif;font-size:clamp(1.7rem,3vw,3rem)}.invest-position{grid-template-columns:.8fr 1.2fr;gap:8vw;display:grid}.invest-position h2,.invest-fit h2{letter-spacing:-.045em;font-size:clamp(3rem,5vw,5.5rem)}.invest-position>div:last-child{color:var(--muted);font-size:1.05rem}.invest-position>div:last-child p+p{margin-top:22px}.invest-approach{background:var(--ink);color:#fff}.invest-approach-grid{border-top:1px solid #ffffff2e;grid-template-columns:repeat(4,1fr);display:grid}.invest-approach-grid article{border-right:1px solid #ffffff2e;min-height:350px;padding:38px 28px}.invest-approach-grid article:last-child{border-right:0}.invest-approach-grid span{color:var(--copper);margin-bottom:55px;font-family:Georgia,serif;font-size:2rem;display:block}.invest-approach-grid h3{margin-bottom:22px;font-size:1.8rem}.invest-approach-grid p{color:#cfc8c0;font-size:.88rem}.invest-fit{grid-template-columns:.9fr 1.1fr;align-items:start;gap:8vw;display:grid}.invest-fit>div>p:last-child{color:var(--muted);margin-top:25px}.invest-fit ul{border-top:1px solid var(--line);margin:0;padding:0;list-style:none}.invest-fit li{border-bottom:1px solid var(--line);color:var(--muted);padding:19px 0 19px 38px;position:relative}.invest-fit li:before{background:var(--copper);content:"";width:8px;height:8px;position:absolute;top:27px;left:4px}.invest-guide-callout{background:var(--ink);color:#fff;grid-template-columns:1.25fr .75fr;align-items:stretch;padding:0;display:grid}.invest-guide-callout>div:first-child{align-self:center;padding:80px 6vw}.invest-guide-callout h2{letter-spacing:-.045em;margin-bottom:24px;font-size:clamp(3rem,5vw,5.5rem)}.invest-guide-callout p:not(.eyebrow){color:#cfc8c0;max-width:680px;margin-bottom:32px}.invest-guide-mark{background:var(--copper-dark);flex-direction:column;justify-content:center;align-items:center;min-height:470px;display:flex}.invest-guide-mark span{font-family:Georgia,serif;font-size:clamp(10rem,20vw,18rem);line-height:.8}.invest-guide-mark small{letter-spacing:.13em;text-transform:uppercase;margin-top:24px;font-size:.72rem;font-weight:700}.about-hero{background:var(--cream);grid-template-columns:.82fr 1.18fr;min-height:720px;display:grid}.about-portrait{min-height:720px;position:relative;overflow:hidden}.about-portrait>img{object-fit:cover;object-position:center 24%;width:100%;height:100%}.about-portrait>div{background:var(--ink);color:#fff;padding:22px 30px;position:absolute;bottom:0;left:0;right:10%}.about-portrait strong{font-family:Georgia,serif;font-size:1.4rem;font-weight:400;display:block}.about-portrait span{color:#d4cfc8;letter-spacing:.1em;text-transform:uppercase;margin-top:4px;font-size:.68rem;display:block}.about-hero-copy{align-self:center;padding:80px 7vw}.about-hero-copy h1{letter-spacing:-.055em;max-width:900px;font-size:clamp(3.8rem,7vw,7.5rem)}.about-hero-copy>p:not(.eyebrow){color:var(--muted);max-width:680px;margin-top:22px}.about-hero-copy .about-lead{font-family:Georgia,serif;font-size:clamp(1.4rem,2.1vw,2rem);line-height:1.35;color:var(--ink)!important}.about-belief{background:var(--copper-dark);color:#fff;text-align:center}.about-belief blockquote{letter-spacing:-.045em;max-width:1100px;margin:0 auto 34px;font-size:clamp(2.8rem,5vw,5.4rem)}.about-belief>p:last-child{color:#eadbce;max-width:720px;margin:0 auto}.about-role-grid{grid-template-columns:repeat(3,1fr);display:grid}.about-role-grid article{border:1px solid var(--line);min-height:390px;margin-left:-1px;padding:42px 36px}.about-role-grid article:first-child{margin-left:0}.about-role-grid span{color:var(--copper);margin-bottom:55px;font-family:Georgia,serif;font-size:2rem;display:block}.about-role-grid h3{margin-bottom:24px;font-size:clamp(2.1rem,3vw,3.1rem)}.about-role-grid p{color:var(--muted);font-size:.92rem}.about-expectations{background:var(--cream);grid-template-columns:.85fr 1.15fr;align-items:start;gap:8vw;display:grid}.about-expectations h2,.about-mission h2,.about-credentials h2{letter-spacing:-.045em;font-size:clamp(3rem,5vw,5.4rem)}.about-expectations>div>p:last-child{color:var(--muted);margin-top:26px}.about-expectations ul{border-top:1px solid var(--line);margin:0;padding:0;list-style:none}.about-expectations li{border-bottom:1px solid var(--line);color:var(--muted);padding:18px 0 18px 38px;position:relative}.about-expectations li:before{background:var(--copper);content:"";width:8px;height:8px;position:absolute;top:26px;left:4px}.about-mission{background:var(--ink);color:#fff;grid-template-columns:1fr 1fr;gap:8vw;scroll-margin-top:100px;display:grid}.about-mission blockquote{color:#dfad79;margin-top:34px;font-size:clamp(1.8rem,3vw,3rem)}.about-mission>div:last-child p{color:#cfc8c0;margin-bottom:20px}.about-mission .button{margin-top:20px}.about-credentials{grid-template-columns:.8fr 1.2fr;gap:8vw;display:grid}.credential-list{grid-template-columns:1fr 1fr;display:grid}.credential-list span{border-bottom:1px solid var(--line);color:var(--muted);padding:20px 24px 20px 0}.policy-hero{background:var(--cream);padding:100px max(6vw,24px)}.policy-hero h1{letter-spacing:-.055em;font-size:clamp(3.8rem,7vw,7.2rem)}.policy-hero>p:not(.eyebrow){color:var(--muted);max-width:760px;margin-top:28px}.policy-hero small{color:var(--muted);margin-top:28px;font-size:.72rem;display:block}.policy-content{max-width:900px}.policy-content section{border-top:1px solid var(--line);padding:38px 0}.policy-content h2{margin-bottom:18px;font-size:clamp(1.8rem,3vw,2.7rem)}.policy-content section div{color:var(--muted)}.policy-content section div p+p{margin-top:14px}.policy-content a{color:var(--copper-dark);overflow-wrap:anywhere;font-weight:700}@media (width<=800px){.resource-library-heading,.roadmap-intro{display:block}.resource-library-heading h2,.roadmap-intro .lead{margin-bottom:25px}.featured-resource-card{grid-template-columns:55px 1fr}.resource-card-copy{padding:38px 25px}.resource-card-art{grid-column:1/-1;min-height:240px}.roadmap-hero{grid-template-columns:1fr}.roadmap-hero-copy{padding:65px 22px}.roadmap-hero-mark{min-height:380px}.roadmap-index{grid-template-columns:1fr}.roadmap-step{display:block}.step-number{margin-bottom:28px;position:static}.roadmap-checklists{grid-template-columns:1fr;padding-left:0;padding-right:0}.source-list,.seller-room-grid,.seller-documents,.repair-grid,.timeline-grid,.region-grid,.commute-section,.investment-questions,.underwriting-grid,.invest-hero,.invest-position,.invest-approach-grid,.invest-fit,.invest-guide-callout,.about-hero,.about-role-grid,.about-expectations,.about-mission,.about-credentials,.credential-list{grid-template-columns:1fr}.seller-room-grid article{min-height:auto;padding:35px 25px}.repair-grid article{min-height:auto;margin:-1px 0 0}.repair-grid h3{margin-bottom:18px}.timeline-grid article{border-bottom:1px solid #ffffff2e;border-right:0;min-height:auto;padding:34px 5px}.seller-timeline{padding-left:22px;padding-right:22px}.region-grid article{min-height:auto;margin:-1px 0 0}.underwriting-grid article,.underwriting-grid article:last-child{grid-column:auto;margin:-1px 0 0}.invest-hero>div{padding:65px 22px}.invest-hero aside{padding:30px 22px}.invest-approach-grid article{border-bottom:1px solid #ffffff2e;border-right:0;min-height:auto;padding:34px 5px}.invest-approach{padding-left:22px;padding-right:22px}.invest-guide-mark{min-height:320px}.about-portrait{min-height:560px}.about-hero-copy{padding:65px 22px}.about-role-grid article{min-height:auto;margin:-1px 0 0}}
