:root{--header-height:6.75rem;--black:#05070A;--white:#F7F8FA;--turquoise:#00B7A8;--yellow:#FFD51F;--line:rgba(247,248,250,.17);--dark-line:rgba(5,7,10,.16);--muted:rgba(247,248,250,.66);--dark-muted:rgba(5,7,10,.64);--sans:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--black);font-family:var(--sans);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
a{color:inherit}img{display:block;max-width:100%}
.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;top:.75rem;left:.75rem;z-index:100;padding:.75rem 1rem;background:var(--yellow);color:var(--black);font-weight:800;transform:translateY(-160%)}.skip-link:focus{transform:translateY(0)}

.site-header{position:absolute;inset:0 0 auto;z-index:20;display:flex;align-items:center;justify-content:space-between;height:var(--header-height);padding:0 5vw;color:var(--white);border-bottom:1px solid var(--line);background:linear-gradient(180deg,rgba(5,7,10,.76),transparent)}
.brand{display:inline-flex;align-items:center;text-decoration:none}.brand-logo{display:block;width:clamp(12rem,17vw,16rem);height:auto;transition:transform .28s ease,color .3s ease}.brand:hover .brand-logo{transform:translateY(-2px)}
.site-nav{display:flex;align-items:center;gap:clamp(1.25rem,2.5vw,2.6rem)}.site-nav a{position:relative;color:rgba(247,248,250,.78);font-size:.88rem;font-weight:650;text-decoration:none;transition:color .2s}.site-nav a:not(.nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:-.45rem;height:3px;background:var(--turquoise);transition:right .26s ease}.site-nav a:not(.nav-cta):hover::after,.site-nav a:not(.nav-cta):focus-visible::after{right:0}.site-nav a:hover,.site-nav a:focus-visible{color:var(--white)}.site-nav .nav-cta{padding:.8rem 1.3rem;border-radius:999px;background:var(--yellow);color:var(--black);font-weight:800;transition:transform .25s,background .25s}.site-nav .nav-cta:hover{color:var(--black);background:var(--turquoise);transform:translateY(-3px)}.menu-button{display:none}

.hero{position:relative;min-height:55rem;display:grid;grid-template-columns:minmax(0,1.08fr) minmax(27rem,.92fr);background:var(--black);color:var(--white);overflow:hidden}.hero::before{content:"";position:absolute;z-index:1;left:-7rem;bottom:-18rem;width:32rem;height:52rem;background:var(--turquoise);transform:skewX(-17deg);opacity:.08;pointer-events:none}.hero::after{content:"";position:absolute;z-index:3;top:16%;left:52%;width:5.5rem;height:1rem;background:var(--yellow);transform:skewX(-38deg);pointer-events:none}
.hero-copy{position:relative;z-index:4;display:flex;flex-direction:column;justify-content:center;padding:12rem 6vw 5rem 8vw}.eyebrow{margin:0 0 1.5rem;color:var(--turquoise);font-size:.72rem;font-weight:850;letter-spacing:.18em;text-transform:uppercase}.eyebrow.dark{color:var(--turquoise)}
.hero h1,.section h2,.principles-section h2,.conversation-section h2{margin:0;font-weight:820;line-height:.94;letter-spacing:-.062em}.hero h1{max-width:10ch;font-size:clamp(4rem,6.6vw,7.5rem)}.hero h1 em{position:relative;color:var(--turquoise);font-style:normal;font-weight:820}.hero h1 em::after{content:"";position:absolute;left:.05em;right:.02em;bottom:-.08em;height:.1em;background:var(--yellow);transform:skewX(-28deg);transform-origin:left}.hero-intro{max-width:38rem;margin:2.3rem 0 0;color:var(--muted);font-size:1.11rem}.hero-actions{display:flex;align-items:center;gap:1.6rem;margin-top:2.5rem}.button{display:inline-flex;align-items:center;justify-content:center;padding:1rem 1.5rem;border-radius:999px;text-decoration:none;font-size:.88rem;font-weight:800;transition:transform .25s,background .25s}.button-gold{background:var(--yellow);color:var(--black)}.button-gold:hover,.button-gold:focus-visible{background:var(--turquoise);transform:translateY(-4px)}.text-link{color:var(--white);font-size:.9rem;font-weight:700;text-underline-offset:.35rem}.text-link span{display:inline-block;margin-left:.3rem;color:var(--turquoise);transition:transform .25s}.text-link:hover span{transform:translate(4px,4px)}
.hero-facts{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin:4.5rem 0 0;padding-top:1.4rem;border-top:1px solid var(--line)}.hero-facts div{min-width:0}.hero-facts dt{margin-bottom:.4rem;color:var(--yellow);font-size:.69rem;font-weight:850;letter-spacing:.12em}.hero-facts dd{margin:0;color:var(--muted);font-size:.77rem;line-height:1.35}
.hero-image-wrap{position:relative;min-height:100%;margin:0;overflow:hidden;clip-path:polygon(11% 0,100% 0,100% 100%,0 100%,0 11%)}.hero-image{width:100%;height:100%;object-fit:cover;object-position:63% center;filter:saturate(.85) contrast(1.08);transition:transform 1s cubic-bezier(.2,.8,.2,1)}.hero-image-wrap:hover .hero-image{transform:scale(1.035)}.hero-image-wrap::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,7,10,.58),transparent 42%),linear-gradient(0deg,rgba(5,7,10,.72),transparent 48%);pointer-events:none}.hero-image-wrap figcaption{position:absolute;z-index:2;right:2.5rem;bottom:2.5rem;max-width:23rem;padding:1.35rem 1.5rem;border-left:5px solid var(--turquoise);background:rgba(5,7,10,.88);color:rgba(247,248,250,.8);backdrop-filter:blur(12px);font-size:.96rem;line-height:1.45;transition:transform .3s}.hero-image-wrap:hover figcaption{transform:translateY(-6px)}.hero-image-wrap figcaption span{display:block;margin-bottom:.35rem;color:var(--yellow);font-size:.67rem;font-weight:850;letter-spacing:.15em;text-transform:uppercase}

/* Full-colour regional logo strip */
.region-band{--region-gap:3.25rem;position:relative;overflow:hidden;padding:2.6rem 0 2.8rem;background:linear-gradient(180deg,#fff 0%,#f0fafb 100%);border-bottom:1px solid #deeeee;scroll-margin-top:var(--header-height)}
.region-heading-row{position:relative;display:flex;align-items:center;justify-content:center;min-height:2.75rem;margin:0 5vw 1.35rem;padding:0 3.5rem}
.region-heading-row h2{display:flex;align-items:center;justify-content:center;gap:1.3rem;margin:0;color:#5c6b7e;font-size:.875rem;font-weight:750;letter-spacing:.14em;line-height:1.5;text-align:center;text-transform:uppercase}
.region-heading-row h2::before,.region-heading-row h2::after{content:"";width:5.5rem;height:1px;background:#49bbbd;flex-shrink:0}
.region-motion-toggle{position:absolute;right:0;display:grid;place-items:center;width:2.75rem;height:2.75rem;padding:0;border:1px solid #bfdde1;border-radius:50%;background:#fff;color:#087b86;cursor:pointer;transition:background .2s,color .2s}
.region-motion-toggle[hidden]{display:none}.region-motion-toggle:hover{background:#087b86;color:#fff}.region-motion-toggle:focus-visible{outline-color:#087b86}.region-play-icon{display:none}.region-band[data-paused="true"] .region-pause-icon{display:none}.region-band[data-paused="true"] .region-play-icon{display:block}
.region-viewport{overflow:hidden;mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
.region-track{display:flex;width:max-content;will-change:transform}
.region-logos{display:flex;align-items:center;flex-shrink:0;gap:var(--region-gap);width:max-content;margin:0;padding:0 var(--region-gap) 0 0;list-style:none}
.region-logo-item{display:flex;align-items:center;justify-content:center;flex:0 0 14rem;width:14rem;height:6.5rem}
.region-logo-item img{width:100%;height:4.5rem;object-fit:contain;object-position:center;mix-blend-mode:multiply}
.region-logo-crest img{width:7rem;height:6rem}
.region-wordmark{display:inline-flex;align-items:center;gap:.75rem;color:#111;font-size:1.18rem;font-weight:850;letter-spacing:-.035em;line-height:1}
.region-wordmark small{display:block;margin-top:.22rem;color:#5f6875;font-size:.62rem;font-weight:750;letter-spacing:.15em;text-transform:uppercase}
.region-wordmark-mark{display:grid;place-items:center;width:3.2rem;height:3.2rem;border-radius:50% 50% 50% 12%;background:#ee3b3b;color:#fff;font-size:1.35rem;font-weight:900;transform:rotate(-8deg)}
.region-wordmark-mark+span{transform:translateY(.08rem)}
.region-motion-ready .region-track{animation:region-drift var(--region-loop-duration,96.6s) linear infinite}
.region-band[data-paused="true"] .region-track{animation-play-state:paused}
@keyframes region-drift{to{transform:translateX(-50%)}}
@media(hover:hover){.region-band:hover .region-track{animation-play-state:paused}}
@media(max-width:680px){.region-band{--region-gap:2rem;padding:1.8rem 0 2rem;scroll-margin-top:var(--header-height)}.region-heading-row{margin:0 5vw 1.1rem;padding:0 3rem 0 0;justify-content:flex-start}.region-heading-row h2{font-size:.875rem;letter-spacing:.07em;text-align:left;gap:.75rem}.region-heading-row h2::before{width:1.25rem}.region-heading-row h2::after{display:none}.region-logo-item{flex-basis:10rem;width:10rem;height:5.4rem}.region-logo-item img{height:3.5rem}.region-logo-crest img{width:6rem;height:5rem}.region-viewport{mask-image:linear-gradient(90deg,transparent,#000 5%,#000 95%,transparent);-webkit-mask-image:linear-gradient(90deg,transparent,#000 5%,#000 95%,transparent)}}
@media(prefers-reduced-motion:reduce){.region-motion-ready .region-track{animation:none;transform:none;width:100%;will-change:auto}.region-viewport{mask-image:none;-webkit-mask-image:none}.region-logos{width:100%;justify-content:center;flex-wrap:wrap;gap:1.5rem 2rem;padding:0 5vw}.region-logos[aria-hidden="true"]{display:none}.region-motion-toggle{display:none}}

/* Buying introduction on the homepage */
.buying-section{display:grid;grid-template-columns:minmax(0,1.03fr) minmax(28rem,.97fr);min-height:49rem;background:#f4f6f6;scroll-margin-top:var(--header-height)}
.buying-visual{position:relative;min-height:49rem;margin:0;overflow:hidden;background:#dce9e7}
.buying-visual img{width:100%;height:100%;object-fit:cover;object-position:58% center;transition:transform 1.1s cubic-bezier(.2,.8,.2,1),filter .45s ease}
.buying-visual::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,7,10,.46),transparent 42%);pointer-events:none}
.buying-visual figcaption{position:absolute;z-index:1;left:clamp(1.5rem,4vw,4rem);right:clamp(1.5rem,4vw,4rem);bottom:2.2rem;margin:0;color:var(--white);font-size:.86rem;font-weight:750;letter-spacing:.04em}
.buying-visual:hover img{transform:scale(1.035);filter:saturate(1.08)}
.buying-copy{display:flex;flex-direction:column;justify-content:center;padding:clamp(4.5rem,7vw,7.5rem) clamp(2rem,6vw,7rem)}
.buying-copy h2{max-width:10.5ch;margin:0;font-size:clamp(3rem,4.7vw,5.5rem);font-weight:820;line-height:.96;letter-spacing:-.058em}
.buying-hook{max-width:35rem;margin:2rem 0 0;color:#20292b;font-size:clamp(1.08rem,1.4vw,1.28rem);font-weight:680;line-height:1.55}
.buying-intro{max-width:38rem;margin:1.2rem 0 0;color:var(--dark-muted);font-size:1rem}
.buying-paths{display:grid;grid-template-columns:repeat(3,1fr);margin:2.6rem 0 2.4rem;border-top:1px solid var(--dark-line);border-bottom:1px solid var(--dark-line)}
.buying-paths a{position:relative;min-width:0;padding:1.35rem 1.1rem 1.45rem;text-decoration:none;transition:background .25s,transform .25s}
.buying-paths a+a{border-left:1px solid var(--dark-line)}
.buying-paths a:hover,.buying-paths a:focus-visible{z-index:1;background:#fff;transform:translateY(-5px)}
.buying-paths span{display:block;margin-bottom:.75rem;color:var(--turquoise);font-size:.68rem;font-weight:900;letter-spacing:.14em}
.buying-paths strong{display:block;margin-bottom:.55rem;font-size:1rem;line-height:1.2;letter-spacing:-.025em}
.buying-paths small{display:block;color:var(--dark-muted);font-size:.8rem;line-height:1.5}
.buying-button{align-self:flex-start;background:var(--black);color:var(--white)}
.buying-button:hover,.buying-button:focus-visible{background:var(--turquoise);color:var(--black);transform:translateY(-4px)}
@media(max-width:1080px){.buying-section{grid-template-columns:1fr}.buying-visual{min-height:34rem}.buying-copy{padding:5.5rem 7vw}.buying-copy h2{max-width:12ch}}
@media(max-width:680px){.buying-section{scroll-margin-top:var(--header-height)}.buying-visual{min-height:24rem}.buying-visual figcaption{bottom:1.3rem}.buying-copy{padding:4.5rem 6vw}.buying-copy h2{font-size:clamp(2.7rem,13vw,4.2rem)}.buying-paths{grid-template-columns:1fr}.buying-paths a{padding:1.25rem .4rem}.buying-paths a+a{border-left:0;border-top:1px solid var(--dark-line)}.buying-button{width:100%}}

.section{padding:clamp(5.5rem,9vw,9rem) 8vw}.section-heading{display:grid;grid-template-columns:1.45fr .7fr;gap:4rem;align-items:end}.section-heading .eyebrow{grid-column:1/-1;margin-bottom:-2.4rem}.section-heading h2,.requirements-intro h2,.approach-title h2{font-size:clamp(3.1rem,5.2vw,5.7rem)}.section-heading>p:last-child{margin:0 0 .5rem;color:var(--dark-muted)}
.partners-section{position:relative;background:var(--white)}.partners-section::before{content:"";position:absolute;right:-2rem;top:5rem;width:11rem;height:2.4rem;background:var(--yellow);transform:skewX(-34deg);opacity:.95}.partner-grid{display:grid;grid-template-columns:1fr 1fr;margin-top:4.5rem;box-shadow:0 2rem 5rem rgba(5,7,10,.12)}.partner-card{position:relative;min-height:34rem;padding:clamp(2rem,4vw,4rem);display:flex;flex-direction:column;overflow:hidden;transition:transform .35s,box-shadow .35s}.partner-card::after{content:"";position:absolute;right:-5rem;bottom:-6rem;width:12rem;height:16rem;background:var(--turquoise);transform:skewX(-25deg);opacity:0;transition:opacity .3s,transform .3s}.partner-card:hover{z-index:2;transform:translateY(-10px);box-shadow:0 2.5rem 5rem rgba(5,7,10,.2)}.partner-card:hover::after{opacity:.12;transform:skewX(-25deg) translate(-1rem,-1rem)}.partner-card-dark{background:var(--black);color:var(--white)}.partner-card-light{background:var(--white);border:1px solid var(--dark-line)}.card-number{margin:0 0 auto;color:var(--yellow);font-size:.73rem;font-weight:900;letter-spacing:.14em}.partner-card-light .card-number{color:var(--turquoise)}.partner-card h3{max-width:10ch;margin:2rem 0 1rem;font-size:clamp(2.25rem,3.2vw,3.7rem);font-weight:800;line-height:.98;letter-spacing:-.05em}.partner-card>p:not(.card-number){max-width:34rem;color:var(--dark-muted)}.partner-card-dark>p:not(.card-number){color:var(--muted)}.partner-card ul{display:grid;gap:.7rem;margin:1.4rem 0 2rem;padding:0;list-style:none}.partner-card li{padding:.65rem 0;border-top:1px solid var(--dark-line);font-size:.92rem}.partner-card-dark li{border-color:var(--line)}.partner-card a{position:relative;z-index:1;margin-top:auto;font-weight:800;text-decoration:none}.partner-card a span{display:inline-block;margin-left:.35rem;color:var(--turquoise);transition:transform .22s}.partner-card a:hover span{transform:translateX(7px)}

.requirements-section{display:grid;grid-template-columns:.82fr 1.18fr;gap:8vw;background:var(--black);color:var(--white)}.requirements-intro{position:sticky;top:2rem;align-self:start}.requirements-intro h2{max-width:10ch}.requirements-intro>p:last-child{max-width:31rem;margin-top:2rem;color:var(--muted)}.requirements-list article{display:grid;grid-template-columns:3rem 1fr;gap:1rem;padding:2.2rem 1rem;border-top:1px solid var(--line);transition:background .25s,transform .25s}.requirements-list article:last-child{border-bottom:1px solid var(--line)}.requirements-list article:hover{background:rgba(0,183,168,.1);transform:translateX(8px)}.requirements-list article>span{color:var(--yellow);font-size:.71rem;font-weight:900}.requirements-list h3{margin:-.25rem 0 .55rem;font-size:1.55rem;font-weight:760;letter-spacing:-.025em}.requirements-list p{margin:0;color:var(--muted)}
.approach-section{display:grid;grid-template-columns:.75fr 1.25fr;gap:8vw;background:var(--white)}.approach-title h2{max-width:8ch}.process-list{margin:0;padding:0;list-style:none}.process-list li{display:grid;grid-template-columns:3.8rem 1fr;gap:1.2rem;padding:1.75rem 1rem;border-top:1px solid var(--dark-line);transition:background .25s,transform .25s}.process-list li:last-child{border-bottom:1px solid var(--dark-line)}.process-list li:hover{background:rgba(0,183,168,.08);transform:translateX(8px)}.process-list li>span{color:var(--turquoise);font-size:.74rem;font-weight:900}.process-list h3{margin:-.3rem 0 .45rem;font-size:1.65rem;font-weight:780;letter-spacing:-.025em}.process-list p{margin:0;color:var(--dark-muted)}
.principles-section{display:grid;grid-template-columns:1fr 1fr;gap:8vw;padding:clamp(5.5rem,9vw,9rem) 8vw;background:var(--yellow);position:relative;overflow:hidden}.principles-section::after{content:"";position:absolute;right:-8rem;top:-8rem;width:23rem;height:35rem;background:var(--turquoise);transform:skewX(-22deg);opacity:.22}.principles-copy,.principles-grid{position:relative;z-index:1}.principles-copy h2{max-width:11ch;font-size:clamp(3rem,5vw,5.4rem)}.principles-copy .eyebrow{color:var(--black)}.principles-grid{display:grid;grid-template-columns:1fr 1fr;align-content:end}.principles-grid p{min-height:10rem;margin:0;padding:1.5rem;border-top:1px solid rgba(5,7,10,.34);transition:background .25s,transform .25s}.principles-grid p:nth-child(odd){border-right:1px solid rgba(5,7,10,.34)}.principles-grid p:hover{background:var(--black);color:var(--white);transform:translateY(-6px)}.principles-grid strong{display:block;margin-bottom:.75rem;font-size:1.75rem;font-weight:850;letter-spacing:-.04em}.principles-grid span{display:block;font-size:.9rem}
.conversation-section{position:relative;overflow:hidden;padding:clamp(6rem,11vw,11rem) 16vw;text-align:center;background:var(--black);color:var(--white)}.conversation-section::before,.conversation-section::after{content:"";position:absolute;width:14rem;height:35rem;transform:skewX(-24deg)}.conversation-section::before{left:-8rem;top:-6rem;background:var(--turquoise)}.conversation-section::after{right:-9rem;bottom:-8rem;background:var(--yellow)}.conversation-section>*{position:relative;z-index:1}.conversation-section h2{font-size:clamp(3.2rem,6.2vw,6.7rem)}.conversation-section>p:not(.eyebrow){max-width:43rem;margin:2rem auto 0;color:var(--muted);font-size:1.08rem}.conversation-note{max-width:44rem;margin:3rem auto 0;padding:1.5rem;border:1px solid var(--line);color:rgba(247,248,250,.76);transition:border-color .25s,transform .25s}.conversation-note:hover{border-color:var(--turquoise);transform:translateY(-6px)}.conversation-note span{display:block;margin-bottom:.25rem;color:var(--yellow);font-size:.71rem;font-weight:900;letter-spacing:.13em;text-transform:uppercase}
.site-footer{display:grid;grid-template-columns:1fr 1fr auto;align-items:center;gap:2rem;padding:2rem 5vw;background:var(--black);color:rgba(247,248,250,.55);border-top:1px solid var(--line);font-size:.79rem}.footer-brand{color:var(--white)}.footer-brand .brand-logo{width:12rem}.site-footer p{margin:0}.copyright{text-align:right}
:focus-visible{outline:3px solid var(--yellow);outline-offset:4px}

.reveal{opacity:0;transform:translateY(24px);transition:opacity .7s ease,transform .7s ease}.reveal.is-visible{opacity:1;transform:none}
@media(max-width:980px){:root{--header-height:5.6rem}.brand-logo{width:12rem}.menu-button{display:grid;gap:4px;width:2.8rem;height:2.8rem;place-content:center;border:1px solid rgba(247,248,250,.35);background:transparent;color:white}.menu-button span:not(.sr-only){display:block;width:1.2rem;height:1px;background:currentColor}.site-nav{position:absolute;top:var(--header-height);left:0;right:0;display:none;flex-direction:column;align-items:stretch;gap:0;padding:1rem 5vw 1.5rem;background:var(--black);border-top:1px solid var(--line)}.site-nav.open{display:flex}.site-nav a{padding:.85rem 0}.site-nav .nav-cta{margin-top:.5rem;padding:.85rem;text-align:center}.hero{grid-template-columns:1fr}.hero::after{left:auto;right:8%;top:12%}.hero-copy{min-height:48rem;padding:10rem 7vw 4rem}.hero-image-wrap{min-height:32rem;clip-path:polygon(8% 0,100% 0,100% 100%,0 100%,0 8%)}.section-heading{grid-template-columns:1fr;gap:1.5rem}.section-heading .eyebrow{margin-bottom:0}.requirements-section,.approach-section,.principles-section{grid-template-columns:1fr}.requirements-intro{position:static}.site-footer{grid-template-columns:1fr;text-align:center}.footer-brand{justify-self:center}.copyright{text-align:center}}
@media(max-width:680px){.site-header{padding-inline:6vw}.brand-logo{width:10.5rem}.hero-copy{min-height:45rem;padding-inline:6vw}.hero h1{font-size:clamp(3.5rem,17vw,5.2rem)}.hero-actions{align-items:flex-start;flex-direction:column}.hero-facts{gap:.65rem}.hero-image-wrap{min-height:25rem}.hero-image-wrap figcaption{right:1rem;bottom:1rem;left:1rem}.section,.principles-section{padding:5rem 6vw}.partners-section::before{width:6rem;height:1.4rem;top:3rem}.partner-grid{grid-template-columns:1fr;margin-top:3rem}.partner-card{min-height:31rem}.principles-grid{grid-template-columns:1fr}.principles-grid p{min-height:auto;padding-inline:0}.principles-grid p:nth-child(odd){border-right:0}.conversation-section{padding:6rem 6vw}.conversation-section::before,.conversation-section::after{opacity:.35}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}.reveal{opacity:1;transform:none}}

/* Homepage opening: overlay navigation + cinematic hero carousel */
.site-header{position:fixed;transition:background .3s ease,color .3s ease,border-color .3s ease,box-shadow .3s ease}
.site-header:hover,.site-header.scrolled{background:var(--white);color:var(--black);border-color:var(--dark-line);box-shadow:0 10px 35px rgba(5,7,10,.08)}
.site-header:hover .site-nav a:not(.nav-cta),.site-header.scrolled .site-nav a:not(.nav-cta){color:rgba(5,7,10,.78)}
.site-header:hover .site-nav a:not(.nav-cta):hover,.site-header.scrolled .site-nav a:not(.nav-cta):hover{color:var(--black)}
.site-header:hover .menu-button,.site-header.scrolled .menu-button{color:var(--black);border-color:var(--dark-line)}
.hero{display:block;min-height:100svh;height:max(46rem,100svh);background:var(--black)}
.hero::before{z-index:3;left:-9rem;bottom:-28rem;width:32rem;height:66rem;opacity:.14}.hero::after{z-index:5;top:auto;left:auto;right:8vw;bottom:3rem;width:5.5rem;height:.8rem}
.hero-slides,.hero-slide,.hero-shade{position:absolute;inset:0}
.hero-slide{opacity:0;transition:opacity 1s ease;overflow:hidden}.hero-slide.is-active{opacity:1}.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:center;transform:scale(1.02);transition:transform 8s linear}.hero-slide.is-active img{transform:scale(1.09)}
.hero-slide:nth-child(2) img{object-position:60% center}.hero-shade{z-index:2;background:linear-gradient(90deg,rgba(5,7,10,.66) 0%,rgba(5,7,10,.42) 48%,rgba(5,7,10,.14) 100%),linear-gradient(0deg,rgba(5,7,10,.55) 0%,transparent 42%)}
.hero-copy{position:relative;z-index:4;min-height:100%;max-width:72rem;padding:clamp(9rem,15vh,12rem) 8vw 5rem;justify-content:center}.hero h1{max-width:10.5ch;font-size:clamp(4rem,7.4vw,8.5rem);text-shadow:0 8px 32px rgba(5,7,10,.36)}.hero h1.hero-title-compact{max-width:11.5ch;font-size:clamp(3.8rem,6.25vw,7.2rem)}.hero-intro{max-width:41rem}.hero-actions{justify-content:flex-start}.hero .button-outline{border:1px solid rgba(247,248,250,.8);background:rgba(5,7,10,.16);color:var(--white);backdrop-filter:blur(5px)}.hero .button-outline:hover,.hero .button-outline:focus-visible{border-color:var(--turquoise);background:var(--turquoise);color:var(--black);transform:translateY(-4px)}.hero .text-link{text-decoration:none;border-bottom:1px solid rgba(247,248,250,.55);padding:.7rem 0}.hero .text-link:hover{border-color:var(--turquoise)}
.hero-bottom{position:absolute;z-index:5;left:8vw;right:8vw;bottom:2.2rem;display:flex;align-items:end;justify-content:space-between;gap:2rem;border-top:1px solid var(--line)}.hero-facts{width:min(44rem,70%);margin:0;padding-top:1.25rem;border:0}.hero-controls{display:flex;align-items:center;gap:.65rem;padding-top:1.25rem}.slide-dot{width:2.2rem;height:3px;padding:0;border:0;background:rgba(247,248,250,.35);cursor:pointer;transition:width .25s,background .25s}.slide-dot.is-active{width:4rem;background:var(--turquoise)}.slide-pause{margin-left:.35rem;padding:.35rem .55rem;border:1px solid rgba(247,248,250,.35);background:rgba(5,7,10,.2);color:var(--white);font:inherit;font-size:.69rem;font-weight:750;text-transform:uppercase;letter-spacing:.08em;cursor:pointer}.slide-pause:hover{background:var(--white);color:var(--black)}
@media(max-width:980px){.site-header:hover .site-nav,.site-header.scrolled .site-nav{background:var(--white)}.site-header:hover .site-nav a,.site-header.scrolled .site-nav a{color:var(--black)}.hero{height:max(44rem,100svh)}.hero-copy{min-height:100%;padding:9rem 7vw 4rem}.hero h1{font-size:clamp(3.75rem,12vw,6.7rem)}.hero h1.hero-title-compact{font-size:clamp(3.55rem,10.5vw,5.9rem)}}
@media(max-width:680px){:root{--header-height:5rem}.site-nav{top:var(--header-height)}.brand-logo{width:9.8rem}.hero{height:max(46rem,100svh)}.hero-copy{padding:7.5rem 6vw 3rem;justify-content:center}.hero h1{font-size:clamp(3.2rem,15vw,5.2rem)}.hero h1.hero-title-compact{font-size:clamp(3rem,13.2vw,4.6rem)}.hero-intro{font-size:1rem}.hero-actions{gap:.75rem;align-items:stretch}.hero-actions .button{width:100%}.hero::after{display:none}.hero-slide:nth-child(2) img{object-position:68% center}.hero-shade{background:linear-gradient(90deg,rgba(5,7,10,.68),rgba(5,7,10,.3)),linear-gradient(0deg,rgba(5,7,10,.62),transparent 48%)}}

/* Service-led Sell / Buy / Rent carousel */
.hero-copy{display:grid;align-items:center;max-width:78rem}
.hero-message{grid-area:1/1;opacity:0;transform:translateY(24px);pointer-events:none;transition:opacity .55s ease,transform .55s ease}
.hero-message.is-active{opacity:1;transform:none;pointer-events:auto}
.hero-controls{gap:.45rem;padding-top:1rem}
.slide-dot{width:auto;height:auto;min-width:5.1rem;padding:.58rem .75rem;border:1px solid rgba(247,248,250,.32);background:rgba(5,7,10,.3);color:rgba(247,248,250,.72);font:inherit;font-size:.78rem;font-weight:800;text-align:left;cursor:pointer;transition:background .25s,color .25s,border-color .25s,transform .25s}
.slide-dot span{display:block;margin-bottom:.05rem;color:var(--turquoise);font-size:.6rem;letter-spacing:.12em}
.slide-dot:hover{transform:translateY(-3px);border-color:var(--white);color:var(--white)}
.slide-dot.is-active{width:auto;background:var(--white);border-color:var(--white);color:var(--black)}
.slide-pause{margin-left:.25rem;padding:.58rem .65rem;font-size:.64rem}
.slide-pause:hover{background:var(--yellow);border-color:var(--yellow);color:var(--black)}
@media(max-width:680px){.hero{height:max(48rem,100svh)}}
@media(prefers-reduced-motion:reduce){.hero-message{transition:none}.hero-slide img,.hero-slide.is-active img{transform:none}}

/* Clear, welcoming buying and investor pages */
.eyebrow{font-size:.875rem;letter-spacing:.12em}
.eyebrow.dark{color:#00796f}
.quiet-link{font-size:.95rem;font-weight:750;text-decoration-thickness:1px;text-underline-offset:.35rem}
.quiet-link:hover{color:#00796f}
.buying-actions{display:flex;align-items:center;flex-wrap:wrap;gap:1.3rem 1.6rem}
.buying-section{grid-template-columns:minmax(0,1fr) minmax(28rem,1fr);min-height:43rem;background:#f4f6f6}
.buying-visual{min-height:43rem}
.buying-copy{padding:5.5rem 5.2vw}
.buying-copy h2{max-width:15ch;font-size:clamp(2.8rem,4.05vw,4.75rem);line-height:1.02;letter-spacing:-.05em}
.buying-copy h2 em{color:#00796f;font-style:normal}
.buying-hook{font-size:1.15rem;font-weight:550}
.buying-intro{line-height:1.75}
.buying-paths{margin:2.1rem 0 2rem}
.buying-paths a{padding:1.2rem .8rem}
.buying-paths a:first-child{padding-left:0}
.buying-paths span{color:#00796f;font-size:.875rem;letter-spacing:.08em}
.buying-paths strong{line-height:1.35}
.buying-paths small{font-size:.875rem;line-height:1.55}
.hero-bottom{justify-content:flex-end;bottom:2rem;border:0}
.hero-controls{padding:0}
.slide-dot{min-width:3.8rem;text-align:center;font-size:.875rem}
.slide-pause{font-size:.875rem;letter-spacing:0;text-transform:none}
.hero-message{scroll-margin-top:9rem}
.services-section{background:#fff}
.services-heading h2,.housing-partnerships h2,.buyer-section-title h2{margin:0;font-size:clamp(2.75rem,4.5vw,5rem);font-weight:800;line-height:1.04;letter-spacing:-.05em}
.service-links{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:3.5rem;margin-top:3.5rem}
.service-links>a{display:flex;flex-direction:column;align-items:flex-start;padding:1.7rem 0 0;border-top:1px solid var(--dark-line);text-decoration:none;transition:border-color .2s}
.service-links>a:hover{border-color:#00796f}
.service-links>a>span{color:#00796f;font-size:.875rem;font-weight:700}
.service-links h3{margin:.85rem 0 1rem;font-size:clamp(1.8rem,2.6vw,2.65rem);font-weight:750;line-height:1.12;letter-spacing:-.04em}
.service-links p{margin:0 0 1.4rem;color:var(--dark-muted)}
.service-links strong{margin-top:auto;font-size:.95rem;text-decoration:underline;text-underline-offset:.35rem}
.principles-copy h2{max-width:15ch;line-height:1.03}
.housing-partnerships{background:#fff;padding-block:5.5rem}
.housing-intro{max-width:40rem;margin:1.5rem 0 2.5rem;color:var(--dark-muted)}
.housing-details{border-block:1px solid var(--dark-line)}
.housing-details summary{padding:1.4rem .25rem;font-size:1rem;font-weight:750;cursor:pointer}
.housing-details summary::marker{color:#00796f}
.housing-details-body{display:grid;grid-template-columns:.85fr 1.15fr;gap:6vw;padding:2.5rem 0 1.5rem;scroll-margin-top:9rem}
.housing-details-body .requirements-intro{position:static}
.housing-details-body .requirements-intro h3{margin:0;font-size:1.8rem;font-weight:750;line-height:1.15;letter-spacing:-.035em}
.housing-details-body .requirements-intro p{color:var(--dark-muted)}
.housing-details-body .requirements-list article{padding:1.6rem 0;border-color:var(--dark-line)}
.housing-details-body .requirements-list article>span{color:#00796f;font-size:.875rem}
.housing-details-body .requirements-list h3{font-size:1.2rem}
.housing-details-body .requirements-list p{color:var(--dark-muted)}
.conversation-section,.approach-section{scroll-margin-top:var(--header-height)}
.site-footer a{font-size:.875rem;text-underline-offset:.25rem}

.page-header,.page-header:hover{background:var(--white);color:var(--black);border-color:var(--dark-line)}
.page-header .site-nav a:not(.nav-cta),.page-header:hover .site-nav a:not(.nav-cta){color:#30383a}
.page-header .site-nav a[aria-current="page"]::after{right:0}
.page-header .menu-button{color:var(--black);border-color:var(--dark-line)}
.buyer-hero{display:grid;grid-template-columns:1.1fr .9fr;min-height:53rem;padding-top:var(--header-height);background:var(--white)}
.buyer-hero-copy{display:flex;flex-direction:column;justify-content:center;align-items:flex-start;padding:4.5rem 4.8vw 4.5rem 8vw}
.buyer-hero h1{max-width:13.5ch;margin:0;font-size:clamp(3.4rem,5.4vw,6.5rem);font-weight:820;line-height:1.02;letter-spacing:-.055em}
.buyer-hero h1 em{color:#00796f;font-style:normal}
.buyer-hero-intro{max-width:35rem;margin:2rem 0 0;font-size:1.18rem;line-height:1.65}
.buyer-hero-detail{max-width:34rem;margin:1.15rem 0 1.9rem;color:var(--dark-muted)}
.buyer-hero-footnote{margin:2.5rem 0 0;padding-top:1.2rem;border-top:1px solid var(--dark-line);color:#495558;font-size:.875rem;line-height:1.8}
.buyer-hero-image{position:relative;min-width:0;margin:0;overflow:hidden;background:#dce9e7}
.buyer-hero-image img{width:100%;height:100%;object-fit:cover;object-position:66% center}
.buyer-hero-image::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,7,10,.55),transparent 35%);pointer-events:none}
.buyer-hero-image figcaption{position:absolute;z-index:1;left:2.2rem;right:2.2rem;bottom:2rem;color:#fff;font-size:.95rem;font-weight:650}
.buyer-support,.location-section,.buyer-guide,.management-section{display:grid;grid-template-columns:.9fr 1.1fr;gap:7vw;scroll-margin-top:var(--header-height)}
.buyer-section-title>p:not(.eyebrow){max-width:31rem;margin:1.8rem 0 0;color:var(--dark-muted)}
.buyer-section-title h2 em{font-style:normal}
.buyer-section-copy>p,.management-copy>p{margin:0 0 1.3rem;color:var(--dark-muted)}
.buyer-section-copy .section-lead,.management-copy .section-lead{color:var(--black);font-size:1.35rem;font-weight:650;line-height:1.45;letter-spacing:-.015em}
.support-points{margin:2.4rem 0 0}
.support-points>div{display:grid;grid-template-columns:8.5rem 1fr;gap:1.3rem;padding:1.45rem 0;border-top:1px solid var(--dark-line)}
.support-points>div:last-child{border-bottom:1px solid var(--dark-line)}
.support-points dt{font-weight:750;line-height:1.5}
.support-points dd{margin:0;color:var(--dark-muted);line-height:1.65}
.location-section{background:var(--black);color:var(--white)}
.location-section .buyer-section-title h2 em{color:var(--turquoise)}
.location-section .buyer-section-title>p:not(.eyebrow){color:var(--muted)}
.focus-areas{display:flex;flex-wrap:wrap;gap:.65rem;margin:2.5rem 0 0;padding:0;list-style:none}
.focus-areas li{padding:.5rem .85rem;border:1px solid var(--line);font-size:.875rem;line-height:1.5}
.location-factors article{display:grid;grid-template-columns:2rem 1fr;gap:1.2rem;padding:1.8rem 0;border-top:1px solid var(--line)}
.location-factors article>span{padding-top:.25rem;color:var(--yellow);font-size:.875rem;font-weight:750}
.location-factors h3{margin:0 0 .7rem;font-size:1.45rem;font-weight:750;line-height:1.25;letter-spacing:-.025em}
.location-factors p{margin:0;color:var(--muted)}
.location-note{padding:1.5rem 0;border-top:1px solid var(--line);font-size:.95rem}
.buyer-guide .process-list li{padding-inline:0;grid-template-columns:2.5rem 1fr}
.buyer-guide .process-list li>span{color:#00796f;font-size:.875rem}
.buyer-guide .process-list h3{font-size:1.55rem;line-height:1.3}
.management-section{background:#e5f2ef}
.management-section h2 em{color:#00796f}
.management-section .buyer-section-title .quiet-link{display:inline-block;margin-top:2rem}
.buyer-conversation .button{margin-top:2rem}
.buying-page :focus-visible,.services-section :focus-visible,.buying-section :focus-visible,.housing-partnerships :focus-visible{outline-color:#087b86}
.buying-page .conversation-section :focus-visible,.buying-page .location-section :focus-visible{outline-color:var(--yellow)}

@media(max-width:1080px){.buying-section{grid-template-columns:1fr}.buying-visual{min-height:26rem;height:26rem}.buying-copy{padding:4.5rem 7vw}.buying-copy h2{max-width:16ch}.buying-paths{max-width:46rem}.service-links{gap:2rem}.buyer-hero{grid-template-columns:1.1fr .9fr;min-height:49rem}.buyer-hero-copy{padding:4rem 5vw}.buyer-hero h1{font-size:clamp(3.25rem,5.8vw,5.4rem)}.buyer-support,.location-section,.buyer-guide,.management-section{gap:5vw;grid-template-columns:.85fr 1.15fr}.support-points>div{grid-template-columns:1fr;gap:.5rem}}
@media(max-width:980px){.page-header .site-nav,.page-header:hover .site-nav{background:var(--white)}.page-header .site-nav .nav-cta{color:var(--black)}.buyer-hero{padding-top:var(--header-height)}.buyer-support,.location-section,.buyer-guide,.management-section{grid-template-columns:1fr;gap:3.5rem}.buyer-section-title h2{max-width:15ch}.buyer-section-copy,.location-factors,.management-copy{max-width:46rem}.housing-details-body{grid-template-columns:1fr;gap:2rem}.service-links{gap:1.75rem}}
@media(max-width:680px){.buying-section{scroll-margin-top:var(--header-height)}.buying-copy{order:-1;padding:4rem 6vw}.buying-copy h2{font-size:clamp(2.55rem,11.5vw,3.8rem)}.buying-hook{font-size:1.1rem}.buying-visual{min-height:19rem;height:19rem}.buying-actions{align-items:flex-start;flex-direction:column;gap:1.1rem}.buying-actions .button{width:100%}.buying-paths{margin-block:1.8rem}.buying-paths a,.buying-paths a:first-child{padding:1.15rem 0}.buying-paths span{margin-bottom:.4rem}.hero-copy{padding-bottom:7rem}.hero-bottom{left:6vw;right:6vw;bottom:1.75rem;justify-content:flex-start}.hero-controls{gap:.4rem;flex-wrap:wrap}.slide-dot{min-width:3.25rem}.services-heading h2,.housing-partnerships h2,.buyer-section-title h2{font-size:clamp(2.35rem,10.5vw,3.6rem)}.service-links{grid-template-columns:1fr;gap:2.2rem;margin-top:2.5rem}.service-links h3{font-size:2rem}.service-links p{max-width:28rem}.housing-partnerships{padding-block:4rem}.housing-details-body{padding-top:1.5rem;scroll-margin-top:6.5rem}.buyer-hero{grid-template-columns:1fr;padding-top:var(--header-height);min-height:0}.buyer-hero-copy{padding:3.5rem 6vw}.buyer-hero h1{font-size:clamp(2.75rem,12vw,4.3rem)}.buyer-hero-intro{font-size:1.1rem}.buyer-hero-image{height:23rem}.buyer-hero-image figcaption{left:6vw;right:6vw;bottom:1.5rem}.buyer-hero-footnote{margin-top:2rem}.buyer-support,.location-section,.buyer-guide,.management-section,.conversation-section,.approach-section{scroll-margin-top:var(--header-height)}.support-points>div{padding-block:1.3rem}.focus-areas{margin-top:2rem}.buyer-guide .process-list h3{font-size:1.35rem}.principles-copy h2{font-size:clamp(2.5rem,11vw,3.8rem)}}

/* Picture-led service overview, followed by three spacious support panels */
.property-services{padding:5.5rem 5vw 6rem;background:#f0f8f6;scroll-margin-top:var(--header-height)}
.property-services-heading{max-width:52rem;margin-bottom:3rem}
.property-services-heading h2{margin:0;font-size:clamp(2.8rem,4.2vw,4.5rem);font-weight:800;line-height:1.05;letter-spacing:-.045em}
.property-services-heading>p:last-child{max-width:43rem;margin:1.5rem 0 0;color:#495b58;font-size:1.05rem}
.property-card-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1.35rem}
.property-card{display:flex;flex-direction:column;min-width:0;overflow:hidden;border:1px solid #d3e4df;border-radius:1.2rem;background:#fff;text-decoration:none;box-shadow:0 .7rem 2rem rgba(6,56,43,.035);transition:transform .25s,border-color .25s,box-shadow .25s}
.property-card:hover{transform:translateY(-5px);border-color:#00796f;box-shadow:0 1rem 2.5rem rgba(6,56,43,.1)}
.property-card-image{position:relative;height:13.5rem;overflow:hidden;background:#e5eeea}
.property-card-image img{width:100%;height:100%;object-fit:cover;object-position:60% center;transition:transform .6s ease}
.property-card:hover img{transform:scale(1.035)}
.property-card-image-selling img{object-position:77% center}
.property-card-image-renting img{object-position:76% center}
.property-card-image>span{position:absolute;left:1.2rem;bottom:1.1rem;padding:.3rem .65rem;border-radius:999px;background:#fff;color:#00796f;font-size:.875rem;font-weight:800;line-height:1.4}
.property-card-copy{display:flex;flex:1;flex-direction:column;padding:1.65rem 1.5rem 1.5rem}
.property-card-copy h3{margin:0;font-size:1.55rem;font-weight:780;line-height:1.2;letter-spacing:-.03em}
.property-card-copy p{margin:1rem 0 1.4rem;color:#4d5c58;font-size:1rem;line-height:1.65}
.property-card-link{display:block;margin-top:auto;padding-top:1rem;border-top:1px solid #dfebe7;font-size:.95rem;font-weight:750;text-decoration:underline;text-underline-offset:.3rem}
.property-services :focus-visible{outline-color:#087b86}
.services-section{padding-inline:5vw;background:#fff}
.services-heading>p:last-child{max-width:42rem;margin:1.5rem 0 0;color:var(--dark-muted);font-size:1.05rem}
.service-panel-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.6rem;margin-top:3rem}
.service-panel{display:flex;flex-direction:column;min-width:0;overflow:hidden;border:1px solid #d9e4e0;border-radius:1.3rem;background:#fff}
.service-panel-image{width:100%;height:15rem;object-fit:cover;object-position:62% center}
.service-panel-image-selling{object-position:77% center}
.service-panel-image-renting{object-position:76% center}
.service-panel-copy{display:flex;flex:1;flex-direction:column;align-items:flex-start;padding:2rem}
.service-panel-copy .service-label{margin:0 0 .9rem;color:#00796f;font-size:.875rem;font-weight:750}
.service-panel-copy h3{margin:0 0 1.25rem;font-size:clamp(1.8rem,2.25vw,2.65rem);font-weight:780;line-height:1.12;letter-spacing:-.04em}
.service-panel-copy>p:not(.service-label){margin:0 0 1.5rem;color:var(--dark-muted);line-height:1.75}
.service-panel-copy ul{width:100%;margin:0 0 2rem;padding:0;list-style:none}
.service-panel-copy li{padding:.7rem 0;border-top:1px solid var(--dark-line);font-size:.95rem;line-height:1.5}
.service-panel-copy li:last-child{border-bottom:1px solid var(--dark-line)}
.service-panel-copy .button{margin-top:auto}
.service-page .buyer-hero-image img{object-position:76% center}
.service-page .section-lead{max-width:34rem}
.renting-page .management-section .buyer-section-title h2{max-width:14ch}
@media(max-width:1180px){.property-card-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-card-image{height:16rem}.property-card-copy{padding:1.75rem}.property-card-copy h3{font-size:1.8rem}.property-card-copy p{max-width:32rem}.service-panel-copy{padding:1.6rem}.service-panel-copy h3{font-size:1.85rem}}
@media(max-width:1050px){.service-panel-grid{grid-template-columns:1fr;gap:1.75rem}.service-panel{display:grid;grid-template-columns:.9fr 1.1fr}.service-panel-image{height:100%;min-height:28rem}.service-panel-copy{padding:2.5rem}.service-panel-copy h3{font-size:2.35rem}.service-panel-copy li{padding:.65rem 0}}
@media(max-width:680px){.property-services{padding:4rem 6vw;scroll-margin-top:var(--header-height)}.property-services-heading{margin-bottom:2.2rem}.property-services-heading h2{font-size:clamp(2.45rem,10.5vw,3.4rem)}.property-card-grid{grid-template-columns:1fr;gap:1.4rem}.property-card-image{height:14.5rem}.property-card-copy{padding:1.5rem}.property-card-copy h3{font-size:1.7rem}.services-section{padding-inline:6vw}.service-panel-grid{margin-top:2.4rem;gap:1.7rem}.service-panel{display:flex}.service-panel-image{height:14rem;min-height:0}.service-panel-copy{padding:1.6rem}.service-panel-copy h3{font-size:2rem}.service-panel-copy .button{width:100%}}

/* Photograph-led service pages inspired by the supplied hero reference. */
.site-nav a[aria-current="page"]::after{right:0}
.service-hero{position:relative;isolation:isolate;display:grid;place-items:center;min-height:100svh;padding:calc(var(--header-height) + 5rem) 6vw 6.5rem;overflow:hidden;background:var(--black);color:var(--white);text-align:center}
.service-hero-image,.service-hero-shade{position:absolute;inset:0;width:100%;height:100%;z-index:-1}
.service-hero-image{object-fit:cover;object-position:62% center}
.service-hero-shade{background:linear-gradient(180deg,rgba(5,7,10,.34),rgba(5,7,10,.49) 40%,rgba(5,7,10,.58))}
.service-hero-selling .service-hero-image{object-position:65% center}
.service-hero-renting .service-hero-image{object-position:66% center}
.service-hero-renting .service-hero-shade{background:linear-gradient(180deg,rgba(5,7,10,.33),rgba(5,7,10,.56) 45%,rgba(5,7,10,.59))}
.service-breadcrumb{position:absolute;top:calc(var(--header-height) + 1.2rem);left:5vw;display:flex;align-items:center;gap:.8rem;font-size:.85rem;text-align:left}
.service-breadcrumb a{color:rgba(247,248,250,.8);text-decoration:none}
.service-breadcrumb a:hover{text-decoration:underline;text-underline-offset:.25rem}
.service-breadcrumb>span[aria-hidden]{opacity:.5}
.service-hero-copy{width:100%;max-width:76rem}
.service-hero-copy .eyebrow{margin-bottom:1.35rem;color:#8be3d6;font-size:.8rem;letter-spacing:.16em}
.service-hero h1{max-width:20ch;margin:0 auto;color:#fff;font-family:Georgia,"Times New Roman",serif;font-size:clamp(3.25rem,6.15vw,6.4rem);font-weight:400;line-height:1.06;letter-spacing:-.038em;text-wrap:balance;text-shadow:0 2px 20px rgba(5,7,10,.16)}
.service-hero-intro{max-width:46rem;margin:1.8rem auto 0;color:rgba(255,255,255,.92);font-size:clamp(1.05rem,1.4vw,1.22rem);line-height:1.75;text-wrap:pretty}
.service-hero-actions{display:flex;align-items:center;justify-content:center;gap:1.8rem;margin-top:2rem}
.service-hero-actions .button{min-height:3.5rem;padding-inline:1.9rem;font-size:.95rem}
.service-hero-link{color:#fff;font-size:.95rem;font-weight:650;text-decoration:underline;text-underline-offset:.4rem}
.service-hero :focus-visible{outline-color:var(--yellow)}
.service-welcome{display:grid;grid-template-columns:.9fr 1.1fr;gap:8vw;background:#fff;scroll-margin-top:var(--header-height)}
.service-welcome h2{max-width:17ch;font-size:clamp(2.6rem,4vw,4.5rem);line-height:1.06;letter-spacing:-.045em}
.service-welcome-copy p{max-width:42rem;margin:0 0 1.35rem;color:#56615e;font-size:1.04rem;line-height:1.8}
.service-welcome-copy .section-lead{color:var(--black);font-size:1.3rem;font-weight:650;line-height:1.5}
.service-welcome-copy .quiet-link{display:inline-block;margin-top:.6rem}
.landlord-invite{position:relative;display:grid;grid-template-columns:1fr auto;gap:3rem;align-items:center;background:#e5f2ef;scroll-margin-top:var(--header-height)}
.landlord-invite h2{max-width:20ch;font-size:clamp(2.5rem,4vw,4.2rem);line-height:1.05}
.landlord-invite p:not(.eyebrow){max-width:43rem;margin:1.6rem 0 0;color:#4d625a}
.anchor-target{position:absolute;top:0;scroll-margin-top:var(--header-height)}

/* An expandable property catalogue; one listing becomes a spacious featured card. */
.property-catalogue{padding-inline:5vw;background:#f3f7f5;scroll-margin-top:var(--header-height)}
.catalogue-heading{display:grid;grid-template-columns:1.25fr .75fr;align-items:end;gap:4rem}
.catalogue-heading h2{max-width:20ch;font-size:clamp(2.7rem,4.2vw,4.7rem);line-height:1.04}
.catalogue-heading>p{max-width:28rem;margin:0 0 .25rem;color:#56635f;font-size:1.05rem}
.property-search{max-width:46rem;margin-top:2.5rem}
.property-search>label{display:block;margin-bottom:.6rem;color:#345448;font-size:.875rem;font-weight:750}
.property-search-field{display:flex;align-items:center;gap:.8rem;min-height:3.5rem;padding:0 1rem;border:1px solid #c9d9d2;border-radius:.55rem;background:#fff;color:#547364}
.property-search-field:focus-within{border-color:#00796f;box-shadow:0 0 0 2px rgba(0,121,111,.12)}
.property-search-field svg{flex-shrink:0}
.property-search-field input{flex:1;min-width:0;padding:.9rem 0;border:0;background:transparent;color:var(--black);font:inherit;font-size:.95rem;outline:0}
.property-search-field button{padding:.5rem .25rem;border:0;background:transparent;color:#00796f;font:inherit;font-size:.875rem;font-weight:700;cursor:pointer}
.property-result-count{margin:1.5rem 0;color:#607268;font-size:.875rem}
.property-listing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.5rem}
.listing-card{min-width:0;overflow:hidden;border:1px solid #d5e2dc;border-radius:1rem;background:#fff;box-shadow:0 .7rem 2.5rem rgba(20,65,43,.04)}
.listing-card:only-child{grid-column:1/-1;display:grid;grid-template-columns:1.12fr 1fr}
.listing-image{position:relative;display:block;overflow:hidden;min-height:18rem;background:#d9e5de}
.listing-image img{width:100%;height:100%;aspect-ratio:3/2;object-fit:cover;transition:transform .6s ease}
.listing-image:hover img{transform:scale(1.025)}
.listing-card:only-child .listing-image{min-height:31rem}
.listing-badge{position:absolute;top:1.25rem;left:1.25rem;padding:.4rem .85rem;border-radius:999px;background:var(--white);color:#006e5f;font-size:.8rem;font-weight:750}
.listing-copy{display:flex;align-items:flex-start;flex-direction:column;padding:2rem}
.listing-card:only-child .listing-copy{justify-content:center;padding:clamp(2rem,3.6vw,4rem)}
.listing-type{margin:0 0 .7rem;color:#00796f;font-size:.875rem;font-weight:750}
.listing-copy h3{margin:0;font-size:clamp(1.75rem,2.7vw,2.85rem);font-weight:750;line-height:1.1;letter-spacing:-.035em}
.listing-copy h3 a{text-decoration:none}
.listing-copy h3 a:hover{text-decoration:underline;text-underline-offset:.2rem}
.listing-price{margin:1.5rem 0;color:var(--black);font-size:2rem;font-weight:750;line-height:1.2;letter-spacing:-.03em}
.listing-price>span{display:block;margin-bottom:.45rem;color:#637469;font-size:.8rem;font-weight:500;letter-spacing:0}
.listing-facts{display:flex;flex-wrap:wrap;gap:.5rem 1rem;margin:0;padding:1rem 0;border-block:1px solid #deebe4;list-style:none;color:#425349;font-size:.875rem}
.listing-summary{margin:1.5rem 0 0;color:#59675f;font-size:1rem;line-height:1.75}
.listing-source{margin:1.2rem 0;color:#66746b;font-size:.8rem;line-height:1.6}
.listing-source a{color:#425f50;text-underline-offset:.2rem}
.listing-copy>.button{margin-top:auto}
.listing-card:only-child .listing-copy>.button{margin-top:.65rem}
.catalogue-note{margin:1.35rem 0 0;color:#66746b;font-size:.8rem}
.property-empty{padding:3rem;border:1px dashed #adc9ba;border-radius:1rem;background:#fff}
.property-empty h3{margin:0 0 1rem;font-size:1.65rem}
.property-empty p{color:#56635f}
.buying-brief{display:grid;grid-template-columns:1fr auto;align-items:center;gap:3rem;margin-top:3rem;padding:2.6rem 3rem;border-left:4px solid #00796f;background:#e2f0ea}
.buying-brief .eyebrow{margin-bottom:.8rem}
.buying-brief h3{margin:0;font-size:clamp(1.8rem,2.6vw,2.5rem);font-weight:700;line-height:1.12;letter-spacing:-.035em}
.buying-brief p:last-child{max-width:43rem;margin:1rem 0 0;color:#4a6356}
.property-catalogue [hidden]{display:none!important}

/* Real featured-property detail page. */
.property-detail-main{padding-top:var(--header-height)}
.property-breadcrumb{display:flex;flex-wrap:wrap;gap:.75rem;padding:1.6rem 5vw;color:#637168;font-size:.875rem}
.property-breadcrumb a{text-underline-offset:.2rem}
.property-detail-hero{display:grid;grid-template-columns:1.25fr 1fr;padding:0 5vw 3rem;gap:4vw;align-items:center}
.property-detail-hero>figure{position:relative;margin:0;overflow:hidden;border-radius:1rem;background:#d6e3db}
.property-detail-hero>figure img{width:100%;height:100%;min-height:35rem;object-fit:cover}
.property-detail-hero>figure figcaption{position:absolute;bottom:1rem;left:1rem;padding:.35rem .7rem;border-radius:.35rem;background:rgba(5,7,10,.68);color:#fff;font-size:.72rem}
.property-detail-intro h1{margin:0 0 1.4rem;font-family:Georgia,"Times New Roman",serif;font-size:clamp(2.7rem,4.7vw,5.2rem);font-weight:400;line-height:1.06;letter-spacing:-.035em}
.property-detail-intro .listing-price{font-size:2.2rem;margin-block:1.8rem}
.property-detail-intro .listing-source{margin-top:1.5rem}
.property-detail-intro .button{margin-top:.75rem}
.property-availability{margin:1rem 0 0;color:#68746d;font-size:.8rem}
.property-detail-body{display:grid;grid-template-columns:1.4fr 1fr;gap:8vw;background:#fff;padding-block:5rem}
.property-detail-body h2{max-width:16ch;font-size:clamp(2.6rem,4vw,4.1rem);line-height:1.06}
.property-detail-body p:not(.eyebrow){max-width:44rem;margin:1.8rem 0 0;color:#58675e}
.property-highlights{display:grid;grid-template-columns:1fr 1fr;gap:.6rem 2rem;margin:2rem 0 0;padding-left:1.2rem;color:#40594b;font-size:.95rem}
.property-key-details{align-self:center;margin:0}
.property-key-details>div{display:flex;justify-content:space-between;gap:1rem;padding:1.2rem 0;border-bottom:1px solid #dbe5de}
.property-key-details dt{color:#58675e}
.property-key-details dd{margin:0;color:#172a1f;font-weight:650}
.property-gallery{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem;padding:3rem 5vw 1rem;background:#f3f7f5}
.property-gallery figure{margin:0}
.property-gallery img{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover;border-radius:.75rem}
.property-gallery figcaption{margin-top:.65rem;color:#637168;font-size:.8rem}
.property-source-note{display:flex;align-items:center;justify-content:space-between;gap:2rem;padding:2rem 5vw 3rem;background:#f3f7f5;color:#637168;font-size:.8rem}
.property-source-note p{margin:0;max-width:45rem}
.property-source-note a{text-underline-offset:.2rem}

@media(max-width:1080px){.service-hero h1{font-size:clamp(3.6rem,7.7vw,5.7rem)}.service-welcome{gap:5vw}.catalogue-heading{gap:2rem}.property-listing-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.listing-card:only-child .listing-image{min-height:29rem}.listing-card:only-child .listing-copy{padding:2rem}.buying-brief{padding:2rem}.property-detail-hero{gap:3vw}.property-detail-hero>figure img{min-height:30rem}}
@media(max-width:980px){.service-hero{padding-top:calc(var(--header-height) + 4.5rem)}.service-welcome,.catalogue-heading,.property-detail-body{grid-template-columns:1fr;gap:2.5rem}.service-welcome h2{max-width:21ch}.catalogue-heading>p{max-width:43rem}.buying-brief,.landlord-invite{grid-template-columns:1fr;gap:1.8rem}.buying-brief .button,.landlord-invite .button{justify-self:start}.property-detail-hero{grid-template-columns:1fr;gap:2rem}.property-detail-hero>figure img{height:30rem;min-height:0}.property-detail-intro{padding-bottom:1rem}.property-detail-body h2{max-width:20ch}}
@media(max-width:680px){.service-hero{min-height:100svh;padding:calc(var(--header-height) + 4rem) 6vw 6rem}.service-hero h1{max-width:17ch;font-size:clamp(2.7rem,10vw,4.1rem);line-height:1.09}.service-hero-intro{margin-top:1.5rem;font-size:1rem;line-height:1.7}.service-hero-copy .eyebrow{font-size:.68rem;letter-spacing:.13em}.service-hero-actions{flex-direction:column;gap:1.25rem;margin-top:1.7rem}.service-hero-actions .button{min-width:14rem}.service-breadcrumb{left:6vw;font-size:.8rem;top:calc(var(--header-height) + 1rem)}.service-hero-image{object-position:65% center}.service-hero-selling .service-hero-image{object-position:73% center}.service-hero-renting .service-hero-image{object-position:72% center}.service-welcome{gap:2rem}.service-welcome h2,.catalogue-heading h2{font-size:clamp(2.3rem,10vw,3.3rem);line-height:1.08}.service-welcome-copy p{font-size:1rem}.property-catalogue{padding-inline:6vw}.property-search-field{gap:.6rem;padding-inline:.75rem}.property-search-field input{font-size:.875rem}.property-listing-grid{grid-template-columns:1fr}.listing-card:only-child{display:flex;flex-direction:column}.listing-image,.listing-card:only-child .listing-image{min-height:0}.listing-image img{height:auto;aspect-ratio:3/2}.listing-copy,.listing-card:only-child .listing-copy{padding:1.6rem}.listing-copy h3{font-size:2rem}.listing-copy>.button{margin-top:1rem}.listing-price{font-size:1.8rem}.listing-facts{font-size:.8rem;gap:.5rem .8rem}.buying-brief{margin-top:2rem;padding:1.8rem 1.5rem}.buying-brief .button,.landlord-invite .button{width:100%}.landlord-invite h2{font-size:2.5rem}.property-breadcrumb{padding:1.2rem 6vw;font-size:.8rem}.property-detail-hero{padding-inline:6vw;padding-bottom:2rem}.property-detail-hero>figure img{height:21rem}.property-detail-intro h1{font-size:clamp(2.6rem,12vw,4rem)}.property-detail-body{padding-block:3.5rem;gap:2rem}.property-detail-body h2{font-size:2.5rem}.property-highlights{grid-template-columns:1fr}.property-gallery{grid-template-columns:1fr;padding:2rem 6vw 1rem}.property-source-note{flex-direction:column;align-items:flex-start;padding:1.5rem 6vw 2.5rem}}
@media(prefers-reduced-motion:reduce){.listing-image img{transition:none}.listing-image:hover img{transform:none}}

/* Warmer homepage cards with pill links and a more pronounced hover treatment. */
.property-card,.service-panel,.listing-card{position:relative;z-index:0;transition:transform .32s cubic-bezier(.2,.75,.25,1),box-shadow .32s ease,border-color .32s ease}
.property-card-image{height:15rem}
.property-card-image img{object-position:center}
.property-card-copy h3{min-height:2.4em}
.property-card-link{display:inline-flex;align-items:center;justify-content:center;align-self:flex-start;gap:.6rem;width:auto;margin-top:auto;padding:.85rem 1.1rem;border:0;border-radius:999px;background:var(--black);color:var(--white);font-size:.875rem;font-weight:750;line-height:1.3;text-decoration:none;white-space:nowrap;transition:background .25s ease,color .25s ease,box-shadow .25s ease}
.property-card-link>span{font-size:1.05em}
.service-panel-image{object-position:center}
@media(hover:hover) and (pointer:fine){.property-card:hover,.property-card:focus-visible{z-index:2;transform:scale(1.045);border-color:#58a993;box-shadow:0 1.5rem 3rem rgba(13,66,45,.2)}.property-card:hover img{transform:scale(1.07)}.property-card:hover .property-card-link{background:#00796f;color:#fff;box-shadow:0 .35rem .8rem rgba(0,121,111,.16)}.service-panel:hover,.service-panel:focus-within{z-index:2;transform:scale(1.025);border-color:#58a993;box-shadow:0 1.5rem 3rem rgba(13,66,45,.16)}.listing-card:hover,.listing-card:focus-within{z-index:2;transform:scale(1.018);border-color:#58a993;box-shadow:0 1.5rem 3rem rgba(13,66,45,.16)}.buying-paths a:hover{z-index:2;transform:scale(1.035);box-shadow:0 .7rem 1.5rem rgba(13,66,45,.1)}}
@media(max-width:1180px){.property-card-image{height:17rem}}
@media(max-width:680px){.property-card-image{height:15.5rem}.property-card-copy h3{min-height:0}.property-card-link{margin-top:.3rem}.service-panel-image{height:15rem}}
@media(prefers-reduced-motion:reduce){.property-card,.service-panel,.listing-card,.property-card img,.property-card-link{transition:none}.property-card:hover,.property-card:focus-visible,.service-panel:hover,.service-panel:focus-within,.listing-card:hover,.listing-card:focus-within,.buying-paths a:hover{transform:none}.property-card:hover img{transform:none}}

/* Homepage property highlights, followed by a statement of practical support. */
.featured-properties{position:relative;padding:5rem 5vw 5.5rem;background:#fff;scroll-margin-top:var(--header-height)}
.featured-heading{max-width:56rem;margin:0 auto 3rem;text-align:center}
.featured-heading .eyebrow{margin-bottom:1rem}
.featured-heading h2{font-size:clamp(2.7rem,4.4vw,4.8rem);line-height:1.08;letter-spacing:-.045em}
.featured-heading>p:last-child{max-width:43rem;margin:1.4rem auto 0;color:#56635f;font-size:1.05rem;line-height:1.75}
.featured-properties .property-listing-grid{max-width:88rem;margin-inline:auto}
.featured-properties .listing-card:only-child{max-width:75rem;justify-self:center;width:100%}
.featured-properties .listing-card:only-child .listing-image{min-height:27rem}
.featured-all{display:flex;justify-content:center;margin-top:2.8rem}
.featured-all .button{gap:.8rem;min-height:3.5rem;padding-inline:2rem;font-size:.95rem}
.featured-properties [hidden]{display:none!important}
.featured-properties .property-empty{max-width:70rem;margin-inline:auto}
.featured-properties :focus-visible{outline-color:#087b86}
/* A lighter, more personal introduction to the people behind the property. */
.why-choose{position:relative;padding:5.5rem 5vw 6rem;background:#f2f5f0;color:#142c27;scroll-margin-top:calc(var(--header-height) + 1rem)}
.why-heading{display:grid;grid-template-columns:1.15fr 1fr;align-items:end;gap:5vw;max-width:88rem;margin:0 auto 3.1rem}
.why-heading .eyebrow{color:#387a67;margin-bottom:1.3rem}
.why-heading h2{margin:0;font-family:Georgia,"Times New Roman",serif;font-weight:400;font-size:clamp(2.8rem,4.2vw,4.6rem);line-height:1.09;letter-spacing:-.04em}
.why-heading h2 em{color:#087a6a;font-weight:400}
.why-heading-copy>p{max-width:38rem;margin:0;color:#576a60;font-size:1.04rem;line-height:1.8}
.why-story-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:2rem;max-width:88rem;margin-inline:auto}
.why-story-photo{position:relative;min-width:0;min-height:38rem;margin:0;overflow:hidden;border-radius:1.2rem;background:#dae6da}
.why-story-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 45%,rgba(7,27,22,.75))}
.why-story-photo img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;object-position:48% center}
.why-story-photo figcaption{position:absolute;z-index:1;bottom:2.3rem;left:2.4rem;color:#fff;font-family:Georgia,"Times New Roman",serif;font-size:clamp(2rem,3vw,3rem);line-height:1.14;letter-spacing:-.025em}
.why-reasons{display:grid;gap:1rem;align-content:stretch}
.why-reason{display:grid;grid-template-columns:3.4rem 1fr;gap:1.35rem;padding:2rem;border:1px solid #dde5dd;border-radius:1rem;background:#fff;box-shadow:0 .35rem 1rem rgba(40,66,42,.025)}
.why-reason-icon{display:flex;align-items:center;justify-content:center;width:3.4rem;height:3.4rem;border-radius:50%;background:#edf7ee;color:#047765}
.why-reason-icon svg{width:1.6rem;height:1.6rem}
.why-reason h3{margin:.15rem 0 .7rem;font-size:clamp(1.3rem,1.55vw,1.65rem);font-weight:730;line-height:1.3;letter-spacing:-.03em}
.why-reason p{margin:0;color:#586b61;font-size:.95rem;line-height:1.75}
.why-choose :focus-visible{outline-color:#087464}

/* The conversation invitation and enquiry form share one calm, generous panel. */
.contact-section{position:relative;padding:0 5vw 5.5rem;background:#fff;scroll-margin-top:calc(var(--header-height) + 1rem)}
.contact-panel{position:relative;display:grid;grid-template-columns:.92fr 1.08fr;gap:3.5vw;padding:.9rem;border-radius:1.4rem;background:linear-gradient(135deg,#0a202d,#0e333a);color:#fff;max-width:88rem;margin:auto;overflow:hidden}
.contact-copy{align-self:center;padding:3.3rem 1rem 3.3rem 3.2rem;min-width:0}
.contact-copy .eyebrow{margin:0 0 1.6rem;color:#80dfcc}
.contact-copy h2{margin:0;font-size:clamp(2.6rem,3.6vw,4.5rem);line-height:1.1;letter-spacing:-.045em;font-weight:720}
.contact-copy h2 em{color:#85decc;font-family:Georgia,"Times New Roman",serif;font-weight:400}
.contact-copy>p:not(.eyebrow){max-width:32rem;margin:1.8rem 0 0;color:#bdcdd3;font-size:1.05rem;line-height:1.8}
.contact-promises{display:grid;gap:.75rem;margin:1.8rem 0 2rem;padding:0;list-style:none;color:#d6e2e4;font-size:.9rem}
.contact-promises li{display:flex;gap:.65rem;align-items:center}
.contact-promises span{color:#80dfcc;font-size:1.1rem}
.contact-cta{gap:1rem;background:#82dfcc;color:#102e32;font-size:.92rem;padding-inline:1.7rem}
.contact-cta:hover{background:#ffd51f;transform:translateY(-3px)}
.contact-note{display:flex;gap:1rem;align-items:center;margin-top:2.4rem;padding-top:1.5rem;border-top:1px solid #ffffff22}
.contact-note-mark{display:flex;align-items:center;justify-content:center;border:1px solid #8ed9c77a;width:2.9rem;height:2.9rem;flex-shrink:0;border-radius:50%;color:#9dded0;font-size:1.3rem}
.contact-note p{margin:0;max-width:26rem;color:#9bb8bf;font-size:.84rem;line-height:1.7}
.contact-note strong{display:block;color:#f4faf7;font-weight:650;font-size:.94rem}
.enquiry-form{scroll-margin-top:calc(var(--header-height) + 1rem);min-width:0;padding:2.5rem 2.6rem;background:#fbfcfa;color:#16302f;border-radius:1rem}
.enquiry-form-heading{padding-bottom:1.4rem;border-bottom:1px solid #dfe7e2}
.enquiry-form-heading .eyebrow{font-size:.65rem;letter-spacing:.1em;margin:0 0 .7rem;color:#4b8070}
.enquiry-form-heading h3{margin:0;font-size:clamp(2rem,2.5vw,3rem);font-weight:730;line-height:1.12;letter-spacing:-.04em}
.enquiry-form-heading>p:last-child{margin:.8rem 0 0;color:#677871;font-size:.9rem}
.form-required-note{margin:1.1rem 0;color:#77817c;font-size:.72rem}
.form-required-note>span{color:#087464}
.enquiry-fields{display:grid;grid-template-columns:1fr 1fr;gap:1.35rem 1rem}
.enquiry-field{display:block;min-width:0}
.enquiry-field>span{display:flex;align-items:baseline;gap:.3rem;margin-bottom:.55rem;font-size:.74rem;font-weight:750;letter-spacing:.015em}
.enquiry-field>span>span{color:#087464}
.enquiry-field small{margin-left:auto;color:#7b867e;font-size:.67rem;font-weight:500}
.enquiry-field input,.enquiry-field textarea{display:block;width:100%;min-width:0;padding:.85rem .9rem;min-height:3.15rem;border:1px solid #d8e1db;border-radius:.55rem;background:#fff;color:#17372e;font-family:inherit;font-size:.85rem;line-height:1.5;transition:border-color .2s,box-shadow .2s}
.enquiry-field input::placeholder,.enquiry-field textarea::placeholder{color:#8a968d}
.enquiry-field input:focus,.enquiry-field textarea:focus{outline:0;border-color:#008879;box-shadow:0 0 0 3px #00887919}
.enquiry-field textarea{resize:vertical;min-height:7.1rem}
.enquiry-services{padding:0;border:0;margin:1.6rem 0 1.4rem;min-width:0}
.enquiry-services legend{padding:0;margin-bottom:.85rem;font-size:.85rem;font-weight:650}
.enquiry-services legend>span{color:#087464}
.enquiry-service-options{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:.55rem}
.enquiry-service{position:relative;cursor:pointer;min-width:0}
.enquiry-service>input{position:absolute;inset:0;width:100%;height:100%;opacity:0;margin:0;cursor:pointer;z-index:1}
.enquiry-service-card{position:relative;display:flex;flex-direction:column;gap:.85rem;align-items:flex-start;justify-content:space-between;min-height:7.2rem;padding:.95rem .7rem;border:1px solid #d8e1db;border-radius:.6rem;background:#fff;transition:background .2s,border-color .2s;line-height:1.35}
.enquiry-service-card svg{width:1.6rem;height:1.6rem;color:#067a6a}
.enquiry-service-card>span{font-size:.72rem;font-weight:750}
.enquiry-service-card::after{content:"";position:absolute;right:.6rem;top:.7rem;width:.65rem;height:.65rem;border:1px solid #d8e1db;border-radius:50%;background:#fff}
.enquiry-service input:checked+.enquiry-service-card{border-color:#008879;background:#eaf7f0;box-shadow:inset 0 0 0 1px #008879}
.enquiry-service input:checked+.enquiry-service-card::after{border-color:#008879;background:#008879;box-shadow:inset 0 0 0 2px #eaf7f0}
.enquiry-service input:focus-visible+.enquiry-service-card{outline:3px solid #13816d;outline-offset:3px}
.enquiry-service:hover .enquiry-service-card{background:#f1f8f3}
.enquiry-property-context{margin:0 0 1.2rem;padding:.7rem 1rem;border-left:3px solid #008879;background:#eaf7f0;color:#285d4f;font-size:.8rem}
.enquiry-privacy{margin:1rem 0;color:#718078;font-size:.73rem;line-height:1.65}
.enquiry-submit{width:100%;gap:1rem;margin-top:.3rem;border:0;background:#087c6b;color:#fff;min-height:3.5rem;cursor:pointer;font-family:inherit;font-size:.9rem}
.enquiry-submit:hover{background:#086455}
.enquiry-submit:disabled{cursor:wait;opacity:.65}
.enquiry-status{margin:1rem 0 0;border-radius:.5rem;background:#e5f6ea;color:#1c5a39;padding:1rem;font-size:.85rem;line-height:1.7}
.enquiry-status[data-state="error"]{background:#fff1e7;color:#76381b}
.enquiry-status[data-state="pending"]{background:#edf3f1;color:#486758}
.enquiry-status:focus{outline:2px solid #087c6b;outline-offset:3px}
.enquiry-honeypot{position:absolute!important;left:-10000px;top:auto;width:1px;height:1px;overflow:hidden}
.contact-section [hidden]{display:none!important}
@media(max-width:1180px){.enquiry-form{padding:2.1rem 1.8rem}.contact-copy{padding-left:2.2rem}.contact-panel{gap:2vw}.enquiry-service-card{padding:.9rem .6rem}.why-reason{padding:1.7rem;gap:1rem}}
@media(max-width:980px){.why-heading{grid-template-columns:1fr;gap:1.8rem;margin-bottom:2.5rem}.why-heading-copy>p{max-width:42rem}.why-story-grid{grid-template-columns:.85fr 1.15fr;gap:1.2rem}.why-reason{grid-template-columns:1fr;gap:.8rem;padding:1.5rem}.why-reason-icon{width:2.8rem;height:2.8rem}.why-story-photo{min-height:44rem}.contact-panel{grid-template-columns:1fr;gap:1rem;padding:1rem}.contact-copy{padding:2.5rem 2rem 1.5rem}.contact-copy h2{font-size:clamp(3rem,6.5vw,4.5rem)}.contact-copy h2 br:nth-of-type(2){display:none}.contact-copy>p:not(.eyebrow){max-width:40rem}.contact-promises{display:flex;flex-wrap:wrap;gap:.8rem 1.2rem}.contact-note{margin-top:1.8rem}.enquiry-form{padding:2.5rem}.enquiry-form-heading h3{font-size:2.7rem}.enquiry-service-card{padding:1rem}.enquiry-service-card>span{font-size:.85rem}.featured-properties .listing-card:only-child .listing-image{min-height:25rem}}
@media(max-width:680px){.featured-properties{padding:4rem 6vw}.featured-heading{margin-bottom:2rem}.featured-heading h2{font-size:clamp(2.45rem,10vw,3.3rem)}.featured-heading .eyebrow{font-size:.65rem}.featured-heading>p:last-child{font-size:1rem}.featured-properties .listing-card:only-child .listing-image{min-height:0}.featured-all{margin-top:2rem}.featured-all .button{width:100%}.why-choose{padding:3.8rem 6vw 4rem}.why-heading h2{font-size:clamp(2.4rem,10vw,3.4rem)}.why-heading-copy>p{font-size:1rem}.why-story-grid{grid-template-columns:1fr;gap:1.1rem}.why-story-photo{min-height:23rem}.why-story-photo figcaption{font-size:2rem;left:1.7rem;bottom:1.7rem}.why-reason{grid-template-columns:2.8rem 1fr;gap:1rem;padding:1.5rem 1.25rem}.why-reason h3{font-size:1.24rem}.why-reason p{font-size:.9rem}.contact-section{padding:0 4vw 4rem}.contact-panel{padding:.65rem;border-radius:1.1rem}.contact-copy{padding:2.2rem 1.1rem 1.7rem}.contact-copy h2{font-size:clamp(2.4rem,10vw,3.5rem)}.contact-copy>p:not(.eyebrow){font-size:.98rem}.contact-promises{display:grid;gap:.6rem;font-size:.85rem}.contact-cta{width:100%}.contact-note p{font-size:.78rem}.enquiry-form{padding:1.7rem 1.1rem}.enquiry-form-heading h3{font-size:2.1rem}.enquiry-fields{grid-template-columns:1fr;gap:1.1rem}.enquiry-service-options{grid-template-columns:1fr 1fr;gap:.65rem}.enquiry-service-card{min-height:6.6rem;padding:1rem}.enquiry-service-card>span{font-size:.82rem}.enquiry-field>span{font-size:.78rem}.enquiry-field input,.enquiry-field textarea{font-size:1rem}.enquiry-privacy{font-size:.72rem}.enquiry-submit{font-size:.9rem}}
@media(prefers-reduced-motion:reduce){.contact-cta,.enquiry-service-card,.enquiry-field input,.enquiry-field textarea{transition:none}.contact-cta:hover{transform:none}}

/* A quieter transition from the story to experience, home and conversation. */
.why-refresh{padding-bottom:4rem}
.experience-band{position:relative;padding:0 5vw 4.5rem;background:#f2f5f0;color:#18392e;scroll-margin-top:calc(var(--header-height) + 1rem)}
.experience-inner{display:grid;grid-template-columns:1fr 1.75fr;align-items:center;gap:4vw;max-width:88rem;margin:0 auto;border-top:1px solid #d6e0d4;padding-top:3.3rem}
.experience-intro .eyebrow{margin:0 0 1rem;color:#4b7d68;font-size:.68rem;letter-spacing:.1em}
.experience-intro h2{margin:0;font-family:Georgia,"Times New Roman",serif;font-size:clamp(1.9rem,2.5vw,2.7rem);font-weight:400;line-height:1.16;letter-spacing:-.025em}
.experience-intro h2 em{color:#357961;font-weight:400}
.experience-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr))}
.experience-stat{min-width:0;text-align:center;padding:.4rem 1rem;border-left:1px solid #d6e0d4}
.stat-number{display:flex;justify-content:center;align-items:baseline;margin:0;color:#1e5644;font-family:Georgia,"Times New Roman",serif;font-size:clamp(3.3rem,5.2vw,5.6rem);font-weight:400;font-variant-numeric:tabular-nums;line-height:1.05;letter-spacing:-.07em}
.stat-suffix{margin-left:.15rem;color:#639b7c;font-size:.65em;letter-spacing:-.03em}
.experience-stat h3{margin:.9rem 0 0;color:#526759;font-size:.84rem;font-weight:550;line-height:1.65;letter-spacing:0}
.contact-section{padding-bottom:5rem;background:#f2f5f0}
.contact-panel{grid-template-columns:1fr 1.1fr;gap:.75rem;padding:.75rem;border-radius:1.35rem;background:#17392f;box-shadow:0 1rem 3rem #213c2710}
.contact-copy.contact-with-photo{display:flex;flex-direction:column;align-self:stretch;padding:0;border-radius:.85rem;overflow:hidden;background:#17392f}
.contact-home-photo{position:relative;flex:1;min-height:21rem;margin:0;background:#c9c2ab;overflow:hidden}
.contact-home-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:48% center}
.contact-copy-content{padding:2.3rem 2.5rem 2.5rem}
.contact-copy-content .eyebrow{margin:0 0 .9rem;color:#b1dbc3;font-size:.7rem;letter-spacing:.13em}
.contact-copy-content h2{font-size:clamp(2.65rem,3.25vw,3.9rem);font-weight:650;line-height:1.06;letter-spacing:-.035em}
.contact-copy-content h2 em{color:#e3d8bc;font-weight:400}
.contact-copy-content>p:not(.eyebrow){margin:1.25rem 0 0;max-width:33rem;color:#cadbce;font-size:.95rem;line-height:1.8}
.contact-with-photo .contact-promises{display:flex;flex-wrap:wrap;gap:.5rem 1.2rem;margin:1.3rem 0 1.5rem;color:#d6e5da;font-size:.77rem}
.contact-with-photo .contact-promises span{color:#b5ddbc}
.contact-with-photo .contact-cta{background:#d5edda;color:#17392f;font-size:.87rem}
.contact-with-photo .contact-cta:hover{background:#ffd51f}
.contact-panel .enquiry-form{border-radius:.85rem;background:#fcfcf7}

/* Shared footer: service links, useful places to explore and the Sunderland office. */
.site-footer.footer-expanded{display:block;padding:4.5rem 5vw 1.6rem;background:#101e24;color:#b3c0c1;text-align:left;border-top:1px solid #29413f;font-size:.9rem}
.footer-main{display:grid;grid-template-columns:1.5fr .8fr .95fr 1.05fr;gap:3.5vw;max-width:88rem;margin:0 auto}
.footer-expanded .footer-brand{display:inline-flex;justify-self:start;color:#f5faf7;margin:0 0 1.3rem}
.footer-expanded .footer-brand .brand-logo{width:14rem;height:auto;max-width:100%}
.footer-intro>p{max-width:24rem;color:#aabcbc;font-size:.92rem;line-height:1.9}
.footer-signature{display:block;margin-top:1.3rem;color:#c6d7ce;font-family:Georgia,"Times New Roman",serif;font-size:1.1rem;font-style:italic}
.footer-column{min-width:0;padding-top:1.15rem}
.footer-column h2{margin:0 0 1.3rem;color:#f1f6f3;font-size:.72rem;font-weight:750;letter-spacing:.14em;line-height:1.6;text-transform:uppercase}
.footer-column ul{display:grid;gap:.75rem;margin:0;padding:0;list-style:none}
.footer-column a{color:#b4c3c3;text-decoration:none;font-size:.86rem;line-height:1.75;transition:color .2s}
.footer-column a:hover{color:#a7e6cd}
.footer-contact address{display:grid;gap:1rem;margin:0;font-style:normal}
.footer-contact-line{display:flex;align-items:flex-start;gap:.6rem;min-width:0}
.footer-contact-line svg{width:1rem;height:1rem;flex:0 0 1rem;margin-top:.3rem;color:#91b7a5}
.footer-contact-line span{min-width:0}
.footer-email span{overflow-wrap:anywhere}
.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:1rem;max-width:88rem;margin:3.5rem auto 0;padding-top:1.5rem;border-top:1px solid #ffffff1c;color:#829b9b;font-size:.74rem;line-height:1.7}
.footer-expanded .copyright{text-align:left}
.footer-expanded :focus-visible{outline-color:#b9dfc6}
@media(max-width:1180px){.footer-main{grid-template-columns:1.35fr .75fr .95fr 1.15fr;gap:2.3vw}.footer-column a{font-size:.8rem}.footer-expanded .footer-brand .brand-logo{width:12.5rem}.contact-copy-content{padding:2.1rem}.experience-inner{gap:2.5vw}.experience-stat{padding-inline:.8rem}}
@media(max-width:980px){.experience-inner{grid-template-columns:1fr;gap:2.2rem;padding-top:2.8rem}.experience-intro{text-align:center}.experience-intro h2{font-size:2.5rem}.experience-intro h2 br{display:none}.experience-stat:first-child{border-left:0}.stat-number{font-size:4.7rem}.contact-panel{grid-template-columns:1fr;gap:.75rem;padding:.75rem}.contact-copy.contact-with-photo{display:grid;grid-template-columns:1fr 1fr}.contact-home-photo{min-height:28rem}.contact-copy-content{align-self:center;padding:2.4rem 2rem}.contact-copy-content h2{font-size:clamp(2.4rem,4vw,3.5rem)}.contact-with-photo .contact-promises{display:grid;gap:.5rem}.footer-main{grid-template-columns:1.2fr 1fr;gap:2.6rem 8vw}.footer-column{padding-top:.5rem}.footer-intro{padding-right:1rem}.footer-column a{font-size:.9rem}.footer-expanded .footer-brand .brand-logo{width:14rem}.footer-bottom{margin-top:3rem}}
@media(max-width:680px){.experience-band{padding:0 6vw 3.5rem}.experience-inner{padding-top:2.3rem;gap:1.9rem}.experience-intro .eyebrow{font-size:.63rem}.experience-intro h2{font-size:clamp(1.8rem,7.2vw,2.4rem)}.experience-intro h2 br{display:block}.experience-stat{padding:.25rem .35rem}.stat-number{font-size:clamp(2.65rem,10vw,3.7rem)}.experience-stat h3{margin-top:.65rem;font-size:.75rem;line-height:1.5}.contact-section{padding-bottom:3.5rem}.contact-panel{padding:.55rem;border-radius:1.1rem;gap:.55rem}.contact-copy.contact-with-photo{display:flex}.contact-home-photo{flex:none;min-height:0;aspect-ratio:3/2}.contact-copy-content{width:100%;padding:2rem 1.4rem 2.2rem}.contact-copy-content h2{font-size:clamp(2.5rem,7vw,3.3rem)}.contact-copy-content>p:not(.eyebrow){font-size:.95rem}.contact-with-photo .contact-promises{display:flex;gap:.5rem 1rem;font-size:.74rem}.contact-with-photo .contact-cta{width:100%}.site-footer.footer-expanded{padding:3.2rem 6vw 1.4rem}.footer-main{grid-template-columns:1fr 1fr;gap:2.2rem 1.5rem}.footer-intro{grid-column:1/-1;padding:0}.footer-expanded .footer-brand{margin-bottom:1rem}.footer-expanded .footer-brand .brand-logo{width:13rem}.footer-intro>p{max-width:27rem;font-size:.9rem}.footer-signature{margin-top:.85rem}.footer-column h2{margin-bottom:1rem;font-size:.68rem}.footer-column ul{gap:.6rem}.footer-column a{font-size:.83rem}.footer-contact{grid-column:1/-1}.footer-contact address{display:flex;flex-wrap:wrap;gap:1rem 2.2rem}.footer-contact-line{min-width:0}.footer-bottom{align-items:flex-start;flex-direction:column;gap:.5rem;margin-top:2.4rem;padding-top:1.25rem;font-size:.7rem}}

/* One soft landscape connects the story, experience and conversation. */
.home-flow{position:relative;isolation:isolate;background:radial-gradient(ellipse at 3% 15%,#d8e8dc80 0%,transparent 45%),radial-gradient(ellipse at 96% 64%,#d9e8d49c 0%,transparent 47%),linear-gradient(180deg,#f4f7f1 0%,#edf4ec 53%,#f4f7f0 100%)}
.home-flow>.why-refresh,.home-flow>.experience-band,.home-flow>.contact-section{background:transparent}
.hero::before,.hero::after{display:none}
.hero .hero-slide img{transform:none;transition:none}
.hero-shade{background:linear-gradient(90deg,#0b1d18b3 0%,#0b1d1859 58%,#0b1d180f 100%),linear-gradient(0deg,#0614106b 0%,transparent 65%)}

/* The home image and enquiry form sit freely on the same pale background. */
.home-flow .contact-panel{grid-template-columns:1fr 1.1fr;gap:3vw;padding:0;background:transparent;border-radius:0;box-shadow:none}
.home-flow .contact-copy.contact-with-photo{background:transparent;border-radius:0;overflow:visible}
.home-flow .contact-home-photo{min-height:26rem;border-radius:1.6rem;box-shadow:0 1rem 2.5rem #324a2d12}
.home-flow .contact-home-photo img{object-position:50% center}
.home-flow .contact-copy-content{padding:2.15rem .65rem .75rem;color:#173c30}
.home-flow .contact-copy-content .eyebrow{color:#4f8167}
.home-flow .contact-copy-content h2{color:#173c30}
.home-flow .contact-copy-content h2 em{color:#4d8066}
.home-flow .contact-copy-content>p:not(.eyebrow){color:#5b7162}
.home-flow .contact-promises{color:#506e5a}
.home-flow .contact-promises span{color:#447f5c}
.home-flow .contact-cta{background:#1e5540;color:#f7fcf5}
.home-flow .contact-cta:hover{background:#0d4230;color:#fff}
.home-flow .enquiry-form{border:1px solid #dbe5d4;border-radius:1.6rem;background:#fffffff2;box-shadow:0 1rem 2.5rem #294b2d10}
.home-flow .enquiry-field input,.home-flow .enquiry-field textarea,.home-flow .enquiry-service-card{background:#fcfdf9}
@media(max-width:1180px){.home-flow .contact-panel{gap:2.5vw}}
@media(max-width:980px){.home-flow .contact-panel{grid-template-columns:1fr;gap:1.75rem}.home-flow .contact-copy.contact-with-photo{display:grid;grid-template-columns:1.05fr 1fr;gap:1.8rem}.home-flow .contact-home-photo{min-height:27rem}.home-flow .contact-copy-content{padding:1rem .5rem;align-self:center}.home-flow .enquiry-form{padding:2.5rem}}
@media(max-width:680px){.home-flow .contact-panel{gap:1.5rem}.home-flow .contact-copy.contact-with-photo{display:flex;gap:0}.home-flow .contact-home-photo{min-height:0;aspect-ratio:4/3;border-radius:1.25rem}.home-flow .contact-copy-content{padding:1.8rem .3rem .5rem}.home-flow .contact-copy-content h2{font-size:clamp(2.5rem,9vw,3.3rem)}.home-flow .enquiry-form{border-radius:1.25rem;padding:1.8rem 1.25rem}.home-flow .contact-cta{width:100%}}

/* A quiet sage row; warm home photographs appear only on hover or focus. */
.experience-carousel{padding:1.5rem 5vw 4.8rem}
.experience-carousel .experience-inner{position:relative;z-index:1;display:grid;grid-template-columns:1.15fr 1.85fr;align-items:center;gap:0;min-height:16.75rem;padding:3.5rem 0 .8rem;border-top:1px solid #b1cbb975;border-radius:0;background:none;box-shadow:none}
.experience-carousel .experience-intro{max-width:none;margin:0;padding:0 2rem 0 0;text-align:left}
.experience-carousel .experience-intro .eyebrow{display:block;margin:0 0 1rem;padding:0;border:0;border-radius:0;background:none;color:#4b7d68;font-size:.68rem;letter-spacing:.1em;backdrop-filter:none}
.experience-carousel .experience-intro h2{margin:0;color:#183d30;font-family:Georgia,"Times New Roman",serif;font-size:clamp(1.85rem,2.75vw,2.75rem);font-weight:400;line-height:1.17;letter-spacing:-.025em;text-shadow:none}
.experience-carousel .experience-intro h2 em{color:#3a7b61;font-weight:400}
.experience-carousel .experience-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));align-items:stretch;gap:0}
.experience-carousel .experience-stat{display:flex;flex-direction:column;align-items:center;justify-content:center;min-width:0;min-height:11rem;padding:.8rem 1rem;border:0;border-left:1px solid #a9c5b594;border-radius:0;background:transparent;color:#1e5644;text-align:center;box-shadow:none}
.experience-carousel .experience-stat:focus-visible{outline:2px solid #4e8263;outline-offset:.2rem}
.experience-carousel .stat-number{display:flex;justify-content:center;align-items:baseline;min-width:0;margin:0;color:#1e5644;font-family:Georgia,"Times New Roman",serif;font-size:clamp(3.8rem,5.6vw,6.1rem);font-weight:400;font-variant-numeric:lining-nums tabular-nums;line-height:1;letter-spacing:-.065em}
.experience-carousel .stat-suffix{margin-left:.2rem;color:#639b7c;font-size:.62em;font-weight:400;letter-spacing:-.03em}
.experience-carousel .experience-stat h3{min-height:3rem;max-width:15rem;margin:1rem 0 0;color:#365b48;font-size:.88rem;font-weight:550;line-height:1.65;letter-spacing:0}
.experience-backdrop,.experience-home,.experience-backdrop::after{position:absolute;inset:0;pointer-events:none}
.experience-backdrop{z-index:0;overflow:hidden;opacity:0;transition:opacity .85s ease;mask-image:linear-gradient(180deg,transparent,#000 23%,#000 72%,transparent);-webkit-mask-image:linear-gradient(180deg,transparent,#000 23%,#000 72%,transparent)}
.experience-home{opacity:0;transition:opacity 1.8s ease}
.experience-home.is-active{opacity:1}
.experience-home img{width:100%;height:100%;object-fit:cover;object-position:center 52%}
.experience-home:nth-child(2) img{object-position:center 48%}
.experience-home:nth-child(3) img{object-position:center 42%}
.experience-backdrop::after{content:"";background:linear-gradient(90deg,#f3f6ed9c,#faf2e759)}
.experience-carousel.is-revealing .experience-backdrop{opacity:.4}
@media(max-width:980px){.experience-carousel .experience-inner{grid-template-columns:1fr;gap:2rem;padding-top:2.75rem}.experience-carousel .experience-intro{padding:0;text-align:center}.experience-carousel .experience-intro h2{font-size:2.5rem}.experience-carousel .experience-intro h2 br{display:block}.experience-carousel .experience-stat{min-height:10rem}.experience-carousel .experience-stat:first-child{border-left:0}.experience-carousel .stat-number{font-size:5rem}}
@media(max-width:680px){.experience-carousel{padding:0 6vw 3.5rem}.experience-carousel .experience-inner{gap:1.7rem;padding-top:2.3rem}.experience-carousel .experience-intro .eyebrow{font-size:.63rem}.experience-carousel .experience-intro h2{font-size:clamp(1.85rem,7.2vw,2.4rem)}.experience-carousel .experience-stat{min-height:8rem;padding:.4rem .3rem}.experience-carousel .stat-number{font-size:clamp(2.65rem,10vw,3.7rem)}.experience-carousel .experience-stat h3{margin-top:.7rem;min-height:3rem;font-size:clamp(.68rem,2.7vw,.82rem);line-height:1.5}}
@media(prefers-reduced-motion:reduce){.experience-backdrop,.experience-home{transition:none}}

/* Keep the single service hero action centred. */
.service-hero-actions.service-hero-actions-single{justify-content:center;width:100%;margin-inline:auto}
.service-hero-actions-single .button{min-width:13.5rem}

/* Service dropdowns share the same calm, columned structure on every page. */
.site-header.has-open-menu{background:#fbfdf9;color:var(--black);border-color:#dce6df;box-shadow:0 .6rem 1.5rem #183c2710}
.site-header.has-open-menu .site-nav>a:not(.nav-cta),.site-header.has-open-menu .nav-service-link{color:#303e37}
.site-header.has-open-menu .menu-button{color:var(--black);border-color:#cfdcd3}
.nav-service-item{position:static;display:flex;align-items:center;align-self:stretch}
.nav-service-trigger{display:flex;align-items:center;gap:.2rem}
.nav-submenu-toggle{display:grid;place-items:center;flex-shrink:0;width:1.3rem;height:2rem;padding:0;border:0;border-radius:.25rem;background:transparent;color:inherit;cursor:pointer}
.nav-submenu-toggle[hidden]{display:none}
.nav-submenu-toggle svg{width:1rem;height:1rem;transition:transform .2s ease}
.nav-service-item.is-open .nav-submenu-toggle{color:#007b70}
.nav-service-item.is-open .nav-submenu-toggle svg{transform:rotate(180deg)}
.site-header .site-nav .nav-service-item.is-open .nav-service-link{color:#007b70}
.nav-mega-panel{position:absolute;top:calc(100% - 1px);right:5vw;width:min(50rem,90vw);max-width:50rem;margin:0;padding:1rem .6rem 1.1rem;border:1px solid #dde6df;border-radius:0 0 .65rem .65rem;background:#fff;color:#253d33;box-shadow:0 1.25rem 2.5rem #102f2521;text-align:left}
.nav-mega-panel[hidden]{display:none}
.nav-mega-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr))}
.nav-mega-column{min-width:0;margin:0;padding:.1rem 1rem .2rem;border-left:1px solid #e1e8e2}
.nav-mega-column:first-child{border-left:0}
.nav-mega-column h2{margin:0 0 .55rem;color:#007d7b;font-family:var(--sans);font-size:.65rem;font-weight:800;line-height:1.5;letter-spacing:.095em;text-transform:uppercase}
.nav-mega-column ul{display:grid;gap:.08rem;margin:0;padding:0;list-style:none}
.site-header .site-nav .nav-mega-panel a:not(.nav-cta){display:block;padding:.4rem .5rem;margin-left:-.5rem;border-radius:.4rem;color:#2c4439;font-size:.86rem;font-weight:650;line-height:1.4;letter-spacing:-.01em;text-decoration:none;transition:color .18s ease,background .18s ease}
.site-header .site-nav .nav-mega-panel a:not(.nav-cta):hover,.site-header .site-nav .nav-mega-panel a:not(.nav-cta):focus-visible{background:#eef5ec;color:#006f64}
.site-nav .nav-mega-panel a::after{display:none}
.nav-mega-panel a:focus-visible,.nav-submenu-toggle:focus-visible{outline:2px solid #008d7f;outline-offset:3px}
@media(min-width:981px){.site-header .site-nav{height:100%;gap:clamp(.7rem,1.25vw,1.5rem)}}
@media(max-width:980px){.site-header .site-nav{max-height:calc(100dvh - var(--header-height));overflow-y:auto;overscroll-behavior:contain;background:#fbfdf9;color:#203b2e;border-color:#dce6df}.site-header .site-nav>a:not(.nav-cta),.site-header .site-nav .nav-service-link{color:#303e37}.nav-service-item{display:block;width:100%;align-self:auto}.nav-service-trigger{justify-content:space-between;width:100%;gap:1rem}.site-header .site-nav .nav-service-link{flex:1;padding:.85rem 0;font-size:.95rem}.nav-submenu-toggle{width:2.4rem;height:2.4rem;border:1px solid #dce6dc;border-radius:.45rem;background:#f1f6ef;color:#426c55}.nav-mega-panel{position:static;width:100%;max-width:none;margin:0 0 .4rem;padding:.2rem .35rem .4rem;border:1px solid #e0e9df;border-radius:.65rem;background:#f4f8f1;box-shadow:none}.nav-mega-grid{grid-template-columns:1fr}.nav-mega-column{padding:.7rem .65rem .45rem;border-left:0;border-top:1px solid #dce7dc}.nav-mega-column:first-child{border-top:0}.nav-mega-column h2{margin-bottom:.25rem;font-size:.63rem}.nav-mega-column ul{gap:.1rem}.site-header .site-nav .nav-mega-panel a:not(.nav-cta){padding:.45rem .5rem;margin-left:-.5rem;font-size:.84rem}.site-header .site-nav .nav-cta{color:var(--black)}}
@media(prefers-reduced-motion:reduce){.nav-submenu-toggle svg,.site-header .site-nav .nav-mega-panel a:not(.nav-cta){transition:none}}
/* Section links clear the fixed header without the removed secondary navigation. */
main section[id],.anchor-target{scroll-margin-top:calc(var(--header-height) + 1.1rem)}

/* Buying welcome: a small section heading and an uninterrupted, larger home photograph. */
.service-welcome.buying-welcome{padding:clamp(3.5rem,5vw,5rem) 6vw;grid-template-columns:1.16fr .84fr;column-gap:clamp(1rem,1.5vw,1.5rem);row-gap:1.4rem;align-items:stretch}
.service-welcome.buying-welcome .buying-welcome-heading{grid-column:1/-1;max-width:none;margin:0;color:#007d74;font-size:clamp(1.35rem,2vw,1.8rem);font-weight:700;line-height:1.3;letter-spacing:-.025em}
.buying-welcome-photo{position:relative;min-width:0;min-height:25rem;width:100%;margin:0;overflow:hidden;border-radius:.6rem}
.buying-welcome-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:58% 65%;transform:scale(1.1);transform-origin:62% 68%;transition:transform .9s cubic-bezier(.2,.7,.25,1)}
.buying-welcome:focus-within .buying-welcome-photo img{transform:scale(1.16)}
@media(hover:hover){.buying-welcome-photo:hover img{transform:scale(1.16)}}
.buying-welcome .service-welcome-copy{display:flex;flex-direction:column;align-items:flex-start}
.buying-welcome .buying-welcome-cta{margin-top:auto}
.buying-welcome-cta{background:var(--yellow);color:var(--black);text-decoration:none}
.buying-welcome-cta:hover,.buying-welcome-cta:focus-visible{background:var(--turquoise);color:var(--black);text-decoration:none;transform:translateY(-2px)}
.buying-welcome-cta:focus-visible{outline:2px solid #00796f;outline-offset:4px}
@media(max-width:1080px){.service-welcome.buying-welcome{grid-template-columns:1fr;row-gap:1.5rem}.buying-welcome-photo{min-height:0;aspect-ratio:3/2}}
@media(max-width:680px){.buying-welcome-photo{border-radius:.5rem}.buying-welcome-cta{width:100%}}
@media(prefers-reduced-motion:reduce){.buying-welcome-photo img,.buying-welcome-cta{transition:none}.buying-welcome-photo:hover img,.buying-welcome:focus-within .buying-welcome-photo img{transform:scale(1.1)}.buying-welcome-cta:hover,.buying-welcome-cta:focus-visible{transform:none}}

/* Finding a property: warm colour, clear guidance and room to make a considered move. */
.property-finder{position:relative;isolation:isolate;overflow:hidden;align-items:center;gap:6vw;padding:clamp(5rem,7vw,7rem) 8vw;background:radial-gradient(ellipse at 100% 0,rgba(255,219,124,.25),transparent 52%),linear-gradient(120deg,#e6f3eb,#f0f7eb 58%,#fbf2df)}
.property-finder::before{content:"";position:absolute;z-index:-1;width:42rem;height:42rem;top:-27rem;right:-13rem;border:1px solid rgba(89,145,111,.17);border-radius:50%;pointer-events:none}
.property-finder .buyer-section-title .eyebrow{margin-bottom:1.5rem;color:#007d74}
.property-finder .buyer-section-title h2{max-width:16ch;font-size:clamp(2.6rem,4.15vw,4.6rem);line-height:1.08;letter-spacing:-.045em;text-wrap:balance}
.property-finder .buyer-section-title h2 span{color:#007d74}
.property-finder .buyer-section-title .finder-intro{max-width:29rem;margin:1.7rem 0 0;color:#496057;font-size:1.04rem;line-height:1.8}
.property-finder .finder-conversation{margin-top:1.9rem;padding:1rem 1.45rem;background:#084b43;color:#fff;font-weight:750;box-shadow:0 .3rem 1rem rgba(18,69,48,.08);transition:background .25s ease,transform .25s ease}
.property-finder .finder-conversation:hover{background:#006b60;transform:translateY(-2px)}
.property-finder .finder-conversation:focus-visible{outline:2px solid #007d74;outline-offset:4px}
.finder-steps{display:grid;gap:1rem;min-width:0;margin:0}
.finder-step{--finder-icon:3rem;--finder-gap:1rem;padding:1.4rem 1.6rem;border:1px solid rgba(125,164,137,.28);border-radius:1.1rem;background:rgba(255,255,251,.88);box-shadow:0 .3rem 1.2rem rgba(24,61,44,.035);transition:transform .3s ease,box-shadow .3s ease,border-color .3s ease}
.finder-step dt{display:flex;align-items:center;gap:var(--finder-gap);margin:0;color:#163e35;font-size:1.15rem;font-weight:750;line-height:1.4;letter-spacing:-.02em}
.finder-icon{display:grid;place-items:center;flex:0 0 var(--finder-icon);width:var(--finder-icon);height:var(--finder-icon);border-radius:.9rem;background:#dff2e9;color:#00796e}
.finder-icon svg{width:1.45rem;height:1.45rem}
.finder-shortlist .finder-icon{background:#fff0bd;color:#826215}
.finder-next .finder-icon{background:#e4ecda;color:#496c45}
.finder-step dd{max-width:40rem;margin:.5rem 0 0 calc(var(--finder-icon) + var(--finder-gap));color:#506359;font-size:.99rem;line-height:1.7}
@media(hover:hover){.finder-step:hover{transform:translateY(-3px);border-color:rgba(0,125,116,.4);box-shadow:0 .8rem 1.7rem rgba(24,61,44,.08)}}
@media(max-width:980px){.property-finder{grid-template-columns:1fr;gap:2.5rem}.property-finder .buyer-section-title h2{max-width:20ch}.property-finder .buyer-section-title .finder-intro{max-width:38rem}.finder-steps{max-width:46rem}}
@media(max-width:680px){.property-finder{padding:4rem 6vw;gap:2.2rem}.property-finder .buyer-section-title h2{font-size:clamp(2.35rem,10vw,3.4rem)}.property-finder .buyer-section-title .finder-intro{font-size:1rem}.property-finder .finder-conversation{margin-top:1.5rem}.finder-step{--finder-icon:2.7rem;--finder-gap:.85rem;padding:1.25rem;border-radius:.95rem}.finder-step dt{font-size:1.1rem}.finder-step dd{margin:.85rem 0 0;font-size:.96rem}}
@media(prefers-reduced-motion:reduce){.finder-step,.property-finder .finder-conversation{transition:none}.finder-step:hover,.property-finder .finder-conversation:hover{transform:none}}

/* Property updates: an inviting, compact sign-up in the Akin Estates palette. */
.property-alerts{position:relative;overflow:hidden;padding:clamp(4rem,6vw,6rem) 8vw;background:radial-gradient(ellipse at 0 0,rgba(0,183,168,.22),transparent 60%),linear-gradient(120deg,#064d49,#006c61 65%,#12574a);color:#fff}
.property-alerts-legacy{position:absolute;top:0;left:0;width:1px;height:1px}
.property-alerts-heading{text-align:center;max-width:56rem;margin:0 auto 2.4rem}
.property-alerts-heading .eyebrow{margin-bottom:1rem;color:#bdebd9;font-size:.7rem}
.property-alerts-heading h2{max-width:26ch;margin:0 auto;font-size:clamp(2.2rem,3.4vw,3.7rem);font-weight:750;line-height:1.12;letter-spacing:-.035em}
.property-alerts-heading>p:last-child{max-width:43rem;margin:1.1rem auto 0;color:#d4e9df;font-size:1.02rem;line-height:1.75}
.property-alerts-form{max-width:88rem;margin:0 auto}
.property-alerts-fields{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1rem}
.property-alerts-fields label{display:grid;gap:.6rem;min-width:0;color:#f2fbf5;font-size:.83rem;font-weight:650;line-height:1.5}
.property-alerts-fields input,.property-alerts-fields select{width:100%;min-width:0;min-height:3.6rem;padding:1rem;border:1px solid #d9e6db;border-radius:.65rem;background:#fffef8;color:#193d34;font-family:var(--sans);font-size:.95rem;font-weight:400;line-height:1.4}
.property-alerts-fields input::placeholder{color:#7b8b83;opacity:1}
.property-alerts-fields input:focus-visible,.property-alerts-fields select:focus-visible{outline:2px solid var(--yellow);outline-offset:3px}
.property-alerts-actions{display:grid;justify-items:center;gap:1.25rem;margin-top:1.6rem;text-align:center}
.property-alerts-consent{display:flex;align-items:flex-start;justify-content:center;gap:.65rem;color:#e4f3e9;font-size:.82rem;line-height:1.6}
.property-alerts-consent input{flex-shrink:0;width:1.05rem;height:1.05rem;margin:.15rem 0 0;accent-color:var(--yellow)}
.property-alerts-button{min-width:14rem;min-height:3.35rem;padding:1rem 1.6rem;border:0;border-radius:999px;background:var(--yellow);color:var(--black);font-family:var(--sans);font-size:.9rem;font-weight:800;cursor:pointer}
.property-alerts-button:hover{background:#d8f4df;transform:translateY(-2px)}
.property-alerts-button:disabled{opacity:.7;cursor:wait;transform:none}
.property-alerts-button:focus-visible{outline:2px solid #fff;outline-offset:4px}
.property-alerts-actions .property-alerts-note{margin:0;color:#c0dfd0;font-size:.76rem;line-height:1.65}
.property-alerts-note a{color:inherit;text-underline-offset:.2rem}
.property-alerts-status{max-width:45rem;margin:1.5rem auto 0;padding:1rem 1.2rem;border:1px solid #b9dac7;border-radius:.7rem;background:#e3f3e7;color:#173e2e;text-align:center;font-size:.9rem;line-height:1.65}
.property-alerts-status[data-state="error"]{background:#fff0df;color:#633f24}
.property-alerts-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
/* A cared-for home makes management feel personal, from the first keys onwards. */
.management-home{position:relative;z-index:1;isolation:isolate;grid-template-columns:1fr 1fr;gap:6vw;align-items:center;margin-top:0;padding:clamp(3.5rem,5vw,5rem) 8vw clamp(4.5rem,6vw,6rem);border-radius:0;background:radial-gradient(ellipse at 5% 100%,#dbead5,transparent 65%),radial-gradient(ellipse at 100% 0,#f7ebd0,transparent 62%),#faf7ec}
.management-home-image{position:relative;align-self:stretch;min-height:35rem;width:100%;margin:0;overflow:hidden;border-radius:clamp(2.5rem,6vw,6rem) 1.5rem clamp(2.5rem,6vw,6rem) 1.5rem;box-shadow:0 1rem 3rem rgba(47,70,43,.1)}
.management-home-image img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center;transition:transform 1.2s cubic-bezier(.2,.65,.3,1)}
.management-home .buyer-section-title .eyebrow{color:#007d74}
.management-home .buyer-section-title h2{font-size:clamp(2.6rem,4vw,4.5rem);line-height:1.08;letter-spacing:-.045em}
.management-home .buyer-section-title h2 span{color:#007d74}
.management-home .buyer-section-title .management-home-intro{max-width:35rem;margin:1.5rem 0 0;color:#506257;font-size:1rem;line-height:1.8}
.management-home-points{display:grid;gap:1.4rem;margin:1.8rem 0 0;padding-left:1.8rem;border-left:1px solid rgba(0,125,116,.2)}
.management-home-points>div{position:relative;display:block;padding:0;border:0}
.management-home-points dt{color:#285246;font-size:1rem;font-weight:750;line-height:1.5}
.management-home-points dt::before{content:"";position:absolute;left:-2.07rem;top:.45rem;width:.5rem;height:.5rem;border-radius:50%;background:#00a495;box-shadow:0 0 0 .4rem #f3f4e6}
.management-home-points>div:nth-child(2) dt::before{background:#c8a64f}
.management-home-points dd{max-width:34rem;margin:.35rem 0 0;color:#5b6c60;font-size:.94rem;line-height:1.7}
.management-home-button{margin-top:1.6rem;background:#094b43;color:#fff}
.management-home-button:hover{background:#007d74;transform:translateY(-2px)}
.management-home-button:focus-visible{outline:2px solid #007d74;outline-offset:4px}
@media(max-width:1080px){.property-alerts-fields{grid-template-columns:repeat(2,minmax(0,1fr))}.management-home{gap:4vw}.management-home-points>div{grid-template-columns:1fr;gap:.35rem}}
@media(max-width:980px){.management-home{grid-template-columns:1fr;gap:2.5rem}.management-home-image{min-height:0;aspect-ratio:4/3}.management-home .buyer-section-title h2{max-width:20ch}.management-home-copy{max-width:46rem}}
@media(max-width:680px){.property-alerts{padding:3.5rem 6vw}.property-alerts-heading{margin-bottom:2rem}.property-alerts-heading h2{font-size:clamp(2rem,9vw,2.8rem)}.property-alerts-heading>p:last-child{font-size:.96rem}.property-alerts-fields{grid-template-columns:1fr;gap:1.1rem}.property-alerts-button{width:100%}.property-alerts-consent{font-size:.78rem;text-align:left}.management-home{padding:4rem 6vw;gap:2rem}.management-home-image{border-radius:1rem}.management-home .buyer-section-title h2{font-size:clamp(2.4rem,10vw,3.3rem)}}
@media(prefers-reduced-motion:reduce){.property-alerts-button,.management-home-button{transition:none}.property-alerts-button:hover,.management-home-button:hover{transform:none}}
@media(hover:hover){.management-home-image:hover img{transform:scale(1.025)}}
@media(max-width:980px){.management-home-image{border-radius:3.5rem 1.2rem 3.5rem 1.2rem}}
@media(max-width:680px){.management-home-image{border-radius:2.5rem 1rem 2.5rem 1rem}.management-home-points{gap:1.25rem;margin-top:1.5rem}}
@media(prefers-reduced-motion:reduce){.management-home-image img{transition:none}.management-home-image:hover img{transform:none}}

/* Alternating split panels with a warm photo wash visible from the first view. */
.buying-page .guide-journey{position:relative;isolation:isolate;display:block;overflow:hidden;padding:clamp(4rem,6vw,6rem) 8vw clamp(2.5rem,4vw,4rem);background:linear-gradient(180deg,#edf4e9 0%,#f3f5e9 65%,#faf7ec 100%);color:#183d30}
.guide-inner{position:relative;z-index:1;max-width:100rem;margin:0 auto}
.guide-intro{display:grid;grid-template-columns:1.25fr .75fr;column-gap:4vw;align-items:end;margin:0 0 2.5rem}
.guide-intro .eyebrow{grid-column:1/-1;margin-bottom:1rem;color:#4b7d68;font-size:.68rem;letter-spacing:.1em}
.guide-journey .guide-intro h2{max-width:22ch;margin:0;color:#183d30;font-family:Georgia,"Times New Roman",serif;font-size:clamp(2.2rem,3.4vw,3.5rem);font-weight:400;line-height:1.15;letter-spacing:-.025em}
.guide-intro h2 em{color:#3a7b61;font-weight:400}
.guide-intro>p:last-child{max-width:25rem;margin:0 0 .25rem;color:#4b6557;font-size:1rem;line-height:1.8}
.guide-panels{overflow:hidden;border:1px solid #c4d7bf85;border-radius:clamp(1.25rem,2.5vw,2.5rem);background:#f3f5e9;box-shadow:0 1.1rem 3rem #314f3510}
.guide-panel{position:relative;isolation:isolate;display:grid;grid-template-columns:1fr 1fr;min-height:29rem;background:#f0f4e7}
.guide-panel+.guide-panel{border-top:1px solid #c4d7bf85;background:#f7f3e8}
.guide-steps{position:relative;z-index:1;grid-column:1;display:flex;flex-direction:column;justify-content:center;gap:2.2rem;min-width:0;margin:0;padding:clamp(2rem,3.3vw,3.6rem);list-style:none}
.guide-panel-reverse .guide-steps{grid-column:2}
.guide-steps li{min-width:0}
.guide-step{display:grid;grid-template-columns:3.1rem minmax(0,1fr);column-gap:1.1rem;align-items:start;border-radius:.4rem;color:inherit;text-align:left;text-decoration:none}
.guide-number{display:block;margin:-.12rem 0 0;color:#1e5644;font-family:Georgia,"Times New Roman",serif;font-size:3.25rem;font-weight:400;font-variant-numeric:lining-nums tabular-nums;line-height:1;letter-spacing:-.065em;transition:color .4s ease}
.guide-step h3{margin:0 0 .75rem;color:#285140;font-family:Georgia,"Times New Roman",serif;font-size:clamp(1.3rem,1.8vw,1.8rem);font-weight:400;line-height:1.2;letter-spacing:-.025em}
.guide-step p{max-width:34rem;margin:0;color:#425c4d;font-size:.94rem;line-height:1.8}
.guide-step:hover .guide-number,.guide-step:focus-visible .guide-number{color:#007d74}
.guide-step:focus-visible{outline:2px solid #007d74;outline-offset:7px}
.guide-backdrop,.guide-home,.guide-backdrop::after{position:absolute;inset:0;pointer-events:none}
.guide-backdrop{z-index:0;overflow:hidden;opacity:1}
.guide-home{opacity:0;transition:opacity 1.8s ease}
.guide-home.is-active{opacity:1}
.guide-home img{width:100%;height:100%;object-fit:cover;object-position:center 58%}
.guide-panel-reverse .guide-home img{object-position:center 62%}
.guide-backdrop::after{content:"";background:linear-gradient(90deg,#f0f4e8ed 0%,#f0f4e8e8 40%,#f0f4e8b5 51%,#f4f1df38 72%,#f6efd21f 100%)}
.guide-panel-reverse .guide-backdrop::after{background:linear-gradient(270deg,#f7f3e8ed 0%,#f7f3e8e8 40%,#f7f3e8b5 51%,#f6efd938 72%,#f6efd21f 100%)}
@media(min-width:1800px){.guide-panel{min-height:32rem}.guide-steps{padding:3.6rem 4rem}.guide-step p{font-size:1rem}}
@media(max-width:1080px){.guide-panel{grid-template-columns:1.15fr .85fr;min-height:28rem}.guide-panel-reverse{grid-template-columns:.85fr 1.15fr}.guide-steps{padding:2.5rem 2rem;gap:2rem}.guide-step{grid-template-columns:2.5rem minmax(0,1fr);gap:.9rem}.guide-number{font-size:2.8rem}.guide-step h3{font-size:1.5rem}.guide-backdrop::after{background:linear-gradient(90deg,#f0f4e8f0 0%,#f0f4e8e8 48%,#f0f4e8b5 59%,#f4f1df38 78%,#f6efd21f 100%)}.guide-panel-reverse .guide-backdrop::after{background:linear-gradient(270deg,#f7f3e8f0 0%,#f7f3e8e8 48%,#f7f3e8b5 59%,#f6efd938 78%,#f6efd21f 100%)}}
@media(max-width:760px){.buying-page .guide-journey{padding:3.5rem 6vw 2rem}.guide-intro{grid-template-columns:1fr;gap:1.2rem;margin-bottom:2rem}.guide-intro .eyebrow{margin-bottom:0}.guide-journey .guide-intro h2{font-size:clamp(2.2rem,6vw,3rem)}.guide-intro>p:last-child{max-width:36rem;font-size:.96rem}.guide-panel,.guide-panel-reverse{grid-template-columns:1fr;min-height:0;padding-top:16rem}.guide-steps,.guide-panel-reverse .guide-steps{grid-column:1;padding:1.8rem 1.6rem 2.3rem;gap:2rem}.guide-home img,.guide-panel-reverse .guide-home img{object-position:center top}.guide-backdrop::after{background:linear-gradient(180deg,#f3efd026 0%,#f0f4e852 10rem,#f0f4e8d9 17rem,#f0f4e8ed 22rem,#f0f4e8f5 100%)}.guide-panel-reverse .guide-backdrop::after{background:linear-gradient(180deg,#f5ecd026 0%,#f7f3e852 10rem,#f7f3e8d9 17rem,#f7f3e8ed 22rem,#f7f3e8f5 100%)}.guide-step p{font-size:.94rem}.guide-step h3{font-size:1.5rem}}
@media(max-width:400px){.guide-panel,.guide-panel-reverse{padding-top:13rem}.guide-steps,.guide-panel-reverse .guide-steps{padding:1.5rem 1.15rem 2rem;gap:1.8rem}.guide-step{grid-template-columns:2.2rem minmax(0,1fr);gap:.75rem}.guide-number{font-size:2.5rem}.guide-step h3{font-size:1.35rem}.guide-backdrop::after{background:linear-gradient(180deg,#f3efd026 0%,#f0f4e852 7rem,#f0f4e8ed 14rem,#f0f4e8f5 100%)}.guide-panel-reverse .guide-backdrop::after{background:linear-gradient(180deg,#f5ecd026 0%,#f7f3e852 7rem,#f7f3e8ed 14rem,#f7f3e8f5 100%)}}
@media(prefers-reduced-motion:reduce){.guide-home,.guide-number{transition:none}}

/* The same light-to-teal-to-photo rhythm across all property services. */
.service-focus{scroll-margin-top:var(--header-height)}
.service-focus .property-alerts-heading h2 em{color:#bfe8d6;font-style:normal}
.service-focus-points{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;max-width:80rem;margin:2.8rem auto 0}
.service-focus-points>div{min-width:0;padding:.25rem 2rem .75rem;border-left:1px solid #b2d8c752}
.service-focus-points>div:first-child{padding-left:0;border-left:0}
.service-focus-points>div:last-child{padding-right:0}
.service-focus-points dt{margin:0 0 .8rem;color:#f4faf1;font-size:1.12rem;font-weight:650;line-height:1.5;letter-spacing:-.015em}
.service-focus-points dd{margin:0;color:#d4e9df;font-size:.96rem;line-height:1.8}
.service-focus-actions{display:flex;justify-content:center;margin-top:2.5rem}
.service-focus-actions .button{padding-inline:1.8rem}
.service-guide .guide-home img{transition:transform 1.2s cubic-bezier(.2,.65,.3,1)}
.service-owner-note{position:relative;margin-top:2.2rem;padding-top:1.6rem;border-top:1px solid #a6c6ad80;scroll-margin-top:var(--header-height)}
.service-owner-note h3{margin:0 0 .6rem;color:#285246;font-size:1.1rem;font-weight:700;line-height:1.5}
.management-home .service-owner-note p{max-width:34rem;margin:0;color:#506257;font-size:.92rem;line-height:1.75}
.service-owner-button{margin-top:1rem;border:1px solid #7caa91;background:#f5f5e9;color:#285246;font-size:.82rem}
.service-owner-button:hover{background:#dcebd9;transform:translateY(-2px)}
.service-owner-button:focus-visible{outline:2px solid #007d74;outline-offset:4px}
@media(hover:hover){.service-guide .guide-panel:hover .guide-home img{transform:scale(1.018)}}
@media(max-width:980px){.service-focus-points>div{padding-inline:1.3rem}.service-focus-points dt{font-size:1.05rem}.service-focus-points dd{font-size:.93rem}}
@media(max-width:680px){.service-focus-points{grid-template-columns:1fr;gap:1.5rem;margin-top:2rem}.service-focus-points>div,.service-focus-points>div:first-child,.service-focus-points>div:last-child{padding:0 0 0 1.15rem;border-left:1px solid #b2d8c752}.service-focus-points dt{margin-bottom:.5rem;font-size:1.08rem}.service-focus-actions{margin-top:2rem}.service-owner-note{margin-top:1.8rem}}
@media(prefers-reduced-motion:reduce){.service-guide .guide-home img,.service-owner-button{transition:none}.service-guide .guide-panel:hover .guide-home img,.service-owner-button:hover{transform:none}}

/* Keep the cloned introduction identical on every service page. */
.buying-welcome .service-welcome-copy .section-lead{max-width:42rem}

/* Three complementary layouts, distributed across the property services. */
.service-trust,.service-photo-cards,.service-feature{scroll-margin-top:var(--header-height)}
.service-trust{padding:clamp(4rem,6vw,6rem) 6vw;background:linear-gradient(180deg,#f1f7ef,#f7f7ec)}
.service-trust-shell{display:grid;grid-template-columns:.9fr 1.1fr;overflow:hidden;border:1px solid #d4e2d6;border-radius:2rem;background:#fffef9;box-shadow:0 1rem 3rem #24472e0c}
.service-trust-intro{display:flex;flex-direction:column;align-items:flex-start;padding:clamp(2rem,3.5vw,4rem);background:radial-gradient(ellipse at 100% 100%,#167762,transparent 80%),#074c43;color:#fff}
.service-trust-intro .eyebrow{color:#bde6d2;font-size:.68rem}
.service-trust-intro h2{max-width:15ch;margin:0;color:#fff;font-size:clamp(2.4rem,3.5vw,3.7rem);font-weight:750;line-height:1.08;letter-spacing:-.045em}
.service-trust-intro>p:not(.eyebrow){max-width:35rem;margin:1.6rem 0 2rem;color:#d7ece0;font-size:1rem;line-height:1.8}
.service-trust-intro .button{margin-top:auto}
.service-trust-benefits{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));margin:0}
.service-trust-benefits>div{min-width:0;padding:clamp(1.6rem,2.3vw,2.6rem);border-left:1px solid #dbe5da}
.service-trust-benefits>div:nth-child(n+3){border-top:1px solid #dbe5da}
.service-trust-benefits dt{margin:0 0 .8rem;color:#194d3c;font-size:1.12rem;font-weight:700;line-height:1.4;letter-spacing:-.015em}
.service-trust-benefits dd{margin:0;color:#596d60;font-size:.96rem;line-height:1.8}
.service-photo-cards{padding:clamp(4rem,6vw,6rem) 6vw;background:#f5f8f1}
.service-card-heading{display:grid;grid-template-columns:1.1fr .9fr;align-items:end;gap:4vw;margin:0 0 2rem;padding-bottom:2rem;border-bottom:1px solid #c3d6c7}
.service-card-heading .eyebrow{margin-bottom:1rem;color:#007d74;font-size:.7rem}
.service-card-heading h2{margin:0;color:#183d30;font-family:Georgia,"Times New Roman",serif;font-size:clamp(2.6rem,4vw,4.5rem);font-weight:400;line-height:1.08;letter-spacing:-.035em}
.service-card-heading h2 em{color:#3a7b61;font-weight:400}
.service-card-heading>p{max-width:38rem;margin:0;color:#50665a;font-size:1rem;line-height:1.8}
.service-photo-card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.3rem}
.service-photo-card{display:flex;flex-direction:column;min-width:0;overflow:hidden;border:1px solid #d3e1d5;border-radius:1.1rem;background:#fffef9;box-shadow:0 .5rem 1.5rem #27492f06;transition:transform .3s ease,box-shadow .3s ease,border-color .3s ease}
.service-photo-card>img{width:100%;aspect-ratio:16/9.5;object-fit:cover}
.service-photo-card-copy{display:flex;flex:1;flex-direction:column;align-items:flex-start;min-height:22rem;padding:1.9rem}
.service-photo-card-copy .service-card-label{margin:0 0 .8rem;color:#007d74;font-size:.67rem;font-weight:750;letter-spacing:.12em;text-transform:uppercase}
.service-photo-card h3{margin:0;color:#214a3a;font-family:Georgia,"Times New Roman",serif;font-size:clamp(1.7rem,2.2vw,2.5rem);font-weight:400;line-height:1.2;letter-spacing:-.025em}
.service-photo-card-copy>p:not(.service-card-label){margin:1.1rem 0 1.8rem;color:#586b5e;font-size:.96rem;line-height:1.8}
.service-card-button{margin-top:auto;padding:.9rem 1.25rem;background:#084d43;color:#fff;font-size:.82rem;text-align:center}
.service-card-button:hover{background:#007d74;transform:translateY(-2px)}
.service-card-button:focus-visible{outline:2px solid #007d74;outline-offset:5px}
.service-feature{padding:clamp(4rem,6vw,6rem) 6vw;background:linear-gradient(180deg,#f1f6ec,#faf7ec)}
.service-feature-photo{position:relative;overflow:hidden;width:100%;aspect-ratio:2.2/1;margin:0;border-radius:1.2rem;background:#dfeade}
.service-feature-photo img{width:100%;height:100%;object-fit:cover;object-position:center 25%}
.service-feature-body{max-width:84rem;margin:3rem auto 0}
.service-feature-heading .eyebrow{margin-bottom:1rem;color:#007d74;font-size:.7rem}
.service-feature-heading h2{margin:0;color:#183d30;font-size:clamp(2.5rem,4vw,4.3rem);font-weight:750;line-height:1.08;letter-spacing:-.045em}
.service-feature-heading h2 em{color:#007d74;font-style:normal}
.service-feature-heading>p:last-child{max-width:65rem;margin:1.3rem 0 0;color:#52675a;font-size:1.04rem;line-height:1.8}
.service-feature-benefits{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.3rem;margin:2.8rem 0 0}
.service-feature-benefits>div{min-width:0;padding:2.2rem;border:1px solid #dce7d8;border-radius:1rem;background:#eaf0e5}
.service-feature-benefits dt{display:grid;gap:1.5rem;margin:0 0 1rem;color:#244d3b;font-size:1.35rem;font-weight:700;line-height:1.25;letter-spacing:-.025em}
.service-feature-icon{display:block;width:3.2rem;height:3.2rem;color:#007d74}
.service-feature-icon svg{display:block;width:100%;height:100%}
.service-feature-benefits dd{margin:0;color:#52675a;font-size:.97rem;line-height:1.8}
.service-feature-actions{display:flex;justify-content:center;margin-top:2.3rem}
.service-feature-actions .button{background:#084d43;color:#fff;padding-inline:1.8rem}
.service-feature-actions .button:hover{background:#007d74;transform:translateY(-2px)}
.service-feature-actions .button:focus-visible{outline:2px solid #007d74;outline-offset:5px}
@media(hover:hover){.service-photo-card:hover{transform:translateY(-7px);border-color:#80ac91;box-shadow:0 1.2rem 2.4rem #27492f16}}
@media(max-width:1100px){.service-trust-shell{grid-template-columns:1fr}.service-trust-intro h2{max-width:25ch}.service-trust-benefits>div:nth-child(odd){border-left:0}.service-photo-card-copy{padding:1.5rem}.service-feature-benefits>div{padding:1.8rem}}
@media(max-width:1000px){.service-photo-card-grid{grid-template-columns:1fr}.service-photo-card{display:grid;grid-template-columns:.85fr 1.15fr}.service-photo-card>img{height:100%;min-height:18rem;aspect-ratio:auto}.service-photo-card-copy{min-height:20rem;padding:2rem}.service-photo-card h3{font-size:2.3rem}}
@media(max-width:760px){.service-card-heading{grid-template-columns:1fr;gap:1.4rem}.service-feature-photo{aspect-ratio:16/10}.service-feature-body{margin-top:2rem}.service-feature-benefits{grid-template-columns:1fr;gap:1rem;margin-top:2rem}.service-feature-benefits>div{padding:1.7rem}.service-feature-benefits dt{grid-template-columns:3rem 1fr;align-items:center;gap:1.2rem;margin-bottom:.8rem}.service-feature-icon{width:3rem;height:3rem}.service-feature-benefits dd{margin-left:4.2rem}}
@media(max-width:680px){.service-trust,.service-photo-cards,.service-feature{padding:3.5rem 6vw}.service-trust-shell{border-radius:1.3rem}.service-trust-intro{padding:2rem 1.6rem}.service-trust-benefits{grid-template-columns:1fr}.service-trust-benefits>div{padding:1.6rem;border-left:0;border-top:1px solid #dbe5da}.service-card-heading h2{font-size:clamp(2.4rem,10vw,3.3rem)}.service-photo-card{display:flex}.service-photo-card>img{height:auto;min-height:0;aspect-ratio:16/10}.service-photo-card-copy{min-height:0;padding:1.6rem}.service-photo-card h3{font-size:2rem}.service-card-button{margin-top:.2rem}.service-feature-heading h2{font-size:clamp(2.3rem,9vw,3.3rem)}.service-feature-photo{border-radius:1rem}.service-feature-benefits dt{font-size:1.25rem}.service-feature-benefits dd{margin-left:0}.service-feature-actions .button{width:100%}}
@media(prefers-reduced-motion:reduce){.service-photo-card{transition:none}.service-photo-card:hover{transform:none}}