:root{--bg:#101e19;--panel:#172b23;--panel2:#20372d;--ink:#f2efe5;--muted:#c1c9bd;--gold:#cbb17b;--line:#3b5042;--cream:#e7e4d8;--dark:#14261d}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--ink);font:16px/1.75 Arial,sans-serif}a{color:inherit}a:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:6px}img{max-width:100%;display:block}h1,h2,h3{font-family:Georgia,serif;font-weight:normal;line-height:1.12;margin:0}h1{font-size:clamp(45px,5.6vw,78px);letter-spacing:-2.1px}h2{font-size:clamp(32px,3.5vw,47px);letter-spacing:-.6px}h3{font-size:26px}p{color:var(--muted);max-width:600px}.wrap{max-width:1280px;margin:auto;padding-left:6%;padding-right:6%}.site-header{border-bottom:1px solid var(--line);background:var(--bg)}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:30px;min-height:99px}.brand{text-decoration:none;letter-spacing:2px;font-size:15px;font-weight:bold;white-space:nowrap}.brand small{display:block;font-size:10px;letter-spacing:2px;color:var(--gold);margin-top:3px;font-weight:normal}nav{display:flex;gap:27px;align-items:center}nav a{font-size:13px;text-decoration:none;padding:13px 0;border-bottom:1px solid transparent}nav a[aria-current=page]{color:var(--gold);border-color:var(--gold)}nav a:last-child{border:1px solid var(--line);padding:9px 17px}nav a:hover{color:var(--gold)}.eyebrow{font-size:10px;letter-spacing:2.7px;text-transform:uppercase;color:var(--gold);font-weight:bold;margin-bottom:22px}.eyebrow:before{content:'';display:inline-block;width:27px;height:1px;background:var(--gold);vertical-align:middle;margin-right:13px}.hero{display:grid;grid-template-columns:1.1fr 1fr;gap:45px;align-items:center;padding-top:48px;padding-bottom:48px}.hero-copy{padding:26px 0}.hero h1 em{font-style:italic;color:var(--gold)}.hero-copy p{font-size:17px;max-width:440px;margin:25px 0}.hero-portrait{position:relative;height:580px}.hero-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 55%}.photo-name{position:absolute;bottom:22px;left:22px;right:22px;padding:18px 22px;background:#10241fed;border:1px solid #a8b29855;display:flex;justify-content:space-between;gap:20px;align-items:center}.photo-name strong{font:23px Georgia,serif}.photo-name span{font-size:12px;color:var(--gold)}.actions{display:flex;flex-wrap:wrap;gap:13px;margin-top:27px}.button{display:inline-block;background:var(--gold);color:var(--dark);text-decoration:none;padding:14px 22px;font-size:13px;border:1px solid var(--gold)}.button.secondary{background:transparent;color:var(--ink);border-color:#61745e}.button:hover{filter:brightness(1.1)}.link{text-underline-offset:6px;font-size:13px;color:var(--gold)}.band{border-block:1px solid var(--line);background:var(--panel);padding:24px 6%;display:flex;justify-content:center;gap:32px;flex-wrap:wrap;font-size:13px}.band .label{font-size:10px;color:var(--gold);letter-spacing:2px}.section{padding-top:78px;padding-bottom:78px}.section-intro{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}.section-intro p:first-child{margin-top:0}.split{display:grid;grid-template-columns:1fr 1fr;gap:55px;align-items:center}.split figure{margin:0}.split img{width:100%;height:420px;object-fit:cover}.split p{margin:22px 0}.light{background:var(--cream);color:var(--dark)}.light p{color:#4c5d50}.light .eyebrow,.light .link{color:#59623d}.light .eyebrow:before{background:#796c40}.tiles{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin-top:36px}.tile{text-decoration:none;background:var(--panel);border:1px solid var(--line);display:block}.tile img{width:100%;height:245px;object-fit:cover}.tile-body{padding:28px}.tile h3{font-size:33px}.tile p{font-size:15px}.tile .link{display:inline-block;margin-top:12px}.tile:hover{border-color:var(--gold)}.image-banner{position:relative;min-height:450px;display:flex;align-items:flex-end;background:var(--panel)}.image-banner>img{position:absolute;width:100%;height:100%;object-fit:cover}.image-banner:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#0b1b16e8,transparent 90%)}.banner-copy{position:relative;z-index:1;max-width:700px;padding:45px 6%}.banner-copy p{color:#eee}.banner-copy h2{font-size:44px}.cta{background:var(--panel2);border-top:1px solid var(--line);text-align:center;padding:65px 20px}.cta p{margin:22px auto;max-width:520px}.cta .actions{justify-content:center}.site-footer{padding-block:34px;display:flex;justify-content:space-between;gap:30px;font-size:11px;color:var(--muted)}.site-footer strong{font:19px Georgia,serif;color:var(--ink)}.site-footer a{color:var(--muted)}.fine{font-size:10px;color:#adb6a8}.page-hero{padding-top:65px;padding-bottom:65px}.page-hero h1{max-width:700px}.page-hero p{max-width:540px}.page-hero.split img{height:460px}.steps{margin-top:42px}.step{display:grid;grid-template-columns:70px 240px 1fr;gap:25px;padding:27px 0;border-top:1px solid var(--line)}.step:last-child{border-bottom:1px solid var(--line)}.step .num{font:29px Georgia,serif;color:var(--gold)}.step h3{font-size:24px}.step p{margin:0;font-size:15px}.checklist{list-style:none;margin:23px 0 0;padding:0}.checklist li{padding:12px 0 12px 25px;border-bottom:1px solid var(--line);position:relative;color:var(--muted);font-size:15px}.checklist li:before{content:'↗';position:absolute;left:0;color:var(--gold)}.faq{max-width:850px;margin:38px auto 0}.faq details{border-top:1px solid var(--line);padding:22px 0}.faq details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer;font-size:17px}details p{font-size:15px;margin-bottom:0}.wide-photo{margin:0}.wide-photo img{width:100%;height:390px;object-fit:cover}.photo-note{font-size:10px;color:var(--muted);padding:8px 0;margin:0}.mentor-photo{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}.mentor-title{max-width:870px}.quote{font:italic 30px/1.4 Georgia,serif;margin:0;color:var(--ink)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:55px}.contact-options{margin-top:30px}.contact-option{display:block;padding:26px 0;border-top:1px solid var(--line);text-decoration:none;overflow-wrap:anywhere}.contact-option:last-child{border-bottom:1px solid var(--line)}.contact-option small{display:block;font-size:10px;letter-spacing:2px;color:var(--gold);margin-bottom:10px}.contact-option span{font-size:clamp(15px,2vw,23px)}.contact-option:hover span{color:var(--gold)}.contact-grid img{height:650px;width:100%;object-fit:cover;object-position:center 55%}.credits{max-width:750px}.credits li{margin:18px 0;color:var(--muted)}.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:var(--cream);color:var(--dark);padding:12px;z-index:10}@media(min-width:1500px){.wrap{padding-left:70px;padding-right:70px}}@media(max-width:850px){.header-inner{flex-direction:column;gap:10px;padding-top:20px;padding-bottom:14px;align-items:flex-start}nav{width:100%;gap:0;justify-content:space-between}nav a{font-size:12px}nav a:last-child{padding:7px 12px}.hero{gap:25px}.hero-portrait{height:510px}.photo-name{left:15px;right:15px;padding:15px}.photo-name strong{font-size:20px}.step{grid-template-columns:45px 190px 1fr;gap:15px}.split{gap:30px}.band{gap:14px 25px}}@media(max-width:650px){h1{font-size:51px}.hero,.split,.section-intro,.contact-grid{grid-template-columns:1fr;gap:30px}.hero{padding-top:24px;padding-bottom:35px}.hero-copy{padding:15px 0}.hero-portrait{height:530px}.hero-copy p{font-size:16px}.band .label{width:100%;text-align:center}.section{padding-block:50px}.tiles{grid-template-columns:1fr}.tile img{height:250px}.split img,.page-hero.split img{height:300px}.page-hero{padding-block:43px}.step{grid-template-columns:38px 1fr;gap:12px}.step p{grid-column:2}.step h3{font-size:23px}.wide-photo img{height:260px}.image-banner{min-height:340px}.banner-copy{padding:35px 6%}.banner-copy h2{font-size:35px}.site-footer{flex-direction:column;gap:20px}.contact-grid img{height:450px}.quote{font-size:26px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.brand-cluster{display:flex;gap:24px;align-items:center}.brokerage-logo{display:block;flex-shrink:0;padding:8px 22px 8px 0;border-right:1px solid var(--line)}.brokerage-logo img{width:95px;height:62px;object-fit:contain}.header-inner{gap:20px}nav{gap:22px}@media(max-width:1050px){.brand-cluster{gap:16px}.brokerage-logo{padding-right:16px}.brokerage-logo img{width:80px;height:53px}.brand{font-size:13px}nav{gap:16px}}@media(max-width:850px){nav{gap:0}.brand-cluster{width:100%}.brokerage-logo img{width:86px;height:55px}}.search-strip{border-bottom:1px solid var(--line);background:var(--panel);padding-block:20px;display:flex;align-items:center;justify-content:space-between;gap:20px}.search-strip strong{font:23px Georgia,serif}.search-strip small{display:block;color:var(--muted);font-size:12px}.search-strip a{white-space:nowrap}.header-inner{flex-wrap:wrap;padding-top:12px;padding-bottom:12px}nav{flex-wrap:wrap;gap:18px}@media(max-width:650px){.search-strip{align-items:flex-start;flex-direction:column;gap:14px}.search-strip .button{width:100%;text-align:center}nav{gap:6px 18px;justify-content:flex-start}nav a{padding:6px 0}}
.message-section{display:grid;grid-template-columns:.8fr 1.2fr;gap:55px;border-top:1px solid var(--line);scroll-margin-top:24px}.message-form{padding:30px;background:var(--panel);border:1px solid var(--line);min-width:0}.message-form label{display:block;font-size:14px;margin-bottom:7px}.message-form label span{color:var(--muted);font-size:12px}.message-form input:not([type=hidden]),.message-form textarea{display:block;width:100%;font:16px/1.5 Arial,sans-serif;padding:12px 14px;margin-bottom:20px;border:1px solid #61745e;border-radius:3px;background:var(--bg);color:var(--ink)}.message-form input::placeholder,.message-form textarea::placeholder{color:#aebbad}.message-form textarea{resize:vertical;min-height:150px}.message-form input:focus-visible,.message-form textarea:focus-visible,.message-form button:focus-visible{outline:2px solid var(--gold);outline-offset:3px}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:18px}.form-notice{font-size:12px;line-height:1.6}.message-form button{cursor:pointer;font:inherit}.message-form button:disabled{opacity:.65;cursor:wait}.message-form .form-trap{display:none}.form-status:empty{display:none}.form-status{margin-bottom:0;color:var(--ink)}.form-status.error{color:#ffd3c6}@media(max-width:850px){.message-section{grid-template-columns:1fr;gap:25px}}@media(max-width:650px){.form-pair{grid-template-columns:1fr;gap:0}.message-form{padding:22px}.message-form button{width:100%}}