:root{--black: #000000;--coal: #17150f;--gold: #c9a44c;--gold-deep: #7d5f14;--gold-pale: #f3ead2;--white: #ffffff;--ink: #1c1a15;--muted: #5d584c;--line: #ddd6c4;--display: "Gloock", Georgia, serif;--body: "Hanken Grotesk", system-ui, sans-serif;--wrap: 72rem;--gutter: clamp(1rem, 4vw, 2.5rem)}*,*:before,*:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}body{margin:0;background:var(--white);color:var(--ink);font-family:var(--body);font-size:1.0625rem;line-height:1.6}img{max-width:100%;display:block}a{color:var(--gold-deep);text-underline-offset:.18em}a:hover{color:var(--black)}:focus-visible{outline:3px solid var(--gold);outline-offset:3px}h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.08;margin:0 0 .5em;text-wrap:balance}h1{font-size:clamp(2.6rem,7vw,5rem);letter-spacing:-.01em}h2{font-size:clamp(1.9rem,4vw,3rem)}h3{font-size:1.45rem;line-height:1.2}p{margin:0 0 1em;max-width:62ch}.lede{font-size:1.25rem;line-height:1.5}.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}.band{padding-block:clamp(3.5rem,8vw,6.5rem)}.band-dark{background:var(--black);color:var(--white)}.band-dark a{color:var(--gold)}.band-dark a:hover{color:var(--white)}.band-pale{background:var(--gold-pale)}.band-gold{background:var(--gold);color:var(--black)}.skip{position:absolute;left:-999px}.skip:focus{left:1rem;top:1rem;background:var(--white);padding:.5rem 1rem;z-index:10}.btn{display:inline-block;font:600 1rem/1 var(--body);padding:1rem 1.5rem;border:2px solid var(--black);background:var(--black);color:var(--white);text-decoration:none;cursor:pointer}.btn:hover,.btn-gold{background:var(--gold);border-color:var(--gold);color:var(--black)}.btn-gold:hover{background:var(--white);border-color:var(--white);color:var(--black)}.btn-line{background:transparent;color:inherit;border-color:currentColor}.band-dark .btn-line{color:var(--white)}.band-dark 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1.4rem;color:#cfc9b8;font-size:.98rem;max-width:none}.route ol{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(6,1fr);position:relative}.route ol:before{content:"";position:absolute;left:0;right:0;top:.4rem;height:2px;background:var(--gold)}.route li{position:relative;padding-top:1.5rem;padding-right:.5rem;font-family:var(--display);font-size:clamp(1rem,1.7vw,1.3rem);line-height:1.15}.route li:before{content:"";position:absolute;left:0;top:0;width:.9rem;height:.9rem;border-radius:50%;background:var(--black);border:2px solid var(--gold)}.route li.home:before{background:var(--gold)}@media(max-width:46rem){.route ol{grid-template-columns:1fr;gap:.9rem}.route ol:before{left:.4rem;right:auto;top:.4rem;bottom:.4rem;width:2px;height:auto}.route li{padding:0 0 0 1.75rem}.route li:before{top:.2rem}}.doors{display:grid;grid-template-columns:1fr 1fr}.door{padding:clamp(2.5rem,6vw,5rem) var(--gutter);display:flex;flex-direction:column;align-items:flex-start}.door p{max-width:40ch}.door .btn{margin-top:auto}.door-buy{background:var(--white);padding-left:max(var(--gutter),calc((100vw - var(--wrap)) / 2 + var(--gutter)))}.door-sell{background:var(--gold-pale);padding-right:max(var(--gutter),calc((100vw - var(--wrap)) / 2 + var(--gutter)));padding-left:clamp(1.5rem,5vw,4rem)}@media(max-width:46rem){.doors{grid-template-columns:1fr}.door-sell{padding-left:var(--gutter)}}.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,5rem);align-items:start}@media(max-width:52rem){.split{grid-template-columns:1fr}}.plain-list{list-style:none;padding:0;margin:1.5rem 0 0;border-top:1px solid var(--line)}.plain-list li{padding:.9rem 0;border-bottom:1px solid var(--line);max-width:62ch}.band-dark .plain-list,.band-dark .plain-list li{border-color:#3a362b}.plain-list strong{display:block;font-family:var(--display);font-weight:400;font-size:1.2rem}.steps{list-style:none;counter-reset:step;padding:0;margin:2rem 0 0;display:grid;grid-template-columns:repeat(auto-fit,minmax(14rem,1fr));gap:2rem}.steps li{counter-increment:step;border-top:2px solid var(--gold);padding-top:1rem}.steps li:before{content:counter(step);font-family:var(--display);font-size:2.2rem;color:var(--gold-deep);display:block;line-height:1;margin-bottom:.5rem}.band-dark .steps li:before{color:var(--gold)}.steps h3{font-size:1.25rem}.steps p{font-size:1rem}.people{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-top:2.5rem}.person img,.person .no-photo{width:100%;aspect-ratio:1;object-fit:cover;background:var(--coal)}.person .no-photo{display:grid;place-items:center;font-family:var(--display);font-size:4rem;color:var(--gold)}.person h3{margin:1rem 0 .15rem}.person .role{color:var(--muted);margin-bottom:.6rem;font-size:.98rem}.person p{font-size:1rem}@media(max-width:46rem){.people{grid-template-columns:1fr;max-width:22rem}}.form{background:var(--white);color:var(--ink);padding:clamp(1.5rem,3vw,2.25rem);border:2px solid var(--black)}.band-dark .form,.band-gold .form{border-color:var(--gold)}.form h3,.field{margin-bottom:1rem}.field label{display:block;font-weight:600;font-size:.95rem;margin-bottom:.3rem}.field input,.field select,.field textarea{width:100%;font:inherit;padding:.75rem .8rem;border:1.5px solid #8b8573;border-radius:0;background:var(--white);color:var(--ink)}.field textarea{min-height:6rem;resize:vertical}.row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}@media(max-width:30rem){.row{grid-template-columns:1fr}}.consent{display:flex;gap:.6rem;align-items:flex-start;font-size:.9rem;line-height:1.45;margin:.5rem 0 1.25rem}.consent input{margin-top:.2rem;width:1.1rem;height:1.1rem;flex:none;accent-color:var(--black)}.form .btn{width:100%}.form-status{margin:1rem 0 0;font-weight:600}.form-status[data-state=error]{color:#9b1c1c}.hp{position:absolute;left:-9999px}.calc-out{font-family:var(--display);font-size:clamp(2.2rem,5vw,3.2rem);line-height:1;margin:.5rem 0}.fine{font-size:.88rem;color:var(--muted)}.band-dark .fine{color:#b9b3a2}.page-head{background:var(--black);color:var(--white);padding-block:clamp(3rem,7vw,5rem);border-bottom:3px solid var(--gold)}.page-head h1{color:var(--gold);font-size:clamp(2.4rem,6vw,4.2rem);max-width:16ch}.page-head .lede{color:#e9e4d6;margin:0}.site-foot{background:var(--black);color:#d8d2c2;padding-block:3.5rem 2rem;font-size:.96rem}.site-foot a{color:var(--gold)}.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:2.5rem}.site-foot h2{font-size:1.15rem;color:var(--white);font-family:var(--body);font-weight:600;margin-bottom:.75rem}.site-foot ul{list-style:none;padding:0;margin:0}.site-foot li{margin-bottom:.4rem}.brokerage-name{font-family:var(--display);font-size:1.35rem;color:var(--white);line-height:1.2;margin-bottom:.25rem}.legal{border-top:1px solid #3a362b;margin-top:2.5rem;padding-top:1.5rem;font-size:.82rem;color:#a9a392}.legal p{max-width:90ch}@media(max-width:46rem){.foot-grid{grid-template-columns:1fr}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}.tool-list{list-style:none;padding:0;margin:2rem 0 0;display:grid;grid-template-columns:repeat(2,1fr);gap:0;border-top:2px solid var(--black)}.tool-list li{border-bottom:1px solid var(--line);padding:1.5rem 1.5rem 1.5rem 0}.tool-list a{font-family:var(--display);font-size:1.5rem;color:var(--black);text-decoration-color:var(--gold)}.tool-list a:hover{color:var(--gold-deep)}.tool-list p{margin:.4rem 0 0;font-size:1rem;color:var(--muted)}@media(max-width:46rem){.tool-list{grid-template-columns:1fr}}.result-table{width:100%;border-collapse:collapse;margin:1rem 0;font-variant-numeric:tabular-nums}.result-table th,.result-table td{text-align:left;padding:.7rem 0;border-bottom:1px solid var(--line);font-weight:400}.result-table td{text-align:right}.result-table tr.total th,.result-table tr.total td{font-weight:600;border-bottom:2px solid var(--black)}.check{display:flex;gap:.6rem;align-items:center;margin-bottom:1rem;font-weight:600;font-size:.95rem}.check input{width:1.1rem;height:1.1rem;accent-color:var(--black)}.guide{max-width:46rem}.guide details{border-bottom:1px solid var(--line)}.guide details:first-of-type{border-top:2px solid var(--black)}.guide summary{font-family:var(--display);font-size:1.45rem;padding:1.1rem 2rem 1.1rem 0;cursor:pointer;list-style:none;position:relative}.guide summary::-webkit-details-marker{display:none}.guide summary:after{content:"+";position:absolute;right:0;top:.9rem;font-family:var(--body);font-size:1.6rem;color:var(--gold-deep)}.guide details[open] summary:after{content:"−"}.guide details>div{padding-bottom:1.25rem}.guide dt{font-weight:600;margin-top:.9rem}.guide dd{margin:.15rem 0 0}.guide ul{padding-left:1.2rem;margin:0 0 1em;max-width:62ch}.guide li{margin-bottom:.4rem}