@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--green:#0c514c;--ink:#183a37;--muted:#61716e;--line:#dbe1dd;--paper:#f5f6f2;--lime:#d3e2a6;--white:#fff;font-family:'DM Sans',Arial,sans-serif;color:var(--ink);background:var(--paper);font-synthesis:none}*{box-sizing:border-box}body{margin:0}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}a{color:inherit;text-decoration:none}button,a{touch-action:manipulation}button{cursor:pointer}h1,h2,h3,p{margin:0}p{line-height:1.7}h1,h2,h3{font-family:Manrope,Arial,sans-serif;font-weight:500;letter-spacing:-.045em}h1{font-size:clamp(2.8rem,5.5vw,5.5rem);line-height:1.06}h2{font-size:clamp(2rem,3.2vw,3.1rem);line-height:1.15}h3{font-size:1.5rem}small,.small{font-size:.875rem}.header{display:flex;align-items:center;gap:28px;padding:26px 4%;background:white;border-bottom:1px solid var(--line)}.brand{display:flex;align-items:center;gap:12px;white-space:nowrap;font-size:1.22rem;font-weight:700;letter-spacing:.08em}.brand img{width:44px;height:44px}.brand small{display:block;font-size:.63rem;letter-spacing:.16em;margin-top:6px}.header nav{display:flex;gap:21px;margin-left:auto;font-size:.875rem}.header nav a{padding:12px 0}.header nav a:hover,.header nav a[aria-current]{color:var(--green);box-shadow:0 2px var(--green)}.login{border-left:1px solid var(--line);padding:10px 0 10px 25px;font-size:.875rem}.hero{display:grid;grid-template-columns:1.08fr 1fr;min-height:650px}.hero-copy{padding:72px 9% 66px 8%}.eyebrow{font-size:.75rem;font-weight:700;letter-spacing:.15em;line-height:1.6;text-transform:uppercase;margin-bottom:24px}.hero h1{margin-bottom:25px}.hero h1 em{font-style:normal;color:var(--green)}.hero-copy>p:not(.eyebrow){max-width:355px;color:var(--muted);margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:center;gap:30px;border:1px solid var(--green);background:var(--green);color:white;padding:15px 21px;font-weight:500;font-size:.9rem;border-radius:0}.button:hover{background:#16665f}.button.secondary{background:transparent;color:var(--green)}.button:disabled{opacity:.45;cursor:not-allowed}.hero-panel{background:var(--green);color:white;display:flex;flex-direction:column;justify-content:flex-end;padding:55px;position:relative;overflow:hidden}.hero-panel h2{margin-bottom:25px}.hero-panel p{font-size:.9rem;color:#d3e4de}.hero-panel.photo{background-size:cover;background-position:center}.hero-panel.photo:before{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,37,30,.72),transparent 80%)}.hero-panel>*{position:relative}.skip{position:fixed;top:-100px;left:12px;z-index:100;background:white;padding:15px}.skip:focus{top:10px}.menu-toggle{display:none}.container{max-width:1440px;margin:auto;padding:65px 5%}.section-top{display:flex;justify-content:space-between;align-items:end;gap:25px;margin-bottom:32px}.section-top p{max-width:440px;color:var(--muted)}.text-link{font-size:.9rem;border-bottom:1px solid;padding-bottom:7px}.intro{display:grid;grid-template-columns:1fr 1fr;gap:10%;border-bottom:1px solid var(--line)}.intro p{color:var(--muted)}.intro .eyebrow{color:var(--green)}.services-grid,.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.card{border:1px solid var(--line);background:white}.card-art{height:210px;background:#e4eae4;display:flex;align-items:center;justify-content:center;position:relative;overflow:hidden}.card-art .big-id{font-size:3rem;letter-spacing:-.07em;color:#90a69b;font-family:Manrope,sans-serif}.card-art img{width:100%;height:100%;object-fit:cover}.tag{display:inline-block;font-size:.75rem;letter-spacing:.05em;text-transform:uppercase;padding:7px 10px;background:white;color:var(--green);border:1px solid var(--line)}.card-art .tag{position:absolute;left:18px;top:18px}.card-body{padding:25px}.card-body p{color:var(--muted);font-size:.9rem;margin-top:8px}.card-meta{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:18px;margin-top:20px;font-size:.875rem}.service{padding:30px;border-top:1px solid var(--line)}.service .number{display:block;font-size:.8rem;color:var(--muted);margin-bottom:35px}.service p{margin-top:15px;color:var(--muted)}.feature{background:var(--green);color:white;display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.feature p{color:#ccddd5;margin-top:23px;margin-bottom:25px}.feature .button{background:var(--lime);border-color:var(--lime);color:var(--green)}.feature aside{padding:30px 0;border-top:1px solid #5d8175;border-bottom:1px solid #5d8175;line-height:2.2}.page-head{padding:58px 5% 38px;border-bottom:1px solid var(--line);background:white}.page-head h1{font-size:clamp(2.5rem,4vw,4rem)}.page-head p:not(.eyebrow){max-width:650px;color:var(--muted);margin-top:20px}.toolbar{display:flex;align-items:end;flex-wrap:wrap;gap:15px;margin-bottom:28px}.field{display:flex;flex-direction:column;gap:8px;flex:1;min-width:160px;font-size:.875rem}.field input,.field select,.field textarea{padding:13px 14px;border:1px solid #bac9c2;background:white;color:var(--ink);width:100%;border-radius:0}.field textarea{min-height:120px}.segmented{display:flex;border:1px solid var(--green)}.segmented button{padding:13px 18px;border:0;background:white;color:var(--green)}.segmented button.active{background:var(--green);color:white}.notice{border-left:3px solid #789244;background:#eef2e5;padding:16px 20px;font-size:.875rem;line-height:1.65;margin:20px 0}.notice.error{background:#fff1ec;border-color:#a23720;color:#892e1e}.result-count{color:var(--muted);font-size:.875rem;margin-bottom:20px}.empty{padding:50px;border:1px solid var(--line);text-align:center;background:white}.map-shell{height:510px;position:relative;background:#e7ece7;border:1px solid var(--line)}.map-host{height:100%;width:100%}.map-message{padding:30px;max-width:620px}.map-message h3{margin-bottom:15px}.two-col{display:grid;grid-template-columns:1.65fr 1fr;gap:50px}.stack{display:grid;gap:22px}.panel{background:white;padding:30px;border:1px solid var(--line)}.panel h3{margin-bottom:18px}.panel p{color:var(--muted)}.facts{display:grid;grid-template-columns:1fr 1fr;margin:20px 0}.facts div{padding:18px 0;border-bottom:1px solid var(--line)}dt{font-size:.8rem;color:var(--muted);margin-bottom:9px}dd{margin:0;font-weight:500}.footer{background:#082f2c;color:#dce7e1;padding:48px 5% 22px}.footer-top{display:flex;justify-content:space-between;gap:35px;padding-bottom:45px}.footer-links{display:flex;flex-wrap:wrap;gap:24px;font-size:.9rem}.footer-bottom{border-top:1px solid #345b52;padding-top:20px;display:flex;justify-content:space-between;font-size:.8rem;gap:25px}.footer-bottom a{text-decoration:underline}.prototype-label{font-size:.75rem;color:#a4beb2;margin-top:15px}.table-wrap{overflow-x:auto}table{width:100%;border-collapse:collapse;text-align:left;font-size:.875rem;background:white}th,td{padding:15px 17px;border-bottom:1px solid var(--line);vertical-align:top}th{font-weight:600;background:#eaf0e9;white-space:nowrap}.metric-row{display:flex;gap:16px;margin:24px 0}.metric{padding:22px;background:white;border:1px solid var(--line);flex:1}.metric strong{display:block;font-size:2rem}.status{font-size:.8rem;font-weight:600}.error-text{color:#9c3425}.room-layout{display:grid;grid-template-columns:240px 1fr;gap:30px}.room-side{background:var(--green);color:white;padding:25px}.room-side button{display:block;width:100%;text-align:left;padding:12px;border:0;background:transparent;color:white;font-size:.875rem}.room-side button.active{background:#286b5e}.room-side h3{font-size:1.1rem;margin:15px 0 25px}.check-label{display:flex;align-items:flex-start;gap:12px;font-size:.9rem;line-height:1.6}.check-label input{width:18px;height:18px;margin-top:4px}.room-toolbar{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-bottom:25px}.pill{padding:5px 10px;background:#e9f0df;font-size:.75rem}.portrait{width:80px;height:80px;background:#e5ece5;color:#3b6559;display:grid;place-items:center;font-size:1.7rem;margin-bottom:20px}.toast{position:fixed;right:24px;bottom:24px;padding:18px 25px;max-width:90vw;background:var(--green);color:white;z-index:100;box-shadow:0 4px 25px #0003}.brand-sheet{display:flex;align-items:center;gap:40px;flex-wrap:wrap}.brand-sheet img{width:110px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.wide{grid-column:1/-1}.body-copy p{margin-bottom:22px}.body-copy h2{margin-bottom:25px}.flow{display:flex;gap:20px;flex-wrap:wrap;margin-bottom:30px}.step{flex:1;border-top:2px solid var(--green);padding-top:17px;min-width:160px}.step span{display:block;font-size:.8rem;color:var(--muted);margin-bottom:10px}.link-button{border:0;background:transparent;padding:0;color:var(--green);text-decoration:underline}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
@media(min-width:1500px){.hero-copy{padding-left:max(8%,calc((100vw - 1440px)/2))}}@media(max-width:1200px){.header{gap:20px;flex-wrap:wrap}.header nav{order:3;flex-basis:100%;justify-content:center}.login{margin-left:auto}.hero{min-height:580px}.hero-copy{padding-top:55px}.hero-panel{padding:35px}}@media(max-width:760px){.header{padding:18px 5%}.brand{font-size:1rem}.brand small{font-size:.58rem}.brand img{width:38px;height:38px}.login{display:none}.menu-toggle{display:block;margin-left:auto;background:white;border:1px solid var(--line);padding:9px}.header nav{display:none;flex-direction:column;gap:0}.header nav.open{display:flex}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:45px 6%}.hero-panel{min-height:330px}.hero h1{font-size:3.8rem}.container{padding:42px 6%}.intro,.feature,.two-col{grid-template-columns:1fr;gap:30px}.cards,.services-grid{grid-template-columns:1fr}.section-top{align-items:start;flex-direction:column}.footer-top,.footer-bottom{flex-direction:column}.room-layout{grid-template-columns:1fr}.room-side{padding:15px}.room-side button{display:inline-block;width:auto}.room-side h3{margin:0 0 12px}.form-grid{grid-template-columns:1fr}.room-toolbar{align-items:start;flex-direction:column}.metric-row{gap:8px}.metric{padding:14px}.page-head{padding:40px 6% 30px}.toolbar .field{min-width:140px}.map-shell{height:420px}}@media(prefers-reduced-motion:no-preference){a,button{transition:background .15s,color .15s}}
.mobile-login{display:none}@media(max-width:760px){.mobile-login{display:block}}

.brand img.original-logo{width:160px;height:96px;object-fit:contain}.header{padding-top:10px;padding-bottom:10px}.footer .brand{align-self:flex-start;background:white;padding:12px}.footer .brand img.original-logo{width:190px;height:114px}@media(max-width:760px){.brand img.original-logo{width:135px;height:81px}}

.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.team-grid h2{font-size:2rem}.aerial-feature img{width:100%;height:auto;display:block}.aerial-feature span{display:block;margin-top:14px;font-size:.875rem}.aerial-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.aerial-grid figure{margin:0;background:white;border:1px solid var(--line)}.aerial-grid figure:first-child{grid-column:1/-1}.aerial-grid img{display:block;width:100%;height:auto}.aerial-grid figcaption{padding:24px}.aerial-grid figcaption h3{margin-bottom:15px}.aerial-grid figcaption p{margin-top:15px}.card-art:has(img){height:auto;aspect-ratio:1.4}.card-art img{object-fit:contain}.card-art:has(img) .tag{top:auto;bottom:0;left:0}.aerial-feature{display:block}@media(max-width:760px){.team-grid,.aerial-grid{grid-template-columns:1fr}.team-grid h2{font-size:1.8rem}}

.hero-panel.photo{position:relative;overflow:hidden;isolation:isolate;background:#173f3b}.hero-panel.photo>.hero-slide{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1s;z-index:-2}.hero-panel.photo>.hero-slide.visible{opacity:1}.hero-panel.photo:before{z-index:-1;pointer-events:none;background:linear-gradient(0deg,rgba(5,30,27,.88),rgba(5,30,27,0) 85%)}.hero-overlay{width:100%}.hero-controls{display:flex;align-items:center;gap:12px;margin-top:20px}.hero-controls button{border:1px solid #ffffff88;color:white;background:#123c36bb;border-radius:4px;padding:10px;cursor:pointer;font:inherit;font-size:12px}.hero-controls span{font-size:12px}.office-details{margin:24px 0;font-size:14px}.hg-pin{background:#0c514c;border:3px solid white;border-radius:50%;box-shadow:0 2px 6px #0007}.hg-pin.closed{background:#8b672b}.leaflet-container{font-family:inherit;z-index:0}.leaflet-popup-content a{color:#0c514c;text-decoration:underline}@media(prefers-reduced-motion:reduce){.hero-panel.photo>.hero-slide{transition:none}}

.header{position:sticky;top:0;z-index:1100;box-shadow:0 2px 12px #183a3708}.skip{z-index:1200}html{scroll-padding-top:130px}body.admin-bar .header{top:32px}@media(max-width:782px){body.admin-bar .header{top:46px}}@media(max-width:760px){html{scroll-padding-top:95px}.header nav.open{max-height:calc(100dvh - 110px);overflow-y:auto}}
button,input,select,textarea,a,[tabindex]{scroll-margin-top:145px}@media(max-width:760px){button,input,select,textarea,a,[tabindex]{scroll-margin-top:100px}}

/* Regional aerial comparisons: standard first, landplans second. */
.aerial-singles,.aerial-pair{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px}.aerial-singles{margin:35px 0 70px}.aerial-region{margin:55px 0;border-top:1px solid #d7e0dc;padding-top:32px}.aerial-card{margin:0;min-width:0;background:#f3f5f2;padding:18px}.aerial-card h3{margin:0 0 8px}.aerial-variant{font-weight:700;color:#0c514c;margin:0 0 16px}.aerial-card img{width:100%;height:auto;display:block}.aerial-card>.text-link{display:inline-block;margin-top:16px}.aerial-card figcaption{min-height:65px}@media(max-width:700px){.aerial-singles,.aerial-pair{grid-template-columns:1fr}.aerial-card{padding:12px}}

.hg-logo-pin{background:#fff;border:1px solid #0c514c;border-radius:4px;box-shadow:0 2px 5px #0007;padding:2px}.hg-logo-pin img{width:100%;height:100%;object-fit:contain}.aerial-card>a:first-of-type{position:relative;display:block}.aerial-card .aerial-watermark{position:absolute;inset:20%;width:60%;height:60%;object-fit:contain;opacity:.65;pointer-events:none}.map-shell{position:relative}.map-watermark{position:absolute;left:25%;top:25%;width:50%;height:50%;object-fit:contain;opacity:.45;pointer-events:none;z-index:500}.pdf-cover{max-width:100%;max-height:720px;object-fit:contain;margin-top:25px}.card-art img[src*="brochure-covers"]{object-fit:contain;background:white}.toolbar{flex-wrap:wrap}

/* Brokerage identity and readable disclosures */
.header .brand{display:flex;flex-direction:column;align-items:flex-start;gap:3px}.broker-identity{font-size:14px;line-height:1.2;font-weight:700;color:#0c514c;white-space:nowrap}.disclosure-note{font-size:14px;line-height:1.6;padding-top:20px;padding-bottom:24px;color:#414c49}.disclosure-note p{margin:0 0 10px}.disclosure-note a{text-decoration:underline}