:root{--navy:#061b2a;--navy-2:#0c3144;--teal:#207783;--teal-soft:#dfeeed;--gold:#bd8f3f;--gold-2:#e5c174;--paper:#f5f3ec;--mist:#eef3f1;--ink:#142b34;--muted:#60747a;--line:#dce4e1;--white:#fff;--serif:Georgia, "Times New Roman", serif;--sans:Arial, Helvetica, sans-serif;--shadow:0 28px 80px #061b2a2e}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--white);color:var(--ink);font-family:var(--sans);margin:0;line-height:1.55}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}.shell{width:min(1200px,100% - 48px);margin:0 auto}.siteHeader{z-index:50;-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#fffffff0;border-bottom:1px solid #dce4e1e6;justify-content:space-between;align-items:center;gap:28px;min-height:82px;padding:14px clamp(18px,4vw,58px);display:flex;position:sticky;top:0}.brand{align-items:center;min-width:max-content;display:flex}.brand img{width:216px;height:auto}.brand strong{font-family:var(--serif);color:var(--navy);font-size:22px;line-height:1;display:block}.brand small{color:#7b6b45;letter-spacing:.17em;text-transform:uppercase;margin-top:5px;font-size:9px;font-weight:800;display:block}.siteHeader nav{align-items:center;gap:clamp(18px,2.5vw,34px);display:flex}.siteHeader nav a{color:#263d46;font-size:13px;font-weight:800}.siteHeader nav a:hover{color:var(--teal)}.headerPhone{background:var(--navy);color:var(--white);padding:12px 16px;font-size:13px;font-weight:800}.homeHero,.pageHero{background:linear-gradient(110deg, #061b2af5, #061b2ac2 56%, #2077838c), radial-gradient(circle at 80% 30%, #e5c17447, transparent 34%), var(--navy);color:var(--white);position:relative;overflow:hidden}.homeHero{align-items:center;min-height:520px;display:grid}.heroTexture{opacity:.24;background-image:linear-gradient(#ffffff17 1px,#0000 1px),linear-gradient(90deg,#ffffff17 1px,#0000 1px);background-size:74px 74px;position:absolute;inset:0;-webkit-mask-image:linear-gradient(90deg,#0000,#000 20% 80%,#0000);mask-image:linear-gradient(90deg,#0000,#000 20% 80%,#0000)}.heroGrid{z-index:1;grid-template-columns:1.15fr .72fr;align-items:center;gap:clamp(32px,5vw,72px);padding:50px 0;display:grid;position:relative}.eyebrow{color:var(--gold-2);letter-spacing:.18em;text-transform:uppercase;margin:0 0 18px;font-size:11px;font-weight:900}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);letter-spacing:-.025em;font-weight:650;line-height:.98}h1{max-width:720px;margin-bottom:18px;font-size:clamp(28px,3.2vw,38px)}h2{margin-bottom:16px;font-size:clamp(24px,2.4vw,32px)}h3{color:var(--navy);margin-bottom:12px;font-size:22px}.lead{color:#ffffffd1;max-width:720px;margin-bottom:24px;font-size:clamp(16px,1.45vw,18px);line-height:1.58}.heroActions{flex-wrap:wrap;gap:14px;display:flex}.primaryBtn,.secondaryBtn,.resultCard a,.miniForm button{letter-spacing:.02em;justify-content:center;align-items:center;min-height:52px;padding:15px 22px;font-size:13px;font-weight:900;transition:transform .16s,background .16s,border-color .16s;display:inline-flex}.primaryBtn,.resultCard a,.miniForm button{background:var(--gold);color:#091d2b;cursor:pointer;border:0}.primaryBtn:hover,.secondaryBtn:hover,.resultCard a:hover,.miniForm button:hover{transform:translateY(-2px)}.secondaryBtn{color:var(--white);border:1px solid #ffffff80}.secondaryBtn:hover{border-color:var(--white);background:#ffffff14}.heroProof{color:var(--ink);box-shadow:var(--shadow);border-top:5px solid var(--gold);background:#fffffff2;padding:26px}.heroProof img{background:var(--navy);width:210px;height:auto;margin-bottom:20px}.heroProof div{border-top:1px solid var(--line);padding:16px 0}.heroProof strong{font-family:var(--serif);color:var(--navy);font-size:25px;line-height:1;display:block}.heroProof span{color:var(--muted);margin-top:8px;font-size:14px;display:block}.credStrip{border-bottom:1px solid var(--line);background:#fbfcfb;padding:22px 0}.credStrip .shell{grid-template-columns:repeat(3,minmax(0,1fr));gap:14px 34px;display:grid}.credStrip span{color:#526970;letter-spacing:.1em;text-transform:uppercase;text-align:left;font-size:11px;font-weight:900}.section{padding-top:58px;padding-bottom:58px}.splitIntro,.twoCol,.licenseSection,.propertyGrid,.resumeGrid{grid-template-columns:.95fr 1.05fr;align-items:start;gap:clamp(28px,4.5vw,60px);display:grid}.splitIntro>p,.richText p,.twoCol>div>p,.proofCopy>p,.narrowHero p,.intakeGrid p{color:var(--muted);font-size:15px;line-height:1.7}.splitIntro h2,.twoCol h2,.sectionTitle h2,.proofCopy h2,.propertyGrid h2,.licenseSection h2,.resumeGrid h2{color:var(--navy)}.servicePathGrid{grid-template-columns:repeat(2,1fr);gap:22px;margin-bottom:34px;display:grid}.pathCard{min-height:320px;color:var(--white);flex-direction:column;justify-content:flex-end;padding:clamp(26px,3.5vw,38px);display:flex;position:relative;overflow:hidden}.pathCard:before{content:"";opacity:.22;background-image:linear-gradient(#ffffff1c 1px,#0000 1px),linear-gradient(90deg,#ffffff1c 1px,#0000 1px);background-size:56px 56px;position:absolute;inset:0}.pathCard.appraisal{background:linear-gradient(145deg, var(--navy), #0f4658)}.pathCard.costseg{background:linear-gradient(145deg,#8b6529,#173e45)}.pathCard span,.pathCard p,.pathCard h2,.pathCard em{z-index:1;position:relative}.pathCard span{color:#ffffff21;font-family:var(--serif);font-size:76px;position:absolute;top:24px;right:30px}.pathCard p{color:var(--gold-2);letter-spacing:.16em;text-transform:uppercase;font-size:12px;font-weight:900}.pathCard h2{max-width:560px;color:var(--white);font-size:clamp(22px,2vw,28px)}.pathCard em{letter-spacing:.1em;text-transform:uppercase;margin-top:20px;font-size:12px;font-style:normal;font-weight:900}.proofGrid{grid-template-columns:.95fr 1.05fr;align-items:center;gap:36px;display:grid}.checkGrid{grid-template-columns:repeat(2,1fr);gap:12px;margin-top:22px;display:grid}.checkGrid span,.audienceGrid span,.pillGrid span{background:var(--mist);border-left:3px solid var(--teal);color:#253f48;padding:15px 16px;font-size:13px;font-weight:800}.checkGrid span{grid-template-columns:14px minmax(0,1fr);align-items:start;column-gap:8px;display:grid}.checkGrid span:before{content:"✓";color:var(--teal)}.market-map{position:relative;overflow:hidden}.accurate-map{border:1px solid var(--line);min-height:430px;box-shadow:var(--shadow);background:linear-gradient(135deg,#edf3ef,#f8f7f2)}.service-map{width:100%;height:auto;padding:20px 20px 74px;display:block}.service-map-img .terrain-line{fill:none;stroke:#60716e47;stroke-width:2px}.service-map-img .state-shape{stroke:#fff;stroke-width:1.3px;stroke-linejoin:round}.service-map-img .context-state{fill:#cfdad5}.service-map-img .highlight-state{fill:#15343a}.service-map-img .state-label{text-anchor:middle;letter-spacing:0;font-family:Georgia,Times New Roman,serif}.service-map-img .context-label{fill:#6c7976;font-size:11px;font-weight:700}.service-map-img .highlight-label{fill:#fff;font-size:14px;font-weight:800}.service-map-img .office-pin{fill:var(--gold);stroke:#fff;stroke-width:2px}.service-map-img .office-text{fill:#15343a;font-family:Arial,Helvetica,sans-serif;font-size:12px;font-weight:800}.map-legend{border-left:5px solid var(--gold);background:#fffffff0;gap:2px;padding:14px 16px;display:grid;position:absolute;bottom:22px;left:24px;right:24px;box-shadow:0 14px 30px #10292e1c}.map-legend strong{font-size:.95rem}.market-map .map-legend span{width:auto;height:auto;color:var(--muted);box-shadow:none;background:0 0;border:0;border-radius:0;margin:0;padding:0;font-size:.9rem;font-weight:650;display:block;position:static}.darkBand{background:var(--navy);color:var(--white);padding:58px 0}.resultsGrid{grid-template-columns:1.4fr repeat(3,1fr);align-items:stretch;gap:28px;display:grid}.resultsGrid h2{color:var(--white);font-size:clamp(24px,2.4vw,32px)}.resultsGrid article{background:#ffffff0a;border:1px solid #ffffff26;padding:22px}.resultsGrid strong{color:var(--gold-2);font-family:var(--serif);margin-bottom:10px;font-size:25px;display:block}.resultsGrid p{color:#b7c8cf;font-size:14px;line-height:1.7}.sectionTitle{max-width:760px;margin-bottom:26px}.audienceGrid,.pillGrid{grid-template-columns:repeat(3,1fr);gap:12px;display:grid}.clientLists{grid-template-columns:repeat(2,1fr);gap:24px;margin-top:28px;display:grid}.clientLists div{border:1px solid var(--line);background:#fbfcfb;padding:30px}.clientLists h3{font-family:var(--serif);font-size:28px}.clientLists p{color:var(--muted);font-size:14px;line-height:1.85}.pageHero{padding:62px 0 68px}.appraisalHero{background:linear-gradient(120deg, #061b2af5, #061b2acc), var(--navy)}.costHero{background:linear-gradient(120deg, #061b2af0, #207783b8), var(--navy)}.aboutHero{background:linear-gradient(120deg, #061b2af2, #76531da8), var(--navy)}.quoteHero{background:linear-gradient(120deg, #061b2af5, #207783b3), var(--navy)}.narrowHero{max-width:1000px}.narrowHero h1{color:var(--white)}.narrowHero p{color:#ffffffd1;max-width:720px;margin-bottom:22px}.subtleBand{background:var(--paper);padding:56px 0}.propertyGrid{align-items:center}.licenseGrid{grid-template-columns:repeat(3,1fr);gap:14px;display:grid}.licenseGrid div{background:var(--navy);color:var(--white);border-top:4px solid var(--gold);padding:24px}.licenseGrid strong{font-family:var(--serif);font-size:26px;display:block}.licenseGrid span{color:#b9c7ce;margin-top:8px;font-size:13px;font-weight:800;display:block}.calculatorSection{background:var(--mist);padding:58px 0}.calcGrid{grid-template-columns:1.05fr .78fr;align-items:center;gap:44px;display:grid}.calcGrid h2{color:var(--navy)}.calcGrid p{color:var(--muted);line-height:1.75}.calcFields{grid-template-columns:repeat(2,1fr);gap:16px;margin-top:24px;display:grid}label{color:#344a52;letter-spacing:.08em;text-transform:uppercase;font-size:11px;font-weight:900}input,select,textarea{background:var(--white);width:100%;color:var(--ink);border:1px solid #cfdad7;outline:none;margin-top:9px;padding:14px 13px;display:block}input:focus,select:focus,textarea:focus{border-color:var(--teal);box-shadow:0 0 0 3px #2077831f}.resultCard{background:var(--white);border-top:5px solid var(--gold);box-shadow:var(--shadow);padding:28px}.resultCard>p{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:11px;font-weight:900}.resultCard>strong{color:var(--teal);font-family:var(--serif);margin:8px 0 20px;font-size:42px;line-height:1;display:block}.resultCard div{border-top:1px solid var(--line);justify-content:space-between;gap:14px;padding:14px 0;font-size:13px;display:flex}.resultCard a{width:100%;margin:26px 0 14px}.resultCard small{color:#7a8a8e;font-size:11px}.processGrid{grid-template-columns:repeat(4,1fr);gap:18px;display:grid}.processGrid article{border:1px solid var(--line);background:#fbfcfb;padding:22px}.processGrid span{color:var(--gold);font-family:var(--serif);font-size:32px}.processGrid p{color:var(--muted);font-size:14px;line-height:1.72}.faqSection{padding-top:54px;padding-bottom:54px}.faqGrid{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;margin-top:24px;display:grid}.faqGrid article{background:var(--white);border:1px solid var(--line);padding:22px}.faqGrid h3{font-family:var(--serif);color:var(--navy);margin-bottom:10px;font-size:22px;line-height:1.15}.faqGrid p{color:var(--muted);margin-bottom:0;font-size:14px;line-height:1.68}.aboutGrid{grid-template-columns:.7fr 1.3fr;align-items:center;gap:46px;display:grid}.portraitCard{background:var(--navy);min-height:320px;color:var(--white);box-shadow:-22px 22px 0 var(--paper);align-content:center;place-items:center;gap:14px;padding:34px;display:grid}.portraitCard img{width:220px}.portraitCard strong{font-family:var(--serif);text-align:center;font-size:25px}.portraitCard span{color:var(--gold-2);letter-spacing:.18em;font-size:11px;font-weight:900}.timeline div{border-top:1px solid #d8d0c1;grid-template-columns:150px 1fr;gap:20px;padding:16px 0;display:grid}.timeline span{color:#8a6a32;font-size:12px;font-weight:900}.timeline strong{color:var(--navy);font-family:var(--serif);font-size:20px}.quoteBand,.intakePage{background:var(--navy);color:var(--white);padding:58px 0}.quoteGrid,.intakeGrid{grid-template-columns:.82fr 1.18fr;align-items:start;gap:clamp(28px,5vw,60px);display:grid}.quoteGrid h2,.intakeGrid h2{color:var(--white)}.quoteGrid p,.intakeGrid p{color:#b9c9cf}.contactStack{flex-direction:column;gap:10px;margin-top:28px;display:flex}.contactStack a{color:var(--gold-2);font-family:var(--serif);font-size:20px}.miniForm,.formFrame{background:var(--white);color:var(--ink);box-shadow:0 28px 70px #0000003d}.miniForm{padding:26px}.miniForm form{gap:18px;display:grid}.formRow{grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;display:grid}.honeyField{display:none}.miniForm button{width:100%;margin-top:6px}.miniForm p,.formFrame form>p{color:#7a898d;margin:0;font-size:12px;line-height:1.6}.miniForm p a,.formFrame p a{color:var(--teal);font-weight:900;text-decoration:underline}.formFrame{padding:12px}.formFrame form{gap:18px;padding:18px;display:grid}.formFrame textarea{resize:vertical}.formFrame button{width:100%;margin-top:6px}.siteFooter{color:#9db1ba;background:#03131e;padding:42px 0 22px}.footerGrid{grid-template-columns:1.2fr .6fr .7fr;gap:54px;display:grid}.footerLogo{background:var(--navy);width:330px}.siteFooter p{max-width:520px;margin-top:20px;font-size:13px;line-height:1.75}.siteFooter h2{color:var(--white);font-family:var(--sans);letter-spacing:.14em;text-transform:uppercase;margin-bottom:14px;font-size:12px}.siteFooter a,.siteFooter span{color:#d8e2e6;margin:8px 0;font-size:13px;display:block}.legal{border-top:1px solid #1a3342;justify-content:space-between;gap:30px;margin-top:40px;padding-top:22px;font-size:10px;display:flex}.legal span:last-child{text-align:right;max-width:620px}@media (max-width:1040px){.siteHeader{flex-direction:column;align-items:flex-start}.siteHeader nav{flex-wrap:wrap}.headerPhone{position:absolute;top:20px;right:18px}.heroGrid,.proofGrid,.splitIntro,.twoCol,.propertyGrid,.licenseSection,.resumeGrid,.calcGrid,.aboutGrid,.quoteGrid,.intakeGrid,.servicePathGrid,.clientLists,.resultsGrid{grid-template-columns:1fr}.credStrip .shell{grid-template-columns:repeat(2,minmax(0,1fr))}.audienceGrid,.pillGrid,.licenseGrid,.processGrid,.faqGrid{grid-template-columns:repeat(2,1fr)}}@media (max-width:680px){.shell{width:min(100% - 30px,1200px)}.siteHeader{padding:14px 15px;position:static}.brand img{width:188px}.brand strong{font-size:19px}.brand small{max-width:210px;line-height:1.4}.headerPhone{position:static}.siteHeader nav{gap:14px}.siteHeader nav a{font-size:12px}.homeHero{min-height:auto}h1{font-size:30px}h2{font-size:25px}.heroGrid,.section,.pageHero,.quoteBand,.intakePage,.calculatorSection,.subtleBand,.darkBand{padding-top:44px;padding-bottom:44px}.heroProof{padding:20px}.servicePathGrid{margin-bottom:20px}.pathCard{min-height:260px}.credStrip .shell,.checkGrid,.audienceGrid,.pillGrid,.licenseGrid,.processGrid,.faqGrid,.formRow,.calcFields,.footerGrid{grid-template-columns:1fr}.clientLists div,.resultCard,.miniForm{padding:20px}.resultCard>strong{font-size:34px}.timeline div{grid-template-columns:1fr;gap:5px}.formFrame iframe{height:1500px}.service-map{padding:12px 12px 18px}.accurate-map .map-legend{margin:0 16px 18px;position:relative;bottom:auto;left:auto;right:auto}.legal{flex-direction:column}.legal span:last-child{text-align:left}}