:root{--navy:#1e2c4f;--deep:#15213e;--gold:#b99a7c;--cream:#f2efe8;--ink:#202a3b;--muted:#626876;--line:#d7d4cf;--white:#fff;--max:1260px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--white);font-size:16px;line-height:1.65}a{color:inherit;text-underline-offset:5px}button,input,textarea{font:inherit}button,a,input,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #a77b48;outline-offset:5px}img{display:block;max-width:100%}button{cursor:pointer}h1,h2,h3,p{margin-top:0}h1,h2,h3{line-height:1.08;letter-spacing:-.035em}h1{font-size:clamp(3rem,5.2vw,5rem);margin-bottom:26px;font-weight:750}h2{font-size:clamp(2.25rem,3.6vw,3.5rem);margin-bottom:28px}h3{font-size:1.28rem;letter-spacing:-.02em}em{font-style:normal;color:var(--gold)}.skip{position:absolute;left:15px;top:-80px;z-index:10;background:white;padding:12px}.skip:focus{top:10px}.preview-note{text-align:center;background:var(--cream);padding:8px 16px;color:#4c4b49;font-size:.8rem;border-bottom:1px solid var(--line)}.header{max-width:var(--max);margin:auto;min-height:102px;display:flex;align-items:center;gap:32px;padding:20px 38px}.brand{display:flex;align-items:center;gap:10px;text-decoration:none;white-space:nowrap;font-weight:700;font-size:1rem;letter-spacing:.065em;line-height:1.2}.brand small{display:block;text-align:center;font-size:.6rem;font-weight:400;letter-spacing:.35em;margin-top:7px}.brand-mark{width:52px;height:32px;overflow:hidden;flex-shrink:0}.brand-mark img{width:52px;height:auto}.header nav{display:flex;gap:25px;margin-left:auto;font-size:.875rem}.header nav a{text-decoration:none;white-space:nowrap}.header nav a:hover{text-decoration:underline}.header-phone{font-size:.875rem;font-weight:700;border-bottom:1px solid var(--gold);text-decoration:none;white-space:nowrap}.menu-button{display:none}.hero{background:var(--navy);color:white;display:grid;grid-template-columns:1.04fr 1fr;max-width:1600px;margin:0 auto}.hero-copy{padding:65px max(38px,calc((100vw - 1184px)/2)) 52px;padding-right:40px}.eyebrow{font-size:.75rem;font-weight:700;letter-spacing:.17em;line-height:1.6;margin-bottom:25px;color:#79604b}.hero .eyebrow,.offer .eyebrow{color:#d0b69c}.hero .eyebrow span{width:30px;display:inline-block;vertical-align:middle;border-top:1px solid var(--gold);margin-right:10px}.hero-intro{max-width:450px;font-size:1.075rem;color:#e0e3ec;line-height:1.7;margin-bottom:27px}.actions{display:flex;align-items:flex-start;gap:21px;flex-wrap:wrap}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:24px;min-height:53px;padding:13px 23px;border:0;border-radius:0;text-decoration:none;font-size:.95rem;font-weight:700;line-height:1.4}.gold{background:var(--gold);color:var(--deep)}.gold:hover{background:#d1b497}.text-link{font-size:.9rem;font-weight:700;line-height:1.7;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:5px}.light{font-size:.82rem;max-width:155px;padding-top:4px;font-weight:400}.micro{font-size:.8rem;color:#d1d6df;margin:20px 0 0}.hero-visual{padding:46px 38px 28px 0;display:flex;flex-direction:column;justify-content:center}.property-image{position:relative;aspect-ratio:1.25;overflow:hidden;background:#687a7d}.property-image img{position:absolute;width:100%;height:auto;max-width:none;top:-36.1%}.property-caption{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #556078;padding:18px 0;gap:16px;font-size:.92rem}.property-caption small{display:block;font-size:.625rem;letter-spacing:.13em;color:#c9b19b;margin-bottom:4px}.property-caption a{font-size:.75rem;text-decoration:none}.hero-bottom{display:flex;align-items:center;gap:25px;padding-top:18px;font-size:.85rem}.large-number{font-size:3rem;color:var(--gold);line-height:1.2}.hero-bottom div span{color:#bfc7d6;font-size:.8rem}.promise-strip{padding:24px 30px;display:flex;justify-content:center;gap:45px;background:var(--cream);font-size:.875rem}.promise-strip span:before{content:'✓';color:#816244;margin-right:12px}.section{padding:94px 38px;max-width:var(--max);margin:auto}.owner{display:grid;grid-template-columns:.85fr 1.1fr;gap:100px;align-items:center}.owner-image{max-width:430px;position:relative}.owner-image:after{content:'';position:absolute;bottom:-12px;left:20px;right:-12px;top:20px;border:1px solid var(--gold);z-index:-1}.owner-copy p:not(.eyebrow){color:#5d626d;max-width:550px;font-size:1rem}.signature{margin-top:26px;font-size:1.1rem;font-weight:700}.signature small{display:block;font-size:.78rem;font-weight:400;color:var(--muted)}.process{background:var(--cream);max-width:none;padding-left:max(38px,calc((100vw - 1184px)/2));padding-right:max(38px,calc((100vw - 1184px)/2))}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;margin-bottom:40px}.section-heading h2{margin-bottom:0}.section-heading>p{color:var(--muted);font-size:.95rem;max-width:440px;margin:0 0 5px}.steps{list-style:none;display:grid;grid-template-columns:repeat(5,1fr);padding:0;margin:0;gap:28px}.steps li{border-top:1px solid #b8ada1;padding-top:18px}.steps span{display:block;color:#846a53;font-size:.8rem;margin-bottom:30px}.steps p{color:#61636a;font-size:.9rem;margin-bottom:0}.process-foot{margin:38px 0 0;padding-top:23px;border-top:1px solid var(--line);font-size:.875rem}.situations{display:grid;grid-template-columns:1.1fr 1fr;gap:75px;align-items:center}.situations h2{font-size:clamp(2rem,3.1vw,3rem)}.situations p:not(.eyebrow){color:var(--muted);max-width:420px}.situations em{color:#8d6e52}.situations ul{list-style:none;padding:0;margin:0}.situations li{border-bottom:1px solid var(--line);padding:16px 0;font-size:1.05rem}.situations li span{display:inline-block;width:40px;color:#93785f;font-size:.75rem}.areas{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1fr;gap:90px;max-width:none;padding-left:max(38px,calc((100vw - 1184px)/2));padding-right:max(38px,calc((100vw - 1184px)/2))}.areas .eyebrow{color:var(--gold)}.areas p:not(.eyebrow){max-width:430px;color:#d7dce7}.county-list{list-style:none;padding:0;margin:0}.county-list li{display:flex;justify-content:space-between;border-bottom:1px solid #5b647b;padding:8px 0;font-size:1.7rem;font-weight:700;letter-spacing:-.025em}.county-list span{color:var(--gold);font-size:.8rem;font-weight:400;align-self:center}.faq{display:grid;grid-template-columns:.9fr 1.1fr;gap:65px}.faq p{color:var(--muted)}details{border-bottom:1px solid var(--line)}summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:18px;padding:21px 0;font-size:1rem;font-weight:600;line-height:1.5}summary::-webkit-details-marker{display:none}summary:after{content:'+';font-size:1.3rem;color:#96795e}details[open] summary:after{content:'−'}details p{font-size:.94rem;line-height:1.7;padding-right:25px}.offer{display:grid;grid-template-columns:1fr 1fr;gap:80px;background:var(--cream);max-width:none;padding-left:max(38px,calc((100vw - 1184px)/2));padding-right:max(38px,calc((100vw - 1184px)/2))}.offer .eyebrow{color:#7a604a}.offer-copy{padding-top:25px}.offer-copy p:not(.eyebrow){max-width:390px;color:#61636a}.offer-phone{font-size:1.75rem;font-weight:700;text-decoration:none;display:inline-block;margin-top:12px}.offer .micro{margin-top:5px}form{background:white;padding:32px;box-shadow:0 6px 26px #202a3b0a;border-top:3px solid var(--gold)}.form-eyebrow{font-size:.8rem;letter-spacing:.09em;font-weight:700;margin-bottom:10px}.form-preview{font-size:.78rem;background:var(--cream);padding:10px 12px;line-height:1.5;margin-bottom:20px}label{font-size:.875rem;display:block;font-weight:600;margin-bottom:7px}input:not([type=checkbox]){width:100%;min-width:0;min-height:48px;padding:11px 12px;border:1px solid #c5c9ce;border-radius:0;color:var(--ink);background:#fff;margin-bottom:18px;font-size:1rem}input::placeholder{color:#757b84;font-size:.875rem}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:15px}.consent{display:flex;align-items:flex-start;gap:10px;font-size:.75rem;line-height:1.6;font-weight:400;margin:6px 0 15px}.consent input{width:18px;height:18px;flex-shrink:0;accent-color:var(--navy);margin:2px 0}.consent-details{margin-bottom:18px}.consent-details summary{font-size:.78rem;padding:6px 0 10px;font-weight:400}.consent-details summary:after{font-size:1rem}form .button{width:100%}.form-small{font-size:.75rem;text-align:center;color:var(--muted);margin:10px 0 0}.error{color:#a72424;font-size:.875rem}footer{background:var(--deep);color:#d5dbe5;padding:52px max(38px,calc((100vw - 1184px)/2)) 25px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-bottom:35px;font-size:.875rem}.footer-brand{font-weight:700;font-size:1.125rem;letter-spacing:.06em;line-height:1.3;color:white}.footer-brand small{display:block;letter-spacing:.32em;font-size:.65rem;font-weight:400;margin-top:5px}.footer-top p{margin:0}.footer-top a{font-size:.8rem}.footer-bottom{border-top:1px solid #45516b;display:flex;gap:24px;justify-content:space-between;padding-top:22px;font-size:.7rem;flex-wrap:wrap}dialog{border:0;max-width:520px;width:calc(100% - 32px);padding:40px;box-shadow:0 25px 100px #0005;color:var(--ink)}dialog::backdrop{background:#101a32b8}dialog h2{font-size:2.25rem}dialog p{font-size:.95rem}.dialog-close{position:absolute;right:14px;top:10px;border:0;background:none;font-size:1.8rem;padding:4px 10px}.mobile-actions{display:none}
@media(min-width:1600px){.hero-copy{padding-left:80px}.hero-visual{padding-right:80px}}
@media(max-width:1100px){.header{gap:24px;padding:20px 28px}.header nav{gap:15px}.header-phone{display:none}.hero-copy{padding-left:38px}.hero h1{font-size:3.55rem}.hero-visual{padding-right:30px}.light{max-width:none}.owner{gap:55px}.steps{gap:20px}.steps h3{font-size:1.15rem}.section{padding-top:75px;padding-bottom:75px}.offer{gap:45px}}
@media(max-width:760px){html{scroll-padding-top:25px}.preview-note{font-size:.75rem}.header{min-height:83px;padding:18px 22px;position:relative;flex-wrap:wrap;gap:0}.brand{font-size:.9rem}.brand-mark{width:45px;height:29px}.brand-mark img{width:45px}.menu-button{display:block;margin-left:auto;background:transparent;border:1px solid var(--line);padding:8px 14px;font-size:.875rem}.header nav{display:none;width:100%;padding-top:22px;margin:0;flex-direction:column;gap:0}.header nav.open{display:flex}.header nav a{padding:12px 0;border-top:1px solid var(--line)}.hero{grid-template-columns:1fr}.hero-copy{padding:42px 24px 32px}.hero h1{font-size:clamp(2.65rem,10vw,4.6rem)}.hero-intro{font-size:1rem}.hero-visual{padding:0 24px 30px}.property-image{aspect-ratio:1.55}.property-image img{top:-44.8%}.hero-bottom{padding-top:12px}.property-caption small{font-size:.6rem}.hero .eyebrow{font-size:.65rem;letter-spacing:.12em}.hero .eyebrow span{width:20px}.actions{gap:16px}.light{max-width:145px}.promise-strip{display:grid;grid-template-columns:1fr 1fr;padding:22px 24px;gap:15px;font-size:.75rem}.promise-strip span:before{margin-right:6px}.section{padding:62px 24px}.owner{grid-template-columns:1fr;gap:38px}.owner-image{max-width:370px;margin:0 auto;order:2}.owner-copy{order:1}.section-heading{display:block}.section-heading>p{margin-top:22px}.steps{grid-template-columns:1fr;gap:0}.steps li{display:grid;grid-template-columns:35px 1fr;gap:0 10px;padding:20px 0}.steps span{grid-row:1/3;margin:0;padding-top:2px}.steps h3{font-size:1.2rem;margin-bottom:10px}.steps p{grid-column:2}.process-foot{margin-top:0}.situations,.areas,.faq,.offer{grid-template-columns:1fr;gap:32px}.situations h2{font-size:2.25rem}.county-list li{font-size:1.65rem}.faq-items{margin-top:-15px}.offer-copy{padding-top:0}.offer form{padding:24px}.field-row{grid-template-columns:1fr;gap:0}.footer-top{display:block}.footer-top p{margin:24px 0}.footer-bottom{display:flex;justify-content:flex-start;gap:14px}footer{padding:40px 24px 98px}.footer-bottom>a:nth-child(2){width:100%;overflow-wrap:anywhere}.mobile-actions{display:grid;grid-template-columns:1fr 1.4fr;position:fixed;bottom:0;left:0;right:0;z-index:5;border-top:1px solid #c5b097;background:white;padding-bottom:env(safe-area-inset-bottom)}.mobile-actions a{padding:14px;text-align:center;font-size:.875rem;text-decoration:none;font-weight:700}.mobile-actions a:last-child{background:var(--gold)}dialog{padding:32px 24px}dialog h2{font-size:2rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* The first form leads the mobile experience and sits beside the desktop headline. */
.hero-form{padding:46px 38px 46px 0;align-self:center;color:var(--ink)}
.hero-form form{box-shadow:none}
.mobile-form-heading{display:none}
.local-story{display:grid;grid-template-columns:1fr 1fr;gap:75px;align-items:center;padding-top:0}
.local-story .property-image{aspect-ratio:1.4}
.local-story .property-image img{top:-40.4%}
.local-story p:not(.eyebrow){max-width:390px;color:var(--muted)}
@media(min-width:1600px){.hero-form{padding-right:80px}}
@media(max-width:760px){
  .header{min-height:74px;padding-top:13px;padding-bottom:13px}
  .hero-form{order:-1;padding:25px 18px 0}
  .mobile-form-heading{display:block;color:white;padding:0 6px}
  .mobile-form-heading h2{font-size:2rem;margin-bottom:20px;line-height:1.1}
  .mobile-form-heading .eyebrow{font-size:.65rem;margin-bottom:10px}
  .hero-form form{padding:20px}
  .hero-form .form-eyebrow{display:none}
  .hero-form .form-preview{padding:0;background:none;margin-bottom:13px;font-size:.75rem}
  .hero-form input:not([type=checkbox]){margin-bottom:12px;min-height:44px;padding:8px 10px}
  .hero-form label{margin-bottom:4px}
  .hero-form .consent{margin:0 0 9px}
  .hero-form .consent-details{margin-bottom:12px}
  .hero-form .consent-details summary{padding:2px 0 8px}
  .hero-copy{padding-top:35px}
  .hero-copy .eyebrow{display:none}
  .hero-copy h1{font-size:2.7rem}
  .local-story{grid-template-columns:1fr;gap:28px;padding-top:0}
}

/* Scale the original owner artwork proportionally, without cropping or stretching. */
.owner{grid-template-columns:minmax(0,320px) minmax(0,1fr);gap:70px}
.owner-image{width:100%;max-width:320px;justify-self:center}
.owner-image img{width:100%;height:auto;aspect-ratio:1080 / 1350;object-fit:contain}
textarea{display:block;width:100%;min-width:0;min-height:92px;padding:11px 12px;border:1px solid #c5c9ce;border-radius:0;color:var(--ink);background:#fff;margin-bottom:18px;font-size:1rem;line-height:1.5;resize:vertical}
textarea::placeholder{color:#757b84;font-size:.875rem}
.optional{font-weight:400;color:var(--muted)}
.offer-phone:hover{text-decoration:underline;text-decoration-color:var(--gold)}
@media(max-width:760px){.owner{grid-template-columns:1fr;gap:30px}.owner-image{max-width:280px}.hero-form textarea{min-height:82px;margin-bottom:12px;padding:8px 10px}}

/* Green is reserved for the primary offer action. */
:root{--offer-green:#187742;--offer-green-hover:#105c31}
form .button.gold,.hero .actions .button.gold,.mobile-actions a:last-child{background:var(--offer-green);color:white}
form .button.gold:hover,.hero .actions .button.gold:hover,.mobile-actions a:last-child:hover{background:var(--offer-green-hover)}
.hero .actions .text-link.light{max-width:none;white-space:nowrap;flex-shrink:0;align-self:center}
.owner{display:block}
.owner-copy{display:flow-root}
.owner-copy p:not(.eyebrow){max-width:none}
.owner-copy h2{max-width:760px}
.owner .owner-image{float:left;width:240px;max-width:38%;margin:0 32px 22px 0}
.owner-image:after{display:none}
.outline{border:1.5px solid var(--navy);color:var(--navy);background:transparent;justify-content:center;text-align:center;max-width:100%;margin-top:6px}
.outline:hover{background:var(--navy);color:white}
.address-search{margin-bottom:12px}
.address-search-label{font-size:.8rem;margin-bottom:5px;color:var(--muted)}
gmp-place-autocomplete{width:100%;color-scheme:light}
@media(max-width:760px){.owner .owner-image{width:165px;max-width:38%;margin:0 20px 14px 0}.owner .outline{display:flex;clear:both;font-size:.85rem;padding:12px 14px;gap:8px}}
.address-manual{display:block;border:0;background:none;padding:8px 0;color:var(--navy);font-size:.8rem;text-decoration:underline;text-underline-offset:3px}
[hidden]{display:none!important}

.offer-phone.button.outline{display:inline-flex;border:1.5px solid var(--navy);padding:13px 23px;min-height:53px;font-size:1.25rem;text-decoration:none}

.faq-phone{margin-top:14px;font-size:.9rem;padding:13px 18px}

/* Manual closing carousel: controls stay over the image on all screen sizes. */
.closing-media{position:relative;min-width:0}
.closing-arrow{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;display:grid;place-items:center;border:1px solid var(--navy);border-radius:50%;background:white;color:var(--navy);font-size:2rem;line-height:1;box-shadow:0 2px 10px #0002;z-index:1}
.closing-arrow[hidden]{display:none}
.closing-arrow:hover{background:var(--navy);color:white}
.closing-prev{left:12px}.closing-next{right:12px}
#closing-count{display:inline-block;margin-left:18px;white-space:nowrap}
.local-story.closing-dunedin .property-image img{top:-40.45%}
#closing-story{min-height:295px}
@media(max-width:760px){#closing-story{min-height:320px}.closing-arrow{width:44px;height:44px}.closing-prev{left:10px}.closing-next{right:10px}}

/* Horizontal lockup based on the supplied company logo. */
.brand-horizontal{display:block;position:relative;overflow:hidden;width:280px;aspect-ratio:1728 / 414;flex-shrink:0}
.brand-horizontal img{position:absolute;width:114.76%;max-width:none;height:auto;left:-7.4%;top:-39.6%}
@media(max-width:760px){.brand-horizontal{width:min(240px,calc(100vw - 140px))}}

.footer-brand.brand-horizontal{width:260px;max-width:100%;flex-shrink:0}
.footer-top{flex-wrap:wrap}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.legal-copy{max-width:900px;margin:auto}.legal-copy h4{font-size:1.2rem;margin-top:2rem}.legal-copy p,.legal-copy li{line-height:1.7}

/* SEO review: extend the approved navy, gold, and green design. */
.breadcrumbs{max-width:1260px;margin:auto;padding:16px 38px;display:flex;gap:12px;font-size:.875rem;flex-wrap:wrap}.editorial{max-width:1260px;margin:auto}.editorial>p{max-width:780px;font-size:1.1rem}.editorial+.editorial{padding-top:0}.seo-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.seo-card{display:block;border:1px solid var(--line);padding:28px;text-decoration:none;background:white}.seo-card:hover{border-color:var(--navy);background:var(--cream)}.seo-card p{color:var(--muted);font-size:1rem}.seo-card span{font-weight:700}.seo-card h3{font-size:1.4rem;line-height:1.2}.county-directory{scroll-margin-top:20px}.county-directory:nth-child(even){background:var(--cream)}.directory-intro{background:var(--navy);color:white}.directory-intro p{max-width:720px}.area-jumps{display:flex;flex-wrap:wrap;gap:12px}.area-jumps a{border:1px solid var(--gold);padding:10px 18px;text-decoration:none}.home-area-links{display:grid;grid-template-columns:1fr 1fr;gap:22px}.home-area-links h3{margin-bottom:10px;color:white}.home-area-links p{font-size:.95rem;line-height:1.9}.light-outline{border-color:var(--gold);color:white}.footer-seo{display:flex;flex-wrap:wrap;gap:24px;padding-bottom:24px}.proof-row{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:center}.proof-row .property-image{aspect-ratio:1.4}.proof-row .property-image img{top:-40.4%}.location-hero h1{font-size:clamp(2.5rem,4.1vw,4.3rem)}
@media(max-width:900px){.seo-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.header{gap:20px}.header nav{gap:16px}.header-phone{display:none}}
@media(max-width:760px){.seo-grid{grid-template-columns:1fr}.proof-row{grid-template-columns:1fr}.home-area-links{grid-template-columns:1fr}.breadcrumbs{padding:12px 24px}.location-hero .hero-copy{padding-top:32px}.location-hero .mobile-form-heading h2{font-size:1.7rem}.area-jumps a{font-size:.9rem}.seo-card{padding:24px}}