@import url('https://fonts.googleapis.com/css2?family=Anton&family=Inter:wght@400;500;600;700&display=swap');
:root{--black:#0a0a0a;--white:#f7f7f4;--gray:#d9d9d6;--line:#333;--header:78px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header) + 16px)}body{margin:0;background:var(--white);color:var(--black);font-family:Inter,Arial,sans-serif}a{color:inherit}.anchor{scroll-margin-top:calc(var(--header) + 16px)}
.site-header{height:var(--header);padding:0 5vw;display:flex;align-items:center;justify-content:space-between;background:rgba(10,10,10,.98);position:sticky;top:0;z-index:1000;border-bottom:1px solid #242424;backdrop-filter:blur(10px)}
.brand-logo{height:68px;width:68px;display:flex;align-items:center;justify-content:center;text-decoration:none;flex:0 0 auto}.brand-logo img{display:block;width:100%;height:100%;object-fit:contain}.site-header nav{display:flex;align-items:center;gap:27px}.site-header nav a{text-decoration:none;font-size:13px;font-weight:600;color:#fff}.site-header nav a:hover{text-decoration:underline;text-underline-offset:5px}.phone-link{letter-spacing:.3px}.nav-cta{background:#fff;color:#0a0a0a!important;padding:14px 18px}.nav-cta:hover{text-decoration:none!important;background:#e8e8e8}.menu{display:none;background:none;border:0;color:#fff;font-weight:800;letter-spacing:.8px}
.hero{min-height:720px;position:relative;color:white;display:flex;align-items:center;overflow:hidden}.hero-photo{background-image:url('assets/demo_wide.webp');background-size:cover;background-position:center;position:absolute;inset:0}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.87) 0%,rgba(0,0,0,.52) 43%,rgba(0,0,0,.08) 76%)}.hero-content{position:relative;z-index:2;padding:70px 7vw 120px;max-width:980px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:2.5px;margin:0 0 22px}.eyebrow.dark{color:#555}.hero h1,.intro h2,.dark-section h2,.why h2,.property h2,.process h2,.quote h2{font-family:Anton,Impact,sans-serif;font-weight:400;line-height:.94;margin:0;text-transform:uppercase}.hero h1{font-size:clamp(58px,8vw,120px)}.lead{font-size:28px;font-weight:700;margin:28px 0 8px}.sublead{max-width:620px;line-height:1.6;color:#e4e4e4}.actions{display:flex;align-items:center;gap:28px;margin-top:34px}.button{display:inline-block;text-decoration:none;font-size:13px;font-weight:800;padding:17px 23px}.button.light{background:white;color:black}.button.light:hover{background:#e6e6e6}.text-link{font-size:13px;font-weight:700;text-decoration:none}.service-strip{position:absolute;bottom:0;left:0;right:0;z-index:3;padding:22px 7vw;background:#0a0a0a;font-size:12px;letter-spacing:1.5px;display:flex;gap:18px;align-items:center}.service-strip i{width:4px;height:4px;background:white;border-radius:50%;flex:0 0 4px}
.intro,.why{padding:110px 7vw;display:grid;grid-template-columns:1.05fr .95fr;gap:10vw}.intro h2,.why h2,.process h2{font-size:clamp(52px,6vw,90px)}.intro-copy{padding-top:55px;font-size:17px;line-height:1.8;max-width:600px}
.image-band{display:grid;grid-template-columns:repeat(3,1fr);height:390px;background:#111}.image-band figure{margin:0;position:relative;background-image:linear-gradient(180deg,transparent 55%,rgba(0,0,0,.78)),var(--bg);background-size:cover;background-position:center;overflow:hidden}.image-band figure+figure{border-left:1px solid rgba(255,255,255,.35)}.image-band figcaption{position:absolute;left:24px;right:24px;bottom:22px;color:white;font-family:Anton,Impact,sans-serif;font-size:25px;letter-spacing:.3px}
.dark-section{background:#0a0a0a;color:white;padding:110px 7vw}.section-head{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:60px}.dark-section h2{font-size:clamp(52px,6vw,90px)}.section-head>p{max-width:330px;color:#aaa;line-height:1.6}.cards{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.cards article{min-height:290px;padding:32px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;flex-direction:column}.cards span{color:#777;font-size:12px}.cards h3,.why h3,.steps h3{font-family:Anton,Impact,sans-serif;font-weight:400;font-size:26px;margin:60px 0 12px}.cards p{color:#aaa;line-height:1.6;font-size:14px}.cta-card{background:#181818}.cta-card a{margin-top:auto;font-weight:700;font-size:12px}
.why-list article{display:grid;grid-template-columns:50px 1fr;border-top:1px solid #bbb;padding:24px 0}.why-list b{font-size:11px;color:#777}.why-list h3{margin:0 0 8px}.why-list p{margin:0;line-height:1.6;color:#555}
.property{display:grid;grid-template-columns:1.05fr .95fr;min-height:700px;background:#0a0a0a;color:white}.property-photo{background-image:linear-gradient(180deg,rgba(0,0,0,.06),rgba(0,0,0,.2)),url('assets/blue_house.webp');background-size:cover;background-position:center 52%;min-height:700px}.property-copy{padding:100px 7vw}.property h2{font-size:clamp(60px,7vw,105px)}.property-copy>p:not(.eyebrow){line-height:1.7;color:#bbb;max-width:530px;margin:30px 0}
.process{padding:110px 7vw}.steps{display:grid;grid-template-columns:repeat(4,1fr);margin-top:60px;border-top:1px solid #999}.steps article{padding:28px 28px 20px 0;border-right:1px solid #bbb;min-height:230px}.steps article+article{padding-left:28px}.steps b{font-size:11px;color:#777}.steps h3{margin:55px 0 8px}.steps p{font-size:14px;line-height:1.6;color:#555}
.quote{background:#161616;color:white;padding:110px 7vw;display:grid;grid-template-columns:1fr 1fr;gap:10vw}.quote h2{font-size:clamp(60px,7vw,105px)}.quote>div>p:not(.eyebrow){color:#bbb;line-height:1.7;max-width:450px}.contact a{color:white;text-decoration:none}.contact a:hover{text-decoration:underline}.contact-lines{margin-top:26px}.contact-lines .contact{margin:8px 0!important}.quote form{display:grid;gap:18px;align-content:start}.quote label{font-size:11px;text-transform:uppercase;letter-spacing:1px}.quote input,.quote textarea{display:block;width:100%;margin-top:8px;background:transparent;border:0;border-bottom:1px solid #777;color:white;padding:12px 4px;font:inherit;outline:none}.quote input:focus,.quote textarea:focus{border-color:#fff}.quote textarea{border:1px solid #777}.quote button{background:white;color:black;border:0;padding:18px;font-weight:800;cursor:pointer}.quote button:hover{background:#e6e6e6}.quote small{color:#777;line-height:1.5}
footer{background:#000;color:white;padding:38px 5vw 42px;display:grid;grid-template-columns:140px 1.25fr 1fr 1.35fr;gap:34px;align-items:center;font-size:11px;letter-spacing:.5px;border-top:1px solid #242424}footer a{text-decoration:none}.footer-logo{display:block;width:126px;height:126px}.footer-logo img{display:block;width:100%;height:100%;object-fit:contain}.footer-services p,.footer-contact p,.copyright{margin:5px 0}.footer-contact a:hover{text-decoration:underline}.stock-note{grid-column:1/-1;color:#777;margin:0;padding-top:18px;border-top:1px solid #202020}
@media(max-width:900px){:root{--header:70px}.site-header{height:var(--header)}.site-header nav{display:none;position:absolute;top:var(--header);left:0;right:0;background:#0a0a0a;padding:25px 5vw 32px;flex-direction:column;align-items:flex-start;border-bottom:1px solid #2a2a2a;box-shadow:0 12px 24px rgba(0,0,0,.28)}.site-header nav.open{display:flex}.menu{display:block}.hero{min-height:670px}.hero-photo{background-position:58% center}.hero-content{padding-left:6vw;padding-right:6vw}.service-strip{overflow:hidden;white-space:nowrap}.intro,.why,.quote{grid-template-columns:1fr;gap:45px;padding:80px 6vw}.intro-copy{padding-top:0}.image-band{height:auto;grid-template-columns:1fr}.image-band figure{height:320px}.image-band figure+figure{border-left:0;border-top:1px solid rgba(255,255,255,.35)}.section-head{display:block}.cards{grid-template-columns:1fr}.dark-section,.process{padding:80px 6vw}.property{grid-template-columns:1fr}.property-photo{min-height:460px}.property-copy{padding:70px 6vw}.steps{grid-template-columns:1fr}.steps article{border-right:0;border-bottom:1px solid #bbb;padding-left:0!important}.quote{gap:60px}footer{grid-template-columns:1fr;gap:14px}.footer-logo{width:118px;height:118px}.hero h1{font-size:58px}.brand-logo{width:60px;height:60px}}
@media(max-width:480px){.hero h1{font-size:50px}.hero-photo{background-position:61% center}.actions{align-items:flex-start;flex-direction:column;gap:20px}.service-strip{font-size:10px;padding-left:5vw}.image-band figure{height:270px}.property-photo{min-height:380px}}

/* Quote form — Version 4 */
.quote form{gap:20px}.form-grid{display:grid;gap:18px}.form-grid.two-col{grid-template-columns:1fr 1fr}.form-grid.three-col{grid-template-columns:repeat(3,1fr)}
.quote select{display:block;width:100%;margin-top:8px;background:#161616;border:0;border-bottom:1px solid #777;color:#fff;padding:12px 4px;font:inherit;outline:none;border-radius:0}.quote select:focus{border-color:#fff}.quote select option{background:#161616;color:#fff}
.quote input::placeholder,.quote textarea::placeholder{color:#777}.quote textarea{padding:12px}.photo-upload{border:1px solid #444;padding:18px;margin:4px 0 0}.photo-upload legend{padding:0 8px;font-size:11px;text-transform:uppercase;letter-spacing:1px}.photo-upload legend span{color:#777;font-weight:400}.photo-upload>p{margin:0 0 14px;color:#999;font-size:12px;line-height:1.6}.file-label{display:block;border:1px solid #444;padding:12px;text-transform:none!important;letter-spacing:0!important;color:#ccc!important}.file-label input[type=file]{border:0;margin:8px 0 0;padding:0;font-size:12px;color:#999}.file-label input[type=file]::file-selector-button{margin-right:10px;border:0;background:#fff;color:#000;padding:9px 10px;font-weight:700;cursor:pointer}.honey{display:none!important}.form-error{min-height:18px;color:#ffb6b6!important;margin:10px 0 0!important}.form-note{display:block}.form-note a{color:#fff}.quote button[disabled]{opacity:.6;cursor:wait}.quote button.is-sending::after{content:"  …"}
.thank-you-page{min-height:calc(100vh - var(--header));display:grid;place-items:center;background:#111;color:#fff;padding:70px 7vw}.thank-you-card{max-width:760px;border:1px solid #333;padding:56px;background:#171717}.thank-you-card .eyebrow{color:#aaa}.thank-you-card h1{font-family:Anton,Impact,sans-serif;font-size:clamp(54px,8vw,100px);font-weight:400;line-height:.95;margin:0 0 28px}.thank-you-card p{color:#bbb;line-height:1.75;font-size:16px}.thank-you-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}.button.dark-outline{border:1px solid #555;color:#fff}.button.dark-outline:hover{border-color:#fff}.simple-footer{grid-template-columns:140px 1fr auto}.simple-footer .copyright{justify-self:end}
@media(max-width:900px){.form-grid.two-col,.form-grid.three-col{grid-template-columns:1fr}.thank-you-card{padding:38px 26px}.simple-footer{grid-template-columns:1fr}.simple-footer .copyright{justify-self:start}}