:root{--olive:#77784a;--dark:#30372c;--cream:#f3eee5;--ink:#1e211d;--paper:#fcfaf6;--sage:#d9dbc3;--gold:#a88b49}
:root{--olive:#85894d;--dark:#596034;--cream:#f4f0e6;--ink:#24241f;--paper:#fffdf8;--sage:#d9dbc3;--gold:#b79b4b}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,sans-serif}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.announcement{background:var(--dark);color:#fff;text-align:center;padding:9px;font-size:12px;letter-spacing:.08em}.announcement span{color:#c9bd77;margin:0 10px}.site-header{height:88px;padding:0 max(5vw,28px);display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid #e8e3d7;background:#fffdf8;position:relative;z-index:5}.brand{display:flex;align-items:center;gap:11px}.brand-mark{width:42px;height:42px;border:1px solid var(--olive);border-radius:50%;display:grid;place-items:center;font:28px Georgia;color:var(--olive)}.brand strong{display:block;font:17px Georgia;letter-spacing:.12em;color:var(--dark)}.brand small{display:block;font-size:12px;letter-spacing:.35em;margin-top:3px}.site-header nav{display:flex;gap:34px;font-size:14px}.header-cta,.button,.search-form button,.contact-form button{background:var(--dark);color:#fff;padding:13px 22px;border:0;cursor:pointer}.hero{min-height:670px;display:grid;grid-template-columns:1.05fr .95fr;overflow:hidden;background:linear-gradient(120deg,#f7f3e9 0 55%,#e7e7d6 55%)}.hero-copy{padding:112px 6vw 80px}.eyebrow{font-size:12px;font-weight:bold;letter-spacing:.22em;color:var(--olive);margin:0 0 18px}.hero h1{font:400 clamp(50px,5.7vw,82px)/1.03 Georgia;margin:0;max-width:750px}.hero h1 em{color:var(--olive);font-weight:400}.lead{font-size:18px;line-height:1.7;max-width:590px;color:#5b5a52;margin:28px 0}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.button{display:inline-block;padding:16px 27px}.button.secondary{background:transparent;color:var(--dark);border:1px solid var(--dark)}.trust-row{display:flex;gap:28px;margin-top:55px;border-top:1px solid #dcd5c8;padding-top:25px;font-size:12px;color:#66645b}.trust-row strong{font:20px Georgia;color:var(--dark);display:block;margin-bottom:4px}.hero-art{position:relative;min-height:670px;overflow:hidden;background:linear-gradient(#d9d7b9,#efdec0)}.sun{position:absolute;width:230px;height:230px;border-radius:50%;background:#f2e7bd;right:13%;top:10%}.hill{position:absolute;border-radius:50% 50% 0 0}.hill-one{background:#9da36d;width:120%;height:42%;bottom:-6%;left:-15%;transform:rotate(8deg)}.hill-two{background:#737a49;width:100%;height:31%;bottom:-5%;right:-20%;transform:rotate(-12deg)}.house{position:absolute;width:250px;height:175px;background:#f6f0df;bottom:22%;left:29%;box-shadow:0 20px 30px #43492833}.house:before{content:"";position:absolute;border-left:145px solid transparent;border-right:145px solid transparent;border-bottom:125px solid #665a43;left:-20px;top:-110px}.house i{position:absolute;width:48px;height:82px;background:#6e7147;bottom:0;left:100px}.house b,.house span{position:absolute;width:50px;height:48px;background:#b4c4bd;border:7px solid #fff;top:45px}.house b{left:23px}.house span{right:23px}.olive-branch{position:absolute;width:4px;height:330px;background:#61663d;right:13%;bottom:3%;transform:rotate(20deg)}.olive-branch i{position:absolute;width:55px;height:24px;background:#838b55;border-radius:100% 0}.olive-branch i:nth-child(1){top:20px;left:-48px}.olive-branch i:nth-child(2){top:70px;left:0;transform:scaleX(-1)}.olive-branch i:nth-child(3){top:125px;left:-48px}.olive-branch i:nth-child(4){top:185px;left:0;transform:scaleX(-1)}.olive-branch i:nth-child(5){top:245px;left:-45px}.hero-card{position:absolute;background:#fffdf4;padding:20px 24px;left:7%;bottom:7%;box-shadow:0 18px 50px #3c3c2630;min-width:240px}.hero-card span,.hero-card small{display:block;font-size:12px;letter-spacing:.1em;color:#777468}.hero-card strong{display:block;font:24px Georgia;margin:7px 0}.search-panel{margin:-35px auto 0;position:relative;z-index:3;width:min(1180px,90%);background:#fff;padding:34px 38px;box-shadow:0 15px 55px #55503022;display:grid;grid-template-columns:.7fr 1.3fr;gap:35px;align-items:end}.search-panel h2,.section h2,.about h2,.contact h2{font:400 34px/1.15 Georgia;margin:0}.search-form{display:grid;grid-template-columns:1.3fr .8fr auto;align-items:end}.search-form label{border:1px solid #ddd8ca;padding:11px 14px}.search-form label+label{border-left:0}.search-form span{font-size:12px;color:#777;display:block;margin-bottom:7px}.search-form input,.search-form select{border:0;background:#fff;width:100%;outline:0}.search-form button{height:61px}.search-note{grid-column:2;font-size:12px;color:#777;margin:0}.section{padding:100px max(5vw,28px)}.section-heading{display:flex;align-items:end;justify-content:space-between;margin-bottom:38px}.section-heading>a,.text-link,.service-grid a{color:var(--dark);font-weight:bold;font-size:13px}.centered{text-align:center;justify-content:center}.centered h2{max-width:590px}.property-grid,.service-grid,.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.property{background:#fff;border:1px solid #e5e0d3}.property-photo{height:270px;position:relative;overflow:hidden}.property-photo:before,.property-photo:after{content:"";position:absolute}.property-photo:before{inset:0;background:linear-gradient(150deg,#d1d5bb,#889261)}.property-photo:after{height:42%;width:120%;background:#667044;border-radius:50% 50% 0 0;bottom:-18%;left:-10%}.home-two:before{background:linear-gradient(150deg,#d9c6aa,#879b91)}.home-three:before{background:linear-gradient(150deg,#c9d2d1,#999371)}.property-photo>span{position:absolute;z-index:3;left:16px;top:16px;background:#fff;padding:7px 10px;font-size:12px;text-transform:uppercase}.property-photo>button{position:absolute;z-index:3;right:15px;top:13px;border:0;background:#fff;width:34px;height:34px;border-radius:50%;font-size:20px}.property-house{position:absolute;width:150px;height:91px;background:#f0eadc;bottom:24%;left:25%;z-index:2}.property-house:before{content:"";position:absolute;border-left:90px solid transparent;border-right:90px solid transparent;border-bottom:70px solid #5b5546;left:-15px;top:-60px}.property-house i,.property-house b{position:absolute;background:#7e8a78;border:4px solid #fff;width:32px;height:35px;top:28px}.property-house i{left:20px}.property-house b{right:20px}.property-copy{padding:18px}.property-copy p{margin:0;color:#777;font-size:12px}.property-copy h3{font:25px Georgia;margin:7px 0 12px}.property-copy div{display:flex;gap:16px;color:#666;font-size:12px}.services{background:var(--cream)}.service-grid article{background:#fff;padding:36px;position:relative;min-height:315px}.service-grid article.featured{background:var(--dark);color:#fff}.service-grid article>span{position:absolute;right:25px;top:25px;font:italic 20px Georgia;color:#b1ad9c}.service-icon{font-size:38px;color:var(--olive);margin:25px 0}.service-grid h3{font:26px Georgia;margin:0}.service-grid p{line-height:1.7;font-size:14px;color:#6c6b64}.featured p,.featured a{color:#e6e5d6}.about{display:grid;grid-template-columns:1fr 1fr;min-height:660px}.about-art{background:var(--sage);position:relative;display:grid;place-items:center;overflow:hidden}.about-art:before{content:"";position:absolute;width:600px;height:600px;border:1px solid #a7ab83;border-radius:50%}.portrait{height:400px;width:285px;background:linear-gradient(145deg,#8e9362,#444b30);border-radius:150px 150px 15px 15px;display:grid;place-items:center;position:relative;box-shadow:0 25px 55px #4b503933}.portrait span{color:#f8f2dd;border:2px solid #f8f2dd;border-radius:50%;width:120px;height:120px;display:grid;place-items:center;font:42px Georgia}.experience{position:absolute;right:8%;bottom:10%;background:#fffdf8;padding:20px;display:flex;gap:12px;align-items:center}.experience strong{font:42px Georgia;color:var(--olive)}.experience span{font-size:12px;line-height:1.5}.about-copy{padding:100px 7vw;align-self:center}.about-copy h2{font-size:45px}.about-copy>p:not(.eyebrow){line-height:1.8;color:#626158}.about blockquote{font:italic 20px/1.6 Georgia;color:var(--dark);border-left:2px solid var(--olive);padding-left:20px;margin:30px 0}.reviews{text-align:center}.reviews>h2{margin-bottom:40px}.review-grid article{text-align:left;background:#f7f3e9;padding:30px}.review-grid article div{color:var(--gold)}.review-grid article p{font:italic 18px/1.6 Georgia}.review-grid article span{font-size:12px;color:#777}.contact{background:var(--dark);color:#fff;padding:90px max(6vw,30px);display:grid;grid-template-columns:1fr 1fr;gap:9vw}.contact h2{font-size:47px}.contact>div>p:not(.eyebrow){line-height:1.7;color:#e2e1d4}.contact-details{display:flex;flex-direction:column;gap:12px;margin-top:30px;font-size:13px}.contact-form{display:grid;gap:12px}.contact-form input,.contact-form select,.contact-form textarea{background:#fffdf8;border:0;padding:16px;color:#333}.contact-form textarea{height:100px}.contact-form button{background:#b6a767;color:#1f2415;font-weight:bold}.contact-form small{color:#cac9b8;font-size:12px}footer{background:#20231b;color:#e9e8dd;padding:55px max(5vw,28px);display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:20px}footer .brand strong,footer .brand-mark{color:#e9e8dd;border-color:#e9e8dd}footer>p{font:italic 18px Georgia;text-align:right}footer>div:not(.brand){display:flex;gap:20px;font-size:12px}footer>small{text-align:right;color:#999d8b;font-size:12px}
@media(max-width:900px){.site-header nav{display:none}.hero{grid-template-columns:1fr}.hero-copy{padding:75px 7vw 55px}.hero-art{min-height:460px}.search-panel{grid-template-columns:1fr;margin-top:0}.search-note{grid-column:1}.property-grid,.service-grid,.review-grid{grid-template-columns:1fr}.about{grid-template-columns:1fr}.about-art{min-height:520px}.contact{grid-template-columns:1fr}.section{padding:75px 7vw}}
@media(max-width:600px){.site-header{height:76px}.brand strong{font-size:14px}.brand-mark{width:36px;height:36px}.header-cta{font-size:12px;padding:11px 13px}.hero h1{font-size:48px}.trust-row{gap:14px}.search-panel{width:100%;padding:30px 7vw}.search-form{grid-template-columns:1fr}.search-form label+label{border-left:1px solid #ddd8ca;border-top:0}.search-form button{width:100%}.about-copy{padding:75px 7vw}.about-copy h2,.contact h2{font-size:38px}.portrait{height:330px;width:235px}.section-heading{display:block}.section-heading>a{display:block;margin-top:18px}footer{grid-template-columns:1fr}footer>p,footer>small{text-align:left}}

/* Upscale editorial refinement */
.announcement{background:#22291f;font-size:12px;letter-spacing:.14em}.site-header{height:94px;background:#fcfaf6}.site-header nav{gap:38px;font-size:12px;letter-spacing:.06em;text-transform:uppercase}.header-cta,.button,.search-form button,.contact-form button{letter-spacing:.05em}.hero{min-height:720px;grid-template-columns:.92fr 1.08fr;background:#f4efe6}.hero-copy{padding:125px 5vw 85px}.eyebrow{font-size:12px;letter-spacing:.28em;margin-bottom:21px}.hero h1{font-size:clamp(52px,5.3vw,78px);max-width:680px;letter-spacing:-.025em}.lead{font-size:17px;line-height:1.8}.hero-art{min-height:720px;background:#333}.hero-art>img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;filter:saturate(.82) contrast(1.03)}.hero-art:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,#26291e1f,transparent 35%,#171a120d)}.sun,.hill,.house,.olive-branch{display:none}.hero-card{background:#f9f5ebee;padding:23px 28px;left:6%;bottom:6%;min-width:265px;z-index:2;border-top:2px solid var(--gold);backdrop-filter:blur(8px)}.property-photo{height:290px;background:#d8d3c7}.property-photo:before,.property-photo:after,.property-house{display:none}.property-photo>img{width:100%;height:100%;object-fit:cover;filter:saturate(.87);transition:transform .6s ease}.property:hover .property-photo>img{transform:scale(1.025)}.image-disclosure{text-align:right;color:#77736b;font-size:12px;margin:15px 0 0;font-style:italic}.about-art:before,.portrait{display:none}.about-art>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(.8)}.about-art:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,#252a1d55)}.monogram{position:absolute;left:7%;top:7%;z-index:2;width:72px;height:72px;border:1px solid #fff9;border-radius:50%;display:grid;place-items:center;color:#fff;font:26px Georgia;backdrop-filter:blur(8px)}.experience{z-index:2}.services{background:#eee8dd}.service-grid article{padding:42px}.review-grid article{border-top:1px solid #b8ab83;background:#f6f1e7}.contact{background:#293027}
@media(max-width:900px){.hero{grid-template-columns:1fr}.hero-copy{padding:78px 7vw 58px}.hero-art{min-height:560px}.about-art>img{object-position:center}}
@media(max-width:600px){.site-header{height:78px}.hero h1{font-size:47px}.hero-art{min-height:430px}.property-photo{height:260px}.monogram{width:58px;height:58px}}

/* Litehouse Lending financing experience */
.litehouse{padding:115px max(5vw,28px);background:#23291f;color:#f5f0e5;overflow:hidden;position:relative}.litehouse:before{content:"";position:absolute;width:620px;height:620px;border:1px solid #bca45a35;border-radius:50%;right:-260px;top:-250px}.litehouse .eyebrow{color:#c8b66f}.litehouse-heading{display:grid;grid-template-columns:1.15fr .85fr;gap:8vw;align-items:end;position:relative}.litehouse-heading h2{font:400 clamp(40px,4.5vw,67px)/1.08 Georgia;margin:30px 0 0;max-width:780px}.litehouse-brand{display:flex;gap:14px;align-items:center}.litehouse-mark{width:54px;height:54px;border:1px solid #c8b66f;border-radius:50%;display:grid;place-items:center;color:#c8b66f;font:32px Georgia}.litehouse-brand strong{display:block;font:22px Georgia;letter-spacing:.16em}.litehouse-brand small{display:block;font-size:12px;letter-spacing:.42em;margin-top:4px;color:#c8b66f}.litehouse-summary{color:#d5d5c9;font-size:15px;line-height:1.8}.lite-badges{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}.lite-badges span{border:1px solid #8e917b;padding:8px 11px;font-size:12px;letter-spacing:.08em;text-transform:uppercase}.path-grid{display:grid;grid-template-columns:repeat(3,1fr);margin:75px 0 30px;border-top:1px solid #555b4e;border-bottom:1px solid #555b4e}.path-grid article{padding:30px 30px 34px;border-right:1px solid #555b4e}.path-grid article:last-child{border-right:0}.path-grid b{color:#c8b66f;font:italic 17px Georgia}.path-grid h3{font:26px Georgia;margin:16px 0 8px}.path-grid p{color:#c8c9bc;line-height:1.7;font-size:13px;margin:0}.lite-calculator{display:grid;grid-template-columns:.92fr 1.08fr;background:#f5f0e5;color:#25291f;margin-top:55px;box-shadow:0 25px 70px #11150e66}.calculator-intro,.calculator-results{padding:50px}.calculator-intro{background:#ebe3d4}.calculator-intro .eyebrow{color:#777d48}.calculator-intro h3,.lite-contact h3{font:400 37px/1.15 Georgia;margin:0}.calculator-intro>p:not(.eyebrow){color:#626256;line-height:1.7}.calc-fields{display:grid;gap:12px;margin-top:30px}.calc-fields label{background:#fff;padding:13px 16px;border:1px solid #d8cfbf}.calc-fields label>span{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.1em;color:#79776c;margin-bottom:8px}.calc-fields input{width:100%;border:0;background:transparent;font:22px Georgia;color:#25291f;outline:0}.input-suffix{display:flex;align-items:center}.input-suffix b{color:#777d48}.calculator-results{background:#fffdf8}.calculator-results>span{font-size:12px;text-transform:uppercase;letter-spacing:.12em;color:#777d48}.calculator-results>strong{font:58px Georgia;display:block;margin:9px 0}.calculator-results>small{display:block;color:#77746b;font-size:12px;max-width:360px;line-height:1.5}.calculator-results dl{border-top:1px solid #ddd6c9;border-bottom:1px solid #ddd6c9;margin:28px 0;padding:14px 0}.calculator-results dl div,.buydown-preview div{display:flex;justify-content:space-between;gap:16px;padding:8px 0}.calculator-results dt,.buydown-preview span{font-size:12px;color:#6a685f}.calculator-results dd{margin:0;font-weight:bold}.buydown-preview>p{font:20px Georgia;margin:0 0 10px}.buydown-preview b{font-size:12px}.calc-disclosure{font-size:12px!important;color:#77746b!important;line-height:1.5!important;margin:22px 0 0!important}.lite-contact{display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw;padding:80px 0 55px}.lite-contact>div>p:not(.eyebrow){color:#c8c9bc;line-height:1.7}.lite-spanish{font:italic 17px Georgia!important;color:#c8b66f!important}.lite-contact form{display:grid;gap:12px}.safe-fields{display:grid;grid-template-columns:repeat(2,1fr);gap:10px}.safe-fields input,.safe-fields select{background:#343b30;color:#fff;border:1px solid #666d5c;padding:15px}.safe-fields select option{color:#222}.lite-contact button{border:0;background:#c8b66f;color:#1f241b;padding:15px;font-weight:bold;cursor:pointer}.lite-contact form small{color:#9fa294;line-height:1.5;font-size:12px}.launch-required{border:1px solid #84743e;background:#2d3329;padding:28px;display:grid;grid-template-columns:.65fr 1.35fr;gap:45px}.launch-required strong{color:#e0c96f;font:23px Georgia}.launch-required p{font-size:12px;line-height:1.6;color:#b8bbad}.launch-required ul{margin:0;display:grid;grid-template-columns:repeat(2,1fr);gap:10px 30px;padding-left:18px;color:#d4d4c8;font-size:12px;line-height:1.5}
@media(max-width:900px){.litehouse-heading,.lite-calculator,.lite-contact{grid-template-columns:1fr}.path-grid{grid-template-columns:1fr}.path-grid article{border-right:0;border-bottom:1px solid #555b4e}.path-grid article:last-child{border-bottom:0}.lite-calculator,.lite-contact{gap:0}.launch-required{grid-template-columns:1fr}.site-header nav a:nth-child(4){display:none}}
@media(max-width:600px){.litehouse{padding:80px 7vw}.litehouse-heading h2{font-size:40px}.calculator-intro,.calculator-results{padding:34px 25px}.calculator-results>strong{font-size:48px}.safe-fields,.launch-required ul{grid-template-columns:1fr}.launch-required{gap:12px}.lite-contact{padding-top:60px}}

/* Final mobile refinements */
@media(max-width:600px){
  .announcement{
    padding:12px 18px;
    font-size:12px;
    line-height:1.55;
    letter-spacing:.08em;
    overflow-wrap:anywhere;
  }

  .hero-copy{
    padding:58px 7vw 44px;
  }

  .hero h1{
    font-size:40px;
    line-height:1.05;
  }
}

/* Privacy links and policy page */
.preview-form small a,
.contact-form small a,
.footer-links a[href*="privacy"] {
  color: inherit;
  text-decoration: underline;
  text-underline-offset: 3px;
}

.privacy-page {
  background: #f5f1e8;
  color: #1c2a22;
}

.privacy-header {
  position: static;
  max-width: 1180px;
  margin: 0 auto;
}

.privacy-main {
  width: min(820px, calc(100% - 40px));
  margin: 48px auto 80px;
  padding: 48px;
  background: #fffdf8;
  box-shadow: 0 18px 55px rgba(22, 40, 31, 0.08);
}

.privacy-main h1 {
  margin: 8px 0 12px;
}

.privacy-main h2 {
  margin: 34px 0 8px;
  font-size: 1.35rem;
}

.privacy-main p {
  line-height: 1.75;
}

.privacy-main a:not(.button) {
  color: #59643f;
}

.privacy-return {
  margin-top: 40px;
}

@media (max-width: 600px) {
  .privacy-main {
    width: min(100% - 24px, 820px);
    margin-top: 24px;
    padding: 28px 22px;
  }
}

/* Official partner and footer logos */
.litehouse-brand{margin-top:12px}
.litehouse-brand img{display:block;width:190px;max-width:100%;height:auto;object-fit:contain}
footer>div.footer-brand-logo{display:block}
.footer-brand-logo img{display:block;width:260px;max-width:100%;height:auto;object-fit:contain}
@media(max-width:600px){
  .litehouse-brand img{width:160px}
  .footer-brand-logo img{width:230px}
}

/* Live CRMLS IDX links */
.idx-actions{display:flex;align-items:center;gap:12px;flex-wrap:wrap}.idx-actions .button{white-space:nowrap}.idx-link{display:inline-flex;align-items:center;min-height:49px;padding:0 16px;border-bottom:1px solid var(--dark);color:var(--dark);font-size:12px;font-weight:700;letter-spacing:.04em}.idx-card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.idx-card{position:relative;min-height:330px;padding:42px;background:#fff;border:1px solid #e5e0d3;display:flex;flex-direction:column;align-items:flex-start}.idx-card>span{position:absolute;right:26px;top:24px;color:#b1ad9c;font:italic 20px Georgia}.idx-card h3{font:30px/1.18 Georgia;margin:0 0 18px}.idx-card>p:not(.eyebrow){color:#68675f;font-size:14px;line-height:1.75;margin:0 0 26px}.idx-card .button{margin-top:auto}.idx-card.featured{background:var(--dark);color:#fff;border-color:var(--dark)}.idx-card.featured .eyebrow{color:#d3c583}.idx-card.featured>p:not(.eyebrow){color:#e4e4d8}.idx-card.featured .button.secondary{color:#fff;border-color:#fff}
@media(max-width:900px){.idx-card-grid{grid-template-columns:1fr}.idx-card{min-height:0}.idx-actions{align-items:flex-start}.search-panel{align-items:start}}
@media(max-width:600px){.idx-actions{display:grid;grid-template-columns:1fr}.idx-actions .button,.idx-link{width:100%;justify-content:center}.idx-card{padding:34px 28px}}

/* Equal Housing compliance blocks */
.lending-compliance{display:flex;align-items:center;gap:20px;max-width:680px;margin-top:8px;padding:20px 22px;border:1px solid #596151;background:#2b3228}.lending-compliance img{display:block;width:84px;height:auto;max-width:84px;object-fit:contain;flex:0 0 84px}.lending-compliance>div{min-width:0}.lending-compliance strong{display:block;margin-bottom:7px;color:#f1e9d5;font:20px Georgia}.lending-compliance p{margin:3px 0;color:#c9ccbe;font-size:12px;line-height:1.55}
.footer-compliance{display:flex;align-items:center;justify-content:flex-end;gap:16px;min-width:0}.footer-compliance img{display:block;width:58px;height:auto;max-width:58px;object-fit:contain;flex:0 0 58px}.footer-compliance p{margin:0;color:#c8cabb;font-size:12px;line-height:1.65;text-align:left}footer>small{grid-column:1/-1;line-height:1.6}
@media(max-width:900px){.footer-compliance{justify-content:flex-start}}
@media(max-width:600px){.lending-compliance{align-items:flex-start;gap:15px;padding:18px}.lending-compliance img{width:70px;max-width:70px;flex-basis:70px}.footer-compliance{align-items:flex-start}.footer-compliance img{width:50px;max-width:50px;flex-basis:50px}}

/* Official Olivewood header logo */
.brand-logo img{display:block;width:auto;height:72px;object-fit:contain}
@media(max-width:600px){.brand-logo img{height:58px}.site-header{padding-left:18px;padding-right:18px}}

/* September 2026 website repair */
#buy,#sell,#team,#contact,#financing{scroll-margin-top:24px}
.form-honeypot{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.preview-form textarea{width:100%;min-height:105px;resize:vertical;background:#343b30;color:#fff;border:1px solid #666d5c;padding:15px}
.preview-form textarea::placeholder,.safe-fields input::placeholder{color:#d2d4c9}
.form-status{padding:13px 15px;font-size:13px;line-height:1.5;border:1px solid transparent}
.form-status.success{background:#e7ead7;color:#293027;border-color:#aeb683}
.form-status.error{background:#f6e5df;color:#6d2c22;border-color:#c88e82}
form button[disabled]{cursor:wait;opacity:.72}
.contact{display:block;padding-top:82px;padding-bottom:82px}
.contact-intro{max-width:920px}
.contact-intro>p:not(.eyebrow){max-width:760px;line-height:1.65}
.contact .contact-details{flex-direction:row;flex-wrap:wrap;gap:12px 28px;margin-top:22px}
.contact-cta{display:inline-block;margin-top:30px;background:#b6a767;color:#1f2415;padding:15px 24px;font-weight:bold;letter-spacing:.05em;transition:transform .2s ease,background .2s ease}
.contact-cta:hover,.contact-cta:focus-visible{background:#c8b875;transform:translateY(-1px);outline:2px solid #f4f0e6;outline-offset:3px}
.consultation-layout{min-height:calc(100vh - 127px);display:grid;grid-template-columns:.82fr 1.18fr;background:#293027;color:#fff}
.consultation-copy{padding:90px max(5vw,34px);align-self:start;position:sticky;top:0}
.consultation-copy h1{font:400 clamp(46px,5vw,70px)/1.04 Georgia;margin:0;max-width:620px}
.consultation-copy>p:not(.eyebrow){max-width:560px;color:#dedfd2;font-size:17px;line-height:1.75;margin:24px 0}
.consultation-copy .contact-details{margin-top:32px}
.consultation-form-panel{background:#f3eee5;color:#24241f;padding:64px max(5vw,34px)}
.consultation-form-card{max-width:760px;margin:0 auto;background:#fffdf8;padding:34px;border-top:4px solid var(--gold);box-shadow:0 24px 60px rgba(22,27,18,.16)}
.consultation-form-card h2{font:400 38px/1.15 Georgia;margin:0 0 10px}
.consultation-form-card>p{color:#66645b;line-height:1.6;margin:0 0 24px}
.consultation-form-card .hs-form-frame{width:100%;min-height:520px}
.consultation-form-card small{display:block;margin-top:14px;color:#66645b;font-size:12px;line-height:1.55}
.consultation-form-card small a{text-decoration:underline;text-underline-offset:3px}
@media(max-width:900px){.consultation-layout{grid-template-columns:1fr}.consultation-copy{position:static;padding:64px 7vw 48px}.consultation-form-panel{padding:48px 7vw 64px}}
@media(max-width:600px){.contact{padding:64px 7vw}.contact .contact-details{flex-direction:column}.consultation-copy h1{font-size:43px}.consultation-form-panel{padding:32px 18px 54px}.consultation-form-card{padding:25px 20px}.consultation-form-card h2{font-size:32px}}
.site-header nav{align-items:center}
.portal-menu{position:relative}
.portal-menu summary{display:flex;align-items:center;gap:5px;list-style:none;cursor:pointer}
.portal-menu summary::-webkit-details-marker{display:none}
.portal-menu summary::after{content:"⌄";font-size:13px;line-height:1;transition:transform .2s ease}
.portal-menu[open] summary::after{transform:rotate(180deg)}
.portal-options{position:absolute;right:0;top:calc(100% + 15px);z-index:20;min-width:220px;padding:8px;background:#fffdf8;border:1px solid #d9d3c6;box-shadow:0 16px 36px #25271c2b}
.portal-options a{display:block;padding:12px 14px;color:var(--ink);font-size:12px;line-height:1.35;letter-spacing:.03em;text-transform:none;white-space:nowrap}
.portal-options a:hover,.portal-options a:focus-visible{background:var(--cream);color:var(--dark);outline:none}
.footer-links{flex-wrap:wrap}
.team{background:#fffdf8}
.team-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;max-width:1100px;margin:0 auto}
.team-grid article{display:flex;align-items:center;gap:24px;padding:34px;border:1px solid #ded8c9;background:#f7f3e9}
.team-initials{width:78px;height:78px;flex:0 0 78px;border:1px solid var(--olive);border-radius:50%;display:grid;place-items:center;color:var(--dark);font:26px Georgia}
.team-grid h3{font:28px Georgia;margin:0 0 8px}
.team-grid p{margin:0 0 8px;color:#5f5e56;line-height:1.5}
.team-grid small{color:#77736b;line-height:1.5}
.team-grid h3 a{color:inherit;text-decoration:none}
.team-grid h3 a:hover,.team-grid h3 a:focus-visible{text-decoration:underline;text-underline-offset:4px;outline:none}
.team-profile-link{display:block;width:fit-content;margin-top:13px;color:var(--olive);font-size:14px;font-weight:700;text-decoration:underline;text-underline-offset:4px}
.reviews .commitment-number{font:italic 20px Georgia;color:var(--gold)}
.reviews h3{font:24px Georgia;margin:16px 0 8px}
.reviews article p{font:15px/1.7 Arial,sans-serif;color:#5f5e56}

.idx-page{background:#f4f0e6}
.idx-page .site-header nav a[aria-current="page"]{color:var(--olive);font-weight:700}
.idx-search-main{padding:58px max(3vw,24px) 70px;max-width:1600px;margin:0 auto}
.idx-search-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin:0 auto 30px;max-width:1450px}
.idx-search-heading h1{font:400 clamp(42px,5vw,68px)/1.05 Georgia;margin:0 0 14px}
.idx-search-heading>div>p:not(.eyebrow){margin:0;color:#65645d;font-size:16px;line-height:1.6}
.idx-search-shortcuts{display:flex;gap:10px;flex-wrap:wrap;justify-content:flex-end}
.idx-frame-wrap{height:1050px;max-width:1450px;margin:0 auto;background:#fff;border:1px solid #d9d3c6;box-shadow:0 18px 55px #3f452722;overflow:hidden}
.idx-frame-wrap iframe{display:block;width:100%;height:100%;border:0;background:#fff}
.idx-frame-help{max-width:1450px;margin:15px auto 0;color:#6d6b63;font-size:13px}
.idx-frame-help a{color:var(--dark);font-weight:700;text-decoration:underline;text-underline-offset:3px}
footer.idx-footer{display:grid;grid-template-columns:1fr 1fr;gap:18px;padding:36px max(5vw,28px)}
footer.idx-footer p{margin:0;text-align:left;font:14px/1.7 Arial,sans-serif}
footer.idx-footer p:nth-child(2){text-align:right}
footer.idx-footer small{grid-column:1/-1;text-align:left;font-size:12px}

@media(max-width:900px){
  .team-grid{grid-template-columns:1fr}
  .idx-search-heading{align-items:flex-start;flex-direction:column}
  .idx-search-shortcuts{justify-content:flex-start}
  .idx-frame-wrap{height:1120px}
}
@media(max-width:600px){
  .team-grid article{align-items:flex-start;padding:27px 22px;gap:17px}
  .team-initials{width:58px;height:58px;flex-basis:58px;font-size:20px}
  .team-grid h3{font-size:23px}
  .idx-search-main{padding:38px 0 50px}
  .idx-search-heading{padding:0 7vw}
  .idx-search-shortcuts,.idx-search-shortcuts .button{width:100%}
  .idx-search-shortcuts .button{text-align:center}
  .idx-frame-wrap{height:1200px;border-left:0;border-right:0}
  .idx-frame-help{padding:0 7vw}
  footer.idx-footer{grid-template-columns:1fr}
  footer.idx-footer p:nth-child(2){text-align:left}
}

/* Responsive WebP picture wrappers */
.hero-art>picture,.hero-art>picture>img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;filter:saturate(.82) contrast(1.03)}
.about-art>picture,.about-art>picture>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(.8)}
@media(max-width:900px){.about-art>picture>img{object-position:center}}

/* Riverside service and Spanish pages */
.local-page{background:var(--paper)}
.local-page .site-header{position:relative}
.local-hero{padding:88px max(6vw,30px);background:linear-gradient(125deg,#f3eee5 0 64%,#d9dbc3 64%);border-bottom:1px solid #ddd6c8}
.local-hero-inner{max-width:1120px;margin:0 auto}
.local-hero h1{font:400 clamp(44px,6vw,74px)/1.04 Georgia;margin:0;max-width:850px;letter-spacing:-.025em}
.local-hero h1 em{color:var(--olive);font-weight:400}
.local-hero .lead{max-width:720px;margin-bottom:30px}
.local-content{max-width:1120px;margin:0 auto;padding:80px max(4vw,24px)}
.local-intro{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start;margin-bottom:70px}
.local-intro h2,.local-section h2{font:400 clamp(32px,4vw,48px)/1.12 Georgia;margin:0}
.local-intro p,.local-section p,.local-card p{font-size:16px;line-height:1.75;color:#5f5e56}
.local-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin:34px 0 70px}
.local-card{background:#fff;border:1px solid #e1dbce;padding:32px}
.local-card b{display:block;color:var(--gold);font:italic 18px Georgia;margin-bottom:18px}
.local-card h3{font:26px Georgia;margin:0 0 12px}
.local-section{margin:70px 0}
.local-list{display:grid;grid-template-columns:repeat(2,1fr);gap:12px 35px;padding:0;list-style:none}
.local-list li{border-top:1px solid #d9d2c4;padding:16px 0;font-size:15px;line-height:1.55}
.local-cta{background:var(--dark);color:#fff;padding:48px;display:flex;align-items:center;justify-content:space-between;gap:35px}
.local-cta h2{color:#fff;max-width:680px}
.local-cta p{color:#daddd0;margin-bottom:0}
.local-cta .button{background:#c8b66f;color:#20251d;white-space:nowrap}
.spanish-contact{background:var(--dark);color:#fff;padding:55px;max-width:900px;margin:70px auto 0}
.spanish-contact h2{color:#fff}
.spanish-contact form{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:28px}
.spanish-contact input,.spanish-contact select,.spanish-contact textarea{border:0;padding:16px;background:#fffdf8;color:#333}
.spanish-contact textarea,.spanish-contact button,.spanish-contact small,.spanish-contact .form-status,.spanish-contact .form-honeypot{grid-column:1/-1}
.spanish-contact textarea{min-height:120px;resize:vertical}
.spanish-contact button{border:0;background:#c8b66f;color:#1f241b;padding:16px;font-weight:bold;cursor:pointer}
.spanish-contact small{color:#cac9b8;font-size:12px;line-height:1.55}
.spanish-contact a{text-decoration:underline;text-underline-offset:3px}
@media(max-width:900px){.local-intro{grid-template-columns:1fr;gap:20px}.local-grid{grid-template-columns:1fr}.local-cta{align-items:flex-start;flex-direction:column}.local-list{grid-template-columns:1fr}}
@media(max-width:600px){.local-hero{padding:58px 7vw;background:#f3eee5}.local-content{padding:58px 7vw}.local-cta,.spanish-contact{padding:34px 24px}.spanish-contact form{grid-template-columns:1fr}.spanish-contact input,.spanish-contact select,.spanish-contact textarea,.spanish-contact button,.spanish-contact small{grid-column:1}}

/* Basin-powered Olivewood forms */
.olivewood-form{display:grid;gap:20px;margin-top:30px}
.olivewood-form .form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px}
.olivewood-form label{display:grid;gap:9px;font-size:13px;font-weight:700;letter-spacing:.025em;color:#3f4334}
.olivewood-form input,.olivewood-form select,.olivewood-form textarea{box-sizing:border-box;width:100%;min-height:52px;border:1px solid #cfc7b8;background:#fbfaf6;padding:14px 16px;color:#20251d;font:16px/1.4 Arial,sans-serif;border-radius:3px;transition:border-color .18s ease,box-shadow .18s ease,background .18s ease}
.olivewood-form input:focus,.olivewood-form select:focus,.olivewood-form textarea:focus{outline:0;border-color:#9e8d49;background:#fff;box-shadow:0 0 0 3px rgba(182,167,103,.2)}
.olivewood-form textarea{min-height:145px;resize:vertical}
.olivewood-form button{min-height:56px;border:1px solid #a6944e;background:linear-gradient(135deg,#b8a65f,#9e8c45);color:#fff;padding:16px 24px;font-weight:700;font-size:15px;letter-spacing:.055em;text-transform:uppercase;cursor:pointer;box-shadow:0 10px 24px rgba(66,63,38,.16);transition:transform .18s ease,box-shadow .18s ease,background .18s ease}
.olivewood-form button:hover,.olivewood-form button:focus-visible{background:linear-gradient(135deg,#a89750,#89783b);transform:translateY(-1px);box-shadow:0 13px 28px rgba(66,63,38,.22);outline:2px solid #d6c886;outline-offset:3px}
.consent{display:flex!important;align-items:flex-start;gap:11px!important;font-weight:400!important;line-height:1.55;letter-spacing:0!important}
.consent input{width:18px!important;height:18px!important;flex:0 0 18px;margin-top:2px;padding:0!important}
.basin-message{margin-top:18px;padding:16px 18px;font-size:15px;line-height:1.55;border:1px solid}
.basin-message.success{background:#e7ead7;color:#293027;border-color:#aeb683}
.basin-message.error{background:#f6e5df;color:#6d2c22;border-color:#c88e82}
.consultation-form-card{border-top-width:5px;border-radius:2px}
.consultation-form-card>small{display:block;margin-top:20px;padding-top:18px;border-top:1px solid #e2dccf}
.preview-form .consent{color:#d9dbcf;font-size:12px;padding:4px 0}
.preview-form .consent span{color:#d9dbcf}
.preview-form input,.preview-form select,.preview-form textarea{box-sizing:border-box;min-height:52px;border-radius:3px;font-size:15px}
.preview-form button{min-height:54px;text-transform:uppercase;letter-spacing:.055em}
.spanish-contact .consent{grid-column:1/-1;color:#f4f0e6;font-size:13px}
.spanish-contact .consent input{background:#fff}
.spanish-contact form{gap:16px}
.spanish-contact input,.spanish-contact select,.spanish-contact textarea{box-sizing:border-box;width:100%;min-height:52px;border:1px solid #777c69!important;border-radius:3px;font-size:16px}
.spanish-contact input:focus,.spanish-contact select:focus,.spanish-contact textarea:focus{outline:2px solid #c8b66f;outline-offset:2px}
.spanish-contact button{min-height:55px;text-transform:uppercase;letter-spacing:.05em;border-radius:2px;transition:background .18s ease,transform .18s ease}
.spanish-contact button:hover,.spanish-contact button:focus-visible{background:#ddcc82;transform:translateY(-1px);outline:2px solid #fff;outline-offset:3px}
@media(max-width:600px){.olivewood-form .form-grid{grid-template-columns:1fr}}

/* Litehouse Lending referral actions */
.litehouse-referral{align-items:center}
.referral-actions{display:grid;gap:14px;align-content:center}
.referral-button{display:inline-flex;align-items:center;justify-content:center;gap:9px;width:fit-content;min-height:54px;text-decoration:none}
.referral-secondary{display:inline-flex;align-items:center;gap:8px;width:fit-content;color:#f2e9c7;font-size:15px;font-weight:700;text-decoration:underline;text-underline-offset:5px}
.referral-secondary:hover,.referral-secondary:focus-visible{color:#fff;outline:2px solid #c8b66f;outline-offset:4px}
.referral-disclosure{max-width:640px;margin:6px 0 0;color:#d9dbcf;font-size:13px;line-height:1.65}
.referral-panel .referral-button{margin-top:22px}
.referral-panel .referral-disclosure{margin-top:20px;color:#d9dbcf}
@media(max-width:600px){.referral-button{width:100%;box-sizing:border-box}.referral-actions{width:100%}}

/* Answer-ready frequently asked questions */
.faq-section{background:#f5f1e8}
.faq-section>h2{max-width:720px;font:400 clamp(36px,4.5vw,58px)/1.08 Georgia,serif;margin:10px 0 34px;color:var(--dark)}
.faq-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.faq-grid details{background:#fffdf8;border:1px solid #ded7c9;padding:0 22px}
.faq-grid summary{cursor:pointer;padding:21px 34px 21px 0;font:600 18px/1.4 Georgia,serif;color:#293027;position:relative;list-style:none}
.faq-grid summary::-webkit-details-marker{display:none}
.faq-grid summary::after{content:'+';position:absolute;right:0;top:17px;color:var(--gold);font:28px/1 Arial,sans-serif}
.faq-grid details[open] summary::after{content:'−'}
.faq-grid details p{margin:0 0 22px;color:#5f5e56;font-size:16px;line-height:1.7}
@media(max-width:760px){.faq-grid{grid-template-columns:1fr}.faq-grid summary{font-size:17px}}
.buyer-financing-link{display:flex;align-items:center;justify-content:space-between;gap:40px;margin:70px 0;padding:40px;background:#293027;color:#fff;border-left:5px solid #c8b66f}
.buyer-financing-link h2{color:#fff;margin:4px 0 12px;font:400 clamp(30px,3.5vw,44px)/1.12 Georgia,serif}
.buyer-financing-link p{max-width:680px;color:#d9dbcf;margin:0;font-size:16px;line-height:1.7}
.buyer-financing-link .button{flex:0 0 auto;white-space:nowrap}
@media(max-width:760px){.buyer-financing-link{align-items:flex-start;flex-direction:column;padding:32px 24px}.buyer-financing-link .button{width:100%;box-sizing:border-box;text-align:center}}

/* LeNiece Arevalo agent site */
.agent-page{background:#fffdf8}
.agent-hero{min-height:650px;display:grid;grid-template-columns:1.12fr .88fr;background:#f4efe6;overflow:hidden}
.agent-hero-copy{padding:110px max(6vw,40px);align-self:center}
.agent-hero h1{font:400 clamp(58px,7vw,96px)/.98 Georgia,serif;margin:0;color:#293027;letter-spacing:-.035em}
.agent-hero h1 em{display:block;color:#85894d;font-weight:400}
.agent-role{margin:22px 0 0;color:#625f51;font-size:14px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.agent-identity{min-height:650px;background:linear-gradient(150deg,#293027,#596034);color:#fff;display:grid;place-content:center;text-align:center;padding:60px;position:relative}
.agent-identity:before{content:'';position:absolute;inset:8%;border:1px solid rgba(200,182,111,.45)}
.agent-monogram{width:180px;height:180px;border:1px solid #c8b66f;border-radius:50%;display:grid;place-items:center;margin:0 auto 34px;color:#f5f0e5;font:400 68px/1 Georgia,serif;position:relative}
.agent-identity p{font:italic 30px/1.35 Georgia,serif;margin:0;position:relative}
.agent-identity small{margin-top:22px;color:#d8d6c5;font-size:12px;letter-spacing:.12em;text-transform:uppercase;position:relative}
.agent-intro{display:grid;grid-template-columns:1fr 1fr;gap:8vw;align-items:start}
.agent-intro h2,.agent-process>h2,.agent-contact h2,.agent-financing h2{font:400 clamp(38px,4.5vw,60px)/1.08 Georgia,serif;margin:0;color:#293027}
.agent-intro>p{margin:36px 0 0;color:#5f5e56;font-size:18px;line-height:1.8}
.agent-services{padding-top:15px;background:#eee8dd}
.agent-process>h2{max-width:700px}
.agent-process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:45px}
.agent-process-grid article{border-top:2px solid #b79b4b;padding:28px;background:#f7f3e9}
.agent-process-grid b{color:#85894d;font:italic 18px Georgia,serif}
.agent-process-grid h3{font:27px Georgia,serif;margin:18px 0 10px;color:#293027}
.agent-process-grid p{margin:0;color:#66645b;font-size:16px;line-height:1.7}
.agent-financing{display:flex;align-items:center;justify-content:space-between;gap:50px;padding:70px max(6vw,40px);background:#293027;color:#fff}
.agent-financing h2{color:#fff;margin-bottom:16px}
.agent-financing p:not(.eyebrow){max-width:760px;color:#d9dbcf;font-size:16px;line-height:1.7}
.agent-financing .button{flex:0 0 auto;white-space:nowrap;background:#c8b66f;color:#20251d}
.agent-contact{display:grid;grid-template-columns:.78fr 1.22fr;gap:7vw;background:#f4efe6}
.agent-contact>div>p:not(.eyebrow){color:#5f5e56;font-size:16px;line-height:1.75}
.agent-contact-details{display:grid;gap:12px;margin-top:30px;color:#596034;font-size:15px;line-height:1.5}
.agent-contact-details a{font:28px Georgia,serif;color:#293027}
.agent-form{margin-top:0;background:#fffdf8;border-top:5px solid #b79b4b;padding:32px;box-shadow:0 20px 50px rgba(41,48,39,.12)}
.agent-form small{color:#65645c;font-size:12px;line-height:1.6}
@media(max-width:900px){.agent-hero{grid-template-columns:1fr}.agent-hero-copy{padding:80px 7vw}.agent-identity{min-height:480px}.agent-intro,.agent-contact{grid-template-columns:1fr;gap:35px}.agent-process-grid{grid-template-columns:1fr}.agent-financing{align-items:flex-start;flex-direction:column}}
@media(max-width:600px){.agent-hero h1{font-size:58px}.agent-identity{min-height:400px;padding:42px 24px}.agent-monogram{width:140px;height:140px;font-size:54px}.agent-financing{padding:50px 7vw}.agent-financing .button{width:100%;box-sizing:border-box;text-align:center}.agent-form{padding:24px 18px}}

/* Accessibility contrast, focus, and form-label refinements */
.eyebrow{color:#596034}
.contact .eyebrow,.consultation-copy .eyebrow,.spanish-contact .eyebrow,.local-cta .eyebrow,.area-hero .eyebrow,.city-hero .eyebrow,.results-hero .eyebrow,.agent-identity .eyebrow,.agent-financing .eyebrow,.page-note .eyebrow{color:#f4f0e6}
.review-stars,.reviews article>div,.stars{color:#765b13!important}
.service-icon{color:#596034}
.local-card b,.steps article>span,.steps article>b,.agent-process-grid b{color:#596034}
.spanish-contact form>label:not(.consent){display:grid;gap:8px;color:#f4f0e6;font-size:14px;font-weight:700}
.spanish-contact small,.spanish-contact small a{color:#f4f0e6}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #d6c886;outline-offset:3px}
@media(forced-colors:active){a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid CanvasText}}

/* Olivewood agent recruiting */
.join-team-preview{position:relative;display:grid;grid-template-columns:minmax(0,.9fr) minmax(460px,1.1fr);gap:clamp(44px,7vw,110px);overflow:hidden;padding:82px max(6vw,34px) 0;background:#34401f;color:#f7f2e8}
.join-team-preview:after{content:"";position:absolute;right:-90px;bottom:70px;width:min(48vw,720px);aspect-ratio:1.5;background:url("images/join-olivewood-branch.webp") right bottom/contain no-repeat;opacity:.12;pointer-events:none}
.join-team-copy,.join-team-benefits,.join-growth-path{position:relative;z-index:1}
.join-team-copy{max-width:680px;padding-bottom:74px}
.join-team-preview .eyebrow{color:#f7f2e8}
.join-team-copy h2{max-width:650px;margin:14px 0 22px;color:#fffdf8;font:400 clamp(40px,4.4vw,66px)/1.04 Georgia,serif;letter-spacing:-.025em}
.join-team-copy>p:not(.eyebrow){max-width:660px;margin:0;color:#ecebdc;font-size:17px;line-height:1.72}
.join-team-button{display:inline-block;margin-top:32px;border:1px solid #e7dcc0;padding:16px 22px;color:#fffdf8;font-size:13px;font-weight:700;letter-spacing:.09em;text-transform:uppercase;text-decoration:none;transition:background .18s ease,color .18s ease,transform .18s ease}
.join-team-button:hover,.join-team-button:focus-visible{background:#f4efe4;color:#293027;transform:translateY(-1px)}
.join-team-benefits{display:grid;grid-template-columns:1fr 1fr;align-self:center;margin-bottom:74px}
.join-team-benefits article{min-height:138px;display:grid;grid-template-columns:54px 1fr;align-items:center;gap:18px;padding:26px 28px;border-bottom:1px solid rgba(247,242,232,.38)}
.join-team-benefits article:nth-child(odd){border-right:1px solid rgba(247,242,232,.38)}
.join-team-benefits article:nth-last-child(-n+2){border-bottom:0}
.join-team-benefits span{width:50px;height:50px;border:1px solid rgba(247,242,232,.72);border-radius:50%;display:grid;place-items:center;color:#fffdf8;font:24px/1 Georgia,serif}
.join-team-benefits h3{margin:0;color:#fffdf8;font:700 13px/1.45 Arial,sans-serif;letter-spacing:.09em;text-transform:uppercase}
.join-growth-path{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);margin:0 calc(max(6vw,34px) * -1);padding:25px max(6vw,34px);background:#f5f0e6;color:#41492b}
.join-growth-path span{display:flex;align-items:baseline;justify-content:center;gap:9px;border-right:1px solid #b9af98;font-size:13px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.join-growth-path span:last-child{border-right:0}
.join-growth-path strong{font:400 42px/1 Georgia,serif;color:#596034}

.join-page{background:#fffdf8}
.join-hero{position:relative;overflow:hidden;padding:105px max(6vw,34px);background:#34401f;color:#fffdf8}
.join-hero:after{content:"";position:absolute;right:-80px;top:10px;width:min(55vw,760px);aspect-ratio:1.5;background:url("images/join-olivewood-branch.webp") right center/contain no-repeat;opacity:.15;pointer-events:none}
.join-hero-inner{position:relative;z-index:1;max-width:900px}
.join-hero .eyebrow{color:#f7f2e8}
.join-hero h1{max-width:850px;margin:15px 0 24px;color:#fffdf8;font:400 clamp(50px,7vw,86px)/.99 Georgia,serif;letter-spacing:-.035em}
.join-hero .lead{max-width:720px;color:#ecebdc;font-size:18px;line-height:1.75}
.join-hero .button{margin-top:17px;background:#c8b66f;color:#20251d}
.join-tech{background:#f4efe4}
.join-tech-intro{display:grid;grid-template-columns:minmax(280px,.82fr) minmax(360px,1.18fr);column-gap:7vw;align-items:start}
.join-tech-intro .eyebrow{grid-column:1/-1}
.join-tech-intro h2{margin:10px 0 0;color:#293027;font:400 clamp(38px,4.8vw,60px)/1.08 Georgia,serif}
.join-tech-intro>p:not(.eyebrow){margin:15px 0 0;color:#5f5e56;font-size:17px;line-height:1.75}
.join-tech-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:46px;background:#cec5b4;border:1px solid #cec5b4}
.join-tech-grid article{min-height:240px;padding:30px;background:#fffdf8}
.join-tech-grid span{display:block;color:#85894d;font:italic 17px Georgia,serif}
.join-tech-grid h3{margin:22px 0 11px;color:#293027;font:400 25px/1.18 Georgia,serif}
.join-tech-grid p{margin:0;color:#5f5e56;font-size:15px;line-height:1.68}
.join-tech-note{margin:18px 0 0;color:#67675e;font-size:13px;line-height:1.6}
.join-benefit-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px;margin-top:40px}
.join-benefit-grid article{padding:34px;border:1px solid #ded7c9;background:#f7f3e9}
.join-benefit-grid b{color:#596034;font:italic 18px Georgia,serif}
.join-benefit-grid h3{margin:17px 0 10px;color:#293027;font:400 28px/1.15 Georgia,serif}
.join-benefit-grid p{margin:0;color:#5f5e56;font-size:16px;line-height:1.7}
.join-onboarding{background:#ece7da}
.join-onboarding h2{max-width:760px;margin:10px 0 36px;font:400 clamp(38px,4.8vw,60px)/1.08 Georgia,serif}
.join-onboarding-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.join-onboarding-grid article{padding:32px;border-top:3px solid #85894d;background:#fffdf8}
.join-onboarding-grid strong{color:#596034;font:400 44px/1 Georgia,serif}
.join-onboarding-grid h3{margin:18px 0 9px;font:400 26px/1.2 Georgia,serif}
.join-onboarding-grid p{margin:0;color:#5f5e56;font-size:16px;line-height:1.65}
.join-fit{display:grid;grid-template-columns:.82fr 1.18fr;gap:8vw;align-items:start}
.join-fit h2{margin:10px 0 0;font:400 clamp(38px,4.8vw,58px)/1.08 Georgia,serif}
.join-fit ul{display:grid;gap:15px;margin:0;padding:0;list-style:none}
.join-fit li{border-top:1px solid #d8d0c0;padding:17px 0 0;color:#4f5048;font-size:16px;line-height:1.6}
.join-interest{display:grid;grid-template-columns:.8fr 1.2fr;gap:7vw;background:#f4efe6}
.join-interest-copy h2{margin:10px 0 20px;font:400 clamp(38px,4.8vw,58px)/1.08 Georgia,serif}
.join-interest-copy>p:not(.eyebrow){color:#5f5e56;font-size:16px;line-height:1.75}
.join-interest .agent-form{align-self:start}
.join-disclaimer{margin-top:22px;color:#65645c;font-size:13px;line-height:1.65}
@media(max-width:980px){.join-team-preview{grid-template-columns:1fr}.join-team-copy{padding-bottom:0}.join-team-benefits{margin-bottom:64px}.join-tech-intro{grid-template-columns:1fr}.join-tech-intro>p:not(.eyebrow){max-width:760px}.join-tech-grid{grid-template-columns:repeat(2,1fr)}.join-fit,.join-interest{grid-template-columns:1fr;gap:38px}}
@media(max-width:700px){.join-team-preview{padding:62px 7vw 0;gap:38px}.join-team-benefits{grid-template-columns:1fr;margin-bottom:45px}.join-team-benefits article,.join-team-benefits article:nth-child(odd){border-right:0;border-bottom:1px solid rgba(247,242,232,.38);padding:21px 6px;min-height:auto}.join-team-benefits article:last-child{border-bottom:0}.join-growth-path{grid-template-columns:1fr;margin:0 -7vw;padding:16px 7vw}.join-growth-path span{justify-content:flex-start;border-right:0;border-bottom:1px solid #cfc6b3;padding:12px 0}.join-growth-path span:last-child{border-bottom:0}.join-growth-path strong{font-size:34px}.join-hero{padding:72px 7vw}.join-tech-grid,.join-benefit-grid,.join-onboarding-grid{grid-template-columns:1fr}.join-tech-grid article{min-height:0}.join-interest{padding-left:7vw;padding-right:7vw}.join-interest .agent-form{padding:25px 20px}}