@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@300;400;500;600&family=Manrope:wght@300;400;500;600&display=swap');
:root{--ink:#0a3048;--paper:#f7f5f0;--cream:#eee5db;--sage:#8ea0a8;--copper:#cf8b57;--white:#fff;--line:rgba(10,48,72,.18);--pad:clamp(22px,5vw,76px);--serif:"Manrope",sans-serif;--sans:"DM Sans",sans-serif}
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.faq-list{display:grid;grid-template-columns:1fr 1fr;gap:0 55px;margin-top:65px}.faq-list article{border-top:1px solid var(--line);padding:28px 0}.faq-list article span{display:block;font-size:9px;text-transform:uppercase;letter-spacing:.12em;color:var(--copper);margin-bottom:7px}.faq-list article h3{font-family:var(--serif);font-size:clamp(20px,2.3vw,30px);line-height:1.2;font-weight:400;margin:0}.faq-list article p{font-size:15px;margin:16px 0 0}.journey-cta{display:grid;grid-template-columns:1.5fr auto;gap:45px;align-items:center;margin-top:65px;padding:38px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.journey-cta h3{font-family:var(--serif);font-size:clamp(28px,3.2vw,45px);line-height:1.1;font-weight:300;margin:0}.journey-cta p{max-width:700px}.journey-cta .button{border-color:var(--ink);background:transparent;cursor:pointer}.journey-cta .button:hover{background:var(--ink);color:white}.final-cta{background:var(--cream);border:0}.final-cta .actions{align-items:center;margin:0}.answer-strip{display:grid;grid-template-columns:.75fr 1.5fr auto;gap:35px;align-items:center;padding:28px 0;border-bottom:1px solid var(--line)}.answer-strip strong{font-family:var(--serif);font-size:22px;font-weight:400}.answer-strip p{margin:0}.sticky-cta{position:fixed;z-index:30;right:22px;bottom:22px;display:flex;align-items:center;gap:0;background:var(--ink);color:white;box-shadow:0 12px 40px rgba(10,48,72,.3)}.sticky-cta span{padding:0 20px;font-size:11px;text-transform:uppercase;letter-spacing:.08em}.sticky-cta button{border:0;border-left:1px solid rgba(255,255,255,.3);background:transparent;color:white;padding:17px 20px;text-transform:uppercase;letter-spacing:.1em;font-size:10px;cursor:pointer}.sticky-cta button:first-of-type{background:var(--copper)}
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@media(max-width:800px){.site-header{height:64px}.wordmark img{width:80px}.wordmark b{display:none}.menu{display:block;z-index:1}.site-header nav{display:none;position:absolute;top:0;left:0;width:100%;height:100vh;background:var(--ink);flex-direction:column;justify-content:center;align-items:center;font-size:17px;gap:35px}.site-header nav.open{display:flex}.hero{min-height:680px}.hero-copy{bottom:5vh;width:calc(100% - 44px)}.hero h1{font-size:42px}.hero-price{font-size:42px}.actions{align-items:flex-start;flex-direction:column;gap:16px;margin-top:22px}.section{padding:78px 22px}.section-label{margin-bottom:45px}.intro-copy,.valuation-top,.surrounding-head,.docs-head{display:block}.intro-copy .lead,.valuation-top .lead,.docs-head>p,.surrounding-head>.lead{margin-top:35px}.profile-switch{grid-template-columns:1fr}.profile-switch button{min-height:170px}.fact-grid{grid-template-columns:repeat(2,1fr);margin:65px 0 40px}.fact-grid>div{border-bottom:1px solid var(--line);padding:20px 8px}.fact-grid.compact{margin:16px 0 0}.fact-grid.compact>div{padding:8px}.gallery{padding:0 22px 78px}.gallery-head .section-label{width:auto}.gallery-grid{height:760px;grid-template-columns:1fr 1fr;grid-template-rows:2fr 1fr 1fr}.p1{grid-column:span 2;grid-row:auto}.p2{grid-column:auto}.p5{display:none}.split-note{display:block;padding:30px}.calculator-grid,.status-columns,.faq-list{grid-template-columns:1fr}.calculator-grid form,.status-columns>div{padding:28px}.place-list>div{grid-template-columns:35px 1fr auto;gap:10px}.place-list b{font-size:15px}.place-list strong{font-size:16px;text-align:right}.process-title{display:block}.process-track{grid-template-columns:1fr;margin-top:50px}.process-track article,.process-track article+article{min-height:0;padding:25px 0;border-left:0}.journey-cta,.answer-strip{grid-template-columns:1fr;padding:28px 0}.final-cta{padding:28px}.lead-modal{padding:60px 24px 28px}footer{flex-direction:column;padding-bottom:82px}.sticky-cta{left:0;right:0;bottom:0}.sticky-cta span{display:none}.sticky-cta button{flex:1;padding:17px 8px}.hero-index{display:none}#lightbox img{width:100%;height:calc(100% - 100px)}#lightbox .prev,#lightbox .next{top:auto;bottom:8px}}
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