@font-face{font-family:"Archivo";src:url(fonts/archivo.woff2) format("woff2");font-weight:400 800;font-stretch:62% 125%;font-display:swap}
@font-face{font-family:"Fraunces";src:url(fonts/fraunces-italic.woff2) format("woff2");font-style:italic;font-weight:400 600;font-display:swap}
:root{
  --ink:#0f2f2b; --ink2:#43534f; --teal:#2a7c6f; --teal-b:#40bca8; --teal-d:#0f2f2b; --teal-m:#1c4f48;
  --mint:#e3f3ef; --mint2:#cfeae3; --paper:#f6f4ee; --white:#fff; --line:#dfe3dd;
  --sans:"Archivo",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --serif:"Fraunces","Iowan Old Style",Georgia,serif;
  --r:4px; --R:18px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;scroll-padding-top:84px}
body{margin:0;font-family:var(--sans);font-stretch:100%;color:var(--ink);background:var(--paper);line-height:1.55;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--teal)}
:focus-visible{outline:3px solid var(--teal-b);outline-offset:2px}
.wrap{width:100%;max-width:1180px;margin:0 auto;padding:0 20px}
.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:10px 14px;z-index:100}
.skip:focus{left:8px}
h1,h2,h3{font-stretch:72%;font-weight:760;letter-spacing:-.01em;line-height:1.02;margin:0 0 .5em;text-transform:none}
h2{font-size:clamp(2.1rem,6vw,3.4rem)}
h3{font-size:1.45rem;font-stretch:80%}
em{font-family:var(--serif);font-style:italic;font-weight:500;font-stretch:100%;letter-spacing:-.02em}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;font:inherit;font-weight:700;font-stretch:90%;letter-spacing:.02em;text-decoration:none;border:2px solid transparent;border-radius:999px;padding:.85em 1.5em;cursor:pointer;line-height:1.1;transition:transform .15s,background .15s,box-shadow .15s;min-height:48px}
.btn:active{transform:translateY(1px)}
.btn-order{background:var(--teal);color:#fff;box-shadow:0 6px 18px rgba(42,124,111,.28)}
.btn-order:hover{background:#226a5f}
.btn-order::after{content:"";width:.55em;height:.55em;border-top:2.5px solid currentColor;border-right:2.5px solid currentColor;transform:rotate(45deg);margin-left:.15em}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:var(--teal-m)}
.btn-line{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-line-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}
.btn-sm{padding:.6em 1.15em;min-height:42px;font-size:.95rem}
.btn-lg{font-size:1.1rem;min-height:56px}
.btn-block{width:100%}
.textlink{display:block;text-align:center;margin-top:12px;font-size:.92rem;color:var(--ink2)}

/* top bar */
.topbar{position:sticky;top:0;z-index:50;background:rgba(246,244,238,.94);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;gap:20px;height:68px}
.brand img{height:44px;width:auto}
.nav{display:none}
.nav a{color:var(--ink);text-decoration:none;font-weight:600;font-size:.95rem}
.nav a:hover{color:var(--teal)}
.nav a[aria-current="page"]{color:var(--teal)}
.bar-actions{display:flex;align-items:center;gap:8px;margin-left:auto}
.bar-call{display:inline-flex;align-items:center;gap:8px;color:var(--ink);text-decoration:none;font-weight:700;width:42px;height:42px;justify-content:center;border:1.5px solid var(--line);border-radius:50%;background:#fff;flex:none}
.bar-call svg{width:18px;height:18px;fill:var(--teal)}
.bar-call span{display:none}
.bar-order{white-space:nowrap}
.menu-btn{display:inline-flex;flex-direction:column;justify-content:center;align-items:center;gap:5px;width:44px;height:44px;border:1.5px solid var(--ink);border-radius:50%;background:transparent;cursor:pointer;padding:0;flex:none}
.menu-btn span{display:block;width:18px;height:2px;background:var(--ink);transition:transform .2s,opacity .2s}
.menu-open .menu-btn{background:var(--ink)}
.menu-open .menu-btn span{background:#fff}
.menu-open .menu-btn span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.menu-open .menu-btn span:nth-child(2){opacity:0}
.menu-open .menu-btn span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
@media (max-width:1079.98px){
  .menu-open .nav{display:flex;flex-direction:column;position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:2px solid var(--ink);padding:6px 20px 20px;box-shadow:0 24px 40px -20px rgba(15,47,43,.45);max-height:calc(100vh - 68px);overflow-y:auto}
  .menu-open .nav a{font-size:1.35rem;font-weight:720;font-stretch:80%;padding:14px 2px;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between}
  .menu-open .nav a::after{content:"";width:8px;height:8px;border-top:2px solid var(--teal);border-right:2px solid var(--teal);transform:rotate(45deg)}
  .menu-open .nav a[aria-current="page"]{color:var(--teal)}
  .menu-open .nav .nav-order{margin-top:16px;justify-content:center;background:var(--teal);color:#fff;border-radius:999px;border:0;min-height:54px;font-size:1.15rem}
  .menu-open .nav .nav-order::after{border-color:#fff;margin-left:10px}
}
@media (max-width:374px){.bar-call{display:none}}
@media (min-width:900px){.bar{height:78px}.brand img{height:52px}}
@media (min-width:1080px){
  .nav{display:flex;gap:24px;margin-left:auto;align-items:center}
  .nav .nav-home,.nav .nav-order{display:none}
  .nav a[aria-current="page"]{text-decoration:underline;text-decoration-color:var(--teal-b);text-decoration-thickness:3px;text-underline-offset:8px}
  .menu-btn{display:none}
  .bar-actions{margin-left:14px}
}
@media (min-width:1240px){.bar-call{width:auto;height:auto;border:0;background:none;padding:0 6px}.bar-call span{display:inline}}

/* hero */
.hero{padding:28px 0 0;position:relative}
.hero-grid{display:grid;gap:28px}
.kicker{display:flex;align-items:center;gap:10px;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal);margin:0 0 18px}
.tiles{display:inline-grid;grid-template-columns:repeat(3,7px);gap:3px}
.tiles i{width:7px;height:7px;background:var(--teal-b)}
.tiles i:nth-child(2){background:var(--teal)}.tiles i:nth-child(3){background:var(--ink)}
.hero h1{font-size:clamp(2.9rem,12.5vw,5.6rem);font-stretch:66%;font-weight:780;line-height:.95;margin-bottom:18px}
.hero h1 em{display:block;color:var(--teal);font-size:.86em;line-height:1.05;font-weight:500}
.lead{font-size:1.08rem;color:var(--ink2);max-width:36em;margin:0 0 22px}
.quick{background:#fff;border:1px solid var(--line);border-radius:var(--R);padding:14px;box-shadow:0 18px 40px -22px rgba(15,47,43,.35)}
.quick label{display:block;font-size:.78rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--ink2);margin:2px 4px 10px}
.quick-row{display:grid;gap:10px}
.quick input{font:inherit;font-size:1rem;border:1.5px solid var(--line);border-radius:12px;padding:0 14px;min-height:52px;width:100%;background:var(--paper);color:var(--ink)}
.quick input:focus{border-color:var(--teal);outline:none;background:#fff}
.quick .btn{min-height:52px;border-radius:12px}
.hero-alt{display:flex;flex-wrap:wrap;gap:8px 12px;margin:16px 4px 0;font-weight:600;font-size:.95rem}
.hero-alt a{color:var(--ink);text-decoration-color:var(--teal-b);text-underline-offset:4px;text-decoration-thickness:2px}
.hero-alt span{color:var(--line)}
.hero-media{position:relative;margin:0 -20px}
.hero-media img{width:100%;aspect-ratio:16/10;object-fit:cover}
.mosaic{position:absolute;right:20px;bottom:-22px;display:grid;grid-template-columns:repeat(3,22px);gap:5px}
.mosaic i{width:22px;height:22px;background:var(--teal-b)}
.mosaic i:nth-child(2),.mosaic i:nth-child(4){background:var(--teal)}
.mosaic i:nth-child(3){background:var(--ink)}
.mosaic i:nth-child(5){background:var(--mint2)}
.mosaic i:nth-child(6){background:transparent}
@media (min-width:600px){.quick-row{grid-template-columns:1fr auto}}
@media (min-width:900px){
  .hero{padding:56px 0 30px}
  .hero-grid{grid-template-columns:1.05fr .95fr;align-items:center;gap:56px}
  .hero-media{margin:0}
  .hero-media img{aspect-ratio:4/5;border-radius:220px 220px var(--R) var(--R);object-position:82% 50%}
  .mosaic{left:-34px;right:auto;bottom:40px;grid-template-columns:repeat(3,28px);gap:6px}
  .mosaic i{width:28px;height:28px}
}

/* ways */
.ways{padding:44px 0 8px}
.ways-grid{display:grid;gap:0;border-top:2px solid var(--ink)}
.way{display:grid;grid-template-columns:44px 1fr;grid-template-rows:auto auto;column-gap:10px;padding:16px 4px;border-bottom:1px solid var(--line);text-decoration:none;color:var(--ink);position:relative}
.way::after{content:"";position:absolute;right:8px;top:50%;width:9px;height:9px;border-top:2px solid var(--teal);border-right:2px solid var(--teal);transform:translateY(-50%) rotate(45deg)}
.way-n{grid-row:1/3;font-weight:800;font-stretch:70%;font-size:1.5rem;color:var(--teal-b);line-height:1.1}
.way-t{font-weight:750;font-stretch:80%;font-size:1.2rem}
.way-d{color:var(--ink2);font-size:.92rem}
.way:hover .way-t{color:var(--teal)}
@media (min-width:900px){.ways-grid{grid-template-columns:repeat(3,1fr)}.way{border-bottom:0;border-right:1px solid var(--line);padding:22px 20px}.way:last-child{border-right:0}}

/* section heads */
.section-head{max-width:760px;margin:0 0 30px}
.section-head p:not(.label){color:var(--ink2);font-size:1.05rem}
.label{display:flex;align-items:center;gap:12px;font-size:.78rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--ink2);margin:0 0 14px}
.label span{font-stretch:70%;font-size:1rem;letter-spacing:0;color:#fff;background:var(--ink);padding:3px 7px;border-radius:3px}
.label.light{color:var(--mint2)}.label.light span{background:var(--teal-b);color:var(--ink)}

/* calculator */
.calc-section{padding:64px 0 56px}
.tabs{display:flex;gap:4px;background:#e9e7df;padding:4px;border-radius:999px;margin:0 0 18px;overflow-x:auto}
.tab{flex:1;font:inherit;font-weight:700;font-stretch:88%;font-size:.95rem;border:0;background:transparent;color:var(--ink2);padding:11px 14px;border-radius:999px;cursor:pointer;white-space:nowrap;min-height:44px}
.tab[aria-selected="true"]{background:var(--ink);color:#fff}
.calc-grid{display:grid;gap:16px;align-items:start}
@media (min-width:900px){.calc-grid{grid-template-columns:.9fr 1.1fr;gap:24px}.tabs{display:inline-flex;min-width:520px}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--R);padding:22px}
.form{border-top:5px solid var(--teal-b)}
.field{margin:0 0 14px;border:0;padding:0;min-width:0}
.field label,.field legend{display:block;font-size:.85rem;font-weight:700;margin:0 0 6px;color:var(--ink)}
.field label b{color:var(--teal)}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:16px;color:var(--ink);background:#fbfbf9;border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;min-height:48px}
.field textarea{min-height:88px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--teal);background:#fff;box-shadow:0 0 0 3px rgba(64,188,168,.2)}
.field select:disabled{color:var(--ink2);background:#f1f1ee}
.field small{display:block;color:var(--ink2);font-size:.82rem;margin-top:6px}
.row2,.o-row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.check{display:flex;gap:10px;align-items:flex-start;margin:4px 0 16px;font-size:.95rem;cursor:pointer}
.check input{width:20px;height:20px;accent-color:var(--teal);margin:2px 0 0;flex:none}
.help{font-size:.88rem;color:var(--ink2)}
.results{padding:0;overflow:hidden}
.res-head{background:var(--ink);color:#fff;padding:22px 22px 20px;position:relative}
.res-head::after{content:"";position:absolute;right:18px;top:18px;width:30px;height:30px;background:linear-gradient(135deg,var(--teal-b) 50%,var(--teal) 50%)}
.res-label{margin:0;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--mint2)}
.res-total{margin:6px 0 4px;font-size:clamp(2.6rem,10vw,3.4rem);font-weight:780;font-stretch:70%;line-height:1}
.res-sub{margin:0;color:#b9d6cf;font-size:.9rem}
.results > :not(.res-head){margin-left:22px;margin-right:22px}
.fees{width:calc(100% - 44px);border-collapse:collapse;margin-top:14px;font-size:.93rem}
.fees th,.fees td{padding:10px 0;border-bottom:1px dashed var(--line);text-align:left;font-weight:500;vertical-align:top}
.fees td{text-align:right;white-space:nowrap;padding-left:12px;font-variant-numeric:tabular-nums;font-weight:600}
.fees tfoot th,.fees tfoot td{font-weight:800;border-bottom:0;border-top:2px solid var(--ink);padding-top:12px}
.fees-h{font-size:1.1rem;margin:22px 22px 0}
.tag{display:inline-block;margin-left:6px;font-size:.7rem;font-weight:700;letter-spacing:.04em;border-radius:3px;padding:1px 5px;vertical-align:1px}
.tag-est{background:var(--mint);color:var(--teal);border:1px solid var(--mint2)}
.notes{padding-left:18px;color:var(--ink2);font-size:.84rem;margin-top:14px}
.legend{font-size:.84rem;color:var(--ink2)}
.res-cta{padding:6px 0 22px}
.fine{font-size:.82rem;color:var(--ink2)}
.results .fine{margin-bottom:22px}
.center{text-align:center}
.amort{margin-top:16px}
.amort summary{cursor:pointer;font-weight:700;padding:8px 0}
.table-scroll{overflow-x:auto;max-height:360px}
.amort-t{width:100%;border-collapse:collapse;font-size:.85rem;font-variant-numeric:tabular-nums}
.amort-t th,.amort-t td{padding:7px 6px;border-bottom:1px solid var(--line);text-align:right}
.amort-t th:first-child,.amort-t td:first-child{text-align:left}
.disclaimer{margin-top:22px;font-size:.8rem;color:var(--ink2);border-left:3px solid var(--teal-b);padding-left:12px;max-width:900px}

/* services */
.services{padding:64px 0;background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.svc-grid{display:grid;gap:44px}
.svc{display:grid;gap:20px;align-items:center}
.svc img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:var(--R)}
.svc-body p{color:var(--ink2)}
.ticks{list-style:none;padding:0;margin:16px 0 0;display:grid;grid-template-columns:1fr 1fr;gap:8px 14px;font-weight:600;font-size:.93rem}
.ticks li{position:relative;padding-left:20px}
.ticks li::before{content:"";position:absolute;left:0;top:.45em;width:9px;height:9px;background:var(--teal-b)}
@media (min-width:900px){
  .svc{grid-template-columns:1fr 1fr;gap:56px}
  .svc:nth-child(2) img{order:2}
}

/* quote */
.quote-band{padding:70px 0;background:var(--mint)}
.quote{margin:0 auto;max-width:900px;position:relative;padding-top:40px}
.quote::before{content:"“";position:absolute;top:-30px;left:-4px;font-family:var(--serif);font-style:italic;font-size:7rem;line-height:1;color:var(--teal-b)}
.quote blockquote{margin:0}
.quote p{font-family:var(--serif);font-style:italic;font-size:clamp(1.2rem,3.6vw,1.65rem);line-height:1.45;margin:0 0 18px;color:var(--ink)}
.quote figcaption{font-size:.9rem;color:var(--ink2)}

/* about */
.about{padding:64px 0}
.team-lead{display:grid;gap:0;border-top:2px solid var(--ink)}
.person{padding:22px 0;border-bottom:1px solid var(--line)}
.person h3{margin-bottom:2px}
.role{margin:0 0 10px;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal)}
.person p:not(.role){color:var(--ink2);margin:0}
.team{list-style:none;padding:0;margin:26px 0 0;display:grid;grid-template-columns:1fr 1fr;gap:12px}
.team li{background:#fff;border:1px solid var(--line);border-radius:12px;padding:14px}
.team strong{display:block;font-stretch:85%;font-size:1.05rem}
.team span{font-size:.85rem;color:var(--ink2)}
@media (min-width:900px){.team-lead{grid-template-columns:1fr 1fr;gap:48px}.team{grid-template-columns:repeat(4,1fr)}}

/* order */
.order{background:var(--ink);color:#fff;padding:64px 0 72px;position:relative;overflow:hidden}
.order::before{content:"";position:absolute;right:-60px;top:-60px;width:220px;height:220px;background:
  linear-gradient(var(--teal-b),var(--teal-b)) 0 0/48% 48% no-repeat,
  linear-gradient(var(--teal),var(--teal)) 100% 0/48% 48% no-repeat,
  linear-gradient(var(--teal-m),var(--teal-m)) 0 100%/48% 48% no-repeat;opacity:.22}
.order-grid{display:grid;gap:28px;position:relative}
.order h2{color:#fff}
.order .lead{color:#cfe3de}
.order .lead strong{color:#fff}
.order-alt{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.order-alt a{display:block;color:#fff;text-decoration:none;font-weight:700;font-size:1.05rem;border:1px solid rgba(255,255,255,.18);border-radius:12px;padding:12px 14px}
.order-alt a span{display:block;font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;color:var(--teal-b);font-weight:700}
.order-card{background:#fff;color:var(--ink);border-radius:var(--R);padding:22px 18px;box-shadow:0 30px 60px -30px rgba(0,0,0,.5)}
.chips{display:grid;grid-template-columns:repeat(4,1fr);gap:6px}
.chips label{margin:0;cursor:pointer}
.chips input{position:absolute;opacity:0;pointer-events:none}
.chips span{display:flex;align-items:center;justify-content:center;min-height:44px;border:1.5px solid var(--line);border-radius:10px;font-weight:600;font-size:.9rem;background:#fbfbf9}
.chips input:checked + span{background:var(--ink);border-color:var(--ink);color:#fff}
.chips input:focus-visible + span{outline:3px solid var(--teal-b);outline-offset:2px}
.prefill-note{margin:-4px 0 14px;font-size:.84rem;color:var(--teal);font-weight:600}
.attach-note{margin:-8px 0 16px;font-size:.88rem;background:var(--mint);border-radius:10px;padding:10px 12px;color:var(--ink)}
.form-error{background:#fdecea;color:#8a1c12;border-radius:10px;padding:10px 12px;font-size:.9rem;font-weight:600}
.field input[aria-invalid="true"]{border-color:#c0392b}
.sent{margin-top:18px;background:var(--mint);border-radius:14px;padding:18px}
.sent p{margin:0 0 8px}
.sent-h{font-weight:800;font-stretch:80%;font-size:1.3rem}
.sent-actions{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.copied{font-size:.85rem;color:var(--teal);font-weight:700;min-height:1.2em;margin-top:8px!important}
@media (min-width:900px){.order-grid{grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}.order-intro{position:sticky;top:110px}.order-card{padding:30px}}

/* contact */
.contact{padding:64px 0}
.contact-grid{display:grid;gap:28px}
.contact p{color:var(--ink2)}
.contact-card{font-style:normal;background:#fff;border:1px solid var(--line);border-radius:var(--R);padding:8px 22px}
.contact-card p{margin:0;padding:14px 0;border-bottom:1px solid var(--line)}
.contact-card p:last-child{border-bottom:0}
.contact-card .k{display:block;font-size:.75rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal)}
.contact-card a{color:var(--ink);font-weight:600;text-decoration:none;font-size:1.05rem}
@media (min-width:900px){.contact-grid{grid-template-columns:1fr 1fr;align-items:center}}

.footer{background:#fff;border-top:1px solid var(--line);padding:34px 0 100px}
.foot{display:grid;gap:22px}
.foot img{width:120px}
.foot p{margin:8px 0 0;font-size:.88rem;color:var(--ink2)}
.foot-nav{display:grid;grid-template-columns:1fr 1fr;gap:8px 16px}
.foot-nav a,.foot-contact a{color:var(--ink);text-decoration:none;font-weight:600;font-size:.93rem}
.foot-nav a:hover,.foot-contact a:hover{color:var(--teal)}
.foot-contact{font-style:normal;display:grid;gap:6px}
.foot-contact a{font-weight:500;color:var(--ink2)}
.copy{margin:24px 0 0;padding-top:16px;border-top:1px solid var(--line);font-size:.8rem;color:var(--ink2)}
@media (min-width:900px){.foot{grid-template-columns:1fr 1.2fr 1fr;align-items:start;gap:40px}.footer{padding-bottom:28px}}

/* mobile dock */
.dock{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:1fr auto;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(15,47,43,.96);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);transform:translateY(110%);transition:transform .25s}
.dock.on{transform:none}
.dock .btn{min-height:48px}
.dock .btn-line-light{padding:.85em 1.4em}
@media (min-width:900px){.dock{display:none}}
/* ---------- multi-page additions ---------- */
.h3{font-size:1.45rem;font-stretch:80%}
.page-head{padding:44px 0 40px;border-bottom:1px solid var(--line);position:relative;overflow:hidden;background:
  linear-gradient(var(--teal-b),var(--teal-b)) calc(100% - 20px) 26px/18px 18px no-repeat,
  linear-gradient(var(--teal),var(--teal)) calc(100% - 43px) 26px/18px 18px no-repeat,
  linear-gradient(var(--ink),var(--ink)) calc(100% - 20px) 49px/18px 18px no-repeat,
  var(--paper)}
.page-head h1,.calc-page h1,.order-page h1{font-size:clamp(2.6rem,11vw,4.8rem);font-stretch:66%;font-weight:780;line-height:.96;margin-bottom:16px;max-width:15ch}
.page-head h1 em,.calc-page h1 em{color:var(--teal);font-weight:500}
.page-head .lead{margin:0}
@media (min-width:1220px){.page-head{background-position:calc(50% + 570px) 30px,calc(50% + 547px) 30px,calc(50% + 570px) 53px,0 0}}
.order-page h1{color:#fff}
.jump{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 0}
.jump a{display:inline-flex;align-items:center;min-height:44px;padding:0 18px;border:1.5px solid var(--ink);border-radius:999px;color:var(--ink);text-decoration:none;font-weight:700;font-stretch:90%}
.jump a:hover{background:var(--ink);color:#fff}
.label .tiles,.kicker .tiles{flex:none}
.more{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:var(--teal);text-decoration:none}
.more::after{content:"";width:7px;height:7px;border-top:2px solid currentColor;border-right:2px solid currentColor;transform:rotate(45deg)}
.more-row{margin:24px 0 0}
.calc-page{padding-top:40px}
.calc-page .section-head p.kicker{color:var(--teal)}
/* home teaser */
.teaser-grid{display:grid;gap:18px}
.teaser{display:grid;background:var(--paper);border:1px solid var(--line);border-radius:var(--R);overflow:hidden;text-decoration:none;color:var(--ink);transition:transform .15s,box-shadow .15s}
.teaser:hover{transform:translateY(-2px);box-shadow:0 18px 40px -24px rgba(15,47,43,.45)}
.teaser img{width:100%;aspect-ratio:16/9;object-fit:cover}
.teaser-body{display:grid;gap:6px;padding:18px 20px 22px}
.teaser-t{font-weight:760;font-stretch:72%;font-size:1.7rem;line-height:1.05}
.teaser-d{color:var(--ink2)}
.teaser .more{margin-top:6px}
@media (min-width:900px){.teaser-grid{grid-template-columns:1fr 1fr;gap:28px}}
.calc-cta{padding:64px 0}
.calc-cta-grid{display:grid;gap:24px;align-items:center}
.calc-cta p{color:var(--ink2);font-size:1.05rem}
.calc-cta-card{background:#fff;border:1px solid var(--line);border-top:5px solid var(--teal-b);border-radius:var(--R);padding:22px}
.ticks.one{grid-template-columns:1fr;margin:0 0 18px}
@media (min-width:900px){.calc-cta-grid{grid-template-columns:1.2fr .8fr;gap:56px}}
/* cta band */
.cta-band{background:var(--ink);color:#fff;padding:56px 0;position:relative;overflow:hidden}
.cta-band h2{color:#fff}
.cta-band p{color:#cfe3de}
.cta-grid{display:grid;gap:22px;align-items:center}
.cta-actions{display:grid;gap:10px}
@media (min-width:900px){.cta-grid{grid-template-columns:1.3fr .7fr;gap:56px}}
/* services page */
.svc-page{border-top:0}
.svc-page .svc{scroll-margin-top:96px}
.svc-page .svc-body h2{font-size:clamp(2rem,6vw,3rem)}
.mini{font-size:.82rem;font-stretch:100%;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);margin:22px 0 0;font-weight:800}
.svc-cta{display:flex;flex-wrap:wrap;gap:10px;margin-top:24px}
@media (min-width:900px){.svc-page .svc{align-items:start}.svc-page .svc img{position:sticky;top:110px}}
/* our story */
.story{padding:56px 0}
.story-grid{display:grid;gap:32px}
.story-copy p{color:var(--ink2);font-size:1.07rem;max-width:40em}
.placeholder{margin-top:26px;border:2px dashed #c9a227;background:#fffbea;border-radius:14px;padding:16px 18px}
.placeholder p{margin:0;color:#5c4a00;font-size:.98rem}
.placeholder .ph-tag{font-weight:800;letter-spacing:.02em;margin-bottom:4px;color:#7a5f00}
.timeline{list-style:none;margin:0;padding:0;border-left:3px solid var(--teal-b)}
.timeline li{position:relative;padding:0 0 22px 22px;display:grid;gap:2px}
.timeline li::before{content:"";position:absolute;left:-9px;top:4px;width:15px;height:15px;background:var(--teal)}
.timeline .yr{font-weight:800;font-stretch:70%;font-size:1.6rem;line-height:1;color:var(--ink)}
.timeline .ev{color:var(--ink2)}
.timeline .tl-ph .yr,.timeline .tl-ph .ev{color:#7a5f00}
.timeline .tl-ph::before{background:#c9a227}
@media (min-width:900px){.story-grid{grid-template-columns:1.3fr .7fr;gap:64px}.story-side{padding-top:10px}}
.leaders{padding:56px 0;background:#fff;border-top:1px solid var(--line)}
/* team */
.team-page{padding-top:44px}
.mono{display:inline-flex;align-items:center;justify-content:center;width:56px;height:56px;border-radius:50%;background:var(--mint);color:var(--teal);font-weight:800;font-stretch:80%;font-size:1.25rem;margin-bottom:12px;border:2px solid var(--mint2)}
.mono.sm{width:40px;height:40px;font-size:.95rem;margin-bottom:8px}
.team-note{margin-top:24px;color:var(--ink2)}
/* contact page */
.contact-actions{display:grid;gap:10px}
.contact-actions h2{margin-bottom:0}
.contact-actions p{margin:0 0 6px}
.pg-contact .ways{padding-bottom:56px}
@media (min-width:900px){.contact-grid{align-items:start}}
/* NJ documents */
.docs{padding:30px 0 60px}
.doc-note{background:var(--mint);border-left:4px solid var(--teal);border-radius:10px;padding:14px 16px;margin:0 0 34px;color:var(--ink);font-size:.98rem}
.doc-note a{font-weight:700;white-space:nowrap}
.doc-group{scroll-margin-top:96px;margin:0 0 42px}
.doc-ghead{display:flex;flex-wrap:wrap;align-items:center;gap:6px 12px;border-bottom:2px solid var(--ink);padding-bottom:12px}
.doc-ghead h2{font-size:clamp(1.9rem,6vw,2.7rem);margin:0;word-spacing:.08em}
.doc-count{order:0;font-size:.78rem;font-weight:800;line-height:1;color:#fff;background:var(--teal);border-radius:999px;padding:5px 9px}
.doc-gdesc{order:2;flex:1 1 100%;margin:0;color:var(--ink2);font-size:.95rem}
.doc-list{list-style:none;margin:0;padding:0}
.doc{display:flex;flex-direction:column;gap:12px;padding:18px 0;border-bottom:1px solid var(--line)}
.doc-name{font-size:1.14rem;font-stretch:88%;font-weight:720;line-height:1.2;letter-spacing:0;margin:0 0 4px}
.doc-desc{margin:0 0 6px;color:var(--ink2);font-size:.95rem;line-height:1.45}
.doc-src{display:block;font-size:.72rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--teal)}
.doc-links{display:flex;flex-wrap:wrap;gap:8px}
.doc-btn{display:inline-flex;align-items:center;gap:7px;min-height:44px;padding:0 16px;border:1.5px solid var(--ink);border-radius:999px;background:#fff;color:var(--ink);text-decoration:none;font-weight:700;font-stretch:90%;font-size:.95rem;line-height:1}
.doc-btn svg{width:18px;height:18px;fill:currentColor;flex:none}
.doc-btn:hover{background:var(--ink);color:#fff}
.doc-btn-ext{border-color:var(--teal);color:var(--teal)}
.doc-btn-ext:hover{background:var(--teal);border-color:var(--teal);color:#fff}
.doc-jump a{min-height:40px;padding:0 14px;font-size:.9rem;background:rgba(255,255,255,.6)}
@media (max-width:759.98px){
  .doc-jump{flex-wrap:nowrap;overflow-x:auto;-webkit-overflow-scrolling:touch;scrollbar-width:none;padding-bottom:4px}
  .doc-jump::-webkit-scrollbar{display:none}
  .doc-jump a{flex:none}
}
@media (min-width:760px){
  .doc{flex-direction:row;align-items:center;justify-content:space-between;gap:28px}
  .doc-links{flex:none;justify-content:flex-end}
  .doc-gdesc{flex:1 1 auto;order:2}
}
/* notable transactions */
.txs{padding:40px 0 64px}
.tx-grid{list-style:none;margin:0;padding:0;display:grid;gap:20px}
.tx{background:#fff;border:1px solid var(--line);border-radius:var(--R);overflow:hidden;display:flex;flex-direction:column;box-shadow:0 10px 30px -22px rgba(15,47,43,.45)}
.tx-media{aspect-ratio:3/2;background:var(--mint);overflow:hidden}
.tx-media img{width:100%;height:100%;object-fit:cover}
.tx-ph{height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;color:var(--teal);background:
  linear-gradient(var(--teal-b),var(--teal-b)) calc(100% - 16px) 16px/12px 12px no-repeat,
  linear-gradient(var(--teal),var(--teal)) calc(100% - 31px) 16px/12px 12px no-repeat,
  linear-gradient(var(--ink),var(--ink)) calc(100% - 16px) 31px/12px 12px no-repeat,
  linear-gradient(160deg,var(--mint) 0%,var(--mint2) 100%)}
.tx-ph .tx-house{width:46%;max-width:180px;height:auto}
.tx-ph span{font-weight:760;font-stretch:72%;font-size:1.5rem;color:var(--ink);letter-spacing:-.01em}
.tx-body{padding:18px 20px 22px}
.tx-meta{display:flex;flex-wrap:wrap;gap:6px 10px;align-items:center;margin:0 0 10px;font-size:.74rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--ink2)}
.tx-type{color:#fff;background:var(--teal);border-radius:999px;padding:4px 10px;letter-spacing:.08em}
.tx-price{margin:0 0 4px;font-weight:780;font-stretch:66%;font-size:2.3rem;line-height:1;color:var(--ink);letter-spacing:-.01em}
.tx-town{font-size:1.2rem;font-stretch:85%;margin:0;letter-spacing:0;line-height:1.2}
.tx-street{margin:4px 0 0;color:var(--ink2);font-size:.98rem}
.tx-empty{position:relative;max-width:760px;margin:0 auto;text-align:center;background:#fff;border:1px solid var(--line);border-radius:var(--R);padding:40px 22px 36px;box-shadow:0 18px 40px -30px rgba(15,47,43,.5)}
.tx-empty .label{justify-content:center}
.tx-empty h2{margin-bottom:.35em}
.tx-empty p:not(.label){color:var(--ink2);font-size:1.05rem;max-width:34em;margin:0 auto}
.tx-empty-art{width:132px;height:132px;margin:0 auto 22px;border-radius:50%;background:var(--mint);border:2px solid var(--mint2);display:flex;align-items:center;justify-content:center;color:var(--teal)}
.tx-empty-art .tx-house{width:78px;height:auto}
.tx-empty .svc-cta{justify-content:center;margin-top:24px}
@media (min-width:640px){.tx-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.tx-grid{grid-template-columns:repeat(3,1fr);gap:24px}.tx-empty{padding:56px 48px 48px}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.dock,.btn{transition:none}}

/* footer newsletter */
.news{display:grid;gap:12px;margin-top:26px;padding:20px;background:var(--ink);color:#fff;border-radius:4px}
.news-h{margin:0;font-weight:800;font-size:1.1rem;letter-spacing:.01em}
.news-h label{cursor:pointer}
.news-text p{margin:2px 0 0;color:var(--mint2);font-size:.9rem}
.news-text .news-h{color:#fff}
.news-row{display:grid;gap:8px}
.news-row input{min-height:50px;padding:0 14px;border:2px solid transparent;border-radius:4px;font:inherit;font-size:1rem;background:#fff;color:var(--ink);width:100%;min-width:0}
.news-row input:focus{outline:none;border-color:var(--teal-b)}
.news-row input[aria-invalid="true"]{border-color:#e7a07a}
.news-row .btn{min-height:50px;white-space:nowrap}
.news-msg{margin:0;font-size:.88rem;color:var(--mint2)}
@media (min-width:700px){.news-row{grid-template-columns:1fr auto}}
@media (min-width:900px){.news{grid-template-columns:1fr 1.3fr;align-items:center;padding:24px 28px}.news-msg{grid-column:2}}
/* transactions: category tabs */
.tx-tabs{display:flex;gap:8px;margin-top:22px;overflow-x:auto;-webkit-overflow-scrolling:touch;scrollbar-width:none;padding-bottom:2px}
.tx-tabs::-webkit-scrollbar{display:none}
.tx-tabs a{flex:none;display:inline-flex;align-items:center;gap:6px;min-height:44px;padding:0 16px;border:1.5px solid var(--line);border-radius:999px;background:#fff;color:var(--ink);font-weight:700;font-size:.93rem;text-decoration:none}
.tx-tabs a:hover{border-color:var(--teal)}
.tx-tabs a[aria-current="page"]{background:var(--ink);border-color:var(--ink);color:#fff}
.tx-count{font-size:.75rem;font-weight:800;background:var(--mint);color:var(--teal);border-radius:999px;padding:1px 7px}
.tx-tabs a[aria-current="page"] .tx-count{background:var(--teal-b);color:var(--ink)}
.tx-sub{font-size:.78rem;font-weight:700;color:var(--ink2)}
.tx-permission{margin:26px 0 0;font-size:.82rem;color:var(--ink2);border-left:3px solid var(--teal-b);padding-left:12px}
.sources ul{margin:6px 0 0;padding-left:18px}.sources li{margin:4px 0}.sources p{margin:0 0 6px}
.legend-est{font-size:.88rem;color:var(--ink);background:var(--mint);border-left:3px solid var(--teal);padding:10px 12px}
.tx-commercial{background:var(--ink)}.tx-refinance{background:var(--teal-m)}
@media (max-width:599px){.tx-tabs{display:grid;grid-template-columns:auto 1fr 1fr 1fr;gap:6px;overflow:visible}.tx-tabs a{justify-content:center;padding:0 10px;font-size:.84rem;gap:4px}.tx-count{padding:1px 5px}}
@media (max-width:599px){.tx-count{display:none}}