:root {
      --bg-primary: #FAF6F0;
      --bg-secondary: #F0E8DC;
      --accent: #C17B4E;
      --text-primary: #1A1209;
      --text-secondary: #3F3022;
      --gold: #9F6E1E;
      --navy: #0B1F3A;
      --border: rgba(193,123,78,0.15);
      --white: #FFFFFF;
      --muted: #5A4735;
      --container: min(1160px, 92vw);
      --shadow-soft: 0 8px 32px rgba(26,18,9,0.10);
      --shadow-card: 0 8px 48px rgba(26,18,9,0.12);
    }

    * { box-sizing: border-box; margin: 0; padding: 0; }
    html { scroll-behavior: smooth; }
    body {
      font-family: "DM Sans", sans-serif;
      font-size: 17px;
      line-height: 1.75;
      color: var(--text-primary);
      background: var(--bg-primary);
      -webkit-font-smoothing: antialiased;
      text-rendering: optimizeLegibility;
      overflow-x: hidden;
    }
    img { display: block; width: 100%; }
    a { color: inherit; text-decoration: none; }
    button, input { font: inherit; }
    :focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
    .container { width: var(--container); margin: 0 auto; }
    h1, h2, h3, h4 {
      font-family: "DM Serif Display", serif;
      font-weight: 400;
      letter-spacing: -0.02em;
    }
    h1 { font-size: clamp(44px, 7vw, 80px); line-height: 1.05; }
    h2 { font-size: clamp(30px, 4vw, 48px); line-height: 1.15; }
    h3 { font-size: 22px; line-height: 1.3; }
    .reveal {
      opacity: 0;
      transform: translateY(30px);
      transition: opacity 0.6s ease, transform 0.6s ease;
    }
    .reveal.is-visible { opacity: 1; transform: translateY(0); }
    .site-nav {
      position: sticky;
      top: 0;
      z-index: 100;
      height: 64px;
      background: var(--white);
      border-bottom: 1px solid var(--border);
      transition: box-shadow 0.3s ease;
    }
    .site-nav.scrolled { box-shadow: var(--shadow-soft); }
    .nav-inner {
      width: var(--container);
      height: 100%;
      margin: 0 auto;
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: 20px;
      position: relative;
    }
    .brand {
      display: flex;
      flex-direction: column;
      gap: 1px;
      line-height: 1;
      white-space: nowrap;
    }
    .brand-mark {
      font-family: "DM Serif Display", serif;
      font-size: 25px;
      color: var(--navy);
    }
    .brand-sub {
      font-size: 11px;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #9E6B1F;
    }
    .nav-links {
      display: flex;
      align-items: center;
      gap: 28px;
      font-size: 13px;
      color: var(--text-secondary);
    }
    .nav-links a,
    .footer-links a,
    .city-pill,
    .resource-link,
    .legal-link { transition: all 0.3s ease; }
    .nav-links a:hover,
    .nav-links a.is-active { color: var(--accent); }
    .nav-links a.is-active { font-weight: 500; }
    .nav-cta {
      background: var(--accent);
      color: var(--white);
      padding: 9px 22px;
      border-radius: 6px;
      font-size: 13px;
      font-weight: 500;
      display: inline-flex;
      align-items: center;
      justify-content: center;
      min-height: 40px;
    }
    .nav-cta:hover { filter: brightness(1.08); transform: translateY(-2px); }
    .nav-toggle {
      width: 42px;
      height: 42px;
      border: 1px solid var(--border);
      border-radius: 10px;
      background: transparent;
      color: var(--navy);
      display: none;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      gap: 4px;
      cursor: pointer;
    }
    .nav-toggle span {
      width: 18px;
      height: 1.5px;
      background: currentColor;
      transition: transform 0.25s ease, opacity 0.25s ease;
    }
    .nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(5.5px) rotate(45deg); }
    .nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
    .nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-5.5px) rotate(-45deg); }
    .mobile-nav {
      display: none;
      position: absolute;
      top: calc(100% + 12px);
      left: 0;
      right: 0;
      background: var(--white);
      border: 1px solid var(--border);
      border-radius: 16px;
      box-shadow: var(--shadow-soft);
      padding: 18px;
    }
    .mobile-nav.open { display: grid; gap: 12px; }
    .mobile-nav a { font-size: 14px; color: var(--text-secondary); padding: 8px 2px; }
    .announcement-bar {
      background: var(--accent);
      color: var(--white);
      text-align: center;
      font-size: 13px;
      padding: 10px 16px;
    }
    .section-shell { padding: 88px 0; }
    .content-block {
      background: #FFF8EE;
      border: 1px solid var(--border);
      border-radius: 18px;
      padding: 28px;
      box-shadow: var(--shadow-soft);
      color: #1A1209;
    }
    .content-block h2 { color: #1A1209; margin-bottom: 14px; }
    .content-block p, .content-block li { color: #3F3022; }
    .content-block ul { margin: 16px 0 0 22px; }
    .section-label {
      font-size: 11px;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: #D9BC73;
    }
    .breadcrumb-strip {
      background: var(--bg-secondary);
      padding: 14px 0;
      border-bottom: 1px solid var(--border);
    }
    .breadcrumb {
      display: flex;
      align-items: center;
      gap: 8px;
      flex-wrap: wrap;
      font-size: 13px;
      color: var(--muted);
    }
    .breadcrumb a { color: var(--accent); }
    .breadcrumb .current { color: var(--text-primary); font-weight: 500; }
    .hero {
      min-height: 70vh;
      background:
        radial-gradient(circle at 20% 80%, rgba(193,123,78,0.18), transparent 0 35%),
        radial-gradient(circle at 80% 20%, rgba(200,151,58,0.10), transparent 0 30%),
        radial-gradient(circle at 50% 50%, rgba(11,31,58,0.95), rgba(11,31,58,1) 70%);
      position: relative;
      overflow: hidden;
    }
    .hero-grid {
      min-height: 70vh;
      display: grid;
      grid-template-columns: 1.1fr 0.9fr;
      align-items: center;
      gap: 48px;
      padding: 100px 0 80px;
      position: relative;
      z-index: 1;
    }
    .hero-eyebrow {
      display: flex;
      align-items: center;
      gap: 8px;
      margin-bottom: 20px;
      font-size: 11px;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: #E2C982;
    }
    .hero-eyebrow::before {
      content: "";
      width: 6px;
      height: 6px;
      border-radius: 50%;
      background: var(--accent);
      display: inline-block;
    }
    .hero-title { color: var(--white); line-height: 1.02; margin-bottom: 24px; max-width: 12ch; }
    .hero-title em { color: var(--gold); font-style: italic; }
    .hero-copy {
      font-size: 19px;
      font-weight: 300;
      color: rgba(250,246,240,0.90);
      max-width: 540px;
      line-height: 1.65;
      margin-bottom: 40px;
    }
    .hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
    .btn-primary,
    .btn-secondary,
    .spanish-cta {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      padding: 14px 28px;
      border-radius: 8px;
      transition: all 0.3s ease;
    }
    .btn-primary {
      background: var(--accent);
      color: var(--white);
      font-size: 15px;
      font-weight: 500;
    }
    .btn-secondary {
      border: 1.5px solid #D7C29A;
      background: #F7EBD5;
      color: #1A1209;
      font-size: 15px;
      font-weight: 300;
    }
    .stats-card {
      background: rgba(250,246,240,0.06);
      border: 1px solid rgba(250,246,240,0.12);
      border-radius: 16px;
      padding: 28px;
      max-width: 340px;
      width: 100%;
      justify-self: end;
    }
    .stats-card h3 { color: var(--white); margin-bottom: 16px; font-size: 22px; }
    .stat-row {
      padding: 12px 0;
      border-bottom: 1px solid rgba(255,255,255,0.08);
      display: flex;
      justify-content: space-between;
      gap: 18px;
    }
    .stat-row:last-child { border-bottom: none; }
    .stat-row span:first-child { font-size: 12px; color: rgba(250,246,240,0.55); }
    .stat-row span:last-child { font-size: 14px; font-weight: 500; color: var(--white); text-align: right; }
    .selector-card {
      background: rgba(250,246,240,0.06);
      border: 1px solid rgba(250,246,240,0.12);
      border-radius: 16px;
      padding: 28px;
      max-width: 360px;
      width: 100%;
      justify-self: end;
    }
    .selector-card h3 { color: var(--white); margin-bottom: 8px; font-size: 22px; }
    .selector-card p {
      font-size: 13px;
      font-weight: 300;
      color: rgba(250,246,240,0.84);
      margin-bottom: 18px;
      line-height: 1.6;
    }
    .selector-option {
      display: flex;
      align-items: center;
      gap: 12px;
      padding: 14px 16px;
      border: 1px solid rgba(250,246,240,0.12);
      border-radius: 10px;
      margin-bottom: 10px;
      color: rgba(250,246,240,0.84);
      background: transparent;
      cursor: pointer;
      transition: all 0.2s ease;
      text-align: left;
      width: 100%;
    }
    .selector-option:hover,
    .selector-option.is-selected {
      background: rgba(193,123,78,0.14);
      border-color: rgba(193,123,78,0.45);
      color: var(--white);
    }
    .selector-dot {
      width: 18px;
      height: 18px;
      border-radius: 50%;
      border: 2px solid rgba(250,246,240,0.35);
      flex-shrink: 0;
      transition: all 0.2s ease;
    }
    .selector-option.is-selected .selector-dot {
      background: var(--accent);
      border-color: var(--accent);
    }
    .selector-submit {
      width: 100%;
      margin-top: 10px;
      border: none;
      border-radius: 8px;
      background: var(--accent);
      color: var(--white);
      padding: 14px;
      font-size: 15px;
      font-weight: 500;
      cursor: pointer;
      transition: transform 0.2s ease, filter 0.2s ease;
    }
    .selector-submit:hover { filter: brightness(1.05); transform: translateY(-1px); }
    .selector-note {
      margin-top: 10px;
      text-align: center;
      font-size: 11px;
      letter-spacing: 0.05em;
      color: rgba(250,246,240,0.72);
      text-transform: uppercase;
    }
    .trust-bar {
      background: var(--white);
      border-top: 1px solid var(--border);
      border-bottom: 1px solid var(--border);
    }
    .trust-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 24px;
      padding: 20px 0;
    }
    .trust-item {
      display: flex;
      align-items: center;
      gap: 10px;
      color: var(--text-secondary);
      font-size: 14px;
    }
    .trust-item strong { color: var(--accent); font-size: 16px; }
    .section-head { margin-bottom: 36px; max-width: 680px; }
    .section-head p {
      margin-top: 16px;
      font-size: 17px;
      color: var(--text-secondary);
      font-weight: 300;
    }
    .body-copy p,
    .commitment-copy p {
      margin-bottom: 18px;
      color: var(--text-secondary);
      font-weight: 300;
    }
    .options-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 20px;
    }
    .option-card,
    .context-box,
    .resource-item,
    .county-pill,
    .professional-card {
      background: var(--white);
      border: 1px solid var(--border);
      border-radius: 14px;
      transition: all 0.2s ease;
    }
    .option-card:hover,
    .city-pill:hover,
    .resource-item:hover,
    .professional-card:hover,
    .county-pill:hover {
      box-shadow: var(--shadow-soft);
      transform: translateY(-3px);
      border-color: var(--accent);
    }
    .option-card {
      padding: 28px 24px;
      display: flex;
      flex-direction: column;
    }
    .option-tag {
      display: inline-block;
      padding: 4px 12px;
      border-radius: 20px;
      background: rgba(193,123,78,0.10);
      border: 1px solid rgba(193,123,78,0.25);
      color: var(--accent);
      font-size: 11px;
      font-weight: 500;
      margin-bottom: 14px;
      align-self: flex-start;
    }
    .option-number {
      font-family: "DM Serif Display", serif;
      font-size: 72px;
      line-height: 1;
      color: rgba(193,123,78,0.12);
      margin-bottom: -16px;
    }
    .option-card p {
      font-size: 15px;
      color: #3F3022;
      font-weight: 300;
      margin: 14px 0 18px;
      flex: 1;
    }
    .option-link,
    .resource-link,
    .card-link {
      color: #8B5E16;
      font-size: 13px;
      font-weight: 600;
    }
    .market-grid,
    .resources-grid,
    .spanish-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 64px;
      align-items: start;
    }
    .context-box {
      background: var(--bg-secondary);
      padding: 20px;
      margin-bottom: 12px;
    }
    .context-box strong {
      display: block;
      font-family: "DM Serif Display", serif;
      font-size: 22px;
      color: var(--gold);
      margin-bottom: 4px;
    }
    .context-box span {
      display: block;
      font-size: 13px;
      color: #5A4735;
    }
    .city-search-wrap { margin-top: 28px; max-width: 420px; }
    .city-search {
      width: 100%;
      height: 50px;
      background: var(--white);
      border: 1.5px solid var(--border);
      border-radius: 10px;
      padding: 0 18px;
      color: #1A1209;
    }
    .city-search:focus {
      border-color: var(--accent);
      box-shadow: 0 0 0 3px rgba(193,123,78,0.10);
      outline: none;
    }
    .city-grid {
      display: flex;
      flex-wrap: wrap;
      gap: 10px;
      margin-top: 32px;
    }
    .city-pill,
    .county-pill {
      display: inline-flex;
      align-items: center;
      gap: 8px;
      background: var(--white);
      border: 1px solid var(--border);
      border-radius: 20px;
      padding: 9px 18px;
      font-size: 13px;
      color: #3F3022;
    }
    .city-pill::before,
    .county-pill::before {
      content: "";
      width: 6px;
      height: 6px;
      border-radius: 50%;
      background: var(--gold);
      display: inline-block;
      flex-shrink: 0;
    }
    .city-pill.is-hidden { display: none; }
    .city-no-results {
      display: none;
      margin-top: 12px;
      color: var(--muted);
      font-size: 14px;
    }
    .also-covering {
      margin-top: 28px;
      display: flex;
      flex-wrap: wrap;
      gap: 8px;
      align-items: center;
    }
    .also-covering span {
      width: 100%;
      margin-bottom: 4px;
      font-size: 12px;
      color: var(--muted);
    }
    .professional-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 16px;
    }
    .professionals {
      background: var(--navy);
      color: var(--white);
    }
    .professional-card {
      background: rgba(255,255,255,0.05);
      border: 1px solid rgba(255,255,255,0.10);
      padding: 28px 24px;
    }
    .professional-card:hover {
      background: rgba(255,255,255,0.09);
      border-color: rgba(200,151,58,0.4);
    }
    .professional-icon {
      width: 48px;
      height: 48px;
      border-radius: 10px;
      background: rgba(200,151,58,0.12);
      display: flex;
      align-items: center;
      justify-content: center;
      font-size: 22px;
      margin-bottom: 20px;
    }
    .professional-card p {
      font-size: 13px;
      font-weight: 300;
      color: rgba(250,246,240,0.84);
      margin: 10px 0 20px;
    }
    .professional-card .card-link { color: #E2C982; }
    .agent-spotlight {
      background: rgba(250,246,240,0.06);
      border: 1px solid rgba(250,246,240,0.12);
      border-radius: 16px;
      padding: 32px;
      max-width: 660px;
      margin: 0 auto 40px;
    }
    .agent-head {
      display: flex;
      gap: 16px;
      align-items: center;
    }
    .agent-avatar {
      width: 56px;
      height: 56px;
      border-radius: 50%;
      background: rgba(200,151,58,0.20);
      border: 2px solid var(--gold);
      display: flex;
      align-items: center;
      justify-content: center;
      color: var(--gold);
      font-family: "DM Serif Display", serif;
      font-size: 22px;
      flex-shrink: 0;
    }
    .agent-role {
      display: inline-flex;
      padding: 3px 12px;
      border-radius: 20px;
      border: 1px solid rgba(193,123,78,0.30);
      background: rgba(193,123,78,0.15);
      color: var(--accent);
      font-size: 11px;
      text-transform: uppercase;
      letter-spacing: 0.08em;
      margin-top: 8px;
    }
    .agent-meta {
      display: grid;
      grid-template-columns: repeat(2, minmax(0, 1fr));
      gap: 16px;
      margin-top: 20px;
      padding-top: 20px;
      border-top: 1px solid rgba(255,255,255,0.10);
    }
    .agent-meta-label {
      font-size: 11px;
      text-transform: uppercase;
      letter-spacing: 0.08em;
      color: rgba(250,246,240,0.72);
      display: block;
    }
    .agent-meta-value {
      display: block;
      margin-top: 4px;
      font-size: 14px;
      color: rgba(250,246,240,0.85);
      line-height: 1.6;
    }
    .agent-copy,
    .agent-copy-es {
      font-size: 14px;
      font-weight: 300;
      line-height: 1.65;
      color: rgba(250,246,240,0.86);
      margin-top: 20px;
    }
    .agent-copy-es {
      font-size: 13px;
      color: rgba(250,246,240,0.80);
      padding-top: 16px;
      border-top: 1px solid rgba(255,255,255,0.08);
      font-style: italic;
    }
    .specialist-link {
      display: block;
      text-align: center;
      margin-bottom: 48px;
      color: #E2C982;
      font-size: 14px;
      font-weight: 600;
    }
    .resource-item {
      padding: 18px;
      display: flex;
      align-items: flex-start;
      gap: 16px;
      margin-bottom: 12px;
    }
    .resource-icon {
      width: 36px;
      height: 36px;
      border-radius: 50%;
      background: rgba(193,123,78,0.10);
      border: 1px solid rgba(193,123,78,0.20);
      display: flex;
      align-items: center;
      justify-content: center;
      flex-shrink: 0;
    }
    .resource-item h4 {
      font-size: 14px;
      margin-bottom: 4px;
      color: #1A1209;
    }
    .resource-item p {
      font-size: 13px;
      color: #5A4735;
      font-weight: 400;
      margin-bottom: 6px;
    }
    .badge-list {
      display: grid;
      gap: 10px;
      margin-top: 24px;
    }
    .badge-list div {
      display: flex;
      gap: 10px;
      align-items: center;
      font-size: 14px;
      color: #3F3022;
    }
    .badge-list strong { color: var(--accent); }
    .commitment-copy .badge-list div { color: rgba(250,246,240,0.88); }
    .commitment-copy .badge-list strong { color: #D9BC73; }
    .spanish-section {
      background: var(--accent);
      color: var(--white);
    }
    .spanish-copy p {
      color: rgba(255,255,255,0.94);
      font-weight: 300;
      margin-top: 16px;
      max-width: 520px;
    }
    .spanish-cta {
      background: #FFF8EA;
      color: #8B5E16;
      white-space: nowrap;
      align-self: center;
      font-weight: 600;
    }
    .faq-wrap { max-width: 760px; margin: 0 auto; }
    .faq-item { background: #FFF9F0; border: 1px solid var(--border); border-radius: 20px; box-shadow: var(--shadow-soft); overflow: hidden; }
    .faq-item.is-open { border-color: var(--accent); }
    .faq-question {
      width: 100%;
      background: none;
      border: none;
      padding: 22px 24px;
      display: flex;
      justify-content: space-between;
      align-items: center;
      gap: 16px;
      cursor: pointer;
      font-family: "DM Serif Display", serif;
      font-size: 17px;
      color: #2B2118 !important;
      text-align: left;
    }
    .faq-question span { color: #2B2118 !important; }
    .faq-plus {
      width: 22px;
      height: 22px;
      border: 1px solid var(--border);
      border-radius: 50%;
      display: flex;
      align-items: center;
      justify-content: center;
      font-size: 14px;
      color: var(--accent);
      transition: transform 0.25s ease;
      flex-shrink: 0;
    }
    .faq-item.is-open .faq-plus { transform: rotate(45deg); }
    .faq-answer {
      max-height: 0;
      overflow: hidden;
      transition: max-height 0.35s ease;
    }
    .faq-answer-inner {
      background: #f5efe3;
      padding: 0 24px 22px;
      border-top: 1px solid var(--border);
      padding-top: 18px;
      font-size: 15px;
      font-weight: 400;
      color: #3F3022;
      line-height: 1.75;
    }
    .footer { background: var(--navy); padding: 64px 0 28px; }
    .footer-grid {
      display: grid;
      grid-template-columns: 2fr 1fr 1fr 1fr;
      gap: 40px;
      margin-bottom: 48px;
    }
    .footer-brand {
      display: inline-flex;
      flex-direction: column;
      gap: 1px;
      line-height: 1;
      margin-bottom: 12px;
      white-space: nowrap;
    }
    .footer-brand-mark {
      font-family: "DM Serif Display", serif;
      font-size: 25px;
      color: var(--white);
    }
    .footer-brand-sub {
      font-size: 11px;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #9E6B1F;
    }
    .footer-tagline {
      font-size: 13px;
      font-weight: 300;
      color: rgba(250,246,240,0.78);
      line-height: 1.65;
      max-width: 260px;
    }
    .footer-title {
      font-size: 11px;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: rgba(250,246,240,0.68);
      margin-bottom: 16px;
    }
    .footer-links a {
      display: block;
      margin-bottom: 10px;
      font-size: 13px;
      color: rgba(250,246,240,0.86);
    }
    .footer-links a:hover,
    .legal-link:hover { color: var(--gold); }
    .footer-bottom {
      border-top: 1px solid rgba(250,246,240,0.08);
      padding-top: 24px;
      display: flex;
      justify-content: space-between;
      flex-wrap: wrap;
      gap: 12px;
      font-size: 12px;
      color: rgba(250,246,240,0.62);
    }
    .footer-bottom-right { display: flex; gap: 8px; flex-wrap: wrap; }
    .footer-disclaimer {
      font-size: 11px;
      color: rgba(250,246,240,0.58);
      line-height: 1.6;
      max-width: 680px;
      margin-top: 16px;
    }
    @media (max-width: 1024px) {
      .hero-grid,
      .market-grid,
      .resources-grid,
      .spanish-grid,
      .trust-grid,
      .footer-grid { grid-template-columns: 1fr; }
      .options-grid,
      .professional-grid { grid-template-columns: repeat(2, 1fr); }
      .stats-card { justify-self: stretch; max-width: none; }
    }
    @media (max-width: 768px) {
      .nav-links, .nav-cta { display: none; }
      .nav-toggle { display: inline-flex; }
      .hero-grid,
      .options-grid,
      .professional-grid { grid-template-columns: 1fr; }
      .hero-actions,
      .btn-primary,
      .btn-secondary,
      .spanish-cta { width: 100%; }
      .section-shell { padding: 72px 0; }
    }
    @media (prefers-reduced-motion: reduce) {
      html { scroll-behavior: auto; }
      *, *::before, *::after {
        animation: none !important;
        transition-duration: 0.01ms !important;
        transition-delay: 0ms !important;
      }
      .reveal { opacity: 1; transform: none; }
    }