:root{
  --ink:#16211d;--paper:#f7f4ed;--white:#fff;--forest:#173f35;--sage:#dce7df;
  --gold:#b98545;--muted:#64716b;--line:#d9ddd8;--max:1180px
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--ink);background:var(--white);line-height:1.6}
a{color:inherit}img{max-width:100%}.wrap{width:min(var(--max),calc(100% - 40px));margin:auto}
.topbar{background:var(--forest);color:white;font-size:.92rem;padding:8px 0;text-align:center}
header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.96);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;min-height:78px;gap:24px}.brand{text-decoration:none;font-weight:800;letter-spacing:-.04em;font-size:1.45rem}.brand span{color:var(--gold)}
nav{display:flex;gap:24px;align-items:center}nav a{text-decoration:none;font-weight:650;font-size:.95rem}.cta{display:inline-block;text-decoration:none;background:var(--forest);color:#fff;padding:12px 18px;border-radius:999px;font-weight:750}.cta.alt{background:transparent;border:1px solid var(--forest);color:var(--forest)}
.hero{background:linear-gradient(135deg,var(--paper),#fff);padding:92px 0 72px;border-bottom:1px solid var(--line)}
.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;font-weight:800;color:var(--gold)}
h1,h2,h3{line-height:1.08;letter-spacing:-.035em;margin:0 0 18px}h1{font-size:clamp(2.8rem,6vw,5.5rem);max-width:980px}h2{font-size:clamp(2rem,4vw,3.35rem)}h3{font-size:1.35rem}
.lede{font-size:clamp(1.1rem,2vw,1.35rem);max-width:760px;color:#43514b}.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.trust{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:56px}.trust div{background:#fff;padding:22px}.trust strong{display:block;font-size:1.05rem}
section{padding:76px 0}.section-head{max-width:760px;margin-bottom:36px}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.card{border:1px solid var(--line);border-radius:20px;padding:28px;background:#fff}.card.feature{background:var(--paper)}.card p{color:var(--muted);margin-bottom:0}.card a{font-weight:800;text-decoration:none}
.band{background:var(--forest);color:white}.band p{color:#dbe7e2}.band .cta{background:white;color:var(--forest)}
.steps{counter-reset:step}.step{display:grid;grid-template-columns:56px 1fr;gap:18px;padding:22px 0;border-top:1px solid var(--line)}.step:before{counter-increment:step;content:counter(step);width:42px;height:42px;border-radius:50%;display:grid;place-items:center;background:var(--sage);font-weight:850}
.local{background:var(--paper)}.pills{display:flex;flex-wrap:wrap;gap:10px}.pill{border:1px solid #cfd7d1;background:white;padding:9px 13px;border-radius:999px;font-weight:650}
footer{background:#101815;color:#e9eeeb;padding:52px 0}.foot{display:grid;grid-template-columns:2fr 1fr 1fr;gap:36px}.foot a{color:#e9eeeb}.small{font-size:.88rem;color:#aeb9b4}
.pagehero{padding:72px 0 54px;background:var(--paper)}.content{max-width:820px}.content h2{margin-top:48px;font-size:2rem}.content li{margin-bottom:8px}
.notice{padding:18px 20px;border-left:4px solid var(--gold);background:#fbf6ef}
@media(max-width:850px){nav{display:none}.trust,.grid3,.grid2,.foot{grid-template-columns:1fr}.hero{padding-top:64px}.wrap{width:min(var(--max),calc(100% - 28px))}}

/* V2 refinements */
.topbar{font-weight:700;letter-spacing:.01em}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(280px,.65fr);gap:54px;align-items:center}
.portrait-wrap{position:relative}
.portrait{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 38%;border-radius:28px;display:block;box-shadow:0 24px 70px rgba(22,33,29,.16)}
.portrait-tag{position:absolute;left:-22px;bottom:24px;background:#fff;padding:15px 18px;border-radius:16px;box-shadow:0 12px 34px rgba(22,33,29,.14);font-weight:800;line-height:1.25}
.kicker{font-size:1rem;font-weight:800;margin-bottom:12px;color:var(--forest)}
.quote{font-size:clamp(1.45rem,2.5vw,2.15rem);font-weight:800;line-height:1.25;letter-spacing:-.025em}
.author{display:flex;align-items:center;gap:16px;margin-top:28px}.author img{width:72px;height:72px;border-radius:50%;object-fit:cover;object-position:50% 35%}
.micro{font-size:.92rem;color:var(--muted)}
@media(max-width:850px){.hero-grid{grid-template-columns:1fr}.portrait-wrap{max-width:440px}.portrait-tag{left:12px}}

.breadcrumbs{font-size:.88rem;color:var(--muted);padding:18px 0 0}.breadcrumbs a{text-decoration:none}
.answer{font-size:1.12rem;padding:22px 24px;background:var(--paper);border-radius:18px;border:1px solid var(--line)}
.faq{border-top:1px solid var(--line);padding:22px 0}.faq h3{font-size:1.12rem;margin-bottom:8px}.faq p{margin:0;color:var(--muted)}
.related{background:var(--paper)}
.resource-links a{display:block;padding:12px 0;border-bottom:1px solid var(--line);font-weight:750;text-decoration:none}

/* V5 production UX */
.skip-link{position:absolute;left:-999px;top:10px;background:#fff;color:#111;padding:10px 14px;z-index:100;border-radius:8px}
.skip-link:focus{left:10px}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
.mobile-toggle{display:none;border:1px solid var(--line);background:#fff;border-radius:999px;padding:9px 12px;font-weight:800}
.mobile-panel{display:none}
.mobile-cta{display:none}
.source-card{font-size:.94rem}.source-card a{font-weight:800}
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}
.area-link{display:block;text-decoration:none;border:1px solid var(--line);border-radius:16px;padding:18px;background:#fff;font-weight:800}
.area-link span{display:block;font-weight:500;color:var(--muted);font-size:.9rem;margin-top:3px}
.callout{border:1px solid var(--line);border-radius:20px;padding:24px;background:var(--paper)}
@media(max-width:850px){
 header .nav{min-height:68px}
 header nav{display:none}
 .mobile-toggle{display:inline-block}
 .mobile-panel.open{display:block;border-top:1px solid var(--line);background:#fff}
 .mobile-panel .wrap{display:grid;padding:10px 0 18px}
 .mobile-panel a{padding:11px 0;text-decoration:none;font-weight:750;border-bottom:1px solid #eef0ed}
 .mobile-panel .cta{margin-top:12px;text-align:center;border-bottom:none}
 .mobile-cta{display:block;position:fixed;bottom:12px;left:14px;right:14px;z-index:30;background:var(--forest);color:#fff;text-align:center;padding:13px 16px;border-radius:999px;text-decoration:none;font-weight:850;box-shadow:0 14px 38px rgba(0,0,0,.22)}
 footer{padding-bottom:92px}
 .area-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:520px){.area-grid{grid-template-columns:1fr}}

/* V6 */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:grid;gap:7px}.field.full{grid-column:1/-1}
label{font-weight:750;font-size:.95rem}
input,textarea,select{width:100%;border:1px solid var(--line);border-radius:14px;padding:13px 14px;font:inherit;background:#fff;color:var(--ink)}
textarea{min-height:150px;resize:vertical}
.checklist{display:grid;gap:12px}.checkitem{display:grid;grid-template-columns:28px 1fr;gap:12px;align-items:start;padding:14px 0;border-bottom:1px solid var(--line)}
.checkbox{width:22px;height:22px;border:2px solid var(--forest);border-radius:6px;margin-top:3px}
.compare{overflow-x:auto}.compare table{width:100%;border-collapse:collapse;min-width:760px}.compare th,.compare td{text-align:left;padding:14px;border-bottom:1px solid var(--line);vertical-align:top}.compare th{background:var(--paper)}
.print-only{display:none}
@media(max-width:700px){.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}}
@media print{
 header,.topbar,footer,.mobile-cta,.actions,.no-print{display:none!important}
 .print-only{display:block}.wrap,.content{width:100%;max-width:none}
 body{font-size:12pt}.pagehero,section{padding:18px 0}
}

/* V7 verified content */
.proofbar{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:20px;overflow:hidden}.proofbar>div{background:#fff;padding:22px}.proofbar strong{display:block;font-size:1.45rem;color:var(--forest)}.contact-strip{display:flex;gap:18px;flex-wrap:wrap;margin-top:18px}.contact-strip a{font-weight:800}.disclosure{font-size:.84rem;color:var(--muted);line-height:1.55}.option-note{padding:18px 20px;border-left:4px solid var(--gold);background:var(--paper);border-radius:0 14px 14px 0}.contact-list{display:grid;gap:12px;margin-top:24px}.contact-list a{font-weight:800;text-decoration:none}.badge{display:inline-block;padding:7px 10px;border-radius:999px;background:var(--sage);font-size:.85rem;font-weight:800}
@media(max-width:750px){.proofbar{grid-template-columns:1fr 1fr}}

/* Brokerage affiliation — intentionally separate from Jamison Homes brand */
.brokerage-affiliation{margin-top:24px;padding-top:20px;border-top:1px solid rgba(255,255,255,.16)}
.brokerage-affiliation img{display:block;width:min(285px,100%);height:auto;margin:0 0 12px;object-fit:contain}
.brokerage-affiliation .small{opacity:.82}
.brokerage-card{margin-top:20px;padding:18px;border:1px solid var(--line);border-radius:14px;background:#fff}
.brokerage-card img{display:block;width:min(300px,100%);height:auto;margin-bottom:14px}
/* V10 senior-first readability */
body{font-size:17px;line-height:1.65}
p,li{max-width:72ch}
.cta{min-height:48px;display:inline-flex;align-items:center;justify-content:center}
.proofbar>div{line-height:1.35}
.proofbar strong{margin-bottom:4px}
@media(max-width:750px){body{font-size:16px}.proofbar{grid-template-columns:1fr 1fr}.proofbar>div{padding:18px}.proofbar strong{font-size:1.2rem}}

/* Final release polish */
html{font-size:100%} body{overflow-x:hidden}
nav a[aria-current="page"]{color:var(--forest);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:7px;text-decoration-thickness:2px}
.area-region{margin-top:42px}.area-region h3{font-size:1.55rem;margin-bottom:16px}.area-region+.area-region{padding-top:12px}
.area-link:hover{border-color:#aebbb3;transform:translateY(-1px)}
.area-link{transition:transform .15s ease,border-color .15s ease}
.local-links{display:flex;gap:10px;flex-wrap:wrap;margin-top:22px}.local-links a{font-weight:800}
.portrait{height:auto}
.hero .portrait{aspect-ratio:4/5;object-fit:cover;object-position:50% 38%}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}}
@media(max-width:520px){h1{font-size:clamp(2.35rem,12vw,3.25rem)}.actions .cta{width:100%}.portrait-tag{position:static;margin-top:10px}.hero .portrait{border-radius:22px}}