@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:ital,wght@0,400;0,500;0,600;1,400;1,500&display=swap');
:root{--green:#123b31;--green2:#204a3f;--cream:#f8f6f1;--ink:#192923;--muted:#6c7770;--line:#e6e7df;--gold:#d7ad68}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#fff;color:var(--ink);font-family:'DM Sans',Arial,sans-serif;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid #cda36b;outline-offset:3px}.topbar{height:85px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(22px,6vw,110px);background:white;border-bottom:1px solid #eee;position:relative;z-index:3}.brand{display:flex;align-items:center;gap:12px;font-size:14px;font-weight:700;letter-spacing:.11em;white-space:nowrap}.brand em{display:block;font-size:11px;letter-spacing:.23em;color:#8c785b;font-style:normal;margin-top:2px}.brandmark{display:grid;place-items:center;width:37px;height:37px;border:1px solid var(--green);border-radius:50%;font-size:26px;font-weight:400}.topbar nav{display:flex;gap:34px;font-size:13px;color:#394b43}.topbar nav a:hover,.footer-links a:hover{color:#ae8447}.navcta{font-size:12px;border-bottom:1px solid;padding-bottom:7px;font-weight:700}.navcta span{padding-left:12px}.mobilemenu{display:none;border:0;background:none;font-size:25px}.hero{min-height:630px;background:var(--cream);display:grid;grid-template-columns:51% 49%}.hero-content{padding:105px 8% 65px max(6vw,35px);position:relative;z-index:1}.eyebrow,.overline{color:#97805e;font-size:10px;letter-spacing:.22em;font-weight:700}.eyebrow{display:flex;align-items:center;gap:9px}.dot{height:6px;width:6px;background:#caa76e;border-radius:100%}h1,h2,h3,p{margin-top:0}h1,h2,.quote p{font-family:'Playfair Display',Georgia,serif;font-weight:400}h1{font-size:clamp(54px,5.4vw,91px);line-height:1.12;letter-spacing:-.045em;margin:25px 0}h1 i,h2 i,.quote i,.closing 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span:nth-child(2){left:108px;height:75px;top:47px}.house span:nth-child(3){right:30px}.cypress{position:absolute;width:34px;height:240px;border-radius:70% 70% 25% 25%;background:#365744;bottom:23%}.c1{left:12%;transform:rotate(-4deg)}.c2{left:75%;height:290px;bottom:17%}.image-label{position:absolute;bottom:33px;right:35px;background:#ffffffd9;padding:16px 24px;font-family:'Playfair Display',serif;font-style:italic;color:#355243;font-size:16px}.image-label span{color:#b58b4e;margin-right:8px}.trust{padding:25px 6vw;display:flex;gap:30px;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line);color:#707e76;font-size:11px}.trust span:first-child{font-size:10px;letter-spacing:.15em;font-weight:700;color:#9f8a68}.section{padding:112px 7vw}.section-heading{text-align:center;max-width:630px;margin:0 auto 48px}.section-heading h2,.editorial-copy h2,.closing h2{font-size:clamp(40px,4vw,64px);line-height:1.18;letter-spacing:-.04em;margin:16px 0}.section-heading p,.editorial-copy p{color:var(--muted);line-height:1.8;font-size:14px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;max-width:1120px;margin:auto}.steps article{padding:33px;border:1px solid var(--line);position:relative}.steps b{font-size:12px;color:#b9bdb2}.stepicon{width:55px;height:55px;display:grid;place-items:center;background:#f0f2eb;color:var(--green);font-size:28px;margin:23px 0}.steps h3{font-family:'Playfair Display',serif;font-size:23px;font-weight:500}.steps p{font-size:13px;line-height:1.75;color:var(--muted)}.panel-section{background:#f5f6f1;padding:100px 7vw}.calculator{max-width:1050px;margin:0 auto;display:grid;grid-template-columns:1fr 1fr;background:white;box-shadow:0 24px 65px #17372b13}.calc-form,.calc-result{padding:44px}.calc-form h3{font-family:'Playfair Display',serif;font-weight:500;font-size:27px;margin-bottom:25px}.calc-form label,.checkcard label{font-size:12px;font-weight:700;display:block;margin-bottom:8px}.calc-form input,.calc-form 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1fr;min-height:580px}.editorial-art{position:relative;overflow:hidden;background:linear-gradient(135deg,#d5c7ab,#adbcad)}.arch{position:absolute;bottom:-12%;width:38%;height:70%;border-radius:45% 45% 0 0;border:27px solid #eee1c9;background:#446b59}.arch1{left:12%}.arch2{right:9%;height:83%;background:#7a967a}.art-caption{position:absolute;left:38px;bottom:35px;color:white;letter-spacing:.22em;font-size:10px}.editorial-copy{padding:90px 9%;display:flex;flex-direction:column;justify-content:center}.editorial-copy ul{font-size:13px;line-height:2.5;color:#41564a;padding-left:20px}.text-link{font-weight:700;font-size:12px;border-bottom:1px solid #395b49;align-self:flex-start;margin-top:16px;padding-bottom:9px}.check-section{background:#faf9f5}.checkcard{max-width:780px;background:white;border:1px solid var(--line);padding:35px;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:15px 25px;box-shadow:0 12px 35px #1d403209}.checkcard .btn{grid-column:1/-1;justify-content:center}.checklist-preview{grid-column:1/-1;color:#697a70;font-size:12px;line-height:1.8}.quote{text-align:center;background:#e9eee7;padding:75px 20px}.quote p{font-size:clamp(26px,3vw,45px);margin:24px auto;max-width:780px}.quote>span{font-size:12px;color:#7e8c80}.faq{display:grid;grid-template-columns:1fr 1.3fr;gap:90px}.faq .section-heading{text-align:left}.faq-list details{border-bottom:1px solid var(--line);padding:18px 0}.faq-list summary{font-weight:600;cursor:pointer;font-size:14px}.faq-list p{color:var(--muted);font-size:13px;line-height:1.8;margin:14px 0 0}.closing{background:var(--green);text-align:center;padding:95px 25px;color:white}.closing h2{font-family:'Playfair Display',serif}.closing i{color:#dac399}.light{background:white;color:var(--green);margin-top:18px}footer{background:#102d26;color:#d5e0d8;padding:50px 7vw;display:grid;grid-template-columns:1fr 1fr;gap:25px}footer p{color:#9eb0a4;font-size:12px;margin-top:20px}.footer-brand .brandmark{border-color:#cddad0}.footer-links{display:flex;gap:28px;justify-content:flex-end;font-size:12px}.legal{grid-column:1/-1;border-top:1px solid #ffffff24;padding-top:25px;font-size:11px;line-height:1.8;color:#9eb0a4}@media(max-width:900px){.topbar nav{gap:15px}.hero{grid-template-columns:1fr 1fr}.hero-content{padding:70px 6%}.hero-art{min-height:480px}.villa{transform:scale(.7);transform-origin:bottom left}.faq{gap:35px}}@media(max-width:690px){.topbar{height:72px;padding:0 20px}.topbar nav{display:none;position:absolute;top:72px;left:0;right:0;background:white;padding:24px;box-shadow:0 10px 25px #0002;flex-direction:column}.topbar nav.open{display:flex}.navcta{display:none}.mobilemenu{display:block}.hero{grid-template-columns:1fr}.hero-content{padding:65px 26px 55px}.hero-art{min-height:350px}.villa{left:22%;bottom:17%;transform:scale(.72)}.cypress{bottom:10%;height:180px}.c2{height:200px}.trust{flex-wrap:wrap;justify-content:center;text-align:center;gap:15px}.section,.panel-section{padding:75px 23px}.steps,.calculator,.editorial,.faq{grid-template-columns:1fr}.calc-form,.calc-result{padding:28px}.editorial-art{min-height:340px}.editorial-copy{padding:65px 25px}.checkcard{grid-template-columns:1fr;padding:25px}.footer-links{justify-content:flex-start;flex-wrap:wrap}footer{grid-template-columns:1fr}}

/* Free educational guide library */
.guide-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;max-width:1150px;margin:32px auto 0}.guide-card{color:inherit;text-decoration:none;border:1px solid #d8ded9;border-radius:12px;padding:29px;background:#fff;display:flex;flex-direction:column;gap:16px;transition:transform .2s,box-shadow .2s}.guide-card:hover{transform:translateY(-3px);box-shadow:0 10px 25px #12382f18}.guide-card h3{font-size:26px;line-height:1.18;margin:0;font-family:Georgia,serif}.guide-card p{line-height:1.6;color:#56645d;flex:1}.guide-num{font-size:11px;letter-spacing:1.2px;color:#547c6e;font-weight:700}.article-wrap{max-width:850px;margin:70px auto 100px;padding:0 24px}.article-wrap h1{font-size:clamp(38px,6vw,68px);line-height:1.07;font-family:Georgia,serif;letter-spacing:-2px;color:#12382f}.article-wrap h2{font-size:27px;margin:38px 0 12px;font-family:Georgia,serif}.article-wrap p,.article-wrap li{line-height:1.75;color:#42534d;font-size:17px}.article-wrap ul{padding-left:24px}.article-wrap .lead{font-size:21px;line-height:1.55}.article-wrap .disclaimer{padding:20px;border:1px solid #d8ded9;border-radius:10px;margin:30px 0;background:#f6f8f6}.article-wrap a{color:#176b55}.site-article .topbar{position:relative}.article-meta{font-size:12px;letter-spacing:1px;color:#547c6e;text-transform:uppercase;font-weight:bold}@media(max-width:850px){.guide-grid{grid-template-columns:1fr}.article-wrap{margin-top:45px}}

/* Property search directory */
.property-section{background:var(--cream);display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.3fr);gap:30px 7vw;border-top:1px solid var(--line)}
.property-intro h2{font-size:clamp(38px,3.6vw,58px);line-height:1.18;letter-spacing:-.04em;margin:18px 0 24px}
.property-intro p{font-size:14px;line-height:1.85;color:var(--muted);max-width:400px}
.property-intro .text-link{display:inline-block;line-height:1.6}
.property-portals{border-top:1px solid #d6d9ce;min-width:0}
.property-portal{padding:26px 0;border-bottom:1px solid #d6d9ce}
.property-portal h3{font-family:'Playfair Display',Georgia,serif;font-weight:500;font-size:28px;margin:9px 0}
.property-portal p{font-size:13px;line-height:1.75;color:var(--muted);max-width:520px;margin-bottom:16px}
.property-links{display:flex;flex-wrap:wrap;gap:14px 25px}
.property-links a{font-size:12px;font-weight:700;color:var(--green);border-bottom:1px solid #a4b0a0;padding:4px 0;transition:color .2s,border-color .2s}
.property-links a:hover{color:#947648;border-color:#947648}
.property-note{grid-column:1/-1;font-size:11px;line-height:1.8;color:var(--muted);margin:0;border-left:2px solid var(--gold);padding-left:16px}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}
@media(min-width:901px){.topbar nav{gap:clamp(12px,1.8vw,28px)}}
@media(max-width:900px){.property-section{grid-template-columns:1fr}.property-intro p{max-width:600px}.topbar nav{gap:10px}.topbar{padding-left:22px;padding-right:22px}}