:root{--purple:#6621E8;--hover:#5014C2;--deep:#201139;--plum:#171121;--ink:#1C1925;--muted:#625C70;--wash:#F7F4FC;--border:#E4DEED;--accent:#F0E9FC}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:white;font-size:1rem;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,textarea,select,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--purple);outline-offset:5px}img{display:block;max-width:100%;object-fit:cover}p{color:var(--muted);margin:0 0 22px}h1,h2,h3{line-height:1.1;letter-spacing:-.045em;margin:0 0 24px}h1{font-size:clamp(2.75rem,4.6vw,4.375rem);font-weight:600}h2{font-size:clamp(2.125rem,3.2vw,3rem);font-weight:600}h3{font-size:1.5625rem;letter-spacing:-.025em;font-weight:600}h1 span{color:var(--purple)}.wrap{width:min(1264px,calc(100% - 96px));margin-inline:auto}.section{padding-block:96px}.eyebrow{font-size:0.6875rem;font-weight:700;letter-spacing:.15em;line-height:1.7;color:var(--purple);margin-bottom:20px}.lead{font-size:1.1875rem;line-height:1.65}.button{display:inline-flex;justify-content:center;align-items:center;gap:24px;background:var(--purple);color:#fff;font-size:0.875rem;font-weight:600;letter-spacing:0;line-height:1.4;padding:19px 25px;border:1px solid transparent;border-radius:6px;cursor:pointer;transition:background .18s,transform .18s}.button:hover{background:var(--hover);transform:translateY(-2px)}.button.small{padding:14px 20px}.button.light{background:white;color:var(--purple)}.text-link{display:inline-flex;align-items:center;gap:18px;color:var(--purple);font-weight:600;font-size:0.875rem}.text-link:hover{text-decoration:underline;text-underline-offset:5px}.skip{position:fixed;left:15px;top:-100px;background:white;z-index:100;padding:15px}.skip:focus{top:10px}body>header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.97);border-bottom:1px solid var(--border)}.nav{display:flex;align-items:center;justify-content:space-between;min-height:96px;gap:24px}.brand img{width:210px;height:auto}.nav nav{display:flex;align-items:center;gap:29px;font-size:0.8125rem;font-weight:600}.nav nav>a:not(.button):hover{color:var(--purple)}.nav-services{position:relative}.nav-services summary{cursor:pointer;list-style:none}.nav-services summary:after{content:'⌄';margin-left:8px}.nav-services>div{position:absolute;top:35px;left:-22px;width:235px;padding:12px;background:#fff;border:1px solid var(--border);border-radius:8px;box-shadow:0 12px 28px #20113912}.nav-services a{display:block;padding:10px;border-radius:4px}.nav-services a:hover{background:var(--wash);color:var(--purple)}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1.08fr 1fr;gap:64px;padding-block:64px 76px;align-items:center}.hero-copy{padding-block:20px}.hero h1{margin-bottom:27px}.hero .lead{max-width:490px;font-size:1.125rem}.dot{display:inline-block;background:var(--purple);border-radius:50%;height:6px;width:6px;margin-right:7px;vertical-align:middle}.actions{display:flex;align-items:center;gap:24px;flex-wrap:wrap;margin-top:32px}.hero-note{font-size:0.75rem;margin-top:24px;margin-bottom:0}.hero-photo{position:relative;align-self:stretch;min-height:545px}.hero-photo>img{height:100%;width:100%;border-radius:10px 10px 90px 10px;position:absolute;inset:0}.photo-note{position:absolute;bottom:32px;left:-28px;background:white;box-shadow:0 12px 30px #20113913;border:1px solid var(--border);display:flex;align-items:center;gap:16px;padding:21px 28px;border-radius:6px;font-size:0.875rem;line-height:1.55}.note-mark{display:grid;place-items:center;width:42px;height:48px;color:var(--purple);background:var(--wash);font-size:1.75rem;font-weight:bold;border-radius:4px}.trust{background:var(--wash);border-block:1px solid var(--border)}.trust>.wrap{display:grid;grid-template-columns:repeat(3,1fr);padding-block:30px}.trust .wrap>div{display:flex;flex-direction:column;text-align:center;border-right:1px solid var(--border)}.trust .wrap>div:last-child{border:0}.trust strong{font-size:1.375rem;letter-spacing:-.03em;font-weight:600}.trust span{font-size:0.75rem;color:var(--muted)}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:65px;margin-bottom:32px}.section-heading>p{max-width:380px}.section-heading h2{margin-bottom:10px}.section-heading>a{margin-bottom:16px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.service-card{display:flex;flex-direction:column;border:1px solid var(--border);border-radius:8px;padding:30px;background:white;transition:transform .18s,border-color .18s}.service-card:hover{transform:translateY(-4px);border-color:var(--purple)}.service-card:first-child{background:var(--wash)}.service-icon{width:52px;height:52px;display:grid;place-items:center;background:var(--accent);color:var(--purple);border-radius:50%;margin-bottom:28px;flex-shrink:0}.service-icon svg{display:block}.service-card h3{font-size:1.5625rem}.service-card p{font-size:0.875rem;line-height:1.7}.service-card .text-link{margin-top:auto;padding-top:20px;justify-content:space-between;font-size:0.8125rem}.service-help{border-radius:8px;padding:30px;background:var(--deep);color:white}.service-help .eyebrow{color:#D9C6FF}.service-help h3{font-size:2.0625rem}.service-help p{font-size:0.875rem;color:#E4DEED}.service-help a{color:white}.wash{background:var(--wash)}.split{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}.split>img{width:100%;height:470px;border-radius:8px}.split p:not(.eyebrow){max-width:490px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.steps>div{border-top:1px solid var(--border);padding-top:24px}.steps span{display:block;color:var(--purple);font-size:0.6875rem;font-weight:700;letter-spacing:.12em;margin-bottom:22px}.steps h3{font-size:1.4375rem}.steps p{font-size:0.9375rem}.local-band{background:var(--deep);padding-block:76px;color:white}.local-band .eyebrow{color:#CBB0FF}.local-band p{color:#DED4EC}.local-band .text-link{display:flex;color:white;margin-top:22px}.post-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:40px 28px}.post-card{display:block}.post-card>img{height:280px;width:100%;border-radius:8px;transition:filter .2s}.post-card:hover>img{filter:brightness(.94)}.post-card>div{padding:24px 0 0}.post-card .eyebrow{margin-bottom:13px;font-size:0.625rem}.post-card .eyebrow span{color:var(--muted);font-weight:400;letter-spacing:.02em}.post-card h3{font-size:1.6875rem;margin-bottom:14px}.post-card p:not(.eyebrow){font-size:0.9375rem;max-width:500px}.faq{display:grid;grid-template-columns:1fr 1.25fr;gap:80px;padding-block:35px 90px}.faq details{border-bottom:1px solid var(--border);padding:21px 0}.faq summary{list-style:none;cursor:pointer;font-weight:600;font-size:1.0625rem;line-height:1.4;padding-right:30px;position:relative}.faq summary:after{content:'+';position:absolute;right:0;top:-2px;color:var(--purple);font-size:1.375rem}.faq details[open] summary:after{content:'−'}.faq details p{padding-top:18px;font-size:0.9375rem;margin-bottom:4px}.cta{background:var(--purple);color:white;padding:56px 64px;display:flex;align-items:center;justify-content:space-between;gap:40px;border-radius:9px;margin-bottom:90px}.cta h2{font-size:2.625rem}.cta p{color:white;margin-bottom:0}.cta .eyebrow{margin-bottom:16px;font-size:0.625rem}.cta .button{white-space:nowrap}.cta .light:hover{background:var(--accent)}footer{background:var(--plum);color:white;padding-top:65px}.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:50px;padding-bottom:45px}.footer-brand{width:215px;height:auto;filter:brightness(0) invert(1);margin-bottom:22px}.footer-grid h3{font-size:0.9375rem;letter-spacing:0;margin-top:12px;margin-bottom:25px}.footer-grid p{color:#C6BED1;font-size:0.8125rem}.footer-grid a{display:block;color:#D9D2E2;font-size:0.8125rem;margin-bottom:9px;overflow-wrap:anywhere}.footer-grid a:hover{color:white;text-decoration:underline}.footer-bottom{border-top:1px solid #ffffff20;display:flex;align-items:center;justify-content:space-between;padding-block:25px}.footer-bottom p{color:#BCB3C8;font-size:0.6875rem;margin:0}.footer-bottom p a{text-decoration:underline}.powered{display:flex;align-items:center;gap:14px}.powered small{font-size:0.625rem;color:#C6BED1}.powered img{width:155px;height:auto}.page-hero{display:grid;grid-template-columns:1.15fr 1fr;gap:70px;align-items:center;padding-block:70px}.page-hero h1{font-size:3.375rem}.page-hero img{width:100%;height:440px;border-radius:8px 8px 70px 8px}.page-hero .lead{margin-bottom:28px}.prose{max-width:780px;margin:auto;padding:45px 24px 85px}.prose h2{font-size:2.25rem;margin-bottom:26px}.prose h3{font-size:1.5rem;margin-top:36px;margin-bottom:16px}.prose p{font-size:1.0625rem;line-height:1.85}.prose a:not(.text-link){color:var(--purple);text-decoration:underline}.related{display:flex;flex-wrap:wrap;gap:14px}.related a{padding:14px 19px;border:1px solid var(--border);border-radius:5px;background:white;color:var(--purple);font-size:0.875rem}.related a:hover{border-color:var(--purple)}.wash+.cta{margin-top:80px}.city-list{display:flex;flex-wrap:wrap;gap:10px;margin:35px 0}.city-list span{background:var(--wash);border:1px solid var(--border);border-radius:6px;padding:10px 16px;font-size:0.875rem;color:var(--purple)}.blog-intro{padding-block:85px 0}.blog-intro h1{max-width:850px}.blog-intro .lead{max-width:650px}.article-heading{padding-block:65px 45px;max-width:1000px;text-align:center}.article-heading>.text-link{margin-bottom:35px}.article-heading h1{font-size:3.5rem}.article-heading .lead{max-width:650px;margin-inline:auto}.byline{font-size:0.75rem}.article-image img{height:470px;width:100%;border-radius:8px}.article-body{padding-top:70px}.article-body h2{font-size:1.8125rem;margin-top:40px}.article-body h2:first-child{margin-top:0}.article-aside{margin-top:45px;background:var(--wash);padding:28px;border-left:3px solid var(--purple)}.article-aside h3{margin-top:0}.contact{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start}.contact h1{font-size:4rem}.contact h3{font-size:1.25rem;margin-top:32px;margin-bottom:12px}.contact-note{padding:25px;background:var(--wash);border-radius:7px;margin-top:35px}.contact-note p{font-size:0.875rem;margin:10px 0 0}.contact #inquiry{padding:35px;border:1px solid var(--border);border-radius:9px;box-shadow:0 12px 50px #20113906}.contact #inquiry h2{font-size:1.5625rem}.contact label{display:block;font-size:0.8125rem;font-weight:600;margin-bottom:18px}.contact input,.contact textarea,.contact select{display:block;width:100%;border:1px solid var(--border);background:white;color:var(--ink);border-radius:4px;padding:11px 12px;margin-top:7px;font-size:0.9375rem;min-width:0}.contact textarea{resize:vertical}.contact input:focus,.contact textarea:focus,.contact select:focus{outline:2px solid var(--purple);outline-offset:1px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:15px}.form-help{font-size:0.75rem}.copy-button{border:1px solid var(--border);color:var(--purple);border-radius:5px;background:white;padding:13px;margin:12px 0;cursor:pointer}.email-address{overflow-wrap:anywhere}.contact #email-result{border-top:1px solid var(--border);margin-top:25px}.contact #email-result p{font-size:0.8125rem}#email-preview{font-size:0.8125rem}.contact #copy-status{margin-bottom:0}
@media(min-width:1500px){.hero{gap:80px}.hero-photo{min-height:590px}}@media(max-width:1100px){.wrap{width:calc(100% - 56px)}.nav nav{gap:17px;font-size:0.75rem}.brand img{width:180px}.hero{gap:35px}.hero h1{font-size:3.25rem}.hero-photo{min-height:490px}.actions{gap:18px}.split{gap:45px}.service-card{padding:24px}.contact{gap:45px}.contact h1{font-size:3.25rem}.page-hero{gap:40px}.page-hero h1{font-size:2.875rem}.cta{padding:45px}.footer-grid{gap:30px}}
@media(max-width:800px){.wrap{width:calc(100% - 40px)}.nav{min-height:80px}.brand img{width:175px}.menu-toggle{display:flex;gap:14px;background:white;border:1px solid var(--border);padding:9px 12px;border-radius:5px;font-size:0.8125rem}.nav nav{display:none;position:absolute;top:80px;left:0;right:0;padding:20px;background:white;border-bottom:1px solid var(--border);box-shadow:0 15px 25px #20113910;align-items:stretch;max-height:calc(100vh - 80px);overflow:auto;font-size:0.9375rem}.nav nav.open{display:flex;flex-direction:column}.nav-services>div{position:static;box-shadow:none;width:auto;margin-top:15px}.hero{grid-template-columns:1fr;padding-block:40px 48px;gap:34px}.hero h1{font-size:clamp(2.6875rem,7vw,3.625rem)}.hero-copy{padding:0}.hero .lead{max-width:570px}.hero-photo{min-height:410px}.photo-note{left:16px;bottom:20px;padding:16px 22px}.hero-photo>img{border-bottom-right-radius:65px}.trust>.wrap{padding-block:22px}.trust strong{font-size:1.0625rem}.trust span{font-size:0.625rem}.section{padding-block:65px}.section-heading{display:block}.section-heading>p{max-width:600px;margin-top:25px}.service-grid{grid-template-columns:repeat(2,1fr)}.service-help h3{font-size:1.8125rem}.split{grid-template-columns:1fr;gap:35px}.split>img{height:380px}.steps{gap:25px}.steps h3{font-size:1.3125rem}.steps p{font-size:0.875rem}.local-band{padding-block:55px}.post-card>img{height:220px}.post-card h3{font-size:1.5rem}.faq{grid-template-columns:1fr;gap:15px;padding-block:20px 60px}.cta{display:block;margin-bottom:60px;padding:35px}.cta h2{font-size:2.1875rem}.cta .button{margin-top:25px}.footer-grid{grid-template-columns:1fr 1fr;gap:30px}.footer-grid>div:first-child{grid-column:1/-1}.footer-bottom{gap:20px}.page-hero{grid-template-columns:1fr;padding-block:45px;gap:35px}.page-hero h1{font-size:2.875rem}.page-hero img{height:350px}.prose{padding-top:20px;padding-bottom:60px}.article-heading h1{font-size:2.8125rem}.article-image img{height:350px}.article-body{padding-top:45px}.contact{grid-template-columns:1fr;gap:35px}.contact h1{font-size:3.25rem}.contact #inquiry{padding:28px}.blog-intro{padding-top:55px}}
@media(max-width:500px){.wrap{width:calc(100% - 36px)}h2{font-size:2.0625rem}.hero h1{font-size:2.6875rem}.eyebrow{font-size:0.5625rem}.hero .lead{font-size:1.0625rem}.actions{align-items:flex-start;flex-direction:column}.hero-photo{min-height:340px}.trust strong{font-size:0.9375rem}.trust span{font-size:0.5625rem}.trust .wrap>div{padding-inline:5px}.service-grid{grid-template-columns:1fr}.service-card{padding:26px}.service-card .service-icon{margin-bottom:24px}.service-card p{font-size:0.9375rem}.service-card:first-child{border-color:#C9B2F4}.steps{grid-template-columns:1fr;gap:15px;margin-top:30px}.steps>div{padding-top:20px}.steps span{margin-bottom:15px}.steps h3{margin-bottom:14px}.split>img{height:310px}.post-grid{grid-template-columns:1fr;gap:32px}.post-card>img{height:240px}.section-heading{margin-bottom:24px}.footer-grid{grid-template-columns:1fr;gap:20px}.footer-grid>div:first-child{grid-column:auto}.footer-bottom{flex-direction:column;align-items:flex-start;padding-block:22px}.cta{padding:30px 25px}.cta h2{font-size:2rem}.cta p{font-size:0.875rem}.page-hero h1{font-size:2.5rem}.page-hero img{height:280px}.prose h2{font-size:1.8125rem}.prose p{font-size:1rem}.article-heading h1{font-size:2.4375rem}.article-image img{height:280px}.article-heading{padding-top:40px}.article-heading .eyebrow{font-size:0.625rem}.contact #inquiry{padding:22px}.form-row{grid-template-columns:1fr;gap:0}.contact h1{font-size:2.9375rem}.email-address{font-size:0.875rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
@media(min-width:1101px){.hero h1{font-size:clamp(3.25rem,4.2vw,4rem)}}

/* Keep navigation available if scripts do not load. */
#navigation [aria-current="page"]:not(.button){color:var(--purple);text-decoration:underline;text-underline-offset:6px}
.button:disabled{opacity:.55;cursor:default;transform:none}
@media(max-width:800px){
 html:not(.js) .menu-toggle{display:none}
 html:not(.js) .nav{flex-wrap:wrap;padding-block:12px}
 html:not(.js) .nav nav{display:flex;flex-direction:column;position:static;width:100%;box-shadow:none;padding:8px 0;border:0;max-height:none;overflow:visible}
 html:not(.js) .nav-services>div{position:static}
}

/* Match the pale purple background across the hero and service sections. */
.hero,#services{position:relative;isolation:isolate}
.hero::before,#services::before{content:"";position:absolute;top:0;bottom:0;left:calc((100% - 100vw)/2);right:calc((100% - 100vw)/2);z-index:-1;background:linear-gradient(110deg,#FBFAFF 0%,#F6F1FE 75%);pointer-events:none}

/* Keep the faces, embroidered logo and handshake visible. */
.hero-photo>img{object-position:50% 40%}
@media(max-width:800px){.hero-photo{min-height:0;aspect-ratio:4/5}}

/* Lighter navigation and a continuous hover area into the services panel. */
.nav nav{font-weight:400}
.nav nav .button,.menu-toggle{font-weight:500}
@media(min-width:801px){.nav-services>div::before{content:"";position:absolute;left:0;right:0;top:-16px;height:16px}}

/* Compact icon benefits and the curved photo treatment from Select Estate Partners. */
.hero-benefits{display:flex;flex-wrap:wrap;align-items:center;gap:24px;padding-top:30px;color:#51475E}
.hero-benefit{display:flex;align-items:center;gap:10px;font-size:0.8125rem;font-weight:400;line-height:1.5}
.hero-benefit svg{flex:0 0 30px;color:var(--purple)}
.hero-photo{overflow:hidden;border-left:14px solid #EDE4FC;border-radius:26% 0 0 26% / 70% 0 0 70%}
.hero-photo>img{border-radius:0}
@media(max-width:800px){.hero-benefits{gap:20px 24px;padding-top:26px}.hero-photo{border-left-width:10px;border-radius:24% 0 0 24% / 65% 0 0 65%}}
@media(max-width:480px){.hero-benefits{display:grid;grid-template-columns:1fr;gap:18px}.hero-benefit{font-size:0.8125rem}}