:root{--forest:#203d32;--ink:#233e33;--cream:#f9f7f1;--muted:#5e6d63;--gold:#e4c08b;--line:#d8dfd5;--sage:#edf0e7}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--cream);color:var(--ink);font:16px/1.65 system-ui,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.12}h2{font-size:clamp(34px,3.6vw,50px);letter-spacing:-1.3px}h3{font-size:28px}a{color:inherit}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #b67d35;outline-offset:5px}input:focus,select:focus,textarea:focus{outline:2px solid #56785b;outline-offset:2px}input,select,textarea{width:100%;border:1px solid #cbd3c9;background:#fffefa;border-radius:5px;padding:12px;color:var(--ink);min-width:0}textarea{min-height:105px;resize:vertical}label{display:block;font-size:13px;font-weight:600;line-height:1.5}label input,label select,label textarea{display:block;margin-top:7px;font-weight:400;font-size:16px}.wrap{width:min(1160px,calc(100% - 64px));margin:auto}.section{padding:88px 0}.eyebrow{font-size:11px;letter-spacing:2px;font-weight:750;margin-bottom:20px;line-height:1.6}.button{display:inline-flex;justify-content:center;align-items:center;gap:24px;background:var(--forest);border:1px solid var(--forest);padding:15px 23px;border-radius:4px;color:#fff;text-decoration:none;font-size:14px;font-weight:600;line-height:1.5;transition:background .2s,transform .2s}.button:hover{background:#355846;transform:translateY(-1px)}.gold{background:var(--gold);border-color:var(--gold);color:#203d32}.gold:hover{background:#edce9f}.small{padding:11px 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var(--line);font-weight:650}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:35px}.section-heading>div{max-width:620px}.section-heading>p{max-width:340px;color:var(--muted);font-size:14px}.places{display:grid;grid-template-columns:1fr 1fr;gap:28px}.place{border:1px solid var(--line);border-radius:7px;overflow:hidden;background:#fffdf7}.place-art{height:220px;position:relative;background:#dce2d8}.place-art span{position:absolute;bottom:20px;left:25px;background:var(--cream);padding:6px 11px;font-size:10px;letter-spacing:1.5px;font-weight:650}.forest{background:linear-gradient(0deg,#0a2a1966,transparent),url('assets/forest.jpg') center 55%/cover}.mountain svg{width:100%;height:100%;display:block}.place-body{padding:30px}.place-body p{margin:14px 0 23px;color:var(--muted);font-size:14px}.link-button{border:0;border-bottom:1px solid #a3b0a3;padding:0 0 7px;background:none;color:var(--forest);font-size:13px;font-weight:650}.link-button span{margin-left:14px}.sage{background:var(--sage)}.approach{display:grid;grid-template-columns:1fr 1fr;gap:100px}.approach>div>p:not(.eyebrow){margin:23px 0;color:var(--muted);max-width:400px}.steps article{display:flex;gap:25px;padding:23px 0;border-bottom:1px solid #cbd5c7}.steps article:first-child{padding-top:0}.steps article>span{font-family:Georgia,serif;color:#778874;font-size:21px}.steps h3{font-size:25px;margin-bottom:9px}.steps p{font-size:14px;color:var(--muted)}.calculator{display:grid;grid-template-columns:1.15fr 1fr;border:1px solid var(--line);border-radius:8px;overflow:hidden}.calc-inputs{padding:35px;background:white}.calc-inputs h3{margin-bottom:26px}.fields{display:grid;grid-template-columns:1fr 1fr;gap:19px 18px}.calc-inputs details{margin-top:22px}.calc-inputs details summary{font-size:14px;font-weight:600;padding:15px 0;cursor:pointer;border-top:1px solid var(--line)}.calc-inputs details .hint{margin:0 0 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var(--line);border-radius:8px;padding:35px;align-self:start}.progress>span{font-size:10px;letter-spacing:1.5px;font-weight:700}.progress>div{height:3px;background:#e9ede6;margin:15px 0 28px}.progress i{display:block;width:50%;height:3px;background:var(--forest);transition:width .25s}fieldset{padding:0;margin:0;border:0;min-width:0}legend{font-family:Georgia,serif;font-size:27px;line-height:1.2;margin-bottom:25px}fieldset>label{margin-top:20px}.optional{font-weight:400;font-size:11px}.check{display:flex;align-items:flex-start;gap:10px;font-weight:400;font-size:12px}.check input{width:17px;height:17px;flex-shrink:0;margin-top:2px;accent-color:var(--forest)}.back{display:block;margin:18px auto 0;font-size:12px}#form-status{font-size:13px;margin-top:15px;overflow-wrap:anywhere}#form-status:empty{display:none}.faq-section{background:var(--sage)}.faq-layout{display:grid;grid-template-columns:1fr 1.5fr;gap:75px}.faq-layout details{padding:19px 0;border-bottom:1px solid #c8d2c4}.faq-layout details:first-child{padding-top:0}.faq-layout summary{font-size:14px;font-weight:600;cursor:pointer}.faq-layout details p{font-size:14px;color:var(--muted);padding-top:13px}footer{background:#18342b;color:#d1dbd0;padding:48px 0 20px}.footer-top{display:flex;justify-content:space-between;gap:25px;font-size:12px}.footer-brand{font:24px Georgia,serif;color:white;margin-bottom:15px}.footer-top a{display:block;margin-bottom:10px;text-decoration:none}.footer-bottom{border-top:1px solid #ffffff20;margin-top:30px;padding-top:20px;font-size:10px;display:flex;justify-content:space-between;gap:20px}.skip{position:absolute;top:-80px;left:15px;z-index:10;background:white;padding:10px}.skip:focus{top:10px}[hidden]{display:none!important}.document{max-width:800px;margin:50px auto;padding:0 25px}.document h1{font-size:43px;margin:25px 0}.document h2{font-size:26px;margin:32px 0 15px}.document p,.document li{margin-bottom:12px}.document .button{margin-top:15px}@media(max-width:950px){.site-header 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12px;font-size:8px;letter-spacing:.8px;text-align:center}.section-heading{display:block}.section-heading>p{max-width:none;margin-top:22px}.places,.approach,.calculator,.search-layout,.faq-layout{grid-template-columns:1fr}.places{gap:22px}.place-art{height:190px}.place-body{padding:24px}.approach{gap:38px}.fields{gap:17px 12px}.calc-inputs,.calc-results{padding:23px}.calc-results{padding-top:30px}.guide{padding:34px 0}.guide-icon{display:none}.guide-inner{gap:22px}.guide-inner .outline{margin-left:0}.guide-inner h2{font-size:30px}.search-layout{gap:30px}.agent-card{display:none}.lead-form{padding:24px 20px}.faq-layout{gap:28px}.footer-top,.footer-bottom{flex-direction:column}.footer-brand{font-size:22px}legend{font-size:25px}h2{font-size:37px}.result-value{font-size:46px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}@media print{.site-header,.button,footer,.skip{display:none}.document{max-width:none;margin:0;color:#000}.document h1{font-size:28px}.document h2{break-after:avoid;font-size:19px}.document li{break-inside:avoid;font-size:12px}}

/* Vacation Homes: the same editorial family, with a red-rock palette. */
:root{--forest:#753a2a;--ink:#352b27;--cream:#fbf8f3;--muted:#6b6058;--gold:#f0ca96;--line:#e2d7cc;--sage:#f0e8de}
body{font-size:16px}.site-header{height:96px}.brand{font-size:14px;letter-spacing:1.4px}.brand small{font-size:12px;letter-spacing:2px}.site-header nav{font-size:14px}.small{font-size:14px}.hero{min-height:720px;background:linear-gradient(90deg,rgba(38,24,22,.89),rgba(42,26,20,.51) 57%,rgba(42,26,20,.08)),url('assets/desert.jpg') center/cover}.hero h1{font-size:clamp(48px,5.8vw,82px);line-height:1.06}.hero h1 em{color:#f2c995}.hero .eyebrow{color:#f2d4b3}.intro{color:#f7eee6;font-size:18px}.hero-byline{font-size:16px}.hero-byline small{font-size:14px;color:#ead9cc}.photo-note{font-size:12px;max-width:calc(100% - 40px)}.eyebrow{font-size:12px}.ribbon{font-size:12px;gap:7%}.button{font-size:15px}.button:hover{background:#914f38}.gold{color:#352b27}.gold:hover{background:#ffdaad}.text-link{font-size:14px}.section-heading>p,.place-body p,.steps p,.faq-layout details p{font-size:16px}.destination-grid{grid-template-columns:repeat(3,1fr);gap:22px}.place{background:#fffdf9}.place-number{display:flex;align-items:center;gap:18px;padding:25px 28px 0;font:35px Georgia,serif;color:#b46f46}.place-number span{font:600 12px system-ui;letter-spacing:1.3px;color:var(--muted)}.place-body{padding:24px 28px 30px}.place-body h3{font-size:30px;min-height:68px}.link-button{font-size:14px}.steps article{border-color:var(--line)}.steps article>span{color:#a05b40}.guide{background:#e7d6c3}.guide-inner p:not(.eyebrow){font-size:16px}.search-copy h2 em{color:#a85c3b}.dark{background:#efdfcd;border-color:#cda98b}.agent-card p,.agent-card a{font-size:14px}.hint{font-size:13px!important}label{font-size:14px}.progress>span{font-size:12px}.optional{font-size:13px}.check,.back,#form-status{font-size:14px}.result-context,dl>div,.download-button{font-size:14px}.calc-results .hint,.result-context{color:#eeded1}.calc-results{background:#563326}.calc-results .button{color:#352b27}.guide-inner .eyebrow{font-size:12px}.faq-layout summary{font-size:16px}.footer-top{font-size:14px}.footer-bottom{font-size:12px}footer{background:#302822}.outline{color:var(--forest)}.outline:hover{background:#d8bea6}.calc-inputs details summary{font-size:16px}
@media(max-width:950px){.destination-grid{grid-template-columns:1fr}.place-body h3{min-height:0}.place-number{padding-top:22px}.hero{min-height:670px}}
@media(max-width:650px){.site-header{height:auto;min-height:88px;padding:18px;flex-wrap:wrap}.brand{font-size:12px}.brand small{font-size:12px;letter-spacing:1px}.site-header .small{font-size:14px;max-width:none}.hero{min-height:680px;padding:46px 23px 62px}.hero h1{font-size:clamp(43px,10vw,60px)}.hero .eyebrow{font-size:12px}.intro{font-size:16px}.hero-byline small{font-size:13px}.ribbon{font-size:12px;flex-wrap:wrap;gap:10px 25px}.photo-note{font-size:12px;left:23px}.fields{grid-template-columns:1fr}.agent-card{display:block}.section-heading>p{font-size:16px}.footer-top,.footer-bottom{overflow-wrap:anywhere}.calc-results dd{white-space:normal;text-align:right}.brand svg{width:36px}.guide-inner .outline{white-space:normal}}

/* Individual towns share the same destination-card treatment. */
.area-choices{display:flex;flex-wrap:wrap;gap:9px}.area-choice{flex:1 1 120px;min-height:44px;border:1px solid var(--line);border-radius:4px;background:var(--cream);color:var(--forest);padding:10px 12px;text-align:left;font-size:14px;font-weight:600;line-height:1.4}.area-choice:hover{background:#f0e3d4;border-color:#c79b7b}.area-choice:focus-visible{outline:3px solid #b67d35;outline-offset:3px}

/* Original brokerage artwork, kept uncropped and in its supplied colors. */
.brokerage-logo{display:block;width:240px;max-width:100%;height:auto;object-fit:contain}.agent-card .brokerage-logo{margin-bottom:22px}.footer-top{flex-wrap:wrap}.footer-brokerage{width:240px;max-width:100%;flex:0 0 auto}.footer-details{flex:1 1 280px}.brokerage-signature{margin-top:32px;padding-top:24px;border-top:1px solid var(--line)}
@media(max-width:650px){.footer-details{flex-basis:auto}.brokerage-logo{max-width:100%}}

/* Supplied portrait replaces the byline initials at the same size. */
.hero-byline .agent-photo{display:block;flex:0 0 42px;width:42px;height:42px;object-fit:cover;object-position:50% 12%;border-radius:50%}

.form-honeypot{position:absolute;left:-10000px;top:auto;width:1px;height:1px;overflow:hidden}#form-status.saved{padding:14px;border:1px solid var(--line);border-radius:4px;background:var(--sage)}