:root{
  --ink:#0c2033;--ink-2:#122b40;--green:#0a2927;--gold:#d59a36;--gold-2:#e5b45e;
  --cream:#f8f5ef;--soft:#f4f0e9;--line:#e8e1d6;--muted:#67727e;--white:#fff;
  --radius:20px;--shadow:0 18px 48px rgba(8,25,38,.10);--container:1220px;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#fff;color:var(--ink);font-family:Inter,Arial,Helvetica,sans-serif;line-height:1.6;-webkit-font-smoothing:antialiased}img{max-width:100%;height:auto}a{color:inherit}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;letter-spacing:-.02em;line-height:1.04;margin:0 0 20px}h1{font-size:clamp(48px,6vw,84px)}h2{font-size:clamp(36px,4vw,58px)}h3{font-size:clamp(22px,2vw,28px)}p{margin:0 0 20px}.hc-container{width:min(var(--container),calc(100% - 48px));margin-inline:auto}.hc-kicker{display:block;color:var(--gold);font-size:12px;font-weight:800;letter-spacing:.22em;text-transform:uppercase;margin-bottom:18px}.hc-lead{font-size:18px;color:#4f5a64;max-width:680px}.hc-page-content{overflow:hidden}.hc-section{padding:96px 0}.hc-section-soft{background:var(--cream)}.hc-section-dark{background:var(--ink);color:#fff}.hc-dark-copy{max-width:900px}.hc-dark-copy p{font-size:19px;color:#d5dde2;max-width:760px}.hc-section-head{display:flex;align-items:end;justify-content:space-between;gap:50px;margin-bottom:34px}.hc-section-head>div{max-width:780px}.hc-section-head>p{max-width:420px;color:var(--muted);margin-bottom:8px}
/* Header */
.hc-header{height:92px;background:rgba(255,255,255,.98);position:sticky;top:0;z-index:999;border-bottom:1px solid rgba(12,32,51,.08);backdrop-filter:blur(10px)}.hc-nav{height:100%;display:flex;align-items:center;gap:30px}.hc-brand{display:flex;align-items:center;flex:0 0 auto}.hc-brand img{display:block;width:178px;height:72px;object-fit:contain}.hc-menu{margin-left:auto}.hc-menu ul{display:flex;gap:28px;align-items:center;list-style:none;margin:0;padding:0}.hc-menu a{text-decoration:none;font-size:14px;font-weight:600;color:var(--ink)}.hc-menu a:hover,.hc-menu .current-menu-item>a{color:var(--gold)}.hc-nav-cta{margin-left:12px}.hc-menu-toggle{display:none}
/* Buttons */
.hc-btn{display:inline-flex;align-items:center;justify-content:center;gap:14px;min-height:50px;padding:13px 22px;border:1px solid var(--gold);border-radius:8px;background:var(--gold);color:#fff;text-decoration:none;font-weight:800;font-size:14px;cursor:pointer;transition:.2s ease}.hc-btn:hover{transform:translateY(-1px);background:#be7f1e;border-color:#be7f1e}.hc-btn-outline{background:transparent;border-color:rgba(255,255,255,.55);color:#fff}.hc-btn-outline:hover{background:#fff;color:var(--ink);border-color:#fff}.hc-btn-dark{background:var(--ink);border-color:var(--ink)}.hc-btn-light{background:#fff;color:var(--ink);border-color:#ded6ca}.hc-btn-light:hover{background:var(--cream);color:var(--ink);border-color:#d8cfc3}
/* Home hero */
.hc-hero{min-height:720px;position:relative;background-size:cover;background-position:center 52%;display:flex;align-items:center;color:#fff}.hc-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,17,22,.86) 0%,rgba(3,17,22,.66) 42%,rgba(3,17,22,.16) 76%,rgba(3,17,22,.08) 100%)}.hc-hero-inner{position:relative;z-index:2;padding-bottom:90px}.hc-hero-copy{max-width:650px}.hc-hero-copy h1 em{font-style:normal;color:var(--gold-2)}.hc-hero-copy p{font-size:19px;max-width:590px;color:#f0f4f5}.hc-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}.hc-trust-wrap{position:absolute;z-index:3;left:50%;bottom:0;transform:translateX(-50%)}.hc-trust{display:grid;grid-template-columns:repeat(3,1fr);background:rgba(6,31,34,.95);border-radius:16px 16px 0 0;overflow:hidden;box-shadow:0 12px 38px rgba(0,0,0,.18)}.hc-trust div{text-align:center;padding:22px 28px;border-right:1px solid rgba(255,255,255,.16)}.hc-trust div:last-child{border-right:0}.hc-trust b{display:block;font-family:Georgia,serif;font-size:21px;color:#fff}.hc-trust span{display:block;font-size:13px;color:#dfe7e7;margin-top:3px}
/* split and images */
.hc-split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.hc-copy-block{padding-right:12px}.hc-feature-media{margin:0;position:relative}.hc-feature-media img{display:block;width:100%;height:520px;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow)}.hc-feature-media figcaption{position:absolute;right:22px;bottom:22px;max-width:340px;padding:14px 18px;border-radius:10px;background:rgba(8,29,39,.9);color:#fff;font-family:Georgia,serif;font-style:italic}
/* cards */
.hc-grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}.hc-grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.hc-card{background:#fff;border:1px solid rgba(12,32,51,.06);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}.hc-card img{display:block;width:100%;height:245px;object-fit:cover}.hc-card-body{padding:24px}.hc-card-body h3{font-size:24px;margin-bottom:10px}.hc-card p{color:var(--muted);margin:0}.hc-property-card img{height:285px}.hc-location{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.13em;color:var(--gold);font-weight:800;margin-bottom:8px}.hc-meta{display:flex;flex-wrap:wrap;gap:8px;margin-top:15px}.hc-meta span{font-size:12px;color:#4f5e69;background:#f5f2ec;border-radius:999px;padding:7px 10px}
/* offers */
.hc-offers{background:#0a2927;color:#fff}.hc-offers .hc-section-head>p{color:#ccd8d7}.hc-offer{position:relative;background:#fff;color:var(--ink);border-radius:18px;padding:32px;box-shadow:0 16px 40px rgba(0,0,0,.12)}.hc-offer-featured{outline:2px solid var(--gold);transform:translateY(-8px)}.hc-offer p{color:var(--muted)}.hc-offer ul{list-style:none;padding:0;margin:24px 0}.hc-offer li{position:relative;padding:8px 0 8px 24px;border-bottom:1px solid #eee7dc}.hc-offer li:before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:900}.hc-badge{position:absolute;top:-14px;left:50%;transform:translateX(-50%);white-space:nowrap;background:var(--gold);color:#fff;padding:6px 12px;border-radius:999px;font-size:11px;font-weight:800}
/* subpage hero */
.hc-subhero{background:var(--ink);color:#fff;padding:64px 0}.hc-subhero-grid{display:grid;grid-template-columns:.95fr 1.05fr;gap:54px;align-items:center}.hc-subhero-copy{padding:26px 0}.hc-subhero-copy h1{font-size:clamp(46px,5vw,74px);max-width:720px}.hc-subhero-copy p{max-width:610px;font-size:18px;color:#dce5e9;margin-bottom:28px}.hc-subhero-media{border-radius:22px;overflow:hidden;box-shadow:0 22px 60px rgba(0,0,0,.28)}.hc-subhero-media img{display:block;width:100%;height:460px;object-fit:cover}
/* process */
.hc-process{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}.hc-process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.hc-process-grid>div{background:#fff;border:1px solid var(--line);border-radius:16px;padding:26px}.hc-process-grid b{color:var(--gold);font-size:13px;letter-spacing:.14em}.hc-process-grid h3{font-size:22px;margin:12px 0}.hc-process-grid p{color:var(--muted);margin:0}
/* values */
.hc-values{display:grid;grid-template-columns:repeat(2,1fr);gap:14px;margin-top:32px}.hc-values>div{padding:20px 22px;border:1px solid var(--line);border-radius:14px;background:#fff}.hc-values strong{display:block;font-family:Georgia,serif;font-size:20px;margin-bottom:4px}.hc-values span{font-size:14px;color:var(--muted)}
/* CTA */
.hc-cta{position:relative;padding:88px 0;color:#fff;background-size:cover;background-position:center}.hc-cta:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,29,30,.9),rgba(5,29,30,.62))}.hc-cta-inner{position:relative;z-index:1;display:flex;align-items:end;justify-content:space-between;gap:40px}.hc-cta h2{margin-bottom:10px}.hc-cta p{font-size:18px;color:#e5eded;margin-bottom:0}
/* Contact */
.hc-contact-layout{display:grid;grid-template-columns:.72fr 1.28fr;gap:38px;align-items:start}.hc-contact-aside{position:sticky;top:120px;background:var(--green);color:#fff;border-radius:20px;padding:34px}.hc-contact-aside h2{font-size:38px}.hc-contact-points{list-style:none;margin:26px 0 0;padding:0}.hc-contact-points li{padding:13px 0 13px 28px;border-bottom:1px solid rgba(255,255,255,.13);position:relative}.hc-contact-points li:before{content:"✓";position:absolute;left:0;color:var(--gold-2);font-weight:900}.hc-form-shell{border:1px solid var(--line);border-radius:20px;background:#fff;padding:34px;box-shadow:var(--shadow);min-width:0}.hc-progress{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin:0 0 38px}.hc-progress-item{position:relative;text-align:center;color:#8a929c;font-size:12px;font-weight:700;padding:0 4px}.hc-progress-item b{position:relative;z-index:2;display:flex;align-items:center;justify-content:center;width:38px;height:38px;margin:0 auto 9px;border-radius:50%;background:#eeeae4;color:var(--ink)}.hc-progress-item:after{content:"";position:absolute;z-index:1;top:18px;left:-50%;width:100%;height:2px;background:#e8e2d9}.hc-progress-item:first-child:after{display:none}.hc-progress-item.active{color:var(--ink)}.hc-progress-item.active b{background:var(--gold);color:#fff}.hc-progress-item.active:after{background:var(--gold)}.hc-step-panel{display:none}.hc-step-panel--active{display:block}.hc-step-panel h3{font-size:28px;margin-bottom:4px}.hc-form-intro{color:var(--muted);font-size:14px;margin-bottom:24px}.hc-form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.hc-form-shell label{display:block;font-size:13px;font-weight:800;color:var(--ink);margin-bottom:16px}.hc-form-shell input:not([type=checkbox]):not([type=submit]),.hc-form-shell select,.hc-form-shell textarea{width:100%;max-width:100%;padding:13px 14px;margin-top:7px;border:1px solid #d8dde1;border-radius:8px;background:#fff;color:var(--ink);font:inherit;outline:none}.hc-form-shell input:focus,.hc-form-shell select:focus,.hc-form-shell textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px rgba(213,154,54,.12)}.hc-form-shell textarea{min-height:150px;resize:vertical}.hc-form-actions{display:flex;justify-content:space-between;gap:12px;margin-top:26px}.hc-checks .wpcf7-list-item{display:block;margin:0 0 10px}.hc-checks .wpcf7-list-item label{display:flex;align-items:flex-start;gap:10px;padding:13px 14px;border:1px solid #e0e4e6;border-radius:9px;font-weight:600;margin:0}.hc-checks input{margin-top:4px}.hc-upload-set{border:1px solid var(--line);border-radius:12px;padding:18px;margin:18px 0 0}.hc-upload-set legend{padding:0 8px;font-weight:800;font-size:13px}.hc-upload-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px}.hc-upload-grid input[type=file]{width:100%;font-size:12px}.hc-summary{background:var(--cream);border:1px solid var(--line);border-radius:10px;padding:16px;margin:18px 0}.hc-summary p{margin:5px 0 0;color:var(--muted);font-size:13px}.hc-acceptance .wpcf7-list-item{margin:0}.hc-form-notice{padding:28px;border-radius:12px;background:#fff4df;border:1px solid #f0d293}.wpcf7 form .wpcf7-response-output{margin:18px 0 0;padding:12px 14px;border-radius:8px}.hc-field-error{font-size:12px;color:#b42318;margin:-7px 0 12px}.hc-success{text-align:center;padding:46px 20px}.hc-success-icon{display:flex;align-items:center;justify-content:center;width:64px;height:64px;margin:0 auto 20px;border-radius:50%;background:#e9f7ef;color:#147a3c;font-size:30px;font-weight:900}
/* Footer */
.hc-footer{background:#071b29;color:#dce4e8;padding:62px 0 24px}.hc-footer-grid{display:grid;grid-template-columns:1.35fr .65fr 1fr;gap:64px}.hc-footer-logo{display:block;width:190px;height:78px;object-fit:contain;margin-bottom:18px}.hc-footer h3{font-size:20px;color:#fff}.hc-footer a{display:block;text-decoration:none;color:#dce4e8;margin:8px 0}.hc-footer p{max-width:440px;color:#bfcbd1}.hc-text-link{color:var(--gold-2)!important;font-weight:800}.hc-copy{margin-top:42px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);font-size:12px;color:#91a2ac}
/* Elementor compatibility */
.elementor-page .hc-page-content>.elementor{width:100%}.elementor-section-wrap,.e-con{max-width:100%}.hc-page-content .elementor h1,.hc-page-content .elementor h2,.hc-page-content .elementor h3{font-family:inherit}
@media(max-width:1050px){.hc-nav-cta{display:none}.hc-menu ul{gap:20px}.hc-grid-4{grid-template-columns:repeat(2,1fr)}.hc-subhero-grid,.hc-split,.hc-contact-layout,.hc-process{grid-template-columns:1fr}.hc-contact-aside{position:static}.hc-feature-media img{height:460px}.hc-subhero-media img{height:420px}.hc-process-grid{grid-template-columns:repeat(3,1fr)}.hc-footer-grid{grid-template-columns:1fr 1fr}.hc-footer-grid>div:first-child{grid-column:1/-1}}
@media(max-width:820px){.hc-header{height:78px}.hc-brand img{width:150px;height:62px}.hc-menu-toggle{display:flex;margin-left:auto;width:44px;height:44px;border:0;background:transparent;flex-direction:column;justify-content:center;gap:5px;padding:8px;cursor:pointer}.hc-menu-toggle span{display:block;height:2px;background:var(--ink);width:100%}.hc-menu-toggle em{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}.hc-menu{display:none;position:absolute;top:78px;left:0;right:0;background:#fff;border-top:1px solid #eee;box-shadow:var(--shadow);padding:18px 24px}.hc-menu.open{display:block}.hc-menu ul{display:block}.hc-menu li{padding:10px 0}.hc-section{padding:72px 0}.hc-section-head{display:block}.hc-section-head>p{margin-top:16px}.hc-hero{min-height:760px;align-items:flex-start;padding-top:90px}.hc-hero-inner{padding-bottom:190px}.hc-trust{grid-template-columns:1fr}.hc-trust div{padding:11px 16px;border-right:0;border-bottom:1px solid rgba(255,255,255,.12)}.hc-trust div:last-child{border-bottom:0}.hc-trust b{font-size:17px}.hc-trust span{font-size:12px}.hc-grid-3{grid-template-columns:repeat(2,1fr)}.hc-offer-featured{transform:none}.hc-process-grid{grid-template-columns:1fr}.hc-cta-inner{display:block}.hc-cta .hc-btn{margin-top:24px}.hc-progress-item span{font-size:11px}.hc-footer-grid{grid-template-columns:1fr}.hc-footer-grid>div:first-child{grid-column:auto}}
@media(max-width:600px){.hc-container{width:min(var(--container),calc(100% - 30px))}.hc-section{padding:58px 0}.hc-grid-4,.hc-grid-3,.hc-values,.hc-form-grid,.hc-upload-grid{grid-template-columns:1fr}.hc-card img,.hc-property-card img{height:230px}.hc-hero{min-height:780px}.hc-hero-copy p{font-size:17px}.hc-actions{flex-direction:column;align-items:stretch}.hc-actions .hc-btn{width:100%}.hc-subhero{padding:46px 0}.hc-subhero-grid{gap:28px}.hc-subhero-media img{height:300px}.hc-feature-media img{height:360px}.hc-contact-aside{padding:24px}.hc-form-shell{padding:20px 16px}.hc-progress{gap:2px;margin-bottom:28px}.hc-progress-item b{width:32px;height:32px}.hc-progress-item:after{top:15px}.hc-progress-item span{display:none}.hc-form-actions{flex-direction:column-reverse}.hc-form-actions .hc-btn{width:100%}.hc-offer{padding:26px}.hc-cta{padding:62px 0}.hc-footer{padding-top:48px}}
.hc-property-invite{min-height:100%;display:flex;flex-direction:column;justify-content:center;padding:34px;border-radius:var(--radius);background:linear-gradient(145deg,var(--green),var(--ink));color:#fff;box-shadow:var(--shadow)}.hc-property-invite h3{font-size:30px}.hc-property-invite p{color:#d7e1e2}.hc-property-invite .hc-btn{align-self:flex-start;margin-top:8px}
/* V9 crisp-media pass */
.hc-brand img{width:216px;height:60px;object-fit:contain;object-position:left center}
.hc-footer-logo{width:216px;height:60px;object-fit:contain;object-position:left center}
.hc-card img,.hc-property-card img,.hc-feature-media img,.hc-subhero-media img{image-rendering:auto;backface-visibility:hidden;transform:translateZ(0)}
.hc-grid-3{align-items:stretch}
.hc-property-card{max-width:390px;width:100%;justify-self:center}
.hc-property-card img{height:250px;object-fit:cover}
.hc-card:not(.hc-property-card) img{height:220px;object-fit:cover}
.hc-subhero-media img{height:410px}
.hc-feature-media img{height:470px}
@media (min-width:1100px){.hc-grid-3{gap:28px}.hc-card-body{padding:22px 22px 24px}.hc-property-card .hc-card-body{padding:22px 24px 24px}}
@media (max-width:820px){.hc-brand img{width:174px;height:50px}.hc-footer-logo{width:190px;height:54px}}
@media (max-width:600px){.hc-brand img{width:158px;height:46px}.hc-property-card{max-width:none}.hc-property-card img,.hc-card:not(.hc-property-card) img{height:220px}.hc-subhero-media img{height:280px}.hc-feature-media img{height:320px}}

/* V10 — premium logo, unique photography, redesigned services */
.hc-header{height:104px;background:#fff;backdrop-filter:none}
.hc-brand{height:100%;padding:6px 0}
.hc-brand img{width:215px!important;height:90px!important;max-width:none;object-fit:contain;object-position:left center}
.hc-footer-logo{width:220px!important;height:auto!important;background:#fff;border-radius:12px;padding:10px 12px}
.hc-subhero-media img,.hc-feature-media img,.hc-card img,.hc-property-card img{transform:none!important;backface-visibility:visible!important;filter:none!important}
.hc-subhero-media img{height:430px;object-fit:cover}
.hc-hero{background-position:center 56%}
.hc-cta-clean{background:linear-gradient(120deg,#061f20 0%,#0b3130 55%,#102b42 100%);overflow:hidden}
.hc-cta-clean:before{background:radial-gradient(circle at 85% 10%,rgba(213,154,54,.22),transparent 30%)}
.hc-cta-clean .hc-kicker{color:#f3bd59}
.hc-section-head-wide{grid-template-columns:1.1fr .7fr;align-items:end}
.hc-services-editorial{background:#f7f4ee}
.hc-service-editorial-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #dfd8cd;border-bottom:1px solid #dfd8cd;margin-top:38px}
.hc-service-editorial-card{padding:34px 28px 38px;border-right:1px solid #dfd8cd;min-height:260px;display:flex;flex-direction:column}
.hc-service-editorial-card:last-child{border-right:0}
.hc-service-num{display:inline-block;font-size:12px;font-weight:800;letter-spacing:.14em;color:var(--gold);margin-bottom:32px}
.hc-service-editorial-card h3{font-size:27px;line-height:1.08;margin:0 0 12px}
.hc-service-editorial-card p{color:var(--muted);line-height:1.65;margin:0 0 26px}
.hc-service-editorial-card a{margin-top:auto;color:var(--ink);text-decoration:none;font-weight:800;font-size:14px}
.hc-service-editorial-card a span{color:var(--gold);margin-left:6px}
.hc-service-editorial-card-accent{background:var(--green);color:#fff}
.hc-service-editorial-card-accent p{color:#d9e4e3}.hc-service-editorial-card-accent a{color:#fff}
.hc-services-page{background:#faf9f6}
.hc-services-intro{display:grid;grid-template-columns:1fr .65fr;gap:70px;align-items:end;margin-bottom:42px}
.hc-services-intro>p{color:var(--muted);font-size:17px;line-height:1.7;margin:0 0 6px}
.hc-services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.hc-service-card{background:#fff;border:1px solid #e6e0d8;border-radius:18px;overflow:hidden;box-shadow:0 16px 44px rgba(12,32,51,.08);display:flex;flex-direction:column}
.hc-service-card-media{aspect-ratio:1.5/1;overflow:hidden;background:#eee9e2}
.hc-service-card-media img{display:block;width:100%;height:100%;object-fit:cover;object-position:center;filter:none!important;transform:none!important}
.hc-service-card-body{padding:24px 26px 28px;position:relative}
.hc-service-index{position:absolute;right:24px;top:25px;color:var(--gold);font-size:12px;font-weight:800;letter-spacing:.12em}
.hc-service-card h3{font-size:25px;line-height:1.12;margin:0 42px 10px 0}
.hc-service-card p{color:var(--muted);line-height:1.65;margin:0}
@media(max-width:1050px){.hc-service-editorial-grid{grid-template-columns:repeat(2,1fr)}.hc-service-editorial-card:nth-child(2){border-right:0}.hc-service-editorial-card:nth-child(-n+2){border-bottom:1px solid #dfd8cd}.hc-services-grid{grid-template-columns:repeat(2,1fr)}.hc-services-intro{grid-template-columns:1fr;gap:12px}.hc-brand img{width:190px!important;height:80px!important}}
@media(max-width:820px){.hc-header{height:88px}.hc-menu{top:88px}.hc-brand img{width:174px!important;height:72px!important}.hc-section-head-wide{display:block}.hc-section-head-wide>p{margin-top:16px}}
@media(max-width:600px){.hc-brand img{width:156px!important;height:64px!important}.hc-service-editorial-grid,.hc-services-grid{grid-template-columns:1fr}.hc-service-editorial-card{border-right:0!important;border-bottom:1px solid #dfd8cd!important;min-height:auto}.hc-service-editorial-card:last-child{border-bottom:0!important}.hc-service-card-media{aspect-ratio:1.35/1}.hc-subhero-media img{height:300px}}

/* V11 — editorial design system */
:root{--cream:#f7f5f0;--soft:#f7f5f0;--gold:#b77b1b;--radius:4px;--shadow:none;--container:1280px}
body{background:var(--cream)}
h1,h2,h3{font-weight:600;letter-spacing:-.035em;line-height:1.08;text-wrap:balance}
h1{font-size:clamp(42px,5.5vw,78px)}h2{font-size:clamp(34px,4vw,56px)}
.hc-header{height:112px;background:var(--cream);border-bottom:1px solid var(--line)}
.hc-brand img{width:228px!important;height:90px!important;object-fit:contain}
.hc-menu a{font-size:14px}.hc-menu ul{gap:26px}
.hc-btn{border-radius:2px;background:var(--ink);border-color:var(--ink);color:white;font-weight:600;min-height:48px}
.hc-btn:hover{background:var(--green);border-color:var(--green)}
.hc-btn-light{background:transparent;color:var(--ink);border-color:#cfc8bd}.hc-btn-light:hover{background:#eee9df;color:var(--ink);border-color:#aaa}
.hc-editorial-hero{padding:78px 0 72px;background:var(--cream);border-bottom:1px solid var(--line)}
.hc-editorial-hero .hc-kicker{margin-bottom:24px}
.hc-editorial-hero-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:76px;align-items:end}
.hc-editorial-hero h1{margin:0;max-width:820px}.hc-hero-description{max-width:440px;padding-bottom:4px}
.hc-hero-description p{color:var(--muted);font-size:18px;line-height:1.8;margin-bottom:26px}
.hc-home-proof{border-bottom:1px solid var(--line)}.hc-home-proof>.hc-container{display:flex;gap:36px;padding-block:22px;font-size:12px;letter-spacing:.08em;text-transform:uppercase}.hc-home-proof span:before{content:'•';color:var(--gold);margin-right:12px}
.hc-section{padding:84px 0}.hc-section-head{gap:58px}.hc-section-head>div{max-width:740px}
.hc-section-head-wide>p{max-width:430px}.hc-services-editorial,.hc-services-page{background:var(--cream)}
.hc-service-editorial-card{padding:32px 28px 36px}.hc-service-editorial-card h3{font-size:29px}.hc-service-editorial-card p{font-size:16px}
.hc-services-grid{gap:0;border-top:1px solid var(--line)}
.hc-service-card{border:0;border-bottom:1px solid var(--line);border-right:1px solid var(--line);border-radius:0;box-shadow:none;background:transparent}
.hc-service-card:nth-child(3n){border-right:0}.hc-service-card-body{padding:36px 30px 40px;min-height:245px}.hc-service-index{position:static;display:block;margin-bottom:26px}.hc-service-card h3{font-size:29px;margin:0 0 16px}.hc-service-card p{font-size:16px}
.hc-feature-media img{height:auto;aspect-ratio:4/3;object-fit:cover;border-radius:3px;box-shadow:none}.hc-feature-media figcaption{position:static;background:transparent;color:var(--muted);font:13px Arial,sans-serif;max-width:none;padding:14px 0;border-radius:0}
.hc-property-card{max-width:none;border:0;border-radius:0;background:transparent;box-shadow:none}.hc-property-card img{height:auto;aspect-ratio:3/2}.hc-property-card .hc-card-body{padding:24px 0}.hc-meta span{padding:0 10px 0 0;background:none;border-radius:0}
.hc-grid-3{gap:32px}.hc-property-invite{border-radius:3px;box-shadow:none}.hc-offer{border-radius:3px;box-shadow:none}.hc-offer-featured{transform:none;outline:1px solid var(--gold)}.hc-badge{border-radius:2px}
.hc-cta{background:var(--green);padding:68px 0}.hc-cta:before{display:none}.hc-cta .hc-btn{background:#fff;color:var(--ink);border-color:#fff}
.hc-contact-aside,.hc-form-shell,.hc-values>div,.hc-process-grid>div{border-radius:3px;box-shadow:none}
.hc-footer{background:#ede9e0;color:var(--ink)}.hc-footer h3,.hc-footer a{color:var(--ink)}.hc-footer p{color:#52606c}.hc-footer-logo{width:240px!important;height:auto!important;background:transparent;border-radius:0;padding:0}.hc-copy{border-color:#d7d0c3;color:#52606c}
a:focus-visible,button:focus-visible{outline:3px solid var(--gold);outline-offset:5px}
.hc-skip{position:fixed;top:-80px;left:20px;z-index:10000;background:white;padding:12px}.hc-skip:focus{top:10px}
@media(max-width:1050px){.hc-editorial-hero-grid{gap:36px;grid-template-columns:1.25fr 1fr}.hc-services-grid{grid-template-columns:repeat(2,1fr)}.hc-service-card:nth-child(3n){border-right:1px solid var(--line)}.hc-service-card:nth-child(2n){border-right:0}}
@media(max-width:820px){.hc-header{height:92px}.hc-menu{top:92px;background:var(--cream)}.hc-brand img{width:188px!important;height:74px!important}.hc-editorial-hero{padding:52px 0}.hc-editorial-hero-grid{grid-template-columns:1fr;gap:24px}.hc-hero-description{max-width:620px}.hc-home-proof>.hc-container{flex-wrap:wrap;gap:12px 24px}.hc-section{padding:60px 0}}
@media(max-width:600px){.hc-container{width:calc(100% - 40px)}.hc-services-grid{grid-template-columns:1fr}.hc-service-card{border-right:0!important}.hc-service-card-body{padding-inline:0;min-height:0}.hc-editorial-hero h1 br{display:none}.hc-hero-description p{font-size:16px}.hc-services-intro{gap:20px}.hc-section-head{margin-bottom:30px}.hc-service-editorial-card{padding:30px 22px}.hc-grid-3{gap:26px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}
/* Native Elementor wrappers retain the editorial layout. */
:where(.hc-page-content .elementor) .hc-native-container{display:block;--container-widget-width:100%;--container-widget-flex-grow:0;--widgets-spacing:0px;--padding-top:0px;--padding-bottom:0px;--padding-left:0px;--padding-right:0px;gap:0;min-width:0}
.hc-page-content .elementor .hc-container{width:min(var(--container),calc(100% - 48px));margin-inline:auto}
.hc-page-content .elementor .hc-section{padding:84px 0}.hc-page-content .elementor .hc-editorial-hero{padding:78px 0 72px}
.hc-page-content .elementor .hc-editorial-hero-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:76px;align-items:end}
.hc-page-content .elementor .hc-split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.hc-page-content .elementor .hc-grid-3,.hc-page-content .elementor .hc-services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.hc-page-content .elementor .hc-service-editorial-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.hc-page-content .elementor .hc-section-head,.hc-page-content .elementor .hc-cta-inner{display:flex;justify-content:space-between;align-items:end;gap:48px}
.hc-page-content .elementor .hc-section-head>div{flex:1}.hc-page-content .elementor .hc-section-head>.elementor-widget-text-editor{max-width:420px}
.hc-page-content .elementor .hc-services-intro{display:grid;grid-template-columns:1fr .65fr;gap:70px}
.hc-page-content .elementor .hc-service-editorial-card{display:flex;flex-direction:column;padding:34px 28px;min-height:300px}
.hc-page-content .elementor .hc-service-editorial-card .hc-native-button{margin-top:auto}
.hc-page-content .elementor .hc-service-card-body{padding:36px 30px 40px}.hc-page-content .elementor .hc-service-index{position:static}
.hc-page-content .elementor .hc-offer,.hc-page-content .elementor .hc-property-invite{padding:32px}
.hc-page-content .elementor .hc-contact-layout{display:grid;grid-template-columns:.72fr 1.28fr;gap:38px}
.hc-page-content .elementor .hc-contact-aside,.hc-page-content .elementor .hc-form-shell{padding:34px}
.hc-page-content .elementor .hc-progress{display:grid;grid-template-columns:repeat(4,1fr);margin-bottom:38px}
.hc-page-content .elementor .hc-values{display:grid;grid-template-columns:1fr 1fr;gap:16px}.hc-page-content .elementor .hc-values>.hc-native-container{padding:20px}
.hc-page-content .elementor .hc-process{display:grid;grid-template-columns:.8fr 1.2fr;gap:50px}.hc-page-content .elementor .hc-process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.hc-page-content .elementor .hc-process-grid>.hc-native-container{padding:24px}
.hc-page-content .elementor .hc-cta{padding:68px 0}.hc-page-content .elementor .hc-home-proof>.hc-container{display:flex;gap:36px;padding-block:22px}
.hc-page-content .elementor h1,.hc-page-content .elementor h2,.hc-page-content .elementor h3{font-family:Georgia,'Times New Roman',serif;color:inherit}
.hc-page-content .elementor h1{font-size:clamp(42px,5.5vw,78px)}.hc-page-content .elementor h2{font-size:clamp(34px,4vw,56px)}.hc-page-content .elementor h3{font-size:28px}
.hc-page-content .elementor .elementor-widget-text-editor{font-family:Arial,sans-serif;color:inherit;font-size:inherit;line-height:1.7}
.hc-native-button .elementor-button{background:var(--ink);color:white;border-radius:2px;padding:16px 22px;font:600 14px Arial,sans-serif}
.hc-cta .hc-native-button .elementor-button{background:white;color:var(--ink)}
.hc-service-editorial-card .hc-native-button .elementor-button{padding:0;background:transparent;color:var(--ink)}.hc-service-editorial-card-accent .hc-native-button .elementor-button{color:white}
@media(max-width:1050px){.hc-page-content .elementor .hc-split,.hc-page-content .elementor .hc-contact-layout,.hc-page-content .elementor .hc-process{grid-template-columns:1fr}.hc-page-content .elementor .hc-service-editorial-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:820px){.hc-page-content .elementor .hc-editorial-hero-grid,.hc-page-content .elementor .hc-services-intro{grid-template-columns:1fr;gap:24px}.hc-page-content .elementor .hc-grid-3,.hc-page-content .elementor .hc-services-grid{grid-template-columns:repeat(2,1fr)}.hc-page-content .elementor .hc-section-head,.hc-page-content .elementor .hc-cta-inner{display:block}.hc-page-content .elementor .hc-section{padding:60px 0}.hc-page-content .elementor .hc-editorial-hero{padding:52px 0}}
@media(max-width:600px){.hc-page-content .elementor .hc-container{width:calc(100% - 40px)}.hc-page-content .elementor .hc-grid-3,.hc-page-content .elementor .hc-services-grid,.hc-page-content .elementor .hc-service-editorial-grid,.hc-page-content .elementor .hc-values,.hc-page-content .elementor .hc-process-grid{grid-template-columns:1fr}.hc-page-content .elementor .hc-home-proof>.hc-container{flex-wrap:wrap;gap:12px}.hc-page-content .elementor .hc-form-shell{padding:20px 16px}}
.hc-editorial-hero-grid>*{min-width:0}.hc-page-content .elementor .hc-container{width:min(var(--container),calc(100% - 48px))!important}
@media(max-width:600px){.hc-page-content .elementor .hc-container{width:calc(100% - 40px)!important}}
/* V12 fixes: vector identity, full source photos, compact CF7 fields. */
.hc-header{height:118px;overflow:visible}
.hc-brand{width:268px;flex:0 0 268px;padding:8px 0;overflow:visible}
.hc-header .hc-brand img,.hc-footer .hc-footer-logo{display:block!important;width:100%!important;height:100%!important;max-width:100%!important;max-height:100%!important;object-fit:contain!important;object-position:center!important;filter:none!important;clip-path:none!important;mask:none!important;opacity:1!important;mix-blend-mode:normal!important;background:transparent!important;padding:0!important;border:0!important;border-radius:0!important;transform:none!important}
.hc-footer .hc-footer-logo{width:268px!important;height:107px!important;margin-bottom:22px}
.hc-property-card{min-width:0}.hc-property-card img{display:block;width:100%;height:auto;aspect-ratio:3/2;object-fit:cover;filter:none!important;image-rendering:auto;transform:none!important}
.hc-progress{display:none!important}
.hc-form-shell{padding:32px;box-shadow:none;border:1px solid #ded8ce;border-radius:4px;min-width:0}
.hc12-form{max-width:100%;color:var(--ink);font-family:Arial,Helvetica,sans-serif;text-align:left}
.hc12-steps{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:10px;margin-bottom:32px;padding-bottom:22px;border-bottom:1px solid var(--line)}
.hc12-steps>span{display:flex;flex-direction:column;gap:9px;color:#6b7580;font-size:11px;font-weight:600}
.hc12-steps b{display:flex;align-items:center;justify-content:center;width:30px;height:30px;border:1px solid #d8d2c8;border-radius:50%;font-size:11px;font-weight:600;color:#687480}
.hc12-steps .is-current{color:var(--ink)}.hc12-steps .is-current b{background:var(--ink);border-color:var(--ink);color:#fff}.hc12-steps .is-complete b{background:#ede5d7;border-color:#d5c3a3;color:#8c631f}
.hc12-form .hc12-panel-head{margin-bottom:24px}.hc12-panel-head>span{font-size:10px;letter-spacing:.16em;font-weight:700;color:#a77327}
.hc-form-shell .hc12-form .hc12-panel-head h3{font-family:Georgia,serif!important;font-size:clamp(26px,2.8vw,36px)!important;line-height:1.14;margin:12px 0 8px;font-weight:500;letter-spacing:-.025em}
.hc-form-shell .hc12-form .hc12-panel-head p{font-size:14px!important;line-height:1.6;color:var(--muted);margin:0}
.hc12-form .hc12-field-grid{display:grid!important;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px 20px!important;align-items:start}
.hc12-field{min-width:0;margin:0}.hc12-field-wide{grid-column:1/-1}
.hc-form-shell .hc12-form label{font:600 12px/1.5 Arial,Helvetica,sans-serif!important;margin:0 0 7px!important;display:block;color:var(--ink)}
.hc12-form .wpcf7-form-control-wrap{display:block;width:100%;max-width:100%}
.hc-form-shell .hc12-form input:not([type=checkbox]):not([type=radio]):not([type=submit]):not([type=file]),.hc-form-shell .hc12-form select,.hc-form-shell .hc12-form textarea{display:block!important;box-sizing:border-box;width:100%!important;max-width:100%!important;min-width:0!important;min-height:46px!important;height:auto;padding:12px 13px!important;margin:0!important;border:1px solid #d7d9da;border-radius:3px;background:#fff;color:var(--ink);font:400 14px/1.5 Arial,Helvetica,sans-serif!important;box-shadow:none;letter-spacing:normal}
.hc-form-shell .hc12-form input::placeholder,.hc-form-shell .hc12-form textarea::placeholder{color:#879098;font-weight:400;opacity:1}
.hc-form-shell .hc12-form input:focus,.hc-form-shell .hc12-form select:focus,.hc-form-shell .hc12-form textarea:focus{outline:2px solid #c4984b;outline-offset:2px}
.hc-form-shell .hc12-form textarea{min-height:110px!important;resize:vertical}
.hc12-form .hc12-field>br,.hc12-form .hc12-field-grid>br,.hc12-form p:empty{display:none}
.hc12-form .hc-form-actions{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-top:28px;padding-top:22px;border-top:1px solid var(--line)}
.hc12-form .hc-form-actions .hc-btn{font:600 12px/1.5 Arial,sans-serif!important;padding:12px 18px;min-height:44px;white-space:normal}
.hc12-required,.hc12-reassurance{font:400 11px/1.5 Arial,sans-serif;color:#6b7580}.hc12-reassurance{margin:16px 0 0!important;text-align:right}
.hc12-form .hc-checks{margin:0 0 22px}.hc12-form .hc-checks .wpcf7-checkbox{display:grid;grid-template-columns:1fr 1fr;gap:8px}.hc12-form .hc-checks .wpcf7-list-item{display:block;margin:0}.hc12-form .hc-checks label{display:flex!important;align-items:flex-start;gap:8px;min-height:50px;margin:0!important;padding:12px;border:1px solid #dfdfdc;border-radius:3px;font-weight:400!important}.hc12-form .hc-checks input{accent-color:var(--ink);margin:3px 0 0;flex:none}
.hc12-uploads{margin-top:24px;border-top:1px solid var(--line);padding-top:18px}.hc12-uploads summary{cursor:pointer;font-size:13px;font-weight:600}.hc12-uploads summary span{display:block;margin:5px 0 0;font-size:11px;color:var(--muted);font-weight:400}.hc12-uploads>p{font-size:12px;color:var(--muted);margin:16px 0}.hc12-upload-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.hc12-upload-grid label{overflow:hidden}.hc-form-shell .hc12-form input[type=file]{font:400 11px Arial,sans-serif!important;padding:8px!important;margin:4px 0 0!important;border-radius:3px;min-height:38px}
.hc12-consent{margin-top:20px}.hc12-consent .wpcf7-list-item{margin:0}.hc12-consent label{display:flex!important;gap:9px;font-weight:400!important}.hc12-consent input{accent-color:var(--ink);margin:3px 0 0}
.hc12-summary-content{margin-top:10px;font-size:13px;color:#52606a}.hc12-summary-content p{margin:4px 0;font-size:13px;overflow-wrap:anywhere}
.hc12-form .wpcf7-not-valid-tip,.hc12-form .hc-field-error{font-size:11px;margin:5px 0 0;color:#b42318}
.hc12-form .wpcf7-spinner{position:absolute}.hc12-form form.submitting .hc-btn[type=submit]{opacity:.6;cursor:wait}
@media(min-width:1100px){.hc-contact-layout{grid-template-columns:minmax(280px,.75fr) minmax(0,1.35fr);gap:48px}}
@media(max-width:1050px){.hc-brand{width:220px;flex-basis:220px}.hc-menu ul{gap:18px}}
@media(max-width:820px){.hc-header{height:98px}.hc-menu{top:98px}.hc-brand{width:210px;flex-basis:210px;padding:8px 0}.hc-form-shell{padding:26px}.hc-contact-aside{position:static}}
@media(max-width:600px){.hc-header{height:94px}.hc-menu{top:94px}.hc-brand{width:205px;flex-basis:205px}.hc-form-shell{padding:22px 18px}.hc12-steps{gap:4px;margin-bottom:26px}.hc12-steps>span{font-size:10px}.hc12-form .hc12-field-grid{gap:16px!important}.hc-form-shell .hc12-form label{font-size:12px!important}.hc12-form .hc-checks .wpcf7-checkbox{grid-template-columns:1fr}.hc12-upload-grid{grid-template-columns:1fr}.hc12-form .hc-form-actions{flex-direction:row;flex-wrap:wrap}.hc12-form .hc-form-actions .hc-btn{width:auto;flex:1}.hc12-required{flex-basis:100%}.hc12-reassurance{text-align:center}}
@media(max-width:420px){.hc12-form .hc12-field-grid{grid-template-columns:1fr}.hc12-field-wide{grid-column:auto}}
.hc-form-shell{scroll-margin-top:140px}