:root{--blue:#00457c;--blue-dark:#00365f;--green:#016f4a;--darkgreen:#064b3d;--ivory:#f8f5ee;--white:#fff;--ink:#1c3038;--muted:#5e717b;--line:#dce4e2;--lightgreen:#a6d9b8;--shadow:0 22px 64px rgba(0,46,64,.12)}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:96px}
body{margin:0;color:var(--ink);background:var(--ivory);font:16px/1.7 system-ui,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}
img{display:block;width:100%;max-width:100%}a{color:inherit}p,h1,h2,h3{margin-top:0}h1,h2,h3{line-height:1.12}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #dbaf69;outline-offset:3px}
.container{max-width:1260px;padding:0 32px;margin:auto}.skip-link{position:absolute;top:-100px;left:20px;z-index:999;background:#fff;color:#123;padding:8px 16px}.skip-link:focus{top:10px}
.utility{background:#063a61;color:#eff7f3;font-size:10px;font-weight:750;letter-spacing:.15em}.utility-inner{min-height:32px;display:flex;align-items:center;justify-content:space-between;gap:20px}.utility a{text-decoration:none}.utility a:hover{text-decoration:underline}.util-sep{opacity:.45;padding:0 10px}
.header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.97);border-bottom:4px solid var(--green);box-shadow:0 4px 20px rgba(0,39,61,.055)}.header-inner{height:82px;display:flex;align-items:center;justify-content:space-between;gap:35px}.identity{display:flex;align-items:center;gap:12px;text-decoration:none;min-width:260px}.identity-monogram{font-family:Georgia,serif;font-size:48px;color:var(--blue);font-weight:bold;line-height:1;border-right:1px solid #afc5bc;padding-right:15px}.identity-monogram span{color:var(--green)}.identity-text strong{display:block;font-weight:850;letter-spacing:.15em;color:var(--blue);font-size:17px}.identity-text small{display:block;font-size:9px;font-weight:750;letter-spacing:.09em;color:#286b54}.identity-text b{font-weight:400;color:#b0c6be;padding:0 4px}.nav{display:flex;align-items:center;gap:22px}.nav a{text-decoration:none;color:#204457;font-weight:740;font-size:12px;white-space:nowrap}.nav a:hover{color:var(--green)}.nav a.nav-cta{background:var(--green);color:white;padding:13px 18px;border-radius:4px}.nav a.nav-cta:hover{background:#004a32}.menu-button{display:none}
.hero-grid{display:grid;grid-template-columns:51% 49%;min-height:710px;max-width:1800px;margin:auto}.hero-left{background:linear-gradient(125deg,#003b69,#00457c 70%,#075d7c);color:white;display:flex;align-items:center}.hero-copy{max-width:780px;padding:93px 64px 95px max(40px,calc((100vw - 1260px)/2 + 32px))}.kicker{color:var(--green);font-size:11px;font-weight:850;letter-spacing:.18em;text-transform:uppercase;margin-bottom:20px}.kicker-light,.hero-kicker{color:#b9e8cd}.kicker-line{display:inline-block;width:31px;border-top:2px solid #a6d9b8;vertical-align:middle;margin-right:7px}.hero h1{font-size:clamp(51px,5.1vw,81px);line-height:1.07;letter-spacing:-.06em;max-width:680px;margin:0 0 26px;font-weight:780}.hero h1 span{color:#b7e2c8}.hero-copy>p{color:#e2f0f6;font-size:18px;line-height:1.85;max-width:550px;margin-bottom:27px}.hero-buttons{display:flex;flex-wrap:wrap;gap:12px}.button{min-height:53px;display:inline-flex;align-items:center;justify-content:space-between;gap:25px;padding:14px 20px;border-radius:4px;font-weight:820;font-size:13px;border:1px solid transparent;text-decoration:none;transition:transform .16s,background .16s}.button:hover{transform:translateY(-2px)}.button-green{background:var(--green);color:#fff}.button-green:hover{background:#005b3d}.button-outline-light{border-color:#b4d3dd;color:#fff;background:transparent}.button-outline-light:hover{background:#ffffff18}.button-white{background:#fff;color:var(--blue)}.button-clear{border-color:#9dc4d1;color:white}.button-clear:hover{background:#ffffff1a}.hero-signoff{margin-top:62px;padding-top:15px;border-top:1px solid #ffffff34;color:#d2e6e8;font-weight:750;font-size:11px;letter-spacing:.13em}.dash{padding:0 6px;color:#b2ddc4}.hero-right{position:relative;min-height:710px;overflow:hidden}.hero-right>img{height:100%;object-fit:cover;object-position:center}.hero-right:after{content:"";inset:35% 0 0;position:absolute;background:linear-gradient(transparent,rgba(0,34,44,.76));pointer-events:none}.hero-photo-note{position:absolute;z-index:2;left:42px;bottom:47px;color:#fff;display:flex;flex-direction:column;gap:5px}.hero-photo-note>span{font-size:10px;letter-spacing:.2em;color:#b3e7ce;font-weight:850}.hero-photo-note strong{font-size:32px;line-height:1.15;max-width:370px;letter-spacing:-.03em}.hero-photo-note small{color:#e3eef1}.hero-photo-vertical{writing-mode:vertical-rl;position:absolute;right:0;top:0;z-index:2;background:var(--green);color:#fff;font-size:10px;letter-spacing:.24em;font-weight:750;padding:24px 12px}
.cred-bar{background:#fff;border-bottom:1px solid #dfe7e7}.cred-wrap{display:grid;grid-template-columns:repeat(3,1fr);padding-top:29px;padding-bottom:29px}.cred-wrap>div{display:grid;grid-template-columns:47px 1fr;grid-template-rows:auto auto;gap:2px 8px;padding:0 21px}.cred-wrap>div+div{border-left:1px solid #d9e5e1}.cred-idx{font-size:27px;color:var(--green);font-family:Georgia,serif;grid-row:span 2}.cred-wrap strong{font-size:13px;color:#19465a}.cred-wrap small{font-size:11px;color:#647b83}
.section{padding:105px 0}.section-top{display:grid;grid-template-columns:1.13fr .8fr;gap:70px;align-items:end;margin-bottom:38px}.section-top>p,.marketing-intro>p{max-width:500px;color:var(--muted);font-size:16px;line-height:1.8}.section h2{color:var(--blue);font-size:clamp(36px,4.4vw,59px);line-height:1.13;letter-spacing:-.048em;font-weight:790;margin-bottom:0}.section h2 span{color:var(--green)}
.path-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.path-card{background:white;border-top:5px solid var(--green);box-shadow:0 13px 35px #00457c14;overflow:hidden}.path-img{height:300px;position:relative;overflow:hidden}.path-img img{height:100%;object-fit:cover;transition:transform .5s}.path-card:hover .path-img img{transform:scale(1.035)}.path-number{position:absolute;bottom:0;left:0;background:var(--blue);color:white;padding:11px 18px;font-size:10px;font-weight:850;letter-spacing:.2em}.path-body{padding:34px 38px 38px}.path-body h3{color:var(--blue);font-size:33px;line-height:1.2;letter-spacing:-.04em;margin-bottom:17px}.path-body p{color:#5a717b;font-size:15px;min-height:98px;line-height:1.85}.arrow-link{display:inline-flex;gap:22px;align-items:center;color:var(--blue);text-decoration:none;font-size:13px;font-weight:850;padding-bottom:7px;border-bottom:2px solid var(--green)}.arrow-link:hover{color:var(--green)}
.blue-feature{background:var(--blue);color:#fff}.feature-grid{display:grid;grid-template-columns:.85fr 1fr;gap:105px;align-items:center}.blue-feature h2{color:#fff}.blue-feature h2 span{color:#afe0c5}.feature-intro>p:not(.kicker){font-size:17px;color:#d9eaf2;max-width:490px;margin:27px 0;line-height:1.9}.steps{display:grid;gap:0}.step{display:grid;grid-template-columns:67px 1fr;gap:10px;border-bottom:1px solid #ffffff39;padding:21px 0}.step:first-child{padding-top:0}.step:last-child{border-bottom:0}.step>span{font:28px Georgia,serif;color:#a8dfc4}.step h3{font-size:19px;margin:3px 0 5px;color:#fff}.step p{color:#d0e3eb;line-height:1.7;margin:0;font-size:13px}
.marketing{background:#fff}.marketing .section-top{grid-template-columns:1.1fr .9fr}.marketing-intro{display:flex;flex-direction:column;gap:12px;align-items:flex-start}.portfolio-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.portfolio-feature{text-decoration:none;display:block;background:#f8f5ee;border:1px solid #e5e7e2;transition:box-shadow .2s}.portfolio-feature:hover{box-shadow:var(--shadow)}.portfolio-image{height:315px;position:relative;overflow:hidden;background:linear-gradient(130deg,#2d6071,#0a3558)}.portfolio-image img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .5s;z-index:1}.video-fallback{position:absolute;inset:0;padding:36px;background:repeating-linear-gradient(125deg,#ffffff0a 0px,#ffffff0a 1px,transparent 1px,transparent 37px),linear-gradient(135deg,#00457c,#073e43);color:white;display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-end;z-index:0}.video-fallback span,.video-fallback small{font-size:10px;letter-spacing:.18em;color:#b4e0d3;font-weight:800}.video-fallback strong{font-size:clamp(24px,2.4vw,36px);letter-spacing:-.04em;line-height:1.14;margin:13px 0}.portfolio-feature:hover img{transform:scale(1.04)}.play-icon{position:absolute;z-index:2;left:50%;top:50%;transform:translate(-50%,-50%);width:64px;height:64px;border-radius:50%;display:grid;place-items:center;padding-left:3px;background:#ffffffde;color:var(--blue);font-size:23px;box-shadow:0 10px 20px #0004}.portfolio-caption{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:26px 29px}.portfolio-caption span:not(.outbound){font-size:10px;color:var(--green);font-weight:850;letter-spacing:.16em}.portfolio-caption h3{font-size:22px;color:var(--blue);margin:8px 0 3px}.portfolio-caption p{color:#5c747a;font-size:13px;margin:0}.outbound{font-size:23px;color:var(--green)}.portfolio-disclaimer{font-size:11px;color:#6f8487;margin-top:18px}
.story-photo{display:grid;grid-template-columns:1fr 1fr;min-height:500px}.story-photo-panel{overflow:hidden}.story-photo-panel img{height:100%;object-fit:cover}.story-message{background:#003e6a;padding:85px max(30px,calc((100vw - 1260px)/2 + 80px)) 85px 74px;color:white;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.story-message h2{font-size:clamp(38px,4.5vw,61px);line-height:1.11;margin:0 0 22px;letter-spacing:-.045em}.story-message>p:not(.kicker){color:#dbe8ef;font-size:16px;line-height:1.85;margin-bottom:24px}
.about-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:105px;align-items:center}.about-photo{max-width:480px;position:relative;background:#d4e7df;border:15px solid #dde9e4;box-shadow:var(--shadow)}.about-photo img{height:530px;object-fit:cover;object-position:center 11%}.about-stamp{position:absolute;bottom:25px;right:-30px;color:white;background:var(--blue);padding:15px 23px;font-size:12px;letter-spacing:.17em;font-weight:850}.about-stamp span{display:block;color:#b3e0ca;font-size:10px}.about-copy>p:not(.kicker){font-size:16px;color:#546c75;line-height:1.9}.about-copy h2{margin-bottom:25px}.about-copy blockquote{font:italic 26px Georgia,serif;color:var(--green);margin:25px 0 34px}.about-actions{display:flex;align-items:center;gap:23px;flex-wrap:wrap}.about-actions>a:not(.button){font-size:14px;color:var(--blue);font-weight:750}
.territory{background:#e9f0ed}.territory-grid{display:grid;grid-template-columns:1fr 1fr;gap:75px;align-items:center}.territory-grid>div>p:not(.kicker){color:#48696f;line-height:1.9;font-size:16px}.chips{display:flex;flex-wrap:wrap;gap:9px;margin-top:24px}.chips span{font-size:11px;letter-spacing:.02em;font-weight:770;color:#236352;background:white;border:1px solid #d1e2da;padding:9px 12px;border-radius:4px}
.questions{background:white}.q-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:95px}.q-grid>div>p:not(.kicker){color:#61727b;max-width:370px;line-height:1.85;margin:25px 0}.faq-list details{border-bottom:1px solid #d7e1df}.faq-list details:first-child{border-top:1px solid #d7e1df}.faq-list summary{list-style:none;cursor:pointer;padding:20px 34px 20px 0;font-size:16px;font-weight:800;color:var(--blue);position:relative}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:7px;top:13px;font-size:26px;font-weight:400;color:var(--green)}.faq-list details[open] summary:after{content:'−'}.faq-list details p{font-size:14px;color:#5d727d;line-height:1.9;margin:0 30px 19px 0}
.final-cta{background:linear-gradient(120deg,#00457c,#005e86);color:white}.final-grid{display:flex;align-items:center;justify-content:space-between;gap:60px}.final-cta h2{color:#fff}.final-cta h2 span{color:#b0dfc8}.final-cta p:not(.kicker){color:#dcebf0;max-width:590px;margin-top:25px}.final-actions{display:flex;flex-direction:column;min-width:310px;gap:11px}
.footer{background:#142a39;color:white;padding:70px 0 24px}.footer-grid{display:grid;grid-template-columns:1.6fr 1fr .75fr .75fr;gap:44px;align-items:start}.footer-identity>strong{display:block;letter-spacing:.13em;font-size:18px}.footer-identity>span{font-size:10px;color:#b7d2cb;letter-spacing:.11em}.footer-identity p{font:italic 22px Georgia,serif;color:#cbe5d3;line-height:1.5;margin:26px 0}.footer-broker{background:#fff;border-radius:3px;padding:10px}.footer-broker img{height:90px;object-fit:contain}.footer-col{display:flex;flex-direction:column;gap:12px}.footer-col strong{font-size:12px;letter-spacing:.16em;color:#b5dbca;margin-bottom:10px}.footer-col a,.social a{font-size:12px;text-decoration:none;color:#d2e2e8}.footer-col a:hover,.social a:hover{text-decoration:underline}.social{display:flex;flex-wrap:wrap;gap:17px}.footer-end{margin-top:48px;padding:19px 0;border-top:1px solid #ffffff29;display:flex;justify-content:space-between;gap:20px;color:#bbd0d8;font-size:11px}.compliance-note{margin:4px 0 0;font-size:11px;line-height:1.5;color:#91b0bc}
@media(max-width:1250px){.header-inner{gap:12px}.nav{gap:15px}.nav a{font-size:11px}.identity{min-width:240px}.hero-copy{padding-left:48px}.feature-grid{gap:55px}.about-grid{gap:55px}}
@media(max-width:960px){.nav{gap:12px}.nav>a:nth-child(1),.nav>a:nth-child(4){display:none}.hero-grid{grid-template-columns:1fr 1fr}.hero-copy{padding:65px 38px}.hero h1{font-size:clamp(43px,5.3vw,64px)}.hero-right{min-height:630px}.feature-grid{gap:35px}.about-photo img{height:450px}.about-grid{gap:50px}}
@media(max-width:750px){.container{padding:0 22px}.utility-inner{min-height:31px;font-size:8px}.header-inner{height:73px}.identity{min-width:0}.identity-text strong{font-size:14px}.identity-text small{font-size:8px}.identity-monogram{font-size:38px;padding-right:11px}.menu-button{display:block;margin-left:auto;background:#fff;color:var(--blue);border:1px solid #c5d6d0;padding:9px 13px;font-weight:760;border-radius:4px}.nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;box-shadow:0 15px 28px #003b502a;flex-direction:column;align-items:stretch;padding:15px 22px 25px;gap:5px}.nav.open{display:flex}.nav a,.nav>a:nth-child(1),.nav>a:nth-child(4){display:block;font-size:14px;padding:9px 2px}.nav .nav-cta{text-align:center;margin-top:10px}.hero-grid{grid-template-columns:1fr}.hero-copy{padding:67px 25px 74px}.hero h1{font-size:clamp(46px,9vw,65px)}.hero-copy>p{font-size:16px}.hero-signoff{margin-top:33px}.hero-right{height:400px;min-height:400px}.hero-photo-note{left:25px;bottom:28px}.hero-photo-note strong{font-size:26px}.hero-photo-vertical{font-size:8px}.cred-wrap{grid-template-columns:1fr;gap:0;padding-top:11px;padding-bottom:11px}.cred-wrap>div{padding:15px 0}.cred-wrap>div+div{border-left:none;border-top:1px solid #d9e5e1}.section{padding:74px 0}.section-top,.marketing .section-top{grid-template-columns:1fr;gap:20px;margin-bottom:30px}.section h2{font-size:clamp(34px,8vw,48px)}.path-grid{grid-template-columns:1fr;gap:19px}.path-img{height:245px}.path-body{padding:29px 25px}.path-body p{min-height:0}.feature-grid,.about-grid,.territory-grid,.q-grid{grid-template-columns:1fr;gap:40px}.blue-feature .feature-intro>p:not(.kicker){font-size:15px}.step{grid-template-columns:53px 1fr}.step h3{font-size:18px}.portfolio-grid{grid-template-columns:1fr}.portfolio-image{height:260px}.story-photo{grid-template-columns:1fr}.story-photo-panel{height:340px}.story-message{padding:65px 25px}.about-photo{max-width:430px}.about-photo img{height:440px}.about-stamp{right:-8px}.territory-grid{gap:10px}.q-grid{gap:20px}.final-grid{display:block}.final-actions{margin-top:30px;min-width:0}.footer-grid{grid-template-columns:1fr 1fr;gap:34px}.footer-identity{grid-column:span 2}.footer-broker{grid-column:span 2;max-width:210px}.footer-end{flex-direction:column;gap:5px}}
@media(max-width:420px){.utility-inner>span{display:none}.utility-inner{justify-content:flex-end}.hero-buttons .button{width:100%;justify-content:space-between}.identity-text small{font-size:7px}.path-body h3{font-size:29px}.story-photo-panel{height:285px}.about-photo img{height:340px}.about-stamp{font-size:10px}.portfolio-caption{padding:20px}.portfolio-image{height:210px}}
@media(prefers-reduced-motion:reduce){*,*::before,*::after{scroll-behavior:auto!important;transition:none!important}}

/* V3: cropped, genuine United Country icon; clean service promises */
.identity-emblem{display:flex;align-items:center;justify-content:center;width:62px;height:62px;flex-shrink:0;padding-right:10px;border-right:1px solid #afc5bc}
.identity-emblem img{width:54px;height:54px;object-fit:contain}
.cred-wrap>div{grid-template-columns:52px 1fr;gap:2px 12px;align-content:center}
.cred-icon{width:40px;height:40px;grid-row:span 2;color:var(--green);align-self:center}
.cred-wrap strong{font-size:14px;font-weight:820}
.cred-wrap small{font-size:12px}
.property-tag{position:absolute;z-index:2;right:21px;bottom:21px;background:#fff;padding:11px 16px;color:var(--blue);font-size:11px;letter-spacing:.11em;font-weight:850;box-shadow:0 6px 15px #0003}
@media(max-width:750px){.identity-emblem{width:53px;height:53px}.identity-emblem img{width:44px;height:44px}.cred-wrap>div{grid-template-columns:52px 1fr;padding:17px 0}.cred-icon{width:36px;height:36px}}

/* Texas Real Estate Commission required notices */
.legal-notices{background:#edf3f0;border-top:1px solid #cbded5;border-bottom:1px solid #cbded5;color:#153e57;padding:19px 0}.legal-notices-inner{display:flex;gap:18px;justify-content:space-between;align-items:center;flex-wrap:wrap}.legal-notices strong{font-size:15px;letter-spacing:.02em}.legal-links{display:flex;gap:12px 24px;flex-wrap:wrap}.legal-links a{color:#07487d;text-decoration:underline;text-underline-offset:3px;font-size:14px;font-weight:600;line-height:1.5}.legal-links a:hover{color:#007551}@media(max-width:700px){.legal-notices{padding:19px 0}.legal-notices-inner{align-items:flex-start}.legal-links{display:grid;gap:12px}}

/* Site footer: concise brokerage identification and general information notice. */
.footer-disclaimer{color:#c7d5df;font-size:12px;line-height:1.55;margin:12px 0 0;max-width:950px}