:root{
  --navy:#29345D;--royal:#233D9D;--gold:#D5B55C;--gold-deep:#B8963A;--cream:#FCF4D9;--gray:#F5F5F5;
  --ink:#1D2440;--muted:#5A6180;--line:rgba(41,52,93,.12);--white:#fff;
  --h:'Montserrat','Poppins',system-ui,sans-serif;--b:'Figtree',system-ui,sans-serif;--s:'Pinyon Script',cursive;
  --r:14px;--shadow:0 1px 2px rgba(29,36,64,.06),0 10px 30px -12px rgba(29,36,64,.18);
  --max:1180px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:84px;-webkit-text-size-adjust:100%}
body{font-family:var(--b);font-size:17px;line-height:1.65;color:var(--ink);background:var(--white);overflow-x:hidden}
img{max-width:100%;display:block}
a{color:var(--royal)}
a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-9999px;top:0;background:var(--navy);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
h1,h2,h3{font-family:var(--h);font-weight:700;line-height:1.15;color:var(--navy);letter-spacing:-.01em}
h2{font-size:clamp(28px,3.6vw,40px);margin-bottom:14px}
h3{font-size:19px;margin-bottom:8px}
.eyebrow{font-family:var(--h);font-weight:600;font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);display:inline-flex;align-items:center;gap:10px;margin-bottom:14px}
.eyebrow:before{content:"";width:28px;height:1px;background:currentColor}
.lede{font-size:19px;color:var(--muted);max-width:720px}
section{padding:96px 0}
.alt{background:var(--gray)}
.center{text-align:center}.center .lede{margin:0 auto}.center .eyebrow:after{content:"";width:28px;height:1px;background:currentColor}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-family:var(--h);font-weight:700;font-size:15px;letter-spacing:.02em;padding:15px 26px;border-radius:999px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:transform .15s,background .2s,box-shadow .2s;min-height:48px}
.btn-gold{background:var(--gold);color:var(--navy);box-shadow:0 8px 22px -10px rgba(213,181,92,.9)}
.btn-gold:hover{background:#DFC273;transform:translateY(-1px)}
.btn-ghost{border-color:rgba(252,244,217,.45);color:var(--cream);background:transparent}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--royal)}

/* header */
.top{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;height:76px}
.brand img{height:46px;width:auto}
.nav{display:flex;align-items:center;gap:26px}
.nav a{font-family:var(--h);font-weight:600;font-size:14px;color:var(--navy);text-decoration:none}
.nav a:hover{color:var(--royal)}
.nav .lang{border:1px solid var(--line);border-radius:999px;padding:6px 12px;font-size:12.5px;letter-spacing:.08em}
.nav .btn{padding:11px 20px;font-size:14px;min-height:44px}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:10px;width:46px;height:46px;cursor:pointer;color:var(--navy)}
.menu-btn span{display:block;width:20px;height:2px;background:currentColor;margin:4px auto}

/* hero */
.hero{position:relative;background:var(--navy);color:var(--cream);padding:88px 0 96px;overflow:hidden}
.hero:before{content:"";position:absolute;inset:-30% -10% auto auto;width:780px;height:780px;border-radius:50%;background:radial-gradient(circle,rgba(35,61,157,.85) 0%,rgba(35,61,157,0) 68%);pointer-events:none}
.hero:after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.hero .wrap{position:relative;display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.hero .eyebrow{color:var(--gold)}
.hero h1{color:#fff;font-size:clamp(36px,5vw,58px);margin-bottom:22px}
.hero h1 em{font-style:normal;color:var(--gold)}
.hero p.lede{color:rgba(252,244,217,.86);margin-bottom:32px}
.cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:34px}
.chips{display:flex;flex-wrap:wrap;gap:10px 22px;list-style:none}
.chips li{font-size:14.5px;color:rgba(252,244,217,.9);display:flex;align-items:center;gap:8px}
.chips li:before{content:"";width:7px;height:7px;transform:rotate(45deg);background:var(--gold);flex:none}
.report{background:var(--cream);color:var(--ink);border-radius:18px;padding:30px 30px 26px;box-shadow:0 30px 60px -25px rgba(0,0,0,.55);position:relative}
.report:before{content:"";position:absolute;inset:8px;border:1px solid rgba(213,181,92,.55);border-radius:12px;pointer-events:none}
.report h2{font-size:18px;margin-bottom:4px}
.report .sub{font-size:13.5px;color:var(--muted);margin-bottom:16px}
.bureaus{display:flex;gap:8px;margin-bottom:18px;flex-wrap:wrap}
.bureaus span{font-family:var(--h);font-weight:600;font-size:12px;background:#fff;border:1px solid var(--line);border-radius:999px;padding:5px 12px;color:var(--navy)}
.report ul{list-style:none;display:grid;gap:9px;margin-bottom:18px}
.report li{display:flex;justify-content:space-between;align-items:center;gap:12px;font-size:15px;padding:9px 0;border-bottom:1px dashed rgba(41,52,93,.18)}
.report li b{font-family:var(--h);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--royal);font-weight:700;white-space:nowrap}
.report .note{font-size:13px;color:var(--muted);border-left:3px solid var(--gold);padding-left:12px}

/* quick answer */
.qa-band{background:var(--cream);padding:56px 0}
.quick{display:grid;grid-template-columns:220px 1fr;gap:36px;align-items:start}
.quick .label{font-family:var(--h);font-weight:700;color:var(--navy);font-size:15px;border-top:2px solid var(--gold);padding-top:12px}
.quick h2{font-size:24px;margin-bottom:10px}
.quick p{font-size:18px;color:#2A3150}

/* services */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:44px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:30px 28px;box-shadow:var(--shadow)}
.card .num{font-family:var(--h);font-weight:700;font-size:13px;letter-spacing:.14em;color:var(--gold-deep);display:block;margin-bottom:18px;padding-bottom:14px;border-bottom:1px solid rgba(213,181,92,.5)}
.card p{color:var(--muted);font-size:16px}
.card small{display:block;margin-top:10px;font-size:13px;color:var(--muted);font-style:italic}

/* steps */
.steps{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;margin-top:52px;position:relative;counter-reset:s}
.steps:before{content:"";position:absolute;top:27px;left:28px;right:28px;height:1px;background:linear-gradient(90deg,var(--gold),rgba(213,181,92,.2))}
.steps li{position:relative;counter-increment:s}
.steps li:before{content:counter(s);display:grid;place-items:center;width:56px;height:56px;border-radius:50%;background:var(--navy);color:var(--gold);font-family:var(--h);font-weight:700;font-size:20px;border:2px solid var(--gold);margin-bottom:22px;position:relative}
.steps p{color:var(--muted);font-size:15.5px}
.bill{margin-top:44px;background:#fff;border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:10px;padding:20px 24px;font-size:16px}
.bill strong{font-family:var(--h);color:var(--navy)}

/* transparency */
.truth{background:var(--navy);color:var(--cream)}
.truth h2{color:#fff}.truth .lede{color:rgba(252,244,217,.8)}
.truth .eyebrow{color:var(--gold)}
.cols2{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin-top:44px}
.panel{border:1px solid rgba(252,244,217,.18);border-radius:var(--r);padding:30px;background:rgba(255,255,255,.035)}
.panel h3{color:var(--gold);font-size:17px;letter-spacing:.04em;text-transform:uppercase;margin-bottom:18px}
.panel ul{list-style:none;display:grid;gap:14px}
.panel li{padding-left:28px;position:relative;font-size:16px;color:rgba(252,244,217,.92)}
.panel.yes li:before{content:"";position:absolute;left:2px;top:9px;width:12px;height:7px;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
.panel.no li:before,.panel.no li:after{content:"";position:absolute;left:3px;top:13px;width:14px;height:2px;background:#E7A9A0;transform:rotate(45deg)}
.panel.no li:after{transform:rotate(-45deg)}
.rights{margin-top:26px;font-size:15px;color:rgba(252,244,217,.8)}
.rights a{color:var(--gold)}

/* videos */
.vgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:44px}
.video{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.poster{position:relative;aspect-ratio:16/9;background:linear-gradient(140deg,var(--navy) 0%,var(--royal) 100%);display:grid;place-items:center;color:var(--cream);border:0;width:100%;cursor:default;font:inherit}
.poster:after{content:"";position:absolute;inset:10px;border:1px solid rgba(213,181,92,.45);border-radius:8px;pointer-events:none}
.poster .play{width:62px;height:62px;border-radius:50%;border:2px solid var(--gold);display:grid;place-items:center}
.poster .play:before{content:"";border-left:16px solid var(--gold);border-top:10px solid transparent;border-bottom:10px solid transparent;margin-left:5px}
.poster .tag{position:absolute;left:18px;top:18px;font-family:var(--h);font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;background:var(--gold);color:var(--navy);padding:4px 10px;border-radius:999px}
.poster .ep{position:absolute;right:20px;bottom:16px;font-family:var(--h);font-weight:700;font-size:34px;color:rgba(252,244,217,.16)}
.poster.ready{cursor:pointer}.poster.ready:hover .play{background:rgba(213,181,92,.15)}
.poster iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.video .body{padding:22px 24px 24px;flex:1}
.video h3{font-size:17px}
.video p{font-size:15px;color:var(--muted);margin-bottom:12px}
.video details{border-top:1px solid var(--line);padding-top:10px}
.video summary{font-family:var(--h);font-weight:600;font-size:13.5px;color:var(--royal);cursor:pointer}
.video details ul{margin:10px 0 0 18px;font-size:14.5px;color:var(--ink);display:grid;gap:6px}

/* FAQ */
.faq{max-width:880px;margin:44px auto 0;display:grid;gap:12px}
.faq details{background:#fff;border:1px solid var(--line);border-radius:12px;padding:0 24px;transition:box-shadow .2s}
.faq details[open]{box-shadow:var(--shadow);border-color:rgba(213,181,92,.6)}
.faq summary{list-style:none;cursor:pointer;padding:20px 36px 20px 0;font-family:var(--h);font-weight:600;font-size:17px;color:var(--navy);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"";position:absolute;right:4px;top:26px;width:10px;height:10px;border-right:2px solid var(--gold-deep);border-bottom:2px solid var(--gold-deep);transform:rotate(45deg);transition:transform .2s}
.faq details[open] summary:after{transform:rotate(-135deg);top:30px}
.faq .a{padding:0 0 22px;color:#38405F;font-size:16.5px}
.faq .a p+p{margin-top:10px}

/* coverage */
.cover{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:40px}
.zone{border:1px solid var(--line);border-radius:var(--r);padding:26px 22px;background:#fff}
.zone .k{font-family:var(--h);font-weight:700;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:10px;display:block}
.zone h3{font-size:20px}
.zone p{font-size:15px;color:var(--muted)}
.zone.pr{background:var(--cream);border-color:rgba(213,181,92,.6)}

/* realty band */
.keys{background:var(--cream)}
.keys .wrap{display:grid;grid-template-columns:1.2fr .8fr;gap:48px;align-items:center}
.script{font-family:var(--s);font-size:clamp(34px,4vw,48px);color:var(--gold-deep);line-height:1;display:block;margin-bottom:6px}
.disclose{font-size:13.5px;color:var(--muted);margin-top:18px;border-top:1px solid rgba(41,52,93,.15);padding-top:14px}
.keys .box{background:var(--navy);color:var(--cream);border-radius:var(--r);padding:30px}
.keys .box h3{color:var(--gold);font-size:16px;text-transform:uppercase;letter-spacing:.08em}
.keys .box ol{margin:14px 0 0 20px;display:grid;gap:8px;font-size:15.5px}

/* contact */
.contact .wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px}
.info{list-style:none;display:grid;gap:18px;margin-top:28px}
.info li{display:grid;gap:2px}
.info .k{font-family:var(--h);font-weight:700;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep)}
.info a,.info span{font-size:18px;color:var(--navy);text-decoration:none;font-weight:500}
form{background:#fff;border:1px solid var(--line);border-radius:18px;padding:34px;box-shadow:var(--shadow);display:grid;gap:16px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{font-family:var(--h);font-weight:600;font-size:13px;color:var(--navy);display:grid;gap:6px}
input,select,textarea{font:inherit;font-size:16px;padding:13px 14px;border:1px solid rgba(41,52,93,.25);border-radius:10px;background:#fff;color:var(--ink);width:100%}
textarea{min-height:96px;resize:vertical}
.check{display:flex;gap:12px;align-items:flex-start;font-family:var(--b);font-weight:400;font-size:13px;color:var(--muted);line-height:1.5}
.check input{width:20px;height:20px;flex:none;margin-top:2px;accent-color:var(--navy)}
.pr-note{display:none;background:var(--cream);border-left:3px solid var(--gold);padding:12px 14px;font-size:14px;border-radius:6px}
.pr-note.show{display:block}
.form-msg{font-size:14.5px;color:var(--navy);min-height:1em}
.hp{position:absolute;left:-9999px}

/* footer */
footer{background:var(--ink);color:rgba(252,244,217,.78);padding:64px 0 34px;font-size:14.5px}
footer .grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:40px;padding-bottom:36px;border-bottom:1px solid rgba(252,244,217,.12)}
footer img{height:54px;width:auto;margin-bottom:16px}
footer h4{font-family:var(--h);color:var(--gold);font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:14px}
footer ul{list-style:none;display:grid;gap:8px}
footer a{color:rgba(252,244,217,.9);text-decoration:none}footer a:hover{color:var(--gold)}
.legal{padding-top:26px;font-size:12.5px;line-height:1.6;color:rgba(252,244,217,.6);display:grid;gap:10px}
.legal details summary{cursor:pointer;color:rgba(252,244,217,.85);font-weight:600}
.legal details div{margin-top:10px;display:grid;gap:8px}

/* responsive */
@media (max-width:1020px){
  .hero .wrap,.keys .wrap,.contact .wrap{grid-template-columns:1fr;gap:40px}
  .grid3,.vgrid{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr 1fr}.steps:before{display:none}
  .cover{grid-template-columns:1fr 1fr}
  footer .grid{grid-template-columns:1fr 1fr}
}
@media (max-width:860px){
  .menu-btn{display:block}
  .nav{position:absolute;top:76px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px 20px 20px;border-bottom:1px solid var(--line);display:none;box-shadow:0 20px 30px -20px rgba(0,0,0,.25)}
  .nav.open{display:flex}
  .nav a{padding:14px 0;border-bottom:1px solid var(--line)}
  .nav .lang{align-self:flex-start;margin:14px 0}
  .nav .btn{margin-top:6px}
}
@media (max-width:640px){
  body{font-size:16px}
  section{padding:68px 0}
  .wrap{padding:0 16px}
  .hero{padding:56px 0 64px}
  .grid3,.vgrid,.steps,.cols2,.cover,.row2,footer .grid{grid-template-columns:1fr}
  .quick{grid-template-columns:1fr;gap:14px}
  .report{padding:24px 20px}
  form{padding:24px 18px}
  .brand img{height:38px}
  .cta-row .btn{width:100%}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}