:root{--green:#88b182;--deep:#113b3a;--ink:#162522;--muted:#5e6f69;--cream:#f7f4ec;--card:#ffffff;--gold:#cf9d4f;--line:#dce8e2}*{box-sizing:border-box}html,body{max-width:100%;overflow-x:hidden}body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,Segoe UI,sans-serif;color:var(--ink);background:var(--cream);line-height:1.65}img{max-width:100%}a{color:var(--deep);font-weight:800}.container{width:min(1160px,92vw);margin:auto}.site-header{position:sticky;top:0;z-index:10;background:rgba(247,244,236,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}.nav-wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:13px 0;flex-wrap:wrap}.brand-with-logo{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--deep);min-width:0;flex:1 1 310px}.brand-logo-lockup{display:flex;align-items:center;gap:8px;flex:0 0 auto;max-width:100%}.brand-logo{display:block;object-fit:contain}.brand-logo-personal{width:44px;height:44px}.brand-logo-broker{width:clamp(98px,13.5vw,150px);height:auto;border-radius:7px;background:#fff;padding:3px;box-shadow:0 6px 18px rgba(17,59,58,.08)}.brand-text{min-width:0}.brand-text strong,.brand-text small{display:block}.brand-text strong{line-height:1.1}.brand-with-logo small{display:block;color:var(--muted);font-size:.78rem}.nav{display:flex;align-items:center;justify-content:flex-end;gap:14px;flex:1 1 420px;flex-wrap:wrap}.nav a{text-decoration:none;font-size:.94rem}.btn{display:inline-flex;align-items:center;justify-content:center;border-radius:999px;background:var(--green);color:white!important;text-decoration:none;padding:.85rem 1.2rem;box-shadow:0 14px 35px rgba(17,59,58,.18)}.btn.ghost{background:#fff;color:var(--deep)!important;border:1px solid var(--line)}.btn.small{padding:.58rem .9rem}.hero{background:radial-gradient(circle at top right,rgba(136,177,130,.35),transparent 44%),linear-gradient(135deg,#f7f4ec 0%,#e7f0eb 100%);padding:78px 0 52px}.two-col{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(320px,.92fr);gap:42px;align-items:center}.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;font-weight:900;color:var(--green)}h1{font-family:Georgia,serif;font-size:clamp(2.45rem,5vw,5.2rem);line-height:.96;margin:.2rem 0 1rem;color:var(--deep)}h2{font-family:Georgia,serif;font-size:clamp(1.75rem,3vw,2.7rem);line-height:1.08;color:var(--deep)}h3{color:var(--deep);font-size:1.22rem}.lead{font-size:1.22rem;color:#314b47;max-width:760px}.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:22px}.photo-card,.card{background:var(--card);border:1px solid var(--line);border-radius:28px;padding:24px;box-shadow:0 20px 60px rgba(17,59,58,.09)}.headshot{display:block;width:100%;height:auto;max-height:560px;object-fit:contain;object-position:center top;border-radius:22px;background:#fff;margin-inline:auto}.logo-row{display:flex;align-items:center;gap:14px;margin-top:16px;flex-wrap:wrap}.personal-card-logo{width:clamp(62px,16vw,82px);height:auto;object-fit:contain;flex:0 0 auto}.broker-logo{width:clamp(180px,42vw,260px);max-width:100%;height:auto;background:#fff;border-radius:12px;padding:8px;flex:0 1 auto}.section{padding:64px 0}.section.alt{background:#fff}.card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.check-list{padding-left:1.2rem}.check-list li{margin:.45rem 0}.content{max-width:860px}.guide-layout{display:grid;grid-template-columns:260px minmax(0,1fr);gap:32px}.toc{position:sticky;top:90px;align-self:start}.toc a{display:block;padding:.45rem 0;text-decoration:none}.water-card{background:var(--deep);color:#fff;border-radius:28px;padding:28px}.water-card span{display:inline-block;margin:6px 6px 0 0;padding:.35rem .7rem;border:1px solid rgba(255,255,255,.28);border-radius:999px}.video{aspect-ratio:16/9;width:100%;border:0;border-radius:22px}.question-accordion{display:grid;gap:14px;margin-top:20px}.question-item{border:1px solid var(--line);border-radius:20px;background:#fff;box-shadow:0 10px 34px rgba(17,59,58,.06);overflow:hidden}.question-item summary{cursor:pointer;list-style:none;padding:18px 54px 18px 20px;font-weight:900;color:var(--deep);position:relative}.question-item summary::-webkit-details-marker{display:none}.question-item summary:after{content:"+";position:absolute;right:20px;top:50%;transform:translateY(-50%);font-size:1.35rem;color:var(--green);font-weight:900}.question-item[open] summary{border-bottom:1px solid var(--line);background:#f7fbf7}.question-item[open] summary:after{content:"–"}.question-item .answer{padding:18px 20px 20px}.question-item .answer p:first-child{margin-top:0;font-size:1.03rem;color:#2f4543}.answer-cta{margin-bottom:0}.answer-cta a{font-weight:900;color:var(--green);text-decoration:none}@media(max-width:900px){.two-col,.guide-layout,.card-grid{grid-template-columns:1fr}.nav-wrap{align-items:flex-start;flex-direction:column}.toc{position:static}.question-item summary{padding-right:46px}}


.tip-box{border-left:6px solid var(--green);background:#f1f7f2;border-radius:22px;padding:22px;margin:24px 0}.tip-box h3{margin-top:0}.ask-strip{background:var(--deep);color:#fff;border-radius:30px;padding:32px;display:grid;grid-template-columns:1fr auto;gap:22px;align-items:center}.ask-strip h2,.ask-strip p{color:#fff}.resource-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.stat-row{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}.stat{background:#fff;border:1px solid var(--line);border-radius:22px;padding:18px}.stat strong{display:block;font-size:1.55rem;color:var(--deep)}.quote{font-family:Georgia,serif;font-size:1.35rem;color:var(--deep);border-left:4px solid var(--gold);padding-left:18px}.story-card{background:#fff;border:1px solid var(--line);border-radius:24px;padding:22px}.mini-kicker{font-size:.82rem;text-transform:uppercase;letter-spacing:.13em;font-weight:900;color:var(--green)}@media(max-width:900px){.ask-strip,.resource-grid,.stat-row{grid-template-columns:1fr}}


.hub-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}.hub-card{background:#fff;border:1px solid var(--line);border-radius:22px;padding:20px;text-decoration:none;color:var(--ink);display:block}.hub-card strong{display:block;color:var(--deep);font-size:1.08rem;margin-bottom:6px}.authority-table{width:100%;border-collapse:collapse;background:#fff;border-radius:22px;overflow:hidden}.authority-table th,.authority-table td{padding:14px;border-bottom:1px solid var(--line);text-align:left;vertical-align:top}.authority-table th{background:#edf5ee;color:var(--deep)}.callout-list{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.note{font-size:.95rem;color:var(--muted)}@media(max-width:1000px){.hub-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.callout-list{grid-template-columns:1fr}}@media(max-width:640px){.hub-grid{grid-template-columns:1fr}}


.rating-scale{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:12px;margin:20px 0}.rating-scale div{background:#fff;border:1px solid var(--line);border-radius:18px;padding:14px;text-align:center}.rating-scale strong{display:block;font-size:1.5rem;color:var(--green)}.feature-badge{display:inline-block;border:1px solid var(--line);background:#fff;border-radius:999px;padding:.35rem .7rem;margin:.2rem;color:var(--deep);font-weight:800}.calendar-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}.calendar-grid article{background:#fff;border:1px solid var(--line);border-radius:20px;padding:18px}.map-placeholder{border:2px dashed var(--green);border-radius:26px;padding:28px;background:#f1f7f2}.myth{background:#fff;border:1px solid var(--line);border-radius:22px;padding:20px}.myth strong{color:var(--green)}@media(max-width:900px){.rating-scale,.calendar-grid{grid-template-columns:1fr 1fr}}@media(max-width:640px){.rating-scale,.calendar-grid{grid-template-columns:1fr}}


.path-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.path-card{background:#fff;border:1px solid var(--line);border-radius:24px;padding:22px}.question-list{columns:2;column-gap:36px}.question-list li{break-inside:avoid;margin:0 0 .55rem}.score-band{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:12px}.score-band div{background:#fff;border:1px solid var(--line);border-radius:20px;padding:16px}.score-band strong{display:block;font-size:1.7rem;color:var(--green)}.framework-step{counter-increment:step;background:#fff;border:1px solid var(--line);border-radius:24px;padding:22px}.framework-step:before{content:counter(step);display:inline-grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--green);color:white;font-weight:900;margin-bottom:10px}.framework-list{counter-reset:step;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}@media(max-width:900px){.path-grid,.framework-list{grid-template-columns:1fr}.question-list{columns:1}.score-band{grid-template-columns:1fr}}

.question-accordion{display:grid;gap:12px}.question-item{background:#fff;border:1px solid var(--line);border-radius:18px;padding:0;overflow:hidden}.question-item summary{cursor:pointer;font-weight:900;color:var(--deep);padding:16px 18px;list-style:none}.question-item summary::-webkit-details-marker{display:none}.question-item summary:after{content:"+";float:right;color:var(--green);font-size:1.2rem}.question-item[open] summary:after{content:"–"}.question-item p{margin:0;padding:0 18px 18px;color:var(--muted)}

.video-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;margin-top:28px}.video-card{overflow:hidden}.video-card h3{margin-top:8px}.video-embed{position:relative;width:100%;aspect-ratio:16/9;border-radius:20px;overflow:hidden;background:#10212b;margin-bottom:18px}.video-embed iframe{position:absolute;inset:0;width:100%;height:100%;border:0}@media (max-width:720px){.video-grid{grid-template-columns:1fr}}

.tool-frame{width:100%;min-height:1420px;border:1px solid var(--line,#d9e7e4);border-radius:26px;background:#fff;box-shadow:var(--shadow-soft,0 16px 45px rgba(10,49,59,.10));display:block}.roi-frame{display:block}@media(max-width:760px){.tool-frame{min-height:1850px;border-radius:18px}}
/* Embedded calculator/tool pages */
.tool-frame{width:100%;min-height:1500px;border:1px solid var(--line,#d9e7e4);border-radius:26px;background:#fff;box-shadow:var(--shadow-soft,0 16px 45px rgba(10,49,59,.10));display:block}
.property-tax-frame{min-height:1720px}
@media (max-width:700px){.tool-frame{min-height:1750px}.property-tax-frame{min-height:2050px}}

/* REAL + Carrie top-left header logo lockup */
.site-header .nav-wrap{align-items:center;}
.site-header .brand,.site-header .brand-with-logo{display:flex;align-items:center;justify-content:flex-start;gap:10px;min-width:0;text-align:left;}
.site-header .brand-logo-lockup{display:flex;align-items:center;justify-content:flex-start;gap:8px;flex:0 0 auto;max-width:100%;}
.site-header .brand-logo-personal{width:34px!important;height:34px!important;max-width:34px!important;min-width:34px!important;object-fit:contain!important;}
.site-header .brand-logo-broker{width:132px!important;max-width:34vw!important;height:42px!important;max-height:42px!important;min-width:112px!important;object-fit:contain!important;background:#fff;border-radius:7px;padding:3px;box-shadow:0 6px 18px rgba(79,122,75,.08);}
@media (max-width:720px){.site-header .brand-logo-personal{width:30px!important;height:30px!important;max-width:30px!important;min-width:30px!important}.site-header .brand-logo-broker{width:104px!important;min-width:92px!important;max-width:42vw!important;height:36px!important;max-height:36px!important}}

/* REAL brokerage lockup: logos stay in the top-left brand area. */
.brand-logo-lockup,.logo-lockup{display:inline-flex;align-items:center;gap:8px;flex-wrap:nowrap}.brand-logo-lockup .broker-llc,.logo-lockup .broker-llc{font-size:10px;line-height:1;font-weight:800;letter-spacing:.08em;text-transform:uppercase;color:var(--ink,#10212b);white-space:nowrap;margin-left:2px}.brand-logo-broker,.broker-logo{object-fit:contain}

/* AI-SEARCH-SITE-ARCHITECT v1 */
:root{
  --palm-green:#5F7462;
  --sea-glass:#A7C9C1;
  --blush:#F3C6B8;
  --sand:#F7F1E7;
  --olive:#3E4B3D;
  --gold:#D4AF37;
  --sea:#A7C9C1;
  --deep:#5F7462;
  --deep-2:#3E4B3D;
  --mist:#F7F1E7;
}
body{font-family:"Montserrat",system-ui,-apple-system,"Segoe UI",sans-serif}
h1,h2,h3,.hero h1,.subhero h1{font-family:"Playfair Display",Georgia,serif}
.ai-network-disclosure{border-top:1px solid var(--line,#d9e7e4);margin-top:24px;padding-top:20px}
.ai-network-disclosure p{margin:0 0 10px}
.ai-network-disclosure a{font-weight:700}
.ai-network-links{display:flex;gap:10px 18px;flex-wrap:wrap;margin:8px 0 0;padding:0;list-style:none}