:root{--cream:#f5f5f4;--paper:#ffffff;--white:#ffffff;--ink:#141414;--black:#0b0b0b;--teal:#1a8589;--teal-deep:#0b0b0b;--teal-tint:#eef0f0;--teal-light:#1a8589;--sand:#eaeaea;--line:rgba(0,0,0,.1);--muted:#5f6567;--display:"Cormorant Garamond",Georgia,"Times New Roman",serif;--body:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,sans-serif;--wrap:1180px;--radius:14px;--radius-lg:22px;--shadow:0 18px 50px -22px rgba(11,80,86,.35);--shadow-soft:0 10px 30px -18px 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.i{width:28px;height:28px}.hero{position:relative;min-height:clamp(560px,82vh,780px);display:flex;align-items:center;overflow:hidden;isolation:isolate}.hero-photo{position:absolute;inset:0;z-index:-2}.hero-photo img{width:100%;height:100%;object-fit:cover}.hero:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#000000e6,#000000bd 30%,#00000061 58%,#0000000d)}.hero-copy{max-width:660px;color:#fff;padding:clamp(2.4rem,6vw,4rem) 0}.hero-copy h1{color:#fff;margin-bottom:1.2rem;text-shadow:0 2px 30px rgba(0,0,0,.35)}.hero-copy .lede{color:#ffffffeb;max-width:560px;margin-bottom:2rem}@media (max-width:860px){.hero{min-height:clamp(520px,80vh,680px)}.hero:after{background:linear-gradient(90deg,#000000db,#000000a8 60%,#00000080)}}.trust{background:var(--ink);color:#fff}.trust .wrap{display:flex;flex-wrap:wrap;justify-content:center;gap:clamp(1rem,4vw,3.2rem);padding-top:1.4rem;padding-bottom:1.4rem;text-align:center}.trust-item{display:flex;align-items:center;gap:.6rem;font-size:.92rem;font-weight:500}.trust-item .i{width:22px;height:22px;color:var(--teal-light)}.trust-item b{color:#fff;font-weight:600}.diff{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}.diff-media{position:relative}.diff-media img{border-radius:var(--radius-lg);box-shadow:var(--shadow);width:100%;aspect-ratio:4/5;object-fit:cover}.diff-badge{position:absolute;bottom:-26px;left:-26px;background:var(--white);border-radius:var(--radius);box-shadow:var(--shadow-soft);padding:1.1rem 1.4rem;display:flex;align-items:center;gap:.9rem;border:1px solid var(--line)}.diff-badge .seal{width:46px;height:46px;color:var(--teal)}.diff-badge .bg-t{font-family:var(--display);font-size:1.5rem;color:var(--teal);line-height:1}.diff-badge 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.more .i{transform:translate(4px)}.card--feature{background:linear-gradient(160deg,var(--teal) 0%,var(--teal-deep) 100%);color:#fff}.card--feature h3{color:#fff}.card--feature p{color:#ffffffd1}.card--feature .card-ico{background:#ffffff29;color:#fff}.card--feature .more{color:#fff}.valuation{position:relative;overflow:hidden;background:var(--teal-deep);color:var(--cream)}.valuation:before{content:"";position:absolute;inset:0;opacity:.16;z-index:0;background:radial-gradient(60% 90% at 88% 15%,var(--teal) 0%,transparent 55%),radial-gradient(50% 70% at 5% 90%,var(--teal) 0%,transparent 60%)}.valuation .wrap{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}.valuation h2{color:#fff}.valuation .lede{color:#ffffffd9}.val-points{list-style:none;margin:1.5rem 0 0;padding:0;display:grid;gap:.75rem}.val-points li{display:flex;gap:.7rem;align-items:flex-start;font-size:1rem}.val-points .i{color:var(--teal-light);width:22px;height:22px;flex:none;margin-top:2px}.form-card{background:var(--white);color:var(--ink);border-radius:var(--radius-lg);padding:clamp(1.6rem,3vw,2.4rem);box-shadow:var(--shadow)}.form-card h3{color:var(--teal);margin-bottom:.35rem}.form-card .fine{font-size:.86rem;color:var(--muted);margin-top:1rem}.field{margin-bottom:1rem}.field label{display:block;font-size:.82rem;font-weight:600;letter-spacing:.02em;color:var(--ink);margin-bottom:.4rem}.field input,.field select,.field textarea{width:100%;font-family:var(--body);font-size:1rem;color:var(--ink);padding:.85rem 1rem;border:1.5px solid var(--line);border-radius:10px;background:var(--paper);transition:border-color .25s var(--ease),box-shadow .25s var(--ease)}.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--teal);box-shadow:0 0 0 4px #1a858926}.field textarea{min-height:120px;resize:vertical}.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:0 1rem}.form-note{display:none;margin-top:1rem;padding:.9rem 1.1rem;border-radius:10px;font-size:.92rem}.form-note.ok{display:block;background:var(--teal-tint);color:var(--teal-deep)}.form-note.err{display:block;background:#fbe9e5;color:#8a2b1a}.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}.stat .num{font-family:var(--display);font-size:clamp(2.6rem,5vw,3.8rem);color:var(--teal);line-height:1}.section--teal .stat .num{color:var(--teal-light)}.stat .lab{font-size:.9rem;color:var(--muted);letter-spacing:.03em;margin-top:.3rem}.section--teal .stat .lab{color:#fffc}.areas{display:grid;grid-template-columns:repeat(3,1fr);gap:.8rem}.area{display:flex;align-items:center;gap:.7rem;padding:1rem 1.2rem;background:var(--white);border:1px solid var(--line);border-radius:12px;font-weight:500;transition:.3s var(--ease)}.area:hover{border-color:var(--teal);transform:translate(4px)}.area .i{width:20px;height:20px;color:var(--teal)}.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}.quote{background:var(--white);border:1px solid var(--line);border-radius:var(--radius-lg);padding:2rem 1.9rem;position:relative}.quote .stars{display:flex;gap:.15rem;color:var(--teal);margin-bottom:1rem}.quote .stars .i{width:18px;height:18px;fill:var(--teal);stroke:var(--teal)}.quote p{font-family:var(--display);font-size:1.28rem;line-height:1.4;color:var(--ink);font-style:italic}.quote .who{display:flex;align-items:center;gap:.8rem;margin-top:1.3rem}.quote .who .av{width:42px;height:42px;border-radius:50%;background:var(--teal-tint);color:var(--teal);display:grid;place-items:center;font-family:var(--display);font-weight:600;font-size:1.1rem}.quote .who b{display:block;font-family:var(--body);font-size:.92rem}.quote .who span{font-size:.82rem;color:var(--muted)}.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}.split--reverse .split-media{order:2}.split-media img{border-radius:var(--radius-lg);box-shadow:var(--shadow);width:100%;aspect-ratio:5/6;object-fit:cover}.split-media .portrait-ph{aspect-ratio:5/6;border-radius:var(--radius-lg);border:1px solid var(--line);background:linear-gradient(160deg,var(--cream),var(--sand));display:grid;place-items:center;box-shadow:var(--shadow-soft)}.portrait-ph .mono{font-family:var(--display);font-size:4.5rem;color:var(--teal);opacity:.5}.portrait-ph .cap{position:absolute;bottom:14px;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--teal)}.split-media figure.portrait{position:relative;margin:0}.split-media figure.portrait img{display:block}.portrait-plate{position:absolute;left:16px;right:16px;bottom:16px;background:#fffffff2;border:1px solid var(--line);border-radius:14px;padding:.72rem 1rem;box-shadow:var(--shadow-soft);display:flex;flex-direction:column;gap:3px}.portrait-plate b{font-family:var(--display);font-size:clamp(1.05rem,2.2vw,1.28rem);font-weight:600;color:var(--black);line-height:1.2}.portrait-plate span{font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;color:var(--teal);line-height:1.3}.creds{list-style:none;margin:1.5rem 0 0;padding:0;display:grid;gap:.7rem}.creds li{display:flex;gap:.7rem;align-items:flex-start}.creds .i{color:var(--teal);width:22px;height:22px;flex:none;margin-top:2px}.cta-band{background:var(--black);color:#fff;text-align:center;position:relative;overflow:hidden}.cta-band .wrap{position:relative;z-index:1}.cta-band h2{color:#fff;max-width:760px;margin:0 auto}.cta-band .lede{color:#ffffffd9;max-width:560px;margin:1rem auto 0}.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,5vw,4rem)}.contact-info{display:grid;gap:1.3rem;align-content:start}.ci-item{display:flex;gap:1rem;align-items:flex-start}.ci-item .ci-ico{width:46px;height:46px;border-radius:11px;background:var(--teal-tint);color:var(--teal);display:grid;place-items:center;flex:none}.ci-item .ci-ico .i{width:22px;height:22px}.ci-item b{display:block;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}.ci-item a,.ci-item p{font-size:1.12rem;color:var(--ink);margin:.15rem 0 0;font-weight:500}.site-footer{background:var(--ink);color:#ffffffb8;padding:clamp(3.5rem,6vw,5rem) 0 2rem}.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2rem;margin-bottom:3rem}.footer-brand .brand .bname{color:#fff}.footer-brand p{margin-top:1rem;font-size:.95rem;max-width:320px}.footer-col h4{font-family:var(--body);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:var(--teal-light);margin-bottom:1.1rem;font-weight:600}.footer-col ul{list-style:none;margin:0;padding:0;display:grid;gap:.6rem}.footer-col a{font-size:.95rem;transition:color .25s}.footer-col a:hover{color:#fff}.footer-bottom{border-top:1px solid rgba(255,255,255,.12);padding-top:1.6rem;display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem;align-items:center;font-size:.85rem}.footer-legal{font-size:.78rem;color:#ffffff73;max-width:640px;margin-top:1rem;line-height:1.6}[data-reveal]{opacity:0;transform:translateY(24px);transition:opacity .8s var(--ease),transform .8s var(--ease)}[data-reveal].in{opacity:1;transform:none}[data-reveal-delay="1"]{transition-delay:.08s}[data-reveal-delay="2"]{transition-delay:.16s}[data-reveal-delay="3"]{transition-delay:.24s}@media (prefers-reduced-motion:reduce){[data-reveal]{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}@media (max-width:960px){.diff,.valuation .wrap,.split,.contact-grid{grid-template-columns:1fr}.split--reverse .split-media{order:0}.diff-media{max-width:460px;margin:0 auto}.cards-3,.quotes,.footer-top{grid-template-columns:1fr 1fr}.stats{grid-template-columns:1fr 1fr;gap:2rem}}@media (max-width:720px){.nav-links,.nav-phone{display:none}.menu-btn{display:block}.nav-cta .btn{display:none}.mobile-nav{position:fixed;inset:0 0 0 auto;width:min(84vw,340px);background:var(--paper);z-index:80;transform:translate(100%);transition:transform .38s var(--ease);box-shadow:-20px 0 60px -30px #00000080;padding:1.4rem;display:flex;flex-direction:column}.mobile-nav.open{transform:none}.cards-3,.cards-2,.quotes,.areas,.grid-2,.footer-top{grid-template-columns:1fr}.stats{grid-template-columns:1fr 1fr}.diff-badge{left:50%;transform:translate(-50%);bottom:-30px}}.mobile-nav{display:none}@media (max-width:720px){.mobile-nav{display:flex}}.mobile-nav .mn-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:2rem}.mobile-nav .mn-head .close{background:none;border:0;color:var(--teal);cursor:pointer}.mobile-nav a{padding:.9rem 0;font-size:1.15rem;font-family:var(--display);color:var(--ink);border-bottom:1px solid var(--line)}.mobile-nav .btn{margin-top:1.6rem;justify-content:center}.mobile-nav .mn-phone{margin-top:auto;padding-top:1.4rem;color:var(--teal);font-weight:600;display:flex;align-items:center;gap:.5rem}.scrim{position:fixed;inset:0;background:#00000080;z-index:70;opacity:0;visibility:hidden;transition:opacity .35s var(--ease)}.scrim.open{opacity:1;visibility:visible}.steps{list-style:none;margin:1.6rem 0 0;padding:0;display:grid;gap:1.1rem;counter-reset:s}.steps li{display:flex;gap:.9rem;align-items:flex-start}.steps li:before{counter-increment:s;content:counter(s);flex:none;width:30px;height:30px;border-radius:50%;background:var(--teal);color:#fff;font-weight:700;font-size:.9rem;display:grid;place-items:center;font-family:var(--body)}.steps b{display:block;margin-bottom:.15rem}.steps p{margin:0;color:var(--muted);font-size:.96rem}.cards-auto{grid-template-columns:repeat(auto-fit,minmax(248px,1fr))}.card--sm{padding:1.7rem 1.6rem}.card--sm .card-ico{width:48px;height:48px;margin-bottom:1rem}.card--sm h3{font-size:1.35rem}.card--sm p{font-size:.94rem}.offices{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem}.office-card{border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow-soft);border:1px solid var(--line);background:var(--white);display:flex;flex-direction:column}.office-card img{width:100%;height:230px;object-fit:cover;display:block}.office-card .oc-body{padding:1.7rem 1.8rem}.office-card .oc-state{font-family:var(--body);font-weight:600;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--teal);display:block;margin-bottom:.5rem}.office-card h3{color:var(--ink);font-size:1.7rem;margin-bottom:.7rem}.office-card p{color:var(--muted);margin:0 0 .3rem;font-size:.96rem}.office-card a{color:var(--teal);font-weight:600;display:inline-flex;align-items:center;gap:.4rem;margin-top:.8rem}.office-card a .i{width:18px;height:18px;color:var(--teal)}@media (max-width:760px){.offices{grid-template-columns:1fr}}


/* ===== Aug 2026 revisions (Carolyn) ===== */
/* Smaller home hero H1 */
.hero-copy h1{font-size:clamp(2rem,4.6vw,3.4rem)}
/* Big teal Empress logo band under the hero photo */
.logo-band{background:var(--teal);padding:clamp(.5rem,1.4vw,.8rem) 0}
.logo-band-mark{width:min(190px,48vw);height:auto;max-width:100%;margin:0 auto;display:block;filter:brightness(0) invert(1)}
.logo-band-tag{color:rgba(255,255,255,.92);margin:0 auto;max-width:820px;font-family:var(--display);font-style:italic;font-size:clamp(.9rem,1.7vw,1.08rem);letter-spacing:.02em}
/* Uniform teal service cards on the home page */
.cards--teal .card--sm{background:var(--teal);border-color:var(--teal);color:#fff}
.cards--teal .card--sm h3{color:#fff}
.cards--teal .card--sm p{color:rgba(255,255,255,.88)}
.cards--teal .card--sm .card-ico{background:rgba(255,255,255,.16);color:#fff}
.cards--teal .card--sm .card-ico .i{color:#fff}
.cards--teal .card--sm .more{color:#fff}
.cards--teal .card--sm:hover{border-color:transparent;box-shadow:var(--shadow)}
/* About name: keep on one line on desktop, wrap on small phones */
[data-edit-id="about-hero-h1"]{font-size:clamp(1.9rem,5vw,3.2rem)}
@media(max-width:560px){[data-edit-id="about-hero-h1"]{white-space:normal}}


/* ===== Aug 2026 - About page rethink (square portrait + slim blocks) ===== */
.portrait--square{max-width:440px;margin-inline:auto}
.portrait--square img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;border-radius:var(--radius-lg);border:1px solid var(--line);box-shadow:var(--shadow);display:block}
@media(max-width:900px){.portrait--square{max-width:380px}}
/* Slim callout (VA/FHA) */
.callout{display:grid;grid-template-columns:1fr auto;gap:clamp(1.2rem,3vw,2.4rem);align-items:center;background:var(--teal-tint);border:1px solid var(--line);border-left:4px solid var(--teal);border-radius:var(--radius-lg);padding:clamp(1.6rem,3.4vw,2.6rem)}
.callout h2{margin:.2rem 0 .6rem}
.callout .lede{margin-bottom:1rem}
.callout-points{list-style:none;margin:0;padding:0;display:grid;gap:.55rem}
.callout-points li{display:flex;gap:.6rem;align-items:flex-start;font-size:.96rem}
.callout-points .i{width:19px;height:19px;flex:0 0 auto;color:var(--teal);margin-top:2px}
.callout .btn{white-space:nowrap}
@media(max-width:760px){.callout{grid-template-columns:1fr}}
/* Forms strip */
.forms-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}
.form-item{display:flex;gap:.85rem;align-items:flex-start;padding:1.1rem 1.2rem;background:var(--white);border:1px solid var(--line);border-radius:14px;text-decoration:none;color:var(--ink);transition:transform .3s var(--ease),box-shadow .3s,border-color .3s}
.form-item:hover{transform:translateY(-3px);box-shadow:var(--shadow-soft);border-color:transparent}
.form-item .i{width:24px;height:24px;flex:0 0 auto;color:var(--teal);margin-top:2px}
.form-item b{display:block;font-size:1rem;margin-bottom:.15rem}
.form-item small{color:var(--muted);font-size:.85rem;line-height:1.4}
@media(max-width:760px){.forms-strip{grid-template-columns:1fr}}

.split-media:has(.portrait--square){align-self:start}