:root{--ink:#142d39;--navy:#112c38;--muted:#53646d;--paper:#fff;--wash:#f0f4f5;--line:#d8e1e4;--gold:#9a6b31;--gold-light:#dcc2a0;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-underline-offset:5px}a:hover{color:var(--gold)}button{font:inherit}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #94703f;outline-offset:5px}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);line-height:1.08;letter-spacing:-.045em}h1{font-size:clamp(3rem,6.8vw,6.75rem);margin-bottom:27px;max-width:960px}h2{font-size:clamp(2rem,3.6vw,3.6rem);margin-bottom:24px}h3{font-size:1.3rem;line-height:1.35;margin-bottom:12px}p{margin-bottom:20px}.wrap{width:min(1260px,calc(100% - 96px));margin:auto}.skip{position:absolute;left:16px;top:-80px;z-index:99;background:white;padding:12px}.skip:focus{top:12px}.topline{background:var(--navy);color:#d5e1e6;font-size:.875rem}.topline .wrap{display:flex;justify-content:space-between;gap:20px;padding-top:8px;padding-bottom:8px}.topline a{text-decoration:none;color:white}.header{border-bottom:1px solid var(--line);background:white;position:relative;z-index:5}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:25px;min-height:104px}.brand{text-decoration:none;display:flex;align-items:center;gap:13px;flex-shrink:0}.brand-word{font-size:1.9rem;line-height:.9;font-weight:700;letter-spacing:-.08em}.brand-word span{color:var(--gold)}.brand-label{font-size:.75rem;line-height:1.4;letter-spacing:.16em;border-left:1px solid var(--line);padding-left:13px}.nav{display:flex;align-items:center;gap:24px;font-size:.875rem}.nav a{text-decoration:none;white-space:nowrap;padding:8px 0}.nav a[aria-current=page]{border-bottom:1px solid var(--gold);color:var(--gold)}.header-call{border:1px solid var(--ink);padding:10px 17px!important}.menu-toggle{display:none;border:1px solid var(--line);background:white;padding:8px 14px;min-height:44px}.eyebrow{display:block;text-transform:uppercase;font-size:.875rem;letter-spacing:.14em;color:var(--gold);margin-bottom:22px}.hero{padding:86px 0 68px}.hero-grid{display:grid;grid-template-columns:1.35fr .65fr;gap:60px;align-items:end}.hero-lead{font-size:1.16rem;max-width:660px;color:var(--muted);line-height:1.8}.hero-side{border-left:1px solid var(--line);padding-left:36px;margin-bottom:4px}.hero-side .small{font-size:.875rem;color:var(--muted)}.hero-side h2{font-size:2rem;letter-spacing:-.025em}.hero-side a{font-size:.875rem}.buttons{display:flex;flex-wrap:wrap;align-items:center;gap:16px;margin-top:30px}.button{display:inline-flex;justify-content:center;align-items:center;background:var(--ink);color:white;text-decoration:none;padding:15px 24px;min-height:52px;font-size:.9375rem;border:1px solid var(--ink)}.button:hover{background:#254855;color:white}.button.light{background:transparent;color:var(--ink);border-color:var(--line)}.button.light:hover{border-color:var(--gold);color:var(--gold)}.hero-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid var(--line);margin-top:60px;padding-top:22px;font-size:.875rem;color:var(--muted)}.image-band{display:grid;grid-template-columns:1.45fr .55fr;min-height:430px;background:var(--navy);color:white}.image-band img{width:100%;height:100%;max-height:490px;object-fit:cover}.image-caption{padding:50px 45px;align-self:center}.image-caption h2{font-size:2.5rem;letter-spacing:-.025em}.image-caption p{color:#c1d0d7;font-size:.9375rem}.image-caption .eyebrow{color:var(--gold-light)}.section{padding:82px 0}.section.wash{background:var(--wash)}.section-label{font-size:.875rem;text-transform:uppercase;letter-spacing:.13em;color:var(--gold);display:block;margin-bottom:20px}.section-header{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start;margin-bottom:40px}.section-header p{color:var(--muted);max-width:570px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}.card{border-top:1px solid var(--line);padding-top:25px}.card-number{font-size:.875rem;color:var(--gold);display:block;margin-bottom:24px}.card p{color:var(--muted);font-size:1rem}.card a{font-size:.9375rem}.split{display:grid;grid-template-columns:1fr 1.1fr;gap:88px;align-items:start}.split.narrow{grid-template-columns:.8fr 1.2fr}.text p{color:var(--muted)}.text h3{margin-top:32px}.quiet-link{font-size:.875rem}.region-cards{display:grid;grid-template-columns:1fr 1fr;gap:28px}.region{padding:36px;background:white;border:1px solid var(--line);display:block;text-decoration:none}.region:hover{border-color:var(--gold);color:var(--ink)}.region .region-name{font-family:var(--serif);font-size:2.5rem;line-height:1.1;display:block;margin:18px 0 20px;letter-spacing:-.04em}.region p{color:var(--muted);margin-bottom:26px}.region .cityline{font-size:.875rem;color:var(--muted)}.region .link-label{font-size:.9375rem;text-decoration:underline}.contact{background:var(--navy);color:white;padding:74px 0}.contact .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:60px;align-items:center}.contact .eyebrow{color:var(--gold-light)}.contact h2{margin-bottom:15px}.contact p{color:#c1d0d7;max-width:630px;margin-bottom:0}.contact-action{text-align:right}.contact-action a{display:inline-block;color:white;font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2.7rem);text-decoration:none;letter-spacing:-.025em}.contact-action a:hover{color:var(--gold-light)}.contact-action span{display:block;font-size:.875rem;color:#c1d0d7;margin-top:12px}.footer{padding:48px 0 28px;background:#f7f9fa}.footer-top{display:grid;grid-template-columns:1fr 1fr;gap:50px}.footer-nav{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:14px 24px;font-size:.875rem;align-content:start}.footer-nav a{text-decoration:none}.footer-note{font-size:.875rem;color:var(--muted);margin:25px 0 0;max-width:690px}.footer-bottom{border-top:1px solid var(--line);margin-top:28px;padding-top:20px;display:flex;justify-content:space-between;gap:30px;font-size:.875rem;color:var(--muted)}.breadcrumb{font-size:.875rem;color:var(--muted);padding-top:28px;display:flex;gap:10px;flex-wrap:wrap}.breadcrumb a{text-decoration:none}.inner-hero{padding-top:54px}.inner-hero h1{font-size:clamp(2.9rem,6vw,5.8rem);max-width:1030px}.inner-hero .hero-lead{max-width:760px}.subnav{display:flex;flex-wrap:wrap;gap:14px 30px;padding:22px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font-size:.9375rem}.subnav a{text-decoration:none}.person-panel{background:var(--navy);padding:46px;color:white;min-height:405px;display:flex;flex-direction:column;justify-content:space-between}.initials{font-family:var(--serif);font-size:7rem;letter-spacing:-.08em;line-height:1;color:var(--gold-light)}.person-panel h2{font-size:2.4rem;margin:30px 0 8px}.person-panel p{color:#c1d0d7;margin:0}.person-panel .quiet-link{margin-top:22px;color:white}.list{list-style:none;margin:0;padding:0}.list li{border-top:1px solid var(--line);padding:20px 0;display:grid;grid-template-columns:42px 1fr;gap:12px}.list li>span{color:var(--gold);font-size:.875rem;padding-top:2px}.list h3{font-size:1.15rem;margin-bottom:8px}.list p{color:var(--muted);margin:0}.two-cards{grid-template-columns:1fr 1fr}.table-wrap{overflow-x:auto}table{border-collapse:collapse;width:100%;font-size:1rem}th,td{text-align:left;vertical-align:top;border-bottom:1px solid var(--line);padding:20px 18px 20px 0}th{color:var(--ink);font-weight:600;font-size:.875rem}td{color:var(--muted)}td:first-child{width:24%;color:var(--ink)}.faq{max-width:850px}.faq details{border-top:1px solid var(--line);padding:22px 0}.faq summary{cursor:pointer;list-style:none;position:relative;padding-right:40px;font-size:1.08rem}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';position:absolute;right:5px;top:-3px;font-size:1.5rem;color:var(--gold)}.faq details[open] summary:after{content:'−'}.faq details p{color:var(--muted);margin-top:18px;margin-bottom:0}.resources{border-top:1px solid var(--line);padding-top:22px;font-size:.875rem}.resources a{display:inline-block;margin:0 24px 10px 0}.resources p{color:var(--muted)}.market-note{background:var(--navy);color:white;padding:34px}.market-note p{color:#c1d0d7}.market-note .eyebrow{color:var(--gold-light)}.market-note h2{font-size:2.4rem}.meta{font-size:.875rem;color:var(--muted)}.notfound{padding:100px 0;min-height:60vh}@media(min-width:1600px){.wrap{width:1340px}}@media(max-width:1100px){.wrap{width:calc(100% - 56px)}.nav{gap:16px}.header-call{display:none}.hero-grid{gap:35px}.split{gap:45px}.image-caption{padding:35px 28px}}@media(max-width:800px){.header-inner{min-height:88px}.menu-toggle{display:block}.nav{display:none;position:absolute;top:88px;left:0;right:0;padding:20px 28px;background:white;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:8px}.nav[data-open=true]{display:flex}.nav a{padding:10px 0}.header-call{display:block;text-align:center}.hero{padding:56px 0 44px}.hero-grid,.split,.split.narrow,.section-header,.contact .wrap{grid-template-columns:1fr;gap:30px}.hero-side{margin-top:12px;padding-left:22px}.hero-side h2{margin-bottom:12px}.hero-bottom{margin-top:38px;flex-wrap:wrap}.image-band{grid-template-columns:1fr}.image-band img{height:320px}.image-caption{padding:35px 28px}.image-caption h2{max-width:600px}.section{padding:56px 0}.cards{grid-template-columns:1fr;gap:25px}.card-number{margin-bottom:12px}.two-cards,.region-cards{grid-template-columns:1fr}.contact-action{text-align:left}.footer-top{grid-template-columns:1fr;gap:30px}.footer-nav{justify-content:flex-start}.section-header{margin-bottom:20px}.person-panel{min-height:320px}.inner-hero{padding-top:40px}.region{padding:28px}}@media(max-width:480px){.wrap{width:calc(100% - 40px)}.topline .wrap{font-size:.8125rem;gap:10px}.topline .location{display:none}.brand-word{font-size:1.8rem}.brand-label{font-size:.75rem}h1{font-size:3.45rem}.hero-lead{font-size:1.0625rem}.buttons{gap:12px}.button{width:100%}.hero-bottom{gap:10px;flex-direction:column}.footer-bottom{flex-direction:column;gap:10px}.subnav{gap:12px 20px}.image-band img{height:240px}.person-panel{padding:30px}.inner-hero h1{font-size:3.05rem}th,td{min-width:150px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Visual refresh: fewer text blocks, photography, and a quieter footer. */
.visual-hero{padding:58px 0 30px}.visual-hero .hero-grid{grid-template-columns:1fr 1fr;gap:56px;align-items:center}.visual-hero h1{font-size:clamp(3rem,5.3vw,5.6rem)}.visual-hero .hero-lead{max-width:510px;font-size:1.1rem}.hero-photo{margin:0;overflow:hidden}.hero-photo img{width:100%;height:500px;object-fit:cover;object-position:50% 50%}.section{padding:64px 0}.section-heading{margin-bottom:32px;max-width:920px}.section-heading p{color:var(--muted);max-width:680px}.visual-cards{display:grid;grid-template-columns:1fr 1fr;gap:36px}.visual-card img{width:100%;height:320px;object-fit:cover}.visual-card-copy{padding:28px 0 0;max-width:520px}.visual-card-copy h3{font-family:var(--serif);font-size:2.2rem;letter-spacing:-.035em}.visual-card-copy p{color:var(--muted);max-width:440px}.visual-card-copy a{font-size:.9375rem}.visual-card-copy .section-label{margin-bottom:12px}.photo-story{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}.photo-story>div>img{width:100%;height:440px;object-fit:cover}.photo-story.reverse .story-visual{order:2}.story-visual{position:relative}.story-visual>img{height:560px!important}.story-visual>div{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,rgba(10,27,34,.94));padding:80px 32px 30px;color:white}.story-visual h2{font-size:3rem;margin-bottom:16px}.story-visual p{max-width:360px;margin-bottom:0}.story-visual .section-label{color:var(--gold-light);margin-bottom:15px}.owner-strip{display:flex;align-items:center;justify-content:space-between;gap:40px}.owner-strip h2{margin-bottom:14px}.owner-strip p{color:var(--muted);margin-bottom:0}.owner-strip>a{white-space:nowrap;font-size:1rem}.region{padding:30px;background:transparent;border:0;border-top:1px solid var(--line)}.region .region-name{font-size:2.2rem;margin-top:8px}.region p{margin-bottom:20px}.resources{padding-top:18px;margin-top:28px}.resources summary{cursor:pointer}.resources>div{padding-top:20px}.footer-top{grid-template-columns:1fr .8fr 1fr;gap:40px}.footer-nav{justify-content:flex-start}.affiliation p{color:var(--muted);font-size:.875rem;margin-bottom:8px}.affiliation h3{font-size:1.1rem;font-weight:600;margin-bottom:8px}.affiliation address{font-style:normal;font-size:.9375rem;line-height:1.65;color:var(--muted)}.footer-bottom>span:last-child{max-width:520px;text-align:right}.text .faq{margin-top:28px}.inner-hero{padding-bottom:38px}.inner-hero+.section{padding-top:38px}
@media(max-width:1100px){.visual-hero .hero-grid{gap:32px}.hero-photo img{height:460px}.photo-story{gap:40px}.footer-top{gap:28px}}
@media(max-width:800px){.visual-hero .hero-grid,.photo-story{grid-template-columns:1fr;gap:32px}.visual-hero{padding-top:42px}.visual-hero h1{font-size:clamp(3rem,9vw,4.6rem)}.hero-photo img{height:360px}.visual-cards{gap:26px}.visual-card img{height:240px}.visual-card-copy h3{font-size:1.8rem}.photo-story.reverse .story-visual{order:0}.photo-story>div>img{height:340px}.story-visual>img{height:420px!important}.section{padding:48px 0}.footer-top{grid-template-columns:1fr 1fr}.affiliation{grid-column:1/-1}.owner-strip{align-items:flex-start}.footer-bottom>span:last-child{text-align:left}.region{padding:24px 0}}
@media(max-width:560px){.visual-cards,.footer-top{grid-template-columns:1fr}.visual-card img{height:270px}.visual-card-copy{padding-top:22px}.hero-photo img{height:300px}.owner-strip{flex-direction:column;gap:20px}.story-visual>div{padding:75px 24px 26px}.story-visual h2{font-size:2.6rem}.photo-story>div>img{height:300px}.footer-nav{gap:12px 24px}.section-heading h2{font-size:2.5rem}}

/* Preserve the full headshot at desktop and mobile sizes. */
.hero-photo.portrait{max-width:520px;width:100%;justify-self:end}.hero-photo.portrait img{height:auto;aspect-ratio:1;object-fit:contain;object-position:center}@media(max-width:800px){.hero-photo.portrait{max-width:540px;justify-self:center}}

/* Tri county coverage and direct contact options. */
.region-cards{grid-template-columns:repeat(3,minmax(0,1fr))}.region .region-name{font-size:clamp(1.7rem,2.5vw,2.2rem)}
.contact-options{display:flex;justify-content:flex-end;flex-wrap:wrap;gap:12px 20px;margin-top:20px}.contact-options a,.contact-action .contact-email{font-family:var(--sans);font-size:1rem;letter-spacing:0;text-decoration:underline}.contact-action .contact-email{margin-top:14px;overflow-wrap:anywhere}.nav{gap:18px}.nav a{white-space:normal}
@media(max-width:1100px){.nav{gap:14px;font-size:.875rem}.header-inner{gap:20px}}
@media(max-width:800px){.region-cards{grid-template-columns:1fr}.contact-options{justify-content:flex-start}}

/* GTX fixes: seller form + footer license */
.seller-form-section .wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start}
.seller-form{display:grid;grid-template-columns:1fr 1fr;gap:18px 22px;background:white;border:1px solid var(--line);padding:36px}
.seller-form label{display:flex;flex-direction:column;gap:6px;font-size:.875rem;color:var(--muted)}
.seller-form .full{grid-column:1/-1}
.seller-form input,.seller-form select,.seller-form textarea{font:inherit;color:var(--ink);border:1px solid var(--line);background:var(--paper);padding:12px 14px;border-radius:0}
.seller-form input:focus,.seller-form select:focus,.seller-form textarea:focus{outline:3px solid #94703f;outline-offset:1px}
.seller-form textarea{min-height:120px;resize:vertical}
.seller-form button{grid-column:1/-1;justify-self:start;background:var(--navy);color:white;border:0;padding:14px 28px;cursor:pointer;letter-spacing:.02em}
.seller-form button:hover{background:var(--gold)}
.seller-form .form-note{grid-column:1/-1;font-size:.8125rem;color:var(--muted);margin:0}
.person-photo{width:100%;max-width:260px;height:auto;aspect-ratio:1/1;object-fit:cover}
.affiliation .memberships,.affiliation .hq-note{font-size:.875rem;color:var(--muted);margin:10px 0 0}
@media (max-width:860px){.seller-form-section .wrap{grid-template-columns:1fr;gap:30px}.seller-form{grid-template-columns:1fr;padding:24px}}

/* v2: county card photos, county requirements */
.region .region-photo{width:100%;height:220px;object-fit:cover;margin-bottom:6px}
.req-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px 36px;margin-top:8px}
.req-grid article{border-top:1px solid var(--line);padding-top:20px}
.req-grid h3{font-size:1.15rem}
.req-grid p{color:var(--muted);font-size:.97rem}
.req-note{margin-top:30px;padding:22px 26px;border-left:3px solid var(--gold);background:white;color:var(--ink)}
@media(max-width:800px){.req-grid{grid-template-columns:1fr}.region .region-photo{height:200px}}

/* Footer social links */
.footer-social{display:flex;gap:18px;margin-top:18px}.footer-social a{color:#142d39;display:inline-flex;padding:4px;margin:-4px;text-decoration:none}.footer-social a:hover{color:#9a6b31}