:root{--navy:#073459;--gold:#bf963e;--ink:#183447;--muted:#5e6e76;--cream:#f7f5ef;--line:#d9dedb}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);background:#fff;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}a,button,input,select,textarea{outline-offset:5px}header{height:122px;display:flex;align-items:center;justify-content:space-between;padding:20px 6%;border-bottom:1px solid var(--line);background:#fff}.brand img{width:178px;display:block}nav{display:flex;align-items:center;gap:36px;font-size:13px;font-weight:600}.nav-cta{border:1px solid var(--line);padding:11px 21px}.nav-cta span{margin-left:25px;color:var(--gold)}.menu{display:none}.skip{position:absolute;top:-100px}.skip:focus{top:10px;background:#fff;padding:12px;z-index:10}.hero{display:grid;grid-template-columns:47% 53%;min-height:670px}.hero-copy{padding:74px 8% 60px 13%}.eyebrow{font-size:10px;letter-spacing:2.2px;font-weight:bold;color:var(--gold);margin:0 0 25px}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.08;margin:0;color:var(--navy)}h1{font-size:clamp(48px,5.3vw,78px);letter-spacing:-2px}h1 em{font-weight:400;color:var(--gold)}.intro{font-size:17px;max-width:330px;color:var(--muted);margin:25px 0 28px}.button{display:inline-flex;gap:34px;align-items:center;background:var(--navy);color:white;padding:15px 23px;font-size:13px;font-weight:600;border:0;cursor:pointer}.button:hover{background:#124c73}.button span{color:#e3bd68;font-size:18px}.quiet{display:block;font-size:11px;margin-top:25px;color:var(--muted)}.hero-photo{position:relative;overflow:hidden}.hero-photo>img{width:100%;height:100%;object-fit:cover}.hero-photo:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,rgba(3,28,42,.75))}.photo-caption{position:absolute;bottom:44px;left:45px;color:white;z-index:1}.photo-caption span{font-size:10px;letter-spacing:2px;color:#eed294}.photo-caption p{font:32px/1.2 Georgia;margin:15px 0}.section{padding:94px 8%}h2{font-size:clamp(35px,3.4vw,51px);letter-spacing:-1px}.about{display:grid;grid-template-columns:1fr 1fr;gap:9%;border-bottom:1px solid var(--line)}.about-copy p{color:var(--muted);font-size:14px}.about-copy .large{font:24px/1.5 Georgia;color:var(--navy);margin-top:0}.text-link{display:inline-block;font-size:12px;color:var(--navy);border-bottom:1px solid var(--gold);padding-bottom:9px;margin-top:15px}.text-link span{margin-left:25px}.interests{background:var(--cream)}.section-head{display:flex;align-items:end;justify-content:space-between;margin-bottom:50px}.section-head>p{font-size:13px;color:var(--muted)}.interest-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid #c9cec9}.interest-grid article{padding:28px 30px 0 0}.interest-grid article+article{border-left:1px solid #c9cec9;padding-left:30px}.number{color:var(--gold);font:italic 19px Georgia}.interest-grid h3{font-size:33px;margin:25px 0 17px}.interest-grid p{font-size:14px;color:var(--muted);max-width:290px;min-height:92px}.interest-grid a{font-size:12px;font-weight:600}.interest-grid a span{color:var(--gold);margin-left:22px}.region{display:grid;grid-template-columns:1fr 1fr;background:var(--navy)}.region-image{min-height:440px;background:url('assets/appalachian-ridges.jpg') 20% 70%/cover}.region-copy{padding:65px 13%}.region h2{color:white}.region p:not(.eyebrow){color:#c9d6de;font-size:14px;margin:28px 0}.states{display:flex;gap:20px;flex-wrap:wrap;border-top:1px solid #567082;padding-top:25px;color:white;font-size:12px}.states span:before{content:'•';color:var(--gold);margin-right:10px}.process{border-bottom:1px solid var(--line)}.process-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:55px}.process h3{font-size:21px;line-height:1.4}.process h3 span{display:block;font:12px Arial;color:var(--gold);margin-bottom:15px}.process p:not(.eyebrow){color:var(--muted);font-size:14px}.contact{display:grid;grid-template-columns:.85fr 1.15fr;gap:9%;background:var(--cream)}.contact>div>p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:320px;margin-top:25px}.notice{border-left:2px solid var(--gold);padding-left:17px;margin-top:35px;max-width:325px}.notice strong{font-size:12px}.notice p{font-size:12px;line-height:1.6;color:var(--muted);margin:7px 0}label{display:block;font-size:12px;font-weight:600;margin-bottom:19px}input,select,textarea{display:block;width:100%;border:1px solid #cdd3d1;background:#fff;border-radius:0;margin-top:7px;padding:12px;color:var(--navy);font-size:14px}textarea{resize:vertical}small{font-weight:normal;color:var(--muted)}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}#prepared{margin-top:25px}.copy{background:white;border:1px solid var(--navy);padding:9px 18px;cursor:pointer}footer{padding:50px 8% 24px;display:grid;grid-template-columns:1fr 1fr;gap:30px;font-size:12px}footer img{width:195px}footer p{color:var(--muted)}footer>div:nth-child(2){display:flex;justify-content:end;align-items:center;gap:28px}.footer-bottom{grid-column:1/-1;border-top:1px solid var(--line);padding-top:22px;display:flex;justify-content:space-between;font-size:10px;color:var(--muted)}@media(max-width:800px){header{height:98px;padding:15px 6%}.brand img{width:150px}.menu{display:block;background:none;border:1px solid var(--line);padding:6px 12px}nav{display:none;position:absolute;top:98px;left:0;right:0;padding:25px 6%;background:#fff;z-index:5;flex-direction:column;align-items:start;gap:20px}nav.open{display:flex}.hero{grid-template-columns:1fr}.hero-copy{padding:55px 8%}.hero-photo{height:380px}.section{padding:60px 8%}.about,.contact{grid-template-columns:1fr;gap:35px}.section-head{display:block}.section-head>p{margin-top:25px}.interest-grid{grid-template-columns:1fr}.interest-grid article,.interest-grid article+article{border-left:none;border-bottom:1px solid var(--line);padding:25px 0}.interest-grid p{min-height:0;max-width:none}.region{grid-template-columns:1fr}.region-image{min-height:300px}.region-copy{padding:50px 8%}.process-grid{grid-template-columns:1fr;gap:25px}.process h3 span{display:inline;margin-right:15px}footer{grid-template-columns:1fr}footer>div:nth-child(2){justify-content:start;flex-wrap:wrap}.footer-bottom{gap:20px;flex-wrap:wrap}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.mailing{margin-top:30px}.mailing .eyebrow{margin-bottom:10px}.mailing address{font-style:normal;font-size:14px;line-height:1.8;color:var(--navy)}

.selling{background:#fff}.seller-intro{display:grid;grid-template-columns:1fr 1fr;gap:9%;padding-bottom:65px}.seller-intro .large{font:25px/1.4 Georgia;color:var(--navy);margin-top:0}.seller-intro p:not(.eyebrow):not(.large),.reasons p,.sale-process p,.seller-promise p,.operator-strip p:not(.eyebrow){color:var(--muted);font-size:14px}.seller-intro .button{margin-top:15px}.reasons{display:grid;grid-template-columns:1fr 1.5fr;gap:9%;border-top:1px solid var(--line);padding:55px 0}.reasons h3,.sale-process h3,.seller-promise h3,.operator-strip h3{font-size:31px;line-height:1.2}.reasons>div>p:not(.eyebrow){max-width:260px}.reason-list article{border-bottom:1px solid var(--line);padding:0 0 22px;margin-bottom:22px}.reason-list article:last-child{margin-bottom:0}h4{font:22px/1.3 Georgia;color:var(--navy);margin:0 0 12px}.reason-list p{margin:0}.sale-process{background:var(--cream);padding:42px}.sale-process ol{display:grid;grid-template-columns:1fr 1fr;list-style:none;padding:0;margin:35px 0 0;gap:35px 45px}.sale-process li>span{display:block;color:var(--gold);font:italic 23px Georgia;margin-bottom:15px}.sale-process p{margin-bottom:0}.seller-promise{padding-top:45px;max-width:670px}.operator-strip{display:grid;grid-template-columns:1fr 1fr;gap:9%;border-top:1px solid var(--line);background:var(--cream)}header nav{gap:24px}@media(max-width:1000px){header nav{gap:16px;font-size:12px}.brand img{width:155px}}@media(max-width:800px){.seller-intro,.reasons,.operator-strip{grid-template-columns:1fr;gap:28px}.sale-process{padding:28px}.sale-process ol{grid-template-columns:1fr}.seller-intro{padding-bottom:40px}.reasons{padding:35px 0}.reasons>div>p:not(.eyebrow){max-width:none}header nav{gap:20px}}
.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:8%;border-top:1px solid var(--line)}.faq>div>p:not(.eyebrow){font-size:14px;color:var(--muted);margin-top:25px}.faq-list details{border-bottom:1px solid var(--line);padding:19px 0}.faq-list details:first-child{border-top:1px solid var(--line)}.faq-list summary{font-size:15px;font-weight:600;cursor:pointer;color:var(--navy);padding-right:12px}.faq-list details p{font-size:14px;color:var(--muted);margin:17px 0 5px}.form-guidance{font-size:14px;margin:0 0 28px;color:var(--navy);padding-bottom:22px;border-bottom:1px solid var(--line)}fieldset{border:0;padding:0;margin:0 0 25px;min-width:0}legend{font:23px Georgia;color:var(--navy);margin-bottom:20px}legend small{font:12px Arial}.field-help{font-size:12px;color:var(--muted);margin:0 0 15px}.contact-notice{font-size:12px;color:var(--ink);line-height:1.65;margin:24px 0 12px}[hidden]{display:none!important}@media(max-width:800px){.faq{grid-template-columns:1fr;gap:30px}}@media(max-width:480px){.form-row{grid-template-columns:1fr;gap:0}}

.office-phone{margin-top:28px}.office-phone .eyebrow{margin-bottom:8px}.office-phone a{font:27px Georgia;color:var(--navy)}.additional-details{border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:5px}.additional-details summary{cursor:pointer;padding:17px 0;color:var(--navy);font-size:14px;font-weight:600}.additional-content{padding:8px 0 0}

.office-email{margin-top:24px}.office-email .eyebrow{margin-bottom:8px}.office-email a{color:var(--navy);font-size:17px;overflow-wrap:anywhere}

.hp{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.button:disabled{opacity:.7;cursor:wait}.form-error{font-size:13px;color:#8a2a1c;border-left:2px solid #8a2a1c;padding-left:14px;margin:18px 0 0}.form-error a{text-decoration:underline}.form-success{background:#fff;border-top:3px solid var(--gold);padding:38px 34px}.form-success:focus{outline:none}.form-success h3{font-size:34px;margin-bottom:14px}.form-success p:not(.eyebrow){font-size:14px;color:var(--muted)}.form-success a{color:var(--navy);text-decoration:underline}