:root{--g:#132e4f;--gold:#c49a45;--paper:#faf8f3;--soft:#f3eee4;--sage:#e6ebf1;--ink:#17202c;--line:#d5d0c4}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:124px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 Arial,"Noto Sans",sans-serif}.wrap{width:min(1160px,calc(100% - 36px));margin:auto}.site-header{position:sticky;top:0;z-index:100;background:rgba(250,248,243,.98);box-shadow:0 2px 12px #0002}.nav{min-height:86px;display:flex;align-items:center;gap:12px}.brand img{width:160px;height:74px;object-fit:contain}.links{margin-left:auto;display:grid;grid-template-columns:repeat(6,1fr);gap:6px;width:min(825px,calc(100% - 175px))}.links a{height:42px;display:flex;align-items:center;justify-content:center;text-align:center;text-decoration:none;color:var(--ink);font-size:13px;font-weight:600;border-bottom:4px solid transparent;white-space:nowrap}.links a.active{color:var(--g);border-bottom-color:var(--gold);font-weight:800}.links a.app-tab{background:transparent;border-radius:0}.menu{display:none}.hero{height:610px;position:relative;overflow:hidden;color:white;background:url('../images/listing-greenwillow.jpg') center/cover}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#0008,#0001)}.hero-copy{position:relative;z-index:2;padding-top:130px;max-width:650px}.hero h1{font-size:clamp(2.7rem,5vw,4.5rem)}h1,h2,h3{font-family:Georgia,"Times New Roman",serif;font-weight:400;line-height:1.2}.section{padding:68px 0}.subhero{padding:64px 0;background:var(--soft)}.btn{display:inline-block;background:var(--g);color:white;text-decoration:none;border:0;border-radius:3px;padding:11px 18px;font-weight:700;cursor:pointer}.grid2{display:grid;grid-template-columns:1fr 1fr;gap:18px}.card{background:white;border:1px solid var(--line);padding:25px}details{background:white;border:1px solid var(--line);margin:0 0 12px}summary{cursor:pointer;list-style:none;padding:17px 20px;font-weight:700}summary:after{content:'+';float:right;color:var(--g)}details[open]>summary:after{content:'×'}.detail{padding:0 20px 20px}.category>summary{font-size:20px;background:var(--sage)}.notice{background:#fbf3e2;border-left:4px solid var(--gold);padding:15px;margin:18px 0}.floating-tools{position:fixed;right:18px;top:145px;z-index:140;width:210px;background:white;border:1px solid var(--line);box-shadow:0 8px 24px #0002;padding:10px;border-radius:8px}.floating-tools button,.floating-tools select{width:100%;margin:4px 0;padding:9px;border:1px solid var(--line);background:white}.floating-tools .listen{background:var(--g);color:white}.floating-tools .stop{background:#f7dfd8}.speech-status{font-size:11px;display:block}.top-button{position:fixed;right:22px;bottom:22px;background:var(--g);color:white;border:0;border-radius:999px;padding:11px 14px;opacity:0;pointer-events:none}.top-button.show{opacity:1;pointer-events:auto}.footer{padding:42px 0;border-top:1px solid var(--line)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.field{display:grid;gap:5px}.field input,.field textarea,.field select{padding:10px}.full{grid-column:1/-1}@media(max-width:1000px){.floating-tools{top:auto;bottom:72px;right:12px;width:190px}.links a{font-size:11px}}@media(max-width:800px){.nav{flex-wrap:wrap}.menu{display:block;margin-left:auto}.links{display:none;grid-template-columns:1fr;width:100%;margin:0 0 10px}.links.open{display:grid}.grid2,.form-grid{grid-template-columns:1fr}.full{grid-column:auto}.floating-tools{width:170px}.hero{height:520px}}
/* FULL V7 components */
.alt{background:var(--soft)}.sage{background:var(--sage)}.eyebrow{color:var(--gold);font-size:12px;letter-spacing:.13em;font-weight:800}.lead{font-size:18px}.actions{display:flex;gap:10px;flex-wrap:wrap}.btn.gold{background:var(--gold);color:#132e4f}.slideshow{height:630px;position:relative;overflow:hidden;color:#fff}.slide{position:absolute;inset:-4%;opacity:0;background-size:cover;background-position:center;animation:show 24s infinite}.slide:nth-child(1){background-image:url('../images/listing-greenwillow.jpg')}.slide:nth-child(2){background-image:url('../images/hero-kitchen.jpg');animation-delay:8s}.slide:nth-child(3){background-image:url('../images/hero-bath-dark.jpg');animation-delay:16s}@keyframes show{0%{opacity:0;transform:scale(1)}5%{opacity:1}29%{opacity:1}38%{opacity:0;transform:scale(1.075)}100%{opacity:0}}.slideshow:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#0008,#0001)}.slideshow .hero-copy{z-index:2}.clarity{display:grid;grid-template-columns:1fr 1fr;gap:45px;align-items:center}.clarity img{width:100%;height:430px;object-fit:cover}.journey-grid,.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:18px;align-items:stretch}.journey-column{display:grid;grid-template-rows:auto auto repeat(3,minmax(175px,1fr))}.step{padding:22px;background:var(--soft);border:1px solid var(--line)}.num{font:28px Georgia;color:var(--g)}.form-card{background:#fff;border:1px solid var(--line);padding:25px;display:flex;flex-direction:column}.form-card form{height:100%;display:flex;flex-direction:column}.form-actions{margin-top:auto;padding-top:15px}.consent{display:flex;gap:8px;font-size:13px;margin:14px 0}.note{font-size:13px;color:#5b6574}.hp{position:absolute;width:1px;height:1px;margin:0;padding:0;overflow:hidden;clip:rect(0 0 0 0);clip-path:inset(50%);white-space:nowrap;border:0}.timeline,.fees{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.fee{padding:22px;border:1px solid var(--line);background:#fff}.fee strong{font:28px Georgia;color:var(--g)}.service-list{list-style:none;padding:0}.service-list li{border-bottom:1px solid var(--line);padding:9px 0}.service-list li:before{content:'✓';color:var(--g);margin-right:9px}.management-summary{display:flex;flex-direction:column}.management-summary .mini{border-top:1px solid var(--line);padding-top:14px;margin-top:18px}.calculator{margin-top:24px;padding:24px;background:var(--sage);border:1px solid var(--line)}.dual-calcs{display:grid;grid-template-columns:1fr 1fr;gap:18px}.calc-card{background:#fff;border:1px solid var(--line);padding:20px}.calc-fields{display:grid;grid-template-columns:1fr 1fr;gap:12px}.calc-fields label{display:grid;gap:5px;font-size:13px}.calc-fields input{padding:9px;min-width:0}.result{background:var(--g);color:#fff;padding:18px;margin-top:15px}.result-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px}.result b{font-size:20px}.desc{font-size:12px;display:block}.install-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.install-card{background:#fff;border:1px solid var(--line);padding:22px}.appgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}.appcard{background:#fff;border:1px solid var(--line);padding:22px;text-decoration:none}.success{padding:90px 0;min-height:55vh}@media(prefers-reduced-motion:reduce){.slide{animation:none;opacity:0}.slide:first-child{opacity:1}}@media(max-width:800px){.clarity,.journey-grid,.form-pair,.timeline,.fees,.dual-calcs,.install-grid,.appgrid{grid-template-columns:1fr}.journey-column{display:block}.calc-fields,.result-grid{grid-template-columns:1fr}.clarity img{height:320px}}
/* Version 7.1 navigation polish */
.links a.app-tab{background:transparent;color:var(--g);border-radius:0;padding-left:8px;padding-right:8px;font-weight:700}
.links a.app-tab::before{content:"📱";margin-right:5px;font-size:14px;line-height:1}
.links a.app-tab:hover{color:var(--g);background:var(--sage)}
.links a.app-tab.active{color:var(--g);background:transparent;border-bottom-color:var(--gold)}
.floating-tools{width:180px;padding:8px}
.floating-tools button,.floating-tools select{padding:7px;font-size:13px}
@media(max-width:1000px){.floating-tools{width:168px}}
@media(max-width:800px){.links a.app-tab::before{font-size:13px}.floating-tools{width:156px}}
/* RTL layout for Persian and Arabic */
body.rtl{text-align:right}
body.rtl .links{margin-left:0;margin-right:auto}
body.rtl .service-list li:before{margin-right:0;margin-left:9px}
body.rtl .floating-tools{right:auto;left:18px}
body.rtl .top-button{right:auto;left:22px}
body.rtl input,body.rtl textarea,body.rtl select{text-align:right;direction:rtl}
body.rtl summary:after{float:left}
@media(max-width:800px){body.rtl .floating-tools{right:auto;left:12px}}

/* Client Desk accessibility and readability update */
.eyebrow{display:inline-block;background:rgba(255,255,255,.94);color:var(--g);padding:7px 12px;border-left:4px solid var(--gold);border-radius:3px;font-size:14px;text-shadow:none;letter-spacing:.11em}.owner-benefits{margin:18px 0}.benefit-card{border-top:4px solid var(--gold)}.benefit-card h3{color:var(--g);margin-top:0}.font-controls{display:grid;grid-template-columns:1fr 1fr;gap:6px}.font-controls button{font-weight:800;font-size:15px}.form-email-fallback{margin-top:12px}.form-card input:focus,.form-card textarea:focus,.form-card select:focus{outline:3px solid #c49a4566;border-color:var(--gold)}@media(max-width:800px){.owner-benefits{grid-template-columns:1fr}}

/* Client Desk Version 14: reliable text sizing and searchable resource FAQs */
body{font-size:1rem}
.faq-search{background:#fff;border:1px solid var(--line);border-top:4px solid var(--gold);padding:22px;margin:0 0 24px}
.faq-search h2{margin-top:0}
.faq-search input{width:min(720px,100%);padding:12px 14px;border:1px solid var(--line);font:inherit}
.faq-search input:focus{outline:3px solid #c49a4566;border-color:var(--gold)}
.faq-search-clear{margin-left:8px}
.faq-search-status{min-height:1.5em;margin:10px 0 0;font-weight:700;color:var(--g)}
.sr-only{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}
.faq-search-no-results{padding:18px;background:#fbf3e2;border-left:4px solid var(--gold);margin-bottom:20px}
body.rtl .faq-search-clear{margin-left:0;margin-right:8px}
@media(max-width:600px){.faq-search-clear{margin:10px 0 0;width:100%}.faq-search input{width:100%}body.rtl .faq-search-clear{margin:10px 0 0}}

/* Client Desk Version 16 */
.floating-tools{transition:width .2s ease,padding .2s ease}.access-toggle{position:absolute;right:5px;top:5px;width:32px!important;height:32px;margin:0!important;padding:0!important;border-radius:50%!important;background:var(--g)!important;color:#fff;font-weight:900;z-index:2}.access-panel-body{padding-top:30px}.floating-tools.collapsed{width:52px!important;height:52px;padding:0!important;border-radius:50%}.floating-tools.collapsed .access-panel-body{display:none}.floating-tools.collapsed .access-toggle{position:static;width:52px!important;height:52px;margin:0!important;font-size:0}.floating-tools.collapsed .access-toggle:after{content:'☰';font-size:22px}.promo-section{background:linear-gradient(180deg,var(--paper),#f5f1e7)}.promo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:26px}.promo-grid.two{grid-template-columns:repeat(2,1fr)}.promo-card{background:#fff;border:1px solid var(--line);border-top:5px solid var(--gold);padding:26px;box-shadow:0 10px 30px #0000000d;display:flex;flex-direction:column}.promo-card .btn{margin-top:auto;align-self:flex-start}.promo-kicker{font-size:12px;letter-spacing:.12em;font-weight:800;color:var(--g)}.promo-number{font:48px Georgia,serif;color:var(--g);line-height:1.1;margin:10px 0 2px}.promo-note{margin-top:20px;padding:14px 16px;background:#fbf3e2;border-left:4px solid var(--gold);font-size:13px}.compare-wrap{overflow-x:auto;border:1px solid var(--line);background:#fff}.compare-table{width:100%;border-collapse:collapse;min-width:720px}.compare-table th,.compare-table td{padding:15px 16px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}.compare-table th{background:var(--g);color:#fff}.compare-table tbody tr:nth-child(even){background:var(--soft)}.compare-table td:nth-child(2){color:var(--g)}.investor-program{background:var(--g);color:#fff}.investor-program .eyebrow{color:var(--g)}.investor-program .promo-number{color:#e2c27d}.investor-layout{display:grid;grid-template-columns:1.6fr .8fr;gap:30px;align-items:start}.investor-callout{background:#ffffff12;border:1px solid #ffffff44;padding:25px}.investor-program .service-list li:before{color:#e2c27d}body.rtl .compare-table th,body.rtl .compare-table td{text-align:right}body.rtl .access-toggle{right:auto;left:5px}@media(max-width:800px){.floating-tools{top:auto;bottom:76px}.promo-grid,.promo-grid.two,.investor-layout{grid-template-columns:1fr}.promo-number{font-size:40px}.promo-card{padding:22px}}

/* Client Desk Version 17: scannable homepage service cards */
.promo-grid-home{grid-template-columns:repeat(2,minmax(0,1fr))}
.promo-benefits{list-style:none;padding:0;margin:12px 0 22px}
.promo-benefits li{position:relative;padding:7px 0 7px 25px;border-bottom:1px solid var(--line)}
.promo-benefits li:before{content:'✓';position:absolute;left:0;color:var(--g);font-weight:900}
.investor-teaser{background:var(--g);color:#fff;border-top-color:#e2c27d}
.investor-teaser .promo-kicker,.investor-teaser .promo-number{color:#e2c27d}
.investor-teaser .promo-benefits li{border-bottom-color:#ffffff33}
.investor-teaser .promo-benefits li:before{color:#e2c27d}
.card-note{font-size:13px;margin-top:0;padding:10px 12px;background:var(--soft);border-left:3px solid var(--gold)}
.investor-teaser .card-note{background:#ffffff12;border-left-color:#e2c27d}
body.rtl .promo-benefits li{padding-left:0;padding-right:25px}
body.rtl .promo-benefits li:before{left:auto;right:0}
@media(max-width:800px){.promo-grid-home{grid-template-columns:1fr}}

/* Version 18 mobile-first usability rebuild */
.menu{display:inline-flex;margin-left:auto;align-items:center;justify-content:center;min-width:48px;min-height:44px;border-radius:999px;background:var(--g);color:#fff}
.links{display:none;position:absolute;top:78px;left:18px;right:18px;width:auto;margin:0;padding:10px;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:0 18px 50px #0003;grid-template-columns:1fr;gap:2px}
.links.open{display:grid}.links a{height:auto;min-height:46px;justify-content:flex-start;padding:10px 14px;border:0;border-radius:9px;font-size:15px}.links a.active{background:var(--sage);border:0}.nav{position:relative;min-height:78px}.brand img{width:132px;height:62px}
.home-shortcuts{padding:22px 0;background:#fff;border-bottom:1px solid var(--line)}.home-shortcuts h2{font-size:1.25rem;margin:0 0 12px}.shortcut-strip,.intent-pills,.quick-tool-row,.page-jump .wrap{display:flex;gap:10px;overflow-x:auto;scroll-snap-type:x proximity;padding-bottom:5px}.shortcut-strip a,.intent-pills a,.page-jump a{flex:0 0 auto;min-height:42px;display:inline-flex;align-items:center;border:1px solid #c3cbd6;border-radius:999px;padding:8px 15px;color:var(--g);background:#fff;text-decoration:none;font-weight:700}.shortcut-strip a:hover,.intent-pills a:hover,.page-jump a:hover{border-color:var(--gold);background:#fffaf0}
.page-jump{position:sticky;top:78px;z-index:80;background:rgba(250,248,243,.98);border-bottom:1px solid var(--line);padding:8px 0}.page-jump .wrap{padding-bottom:0}
.quick-tools{padding-top:34px}.quick-tool-row{display:grid;grid-template-columns:1fr;overflow:visible}.quick-tool{display:flex;flex-direction:column;gap:4px;padding:18px;border:1px solid var(--line);border-radius:14px;background:#fff;text-decoration:none;color:var(--ink);box-shadow:0 8px 24px #132e4f20}.quick-tool:after{content:'›';color:var(--gold);font-size:1.8rem;line-height:1;align-self:flex-end;margin-top:-28px}.quick-tool span{font-family:Georgia,serif;font-size:1.2rem;color:var(--g)}.quick-tool small{font-size:.9rem;color:#4b5868}.planning-tools{background:var(--soft)}
.contact-intent{padding:38px 0 26px}.contact-intent h1{font-size:clamp(2rem,7vw,3.4rem);margin:.15em 0}.intent-intro{margin:0 0 18px;color:#4b5868}.intent-pills{flex-wrap:wrap;overflow:visible}.intent-pills a{font-size:.95rem;min-height:40px;padding:7px 13px}.direct-actions{display:flex;gap:10px;margin-top:20px}.btn-outline{background:#fff;color:var(--g);border:1px solid var(--g)}
.service-actions{margin-top:18px}.calc-card[id]{scroll-margin-top:150px}.calc-card[id]:target{outline:3px solid var(--gold);outline-offset:5px}.calc-card .btn{min-height:46px;width:100%}
@media(min-width:850px){.menu{display:none}.links{display:grid;position:static;box-shadow:none;border:0;border-radius:0;padding:0;background:transparent;margin-left:auto;width:min(825px,calc(100% - 155px));grid-template-columns:repeat(6,1fr)}.links a{justify-content:center;min-height:42px;padding:0;font-size:13px;border-bottom:4px solid transparent;border-radius:0}.links a.active{background:transparent;border-bottom-color:var(--gold)}.quick-tool-row{grid-template-columns:repeat(3,1fr)}.page-jump{top:86px}.intent-pills{max-width:900px}}
@media(max-width:520px){.wrap{width:min(100% - 24px,1160px)}.section{padding:42px 0}.floating-tools{max-width:calc(100vw - 16px)}.direct-actions .btn{flex:1;text-align:center}.hero{height:520px}.hero-copy{padding-top:90px}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}

/* Version 19 workbook-driven layout */
@media(min-width:850px){.links{display:flex;position:static;flex:1;width:auto;margin-left:20px;justify-content:flex-end;gap:clamp(12px,1.55vw,26px)}.links a{flex:0 0 auto;width:auto;padding:0 2px}}.transaction-home-card{grid-column:1/-1}.transaction-home-card .promo-benefits{display:grid;grid-template-columns:repeat(2,1fr);gap:0 26px}.management-overview{display:grid;grid-template-columns:1fr;gap:30px}.management-inquiry-card{max-width:960px;width:100%;margin:auto;padding:clamp(22px,4vw,38px);border-top:5px solid var(--g);box-shadow:0 14px 40px #132e4f17}.management-inquiry-card input,.management-inquiry-card textarea,.management-inquiry-card select{min-height:48px;border-radius:7px;border:1px solid #b3bcc9;padding:12px}@media(max-width:800px){.transaction-home-card .promo-benefits{grid-template-columns:1fr}}

.sitemap-list{list-style:none;margin:0;padding:0;display:grid;gap:1rem}.sitemap-list li{display:grid;gap:.25rem;padding:1rem;border:1px solid rgba(0,0,0,.12);border-radius:.75rem;background:var(--surface,#fff)}.sitemap-list a{font-size:1.08rem}.sitemap-list span{opacity:.78}

/* Version 22: brand link color and Site Map page header */
a{color:var(--g)}
.header{position:sticky;top:0;z-index:100;background:rgba(250,248,243,.98);box-shadow:0 2px 12px #0002}
.header-inner{min-height:86px;display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.header .brand span{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}
.header .menu{display:none!important}
.header nav{margin-left:auto;display:flex;flex-wrap:wrap;gap:6px 22px}
.header nav a{color:var(--ink);text-decoration:none;font-size:13px;font-weight:600;padding:10px 0;border-bottom:4px solid transparent}
.header nav a[aria-current="page"]{color:var(--g);font-weight:800;border-bottom-color:var(--gold)}
@media(max-width:800px){.header nav{margin-left:0;width:100%;gap:4px 16px;padding-bottom:8px}}
.footer-badges{display:flex;align-items:center;gap:18px;margin:14px 0 4px}.footer-badges img{height:32px;width:auto;display:block}.footer-badges img[src*="equal-housing"]{height:34px}
a[href^="tel:"]{unicode-bidi:isolate;direction:ltr;display:inline-block}
.translation-notice{background:#fbf3e2;border-bottom:1px solid #e2c27d;color:var(--ink);font-size:.9rem;line-height:1.5}.translation-notice[hidden]{display:none}.translation-notice .wrap{display:flex;align-items:flex-start;gap:12px;padding-top:10px;padding-bottom:10px}.translation-notice p{margin:0;flex:1}.tn-icon{flex:none;width:22px;height:22px;border-radius:50%;background:var(--g);color:#fff;font:700 13px/22px Georgia,serif;text-align:center;margin-top:1px}.tn-close{flex:none;background:none;border:0;font-size:1.4rem;line-height:1;color:var(--g);cursor:pointer;padding:0 4px}.tn-close:hover{color:var(--gold)}.footer-note{font-size:.82rem;color:#5b6574;margin:6px 0 0}