:root{--ink:#292b2b;--muted:#62635f;--wine:#762d33;--paper:#f8f7f3;--line:#dcdcd3;--serif:Georgia,'Times New Roman',serif;--sans:-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #ae7a39;outline-offset:6px}::selection{background:#ead5d3}h1,h2,h3,p{margin-top:0}h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.1}h3{font-weight:500;line-height:1.3;letter-spacing:-.02em}p{margin-bottom:1.4rem}.skip{position:fixed;left:12px;top:-100px;z-index:20;background:white;padding:12px}.skip:focus{top:12px}.header{max-width:1440px;margin:auto;padding:23px 5.5%;display:flex;align-items:center;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line)}.brand{display:flex;gap:14px;align-items:center;line-height:1.2;font-family:var(--serif);font-size:25px;white-space:nowrap}.brand img{object-fit:contain;width:54px;height:54px;background:white}.brand-sub{display:block;font-family:var(--sans);font-size:10px;letter-spacing:.22em;margin-top:6px}.header nav{display:flex;align-items:center;gap:29px;font-size:13px}.header nav a:hover,.text-link:hover{color:var(--wine)}.nav-contact{border:1px solid var(--line);padding:10px 18px}.nav-contact span{margin-left:12px}.menu-toggle{display:none}.hero{max-width:1440px;margin:auto;display:grid;grid-template-columns:1.14fr 1fr;min-height:650px}.hero-copy{padding:76px 8% 58px 9.6%;align-self:center}.eyebrow{font-size:10px;letter-spacing:.2em;font-weight:500;margin-bottom:27px}.hero h1{font-size:clamp(48px,4.8vw,76px);margin-bottom:28px}.hero h1 em{color:var(--wine);font-weight:400}.intro{max-width:390px;color:var(--muted);font-size:17px;line-height:1.7;margin-bottom:30px}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:42px;padding:15px 21px;color:white;background:var(--wine);font-size:13px;transition:background .18s}.button:hover{background:#582129}.hero-note{font-size:11px;color:var(--muted);margin-top:23px;margin-bottom:0}.hero-art{position:relative;margin:30px 30px 30px 0;overflow:hidden;min-height:580px;background:#e5e6da}.hero-art svg{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}.art-label{position:absolute;bottom:28px;left:30px;background:#f8f7f3ee;padding:17px 22px;font-size:10px;letter-spacing:.17em;line-height:1.9}.art-label span:not(.label-rule){color:var(--wine)}.label-rule{display:block;width:26px;height:2px;background:var(--wine);margin-bottom:10px}.credentials{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;padding:32px max(5.5%,calc((100% - 1280px)/2));background:#eeeee7;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.credentials p{margin:0;font-size:12px;color:var(--muted);display:flex;gap:18px;align-items:center}.credentials span{font-family:var(--serif);font-size:33px;color:var(--ink)}.section{max-width:1280px;margin:auto;padding:105px 2.5%;display:grid;grid-template-columns:1fr 1.15fr;gap:100px}.section h2{font-size:clamp(34px,3.2vw,50px)}.section-intro{font-size:19px;line-height:1.7;max-width:540px;margin-bottom:30px}.service{display:flex;gap:25px;border-top:1px solid var(--line);padding:25px 0}.service:last-child{padding-bottom:0}.service-number{font-family:var(--serif);color:var(--wine);font-size:15px;line-height:1.8}.service h3{font-size:21px;margin-bottom:10px}.service p{font-size:14px;color:var(--muted);margin:0;max-width:490px}.about{max-width:none;background:var(--ink);color:#f8f7f3;padding-left:max(5.5%,calc((100% - 1216px)/2));padding-right:max(5.5%,calc((100% - 1216px)/2))}.about .eyebrow{color:#d1aaa8}.about h2{font-size:61px;margin-bottom:20px}.designation{font-size:14px;line-height:1.8;color:#d4d3ce}.license{margin-top:55px;border-top:1px solid #60625d;padding-top:22px;max-width:300px}.license span{font-size:9px;letter-spacing:.16em;color:#cfcbc3}.license p{font-family:var(--serif);font-size:27px;margin-top:9px;margin-bottom:0}.about-copy p:not(.large-copy){font-size:14px;color:#d4d3ce;line-height:1.85}.about-copy .large-copy{font-family:var(--serif);font-size:28px;line-height:1.4;letter-spacing:-.02em}.text-link{display:inline-block;font-size:13px;padding:10px 0;border-bottom:1px solid #bba29c}.about .text-link:hover{color:#e3b9b3}.text-link span{margin-left:30px}.area{border-bottom:1px solid var(--line)}.area>div>p:not(.eyebrow){color:var(--muted);max-width:340px;font-size:15px}.area-label{font-size:10px;letter-spacing:.17em;color:var(--muted)}dl{margin:0}dl>div{padding:17px 0;border-bottom:1px solid var(--line)}dt{font-size:17px;margin-bottom:5px}dd{font-size:13px;color:var(--muted);margin:0}.area-foot{font-size:12px;margin-top:22px;margin-bottom:0;color:var(--muted)}.faq{padding-top:88px;padding-bottom:100px}.faq-items{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line);padding:21px 0}summary{cursor:pointer;list-style:none;font-size:15px;padding-right:30px;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;top:-3px;font-size:22px;color:var(--wine)}details[open] summary:after{content:'−'}details p{font-size:14px;color:var(--muted);margin:16px 25px 0 0}.contact{padding:80px max(5.5%,calc((100% - 1216px)/2));background:var(--wine);color:white;display:grid;grid-template-columns:1.15fr 1fr;gap:80px}.contact .eyebrow{color:#e2bebc}.contact h2{font-size:clamp(36px,3.5vw,52px);margin-bottom:25px}.contact p:not(.eyebrow){font-size:14px;color:#eddbd8;max-width:380px}.contact-details{align-self:center}.contact-email{font-family:var(--serif);font-size:clamp(22px,2.4vw,31px);display:block;overflow-wrap:anywhere}.contact-email span{font-family:var(--sans);font-size:23px;margin-left:12px}.contact-phone{display:block;font-size:20px;margin:8px 0 23px}.button-light{background:var(--paper);color:var(--wine);margin-top:2px}.button-light:hover{background:#e8ded8}footer{max-width:1440px;padding:30px 5.5%;margin:auto;display:flex;gap:25px;align-items:center;font-size:10px;color:var(--muted)}footer p{margin:0}.footer-brand{font-family:var(--serif);font-size:18px;color:var(--ink)}footer p:nth-of-type(2){margin-left:auto}
@media(min-width:1500px){.section{padding-left:0;padding-right:0}.about{padding-left:calc((100% - 1280px)/2);padding-right:calc((100% - 1280px)/2)}}
@media(max-width:1100px){.header nav{gap:18px}.header{padding-left:4%;padding-right:4%}.brand{font-size:22px}.hero-copy{padding-left:7%}.section{padding:80px 5.5%;gap:55px}.about{padding-left:5.5%;padding-right:5.5%}.credentials{gap:12px}.credentials p{display:block}.credentials span{display:block}.hero-art{min-height:540px}.hero h1{font-size:54px}.contact{gap:45px}}
@media(max-width:760px){html{scroll-padding-top:20px}.header{padding:17px 6%;flex-wrap:wrap;gap:14px}.brand{font-size:23px}.brand img{width:46px;height:46px}.menu-toggle{display:flex;gap:12px;border:0;background:none;font-size:13px;padding:10px 0 10px 10px}.header nav{display:none;width:100%;padding:12px 0;border-top:1px solid var(--line);align-items:stretch;gap:0}.header nav.is-open{display:flex;flex-direction:column}.header nav a{padding:12px 0}.nav-contact{border:0}.hero{grid-template-columns:1fr}.hero-copy{padding:48px 7% 38px}.eyebrow{font-size:9px;letter-spacing:.15em;margin-bottom:22px}.hero h1{font-size:clamp(43px,10vw,64px);line-height:1.08;margin-bottom:23px}.intro{font-size:16px;max-width:430px}.hero-art{margin:0 6% 25px;min-height:300px;height:320px}.hero-art svg{object-position:center}.art-label{font-size:8px;bottom:18px;left:18px;padding:12px 17px}.credentials{padding:23px 7%;gap:19px}.credentials span{font-size:26px}.credentials p{font-size:10px;line-height:1.5}.section{display:block;padding:58px 7%}.section-heading{margin-bottom:32px}.section h2{font-size:37px;margin-bottom:25px}.section-intro{font-size:17px}.service{gap:18px;padding:23px 0}.service h3{font-size:20px}.about-title{margin-bottom:35px}.about h2{font-size:50px}.license{margin-top:27px;padding-top:18px}.license p{font-size:24px}.about-copy .large-copy{font-size:25px}.area-list{margin-top:32px}.area>div>p:not(.eyebrow){max-width:100%}.faq-items{margin-top:30px}.faq summary{font-size:14px}.contact{display:block;padding:55px 7%}.contact h2{font-size:37px}.contact-details{margin-top:32px;padding-top:25px;border-top:1px solid #ad7475}.contact-email{font-size:25px}.contact-phone{font-size:20px}footer{padding:27px 7%;flex-wrap:wrap;gap:10px 20px}footer p:nth-of-type(1){width:100%}footer p:nth-of-type(2){margin-left:0;margin-right:auto}.footer-brand{width:100%}}
@media(max-width:360px){.header{gap:8px}.brand{font-size:20px;gap:9px}.brand img{width:39px;height:39px}.brand-sub{font-size:8px}.menu-toggle{font-size:11px;gap:7px;padding-left:3px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.collaboration{max-width:330px;margin-top:28px;padding-top:23px;border-top:1px solid #60625d}.collaboration .collaboration-label{font-size:9px;letter-spacing:.16em;color:#d1aaa8;margin-bottom:12px}.collaboration h3{font-family:var(--serif);font-size:28px;font-weight:400;line-height:1.2;margin-bottom:9px}.collaboration .collaboration-since{font-size:13px;color:#f8f7f3;margin-bottom:12px}.collaboration .collaboration-detail{font-size:12px;line-height:1.7;color:#d4d3ce;margin:0}

.collaboration .collaboration-name{font-family:var(--serif);font-size:23px;line-height:1.3;margin:7px 0 14px}.mai-emblem{display:block;width:165px;max-width:100%;height:auto}

.collaboration-name span{display:block;font-family:var(--sans);font-size:13px;line-height:1.6;margin-top:5px}.mai-emblem{width:140px}

.brand img{width:350px;height:auto;display:block;background:transparent}.footer-brand img{display:block;width:220px;height:auto;max-width:100%}
@media(max-width:1100px){.brand img{width:285px}.header nav{gap:15px}}
@media(max-width:760px){.brand img{width:235px;max-width:65vw}.header{justify-content:space-between}.footer-brand img{width:230px}}
@media(max-width:360px){.brand img{width:215px;max-width:69vw}}

/* Brand palette: white, charcoal, and Lady Appraisals red. */
:root{--ink:#292c32;--muted:#5e646e;--wine:#d11b27;--paper:#ffffff;--line:#dee2e7}
body{background:#fff}.header{background:#fff}.hero-copy{padding-top:68px;padding-bottom:65px}.hero .eyebrow{color:#606770;display:flex;align-items:center;gap:12px}.hero .eyebrow:before{content:'';height:2px;width:27px;flex:0 0 27px;background:#ed1c24}.hero h1 em{color:#d11b27}.hero-art{background:#252a31}.art-label{background:#ffffffef;color:#292c32}.credentials{background:#f2f4f7}.button:hover{background:#ab1420}.about{background:#292c32}.about .eyebrow,.collaboration .collaboration-label{color:#f27e85}.about .text-link:hover{color:#f28a90}.about .text-link{border-color:#828a96}.license,.collaboration{border-color:#59616c}.area{background:#fff}.contact{background:#292c32}.contact .eyebrow{color:#f27e85}.contact p:not(.eyebrow){color:#e0e4ea}.contact .button-light{background:#d11b27;color:white}.contact .button-light:hover{background:#ab1420}::selection{background:#f9d4d7}footer{background:#fff}
@media(max-width:760px){.hero-copy{padding-top:43px;padding-bottom:38px}.hero .eyebrow{font-size:8px;letter-spacing:.12em;gap:8px}.hero .eyebrow:before{width:19px;flex-basis:19px}.contact-details{border-color:#59616c}}

/* Full-color aerial, presented without a dark overlay. */
.hero-aerial{background:#f4f6f8;margin-top:30px;margin-bottom:30px;margin-left:0;min-height:580px}.hero-aerial>img{display:block;width:100%;height:100%;position:absolute;inset:0;object-fit:cover;object-position:50% 50%}.hero-aerial figcaption{position:absolute;left:0;right:0;bottom:0;padding:15px 20px 13px;background:#ffffffed;color:var(--ink);border-top:2px solid #d11b27}.aerial-caption{display:block;font-size:10px;letter-spacing:.13em;margin-bottom:6px}.aerial-credit{display:block;font-size:9px;line-height:1.5;color:#656b73}.hero-copy{background:#fff}
@media(max-width:760px){.hero-aerial{margin:0 6% 25px;min-height:370px;height:390px}.hero-aerial figcaption{padding:12px 15px}.aerial-caption{font-size:8px}.aerial-credit{font-size:8px}}

.pleasant-aerial{overflow:hidden}.pleasant-aerial .aerial-map{width:100%;height:100%;position:absolute;inset:0}.parcel-outlines path{vector-effect:non-scaling-stroke;filter:drop-shadow(0 0 1px #fff9)}.pleasant-aerial .north-arrow{position:absolute;inset:18px 18px auto auto;width:38px;height:66px}.project-label{position:absolute;top:18px;left:18px;padding:11px 13px;background:#ffffffed;font-size:10px;letter-spacing:.15em;line-height:1.4;color:#292c32}.project-label span{display:block;font-size:10px;letter-spacing:0;margin-top:4px;color:#626972}.pleasant-aerial .map-credit{position:absolute;inset:auto 0 0 auto;padding:3px 7px;background:#ffffffdf;border:0;font-size:8px;line-height:1.4;letter-spacing:0;max-width:100%;color:#50565e}
@media(max-width:760px){.pleasant-aerial{height:420px;min-height:420px}.project-label{top:12px;left:12px;padding:8px 10px;font-size:9px}.pleasant-aerial .north-arrow{top:12px;right:12px;width:32px;height:55px}.pleasant-aerial .map-credit{font-size:7px;padding:3px 5px}}

.road-illustration{background:#f0f3f7}.road-illustration svg{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}

/* Licensed aerial video: keep the landscape frame visible, with a still fallback. */
.hero{grid-template-columns:1fr 1.3fr;min-height:600px}.hero-copy{padding-left:11%;padding-right:7%}.hero h1{font-size:clamp(48px,4.8vw,72px)}.hero-video{align-self:center;min-height:0;height:auto;aspect-ratio:16/9;margin:35px 30px 35px 0;background:#e3e8eb}.hero-video video{display:block;position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.video-toggle{position:absolute;right:15px;bottom:15px;padding:8px 13px;border:1px solid #d4d9df;border-radius:2px;background:#fffffff0;color:#292c32;font-size:11px;cursor:pointer}.video-toggle:hover{background:white}.video-toggle:focus-visible{outline:3px solid #d11b27;outline-offset:3px}.footage-credit{font-size:10px;flex-basis:100%;margin:0;text-align:right}.footage-credit a{text-decoration:underline;text-underline-offset:2px}footer{flex-wrap:wrap}@media(max-width:1100px) and (min-width:761px){.hero-copy{padding-left:8%}.hero h1{font-size:49px}}@media(max-width:760px){.hero{display:block;min-height:0}.hero-copy{padding:43px 7% 38px}.hero h1{font-size:clamp(43px,10vw,64px)}.hero-video{margin:0 6% 28px;min-height:0;height:auto;aspect-ratio:16/9}.footage-credit{text-align:left}.video-toggle{bottom:12px;right:12px}}

.hero-media{margin:35px 30px 35px 0;align-self:center;min-width:0}.hero-media .hero-video{margin:0}.hero-media .footage-credit{font-size:11px;line-height:1.5;text-align:right;margin:9px 0 0;color:#62666b}@media(max-width:760px){.hero-media{margin:0 6% 28px}.hero-media .footage-credit{text-align:left}}