:root{--navy:#061d3a;--blue:#0488db;--deep-blue:#006ead;--orange:#ff6e00;--ink:#0b2240;--muted:#5b6b7f;--line:#d8e2ed;--pale:#f0f7ff;--white:#fff}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:20px}body{margin:0;background:#eef3f8;color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:15px;line-height:1.5}img{display:block;max-width:100%}a{color:var(--deep-blue);text-underline-offset:3px}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--orange);outline-offset:4px}button{font:inherit;cursor:pointer}h1,h2,h3,h4,p,figure{margin:0}.concept-strip{background:#fff2e8;border-bottom:1px solid #ffd1ae;color:#6a360f;text-align:center;padding:8px 16px;font-size:11px;line-height:1.4}.concept-strip span{font-size:10px;font-weight:800;letter-spacing:.1em;margin-right:12px}.brand-header{background:var(--navy);color:white}.header-inner{max-width:1180px;margin:auto;padding:20px 34px;display:flex;justify-content:space-between;align-items:center;gap:25px}.brand{display:flex;gap:15px;align-items:center;color:white;text-decoration:none;font-size:18px;line-height:1.12;letter-spacing:.035em}.brand b{font-size:17px;font-weight:400;letter-spacing:.06em}.logo-box{display:grid;place-items:center;background:white;border-radius:8px;width:58px;height:58px;padding:5px;flex-shrink:0}.document-label{font-size:13px;font-weight:700;letter-spacing:.13em;text-align:right}.document-label span{display:block;color:#b9cee1;font-size:11px;letter-spacing:0;font-weight:400;margin-top:5px}.proposal{max-width:1180px;margin:0 auto 40px;background:white;padding:28px 34px 20px;box-shadow:0 16px 60px #061d3a08}.offer-summary{border:1px solid #cde3f7;background:#f2f8ff;border-radius:17px;display:grid;grid-template-columns:1.12fr 1fr;gap:28px;padding:26px;align-items:center}.eyebrow{font-size:11px;letter-spacing:.08em;font-weight:800;color:var(--deep-blue);margin-bottom:11px}h1{font-size:clamp(28px,3.3vw,39px);letter-spacing:-.045em;line-height:1.12}.location{font-size:17px;margin-top:8px}.offer-number{font-size:76px;line-height:1.08;letter-spacing:-.055em;font-weight:800;color:var(--deep-blue);margin-top:12px}.offer-type{font-size:9px;letter-spacing:.12em;color:var(--muted);font-weight:800;margin:4px 0 16px}.offer-tags{display:inline-flex;gap:0;background:#dceeff;border-radius:8px;padding:7px 12px;color:var(--navy);font-size:12px;line-height:1.4;font-weight:800;letter-spacing:.01em}.offer-tags span+span:before{content:'·';margin:0 9px;color:var(--blue)}.offer-message{font-size:16px;line-height:1.55;margin-top:15px}.property-photo{position:relative;overflow:hidden;border-radius:12px}.property-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:contain}.property-photo figcaption{position:absolute;bottom:0;left:0;right:0;padding:12px 13px 9px;background:linear-gradient(transparent,#061d3ad9);color:white;font-size:8px;letter-spacing:.08em;line-height:1.4}.proposal-section{padding:29px 0;border-bottom:1px solid var(--line)}.section-title{display:flex;gap:17px;align-items:center;margin-bottom:21px}.section-icon{width:53px;height:53px;border-radius:12px;background:#dfedfc;display:grid;place-items:center;flex-shrink:0}.section-icon svg{width:30px;height:30px;fill:none;stroke:var(--navy);stroke-width:2.2;stroke-linecap:round;stroke-linejoin:round}.section-title h2{font-size:27px;letter-spacing:-.035em;line-height:1.2}.section-title h2>span{color:var(--deep-blue)}.section-title p{color:var(--muted);font-size:14px;line-height:1.5;margin-top:5px}.group-heading{display:flex;align-items:center;justify-content:space-between;gap:20px;margin:0 0 13px}.group-heading h3{font-size:16px;letter-spacing:-.01em}.group-heading>span{font-size:11px;color:var(--muted)}.as-is-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.comp-card{border:1px solid #cfdae7;border-radius:12px;background:#fff;padding:18px}.as-is{display:grid;grid-template-columns:1fr auto;gap:10px 16px}.status{display:inline-block;align-self:start;justify-self:start;background:#dceeff;color:var(--navy);font-size:8px;font-weight:800;letter-spacing:.04em;padding:4px 7px;border-radius:5px;line-height:1.4;margin-bottom:9px}.status.ask{background:#fff0e5;color:#994000}.comp-card h4{font-size:16px;line-height:1.3;letter-spacing:-.025em}.comp-address>p:not(.status){font-size:12px;color:var(--muted);margin-top:4px}.comp-value{text-align:right;align-self:center}.comp-value strong{display:block;color:var(--deep-blue);font-size:29px;line-height:1.2;letter-spacing:-.04em}.comp-value span{display:block;font-size:10px;color:var(--muted);margin-top:4px;white-space:nowrap}.comp-card .comp-note{font-size:11px;line-height:1.55;color:var(--muted);grid-column:1/-1}.comp-card a{font-size:10px;font-weight:700;text-decoration:none;grid-column:1/-1;display:flex;justify-content:space-between;margin-top:2px}.comp-card a:hover{text-decoration:underline}.renovated-heading{margin-top:24px}.renovated-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:13px}.small-comp{display:flex;flex-direction:column;align-items:flex-start;padding:16px}.small-comp h4{font-size:15px;min-height:38px}.small-price{font-size:28px;color:var(--navy);line-height:1.2;letter-spacing:-.04em;margin:9px 0 4px}.comp-date{font-size:10px;color:var(--deep-blue);font-weight:700;margin-bottom:10px}.small-comp .comp-note{margin-bottom:12px}.small-comp a{width:100%;margin-top:auto;padding-top:8px;border-top:1px solid #e7edf4}.arv-note{display:grid;grid-template-columns:190px 1fr;align-items:center;gap:24px;background:#f2f7fc;border-left:3px solid var(--blue);padding:16px 19px;margin-top:18px;border-radius:0 8px 8px 0}.arv-note span{display:block;font-size:8px;font-weight:800;letter-spacing:.06em;color:var(--muted);margin-bottom:3px}.arv-note strong{display:block;font-size:28px;line-height:1.2;letter-spacing:-.04em;color:var(--deep-blue)}.arv-note p{font-size:11px;line-height:1.65;color:var(--muted)}.scope-layout{display:grid;grid-template-columns:1.3fr 1fr;gap:25px}.scope-list{border:1px solid var(--line);border-radius:12px;overflow:hidden}.scope-list>div{display:flex;gap:15px;padding:15px 20px;border-bottom:1px solid var(--line)}.scope-list>div:last-child{border:0}.scope-list>div>span{color:var(--blue);font-size:11px;font-weight:700;padding-top:2px}.scope-list p{color:var(--muted);font-size:12px;line-height:1.55}.scope-list strong{color:var(--navy);display:block;font-size:14px;margin-bottom:3px}.scope-callout{border-radius:12px;background:#eaf5ff;padding:25px;text-align:center;display:flex;flex-direction:column;align-items:center;justify-content:center}.callout-icon{display:grid;place-items:center;border-radius:50%;width:36px;height:36px;background:var(--blue);color:white;font-size:20px;font-weight:800;margin-bottom:10px}.scope-callout h3{font-size:23px;line-height:1.2;letter-spacing:-.025em}.scope-callout p{font-size:12px;color:var(--muted);max-width:300px;margin-top:11px;line-height:1.6}.scope-footnote{font-size:9px;color:var(--muted);margin-top:15px;max-width:300px;line-height:1.5}.breakdown-layout{display:grid;grid-template-columns:1.25fr 1fr;gap:25px;align-items:start}.cost-panel{min-width:0}.cost-panel table{width:100%;border-collapse:separate;border-spacing:0;table-layout:fixed;border:1px solid #bdcedf;border-radius:10px;overflow:hidden;font-size:13px}.cost-panel caption{text-align:left;font-size:11px;color:var(--muted);padding-bottom:10px}.cost-panel th,.cost-panel td{padding:12px 15px;border-bottom:1px solid var(--line);text-align:left;line-height:1.35}.cost-panel th{width:67%;font-weight:400}.cost-panel td{text-align:right;font-weight:600;white-space:nowrap}.cost-panel thead{background:var(--navy);color:white}.cost-panel thead th{font-weight:700;font-size:12px;border:0}.cost-panel thead th:last-child{width:33%;text-align:right}.cost-panel .purchase-row{background:#fff0e4}.purchase-row th,.purchase-row td{color:var(--navy);font-weight:800}.cost-panel tfoot{background:#dceeff}.cost-panel tfoot th,.cost-panel tfoot td{border:0;font-weight:800}.cost-panel tfoot td{font-size:20px;letter-spacing:-.03em}.cost-note{font-size:10px;line-height:1.55;color:var(--muted);margin-top:10px}.benefits-panel{background:#f0f7fe;border:1px solid #dceafa;border-radius:12px;padding:23px}.benefits-panel h3{font-size:19px;line-height:1.3;letter-spacing:-.03em;display:flex;gap:10px;align-items:center}.benefits-panel h3 span{display:grid;place-items:center;width:26px;height:26px;color:white;background:var(--blue);border-radius:50%;font-size:15px;flex-shrink:0}.benefits-panel ul{list-style:none;margin:15px 0 0;padding:0}.benefits-panel li{font-size:12px;line-height:1.6;padding:0 0 12px 22px;position:relative}.benefits-panel li:before{content:'✓';position:absolute;left:0;color:var(--deep-blue);font-size:16px;font-weight:800}.benefits-panel>p{font-size:9px;line-height:1.65;color:var(--muted);border-top:1px solid #d5e2f0;padding-top:12px;margin-top:1px}.response-section{border-bottom:0;padding-bottom:25px}.response-options{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:6px}.response-button{width:100%;display:flex;justify-content:center;align-items:center;gap:11px;padding:17px 12px;border-radius:10px;font-size:20px;line-height:1.3;letter-spacing:-.02em;font-weight:800;border:2px solid var(--navy);transition:transform .15s,background .15s}.response-button:hover{transform:translateY(-2px)}.response-button.primary{background:var(--orange);color:var(--navy);border-color:var(--orange)}.response-button.primary>span{background:white;color:var(--navy);border-radius:50%;width:26px;height:26px;font-size:17px;display:grid;place-items:center}.response-button.secondary{background:white;color:var(--navy)}.response-button.secondary>span{font-size:26px;line-height:1}.response-options p{font-size:11px;color:var(--muted);text-align:center;margin-top:9px}.concept-response-note{text-align:center;font-size:10px;color:#6a360f;background:#fff5ed;padding:9px;border-radius:6px;margin-top:18px}footer{border-top:1px solid var(--line);padding:21px 0 0;font-size:11px;color:var(--muted)}.footer-top{display:flex;justify-content:space-between;gap:15px;align-items:center;margin-bottom:5px}.footer-top strong{color:var(--navy);font-size:11px;letter-spacing:.05em}footer .fine-print{font-size:10px;line-height:1.65;margin-top:9px;max-width:960px}details{margin-top:13px;font-size:10px;line-height:1.6}summary{color:var(--deep-blue);cursor:pointer;font-weight:700}.details-content{padding:7px 0;display:grid;gap:7px;max-width:1000px}dialog{border:0;max-width:440px;width:calc(100% - 40px);padding:32px;border-radius:16px;color:var(--navy);box-shadow:0 25px 90px #061d3a40}dialog::backdrop{background:#061d3a80}dialog h2{font-size:26px;letter-spacing:-.035em;margin-bottom:14px}dialog>p{font-size:14px;color:var(--muted)}dialog .eyebrow{font-size:10px;color:var(--deep-blue)}dialog .dialog-note{font-size:12px;border-top:1px solid var(--line);padding-top:15px;margin-top:15px}.dialog-close{position:absolute;right:12px;top:8px;border:0;background:transparent;color:var(--muted);font-size:28px;padding:3px 8px}.dialog-done{background:var(--navy);color:white;font-weight:700;border:0;padding:12px 18px;border-radius:6px;margin-top:23px}
@media(max-width:1000px){.header-inner{padding:18px 24px}.proposal{padding:22px 24px}.offer-summary{padding:22px;gap:20px}.offer-number{font-size:64px}h1{font-size:31px}.offer-tags{font-size:10px}.offer-message{font-size:14px}.section-title h2{font-size:25px}.as-is{grid-template-columns:1fr}.comp-value{text-align:left;display:flex;align-items:baseline;gap:12px}.comp-value strong{font-size:27px}.renovated-grid{grid-template-columns:repeat(2,1fr)}.small-comp h4{min-height:0}.scope-layout,.breakdown-layout{gap:18px}.cost-panel th,.cost-panel td{padding:12px 10px}.benefits-panel{padding:20px}.benefits-panel h3{font-size:18px}.response-button{font-size:18px}}
@media(max-width:700px){body{background:white}.concept-strip{font-size:10px;display:flex;flex-direction:column;gap:3px;padding:7px 16px}.concept-strip span{font-size:9px;margin:0}.header-inner{padding:16px 20px;gap:14px}.brand{gap:10px;font-size:12px}.brand b{font-size:11px}.logo-box{width:44px;height:44px;border-radius:6px;padding:4px}.document-label{font-size:9px;letter-spacing:.06em}.document-label span{font-size:9px;margin-top:5px}.proposal{padding:18px 18px 25px;box-shadow:none;margin:0}.offer-summary{display:flex;flex-direction:column;padding:20px;gap:20px;align-items:stretch;border-radius:13px}.eyebrow{font-size:9px;margin-bottom:9px}h1{font-size:29px;letter-spacing:-.045em;max-width:320px}.location{font-size:14px;margin-top:7px}.offer-number{font-size:65px;margin-top:13px;line-height:1.05}.offer-type{font-size:8px;margin:5px 0 14px}.offer-tags{font-size:9px;padding:7px 9px;display:flex;justify-content:center;gap:0;white-space:nowrap}.offer-tags span+span:before{margin:0 7px}.offer-message{font-size:14px;line-height:1.5;margin-top:14px}.property-photo{border-radius:8px}.property-photo figcaption{font-size:7px;padding:10px 10px 7px}.proposal-section{padding:25px 0}.section-title{align-items:flex-start;gap:12px;margin-bottom:19px}.section-icon{width:40px;height:40px;border-radius:9px}.section-icon svg{width:23px;height:23px}.section-title h2{font-size:23px;line-height:1.15;letter-spacing:-.04em}.section-title p{font-size:12px;margin-top:7px;line-height:1.5}.group-heading{display:block;margin-bottom:12px}.group-heading h3{font-size:15px}.group-heading>span{font-size:10px;display:block;margin-top:2px}.as-is-grid{grid-template-columns:1fr;gap:12px}.comp-card{padding:16px}.as-is{grid-template-columns:1fr;gap:8px}.comp-card h4{font-size:17px}.status{font-size:8px;margin-bottom:8px}.comp-value{justify-content:space-between;gap:10px;margin:3px 0}.comp-value strong{font-size:29px}.comp-value span{font-size:10px;margin:0}.comp-card .comp-note{font-size:11px}.comp-card a{font-size:11px}.renovated-heading{margin-top:22px}.renovated-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.small-comp{padding:13px}.small-comp h4{font-size:14px;min-height:37px;line-height:1.3}.small-price{font-size:25px;letter-spacing:-.04em;margin-top:7px}.comp-date{font-size:9px;line-height:1.4}.small-comp .comp-note{font-size:10px;line-height:1.55}.small-comp a{font-size:10px}.small-comp .status{font-size:7px;padding:4px 5px}.arv-note{display:block;padding:15px;border-radius:0 8px 8px 0;margin-top:15px}.arv-note strong{font-size:29px}.arv-note p{font-size:10px;line-height:1.65;margin-top:10px}.scope-layout,.breakdown-layout{grid-template-columns:1fr;gap:16px}.scope-list>div{padding:14px;gap:12px}.scope-list strong{font-size:13px}.scope-list p{font-size:11px}.scope-callout{padding:21px}.scope-callout h3{font-size:23px}.scope-callout h3 br{display:none}.scope-callout p{font-size:12px}.scope-footnote{font-size:9px}.cost-panel caption{font-size:10px;padding-bottom:9px}.cost-panel table{font-size:12px}.cost-panel th,.cost-panel td{padding:12px 10px}.cost-panel th{width:65%}.cost-panel tfoot td{font-size:19px}.cost-note{font-size:10px;line-height:1.6}.benefits-panel{padding:20px}.benefits-panel h3{font-size:19px}.benefits-panel li{font-size:12px}.benefits-panel>p{font-size:10px}.response-options{grid-template-columns:1fr;gap:18px}.response-button{padding:16px 12px;font-size:18px}.response-options p{font-size:10px}.concept-response-note{font-size:10px;padding:10px}.footer-top{display:block}.footer-top span{display:block;margin-top:6px;font-size:10px}footer>p{font-size:10px}footer .fine-print{font-size:9px}details{font-size:10px}dialog{padding:27px}dialog h2{font-size:24px}}
@media(max-width:359px){.proposal{padding-left:14px;padding-right:14px}.header-inner{padding-left:14px;padding-right:14px}.brand{font-size:11px}.brand b{font-size:10px}.document-label{font-size:8px}.offer-summary{padding:16px}.offer-number{font-size:58px}.offer-tags{font-size:8px;padding:7px 6px}.offer-tags span+span:before{margin:0 6px}h1{font-size:26px}.section-title h2{font-size:21px}.small-comp{padding:11px}.small-comp h4{font-size:13px}.small-price{font-size:23px}.small-comp .status{font-size:6px}.comp-value strong{font-size:27px}.comp-value span{font-size:9px}.cost-panel th,.cost-panel td{padding:11px 8px}.cost-panel tfoot td{font-size:18px}.cost-panel table{font-size:11px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.response-button{transition:none}}
@media print{body{background:white}.concept-strip{display:none}.proposal{box-shadow:none;margin:0;max-width:none}.brand-header{print-color-adjust:exact;-webkit-print-color-adjust:exact}button{display:none}.proposal-section{break-inside:avoid}.offer-summary{break-inside:avoid}.concept-response-note{display:block}a{text-decoration:none}dialog{display:none}}

.logo-box img{width:100%;height:auto;max-height:100%;object-fit:contain}.arrow-icon{width:16px;height:16px;stroke:currentColor;stroke-width:1.7;fill:none;stroke-linecap:round;stroke-linejoin:round;flex-shrink:0}.response-button .arrow-icon{width:24px;height:24px}

/* HSC original navy palette, retained within the concept layout. */
.offer-summary{background:var(--navy);border-color:#1b426b;color:white;box-shadow:0 12px 30px #061d3a12}
.offer-summary .eyebrow{color:#8ed4ff}
.offer-summary .location,.offer-summary .offer-message{color:#dfedfa}
.offer-summary .offer-number{color:white;text-shadow:0 2px 20px #00000018}
.offer-summary .offer-type{color:#b9cee1}
.offer-summary .offer-tags{background:#10385f;color:white;border:1px solid #28567e}
.offer-summary .offer-tags span+span:before{color:#64bdff}
.offer-summary .property-photo{border:1px solid #42617e}
.scope-callout,.benefits-panel{background:var(--navy);color:white;border-color:#1b426b}
.scope-callout p,.scope-footnote{color:#c8d8e8}
.benefits-panel li{color:#edf5fc}
.benefits-panel li:before{color:#59b9f7}
.benefits-panel>p{color:#c8d8e8;border-color:#294966}
.cost-panel tfoot{background:var(--navy);color:white}
.offer-tags{font-size:16px;padding:10px 14px;letter-spacing:0}
@media(max-width:1000px){.offer-tags{font-size:14px;padding:10px 11px}}
@media(max-width:700px){.offer-tags{font-size:14px;padding:10px 8px}}
@media(max-width:359px){.offer-tags{font-size:13px;padding:10px 5px}.offer-tags span+span:before{margin:0 5px}}
.proposal-section{margin-inline:-34px;padding-inline:34px}
.proposal-section:nth-of-type(even){background:#eef7ff}
.proposal-section:nth-of-type(even) .section-icon{background:white}
.cost-panel table{background:white}
.response-button.secondary{font-size:18px}
@media(max-width:1000px){.proposal-section{margin-inline:-24px;padding-inline:24px}}
@media(max-width:700px){.proposal-section{margin-inline:-18px;padding-inline:18px}.response-button.secondary{font-size:17px}}
@media(max-width:359px){.proposal-section{margin-inline:-14px;padding-inline:14px}.response-button.secondary{font-size:15px}}
.price-note{font-size:11px;color:#6a360f;max-width:420px;line-height:1.5;margin-top:12px}.benefit-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.benefits-panel .feature-text{border:0;font-size:13px;margin-top:12px;padding:0;line-height:1.65}.seller-panel{background:#fafbfd}.section-icon{font-size:26px;font-weight:bold}.photo-placeholder{min-height:330px;padding:36px 28px 48px;background:linear-gradient(135deg,#061d3a,#194f77);color:white;display:flex;flex-direction:column;align-items:center;text-align:center;justify-content:center}.photo-label{font-size:80px;line-height:1;font-weight:800;letter-spacing:-.05em}.photo-placeholder>p{font-size:14px;letter-spacing:.12em;margin:10px 0}.photo-placeholder>span:not(.photo-label){font-size:10px;letter-spacing:.2em;color:#bed9ef}.photo-placeholder hr{width:42px;border:0;border-top:2px solid #ff6e00;margin:24px 0 9px}.photo-placeholder .pending-label{font-size:12px;letter-spacing:0}.photo-placeholder small{font-size:10px;line-height:1.6;max-width:220px;color:#bed9ef}.photo-placeholder a{color:white;font-size:11px;margin-top:15px}.property-photo figcaption{font-size:8px}.benefits-panel p{overflow-wrap:anywhere}@media(max-width:700px){.benefit-grid{grid-template-columns:1fr}.photo-placeholder{min-height:290px}.price-note{font-size:11px}.document-label{letter-spacing:.04em}.cost-panel table{font-size:12px}}@media print{.concept-strip{display:block}dialog{display:none}}
.agreement-details{font-size:12px;background:#f6f9fc;padding:14px 18px;border-radius:8px}.agreement-details summary{font-size:13px}.agreement-details .details-content{gap:12px;margin-top:8px}
.offer-summary .price-note{color:#ffe0c7}.seller-panel{background:var(--navy)}

.response-options.single-action{grid-template-columns:1fr;max-width:650px;margin:6px auto 0}.single-action .response-button{text-decoration:none;text-align:center}

.price-lockup{display:table;max-width:100%}.price-lockup .offer-type{text-align:center;font-size:16px;line-height:1.4;letter-spacing:.01em;margin:6px 0 16px;font-weight:800}@media(max-width:1000px){.price-lockup .offer-type{font-size:14px}}

@media(max-width:359px){.price-lockup .offer-type{font-size:13px}}