:root{
  --pine:#1D3B34;
  --pine-2:#2A5147;
  --pine-lt:#E4EFEB;
  --euc:#7FB3A3;
  --graphite:#22262B;
  --graphite-soft:#59616A;
  --sand:#F7F5F1;
  --sand-2:#EDEAE3;
  --hairline:#DCD7CD;
  --white:#FFFFFF;
  --display:"Spectral",Georgia,serif;
  --ui:"Instrument Sans",system-ui,-apple-system,sans-serif;
  --r-sm:5px; --r-md:10px; --r-lg:16px;
  --shadow:0 1px 2px rgba(34,38,43,.05),0 16px 36px rgba(34,38,43,.09);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--sand);color:var(--graphite);font-family:var(--ui);font-size:17px;line-height:1.66;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{margin:0 0 .42em;line-height:1.16}
h1,h2{font-family:var(--display);font-weight:600;letter-spacing:-.01em}
h1{font-size:clamp(38px,4.5vw,60px);line-height:1.1}
h2{font-size:clamp(27px,3vw,40px)}
h3{font-family:var(--ui);font-weight:600;font-size:18px;line-height:1.3}
p{margin:0 0 1em;max-width:62ch}
a{color:var(--pine)}
.wrap{width:min(1180px,calc(100% - 40px));margin-inline:auto}
.pad{padding-block:clamp(50px,6vw,88px)}
.eyebrow{font-size:12.5px;font-weight:600;letter-spacing:.13em;color:var(--pine-2);margin-bottom:12px}
.lede{font-size:18px;color:var(--graphite-soft);max-width:58ch}

header{position:sticky;top:0;z-index:40;background:rgba(247,245,241,.93);backdrop-filter:blur(9px);border-bottom:1px solid var(--hairline)}
.bar{display:flex;align-items:center;gap:24px;padding-block:13px}
.brand{display:flex;align-items:center;gap:11px;text-decoration:none;color:var(--graphite)}
.brand b{font-family:var(--display);font-weight:600;font-size:20px;line-height:1.05;display:block}
.brand small{display:block;font-size:10.5px;letter-spacing:.16em;color:var(--graphite-soft);font-weight:600}
.callbtn{background:var(--pine);color:#fff;text-decoration:none;font-weight:600;font-size:15.5px;padding:11px 19px;border-radius:var(--r-sm);white-space:nowrap}
.callbtn:hover,.callbtn:focus-visible{background:var(--pine-2)}

.hero{padding-block:clamp(44px,5.2vw,74px)}
.hero-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(28px,4vw,54px);align-items:center}
.hero h1{max-width:15ch}
.hero .lede{margin-top:15px}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center;margin-top:26px}
.big-call{display:inline-flex;flex-direction:column;background:var(--pine);color:#fff;text-decoration:none;padding:13px 28px;border-radius:var(--r-md);box-shadow:var(--shadow)}
.big-call em{font-style:normal;font-size:11.5px;font-weight:600;letter-spacing:.12em;opacity:.85}
.big-call b{font-family:var(--display);font-size:24px;font-weight:600;line-height:1.2}
.big-call:hover,.big-call:focus-visible{background:var(--pine-2)}
.secondary{color:var(--graphite);text-decoration:none;font-weight:600;font-size:16px;padding:15px 21px;border:1px solid var(--hairline);border-radius:var(--r-md);background:var(--white)}
.secondary:hover,.secondary:focus-visible{border-color:var(--pine)}
.trust{display:flex;flex-wrap:wrap;gap:9px 22px;margin-top:24px;padding:0;list-style:none;font-size:14.5px;color:var(--graphite-soft);font-weight:500}
.trust li{display:flex;align-items:center;gap:7px}
.trust i{width:8px;height:8px;border-radius:50%;background:var(--euc);flex:none}
.card-note{background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-lg);padding:24px 26px}
.card-note h2{font-size:22px;margin-bottom:9px}
.card-note p{font-size:15.5px;color:var(--graphite-soft);margin:0}
.card-note dl{margin:16px 0 0}
.card-note dt{font-size:11.5px;letter-spacing:.13em;color:var(--graphite-soft);font-weight:600;margin-top:13px}
.card-note dd{margin:1px 0 0;font-size:16px;font-weight:600}

/* signature: interactive house section */
.section-tool{background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-lg);overflow:hidden;margin-top:28px;display:grid;grid-template-columns:1.15fr .85fr}
.plan{position:relative;padding:26px;background:var(--sand-2)}
.plan svg{width:100%;height:auto;display:block}
.hot{position:absolute;width:30px;height:30px;border-radius:50%;border:3px solid var(--white);background:var(--pine);cursor:pointer;padding:0;transform:translate(-50%,-50%);box-shadow:0 2px 8px rgba(34,38,43,.25);transition:transform .14s,background .14s}
.hot:hover{transform:translate(-50%,-50%) scale(1.15)}
.hot[aria-pressed="true"]{background:var(--euc);transform:translate(-50%,-50%) scale(1.2)}
.hot span{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.planinfo{padding:28px 30px;display:flex;flex-direction:column}
.planinfo .zone{display:inline-block;font-size:11.5px;font-weight:600;letter-spacing:.13em;color:var(--pine-2);background:var(--pine-lt);padding:5px 11px;border-radius:20px;margin-bottom:13px;align-self:flex-start}
.planinfo h3{font-family:var(--display);font-weight:600;font-size:24px;margin-bottom:9px}
.planinfo p{font-size:15.5px;color:var(--graphite-soft);margin:0 0 14px}
.planinfo ul{list-style:none;margin:0 0 18px;padding:0}
.planinfo li{position:relative;padding-left:21px;font-size:15.5px;margin-bottom:8px;color:var(--graphite-soft)}
.planinfo li::before{content:"";position:absolute;left:0;top:8px;width:9px;height:9px;border-radius:50%;border:2.5px solid var(--euc)}
.planinfo .go{margin-top:auto}
.planinfo .go a{font-weight:600;font-size:15.5px;text-decoration:none;border-bottom:2px solid var(--euc);padding-bottom:2px}
.planinfo .go a:hover,.planinfo .go a:focus-visible{border-color:var(--pine)}

.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:18px;margin-top:28px}
.card{background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-md);padding:23px 24px;transition:transform .16s ease,box-shadow .16s ease}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.card .tag{display:inline-block;font-size:11.5px;font-weight:600;letter-spacing:.11em;color:var(--pine-2);background:var(--pine-lt);padding:4px 10px;border-radius:20px;margin-bottom:12px}
.card p{font-size:15.5px;color:var(--graphite-soft);margin:0}
.card a{display:inline-block;margin-top:12px;font-weight:600;font-size:15px;text-decoration:none;border-bottom:2px solid var(--euc);padding-bottom:1px}
.card a:hover,.card a:focus-visible{border-color:var(--pine)}

.band{background:var(--pine);color:#E2EDE9}
.band h2{color:#fff}
.band .lede{color:#B9D0C9}
.band .eyebrow{color:var(--euc)}
.cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(238px,1fr));gap:26px;margin-top:30px}
.cols div{border-top:2px solid var(--euc);padding-top:16px}
.cols h3{color:#fff;margin-bottom:4px}
.cols p{font-size:15.5px;margin:0;color:#B9D0C9}

.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:20px;margin-top:26px;counter-reset:s}
.steps div{counter-increment:s;padding-left:46px;position:relative}
.steps div::before{content:"0" counter(s);position:absolute;left:0;top:0;font-family:var(--display);font-weight:600;font-size:19px;color:var(--euc)}
.steps p{margin:0;font-size:15.5px;color:var(--graphite-soft)}

.areas{display:flex;flex-wrap:wrap;gap:9px;margin-top:24px;padding:0;list-style:none}
.areas li{background:var(--white);border:1px solid var(--hairline);border-radius:24px;padding:8px 17px;font-size:15.5px}

.faq{margin-top:24px;max-width:850px}
.faq details{background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-md);margin-bottom:10px}
.faq details[open]{border-color:var(--euc)}
.faq summary{cursor:pointer;list-style:none;padding:18px 50px 18px 21px;font-weight:600;font-size:17.5px;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";position:absolute;right:21px;top:23px;width:11px;height:11px;border-right:2px solid var(--pine);border-bottom:2px solid var(--pine);transform:rotate(45deg);transition:transform .2s}
.faq details[open] summary::after{transform:rotate(-135deg);top:27px}
.faq .ans{padding:0 21px 18px}
.faq .ans p{margin:0;font-size:16px;color:var(--graphite-soft)}

.final{background:var(--graphite);color:#fff}
.final h2{color:#fff;max-width:17ch}
.final p{color:#B0B6BC;font-size:18px}
.final .big-call{background:var(--euc);color:#12281F}
.final .big-call:hover{background:#95C4B6}

footer{background:#1A1D21;color:#949BA2;font-size:15px;padding-block:46px 30px}
.fcols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1fr;gap:32px}
footer h4{color:#fff;font-weight:600;font-size:13px;letter-spacing:.13em;margin:0 0 12px}
footer ul{list-style:none;margin:0;padding:0}
footer li{margin-bottom:7px}
footer a{color:#C3C9CF;text-decoration:none}
footer a:hover,footer a:focus-visible{color:#fff;text-decoration:underline}
.fbrand b{font-family:var(--display);font-weight:600;font-size:21px;color:#fff;display:block}
.fbrand small{display:block;font-size:10.5px;letter-spacing:.16em;color:#868D94;font-weight:600;margin-bottom:12px}
.fbrand p{font-size:15px;margin:0;max-width:34ch}
.fcall{display:inline-block;margin-top:14px;background:var(--euc);color:#12281F;text-decoration:none;font-weight:600;padding:10px 18px;border-radius:var(--r-sm)}
.fcall:hover{background:#95C4B6;color:#12281F}
.legal{margin-top:34px;padding-top:16px;border-top:1px solid #2C3138;font-size:13.5px;color:#868D94}

.sticky-call{display:none}
@media(max-width:1000px){.fcols{grid-template-columns:1fr 1fr 1fr}.section-tool{grid-template-columns:1fr}}
@media(max-width:940px){
  .bar .callbtn{margin-left:auto}
  .hero-grid{grid-template-columns:1fr}
  body{padding-bottom:70px}
  .sticky-call{display:flex;align-items:center;justify-content:center;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--pine);color:#fff;padding:16px;font-weight:600;font-size:18px;text-decoration:none;box-shadow:0 -4px 18px rgba(34,38,43,.2)}
}
@media(max-width:620px){.fcols{grid-template-columns:1fr 1fr}}
@media(prefers-reduced-motion:reduce){*{transition:none!important}}
:focus-visible{outline:3px solid var(--euc);outline-offset:3px;border-radius:4px}

/* ---- Sarasota additions ---- */
.skip{position:absolute;left:-999px;top:0;background:var(--pine);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:10px;top:10px}
.mainnav{margin-left:auto;display:flex;align-items:center;gap:6px}
.mainnav>a,.mainnav .dd>button{color:var(--graphite-soft);text-decoration:none;font:500 15.5px var(--ui);padding:9px 11px;background:none;border:0;cursor:pointer;border-radius:5px}
.mainnav>a:hover,.mainnav .dd>button:hover,.mainnav>a:focus-visible,.mainnav .dd>button:focus-visible{color:var(--pine)}
.mainnav a[aria-current="page"]{color:var(--pine);font-weight:600}
.dd{position:relative}
.dd>button::after{content:"";display:inline-block;width:6px;height:6px;margin-left:7px;border-right:2px solid currentColor;border-bottom:2px solid currentColor;transform:translateY(-2px) rotate(45deg)}
.dd-panel{display:none;position:absolute;left:0;top:100%;min-width:260px;background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-md);box-shadow:var(--shadow);padding:10px;z-index:50}
.dd-panel.cols2{min-width:440px;columns:2;column-gap:6px}
.dd.open .dd-panel{display:block}
.dd-panel a{display:block;padding:8px 12px;color:var(--graphite);text-decoration:none;font-size:15px;border-radius:5px;break-inside:avoid}
.dd-panel a:hover,.dd-panel a:focus-visible{background:var(--pine-lt);color:var(--pine)}
.dd-panel a.all{font-weight:600;color:var(--pine)}
.burger{display:none;margin-left:auto;width:44px;height:44px;border:1px solid var(--hairline);background:var(--white);border-radius:var(--r-sm);cursor:pointer;padding:0;position:relative}
.burger span,.burger span::before,.burger span::after{position:absolute;left:11px;width:20px;height:2px;background:var(--graphite);content:"";display:block}
.burger span{top:21px}.burger span::before{left:0;top:-6px}.burger span::after{left:0;top:6px}
.mobile{display:none}
.mobile-overlay{display:none}
body.menu-open{overflow:hidden}
.map-wrap{position:relative;width:100%;aspect-ratio:16/10;border:1px solid var(--hairline);border-radius:var(--r-lg);overflow:hidden;background:var(--sand-2);margin-top:22px}
.map-wrap iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.cov-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,48px);align-items:start}
.zips{display:flex;flex-wrap:wrap;gap:8px;padding:0;list-style:none;margin:16px 0}
.zips li{background:var(--white);border:1px solid var(--hairline);border-radius:20px;padding:5px 13px;font-size:15px}
.areas a{text-decoration:none;color:var(--graphite)}
.areas li:hover{border-color:var(--pine)}
.inline-cta{background:var(--pine-lt);border-radius:var(--r-lg);padding:26px 28px;margin-top:30px;display:flex;flex-wrap:wrap;gap:16px 28px;align-items:center;justify-content:space-between}
.inline-cta p{margin:0;font-weight:600;font-size:18px;max-width:46ch}
.fmail a{color:#C3C9CF}
.footer-legal p{max-width:none;margin:0}
.bar .brand{min-width:0}
@media(max-width:1060px){
  .mainnav{display:none}
  .burger{display:block}
  .bar .callbtn{margin-left:12px}
  .mobile-overlay{display:block;position:fixed;inset:0;background:rgba(34,38,43,.5);opacity:0;visibility:hidden;transition:opacity .2s;z-index:70}
  .mobile{display:block;position:fixed;top:0;right:0;bottom:0;width:min(380px,90vw);background:var(--sand);z-index:80;transform:translateX(100%);visibility:hidden;transition:transform .22s,visibility .22s;overflow-y:auto;padding:18px 20px 90px}
  body.menu-open .mobile{transform:none;visibility:visible}
  body.menu-open .mobile-overlay{opacity:1;visibility:visible}
  .mobile .mclose{margin-left:auto;display:block;width:44px;height:44px;border:1px solid var(--hairline);background:var(--white);border-radius:var(--r-sm);font-size:26px;line-height:1;cursor:pointer}
  .mobile>a,.mobile summary{display:block;padding:14px 4px;font-size:18px;font-weight:600;color:var(--graphite);text-decoration:none;border-bottom:1px solid var(--hairline);cursor:pointer;list-style:none}
  .mobile summary::-webkit-details-marker{display:none}
  .mobile details div a{display:block;padding:10px 12px;font-size:16px;color:var(--graphite-soft);text-decoration:none}
}
@media(max-width:940px){.cov-grid{grid-template-columns:1fr}.callbtn{font-size:14.5px;padding:10px 13px}.brand b{font-size:17px}}
@media(max-width:420px){.bar .callbtn{display:none}.bar{gap:10px}}
footer a,footer li{overflow-wrap:anywhere}
@media(max-width:620px){.fcols>.fbrand,.fcols>div:last-child{grid-column:1/-1}}
.phero{padding-block:clamp(36px,4.5vw,64px) 8px}
.phero h1{font-size:clamp(32px,4vw,50px);max-width:22ch}
.prose{width:min(780px,calc(100% - 40px));margin-inline:auto;padding-block:8px 40px}
.prose h2{margin-top:1.7em;font-size:clamp(25px,2.6vw,34px)}
.prose h3{margin-top:1.3em}
.prose ul,.prose ol{padding-left:1.25em;margin:0 0 1.1em;max-width:64ch}
.prose li{margin-bottom:.5em}
.prose .tblwrap{overflow-x:auto;margin:0 0 1.3em}
.prose table{border-collapse:collapse;width:100%;font-size:15.5px;background:var(--white)}
.prose th,.prose td{border:1px solid var(--hairline);padding:10px 12px;text-align:left;vertical-align:top}
.prose th{background:var(--pine-lt);font-weight:600}
.prose .inline-cta{margin-block:30px}
.crumbs{font-size:14px;color:var(--graphite-soft);margin-bottom:14px}
.crumbs a{color:var(--graphite-soft)}

.arealist{list-style:none;padding:0;margin:16px 0;display:grid;grid-template-columns:1fr 1fr;gap:10px}
.arealist li{background:var(--white);border:1px solid var(--hairline);border-radius:var(--r-sm);padding:12px 14px;display:flex;flex-direction:column;gap:3px}
.arealist li a{font-weight:600;color:var(--pine)}
.arealist li span{font-size:14.5px;color:var(--graphite-soft)}
.note{font-size:15px;color:var(--graphite-soft)}
.covmap{display:block;width:100%;height:auto;max-height:760px;border:1px solid var(--hairline);border-radius:var(--r-lg);background:var(--sand-2)}
.covmap .bg{fill:var(--sand-2)}
.covmap .grid line{stroke:var(--hairline);stroke-width:1}
.covmap .north path{fill:var(--graphite-soft)}.covmap .north text{font-size:12px;fill:var(--graphite-soft)}
.covmap .pin{cursor:pointer}
.covmap .hit{fill:transparent}
.covmap .dot{fill:var(--pine);stroke:var(--white);stroke-width:3}
.covmap .pin-city .dot{fill:var(--graphite)}
.covmap .pin-manatee .dot{fill:var(--white);stroke:var(--pine);stroke-width:3}
.covmap text{font-family:inherit;font-size:14.5px;font-weight:600;fill:var(--graphite);paint-order:stroke;stroke:var(--sand-2);stroke-width:4px}
.covmap a:focus-visible .dot,.covmap a:hover .dot{stroke:var(--graphite);stroke-width:4}
.covmap a:focus-visible{outline:none}
.caption{font-size:14px;color:var(--graphite-soft);margin:10px 0 6px}
@media(max-width:560px){.arealist{grid-template-columns:1fr}}

/* stage 2: photographs and brand */
.photo{margin:30px auto;width:min(100%,var(--maxw,100%));border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--hairline);background:var(--white)}
.photo img{display:block;width:100%;height:auto}
.photo figcaption{padding:12px 16px;font-size:15px;line-height:1.5;color:var(--graphite-soft);border-top:1px solid var(--hairline)}
.photo.photo-hero{margin:24px auto 30px}
.photo.photo-hero img{aspect-ratio:21/9;object-fit:cover;object-position:var(--op,50% 50%)}
@media(max-width:700px){.photo.photo-hero img{aspect-ratio:4/3}.photo{margin:24px auto}}
.brand .logo-img{display:block;flex:none;height:46px;width:auto}
.fbrand .logo-img{display:block;height:66px;width:auto;margin-bottom:12px}
@media(max-width:700px){.brand .logo-img{height:40px}}