.tp{--tp-navy:#002349;--tp-navy-deep:#001a37;--tp-gold:#b08c3e;--tp-cream:#f7f5f0;--tp-ink:#1d2733;--tp-body:#3a4654;--tp-muted:#8a93a0;--tp-line:#ece8dd;--tp-serif:"Cormorant Garamond",Georgia,serif;--tp-sans:"Jost",system-ui,sans-serif;font-family:var(--tp-sans);font-weight:400;color:var(--tp-ink);background:var(--tp-cream);-webkit-font-smoothing:antialiased;overflow-x:hidden}.tp *,.tp :after,.tp :before{box-sizing:border-box;margin:0;padding:0}.tp img{display:block;max-width:100%}.tp a{color:inherit;text-decoration:none}.tp button,.tp input,.tp select,.tp textarea{font-family:inherit}.tp ::selection{background:var(--tp-navy);color:#fff}@keyframes tp-slowzoom{0%{transform:scale(1.06)}to{transform:scale(1)}}@keyframes tp-fadeup{0%{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}.tp .wrap{max-width:1120px;margin:0 auto}.tp .pad{padding:clamp(64px,9vw,120px) clamp(20px,5vw,64px)}.tp 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.bs{font-size:9px;font-weight:400;letter-spacing:.32em;color:var(--tp-gold);margin-top:4px;text-transform:uppercase}.tp .nav-links{position:relative;z-index:2;display:flex;align-items:center;gap:28px}.tp .nav-links .nav-ai,.tp .nav-links a{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:#fff;opacity:.88;transition:opacity .25s}.tp .nav-links .nav-ai:hover,.tp .nav-links a:hover{opacity:1}.tp .nav-ai{display:inline-flex;align-items:center;gap:7px;white-space:nowrap;background:none;border:none;cursor:pointer;padding:0}.tp .nav-links .nav-cta{color:var(--tp-navy);background:var(--tp-gold);padding:11px 22px;opacity:1}.tp .nav-links .nav-cta:hover{background:#c2a45e}.tp .nav-toggle{position:relative;z-index:2;display:none;background:none;border:none;color:#fff;cursor:pointer;font-size:22px;line-height:1}.tp .drawer{position:fixed;inset:0;z-index:49;background:var(--tp-navy);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:26px;opacity:0;pointer-events:none;transition:opacity .3s ease}.tp .drawer.open{opacity:1;pointer-events:auto}.tp .drawer .drawer-ai,.tp .drawer a{font-size:15px;letter-spacing:.22em;text-transform:uppercase;color:#fff;background:none;border:none;cursor:pointer}.tp .drawer .drawer-cta{color:var(--tp-navy);background:var(--tp-gold);padding:14px 30px}.tp .hero{position:relative;min-height:100vh;display:flex;align-items:center;justify-content:center;overflow:hidden}.tp .hero-bg{position:absolute;inset:0;animation:tp-slowzoom 9s ease-out forwards}.tp .hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center}.tp .hero-scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,35,73,.32),rgba(0,35,73,.23) 45%,rgba(0,35,73,.63))}.tp .hero-inner{position:relative;z-index:3;text-align:center;color:#fff;padding:120px clamp(20px,5vw,40px) 80px;max-width:980px;animation:tp-fadeup .9s ease-out both}.tp .hero-eyebrow{font-size:12px;letter-spacing:.4em;text-transform:uppercase;color:var(--tp-gold);margin-bottom:26px}.tp .hero h1{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2.7rem,6.2vw,5.4rem);line-height:1.04;letter-spacing:.01em}.tp .hero-sub{font-size:clamp(1rem,1.5vw,1.18rem);font-weight:300;line-height:1.7;max-width:600px;margin:28px auto 0;opacity:.92}.tp .hero-cta{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;margin-top:42px}.tp .btn-hero-primary{display:inline-flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-navy);background:#fff;border:none;cursor:pointer;padding:17px 36px;transition:background .3s}.tp .btn-hero-primary:hover{background:var(--tp-gold)}.tp .btn-hero-ghost{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#fff;border:1px solid rgba(255,255,255,.6);padding:17px 36px;transition:all .3s}.tp .btn-hero-ghost:hover{background:#fff;color:var(--tp-navy)}.tp .hero-scroll{position:absolute;bottom:30px;left:50%;transform:translateX(-50%);z-index:3;color:rgba(255,255,255,.7);font-size:11px;letter-spacing:.3em;text-transform:uppercase}.tp .creds{background:var(--tp-navy);color:#fff;padding:clamp(40px,6vw,64px) clamp(20px,5vw,64px)}.tp .creds-grid{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:36px;gap:36px;text-align:center}.tp .cred-num{font-family:var(--tp-serif);font-size:clamp(2.2rem,3.5vw,3rem);color:var(--tp-gold);line-height:1}.tp .cred-label{font-size:11px;letter-spacing:.22em;text-transform:uppercase;margin-top:12px;opacity:.85}.tp .about{background:var(--tp-cream)}.tp .about-inner{max-width:880px;margin:0 auto;text-align:center}.tp .about-inner .eyebrow{margin-bottom:24px}.tp .about-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4.4vw,3.3rem);line-height:1.12;color:var(--tp-navy)}.tp .gold-rule{width:54px;height:1px;background:var(--tp-gold);margin:34px auto}.tp .about-inner p{font-size:1.1rem;font-weight:300;line-height:1.85;color:var(--tp-body)}.tp .band{position:relative;height:clamp(320px,46vw,560px);overflow:hidden}.tp .band img{width:100%;height:100%;object-fit:cover;object-position:center 30%}.tp .band-scrim{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,35,73,.55),rgba(0,35,73,.1) 55%,transparent)}.tp .band-caption{position:absolute;left:clamp(20px,6vw,80px);top:50%;transform:translateY(-50%);color:#fff;max-width:420px}.tp .band-caption .eyebrow{margin-bottom:16px}.tp .band-caption blockquote{font-family:var(--tp-serif);font-size:clamp(1.4rem,2.6vw,2rem);font-style:italic;line-height:1.35;font-weight:400}.tp .video{background:#fff;padding:clamp(64px,9vw,110px) clamp(20px,5vw,64px)}.tp .video-inner{max-width:960px;margin:0 auto;text-align:center}.tp .video-inner .eyebrow{margin-bottom:20px}.tp .video-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.9rem,3.6vw,2.8rem);color:var(--tp-navy);line-height:1.1;margin-bottom:36px}.tp .video-frame{position:relative;width:100%;aspect-ratio:16/9;box-shadow:0 20px 50px rgba(0,35,73,.14);background:var(--tp-navy-deep)}.tp .video-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0}.tp .profiles{background:var(--tp-cream)}.tp .split{display:flex;gap:clamp(32px,5vw,72px);align-items:center}.tp .split.rev{flex-direction:row-reverse}.tp .profile+.profile{margin-top:clamp(56px,8vw,100px)}.tp .profile-photo{flex:0 0 40%;min-width:280px}.tp .profile-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}.tp .profile-body{flex:1 1;min-width:280px}.tp .profile-body .eyebrow{letter-spacing:.3em;margin-bottom:14px}.tp .profile-body h3{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,3.4vw,2.8rem);color:var(--tp-navy);line-height:1.05}.tp .profile-body p{font-size:1.04rem;font-weight:300;line-height:1.85;color:var(--tp-body);margin-top:18px}.tp .profile-body p:first-of-type{margin-top:22px}.tp .profile-body .link-underline{margin-top:26px;padding-bottom:5px}.tp #listings{background:var(--tp-cream);padding:clamp(64px,9vw,120px) clamp(20px,5vw,64px)}.tp #listings .section-inner{max-width:1200px;margin:0 auto}.tp #listings .section-label{font-size:12px;letter-spacing:.34em;text-transform:uppercase;color:var(--tp-gold);margin-bottom:16px}.tp #listings .section-title{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4vw,3rem);color:var(--tp-navy);line-height:1.05;margin-bottom:48px}.tp #listings .section-title em{font-style:italic}.tp .listings-tabs{display:flex;gap:36px;margin-bottom:40px;border-bottom:1px solid #e3ded1}.tp .tab-btn{padding:0 0 16px;background:none;cursor:pointer;font-size:13px;letter-spacing:.22em;text-transform:uppercase;color:#9aa1ab;border:none;border-bottom:2px solid transparent;margin-bottom:-1px;transition:color .25s}.tp .tab-btn.active{color:var(--tp-navy);border-bottom-color:var(--tp-gold)}.tp .listings-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:30px;gap:30px}.tp .listings-empty{grid-column:1/-1;padding:48px 0;text-align:center;font-size:1rem;font-weight:300;color:var(--tp-body)}.tp .listings-pagination{display:flex;align-items:center;justify-content:center;gap:22px;margin-top:44px}.tp .pagination-btn{display:inline-block;background:none;border:none;border-bottom:1px solid var(--tp-gold);cursor:pointer;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-navy);padding:0 0 6px}.tp .pagination-btn:disabled{opacity:.35;cursor:default}.tp .pagination-info{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--tp-muted)}.tp .listings-see-all{text-align:center;margin-top:42px}.tp .sir{background:var(--tp-navy);color:#fff;padding:clamp(64px,9vw,130px) clamp(20px,5vw,64px)}.tp .sir-inner{max-width:1000px;margin:0 auto;text-align:center}.tp .sir-inner .eyebrow{margin-bottom:22px}.tp .sir-inner h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4.4vw,3.4rem);line-height:1.12}.tp .sir-inner>p{font-size:1.1rem;font-weight:300;line-height:1.85;max-width:680px;margin:30px auto 0;opacity:.9}.tp .sir-pillars{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));grid-gap:30px;gap:30px;margin-top:64px;text-align:center}.tp .sir-pillar{padding:0 10px}.tp .sir-pillar+.sir-pillar{border-left:1px solid rgba(255,255,255,.14)}.tp .sir-pillar .t{font-family:var(--tp-serif);font-size:2.4rem;color:var(--tp-gold)}.tp .sir-pillar .b{font-size:13px;line-height:1.7;opacity:.82;margin-top:10px}.tp .sir-btn{display:inline-flex;align-items:center;gap:14px;margin-top:60px;color:#fff;border:1px solid rgba(255,255,255,.35);padding:18px 32px;transition:all .3s}.tp .sir-btn span{font-family:var(--tp-serif);font-size:1.1rem;letter-spacing:.06em}.tp .sir-btn:hover{background:var(--tp-gold);border-color:var(--tp-gold);color:var(--tp-navy)}.tp .reviews{background:var(--tp-cream)}.tp .reviews-head{text-align:center;margin-bottom:52px}.tp .reviews-head .eyebrow{margin-bottom:16px}.tp .stars{color:var(--tp-gold);letter-spacing:.3em;font-size:1.2rem;margin-top:16px}.tp .reviews-src{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--tp-muted);margin-top:8px}.tp .reviews-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:26px;gap:26px}.tp .review-card{background:#fff;padding:38px 34px;box-shadow:0 10px 30px rgba(0,35,73,.06)}.tp .review-card .stars-sm{color:var(--tp-gold);letter-spacing:.2em;font-size:.95rem}.tp .review-card blockquote{font-family:var(--tp-serif);font-size:1.22rem;font-style:italic;line-height:1.55;color:#2a3542;margin-top:20px}.tp .review-card cite{display:block;font-style:normal;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--tp-navy);margin-top:24px}.tp .reviews-more{text-align:center;margin-top:42px}.tp .probate{background:#fff}.tp .probate-body{flex:1 1;min-width:280px}.tp .probate-body .eyebrow{margin-bottom:18px}.tp .probate-body h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.9rem,3.6vw,2.8rem);color:var(--tp-navy);line-height:1.1}.tp .probate-body>p{font-size:1.05rem;font-weight:300;line-height:1.85;color:var(--tp-body);margin-top:22px}.tp .probate-list{list-style:none;margin-top:26px;display:grid;grid-gap:14px;gap:14px}.tp .probate-list li{display:flex;gap:12px;align-items:baseline;font-size:1rem;color:#2a3542}.tp .probate-list li:before{content:"◆";color:var(--tp-gold);font-size:.7em}.tp .probate-ctas{display:flex;flex-wrap:wrap;gap:16px;margin-top:30px;align-items:center}.tp .btn-navy{display:inline-block;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#fff;background:var(--tp-navy);border:none;cursor:pointer;padding:15px 30px;transition:background .3s}.tp .btn-navy:hover{background:var(--tp-gold);color:var(--tp-navy)}.tp .probate-photo{flex:0 0 42%;min-width:280px}.tp .probate-photo img{width:100%;height:440px;object-fit:cover;object-position:center}.tp .probate-topics{max-width:1120px;margin:clamp(56px,7vw,80px) auto 0;padding-top:clamp(40px,5vw,56px);border-top:1px solid var(--tp-line)}.tp .probate-topics .eyebrow{letter-spacing:.24em;margin-bottom:24px}.tp .topics-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));grid-gap:20px;gap:20px}.tp .topic-card{display:block;background:var(--tp-cream);padding:26px 24px;transition:box-shadow .3s}.tp .topic-card:hover{box-shadow:0 10px 26px rgba(0,35,73,.1)}.tp .topic-card .t{font-family:var(--tp-serif);font-size:1.2rem;color:var(--tp-navy)}.tp .topic-card .b{font-size:.92rem;color:#5a6472;line-height:1.6;margin-top:10px}.tp .probate-faq{text-align:center;margin-top:36px}.tp .insights{background:var(--tp-cream)}.tp .insights-inner{max-width:1200px;margin:0 auto}.tp .market-band{background:var(--tp-navy);color:#fff;padding:clamp(36px,5vw,56px);display:flex;flex-wrap:wrap;gap:40px;align-items:center;justify-content:space-between}.tp .market-copy{flex:1 1;min-width:280px}.tp .market-copy .eyebrow{letter-spacing:.3em;margin-bottom:14px}.tp .market-copy h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(1.7rem,3vw,2.4rem);line-height:1.15}.tp .market-copy p{font-size:1rem;font-weight:300;line-height:1.8;opacity:.86;margin-top:16px;max-width:460px}.tp .market-link{display:inline-flex;align-items:center;gap:10px;margin-top:24px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-gold);border-bottom:1px solid var(--tp-gold);padding-bottom:6px}.tp .market-chart{flex:0 0 360px;max-width:100%}.tp .market-bars{display:flex;align-items:flex-end;gap:22px;height:150px;padding:0 6px}.tp .market-bar{flex:1 1;display:flex;flex-direction:column;align-items:center;gap:10px;height:100%;justify-content:flex-end}.tp .market-bar .fill{width:100%;background:linear-gradient(180deg,var(--tp-gold),rgba(176,140,62,.4))}.tp .market-bar .lbl{font-size:10px;letter-spacing:.1em;opacity:.8;text-align:center}.tp .market-note{font-size:10px;letter-spacing:.14em;text-transform:uppercase;opacity:.6;text-align:center;margin-top:14px}.tp .blog-head{display:flex;align-items:flex-end;justify-content:space-between;flex-wrap:wrap;gap:20px;margin:72px 0 40px}.tp .blog-head .eyebrow{margin-bottom:16px}.tp .blog-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));grid-gap:30px;gap:30px}.tp .post{background:#fff;box-shadow:0 10px 30px rgba(0,35,73,.06)}.tp a.post{display:block;color:inherit;text-decoration:none}.tp a.post:hover .post-body h3{color:var(--tp-gold)}.tp .post-img{width:100%;height:220px;overflow:hidden}.tp .post-img img{width:100%;height:100%;object-fit:cover}.tp .post-body{padding:26px 28px 30px}.tp .post-cat{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--tp-muted)}.tp .post-body h3{font-family:var(--tp-serif);font-weight:500;font-size:1.45rem;color:var(--tp-navy);margin-top:10px;line-height:1.25}.tp .communities{background:#fff}.tp .communities-inner{max-width:1200px;margin:0 auto}.tp .communities-head{text-align:center;margin-bottom:52px}.tp .communities-head .eyebrow{margin-bottom:16px}.tp .communities-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));grid-gap:30px;gap:30px}.tp .community-video{display:block;position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--tp-navy-deep)}.tp .community-video img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.tp .community-video:hover img{transform:scale(1.06)}.tp .community-video .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,35,73,0) 55%,rgba(0,35,73,.6))}.tp .community-video .play{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:52px;height:52px;border-radius:50%;background:rgba(255,255,255,.92);display:flex;align-items:center;justify-content:center}.tp .community-body{padding:20px 2px 0}.tp .community-body h3{font-family:var(--tp-serif);font-weight:500;font-size:1.4rem;color:var(--tp-navy)}.tp .community-body p{font-size:.95rem;line-height:1.7;color:var(--tp-body);margin-top:8px}.tp .community-more{display:flex;flex-direction:column;justify-content:center;padding:32px;background:var(--tp-cream)}.tp .community-more .eyebrow{font-size:11px;letter-spacing:.24em;margin-bottom:14px}.tp .community-more p{font-family:var(--tp-serif);font-size:1.25rem;color:var(--tp-navy);line-height:1.6}.tp .contact{background:var(--tp-navy);color:#fff}.tp .contact-grid{display:flex;gap:clamp(40px,6vw,90px)}.tp .contact-left{flex:1 1;min-width:280px}.tp .contact-left .eyebrow{margin-bottom:18px}.tp .contact-left h2{font-family:var(--tp-serif);font-weight:500;font-size:clamp(2rem,4vw,3rem);line-height:1.08}.tp .contact-left>p{font-size:1.05rem;font-weight:300;line-height:1.8;opacity:.9;margin-top:20px;max-width:420px}.tp .contact-channels{margin-top:40px;display:grid;grid-gap:22px;gap:22px}.tp .channel .l{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--tp-gold)}.tp .channel .v{font-size:1.05rem;margin-top:6px}.tp .socials{display:flex;gap:14px;margin-top:36px}.tp .socials a{width:42px;height:42px;border:1px solid rgba(255,255,255,.25);display:flex;align-items:center;justify-content:center;transition:all .3s}.tp .socials 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