*{box-sizing:border-box;letter-spacing:0}html{scroll-behavior:smooth}body{margin:0;background:var(--vora-white);color:var(--vora-charcoal);font:15px/1.65 Manrope,system-ui,sans-serif}a{color:inherit}img{max-width:100%}.vre-header{position:sticky;top:0;z-index:50;display:grid;grid-template-columns:210px 1fr auto;align-items:center;min-height:76px;padding:8px clamp(20px,4vw,72px);border-bottom:1px solid rgba(81,66,55,.14);background:rgba(245,239,231,.96);backdrop-filter:blur(14px)}.vre-logo{display:block;width:188px}.vre-logo img{display:block;width:100%;height:54px;object-fit:contain}.vre-nav{display:flex;align-items:center;justify-content:center;gap:clamp(18px,2.5vw,38px)}.vre-nav a,.vre-header-cta{font-size:12px;font-weight:700;text-decoration:none}.vre-nav a{position:relative;color:var(--vora-taupe)}.vre-nav a:after{position:absolute;right:0;bottom:-7px;left:0;height:1px;background:var(--vora-champagne);content:"";transform:scaleX(0);transition:transform .2s}.vre-nav a:hover:after{transform:scaleX(1)}.vre-header-cta{padding:11px 16px;border:1px solid var(--vora-taupe);color:var(--vora-taupe)}.vre-header-cta:hover{background:var(--vora-taupe);color:var(--vora-ivory)}.vre-menu{display:none;border:0;background:none;color:var(--vora-taupe);font:700 12px Manrope,sans-serif}
.vre-hero{position:relative;display:flex;align-items:center;min-height:calc(100vh - 76px);max-height:900px;overflow:hidden;background:var(--vora-taupe)}.vre-hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.vre-hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(36,33,31,.68) 0%,rgba(36,33,31,.38) 36%,rgba(36,33,31,.04) 70%)}.vre-hero-copy{position:relative;z-index:2;width:min(660px,88%);margin-left:clamp(24px,8vw,150px);padding-bottom:90px;color:#fff}.vre-eyebrow{margin:0 0 14px;color:var(--vora-sand);font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:2px}.vre-eyebrow.dark{color:var(--vora-stone)}.vre-hero h1,.vre-intro h2,.vre-search-copy h2,.vre-process h2,.vre-finance-band h2,.vre-consultation h2,.vre-search-title h1,.vre-idx-ready h2,.vre-thanks h1{font-family:"Cormorant Garamond",Georgia,serif;font-weight:500;letter-spacing:0}.vre-hero h1{max-width:650px;margin:0;font-size:66px;line-height:.98}.vre-hero-copy>p:not(.vre-eyebrow){max-width:570px;margin:24px 0;color:rgba(255,255,255,.9);font-size:18px}.vre-hero-actions{display:flex;align-items:center;gap:25px}.vre-button{display:inline-flex;align-items:center;justify-content:center;min-height:46px;padding:12px 20px;border:1px solid transparent;background:none;font:700 12px Manrope,sans-serif;text-decoration:none;cursor:pointer}.vre-button.light{border-color:var(--vora-ivory);background:var(--vora-ivory);color:var(--vora-taupe)}.vre-button.light:hover{background:transparent;color:#fff}.vre-button.dark{border-color:var(--vora-taupe);background:var(--vora-taupe);color:var(--vora-ivory)}.vre-button.dark:hover{background:var(--vora-taupe-dark)}.vre-text-link{color:#fff;font-size:13px;font-weight:700;text-decoration:none}.vre-text-link span{margin-left:6px}.vre-search-bar{position:absolute;right:clamp(20px,4vw,72px);bottom:0;left:clamp(20px,4vw,72px);z-index:3;display:grid;grid-template-columns:2fr 1fr 1fr auto;background:#fff;box-shadow:0 -10px 45px rgba(36,33,31,.14)}.vre-search-bar label,.vre-search-panel label{display:flex;flex-direction:column;gap:3px;padding:13px 18px;border-right:1px solid var(--vora-line);color:var(--vora-stone);font-size:10px;font-weight:700;text-transform:uppercase}.vre-search-bar input,.vre-search-bar select,.vre-search-panel input,.vre-search-panel select{width:100%;min-height:28px;padding:0;border:0;outline:0;background:#fff;color:var(--vora-charcoal);font:600 13px Manrope,sans-serif}.vre-search-bar button,.vre-search-panel button{min-width:145px;border:0;background:var(--vora-taupe);color:#fff;font:700 12px Manrope,sans-serif;cursor:pointer}.vre-search-bar button:hover,.vre-search-panel button:hover{background:var(--vora-taupe-dark)}
.vre-intro{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(40px,9vw,150px);padding:110px clamp(24px,9vw,165px);background:var(--vora-ivory)}.vre-intro h2,.vre-search-copy h2,.vre-process h2,.vre-consultation h2{max-width:660px;margin:0;font-size:48px;line-height:1.03;color:var(--vora-taupe)}.vre-intro>div:last-child{padding-top:25px}.vre-intro p:not(.vre-eyebrow){margin:0 0 22px;color:var(--vora-muted);font-size:17px}.vre-arrow-link{color:var(--vora-taupe);font-size:12px;font-weight:700;text-decoration:none}.vre-arrow-link:hover{text-decoration:underline}.vre-paths{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--vora-line);border-bottom:1px solid var(--vora-line)}.vre-paths article{min-height:340px;padding:70px clamp(28px,4vw,70px);border-right:1px solid var(--vora-line)}.vre-paths article:last-child{border:0}.vre-paths article>span{color:var(--vora-champagne);font-size:12px;font-weight:700}.vre-paths h3{margin:38px 0 12px;color:var(--vora-taupe);font:500 31px "Cormorant Garamond",Georgia,serif}.vre-paths p{min-height:98px;color:var(--vora-muted)}.vre-paths a{color:var(--vora-taupe);font-size:12px;font-weight:700}.vre-search-feature{display:grid;grid-template-columns:1.05fr .95fr;min-height:620px;background:var(--vora-white)}.vre-search-copy{padding:100px clamp(28px,8vw,140px)}.vre-search-copy p:not(.vre-eyebrow){color:var(--vora-muted);font-size:16px}.vre-search-copy ul{display:grid;gap:10px;margin:28px 0;padding:0;list-style:none}.vre-search-copy li{padding:9px 0;border-bottom:1px solid var(--vora-line);color:var(--vora-taupe)}.vre-area-list{display:grid;align-content:center;padding:70px clamp(28px,6vw,90px);background:var(--vora-taupe);color:#fff}.vre-area-list div{padding:24px 0;border-bottom:1px solid rgba(245,239,231,.22)}.vre-area-list span,.vre-area-list strong{display:block}.vre-area-list span{margin-bottom:5px;color:var(--vora-sand);font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:1.4px}.vre-area-list strong{font:500 22px "Cormorant Garamond",Georgia,serif}.vre-process{padding:100px clamp(24px,8vw,150px);background:#f8f6f3}.vre-section-heading{max-width:780px}.vre-process ol{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin:60px 0 0;padding:0;list-style:none}.vre-process li{display:flex;gap:20px;border-top:1px solid var(--vora-stone);padding-top:20px}.vre-process li>b{color:var(--vora-champagne)}.vre-process li strong{font-size:16px;color:var(--vora-taupe)}.vre-process li p{color:var(--vora-muted)}.vre-finance-band{display:grid;grid-template-columns:1.1fr .9fr;gap:70px;padding:90px clamp(24px,8vw,150px);background:var(--vora-taupe);color:#fff}.vre-finance-band h2{margin:0;font-size:44px;line-height:1.05}.vre-finance-band>div:last-child{align-self:end}.vre-finance-band p:not(.vre-eyebrow){color:rgba(255,255,255,.78)}
.vre-consultation{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(50px,9vw,140px);padding:110px clamp(24px,9vw,165px);background:var(--vora-ivory)}.vre-consultation-copy>p:not(.vre-eyebrow){color:var(--vora-muted)}.vre-consultation dl{display:grid;grid-template-columns:70px 1fr;gap:8px;margin-top:35px}.vre-consultation dt{color:var(--vora-stone);font-size:10px;font-weight:700;text-transform:uppercase}.vre-consultation dd{margin:0}.vre-consultation dd a{text-decoration:none}.vre-inquiry{display:grid;gap:16px}.vre-inquiry label{display:flex;flex-direction:column;gap:6px;color:var(--vora-taupe);font-size:11px;font-weight:700;text-transform:uppercase}.vre-inquiry input,.vre-inquiry select,.vre-inquiry textarea{width:100%;padding:11px 0;border:0;border-bottom:1px solid var(--vora-stone);border-radius:0;background:transparent;color:var(--vora-charcoal);font:500 14px Manrope,sans-serif;outline:0}.vre-inquiry input:focus,.vre-inquiry select:focus,.vre-inquiry textarea:focus{border-bottom-color:var(--vora-taupe);box-shadow:0 1px 0 var(--vora-taupe)}.vre-form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.vre-inquiry .vre-consent{display:grid;grid-template-columns:18px 1fr;align-items:start;text-transform:none;font-size:11px;font-weight:500;color:var(--vora-muted)}.vre-consent input{width:16px;height:16px;margin-top:2px}.vre-honeypot{position:absolute!important;left:-9999px!important}.vre-form-error{margin:0;padding:10px 12px;border-left:3px solid #a54035;background:#fff;color:#8b2d25}.vre-inquiry .vre-button{justify-self:start}.vre-footer{display:grid;grid-template-columns:1.3fr repeat(3,1fr);gap:40px;padding:65px clamp(24px,6vw,100px) 25px;background:var(--vora-taupe-dark);color:var(--vora-ivory)}.vre-footer-brand img{width:230px}.vre-footer-brand p{max-width:360px;color:rgba(245,239,231,.68)}.vre-footer>div:not(.vre-footer-brand):not(.vre-footer-legal){display:flex;flex-direction:column;gap:8px}.vre-footer strong{margin-bottom:7px;color:var(--vora-sand);font-size:11px;text-transform:uppercase}.vre-footer a,.vre-footer span{color:rgba(245,239,231,.76);font-size:12px;text-decoration:none}.vre-footer a:hover{color:#fff}.vre-footer-legal{grid-column:1/-1;display:flex;flex-wrap:wrap;gap:18px;padding-top:28px;border-top:1px solid rgba(245,239,231,.18)}
.vre-search-page{min-height:75vh;padding:85px clamp(24px,7vw,120px) 100px;background:var(--vora-ivory)}.vre-search-title{max-width:780px}.vre-search-title h1,.vre-thanks h1{margin:0;font-size:60px;line-height:1}.vre-search-title>p:last-child{max-width:680px;color:var(--vora-muted)}.vre-search-panel{display:grid;grid-template-columns:2fr repeat(3,1fr) auto;margin:45px 0;background:#fff;border:1px solid var(--vora-line)}.vre-idx-ready{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;padding:65px;background:#fff}.vre-o-mark{display:block;width:70px}.vre-idx-ready h2{margin:18px 0 5px;font-size:40px;color:var(--vora-taupe)}.vre-idx-ready p{color:var(--vora-muted)}.vre-inquiry.compact{padding-left:55px;border-left:1px solid var(--vora-line)}.vre-thanks{min-height:70vh;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:70px 24px;text-align:center;background:var(--vora-ivory)}.vre-thanks>img{width:76px}.vre-thanks h1{max-width:780px;color:var(--vora-taupe)}.vre-thanks>p:not(.vre-eyebrow){max-width:650px;color:var(--vora-muted)}.vre-thanks>div{display:flex;align-items:center;gap:25px;margin-top:22px}
@media(max-width:980px){.vre-header{grid-template-columns:190px auto auto}.vre-nav{position:absolute;top:76px;right:0;left:0;display:none;align-items:stretch;flex-direction:column;gap:0;padding:10px 20px 20px;border-bottom:1px solid var(--vora-line);background:var(--vora-ivory)}.vre-nav.open{display:flex}.vre-nav a{padding:12px 0;border-bottom:1px solid var(--vora-line)}.vre-menu{display:block;justify-self:end}.vre-header-cta{margin-left:12px}.vre-hero h1{font-size:55px}.vre-search-bar{grid-template-columns:1.5fr 1fr 1fr auto}.vre-intro,.vre-search-feature,.vre-finance-band,.vre-consultation,.vre-idx-ready{grid-template-columns:1fr}.vre-intro,.vre-consultation{gap:40px}.vre-paths{grid-template-columns:1fr}.vre-paths article{min-height:0;border-right:0;border-bottom:1px solid var(--vora-line)}.vre-process ol{grid-template-columns:1fr}.vre-footer{grid-template-columns:1fr 1fr}.vre-footer-brand{grid-column:1/-1}.vre-search-panel{grid-template-columns:1fr 1fr}.vre-search-panel button{min-height:52px}.vre-inquiry.compact{padding:40px 0 0;border-top:1px solid var(--vora-line);border-left:0}}
@media(max-width:660px){.vre-header{grid-template-columns:150px 1fr auto;min-height:64px;padding:5px 14px}.vre-logo{width:145px}.vre-logo img{height:48px}.vre-header-cta{display:none}.vre-nav{top:64px}.vre-hero{min-height:760px;align-items:flex-start}.vre-hero-image{object-position:62% center}.vre-hero-shade{background:linear-gradient(180deg,rgba(36,33,31,.72),rgba(36,33,31,.25) 60%,rgba(36,33,31,.15))}.vre-hero-copy{width:auto;margin:0;padding:85px 24px 0}.vre-hero h1{font-size:48px}.vre-hero-copy>p:not(.vre-eyebrow){font-size:16px}.vre-search-bar{right:14px;bottom:14px;left:14px;grid-template-columns:1fr}.vre-search-bar label:nth-of-type(n+2){display:none}.vre-search-bar button{min-height:48px}.vre-intro,.vre-search-copy,.vre-process,.vre-finance-band,.vre-consultation,.vre-search-page{padding:70px 22px}.vre-intro h2,.vre-search-copy h2,.vre-process h2,.vre-consultation h2,.vre-finance-band h2{font-size:39px}.vre-paths article{padding:52px 24px}.vre-paths p{min-height:0}.vre-process ol{gap:22px}.vre-form-row{grid-template-columns:1fr}.vre-footer{grid-template-columns:1fr;padding:50px 24px 24px}.vre-footer-brand{grid-column:auto}.vre-footer-legal{grid-column:auto}.vre-search-title h1,.vre-thanks h1{font-size:45px}.vre-search-panel{grid-template-columns:1fr}.vre-search-panel label{border-right:0;border-bottom:1px solid var(--vora-line)}.vre-idx-ready{gap:35px;padding:35px 22px}.vre-thanks>div{align-items:stretch;flex-direction:column}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Search-first shell and California planning tools. */
.vre-search-shell{position:absolute;right:clamp(20px,4vw,72px);bottom:0;left:clamp(20px,4vw,72px);z-index:3}.vre-search-modes{display:flex;width:max-content;background:rgba(36,33,31,.9)}.vre-search-modes a{min-width:78px;padding:10px 16px;color:rgba(255,255,255,.76);font-size:11px;font-weight:700;text-align:center;text-decoration:none}.vre-search-modes a.active,.vre-search-modes a:hover{background:#fff;color:var(--vora-taupe)}.vre-search-shell .vre-search-bar{position:static;right:auto;bottom:auto;left:auto}
.vre-affordability{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(55px,8vw,130px);padding:105px clamp(24px,8vw,150px);background:#f8f6f3}.vre-affordability-copy h2,.vre-legal-page h1{margin:0;color:var(--vora-taupe);font:500 48px/1.03 "Cormorant Garamond",Georgia,serif}.vre-affordability-copy>p:not(.vre-eyebrow){color:var(--vora-muted);font-size:16px}.vre-affordability-tool{overflow:hidden;border:1px solid var(--vora-line);background:#fff;box-shadow:0 18px 50px rgba(36,33,31,.08)}.vre-affordability-fields{display:grid;grid-template-columns:1fr 1fr;border-bottom:1px solid var(--vora-line)}.vre-affordability-fields label{display:grid;gap:8px;padding:18px;border-right:1px solid var(--vora-line);border-bottom:1px solid var(--vora-line);color:var(--vora-stone);font-size:10px;font-weight:700;text-transform:uppercase}.vre-affordability-fields label:nth-child(2n){border-right:0}.vre-affordability-fields label:nth-last-child(-n+2){border-bottom:0}.vre-affordability-fields label>span{display:flex;align-items:center;min-height:38px;border-bottom:1px solid #b9afa7;color:var(--vora-taupe)}.vre-affordability-fields b{padding:0 7px;font-size:13px}.vre-affordability-fields input{width:100%;min-width:0;height:36px;border:0;outline:0;background:transparent;color:var(--vora-charcoal);font:600 15px Manrope,sans-serif}.vre-affordability-fields label>span:focus-within{border-bottom-color:var(--vora-taupe);box-shadow:0 1px 0 var(--vora-taupe)}.vre-affordability-result{padding:28px;background:var(--vora-ivory)}.vre-affordability-result>span,.vre-affordability-result>strong,.vre-affordability-result>small{display:block}.vre-affordability-result>span{color:var(--vora-stone);font-size:10px;font-weight:700;text-transform:uppercase}.vre-affordability-result>strong{margin:7px 0;color:var(--vora-taupe);font:600 46px/1 "Cormorant Garamond",Georgia,serif;font-variant-numeric:tabular-nums}.vre-affordability-result>small{max-width:550px;margin-bottom:20px;color:var(--vora-muted);font-size:11px;line-height:1.5}.vre-legal-page{min-height:70vh;padding:95px clamp(24px,14vw,240px);background:var(--vora-ivory)}.vre-legal-intro{max-width:760px;color:var(--vora-muted);font-size:18px}.vre-legal-copy{max-width:840px;margin-top:50px;border-top:1px solid var(--vora-line)}.vre-legal-copy h2{margin:0;padding:28px 0 6px;color:var(--vora-taupe);font:600 25px/1.2 "Cormorant Garamond",Georgia,serif}.vre-legal-copy p{margin:0;padding-bottom:24px;border-bottom:1px solid var(--vora-line);color:var(--vora-muted)}
@media(max-width:980px){.vre-intro,.vre-search-feature,.vre-finance-band,.vre-consultation,.vre-idx-ready,.vre-affordability{grid-template-columns:1fr}.vre-affordability{gap:40px}}
@media(max-width:660px){.vre-hero{min-height:790px}.vre-search-shell{right:14px;bottom:14px;left:14px}.vre-search-modes{width:100%}.vre-search-modes a{min-width:0;flex:1;padding:9px 7px}.vre-search-shell .vre-search-bar{grid-template-columns:1fr}.vre-affordability,.vre-legal-page{padding:70px 22px}.vre-affordability-copy h2,.vre-legal-page h1{font-size:39px}.vre-affordability-fields{grid-template-columns:1fr}.vre-affordability-fields label{border-right:0}.vre-affordability-fields label:nth-last-child(-n+2){border-bottom:1px solid var(--vora-line)}.vre-affordability-fields label:last-child{border-bottom:0}.vre-affordability-result>strong{font-size:39px}}
.vre-eyebrow,.vre-area-list span{letter-spacing:0}