:root{--ink:#0b1f33;--ink-deep:#071726;--ink-soft:#263b4f;--cream:#f5f0e7;--cream-deep:#e8ddcd;--paper:#fcfaf5;--white:#fff;--sage:#b6a06a;--sage-pale:#f3ebdd;--copper:#c99a3d;--text:#334047;--muted:#667478;--line:#0b1f332e;--shadow:0 24px 70px #0b1f3329;--radius:24px;--serif:Georgia, "Times New Roman", serif;--sans:Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--text);font-family:var(--sans);-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea,select{font:inherit}::selection{background:var(--sage);color:var(--ink-deep)}.container{width:min(1180px,100% - 48px);margin-inline:auto}.sr-only{clip:rect(0, 0, 0, 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.button{margin-top:10px}.fine-print{color:#ffffff8c;margin-top:38px;margin-bottom:-60px;font-size:.75rem}.page-hero{background:var(--ink);color:var(--white);padding-block:38px 90px;position:relative;overflow:hidden}.page-hero:after{content:"";border:1px solid #f7f2ea33;border-radius:50%;width:700px;height:700px;position:absolute;top:-430px;right:-260px;box-shadow:0 0 0 100px #f7f2ea09,0 0 0 220px #f7f2ea06}.breadcrumb{z-index:1;color:#ffffff91;align-items:center;gap:9px;margin-bottom:72px;font-size:.74rem;display:flex;position:relative}.breadcrumb a:hover{color:var(--white)}.page-hero-grid{z-index:1;grid-template-columns:minmax(0,1.18fr) minmax(320px,.55fr);align-items:end;gap:80px;display:grid;position:relative}.page-hero h1{max-width:800px;color:var(--white);margin-bottom:0;font-size:clamp(3.4rem,6.8vw,6.4rem)}.page-hero-grid>p{color:#ffffffba;margin-bottom:5px;font-size:1.04rem;line-height:1.76}.sell-page 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