/* Taniya Refai | design tokens and site styles */
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:300;font-display:swap;src:url(/assets/fonts/cormorant-garamond-latin-300-normal.woff2) format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:400;font-display:swap;src:url(/assets/fonts/cormorant-garamond-latin-400-normal.woff2) format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:500;font-display:swap;src:url(/assets/fonts/cormorant-garamond-latin-500-normal.woff2) format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:600;font-display:swap;src:url(/assets/fonts/cormorant-garamond-latin-600-normal.woff2) format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:400;font-display:swap;src:url(/assets/fonts/cormorant-garamond-latin-400-italic.woff2) format("woff2")}
@font-face{font-family:"Manrope";font-style:normal;font-weight:200 800;font-display:swap;src:url(/assets/fonts/manrope-latin-wght-normal.woff2) format("woff2")}

:root{
  --midnight:#0C0A0A;
  --charcoal:#1E1B1A;
  --forest:#102F27;
  --emerald:#183F39;
  --ivory:#F4EFE6;
  --ivory-2:#EBE4D7;
  --champagne:#D8BF86;
  --gold:#B89A5E;
  --gold-text:#735A2B; /* gold for text on ivory, passes AA at body size */
  --sage:#7F8F84;
  --ink:#1E1B1A;
  --ink-soft:#4A4643;
  --line-dark:rgba(216,191,134,.38);
  --line-light:rgba(30,27,26,.14);

  --serif:"Cormorant Garamond","Cormorant",Georgia,"Times New Roman",serif;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;

  --fs-xs:.78rem;   /* 12.5px: smallest legal text allowed */
  --fs-sm:.875rem;
  --fs-base:1.0625rem;
  --fs-lg:1.2rem;
  --fs-h4:1.35rem;
  --fs-h3:clamp(1.55rem,1.2rem + 1vw,1.9rem);
  --fs-h2:clamp(2rem,1.4rem + 2.2vw,3rem);
  --fs-h1:clamp(2.4rem,1.6rem + 3vw,3.9rem);
  --fs-agent:clamp(2.2rem,1.4rem + 2.6vw,3.4rem); /* kept at or below brokerage logo prominence: adjust only with broker approval */

  --space-1:.5rem;--space-2:1rem;--space-3:1.5rem;--space-4:2rem;--space-5:3rem;--space-6:4.5rem;--space-7:clamp(4rem,3rem + 5vw,7.5rem);
  --wrap:1240px;
  --gutter:clamp(1rem,.6rem + 2vw,2.75rem);
  --radius:2px;
  --ease:cubic-bezier(.2,.7,.2,1);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--sans);font-size:var(--fs-base);line-height:1.7;font-weight:400;text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration-thickness:1px;text-underline-offset:.2em}
p{margin:0 0 1.1em}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.12;margin:0 0 .5em;letter-spacing:.005em;color:inherit}
h1{font-size:var(--fs-h1)}h2{font-size:var(--fs-h2)}h3{font-size:var(--fs-h3)}h4{font-size:var(--fs-h4)}
ul,ol{padding-left:1.2em;margin:0 0 1.2em}
li{margin:.3em 0}
:focus-visible{outline:2px solid var(--champagne);outline-offset:3px}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:1rem;top:-4rem;z-index:100;background:var(--ivory);color:var(--midnight);padding:.6rem 1rem;font-size:var(--fs-sm)}
.skip:focus{top:1rem}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gutter)}
.narrow{max-width:760px}
.eyebrow{font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:.28em;text-transform:uppercase;font-weight:600;color:var(--gold-text);margin:0 0 1.1rem;display:block}
.dark .eyebrow,.green .eyebrow,.emerald .eyebrow,.cta-band .eyebrow,.eyebrow.on-dark{color:var(--champagne)}
.rule{width:56px;height:1px;background:var(--gold);border:0;margin:1.5rem 0}
.center{text-align:center}.center .rule{margin-left:auto;margin-right:auto}
.lede{font-family:var(--serif);font-size:clamp(1.3rem,1.1rem + .7vw,1.65rem);line-height:1.45;font-weight:400}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:.9rem;min-height:52px;padding:.95rem 1.7rem;font-family:var(--sans);font-size:.8rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;border-radius:var(--radius);cursor:pointer;transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease)}
.btn svg{width:18px;height:18px;flex:none;transition:transform .3s var(--ease)}
.btn:hover svg{transform:translateX(4px)}
.btn.btn-ivory{background:var(--ivory);color:var(--midnight)}
.btn.btn-ivory:hover{background:#fff}
.btn.btn-outline{background:rgba(16,47,39,.72);color:var(--ivory);border-color:var(--gold)}
.btn-outline:hover{background:var(--forest);border-color:var(--champagne)}
.btn.btn-dark{background:var(--forest);color:var(--ivory)}
.btn-dark:hover{background:var(--emerald)}
.btn-line{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-line:hover{background:var(--ink);color:var(--ivory)}
.dark .btn-line{color:var(--ivory);border-color:var(--champagne)}
.dark .btn-line:hover{background:var(--champagne);color:var(--midnight)}
.btn-row{display:flex;flex-wrap:wrap;gap:1rem 1.25rem}
.textlink{font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:.25rem}

/* ---------- header / brokerage identification ---------- */
.site-header{position:relative;z-index:30;background:var(--midnight);color:var(--ivory)}
.site-header.over-hero{position:absolute;inset:0 0 auto 0;background:linear-gradient(180deg,rgba(8,12,10,.86) 0%,rgba(8,12,10,.62) 70%,rgba(8,12,10,0) 100%)}
.site-header .wrap{max-width:1480px}
.hdr{display:flex;align-items:center;gap:1.5rem;padding-top:1.1rem;padding-bottom:1.1rem;border-bottom:1px solid var(--line-dark)}
.hdr-brand{display:flex;align-items:center;gap:1.4rem;text-decoration:none;flex:none}
.hdr-logo{width:clamp(200px,21vw,320px);height:auto}
.hdr-sep{width:1px;align-self:stretch;background:var(--line-dark);margin:.4rem 0}
.hdr-id{font-size:var(--fs-xs);line-height:1.65;color:#E9E2D3;letter-spacing:.02em;white-space:nowrap}
.hdr-id strong{display:block;font-family:var(--serif);font-size:1.15rem;line-height:1.3;margin-bottom:.15rem;font-weight:500;letter-spacing:.02em;color:var(--ivory)}
.hdr-id a{text-decoration:none}
.hdr-id a:hover{color:var(--champagne)}
.hdr-nav{margin-left:auto;display:flex;align-items:center;gap:1.5rem}
.nav-list{display:flex;gap:clamp(.9rem,1.5vw,1.6rem);list-style:none;margin:0;padding:0}
.nav-list li{margin:0}
.nav-list a{font-family:var(--serif);font-size:1.08rem;text-decoration:none;color:#EFE9DD;padding:.35rem 0;border-bottom:1px solid transparent;transition:border-color .25s,color .25s}
.nav-list a:hover{color:var(--champagne)}
.nav-list a[aria-current="page"]{color:var(--champagne);border-bottom-color:var(--champagne)}
.realtor-mark{display:inline-flex;flex-direction:column;align-items:center;justify-content:center;gap:2px;color:var(--ivory);text-decoration:none;flex:none}
.realtor-mark img{width:38px;height:auto}
.realtor-mark .rm-box{width:36px;height:40px;border:2px solid currentColor;display:grid;place-items:center;font-family:var(--serif);font-weight:600;font-size:1.6rem;line-height:1}
.realtor-mark .rm-txt{font-size:.55rem;letter-spacing:.06em}
.menu-btn{display:none;background:none;border:1px solid var(--line-dark);color:var(--ivory);min-width:48px;min-height:48px;border-radius:var(--radius);cursor:pointer;align-items:center;justify-content:center;gap:.5rem;padding:0 .9rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-family:var(--sans);font-weight:600}
.menu-btn span.bars{display:inline-block;width:18px;height:10px;border-top:1px solid currentColor;border-bottom:1px solid currentColor;position:relative}
.hdr-strip{display:none}

@media (max-width:1320px){
  .hdr{flex-wrap:nowrap}
  .hdr-nav{margin-left:auto}
  .nav-list{display:none}
  .menu-btn{display:inline-flex}
  .site-header.nav-open .nav-list{display:flex}
}
@media (max-width:1320px){
  .nav-panel{position:fixed;inset:0;z-index:40;background:var(--midnight);display:none;flex-direction:column;padding:1.25rem var(--gutter) 2rem;overflow:auto}
  .site-header.nav-open .nav-panel{display:flex}
  .nav-panel .nav-list{flex-direction:column;gap:.25rem;margin:2rem 0}
  .nav-panel .nav-list a{font-size:2rem;display:block;padding:.5rem 0}
}
@media (min-width:1321px){.nav-panel{display:contents}.nav-panel-top,.nav-panel-foot{display:none}}
.nav-panel-top{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line-dark);padding-bottom:1rem}
.nav-panel-top img{width:190px}
.nav-panel-foot{font-size:var(--fs-sm);color:#D9D2C4;border-top:1px solid var(--line-dark);padding-top:1.25rem;margin-top:auto}
.nav-panel-foot a{color:var(--ivory)}

@media (max-width:900px){
  .hdr-sep,.hdr-id{display:none}
  .hdr{padding-top:.8rem;padding-bottom:.8rem}
  .hdr-strip{display:block;font-size:var(--fs-xs);line-height:1.55;color:#E9E2D3;padding:.55rem 0 .6rem;border-bottom:1px solid var(--line-dark);letter-spacing:.01em}
  .hdr-strip strong{color:var(--ivory);font-weight:600}
  .hdr-strip a{text-decoration:underline;text-underline-offset:.2em;color:var(--ivory)}
  .realtor-mark .rm-box{width:30px;height:34px;font-size:1.3rem}
}

/* ---------- home hero ---------- */
.hero{position:relative;min-height:max(720px,100svh);color:var(--ivory);display:flex;flex-direction:column;overflow:hidden;background:var(--midnight)}
.hero-media,.hero-media img{position:absolute;inset:0;width:100%;height:100%}
.hero-media img{object-fit:cover;object-position:60% 50%}
.hero-shade{position:absolute;inset:0;background:
  linear-gradient(90deg,rgba(9,16,13,.9) 0%,rgba(9,16,13,.74) 28%,rgba(9,16,13,.32) 52%,rgba(9,16,13,0) 70%),
  linear-gradient(0deg,rgba(9,16,13,.6) 0%,rgba(9,16,13,0) 30%)}
.hero-body{position:relative;z-index:2;flex:1;width:100%;display:flex;align-items:center;padding-top:clamp(9rem,15vw,12rem);padding-bottom:7rem}
.hero-copy{max-width:640px;text-align:center}
.hero h1{margin:0;font-weight:400;line-height:1}
.hero h1 .agent{display:block;font-size:var(--fs-agent);letter-spacing:.16em;text-transform:uppercase;font-weight:300;padding-left:.14em}
.hero h1 .market{display:block;font-family:var(--sans);font-size:clamp(.78rem,.65rem + .45vw,1rem);letter-spacing:.42em;text-transform:uppercase;font-weight:400;margin-top:1.1rem;color:#EDE6D8;padding-left:.42em}
.hero .lic{font-size:var(--fs-xs);letter-spacing:.2em;color:#E4DCCB;margin:1rem 0 0}
.hero .rule{margin:1.5rem auto}
.hero .tag{font-family:var(--serif);font-size:clamp(1.3rem,1.05rem + .9vw,1.75rem);line-height:1.35;margin:0 0 2.2rem}
.hero .btn-row{justify-content:center}
.hero-corner{position:absolute;z-index:2;left:var(--gutter);bottom:2.4rem;font-size:.78rem;letter-spacing:.34em;line-height:2.1;text-transform:uppercase;color:#EDE6D8;margin:0}
.hero-corner::after{content:"";display:block;width:56px;height:1px;background:var(--gold);margin-top:.9rem}
.hero-trail{position:absolute;z-index:2;right:var(--gutter);bottom:2.4rem;font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:#EDE6D8;margin:0}
.hero-trail span{opacity:.6;margin:0 .7em}
@media (max-width:900px){
  .hero{min-height:auto}
  .hero-media img{object-position:66% 50%}
  .hero-shade{background:linear-gradient(180deg,rgba(9,16,13,.62) 0%,rgba(9,16,13,.42) 32%,rgba(9,16,13,.7) 62%,rgba(9,16,13,.92) 100%)}
  .hero-body{padding-top:13rem;padding-bottom:4rem}
  .hero-copy{margin:0 auto}
  .hero-corner,.hero-trail{display:none}
}
@media (max-width:520px){
  .hero-body{padding-top:12.5rem}
  .hero h1 .agent{letter-spacing:.09em;padding-left:.09em}
  .hero h1 .market{letter-spacing:.24em}
  .hero .btn-row{flex-direction:column;align-items:stretch}
  .hero .btn{justify-content:center}
}

/* ---------- interior page hero ---------- */
.page-hero{position:relative;background:var(--forest);color:var(--ivory);overflow:hidden}
.page-hero.has-img{min-height:420px;display:flex;align-items:flex-end}
.page-hero .ph-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.42}
.page-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,10,10,.6),rgba(16,47,39,.2));pointer-events:none}
.page-hero .wrap{position:relative;z-index:2;padding-top:clamp(3.5rem,6vw,5.5rem);padding-bottom:clamp(3rem,5vw,4.5rem);width:100%}
.page-hero h1{max-width:20ch;margin-bottom:.4em}
.page-hero .lede{max-width:46ch;color:#EDE6D8;margin:0}
.crumbs{font-size:var(--fs-xs);letter-spacing:.08em;color:#CFC7B7;margin:0 0 1.6rem}
.crumbs ol{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:.4rem}
.crumbs li{margin:0}
.crumbs li+li::before{content:"/";margin-right:.4rem;opacity:.6}
.crumbs a{text-decoration:none}
.crumbs a:hover{color:var(--champagne)}

/* ---------- sections ---------- */
.section{padding:var(--space-7) 0}
.section.tight{padding:var(--space-6) 0}
.dark{background:var(--midnight);color:var(--ivory)}
.green{background:var(--forest);color:var(--ivory)}
.emerald{background:var(--emerald);color:var(--ivory)}
.paper{background:var(--ivory-2)}
.dark a,.green a,.emerald a{color:inherit}
.dark p,.green p,.emerald p{color:#E6DFD1}
.section-head{max-width:720px;margin-bottom:var(--space-5)}
.section-head.center{margin-left:auto;margin-right:auto}
.section-head p{color:var(--ink-soft)}
.dark .section-head p,.green .section-head p,.emerald .section-head p{color:#DCD4C4}
.prose{max-width:720px}
.prose h2{margin-top:2.2rem}
.prose h3{margin-top:1.8rem}
.prose > :first-child{margin-top:0}
.prose a{color:var(--forest);font-weight:600}
.dark .prose a,.green .prose a{color:var(--champagne)}
.prose ul li::marker{color:var(--gold)}

.split{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(2rem,5vw,6rem);align-items:center}
.split.flip{grid-template-columns:minmax(0,6fr) minmax(0,5fr)}
.split.flip .split-media{order:2}
.split-media{position:relative}
.split-media img{width:100%;aspect-ratio:4/5;object-fit:cover}
.split-media.frame::before{content:"";position:absolute;inset:1.2rem -1.2rem -1.2rem 1.2rem;border:1px solid var(--gold);z-index:0}
.split-media.frame img{position:relative;z-index:1}
@media (max-width:900px){.split,.split.flip{grid-template-columns:1fr}.split.flip .split-media{order:0}.split-media{max-width:520px}.split-media.frame{margin-right:1.2rem}}

.grid{display:grid;gap:1.5rem}
.grid-2{grid-template-columns:repeat(2,minmax(0,1fr))}
.grid-3{grid-template-columns:repeat(3,minmax(0,1fr))}
.grid-4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:1000px){.grid-3,.grid-4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.grid-2,.grid-3,.grid-4{grid-template-columns:1fr}}

.card{background:#FBF8F2;border:1px solid var(--line-light);padding:2rem 1.8rem;display:flex;flex-direction:column}
.card h3{font-size:1.6rem}
.card p{color:var(--ink-soft);font-size:.98rem}
.card .textlink{margin-top:auto;align-self:flex-start;color:var(--forest)}
.dark .card,.green .card{background:rgba(255,255,255,.03);border-color:var(--line-dark)}
.dark .card p,.green .card p{color:#D9D1C1}
.dark .card .textlink,.green .card .textlink{color:var(--champagne)}
.card .num{font-family:var(--serif);font-size:1rem;color:var(--gold-text);letter-spacing:.2em;margin-bottom:1rem}
.dark .card .num,.green .card .num{color:var(--champagne)}

.paths{display:grid;grid-template-columns:1fr 1fr;gap:0}
.path{position:relative;padding:clamp(2.5rem,5vw,4.5rem);min-height:420px;display:flex;flex-direction:column;justify-content:flex-end;color:var(--ivory);text-decoration:none;overflow:hidden}
.path:nth-child(1){background:var(--forest)}
.path:nth-child(2){background:var(--charcoal)}
.path h3{font-size:clamp(2rem,1.5rem + 1.6vw,3rem);margin-bottom:.3em}
.path p{color:#DED6C6;max-width:38ch}
.path .textlink{color:var(--champagne);align-self:flex-start;margin-top:1rem}
.path::before{content:"";position:absolute;top:2.2rem;left:clamp(2.5rem,5vw,4.5rem);width:56px;height:1px;background:var(--gold)}
@media (max-width:760px){.paths{grid-template-columns:1fr}.path{min-height:320px}}

.area-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;background:var(--line-dark);border:1px solid var(--line-dark)}
.area-tile{background:var(--midnight);padding:2rem 1.8rem 1.8rem;text-decoration:none;color:var(--ivory);display:flex;flex-direction:column;gap:.4rem;min-height:210px;transition:background .3s var(--ease)}
.area-tile:hover{background:var(--forest)}
.area-tile .county{font-size:var(--fs-xs);letter-spacing:.22em;text-transform:uppercase;color:var(--champagne)}
.area-tile h3{font-size:1.9rem;margin:0}
.area-tile p{font-size:.95rem;color:#CFC7B7;margin:0}
.area-tile .go{margin-top:auto;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--champagne)}
@media (max-width:900px){.area-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.area-grid{grid-template-columns:1fr}}

.steps{counter-reset:step;list-style:none;padding:0;margin:0;display:grid;gap:0}
.steps li{counter-increment:step;display:grid;grid-template-columns:4.5rem 1fr;gap:1rem;padding:1.6rem 0;border-top:1px solid var(--line-light);margin:0}
.dark .steps li,.green .steps li{border-top-color:var(--line-dark)}
.steps li::before{content:counter(step,decimal-leading-zero);font-family:var(--serif);font-size:1.6rem;color:var(--gold-text)}
.dark .steps li::before,.green .steps li::before{color:var(--champagne)}
.steps h3{font-size:1.45rem;margin:0 0 .3rem}
.steps p{margin:0;color:var(--ink-soft)}
.dark .steps p,.green .steps p{color:#D9D1C1}

.quote{font-family:var(--serif);font-size:clamp(1.6rem,1.2rem + 1.4vw,2.4rem);line-height:1.3;font-style:italic;max-width:24ch}

.facts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-top:1px solid var(--line-dark);border-bottom:1px solid var(--line-dark)}
.facts div{padding:1.6rem 1.2rem;border-left:1px solid var(--line-dark)}
.facts div:first-child{border-left:0}
.facts dt{font-size:var(--fs-xs);letter-spacing:.2em;text-transform:uppercase;color:var(--champagne);margin-bottom:.4rem}
.facts dd{margin:0;font-family:var(--serif);font-size:1.35rem;line-height:1.3}
@media (max-width:800px){.facts{grid-template-columns:1fr 1fr}.facts div:nth-child(3){border-left:0}.facts div{border-top:1px solid var(--line-dark)}}
.paper .facts,.ivory .facts{border-color:var(--line-light)}

.faq details{border-top:1px solid var(--line-light);padding:1.2rem 0}
.faq details:last-child{border-bottom:1px solid var(--line-light)}
.dark .faq details,.green .faq details{border-color:var(--line-dark)}
.faq summary{cursor:pointer;list-style:none;font-family:var(--serif);font-size:1.4rem;line-height:1.3;display:flex;justify-content:space-between;gap:1rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--sans);font-weight:300;color:var(--gold-text);font-size:1.5rem;line-height:1}
.faq details[open] summary::after{content:"\2212"}
.faq .answer{padding-top:.8rem;max-width:68ch}
.faq .answer p:last-child{margin-bottom:0}

.cta-band{position:relative;overflow:hidden;background:var(--forest);color:var(--ivory)}
.cta-band .wrap{display:grid;grid-template-columns:1.3fr 1fr;gap:2rem;align-items:center;padding-top:var(--space-6);padding-bottom:var(--space-6)}
.cta-band h2{margin:0}
.cta-band .btn-row{justify-content:flex-end}
@media (max-width:800px){.cta-band .wrap{grid-template-columns:1fr}.cta-band .btn-row{justify-content:flex-start}}

/* ---------- forms ---------- */
.form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1.1rem 1.25rem}
.form .full{grid-column:1/-1}
.field label,.fieldset legend{display:block;font-size:var(--fs-xs);letter-spacing:.16em;text-transform:uppercase;font-weight:600;margin-bottom:.45rem;color:var(--ink-soft)}
.dark .field label,.green .field label,.dark .fieldset legend,.green .fieldset legend{color:#D9D1C1}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:1rem;color:var(--ink);background:#FFFDF9;border:1px solid #CFC6B6;border-radius:var(--radius);padding:.85rem .95rem;min-height:50px}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--gold);outline-offset:0;border-color:var(--gold)}
.fieldset{border:0;padding:0;margin:0}
.choice{display:flex;flex-wrap:wrap;gap:.6rem 1.4rem}
.choice label{display:flex;align-items:center;gap:.5rem;font-size:.95rem;text-transform:none;letter-spacing:0;font-weight:500;color:inherit;margin:0;min-height:32px}
.consent{font-size:var(--fs-sm);line-height:1.55;color:var(--ink-soft);display:flex;gap:.7rem;align-items:flex-start}
.consent input{margin-top:.25rem;width:20px;height:20px;flex:none;accent-color:var(--forest)}
.dark .consent,.green .consent{color:#D9D1C1}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-note{font-size:var(--fs-sm);color:var(--ink-soft)}
.form-status{grid-column:1/-1;font-size:.98rem;padding:1rem 1.2rem;border-left:2px solid var(--gold);background:rgba(184,154,94,.1);display:none}
.form-status.show{display:block}
.form-panel{background:#FBF8F2;border:1px solid var(--line-light);padding:clamp(1.5rem,3vw,2.75rem)}
.dark .form-panel,.green .form-panel{background:rgba(255,255,255,.04);border-color:var(--line-dark)}
@media (max-width:640px){.form{grid-template-columns:1fr}}

.search-bar{display:grid;grid-template-columns:2fr 1fr 1fr 1fr auto;gap:.75rem;align-items:end;background:rgba(255,255,255,.04);border:1px solid var(--line-dark);padding:1.4rem}
.search-bar .btn{min-height:50px}
@media (max-width:980px){.search-bar{grid-template-columns:1fr 1fr}.search-bar .field:first-child,.search-bar .btn{grid-column:1/-1;justify-content:center}}

/* ---------- broker id near contact points ---------- */
.broker-id{font-size:var(--fs-sm);line-height:1.6;border-top:1px solid var(--line-light);padding-top:1rem;margin-top:1.2rem;color:var(--ink-soft)}
.broker-id strong{color:var(--ink);font-weight:700}
.dark .broker-id,.green .broker-id{border-top-color:var(--line-dark);color:#D9D1C1}
.dark .broker-id strong,.green .broker-id strong{color:var(--ivory)}
.contact-lines{list-style:none;padding:0;margin:0 0 .5rem}
.contact-lines li{margin:.35rem 0}
.contact-lines a{text-decoration:none;font-weight:600}
.contact-lines a:hover{text-decoration:underline}

/* ---------- footer ---------- */
.site-footer{background:var(--midnight);color:#D9D1C1;font-size:var(--fs-sm)}
.ft-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2.5rem;padding-top:var(--space-6);padding-bottom:var(--space-5)}
.ft-top h2{font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:.22em;text-transform:uppercase;color:var(--champagne);font-weight:600;margin:0 0 1rem}
.ft-top ul{list-style:none;padding:0;margin:0}
.ft-top li{margin:.4rem 0}
.ft-top a{text-decoration:none;color:#E9E2D3}
.ft-top a:hover{color:var(--champagne)}
.ft-logo{width:260px;margin-bottom:1.2rem}
.ft-legal{border-top:1px solid var(--line-dark);padding-top:1.6rem;padding-bottom:2rem;font-size:var(--fs-xs);line-height:1.7;color:#C9C1B1}
.ft-legal p{margin:0 0 .7rem;max-width:110ch}
.ft-legal a{color:#E9E2D3}
.ft-badges{display:flex;gap:1.2rem;align-items:center;margin:1rem 0}
.eho{display:inline-flex;align-items:center;gap:.5rem;font-size:var(--fs-xs);letter-spacing:.08em;text-transform:uppercase;color:#E9E2D3}
.eho svg{width:28px;height:28px}
@media (max-width:900px){.ft-top{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.ft-top{grid-template-columns:1fr}}

/* ---------- listings ---------- */
.listing-card{background:#FBF8F2;border:1px solid var(--line-light);text-decoration:none;display:block}
.listing-card img{aspect-ratio:3/2;object-fit:cover;width:100%}
.listing-card .lc-body{padding:1.2rem 1.4rem}
.listing-card .price{font-family:var(--serif);font-size:1.6rem}
.idx-shell{min-height:200px}
.idx-attr{font-size:var(--fs-xs);color:var(--ink-soft);margin-top:1rem}

/* ---------- digital card ---------- */
.vcard-page{background:var(--midnight);min-height:100svh;color:var(--ivory)}
.vc{max-width:480px;margin:0 auto;padding:1.25rem 1.1rem 2.5rem}
.vc-head{text-align:center;padding:.5rem 0 1rem;border-bottom:1px solid var(--line-dark)}
.vc-head img{width:240px;margin:0 auto .6rem}
.vc-head p{font-size:var(--fs-xs);line-height:1.55;margin:0;color:#E2DACB}
.vc-person{text-align:center;padding:1.8rem 0 1.2rem}
.vc-person img{width:150px;height:150px;border-radius:50%;object-fit:cover;margin:0 auto 1.1rem;border:1px solid var(--gold)}
.vc-person h1{font-size:2.2rem;letter-spacing:.12em;text-transform:uppercase;font-weight:400;margin:0}
.vc-person p{margin:.3rem 0 0;font-size:var(--fs-sm);color:#E2DACB}
.vc-actions{display:grid;grid-template-columns:1fr 1fr;gap:.7rem;margin:1.2rem 0}
.vc-actions a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.4rem;min-height:84px;border:1px solid var(--line-dark);text-decoration:none;font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;background:rgba(255,255,255,.03)}
.vc-actions a:hover{background:var(--forest)}
.vc-actions svg{width:22px;height:22px;color:var(--champagne)}
.vc-actions .wide{grid-column:1/-1;flex-direction:row;background:var(--ivory);color:var(--midnight);min-height:56px}
.vc-actions .wide svg{color:var(--midnight)}
.vc-qr{background:var(--ivory);padding:1rem;width:200px;margin:1.5rem auto .6rem}
.vc small{display:block;text-align:center;color:#CFC7B7;font-size:var(--fs-xs)}

/* ---------- misc ---------- */
.notice{border-left:2px solid var(--gold);padding:1rem 1.2rem;background:rgba(184,154,94,.1);font-size:.98rem}
.pill-list{display:flex;flex-wrap:wrap;gap:.6rem;list-style:none;padding:0;margin:0}
.pill-list li{margin:0}
.pill-list a{display:inline-block;border:1px solid var(--line-light);padding:.5rem 1rem;text-decoration:none;font-size:.9rem}
.pill-list a:hover{border-color:var(--gold);background:#fff}
.dark .pill-list a,.green .pill-list a{border-color:var(--line-dark)}
.dark .pill-list a:hover,.green .pill-list a:hover{background:var(--forest)}
.reveal{opacity:0;transform:translateY(18px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}
.cookie{position:fixed;left:1rem;right:1rem;bottom:1rem;z-index:60;max-width:560px;background:var(--charcoal);color:var(--ivory);border:1px solid var(--line-dark);padding:1.2rem 1.4rem;font-size:var(--fs-sm);display:none}
.cookie.show{display:block}
.cookie .btn-row{margin-top:.8rem}
.cookie .btn{min-height:42px;padding:.6rem 1.1rem}

.dot{opacity:.55;margin:0 .15em}
@media (max-width:520px){.hdr-nav > .realtor-mark{display:none}.hdr-logo{width:190px}}
@media (min-width:1321px){.nav-panel-top,.nav-panel-foot{display:none!important}}
.split.area-intro{align-items:start;grid-template-columns:minmax(0,7fr) minmax(0,5fr)}
@media (max-width:900px){.split.area-intro{grid-template-columns:1fr}}
.facts.facts-light{grid-template-columns:1fr 1fr;border-color:var(--line-light)}
.facts.facts-light div{border-color:var(--line-light)}
.facts.facts-light div:nth-child(3){border-left:0}
.facts.facts-light div:nth-child(n+3){border-top:1px solid var(--line-light)}
.facts.facts-light dt{color:var(--gold-text)}
.btn{max-width:100%;white-space:normal;text-align:left}
h1,h2,h3,h4,.facts dd,.lede,.quote,.price,.hero .lic,.vc-person h1{font-variant-numeric:lining-nums}
.hdr-strip{margin:0}
.nw{white-space:nowrap}
.broker-tag{font-size:var(--fs-xs);line-height:1.6;color:#DCD4C4;margin:1rem 0 0;text-align:right}
.broker-tag a{color:inherit}
@media (max-width:800px){.broker-tag{text-align:left}}
.form-broker{font-size:var(--fs-sm);color:var(--ink-soft);margin:0 0 .25rem;padding-bottom:.9rem;border-bottom:1px solid var(--line-light)}
.dark .form-broker,.green .form-broker{color:#D9D1C1;border-color:var(--line-dark)}
.vc-broker{text-align:center;font-size:var(--fs-sm);color:#E2DACB;margin:.4rem 0 0}
/* ---------- live IDX ---------- */
.idx-frame{position:relative;border:1px solid var(--line-light);background:#fff}
.idx-frame iframe{display:block;width:100%;height:min(1500px,max(820px,90vh));border:0}
@media (max-width:640px){.idx-frame iframe{height:1100px}}
.mls-facts{grid-template-columns:repeat(4,minmax(0,1fr))!important}
@media (max-width:800px){.mls-facts{grid-template-columns:1fr 1fr!important}}
/* ---------- stats ---------- */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:1px;background:var(--line-dark);border:1px solid var(--line-dark);margin:0}
.stats .stat{background:var(--midnight);padding:1.4rem 1.3rem}
.green .stats .stat{background:var(--forest)}
.paper .stats,.section:not(.dark):not(.green) .stats{background:var(--line-light);border-color:var(--line-light)}
.paper .stats .stat,.section:not(.dark):not(.green) .stats .stat{background:#FBF8F2}
.stat dt{font-size:var(--fs-xs);letter-spacing:.18em;text-transform:uppercase;color:var(--champagne);margin-bottom:.5rem}
.section:not(.dark):not(.green) .stat dt,.paper .stat dt{color:var(--gold-text)}
.stat dd{margin:0;font-family:var(--serif);font-size:2.1rem;line-height:1.1;font-variant-numeric:lining-nums}
.stat p{margin:.35rem 0 0;font-size:var(--fs-sm)}
.stat-src{font-size:var(--fs-xs);margin-top:1rem;opacity:.9}
.dark .stat-src a,.green .stat-src a{color:var(--champagne)}
/* ---------- chart ---------- */
.chart{position:relative;margin:2rem 0 0;max-width:820px}
.chart svg{width:100%;height:auto;display:block}
.chart .grid{stroke:currentColor;opacity:.14;stroke-width:1}
.chart .axis{fill:currentColor;opacity:.75;font-size:12px;font-family:var(--sans)}
.chart .line{fill:none;stroke:var(--emerald);stroke-width:2;stroke-linejoin:round;stroke-linecap:round}
.dark .chart .line,.green .chart .line{stroke:var(--champagne)}
.chart .end,.chart .dot{fill:var(--emerald);stroke:var(--ivory);stroke-width:2}
.dark .chart .end,.dark .chart .dot{fill:var(--champagne);stroke:var(--midnight)}
.chart .cross{stroke:currentColor;opacity:.35;stroke-width:1}
.chart .tip{position:absolute;top:0;transform:translateX(-50%);background:var(--charcoal);color:var(--ivory);font-size:var(--fs-sm);padding:.35rem .6rem;border:1px solid var(--line-dark);pointer-events:none;opacity:0;transition:opacity .15s;white-space:nowrap}
.chart .tip.on{opacity:1}
.chart figcaption{font-size:var(--fs-xs);opacity:.8;margin-top:.4rem}
/* ---------- calculator ---------- */
.calc{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(2rem,4vw,4rem);align-items:start}
.calc-out{position:sticky;top:1.5rem;background:var(--midnight);color:var(--ivory);padding:2rem 1.8rem}
.calc-out .eyebrow{color:var(--champagne)}
.calc-total{font-family:var(--serif);font-size:3.2rem;line-height:1;margin:0 0 1.2rem;font-variant-numeric:lining-nums}
.calc-lines{margin:0 0 1rem}
.calc-lines div{display:flex;justify-content:space-between;gap:1rem;padding:.45rem 0;border-top:1px solid var(--line-dark);font-size:.95rem}
.calc-lines dd{margin:0;font-variant-numeric:tabular-nums}
.calc-bar{display:flex;gap:2px;height:10px;margin:1rem 0}
.calc-bar .seg{border-radius:2px;min-width:4px}
.seg-pi{background:#D8BF86}.seg-tax{background:#7F8F84}.seg-ins{background:#B89A5E}.seg-flood{background:#4F7F74}.seg-hoa{background:#EBE4D7}.seg-cdd{background:#A9B8AE}.seg-pmi{background:#8C7A55}
.calc-note{font-size:var(--fs-sm);color:#D9D1C1}
.calc-note a{color:var(--champagne)}
@media (max-width:900px){.calc{grid-template-columns:1fr}.calc-out{position:static}}
/* ---------- address check ---------- */
.addr-form{grid-template-columns:repeat(4,1fr) auto;background:#FBF8F2;border-color:var(--line-light)}
.addr-out{margin-top:2rem}
.addr-card h2{font-size:var(--fs-h3)}
.addr-card .stats{margin:1.2rem 0}
@media (max-width:980px){.addr-form .field{grid-column:1/-1!important}}
.sw{display:inline-block;width:10px;height:10px;border-radius:2px;margin-right:.55rem;vertical-align:0}
.calc-sticky{display:none}
@media (max-width:900px){.calc-sticky{display:flex;justify-content:space-between;align-items:center;position:sticky;bottom:0;z-index:5;background:var(--midnight);color:var(--ivory);padding:.9rem 1.1rem;text-decoration:none;font-size:var(--fs-sm);letter-spacing:.08em;text-transform:uppercase;border-top:1px solid var(--gold)}
.calc-sticky strong{font-family:var(--serif);font-size:1.6rem;letter-spacing:0;text-transform:none;font-weight:500}}