/* ListingKit — editorial theme.
   Colours come from the admin: --dark (header/footer/bands), --accent (headings, buttons), --brand (links). */
:root {
  --ink: #221d26;
  --text: #4b4650;
  --muted: #857e88;
  --line: #e4e6e2;
  --cream: #f6f7f5;
  --sand: #eef0ec;
  --bar: #f2f4f1;
  --heading: var(--brand);                                       /* headings and labels */
  --accent-ink: color-mix(in srgb, var(--accent) 80%, #000);     /* darker accent for hovers */
  --dark-deep: color-mix(in srgb, var(--dark) 82%, #000);
  --sans: "Jost", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  --serif: "Halant", Georgia, "Times New Roman", serif;
  --radius: 3px;
  --header-h: 108px;
  color-scheme: light;
}
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
html.menu-is-open { overflow: hidden; }
body { margin: 0; background: #fff; color: var(--text); font: 400 17px/1.7 var(--sans); -webkit-font-smoothing: antialiased; }
a { color: var(--brand); text-decoration: none; }
img { max-width: 100%; display: block; }
h1, h2, h3 { color: var(--ink); font-weight: 600; line-height: 1.15; text-wrap: balance; margin: 0; }
p { margin: 0 0 1em; }
.wrap { max-width: 1240px; margin: 0 auto; padding: 0 32px; }
.icon { width: 1em; height: 1em; flex: none; }
.narrow { max-width: 720px; padding-top: 4rem; padding-bottom: 4rem; }
.narrow-center { max-width: 820px; text-align: center; }

/* type helpers */
.eyebrow { font-family: var(--serif); font-size: 19px; color: var(--muted); margin: 0 0 10px; letter-spacing: .01em; }
.display { font-size: clamp(30px, 3.6vw, 46px); font-weight: 600; text-transform: uppercase; letter-spacing: .045em; color: var(--heading); line-height: 1.12; margin-bottom: 22px; }
.lede { font-size: clamp(17px, 1.6vw, 19px); color: var(--text); max-width: 680px; margin: 0 auto; line-height: 1.6; }
.fine { font-size: 13px; color: var(--muted); }

/* buttons */
.pill, button, .button {
  font: 500 13px/1 var(--sans); letter-spacing: .14em; text-transform: uppercase; border: 1px solid transparent; cursor: pointer;
  border-radius: 999px; background: var(--accent); color: #fff; min-height: 48px; padding: 0 30px;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px; white-space: nowrap; transition: background .2s, color .2s, border-color .2s;
}
.pill:hover, button:hover, .button:hover { background: var(--accent-ink); }
.pill.big { min-height: 54px; padding: 0 36px; }
.pill.outline { background: transparent; border-color: rgba(255,255,255,.9); color: #fff; }
.pill.outline:hover { background: #fff; color: var(--ink); }
.pill.light, .button.ghost { background: transparent; border-color: var(--accent); color: var(--heading); }
.pill.light:hover, .button.ghost:hover { background: var(--accent); color: #fff; }
button.link { background: none; border: 0; color: var(--brand); padding: 0; min-height: 0; text-transform: none; letter-spacing: 0; font-size: inherit; }
.pill-row { display: flex; flex-wrap: wrap; gap: 14px; margin: 30px 0 0; }
.pill-row.center, .cta-row-buttons { justify-content: center; }
.cta-row-buttons { display: flex; flex-wrap: wrap; gap: 14px; margin: 30px 0 0; }

.demo-bar { background: #fff4d6; color: #5a4300; text-align: center; padding: 7px 16px; font-size: 13px; position: relative; z-index: 60; }

/* ---- header (2026-10-16, with the split hero): a white strip on every page. Logo + brokerage
   logo left (CREA rule 6c: the brokerage logo shows on every page); one link, phone pill, solid
   Contact pill and Menu right. Things fold away as the screen narrows, so it never crams. ---- */
.site-header { position: sticky; top: 0; z-index: 50; background: #fff; border-bottom: 1px solid var(--line); }
.header-row { display: flex; align-items: center; gap: 18px; min-height: var(--header-h); padding: 0 48px; }   /* full width, edge to edge (Jerry, 2026-10-16) */
.logo { flex: none; display: flex; align-items: center; }
.logo img { height: 84px; width: auto; }   /* the PNG has ~10% blank space all round */
.logo .logo-light { display: none; }
.logo-text { font-size: 21px; font-weight: 500; letter-spacing: .02em; color: var(--ink); white-space: nowrap; }
.brand-divider { width: 1px; height: 46px; background: var(--line); flex: none; }
.brokerage { height: 38px; width: auto; flex: none; }
.brokerage-name { display: none; }
.header-right { margin-left: auto; display: flex; align-items: center; gap: 12px; }
.quick-nav { display: flex; align-items: center; gap: 30px; margin-right: 18px; }
.nav-link { display: inline-flex; align-items: center; min-height: 44px; font-size: 16px; font-weight: 500; color: var(--ink); white-space: nowrap; position: relative; }
.nav-link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 8px; height: 2px; border-radius: 2px; background: var(--brand); transform: scaleX(0); transform-origin: left; transition: transform .25s ease; }
.nav-link:hover::after, .nav-link.active::after { transform: scaleX(1); }
.nav-phone, .nav-cta { display: inline-flex; align-items: center; gap: 8px; height: 46px; padding: 0 22px; border-radius: 999px; font-size: 15px; font-weight: 500; white-space: nowrap; transition: background .2s, border-color .2s, color .2s; }
.nav-phone { border: 1.5px solid var(--line); color: var(--ink); }
.nav-phone .icon { font-size: 17px; color: var(--brand); }
.nav-phone:hover { border-color: var(--brand); color: var(--brand); }
.nav-cta { background: var(--brand); color: #fff; }
.nav-cta:hover { background: var(--dark); color: #fff; }
.menu-btn { min-height: 46px; height: 46px; padding: 0 4px 0 8px; gap: 8px; background: transparent; border: 0; color: var(--ink); font-size: 15px; font-weight: 500; letter-spacing: 0; text-transform: none; }
.menu-btn .icon { font-size: 24px; }
.menu-btn:hover { background: transparent; color: var(--brand); }
.call-btn { display: none; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* ---- full-screen menu (Jerry, 2026-10-16): light grey, purple type, bold headings, team along the bottom ---- */
.menu-overlay { position: fixed; inset: 0; z-index: 100; background: #f3f2f5; color: var(--brand); overflow-y: auto; overscroll-behavior: contain; opacity: 0; transition: opacity .25s ease; }
.menu-overlay.open { opacity: 1; }
.menu-inner { max-width: 1440px; margin: 0 auto; padding: 0 48px 48px; min-height: 100%; display: flex; flex-direction: column; }
.menu-top { display: flex; justify-content: space-between; align-items: center; min-height: var(--header-h); border-bottom: 1px solid color-mix(in srgb, var(--brand) 14%, transparent); }
.menu-logos { display: flex; align-items: center; gap: 18px; }
.menu-logos img { height: 84px; width: auto; }
.menu-logos .menu-brokerage-logo { height: 38px; }
.menu-close { display: inline-flex; align-items: center; gap: 8px; height: 46px; min-height: 46px; padding: 0 20px 0 16px; border-radius: 999px; background: var(--brand); border: 0; color: #fff; font-size: 15px; font-weight: 600; letter-spacing: 0; text-transform: none; }
.menu-close .icon { font-size: 20px; }
.menu-close:hover { background: var(--dark); color: #fff; }
.menu-close:focus { outline: none; }
.menu-close:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
.menu-body { display: grid; grid-template-columns: minmax(0, 1fr) 300px; gap: 56px; padding: 48px 0 44px; }
.menu-cols { display: grid; grid-template-columns: 1fr 1fr 2fr; gap: 40px 48px; align-items: start; }
.menu-head { margin: 0 0 16px; font-size: 13px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--dark); }
.menu-head a { color: inherit; }
.menu-head a:hover { color: var(--brand); }
.menu-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 2px; }
.menu-list.two { grid-template-columns: 1fr 1fr; column-gap: 32px; }
.menu-list a { display: inline-flex; align-items: center; min-height: 38px; font-size: 17px; font-weight: 500; color: var(--brand); line-height: 1.3; background-image: linear-gradient(var(--accent), var(--accent)); background-size: 0 2px; background-position: 0 85%; background-repeat: no-repeat; transition: background-size .25s ease, color .2s; }
.menu-list a:hover { background-size: 100% 2px; }
.menu-list a.active { font-weight: 700; color: var(--dark); background-size: 100% 2px; }
.menu-list.big a { font-size: 24px; font-weight: 600; min-height: 46px; letter-spacing: -.005em; }
.menu-aside { display: grid; gap: 12px; align-content: start; padding-left: 40px; border-left: 1px solid color-mix(in srgb, var(--brand) 14%, transparent); }
.menu-contact, .menu-addr { display: flex; align-items: flex-start; gap: 10px; margin: 0; font-size: 17px; font-weight: 500; color: var(--brand); line-height: 1.45; }
.menu-contact { min-height: 32px; align-items: center; }
.menu-contact:hover { color: var(--dark); }
.menu-contact .icon, .menu-addr .icon { flex: none; font-size: 18px; color: var(--accent); }
.menu-addr { font-size: 15px; font-weight: 400; color: var(--text); }
.menu-addr .icon { margin-top: 2px; }
.menu-brokerage { margin: 6px 0 0; font-size: 12px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--dark); }
.menu-aside .socials { margin-top: 6px; }
.menu-aside .social { background: #fff; color: var(--brand); }
.menu-aside .social:hover { background: var(--brand); color: #fff; }
.menu-team { margin-top: auto; padding-top: 32px; border-top: 1px solid color-mix(in srgb, var(--brand) 14%, transparent); }
.menu-team-head { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; }
.menu-team-head a { font-size: 15px; font-weight: 600; color: var(--brand); }
.menu-team-row { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); gap: 20px; }
.menu-agent { display: flex; align-items: center; gap: 12px; min-width: 0; padding: 6px 0; color: var(--brand); }
/* the photos' own 4:5 shape, not a circle: the headshots are tight and a circle cut off Dan's head (Jerry, 2026-10-16) */
.menu-agent img, .menu-agent-ph { width: 56px; height: 70px; border-radius: 12px; object-fit: cover; object-position: 50% 0; flex: none; background: #fff; box-shadow: 0 0 0 3px #fff; }
.menu-agent-ph { display: grid; place-items: center; font-weight: 700; font-size: 22px; }
.menu-agent span { display: grid; min-width: 0; }
.menu-agent b { font-size: 15px; font-weight: 700; line-height: 1.3; }
.menu-agent small { font-size: 13px; line-height: 1.35; color: var(--muted); overflow: hidden; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; }
.menu-agent:hover b { color: var(--dark); text-decoration: underline; text-decoration-color: var(--accent); text-decoration-thickness: 2px; text-underline-offset: 3px; }

/* ---- split hero (Jerry picked option B, 2026-10-16) ---- */
.hero-split { background: linear-gradient(180deg, #fff 0%, var(--cream) 100%); }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.08fr) minmax(0, 1fr); gap: clamp(36px, 5vw, 80px); align-items: center;
  max-width: 1440px; margin: 0 auto; padding: clamp(40px, 5vw, 72px) 48px clamp(56px, 6vw, 88px); }
.hero-tag { display: inline-flex; align-items: center; gap: 9px; margin: 0 0 22px; padding: 8px 16px; border-radius: 999px;
  background: color-mix(in srgb, var(--brand) 9%, #fff); color: var(--brand); font-size: 14px; font-weight: 600; line-height: 1.3; }
.hero-tag i { width: 8px; height: 8px; border-radius: 50%; background: var(--accent); flex: none; }
.hero-split h1 { font-size: clamp(40px, 4.7vw, 70px); font-weight: 800; line-height: 1.02; letter-spacing: -.025em;   /* "far bolder" (Jerry, 2026-10-16) */
  color: var(--ink); text-wrap: balance; }
.hero-split h1 em { font-style: normal; color: var(--brand); }
/* rotating place names: every name sits in the same grid cell, so the widest one sets the width and nothing jumps */
.rotator { display: inline-grid; vertical-align: top; }
.rotator > span { grid-area: 1 / 1; white-space: nowrap; opacity: 0; transform: translateY(.18em); transition: opacity .7s ease, transform .7s ease; }
.rotator > span.on { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .rotator > span { transition: none; transform: none; } }
.hero-lede { margin: 22px 0 0; max-width: 540px; font-size: 19px; line-height: 1.6; color: var(--text); }
.hero-search { display: flex; align-items: center; gap: 8px; max-width: 600px; margin-top: 34px; padding: 8px 8px 8px 22px; background: #fff;
  border: 1px solid var(--line); border-radius: 999px; box-shadow: 0 14px 36px rgba(30,10,40,.08); }
.hero-search input { flex: 1; min-width: 0; border: 0; outline: 0; padding: 0; min-height: 44px; font: 400 17px var(--sans); color: var(--ink); background: transparent; }
.hero-search input::-webkit-search-cancel-button { display: none; }
.hero-search button { flex: none; min-height: 48px; padding: 0 28px; border-radius: 999px; background: var(--accent); border: 0; color: #fff; font-size: 15px; font-weight: 600; letter-spacing: .02em; text-transform: none; }
.hero-search:focus-within { border-color: var(--brand); }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 22px; }
.hero-ctas .pill { min-height: 48px; padding: 0 26px; text-transform: none; letter-spacing: .01em; font-size: 15px; font-weight: 600; }
.hero-ctas .pill.brand { background: var(--brand); border-color: var(--brand); color: #fff; }
.hero-ctas .pill.brand:hover { background: var(--dark); border-color: var(--dark); }
.hero-ctas .pill.quiet { background: #fff; border: 1.5px solid var(--line); color: var(--ink); }
.hero-ctas .pill.quiet:hover { border-color: var(--brand); color: var(--brand); background: #fff; }
.hero-split .quick-row { margin-top: 26px; gap: 4px 26px; }
.hero-split .quick-row a { text-transform: none; letter-spacing: 0; font-size: 15px; color: var(--brand); min-height: 36px; }
.hero-call { margin: 8px 0 0; font-size: 15px; color: var(--muted); }
.hero-call a { color: var(--ink); font-weight: 600; }

.hero-media { position: relative; align-self: stretch; min-height: 540px; max-height: 760px; }
.hero-frame { position: absolute; inset: 0; border-radius: 28px; overflow: hidden; background: var(--sand, #eee); }
.hero-slide { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: 0; transition: opacity 1.6s ease; }
.hero-slide.on { opacity: 1; }
/* The newest listing, floating on the photo. Listing content, so the brokerage shows (CREA 6a ii)
   and the thumbnail is never cropped (6a iii). */
.hero-listing { position: absolute; left: -32px; bottom: 36px; display: flex; align-items: center; gap: 14px; max-width: min(380px, 90%); padding: 12px 18px 12px 12px;
  background: #fff; border-radius: 18px; box-shadow: 0 18px 44px rgba(30,10,40,.18); color: var(--ink); transition: transform .2s ease; }
.hero-listing:hover { transform: translateY(-3px); }
.hero-listing img { width: 76px; height: 64px; border-radius: 12px; object-fit: contain; background: var(--cream); flex: none; }
.hero-listing span { display: grid; gap: 1px; min-width: 0; }
.hero-listing b { font-size: 19px; font-weight: 600; line-height: 1.25; }
.hero-listing small { font-size: 13px; line-height: 1.4; color: var(--muted); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.hero-listing small.by { font-size: 12px; }

/* ---- search band ---- */
.search-band { background: var(--cream); padding: 44px 0 40px; }
.search-band-head { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; flex-wrap: wrap; margin-bottom: 14px; }
.search-band-head .eyebrow { margin: 0; }
.band-call { margin: 0; font-size: 15px; color: var(--text); }
.band-call a { color: var(--ink); font-weight: 500; }
.search-bar { display: grid; grid-template-columns: minmax(0, 2.2fr) repeat(3, minmax(0, 1fr)) auto; align-items: center; background: #fff; border: 1px solid var(--line); border-radius: 999px; padding: 8px 8px 8px 12px; box-shadow: 0 10px 30px rgba(40,30,20,.06); }
.search-bar label { display: flex; flex-direction: column; padding: 4px 18px; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); border-right: 1px solid var(--line); min-width: 0; }
.search-bar label:nth-last-of-type(1) { border-right: 0; }
.search-bar input, .search-bar select { border: 0; padding: 4px 0; min-height: 34px; font: 400 16px var(--sans); color: var(--ink); background: transparent; width: 100%; min-width: 0; outline: none; text-transform: none; letter-spacing: 0; }
.search-bar select { -webkit-appearance: none; appearance: none; cursor: pointer; }
.search-extras { display: none; }
.quick-row { display: flex; flex-wrap: wrap; gap: 8px 28px; margin: 20px 0 0; }
.quick-row a { font-size: 13px; font-weight: 500; letter-spacing: .12em; text-transform: uppercase; color: var(--ink); display: inline-flex; align-items: center; gap: 6px; min-height: 40px; }
.quick-row a:hover { color: var(--heading); }
.quick-row span { color: var(--heading); }

/* ---- sections ---- */
.section { padding: 110px 0; }
.section.cream, .section.tinted { background: var(--cream); }
.section.tight { padding: 64px 0 100px; }
.center-head { text-align: center; max-width: 820px; margin: 0 auto 56px; }
.center-head .display { margin-bottom: 14px; }
.section-head { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; margin-bottom: 36px; }
.section-head h2 { font-size: clamp(26px, 3vw, 38px); text-transform: uppercase; letter-spacing: .06em; color: var(--heading); }
.section-head a { font-size: 13px; letter-spacing: .14em; text-transform: uppercase; font-weight: 500; white-space: nowrap; color: var(--ink); }

.split-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; }
.split-section.flip .split-media { order: 2; }
.split-text p { font-size: 17px; line-height: 1.75; }
.split-img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; border-radius: var(--radius); }
.photo-trio { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; align-items: start; }
/* Three spots, each fading through its own share of the team (Jerry, 2026-10-02: "fade in different team members"). */
.pt-slot { position: relative; aspect-ratio: 3 / 4; border-radius: var(--radius); overflow: hidden; background: var(--cream, #f3f3f3); }
.pt-slot img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; opacity: 0; transition: opacity 1.4s ease; }
.pt-slot img.on { opacity: 1; }
.photo-trio .pt-slot:nth-child(2) { margin-top: 48px; }
.photo-trio .pt-slot:nth-child(3) { margin-top: 18px; }
@media (prefers-reduced-motion: reduce) { .pt-slot img { transition: none; } }

/* ---- listing cards ---- */
.grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: 44px 28px; }
.grid.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid.four { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.card { display: block; color: var(--text); }
.card .photo { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--sand); border-radius: var(--radius) var(--radius) 0 0; }
/* CREA rule 6a(iii): watermarks must never be cropped, so the whole photo shows (contain)
   over a blurred copy of itself instead of being cut to fill the frame. No hover zoom either. */
.card .photo::before { content: ""; position: absolute; inset: -24px; background: var(--photo) center / cover no-repeat; filter: blur(18px) brightness(.9); }
.card .photo img { position: relative; width: 100%; height: 100%; object-fit: contain; }
.card .tags { position: absolute; top: 14px; left: 14px; display: flex; gap: 6px; }
.tag { background: var(--dark); color: #fff; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; padding: 6px 12px; }
.tag.light { background: rgba(255,255,255,.92); color: var(--ink); }
.card-bar { display: flex; justify-content: space-between; align-items: center; gap: 10px; background: var(--bar); padding: 11px 16px; border-radius: 0 0 var(--radius) var(--radius); }
.card-bar .price { font-size: 16px; font-weight: 500; color: var(--ink); }
.specs { display: flex; gap: 14px; font-size: 14px; color: var(--text); }
.specs span { display: inline-flex; align-items: center; gap: 5px; }
.specs .icon { color: var(--heading); font-size: 16px; }
.card .addr { margin-top: 12px; font-size: 17px; color: var(--ink); line-height: 1.4; }
.card .addr span { display: block; font-size: 14px; color: var(--muted); }
.card:hover .addr { color: var(--heading); }
.card-brokerage { margin: 6px 0 0; font-size: 13px; color: var(--text); line-height: 1.4; }
.terms-notice { margin: 0 0 24px; font-size: 13px; color: var(--muted); }
.terms-notice a { color: inherit; text-decoration: underline; }
.contact-card .terms-notice { margin: 0; }
.listings-section .terms-notice { text-align: center; margin: -8px 0 28px; }

/* ---- image tiles ---- */
.tiles-section { background: var(--sand); }
.tile-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.image-tile { position: relative; display: block; aspect-ratio: 4 / 5; overflow: hidden; border-radius: var(--radius); background: color-mix(in srgb, var(--dark) 85%, #fff); }
.image-tile img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.image-tile:hover img { transform: scale(1.05); }
.image-tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,0) 45%, rgba(0,0,0,.65) 100%); }
.image-tile span { position: absolute; z-index: 1; left: 26px; right: 26px; bottom: 24px; color: #fff; font-size: clamp(22px, 2.2vw, 30px); text-transform: uppercase; letter-spacing: .06em; line-height: 1.15; }

/* ---- testimonials ---- */
.quotes-section { background: #fff; }
.quote-slider { position: relative; min-height: 220px; }
.quote-slider .slide { display: none; margin: 0; animation: fade-in .6s ease; }
.quote-slider .slide.on { display: block; }
@keyframes fade-in { from { opacity: 0; } to { opacity: 1; } }
.quote-slider blockquote { margin: 12px 0 0; font-size: clamp(19px, 2vw, 25px); font-weight: 300; line-height: 1.6; color: var(--ink); }
.quote-slider figcaption { margin-top: 22px; font-size: 13px; font-weight: 500; letter-spacing: .16em; text-transform: uppercase; color: var(--heading); }
.slider-nav { display: flex; align-items: center; justify-content: center; gap: 18px; margin-top: 30px; }
.slider-nav .slider-prev, .slider-nav .slider-next { width: 44px; height: 44px; min-height: 0; padding: 0; background: transparent; border: 1px solid var(--line); color: var(--ink); font-size: 20px; letter-spacing: 0; }
.slider-nav .slider-prev:hover, .slider-nav .slider-next:hover { border-color: var(--accent); background: transparent; color: var(--heading); }
.dots { display: flex; gap: 4px; }
.dot { width: 30px; height: 30px; min-height: 0; padding: 0; background: transparent; position: relative; }
.dot::after { content: ""; position: absolute; inset: 11px; border-radius: 50%; background: var(--line); }
.dot.on::after { background: var(--accent); }
.dot:hover { background: transparent; }

/* ---- article cards ---- */
.resource { color: var(--text); display: block; }
.resource img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; border-radius: var(--radius); margin-bottom: 16px; }
.resource-cat { display: inline-block; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--heading); }
.resource h3 { font-size: 21px; font-weight: 600; margin: 6px 0 8px; line-height: 1.3; }
.resource:hover h3 { color: var(--heading); }
.resource p { font-size: 15px; color: var(--muted); margin: 0; line-height: 1.6; }

/* ---- contact band: light, form without a box ---- */
.contact { background: var(--cream); color: var(--text); padding: 110px 0; border-top: 1px solid var(--line); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.15fr; gap: 88px; align-items: start; }
.contact .eyebrow { color: var(--muted); }
.contact h2 { color: var(--heading); font-size: clamp(30px, 3.4vw, 44px); text-transform: uppercase; letter-spacing: .06em; margin-bottom: 18px; }
.contact-intro > p { font-size: 18px; color: var(--text); max-width: 40ch; margin-bottom: 32px; }
.contact-lines { list-style: none; margin: 0; padding: 0; display: grid; gap: 14px; font-size: 17px; }
.contact-lines li { display: flex; gap: 14px; align-items: center; }
.contact-lines .icon { color: var(--accent); width: 20px; height: 20px; }
.contact-lines a, .contact-lines span { color: var(--ink); }
.contact-lines a:hover { color: var(--heading); }
.contact .kit-form.card { background: transparent; padding: 0; border-radius: 0; }
.contact .kit-form { gap: 26px; }
.contact .form-grid { gap: 26px 32px; }
.contact .kit-form input, .contact .kit-form textarea, .contact .kit-form select {
  background: transparent; border: 0; border-bottom: 1px solid #c9ccc6; border-radius: 0; padding: 10px 0; font-size: 17px; }
.contact .kit-form textarea { min-height: 110px; resize: vertical; }
.contact .kit-form input:focus, .contact .kit-form textarea:focus, .contact .kit-form select:focus { border-bottom-color: var(--heading); box-shadow: 0 1px 0 0 var(--heading); }

/* ---- forms ---- */
.kit-form { display: grid; gap: 20px; }
.kit-form.card { background: #fff; border-radius: var(--radius); padding: 36px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-grid .full { grid-column: 1 / -1; }
.kit-form label { display: grid; gap: 7px; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); min-width: 0; }
.kit-form .optional { text-transform: none; letter-spacing: 0; font-weight: 400; }
.kit-form input, .kit-form textarea, .kit-form select { font: 400 16px var(--sans); color: var(--ink); padding: 13px 14px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; width: 100%; min-width: 0; text-transform: none; letter-spacing: 0; }
.kit-form select { height: 50px; }
.kit-form input:focus, .kit-form textarea:focus, .kit-form select:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 3px color-mix(in srgb, var(--accent) 22%, transparent); }
.kit-form button { justify-self: start; }
.kit-form .hp { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; }
section:not(.contact) .kit-form.card { background: var(--cream); }
.form-note { margin: 0; padding: 12px 14px; border-radius: var(--radius); font-size: 15px; }
.form-note.ok { background: #e8f3e8; color: #1f5e2b; }
.form-note.err { background: #fbeaea; color: #8a1f1f; }

/* ---- footer ---- */
.site-footer { background: var(--dark-deep); color: rgba(255,255,255,.66); padding: 80px 0 36px; font-size: 15px; }
.footer-grid { display: grid; grid-template-columns: 1.5fr repeat(3, 1fr) 1.3fr; gap: 40px; padding-bottom: 52px; }
.footer-logo { height: 72px; width: auto; }
.footer-brand .logo-text { color: #fff; }
.footer-tagline { margin: 18px 0; color: #fff; font-family: var(--serif); font-size: 18px; }
.footer-brokerage { display: none; }
.socials { display: flex; gap: 8px; }
.social { width: 40px; height: 40px; border-radius: 50%; display: inline-grid; place-items: center; background: rgba(255,255,255,.1); color: #fff; font-size: 17px; transition: background .2s; }
.social:hover { background: var(--accent); color: #fff; }
.footer-col h3 { font-size: 12px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--accent); margin: 6px 0 18px; }
.footer-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.footer-col a { color: rgba(255,255,255,.78); }
.footer-col a:hover { color: #fff; }
.footer-contact li { line-height: 1.5; }
.footer-contact a { color: #fff; }
.footer-legal { display: flex; gap: 28px; align-items: flex-start; padding: 28px 0; border-top: 1px solid rgba(255,255,255,.12); }
.footer-legal .realtor-badge { flex: none; }
.footer-legal p { margin: 0; font-size: 12px; line-height: 1.7; color: rgba(255,255,255,.5); }
.footer-legal p + p { margin-top: 10px; }
.footer-legal a { color: rgba(255,255,255,.8); text-decoration: underline; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px 24px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.12); font-size: 13px; }
.footer-bottom a { color: #fff; font-weight: 500; }

/* ---- inner pages ---- */
.page-intro { background: var(--cream); padding: 84px 0 64px; text-align: center; }
.page-intro h1 { font-size: clamp(34px, 4.4vw, 56px); text-transform: uppercase; letter-spacing: .06em; color: var(--heading); max-width: 960px; margin: 0 auto; }
.page-intro .lede { margin-top: 18px; }
.page-intro + .section.tight { padding-top: 72px; }
.narrow-center h1 { font-size: clamp(30px, 4vw, 48px); text-transform: uppercase; letter-spacing: .05em; color: var(--heading); margin: 0 0 16px; }
.center-cta { text-align: center; }
.center-cta h2 { font-size: clamp(28px, 3.2vw, 40px); text-transform: uppercase; letter-spacing: .06em; color: var(--heading); margin: 0 0 12px; }
.center-cta p { color: var(--text); font-size: 18px; margin: 0; }
.chips { display: flex; flex-wrap: wrap; gap: 10px; justify-content: center; margin-bottom: 56px; }
.chips a { padding: 0 18px; min-height: 42px; display: inline-flex; align-items: center; border-radius: 999px; border: 1px solid var(--line); color: var(--ink); font-size: 12px; font-weight: 500; letter-spacing: .12em; text-transform: uppercase; }
.chips a:hover { border-color: var(--accent); }
.chips a.on { background: var(--dark); border-color: var(--dark); color: #fff; }

.prose-wrap { max-width: 780px; }
.prose { font-size: 18px; line-height: 1.8; color: var(--text); }
.prose h2 { font-size: 26px; margin: 48px 0 14px; text-transform: uppercase; letter-spacing: .05em; color: var(--heading); }
.prose h3 { font-size: 21px; margin: 36px 0 10px; }
.prose p { margin: 0 0 22px; }
.prose ul, .prose ol { padding-left: 1.3em; margin: 0 0 22px; }
.prose li { margin-bottom: 8px; }
.prose a { text-decoration: underline; text-underline-offset: 3px; }
.prose strong { color: var(--ink); font-weight: 500; }
.prose table { width: 100%; border-collapse: collapse; margin: 0 0 22px; font-size: 16px; }
.prose td, .prose th { padding: 8px 10px; border-bottom: 1px solid var(--line); text-align: left; vertical-align: top; }
.lead-prose { font-size: 20px; }

.team-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 56px 32px; }
.member { scroll-margin-top: calc(var(--header-h) + 20px); }
.member img, .member-ph { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 20%; border-radius: var(--radius); background: var(--sand); }
.member-ph { display: grid; place-items: center; color: var(--heading); font-size: 72px; }
.member h3 { font-size: 22px; margin: 20px 0 2px; text-transform: uppercase; letter-spacing: .05em; }
.member-title { color: var(--muted); margin: 0 0 12px; font-family: var(--serif); font-size: 17px; }
.member-contact { display: grid; gap: 4px; margin: 0 0 14px; font-size: 15px; }
.member-contact a { display: inline-flex; align-items: center; gap: 8px; color: var(--ink); }
.member-contact .icon { color: var(--heading); }
.member details { border-top: 1px solid var(--line); padding-top: 12px; }
.member summary { cursor: pointer; color: var(--heading); font-weight: 500; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; list-style: none; min-height: 32px; display: flex; align-items: center; }
.member summary::-webkit-details-marker { display: none; }
.member summary::after { content: " +"; margin-left: 4px; }
.member details[open] summary::after { content: " –"; }
.member details p { font-size: 15px; line-height: 1.7; margin: 12px 0 0; }

.quotes { columns: 2 380px; column-gap: 32px; }
.quote { break-inside: avoid; margin: 0 0 32px; background: var(--cream); border-radius: var(--radius); padding: 36px; }
.quote h3 { font-size: 15px; margin: 0 0 14px; text-transform: uppercase; letter-spacing: .1em; color: var(--heading); font-weight: 600; }
.quote blockquote { margin: 0; }
.quote blockquote p { margin: 0; font-size: 18px; font-weight: 300; line-height: 1.7; color: var(--ink); }
.quote blockquote p::before { content: "“"; }
.quote blockquote p::after { content: "”"; }
.quote figcaption { margin-top: 18px; font-size: 12px; font-weight: 500; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }

.allied-group { margin-bottom: 72px; scroll-margin-top: calc(var(--header-h) + 16px); }
.allied-group > h2 { font-size: clamp(24px, 2.6vw, 32px); text-transform: uppercase; letter-spacing: .06em; color: var(--heading); margin: 0 0 26px; }
.allied-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 20px; }
.allied-cat { background: var(--cream); border-radius: var(--radius); padding: 24px 26px; }
.allied-cat h3 { font-size: 12px; margin: 0 0 14px; color: var(--heading); text-transform: uppercase; letter-spacing: .14em; font-weight: 600; }
.allied-cat ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 14px; }
.allied-cat li { display: grid; gap: 2px; font-size: 15px; }
.allied-cat strong { color: var(--ink); font-weight: 500; }
.allied-cat a { color: var(--muted); word-break: break-word; }
.allied-cat a:hover { color: var(--heading); }

.split { display: grid; grid-template-columns: 1fr 1.1fr; gap: 72px; align-items: start; }
.split-copy p { font-size: 18px; line-height: 1.75; margin: 0 0 18px; }
.split-image { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; border-radius: var(--radius); margin-bottom: 30px; }
.ticks { list-style: none; padding: 0; margin: 26px 0 0; display: grid; gap: 12px; }
.ticks li { padding-left: 34px; position: relative; color: var(--ink); }
.ticks li::before { content: ""; position: absolute; left: 0; top: 4px; width: 20px; height: 20px; border-radius: 50%; background: var(--accent) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='3'%3E%3Cpath d='M5 12l5 5 9-10'/%3E%3C/svg%3E") center / 12px no-repeat; }
.form-title { font-size: 22px; margin: 0 0 18px; text-transform: uppercase; letter-spacing: .06em; color: var(--heading); }
.contact-blocks { display: grid; gap: 30px; }
.contact-blocks h3 { font-size: 12px; color: var(--muted); font-weight: 600; letter-spacing: .14em; text-transform: uppercase; margin: 0 0 6px; }
.contact-blocks a, .contact-blocks p { font-size: 21px; font-weight: 300; color: var(--ink); margin: 0; }
.contact-blocks p + a { display: inline-block; margin-top: 8px; font-size: 13px; font-weight: 500; letter-spacing: .12em; text-transform: uppercase; color: var(--heading); }
.contact-blocks .social { background: var(--cream); color: var(--ink); }

.article { padding: 64px 0 80px; }
.crumbs { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin: 0 0 16px; }
.crumbs a { color: var(--heading); font-weight: 500; }
.article h1 { font-size: clamp(32px, 4.2vw, 52px); text-transform: uppercase; letter-spacing: .05em; color: var(--heading); margin: 0 0 36px; }
.article-hero { max-width: 1040px; margin-bottom: 52px; }
.article-hero img { width: 100%; aspect-ratio: 21 / 9; object-fit: cover; border-radius: var(--radius); }
.article-cta { margin-top: 64px; background: var(--cream); border-radius: var(--radius); padding: 40px; text-align: center; }
.article-cta h2 { font-size: 24px; text-transform: uppercase; letter-spacing: .06em; color: var(--heading); margin: 0 0 10px; }
.article-cta p { margin: 0; }
.article-cta .cta-row-buttons { margin-top: 22px; }

/* calculator */
.calc { display: grid; grid-template-columns: 1fr 1fr; gap: 36px; align-items: start; }
.calc-inputs { display: grid; gap: 18px; background: var(--cream) !important; border-radius: var(--radius); padding: 36px; }
.calc-inputs label { display: grid; gap: 7px; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.calc-inputs .two { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.calc-inputs input:not([type=radio]):not([type=checkbox]), .calc-inputs select { font: 400 17px var(--sans); color: var(--ink); height: 50px; padding: 0 14px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; width: 100%; min-width: 0; letter-spacing: 0; }
.calc-inputs .check { display: flex; align-items: center; gap: 10px; font-size: 15px; text-transform: none; letter-spacing: 0; color: var(--ink); }
.calc-inputs .check input { width: 20px; height: 20px; accent-color: var(--accent); }
.segmented { display: grid; grid-template-columns: repeat(4, 1fr); background: #fff; border: 1px solid var(--line); border-radius: 999px; padding: 4px; gap: 2px; }
.segmented label { display: block; }
.segmented input { position: absolute; opacity: 0; pointer-events: none; }
.segmented span { display: flex; align-items: center; justify-content: center; text-align: center; min-height: 40px; padding: 4px; border-radius: 999px; font-size: 12px; letter-spacing: .04em; text-transform: none; cursor: pointer; color: var(--ink); }
.segmented input:checked + span { background: var(--dark); color: #fff; }
.segmented input:focus-visible + span { outline: 2px solid var(--accent); }
.calc-results { padding: 12px 8px; }
.calc-label { margin: 0; color: var(--muted); font-size: 12px; letter-spacing: .14em; text-transform: uppercase; }
.calc-big { font-size: clamp(46px, 6vw, 72px); font-weight: 300; letter-spacing: -.01em; color: var(--ink); margin: 6px 0 22px; line-height: 1; }
.calc-table { display: grid; grid-template-columns: 1fr auto; margin: 0 0 16px; }
.calc-table dt, .calc-table dd { margin: 0; padding: 13px 0; border-bottom: 1px solid var(--line); }
.calc-table dt { color: var(--muted); }
.calc-table dd { color: var(--ink); font-weight: 500; text-align: right; }
.calc-note { color: #b42318; min-height: 1em; }
.calc .cta-row-buttons { justify-content: flex-start; }

/* search page */
.page-hero { background: var(--cream); padding: 64px 0 44px; }
.page-hero h1 { margin: 0 0 26px; font-size: clamp(32px, 4vw, 50px); text-transform: uppercase; letter-spacing: .045em; color: var(--heading); }
.search-form { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 14px; }
.search-form label { display: flex; flex-direction: column; gap: 7px; font-size: 11px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); min-width: 0; }
.search-form input, .search-form select { font: 400 16px var(--sans); color: var(--ink); height: 48px; padding: 0 14px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; width: 100%; min-width: 0; text-transform: none; letter-spacing: 0; }
.search-form button { align-self: end; }
.search-form .near-me { background: #fff; color: var(--ink); border-color: var(--line); }
.results { padding-top: 40px; padding-bottom: 90px; }
.results-bar { display: flex; justify-content: space-between; align-items: center; gap: 12px; flex-wrap: wrap; margin-bottom: 28px; }
.count { color: var(--ink); font-size: 13px; letter-spacing: .14em; text-transform: uppercase; font-weight: 500; margin: 0; }
.sorts { display: inline-flex; gap: 2px; padding: 4px; border: 1px solid var(--line); border-radius: 999px; font-size: 12px; letter-spacing: .08em; text-transform: uppercase; }
.sorts a { color: var(--ink); padding: 0 16px; min-height: 36px; display: inline-flex; align-items: center; border-radius: 999px; }
.sorts a.on { background: var(--dark); color: #fff; }
.empty { padding: 48px 0; color: var(--muted); font-size: 17px; }
.map { height: 420px; border-radius: var(--radius); margin-bottom: 48px; z-index: 0; }
.map.small { height: 320px; }
.pager { display: flex; gap: 20px; justify-content: center; align-items: center; margin-top: 64px; color: var(--muted); font-size: 13px; letter-spacing: .12em; text-transform: uppercase; }
.pager a { font-weight: 500; color: var(--ink); min-height: 40px; display: inline-flex; align-items: center; }

/* listing page */
.listing { padding-bottom: 80px; }
.back { margin: 24px 0; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; font-weight: 500; }
.back a { color: var(--ink); display: inline-flex; align-items: center; min-height: 36px; }
.back a { gap: 8px; text-transform: none; letter-spacing: 0; font-size: 15px; font-weight: 600; color: var(--brand); }

/* ---- listing page (Jerry picked the photo mosaic, 2026-10-16) ---- */
/* every frame is 3:2, the usual listing-photo shape, so photos fill their tiles */
.mosaic { position: relative; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: auto auto; gap: 10px; border-radius: 20px; overflow: hidden; }
.mosaic .tile { display: block; padding: 0; border: 0; min-height: 0; border-radius: 0; background: var(--sand); cursor: zoom-in; overflow: hidden; }
.mosaic .tile img { display: block; width: 100%; height: 100%; aspect-ratio: 3 / 2; object-fit: cover; transition: transform .5s ease, filter .3s; }
.mosaic .tile:hover img { transform: scale(1.03); filter: brightness(.94); }
.mosaic .tile.big { grid-row: span 2; }
.mosaic .tile.big img { aspect-ratio: auto; height: 100%; min-height: 100%; }
.mosaic-1 { grid-template-columns: 1fr; }
.mosaic-2 { grid-template-columns: 2fr 1fr; }
.mosaic-2 .tile.big, .mosaic-3 .tile.big { grid-row: span 2; }
.mosaic-3 { grid-template-columns: 2fr 1fr; }
.mosaic-4 { grid-template-columns: 2fr 1fr 1fr; }
.mosaic-4 .tile:nth-child(4) { grid-column: 2 / span 2; }
.see-all { position: absolute; right: 18px; bottom: 18px; display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 18px; border-radius: 999px; background: #fff; color: var(--ink); border: 0; font: 600 14px var(--sans); letter-spacing: 0; text-transform: none; box-shadow: 0 6px 18px rgba(0,0,0,.18); }
.see-all:hover { background: var(--brand); color: #fff; }
.see-all .icon { font-size: 16px; }

/* full-screen viewer: each photo whole (contain), never cropped */
.viewer { position: fixed; inset: 0; z-index: 120; display: flex; flex-direction: column; background: rgba(14, 8, 18, .96); color: #fff; }
.viewer[hidden] { display: none; }
.viewer-open { overflow: hidden; }
.viewer-top { display: flex; justify-content: space-between; align-items: center; padding: 14px 20px; }
.viewer-count { font-size: 15px; color: rgba(255,255,255,.75); }
.viewer-count b { color: #fff; }
.viewer-close, .viewer-prev, .viewer-next { width: 48px; height: 48px; min-height: 0; padding: 0; border-radius: 50%; display: grid; place-items: center; background: rgba(255,255,255,.12); border: 0; color: #fff; font-size: 22px; letter-spacing: 0; }
.viewer-close:hover, .viewer-prev:hover, .viewer-next:hover { background: rgba(255,255,255,.25); }
.viewer-stage { flex: 1; min-height: 0; display: flex; align-items: center; justify-content: center; gap: 16px; padding: 0 20px; }
.viewer-img { max-width: calc(100% - 140px); max-height: 100%; object-fit: contain; border-radius: 8px; }
.viewer-thumbs { display: flex; gap: 8px; overflow-x: auto; padding: 14px 20px 20px; justify-content: safe center; scrollbar-width: none; }
.viewer-thumbs button { flex: 0 0 auto; padding: 0; border: 0; min-height: 0; background: none; border-radius: 8px; opacity: .45; outline-offset: 2px; }
.viewer-thumbs button.on { opacity: 1; outline: 2px solid #fff; }
.viewer-thumbs img { display: block; width: 84px; aspect-ratio: 3 / 2; object-fit: cover; border-radius: 8px; }

.listing-grid { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: 64px; align-items: start; margin-top: 36px; }
.listing-tags { display: flex; flex-wrap: wrap; gap: 6px; margin: 0 0 12px; }
.listing-tags span { padding: 6px 12px; border-radius: 999px; background: color-mix(in srgb, var(--brand) 9%, #fff); color: var(--brand); font-size: 13px; font-weight: 600; }
.listing-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 24px; flex-wrap: wrap; }
.listing h1 { margin: 0 0 4px; font-size: clamp(30px, 3.2vw, 42px); font-weight: 800; letter-spacing: -.02em; text-transform: none; line-height: 1.05; color: var(--ink); }
.price.big { margin: 0; font-size: clamp(30px, 3.2vw, 42px); font-weight: 800; letter-spacing: -.02em; color: var(--ink); white-space: nowrap; }
.sub { color: var(--muted); margin: 0; font-size: 17px; }
.fact-tiles { display: grid; grid-template-columns: repeat(var(--n, 5), minmax(0, 1fr)); margin-top: 28px; border: 1px solid var(--line); border-radius: 18px; }
.fact-tile { display: flex; flex-direction: column; align-items: flex-start; gap: 2px; padding: 18px 20px; min-width: 0; }
.fact-tile + .fact-tile { border-left: 1px solid var(--line); }
.fact-tile .icon { font-size: 22px; color: var(--brand); margin-bottom: 8px; }
.fact-tile b { font-size: 22px; font-weight: 700; color: var(--ink); line-height: 1.1; }
.fact-tile small { font-size: 13px; color: var(--muted); }
.listing h2 { font-size: 22px; margin: 48px 0 14px; text-transform: none; letter-spacing: -.005em; color: var(--ink); font-weight: 700; }
.remarks { font-size: 17px; line-height: 1.75; }
.details-grid { display: grid; grid-template-columns: 1fr 1fr; column-gap: 40px; margin: 0; }
.details-grid div { display: flex; justify-content: space-between; gap: 16px; padding: 12px 0; border-bottom: 1px solid var(--line); }
.details-grid dt { color: var(--muted); }
.details-grid dd { margin: 0; color: var(--ink); font-weight: 500; text-align: right; }
.rooms-wrap { border: 1px solid var(--line); border-radius: 16px; overflow: hidden; }
.rooms { width: 100%; border-collapse: collapse; }
.rooms th, .rooms td { text-align: left; padding: 12px 18px; border-bottom: 1px solid var(--line); }
.rooms tr:last-child td { border-bottom: 0; }
.rooms th { background: var(--cream); color: var(--muted); font-weight: 600; font-size: 12px; letter-spacing: .12em; text-transform: uppercase; }
.rooms td:first-child { color: var(--ink); font-weight: 500; }
.pill-link { display: inline-flex; align-items: center; gap: 8px; font-weight: 600; color: var(--brand); }
.contact-card { position: sticky; top: calc(var(--header-h) + 24px); background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: 26px; display: flex; flex-direction: column; gap: 10px; box-shadow: 0 14px 34px rgba(40,10,50,.06); }
.cc-who { display: flex; align-items: center; gap: 14px; margin-bottom: 10px; }
.cc-who img { width: 52px; height: 65px; border-radius: 12px; object-fit: cover; object-position: 50% 0; flex: none; }
.cc-who small { display: block; color: var(--muted); font-size: 13px; }
.cc-who b { display: block; font-size: 18px; color: var(--ink); line-height: 1.25; }
.cc-who em { display: block; font-style: normal; font-size: 13px; color: var(--muted); }
.cc-btn { display: flex; justify-content: center; align-items: center; gap: 8px; min-height: 52px; border-radius: 999px; border: 1.5px solid var(--line); color: var(--ink); font-weight: 600; font-size: 16px; transition: border-color .2s, background .2s, color .2s; }
.cc-btn:hover { border-color: var(--brand); color: var(--brand); }
.cc-btn.primary { background: var(--brand); border-color: var(--brand); color: #fff; }
.cc-btn.primary:hover { background: var(--dark); border-color: var(--dark); color: #fff; }
.cc-btn .icon { font-size: 18px; }
.listed-by { border-top: 1px solid var(--line); padding-top: 16px; margin-top: 10px; font-size: 13px; color: var(--muted); display: grid; gap: 8px; }
.listed-by strong { color: var(--ink); }
.listed-by p { margin: 0; }
.updated { color: var(--muted); font-size: 13px; }

/* listing pages on phones and iPads: call / email always one tap away */
.mobile-cta { display: none; }

/* ---- responsive ---- */
@media (max-width: 1180px) {
  .header-right, .quick-nav { gap: 26px; }
  .footer-grid { grid-template-columns: repeat(3, 1fr); }
  .footer-brand { grid-column: 1 / -1; }
}
@media (max-width: 1024px) {
  :root { --header-h: 96px; }
  .header-row { padding: 0 32px; }
  .logo img { height: 74px; }
  .grid.four { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .grid.three, .team-grid, .allied-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .split, .calc { grid-template-columns: 1fr; gap: 44px; }
  .split-grid { gap: 52px; }
  .contact-grid { grid-template-columns: 1fr; gap: 44px; }
  .listing-grid { grid-template-columns: 1fr; gap: 40px; }
  .contact-card { position: static; }
  .search-form { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .mobile-cta { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 40;
    padding: 10px 16px calc(10px + env(safe-area-inset-bottom)); background: rgba(255,255,255,.95); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px); border-top: 1px solid var(--line); }
  .mobile-cta a { min-height: 48px; border-radius: 999px; display: flex; align-items: center; justify-content: center; gap: 8px; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; font-weight: 500; background: var(--accent); color: #fff; }
  .mobile-cta a.light { background: transparent; border: 1px solid var(--accent); color: var(--heading); }
  .has-mobile-cta .site-footer { padding-bottom: 120px; }
}
@media (max-width: 900px) {
  .split-grid { grid-template-columns: 1fr; gap: 40px; }
  .split-section .split-media, .split-section.flip .split-media { order: -1; }
  .search-bar { grid-template-columns: repeat(3, minmax(0, 1fr)) auto; border-radius: 22px; row-gap: 6px; padding: 10px; }
  .search-bar .where { grid-column: 1 / -1; border-right: 0; border-bottom: 1px solid var(--line); padding-bottom: 10px; }
  .search-bar label:nth-of-type(4) { border-right: 0; }
  .grid.four { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .tile-grid { grid-template-columns: repeat(3, 1fr); gap: 12px; }
  .image-tile span { left: 16px; right: 16px; bottom: 16px; font-size: 18px; }
  .section { padding: 84px 0; }
}
@media (max-width: 760px) {
  :root { --header-h: 80px; }
  .wrap { padding: 0 20px; }
  .header-row { padding: 0 20px; gap: 12px; }
  .logo img { height: 62px; }
  .brokerage { height: 28px; }
  .brand-divider { height: 34px; }
  .nav-phone span { display: none; }
  .nav-phone .icon { display: block; font-size: 20px; }
  .header-right { gap: 20px; }
  .hero-ctas { flex-direction: column; gap: 10px; margin-top: 26px; }
  .hero-ctas .pill { width: 100%; }
  .search-band { padding: 32px 0; }
  .search-bar { grid-template-columns: 1fr 1fr; padding: 8px; gap: 6px; }
  .search-bar label { border: 0 !important; padding: 8px 12px; background: var(--cream); border-radius: 12px; }
  .search-bar .where { grid-column: 1 / -1; }
  .search-bar button { grid-column: 1 / -1; width: 100%; }
  .quick-row { gap: 0 20px; }
  .section, .contact { padding: 64px 0; }
  .section.tight { padding: 44px 0 72px; }
  .page-intro { padding: 56px 0 44px; }
  .grid.four, .grid.three, .team-grid, .allied-grid { grid-template-columns: 1fr; }
  .grid { gap: 36px; }
  .tile-grid { grid-template-columns: 1fr; }
  .image-tile { aspect-ratio: 16 / 10; }
  .photo-trio .pt-slot:nth-child(2) { margin-top: 28px; }
  .kit-form.card, .calc-inputs, .quote, .article-cta { padding: 22px; }
  .form-grid { grid-template-columns: 1fr; }
  .search-form { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .search-form label:first-of-type { grid-column: 1 / -1; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .footer-legal { flex-direction: column; gap: 16px; }
  .footer-bottom { flex-direction: column; }
  .segmented { grid-template-columns: 1fr 1fr; border-radius: 18px; }
  .calc-inputs .two { grid-template-columns: 1fr; }
  .section-head { flex-wrap: wrap; }
}
@media (max-width: 420px) {
  .header-row { gap: 8px; padding: 0 14px; }
  .logo img { height: 54px; }
  .brokerage { height: 20px; }
  .header-right { gap: 10px; }
}

/* ---- header + split hero, narrower screens ---- */
@media (max-width: 1200px) {
  .header-row { padding: 0 32px; }
  .quick-nav { display: none; }
  .hero-grid { padding-left: 32px; padding-right: 32px; grid-template-columns: minmax(0, 1fr) minmax(0, .9fr); }
  .hero-listing { left: -24px; }
}
@media (max-width: 900px) {
  .hero-grid { grid-template-columns: 1fr; gap: 40px; }
  .hero-media { min-height: 0; aspect-ratio: 4 / 3; max-height: none; }
  .hero-listing { left: 16px; bottom: 16px; }
  .nav-phone { width: 46px; padding: 0; justify-content: center; }
  .nav-phone span { display: none; }
}
@media (max-width: 760px) {
  .header-row { padding: 0 20px; }
  .logo img { height: 62px; }
  .nav-phone .icon { font-size: 19px; }
  .hero-grid { padding: 32px 20px 48px; gap: 32px; }
  .hero-tag { font-size: 13px; margin-bottom: 18px; }
  .hero-split h1 { font-size: clamp(34px, 9.4vw, 46px); }
  .hero-lede { font-size: 17px; }
  .hero-search { margin-top: 26px; padding-left: 18px; }
  .hero-search input { font-size: 16px; }
  .hero-search button { padding: 0 20px; }
  .hero-ctas { flex-direction: row; }
  .hero-ctas .pill { flex: 1; width: auto; padding: 0 14px; }
  .hero-media { aspect-ratio: 5 / 4; }
  .hero-frame { border-radius: 22px; }
  .hero-listing { left: 12px; right: 12px; bottom: 12px; max-width: none; }
}
@media (max-width: 560px) {
  .nav-cta { display: none; }
  .brokerage { height: 24px; }
  .brand-divider { height: 30px; }
}
@media (max-width: 340px) {
  .hero-ctas { flex-direction: column; }
}

/* ---- full-screen menu, narrower screens ---- */
@media (max-width: 1200px) {
  .menu-inner { padding: 0 32px 40px; }
  .menu-body { grid-template-columns: 1fr; gap: 40px; }
  .menu-aside { padding: 32px 0 0; border-left: 0; border-top: 1px solid color-mix(in srgb, var(--brand) 14%, transparent); display: flex; flex-wrap: wrap; align-items: center; gap: 12px 36px; }
  .menu-aside .menu-head, .menu-aside .menu-brokerage { flex-basis: 100%; }
  .menu-aside .menu-brokerage { flex-basis: auto; margin: 0; }
  .menu-aside .socials { margin: 0; }
  .menu-team-row { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 14px 24px; }
}
@media (max-width: 900px) {
  .menu-cols { grid-template-columns: 1fr 1fr; }
  .menu-col.wide { grid-column: 1 / -1; }
}
@media (max-width: 760px) {
  .menu-inner { padding: 0 20px 32px; }
  .menu-logos img { height: 62px; }
  .menu-logos .menu-brokerage-logo { height: 24px; }
  .menu-logos { gap: 12px; }
  .menu-btn span { display: none; }
  .menu-btn { width: 44px; justify-content: center; padding: 0; }
  .menu-close { width: 46px; padding: 0; justify-content: center; }
  .menu-close span { display: none; }
  .menu-body { padding: 28px 0 32px; gap: 32px; }
  .menu-cols { grid-template-columns: 1fr; gap: 28px; }
  .menu-list.big a { font-size: 22px; min-height: 44px; }
  .menu-list a { min-height: 42px; }
  .menu-list.two { grid-template-columns: 1fr; }
  .menu-aside { display: grid; justify-items: start; gap: 12px; }
  /* agents: a swipeable row */
  .menu-team-row { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; scroll-padding-inline: 20px; gap: 12px; margin: 0 -20px; padding: 4px 20px 8px; scrollbar-width: none; }
  .menu-team-row::-webkit-scrollbar { display: none; }
  .menu-agent { flex: 0 0 auto; scroll-snap-align: start; flex-direction: column; text-align: center; width: 128px; gap: 8px; }
  .menu-agent img, .menu-agent-ph { width: 64px; height: 80px; }
  .menu-agent span { width: 100%; }
  .menu-agent small { display: block; font-size: 12px; max-height: 2.8em; overflow: hidden; overflow-wrap: anywhere; }
}

/* ---- reviews spotlight on the home page (Jerry picked option B, 2026-10-16) ---- */
.reviews-spot { background: var(--brand); color: #fff; }   /* brand purple, not the footer's deep purple (Jerry, 2026-10-16) */
.reviews-grid { display: grid; grid-template-columns: minmax(0, 1.55fr) minmax(0, 1fr); gap: clamp(40px, 6vw, 96px); align-items: center;
  max-width: 1440px; margin: 0 auto; padding: clamp(64px, 8vw, 110px) 48px; }
.hero-tag.on-dark { background: rgba(255,255,255,.14); color: #fff; }
/* every review sits in the same grid cell, so the tallest sets the height and nothing below jumps */
.reviews-stage { display: grid; }
.rv { grid-area: 1 / 1; align-self: center; margin: 0; opacity: 0; visibility: hidden; transform: translateY(8px); transition: opacity .5s ease, transform .5s ease, visibility 0s .5s; }
.rv.on { opacity: 1; visibility: visible; transform: none; transition: opacity .5s ease, transform .5s ease; }
.rv blockquote { margin: 0 0 30px; font-size: clamp(22px, 2.15vw, 30px); font-weight: 500; line-height: 1.45; color: #fff; text-wrap: pretty; }
.rv.long blockquote { font-size: clamp(20px, 1.8vw, 26px); line-height: 1.5; }
.rv-more { font-size: 15px; font-weight: 600; color: #fff; white-space: nowrap; text-decoration: underline; text-decoration-color: var(--accent); text-decoration-thickness: 2px; text-underline-offset: 4px; }
.rv-more:hover { color: var(--accent); }
.rv.short blockquote { font-size: clamp(28px, 3vw, 42px); line-height: 1.25; }
.rv figcaption { display: grid; gap: 22px; justify-items: start; }
.rv-by { margin: 0; font-size: 18px; color: rgba(255,255,255,.8); }
.rv-by b { color: #fff; font-weight: 600; }
/* the agent the review is about: a separate, labelled block; the photo keeps its 4:5 shape so the whole head shows */
.rv-agent { display: inline-flex; align-items: center; gap: 14px; padding: 8px 22px 8px 8px; border-radius: 18px; background: rgba(255,255,255,.1); color: #fff; transition: background .2s; }
.rv-agent:hover { background: rgba(255,255,255,.18); color: #fff; }
.rv-agent img { width: 60px; height: 75px; border-radius: 12px; object-fit: cover; object-position: 50% 0; flex: none; background: rgba(255,255,255,.1); }
.rv-agent span { display: grid; line-height: 1.3; }
.rv-agent small { font-size: 12px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: rgba(255,255,255,.65); }
.rv-agent b { font-size: 17px; font-weight: 600; }
.rv-agent em { font-style: normal; font-size: 14px; color: rgba(255,255,255,.75); }
.reviews-nav { display: flex; align-items: center; gap: 12px; margin-top: 36px; }
.reviews-nav button { width: 52px; height: 52px; min-height: 0; padding: 0; border-radius: 50%; font-size: 20px; letter-spacing: 0; display: grid; place-items: center; }
.rv-prev { background: transparent; border: 1.5px solid rgba(255,255,255,.5); color: #fff; }
.rv-prev:hover { background: rgba(255,255,255,.12); border-color: #fff; }
.rv-next { background: #fff; border: 0; color: var(--brand); }
.rv-next:hover { background: var(--accent); color: #fff; }
.rv-count { margin-left: 8px; font-size: 15px; color: rgba(255,255,255,.75); }
.rv-count b { color: #fff; font-weight: 600; }
.reviews-side h2 { color: #fff; font-size: clamp(36px, 3.6vw, 52px); font-weight: 600; letter-spacing: -.01em; margin: 0 0 18px; }
.reviews-list { list-style: none; margin: 0; padding: 0; }
.reviews-list button { display: flex; justify-content: flex-start; gap: 8px; align-items: baseline; width: 100%; min-height: 54px; padding: 14px 0; border: 0; border-top: 1px solid rgba(255,255,255,.18); border-radius: 0;
  background: transparent; color: rgba(255,255,255,.62); font: 400 15px/1.4 var(--sans); letter-spacing: 0; text-transform: none; text-align: left; transition: color .2s; }
.reviews-list li:last-child button { border-bottom: 1px solid rgba(255,255,255,.18); }
.reviews-list button b { color: inherit; font-weight: 600; white-space: nowrap; }
.reviews-list button span { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; min-width: 0; }
.reviews-list button span::before { content: "— "; }
.reviews-list button:hover, .reviews-list button[aria-current] { color: #fff; background: transparent; }
.reviews-list button[aria-current] { box-shadow: inset 3px 0 0 var(--accent); padding-left: 14px; }
.reviews-all { margin-top: 28px; background: var(--accent); border-color: var(--accent); color: #fff; text-transform: none; letter-spacing: .01em; font-weight: 600; min-height: 50px; }
.reviews-all:hover { background: #fff; border-color: #fff; color: var(--brand); }
@media (max-width: 1024px) {
  .reviews-grid { grid-template-columns: 1fr; padding-left: 32px; padding-right: 32px; gap: 40px; }
  /* heading on top, then the review, then the button */
  .reviews-side { display: contents; }
  .reviews-side h2 { order: -1; margin: 0 0 -12px; }
  .reviews-main .hero-tag { display: none; }
  .reviews-list { display: none; }
  .reviews-all { margin-top: 0; justify-self: start; }
}
@media (max-width: 760px) {
  .reviews-grid { padding: 56px 20px 64px; gap: 28px; }
  .rv blockquote { margin-bottom: 24px; }
  .rv-agent img { width: 52px; height: 65px; }
}

/* ---- careers strip under the hero (Jerry picked the slim strip, 2026-10-16) ---- */
.careers-band { background: var(--cream); padding: 0 48px clamp(40px, 4vw, 56px); }
.careers-strip { max-width: 1344px; margin: 0 auto; display: flex; align-items: center; gap: 22px; padding: 18px 28px; border-radius: 18px;
  background: color-mix(in srgb, var(--brand) 8%, #fff); }
.careers-icon { flex: none; display: grid; place-items: center; width: 48px; height: 48px; border-radius: 14px; background: #fff; color: var(--brand); font-size: 24px; box-shadow: 0 4px 12px rgba(60,20,70,.08); }
.careers-icon .icon { width: 1em; height: 1em; }
.careers-line { flex: 1; min-width: 0; margin: 0; font-size: 18px; line-height: 1.45; color: var(--text); text-wrap: balance; }
.careers-line b { color: var(--brand); font-weight: 700; }
.careers-link { flex: none; font-size: 16px; font-weight: 600; color: var(--brand); text-decoration: underline; text-decoration-color: var(--accent); text-decoration-thickness: 2px; text-underline-offset: 5px; white-space: nowrap; }
.careers-link:hover { color: var(--dark); }
@media (max-width: 1200px) { .careers-band { padding-left: 32px; padding-right: 32px; } }
@media (max-width: 900px) {
  /* the link drops under the line, lined up with the text */
  .careers-strip { flex-wrap: wrap; row-gap: 12px; }
  .careers-line { flex-basis: calc(100% - 70px); }
  .careers-link { margin-left: 70px; }
}
@media (max-width: 760px) {
  .careers-band { padding: 0 20px 36px; }
  .careers-strip { padding: 18px 20px; }
  .careers-strip { align-items: flex-start; }
  .careers-icon { width: 42px; height: 42px; font-size: 21px; }
  .careers-line { font-size: 16px; flex-basis: calc(100% - 64px); }
  .careers-link { white-space: normal; margin-left: 64px; }
}

/* ---- listing page, narrower screens ---- */
@media (max-width: 900px) {
  .details-grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  /* phones: the big photo only, with "See all" on it; the viewer has the rest */
  .mosaic { grid-template-columns: 1fr !important; border-radius: 16px; margin: 0 -4px; }
  .mosaic .tile:not(.big) { display: none; }
  .mosaic .tile.big { grid-row: auto; }
  .mosaic .tile.big img { aspect-ratio: 3 / 2; height: auto; min-height: 0; }
  .see-all { right: 12px; bottom: 12px; min-height: 40px; padding: 0 14px; font-size: 13px; }
  .listing-grid { margin-top: 24px; }
  .listing-head { align-items: flex-start; flex-direction: column; gap: 8px; }
  .fact-tile { padding: 14px 10px; align-items: center; text-align: center; }
  .fact-tile .icon { font-size: 19px; margin-bottom: 6px; }
  .fact-tile b { font-size: 17px; }
  .fact-tile small { font-size: 12px; }
  .viewer-img { max-width: 100%; }
  .viewer-prev, .viewer-next { display: none; }
  .viewer-stage { padding: 0 8px; }
  .viewer-thumbs img { width: 64px; }
  .rooms th, .rooms td { padding: 10px 12px; }
}