:root {
  --serif: "Bebas Neue", "Century Gothic", sans-serif;
  --sans: "Questrial", "Century Gothic", system-ui, sans-serif;
  --broker-h: 34px;
  --nav-h: 64px;
  --header-h: calc(var(--broker-h) + var(--nav-h));
  color-scheme: light;
  /* Cheney-aligned: charcoal + warm stone + soft bronze */
  --ink: #1c1916;
  --ink-soft: #5f5a52;
  --paper: #f7f5f1;
  --cream: #efece6;
  --card: #fffcf8;
  --line: #e2ddd4;
  --gold: #9a7b4f;
  --gold-deep: #7a613d;
  --gold-ink: #4a3a26;
  --hero-text: #faf8f4;
  --hero-muted: #ebe6dc;
  --header-bg: #efece6;
  --frame: #9a7b4f;
  --cta-bg: #1c1916;
  --cta-fg: #faf6f0;
  --cta-muted: #d4c4ae;
  --on-gold: #fffdf9;
  --frame-line: color-mix(in srgb, var(--gold) 36%, var(--line));
  --frame-wash: color-mix(in srgb, var(--gold) 8%, var(--card));
  --frame-shadow: 0 12px 28px color-mix(in srgb, var(--ink) 6%, transparent);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: var(--header-h);
  overflow-x: clip;
}

body {
  margin: 0;
  padding-top: var(--header-h);
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  overflow-x: clip;
  -webkit-hyphens: none;
  hyphens: none;
}

p,
.lede,
.faq details p,
.muted,
.testimonial-body,
.pillar p,
.card-body p {
  text-align: left;
  text-justify: auto;
  -webkit-hyphens: none;
  hyphens: none;
  overflow-wrap: break-word;
  word-break: normal;
}

.contact-facts {
  text-align: left;
  text-justify: auto;
  hyphens: none;
  line-height: 1.85;
}

img {
  max-width: 100%;
  display: block;
}

a {
  color: var(--gold-deep);
}

em {
  font-family: var(--sans);
  font-style: italic;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
}

.skip {
  position: absolute;
  left: -999px;
}

.skip:focus {
  left: 12px;
  top: 12px;
  z-index: 40;
  background: var(--ink);
  color: var(--paper);
  padding: 8px 12px;
}

:focus-visible {
  outline: 2px solid var(--gold-ink, #7a613d);
  outline-offset: 3px;
}

a:focus:not(:focus-visible),
button:focus:not(:focus-visible),
input:focus:not(:focus-visible),
select:focus:not(:focus-visible),
textarea:focus:not(:focus-visible) {
  outline: none;
}

.form-status[aria-live] {
  min-height: 1.4em;
}

.wrap {
  width: 100%;
  max-width: 1140px;
  margin: 0 auto;
  padding-inline: max(20px, calc(env(safe-area-inset-left, 0px) + 12px))
    max(20px, calc(env(safe-area-inset-right, 0px) + 12px));
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 50;
  width: 100%;
  background: var(--header-bg);
  border-bottom: 1px solid color-mix(in srgb, var(--gold) 22%, var(--line));
}

.broker-bar {
  background: #1c1916;
  color: #e8e4dc;
  font-size: 0.68rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  min-height: var(--broker-h);
}

.broker-bar-inner {
  display: flex;
  align-items: center;
  gap: 8px;
  min-height: var(--broker-h);
  flex-wrap: wrap;
  padding-block: 6px;
}

.broker-bar a {
  color: #e8e4dc;
  text-decoration: none;
}

.broker-bar a:hover {
  color: #fff;
}

.broker-bar-brand {
  font-weight: 600;
}

.broker-bar-sep {
  opacity: 0.45;
}

.broker-bar-place {
  opacity: 0.85;
  flex: 1 1 auto;
  min-width: 0;
}

.broker-bar-phone {
  margin-left: auto;
  white-space: nowrap;
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 10px;
  min-height: var(--nav-h);
  padding-block: 10px;
  position: relative;
}

.brand {
  display: flex;
  align-items: center;
  gap: 10px;
  text-decoration: none;
  color: var(--ink);
  min-width: 0;
  flex: 1 1 auto;
}

.brand-text {
  display: flex;
  flex-direction: column;
  gap: 2px;
  min-width: 0;
}

.brand-name {
  font-family: var(--serif);
  font-size: clamp(1.35rem, 5vw, 1.75rem);
  line-height: 1;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

.brand-broker {
  font-family: var(--sans);
  font-size: 0.52rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold-deep);
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

.brand-mark {
  width: 36px;
  height: 36px;
  flex-shrink: 0;
}

.nav {
  display: none;
}

.nav a,
.drop > button {
  background: none;
  border: 0;
  color: var(--ink);
  font: inherit;
  font-size: 0.98rem;
  font-weight: 500;
  text-decoration: none;
  cursor: pointer;
  padding: 6px 0;
}

.nav a[aria-current="page"],
.drop > button[aria-current="page"] {
  text-decoration: underline;
  text-underline-offset: 5px;
  color: var(--gold-deep);
}

.drop {
  position: relative;
}

.drop-panel {
  display: none;
  flex-direction: column;
  gap: 8px;
  padding: 10px 0 4px 12px;
}

.drop > button[aria-expanded="true"] + .drop-panel {
  display: flex;
}

.header-actions {
  display: flex;
  align-items: center;
  gap: 8px;
  flex: 0 0 auto;
}

.theme-switch,
input[data-theme-toggle] {
  display: none !important;
}

.header-contact {
  display: none;
}

.office-link,
.header-addr {
  display: none;
}

.call-link,
.office-link {
  text-decoration: none;
  color: var(--ink);
}

.call-link,
.nav-phone {
  display: inline-flex;
  align-items: center;
  gap: 6px;
}

.call-link .phone-icon,
.nav-phone .phone-icon,
.contact-link .phone-icon,
.contact-link .email-icon,
.contact-link .map-icon,
.header-addr .map-icon {
  width: 1.35em;
  height: 1.35em;
  color: var(--gold-deep);
  flex-shrink: 0;
  display: block;
}

.contact-link {
  display: inline-flex;
  align-items: center;
  gap: 6px;
}

.contact-link--addr {
  align-items: flex-start;
}

.contact-link--addr span {
  display: block;
}

.call-link {
  font-size: 0.88rem;
  font-weight: 500;
  letter-spacing: 0.02em;
}

.office-link {
  font-size: 0.72rem;
  color: var(--ink-soft);
}

.header-addr {
  display: none;
  align-items: flex-start;
  justify-content: flex-end;
  gap: 6px;
  font-size: 0.65rem;
  letter-spacing: 0.02em;
  color: var(--ink-soft);
  max-width: 16rem;
  text-decoration: none;
}

.menu-btn {
  border: 1px solid var(--gold-deep);
  background: var(--gold-deep);
  color: var(--on-gold);
  width: 40px;
  height: 40px;
  padding: 0;
  border-radius: 10px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
}

.menu-btn .menu-icon {
  width: 22px;
  height: 22px;
  display: block;
}

.menu-btn .menu-icon--close,
.menu-btn[aria-expanded="true"] .menu-icon--open {
  display: none;
}

.menu-btn[aria-expanded="true"] .menu-icon--close {
  display: block;
}

body[data-page="home"] .hero-stage {
  margin-top: calc(-1 * var(--header-h));
  min-height: calc(88svh + var(--header-h));
}

.hero-stage {
  position: relative;
  min-height: 88svh;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  color: var(--hero-text);
}

.hero-stage--buy .hero-veil {
  background:
    linear-gradient(90deg, rgba(16, 14, 12, 0.68) 0%, rgba(16, 14, 12, 0.28) 52%, rgba(16, 14, 12, 0.18) 100%),
    linear-gradient(180deg, rgba(16, 14, 12, 0.15) 0%, rgba(16, 14, 12, 0.5) 100%);
}

.hero-stage--buy .hero-copy {
  padding-block: 56px 64px;
  max-width: 40rem;
}

.hero-stage--buy h1 {
  max-width: 12ch;
}

.hero-slide {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 1.1s ease;
}

.hero-slide.on {
  opacity: 1;
}

.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  background: #1c1916;
}

.hero-poster {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: opacity 0.8s ease;
  z-index: 0;
}

.hero-video {
  z-index: 1;
}

.hero-veil {
  z-index: 2;
}

.hero-copy {
  z-index: 3;
}

.hero-veil {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(20, 16, 12, 0.18) 0%, rgba(16, 14, 12, 0.62) 100%);
}

.hero-copy {
  position: relative;
  z-index: 2;
  padding-block: 40px 48px;
}

.kicker {
  font-size: 0.82rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--gold-ink);
  margin: 0 0 12px;
}

h2.kicker {
  font-family: var(--sans);
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  line-height: 1.4;
}

.city-hero .city-crumb {
  margin: 0 0 1rem;
  font-size: 0.95rem;
}
.city-hero .city-crumb a {
  color: inherit;
  text-decoration: underline;
  text-underline-offset: 0.15em;
}

.hero-stage .kicker {
  color: #f3ebe0;
  text-shadow: 0 1px 8px rgba(0, 0, 0, 0.35);
}

h1,
h2,
.serif,
.story-title {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: 0.03em;
  text-transform: uppercase;
}

.story-title--prose,
h2.story-title--prose {
  font-family: var(--sans);
  font-weight: 500;
  letter-spacing: -0.01em;
  text-transform: none;
  font-size: clamp(1.45rem, 3.2vw, 2rem);
  line-height: 1.25;
}

h3 {
  font-family: var(--sans);
  font-weight: 400;
  letter-spacing: 0.02em;
  text-transform: none;
}

h1 {
  font-size: clamp(2.8rem, 11vw, 5.4rem);
  line-height: 0.95;
  margin: 0 0 14px;
  color: var(--ink);
}

.hero-stage h1 {
  color: var(--hero-text);
  max-width: 14ch;
}

.hero-stage .lede {
  color: var(--hero-muted);
  max-width: 34rem;
  font-size: 1.05rem;
}

.story-title {
  font-size: clamp(1.85rem, 4.5vw, 2.85rem);
  line-height: 1.02;
  margin: 0 0 16px;
}

.hero-actions {
  display: flex;
  flex-direction: row;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 22px;
}

.scroll-cue {
  display: inline-block;
  margin-top: 28px;
  color: var(--hero-text);
  text-decoration: none;
  font-size: 0.72rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.btn,
.btn.gold {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 22px;
  border-radius: 999px;
  text-decoration: none;
  font: inherit;
  font-size: 0.88rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  border: 1px solid var(--gold-deep);
  color: var(--on-gold);
  background: var(--gold-deep);
  box-shadow:
    0 1px 0 color-mix(in srgb, #fff 18%, transparent) inset,
    0 10px 22px color-mix(in srgb, var(--gold-deep) 22%, transparent);
  cursor: pointer;
}

.btn-outline,
.btn.btn-outline {
  background: transparent;
  color: var(--hero-text);
  border-color: color-mix(in srgb, #fff 70%, transparent);
  box-shadow: none;
}

.hero-stage .btn-outline:hover {
  background: color-mix(in srgb, #fff 14%, transparent);
}

.section .btn-outline,
.section .btn.btn-outline {
  color: var(--ink);
  border-color: var(--ink);
}

.btn-lg,
button.btn-lg {
  padding: 16px 28px;
  font-size: 0.95rem;
  min-width: min(100%, 220px);
}

.stats {
  display: grid;
  gap: 10px;
  margin-top: 28px;
}

.stat {
  border: 1px solid rgba(255, 255, 255, 0.22);
  padding: 12px 14px;
  backdrop-filter: blur(6px);
}

.stat strong {
  display: block;
  font-family: var(--serif);
  font-size: 1.7rem;
}

.stat span {
  font-size: 0.78rem;
  color: var(--hero-muted);
}

.stats.on-paper {
  margin-top: 16px;
}

.stats.on-paper .stat {
  border-color: var(--line);
  backdrop-filter: none;
}

.stats.on-paper .stat span {
  color: var(--ink-soft);
}

.story-lede {
  max-width: 40rem;
  color: var(--ink-soft);
}

.grid-3 {
  margin-top: 24px;
}

.section .btn:not(.gold),
.section .btn.gold {
  margin-top: 18px;
}

.bio-panel {
  border: 1px solid var(--frame-line);
  background: linear-gradient(165deg, var(--frame-wash), var(--card) 42%);
  box-shadow: var(--frame-shadow);
  padding: 20px 18px 18px;
}

.bio-panel > p:first-child,
.bio-panel > .contact-list:first-child {
  margin-top: 0;
}

.bio-panel > .contact-list:first-child {
  padding-top: 0;
  border-top: 0;
}

.contact-list {
  margin: 1.25rem 0 0;
  padding: 16px 0 4px;
  border-top: 1px solid var(--frame-line);
  display: grid;
  gap: 14px;
}

.contact-list > div {
  display: grid;
  gap: 2px;
}

.contact-list dt {
  font-size: 0.82rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold-ink);
  font-weight: 600;
}

.contact-list dd {
  margin: 0;
  color: var(--ink);
  line-height: 1.5;
  font-size: 1.05rem;
  hyphens: none;
  text-align: left;
}

.contact-list a {
  text-decoration: none;
}

.contact-list a:hover {
  text-decoration: underline;
  text-underline-offset: 3px;
}

@media (min-width: 640px) {
  .contact-list {
    grid-template-columns: 1fr 1fr;
    gap: 16px 24px;
  }

  .contact-list > div.span-row {
    grid-column: 1 / -1;
  }
}

.bio-actions {
  display: flex;
  flex-direction: column;
  gap: 10px;
  margin-top: 8px;
}

.bio-actions .btn,
.bio-actions .btn.gold,
.section .bio-actions .btn,
.section .bio-actions .btn.gold {
  margin-top: 0;
  width: 100%;
}

@media (min-width: 640px) {
  .bio-panel {
    padding: 24px 26px 22px;
  }

  .bio-actions {
    flex-direction: row;
    flex-wrap: wrap;
  }

  .bio-actions .btn,
  .bio-actions .btn.gold,
  .section .bio-actions .btn,
  .section .bio-actions .btn.gold {
    width: auto;
  }
}

.cta-band {
  padding: 48px 0 56px;
  background: var(--cta-bg);
  color: var(--cta-fg);
}

.cta-band .kicker,
.cta-band .story-title,
.cta-band .lede,
.cta-band .story-lede,
.cta-band .muted {
  text-align: left;
  text-justify: auto;
}

.cta-band .kicker {
  color: #e4c37a;
}

.cta-band .story-title {
  color: var(--cta-fg);
}

.cta-band .lede,
.cta-band .story-lede,
.cta-band .muted {
  color: var(--cta-muted);
}

.cta-band .muted {
  margin-top: 22px;
}

.cta-band .cta-meta {
  margin-top: 22px;
  color: var(--cta-muted);
  text-align: left;
  hyphens: none;
  line-height: 1.7;
}

.cta-band .cta-meta a {
  color: #e4c37a;
  text-decoration: none;
}

.cta-band .cta-meta a:hover {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.cta-band .btn:not(.gold),
.cta-band .btn.gold {
  margin-top: 0;
  width: auto;
  color: var(--on-gold);
  background: var(--gold-deep);
  border-color: var(--gold-deep);
}

.cta-band .cta-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 24px;
}

.cta-band .contact-list--on-dark {
  border-top-color: color-mix(in srgb, #e4c37a 40%, transparent);
  max-width: 28rem;
}

.cta-band .contact-list--on-dark dt {
  color: #e4c37a;
}

.cta-band .contact-list--on-dark dd,
.cta-band .contact-list--on-dark a {
  color: #faf6f0;
}

@media (min-width: 640px) {
  .cta-band {
    padding: 64px 0 72px;
  }
}

.section {
  padding: 36px 0;
}

.section.alt {
  background: var(--cream);
}

.page-hero {
  padding: 36px 0 20px;
}

.page-hero h1 {
  color: var(--ink);
  font-size: clamp(2rem, 7vw, 3.4rem);
}

.split,
.about-grid {
  display: grid;
  gap: 28px;
}

.grid-3 {
  display: grid;
  gap: 18px;
}

.card {
  background: linear-gradient(180deg, var(--frame-wash), var(--card) 36%);
  border: 1px solid var(--frame-line);
  border-radius: 4px;
  padding: 16px;
  box-shadow: var(--frame-shadow);
}

.listing-card {
  padding: 0;
  overflow: hidden;
}

.listing-card .card-body {
  padding: 12px 18px 18px;
}

.listing-card .card-body > :first-child {
  margin-top: 0;
}

.listing-card .card-body > :last-child {
  margin-bottom: 0;
}

.listing-card .media {
  display: block;
  position: relative;
  margin-bottom: 0;
  aspect-ratio: 3 / 2;
  height: auto;
  background: var(--frame-wash, #e8e6e1);
}

.listing-card .media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.listing-card--community .listing-card-hit {
  display: block;
  color: inherit;
  text-decoration: none;
}

.listing-card--community .listing-card-hit:hover .media img,
.listing-card--community .listing-card-hit:focus-visible .media img {
  filter: saturate(1) contrast(1.05);
}

.listing-card--community .listing-card-hit:hover h3,
.listing-card--community .listing-card-hit:focus-visible h3,
.listing-card--community .listing-card-hit:hover .listing-card-title,
.listing-card--community .listing-card-hit:focus-visible .listing-card-title {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.listing-card--community .listing-card-hit:focus-visible {
  outline: 2px solid var(--gold-ink, #7a613d);
  outline-offset: 3px;
}

.listing-card--community h3,
.listing-card--community .listing-card-title {
  margin: 0 0 6px;
  font-family: var(--sans);
  font-size: 1.25rem;
  font-weight: 400;
  letter-spacing: 0.02em;
  text-transform: none;
}

.listing-card .price {
  font-family: var(--serif);
  font-size: 1.55rem;
  margin: 0 0 4px;
}

.listing-card .meta {
  margin: 0 0 8px;
  color: var(--ink-soft);
  font-size: 1rem;
}

.listing-card .pay {
  margin: 4px 0 8px;
  color: var(--gold-ink);
  font-size: 0.95rem;
}

.listing-card .pay span {
  display: block;
  color: var(--ink-soft);
  font-size: 0.8rem;
}

.listing-card .facts {
  display: flex;
  gap: 12px;
  margin: 0;
  font-size: 0.98rem;
  color: var(--ink-soft);
}

.sold-split {
  display: grid;
  gap: 40px;
}

.sold-split h2 {
  margin: 0 0 16px;
  font-family: var(--sans);
  font-size: 1.35rem;
  font-weight: 600;
  letter-spacing: -0.01em;
  text-transform: none;
}

.media {
  position: relative;
  overflow: hidden;
  margin: 0 0 12px;
  border-bottom: 1px solid var(--frame-line);
}

.badge {
  position: absolute;
  top: 10px;
  left: 10px;
  z-index: 1;
  background: rgba(15, 23, 42, 0.82);
  color: #fff;
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 5px 8px;
  border-radius: 999px;
}

.media img {
  width: 100%;
  height: 210px;
  object-fit: cover;
  filter: saturate(0.92) contrast(1.04);
}

button.media {
  display: block;
  width: 100%;
  padding: 0;
  border: 0;
  border-bottom: 1px solid var(--frame-line);
  background: none;
  cursor: zoom-in;
  font: inherit;
  text-align: left;
}

.media--gallery::after {
  content: "Photos";
  position: absolute;
  right: 10px;
  bottom: 10px;
  z-index: 1;
  background: color-mix(in srgb, var(--gold-deep) 88%, #000);
  color: var(--on-gold);
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 5px 8px;
  border-radius: 999px;
}

body.nav-lock {
  overflow: hidden;
}

.lightbox {
  position: fixed;
  inset: 0;
  z-index: 90;
  display: grid;
  place-items: center;
  padding: 1rem;
  background: rgba(10, 8, 6, 0.92);
  cursor: zoom-out;
}

.lightbox[hidden] {
  display: none;
}

.lightbox-stage {
  display: flex;
  justify-content: center;
  align-items: center;
  max-width: min(96vw, 92rem);
  max-height: 92vh;
  cursor: default;
}

.lightbox-stage img {
  max-width: min(92vw, 88rem);
  max-height: calc(92vh - 3.2rem);
  width: auto;
  height: auto;
  object-fit: contain;
  filter: none;
}

.lightbox-close,
.lightbox-nav {
  position: absolute;
  top: 0.85rem;
  min-width: 44px;
  min-height: 44px;
  border: 0;
  border-radius: 999px;
  background: color-mix(in srgb, #fff 88%, transparent);
  color: var(--ink);
  font: inherit;
  font-weight: 600;
  cursor: pointer;
}

.lightbox-close {
  right: 0.85rem;
}

.lightbox-nav {
  top: 50%;
  transform: translateY(-50%);
}

.lightbox-nav.prev {
  left: 0.7rem;
}

.lightbox-nav.next {
  right: 0.7rem;
}

.lightbox-caption {
  position: absolute;
  bottom: 1rem;
  left: 50%;
  transform: translateX(-50%);
  margin: 0;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: #f8fafc;
  text-align: center;
}

.portrait {
  margin: 0;
  padding: 6px;
  border: 1px solid var(--frame-line);
  background: var(--card);
  max-width: 220px;
  width: 100%;
}

.portrait img {
  width: 100%;
  height: auto;
  max-height: 280px;
  display: block;
  object-fit: cover;
  object-position: top center;
  filter: none;
}

.portrait--home {
  max-width: 168px;
  margin: 0 auto;
  padding: 5px;
  box-sizing: border-box;
}

.portrait--home img {
  max-height: 220px;
}

.portrait--about {
  max-width: 200px;
}

.story-about {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 24px;
  text-align: left;
}

.story-about .bio-panel {
  flex: 1;
  min-width: 0;
  height: 100%;
}

.pillars {
  display: grid;
  gap: 22px;
  margin-top: 8px;
}

.pillar-num {
  margin: 0 0 6px;
  font-size: 0.72rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.pillar h3 {
  margin: 0 0 8px;
  font-size: 1.35rem;
}

.pillar p {
  margin: 0;
  color: var(--ink-soft);
  font-size: 1.02rem;
  -webkit-hyphens: none;
  hyphens: none;
}

.hero-sell-link {
  margin: 22px 0 0;
}

.hero-sell-link a {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  color: #fff;
  font-size: 1.05rem;
  font-weight: 600;
  text-decoration: none;
  padding: 10px 0;
  border-bottom: 2px solid color-mix(in srgb, var(--gold) 70%, #fff);
}

.hero-sell-link a:hover {
  color: #fff;
  border-bottom-color: #fff;
}

.faq--home {
  max-width: 720px;
}

.market-links {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(160px, 1fr));
  gap: 10px;
  margin: 8px 0 18px;
}

.market-link {
  display: flex;
  flex-direction: column;
  gap: 4px;
  padding: 14px 16px;
  text-decoration: none;
  color: var(--ink);
  background: var(--card);
  border: 1px solid var(--line);
}

.market-link strong {
  font-family: var(--serif);
  font-size: 1.2rem;
  font-weight: 500;
}

.market-link span {
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.market-link:hover {
  border-color: var(--gold);
}

.contact-layout {
  display: grid;
  gap: 28px;
  align-items: start;
  margin-top: 0;
}

body[data-page="contact"] .page-hero {
  padding-bottom: 8px;
}

body[data-page="contact"] .page-hero + .section {
  padding-top: 12px;
}

.contact-direct h2,
.contact-layout .card h2 {
  margin: 0 0 14px;
  font-size: 1.5rem;
}

.contact-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 0 0 22px;
}

.contact-actions .btn {
  flex: 1 1 auto;
  min-width: 140px;
}

.contact-phone-block {
  margin: 0 0 22px;
  padding: 18px 18px 16px;
  border: 1px solid var(--frame-line);
  background: var(--frame-wash);
}

.contact-phone-block .label {
  margin: 0 0 6px;
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-ink);
}

.contact-phone-block a.phone-xl {
  display: inline-block;
  font-family: var(--serif);
  font-size: clamp(1.8rem, 5vw, 2.4rem);
  letter-spacing: 0.04em;
  text-decoration: none;
  color: var(--ink);
  line-height: 1.1;
}

.contact-phone-block a.phone-xl:hover {
  color: var(--gold-deep);
}

.form-note {
  margin: 0 0 14px;
  font-size: 0.95rem;
  color: var(--ink-soft);
  text-align: left;
}

.contact-layout .card label {
  font-size: 0.95rem;
  font-weight: 600;
  color: var(--ink);
}

.contact-layout .card input,
.contact-layout .card textarea {
  font-size: 1.05rem;
}

.reach-dock {
  position: fixed;
  right: max(14px, env(safe-area-inset-right));
  bottom: max(14px, env(safe-area-inset-bottom));
  z-index: 60;
  display: flex;
  flex-direction: column;
  gap: 8px;
}

.reach-btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 10px 14px;
  border-radius: 999px;
  text-decoration: none;
  font-size: 0.85rem;
  font-weight: 500;
  color: #fff;
  border: 0;
}

.reach-btn svg {
  width: 1.15em;
  height: 1.15em;
  display: block;
  flex-shrink: 0;
}

.reach-btn--wa {
  background: #25d366;
}

.reach-btn--call {
  background: var(--gold-deep);
}

.reach-btn span {
  line-height: 1;
}

@media (max-width: 480px) {
  .reach-btn span {
    display: none;
  }

  .reach-btn {
    padding: 12px;
    border-radius: 50%;
  }

  .broker-bar-place {
    display: none;
  }
}

.kicker-card {
  font-size: 0.68rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-deep);
  margin: 0 0 4px;
}

.card h3 {
  margin: 0 0 8px;
  font-size: 1.35rem;
}

.muted {
  color: var(--ink-soft);
  font-size: 0.95rem;
}

.quote {
  margin: 0;
  font-family: var(--sans);
  font-style: italic;
  font-size: 1.15rem;
  line-height: 1.45;
  text-transform: none;
  letter-spacing: normal;
}

blockquote.quote footer {
  margin-top: 10px;
  font-family: var(--sans);
  font-style: normal;
  font-size: 0.8rem;
  color: var(--ink-soft);
}

.data-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.92rem;
}

.data-table th,
.data-table td {
  border-bottom: 1px solid var(--line);
  padding: 10px 8px;
  text-align: left;
}

.data-table th {
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.filters {
  display: grid;
  gap: 0;
  margin: 20px 0 12px;
  border: 1px solid var(--line);
  background: var(--card);
  border-radius: 2px;
}

.field {
  display: flex;
  flex-direction: column;
  gap: 6px;
  padding: 12px 16px;
  min-width: 0;
}

.field span {
  font-size: 0.68rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.field select {
  appearance: none;
  -webkit-appearance: none;
  width: 100%;
  border: 0;
  background: transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='none' stroke='%236b6258' stroke-width='1.2' d='M1 1.5 6 6.5 11 1.5'/%3E%3C/svg%3E") no-repeat right center;
  padding: 2px 22px 0 0;
  color: var(--ink);
  font-family: var(--serif);
  font-size: 1.12rem;
  cursor: pointer;
}

.field select:focus {
  outline: none;
}

.faq summary {
  cursor: pointer;
  color: var(--ink);
  font-weight: 500;
  list-style: none;
  padding: 2px 0;
}

.faq summary::-webkit-details-marker {
  display: none;
}

.faq summary::after {
  content: "";
  float: right;
  width: 0.45rem;
  height: 0.45rem;
  margin-top: 0.45rem;
  border-right: 1.5px solid var(--gold-deep);
  border-bottom: 1.5px solid var(--gold-deep);
  transform: rotate(-45deg);
}

.faq details[open] summary::after {
  transform: rotate(45deg);
  margin-top: 0.2rem;
}

.faq details p {
  margin: 12px 0 0;
  padding-top: 12px;
  border-top: 1px solid color-mix(in srgb, var(--gold) 22%, var(--line));
  color: var(--ink-soft);
}

.faq details {
  border: 1px solid var(--frame-line);
  background: linear-gradient(180deg, var(--frame-wash), var(--card) 50%);
  padding: 14px 16px;
  margin: 0;
}

.faq details + details {
  margin-top: 10px;
  border-top: 1px solid var(--frame-line);
}

.faq details[open] {
  box-shadow: var(--frame-shadow);
}

input,
textarea {
  width: 100%;
  padding: 11px 12px;
  border: 1px solid var(--line);
  background: var(--card);
  color: var(--ink);
  font: inherit;
}

input::placeholder,
textarea::placeholder {
  color: var(--ink-soft);
}

.step {
  display: none;
}

.step.on {
  display: block;
}

#kind-words {
  position: relative;
  isolation: isolate;
}

#kind-words::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  pointer-events: none;
  background:
    radial-gradient(ellipse 70% 55% at 50% 0%, color-mix(in srgb, var(--gold) 14%, transparent), transparent 62%),
    radial-gradient(ellipse 40% 40% at 100% 80%, color-mix(in srgb, var(--gold) 8%, transparent), transparent 55%);
}

.testimonial-grid {
  display: grid;
  gap: 20px;
  margin-top: 32px;
}

.testimonial-card {
  margin: 0;
  position: relative;
  border: 1px solid var(--frame-line);
  background: linear-gradient(165deg, var(--frame-wash) 0%, var(--card) 42%);
  box-shadow: var(--frame-shadow);
  display: flex;
  flex-direction: column;
  min-height: 100%;
}

.testimonial-card-inner {
  padding: 20px 16px 18px;
  display: flex;
  flex-direction: column;
  flex: 1;
  min-height: 100%;
}

.testimonial-mark {
  margin: 0 0 4px;
  font-family: var(--sans);
  font-size: 2.6rem;
  line-height: 0.55;
  color: color-mix(in srgb, var(--gold) 72%, var(--ink-soft));
  font-style: normal;
  opacity: 0.55;
}

.testimonial-body {
  margin: 0;
  font-family: var(--sans);
  font-style: normal;
  font-size: 1.08rem;
  line-height: 1.65;
  letter-spacing: normal;
  text-transform: none;
  color: var(--ink);
  text-align: left;
  text-wrap: pretty;
  -webkit-hyphens: none;
  hyphens: none;
}

.testimonial-highlight {
  display: inline-block;
  margin: 0 0 10px;
  padding: 4px 10px;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--on-gold);
  background: var(--gold-deep);
}

.testimonial-card .testimonial-body + .testimonial-body {
  margin-top: 1em;
}

.testimonial-card .testimonial-body:last-of-type {
  flex: 1;
}

.testimonial-card footer {
  margin-top: 26px;
  padding-top: 16px;
  border-top: 1px solid color-mix(in srgb, var(--gold) 32%, var(--line));
  font-family: var(--sans);
  font-style: normal;
  font-size: 0.88rem;
  letter-spacing: 0.01em;
  text-transform: none;
  color: var(--ink-soft);
  display: flex;
  flex-direction: column;
  gap: 4px;
}

.testimonial-card cite {
  font-style: normal;
  font-weight: 500;
  letter-spacing: 0.01em;
  color: var(--ink);
}

@media (min-width: 800px) {
  .testimonial-grid {
    grid-template-columns: 1fr 1fr;
    gap: 24px;
  }

  .testimonial-card-inner {
    padding: 26px 24px 22px;
  }

  .testimonial-mark {
    font-size: 3.4rem;
  }

  .testimonial-card--featured {
    grid-column: 1 / -1;
  }

  .testimonial-card--featured .testimonial-card-inner {
    padding: 28px 32px 24px;
    max-width: 52rem;
  }
}

@media (min-width: 1100px) {
  .testimonial-body {
    font-size: 1.12rem;
  }
}

.broker-wordmark {
  display: inline-block;
  margin-bottom: 10px;
  font-size: 0.68rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--gold-deep);
  font-weight: 600;
}

footer.site-footer {
  display: block;
  width: 100%;
  margin-top: 0;
  border-top: 1px solid color-mix(in srgb, var(--gold) 28%, var(--line));
  background: var(--cream);
  padding: 36px 0 40px;
  font-family: var(--sans);
  font-style: normal;
  font-size: 0.98rem;
  color: var(--ink);
}

.site-footer .footer-grid {
  display: grid;
  gap: 28px;
  grid-template-columns: 1fr;
}

.footer-name {
  margin: 0 0 4px;
  font-family: var(--serif);
  font-size: 1.35rem;
  line-height: 1.15;
}

.footer-label {
  margin: 0 0 10px;
  font-size: 0.68rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-deep);
  font-weight: 500;
}

.contact-list--footer {
  margin-top: 12px;
  padding-top: 14px;
  grid-template-columns: 1fr;
}

@media (min-width: 640px) {
  .contact-list--footer {
    grid-template-columns: 1fr;
  }
}

.contact-list--footer a {
  color: var(--ink);
}

.footer-license {
  margin: 14px 0 0;
  font-size: 0.78rem;
  color: var(--ink-soft);
}

.footer-brand .social {
  margin-top: 16px;
}

.prose {
  max-width: 40rem;
}

.prose p {
  margin: 0 0 1em;
}

.pull-quote {
  margin: 1.1rem 0;
  padding: 0 0 0 0.95rem;
  border-left: 2px solid var(--frame-line);
  font-family: var(--sans);
  font-style: italic;
  font-size: 1.08rem;
  font-weight: 400;
  letter-spacing: normal;
  text-transform: none;
  line-height: 1.5;
  color: var(--ink);
  text-align: left;
  hyphens: none;
}

.quiet-list {
  margin: 0.6rem 0 0;
  padding-left: 1.15rem;
  color: var(--ink);
}

.quiet-list li + li {
  margin-top: 0.25rem;
}

.link-rows {
  list-style: none;
  margin: 0.85rem 0 0;
  padding: 0;
}

.link-rows li + li {
  margin-top: 0.45rem;
}

.link-rows a {
  text-decoration: none;
  border-bottom: 1px solid color-mix(in srgb, var(--gold) 35%, var(--line));
  padding-bottom: 1px;
}

.link-rows a:hover {
  border-bottom-color: var(--gold-deep);
}

.legal {
  margin-top: 22px;
  font-size: 0.76rem;
  color: var(--ink-soft);
}

.social {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 10px;
  margin-top: 16px;
}

.social-icon {
  display: grid;
  place-items: center;
  width: 44px;
  height: 44px;
  border-radius: 50%;
  border: 1px solid var(--line);
  color: var(--ink);
  background: var(--card);
  text-decoration: none;
}

.social-icon svg {
  width: 22px;
  height: 22px;
}

.social-icon:hover {
  border-color: var(--gold);
  color: var(--gold-deep);
}

.social-icon--whatsapp {
  background: #25d366;
  border-color: #25d366;
  color: #fff;
}

.social-icon--whatsapp:hover {
  background: #1ebe57;
  border-color: #1ebe57;
  color: #fff;
}

.cta-band .social-icon {
  background: transparent;
  border-color: color-mix(in srgb, var(--cta-fg) 40%, transparent);
  color: var(--cta-fg);
}

.cta-band .social-icon--whatsapp {
  background: #25d366;
  border-color: #25d366;
  color: #fff;
}

.nav.open {
  display: flex;
  flex-direction: column;
  position: absolute;
  left: 0;
  right: 0;
  top: 100%;
  background: var(--header-bg);
  padding: 12px 20px 20px;
  border-bottom: 1px solid var(--frame-line);
  gap: 4px;
  z-index: 40;
}

.nav-phone {
  margin-top: 8px;
  padding-top: 12px;
  border-top: 1px solid var(--frame-line);
  font-size: 0.9rem;
  font-weight: 400;
  letter-spacing: normal;
}

@media (min-width: 640px) {
  .hero-actions {
    flex-direction: row;
    flex-wrap: wrap;
  }

  .hero-actions .btn {
    width: auto;
  }

  .stats {
    grid-template-columns: repeat(3, 1fr);
  }

  .filters {
    grid-template-columns: 1fr 1fr;
  }

  .about-grid,
  .split {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 28px;
    align-items: start;
  }

  .story-about {
    display: grid;
    grid-template-columns: 200px 1fr;
    gap: 28px;
    align-items: stretch;
  }

  .story-about .portrait--home {
    margin: 0;
    max-width: none;
    width: 100%;
    height: 100%;
    align-self: stretch;
    display: flex;
    padding: 6px;
  }

  .story-about .portrait--home img {
    width: 100%;
    height: 100%;
    max-height: none;
    flex: 1;
    object-fit: cover;
    object-position: center top;
  }

  .portrait--about {
    max-width: 200px;
  }

  .story-about:has(.portrait--about) {
    grid-template-columns: 200px 1fr;
  }

  .story-about:has(.portrait--about) .portrait--about {
    height: 100%;
    max-width: none;
    width: 100%;
    display: flex;
  }

  .story-about:has(.portrait--about) .portrait--about img {
    width: 100%;
    height: 100%;
    max-height: none;
    flex: 1;
    object-fit: cover;
    object-position: center top;
  }

  .pillars {
    grid-template-columns: repeat(3, 1fr);
    gap: 28px;
  }

  .contact-layout {
    grid-template-columns: 1fr 1fr;
    gap: 36px;
  }
}

@media (min-width: 960px) {
  :root {
    --broker-h: 36px;
    --nav-h: 76px;
  }

  .wrap {
    padding-inline: 24px;
  }

  .header-inner {
    min-height: 76px;
    padding-block: 14px;
    gap: 16px;
  }

  .brand {
    flex: 0 0 auto;
    gap: 12px;
  }

  .brand-mark {
    width: 40px;
    height: 40px;
  }

  .brand-name {
    font-size: 1.42rem;
    overflow: visible;
  }

  .brand-broker {
    font-size: 0.58rem;
    letter-spacing: 0.2em;
    overflow: visible;
  }

  .menu-btn,
  .nav-phone {
    display: none;
  }

  .header-contact {
    display: flex;
    flex-direction: column;
    align-items: flex-end;
    gap: 2px;
    text-align: right;
    line-height: 1.35;
  }

  .call-link {
    display: inline-flex;
  }

  .nav {
    display: flex;
    align-items: center;
    gap: 18px;
    flex: 1;
    justify-content: center;
  }

  .nav.open {
    position: static;
    flex-direction: row;
    border: 0;
    padding: 0;
    background: transparent;
  }

  .drop-panel {
    position: absolute;
    top: 100%;
    left: 0;
    min-width: 180px;
    background: var(--card);
    border: 1px solid var(--line);
    padding: 12px 14px;
    z-index: 20;
  }

  .drop:hover .drop-panel,
  .drop:focus-within .drop-panel {
    display: flex;
  }

  .grid-3 {
    grid-template-columns: repeat(3, 1fr);
  }

  .site-footer .footer-grid {
    grid-template-columns: 1.5fr 1fr 1.15fr;
    gap: 36px;
    align-items: start;
  }

  .section {
    padding: 72px 0;
  }
}

@media (prefers-reduced-motion: reduce) {
  .hero-slide {
    transition: none;
  }
}

.search-bar {
  display: grid;
  gap: 0;
  margin-top: 28px;
  padding: 6px;
  background: rgba(16, 13, 10, 0.58);
  border: 1px solid rgba(250, 246, 240, 0.22);
  backdrop-filter: blur(18px);
  color: #faf6f0;
}

.search-bar .field {
  padding: 10px 18px;
}

.search-bar .field + .field {
  border-top: 1px solid rgba(250, 246, 240, 0.12);
}

.search-bar .field span {
  color: rgba(228, 195, 122, 0.95);
}

.search-bar .field select {
  color: #faf6f0;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='none' stroke='%23e4c37a' stroke-width='1.2' d='M1 1.5 6 6.5 11 1.5'/%3E%3C/svg%3E");
}

.search-bar .field select option {
  color: #120e0b;
  background: #faf6f0;
}

.search-bar .btn.gold {
  margin: 8px;
  align-self: stretch;
}

.collections {
  display: grid;
  gap: 16px;
  margin-top: 24px;
}

.collection {
  position: relative;
  display: block;
  overflow: hidden;
  border-radius: 4px;
  min-height: 180px;
  color: #fff;
  text-decoration: none;
  border: 1px solid var(--frame-line);
  box-shadow: var(--frame-shadow);
}

.collection img {
  width: 100%;
  height: 180px;
  object-fit: cover;
}

.collection span {
  position: absolute;
  left: 16px;
  bottom: 14px;
  font-family: var(--serif);
  font-size: 1.6rem;
}

.result-row {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 10px;
}

@media (min-width: 800px) {
  .search-bar {
    grid-template-columns: 1fr 1fr 1fr auto;
    align-items: stretch;
  }

  .search-bar .field + .field {
    border-top: 0;
    border-left: 1px solid rgba(250, 246, 240, 0.12);
  }

  .search-bar .btn.gold {
    margin: 6px 6px 6px 10px;
    align-self: center;
  }

  .collections {
    grid-template-columns: repeat(3, 1fr);
  }

  .filters {
    grid-template-columns: repeat(5, 1fr);
  }

  .filters .field + .field {
    border-left: 1px solid var(--line);
  }
}

/* City community guides */
.city-cards {
  display: grid;
  gap: 0.85rem;
  margin-top: 1.25rem;
  grid-template-columns: 1fr 1fr;
}
@media (min-width: 800px) {
  .city-cards {
    grid-template-columns: repeat(4, 1fr);
    gap: 1rem;
  }
}
.city-card {
  border: 1px solid var(--line);
  background: rgba(255, 255, 255, 0.55);
  padding: 1.1rem 1rem 1rem;
  min-height: 6.5rem;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  gap: 0.35rem;
}
.city-card-value {
  margin: 0;
  font-family: "Bebas Neue", sans-serif;
  font-size: clamp(1.45rem, 2.4vw, 1.9rem);
  font-weight: 400;
  letter-spacing: 0.02em;
  line-height: 1.05;
  color: var(--ink, #1c1916);
}
.city-card-label {
  margin: 0;
  font-size: 0.78rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--gold-ink, #7a613d);
}
.city-grid {
  display: grid;
  gap: 2rem;
}
@media (min-width: 860px) {
  .city-grid {
    grid-template-columns: 1.2fr 1fr;
    align-items: start;
  }
}
.city-list {
  margin: 0;
  padding-left: 1.15rem;
  display: grid;
  gap: 0.75rem;
}
.city-list li {
  line-height: 1.55;
}
.city-steps {
  list-style: none;
  margin: 1.5rem 0 0;
  padding: 0;
  display: grid;
  gap: 1rem;
}
.city-steps li {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 1rem;
  align-items: start;
  border-top: 1px solid var(--line);
  padding-top: 1rem;
}
.city-step {
  font-family: "Bebas Neue", sans-serif;
  font-size: 1.35rem;
  color: var(--gold-ink, #7a613d);
}
.city-steps p {
  margin: 0;
  line-height: 1.55;
}
.testimonial-mark {
  display: none;
}