/* April Johnson, REALTOR® — black, ivory and gold luxury theme */
@font-face{font-family:'The Seasons';src:url('/assets/fonts/the-seasons-light.woff2') format('woff2');font-weight:300;font-style:normal;font-display:swap}
@font-face{font-family:'The Seasons';src:url('/assets/fonts/the-seasons-regular.woff2') format('woff2');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:'Gilroy';src:url('/assets/fonts/gilroy-light.woff2') format('woff2');font-weight:300 500;font-style:normal;font-display:swap}
:root{
--black:#0b0b0b;--black-2:#141312;--ivory:#faf8f4;--sand:#f1ece3;--white:#fff;
--gold:#c19a5b;--gold-d:#9c773c;--gold-l:#e6cf9a;
--gold-grad:linear-gradient(115deg,#8f6a2f 0%,#d9b673 28%,#f3e2b3 46%,#c49a52 64%,#8f6a2f 100%);
--text:#151515;--muted:#5f5a54;--muted-d:#a8a199;--line:#e7e0d4;--line-d:rgba(255,255,255,.12);
--head:'The Seasons','Italiana','Cormorant Garamond',Georgia,serif;--sans:'Gilroy','Poppins',system-ui,-apple-system,'Segoe UI',Arial,sans-serif;
--wrap:1280px;--pad:40px;--ease:cubic-bezier(.2,.7,.2,1)
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:110px;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--white);color:var(--text);font:300 16px/1.8 var(--sans);-webkit-font-smoothing:antialiased;overflow-x:hidden;font-synthesis:none}
a{color:inherit;text-underline-offset:4px}
img{max-width:100%;height:auto;display:block}
figure{margin:0}
button,input,select,textarea{font:inherit;color:inherit}
button{cursor:pointer}
strong,b{font-weight:500}
:focus-visible{outline:1px solid var(--gold);outline-offset:4px}
h1,h2,h3{font-family:var(--head);font-weight:300;line-height:1.1;letter-spacing:.01em;margin:0 0 22px;text-transform:uppercase}
h1{font-size:clamp(52px,8.4vw,128px);line-height:.95}
h2{font-size:clamp(32px,3.6vw,52px)}
h3{font-size:clamp(20px,1.6vw,24px);line-height:1.25}
h1 em,h2 em{font-style:normal}
h2 em,.gold-text{background:var(--gold-grad);-webkit-background-clip:text;background-clip:text;color:transparent}
p{margin:0 0 20px}
ul,ol{margin:0;padding:0;list-style:none}
.wrap,.container{width:min(var(--wrap),calc(100% - var(--pad)*2));margin-inline:auto}
.skip{position:fixed;top:-100px;left:12px;z-index:90;padding:12px 16px;background:#fff;color:#000}
.skip:focus{top:12px}
.icon{width:18px;height:18px;flex:none}
.muted{color:var(--muted)}
.center{justify-content:center;text-align:center}

/* labels, headings, buttons */
.kicker,.eyebrow{display:inline-block;font:400 12px/1.6 var(--sans);letter-spacing:.42em;text-transform:uppercase;color:var(--gold-d);margin-bottom:16px}
.kicker.light,.dark .kicker,.mil .kicker,.page-hero .kicker,.work .kicker,.meet .kicker{color:var(--gold-l)}
.sec-head{text-align:center;margin:0 auto 56px;max-width:900px}
.sec-head h2{margin-bottom:24px}
.sec-head .rule{display:block;width:90px;height:1px;margin:0 auto;background:var(--gold-grad)}
.sec-head.left{text-align:left;margin-left:0}.sec-head.left .rule{margin-left:0}
.sec-head.light h2{color:#fff;letter-spacing:.18em}
.lead-c{max-width:760px;margin:-20px auto 0;text-align:center;color:var(--muted);font-size:17px}
.lead-c.small{font-size:14px;margin-top:40px}
.btn,.button{position:relative;display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:54px;padding:14px 34px;border:1px solid transparent;font:400 12px/1.2 var(--sans);letter-spacing:.24em;text-transform:uppercase;text-decoration:none;cursor:pointer;overflow:hidden;isolation:isolate;transition:color .35s,border-color .35s,box-shadow .35s}
.btn:before,.button:before{content:'';position:absolute;inset:0;z-index:-1;transform:scaleX(0);transform-origin:right;transition:transform .5s var(--ease)}
.btn:hover:before,.button:hover:before{transform:scaleX(1);transform-origin:left}
.btn.gold,.button{background:var(--gold-grad);background-size:200% 100%;color:#1a1408;transition:background-position .6s,box-shadow .35s}
.btn.gold:before,.button:before{display:none}
.btn.gold:hover,.button:hover{background-position:100% 0;box-shadow:0 12px 34px rgba(193,154,91,.35)}
.btn.dark{background:var(--black);color:#fff}
.btn.dark:before{background:var(--gold-grad)}
.btn.dark:hover{color:#1a1408}
.btn.line,.button.secondary{background:transparent;border-color:var(--gold);color:var(--text)}
.btn.line:before,.button.secondary:before{display:block;background:var(--gold)}
.btn.line:hover,.button.secondary:hover{color:#1a1408;box-shadow:none}
.btn.line.light,.dark .btn.line,.site-header .btn.line,.page-hero .btn.line,.page-hero .button.secondary{color:#fff}
.btn.block,.button.block{width:100%}
.button.small{min-height:44px;padding:10px 20px}
.btn .icon{width:16px;height:16px}
.actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.actions.center{margin-top:56px}
.text-link,.line-link{color:var(--gold-d);text-decoration:none;font-weight:400;letter-spacing:.12em;text-transform:uppercase;font-size:13px}

/* top bar + header */
.topbar{position:absolute;top:0;left:0;right:0;z-index:41;font-size:13px;color:rgba(255,255,255,.85);border-bottom:1px solid var(--line-d)}
.topbar-row{display:flex;justify-content:space-between;align-items:center;height:42px}
.topbar span,.topbar a{display:inline-flex;align-items:center;gap:8px;text-decoration:none}
.topbar .icon{width:14px;height:14px;color:var(--gold)}
.topbar a:hover{color:var(--gold-l)}
.site-header{position:fixed;top:42px;left:0;right:0;z-index:40;color:#fff;transition:top .4s var(--ease),background .4s,box-shadow .4s}
.site-header.scrolled{top:0;background:rgba(11,11,11,.94);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);box-shadow:0 1px 0 var(--line-d)}
.nav-row{display:flex;align-items:center;gap:36px;height:96px;transition:height .4s var(--ease)}
.site-header.scrolled .nav-row{height:76px}
.brand{margin-right:auto;display:block;line-height:0}
.brand img{width:auto;height:58px;transition:height .4s var(--ease)}
.site-header.scrolled .brand img{height:46px}
.nav{display:flex;align-items:center;gap:30px}
.nl{display:inline-flex;align-items:center;gap:4px;font:400 12.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;text-decoration:none;padding:12px 0;position:relative}
.nl .icon{width:13px;height:13px}
.nl:after{content:'';position:absolute;left:0;right:0;bottom:4px;height:1px;background:var(--gold-grad);transform:scaleX(0);transition:transform .35s var(--ease)}
.nl:hover:after,.nl[aria-current=page]:after,.nd.active>.nl:after{transform:scaleX(1)}
.nl:hover,.nl[aria-current=page]{color:var(--gold-l)}
.nd{position:relative}
.nd-panel{position:absolute;top:100%;left:-22px;min-width:250px;padding:12px 0;background:var(--black);border:1px solid rgba(193,154,91,.35);display:grid;opacity:0;visibility:hidden;transform:translateY(10px);transition:.25s}
.nd-panel:before{content:'';position:absolute;left:0;right:0;top:-14px;height:14px}
.nd:hover .nd-panel,.nd:focus-within .nd-panel{opacity:1;visibility:visible;transform:none}
.nd-panel a{padding:11px 22px;font-size:14px;text-decoration:none;color:#ddd;transition:color .2s,padding .3s}
.nd-panel a:hover,.nd-panel a[aria-current=page]{color:var(--gold-l);padding-left:28px}
.nav-call{min-height:46px;padding:10px 22px}
.menu-toggle{display:none;width:48px;height:48px;border:1px solid var(--gold);background:none;color:#fff;place-items:center;padding:0}
.bars,.bars:before,.bars:after{display:block;width:20px;height:1px;background:currentColor;transition:transform .3s,background .2s}
.bars{position:relative}.bars:before,.bars:after{content:'';position:absolute;left:0}
.bars:before{top:-6px}.bars:after{top:6px}
.menu-toggle[aria-expanded=true] .bars{background:transparent}
.menu-toggle[aria-expanded=true] .bars:before{top:0;transform:rotate(45deg)}
.menu-toggle[aria-expanded=true] .bars:after{top:0;transform:rotate(-45deg)}
.mobile-nav{display:none}

/* hero */
.hero{position:relative;height:100vh;height:100svh;min-height:720px;max-height:1080px;overflow:hidden;background:var(--black);color:#fff;display:flex;align-items:center;justify-content:center;text-align:center}
.slides,.slide{position:absolute;inset:0}
.slide{opacity:0;transition:opacity 1.6s ease}
.slide.on{opacity:1}
.slide img{width:100%;height:100%;object-fit:cover;object-position:var(--pos,50% 30%);transform:scale(1.14);transition:transform 8s linear;filter:saturate(.85)}
.slide.on img{transform:scale(1.02)}
.hero-shade{position:absolute;inset:0;background:radial-gradient(ellipse at center,rgba(0,0,0,.35),rgba(0,0,0,.7) 75%),linear-gradient(180deg,rgba(0,0,0,.65),rgba(0,0,0,.15) 30%,rgba(0,0,0,.25) 65%,rgba(0,0,0,.85))}
.hero-inner{position:relative;z-index:2;width:min(1180px,calc(100% - 48px));padding-top:120px}
.hero-kicker{display:block;font:400 12px/1 var(--sans);letter-spacing:.5em;text-transform:uppercase;color:var(--gold-l);margin-bottom:30px}
.hero h1{letter-spacing:.06em;margin:0 0 34px;text-shadow:0 2px 40px rgba(0,0,0,.35)}
.hero h1 .gold-text{text-shadow:none}
.hero-sub{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:40px;font:400 13px/1.6 var(--sans);letter-spacing:.42em;text-transform:uppercase;margin-bottom:46px}
.hero-sub>span:first-child{text-align:right}.hero-sub>span:last-child{text-align:left}
.hero-broker{display:block;width:150px;height:92px;overflow:hidden;position:relative}
.hero-broker img{width:100%;height:100%;object-fit:contain;filter:grayscale(1) brightness(2.2) contrast(1.2);mix-blend-mode:screen}
.hero-btns{display:flex;justify-content:center;flex-wrap:wrap;gap:14px}
.hero-ctrl{position:absolute;left:var(--pad);right:var(--pad);bottom:34px;z-index:2;display:flex;align-items:center;gap:24px}
.bars-track{flex:1;display:grid;grid-auto-flow:column;gap:10px}
.bars-track span{height:1px;background:rgba(255,255,255,.25);overflow:hidden;cursor:pointer}
.bars-track b{display:block;height:100%;width:0;background:var(--gold-grad)}
.bars-track span.done b{width:100%}
.bars-track span.run b{animation:fill var(--dur,7s) linear forwards}
.hero.paused .bars-track span.run b{animation-play-state:paused}
@keyframes fill{to{width:100%}}
.hero-pause{width:46px;height:46px;border-radius:50%;border:1px solid rgba(193,154,91,.6);background:rgba(0,0,0,.4);color:#fff;display:grid;place-items:center}
.hero-pause .icon{width:15px;height:15px}

/* sections */
.sec{padding:130px 0}
.sec.dark{background:var(--black);color:#fff}
.narrow-c{max-width:1000px}
.intro{padding-bottom:110px}
.intro h2{font-size:clamp(30px,3.6vw,54px)}

/* tiles */
.tiles{display:grid;grid-template-columns:repeat(4,1fr);height:min(620px,72vh);min-height:460px}
.tile{position:relative;overflow:hidden;color:#fff;text-decoration:none;border-right:1px solid rgba(255,255,255,.18)}
.tile:last-child{border-right:0}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 25%;transition:transform 1.4s var(--ease)}
.tile:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 40%,rgba(0,0,0,.75));transition:background .6s}
.tile:hover img{transform:scale(1.07)}
.tile:hover:after{background:linear-gradient(180deg,rgba(0,0,0,.15),rgba(0,0,0,.85))}
.tile-label{position:absolute;left:30px;right:30px;bottom:30px;z-index:2;display:flex;justify-content:space-between;align-items:center;font:300 clamp(22px,2vw,30px)/1.1 var(--head);text-transform:uppercase;letter-spacing:.04em;padding-top:18px;border-top:1px solid rgba(255,255,255,.35)}
.tile-label:before{content:'';position:absolute;left:0;top:-1px;height:1px;width:0;background:var(--gold-grad);transition:width .6s var(--ease)}
.tile:hover .tile-label:before{width:100%}
.tile-label i{display:grid;place-items:center;width:42px;height:42px;border:1px solid rgba(255,255,255,.4);border-radius:50%;transition:background .4s,border-color .4s,transform .4s}
.tile:hover .tile-label i{background:var(--gold);border-color:var(--gold);transform:rotate(-45deg)}

/* meet */
.meet{background:var(--black);color:#fff;overflow:hidden}
.meet-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:100px;align-items:center}
.meet-copy p{color:#d4cec6}
.meet-copy p strong{color:var(--gold-l)}
.meet-sig{width:260px;height:auto;margin:30px 0 34px;filter:invert(1)}
.meet .btn.dark{background:transparent;border-color:var(--gold)}
.meet-photo{position:relative}
.meet-photo:before{content:'';position:absolute;inset:-26px 26px 26px -26px;border:1px solid var(--gold);z-index:0}
.meet-photo img{position:relative;z-index:1;width:100%;height:680px;object-fit:cover;object-position:50% 20%}

/* testimonials */
.testi{position:relative;overflow:hidden}
.testi-bg{position:absolute;inset:0;opacity:.13}
.testi-bg img{width:100%;height:100%;object-fit:cover;filter:grayscale(1)}
.testi .wrap{position:relative}
.t-track{display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:24px}
.t-viewport{overflow:hidden}
.t-row{display:flex;gap:24px;transition:transform .8s var(--ease)}
.t-card{flex:0 0 calc((100% - 48px)/3);margin:0;padding:48px 40px 40px;border:1px solid rgba(193,154,91,.55);background:rgba(11,11,11,.55);text-align:center;display:flex;flex-direction:column;align-items:center}
.stars{display:flex;gap:4px;color:var(--gold);margin-bottom:24px}
.stars .icon{width:15px;height:15px;fill:currentColor}
.t-card blockquote{margin:0 0 30px;font-size:15px;line-height:1.9;color:#e4ded6;flex:1}
.t-card figcaption{font:300 22px/1.2 var(--head);text-transform:uppercase;letter-spacing:.12em;color:var(--gold-l)}
.t-card figcaption:before{content:'';display:block;width:36px;height:1px;background:var(--gold);margin:0 auto 18px}
.t-nav{width:50px;height:50px;border-radius:50%;border:1px solid rgba(193,154,91,.6);background:none;color:#fff;display:grid;place-items:center;transition:background .3s,color .3s}
.t-nav:hover{background:var(--gold);color:#111}

/* selling steps */
.expect{background:var(--ivory)}
.expect .lead-c{margin-bottom:70px}
.steps{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}
.steps article{position:relative;padding:54px 44px 50px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);text-align:center;background:var(--ivory);transition:background .5s,color .5s}
.steps article:hover{background:var(--black);color:#fff}
.steps article:hover p{color:#cfc8bf}
.s-ico{display:inline-grid;place-items:center;width:62px;height:62px;margin-bottom:26px;color:var(--gold-d);border:1px solid rgba(193,154,91,.5);transform:rotate(45deg);transition:background .5s,color .5s}
.s-ico .icon{width:26px;height:26px;transform:rotate(-45deg)}
.steps article:hover .s-ico{background:var(--gold-grad);color:#111}
.s-num{position:absolute;top:20px;right:24px;font:300 15px/1 var(--head);color:var(--gold)}
.steps h3{font-size:21px;letter-spacing:.04em;margin-bottom:14px}
.steps p{font-size:14.5px;color:var(--muted);margin:0;transition:color .5s}

/* services */
.svc-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.svc{position:relative;display:block;height:560px;overflow:hidden;color:#fff;text-decoration:none}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 20%;transition:transform 1.4s var(--ease)}
.svc:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 35%,rgba(0,0,0,.82));transition:background .6s}
.svc:hover img{transform:scale(1.07)}
.svc:hover:after{background:linear-gradient(180deg,rgba(0,0,0,.25),rgba(0,0,0,.9))}
.svc:before{content:'';position:absolute;inset:16px;border:1px solid transparent;z-index:2;transition:border-color .6s}
.svc:hover:before{border-color:rgba(230,207,154,.6)}
.svc-body{position:absolute;left:38px;right:38px;bottom:38px;z-index:3}
.svc-title{display:block;font:300 clamp(34px,3vw,44px)/1 var(--head);text-transform:uppercase;letter-spacing:.06em}
.svc-text{display:block;max-height:0;opacity:0;overflow:hidden;font-size:15px;color:#ddd;transition:max-height .7s var(--ease),opacity .6s,margin .6s}
.svc:hover .svc-text,.svc:focus-visible .svc-text{max-height:120px;opacity:1;margin:16px 0}
.svc-more{display:inline-flex;align-items:center;gap:10px;margin-top:14px;font-size:11.5px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-l)}

/* military */
.mil{position:relative;min-height:640px;display:flex;align-items:center;overflow:hidden;color:#fff;background:var(--black)}
.mil-bg{position:absolute;inset:0}
.mil-bg img{width:100%;height:100%;object-fit:cover;filter:grayscale(1) brightness(.55)}
.mil:before{content:'';position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(0,0,0,.2),rgba(0,0,0,.85) 60%)}
.mil-inner{position:relative;z-index:2;display:flex;justify-content:flex-end}
.mil-box{max-width:560px;padding:56px 0}
.mil-box h2{letter-spacing:.16em}
.mil-box p{color:#ddd}
.mil-box .btn{margin-top:14px}

/* communities */
.comm-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.cm{position:relative;display:block;height:360px;overflow:hidden;color:#fff;text-decoration:none}
.cm img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.cm:hover img{transform:scale(1.08)}
.cm-label{position:absolute;left:0;right:0;bottom:0;z-index:2;display:flex;justify-content:space-between;align-items:baseline;padding:26px 28px;background:linear-gradient(0deg,rgba(0,0,0,.9),rgba(0,0,0,.55) 55%,rgba(0,0,0,0));transition:padding .5s var(--ease)}
.cm:hover .cm-label{padding-bottom:36px}
.cm-label strong{font:300 26px/1.1 var(--head);text-transform:uppercase;letter-spacing:.05em}
.cm-label small{font-size:11px;letter-spacing:.3em;color:var(--gold-l)}

/* contact split */
.contact-split{display:grid;grid-template-columns:1fr 1fr;background:var(--ivory)}
.cs-form{padding:110px 90px 110px max(var(--pad),calc((100vw - var(--wrap))/2))}
.cs-form h2{letter-spacing:.18em;margin-bottom:40px}
.cs-photo{position:relative;min-height:760px}
.cs-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 20%}

/* work with april */
.work{position:relative;padding:170px 0;color:#fff;text-align:left;overflow:hidden;background:radial-gradient(ellipse 60% 70% at 50% 50%,#1d1813 0%,#0b0b0b 70%)}
.work-bg{position:absolute;top:0;bottom:0;right:0;width:48%;opacity:.7}
.work-bg img{width:100%;height:100%;object-fit:cover;object-position:50% 15%;filter:grayscale(.35) contrast(1.05)}
.work:before{content:'';position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,#0b0b0b 0%,#0b0b0b 50%,rgba(11,11,11,.35) 72%,rgba(11,11,11,.6) 100%),radial-gradient(ellipse 40% 60% at 22% 50%,rgba(193,154,91,.2),transparent 70%)}
.work:after{content:'';position:absolute;left:0;right:0;top:0;height:1px;z-index:2;background:var(--gold-grad)}
.work-mark{position:absolute;z-index:1;left:4%;bottom:-8%;width:min(900px,70vw);height:auto;opacity:.06;pointer-events:none}
.work-frame{position:absolute;inset:34px;z-index:2;border:1px solid rgba(193,154,91,.3);pointer-events:none}
.work-frame:before,.work-frame:after{content:'';position:absolute;width:46px;height:46px;border-color:var(--gold);border-style:solid}
.work-frame:before{top:-1px;left:-1px;border-width:1px 0 0 1px}
.work-frame:after{bottom:-1px;right:-1px;border-width:0 1px 1px 0}
.work-inner{position:relative;z-index:3}
.work-inner>*{max-width:600px}
.work .actions.center{justify-content:flex-start}
.work h2{font-size:clamp(40px,5vw,72px);letter-spacing:.14em}
.work p{max-width:520px;margin:0;color:#d9d3cb}
.work .actions.center{margin-top:40px}
@media(max-width:900px){.work-bg{width:100%;opacity:.28}.work:before{background:linear-gradient(180deg,rgba(11,11,11,.7),rgba(11,11,11,.9)),radial-gradient(ellipse 70% 50% at 50% 50%,rgba(193,154,91,.2),transparent 70%)}.work{text-align:center}.work-inner>*{margin-inline:auto}.work p{margin:0 auto}.work .actions.center{justify-content:center}.work-mark{left:50%;bottom:auto;top:50%;transform:translate(-50%,-50%)}.work-frame{inset:10px}}

/* faq */
.faq-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:start}
.faq-list{border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line)}
.faq-list summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:24px;padding:26px 0;font:300 21px/1.35 var(--head);text-transform:uppercase;letter-spacing:.03em}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary:after{content:'+';color:var(--gold-d);font:300 26px/1 var(--sans);transition:transform .4s var(--ease)}
.faq-list details[open] summary:after{transform:rotate(45deg)}
.faq-list details p{color:var(--muted);margin:-4px 0 26px}

/* forms */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px 30px;margin-bottom:30px}
.field{display:flex;flex-direction:column;gap:6px;min-width:0}
.field.full{grid-column:1/-1}
.field label{font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;min-height:48px;padding:10px 0;border:0;border-bottom:1px solid #cfc6b8;border-radius:0;background:transparent;font-size:16px;font-weight:300;color:var(--text);transition:border-color .3s}
.field input:focus,.field select:focus,.field textarea:focus{outline:0;border-bottom-color:var(--gold)}
.field select{appearance:none;-webkit-appearance:none;background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%239c773c' stroke-width='1.4'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") no-repeat right 0 center/15px;padding-right:26px}
.field textarea{min-height:110px;resize:vertical}
.form-note{font-size:12.5px!important;color:var(--muted);margin:16px 0 0}
.form-status{margin-top:20px}.form-status:empty{display:none}
.form-status pre{font:14px/1.7 var(--sans);white-space:pre-wrap;background:#fff;border:1px solid var(--line);padding:16px}
.form-status .button{margin:10px 8px 0 0}

/* footer */
.site-footer{background:var(--black);color:#cfc8bf;padding:100px 0 0;border-top:1px solid rgba(193,154,91,.35)}
.f-grid{display:grid;grid-template-columns:1.5fr 1fr 1.1fr 1.3fr;gap:50px}
.f-logo{width:250px;height:auto;margin-bottom:24px}
.f-brand p{font-size:14.5px;max-width:330px}
.f-broker{display:block;width:120px;height:80px;overflow:hidden;margin-top:24px}
.f-broker img{width:100%;height:100%;object-fit:contain;filter:grayscale(1) brightness(2) contrast(1.2);mix-blend-mode:screen}
.f-col{display:flex;flex-direction:column;gap:12px;font-size:14.5px}
.f-col h3{font:400 12px/1.6 var(--sans);letter-spacing:.32em;color:var(--gold-l);margin-bottom:10px}
.f-col a,.f-col span{display:inline-flex;align-items:flex-start;gap:10px;text-decoration:none;transition:color .2s}
.f-col a:hover{color:var(--gold-l)}
.f-col .icon{width:16px;height:16px;color:var(--gold);margin-top:4px}
.f-cta{margin-top:12px;align-self:flex-start;color:#1a1408!important}
.f-bottom{margin-top:80px;border-top:1px solid var(--line-d);padding:24px 0;font-size:12.5px;color:#8f877e}
.f-bottom-row{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
.f-bottom a{color:inherit}
.f-bottom .credit{color:var(--gold-l);text-decoration:none}.f-bottom .credit:hover{text-decoration:underline}
.eho{display:inline-flex;align-items:center;gap:8px}.eho .icon{width:15px;height:15px}

/* interior pages */
.page-hero{position:relative;background:var(--black);color:#fff;padding:190px 0 100px;overflow:hidden}
.page-hero:before{content:'';position:absolute;inset:0;background:radial-gradient(ellipse at 80% 40%,rgba(193,154,91,.16),transparent 55%)}
.page-hero-grid{position:relative;display:grid;grid-template-columns:1.15fr .85fr;gap:80px;align-items:center}
.crumb{display:flex;gap:10px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted-d);margin-bottom:26px}
.crumb a{text-decoration:none;color:#fff}.crumb a:hover{color:var(--gold-l)}
.page-hero h1{font-size:clamp(38px,4.6vw,66px);line-height:1.05;letter-spacing:.03em}
.page-hero p{color:#cfc8bf;font-size:17px;max-width:580px}
.page-hero .actions{margin-top:30px}
.page-photo{position:relative}
.page-photo:before{content:'';position:absolute;inset:-20px 20px 20px -20px;border:1px solid var(--gold)}
.page-photo img{position:relative;width:100%;height:560px;object-fit:cover;object-position:50% 22%}
.sec.white{background:#fff}
.page-body-grid{display:grid;grid-template-columns:1fr 330px;gap:90px}
.prose{min-width:0;max-width:780px}
.prose h2{font-size:clamp(28px,2.8vw,40px);margin:64px 0 20px}
.prose h2:first-child{margin-top:0}
.prose h3{font-size:22px;margin:36px 0 12px}
.prose p,.prose li{font-size:16.5px;color:#3d3934}
.prose a:not(.btn):not(.button):not(.area){color:var(--gold-d);text-decoration-color:rgba(193,154,91,.5)}
.prose .actions{margin:32px 0}
.prose ul{list-style:disc;padding-left:22px;margin-bottom:20px}
.aside{align-self:start;position:sticky;top:110px;padding:36px 30px;background:var(--black);color:#fff;border:1px solid rgba(193,154,91,.4)}
.aside img{width:84px;height:84px;border-radius:50%;object-fit:cover;object-position:50% 20%;margin-bottom:22px;border:1px solid var(--gold)}
.aside h3{font-size:24px}
.aside p{color:#cfc8bf;font-size:14.5px}
.aside .button{width:100%}
.aside-links{margin-top:18px}
.aside-links a{display:block;padding:12px 0;border-bottom:1px solid var(--line-d);font-size:14px;text-decoration:none;color:#ddd}
.aside-links a:hover{color:var(--gold-l)}
.inquiry,.search-planner{background:var(--ivory);border:1px solid var(--line);padding:44px;margin:44px 0}
.inquiry h3,.search-planner h3{font-size:28px}
.search-result{margin-top:20px}.search-result:empty{display:none}
.privacy-note{font-size:12px!important}
.areas{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-bottom:64px}
.area{display:block;text-decoration:none;color:inherit;background:var(--ivory);overflow:hidden}
.area .photo{height:190px;overflow:hidden;background:var(--sand)}
.area img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.area:hover img{transform:scale(1.06)}
.area .area-info{display:flex;justify-content:space-between;align-items:center;padding:16px 18px}
.area h3{font-size:19px;margin:0}
.area small{display:block;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted);margin-top:4px}
.area .arrow{color:var(--gold)}
.area.text-area{grid-column:span 2;background:var(--black);color:#fff}
.area.text-area .photo{display:flex;align-items:center;padding:28px;background:var(--black);font:300 32px/1.1 var(--head);text-transform:uppercase;color:var(--gold-l)}
.area.text-area small{color:var(--muted-d)}
.privacy-body{max-width:820px;padding-top:180px}
.privacy-body h2{font-size:30px;margin-top:44px}
.section{padding:120px 0}
main>.section:first-child{padding-top:200px}
.empty-state{background:var(--ivory);padding:24px}

/* motion */
.motion .reveal{opacity:0;transform:translateY(36px);transition:opacity 1s var(--ease) var(--d,0s),transform 1s var(--ease) var(--d,0s)}
.motion .reveal.in{opacity:1;transform:none}
@keyframes rise{from{opacity:0;transform:translateY(30px)}to{opacity:1;transform:none}}
@keyframes shimmer{to{background-position:200% 0}}
@keyframes drawline{from{transform:scaleX(0)}to{transform:scaleX(1)}}
.motion .hero-inner>*{animation:rise 1.2s var(--ease) both}
.motion .hero-inner>:nth-child(2){animation-delay:.15s}.motion .hero-inner>:nth-child(3){animation-delay:.35s}.motion .hero-inner>:nth-child(4){animation-delay:.5s}
.hero .gold-text,.sec-head h2 em{background-size:200% 100%;animation:shimmer 6s linear infinite}
.motion .sec-head .rule{animation:drawline 1.2s var(--ease) both}
.motion .page-hero-grid>*{animation:rise 1.1s var(--ease) both}
.motion .page-hero-grid>:nth-child(2){animation-delay:.2s}
.faq-list details[open] p{animation:rise .5s ease-out}
.form-status:not(:empty),.search-result:not(:empty){animation:rise .4s ease-out}

/* responsive */
@media(max-width:1280px){
.nav{gap:20px}.nl{letter-spacing:.14em;font-size:12px}
.meet-grid{gap:64px}
.cs-form{padding:90px 56px}
}
@media(max-width:1100px){
.nav,.nav-call{display:none}
.menu-toggle{display:grid}
.mobile-nav{display:flex;position:fixed;top:0;left:0;right:0;bottom:0;z-index:-1;flex-direction:column;justify-content:space-between;gap:28px;padding:140px var(--pad) calc(30px + env(safe-area-inset-bottom));background:var(--black);overflow-y:auto;opacity:0;visibility:hidden;transition:opacity .4s,visibility .4s}
.mobile-nav.open{opacity:1;visibility:visible}
.menu-open .site-header{background:var(--black)}
.menu-open,.menu-open body{overflow:hidden}
.m-links{display:flex;flex-direction:column}
.m-link{font:300 28px/1.15 var(--head);text-transform:uppercase;letter-spacing:.06em;text-decoration:none;padding:12px 0;border-bottom:1px solid var(--line-d)}
.m-link[aria-current=page]{color:var(--gold-l)}
.m-foot{display:grid;gap:12px}
.motion .mobile-nav.open .m-link{animation:rise .6s var(--ease) both}
.tiles{grid-template-columns:1fr 1fr;height:auto}
.tile{height:420px;border-bottom:1px solid rgba(255,255,255,.18)}
.meet-grid,.faq-grid,.page-hero-grid{grid-template-columns:1fr;gap:64px}
.meet-photo{max-width:560px;margin-left:26px}
.t-card{flex-basis:calc((100% - 24px)/2)}
.steps{grid-template-columns:1fr 1fr}
.svc-cards{grid-template-columns:1fr 1fr}
.svc-cards>:last-child{grid-column:1/-1;height:420px}
.svc-text{max-height:none;opacity:1;margin:14px 0}
.comm-grid{grid-template-columns:1fr 1fr}
.contact-split{grid-template-columns:1fr}
.cs-form{padding:90px var(--pad)}
.cs-photo{min-height:560px}
.f-grid{grid-template-columns:1fr 1fr}
.page-photo{max-width:520px;margin-left:20px}
.page-body-grid{grid-template-columns:1fr}
.aside{position:static}
.areas{grid-template-columns:1fr 1fr}
}
@media(max-width:640px){
:root{--pad:20px}
body{font-size:15.5px}
.topbar span{display:none}
.topbar-row{justify-content:center}
.nav-row,.site-header.scrolled .nav-row{height:74px}
.brand img,.site-header.scrolled .brand img{height:40px}
.menu-toggle{width:44px;height:44px}
.mobile-nav{padding-top:120px}
.m-link{font-size:24px}
.sec{padding:90px 0}
.sec-head{margin-bottom:40px}
.hero{min-height:680px}
.hero-inner{padding-top:90px}
.hero h1{font-size:clamp(46px,14vw,64px)}
.hero-kicker{letter-spacing:.28em;font-size:10.5px}
.hero-sub{grid-template-columns:1fr;gap:16px;letter-spacing:.28em;font-size:11px}
.hero-sub>span:first-child,.hero-sub>span:last-child{text-align:center}
.hero-broker{margin:0 auto;width:120px;height:72px}
.hero-btns .btn{flex:1 1 100%}
.hero-ctrl{bottom:20px}
.tiles{grid-template-columns:1fr}
.tile{height:340px;border-right:0}
.tile-label{left:20px;right:20px;bottom:22px}
.meet-photo{margin-left:16px}
.meet-photo:before{inset:-16px 16px 16px -16px}
.meet-photo img{height:460px}
.meet-sig{width:200px}
.t-track{grid-template-columns:1fr;gap:20px}
.t-nav{display:none}
.t-viewport{overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none}
.t-row{transform:none!important}
.t-card{flex-basis:88%;scroll-snap-align:center;padding:36px 24px}
.steps{grid-template-columns:1fr}
.steps article{padding:42px 26px}
.svc-cards{grid-template-columns:1fr}
.svc,.svc-cards>:last-child{height:440px}
.mil{min-height:0}
.mil:before{background:rgba(0,0,0,.72)}
.mil-box{padding:90px 0}
.comm-grid{grid-template-columns:1fr}
.cm{height:260px}
.form-grid{grid-template-columns:1fr}
.cs-photo{min-height:460px}
.work{padding:110px 0}
.work .btn{flex:1 1 100%}
.f-grid{grid-template-columns:1fr}
.f-bottom-row{flex-direction:column;gap:8px}
.page-hero{padding:150px 0 80px}
.page-photo{margin-left:16px}
.page-photo:before{inset:-14px 14px 14px -14px}
.page-photo img{height:420px}
.inquiry,.search-planner{padding:28px 20px}
.areas{grid-template-columns:1fr}
.area.text-area{grid-column:auto}
.btn,.button{white-space:normal;text-align:center}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

/* Client stories: editorial layout with a single, readable review. */
.client-stories{background:var(--ivory);color:var(--black);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.client-layout{display:grid;grid-template-columns:1fr 1.8fr;gap:9%;align-items:start}
.client-eyebrow{display:block;text-transform:uppercase;font-size:11px;letter-spacing:.18em;color:#7b5b2d;margin-bottom:26px}
.client-intro h2{font-family:var(--head);font-weight:300;font-size:clamp(58px,6vw,88px);line-height:1.05;letter-spacing:-.025em;margin:0 0 28px}
.client-intro h2>span{display:block;font-family:var(--sans);font-size:15px;font-weight:300;letter-spacing:.06em;margin-bottom:12px}
.client-intro p{max-width:260px;font-size:16px;color:#655e54;line-height:1.7}
.client-controls{display:flex;align-items:center;gap:22px;margin-top:38px}
.client-controls button{width:48px;height:48px;border-radius:50%;border:1px solid #c7bba8;background:transparent;color:var(--black);display:grid;place-items:center;cursor:pointer;transition:background .2s,color .2s}
.client-controls button:hover{background:var(--black);color:var(--ivory)}
.client-controls button:focus-visible{outline:2px solid #7b5b2d;outline-offset:4px}
.client-count{font-size:12px;letter-spacing:.16em;min-width:54px;text-align:center;font-variant-numeric:tabular-nums}
.client-quotes{border-left:1px solid #d7c9b4;padding-left:9%;min-width:0}
.client-quote{margin:0}.client-quote[hidden]{display:none}
.client-quote-mark{display:block;font-family:var(--head);font-size:100px;line-height:.85;color:var(--gold);height:70px}
.client-quote blockquote{margin:12px 0 32px;font-family:var(--sans);font-size:clamp(18px,1.65vw,23px);font-weight:300;line-height:1.65;color:#27231e}
.client-quote figcaption{display:flex;align-items:center;gap:15px;font-size:15px;letter-spacing:.02em}
.client-initials{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;background:#eae3d7;color:#70552d;font-size:12px;letter-spacing:.08em}
@media(max-width:760px){.client-layout{grid-template-columns:1fr;gap:36px}.client-intro{position:relative}.client-intro h2{font-size:64px;margin-bottom:16px}.client-intro p{max-width:100%;margin:0}.client-eyebrow{margin-bottom:20px}.client-controls{margin-top:24px}.client-quotes{padding:28px 0 0;border-left:0;border-top:1px solid #d7c9b4}.client-quote blockquote{font-size:18px;line-height:1.7}.client-quote-mark{font-size:80px;height:54px}}

/* A clear, sequential selling plan. */
.commitment{background:var(--black);color:var(--ivory)}
.commitment-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:11%;align-items:start}
.commitment-intro{position:sticky;top:125px}
.commitment-intro .kicker{color:var(--gold-l)}
.commitment-intro h2{font:300 clamp(44px,4.6vw,68px)/1.12 var(--head);letter-spacing:-.015em;text-transform:none;margin:22px 0 28px}
.commitment-intro h2 em{font-style:normal;color:var(--gold-l)}
.commitment-intro>p{color:#c5c0b9;max-width:370px;font-size:17px;line-height:1.8}
.commitment-actions{display:flex;flex-direction:column;align-items:flex-start;gap:22px;margin-top:32px}
.commitment-link{font-size:14px;color:var(--gold-l);text-underline-offset:6px}
.commitment-steps{list-style:none;margin:0;padding:0;border-top:1px solid #4c4438}
.commitment-steps li{display:grid;grid-template-columns:42px 1fr;gap:24px;padding:28px 0;border-bottom:1px solid #3c362e}
.commitment-number{color:var(--gold-l);font:300 16px/1.6 var(--sans);padding-top:3px;letter-spacing:.08em}
.commitment-steps h3{font:300 clamp(23px,2.2vw,30px)/1.25 var(--head);text-transform:none;letter-spacing:0;margin:0 0 10px}
.commitment-steps p{color:#c5c0b9;font-size:16px;line-height:1.75;margin:0}
.cs-photo{margin:0}.cs-photo img{object-position:50% 26%}
@media(max-width:900px){.commitment-grid{gap:6%}.commitment-steps li{gap:14px}.commitment-intro{top:100px}}
@media(max-width:650px){.commitment-grid{grid-template-columns:1fr;gap:44px}.commitment-intro{position:static}.commitment-intro h2{font-size:48px}.commitment-intro>p{max-width:none}.commitment-steps li{grid-template-columns:30px 1fr;padding:24px 0}.commitment-steps h3{font-size:25px}.commitment-actions .btn{white-space:normal}.cs-photo img{object-position:50% 22%}}

/* listings from Lofty */
.listings.sold{background:var(--ivory)}
.lst-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:26px;margin-top:10px}
.listings.active .lst-grid{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.lst{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s,border-color .5s}
.lst:hover{transform:translateY(-6px);box-shadow:0 26px 50px rgba(17,14,8,.12);border-color:rgba(193,154,91,.55)}
.lst-img{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:var(--sand)}
.lst-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.lst:hover .lst-img img{transform:scale(1.06)}
.lst-badge{position:absolute;left:16px;top:16px;padding:7px 14px;background:var(--gold-grad);color:#1a1408;font:400 10.5px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase}
.lst-badge.sold{background:var(--black);color:var(--gold-l)}
.lst-badge.pending{background:#fff;color:var(--text)}
.lst-body{padding:24px 24px 22px;display:flex;flex-direction:column;flex:1}
.lst-top{display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin-bottom:10px}
.lst-price{font:300 28px/1 var(--head);letter-spacing:.02em}
.lst-date{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-d)}
.lst h3{font-size:19px;margin:0 0 4px;letter-spacing:.03em}
.lst-place{font-size:14px;color:var(--muted);margin:0 0 12px}
.lst-facts{font-size:14px;color:var(--text);margin:0 0 18px}
.lst-foot{margin-top:auto;display:flex;justify-content:space-between;align-items:flex-end;gap:12px;padding-top:16px;border-top:1px solid var(--line);font-size:11.5px;line-height:1.5;color:var(--muted)}
.lst-ask{flex:none;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-d);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.lst-ask:hover{color:var(--text)}
.lst-note{max-width:820px;margin:34px auto 0;text-align:center;font-size:12.5px;color:var(--muted)}
.listings.inpage{margin:0 0 64px}
.listings.inpage h2{margin-bottom:24px}
.listings.inpage .lst-grid{grid-template-columns:repeat(auto-fill,minmax(250px,1fr))}
.listings.inpage .lst-note{text-align:left;margin-left:0}
@media(max-width:640px){.lst-grid{grid-template-columns:1fr}.lst-price{font-size:24px}}

.lst-office{font-size:11.5px;color:var(--muted);margin:-8px 0 0}
.lst-img{isolation:isolate}
.lst-img:after{content:'';position:absolute;inset:0;z-index:-1;background:url('/assets/sig-gold.png') center/55% no-repeat,var(--black)}

/* listings: full width, three columns */
.listings .wrap{width:calc(100% - 80px);max-width:1760px}
.listings .lst-grid,.listings.active .lst-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:36px}
.listings .lst-img{aspect-ratio:3/2}
.listings .lst-body{padding:30px 32px 28px}
.listings .lst-price{font-size:36px}
.listings .lst h3{font-size:23px}
.listings .lst-place,.listings .lst-facts{font-size:15.5px}
@media(max-width:1100px){.listings .wrap{width:calc(100% - 48px)}.listings .lst-grid,.listings.active .lst-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}}
@media(max-width:640px){.listings .wrap{width:calc(100% - 32px)}.listings .lst-grid,.listings.active .lst-grid{grid-template-columns:1fr}.listings .lst-price{font-size:30px}.listings .lst-body{padding:24px 22px}}

/* embedded Lofty IDX search */
.idx{padding-bottom:90px}
.idx .wrap{width:calc(100% - 80px);max-width:1760px}
.idx-frame{position:relative;height:min(1100px,88vh);min-height:640px;border:1px solid rgba(193,154,91,.45);background:var(--ivory) url('/assets/sig-gold.png') center/280px no-repeat;box-shadow:0 30px 60px rgba(17,14,8,.08)}
.idx-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0;background:transparent}
.idx-alt{text-align:center;font-size:14px;color:var(--muted);margin-top:18px}
.idx-alt a{color:var(--gold-d)}
@media(max-width:640px){.idx .wrap{width:calc(100% - 24px)}.idx-frame{height:80vh;min-height:520px}}

/* featured listings: side-scrolling row */
.listings.active .lst-grid{display:flex;gap:30px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;padding:6px 2px 26px;scrollbar-width:thin;scrollbar-color:var(--gold) transparent;-webkit-overflow-scrolling:touch}
.listings.active .lst-grid::-webkit-scrollbar{height:4px}
.listings.active .lst-grid::-webkit-scrollbar-thumb{background:var(--gold)}
.listings.active .lst{flex:0 0 calc((100% - 60px)/3);scroll-snap-align:start}
.lst-rail{position:relative}
.rail-nav{display:flex;justify-content:flex-end;gap:12px;margin:-18px 0 22px}
.rail-btn{width:52px;height:52px;border-radius:50%;border:1px solid var(--gold);background:#fff;color:var(--text);display:grid;place-items:center;transition:background .3s,color .3s,opacity .3s}
.rail-btn:hover{background:var(--gold);color:#111}
.rail-btn:disabled{opacity:.3;pointer-events:none}
.rail-btn svg{width:18px;height:18px}
@media(max-width:1100px){.listings.active .lst{flex-basis:calc((100% - 30px)/2)}}
@media(max-width:640px){.listings.active .lst{flex-basis:86%}.listings.active .lst-grid{gap:16px}.rail-nav{margin-top:-10px}}

/* mobile menu (rebuilt) */
@media(max-width:1100px){
.mobile-nav{display:block;position:fixed;inset:0;z-index:39;padding:0;background:var(--black);overflow:hidden;opacity:0;visibility:hidden;transition:opacity .35s,visibility .35s}
.mobile-nav.open{opacity:1;visibility:visible}
.mobile-nav:before{content:'';position:absolute;inset:0;background:radial-gradient(ellipse 80% 50% at 100% 0%,rgba(193,154,91,.14),transparent 60%);pointer-events:none}
.m-inner{position:relative;height:100%;overflow-y:auto;overscroll-behavior:contain;display:flex;flex-direction:column;padding:calc(var(--hdr,118px) + 18px) var(--pad) calc(26px + env(safe-area-inset-bottom))}
.m-links{display:flex;flex-direction:column;border-top:1px solid var(--line-d)}
.m-link{display:flex;justify-content:space-between;align-items:center;width:100%;padding:15px 0;border-bottom:1px solid var(--line-d);font:300 26px/1.15 var(--head);text-transform:uppercase;letter-spacing:.06em;color:#fff;text-decoration:none;cursor:pointer;list-style:none}
.m-link::-webkit-details-marker{display:none}
.m-link[aria-current=page],.m-group[open]>.m-link{color:var(--gold-l)}
.m-plus{position:relative;width:14px;height:14px;flex:none}
.m-plus:before,.m-plus:after{content:'';position:absolute;left:0;right:0;top:50%;height:1px;background:var(--gold);transition:transform .35s var(--ease)}
.m-plus:after{transform:rotate(90deg)}
.m-group[open] .m-plus:after{transform:rotate(0)}
.m-sub{display:grid;padding:6px 0 14px 2px;border-bottom:1px solid var(--line-d)}
.m-sub a{padding:9px 0 9px 16px;border-left:1px solid rgba(193,154,91,.35);font-size:15px;letter-spacing:.04em;color:#d8d1c8;text-decoration:none}
.m-sub a[aria-current=page],.m-sub a:active{color:var(--gold-l);border-left-color:var(--gold)}
.m-group[open] .m-sub{animation:rise .35s var(--ease)}
.m-foot{margin-top:auto;padding-top:30px;display:grid;gap:14px}
.m-quick{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.m-quick a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:50px;border:1px solid rgba(193,154,91,.5);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#fff;text-decoration:none}
.m-quick .icon{width:15px;height:15px;color:var(--gold)}
.m-addr{margin:0;text-align:center;font-size:12px;color:var(--muted-d)}
.menu-open .site-header,.menu-open .site-header.scrolled{top:0;background:var(--black);backdrop-filter:none;-webkit-backdrop-filter:none;box-shadow:0 1px 0 var(--line-d)}
.mobile-nav{z-index:-1}
.menu-open .topbar{opacity:0;pointer-events:none}
.motion .mobile-nav.open .m-links>*{animation:rise .5s var(--ease) both}
.motion .mobile-nav.open .m-links>:nth-child(2){animation-delay:.04s}.motion .mobile-nav.open .m-links>:nth-child(3){animation-delay:.08s}.motion .mobile-nav.open .m-links>:nth-child(4){animation-delay:.12s}.motion .mobile-nav.open .m-links>:nth-child(5){animation-delay:.16s}.motion .mobile-nav.open .m-links>:nth-child(6){animation-delay:.2s}.motion .mobile-nav.open .m-links>:nth-child(7){animation-delay:.24s}.motion .mobile-nav.open .m-links>:nth-child(8){animation-delay:.28s}
}
@media(max-width:640px){.m-inner{padding-top:calc(var(--hdr,74px) + 14px)}.m-link{font-size:23px;padding:14px 0}}
@media(max-height:640px){.m-link{font-size:20px;padding:11px 0}.m-foot{padding-top:20px}}
@media(min-width:641px) and (max-width:1100px){.m-inner{max-width:640px;margin:0 auto}.m-link{font-size:34px;padding:20px 0}.m-sub a{font-size:17px}}


/* top info bar removed */
.site-header{top:0}

/* contact section (rebuilt): whole photo, form card */
.contact-split{display:block;padding:130px 0;background:var(--ivory);position:relative;overflow:hidden}
.contact-split:before{content:'';position:absolute;left:0;top:0;bottom:0;width:38%;background:var(--black)}
.cs-grid{position:relative;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:80px;align-items:center}
.contact-split .cs-photo{position:relative;min-height:0;margin:0;max-width:520px;justify-self:end;width:100%}
.contact-split .cs-photo:before{content:'';position:absolute;inset:-22px 22px 22px -22px;border:1px solid var(--gold);pointer-events:none}
.contact-split .cs-photo img{position:relative;inset:auto;width:100%;height:auto;aspect-ratio:2/3;object-fit:contain;object-position:center;background:#f3f3f3;box-shadow:0 40px 80px rgba(0,0,0,.28)}
.cs-photo figcaption{position:absolute;left:22px;right:22px;bottom:22px;padding:16px 20px;background:rgba(11,11,11,.82);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);color:#fff;border-left:2px solid var(--gold)}
.cs-photo figcaption strong{display:block;font:300 22px/1.1 var(--head);text-transform:uppercase;letter-spacing:.08em}
.cs-photo figcaption span{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-l)}
.cs-card{background:#fff;padding:60px 56px;border:1px solid var(--line);box-shadow:0 30px 70px rgba(17,14,8,.08)}
.cs-card h2{letter-spacing:.18em;margin-bottom:14px}
.cs-lead{color:var(--muted);margin-bottom:28px}
.cs-direct{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:0 0 36px}
.cs-direct a{display:flex;align-items:center;gap:12px;padding:14px 16px;border:1px solid var(--line);text-decoration:none;transition:border-color .3s,background .3s;min-width:0}
.cs-direct a:hover{border-color:var(--gold);background:var(--ivory)}
.cs-direct .icon{width:20px;height:20px;color:var(--gold-d)}
.cs-direct span{display:flex;flex-direction:column;font-size:14px;overflow-wrap:anywhere;min-width:0}
.cs-direct small{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.cs-card .form-grid{margin-bottom:26px}
.cs-card textarea::placeholder{color:#a39b92;font-size:14px}
@media(max-width:1100px){.cs-grid{grid-template-columns:1fr;gap:70px}.contact-split:before{width:100%;bottom:auto;height:420px}.contact-split .cs-photo{justify-self:center;max-width:420px}.cs-card{padding:48px 40px}}
@media(max-width:640px){.contact-split{padding:80px 0}.contact-split:before{height:300px}.contact-split .cs-photo{max-width:none;margin-left:16px;width:calc(100% - 16px)}.contact-split .cs-photo:before{inset:-14px 14px 14px -14px}.cs-card{padding:34px 22px}.cs-direct{grid-template-columns:1fr}.cs-photo figcaption{left:12px;right:12px;bottom:12px;padding:12px 14px}}
@media(max-width:640px){.cs-photo figcaption{position:relative;left:auto;right:auto;bottom:auto;margin-top:-1px;backdrop-filter:none;-webkit-backdrop-filter:none;background:var(--black)}.cs-photo figcaption strong{font-size:19px}.cs-photo figcaption span{font-size:10px;letter-spacing:.14em}}

/* military relocation (rebuilt) */
.mil{display:block;min-height:0;padding:140px 0;background:radial-gradient(ellipse 60% 70% at 15% 40%,rgba(193,154,91,.14),transparent 60%),var(--black);color:#fff}
.mil:before{display:none}
.mil-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);gap:96px;align-items:center}
.mil-media{position:relative;margin:0}
.mil-media:before{content:'';position:absolute;inset:-24px 24px 24px -24px;border:1px solid var(--gold);pointer-events:none}
.mil-media img{position:relative;width:100%;height:auto;aspect-ratio:3/4;object-fit:cover;object-position:62% 50%;filter:saturate(.9) contrast(1.03)}
.mil-badge{position:absolute;right:-36px;bottom:48px;display:grid;grid-template-columns:auto;gap:2px;padding:24px 28px;background:var(--gold-grad);color:#1a1408;box-shadow:0 24px 50px rgba(0,0,0,.4);min-width:220px}
.mil-badge strong{font:300 28px/1 var(--head);text-transform:uppercase;letter-spacing:.06em}
.mil-badge span{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase}
.mil-badge i{display:block;height:1px;background:rgba(26,20,8,.35);margin:12px 0}
.mil-copy h2{letter-spacing:.12em;margin-bottom:22px}
.mil-copy h2 em{background:var(--gold-grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.mil-lead{color:#d8d1c8;font-size:17px;max-width:560px;margin-bottom:38px}
.mil-points{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line-d);margin-bottom:44px}
.mil-points li{display:flex;gap:16px;padding:24px 22px 24px 0;border-bottom:1px solid var(--line-d)}
.mil-points li:nth-child(odd){border-right:1px solid var(--line-d)}
.mil-points li:nth-child(even){padding-left:22px}
.mp-num{font:300 18px/1.4 var(--head);color:var(--gold)}
.mil-points strong{display:block;font:300 19px/1.25 var(--head);text-transform:uppercase;letter-spacing:.05em;margin-bottom:6px}
.mil-points p{margin:0;font-size:14px;color:#bdb5ab;line-height:1.65}
@media(max-width:1100px){.mil-grid{grid-template-columns:1fr;gap:80px}.mil-media{max-width:520px;margin-left:24px}.mil-badge{right:-12px}}
@media(max-width:640px){.mil{padding:90px 0}.mil-media{margin-left:14px}.mil-media:before{inset:-14px 14px 14px -14px}.mil-media img{aspect-ratio:4/5}.mil-badge{right:-6px;bottom:20px;padding:16px 18px;min-width:0}.mil-badge strong{font-size:21px}.mil-badge span{font-size:9.5px;letter-spacing:.16em}.mil-points{grid-template-columns:1fr}.mil-points li:nth-child(odd){border-right:0}.mil-points li:nth-child(even){padding-left:0}.mil-copy .actions .btn{flex:1 1 100%}}
@media(max-width:640px){.mil-badge{position:relative;right:auto;bottom:auto;grid-template-columns:1fr 1fr;column-gap:16px;margin-top:-1px}.mil-badge i{display:none}.mil-badge strong{grid-row:1}.mil-badge span{grid-row:2}}
@media(max-width:1100px){.mil-media img{aspect-ratio:3/2;object-position:50% 50%}}

/* consistency pass */
.hero-broker,.f-broker{background:none;overflow:visible}
.hero-broker img,.f-broker img{filter:none;mix-blend-mode:normal;object-fit:contain;opacity:.92}
.hero-broker{width:120px;height:78px}
.f-broker{width:130px;height:84px;margin-top:28px}
.commitment h2{text-transform:uppercase;letter-spacing:.03em;line-height:1.05}
.page-hero.slim{padding:190px 0 90px}
.page-hero.slim h1{font-size:clamp(44px,6vw,88px);margin:0}
.page-hero.nf{min-height:80vh;display:flex;align-items:center;padding-bottom:120px}
.page-hero.nf p{margin:24px 0 0}
.page-hero.nf h1 em{background:var(--gold-grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.privacy-body{max-width:820px;padding-top:0}
.privacy-body .lead-p{font-size:18px;color:var(--text)}
.privacy-body h2{font-size:clamp(24px,2.4vw,32px);margin:52px 0 14px;padding-top:28px;border-top:1px solid var(--line)}
.privacy-body p{color:#3d3934}
.privacy-body a{color:var(--gold-d)}
@media(max-width:640px){.page-hero.slim{padding:140px 0 64px}.page-hero.nf .actions .btn{flex:1 1 100%}.hero-broker{width:96px;height:62px}}

/* mobile hero spacing + overscroll + military photo */
html{background:var(--black)}
body{background:var(--white)}
@media(max-width:640px){
.hero{height:auto;min-height:100svh;max-height:none;align-items:center}
.hero-inner{padding:100px 0 110px}
.hero-ctrl{bottom:22px}
}
.mil-media img{aspect-ratio:2/3;object-position:50% 30%}
@media(max-width:1100px){.mil-media img{aspect-ratio:4/5;object-position:50% 25%}}
/* footer button */
.site-footer .f-col a.f-cta{display:inline-flex;align-items:center;justify-content:center;gap:12px;align-self:flex-start;min-height:54px;margin-top:18px;padding:0 30px;line-height:1;white-space:nowrap;color:#1a1408!important}
.site-footer .f-col a.f-cta:hover{color:#1a1408!important}
@media(max-width:640px){.site-footer .f-col a.f-cta{align-self:stretch;width:100%}}

/* homepage guidance (original copy) */
.guide{background:var(--ivory)}
.guide-grid{display:grid;grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr);gap:100px;align-items:start}
.guide-head{position:sticky;top:120px}
.guide-head h2{font-size:clamp(32px,3.4vw,50px);margin-bottom:26px}
.guide-head h2 em{background:var(--gold-grad);-webkit-background-clip:text;background-clip:text;color:transparent}
.guide-head p{color:var(--muted);font-size:16.5px}
.guide-head .actions{margin-top:30px}
.guide-sub{font:400 12px/1.6 var(--sans)!important;letter-spacing:.32em!important;color:var(--gold-d);margin:0 0 6px!important}
.guide-list article{display:grid;grid-template-columns:56px 1fr;gap:10px;padding:30px 0;border-bottom:1px solid var(--line)}
.guide-list article:first-of-type{border-top:1px solid var(--text)}
.g-num{font:300 22px/1.3 var(--head);color:var(--gold)}
.guide-list h3{font-size:22px;margin:0 0 10px}
.guide-list p{color:#3d3934;font-size:15.5px;margin:0 0 10px}
.guide-list a{color:var(--gold-d);text-decoration-color:rgba(193,154,91,.5)}
.reach{padding:26px 28px;margin:0 0 50px;background:var(--ivory);border-left:2px solid var(--gold)}
.reach p{margin:0 0 10px}.reach p:last-child{margin:0}
@media(max-width:1100px){.guide-grid{grid-template-columns:1fr;gap:50px}.guide-head{position:static}}
@media(max-width:640px){.guide-list article{grid-template-columns:40px 1fr}.guide-head .actions .btn{flex:1 1 100%}}

/* new 1st Class logos */
.hero-broker{width:130px;height:auto}
.hero-broker img{width:100%;height:auto;opacity:1}
.f-broker{width:190px;height:auto;margin-top:30px}
.f-broker img{width:100%;height:auto;opacity:.95}
@media(max-width:640px){.hero-broker{width:104px}.f-broker{width:170px}}
/* bottom-of-page robustness on phones */
html,body{background:var(--black);overflow-x:clip}
main{display:block;background:var(--white)}
.site-footer{padding-bottom:env(safe-area-inset-bottom)}
.f-bottom{padding-bottom:calc(24px + env(safe-area-inset-bottom))}
.mobile-nav:not(.open){pointer-events:none}