/* Layout: white and cream ground, black type, serif display. One navy field (Why Elevate) and a navy footer anchor the page. Centred logo header over a full mega-nav row (every tab of the current site).
   Full-bleed hero, serif stats, listings on charcoal, recruiting lead capture, agent login to the Elevate Planner. Single committed light look. */
:root{
  --black:#000000; --charcoal:#232323; --cream:#F7F5EE; --white:#FFFFFF;
  --red:#FF1200; --bridge-red:#AA1120; --blue:#0043FF; --blue-soft:#6FA8FF; --bridge:#0C2749; --navy:#000E35;
  --bg:var(--white); --bg-2:var(--cream); --bg-3:#ECE8DC; --fg:var(--black); --muted:#4A4A4A; --faint:#8C8980;
  --line:#E2DFD4; --line-strong:#1A1A1A; --surface:#FFFFFF; --header:rgba(255,255,255,.92); --ink:#000000; --ink-fg:#F7F5EE; --ink-hover:#232323;
  --sky1:#EEF1F6; --sky2:#F7F5EE; --sky3:#F3EEE2; --sky-veil:rgba(255,255,255,.4); --glow:rgba(255,196,120,.35);
  --badge:rgba(255,255,255,.9); --badge-fg:#000000; --ph-note:rgba(0,0,0,.35);
  --ph1a:#D9DFE9;--ph1b:#AEB8C9; --ph2a:#E7DFD2;--ph2b:#BDB09B; --ph3a:#E8D6D4;--ph3b:#BFA19E; --ph4a:#D5DCE6;--ph4b:#9FB0C6; --ph5a:#E4E2DA;--ph5b:#B7B3A4; --ph6a:#CBD8E8;--ph6b:#8AA3C2;
  --face1:#ECE9DF; --face2:#DAD5C7; --face3:#C9C4B5; --knowledge:#0C2749;
  --serif:"Cormorant Garamond","Cormorant",Georgia,"Times New Roman",serif;
  --sans:Gotham,Montserrat,"Helvetica Neue",Arial,sans-serif;
  color-scheme:light;
}
:root[data-theme="dark"]{ --bg:#000000; --bg-2:#141414; --bg-3:#232323; --fg:#F7F5EE; --muted:rgba(247,245,238,.68); --faint:rgba(247,245,238,.42);
    --line:rgba(247,245,238,.18); --line-strong:rgba(247,245,238,.5); --surface:#0b0b0b; --header:rgba(0,0,0,.9); --ink:#F7F5EE; --ink-fg:#000000; --ink-hover:#FFFFFF;
    --sky1:#05070f; --sky2:#101420; --sky3:#1a1710; --sky-veil:rgba(0,0,0,.35); --glow:rgba(255,170,90,.22);
    --badge:rgba(0,0,0,.72); --badge-fg:#F7F5EE; --ph-note:rgba(247,245,238,.4);
    --ph1a:#2b3550;--ph1b:#0a0d18; --ph2a:#4a4036;--ph2b:#15120f; --ph3a:#4d2228;--ph3b:#160a0c; --ph4a:#28405f;--ph4b:#0C2749; --ph5a:#3f3d35;--ph5b:#131310; --ph6a:#0f3b60;--ph6b:#000E35;
    --face1:#2e2e2e; --face2:#1a1a1a; --face3:#454545; --knowledge:#0C2749; color-scheme:dark }
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--fg);font-family:var(--sans);font-size:15px;line-height:1.65;-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:30;background:var(--bg)}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
p{margin:0}
h1,h2,h3{margin:0;font-family:var(--serif);font-weight:400;line-height:1.08;text-wrap:balance;letter-spacing:-.005em}
.wrap{max-width:1280px;margin-inline:auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
.caps{font-family:var(--sans);font-size:.72rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;padding:.95rem 1.9rem;font-family:var(--sans);font-size:.74rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;border:1px solid var(--line-strong);color:var(--fg);background:transparent;cursor:pointer;transition:background .3s,color .3s,border-color .3s}
.btn:hover{background:var(--ink);color:var(--ink-fg);border-color:var(--ink)}
.btn.fill{background:var(--ink);color:var(--ink-fg);border-color:var(--ink)}
.btn.fill:hover{background:var(--ink-hover)}
.btn.red{border-color:var(--bridge-red);background:var(--bridge-red);color:#fff}
.btn.red:hover{background:var(--red);border-color:var(--red)}
:focus-visible{outline:2px solid var(--blue-soft);outline-offset:3px}
.eyebrow{color:var(--faint)}

/* Header */
.topbar{border-bottom:1px solid var(--line);font-size:.78rem;color:var(--muted)}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;padding-block:.5rem;gap:1rem}
.topbar .social{display:flex;gap:1rem;align-items:center}
.topbar .social span{letter-spacing:.08em}
.topbar .right{display:flex;gap:1.5rem;align-items:center}
.topbar a:hover{color:var(--fg)}
.agent-login{display:inline-flex;align-items:center;gap:.5rem;padding:.35rem .9rem;border:1px solid var(--line);color:var(--fg);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600}
.agent-login:hover{border-color:var(--fg)}
.theme-btn{background:none;border:1px solid var(--line);color:var(--fg);font:inherit;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;padding:.35rem .9rem;cursor:pointer}
.theme-btn:hover{border-color:var(--fg)}
.logo .dark{display:none}
:root[data-theme="dark"] .logo .light{display:none}:root[data-theme="dark"] .logo .dark{display:block}

header{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--header);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.brand{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;padding-block:.75rem .25rem}
.brand .phone{font-size:.85rem;letter-spacing:.06em;color:var(--muted)}
.brand .logo img{height:92px;width:auto;margin-inline:auto}
.brand .cta{justify-self:end}
.mainnav{display:flex;justify-content:center}
.mainnav > ul{list-style:none;margin:0;padding:0;display:flex;gap:0}
.mainnav > ul > li{position:relative}
.mainnav > ul > li > a{display:block;padding:.9rem 1.15rem;font-size:.72rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);transition:color .2s}
.mainnav > ul > li:hover > a,.mainnav > ul > li:focus-within > a{color:var(--fg)}
.mainnav .menu{position:absolute;left:50%;top:100%;transform:translate(-50%,8px);min-width:260px;background:var(--surface);box-shadow:0 20px 40px rgba(0,0,0,.12);border:1px solid var(--line);padding:.75rem 0;opacity:0;visibility:hidden;transition:opacity .2s,transform .2s,visibility .2s;z-index:21}
.mainnav li:hover > .menu,.mainnav li:focus-within > .menu{opacity:1;visibility:visible;transform:translate(-50%,0)}
.mainnav .menu a{display:block;padding:.55rem 1.4rem;font-size:.8rem;color:var(--muted);white-space:nowrap}
.mainnav .menu a:hover{color:var(--fg);background:var(--cream)}
.mainnav .menu .grp{padding:.6rem 1.4rem .2rem;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--faint)}
.mobile-toggle{display:none}
.mobile-nav{display:none}
@media (max-width:1040px){
  .brand{grid-template-columns:auto 1fr auto;padding-block:.6rem}
  .brand .phone{display:none}
  .brand .logo img{height:64px;margin:0}
  .brand .cta .btn{display:none}
  .mainnav{display:none}
  .mobile-toggle{display:inline-flex;align-items:center;gap:.5rem;background:none;border:1px solid var(--line-strong);color:var(--fg);padding:.55rem .9rem;font:inherit;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;cursor:pointer}
  .mobile-nav{display:block;max-height:0;overflow:hidden;transition:max-height .4s ease;background:var(--surface);border-top:1px solid var(--line)}
  .mobile-nav.open{max-height:1600px;overflow:auto}
  .mobile-nav details{border-bottom:1px solid var(--line)}
  .mobile-nav summary{list-style:none;cursor:pointer;padding:1rem max(16px,env(safe-area-inset-left,0px));font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;font-weight:500;display:flex;justify-content:space-between}
  .mobile-nav summary::-webkit-details-marker{display:none}
  .mobile-nav summary::after{content:"+";color:var(--faint)}
  .mobile-nav details[open] summary::after{content:"–"}
  .mobile-nav .menu a,.mobile-nav > a{display:block;padding:.6rem max(16px,env(safe-area-inset-left,0px)) .6rem calc(max(16px,env(safe-area-inset-left,0px)) + 1rem);font-size:.85rem;color:var(--muted)}
  .mobile-nav > a{padding-left:max(16px,env(safe-area-inset-left,0px));font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--fg);border-bottom:1px solid var(--line);padding-block:1rem}
  .mobile-nav .grp{padding:.5rem max(16px,env(safe-area-inset-left,0px)) .2rem calc(max(16px,env(safe-area-inset-left,0px)) + 1rem);font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--faint)}
  .topbar .social{display:none}
}

/* Hero */
.hero{position:relative;min-height:min(86vh,820px);display:grid;place-items:center;text-align:center;overflow:hidden;isolation:isolate}
.hero .bg{position:absolute;inset:0;z-index:-1;background:
  radial-gradient(55% 45% at 50% 100%,var(--glow),transparent 70%),
  radial-gradient(45% 40% at 15% 20%,rgba(0,67,255,.12),transparent 70%),
  radial-gradient(40% 35% at 85% 15%,rgba(255,18,0,.08),transparent 70%),
  linear-gradient(180deg,var(--sky1) 0%,var(--sky2) 60%,var(--sky3) 100%)}
.hero .bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,var(--sky-veil),rgba(255,255,255,0) 45%)}
.hero .skyline{position:absolute;left:0;bottom:0;width:100%;height:50%;z-index:-1}
.hero .inner{position:relative;padding-block:5rem 11rem;display:grid;gap:1.6rem;justify-items:center;max-width:980px}
.hero .eyebrow{color:var(--muted)}
.hero h1{font-size:clamp(2.8rem,7vw,6rem);font-weight:300;line-height:1}
.hero h1 em{font-style:italic;font-weight:500;color:var(--red)}
.hero .lede{max-width:52ch;font-size:1.05rem;font-weight:400;color:var(--muted);font-family:var(--serif);font-size:1.35rem;line-height:1.45}
.hero .actions{display:flex;gap:1rem;flex-wrap:wrap;justify-content:center;margin-top:.5rem}
.hero .photo-note{position:absolute;left:1rem;bottom:1rem;font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ph-note)}
.hero .inner > *{animation:rise 1s cubic-bezier(.2,.7,.2,1) both}
.hero .inner > :nth-child(2){animation-delay:.1s}.hero .inner > :nth-child(3){animation-delay:.2s}.hero .inner > :nth-child(4){animation-delay:.3s}
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){.hero .inner > *{animation:none}}

/* Search strip */
.searchbar{background:var(--surface);border-block:1px solid var(--line)}
.searchbar form{display:grid;grid-template-columns:auto 1.6fr 1fr 1fr 1fr auto;gap:0;align-items:stretch}
.searchbar .tabs{display:flex;border-right:1px solid var(--line)}
.searchbar .tabs button{background:none;border:0;color:var(--muted);font:inherit;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;padding:0 1.1rem;cursor:pointer;border-bottom:2px solid transparent}
.searchbar .tabs button[aria-pressed="true"]{color:var(--fg);border-bottom-color:var(--red)}
.searchbar .f{display:grid;align-content:center;padding:.9rem 1.2rem;border-right:1px solid var(--line);min-width:0}
.searchbar label{font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;color:var(--faint)}
.searchbar input,.searchbar select{background:transparent;border:0;color:var(--fg);font:inherit;font-size:.95rem;padding:.2rem 0;width:100%;min-width:0}
.searchbar input::placeholder{color:var(--faint)}
.searchbar select option{color:#000;background:#fff}
.searchbar .go{border:0;background:var(--ink);color:var(--ink-fg);font:inherit;font-size:.72rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:0 2.2rem;cursor:pointer}
.searchbar .go:hover{background:var(--ink-hover)}
@media (max-width:1040px){ .searchbar form{grid-template-columns:1fr 1fr} .searchbar .tabs{grid-column:1/-1;border-right:0;border-bottom:1px solid var(--line);justify-content:center} .searchbar .f{border-right:0;border-bottom:1px solid var(--line)} .searchbar .f.q{grid-column:1/-1} .searchbar .go{grid-column:1/-1;padding:1.1rem} }

/* Sections */
.sec{padding-block:6rem}
.sec-head{display:grid;gap:.9rem;max-width:60ch;margin-bottom:3rem}
.sec-head.center{text-align:center;margin-inline:auto;justify-items:center}
.sec-head h2{font-size:clamp(2.2rem,4.2vw,3.6rem);font-weight:400}
.sec-head p{color:var(--muted);font-size:1rem}
.rule{width:64px;height:1px;background:var(--cream);opacity:.6}
.sec-head .link{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;border-bottom:1px solid var(--line-strong);padding-bottom:.25rem;margin-top:.5rem}
.sec-head .link:hover{border-color:var(--cream)}

/* Intro + stats */
.intro{background:var(--bg)}
.intro .wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:5rem;padding-block:6rem;align-items:center}
.intro h2{font-size:clamp(2.2rem,4.2vw,3.6rem)}
.intro .copy{display:grid;gap:1.25rem;color:var(--muted);font-size:1rem}
.intro .copy strong{color:var(--fg);font-weight:500}
.stats{display:grid;grid-template-columns:1fr 1fr;gap:2.5rem 2rem}
.stat .n{font-family:var(--serif);font-size:clamp(3rem,5.5vw,4.6rem);line-height:1;font-weight:400;color:var(--fg)}
.stat .n sup{font-size:.4em;vertical-align:top;margin-left:.1em;color:var(--muted)}
.stat .l{margin-top:.5rem;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.stat .s{font-size:.8rem;color:var(--faint);margin-top:.25rem}
@media (max-width:900px){ .intro .wrap{grid-template-columns:1fr;gap:3rem} }

/* Gallery */
.gal{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:auto auto;gap:1.5rem;padding-bottom:6rem}
.gal .big{grid-row:span 2}
.gal figure{margin:0;display:grid;gap:.6rem;align-content:start}
.gal img{width:100%;aspect-ratio:3/2;object-fit:cover;max-width:100%}
.gal .big img{aspect-ratio:auto;height:100%;min-height:0}
.gal figcaption{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--faint)}
@media (max-width:700px){ .gal{grid-template-columns:1fr} .gal .big{grid-row:auto} .gal .big img{aspect-ratio:3/2;height:auto} }

/* Paths */
.paths{background:var(--bg-2);border-block:1px solid var(--line)}
.paths .grid{display:grid;grid-template-columns:repeat(4,1fr)}
.path{padding:3rem 2rem;border-right:1px solid var(--line);display:grid;gap:1rem;align-content:start;transition:background .3s}
.path:last-child{border-right:0}
.path:hover{background:var(--surface)}
.path h3{font-size:1.9rem;font-weight:400}
.path p{color:var(--muted);font-size:.92rem}
.path .more{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;margin-top:.5rem;border-bottom:1px solid var(--line-strong);width:max-content;padding-bottom:.2rem}
@media (max-width:1040px){ .paths .grid{grid-template-columns:1fr 1fr} .path:nth-child(2){border-right:0} .path:nth-child(-n+2){border-bottom:1px solid var(--line)} }
@media (max-width:560px){ .paths .grid{grid-template-columns:1fr} .path{border-right:0;border-bottom:1px solid var(--line)} }

/* Listings */
.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem 1.5rem}
.listing{display:grid;gap:1rem;color:inherit}
.listing .photo{aspect-ratio:4/3;max-width:100%;overflow:hidden;position:relative;background:var(--bg-3)}
.listing .photo > .img{position:absolute;inset:0;transition:transform 1s cubic-bezier(.2,.7,.2,1)}
.listing:hover .photo > .img{transform:scale(1.05)}
.listing .price{position:absolute;right:0;top:0;background:var(--badge);color:var(--badge-fg);padding:.55rem .9rem;font-family:var(--serif);font-size:1.3rem;font-variant-numeric:tabular-nums}
.listing .tag{position:absolute;left:0;bottom:0;background:var(--ink);color:var(--ink-fg);font-size:.62rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding:.45rem .9rem}
.listing .ph{position:absolute;left:.9rem;top:.8rem;font-size:.58rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ph-note)}
.listing .addr{font-family:var(--serif);font-size:1.45rem;line-height:1.15}
.listing .meta{display:flex;justify-content:space-between;gap:1rem;color:var(--muted);font-size:.82rem;flex-wrap:wrap}
.listing .meta span:last-child{font-variant-numeric:tabular-nums}
.listing .rep{font-size:.72rem;color:var(--faint);letter-spacing:.04em}
.g1{background:linear-gradient(135deg,var(--ph1a),var(--ph1b))}
.g2{background:linear-gradient(160deg,var(--ph2a),var(--ph2b))}
.g3{background:linear-gradient(135deg,var(--ph3a),var(--ph3b))}
.g4{background:linear-gradient(150deg,var(--ph4a),var(--ph4b))}
.g5{background:linear-gradient(135deg,var(--ph5a),var(--ph5b))}
.g6{background:linear-gradient(160deg,var(--ph6a),var(--ph6b))}
@media (max-width:900px){ .listings{grid-template-columns:1fr 1fr} }
@media (max-width:560px){ .listings{grid-template-columns:1fr} }
.center-cta{display:flex;justify-content:center;gap:1rem;flex-wrap:wrap;margin-top:3.5rem}

/* Communities */
.communities{background:var(--bg-2);border-block:1px solid var(--line)}
.comm-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.comm{background:var(--bg-2);padding:2rem 1.5rem;display:grid;gap:.4rem;transition:background .3s;min-height:150px;align-content:end}
.comm:hover{background:var(--bg-3)}
.comm h3{font-size:1.7rem;font-weight:400}
.comm span{font-size:.75rem;color:var(--muted)}
@media (max-width:900px){ .comm-grid{grid-template-columns:1fr 1fr} }

/* Team strip */
.team-strip{display:grid;grid-template-columns:repeat(7,1fr);gap:.75rem}
.agent{display:grid;gap:.5rem;color:inherit;text-align:center}
.agent .face{aspect-ratio:3/4;max-width:100%;background:linear-gradient(180deg,var(--face1),var(--face2));position:relative;overflow:hidden}

.agent .face img{width:100%;height:100%;object-fit:cover;object-position:top}
.ph-face{position:absolute;inset:0}
.ph-face::before{content:"";position:absolute;left:50%;top:20%;width:34%;aspect-ratio:1;transform:translateX(-50%);border-radius:50%;background:var(--face3)}
.ph-face::after{content:"";position:absolute;left:50%;bottom:-12%;width:76%;height:52%;transform:translateX(-50%);border-radius:50% 50% 0 0;background:var(--face3)}
.agent .name{font-family:var(--serif);font-size:1.15rem;line-height:1.1}
.agent .title{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--faint)}
@media (max-width:900px){ .team-strip{grid-template-columns:repeat(4,1fr)} }
@media (max-width:560px){ .team-strip{grid-template-columns:repeat(2,1fr)} }

/* Knowledge */
.knowledge{background:var(--knowledge);color:var(--cream);position:relative;overflow:hidden}
.knowledge::before{content:"";position:absolute;right:-15vw;top:-30%;width:60vw;height:160%;background:radial-gradient(closest-side,rgba(0,67,255,.25),transparent 70%);pointer-events:none}
.knowledge .wrap{position:relative;display:grid;grid-template-columns:1fr 1fr;gap:4rem;padding-block:6rem;align-items:center}
.knowledge h2{font-size:clamp(2.2rem,4.2vw,3.6rem)}
.knowledge p{color:rgba(247,245,238,.78);margin-top:1.25rem;max-width:48ch}
.knowledge ul{list-style:none;margin:0;padding:0;display:grid;gap:0;border-top:1px solid rgba(247,245,238,.2)}
.knowledge li{padding:1.4rem 0;border-bottom:1px solid rgba(247,245,238,.2);display:grid;grid-template-columns:auto 1fr;gap:1.5rem;align-items:baseline}
.knowledge li b{font-family:var(--serif);font-weight:400;font-size:1.6rem;white-space:nowrap}
.knowledge li span{color:rgba(247,245,238,.78);font-size:.92rem}
@media (max-width:900px){ .knowledge .wrap{grid-template-columns:1fr;gap:2.5rem} }

/* Valuation */
.value .wrap{display:grid;grid-template-columns:1fr 1fr;gap:4rem;padding-block:6rem;align-items:center}
.value h2{font-size:clamp(2.2rem,4.2vw,3.6rem)}
.value p{color:var(--muted);margin-top:1.25rem;max-width:46ch}
form.card{display:grid;gap:1rem;border:1px solid var(--line);padding:2rem}
.field{display:grid;gap:.35rem}
.field label{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--faint)}
.field input,.field select,.field textarea{background:transparent;border:0;border-bottom:1px solid var(--line-strong);color:var(--fg);font:inherit;font-size:.98rem;padding:.6rem 0;width:100%;min-width:0;border-radius:0}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-bottom-color:var(--cream)}
.field select option{color:#000;background:#fff}
.field textarea{min-height:90px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.fine{font-size:.72rem;color:var(--faint);line-height:1.5}
.fine a{text-decoration:underline}
.toast{display:none;border:1px solid var(--line-strong);padding:.9rem 1rem;font-size:.85rem}
.toast.show{display:block}
@media (max-width:900px){ .value .wrap{grid-template-columns:1fr;gap:2.5rem} .two{grid-template-columns:1fr} }

/* Testimonials */
.testi{background:var(--bg-2);border-block:1px solid var(--line)}
.testi .wrap{padding-block:6rem;display:grid;gap:3rem;justify-items:center;text-align:center}
.quote{max-width:62ch;font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2.1rem);line-height:1.35;font-weight:300;font-style:italic}
.quote cite{display:block;margin-top:1.5rem;font-style:normal;font-family:var(--sans);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}

/* Market data */
.market{background:var(--bg-2);border-block:1px solid var(--line)}
.market .wrap{padding-block:6rem}
.mgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.m{background:var(--surface);padding:2rem 1.75rem;display:grid;gap:.3rem}
.m .n{font-family:var(--serif);font-size:clamp(2.4rem,4vw,3.4rem);line-height:1;font-variant-numeric:tabular-nums}
.m .l{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:.4rem}
.m .s{font-size:.82rem;color:var(--faint)}
.src{margin-top:1.25rem;font-size:.75rem;color:var(--faint)}
@media (max-width:900px){ .mgrid{grid-template-columns:1fr 1fr} }

/* Join (recruiting lead capture) */
.join .wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:4rem;padding-block:6rem;align-items:start}
.join h2{font-size:clamp(2.2rem,4.2vw,3.6rem)}
.join .lede{color:var(--muted);margin-top:1.25rem;max-width:48ch;font-size:1rem}
.offers{margin:2.5rem 0 0;padding:0;list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:1.5rem 2rem}
.offers li{display:grid;gap:.3rem}
.offers b{font-family:var(--serif);font-weight:400;font-size:1.35rem}
.offers span{color:var(--muted);font-size:.88rem}
.chips{display:flex;flex-wrap:wrap;gap:.5rem}
.chips label{border:1px solid var(--line);padding:.5rem .9rem;font-size:.78rem;cursor:pointer;display:inline-flex;gap:.5rem;align-items:center;white-space:nowrap}
.chips input{accent-color:var(--ink)}
.chips label:has(input:checked){background:var(--ink);color:var(--ink-fg);border-color:var(--ink)}
@media (max-width:900px){ .join .wrap{grid-template-columns:1fr;gap:2.5rem} .offers{grid-template-columns:1fr} }

/* News */
.news-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.news{display:grid;gap:.75rem;border-top:1px solid var(--line-strong);padding-top:1.25rem;color:inherit}
.news .d{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--faint)}
.news h3{font-size:1.5rem;font-weight:400}
.news p{color:var(--muted);font-size:.9rem}
@media (max-width:900px){ .news-grid{grid-template-columns:1fr} }

/* Contact */
.contact{background:var(--bg-2);border-top:1px solid var(--line)}
.contact .wrap{display:grid;grid-template-columns:1fr 1.2fr;gap:4rem;padding-block:6rem}
.contact h2{font-size:clamp(2.2rem,4.2vw,3.6rem)}
.contact .office{display:grid;gap:1.25rem;margin-top:2rem}
.contact .office div{display:grid;gap:.2rem}
.contact .office .k{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--faint)}
.contact .office .v{font-size:1rem}
@media (max-width:900px){ .contact .wrap{grid-template-columns:1fr;gap:2.5rem} }

/* Agent portal */
.portal{border-top:1px solid var(--line)}
.portal .wrap{padding-block:4rem;display:grid;grid-template-columns:auto 1fr auto;gap:3rem;align-items:center}
.portal h3{font-size:1.9rem;font-weight:400}
.portal p{color:var(--muted);font-size:.9rem;max-width:60ch;margin-top:.4rem}
.portal .mark{width:72px;height:72px;border:1px solid var(--line-strong);display:grid;place-items:center;font-family:var(--serif);font-size:1.8rem}
@media (max-width:900px){ .portal .wrap{grid-template-columns:1fr;gap:1.5rem} }

/* Footer */
footer{background:var(--navy);font-size:.84rem;color:rgba(247,245,238,.75)}
footer .wrap{padding-block:4rem 2rem;display:grid;gap:3rem}
.ft-top{display:grid;grid-template-columns:1.3fr repeat(5,1fr);gap:2rem}
.ft-top img{height:110px;width:auto}
.ft-top h4{margin:0 0 1rem;font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--cream)}
.ft-top ul{list-style:none;margin:0;padding:0;display:grid;gap:.5rem}
.ft-top a:hover{color:var(--cream)}
.ft-legal{border-top:1px solid rgba(247,245,238,.2);padding-top:1.5rem;display:grid;gap:.75rem;font-size:.72rem;line-height:1.55;color:rgba(247,245,238,.55)}
.ft-legal .links{display:flex;gap:1.5rem;flex-wrap:wrap}
@media (max-width:1040px){ .ft-top{grid-template-columns:1fr 1fr} }
@media (max-width:560px){ .ft-top{grid-template-columns:1fr} }

/* ===== Multi-page additions ===== */
.page-head{padding-block:4.5rem 2.5rem;border-bottom:1px solid var(--line)}
.page-head h1{font-family:var(--serif);font-size:clamp(2.4rem,5vw,4rem);font-weight:300;line-height:1.05}
.page-head p{color:var(--muted);max-width:60ch;margin-top:1rem}
.crumbs{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--faint);margin-bottom:1.25rem}
.crumbs a:hover{color:var(--fg)}
.sec-sm{padding-block:3.5rem}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:start}
.three-col{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.four-col{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
@media (max-width:900px){ .two-col,.three-col,.four-col{grid-template-columns:1fr} .three-col{grid-template-columns:1fr 1fr} }
@media (max-width:560px){ .three-col{grid-template-columns:1fr} }
.box{border:1px solid var(--line);padding:1.75rem;background:var(--surface)}
.box h3{font-size:1.5rem;font-weight:400;margin-bottom:.5rem}
.box p{color:var(--muted);font-size:.92rem}
.prose{max-width:68ch;font-size:1rem;line-height:1.75}
.prose h2{font-size:1.9rem;margin:2.5rem 0 1rem}
.prose h3{font-size:1.4rem;margin:2rem 0 .75rem}
.prose p{margin-bottom:1.1rem}
.prose ul,.prose ol{margin:0 0 1.1rem 1.25rem;padding:0}
.prose li{margin-bottom:.4rem}
.prose blockquote{margin:1.5rem 0;padding-left:1.25rem;border-left:2px solid var(--fg);font-family:var(--serif);font-size:1.3rem}
table.data{width:100%;border-collapse:collapse;font-size:.9rem}
table.data th{font-size:.64rem;letter-spacing:.18em;text-transform:uppercase;text-align:left;color:var(--faint);padding:.7rem .75rem;border-bottom:1px solid var(--line-strong);font-weight:600}
table.data td{padding:.8rem .75rem;border-bottom:1px solid var(--line);font-variant-numeric:tabular-nums;vertical-align:top}
.scroll-x{overflow-x:auto}
.pill{display:inline-block;font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;padding:.3rem .6rem;border:1px solid var(--line-strong)}
.pill.fill{background:var(--ink);color:var(--ink-fg);border-color:var(--ink)}
.pill.red{background:var(--bridge-red);color:#fff;border-color:var(--bridge-red)}
.pill.blue{background:var(--blue);color:#fff;border-color:var(--blue)}
.note{font-size:.8rem;color:var(--faint);border-left:2px solid var(--line-strong);padding:.5rem .9rem;margin-top:1.5rem}
.filters{display:grid;grid-template-columns:2fr repeat(4,1fr) auto;gap:.75rem;align-items:end;padding:1.25rem;border:1px solid var(--line);background:var(--surface)}
@media (max-width:1040px){ .filters{grid-template-columns:1fr 1fr} .filters .q{grid-column:1/-1} }
.results-head{display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap;margin:2rem 0 1.5rem;font-size:.85rem;color:var(--muted)}
.results-head select{background:transparent;color:var(--fg);border:1px solid var(--line);padding:.4rem .6rem;font:inherit}
.listing .photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.map-ph{aspect-ratio:16/7;max-width:100%;background:var(--bg-2);border:1px solid var(--line);display:grid;place-items:center;color:var(--faint);font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;position:relative;overflow:hidden}
.map-ph::before{content:"";position:absolute;inset:0;background-image:linear-gradient(var(--line) 1px,transparent 1px),linear-gradient(90deg,var(--line) 1px,transparent 1px);background-size:48px 48px;opacity:.6}
.pager{display:flex;gap:.5rem;justify-content:center;margin-top:3rem}
.pager a{border:1px solid var(--line);padding:.6rem .9rem;font-size:.8rem}
.pager a[aria-current]{background:var(--ink);color:var(--ink-fg);border-color:var(--ink)}
/* listing detail */
.gallery-grid{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:.5rem;height:520px}
.gallery-grid>div{background:var(--bg-3);position:relative;overflow:hidden}
.gallery-grid>div:first-child{grid-row:span 2}
.gallery-grid .cnt{position:absolute;right:.75rem;bottom:.75rem;background:rgba(0,0,0,.7);color:#fff;font-size:.7rem;padding:.4rem .7rem;letter-spacing:.1em}
@media (max-width:900px){ .gallery-grid{grid-template-columns:1fr 1fr;height:auto} .gallery-grid>div{aspect-ratio:4/3} .gallery-grid>div:first-child{grid-column:span 2;grid-row:auto} }
.detail{display:grid;grid-template-columns:1.5fr 1fr;gap:3rem;padding-block:3rem;align-items:start}
@media (max-width:900px){ .detail{grid-template-columns:1fr} }
.detail .price{font-family:var(--serif);font-size:2.8rem;line-height:1}
.detail h1{font-family:var(--serif);font-size:2rem;font-weight:400;margin-top:.5rem}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin:1.5rem 0}
.facts div{background:var(--surface);padding:1rem;display:grid;gap:.2rem}
.facts b{font-family:var(--serif);font-size:1.5rem;font-weight:400}
.facts span{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--faint)}
@media (max-width:560px){ .facts{grid-template-columns:1fr 1fr} }
.sticky{position:sticky;top:calc(env(safe-area-inset-top,0px) + 8rem)}
.agent-card{display:grid;grid-template-columns:72px 1fr;gap:1rem;align-items:center;border:1px solid var(--line);padding:1rem;margin-bottom:1rem}
.agent-card img{width:72px;height:72px;object-fit:cover;object-position:top;border-radius:50%}
.agent-card .n{font-family:var(--serif);font-size:1.2rem}
.agent-card .t{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--faint)}
.calc{display:grid;gap:.9rem;border:1px solid var(--line);padding:1.5rem;background:var(--surface)}
.calc .out{display:grid;grid-template-columns:1fr 1fr;gap:1rem;border-top:1px solid var(--line);padding-top:1rem}
.calc .out b{font-family:var(--serif);font-size:1.8rem;font-weight:400;display:block}
.calc .out span{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--faint)}
input[type=range]{width:100%;accent-color:var(--ink)}
/* agents directory */
.agents-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
@media (max-width:900px){ .agents-grid{grid-template-columns:repeat(2,1fr)} }
.agent .face .balloon{position:absolute;inset:0;display:grid;place-items:center;background:var(--bg-2)}
.agent .face .balloon img{width:42%;height:auto;object-fit:contain;object-position:center}
.lang-tags{display:flex;gap:.35rem;flex-wrap:wrap;justify-content:center}
.lang-tags span{font-size:.62rem;color:var(--faint);border:1px solid var(--line);padding:.15rem .45rem}
/* profile */
.profile{display:grid;grid-template-columns:360px 1fr;gap:3rem;padding-block:3rem;align-items:start}
@media (max-width:900px){ .profile{grid-template-columns:1fr} }
.profile .photo{aspect-ratio:3/4;max-width:100%;overflow:hidden;background:var(--bg-2)}
.profile .photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.profile h1{font-family:var(--serif);font-size:2.6rem;font-weight:400}
.kv{display:grid;gap:.9rem;margin-top:1.5rem}
.kv div{display:grid;gap:.15rem}
.kv .k{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--faint)}
.video-card{border:1px solid var(--line);aspect-ratio:16/9;max-width:100%;display:grid;place-items:center;background:var(--navy);color:var(--cream);position:relative;overflow:hidden}
.video-card .play{width:64px;height:64px;border:1px solid rgba(247,245,238,.6);border-radius:50%;display:grid;place-items:center;font-size:1.2rem}
.video-card small{position:absolute;left:1rem;bottom:.9rem;font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;opacity:.7}
/* gated */
.gated{position:relative}
.gated .blur{filter:blur(6px);user-select:none}
.gated .lock{position:absolute;inset:0;display:grid;place-items:center;text-align:center;padding:1rem}
.gated .lock div{background:var(--surface);border:1px solid var(--line);padding:1.25rem 1.5rem;max-width:34ch;font-size:.85rem;color:var(--muted)}
/* posts */
.post-list{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
@media (max-width:900px){ .post-list{grid-template-columns:1fr} }
.post{display:grid;gap:.75rem;color:inherit}
.post .cover{aspect-ratio:16/10;max-width:100%;background:var(--bg-3);overflow:hidden}
.post .cover img{width:100%;height:100%;object-fit:cover}
.post .d{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--faint)}
.post h3{font-size:1.5rem;font-weight:400}
.post p{color:var(--muted);font-size:.9rem}
/* social */
.ig-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:.5rem}
.ig-grid div{aspect-ratio:1;max-width:100%;background:var(--bg-3);position:relative;overflow:hidden}
.ig-grid img{width:100%;height:100%;object-fit:cover}
.ig-grid span{position:absolute;left:.6rem;bottom:.5rem;font-size:.62rem;letter-spacing:.1em;text-transform:uppercase;color:#fff;text-shadow:0 1px 3px rgba(0,0,0,.6)}
@media (max-width:700px){ .ig-grid{grid-template-columns:1fr 1fr} }
/* login */
.auth{max-width:440px;margin:4rem auto;display:grid;gap:1.5rem}
.auth .alt{display:flex;align-items:center;gap:1rem;color:var(--faint);font-size:.75rem}
.auth .alt::before,.auth .alt::after{content:"";flex:1;height:1px;background:var(--line)}
/* steps */
.steps{list-style:none;margin:0;padding:0;display:grid;gap:0;border-top:1px solid var(--line)}
.steps li{display:grid;grid-template-columns:4rem 1fr;gap:1.5rem;padding:1.5rem 0;border-bottom:1px solid var(--line)}
.steps li b{font-family:var(--serif);font-size:2rem;font-weight:300;color:var(--faint)}
.steps li h3{font-size:1.4rem;font-weight:400;margin-bottom:.35rem}
.steps li p{color:var(--muted);font-size:.92rem}
/* admin */
.admin{display:grid;grid-template-columns:240px 1fr;min-height:70vh}
.admin aside{border-right:1px solid var(--line);padding:1.5rem 0}
.admin aside a{display:block;padding:.7rem 1.5rem;font-size:.82rem;color:var(--muted)}
.admin aside a.on{color:var(--fg);background:var(--bg-2);border-right:2px solid var(--fg)}
.admin main{padding:2rem;min-width:0}
.admin .tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;margin-bottom:2rem}
.admin .tile{border:1px solid var(--line);padding:1.25rem;background:var(--surface)}
.admin .tile b{font-family:var(--serif);font-size:2.2rem;font-weight:400;display:block}
.admin .tile span{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--faint)}
.admin .panel{display:none}.admin .panel.on{display:block}
.role{display:flex;gap:.25rem;border:1px solid var(--line);padding:.25rem;width:max-content}
.role button{background:none;border:0;font:inherit;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;padding:.4rem .9rem;color:var(--muted);cursor:pointer}
.role button[aria-pressed="true"]{background:var(--ink);color:var(--ink-fg)}
@media (max-width:900px){ .admin{grid-template-columns:1fr} .admin aside{border-right:0;border-bottom:1px solid var(--line);display:flex;overflow-x:auto;padding:0} .admin aside a{white-space:nowrap} .admin .tiles{grid-template-columns:1fr 1fr} }
.status{font-size:.64rem;letter-spacing:.12em;text-transform:uppercase;padding:.2rem .5rem;border:1px solid var(--line)}
.status.new{background:var(--blue);color:#fff;border-color:var(--blue)}
.status.hot{background:var(--bridge-red);color:#fff;border-color:var(--bridge-red)}
.topbar .right a.client{color:var(--fg)}

/* ===== Chat assistant ===== */
.chat-fab{position:fixed;right:calc(1.25rem + env(safe-area-inset-right,0px));bottom:calc(1.25rem + env(safe-area-inset-bottom,0px));z-index:40;background:var(--ink);color:var(--ink-fg);border:0;border-radius:999px;padding:.9rem 1.3rem;font:inherit;font-size:.74rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;box-shadow:0 10px 30px rgba(0,0,0,.25);display:flex;align-items:center;gap:.6rem}
.chat-fab i{width:8px;height:8px;border-radius:50%;background:#2ecc71;display:inline-block}
.chat{position:fixed;right:calc(1.25rem + env(safe-area-inset-right,0px));bottom:calc(1.25rem + env(safe-area-inset-bottom,0px));z-index:41;width:min(400px,calc(100vw - 2.5rem));height:min(600px,calc(100vh - 6rem));background:var(--surface);color:var(--fg);border:1px solid var(--line);box-shadow:0 30px 60px rgba(0,0,0,.3);display:none;grid-template-rows:auto 1fr auto;overflow:hidden}
.chat.open{display:grid}
.chat header{position:static;background:var(--navy);color:var(--cream);padding:1rem 1.25rem;display:flex;justify-content:space-between;align-items:center;border:0;backdrop-filter:none}
.chat header b{font-family:var(--serif);font-size:1.4rem;font-weight:400;display:block}
.chat header small{font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;opacity:.7}
.chat header button{background:none;border:0;color:inherit;font-size:1.3rem;cursor:pointer}
.chat .log{overflow:auto;padding:1rem 1.25rem;display:grid;gap:.75rem;align-content:start;font-size:.9rem}
.chat .m{max-width:88%;padding:.7rem .9rem;line-height:1.5;white-space:pre-wrap}
.chat .m.a{background:var(--bg-2);border:1px solid var(--line);justify-self:start}
.chat .m.u{background:var(--ink);color:var(--ink-fg);justify-self:end}
.chat .sug{display:flex;flex-wrap:wrap;gap:.4rem}
.chat .sug button{background:none;border:1px solid var(--line-strong);color:var(--fg);font:inherit;font-size:.78rem;padding:.4rem .7rem;cursor:pointer;text-align:left}
.chat .sug button:hover{background:var(--bg-2)}
.chat form{display:flex;gap:.5rem;padding:.75rem;border-top:1px solid var(--line)}
.chat input{flex:1;min-width:0;font:inherit;padding:.7rem .8rem;border:1px solid var(--line);background:var(--bg);color:var(--fg)}
.chat .disc{font-size:.64rem;color:var(--faint);padding:0 1.25rem .75rem;line-height:1.4}
.two-col>*,.three-col>*,.four-col>*{min-width:0}
.two-col.art{grid-template-columns:2fr 1fr}
@media (max-width:900px){ .two-col.art{grid-template-columns:1fr} }
.agent-card>div{min-width:0}.agent-card .t{overflow-wrap:anywhere}
@media (max-width:1040px){ .topbar .right>span{display:none} .topbar .right{gap:.6rem} }
.chips.col{flex-direction:column;align-items:flex-start}.chips.col label{white-space:normal}

/* reviews */
.reviews-sec{background:var(--bg-2);border-block:1px solid var(--line)}
.reviews-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.5rem;margin-top:2.5rem}
.reviews-grid.all{margin-top:0}
.review{margin:0;background:var(--bg);border:1px solid var(--line);padding:1.75rem;display:flex;flex-direction:column;gap:1rem;min-width:0}
.review .stars{color:#C9A227;letter-spacing:.15em;font-size:.95rem}
.review blockquote{margin:0;font-family:var(--serif);font-size:1.2rem;line-height:1.45;color:var(--fg);flex:1;overflow-wrap:anywhere}
.review figcaption{display:flex;flex-direction:column;gap:.2rem;font-size:.85rem;color:var(--muted)}
.review figcaption b{color:var(--fg);font-weight:600;letter-spacing:.02em}
.gbadge{display:inline-flex;align-items:center;gap:.6rem;border:1px solid var(--line);background:var(--bg);padding:.55rem .9rem;font-size:.9rem;color:var(--fg);margin-top:1rem}
.gbadge .g{display:inline-grid;place-items:center;width:1.6rem;height:1.6rem;border-radius:50%;background:#fff;color:#4285F4;font-weight:700;border:1px solid var(--line)}
.gbadge b{font-weight:600}
@media (max-width:860px){.reviews-grid{grid-template-columns:1fr}}