@import url('https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght@9..144,300..700&family=Libre+Franklin:wght@300;400;500;600;700;800&display=swap');

:root{
  --bg:#FAF6EE;
  --surface:#FFFFFF;
  --surface-2:#F2EBDA;
  --ink:#1C2B3A;
  --ink-soft:#52626F;
  --blue:#1F4E79;
  --blue-deep:#11314D;
  --blue-pale:#E1E9EF;
  --gold:#BD8A2A;
  --gold-soft:#E7C878;
  --orange:#CE5F26;
  --orange-soft:#F2A465;
  --line:rgba(31,78,121,.16);
  --shadow:rgba(17,49,77,.14);
  --focus:#1F4E79;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg:#0E2032;
    --surface:#16293D;
    --surface-2:#1C3350;
    --ink:#F2ECDE;
    --ink-soft:#B9C6D1;
    --blue:#6CA0CC;
    --blue-deep:#0A1826;
    --blue-pale:rgba(255,255,255,.08);
    --gold:#E3B94E;
    --gold-soft:#F4D98A;
    --orange:#F08A4B;
    --orange-soft:#FFB07C;
    --line:rgba(255,255,255,.14);
    --shadow:rgba(0,0,0,.45);
    --focus:#E3B94E;
  }
}
:root[data-theme="dark"]{
  --bg:#0E2032;
  --surface:#16293D;
  --surface-2:#1C3350;
  --ink:#F2ECDE;
  --ink-soft:#B9C6D1;
  --blue:#6CA0CC;
  --blue-deep:#0A1826;
  --blue-pale:rgba(255,255,255,.08);
  --gold:#E3B94E;
  --gold-soft:#F4D98A;
  --orange:#F08A4B;
  --orange-soft:#FFB07C;
  --line:rgba(255,255,255,.14);
  --shadow:rgba(0,0,0,.45);
  --focus:#E3B94E;
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  background:var(--bg);
  color:var(--ink);
  font-family:'Libre Franklin',system-ui,-apple-system,Segoe UI,sans-serif;
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3,.display{
  font-family:'Fraunces',Georgia,'Times New Roman',serif;
  font-weight:600;
  letter-spacing:-.01em;
  text-wrap:balance;
  margin:0;
}
p{line-height:1.65;color:var(--ink-soft);margin:0;}
a{color:inherit;}
img,svg{max-width:100%;}
:focus-visible{outline:2px solid var(--focus);outline-offset:3px;border-radius:4px;}
.eyebrow{
  font-size:.78rem;
  font-weight:700;
  letter-spacing:.14em;
  text-transform:uppercase;
  color:var(--orange);
}
.wrap{max-width:1180px;margin:0 auto;padding:0 28px;}
section{padding:88px 0;}
@media (max-width:720px){ section{padding:60px 0;} }

/* ---------- top utility bar ---------- */
.utility{
  background:var(--blue-deep);
  color:#EFE3C2;
  font-size:.82rem;
}
.utility .wrap{
  display:flex;justify-content:space-between;align-items:center;
  padding:9px 28px;gap:16px;flex-wrap:wrap;
}
.utility a{text-decoration:none;color:#EFE3C2;opacity:.9;}
.utility a:hover{opacity:1;color:var(--gold-soft);}
.utility .dre{opacity:.65;}

/* ---------- nav ---------- */
header.site{
  position:sticky;top:0;z-index:40;
  background:color-mix(in srgb, var(--surface) 92%, transparent);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
}
nav{display:flex;align-items:center;justify-content:space-between;padding:16px 28px;gap:20px;}
.brand{display:flex;align-items:center;gap:11px;line-height:1.15;text-decoration:none;}
.brand img.logo{height:40px;width:40px;border-radius:50%;flex-shrink:0;object-fit:cover;}
.brand .btext{display:flex;flex-direction:column;}
.brand .name{font-family:'Fraunces',serif;font-weight:600;font-size:1.28rem;color:var(--ink);}
.brand .tag{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--orange);font-weight:700;}
.navlinks{display:flex;gap:28px;align-items:center;}
.navlinks a{font-size:.92rem;font-weight:600;text-decoration:none;color:var(--ink-soft);}
.navlinks a:hover{color:var(--blue);}
.navcta{
  background:var(--gold);color:#241a06;padding:10px 20px;border-radius:999px;
  font-weight:700;font-size:.88rem;text-decoration:none;white-space:nowrap;
}
.navcta:hover{background:var(--orange);color:#fff;}
.menubtn{display:none;background:none;border:1px solid var(--line);border-radius:8px;padding:8px 10px;cursor:pointer;}
.menubtn svg{display:block;width:20px;height:20px;stroke:var(--ink);}
@media (max-width:860px){
  .navlinks{position:absolute;top:100%;left:0;right:0;background:var(--surface);
    flex-direction:column;align-items:flex-start;padding:18px 28px;gap:16px;
    border-bottom:1px solid var(--line);display:none;}
  .navlinks.open{display:flex;}
  .menubtn{display:inline-flex;}
  .navcta{display:none;}
}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:8px;
  padding:14px 26px;border-radius:10px;font-weight:700;font-size:.95rem;
  text-decoration:none;cursor:pointer;border:1px solid transparent;
  font-family:'Libre Franklin',sans-serif;
}
.btn-primary{background:var(--orange);color:#fff;}
.btn-primary:hover{background:var(--gold);color:#241a06;}
.btn-ghost{border-color:var(--blue);color:var(--blue);background:transparent;}
.btn-ghost:hover{background:var(--blue);color:#fff;}
.btn-block{width:100%;justify-content:center;}

/* ---------- hero ---------- */
.hero{padding:72px 0 64px;}
.hero .wrap{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center;}
@media (max-width:900px){ .hero .wrap{grid-template-columns:1fr;} }
.hero h1{font-size:clamp(2.3rem,4.2vw,3.4rem);line-height:1.05;margin:14px 0 20px;color:var(--ink);}
.hero p.lead{font-size:1.1rem;max-width:46ch;margin-bottom:28px;}
.hero .ctas{display:flex;gap:14px;flex-wrap:wrap;}
.hero-art{border-radius:20px;overflow:hidden;box-shadow:0 30px 60px -20px var(--shadow);}
.hero-art svg, .hero-art img{display:block;width:100%;height:auto;}

/* ---------- services strip ---------- */
.services{background:var(--surface);border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
.services .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0;}
.service{padding:30px 20px;text-align:center;border-left:1px solid var(--line);}
.service:first-child{border-left:none;}
.service .ico{width:34px;height:34px;margin:0 auto 12px;color:var(--gold);}
.service h3{font-size:1.02rem;font-family:'Libre Franklin';font-weight:700;}
@media (max-width:760px){
  .services .wrap{grid-template-columns:repeat(2,1fr);}
  .service:nth-child(3){border-left:none;}
}

/* ---------- first-time buyer callout ---------- */
.fthb{background:var(--surface);border-bottom:1px solid var(--line);}
.fthb-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;}
@media (max-width:860px){ .fthb-grid{grid-template-columns:1fr;} }
.fthb-card{
  display:flex;flex-direction:column;align-items:flex-start;gap:16px;text-decoration:none;color:inherit;
  background:linear-gradient(135deg,var(--blue-deep),var(--blue));border-radius:22px;
  padding:32px 34px;box-shadow:0 24px 50px -30px var(--shadow);transition:transform .2s ease,box-shadow .2s ease;
  height:100%;
}
.fthb-card:hover{transform:translateY(-3px);box-shadow:0 30px 60px -28px var(--shadow);}
.fthb-icon{
  width:64px;height:64px;border-radius:50%;background:rgba(255,255,255,.12);flex-shrink:0;
  display:flex;align-items:center;justify-content:center;
}
.fthb-icon svg{width:30px;height:30px;color:var(--gold-soft,#E7C878);}
.fthb-copy{flex:1;min-width:240px;}
.fthb-copy .eyebrow{color:var(--gold-soft,#E7C878);}
.fthb-copy h2{color:#fff;font-size:clamp(1.3rem,2.4vw,1.7rem);margin:8px 0 10px;}
.fthb-copy p{color:#D9E3EC;max-width:62ch;margin:0;}
.fthb-cta{
  display:inline-flex;align-items:center;gap:8px;font-weight:800;color:#241a06;background:var(--gold);
  padding:13px 22px;border-radius:999px;font-size:.92rem;white-space:nowrap;flex-shrink:0;
}
.fthb-cta svg{width:18px;height:18px;}
.fthb-card:hover .fthb-cta{background:var(--orange);color:#fff;}
@media (max-width:640px){ .fthb-card{padding:28px 26px;} }

/* ---------- section headers ---------- */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:40px;flex-wrap:wrap;}
.sec-head h2{font-size:clamp(1.7rem,3vw,2.3rem);color:var(--ink);}
.badge{
  display:inline-flex;align-items:center;gap:6px;font-size:.74rem;font-weight:700;
  letter-spacing:.06em;text-transform:uppercase;padding:6px 12px;border-radius:999px;
}
.badge-gold{background:var(--gold-soft);color:#4a3406;}
.badge-blue{background:var(--blue-pale);color:var(--ink);}

/* ---------- meet / agent card ---------- */
.meet .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:56px;align-items:center;}
@media (max-width:860px){ .meet .wrap{grid-template-columns:1fr;} }
.agent-card{
  background:var(--surface);border:1px solid var(--line);border-radius:18px;
  padding:30px;text-align:center;box-shadow:0 20px 44px -28px var(--shadow);
}
.avatar{
  width:168px;height:168px;border-radius:50%;margin:0 auto 18px;
  overflow:hidden;
}
.avatar img{width:100%;height:100%;object-fit:cover;display:block;}
.agent-card .aname{font-family:'Fraunces',serif;font-size:1.3rem;font-weight:600;margin-top:16px;}
.agent-card .atitle{font-size:.85rem;color:var(--orange);font-weight:700;letter-spacing:.03em;margin-top:4px;}
.agent-contacts{display:flex;flex-direction:column;gap:10px;margin-top:22px;text-align:left;}
.agent-contacts a{
  display:flex;align-items:center;gap:10px;font-size:.88rem;font-weight:600;
  text-decoration:none;color:var(--ink);padding:10px 12px;border-radius:9px;
  border:1px solid var(--line);background:var(--bg);
}
.agent-contacts a:hover{border-color:var(--orange);color:var(--orange);}
.agent-contacts svg{width:17px;height:17px;flex-shrink:0;color:var(--blue);}
.agent-contacts .ext{color:var(--ink-soft);font-weight:500;}
.social-links{display:flex;gap:10px;justify-content:center;margin-top:18px;}
.social-links a{
  width:38px;height:38px;border-radius:50%;display:flex;align-items:center;justify-content:center;
  border:1px solid var(--line);color:var(--ink-soft);flex-shrink:0;
}
.social-links a:hover{border-color:var(--orange);color:var(--orange);background:var(--surface-2);}
.social-links svg{width:18px;height:18px;}
.meet-copy h2{color:var(--ink);font-size:clamp(1.7rem,3vw,2.2rem);margin-bottom:16px;}
.meet-copy p{margin-bottom:14px;max-width:56ch;}
.meet-quote{
  margin:22px 0 0;border-left:3px solid var(--orange);padding-left:18px;
  font-family:'Fraunces',serif;font-style:italic;font-size:1.15rem;line-height:1.5;
  color:var(--ink);max-width:52ch;
}
.meet .wrap.meet-extra{
  display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start;
  margin-top:48px;padding-top:40px;border-top:1px solid var(--line);
}
@media (max-width:760px){ .meet .wrap.meet-extra{grid-template-columns:1fr;gap:28px;} }
.meet-extra p.eyebrow{margin-bottom:10px;}
.meet .wrap.meet-close{
  display:block;margin-top:40px;padding-top:32px;border-top:1px solid var(--line);
  text-align:center;max-width:640px;
}
.meet-close h3{font-family:'Fraunces',serif;font-size:1.3rem;color:var(--ink);margin-bottom:10px;}
.meet-close p{max-width:56ch;margin-left:auto;margin-right:auto;}

/* ---------- reviews ---------- */
.reviews{background:var(--surface-2);}
.reviews .kicker-center{text-align:center;max-width:680px;margin:0 auto 44px;}
.reviews .kicker-center h2{font-size:clamp(1.9rem,3.2vw,2.4rem);color:var(--ink);margin-top:10px;}
.reviews-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;}
@media (max-width:760px){ .reviews-grid{grid-template-columns:1fr;} }
.rcard{
  background:var(--surface);border:1px solid var(--line);border-radius:18px;padding:30px 28px;
  box-shadow:0 18px 40px -30px var(--shadow);
}
.rcard .quote-mark{font-family:'Fraunces',serif;font-size:2.6rem;color:var(--gold);line-height:1;display:block;margin-bottom:6px;}
.rcard p{font-family:'Fraunces',serif;font-style:italic;font-size:1.05rem;color:var(--ink);line-height:1.5;margin-bottom:14px;}
.rcard .who{font-weight:700;font-size:.86rem;color:var(--ink-soft);}

/* ---------- buy/sell section ---------- */
.connect{background:var(--surface-2);}
.connect .grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:48px;}
@media (max-width:900px){ .connect .grid{grid-template-columns:1fr;} }
.connect h2{color:var(--ink);font-size:clamp(1.7rem,3vw,2.2rem);margin-bottom:16px;}
.connect .pitch p{margin-bottom:16px;}
.connect .direct{
  margin-top:24px;padding:18px 20px;border-radius:12px;background:var(--surface);
  border:1px solid var(--line);font-size:.92rem;
}
.connect .direct a{color:var(--blue);font-weight:700;text-decoration:none;}
.form-card{
  background:var(--surface);border-radius:18px;padding:34px;
  border:1px solid var(--line);box-shadow:0 20px 44px -28px var(--shadow);
}
.toggle{display:flex;gap:10px;margin-bottom:22px;}
.toggle label{
  flex:1;text-align:center;padding:13px 10px;border-radius:10px;border:1.5px solid var(--line);
  font-weight:700;font-size:.92rem;cursor:pointer;color:var(--ink-soft);
}
.toggle input{position:absolute;opacity:0;pointer-events:none;}
.toggle input:checked + label{border-color:var(--orange);background:var(--orange-soft);color:#4a1f04;}
.field{margin-bottom:16px;}
.field label{display:block;font-size:.84rem;font-weight:700;margin-bottom:6px;color:var(--ink);}
.field input,.field select,.field textarea{
  width:100%;padding:12px 14px;border-radius:9px;border:1.5px solid var(--line);
  background:var(--bg);color:var(--ink);font-family:inherit;font-size:.95rem;
}
.field textarea{min-height:88px;resize:vertical;}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px;}
@media (max-width:520px){ .row2{grid-template-columns:1fr;} }
.hint{font-size:.8rem;color:var(--ink-soft);margin-top:10px;}
.hidden{display:none;}

/* ---------- listing cards ---------- */
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;}
@media (max-width:980px){ .listing-grid{grid-template-columns:repeat(2,1fr);} }
@media (max-width:640px){ .listing-grid{grid-template-columns:1fr;} }
.card{
  background:var(--surface);border-radius:16px;overflow:hidden;border:1px solid var(--line);
  box-shadow:0 16px 36px -26px var(--shadow);display:flex;flex-direction:column;
}
.card-art{position:relative;aspect-ratio:4/3;background:var(--surface-2);overflow:hidden;}
.card-art svg,.card-art img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .3s ease;}
.card-link{display:contents;color:inherit;text-decoration:none;cursor:pointer;}
.card{transition:box-shadow .2s ease,transform .2s ease;}
.card:hover{box-shadow:0 22px 40px -22px var(--shadow);transform:translateY(-3px);}
.card:hover .card-art img{transform:scale(1.05);}
.view-cta{font-size:.82rem;font-weight:700;color:var(--orange);margin-top:auto;padding-top:8px;}
.ribbon{
  position:absolute;top:14px;left:14px;font-size:.7rem;font-weight:800;letter-spacing:.07em;
  text-transform:uppercase;padding:6px 11px;border-radius:999px;
}
.ribbon-sample{background:var(--gold);color:#241a06;}
.ribbon-status{background:var(--blue-deep);color:#fff;}
.card-body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:10px;flex:1;}
.price{font-family:'Fraunces',serif;font-weight:600;font-size:1.5rem;color:var(--ink);font-variant-numeric:tabular-nums;}
.addr{font-weight:700;font-size:.96rem;}
.addr .city{font-weight:500;color:var(--ink-soft);}
.specs{display:flex;gap:14px;font-size:.84rem;color:var(--ink-soft);font-variant-numeric:tabular-nums;flex-wrap:wrap;}
.specs b{color:var(--ink);}
.desc{font-size:.88rem;color:var(--ink-soft);}
.mls{font-size:.76rem;color:var(--ink-soft);opacity:.85;margin-top:auto;padding-top:8px;border-top:1px solid var(--line);}

.listings-foot{text-align:center;margin-top:36px;}

.brokerage{background:var(--surface-2);}
.brokerage .sec-head p.note{max-width:62ch;margin-top:8px;}
.disclaimer{
  max-width:820px;margin:34px auto 0;text-align:center;font-size:.8rem;color:var(--ink-soft);
  padding-top:20px;border-top:1px solid var(--line);
}

/* ---------- newsletter ---------- */
.newsletter{
  background:linear-gradient(135deg,var(--blue-deep),var(--blue));
  color:#F6EFD9;
}
.newsletter .wrap{display:flex;justify-content:space-between;align-items:center;gap:40px;flex-wrap:wrap;}
.newsletter h2{color:#fff;font-size:clamp(1.6rem,3vw,2.1rem);max-width:20ch;}
.newsletter p{color:#D9E3EC;max-width:38ch;margin-top:10px;}
.newsletter form{display:flex;gap:10px;flex-wrap:wrap;min-width:320px;flex:1;max-width:460px;}
.newsletter input{
  flex:1;min-width:180px;padding:14px 16px;border-radius:9px;border:none;font-size:.95rem;
}

/* ---------- contact / footer ---------- */
footer{background:var(--blue-deep);color:#D9E3EC;padding:64px 0 32px;}
.foot-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:40px;}
@media (max-width:800px){ .foot-grid{grid-template-columns:1fr;gap:32px;} }
footer h3{color:#fff;font-size:1rem;margin-bottom:14px;font-family:'Libre Franklin';font-weight:700;letter-spacing:.03em;text-transform:uppercase;}
footer .brand .name{color:#fff;}
footer .brand .tag{color:var(--gold-soft);}
footer p, footer a{color:#B9C9D6;font-size:.92rem;}
footer a{text-decoration:none;}
footer a:hover{color:var(--gold-soft);}
footer ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px;}
.foot-bottom{
  max-width:1180px;margin:48px auto 0;padding:24px 28px 0;border-top:1px solid rgba(255,255,255,.12);
  font-size:.8rem;color:#8FA3B4;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;
}

/* ---------- thanks page ---------- */
.thanks{min-height:50vh;display:flex;align-items:center;justify-content:center;text-align:center;}
.thanks .wrap{max-width:560px;}
.thanks h1{color:var(--ink);font-size:clamp(1.9rem,4vw,2.6rem);margin-bottom:16px;}
.thanks p{margin-bottom:28px;font-size:1.05rem;}