:root{--bg:#F4F5F7;--panel:#FFFFFF;--ink:#13202E;--muted:#556170;--line:#DCE0E6;--blue:#1E4E79;--blue-soft:#E3ECF5;--gold:#B8893A;--gold-ink:#2B1E05;--navy:#13202E;
--display:"Newsreader",Georgia,"Times New Roman",serif;--body:"Public Sans","Segoe UI",system-ui,sans-serif}
@media (prefers-color-scheme:dark){:root{color-scheme:dark;--bg:#0E151D;--panel:#16202B;--ink:#E8ECF1;--muted:#A5B0BD;--line:#283544;--blue:#8DB8E2;--blue-soft:#1A2B3D;--gold:#D9AE5E;--gold-ink:#2B1E05}}
*{box-sizing:border-box}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--body);font-size:17px;line-height:1.6}
a{color:var(--blue)}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
.wrap{max-width:1320px;margin:0 auto;padding-inline:20px}
h1,h2,h3{font-family:var(--display);font-weight:600;line-height:1.12;text-wrap:balance;margin:0}
h3{font-family:var(--body);font-weight:700;font-size:1.05rem;line-height:1.3}
.eyebrow{font-size:.74rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
header.top{background:var(--navy);color:#E8ECF1}
header.top .bar{display:flex;flex-wrap:wrap;gap:12px 24px;justify-content:space-between;align-items:center;padding-block:14px}
.brand{color:#fff;text-decoration:none;display:inline-flex;align-items:center;line-height:1;flex-shrink:0}
.brand img{height:48px;width:auto;display:block;max-width:min(280px,62vw)}
.brand b{font-family:var(--display);font-size:1.45rem;font-weight:600}
.brand small{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:#C9A45E}
@media (max-width:600px){.brand img{height:40px}}
nav.main{display:flex;flex-wrap:wrap;gap:4px 20px;align-items:center;font-weight:600;font-size:.92rem;width:100%}
nav.main a{color:#DCE3EA;text-decoration:none;padding:4px 0;border-bottom:2px solid transparent}
nav.main a:hover,nav.main a.on{color:#fff;border-bottom-color:#C9A45E}
nav.main a.call{color:#C9A45E;border:0}
nav.main .dd{position:relative;display:flex;align-items:center;gap:2px}
nav.main .ddbtn{background:none;border:0;color:#DCE3EA;font-size:.75rem;cursor:pointer;padding:4px 2px}
nav.main .ddmenu{display:none;position:absolute;top:100%;left:-12px;min-width:180px;background:#13202E;border:1px solid #2A3B4D;border-radius:6px;padding:6px 0;z-index:50;box-shadow:0 8px 24px rgba(0,0,0,.25)}
nav.main .ddmenu a{display:block;padding:9px 14px;border:0;white-space:nowrap}
nav.main .ddmenu a:hover{background:#1C2E40;border:0}
nav.main .dd:hover .ddmenu,nav.main .dd:focus-within .ddmenu,nav.main .dd.open .ddmenu{display:block}
.topcall{color:#C9A45E;text-decoration:none;font-weight:700;font-size:1.1rem;display:grid;justify-items:end;line-height:1.2}.topcall small{font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:#AFC0CF;font-weight:600}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--blue);color:#fff;font-weight:700;text-decoration:none;padding:13px 20px;border-radius:4px;border:0;font:inherit;font-weight:700;cursor:pointer}
.btn.gold{background:var(--gold);color:var(--gold-ink)}
.btn.ghost{background:transparent;color:var(--ink);border:1.5px solid var(--line)}
.btn.light{background:transparent;color:#fff;border:1.5px solid rgba(255,255,255,.4)}
section{padding-block:64px}
section+section{border-top:1px solid var(--line)}
.sechead{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:16px;margin-bottom:28px}
.sechead h2{font-size:clamp(1.8rem,3.4vw,2.6rem);margin-top:8px}
.sechead p{margin:8px 0 0;color:var(--muted);max-width:60ch}
/* hero */
.hero{background:var(--navy);color:#E8ECF1;padding-block:0}
.hero .grid{display:grid;grid-template-columns:1.2fr .8fr;gap:48px;align-items:end}
.hero .copy{padding-block:56px 64px}
.hero h1{font-size:clamp(2.4rem,5.4vw,4.2rem);color:#fff}
.hero p.lede{font-size:1.15rem;color:#C3CDD8;max-width:52ch;margin:18px 0 0}
.hero .cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
.hero img{width:100%;height:auto;display:block;max-height:560px;object-fit:cover;object-position:top}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.14);margin-top:36px}
.stats div{padding:18px 16px 0 0}
.stats b{display:block;font-family:var(--display);font-size:2rem;color:#fff;font-variant-numeric:tabular-nums}
.stats span{font-size:.85rem;color:#AEBACA}
.src{font-size:.78rem;color:#8E9BAC;margin-top:10px}
/* paths */
.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.path{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:26px;display:grid;gap:10px;align-content:start;text-decoration:none;color:var(--ink)}
.path:hover{border-color:var(--blue)}
.path h3{font-family:var(--display);font-size:1.5rem;font-weight:600}
.path p{margin:0;color:var(--muted)}
.path .go{font-weight:700;color:var(--blue)}
/* idx */
.idxbar{display:flex;flex-wrap:wrap;gap:10px;justify-content:space-between;align-items:center;margin-bottom:14px}
.seg{display:inline-flex;border:1px solid var(--line);border-radius:4px;overflow:hidden;background:var(--panel)}
.seg button{font:inherit;font-size:.9rem;font-weight:600;padding:8px 14px;border:0;background:transparent;color:var(--ink);cursor:pointer}
.seg button[aria-pressed="true"]{background:var(--ink);color:var(--bg)}
.idxframe{width:100%;max-width:none;min-width:0;height:1100px;border:1px solid var(--line);border-radius:6px;background:var(--panel);display:block;box-sizing:border-box}
.idxnote{font-size:.88rem;color:var(--muted);margin-top:10px}
/* sold */
.sold{display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
.sale{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:16px;display:grid;gap:4px}
.sale b{font-family:var(--display);font-size:1.4rem;font-variant-numeric:tabular-nums}
.sale span{font-size:.88rem;color:var(--muted)}
.sale .tag{font-size:.7rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--gold)}
/* reviews */
.rgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.review{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:22px;display:grid;gap:12px;align-content:start;margin:0}
.review .stars{color:var(--gold);letter-spacing:2px;font-size:1rem}
.review blockquote{margin:0;font-family:var(--display);font-size:1.15rem;line-height:1.45}
.review figcaption{font-size:.85rem;color:var(--muted)}
.rsum{display:flex;flex-wrap:wrap;gap:12px 28px;align-items:center;margin-bottom:24px}
.rsum .big{font-family:var(--display);font-size:3rem;line-height:1}
.rsum .stars{color:var(--gold);font-size:1.3rem;letter-spacing:3px}
.rlinks{display:flex;flex-wrap:wrap;gap:10px}
/* about */
.about{display:grid;grid-template-columns:minmax(0,380px) 1fr;gap:48px;align-items:center}
.about img{width:100%;height:auto;border-radius:6px;display:block}
.about .body{display:grid;gap:14px}
.about .body p{margin:0;color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips span{font-size:.85rem;font-weight:600;padding:6px 12px;border-radius:999px;background:var(--blue-soft);color:var(--ink)}
/* value */
.value{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}
.widget{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:24px;min-height:320px}
.steps{list-style:none;padding:0;margin:20px 0 0;display:grid;gap:16px;counter-reset:s}
.steps li{counter-increment:s;display:grid;grid-template-columns:36px 1fr;gap:12px}
.steps li::before{content:counter(s);width:32px;height:32px;border-radius:50%;background:var(--blue-soft);color:var(--blue);font-weight:700;display:grid;place-items:center}
.steps p{margin:2px 0 0;color:var(--muted);font-size:.95rem}
/* contact */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}
.lead{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:24px;display:grid;gap:14px}
.lead label{display:grid;gap:6px;font-weight:600;font-size:.93rem}
.lead input,.lead select,.lead textarea{font:inherit;font-weight:400;padding:11px 12px;border:1px solid var(--line);border-radius:4px;background:var(--bg);color:var(--ink);width:100%}
.lead .check{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.83rem;color:var(--muted)}
.lead .check input{width:auto;margin-top:4px}
.lead .btn{justify-self:start}
.info{display:grid;gap:18px}
.info .row{display:grid;gap:2px}
.info .row span{font-size:.78rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.info .row a,.info .row b{font-size:1.15rem;font-weight:600;color:var(--ink);text-decoration:none}
.banner{background:var(--blue-soft);border-radius:6px;padding:22px 24px;display:flex;flex-wrap:wrap;gap:14px 24px;align-items:center;justify-content:space-between}
.banner p{margin:4px 0 0;color:var(--muted)}
.pagehead{background:var(--navy);color:#E8ECF1;padding-block:44px}
.pagehead h1{font-size:clamp(2rem,4.6vw,3.2rem);color:#fff;margin-top:8px}
.pagehead p{color:#C3CDD8;max-width:62ch;margin:12px 0 0}
footer.site{background:var(--navy);color:#AEBACA;padding-block:40px 52px;font-size:.88rem}
footer.site .cols{display:grid;grid-template-columns:1.2fr 1fr 1fr 1fr;gap:28px}
footer.site b{color:#fff}
footer.site a{color:#DCE3EA}
footer.site p{margin:6px 0}
footer.site .legal{border-top:1px solid rgba(255,255,255,.12);margin-top:26px;padding-top:18px;font-size:.8rem}
header.top .wrap{max-width:1320px}
@media (min-width:1360px){nav.main{font-size:1.05rem;gap:4px 18px}}
@media (max-width:1359px){nav.main{font-size:.95rem;gap:4px 16px}}
@media (max-width:1200px){nav.main{font-size:.86rem;gap:4px 13px}}
@media (max-width:600px){.topcall{justify-items:start}}
/* mobile hamburger */
.nav-toggle{display:none;background:transparent;border:1.5px solid rgba(255,255,255,.35);color:#fff;border-radius:6px;width:44px;height:40px;padding:0;cursor:pointer;align-items:center;justify-content:center;flex-direction:column;gap:5px}
.nav-toggle span{display:block;width:20px;height:2px;background:#E8ECF1;border-radius:1px;transition:transform .2s,opacity .2s}
header.top.nav-open .nav-toggle span:nth-child(1){transform:translateY(7px) rotate(45deg)}
header.top.nav-open .nav-toggle span:nth-child(2){opacity:0}
header.top.nav-open .nav-toggle span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
@media (max-width:800px){
  header.top .bar{display:grid;grid-template-columns:1fr auto auto;align-items:center;gap:10px 14px}
  .nav-toggle{display:inline-flex}
  nav.main{display:none;flex-direction:column;align-items:stretch;gap:0;width:100%;grid-column:1/-1;padding:8px 0 12px;border-top:1px solid rgba(255,255,255,.12)}
  header.top.nav-open nav.main{display:flex}
  nav.main > a, nav.main .dd{width:100%;border-bottom:1px solid rgba(255,255,255,.08)}
  nav.main > a, nav.main .dd > a.keep, nav.main .dd > a:first-child{display:block;padding:12px 4px;border-bottom-color:transparent}
  nav.main .dd{flex-wrap:wrap}
  nav.main .ddbtn{display:inline-block;margin-left:auto;padding:12px 8px}
  nav.main .ddmenu{position:static;display:none;min-width:0;width:100%;border:0;box-shadow:none;background:rgba(0,0,0,.2);border-radius:0;padding:0 0 8px}
  nav.main .dd.open .ddmenu,nav.main .dd:focus-within .ddmenu{display:block}
  nav.main .dd:hover .ddmenu{display:none}
  nav.main .dd.open:hover .ddmenu,nav.main .dd.open .ddmenu{display:block}
  nav.main .ddmenu a{padding:10px 16px}
  nav.main a:not(.call):not(.keep){display:block}
}
@media (max-width:800px){.nadp{grid-template-columns:1fr!important}}
@media (max-width:960px){.hero .grid,.about,.value,.contact{grid-template-columns:1fr}.hero img{max-width:420px}.sold{grid-template-columns:repeat(2,1fr)}.rgrid,.paths{grid-template-columns:1fr 1fr}footer.site .cols{grid-template-columns:1fr}.idxframe{height:900px}}
@media (max-width:600px){body{font-size:16px}.stats{grid-template-columns:1fr 1fr}.rgrid,.paths,.sold{grid-template-columns:1fr}section{padding-block:48px}}

/* featured listing cards */
.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-bottom:28px}
.bcard{background:var(--panel);border:1px solid var(--line);border-radius:6px;padding:22px;display:grid;gap:10px;align-content:start;text-decoration:none;color:var(--ink)}
.bcard:hover{border-color:var(--blue)}
.bcard h3{font-family:var(--display);font-size:1.35rem;font-weight:600}
.bcard p{margin:0;color:var(--muted);font-size:.96rem}
.meta{font-size:.74rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);display:flex;gap:10px;flex-wrap:wrap;align-items:center}.meta b{color:var(--gold)}
@media (max-width:960px){.bgrid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.bgrid{grid-template-columns:1fr}}

/* === search shell (Redfin-style wrapper around Matrix IDX Plus) === */
.hero-search{margin-top:28px;display:grid;gap:12px;max-width:640px}
.hero-search form{display:flex;gap:0;background:#fff;border-radius:8px;overflow:hidden;box-shadow:0 8px 28px rgba(0,0,0,.28);border:1px solid rgba(255,255,255,.12)}
.hero-search input[type=search]{flex:1;min-width:0;border:0;padding:16px 18px;font:inherit;font-size:1.05rem;color:#13202E;background:#fff}
.hero-search input[type=search]::placeholder{color:#6B7785}
.hero-search button{border:0;background:var(--gold);color:var(--gold-ink);font:inherit;font-weight:700;padding:0 22px;cursor:pointer;white-space:nowrap}
.hero-search button:hover{filter:brightness(1.05)}
.search-shell{padding-block:0;border-top:0}
.search-shell .wrap{max-width:100%;padding-inline:0}
.search-top{background:var(--navy);color:#E8ECF1;padding:18px 20px 16px;position:sticky;top:0;z-index:40;border-bottom:1px solid rgba(255,255,255,.1)}
.search-top .inner{max-width:1320px;margin:0 auto;display:grid;gap:12px}
.search-top h1{font-size:clamp(1.25rem,2.8vw,1.7rem);color:#fff;margin:0}
.search-top .sub{margin:0;color:#AFC0CF;font-size:.9rem}
.search-bar{display:flex;flex-wrap:wrap;gap:10px;align-items:stretch;width:100%}
.search-bar form{flex:1 1 280px;display:flex;background:#fff;border-radius:8px;overflow:hidden;min-width:0}
.search-bar input[type=search]{flex:1;min-width:0;border:0;padding:14px 16px;font:inherit;font-size:1rem;color:#13202E}
.search-bar form button{border:0;background:var(--gold);color:var(--gold-ink);font:inherit;font-weight:700;padding:0 18px;cursor:pointer}
.search-tools{display:flex;flex-wrap:wrap;gap:8px;align-items:center}
.search-tools .seg button{padding:9px 12px;font-size:.86rem}
.city-chips{display:flex;flex-wrap:wrap;gap:8px}
.city-chips button{font:inherit;font-size:.82rem;font-weight:600;padding:7px 12px;border-radius:999px;border:1px solid rgba(255,255,255,.22);background:rgba(255,255,255,.08);color:#E8ECF1;cursor:pointer}
.city-chips button[aria-pressed=true],.city-chips button:hover{background:#C9A45E;color:#2B1E05;border-color:#C9A45E}
.search-hint{font-size:.84rem;color:#C3CDD8;margin:0}
.search-hint strong{color:#fff}
.search-stage{display:block;width:100%;max-width:none;min-height:72vh;background:var(--bg);margin:0;padding:0}
.search-stage .idxframe{display:block;width:100%;max-width:none;min-width:100%;height:min(82vh,1100px);min-height:640px;border:0;border-radius:0;background:var(--panel);box-sizing:border-box}
.crmls-box{background:var(--panel);border-top:1px solid var(--line);padding:18px 20px 28px;font-size:.82rem;color:var(--muted);line-height:1.5}
.crmls-box .inner{max-width:1320px;margin:0 auto;display:grid;gap:8px}
.crmls-box b{color:var(--ink);font-size:.88rem}
.crmls-box a{color:var(--blue)}
.mls-cta{margin-top:28px;background:var(--panel);border:1px solid var(--line);border-radius:8px;padding:22px 24px;display:flex;flex-wrap:wrap;gap:14px 24px;align-items:center;justify-content:space-between}
.mls-cta p{margin:4px 0 0;color:var(--muted);max-width:56ch}
@media (max-width:960px){
  .search-stage .idxframe{height:78vh;min-height:560px}
  .hero-search form{flex-direction:column}
  .hero-search button{padding:14px 18px}
}
@media (max-width:600px){
  .property-search-intro{white-space:normal}
  .search-top{padding:14px 14px 12px}
  .search-bar form{flex:1 1 100%}
  .search-stage .idxframe{height:70vh;min-height:480px}
  .idxframe{height:780px}
}
/* homepage no longer embeds the IDX map; lite CTA links to /search */
.mls-cta-lite{margin-top:28px}
.home-idx{display:none}
/* homepage property search now follows the profile photo and stats */
.property-search{background:var(--navy);color:#E8ECF1;padding-block:42px}
.property-search h2{color:#fff;font-size:clamp(1.9rem,3.8vw,2.8rem);margin:8px auto 0;text-align:center}
.property-search-intro{color:#C3CDD8;margin:10px auto 0;max-width:none;text-align:center;white-space:nowrap}
.property-search .hero-search{margin:20px auto 0;width:100%;max-width:720px}
.property-search .hero-search form{width:100%}


/* cash offer landing */
.co-hero{background:var(--navy);color:#E8ECF1;padding:56px 0 64px}
.co-hero h1{font-size:clamp(2.2rem,5vw,3.6rem);color:#fff;max-width:18ch}
.co-hero .lede{font-size:1.2rem;color:#C3CDD8;max-width:48ch;margin:16px 0 0}
.co-benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:36px}
.co-benefits div{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);border-radius:8px;padding:18px 20px}
.co-benefits b{display:block;color:#C9A45E;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;margin-bottom:6px}
.co-benefits p{margin:0;color:#E8ECF1;font-weight:600}
.co-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:40px;align-items:start}
.co-points{display:grid;gap:14px;margin:18px 0 0;padding:0;list-style:none}
.co-points li{display:grid;grid-template-columns:28px 1fr;gap:10px;align-items:start}
.co-points li::before{content:"✓";width:28px;height:28px;border-radius:50%;background:var(--blue-soft);color:var(--blue);font-weight:800;display:grid;place-items:center}
@media (max-width:900px){.co-grid,.co-benefits{grid-template-columns:1fr}}