:root{--storm:#1F2F3C;--ink:#191D20;--gold:#E3C068;--ivory:#F7F2E8;--muted:#5a6470;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Montserrat',system-ui,sans-serif;--ease:cubic-bezier(.22,.61,.36,1)}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--sans);font-weight:400;color:var(--ink);background:var(--ivory);line-height:1.7;font-size:16px}
img,video{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;letter-spacing:.005em}
h1{font-size:clamp(2.4rem,7vw,5rem)}
h2{font-size:clamp(2rem,4.6vw,3.3rem);margin-bottom:1rem}
h3{font-size:1.6rem;margin-bottom:.4rem}
.eyebrow{font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;font-weight:500;color:var(--storm);margin-bottom:1rem;display:block}
.dark .eyebrow,.hero .eyebrow{color:var(--gold)}
.wrap{width:min(1180px,90vw);margin:auto}
section{padding:clamp(4.5rem,11vw,8.5rem) 0}
.dark{background:var(--storm);color:var(--ivory)}
.ink{background:var(--ink);color:var(--ivory)}
.lead{font-size:1.08rem;color:var(--muted);max-width:62ch}
.dark .lead,.ink .lead{color:#d6d2c8}
.ph{display:inline-block;font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;border:1px dashed currentColor;padding:.25rem .6rem;border-radius:2px;opacity:.85;margin:.4rem 0}
/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;display:flex;align-items:center;justify-content:space-between;padding:1rem 5vw;transition:background .4s var(--ease),padding .4s var(--ease);color:var(--ivory)}
.hdr.solid{background:rgba(25,29,32,.92);backdrop-filter:blur(8px);padding:.6rem 5vw}
.hdr img{height:58px;width:auto}
.nav{display:none;gap:2rem;font-size:.75rem;letter-spacing:.18em;text-transform:uppercase}
.nav a{text-decoration:none;position:relative}
.nav a:after{content:"";position:absolute;left:0;bottom:-6px;height:1px;width:0;background:var(--gold);transition:width .35s var(--ease)}
.nav a:hover:after{width:100%}
.menu-btn{background:none;border:1px solid rgba(247,242,232,.5);color:inherit;padding:.5rem .8rem;font:inherit;font-size:.7rem;letter-spacing:.2em}
@media(min-width:960px){.nav{display:flex}.menu-btn{display:none}}
.nav.open{display:flex;position:fixed;inset:64px 0 auto;flex-direction:column;background:var(--ink);padding:2rem 5vw}
/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--ivory);padding:0 0 12vh;overflow:hidden;background:var(--ink)}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(25,29,32,.45) 0%,rgba(25,29,32,.15) 40%,rgba(25,29,32,.8) 100%)}
.hero .wrap{position:relative;z-index:2}
.hero p.sub{font-size:clamp(1rem,2.2vw,1.2rem);max-width:46ch;margin:1.2rem 0 2rem;color:#ece6da}
.search{display:flex;flex-wrap:wrap;gap:0;background:rgba(247,242,232,.96);max-width:760px;border-radius:2px;overflow:hidden}
.search input{flex:1 1 220px;border:0;padding:1.1rem 1.2rem;font:inherit;background:transparent;color:var(--ink);min-width:0}
.search button{flex:0 0 auto}
.search-note{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;margin-top:.7rem;color:#e9e3d6}
.btn{display:inline-block;font:inherit;font-size:.74rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;padding:1.05rem 1.8rem;border:1px solid var(--storm);background:var(--storm);color:var(--ivory);text-decoration:none;cursor:pointer;transition:background .35s var(--ease),color .35s var(--ease)}
.btn:hover{background:var(--ink)}
.btn.gold{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.btn.gold:hover{background:#ecd08d}
.btn.ghost{background:transparent;color:inherit;border-color:currentColor}
.scroll-cue{position:absolute;z-index:2;bottom:3vh;left:50%;width:1px;height:48px;background:linear-gradient(var(--gold),transparent);animation:cue 2.2s infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
/* intro */
.split{display:grid;gap:3rem}
@media(min-width:900px){.split{grid-template-columns:1fr 1fr;align-items:center;gap:6rem}}
.rule{width:56px;height:1px;background:var(--gold);margin:1.6rem 0}
.tldr{border-left:2px solid var(--gold);padding:.2rem 0 .2rem 1.2rem;margin:1.4rem 0;font-size:1.02rem}
/* slider */
.slider-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:2.5rem}
.arrows button{width:52px;height:52px;border-radius:50%;border:1px solid rgba(247,242,232,.45);background:none;color:var(--ivory);font-size:1.2rem;cursor:pointer;margin-left:.5rem;transition:.3s}
.arrows button:hover{background:var(--gold);color:var(--ink);border-color:var(--gold)}
.track{display:flex;gap:1.4rem;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;padding:0 5vw 1rem;scrollbar-width:none}
.track::-webkit-scrollbar{display:none}
.card{flex:0 0 min(78vw,380px);scroll-snap-align:start;position:relative;aspect-ratio:3/4;overflow:hidden;text-decoration:none;color:var(--ivory)}
.card img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover img{transform:scale(1.06)}
.card .cap{position:absolute;inset:auto 0 0;padding:2rem 1.6rem;background:linear-gradient(transparent,rgba(25,29,32,.88))}
.card .cap span{font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.card h3{font-size:2rem;margin:.3rem 0 0}
/* agents */
.agents{display:grid;gap:2.5rem}
@media(min-width:760px){.agents{grid-template-columns:1fr 1fr}}
.agent{display:flex;gap:1.4rem;align-items:flex-start}
.agent img{width:132px;height:160px;object-fit:cover;flex:0 0 auto;filter:saturate(.9)}
.agent small{display:block;color:var(--muted);font-size:.8rem;line-height:1.6}
.agent a{color:var(--storm)}
/* tools */
.tools{display:grid;gap:1.6rem}
@media(min-width:900px){.tools{grid-template-columns:repeat(3,1fr)}}
.tool{background:#fff;padding:2.2rem;border-top:2px solid var(--gold)}
.dark .tool{background:rgba(247,242,232,.05);border-color:var(--gold)}
.tool p{color:var(--muted);font-size:.92rem;margin-bottom:1.2rem}
.dark .tool p{color:#cfcabf}
label{display:block;font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;margin:.9rem 0 .3rem;font-weight:500}
input,select{width:100%;font:inherit;padding:.8rem .9rem;border:1px solid #cfc7b7;background:#fffdf9;color:var(--ink);border-radius:0}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:.8rem}
.result{font-family:var(--serif);font-size:2.4rem;margin:1rem 0 .2rem;color:var(--storm)}
.dark .result{color:var(--ivory)}
.fine{font-size:.72rem;color:var(--muted);line-height:1.55;margin-top:.8rem}
.dark .fine,.ink .fine{color:#bdb7aa}
.reveal-step{display:none;margin-top:1rem}
.reveal-step.on{display:block;animation:fade .5s var(--ease)}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.ok{font-size:.85rem;color:#2e5d3a;margin-top:.6rem;display:none}
.ok.on{display:block}
.dark .ok{color:var(--gold)}
/* cta band */
.band{position:relative;color:var(--ivory);text-align:center;background:var(--ink)}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.38}
.band .wrap{position:relative}
/* quotes */
.quotes{display:grid;gap:1.4rem}
@media(min-width:900px){.quotes{grid-template-columns:repeat(3,1fr)}}
.quote{border:1px dashed #b9b09e;padding:2rem;font-family:var(--serif);font-size:1.3rem;color:var(--muted)}
/* faq */
.faq details{border-bottom:1px solid #d8cfbf;padding:1.4rem 0}
.faq summary{cursor:pointer;list-style:none;font-family:var(--serif);font-size:1.45rem;display:flex;justify-content:space-between;gap:1rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";color:var(--storm);transition:transform .3s}
.faq details[open] summary:after{transform:rotate(45deg)}
.faq details p{margin-top:.8rem;color:var(--muted);max-width:70ch}
.updated{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
/* footer */
footer{background:var(--ink);color:#d9d4c9;padding:5rem 0 2.5rem;font-size:.85rem}
footer .cols{display:grid;gap:2.5rem}
@media(min-width:900px){footer .cols{grid-template-columns:1.3fr 1fr 1fr}}
footer h4,footer .fh{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:1rem;font-weight:500}
footer a{text-decoration:none}
footer .legal{border-top:1px solid #333a40;margin-top:3rem;padding-top:1.6rem;font-size:.72rem;color:#a29d93;line-height:1.7}
/* chat */
.chat-fab{position:fixed;right:18px;bottom:18px;z-index:60;width:58px;height:58px;border-radius:50%;background:var(--storm);border:1px solid var(--gold);color:var(--gold);font-size:1.4rem;cursor:pointer;box-shadow:0 8px 30px rgba(0,0,0,.25)}
.chat{position:fixed;right:18px;bottom:88px;z-index:60;width:min(360px,calc(100vw - 36px));background:var(--ivory);box-shadow:0 20px 60px rgba(0,0,0,.3);display:none;flex-direction:column;max-height:70vh}
.chat.on{display:flex;animation:fade .4s}
.chat header{background:var(--storm);color:var(--ivory);padding:1rem 1.2rem;font-family:var(--serif);font-size:1.3rem}
.chat .msgs{padding:1rem;overflow:auto;font-size:.88rem;flex:1}
.chat .m{background:#fff;padding:.7rem .9rem;margin-bottom:.6rem;border-left:2px solid var(--gold)}
.chat .chips button{font:inherit;font-size:.75rem;border:1px solid var(--storm);background:none;padding:.4rem .7rem;margin:.2rem;cursor:pointer}
/* modal */
.modal{position:fixed;inset:0;z-index:70;background:rgba(25,29,32,.7);display:none;align-items:center;justify-content:center;padding:5vw}
.modal.on{display:flex}
.modal .box{background:var(--ivory);padding:2.4rem;max-width:460px;width:100%;position:relative}
.modal .x{position:absolute;top:.6rem;right:.9rem;background:none;border:0;font-size:1.6rem;cursor:pointer}
/* reveal */
.fx{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.fx.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.fx{opacity:1;transform:none}html{scroll-behavior:auto}}
.crumbs{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:1rem;color:var(--storm)}
.crumbs a{text-decoration:none}
.hood{display:grid;gap:2rem;margin-top:3rem}
@media(min-width:900px){.hood{grid-template-columns:repeat(3,1fr)}}
.hood article img{aspect-ratio:4/3;object-fit:cover;width:100%;margin-bottom:1.2rem}
.stats{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:#3a4753;margin-top:2rem}
@media(min-width:900px){.stats{grid-template-columns:repeat(4,1fr)}}
.stats div{background:var(--storm);padding:2rem 1.4rem}
.stats b{display:block;font-family:var(--serif);font-size:2.2rem;font-weight:500}
.stats span{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:#cfcabf}
.dbg{position:fixed;left:12px;bottom:12px;z-index:55;background:rgba(25,29,32,.9);color:var(--ivory);font:11px/1.4 monospace;padding:.5rem .7rem;max-width:260px;display:none}
.dbg.on{display:block}
/* ===== Light luxury theme (Oct 27) ===== */
body{background:var(--ivory);color:var(--ink)}
h1,h2,h3{color:var(--storm)}
.dark h1,.dark h2,.dark h3{color:var(--ivory)}
.white{background:#fff}
.lead{color:#4f5862}
.eyebrow{color:var(--storm)}
.eyebrow:before{content:"";display:inline-block;width:28px;height:1px;background:var(--gold);vertical-align:middle;margin-right:.8rem}
.dark .eyebrow{color:var(--gold)}
.btn,.btn.gold{background:var(--storm);border-color:var(--storm);color:#fff}
.btn:hover,.btn.gold:hover{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.dark .btn,.dark .btn.gold{background:var(--ivory);border-color:var(--ivory);color:var(--storm)}
.dark .btn:hover{background:var(--gold);border-color:var(--gold);color:var(--ink)}
/* header */
.hdr{color:var(--storm);background:linear-gradient(rgba(255,255,255,.75),rgba(255,255,255,0))}
.hdr.solid{background:rgba(255,255,255,.95);box-shadow:0 1px 0 rgba(227,192,104,.6)}
.menu-btn{border-color:var(--storm);color:var(--storm)}
.nav.open{background:#fff}
/* hero: bright photo, soft ivory veil where the text sits */
.hero{color:var(--ink);background:var(--ivory);align-items:center;padding:7rem 0 5rem}
.hero:after{background:linear-gradient(90deg,rgba(247,242,232,.94) 0%,rgba(247,242,232,.82) 38%,rgba(247,242,232,.25) 68%,rgba(247,242,232,0) 100%)}
.hero h1{color:var(--storm)}
.hero .eyebrow{color:var(--storm)}
.hero p.sub{color:var(--ink);font-weight:500;letter-spacing:.02em}
.hero .crumbs{color:var(--storm)}
.cta2{display:flex;flex-wrap:wrap;gap:1rem}
.cta2 .btn{min-width:200px;text-align:center;padding:1.15rem 2rem;font-size:.8rem}
@media(max-width:700px){.hero:after{background:linear-gradient(180deg,rgba(247,242,232,.55) 0%,rgba(247,242,232,.9) 45%,rgba(247,242,232,.95) 100%)}.cta2 .btn{flex:1 1 100%}}
.search{background:#fff;border:1px solid #d8cfbf;margin:0 auto}
.search-note{color:#5a6470}
/* neighborhoods on light */
.white .arrows button,section:not(.dark) .arrows button{border-color:var(--storm);color:var(--storm)}
.card .cap span{color:#f3dfa8}
.card h3{color:#fff}
/* contact + tools on light */
.tool{background:#fff;border:1px solid #ece4d4;border-top:2px solid var(--gold)}
.white .tool{background:var(--ivory)}
.ok{color:#2e5d3a}
/* light CTA band on city pages */
.band{background:var(--ivory);color:var(--storm)}
.band img{opacity:.22}
.band h2{color:var(--storm)}
/* footer = the one dark band */
footer{background:var(--storm);color:#e6e1d6}
footer .legal{border-color:#3a4a58;color:#c4c0b6}
.quote{border:1px solid #e3d7bd;background:#fff;color:#4f5862}
.faq summary{color:var(--storm)}
.faq summary:after{color:var(--gold)}
.faq details p{color:#4f5862}
.agent small,.updated,.fine{color:#5a6470}
.dark .fine{color:#cfcabf}
.chat-fab{background:var(--storm);color:var(--gold)}
/* nav CTAs (same .btn styling as hero, scaled for header) */
.hdr .nav{margin-left:auto}
.hdr-ctas{display:none;gap:.6rem;margin-left:2rem}
.hdr-ctas .btn{padding:.7rem 1.1rem;font-size:.68rem;letter-spacing:.18em;white-space:nowrap}
.nav .nav-ctas{display:none}
.nav.open .nav-ctas{display:flex;flex-direction:column;gap:.6rem;margin-bottom:.5rem}
.nav.open .nav-ctas .btn{text-align:center;padding:.9rem 1rem}
.nav .nav-ctas a:after{display:none}
@media(min-width:960px){.hdr-ctas{display:flex}.nav{gap:1.5rem}}
@media(min-width:960px) and (max-width:1250px){.nav{gap:1rem;font-size:.68rem;letter-spacing:.12em}.hdr-ctas{margin-left:1.2rem}}
/* ---------- nav v2 ---------- */
.hdr{flex-wrap:wrap;column-gap:1.5rem}
.hdr .nav{margin-left:auto}
.nav .menu{list-style:none;margin:0;padding:0;display:flex;align-items:center;gap:1.35rem}
.nav .menu>li{position:relative}
.dd-btn{background:none;border:0;color:inherit;font:inherit;letter-spacing:inherit;text-transform:inherit;cursor:pointer;padding:.4rem 0;display:inline-flex;gap:.3rem;align-items:center}
.car{font-size:.7em;transition:transform .2s}
.sub{list-style:none;margin:0;padding:.6rem 0;position:absolute;top:100%;left:-1rem;min-width:240px;background:#fff;box-shadow:0 10px 30px rgba(25,29,32,.14);border-top:2px solid var(--gold);display:none;text-transform:none;letter-spacing:.04em;font-size:.85rem}
.sub a{display:block;padding:.55rem 1rem}
.sub a:hover,.sub a:focus{background:var(--ivory,#F7F2E8)}
.sub a:after{display:none}
.dd:hover>.sub,.dd:focus-within>.sub,.dd-btn[aria-expanded=true]+.sub{display:block}
.dd-btn[aria-expanded=true] .car{transform:rotate(180deg)}
.hdr-ctas{align-items:center}
.hdr-tel{text-decoration:none;font-size:.78rem;letter-spacing:.08em;white-space:nowrap;font-weight:500}
.hdr-tel:before{content:"☎ ";color:var(--gold)}
.nav-tel{display:block;text-align:center;padding:.6rem;text-decoration:none;font-size:.8rem}
@media(min-width:960px){.nav{font-size:.7rem;letter-spacing:.14em}.hdr-ctas{margin-left:0;gap:.8rem}}
/* compact two-row below 1500 */
@media(min-width:960px) and (max-width:1499px){.hdr{row-gap:.35rem}.hdr>a:first-child{order:0}.hdr .nav{order:2;flex-basis:100%;margin-left:0;justify-content:flex-end;display:flex}.hdr-ctas{order:1;margin-left:auto}.nav .menu{gap:1.6rem}.hdr img{height:50px}}
/* mobile menu */
.nav.open{inset:78px 0 auto;max-height:calc(100vh - 78px);overflow:auto}
.nav.open .menu{flex-direction:column;align-items:stretch;gap:0}
.nav.open .menu>li{border-bottom:1px solid rgba(25,29,32,.08)}
.nav.open .menu>li>a,.nav.open .dd-btn{display:flex;justify-content:space-between;width:100%;padding:.9rem 0}
.nav.open .sub{position:static;box-shadow:none;border:0;min-width:0;padding:0 0 .6rem 1rem;background:none}
.nav.open .dd:hover>.sub{display:none}.nav.open .dd-btn[aria-expanded=true]+.sub{display:block}
@media(min-width:960px) and (max-width:1499px){.hdr .nav{order:1;flex-basis:auto;margin-left:auto}.hdr-ctas{order:2;flex-basis:100%;justify-content:flex-end}}

/* Sold & Featured */
#sold-featured{background:var(--ivory)}
.sf-head{text-align:center;max-width:720px;margin:0 auto 2.5rem}
.sf-head h2{color:var(--storm);opacity:1}.sf-intro{color:#3d4752;margin-top:.6rem;font-size:1.02rem}
.sf-head .eyebrow{color:var(--storm);font-weight:600}
.sf-head.fx{transition-duration:.6s}
.sf-group{font-family:var(--serif);color:var(--storm);font-size:1.7rem;font-weight:500;margin:2.2rem 0 1.2rem;padding-bottom:.6rem;border-bottom:1px solid rgba(227,192,104,.6)}
.sf-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.lst{background:#fff;border-radius:2px;overflow:hidden;box-shadow:0 10px 30px rgba(25,29,32,.08);transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.lst:hover{transform:translateY(-6px);box-shadow:0 18px 40px rgba(25,29,32,.16)}
.lst-img{position:relative;aspect-ratio:3/2;background:var(--storm)}
.lst-img img{width:100%;height:100%;object-fit:cover;display:block}
.lst-img.g1{background:linear-gradient(135deg,#1F2F3C,#3a4e5e 60%,#c9b58a)}
.lst-img.g2{background:linear-gradient(160deg,#2a3b49,#1F2F3C 50%,#8f8061)}
.lst-img.g3{background:linear-gradient(120deg,#3a4e5e,#1F2F3C 55%,#b9a273)}
.lst-badge{position:absolute;top:1rem;left:1rem;background:var(--gold);color:var(--storm);font-size:.66rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:.35rem .7rem;border-radius:2px}
.lst-body{padding:1.3rem 1.4rem 1.5rem}
.lst-addr{font-family:var(--serif);font-size:1.35rem;color:var(--storm);line-height:1.3}
.lst-city{font-size:.8rem;color:var(--muted);letter-spacing:.08em;text-transform:uppercase;margin-top:.2rem}
.lst-facts{font-size:.85rem;color:var(--ink);margin-top:.8rem;padding-top:.8rem;border-top:1px solid #ece4d3}
.lst-price{font-weight:600;color:var(--storm);margin-top:.4rem}
.sf-cta{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap;margin-top:2.8rem}
.sf-cta .ghost{background:transparent;color:var(--storm);border:1px solid var(--storm)}
@media(max-width:1024px){.sf-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.sf-grid{grid-template-columns:1fr}}
/* Reviews refresh */
.rv{background:#F7F2E8}
.rv-head{text-align:center;max-width:760px;margin:0 auto}
.rv-summary{display:flex;flex-wrap:wrap;justify-content:center;align-items:center;gap:.6rem 1rem;margin-top:1.2rem;color:#3D4752;font-size:.95rem}
.rv-score{font-family:var(--serif);font-size:2.4rem;color:#1F2F3C;line-height:1}
.rv-stars{color:#E3C068;letter-spacing:.15em;font-size:1.15rem;text-shadow:0 0 0 #b8933a}
.rv-summary a,.rv-card a,.rv-note a{color:#1F2F3C;text-decoration:underline;text-underline-offset:3px}
.rv-grid{display:grid;gap:1.4rem;margin-top:2.5rem}
@media(min-width:760px){.rv-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1100px){.rv-grid{grid-template-columns:repeat(6,1fr)}.rv-card{grid-column:span 2}.rv-card:nth-child(4){grid-column:2/span 2}}
.rv-card{margin:0;background:#fff;border:1px solid #e8dcc0;border-top:3px solid #E3C068;padding:2rem 1.8rem 1.6rem;display:flex;flex-direction:column;gap:1rem;box-shadow:0 10px 30px -18px rgba(31,47,60,.25)}
.rv-card blockquote{margin:0;font-family:var(--serif);font-size:1.28rem;line-height:1.45;color:#1F2F3C;flex:1}
.rv-card figcaption{display:flex;flex-direction:column;gap:.2rem;font-size:.85rem;color:#3D4752;border-top:1px solid #efe6d2;padding-top:.9rem}
.rv-card figcaption strong{color:#1F2F3C;letter-spacing:.04em}
.rv-note{text-align:center;font-size:.8rem;color:#5b6570;margin-top:1.8rem}
/* ---------- lead funnels: buyer guide + newsletter (lf1) ---------- */
.hero-guide{margin-top:1.4rem;font-size:.8rem;letter-spacing:.16em;text-transform:uppercase}
.hero-guide a{color:var(--ivory);border-bottom:1px solid var(--gold);padding-bottom:3px}
.bg-sec{background:var(--ivory)}
.bg-cover{display:flex;justify-content:center}
.bg-book{width:min(340px,80vw);aspect-ratio:3/4;background:#fff;border:1px solid rgba(31,47,60,.12);border-left:10px solid var(--storm);box-shadow:0 30px 60px -25px rgba(31,47,60,.35),0 2px 0 var(--gold) inset;padding:2.2rem 1.8rem;display:flex;flex-direction:column;gap:1rem;transform:rotate(-2deg)}
.bg-book .bg-k{font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted)}
.bg-book img{width:110px;height:auto}
.bg-rule{width:48px;height:2px;background:var(--gold)}
.bg-book b{font-family:var(--serif);font-weight:500;font-size:2.3rem;line-height:1.05;color:var(--storm)}
.bg-book .bg-s{font-size:.82rem;color:var(--muted)}
.bg-book .bg-by{margin-top:auto;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--storm)}
.lf-thanks{font-family:var(--serif);font-size:1.6rem;color:var(--storm);margin-top:1rem;padding:1.2rem 1.4rem;border-left:2px solid var(--gold);background:#fff}
.lf .err{border-color:#a33}
.nl{background:#fff;border-top:1px solid rgba(31,47,60,.1);padding:4.5rem 0}
.nl-in{display:grid;grid-template-columns:1fr 1.3fr;gap:3rem;align-items:end}
.nl h2{margin:0 0 .6rem}
.nl-c{color:var(--muted);font-size:.92rem;max-width:34ch}
.nl-f{display:grid;grid-template-columns:1fr 1.4fr auto;gap:1rem;align-items:end}
.nl-f .btn{white-space:nowrap}
.nl .lf-thanks{grid-column:2}
@media(max-width:820px){.nl-in{grid-template-columns:1fr;gap:1.5rem}.nl-f{grid-template-columns:1fr}.nl .lf-thanks{grid-column:1}.bg-book{transform:none}}
/* listings block */
.ix-sec{background:#fff;padding-bottom:5rem}.ix-head{text-align:center;max-width:900px}.ix-head .lead{margin:0 auto 2rem}
.ix{position:relative;max-width:1400px;margin:0 auto;padding:0 3vw}
.ix-label{display:table;margin:0 auto 1rem;font-size:.72rem;letter-spacing:.08em;color:var(--storm);background:var(--ivory);border:1px solid rgba(31,47,60,.15);border-left:3px solid var(--gold);padding:.45rem 1rem;border-radius:999px}
.ix-bar{display:flex;flex-wrap:wrap;gap:.6rem;background:var(--ivory);padding:.8rem;border-radius:14px;box-shadow:0 10px 30px rgba(31,47,60,.08)}
.ix-bar select,.ix-more{flex:1 1 140px;font:inherit;font-size:.82rem;color:var(--storm);background:#fff;border:1px solid rgba(31,47,60,.14);border-radius:10px;padding:.8rem .9rem;cursor:pointer}
.ix-bar select:first-child{flex:2 1 200px}.ix-more{flex:0 1 auto}.ix-save{border-radius:10px;padding:.8rem 1.3rem}
.ix-toggle{display:none}
.ix-split{display:grid;grid-template-columns:5fr 7fr;gap:1.2rem;height:700px;margin-top:1.2rem}
.ix-map{position:relative;border-radius:16px;overflow:hidden;background:linear-gradient(135deg,#efe8da,#e6dfcf);border:1px solid rgba(31,47,60,.08)}
.ix-map svg{position:absolute;inset:0;width:100%;height:100%}
.ix-pin{position:absolute;transform:translate(-50%,-50%);background:var(--storm);color:var(--ivory);font-size:.7rem;font-weight:600;padding:.3rem .6rem;border-radius:999px;box-shadow:0 4px 12px rgba(31,47,60,.25);border:1px solid var(--gold)}
.ix-zoom{position:absolute;top:14px;right:14px;display:flex;flex-direction:column;background:#fff;border-radius:10px;overflow:hidden;box-shadow:0 4px 12px rgba(0,0,0,.1)}.ix-zoom b{width:34px;height:34px;display:grid;place-items:center;color:var(--storm)}
.ix-draw{position:absolute;left:14px;bottom:14px;font:inherit;font-size:.74rem;background:#fff;color:var(--storm);border:0;border-radius:999px;padding:.55rem 1rem;box-shadow:0 4px 12px rgba(0,0,0,.1)}
.ix-res{overflow-y:auto;padding-right:.4rem}.ix-meta{display:flex;justify-content:space-between;font-size:.78rem;color:var(--muted);margin-bottom:.8rem}
.ix-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.1rem}
.ix-card{background:#fff;border-radius:14px;overflow:hidden;border:1px solid rgba(31,47,60,.08);transition:transform .35s var(--ease),box-shadow .35s var(--ease)}
.ix-card:hover{transform:translateY(-3px);box-shadow:0 14px 30px rgba(31,47,60,.12)}
.ix-ph{position:relative;aspect-ratio:3/2;background:#d8d3c9}.ix-ph img{width:100%;height:100%;object-fit:cover;filter:grayscale(.35) brightness(.97)}
.ix-heart{position:absolute;top:10px;right:10px;width:34px;height:34px;border-radius:50%;border:0;background:rgba(255,255,255,.92);color:var(--storm);font-size:1.05rem;cursor:pointer}
.ix-tag{position:absolute;left:10px;top:10px;background:rgba(31,47,60,.85);color:var(--ivory);font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;padding:.25rem .6rem;border-radius:999px}
.ix-b{padding:.9rem 1rem 1.1rem}.ix-price{font-family:var(--serif);font-size:1.55rem;color:var(--storm);line-height:1.1}.ix-addr{font-size:.84rem;margin-top:.2rem}.ix-facts{font-size:.76rem;color:var(--muted)}
@media(max-width:860px){.ix-toggle{display:flex;justify-content:center;margin-top:1rem}.ix-toggle button{font:inherit;font-size:.78rem;padding:.55rem 1.4rem;border:1px solid var(--storm);background:#fff;color:var(--storm)}.ix-toggle button:first-child{border-radius:999px 0 0 999px}.ix-toggle button:last-child{border-radius:0 999px 999px 0}.ix-toggle .on{background:var(--storm);color:var(--ivory)}
.ix-split{display:block;height:auto}.ix-map{height:520px}.ix[data-view=list] .ix-map,.ix[data-view=map] .ix-res{display:none}.ix-res{overflow:visible}.ix-grid{grid-template-columns:1fr}.ix-bar select{flex:1 1 45%}.ix-label{font-size:.66rem;border-radius:10px;text-align:center}}

/* Sold by Quinley */
.sp-hero{padding:clamp(8rem,16vw,11rem) 0 clamp(3rem,6vw,4.5rem);background:var(--ivory)}
.sp-hero h1{color:var(--storm);max-width:16ch}
.sp-intro{font-size:1.12rem;color:var(--ink);max-width:62ch;margin-top:1.4rem}
.sp-kw{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:1.2rem;padding-top:1rem;border-top:1px solid var(--gold);display:inline-block}
.sp-stats-s{padding:clamp(2.5rem,6vw,4rem) 0}.sp-stats-s .stats{margin-top:0}.sp-stats-s .stats b{color:var(--ivory)}
.sp-grid{display:grid;gap:1.6rem;margin-top:2.5rem;grid-template-columns:repeat(auto-fill,minmax(270px,1fr))}
.sp-img{position:relative;aspect-ratio:3/2;overflow:hidden;background:var(--storm)}
.sp-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.lst:hover .sp-img img{transform:scale(1.04)}
.sp-ph{display:flex;flex-direction:column;align-items:center;justify-content:center;background:linear-gradient(150deg,#1F2F3C,#2c3e4d 70%,#3a4e5e);color:var(--ivory)}
.sp-ph:after{content:"";position:absolute;inset:14px;border:1px solid rgba(227,192,104,.45);pointer-events:none}
.sp-mono{font-family:var(--serif);font-size:3rem;font-weight:500;letter-spacing:.04em;line-height:1}
.sp-ph-c{font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:.7rem}
.sp-note{margin-top:2.5rem;color:var(--muted)}
/* Built & Renovated */
.bp{border-top:1px solid rgba(0,0,0,.08)}
.bp-intro{max-width:68ch}
.bp-copy{margin:.4rem 0 0;font-size:.95rem;line-height:1.5}
/* sold9 gallery */
.sp-img{position:relative}
.gal-btn{position:absolute;right:12px;bottom:12px;display:inline-flex;align-items:center;gap:6px;padding:7px 12px;background:rgba(255,253,248,.94);color:#1d1d1b;border:1px solid #E3C068;border-radius:2px;font:500 12px/1 inherit;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;transition:background .2s}
.gal-btn:hover{background:#fff}.gal-btn:focus-visible{outline:2px solid #1d1d1b;outline-offset:2px}
.glb{position:fixed;inset:0;z-index:9999;background:rgba(20,19,17,.94);display:flex;align-items:center;justify-content:center}
.glb[hidden]{display:none}
.glb-in{position:relative;width:100%;height:100%;display:flex;align-items:center;justify-content:center;padding:64px 72px}
.glb-f{margin:0;max-width:100%;max-height:100%}
.glb-f img{display:block;max-width:min(1600px,100%);max-height:calc(100vh - 140px);object-fit:contain;border-top:2px solid #E3C068;box-shadow:0 20px 60px rgba(0,0,0,.5)}
.glb-t{position:absolute;top:22px;left:28px;margin:0;color:#f6f1e6;font-size:15px;letter-spacing:.06em}
.glb-c{position:absolute;bottom:22px;left:0;right:0;text-align:center;margin:0;color:#f6f1e6;font-size:13px;letter-spacing:.15em}
.glb button{background:transparent;color:#f6f1e6;border:1px solid rgba(227,192,104,.55);cursor:pointer;border-radius:50%;width:48px;height:48px;font-size:28px;line-height:1}
.glb button:hover,.glb button:focus-visible{border-color:#E3C068;color:#fff;outline:none;background:rgba(227,192,104,.12)}
.glb-x{position:absolute;top:14px;right:18px}
.glb-p,.glb-n{position:absolute;top:50%;transform:translateY(-50%)}.glb-p{left:14px}.glb-n{right:14px}
@media(max-width:640px){.glb-in{padding:56px 8px}.glb-p,.glb-n{top:auto;bottom:10px;transform:none}.glb-p{left:10px}.glb-n{right:10px}.glb-c{bottom:26px}.glb-f img{max-height:calc(100vh - 150px)}}
/* city1 */
.cty-ctas{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:1.4rem}
.cty-pos{margin-top:1.6rem;padding:1.1rem 1.3rem;border-left:2px solid var(--gold);background:#fffdf8;color:var(--ink);font-size:.95rem;line-height:1.7}
.cty-hoods{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1.4rem}
.cty-hoods article{padding:1.4rem;border-top:2px solid var(--gold);background:var(--ivory)}
.cty-3{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:2rem}
.cty-3 h3{font-family:var(--serif);font-size:1.6rem;margin:.3rem 0 .6rem}
.qf .qf-mode{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--storm);border:1px dashed var(--storm);padding:.4rem .6rem;display:inline-block;margin-bottom:.8rem}
.qf textarea{width:100%;font:inherit}.qf-hp{position:absolute!important;left:-9999px;width:1px;height:1px;opacity:0}
.qf-ok{margin-top:1rem;padding:.8rem 1rem;background:#fffdf8;border-left:2px solid var(--gold);color:var(--ink)}
.qf .err{border-color:#a33!important}
.gl-list{margin:1.2rem 0 0 1.1rem;line-height:1.9}.gl-dl{margin-top:1.2rem}
.xp{display:grid;gap:1.6rem;margin-top:2rem;grid-template-columns:repeat(auto-fit,minmax(240px,1fr))}.xp>div{border-top:2px solid #E3C068;padding-top:.9rem}.xp h3{margin:0 0 .4rem}.xp p{margin:0;font-size:.95rem;line-height:1.55;color:var(--muted)}
#builders-edge .lead{margin-bottom:0}[data-draft][hidden]{display:none!important}
.ap{background:#1F2F3C;color:#F7F2E8}.ap h2,.ap h3{color:#F7F2E8}.ap .lead{color:#d9d2c3}.ap .eyebrow{color:#E3C068}
.ap-grid{display:grid;gap:1.4rem;margin-top:2.5rem;grid-template-columns:repeat(auto-fill,minmax(260px,1fr))}
.ap-card{border:1px solid rgba(227,192,104,.35);border-top:3px solid #E3C068;padding:1.3rem 1.4rem;background:rgba(247,242,232,.04)}.ap-card h3{font-size:1.35rem;margin:0 0 .5rem}.ap-card p{margin:0;font-size:.93rem;line-height:1.55;color:#d9d2c3}
.ap-more{margin-top:2.6rem;max-width:900px}.ap-more h3{color:#E3C068;font-size:1.6rem;margin:0 0 .8rem}.ap-more ul{margin:0;padding-left:1.1rem;color:#d9d2c3;line-height:1.6}.ap-more li{margin:.45rem 0}.ap-more b{color:#F7F2E8;font-weight:600}
.hero p.sub,.sp-hero p.sub{display:block;position:static;background:none;box-shadow:none;border:0;padding:0;min-width:0;list-style:none}
/* q11 multi-step valuation */
.vs fieldset{border:0;padding:0;margin:0}.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.vs-prog{display:flex;gap:.4rem;list-style:none;padding:0;margin:0 0 1rem;counter-reset:none}.vs-prog li{flex:1;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:#55606b;border-top:3px solid #ddd;padding-top:.4rem}
.vs-prog li span{display:inline-grid;place-items:center;width:1.4rem;height:1.4rem;border-radius:50%;background:#ddd;color:#1F2F3C;font-size:.72rem;margin-right:.25rem}
.vs-prog li.on{border-color:#C9A24A;color:#1F2F3C}.vs-prog li.on span{background:#1F2F3C;color:#E3C068}
.vs select{width:100%}
.kw-sec{padding:clamp(1.8rem,3.5vw,2.8rem) 0;background:var(--ivory)}.kw-sec .lead{max-width:60ch}
.kw-form{display:flex;gap:.8rem;align-items:flex-end;flex-wrap:wrap;margin:1.4rem 0;background:#fff;padding:1rem 1.2rem;border:1px solid #eadfc6;border-radius:6px;max-width:640px}.kw-form label{display:block;width:100%;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}.kw-form select{flex:1;min-width:200px;padding:.7rem;border:1px solid #d9d1bf;border-radius:4px;font:inherit}
.kw-groups{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1.2rem 2rem;margin:.8rem 0 1rem}.kw-gl{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--storm);font-weight:600;margin-bottom:.5rem}
.kw-chips{display:flex;flex-wrap:wrap;gap:.45rem}.kw-chip{display:inline-block;padding:.45rem .9rem;border:1px solid #c9b58a;border-radius:999px;background:#fff;color:var(--storm);text-decoration:none;font-size:.85rem;transition:background .2s}.kw-chip:hover,.kw-chip:focus-visible{background:var(--gold)}
.kw-frame-wrap{margin-top:2rem}.kw-frame-head{display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap;margin-bottom:.8rem}.kw-frame{position:relative;width:100%;height:min(85vh,900px);min-height:560px;border:1px solid #eadfc6;border-radius:6px;overflow:hidden;background:#fff}.kw-frame iframe{width:100%;height:100%;border:0;display:block}.kw-load{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:#fff;color:var(--muted);font-size:.9rem}.kw-load[hidden]{display:none}.kw-fine{font-size:.8rem;color:var(--muted);margin-top:.6rem}

.kw-q{display:flex;gap:.5rem;margin:1rem 0 .4rem;max-width:720px;background:#fff;border:1px solid #d9d1bf;border-radius:999px;padding:.35rem .35rem .35rem 1.1rem;box-shadow:0 2px 10px rgba(0,0,0,.06)}.kw-q input{flex:1;min-width:0;border:0;font:inherit;font-size:1rem;background:transparent;outline:none}.kw-q .btn{border-radius:999px}.kw-q:focus-within{border-color:var(--gold)}.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}.kw-sec h2,.kw-sec h1{margin-bottom:.3rem}.kw-other{border-style:dashed}

#top.hero{min-height:min(100svh,780px);padding-bottom:3rem}#top+.kw-sec{padding-top:2rem}
.kw-lbl{font-size:1rem;font-weight:600;color:var(--storm);margin:.9rem 0 .35rem}.kw-lbl label{cursor:pointer}.kw-q{margin-top:0}.kw-lbl+.kw-groups{margin-top:.2rem}
.kw-lbl label{text-transform:none;letter-spacing:normal;font-size:inherit;color:inherit;font-weight:inherit;display:inline}
@media(max-width:600px){.kw-q{padding-left:.9rem}.kw-q .btn{padding:.7rem 1rem;letter-spacing:.08em}.kw-q input{font-size:.95rem}}
.hero .sub2 span{display:block}@media(min-width:700px){.hero .sub2{max-width:none}.hero .sub2 span{white-space:nowrap}}
.pv p{margin-bottom:1rem;line-height:1.7}.pv-h{font-size:1.5rem;margin:2rem 0 .6rem}.pv-toc ol{columns:2;gap:2rem;font-size:.92rem;margin:0 0 1rem 1.2rem}@media(max-width:600px){.pv-toc ol{columns:1}}
.lst-yr{font-weight:400;color:var(--muted)}.sp-grid .lst .sp-img img{aspect-ratio:3/2;object-fit:cover;width:100%;height:auto;display:block}

/* q37: shared guide popup */
.gm{position:fixed;inset:0;background:rgba(20,28,36,.6);z-index:1000;display:flex;align-items:center;justify-content:center;padding:1rem}
.gm[hidden]{display:none}
.gm-box{background:#fff;border-top:4px solid #E3C068;border-radius:12px;max-width:560px;width:100%;max-height:92vh;overflow:auto;padding:1.6rem;position:relative}
.gm-box h2{font-size:1.6rem;margin:.3rem 0}
.gm-x{position:absolute;top:.5rem;right:.7rem;background:none;border:0;font-size:2rem;line-height:1;cursor:pointer;color:#1F2F3C;min-width:44px;min-height:44px}
body.gm-on{overflow:hidden}
.gm-box label{display:block;margin-top:.6rem}.gm-box input{width:100%}.gm-dl{margin-top:1rem}

/* q38 QA */
h1,h2,h3,h4,.eyebrow,summary{text-wrap:balance}
p,li,.lead,figcaption,blockquote{text-wrap:pretty}
.ft-social{display:flex;gap:.6rem;margin-top:1rem;flex-wrap:wrap}
.ft-social a{display:inline-flex;align-items:center;gap:.4rem;border:1px solid rgba(255,255,255,.35);border-radius:999px;padding:.35rem .8rem;font-size:.8rem;text-decoration:none;min-height:36px}
.ft-social a:hover{border-color:var(--gold)}
.ft-social svg{width:16px;height:16px;fill:currentColor}
#client-stories .sp-grid{display:flex;flex-wrap:wrap;justify-content:center}
#client-stories .sp-grid>article{flex:1 1 270px;max-width:360px}
.kw-cta{margin-top:2rem;padding:1.6rem;border:1px solid #e3dccd;border-radius:10px;background:#fff;display:flex;gap:1.2rem;align-items:center;justify-content:space-between;flex-wrap:wrap}
.kw-cta p{margin:0;max-width:52ch}
@media (max-width:700px){
 #sold-featured .sp-grid,#client-stories .sp-grid,.rv-grid{display:flex!important;flex-wrap:nowrap;overflow-x:auto;scroll-snap-type:x mandatory;gap:1rem;padding-bottom:.8rem;-webkit-overflow-scrolling:touch}
 #sold-featured .sp-grid>*,#client-stories .sp-grid>*,.rv-grid>*{flex:0 0 84%!important;max-width:none;scroll-snap-align:start}
 .swipe-hint{display:block!important}
}
.swipe-hint{display:none;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-top:.6rem}
/* q39 */
#contact .ct-split{align-items:center}
#contact .ct-photo{margin:0}#contact .ct-photo img{width:100%;height:auto;border-radius:18px;display:block;max-height:560px;object-fit:cover}
@media(max-width:860px){#contact .ct-photo{max-width:420px;margin:1.5rem auto 0}}
#about .ab-xp{margin-top:2.5rem}
.anchor{display:block;position:relative;top:-80px;visibility:hidden}