:root{--navy:#13213A;--ink:#13171E;--navy2:#1B2C4A;--gold:#C9A24A;--gold-lt:#E3C77A;--gold-dk:#8A7035;--ivory:#FBF8F1;--ivory2:#F3EDE0;--text:#2A2F3A;--muted:#5B6170;--line:#E2D9C4;--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:Rubik,system-ui,-apple-system,'Segoe UI',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ivory);color:var(--text);font-family:var(--sans);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img,svg{max-width:100%;display:block}
a{color:var(--navy);text-decoration-color:var(--gold);text-underline-offset:3px}
a:hover{color:var(--gold-dk)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:var(--ink);padding:10px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
h1,h2,h3{font-family:var(--serif);font-weight:500;color:var(--navy);line-height:1.1;margin:0 0 .5em}
h2{font-size:clamp(34px,4.2vw,50px)}
h3{font-size:26px}
p{margin:0 0 1em}
.eyebrow{font-size:13px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-dk);margin:0 0 14px;font-weight:500}
.rule{display:flex;align-items:center;gap:16px}
.rule:before,.rule:after{content:"";flex:1;height:1px;background:var(--gold)}
.lead{font-size:19px;color:var(--muted);max-width:68ch}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:48px;padding:0 26px;border-radius:2px;font:500 15px/1 var(--sans);letter-spacing:.08em;text-transform:uppercase;text-decoration:none;border:1px solid var(--gold);cursor:pointer;transition:background .2s,color .2s}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--gold-lt);color:var(--ink)}
.btn-ghost{background:transparent;color:var(--gold-lt)}
.btn-ghost:hover{background:rgba(201,162,74,.12);color:#fff}
.btn-navy{background:var(--navy);color:#F7F2E7;border-color:var(--navy)}
.btn-navy:hover{background:var(--navy2);color:#fff}

/* top bar + header */
.topbar{background:var(--ink);color:#CFC8B8;font-size:13.5px}
.topbar .wrap{display:flex;justify-content:space-between;gap:16px;padding-top:8px;padding-bottom:8px;flex-wrap:wrap}
.topbar a{color:var(--gold-lt);text-decoration:none}
header.site{background:var(--ivory);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:88px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--navy)}
.mark{width:64px;height:64px;flex:none;object-fit:contain}
footer.site .mark{width:84px;height:84px}
@media (max-width:520px){header.site .mark{width:54px;height:54px}}
.wordmark{font-family:var(--serif);font-size:18px;letter-spacing:.28em;line-height:1.05;color:var(--navy)}
.wordmark span{display:block;color:var(--gold-dk)}
.wordmark small{display:block;font-family:var(--sans);font-size:10.5px;letter-spacing:.3em;color:var(--muted);margin-top:4px;text-transform:uppercase}
nav.main ul{list-style:none;margin:0;padding:0;display:flex;gap:28px;align-items:center}
nav.main a{text-decoration:none;color:var(--navy);font-size:15px;letter-spacing:.06em}
nav.main a:hover,nav.main a[aria-current]{color:var(--gold-dk)}
nav.main .btn:hover{color:var(--gold-lt)}
nav.main .btn{color:#F7F2E7;min-height:42px;padding:0 18px;font-size:13.5px}
.menu-btn{display:none;background:none;border:1px solid var(--line);width:46px;height:46px;border-radius:2px;cursor:pointer}
.menu-btn span{display:block;width:20px;height:1.5px;background:var(--navy);margin:5px auto}
@media (max-width:920px){
  .menu-btn{display:block}
  nav.main{position:absolute;left:0;right:0;top:100%;background:var(--ivory);border-bottom:1px solid var(--line);display:none}
  nav.main.open{display:block}
  nav.main ul{flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 20px}
  nav.main li a{display:block;padding:14px 0;border-bottom:1px solid var(--line)}
  nav.main .btn{margin-top:14px;width:100%}
}

/* hero */
.hero{position:relative;background:radial-gradient(ellipse at 70% 0%,#22324F 0%,var(--navy) 55%,var(--ink) 100%);color:#E6E0D2;overflow:hidden}
.hero .wrap{position:relative;z-index:2;padding-top:84px;padding-bottom:210px;display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.hero h1{color:#F7F2E7;margin:0 0 22px}
.hero h1 .kw{display:block;font-family:var(--sans);font-size:14px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);font-weight:500;margin-bottom:18px}
.hero h1 .big{display:block;font-size:clamp(44px,5.6vw,74px);line-height:1.02}
.hero h1 em{display:block;color:var(--gold-lt);font-weight:500}
.hero p.lead{color:#D8D1C1}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}
.scene{position:absolute;left:0;right:0;bottom:-1px;z-index:1;width:100%;height:auto}
@media (max-width:920px){.hero .wrap{grid-template-columns:1fr;padding-top:56px;padding-bottom:150px;gap:36px}}

/* search card / IDX slot */
.search-card{background:rgba(251,248,241,.97);color:var(--text);padding:28px;border:1px solid var(--gold);outline:1px solid rgba(201,162,74,.45);outline-offset:7px;box-shadow:0 30px 60px rgba(0,0,0,.35)}
.search-card h2{font-size:30px;margin-bottom:4px}
.search-card .sub{font-size:14px;color:var(--muted);margin-bottom:18px}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:14px}
.field label{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-dk);font-weight:500}
.field input,.field select,.field textarea{font:inherit;font-size:16px;color:var(--text);background:#fff;border:1px solid #CFC5AE;border-radius:2px;padding:12px 14px;min-height:48px;width:100%}
.field textarea{min-height:120px;resize:vertical}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:520px){.grid2{grid-template-columns:1fr}}
.search-card .btn{width:100%}
.fineprint{font-size:12.5px;color:var(--muted);margin:12px 0 0;line-height:1.5}
.hidden{position:absolute!important;left:-9999px}
.form-status{margin-top:12px;font-size:15px;color:var(--navy);min-height:1em}

/* sections */
section.band{padding:96px 0}
section.band.alt{background:var(--ivory2)}
section.band.dark{background:var(--navy);color:#E6E0D2}
section.band.dark h2,section.band.dark h3{color:#F7F2E7}
section.band.dark .eyebrow{color:var(--gold)}
.head{max-width:760px;margin:0 0 48px}
.head.center{text-align:center;margin-left:auto;margin-right:auto}
.head.center .lead{margin-left:auto;margin-right:auto}

.trust{background:var(--ink);color:#CFC8B8;border-top:1px solid var(--gold-dk)}
.trust .wrap{display:grid;grid-template-columns:repeat(3,1fr);gap:0}
.trust div{padding:22px 20px;text-align:center;border-left:1px solid rgba(201,162,74,.25);font-size:14.5px}
.trust div:first-child{border-left:0}
.trust strong{display:block;font-family:var(--serif);font-size:22px;color:var(--gold-lt);font-weight:500}
.trust a{color:inherit}
@media (max-width:760px){.trust .wrap{grid-template-columns:1fr}.trust div{border-left:0;border-top:1px solid rgba(201,162,74,.25)}.trust div:first-child{border-top:0}}

.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}
@media (max-width:860px){.split{grid-template-columns:1fr;gap:36px}}

.pillars{display:grid;gap:22px}
.pillar{display:flex;gap:16px;align-items:flex-start}
.pillar svg{flex:none;width:30px;height:30px;stroke:var(--gold-dk);margin-top:3px}
.pillar h3{font-size:22px;font-weight:600;margin:0 0 2px}
.pillar p{margin:0;color:var(--muted);font-size:15.5px}

.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
@media (max-width:760px){.cards{grid-template-columns:1fr}}
.card{background:#fff;border:1px solid var(--line);padding:36px;position:relative}
.card:before{content:"";position:absolute;left:0;top:0;width:56px;height:3px;background:var(--gold)}
.card h3{font-size:32px}
.card ul{padding-left:20px;color:var(--muted);margin:0 0 22px}

.areas{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:20px}
.area{display:block;text-decoration:none;background:#fff;border:1px solid var(--line);padding:26px;transition:border-color .2s,transform .2s}
.area:hover{border-color:var(--gold);transform:translateY(-2px)}
.area h3{font-size:26px;margin:0 0 6px}
.area p{color:var(--muted);font-size:15px;margin:0 0 12px}
.area span{font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-dk)}

.broker{display:grid;grid-template-columns:auto 1fr;gap:40px;align-items:center}
.monogram{width:200px;height:200px;object-fit:contain}
.monogram span{font-family:var(--serif);font-size:62px;color:var(--gold-lt);letter-spacing:.06em}
@media (max-width:700px){.broker{grid-template-columns:1fr}.monogram{width:140px;height:140px}}
blockquote{margin:0;font-family:var(--serif);font-size:28px;line-height:1.3;color:var(--navy);font-style:italic}

.faq details{border-top:1px solid var(--line);padding:6px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;font-family:var(--serif);font-size:23px;color:var(--navy);padding:16px 40px 16px 0;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:6px;top:12px;font-size:28px;color:var(--gold-dk)}
.faq details[open] summary:after{content:"\2013"}
.faq details p{color:var(--muted);margin:0 0 18px;max-width:72ch}

.visit{display:grid;grid-template-columns:.9fr 1.1fr;gap:0;border:1px solid var(--gold);background:var(--navy);color:#E6E0D2}
.visit .info{padding:44px}
.visit h2{color:#F7F2E7;font-size:40px}
.visit dl{margin:0;display:grid;gap:16px}
.visit dt{font-size:12px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.visit dd{margin:2px 0 0;font-size:17px}
.visit a{color:#F7F2E7}
.visit table{border-collapse:collapse;font-size:15px}
.visit td{padding:2px 18px 2px 0}
.map{min-height:380px;background:#0E1626;position:relative}
.map iframe{position:absolute;inset:0;width:100%;height:100%;border:0;filter:grayscale(.3) contrast(1.05)}
.map .fallback{position:absolute;inset:0;display:grid;place-items:center;text-align:center;padding:24px;color:#CFC8B8}
@media (max-width:860px){.visit{grid-template-columns:1fr}.visit .info{padding:32px}}

.page-hero{background:radial-gradient(ellipse at 70% 0%,#22324F 0%,var(--navy) 60%,var(--ink) 100%);color:#D8D1C1;padding:72px 0 64px;border-bottom:1px solid var(--gold-dk)}
.page-hero h1{color:#F7F2E7;font-size:clamp(40px,5vw,64px)}
.page-hero .eyebrow{color:var(--gold)}
.crumbs{font-size:13.5px;margin-bottom:18px;color:#A9A293}
.crumbs a{color:var(--gold-lt);text-decoration:none}
.prose{max-width:760px}
.prose h2{font-size:38px;margin-top:1.2em}
.steps{counter-reset:s;display:grid;gap:22px;padding:0;list-style:none}
.steps li{counter-increment:s;display:grid;grid-template-columns:56px 1fr;gap:18px;align-items:start}
.steps li:before{content:counter(s,decimal-leading-zero);font-family:var(--serif);font-size:34px;color:var(--gold-dk);line-height:1}
.steps h3{font-size:22px;font-weight:600;margin:0 0 4px}
.steps p{margin:0;color:var(--muted)}
.idx-slot{min-height:200px}
.notice{border-left:3px solid var(--gold);background:#fff;padding:18px 22px;font-size:15.5px;color:var(--muted)}

footer.site{background:var(--ink);color:#A9A293;font-size:14.5px;padding:72px 0 28px}
footer.site .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:40px}
footer.site h3{font-family:var(--sans);font-size:12px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin:0 0 16px;font-weight:500}
footer.site ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer.site a{color:#E6E0D2;text-decoration:none}
footer.site a:hover{color:var(--gold-lt)}
footer.site .wordmark{color:#F7F2E7}
footer.site .wordmark span{color:var(--gold)}
footer.site .legal{border-top:1px solid #2A3140;margin-top:48px;padding-top:24px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:13px;line-height:1.6}
.tagline{font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);text-align:center;margin:28px 0 0}
.eho{display:inline-flex;align-items:center;gap:8px}
@media (max-width:860px){footer.site .cols{grid-template-columns:1fr 1fr}}
@media (max-width:520px){footer.site .cols{grid-template-columns:1fr}}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

.agents{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:22px}
.agent{background:#fff;border:1px solid var(--line);padding:28px 24px;text-align:center;position:relative}
.agent:before{content:"";position:absolute;left:50%;top:0;width:56px;height:3px;margin-left:-28px;background:var(--gold)}
.agent h3{font-size:26px;margin:14px 0 2px}.agent h3 a{text-decoration:none;color:var(--navy)}.agent h3 a:hover{color:var(--gold-dk)}
.agent .role{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dk);margin:0 0 6px}
.agent .dre{font-size:13px;color:var(--muted);margin:0 0 12px}
.agent .contact{font-size:15px;margin:0 0 12px;word-break:break-word}
.ini{width:96px;height:96px;margin:0 auto;border-radius:50%;background:var(--navy);display:grid;place-items:center;font-family:var(--serif);font-size:36px;letter-spacing:.06em;color:var(--gold-lt);box-shadow:0 0 0 3px #fff,0 0 0 4px var(--gold)}
.ini.big{width:120px;height:120px;font-size:44px;margin:0 0 20px}
.agent.assoc .ini{background:var(--ivory2);color:var(--gold-dk)}
.social{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px;justify-content:center}
.search-card .social{justify-content:flex-start}
.social a{display:inline-block;font-size:12.5px;letter-spacing:.06em;padding:6px 12px;border:1px solid var(--line);border-radius:99px;text-decoration:none;color:var(--navy);background:var(--ivory)}
.social a:hover{border-color:var(--gold);color:var(--gold-dk)}

.agent img.ini.photo{width:132px;height:165px;border-radius:999px 999px 8px 8px;object-fit:cover;object-position:50% 12%;background:var(--ivory2);display:block}
.search-card img.ini.big.photo{width:200px;height:250px;border-radius:999px 999px 8px 8px;object-fit:cover;object-position:50% 12%;margin:0 0 20px}