:root {
  --paper: #f6f3ed;
  --paper-light: #fffdf8;
  --ink: #171a19;
  --muted: #70736d;
  --green: #202a25;
  --green-soft: #334038;
  --gold: #e5b83f;
  --gold-light: #f2cb63;
  --line: #d9d5ca;
  --serif: 'Playfair Display', Georgia, serif;
  --sans: 'DM Sans', Arial, sans-serif;
  --display: 'Manrope', Arial, sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--sans); -webkit-font-smoothing: antialiased; }
a { color: inherit; }
.icon-arrow { display: inline-block; flex: 0 0 1rem; width: 1rem; height: 1rem; vertical-align: -.18em; color: var(--gold); background-color: currentColor; -webkit-mask: url('assets/icons/arrow-up-right.svg') center / contain no-repeat; mask: url('assets/icons/arrow-up-right.svg') center / contain no-repeat; }
.icon-arrow-left { -webkit-mask-image: url('assets/icons/arrow-left.svg'); mask-image: url('assets/icons/arrow-left.svg'); }
img { display: block; max-width: 100%; }
button, input, select, textarea { font: inherit; }
.skip-link { position: absolute; z-index: 20; top: 8px; left: -9999px; padding: 12px 16px; color: var(--ink); background: white; }
.skip-link:focus { left: 10px; }
.site-header { position: relative; z-index: 20; display: flex; align-items: center; justify-content: space-between; min-height: 104px; max-width: 1500px; margin: auto; padding: 0 7.1%; }
.brand { width: 164px; display: block; }
.brand img { width: 100%; height: auto; }
.brand-personal { width: auto; display: grid; gap: .12rem; color: var(--ink); text-decoration: none; }
.brand-name { font: 700 1.07rem/1 var(--display); letter-spacing: -.045em; }
.brand-context { color: #737a70; font-size: .46rem; font-weight: 700; letter-spacing: .19em; }
.header-actions { display: flex; align-items: center; gap: .65rem; }
.header-call { display: inline-flex; align-items: center; justify-content: center; min-height: 40px; padding: 0 .8rem; border: 1px solid #c6c7bd; font-size: .66rem; font-weight: 700; text-decoration: none; }
.header-call:hover { border-color: var(--gold); }
.menu-toggle { display: grid; gap: 5px; width: 42px; height: 42px; place-content: center; border: 1px solid #c6c7bd; background: transparent; cursor: pointer; }
.menu-toggle span { display: block; width: 17px; height: 1px; background: var(--ink); transition: transform .18s ease, opacity .18s ease; }
.menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(6px) rotate(45deg); }
.menu-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-6px) rotate(-45deg); }
.menu-toggle:focus-visible, .header-call:focus-visible, .primary-nav a:focus-visible, .primary-nav summary:focus-visible { outline: 2px solid #947322; outline-offset: 3px; }
.primary-nav { position: absolute; top: calc(100% - 1px); right: 7.1%; z-index: 15; display: none; flex-direction: column; gap: 0; width: min(380px, calc(100vw - 32px)); padding: .5rem 1.15rem 1rem; border: 1px solid var(--line); background: var(--paper-light); box-shadow: 0 18px 35px rgba(20,24,21,.13); font-size: .75rem; font-weight: 600; }
.primary-nav.is-open { display: flex; }
.primary-nav a { display: block; padding: .9rem 0; border-bottom: 1px solid #e7e3d8; text-decoration: none; transition: color .18s ease; }
.primary-nav a:hover, .primary-nav summary:hover, .footer-links a:hover { color: #947322; }
.primary-nav .nav-services { border-bottom: 1px solid #e7e3d8; }
.primary-nav .nav-services > summary { display: flex; align-items: center; justify-content: space-between; min-height: 43px; cursor: pointer; list-style: none; }
.primary-nav .nav-services > summary::-webkit-details-marker { display: none; }
.nav-chevron { display: inline-block; width: .5rem; height: .5rem; margin: -.2rem .3rem 0 0; border-right: 2px solid #947322; border-bottom: 2px solid #947322; transform: rotate(45deg); transition: transform .18s ease; }
.nav-services[open] .nav-chevron { transform: rotate(225deg); }
.services-submenu { display: none; grid-template-columns: 1fr 1fr; gap: 0 .6rem; padding: 0 0 .6rem .7rem; }
.nav-services[open] .services-submenu { display: grid; }
.primary-nav .services-submenu a { padding: .62rem .4rem; border: 0; color: #60675f; font-size: .68rem; }
.primary-nav .services-submenu .services-overview { grid-column: 1 / -1; color: var(--ink); font-weight: 700; }
.primary-nav a.nav-admin { color: #637362; font-weight: 700; }
.primary-nav a.nav-admin .icon-arrow, .nav-contact .icon-arrow { margin-left: .45rem; color: #947322; }
.primary-nav .nav-contact { margin-top: .65rem; padding: .9rem 1rem; border: 0; color: white; background: var(--ink); }
.hero { display: grid; grid-template-columns: .95fr 1.05fr; align-items: center; gap: clamp(3rem, 7vw, 7.5rem); max-width: 1500px; min-height: 630px; margin: 0 auto; padding: 2.5rem 7.1% 5rem; }
.hero-personal { grid-template-columns: 1.02fr .98fr; min-height: 660px; padding-top: 3rem; padding-bottom: 5.1rem; }
.hero-personal .hero-copy { padding: .25rem 0; }
.hero-copy { padding: 1rem 0 .5rem; }
.eyebrow { display: flex; align-items: center; gap: .7rem; margin: 0 0 1.25rem; color: #737a70; font-size: .61rem; font-weight: 700; letter-spacing: .16em; line-height: 1.5; }
.eyebrow-line { display: inline-block; flex: 0 0 27px; height: 1px; background: var(--gold); }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 500; letter-spacing: -.045em; }
h1 em, h2 em { color: #718078; font-weight: 500; }
.hero h1 { max-width: 650px; margin: 0 0 1.35rem; font-size: clamp(3.7rem, 6.9vw, 6.7rem); line-height: .96; }
.hero-personal h1 { margin-bottom: 1.4rem; font-size: clamp(4.2rem, 7.5vw, 7.2rem); line-height: .87; letter-spacing: -.065em; }
.hero-intro { max-width: 450px; margin-bottom: 0; color: #5f655f; font-size: .94rem; line-height: 1.8; }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: .7rem 1.4rem; margin-top: 1.9rem; }
.button { display: inline-flex; align-items: center; justify-content: center; gap: 1.15rem; min-height: 51px; padding: 0 1.2rem; border: 1px solid transparent; border-radius: 1px; font-size: .71rem; font-weight: 700; text-decoration: none; cursor: pointer; transition: background .2s ease, transform .2s ease, color .2s ease; }
.button:hover { transform: translateY(-2px); }
.button .icon-arrow { color: var(--gold); }
.button-dark { color: white; background: var(--ink); }
.button-dark:hover { background: #364139; }
.button-text { padding-right: 0; padding-left: 0; color: #4d554e; }
.hero-signature { display: flex; flex-direction: column; gap: .1rem; margin-top: 2.7rem; color: #737a70; font-size: .58rem; letter-spacing: .07em; text-transform: uppercase; }
.signature { color: var(--ink); font: italic 1.55rem var(--serif); letter-spacing: -.02em; text-transform: none; }
.hero-credentials { display: flex; flex-wrap: wrap; align-items: center; gap: .55rem .8rem; margin-top: 2.25rem; color: #777d75; font-size: .52rem; font-weight: 700; letter-spacing: .1em; }
.hero-credentials strong { margin-left: .3rem; color: var(--ink); font-size: .57rem; letter-spacing: .03em; }
.hero-credentials i { width: 3px; height: 3px; border-radius: 50%; background: var(--gold); }
.hero-credentials small { flex-basis: 100%; color: #858a82; font-size: .45rem; letter-spacing: .17em; }
.hero-image-wrap { position: relative; min-height: 492px; margin: 0 16px 19px 0; }
.hero-personal .hero-image-wrap { width: min(100%, 520px); min-height: 0; aspect-ratio: 4 / 5; justify-self: end; }
.hero-personal .hero-image { object-position: center 20%; }
.hero-personal .hero-image-shade { background: linear-gradient(180deg, rgba(10,16,13,.02) 48%, rgba(10,16,13,.52) 100%); }
.hero-personal .hero-image-caption { right: 1.4rem; bottom: 1.35rem; }
.hero-personal .hero-image-caption strong { font-size: 1.18rem; line-height: 1.15; }
.hero-image-wrap::after { position: absolute; z-index: -1; top: 19px; right: -16px; bottom: -19px; left: 16px; border: 1px solid var(--gold); content: ''; }
.hero-image { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; }
.hero-image-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,16,13,.05) 30%, rgba(10,16,13,.64) 100%); }
.hero-image-caption { position: absolute; right: 1.5rem; bottom: 4.1rem; display: grid; gap: .42rem; color: #fff; text-align: right; }
.hero-image-caption span { color: var(--gold-light); font-size: .53rem; font-weight: 700; letter-spacing: .2em; }
.hero-image-caption strong { font: 500 1.35rem var(--serif); }
.agent-card { position: absolute; right: auto; bottom: -20px; left: -22px; display: flex; align-items: center; gap: .8rem; min-width: 235px; padding: .6rem .95rem .6rem .6rem; background: var(--paper-light); box-shadow: 0 10px 28px rgba(0,0,0,.14); }
.agent-card img { width: 48px; height: 48px; border-radius: 50%; object-fit: cover; object-position: center 25%; }
.agent-card span { display: grid; gap: .25rem; }
.agent-card strong { font: 600 .78rem var(--serif); }
.agent-card small { color: var(--muted); font-size: .53rem; }
.agent-card a { margin-left: auto; color: #99782b; text-decoration: none; }
.sample-note { position: absolute; right: 0; bottom: -2.1rem; color: #747971; font-size: .53rem; }
.intro-band { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: .85rem; min-height: 116px; padding: 1.7rem 6%; color: white; background: var(--green); }
.intro-band > span { color: var(--gold-light); font-family: var(--display); font-size: .68rem; font-weight: 800; letter-spacing: .17em; }
.intro-band i { width: 4px; height: 4px; border-radius: 50%; background: #a7a99e; }
.intro-band p { flex-basis: 100%; margin: -.55rem 0 0; color: #d4d6cf; font: italic .94rem var(--serif); text-align: center; }
.section-wrap { max-width: 1500px; margin: auto; padding: 7.2rem 7.1%; }
.section-title { display: flex; align-items: end; justify-content: space-between; gap: 3rem; margin-bottom: 2.8rem; }
.section-title h2 { margin: 0; font-size: clamp(2.8rem, 5vw, 4.7rem); line-height: 1.02; }
.section-title > p { max-width: 365px; margin: 0 0 .25rem; color: #656b65; font-size: .8rem; line-height: 1.85; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); grid-auto-rows: 263px; gap: 1rem; }
.service-card { position: relative; display: block; min-width: 0; overflow: hidden; color: white; text-decoration: none; background: #333d37; }
.service-card-tall { grid-row: span 2; }
.service-card > img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s cubic-bezier(.18,.68,.2,1); }
.service-card:hover > img { transform: scale(1.045); }
.service-card-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(11,17,14,.16) 10%, rgba(11,17,14,.05) 30%, rgba(11,17,14,.76) 100%); }
.service-index { position: absolute; top: 1.15rem; left: 1.25rem; color: #fff; font-size: .53rem; font-weight: 700; letter-spacing: .16em; }
.service-card-content { position: absolute; right: 1.2rem; bottom: 1.25rem; left: 1.25rem; display: grid; grid-template-columns: 1fr auto; align-items: end; gap: .35rem .8rem; }
.service-card-content strong { grid-column: 1 / -1; font: 500 clamp(1.4rem, 2.5vw, 2rem) var(--serif); letter-spacing: -.02em; }
.service-card-content small { color: #ebe9e2; font-size: .65rem; }
.service-card-content .icon-arrow { width: 1.15rem; height: 1.15rem; color: var(--gold-light); }
.listings-section { overflow: hidden; color: white; background: #171b19; }
.listings-inner { position: relative; max-width: 1500px; min-height: 373px; margin: auto; padding: 4.4rem 7.1%; }
.eyebrow-light { color: #c5c9c1; }
.listings-content { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 4rem; max-width: 950px; }
.listings-content h2 { margin: 0; font-size: clamp(4rem, 7vw, 6.3rem); line-height: .87; }
.listings-content h2 em { color: var(--gold-light); }
.listings-content p { max-width: 385px; margin: 0 0 1.2rem; color: #d1d3cb; font-size: .8rem; line-height: 1.8; }
.button-light { color: var(--ink); background: var(--paper-light); }
.button-light .icon-arrow { color: #92701f; }
.listings-mark { position: absolute; right: 6%; bottom: -3.2rem; color: rgba(255,255,255,.035); font: 800 18rem/.8 var(--display); letter-spacing: -.12em; pointer-events: none; }
.how-section { padding-top: 6.4rem; padding-bottom: 7rem; }
.section-title-compact { margin-bottom: 3rem; }
.steps { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.steps article { min-height: 174px; padding: 1.45rem 1.5rem 0 0; }
.steps article + article { padding-left: 1.5rem; border-left: 1px solid var(--line); }
.steps article > span { color: #9b7b36; font-size: .58rem; font-weight: 700; letter-spacing: .15em; }
.steps h3 { max-width: 250px; margin: 1rem 0 .55rem; font: 500 1.28rem/1.25 var(--serif); }
.steps p { max-width: 285px; margin: 0; color: #6e736e; font-size: .68rem; line-height: 1.7; }
.about-section { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: clamp(3rem, 8vw, 8rem); padding: 6.5rem max(7.1%, calc((100% - 1288px) / 2)); background: #eae6dc; }
.about-photo { position: relative; max-width: 485px; }
.about-photo img { width: 100%; aspect-ratio: 4 / 4.1; object-fit: cover; object-position: center 24%; }
.about-photo::after { position: absolute; z-index: 0; inset: 16px -17px -17px 17px; border: 1px solid var(--gold); content: ''; }
.about-photo > span { position: absolute; bottom: 0; left: 0; z-index: 1; padding: .85rem 1rem; color: white; background: var(--green); font-size: .51rem; font-weight: 700; letter-spacing: .15em; }
.about-copy { max-width: 540px; }
.about-copy h2 { margin: 0 0 1.3rem; font-size: clamp(3rem, 5vw, 5rem); line-height: .99; }
.about-copy > p:not(.eyebrow) { color: #5b625d; font-size: .82rem; line-height: 1.85; }
.license-pair { display: flex; gap: 2rem; margin: 1.6rem 0; padding-top: 1.2rem; border-top: 1px solid #cfcbc0; }
.license-pair span { display: grid; gap: .32rem; color: #727970; font-size: .53rem; font-weight: 700; letter-spacing: .12em; }
.license-pair strong { color: var(--ink); font-size: .72rem; letter-spacing: .03em; }
.text-arrow { display: inline-flex; gap: 1rem; color: var(--ink); font-size: .7rem; font-weight: 700; text-decoration: none; }
.text-arrow .icon-arrow { color: #a27a22; }
.contact-section { display: grid; grid-template-columns: .8fr 1.2fr; align-items: center; gap: clamp(3rem, 7vw, 7rem); padding: 6.3rem max(7.1%, calc((100% - 1288px) / 2)); color: white; background: var(--green); }
.contact-intro { max-width: 440px; }
.contact-intro h2 { margin: 0 0 1.1rem; font-size: clamp(3.1rem, 5.5vw, 5rem); line-height: .98; }
.contact-intro h2 em { color: var(--gold-light); }
.contact-intro > p:not(.eyebrow) { max-width: 365px; color: #d3d7d0; font-size: .77rem; line-height: 1.85; }
.contact-links { display: grid; gap: .8rem; margin-top: 1.65rem; }
.contact-links a { color: white; font-size: .76rem; text-decoration: none; }
.contact-links a .icon-arrow { margin-left: .4rem; color: var(--gold-light); }
.contact-address { margin: 1.2rem 0 0; color: #afb6ad !important; font-size: .65rem !important; }
.lead-form { padding: clamp(1.5rem, 4vw, 3rem); color: var(--ink); background: var(--paper-light); }
.form-kicker { display: flex; justify-content: space-between; color: #737c72; font-size: .53rem; font-weight: 700; letter-spacing: .16em; }
.form-kicker span:last-child { color: #a8a89f; }
.lead-form h3 { margin: 1.2rem 0 1.55rem; font: 500 clamp(1.55rem, 3vw, 2.1rem) var(--serif); letter-spacing: -.025em; }
.form-row { display: grid; gap: .45rem; margin-bottom: .92rem; }
.form-row label { color: #4d554e; font-size: .59rem; font-weight: 700; }
.form-row label small { margin-left: .3rem; color: #9b9d96; font-size: .47rem; letter-spacing: .1em; }
.form-row input, .form-row select, .form-row textarea { width: 100%; min-height: 43px; padding: .7rem .75rem; border: 1px solid #d5d6ce; border-radius: 0; outline: none; color: var(--ink); background: #fffefa; font-size: .72rem; }
.form-row textarea { min-height: 80px; resize: vertical; }
.form-row input:focus, .form-row select:focus, .form-row textarea:focus { border-color: #8b9a8e; box-shadow: 0 0 0 2px rgba(139,154,142,.18); }
.form-row ::placeholder { color: #a4a69f; }
.two-col { grid-template-columns: 1fr 1fr; gap: .85rem; }
.submit-button { width: 100%; justify-content: space-between; margin-top: .25rem; }
.form-status { margin: .8rem 0 0; color: #767d74; font-size: .55rem; line-height: 1.65; }
.trap-field { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.site-footer { padding: 3.4rem max(7.1%, calc((100% - 1288px) / 2)) 1rem; color: #d7d8d1; background: #131614; }
.footer-main { display: grid; grid-template-columns: 1.2fr .9fr 1fr; align-items: start; gap: 2.5rem; padding-bottom: 2.6rem; }
.footer-brand { display: block; width: 205px; }
.footer-brand img { width: 100%; height: auto; }
.footer-contact, .footer-links { display: grid; align-content: start; gap: .5rem; color: #c0c4bc; font-size: .6rem; line-height: 1.5; }
.footer-contact strong { color: white; font: 500 1.13rem var(--serif); }
.footer-contact a { margin-top: .4rem; color: var(--gold-light); text-decoration: none; }
.footer-links { grid-template-columns: 1fr 1fr; gap: .65rem 1.3rem; }
.footer-links a { text-decoration: none; }
.footer-links .icon-arrow { width: .8rem; height: .8rem; color: var(--gold-light); }
.compliance-row { display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding: 1rem 0; border-top: 1px solid rgba(255,255,255,.15); border-bottom: 1px solid rgba(255,255,255,.15); }
.compliance-brand { display: flex; align-items: center; gap: 1.2rem; }
.compliance-brand img { width: min(265px, 44vw); height: auto; padding: .35rem; background: var(--paper-light); }
.compliance-brand span { max-width: 260px; color: #bcc1b9; font-size: .56rem; line-height: 1.7; }
.equal-housing-mark { width: 62px; height: 62px; object-fit: contain; padding: .35rem; background: var(--paper-light); }
.footer-bottom { display: flex; align-items: center; justify-content: space-between; gap: 1rem; padding-top: 1.1rem; color: #8d948c; font-size: .52rem; }
.footer-bottom a { color: #d8bc72; text-decoration: none; }

/* Individual service pages */
.service-hero { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: clamp(3rem, 7vw, 7rem); max-width: 1500px; margin: 0 auto; padding: 3.6rem 7.1% 6rem; }
.service-hero-copy h1 { max-width: 610px; margin: .4rem 0 1.3rem; font-size: clamp(3.4rem, 6vw, 5.8rem); line-height: .98; }
.service-hero-copy > p:not(.eyebrow) { max-width: 440px; color: #606760; font-size: .88rem; line-height: 1.85; }
.service-hero-image { position: relative; height: clamp(340px, 43vw, 530px); }
.service-hero-image img { width: 100%; height: 100%; object-fit: cover; }
.service-hero-image::after { position: absolute; inset: 15px -15px -15px 15px; z-index: -1; border: 1px solid var(--gold); content: ''; }
.service-detail-note { position: absolute; right: 0; bottom: -2.05rem; color: #777c74; font-size: .54rem; }
.service-page-body { background: #eae6dc; }
.service-page-body-inner { display: grid; grid-template-columns: .85fr 1.15fr; gap: 4rem; max-width: 1500px; margin: auto; padding: 5.2rem 7.1%; }
.service-page-body h2 { margin: 0; font-size: clamp(2.5rem, 4.5vw, 4rem); line-height: 1.04; }
.service-page-body-copy { max-width: 600px; }
.service-page-body-copy p { color: #5d655e; font-size: .8rem; line-height: 1.9; }
.service-page-body-copy ul { display: grid; gap: .65rem; margin: 1.5rem 0 0; padding: 0; list-style: none; }
.service-page-body-copy li { display: flex; gap: .8rem; color: #4f5850; font-size: .75rem; line-height: 1.6; }
.service-page-body-copy li::before { color: #a17a24; content: '—'; }
.service-cta { display: flex; align-items: center; justify-content: space-between; gap: 2rem; max-width: 1500px; margin: auto; padding: 3rem 7.1%; }
.service-cta h2 { margin: 0; font: 500 clamp(1.8rem, 3vw, 2.7rem) var(--serif); }
.service-cta .button { flex: none; }
.service-footer { margin-top: 0; }

/* Private CRM */
.crm-page { min-height: 100vh; background: #f2f0e9; }
.crm-header { display: flex; align-items: center; justify-content: space-between; min-height: 83px; padding: 0 5vw; background: white; border-bottom: 1px solid #e3e0d7; }
.crm-header img { width: 132px; }
.crm-header a:last-child { display: inline-flex; align-items: center; gap: .3rem; color: #596159; font-size: .7rem; text-decoration: none; }
.crm-header a:last-child .icon-arrow { color: #947322; }
.crm-main { max-width: 1100px; margin: auto; padding: 3.5rem 5vw 6rem; }
.crm-intro { display: flex; align-items: end; justify-content: space-between; gap: 2rem; margin-bottom: 2rem; }
.crm-intro h1 { margin: 0; font-size: clamp(2.5rem, 5vw, 4rem); }
.crm-intro p { margin: 0; color: #6d746c; font-size: .75rem; }
.crm-panel { padding: clamp(1.2rem, 3.5vw, 2.25rem); border: 1px solid #e5e2d9; border-radius: 8px; background: white; box-shadow: 0 15px 45px rgba(26,32,28,.06); }
.crm-login { max-width: 520px; margin: 2.4rem auto; }
.crm-login p { color: #70766e; font-size: .76rem; line-height: 1.7; }
.crm-google-button { width: 100%; margin-top: .5rem; }
.crm-google-button:disabled { cursor: wait; opacity: .7; }
.crm-message { min-height: 1.2rem; margin: .7rem 0 0; color: #5f6e60; font-size: .68rem; }
.crm-toolbar { display: grid; grid-template-columns: minmax(220px,1fr) auto auto auto; align-items: center; gap: .65rem; margin: 1.3rem 0 1rem; }
.crm-toolbar input, .crm-toolbar select { width: 100%; min-height: 43px; padding: .65rem .75rem; border: 1px solid #d5d6ce; border-radius: 4px; background: white; font-size: .7rem; }
.crm-toolbar button { min-height: 41px; padding: 0 .9rem; border: 1px solid #c8c8be; border-radius: 4px; background: transparent; color: var(--ink); font-size: .66rem; font-weight: 700; cursor: pointer; }
.crm-toolbar button:hover, .crm-save:hover { border-color: var(--gold); background: #fbf7e9; }
.crm-signout { justify-self: end; }
.crm-pipeline { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: .55rem; margin: 1.25rem 0 1.6rem; }
.pipeline-stage { display: flex; min-width: 0; flex-direction: column; align-items: start; gap: .5rem; padding: .85rem .9rem; border: 1px solid #e2e0d8; border-radius: 5px; background: #fbfaf6; color: #656d64; text-align: left; cursor: pointer; transition: background .18s ease, border-color .18s ease, color .18s ease; }
.pipeline-stage span { font-size: .62rem; font-weight: 600; }
.pipeline-stage strong { color: var(--ink); font: 600 1.35rem var(--display); }
.pipeline-stage.is-active { border-color: #334038; background: #202a25; color: #f8f6ef; }
.pipeline-stage.is-active strong { color: var(--gold-light); }
.pipeline-stage:focus-visible { outline: 2px solid #947322; outline-offset: 2px; }
.crm-list-heading { display: flex; align-items: baseline; justify-content: space-between; gap: 1rem; margin: 1.5rem 0 .8rem; }
.crm-list-heading h2 { margin: 0; font: 600 1.25rem var(--display); letter-spacing: -.035em; }
.crm-list-heading span { color: #727970; font-size: .65rem; }
.crm-save { grid-column: 2; justify-self: end; min-height: 37px; padding: 0 .85rem; border: 1px solid #c8c8be; border-radius: 4px; color: var(--ink); background: #faf9f4; font-size: .63rem; font-weight: 700; cursor: pointer; }
.crm-save:disabled { opacity: .55; cursor: wait; }
.crm-list { display: grid; gap: .85rem; }
.lead-item { display: grid; grid-template-columns: minmax(0,1fr) 175px; gap: .85rem 1.1rem; padding: 1.2rem; border: 1px solid #e2e0d8; border-left: 3px solid #c9c9bf; border-radius: 5px; background: white; }
.lead-item[data-status="new"] { border-left-color: var(--gold); }
.lead-item[data-status="qualified"] { border-left-color: #637362; }
.lead-summary { min-width: 0; }
.lead-heading { display: flex; flex-wrap: wrap; align-items: center; gap: .45rem .6rem; margin-bottom: .45rem; }
.lead-item h3 { margin: 0; font: 600 1.08rem var(--display); letter-spacing: -.025em; }
.lead-status, .lead-interest { display: inline-flex; align-items: center; min-height: 23px; padding: .15rem .5rem; border-radius: 999px; font-size: .55rem; font-weight: 700; text-transform: capitalize; }
.lead-status { color: #425146; background: #edf0e9; }
.lead-status-new { color: #765808; background: #fbf1cf; }
.lead-status-contacted { color: #36546b; background: #e9f0f5; }
.lead-status-qualified { color: #376044; background: #e7f1e8; }
.lead-status-closed { color: #5c5f5a; background: #ecece8; }
.lead-interest { color: #6b7269; background: #f4f2ec; }
.lead-item p { margin: .25rem 0; color: #686f68; font-size: .68rem; line-height: 1.6; white-space: pre-wrap; overflow-wrap: anywhere; }
.lead-contact { display: flex; flex-wrap: wrap; gap: .15rem 1rem; }
.lead-contact a { color: #46594c; text-decoration-thickness: 1px; text-underline-offset: 2px; }
.lead-meta { color: #898e87; font-size: .59rem; }
.lead-actions { display: flex; align-items: start; justify-content: end; }
.lead-actions label { display: grid; gap: .35rem; width: 100%; color: #697168; font-size: .57rem; font-weight: 700; }
.lead-actions select { width: 100%; min-height: 37px; padding: .35rem .5rem; border: 1px solid #d4d4cb; border-radius: 4px; background: white; font-size: .65rem; }
.lead-message { grid-column: 1 / -1; margin: 0 !important; padding: .75rem .85rem; border-radius: 4px; background: #f8f7f2; }
.lead-note { grid-column: 1 / -1; display: grid; gap: .4rem; color: #5c645d; font-size: .6rem; font-weight: 700; }
.lead-note textarea { width: 100%; min-height: 61px; padding: .65rem; border: 1px solid #e0ded6; border-radius: 4px; font-size: .68rem; font-weight: 400; resize: vertical; }
.crm-empty { padding: 2.4rem; border: 1px dashed #d8d5ca; border-radius: 5px; color: #727970; background: #fbfaf6; font-size: .75rem; text-align: center; }
.crm-signout { display: none; }
.visually-hidden { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; }

@media (max-width: 960px) {
  .site-header, .hero, .section-wrap { padding-right: 5%; padding-left: 5%; }
  .primary-nav { right: 5%; }
  .hero { gap: 3rem; }
  .hero-personal { grid-template-columns: 1fr .92fr; gap: 2.2rem; }
  .hero h1 { font-size: clamp(3.4rem, 7vw, 5rem); }
  .hero-personal h1 { font-size: clamp(4rem, 7.6vw, 5.7rem); }
  .hero-image-wrap { min-height: 435px; }
  .section-title { gap: 2rem; }
  .about-section, .contact-section { padding-right: 5%; padding-left: 5%; gap: 3rem; }
  .service-hero, .service-page-body-inner, .service-cta { padding-right: 5%; padding-left: 5%; }
  .service-grid { grid-auto-rows: 230px; }
  .service-card-tall { grid-row: span 2; }
  .site-footer { padding-right: 5%; padding-left: 5%; }
}
@media (max-width: 700px) {
  html { scroll-padding-top: 75px; }
  .site-header { min-height: 78px; padding: 0 5.5%; }
  .brand { width: 124px; }
  .brand-personal { width: auto; }
  .brand-name { font-size: .98rem; }
  .brand-context { font-size: .4rem; }
  .header-call { min-height: 36px; padding: 0 .65rem; font-size: .63rem; }
  .menu-toggle { width: 39px; height: 39px; }
  .primary-nav { right: 5.5%; width: 89%; padding: .45rem 1rem .9rem; }
  .hero { grid-template-columns: 1fr; gap: 3rem; min-height: auto; padding: 3.1rem 6% 4.7rem; }
  .hero-personal { gap: 2.35rem; padding-top: 2.7rem; }
  .hero h1 { font-size: clamp(3.55rem, 14vw, 5.4rem); }
  .hero-personal h1 { font-size: clamp(4.6rem, 17vw, 6.2rem); }
  .hero-intro { font-size: .87rem; }
  .hero-signature { margin-top: 2rem; }
  .hero-image-wrap { min-height: 380px; margin-right: 9px; margin-left: 10px; }
  .hero-personal .hero-image-wrap { width: min(100%, 470px); margin-right: 9px; margin-left: 10px; }
  .hero-credentials { margin-top: 1.7rem; }
  .agent-card { left: -10px; min-width: 218px; }
  .sample-note { right: -7px; font-size: .47rem; }
  .intro-band { gap: .56rem; padding: 1.3rem 4%; }
  .intro-band > span { font-size: .59rem; }
  .intro-band p { margin-top: -.2rem; font-size: .83rem; }
  .section-wrap { padding: 4.5rem 6%; }
  .section-title { display: block; margin-bottom: 2rem; }
  .section-title h2 { font-size: clamp(2.7rem, 11vw, 3.7rem); }
  .section-title > p { margin-top: 1.1rem; }
  .service-grid { grid-template-columns: 1fr 1fr; grid-auto-rows: 215px; gap: .65rem; }
  .service-card-tall { grid-row: auto; }
  .service-card-content { right: .8rem; bottom: .9rem; left: .8rem; }
  .service-card-content strong { font-size: 1.32rem; }
  .service-card-content small { font-size: .58rem; }
  .service-index { top: .8rem; left: .8rem; font-size: .43rem; }
  .listings-inner { min-height: 360px; padding: 3.6rem 6%; }
  .listings-content { grid-template-columns: 1fr; gap: 1rem; }
  .listings-content h2 { font-size: 4.3rem; }
  .listings-content p { font-size: .74rem; }
  .listings-mark { right: 4%; bottom: -1rem; font-size: 9rem; }
  .how-section { padding-top: 4.5rem; padding-bottom: 4.7rem; }
  .steps { grid-template-columns: 1fr; }
  .steps article, .steps article + article { min-height: auto; padding: 1.1rem 0; border-bottom: 1px solid var(--line); border-left: 0; }
  .steps h3 { margin: .6rem 0 .35rem; }
  .about-section { grid-template-columns: 1fr; gap: 3rem; padding: 4.7rem 6%; }
  .about-photo { max-width: 430px; margin-right: 1rem; }
  .about-photo img { aspect-ratio: 1 / 1; }
  .about-copy h2 { font-size: 3.4rem; }
  .contact-section { grid-template-columns: 1fr; gap: 2.7rem; padding: 4.5rem 6%; }
  .contact-intro h2 { font-size: 3.6rem; }
  .lead-form { padding: 1.5rem 1.15rem; }
  .two-col { grid-template-columns: 1fr; gap: .92rem; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 2rem 1rem; }
  .footer-brand { width: 175px; }
  .footer-links { grid-column: 1 / -1; grid-template-columns: 1fr 1fr; }
  .compliance-row { align-items: start; gap: 1rem; }
  .compliance-brand { align-items: start; flex-direction: column; gap: .5rem; }
  .compliance-brand img { width: min(230px, 60vw); }
  .equal-housing-mark { width: 52px; height: 52px; }
  .footer-bottom { align-items: start; flex-wrap: wrap; line-height: 1.5; }
  .service-hero { grid-template-columns: 1fr; gap: 2.5rem; padding: 2.5rem 6% 4rem; }
  .service-hero-copy h1 { font-size: clamp(3.3rem, 13vw, 4.6rem); }
  .service-hero-image { height: 365px; margin-right: 10px; }
  .service-page-body-inner { grid-template-columns: 1fr; gap: 1.5rem; padding: 3.6rem 6%; }
  .service-page-body h2 { font-size: 2.8rem; }
  .service-cta { align-items: start; flex-direction: column; gap: 1.2rem; padding: 2.5rem 6%; }
  .crm-header { min-height: 72px; padding: 0 5%; }
  .crm-header img { width: 118px; }
  .crm-main { padding: 2.6rem 5% 4rem; }
  .crm-intro { align-items: start; flex-direction: column; gap: .7rem; }
  .crm-toolbar { grid-template-columns: minmax(0,1fr) auto auto; }
  .crm-search { grid-column: 1; }
  .crm-toolbar input { max-width: none; }
  .crm-pipeline { grid-template-columns: repeat(3, minmax(0,1fr)); }
  .lead-item { grid-template-columns: minmax(0,1fr) 155px; }
}
@media (max-width: 700px) {
  .crm-toolbar { grid-template-columns: 1fr 1fr; }
  .crm-search, .crm-signout { grid-column: 1 / -1; }
  .crm-signout { justify-self: start; }
  .crm-pipeline { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .pipeline-stage:last-child { grid-column: 1 / -1; }
  .crm-list-heading { align-items: start; }
  .lead-item { grid-template-columns: 1fr; }
  .lead-actions { grid-row: auto; justify-content: stretch; }
  .crm-save { grid-column: 1; justify-self: start; }
  .lead-note { grid-column: 1; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; }
}

/* Insights and article pages */
.insights-hero { max-width: 1120px; margin: 0 auto; padding: 5.4rem 7.1% 6.2rem; }
.insights-hero h1 { max-width: 900px; margin: 0 0 1.6rem; font-size: clamp(3.6rem, 7vw, 6.6rem); line-height: .98; }
.insights-hero > p:last-child { max-width: 680px; margin: 0; color: #5f665f; font-size: .95rem; line-height: 1.85; }
.insights-grid { padding-top: 5.8rem; background: #eae6dc; }
.article-card-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.1rem; }
.article-card { min-width: 0; background: var(--paper-light); }
.article-card-featured { grid-column: 1 / -1; }
.article-card a { display: grid; grid-template-columns: minmax(170px, .75fr) 1.25fr; min-height: 270px; color: inherit; text-decoration: none; }
.article-card-featured a { grid-template-columns: 1.08fr .92fr; min-height: 430px; }
.article-card img { width: 100%; height: 100%; object-fit: cover; }
.article-card-copy { display: flex; flex-direction: column; justify-content: end; padding: clamp(1.25rem, 3.2vw, 2.4rem); }
.article-card-copy small { margin-bottom: auto; color: #8e6b1b; font-size: .56rem; font-weight: 800; letter-spacing: .14em; }
.article-card-copy strong { max-width: 520px; font: 500 clamp(1.55rem, 3vw, 2.75rem)/1.08 var(--serif); letter-spacing: -.025em; }
.article-card-copy > span { max-width: 450px; margin-top: .8rem; color: #686e68; font-size: .72rem; line-height: 1.65; }
.article-card a:hover strong { color: #775d1f; }
.home-insights { padding-top: 6.3rem; padding-bottom: 6.5rem; }
.home-insight-links { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.home-insight-links a { display: flex; min-height: 235px; flex-direction: column; padding: 1.5rem; text-decoration: none; }
.home-insight-links a + a { border-left: 1px solid var(--line); }
.home-insight-links small { color: #947323; font-size: .53rem; font-weight: 800; letter-spacing: .14em; }
.home-insight-links strong { max-width: 320px; margin: 1.5rem 0 1rem; font: 500 clamp(1.45rem, 2.7vw, 2rem)/1.15 var(--serif); }
.home-insight-links span { margin-top: auto; color: #626a63; font-size: .65rem; }
.home-insight-links .icon-arrow { width: .85rem; height: .85rem; margin-top: 0; color: #947322; }
.home-insight-links a:hover strong { color: #80631f; }
.home-insights-all { margin-top: 1.6rem; }
.service-guide-link { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); align-items: center; gap: 3rem; max-width: 1500px; margin: 0 auto; padding: 3.4rem 7.1%; border-bottom: 1px solid var(--line); }
.service-guide-link .eyebrow { margin-bottom: .65rem; }
.service-guide-link h2 { margin: 0; font-size: clamp(2rem, 4vw, 3.2rem); line-height: 1.06; }
.service-guide-link > div:last-child { max-width: 620px; }
.service-guide-link p { color: #626a63; font-size: .75rem; line-height: 1.75; }
.service-guide-link .text-arrow { margin-top: .4rem; }
.editorial-note { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(2rem, 7vw, 7rem); }
.editorial-note h2 { margin: 0; font-size: clamp(2.7rem, 5vw, 4.5rem); line-height: 1.02; }
.editorial-note > div:last-child { max-width: 650px; color: #5f665f; font-size: .8rem; line-height: 1.9; }
.editorial-note > div:last-child p:last-child { color: #7d817a; font-size: .68rem; }

.article-page { padding-bottom: 4rem; }
.article-header { max-width: 1120px; margin: 0 auto; padding: 3.6rem 7.1% 0; }
.breadcrumbs { display: flex; flex-wrap: wrap; gap: .45rem; margin-bottom: 2.2rem; color: #777c75; font-size: .62rem; }
.breadcrumbs a { text-decoration-color: #b79c60; text-underline-offset: 3px; }
.article-header h1 { max-width: 960px; margin: 0 0 1.25rem; font-size: clamp(3.2rem, 6.4vw, 6rem); line-height: .98; }
.article-deck { max-width: 720px; color: #59615b; font: 500 clamp(1.15rem, 2.2vw, 1.55rem)/1.55 var(--serif); }
.article-meta { display: flex; flex-wrap: wrap; gap: .45rem 1rem; margin: 1.7rem 0 2.2rem; color: #777d76; font-size: .62rem; font-weight: 600; }
.article-meta span + time, .article-meta time + span { padding-left: 1rem; border-left: 1px solid #cfcabf; }
.article-hero-image { margin: 0; }
.article-hero-image img { width: 100%; max-height: 630px; aspect-ratio: 16 / 9; object-fit: cover; }
.article-hero-image figcaption { padding: .6rem 0 0; color: #777c75; font-size: .55rem; line-height: 1.6; }
.article-hero-image figcaption a { text-underline-offset: 2px; }
.article-layout { display: grid; grid-template-columns: 220px minmax(0, 720px); align-items: start; gap: clamp(2.5rem, 7vw, 6rem); max-width: 1080px; margin: 0 auto; padding: 4.8rem 7.1% 2rem; }
.article-toc { position: sticky; top: 1.5rem; display: grid; gap: .72rem; padding-top: .3rem; border-top: 2px solid var(--gold); color: #666d66; font-size: .63rem; line-height: 1.45; }
.article-toc strong { padding-top: .9rem; color: var(--ink); font-size: .58rem; letter-spacing: .12em; text-transform: uppercase; }
.article-toc a { text-decoration: none; }
.article-toc a:hover { color: #8e6b1b; }
.article-body { min-width: 0; }
.article-body > p, .article-body li { color: #4f5851; font-size: .91rem; line-height: 1.85; }
.article-body > p { margin-bottom: 1.35rem; }
.article-body h2 { margin: 3.4rem 0 1rem; font-size: clamp(2rem, 3.8vw, 3rem); line-height: 1.08; }
.article-body h3 { margin: 2rem 0 .65rem; font: 600 1.15rem/1.35 var(--display); letter-spacing: -.025em; }
.article-body ul, .article-body ol { display: grid; gap: .55rem; margin: 1.1rem 0 1.55rem; padding-left: 1.35rem; }
.article-body a { text-decoration-color: #ad8b3e; text-decoration-thickness: 1px; text-underline-offset: 3px; }
.answer-box { padding: clamp(1.35rem, 3vw, 2.1rem); border-left: 4px solid var(--gold); background: #ebe6da; }
.answer-box h2 { margin: 0 0 .65rem; font-size: 1.65rem; }
.answer-box p { margin: 0; color: #465049; font-size: .94rem; line-height: 1.8; }
.formula-card, .example-card, .checklist-card { margin: 1.4rem 0 1.7rem; padding: 1.35rem 1.5rem; border: 1px solid #d8d1c2; background: #fffdf8; }
.formula-card p { margin: 0; font-size: .9rem; line-height: 1.85; }
.formula-card p + p { margin-top: .5rem; color: #596159; }
.example-card > span { display: block; margin-bottom: .8rem; color: #89691f; font-size: .55rem; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; }
.example-card p { margin: 0; font: 500 1.35rem/1.5 var(--serif); }
.example-card small { display: block; margin-top: .7rem; color: #6e756e; font-size: .62rem; line-height: 1.65; }
.example-card ul, .checklist-card ul { margin: 0; }
.formula-grid { display: grid; grid-template-columns: 1fr 1fr; gap: .75rem; margin: 1.4rem 0 1.7rem; }
.formula-grid > div { display: grid; gap: .5rem; padding: 1.2rem; border: 1px solid #d8d1c2; background: #fffdf8; }
.formula-grid strong { font: 600 .95rem var(--display); }
.formula-grid span { color: #606961; font-size: .7rem; line-height: 1.55; }
.article-caution { margin: 2.2rem 0; padding: 1.1rem 1.25rem; border: 1px solid #d9c993; color: #5d573f; background: #fbf5df; font-size: .72rem; line-height: 1.75; }
.article-sources { margin-top: 3.4rem; padding-top: .5rem; border-top: 1px solid var(--line); }
.article-sources h2 { font-size: 1.75rem; }
.article-sources ul { gap: .35rem; }
.article-sources li, .article-sources p { color: #646b64; font-size: .68rem; line-height: 1.65; }
.article-next { margin-top: 3.8rem; padding: 2rem; color: white; background: var(--green); }
.article-next .eyebrow { color: #d5d9d2; }
.article-next h2 { margin: 0 0 .8rem; color: white; font-size: clamp(2rem, 4vw, 3.1rem); }
.article-next p { color: #d1d6cf; font-size: .8rem; line-height: 1.75; }
.article-next p a { color: white; }
.article-next .button { margin-top: .3rem; color: var(--ink); background: var(--paper-light); }
.related-guides { display: grid; gap: .75rem; margin-top: 2.3rem; padding-top: 1.2rem; border-top: 1px solid var(--line); font-size: .72rem; }
.related-guides strong { color: #8b6c25; font-size: .56rem; letter-spacing: .13em; text-transform: uppercase; }
.worksheet-table { max-width: 100%; margin: 1.4rem 0 1.8rem; overflow-x: auto; border: 1px solid #d8d1c2; background: #fffdf8; }
.worksheet-table table { width: 100%; min-width: 620px; border-collapse: collapse; }
.worksheet-table th, .worksheet-table td { padding: .85rem 1rem; border-bottom: 1px solid #e4dfd4; color: #535b54; font-size: .68rem; line-height: 1.5; text-align: left; vertical-align: top; }
.worksheet-table th { color: var(--ink); background: #ebe6da; font-weight: 700; }
.worksheet-table tr:last-child td { border-bottom: 0; }

@media (max-width: 800px) {
  .insights-hero { padding: 3.7rem 6% 4.5rem; }
  .article-card-grid { grid-template-columns: 1fr; }
  .article-card-featured { grid-column: auto; }
  .article-card a, .article-card-featured a { grid-template-columns: 1fr; min-height: 0; }
  .article-card img { height: 250px; }
  .article-card-copy { min-height: 220px; }
  .editorial-note { grid-template-columns: 1fr; }
  .article-header { padding: 2.8rem 6% 0; }
  .article-header h1 { font-size: clamp(3rem, 12vw, 4.8rem); }
  .article-layout { grid-template-columns: 1fr; padding: 3.5rem 6% 1rem; }
  .article-toc { position: static; grid-template-columns: 1fr 1fr; gap: .55rem 1rem; }
  .article-toc strong { grid-column: 1 / -1; }
  .formula-grid { grid-template-columns: 1fr; }
  .home-insight-links { grid-template-columns: 1fr; }
  .home-insight-links a { min-height: 190px; }
  .home-insight-links a + a { border-top: 1px solid var(--line); border-left: 0; }
  .service-guide-link { grid-template-columns: 1fr; gap: 1.2rem; padding-right: 6%; padding-left: 6%; }
}

@media (max-width: 520px) {
  .article-meta span + time, .article-meta time + span { padding-left: 0; border-left: 0; }
  .article-toc { grid-template-columns: 1fr; }
  .article-toc strong { grid-column: auto; }
  .article-hero-image img { aspect-ratio: 4 / 3; }
}