:root{
  --pink:#E8949A; --pink-dark:#A94C55; --pink-soft:#F6DADC;
  --gold:#D9A44A; --gold-dark:#7E5A17; --gold-soft:#F3E3C3;
  --sage:#8F9C8A; --sage-dark:#56634F; --sage-soft:#E3E8DF;
  --ink:#2b2b2b; --muted:#555; --cream:#F7F2EA; --white:#fffdf9;
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --sans:"Lato","Helvetica Neue",Arial,sans-serif;
  --radius:14px; --shadow:0 10px 30px rgba(43,43,43,.08);
  --max:1160px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:88px}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.65;font-size:1.0625rem}
img{max-width:100%;height:auto;display:block}
a{color:var(--pink-dark)}
a:hover{color:var(--ink)}
h1,h2,h3,h4{font-family:var(--serif);line-height:1.2;margin:0 0 .5em;font-weight:600}
h1{font-size:clamp(2.2rem,5vw,3.6rem)}
h2{font-size:clamp(1.8rem,3.6vw,2.6rem)}
h3{font-size:1.35rem}
p{margin:0 0 1em}
.container{width:min(var(--max),92%);margin-inline:auto}
.skip-link{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:.6em 1em;z-index:999}
.skip-link:focus{left:1rem;top:1rem}
:focus-visible{outline:3px solid var(--gold-dark);outline-offset:3px}

/* Header / nav */
.site-header{position:sticky;top:0;z-index:100;background:rgba(247,242,234,.96);backdrop-filter:blur(8px);border-bottom:1px solid rgba(43,43,43,.08)}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:76px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink)}
.brand img{width:56px;height:56px;border-radius:50%}
.brand-text{font-family:var(--serif);font-weight:600;font-size:1.05rem;line-height:1.15}
.brand-text small{display:block;font-family:var(--sans);font-weight:400;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--sage-dark)}
.nav-menu{display:flex;align-items:center;gap:1.3rem;list-style:none;margin:0;padding:0}
.nav-menu a{text-decoration:none;color:var(--ink);font-weight:700;font-size:.95rem}
.nav-menu a:hover,.nav-menu a[aria-current="page"]{color:var(--pink-dark)}
.nav-menu .btn{color:var(--ink)}
.nav-toggle{display:none;background:none;border:2px solid var(--ink);border-radius:10px;padding:.45rem .6rem;cursor:pointer}
.nav-toggle span{display:block;width:22px;height:2px;background:var(--ink);margin:4px 0;transition:.2s}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}
.nav-toggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}
@media (max-width:960px){
  .nav-toggle{display:block}
  .nav-menu{position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:0;background:var(--cream);border-bottom:1px solid rgba(43,43,43,.1);box-shadow:var(--shadow);display:none;padding:.5rem 4% 1rem}
  .nav-menu.open{display:flex}
  .nav-menu li a{display:block;padding:.85rem .25rem;border-bottom:1px solid rgba(43,43,43,.06)}
  .nav-menu li:last-child a{border:0;margin-top:.6rem;text-align:center}
}

/* Buttons */
.btn{display:inline-block;padding:.85rem 1.5rem;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:1rem;font-family:var(--sans);transition:transform .15s,box-shadow .15s,background .15s}
.btn:hover{transform:translateY(-2px);box-shadow:0 8px 18px rgba(43,43,43,.12)}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-pink{background:var(--pink);color:var(--ink)}
.btn-sage{background:var(--sage-dark);color:#fff}
.btn-outline{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-sm{padding:.55rem 1.1rem;font-size:.9rem}
.btn-row{display:flex;flex-wrap:wrap;gap:.8rem}

/* Hero */
.hero{position:relative;overflow:hidden;padding:4.5rem 0 5rem;background:
  radial-gradient(circle at 85% 20%,var(--pink-soft) 0,transparent 45%),
  radial-gradient(circle at 10% 90%,var(--sage-soft) 0,transparent 45%),var(--cream)}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:3rem;align-items:center}
.eyebrow{display:inline-block;font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--sage-dark);margin-bottom:1rem}
.hero h1 em{font-style:italic;color:var(--pink-dark)}
.hero .lead{font-size:1.2rem;color:var(--muted);max-width:36ch;margin-bottom:1.8rem}
.hero-logo{justify-self:center;width:min(420px,100%);border-radius:50%;box-shadow:0 25px 60px rgba(43,43,43,.15);background:#fff}
.hero-phone{margin-top:1.4rem;font-weight:700}
.hero-phone a{color:var(--ink)}
@media (max-width:860px){.hero{padding:2.5rem 0 3.5rem}.hero-grid{grid-template-columns:1fr;gap:2rem;text-align:center}.hero-logo{width:min(280px,75%);order:-1}.hero .lead{margin-inline:auto}.btn-row{justify-content:center}}

/* Sections */
.section{padding:5rem 0}
.section-alt{background:var(--white)}
.section-sage{background:var(--sage-soft)}
.section-head{text-align:center;max-width:680px;margin:0 auto 3rem}
.section-head p{color:var(--muted)}
.divider{display:flex;align-items:center;justify-content:center;gap:.8rem;margin:.4rem 0 1rem}
.divider::before,.divider::after{content:"";height:2px;width:60px;background:var(--pink)}
.divider span{width:10px;height:10px;background:var(--gold);transform:rotate(45deg)}
@media (max-width:640px){.section{padding:3.5rem 0}}

.draft-note{display:inline-block;background:var(--gold-soft);border:1px dashed var(--gold-dark);color:var(--gold-dark);font-size:.8rem;font-weight:700;letter-spacing:.04em;padding:.25rem .7rem;border-radius:6px;margin-bottom:1rem;text-transform:uppercase}

/* About */
.about-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:3rem;align-items:center;margin-bottom:3.5rem}
.photo-placeholder{aspect-ratio:4/5;border-radius:var(--radius);background:repeating-linear-gradient(45deg,var(--pink-soft),var(--pink-soft) 14px,#fbe9ea 14px,#fbe9ea 28px);display:flex;align-items:center;justify-content:center;text-align:center;color:var(--pink-dark);font-weight:700;border:2px dashed var(--pink);padding:1rem}
.team-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:1.5rem}
.team-card{background:var(--cream);border-radius:var(--radius);padding:1.2rem;text-align:center;box-shadow:var(--shadow)}
.team-card .photo-placeholder{aspect-ratio:1;border-radius:50%;width:150px;margin:0 auto 1rem;font-size:.85rem;background:repeating-linear-gradient(45deg,var(--sage-soft),var(--sage-soft) 12px,#eef1eb 12px,#eef1eb 24px);border-color:var(--sage);color:var(--sage-dark)}
.team-card h4{margin-bottom:.2rem}
.team-card p{font-size:.92rem;color:var(--muted);margin:0}
@media (max-width:860px){.about-grid{grid-template-columns:1fr}.about-grid .photo-placeholder{max-width:320px;margin:auto;width:100%}}

/* Listings */
.listing-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,480px),1fr));gap:2rem}
.listing-card{background:var(--white);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:grid;grid-template-columns:1fr 1.15fr}
.listing-grid.single .listing-card{max-width:1000px;margin:auto}
.listing-media{position:relative;min-height:320px;background:var(--sage-soft)}
.listing-media img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.badge{position:absolute;top:1rem;left:1rem;background:var(--pink);color:var(--ink);font-weight:700;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;padding:.35rem .8rem;border-radius:999px}
.listing-body{padding:1.8rem}
.listing-price{font-family:var(--serif);font-size:2rem;color:var(--gold-dark);font-weight:700;margin-bottom:.2rem}
.listing-type{color:var(--sage-dark);font-weight:700;text-transform:uppercase;letter-spacing:.08em;font-size:.8rem}
.listing-address{font-style:normal;margin:.3rem 0 1rem;font-weight:700}
.facts{display:flex;flex-wrap:wrap;gap:.5rem;list-style:none;padding:0;margin:0 0 1rem}
.facts li{background:var(--sage-soft);color:var(--sage-dark);font-weight:700;font-size:.85rem;padding:.3rem .75rem;border-radius:999px}
.disclosure{font-size:.88rem;color:var(--muted);border-left:3px solid var(--gold);padding-left:.7rem}
@media (max-width:760px){.listing-card{grid-template-columns:1fr}.listing-media{min-height:260px}}
.listings-empty{text-align:center;color:var(--muted)}

/* CTA band */
.cta-band{background:linear-gradient(120deg,var(--ink),#3d3a36);color:#fff;border-radius:var(--radius);padding:3rem;display:grid;grid-template-columns:1.4fr auto;gap:2rem;align-items:center}
.cta-band h2{color:#fff}
.cta-band p{color:#e9e4dc;margin:0}
@media (max-width:760px){.cta-band{grid-template-columns:1fr;text-align:center;padding:2.2rem 1.5rem}}

/* Testimonials */
.testimonial-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1.5rem}
.testimonial{background:var(--white);border-radius:var(--radius);padding:2rem 1.6rem;box-shadow:var(--shadow);position:relative;margin:0}
.testimonial::before{content:"\201C";font-family:var(--serif);font-size:4.5rem;line-height:1;color:var(--pink);position:absolute;top:.4rem;left:1rem}
.testimonial blockquote{margin:1.8rem 0 1rem;font-style:italic;color:var(--muted)}
.testimonial figcaption{font-weight:700;color:var(--sage-dark)}
.stars{color:var(--gold-dark);letter-spacing:.15em}

/* Forms */
.form-card{background:var(--white);border-radius:var(--radius);padding:2.2rem;box-shadow:var(--shadow)}
.two-col{display:grid;grid-template-columns:1fr 1.25fr;gap:3rem;align-items:start}
@media (max-width:860px){.two-col{grid-template-columns:1fr}}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem 1.2rem}
.form-grid .full{grid-column:1/-1}
@media (max-width:560px){.form-grid{grid-template-columns:1fr}.form-card{padding:1.4rem}}
label,legend{font-weight:700;font-size:.92rem;display:block;margin-bottom:.35rem}
.req{color:var(--pink-dark)}
input,select,textarea{width:100%;font:inherit;font-size:1rem;padding:.75rem .9rem;border:1.5px solid #cfc7ba;border-radius:10px;background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus{border-color:var(--gold-dark);outline:2px solid var(--gold-soft)}
textarea{min-height:120px;resize:vertical}
fieldset{border:0;padding:0;margin:0}
.radio-row{display:flex;flex-wrap:wrap;gap:.6rem}
.radio-row label{font-weight:400;display:flex;align-items:center;gap:.4rem;background:var(--cream);padding:.5rem .9rem;border-radius:999px;border:1.5px solid #e2dacd;cursor:pointer;margin:0}
.radio-row input{width:auto}
.hp{position:absolute!important;left:-9999px!important;height:0;overflow:hidden}
.form-note{font-size:.82rem;color:var(--muted);margin-top:.8rem}
.form-success{display:none;text-align:center;padding:2rem 1rem}
.form-success.show{display:block}
.form-success .check{width:64px;height:64px;border-radius:50%;background:var(--sage-soft);color:var(--sage-dark);display:flex;align-items:center;justify-content:center;font-size:2rem;margin:0 auto 1rem}
.form-error{display:none;color:var(--pink-dark);font-weight:700;margin-top:.8rem}
.form-error.show{display:block}
.contact-list{list-style:none;padding:0;margin:1.5rem 0}
.contact-list li{display:flex;gap:.8rem;align-items:flex-start;margin-bottom:1rem}
.contact-list .ico{flex:0 0 42px;height:42px;border-radius:50%;background:var(--pink-soft);display:flex;align-items:center;justify-content:center;color:var(--pink-dark)}
.contact-list a{color:var(--ink);font-weight:700;word-break:break-word}

/* Page hero (inner pages) */
.page-hero{padding:4rem 0 3rem;text-align:center;background:radial-gradient(circle at 50% 0,var(--pink-soft) 0,transparent 60%),var(--cream)}
.page-hero p{max-width:620px;margin:0 auto;color:var(--muted);font-size:1.15rem}

/* Benefits */
.benefit-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
@media (max-width:900px){.benefit-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.benefit-grid{grid-template-columns:1fr}}
.benefit{background:var(--white);border-radius:var(--radius);padding:1.8rem;box-shadow:var(--shadow);border-top:4px solid var(--gold)}
.benefit:nth-child(3n+2){border-top-color:var(--pink)}
.benefit:nth-child(3n){border-top-color:var(--sage)}
.benefit .icon{font-size:1.8rem;margin-bottom:.6rem}

/* Footer */
.site-footer{background:var(--ink);color:#e9e4dc;padding:3.5rem 0 1.5rem;font-size:.95rem}
.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:2.5rem}
.site-footer h3{color:#fff;font-size:1.1rem}
.site-footer a{color:#fff}
.site-footer a:hover{color:var(--gold)}
.footer-brand{display:flex;gap:1rem;align-items:center;margin-bottom:1rem}
.footer-brand img{width:72px;height:72px;border-radius:50%}
.footer-links{list-style:none;padding:0;margin:0}
.footer-links li{margin-bottom:.45rem}
.footer-bottom{border-top:1px solid rgba(255,255,255,.15);margin-top:2.5rem;padding-top:1.5rem;display:flex;flex-wrap:wrap;gap:1rem;justify-content:space-between;align-items:center;font-size:.85rem;color:#cfc8bd}
.eho{display:flex;align-items:center;gap:.6rem}
.eho svg{width:38px;height:38px;flex:0 0 auto}
@media (max-width:760px){.footer-grid{grid-template-columns:1fr;gap:1.8rem}}

/* ---- Bio, pull-quote, team photos, broker logo ---- */
.bio p{max-width:65ch}
.read-more{background:none;border:0;padding:.2rem 0;font:inherit;font-weight:700;color:var(--pink-dark);cursor:pointer;text-decoration:underline;text-underline-offset:4px;margin-bottom:1rem}
.read-more:hover{color:var(--ink)}
.pull-quote{margin:1.2rem 0 1.6rem;padding:1.3rem 1.5rem 1.2rem 1.6rem;border-left:5px solid var(--gold);background:var(--gold-soft);border-radius:0 var(--radius) var(--radius) 0}
.pull-quote p{font-family:var(--serif);font-style:italic;font-size:clamp(1.25rem,2.4vw,1.55rem);line-height:1.35;margin:0 0 .5rem;color:var(--ink)}
.pull-quote cite{font-style:normal;font-weight:700;font-size:.85rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-dark)}
.about-grid{align-items:start}
.about-photo{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow);position:sticky;top:100px}
img.about-photo{height:auto}
@media (max-width:860px){.about-photo{position:static;max-width:340px;margin:0 auto}}
.team-grid{grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),340px));justify-content:center}
.team-card img.team-photo{width:160px;height:160px;border-radius:50%;object-fit:cover;margin:0 auto 1rem;border:4px solid #fff;box-shadow:0 6px 16px rgba(43,43,43,.12)}
.team-card .photo-placeholder.team-photo{aspect-ratio:1;border-radius:50%;width:160px;margin:0 auto 1rem;font-size:.85rem;background:repeating-linear-gradient(45deg,var(--sage-soft),var(--sage-soft) 12px,#eef1eb 12px,#eef1eb 24px);border-color:var(--sage);color:var(--sage-dark)}
.team-title{font-weight:700;color:var(--sage-dark)!important;margin-bottom:.6rem!important}
.draft-inline{font-weight:400;font-size:.78rem;color:var(--gold-dark);background:var(--gold-soft);border:1px dashed var(--gold-dark);border-radius:4px;padding:0 .35rem;margin-left:.25rem}
.team-contact{list-style:none;padding:0;margin:0 0 .8rem}
.team-contact li{margin:.2rem 0}
.team-contact a{color:var(--ink);font-weight:700;text-decoration:none;font-size:.95rem;word-break:break-word}
.team-contact a:hover{color:var(--pink-dark);text-decoration:underline}
.bio-placeholder{font-size:.88rem!important;color:var(--gold-dark)!important;background:var(--gold-soft);border:1px dashed var(--gold-dark);border-radius:8px;padding:.5rem .7rem}
.section-sage .team-card{background:var(--white)}
.broker-strip{display:flex;align-items:center;gap:1.2rem;flex-wrap:wrap;margin-top:1.8rem;padding:1rem 1.2rem;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);width:fit-content;max-width:100%}
.broker-strip p{margin:0;font-size:.95rem;line-height:1.5}
.broker-strip.compact{margin-top:0}
.broker-strip.center{margin:2.5rem auto 0;justify-content:center;text-align:center}
.broker-logo{width:260px;max-width:100%;height:auto;display:block}
.footer-broker{background:#fff;border-radius:10px;padding:.8rem;display:inline-block;margin-bottom:.7rem}
.footer-broker .broker-logo{width:240px;max-width:100%}
.footer-broker-text{font-size:.9rem}
.footer-grid{grid-template-columns:1.1fr .95fr 1.15fr .7fr}
@media (max-width:1000px){.footer-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.footer-grid{grid-template-columns:1fr}.broker-strip{justify-content:center;text-align:center;width:100%}}
.broker-placeholder{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.15rem;padding:1rem;border:2px dashed var(--gold-dark);border-radius:8px;color:var(--ink);text-align:center;aspect-ratio:2.2/1}
.broker-placeholder strong{font-family:var(--serif);font-size:1.3rem;letter-spacing:.06em}
.broker-placeholder span{font-size:.75rem;letter-spacing:.22em;font-weight:700}
.broker-placeholder em{font-size:.72rem;color:var(--gold-dark);margin-top:.3rem}

/* ---- Listings grid (many cards) ---- */
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.listing-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.6rem}
@media (max-width:1040px){.listing-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.listing-grid{grid-template-columns:1fr}}
.listing-card{display:flex;flex-direction:column;grid-template-columns:none;max-width:none}
.listing-card[hidden]{display:none}
.listing-media{position:relative;aspect-ratio:4/3;min-height:0}
.listing-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.listing-body{padding:1.3rem 1.3rem 1.4rem;display:flex;flex-direction:column;flex:1}
.listing-body h3{font-size:1.2rem;margin-bottom:.25rem}
.listing-price{font-size:1.65rem;margin:.35rem 0 .1rem}
.listing-top{display:flex;flex-wrap:wrap;gap:.4rem .6rem;align-items:center;justify-content:space-between}
.listing-type{font-size:.74rem}
.agent-tag{font-size:.78rem;font-weight:700;color:var(--pink-dark);background:var(--pink-soft);padding:.2rem .6rem;border-radius:999px}
.listing-address{font-size:.95rem;margin:.1rem 0 .7rem}
.facts{gap:.35rem;margin-bottom:.8rem}
.facts li{font-size:.78rem;padding:.22rem .6rem}
.listing-desc{font-size:.95rem;color:#444}
.disclosure{font-size:.84rem}
.listing-actions{margin-top:auto;padding-top:.6rem;display:flex;flex-wrap:wrap;gap:.6rem}
.badge-pending{background:var(--gold)}
.badge-active{background:var(--sage-dark);color:#fff}
.listings-more{text-align:center;margin-top:2.2rem}
.filter-bar{display:flex;flex-wrap:wrap;gap:.5rem;justify-content:center;align-items:center;margin:0 auto 2rem}
.filter-bar button{font:inherit;font-weight:700;font-size:.9rem;padding:.5rem 1rem;border-radius:999px;border:1.5px solid var(--ink);background:transparent;color:var(--ink);cursor:pointer}
.filter-bar button[aria-pressed="true"]{background:var(--ink);color:#fff}
.filter-count{width:100%;text-align:center;color:var(--muted);font-size:.9rem;margin-top:.3rem}
.listing-note{font-size:.82rem;color:var(--muted);text-align:center;max-width:760px;margin:2rem auto 0}
.listing-top{flex-direction:column;align-items:flex-start;justify-content:flex-start;gap:.35rem}
.testimonial .draft-note{margin-left:2.6rem}

/* ---- Zillow reviews ---- */
.testimonial-grid{display:flex;flex-wrap:wrap;justify-content:center;gap:1.5rem}
.testimonial{flex:1 1 300px;max-width:370px;display:flex;flex-direction:column;padding:1.8rem 1.6rem 1.5rem}
.testimonial::before{content:none}
.testimonial .stars{font-size:1.05rem;color:var(--gold-dark)}
.testimonial .stars span{font-size:.85rem;font-weight:700;color:var(--ink);letter-spacing:0;margin-left:.2rem}
.testimonial blockquote{margin:.8rem 0 1.2rem;font-style:normal;color:#3a3a3a;font-size:.98rem;position:relative;padding-top:1.6rem}
.testimonial blockquote::before{content:"\201C";font-family:var(--serif);font-size:3.6rem;line-height:1;color:var(--pink);position:absolute;top:-.3rem;left:-.15rem}
.testimonial blockquote p{margin:0}
.testimonial figcaption{margin-top:auto;border-top:1px solid #ece4d6;padding-top:.9rem;font-weight:400;color:var(--muted);font-size:.85rem;display:flex;flex-direction:column;gap:.15rem}
.testimonial figcaption strong{color:var(--sage-dark);font-size:1rem}
.review-summary{font-weight:700;color:var(--ink);margin:0}
.review-summary .stars{color:var(--gold-dark);letter-spacing:.12em;margin-right:.3rem}
@media (max-width:640px){.testimonial{max-width:none}}