:root{
  --cab:#6E1B3E;
  --cab-deep:#4E1129;
  --ink:#1A1A1A;
  --muted:#5F5F5F;
  --bg:#FFFFFF;
  --ivory:#F5F1F0;
  --line:#E2DCDA;
  --coast:#BFDCE5;
  --wrap:1240px;
}
*,*::before,*::after{box-sizing:border-box}
html,body{max-width:100%;overflow-x:hidden}
html{scroll-behavior:smooth}
body{
  margin:0;background:var(--bg);color:var(--ink);
  font-family:'Jost',system-ui,-apple-system,sans-serif;
  font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;
}
[hidden]{display:none !important}
img,svg,video,iframe{max-width:100%;height:auto}
a{color:var(--cab)}
h1,h2,h3{margin:0}
p{margin:0 0 1em}
ul{margin:0;padding:0;list-style:none}
.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 22px}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-9999px;background:var(--cab);color:#fff;padding:10px 16px;z-index:200}
.skip:focus{left:8px;top:8px}
:focus-visible{outline:2px solid var(--cab);outline-offset:3px}
.display{font-family:'Bodoni Moda',serif;font-weight:500;line-height:1.06;letter-spacing:-.005em;
  font-size:clamp(1.9rem,3.6vw,2.9rem)}
.display.xl{font-size:clamp(2.1rem,4.6vw,3.4rem)}
.label{font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;font-weight:600;color:var(--cab);margin:0 0 .5em}
.muted{color:var(--muted)}

/* buttons */
.btn{display:inline-block;font-family:'Jost',sans-serif;font-weight:600;font-size:.78rem;
  text-transform:uppercase;letter-spacing:.14em;padding:14px 26px;border:1px solid transparent;
  text-decoration:none;cursor:pointer;border-radius:0;transition:background .2s,color .2s,border-color .2s;
  min-height:44px;line-height:1.3}
.btn-primary{background:var(--cab);color:#fff}
.btn-primary:hover{background:var(--cab-deep)}
.btn-outline{background:transparent;color:var(--cab);border-color:var(--cab)}
.btn-outline:hover{background:var(--cab);color:#fff}
.btn-ghost{background:#fff;color:var(--ink);border-color:var(--line)}
.btn-ghost:hover{border-color:var(--cab);color:var(--cab)}
.btn-invert{background:#fff;color:var(--cab)}
.btn-invert:hover{background:var(--ivory)}
.btn-ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost-light:hover{background:rgba(255,255,255,.12)}
.textlink{color:var(--cab);text-decoration:none;font-weight:500;border-bottom:1px solid rgba(110,27,62,.3);
  padding-bottom:1px;transition:border-color .2s}
.textlink:hover{border-color:var(--cab)}

/* utility bar */
.utilitybar{background:var(--ink);color:#fff;font-size:.7rem;position:relative;z-index:60}
.util-inner{display:flex;justify-content:flex-end;gap:22px;align-items:center;min-height:34px}
.util-link{background:none;border:0;color:#fff;font-family:inherit;font-size:.7rem;text-transform:uppercase;
  letter-spacing:.14em;cursor:pointer;text-decoration:none;padding:6px 0}
.util-link:hover{color:var(--coast)}
.util-drop{position:relative}
.util-panel{position:absolute;right:0;top:100%;background:#fff;color:var(--ink);border:1px solid var(--line);
  min-width:190px;padding:12px;z-index:70;box-shadow:0 18px 40px rgba(0,0,0,.14)}
.util-group{font-size:.65rem;text-transform:uppercase;letter-spacing:.14em;color:var(--muted);margin:0 0 6px}
.util-panel button{display:block;width:100%;text-align:left;background:none;border:0;font-family:inherit;
  font-size:.85rem;padding:7px 6px;cursor:pointer;color:var(--ink)}
.util-panel button:hover{background:var(--ivory);color:var(--cab)}

/* header */
.site-header{position:sticky;top:0;z-index:80;background:#fff;border-bottom:1px solid var(--line);
  transition:background .25s,border-color .25s}
.site-header.over-hero{background:transparent;border-color:transparent}
.site-header.over-hero .navlink{color:#fff}
.site-header.over-hero .brand img{filter:brightness(0) invert(1)}
.site-header.over-hero .hamburger span{background:#fff}
.header-inner{display:flex;align-items:center;gap:20px;min-height:80px}
.brand{flex:0 0 auto;display:block;min-width:0}
.brand img{height:54px;width:auto;display:block}
.mainnav{margin-left:auto}
.navlist{display:flex;align-items:center;gap:2px}
.navlist>li{position:relative;display:flex;align-items:center}
.navlink{font-family:'Jost',sans-serif;font-size:.74rem;font-weight:500;text-transform:uppercase;
  letter-spacing:.14em;color:var(--ink);text-decoration:none;background:none;border:0;cursor:pointer;
  padding:12px 10px;display:inline-flex;align-items:center;gap:6px;position:relative}
.navlink::after{content:"";position:absolute;left:10px;right:10px;bottom:6px;height:2px;background:var(--cab);
  transform:scaleX(0);transform-origin:left;transition:transform .22s}
.navlink:hover::after,.has-drop[data-open="true"] .navlink::after{transform:scaleX(1)}
.caret{width:0;height:0;border-left:4px solid transparent;border-right:4px solid transparent;
  border-top:5px solid currentColor;display:inline-block}
.caret-btn{background:none;border:0;cursor:pointer;color:inherit;padding:12px 6px 12px 0}
.site-header.over-hero .caret-btn{color:#fff}
.dropdown{position:absolute;top:100%;left:0;background:#fff;border:1px solid var(--line);min-width:230px;
  padding:8px 0;box-shadow:0 22px 44px rgba(26,26,26,.14);z-index:90}
.dropdown.wide{min-width:300px}
.dropdown a{display:block;padding:10px 18px;font-size:.85rem;color:var(--ink);text-decoration:none}
.dropdown a:hover{background:var(--ivory);color:var(--cab)}
.header-cta{padding:12px 20px;font-size:.72rem;flex:0 0 auto}
.hamburger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;
  flex-direction:column;justify-content:center;gap:5px;padding:0;margin-left:auto}
.hamburger span{display:block;height:2px;background:var(--ink);width:24px;margin:0 auto}

/* drawer */
.drawer{position:fixed;inset:0;background:#fff;z-index:140;overflow-y:auto;padding-bottom:90px}
.drawer-head{display:flex;align-items:center;justify-content:space-between;padding:16px 20px;
  border-bottom:1px solid var(--line)}
.drawer-head img{height:46px;width:auto}
.drawer-close{background:none;border:0;font-size:2rem;line-height:1;cursor:pointer;color:var(--cab);
  width:44px;height:44px}
.drawer-nav{padding:8px 20px 40px}
.drawer-link,.acc-toggle{display:flex;align-items:center;justify-content:space-between;width:100%;
  padding:16px 0;border-bottom:1px solid var(--line);font-family:'Jost',sans-serif;font-size:.9rem;
  text-transform:uppercase;letter-spacing:.14em;font-weight:500;color:var(--ink);text-decoration:none;
  background:none;border-left:0;border-right:0;border-top:0;cursor:pointer;text-align:left}
.acc-panel{padding:6px 0 12px}
.acc-panel a{display:block;padding:12px 0 12px 14px;font-size:.95rem;color:var(--muted);text-decoration:none;
  border-left:2px solid var(--line)}
.acc-panel a:hover{color:var(--cab);border-color:var(--cab)}
.drawer-cta{display:block;text-align:center;margin-top:22px}
.drawer-util{display:flex;gap:18px;margin-top:22px;font-size:.72rem;text-transform:uppercase;
  letter-spacing:.14em;color:var(--muted)}
.drawer-util a{color:var(--muted);text-decoration:none}

/* hero */
.hero{position:relative;min-height:88vh;display:flex;align-items:flex-end;overflow:hidden;margin-top:-80px;
  padding-top:80px}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:45% 60%}
.hero-scrim{position:absolute;inset:0;
  background:linear-gradient(100deg,rgba(26,22,18,.82) 0%,rgba(26,22,18,.54) 45%,rgba(26,22,18,.16) 100%)}
.hero-scrim::after{content:"";position:absolute;left:0;right:0;bottom:0;height:38%;
  background:linear-gradient(to top,rgba(26,22,18,.55),transparent)}
.hero-inner{position:relative;z-index:2;padding-top:120px;padding-bottom:140px}
.hero-copy{max-width:780px}
.hero h1{font-family:'Bodoni Moda',serif;font-weight:500;color:#fff;
  font-size:clamp(2.6rem,6vw,5rem);line-height:1.04;letter-spacing:-.01em;text-shadow:0 2px 26px rgba(0,0,0,.4)}
.hero-sub{color:rgba(255,255,255,.94);font-size:1.05rem;max-width:52ch;margin-top:20px;line-height:1.6}
.searchcard{margin-top:36px;max-width:760px;background:#fff;box-shadow:0 34px 80px rgba(0,0,0,.45);
  border:1px solid rgba(255,255,255,.5)}
.searchcard-tab{display:inline-block;background:var(--cab);color:#fff;font-size:.72rem;font-weight:600;
  text-transform:uppercase;letter-spacing:.14em;padding:11px 26px}
.searchcard-body{padding:16px}
.searchrow{display:flex;gap:10px;align-items:stretch;flex-wrap:wrap}
.searchrow input[type="search"]{flex:1 1 220px;min-width:0;border:1px solid var(--line);padding:14px 16px;
  font-family:inherit;font-size:.95rem;background:#fff;color:var(--ink);border-radius:0}
.filter-btn{flex:0 0 auto;width:48px;border:1px solid var(--line);background:#fff;cursor:pointer;
  color:var(--cab);padding:10px}
.filter-btn svg{width:22px;height:22px;display:block;margin:0 auto}
.filter-btn:hover{border-color:var(--cab)}
.search-go{flex:0 0 auto}
.filters{display:flex;gap:14px;flex-wrap:wrap;margin-top:14px;padding-top:14px;border-top:1px solid var(--line)}
.filters label{flex:1 1 160px;min-width:0;font-size:.7rem;text-transform:uppercase;letter-spacing:.14em;
  color:var(--muted);display:flex;flex-direction:column;gap:6px}
.filters select{font-family:inherit;font-size:.95rem;padding:11px 12px;border:1px solid var(--line);
  background:#fff;color:var(--ink);text-transform:none;letter-spacing:0;border-radius:0}

/* agent card */
.agentcard-band{position:relative;z-index:5;margin-top:-110px;padding-bottom:20px}
.agentcard{background:#fff;border:1px solid var(--line);box-shadow:0 40px 90px rgba(26,26,26,.24);
  display:grid;grid-template-columns:200px 1fr 310px;gap:0}
.agent-photo{padding:28px 0 28px 28px}
.agent-photo img{width:100%;display:block;object-fit:cover;aspect-ratio:3/4}
.agent-main{padding:32px 34px 28px;min-width:0}
.agent-name{font-family:'Bodoni Moda',serif;font-weight:500;font-size:2.1rem;line-height:1.1}
.agent-title{font-size:.72rem;text-transform:uppercase;letter-spacing:.16em;color:var(--muted);
  margin:6px 0 16px;font-weight:500}
.agent-contact{font-size:.95rem;margin-bottom:20px;overflow-wrap:break-word}
.agent-contact a{color:var(--cab);text-decoration:none;border-bottom:1px solid rgba(110,27,62,.28)}
.agent-contact a:hover{border-color:var(--cab)}
.socials{display:flex;gap:12px;margin-top:18px;flex-wrap:wrap}
.socials a{display:inline-flex;width:40px;height:40px;align-items:center;justify-content:center;
  border:1px solid var(--line);color:var(--cab);transition:background .2s,color .2s}
.socials a:hover{background:var(--cab);color:#fff;border-color:var(--cab)}
.socials svg{width:19px;height:19px}
.socials.light a{border-color:rgba(255,255,255,.5);color:#fff}
.socials.light a:hover{background:#fff;color:var(--cab)}
.agent-office{border-left:1px solid var(--line);padding:32px 28px;background:var(--ivory);min-width:0}
.agent-office address{font-style:normal;font-size:.92rem;color:var(--muted);line-height:1.7;
  margin-bottom:14px;overflow-wrap:break-word;border-left:2px solid var(--cab);padding-left:14px}

/* about */
.about{padding:112px 0 96px}
.about-grid{display:grid;grid-template-columns:7fr 5fr;gap:64px;align-items:start}
.about-copy p{max-width:60ch;color:#333}
.about-copy .display{margin-bottom:26px}
.about-side{border-top:2px solid var(--cab);padding-top:26px}
.chipgroup+.chipgroup{margin-top:28px}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chips li{border:1px solid var(--line);background:var(--ivory);padding:8px 16px;font-size:.8rem;
  letter-spacing:.06em;color:var(--ink)}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:64px}
.stat{border-top:1px solid var(--line);padding-top:20px;min-width:0}
.stat-num{display:block;font-family:'Bodoni Moda',serif;font-size:clamp(1.7rem,3vw,2.5rem);color:var(--cab);
  line-height:1.1}
.stat-lab{display:block;font-size:.78rem;text-transform:uppercase;letter-spacing:.12em;color:var(--muted);
  margin-top:8px}

/* knowledge */
.knowledge{background:var(--ivory);padding:104px 0}
.knowledge-grid{display:grid;grid-template-columns:5fr 7fr;gap:70px;align-items:start}
.knowledge p{color:#333;max-width:58ch}
.knowledge .display{margin-bottom:24px}
.pullquote{margin:0;border-top:2px solid var(--cab);padding-top:32px}
.pullquote blockquote{margin:0;font-family:'Bodoni Moda',serif;font-size:clamp(1.35rem,2.4vw,2rem);
  line-height:1.35;color:var(--ink)}
.pullquote figcaption{margin-top:26px}
.pullquote figcaption strong{display:block;font-size:1rem;font-weight:600}
.pullquote figcaption span{display:block;font-size:.7rem;text-transform:uppercase;letter-spacing:.14em;
  color:var(--muted);margin-top:4px}

/* listings */
.listings{padding:104px 0}
.sec-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;flex-wrap:wrap;
  margin-bottom:40px}
.sec-head .display{max-width:24ch}
.sec-actions{display:flex;align-items:center;gap:14px;flex-wrap:wrap}
.bento{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;align-items:stretch}
.lcard{border:1px solid var(--line);background:#fff;display:flex;flex-direction:column;min-width:0;
  transition:transform .25s,box-shadow .25s}
.lcard:hover{transform:translateY(-5px);box-shadow:0 24px 50px rgba(26,26,26,.14)}
.lcard-media{display:block;overflow:hidden;background:var(--ivory)}
.lcard-media img{width:100%;display:block;aspect-ratio:4/3;object-fit:cover;transition:transform .5s}
.lcard:hover .lcard-media img{transform:scale(1.04)}
.lcard.feature{grid-column:span 2;grid-row:span 2}
.lcard.feature .lcard-media{flex:1 1 auto;min-height:0}
.lcard.feature .lcard-media img{aspect-ratio:auto;height:100%;min-height:380px}
.lcard.feature .price{font-size:2.1rem}
.lcard-body{padding:20px 20px 18px;display:flex;flex-direction:column;min-width:0}
.lcard:not(.feature) .lcard-body{flex:1}
.pills{display:flex;flex-wrap:wrap;gap:7px;margin-bottom:14px}
.pill{font-size:.62rem;text-transform:uppercase;letter-spacing:.12em;font-weight:600;padding:5px 10px;
  border:1px solid var(--line);color:var(--muted);background:#fff}
.pill-feat{background:var(--coast);border-color:var(--coast);color:#14343d}
.price{font-family:'Jost',sans-serif;font-weight:600;font-size:1.5rem;font-variant-numeric:tabular-nums;
  margin:0 0 8px;color:var(--ink)}
.addr{font-size:.95rem;margin:0 0 14px;overflow-wrap:break-word}
.lcard-foot{margin-top:auto;display:flex;align-items:center;justify-content:space-between;gap:12px;
  border-top:1px solid var(--line);padding-top:12px}
.spec{font-size:.78rem;color:var(--muted);margin:0}
.icons{display:flex;gap:8px;flex:0 0 auto}
.icons a,.icons button{width:38px;height:38px;display:inline-flex;align-items:center;justify-content:center;
  border:1px solid var(--line);background:#fff;color:var(--cab);cursor:pointer}
.icons svg{width:18px;height:18px}
.icons a:hover,.icons button:hover{border-color:var(--cab)}
.fav[aria-pressed="true"] svg path{fill:var(--cab)}

/* closed */
.closed{padding:96px 0;background:var(--ivory)}
.closed .display{margin-bottom:34px}
.proofstats{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-bottom:38px}
.ptile{background:#fff;border:1px solid var(--line);border-top:3px solid var(--cab);padding:24px;min-width:0}
.pnum{display:block;font-family:'Bodoni Moda',serif;font-size:clamp(1.4rem,2.4vw,2rem);color:var(--cab);line-height:1.1}
.plab{display:block;font-size:.74rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin-top:8px}
.tablewrap{overflow-x:auto;background:#fff;border:1px solid var(--line)}
.ctable{width:100%;border-collapse:collapse;min-width:840px}
.ctable th{font-size:.68rem;text-transform:uppercase;letter-spacing:.14em;font-weight:600;text-align:left;
  padding:15px 16px;background:var(--cab);color:#fff;white-space:nowrap;position:sticky;top:0}
.ctable td{padding:14px 16px;border-top:1px solid var(--line);font-size:.9rem;white-space:nowrap}
.ctable tbody tr:hover{background:#faf7f6}
.viewmore{margin-top:22px;background:none;border:0;font-family:'Jost',sans-serif;font-size:.75rem;
  text-transform:uppercase;letter-spacing:.14em;font-weight:600;color:var(--cab);cursor:pointer;
  padding:12px 0;display:inline-flex;align-items:center;gap:8px;min-height:44px}
.viewmore[aria-expanded="true"] .caret{transform:rotate(180deg)}

/* sell smarter */
.sell{padding:104px 0;background:var(--ivory)}
.sell-grid{display:grid;grid-template-columns:6fr 5fr;gap:56px;align-items:start}
.sell-copy .display{margin-bottom:16px}
.sell-sub{color:var(--muted);max-width:44ch;margin-bottom:32px}
.sellfeatures{display:grid;grid-template-columns:1fr;gap:16px}
.sf{display:flex;gap:16px;background:#fff;border:1px solid var(--line);padding:22px;min-width:0}
.sf svg{width:32px;height:32px;flex:0 0 auto;color:var(--cab)}
.sf p:last-child{margin:0;font-size:.9rem;color:var(--muted)}
.hvform{background:#fff;border:1px solid var(--line);border-top:4px solid var(--cab);
  box-shadow:0 30px 70px rgba(26,26,26,.12);padding:36px 32px}
.hvlabel{font-family:'Bodoni Moda',serif;font-size:1.4rem;line-height:1.2;margin-bottom:20px}
.hvform input{display:block;width:100%;border:1px solid var(--line);padding:14px 16px;font-family:inherit;
  font-size:.95rem;background:#fff;border-radius:0;margin-bottom:12px;min-width:0}
.hvbtn{width:100%;margin-top:6px}
.hvnote{font-size:.76rem;color:var(--muted);margin:16px 0 0}

/* guide */
.guide{display:grid;grid-template-columns:6fr 6fr;align-items:center;background:var(--ink)}
.guide-media{height:100%;min-height:440px}
.guide-media img{width:100%;height:100%;object-fit:cover;object-position:52% 58%;display:block}
.guide-copy{padding:clamp(48px,6vw,96px);color:#fff;min-width:0}
.guide-copy .display{color:#fff;margin-bottom:22px}
.guide-copy p{color:rgba(255,255,255,.82);max-width:52ch}
.guide-copy .btn-outline{color:#fff;border-color:rgba(255,255,255,.6)}
.guide-copy .btn-outline:hover{background:#fff;color:var(--ink)}

/* luxury rail */
.luxury{padding:104px 0}
.luxury .sec-head .display{text-transform:none;max-width:26ch}
.rail-nav{display:flex;gap:8px}
.railbtn{width:44px;height:44px;border:1px solid var(--line);background:#fff;color:var(--cab);
  font-size:1.4rem;line-height:1;cursor:pointer;transition:border-color .2s,background .2s}
.railbtn:hover{border-color:var(--cab);background:var(--ivory)}
.rail-outer{overflow:hidden}
.rail{display:flex;gap:24px;overflow-x:auto;padding-bottom:22px;scroll-snap-type:x mandatory;
  -webkit-overflow-scrolling:touch}
.xcard{flex:0 0 300px;border:1px solid var(--line);background:#fff;scroll-snap-align:start;min-width:0;
  display:flex;flex-direction:column;transition:transform .25s,box-shadow .25s}
.xcard:hover{transform:translateY(-5px);box-shadow:0 24px 50px rgba(26,26,26,.14)}
.ribbon{background:#000;color:#fff;font-size:.64rem;text-transform:uppercase;letter-spacing:.18em;
  font-weight:600;text-align:center;padding:10px;margin:0}
.xcard img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}
.xbody{padding:18px;display:flex;flex-direction:column;flex:1}
.xbody .price{font-size:1.35rem}
.compdetails{font-size:.75rem;font-weight:600;margin:-4px 0 8px}
.courtesy{font-size:.68rem;color:var(--muted);line-height:1.5;margin:auto 0 0;
  border-top:1px solid var(--line);padding-top:10px;overflow-wrap:break-word}

/* moving band */
.moving{display:grid;grid-template-columns:1fr 1fr;background:var(--coast);align-items:center}
.moving-copy{padding:clamp(48px,6vw,96px) 22px}
.moving-inner{max-width:560px;margin-left:auto;padding-right:clamp(0px,4vw,50px)}
.moving .display{color:var(--cab);margin-bottom:20px}
.moving p{color:#1e3b44;max-width:46ch}
.moving-media{height:100%;min-height:440px}
.moving-media img{width:100%;height:100%;object-fit:cover;object-position:50% 45%;display:block}

/* final cta */
.finalcta{background:var(--cab);color:#fff;padding:96px 0}
.finalcta-inner{max-width:820px;text-align:center;margin:0 auto}
.finalcta .display{color:#fff;margin-bottom:18px}
.finalcta p{color:rgba(255,255,255,.92);overflow-wrap:break-word}
.finalcta p a{color:#fff;text-decoration:underline;text-underline-offset:3px}
.finalcta-actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;margin-top:28px}
.finalcta-actions .btn{text-decoration:none}
.finalcta-actions .btn-invert{color:var(--cab);background:#fff}
.finalcta-actions .btn-invert:hover{background:var(--ivory);color:var(--cab-deep)}
.finalcta-actions .btn-ghost-light{color:#fff}
.finalcta .socials{justify-content:center;margin-top:32px}

/* footer */
.site-footer{background:var(--ivory);padding:64px 0 100px;color:var(--muted);font-size:.82rem}
.foot-top{display:grid;grid-template-columns:110px 1fr 1.3fr auto;gap:36px;align-items:start;
  padding-bottom:36px;border-bottom:1px solid var(--line)}
.foot-seal img{width:88px;height:auto}
.foot-links{display:flex;flex-direction:column;gap:12px}
.foot-links a{color:var(--ink);text-decoration:none;font-size:.74rem;text-transform:uppercase;
  letter-spacing:.14em}
.foot-links a:hover{color:var(--cab)}
.foot-contact{min-width:0}
.foot-contact address{font-style:normal;line-height:1.7;margin-bottom:10px;overflow-wrap:break-word}
.foot-contact-links{margin:0;overflow-wrap:break-word}
.foot-contact-links a{color:var(--cab);text-decoration:none;border-bottom:1px solid rgba(110,27,62,.28)}
.foot-qr{text-align:center;min-width:0}
.qrbox{width:150px;height:150px;border:1px solid var(--line);background:#fff;display:flex;
  align-items:center;justify-content:center;text-align:center;font-size:.66rem;padding:12px;
  color:var(--muted);letter-spacing:.06em;margin:0 auto}
.foot-qr p{margin:10px 0 12px;font-size:.75rem}
.foot-qr .socials{justify-content:center}
.foot-legal{padding-top:30px;font-size:.76rem;line-height:1.65}
.foot-legal .copy{font-weight:600;color:var(--ink)}
.notice{border-left:3px solid var(--cab);padding-left:16px;color:#444}
.eho{font-weight:500}
.foot-addr{overflow-wrap:break-word}
.foot-addr a{color:var(--cab)}

/* mobile bar */
.mobilebar{display:none;position:fixed;left:0;right:0;bottom:0;z-index:120;background:#fff;
  border-top:1px solid var(--line);box-shadow:0 -8px 24px rgba(0,0,0,.1)}
.mb-item{flex:1;display:flex;align-items:center;justify-content:center;min-height:58px;
  font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;font-weight:600;color:var(--cab);
  text-decoration:none}
.mb-primary{background:var(--cab);color:#fff}

/* reveal */
.reveal{opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}

@media (max-width:1180px){
  .navlink{padding:12px 8px;font-size:.7rem}
  .brand img{height:48px}
}
@media (max-width:1080px){
  .mainnav,.header-cta{display:none}
  .hamburger{display:flex}
  .agentcard{grid-template-columns:170px 1fr}
  .agent-office{grid-column:1 / -1;border-left:0;border-top:1px solid var(--line)}
  .bento{grid-template-columns:repeat(2,1fr)}
  .lcard.feature{grid-column:span 2;grid-row:span 1}
  .lcard.feature .lcard-media img{min-height:0;aspect-ratio:16/9}
  .sell-grid{grid-template-columns:1fr;gap:36px}
  .sellfeatures{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .about-grid,.knowledge-grid{grid-template-columns:1fr;gap:40px}
  .guide,.moving{grid-template-columns:1fr}
  .guide-media,.moving-media{min-height:300px}
  .moving-inner{margin-left:0}
  .moving{display:flex;flex-direction:column-reverse}
  .sellfeatures{grid-template-columns:1fr}
  .proofstats{grid-template-columns:1fr}
  .foot-top{grid-template-columns:1fr;gap:28px}
  .foot-qr{text-align:left}
  .qrbox,.foot-qr .socials{margin:0}
  .foot-qr .socials{justify-content:flex-start}
}
@media (max-width:720px){
  body{font-size:16px;padding-bottom:58px}
  .mobilebar{display:flex}
  .utilitybar{display:none}
  .header-inner{min-height:68px}
  .brand img{height:44px}
  .hero{min-height:80svh;margin-top:-68px;padding-top:68px}
  .hero-inner{padding-top:92px;padding-bottom:80px}
  .hero-sub{font-size:1rem}
  .searchrow input[type="search"]{flex:1 1 100%}
  .search-go{flex:1 1 auto;text-align:center}
  .agentcard-band{margin-top:-44px}
  .agentcard{grid-template-columns:1fr;box-shadow:0 26px 60px rgba(26,26,26,.2)}
  .agent-photo{padding:22px 22px 0}
  .agent-photo img{max-width:190px;aspect-ratio:3/4}
  .agent-main{padding:20px 22px 24px}
  .agent-office{padding:24px 22px}
  .about{padding:64px 0 56px}
  .knowledge,.listings,.closed,.sell,.luxury,.finalcta{padding:60px 0}
  .stats{grid-template-columns:1fr;gap:0}
  .stat{padding:18px 0}
  .bento{grid-template-columns:1fr;gap:20px}
  .lcard.feature{grid-column:span 1}
  .hvform{padding:26px 20px}
  .xcard{flex:0 0 80%}
  .rail-nav{display:none}
  .site-footer{padding-bottom:120px}
  .tablewrap{border:0;background:transparent;overflow-x:visible}
  .ctable{min-width:0;display:block}
  .ctable thead{display:none}
  .ctable tbody,.ctable tr,.ctable td{display:block;width:100%}
  .ctable tr{background:#fff;border:1px solid var(--line);border-top:3px solid var(--cab);
    margin-bottom:14px;padding:6px 0}
  .ctable tr[hidden]{display:none !important}
  .ctable td{border-top:0;display:flex;justify-content:space-between;gap:14px;padding:8px 16px;
    white-space:normal;font-size:.85rem}
  .ctable td::before{content:attr(data-l);font-size:.66rem;text-transform:uppercase;letter-spacing:.12em;
    color:var(--muted);flex:0 0 auto}
}
@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .reveal{opacity:1;transform:none}
}