/* Chic monochrome: matches the black-and-white brokerage logo. Champagne is used only for small details. */
:root {
  --paper: #faf9f7;
  --panel: #ffffff;
  --ink: #121212;
  --muted: #6d6a66;
  --rule: #e3e0db;
  --navy: #121212;
  --navy-ink: #f5f3ef;
  --brass: #9a8463;
  --brass-soft: #c9b48f;
  --btn: #121212;
  --btn-ink: #ffffff;
  --mast-bg: #ffffff;
  --mast-ink: #121212;
  --logo-on-light: block;
  --logo-on-dark: none;
  --display: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --body: "Mulish", "Helvetica Neue", Arial, sans-serif;
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --paper: #0e0e0e; --panel: #161616; --ink: #f2f0ec; --muted: #a39f99; --rule: #2a2826;
    --navy: #f2f0ec; --navy-ink: #121212; --brass: #c9b48f; --brass-soft: #9a8463; --btn: #f2f0ec; --btn-ink: #121212;
    --mast-bg: #0e0e0e; --mast-ink: #f2f0ec; --logo-on-light: none; --logo-on-dark: block;
    color-scheme: dark;
  }
}
:root[data-theme="dark"] {
  --paper: #0e0e0e; --panel: #161616; --ink: #f2f0ec; --muted: #a39f99; --rule: #2a2826;
  --navy: #f2f0ec; --navy-ink: #121212; --brass: #c9b48f; --brass-soft: #9a8463; --btn: #f2f0ec; --btn-ink: #121212;
  --mast-bg: #0e0e0e; --mast-ink: #f2f0ec; --logo-on-light: none; --logo-on-dark: block;
  color-scheme: dark;
}

* { box-sizing: border-box; }
[hidden] { display: none !important; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--body); font-size: 16.5px; line-height: 1.6; }
h1, h2, h3 { font-family: var(--display); font-weight: 500; line-height: 1.08; margin: 0; text-wrap: balance; }
p { margin: 0; }
a { color: inherit; }
.wrap { max-width: 1120px; margin: 0 auto; padding-left: max(20px, env(safe-area-inset-left, 0px)); padding-right: max(20px, env(safe-area-inset-right, 0px)); }
.label { font-size: 11.5px; letter-spacing: 0.18em; text-transform: uppercase; font-weight: 700; color: var(--brass); }

/* Masthead */
.mast { background: var(--mast-bg); color: var(--mast-ink); border-bottom: 1px solid var(--rule); }
.mast .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px 24px; padding-block: 16px; }
.brand { display: flex; align-items: center; gap: 16px; min-width: 0; }
.brand img.logo { height: 64px; width: auto; display: block; }
.wordmark { font-family: var(--display); font-size: 21px; letter-spacing: 0.04em; line-height: 1.1; }
.wordmark small { display: block; font-family: var(--body); font-size: 10.5px; letter-spacing: 0.2em; text-transform: uppercase; opacity: 0.75; }
.brand .divider { width: 1px; align-self: stretch; background: var(--rule); }
.mast img.on-light { display: var(--logo-on-light); }
.mast img.on-dark { display: var(--logo-on-dark); }
.agent-name { font-size: 13px; letter-spacing: 0.08em; text-transform: uppercase; }
.mast .call { font-size: 14px; letter-spacing: 0.04em; display: flex; flex-wrap: wrap; gap: 6px 22px; }
.mast .call span { white-space: nowrap; }
.mast .call b { font-size: 10.5px; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brass); margin-right: 6px; display: inline-block; min-width: 54px; }
.mast .call a { text-decoration: none; border-bottom: 1px solid var(--brass); padding-bottom: 1px; }

/* Hero */
.hero { padding-block: 88px 96px; border-bottom: 1px solid var(--rule); }
.hero .wrap { display: grid; grid-template-columns: 1.05fr 1fr; gap: 64px; align-items: start; }
.hero h1 { font-size: clamp(44px, 6.2vw, 76px); font-weight: 500; letter-spacing: -0.01em; margin-top: 22px; }
.hero h1 em { font-style: italic; }
.lede { margin-top: 22px; font-size: 18px; color: var(--muted); max-width: 30em; }
.promises { list-style: none; padding: 0; margin: 34px 0 0; display: grid; gap: 0; border-top: 1px solid var(--rule); max-width: 30em; }
.promises li { display: grid; grid-template-columns: 110px 1fr; gap: 16px; padding-block: 14px; border-bottom: 1px solid var(--rule); font-size: 15px; }
.promises b { font-family: var(--display); font-weight: 600; font-size: 19px; line-height: 1.2; }
.promises span { color: var(--muted); }

/* Form panel */
.panel { background: var(--panel); border: 1px solid var(--rule); padding: 44px 40px 38px; min-width: 0; position: relative; }
.panel::before { content: ""; position: absolute; inset: 10px; border: 1px solid var(--rule); pointer-events: none; }
.panel > * { position: relative; }
.panel h2 { font-size: 36px; font-style: italic; }
.panel .sub { color: var(--muted); font-size: 14.5px; margin-top: 6px; }
form { display: grid; gap: 16px; margin-top: 22px; }
.goals { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--rule); }
.goal { position: relative; }
.goal + .goal { border-left: 1px solid var(--rule); }
.goal input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.goal span { display: grid; gap: 1px; text-align: center; padding: 12px 6px; cursor: pointer; font-weight: 700; font-size: 13px; letter-spacing: 0.12em; text-transform: uppercase; transition: background 0.15s; }
.goal small { font-weight: 400; font-size: 12px; letter-spacing: 0; text-transform: none; color: var(--muted); }
.goal input:checked + span { background: var(--navy); color: var(--navy-ink); }
.goal input:checked + span small { color: var(--brass-soft); }
.goal input:focus-visible + span { outline: 2px solid var(--brass); outline-offset: -4px; }
fieldset { border: 0; padding: 0; margin: 0; display: grid; gap: 16px; min-width: 0; }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
label { display: grid; gap: 6px; font-size: 11.5px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 700; color: var(--muted); }
input, select { font: inherit; font-size: 16px; letter-spacing: 0; text-transform: none; font-weight: 400; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid var(--rule); border-radius: 0; padding: 8px 0 9px; width: 100%; }
select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--muted) 50%), linear-gradient(135deg, var(--muted) 50%, transparent 50%); background-position: calc(100% - 10px) 55%, calc(100% - 5px) 55%; background-size: 5px 5px; background-repeat: no-repeat; padding-right: 20px; }
select option { color: #16202e; }
input:focus, select:focus { outline: none; border-bottom-color: var(--brass); box-shadow: 0 1px 0 var(--brass); }
.consent { grid-template-columns: 16px 1fr; gap: 10px; font-size: 11.5px; letter-spacing: 0; text-transform: none; font-weight: 400; line-height: 1.5; }
.consent input { width: 15px; height: 15px; margin-top: 2px; padding: 0; accent-color: var(--brass); }
button { font: inherit; font-size: 13px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; padding: 17px 20px; border: 0; border-radius: 0; background: var(--btn); color: var(--btn-ink); cursor: pointer; transition: opacity 0.15s; }
button:hover { opacity: 0.9; }
button:focus-visible, a:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.thanks { margin-top: 22px; display: grid; gap: 12px; }
.thanks h3 { font-size: 28px; color: var(--brass); }
.thanks p { color: var(--muted); }

/* Offers */
.section { padding-block: 104px; }
.section-head { display: grid; gap: 10px; max-width: 40em; }
.section-head h2 { font-size: clamp(32px, 4vw, 44px); }
.offers { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 48px; border-top: 1px solid var(--rule); }
.offer { padding: 26px 28px 8px 0; display: grid; gap: 10px; align-content: start; min-width: 0; }
.offer + .offer { padding-left: 28px; border-left: 1px solid var(--rule); }
.offer h3 { font-size: 26px; }
.offer p { color: var(--muted); font-size: 15px; }
.offer a { font-size: 12px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none; color: var(--brass); margin-top: 6px; }

/* Agent */
.agent { background: var(--panel); border-block: 1px solid var(--rule); }
.agent .wrap { display: grid; grid-template-columns: 380px 1fr; gap: 80px; align-items: center; padding-block: 96px; }
.portrait { aspect-ratio: 4 / 5; filter: grayscale(0.15); max-width: 100%; background: var(--navy); color: var(--navy-ink); display: grid; place-items: center; overflow: hidden; position: relative; }
.portrait img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; display: block; }
.portrait .initials { font-family: var(--display); font-size: 64px; letter-spacing: 0.06em; }
.portrait .initials small { display: block; font-family: var(--body); font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; text-align: center; opacity: 0.7; margin-top: 4px; }
.agent h2 { font-size: clamp(40px, 5vw, 60px); margin-top: 12px; }
.agent .bio { color: var(--muted); margin-top: 16px; max-width: 36em; }
.agent .contact { margin-top: 26px; display: flex; flex-wrap: wrap; gap: 10px 32px; font-size: 14.5px; }
.agent .contact div { display: grid; gap: 2px; }
.agent .contact b { font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); }
.agent .cta { display: inline-block; margin-top: 30px; font-size: 13px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none; background: var(--btn); color: var(--btn-ink); padding: 16px 26px; }

/* Footer: brokerage + Fair Housing */
footer { background: #121212; color: #f5f3ef; font-size: 13px; }
footer .wrap { display: grid; grid-template-columns: auto 1fr; gap: 24px 48px; padding-block: 44px 48px; align-items: start; }
footer .brand img.logo { height: 104px; }
footer .fine { display: grid; gap: 10px; opacity: 0.85; max-width: 60em; }
footer .firm { font-weight: 700; opacity: 1; letter-spacing: 0.02em; }
.eho { display: flex; gap: 12px; align-items: center; }
.eho svg { width: 30px; height: 30px; flex: none; }
footer a { color: #c9b48f; }

@media (max-width: 880px) {
  .hero { padding-block: 36px 48px; }
  .hero .wrap { grid-template-columns: 1fr; gap: 0; }
  /* On phones the form comes right after the headline, before the supporting list. */
  .hero .wrap > div:first-child { display: contents; }
  .hero .panel { order: 2; margin-top: 32px; }
  .hero .promises { order: 3; margin-top: 40px; }
  .offers { grid-template-columns: 1fr; }
  .offer, .offer + .offer { padding: 22px 0 18px; border-left: 0; border-bottom: 1px solid var(--rule); }
  .agent .wrap { grid-template-columns: 1fr; gap: 32px; padding-block: 48px; }
  .portrait { width: 220px; }
  footer .wrap { grid-template-columns: 1fr; }
}
@media (max-width: 460px) {
  .panel { padding: 28px 18px 24px; }
  .row2 { grid-template-columns: 1fr; }
  .promises li { grid-template-columns: 1fr; gap: 2px; }
  .brand .divider, .agent-name { display: none; }
  .goal span { font-size: 12px; letter-spacing: 0.08em; }
}
@media (prefers-reduced-motion: no-preference) {
  .hero h1, .lede, .panel { animation: settle 0.7s ease-out both; }
  .panel { animation-delay: 0.1s; }
  @keyframes settle { from { transform: translateY(6px); } to { transform: none; } }
}

/* Single-offer pages: process steps, facts and areas, all on hairlines */
.steps { list-style: none; padding: 0; margin: 48px 0 0; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--rule); counter-reset: step; }
.steps li { counter-increment: step; padding: 28px 28px 8px 0; display: grid; gap: 10px; align-content: start; min-width: 0; }
.steps li + li { padding-left: 28px; border-left: 1px solid var(--rule); }
.steps li::before { content: counter(step, upper-roman) "."; font-family: var(--display); font-style: italic; font-size: 22px; color: var(--brass); }
.steps h3 { font-size: 26px; }
.steps p { color: var(--muted); font-size: 15px; }
.facts { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 48px; border-block: 1px solid var(--rule); }
.fact { padding: 26px 20px 24px 0; display: grid; gap: 4px; min-width: 0; }
.fact + .fact { padding-left: 24px; border-left: 1px solid var(--rule); }
.fact b { font-family: var(--display); font-weight: 500; font-size: 46px; line-height: 1; font-variant-numeric: lining-nums tabular-nums; }
.fact span { font-size: 13px; color: var(--muted); letter-spacing: 0.02em; }
.areas { display: grid; grid-template-columns: repeat(3, 1fr); column-gap: 40px; margin-top: 40px; }
.area { padding-block: 22px; border-top: 1px solid var(--rule); display: grid; gap: 6px; min-width: 0; }
.area h3 { font-size: 24px; }
.area .meta { font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--brass); font-weight: 700; }
.area p { font-size: 15px; color: var(--muted); }
.note { margin-top: 18px; font-size: 13px; color: var(--muted); }
@media (max-width: 880px) {
  .section { padding-block: 64px; }
  .steps, .areas { grid-template-columns: 1fr; }
  .steps li, .steps li + li { padding: 22px 0 18px; border-left: 0; border-bottom: 1px solid var(--rule); }
  .facts { grid-template-columns: 1fr 1fr; }
  .fact, .fact + .fact { padding: 20px 12px 18px 0; border-left: 0; }
  .fact:nth-child(even) { padding-left: 16px; border-left: 1px solid var(--rule); }
  .fact:nth-child(n+3) { border-top: 1px solid var(--rule); }
}

/* Photography: a full-bleed opening image and an editorial pair before the agent section */
.photo-hero { position: relative; margin: 0; height: clamp(220px, 46vw, 560px); overflow: hidden; background: var(--rule); }
.photo-hero img { width: 100%; height: 100%; object-fit: cover; display: block; filter: saturate(0.88) contrast(1.02); }
.photo-hero::after { content: ""; position: absolute; inset: auto 0 0 0; height: 40%; background: linear-gradient(to top, rgba(0,0,0,0.38), rgba(0,0,0,0)); pointer-events: none; }
.photo-hero figcaption { position: absolute; z-index: 1; bottom: 16px; left: max(20px, env(safe-area-inset-left, 0px)); right: max(20px, env(safe-area-inset-right, 0px)); color: #ffffff; font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; font-weight: 600; }
.pair { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; max-width: 920px; margin: 0 auto; }
.pair figure { margin: 0; display: grid; gap: 12px; min-width: 0; }
.pair .frame { aspect-ratio: 4 / 5; max-width: 100%; overflow: hidden; background: var(--rule); }
.pair img { width: 100%; height: 100%; object-fit: cover; display: block; filter: saturate(0.88); }
.pair figure:nth-child(2) { margin-top: 64px; }
.pair figcaption { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.gallery { padding-block: 0 104px; }
@media (max-width: 880px) {
  .pair { gap: 12px; }
  .pair figure:nth-child(2) { margin-top: 32px; }
  .gallery { padding-block: 0 64px; }
}

/* Client words: verbatim reviews, side by side on hairlines */
.praise { padding-block: 0 104px; }
.praise .section-head { margin-bottom: 40px; }
.quotes { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--rule); }
.quotes figure { margin: 0; padding: 32px 32px 8px 0; display: grid; gap: 18px; align-content: start; min-width: 0; }
.quotes figure + figure { padding-left: 32px; border-left: 1px solid var(--rule); }
.quotes .mark { font-family: var(--display); font-size: 64px; line-height: 0.5; color: var(--brass); height: 26px; }
.quotes blockquote { margin: 0; font-family: var(--display); font-style: italic; font-weight: 500; font-size: clamp(19px, 1.7vw, 21px); line-height: 1.5; text-wrap: pretty; }
.quotes figcaption { display: grid; gap: 4px; }
.quotes figcaption b { font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; }
.quotes figcaption span { font-size: 12px; color: var(--muted); letter-spacing: 0.06em; }
@media (max-width: 880px) {
  .praise { padding-block: 0 64px; }
  .quotes { grid-template-columns: 1fr; }
  .quotes figure, .quotes figure + figure { padding: 28px 0 24px; border-left: 0; border-bottom: 1px solid var(--rule); }
}

.send-error { font-size: 13px; color: var(--ink); border-left: 2px solid var(--brass); padding-left: 10px; }
button:disabled { opacity: 0.6; cursor: wait; }