/* Layout: an estate brochure — a tall typographic hero, generous margins, and sections that alternate between the page ground and a deep ink band. */
:root{
  --ground:#f3f2ee; --paper:#ffffff; --ink:#15202e; --ink-soft:#4b5563; --rule:#d9d6cc;
  --band:#15202e; --band-ink:#eef0f2; --band-soft:#aab4c0; --band-rule:#2c3a4c;
  --brass:#7d6230; --brass-on-band:#c8a86b;
  --f-display:"Lora",Georgia,"Times New Roman",serif;
  --f-body:"Manrope","Helvetica Neue",Arial,sans-serif;
  --maxw:1180px;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --ground:#0e151f; --paper:#131c28; --ink:#eceae4; --ink-soft:#a7b0bb; --rule:#263243;
  --band:#0a1018; --band-ink:#eceae4; --band-soft:#98a3b0; --band-rule:#223043;
  --brass:#c8a86b; --brass-on-band:#d4b57a; color-scheme:dark}}
:root[data-theme="dark"]{
  --ground:#0e151f; --paper:#131c28; --ink:#eceae4; --ink-soft:#a7b0bb; --rule:#263243;
  --band:#0a1018; --band-ink:#eceae4; --band-soft:#98a3b0; --band-rule:#223043;
  --brass:#c8a86b; --brass-on-band:#d4b57a; color-scheme:dark}
*{box-sizing:border-box}
body{background:var(--ground);color:var(--ink);font-family:var(--f-body);font-size:17px;line-height:1.65;margin:0}
a{color:inherit}
.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:clamp(16px,4vw,40px)}
h1,h2,h3{font-family:var(--f-display);font-weight:400;text-wrap:balance;margin:0;letter-spacing:-.01em}
h2{font-size:clamp(34px,4.6vw,56px);line-height:1.05}
h3{font-size:28px;line-height:1.15}
.label{font-size:12px;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--brass)}
em.accent{font-style:italic;color:var(--brass)}
p{margin:0}
.lede{font-size:19px;color:var(--ink-soft);max-width:62ch}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}

/* header */
header.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:10;background:color-mix(in srgb,var(--ground) 92%,transparent);backdrop-filter:blur(8px);border-bottom:1px solid var(--rule)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:14px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.1}
.brand b{font-family:var(--f-display);font-size:22px;font-weight:600;letter-spacing:.02em}
.brand span{font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--ink-soft)}
nav.main{display:flex;gap:26px;font-size:14px;font-weight:600}
nav.main a{text-decoration:none;color:var(--ink-soft)}
nav.main a:hover{color:var(--ink)}
.top-cta{display:flex;align-items:center;gap:16px;font-size:14px;font-weight:600;white-space:nowrap}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 22px;border-radius:2px;font-weight:700;font-size:14px;letter-spacing:.04em;text-decoration:none;border:1px solid var(--ink);transition:background .2s,color .2s}
.btn.solid{background:var(--ink);color:var(--ground)}
.btn.solid:hover{background:transparent;color:var(--ink)}
.btn.line:hover{background:var(--ink);color:var(--ground)}
.band .btn{border-color:var(--band-ink)}
.band .btn.solid{background:var(--brass-on-band);border-color:var(--brass-on-band);color:#101820}
.band .btn.solid:hover{background:transparent;color:var(--brass-on-band)}
.band .btn.line{color:var(--band-ink)}
.band .btn.line:hover{background:var(--band-ink);color:var(--band)}
@media (max-width:980px){nav.main{display:none}}
@media (max-width:560px){.top-cta .phone{display:none}}

/* hero */
.hero{padding-block:clamp(56px,9vw,120px) clamp(48px,7vw,88px);border-bottom:1px solid var(--rule)}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:end}
.hero h1{font-size:clamp(46px,7.4vw,104px);line-height:.98;margin-top:18px}
.hero .lede{margin-top:26px}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}
.addresses{border-left:1px solid var(--rule);padding-left:clamp(20px,3vw,36px);display:grid;gap:18px}
.addresses div{display:grid;gap:2px}
.addresses b{font-family:var(--f-display);font-size:24px;font-weight:400}
.addresses span{font-size:14px;color:var(--ink-soft)}
@media (max-width:820px){.hero-grid{grid-template-columns:1fr}.addresses{border-left:0;padding-left:0;border-top:1px solid var(--rule);padding-top:24px;grid-template-columns:1fr 1fr}}

/* credibility strip */
.facts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-bottom:1px solid var(--rule)}
.facts div{padding:26px clamp(12px,2vw,24px);border-right:1px solid var(--rule)}
.facts div:last-child{border-right:0}
.facts b{display:block;font-family:var(--f-display);font-size:30px;font-weight:400;line-height:1.1}
.facts span{font-size:13px;color:var(--ink-soft)}
@media (max-width:760px){.facts{grid-template-columns:1fr 1fr}.facts div:nth-child(2){border-right:0}.facts div:nth-child(-n+2){border-bottom:1px solid var(--rule)}}

section{padding-block:clamp(64px,9vw,112px)}
.sec-head{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(24px,4vw,64px);align-items:end;margin-bottom:clamp(36px,5vw,56px)}
.sec-head .label{display:block;margin-bottom:14px}
@media (max-width:820px){.sec-head{grid-template-columns:1fr}}


/* search */
.search-box{background:var(--paper);border:1px solid var(--rule);padding:clamp(24px,4vw,48px);display:grid;gap:28px;margin-top:clamp(64px,9vw,112px)}
.search-head{display:grid;gap:14px}
.search-head h2{font-size:clamp(30px,3.8vw,46px)}
.search-form{display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr) minmax(0,1.2fr) auto;gap:14px;align-items:end}
.field{display:grid;gap:6px;min-width:0}
.field label{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.field select{font:500 15px var(--f-body);color:var(--ink);background:var(--ground);border:1px solid var(--rule);padding:12px 14px;border-radius:2px;width:100%;min-width:0}
.search-form .btn{height:46px;white-space:nowrap}
.search-note{font-size:14px;color:var(--ink-soft);max-width:75ch}
.search-note a{color:var(--ink);font-weight:600;text-decoration-color:var(--brass)}
@media (max-width:860px){.search-form{grid-template-columns:1fr 1fr}.search-form .field:first-child{grid-column:1/-1}.search-form .btn{grid-column:1/-1}}
@media (max-width:480px){.search-form{grid-template-columns:1fr}}
/* meet */
.meet{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(32px,5vw,72px);align-items:center}
.portrait{margin:0;position:relative;max-width:100%}
.portrait img{display:block;width:100%;height:auto;aspect-ratio:2/3;object-fit:cover;object-position:50% 20%}
.portrait figcaption{margin-top:12px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft)}
.meet .body{display:grid;gap:20px}
.meet .body p{color:var(--ink-soft);max-width:60ch}
.sign{font-family:var(--f-display);font-style:italic;font-size:26px;color:var(--ink)}
@media (max-width:820px){.meet{grid-template-columns:1fr}.portrait img{aspect-ratio:4/5;max-height:560px}}

/* neighbourhoods */
.band{background:var(--band);color:var(--band-ink)}
.band .label{color:var(--brass-on-band)}
.band .lede{color:var(--band-soft)}
.band em.accent{color:var(--brass-on-band)}
.hoods{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--band-rule);border:1px solid var(--band-rule)}
.hood{background:var(--band);padding:clamp(24px,3vw,40px);display:grid;gap:14px;align-content:start}
.hood .where{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--band-soft)}
.hood h3{font-size:clamp(30px,3.4vw,42px)}
.hood p{color:var(--band-soft);max-width:52ch}
.hood dl{display:grid;grid-template-columns:auto minmax(0,1fr);gap:6px 18px;margin:6px 0 0;font-size:14px}
.hood dt{color:var(--brass-on-band);font-weight:600}
.hood dd{margin:0;color:var(--band-ink)}
.also{margin-top:28px;display:flex;flex-wrap:wrap;gap:12px 28px;color:var(--band-soft);font-size:15px}
.also b{color:var(--band-ink);font-weight:600}
@media (max-width:760px){.hoods{grid-template-columns:1fr}}

.addresses b a{text-decoration:none}.addresses b a:hover{color:var(--brass)}
.hood{scroll-margin-top:90px}
.more-light{justify-self:start;margin-top:6px;font-weight:700;font-size:14px;letter-spacing:.04em;text-decoration:none;color:var(--brass-on-band);border-bottom:1px solid var(--brass-on-band);padding-bottom:2px}
/* selling process */
.steps{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:0;border-top:1px solid var(--ink)}
.step{padding:24px 20px 0 0;display:grid;gap:10px;align-content:start}
.step .n{font-family:var(--f-display);font-size:44px;line-height:1;color:var(--brass)}
.step h3{font-size:22px}
.step p{font-size:15px;color:var(--ink-soft)}
.steps.four{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:980px){.steps,.steps.four{grid-template-columns:1fr 1fr;gap:28px 24px}}
@media (max-width:520px){.steps,.steps.four{grid-template-columns:1fr}}
.split-cta{margin-top:48px;display:flex;flex-wrap:wrap;gap:14px}

/* compare */
.tablewrap{overflow-x:auto;border:1px solid var(--rule);background:var(--paper)}
table{border-collapse:collapse;width:100%;min-width:680px;font-size:15px}
th,td{text-align:left;padding:16px 20px;border-bottom:1px solid var(--rule);vertical-align:top}
thead th{font-family:var(--f-display);font-weight:400;font-size:24px;border-bottom:1px solid var(--ink)}
tbody th{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);font-weight:700;width:18%}
tbody tr:last-child th,tbody tr:last-child td{border-bottom:0}

/* journal + reviews */
.two{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:clamp(24px,4vw,48px)}
.card{background:var(--paper);border:1px solid var(--rule);padding:clamp(24px,3vw,40px);display:grid;gap:14px;align-content:start}
.card h3{font-size:clamp(26px,3vw,34px)}
.card p{color:var(--ink-soft)}
.card a.more{font-weight:700;font-size:14px;letter-spacing:.04em;text-decoration:none;border-bottom:1px solid var(--brass);justify-self:start;padding-bottom:2px}
.stars{font-size:22px;letter-spacing:.2em;color:var(--brass)}
.rating{font-family:var(--f-display);font-size:64px;line-height:1}
@media (max-width:820px){.two{grid-template-columns:1fr}}


/* insights */
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:28px}
.chip{font:600 13px var(--f-body);letter-spacing:.06em;padding:9px 16px;border:1px solid var(--rule);background:transparent;color:var(--ink-soft);cursor:pointer;border-radius:999px}
.chip:hover{border-color:var(--ink);color:var(--ink)}
.chip.on{background:var(--ink);color:var(--ground);border-color:var(--ink)}
.posts{display:grid;gap:0;border-top:1px solid var(--ink)}
.post{border-bottom:1px solid var(--rule);scroll-margin-top:90px}
.post summary{font-family:var(--f-body);list-style:none;cursor:pointer;display:grid;grid-template-columns:minmax(0,190px) minmax(0,1fr) auto;gap:6px 32px;align-items:baseline;padding:28px 0}
.post summary::-webkit-details-marker{display:none}
.post .cat{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);grid-row:span 2}
.post h3{font-size:clamp(22px,2.4vw,28px)}
.post summary p{grid-column:2;color:var(--ink-soft);font-size:15px}
.post .read{grid-column:3;grid-row:1;font-size:13px;font-weight:700;letter-spacing:.04em;border-bottom:1px solid var(--brass);white-space:nowrap}
.post[open] .read{visibility:hidden}
.post-body{max-width:68ch;margin-left:calc(190px + 32px);padding:0 0 36px;display:grid;gap:14px;color:var(--ink-soft)}
.post-body h4{font-family:var(--f-display);font-weight:400;font-size:22px;color:var(--ink);margin:10px 0 0}
.post-body ul,.post-body ol{margin:0;padding-left:20px;display:grid;gap:8px}
.post-body b{color:var(--ink)}
.posts-note{margin-top:18px;font-size:13px;color:var(--ink-soft)}
@media (max-width:760px){.post summary{grid-template-columns:1fr}.post .cat{grid-row:auto}.post summary p,.post .read{grid-column:1;grid-row:auto}.post .read{justify-self:start;margin-top:6px}.post-body{margin-left:0}}
.review-strip{display:flex;flex-wrap:wrap;align-items:center;gap:16px 32px;background:var(--paper);border:1px solid var(--rule);padding:24px clamp(20px,3vw,36px)}
.review-strip p{color:var(--ink-soft)}
.review-strip .more{margin-left:auto;font-weight:700;font-size:14px;text-decoration:none;border-bottom:1px solid var(--brass);padding-bottom:2px}
/* faq */
.faq{border-top:1px solid var(--ink)}
.faq details{border-bottom:1px solid var(--rule)}
.faq summary{list-style:none;cursor:pointer;padding:22px 40px 22px 0;font-family:var(--f-display);font-size:clamp(21px,2.3vw,26px);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:18px;font-family:var(--f-body);font-size:26px;color:var(--brass)}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 0 24px;color:var(--ink-soft);max-width:70ch}

/* contact */
.contact{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.contact h2{font-size:clamp(40px,5.4vw,68px)}
.lines{display:grid;gap:0;border-top:1px solid var(--band-rule)}
.lines div{display:flex;justify-content:space-between;gap:16px;padding:18px 0;border-bottom:1px solid var(--band-rule);flex-wrap:wrap}
.lines span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--band-soft)}
.lines b,.lines a{font-weight:600;color:var(--band-ink);text-decoration:none;overflow-wrap:anywhere}
.copy{background:none;border:1px solid var(--band-rule);color:var(--band-soft);font:600 12px var(--f-body);padding:4px 10px;cursor:pointer;margin-left:10px}
.copy:hover{color:var(--band-ink);border-color:var(--band-ink)}
@media (max-width:820px){.contact{grid-template-columns:1fr}}

footer{background:var(--band);color:var(--band-soft);font-size:13px;border-top:1px solid var(--band-rule)}
footer .wrap{padding-block:28px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px}
footer b{color:var(--band-ink);font-weight:600}

@media (prefers-reduced-motion:no-preference){
  .hero h1,.hero .lede,.hero-actions{animation:rise .9s cubic-bezier(.2,.7,.2,1) both}
  .hero .lede{animation-delay:.12s}.hero-actions{animation-delay:.22s}
  @keyframes rise{from{transform:translateY(14px)}to{transform:none}}
}

/* ---- v2 additions ---- */
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:var(--ground);padding:10px 14px;z-index:50}
.skip:focus{left:12px;top:12px}
nav.main a[aria-current="page"]{color:var(--ink);text-decoration:underline;text-decoration-color:var(--brass);text-underline-offset:6px}
.menu{display:none;position:relative}
.menu summary{list-style:none;cursor:pointer;font-weight:700;font-size:14px;padding:10px 14px;border:1px solid var(--rule)}
.menu summary::-webkit-details-marker{display:none}
.menu nav{position:absolute;right:0;top:calc(100% + 8px);background:var(--paper);border:1px solid var(--rule);display:grid;min-width:220px;padding:8px 0;z-index:20;box-shadow:0 12px 30px rgba(0,0,0,.12)}
.menu nav a{padding:10px 18px;text-decoration:none;font-weight:600;font-size:15px}
.menu nav a:hover{background:var(--ground)}
@media (max-width:980px){.menu{display:block}}

/* hero with portrait */
.hero-v2{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(0,1fr);gap:clamp(28px,5vw,64px);align-items:center;padding-block:clamp(40px,7vw,96px)}
.hero-v2 h1{font-size:clamp(42px,6.4vw,88px);line-height:1;margin-top:18px}
.hero-v2 .lede{margin-top:24px}
.hero-photo{position:relative;margin:0}
.hero-photo img{display:block;width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:50% 18%}
.hero-photo figcaption{position:absolute;left:0;bottom:0;background:var(--band);color:var(--band-ink);padding:14px 18px;font-size:13px;letter-spacing:.12em;text-transform:uppercase}
.hero-photo figcaption b{display:block;font-family:var(--f-display);font-size:20px;letter-spacing:0;text-transform:none;font-weight:400}
.trust{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:22px;font-size:14px;color:var(--ink-soft)}
.trust span::before{content:"✓";color:var(--brass);font-weight:700;margin-right:8px}
@media (max-width:820px){.hero-v2{grid-template-columns:1fr}.hero-photo{max-width:440px}}

/* page hero (inner pages) */
.page-hero{padding-block:clamp(40px,7vw,88px) clamp(28px,4vw,48px);border-bottom:1px solid var(--rule)}
.page-hero h1{font-size:clamp(40px,5.6vw,72px);line-height:1.02;margin-top:16px;max-width:18ch}
.page-hero .lede{margin-top:20px}
.crumbs{font-size:13px;color:var(--ink-soft)}
.crumbs a{text-decoration:none;color:var(--ink-soft)}
.crumbs a:hover{color:var(--ink)}

/* generic content */
.prose{max-width:70ch;display:grid;gap:16px;color:var(--ink-soft)}
.prose h2{font-size:clamp(28px,3.2vw,38px);color:var(--ink);margin-top:18px}
.prose h3{font-size:24px;color:var(--ink);margin-top:10px}
.prose b,.prose strong{color:var(--ink)}
.prose ul,.prose ol{margin:0;padding-left:22px;display:grid;gap:8px}
.prose a{color:var(--ink);text-decoration-color:var(--brass)}
.cols{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.aside{position:sticky;top:96px;display:grid;gap:18px}
@media (max-width:900px){.cols{grid-template-columns:1fr}.aside{position:static}}
.cardlist{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.cardlist .card h3{font-size:24px}
@media (max-width:900px){.cardlist{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.cardlist{grid-template-columns:1fr}}
.card .cat{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.glance{width:100%;border-collapse:collapse;font-size:15px;min-width:0}
.glance th,.glance td{padding:12px 0;border-bottom:1px solid var(--rule);text-align:left;vertical-align:top}
.glance th{width:34%;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);font-weight:700;padding-right:16px}
.glance td{color:var(--ink)}

/* forms */
.form{display:grid;gap:14px;background:var(--paper);border:1px solid var(--rule);padding:clamp(22px,3vw,34px)}
.form h3{font-size:26px}
.form p.small{font-size:13px;color:var(--ink-soft)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form label{display:grid;gap:6px;font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}
.form input,.form select,.form textarea{font:500 15px var(--f-body);color:var(--ink);background:var(--ground);border:1px solid var(--rule);padding:12px 14px;border-radius:2px;width:100%;min-width:0;text-transform:none;letter-spacing:0}
.form textarea{min-height:110px;resize:vertical}
.form .btn{justify-self:start}
.form .hp{position:absolute;left:-9999px}
.form .msg{font-size:14px;color:var(--ink);background:var(--ground);border-left:3px solid var(--brass);padding:12px 14px}
.band .form{background:var(--paper);color:var(--ink)}
.band .form .btn{border-color:var(--ink)}
.band .form .btn.solid{background:var(--ink);color:var(--ground);border-color:var(--ink)}
@media (max-width:560px){.form .row{grid-template-columns:1fr}}

/* lead magnet */
.magnet{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:clamp(28px,5vw,64px);align-items:center}
.magnet ul{margin:16px 0 0;padding-left:20px;color:var(--band-soft);display:grid;gap:6px}
@media (max-width:820px){.magnet{grid-template-columns:1fr}}

/* reviews */
.reviews-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.quote{background:var(--paper);border:1px solid var(--rule);padding:28px;display:grid;gap:14px;align-content:start}
.quote blockquote{margin:0;font-family:var(--f-display);font-size:21px;line-height:1.4}
.quote cite{font-style:normal;font-size:13px;color:var(--ink-soft);letter-spacing:.06em}
@media (max-width:900px){.reviews-grid{grid-template-columns:1fr}}

/* area cards */
.areas-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;background:var(--rule);border:1px solid var(--rule)}
.area-card{background:var(--paper);padding:28px;display:grid;gap:10px;text-decoration:none;align-content:start}
.area-card:hover{background:var(--ground)}
.area-card b{font-family:var(--f-display);font-weight:400;font-size:28px}
.area-card span{font-size:15px;color:var(--ink-soft)}
.area-card .where{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);font-weight:700}
@media (max-width:900px){.areas-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.areas-grid{grid-template-columns:1fr}}

/* author box */
.author{display:flex;gap:18px;align-items:center;border-top:1px solid var(--rule);padding-top:24px;margin-top:12px}
.author img{width:72px;height:72px;border-radius:50%;object-fit:cover;object-position:50% 15%}
.author p{font-size:14px;color:var(--ink-soft)}
.author b{color:var(--ink)}

/* footer v2 */
footer.site{background:var(--band);color:var(--band-soft);font-size:14px}
footer.site .wrap{padding-block:56px 28px;display:grid;gap:36px}
.fgrid{display:grid;grid-template-columns:minmax(0,1.4fr) repeat(3,minmax(0,1fr));gap:28px}
.fgrid h4,.fgrid h2.fh{font-family:var(--f-body);font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-on-band);margin:0 0 12px}
.fgrid a{display:block;color:var(--band-ink);text-decoration:none;padding:3px 0}
.fgrid a:hover{text-decoration:underline}
.fgrid .brandf b{font-family:var(--f-display);font-size:24px;color:var(--band-ink);font-weight:400;display:block}
.legal{border-top:1px solid var(--band-rule);padding-top:20px;display:grid;gap:8px;font-size:12.5px}
.legal a{color:var(--band-ink)}
@media (max-width:820px){.fgrid{grid-template-columns:1fr 1fr}}

/* sticky mobile bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:30;background:var(--band);border-top:1px solid var(--band-rule);padding-bottom:env(safe-area-inset-bottom,0px)}
  .mbar a{padding:14px;text-align:center;font-weight:700;font-size:15px;color:var(--band-ink);text-decoration:none}
  .mbar a+a{background:var(--brass-on-band);color:#101820}
  body{padding-bottom:56px}
}
@media (max-width:560px){.top-cta>.btn{display:none}.top .wrap{gap:10px}}
nav.main{gap:20px}
nav.main a,.brand b,.brand span{white-space:nowrap}
@media (max-width:1240px){nav.main{display:none}.menu{display:block}}
.hero-v2 h1{font-size:clamp(40px,5.6vw,76px)}
.feature-quote{margin:0;background:var(--paper);border:1px solid var(--rule);border-left:3px solid var(--brass);padding:clamp(26px,4vw,48px);display:grid;gap:18px}
.feature-quote blockquote{margin:0;font-family:var(--f-display);font-size:clamp(21px,2.3vw,27px);line-height:1.45;display:grid;gap:14px;max-width:62ch}
.feature-quote figcaption{font-size:14px;color:var(--ink-soft);letter-spacing:.04em}
.feature-quote figcaption b{color:var(--ink)}
.quotes{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px;align-items:start}
.quotes .feature-quote blockquote{font-size:clamp(19px,1.8vw,22px)}
@media (max-width:860px){.quotes{grid-template-columns:1fr}}
@media (min-width:861px){.quotes>.feature-quote:last-child:nth-child(odd){grid-column:1/-1}}
button.btn{background:transparent;cursor:pointer;font-family:var(--f-body)}
.band button.btn.line{color:var(--band-ink);border-color:var(--band-ink)}
.form label.consent{display:flex;gap:10px;align-items:flex-start;text-transform:none;letter-spacing:0;font-weight:500;font-size:13px;color:var(--ink-soft)}
.form label.consent input{width:18px;height:18px;flex:none;margin-top:2px;accent-color:var(--brass)}
.proof{background:var(--paper);border:1px solid var(--rule);padding:clamp(24px,3vw,36px);display:grid;gap:10px;align-content:start}
.proof .rating{font-family:var(--f-display);font-size:64px;line-height:1}
.proof>p{color:var(--ink-soft);font-size:14px}
.proof ul{list-style:none;margin:10px 0 6px;padding:0;display:grid;gap:0;border-top:1px solid var(--rule)}
.proof li{padding:14px 0;border-bottom:1px solid var(--rule);display:grid;gap:2px}
.proof li b{font-weight:700}
.proof li span{font-size:14px;color:var(--ink-soft)}
.aside .card .gtabs{margin-top:4px}
.proof ul.stats li{grid-template-columns:auto minmax(0,1fr);align-items:center;gap:4px 18px}
.proof ul.stats b{font-family:var(--f-display);font-weight:400;font-size:40px;line-height:1;color:var(--brass);min-width:3.2ch}
.proof ul.stats span{font-size:15px;color:var(--ink)}
.proof ul.stats li{grid-template-columns:128px minmax(0,1fr)}@media (max-width:400px){.proof ul.stats li{grid-template-columns:1fr}}
.proof ul.stats li{grid-template-columns:150px minmax(0,1fr)}
.proof ul.stats b{font-size:34px;white-space:nowrap}.proof ul.stats li{grid-template-columns:140px minmax(0,1fr)}

.fgrid h4 a,.fgrid h2.fh a{display:inline;color:inherit;padding:0;text-decoration:none}
.fgrid h4 a:hover,.fgrid h4 a:focus-visible,.fgrid h2.fh a:hover,.fgrid h2.fh a:focus-visible{text-decoration:underline;text-underline-offset:4px}

/* brokerage logo */
.logo-chip{display:inline-block;margin-top:16px}
.logo-chip .brokerage-logo{display:block;width:130px;height:auto}
.brokerage{margin-top:28px;padding-top:22px;border-top:1px solid var(--rule);display:grid;gap:12px;justify-items:start}
.brokerage .brokerage-logo{width:150px;height:auto;background:#15202e;padding:12px 16px;border-radius:6px;box-sizing:content-box}
.brokerage p{font-size:14px;color:var(--ink-soft);margin:0}

.fgrid h2.fh{line-height:1.4}
.prose h2.h3{font-size:24px;color:var(--ink);margin-top:10px;line-height:1.15}

/* reviews page */
.rv-summary{display:grid;grid-template-columns:auto 1fr auto;gap:20px 40px;align-items:center;background:var(--paper);border:1px solid var(--rule);padding:clamp(20px,3vw,32px);margin-bottom:28px}
.rv-score{display:flex;align-items:center;gap:16px}
.rv-score b{font-family:var(--f-display);font-weight:400;font-size:64px;line-height:1}
.rv-score p{margin:4px 0 0;font-size:14px;color:var(--ink-soft)}
.rv-split{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:10px 32px}
.rv-split li{display:grid}
.rv-split b{font-family:var(--f-display);font-weight:400;font-size:30px;line-height:1.1;color:var(--brass)}
.rv-split span{font-size:13px;color:var(--ink-soft);letter-spacing:.06em;text-transform:uppercase}
.rv-tools{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:14px}
.rv-chips{display:flex;flex-wrap:wrap;gap:10px}
.rchip{font:600 14px var(--f-body);padding:10px 18px;border:1px solid var(--rule);background:transparent;color:var(--ink-soft);cursor:pointer;border-radius:999px;min-height:44px}
.rchip span{font-weight:500;opacity:.7;margin-left:4px}
.rchip:hover{border-color:var(--ink);color:var(--ink)}
.rchip.on{background:var(--ink);border-color:var(--ink);color:var(--ground)}
.rv-area{display:flex;align-items:center;gap:10px;font-size:14px;font-weight:600}
.rv-area select{font:500 15px var(--f-body);padding:10px 14px;border:1px solid var(--rule);background:var(--paper);color:var(--ink);min-height:44px;border-radius:0}
.rv-count{font-size:14px;color:var(--ink-soft);margin:16px 0 18px}
.rv-grid{columns:2 340px;column-gap:20px}
.rv-card{break-inside:avoid;background:var(--paper);border:1px solid var(--rule);padding:clamp(20px,2.4vw,28px);margin:0 0 20px;display:grid;gap:14px}
.rv-card[hidden]{display:none}
.rv-top{display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap}
.rv-tag{font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.rv-card blockquote{margin:0;font-family:var(--f-display);font-size:clamp(18px,1.7vw,21px);line-height:1.45;display:grid;gap:12px}
.rv-card blockquote p,.rv-more p{margin:0}
.rv-more summary{cursor:pointer;font-size:14px;font-weight:700;color:var(--ink);text-decoration:underline;text-underline-offset:4px;list-style:none}
.rv-more summary::-webkit-details-marker{display:none}
.rv-more[open] summary{margin-bottom:12px}
.rv-more div{display:grid;gap:12px;font-size:16px;line-height:1.6;color:var(--ink-soft)}
.rv-by{margin:0;font-size:14px;border-top:1px solid var(--rule);padding-top:12px;display:flex;justify-content:space-between;gap:10px}
.rv-by span{color:var(--ink-soft)}
.rv-empty{padding:28px;border:1px dashed var(--rule);text-align:center}
.linkish{background:none;border:0;padding:0;font:inherit;font-weight:700;color:var(--ink);text-decoration:underline;cursor:pointer}
.rv-cta{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid var(--rule);margin-top:28px;padding-top:32px}
.rv-cta h2{margin-top:10px}.rv-cta p{margin:8px 0 0;color:var(--ink-soft)}
.trust a,.stats a{color:inherit;text-decoration:underline;text-underline-offset:3px}
@media (max-width:820px){.rv-summary{grid-template-columns:1fr}.rv-tools{align-items:stretch}.rv-area{justify-content:space-between}.rv-area select{flex:1}}

/* client stories */
.stories{display:grid;gap:20px;margin-bottom:8px}
.story{display:grid;grid-template-columns:200px minmax(0,1fr);gap:clamp(20px,4vw,48px);background:var(--paper);border:1px solid var(--rule);padding:clamp(22px,3vw,40px)}
.story-meta{display:grid;gap:10px;align-content:start}
.story-meta p{margin:0;font-size:14px;color:var(--ink-soft);line-height:1.5}
.story-meta b{color:var(--ink)}
.story-body h3{font-size:clamp(24px,2.6vw,32px);line-height:1.15;margin:0 0 16px}
.story-body blockquote{margin:0;display:grid;gap:14px;font-size:17px;line-height:1.7;color:var(--ink-soft);max-width:68ch}
.story-body blockquote p{margin:0}
.story-body blockquote p:first-child{font-family:var(--f-display);font-size:clamp(19px,1.9vw,23px);line-height:1.45;color:var(--ink)}
@media (max-width:760px){.story{grid-template-columns:1fr}.story-meta{grid-auto-flow:row}}
.lines .addr{font-size:14px;font-weight:400;color:var(--band-soft)}
.rv-summary{grid-template-columns:1fr auto}@media (max-width:820px){.rv-summary{grid-template-columns:1fr}}

/* featured neighbourhoods */
.fhood{border:1px solid var(--rule);background:var(--paper);padding:clamp(20px,3vw,32px);margin:18px 0;scroll-margin-top:100px}
.fhood h3{font-size:clamp(26px,2.6vw,32px);margin:8px 0 14px}
.fhood p{margin:0 0 14px}
.fhood-facts{list-style:none;padding:0;margin:6px 0 10px;display:grid;gap:8px;border-top:1px solid var(--rule);padding-top:14px;font-size:15px}
.fhood-facts b{color:var(--ink)}
.hood-jump{margin-top:16px;font-size:15px;font-weight:600}
.hood-jump a{color:var(--ink);text-decoration-color:var(--brass);text-underline-offset:4px}

.fhood p{color:var(--ink-soft);max-width:none}

/* recent clients */
.rc-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.rc-card{background:var(--paper);border:1px solid var(--rule);padding:22px;display:grid;gap:10px;align-content:start}
.rc-top{display:flex;justify-content:space-between;align-items:center;gap:8px}
.rc-type{font-size:11px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:5px 10px;border:1px solid var(--rule);border-radius:999px;color:var(--ink)}
.rc-sold{background:var(--ink);color:var(--ground);border-color:var(--ink)}
.rc-when{font-size:13px;color:var(--ink-soft)}
.rc-card h3{font-size:26px;margin:4px 0 0}
.rc-card p{margin:0;font-size:15px;line-height:1.55;color:var(--ink-soft)}
.rc-card .rc-by{font-size:14px;font-weight:700;color:var(--ink);display:flex;justify-content:space-between;gap:8px;border-top:1px solid var(--rule);padding-top:10px}
@media (max-width:900px){.rc-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.rc-grid{grid-template-columns:1fr}}
.rc-card .rc-by{align-items:center}.rc-card .rc-by .stars{font-size:14px;letter-spacing:1px;line-height:1}

/* readability: reviews and stories in the body font */
.quote blockquote,.feature-quote blockquote,.quotes .feature-quote blockquote,.rv-card blockquote,.story-body blockquote,.story-body blockquote p:first-child{font-family:var(--f-body);font-weight:500;color:var(--ink);letter-spacing:0}
.quote blockquote{font-size:18px;line-height:1.6}
.feature-quote blockquote{font-size:clamp(18px,1.6vw,20px);line-height:1.65}
.quotes .feature-quote blockquote,.rv-card blockquote{font-size:17.5px;line-height:1.65}
.story-body blockquote{font-size:17.5px;line-height:1.7;font-weight:400}
.story-body blockquote p:first-child{font-size:19px;line-height:1.6;font-weight:500}
.rc-card p{font-size:16px;color:var(--ink)}
h1,h2,h3{letter-spacing:-.005em}
nav.main{gap:18px}@media (max-width:1340px){nav.main{display:none}.menu{display:block}}

/* guides */
.guides-grid{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:1000px){.guides-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.guides-grid{grid-template-columns:1fr}}
.gnav{display:flex;flex-wrap:wrap;gap:8px 22px;padding-block:18px;border-bottom:1px solid var(--rule);font-size:14px;font-weight:700;position:sticky;top:calc(env(safe-area-inset-top,0px) + 66px);background:var(--ground);z-index:5}
.gnav a{text-decoration:none;color:var(--ink-soft)}.gnav a:hover{color:var(--ink)}
.gsteps{list-style:none;margin:0;padding:0;display:grid;gap:0;border-left:1px solid var(--rule);margin-left:20px}
.gstep{display:grid;grid-template-columns:auto minmax(0,1fr);gap:18px;padding:0 0 28px 0;margin-left:-21px}
.gnum{width:42px;height:42px;border-radius:50%;background:var(--ground);border:1px solid var(--brass);color:var(--brass);display:flex;align-items:center;justify-content:center;font-family:var(--f-display);font-size:20px}
.gstep h3{font-size:23px;margin-top:6px}
.gstep p{color:var(--ink-soft);margin-top:6px;max-width:62ch}
.checklist{list-style:none;margin:0;padding:0;display:grid;gap:0;border-top:1px solid var(--band-rule)}
.checklist li{border-bottom:1px solid var(--band-rule)}
.checklist label{display:flex;gap:14px;align-items:flex-start;padding:14px 4px;cursor:pointer;color:var(--band-ink)}
.checklist input{width:20px;height:20px;accent-color:var(--brass-on-band);margin-top:3px;flex:none}
.checklist input:checked+span{text-decoration:line-through;color:var(--band-soft)}
.progress{height:8px;background:var(--band-rule);margin-top:26px;border-radius:999px;overflow:hidden}
.progress span{display:block;height:100%;width:0;background:var(--brass-on-band);transition:width .3s}
.prog-label{margin-top:10px;font-size:14px;color:var(--band-soft)}
.calc{background:var(--paper);border:1px solid var(--rule);padding:clamp(22px,3vw,40px);display:grid;gap:22px}
.calc h3{font-size:clamp(26px,3vw,34px)}
.calc-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,220px),1fr));gap:16px}
.calc label{display:grid;gap:6px;font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.calc input[type=number],.calc select{font:500 16px var(--f-body);color:var(--ink);background:var(--ground);border:1px solid var(--rule);padding:12px 14px;border-radius:2px;width:100%;min-width:0;font-variant-numeric:tabular-nums}
.calc label.chk{display:flex;align-items:center;gap:10px;align-self:end;padding-bottom:12px}
.calc label.chk input{width:20px;height:20px;accent-color:var(--brass)}
.calc-out{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,200px),1fr));gap:1px;background:var(--rule);border:1px solid var(--rule);margin:0}
.calc-out div{background:var(--ground);padding:18px 20px}
.calc-out dt{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);font-weight:700}
.calc-out dd{margin:6px 0 0;font-family:var(--f-display);font-size:28px;font-variant-numeric:tabular-nums}
.calc-out .total{background:var(--band);color:var(--band-ink)}
.calc-out .total dt{color:var(--brass-on-band)}
.calc-note{font-size:13px;color:var(--ink-soft);max-width:80ch}
.gtabs{display:flex;flex-wrap:wrap;gap:10px}
.gtab{border:1px solid var(--rule);padding:8px 14px;border-radius:999px;text-decoration:none;font-weight:600;font-size:14px;color:var(--ink)}
.gtab:hover{border-color:var(--ink)}
.guide-link{display:block;background:var(--band);color:var(--band-ink);padding:22px 24px;text-decoration:none}
.guide-link span{display:block;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass-on-band);font-weight:700}
.guide-link b{display:block;font-family:var(--f-display);font-weight:400;font-size:24px;margin-top:6px}
.guide-link em{font-style:normal;font-size:14px;color:var(--band-soft)}
@media (max-width:760px){.gnav{position:static}}