:root {
  --navy-950: #071427;
  --navy-900: #0b1f3a;
  --navy-800: #15365d;
  --red-600: #c81d36;
  --red-700: #a7142b;
  --cream-100: #f8f4ec;
  --cream-200: #eee5d7;
  --white: #ffffff;
  --ink: #142033;
  --muted: #617084;
  --line: #dfe4ea;
  --shadow: 0 24px 80px rgba(7, 20, 39, 0.16);
  --shell: 1200px;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  color: var(--ink);
  background: var(--white);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.6;
}

body.menu-open { overflow: hidden; }

body.admin-bar .site-header { top: 32px; }

img { display: block; max-width: 100%; }
a { color: inherit; }

.screen-reader-text {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: fixed;
  z-index: 1000;
  top: 12px;
  left: 12px;
  transform: translateY(-150%);
  padding: 10px 16px;
  color: var(--white);
  background: var(--navy-950);
}

.skip-link:focus { transform: translateY(0); }

.shell {
  width: min(calc(100% - 40px), var(--shell));
  margin-inline: auto;
}

.topbar {
  color: rgba(255,255,255,.78);
  background: var(--navy-950);
  font-size: .76rem;
  letter-spacing: .04em;
}

.topbar__inner {
  min-height: 38px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.topbar p { margin: 0; }
.topbar p span { margin-inline: 7px; color: var(--red-600); }
.topbar a { min-height: 38px; display: inline-flex; align-items: center; color: var(--white); text-decoration: none; font-weight: 750; }

.site-header {
  position: sticky;
  z-index: 50;
  top: 0;
  background: rgba(255,255,255,.96);
  border-bottom: 1px solid rgba(20,32,51,.08);
  backdrop-filter: blur(14px);
}

.site-header__inner {
  min-height: 88px;
  display: flex;
  align-items: center;
  gap: 24px;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  flex: 0 0 auto;
  color: var(--navy-950);
  text-decoration: none;
}

.brand__logos {
  min-width: 224px;
  display: inline-flex;
  align-items: center;
  gap: 12px;
}

.brand img { object-fit: contain; object-position: center; }
.brand .brand__remax { width: 44px; height: 56px; flex: 0 0 44px; }
.brand .brand__wordmark { width: 164px; height: 38px; flex: 0 0 164px; }

.primary-nav {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(18px, 2vw, 32px);
  margin-left: auto;
}

.primary-nav__list {
  margin: 0;
  padding: 0;
  display: flex;
  align-items: center;
  gap: clamp(18px, 2vw, 32px);
  list-style: none;
}

.primary-nav a {
  color: var(--navy-950);
  text-decoration: none;
  font-size: .92rem;
  font-weight: 720;
}

.primary-nav a:hover,
.primary-nav a:focus-visible { color: var(--red-600); }

.menu-button { display: none; }

.button {
  min-height: 52px;
  padding: 0 24px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 14px;
  border: 1px solid transparent;
  text-decoration: none;
  font-size: .83rem;
  font-weight: 800;
  letter-spacing: .02em;
  transition: transform .2s ease, background .2s ease, border-color .2s ease;
}

.button:hover { transform: translateY(-2px); }
.button:focus-visible, a:focus-visible, button:focus-visible { outline: 3px solid #f7b9c3; outline-offset: 3px; }
.button--small { min-height: 46px; padding-inline: 18px; font-size: .8rem; }
.button--red { color: var(--white); background: var(--red-600); }
.button--red:hover { background: var(--red-700); }
.button--navy { color: var(--white); background: var(--navy-950); }
.button--navy:hover { background: var(--navy-800); }
.button--outline-light { color: var(--white); border-color: rgba(255,255,255,.42); }
.button--outline-light:hover { border-color: var(--white); background: rgba(255,255,255,.07); }

.hero {
  position: relative;
  overflow: hidden;
  color: var(--white);
  background:
    radial-gradient(circle at 12% 18%, rgba(44,96,150,.35), transparent 34%),
    linear-gradient(135deg, var(--navy-950) 0%, #0e2b50 100%);
}

.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  opacity: .18;
  background-image:
    linear-gradient(rgba(255,255,255,.12) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,.12) 1px, transparent 1px);
  background-size: 72px 72px;
  mask-image: linear-gradient(90deg, transparent, black 55%);
}

.hero__grid {
  position: relative;
  min-height: 650px;
  padding-block: 88px;
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(360px, .85fr);
  align-items: center;
  gap: clamp(48px, 8vw, 110px);
}

.eyebrow {
  margin: 0 0 18px;
  color: rgba(255,255,255,.72);
  font-size: .82rem;
  font-weight: 850;
  letter-spacing: .16em;
  text-transform: uppercase;
}

.eyebrow--red { color: var(--red-600); }
.eyebrow--dark { color: var(--navy-800); }

.hero h1,
.section-heading h2,
.about-section h2,
.contact-section h2 {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
  letter-spacing: -.045em;
  line-height: 1.02;
}

.hero h1 {
  max-width: 760px;
  margin: 0;
  font-size: clamp(3.15rem, 6vw, 5.6rem);
}

.hero__lead {
  max-width: 650px;
  margin: 28px 0 32px;
  color: rgba(255,255,255,.76);
  font-size: clamp(1rem, 1.5vw, 1.16rem);
}

.button-row { display: flex; flex-wrap: wrap; gap: 12px; }

.credential-list {
  margin: 42px 0 0;
  padding: 0;
  display: flex;
  gap: 40px;
  list-style: none;
}

.credential-list li { display: grid; gap: 2px; }
.credential-list strong { font-size: .84rem; }
.credential-list span { color: rgba(255,255,255,.56); font-size: .75rem; }

.move-card {
  color: var(--ink);
  background: var(--white);
  box-shadow: var(--shadow);
}

.move-card__top { padding: 36px 36px 28px; }
.move-card__top h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: 2rem; font-weight: 400; line-height: 1.13; }

.move-card > a {
  min-height: 100px;
  padding: 20px 28px;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 18px;
  border-top: 1px solid var(--line);
  text-decoration: none;
  transition: color .2s ease, background .2s ease;
}

.move-card > a:hover { color: var(--white); background: var(--red-600); }
.move-card__number { color: var(--red-600); font-size: .7rem; font-weight: 900; }
.move-card > a:hover .move-card__number { color: var(--white); }
.move-card > a span:nth-child(2) { display: grid; }
.move-card strong { font-family: Georgia, "Times New Roman", serif; font-size: 1.18rem; }
.move-card small { color: var(--muted); }
.move-card > a:hover small { color: rgba(255,255,255,.74); }

.hero__line {
  position: absolute;
  right: 0;
  bottom: 0;
  width: 42%;
  height: 7px;
  background: var(--red-600);
}

.decision-section,
.about-section { padding-block: 110px; }

.section-heading--split {
  margin-bottom: 50px;
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(280px, .75fr);
  align-items: end;
  gap: 80px;
}

.section-heading h2,
.about-section h2,
.contact-section h2 {
  margin: 0;
  font-size: clamp(2.15rem, 3.7vw, 3.65rem);
}

.section-heading--split > p {
  margin: 0 0 6px;
  color: var(--muted);
  font-size: 1rem;
}

.decision-grid { display: grid; grid-template-columns: repeat(3, 1fr); }

.decision-card {
  min-height: 390px;
  padding: clamp(30px, 4vw, 48px);
  display: flex;
  flex-direction: column;
}

.decision-card--navy { color: var(--white); background: var(--navy-900); }
.decision-card--red { color: var(--white); background: var(--red-600); }
.decision-card--cream { color: var(--ink); background: var(--cream-100); }
.card-kicker { margin: 0 0 auto; font-size: .7rem; font-weight: 900; letter-spacing: .16em; text-transform: uppercase; }
.decision-card h3 { max-width: 360px; margin: 54px 0 16px; font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.7rem, 2.4vw, 2.35rem); font-weight: 400; line-height: 1.1; }
.decision-card p:not(.card-kicker) { margin: 0 0 30px; opacity: .72; }
.decision-card a { margin-top: auto; font-size: .82rem; font-weight: 850; text-decoration: none; }

.communities-section {
  padding-block: 110px;
  color: var(--white);
  background: var(--navy-950);
}

.section-heading--light .eyebrow { color: rgba(255,255,255,.56); }
.section-heading--light h2 { color: var(--white); }
.text-link { min-height: 28px; display: inline-flex; align-items: center; font-size: .82rem; font-weight: 850; text-decoration: none; }
.text-link--light { color: var(--white); }

.community-list { border-top: 1px solid rgba(255,255,255,.18); }
.community-list a {
  min-height: 126px;
  display: grid;
  grid-template-columns: 58px 1.5fr 1fr auto;
  align-items: center;
  gap: 28px;
  color: var(--white);
  border-bottom: 1px solid rgba(255,255,255,.18);
  text-decoration: none;
  transition: padding .22s ease, background .22s ease;
}
.community-list a:hover { padding-inline: 22px; background: rgba(255,255,255,.055); }
.community-list__number { color: var(--red-600); font-size: .72rem; font-weight: 850; }
.community-list__name { font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.55rem, 3vw, 2.7rem); }
.community-list__type { color: rgba(255,255,255,.58); font-size: .86rem; }

.about-section { background: var(--cream-100); }
.about-section__grid { display: grid; grid-template-columns: .82fr 1.18fr; align-items: center; gap: clamp(54px, 8vw, 120px); }

.portrait-frame {
  position: relative;
  min-height: 540px;
  overflow: hidden;
  background: linear-gradient(145deg, #163a63, var(--navy-950));
}
.portrait-frame__accent { position: absolute; top: 0; right: 0; width: 34%; height: 8px; background: var(--red-600); }
.portrait-frame img { position: absolute; left: 50%; bottom: 0; width: 92%; transform: translateX(-50%); }
.portrait-frame__caption { position: absolute; right: 0; bottom: 0; left: 0; padding: 24px 28px; display: grid; color: var(--white); background: linear-gradient(transparent, rgba(7,20,39,.92)); }
.portrait-frame__caption span { color: rgba(255,255,255,.68); font-size: .75rem; }

.about-section__copy > p:not(.eyebrow) { max-width: 680px; color: var(--muted); }
.about-actions { margin-top: 34px; display: flex; flex-wrap: wrap; align-items: center; gap: 26px; }

.search-banner { padding-block: 72px; background: var(--cream-200); }
.search-banner__inner { display: flex; align-items: center; justify-content: space-between; gap: 40px; }
.search-banner h2 { margin: 0 0 8px; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2rem, 3.5vw, 3.15rem); font-weight: 400; letter-spacing: -.03em; }
.search-banner p:not(.eyebrow) { margin: 0; color: var(--muted); }

.contact-section { padding-block: 100px; color: var(--white); background: var(--red-600); }
.contact-section__grid { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 100px; }
.contact-section p:not(.eyebrow) { max-width: 520px; color: rgba(255,255,255,.72); }
.contact-panel { border-top: 1px solid rgba(255,255,255,.36); }
.contact-panel a { padding: 20px 0; display: flex; align-items: center; justify-content: space-between; gap: 24px; border-bottom: 1px solid rgba(255,255,255,.36); text-decoration: none; }
.contact-panel a span { color: rgba(255,255,255,.62); font-size: .7rem; font-weight: 850; letter-spacing: .15em; text-transform: uppercase; }
.contact-panel a strong { font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.05rem, 2.2vw, 1.65rem); font-weight: 400; }

.site-footer { color: rgba(255,255,255,.76); background: var(--navy-950); }
.site-footer__top { padding-block: 50px; display: flex; align-items: center; justify-content: space-between; gap: 30px; border-bottom: 1px solid rgba(255,255,255,.12); }
.brand--footer .brand__logos { padding: 9px 13px; border-radius: 8px; background: var(--white); }
.brand--footer .brand__remax { width: 40px; height: 50px; flex-basis: 40px; }
.brand--footer .brand__wordmark { width: 172px; height: 36px; flex-basis: 172px; }
.site-footer__top p { margin: 0; }
.site-footer__social { padding-block: 22px; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 12px; border-bottom: 1px solid rgba(255,255,255,.12); }
.site-footer__social a { min-height: 64px; padding: 10px 14px; display: flex; align-items: center; gap: 12px; color: var(--white); border: 1px solid rgba(255,255,255,.16); text-decoration: none; transition: background .2s ease, border-color .2s ease, transform .2s ease; }
.site-footer__social a:hover { transform: translateY(-2px); border-color: rgba(255,255,255,.4); background: rgba(255,255,255,.07); }
.site-footer__social img { width: 36px; height: 36px; flex: 0 0 36px; object-fit: contain; }
.site-footer__social span { font-size: .88rem; font-weight: 750; }
.site-footer__bottom { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 30px; font-size: .75rem; }
.site-footer__bottom p { margin: 0; }
.site-footer__bottom nav { display: flex; gap: 22px; }
.site-footer__bottom nav a { min-height: 32px; display: inline-flex; align-items: center; text-decoration: none; }

.content-shell {
  min-height: 60vh;
  padding-block: 90px 110px;
  background: var(--cream-100);
}

.content-shell__inner {
  max-width: 920px;
  padding: clamp(34px, 6vw, 72px);
  background: var(--white);
  box-shadow: var(--shadow);
}

.content-shell__inner--narrow { max-width: 760px; }

.entry-header { margin-bottom: 38px; }
.entry-header h1,
.content-shell h1 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.5rem, 6vw, 5rem);
  font-weight: 400;
  letter-spacing: -.045em;
  line-height: 1.02;
}

.entry-content > *:not(.alignwide):not(.alignfull) { max-width: 760px; }
.entry-content a, .post-card a { text-decoration-thickness: 1px; text-underline-offset: 3px; }
.post-list { display: grid; gap: 22px; }
.post-card { padding: 28px; border: 1px solid var(--line); }
.post-card h2 { margin-top: 0; font-family: Georgia, "Times New Roman", serif; font-weight: 400; }

.page-hero {
  position: relative;
  overflow: hidden;
  padding-block: 82px;
  color: var(--white);
  background:
    radial-gradient(circle at 82% 10%, rgba(200,29,54,.24), transparent 32%),
    linear-gradient(135deg, var(--navy-950), #11355f);
}

.page-hero::after {
  content: "";
  position: absolute;
  right: -80px;
  bottom: -170px;
  width: 480px;
  height: 480px;
  border: 1px solid rgba(255,255,255,.12);
  border-radius: 50%;
  box-shadow: 0 0 0 70px rgba(255,255,255,.025), 0 0 0 140px rgba(255,255,255,.018);
}

.page-hero__grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(0, 1.12fr) minmax(320px, .88fr);
  align-items: end;
  gap: clamp(44px, 7vw, 92px);
}

.page-hero h1 {
  margin: 0;
  max-width: 800px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.65rem, 4.2vw, 4.25rem);
  font-weight: 400;
  letter-spacing: -.055em;
  line-height: 1.01;
}

.page-hero__side > p { margin: 0 0 28px; color: rgba(255,255,255,.78); font-size: 1.04rem; }

.page-section { padding-block: 100px; }
.page-section--soft { background: var(--cream-100); }
.page-section--navy { color: var(--white); background: var(--navy-950); }

.split-grid {
  display: grid;
  grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr);
  align-items: start;
  gap: clamp(54px, 9vw, 130px);
}

.split-grid h2,
.prose-large h2,
.listing-panel h2,
.mls-handoff h2,
.contact-details h2,
.contact-form h2,
.narrow-prose h2 {
  margin: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.3rem, 4.4vw, 4.2rem);
  font-weight: 400;
  letter-spacing: -.045em;
  line-height: 1.03;
}

.prose-large > p { margin: 0 0 24px; color: var(--muted); font-size: clamp(1.02rem, 1.5vw, 1.18rem); }

.process-list {
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
  list-style: none;
}

.process-list li {
  min-height: 220px;
  padding: 34px;
  display: grid;
  grid-template-columns: 42px 1fr;
  gap: 20px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--white);
}

.process-list li > span { color: var(--red-600); font-size: .72rem; font-weight: 900; }
.process-list h3, .feature-card h3, .review-source-card h3 { margin: 0 0 12px; font-family: Georgia, "Times New Roman", serif; font-size: 1.55rem; font-weight: 400; line-height: 1.15; }
.process-list p, .feature-card p, .review-source-card p { margin: 0; color: var(--muted); }

.feature-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.feature-card { min-height: 250px; padding: 36px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }

.fact-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.2); border-left: 1px solid rgba(255,255,255,.2); }
.fact-grid article { min-height: 200px; padding: 32px; display: flex; flex-direction: column; justify-content: space-between; border-right: 1px solid rgba(255,255,255,.2); border-bottom: 1px solid rgba(255,255,255,.2); }
.fact-grid span { color: var(--red-600); font-size: .7rem; font-weight: 900; letter-spacing: .15em; text-transform: uppercase; }
.fact-grid strong { font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.45rem, 2.5vw, 2.25rem); font-weight: 400; line-height: 1.12; }

.listing-panel { padding: clamp(38px, 6vw, 72px); display: flex; align-items: center; justify-content: space-between; gap: 60px; background: var(--white); box-shadow: var(--shadow); }
.listing-panel > div { max-width: 720px; }
.listing-panel p:not(.eyebrow) { color: var(--muted); }

.contact-section--compact { padding-block: 78px; }

.mls-handoff { padding: clamp(38px, 7vw, 84px); display: grid; grid-template-columns: 190px 1fr; align-items: center; gap: 70px; background: var(--white); box-shadow: var(--shadow); }
.mls-handoff__mark { width: 160px; aspect-ratio: 1; display: grid; place-items: center; color: var(--white); background: var(--navy-950); font-family: Georgia, "Times New Roman", serif; font-size: 2rem; }
.mls-handoff p:not(.eyebrow) { max-width: 660px; color: var(--muted); }

.bio-grid { display: grid; grid-template-columns: .78fr 1.22fr; align-items: center; gap: clamp(54px, 9vw, 120px); }
.portrait-frame--interior { min-height: 590px; }
.credential-box { margin-top: 34px; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.credential-box > div { padding: 22px; display: grid; gap: 5px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.credential-box span { color: var(--muted); font-size: .68rem; font-weight: 850; letter-spacing: .14em; text-transform: uppercase; }
.credential-box strong { font-size: .85rem; }
.credential-box a { text-decoration: none; }

.review-source-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.review-source-card { min-height: 310px; padding: 34px; display: flex; flex-direction: column; color: var(--ink); border: 1px solid var(--line); text-decoration: none; transition: transform .2s ease, box-shadow .2s ease; }
.review-source-card + .review-source-card { border-left: 0; }
.review-source-card h3 { margin-top: 28px; font-size: 1.42rem; }
.review-source-card > b { margin-top: auto; align-self: flex-end; font-size: 1.4rem; }
.review-source-card:hover { position: relative; z-index: 1; transform: translateY(-5px); box-shadow: var(--shadow); }
.review-source-card--dark { color: var(--white); border-color: var(--navy-950); background: var(--navy-950); }
.review-source-card--dark p { color: rgba(255,255,255,.65); }

.review-brand {
  width: 210px;
  height: 76px;
  padding: 12px 18px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex: 0 0 auto;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--white);
}
.review-brand--google > span { color: #1f1f1f; font: 600 38px/1 Arial, Helvetica, sans-serif; letter-spacing: -.045em; text-transform: none; }
.review-brand--yelp > span { color: #d32323; font: 800 38px/1 Arial, Helvetica, sans-serif; letter-spacing: -.04em; text-transform: none; }
.review-brand--zillow > span { color: #006aff; font: 700 44px/1 Arial, Helvetica, sans-serif; letter-spacing: -.055em; text-transform: none; }
.review-brand--realtor > span { color: #161616; font: 700 28px/1 Arial, Helvetica, sans-serif; letter-spacing: -.04em; text-transform: none; }
.review-brand--realtor b { color: #d92228; font: inherit; }
.review-brand sup { position: relative; top: -.9em; margin-left: 2px; font-size: 9px; letter-spacing: 0; }

.contact-layout { display: grid; grid-template-columns: minmax(300px, .75fr) minmax(0, 1.25fr); align-items: start; gap: clamp(50px, 9vw, 120px); }
.contact-details > p:not(.eyebrow) { color: var(--muted); }
.contact-details dl { margin: 40px 0 0; border-top: 1px solid var(--line); }
.contact-details dl > div { padding: 18px 0; display: grid; grid-template-columns: 110px 1fr; gap: 22px; border-bottom: 1px solid var(--line); }
.contact-details dt { color: var(--muted); font-size: .7rem; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.contact-details dd { margin: 0; }
.contact-details dd a { text-decoration: none; }

.contact-form { position: relative; padding: clamp(30px, 5vw, 56px); color: var(--ink); background: var(--cream-100); }
.contact-form h2 { margin-bottom: 30px; font-size: clamp(2rem, 3.4vw, 3rem); }
.form-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 20px; }
.contact-form label { margin-bottom: 20px; display: grid; gap: 8px; font-size: .76rem; font-weight: 800; }
.contact-form input:not([type="checkbox"]), .contact-form select, .contact-form textarea { width: 100%; padding: 14px 15px; color: var(--ink); border: 1px solid #cbd2da; border-radius: 0; background: var(--white); font: inherit; font-weight: 400; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { outline: 3px solid rgba(200,29,54,.2); border-color: var(--red-600); }
.checkbox-label { grid-template-columns: 20px 1fr; align-items: start; font-weight: 500 !important; }
.checkbox-label input { margin-top: 4px; }
.honeypot { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-notice { margin-bottom: 24px; padding: 14px 16px; font-size: .9rem; }
.form-notice--success { color: #0d4f2a; background: #dff4e8; }
.form-notice--error { color: #7e1426; background: #f8dfe3; }
.form-turnstile { min-height: 65px; margin: 4px 0 22px; }
.contact-form button:disabled { cursor: not-allowed; opacity: .58; }

.narrow-prose { max-width: 800px; }
.narrow-prose h2 { margin-top: 50px; font-size: clamp(2rem, 4vw, 3rem); }
.narrow-prose p { color: var(--muted); font-size: 1.05rem; }
.statement-note { padding: 18px; border-left: 4px solid var(--red-600); background: var(--cream-100); font-size: .88rem !important; }

.button--cream { color: var(--navy-950); background: var(--cream-100); }
.button--cream:hover { background: var(--white); }
.button--dark { color: var(--white); background: var(--navy-950); }
.button--dark:hover { background: var(--navy-800); }

.seller-hero {
  position: relative;
  min-height: 650px;
  overflow: hidden;
  display: grid;
  align-content: end;
  color: var(--white);
  background: var(--navy-950);
}
.seller-hero__media,
.seller-hero__overlay { position: absolute; inset: 0; width: 100%; height: 100%; }
.seller-hero__media { object-fit: cover; object-position: center 48%; }
.seller-hero__overlay { background: linear-gradient(90deg, rgba(7,20,39,.95) 0%, rgba(7,20,39,.76) 48%, rgba(7,20,39,.26) 100%); }
.seller-hero__content { position: relative; z-index: 1; padding-block: 112px 84px; }
.seller-hero__content > * { max-width: 740px; }
.seller-hero__content .eyebrow { color: rgba(255,255,255,.76); }
.seller-hero h1 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(3.25rem, 5.5vw, 5.75rem); font-weight: 400; letter-spacing: -.055em; line-height: .96; }
.seller-hero h1 em { display: block; color: var(--cream-200); font-weight: 400; }
.seller-hero__content > p:not(.eyebrow) { margin: 28px 0 34px; color: rgba(255,255,255,.8); font-size: clamp(1rem, 1.5vw, 1.2rem); }
.seller-hero__facts { position: relative; z-index: 1; min-height: 64px; display: flex; align-items: center; gap: 28px; border-top: 1px solid rgba(255,255,255,.28); font-size: .76rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.seller-hero__facts a { margin-left: auto; text-decoration: none; }

.proof-section { background: var(--cream-100); }
.proof-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.proof-grid a { min-height: 260px; padding: 30px; display: flex; flex-direction: column; border: 1px solid var(--line); background: var(--white); text-decoration: none; transition: transform .2s ease, box-shadow .2s ease; }
.proof-grid a + a { border-left: 0; }
.proof-grid a:hover { position: relative; z-index: 1; transform: translateY(-4px); box-shadow: var(--shadow); }
.proof-grid h3 { margin: 28px 0 auto; padding-bottom: 28px; font-family: Georgia, "Times New Roman", serif; font-size: 1.48rem; font-weight: 400; }
.proof-grid a > b { font-size: .78rem; }
.proof-grid .review-brand { width: 100%; max-width: 210px; }

.listing-method { color: var(--white); background: var(--navy-950); }
.listing-method .eyebrow { color: rgba(255,255,255,.65); }
.listing-method .section-heading--split > p { color: rgba(255,255,255,.7); }
.method-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid rgba(255,255,255,.2); border-left: 1px solid rgba(255,255,255,.2); }
.method-grid article { min-height: 330px; padding: 34px; display: flex; flex-direction: column; border-right: 1px solid rgba(255,255,255,.2); border-bottom: 1px solid rgba(255,255,255,.2); }
.method-grid article > span { color: var(--red-600); font-size: .72rem; font-weight: 900; }
.method-grid h3 { margin: auto 0 18px; font-family: Georgia, "Times New Roman", serif; font-size: 1.75rem; font-weight: 400; line-height: 1.12; }
.method-grid p { margin: 0; color: rgba(255,255,255,.68); }

.value-feature { background: var(--red-600); color: var(--white); }
.value-feature__grid { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; gap: clamp(40px, 8vw, 100px); }
.value-feature__grid > div { align-self: center; }
.value-feature h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.8rem, 5vw, 5rem); font-weight: 400; letter-spacing: -.05em; line-height: 1; }
.value-feature p:not(.eyebrow) { color: rgba(255,255,255,.76); }
.value-card { padding: clamp(34px, 5vw, 64px); color: var(--ink); background: var(--cream-100); }
.value-card p:not(.eyebrow) { color: var(--muted); }

.alex-feature { color: var(--white); background: var(--navy-900); }
.alex-feature__grid { display: grid; grid-template-columns: .55fr 1.45fr; align-items: center; gap: clamp(44px, 8vw, 110px); }
.identity-panel { position: relative; overflow: hidden; display: flex; flex-direction: column; justify-content: flex-end; color: var(--white); background: linear-gradient(145deg, var(--navy-800), var(--navy-950)); border: 1px solid rgba(255,255,255,.2); }
.identity-panel::after { content: ""; position: absolute; top: -32%; right: -28%; width: 76%; aspect-ratio: 1; border: 1px solid rgba(255,255,255,.12); border-radius: 50%; }
.identity-panel--compact { width: min(100%, 300px); aspect-ratio: 1 / 1.08; padding: 28px; }
.identity-panel--large { min-height: 590px; padding: clamp(32px, 5vw, 58px); }
.identity-panel__monogram { margin-bottom: auto; color: rgba(255,255,255,.16); font-family: Georgia, "Times New Roman", serif; font-size: clamp(5rem, 11vw, 10rem); letter-spacing: -.08em; line-height: .8; }
.identity-panel strong { position: relative; z-index: 1; font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.7rem, 3vw, 2.8rem); font-weight: 400; line-height: 1; }
.identity-panel > span:not(.identity-panel__monogram) { position: relative; z-index: 1; margin-top: 8px; color: rgba(255,255,255,.72); font-size: .78rem; }
.identity-panel .eyebrow { position: relative; z-index: 1; margin: 0 0 18px; color: rgba(255,255,255,.7); }
.alex-feature h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.8rem, 5vw, 5rem); font-weight: 400; letter-spacing: -.05em; line-height: 1; }
.alex-feature p:not(.eyebrow) { max-width: 700px; color: rgba(255,255,255,.72); }
.credential-row { margin: 30px 0; display: flex; flex-wrap: wrap; gap: 10px; }
.credential-row span { padding: 8px 12px; border: 1px solid rgba(255,255,255,.25); font-size: .72rem; font-weight: 800; }

.area-focus { background: var(--white); }
.area-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.area-card { min-width: 0; overflow: hidden; display: block; color: var(--white); background: var(--navy-950); text-decoration: none; }
.area-card img { width: 100%; aspect-ratio: 1.28 / 1; object-fit: cover; transition: transform .35s ease; }
.area-card:hover img { transform: scale(1.025); }
.area-card div { min-height: 210px; padding: 30px; display: flex; flex-direction: column; }
.area-card p { margin: 0 0 18px; color: rgba(255,255,255,.62); font-size: .82rem; }
.area-card h2,
.area-card h3 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(1.8rem, 2.6vw, 2.6rem); font-weight: 400; line-height: 1.05; }
.area-card span { margin-top: auto; padding-top: 28px; font-size: .76rem; font-weight: 800; }

.property-review-section { background: var(--cream-100); }
.property-review-card { max-width: 980px; margin-inline: auto; }
.property-review-intro { max-width: 760px; margin: 0 auto 34px; text-align: center; }
.property-review-intro h2,
.contact-summary h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.35rem, 4.2vw, 3.85rem); font-weight: 400; letter-spacing: -.05em; line-height: 1; }
.property-review-intro > p:not(.eyebrow),
.contact-summary > div > p:not(.eyebrow) { color: var(--muted); }
.trust-list { margin: 26px 0 0; padding: 0; display: flex; flex-wrap: wrap; justify-content: center; gap: 10px 22px; list-style: none; }
.trust-list li { position: relative; padding-left: 17px; color: var(--muted); font-size: .82rem; font-weight: 750; }
.trust-list li::before { position: absolute; top: .53em; left: 0; width: 6px; height: 6px; border-radius: 50%; background: var(--red-600); content: ""; }
.inline-actions { margin-top: 22px; display: flex; flex-wrap: wrap; justify-content: center; gap: 20px; }
.property-review-form { max-width: 820px; margin-inline: auto; padding: clamp(28px, 4vw, 46px); background: var(--white); box-shadow: var(--shadow); }
.simple-price-form__fields { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(240px, .65fr); gap: 16px; }
.simple-price-form__fields label { margin-bottom: 18px; }
.property-review-form input:not([type="checkbox"]) { min-height: 58px; padding-inline: 17px; border-radius: 4px; font-size: 1rem; }
.simple-price-form__submit { width: 100%; min-height: 56px; justify-content: center; font-size: .84rem; }
.form-consent { margin: 16px 0 0; color: var(--muted); font-size: .75rem; line-height: 1.55; }
.form-label-row { display: flex; align-items: baseline; justify-content: space-between; gap: 18px; }
.form-label-row b { color: var(--red-600); font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; }
.form-privacy,
.form-fallback { color: var(--muted); font-size: .8rem; font-weight: 500; }
.form-privacy { margin-top: 8px; }
.form-privacy a,
.form-fallback a { min-height: 24px; display: inline-flex; align-items: center; text-underline-offset: 3px; }
.contact-summary { display: grid; grid-template-columns: 1fr 1fr; align-items: start; gap: clamp(40px, 8vw, 100px); }
.contact-summary dl { margin: 0; border-top: 1px solid var(--line); }
.contact-summary dl > div { padding: 18px 0; display: grid; grid-template-columns: 90px 1fr; gap: 20px; border-bottom: 1px solid var(--line); }
.contact-summary dt { color: var(--muted); font-size: .7rem; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.contact-summary dd { margin: 0; }
.contact-summary dd a { text-decoration: none; }
.office-map { margin-top: clamp(42px, 7vw, 78px); }
.office-map__placeholder,
.office-map__frame,
.office-map iframe { width: 100%; height: clamp(360px, 48vw, 560px); }
.office-map__placeholder { padding: clamp(32px, 7vw, 76px); display: grid; place-items: center; border: 1px solid var(--line); background: var(--cream-100); text-align: center; }
.office-map__placeholder > div { max-width: 650px; }
.office-map__placeholder h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.15rem, 4vw, 3.6rem); font-weight: 400; letter-spacing: -.045em; line-height: 1; }
.office-map__placeholder p:not(.eyebrow) { margin: 20px auto 26px; color: var(--muted); }
.office-map__placeholder .button { border: 0; }
.office-map__frame[hidden] { display: none; }
.office-map iframe { display: block; border: 0; background: var(--cream-200); }
.office-map > p { margin: 14px 0 0; text-align: right; }
.office-map a { font-size: .78rem; font-weight: 800; text-underline-offset: 4px; }
.secondary-destination { display: grid; grid-template-columns: minmax(280px, .8fr) minmax(0, 1.2fr); align-items: center; gap: clamp(38px, 8vw, 100px); }
.secondary-destination h2 { margin: 0; font-family: Georgia, "Times New Roman", serif; font-size: clamp(2.4rem, 4.5vw, 4.2rem); font-weight: 400; letter-spacing: -.05em; line-height: 1; }
.secondary-destination > div:last-child > p { color: var(--muted); }
.review-source-grid--four { grid-template-columns: repeat(4, 1fr); }
.review-source-grid--four .review-source-card { min-height: 310px; padding: 32px; }
.site-footer__contact { text-align: right; }
.site-footer__contact p + p { margin-top: 7px; }
.site-footer__contact a { text-decoration: none; }

@media (max-width: 1050px) {
  .header-action { display: none; }
  .primary-nav { margin-left: auto; }
  .hero__grid { grid-template-columns: 1fr .78fr; gap: 46px; }
  .credential-list { gap: 22px; }
  .proof-grid,
  .method-grid { grid-template-columns: repeat(2, 1fr); }
  .proof-grid a:nth-child(3) { border-left: 1px solid var(--line); }
  .proof-grid a:nth-child(n+3) { border-top: 0; }
  .review-source-grid--four { grid-template-columns: repeat(2, 1fr); }
  .review-source-grid--four .review-source-card { border: 1px solid var(--line); }
}

@media (max-width: 860px) {
  body.admin-bar .site-header { top: 46px; }
  .topbar p { display: none; }
  .topbar__inner { justify-content: flex-end; }
  .site-header__inner { min-height: 74px; }
  .menu-button { width: 44px; height: 44px; margin-left: auto; padding: 11px; display: grid; align-content: center; gap: 5px; border: 0; background: var(--navy-950); }
  .menu-button span:not(.screen-reader-text) { height: 2px; background: var(--white); }
  .primary-nav { position: fixed; inset: 112px 0 auto; max-height: 0; overflow: hidden; display: grid; gap: 0; background: var(--white); box-shadow: var(--shadow); transition: max-height .25s ease; }
  body.admin-bar .primary-nav { inset-block-start: 158px; }
  .primary-nav.is-open { max-height: 520px; }
  .primary-nav__list { display: grid; gap: 0; }
  .primary-nav a { padding: 18px 24px; display: block; border-bottom: 1px solid var(--line); }
  .hero__grid { padding-block: 78px; grid-template-columns: 1fr; }
  .move-card { max-width: 580px; }
  .section-heading--split { grid-template-columns: 1fr; gap: 24px; }
  .decision-grid { grid-template-columns: 1fr; }
  .decision-card { min-height: 330px; }
  .community-list a { grid-template-columns: 42px 1fr auto; gap: 18px; }
  .community-list__type { grid-column: 2; }
  .community-list a b { grid-column: 3; grid-row: 1 / span 2; }
  .about-section__grid { grid-template-columns: 1fr; }
  .portrait-frame { min-height: 520px; max-width: 560px; }
  .contact-section__grid { grid-template-columns: 1fr; gap: 44px; }
  .page-hero__grid, .split-grid, .bio-grid, .contact-layout { grid-template-columns: 1fr; }
  .seller-hero { min-height: 620px; }
  .seller-hero__content { padding-block: 92px 62px; }
  .seller-hero__overlay { background: rgba(7,20,39,.74); }
  .value-feature__grid,
  .alex-feature__grid,
  .property-review-card,
  .contact-summary,
  .secondary-destination { grid-template-columns: 1fr; }
  .identity-panel--compact { width: 230px; }
  .area-grid { grid-template-columns: 1fr; }
  .page-hero { padding-block: 68px; }
  .page-hero__grid { gap: 34px; }
  .page-hero__side { max-width: 620px; }
  .feature-grid, .fact-grid, .review-source-grid { grid-template-columns: 1fr; }
  .feature-card, .fact-grid article, .review-source-card { min-height: 220px; }
  .review-source-card + .review-source-card { border-left: 1px solid var(--line); border-top: 0; }
  .listing-panel { align-items: flex-start; flex-direction: column; }
  .mls-handoff { grid-template-columns: 130px 1fr; gap: 36px; }
  .mls-handoff__mark { width: 120px; }
}

@media (max-width: 600px) {
  .shell { width: min(calc(100% - 28px), var(--shell)); }
  .brand__logos { min-width: 190px; gap: 9px; }
  .brand .brand__remax { width: 36px; height: 46px; flex-basis: 36px; }
  .brand .brand__wordmark { width: 142px; height: 31px; flex-basis: 142px; }
  .hero__grid { min-height: auto; padding-block: 64px; }
  .hero h1 { font-size: clamp(2.72rem, 14vw, 4rem); }
  .hero__lead { font-size: .98rem; }
  .button-row { display: grid; }
  .credential-list { display: grid; }
  .move-card__top { padding: 28px 24px 22px; }
  .move-card > a { padding: 18px 20px; grid-template-columns: 28px 1fr auto; }
  .decision-section, .about-section, .communities-section { padding-block: 78px; }
  .section-heading { margin-bottom: 36px; }
  .decision-card { min-height: 310px; padding: 30px 26px; }
  .community-list a { min-height: 116px; }
  .community-list__name { font-size: 1.42rem; }
  .portrait-frame { min-height: 430px; }
  .portrait-frame img { width: 112%; }
  .search-banner__inner { align-items: stretch; flex-direction: column; }
  .contact-panel a { align-items: flex-start; flex-direction: column; gap: 4px; }
  .site-footer__top, .site-footer__bottom { align-items: flex-start; flex-direction: column; }
  .site-footer__social { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .site-footer__bottom { padding-block: 28px; }
  .page-section { padding-block: 72px; }
  .page-hero h1 { font-size: clamp(2.35rem, 10.5vw, 3.4rem); }
  .process-list { grid-template-columns: 1fr; }
  .process-list li { min-height: 190px; padding: 26px 22px; }
  .mls-handoff { grid-template-columns: 1fr; padding: 28px; }
	.credential-box, .form-grid, .simple-price-form__fields { grid-template-columns: 1fr; }
	.property-review-intro { margin-bottom: 26px; text-align: left; }
	.trust-list, .inline-actions { justify-content: flex-start; }
	.property-review-form { padding: 24px 20px; }
  .seller-hero { min-height: 580px; }
  .seller-hero__content { padding-block: 78px 50px; }
  .seller-hero h1 { font-size: clamp(2.7rem, 12.5vw, 3.65rem); }
  .seller-hero__facts { min-height: 78px; flex-wrap: wrap; gap: 8px 18px; padding-block: 15px; }
  .seller-hero__facts a { margin-left: 0; }
  .proof-grid,
  .method-grid,
  .review-source-grid--four { grid-template-columns: 1fr; }
  .proof-grid a,
  .proof-grid a:nth-child(3),
  .proof-grid a:nth-child(n+3) { border: 1px solid var(--line); border-top: 0; }
  .proof-grid a:first-child { border-top: 1px solid var(--line); }
  .method-grid article { min-height: 260px; }
  .site-footer__contact { text-align: left; }
  .portrait-frame--interior,
  .identity-panel--large { min-height: 460px; }
  .contact-details dl > div { grid-template-columns: 1fr; gap: 4px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; }
}