/* MODERN — white/charcoal + signal orange; Space Grotesk + Inter; grid/card driven */
:root{--ink:#141414;--ink2:#2a2a2a;--muted:#6b6b6b;--line:#e4e4e1;--gray:#f3f3f1;--acc:#ff4d2e;--white:#fff;--g:'Space Grotesk',system-ui,sans-serif;--sans:'Inter',system-ui,sans-serif}
body{background:var(--white);color:var(--ink);font-family:var(--sans);font-size:16px}
h1,h2,h3{font-family:var(--g);font-weight:600;letter-spacing:-.03em}
h2{font-size:clamp(2rem,4.2vw,3.2rem)}
.eyebrow{font-family:var(--g);font-size:.8rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase;color:var(--acc);margin-bottom:.8rem}
.idx{font-size:.9rem;font-weight:500;color:var(--acc);vertical-align:super;margin-right:.4rem;letter-spacing:0}
.muted{color:var(--muted);margin:0;font-size:.9rem}
.sec-head{margin-bottom:2.5rem;border-bottom:1px solid var(--line);padding-bottom:1.25rem}
.sec-head h2{margin:0}
.sec-gray,.sec-alt{background:var(--gray)}
.sec-dark{background:var(--ink);color:#ddd}
.sec-dark h2{color:#fff}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:1rem 1.6rem;font-family:var(--g);font-weight:600;font-size:.98rem;text-decoration:none;background:var(--ink);color:#fff;border:1.5px solid var(--ink);cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:var(--acc);border-color:var(--acc)}
.btn-line,.btn-outline{background:transparent;color:var(--ink)}
.btn-line:hover,.btn-outline:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.btn-acc{background:var(--acc);border-color:var(--acc)}
.btn-acc:hover{background:#fff;color:var(--ink);border-color:#fff}
.link-arrow{font-family:var(--g);font-weight:600;text-decoration:none;border-bottom:2px solid var(--acc);padding-bottom:.15rem}
/* header */
.site-header{background:rgba(255,255,255,.95);backdrop-filter:blur(10px);border-bottom:1px solid var(--line);padding:1rem 0}
.wrap{width:min(1320px,100% - 2.5rem)}
.logo{gap:.75rem}
.logo-mark{width:42px;height:42px;background:var(--acc);color:#fff;display:grid;place-items:center;font-family:var(--g);font-weight:700;font-size:1rem;letter-spacing:-.02em}
.logo-name{font-family:var(--g);font-weight:700;font-size:1.2rem;letter-spacing:-.02em;color:var(--ink)}
.logo-sub{font-weight:400;color:var(--muted);margin-left:.4rem}
.site-nav ul a{font-family:var(--g);font-weight:500;color:var(--ink);position:relative}
.site-nav ul a::after{content:"";position:absolute;left:0;right:100%;bottom:-6px;height:2px;background:var(--acc);transition:right .25s}
.site-nav ul a:hover::after,.site-nav a[aria-current]::after{right:0}
.hdr-cta{background:var(--ink);color:#fff;padding:.7rem 1.15rem;font-family:var(--g);font-weight:600}
.hdr-cta:hover{background:var(--acc)}
@media (max-width:900px){.site-nav{background:#fff;align-items:flex-start;padding:6rem 2rem 2rem;justify-content:flex-start}.site-nav ul{align-items:flex-start}.site-nav ul a{font-size:2.6rem;font-weight:600;letter-spacing:-.03em}.logo-sub{display:none}}
/* split hero */
.hero{display:grid;grid-template-columns:1.1fr 1fr;min-height:calc(100vh - 75px);border-bottom:1px solid var(--line)}
.hero-left{padding:clamp(3rem,6vw,6rem) clamp(1.25rem,4vw,4.5rem) clamp(2.5rem,4vw,3.5rem) max(1.25rem,calc((100vw - 1320px)/2));display:flex;flex-direction:column;justify-content:center}
.tag{display:inline-flex;align-items:center;gap:.6rem;font-size:.88rem;font-weight:500;border:1px solid var(--line);padding:.45rem .9rem;align-self:flex-start;margin-bottom:2rem}
.dot{width:8px;height:8px;border-radius:50%;background:#18c26b;box-shadow:0 0 0 4px rgba(24,194,107,.18)}
.hero h1{font-size:clamp(3rem,7.4vw,6.6rem);line-height:.95;letter-spacing:-.055em;margin-bottom:1.75rem}
.acc{color:var(--acc)}
.hero .lead{font-size:1.15rem;color:var(--muted);max-width:480px;margin-bottom:2.25rem}
.hero-stats{display:grid;grid-template-columns:repeat(4,1fr);margin:3rem 0 0;border-top:1px solid var(--line)}
.hero-stats div{padding:1.25rem 1rem 0 0}
.hero-stats dt{font-family:var(--g);font-size:1.7rem;font-weight:600;letter-spacing:-.03em}
.hero-stats dd{margin:0;font-size:.78rem;color:var(--muted)}
.hero-right{position:relative;min-height:420px}
.hero-right>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-chip{position:absolute;left:1.5rem;bottom:1.5rem;background:#fff;padding:1rem 1.25rem;display:flex;flex-direction:column;text-decoration:none;border-left:4px solid var(--acc);min-width:240px}
.hero-chip small{font-size:.72rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.hero-chip b{font-family:var(--g);font-size:1.15rem}
.hero-chip span{font-family:var(--g);color:var(--acc);font-weight:600}
@media (max-width:1000px){.hero{grid-template-columns:1fr;min-height:0}.hero-left{padding:3rem 1.25rem 2.5rem}.hero-right{min-height:0;aspect-ratio:4/3.2}.hero-stats{grid-template-columns:repeat(2,1fr)}}
/* cards */
.card{background:#fff;border:1px solid var(--line);transition:border-color .2s,box-shadow .2s}
.card:hover{border-color:var(--ink);box-shadow:6px 6px 0 var(--ink)}
.card-tag{background:var(--ink);color:#fff;font-family:var(--g);font-weight:600;top:0;left:0}
.tag-new{background:var(--acc)}
.tag-pending{background:#fff;color:var(--ink)}
.card-body{padding:1.1rem 1.2rem 1.25rem;display:grid}
.card-price{font-family:var(--g);font-weight:600;font-size:1.45rem;letter-spacing:-.02em;margin:0;order:2}
.card-title{font-family:var(--g);font-weight:500;font-size:1.02rem;margin:0;letter-spacing:-.01em;order:0}
.card-loc{color:var(--muted);font-size:.85rem;margin:0 0 .75rem;order:1}
.card-meta{order:3;margin-top:.9rem;padding-top:.9rem;border-top:1px solid var(--line);font-size:.82rem;color:var(--muted);display:grid;grid-template-columns:repeat(3,auto);justify-content:space-between}
.card-meta b{color:var(--ink);font-family:var(--g)}
/* approach */
.mod-about{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,6vw,6rem)}
.big{font-family:var(--g);font-size:clamp(1.6rem,3vw,2.4rem);line-height:1.2;letter-spacing:-.02em;color:#fff;margin:2rem 0}
.mini-agent{display:flex;gap:1rem;align-items:center;margin-bottom:2rem}
.mini-agent img{width:64px;height:64px;object-fit:cover;filter:grayscale(1)}
.mini-agent span{display:flex;flex-direction:column}
.mini-agent b{color:#fff;font-family:var(--g)}
.mini-agent small{color:#999}
.steps{list-style:none;border-top:1px solid #333}
.steps li{display:grid;grid-template-columns:70px 1fr;padding:1.75rem 0;border-bottom:1px solid #333}
.steps .num{grid-row:span 2;font-family:var(--g);color:var(--acc);font-weight:600}
.steps b{font-family:var(--g);font-size:1.6rem;color:#fff;font-weight:600;letter-spacing:-.02em}
.steps p{margin:.3rem 0 0;color:#aaa}
@media (max-width:900px){.mod-about{grid-template-columns:1fr}}
/* areas */
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);border-left:1px solid var(--line);border-top:1px solid var(--line)}
.area-tile{position:relative;display:flex;flex-direction:column;padding:1.75rem 1.5rem;min-height:300px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);text-decoration:none;transition:background .25s,color .25s}
.area-tile:hover{background:var(--ink);color:#fff}
.area-tile .num{font-family:var(--g);color:var(--acc);font-weight:600}
.area-tile b{font-family:var(--g);font-size:1.7rem;letter-spacing:-.03em;line-height:1.05;margin:auto 0 .5rem;font-weight:600}
.area-desc{font-size:.88rem;color:var(--muted);margin-bottom:1.25rem}
.area-tile:hover .area-desc{color:#bbb}
.area-tile dl{display:flex;gap:2rem;margin:0}
.area-tile dt{font-size:.72rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.area-tile dd{margin:0;font-family:var(--g);font-weight:600;font-size:1.15rem}
.arrow{position:absolute;top:1.5rem;right:1.5rem;font-size:1.4rem;transition:transform .25s}
.area-tile:hover .arrow{transform:translate(4px,-4px);color:var(--acc)}
@media (max-width:1000px){.area-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.area-grid{grid-template-columns:1fr}.area-tile{min-height:220px}}
/* testimonials */
.t-card{background:#fff;padding:2rem;border:1px solid var(--line)}
.t-card .stars{color:var(--acc);margin-bottom:1rem;letter-spacing:.15em}
.t-card blockquote{font-family:var(--g);font-size:1.2rem;line-height:1.4;letter-spacing:-.01em}
.t-av{border-radius:0;filter:grayscale(1)}
.t-card small{color:var(--muted)}
/* cta */
.cta{background:var(--acc);color:var(--ink);padding:clamp(4rem,9vw,7rem) 0}
.cta-in{display:grid;grid-template-columns:1.3fr 1fr;gap:2rem;align-items:end}
.cta h2{font-size:clamp(4rem,12vw,10rem);line-height:.85;letter-spacing:-.06em;margin:0;color:var(--ink)}
.cta p{font-size:1.15rem;margin-bottom:1.5rem}
.cta .btn:hover{background:#fff;color:var(--ink);border-color:#fff}
@media (max-width:800px){.cta-in{grid-template-columns:1fr}}
/* page hero */
.page-hero{padding:clamp(3.5rem,8vw,6.5rem) 0 2.5rem;border-bottom:1px solid var(--line)}
.page-hero h1{font-size:clamp(3.2rem,9vw,7.5rem);line-height:.92;letter-spacing:-.055em;margin-bottom:1.25rem}
.ph-sub{color:var(--muted);font-size:1.15rem;max-width:560px;margin:0}
/* listings with sidebar */
.listings-sec{padding-top:2.5rem}
.idx-slot{border:1.5px dashed var(--ink);background:repeating-linear-gradient(-45deg,#fff 0 10px,var(--gray) 10px 20px)}
.idx-slot>div:last-child{background:#fff;padding:.25rem .5rem}
.idx-icon{background:var(--acc);color:#fff;padding:.65rem}
.idx-icon svg{width:1.7rem;height:1.7rem}
.idx-title{font-family:var(--g);font-size:1.25rem}
.listings-layout{display:grid;grid-template-columns:270px 1fr;gap:2.5rem;align-items:start}
.filters-wrap{position:sticky;top:100px}
.filters{grid-template-columns:1fr;background:var(--gray);padding:1.5rem;gap:1.1rem}
.filters-title{display:block;font-family:var(--g);font-weight:600;font-size:1.2rem;margin:0}
.fld span{font-family:var(--g);font-weight:600;color:var(--ink);letter-spacing:.02em}
select,input,textarea{border:1.5px solid var(--line);background-color:#fff;color:var(--ink)}
select:focus,input:focus,textarea:focus{outline:2px solid var(--acc);outline-offset:-1px;border-color:var(--acc)}
.btn-reset{justify-self:start;padding:0;font-family:var(--g);font-weight:600}
.results-count{font-family:var(--g);font-weight:500}
.results-count b{color:var(--acc)}
.results-grid{grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:1.25rem}
@media (max-width:900px){.listings-layout{grid-template-columns:1fr}.filters-wrap{position:static}.filters{grid-template-columns:1fr 1fr}.filters-title,.btn-reset{grid-column:1/-1}}
@media (max-width:640px){.results-grid{grid-template-columns:1fr}}
/* property */
.crumbs{color:var(--muted);font-family:var(--g)}
.prop-title h1{font-size:clamp(2.2rem,5vw,4rem);letter-spacing:-.045em}
.prop-loc{color:var(--muted)}
.prop-price>b{font-family:var(--g);font-weight:600;letter-spacing:-.03em;font-size:2.6rem}
.prop-price .card-meta{border:0;display:flex}
.card-tag.tag-for-sale{background:var(--ink);color:#fff}
.gallery{grid-template-columns:4fr 1fr}
.g-thumbs{grid-template-columns:1fr;grid-auto-rows:1fr}
.g-thumb{aspect-ratio:auto}
.g-thumb.active{border-color:var(--acc)}
@media (max-width:800px){.gallery{grid-template-columns:1fr}.g-thumbs{grid-template-columns:repeat(5,1fr)}.g-thumb{aspect-ratio:3/2}}
.prop-main h3{margin-top:2.25rem;font-size:1.4rem}
.prop-lead{font-family:var(--g);font-size:1.45rem;letter-spacing:-.015em;line-height:1.35}
.prop-main>p{color:var(--muted)}
.facts{background:var(--line);border:1px solid var(--line)}
.facts div{background:#fff}
.facts dd{font-family:var(--g);font-size:1.15rem}
.features li::marker{color:var(--acc)}
.map-ph{background:linear-gradient(var(--line) 1px,transparent 1px) 0 0/32px 32px,linear-gradient(90deg,var(--line) 1px,var(--gray) 1px) 0 0/32px 32px;border:1px solid var(--line)}
.map-ph p{background:#fff;padding:.5rem 1rem;margin:0}
.map-ph svg{color:var(--acc)}
.side-card{border:1.5px solid var(--ink);box-shadow:8px 8px 0 var(--ink)}
.side-agent img{border-radius:0;filter:grayscale(1)}
.side-agent b{font-family:var(--g)}
.side-agent small{color:var(--muted)}
.side-title{font-family:var(--g);font-size:1.25rem}
.showing-form .btn{width:100%}
.side-call a{font-weight:600}
.prop-nav a{font-family:var(--g);font-weight:600;text-decoration:none}
/* about */
.about-photo img{filter:grayscale(1) contrast(1.05)}
.about-photo{position:relative}
.about-photo::after{content:"";position:absolute;right:-14px;bottom:-14px;width:40%;height:40%;background:var(--acc);z-index:-1}
.about-story>p:not(.eyebrow):not(.signature){color:var(--muted);font-size:1.05rem}
.about-story h2{font-size:clamp(2rem,4vw,3rem)}
.signature{font-family:var(--g);font-weight:600;font-size:1.1rem;border-left:3px solid var(--acc);padding-left:.8rem}
.about-contact a{font-weight:600}
.stats{gap:0;border-top:1px solid var(--ink)}
.stats div{padding:1.5rem 1rem 0 0}
.stats dt{font-family:var(--g);font-weight:600;font-size:clamp(2.2rem,4vw,3.4rem);letter-spacing:-.04em;line-height:1}
.stats dd{color:var(--muted);font-size:.88rem;margin-top:.3rem}
.creds{gap:0;border-top:1px solid var(--line);border-left:1px solid var(--line)}
.creds li{border-right:1px solid var(--line);border-bottom:1px solid var(--line);font-weight:500}
.creds li::before{content:"→ ";color:var(--acc);font-weight:700}
.creds-wrap>div>p:not(.eyebrow){color:var(--muted)}
.about-quote blockquote{margin:0 0 1rem;font-family:var(--g);font-size:clamp(1.6rem,3.4vw,2.6rem);letter-spacing:-.025em;line-height:1.2}
.about-quote .cite{color:var(--muted);margin-bottom:2rem}
/* contact */
.contact-form-wrap h2{font-size:2.2rem}
.contact-form span{font-family:var(--g);font-weight:600;color:var(--ink)}
.form-note{color:var(--muted)}
.contact-info{background:var(--ink);color:#ddd;padding:2.25rem}
.contact-info h3{color:#fff;font-size:1.6rem;margin-bottom:.2rem}
.ci-photo{border-radius:0;filter:grayscale(1)}
.ci-title{color:#999}
.contact-info a{color:#fff}
.contact-info svg{color:var(--acc)}
.ci-hours{color:#aaa;border-top:1px solid #333;padding-top:1rem}
.ci-hours b{color:#fff}
.contact-info .social a{border:1px solid #444;color:#fff;border-radius:0}
.contact-info .social a:hover{background:var(--acc);border-color:var(--acc)}
.form-thanks{border:1.5px solid var(--ink);box-shadow:8px 8px 0 var(--acc)}
.thanks-title{font-family:var(--g);font-weight:600}
/* footer */
.site-footer{background:var(--ink);color:#bbb;padding:4.5rem 0 2rem}
.site-footer .logo-name{color:#fff}
.ft-grid{margin-bottom:3.5rem}
.ft-tag{margin:1.25rem 0;max-width:300px}
.site-footer h4{font-family:var(--g);font-weight:600;color:#fff;font-size:1rem;margin-bottom:1rem}
.ft-links a:hover,.ft-contact a:hover{color:var(--acc)}
.ft-contact svg{color:var(--acc)}
.social a{border:1px solid #3a3a3a;border-radius:0;color:#fff}
.social a:hover{background:var(--acc);border-color:var(--acc)}
.ft-legal{border-top:1px solid #2c2c2c;padding-top:1.5rem;color:#888}