:root{
  --g900:#0b1f17;--g800:#0f2a1f;--g700:#143d2c;--g600:#1c4f3a;
  --gold:#c8a96a;--champ:#e6d3a8;--ivory:#f5efe3;--ivory2:#ebe3d3;
  --text:#f5efe3;--muted:rgba(245,239,227,.68);--line:rgba(200,169,106,.28);
  --serif:"Cormorant Garamond",Georgia,serif;--sans:Montserrat,system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);font-weight:300;color:var(--text);background:var(--g800);line-height:1.8;font-size:15px;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.container{width:min(1240px,88%);margin:auto}
.section{padding:140px 0}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.1;color:var(--ivory)}
h2{font-size:clamp(2.4rem,4.6vw,4rem);margin-bottom:28px}
h2 em,h1 em{font-style:italic;color:var(--champ)}
h3{font-size:1.9rem}
p{margin-bottom:18px}
.label{font-family:var(--sans);text-transform:uppercase;letter-spacing:.32em;font-size:.7rem;font-weight:500;color:var(--gold);margin-bottom:22px;display:block}
.lead{font-size:1.1rem;color:var(--ivory)}

/* buttons */
.btn{display:inline-block;font-family:var(--sans);font-size:.72rem;font-weight:500;letter-spacing:.28em;text-transform:uppercase;padding:18px 38px;border:1px solid var(--gold);transition:all .35s ease;cursor:pointer;background:none;color:var(--ivory)}
.btn-gold{background:var(--gold);color:var(--g900)}
.btn-gold:hover{background:var(--champ);border-color:var(--champ)}
.btn-ghost{border-color:rgba(245,239,227,.6)}
.btn-ghost:hover{background:var(--ivory);color:var(--g900);border-color:var(--ivory)}
.btn-line{margin-top:14px}
.btn-line:hover{background:var(--gold);color:var(--g900)}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:100;transition:background .4s,padding .4s,border-color .4s;border-bottom:1px solid transparent}
.nav-inner{width:min(1400px,92%);margin:auto;display:flex;align-items:center;justify-content:space-between;padding:30px 0;transition:padding .4s}
.nav.solid,.nav.menu-open{background:rgba(11,31,23,.96);backdrop-filter:blur(8px);border-color:var(--line)}
.nav.solid .nav-inner{padding:16px 0}
.brand{display:flex;flex-direction:column;line-height:1.1}
.brand-name{font-family:var(--serif);font-size:1.75rem;letter-spacing:.06em;color:var(--ivory)}
.brand-sub{font-size:.6rem;letter-spacing:.38em;text-transform:uppercase;color:var(--gold);margin-top:4px}
.links{display:flex;align-items:center;gap:40px}
.links a{font-size:.7rem;letter-spacing:.28em;text-transform:uppercase;font-weight:500;position:relative;padding:6px 0}
.links a:not(.nav-cta)::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--gold);transition:width .35s}
.links a:not(.nav-cta):hover::after{width:100%}
.nav-cta{border:1px solid var(--gold);padding:12px 24px!important;transition:.35s}
.nav-cta:hover{background:var(--gold);color:var(--g900)}
.menu-toggle{display:none;width:34px;height:20px;background:none;border:0;cursor:pointer;position:relative}
.menu-toggle span{position:absolute;left:0;right:0;height:1px;background:var(--ivory);transition:.35s}
.menu-toggle span:first-child{top:4px}.menu-toggle span:last-child{bottom:4px}
.menu-toggle.open span:first-child{top:50%;transform:rotate(45deg)}
.menu-toggle.open span:last-child{bottom:auto;top:50%;transform:rotate(-45deg)}

/* hero */
.hero{position:relative;height:100vh;min-height:680px;max-height:1100px;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden}
.hero-bg{position:absolute;inset:0;background:url("assets/hero-modern.jpg") center/cover no-repeat;transform:scale(1.06);animation:slowzoom 18s ease-out forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(11,31,23,.78) 0%,rgba(15,42,31,.55) 40%,rgba(11,31,23,.92) 100%),
  radial-gradient(ellipse at center,rgba(20,61,44,.2),rgba(11,31,23,.6))}
.hero-content{position:relative;z-index:2;padding:0 24px}
.hero h1{font-size:clamp(3.6rem,11vw,8.5rem);letter-spacing:.04em;line-height:1;font-weight:400}
.rule{width:80px;height:1px;background:var(--gold);margin:34px auto}
.hero-tag{font-family:var(--serif);font-style:italic;font-size:clamp(1.3rem,2.6vw,1.9rem);color:var(--champ);margin-bottom:46px}
.hero-cta{display:flex;gap:18px;justify-content:center;flex-wrap:wrap}
.scroll-cue{position:absolute;bottom:40px;left:50%;transform:translateX(-50%);z-index:2;width:1px;height:60px;background:rgba(245,239,227,.25);overflow:hidden}
.scroll-cue span{position:absolute;top:-30px;left:0;width:1px;height:30px;background:var(--gold);animation:cue 2.2s infinite}
@keyframes cue{to{top:60px}}
/* about */
.about{background:var(--g800)}
.about-grid{display:grid;grid-template-columns:5fr 6fr;gap:110px;align-items:center}
.headshot-wrap{position:relative}
.headshot{aspect-ratio:4/5;position:relative;z-index:2}
.headshot-frame{position:absolute;inset:28px -28px -28px 28px;border:1px solid var(--gold);z-index:1}


/* section head */
.section-head{text-align:center;margin-bottom:80px}
.section-head h2{margin-bottom:10px}
.sub{font-family:var(--serif);font-style:italic;font-size:1.4rem;color:var(--champ)}

/* featured */
.featured{background:var(--g900)}
.feature-grid{display:grid;grid-template-columns:7fr 5fr;gap:70px;align-items:start}
.feature-main{aspect-ratio:3/2}
.feature-thumbs{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:14px}
.badge{position:absolute;top:22px;left:22px;background:var(--gold);color:var(--g900);font-family:var(--sans);font-style:normal;font-size:.62rem;letter-spacing:.28em;font-weight:600;text-transform:uppercase;padding:8px 16px}
.feature-price{font-family:var(--serif);font-size:3.4rem;line-height:1;margin-bottom:34px;color:var(--ivory)}
.feature-facts{list-style:none;display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);margin-bottom:34px}
.feature-facts li{padding:20px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column}
.feature-facts li:nth-child(odd){padding-right:16px;border-right:1px solid var(--line)}
.feature-facts li:nth-child(even){padding-left:24px}
.feature-facts strong{font-family:var(--serif);font-weight:500;font-size:1.9rem;color:var(--champ);line-height:1.2}
.feature-facts span{font-size:.65rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
.feature-list{list-style:none;margin:8px 0 26px}
.feature-list li{padding:8px 0 8px 28px;position:relative;color:var(--ivory)}
.feature-list li::before{content:"";position:absolute;left:0;top:50%;width:14px;height:1px;background:var(--gold)}
.mls{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted)}
.feature-cta{margin-top:30px}

/* services */
.services{background:var(--g900)}
.services-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid var(--line)}
.service{padding:70px 64px;transition:background .5s}
.service+.service{border-left:1px solid var(--line)}
.service:hover{background:var(--g800)}
.service-num{font-family:var(--serif);font-size:1.1rem;color:var(--gold);letter-spacing:.2em;display:block;margin-bottom:24px}
.service h3{font-size:2.4rem;margin-bottom:20px}
.service p{color:var(--muted)}
.service ul{list-style:none;margin-top:26px;border-top:1px solid var(--line)}
.service li{padding:14px 0;border-bottom:1px solid var(--line);font-size:.92rem}

/* contact */
.contact{background:var(--g800)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start}
.contact-copy>p{color:var(--muted)}
.contact-list{list-style:none;margin-top:40px;border-top:1px solid var(--line)}
.contact-list li{display:grid;grid-template-columns:130px 1fr;padding:22px 0;border-bottom:1px solid var(--line);align-items:center}
.contact-list span{font-size:.65rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold)}
.contact-list a{border-bottom:1px solid var(--line)}
.contact-list a:hover{color:var(--champ)}
.contact-form{background:var(--g700);border:1px solid var(--line);padding:56px;display:grid;gap:28px}
.contact-form .row{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.contact-form label{display:grid;gap:8px}
.contact-form label span{font-size:.62rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold)}
.contact-form input,.contact-form select,.contact-form textarea{font:inherit;font-size:1rem;color:var(--ivory);background:transparent;border:0;border-bottom:1px solid rgba(245,239,227,.3);padding:10px 0;width:100%;border-radius:0;transition:border-color .3s}
.contact-form select option{background:var(--g800)}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{outline:none;border-color:var(--gold)}
.contact-form .btn{justify-self:start;margin-top:8px}
.form-note{font-size:.75rem;color:var(--muted);margin:0}

/* footer */
.footer{background:var(--g900);border-top:1px solid var(--line);padding:90px 0 40px}
.footer-top{display:grid;grid-template-columns:1fr auto 1fr;gap:40px;align-items:start;padding-bottom:60px;border-bottom:1px solid var(--line)}
.footer-sub{font-size:.62rem;letter-spacing:.32em;text-transform:uppercase;color:var(--gold);margin-top:6px}
.footer-links{display:flex;gap:30px;flex-wrap:wrap;justify-content:center;padding-top:10px}
.footer-links a{font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;color:var(--muted);transition:color .3s}
.footer-links a:hover{color:var(--gold)}
.footer-brokerage{text-align:right}
.footer-brokerage .label{margin-bottom:10px}
.footer-brokerage strong{font-weight:500;color:var(--ivory)}
.footer-brokerage p{color:var(--muted);margin:0}
.footer-bottom{padding-top:34px;font-size:.72rem;color:rgba(245,239,227,.45);line-height:1.7}
.footer-bottom p{margin-bottom:10px}
.footer-bottom a{text-decoration:underline}

/* reveal */
.reveal{opacity:0;transform:translateY(34px);transition:opacity 1s ease,transform 1s ease}
.reveal.in{opacity:1;transform:none}
.services-grid .reveal:nth-child(2){transition-delay:.15s}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero-bg{animation:none;transform:none}}

/* responsive */
@media(max-width:1080px){  .about-grid,.contact-grid{gap:64px}
  .feature-grid{gap:48px}
}
@media(max-width:860px){
  body{font-size:14.5px}
  .section{padding:96px 0}
  .menu-toggle{display:block}
  .links{position:fixed;top:0;left:0;right:0;height:100vh;background:var(--g900);flex-direction:column;justify-content:center;gap:34px;opacity:0;pointer-events:none;transition:opacity .4s;z-index:-1}
  .links.open{opacity:1;pointer-events:auto}
  .links a{font-size:.85rem}
  .about-grid,.contact-grid,.feature-grid,.services-grid{grid-template-columns:1fr}
  .headshot-wrap{max-width:380px;width:calc(100% - 28px)}
  .service+.service{border-left:0;border-top:1px solid var(--line)}
  .service{padding:50px 32px}
  .footer-top{grid-template-columns:1fr;text-align:center}
  .footer-brokerage{text-align:center}
  .section-head{margin-bottom:56px}
}
@media(max-width:600px){  .nav-inner{padding:22px 0}
  .brand-name{font-size:1.45rem}
  .hero{min-height:620px}
  .hero-cta .btn{width:100%;max-width:300px}
  .contact-form{padding:34px 24px}
  .contact-form .row{grid-template-columns:1fr}
  .contact-list li{grid-template-columns:1fr;gap:6px}
  .feature-price{font-size:2.8rem}
  .scroll-cue{bottom:44px}
}

/* refinements */
.hero-shade{background:linear-gradient(180deg,rgba(11,31,23,.72) 0%,rgba(15,42,31,.42) 45%,rgba(11,31,23,.9) 100%)}
.contact-list li>em,.contact-list li>a{justify-self:start}
.footer-top p{margin:0}
.footer-top .brand-name{display:block}
h1,h2,h3,.sub,.feature-price,.feature-facts strong,.brand-name{font-variant-numeric:lining-nums}

/* ===== Black & white, warm + approachable theme ===== */
:root{
  --g900:#0d0d0c;--g800:#141413;--g700:#1c1b19;--g600:#262522;
  --gold:#efe8dc;--champ:#efe6d6;--ivory:#f8f4ed;--accent:#cbbba3;
  --text:#f8f4ed;--muted:rgba(248,244,237,.68);--line:rgba(248,244,237,.16);
  --phc:#d9c7a6;--phbg:rgba(217,199,166,.07);--phline:rgba(217,199,166,.5);
}
.light{
  --g900:#ece5d9;--g800:#f7f2ea;--g700:#fffdf9;--g600:#e4dccd;
  --gold:#1a1917;--champ:#6e5f4f;--ivory:#1a1917;--accent:#8c7660;
  --text:#1a1917;--muted:rgba(26,25,23,.68);--line:rgba(26,25,23,.13);
  --phc:#8a6a3a;--phbg:rgba(138,106,58,.06);--phline:rgba(138,106,58,.45);
  color:var(--text);
}
.label{color:var(--accent)}
.btn{border-color:var(--gold);color:var(--ivory)}
.btn-gold{background:var(--gold);color:var(--g900);border-color:var(--gold)}
.btn-gold:hover{background:transparent;color:var(--ivory);border-color:var(--gold)}
.btn-line:hover{background:var(--gold);color:var(--g900)}
.btn-ghost{color:#f8f4ed;border-color:rgba(248,244,237,.65)}
.btn-ghost:hover{background:#f8f4ed;color:#0d0d0c}
.btn{border-radius:999px}
.badge{background:var(--gold);color:var(--g900);border-radius:999px}
.nav.solid,.nav.menu-open{background:rgba(13,13,12,.94)}
.brand-sub{color:var(--accent)}
.nav-cta{border-radius:999px}
.nav-cta:hover{background:#f8f4ed;color:#0d0d0c}
.links a:not(.nav-cta)::after{background:var(--accent)}
.hero-bg{filter:grayscale(1) contrast(1.05) brightness(.95)}
.hero-shade{background:linear-gradient(180deg,rgba(10,10,9,.7) 0%,rgba(10,10,9,.38) 45%,rgba(10,10,9,.88) 100%)}
.rule{background:var(--accent)}
.hero-tag{color:#efe6d6}
.scroll-cue span{background:var(--accent)}
.feature-list li::before{background:var(--accent)}
.service-num{color:var(--accent)}
.contact-list span,.contact-form label span{color:var(--accent)}
.contact-form{box-shadow:0 30px 70px rgba(60,45,30,.08);border-radius:4px}
.contact-form input,.contact-form select,.contact-form textarea{color:var(--text);border-bottom-color:rgba(26,25,23,.22)}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--text)}
.feature-facts strong{color:var(--ivory)}
.feature-cta{display:flex;gap:14px;flex-wrap:wrap}
.footer-sub{color:var(--accent)}
.footer-brokerage .label{color:var(--accent)}
.section-head .sub{max-width:620px;margin:10px auto 0}

/* about: bigger, more personal */
.about-grid{grid-template-columns:6fr 6fr;gap:100px}
.headshot{aspect-ratio:4/5;border-radius:4px}
.headshot-frame{border-color:var(--accent);border-radius:4px}
.about h2{font-size:clamp(3rem,6vw,5.2rem)}
.signoff{font-family:var(--serif);font-size:1.25rem;font-style:italic;margin:26px 0 30px;line-height:1.4}
.signoff span{font-size:2.3rem;font-style:italic}
.about-cta{display:flex;gap:14px;flex-wrap:wrap}
.about-cta .btn-line{margin-top:0}
@media(max-width:860px){
  .about-grid{gap:56px}
  .headshot-wrap{max-width:none;width:calc(100% - 24px)}
  .headshot-frame{inset:22px -22px -22px 22px}
}
@media(max-width:600px){
  .about-cta .btn,.feature-cta .btn{width:100%;text-align:center}
}
.feature-cta .btn-line{margin-top:0}
@media(max-width:860px){.about-grid{grid-template-columns:1fr}}

/* real photos */
.photo{position:relative;overflow:hidden;background:var(--g600)}
.photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block;transition:transform 1.2s ease}
.feature-main.photo{aspect-ratio:3/2}
.feature-thumbs .photo{aspect-ratio:4/3}
.feature-media .photo:hover img{transform:scale(1.04)}
.photo .badge{z-index:2}
.headshot.photo img{object-position:50% 30%;filter:saturate(.9) sepia(.06)}
.headshot.photo{box-shadow:0 30px 70px rgba(60,45,30,.14)}

/* ===== Midnight + steel blue, with the finest touch of red ===== */
:root{
  --midnight:#0f1a2e;--midnight2:#141f38;--steel:#4682b4;--steelm:#5b7a99;--steel-lt:#a9c1d9;
  --fine-red:#b3262e;--red-tint:#e8868c;
  --g900:#0c1526;--g800:#0f1a2e;--g700:#141f38;--g600:#1c2a47;
  --gold:#f2f1ec;--champ:#b9cde0;--ivory:#f2f1ec;--accent:#e8868c;
  --text:#f2f1ec;--muted:rgba(242,241,236,.74);--line:rgba(169,193,217,.18);
  --phc:#b9cde0;--phbg:rgba(169,193,217,.07);--phline:rgba(169,193,217,.45);
}
.light{
  --g900:#e6ebf0;--g800:#f5f5f1;--g700:#fcfcfa;--g600:#dfe6ed;
  --gold:#141f38;--champ:#3f6283;--ivory:#141f38;--accent:#3f6283;
  --text:#18233a;--muted:rgba(24,35,58,.74);--line:rgba(20,31,56,.12);
  --phc:#3f6283;--phbg:rgba(70,130,180,.06);--phline:rgba(70,130,180,.42);
}
body{background:var(--g800)}
a{transition:color .3s}
/* red: hairlines + dark-section eyebrows only */
.label{color:var(--accent)}
.rule{background:var(--red-tint);opacity:.9}
.headshot-frame{border-color:var(--red-tint)}
.feature-list li::before{background:var(--red-tint)}
.scroll-cue span{background:var(--red-tint)}
.links a:not(.nav-cta)::after{background:var(--red-tint)}
.brand-sub,.footer-sub{color:var(--steel-lt)}
.footer-brokerage .label{color:var(--red-tint)}
.footer{border-top:1px solid rgba(232,134,140,.35)}
/* buttons: no red fills; red hairline appears on hover */
.btn{position:relative;overflow:hidden}
.btn::after{content:"";position:absolute;left:50%;right:50%;bottom:7px;height:1px;background:var(--red-tint);transition:left .35s,right .35s}
.btn:hover::after{left:28%;right:28%}
.btn-gold:hover{background:transparent;color:var(--ivory);border-color:var(--gold)}
.btn-ghost{color:#f2f1ec;border-color:rgba(185,205,224,.6)}
.btn-ghost:hover{background:rgba(242,241,236,.06);color:#f2f1ec;border-color:#f2f1ec}
.btn-line:hover{background:var(--gold);color:var(--g900)}
.light .btn-line{border-color:rgba(20,31,56,.45)}
.nav.solid,.nav.menu-open{background:rgba(15,26,46,.95);border-color:rgba(232,134,140,.28)}
.nav-cta{border-color:rgba(185,205,224,.6)}
.nav-cta:hover{background:transparent;color:#f2f1ec;border-color:var(--red-tint)}
.links a{color:#e7ebf0}
/* hero: midnight duotone */
.hero-bg{filter:grayscale(1) contrast(1.08) brightness(.9)}
.hero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,#2b4f78,#0f1a2e);mix-blend-mode:color}
.hero-shade{background:linear-gradient(180deg,rgba(12,21,38,.74) 0%,rgba(20,31,56,.42) 45%,rgba(12,21,38,.92) 100%),radial-gradient(ellipse at center,rgba(70,130,180,.10),transparent 70%)}
.hero-tag{color:#c9d8e7}
/* dark sections */
.featured{background:linear-gradient(180deg,#0f1a2e,#0c1526)}
.feature-facts strong{color:#f2f1ec}
.feature-facts,.feature-facts>*{border-color:rgba(169,193,217,.18)!important}
.badge{background:#f2f1ec;color:#0f1a2e}
.light .badge{background:#141f38;color:#f2f1ec}
.footer{background:#0c1526}
.footer-links a:hover{color:var(--steel-lt)}
.footer-bottom{color:rgba(242,241,236,.62)}
.footer-bottom a{color:var(--steel-lt)}
/* light sections */
.services{background:var(--g900)}
.service:hover{background:#edf1f5}
.service-num{color:var(--steelm)}
.headshot.photo{box-shadow:0 30px 60px rgba(15,26,46,.14)}
.contact-form{box-shadow:0 30px 70px rgba(15,26,46,.08)}
.contact-list span,.contact-form label span{color:var(--accent)}
.contact-form input,.contact-form select,.contact-form textarea{border-bottom-color:rgba(20,31,56,.22)}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--red-tint)}
.headshot.photo img{filter:saturate(.92)}
.service-num{color:#4a6785}
/* red on light sections: full-strength crimson (passes contrast on ivory) */
.light .label{color:var(--fine-red)}
.light .contact-list span,.light .contact-form label span{color:var(--champ)}
.headshot-frame{border-color:var(--fine-red)}
.light .btn::after{background:var(--fine-red)}
.light .btn-gold:hover{background:var(--fine-red);border-color:var(--fine-red);color:#fff}
.light .btn-gold:hover::after{background:#fff;opacity:.6}
.light .btn-line:hover{background:transparent;color:var(--fine-red);border-color:var(--fine-red)}
.btn-gold:hover{border-color:var(--red-tint)}
.light .contact-form input:focus,.light .contact-form select:focus,.light .contact-form textarea:focus{border-color:var(--fine-red)}

/* Netlify Forms honeypot + thank-you page */
.hp-field{display:none!important}
.form-note a{color:inherit;text-decoration:underline;text-underline-offset:3px}
.thanks{min-height:100vh;display:flex;align-items:center;justify-content:center;text-align:center;padding:140px 24px 80px}
.thanks .container{max-width:640px}
.thanks h1{margin:0 0 18px}
.thanks .rule{margin:0 auto 28px}
.thanks p{margin:0 auto 32px}
.thanks .hero-cta{justify-content:center}

/* hero: secondary home-evaluation link */
.hero-eval{margin-top:26px;font-size:.78rem;letter-spacing:.14em}
.hero-eval a{color:var(--champ);border-bottom:1px solid rgba(232,134,140,.6);padding-bottom:3px;transition:color .3s,border-color .3s}
.hero-eval a:hover{color:#fff;border-color:var(--red-tint)}

/* Ottawa market update */
.market{background:linear-gradient(180deg,#0c1526,#0f1a2e)}
.market .label{color:var(--red-tint)}
.market-card{position:relative;max-width:1040px;margin:0 auto;background:linear-gradient(160deg,rgba(201,180,150,.08),rgba(20,31,56,.6));border:1px solid var(--line);border-radius:18px;padding:52px 56px;box-shadow:0 30px 70px rgba(0,0,0,.25);overflow:hidden}
.market-card::before{content:"";position:absolute;top:0;left:56px;right:56px;height:2px;background:var(--fine-red)}
.market-month{font-family:var(--serif);font-style:italic;font-size:1.6rem;color:#e9dcc6;margin:0 0 30px}
.market-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
.stat{display:grid;gap:4px;padding:28px 24px 28px 0;border-bottom:1px solid var(--line)}
.stat-num{font-family:var(--serif);font-size:clamp(2.1rem,3.6vw,2.9rem);line-height:1.05;color:#f6efe3}
.stat-lbl{font-size:.64rem;letter-spacing:.26em;text-transform:uppercase;color:var(--champ)}
.stat-chg{font-size:.85rem;color:var(--muted)}
.market-take{font-family:var(--serif);font-style:italic;font-size:1.35rem;line-height:1.55;color:#efe4d2;margin:34px 0 26px;max-width:820px}
.market-take span{font-family:var(--sans);font-style:normal;font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--red-tint);white-space:nowrap}
.market-foot{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.75rem;color:var(--muted)}
.market-foot p{margin:0}
.market-foot a{color:inherit;text-decoration:underline;text-underline-offset:3px}
.market-stamp{letter-spacing:.2em;text-transform:uppercase;font-size:.62rem;color:var(--champ)}

/* Home evaluation */
.evaluation{background:linear-gradient(180deg,#0f1a2e,#0c1526)}
.evaluation .label{color:var(--red-tint)}
.eval-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:80px;align-items:start}
.eval-copy p{color:var(--muted);font-size:1rem}
.eval-copy h2{margin-bottom:24px}
.eval-points{list-style:none;padding:0;margin:30px 0 0;display:grid;gap:14px}
.eval-points li{position:relative;padding-left:28px;color:#efe4d2}
.eval-points li::before{content:"";position:absolute;left:0;top:.8em;width:14px;height:2px;background:var(--fine-red)}
.eval-form{border-radius:18px;background:linear-gradient(160deg,rgba(201,180,150,.07),rgba(20,31,56,.75));box-shadow:0 30px 70px rgba(0,0,0,.25)}
.eval-form label span{color:var(--champ)}
.eval-form input:focus,.eval-form select:focus,.eval-form textarea:focus{border-color:var(--red-tint)}
.eval-form textarea::placeholder{color:rgba(242,241,236,.4)}
.eval-form select option{background:#141f38}
.contact-form .row-3{grid-template-columns:1fr 1fr 1.3fr}

@media (max-width:900px){
  .eval-grid{grid-template-columns:1fr;gap:48px}
  .market-stats{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:760px){
  .market-card{padding:36px 24px;border-radius:14px}
  .market-card::before{left:24px;right:24px}
  .stat{padding:22px 12px 22px 0}
  .contact-form .row,.contact-form .row-3{grid-template-columns:1fr}
  .eval-form{border-radius:14px}
}
.eval-form input,.eval-form select,.eval-form textarea{color:#f2f1ec;border-bottom-color:rgba(242,241,236,.3)}
.hero-eval a{text-shadow:0 1px 12px rgba(8,14,28,.9),0 0 2px rgba(8,14,28,.8)}

/* ===== Hero: editorial treatment (split-level photo) ===== */
.hero{justify-content:flex-start;text-align:left;align-items:center}
.hero-bg{background-position:50% 58%;filter:contrast(1.1) saturate(1.15) brightness(.94);transform:scale(1.12);transform-origin:62% 55%;animation:kenburns 32s cubic-bezier(.22,.61,.36,1) forwards}
@keyframes kenburns{from{transform:scale(1.12) translate3d(1.2%,0,0)}to{transform:scale(1.02) translate3d(0,0,0)}}
/* filmic grade: midnight in the shadows, warm lift in the highlights */
/* cinematic blue hour: deepen sky + snow into midnight, soft-light keeps the warm window glow */
.hero-bg::after{content:"";position:absolute;inset:0;opacity:.7;mix-blend-mode:soft-light;background:
  linear-gradient(180deg,#0b1428 0%,#1d3560 45%,#13233f 100%)}
.hero-shade{background:
  linear-gradient(90deg,rgba(8,14,28,.92) 0%,rgba(9,16,32,.82) 28%,rgba(11,19,36,.4) 52%,rgba(11,19,36,.06) 76%),
  linear-gradient(180deg,rgba(8,14,28,.6) 0%,transparent 24%,transparent 66%,rgba(8,14,28,.85) 100%)}
.hero-shade::after{content:"";position:absolute;inset:0;opacity:.07;mix-blend-mode:overlay;pointer-events:none;
  background-image:url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='160' height='160'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>")}
.hero-content{width:min(1400px,92%);margin:0 auto;padding:60px 0 0}
.hero-content>*{max-width:620px}
.hero .label{display:flex;align-items:center;gap:16px;letter-spacing:.34em;font-size:.68rem;margin-bottom:30px;color:#f2f1ec}
.hero .label::before{content:"";width:38px;height:1px;background:var(--red-tint);flex:none}
.hero h1{font-size:clamp(3.4rem,8.4vw,7.6rem);letter-spacing:-.005em;line-height:.94;font-weight:300;max-width:none}
.hero h1 em{font-style:italic;color:#c9d8e7;font-weight:300}
.hero .rule{width:56px;margin:34px 0 28px;background:var(--red-tint);opacity:1}
.hero-tag{font-size:clamp(1.25rem,2.1vw,1.65rem);line-height:1.45;color:#dbe4ee;margin-bottom:42px;max-width:30ch}
.hero-cta{justify-content:flex-start;gap:14px}
.hero .btn{padding:19px 34px;font-size:.68rem;letter-spacing:.3em;border-radius:0}
.hero .btn-gold{background:#f2f1ec;color:#0f1a2e;border-color:#f2f1ec}
.hero .btn-gold:hover{background:#fff;color:#0f1a2e;border-color:#fff}
.hero .btn-gold::after{background:var(--fine-red)}
.hero .btn-ghost{background:rgba(242,241,236,.05);border-color:rgba(242,241,236,.42);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}
.hero .btn-ghost:hover{background:rgba(242,241,236,.12);border-color:#f2f1ec}
.hero-eval{margin-top:30px;letter-spacing:.16em}
.hero-meta{position:absolute;z-index:2;left:max(4%,calc((100% - 1400px)/2));bottom:34px;margin:0;display:flex;align-items:center;gap:14px;font-size:.6rem;letter-spacing:.32em;text-transform:uppercase;color:rgba(242,241,236,.62)}
.hero-meta::before{content:"";width:22px;height:1px;background:var(--red-tint)}
.scroll-cue{left:50%}
/* glass nav on scroll */
.nav.solid{background:rgba(15,26,46,.58);-webkit-backdrop-filter:blur(18px) saturate(140%);backdrop-filter:blur(18px) saturate(140%);border-color:rgba(232,134,140,.22);box-shadow:0 10px 40px rgba(8,14,28,.18)}
@media (max-width:760px){
  .hero{align-items:flex-end}
  .hero-bg{background-position:46% 50%}
  .hero-shade{background:linear-gradient(180deg,rgba(8,14,28,.6) 0%,rgba(8,14,28,.22) 24%,rgba(8,14,28,.62) 48%,rgba(8,14,28,.95) 100%)}
  .hero-content{padding:0 0 120px}
  .hero h1{font-size:clamp(3.2rem,15vw,4.6rem)}
  .hero .rule{margin:26px 0 22px;height:2px;width:44px}
  .hero .label{letter-spacing:.24em;font-size:.62rem;gap:12px}
  .hero .label::before{width:24px}
  .hero-eval{letter-spacing:.06em}
  .hero-tag{margin-bottom:32px}
  .hero-cta{flex-direction:column;align-items:stretch}
  .hero .btn{text-align:center}
  .hero-meta{display:none}
}
/* hero headline: value statement replaces the big name */
.hero h1.hero-head{font-size:clamp(2.7rem,5.2vw,4.75rem);line-height:1.06;letter-spacing:-.01em;font-weight:300;max-width:none}
.hero .rule{height:2px;width:48px}
.hero h1.hero-head em{font-style:italic;color:#c9d8e7}
.hero .hero-tag{font-family:var(--sans);font-style:normal;font-weight:300;font-size:clamp(.95rem,1.15vw,1.06rem);line-height:1.8;letter-spacing:.01em;color:#dde5ee;max-width:44ch;margin-bottom:40px}
@media (max-width:760px){
  .hero h1.hero-head{font-size:clamp(2.3rem,10.2vw,2.9rem)}
  .hero .hero-tag{font-size:.95rem;margin-bottom:30px}
}
/* ===== Testimonial ===== */
.testimonial{position:relative;overflow:hidden;background:radial-gradient(ellipse 70% 60% at 50% 40%,rgba(70,130,180,.13),transparent 70%),linear-gradient(180deg,#0b1424,#0f1a2e);border-bottom:1px solid rgba(169,193,217,.12)}
.testi{position:relative;max-width:900px;margin:0 auto;text-align:center}
.testi .label{color:var(--red-tint);display:inline-flex;align-items:center;gap:14px;margin-bottom:10px}
.testi .label::before,.testi .label::after{content:"";width:34px;height:1px;background:var(--fine-red)}
.testi-mark{display:block;font-family:var(--serif);font-size:9rem;line-height:.8;height:72px;color:rgba(169,193,217,.3);margin-top:14px;user-select:none}
.testi-quote{margin:0}
.testi-quote p{font-family:var(--serif);font-style:italic;font-weight:400;font-size:clamp(1.3rem,2.2vw,1.85rem);line-height:1.55;color:#eef1f4;letter-spacing:.003em;margin:0;text-wrap:pretty}
.testi-rule{width:48px;height:2px;background:var(--fine-red);margin:44px auto 22px}
.testi-cite{display:flex;flex-direction:column;align-items:center;gap:6px}
.testi-name{font-family:var(--serif);font-size:1.45rem;color:var(--ivory);letter-spacing:.02em}
.testi-role{font-family:var(--sans);font-size:.68rem;font-weight:500;letter-spacing:.28em;text-transform:uppercase;color:var(--steel-lt)}
@media (max-width:760px){
  .testimonial{padding:96px 0}
  .testi-mark{font-size:6.5rem;height:52px}
  .testi-quote p{font-size:1.18rem;line-height:1.6}
  .testi-rule{margin:34px auto 18px}
}
/* ===== Recent Work ===== */
.recent{background:var(--g800);border-top:1px solid rgba(20,31,56,.06)}
.recent .section-head{text-align:left}
.recent .section-head .sub{margin-left:0;margin-right:0}
.recent .section-head{margin-bottom:34px}
.deals{position:relative}
.df{position:absolute;opacity:0;pointer-events:none;width:1px;height:1px}
.deal-tabs{display:flex;gap:6px;flex-wrap:wrap;margin:0 0 44px;border-bottom:1px solid rgba(20,31,56,.12)}
.deal-tabs label{cursor:pointer;font-family:var(--sans);font-size:.7rem;font-weight:500;letter-spacing:.26em;text-transform:uppercase;color:rgba(24,35,58,.62);padding:14px 18px 15px;margin-bottom:-1px;border-bottom:2px solid transparent;transition:color .3s,border-color .3s}
.deal-tabs label:hover{color:#141f38}
#df-all:checked~.deal-tabs label[for=df-all],#df-sold:checked~.deal-tabs label[for=df-sold],#df-bought:checked~.deal-tabs label[for=df-bought],#df-leased:checked~.deal-tabs label[for=df-leased]{color:#141f38;border-bottom-color:var(--fine-red)}
#df-all:focus-visible~.deal-tabs label[for=df-all],#df-sold:focus-visible~.deal-tabs label[for=df-sold],#df-bought:focus-visible~.deal-tabs label[for=df-bought],#df-leased:focus-visible~.deal-tabs label[for=df-leased]{outline:2px solid #4682b4;outline-offset:2px}
#df-sold:checked~.deal-grid .deal:not([data-type=sold]),#df-bought:checked~.deal-grid .deal:not([data-type=bought]){display:none}
#df-sold:checked~.lease-row,#df-bought:checked~.lease-row,#df-leased:checked~.deal-grid{display:none}
#df-leased:checked~.lease-row{margin-top:0}
.deal-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.deal{background:#fcfcfa;border:1px solid rgba(20,31,56,.1);display:flex;flex-direction:column;transition:transform .45s ease,box-shadow .45s ease}
.deal:hover{transform:translateY(-4px);box-shadow:0 22px 50px rgba(15,26,46,.12)}
.deal-photo{display:block;aspect-ratio:3/2;overflow:hidden;background:#0f1a2e}
.deal-photo img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.deal:hover .deal-photo img{transform:scale(1.04)}
.deal-plate{position:relative;aspect-ratio:3/2;display:flex;flex-direction:column;justify-content:flex-end;padding:22px 24px;overflow:hidden;color:#f2f1ec;
  background:repeating-linear-gradient(90deg,rgba(169,193,217,.06) 0 1px,transparent 1px 44px),repeating-linear-gradient(0deg,rgba(169,193,217,.045) 0 1px,transparent 1px 44px),radial-gradient(ellipse 90% 80% at 80% 0%,rgba(70,130,180,.28),transparent 65%),linear-gradient(160deg,#18264a,#0f1a2e 60%,#0b1424)}
.deal-plate::after{content:"";position:absolute;left:24px;top:24px;width:28px;height:2px;background:var(--fine-red)}
.plate-num{font-family:var(--serif);font-size:clamp(2.6rem,3.6vw,3.4rem);line-height:1;font-weight:400;letter-spacing:.01em}
.plate-street{font-family:var(--sans);font-size:.62rem;font-weight:500;letter-spacing:.3em;text-transform:uppercase;color:var(--steel-lt);margin-top:10px}
.deal-body{padding:24px 24px 26px;display:flex;flex-direction:column;flex:1}
.deal-meta{display:flex;align-items:center;justify-content:space-between;gap:10px;margin-bottom:16px}
.pill{display:inline-block;font-family:var(--sans);font-size:.58rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;padding:5px 11px 4px;border-radius:999px;line-height:1.4;white-space:nowrap}
.pill-red{background:var(--fine-red);color:#fff;border:1px solid var(--fine-red)}
.pill-line{border:1px solid rgba(20,31,56,.5);color:#141f38}
.deal-when{font-family:var(--sans);font-size:.68rem;letter-spacing:.08em;color:rgba(24,35,58,.6)}
.deal-addr{font-family:var(--serif);font-size:1.5rem;line-height:1.2;color:#141f38;margin:0 0 4px}
.deal-hood{font-size:.85rem;color:rgba(24,35,58,.7);margin:0}
.deal-role{font-size:.78rem;color:#3f6283;margin:12px 0 0;padding-top:12px;border-top:1px solid rgba(20,31,56,.08)}
.deal-link{margin-top:auto;padding-top:14px;font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:#141f38}
.deal-link:hover{color:var(--fine-red)}
.lease-row{margin-top:64px}
.lease-title{font-family:var(--sans);font-size:.66rem;font-weight:500;letter-spacing:.32em;text-transform:uppercase;color:#3f6283;display:flex;align-items:center;gap:14px;margin-bottom:6px}
.lease-title::after{content:"";flex:1;height:1px;background:rgba(20,31,56,.12)}
.lease-list{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:0 32px}
.lease-list li{display:grid;grid-template-columns:auto 1fr;grid-template-areas:"addr pill" "hood when";align-items:baseline;gap:4px 12px;padding:22px 0;border-bottom:1px solid rgba(20,31,56,.1)}
.lease-list .pill{grid-area:pill;justify-self:end;font-size:.52rem;padding:3px 9px 2px;opacity:.8}
.lease-addr{grid-area:addr;font-family:var(--serif);font-size:1.32rem;color:#141f38;line-height:1.25}
.lease-hood{grid-area:hood;font-size:.82rem;color:rgba(24,35,58,.7)}
.lease-list .deal-when{grid-area:when;justify-self:end}
@media (max-width:1080px){.deal-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:861px) and (max-width:1060px){.links{gap:24px}.links a{letter-spacing:.2em}}
@media (min-width:861px) and (max-width:960px){.links{gap:18px}.links a{letter-spacing:.14em}}
@media (max-width:760px){
  .deal-tabs{gap:0;justify-content:space-between;margin-bottom:30px}
  .deal-tabs label{padding:12px 8px 13px;font-size:.64rem;letter-spacing:.2em}
  .deal-grid{grid-template-columns:1fr;gap:18px}
  .deal-plate{aspect-ratio:auto;min-height:150px;padding:20px}
  .deal-plate::after{left:20px;top:20px}
  .plate-num{font-size:2.6rem}
  .deal-photo{aspect-ratio:16/10}
  .deal-body{padding:20px 20px 22px}
  .lease-row{margin-top:46px}
  .lease-list{grid-template-columns:1fr}
  .lease-list li{padding:18px 0}
}
@media (prefers-reduced-motion:reduce){.hero-bg{animation:none;transform:none}}

@media (max-width:760px){.hero .label.hero-label{display:none}}
.form-coffee{font-family:var(--serif);font-size:1.6rem;line-height:1.2;margin:22px 0 6px}
.form-coffee em{font-style:italic;color:var(--fine-red,#b3243a)}
.form-text{font-size:.95rem;margin:0}
.form-text a{color:inherit;text-decoration:underline;text-underline-offset:3px;white-space:nowrap}

.testi-next{margin-top:88px;padding-top:72px;border-top:1px solid rgba(169,193,217,.14)}
@media (max-width:760px){.testi-next{margin-top:56px;padding-top:48px}}