/* ── The established broker ─────────────────────────────────────────
   A firm founded in 1967 doesn't get template chrome — it gets
   letterhead. Cream paper, navy ink, brass rule lines. Caslon for the
   deed-book voice; Lato (their existing body face) carried forward.  */
:root{
  --paper:#F3F6F9;
  --paper-deep:#E8EDF3;
  --ink:#17253A;
  --ink-soft:#3D4C63;
  --muted:#6E7787;
  --navy:#0F1A2B;
  --navy-2:#152238;
  --brass:#A8863C;
  --brass-bright:#C2A05A;
  --brick:#9E3B34;
  --line:#D4DCE6;
  --line-dark:#24344E;
  --navy-rgb:15,26,43;
  --brass-ink:#0F1A2B;
  --serif:"Libre Caslon Text",Georgia,"Times New Roman",serif;
  --sans:"Lato",-apple-system,"Segoe UI",sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans)}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.15;margin:0}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
.kicker{font:700 12px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--brass)}
.rule{height:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding-top:3px;margin:0 auto;max-width:1120px}

/* top bar */
.topbar{background:var(--navy);color:#C9D2E2;font:400 13px/1 var(--sans)}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;padding-top:9px;padding-bottom:9px;gap:16px}
.topbar a{color:#E8ECF4;text-decoration:none}
.topbar a:hover{color:var(--brass-bright)}
.topbar .est{letter-spacing:.18em;text-transform:uppercase;font-size:11px;color:var(--brass-bright)}

/* header */
header{background:var(--navy-2);border-bottom:3px double var(--line-dark);position:sticky;top:0;z-index:50}
.nav{display:flex;align-items:center;justify-content:space-between;padding:14px 24px;max-width:1120px;margin:0 auto}
.nav img{height:52px;width:auto}
.nav nav{display:flex;gap:28px;align-items:center}
.nav nav a{color:#DCE3EF;text-decoration:none;font:700 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:6px 0;border-bottom:2px solid transparent;transition:.2s}
.nav nav a:hover{color:#fff;border-bottom-color:var(--brass)}
.nav .call{border:1px solid var(--brass);color:var(--brass-bright);padding:10px 18px;border-radius:2px}
.nav .call:hover{background:var(--brass);color:var(--navy);border-bottom-color:transparent}
.burger{display:none}

/* hero */
.hero{position:relative;min-height:44vh;display:flex;align-items:flex-end;color:#F5F2EA;isolation:isolate}
.hero::before{content:"";position:absolute;inset:0;background:url(hero.webp) center 35%/cover no-repeat;z-index:-2}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(var(--navy-rgb),.55) 0%,rgba(var(--navy-rgb),.15) 40%,rgba(var(--navy-rgb),.82) 100%)}
.hero .wrap{padding-bottom:44px;padding-top:64px;width:100%}
.hero .est-seal{display:inline-flex;align-items:center;gap:10px;border:1px solid rgba(194,160,90,.7);padding:8px 16px;border-radius:2px;font:700 11px/1 var(--sans);letter-spacing:.26em;text-transform:uppercase;color:var(--brass-bright);background:rgba(var(--navy-rgb),.45);backdrop-filter:blur(2px)}
.hero h1{font-size:clamp(32px,4.5vw,52px);margin:16px 0 12px;max-width:14ch;text-wrap:balance;text-shadow:0 2px 24px rgba(10,16,28,.55)}
.hero p{max-width:52ch;font-size:16.5px;color:#E3E0D5;margin:0 0 22px;text-shadow:0 1px 12px rgba(10,16,28,.6)}
.cta-row{display:flex;gap:14px;flex-wrap:wrap}
.btn{display:inline-block;text-decoration:none;font:700 13px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:16px 28px;border-radius:2px;transition:.2s}
.btn-brass{background:var(--brass);color:var(--brass-ink)}
.btn-brass:hover{background:var(--brass-bright)}
.btn-ghost{border:1px solid rgba(245,242,234,.55);color:#F5F2EA}
.btn-ghost:hover{border-color:#fff;background:rgba(255,255,255,.08)}

/* stats strip */
.strip{background:var(--navy);color:#C9D2E2;border-top:1px solid var(--line-dark)}
.strip .wrap{display:grid;grid-template-columns:repeat(3,1fr);gap:0;padding-top:26px;padding-bottom:26px;text-align:center}
.strip .cell+.cell{border-left:1px solid var(--line-dark)}
.strip b{display:block;font:700 30px/1.1 var(--serif);color:#fff}
.strip span{font:400 12px/1.4 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:#8E9AB0}
.strip .brass{color:var(--brass-bright)}

/* section scaffolding */
section{padding:88px 0}
.sec-head{max-width:640px;margin-bottom:48px}
.sec-head h2{font-size:clamp(28px,3.6vw,42px);margin:14px 0 12px}
.sec-head p{color:var(--ink-soft);margin:0}

/* listings */
#listings{background:var(--paper)}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.card{background:#fff;border:1px solid var(--line);border-radius:2px;padding:26px 26px 22px;position:relative;display:flex;flex-direction:column;gap:10px;box-shadow:0 1px 0 rgba(23,37,58,.04);transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-4px);box-shadow:0 14px 34px -18px rgba(23,37,58,.35)}
.card .stamp{position:absolute;top:18px;right:18px;font:700 10px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;padding:6px 10px;border:1.5px solid currentColor;border-radius:2px;transform:rotate(3deg)}
.stamp.active{color:#2E6B4F}
.stamp.soon{color:var(--brick)}
.card .locale{font:700 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.card .price{font:700 34px/1 var(--serif);color:var(--ink);letter-spacing:-.01em}
.card .meta{display:flex;gap:14px;color:var(--muted);font-size:13px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:10px 0}
.card .meta b{color:var(--ink)}
.card p{margin:2px 0 0;color:var(--ink-soft);font-size:14.5px;flex:1}
.card .mls{font-size:11.5px;color:var(--muted);letter-spacing:.06em}
.mls-note{margin-top:34px;display:flex;gap:12px;align-items:baseline;color:var(--muted);font-size:13.5px}
.mls-note::before{content:"";width:34px;border-top:1px solid var(--brass);transform:translateY(-4px)}

/* story */
#story{background:var(--paper-deep);border-top:3px double var(--line);border-bottom:3px double var(--line)}
.story-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}
.story-copy h2{font-size:clamp(28px,3.6vw,42px);margin:14px 0 18px}
.story-copy p{color:var(--ink-soft);margin:0 0 16px}
.story-copy .sign{font-family:var(--serif);font-style:italic;color:var(--ink);font-size:17px;margin-top:26px}
.ledger{background:var(--navy-2);color:#DCE3EF;border-radius:2px;padding:40px 38px;border:1px solid var(--line-dark);box-shadow:0 24px 60px -30px rgba(15,26,43,.55)}
.ledger img{height:64px;width:auto;margin-bottom:26px}
.ledger dl{margin:0;display:grid;gap:0}
.ledger .row{display:flex;justify-content:space-between;gap:18px;padding:13px 0;border-top:1px solid var(--line-dark);font-size:14px}
.ledger .row:first-of-type{border-top:0}
.ledger dt{color:#8E9AB0;font:700 11px/1.6 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.ledger dd{margin:0;text-align:right;color:#EDF0F6}
.ledger .row .brass{color:var(--brass-bright)}

/* agents */
.agents{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.agent{background:#fff;border:1px solid var(--line);border-radius:2px;display:grid;grid-template-columns:200px 1fr;overflow:hidden}
.agent .photo{background:linear-gradient(180deg,var(--paper-deep),var(--line));position:relative;min-height:250px}
.agent .photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:top center}
.agent .body{padding:26px 28px;display:flex;flex-direction:column;gap:8px}
.agent h3{font-size:24px}
.agent .role{font:700 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.agent p{margin:4px 0 10px;color:var(--ink-soft);font-size:14.5px;flex:1}
.agent .reach{display:flex;flex-direction:column;gap:6px;font-size:14px;border-top:1px solid var(--line);padding-top:14px}
.agent .reach a{color:var(--ink);text-decoration:none;font-weight:700}
.agent .reach a:hover{color:var(--brass)}
.agent .reach span{color:var(--muted);font-size:12px;letter-spacing:.08em;text-transform:uppercase}

/* areas */
#areas{background:var(--navy);color:#DCE3EF}
#areas .sec-head p{color:#9AA6BC}
#areas h2{color:#fff}
.chips{display:flex;flex-wrap:wrap;gap:12px}
.chip{border:1px solid var(--line-dark);background:var(--navy-2);color:#DCE3EF;padding:12px 20px;border-radius:2px;font:700 13px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase}
.chip.hq{border-color:var(--brass);color:var(--brass-bright)}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}
.contact-list{display:grid;gap:0}
.contact-list .row{padding:18px 0;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;align-items:baseline}
.contact-list .row:first-child{border-top:0}
.contact-list dt{font:700 11px/1.6 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.contact-list dd{margin:0;text-align:right;font-size:16px}
.contact-list dd a{text-decoration:none;font-weight:700;color:var(--ink)}
.contact-list dd a:hover{color:var(--brass)}
.contact-cta{background:var(--paper-deep);border:1px solid var(--line);border-radius:2px;padding:38px 36px}
.contact-cta h3{font-size:26px;margin-bottom:10px}
.contact-cta p{color:var(--ink-soft);margin:0 0 24px}

/* footer */
footer{background:var(--navy);color:#8E9AB0;border-top:3px double var(--line-dark)}
footer .wrap{padding-top:44px;padding-bottom:40px;display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
footer img{height:44px;width:auto;opacity:.92}
footer p{margin:0;font-size:12.5px;line-height:1.7}
footer a{color:#C9D2E2;text-decoration:none}

/* reveal */
.rv{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.rv.in{opacity:1;transform:none}

@media (max-width:900px){
  .grid,.agents{grid-template-columns:1fr}
  .story-grid,.contact-grid{grid-template-columns:1fr;gap:40px}
  .strip .wrap{grid-template-columns:1fr;gap:18px}
  .strip .cell+.cell{border-left:0;border-top:1px solid var(--line-dark);padding-top:18px}
  .nav nav{display:none}
  .nav .burger{display:block;background:none;border:1px solid var(--line-dark);color:#DCE3EF;font:700 12px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:10px 14px;border-radius:2px}
  .nav.open nav{display:flex;position:absolute;top:100%;left:0;right:0;background:var(--navy-2);flex-direction:column;padding:18px 24px;gap:16px;border-bottom:3px double var(--line-dark)}
  .agent{grid-template-columns:1fr}
  .agent .photo{min-height:300px}
  .topbar .addr{display:none}
}

/* ── listings search page ── */
.page-band{background:linear-gradient(180deg,rgba(var(--navy-rgb),.7),rgba(var(--navy-rgb),.88)),url(hero.webp) center 30%/cover no-repeat;color:#F5F2EA;padding:64px 0 56px;border-bottom:3px double var(--line-dark)}
.page-band h1{font-family:var(--serif);font-size:clamp(30px,4.5vw,48px);margin:14px 0 10px}
.page-band p{color:#9AA6BC;max-width:60ch;margin:0}
.controls{background:var(--paper-deep);border:1px solid var(--line);border-radius:2px;padding:22px;display:grid;grid-template-columns:1.4fr repeat(4,1fr) 1fr;gap:14px;margin:-30px 0 40px;box-shadow:0 18px 40px -24px rgba(15,26,43,.35);position:relative}
.field{display:flex;flex-direction:column;gap:6px}
.field label{font:700 10px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.field input,.field select{font:400 14px/1.4 var(--sans);color:var(--ink);background:#fff;border:1px solid var(--line);border-radius:2px;padding:10px 12px;outline:none}
.field input:focus,.field select:focus{border-color:var(--brass)}
.count-line{display:flex;justify-content:space-between;align-items:baseline;gap:16px;margin-bottom:22px;color:var(--muted);font-size:14px}
.count-line b{color:var(--ink);font-family:var(--serif);font-size:18px}
.tags{display:flex;flex-wrap:wrap;gap:6px;margin-top:2px}
.tag{font:700 10px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);background:var(--paper-deep);border:1px solid var(--line);padding:5px 8px;border-radius:2px}
.card .details{font:700 12px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;color:var(--brass);text-decoration:none;margin-top:10px;display:inline-block}
.card .details:hover{color:var(--ink)}
.empty{border:1px dashed var(--line);border-radius:2px;padding:60px 20px;text-align:center;color:var(--muted)}
.empty b{display:block;font-family:var(--serif);font-size:22px;color:var(--ink);margin-bottom:8px}
@media (max-width:900px){.controls{grid-template-columns:1fr 1fr;margin-top:-20px}.controls .field:first-child{grid-column:1/-1}}


/* ── alternate grounds (pitch options) — ?theme=cream|sage|slate ── */
/* cream: the original warm letterhead ground */
:root[data-theme="cream"]{
  --paper:#FBF8F1; --paper-deep:#F3EEE2; --line:#D9D2C0;
}
/* sage: pale eucalyptus field, deep spruce surfaces — land & timber */
:root[data-theme="sage"]{
  --paper:#F2F5F0; --paper-deep:#E7ECE3; --line:#D2DACB;
  --ink:#1C2924; --ink-soft:#3D4F46; --muted:#6C7A70;
  --navy:#12211C; --navy-2:#192C25; --line-dark:#27423A;
  --navy-rgb:18,33,28;
}
/* slate: neutral cool field, charcoal surfaces, brick accent — americana */
:root[data-theme="slate"]{
  --paper:#F4F5F7; --paper-deep:#E9EBEF; --line:#D7DAE0;
  --ink:#1F2430; --ink-soft:#454C5C; --muted:#707786;
  --navy:#171B24; --navy-2:#1E2431; --line-dark:#2B3243;
  --navy-rgb:23,27,36;
  --brass:#A8503E; --brass-bright:#C4705A; --brass-ink:#FFFFFF;
}