@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:ital,wght@1,400;1,600&display=swap');

:root{
  --brand-red:#ee3524;
  --black:#100f0f;
  --charcoal:#2d2d2d;
  --grey-80:#58595b;
  --grey-60:#808285;
  --grey-40:#a7a9ac;
  --grey-15:#eeeeef;
  --paper:#ffffff;
  --offwhite:#fafafa;
  --line:#d9d9da;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:"Gotham","Avenir Next","Helvetica Neue",Arial,sans-serif;color:var(--charcoal);background:var(--paper);line-height:1.62;font-weight:400}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4,strong{font-family:"Gotham","Avenir Next","Helvetica Neue",Arial,sans-serif}
p{margin-top:0}

/* Brand header */
.site-header{display:flex;justify-content:space-between;align-items:center;gap:34px;padding:20px 5.5%;border-bottom:1px solid var(--line);background:rgba(255,255,255,.97);position:sticky;top:0;z-index:20;backdrop-filter:blur(10px)}
.brand-logo{display:block;flex:0 0 auto;text-decoration:none;padding:8px 0}
.brand-logo img{width:288px;min-width:192px;height:auto}
.brand-logo .logo-mobile{display:none}
.site-header nav{display:flex;align-items:center;justify-content:flex-end;gap:26px;flex-wrap:wrap}
.site-header nav a{text-decoration:none;font-size:11px;text-transform:uppercase;letter-spacing:.11em;font-weight:700;color:var(--black);position:relative;padding:8px 0}
.site-header nav a:after{content:"";position:absolute;left:0;bottom:3px;width:0;height:2px;background:var(--brand-red);transition:width .2s ease}
.site-header nav a:hover:after,.site-header nav a:focus-visible:after{width:100%}
.menu-toggle{display:none;background:#fff;border:1px solid var(--black);padding:8px 11px;font-family:inherit;text-transform:uppercase;letter-spacing:.1em;font-weight:700;font-size:10px}

/* Type system */
.hero h1,.intro h1,.intro h2,.split h2,.section-title h2,.feature-copy h2,.case-study h2,.cta-band h2{font-family:"Gotham","Avenir Next","Helvetica Neue",Arial,sans-serif;font-weight:700;color:var(--black);line-height:1.02;letter-spacing:-.035em}
.hero h1{font-size:clamp(48px,6.2vw,88px);margin:.16em 0 .28em;max-width:820px}
.intro h1,.intro h2{font-size:clamp(38px,5vw,62px);margin:.2em auto}
.section-title h2{font-size:clamp(36px,4.5vw,58px);margin:.12em 0 .28em}
.split h2{font-size:clamp(38px,4.5vw,60px)}
.case-study h2{font-size:clamp(38px,4.2vw,56px)}
.eyebrow{font-size:11px;letter-spacing:2.6px;color:var(--brand-red);font-weight:700;text-transform:uppercase;margin-bottom:12px}
.serif-callout,.section-title .serif-callout{font-family:"Playfair Display",Georgia,serif;font-style:italic;font-weight:400;text-transform:none;letter-spacing:0;color:var(--grey-80)}
.lede{font-size:19px;max-width:760px;color:var(--grey-80)}

/* Hero */
.hero{min-height:72vh;display:grid;grid-template-columns:1.03fr .97fr;gap:5%;align-items:center;padding:5.5% 5.5% 6%;background:var(--paper)}
.hero>div:first-child{padding-right:2%}
.hero-photo{min-height:560px;overflow:hidden;background:var(--grey-15)}
.hero-photo img{width:100%;height:100%;min-height:560px;object-fit:cover}
.hero .textlink{display:inline-block;margin-top:18px}

/* Buttons + links */
.btn{display:inline-block;background:var(--brand-red);color:#fff;text-decoration:none;padding:14px 20px;margin:16px 16px 0 0;border:1px solid var(--brand-red);font-size:12px;line-height:1.2;text-transform:uppercase;letter-spacing:.08em;font-weight:700;transition:.18s ease}
.btn:hover,.btn:focus-visible{background:#d82f20;border-color:#d82f20}
.btn.secondary{background:#fff;color:var(--black);border-color:var(--black)}
.btn.secondary:hover,.btn.secondary:focus-visible{background:var(--black);color:#fff}
.textlink{color:var(--black);font-weight:700;text-decoration:none;border-bottom:2px solid var(--brand-red);padding-bottom:2px}

/* Core sections */
.intro{padding:92px 12%;text-align:center;background:var(--paper)}
.intro p{max-width:920px;margin:16px auto;color:var(--grey-80)}
.section{padding:86px 6%}
.section.white{background:var(--paper)}
.section.navy{background:var(--black);color:#fff}
.section.navy h2,.section.navy h3{color:#fff}
.section.navy .eyebrow{color:var(--brand-red)}
.section.navy p{color:#e6e6e6}
.section-title{max-width:900px;margin-bottom:38px}
.section-title p:not(.eyebrow){color:var(--grey-80);max-width:820px}
.section.navy .section-title p:not(.eyebrow){color:#e2e2e2}
.breadcrumb{padding:13px 6%;font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--grey-60);background:var(--offwhite);border-bottom:1px solid var(--line)}
.breadcrumb a{text-decoration:none;color:var(--black)}

/* Cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);padding:0 6% 86px;gap:18px;background:#fff}
.cards a,.card{background:var(--paper);color:var(--charcoal);padding:34px;text-decoration:none;min-height:230px;border:1px solid var(--line);border-top:4px solid var(--brand-red);transition:transform .18s ease,box-shadow .18s ease}
.cards a:hover{transform:translateY(-3px);box-shadow:0 14px 30px rgba(0,0,0,.07)}
.cards a>span,.card>span{color:var(--brand-red);font-weight:700;font-size:12px;letter-spacing:.08em}
.cards h3,.card h3{font-size:31px;line-height:1.05;margin:34px 0 10px;color:var(--black);letter-spacing:-.025em}
.cards.light .card,.cards.light a{background:var(--paper);color:var(--charcoal);border:1px solid var(--line);border-top:4px solid var(--brand-red)}
.cards.light h3{color:var(--black)}
.community-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.community-card{background:var(--paper);border:1px solid var(--line);text-decoration:none;overflow:hidden;transition:transform .18s ease}
.community-card:hover{transform:translateY(-3px)}
.community-card img{width:100%;height:250px;object-fit:cover;filter:saturate(.9)}
.community-card .pad{padding:26px;border-top:3px solid var(--brand-red)}
.community-card h3{font-size:30px;line-height:1.08;color:var(--black);margin:0 0 8px;letter-spacing:-.025em}
.market-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.market-pill{border:1px solid var(--line);background:var(--paper);padding:22px;border-left:3px solid var(--brand-red)}
.market-pill strong{color:var(--black);font-size:22px}

/* Split/editorial sections */
.split{display:grid;grid-template-columns:1fr 1fr;gap:7%;padding:90px 8%;background:var(--offwhite);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.property-strip{display:grid;grid-template-columns:1.25fr 1fr 1fr;gap:10px;padding:10px 5.5vw 78px;background:#fff}
.property-strip img{width:100%;height:320px;object-fit:cover;filter:saturate(.9)}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;padding:24px 5.5vw 76px;background:#fff}
.gallery.two{grid-template-columns:repeat(2,1fr)}
.gallery img{width:100%;height:370px;object-fit:cover}

/* Stats/results */
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:0 6% 76px}
.stat{background:var(--paper);padding:36px;text-align:center;border-right:1px solid var(--line)}
.stat:last-child{border-right:0}
.stat strong{display:block;font-size:44px;color:var(--black);line-height:1;letter-spacing:-.03em}
.stat span{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--grey-60)}
.results-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.result-card{background:var(--paper);border:1px solid var(--line);overflow:hidden}
.result-card img{width:100%;height:240px;object-fit:cover}
.result-card .pad{padding:24px;border-top:3px solid var(--brand-red)}
.result-card h3{font-size:27px;line-height:1.08;color:var(--black);margin:0 0 8px;letter-spacing:-.02em}
.result-meta{display:flex;gap:14px;flex-wrap:wrap;font-size:12px;color:var(--grey-60);margin-top:10px}
.case-study{display:grid;grid-template-columns:1fr 1fr;gap:46px;align-items:center}
.case-study img{width:100%;height:530px;object-fit:cover}

/* Selling strategy page */
.strategy-grid,.brokerage-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.strategy-grid article,.brokerage-grid article{padding:30px;border:1px solid var(--line);background:#fff}
.strategy-grid article{border-top:4px solid var(--brand-red)}
.strategy-grid span{color:var(--brand-red);font-weight:700;font-size:12px;letter-spacing:.12em}
.strategy-grid h3,.brokerage-grid h3{font-size:25px;line-height:1.1;margin:20px 0 10px;color:var(--black)}
.section.navy .brokerage-grid article{background:#171717;border-color:#3d3d3d}
.section.navy .brokerage-grid h3{color:#fff}
.section.navy .brokerage-grid article{border-top:3px solid var(--brand-red)}

/* FAQ + local */
.faq{max-width:980px;margin:auto}
.faq details{border-top:1px solid var(--line);padding:19px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font-weight:700;color:var(--black);font-size:17px}
.faq p{max-width:850px;color:var(--grey-80)}
.local-copy{display:grid;grid-template-columns:1fr 1fr;gap:48px}
.local-copy h3{font-size:30px;color:var(--black);margin:.2em 0;letter-spacing:-.02em}

/* Contact/forms */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:55px;align-items:start}
.contact-card{background:var(--offwhite);border:1px solid var(--line);padding:32px;border-top:4px solid var(--brand-red)}
.contact-card a{color:var(--black)}
form{display:grid;gap:15px}
label{font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.05em}
input,textarea,select{width:100%;padding:13px;border:1px solid #bdbdbf;background:#fff;font:inherit}
input:focus,textarea:focus,select:focus{outline:2px solid rgba(238,53,36,.22);border-color:var(--brand-red)}
textarea{min-height:150px}
button.submit{background:var(--brand-red);color:white;border:0;padding:15px 18px;font-weight:700;cursor:pointer;text-transform:uppercase;letter-spacing:.07em}
.note,.source-note{font-size:12px;color:var(--grey-60)}
.source-note{max-width:900px;margin-top:26px}

/* CTA + footer */
.cta-band{padding:64px 6%;background:var(--offwhite);text-align:center;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.cta-band h2{font-size:clamp(34px,4vw,50px);margin:0;color:var(--black)}
.review-cta{margin-top:28px}
footer{padding:48px 5.5% 34px;background:#fff;color:var(--charcoal);border-top:1px solid var(--line)}
.footer-brand{margin-bottom:32px;padding-bottom:28px;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:30px}
.footer-logo{width:288px;height:auto}
.footer-eho{width:65px;height:auto}
.footer-grid{display:grid;grid-template-columns:1fr 1fr;gap:42px}
footer a{color:var(--black)}
footer strong{color:var(--black)}
.small{font-size:10px;line-height:1.55;color:var(--grey-60);max-width:1200px;margin-top:28px}

@media(max-width:1100px){
  .site-header{padding:18px 4%}.site-header nav{gap:17px}.brand-logo img{width:235px}
  .market-grid{grid-template-columns:repeat(2,1fr)}.results-grid{grid-template-columns:repeat(2,1fr)}
  .strategy-grid,.brokerage-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:820px){
  .site-header{display:block;padding:16px 6%}.menu-toggle{display:block;position:absolute;right:6%;top:27px}.site-header nav{display:none;flex-direction:column;align-items:flex-start;padding-top:18px;gap:10px}.nav-open .site-header nav{display:flex}
  .brand-logo{width:160px;padding:0}.brand-logo .logo-desktop{display:none}.brand-logo .logo-mobile{display:block;width:144px;min-width:96px}
  .hero,.split,.contact-grid,.case-study,.local-copy{grid-template-columns:1fr}.hero{padding:54px 6% 64px;gap:40px}.hero-photo,.hero-photo img{min-height:430px}
  .intro{padding:68px 7%}.cards,.community-grid,.results-grid,.stats,.strategy-grid,.brokerage-grid{grid-template-columns:1fr}.cards{padding:0 6% 68px}
  .property-strip{grid-template-columns:1fr 1fr}.property-strip img{height:220px}.property-strip img:first-child{grid-column:1/-1;height:270px}
  .gallery,.gallery.two{grid-template-columns:1fr}.gallery img{height:290px}.market-grid{grid-template-columns:1fr}.case-study img{height:390px}.stat{border-right:0;border-bottom:1px solid var(--line)}.stat:last-child{border-bottom:0}
  .footer-grid{grid-template-columns:1fr}.footer-brand{align-items:flex-start;flex-direction:column}.footer-logo{width:250px}
}