:root{
  --navy:#102a43;
  --navy-deep:#081e33;
  --navy-soft:#1b3e60;
  --gold:#b38b4d;
  --gold-light:#d7bd8a;
  --ink:#30363d;
  --muted:#6d747c;
  --paper:#ffffff;
  --wash:#f5f4f0;
  --line:#e3e5e7;
  --shadow:0 18px 50px rgba(16,42,67,.12);
  --radius:18px;
  --max:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--paper);line-height:1.65;-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%;display:block}
.container{width:min(calc(100% - 40px),var(--max));margin-inline:auto}
.topbar{background:var(--navy-deep);color:#fff;font-size:.88rem}
.topbar .container{display:flex;justify-content:space-between;align-items:center;gap:18px;padding:9px 0}
.topbar a{text-decoration:none;color:#fff}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;min-height:78px;gap:26px}
.brand{text-decoration:none;display:inline-flex;flex-direction:column;line-height:1}
.brand strong{font-family:Georgia,'Times New Roman',serif;font-size:1.72rem;letter-spacing:.04em;color:var(--navy);font-weight:700}
.brand span{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-top:7px}
.nav{display:flex;align-items:center;gap:8px}
.nav a{font-size:.93rem;font-weight:700;text-decoration:none;padding:10px 11px;border-radius:999px;color:var(--navy)}
.nav a:hover,.nav a.active{background:var(--wash);color:var(--navy-deep)}
.nav .cta{background:var(--gold);color:#fff;padding-inline:16px}
.nav .cta:hover{background:#9c773f;color:#fff}
.menu-toggle{display:none;border:1px solid var(--line);background:#fff;border-radius:10px;padding:9px 11px;font-weight:700;color:var(--navy)}
.hero{background:linear-gradient(135deg,var(--navy-deep),var(--navy));color:#fff;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.08fr .92fr;align-items:center;min-height:640px}
.hero-copy{padding:78px 0}
.eyebrow{font-size:.79rem;letter-spacing:.18em;text-transform:uppercase;font-weight:800;color:var(--gold-light);margin-bottom:16px}
h1,h2,h3{font-family:Georgia,'Times New Roman',serif;line-height:1.12;color:var(--navy);margin:0 0 18px}
.hero h1{color:#fff;font-size:clamp(2.75rem,6vw,5.25rem);max-width:800px;font-weight:700}
.hero p{font-size:1.14rem;max-width:720px;color:#e9eff4}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;text-decoration:none;border-radius:999px;padding:13px 20px;font-weight:800;border:1px solid transparent;transition:.2s ease}
.btn-primary{background:var(--gold);color:#fff}.btn-primary:hover{background:#9d7840;transform:translateY(-1px)}
.btn-light{background:#fff;color:var(--navy)}.btn-light:hover{background:#eef2f5;transform:translateY(-1px)}
.btn-outline{border-color:var(--navy);color:var(--navy);background:#fff}.btn-outline:hover{background:var(--navy);color:#fff}
.hero-photo-wrap{align-self:stretch;display:flex;align-items:flex-end;justify-content:center;position:relative;padding-top:46px}
.hero-photo-wrap:before{content:'';position:absolute;width:460px;height:460px;border-radius:50%;background:rgba(179,139,77,.18);right:-60px;top:70px}
.hero-photo{position:relative;width:min(480px,90%);max-height:610px;object-fit:cover;object-position:50% 16%;border-radius:34px 34px 0 0;box-shadow:0 30px 80px rgba(0,0,0,.28)}
.section{padding:86px 0}.section.alt{background:var(--wash)}
.section-title{max-width:780px;margin-bottom:38px}
.section-title h2{font-size:clamp(2.15rem,4vw,3.4rem)}
.section-title p{font-size:1.06rem;color:var(--muted);margin:0}
.kicker{color:var(--gold);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:800;margin-bottom:10px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px;box-shadow:0 8px 28px rgba(16,42,67,.06)}
.card h3{font-size:1.55rem}
.card p:last-child{margin-bottom:0}
.icon-badge{width:48px;height:48px;border-radius:50%;display:grid;place-items:center;background:rgba(179,139,77,.14);color:var(--gold);font-weight:900;margin-bottom:18px}
.stat-band{background:var(--navy);color:#fff}.stats{display:grid;grid-template-columns:repeat(3,1fr);text-align:center}.stat{padding:32px;border-right:1px solid rgba(255,255,255,.16)}.stat:last-child{border-right:0}.stat strong{display:block;font-family:Georgia,serif;font-size:2rem;color:var(--gold-light)}.stat span{font-size:.9rem;color:#dce5ec}
.split{display:grid;grid-template-columns:.95fr 1.05fr;gap:60px;align-items:center}
.portrait-card{background:var(--navy);border-radius:28px;overflow:hidden;box-shadow:var(--shadow)}
.portrait-card img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 16%}
.broker-logo{background:#fff;border-radius:14px;padding:15px 18px;border:1px solid var(--line);display:inline-block;margin-top:20px}.broker-logo img{height:42px;width:auto}
.page-hero{background:linear-gradient(135deg,var(--navy-deep),var(--navy-soft));color:#fff;padding:72px 0}
.page-hero h1{color:#fff;font-size:clamp(2.55rem,5vw,4.3rem);max-width:900px}.page-hero p{max-width:760px;color:#e7eef4;font-size:1.08rem;margin:0}
.content p{margin:0 0 1.1rem}.content ul{padding-left:1.25rem}.content li{margin:.55rem 0}
.checklist{list-style:none;padding:0;margin:0}.checklist li{position:relative;padding:14px 14px 14px 44px;border-bottom:1px solid var(--line)}.checklist li:before{content:'✓';position:absolute;left:12px;top:13px;width:22px;height:22px;border-radius:50%;display:grid;place-items:center;background:rgba(179,139,77,.14);color:var(--gold);font-weight:900}
.timeline{display:grid;gap:22px;counter-reset:step}.timeline .step{counter-increment:step;display:grid;grid-template-columns:70px 1fr;gap:20px;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:25px}.timeline .step:before{content:counter(step);width:54px;height:54px;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:#fff;font-family:Georgia,serif;font-size:1.35rem}.timeline h3{margin-top:4px}
.listings-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.listing-card{border:1px solid var(--line);border-radius:16px;overflow:hidden;background:#fff;box-shadow:0 8px 24px rgba(16,42,67,.06)}.listing-visual{height:120px;background:linear-gradient(135deg,#dfe8ef,#f5f4f0);position:relative}.listing-visual:before,.listing-visual:after{content:'';position:absolute;background:rgba(16,42,67,.12)}.listing-visual:before{width:82px;height:58px;left:50%;top:43px;transform:translateX(-50%);clip-path:polygon(50% 0,100% 45%,100% 100%,0 100%,0 45%)}.listing-visual:after{width:16px;height:28px;left:50%;top:73px;transform:translateX(-50%);background:rgba(179,139,77,.55)}.listing-body{padding:18px}.listing-body .mls{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:800}.listing-body h3{font-size:1.12rem;margin:6px 0 8px}.listing-body p{font-size:.88rem;color:var(--muted);margin:0 0 12px}.text-link{color:var(--navy);font-weight:800;text-decoration:none}.text-link:hover{text-decoration:underline}
.photo-mosaic{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.photo-mosaic img{width:100%;height:210px;object-fit:cover;border-radius:14px;border:1px solid var(--line)}
.firelight-intro{display:grid;grid-template-columns:.9fr 1.1fr;gap:44px;align-items:center}.firelight-collage{display:grid;grid-template-columns:repeat(2,1fr);gap:10px}.firelight-collage img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:14px}.firelight-collage img:first-child{grid-column:span 2;aspect-ratio:16/7}
.callout{background:var(--navy);color:#fff;border-radius:24px;padding:32px}.callout h3{color:#fff}.callout p{color:#e4ebf1}.callout a{color:#fff}
.quick-links{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.quick-link{padding:24px;border-radius:16px;border:1px solid var(--line);background:#fff;text-decoration:none}.quick-link strong{display:block;color:var(--navy);font-family:Georgia,serif;font-size:1.25rem;margin-bottom:8px}.quick-link span{font-size:.91rem;color:var(--muted)}.quick-link:hover{border-color:var(--gold);box-shadow:var(--shadow)}
.footer{background:var(--navy-deep);color:#dbe5ec;padding:52px 0 20px}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr .9fr;gap:40px}.footer h3{color:#fff;font-size:1.25rem}.footer a{color:#fff;text-decoration:none}.footer a:hover{text-decoration:underline}.footer-logo{background:#fff;border-radius:12px;padding:12px;display:inline-block}.footer-logo img{height:46px;width:auto}.footer-bottom{border-top:1px solid rgba(255,255,255,.13);margin-top:38px;padding-top:18px;font-size:.82rem;color:#9eb0bd;display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap}
.notice{font-size:.88rem;color:var(--muted);border-left:3px solid var(--gold);padding-left:14px}
@media(max-width:980px){.nav{display:none;position:absolute;top:78px;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:14px 20px;flex-direction:column;align-items:stretch}.nav.open{display:flex}.nav a{text-align:center}.menu-toggle{display:block}.hero-grid,.split,.firelight-intro{grid-template-columns:1fr}.hero-copy{padding:60px 0 28px}.hero-photo-wrap{padding-top:0}.hero-photo{max-height:500px}.grid-3{grid-template-columns:1fr 1fr}.listings-grid{grid-template-columns:repeat(3,1fr)}.footer-grid{grid-template-columns:1fr 1fr}.photo-mosaic{grid-template-columns:1fr 1fr}.quick-links{grid-template-columns:1fr}.stats{grid-template-columns:1fr}.stat{border-right:0;border-bottom:1px solid rgba(255,255,255,.16)}.stat:last-child{border-bottom:0}}
@media(max-width:680px){.topbar .container{justify-content:center;text-align:center}.topbar .desktop-only{display:none}.container{width:min(calc(100% - 28px),var(--max))}.section{padding:64px 0}.grid-2,.grid-3,.listings-grid,.footer-grid,.photo-mosaic{grid-template-columns:1fr}.hero-grid{min-height:auto}.hero h1{font-size:2.65rem}.page-hero{padding:54px 0}.timeline .step{grid-template-columns:52px 1fr;padding:20px}.timeline .step:before{width:44px;height:44px}.firelight-collage img:first-child{grid-column:span 2}.photo-mosaic img{height:230px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.btn{transition:none}}

/* My Listings — modern property showcase */
.listings-hero{padding-bottom:68px}
.property-list-section{background:linear-gradient(180deg,#f7f8f9 0%,#f2f4f6 100%)}
.property-list-modern{display:grid;gap:38px}
.property-card-modern{display:grid;grid-template-columns:minmax(320px,.82fr) minmax(0,1.18fr);background:#fff;border:1px solid #dde2e6;border-radius:24px;overflow:hidden;box-shadow:0 18px 46px rgba(16,42,67,.08)}
.property-image-modern{min-height:100%;background:#e9eef2;position:relative;overflow:hidden}
.property-image-modern:after{content:'';position:absolute;inset:0;box-shadow:inset -1px 0 rgba(16,42,67,.08);pointer-events:none}
.property-image-modern img{width:100%;height:100%;min-height:520px;object-fit:cover;object-position:center center}
.property-image--portrait{display:grid;place-items:center;background:linear-gradient(145deg,#edf1f4,#e4e9ed)}
.property-image--portrait img{object-fit:contain;min-height:520px;max-height:660px;padding:18px}
.property-content-modern{padding:34px 36px 36px}
.property-meta-modern{display:flex;align-items:center;justify-content:space-between;gap:18px;margin-bottom:16px}
.mls-pill{display:inline-flex;align-items:center;border:1px solid rgba(179,139,77,.42);background:rgba(179,139,77,.10);color:#8a672f;border-radius:999px;padding:7px 11px;font-size:.74rem;font-weight:900;letter-spacing:.1em;text-transform:uppercase}
.property-price-modern{font-family:Georgia,'Times New Roman',serif;color:var(--navy);font-size:clamp(1.55rem,2.4vw,2.05rem);font-weight:700;line-height:1}
.property-content-modern h2{font-size:clamp(1.65rem,2.6vw,2.22rem);margin-bottom:10px;max-width:760px}
.property-address-modern{font-size:1rem;color:var(--muted);margin:0 0 24px;line-height:1.45}
.property-stats-modern{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin:0 0 22px}
.property-stat{background:var(--wash);border:1px solid #e5e4df;border-radius:13px;padding:13px 10px;text-align:center}
.property-stat strong{display:block;color:var(--navy);font-family:Georgia,'Times New Roman',serif;font-size:1.12rem;line-height:1.15}
.property-stat span{display:block;color:var(--muted);font-size:.72rem;font-weight:800;letter-spacing:.07em;text-transform:uppercase;margin-top:5px}
.property-secondary-modern{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:22px}
.property-secondary-modern>div{border-left:3px solid var(--gold);padding:5px 12px}
.property-secondary-modern span,.property-schools-modern span{display:block;color:var(--muted);font-size:.71rem;font-weight:800;letter-spacing:.07em;text-transform:uppercase;margin-bottom:3px}
.property-secondary-modern strong,.property-schools-modern strong{display:block;color:var(--ink);font-size:.91rem;line-height:1.35}
.property-schools-modern{display:grid;grid-template-columns:auto repeat(3,1fr);gap:14px 18px;align-items:start;padding:18px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:22px}
.school-heading{font-family:Georgia,'Times New Roman',serif;color:var(--navy);font-weight:700;padding-right:4px}
.property-description-modern h3{font-size:1.08rem;margin-bottom:8px}
.property-description-modern p{margin:0;color:#41484f;line-height:1.68;font-size:.96rem}
.property-detail-button{margin-top:24px;padding-inline:19px}
.property-detail-button span{font-size:1.05em}
.listing-disclaimer{margin:2px 0 0;background:#fff;padding:17px 19px;border:1px solid var(--line);border-left:3px solid var(--gold);border-radius:10px}
@media(max-width:1000px){
  .property-card-modern{grid-template-columns:1fr}
  .property-image-modern img{min-height:0;height:420px}
  .property-image--portrait img{height:440px;min-height:0}
}
@media(max-width:680px){
  .listings-hero{padding-bottom:52px}
  .property-list-modern{gap:26px}
  .property-card-modern{border-radius:18px}
  .property-image-modern img{height:280px}
  .property-image--portrait img{height:390px;padding:12px}
  .property-content-modern{padding:24px 20px 26px}
  .property-meta-modern{align-items:flex-start;flex-direction:column;gap:10px}
  .property-stats-modern{grid-template-columns:1fr 1fr}
  .property-secondary-modern{grid-template-columns:1fr;gap:9px}
  .property-schools-modern{grid-template-columns:1fr;gap:12px}
  .school-heading{margin-bottom:1px}
  .property-detail-button{width:100%}
}

/* My Listings — compact two-column cards with full-width property narrative */
.property-card-modern{
  grid-template-columns:minmax(280px,.72fr) minmax(0,1.28fr);
  align-items:start;
}
.property-image-modern{
  min-height:0;
  align-self:start;
}
.property-image-modern img,
.property-image--portrait img{
  display:block;
  width:100%;
  height:auto;
  min-height:0;
  max-height:none;
  aspect-ratio:4 / 3;
  object-fit:cover;
  object-position:center;
  padding:0;
}
.property-content-modern{
  padding:30px 34px 28px;
}
.property-description-modern{
  grid-column:1 / -1;
  padding:24px 34px 28px;
  border-top:1px solid var(--line);
  background:#fcfcfb;
}
.property-description-modern h3{
  color:var(--navy);
  margin-bottom:9px;
}
.property-description-modern p{
  max-width:none;
}
@media(max-width:1000px){
  .property-card-modern{grid-template-columns:1fr}
  .property-image-modern img,
  .property-image--portrait img{height:auto;aspect-ratio:4 / 3}
  .property-description-modern{grid-column:auto}
}
@media(max-width:680px){
  .property-image-modern img,
  .property-image--portrait img{height:auto;aspect-ratio:4 / 3}
  .property-content-modern{padding:24px 20px 22px}
  .property-description-modern{padding:21px 20px 24px}
}


/* Listings image action under photo */
.property-image-modern{
  display:flex;
  flex-direction:column;
  background:#fff;
  border-right:1px solid var(--line);
}
.property-image-modern:after{display:none}
.property-image-action{
  padding:16px 18px 18px;
  background:#fff;
}
.property-image-action .property-detail-button{
  width:100%;
  margin-top:0;
  justify-content:center;
}
@media(max-width:1000px){
  .property-image-modern{border-right:0;border-bottom:1px solid var(--line)}
}
@media(max-width:680px){
  .property-image-action{padding:14px 14px 16px}
}


/* Reduced space between property details and About This Property */
.property-content-modern{padding-bottom:12px}
.property-schools-modern{margin-bottom:0}
.property-description-modern{padding-top:8px;border-top:0;background:#fcfcfb}
.property-description-modern h3{margin-top:0}
@media(max-width:680px){
  .property-content-modern{padding-bottom:10px}
  .property-description-modern{padding-top:6px}
}

/* Clickable Brokers Guild footer logo */
.footer-logo a{display:inline-block;line-height:0;border-radius:8px}
.footer-logo a:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
.footer-logo a img{transition:opacity .18s ease}
.footer-logo a:hover img{opacity:.88}


/* Contact form */
.contact-section{background:linear-gradient(180deg,#f7f8f9 0%,#f1f4f6 100%)}
.contact-layout{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(280px,.55fr);gap:32px;align-items:start}
.contact-form-card,.contact-side-card{background:#fff;border:1px solid var(--line);border-radius:22px;box-shadow:0 16px 40px rgba(16,42,67,.08)}
.contact-form-card{padding:34px}
.contact-side-card{padding:30px;position:sticky;top:110px}
.contact-side-card h2{margin-top:6px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form-field{display:flex;flex-direction:column;gap:7px}
.form-field-full{grid-column:1 / -1}
.form-field label{font-weight:800;color:var(--navy);font-size:.91rem}
.form-field label span{color:#9a6e2e}.form-field label small{font-weight:500;color:var(--muted)}
.form-field input,.form-field select,.form-field textarea{width:100%;border:1px solid #cfd7dd;border-radius:10px;background:#fff;color:var(--ink);font:inherit;padding:12px 13px;transition:border-color .15s ease,box-shadow .15s ease}
.form-field textarea{resize:vertical;min-height:150px}
.form-field input:focus,.form-field select:focus,.form-field textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(179,139,77,.15)}
.form-note{color:var(--muted);font-size:.84rem;margin:18px 0 16px}
.form-submit{min-width:180px}
.hp-field{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.contact-direct{display:grid;grid-template-columns:auto 1fr;gap:8px 14px;margin:24px 0}.contact-direct strong{color:var(--navy)}.contact-direct a{color:var(--ink);font-weight:700}.contact-address{padding-top:18px;border-top:1px solid var(--line)}
.form-status-page{min-height:58vh;display:grid;place-items:center}.form-status-card{max-width:680px;background:#fff;border:1px solid var(--line);border-radius:22px;box-shadow:0 16px 40px rgba(16,42,67,.08);padding:42px;text-align:center}.form-status-card .status-icon{width:58px;height:58px;border-radius:50%;display:grid;place-items:center;margin:0 auto 18px;background:rgba(179,139,77,.14);color:var(--gold);font-size:1.55rem;font-weight:900}
@media(max-width:900px){.contact-layout{grid-template-columns:1fr}.contact-side-card{position:static}}
@media(max-width:680px){.contact-form-card,.contact-side-card{padding:22px}.form-grid{grid-template-columns:1fr}.form-field-full{grid-column:auto}.form-submit{width:100%}}


/* ASPX contact form status */
.form-status-inline{padding:34px;border-radius:18px;border:1px solid var(--line);background:#fff}
.form-status-inline h2{margin-top:0;color:var(--navy)}
.form-status-inline p{color:var(--muted);margin-bottom:22px}
.form-status-inline.is-success{border-left:4px solid var(--gold)}
.form-status-inline.is-error{border-left:4px solid #8a3b3b}

/* Homepage Contact Jeff button contrast */
.hero .btn-light{color:var(--navy-deep)!important;border-color:#d7dde3}
.hero .btn-light:hover{color:var(--navy-deep)!important}

/* Homepage lower callout Contact Jeff button contrast */
.callout .btn-light{color:var(--navy-deep)!important;border-color:#d7dde3}
.callout .btn-light:hover{color:var(--navy-deep)!important;background:#eef2f5}


/* Homepage lower CTA Contact Jeff button - explicit contrast */
.callout .btn-contact-callout{
  background:#ffffff !important;
  color:#102a43 !important;
  border:2px solid #ffffff !important;
  font-weight:800 !important;
}
.callout .btn-contact-callout:link,
.callout .btn-contact-callout:visited{
  color:#102a43 !important;
}
.callout .btn-contact-callout:hover,
.callout .btn-contact-callout:focus{
  background:#eef2f5 !important;
  color:#081e33 !important;
  border-color:#eef2f5 !important;
}