:root{--black:#070707;--panel:#0d0d0f;--red:#9f1117;--red2:#c51c24;--white:#fff;--muted:#a9adb5;--cream:#f4f1ec}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--black);color:#fff;font-family:Inter,Arial,sans-serif}a{text-decoration:none;color:inherit}img{display:block;max-width:100%}
.site-header{height:96px;position:fixed;top:0;left:0;right:0;z-index:100;display:flex;align-items:center;justify-content:space-between;padding:0 4vw;background:linear-gradient(to bottom,rgba(3,3,3,.94),rgba(3,3,3,.58),transparent);transition:.25s}.site-header.scrolled{height:78px;background:rgba(5,5,5,.96);border-bottom:1px solid #1f1f22}.brand img{height:80px;width:auto}.site-header.scrolled .brand img{height:66px}.main-nav{display:flex;align-items:center;gap:21px;font-size:11px;text-transform:uppercase;letter-spacing:.05em}.main-nav a{position:relative}.main-nav a:not(.header-cta):after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:2px;background:var(--red2);transition:.2s}.main-nav a:hover:after{right:0}.header-cta{padding:13px 18px;background:var(--red)}.menu-toggle{display:none;background:none;border:0;color:#fff;font-size:28px}
.hero{min-height:100vh;position:relative;background:url('assets/hero.jpg') center/cover no-repeat;display:flex;align-items:center}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.96) 0%,rgba(0,0,0,.83) 32%,rgba(0,0,0,.28) 62%,rgba(0,0,0,.05) 100%)}.hero:after{content:"";position:absolute;left:38%;top:0;bottom:0;width:90px;background:linear-gradient(105deg,transparent 0 35%,rgba(127,10,14,.88) 36% 54%,rgba(0,0,0,.85) 55% 72%,transparent 73%)}.hero-content{position:relative;z-index:3;width:min(700px,48vw);margin-left:5vw;padding-top:40px}.kicker{display:block;color:#d7d7da;font-size:11px;letter-spacing:.22em;font-weight:700;text-transform:uppercase;margin-bottom:18px}.hero h1,.inner-hero h1,.section h2,.copy-side h2,.broker-copy h2,.lifestyle-content h2,.valuation-band h2,.cta-card h2{font-family:"Cormorant Garamond",serif}.hero h1{font-size:clamp(64px,7vw,112px);line-height:.84;margin:0;letter-spacing:-.03em}.hero h1 em{font-style:normal;color:var(--red2)}.hero-content p{font-size:18px;line-height:1.7;color:#d7d7da;max-width:580px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 22px;font-size:12px;text-transform:uppercase;letter-spacing:.08em;font-weight:700;border:1px solid transparent;cursor:pointer}.btn-red{background:var(--red);color:#fff}.btn-red:hover{background:var(--red2)}.btn-ghost{border-color:#777;background:rgba(0,0,0,.15)}.btn-black{background:#0a0a0b;color:#fff}.btn-light{background:#fff;color:#111}.btn-outline-dark{border-color:#555;color:#111}.quick-actions{position:absolute;z-index:3;bottom:30px;left:5vw;display:flex}.quick-actions a{min-width:115px;padding:15px 24px;border-right:1px solid #555;display:grid;gap:7px}.quick-actions a:first-child{padding-left:0}.quick-actions span{color:var(--red2);font-size:28px}.quick-actions strong{text-transform:uppercase;font-size:12px;letter-spacing:.1em}
.section{padding:100px 6vw}.services{background:#0a0a0b}.section-title{max-width:820px;margin-bottom:42px}.section-title>span{color:var(--red2);font-size:11px;letter-spacing:.2em;font-weight:700}.section-title h2{font-size:clamp(42px,5vw,70px);line-height:1;margin:10px 0}.section-title p{color:var(--muted);line-height:1.7}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.service-grid.three{grid-template-columns:repeat(3,1fr)}.service-card{padding:34px 28px;background:linear-gradient(180deg,#111113,#0b0b0c);border:1px solid #222327;min-height:280px;position:relative}.service-card:before{content:"";position:absolute;left:0;top:0;height:3px;width:0;background:var(--red2);transition:.25s}.service-card:hover:before{width:100%}.service-card .icon{font-size:38px;color:var(--red2)}.service-card h3{font-family:"Cormorant Garamond",serif;font-size:32px;margin:22px 0 10px}.service-card p{color:var(--muted);font-size:14px;line-height:1.7}.service-card a{display:inline-block;margin-top:15px;font-size:12px}
.image-split{display:grid;grid-template-columns:1.15fr 1fr;min-height:620px}.image-split.reverse .image-side{order:2}.image-split.reverse .copy-side{order:1}.image-side{background-size:cover;background-position:center}.copy-side{padding:80px 7vw;display:flex;flex-direction:column;justify-content:center}.image-split.dark{background:#0c0c0d}.image-split.light{background:var(--cream);color:#111}.copy-side h2{font-size:clamp(44px,5vw,72px);line-height:.98;margin:0 0 20px}.copy-side p{line-height:1.8;color:#aeb0b5;font-size:16px}.image-split.light .copy-side p{color:#57575a}.dual-links{display:flex;gap:25px;margin-top:25px}.dual-links a{color:var(--red2);font-weight:700}
.broker-section{display:grid;grid-template-columns:.9fr 1.1fr;gap:7vw;align-items:center;background:#f5f3ef;color:#111}.broker-photo img{width:100%;height:680px;object-fit:cover;object-position:center top;filter:saturate(.92) contrast(1.02)}.broker-copy h2{font-size:clamp(52px,6vw,82px);line-height:.95;margin:0 0 15px}.broker-copy .lead{color:var(--red);font-weight:700}.broker-copy p{color:#515157;line-height:1.85;font-size:16px}
.lifestyle-cta{min-height:650px;position:relative;background-size:cover;background-position:center;display:flex;align-items:center}.lifestyle-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.88),rgba(0,0,0,.35))}.lifestyle-content{position:relative;z-index:2;margin-left:6vw;max-width:660px}.lifestyle-content h2{font-size:clamp(52px,6vw,84px);line-height:.95;margin:0}.lifestyle-content p{font-size:18px;color:#dedee2}.valuation-band{padding:70px 7vw;display:flex;justify-content:space-between;align-items:center;gap:30px;background:var(--red)}.valuation-band h2{font-size:clamp(42px,5vw,68px);margin:4px 0}.valuation-band p{margin:0;color:#f1dede}
.inner-hero{min-height:560px;position:relative;background:#111 center/cover no-repeat;display:flex;align-items:end;padding:0 6vw 70px}.inner-overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.28),rgba(0,0,0,.92))}.inner-content{position:relative;z-index:2;max-width:900px}.inner-content h1{font-size:clamp(58px,7vw,100px);line-height:.9;margin:0}.inner-content p{font-size:18px;color:#d2d2d5;line-height:1.7;max-width:740px}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:7vw;background:#f6f4f0;color:#111}.two-col h2{font-size:clamp(46px,5vw,72px);line-height:1;margin:0 0 20px}.two-col p{color:#595960;line-height:1.8}.steps{display:grid;grid-template-columns:1fr 1fr;gap:14px}.steps>div{padding:25px;border:1px solid #d7d4cf}.steps b{color:var(--red);font-family:"Cormorant Garamond",serif;font-size:30px}.steps h3{font-family:"Cormorant Garamond",serif;font-size:30px;margin:6px 0}.info-panel{background:#0c0c0d;color:#fff;padding:45px}.info-panel h3{font-family:"Cormorant Garamond",serif;font-size:32px;margin:0 0 8px}.info-panel p{color:#b6b6bb}.cta-card{display:flex;justify-content:space-between;align-items:center;background:#101012}.cta-card h2{font-size:clamp(38px,4vw,58px);margin:0}
.listings-section{background:#f5f3ef;color:#111}.property-search{display:grid;grid-template-columns:1.5fr 1fr 1fr auto;gap:10px;margin:35px 0}.property-search input,.property-search select,.contact-form input,.contact-form select,.contact-form textarea{width:100%;padding:15px;border:1px solid #ccc;background:#fff;font:inherit}.listing-placeholder{min-height:360px;background:#0d0d0f;color:#fff;padding:50px;display:flex;align-items:center;justify-content:space-between;gap:30px}.listing-placeholder h3{font-family:"Cormorant Garamond",serif;font-size:48px;margin:8px 0}.listing-placeholder span{color:var(--red2);letter-spacing:.2em;font-size:11px;font-weight:700}.listing-placeholder p{color:#b9b9bd;max-width:650px;line-height:1.7}
.form-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:7vw;background:#f6f4f0;color:#111}.form-layout h2{font-size:clamp(50px,6vw,78px);line-height:.95;margin:0}.form-layout p{line-height:1.8;color:#555}.contact-form{display:grid;gap:12px}.two-input{display:grid;grid-template-columns:1fr 1fr;gap:12px}.contact-form textarea{resize:vertical}.form-note{font-size:11px!important;color:#777!important}.legal-page{max-width:960px;margin:auto;background:#f6f4f0;color:#111}.legal-page h2{font-size:64px}.legal-page p{line-height:1.9;color:#555}
.site-footer{padding:65px 6vw 25px;background:#050505;border-top:1px solid #1f2024}.footer-grid{display:grid;grid-template-columns:1.3fr .7fr .7fr 1fr;gap:55px}.footer-brand img{height:100px;width:auto;margin-bottom:14px}.footer-grid h4{font-size:12px;letter-spacing:.13em;text-transform:uppercase}.footer-grid a{display:block;color:#b7bac0;margin:9px 0;font-size:13px}.footer-grid p{color:#8f9299;font-size:13px;line-height:1.7}.footer-grid .small{font-size:11px}.social-row{display:flex;gap:9px;margin-top:18px}.social-row a{width:34px;height:34px;border:1px solid #35363b;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:10px}.footer-bottom{display:flex;gap:30px;justify-content:space-between;border-top:1px solid #1c1d21;margin-top:45px;padding-top:22px;color:#73767d;font-size:10px}
.reveal{opacity:0;transform:translateY(18px);transition:opacity .65s ease,transform .65s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:1150px){.main-nav{gap:13px;font-size:9px}.hero-content{width:58vw}.service-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:850px){.site-header{height:78px;background:rgba(5,5,5,.94)}.brand img{height:65px}.menu-toggle{display:block}.main-nav{display:none;position:absolute;top:78px;left:0;right:0;background:#080808;flex-direction:column;align-items:flex-start;padding:25px 6vw}.main-nav.open{display:flex}.hero{min-height:860px;background-position:68% center}.hero-overlay{background:linear-gradient(180deg,rgba(0,0,0,.88),rgba(0,0,0,.72))}.hero:after{display:none}.hero-content{width:auto;margin:0 6vw}.hero h1{font-size:72px}.quick-actions{left:6vw}.image-split,.image-split.reverse{grid-template-columns:1fr}.image-split .image-side,.image-split.reverse .image-side{order:1;min-height:420px}.image-split .copy-side,.image-split.reverse .copy-side{order:2}.broker-section,.two-col,.form-layout{grid-template-columns:1fr}.broker-photo img{height:570px}.property-search{grid-template-columns:1fr 1fr}.listing-placeholder,.valuation-band,.cta-card{flex-direction:column;align-items:flex-start}.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.hero{min-height:780px}.hero h1{font-size:58px}.hero-content p{font-size:15px}.quick-actions a{min-width:92px;padding:12px}.service-grid,.service-grid.three,.steps,.footer-grid,.two-input,.property-search{grid-template-columns:1fr}.section{padding:75px 6vw}.copy-side{padding:65px 6vw}.inner-hero{min-height:480px}.inner-content h1{font-size:58px}.broker-photo img{height:500px}.footer-bottom{flex-direction:column;gap:10px}}

.listings-live{background:#f4f1ec;color:#111}.listing-heading{display:flex;justify-content:space-between;gap:30px;align-items:end;margin-bottom:36px}.listing-heading h2{font-family:"Cormorant Garamond",serif;font-size:clamp(48px,6vw,76px);line-height:.95;margin:5px 0}.listing-heading p{color:#606066;max-width:650px;line-height:1.7}.red-kicker{color:#a7151c!important}
.listing-filters{display:flex;gap:8px;flex-wrap:wrap}.filter-btn{border:1px solid #b8b4ae;background:transparent;padding:11px 16px;text-transform:uppercase;font-size:10px;letter-spacing:.08em;cursor:pointer}.filter-btn.active,.filter-btn:hover{background:#0b0b0c;color:#fff;border-color:#0b0b0c}
.listing-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.listing-card{background:#fff;border:1px solid #dfdcd7;overflow:hidden;transition:.25s}.listing-card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(0,0,0,.12)}.listing-card.hidden{display:none}.listing-image{height:210px;position:relative;background:#ddd;overflow:hidden}.listing-image img{width:100%;height:100%;object-fit:cover;transition:.35s}.listing-card:hover .listing-image img{transform:scale(1.035)}.listing-badge{position:absolute;left:12px;top:12px;background:#9f1117;color:#fff;padding:7px 10px;text-transform:uppercase;font-size:9px;letter-spacing:.11em;font-weight:700}.listing-card-body{padding:21px}.listing-price{color:#9f1117;font-weight:800;font-size:17px}.listing-card h3{font-family:"Cormorant Garamond",serif;font-size:30px;line-height:1;margin:8px 0 12px}.listing-meta{font-size:11px;color:#777b82;margin-bottom:18px}.listing-actions{display:flex;gap:14px;align-items:center}.listing-link{text-transform:uppercase;font-size:10px;font-weight:800;letter-spacing:.07em}.listing-link.secondary{color:#777}.mls-disclaimer{margin-top:38px;padding:24px 28px;border-left:3px solid #9f1117;background:#e9e5df}.mls-disclaimer p{margin-bottom:0;color:#666;line-height:1.6;font-size:12px}.property-request{display:flex;align-items:center;justify-content:space-between;gap:25px;background:#0d0d0f}.property-request h2{font-size:clamp(42px,5vw,68px);margin:5px 0}.property-request p{color:#aaa}.home-featured{background:#0c0c0d}.home-featured .listing-heading h2{color:#fff}.home-featured .listing-heading p{color:#a8a9ae}.home-featured .listing-card{color:#111}.btn-outline-light{border-color:#666;color:#fff}.home-grid{grid-template-columns:repeat(4,1fr)}
@media(max-width:1100px){.listing-grid,.home-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:650px){.listing-heading,.property-request{align-items:flex-start;flex-direction:column}.listing-grid,.home-grid{grid-template-columns:1fr}.listing-image{height:245px}}


.home-value-search{background:#f2efea;color:#111}.home-value-wrap{display:grid;grid-template-columns:1fr 1fr;gap:6vw;align-items:center}.home-value-copy h2{font-family:"Cormorant Garamond",serif;font-size:clamp(48px,5.5vw,76px);line-height:.95;margin:0 0 18px}.home-value-copy p{color:#57575d;line-height:1.75}.valuation-note{font-size:11px!important;color:#777!important}.value-search-form{background:#fff;padding:30px;border:1px solid #dad6d0;box-shadow:0 15px 40px rgba(0,0,0,.08)}.value-search-form label{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.12em;font-weight:800;margin-bottom:10px}.value-search-row{display:grid;grid-template-columns:1fr auto;gap:10px}.value-search-row input{padding:16px;border:1px solid #ccc;font:inherit;min-width:0}
.valuation-page{align-items:start}.valuation-points{display:grid;gap:12px;margin:28px 0}.valuation-points>div{display:grid;gap:4px;padding:16px 0;border-bottom:1px solid #d9d5cf}.valuation-points strong{font-size:14px}.valuation-points span{color:#6a6a70;font-size:13px;line-height:1.5}.dark-note{padding:16px;background:#e7e2dc;border-left:3px solid #9f1117}.valuation-form{background:#fff;padding:32px;border:1px solid #ddd8d2;box-shadow:0 18px 45px rgba(0,0,0,.08)}.form-title{font-family:"Cormorant Garamond",serif;font-size:34px;font-weight:700;margin-bottom:5px}
@media(max-width:850px){.home-value-wrap{grid-template-columns:1fr}}@media(max-width:560px){.value-search-row{grid-template-columns:1fr}}

/* FINAL PRODUCTION POLISH */
:focus-visible{outline:3px solid #d4232b;outline-offset:3px}
.main-nav a[aria-current="page"]:not(.header-cta){color:#fff}
.main-nav a[aria-current="page"]:not(.header-cta):after{right:0}
.site-header{backdrop-filter:saturate(1.1)}
.hero-content{max-width:760px}
.service-card,.listing-card,.valuation-form,.value-search-form{border-radius:2px}
.btn{transition:transform .18s ease,background .18s ease,border-color .18s ease}
.btn:hover{transform:translateY(-1px)}
.contact-details{display:grid;gap:10px;margin:25px 0}
.contact-details a{display:grid;gap:4px;padding:15px 0;border-bottom:1px solid #d7d2cc}
.contact-details strong{font-size:10px;text-transform:uppercase;letter-spacing:.14em;color:#9f1117}
.contact-details span{font-size:14px;color:#222}
.office-map-section{display:grid;grid-template-columns:.72fr 1.28fr;background:#0c0c0d;min-height:500px}
.map-copy{padding:70px 7vw;display:flex;flex-direction:column;justify-content:center}
.map-copy h2{font-family:"Cormorant Garamond",serif;font-size:clamp(44px,5vw,72px);line-height:.95;margin:0 0 18px}
.map-copy p{color:#bbb;line-height:1.7}
.map-copy .btn{align-self:flex-start;margin-top:12px}
.map-frame{min-height:500px}
.map-frame iframe{width:100%;height:100%;min-height:500px;border:0;filter:grayscale(.15) contrast(1.03)}
.footer-grid a[href*="google.com/maps"]{line-height:1.5;max-width:230px}
img{height:auto}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .reveal{opacity:1;transform:none}
}
@media(max-width:850px){
  .office-map-section{grid-template-columns:1fr}
  .map-frame,.map-frame iframe{min-height:420px}
}
@media(max-width:560px){
  .hero h1{font-size:54px}
  .hero-actions .btn{width:100%}
  .quick-actions{right:6vw;display:grid;grid-template-columns:repeat(3,1fr)}
  .quick-actions a{min-width:0;padding:10px 8px;text-align:center;border-right:1px solid #555}
  .quick-actions a:first-child{padding-left:8px}
  .quick-actions span{font-size:23px}
  .quick-actions strong{font-size:9px}
}