:root{--maroon:#510000;--maroon-2:#6e0b0b;--ink:#141414;--slate:#343a40;--mist:#f6f5f4;--line:#e4e1de;--paper:#fff;--wrap:1240px;--font:"Montserrat",system-ui,-apple-system,"Segoe UI",sans-serif}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:96px}
body{margin:0;font-family:var(--font);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:var(--paper)}
img{max-width:100%;height:auto;display:block}
h1,h2,h3{line-height:1.2;margin:0;font-weight:600;text-wrap:balance}
p{margin:0;text-wrap:pretty}
a{color:var(--maroon);text-underline-offset:3px}
a:hover{color:var(--ink)}
a:focus-visible,button:focus-visible,iframe:focus-visible{outline:3px solid #1a5fd0;outline-offset:3px}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip-link{position:absolute;left:1rem;top:-100px;z-index:1000;background:#000;color:#fff;padding:.75rem 1.25rem;font-weight:600;text-decoration:none}
.skip-link:focus{top:1rem;color:#fff}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 1.5rem}
.narrow{max-width:860px;margin:0 auto;padding:0 1.5rem}

.site-header{position:sticky;top:0;z-index:100;background:var(--paper);border-bottom:1px solid var(--line)}
.header-bar{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;max-width:var(--wrap);margin:0 auto;padding:.6rem 1.5rem}
.brand img{width:98px;height:63px}
.nav-list{display:flex;gap:2rem;list-style:none;margin:0;padding:0}
.nav-list a{color:var(--ink);text-decoration:none;font-size:.875rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:.5rem 0;border-bottom:2px solid transparent;transition:border-color .2s,color .2s}
.nav-list a:hover,.nav-list a[aria-current="page"]{color:var(--maroon);border-bottom-color:var(--maroon)}
.header-phone{background:var(--maroon);color:#fff;text-decoration:none;font-weight:600;font-size:.9375rem;padding:.7rem 1.1rem;border:1px solid var(--maroon);white-space:nowrap;transition:background .3s}
.header-phone:hover{background:#000;color:#fff}
.nav-toggle{display:none;background:none;border:1px solid var(--line);padding:.55rem .7rem;cursor:pointer;min-height:44px;min-width:44px;font:inherit;font-weight:600;font-size:.8125rem;letter-spacing:.08em;color:var(--ink);align-items:center;gap:.5rem}
.nav-toggle-bars{display:grid;gap:4px}
.nav-toggle-bars span{display:block;width:20px;height:2px;background:currentColor}
@media (max-width:900px){
  .header-bar{flex-wrap:wrap;gap:.75rem}
  .nav-toggle{display:inline-flex;margin-left:auto}
  .header-phone{order:2;padding:.6rem .8rem;font-size:.875rem}
  .site-nav{order:3;flex-basis:100%;display:none}
  .site-nav.is-open{display:block}
  .nav-list{flex-direction:column;gap:0;padding:.25rem 0 .75rem}
  .nav-list a{display:block;padding:.85rem 0;border-bottom:1px solid var(--line)}
  .nav-list a[aria-current="page"]{border-bottom-color:var(--line);box-shadow:inset 3px 0 0 var(--maroon);padding-left:.75rem}
}
@media (max-width:420px){.brand img{width:78px;height:50px}.header-phone{font-size:.8125rem}}

.hero{position:relative;background:#2a2a2a url("../images/intro-home.webp") center/cover no-repeat;color:#fff;text-align:center;padding:300px 1rem}
.hero::before{content:"";position:absolute;inset:0;background:#000;opacity:.55}
.hero-inner{position:relative;max-width:1800px;margin:0 auto;display:flex;flex-direction:column;align-items:center}
.hero h1{font-size:2rem;font-weight:400;text-shadow:5px 5px 4px #000}
.hero-tagline{font-size:2.3125rem;font-weight:700;margin:10px 0;text-shadow:5px 5px 4px #000}
.hero .btn{margin-top:30px}
@media (min-width:1024px) and (max-width:1299px){.hero{padding:200px 1rem}}
@media (max-width:767px){.hero{background-image:url("../images/intro-home-800.webp");padding:100px 1.25rem;text-align:left}.hero-inner{align-items:flex-start}.hero-tagline{font-size:1.75rem}}
@media (prefers-reduced-motion:no-preference){
  .hero h1{animation:fade-in-left 1s .1s both}
  .hero-tagline{animation:fade-in-right 1s .1s both}
  .hero .btn{animation:lightspeed-in 1s .3s both}
}
@keyframes fade-in-left{from{transform:translateX(-100px);opacity:0}to{transform:none;opacity:1}}
@keyframes fade-in-right{from{transform:translateX(100px);opacity:0}to{transform:none;opacity:1}}
@keyframes lightspeed-in{0%{transform:translateX(100%) skewX(-30deg);opacity:0}60%{transform:translateX(-20%) skewX(30deg);opacity:1}80%{transform:skewX(-15deg)}100%{transform:none;opacity:1}}

.btn{display:inline-flex;align-items:center;justify-content:center;min-width:229px;min-height:54px;padding:0 1.5rem;background:var(--maroon);color:#fff;border:1px solid #fff;font-weight:500;font-size:1rem;letter-spacing:.04em;text-decoration:none;transition:background .5s}
.btn:hover{background:#000;color:#fff}

.offices{background:var(--maroon);color:#fff}
.offices .wrap{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1.5rem 3rem;padding-top:1.75rem;padding-bottom:1.75rem}
.office{display:flex;flex-wrap:wrap;align-items:baseline;gap:.25rem 1.5rem}
.office h2,.office h3{font-size:1.5rem;font-weight:700}
.office address{font-style:normal;font-size:1.0625rem}
.office a{color:#fff}
@media (max-width:760px){.offices .wrap{grid-template-columns:1fr}}

.section{padding:4.5rem 0}
.featured{padding:0}
.about-home{padding:5.5rem 0}
.about-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:4rem;align-items:center}
.about-photo{margin:0;position:relative}
.about-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:40% 60%}
.about-photo::before{content:"";position:absolute;inset:1.25rem -1.25rem -1.25rem 1.25rem;background:var(--maroon);z-index:-1}
.about-photo figcaption{font-size:.8125rem;color:#555;margin-top:2rem;letter-spacing:.02em}
.about-copy h2{font-size:clamp(2rem,3.4vw,2.75rem);font-weight:600;margin-bottom:1.5rem}
.about-lead{font-size:1.375rem;line-height:1.5;font-weight:500;margin-bottom:1.25rem}
.about-copy > p + p{margin-top:1.1rem}
.about-copy .rule{margin-top:1.75rem}
.about-sign{font-weight:600;color:var(--maroon)}
.about-actions{display:flex;flex-wrap:wrap;align-items:center;gap:1rem 2rem;margin-top:2rem}
.about-actions .btn{border-color:var(--maroon)}
.about-link{font-weight:600}
@media (max-width:900px){.about-home{padding:4rem 0}.about-grid{grid-template-columns:1fr;gap:3rem}.about-photo{max-width:560px;margin-right:1.25rem}.about-photo img{aspect-ratio:4/3}}
.featured-head{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:.5rem 1.5rem;margin-bottom:1.5rem}
.featured-head .section-title{margin:0;text-align:left}
.featured-all{font-weight:600}
.featured{position:relative;background:#111}
.featured-grid{list-style:none;margin:0;padding:0;display:flex}
.feat{position:relative;overflow:hidden;background:#222}
.feat a{display:block;height:100%;color:#fff;text-decoration:none}
.feat img{width:100%;height:100%;object-fit:cover;transition:transform .6s,filter .5s}
.feat a:focus-visible{outline:3px solid #fff;outline-offset:-6px}
.feat-info{position:absolute;left:0;right:0;bottom:0;padding:3rem 1.25rem 1.1rem;background:linear-gradient(transparent,rgba(0,0,0,.85));display:grid;gap:.1rem;transition:opacity .4s,transform .4s}
.feat-street{font-size:1.25rem;font-weight:600}
.feat-city{font-size:.9375rem}
.feat-meta{font-size:.8125rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;margin-top:.35rem;border-left:3px solid #fff;padding-left:.6rem}
.feat a.ext::after{position:absolute;top:1rem;right:1rem;background:var(--maroon);width:2rem;height:2rem;display:grid;place-items:center;margin:0}
.featured-overlay h2{font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:#fff}
.featured-arrow{width:48px;height:48px;border:1px solid #fff;background:var(--maroon);color:#fff;font-size:1.25rem;cursor:pointer;display:grid;place-items:center}
.featured-arrow:hover{background:#000}
.featured-arrow:disabled{opacity:.4;cursor:default}
@media (hover:hover) and (min-width:1025px){
  .featured-nav{display:none}
  .feat{flex:0 0 25%;height:clamp(320px,26vw,440px)}
  .feat img{filter:grayscale(1) brightness(.55)}
  .feat-info{opacity:0;transform:translateY(12px)}
  .feat a:hover img,.feat a:focus-visible img{filter:none;transform:scale(1.04)}
  .feat a:hover .feat-info,.feat a:focus-visible .feat-info{opacity:1;transform:none}
  .featured-overlay{position:absolute;inset:0;z-index:2;display:grid;place-items:center;pointer-events:none;transition:opacity .4s}
  .featured-overlay h2{font-size:clamp(2.25rem,4vw,3.5rem);text-shadow:0 4px 24px rgba(0,0,0,.6)}
  .featured:hover .featured-overlay,.featured:focus-within .featured-overlay{opacity:0}
}
@media not all and (hover:hover), (max-width:1024px){
  .featured{padding:1.25rem 0 1.5rem}
  .featured-overlay{padding:0 calc(1.25rem + 112px) 1rem 1.25rem;min-height:48px;display:flex;align-items:center}
  .featured-overlay h2{font-size:1.375rem}
  @media (max-width:480px){.featured-overlay h2{font-size:1.0625rem;letter-spacing:.08em}}
  .featured-nav{position:absolute;top:.75rem;right:1.25rem;display:flex;gap:.5rem;z-index:3}
  .featured-grid{overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;gap:.75rem;padding:0 1.25rem;scrollbar-width:none;-webkit-overflow-scrolling:touch}
  .featured-grid::-webkit-scrollbar{display:none}
  .feat{flex:0 0 min(85%,440px);aspect-ratio:4/3;scroll-snap-align:center}
}
@media (prefers-reduced-motion:reduce){.featured-grid{scroll-behavior:auto}}
.section-tint{background:var(--mist)}
.section-title{font-size:2rem;font-weight:500;text-align:center;margin-bottom:2rem}
.eyebrow{font-size:.8125rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--maroon);margin-bottom:.5rem}
.rule{border-left:3px solid var(--maroon);padding:.15rem 0 .15rem 1.5rem}
.rule + .rule,.block + .block{margin-top:2.25rem}
.lede{font-size:1.25rem;line-height:1.6;letter-spacing:.02em}
.prose p + p{margin-top:1.1rem}
.prose h2{font-size:1.5rem;font-weight:600;margin-bottom:.6rem}

.paths{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:2.5rem}
.path h3{font-size:1.5rem;font-weight:500;margin-bottom:.5rem}
.path h3 a{color:var(--ink);text-decoration:none;background:linear-gradient(var(--maroon),var(--maroon)) 0 100%/0 2px no-repeat;transition:background-size .3s,color .3s}
.path h3 a:hover{color:var(--maroon);background-size:100% 2px}
.path-icon{width:50px;height:50px;margin-bottom:1rem}
@media (max-width:860px){.paths{grid-template-columns:1fr;gap:2rem}}

.bands{display:grid;grid-template-columns:repeat(3,minmax(0,1fr))}
.band{padding:3.5rem 2rem;color:#fff;text-align:center}
.band:nth-child(1){background:var(--slate)}
.band:nth-child(2){background:var(--maroon)}
.band:nth-child(3){background:#000}
.band h3{font-size:1.75rem;font-weight:500;margin-bottom:.75rem}
.band h3 a{color:#fff;text-decoration:none;border-bottom:2px solid rgba(255,255,255,.35);transition:border-color .3s}
.band h3 a:hover{border-bottom-color:#fff}
.band p{max-width:32ch;margin:0 auto}
@media (max-width:1024px){.bands{grid-template-columns:1fr}}

.cta{background:var(--maroon);color:#fff}
.cta .wrap{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1.5rem;padding-top:2.25rem;padding-bottom:2.25rem}
.cta p{font-size:1.6875rem;font-weight:500;max-width:34ch}
.feed{padding:3rem 0 0}
.feed iframe{display:block;width:100%;height:560px;border:0}

.banner{aspect-ratio:1600/464;width:100%;object-fit:cover;background:#ddd}
.page-head{padding:3.5rem 0 1rem;text-align:center}
.page-head h1{font-size:2rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase}
.page-head .rule{text-align:left;max-width:760px;margin:1.75rem auto 0}

.team-photo{width:100%;max-width:1600px;margin:0 auto;aspect-ratio:1600/1280;object-fit:cover;background:#111}
.agents{display:flex;flex-wrap:wrap;justify-content:center;gap:3rem 2.5rem;list-style:none;margin:0 auto;padding:0 1.5rem;max-width:1400px}
.agent{flex:0 1 280px;min-width:0}
.agent img{width:100%;aspect-ratio:400/589;object-fit:cover;background:var(--mist)}
.agent h2{font-size:1.25rem;font-weight:600;margin-top:1rem}
.agent-title{color:#555;font-size:.9375rem;margin:.15rem 0 .6rem}
.agent-contact{border-left:3px solid var(--maroon);padding-left:.85rem;font-size:.9375rem;display:grid;gap:.2rem}
.agent-contact a{overflow-wrap:anywhere}

.contact-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:3rem}
.contact-grid h2{font-size:1.5rem;margin-bottom:.5rem}
.contact-grid address{font-style:normal}
@media (max-width:700px){.contact-grid{grid-template-columns:1fr;gap:2rem}}

.embed-note{margin:0 auto 1.5rem;max-width:var(--wrap);padding:0 1.5rem}
.listings-frame{display:block;width:100%;height:1400px;max-height:none;border:0}
@media (max-width:700px){.listings-frame{height:1800px}}

.finder-call{text-align:center;padding:2.5rem 1.5rem;background:var(--mist)}
.finder-call h2{font-size:1rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--maroon)}
.finder-phone{display:inline-block;font-size:clamp(2rem,6vw,3rem);font-weight:700;color:var(--ink);text-decoration:none;margin:.25rem 0 .75rem}
.finder-phone:hover{color:var(--maroon)}
.finder-list{margin-top:3rem}
.finder-list h2,.finder-offices h2{font-size:1.375rem;margin-bottom:.5rem}
.finder-list ul{margin:0;padding-left:1.1rem;display:grid;gap:.25rem}
.finder-offices{margin-top:3rem}
.notfound{padding:5rem 0 6rem;text-align:center}
.notfound h1{font-size:4rem;font-weight:600;letter-spacing:.1em;color:var(--maroon)}
.notfound .lede{margin-top:.5rem}
.notfound-links{list-style:none;margin:2.5rem 0 0;padding:0;display:flex;flex-wrap:wrap;justify-content:center;gap:.75rem 2rem}
.notfound-links a{display:inline-flex;align-items:center;min-height:44px;font-weight:600}

.site-footer{position:relative;background:var(--paper);margin-top:0}
.footer-divider{display:block;width:100%;height:60px}
.footer-divider path{fill:var(--maroon)}
.footer-cols{display:grid;grid-template-columns:2fr 1fr 1fr;gap:2.5rem;padding:3rem 1.5rem 2.5rem}
.footer-cols h2{font-size:1.3125rem;font-weight:500;letter-spacing:.06em;margin-bottom:1rem}
.footer-offices{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1.5rem}
.footer-offices h3{font-size:1.0625rem;font-weight:700}
.footer-offices address{font-style:normal}
.footer-list{list-style:none;margin:0;padding:0;display:grid;gap:.5rem}
.footer-list a{color:var(--ink);text-decoration:none;border-bottom:2px solid transparent;transition:border-color .3s}
.footer-list a:hover{border-bottom-color:var(--ink)}
.social{display:flex;gap:.75rem;flex-wrap:wrap}
.social a{display:inline-flex;align-items:center;min-height:44px;padding:0 1rem;background:#000;color:#fff;text-decoration:none;font-weight:600;font-size:.9375rem;transition:background .3s}
.social a:hover{background:var(--maroon);color:#fff}
.footer-legal{background:var(--mist);padding:2.5rem 0 3rem;font-size:.9375rem;line-height:1.65}
.footer-legal .wrap{display:grid;grid-template-columns:200px minmax(0,1fr);gap:2rem;align-items:start}
.footer-legal p + p{margin-top:1rem}
.footer-legal a{color:var(--ink)}
@media (max-width:900px){.footer-cols{grid-template-columns:1fr 1fr}.footer-cols > :first-child{grid-column:1/-1}}
@media (max-width:560px){.footer-cols,.footer-offices{grid-template-columns:1fr}.footer-legal .wrap{grid-template-columns:1fr}}

.cookie{position:fixed;left:1rem;right:1rem;bottom:1rem;z-index:500;max-width:760px;margin:0 auto;background:#fff;color:var(--ink);border-left:4px solid var(--maroon);box-shadow:0 6px 30px rgba(0,0,0,.18);padding:1.1rem 1.25rem;display:flex;flex-wrap:wrap;align-items:center;gap:1rem 1.5rem;font-size:.9375rem;line-height:1.55}
.cookie p{flex:1 1 320px}
.cookie-gate{padding:2rem 1.5rem 4rem;display:grid;gap:1.25rem;justify-items:center;text-align:center}
.center-note{max-width:760px;margin:1.75rem auto 0;text-align:center}
.cookie-gate .center-note{margin-top:0}
.cookie-gate[hidden]{display:none}
.cookie a{color:var(--maroon)}
.cookie-actions{display:flex;gap:.75rem}
.cookie-btn{min-height:44px;padding:0 1.25rem;font:inherit;font-weight:600;cursor:pointer;border:1px solid var(--maroon);transition:background .3s,color .3s}
.cookie-accept{background:var(--maroon);color:#fff}
.cookie-accept:hover{background:#000;border-color:#000}
.cookie-decline{background:#fff;color:var(--maroon)}
.cookie-decline:hover{background:var(--mist)}
@media (max-width:480px){.cookie{left:.5rem;right:.5rem;bottom:.5rem}.cookie-actions{width:100%}.cookie-btn{flex:1}}
a.ext::after{content:"\2197" / "";display:inline-block;margin-left:.25em;font-size:.85em}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}}