:root {
  --ink: #171512;
  --ink-soft: #302c27;
  --cream: #f6f0e5;
  --paper: #fffdf8;
  --gold: #c99b2d;
  --gold-light: #ead18a;
  --red: #9f2f2c;
  --muted: #6c655c;
  --line: #ded3c1;
  --shadow: 0 18px 50px rgba(31, 25, 17, .12);
  --radius: 20px;
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 18px;
  line-height: 1.62;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input { font: inherit; }
h1, h2, h3 { font-family: Georgia, "Times New Roman", serif; line-height: 1.12; margin: 0 0 .7em; }
h1 { font-size: clamp(2.45rem, 6vw, 5.2rem); letter-spacing: -.035em; }
h2 { font-size: clamp(2rem, 4vw, 3.5rem); letter-spacing: -.025em; }
h3 { font-size: 1.42rem; }
p { margin: 0 0 1.15em; }
.container { width: min(calc(100% - 36px), var(--max)); margin-inline: auto; }
.narrow { width: min(calc(100% - 36px), 820px); margin-inline: auto; }
.section { padding: clamp(64px, 9vw, 112px) 0; }
.section.compact { padding: 48px 0; }
.section-dark { background: var(--ink); color: #fff; }
.section-cream { background: var(--cream); }
.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  margin-bottom: 18px;
  color: #876313;
  font-size: .78rem;
  font-weight: 850;
  letter-spacing: .14em;
  text-transform: uppercase;
}
.section-dark .eyebrow { color: var(--gold-light); }
.eyebrow::before { content: ""; width: 34px; height: 3px; background: var(--gold); }
.lede { color: var(--muted); font-size: clamp(1.05rem, 2vw, 1.28rem); max-width: 760px; }
.section-dark .lede { color: #e1dacf; }
.center { text-align: center; }
.center .lede { margin-inline: auto; }

.topline { background: #0d0c0a; color: #f4ead7; font-size: .79rem; font-weight: 750; letter-spacing: .035em; }
.topline .container { display: flex; justify-content: space-between; gap: 20px; padding: 9px 0; }
.topline a { color: var(--gold-light); text-decoration: none; }
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 253, 248, .96);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(12px);
}
.nav-wrap { display: flex; min-height: 82px; align-items: center; justify-content: space-between; gap: 22px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; min-width: 335px; }
.brand-mark {
  display: block;
  flex: 0 0 auto;
  width: 78px;
  height: 52px;
  object-fit: contain;
}
.brand-text { display: grid; gap: 4px; line-height: 1.05; }
.brand-text strong,
.brand-text span {
  display: block;
  color: var(--ink);
  font-family: Georgia, "Times New Roman", serif;
  font-size: .9rem;
  font-weight: 800;
  line-height: 1.05;
}
.nav-links { display: flex; align-items: center; gap: 6px; }
.nav-links a {
  padding: 11px 13px;
  border-radius: 10px;
  text-decoration: none;
  font-size: .86rem;
  font-weight: 760;
}
.nav-links a:hover, .nav-links a:focus-visible { background: var(--cream); outline: none; }
.nav-links .nav-cta { background: var(--gold); color: #17120a; padding-inline: 17px; }
.nav-toggle { display: none; border: 1px solid var(--line); background: #fff; border-radius: 10px; padding: 9px 12px; font-weight: 800; }

.hero { position: relative; overflow: hidden; background: linear-gradient(135deg, #f7f1e6 0%, #fffdf8 52%, #efe1bd 100%); }
.hero::after { content: ""; position: absolute; right: -8vw; bottom: -16vw; width: 40vw; height: 40vw; border: 1px solid rgba(201,155,45,.32); border-radius: 50%; }
.hero-grid { position: relative; z-index: 1; display: grid; grid-template-columns: 1.08fr .72fr; gap: clamp(36px, 7vw, 88px); align-items: center; min-height: 660px; padding: 72px 0; }
.hero h1 span { color: #8b6717; }
.hero-copy { max-width: 760px; }
.hero-copy .lede { color: #4d463d; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 13px; margin-top: 30px; }
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 52px;
  padding: 13px 21px;
  border: 2px solid var(--ink);
  border-radius: 12px;
  background: var(--ink);
  color: #fff;
  font-weight: 850;
  text-decoration: none;
  line-height: 1.1;
  cursor: pointer;
}
.btn:hover { transform: translateY(-1px); box-shadow: 0 10px 24px rgba(0,0,0,.15); }
.btn-gold { border-color: var(--gold); background: var(--gold); color: #17120a; }
.btn-light { border-color: #fff; background: #fff; color: var(--ink); }
.btn-outline { background: transparent; color: var(--ink); }
.section-dark .btn-outline { border-color: #fff; color: #fff; }
.hero-photo { position: relative; justify-self: end; width: min(100%, 470px); }
.hero-photo::before { content: ""; position: absolute; inset: 24px -20px -20px 24px; border: 3px solid var(--gold); border-radius: 26px; }
.hero-photo img { position: relative; width: 100%; max-height: 600px; object-fit: cover; border-radius: 26px; box-shadow: var(--shadow); }
.hero-note { display: inline-flex; flex-wrap: wrap; gap: 8px 20px; margin-top: 26px; color: #5d554b; font-size: .88rem; font-weight: 700; }

.trust-bar { background: var(--ink); color: #fff; border-block: 1px solid #41392f; }
.trust-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: #42392d; }
.trust-item { padding: 23px 18px; background: var(--ink); text-align: center; }
.trust-item strong { display: block; color: var(--gold-light); font-size: 1.05rem; }
.trust-item span { color: #d9d2c7; font-size: .82rem; }

.hospitality-extra { padding: 0 0 clamp(46px, 7vw, 82px); }
.hospitality-extra-card { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 28px; align-items: center; padding: clamp(24px, 4vw, 36px); border: 1px solid var(--line); border-left: 5px solid var(--gold); border-radius: var(--radius); background: var(--cream); }
.hospitality-extra-card h2 { margin: 5px 0 10px; font-size: clamp(1.6rem, 3vw, 2.25rem); }
.hospitality-extra-card p { max-width: 880px; margin-bottom: 6px; color: var(--muted); }
.hospitality-extra-card .hospitality-note { margin-bottom: 0; font-size: .92rem; }
.hospitality-extra-card .btn { white-space: nowrap; }

.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; margin-top: 38px; }
.card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; box-shadow: 0 10px 30px rgba(31,25,17,.06); }
.card .icon { display: grid; place-items: center; width: 50px; height: 50px; margin-bottom: 18px; border-radius: 14px; background: #f4e7c4; font-size: 1.35rem; }
.card p { color: var(--muted); }
.card-link { display: inline-flex; margin-top: 4px; color: #7a5810; font-weight: 850; text-decoration: none; }
.card-link::after { content: " →"; }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(36px, 8vw, 90px); align-items: center; }
.split-media img { width: 100%; border-radius: var(--radius); box-shadow: var(--shadow); }
.check-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; margin: 26px 0 0; padding: 0; list-style: none; }
.check-grid li { position: relative; padding: 12px 12px 12px 38px; background: rgba(255,255,255,.07); border-radius: 10px; }
.check-grid li::before { content: "✓"; position: absolute; left: 13px; color: var(--gold-light); font-weight: 900; }
.tool-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 18px; margin-top: 34px; }
.tool-card { position: relative; min-height: 255px; padding: 25px; overflow: hidden; border-radius: var(--radius); background: var(--ink-soft); color: #fff; text-decoration: none; }
.tool-card::after { content: "↗"; position: absolute; right: 20px; top: 15px; color: var(--gold-light); font-size: 1.4rem; }
.tool-card small { color: var(--gold-light); font-weight: 850; text-transform: uppercase; letter-spacing: .08em; }
.tool-card h3 { margin-top: 40px; }
.tool-card p { color: #ddd6cb; font-size: .92rem; }

.contact-band { background: var(--gold); color: #18130b; }
.contact-band .container { display: grid; grid-template-columns: 1fr auto; gap: 28px; align-items: center; padding-block: 46px; }
.contact-band h2 { margin-bottom: 8px; font-size: clamp(1.8rem, 4vw, 3rem); }
.contact-band p { margin: 0; }
.contact-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.contact-actions .btn { min-width: 150px; }

.site-footer { background: #0d0c0a; color: #d9d1c5; }
.footer-grid { display: grid; grid-template-columns: 1.25fr .75fr .75fr; gap: 42px; padding: 56px 0 40px; }
.footer-brand { display: flex; gap: 14px; align-items: center; margin-bottom: 18px; }
.footer-mark { flex: 0 0 auto; width: 92px; height: 58px; object-fit: contain; }
.footer-brand-text { display: grid; gap: 5px; }
.footer-brand-text strong,
.footer-brand-text span {
  display: block;
  color: #fff;
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1rem;
  font-weight: 800;
  line-height: 1.08;
}
.site-footer h3 { color: #fff; font: 800 .88rem Inter, sans-serif; text-transform: uppercase; letter-spacing: .1em; }
.site-footer a { color: #f2e2b6; text-decoration: none; }
.footer-links { display: grid; gap: 10px; }
.footer-bottom { border-top: 1px solid #342f28; padding: 18px 0 28px; color: #aaa197; font-size: .75rem; }

.page-hero { background: linear-gradient(145deg, var(--ink) 0%, #342b20 100%); color: #fff; padding: 76px 0 70px; }
.page-hero h1 { max-width: 900px; font-size: clamp(2.5rem, 6vw, 4.8rem); }
.page-hero .lede { color: #e5ddd1; }
.page-hero .breadcrumbs { margin-bottom: 24px; color: var(--gold-light); font-size: .82rem; font-weight: 800; }
.page-hero .breadcrumbs a { text-decoration: none; }
.page-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }

.feature-list { display: grid; gap: 16px; padding: 0; list-style: none; }
.feature-list li { padding: 20px 22px; border-left: 5px solid var(--gold); background: var(--cream); border-radius: 0 12px 12px 0; }
.step-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; margin-top: 34px; }
.step { position: relative; padding: 28px 24px 24px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; }
.step-number { display: grid; place-items: center; width: 42px; height: 42px; margin-bottom: 18px; border-radius: 50%; background: var(--gold); font-weight: 900; }
.notice { padding: 22px 24px; border: 1px solid #e1c76f; border-radius: 14px; background: #fff8dd; color: #40361e; }
.notice strong { display: block; margin-bottom: 5px; }

.directory-tools { position: sticky; top: 82px; z-index: 20; padding: 18px 0; background: rgba(246,240,229,.96); border-bottom: 1px solid var(--line); backdrop-filter: blur(10px); }
.directory-controls { display: flex; gap: 12px; align-items: center; }
.directory-controls input { width: 100%; min-height: 50px; padding: 11px 15px; border: 2px solid #b8aa94; border-radius: 10px; background: #fff; }
.directory-controls input:focus { border-color: var(--gold); outline: 3px solid rgba(201,155,45,.2); }
.filter-chips { display: flex; gap: 9px; padding: 16px 0 0; overflow-x: auto; }
.chip { flex: 0 0 auto; padding: 8px 13px; border: 1px solid #b8aa94; border-radius: 999px; background: #fff; cursor: pointer; font-size: .78rem; font-weight: 800; }
.chip.active { border-color: var(--ink); background: var(--ink); color: #fff; }
.vendor-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; margin-top: 28px; }
.vendor-card { display: grid; gap: 10px; padding: 24px; border: 1px solid var(--line); border-radius: 16px; background: #fff; }
.vendor-card h3 { margin: 0; font-size: 1.32rem; }
.vendor-meta { display: flex; flex-wrap: wrap; gap: 7px 14px; color: var(--muted); font-size: .82rem; }
.vendor-card p { margin: 0; color: #514a42; font-size: .9rem; }
.vendor-actions { display: flex; flex-wrap: wrap; gap: 9px; margin-top: 4px; }
.mini-btn { padding: 8px 12px; border-radius: 8px; background: var(--cream); color: var(--ink); font-size: .78rem; font-weight: 850; text-decoration: none; }
.mini-btn.primary { background: var(--gold); }
.empty-state { display: none; padding: 40px; text-align: center; background: var(--cream); border-radius: var(--radius); }

.ai-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 14px; margin-top: 36px; }
.ai-card { display: flex; flex-direction: column; border: 1px solid var(--line); border-radius: 17px; overflow: hidden; background: #fff; }
.ai-card img { width: 100%; aspect-ratio: 1.64/1; object-fit: cover; }
.ai-card-body { display: flex; flex-direction: column; flex: 1; padding: 18px; }
.ai-card-body h3 { margin-bottom: 10px; font-size: 1.22rem; }
.ai-card-body p { color: var(--muted); font-size: .82rem; }
.ai-card-body .btn { margin-top: auto; min-height: 44px; padding: 10px; font-size: .8rem; }
.sample-link { display: block; margin-top: 9px; text-align: center; color: #765510; font-size: .75rem; font-weight: 800; }
.faq { display: grid; gap: 12px; margin-top: 30px; }
.faq details { border: 1px solid var(--line); border-radius: 12px; background: #fff; }
.faq summary { padding: 18px 20px; cursor: pointer; font-weight: 850; }
.faq details p { padding: 0 20px 18px; color: var(--muted); }

.testimonial-grid { columns: 2; column-gap: 22px; margin-top: 34px; }
.testimonial-grid img { width: 100%; margin: 0 0 22px; border-radius: 15px; border: 1px solid var(--line); box-shadow: 0 9px 25px rgba(31,25,17,.08); break-inside: avoid; }
.video-wrap { position: relative; overflow: hidden; width: 100%; padding-top: 56.25%; border-radius: var(--radius); background: #111; box-shadow: var(--shadow); }
.video-wrap iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.article-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; margin-top: 34px; }
.article-card { display: grid; grid-template-columns: 54px 1fr; gap: 16px; align-items: start; padding: 24px; border: 1px solid var(--line); border-radius: 15px; background: #fff; text-decoration: none; }
.article-card:hover { border-color: var(--gold); box-shadow: 0 10px 30px rgba(31,25,17,.08); }
.article-icon { display: grid; place-items: center; width: 54px; height: 54px; border-radius: 14px; background: #f4e7c4; font-size: 1.5rem; }
.article-card h3 { margin: 2px 0 8px; font-size: 1.2rem; }
.article-card p { margin: 0; color: var(--muted); font-size: .84rem; }
.safety-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; margin-top: 32px; }
.safety-card { padding: 25px; border-radius: 16px; background: #fff; border: 1px solid var(--line); }
.safety-card strong { display: block; margin-bottom: 9px; color: #7d5910; font-size: 1.1rem; }
.danger { border-left: 6px solid var(--red); background: #fff3f1; }

.property-hero { padding-bottom: 96px; }
.experience-ribbon { position: relative; z-index: 3; margin-top: -38px; }
.experience-ribbon-inner { display: grid; grid-template-columns: repeat(3, 1fr); overflow: hidden; border: 1px solid var(--line); border-radius: 18px; background: #fff; box-shadow: var(--shadow); }
.experience-ribbon span { padding: 18px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); color: #5a4a2c; font-size: .86rem; font-weight: 850; text-align: center; }
.experience-ribbon span:nth-child(3n) { border-right: 0; }
.experience-ribbon span:nth-last-child(-n+3) { border-bottom: 0; }
.split-heading { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(30px, 7vw, 90px); align-items: end; }
.split-heading p { margin: 0 0 10px; color: var(--muted); }
.estate-feature { display: grid; grid-template-columns: 1.08fr .92fr; overflow: hidden; margin-top: 34px; border: 1px solid var(--line); border-radius: 22px; background: #fff; box-shadow: var(--shadow); }
.estate-media { min-height: 500px; background: #ddd; }
.estate-media img { width: 100%; height: 100%; object-fit: cover; }
.estate-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(30px, 5vw, 58px); }
.property-badges { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 15px; }
.property-badge { display: inline-flex; padding: 7px 10px; border-radius: 999px; background: var(--ink); color: #fff; font-size: .7rem; font-weight: 850; letter-spacing: .055em; text-transform: uppercase; }
.property-badge.gold { background: var(--gold); color: #17120a; }
.property-badge.cream { background: var(--cream); color: var(--ink); border: 1px solid var(--line); }
.estate-copy h2 { margin-bottom: 8px; font-size: clamp(2rem, 4vw, 3.15rem); }
.estate-copy p { color: var(--muted); }
.sale-price { margin: 2px 0 18px; color: #765510; font-size: 1.08rem; font-weight: 900; }
.deal-facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 8px; margin: 18px 0 22px; }
.deal-facts span { padding: 12px 9px; border-radius: 10px; background: var(--cream); color: #544a3c; font-size: .73rem; text-align: center; }
.deal-facts strong { display: block; color: var(--ink); font-size: 1.05rem; }
.type-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 22px; margin-top: 34px; }
.type-card { display: grid; grid-template-columns: .88fr 1.12fr; overflow: hidden; min-height: 345px; border: 1px solid var(--line); border-radius: 18px; background: #fff; box-shadow: 0 10px 28px rgba(31,25,17,.06); }
.type-media { position: relative; min-height: 300px; overflow: hidden; background: #ded8ce; }
.type-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .25s ease; }
.type-card:hover .type-media img { transform: scale(1.025); }
.type-label { position: absolute; left: 12px; right: 12px; bottom: 12px; padding: 9px 11px; border-radius: 9px; background: rgba(20,17,13,.9); color: #fff; font-size: .72rem; font-weight: 850; text-align: center; }
.type-body { display: flex; flex-direction: column; padding: 23px; }
.type-body h3 { margin: 8px 0 7px; font-size: 1.25rem; }
.type-body p { margin: 8px 0 15px; color: var(--muted); font-size: .83rem; }
.deal-role { align-self: flex-start; padding: 6px 9px; border-radius: 999px; background: var(--gold); color: #17120a; font-size: .66rem; font-weight: 900; letter-spacing: .04em; text-transform: uppercase; }
.deal-role.buyer { background: var(--ink); color: #fff; }
.deal-role.both { background: #efe3c7; color: #302819; border: 1px solid #d7c18d; }
.property-location { margin-bottom: 11px; color: #765510; font-size: .78rem; font-weight: 850; text-transform: uppercase; letter-spacing: .045em; }
.deal-tags { display: flex; flex-wrap: wrap; gap: 6px; margin: auto 0 15px; }
.deal-tags span { padding: 5px 8px; border-radius: 7px; background: var(--cream); color: #4a433a; font-size: .68rem; font-weight: 780; }
.source-link { display: inline-flex; align-self: flex-start; padding-top: 12px; border-top: 1px solid var(--line); color: #72510b; font-size: .76rem; font-weight: 850; text-decoration: none; }
.source-note { margin-top: 28px; padding: 22px 24px; border-left: 5px solid var(--gold); border-radius: 0 12px 12px 0; background: #fff; }
.source-note p { margin: 5px 0 0; color: var(--muted); font-size: .82rem; }
.market-story { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 32px; }
.market-story article { padding: 26px; border-radius: 16px; background: rgba(255,255,255,.07); }
.market-story h3 { color: var(--gold-light); }
.market-story p { margin: 0; color: #ddd6cb; font-size: .9rem; }

.tv-hero { padding: 58px 0; }
.tv-hero-grid { display: grid; grid-template-columns: 1.05fr .65fr; gap: clamp(32px, 7vw, 82px); align-items: center; }
.tv-hero-image { position: relative; }
.tv-hero-image::before { content: ""; position: absolute; inset: 16px -14px -14px 16px; border: 3px solid var(--gold); border-radius: 22px; }
.tv-hero-image img { position: relative; width: 100%; max-height: 400px; object-fit: cover; border-radius: 22px; box-shadow: var(--shadow); }
.tv-hero .btn-outline { border-color: #fff; color: #fff; }
.stream-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 34px; }
.stream-grid-four { grid-template-columns: repeat(4, 1fr); }
.stream-card { display: flex; flex-direction: column; min-height: 260px; padding: 26px; border: 1px solid var(--line); border-radius: 18px; background: #fff; color: var(--ink); text-decoration: none; box-shadow: 0 10px 28px rgba(31,25,17,.06); transition: transform .16s ease, border-color .16s ease, box-shadow .16s ease; }
.stream-card:hover, .stream-card:focus-visible { transform: translateY(-3px); border-color: var(--gold); box-shadow: 0 16px 34px rgba(31,25,17,.11); outline: none; }
.stream-card.featured { border: 2px solid var(--gold); background: #fffaf0; }
.stream-kicker { margin-bottom: 22px; color: #765510; font-size: .7rem; font-weight: 900; letter-spacing: .09em; text-transform: uppercase; }
.stream-card h3 { margin-bottom: 11px; font-size: 1.45rem; }
.stream-card p { color: var(--muted); font-size: .88rem; }
.stream-action { margin-top: auto; padding-top: 18px; border-top: 1px solid var(--line); color: #70500c; font-size: .8rem; font-weight: 900; }
.compact-card { min-height: 155px; }
.compact-card h3 { margin-top: 6px; }
.world-section { background: radial-gradient(circle at 15% 15%, #403523 0, var(--ink) 42%, #0d0c0a 100%); }
.world-heading { max-width: 850px; margin-inline: auto; }
.continent-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; margin-top: 40px; align-items: start; }
.continent-card { overflow: hidden; border: 1px solid #544a3c; border-radius: 17px; background: rgba(255,255,255,.055); }
.continent-card[open] { border-color: #8c7136; background: rgba(255,255,255,.085); }
.continent-card summary { display: grid; grid-template-columns: auto 1fr auto; gap: 14px; align-items: center; min-height: 92px; padding: 19px 21px; cursor: pointer; list-style: none; }
.continent-card summary::-webkit-details-marker { display: none; }
.continent-card summary:focus-visible { outline: 3px solid var(--gold); outline-offset: -3px; }
.continent-symbol { font-size: 2rem; line-height: 1; }
.continent-card summary strong, .continent-card summary small { display: block; }
.continent-card summary strong { color: #fff; font: 800 1.3rem Georgia, "Times New Roman", serif; }
.continent-card summary small { margin-top: 4px; color: #cfc5b6; font-size: .74rem; }
.continent-arrow { width: 12px; height: 12px; margin-right: 4px; border-right: 3px solid var(--gold-light); border-bottom: 3px solid var(--gold-light); transform: rotate(45deg); transition: transform .18s ease; }
.continent-card[open] .continent-arrow { transform: rotate(225deg); }
.channel-list { display: grid; padding: 0 18px 18px; }
.channel-list a { display: grid; grid-template-columns: 1fr auto; gap: 14px; align-items: center; padding: 15px 12px; border-top: 1px solid #4c4439; color: #fff; text-decoration: none; }
.channel-list a:hover, .channel-list a:focus-visible { background: rgba(255,255,255,.06); outline: none; }
.channel-list strong, .channel-list small { display: block; }
.channel-list strong { font-size: .9rem; }
.channel-list small { margin-top: 3px; color: #c8beb0; font-size: .7rem; }
.channel-list b { color: var(--gold-light); font-size: .72rem; white-space: nowrap; }

.bottom-nav { display: flex; justify-content: center; gap: 12px; padding: 30px 18px 52px; background: var(--cream); border-top: 1px solid var(--line); }
.bottom-nav .btn { min-width: 155px; }

@media (max-width: 1040px) {
  .nav-toggle { display: inline-flex; }
  .nav-links { display: none; position: absolute; top: 82px; left: 0; right: 0; padding: 14px 18px 20px; background: var(--paper); border-bottom: 1px solid var(--line); box-shadow: var(--shadow); }
  .nav-links.open { display: grid; }
  .nav-links a { padding: 14px; font-size: 1rem; }
  .hero-grid { grid-template-columns: 1fr .7fr; }
  .tool-grid { grid-template-columns: repeat(2, 1fr); }
  .stream-grid-four { grid-template-columns: repeat(2, 1fr); }
  .ai-grid { grid-template-columns: repeat(3, 1fr); }
}

@media (max-width: 780px) {
  body { font-size: 17px; }
  .topline .container { justify-content: center; text-align: center; }
  .topline .hide-mobile { display: none; }
  .brand { min-width: 0; }
  .brand-text { max-width: 210px; }
  .brand-text strong, .brand-text span { font-size: .82rem; }
  .hero-grid, .split, .contact-band .container, .footer-grid, .tv-hero-grid, .hospitality-extra-card { grid-template-columns: 1fr; }
  .hero-grid { min-height: auto; padding: 56px 0 72px; }
  .hero-photo { justify-self: start; width: min(90%, 420px); }
  .cards, .step-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-grid { grid-template-columns: repeat(2, 1fr); }
  .contact-actions { justify-content: start; }
  .vendor-grid, .article-grid { grid-template-columns: 1fr; }
  .ai-grid { grid-template-columns: repeat(2, 1fr); }
  .safety-grid { grid-template-columns: repeat(2, 1fr); }
  .split-heading, .estate-feature { grid-template-columns: 1fr; }
  .estate-media { min-height: 360px; }
  .type-grid { grid-template-columns: 1fr; }
  .market-story { grid-template-columns: 1fr; }
  .stream-grid { grid-template-columns: repeat(2, 1fr); }
  .continent-grid { grid-template-columns: 1fr; }
  .hospitality-extra-card .btn { justify-self: start; }
  .testimonial-grid { columns: 1; }
}

@media (max-width: 520px) {
  .container, .narrow { width: min(calc(100% - 26px), var(--max)); }
  .nav-wrap { gap: 8px; }
  .brand { gap: 8px; }
  .brand-mark { width: 58px; height: 44px; }
  .brand-text { max-width: 142px; gap: 3px; }
  .brand-text strong, .brand-text span { font-size: .72rem; line-height: 1.02; }
  .nav-toggle { padding: 8px 9px; font-size: .8rem; }
  .hero-actions, .page-actions, .contact-actions, .bottom-nav { display: grid; grid-template-columns: 1fr; width: 100%; }
  .btn { width: 100%; }
  .cards, .tool-grid, .step-grid, .ai-grid, .safety-grid, .check-grid, .stream-grid, .stream-grid-four { grid-template-columns: 1fr; }
  .trust-grid { grid-template-columns: 1fr; }
  .experience-ribbon-inner { grid-template-columns: 1fr; }
  .experience-ribbon span { border-right: 0; border-bottom: 1px solid var(--line); }
  .experience-ribbon span:nth-last-child(-n+3) { border-bottom: 1px solid var(--line); }
  .experience-ribbon span:last-child { border-bottom: 0; }
  .estate-media { min-height: 260px; }
  .deal-facts { grid-template-columns: repeat(2, 1fr); }
  .type-card { grid-template-columns: 1fr; }
  .type-media { min-height: 240px; }
  .directory-tools { position: static; }
  .footer-grid { gap: 24px; }
  .hospitality-extra-card .btn { width: 100%; }
  .continent-card summary { min-height: 82px; padding: 16px; }
  .channel-list { padding: 0 12px 12px; }
  .channel-list a { padding: 14px 8px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
}

/* 2026 hospitality-led redesign */
:root {
  --ink: #102a4c;
  --ink-soft: #193858;
  --cream: #f6efe1;
  --paper: #fffdf8;
  --gold: #c99537;
  --gold-light: #efd38e;
  --muted: #665f56;
  --line: #ddd1be;
  --shadow: 0 18px 48px rgba(16, 42, 76, .12);
  --radius: 18px;
  --max: 1220px;
}

body {
  color: #20262d;
  background: var(--paper);
  font-size: 16.5px;
  line-height: 1.58;
}

h1, h2, h3 { color: var(--ink); }
h1 { font-size: clamp(2.65rem, 5.5vw, 4.7rem); }
h2 { font-size: clamp(1.9rem, 3.6vw, 3.1rem); }
h3 { font-size: 1.32rem; }
.section { padding: clamp(52px, 6.5vw, 84px) 0; }
.section.compact { padding: 38px 0; }
.section-dark h1, .section-dark h2, .section-dark h3,
.page-hero h1, .page-hero h2, .page-hero h3 { color: #fff; }
.section-cream { background: #f7f0e4; }
.eyebrow { margin-bottom: 14px; color: #785716; }
.eyebrow::before { width: 28px; height: 2px; }
.lede { font-size: clamp(1.02rem, 1.7vw, 1.2rem); }

.topline {
  background: var(--ink);
  color: #f7f1e6;
  font-size: .74rem;
  letter-spacing: .02em;
}
.topline .container { padding: 7px 0; }
.topline a { color: #fff2c9; }

.site-header {
  position: relative;
  top: auto;
  background: rgba(255, 253, 248, .985);
  border-bottom-color: #d7c7aa;
  box-shadow: 0 8px 26px rgba(16, 42, 76, .055);
}
.nav-wrap {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  grid-template-rows: auto auto;
  min-height: 0;
  padding: 12px 0 8px;
  gap: 0;
}
.brand {
  grid-column: 2;
  grid-row: 1;
  justify-self: center;
  min-width: 0;
  gap: 14px;
}
.brand-mark { width: 112px; height: 64px; }
.brand-text { gap: 5px; }
.brand-text strong,
.brand-text span {
  color: var(--ink);
  font-size: 1.01rem;
  line-height: 1;
  letter-spacing: .025em;
}
.nav-toggle { grid-column: 3; grid-row: 1; justify-self: end; align-self: center; }
.nav-links {
  grid-column: 1 / -1;
  grid-row: 2;
  justify-content: center;
  width: 100%;
  margin-top: 9px;
  padding-top: 7px;
  border-top: 1px solid rgba(201, 149, 55, .28);
}
.nav-links a {
  padding: 8px 12px;
  border-radius: 999px;
  color: #263b52;
  font-size: .8rem;
}
.nav-links a:hover,
.nav-links a:focus-visible,
.nav-links a[aria-current="page"] { background: var(--cream); color: var(--ink); }
.nav-links .nav-cta {
  background: var(--ink);
  color: #fff;
  box-shadow: 0 5px 14px rgba(16, 42, 76, .18);
}
.nav-links .nav-cta:hover,
.nav-links .nav-cta:focus-visible { background: #1a3b63; color: #fff; }

.hero {
  background:
    radial-gradient(circle at 92% 12%, rgba(201, 149, 55, .18), transparent 28%),
    linear-gradient(135deg, #f7f0e4 0%, #fffdf8 64%, #f2e4c7 100%);
}
.hero::after { right: -15vw; bottom: -24vw; border-color: rgba(201,149,55,.24); }
.hero-grid {
  grid-template-columns: minmax(0, 1.08fr) minmax(320px, .72fr);
  gap: clamp(34px, 5vw, 68px);
  min-height: 0;
  padding: clamp(44px, 6vw, 70px) 0;
}
.hero h1 { max-width: 720px; }
.hero h1 span { color: #946814; }
.hero-copy .lede { max-width: 690px; }
.hero-actions { gap: 10px; margin-top: 24px; }
.btn {
  min-height: 48px;
  padding: 12px 19px;
  border-radius: 999px;
  font-size: .88rem;
  letter-spacing: .005em;
}
.btn-gold { border-color: var(--gold); background: var(--gold); color: #17263a; }
.btn-outline { border-color: var(--ink); color: var(--ink); }
.hero-photo { width: min(100%, 420px); }
.hero-photo::before { inset: 16px -14px -14px 16px; border-width: 2px; border-radius: 22px; }
.hero-photo img { max-height: 520px; border-radius: 22px; }
.hero-note {
  display: flex;
  margin-top: 22px;
  padding-top: 16px;
  border-top: 1px solid rgba(16, 42, 76, .13);
  color: #514f4b;
  font-size: .8rem;
}

.trust-bar { background: var(--ink); border: 0; }
.trust-grid {
  display: flex;
  gap: 0;
  overflow-x: auto;
  background: transparent;
  scrollbar-width: thin;
}
.trust-item {
  flex: 1 0 225px;
  padding: 14px 20px;
  border-right: 1px solid rgba(255,255,255,.14);
  background: transparent;
  text-align: left;
}
.trust-item:last-child { border-right: 0; }
.trust-item strong { color: #f1d696; font-size: .88rem; }
.trust-item span { color: #d8e0e9; font-size: .72rem; }

.cards {
  grid-template-columns: minmax(0, 1.08fr) minmax(0, .92fr);
  grid-template-rows: repeat(2, auto);
  gap: 16px;
  margin-top: 30px;
}
.card {
  padding: 23px;
  border-radius: 16px;
  box-shadow: 0 8px 24px rgba(16, 42, 76, .055);
}
.card:first-child {
  grid-row: 1 / span 2;
  padding: clamp(28px, 4vw, 42px);
  background: var(--ink);
  color: #fff;
  box-shadow: 0 18px 44px rgba(16, 42, 76, .18);
}
.card:first-child h3 { color: #fff; font-size: 1.7rem; }
.card:first-child p { color: #dde5ee; }
.card:first-child .card-link { color: #f0d18a; }
.card .icon { width: 44px; height: 44px; margin-bottom: 14px; border-radius: 12px; }
.card p { margin-bottom: .8em; }

.split { gap: clamp(32px, 6vw, 72px); }
.split-media img { border-radius: 16px; }
.check-grid { gap: 8px; margin-top: 22px; }
.check-grid li { padding: 10px 10px 10px 34px; font-size: .86rem; }
.check-grid li::before { left: 11px; }

.tool-grid {
  grid-template-columns: repeat(12, minmax(0, 1fr));
  gap: 14px;
  margin-top: 30px;
}
.tool-card {
  grid-column: span 4;
  min-height: 172px;
  padding: 22px;
  border: 1px solid #d8ccb8;
  border-radius: 16px;
  background: #fffdf9;
  color: var(--ink);
  box-shadow: 0 8px 22px rgba(16, 42, 76, .05);
}
.tool-card:first-child {
  grid-column: span 7;
  min-height: 232px;
  border: 2px solid var(--gold);
  background: linear-gradient(135deg, #fffaf0, #f2e4c7);
}
.tool-card:nth-child(2) {
  grid-column: span 5;
  min-height: 232px;
  border-color: var(--ink);
  background: var(--ink);
  color: #fff;
}
.tool-card::after { right: 18px; top: 13px; color: #966912; }
.tool-card:nth-child(2)::after { color: var(--gold-light); }
.tool-card small { color: #7b5816; }
.tool-card:nth-child(2) small { color: var(--gold-light); }
.tool-card h3 { margin: 30px 0 8px; color: var(--ink); }
.tool-card:first-child h3 { font-size: clamp(1.6rem, 3vw, 2.3rem); }
.tool-card:nth-child(2) h3 { color: #fff; }
.tool-card p { margin: 0; color: var(--muted); font-size: .84rem; }
.tool-card:nth-child(2) p { color: #dce4ed; }
.tool-card:hover,
.tool-card:focus-visible { transform: translateY(-2px); border-color: var(--gold); outline: none; box-shadow: 0 15px 32px rgba(16, 42, 76, .12); }

.hospitality-extra { padding: 0 0 clamp(38px, 5vw, 62px); }
.hospitality-extra-card {
  gap: 22px;
  padding: clamp(22px, 3vw, 30px);
  border-left-width: 4px;
  border-radius: 14px;
  background: #fffaf1;
}
.hospitality-extra-card h2 { font-size: clamp(1.5rem, 2.6vw, 2.05rem); }

.contact-band { background: linear-gradient(105deg, #d1a24c, #edcf88); }
.contact-band .container { padding-block: 34px; }
.contact-band h2 { color: var(--ink); font-size: clamp(1.7rem, 3.2vw, 2.5rem); }
.contact-actions { gap: 9px; }

.site-footer { background: #0b213d; }
.footer-grid { grid-template-columns: 1.35fr .7fr .95fr; gap: 36px; padding: 44px 0 30px; }
.footer-mark { width: 106px; height: 64px; }
.footer-brand-text strong,
.footer-brand-text span { font-size: .96rem; }
.site-footer h3 { color: #f0d18a; }
.footer-bottom { border-top-color: rgba(255,255,255,.14); padding: 15px 0 22px; }

.page-hero {
  padding: clamp(42px, 5vw, 62px) 0;
  background:
    radial-gradient(circle at 88% 10%, rgba(201,149,55,.22), transparent 28%),
    linear-gradient(145deg, #102a4c, #163858 72%, #203e5b);
}
.page-hero h1 { max-width: 980px; font-size: clamp(2.35rem, 5vw, 4rem); }
.page-hero .breadcrumbs { margin-bottom: 18px; }
.page-actions { margin-top: 22px; }
.property-hero { padding-bottom: 76px; }
.experience-ribbon { margin-top: -28px; }
.experience-ribbon-inner { border-radius: 14px; box-shadow: 0 14px 34px rgba(16,42,76,.11); }
.experience-ribbon span { padding: 14px; font-size: .78rem; }
.split-heading { gap: clamp(28px, 5vw, 66px); }
.estate-feature { margin-top: 28px; border-radius: 18px; }
.estate-media { min-height: 420px; }
.type-grid { gap: 16px; margin-top: 28px; }
.type-card { min-height: 320px; border-radius: 15px; box-shadow: 0 8px 22px rgba(16,42,76,.05); }
.type-body { padding: 20px; }
.market-story { gap: 12px; margin-top: 26px; }
.market-story article { padding: 22px; }

.article-grid,
.vendor-grid { gap: 14px; margin-top: 26px; }
.article-card,
.vendor-card { border-radius: 14px; box-shadow: 0 7px 20px rgba(16,42,76,.045); }
.article-card { padding: 20px; }
.directory-tools { top: 0; padding: 13px 0; }
.testimonial-grid { column-gap: 16px; margin-top: 26px; }
.testimonial-grid img { margin-bottom: 16px; }
.ai-grid { gap: 12px; margin-top: 28px; }
.safety-grid { gap: 12px; margin-top: 26px; }

.tv-hero { padding: clamp(40px, 5vw, 56px) 0; }
.tv-hero-grid { gap: clamp(28px, 5vw, 62px); }
.tv-hero-image img { max-height: 340px; border-radius: 18px; }
.tv-hero-image::before { inset: 12px -10px -10px 12px; border-width: 2px; border-radius: 18px; }
.stream-grid { gap: 14px; margin-top: 28px; }
.stream-card { min-height: 210px; padding: 21px; border-radius: 15px; box-shadow: 0 8px 22px rgba(16,42,76,.05); }
.stream-kicker { margin-bottom: 16px; }
.stream-card h3 { font-size: 1.32rem; }
.continent-grid { gap: 14px; margin-top: 30px; }
.continent-card { border-radius: 14px; }
.continent-card summary { min-height: 78px; padding: 16px 18px; }
.bottom-nav { gap: 9px; padding: 22px 18px 34px; }

@media (max-width: 1040px) {
  .nav-wrap { grid-template-columns: 1fr auto 1fr; padding: 10px 0; }
  .brand { grid-column: 2; }
  .brand-mark { width: 92px; height: 58px; }
  .brand-text strong, .brand-text span { font-size: .9rem; }
  .nav-toggle { display: inline-flex; }
  .nav-links {
    display: none;
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    z-index: 60;
    margin: 0;
    padding: 12px 18px 18px;
    border-top: 1px solid var(--line);
    background: var(--paper);
  }
  .nav-links.open { display: grid; }
  .nav-links a { padding: 12px 14px; font-size: .94rem; }
  .hero-grid { grid-template-columns: minmax(0, 1fr) minmax(280px, .7fr); }
  .tool-grid { grid-template-columns: repeat(6, minmax(0, 1fr)); }
  .tool-card,
  .tool-card:first-child,
  .tool-card:nth-child(2) { grid-column: span 3; }
  .tool-card:first-child { grid-column: span 6; }
  .tool-card:nth-child(2) { min-height: 190px; }
}

@media (max-width: 780px) {
  body { font-size: 16px; }
  .section { padding: 48px 0; }
  .brand-mark { width: 80px; height: 52px; }
  .brand-text { max-width: 178px; }
  .brand-text strong, .brand-text span { font-size: .8rem; }
  .hero-grid,
  .split,
  .contact-band .container,
  .footer-grid,
  .tv-hero-grid,
  .hospitality-extra-card { grid-template-columns: 1fr; }
  .hero-grid { gap: 34px; padding: 42px 0 54px; }
  .hero-photo { justify-self: center; width: min(88%, 410px); }
  .hero-note { gap: 7px 16px; }
  .cards { grid-template-columns: 1fr; grid-template-rows: auto; }
  .card:first-child { grid-row: auto; }
  .trust-item { flex-basis: 210px; }
  .check-grid { grid-template-columns: 1fr 1fr; }
  .tool-card,
  .tool-card:first-child,
  .tool-card:nth-child(2) { grid-column: span 3; min-height: 180px; }
  .tool-card:first-child { grid-column: span 6; }
  .footer-grid { gap: 26px; }
  .split-heading,
  .estate-feature { grid-template-columns: 1fr; }
  .estate-media { min-height: 320px; }
  .type-grid { grid-template-columns: 1fr; }
  .stream-grid { grid-template-columns: repeat(2, 1fr); }
  .continent-grid { grid-template-columns: 1fr; }
}

@media (max-width: 620px) {
  .topline .container { justify-content: center; }
  .topline .container > span:first-child { display: none; }
  .nav-wrap { grid-template-columns: 44px minmax(0, 1fr) 44px; }
  .brand { grid-column: 2; gap: 8px; }
  .brand-mark { width: 67px; height: 46px; }
  .brand-text { max-width: 150px; gap: 3px; }
  .brand-text strong, .brand-text span { font-size: .69rem; }
  .nav-toggle { grid-column: 3; padding: 8px 9px; font-size: .76rem; }
  .hero h1 { font-size: clamp(2.45rem, 13vw, 3.7rem); }
  .hero-actions,
  .page-actions,
  .contact-actions,
  .bottom-nav { display: grid; grid-template-columns: 1fr; width: 100%; }
  .btn { width: 100%; }
  .hero-note { display: grid; }
  .check-grid { grid-template-columns: 1fr; }
  .tool-grid { grid-template-columns: 1fr; }
  .tool-card,
  .tool-card:first-child,
  .tool-card:nth-child(2) { grid-column: auto; min-height: 0; }
  .tool-card:first-child { min-height: 200px; }
  .experience-ribbon-inner { grid-template-columns: repeat(2, 1fr); }
  .experience-ribbon span,
  .experience-ribbon span:nth-last-child(-n+3) { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
  .experience-ribbon span:nth-child(even) { border-right: 0; }
  .experience-ribbon span:nth-last-child(-n+2) { border-bottom: 0; }
  .type-card { grid-template-columns: 1fr; }
  .type-media { min-height: 230px; }
  .stream-grid,
  .stream-grid-four { grid-template-columns: 1fr; }
  .stream-card { min-height: 0; }
  .contact-band .container { gap: 20px; }
  .footer-brand { align-items: flex-start; }
}

@media (max-width: 390px) {
  .brand-mark { width: 58px; }
  .brand-text { max-width: 128px; }
  .brand-text strong, .brand-text span { font-size: .62rem; }
  .nav-toggle { font-size: 0; }
  .nav-toggle::after { content: "Menu"; font-size: .7rem; }
}

/* Enlarged centered roof logo */
.brand-mark { width: 224px; height: 128px; }

@media (max-width: 1040px) {
  .brand-mark { width: 184px; height: 116px; }
}

@media (max-width: 780px) {
  .brand-mark { width: 160px; height: 104px; }
}

@media (max-width: 620px) {
  .brand {
    flex-direction: column;
    gap: 2px;
    text-align: center;
  }
  .brand-mark { width: 134px; height: 92px; }
  .brand-text { max-width: 230px; }
  .nav-toggle { align-self: start; margin-top: 8px; }
}

@media (max-width: 390px) {
  .brand-mark { width: 116px; height: 82px; }
}

.vendor-directory {
  display: grid;
  gap: clamp(34px, 5vw, 58px);
  margin-top: 30px;
}
.vendor-section { scroll-margin-top: 24px; }
.vendor-section-heading {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 18px;
  padding-bottom: 11px;
  border-bottom: 2px solid var(--gold);
}
.vendor-section-title { margin: 0; font-size: clamp(1.55rem, 3vw, 2.15rem); }
.vendor-section-count {
  flex: 0 0 auto;
  color: #765510;
  font-size: .76rem;
  font-weight: 850;
  letter-spacing: .04em;
  text-transform: uppercase;
}
.vendor-section .vendor-grid { margin-top: 16px; }

@media (max-width: 520px) {
  .vendor-directory { gap: 38px; }
  .vendor-section-heading { align-items: flex-start; }
  .vendor-section-count { padding-top: 5px; }
}

/* Hospitality-led marketing refresh: existing tools and content retained. */
:root{--ink:#102d48;--ink-soft:#193c58;--cream:#f5f1e8;--paper:#fffefa;--gold:#c2a15f;--gold-light:#ead6ab;--muted:#56616b;--line:#dddcd5;--radius:12px;--shadow:0 12px 32px rgba(16,45,72,.08)}
body{font-size:17px}h1{font-size:clamp(2.5rem,5vw,4.2rem)}h2{font-size:clamp(1.8rem,3.3vw,2.8rem)}
a,button,input,textarea{touch-action:manipulation}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #9a6b1c;outline-offset:4px}input:focus-visible,textarea:focus-visible{outline:3px solid #9a6b1c;outline-offset:2px}
.skip-link{position:fixed;left:16px;top:-100px;z-index:200;background:white;padding:14px}.skip-link:focus{top:12px}
.topline{background:var(--ink);letter-spacing:0}.topline .container{align-items:center}.topline .container>span:first-child{display:none}.topline .container>span:last-child{display:flex;gap:12px;flex-wrap:wrap;justify-content:center;width:100%}.topline .contact-broker{font-size:12px;color:#fff}
.site-header{position:relative;background:var(--paper)}.nav-wrap{display:flex;flex-wrap:wrap;justify-content:center;padding:12px 0;gap:10px;min-height:0}.brand{min-width:0;justify-content:center;flex-direction:row;text-align:left;gap:14px}.brand-mark{width:126px;height:80px}.brand-text{max-width:unset}.brand-text strong,.brand-text span{font-size:1rem;line-height:1.3}.brand-text span{font-size:1.05rem}.nav-links{width:100%;justify-content:center;gap:4px;flex-wrap:wrap}.nav-links a{padding:10px 12px}.nav-toggle{display:none}
.hero{background:var(--cream)}.hero:after{display:none}.hero-grid{grid-template-columns:1.1fr .85fr;min-height:0;padding:42px 0;gap:50px}.hero h1{font-size:clamp(2.5rem,5.3vw,4.3rem);line-height:1.06}.hero h1 span{color:var(--ink)}.hero-photo{width:100%}.hero-photo:before{display:none}.hero-photo img{max-height:420px;height:auto;border-radius:8px;object-fit:contain;box-shadow:none}.hero .eyebrow{margin-bottom:16px}.hero-actions{margin-top:22px;gap:12px}.hero-note{font-size:.75rem;gap:8px 16px;margin-top:12px}.hero-conversation{font-size:.88rem;margin:18px 0 0}.hero-conversation a{text-underline-offset:4px}.hero-copy .lede{font-size:1.1rem;color:#415363}.btn{border-radius:6px;min-height:48px;font-size:.95rem;padding:12px 18px}.btn:hover{transform:none}.section{padding:52px 0}.section.compact{padding:32px 0}.page-hero{background:var(--ink);padding:46px 0}.page-hero .eyebrow{color:var(--gold-light)}.page-hero .btn-outline{color:white;border-color:white}.property-hero{padding-bottom:70px}.trust-item{padding:14px}.trust-grid{background:var(--ink)}.trust-item strong{font-size:.95rem}.trust-item span{font-size:.75rem}
.quote-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px;margin:25px 0}.quote-grid figure{margin:0;padding:0 0 0 24px;border-left:2px solid var(--gold)}blockquote{font-family:Georgia,serif;font-size:clamp(1.2rem,2.4vw,1.55rem);line-height:1.45;margin:0 0 20px}figcaption{font-size:.85rem;color:var(--muted)}figcaption a{font-size:.75rem;text-underline-offset:3px}
.home-sales{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin:28px 0}.home-sales .type-card{display:flex;flex-direction:column;min-height:0;box-shadow:none;border-radius:8px}.home-sales .type-media{min-height:0;aspect-ratio:1.6}.home-sales .type-media img{height:100%;width:100%;object-fit:cover}.home-sales .type-label{display:none}.home-sales .type-body{padding:20px;flex:1}.home-sales .type-body h3{font-size:1.25rem}.home-sales .type-body p{font-size:.9rem}.home-sales .deal-tags{display:none}.home-sales .source-link{margin-top:auto}
.path-grid,.seller-steps{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;margin:28px 0}.path-grid>a{border-top:2px solid var(--gold);text-decoration:none;padding:24px;background:var(--cream)}.path-grid span{font-size:.8rem;text-transform:uppercase;letter-spacing:.08em}.path-grid h3{margin:16px 0}.path-grid p{margin:0;font-size:.95rem}.seller-steps article{padding:24px;border:1px solid var(--line);background:white}.seller-steps p{font-size:.95rem}.seller-steps .step-number{background:var(--cream);color:var(--ink);font-size:.85rem}
.retained-resources{margin:12px auto 40px}.retained-resources>details{border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.retained-resources>details>summary{padding:22px 0;cursor:pointer;font-weight:700}.retained-resources .section{padding:32px 0}.retained-resources .container{width:calc(100% - 32px)}.retained-resources .tool-card{min-height:0}.retained-resources .tool-card h3{margin-top:24px}.hospitality-extra{padding-bottom:24px}
.contact-band{background:var(--cream)}.contact-band .container{display:block;padding-block:36px}.contact-band .contact-actions{margin-top:16px}.broker-label{font-weight:750;font-size:1rem;margin:10px 0}.contact-point{display:inline-flex;flex-direction:column;vertical-align:top;gap:3px}.contact-broker{font-size:.74rem;line-height:1.25;font-weight:600;color:inherit;max-width:260px}.contact-point a{min-height:24px}.contact-actions .contact-point{max-width:280px}.contact-people{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin:32px 0}.contact-people article{padding:28px;background:var(--cream)}.contact-people h3{margin-bottom:8px}.phone-text{margin:12px 0 0}.site-footer{background:var(--ink)}.footer-brand-text strong,.footer-brand-text span{font-size:1rem}.footer-brand-text span{font-size:1.05rem}.site-footer .footer-links{margin:12px 0 22px}.site-footer .contact-broker{display:none}.site-footer .broker-label{color:white}.footer-links a{min-height:28px}.footer-bottom{color:#d6dfe5;border-color:#506475}.footer-grid{grid-template-columns:1.2fr .8fr 1fr}.small-copy{font-size:.85rem;color:var(--muted);margin-top:20px}.reading-copy{max-width:780px}.reading-copy h3{margin-top:32px}
.inquiry-form{padding:28px;border:1px solid var(--line);border-radius:8px;background:white}.inquiry-form label{display:block;font-size:.9rem;font-weight:700;margin:16px 0 6px}.inquiry-form input,.inquiry-form textarea{display:block;width:100%;font:inherit;color:var(--ink);background:white;border:1px solid #75818c;border-radius:5px;padding:12px}.inquiry-form textarea{resize:vertical}.inquiry-form .btn{margin-top:16px}.inquiry-form p{font-size:.9rem}.inquiry-form [role=status]:empty{display:none}.area-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin:32px 0}.area-grid article{border-top:2px solid var(--gold);padding:24px;background:var(--cream)}.area-grid a{font-weight:700;font-size:.9rem}.buyer-help{background:var(--cream);border-left:3px solid var(--gold);padding:24px;margin:28px auto;max-width:1100px}.buyer-help h2{font-size:1.5rem}.buyer-help p{font-size:1rem}
.directory-tools{position:relative;top:auto}.filter-chips{flex-wrap:wrap;overflow:visible;gap:8px}.chip,.mini-btn{min-height:44px;display:inline-flex;align-items:center;justify-content:center}.directory-controls label{position:static!important;left:auto!important;min-width:150px}.directory-controls{flex-wrap:wrap}.vendor-count{font-size:.85rem;margin-top:14px}.mobile-contact{display:none}
@media(max-width:800px){.hero-grid,.split{grid-template-columns:1fr;gap:26px}.hero-photo{max-width:430px;justify-self:center}.hero-photo img{max-height:320px}.hero-grid{padding:28px 0}.home-sales{grid-template-columns:1fr}.home-sales .type-card{display:grid;grid-template-columns:.9fr 1.1fr}.home-sales .type-media{aspect-ratio:auto;min-height:240px}.seller-steps{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.contact-people{gap:16px}.contact-people article{padding:20px}}
@media(max-width:620px){body{padding-bottom:80px}.container{width:calc(100% - 32px)}.nav-wrap{display:flex;padding:10px 0}.brand{width:calc(100% - 68px);justify-content:flex-start;gap:9px}.brand-mark{width:74px;height:52px}.brand-text{max-width:190px}.brand-text strong,.brand-text span{font-size:.8rem}.brand-text span{font-size:.85rem}.nav-toggle{display:block;align-self:center;margin:0;min-height:44px;font-size:.8rem;padding:8px}.nav-links{display:none;position:static;width:100%;flex-direction:column;background:var(--paper);padding:10px;box-shadow:none}.nav-links.open{display:flex}.nav-links a{width:100%;min-height:44px}.topline .container{padding:6px 0}.topline .contact-broker{font-size:9px}.topline a{font-size:11px}.topline .container>span:last-child{gap:6px}.hero h1{font-size:2.65rem}.hero-copy .lede{font-size:1rem}.hero-actions{grid-template-columns:1fr 1fr}.hero-actions .btn{font-size:.86rem;padding:12px 8px}.hero-note{display:none}.hero-conversation{font-size:.85rem}.hero-photo{max-width:300px}.section{padding:34px 0}.quote-grid,.path-grid,.seller-steps,.area-grid,.contact-people{grid-template-columns:1fr;gap:22px}.quote-grid{gap:28px}.home-sales .type-card{display:flex}.home-sales .type-media{min-height:0;aspect-ratio:1.65}.trust-grid{grid-template-columns:1fr 1fr}.trust-item strong{font-size:.85rem}.trust-item span{font-size:.7rem}.contact-actions{display:flex}.contact-actions .contact-point{flex:1;min-width:120px}.contact-actions .btn{min-width:0}.footer-grid{grid-template-columns:1fr;gap:18px}.footer-grid>div:first-child{grid-column:auto}.inquiry-form{padding:20px}.directory-tools{padding:14px 0}.chip{font-size:.76rem;padding:8px 11px}.directory-controls label{font-size:.9rem}.mobile-contact{display:grid;position:fixed;z-index:60;bottom:0;left:0;right:0;background:var(--ink);color:white;padding:7px 16px max(8px,env(safe-area-inset-bottom));grid-template-columns:1fr 1fr;gap:3px 16px;border-top:1px solid #617587}.mobile-contact a{min-height:35px;display:flex;justify-content:center;align-items:center;font-size:.9rem;font-weight:700}.mobile-contact span{grid-column:1/-1;text-align:center;font-size:.65rem}.buyer-help{margin:20px 16px}.page-hero h1{font-size:2.5rem}.page-hero{padding:32px 0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
img{height:auto}.trust-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));overflow:visible}.image-broker{font-size:clamp(1.35rem,2.5vw,2rem);font-family:Georgia,serif;line-height:1.2;font-weight:bold;margin:14px 0 0}.hero-photo .image-broker{font-size:1.25rem;text-align:center}.hero-photo img{width:auto;margin:auto}.mobile-contact a{min-height:44px}.inquiry-form [hidden]{display:none}.nav-links{max-height:none}.footer-links a{overflow-wrap:anywhere}@media(max-width:620px){.trust-grid{grid-template-columns:1fr 1fr}.trust-item{min-width:0}.hero-photo .image-broker{font-size:1.1rem}.image-broker{font-size:1.6rem}.topline .contact-broker{font-size:10px}.nav-toggle:after{content:none}.cards{display:flex;flex-direction:column}}

.photo-unavailable{position:absolute;inset:0;display:flex;align-items:center;padding:24px;background:var(--cream);color:var(--ink);font-size:.9rem}.type-media{position:relative}

/* Make the top brand lockup easier to read while preserving the centered mark. */
.site-header .brand-text strong { font-size: 1.35rem; }
.site-header .brand-text span { font-size: 1.18rem; }

/* Larger roof mark, shorter homepage — October 16. */
.brand-mark{width:189px;height:120px}
.home-page .hero-grid{padding-block:26px;gap:32px}
.home-page .hero-photo img{max-height:330px}
.home-page .section{padding-block:32px}
.home-page .quote-grid{margin-block:18px;gap:24px}
.home-page blockquote{font-size:1.25rem;line-height:1.4;margin-bottom:12px}
.home-page .home-sales{margin-block:20px;gap:16px}
.home-page .home-sales .type-body{padding:16px}
.home-page .home-sales .type-body h3{margin-block:9px;font-size:1.12rem}
.sale-details{font-size:.85rem;margin:0 0 12px}
.sale-details summary{cursor:pointer;min-height:36px;display:list-item;padding-block:5px;text-decoration:underline;text-underline-offset:3px}
.sale-details p{margin-top:8px!important}
.home-page .path-grid{margin-block:20px;gap:16px}
.home-page .path-grid>a{padding:18px}
.home-page .path-grid h3{margin-block:10px}
.home-page .retained-resources{margin-block:0 24px}
.home-page .contact-band .container{padding-block:25px}
.home-page .footer-grid{padding-block:30px 20px}
.footer-explore summary{font-weight:700;cursor:pointer;min-height:44px}
@media(max-width:620px){
 .brand-mark{width:111px;height:78px}
 .brand{gap:8px}
 .brand-text{min-width:0;max-width:170px}
 .site-header .brand-text strong{font-size:1.02rem}
 .site-header .brand-text span{font-size:.9rem}
 .home-page .hero-grid{padding-block:22px;gap:16px}
 .home-page .hero h1{font-size:2.3rem;margin-bottom:16px}
 .home-page .hero-photo{max-width:220px}
 .home-page .hero-photo img{max-height:220px}
 .home-page .hero-photo .image-broker{font-size:1rem;margin-top:8px}
 .home-page .section{padding-block:25px}
 .home-page .section h2{font-size:1.65rem}
 .home-page .eyebrow{margin-bottom:12px}
 .home-page .quote-grid{gap:18px}
 .home-page .quote-grid figure{padding-left:16px}
 .home-page blockquote{font-size:1.1rem}
 .home-page .home-sales .type-card{display:grid;grid-template-columns:90px minmax(0,1fr);align-items:start}
 .home-page .home-sales .type-media{min-height:0;aspect-ratio:1;align-self:start;margin:14px 0 14px 10px}
 .home-page .home-sales .type-body{padding:14px 12px 14px 18px}
 .home-page .home-sales .deal-role{font-size:.6rem;padding:5px 7px}
 .home-page .home-sales .property-location{font-size:.7rem;margin-bottom:6px}
 .home-page .home-sales .source-link{padding-top:8px}
 .home-page .home-sales .sale-details{margin-bottom:6px}
 .home-page .home-sales .photo-unavailable{padding:8px;font-size:.65rem;line-height:1.25}
 .home-page .path-grid{gap:10px}
 .home-page .path-grid>a{padding:14px 18px}
 .home-page .path-grid h3{font-size:1.2rem;margin-block:6px}
 .home-page .path-grid p{font-size:.85rem}
 .home-page .footer-grid{gap:8px}
}