:root {
  --gold: #c6a530;
  --gold-deep: #ba9924;
  --ink: #222222;
  --muted: #555;
  --paper: #ffffff;
  --wash: #f6f6f6;
  --line: #e6e6e6;
  --rust: #dd6420;
  --max: 1140px;
  --sans: "Source Sans 3", "Source Sans Pro", "Segoe UI", sans-serif;
  --head: Montserrat, "Source Sans 3", sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.5;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--gold-deep); }
a:hover { color: var(--gold); }
h1, h2, h3, h4 { font-family: var(--head); font-weight: 500; line-height: 1.2; }
.skip { position: absolute; left: -999px; }
.skip:focus { left: 8px; top: 8px; background: #fff; z-index: 9; padding: 6px 10px; }
.wrap { width: min(var(--max), calc(100% - 32px)); margin: 0 auto; }
.staging {
  background: #111;
  color: var(--gold);
  text-align: center;
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 7px 12px;
}
.staging a { color: #fff; }
.site-header { background: #111; color: #fff; border-bottom: 3px solid var(--gold); }
.brand-row { text-align: center; padding: 14px 16px 8px; }
.brand-row img { width: min(320px, 78vw); margin: 0 auto; }
.nav-bar { background: #1a1a1a; }
.nav-bar nav, .nav {
  width: min(var(--max), calc(100% - 16px));
  margin: 0 auto;
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 0 4px;
}
.nav-group { position: relative; }
.nav-group > a, .nav a {
  display: inline-block;
  color: #f3f3f3;
  text-decoration: none;
  font-family: var(--head);
  font-size: 12px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 12px 11px;
}
.nav-group > a:hover, .nav a:hover, .nav-group > a[aria-current="page"] { color: var(--gold); }
.nav-group ul {
  display: none;
  position: absolute;
  z-index: 6;
  min-width: 230px;
  margin: 0;
  padding: 6px 0;
  list-style: none;
  background: #111;
  border-top: 2px solid var(--gold);
  text-align: left;
}
.nav-group:hover ul, .nav-group:focus-within ul { display: block; }
.nav-group li a { display: block; padding: 8px 14px; color: #eee; text-transform: none; letter-spacing: 0; font-family: var(--sans); font-size: 15px; }
.nav-group li a:hover { background: #222; color: var(--gold); }
.nav-toggle { display: none; }
.hero-photo {
  min-height: 460px;
  background: #111 center/cover no-repeat;
  position: relative;
}
.hero-photo::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(0,0,0,0.45), rgba(0,0,0,0.05));
}
.search-strip { background: #111; color: #fff; }
.search-strip .wrap {
  display: flex; flex-wrap: wrap; gap: 12px 20px;
  align-items: center; justify-content: space-between;
  padding: 14px 0;
}
.search-fields { display: flex; flex-wrap: wrap; gap: 6px; list-style: none; margin: 0; padding: 0; }
.search-fields li { border: 1px solid var(--gold); color: var(--gold); font-size: 12px; letter-spacing: 0.06em; text-transform: uppercase; padding: 4px 8px; }
.btn {
  display: inline-block;
  background: var(--gold);
  color: #222;
  text-decoration: none;
  font-family: var(--sans);
  font-weight: 700;
  font-size: 15px;
  padding: 11px 18px;
  border: 0;
  border-bottom: 3px solid #222;
  cursor: pointer;
}
.btn:hover { background: var(--gold); color: var(--gold); background: #222; border-bottom-color: var(--gold); }
.btn-ghost { background: transparent; color: var(--gold); border: 2px solid #222; }
.section { padding: 42px 0; text-align: center; }
.section.alt { background: var(--wash); }
.kicker, .eyebrow {
  font-family: var(--head);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-size: 13px;
  color: var(--gold-deep);
  margin: 0 0 8px;
}
.section h2, .page-head h1, .page-hero h1 {
  font-size: clamp(28px, 4vw, 40px);
  margin: 0 0 10px;
  text-align: center;
}
.lede, .mission { max-width: 820px; margin: 0 auto 8px; color: #444; }
.pillars { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; margin-top: 22px; text-align: center; }
.pillar { padding: 8px 10px; }
.pillar h3 { margin: 8px 0; font-size: 18px; }
.pillar p { margin: 0; color: #555; }
.gold-mark { width: 42px; height: 42px; margin: 0 auto; border: 2px solid var(--gold); border-radius: 50%; }
.team-row, .grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; text-align: center; margin-top: 16px; }
.agent img, .card img { width: 100%; aspect-ratio: 1 / 1; object-fit: cover; object-position: center top; }
.agent h3, .card h3 { margin: 10px 0 4px; }
.role { letter-spacing: 0.12em; text-transform: uppercase; font-size: 12px; color: var(--gold-deep); margin: 0; }
.news-row, .cards, .grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; text-align: left; margin-top: 16px; }
.news-card, .card { color: inherit; text-decoration: none; background: #fff; border: 1px solid var(--line); display: block; }
.news-card img, .card figure img { width: 100%; aspect-ratio: 16/10; object-fit: cover; }
.news-card h3, .card-body h3 { font-size: 20px; margin: 12px 14px 6px; }
.news-card p, .card-body p { margin: 0 14px 14px; color: #555; }
.card figure { margin: 0; }
.card-body { padding-bottom: 8px; }
.quotes, .grid-3 .quote { text-align: left; }
.quotes { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.quote { margin: 0; background: #fff; border-top: 3px solid var(--gold); padding: 16px 18px; }
.quote p { margin: 0 0 8px; }
.quote footer { font-family: var(--head); letter-spacing: 0.08em; text-transform: uppercase; font-size: 13px; }
.marks { display: flex; flex-wrap: wrap; justify-content: center; gap: 18px; align-items: center; margin-top: 12px; }
.marks img, .panel img { height: 78px; width: auto; background: #111; padding: 8px 10px; margin: 0 auto; }
.callout, .band { background: #111; color: #fff; text-align: center; padding: 36px 16px; }
.callout h2, .band h2 { color: #fff; margin: 0 0 8px; }
.page-head, .page-hero { padding: 36px 0 8px; background: var(--wash); border-bottom: 1px solid var(--line); }
.prose { max-width: 780px; margin: 0 auto; padding: 22px 0 40px; text-align: left; }
.prose h2, .prose h3 { text-align: left; }
.ledger { width: 100%; border-collapse: collapse; margin: 12px 0 28px; text-align: left; }
.ledger th, .ledger td { padding: 8px 6px; border-bottom: 1px solid var(--line); vertical-align: top; }
.ledger th { font-size: 12px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold-deep); }
.sold-price { color: var(--gold-deep); font-weight: 700; }
.form { display: grid; gap: 10px; max-width: 560px; margin: 12px auto 28px; text-align: left; }
.form label, label { display: grid; gap: 4px; font-size: 13px; letter-spacing: 0.06em; text-transform: uppercase; }
input, select, textarea { font: inherit; padding: 10px; border: 1px solid #ccc; background: #fff; color: #222; text-transform: none; letter-spacing: 0; }
.note, .form-status, .form-note { color: #555; }
.hp { position: absolute; left: -9999px; }
.site-footer { background: #111; color: #ddd; padding: 32px 0; }
.foot-grid, .site-footer .wrap { width: min(var(--max), calc(100% - 32px)); margin: 0 auto; display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 22px; text-align: left; }
.site-footer h2 { color: var(--gold); font-size: 14px; letter-spacing: 0.14em; text-transform: uppercase; }
.site-footer a { color: var(--gold); text-decoration: none; }
.site-footer ul, .socials { list-style: none; margin: 0; padding: 0; }
.nb-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.nb { position: relative; display: block; color: #fff; text-decoration: none; min-height: 220px; overflow: hidden; }
.nb img { width: 100%; height: 260px; object-fit: cover; }
.nb span { position: absolute; left: 0; right: 0; bottom: 0; padding: 24px 14px 12px; background: linear-gradient(transparent, rgba(0,0,0,0.75)); font-family: var(--head); font-size: 28px; }
.nb em { display: block; font-style: normal; font-family: var(--sans); font-size: 15px; margin-top: 4px; }
.panel { background: #fff; border: 1px solid var(--line); padding: 16px; }
.split { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: 28px; align-items: center; text-align: left; }
.split img { width: 100%; aspect-ratio: 1; object-fit: cover; object-position: center top; }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.fine { font-size: 13px; color: #aaa; }
@media (max-width: 860px) {
  .pillars, .team-row, .grid-2, .news-row, .cards, .grid-3, .quotes, .foot-grid, .site-footer .wrap, .split, .nb-grid, .contact-grid { grid-template-columns: 1fr; }
  .hero-photo { min-height: 280px; }
  .nav-group ul { position: static; }
}