@font-face{font-family:"Cormorant Garamond";src:url(fonts/cormorant.woff2) format("woff2");font-weight:300 700;font-display:swap}
@font-face{font-family:Inter;src:url(fonts/inter.woff2) format("woff2");font-weight:100 900;font-display:swap}
:root{--navy:#0F1E36;--navy2:#1B2D4D;--ivory:#FAF7F0;--ivory2:#F2EDE2;--gold:#B8975A;--gold2:#D4BC8A;--ink:#1d2433;--mute:#5d6577;--serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;--sans:Inter,-apple-system,system-ui,"Segoe UI",Roboto,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:72px;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:600;color:var(--navy);line-height:1.15;margin:0 0 .4em}
h1{font-size:clamp(2.4rem,8vw,4.2rem);color:#fff;font-weight:500}
h2{font-size:clamp(2rem,6vw,3rem);font-weight:500}
h3{font-size:1.45rem}
p{margin:0 0 1em}
.center{text-align:center}
.eyebrow{font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin:0 0 .8em;font-weight:600}
.rule{width:56px;height:1px;background:var(--gold);margin:1.2rem auto 2.4rem}
.small{font-size:.85rem;color:var(--mute)}
.sub{color:var(--mute);max-width:34rem;margin:0 auto 2rem}
.light{color:#fff}
/* header */
.site-head{position:sticky;top:0;z-index:20;display:flex;align-items:center;justify-content:space-between;padding:10px 20px;background:rgba(250,247,240,.96);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);border-bottom:1px solid rgba(184,151,90,.25)}
.brand{color:#0B1F3A;display:block;line-height:0}
.logo{width:150px;height:auto}
.site-head .logo{width:140px;display:block}
.menu-btn{width:44px;height:44px;border:0;background:none;display:flex;flex-direction:column;justify-content:center;gap:7px;align-items:flex-end;cursor:pointer;padding:10px}
.menu-btn span{display:block;height:1px;background:var(--navy);width:24px;transition:.25s}
.menu-btn span+span{width:16px}
.menu-btn[aria-expanded=true] span:first-child{transform:translateY(4px) rotate(45deg);width:22px}
.menu-btn[aria-expanded=true] span+span{transform:translateY(-4px) rotate(-45deg);width:22px}
.nav{position:absolute;top:100%;left:0;right:0;background:var(--ivory);display:none;flex-direction:column;padding:8px 20px 20px;border-bottom:1px solid rgba(184,151,90,.3)}
.nav.open{display:flex}
.nav a{padding:14px 0;text-decoration:none;font-family:var(--serif);font-size:1.4rem;color:var(--navy);border-bottom:1px solid rgba(15,30,54,.08)}
/* buttons */
.btn{display:inline-block;padding:14px 26px;font-family:var(--sans);font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;font-weight:600;border:1px solid transparent;cursor:pointer;text-align:center;transition:.2s;border-radius:0}
.btn.gold{background:var(--gold);color:var(--navy)}
.btn.gold:hover{background:var(--gold2)}
.btn.navy{background:var(--navy);color:#fff}
.btn.navy:hover{background:var(--navy2)}
.btn.ghost{border-color:rgba(255,255,255,.7);color:#fff}
.btn.line{border-color:var(--navy);color:var(--navy);background:none}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:1.6rem}
/* hero */
.hero{position:relative;min-height:88vh;min-height:88svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--navy)}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,30,54,.55) 0%,rgba(15,30,54,.62) 40%,rgba(15,30,54,.94) 100%)}
.hero-in{position:relative;z-index:1;padding:0 24px 56px;max-width:760px}
.hero .lede{font-size:1.05rem;color:rgba(255,255,255,.88);max-width:30rem}
.hero .btn{flex:1 1 auto}
section{padding:80px 22px}
section>*{max-width:1100px;margin-left:auto;margin-right:auto}
/* pillars */
.grid4{display:grid;gap:0}
.pillar{padding:28px 0;border-top:1px solid rgba(184,151,90,.35)}
.pillar .num{font-family:var(--serif);color:var(--gold);font-size:1.1rem;letter-spacing:.1em}
.pillar p{color:var(--mute);margin:0}
/* portfolio */
.portfolio{background:#fff}
.tabs{display:flex;justify-content:center;border-bottom:1px solid rgba(15,30,54,.12);margin-bottom:28px}
.tab{flex:1;max-width:180px;background:none;border:0;border-bottom:2px solid transparent;padding:14px 6px;font-family:var(--sans);font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mute);font-weight:600;cursor:pointer;margin-bottom:-1px}
.tab.active{color:var(--navy);border-bottom-color:var(--gold)}
.panel{display:none}.panel.active{display:block}
.note{text-align:center;font-size:.8rem;color:var(--mute);font-style:italic;margin-bottom:22px}
.cards{display:grid;grid-template-columns:1fr 1fr;gap:22px 12px}
.card .ph{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--ivory2)}
.card img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.card:hover img{transform:scale(1.03)}
.tag{position:absolute;top:12px;left:12px;background:rgba(15,30,54,.88);color:#fff;font-size:.64rem;letter-spacing:.18em;text-transform:uppercase;padding:5px 10px;font-weight:600}
.tag.inline{position:static;display:inline-block;background:var(--gold);color:var(--navy);margin-bottom:12px}
.cb{padding:14px 2px 0}
.cb h3{margin:0;font-size:1.15rem}
.cb p{margin:0;color:var(--mute);font-size:.8rem}
.card .tag{font-size:.56rem;padding:4px 7px;top:8px;left:8px}
.feature{display:grid;gap:24px}
.gallery{display:grid;grid-template-columns:1fr 1fr;gap:6px}
.gallery img{width:100%;aspect-ratio:4/3;object-fit:cover}
.gallery img:first-child{grid-column:1/-1;aspect-ratio:3/2}
.price{font-family:var(--serif);font-size:2.4rem;color:var(--navy);margin:.2em 0 .4em}
.loc{color:var(--mute);margin:0}
.facts{margin:0 0 .5rem;border-top:1px solid rgba(15,30,54,.1)}
.facts div{display:flex;justify-content:space-between;padding:10px 0;border-bottom:1px solid rgba(15,30,54,.1);font-size:.92rem}
.facts dt{color:var(--mute)}.facts dd{margin:0;font-weight:500}
.empty{text-align:center;padding:56px 22px;border:1px solid rgba(184,151,90,.4);background:var(--ivory)}
.empty .rule{margin:0 auto 1.6rem}
.empty p{color:var(--mute);max-width:28rem;margin:0 auto 1.4rem}
.empty.light{background:#fff}
/* leasing */
.leasing{background:#fff}
.steps{list-style:none;padding:0;margin-bottom:36px}
.steps li{display:flex;gap:18px;padding:20px 0;border-bottom:1px solid rgba(15,30,54,.08)}
.steps li>span{flex:none;width:40px;height:40px;border:1px solid var(--gold);color:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:1.2rem}
.steps h3{font-size:1.3rem;margin:4px 0 4px}
.steps p{margin:0;color:var(--mute)}
.ny-note{background:var(--navy);color:#fff;padding:26px 24px;margin-bottom:32px;border-left:2px solid var(--gold)}
.ny-note h3{color:var(--gold2);font-size:1.3rem}
.ny-note ul{margin:0;padding-left:1.1em}
.ny-note li{margin:.3em 0}
.ny-note strong{color:var(--gold2)}
/* finance */
.grid3{display:grid;gap:16px;margin-bottom:44px}
.fcard{background:#fff;padding:26px 24px;border-top:2px solid var(--gold)}
.fcard p{margin:0;color:var(--mute);font-size:.95rem}
.calc-wrap{background:#fff;padding:22px 18px;box-shadow:0 18px 50px -24px rgba(15,30,54,.25)}
.ctabs{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px;margin-bottom:22px;scrollbar-width:none}
.ctabs::-webkit-scrollbar{display:none}
.ctab{flex:none;background:var(--ivory);border:1px solid rgba(15,30,54,.12);padding:10px 14px;font-family:var(--sans);font-size:.78rem;font-weight:600;color:var(--navy);cursor:pointer;white-space:nowrap}
.ctab.active{background:var(--navy);color:#fff;border-color:var(--navy)}
.calc{display:none}.calc.active{display:grid;gap:22px}
.fields{display:grid;grid-template-columns:1fr 1fr;gap:12px}
label{display:flex;flex-direction:column;font-size:.74rem;color:var(--mute);letter-spacing:.04em;gap:6px;font-weight:500}
input,select,textarea{font:inherit;font-size:16px;color:var(--ink);padding:12px;border:1px solid rgba(15,30,54,.18);background:var(--ivory);border-radius:0;width:100%;-webkit-appearance:none;appearance:none}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold);background:#fff}
.out{background:var(--navy);color:#fff;padding:22px}
.big{display:flex;flex-direction:column;border-bottom:1px solid rgba(184,151,90,.4);padding-bottom:14px;margin-bottom:10px}
.big span{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold2)}
.big strong{font-family:var(--serif);font-size:2.6rem;font-weight:500;line-height:1.1}
.rows p{display:flex;justify-content:space-between;gap:12px;margin:0;padding:7px 0;font-size:.9rem;border-bottom:1px solid rgba(255,255,255,.07)}
.rows span{color:rgba(255,255,255,.72)}
.rows b{font-weight:600;text-align:right}
.disclaimer{font-size:.75rem;color:var(--mute);margin:16px 0 0}
/* portals */
.portals{background:var(--navy)}
.portals h2{color:#fff}
.grid2{display:grid;gap:18px}
.portal{display:block;text-decoration:none;color:#fff;border:1px solid rgba(184,151,90,.5);padding:30px 26px;transition:.2s}
.portal:hover{background:var(--navy2)}
.portal h3{color:#fff;font-size:1.8rem;font-weight:500}
.portal ul{list-style:none;padding:0;margin:0 0 24px}
.portal li{padding:6px 0;color:rgba(255,255,255,.8);font-size:.95rem}
.portal li::before{content:"";display:inline-block;width:14px;height:1px;background:var(--gold);vertical-align:middle;margin-right:12px}
.portal .btn{width:100%}
/* contact */
.cform{display:grid;gap:14px;max-width:560px}
.cform .btn{margin-top:6px}
.foot{background:var(--navy);color:rgba(255,255,255,.75);text-align:center;padding:56px 22px 40px;border-top:1px solid rgba(184,151,90,.3)}
.flogo{color:#fff;line-height:0;margin-bottom:22px}.flogo .logo{width:160px}
.foot p{margin:.3em 0}.foot a{color:var(--gold2);text-decoration:none}
.fnav{display:flex;justify-content:center;flex-wrap:wrap;gap:6px 18px;margin:18px 0}
.fnav a{color:rgba(255,255,255,.75);font-size:.85rem}
.foot .small{color:rgba(255,255,255,.45);margin-top:14px}
@media (min-width:720px){
 .cards{gap:28px}
 .cb h3{font-size:1.4rem}.cb p{font-size:.9rem}
 .grid3{grid-template-columns:repeat(3,1fr)}
 .grid2{grid-template-columns:1fr 1fr}
 .feature{grid-template-columns:1.3fr 1fr;align-items:start}
 .fields{grid-template-columns:repeat(3,1fr)}
 .calc.active{grid-template-columns:1.4fr 1fr}
 .calc-wrap{padding:36px}
 .calc .fields{grid-template-columns:1fr 1fr}
 .grid4{grid-template-columns:repeat(4,1fr);gap:28px}
 .hero-in{padding:0 48px 90px}
 .hero .btn{flex:0 0 auto}
 section{padding:110px 32px}
}
@media (min-width:1000px){
 .menu-btn{display:none}
 .nav{position:static;display:flex;flex-direction:row;gap:30px;padding:0;background:none;border:0}
 .nav a{font-family:var(--sans);font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;padding:6px 0;border:0;font-weight:600}
 .nav a:hover{color:var(--gold)}
 .site-head{padding:14px 40px}
 .site-head .logo{width:176px}
 .cards{grid-template-columns:repeat(3,1fr)}
}

/* legal + a11y additions */
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.tab:focus-visible,.ctab:focus-visible{outline-offset:-2px}
.ny-note .nj{margin:14px 0 0;padding-top:12px;border-top:1px solid rgba(184,151,90,.35);font-size:.9rem;color:rgba(255,255,255,.85)}
.consent{font-size:.75rem;color:var(--mute);margin:4px 0 0;line-height:1.5}
.consent a{color:var(--navy)}
.fair{max-width:640px;margin:26px auto 0;padding-top:22px;border-top:1px solid rgba(184,151,90,.3);font-size:.8rem;line-height:1.55;color:rgba(255,255,255,.7)}
.fair p{margin:.6em 0}
.fair strong{color:#fff;font-weight:600}
.eho-row{display:flex;align-items:center;justify-content:center;gap:10px;color:#fff;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;margin-bottom:10px}
.eho{width:30px;height:30px;flex:none}
.lnav{display:flex;flex-wrap:wrap;justify-content:center;gap:6px 16px;margin:14px 0}
.lnav a{color:var(--gold2);text-decoration:underline;text-underline-offset:3px;font-size:.8rem}
.fair .disc{color:rgba(255,255,255,.55);font-size:.74rem}
/* plain pages */
.legal-page{padding:56px 22px 72px}
.legal-page>*{max-width:720px}
.legal-page h1{color:var(--navy);font-size:clamp(2rem,7vw,2.8rem)}
.legal-page h2{font-size:1.5rem;margin-top:1.6em}
.legal-page p,.legal-page li{color:var(--ink);font-size:.98rem}
.legal-page .updated{color:var(--mute);font-size:.85rem}
.pending{display:inline-block;background:var(--gold);color:var(--navy);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;padding:6px 12px;margin:0 0 18px}
.back{display:inline-block;margin-top:28px}

/* multi-page additions */
.skip{position:absolute;left:-9999px;top:0;z-index:50;background:var(--navy);color:#fff;padding:10px 16px}
.skip:focus{left:8px;top:8px}
.nav a[aria-current=page]{color:var(--gold)}
.page{padding-top:56px}
h1.ptitle{color:var(--navy);font-size:clamp(2rem,6vw,3rem);font-weight:500}
h1.ptitle.light{color:#fff}
.more{margin-top:34px}
.featured{background:#fff}
.gallery.one{grid-template-columns:1fr}
.cta-band{background:var(--navy)}
.cta-band h2{color:#fff}
.quick{display:grid;gap:12px}
.quick a{display:block;text-decoration:none;color:#fff;border:1px solid rgba(184,151,90,.5);padding:20px 22px;transition:.2s}
.quick a:hover{background:var(--navy2)}
.quick span{display:block;font-family:var(--serif);font-size:1.45rem}
.quick small{color:rgba(255,255,255,.7);font-size:.85rem}
.prose{max-width:680px}
.placeholder-note{background:var(--ivory2);border-left:2px solid var(--gold);padding:10px 14px;font-size:.85rem;color:var(--mute);font-style:italic}
.principal{border-top:1px solid rgba(184,151,90,.4);border-bottom:1px solid rgba(184,151,90,.4);padding:20px 0;margin:26px 0 10px}
.principal h3{margin:0}.principal p{margin:0;color:var(--mute)}
.detail{margin-top:30px}
.fhline{max-width:640px;margin:26px auto 0}
.notice-box{background:var(--navy);color:#fff;padding:22px 22px;border-left:2px solid var(--gold);margin-bottom:30px}
.notice-box p{margin:0 0 .6em}.notice-box strong{color:var(--gold2)}
.notice-box .partners{margin:0;color:rgba(255,255,255,.75);font-size:.9rem}
.lgrid{display:grid;gap:18px;margin-bottom:24px}
.lcard{background:#fff;padding:24px 22px;border-top:2px solid var(--gold);display:flex;flex-direction:column}
.lcard h3{margin-bottom:.3em}
.lcard p{color:var(--mute);font-size:.94rem;margin:0 0 .8em}
.lcard .use b{color:var(--ink);font-weight:600}
.terms{background:var(--ivory);padding:12px 14px;margin:0 0 16px;font-size:.86rem}
.terms span{display:block;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:4px}
.terms ul{margin:0;padding-left:1.1em}.terms li{margin:.2em 0}
.lcard .btn{margin-top:auto}
.brokers .prose{margin-bottom:26px}
.bform{margin:0 auto}
.eho-row.dark{color:var(--navy);justify-content:flex-start;margin:6px 0 18px}
.legal-page>*{max-width:720px}
@media (min-width:720px){.quick{grid-template-columns:1fr 1fr}.lgrid{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.nav{gap:22px}.lgrid{grid-template-columns:repeat(3,1fr)}}
@media (min-width:1000px) and (max-width:1180px){.nav{gap:16px}.nav a{font-size:.68rem;letter-spacing:.12em}}
.ph-empty{display:flex;align-items:flex-end;padding-bottom:16%;justify-content:center;background:linear-gradient(135deg,var(--ivory2),#e8e0cf)}
.ph-empty .soon{font-family:var(--serif);color:var(--navy);font-size:1rem;letter-spacing:.06em;text-align:center;padding:0 8px}

/* about story */
.about .prose{margin-left:auto;margin-right:auto}
.about .lead{font-family:var(--serif);font-size:clamp(1.35rem,4.6vw,1.7rem);line-height:1.45;color:var(--navy);text-align:center;margin:0 0 2.6rem}
.about-sec{margin-top:1rem}
.about-block{margin-top:44px;padding-top:28px;border-top:1px solid rgba(184,151,90,.35)}
.about .belief{font-family:var(--serif);font-size:1.35rem;line-height:1.5;color:var(--navy)}
.about-cta{margin:52px auto 0;max-width:560px}
.about-cta .cta-line{font-family:var(--serif);font-size:1.4rem;line-height:1.45;color:var(--navy);margin-bottom:1.4rem}
.signoff{max-width:680px;margin:48px auto 0}
.signoff h3{font-size:1.3rem;letter-spacing:.02em}

/* buy page */
.jump{display:flex;gap:12px;justify-content:center;flex-wrap:wrap}
.buy-intro{padding-bottom:40px}
.sell .steps,.sell .cform,.seek .cform{max-width:560px;margin-left:auto;margin-right:auto}
.cform h3{font-size:1.35rem;margin:0 0 4px}
.seek{margin-top:64px;padding-top:48px;border-top:1px solid rgba(184,151,90,.35)}
.buying .feature{max-width:1000px;margin:0 auto}
.fine{max-width:560px;margin:28px auto 0;font-size:.75rem;color:var(--mute);line-height:1.5;font-style:italic;text-align:center}
.more-link{display:inline-block;margin-top:8px;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);text-decoration:none;font-weight:600}

/* recoveries */
.recov .prose.narrow,.recov .steps,.recov .cform{max-width:560px;margin-left:auto;margin-right:auto}
.recov .prose h3{font-size:1.35rem;margin-top:1.2em}
.recov .prose p{color:var(--ink)}
ul.plain{padding-left:1.1em;margin:0 0 2.2rem}ul.plain li{margin:.25em 0}
h2.sm{font-size:clamp(1.7rem,5vw,2.4rem);margin-top:16px}
@media (min-width:1000px){.nav{gap:22px}}
@media (min-width:1000px) and (max-width:1280px){.nav{gap:13px}.nav a{font-size:.64rem;letter-spacing:.1em}}

/* marketplace */
.filters{max-width:1000px;margin:0 auto 18px;background:#fff;border:1px solid rgba(15,30,54,.1);padding:16px}
.seg{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--navy);margin-bottom:14px}
.segb{flex-direction:row;gap:0;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600}
.segb input{position:absolute;opacity:0;width:1px;height:1px}
.segb span{display:block;width:100%;text-align:center;padding:11px 6px;color:var(--navy);cursor:pointer}
.segb input:checked+span{background:var(--navy);color:#fff}
.segb input:focus-visible+span{outline:2px solid var(--gold);outline-offset:-3px}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.fgrid label:first-child{grid-column:1/-1}
.count{max-width:1000px;margin:0 auto 14px;font-size:.8rem;color:var(--mute);letter-spacing:.06em}
.market .cards{max-width:1000px;margin:0 auto}
.lcard-m .price{font-family:var(--serif);font-size:1.7rem;color:var(--navy);margin:0 0 2px;font-weight:600}
.lcard-m .attr{font-size:.78rem;color:var(--mute);margin:.2em 0 1em}
.lcard-m .cta-row{display:flex;gap:10px;flex-wrap:wrap}.lcard-m .cta-row .btn{flex:1 1 auto;text-align:center}
.empty{max-width:560px;margin:10px auto;text-align:center;padding:36px 22px;border:1px solid rgba(184,151,90,.45);background:#fff}
.empty[hidden],#listings[hidden]{display:none}
.alerts .cform,.listyours .cform{margin-left:auto;margin-right:auto}
label.check{flex-direction:row;align-items:flex-start;gap:10px;font-size:.85rem;color:var(--ink);letter-spacing:0}
label.check input{width:20px;height:20px;flex:none;-webkit-appearance:checkbox;appearance:auto;margin-top:2px;accent-color:var(--navy)}
.nofee{font-family:var(--serif);font-size:1.6rem;color:var(--gold);font-weight:600;margin:-8px 0 30px}
@media (min-width:720px){.fgrid{grid-template-columns:2fr 1.2fr 1fr 1fr .8fr}.fgrid label:first-child{grid-column:auto}}
/* team */
.team .tgrid{display:grid;gap:22px;max-width:1000px;margin:0 auto}
.tcard{background:#fff;border:1px solid rgba(15,30,54,.08);padding:26px 22px;text-align:center}
.tph{width:96px;height:96px;border-radius:50%;margin:0 auto 16px;background:var(--ivory2);border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:2rem;color:var(--navy)}
.tcard h3{margin-bottom:2px}.tcard .role{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:12px}
.tcard p{color:var(--mute);font-size:.92rem}.tcard.soon{opacity:.75}
@media (min-width:720px){.team .tgrid{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.team .tgrid{grid-template-columns:repeat(4,1fr)}}
@media (min-width:1000px){.site-head{gap:24px}.nav{flex-wrap:wrap;justify-content:flex-end;row-gap:4px}}
@media (min-width:1000px) and (max-width:1440px){.nav{gap:4px 14px}.nav a{font-size:.62rem;letter-spacing:.1em}}

/* landing redesign */
:root{--emerald:#0E4A42;--teal:#14545C;--burgundy:#5A1E2C;--champ:#E3C98F}
.home .hx::after{background:linear-gradient(160deg,rgba(15,30,54,.55) 0%,rgba(14,74,66,.45) 45%,rgba(10,20,38,.95) 100%)}
.home .hx{min-height:92vh;min-height:92svh}
.home .hx h1{font-size:clamp(2.8rem,10vw,5.2rem);line-height:1.04;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.home .hx .eyebrow{color:var(--champ)}
.btn.gold-line{border-color:var(--champ);color:var(--champ);background:rgba(10,20,38,.25)}
.btn.gold-line:hover{background:var(--champ);color:var(--navy)}
.btn.gold{background:linear-gradient(135deg,#C9A866,#B8975A 60%,#A88748);color:var(--navy)}
.hero-login{display:inline-block;margin-top:18px;color:var(--champ);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;font-weight:600}
.px{background:linear-gradient(180deg,var(--ivory) 0%,#F5EEDF 100%)}
.tiles{display:grid;gap:14px;max-width:1100px;margin:0 auto}
.tile{position:relative;display:block;min-height:300px;overflow:hidden;text-decoration:none;color:#fff;box-shadow:0 10px 30px rgba(15,30,54,.15);transition:transform .35s ease,box-shadow .35s ease}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.tile::after{content:"";position:absolute;inset:0;opacity:.88}
.t-emerald::after{background:linear-gradient(180deg,rgba(14,74,66,.55),rgba(9,48,43,.97))}
.t-navy::after{background:linear-gradient(180deg,rgba(15,30,54,.5),rgba(10,20,38,.97))}
.t-burgundy::after{background:linear-gradient(180deg,rgba(90,30,44,.5),rgba(60,18,29,.97))}
.t-teal::after{background:linear-gradient(180deg,rgba(20,84,92,.5),rgba(12,52,58,.97))}
.tile-in{position:relative;z-index:1;display:flex;flex-direction:column;justify-content:flex-end;height:100%;min-height:300px;padding:26px 24px}
.tile .ico{width:38px;height:38px;color:var(--champ);margin-bottom:auto}
.tile .num{font-family:var(--serif);color:var(--champ);letter-spacing:.1em;margin-top:40px}
.tile h3{color:#fff;font-size:2rem;margin:2px 0 6px}
.tile p{color:rgba(255,255,255,.9);margin:0 0 12px;font-size:.95rem}
.tile .more-link{color:var(--champ);margin-top:0}
.tile:hover{transform:translateY(-6px);box-shadow:0 18px 40px rgba(15,30,54,.28)}
.tile:hover img{transform:scale(1.05)}
.fband{display:grid;padding:0;background:linear-gradient(135deg,#0B2A3A 0%,var(--emerald) 100%);color:#fff}
.fband-img{position:relative;min-height:300px}
.fband-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.fband-img .tag{position:absolute;top:16px;left:16px}
.fband-txt{padding:48px 24px 56px}
.fband h2{color:#fff}.fband .eyebrow{color:var(--champ)}
.fband .loc{color:rgba(255,255,255,.8)}
.fband .price{font-family:var(--serif);font-size:2.4rem;color:var(--champ);margin:.1em 0 .4em}
.fband .facts{border-color:rgba(227,201,143,.3)}.fband .facts div{border-color:rgba(227,201,143,.3)}
.fband .facts dt{color:rgba(255,255,255,.7)}.fband .facts dd{color:#fff}
.fband .cta-row{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px}
.why{background:linear-gradient(180deg,#F7F1E4,var(--ivory))}
.whygrid{display:grid;gap:14px;max-width:1100px;margin:0 auto}
.whygrid>div{background:#fff;padding:24px 22px;border-top:3px solid var(--gold)}
.whygrid>div:nth-child(2){border-top-color:var(--emerald)}.whygrid>div:nth-child(3){border-top-color:var(--burgundy)}.whygrid>div:nth-child(4){border-top-color:var(--teal)}
.whygrid h3{font-size:1.4rem}.whygrid p{color:var(--mute);margin:0}
.cx{background:radial-gradient(120% 120% at 0% 0%,#1B3A55 0%,var(--navy) 50%,#2A1622 100%)}
.cx .quick a{border-color:rgba(227,201,143,.45)}
.cx .quick span{color:var(--champ)}
.js .reveal{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s ease}
.js .reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.js .reveal{opacity:1;transform:none;transition:none}.tile,.tile img{transition:none}}
@media (min-width:720px){.tiles{grid-template-columns:1fr 1fr}.whygrid{grid-template-columns:1fr 1fr}.fband{grid-template-columns:1.1fr 1fr}.fband-img{min-height:460px}.fband-txt{padding:72px 56px;align-self:center}}
@media (min-width:1000px){.tiles{grid-template-columns:repeat(4,1fr)}.tile,.tile-in{min-height:420px}.whygrid{grid-template-columns:repeat(4,1fr)}}

.flist{background:linear-gradient(135deg,#0B2A3A 0%,var(--emerald) 100%)}
.flist h2{color:#fff}.flist .eyebrow{color:var(--champ)}
.fcards{max-width:1000px;margin:0 auto;display:grid;gap:18px;justify-content:center;grid-template-columns:minmax(0,420px)}
.flist .btn.line{border-color:var(--champ);color:var(--champ)}
.flist .btn.line:hover{background:var(--champ);color:var(--navy)}
@media (min-width:720px){.fcards{grid-template-columns:repeat(auto-fit,minmax(280px,360px))}}
.bfacts{font-size:.82rem;color:var(--mute);margin-top:.4em;line-height:1.5}
.home .hx .hero-img{object-position:55% 40%}

.sellfast .prose.narrow,.sellfast .steps,.sellfast .cform{max-width:560px;margin-left:auto;margin-right:auto}
.sellfast .prose h3{font-size:1.35rem}
.nofee.sm2{font-size:1.35rem}
.rights{max-width:640px;margin:0 auto 40px;background:var(--navy);color:#fff;padding:26px 24px;border-left:3px solid var(--gold)}
.rights h3{color:var(--gold2);font-size:1.35rem}.rights p{margin:0;color:rgba(255,255,255,.9)}.rights a{color:var(--gold2)}

.lcard-m{background:#fff}
.market .cards{grid-template-columns:1fr}
@media (min-width:720px){.market .cards{grid-template-columns:repeat(auto-fill,minmax(300px,1fr))}}

.lcard-m .cb{padding:16px 16px 18px}
.flist .lcard-m .btn.line{border-color:var(--navy);color:var(--navy)}
.flist .lcard-m .btn.line:hover{background:var(--navy);color:#fff}
.home .hx::after{background:linear-gradient(170deg,rgba(15,30,54,.30) 0%,rgba(14,74,66,.40) 45%,rgba(10,20,38,.94) 100%)}

/* new pages: land, contractors, maintenance, partner */
.tiles2{margin-top:14px}
.xpage .cform,.xpage .prose.narrow{max-width:560px;margin-left:auto;margin-right:auto}
.xpage .cform{margin-top:36px}
.xpage h2.sm{margin-top:48px}
.duo{display:grid;gap:16px;max-width:900px;margin:0 auto 22px}
.duo-card{background:#fff;border:1px solid rgba(184,151,90,.3);padding:28px 24px;box-shadow:0 10px 30px rgba(15,30,54,.06)}
.duo-card h3{font-size:1.6rem}
.duo-card p{color:var(--mute)}
.chips{list-style:none;display:flex;flex-wrap:wrap;justify-content:center;gap:8px;padding:0;margin:0 auto;max-width:720px}
.chips li{border:1px solid rgba(184,151,90,.5);color:var(--navy);padding:6px 14px;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;font-weight:600;background:#fff}
.alert{max-width:560px;margin:0 auto 18px;padding:14px 18px;border-left:3px solid #9b2c2c;background:#fff;color:var(--ink);font-size:.95rem}
.pgrid{display:grid;gap:14px;max-width:1100px;margin:0 auto}
.pcard{background:var(--navy);color:#fff;padding:28px 24px}
.pcard .num{font-family:var(--serif);color:var(--gold2);letter-spacing:.1em}
.pcard h3{color:#fff;margin-top:6px}
.pcard p{color:rgba(255,255,255,.85);margin:0}
@media (min-width:720px){.duo{grid-template-columns:1fr 1fr}.pgrid{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.pgrid{grid-template-columns:repeat(4,1fr)}.nav{gap:18px}.nav a{font-size:.66rem;letter-spacing:.14em}}
@media (min-width:1000px){.site-head{flex-wrap:wrap;justify-content:center;row-gap:6px;padding:14px 32px 8px}.site-head .nav{width:100%;flex-wrap:wrap;justify-content:center;gap:2px 16px}.site-head .nav a{letter-spacing:.12em;padding:3px 0;line-height:1.5}}

.broker-disc{margin:34px auto 0;padding-top:20px;border-top:1px solid rgba(184,151,90,.35);font-size:.92rem}
.contact .broker-disc{text-align:center}
.foot .broker{margin:12px 0 0}
.foot .broker a{color:inherit;text-decoration:underline;text-underline-offset:2px}