:root {
  --gold: #c6a530;
  --gold-dark: #ba9924;
  --ink: #222222;
  --heading: #333333;
  --muted: #757575;
  --bg: #f2f2f2;
  --soft: #f6f6f6;
  --line: #e6e6e6;
  --link: #2b7bb9;
  --max: 1140px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: #fff;
  color: var(--muted);
  font-family: "Source Sans Pro", Helvetica, Verdana, Arial, sans-serif;
  font-size: 16px;
  line-height: 1.55;
}
img { max-width: 100%; height: auto; }
a { color: var(--link); }
a:hover { color: var(--gold-dark); }
h1, h2, h3, h4, h5 {
  color: var(--heading);
  font-weight: 400;
  line-height: 1.3;
  margin: 0 0 .4em;
}
h1 { font-size: 36px; }
h2 { font-size: 30px; text-align: center; }
h3 { font-size: 22px; }
.skip {
  position: absolute; left: -999px; top: 0;
}
.skip:focus { left: 8px; background: #fff; padding: 8px; z-index: 50; }
.wrap { width: min(var(--max), calc(100% - 32px)); margin: 0 auto; }
.narrow { width: min(860px, calc(100% - 32px)); }

.site-header {
  background: #fff;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  box-shadow: 0 2px 14px rgba(0,0,0,.12);
  position: sticky;
  top: 0;
  z-index: 30;
}
.header-inner {
  width: min(1240px, calc(100% - 28px));
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  min-height: 92px;
}
.logo img { display: block; height: 72px; width: auto; }
.nav-toggle {
  display: none;
  border: 1px solid var(--line);
  background: #fff;
  color: var(--ink);
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .06em;
  padding: 8px 12px;
  cursor: pointer;
}
.menu, .menu ul { list-style: none; margin: 0; padding: 0; }
.menu { display: flex; align-items: center; justify-content: flex-end; flex-wrap: wrap; }
.menu > li { position: relative; }
.menu > li > a {
  display: block;
  color: var(--ink);
  text-decoration: none;
  font-weight: 700;
  font-size: 13px;
  letter-spacing: .04em;
  text-transform: uppercase;
  padding: 10px 11px;
}
.menu > li > a:hover, .menu > li:hover > a, .menu > li:focus-within > a { color: var(--gold); }
.menu .sub {
  display: none;
  position: absolute;
  top: 100%;
  left: 0;
  min-width: 230px;
  background: #fff;
  box-shadow: 0 1px 20px rgba(0,0,0,.12);
  padding: 8px 0;
  z-index: 40;
}
.menu li:hover > .sub, .menu li:focus-within > .sub { display: block; }
.menu .sub a {
  display: block;
  padding: 8px 16px;
  color: var(--ink);
  text-decoration: none;
  font-size: 15px;
  font-weight: 600;
}
.menu .sub a:hover { color: var(--gold); }

.search-band { background: #fff; padding: 22px 0 8px; }
.search-form {
  display: grid;
  grid-template-columns: repeat(6, 1fr) auto;
  gap: 8px;
  align-items: end;
}
.search-form label { display: block; font-size: 11px; font-weight: 700; letter-spacing: .04em; text-transform: uppercase; color: var(--ink); margin-bottom: 4px; }
.search-form input {
  width: 100%;
  border: 1px solid #d2d2d2;
  padding: 9px 10px;
  font: inherit;
  color: var(--ink);
  background: #fff;
}
.btn {
  display: inline-block;
  border: 1px solid var(--ink);
  background: transparent;
  color: var(--ink);
  text-decoration: none;
  text-transform: uppercase;
  font-weight: 700;
  letter-spacing: .06em;
  font-size: 13px;
  padding: 12px 18px;
  cursor: pointer;
  font-family: inherit;
}
.btn:hover { background: var(--ink); color: #fff; }
.btn-gold { background: var(--gold); border-color: var(--gold); color: #fff; }
.btn-gold:hover { background: var(--gold-dark); border-color: var(--gold-dark); color: #fff; }

.featured-box {
  background: var(--soft);
  margin: 28px auto 10px;
  padding: 54px 28px 48px;
  text-align: center;
}
.featured-box h2 { margin-bottom: 4px; }
.kicker {
  text-align: center;
  text-transform: uppercase;
  letter-spacing: .04em;
  font-size: 13px;
  color: #666;
  margin: 0 auto 18px;
  max-width: 920px;
}
.unavailable { color: #666; margin: 18px 0 22px; }
.agent-listings { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; text-align: left; margin-top: 22px; }
.card {
  background: #fff;
  border: 1px solid var(--line);
}
.card img { width: 100%; height: 180px; object-fit: cover; display: block; }
.card .pad { padding: 12px 14px 16px; }
.card h3 { font-size: 18px; margin-bottom: 4px; }
.card h3 a { color: var(--heading); text-decoration: none; }
.card h3 a:hover { color: var(--gold); }
.price { color: var(--ink); font-weight: 700; }

.section { padding: 48px 0; }
.section.alt { background: var(--bg); }
.mission-grid {
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: 28px;
  align-items: center;
  margin-top: 22px;
}
.mission-grid img { width: 100%; display: block; }
.features { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 18px; }
.feature { text-align: center; }
.feature h4 { font-size: 18px; margin: 8px 0 4px; }
.feature p { margin: 0; font-size: 15px; }
.icon {
  width: 64px; height: 64px; margin: 0 auto;
  border: 2px solid var(--gold);
  border-radius: 50%;
  display: grid; place-items: center;
  color: var(--gold);
}
.icon svg { width: 28px; height: 28px; fill: none; stroke: var(--gold); stroke-width: 1.7; }

.team-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; margin-top: 10px; }
.agent { text-align: center; }
.agent img { width: min(280px, 100%); height: 320px; object-fit: cover; object-position: top; }
.agent .role { letter-spacing: .08em; text-transform: uppercase; font-size: 12px; color: var(--gold-dark); margin: 12px 0 0; }
.agent h3 { margin: 4px 0; }
.agent a { color: var(--ink); text-decoration: none; }
.center { text-align: center; }

.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 18px; }
.blog-card img { width: 100%; height: 190px; object-fit: cover; display: block; }
.blog-card h3 { font-size: 20px; text-align: left; padding: 12px 4px 0; }
.blog-card p { padding: 0 4px; }
.meta { font-size: 13px; color: #999; }

.quotes { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.quote {
  background: #fff;
  border-top: 3px solid var(--gold);
  padding: 18px 16px 14px;
  box-shadow: 0 1px 8px rgba(0,0,0,.05);
}
.quote p { margin: 0 0 10px; color: #555; }
.quote h3 { font-size: 16px; }

.cta {
  background: var(--soft);
  text-align: center;
  padding: 42px 16px;
}
.logos { display: flex; justify-content: center; align-items: center; gap: 36px; flex-wrap: wrap; padding: 10px 0 20px; }
.logos img { max-height: 78px; width: auto; }
.logos figcaption { display: block; text-align: center; font-size: 13px; margin-top: 6px; color: #666; }

.site-footer { background: #222; color: #d2d2d2; padding: 40px 0 16px; }
.site-footer a { color: #d2d2d2; text-decoration: none; }
.site-footer a:hover { color: var(--gold); }
.foot-grid { display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 28px; }
.site-footer h4 { color: #fff; font-size: 16px; letter-spacing: .04em; text-transform: uppercase; font-weight: 600; }
.site-footer p, .site-footer li { font-size: 15px; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin: 0 0 6px; }
.socials { display: flex; gap: 10px; margin-top: 8px; }
.socials a {
  width: 34px; height: 34px; border: 1px solid #555; display: grid; place-items: center;
  color: #fff; font-weight: 700; font-size: 13px;
}
.legal-line { border-top: 1px solid #3a3a3a; margin-top: 22px; padding-top: 12px; font-size: 13px; color: #9b9b9b; }

.page-band { padding: 36px 0 64px; background: #fff; }
.page-band h1 { text-align: center; }
.prose { color: #555; }
.prose h2, .prose h3 { text-align: left; margin-top: 1.2em; }
.prose p { margin: 0 0 1em; }
.prose ul, .prose ol { margin: 0 0 1em 1.2em; }
.prose img { margin: 8px 0 16px; }
.lead-form { display: grid; gap: 12px; max-width: 560px; margin: 18px 0 28px; }
.lead-form label { font-size: 13px; font-weight: 700; color: var(--ink); text-transform: uppercase; letter-spacing: .04em; }
.lead-form input, .lead-form textarea {
  width: 100%; border: 1px solid #d2d2d2; padding: 10px; font: inherit; color: var(--ink);
}
.form-note { min-height: 1.2em; color: var(--ink); }
.sold-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.sold-card { text-align: center; background: var(--soft); padding: 10px 10px 16px; }
.sold-card img { width: 100%; height: 160px; object-fit: cover; background: #ddd; }
.sold-card h3 { font-size: 18px; margin: 10px 0 4px; }
.addr { margin: 0; color: var(--ink); }
.listing-photo { width: 100%; max-height: 420px; object-fit: cover; margin: 12px 0; }
.split { display: grid; grid-template-columns: 1.1fr .8fr; gap: 32px; align-items: start; }
.contact-card { background: var(--soft); padding: 18px 18px 8px; }
.contact-card h2 { text-align: left; font-size: 22px; }

@media (max-width: 980px) {
  .search-form, .mission-grid, .team-grid, .blog-grid, .quotes, .agent-listings, .sold-grid, .foot-grid, .split {
    grid-template-columns: 1fr 1fr;
  }
  .search-form { grid-template-columns: 1fr 1fr; }
  .foot-grid, .split, .mission-grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  .nav-toggle { display: block; }
  .menu {
    display: none;
    position: absolute;
    left: 0; right: 0; top: 100%;
    background: #fff;
    border-bottom: 1px solid var(--line);
    flex-direction: column;
    align-items: stretch;
    padding: 8px 0 16px;
    box-shadow: 0 12px 20px rgba(0,0,0,.08);
  }
  .menu.open { display: flex; }
  .menu .sub { position: static; box-shadow: none; display: block; padding-left: 10px; }
  .team-grid, .blog-grid, .quotes, .agent-listings, .sold-grid, .features, .search-form { grid-template-columns: 1fr; }
  h1 { font-size: 30px; }
  .logo img { height: 56px; }
}