:root{--bg:#0B0B0C;--bg2:#121214;--bg3:#18181B;--ink:#F3EFE6;--body:#D9D4C9;--mute:#A39E93;--line:#26262B;--gold:#C9A24A;--gold2:#E6CB7C;--gold3:#8C6A1F;--gold-soft:rgba(201,162,74,.12);--paper:#0B0B0C;--sand:#121214;--sand2:#1E1E22;--navy:#C9A24A;--navy2:#E6CB7C;--ok:#7ED39A;--bad:#F08A7A}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--body);font-family:"Source Sans 3",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;font-size:17.5px;line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:clip}
h1,h2,h3{font-family:"Cormorant Garamond",Georgia,"Times New Roman",serif;color:var(--ink);line-height:1.12;margin:0 0 14px;text-wrap:balance;font-weight:600}
h1{font-size:clamp(38px,5vw,60px);letter-spacing:.005em}h2{font-size:clamp(30px,3.6vw,42px)}h3{font-size:24px}
h3 a{color:var(--ink);text-decoration:none}h3 a:hover{color:var(--gold2)}
p{margin:0 0 16px}a{color:var(--gold2)}a:hover{color:#fff}
.wrap{max-width:1140px;margin:0 auto;padding:0 22px}
.measure{max-width:70ch}
section{padding:72px 0;border-top:1px solid var(--line)}
h2 em{font-style:italic;color:var(--gold2);font-weight:500}
.rule{height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent);margin:0 auto 26px;max-width:320px}
section.hero{border-top:0}
.kicker{display:inline-block;color:var(--gold2);font-weight:700;font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;margin-bottom:12px}
.btn{display:inline-block;text-decoration:none;font-weight:700;font-size:16px;letter-spacing:.02em;padding:14px 26px;border-radius:6px;border:1.5px solid var(--gold);background:transparent;color:var(--gold2);transition:background .2s,color .2s,transform .2s}
.btn:hover{background:var(--gold-soft);color:#fff;transform:translateY(-1px)}
.btn.gold{background:linear-gradient(135deg,var(--gold2) 0%,var(--gold) 55%,var(--gold3) 100%);border-color:transparent;color:#0B0B0C}
.btn.gold:hover{filter:brightness(1.08);color:#0B0B0C}
.btn.ghost{background:transparent}
.cta-row{display:flex;flex-wrap:wrap;gap:16px;margin:26px 0 8px}
/* header */
.header{position:sticky;top:0;z-index:50;background:#000;border-bottom:0}
.nav{border-bottom:1px solid var(--gold3)}
.nav{display:flex;align-items:center;gap:18px;padding:6px 22px;max-width:1200px;margin:0 auto}
.brand{margin-right:auto}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--ink)}
.brand img{height:74px;width:auto;display:block}
.menu{display:flex;align-items:center;gap:22px;list-style:none;margin:0;padding:0}
.menu a{color:var(--ink);text-decoration:none;font-weight:600;font-size:15.5px;position:relative}
.menu a:not(.call):not(.lang)::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1.5px;background:var(--gold);transition:width .25s}
.menu a:not(.call):not(.lang):hover::after{width:100%}
.menu a.call{background:linear-gradient(135deg,var(--gold2),var(--gold) 60%,var(--gold3));color:#0B0B0C;padding:10px 16px;border-radius:6px;white-space:nowrap}
.menu a.txt{border:1.5px solid var(--gold);color:var(--gold2);padding:9px 14px;border-radius:6px;white-space:nowrap}
.menu a.lang{border:1px solid var(--line);padding:7px 12px;border-radius:999px;font-size:13.5px;color:var(--mute)}
.menu-toggle{display:none;background:none;border:0;cursor:pointer;padding:8px}
.menu-toggle span,.menu-toggle span::before,.menu-toggle span::after{display:block;width:24px;height:2px;background:var(--gold2);border-radius:2px;position:relative;content:""}
.menu-toggle span::before{position:absolute;top:-8px}.menu-toggle span::after{position:absolute;top:8px}
@media(max-width:960px){.nav{display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:8px;position:relative}.nav{padding:10px 12px;gap:8px;min-height:96px}.langsw{grid-column:1;grid-row:1;justify-self:start;padding:2px;border-radius:999px}.langsw a{padding:4px 6px;font-size:9px;line-height:1;letter-spacing:0;font-weight:700}.langsw .knob{top:2px;left:2px;width:calc(50% - 2px);height:calc(100% - 4px)}.brand{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);margin:0;z-index:1}.brand img{height:80px;max-width:calc(100vw - 180px)}.menu-toggle{display:block;grid-column:3;grid-row:1;justify-self:end;padding:6px}.menu{display:none;position:absolute;top:100%;left:0;right:0;width:100%;background:#000;flex-direction:column;align-items:flex-start;padding:18px 22px 22px;gap:16px;border-bottom:1px solid var(--line)}.menu.open{display:flex}}
/* hero */
.hero{background:radial-gradient(1000px 480px at 15% 0%,rgba(201,162,74,.22),transparent 62%),radial-gradient(600px 300px at 90% 100%,rgba(201,162,74,.10),transparent 70%),var(--bg);padding:60px 0 64px;border-bottom:1px solid var(--gold3)}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:52px;align-items:center}
.hero .sub{font-size:clamp(18px,2vw,21px);color:var(--body);max-width:58ch}
.hero-photo img{width:100%;border-radius:10px;display:block;height:auto}
.hero-photo .frame{max-width:400px;margin-left:auto}
@media(max-width:840px){.hero-photo .frame{margin:0 auto}}
.hero-note{color:var(--mute);font-size:15px;margin-top:12px}
.trust{display:flex;flex-wrap:wrap;gap:10px 24px;margin-top:24px;font-size:15px;color:var(--mute)}
.trust b{color:var(--gold2)}.trust a{text-decoration:none}
@media(max-width:840px){.hero .wrap{grid-template-columns:1fr}.hero-photo img{margin:0 auto}}
/* blocks */
.grid{display:grid;gap:22px}.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}
@media(max-width:840px){.g2,.g3{grid-template-columns:1fr}}
.card{background:var(--bg2);border:1px solid var(--line);border-radius:10px;padding:26px;position:relative}
.card::before{content:"";position:absolute;left:0;right:0;top:0;height:2px;background:linear-gradient(90deg,transparent,var(--gold2),transparent)}
.card{border-color:#33301F}
.card h3{margin-top:4px}
.card.sand{background:var(--bg3)}
.stat{font-family:"Cormorant Garamond",Georgia,serif;font-size:40px;color:var(--gold2);font-weight:600;display:block;line-height:1;margin-bottom:8px}
.list{padding-left:22px}.list li{margin-bottom:10px}
.check{list-style:none;padding:0}.check li{padding-left:30px;position:relative;margin-bottom:12px}
.check li::before{content:"";position:absolute;left:0;top:6px;width:18px;height:18px;border-radius:50%;border:1.5px solid var(--gold)}
.check li::after{content:"";position:absolute;left:6px;top:9px;width:5px;height:9px;border:solid var(--gold2);border-width:0 2px 2px 0;transform:rotate(45deg)}
.tbl{overflow-x:auto;border:1px solid var(--line);border-radius:10px;background:var(--bg2);margin:18px 0}
table{border-collapse:collapse;width:100%;font-size:16.5px}th{text-align:left;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);padding:14px 16px;border-bottom:1px solid var(--line)}
td{padding:14px 16px;border-bottom:1px solid var(--line);vertical-align:top;color:var(--body)}tr:last-child td{border-bottom:none}td:first-child{color:var(--ink);font-weight:600}
.band{background:var(--bg2);border-top:1px solid var(--gold3);border-bottom:1px solid var(--gold3)}.band h2,.band h3{color:var(--ink)}
.faq details{border-bottom:1px solid var(--line);padding:16px 0}.faq summary{cursor:pointer;font-weight:600;font-size:19px;color:var(--ink);font-family:"Cormorant Garamond",Georgia,serif;font-size:23px}
.faq summary::marker{color:var(--gold)}.faq details p{margin:10px 0 0;max-width:72ch}
.notice{background:var(--gold-soft);border-left:3px solid var(--gold);padding:14px 18px;border-radius:0 6px 6px 0;margin:18px 0;color:var(--ink)}
/* form */
.lead{background:var(--bg2)}
.form{display:grid;gap:14px;max-width:640px}
.form label{display:block;font-weight:600;font-size:14.5px;margin-bottom:6px;color:var(--ink);letter-spacing:.02em}
.form input,.form textarea{width:100%;font:inherit;font-size:17px;padding:13px 14px;border:1px solid #3A3A40;border-radius:6px;background:#0B0B0C;color:var(--ink)}
.form input:focus,.form textarea:focus{outline:2px solid var(--gold);outline-offset:1px;border-color:var(--gold)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}@media(max-width:600px){.form .row{grid-template-columns:1fr}}
.form .btn{background:linear-gradient(135deg,var(--gold2),var(--gold) 60%,var(--gold3));border-color:transparent;color:#0B0B0C;cursor:pointer;font:inherit;font-weight:700}
.consent{font-size:13.5px;color:var(--mute);line-height:1.55}
.msg{font-weight:700;margin-top:8px}.msg.ok{color:var(--ok)}.msg.bad{color:var(--bad)}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0}
/* footer */
.footer{background:#070708;border-top:1px solid var(--gold3);padding:52px 0 28px;font-size:15.5px;color:var(--body)}
.footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:30px}
@media(max-width:840px){.footer .cols{grid-template-columns:1fr 1fr}}@media(max-width:520px){.footer .cols{grid-template-columns:1fr}}
.footer h4{margin:0 0 12px;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.footer ul{list-style:none;padding:0;margin:0}.footer li{margin-bottom:9px}.footer a{color:var(--body);text-decoration:none}.footer a:hover{color:var(--gold2)}
.agentcard .n{font-family:"Cormorant Garamond",Georgia,serif;font-size:28px;font-weight:600;color:var(--ink);display:block}
.agentcard .b{font-size:17px;font-weight:700;color:var(--gold2);display:block;margin:4px 0 8px}
.legal{margin-top:34px;padding-top:22px;border-top:1px solid var(--line);color:var(--mute);font-size:14.5px;line-height:1.65}
.legal .broker{font-size:18px;font-weight:700;color:var(--ink);display:block;margin-bottom:6px}
.legal a{color:var(--gold2)}
.eho{display:inline-flex;align-items:center;gap:8px;margin-top:8px;color:var(--body)}
.eho svg{width:26px;height:26px}
.footlogo{text-align:center;margin-top:34px}.footlogo img{height:110px;width:auto;opacity:.95}
.footlogo .office{display:block;margin-top:10px;color:var(--mute);font-size:14.5px;letter-spacing:.06em}
.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:#000;color:#fff;padding:8px;z-index:100}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}

/* gold additions */
.lic{display:block;text-align:center;color:var(--mute);font-size:13px;letter-spacing:.14em;text-transform:uppercase;margin-top:12px}
.lic b{color:var(--gold2);font-weight:600}
.cta3{display:flex;flex-wrap:wrap;gap:18px;margin:28px 0 8px}
.cta3 .btn{min-width:150px;text-align:center}
.logoband{background:#070708;border-top:1px solid var(--gold3);border-bottom:1px solid var(--gold3);text-align:center;padding:56px 0}
.logoband img{width:min(680px,92vw);height:auto;display:block;margin:0 auto 18px}
.logoband p{color:var(--body);max-width:60ch;margin:0 auto 18px}
.capture{background:linear-gradient(180deg,#121214,#0B0B0C);border:1px solid var(--gold3);border-radius:12px;padding:30px;position:relative}
.capture::before{content:"";position:absolute;inset:0;border-radius:12px;pointer-events:none;box-shadow:inset 0 0 0 1px rgba(230,203,124,.12)}
.capture h3{font-size:28px;margin-bottom:6px}
.capture .form{max-width:none}
.mini{display:grid;grid-template-columns:1fr 1fr auto;gap:12px;align-items:end}
@media(max-width:760px){.mini{grid-template-columns:1fr}}
.mini .btn{padding:13px 22px}
.calc{display:grid;grid-template-columns:1.1fr .9fr;gap:28px;align-items:start}
@media(max-width:840px){.calc{grid-template-columns:1fr}}
.calc label{display:block;font-size:14px;color:var(--ink);font-weight:600;margin-bottom:6px}
.calc input{width:100%;font:inherit;font-size:17px;padding:12px 13px;border:1px solid #3A3A40;border-radius:6px;background:#0B0B0C;color:var(--ink)}
.calc .fields{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:520px){.calc .fields{grid-template-columns:1fr}}
.calc .out{background:var(--bg2);border:1px solid var(--gold3);border-radius:12px;padding:26px}
.calc .big{font-family:"Cormorant Garamond",Georgia,serif;font-size:56px;color:var(--gold2);font-weight:600;line-height:1}
.calc .out small{color:var(--mute);display:block;margin-top:6px}
.calc .row2{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding:9px 0;font-size:15.5px}
.calc .row2:last-child{border-bottom:0}
.seofoot p{color:var(--mute);font-size:15.5px;max-width:none;columns:2;column-gap:40px}
@media(max-width:840px){.seofoot p{columns:1}}
.seofoot a{color:var(--gold2)}
.final{background:radial-gradient(800px 400px at 50% 100%,rgba(201,162,74,.18),transparent 65%),#070708;text-align:center}
.final h2{font-size:clamp(34px,4.4vw,52px)}
.final .cta3{justify-content:center}
.stickybar{display:none}
@media(max-width:840px){.stickybar{display:grid;grid-template-columns:1fr 1fr 1fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:60;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(7,7,8,.96);border-top:1px solid var(--gold3);backdrop-filter:blur(8px)}.stickybar a{text-align:center;font-weight:700;font-size:15px;text-decoration:none;padding:12px 6px;border-radius:6px;border:1.5px solid var(--gold);color:var(--gold2)}.stickybar a.gold{background:linear-gradient(135deg,var(--gold2),var(--gold) 60%,var(--gold3));color:#0B0B0C;border-color:transparent}body{padding-bottom:70px}}

/* ---------- buttons: shine, lift, pulse ---------- */
.btn{position:relative;overflow:hidden;transition:transform .25s ease,box-shadow .25s ease,background .2s,color .2s}
.btn::after{content:"";position:absolute;top:0;left:-80%;width:50%;height:100%;background:linear-gradient(100deg,transparent,rgba(255,255,255,.38),transparent);transform:skewX(-20deg);transition:left .7s ease;pointer-events:none}
.btn:hover::after,.btn:focus-visible::after{left:130%}
.btn:hover{transform:translateY(-3px);box-shadow:0 12px 28px rgba(201,162,74,.28)}
.btn.gold{box-shadow:0 6px 22px rgba(201,162,74,.38)}
.btn.pulse{animation:goldPulse 2.8s ease-in-out infinite}
@keyframes goldPulse{0%,100%{box-shadow:0 0 0 0 rgba(230,203,124,.5),0 6px 22px rgba(201,162,74,.38)}55%{box-shadow:0 0 0 12px rgba(230,203,124,0),0 6px 22px rgba(201,162,74,.38)}}
.btn:focus-visible{outline:2px solid var(--gold2);outline-offset:3px}
/* ---------- homepage hero ---------- */
.hh{background:radial-gradient(1100px 520px at 10% -10%,rgba(201,162,74,.24),transparent 62%),radial-gradient(700px 360px at 95% 110%,rgba(201,162,74,.12),transparent 70%),#0B0B0C;padding:34px 0 66px;border-bottom:1px solid var(--gold3)}
.hh .wrap{display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:56px;align-items:center}
.hh h1{min-width:0}
.hh-copy{container-type:inline-size}
@media(max-width:880px){.hh .wrap{grid-template-columns:1fr;gap:34px}.hh h1 .bbs{font-size:clamp(23px,6.4vw,46px)}.hh h1 .top{font-size:clamp(34px,8.6vw,58px)}}
.hh .tag{display:inline-block;border:1px solid var(--gold);color:var(--gold2);font-size:12px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;padding:7px 14px;border-radius:999px;margin-bottom:20px;animation:rise .6s ease both,tagGlow 3s ease-in-out 1s infinite}
@keyframes tagGlow{0%,100%{box-shadow:0 0 0 0 rgba(230,203,124,0)}50%{box-shadow:0 0 18px 0 rgba(230,203,124,.25)}}
.hh h1{margin:0 0 22px;line-height:1.02}
.hh h1 .top{display:block;font-size:clamp(34px,5vw,70px);letter-spacing:.07em;text-transform:uppercase;color:#F7F2E6;white-space:normal}
.hh h1 .wd{display:inline-block;white-space:nowrap}
.hh h1 .l{display:inline-block;opacity:0;transform:translateY(.45em) rotate(4deg);filter:blur(6px);animation:letterIn .75s cubic-bezier(.2,.75,.2,1) forwards;animation-delay:calc(var(--i) * 42ms)}
@keyframes letterIn{to{opacity:1;transform:none;filter:none}}
.hh h1 .bbs{display:block;position:relative;margin-top:14px;font-family:"Playfair Display","Cormorant Garamond",Georgia,serif;font-size:clamp(28px,3.5vw,48px);letter-spacing:.1em;white-space:nowrap;text-transform:uppercase;font-style:italic;font-weight:800}
.hh h1 .bbs .w{display:inline-block;position:relative;z-index:1;margin-right:.3em;background:linear-gradient(90deg,#8C6A1F,#E6CB7C 25%,#FFF1C4 50%,#E6CB7C 75%,#8C6A1F);background-size:220% auto;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:#E6CB7C;opacity:0;animation:bbsPop .7s ease forwards,bbsShine 4s linear infinite;animation-delay:var(--d),var(--d)}
@keyframes bbsPop{from{opacity:0;transform:translateY(16px) scale(.94)}to{opacity:1;transform:none}}
@keyframes bbsShine{to{background-position:220% center}}
.hh h1 .sp{position:absolute;width:5px;height:5px;border-radius:50%;background:#FFE7A3;box-shadow:0 0 10px #E6CB7C;opacity:0;pointer-events:none;animation:spFloat 4.6s ease-in-out infinite}
@keyframes spFloat{0%{opacity:0;transform:translateY(10px) scale(.5)}25%{opacity:.9}70%{opacity:.4}100%{opacity:0;transform:translateY(-28px) scale(1)}}
.hh .lede{font-family:"Cormorant Garamond",Georgia,serif;font-size:clamp(24px,2.5vw,31px);color:var(--ink);line-height:1.3;margin:0 0 14px;animation:rise .7s ease 1.3s both}
.hh .rot{color:var(--gold2);font-style:italic;font-weight:600;display:inline-block;transition:opacity .35s ease,transform .35s ease;border-bottom:1px solid rgba(230,203,124,.45)}
.hh .rot.out{opacity:0;transform:translateY(6px)}
.hh .lede2{font-size:18px;color:var(--body);max-width:60ch;animation:rise .7s ease 1.45s both}
.hh .cta3 .btn{animation:rise .6s ease both}
.hh .cta3 .btn:nth-child(1){animation:rise .6s ease 1.6s both,goldPulse 2.8s ease-in-out 2.4s infinite}
.hh .cta3 .btn:nth-child(2){animation-delay:1.72s}.hh .cta3 .btn:nth-child(3){animation-delay:1.84s}
@keyframes rise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.hh-photo{margin:0;justify-self:end;animation:rise .9s ease .4s both}
.hh-photo img{width:100%;max-width:400px;display:block;border-radius:10px;box-shadow:0 26px 60px rgba(0,0,0,.65),0 0 0 1px #3A3220;height:auto}
@media(max-width:880px){.hh-photo{justify-self:center}}
/* ---------- section heads, grids ---------- */
.shead{margin-bottom:30px}.shead.center{text-align:center}.shead.center .measure{margin:0 auto}
.h3big{font-size:clamp(24px,2.6vw,32px)}
.vcenter{align-items:center}
.svcs{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.svcs.two{grid-template-columns:repeat(2,1fr)}.svcs.three{grid-template-columns:repeat(3,1fr)}
@media(max-width:980px){.svcs{grid-template-columns:repeat(2,1fr)}}@media(max-width:600px){.svcs,.svcs.two,.svcs.three{grid-template-columns:1fr}}
.svc{display:block;text-decoration:none;background:linear-gradient(180deg,#141416,#0E0E10);border:1px solid #33301F;border-radius:12px;padding:26px 24px;color:var(--body);position:relative;transition:transform .3s ease,border-color .3s,box-shadow .3s}
.svc.pic{padding:0;overflow:hidden}
.svc .svcimg{display:block;position:relative;aspect-ratio:8/3;overflow:hidden;border-bottom:1px solid var(--gold3)}
.svc .svcimg img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}
.svc .svcimg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,11,12,0) 40%,rgba(11,11,12,.75) 100%)}
.svc:hover .svcimg img{transform:scale(1.06)}
.svc .svcbody{display:block;padding:22px 24px 26px}
.svc.pic h3{margin-top:0}
.svc::before{content:"";position:absolute;left:0;right:0;top:0;height:2px;background:linear-gradient(90deg,transparent,var(--gold2),transparent);opacity:.8}
.svc:hover{transform:translateY(-5px);border-color:var(--gold);box-shadow:0 18px 40px rgba(0,0,0,.55),0 0 30px rgba(201,162,74,.12);color:var(--body)}
.svc svg{width:46px;height:46px;fill:none;stroke:var(--gold2);stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round;margin-bottom:14px}
.svc h3{margin:0 0 8px}.svc p{margin:0 0 16px;font-size:16px}
.svc .go{color:var(--gold2);font-weight:700;font-size:15px}
.svc:hover .go{color:#fff}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.chips a{border:1px solid #3A3220;color:var(--ink);text-decoration:none;padding:8px 15px;border-radius:999px;font-size:14.5px;transition:all .2s}
.chips a:hover{border-color:var(--gold);color:var(--gold2);background:var(--gold-soft)}
.homesband{background:radial-gradient(700px 300px at 85% 30%,rgba(201,162,74,.10),transparent 70%),var(--bg)}
/* reasons */
.reasons{list-style:none;padding:0;margin:0 0 10px;display:grid;gap:18px}
.reason{display:grid;grid-template-columns:70px 1fr;gap:20px;align-items:start;background:#101012;border:1px solid var(--line);border-radius:12px;padding:24px;transition:border-color .3s}
.reason:hover{border-color:var(--gold3)}
.reason .num{font-family:"Cormorant Garamond",Georgia,serif;font-size:54px;line-height:.9;font-weight:600;background:linear-gradient(180deg,#FFF1C4,#C9A24A 60%,#8C6A1F);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:var(--gold2)}
.reason h3{margin:0 0 8px}.reason p{margin:0 0 12px}
.pill{display:inline-block;font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold2);border:1px solid #3A3220;border-radius:999px;padding:5px 12px}
@media(max-width:600px){.reason{grid-template-columns:1fr;gap:6px}}
/* builders */
.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media(max-width:980px){.bgrid{grid-template-columns:repeat(2,1fr)}}@media(max-width:600px){.bgrid{grid-template-columns:1fr}}
.bcard{display:block;text-decoration:none;background:#0B0B0C;border:1px solid #33301F;border-radius:12px;padding:24px;color:var(--body);transition:transform .3s,border-color .3s}
.bcard:hover{transform:translateY(-4px);border-color:var(--gold);color:var(--body)}
.bcard h3{margin:10px 0 4px}.bcard .barea{display:block;color:var(--mute);font-size:14px;margin-bottom:10px}
.bcard .bprice{display:inline-block;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#0B0B0C;background:linear-gradient(135deg,var(--gold2),var(--gold));padding:4px 10px;border-radius:4px;font-weight:700}
.bcard p{font-size:16px}.bcard .go{color:var(--gold2);font-weight:700;font-size:15px}
/* steps */
.steps{list-style:none;padding:0;margin:8px 0 0}
.steps li{display:grid;grid-template-columns:56px 1fr;gap:16px;padding:16px 0;border-bottom:1px solid var(--line)}
.steps li:last-child{border-bottom:0}
.steps b{font-family:"Cormorant Garamond",Georgia,serif;font-size:30px;color:var(--gold2);font-weight:600;line-height:1}
.steps h3{margin:0 0 4px;font-size:22px}.steps p{margin:0;font-size:16.5px}
@media(min-width:841px){.sticky-col{position:sticky;top:110px;align-self:start}}
/* calculator with gold sliders */
.calc2{display:grid;grid-template-columns:1.2fr 1fr;gap:24px;max-width:1080px;margin:0 auto}
@media(max-width:840px){.calc2{grid-template-columns:1fr}}
.ce-card,.ce-out{background:#101012;border:1px solid #33301F;border-radius:14px;padding:28px}
.ce-row{margin-bottom:20px}
.ce-head{display:flex;justify-content:space-between;align-items:baseline}
.ce-lbl{font-weight:700;color:var(--ink);font-size:15px}
.ce-val{font-family:"Cormorant Garamond",Georgia,serif;font-weight:600;color:var(--gold2);font-size:24px}
.calc2 input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:34px;background-color:transparent;background-image:linear-gradient(90deg,#8C6A1F,#E6CB7C),linear-gradient(#2A2A2E,#2A2A2E);background-repeat:no-repeat,no-repeat;background-size:50% 6px,100% 6px;background-position:left center,left center;outline:0;margin:4px 0;cursor:pointer}.calc2 input[type=range]::-webkit-slider-runnable-track{height:34px;background:transparent}.calc2 input[type=range]::-moz-range-track{height:6px;background:transparent}
.calc2 input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:24px;height:24px;border-radius:50%;background:radial-gradient(circle at 35% 35%,#FFF1C4,#C9A24A 60%,#8C6A1F);box-shadow:0 0 0 4px #0B0B0C,0 0 14px rgba(230,203,124,.5);cursor:pointer}
.calc2 input[type=range]::-moz-range-thumb{width:22px;height:22px;border:0;border-radius:50%;background:#E6CB7C;box-shadow:0 0 0 4px #0B0B0C}
.calc2 input[type=range]:focus-visible{outline:2px solid var(--gold2);outline-offset:4px}
.ce-out .big{display:block;font-family:"Cormorant Garamond",Georgia,serif;font-size:64px;font-weight:600;line-height:1;margin:6px 0 18px;background:linear-gradient(180deg,#FFF1C4,#C9A24A 65%,#8C6A1F);-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:var(--gold2)}
.row2{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding:10px 0;font-size:16px}.row2 b{color:var(--ink)}
/* cities */
.city-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
@media(max-width:900px){.city-grid{grid-template-columns:repeat(3,1fr)}}@media(max-width:520px){.city-grid{grid-template-columns:repeat(2,1fr)}}
.city{display:block;text-decoration:none;text-align:center;background:#101012;border:1px solid var(--line);border-radius:10px;padding:18px 10px;transition:transform .2s,border-color .2s}
.city:hover{transform:translateY(-3px);border-color:var(--gold)}
.city b{display:block;font-family:"Cormorant Garamond",Georgia,serif;font-size:22px;color:var(--gold2);font-weight:600}
.city span{display:block;font-size:13px;color:var(--mute);margin-top:4px}
/* browse */
.browse{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-bottom:28px}
@media(max-width:840px){.browse{grid-template-columns:repeat(2,1fr)}}
.browse h4{margin:0 0 10px;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold2)}
.browse ul{list-style:none;padding:0;margin:0}.browse li{margin-bottom:8px}.browse a{color:var(--body);text-decoration:none}.browse a:hover{color:var(--gold2)}
.seop{color:var(--mute);font-size:15.5px;columns:2;column-gap:40px}@media(max-width:840px){.seop{columns:1}}
/* final contact card */
.final .ccard{max-width:760px;margin:0 auto;text-align:center;background:linear-gradient(180deg,#121214,#0B0B0C);border:1px solid var(--gold3);border-radius:16px;padding:40px 30px;box-shadow:0 0 60px rgba(201,162,74,.10)}
.clogo{width:220px;height:auto;display:block;margin:0 auto 18px;opacity:.95}
.final .cta3{justify-content:center}
/* capture success link */
.msg a{color:var(--gold2);margin-left:6px}
/* scroll reveal, only for sections below the fold at load */
.rv.pre{opacity:0;transform:translateY(28px)}
.rv{transition:opacity .8s ease,transform .8s ease}
@media(prefers-reduced-motion:reduce){.hh h1 .l,.hh h1 .bbs .w{opacity:1!important;transform:none!important;filter:none!important;animation:none!important}.hh h1 .bbs .w{-webkit-text-fill-color:#E6CB7C}.rv.pre{opacity:1;transform:none}.btn.pulse,.hh .tag{animation:none!important}}
@media(max-width:400px){.brand img{height:72px}}
@media(max-width:600px){.cta3{flex-direction:column;align-items:stretch}.cta3 .btn{text-align:center}}
.capture .mini{grid-template-columns:1fr;gap:14px}.capture .mini .btn{justify-self:start}

/* ---------- language switch ---------- */
.langsw{position:relative;display:inline-flex;align-items:center;padding:3px;border:1px solid var(--gold3);border-radius:999px;background:#0E0E10}
.langsw a{position:relative;z-index:1;display:block;padding:9px 17px;border-radius:999px;font-size:14px;font-weight:800;letter-spacing:.1em;color:var(--mute);text-decoration:none;transition:color .3s ease}
.langsw a.on{color:#0B0B0C}
.langsw a:hover{color:var(--gold2)}
.langsw a.on:hover{color:#0B0B0C}
.langsw .knob{position:absolute;top:3px;left:3px;width:calc(50% - 3px);height:calc(100% - 6px);border-radius:999px;background:linear-gradient(135deg,var(--gold2),var(--gold) 55%,var(--gold3));box-shadow:0 2px 12px rgba(201,162,74,.45);transition:transform .4s cubic-bezier(.4,1.4,.5,1)}
.langsw .knob.es{transform:translateX(100%)}
.langsw:hover .knob{filter:brightness(1.1)}
/* ---------- gold frame on the portrait ---------- */
.hh-photo{position:relative;padding:0}
.frame{display:block;position:relative;padding:11px;border-radius:16px;background:linear-gradient(135deg,#6E5316 0%,#C9A24A 18%,#FFF1C4 32%,#C9A24A 46%,#6E5316 60%,#E6CB7C 78%,#8C6A1F 100%);background-size:300% 300%;animation:frameFlow 12s ease-in-out infinite;box-shadow:0 24px 60px rgba(0,0,0,.65),0 0 40px rgba(201,162,74,.18)}
@keyframes frameFlow{0%{background-position:0% 50%}50%{background-position:100% 50%}100%{background-position:0% 50%}}
.frame::after{content:"";position:absolute;inset:0;border-radius:16px;pointer-events:none;background:linear-gradient(100deg,transparent 35%,rgba(255,255,255,.55) 50%,transparent 65%);background-size:260% 100%;animation:frameShine 6.5s ease-in-out infinite;mix-blend-mode:overlay}
@keyframes frameShine{0%{background-position:160% 0}55%,100%{background-position:-60% 0}}
.frame img{display:block;width:100%;height:auto;border-radius:8px;position:relative;z-index:1;box-shadow:0 0 0 1px rgba(0,0,0,.6)}
.hh-photo:hover .hh-photo:hover .frame{box-shadow:0 28px 70px rgba(0,0,0,.7),0 0 60px rgba(201,162,74,.3)}
.frame,@media(prefers-reduced-motion:reduce){.frame,.frame::after{animation:none}.langsw .knob{transition:none}}
@media(max-width:960px){
.langsw{padding:2px}
.langsw a{padding:7px 10px;font-size:12.5px;line-height:1;letter-spacing:.04em;font-weight:800}
.langsw .knob{top:2px;left:2px;width:calc(50% - 2px);height:calc(100% - 4px)}
}

/* ---------- shinier gold everywhere ---------- */
@keyframes goldSheen{0%{background-position:0% 50%}100%{background-position:200% 50%}}
.btn.gold{background:linear-gradient(100deg,#8C6A1F 0%,#C9A24A 18%,#FFF3C9 34%,#E6CB7C 46%,#C9A24A 62%,#FFF3C9 78%,#8C6A1F 100%);background-size:200% 100%;animation:goldSheen 7s linear infinite;color:#120E03;font-weight:800;text-shadow:0 1px 0 rgba(255,255,255,.35);box-shadow:0 8px 26px rgba(201,162,74,.45),inset 0 1px 0 rgba(255,255,255,.55),inset 0 -1px 0 rgba(0,0,0,.25)}
.btn.gold:hover{filter:brightness(1.06) saturate(1.05)}
.btn:not(.gold){border-color:#C9A24A;box-shadow:inset 0 0 0 1px rgba(255,243,201,.14)}
.btn:not(.gold):hover{background:rgba(201,162,74,.14);border-color:#FFF3C9}
.menu a.call{background:linear-gradient(100deg,#8C6A1F,#C9A24A 20%,#FFF3C9 38%,#E6CB7C 52%,#C9A24A 70%,#8C6A1F 100%);background-size:200% 100%;animation:goldSheen 7s linear infinite;color:#120E03;font-weight:800;box-shadow:0 6px 18px rgba(201,162,74,.4),inset 0 1px 0 rgba(255,255,255,.5)}
.menu a.txt{border-color:#C9A24A;color:#FFF3C9}
.kicker{background:linear-gradient(100deg,#C9A24A,#FFF3C9 45%,#E6CB7C 60%,#C9A24A);background-size:200% 100%;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;color:var(--gold2);animation:goldSheen 9s linear infinite}
.hh .tag{border-color:#C9A24A;background:linear-gradient(180deg,rgba(201,162,74,.16),rgba(201,162,74,.04));color:#FFF3C9;box-shadow:inset 0 1px 0 rgba(255,243,201,.25)}
.bcard .bprice{background:linear-gradient(100deg,#C9A24A,#FFF3C9 45%,#E6CB7C 60%,#C9A24A);background-size:200% 100%;animation:goldSheen 8s linear infinite;color:#120E03}
.city b,.svc .go,.bcard .go{background:linear-gradient(100deg,#C9A24A,#FFF3C9 48%,#C9A24A);background-size:200% 100%;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;animation:goldSheen 9s linear infinite}
.frame{background-image:linear-gradient(120deg,#5A430F 0%,#C9A24A 10%,#FFF8DC 20%,#E6CB7C 28%,#A97F22 38%,#FFF3C9 50%,#C9A24A 60%,#7A5C18 70%,#FFE9A8 82%,#C9A24A 92%,#5A430F 100%);background-size:280% 280%;animation:frameFlow 9s ease-in-out infinite;box-shadow:0 26px 64px rgba(0,0,0,.72),0 0 60px rgba(201,162,74,.38),inset 0 0 0 1px rgba(255,248,220,.5),inset 0 0 22px rgba(120,85,10,.5)}
.frame::after{background:linear-gradient(100deg,transparent 32%,rgba(255,255,255,.75) 50%,transparent 68%);background-size:260% 100%}
.hh h1 .bbs .w{background-image:linear-gradient(90deg,#A97F22,#E6CB7C 22%,#FFF8DC 42%,#FFFFFF 50%,#FFF3C9 58%,#E6CB7C 74%,#A97F22 100%);background-size:220% auto;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;text-shadow:0 3px 18px rgba(201,162,74,.28)}
/* ---------- BUY. SELL. BUILD. larger ---------- */
.hh h1 .bbs{font-size:clamp(22px,4vw,56px);letter-spacing:.07em;margin-top:16px;font-weight:700;white-space:nowrap}
@supports (container-type:inline-size){.hh h1 .bbs{font-size:8.95cqw}.hh h1 .top{font-size:min(11.4cqw,74px)}}
/* ---------- updated bar ---------- */
.trecbar{border-top:1px solid var(--gold3);border-bottom:1px solid var(--gold3);background:rgba(201,162,74,.05);margin:0;padding:15px 0}
.trecbar .wrap{display:flex;align-items:center;justify-content:center;gap:10px 26px;flex-wrap:wrap}
/* brokerage identification, TREC 535.155 and ClearView's advertising rule */
.trecnote{margin:0;font-size:14.5px;line-height:1.5;color:var(--mute);text-align:center}
.trecnote .treclabel{color:#CFCFD4;font-weight:600;margin-right:8px}
.trecnote a{color:#EBD79A;font-weight:700;text-decoration:underline;text-underline-offset:3px;text-decoration-thickness:1px;text-decoration-color:var(--gold3)}
.trecnote a:hover,.trecnote a:focus-visible{color:#FFF3C9;text-decoration-color:#FFF3C9}
.trecnote .dot{color:var(--gold3);margin:0 9px}
.trecnote .enn{display:inline;font-weight:600;color:#B9B9C0;font-size:12.5px;letter-spacing:.01em}
.trecnote .enn::before{content:"("}
.trecnote .enn::after{content:")"}
.updated{display:block;grid-column:1/-1;text-align:center;margin:0 0 20px;padding:0;font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;white-space:nowrap;background-image:linear-gradient(100deg,#C9A24A,#FFF3C9 50%,#C9A24A);background-size:200% 100%;-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent;animation:goldSheen 9s linear infinite}
/* ---------- vertical language switch on mobile ---------- */
@media(max-width:960px){
.langsw{flex-direction:column;padding:3px;gap:2px;border-radius:14px}
.langsw a{padding:7px 10px;font-size:12.5px;border-radius:10px;text-align:center;min-width:42px}
.langsw .knob{top:3px;left:3px;width:calc(100% - 6px);height:calc(50% - 4px);border-radius:10px}
.langsw .knob.es{transform:translateY(calc(100% + 4px))}
.nav{min-height:104px}
}

@media(max-width:960px){
.trecbar{padding:13px 0}
.trecbar .wrap{flex-direction:column;align-items:center;text-align:center;gap:5px}
.trecnote{font-size:13.5px;line-height:1.42}
.trecnote .dot{display:none}
.trecnote a{display:inline-block;margin:2px 6px}
.trecnote .enn{font-size:11.5px}
.updated{font-size:10.5px;margin-bottom:14px}
}
@media(max-width:480px){.trecnote .treclabel{display:block;margin:0 0 2px}}

.trecxl{font-size:17.5px;line-height:1.62;color:#D8D8DD}
.trecxl strong{color:var(--gold2)}
.measure h2{font-size:20px;margin:34px 0 10px;color:var(--gold2);letter-spacing:.01em}
.trecul{margin:0 0 6px;padding-left:20px;color:var(--mute);font-size:15.5px;line-height:1.66}
.trecul li{margin:0 0 9px}
.trecul strong{color:#E6E6EA}
.tablewrap{overflow-x:auto;-webkit-overflow-scrolling:touch;margin:16px 0 10px;border:1px solid var(--gold3);border-radius:8px;width:min(100vw - 40px,1040px);position:relative;left:50%;transform:translateX(-50%)}
.trectbl{border-collapse:collapse;width:100%;min-width:700px;font-size:14.5px}
.trectbl th,.trectbl td{padding:11px 13px;text-align:left;border-bottom:1px solid rgba(201,162,74,.22);vertical-align:top}
.trectbl thead th{background:rgba(201,162,74,.10);color:var(--gold2);font-size:12.5px;letter-spacing:.09em;text-transform:uppercase;white-space:nowrap}
.trectbl tbody th{font-weight:600;color:#CFCFD4;font-size:13.5px;letter-spacing:0;text-transform:none;width:26%;min-width:190px;padding-right:18px}
.trectbl td{color:#E6E6EA}
.trectbl a{color:#EBD79A;text-decoration:underline;text-underline-offset:2px}
.trectbl tbody tr:last-child th,.trectbl tbody tr:last-child td{border-bottom:0}
.trecfoot{margin-top:26px;padding-top:16px;border-top:1px solid var(--gold3);font-size:13.5px;color:var(--mute)}
.trecfoot a{color:#EBD79A}

/* Spanish sets three long words where English sets three short ones, so the
   line is allowed to wrap instead of running past its column onto her photo. */
html[lang^="es"] .hh h1 .bbs{white-space:normal;line-height:1.06}
html[lang^="es"] .hh h1 .bbs .w{margin-right:.26em}
@supports (container-type:inline-size){html[lang^="es"] .hh h1 .bbs{font-size:8.2cqw}}
@media(max-width:880px){html[lang^="es"] .hh h1 .bbs{font-size:clamp(23px,6.4vw,46px)}}

/* Between the mobile breakpoint and a roomy desktop the bar is tight, and the
   Spanish labels are longer than the English ones, so the spacing scales down
   instead of pushing the Call button off the right edge. */
@media(min-width:961px) and (max-width:1200px){
.nav{gap:10px;padding:6px 14px}
.menu{gap:12px}
.menu li a{font-size:14.5px}
.menu li a.call,.menu li a.txt{padding-left:13px;padding-right:13px}
.brand img{max-width:150px}
.langsw a{padding-left:10px;padding-right:10px}
}
@media(min-width:961px) and (max-width:1080px){
.menu{gap:9px}
.menu li a{font-size:13.5px}
.brand img{max-width:132px}
}

/* Mobile touch targets. Checked against a 375px phone: the hamburger was
   36x14, the language links 42x27 and the calculator sliders 6px tall. */
@media(max-width:960px){
.menu-toggle{display:flex;align-items:center;justify-content:center;min-width:46px;min-height:46px;padding:0;margin-right:-6px}
.langsw a{padding:10px 10px;min-height:34px;display:flex;align-items:center;justify-content:center}
.trecnote{font-size:14px}
.trecnote a{font-size:14px}
}
@media(max-width:840px){
/* the sticky call bar is 73px tall, so the page has to clear more than 70 */
body{padding-bottom:calc(86px + env(safe-area-inset-bottom))}
}
@media(hover:none){
/* thumb sits centred on the 6px track now that the input is 34px tall */
.calc2 input[type=range]::-webkit-slider-thumb{margin-top:0}
}

@media(max-width:960px){
/* whole row taps, not just the word: links were 22px tall and "Sell" 25px wide */
.menu li{width:100%}
.menu li a{display:flex;align-items:center;min-height:46px;width:100%;padding:4px 2px}
.menu li a.call,.menu li a.txt{display:inline-flex;justify-content:center;width:auto;min-width:112px;min-height:46px}
}

/* On a 667px tall phone the open menu reaches the bottom, where the fixed
   call bar sat on top of the last links. The bar steps aside while it is open. */
body.menu-open .stickybar{display:none}