*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

    :root {
      --ink: #1c1c1a;
      --ink-soft: #3d3d38;
      --cream: #f7f5f0;
      --stone: #e8e4dc;
      --warm: #c9a227;
      --warm-dark: #a8861e;
      --white: #ffffff;
      --serif: 'Cormorant Garamond', Georgia, serif;
      --sans: 'DM Sans', system-ui, sans-serif;
      --nav-h: 168px;
      --nav-logo-h: 148px;
      --nav-logo-h-scrolled: 148px;
      --banner-h: 0px;
      --ease: cubic-bezier(0.4, 0, 0.2, 1);
    }

    html {
      scroll-behavior: smooth;
      scroll-padding-top: calc(var(--nav-h) + var(--banner-h));
    }

    body {
      font-family: var(--sans);
      color: var(--ink);
      background: var(--cream);
      line-height: 1.6;
      -webkit-font-smoothing: antialiased;
    }

    img { display: block; max-width: 100%; }

    a { color: inherit; text-decoration: none; }

    .mockup-banner {
      position: fixed;
      top: 0;
      left: 0;
      right: 0;
      z-index: 200;
      background: var(--ink);
      color: var(--cream);
      text-align: center;
      padding: 8px 16px;
      font-size: 11px;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      font-weight: 500;
    }

    /* ── Navigation ── */
    .nav {
      position: fixed;
      top: 0;
      left: 0;
      right: 0;
      z-index: 1000;
      height: var(--nav-h);
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: clamp(16px, 2vw, 32px);
      padding: 0 clamp(24px, 5vw, 64px);
      background: rgba(28, 28, 26, 0.96);
      border-bottom: 1px solid rgba(255, 255, 255, 0.08);
      backdrop-filter: blur(12px);
      -webkit-backdrop-filter: blur(12px);
      transition: background 0.4s var(--ease), border-color 0.4s var(--ease);
    }

    .nav.scrolled {
      background: rgba(28, 28, 26, 0.98);
    }

    .nav-logo {
      display: block;
      line-height: 0;
      flex-shrink: 0;
    }

    .nav-logo img {
      height: var(--nav-logo-h);
      width: auto;
      max-width: none;
      max-height: var(--nav-logo-h);
      object-fit: contain;
      display: block;
    }

    .nav-links {
      display: flex;
      align-items: center;
      justify-content: center;
      flex: 1 1 auto;
      min-width: 0;
      gap: clamp(10px, 1.4vw, 28px);
      list-style: none;
    }

    .nav-links a {
      font-size: 0.72rem;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      font-weight: 500;
      white-space: nowrap;
      color: rgba(255,255,255,0.9);
      transition: color 0.3s;
    }

    .nav-links a:hover { color: var(--warm); }

    .nav-right {
      --nav-chip-h: 40px;
      display: flex;
      align-items: center;
      justify-content: flex-end;
      gap: 12px;
      margin-left: auto;
      flex: 0 0 auto;
    }

    .nav-contact {
      display: flex;
      flex-direction: column;
      align-items: flex-end;
      justify-content: center;
      gap: 3px;
      min-height: var(--nav-chip-h);
      line-height: 1.15;
    }

    .nav-phone {
      font-size: 0.72rem;
      letter-spacing: 0.05em;
      font-weight: 600;
      color: var(--warm);
      transition: color 0.3s;
      white-space: nowrap;
    }

    .nav-phone:hover { color: var(--white); }

    .nav-email {
      font-size: 0.62rem;
      letter-spacing: 0.03em;
      font-weight: 500;
      color: var(--warm);
      white-space: nowrap;
      transition: color 0.3s;
    }

    .nav-email:hover { color: var(--white); }

    .nav-cta {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      height: var(--nav-chip-h);
      padding: 0 16px;
      font-size: 0.64rem;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      font-weight: 600;
      border: 1px solid rgba(255,255,255,0.6);
      color: var(--white);
      white-space: nowrap;
      flex-shrink: 0;
      transition: all 0.3s var(--ease);
    }

    .nav-cta:hover {
      background: var(--warm);
      color: var(--ink);
      border-color: var(--warm);
    }

    .nav-weather {
      display: inline-flex;
      align-items: center;
      gap: 7px;
      height: var(--nav-chip-h);
      padding: 0 11px;
      border: 1px solid rgba(255, 255, 255, 0.18);
      background: rgba(255, 255, 255, 0.06);
      color: var(--white);
      text-decoration: none;
      white-space: nowrap;
      flex-shrink: 0;
      line-height: 1;
      box-sizing: border-box;
      transition: border-color 0.3s, background 0.3s;
    }

    .nav-weather[hidden] {
      display: none !important;
    }

    .nav-weather:hover {
      border-color: rgba(201, 162, 39, 0.55);
      background: rgba(201, 162, 39, 0.12);
    }

    .nav-weather-icon {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      width: 18px;
      height: 18px;
      color: var(--warm);
      flex-shrink: 0;
    }

    .nav-weather-icon svg {
      width: 18px;
      height: 18px;
      display: block;
      overflow: visible;
    }

    .nav-weather-text {
      display: flex;
      flex-direction: column;
      align-items: flex-start;
      justify-content: center;
      gap: 2px;
      min-width: 0;
    }

    .nav-weather-temp {
      font-family: var(--serif);
      font-size: 1rem;
      line-height: 1;
      font-weight: 500;
      letter-spacing: 0.02em;
    }

    .nav-weather-place {
      font-size: 0.52rem;
      letter-spacing: 0.11em;
      text-transform: uppercase;
      color: rgba(255, 255, 255, 0.55);
      font-weight: 600;
      line-height: 1;
    }

    .nav-toggle { display: none; }

    /* ── Hero ── */
    .hero {
      position: relative;
      min-height: 76vh;
      min-height: 76dvh;
      display: flex;
      /* Mid-viewport stack: shorter hero + center align lifts brand clearly */
      align-items: center;
      padding: calc(var(--nav-h) + 48px) clamp(24px, 5vw, 64px) clamp(40px, 6vh, 72px);
      overflow: hidden;
    }

    /* TrustBar sits under fixed nav (like interior pages) — drop hero's nav offset */
    .trust-bar + .hero {
      padding-top: 48px;
    }

    .hero-bg {
      position: absolute;
      inset: 0;
      z-index: 0;
    }

    .hero-slides {
      position: absolute;
      inset: 0;
    }

    .hero-slide {
      position: absolute;
      inset: 0;
      opacity: 0;
      transition: opacity 1.5s ease;
    }

    .hero-slide.active {
      opacity: 1;
    }

    .hero-slide img {
      position: absolute;
      inset: 0;
      width: 100%;
      height: 100%;
      max-width: 100%;
      object-fit: cover;
      object-position: center center;
    }

    .hero-slide:nth-child(1) img { object-position: center bottom; }
    .hero-slide:nth-child(3) img { object-position: center bottom; }

    .hero-overlay {
      position: absolute;
      inset: 0;
      background:
        linear-gradient(180deg, rgba(20, 24, 22, 0.55) 0%, rgba(20, 24, 22, 0.2) 35%, rgba(20, 24, 22, 0.78) 100%),
        linear-gradient(105deg, rgba(20, 24, 22, 0.82) 0%, rgba(20, 24, 22, 0.35) 55%, rgba(20, 24, 22, 0.15) 100%);
    }

    .hero-layout {
      position: relative;
      z-index: 1;
      width: 100%;
      max-width: 920px;
      display: flex;
      flex-direction: column;
      align-items: flex-start;
      gap: clamp(12px, 1.75vw, 18px);
      animation: hero-rise 0.9s var(--ease) both;
    }

    @keyframes hero-rise {
      from { opacity: 0; transform: translateY(28px); }
      to { opacity: 1; transform: translateY(0); }
    }

    .hero-brand {
      font-family: var(--serif);
      font-size: clamp(2.8rem, 7vw, 5.4rem);
      font-weight: 500;
      line-height: 0.95;
      color: var(--white);
      letter-spacing: -0.02em;
      margin: 0;
    }

    .hero-brand span {
      display: block;
      font-size: 0.28em;
      letter-spacing: 0.42em;
      text-transform: uppercase;
      font-family: var(--sans);
      font-weight: 600;
      color: var(--warm);
      margin-top: 12px;
      padding-left: 2px;
    }

    .hero-content {
      max-width: 640px;
      margin-top: 0;
    }

    .hero-eyebrow {
      font-size: 0.68rem;
      letter-spacing: 0.28em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.7);
      margin-bottom: 14px;
      font-weight: 500;
    }

    .hero h1 {
      font-family: var(--serif);
      font-size: clamp(1.6rem, 2.8vw, 2.2rem);
      font-weight: 400;
      line-height: 1.25;
      color: rgba(255,255,255,0.92);
      margin-bottom: 10px;
      letter-spacing: -0.01em;
      max-width: 18ch;
    }

    .hero h1 em {
      font-style: italic;
      font-weight: 400;
      color: var(--white);
    }

    .hero-tagline {
      font-size: clamp(0.95rem, 1.5vw, 1.08rem);
      color: rgba(255,255,255,0.78);
      max-width: 480px;
      font-weight: 300;
      margin-bottom: 0;
      line-height: 1.65;
    }

    .hero-cta-row {
      display: flex;
      flex-wrap: wrap;
      align-items: center;
      gap: 14px;
    }

    .hero-cta {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      background: var(--warm);
      color: var(--ink);
      padding: 16px 28px;
      font-size: 0.7rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 700;
      border: 1px solid var(--warm);
      transition: all 0.3s var(--ease);
    }

    .hero-cta:hover {
      background: var(--white);
      border-color: var(--white);
    }

    .hero-cta-ghost {
      display: inline-flex;
      align-items: center;
      justify-content: center;
      background: transparent;
      color: var(--white);
      padding: 16px 28px;
      font-size: 0.7rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 600;
      border: 1px solid rgba(255,255,255,0.45);
      transition: all 0.3s var(--ease);
    }

    .hero-cta-ghost:hover {
      background: rgba(255,255,255,0.1);
      border-color: var(--white);
    }

    .hero-market-link {
      display: inline-block;
      font-size: 0.68rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--warm);
      border-bottom: 1px solid rgba(184, 149, 47, 0.4);
      padding-bottom: 3px;
      transition: color 0.3s, border-color 0.3s;
    }

    .hero-market-link:hover {
      color: var(--white);
      border-color: var(--white);
    }

    .mls-strip {
      display: grid;
      grid-template-columns: auto 1fr auto;
      gap: clamp(20px, 4vw, 48px);
      align-items: center;
      padding: clamp(22px, 3vw, 28px) clamp(24px, 5vw, 64px);
      background: var(--ink);
      border-bottom: 1px solid rgba(255,255,255,0.08);
    }

    .mls-strip-label {
      font-size: 0.95rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--warm);
      font-weight: 700;
      white-space: nowrap;
    }

    .mls-strip .hero-market-link {
      font-size: 0.88rem;
      letter-spacing: 0.12em;
      font-weight: 700;
    }

    .mls-strip-stats {
      display: flex;
      flex-wrap: wrap;
      gap: clamp(20px, 3vw, 40px);
    }

    .mls-strip-stat {
      display: flex;
      flex-direction: column;
      gap: 4px;
    }

    a.mls-strip-stat-link {
      text-decoration: none;
      transition: opacity 0.2s;
    }

    a.mls-strip-stat-link:hover {
      opacity: 0.85;
    }

    a.mls-strip-stat-link .mls-strip-meta {
      color: var(--warm);
    }

    .mls-strip-num {
      font-family: var(--serif);
      font-size: clamp(1.5rem, 2.5vw, 1.9rem);
      color: var(--white);
      line-height: 1;
      font-weight: 400;
    }

    .mls-strip-meta {
      font-size: 0.62rem;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.5);
      font-weight: 500;
    }

    .closed-deals-note {
      margin-top: 10px;
      font-size: 0.92rem;
      color: var(--ink-soft);
      font-weight: 300;
      max-width: 42ch;
    }

    .closed-deals-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: clamp(20px, 3vw, 28px);
      max-width: none;
    }

    /* ── Trust bar (marquee track lives in site.css) ── */
    .trust-bar {
      overflow: hidden;
      padding: 14px 0;
      background: var(--ink);
      border-bottom: 1px solid rgba(255, 255, 255, 0.08);
    }

    .trust-item {
      display: flex;
      align-items: center;
      flex: 0 0 auto;
      gap: 10px;
      font-size: 0.72rem;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: rgba(247, 245, 240, 0.7);
      font-weight: 500;
      white-space: nowrap;
    }

    .trust-item strong {
      color: var(--warm);
      font-weight: 600;
      font-size: 0.78rem;
    }

    .trust-divider {
      flex-shrink: 0;
      width: 1px;
      height: 16px;
      background: rgba(255, 255, 255, 0.15);
    }

    /* ── Deal tape ── */
    .deal-tape {
      overflow: hidden;
      background: var(--stone);
      border-bottom: 1px solid rgba(28, 28, 26, 0.08);
      padding: 14px 0;
    }

    .deal-tape-track {
      display: flex;
      gap: 48px;
      width: max-content;
      animation: tape-scroll 40s linear infinite;
    }

    .deal-tape:hover .deal-tape-track { animation-play-state: paused; }

    @keyframes tape-scroll {
      from { transform: translateX(0); }
      to { transform: translateX(-50%); }
    }

    @media (prefers-reduced-motion: reduce) {
      .deal-tape-track { animation: none; flex-wrap: wrap; width: 100%; justify-content: center; }
      .editorial-image img,
      .editorial-feature-media img,
      .listing-image img,
      .prop-image img { animation: none; }
      html { scroll-behavior: auto; }
    }

    .deal-tape-item {
      display: flex;
      align-items: center;
      gap: 12px;
      white-space: nowrap;
      font-size: 0.72rem;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: var(--ink-soft);
      font-weight: 500;
    }

    .deal-tape-item::before {
      content: '';
      width: 6px;
      height: 6px;
      background: var(--warm);
      border-radius: 50%;
      flex-shrink: 0;
    }

    /* ── Ken Burns (featured listing images) ── */
    @keyframes ken-burns-in {
      0% { transform: scale(1) translate(0, 0); }
      100% { transform: scale(1.14) translate(-2.5%, -1.5%); }
    }

    @keyframes ken-burns-pan {
      0% { transform: scale(1.08) translate(-3%, 0); }
      100% { transform: scale(1.16) translate(2.5%, -2%); }
    }

    /* ── Editorial feature ── */
    .editorial-feature {
      display: grid;
      grid-template-columns: 1.15fr 1fr;
      gap: 0;
      background: var(--ink);
      color: var(--cream);
      cursor: pointer;
      margin-bottom: clamp(48px, 6vw, 72px);
      transition: box-shadow 0.4s var(--ease);
    }

    .editorial-feature:hover {
      box-shadow: 0 24px 64px rgba(28, 28, 26, 0.18);
    }

    .editorial-image,
    .editorial-feature-media {
      position: relative;
      min-height: 420px;
      overflow: hidden;
      background: var(--stone);
      display: block;
    }

    .editorial-image img,
    .editorial-feature-media img {
      position: absolute;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      animation: ken-burns-in 24s ease-in-out infinite alternate;
    }

    .editorial-feature:hover .editorial-image img,
    .editorial-feature:hover .editorial-feature-media img {
      animation-play-state: paused;
    }

    .editorial-feature-body {
      padding: clamp(40px, 5vw, 64px);
      display: flex;
      flex-direction: column;
      justify-content: center;
    }

    .editorial-badge {
      z-index: 1;
      position: absolute;
      top: 24px;
      left: 24px;
      background: var(--warm);
      color: var(--ink);
      padding: 8px 14px;
      font-size: 0.62rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 700;
    }

    .editorial-body {
      padding: clamp(40px, 5vw, 64px);
      display: flex;
      flex-direction: column;
      justify-content: center;
    }

    .editorial-body .section-eyebrow { color: rgba(201, 162, 39, 0.85); }

    .editorial-title {
      font-family: var(--serif);
      font-size: clamp(2rem, 3.5vw, 2.8rem);
      font-weight: 400;
      line-height: 1.12;
      margin-bottom: 16px;
    }

    .editorial-price {
      font-size: 1.1rem;
      color: var(--warm);
      font-weight: 600;
      letter-spacing: 0.04em;
      margin-bottom: 20px;
    }

    .editorial-desc {
      font-size: 0.95rem;
      color: rgba(247, 245, 240, 0.7);
      font-weight: 300;
      line-height: 1.8;
      margin-bottom: 32px;
      max-width: 440px;
    }

    .editorial-meta {
      display: flex;
      flex-wrap: wrap;
      gap: 20px;
      font-size: 0.78rem;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: rgba(247, 245, 240, 0.45);
      margin-bottom: 32px;
    }

    .editorial-cta {
      display: inline-block;
      align-self: flex-start;
      background: transparent;
      color: var(--cream);
      padding: 14px 32px;
      font-size: 0.68rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 600;
      border: 1px solid rgba(247, 245, 240, 0.4);
      transition: all 0.3s var(--ease);
    }

    .editorial-feature:hover .editorial-cta {
      background: var(--warm);
      color: var(--ink);
      border-color: var(--warm);
    }

    /* ── Valley markets ── */
    .valley-markets {
      background: var(--cream);
      padding: clamp(64px, 10vw, 120px) clamp(24px, 5vw, 64px);
    }

    .market-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: clamp(16px, 2.5vw, 24px);
    }

    .market-card {
      background: var(--white);
      border: 1px solid var(--stone);
      padding: clamp(28px, 3vw, 36px) clamp(20px, 2.5vw, 28px);
      transition: all 0.35s var(--ease);
      position: relative;
      overflow: hidden;
    }

    .market-card::after {
      content: '';
      position: absolute;
      bottom: 0;
      left: 0;
      right: 0;
      height: 3px;
      background: var(--warm);
      transform: scaleX(0);
      transform-origin: left;
      transition: transform 0.35s var(--ease);
    }

    .market-card:hover {
      border-color: var(--ink);
      transform: translateY(-4px);
    }

    .market-card:hover::after { transform: scaleX(1); }

    .market-count {
      display: block;
      font-family: var(--serif);
      font-size: clamp(2.4rem, 4vw, 3.2rem);
      font-weight: 400;
      line-height: 1;
      color: var(--ink);
      margin-bottom: 12px;
    }

    .market-name {
      font-family: var(--serif);
      font-size: 1.5rem;
      font-weight: 500;
      margin-bottom: 10px;
    }

    .market-desc {
      font-size: 0.85rem;
      color: var(--ink-soft);
      font-weight: 300;
      line-height: 1.6;
      margin-bottom: 20px;
    }

    .market-link {
      font-size: 0.65rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--ink);
      border-bottom: 1px solid var(--stone);
      padding-bottom: 2px;
      transition: border-color 0.3s, color 0.3s;
    }

    .market-card:hover .market-link {
      color: var(--warm-dark);
      border-color: var(--warm-dark);
    }

    .team-focus {
      display: block;
      font-size: 0.72rem;
      color: var(--warm-dark);
      font-weight: 500;
      margin-bottom: 16px;
      letter-spacing: 0.04em;
    }

    /* ── Search bar ── */
    .search-bar {
      display: grid;
      grid-template-columns: 1.2fr 1fr 1fr auto;
      gap: 0;
      background: var(--white);
      max-width: 820px;
      border: 1px solid rgba(255,255,255,0.2);
    }

    .search-field {
      padding: 18px 20px;
      border-right: 1px solid var(--stone);
      display: flex;
      flex-direction: column;
      gap: 4px;
    }

    .search-field:last-of-type { border-right: none; }

    .search-field label {
      font-size: 0.62rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--warm);
      font-weight: 600;
    }

    .search-field select,
    .search-field input {
      border: none;
      background: transparent;
      font-family: var(--sans);
      font-size: 0.9rem;
      color: var(--ink);
      outline: none;
      cursor: pointer;
      appearance: none;
      padding: 0;
    }

    .search-btn {
      background: var(--ink);
      color: var(--cream);
      border: none;
      padding: 0 32px;
      font-family: var(--sans);
      font-size: 0.72rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 600;
      cursor: pointer;
      transition: background 0.3s;
      white-space: nowrap;
    }

    .search-btn:hover { background: var(--warm-dark); }

    /* ── Sections ── */
    section { padding: clamp(64px, 10vw, 120px) clamp(24px, 5vw, 64px); }

    .section-header {
      display: flex;
      justify-content: space-between;
      align-items: flex-end;
      margin-bottom: clamp(40px, 6vw, 64px);
      gap: 24px;
      flex-wrap: wrap;
    }

    .section-eyebrow {
      font-size: 0.68rem;
      letter-spacing: 0.24em;
      text-transform: uppercase;
      color: var(--warm);
      font-weight: 600;
      margin-bottom: 12px;
    }

    .section-title {
      font-family: var(--serif);
      font-size: clamp(2rem, 4vw, 3rem);
      font-weight: 400;
      line-height: 1.15;
      color: var(--ink);
    }

    .section-link {
      font-size: 0.72rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--ink);
      border-bottom: 1px solid var(--ink);
      padding-bottom: 4px;
      transition: color 0.3s, border-color 0.3s;
      white-space: nowrap;
    }

    .section-link:hover { color: var(--warm); border-color: var(--warm); }

    /* ── Listings grid ── */
    .listings {
      background: var(--white);
    }

    .listings-grid {
      display: grid;
      grid-template-columns: repeat(2, 1fr);
      gap: clamp(20px, 3vw, 32px);
    }

    .listing-card {
      group: card;
      cursor: pointer;
    }

    .listing-image {
      position: relative;
      aspect-ratio: 4/3;
      overflow: hidden;
      margin-bottom: 20px;
      background: var(--stone);
    }

    .listing-image img {
      position: absolute;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      animation: ken-burns-in 20s ease-in-out infinite alternate;
      will-change: transform;
    }

    .listing-card:nth-child(2) .listing-image img {
      animation-name: ken-burns-pan;
      animation-duration: 22s;
    }

    .listing-card:hover .listing-image img { animation-play-state: paused; }

    .listing-badge {
      z-index: 1;
      position: absolute;
      top: 16px;
      left: 16px;
      background: var(--white);
      padding: 6px 12px;
      font-size: 0.62rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--ink);
    }

    .listing-type {
      font-size: 0.68rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--warm);
      font-weight: 600;
      margin-bottom: 6px;
    }

    .listing-name {
      font-family: var(--serif);
      font-size: 1.5rem;
      font-weight: 500;
      margin-bottom: 8px;
      line-height: 1.2;
    }

    .listing-meta {
      font-size: 0.88rem;
      color: var(--ink-soft);
      font-weight: 300;
    }

    .listing-cta {
      display: inline-block;
      margin-top: 16px;
      font-size: 0.68rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--ink);
      border-bottom: 1px solid var(--stone);
      padding-bottom: 3px;
      transition: border-color 0.3s;
    }

    .listing-card:hover .listing-cta { border-color: var(--ink); }

    /* ── About / Heritage ── */
    .about {
      display: grid;
      grid-template-columns: minmax(0, 461px) 1fr;
      gap: clamp(40px, 6vw, 80px);
      align-items: center;
      padding-top: clamp(24px, 4vw, 48px);
    }

    .about-image {
      width: 100%;
      aspect-ratio: 16 / 10;
      overflow: hidden;
      background: var(--stone);
      max-width: 461px;
    }

    .about-image img {
      width: 100%;
      height: 100%;
      object-fit: cover;
    }

    .about-text p {
      font-size: 1rem;
      color: var(--ink-soft);
      font-weight: 300;
      line-height: 1.8;
      margin-bottom: 20px;
    }

    .stats {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 24px;
      margin-top: 40px;
      padding-top: 40px;
      border-top: 1px solid var(--stone);
    }

    .stat-num {
      font-family: var(--serif);
      font-size: 2.8rem;
      font-weight: 400;
      line-height: 1;
      color: var(--ink);
      margin-bottom: 6px;
    }

    .stat-label {
      font-size: 0.72rem;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: var(--warm);
      font-weight: 500;
    }

    .team-section {
      margin-top: clamp(64px, 8vw, 96px);
      padding-top: clamp(48px, 6vw, 72px);
      border-top: 1px solid var(--stone);
    }

    .team-section .section-title {
      text-align: center;
      margin-bottom: clamp(40px, 5vw, 56px);
    }

    .team-grid {
      display: grid;
      grid-template-columns: repeat(4, minmax(0, 1fr));
      gap: clamp(16px, 2vw, 28px);
      align-items: stretch;
    }

    .team-card {
      text-align: center;
      background: var(--white);
      border: 1px solid var(--stone);
      padding: clamp(24px, 2.5vw, 32px) clamp(12px, 1.5vw, 20px);
      min-width: 0;
    }

    .team-photo {
      width: clamp(96px, 10vw, 128px);
      height: clamp(96px, 10vw, 128px);
      border-radius: 50%;
      object-fit: cover;
      margin: 0 auto 16px;
      display: block;
      background: var(--stone);
    }

    .team-name {
      font-family: var(--serif);
      font-size: clamp(1.15rem, 1.4vw, 1.45rem);
      font-weight: 500;
      margin-bottom: 6px;
    }

    .team-role {
      font-size: 0.75rem;
      color: var(--ink-soft);
      margin-bottom: 12px;
      font-weight: 400;
      line-height: 1.35;
    }

    .team-actions {
      display: flex;
      flex-direction: column;
      align-items: center;
      gap: 12px;
      margin-top: 4px;
    }

    .team-email {
      font-size: 0.72rem;
      color: var(--warm-dark);
      margin: 0;
      display: block;
      max-width: 100%;
      line-height: 1.3;
      border-bottom: 1px solid transparent;
      transition: border-color 0.3s;
      overflow-wrap: anywhere;
      word-break: break-word;
    }

    .team-email:hover { border-color: var(--warm-dark); }

    .team-bio {
      font-size: 0.68rem;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      font-weight: 600;
      color: var(--ink);
      border: 1px solid var(--ink);
      padding: 10px 20px;
      display: inline-flex;
      align-items: center;
      justify-content: center;
      line-height: 1;
      transition: all 0.3s var(--ease);
    }

    .team-bio:hover {
      background: var(--ink);
      color: var(--cream);
    }

    .about-address {
      margin-top: clamp(48px, 6vw, 72px);
      text-align: center;
      padding: clamp(32px, 4vw, 48px);
      background: var(--stone);
    }

    .about-address p {
      font-size: 0.95rem;
      color: var(--ink-soft);
      font-weight: 300;
      line-height: 1.9;
    }

    .about-address strong {
      display: block;
      font-family: var(--serif);
      font-size: 1.2rem;
      color: var(--ink);
      font-weight: 500;
      margin-bottom: 8px;
    }

    .cre-panel {
      margin-top: clamp(48px, 6vw, 72px);
      display: grid;
      grid-template-columns: minmax(240px, 0.9fr) minmax(0, 1.4fr);
      gap: clamp(32px, 5vw, 64px);
      align-items: center;
      padding: clamp(36px, 5vw, 56px) clamp(28px, 4vw, 48px);
      background: var(--ink);
      color: var(--cream);
    }

    .cre-panel-brand {
      text-align: center;
    }

    .cre-panel-logo-link {
      display: inline-block;
      line-height: 0;
      margin-bottom: 20px;
      padding: 14px 18px;
      background: var(--white);
      max-width: 100%;
    }

    .cre-panel-logo {
      width: min(280px, 100%);
      height: auto;
      margin: 0 auto;
      display: block;
      object-fit: contain;
    }

    .cre-panel-name {
      display: block;
      font-family: var(--serif);
      font-size: clamp(1.15rem, 1.8vw, 1.4rem);
      font-weight: 500;
      color: var(--cream);
      margin-bottom: 12px;
      line-height: 1.3;
    }

    .cre-panel-address {
      font-size: 0.92rem;
      color: rgba(247, 245, 240, 0.65);
      font-weight: 300;
      line-height: 1.8;
      margin: 0;
    }

    .cre-panel-copy .section-eyebrow {
      color: var(--warm);
      margin-bottom: 10px;
    }

    .cre-panel-title {
      font-family: var(--serif);
      font-size: clamp(1.8rem, 3vw, 2.4rem);
      font-weight: 500;
      color: var(--cream);
      margin: 0 0 18px;
      line-height: 1.15;
    }

    .cre-panel-copy p {
      font-size: 0.98rem;
      color: rgba(247, 245, 240, 0.72);
      font-weight: 300;
      line-height: 1.75;
      margin: 0 0 14px;
      max-width: 40rem;
    }

    .cre-panel-copy p:last-child {
      margin-bottom: 0;
    }

    /* ── Services ── */
    .services {
      background: var(--ink);
      color: var(--cream);
    }

    .services .section-eyebrow { color: rgba(247,245,240,0.5); }
    .services .section-title { color: var(--cream); }

    .services-grid {
      display: grid;
      grid-template-columns: repeat(5, 1fr);
      gap: 1px;
      background: rgba(255,255,255,0.08);
      border: 1px solid rgba(255,255,255,0.08);
    }

    .service-item {
      background: var(--ink);
      padding: clamp(32px, 4vw, 48px) clamp(24px, 3vw, 36px);
      transition: background 0.4s var(--ease);
    }

    .service-item:hover { background: #2a2a27; }

    .service-num {
      font-family: var(--serif);
      font-size: 0.9rem;
      color: var(--warm);
      margin-bottom: 24px;
      font-style: italic;
    }

    .service-name {
      font-family: var(--serif);
      font-size: 1.6rem;
      font-weight: 400;
      margin-bottom: 16px;
      line-height: 1.2;
    }

    .service-desc {
      font-size: 0.88rem;
      color: rgba(247,245,240,0.6);
      font-weight: 300;
      line-height: 1.7;
    }

    /* ── Contact ── */
    .contact-section {
      background: var(--white);
      padding: clamp(64px, 10vw, 120px) clamp(24px, 5vw, 64px);
    }

    .contact-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: clamp(32px, 5vw, 56px);
      align-items: stretch;
    }

    .contact-map {
      min-height: 400px;
      background: var(--stone);
      border: 1px solid var(--stone);
    }

    .contact-map iframe {
      width: 100%;
      height: 100%;
      min-height: 400px;
      border: 0;
      display: block;
    }

    .contact-info h2 {
      font-family: var(--serif);
      font-size: clamp(1.8rem, 3vw, 2.4rem);
      font-weight: 500;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      margin-bottom: 28px;
    }

    .contact-info .firm-name {
      font-weight: 600;
      color: var(--ink);
      margin-bottom: 16px;
      display: block;
    }

    .contact-info p {
      font-size: 0.95rem;
      color: var(--ink-soft);
      font-weight: 300;
      line-height: 1.9;
      margin-bottom: 24px;
    }

    .contact-info a {
      color: var(--warm-dark);
      border-bottom: 1px solid transparent;
      transition: border-color 0.3s;
    }

    .contact-info a:hover { border-bottom-color: var(--warm-dark); }

    .contact-details {
      margin-top: 8px;
      font-size: 1rem;
      line-height: 2;
    }

    /* ── CTA band ── */
    .cta-band {
      text-align: center;
      padding: clamp(80px, 12vw, 140px) clamp(24px, 5vw, 64px);
      background: var(--stone);
    }

    .cta-band h2 {
      font-family: var(--serif);
      font-size: clamp(2rem, 4.5vw, 3.4rem);
      font-weight: 400;
      margin-bottom: 20px;
      line-height: 1.15;
    }

    .cta-band p {
      font-size: 1rem;
      color: var(--ink-soft);
      font-weight: 300;
      max-width: 480px;
      margin: 0 auto 36px;
      line-height: 1.7;
    }

    .btn-primary {
      display: inline-block;
      background: var(--ink);
      color: var(--cream);
      padding: 16px 40px;
      font-size: 0.72rem;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 600;
      border: 1px solid var(--ink);
      transition: all 0.3s var(--ease);
      cursor: pointer;
    }

    .btn-primary:hover {
      background: transparent;
      color: var(--ink);
    }

    /* ── Footer ── */
    footer {
      background: var(--ink);
      color: rgba(247,245,240,0.6);
      padding: clamp(48px, 6vw, 72px) clamp(24px, 5vw, 64px) 32px;
    }

    .footer-grid {
      display: grid;
      grid-template-columns: 1.5fr 1fr 1fr 1fr;
      gap: 40px;
      margin-bottom: 48px;
    }

    .footer-logo {
      display: block;
      margin-bottom: 20px;
      line-height: 0;
    }

    .footer-logo img {
      height: 200px;
      width: auto;
      display: block;
    }

    .footer-col h4 {
      font-size: 0.68rem;
      letter-spacing: 0.18em;
      text-transform: uppercase;
      color: var(--cream);
      font-weight: 600;
      margin-bottom: 16px;
    }

    .footer-col ul { list-style: none; }

    .footer-col li { margin-bottom: 8px; }

    .footer-col a {
      font-size: 0.88rem;
      font-weight: 300;
      transition: color 0.3s;
    }

    .footer-col a:hover { color: var(--cream); }

    .footer-bottom {
      padding-top: 32px;
      border-top: 1px solid rgba(255,255,255,0.08);
      display: flex;
      justify-content: space-between;
      align-items: center;
      flex-wrap: wrap;
      gap: 16px;
      font-size: 0.75rem;
    }

    /* ── Responsive ── */
    @media (max-width: 1280px) {
    }

    @media (max-width: 1180px) {
      .nav-cta { display: none; }
      .nav-links { gap: 10px; }
      .nav-links a { font-size: 0.66rem; letter-spacing: 0.08em; }
      .nav-email { font-size: 0.62rem; }
      .nav-weather-place { display: none; }
      .nav-right { gap: 12px; }
    }

    @media (max-width: 1024px) {
      .mls-strip {
        grid-template-columns: 1fr;
        gap: 16px;
        text-align: left;
      }
      .editorial-feature { grid-template-columns: 1fr; }
      .editorial-image { min-height: 320px; }
      .market-grid { grid-template-columns: repeat(2, 1fr); }
      .listings-grid { grid-template-columns: repeat(2, 1fr); }
      .services-grid { grid-template-columns: repeat(2, 1fr); }
      .closed-deals-grid { grid-template-columns: repeat(2, 1fr); }
      .footer-grid { grid-template-columns: 1fr 1fr; }
      .trust-divider { display: none; }
    }

    @media (max-width: 768px) {
      /* Mobile nav menu styles live in mobile.css */

      .hero-brand { font-size: clamp(2.4rem, 11vw, 3.2rem); }
      .hero-layout { gap: 12px; }
      .hero-cta-row { width: 100%; }
      .hero-cta, .hero-cta-ghost { flex: 1; text-align: center; }
      .mls-strip-stats {
        display: grid;
        grid-template-columns: 1fr 1fr;
        gap: 16px 20px;
      }

      .search-bar {
        grid-template-columns: 1fr;
      }
      .search-field { border-right: none; border-bottom: 1px solid var(--stone); }
      .search-btn { padding: 18px; }

      .contact-grid { grid-template-columns: 1fr; }
      .contact-map { min-height: 280px; }
      .contact-map iframe { min-height: 280px; }

      .about { grid-template-columns: 1fr; }
      .about-image { aspect-ratio: 16 / 9; max-width: 100%; }
      .stats { grid-template-columns: 1fr 1fr; }
      .team-grid { grid-template-columns: repeat(2, 1fr); }
      .cre-panel { grid-template-columns: 1fr; text-align: center; }
      .cre-panel-copy p { margin-left: auto; margin-right: auto; }

      .listings-grid { grid-template-columns: 1fr; }
      .market-grid { grid-template-columns: 1fr; }
      .services-grid { grid-template-columns: 1fr; }
      .closed-deals-grid { grid-template-columns: 1fr; }
      .footer-grid { grid-template-columns: 1fr; }
      .trust-bar-set { gap: 16px; padding-right: 16px; }
    }

    @media (max-width: 480px) {
      .hero-brand { font-size: clamp(2.1rem, 12vw, 2.8rem); }
      .hero-cta, .hero-cta-ghost { min-height: 48px; }
    }