:root{
  --red:#a52a2a;
  --red-dark:#7c1f1f;
  --ink:#1c1a19;
  --muted:#5b5651;
  --bg:#ffffff;
  --panel:#f7f6f4;
  --panel-2:#e3dfdb;
  --line:#e4ded6;
  --dark:#191716;
  --dark-2:#232120;
  --on-dark:#e9e5df;
  --on-dark-muted:#a9a39b;
  --maxw:1200px;
  --sans:"Montserrat","Helvetica Neue",Helvetica,Arial,sans-serif;
  --serif:"Bitter",Georgia,"Times New Roman",serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;
  font-family:var(--sans);
  font-size:17px;
  line-height:1.6;
  color:var(--ink);
  background:var(--bg);
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--red);text-decoration:none;transition:color .2s ease}
a:hover{color:var(--red-dark)}
p a,.contact-row a,.site-footer .legal a{text-decoration:underline;text-underline-offset:2px}
h1,h2,h3{font-family:var(--sans);line-height:1.15;margin:0;text-wrap:balance}
p{margin:0 0 1em;text-wrap:pretty}
p:last-child{margin-bottom:0}
:focus-visible{outline:3px solid var(--red);outline-offset:2px;border-radius:2px}
.container{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 24px}
.skip-link{
  position:absolute;left:-9999px;top:0;z-index:1000;
  background:var(--ink);color:#fff;padding:12px 18px;font-weight:600;
  letter-spacing:1px;border-radius:0 0 4px 0;
}
.skip-link:focus{left:0;color:#fff}
.section{padding:72px 0}
.section--tight{padding:48px 0}
.eyebrow{
  font-family:var(--serif);font-style:italic;font-size:18px;color:var(--red);
  margin:0 0 10px;
}
.section-title{
  font-size:34px;font-weight:800;letter-spacing:2px;text-transform:uppercase;color:var(--ink);
}
.lead{max-width:760px;color:var(--muted);font-size:18px}
.center{text-align:center}
.center .lead{margin-left:auto;margin-right:auto}

.btn{
  display:inline-block;background:var(--red);color:#fff;
  padding:15px 30px;font-family:var(--sans);font-weight:600;font-size:14px;
  letter-spacing:2px;text-transform:uppercase;border-radius:3px;border:0;cursor:pointer;
  transition:background .3s ease,color .3s ease;
}
.btn:hover,.btn:focus-visible{background:var(--ink);color:#fff}
.btn--dark{background:var(--ink)}
.btn--dark:hover,.btn--dark:focus-visible{background:var(--red)}
.btn--ghost{background:transparent;color:var(--ink);border:1.5px solid var(--ink)}
.btn--ghost:hover,.btn--ghost:focus-visible{background:var(--ink);color:#fff}

.site-header{
  position:sticky;top:0;z-index:100;background:#fff;
  border-bottom:2px solid var(--red);
  box-shadow:0 2px 14px rgba(0,0,0,.06);
}
.site-header{overflow:visible}
.site-header .bar{position:relative;display:flex;align-items:center;justify-content:flex-end;gap:24px;min-height:88px;padding:8px 0}
.brand{position:absolute;left:16px;top:10px;width:132px;height:132px;border-radius:50%;background:#fff;border:2px solid var(--red);box-shadow:0 10px 24px rgba(0,0,0,.22);display:grid;place-items:center;overflow:hidden;z-index:200}
.brand img{height:auto;width:106px}
@media (max-width:600px){.brand{width:72px;height:72px;left:12px;top:8px}.brand img{width:56px}}
.nav{display:flex;align-items:center;gap:6px}
.nav a{
  color:var(--ink);font-weight:600;font-size:13.5px;letter-spacing:1.6px;text-transform:uppercase;
  padding:10px 14px;position:relative;border-radius:3px;
}
.nav a::after{
  content:"";position:absolute;left:14px;right:14px;bottom:4px;height:2px;
  background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform .25s ease;
}
.nav a:hover,.nav a:focus-visible{color:var(--red)}
.nav a:hover::after,.nav a:focus-visible::after{transform:scaleX(1)}
.nav a[aria-current="page"]{color:var(--red)}
.nav a[aria-current="page"]::after{transform:scaleX(1)}
.nav-toggle{
  display:none;align-items:center;gap:10px;background:none;border:0;
  font-family:var(--sans);font-weight:700;font-size:14px;letter-spacing:2px;color:var(--ink);
  cursor:pointer;padding:8px 4px;
}
.nav-toggle .bars{display:inline-flex;flex-direction:column;gap:4px}
.nav-toggle .bars span{display:block;width:24px;height:2px;background:var(--ink);transition:transform .25s ease,opacity .25s ease}
.nav-toggle[aria-expanded="true"] .bars span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] .bars span:nth-child(2){opacity:0}
.nav-toggle[aria-expanded="true"] .bars span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}

@media (max-width:960px){
  .nav-toggle{display:inline-flex}
  .nav{
    position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;gap:0;
    background:#fff;border-bottom:2px solid var(--red);box-shadow:0 12px 20px rgba(0,0,0,.1);
    padding:8px 16px 16px;display:none;
  }
  .nav.open{display:flex}
  .nav a{padding:14px 8px;border-bottom:1px solid var(--line)}
  .nav a::after{display:none}
  .nav a:last-child{border-bottom:0}
}

.hero{position:relative;min-height:74vh;display:grid;place-items:center;overflow:hidden;background:#111}
.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.25),rgba(0,0,0,.35))}
.hero .hero-inner{position:relative;text-align:center;padding:48px 24px}
.hero .hero-inner img{width:min(320px,72vw);margin:0 auto;filter:drop-shadow(0 6px 20px rgba(0,0,0,.45))}
.hero.hero--left{place-items:center start}
.hero.hero--left .hero-inner{text-align:left;padding-left:clamp(20px,5vw,72px)}
.hero.hero--left .hero-inner img{margin:0}

.pagehero{position:relative;background:#222;overflow:hidden}
.pagehero img{width:100%;height:clamp(240px,42vw,420px);object-fit:cover;opacity:.9}
.pagehero .overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.35),rgba(0,0,0,.55));display:grid;place-items:center;text-align:center;padding:24px}
.pagehero h1{color:#fff;font-size:clamp(30px,5vw,52px);font-weight:800;letter-spacing:3px;text-transform:uppercase}
.pagehero .sub{color:#fff;margin-top:12px;letter-spacing:3px;font-size:15px;text-transform:uppercase;opacity:.92}

.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:26px}
.listing-grid--two{grid-template-columns:repeat(auto-fit,minmax(300px,1fr));max-width:1100px;margin:0 auto}
.listing-card{
  position:relative;
  display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);
  border-radius:6px;overflow:hidden;color:var(--ink);
  transition:box-shadow .25s ease,transform .25s ease,border-color .25s ease;
}
.listing-card:hover,.listing-card:focus-visible{
  box-shadow:0 16px 34px rgba(0,0,0,.14);transform:translateY(-4px);border-color:#d8d0c6;color:var(--ink);
}
.listing-card .photo{width:100%;aspect-ratio:4/3;object-fit:cover;background:#efece7}
.listing-card .status{position:absolute;top:12px;left:12px;z-index:2;color:#fff;font-size:12px;font-weight:700;letter-spacing:2px;text-transform:uppercase;padding:7px 13px;border-radius:2px;box-shadow:0 4px 12px rgba(0,0,0,.25)}
.listing-card .photo--placeholder{display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:14px;letter-spacing:2px;text-transform:uppercase;background:repeating-linear-gradient(135deg,#efece7,#efece7 12px,#e7e3dc 12px,#e7e3dc 24px)}
.listing-card .status--pending{background:#8a5510}
.listing-card .status--sold{background:var(--red)}
.listing-card .status--new{background:#1f7a44}
.listing-card .card-body{display:flex;flex-direction:column;gap:12px;padding:20px 22px 24px;flex:1}
.listing-card .addr{font-size:19px;font-weight:700;line-height:1.3}
.listing-grid--two .listing-card .pill{align-self:center}
.listing-card .pill{
  align-self:flex-start;background:var(--red);color:#fff;font-size:12px;font-weight:600;
  letter-spacing:2px;text-transform:uppercase;padding:8px 16px;border-radius:2px;transition:background .3s ease;
}
.listing-card:hover .pill,.listing-card:focus-visible .pill{background:var(--ink)}
.listing-card .specs{margin-top:auto;color:var(--muted);font-size:13.5px;letter-spacing:1.4px;line-height:1.7;text-transform:uppercase}

.aboutband{position:relative;background:#3a3a3a;background-size:cover;background-position:center}
.aboutband::before{content:"";position:absolute;inset:0;background:rgba(0,0,0,.62)}
.aboutband .about-inner{position:relative;padding:96px 24px}
.about-panel{
  max-width:960px;margin:0 auto;background:var(--panel-2);padding:clamp(28px,5vw,56px);
  border-radius:6px;box-shadow:0 24px 60px rgba(0,0,0,.35);
}
.about-panel h2{font-size:clamp(26px,4vw,34px);font-weight:800;letter-spacing:3px;text-transform:uppercase;text-align:center}
.about-panel .svr{font-family:var(--serif);font-style:italic;text-align:center;color:var(--ink);margin:6px 0 26px}
.about-panel p{color:#2a2724}

.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.35fr);gap:44px;align-items:start}
.split img{width:100%;border-radius:6px;object-fit:cover;box-shadow:0 14px 34px rgba(0,0,0,.12)}
@media (max-width:820px){.split{grid-template-columns:1fr;gap:28px}}
.prose h2{font-size:28px;font-weight:800;letter-spacing:1px;margin-bottom:6px}
.prose .svr{font-family:var(--serif);font-style:italic;color:var(--red);margin-bottom:20px}
.prose ul{margin:0 0 20px;padding-left:20px;color:var(--muted)}
.prose li{margin-bottom:6px}

.agent-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:26px}
.agent-card{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden;text-align:center;padding-bottom:22px;transition:box-shadow .25s ease,transform .25s ease}
.agent-card:hover{box-shadow:0 16px 34px rgba(0,0,0,.12);transform:translateY(-3px)}
.agent-card .photo{width:100%;aspect-ratio:1/1;object-fit:cover;background:#efece7;margin-bottom:18px}
.agent-card .name{font-size:19px;font-weight:700}
.agent-card .role{color:var(--muted);font-size:13px;letter-spacing:2px;text-transform:uppercase;margin:4px 0 12px}
.agent-card a{display:block;font-weight:600;font-size:13px;word-break:break-word;padding:0 12px}
.agent-card .tel{font-size:15px}
.agent-card .tel{color:var(--ink)}
.agent-card .tel:hover{color:var(--red)}

.contact-wrap{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:44px;align-items:center}
@media (max-width:820px){.contact-wrap{grid-template-columns:1fr}}
.contact-card{background:var(--panel);border:1px solid var(--line);border-left:4px solid var(--red);border-radius:6px;padding:34px}
.contact-card h2{font-size:24px;font-weight:800;letter-spacing:1px;margin-bottom:4px}
.contact-card .role{color:var(--muted);letter-spacing:2px;text-transform:uppercase;font-size:13px;margin-bottom:20px}
.contact-row{margin-bottom:16px}
.contact-row .label{font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--muted);margin-bottom:2px}
.contact-row a,.contact-row span{font-size:19px;color:var(--ink)}
.contact-row a:hover{color:var(--red)}

.embed-frame{width:100%;height:min(1400px,150vh);border:1px solid var(--line);border-radius:6px}
.frame-note{color:var(--muted);font-size:15px;margin-bottom:18px}

.doc{max-width:820px;margin:0 auto}
.doc h1{font-size:clamp(30px,4vw,40px);font-weight:800;letter-spacing:2px;text-transform:uppercase;margin-bottom:24px}
.doc p{color:#2f2b28;margin-bottom:1.1em}
.doc h2{font-size:20px;font-weight:700;letter-spacing:1px;margin:28px 0 8px}
.faq details{border:1px solid var(--line);border-radius:6px;background:#fff;margin-bottom:12px;overflow:hidden}
.faq summary{list-style:none;cursor:pointer;padding:18px 22px;font-weight:700;font-size:17px;display:flex;align-items:center;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--red);font-size:24px;font-weight:400;line-height:1;transition:transform .2s ease}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details[open] summary{color:var(--red)}
.faq details > p{margin:0;padding:0 22px 20px;color:var(--muted)}

.site-footer{background:var(--dark);color:var(--on-dark);border-top:4px solid var(--red)}
.site-footer a{color:var(--on-dark)}
.site-footer a:hover{color:#fff}
.footer-top{display:grid;grid-template-columns:1.3fr 1fr 1fr 1.1fr;gap:36px;padding:56px 0 44px}
@media (max-width:900px){.footer-top{grid-template-columns:1fr 1fr;gap:32px}}
@media (max-width:560px){.footer-top{grid-template-columns:1fr;gap:28px}}
.footer-brand .wordmark{font-size:22px;font-weight:800;letter-spacing:3px;color:#fff;text-transform:uppercase}
.footer-brand .wordmark span{color:#e5241f}
.footer-brand p{color:var(--on-dark-muted);font-size:15px;margin-top:14px;max-width:34ch}
.footer-col h2{font-size:14px;letter-spacing:2px;text-transform:uppercase;color:#fff;margin-bottom:16px}
.footer-col ul{list-style:none;margin:0;padding:0}
.footer-col li{margin-bottom:10px;font-size:15px}
.footer-col .muted{color:var(--on-dark-muted)}
.social{display:flex;gap:12px;margin-top:6px}
.social a{
  width:42px;height:42px;border:1px solid rgba(255,255,255,.28);border-radius:50%;
  display:grid;place-items:center;transition:background .25s ease,border-color .25s ease;
}
.social a:hover{background:var(--red);border-color:var(--red)}
.social svg{width:19px;height:19px;fill:#fff}
.members{display:flex;flex-wrap:wrap;align-items:center;gap:16px;margin-top:18px}
.members img{height:52px;width:auto;background:#fff;padding:5px;border-radius:4px}
.footer-bottom{border-top:1px solid rgba(255,255,255,.14);padding:24px 0}
.footer-bottom .inner{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:18px}
.footer-bottom .legal{color:var(--on-dark-muted);font-size:13.5px;line-height:1.7}
.footer-bottom .realtor-logo{height:56px;width:auto;background:#fff;padding:5px;border-radius:4px}

@media (prefers-reduced-motion:reduce){
  *{animation-duration:.001ms!important;transition-duration:.001ms!important;scroll-behavior:auto!important}
  .hero video{display:none}
  .hero{background:#191716}
}