:root{
  --ink:#1b2735;
  --ink-2:#3c4a5a;
  --muted:#6b7682;
  --paper:#faf8f4;
  --paper-2:#f2eee6;
  --line:#e2dccf;
  --brass:#a8834a;
  --brass-dark:#8a6a39;
  --white:#fff;
  --serif:"Cormorant Garamond", Georgia, serif;
  --sans:"Manrope", system-ui, -apple-system, Segoe UI, sans-serif;
  --wrap:1180px;
  --radius:2px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.7 var(--sans);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0 0 .5em;letter-spacing:-.01em}
h2{font-size:clamp(2.1rem,4.2vw,3.25rem)}
h3{font-size:1.45rem}
p{margin:0 0 1.1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.skip{position:absolute;left:-999px}
.skip:focus{left:16px;top:16px;z-index:100;background:#fff;padding:8px 12px}

.eyebrow{font:600 .74rem/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--brass-dark);margin-bottom:1.1rem;display:flex;align-items:center;gap:.8rem}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.eyebrow.light{color:#e6cfa5}

.btn{display:inline-block;background:var(--ink);color:#fff;text-decoration:none;font:600 .82rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:18px 28px;border:1px solid var(--ink);border-radius:var(--radius);cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.btn:hover{background:var(--brass-dark);border-color:var(--brass-dark)}
.btn-light{background:#fff;color:var(--ink);border-color:#fff}
.btn-light:hover{background:var(--brass);border-color:var(--brass);color:#fff}
.btn-ghost{background:transparent;border-color:rgba(255,255,255,.7)}
.btn-ghost:hover{background:#fff;color:var(--ink);border-color:#fff}

/* header */
.site-header{position:fixed;inset:0 0 auto;z-index:50;transition:background .3s,box-shadow .3s;color:#fff}
.site-header.solid{background:rgba(250,248,244,.97);color:var(--ink);box-shadow:0 1px 0 var(--line);backdrop-filter:blur(8px)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand-mark{width:42px;height:42px;border:1px solid currentColor;display:grid;place-items:center;font:600 1.05rem var(--serif);letter-spacing:.04em}
.brand-name{display:block;font:600 1.35rem/1 var(--serif);letter-spacing:.02em}
.brand-sub{display:block;font:500 .66rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;opacity:.8;margin-top:5px}
.nav{display:flex;align-items:center;gap:30px}
.nav a{white-space:nowrap}
@media (max-width:1240px) and (min-width:1101px){.nav{gap:18px}.nav a{font-size:.72rem;letter-spacing:.08em}.nav-cta{padding:10px 12px}.header-rmx{margin-left:16px;padding-left:16px}}
.nav a{text-decoration:none;font:500 .8rem var(--sans);letter-spacing:.12em;text-transform:uppercase;position:relative}
.nav a:not(.nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:-6px;height:1px;background:currentColor;transition:right .25s}
.nav a:not(.nav-cta):hover::after{right:0}
.nav-cta{border:1px solid currentColor;padding:11px 18px}
.nav-cta:hover{background:var(--brass);border-color:var(--brass);color:#fff}
.nav-toggle{display:none;background:none;border:0;padding:10px;cursor:pointer;color:inherit}
.nav-toggle span{display:block;width:24px;height:1.5px;background:currentColor;margin:5px 0;transition:transform .25s,opacity .25s}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%;transform:scale(1.04);animation:heroZoom 14s ease-out forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,22,32,.55) 0%,rgba(15,22,32,.1) 30%,rgba(15,22,32,.25) 55%,rgba(15,22,32,.82) 100%)}
.hero-grid{position:relative;width:100%;display:grid;grid-template-columns:1fr 300px;gap:60px;align-items:end;padding-top:140px;padding-bottom:12vh}
.hero-content{position:relative}
.hero h1{font-size:clamp(3.2rem,9vw,7.2rem);line-height:.95;margin-bottom:.35em}
.hero h1 em{font-style:italic;color:#ecd7b0}
.hero-lede{max-width:560px;font-size:1.12rem;color:rgba(255,255,255,.9)}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:2rem}
.hero-phone{position:absolute;right:24px;bottom:28px;color:#fff;text-decoration:none;font:500 .78rem var(--sans);letter-spacing:.14em;text-transform:uppercase;opacity:.85}
.hero-phone:hover{opacity:1}

/* strip */
.strip{background:var(--ink);color:#fff;padding:56px 0}
.strip-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:40px}
.strip .num{display:block;font:500 1rem var(--serif);color:var(--brass);margin-bottom:.6rem;letter-spacing:.1em}
.strip h3{font-size:1.35rem;margin-bottom:.35em}
.strip p{color:rgba(255,255,255,.7);font-size:.93rem;margin:0}

/* sections */
.section{padding:120px 0}
.tint{background:var(--paper-2)}
.section-head{max-width:720px;margin-bottom:56px}
.section-lede{color:var(--ink-2);font-size:1.08rem}
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:80px;align-items:center}
.split.reverse .split-media{order:2}
.split-media img{width:100%;aspect-ratio:4/5;object-fit:cover}
.split-copy p{color:var(--ink-2)}
.stack{position:relative;padding-bottom:70px}
.stack img:first-child{aspect-ratio:5/4}
.stack-inset{position:absolute;width:56%!important;aspect-ratio:4/3!important;right:-28px;bottom:0;border:8px solid var(--paper);box-shadow:0 24px 50px -20px rgba(27,39,53,.35)}
.portrait img{aspect-ratio:3/4;object-position:center 20%}
.checks{list-style:none;padding:0;margin:1.6rem 0 2.2rem;border-top:1px solid var(--line)}
.checks li{padding:14px 0 14px 34px;border-bottom:1px solid var(--line);position:relative;color:var(--ink-2);font-size:.97rem}
.checks li::before{content:"";position:absolute;left:4px;top:23px;width:14px;height:1px;background:var(--brass)}
.checks strong{color:var(--ink);font-weight:600}

/* gallery */
.gallery-section{background:var(--ink);color:#fff;padding:110px 0}
.gallery-section .eyebrow{color:#e6cfa5}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:240px;gap:14px}
.gallery figure{margin:0;position:relative;overflow:hidden}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.gallery figure:hover img{transform:scale(1.05)}
.gallery figcaption{position:absolute;left:14px;bottom:12px;font:600 .68rem var(--sans);letter-spacing:.2em;text-transform:uppercase;background:rgba(15,22,32,.6);padding:7px 10px}
.g-tall{grid-row:span 2}
.g-wide{grid-column:span 2}
.gallery figure:nth-child(6) img{object-fit:contain;background:#fff}

/* cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{background:var(--paper);padding:40px 34px;border-top:2px solid var(--brass)}
.card p{color:var(--ink-2);margin:0;font-size:.97rem}

/* towns */
.towns{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(2,1fr);column-gap:64px;border-top:1px solid var(--line)}
.towns li{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:20px 0;border-bottom:1px solid var(--line)}
.towns span{font:500 1.6rem var(--serif)}
.towns small{color:var(--muted);font-size:.82rem;text-align:right}

/* about */
.sig{font:italic 500 2rem var(--serif);color:var(--brass-dark)!important;margin:.4em 0 1.2em}
.about-meta{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;border-top:1px solid var(--line);padding-top:22px;font-size:.92rem}
.about-meta span{display:block;font:600 .68rem var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}

/* forms */
.form-wrap{display:grid;grid-template-columns:1fr 1.15fr;gap:80px;align-items:start}
.form-intro p{color:var(--ink-2)}
.form{display:grid;grid-template-columns:1fr 1fr;gap:18px 20px;background:#fff;padding:40px;border:1px solid var(--line)}
.form label{display:flex;flex-direction:column;gap:7px;font:600 .7rem var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
.form .full{grid-column:1/-1}
.form input,.form select,.form textarea{font:400 1rem var(--sans);color:var(--ink);background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:13px 14px;width:100%;letter-spacing:0;text-transform:none}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--brass);background:#fff}
.form textarea{resize:vertical}
.chips{border:0;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:10px}
.chips legend{font:600 .7rem var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2);margin-bottom:10px;padding:0}
.chips label{flex-direction:row;align-items:center;gap:8px;border:1px solid var(--line);padding:10px 14px;cursor:pointer;letter-spacing:.06em;text-transform:none;font-size:.88rem;font-weight:500;color:var(--ink)}
.chips input{width:auto;accent-color:var(--brass)}
.chips label:has(input:checked){border-color:var(--brass);background:#fbf5ea}
.hp{position:absolute;left:-9999px}
.form .btn{margin-top:6px}
.contact-list{list-style:none;padding:0;margin:2rem 0 0;border-top:1px solid var(--line)}
.contact-list li{padding:16px 0;border-bottom:1px solid var(--line);display:grid;grid-template-columns:110px 1fr;gap:12px}
.contact-list span{font:600 .68rem var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted);padding-top:5px}
.contact-list a{text-decoration:none;border-bottom:1px solid var(--line)}
.contact-list a:hover{border-color:var(--brass)}

/* footer */
.site-footer{background:var(--ink);color:rgba(255,255,255,.75);padding:80px 0 30px;font-size:.92rem}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px;padding-bottom:50px;border-bottom:1px solid rgba(255,255,255,.12)}
.footer-brand{font:500 2rem var(--serif);color:#fff;margin:0}
.footer-tag{font:italic 500 1.2rem var(--serif);color:var(--brass);margin-bottom:1.2em}
.footer-h{font:600 .7rem var(--sans);letter-spacing:.2em;text-transform:uppercase;color:#fff}
.site-footer a{display:block;text-decoration:none;margin-bottom:8px}
.site-footer a:hover{color:#fff}
.legal{padding-top:26px;font-size:.78rem;color:rgba(255,255,255,.5)}
.legal p{margin:0 0 6px}

.float-call{display:none}

/* reveal */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .9s ease,transform .9s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}.hero-img{animation:none;transform:none}html{scroll-behavior:auto}}

/* thanks page */
.thanks{min-height:100vh;display:grid;place-items:center;text-align:center;padding:40px 16px}
.thanks h1{font-size:clamp(2.6rem,6vw,4rem)}
.thanks .eyebrow{justify-content:center}
.thanks .eyebrow::before{display:none}

/* agent card */
.agent-card{background:rgba(250,248,244,.97);color:var(--ink);box-shadow:0 30px 60px -25px rgba(0,0,0,.55)}
.agent-card > img{width:100%;aspect-ratio:4/4.4;object-fit:cover;object-position:center 18%}
.agent-card-body{padding:22px 24px 24px;text-align:center}
.agent-name{font:500 1.7rem/1 var(--serif);margin:0 0 6px}
.agent-title{font:600 .68rem/1.6 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin:0 0 14px}
.agent-line{display:block;text-decoration:none;font-size:.92rem;padding:7px 0;border-top:1px solid var(--line)}
.agent-line:hover{color:var(--brass-dark)}

/* paths */
.paths{background:var(--ink);color:#fff}
.paths-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.path{position:relative;display:block;text-decoration:none;padding:46px 30px 50px;border-left:1px solid rgba(255,255,255,.1);transition:background .25s}
.path:last-child{border-right:1px solid rgba(255,255,255,.1)}
.path:hover{background:rgba(255,255,255,.05)}
.path .num{display:block;font:500 1rem var(--serif);color:var(--brass);letter-spacing:.1em;margin-bottom:.6rem}
.path h3{font-size:1.5rem;margin-bottom:.3em}
.path p{color:rgba(255,255,255,.68);font-size:.92rem;margin:0}
.path .arrow{position:absolute;right:26px;top:44px;color:var(--brass);transition:transform .25s}
.path:hover .arrow{transform:translateX(5px)}

/* steps */
.steps{list-style:none;counter-reset:s;padding:0;margin:1.6rem 0 2.2rem;border-top:1px solid var(--line)}
.steps li{counter-increment:s;position:relative;padding:15px 0 15px 46px;border-bottom:1px solid var(--line);color:var(--ink-2);font-size:.96rem}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:0;top:13px;font:500 1.15rem var(--serif);color:var(--brass-dark)}
.steps strong{color:var(--ink);font-weight:600}

/* about */
.about-grid{display:grid;grid-template-columns:400px 1fr;gap:80px;align-items:start}
.about-photo{position:sticky;top:110px}
.about-photo > img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%}
.facts{margin:0;border-top:1px solid var(--line)}
.facts div{display:grid;grid-template-columns:120px 1fr;gap:12px;padding:12px 0;border-bottom:1px solid var(--line);font-size:.92rem}
.facts dt{font:600 .66rem var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted);padding-top:4px}
.facts dd{margin:0}
.about-copy p{color:var(--ink-2)}
.about-copy .lead{font:italic 500 1.5rem/1.4 var(--serif);color:var(--ink)}
.sub-h{margin-top:2rem;font-size:1.6rem}
.promise{list-style:none;padding:0;margin:1rem 0 1.4rem;display:grid;grid-template-columns:1fr 1fr;gap:14px}
.promise li{background:var(--paper-2);padding:20px 22px;font-size:.93rem;color:var(--ink-2);border-left:2px solid var(--brass)}
.promise strong{display:block;color:var(--ink);font:500 1.25rem var(--serif);margin-bottom:4px}

/* band */
.band{background:var(--brass-dark);color:#fff;padding:22px 0;text-align:center;font-size:.85rem;letter-spacing:.06em}
.band p{margin:0}

/* faq */
.faq-wrap{max-width:860px}
.faq details{border-bottom:1px solid var(--line)}
.faq details:first-child{border-top:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:24px 40px 24px 0;font:500 1.45rem/1.3 var(--serif);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:20px;font:300 1.8rem var(--sans);color:var(--brass-dark);transition:transform .25s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{color:var(--ink-2);padding-bottom:22px;margin:0;max-width:720px}

/* REMAX logo lockups */
.rmx{display:inline-flex;align-items:center;gap:8px;line-height:1}
.rmx img{height:22px;width:auto}
.rmx-office{font:700 .78rem/1 var(--sans);letter-spacing:.22em;text-transform:uppercase}
.header-rmx{display:flex;align-items:center;gap:8px;margin-left:28px;padding-left:28px;border-left:1px solid currentColor;margin-right:auto;opacity:.95;flex-shrink:0}
.header-rmx img{height:24px;width:auto}
.header-rmx .rmx-dark{display:none}
.site-header.solid .header-rmx .rmx-light{display:none}
.site-header.solid .header-rmx .rmx-dark{display:block}
.rmx-card{margin:2px 0 4px}
.rmx-card img{height:26px}
.rmx-card .rmx-office{color:var(--ink)}
.agent-office{font:600 .66rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin:6px 0 14px}
.band{background:var(--ink);border-top:1px solid rgba(255,255,255,.08);padding:30px 0}
.band-inner{display:flex;align-items:center;justify-content:center;gap:26px;flex-wrap:wrap}
.band-label{font:500 .74rem var(--sans);letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.65)}
.rmx-band img{height:34px}
.rmx-band .rmx-office{color:#fff;font-size:.95rem}
.rmx-foot{margin:4px 0 18px}
.rmx-foot img{height:28px}
.rmx-foot .rmx-office{color:#fff}
.rmx-facts img{height:18px}
.rmx-facts .rmx-office{font-size:.7rem}

/* responsive */
@media (max-width:1020px){
  .hero-grid{grid-template-columns:1fr;gap:40px}
  .agent-card{display:grid;grid-template-columns:120px 1fr;max-width:460px}
  .agent-card > img{height:100%;aspect-ratio:auto}
  .agent-card-body{text-align:left;padding:18px 20px}
  .paths-grid{grid-template-columns:repeat(2,1fr)}
  .path{border-bottom:1px solid rgba(255,255,255,.1)}
  .about-grid{grid-template-columns:1fr;gap:50px}
  .about-photo{position:static;max-width:460px}
  .strip-grid{grid-template-columns:repeat(2,1fr)}
  .split,.form-wrap{grid-template-columns:1fr;gap:50px}
  .split.reverse .split-media{order:0}
  .split-media img{aspect-ratio:4/3}
  .portrait img{aspect-ratio:4/5;max-width:440px}
  .stack-inset{right:0}
  .cards{grid-template-columns:1fr}
  .gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:200px}
}
@media (max-width:1100px){
  .header-rmx{margin-left:16px;padding-left:16px}
  .header-rmx img{height:20px}
  .header-rmx .rmx-office{font-size:.68rem}
  .nav-toggle{display:block;position:relative;z-index:60}
  .nav-open .site-header{backdrop-filter:none}
  .nav{position:fixed;top:0;left:0;right:0;height:100vh;height:100dvh;background:var(--paper);color:var(--ink);flex-direction:column;justify-content:center;gap:26px;opacity:0;pointer-events:none;transition:opacity .25s}
  .nav a{font-size:1rem}
  .nav-open .nav{opacity:1;pointer-events:auto}
  .nav-open .site-header{color:var(--ink)}
  .nav-open .nav-toggle span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
  .nav-open .nav-toggle span:nth-child(2){opacity:0}
  .nav-open .nav-toggle span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
}
@media (max-width:640px){
  body{font-size:16px}
  .wrap{padding:0 16px}
  .header-inner{height:68px}
  .brand-sub{display:none}
  .brand-name{font-size:1.2rem}
  .brand-mark{width:36px;height:36px;font-size:.95rem}
  .header-rmx{margin-left:12px;padding-left:12px;gap:6px}
  .header-rmx img{height:17px}
  .header-rmx .rmx-office{font-size:.6rem;letter-spacing:.16em}
  .band-inner{flex-direction:column;gap:14px;text-align:center}
  .section{padding:84px 0}
  .strip-grid{grid-template-columns:1fr;gap:28px}
  .hero-grid{padding-bottom:90px;padding-top:110px}
  .agent-card{grid-template-columns:96px 1fr}
  .agent-name{font-size:1.4rem}
  .paths-grid{grid-template-columns:1fr}
  .path{padding:30px 16px;border-left:0}
  .path:last-child{border-right:0}
  .promise{grid-template-columns:1fr}
  .facts div{grid-template-columns:105px 1fr}
  .faq summary{font-size:1.25rem}
  .hero-actions .btn{flex:1 1 100%;text-align:center}
  .hero-phone{display:none}
  .towns{grid-template-columns:1fr}
  .towns li{flex-direction:column;gap:2px}
  .towns small{text-align:left}
  .about-meta{grid-template-columns:1fr}
  .form{grid-template-columns:1fr;padding:24px 18px}
  .gallery{grid-template-columns:1fr;grid-auto-rows:230px}
  .g-tall{grid-row:span 1}.g-wide{grid-column:span 1}
  .stack{padding-bottom:0}
  .stack-inset{display:none}
  .footer-grid{grid-template-columns:1fr}
  .contact-list li{grid-template-columns:1fr;gap:4px}
  .float-call{display:block;position:fixed;right:16px;bottom:16px;z-index:40;background:var(--brass-dark);color:#fff;text-decoration:none;font:600 .78rem var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:14px 18px;box-shadow:0 10px 25px -8px rgba(0,0,0,.4);opacity:0;transform:translateY(10px);transition:opacity .3s,transform .3s}
  .float-call.show{opacity:1;transform:none}
}