:root {
  --bg: #FFFFFF;
  --surface: #F6F6F6;
  --text: #121212;
  --muted: #5B5B5B;
  --border: #E8E8E8;
  --charcoal: #2B2B2B;
  --gold: #C0A070;
  --gold-2: #B58B3B;
  --shadow: 0 10px 30px rgba(0, 0, 0, .08);
  --radius: 18px;
  --radius-sm: 14px;
  --container: 1120px;
}

* {
  box-sizing: border-box;
}

html,
body {
  height: 100%;
}

body {
  margin: 0;
  font-family: "Roboto", Arial, sans-serif;
  background: var(--bg);
  color: var(--text);
  line-height: 1.5;
}

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

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

.container {
  width: min(var(--container), calc(100% - 40px));
  margin: 0 auto;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, .86);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--border);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 16px 0;
  gap: 18px;
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
  min-width: 220px;
}

.brand-mark {
  width: 40px;
  height: 40px;
  border-radius: 10px;
  box-shadow: 0 0 0 1px var(--border);
  background: white;
  padding: 4px;
}

.brand-name {
  font-weight: 800;
  letter-spacing: .2px;
}

.brand-tagline {
  font-size: 12px;
  color: var(--muted);
  margin-top: 1px;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 18px;
  font-weight: 700;
}

.site-nav a {
  padding: 10px 10px;
  border-radius: 12px;
  color: var(--charcoal);
}

.site-nav a:hover {
  background: var(--surface);
}

/* Hamburger (mobile) — tight, premium spacing */
.nav-toggle{
  display: none; /* still hidden on desktop */
  width: 44px;
  height: 44px;
  border-radius: 12px;
  border: 1px solid rgba(0,0,0,.10);
  background: rgba(255,255,255,.85);
  cursor: pointer;
  padding: 0;

  /* ✅ stack the 3 lines properly */
  align-items: center;
  justify-content: center;
  gap: 5px;
  flex-direction: column;
}

.nav-toggle span{
  display:block;
  width: 22px;
  height: 2px;
  background: rgba(0,0,0,.75);
  border-radius: 2px;
  transition: transform .2s ease, opacity .2s ease;
}

.nav-toggle[aria-expanded="true"] span:nth-child(1){
  transform: translateY(6px) rotate(45deg);
}
.nav-toggle[aria-expanded="true"] span:nth-child(2){
  opacity: 0;
}
.nav-toggle[aria-expanded="true"] span:nth-child(3){
  transform: translateY(-6px) rotate(-45deg);
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  border-radius: 999px;
  padding: 12px 16px;
  font-weight: 800;
  border: 1px solid transparent;
  transition: transform .15s ease, box-shadow .15s ease;
  white-space: nowrap;
}

.btn:hover {
  transform: translateY(-1px);
  box-shadow: 0 12px 25px rgba(0, 0, 0, .10);
}

.btn:active {
  transform: translateY(0);
}

.btn-gold {
  background: linear-gradient(135deg, var(--gold), var(--gold-2));
  color: #161616;
}

.btn-outline {
  background: transparent;
  border-color: var(--border);
}

.btn-dark {
  background: var(--charcoal);
  color: white;
}

.hero {
  padding: 72px 0 34px;
  background:
    radial-gradient(1000px 400px at 80% -10%, rgba(192, 160, 112, .25), transparent 60%),
    radial-gradient(900px 380px at 10% 10%, rgba(43, 43, 43, .08), transparent 60%),
    linear-gradient(#fff, #fff);
}

.hero-grid {
  display: grid;
  grid-template-columns: 1.2fr .8fr;
  gap: 28px;
  align-items: stretch;
}

.kicker {
  display: inline-flex;
  gap: 10px;
  align-items: center;
  padding: 10px 12px;
  border: 1px solid var(--border);
  border-radius: 999px;
  background: rgba(255, 255, 255, .75);
  color: var(--charcoal);
  font-weight: 800;
}

.kicker .pill {
  width: 10px;
  height: 10px;
  border-radius: 3px;
  background: linear-gradient(135deg, var(--gold), var(--gold-2));
}

.h1 {
  font-family: "Roboto", Arial, sans-serif;
  font-weight: 800;
  font-size: clamp(36px, 4.5vw, 58px);
  line-height: 1.06;
  margin: 18px 0 12px;
  letter-spacing: -.4px;
}

.lead {
  font-size: 18px;
  color: var(--muted);
  max-width: 52ch;
}

.hero-actions {
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
  margin-top: 22px;
}

.stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 12px;
  margin-top: 26px;
}

.stat {
  background: rgba(255, 255, 255, .7);
  border: 1px solid var(--border);
  border-radius: var(--radius-sm);
  padding: 14px;
}

.stat .num {
  font-weight: 900;
  font-size: 18px;
}

.stat .label {
  font-size: 12px;
  color: var(--muted);
  margin-top: 2px;
}

.card {
  background: white;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}

.hero-card {
  padding: 18px;
}

.hero-card h3 {
  margin: 0 0 8px;
  font-size: 16px;
  letter-spacing: .2px;
}

.form {
  display: grid;
  gap: 10px;
  margin-top: 12px;
}

.input {
  border: 1px solid var(--border);
  border-radius: 14px;
  padding: 12px 14px;
  font-weight: 600;
  outline: none;
}

.input:focus {
  border-color: rgba(192, 160, 112, .8);
  box-shadow: 0 0 0 4px rgba(192, 160, 112, .18);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px;
}

.section {
  padding: 56px 0;
}

.section-head {
  display: flex;
  justify-content: space-between;
  align-items: end;
  gap: 20px;
  margin-bottom: 18px;
}

.h2 {
  font-family: "Roboto", Arial, sans-serif;
  font-size: 32px;
  font-weight: 700;
  margin: 0;
}

.subhead {
  color: var(--muted);
  max-width: 62ch;
}



/* Mission & Vision (Home) */
.mv {
  padding-top: 34px;
  padding-bottom: 34px;
}

.mv-wrap {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 20px;
  padding: 22px;
  box-shadow: var(--shadow);
  position: relative;
  overflow: hidden;
}

.mv-wrap:before {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(900px 260px at 20% 0%, rgba(192, 160, 112, .12), transparent 55%);
  pointer-events: none;
}

.mv-kicker {
  display: inline-flex;
  margin-bottom: 12px;
}

.mv-title {
  margin-top: 0;
  margin-bottom: 14px;
  max-width: 58ch;
}

.mv-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
  position: relative;
  z-index: 1;
}

.mv-card {
  padding: 18px 18px 16px;
  background: linear-gradient(180deg, rgba(192, 160, 112, .08), rgba(192, 160, 112, 0) 60%), #fff;
  border: 1px solid var(--border);
  position: relative;
  overflow: hidden;
}

.mv-card:before {
  content: "";
  position: absolute;
  left: 0;
  top: 0;
  bottom: 0;
  width: 4px;
  background: rgba(192, 160, 112, .85);
  opacity: .55;
}

.mv-h {
  margin: 0 0 8px 0;
  font-family: "Roboto Condensed", "Roboto", Arial, sans-serif;
  font-size: 15px;
  letter-spacing: .10em;
  text-transform: uppercase;
  color: var(--charcoal);
}

.mv-p {
  margin: 0;
  color: var(--text);
  font-weight: 500;
  line-height: 1.7;
}

@media (max-width: 820px) {
  .mv-grid {
    grid-template-columns: 1fr;
  }
}

.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
}

.feature {
  padding: 18px;
}

.badge {
  display: inline-flex;
  gap: 10px;
  align-items: center;
  font-weight: 900;
  margin-bottom: 10px;
}

.badge .icon {
  width: 34px;
  height: 34px;
  border-radius: 12px;
  background: rgba(192, 160, 112, .20);
  border: 1px solid rgba(192, 160, 112, .35);
  display: grid;
  place-items: center;
  font-weight: 900;
  color: var(--charcoal);
}

.listings {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
}

.listing {
  overflow: hidden;
}

.listing .thumb {
  aspect-ratio: 4/3;
  background: linear-gradient(135deg, rgba(43, 43, 43, .85), rgba(192, 160, 112, .70));
  position: relative;
}

.listing .thumb::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(300px 200px at 30% 30%, rgba(255, 255, 255, .18), transparent 55%);
}

.listing .body {
  padding: 16px;
}

.price {
  font-weight: 900;
  font-size: 18px;
}

.meta {
  color: var(--muted);
  font-size: 13px;
  margin-top: 4px;
}

.pills {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-top: 10px;
}

.pill {
  font-size: 12px;
  font-weight: 800;
  padding: 7px 10px;
  border-radius: 999px;
  background: var(--surface);
  border: 1px solid var(--border);
}

.quote {
  padding: 18px;
}

.quote p {
  margin: 0;
  font-weight: 700;
  color: var(--charcoal);
}

.quote .who {
  margin-top: 10px;
  font-size: 13px;
  color: var(--muted);
}

.gallery {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: 12px;
}

.g-item {
  border-radius: var(--radius);
  border: 1px solid var(--border);
  overflow: hidden;
  background: white;
  box-shadow: var(--shadow);
  cursor: pointer;
}

.g-item .ph {
  height: 100%;
  min-height: 170px;
  background: linear-gradient(135deg, rgba(192, 160, 112, .55), rgba(43, 43, 43, .75));
  position: relative;
}

.g-item .ph::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(240px 180px at 20% 20%, rgba(255, 255, 255, .25), transparent 60%);
}

.gallery .g-item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  /* fills tile without squishing */
  display: block;
  border-radius: inherit;
}

.g-1 {
  grid-column: span 7;
}

.g-2 {
  grid-column: span 5;
}

.g-3 {
  grid-column: span 4;
}

.g-4 {
  grid-column: span 4;
}

.g-5 {
  grid-column: span 4;
}

.modal {
  position: fixed;
  inset: 0;
  background: rgba(0, 0, 0, .68);
  display: none;
  place-items: center;
  padding: 18px;
  z-index: 100;
}

.modal.open {
  display: grid;
}

.modal-card {
  width: min(980px, 100%);
  border-radius: 22px;
  overflow: hidden;
  background: white;
  border: 1px solid rgba(255, 255, 255, .10);
}

.modal-top {
  padding: 14px 16px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  border-bottom: 1px solid var(--border);
}

.modal-close {
  width: 40px;
  height: 40px;
  border-radius: 14px;
  border: 1px solid var(--border);
  background: white;
  font-weight: 900;
}

.modal-body {
  aspect-ratio: 16/9;
  background: linear-gradient(135deg, rgba(43, 43, 43, .85), rgba(192, 160, 112, .70));
}

.page-head {
  padding: 42px 0 12px;
}

.breadcrumb {
  color: var(--muted);
  font-weight: 700;
  font-size: 13px;
}

.page-title {
  margin: 10px 0 0;
  font-family: "Roboto", Arial, sans-serif;
  font-size: 44px;
  line-height: 1.1;
}

.page-lead {
  color: var(--muted);
  max-width: 70ch;
  margin-top: 10px;
}

.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
  align-items: start;
}

.panel {
  padding: 18px;
}

.panel h3 {
  margin: 0 0 10px;
}

.kv {
  display: grid;
  gap: 10px;
  margin-top: 12px;
}

.kv-row {
  display: flex;
  justify-content: space-between;
  gap: 12px;
  padding: 10px 12px;
  border: 1px solid var(--border);
  border-radius: 14px;
}

.kv-row .k {
  color: var(--muted);
  font-weight: 700;
}

.kv-row .v {
  font-weight: 900;
}

.site-footer {
  border-top: 1px solid var(--border);
  padding: 34px 0;
  background: linear-gradient(#fff, #fff);
}

.footer-inner {
  display: grid;
  grid-template-columns: 1.4fr .8fr .8fr;
  gap: 18px;
}

.footer-brand {
  display: flex;
  gap: 12px;
  align-items: center;
}

.footer-mark {
  width: 42px;
  height: 42px;
  border-radius: 12px;
  padding: 5px;
  box-shadow: 0 0 0 1px var(--border);
}

.footer-name {
  font-weight: 900;
}

.footer-sub {
  color: var(--muted);
  font-size: 12px;
  margin-top: 2px;
}

.footer-title {
  font-weight: 900;
  margin-bottom: 10px;
}

.footer-col a {
  display: block;
  padding: 6px 0;
  color: var(--charcoal);
  font-weight: 700;
}

.footer-col a:hover {
  color: #000;
}

.footer-item {
  display: flex;
  align-items: center;
  gap: 10px;
  padding: 6px 0;
  font-weight: 700;
  color: var(--charcoal);
}

.dot {
  width: 10px;
  height: 10px;
  border-radius: 3px;
  background: linear-gradient(135deg, var(--gold), var(--gold-2));
}

.footer-social {
  display: flex;
  gap: 10px;
  margin-top: 8px;
}

.footer-social a {
  width: 42px;
  height: 42px;
  border-radius: 14px;
  display: grid;
  place-items: center;
  border: 1px solid var(--border);
  background: white;
  font-weight: 900;
}

.site-footer .tiny a {
  display: inline !important;
  white-space: nowrap;
}

.muted {
  color: var(--muted);
}

.tiny {
  font-size: 12px;
}

.hr {
  height: 1px;
  background: var(--border);
  margin: 14px 0;
}

@media (max-width: 920px) {

  .hero-grid {
    grid-template-columns: 1fr;
  }

  .grid-3 {
    grid-template-columns: 1fr;
  }

  .listings {
    grid-template-columns: 1fr;
  }

  .footer-inner {
    grid-template-columns: 1fr;
  }

  .split {
    grid-template-columns: 1fr;
  }

  .stats {
    grid-template-columns: 1fr;
  }

  /* ✅ ONLY ONE nav-toggle rule on mobile (no conflicts) */
  .nav-toggle {
    display: flex;
    place-items: center;
    gap: 6px;
  }

  .site-nav {
    position: fixed;
    left: 18px;
    right: 18px;
    top: 78px;
    background: rgba(255, 255, 255, .95);
    border: 1px solid var(--border);
    border-radius: 20px;
    box-shadow: var(--shadow);
    padding: 12px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 8px;
  }

  .site-nav.open {
    display: flex;
  }

  .site-nav a {
    padding: 12px 12px;
  }
}

/* --- Affiliations moving logo strip --- */
.brand-strip {
  border-top: 1px solid rgba(0, 0, 0, .06);
  padding: 16px 0;
  background: linear-gradient(to bottom, rgba(0, 0, 0, .02), rgba(0, 0, 0, 0));
}

.brand-strip-inner {
  max-width: 1100px;
  margin: 0 auto;
  padding: 0 18px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
}

.brand-strip-label {
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  font-size: 12px;
  color: rgba(0, 0, 0, .55);
  white-space: nowrap;
}

.brand-marquee {
  position: relative;
  width: min(680px, 100%);
  height: 46px;
  overflow: hidden;
  mask-image: linear-gradient(to right, transparent, #000 10%, #000 90%, transparent);
  -webkit-mask-image: linear-gradient(to right, transparent, #000 10%, #000 90%, transparent);
}

.brand-track {
  display: flex;
  align-items: center;
  gap: 22px;
  width: max-content;
  animation: brandScroll 22s linear infinite;
  will-change: transform;
}

.brand-logo {
  height: 34px;
  width: auto;
  object-fit: contain;
  opacity: .95;
  /* keep in-color, just slightly softened */
}

.brand-logo.is-balloon {
  height: 38px;
}

.brand-logo.is-ccim {
  height: 30px;
}

@keyframes brandScroll {
  0% { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}

@media (max-width: 640px) {
  .brand-strip-inner {
    flex-direction: column;
    align-items: flex-start;
  }

  .brand-marquee {
    width: 100%;
    height: 42px;
  }

  .brand-logo {
    height: 32px;
  }
}

@media (prefers-reduced-motion: reduce) {
  .brand-track {
    animation: none;
  }

  .brand-marquee {
    overflow: visible;
    mask-image: none;
    -webkit-mask-image: none;
  }
}

/* --- Hero blended portrait (desktop: side blend; mobile: top block) --- */
.hero {
  position: relative;
  overflow: hidden;
}

.hero-grid {
  position: relative;
}

.hero-portrait-blend {
  position: absolute;
  right: -40px;
  top: 10px;
  bottom: 10px;
  width: 92%;
  pointer-events: none;
  z-index: 0;
}

.hero-portrait-img {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center top;
  border-radius: 22px;
  /* soft edge fade into white */
  -webkit-mask-image: radial-gradient(closest-side, rgba(0, 0, 0, 1) 75%, rgba(0, 0, 0, 0) 100%);
  mask-image: radial-gradient(closest-side, rgba(0, 0, 0, 1) 75%, rgba(0, 0, 0, 0) 100%);
  filter: saturate(1.02) contrast(1.03);
}

.hero-portrait-img::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(1200px 520px at 18% 22%, rgba(255, 255, 255, .0) 0%, rgba(255, 255, 255, .08) 40%, rgba(255, 255, 255, 0) 72%),
    linear-gradient(to left, rgba(255, 255, 255, .0) 0%, rgba(255, 255, 255, .0) 44%, rgba(255, 255, 255, 0) 72%);
}

.hero-portrait-overlay {
  position: absolute;
  left: 26px;
  bottom: 22px;
  max-width: 62%;
  padding: 14px 14px 12px;
  border-radius: 16px;
  background: rgba(255, 255, 255, .5);
  backdrop-filter: blur(10px);
  border: 1px solid rgba(0, 0, 0, .06);
  box-shadow: 0 12px 30px rgba(0, 0, 0, .10);
}

.hp-name {
  font-family: "Roboto Condensed", "Roboto", Arial, sans-serif;
  font-weight: 800;
  font-size: 26px;
  line-height: 1.05;
  letter-spacing: .02em;
}

.hp-role {
  margin-top: 4px;
  font-weight: 800;
  color: rgba(0, 0, 0, .78);
}

.hp-broker {
  margin-top: 6px;
  font-size: 13px;
  color: rgba(0, 0, 0, .62);
  line-height: 1.3;
}

/* Make sure existing hero content stays above the blended portrait */
.hero-grid>div {
  position: relative;
  z-index: 1;
}

/* Mobile: portrait becomes its own top block so it never squishes */
@media (max-width: 820px) {
  .hero-portrait-blend {
    position: relative;
    right: auto;
    top: auto;
    width: 100%;
    height: 320px;
    margin: 0 0 16px 0;
  }

  .hero-portrait-img {
    border-radius: 9px;
  }

  .hero-portrait-overlay {
    max-width: 72%;
    left: 14px;
    bottom: 14px;
  }
}