@import url('https://fonts.googleapis.com/css2?family=Marcellus&family=Public+Sans:ital,wght@0,400;0,500;0,600;0,700;1,400&display=swap');

:root{
  --ink:#122430; --ink-2:#1b3444; --ink-soft:#3d5361;
  --mist:#eef3f4; --white:#ffffff;
  --teal:#0e7c86; --teal-dark:#0a5d65; --gold:#e9b44c;
  --line:#dce4e6; --radius:14px; --shadow:0 10px 30px rgba(18,36,48,.08);
  --display:'Marcellus', Georgia, serif; --body:'Public Sans', -apple-system, Segoe UI, sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:64px}
@media (prefers-reduced-motion: reduce){ html{scroll-behavior:auto} *{transition:none!important;animation:none!important} }
body{font-family:var(--body);color:var(--ink);background:var(--white);line-height:1.6;font-size:16px}
img{display:block;max-width:100%}
a{color:var(--teal)}
.wrap{max-width:1120px;margin:0 auto;padding:0 24px}
.eyebrow{font-size:.72rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--teal)}
h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.15}
.section{padding:68px 0}
.section.tint{background:var(--mist)}
.section.dark{background:var(--ink);color:#fff}
.section.dark .eyebrow{color:#8fd0d6}
.section-head{max-width:660px;margin-bottom:38px}
.section-head h2{font-size:clamp(1.6rem,3vw,2.2rem);margin:.4rem 0 .6rem}
.section-head p{color:var(--ink-soft)}
.section.dark .section-head p{color:#b9ccd3}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px;border-radius:4px}
.btn{display:inline-block;padding:13px 26px;border-radius:999px;font-weight:600;text-decoration:none;font-size:.95rem;border:none;cursor:pointer;transition:transform .15s ease, background .15s ease;font-family:var(--body)}
.btn:hover{transform:translateY(-1px)}
.btn-solid{background:var(--teal);color:var(--white)}
.btn-solid:hover{background:var(--teal-dark)}
.btn-gold{background:var(--gold);color:#25200f}
.btn-gold:hover{background:#f0c268}
.btn-ghost{border:1.5px solid rgba(255,255,255,.55);color:var(--white);background:transparent}
.btn-ghost:hover{border-color:#fff}
.btn-outline{border:1.5px solid var(--line);color:var(--ink);background:transparent}
.btn-outline:hover{border-color:var(--teal);background:var(--mist)}

/* ---------- Sticky nav ---------- */
.jumpnav{position:sticky;top:0;z-index:50;background:rgba(0,0,0,.92);backdrop-filter:blur(8px);border-bottom:1px solid rgba(255,255,255,.08)}
.jumpnav .wrap{display:flex;align-items:center;gap:4px;height:56px;overflow-x:auto;scrollbar-width:none}
.jumpnav .wrap::-webkit-scrollbar{display:none}
.jumpnav a{color:#cfdde2;text-decoration:none;font-size:.76rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase;padding:8px 11px;border-radius:999px;white-space:nowrap;transition:color .15s, background .15s}
.jumpnav a:hover{color:#fff;background:rgba(255,255,255,.1)}
.jumpnav a.join{color:var(--gold)}
.jumpnav a.cta{background:var(--teal);color:#fff}
.jumpnav a.agent{border:1px solid rgba(255,255,255,.32);color:#eaf2f4;display:inline-flex;align-items:center;gap:6px}
.jumpnav a.agent:hover{border-color:var(--gold);color:#fff;background:transparent}
.jumpnav a.agent svg{width:13px;height:13px}
.jumpnav .spacer{flex:1 1 auto}
.jumpnav .brandmark{margin-right:8px;flex:0 0 auto}
.jumpnav .brandmark img{height:30px;width:auto;display:block}

/* ---------- Hero ---------- */
.hero{position:relative;color:var(--white);padding:76px 0 88px;background-color:#12303c;
  background-image:
    linear-gradient(100deg, rgba(6,18,26,.68) 0%, rgba(6,18,26,.40) 33%, rgba(10,26,34,.12) 62%, rgba(10,26,34,0) 100%),
    linear-gradient(180deg, rgba(6,18,26,.06) 0%, rgba(6,18,26,0) 50%, rgba(6,18,26,.10) 100%),
    url('hero.jpg');
  background-size:cover,cover,cover; background-position:center,center,center}
.hero .logo-block{margin-bottom:1.8rem}
.hero .logo-block img{width:min(380px,84vw);height:auto;filter:drop-shadow(0 8px 30px rgba(0,0,0,.5))}
.kicker{display:inline-block;max-width:620px;font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#ffd9a0;line-height:2;text-shadow:0 1px 2px rgba(0,0,0,.6), 0 1px 10px rgba(0,0,0,.7)}
.hero h1{font-size:clamp(2rem,4.6vw,3.1rem);margin:.5rem 0 .9rem;max-width:16ch;text-shadow:0 1px 2px rgba(0,0,0,.55), 0 2px 22px rgba(0,0,0,.65)}
.hero p.lede{max-width:56ch;color:#eef4f6;font-size:1.03rem;text-shadow:0 1px 2px rgba(0,0,0,.5), 0 1px 16px rgba(0,0,0,.7)}
.hero .cta-row{margin-top:1.8rem;display:flex;gap:14px;flex-wrap:wrap}
.hero .cred{margin-top:2.4rem;display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:8px 20px;max-width:780px;
  background:rgba(6,18,26,.62);backdrop-filter:blur(10px);border:1px solid rgba(255,255,255,.16);border-radius:var(--radius);padding:20px 24px}
.hero .cred div{color:#bcd0d6;font-size:.8rem;line-height:1.4}
.hero .cred b{display:block;color:#fff;font-family:var(--display);font-size:1.2rem;font-weight:400;margin-bottom:2px}

/* ---------- Trust strip ---------- */
.trust-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));gap:24px}
.trust-card{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:24px;box-shadow:var(--shadow)}
.trust-card h3{font-size:1.1rem;margin:.5rem 0 .35rem}
.trust-card p{color:var(--ink-soft);font-size:.92rem}
.trust-card .mark{width:36px;height:36px;border-radius:10px;background:var(--mist);display:grid;place-items:center;color:var(--teal)}
.trust-card svg{width:19px;height:19px}

/* ---------- Generic feature-card grid (buying/selling/listings/pm/commercial) ---------- */
.feat-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:20px;margin:30px 0 34px}
.feat-card{background:var(--white);border:1px solid var(--line);border-radius:12px;padding:20px;box-shadow:var(--shadow)}
.feat-card h4{font-family:var(--display);font-size:1.05rem;margin-bottom:.4rem;font-weight:400}
.feat-card p{color:var(--ink-soft);font-size:.88rem}
.section.tint .feat-card, .section.dark .feat-card{background:var(--white)}
.inline-note{font-size:.9rem;color:var(--ink-soft);margin-top:6px}
.inline-note a{font-weight:600}

/* ---------- Agents ---------- */
.agents-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:28px}
.agent{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column}
.agent.owners{grid-column:1 / -1;display:grid;grid-template-columns:minmax(250px,360px) 1fr}
@media(max-width:760px){.agent.owners{grid-template-columns:1fr}}
.agent .photo{aspect-ratio:1/1;overflow:hidden;background:var(--mist)}
.agent.owners .photo{aspect-ratio:auto;min-height:100%}
.agent .photo img{width:100%;height:100%;object-fit:cover}
.agent .body{padding:22px 24px 24px;display:flex;flex-direction:column;flex:1}
.agent h3{font-size:1.35rem}
.agent.owners h3{font-size:1.7rem}
.role{color:var(--ink-soft);font-size:.88rem;margin:.15rem 0 .65rem}
.badges{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:12px}
.badge{font-size:.68rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase;padding:4px 9px;border-radius:999px;background:var(--mist);color:var(--teal-dark)}
.badge.brass{background:#f8efdc;color:#8a6516}
.agent p.bio{color:var(--ink-soft);font-size:.92rem}
.agent details{margin-top:.5rem;font-size:.92rem;color:var(--ink-soft)}
.agent details p{margin-bottom:.6rem}
.agent summary{cursor:pointer;color:var(--teal);font-weight:600;list-style:none;font-size:.88rem}
.agent summary::-webkit-details-marker{display:none}
.agent summary::after{content:" +"}
.agent details[open] summary::after{content:" −"}
.contact-row{margin-top:auto;padding-top:16px;display:flex;gap:9px;flex-wrap:wrap}
.chip{display:inline-flex;align-items:center;gap:6px;padding:8px 14px;border-radius:999px;border:1.5px solid var(--line);color:var(--ink);text-decoration:none;font-size:.85rem;font-weight:600;transition:border-color .15s, background .15s;cursor:pointer;background:none;font-family:var(--body)}
.chip:hover{border-color:var(--teal);background:var(--mist)}
.chip svg{width:14px;height:14px;color:var(--teal)}

/* ---------- Reviews ---------- */
.results-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:22px}
.result-card{background:var(--white);border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:10px;padding:22px;box-shadow:var(--shadow)}
.result-card .stat{font-family:var(--display);font-size:1.28rem;line-height:1.25;margin-bottom:.5rem}
.result-card p{color:var(--ink-soft);font-size:.9rem}
.result-card cite{display:block;margin-top:.7rem;font-style:normal;font-weight:700;font-size:.78rem;letter-spacing:.07em;text-transform:uppercase;color:var(--teal-dark)}
.stars{color:var(--gold);letter-spacing:2px;font-size:.88rem;margin-bottom:.4rem}
.reviews-more{margin-top:22px}
.reviews-more summary{cursor:pointer;font-weight:700;color:var(--teal-dark);font-size:.9rem;list-style:none}
.reviews-more summary::-webkit-details-marker{display:none}
.reviews-more summary::after{content:"  → Read more client stories"}
.reviews-more[open] summary::after{content:"  ↑ Show fewer"}
.reviews-more .results-grid{margin-top:18px}

/* ---------- Calculator ---------- */
.calc-shell{display:grid;grid-template-columns:1.05fr .95fr;background:var(--white);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
@media(max-width:860px){.calc-shell{grid-template-columns:1fr}}
.calc-inputs{padding:30px}
.calc-inputs .field{margin-bottom:20px}
.calc-inputs label{display:flex;justify-content:space-between;font-weight:600;font-size:.88rem;margin-bottom:7px}
.calc-inputs label output{font-weight:700;color:var(--teal-dark)}
input[type=range]{width:100%;accent-color:var(--teal);height:6px}
.loan-toggle{display:grid;grid-template-columns:1fr 1fr;border:1.5px solid var(--line);border-radius:999px;overflow:hidden;margin-bottom:24px}
.loan-toggle button{border:0;background:transparent;padding:10px;font-family:var(--body);font-weight:700;font-size:.86rem;cursor:pointer;color:var(--ink-soft)}
.loan-toggle button.active{background:var(--ink);color:#fff}
.va-note{font-size:.8rem;color:var(--ink-soft);background:var(--mist);border-left:3px solid var(--gold);padding:9px 13px;border-radius:0 8px 8px 0;margin:-6px 0 20px;display:none}
.va-note.show{display:block}
.calc-result{background:var(--ink);color:#fff;padding:30px;display:flex;flex-direction:column}
.calc-result .eyebrow{color:#8fd0d6}
.big-payment{font-family:var(--display);font-size:clamp(2.2rem,4vw,2.9rem);margin:.3rem 0 .2rem}
.big-payment small{font-size:1rem;font-family:var(--body);color:#9db7c0}
.stack{display:flex;height:13px;border-radius:999px;overflow:hidden;margin:18px 0 13px;background:#22404f}
.stack span{display:block;height:100%}
.seg-pi{background:#57b7bf}.seg-tax{background:var(--gold)}.seg-ins{background:#8fd0d6}.seg-pmi{background:#e0e6e8}
.legend{display:grid;grid-template-columns:1fr auto;row-gap:7px;font-size:.88rem;color:#cfdde2}
.legend b{color:#fff;font-weight:600;text-align:right}
.legend .dot{display:inline-block;width:9px;height:9px;border-radius:3px;margin-right:8px;vertical-align:middle}
.calc-result .fine{margin-top:auto;padding-top:18px;font-size:.74rem;color:#9db7c0;line-height:1.5}
.calc-result .btn{margin-top:13px;align-self:flex-start}

/* ---------- Join our team ---------- */
.join-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:20px;margin-bottom:30px}
.join-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.14);border-radius:var(--radius);padding:22px}
.join-card h3{font-size:1.05rem;margin-bottom:.4rem;color:#fff}
.join-card p{color:#b9ccd3;font-size:.9rem}
.join-card .num{font-family:var(--display);color:var(--gold);font-size:1.5rem;line-height:1;margin-bottom:.5rem}
.join-cta{display:flex;gap:14px;flex-wrap:wrap;align-items:center}
.join-cta .quiet{font-size:.8rem;color:#9db7c0}

/* ---------- Offices + Contact form ---------- */
.contact-shell{display:grid;grid-template-columns:.85fr 1.15fr;gap:34px}
@media(max-width:860px){.contact-shell{grid-template-columns:1fr}}
.office-card{background:var(--white);border:1px solid var(--line);border-radius:12px;padding:18px 20px;box-shadow:var(--shadow);margin-bottom:14px}
.office-card h4{font-family:var(--display);font-weight:400;font-size:1.05rem;margin-bottom:2px}
.office-card .area{color:var(--ink-soft);font-size:.84rem;margin-bottom:8px}
.office-card a.tel{font-weight:700;color:var(--teal-dark);text-decoration:none;font-size:1.05rem}
.contact-form{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
.contact-form .form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media(max-width:520px){.contact-form .form-row{grid-template-columns:1fr}}
.contact-form .field{margin-bottom:16px}
.contact-form label{display:block;font-weight:600;font-size:.85rem;margin-bottom:6px}
.contact-form input, .contact-form select, .contact-form textarea{
  width:100%;padding:11px 13px;border:1.5px solid var(--line);border-radius:8px;font-family:var(--body);font-size:.92rem;color:var(--ink);background:var(--white)}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus{outline:none;border-color:var(--teal)}
.contact-form textarea{resize:vertical}
.form-fine{font-size:.78rem;color:var(--ink-soft);margin-top:10px}
.form-msg{display:none;margin-top:14px;padding:12px 14px;border-radius:8px;font-size:.88rem;font-weight:600}
.form-msg.ok{display:block;background:#e3f4ee;color:#0a5d3a}
.form-msg.err{display:block;background:#fdeceb;color:#9a2a24}

/* ---------- Footer ---------- */
.foot-cta{text-align:center}
.foot-cta h2{font-size:clamp(1.7rem,3.2vw,2.3rem);margin:.4rem 0 .8rem}
.foot-cta p{color:var(--ink-soft);max-width:52ch;margin:0 auto 1.4rem}
.areas{margin-top:2.4rem;font-size:.78rem;color:var(--ink-soft);max-width:760px;margin-left:auto;margin-right:auto;line-height:1.8}
.areas b{color:var(--ink)}

/* ---------- Compliance footer ---------- */
.compliance{background:var(--ink);color:#c3d3d9;padding:34px 0;font-size:.82rem;line-height:1.7}
.compliance .wrap{display:flex;flex-wrap:wrap;gap:26px;align-items:flex-start;justify-content:space-between}
.compliance .col{flex:1 1 300px;min-width:260px}
.compliance h4{font-family:var(--body);font-weight:700;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:#8fd0d6;margin-bottom:8px}
.compliance a{color:#8fd0d6}
.eho{display:flex;align-items:center;gap:12px;margin-bottom:12px}
.eho svg{width:40px;height:40px;flex:0 0 auto}
.eho span{font-weight:700;color:#e7eef1;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;line-height:1.3}
.compliance .legal{border-top:1px solid rgba(255,255,255,.1);margin-top:24px;padding-top:16px;font-size:.76rem;color:#8ba3ac}

/* Multi-page nav active state */
.jumpnav a.here{color:#fff;background:rgba(255,255,255,.14)}