/* Fonts are SIL Open Font License files from Google Fonts (Cormorant Garamond
   and Jost, latin subset), hosted here so the site loads nothing from outside. */
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:500 600;font-display:swap;src:url(fonts/cormorant-garamond-latin.woff2) format('woff2')}
@font-face{font-family:'Cormorant Garamond';font-style:italic;font-weight:500;font-display:swap;src:url(fonts/cormorant-garamond-italic-latin.woff2) format('woff2')}
@font-face{font-family:'Jost';font-style:normal;font-weight:300 600;font-display:swap;src:url(fonts/jost-latin.woff2) format('woff2')}

/* ============================================
   EDIT ME #2: YOUR BRAND COLORS
   Change these lines and the whole site updates.
   ============================================ */
:root{
  color-scheme: only light;
  --ink:#15241d;        /* deep green - headings & footer */
  --paper:#faf7f0;      /* warm ivory - page background   */
  --brass:#a8863f;      /* brass - large type, decoration, dark footer */
  --brass-dark:#7a5f2a; /* button hover (white text still 4.5+)         */
  --brass-text:#806430; /* brass for small text on light backgrounds    */
  --btn-bg:#8a6a2c;     /* button background (white text sits on it)      */
  --field-border:#7d8982; /* form field edges, 3:1 on the page */
  --stone:#5c6b62;      /* muted green-grey - body text   */

  --display:'Cormorant Garamond', Georgia, serif;
  --body:'Jost', 'Segoe UI', sans-serif;
  --max:1120px;
  --radius:14px;
}

*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:90px}
@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto} *{animation:none!important;transition:none!important}}

body{
  font-family:var(--body);
  background:var(--paper);
  color:var(--stone);
  font-weight:300;
  line-height:1.65;
  font-size:1.05rem;
  /* The serif font draws numbers old-style by default (7 and 9 drop below the line,
     1 looks like a small capital I). Lining numbers are easier to read for prices,
     phone numbers and the calculator. */
  font-variant-numeric:lining-nums;
}

img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}

h1,h2,h3{font-family:var(--display);color:var(--ink);font-weight:600;line-height:1.12}
h1{font-size:clamp(2.6rem,6vw,4.4rem)}
h2{font-size:clamp(2rem,4vw,2.9rem)}
h3{font-size:1.35rem}
em{font-style:italic;color:var(--brass)}

.eyebrow{
  font-family:var(--body);font-size:.78rem;font-weight:600;
  letter-spacing:.22em;text-transform:uppercase;color:var(--brass-text);
  display:block;margin-bottom:14px;
}

.btn{
  display:inline-block;background:var(--btn-bg);color:#fff;
  font-weight:500;letter-spacing:.04em;padding:15px 34px;
  border-radius:999px;border:none;cursor:pointer;font-size:1rem;
  transition:background .2s ease, transform .2s ease;
}
.btn:hover{background:var(--brass-dark);transform:translateY(-1px)}
.btn:focus-visible{outline:3px solid var(--ink);outline-offset:3px}
.btn.ghost{background:transparent;color:var(--ink);border:1.5px solid var(--ink)}
.btn.ghost:hover{background:var(--ink);color:var(--paper)}

section{padding:96px 0}

/* ---------- HEADER ---------- */
header{
  position:relative;z-index:50;
  background:rgba(250,247,240,.92);
  border-bottom:1px solid rgba(21,36,29,.08);
}
.nav{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:6px 24px;min-height:74px;padding-top:8px;padding-bottom:8px}
.logo{font-family:var(--display);font-size:1.5rem;font-weight:600;color:var(--ink)}
.logo span{color:var(--brass)}

/* Menu: a <details> (no JavaScript). Below 1180px it collapses behind a Menu
   button; from 1180px up the links show inline and the button is hidden. */
.menu summary{
  list-style:none;cursor:pointer;display:inline-block;
  border:1.5px solid var(--ink);border-radius:8px;padding:8px 18px;
  font-size:.95rem;font-weight:500;color:var(--ink);
}
.menu summary::-webkit-details-marker{display:none}
.menu summary:focus-visible{outline:3px solid var(--ink);outline-offset:3px}
.menu[open]{flex:1 0 100%}
.menu[open] summary{margin-bottom:6px}
.nav-links{display:flex;flex-direction:column;align-items:flex-start;gap:0;font-size:.95rem;font-weight:400;padding-bottom:10px}
.nav-links a:not(.btn){color:var(--ink);position:relative;padding:10px 0}
.nav-links a:not(.btn)::after{
  content:"";position:absolute;left:0;bottom:4px;height:1.5px;width:0;
  background:var(--brass);transition:width .25s ease;
}
.nav-links a:not(.btn):hover::after{width:100%}
.nav-links .btn{margin-top:8px;padding:11px 24px;font-size:.9rem}
@media (min-width:1180px){
  header{position:sticky;top:0;backdrop-filter:blur(8px)}
  .nav{flex-wrap:nowrap}
  .nav-links{flex-direction:row;align-items:center;gap:0 24px;padding-bottom:0}
  .nav-links .btn{margin-top:0}
  .menu,.menu[open]{flex:0 1 auto}
}
/* Browsers that can show a closed <details> content keep the Menu button
   hidden on wide screens. Others keep the button, so nothing goes missing. */
@supports selector(::details-content){
  @media (min-width:1180px){
    .menu summary{display:none}
    .menu::details-content{content-visibility:visible;display:block}
  }
}

/* Skip link: first focusable element on every page, visible when focused */
.skip-link{position:absolute;left:12px;top:-60px;z-index:100;background:var(--ink);color:var(--paper);padding:10px 18px;border-radius:8px;font-weight:500}
.skip-link:focus{top:12px}
/* Marks sample content that the agent must replace */
.sample-tag{display:inline-block;font-family:var(--body);font-size:.68rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);background:rgba(176,141,79,.22);border:1px solid rgba(143,112,56,.5);border-radius:999px;padding:2px 10px;margin-bottom:8px}
.quotes .sample-tag{color:var(--paper);background:rgba(250,247,240,.12);border-color:rgba(250,247,240,.35)}
.nav-links a[aria-current="page"]{font-weight:500}

/* ---------- HERO ---------- */
.hero{padding:80px 0 100px}
.hero .wrap{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}
.hero p.lead{font-size:1.18rem;margin:24px 0 36px;max-width:46ch}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap;align-items:center}
.hero-phone{font-weight:500;color:var(--ink)}
.hero-phone small{display:block;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--brass-text);font-weight:600}

/* Signature: arch-topped portrait */
.arch{
  width:min(420px,100%);aspect-ratio:4/5;margin-left:auto;
  border-radius:220px 220px var(--radius) var(--radius);
  background:
    linear-gradient(160deg, #21362c 0%, #15241d 55%, #0e1a14 100%);
  position:relative;overflow:hidden;
  box-shadow:0 30px 60px -30px rgba(21,36,29,.45);
  border:1px solid rgba(176,141,79,.35);
}
/* EDIT ME #3: replace this placeholder with your headshot:
   delete .arch-placeholder div in the HTML and add
   <img src="headshot.jpg" alt="Your Name" style="width:100%;height:100%;object-fit:cover">
*/
.arch-placeholder{
  position:absolute;inset:0;display:flex;flex-direction:column;
  align-items:center;justify-content:center;gap:10px;color:rgba(250,247,240,.55);
  font-size:.85rem;letter-spacing:.15em;text-transform:uppercase;text-align:center;padding:20px;
}
.arch-placeholder svg{opacity:.5}

.hero-stats{
  display:flex;gap:40px;margin-top:44px;padding-top:28px;
  border-top:1px solid rgba(21,36,29,.12);
}
.stat .sample-tag{margin:0 0 8px}
.stat b{font-family:var(--display);font-size:2rem;color:var(--ink);font-weight:600;display:block;line-height:1}
.stat span:not(.sample-tag){font-size:.82rem;letter-spacing:.08em;text-transform:uppercase}

/* ---------- ABOUT ---------- */
.about{background:#fff;border-top:1px solid rgba(21,36,29,.06);border-bottom:1px solid rgba(21,36,29,.06)}
.about .wrap{display:grid;grid-template-columns:1fr 1.2fr;gap:64px;align-items:center}
.about-photo{
  aspect-ratio:1/1;border-radius:var(--radius);
  background:linear-gradient(145deg,#e8e2d4,#d5ccb8);
  display:flex;align-items:center;justify-content:center;
  color:var(--ink);font-size:.85rem;letter-spacing:.15em;text-transform:uppercase;
}
.about ul{list-style:none;margin-top:26px;display:grid;gap:12px}
.about li{padding-left:30px;position:relative;color:var(--ink);font-weight:400}
.about li::before{
  content:"";position:absolute;left:0;top:9px;width:16px;height:2px;background:var(--brass);
}

/* ---------- LISTINGS ---------- */
.listings-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:48px;flex-wrap:wrap}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{
  background:#fff;border-radius:var(--radius);overflow:hidden;
  border:1px solid rgba(21,36,29,.08);
  transition:transform .25s ease, box-shadow .25s ease;
}
a.card:hover{transform:translateY(-5px);box-shadow:0 24px 40px -24px rgba(21,36,29,.3)}
.card-img{
  aspect-ratio:4/3;position:relative;
  display:flex;align-items:center;justify-content:center;
  color:var(--ink);font-size:.8rem;letter-spacing:.15em;text-transform:uppercase;
}
.card:nth-child(1) .card-img{background:linear-gradient(150deg,#cfd8cd,#a9baa9)}
.card:nth-child(2) .card-img{background:linear-gradient(150deg,#e3d9c4,#c9b88f)}
.card:nth-child(3) .card-img{background:linear-gradient(150deg,#d8d3cc,#b4aba0)}
.badge{
  position:absolute;top:14px;left:14px;background:var(--ink);color:var(--paper);
  font-size:.72rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;
  padding:6px 14px;border-radius:999px;
}
.badge.sold{background:var(--btn-bg)}
.card-body{padding:22px 24px 26px}
.price{font-family:var(--display);font-size:1.6rem;color:var(--ink);font-weight:600}
.addr{font-weight:400;color:var(--ink);margin:4px 0 14px}
.specs{display:flex;gap:18px;font-size:.88rem;border-top:1px solid rgba(21,36,29,.08);padding-top:14px}
.specs b{color:var(--ink);font-weight:500}

/* ---------- TESTIMONIALS ---------- */
.quotes{background:var(--ink);color:#cfd8cd}
.quotes .eyebrow{color:var(--brass)}
.quotes h2{color:var(--paper)}
.quote-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:52px}
.quote{
  background:rgba(250,247,240,.05);border:1px solid rgba(176,141,79,.25);
  border-radius:var(--radius);padding:32px 28px;
}
.quote p{font-family:var(--display);font-size:1.25rem;font-style:italic;color:var(--paper);line-height:1.45}
.quote .who{margin-top:20px;font-size:.85rem;letter-spacing:.08em;text-transform:uppercase}
.quote .who b{color:#b8964c;display:block;font-weight:600}

/* ---------- AREAS ---------- */
.areas .wrap{text-align:center;max-width:820px}
.chips{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;margin-top:40px}
.chip{
  border:1.5px solid rgba(21,36,29,.2);border-radius:999px;
  padding:12px 26px;color:var(--ink);font-weight:400;
  transition:border-color .2s ease,background .2s ease;
}
a.chip:hover{border-color:var(--brass);background:rgba(176,141,79,.08)}

/* ---------- CONTACT ---------- */
.contact{background:#fff;border-top:1px solid rgba(21,36,29,.06)}
.contact .wrap{display:grid;grid-template-columns:1fr 1.1fr;gap:64px}
.contact-info p{margin:18px 0 30px;max-width:42ch}
.contact-line{display:flex;flex-direction:column;gap:4px;margin-bottom:22px}
.contact-line small{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-text);font-weight:600}
.contact-line a{color:var(--ink);font-weight:500;font-size:1.15rem}
form{display:grid;gap:16px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:var(--ink)}
input,textarea{
  width:100%;font-family:var(--body);font-size:1rem;color:var(--ink);
  background:var(--paper);border:1px solid var(--field-border);
  border-radius:10px;padding:14px 16px;margin-top:6px;
}
input:focus-visible,textarea:focus-visible{outline:2px solid var(--brass);outline-offset:1px;border-color:var(--brass)}
textarea{min-height:120px;resize:vertical}
input::placeholder,textarea::placeholder{color:var(--stone)}
button{-webkit-appearance:none;appearance:none}
.form-note{font-size:.82rem}

/* ---------- FOOTER ---------- */
footer.site .equal{margin-top:6px}
footer.site .legal-links{display:flex;gap:22px;margin-top:10px}
footer.site .legal-links a{color:#cfd8cd;text-decoration:underline;text-underline-offset:3px}
footer.site{background:var(--ink);color:#8fa196;padding:56px 0 40px;font-size:.92rem}
.foot{display:flex;justify-content:space-between;gap:32px;flex-wrap:wrap;align-items:center}
.foot .logo{color:var(--paper)}
.socials{display:flex;gap:22px}
.socials a{color:#cfd8cd;font-weight:400}
.socials a:hover{color:var(--brass)}
.license{width:100%;margin-top:28px;padding-top:24px;border-top:1px solid rgba(250,247,240,.1);font-size:.8rem;letter-spacing:.02em}
.trec{width:100%}
.setup-flag{
  display:block;margin:0 0 14px;padding:10px 14px;border-radius:8px;
  background:#c0392b;color:#fff;font-size:.95rem;font-weight:600;
}
.trec-links{display:flex;flex-wrap:wrap;gap:10px 30px}
/* As we read the TREC rules on 2026-10-30, TREC sets both the label wording
   and a minimum type size for these two links. 1rem = 16px = 12pt, and the
   full-length labels below require only 10pt, so this clears the floor with
   room to spare. Do not shrink. */
.trec-links a{font-size:1rem;line-height:1.5;color:var(--ink);text-decoration:underline;text-underline-offset:3px}
.trec-links a:hover{color:var(--brass-dark)}
.notices{padding:26px 0;border-top:1px solid rgba(0,0,0,.08)}
.notices .trec{margin-top:0}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}

/* ---------- MOBILE ---------- */
@media (max-width:900px){
  section{padding:68px 0}
  .hero .wrap,.about .wrap,.contact .wrap{grid-template-columns:1fr;gap:44px}
  .arch{margin:0 auto}
  .grid,.quote-grid{grid-template-columns:1fr}
  .row2{grid-template-columns:1fr}
  .hero-stats{gap:24px;flex-wrap:wrap}
}

/* Short contact teaser on Home (the full form lives on /contact/) */
.contact.teaser .wrap{grid-template-columns:1fr;max-width:820px}
.sample-areas .sample-tag{margin-bottom:0}

/* ---------- BUYERS AND SELLERS PAGES ---------- */
.wrap.narrow{max-width:820px}
.page-head{padding:72px 0 24px}
.page-head .lead{font-size:1.18rem;margin-top:20px;max-width:46ch}
.guide{padding:40px 0 56px}
.guide .form-note{margin-bottom:8px}
.steps{list-style:none;margin-top:24px;display:grid;gap:28px}
.steps h2{font-size:1.5rem;margin-bottom:8px}
.steps p{max-width:62ch}
.calc-section{background:#fff;border-top:1px solid rgba(21,36,29,.06);border-bottom:1px solid rgba(21,36,29,.06)}
.calc-section h2{margin-bottom:14px}
.calc-form,.valuation-form{margin-top:24px}
.calc-out{margin-top:24px}
.calc-result{font-family:var(--display);font-size:1.5rem;color:var(--ink);font-weight:600;min-height:1.6em}
.calc-disclaimer{margin-top:8px}
.page-cta{text-align:center}
.page-cta p{margin:14px auto 0;max-width:46ch}
.page-cta .cta-row{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;margin-top:28px;max-width:none}
button.btn{font-family:var(--body)}

/* ---------- HOMES, NEIGHBORHOODS, CONTACT ---------- */
.contact-text{color:var(--ink);font-weight:500}
.card-body h2{font-size:1.5rem;margin-bottom:8px}
.card-body h2 a{color:var(--ink)}
.card-body h2 a:hover{color:var(--brass-dark)}
.guide .contact-line{margin-bottom:18px}
.guide p+p.setup-flag,.guide .contact-line+p.setup-flag{margin-top:24px}
.contact-form{margin-top:24px}
.cta-row-left{margin-top:24px}
.guide p a:not(.btn){color:var(--ink);text-decoration:underline;text-underline-offset:3px}

/* ---------- ABOUT, BLOG, LEGAL PAGES ---------- */
.prose h2{font-size:1.6rem;margin:36px 0 8px}
.prose p,.prose ul,.prose ol{margin-top:14px;max-width:66ch}
.prose ul,.prose ol{padding-left:1.3rem}
.prose li{margin-top:6px}
.prose a:not(.btn){color:var(--ink);text-decoration:underline;text-underline-offset:3px}
.prose .setup-flag{margin-top:14px}
.post-meta{font-size:.95rem;margin-top:10px}

/* Skip link target: focusable by script only, no ring around the whole page */
main:focus{outline:none}

/* Homes page: the IDX section takes no room until an embed code is pasted in */
#idx{padding:0 0 56px}
#idx:not(:has(#idx-slot > *)){display:none}

.test-banner{background:#7a1f1f;color:#fff;text-align:center;padding:8px 12px;font-size:.95rem;font-weight:600}