/* Brian Bowlin, REALTOR. Site styles. Colors and fonts follow the brand kit. */
:root{
  /* brand kit colors (see website/brand/brand-guide.md) */
  --pine:#1F3A2E;
  --brass:#A8834A;
  --linen:#F6F5F1;
  --dark-brass:#86652F;
  --moss-gray:#5B6B63;
  --brand-mist:#E8ECE6;
  /* roles used through the stylesheet */
  --ink:var(--pine);
  --ink-2:var(--pine);
  --paper:var(--linen);
  --mist:var(--brand-mist);
  --line:#d7dcd4;
  --text:var(--pine);
  --muted:var(--moss-gray);
  --accent:var(--brass);
  --accent-dark:var(--dark-brass);
  --serif:Montserrat,-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --sans:Montserrat,-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --wrap:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:96px}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1.12;margin:0 0 .5em}
h1{font-size:clamp(40px,6.4vw,74px)}
h2{font-size:clamp(32px,4.6vw,56px)}
h3{font-size:clamp(20px,2.2vw,24px);line-height:1.25}
p{margin:0 0 1.1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.narrow{max-width:780px}
.center{text-align:center}
.s-eyebrow{font-size:12px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--accent);margin:0 0 18px}
.s-lede{font-size:clamp(17px,1.6vw,20px);color:var(--muted);max-width:62ch}
.center .s-lede{margin-left:auto;margin-right:auto}
.rule{width:64px;height:1px;background:var(--accent);margin:22px 0 30px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:12px;top:12px;background:#fff;padding:10px 14px;z-index:100}

/* buttons */
.s-btn{display:inline-block;font-family:var(--sans);font-size:15px;font-weight:600;letter-spacing:.02em;text-decoration:none;padding:15px 26px;border:1px solid var(--ink);background:var(--ink);color:#fff;cursor:pointer;transition:background .15s,color .15s,border-color .15s}
.s-btn:hover{background:var(--accent-dark);border-color:var(--accent-dark)}
.s-btn.ghost{background:transparent;color:var(--ink)}
.s-btn.ghost:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.s-btn.light{background:#fff;color:var(--ink);border-color:#fff}
.s-btn.light:hover{background:var(--accent);border-color:var(--accent);color:var(--ink)}
.s-btn.ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.s-btn.ghost-light:hover{background:#fff;color:var(--ink);border-color:#fff}
.btns{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
.center .btns,.s-hero .btns,.final .btns{justify-content:center}
.arrow{font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--accent-dark);text-decoration:none}
.arrow::after{content:" \2192"}
.arrow:hover{color:var(--ink)}
.dark .arrow{color:var(--accent)}
.dark .arrow:hover{color:#fff}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(14,14,16,.96);backdrop-filter:blur(8px);color:#fff}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:84px}
.brand{text-decoration:none;line-height:1.15;flex:none}
.brand b{display:block;font-family:var(--serif);font-weight:400;font-size:23px;letter-spacing:.01em}
.brand span{display:block;font-size:12.5px;letter-spacing:.06em;color:rgba(255,255,255,.72);margin-top:3px}
.nav{display:flex;align-items:center;gap:26px}
.nav a,.nav button.drop{font-family:var(--serif);font-size:15.5px;color:rgba(255,255,255,.88);text-decoration:none;background:none;border:0;padding:8px 0;cursor:pointer}
.nav a:hover,.nav button.drop:hover,.nav a[aria-current=page]{color:var(--accent)}
.nav .has-drop{position:relative}
.nav .menu{display:none;position:absolute;top:100%;left:-18px;min-width:230px;background:var(--ink);border-top:1px solid var(--accent);padding:10px 0;box-shadow:0 14px 30px rgba(0,0,0,.35)}
.nav .has-drop:hover .menu,.nav .has-drop:focus-within .menu{display:block}
.nav .menu a{display:block;padding:9px 18px;font-family:var(--sans);font-size:14.5px}
.nav a.s-cta{font-family:var(--sans);font-size:14px;font-weight:600;background:#fff;color:var(--ink);padding:11px 16px}
.nav a.s-cta:hover{background:var(--accent);color:var(--ink)}
.nav-toggle{display:none;background:none;border:1px solid rgba(255,255,255,.4);color:#fff;font:600 13px var(--sans);letter-spacing:.1em;text-transform:uppercase;padding:10px 12px;cursor:pointer}
@media(max-width:1180px){
  .nav-toggle{display:block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--ink);flex-direction:column;align-items:stretch;gap:0;padding:8px 24px 24px;max-height:calc(100vh - 84px);overflow:auto}
  .nav.open{display:flex}
  .nav a,.nav button.drop{padding:13px 0;border-bottom:1px solid rgba(255,255,255,.1);text-align:left}
  .nav button.drop{display:none}
  .nav .menu{display:block;position:static;border:0;box-shadow:none;padding:0;min-width:0}
  .nav .menu a{padding:13px 0;font-family:var(--serif);font-size:15.5px}
  .nav a.s-cta{margin-top:16px;text-align:center;border:0}
}

/* sections */
section{padding:clamp(64px,9vw,112px) 0}
.mist{background:var(--mist)}
.dark{background:var(--ink-2);color:#fff}
.dark .s-lede{color:rgba(255,255,255,.72)}

/* hero */
.s-hero{position:relative;background:var(--ink);color:#fff;padding:0;overflow:hidden}
.s-hero .bgimg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.42}
.s-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,14,16,.55),rgba(14,14,16,.35) 45%,rgba(14,14,16,.9))}
.s-hero .wrap{position:relative;z-index:1;text-align:center;padding-top:clamp(84px,13vw,160px);padding-bottom:0}
.s-hero h1{max-width:15ch;margin:0 auto .35em}
.s-hero h1 em{font-style:normal;color:var(--accent)}
.s-hero p.s-sub{font-size:clamp(17px,1.7vw,20px);color:rgba(255,255,255,.86);max-width:56ch;margin:0 auto}
.s-hero .s-tag{font-family:var(--serif);font-style:italic;font-size:clamp(19px,2vw,24px);color:#fff;margin:0 0 14px}
.s-facts{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:clamp(56px,8vw,96px);padding:26px 0 30px;border-top:1px solid rgba(255,255,255,.18)}
.s-facts div{font-size:15px}
.s-facts span{display:block;font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--accent);margin-bottom:6px}
@media(max-width:640px){.s-facts{grid-template-columns:1fr;gap:14px}}

/* inner page hero */
.page-hero{background:var(--ink-2);color:#fff;padding:clamp(64px,9vw,108px) 0;border-left:4px solid var(--accent)}
.page-hero h1{font-size:clamp(38px,5.4vw,64px);max-width:18ch}
.page-hero .s-lede{color:rgba(255,255,255,.75)}
.page-hero .sub-eyebrow{font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--accent);margin:0 0 18px}

/* quote band */
.quote{padding:clamp(64px,8vw,104px) 0}
.quote blockquote{margin:0 auto;max-width:900px;text-align:center;font-family:var(--serif);font-style:italic;font-size:clamp(22px,2.9vw,33px);line-height:1.5}
.quote cite{display:block;font:600 12.5px var(--sans);font-style:normal;letter-spacing:.2em;text-transform:uppercase;color:var(--accent);margin:30px 0 26px}

/* meet */
.s-split{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(36px,6vw,88px);align-items:center}
.s-split.flip{grid-template-columns:1.2fr .8fr}
.portrait{position:relative;margin:18px}
.portrait::before,.portrait::after{content:"";position:absolute;width:38%;height:38%;border:1px solid var(--accent);pointer-events:none}
.portrait::before{top:-18px;left:-18px;border-right:0;border-bottom:0}
.portrait::after{bottom:-18px;right:-18px;border-left:0;border-top:0}
.portrait img{width:100%;aspect-ratio:4/5;object-fit:cover}
.pull{border-left:2px solid var(--accent);padding:4px 0 4px 22px;margin:28px 0;font-family:var(--serif);font-style:italic;font-size:clamp(19px,1.9vw,23px);line-height:1.5}
.pull small{display:block;font:600 12px var(--sans);font-style:normal;letter-spacing:.18em;text-transform:uppercase;color:var(--accent-dark);margin-top:12px}
@media(max-width:820px){.s-split,.s-split.flip{grid-template-columns:1fr}.portrait{max-width:420px}}

/* cards */
.s-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:48px}
.s-cards.three{grid-template-columns:repeat(3,1fr)}
.s-card{background:#fff;border:1px solid var(--line);border-top:2px solid var(--accent);padding:30px 26px 28px;display:flex;flex-direction:column;text-decoration:none;transition:box-shadow .2s,transform .2s}
a.s-card:hover{box-shadow:0 14px 34px rgba(0,0,0,.09);transform:translateY(-2px)}
.s-card svg{width:30px;height:30px;stroke:var(--accent);fill:none;stroke-width:1.3;margin-bottom:22px}
.s-card h3{margin-bottom:10px}
.s-card p{font-size:15.5px;color:var(--muted);flex:1}
.s-card .meta{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--accent-dark);font-weight:600;margin-bottom:12px}
@media(max-width:1020px){.s-cards,.s-cards.three{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.s-cards,.s-cards.three{grid-template-columns:1fr}}

/* process */
.s-steps{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;margin-top:60px;position:relative;text-align:left}
.s-steps::before{content:"";position:absolute;top:25px;left:25px;right:12%;height:1px;background:rgba(184,151,90,.4)}
.s-step{position:relative}
.s-step .n{width:50px;height:50px;border:1px solid var(--accent);border-radius:50%;display:grid;place-items:center;font-family:var(--serif);color:var(--accent-dark);background:var(--mist);margin-bottom:22px}
.s-step h3{font-size:19px}
.s-step p{font-size:15.5px;color:var(--muted)}
@media(max-width:900px){.s-steps{grid-template-columns:repeat(2,1fr)}.s-steps::before{display:none}}
@media(max-width:520px){.s-steps{grid-template-columns:1fr}}

/* area chips */
.chips{display:flex;flex-wrap:wrap;gap:12px;margin-top:40px}
.chips a{border:1px solid var(--line);padding:11px 20px;font-size:15px;text-decoration:none;background:#fff;transition:border-color .15s,color .15s}
.chips a:hover{border-color:var(--accent);color:var(--accent-dark)}

/* band */
.band .wrap{display:flex;align-items:center;justify-content:space-between;gap:32px;flex-wrap:wrap}
.band{padding:56px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.band h2{font-size:clamp(24px,2.8vw,32px);margin-bottom:10px}
.band p{color:var(--muted);max-width:60ch;margin:0}

/* final cta */
.final{position:relative;text-align:center;overflow:hidden}
.final .mono{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);font-family:var(--serif);font-size:clamp(220px,34vw,420px);color:rgba(255,255,255,.035);line-height:1;pointer-events:none;user-select:none}
.final .wrap{position:relative}
.final p.q{font-family:var(--serif);font-style:italic;font-size:clamp(18px,2vw,22px);color:rgba(255,255,255,.72);max-width:44ch;margin:0 auto}

/* services detail */
.service{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(32px,5vw,72px);align-items:start;padding:clamp(48px,6vw,80px) 0;border-bottom:1px solid var(--line)}
.service:last-child{border-bottom:0}
.service h2{font-size:clamp(30px,3.6vw,44px)}
.service .tagline{font-family:var(--serif);font-style:italic;font-size:21px;color:var(--muted);margin-bottom:22px}
.included{background:var(--mist);padding:30px 28px;border-top:2px solid var(--accent)}
.included h4{font:600 12px var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--accent-dark);margin-bottom:16px}
.included ul{list-style:none;margin:0;padding:0}
.included li{padding:10px 0 10px 24px;border-bottom:1px solid var(--line);font-size:15.5px;position:relative}
.included li:last-child{border-bottom:0}
.included li::before{content:"";position:absolute;left:2px;top:19px;width:10px;height:1px;background:var(--accent)}
@media(max-width:860px){.service{grid-template-columns:1fr}}

/* areas */
.area{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(28px,5vw,64px);padding:clamp(40px,5vw,64px) 0;border-bottom:1px solid var(--line)}
.area h2{font-size:clamp(30px,3.4vw,42px);margin-bottom:8px}
.area .tagline{font-family:var(--serif);font-style:italic;font-size:20px;color:var(--muted)}
.area dl{margin:0;background:var(--mist);padding:8px 26px;border-top:2px solid var(--accent)}
.area dt{font:600 11.5px var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--accent-dark);padding-top:16px}
.area dd{margin:0;padding:4px 0 16px;border-bottom:1px solid var(--line);font-size:15.5px}
.area dd:last-child{border-bottom:0}
@media(max-width:860px){.area{grid-template-columns:1fr}}
.s-note{font-size:14.5px;color:var(--muted);border-left:2px solid var(--accent);padding-left:18px;max-width:75ch}

/* prose (blog, faq) */
.prose{max-width:720px;margin:0 auto;font-size:18px;line-height:1.75}
.prose h2{font-size:clamp(26px,3vw,34px);margin:1.7em 0 .55em}
.prose h3{font-size:22px;margin:2em 0 .5em;color:var(--accent-dark);font-family:var(--sans);font-weight:600;font-size:13px;letter-spacing:.18em;text-transform:uppercase}
.prose h4{font-size:21px;margin:1.6em 0 .4em}
.prose a{color:var(--accent-dark)}
.prose .byline{margin-top:3em;padding-top:1.4em;border-top:1px solid var(--line);font-size:15px;color:var(--muted)}
.post-meta{font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--accent)}

/* contact */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,80px)}
.ways{list-style:none;margin:30px 0 0;padding:0}
.ways li{padding:20px 0;border-bottom:1px solid var(--line)}
.ways b{display:block;font:600 11.5px var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--accent-dark);margin-bottom:4px}
.ways a{font-family:var(--serif);font-size:22px;text-decoration:none}
.ways a:hover{color:var(--accent-dark)}
.ways span{display:block;font-size:14.5px;color:var(--muted)}
form.contact{background:var(--mist);padding:clamp(26px,4vw,44px);border-top:2px solid var(--accent)}
form.contact label{display:block;font:600 11.5px var(--sans);letter-spacing:.16em;text-transform:uppercase;margin:0 0 6px}
form.contact input[type=text],form.contact input[type=email],form.contact input[type=tel],form.contact select,form.contact textarea{width:100%;font:16px var(--sans);padding:13px 14px;border:1px solid #cfcfcf;background:#fff;margin-bottom:20px;border-radius:0}
form.contact textarea{min-height:140px;resize:vertical}
form.contact .consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;color:var(--muted);line-height:1.5;margin-bottom:20px}
form.contact .consent label{font:inherit;letter-spacing:0;text-transform:none;margin:0}
form.contact .fine{font-size:13px;color:var(--muted);margin:18px 0 0}
.hp{position:absolute;left:-9999px}
@media(max-width:860px){.contact-grid{grid-template-columns:1fr}}

/* video */
.video{position:relative;aspect-ratio:16/9;background:#000;margin-top:40px}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* embedded guides (carried over from the KW site modules) */
.guide .bg{font-family:var(--sans)}
.guide .bg h2,.guide .bg h3,.guide .bg .q-h,.guide .bg .mn{font-family:var(--serif);font-weight:400}

/* footer */
.site-footer{background:var(--ink);color:rgba(255,255,255,.78);padding:72px 0 36px;font-size:15px}
.site-footer .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr 1.1fr;gap:40px}
.site-footer h4{font:600 11.5px var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--accent);margin-bottom:16px}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin-bottom:9px}
.site-footer a{text-decoration:none}
.site-footer a:hover{color:var(--accent)}
.site-footer .fbrand b{display:block;font-family:var(--serif);font-weight:400;font-size:26px;color:#fff}
.site-footer .fbrand .s-broker{display:block;font-size:16px;color:#fff;margin:4px 0 18px}
.site-footer .kwlogo{width:170px;margin:22px 0 0}
.site-footer .legal{margin-top:52px;padding-top:26px;border-top:1px solid rgba(255,255,255,.12);font-size:13px;color:rgba(255,255,255,.55);text-align:center;line-height:1.9}
.site-footer .legal a{text-decoration:underline}
@media(max-width:900px){.site-footer .cols{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.site-footer .cols{grid-template-columns:1fr}}

/* nested sections inside carried-over content keep their own spacing */
.guide section,.prose section{padding:0}
.prose section+section{margin-top:3em}


/* ================= brand kit: Montserrat, pine / brass / linen ================= */
html{scroll-padding-top:120px}
body{font-size:16.5px;font-weight:400}
h1,h2,h3,h4{font-weight:600;letter-spacing:-.01em;line-height:1.15}
h1{font-size:clamp(34px,5.2vw,60px)}
h2{font-size:clamp(27px,3.6vw,44px)}
h3{font-size:16px;text-transform:uppercase;letter-spacing:.1em;line-height:1.4}
.s-eyebrow,.page-hero .sub-eyebrow{font-weight:400;font-size:12px;letter-spacing:.3em;color:var(--accent-dark)}
.rule{height:2px}

/* no brass text on pine: small text on dark is linen, brass stays in lines */
.dark .s-eyebrow,.s-hero .s-eyebrow,.page-hero .sub-eyebrow,.quote cite,.dark .arrow,.site-footer h4,.s-facts span,.post-meta{color:var(--linen)}
.dark .arrow:hover{color:#fff;text-decoration:underline}
.nav a:hover,.nav button.drop:hover,.nav a[aria-current=page]{color:#fff;box-shadow:0 2px 0 var(--brass)}
.nav a.s-cta,.nav a.s-cta:hover{box-shadow:none}
.nav a,.nav button.drop{font-size:13px;font-weight:400;letter-spacing:.1em;text-transform:uppercase}
.nav .menu a{font-size:13px;letter-spacing:.06em;text-transform:none}
.nav{gap:22px}
.nav a.s-cta{background:var(--linen);color:var(--pine);font-size:12.5px;letter-spacing:.1em}
.nav a.s-cta:hover,.s-btn.light:hover{background:var(--brand-mist);border-color:var(--brand-mist);color:var(--pine)}
.site-footer a:hover{color:#fff;text-decoration:underline}
.s-btn{font-size:13px;letter-spacing:.1em;text-transform:uppercase;color:var(--linen)}
.s-btn.light{background:var(--linen);border-color:var(--linen)}
.s-btn.ghost-light:hover{background:var(--linen);border-color:var(--linen);color:var(--pine)}
.arrow{font-size:12px;letter-spacing:.2em}

/* header with logo */
.site-header{background:var(--pine)}
.site-header .wrap{min-height:108px}
.brand img{width:200px;height:auto;display:block}
.brand span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--linen);margin-top:2px;padding-left:2px}
@media(max-width:1180px){.nav{max-height:calc(100vh - 108px)}.nav .menu a{font-family:var(--sans);font-size:13px;letter-spacing:.1em;text-transform:uppercase}}

/* home hero with video */
.s-hero{background:var(--pine)}
.s-hero::after{background:rgba(31,58,46,.62)}
.bgvid{position:absolute;inset:0;background:url(img/hero-poster.jpg) center/cover}
.bgvid video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.4s ease}
.bgvid video.on{opacity:1}
.s-hero h1{max-width:17ch}
.s-hero h1 em{color:inherit;font-weight:300}
.s-hero .s-tag,.quote blockquote,.pull,.final p.q,.service .tagline,.area .tagline{font-style:normal;font-weight:300}
.s-hero .s-tag{letter-spacing:.3em;text-transform:uppercase;font-size:13px}
.quote blockquote{font-size:clamp(20px,2.5vw,29px);line-height:1.55}
.quote cite{font-weight:400;letter-spacing:.3em}
.pull{font-size:clamp(17px,1.7vw,20px)}
.pull small{font-weight:400;letter-spacing:.3em}

/* inner page hero with optional photo */
.page-hero{position:relative;overflow:hidden;border-left:0;border-bottom:3px solid var(--brass)}
.page-hero .bgimg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.22}
.page-hero .wrap{position:relative}
.page-hero h1{font-size:clamp(30px,4.4vw,52px);max-width:20ch}
.page-hero .s-lede{color:var(--linen)}
.dark .s-lede{color:var(--linen)}

/* photos */
.s-card>img.ph{margin:-30px -26px 24px;width:calc(100% + 52px);max-width:none;aspect-ratio:16/10;object-fit:cover}
.s-card h3{font-size:15px}
img.tall{width:100%;aspect-ratio:4/5;object-fit:cover}
img.svc-img{width:100%;aspect-ratio:16/10;object-fit:cover}
img.post-img{width:100%;max-width:980px;margin:0 auto 56px;aspect-ratio:16/9;object-fit:cover}
img.contact-photo{width:100%;max-width:340px;aspect-ratio:4/5;object-fit:cover;object-position:center top;margin-bottom:36px}
.included{border-top:0}
@media(max-width:820px){img.tall{aspect-ratio:16/10}}

/* closing section and footer */
.final img.mono{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);height:120%;width:auto;max-width:none;opacity:.05}
.final p.q{color:var(--linen)}
.site-footer{background:var(--pine);border-top:1px solid rgba(246,245,241,.16);color:var(--linen)}
.site-footer .flogo{width:170px;height:auto;margin-bottom:14px}
.site-footer .legal{color:rgba(246,245,241,.75)}
.s-step .n{background:var(--linen);font-weight:600}
.chips a{background:var(--linen)}
.s-card,form.contact input[type=text],form.contact input[type=email],form.contact input[type=tel],form.contact select,form.contact textarea{background:#fff}
.prose h2{font-size:clamp(22px,2.4vw,28px)}
.prose h4{font-size:18px}
.prose{font-size:17px}
.ways a{font-size:19px;font-weight:600}
.guide .bg h2,.guide .bg h3,.guide .bg .q-h,.guide .bg .mn{font-weight:600;text-transform:none;letter-spacing:0}

/* header: logo centered over the brokerage line */
.brand{display:flex;flex-direction:column;align-items:center;text-align:center}
.brand span{padding-left:0;margin-top:6px}
/* hero headline: bold first line, light second line */
.s-hero h1{max-width:none}
.s-hero h1 em{display:block}

/* hero type: period hangs outside the centered line */
.s-hero h1 .hang{position:relative;display:inline-block}
.s-hero h1 .hang i{position:absolute;left:100%;font-style:normal}
/* small phones: keep the brokerage line within the logo width so the Menu button fits */
@media(max-width:480px){.brand span{font-size:9.5px;letter-spacing:.08em}.site-header .wrap{gap:12px}}
/* hero paragraph wraps on its own; the browser evens out the line lengths */
.s-hero p.s-sub{text-wrap:balance}

/* header call-to-action: always visible, brass, two lines */
.head-cta{order:3;flex:none;display:block;text-align:center;text-decoration:none;background:var(--brass);color:var(--pine);padding:10px 18px;line-height:1.25;transition:background .15s}
.head-cta:hover{background:var(--linen)}
.head-cta b{display:block;font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}
.head-cta span{display:block;font-size:11.5px;font-weight:600;letter-spacing:.02em;margin-top:2px}
.site-header .nav{order:2;margin-left:auto}
.nav-toggle .ico{display:none}
@media(max-width:1180px){
  .head-cta{order:2;margin-left:auto}
  .nav-toggle{order:3}
  .site-header .nav{margin-left:0}
}
@media(max-width:480px){
  .site-header .wrap{padding:0 14px;gap:8px}
  .brand img{width:178px}
  .brand span{font-size:8.5px;letter-spacing:.06em}
  .head-cta{padding:8px 10px}
  .head-cta b{font-size:11px;letter-spacing:.1em}
  .head-cta span{font-size:10px}
  .nav-toggle{padding:8px 10px}
  .nav-toggle .lbl{display:none}
  .nav-toggle .ico{display:block;font-size:18px;line-height:1;letter-spacing:0}
}
@media(max-width:350px){.head-cta span{display:none}.brand img{width:160px}}

/* header call-to-action: the brass button holds "Let's Talk"; "Schedule a Call!" sits beneath it */
.head-cta,.head-cta:hover{background:none;padding:0;color:var(--linen)}
.head-cta b{background:var(--brass);color:var(--pine);padding:11px 18px;transition:background .15s}
.head-cta:hover b{background:var(--linen)}
.head-cta span{font-weight:400;font-size:11.5px;letter-spacing:.06em;margin-top:6px}
@media(max-width:480px){.head-cta{padding:0}.head-cta b{padding:9px 11px}.head-cta span{font-size:10px;margin-top:5px}}

/* header: "Let's Talk" and "Menu" are the same size and sit on the same line;
   "Schedule a Call!" hangs below the button without changing its position */
.head-cta{position:relative}
.head-cta b,.nav-toggle{box-sizing:border-box;width:124px;height:42px;padding:0;align-items:center;justify-content:center;font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;line-height:1}
.head-cta b{display:flex}
.head-cta span{position:absolute;top:100%;left:50%;transform:translateX(-50%);white-space:nowrap;margin-top:6px}
@media(max-width:1180px){.nav-toggle{display:flex}}
@media(max-width:480px){
  .site-header .wrap{padding:0 12px;gap:8px}
  .brand img{width:170px}
  .brand span{font-size:8px;letter-spacing:.05em}
  .head-cta b,.nav-toggle{width:78px;height:36px;padding:0;font-size:10px;letter-spacing:.06em}
  .nav-toggle .lbl{display:inline}
  .nav-toggle .ico{display:none}
  .head-cta span{font-size:9.5px;margin-top:5px;letter-spacing:.02em}
}
@media(max-width:350px){.head-cta span{display:block}.brand img{width:150px}.brand span{font-size:7px}.head-cta b,.nav-toggle{width:64px;font-size:8.5px;letter-spacing:.03em}}

/* optical match: dark text on brass reads lighter than light text on pine, so "Let's Talk" is set a little larger and bolder than "Menu" */
.head-cta b{font-size:14px;font-weight:700}
@media(max-width:480px){.head-cta b{font-size:10.5px;letter-spacing:.04em}}
@media(max-width:350px){.head-cta b{font-size:8.75px;letter-spacing:.02em}}

/* registered mark set as a superscript wherever REALTOR(R) appears in text */
sup.reg{font-size:.58em;line-height:0;vertical-align:baseline;position:relative;top:-.62em;letter-spacing:0;margin-left:.05em;font-weight:inherit}
/* in wide-tracked labels, pull the mark back so it sits against the R */
.s-eyebrow sup.reg,.sub-eyebrow sup.reg,.quote cite sup.reg,.pull small sup.reg{margin-left:-.38em}

/* header: buttons grouped, with the phone line centered beneath them */
.head-actions{order:3;flex:none;display:grid;grid-template-columns:auto;gap:7px 24px;justify-items:end;align-items:center}
.head-actions .head-cta{order:0;margin-left:0}
.head-phone{grid-column:1/-1;font-size:11.5px;letter-spacing:.04em;color:var(--linen);text-decoration:none;white-space:nowrap;line-height:1.3}
.head-phone span{font-weight:600;white-space:nowrap}
.head-phone:hover{color:#fff;text-decoration:underline}
@media(max-width:1180px){
  .head-actions{margin-left:auto;grid-template-columns:auto auto;justify-items:center}
  .head-actions .head-cta{margin-left:0}
}
@media(max-width:480px){
  .head-actions{gap:5px 8px}
  .head-phone{font-size:9.5px;letter-spacing:.02em;text-align:center;white-space:normal}
  .head-phone span{display:block}
}
/* keep the two buttons side by side with the phone line as its own row beneath */
.head-actions .nav-toggle{order:0}
.head-actions .head-phone{order:5}
/* wide screens: only the gold button shows, so the phone line hangs under it without taking room from the navigation */
@media(min-width:1181px){
  .head-actions{position:relative}
  .head-actions .head-phone{position:absolute;right:0;top:100%;margin-top:7px}
}
/* small phones: keep the hero headline on two lines */
@media(max-width:360px){.s-hero h1{font-size:28px}}