:root{
  --bg:#f7f5f1;
  --card:#ffffff;
  --text:#17202a;
  --muted:#5c6670;
  --line:#e7e1d7;
  --dark:#17202a;
  --accent:#c7a96b;
  --max:1180px;
  --radius:26px;
  --shadow:0 10px 30px rgba(17,24,39,.06);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, Segoe UI, Roboto, Helvetica, Arial, sans-serif;
  background:var(--bg);
  color:var(--text);
  line-height:1.6;
}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}
button,input,textarea,select{font:inherit}
.container{max-width:var(--max);margin:0 auto;padding:0 22px}
.site-header{
  position:sticky;top:0;z-index:50;
  background:rgba(255,255,255,.94);
  border-bottom:1px solid var(--line);
  backdrop-filter: blur(10px);
}
.header-inner{
  display:flex;align-items:center;justify-content:space-between;gap:20px;
  min-height:90px;
}
.brand-wrap{display:flex;align-items:center;gap:16px}
.brand img{height:82px;width:auto;object-fit:contain}
.broker-note{
  font-size:12px;line-height:1.4;color:var(--muted);max-width:260px
}
.nav-toggle{
  display:none;background:#fff;border:1px solid var(--line);border-radius:12px;padding:10px 12px;font-weight:700
}
.nav{display:flex;gap:10px;flex-wrap:wrap;justify-content:center}
.nav a{
  padding:10px 14px;border-radius:999px;background:#fff;border:1px solid var(--line);
  color:var(--muted);font-size:14px;font-weight:600;
}
.nav a.active,.nav a:hover{background:var(--dark);color:#fff;border-color:var(--dark)}
.header-cta{
  padding:12px 18px;border-radius:999px;background:var(--dark);color:#fff;font-weight:700;font-size:14px;
}
.hero{padding:52px 0 34px}
.hero-grid{
  display:grid;grid-template-columns:1.1fr .9fr;gap:34px;align-items:center;
}
.eyebrow{
  text-transform:uppercase;letter-spacing:.2em;font-size:12px;color:var(--muted);font-weight:700;
}
h1{
  margin:14px 0 0;font-size:clamp(38px,5vw,68px);line-height:1.02;letter-spacing:-.03em;
}
.lead{
  margin:22px 0 0;font-size:20px;color:var(--muted);max-width:760px;
}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.btn{
  display:inline-flex;align-items:center;justify-content:center;
  padding:14px 20px;border-radius:16px;font-size:15px;font-weight:700;border:1px solid transparent;
}
.btn-dark{background:var(--dark);color:#fff}
.btn-light{background:#fff;border-color:var(--line)}
.points{
  display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:26px;
}
.point{
  background:#fff;border:1px solid var(--line);border-radius:22px;padding:16px 18px;box-shadow:var(--shadow);font-size:14px;color:var(--muted)
}
.contact-meta{
  display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;margin-top:26px;color:var(--muted);font-size:14px;
}
.headshot-card{
  background:#fff;border:1px solid var(--line);border-radius:36px;overflow:hidden;box-shadow:var(--shadow)
}
.headshot-card img{width:100%;height:100%;object-fit:cover}
.dark-card{
  margin-top:14px;background:var(--dark);color:#fff;border-radius:28px;padding:26px;box-shadow:var(--shadow)
}
.dark-card p{color:#d8dde2;margin:12px 0 0}
.stats{padding:16px 0 8px}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.stat{
  background:#fff;border:1px solid var(--line);border-radius:24px;padding:24px;box-shadow:var(--shadow)
}
.stat .value{font-size:40px;font-weight:800;line-height:1}
.stat .label{margin-top:10px;color:var(--muted);font-size:14px}
.section{padding:42px 0}
.section-title{max-width:760px}
.section-title h2{margin:12px 0 0;font-size:clamp(30px,3.2vw,50px);line-height:1.06;letter-spacing:-.03em}
.section-title p{margin:16px 0 0;font-size:18px;color:var(--muted)}
.two-col{display:grid;grid-template-columns:1fr .92fr;gap:22px;align-items:start}
.card{
  background:#fff;border:1px solid var(--line);border-radius:32px;padding:30px;box-shadow:var(--shadow)
}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:26px}
.step{
  background:#f4f1eb;border-radius:24px;padding:20px
}
.step h3{margin:12px 0 0;font-size:18px}
.step p{margin:10px 0 0;color:var(--muted);font-size:14px}
.areas{display:flex;gap:10px;flex-wrap:wrap;margin-top:22px}
.pill{
  padding:10px 14px;border-radius:999px;border:1px solid var(--line);background:#fff;font-size:14px;font-weight:600;color:var(--muted)
}
.band{
  margin-top:24px;background:var(--dark);color:#fff;padding:50px 0
}
.band .section-title p,.band .small{color:#d8dde2}
.mini-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:24px}
.mini-card{
  border:1px solid rgba(255,255,255,.14);border-radius:24px;padding:20px;background:rgba(255,255,255,.06)
}
.mini-card.active,.mini-card:hover{background:#fff;color:var(--dark)}
.mini-card p{margin:10px 0 0;font-size:14px;line-height:1.55}
.reviews-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:24px}
.review .stars{font-size:18px;letter-spacing:3px}
.review p{font-size:17px;line-height:1.8;margin:14px 0 0}
.review .src{margin-top:14px;color:var(--muted);font-size:14px;font-weight:700}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:flex;flex-direction:column;gap:8px}
.field.full{grid-column:1 / -1}
label{font-size:14px;font-weight:700;color:var(--text)}
input,textarea,select{
  width:100%;border:1px solid var(--line);border-radius:16px;background:#fff;padding:14px 16px;color:var(--text)
}
textarea{min-height:132px;resize:vertical}
.form-note{font-size:13px;color:var(--muted);margin-top:12px}
.cta-strip{
  display:grid;grid-template-columns:1fr auto;gap:20px;align-items:center
}
.split-forms{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.footer{padding:28px 0 54px}
.footer-inner{
  border-top:1px solid var(--line);padding-top:22px;color:var(--muted);font-size:14px
}
.footer-top{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}
.footer-brand{font-weight:800;color:var(--text)}
.footer-links{display:flex;gap:14px;flex-wrap:wrap}
.compliance{
  margin-top:16px;padding:16px 18px;background:#fff;border:1px solid var(--line);border-radius:20px;
  display:grid;gap:8px
}
.compliance strong{color:var(--text)}
.note{font-size:13px;color:var(--muted)}
.header-social{display:flex;align-items:center;gap:8px}
.header-social a{display:flex;align-items:center;justify-content:center;width:38px;height:38px;border-radius:50%;border:1.5px solid var(--dark);color:var(--dark);transition:all .18s ease}
.header-social a:hover{background:var(--dark);color:#fff;border-color:var(--dark)}
.header-social a svg{width:18px;height:18px}
@media (max-width: 980px){
  .hero-grid,.two-col,.cta-strip,.split-forms{grid-template-columns:1fr}
  .stats-grid,.steps,.reviews-grid,.mini-grid,.points,.form-grid,.contact-meta{grid-template-columns:1fr 1fr}
  .header-inner{flex-wrap:wrap;padding:12px 0}
  .nav{display:none;order:4;width:100%;justify-content:flex-start}
  .nav.open{display:flex}
  .nav-toggle{display:block}
  .broker-note{max-width:none}
  .header-social{order:3}
}
@media (max-width: 640px){
  .stats-grid,.steps,.reviews-grid,.mini-grid,.points,.form-grid,.contact-meta{grid-template-columns:1fr}
  .brand img{height:64px}
  .lead{font-size:18px}
  .header-social a{width:32px;height:32px}
  .header-social a svg{width:15px;height:15px}
}

.legal-links{display:flex;flex-wrap:wrap;gap:14px;margin-top:18px;margin-bottom:2px}
.legal-links a{color:var(--text);font-weight:700}
.legal-links a:hover{text-decoration:underline}
.policy-wrap{max-width:900px}
.policy-wrap h1{font-size:clamp(34px,4vw,56px)}
.policy-wrap h2{margin:34px 0 8px;font-size:28px;line-height:1.15}
.policy-wrap p,.policy-wrap li{font-size:17px;color:var(--muted)}
.policy-wrap ul{padding-left:20px}
.policy-wrap .small-note{font-size:14px;color:var(--muted)}

.compliance-enhanced{padding:20px 22px}
.compliance-main{display:flex;justify-content:space-between;gap:20px;align-items:center;flex-wrap:wrap}
.equal-housing-badge{display:flex;align-items:center;gap:14px;padding:12px 14px;border:1px solid var(--line);border-radius:18px;background:#f8f6f2}
.equal-housing-badge img{width:56px;height:56px;object-fit:contain;flex:0 0 auto}
.equal-housing-badge strong{color:var(--text);display:block;margin-bottom:2px}
@media (max-width:640px){.equal-housing-badge{width:100%}.compliance-main{align-items:flex-start}}


.cta-subtext{
  margin-top:10px;
  font-size:14px;
  color:var(--muted);
  font-weight:600;
}
.recent-transaction{
  margin-top:28px;
  padding:22px 24px;
  background:#f4f1eb;
  border-radius:24px;
  border:1px solid var(--line);
}
.recent-transaction h3{
  margin:0 0 8px;
  font-size:22px;
  line-height:1.15;
}
.recent-transaction p{
  margin:0;
  color:var(--muted);
  font-size:16px;
}

.brand img{height:82px;width:auto;object-fit:contain}
.hero h1{line-height:1.02}
.cta-subtext{margin-top:10px;font-size:14px;color:var(--muted);font-weight:600}
.stat-link,.card-link{display:block;color:inherit;text-decoration:none}
.stat-link:hover .stat,.card-link:hover .card{transform:translateY(-2px)}
.stat,.card{transition:transform .18s ease, box-shadow .18s ease}
.recent-transaction{background:#fff;border:1px solid var(--line);border-radius:32px;padding:28px;box-shadow:var(--shadow)}
.recent-transaction h3{margin:0 0 14px;font-size:13px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.recent-transaction img{width:100%;display:block;border-radius:20px;border:1px solid var(--line);margin-bottom:18px}
.recent-transaction p{margin:0;color:var(--muted);font-size:17px;line-height:1.7}
.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:22px;align-items:start}
.about-photo{background:#fff;border:1px solid var(--line);border-radius:32px;overflow:hidden;box-shadow:var(--shadow)}
.about-photo img{width:100%;height:100%;object-fit:cover}
.about-blocks{display:grid;gap:14px}
.about-block{background:#fff;border:1px solid var(--line);border-radius:24px;padding:22px;box-shadow:var(--shadow)}
.about-block h3{margin:0 0 10px;font-size:20px;line-height:1.2}
.about-block p{margin:0;color:var(--muted);font-size:16px;line-height:1.75}
.about-list{margin:0;padding-left:18px;color:var(--muted)}
.about-list li{margin:8px 0}
@media (max-width: 900px){.about-grid{grid-template-columns:1fr}}


.hero-visual-home{
  margin-top:24px;
  background:#fff;
  border:1px solid var(--line);
  border-radius:32px;
  overflow:hidden;
  box-shadow:var(--shadow);
}
.hero-visual-home img{
  width:100%;
  display:block;
  max-height:520px;
  object-fit:cover;
}

.blog-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:32px}
.blog-card{
  display:flex;flex-direction:column;
  background:#fff;border:1px solid var(--line);border-radius:28px;
  box-shadow:var(--shadow);overflow:hidden;transition:transform .18s ease, box-shadow .18s ease;
}
.blog-card:hover{transform:translateY(-3px);box-shadow:0 14px 40px rgba(17,24,39,.1)}
.blog-card-body{padding:28px;display:flex;flex-direction:column;flex:1}
.blog-meta{
  text-transform:uppercase;letter-spacing:.18em;font-size:12px;font-weight:700;color:var(--accent);
}
.blog-card h2{margin:10px 0 0;font-size:22px;line-height:1.2;letter-spacing:-.02em}
.blog-card p{margin:12px 0 0;color:var(--muted);font-size:16px;line-height:1.7;flex:1}
.blog-read-more{
  display:inline-block;margin-top:16px;font-size:14px;font-weight:700;color:var(--dark);
}
.blog-article-header{max-width:760px;margin-bottom:32px}
.blog-article-header h1{margin:14px 0 0;font-size:clamp(30px,4vw,48px);line-height:1.1;letter-spacing:-.03em}
.blog-article-body{max-width:760px}
.blog-article-body p{font-size:17px;color:var(--muted);line-height:1.8;margin:18px 0 0}
.blog-article-body h2{margin:36px 0 0;font-size:24px;line-height:1.2;letter-spacing:-.02em}
.blog-article-body a{color:var(--dark);font-weight:700;text-decoration:underline;text-underline-offset:3px}
.blog-article-body a:hover{color:var(--accent)}
.blog-back{
  display:inline-block;margin-bottom:24px;font-size:14px;font-weight:700;color:var(--muted);
}
.blog-back:hover{color:var(--dark)}
@media (max-width:700px){.blog-grid{grid-template-columns:1fr}}
.blog-callout{
  display:flex;align-items:center;justify-content:space-between;gap:24px;
  background:#fff;border:1px solid var(--line);border-radius:28px;padding:28px 32px;
  box-shadow:var(--shadow);transition:transform .18s ease, box-shadow .18s ease;
}
.blog-callout:hover{transform:translateY(-3px);box-shadow:0 14px 40px rgba(17,24,39,.1)}
.blog-callout-text{flex:1}
.blog-callout-text .blog-meta{margin-bottom:8px}
.blog-callout-text h3{margin:0;font-size:22px;line-height:1.2;letter-spacing:-.02em}
.blog-callout-text p{margin:8px 0 0;color:var(--muted);font-size:16px;line-height:1.6}
.blog-callout .blog-read-more{white-space:nowrap;flex-shrink:0}
@media (max-width:640px){.blog-callout{flex-direction:column;align-items:flex-start}}