/* Palette: Realty ONE Group published brand colors (Gold #C5A95E, Black #000000, White #FFFFFF) + neutral grays. */
@font-face{font-family:"Bebas Neue";src:url(/fonts/bebas-neue-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
:root{--black:#000;--ink:#111;--char:#1a1a1a;--gray:#5f5f5f;--line:#e6e6e6;--off:#f5f5f3;--white:#fff;--gold:#C5A95E;--gold-dk:#8a7232;--gold-lt:#f6efdc;--r:6px;
--display:"Bebas Neue","Arial Narrow",Impact,sans-serif;--sans:"Helvetica Neue",Helvetica,Arial,system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font:16px/1.65 var(--sans);color:var(--ink);background:var(--white)}
h1,h2,h3{font-family:var(--display);font-weight:400;letter-spacing:.02em;line-height:1;margin:0 0 .45em;color:var(--black)}
h1{font-size:clamp(3rem,9vw,5.6rem)}h2{font-size:clamp(2.2rem,5.5vw,3.2rem)}h3{font-size:1.6rem}
a{color:var(--gold-dk)}.gold{color:var(--gold)}.wrap{max-width:1160px;margin:0 auto;padding:0 20px}
/* header */
.topbar{position:sticky;top:0;z-index:20;background:var(--black);color:#fff;border-bottom:3px solid var(--gold)}
.topbar-in{display:flex;align-items:center;gap:16px;height:68px}
.brand{display:flex;flex-direction:column;color:#fff;text-decoration:none;line-height:1}
.brand-name{font:400 1.7rem/1 var(--display);letter-spacing:.04em}.brand-sub{font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-top:3px}
.wordmark{display:inline-flex;flex-direction:column;line-height:1;text-transform:uppercase;font-family:var(--sans)}
.wm-top{font-weight:800;letter-spacing:.08em;color:#fff}.wm-bot{font-weight:700;letter-spacing:.42em;color:var(--gold);margin-top:4px}
.hdr-wm{border-left:1px solid #444;padding-left:14px;font-size:.72rem}
.menu-btn{margin-left:auto;background:none;border:1px solid #555;color:#fff;font-size:1.3rem;border-radius:4px;padding:2px 10px;cursor:pointer}
.nav{display:none;position:absolute;top:71px;left:0;right:0;background:var(--black);flex-direction:column;align-items:flex-start;padding:16px 20px 22px;gap:14px;border-bottom:3px solid var(--gold)}
.nav.open{display:flex}.nav a{color:#ddd;text-decoration:none;font-size:.86rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase}.nav a:hover,.nav a[aria-current]{color:var(--gold)}
@media(max-width:420px){.hdr-wm{display:none}}
@media(min-width:1180px){.menu-btn{display:none}.nav{display:flex;position:static;flex-direction:row;align-items:center;background:none;padding:0;border:0;gap:18px;margin-left:auto}.nav a{font-size:.74rem}}
/* buttons */
.btn{display:inline-block;padding:14px 26px;border-radius:2px;background:var(--black);color:#fff;font-weight:800;text-decoration:none;border:2px solid var(--black);cursor:pointer;font-size:.86rem;letter-spacing:.1em;text-transform:uppercase}
.btn:hover{background:var(--gold);border-color:var(--gold);color:#000}
.btn-gold{background:var(--gold);border-color:var(--gold);color:#000}.btn-gold:hover{background:#fff;border-color:#fff}
.btn-ghost{background:transparent;color:#fff;border-color:#fff}.btn-ghost:hover{background:#fff;color:#000;border-color:#fff}
.btn-sm{padding:9px 14px;background:var(--gold);border-color:var(--gold);color:#000!important}
.btn-block{display:block;width:100%;text-align:center}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
/* hero */
.hero{position:relative;background:var(--black);color:#fff;overflow:hidden}
.hero-photo{display:block;position:relative}
.hero-photo img{display:block;width:100%;height:min(78vh,560px);object-fit:cover;object-position:50% 18%}
.hero-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(0,0,0,.85) 88%,#000 100%)}
.hero-grid{position:relative;margin-top:-90px;padding-bottom:56px}
.hero-copy{max-width:620px}
.hero h1{color:#fff}.hero-brok{font-weight:800;letter-spacing:.14em;text-transform:uppercase;font-size:.8rem;color:#fff;border-left:3px solid var(--gold);padding-left:10px;margin:-6px 0 18px}
.lede{font-size:1.15rem;color:#d8d8d8;max-width:640px}
.hero-ph{background:rgba(197,169,94,.12);border:1px dashed var(--gold);color:var(--gold);padding:8px 12px;border-radius:4px;font-size:.9rem}
@media(min-width:860px){
 .hero{min-height:620px;display:flex;align-items:center}
 .hero-photo{position:absolute;top:0;right:0;bottom:0;width:58%}
 .hero-photo img{height:100%;object-position:50% 25%}
 .hero-photo::after{background:linear-gradient(90deg,#000 0%,rgba(0,0,0,.75) 22%,rgba(0,0,0,.15) 55%,rgba(0,0,0,0) 100%)}
 .hero-grid{margin-top:0;padding:80px 20px;width:100%}.hero-copy{max-width:560px}}
.eyebrow{text-transform:uppercase;letter-spacing:.24em;font-size:.74rem;font-weight:800;color:var(--gold);margin:0 0 12px}.eyebrow.dark{color:var(--gold-dk)}
.page-hero{background:var(--black);color:#fff;padding:64px 0 56px;border-bottom:6px solid var(--gold)}
.page-hero h1{color:#fff;font-size:clamp(2.6rem,7vw,4.2rem)}
/* sections */
.section{padding:72px 0}.section.alt{background:var(--off)}.section.dark{background:var(--black);color:#ddd}.section.dark h2{color:#fff}
.grid-2{display:grid;gap:40px;align-items:center}@media(min-width:860px){.grid-2{grid-template-columns:1fr 1fr}}
.cards-3{display:grid;gap:20px;margin:28px 0}@media(min-width:640px){.cards-3{grid-template-columns:1fr 1fr}}@media(min-width:960px){.cards-3{grid-template-columns:repeat(3,1fr)}}
.cards-2{display:grid;gap:20px;margin-bottom:22px}@media(min-width:760px){.cards-2{grid-template-columns:1fr 1fr}}
.card{background:#fff;border:1px solid var(--line);border-top:4px solid var(--gold);border-radius:var(--r);padding:26px}
.card p{margin:0 0 6px;color:var(--gray)}
.link-card{text-decoration:none;color:inherit;transition:transform .15s,box-shadow .15s}.link-card:hover{transform:translateY(-3px);box-shadow:0 10px 30px rgba(0,0,0,.1)}
.more{display:block;margin-top:14px;color:#000;font-weight:800;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;border-bottom:2px solid var(--gold);width:max-content}
.checks{padding:0;list-style:none}.checks li{padding-left:28px;position:relative;margin:9px 0}.checks li::before{content:"✓";position:absolute;left:0;color:var(--gold-dk);font-weight:900}
.stat-row{display:grid;gap:16px}@media(min-width:640px){.stat-row{grid-template-columns:repeat(3,1fr)}}
.stat{border-radius:var(--r);padding:24px;text-align:center}.stat span{display:block;font:400 3rem/1 var(--display);color:#000}.stat small{color:var(--gold-dk)}
.quote p{font-style:italic}
.listing-img{aspect-ratio:3/2;background:var(--off);border-radius:4px;display:grid;place-items:center;color:var(--gray);margin-bottom:14px}
.band{background:var(--black);color:#ccc;border-top:6px solid var(--gold)}.band h2{color:#fff}
.band-in{display:grid;gap:20px;align-items:center}@media(min-width:860px){.band-in{grid-template-columns:1.3fr 1fr}}
.headshot{display:block;max-width:420px;width:100%;margin:0 auto;border-bottom:6px solid var(--gold)}
.headshot img{display:block;width:100%;height:auto;aspect-ratio:1209/1300;object-fit:cover}
/* form */
.form h3{margin-bottom:14px}.form label{display:block;font-weight:700;font-size:.86rem;margin-bottom:14px;color:#000}
.form input,.form select,.form textarea{display:block;width:100%;margin-top:5px;padding:12px;border:1px solid #cfcfcf;border-radius:3px;font:inherit;background:#fff}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.row{display:grid;gap:0 14px}@media(min-width:520px){.row{grid-template-columns:1fr 1fr}}
.opt{font-weight:400;color:var(--gray)}.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.fine{font-size:.8rem;color:var(--gray);margin:10px 0 0}.fine.light{color:#8a8a8a}
.form-msg{margin:10px 0 0;font-weight:700}.form-msg.ok{color:#1d7a46}.form-msg.err{color:#b3261e}
.center{text-align:center}.big{font-size:1.1rem}
/* placeholders */
.placeholder{border:2px dashed var(--gold-dk);background:var(--gold-lt)}
.placeholder-note{background:var(--gold-lt);border:1px dashed var(--gold-dk);color:#5c4b1d;padding:8px 12px;border-radius:4px;font-size:.9rem}
.placeholder-note.light{background:rgba(197,169,94,.08);color:var(--gold);border-color:rgba(197,169,94,.5)}
/* footer */
.footer{background:var(--black);color:#bbb;padding:44px 0 26px;font-size:.9rem;border-top:6px solid var(--gold)}.footer p{margin:6px 0}.footer a{color:#eee}
.foot-grid{display:grid;gap:28px;margin-bottom:18px}@media(min-width:760px){.foot-grid{grid-template-columns:1.1fr 1fr 1.3fr}}
.foot-name{font:400 2rem/1 var(--display);color:#fff;letter-spacing:.04em}
.foot-wm-label{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:#888;margin-top:16px!important}
.foot-wm{font-size:1rem}.foot-h{color:var(--gold);text-transform:uppercase;letter-spacing:.16em;font-size:.74rem;font-weight:800}
.foot-links a{display:block;color:#bbb;text-decoration:none;margin:3px 0}.foot-links a:hover{color:var(--gold)}
.eho{display:flex;gap:8px;align-items:center}
.card .btn{margin-top:10px}
/* header no-wrap fixes */
.brand-name,.brand-sub,.wm-top,.wm-bot{white-space:nowrap}
@media(min-width:1180px) and (max-width:1339px){.menu-btn{display:block}.nav{display:none;position:absolute;top:71px;flex-direction:column;align-items:flex-start;background:var(--black);padding:16px 20px 22px;border-bottom:3px solid var(--gold)}.nav.open{display:flex}}
/* meet page */
.meet-hero{background:var(--black);color:#fff;padding:40px 0 48px;border-bottom:6px solid var(--gold)}
.meet-hero h1{color:#fff;font-size:clamp(2.6rem,9vw,4.4rem)}
.meet-grid{display:grid;gap:24px;align-items:center}@media(min-width:760px){.meet-grid{grid-template-columns:300px 1fr;gap:44px}}
.meet-photo{display:block;width:160px;border:4px solid var(--gold);border-radius:50%;overflow:hidden;aspect-ratio:1}
.meet-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:50% 20%}
@media(min-width:760px){.meet-photo{width:300px}}
.contact-btns{display:grid;grid-template-columns:1fr 1fr 1fr;gap:10px;margin-top:22px}.contact-btns .btn{padding:14px 8px;text-align:center}
.meet-phone{margin-top:14px;color:#bbb}.meet-phone a{color:var(--gold)}
.narrow{max-width:760px}
.steps{counter-reset:s;list-style:none;padding:0;margin:20px 0 0}
.steps li{counter-increment:s;position:relative;padding:0 0 22px 62px}
.steps li::before{content:counter(s);position:absolute;left:0;top:-4px;width:44px;height:44px;border-radius:50%;background:#000;color:var(--gold);display:grid;place-items:center;font:400 1.6rem/1 var(--display)}
/* reviews + find me */
.g-badge{display:inline-flex;align-items:center;gap:10px;padding:10px 16px;border:2px solid var(--gold);border-radius:999px;background:#000;color:#fff!important;text-decoration:none;font-weight:800;letter-spacing:.04em}
.g-badge .stars{color:var(--gold);letter-spacing:.1em}.g-badge small{font-weight:600;color:#ccc}
.g-badge:hover{background:var(--gold);color:#000!important}.g-badge:hover small,.g-badge:hover .stars{color:#000}
.rev-head{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:14px;margin-bottom:22px}
.quote blockquote{margin:0;font-style:italic;color:#333}.quote blockquote p{color:#333;margin:0 0 8px}
.quote .who{margin-top:12px;font-style:normal;font-weight:800;color:#000;font-size:.9rem}.quote .who small{display:block;font-weight:600;color:var(--gold-dk);letter-spacing:.06em;text-transform:uppercase;font-size:.7rem}
.quote .stars{color:var(--gold);letter-spacing:.12em;font-style:normal;margin-bottom:8px}
.stories-grid{columns:1;column-gap:20px}@media(min-width:760px){.stories-grid{columns:2}}@media(min-width:1100px){.stories-grid{columns:3}}
.stories-grid .card{break-inside:avoid;margin:0 0 20px;display:block}
.findme{display:flex;flex-wrap:wrap;gap:10px;align-items:center;margin:18px 0}.findme .lbl{font-weight:800;text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;color:var(--gold-dk)}
.findme a{display:inline-block;padding:8px 14px;border:1px solid var(--gold);border-radius:999px;text-decoration:none;font-weight:700;font-size:.82rem;color:#000}
.findme a:hover{background:var(--gold)}
.footer .findme .lbl{color:var(--gold)}.footer .findme a{color:#eee}.footer .findme a:hover{color:#000}
.stat-src{text-align:center;margin-top:10px}
.stat{border:1px solid var(--line);border-top:4px solid var(--gold)}
figure.quote{margin:0}
.stories-grid{columns:auto;display:grid;gap:20px;align-items:start}@media(min-width:760px){.stories-grid{columns:auto;grid-template-columns:1fr 1fr}}@media(min-width:1100px){.stories-grid{columns:auto;grid-template-columns:repeat(3,1fr)}}.stories-grid .card{margin:0}
.band .checks li{color:#ddd}.band .checks strong{color:#fff}.band .checks li::before{color:var(--gold)}