@font-face{font-family:'Aboreto';src:url(fonts/aboreto.woff2) format('woff2');font-weight:400;font-display:swap}
:root{--charcoal:#4d4d4d;--ink:#333;--text:#757575;--gray:#f2f2f2;--line:#e6e6e6;--blue:#497db3;--blue-dk:#066aab;--blue-lt:#a2b6d7;--pill:#e9f2fa;--max:1140px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:16px;line-height:1.6;color:var(--text);background:#fff}
img{max-width:100%;display:block}
h1,h2,h3,.display{font-family:'Aboreto',Georgia,serif;font-weight:400;color:var(--ink);text-transform:uppercase;letter-spacing:.06em;line-height:1.25;margin:0 0 .6em}
h1{font-size:clamp(28px,4.4vw,46px)}h2{font-size:clamp(22px,3vw,30px)}h3{font-size:18px}
a{color:#2b7bb9}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
section{padding:72px 0}
.band{background:var(--gray)}
.eyebrow{font-family:'Aboreto',serif;text-transform:uppercase;letter-spacing:.18em;font-size:13px;color:var(--text);margin:0 0 10px}
.center{text-align:center}.lead{max-width:720px;margin:0 auto 36px}
.btn{display:inline-block;background:var(--blue);color:#fff;text-decoration:none;padding:13px 30px;border-radius:9999px;font-size:14px;letter-spacing:.04em;border:0;cursor:pointer;transition:background .2s}
.btn:hover{background:#3b6a9c}
.btn.pill{background:var(--pill);color:var(--blue);padding:9px 22px;font-size:13px}.btn.pill:hover{background:#d8e7f6}
.btn.ghost{background:transparent;color:var(--blue);box-shadow:inset 0 0 0 1px var(--blue)}
/* header */
.topbar{background:var(--charcoal);color:#fff;font-size:12px;letter-spacing:.06em;text-align:center;padding:7px 12px}
.topbar a{color:#fff;text-decoration:none}
header.site{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:14px 24px;max-width:var(--max);margin:0 auto}
.brand{display:flex;flex-direction:column;text-decoration:none}
.brand .nm{font-family:'Aboreto',serif;font-size:24px;color:var(--ink);letter-spacing:.12em;line-height:1.1}
.brand .bk{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--text);margin-top:4px}
nav.main ul{list-style:none;display:flex;gap:26px;margin:0;padding:0}
nav.main a{font-family:'Aboreto',serif;text-transform:uppercase;font-size:13px;letter-spacing:.08em;color:var(--ink);text-decoration:none}
nav.main a:hover{color:var(--blue)}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:4px;padding:8px 10px;font-size:14px;color:var(--ink)}
/* hero */
.hero{padding:56px 0 72px}
.hero .grid{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.hero p.intro{font-size:17px;max-width:520px}
.hero .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.circle{border-radius:50%;overflow:hidden;aspect-ratio:1/1;box-shadow:0 0 15px rgba(0,0,0,.15)}
.circle img{width:100%;height:100%;object-fit:cover;object-position:50% 22%}
.proof{display:flex;gap:28px;flex-wrap:wrap;margin-top:34px;padding-top:24px;border-top:1px solid var(--line)}
.proof div{min-width:120px}.proof b{display:block;font-family:'Aboreto',serif;font-weight:400;font-size:22px;color:var(--ink);letter-spacing:.04em}
.proof span{font-size:13px}
.src{font-size:11px;color:#9b9b9b}
/* about */
.about .grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:56px;align-items:center}
.about .photo{border-radius:4px;overflow:hidden;box-shadow:0 0 15px rgba(0,0,0,.15)}
.card-float{background:#fff;padding:40px;box-shadow:0 0 15px rgba(0,0,0,.15);border-radius:4px}
.social{display:flex;gap:16px;flex-wrap:wrap;margin-top:18px;font-size:14px}
/* services */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:#fff;box-shadow:0 0 15px rgba(0,0,0,.12);border-radius:4px;padding:34px 28px;text-align:center;display:flex;flex-direction:column;align-items:center}
.card .ic{width:58px;height:58px;border-radius:50%;background:var(--pill);display:grid;place-items:center;margin-bottom:18px;color:var(--blue)}
.card p{font-size:15px;flex:1}
/* sold */
.sold{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.sold div{background:#fff;border:1px solid var(--line);border-radius:4px;padding:18px;text-align:center}
.sold b{display:block;font-family:'Aboreto',serif;font-weight:400;color:var(--ink);font-size:15px;letter-spacing:.05em}
.sold span{font-size:12px}
/* areas */
.areas{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.areas span{border:1px solid var(--line);border-radius:9999px;padding:9px 20px;font-family:'Aboreto',serif;font-size:13px;letter-spacing:.08em;color:var(--ink);background:#fff}
/* reviews */
.rating{display:inline-flex;align-items:center;gap:10px;background:#fff;border:1px solid var(--line);border-radius:9999px;padding:8px 18px;font-size:14px;margin-bottom:30px}
.stars{color:#e0a800;letter-spacing:2px}
.reviews{columns:3 300px;column-gap:24px}
.rev{break-inside:avoid;background:#fff;border-radius:4px;box-shadow:0 0 15px rgba(0,0,0,.08);padding:26px;margin:0 0 24px}
.rev blockquote{margin:0 0 14px;font-size:15px;color:#555}.rev blockquote p{margin:0 0 .7em}
.rev .who{font-weight:bold;color:var(--ink);font-size:14px}
.rev .meta{font-size:12px;color:#9b9b9b}
.tag{display:inline-block;font-size:11px;letter-spacing:.06em;text-transform:uppercase;padding:2px 8px;border-radius:9999px;background:var(--pill);color:var(--blue);margin-right:6px}
.tag.g{background:#f1f3f4;color:#3c4043}
/* form */
.connect .grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px}
.connect .side .circle{max-width:220px;margin-bottom:24px}
.contact-list{list-style:none;padding:0;margin:18px 0;font-size:15px}.contact-list li{padding:8px 0;border-bottom:1px solid var(--line)}
form .row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.fld{margin-bottom:22px}
.fld>label,.fld legend{display:block;font-weight:bold;font-size:13px;color:var(--ink);margin-bottom:6px;padding:0}
fieldset{border:0;margin:0 0 22px;padding:0}
.sub{font-size:12px;color:#9b9b9b;margin-top:4px;display:block}
input[type=text],input[type=email],input[type=tel],textarea{width:100%;font:inherit;font-size:15px;padding:10px 12px;border:1px solid #ccc;border-radius:2px;background:#fff;color:var(--ink)}
input:focus,textarea:focus{outline:2px solid var(--blue-lt);border-color:var(--blue)}
.opt{display:flex;gap:9px;align-items:flex-start;font-size:14px;margin:6px 0;color:#555}.opt input{margin-top:4px}
.req{color:#c0392b}
button.submit{background:var(--blue-dk);color:#fff;border:0;border-radius:3px;padding:12px 26px;font-size:15px;cursor:pointer}
.placeholder-note{background:#fff8e1;border:1px dashed #e0a800;color:#7a5b00;font-size:13px;padding:10px 14px;border-radius:4px;margin-bottom:22px}
.form-msg{display:none;margin-top:16px;padding:12px 14px;border-radius:4px;background:var(--pill);color:var(--blue);font-size:14px}
.consent{font-size:12px;color:#9b9b9b;margin-top:12px}
/* footer */
footer{background:var(--gray);padding:48px 0 90px;font-size:13px;border-top:1px solid var(--line)}
footer .grid{display:grid;grid-template-columns:auto 1fr auto;gap:36px;align-items:center}
footer .logo{width:260px}
footer .disc b{color:var(--ink)}
footer .eho{font-size:11px;letter-spacing:.08em;text-transform:uppercase;text-align:right}
.mbar{display:none}
@media (max-width:900px){
 nav.main{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-bottom:1px solid var(--line)}
 nav.main.open{display:block}nav.main ul{flex-direction:column;gap:0;padding:8px 24px}nav.main li a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}
 .menu-btn{display:block}
 .hero .grid,.about .grid,.connect .grid{grid-template-columns:1fr;gap:32px}
 .hero .grid .circle{max-width:300px;margin:0 auto;order:-1}
 .cards{grid-template-columns:1fr}.sold{grid-template-columns:repeat(2,1fr)}
 footer .grid{grid-template-columns:1fr;text-align:center}footer .logo{margin:0 auto}footer .eho{text-align:center}
 section{padding:52px 0}.card-float{padding:26px}
 .mbar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--charcoal)}
 .mbar a{color:#fff;text-align:center;padding:14px 4px;font-size:13px;text-decoration:none;letter-spacing:.06em;text-transform:uppercase;border-right:1px solid #666}
 .mbar a:last-child{border:0;background:var(--blue)}
}
@media (max-width:520px){form .row2{grid-template-columns:1fr}.brand .nm{font-size:20px}}
.ph{background:#fff8e1;color:#7a5b00;padding:0 4px;border-radius:2px}
fieldset legend{display:block;font-weight:bold;font-size:13px;color:var(--ink);margin-bottom:6px;padding:0}
section[id],#value{scroll-margin-top:90px}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}
nav.main a.ig{display:inline-flex;align-items:center;gap:6px;color:var(--blue);text-transform:none;letter-spacing:.02em;font-family:"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:13px}
nav.main a.ig svg{vertical-align:middle}
.hero-ig{margin:16px 0 0;font-size:14px}.hero-ig a{display:inline-flex;align-items:center;gap:7px;text-decoration:none;color:var(--blue)}
@media (max-width:1100px){
 nav.main{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-bottom:1px solid var(--line)}
 nav.main.open{display:block}nav.main ul{flex-direction:column;align-items:stretch;gap:0;padding:8px 24px}nav.main li a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}
 .menu-btn{display:block}
}
/* nav fit with Market Trends item */
nav.main a,.brand .nm,.brand .bk{white-space:nowrap}
nav.main ul{gap:22px;align-items:center}
@media (max-width:1240px) and (min-width:1101px){nav.main ul{gap:16px}nav.main a{font-size:12px}nav.main a.ig span{display:none}}
/* About: text-led layout */
.about2{padding:88px 0}
.about2-head{text-align:center;margin-bottom:46px}
.about2-head h2{font-size:clamp(32px,4.6vw,52px);letter-spacing:.1em;margin-bottom:.3em}
.about2-head .role{font-family:'Aboreto',serif;text-transform:uppercase;letter-spacing:.16em;font-size:12px;margin:0}
.about2-head::after{content:"";display:block;width:56px;height:1px;background:var(--blue);margin:26px auto 0}
.about2-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start;max-width:1000px;margin:0 auto}
.pull{margin:0;padding:6px 0 6px 28px;border-left:2px solid var(--blue);align-self:center}
.pull p{font-family:'Aboreto',Georgia,serif;font-size:clamp(26px,3vw,36px);line-height:1.3;color:var(--ink);letter-spacing:.04em;margin:0 0 16px}
.pull cite{font-style:normal;font-family:'Aboreto',serif;text-transform:uppercase;letter-spacing:.18em;font-size:12px;color:var(--blue)}
.pull cite::before{content:"— "}
.about2-bio{max-width:620px}
.about2-bio p{font-size:17px;line-height:1.8;color:#5f5f5f;margin:0 0 1.15em}
.about2-bio p:first-child::first-line{color:var(--ink)}
.about2-contact{list-style:none;display:flex;justify-content:center;flex-wrap:wrap;gap:0;margin:54px auto 0;padding:22px 0 0;border-top:1px solid #dcdcdc;max-width:1000px}
.about2-contact li{padding:4px 26px;border-right:1px solid #dcdcdc}.about2-contact li:last-child{border-right:0}
.about2-contact a{display:inline-flex;align-items:center;gap:8px;color:var(--ink);text-decoration:none;font-size:14px;letter-spacing:.03em}
.about2-contact a svg{color:var(--blue)}.about2-contact a:hover span{color:var(--blue)}
@media (max-width:900px){
 .about2{padding:60px 0}.about2-head{margin-bottom:30px}
 .about2-grid{grid-template-columns:1fr;gap:28px}
 .pull{position:static;padding-left:20px}
 .about2-bio p{font-size:16px}
 .about2-contact{flex-direction:column;align-items:flex-start;margin-top:34px;padding-top:16px}
 .about2-contact li{border-right:0;padding:9px 0;border-bottom:1px solid #e3e3e3;width:100%}.about2-contact li:last-child{border-bottom:0}
}