/* Layout: black & white with logo-gold accents — crisp white ground, true-black type and buttons, light gray panels; serif display over a soft sans */
:root {
  color-scheme: light;
  --bg: #f6f6f4;          /* light soft gray body */
  --surface: #ececea;
  --hdr-bg: #2a2a2a;      /* header stays black in both themes */
  --hdr-ink: #f5f5f5;
  --hdr-muted: #b8b8b8;
  --card: #ffffff;
  --ink: #262626;
  --muted: #5c5c5c;
  --line: #e0e0dd;
  --photo-mat: #f4f4f4;  /* backdrop behind headshot, same in both themes */
  --oak: #94702b;         /* deep gold for text/lines on white */
  --gold: #e8c06e;        /* logo gold */
  --btn: #2f2f2f;
  --btn-ink: #e8c06e;
  --shiplap: rgba(0, 0, 0, 0.05);
  --display: "DM Serif Display", Georgia, "Times New Roman", serif;
  --body: "Nunito Sans", "Helvetica Neue", "Segoe UI", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  background: var(--bg); color: var(--ink);
  font-family: var(--body); font-size: 17px; line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
.wrap { max-width: 1120px; margin: 0 auto; padding-inline: clamp(16px, 4vw, 40px); }
h1, h2, h3 { font-family: var(--display); font-weight: 400; line-height: 1.12; text-wrap: balance; margin: 0; }
h1 { font-size: clamp(2.4rem, 5.6vw, 4.2rem); }
h2 { font-size: clamp(1.8rem, 3.4vw, 2.6rem); }
h3 { font-size: 1.35rem; }
p { margin: 0; }
a { color: var(--oak); }
a:focus-visible, button:focus-visible { outline: 2px solid var(--oak); outline-offset: 3px; border-radius: 3px; }
.eyebrow { font-size: 0.76rem; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase; color: var(--oak); }
.lede { color: var(--muted); font-size: 1.12rem; max-width: 34em; }
.shiplap {
  background-color: var(--surface);
  background-image: repeating-linear-gradient(to bottom, transparent 0 46px, var(--shiplap) 46px 48px);
}

/* Header */
header.site {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 10;
  background: var(--hdr-bg); border-bottom: 2px solid var(--gold);
}
.bar { display: flex; align-items: center; justify-content: space-between; gap: 16px; padding-block: 14px; flex-wrap: wrap; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: var(--ink); }
.mark {
  width: 42px; height: 42px; border: 1.5px solid var(--ink); border-radius: 50%;
  display: grid; place-items: center; font-family: var(--display); font-size: 1.3rem;
}
.mark-logo { display: block; width: 66px; height: 66px; border-radius: 50%; flex: none; }
.brand b { display: block; font-family: var(--display); font-weight: 400; font-size: 1.2rem; line-height: 1.1; }
.brand small { display: block; font-size: 0.74rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--muted); }
nav.links { display: flex; gap: 24px; align-items: center; flex-wrap: wrap; }
nav.links a { color: var(--hdr-ink); text-decoration: none; font-weight: 600; font-size: 0.93rem; }
nav.links a:hover { color: var(--gold); }
header.site .brand { color: var(--hdr-ink); }
header.site .brand small { color: var(--hdr-muted); }
.btn {
  display: inline-flex; align-items: center; gap: 8px; padding: 13px 24px; border-radius: 4px;
  background: var(--btn); color: var(--btn-ink); text-decoration: none; border: 1.5px solid var(--btn);
  font: 700 0.86rem var(--body); letter-spacing: 0.08em; text-transform: uppercase; cursor: pointer;
  transition: background .15s ease, color .15s ease;
}
.btn:hover { background: transparent; color: var(--ink); border-color: var(--oak); }
.btn.ghost { background: transparent; color: var(--ink); }
.btn.ghost { border-color: var(--oak); }
.btn.ghost:hover { background: var(--btn); color: var(--btn-ink); border-color: var(--btn); }
nav.links .btn { background: var(--gold); border-color: var(--gold); color: #0f0f0f; padding: 9px 18px; }
nav.links .btn:hover { background: transparent; color: var(--gold); border-color: var(--gold); }
@media (max-width: 760px) { nav.links a:not(.btn) { display: none; } }

/* Hero */
.hero { padding-block: clamp(56px, 9vw, 110px) clamp(48px, 7vw, 90px); }
.hero-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: clamp(32px, 6vw, 72px); align-items: center; }
.hero-grid > * { min-width: 0; }
.hero h1 em { font-style: italic; color: var(--oak); }
.hero .lede { margin-top: 22px; }
.cta-row { display: flex; gap: 12px; flex-wrap: wrap; margin-top: 32px; }
.area-panel { border-radius: 6px; padding: clamp(28px, 4vw, 40px); border: 1px solid var(--line); text-align: center; display: grid; gap: 14px; justify-items: center; }
.area-panel .eyebrow { color: var(--muted); }
.area-panel .region { font-family: var(--display); font-size: clamp(1.9rem, 3.4vw, 2.5rem); line-height: 1.15; text-wrap: balance; }
.rule { display: flex; align-items: center; gap: 10px; color: var(--oak); width: 100%; max-width: 220px; }
.rule::before, .rule::after { content: ""; flex: 1; height: 1px; background: var(--oak); opacity: .6; }
.rule svg { width: 16px; height: 16px; }
.licensed { font-size: 0.88rem; color: var(--muted); }
.licensed strong { color: var(--ink); }
.agent-card { display: flex; gap: 16px; align-items: center; text-align: left; width: 100%; padding: 16px; background: var(--card); border: 1px solid var(--line); border-radius: 8px; }
.agent-photo { display: block; width: 96px; height: 96px; border-radius: 6px; object-fit: cover; flex: none; }
.agent-info { display: grid; gap: 4px; min-width: 0; }
.agent-name { font-family: var(--display); font-size: 1.35rem; line-height: 1.15; color: var(--ink); }
.agent-role { font-size: 0.85rem; color: var(--muted); line-height: 1.35; }
.agent-broker { display: flex; align-items: center; gap: 10px; margin-top: 6px; padding-top: 8px; border-top: 1px solid var(--line); }
.agent-broker .k { font-size: 0.68rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.agent-broker img { display: block; width: 44px; height: 44px; border-radius: 4px; }
@media (max-width: 360px) { .agent-card { flex-direction: column; text-align: center; } .agent-broker { justify-content: center; } }
.broker { display: grid; gap: 8px; justify-items: center; padding-top: 16px; border-top: 1px solid var(--line); width: 100%; }
.broker .k { font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.broker-pair { display: flex; gap: 12px; align-items: center; justify-content: center; }
.broker-headshot { display: block; width: 96px; height: 96px; border-radius: 6px; object-fit: cover; }
.broker-slot { display: block; line-height: 0; }
.broker-slot img, .foot-logo { display: block; width: 96px; height: 96px; border-radius: 6px; }
.foot-logo { width: 64px; height: 64px; }
.foot-brand { display: flex; gap: 16px; align-items: flex-start; }
.foot-brand > div { display: grid; gap: 6px; min-width: 0; }
@media (max-width: 820px) { .hero-grid { grid-template-columns: 1fr; } }

/* Sections */
section.block { padding-block: clamp(60px, 9vw, 104px); }
section.alt { background: var(--surface); }
.head { display: grid; gap: 14px; margin-bottom: 44px; max-width: 46em; }
.head p { color: var(--muted); font-size: 1.06rem; }

.services { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; border-top: 1px solid var(--line); }
.svc { padding: 32px 28px 32px 0; border-bottom: 1px solid var(--line); display: grid; gap: 10px; align-content: start; min-width: 0; }
.svc:nth-child(even) { padding: 32px 0 32px 28px; border-left: 1px solid var(--line); }
.svc p { color: var(--muted); }
.svc:last-child:nth-child(odd) { grid-column: 1 / -1; padding-right: 0; }
.svc ul { margin: 4px 0 0; padding-left: 18px; color: var(--muted); font-size: 0.95rem; }
.svc li::marker { color: var(--oak); }
@media (max-width: 720px) {
  .services { grid-template-columns: 1fr; }
  .svc, .svc:nth-child(even) { padding: 26px 0; border-left: 0; }
}

.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.step { background: var(--card); border: 1px solid var(--line); border-radius: 6px; padding: 26px 24px; display: grid; gap: 10px; align-content: start; min-width: 0; }
.step .n { font-family: var(--display); font-size: 1.6rem; color: var(--oak); line-height: 1; }
.step p { color: var(--muted); font-size: 0.95rem; }
@media (max-width: 960px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 540px) { .steps { grid-template-columns: 1fr; } }

.about { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: clamp(32px, 6vw, 72px); align-items: start; }
.about > * { min-width: 0; }
.portrait {
  aspect-ratio: 4 / 5; max-width: 100%; border-radius: 6px; border: 1px solid var(--line);
  display: grid; place-items: center; color: var(--oak); font-family: var(--display);
  font-size: clamp(4rem, 10vw, 7rem);
}
.photo-frame { padding: 12px; border: 1px solid var(--line); border-radius: 8px; background: var(--card); max-width: 100%; }
.photo-frame .mat { background: var(--photo-mat); border-radius: 4px; overflow: hidden; }
.portrait.photo { display: block; width: 100%; height: auto; border: 0; border-radius: 0; mix-blend-mode: multiply; }
@media (max-width: 760px) { .photo-frame { max-width: 284px; } }
.about-body { display: grid; gap: 18px; }
.about-body p { color: var(--muted); max-width: 36em; }
.creds { display: grid; border-top: 1px solid var(--line); margin-top: 8px; }
.creds div { display: grid; grid-template-columns: 9.5em 1fr; gap: 16px; padding: 12px 0; border-bottom: 1px solid var(--line); font-size: 0.95rem; }
.creds .k { color: var(--muted); font-size: 0.78rem; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 700; padding-top: 3px; }
@media (max-width: 760px) {
  .about { grid-template-columns: 1fr; }
  .portrait { max-width: 260px; }
  .creds div { grid-template-columns: 1fr; gap: 2px; }
}

.contact { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 72px); align-items: start; }
.contact > * { min-width: 0; }
.ways { display: grid; gap: 14px; }
.way { background: var(--card); border: 1px solid var(--line); border-radius: 6px; padding: 20px 22px; display: flex; justify-content: space-between; align-items: center; gap: 14px; flex-wrap: wrap; }
.way .k { font-size: 0.76rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); font-weight: 700; }
.way .v { font-family: var(--display); font-size: 1.35rem; user-select: all; overflow-wrap: anywhere; }
.copy { background: transparent; color: var(--ink); border: 1px solid var(--line); border-radius: 4px; padding: 8px 16px; font: 700 0.78rem var(--body); letter-spacing: 0.08em; text-transform: uppercase; cursor: pointer; }
.copy:hover { border-color: var(--oak); color: var(--oak); }
.checklist { margin: 22px 0 0; padding: 0; list-style: none; display: grid; gap: 10px; color: var(--muted); }
.checklist li { padding-left: 26px; position: relative; }
.checklist li::before { content: ""; position: absolute; left: 0; top: 0.55em; width: 12px; height: 7px; border-left: 2px solid var(--oak); border-bottom: 2px solid var(--oak); transform: rotate(-45deg); }
@media (max-width: 760px) { .contact { grid-template-columns: 1fr; } }

footer.site { border-top: 1px solid var(--line); padding-block: 36px; font-size: 0.88rem; color: var(--muted); }
.foot { display: flex; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.foot > div { min-width: 0; max-width: 40em; display: grid; gap: 6px; }
.eho { display: inline-flex; align-items: center; gap: 8px; font-weight: 700; color: var(--ink); }
.eho svg { width: 22px; height: 22px; }

/* ---- base reset for standalone pages ---- */
html, body { margin: 0; }
img { max-width: 100%; }
[hidden] { display: none !important; }
a.v { color: inherit; text-decoration: none; }
a.v:hover { color: var(--oak); }
@media (max-width: 760px) { nav.links a.hide-sm { display: none; } nav.links a:not(.btn):not(.hide-sm) { display: inline; } }

/* ---- blog ---- */
.head-row { display: flex; justify-content: space-between; align-items: end; gap: 20px; flex-wrap: wrap; max-width: none; }
.post-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.post-grid.list { grid-template-columns: repeat(2, 1fr); }
@media (max-width: 900px) { .post-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .post-grid, .post-grid.list { grid-template-columns: 1fr; } }
.post-card { background: var(--card); border: 1px solid var(--line); border-radius: 8px; padding: 26px; display: grid; gap: 10px; align-content: start; min-width: 0; text-decoration: none; color: var(--ink); transition: border-color .15s ease, transform .15s ease; }
.post-card:hover { border-color: var(--oak); transform: translateY(-2px); }
.post-card h3 { font-size: 1.3rem; }
.post-card p { color: var(--muted); font-size: 0.95rem; }
.post-meta { display: flex; gap: 10px; flex-wrap: wrap; align-items: center; font-size: 0.78rem; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 700; color: var(--muted); }
.post-meta .tag { color: var(--oak); }
.post-card .more { font-size: 0.85rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink); margin-top: 4px; }
.empty-note { color: var(--muted); }

.page-head { padding-block: clamp(48px, 7vw, 84px) clamp(28px, 4vw, 44px); }
.page-head .lede { margin-top: 16px; }
.crumb { font-size: 0.85rem; color: var(--muted); margin-bottom: 18px; }
.crumb a { color: var(--muted); }
.article-wrap { max-width: 720px; margin: 0 auto; padding-inline: clamp(16px, 4vw, 40px); padding-block: 0 clamp(60px, 9vw, 100px); }
.article-head { padding-block: clamp(48px, 7vw, 80px) 28px; border-bottom: 1px solid var(--line); margin-bottom: 32px; display: grid; gap: 16px; }
.article-head h1 { font-size: clamp(2.1rem, 4.6vw, 3.2rem); }
.byline { display: flex; align-items: center; gap: 12px; color: var(--muted); font-size: 0.95rem; }
.byline img { width: 44px; height: 44px; border-radius: 50%; object-fit: cover; }
.byline strong { color: var(--ink); }
.prose { font-size: 1.08rem; line-height: 1.75; }
.prose > * + * { margin-top: 1.1em; }
.prose h2 { font-size: 1.7rem; margin-top: 1.8em; }
.prose h3 { font-size: 1.3rem; margin-top: 1.5em; }
.prose ul, .prose ol { padding-left: 1.3em; }
.prose li + li { margin-top: 0.4em; }
.prose li::marker { color: var(--oak); }
.prose blockquote { margin: 1.5em 0; padding: 4px 0 4px 20px; border-left: 3px solid var(--gold); color: var(--muted); font-style: italic; }
.author-box { margin-top: 48px; padding: 24px; background: var(--card); border: 1px solid var(--line); border-radius: 8px; display: flex; gap: 18px; align-items: center; flex-wrap: wrap; }
.author-box img { width: 80px; height: 80px; border-radius: 6px; object-fit: cover; flex: none; }
.author-box > div { flex: 1 1 260px; min-width: 0; display: grid; gap: 6px; }
.author-box h3 { font-size: 1.25rem; }
.author-box p { color: var(--muted); font-size: 0.95rem; }
.author-box .btn { justify-self: start; margin-top: 6px; }
.more-posts { margin-top: 48px; display: grid; gap: 14px; }
.more-posts h2 { font-size: 1.4rem; }

/* ---- communities ---- */
.towns { list-style: none; margin: 0; padding: 0; columns: 4; column-gap: 28px; border-top: 1px solid var(--line); }
.towns li { break-inside: avoid; padding: 11px 0 11px 18px; border-bottom: 1px solid var(--line); position: relative; font-weight: 600; }
.towns li::before { content: ""; position: absolute; left: 0; top: 50%; width: 7px; height: 7px; margin-top: -3.5px; border-radius: 50%; background: var(--gold); }
.towns-note { margin-top: 24px; color: var(--muted); }
@media (max-width: 900px) { .towns { columns: 3; } }
@media (max-width: 640px) { .towns { columns: 2; column-gap: 18px; } }

/* ---- expandable services ---- */
.services { align-items: start; }
details.svc { display: block; padding: 0; }
details.svc:nth-child(even) { padding: 0 0 0 28px; }
details.svc:nth-child(odd) { padding: 0 28px 0 0; }
details.svc:last-child:nth-child(odd) { padding-right: 0; }
.svc summary { list-style: none; cursor: pointer; display: flex; align-items: center; justify-content: space-between; gap: 16px; padding: 24px 0; }
.svc summary::-webkit-details-marker { display: none; }
.svc summary:hover h3 { color: var(--oak); }
.svc summary:focus-visible { outline: 2px solid var(--oak); outline-offset: 4px; border-radius: 3px; }
.svc .toggle { flex: none; width: 34px; height: 34px; border-radius: 50%; border: 1.5px solid var(--oak); position: relative; transition: background .15s ease; }
.svc .toggle::before, .svc .toggle::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 1.5px; margin: -0.75px 0 0 -6px; background: var(--oak); transition: transform .2s ease; }
.svc .toggle::after { transform: rotate(90deg); }
.svc[open] .toggle { background: var(--oak); }
.svc[open] .toggle::before, .svc[open] .toggle::after { background: var(--card); }
.svc[open] .toggle::after { transform: rotate(0deg); }
.svc-body { display: grid; gap: 10px; padding: 0 0 26px; }
@media (prefers-reduced-motion: reduce) { .svc .toggle::after { transition: none; } }
@media (max-width: 720px) { details.svc, details.svc:nth-child(even), details.svc:nth-child(odd) { padding: 0; } }