:root{--navy:#050e3d;--navy2:#071745;--gold:#d6ad45;--gold2:#f1d177;--ink:#111827;--muted:#667085;--line:rgba(255,255,255,.16);--paper:#f7f7f2;--white:#fff;--shadow:0 24px 80px rgba(0,0,0,.25)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Inter,system-ui,-apple-system,Segoe UI,sans-serif;color:var(--ink);background:#fff}a{color:inherit;text-decoration:none}.container{width:min(1180px,92vw);margin-inline:auto}.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:10px;z-index:99}.site-header{position:sticky;top:0;z-index:50;background:rgba(5,14,61,.92);backdrop-filter:blur(14px);border-bottom:1px solid rgba(255,255,255,.12)}.nav-wrap{height:82px;display:flex;align-items:center;justify-content:space-between}.brand{display:flex;align-items:center;gap:14px;color:#fff;font-weight:700;letter-spacing:.02em}.brand img{width:82px;height:auto;display:block}.brand span{font-size:15px;text-transform:uppercase}.brand strong{color:var(--gold)}.nav{display:flex;align-items:center;gap:26px;color:#fff;font-size:13px;font-weight:700;text-transform:uppercase;letter-spacing:.03em}.nav a{opacity:.9}.nav a:hover{color:var(--gold);opacity:1}.nav .call{border:1px solid var(--gold);padding:12px 16px;border-radius:999px;color:var(--gold)}.nav-toggle{display:none;background:transparent;border:0;gap:5px;flex-direction:column}.nav-toggle span{display:block;width:26px;height:2px;background:#fff}.hero{position:relative;overflow:hidden;background:var(--navy);color:#fff}.hero-bg{position:absolute;inset:0;background:radial-gradient(circle at 75% 35%,rgba(214,173,69,.28),transparent 30%),linear-gradient(90deg,rgba(5,14,61,.98) 0%,rgba(5,14,61,.88) 42%,rgba(5,14,61,.55) 100%),url('https://images.unsplash.com/photo-1500530855697-b586d89ba3ee?auto=format&fit=crop&w=2200&q=80') center/cover;filter:saturate(.9)}.hero:after{content:"";position:absolute;inset:auto 0 0;height:170px;background:linear-gradient(transparent,rgba(0,0,0,.28))}.hero-grid{position:relative;z-index:1;display:grid;grid-template-columns:1.05fr .95fr;gap:40px;min-height:720px;align-items:center;padding:80px 0 70px}.eyebrow{text-transform:uppercase;color:var(--gold);font-weight:800;letter-spacing:.18em;font-size:13px;margin:0 0 16px}.hero h1,.section h2,.valuation h2{font-family:'Playfair Display',serif;font-size:clamp(48px,6vw,88px);line-height:.95;margin:0 0 24px;letter-spacing:-.04em}.hero h1{max-width:780px}.lead{font-size:21px;line-height:1.6;color:rgba(255,255,255,.86);max-width:760px}.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin:34px 0}.btn{display:inline-flex;align-items:center;justify-content:center;border-radius:10px;padding:15px 22px;font-weight:800;text-transform:uppercase;font-size:13px;letter-spacing:.04em;border:1px solid transparent;cursor:pointer}.btn.primary{background:linear-gradient(135deg,var(--gold),var(--gold2));color:#061039;box-shadow:0 16px 30px rgba(214,173,69,.22)}.btn.secondary{border-color:var(--gold);color:#fff;background:rgba(255,255,255,.04)}.trust-row{display:flex;gap:13px;align-items:center;flex-wrap:wrap;color:rgba(255,255,255,.78);font-weight:600}.trust-row i{width:5px;height:5px;border-radius:50%;background:var(--gold)}.hero-card{align-self:end;justify-self:center;position:relative}.agent{width:min(430px,86vw);display:block;filter:drop-shadow(0 30px 40px rgba(0,0,0,.38))}.agent-card{position:absolute;left:10%;right:5%;bottom:28px;background:rgba(5,14,61,.72);border:1px solid var(--line);backdrop-filter:blur(14px);padding:18px 20px;border-radius:18px;box-shadow:var(--shadow)}.agent-card strong{display:block;font-size:20px}.agent-card span{color:rgba(255,255,255,.72)}.quick-panel{margin-top:-44px;position:relative;z-index:5;display:grid;grid-template-columns:repeat(4,1fr);background:#061039;color:#fff;border:1px solid rgba(214,173,69,.35);box-shadow:var(--shadow);border-radius:18px;overflow:hidden}.quick-panel article{padding:30px;border-right:1px solid rgba(255,255,255,.12)}.quick-panel article:last-child{border-right:0}.quick-panel span{color:var(--gold);font-weight:800}.quick-panel h3{margin:12px 0 8px}.quick-panel p{color:rgba(255,255,255,.72);line-height:1.55;margin:0}.section{padding:110px 0}.split{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}.split.reverse{grid-template-columns:.9fr 1.1fr}.section h2,.valuation h2{font-size:clamp(38px,4vw,62px);color:var(--navy);line-height:1.04}.section p{font-size:17px;line-height:1.8;color:var(--muted)}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:28px}.stats div{border:1px solid #e6e7ec;border-radius:16px;padding:18px;background:#fff}.stats strong{display:block;color:var(--navy);font-size:22px}.stats span{font-size:13px;color:var(--muted)}.feature-box{background:var(--paper);border:1px solid #e6e7ec;border-radius:28px;padding:38px;box-shadow:0 18px 60px rgba(5,14,61,.08)}.feature-box h3{font-size:28px;color:var(--navy);margin-top:0}.area-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(2,1fr);gap:12px}.area-list li,.check-list li{background:#fff;border:1px solid #e8e8e8;border-radius:12px;padding:13px 14px;font-weight:700;color:#263047}.dark{background:var(--navy);color:#fff}.dark .section-head h2,.dark .section-head p{color:#fff}.section-head{max-width:760px;margin-bottom:42px}.cards{display:grid;gap:22px}.listings{grid-template-columns:repeat(4,1fr)}.listing{background:#fff;color:var(--ink);border-radius:18px;overflow:hidden;box-shadow:0 20px 50px rgba(0,0,0,.22);position:relative}.photo{height:180px;background-size:cover;background-position:center}.photo.restaurant{background-image:linear-gradient(rgba(0,0,0,.1),rgba(0,0,0,.25)),url('https://images.unsplash.com/photo-1514933651103-005eec06c04b?auto=format&fit=crop&w=900&q=80')}.photo.cafe{background-image:linear-gradient(rgba(0,0,0,.1),rgba(0,0,0,.25)),url('https://images.unsplash.com/photo-1554118811-1e0d58224f24?auto=format&fit=crop&w=900&q=80')}.photo.commercial{background-image:linear-gradient(rgba(0,0,0,.1),rgba(0,0,0,.25)),url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=900&q=80')}.photo.residential{background-image:linear-gradient(rgba(0,0,0,.1),rgba(0,0,0,.25)),url('https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=900&q=80')}.tag{position:absolute;top:14px;left:14px;background:linear-gradient(135deg,var(--gold),var(--gold2));color:#061039;border-radius:999px;padding:8px 11px;font-size:11px;font-weight:900;text-transform:uppercase}.listing h3{padding:20px 20px 0;margin:0;color:var(--navy)}.listing p{padding:0 20px;color:var(--muted);margin:8px 0}.listing strong{display:block;padding:0 20px 14px;color:#b9871b}.listing a{display:block;border-top:1px solid #eee;padding:15px 20px;font-weight:800;color:var(--navy)}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.service{border:1px solid #e6e7ec;border-radius:22px;padding:30px;background:#fff;box-shadow:0 14px 44px rgba(5,14,61,.06)}.service h3{font-size:22px;color:var(--navy);margin-top:0}.valuation{background:linear-gradient(135deg,#061039,#0a1b58);color:#fff;padding:100px 0}.valuation h2{color:#fff}.valuation p{color:rgba(255,255,255,.76);font-size:18px;line-height:1.7}.valuation-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:center}.contact-form{background:#fff;border-radius:28px;padding:34px;box-shadow:var(--shadow);display:grid;grid-template-columns:repeat(2,1fr);gap:16px}.contact-form label{display:grid;gap:8px;font-weight:800;color:var(--navy);font-size:13px}.contact-form label:nth-child(4),.contact-form button{grid-column:1/-1}.contact-form input,.contact-form textarea{width:100%;border:1px solid #d9dce6;border-radius:12px;padding:14px 14px;font:inherit}.contact-form textarea{resize:vertical}.check-list{list-style:none;padding:0;display:grid;gap:12px}.footer{background:#030819;color:#fff;padding:70px 0 28px}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}.footer-logo{width:92px}.footer a{color:rgba(255,255,255,.78)}.footer a:hover{color:var(--gold)}.footer p{color:rgba(255,255,255,.68);line-height:1.6}.fineprint{margin-top:48px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);color:rgba(255,255,255,.5);font-size:12px}.reveal{opacity:0;transform:translateY(24px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}.delay-1{transition-delay:.1s}.delay-2{transition-delay:.2s}.delay-3{transition-delay:.3s}@media(max-width:980px){.nav-toggle{display:flex}.nav{position:absolute;left:4vw;right:4vw;top:82px;background:#061039;border:1px solid var(--line);border-radius:18px;padding:22px;display:none;flex-direction:column;align-items:flex-start}.nav.open{display:flex}.hero-grid,.split,.valuation-grid{grid-template-columns:1fr}.hero-grid{min-height:auto;padding:70px 0 40px}.hero-card{justify-self:start}.quick-panel,.listings,.service-grid{grid-template-columns:repeat(2,1fr)}.quick-panel{margin-top:0;border-radius:0;width:100%}.footer-grid{grid-template-columns:1fr 1fr}}@media(max-width:640px){.nav-wrap{height:74px}.brand img{width:64px}.brand span{font-size:12px}.nav{top:74px}.hero h1{font-size:46px}.lead{font-size:17px}.hero-actions .btn{width:100%}.quick-panel,.listings,.service-grid,.stats,.area-list,.contact-form,.footer-grid{grid-template-columns:1fr}.section{padding:72px 0}.quick-panel article{border-right:0;border-bottom:1px solid rgba(255,255,255,.12)}.feature-box{padding:26px}.valuation{padding:72px 0}.agent-card{position:static;margin-top:-18px}.photo{height:210px}}

.form-honeypot{position:absolute!important;left:-9999px!important;opacity:0!important;pointer-events:none!important}.form-status{grid-column:1/-1;margin:0;min-height:24px;font-weight:700;font-size:14px}.form-status.success{color:#18794e}.form-status.error{color:#b42318}.valuation .form-status.success{color:#18794e}.form-submit-loading{opacity:.72;cursor:wait}.form-submit-loading::after{content:"…"}

/* Homepage MLS search callout */
.mls-home-cta{display:flex;align-items:center;justify-content:space-between;gap:2rem;padding:2.25rem;border:1px solid rgba(255,255,255,.16);border-radius:22px;background:linear-gradient(135deg,rgba(255,255,255,.08),rgba(255,255,255,.025));box-shadow:0 24px 70px rgba(0,0,0,.18)}
.mls-home-cta h3{font-size:clamp(1.5rem,3vw,2.25rem);margin:0 0 .7rem}.mls-home-cta p{max-width:720px;margin:0;color:rgba(255,255,255,.76);line-height:1.7}
@media(max-width:760px){.mls-home-cta{flex-direction:column;align-items:flex-start;padding:1.5rem}.mls-home-cta .btn{width:100%;text-align:center}}


/* Floating website assistant */
.chat-launcher{position:fixed;right:22px;bottom:22px;z-index:1200;border:0;border-radius:999px;background:#050e3d;color:#fff;box-shadow:0 16px 42px rgba(5,14,61,.3);padding:12px 18px 12px 12px;display:flex;align-items:center;gap:10px;font:700 14px/1 Inter,sans-serif;cursor:pointer;transition:transform .2s ease,box-shadow .2s ease}.chat-launcher:hover{transform:translateY(-2px);box-shadow:0 20px 48px rgba(5,14,61,.4)}.chat-launcher-icon{display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:#d4af37;color:#050e3d;font-size:18px}.chat-panel{position:fixed;right:22px;bottom:88px;z-index:1199;width:min(390px,calc(100vw - 28px));max-height:min(680px,calc(100vh - 115px));background:#fff;border:1px solid rgba(5,14,61,.12);border-radius:22px;box-shadow:0 24px 70px rgba(5,14,61,.25);overflow:hidden;transform-origin:bottom right;animation:chatIn .22s ease-out}.chat-panel[hidden]{display:none}@keyframes chatIn{from{opacity:0;transform:translateY(12px) scale(.97)}to{opacity:1;transform:none}}.chat-header{display:flex;align-items:center;gap:11px;background:#050e3d;color:#fff;padding:16px}.chat-header>div:nth-child(2){display:flex;flex-direction:column;gap:3px;min-width:0}.chat-header strong{font-size:15px}.chat-header span{font-size:11px;opacity:.72}.chat-avatar{display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:#d4af37;color:#050e3d;font-weight:800;font-size:13px;flex:none}.chat-close{margin-left:auto;border:0;background:transparent;color:#fff;font-size:28px;line-height:1;cursor:pointer;padding:4px 6px}.chat-messages{padding:18px 16px 8px;max-height:260px;overflow:auto;background:#f7f8fb}.chat-message{max-width:88%;padding:11px 13px;border-radius:15px;margin:0 0 10px;font-size:13px;line-height:1.5;white-space:pre-line}.chat-message.bot{background:#fff;color:#18213d;border:1px solid rgba(5,14,61,.09);border-bottom-left-radius:5px}.chat-message.user{margin-left:auto;background:#050e3d;color:#fff;border-bottom-right-radius:5px}.chat-message a{font-weight:800;text-decoration:underline}.chat-quick-replies{display:flex;flex-wrap:wrap;gap:8px;padding:12px 16px 14px;background:#f7f8fb}.chat-quick-replies button{border:1px solid rgba(5,14,61,.18);background:#fff;color:#050e3d;border-radius:999px;padding:9px 11px;font:700 12px/1 Inter,sans-serif;cursor:pointer}.chat-quick-replies button:hover{border-color:#d4af37;background:#fffdf5}.chat-lead-form{padding:14px 16px;display:grid;gap:10px;border-top:1px solid rgba(5,14,61,.09)}.chat-lead-form[hidden]{display:none}.chat-lead-form label{display:grid;gap:5px}.chat-lead-form label span{font-size:11px;font-weight:800;color:#3e4764}.chat-lead-form input,.chat-lead-form textarea{width:100%;border:1px solid rgba(5,14,61,.18);border-radius:10px;padding:10px 11px;font:400 13px Inter,sans-serif;color:#111a35;background:#fff}.chat-lead-form input:focus,.chat-lead-form textarea:focus{outline:2px solid rgba(212,175,55,.35);border-color:#d4af37}.chat-send{border:0;border-radius:10px;background:#d4af37;color:#050e3d;padding:11px 14px;font:800 13px Inter,sans-serif;cursor:pointer}.chat-send:disabled{opacity:.65;cursor:wait}.chat-form-status{min-height:17px;margin:0;font-size:11px;line-height:1.4}.chat-form-status.success{color:#08783f}.chat-form-status.error{color:#b42318}.chat-footer{display:flex;justify-content:center;gap:8px;padding:11px 14px;border-top:1px solid rgba(5,14,61,.09);font-size:11px;background:#fff}.chat-footer a{color:#050e3d;font-weight:800}.chat-footer span{opacity:.4}@media(max-width:600px){.chat-launcher{right:14px;bottom:14px;padding:10px}.chat-launcher-label{display:none}.chat-panel{right:14px;bottom:72px;width:calc(100vw - 28px);max-height:calc(100vh - 92px);border-radius:18px}.chat-messages{max-height:230px}}@media(prefers-reduced-motion:reduce){.chat-panel{animation:none}.chat-launcher{transition:none}}