:root{
  --teal:#0C4B4F; --gold:#C9A459; --navy:#173A54; --ivory:#F6F1E6;
  --ink:#1f2c31; --muted:#5f696d; --line:#d9dedb; --white:#fff; --soft:#eef4f2;
  --max:1180px; --radius:18px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--ink);background:#fff;line-height:1.6}
a{color:var(--teal);text-underline-offset:3px}
a:hover{text-decoration-thickness:2px}
img{max-width:100%;height:auto}
.container{width:min(var(--max),calc(100% - 40px));margin:auto}
.skip-link{position:absolute;left:-999px;top:8px;background:#fff;color:#000;padding:10px 14px;z-index:999;border-radius:8px}
.skip-link:focus{left:12px}
.site-header{position:sticky;top:0;z-index:100;background:rgba(12,75,79,.98);border-bottom:1px solid rgba(255,255,255,.14)}
.nav-wrap{min-height:78px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:10px;color:#fff;text-decoration:none;white-space:nowrap}
.brand-mark{display:grid;place-items:center;width:42px;height:42px;border:1px solid var(--gold);border-radius:50%;font-weight:800;color:var(--gold)}
.brand small{display:block;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:#e6eeee}
nav{display:flex;align-items:center;gap:18px;flex-wrap:wrap;justify-content:flex-end}
nav a{color:#fff;text-decoration:none;font-size:.92rem}
.nav-cta{border:1px solid var(--gold);padding:9px 14px;border-radius:999px}
.hero{background:linear-gradient(135deg,var(--ivory),#fff 54%,var(--soft));padding:88px 0 74px;border-bottom:1px solid var(--line)}
.eyebrow{color:#8b6d2f;font-weight:800;letter-spacing:.13em;text-transform:uppercase;font-size:.78rem}
.hero h1,.page-hero h1{font-size:clamp(2.5rem,6vw,5.6rem);line-height:1.02;margin:.22em 0 .2em;color:var(--teal);letter-spacing:-.04em}
.hero p.lede,.page-hero p.lede{font-size:clamp(1.08rem,2vw,1.34rem);max-width:760px;color:#39484d}
.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.button{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:12px 20px;border-radius:10px;background:var(--teal);color:#fff;text-decoration:none;font-weight:750;border:2px solid var(--teal)}
.button.secondary{background:transparent;color:var(--navy);border-color:var(--navy)}
.button.gold{background:var(--gold);border-color:var(--gold);color:#15262b}
section{padding:64px 0}
.section-head{max-width:820px;margin-bottom:28px}
.section-head h2{font-size:clamp(1.8rem,4vw,3rem);line-height:1.08;color:var(--navy);margin:.15em 0}
.grid{display:grid;gap:20px}
.grid-2{grid-template-columns:repeat(2,minmax(0,1fr))}
.grid-3{grid-template-columns:repeat(3,minmax(0,1fr))}
.grid-4{grid-template-columns:repeat(4,minmax(0,1fr))}
.card{border:1px solid var(--line);border-radius:var(--radius);padding:25px;background:#fff;box-shadow:0 8px 28px rgba(23,58,84,.05)}
.card h3{margin-top:0;color:var(--teal)}
.card .kicker{font-size:.76rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:#8b6d2f}
.band{background:var(--navy);color:#fff}
.band h2,.band h3{color:#fff}
.band p{color:#e9eef0}
.program{background:linear-gradient(125deg,#0C4B4F,#173A54);color:#fff}
.program h2{color:#fff}
.program .tm{color:#f4d797}
.notice{border-left:5px solid var(--gold);background:#fff8e9;padding:18px 20px;border-radius:8px;color:#413a2e;font-size:.94rem}
.metric{font-size:1.75rem;font-weight:850;color:var(--teal);display:block}
.page-hero{background:var(--ivory);padding:70px 0 54px;border-bottom:1px solid var(--line)}
.page-hero h1{font-size:clamp(2.4rem,5vw,4.3rem)}
.prose{max-width:820px}
.prose h2{color:var(--navy);margin-top:1.7em}
.checks{padding-left:1.1em}
.checks li{margin:.5em 0}
.callout{background:var(--soft);border-radius:var(--radius);padding:28px}
.local-links a{display:inline-block;margin:4px 8px 4px 0;padding:8px 12px;border:1px solid var(--line);border-radius:999px;text-decoration:none}
form{max-width:760px}
label{display:block;font-weight:750;margin:.8rem 0 .35rem}
input,select,textarea{width:100%;font:inherit;padding:12px;border:1px solid #aeb9b5;border-radius:8px;background:#fff;color:#18272c}
textarea{min-height:140px;resize:vertical}
input:focus,select:focus,textarea:focus,a:focus,button:focus{outline:3px solid #e7bd5e;outline-offset:3px}
.site-footer{background:#102f43;color:#fff;padding:34px 0}
.footer-grid{display:grid;grid-template-columns:1.3fr .8fr 1fr;gap:26px}
.site-footer p{margin:.3em 0;color:#e9eef0;font-size:.92rem}
.site-footer a{color:#fff}
.small{font-size:.88rem;color:var(--muted)}
hr{border:0;border-top:1px solid var(--line);margin:28px 0}
@media(max-width:980px){
  .nav-wrap{align-items:flex-start;padding:14px 0;flex-direction:column}
  nav{justify-content:flex-start}
  .grid-4,.grid-3{grid-template-columns:repeat(2,minmax(0,1fr))}
  .footer-grid{grid-template-columns:1fr}
}
@media(max-width:680px){
  .container{width:min(var(--max),calc(100% - 28px))}
  nav{gap:10px}
  nav a{font-size:.86rem}
  .grid-2,.grid-3,.grid-4{grid-template-columns:1fr}
  .hero{padding:56px 0}
  section{padding:48px 0}
}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
}
@media print{
  .site-header,.actions{display:none}
  body{color:#000}
}

.about-feature{display:grid;grid-template-columns:minmax(280px,.82fr) minmax(0,1.18fr);gap:52px;align-items:center}
.portrait-frame{background:var(--ivory);padding:12px;border-radius:24px;box-shadow:0 18px 50px rgba(23,58,84,.12)}
.portrait-frame img{display:block;width:100%;border-radius:15px;aspect-ratio:4/5;object-fit:cover;object-position:center}
.signature-line{font-size:1.1rem;font-weight:800;color:var(--teal);margin:.35rem 0}
.program-disclosure{margin-top:24px;padding:14px 16px;border:1px solid rgba(255,255,255,.25);border-radius:10px;font-size:.82rem;color:#edf3f2;background:rgba(255,255,255,.06)}
.program-disclosure strong{color:#fff}
.trust-strip{background:var(--ivory);padding:24px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.trust-strip .container{display:flex;gap:20px;justify-content:space-between;align-items:center;flex-wrap:wrap}
.trust-item{font-size:.9rem;font-weight:750;color:var(--navy)}
@media(max-width:800px){.about-feature{grid-template-columns:1fr;gap:28px}.portrait-frame{max-width:520px}}

/* CRMLS IDX integration */
.idx-controls{border:1px solid var(--line);border-radius:var(--radius);padding:24px;background:var(--soft);margin-bottom:22px}
.idx-controls h2{margin:.15em 0 .65em;color:var(--navy)}
.idx-control-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;max-width:760px}
.idx-frame-shell{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;background:#fff;box-shadow:0 8px 28px rgba(23,58,84,.06)}
.idx-frame-head{display:flex;align-items:center;justify-content:space-between;gap:18px;padding:14px 16px;border-bottom:1px solid var(--line);background:#fff}
.idx-frame-head strong{display:block;color:var(--teal)}
.idx-frame-head .small{display:block;margin-top:2px}
.idx-open{min-height:42px;padding:8px 14px;font-size:.9rem}
#idx-frame{display:block;width:100%;height:900px;border:0;background:#fff}
.idx-notice{margin-top:20px}
html[dir="rtl"] body{text-align:right}
html[dir="rtl"] .brand,html[dir="rtl"] .nav-wrap,html[dir="rtl"] nav{direction:rtl}
@media(max-width:760px){.idx-control-grid{grid-template-columns:1fr}.idx-frame-head{align-items:flex-start;flex-direction:column}#idx-frame{height:1050px}}

/* Homepage brokerage-owner prominence */
.hero-owner-grid{display:grid;grid-template-columns:minmax(0,1.16fr) minmax(330px,.84fr);gap:54px;align-items:center}
.hero-copy{min-width:0}
.owner-card{background:#fff;border:1px solid rgba(23,58,84,.14);border-radius:26px;overflow:hidden;box-shadow:0 20px 60px rgba(23,58,84,.14)}
.owner-card>img{display:block;width:100%;aspect-ratio:1/1;object-fit:cover;object-position:center 18%}
.owner-card-body{padding:25px 27px 27px}
.owner-label{margin:0 0 4px;color:#8b6d2f;font-weight:850;letter-spacing:.13em;text-transform:uppercase;font-size:.72rem}
.owner-card h2{margin:.1em 0 .2em;font-size:clamp(1.7rem,3vw,2.35rem);line-height:1.05;color:var(--teal)}
.owner-title{margin:.4em 0 .8em;font-weight:750;color:var(--navy);line-height:1.45}
.owner-company{margin:.6em 0 1em;color:#445359}
.owner-credentials{display:grid;gap:8px;margin:16px 0;padding:14px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.owner-credentials div{display:grid;grid-template-columns:88px 1fr;gap:8px}
.owner-credentials dt{font-size:.75rem;text-transform:uppercase;letter-spacing:.08em;font-weight:850;color:#8b6d2f}
.owner-credentials dd{margin:0;font-size:.86rem;color:#39484d}
.owner-contact{font-size:.9rem;line-height:1.6;margin:14px 0}
.owner-contact a{font-weight:750;text-decoration:none}
.owner-links{display:flex;gap:16px;flex-wrap:wrap;margin-top:16px}
.owner-links a{font-size:.9rem;font-weight:800;text-decoration:none}
@media(max-width:920px){.hero-owner-grid{grid-template-columns:1fr;gap:34px}.owner-card{max-width:620px}}
@media(max-width:520px){.owner-card-body{padding:21px}.owner-credentials div{grid-template-columns:1fr;gap:1px}}