:root{
    --paper:#FFFFFF;
    --paper-raise:#F2F2F2;
    --ink:#1A1A1A;
    --ink-soft:#666666;
    --navy:#1A1A1A;
    --brass:#B40101;
    --brass-deep:#8C0101;
    --sage:#999999;
    --line:#CCCCCC;
    --card:#FFFFFF;
    --accent-on-dark:#FF5252;
    --shadow: 0 1px 0 rgba(0,0,0,0.08);
    --radius: 3px;
    --maxw: 1120px;
  }
  :root:not([data-theme="light"]){
    @media (prefers-color-scheme: dark){
      --paper:#121212;
      --paper-raise:#1C1C1C;
      --ink:#F2F2F2;
      --ink-soft:#B3B3B3;
      --navy:#2A2A2A;
      --brass:#E14545;
      --brass-deep:#FF6B6B;
      --sage:#BFBFBF;
      --line:#333333;
      --card:#1A1A1A;
      --accent-on-dark:#FF5252;
      --shadow: 0 1px 0 rgba(0,0,0,0.4);
    }
  }
  :root[data-theme="dark"]{
    --paper:#121212;
    --paper-raise:#1C1C1C;
    --ink:#F2F2F2;
    --ink-soft:#B3B3B3;
    --navy:#2A2A2A;
    --brass:#E14545;
    --brass-deep:#FF6B6B;
    --sage:#BFBFBF;
    --line:#333333;
    --card:#1A1A1A;
    --accent-on-dark:#FF5252;
    --shadow: 0 1px 0 rgba(0,0,0,0.4);
  }

  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    margin:0;
    background:var(--paper);
    color:var(--ink);
    font-family:'Inter',-apple-system,BlinkMacSystemFont,sans-serif;
    font-size:16px;
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  h1,h2,h3,h4{
    font-family:'Fraunces',Georgia,serif;
    font-weight:500;
    line-height:1.15;
    margin:0 0 0.5em;
    color:var(--ink);
  }
  h1, h2{color:var(--brass-deep);}
  p{margin:0 0 1em; color:var(--ink-soft); max-width:62ch;}
  a{color:inherit;}
  img{max-width:100%; display:block;}
  .wrap{max-width:var(--maxw); margin:0 auto; padding:0 28px;}
  section{padding:96px 0;}
  @media (max-width:760px){ section{padding:64px 0;} }

  .eyebrow{
    font-size:13px;
    letter-spacing:0.03em;
    color:var(--brass-deep);
    font-weight:600;
    margin-bottom:14px;
    display:block;
  }

  /* ---------- Nav ---------- */
  header.site{
    position:sticky; top:0; z-index:50;
    background:color-mix(in srgb, var(--paper) 88%, transparent);
    backdrop-filter:blur(8px);
    border-bottom:1px solid var(--line);
  }
  nav{
    display:flex; align-items:center; justify-content:space-between;
    padding:18px 28px; max-width:var(--maxw); margin:0 auto;
  }
  .brand-group{display:flex; align-items:center; gap:16px;}
  .brokerage-logos{display:flex; align-items:center; gap:12px;}
  .logo-swr{height:22px; width:auto; display:block;}
  .logo-kw{height:30px; width:auto; display:block; border-radius:3px;}
  @media (max-width:760px){
    .brokerage-logos{display:none;}
  }
  .navlinks{display:flex; gap:28px; list-style:none; margin:0; padding:0;}
  .navlinks a{text-decoration:none; font-size:14.5px; color:var(--ink-soft); font-weight:500; transition:color .15s;}
  .navlinks a:hover{color:var(--ink);}
  .navtoggle{display:none; background:none; border:none; font-size:22px; color:var(--ink); cursor:pointer;}
  @media (max-width:880px){
    .navlinks{display:none;}
    .navtoggle{display:block;}
    .navlinks.is-open{
      display:flex; flex-direction:column; gap:0;
      position:absolute; top:100%; left:0; right:0;
      background:var(--paper); border-top:1px solid var(--line);
      box-shadow:0 8px 20px rgba(0,0,0,0.08);
      padding:8px 0;
    }
    .navlinks.is-open li{width:100%;}
    .navlinks.is-open a{display:block; padding:14px 24px; font-size:16px;}
    nav{position:relative;}
  }

  /* ---------- Buttons ---------- */
  .btn{
    display:inline-flex; align-items:center; gap:8px;
    padding:13px 22px; border-radius:var(--radius);
    text-decoration:none; font-weight:600; font-size:15px;
    border:1px solid transparent; cursor:pointer;
  }
  .btn-primary{background:var(--brass); color:var(--paper);}
  .btn-primary:hover{background:var(--brass-deep);}
  .btn-outline{border-color:var(--ink); color:var(--ink); background:transparent;}
  .btn-outline:hover{border-color:var(--brass-deep); color:var(--brass-deep);}
  .btn-row{display:flex; gap:14px; flex-wrap:wrap; margin-top:8px;}

  /* ---------- Hero ---------- */
  .hero{
    position:relative; padding:120px 0 100px; overflow:hidden;
    background-image:none;
    background-size:cover; background-position:center;
  }
  .hero::before{
    content:""; position:absolute; inset:0;
    background:linear-gradient(100deg, rgba(0,0,0,0.72) 0%, rgba(0,0,0,0.55) 45%, rgba(0,0,0,0.32) 100%);
  }
  .hero .wrap{max-width:720px; position:relative; z-index:1;}
  .hero h1{font-size:clamp(34px,4.6vw,54px); letter-spacing:-0.01em; color:#FFFFFF; text-shadow:0 2px 12px rgba(0,0,0,0.35);}
  .hero .eyebrow{color:var(--brass); font-size:16px;}
  .hero .lede{font-size:18px; max-width:46ch; color:#F5F5F5; text-shadow:0 1px 8px rgba(0,0,0,0.35);}
  .hero .btn-outline{border-color:#FFFFFF; color:#FFFFFF;}
  .hero .btn-outline:hover{border-color:var(--brass-deep); color:var(--brass-deep);}

  /* ---------- Section headers ---------- */
  .sec-head{max-width:640px; margin-bottom:44px;}
  .sec-head h2{font-size:clamp(26px,3vw,36px);}

  /* ---------- Story / About ---------- */
  .story{background:var(--paper-raise); border-top:1px solid var(--line); border-bottom:1px solid var(--line); text-align:center;}
  .story-single{max-width:680px; margin:0 auto;}
  .story-single p{margin-left:auto; margin-right:auto; text-align:left;}
  .story-single h2{text-align:center;}
  .headshot-frame{
    position:relative; display:flex; align-items:flex-end; justify-content:center;
    background:transparent;
    padding:0; min-height:0;
  }
  .headshot-centered{max-width:320px; margin:0 auto 32px;}
  .headshot-frame img{width:100%; max-width:400px; height:auto; object-fit:contain; display:block;}

  .connect-cta{
    margin-top:28px; padding-top:24px; border-top:1px solid var(--line); text-align:center;
  }
  .connect-cta h3{font-size:20px; margin-bottom:10px;}
  .connect-cta .eyebrow{margin-bottom:6px;}
  .connect-cta p{font-size:14.5px; margin-left:auto; margin-right:auto;}
  .connect-cta .btn-row{justify-content:center;}
  .social-row{display:flex; gap:14px; justify-content:center; margin-top:20px;}
  .social-icon{
    display:flex; align-items:center; justify-content:center;
    width:38px; height:38px; border-radius:50%; border:1px solid var(--line);
    color:var(--ink-soft); transition:color .15s, border-color .15s;
  }
  .social-icon svg{width:18px; height:18px;}
  .social-icon:hover{color:var(--brass-deep); border-color:var(--brass-deep);}

  .footer-logo-row{
    display:flex; align-items:center; justify-content:center; gap:36px; margin-top:28px;
    flex-wrap:wrap;
  }
  .footer-logo-swr{height:34px; width:auto; display:block;}
  .footer-logo-kw{height:40px; width:auto; display:block; border-radius:3px;}
  .footer-logo-moo{height:30px; width:auto; display:block;}

  /* ---------- Client Services ---------- */
  .service-block{margin-bottom:56px;}
  .service-block:last-child{margin-bottom:0;}
  .service-block > h3{font-size:24px; margin-bottom:6px;}
  .service-block > .service-intro{margin-bottom:28px; max-width:62ch;}
  .service-grid{display:grid; grid-template-columns:1fr 1fr; gap:20px;}
  @media (max-width:760px){ .service-grid{grid-template-columns:1fr;} }
  .service-card{
    background:var(--paper-raise); border:1px solid var(--line); border-radius:var(--radius);
    padding:28px 26px;
  }
  .service-card h4{font-size:17px; margin-bottom:6px;}
  .service-card .service-note{font-size:14px; margin-bottom:14px;}
  .service-card ul{margin:0; padding-left:18px; color:var(--ink-soft); font-size:14px;}
  .service-card li{margin-bottom:6px;}
  .service-card li:last-child{margin-bottom:0;}

  .service-card-icon{
    width:44px; height:44px; border-radius:50%; background:var(--card); color:#B40101; margin-bottom:14px;
    display:flex; align-items:center; justify-content:center;
  }
  .service-card-icon svg{width:22px; height:22px;}

  /* ---------- Home value form ---------- */
  .value-form{max-width:640px;}
  .value-grid{display:grid; grid-template-columns:1fr 1fr; gap:14px; margin-bottom:14px;}
  @media (max-width:600px){ .value-grid{grid-template-columns:1fr;} }
  .value-form input, .value-form textarea{
    width:100%; padding:13px 15px; border:1px solid var(--line); border-radius:var(--radius);
    background:var(--card); color:var(--ink); font-family:inherit; font-size:14.5px;
  }
  .value-form input:focus, .value-form textarea:focus{outline:2px solid var(--brass-deep); outline-offset:1px;}
  .value-form textarea{margin-bottom:16px; resize:vertical;}
  .value-note{font-size:12.5px; color:var(--ink-soft); margin-top:12px; max-width:none;}

  .range-field{margin-bottom:26px;}
  .range-field-head{display:flex; align-items:center; justify-content:space-between; margin-bottom:10px;}
  .range-field-label{
    display:flex; align-items:center; gap:8px; font-size:13px; font-weight:700;
    letter-spacing:0.04em; text-transform:uppercase; color:var(--ink);
  }
  .range-field-label svg{width:18px; height:18px; color:var(--brass-deep); flex-shrink:0;}
  .range-field-unit{font-size:13px; color:var(--ink-soft);}
  .range-field-unit::after{content:" \25BE"; font-size:10px;}
  .range-boxes{display:flex; align-items:center; gap:10px; margin-bottom:14px;}
  .range-box{
    flex:1; padding:12px 14px; border:1px solid var(--line); border-radius:var(--radius);
    background:var(--card); color:var(--ink-soft); font-size:14px; text-align:center;
  }
  .range-dash{color:var(--line); font-size:16px; flex-shrink:0;}
  .dual-slider{position:relative; height:20px; margin-top:4px;}
  .dual-slider-track{
    position:absolute; top:50%; left:0; right:0; height:4px; margin-top:-2px;
    background:var(--line); border-radius:2px;
  }
  .dual-slider-fill{
    position:absolute; top:50%; height:4px; margin-top:-2px;
    background:linear-gradient(90deg, var(--brass) 0%, var(--brass-deep) 100%); border-radius:2px;
  }
  .dual-slider-input{
    position:absolute; top:0; left:0; width:100%; height:20px; margin:0;
    -webkit-appearance:none; appearance:none; background:none;
  }
  .dual-slider-input::-webkit-slider-thumb{
    -webkit-appearance:none; pointer-events:auto; width:20px; height:20px; border-radius:50%;
    background:var(--paper); border:2px solid var(--brass-deep); cursor:pointer; box-shadow:0 1px 4px rgba(0,0,0,0.25);
    margin-top:0;
  }
  .dual-slider-input::-moz-range-thumb{
    pointer-events:auto; width:20px; height:20px; border-radius:50%;
    background:var(--paper); border:2px solid var(--brass-deep); cursor:pointer; box-shadow:0 1px 4px rgba(0,0,0,0.25);
  }
  .dual-slider-input::-webkit-slider-runnable-track{background:none;}
  .dual-slider-input::-moz-range-track{background:none;}

  .contact-form-wrap{max-width:560px;}
  .contact-form-wrap h3{font-size:24px; margin-bottom:20px;}
  .consent-check{
    display:flex; gap:10px; align-items:flex-start; margin-bottom:14px; cursor:pointer;
  }
  .consent-check input[type="checkbox"]{
    margin-top:3px; flex-shrink:0; width:16px; height:16px; accent-color:var(--navy);
  }
  .consent-check span{font-size:12.5px; color:var(--ink-soft); line-height:1.5;}
  .consent-check a{color:var(--navy); text-decoration:underline;}

  /* ---------- Mortgage strip ---------- */
  .mortgage{background:var(--paper);}
  .mortgage h2{color:#1A3D6D;}
  .mortgage p{color:var(--ink-soft); opacity:1;}
  .mortgage .moo-logo{
    display:block; height:34px; width:auto; margin-bottom:18px;
  }
  .m-grid{display:grid; grid-template-columns:1.1fr 0.9fr; gap:56px; align-items:start;}
  @media (max-width:900px){ .m-grid{grid-template-columns:1fr;} }
  .m-list{list-style:none; margin:24px 0 0; padding:0; display:flex; flex-direction:column; gap:16px;}
  .m-list li{display:flex; gap:12px; align-items:flex-start; font-size:15px; color:var(--ink);}
  .m-list li::before{content:"—"; color:#1A3D6D; flex-shrink:0;}

  /* ---------- Mortgage calculator ---------- */
  .calc-card{
    background:var(--card); border:1px solid var(--line); border-radius:var(--radius);
    padding:36px; max-width:820px;
  }
  @media (max-width:600px){
    .calc-card{padding:20px;}
    .calc-result-amount{font-size:32px;}
  }
  .calc-grid{display:grid; grid-template-columns:1fr 1fr 1fr; gap:18px;}
  .calc-grid-4{grid-template-columns:1fr 1fr 1fr 1fr; margin-top:18px;}
  @media (max-width:700px){
    .calc-grid, .calc-grid-4{grid-template-columns:1fr 1fr;}
  }
  @media (max-width:420px){
    .calc-grid, .calc-grid-4{grid-template-columns:1fr;}
  }
  .calc-card label{
    display:flex; flex-direction:column; gap:6px; font-size:13px; color:var(--ink-soft); font-weight:500;
  }
  .calc-card input, .calc-card select{
    padding:11px 12px; border:1px solid var(--line); border-radius:var(--radius);
    background:var(--paper); color:var(--ink); font-family:inherit; font-size:14.5px;
  }
  .calc-card input:focus, .calc-card select:focus{outline:2px solid var(--brass-deep); outline-offset:1px;}
  .calc-subhead{
    font-size:12.5px; font-weight:600; text-transform:uppercase; letter-spacing:0.04em;
    color:var(--ink-soft); margin:28px 0 0; max-width:none;
  }
  .calc-result{
    margin-top:28px; padding-top:24px; border-top:1px solid var(--line);
  }
  .calc-result-label{display:block; font-size:13px; color:var(--ink-soft); margin-bottom:4px;}
  .calc-result-amount{
    display:block; font-family:'Fraunces',serif; font-size:40px; font-weight:500; color:#1A3D6D;
  }
  .calc-breakdown{
    display:flex; flex-wrap:wrap; gap:16px 28px; margin-top:16px; font-size:13.5px; color:var(--ink-soft);
  }
  .calc-breakdown span{color:var(--ink); font-weight:600;}

  /* ---------- Insights article ---------- */
  .article-wrap{max-width:720px;}

  .market-snap-grid{
    display:grid; grid-template-columns:repeat(4,1fr); gap:18px; margin-top:36px;
  }
  @media (max-width:900px){ .market-snap-grid{grid-template-columns:repeat(2,1fr);} }
  @media (max-width:560px){ .market-snap-grid{grid-template-columns:1fr;} }
  .market-snap-card{
    background:var(--paper-raise); border:1px solid var(--line); border-radius:var(--radius);
    padding:22px 20px;
  }
  .market-snap-card h4{font-size:17px; margin-bottom:10px; color:var(--ink);}
  .market-snap-price{
    font-family:'Fraunces',serif; font-size:22px; font-weight:500; color:var(--brass-deep);
    margin-bottom:14px; display:flex; align-items:baseline; gap:8px; flex-wrap:wrap;
  }
  .market-snap-row{
    display:flex; justify-content:space-between; gap:10px; font-size:13.5px;
    color:var(--ink-soft); padding:7px 0; border-top:1px solid var(--line);
  }
  .market-snap-row span:last-child{color:var(--ink); font-weight:600; display:flex; align-items:center; gap:5px;}
  .ms-up{color:#1E7B34; font-size:12px; font-weight:700;}
  .ms-down{color:var(--brass-deep); font-size:12px; font-weight:700;}
  .market-snap-source{font-size:12.5px; color:var(--ink-soft); margin-top:20px; max-width:none;}
  .article-hero{
    width:100%; height:340px; border-radius:var(--radius); margin-bottom:32px;
  }
  @media (max-width:600px){
    .article-hero{height:200px; margin-bottom:24px;}
  }
  .article-figure{margin:0 auto 32px; max-width:460px;}
  .article-figure img{width:100%; height:auto; display:block; border-radius:var(--radius);}
  .article-list{margin:0 0 1.1em 1.2em; padding:0;}
  .article-list li{margin-bottom:12px; line-height:1.6;}
  .article-category{
    display:inline-block; font-size:12.5px; font-weight:700; letter-spacing:0.04em; text-transform:uppercase;
    color:var(--brass-deep); margin-bottom:10px;
  }
  .article-title{font-size:clamp(28px,4vw,42px); line-height:1.15; margin-bottom:10px;}
  .article-date{font-size:13.5px; color:var(--ink-soft); margin-bottom:32px; max-width:none;}
  .article-body p{font-size:17px; line-height:1.75; color:var(--ink); max-width:none; margin-bottom:22px;}
  .article-body p:first-child{font-size:19px;}
  .article-body ul{font-size:17px; line-height:1.75; color:var(--ink); margin:0 0 22px; padding-left:22px;}
  .article-body li{margin-bottom:8px;}
  .article-body .article-emoji-list{list-style:none; padding-left:0;}
  .article-byline{
    display:flex; align-items:center; gap:16px; margin-top:40px; padding-top:28px; border-top:1px solid var(--line);
  }
  .article-byline-photo{width:56px; height:56px; border-radius:50%; overflow:hidden; flex-shrink:0; background:var(--paper-raise);}
  .article-byline-photo img{width:100%; height:100%; object-fit:cover; object-position:top;}
  .article-byline-label{font-size:12px; color:var(--ink-soft); display:block;}
  .article-byline-name{font-weight:600; margin:2px 0 0; font-size:15px;}
  .article-byline-title{font-size:13px; color:var(--ink-soft); margin:2px 0 0; max-width:none;}

  /* ---------- FAQ ---------- */
  .faq-item{border-top:1px solid var(--line); padding:22px 0;}
  .faq-item:last-child{border-bottom:1px solid var(--line);}
  .faq-item summary{
    cursor:pointer; font-family:'Fraunces',serif; font-size:18px; list-style:none;
    display:flex; justify-content:space-between; align-items:center; gap:16px;
  }
  .faq-item summary::-webkit-details-marker{display:none;}
  .faq-item summary::after{content:"+"; font-size:20px; color:var(--brass-deep); flex-shrink:0;}
  .faq-item[open] summary::after{content:"–";}
  .faq-item p{margin-top:12px; font-size:15px;}

  /* ---------- Contact / footer ---------- */
  .contact{background:var(--paper-raise); border-top:1px solid var(--line);}
  .contact .wrap{display:grid; grid-template-columns:1.3fr 0.85fr; gap:48px; align-items:start;}
  @media (max-width:860px){ .contact .wrap{grid-template-columns:1fr;} }
  .contact-card{background:var(--card); border:1px solid var(--line); border-radius:var(--radius); padding:32px;}
  .contact-card dl{margin:0; display:flex; flex-direction:column; gap:16px;}
  .contact-card dt{font-size:12.5px; color:var(--ink-soft); text-transform:uppercase; letter-spacing:0.04em; margin-bottom:2px;}
  .contact-card dd{margin:0; font-size:16px; font-weight:600;}
  .contact-card dd a{text-decoration:none; color:var(--navy);}

  footer{padding:40px 0; border-top:1px solid var(--line);}
  footer .wrap{display:flex; justify-content:space-between; align-items:flex-start; flex-wrap:wrap; gap:20px;}
  footer p{font-size:13px; color:var(--ink-soft); margin:0; max-width:520px;}
  footer .flinks{display:flex; gap:18px; list-style:none; padding:0; margin:0;}
  footer .flinks a{font-size:13px; text-decoration:none; color:var(--ink-soft);}
  footer .flinks a:hover{color:var(--ink);}

  .legal-bar{padding-top:24px; margin-top:24px; border-top:1px solid var(--line); display:flex; flex-direction:column; gap:10px;}
  .legal-row{flex-wrap:wrap; row-gap:6px;}
  .legal-fine{font-size:12px; color:var(--ink-soft); margin:0; max-width:none;}

  ::selection{background:var(--brass); color:#fff;}
  :focus-visible{outline:2px solid var(--brass-deep); outline-offset:2px;}
  @media (prefers-reduced-motion: reduce){ html{scroll-behavior:auto;} }