:root {
  --white: #fff;
  --ink: #0f172a;
  --teal: #0d9488;
  --teal-dark: #0f766e;
  --muted: #64748b;
  --line: #e2e8f0;
  --sand: #f8fafc;
  --max: 1140px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: "Libre Franklin", system-ui, sans-serif;
  line-height: 1.55;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); border: 0;
}

.gwc-bar {
  display: flex; justify-content: space-between; align-items: center; gap: 12px;
  padding: 10px 20px; background: var(--ink); font-size: 13px; color: #94a3b8;
}
.gwc-bar a {
  padding: 8px 12px; background: var(--teal); color: #fff;
  font-size: 11px; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase;
}
.gwc-bar a:hover { filter: brightness(1.08); }

.topbar {
  display: flex; align-items: center; justify-content: space-between; gap: 16px;
  padding: 16px clamp(16px, 4vw, 36px);
  background: var(--white); border-bottom: 1px solid var(--line);
}
.logo {
  font-family: "Fraunces", Georgia, serif;
  font-size: 22px; font-weight: 700; color: var(--ink); line-height: 1.1;
}
.logo span {
  display: block; font-family: "Libre Franklin", sans-serif;
  font-size: 11px; font-weight: 600; letter-spacing: 0.18em;
  text-transform: uppercase; color: var(--teal);
}
.topbar nav { display: flex; gap: 22px; font-size: 14px; font-weight: 500; color: var(--muted); }
.topbar nav a:hover { color: var(--teal); }
.top-cta {
  padding: 10px 16px; background: var(--teal); color: #fff;
  font-size: 13px; font-weight: 700; white-space: nowrap;
}
.top-cta:hover { background: var(--teal-dark); }

.hero {
  position: relative; min-height: 78vh;
  display: flex; align-items: center;
}
.hero-bg {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
}
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(105deg, rgba(15,23,42,0.88) 0%, rgba(15,23,42,0.45) 55%, rgba(15,23,42,0.25) 100%);
}
.hero-inner {
  position: relative; z-index: 1;
  width: min(var(--max), 100%); margin: 0 auto;
  padding: clamp(48px, 8vw, 96px) clamp(16px, 4vw, 40px);
  color: #fff;
}
.eyebrow {
  margin: 0 0 12px; font-size: 12px; font-weight: 600;
  letter-spacing: 0.14em; text-transform: uppercase; color: #5eead4;
}
.hero h1 {
  margin: 0 0 16px; max-width: 12ch;
  font-family: "Fraunces", Georgia, serif;
  font-size: clamp(36px, 6vw, 56px); font-weight: 700; line-height: 1.08;
}
.hero-lead { margin: 0 0 28px; max-width: 36rem; font-size: 18px; opacity: 0.92; }

.search-bar {
  display: grid; grid-template-columns: 1.4fr 0.7fr 0.7fr auto; gap: 0;
  max-width: 720px; background: var(--white); border-radius: 4px; overflow: hidden;
  box-shadow: 0 20px 50px rgba(0,0,0,0.25);
}
.search-bar input,
.search-bar select,
.search-bar button {
  min-height: 54px; padding: 0 16px; border: 0; border-right: 1px solid var(--line);
  font: inherit; color: var(--ink); background: var(--white);
}
.search-bar select { cursor: pointer; color: var(--muted); }
.search-bar button {
  border-right: 0; background: var(--teal); color: #fff;
  font-weight: 700; cursor: pointer; padding: 0 24px;
}
.search-bar button:hover { background: var(--teal-dark); }

.stats-strip {
  display: grid; grid-template-columns: repeat(4, 1fr);
  background: var(--sand); border-bottom: 1px solid var(--line); text-align: center;
}
.stats-strip div { padding: 22px 16px; border-right: 1px solid var(--line); }
.stats-strip div:last-child { border-right: 0; }
.stats-strip strong {
  display: block; font-family: "Fraunces", Georgia, serif;
  font-size: 26px; color: var(--teal);
}
.stats-strip span { font-size: 13px; color: var(--muted); }

.section-head {
  max-width: 620px; margin-bottom: 40px;
  padding: 0 clamp(16px, 4vw, 40px);
}
.section-head h2 {
  margin: 0 0 12px;
  font-family: "Fraunces", Georgia, serif;
  font-size: clamp(28px, 4vw, 38px); font-weight: 700; color: var(--ink);
}
.section-head p { margin: 0; color: var(--muted); }
.section-head--light h2 { color: #fff; }
.section-head--light p { color: rgba(255,255,255,0.78); }

.listings { padding: 80px 0; background: var(--white); }

.listing-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.listing-card {
  display: flex; flex-direction: column; height: 100%;
  background: var(--white); border: 1px solid var(--line);
  border-radius: 6px; overflow: hidden;
}
.listing-photo {
  flex: 0 0 220px; background-size: cover; background-position: center;
  position: relative;
}
.listing-badge {
  position: absolute; top: 14px; left: 14px;
  padding: 6px 10px; background: var(--teal); color: #fff;
  font-size: 11px; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase;
}
.listing-body {
  display: flex; flex-direction: column; flex: 1; padding: 22px;
}
.listing-meta { margin: 0 0 6px; font-size: 12px; font-weight: 600; color: var(--muted); text-transform: uppercase; letter-spacing: 0.06em; }
.listing-body h3 { margin: 0 0 8px; font-size: 18px; font-weight: 600; }
.listing-price {
  margin: 0 0 12px;
  font-family: "Fraunces", Georgia, serif;
  font-size: 28px; font-weight: 700; color: var(--teal);
}
.listing-desc { margin: 0 0 18px; flex: 1; font-size: 14px; color: var(--muted); }
.listing-link { font-size: 14px; font-weight: 700; color: var(--teal); margin-top: auto; }
.listing-link:hover { color: var(--teal-dark); }

.services {
  padding: 80px 0; background: var(--ink); color: #fff;
}
.services-grid {
  display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.service-card {
  display: flex; flex-direction: column; height: 100%;
  padding: 32px; background: rgba(255,255,255,0.04); border: 1px solid rgba(255,255,255,0.1);
  border-radius: 6px;
}
.service-num {
  font-family: "Fraunces", Georgia, serif; font-size: 32px; color: var(--teal); margin-bottom: 12px;
}
.service-card h3 { margin: 0 0 12px; font-size: 22px; }
.service-card > p { margin: 0 0 16px; color: rgba(255,255,255,0.75); flex: 0; }
.service-card ul { margin: 0 0 24px; padding-left: 18px; flex: 1; color: rgba(255,255,255,0.85); font-size: 15px; }
.service-card ul li { margin-bottom: 6px; }
.service-card > a {
  margin-top: auto; font-weight: 700; color: #5eead4;
}
.service-card > a:hover { color: #fff; }

.neighborhoods { padding: 80px 0; background: var(--sand); }
.hood-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.hood-card {
  padding: 24px; background: var(--white); border: 1px solid var(--line); border-top: 3px solid var(--teal);
}
.hood-card h3 { margin: 0 0 10px; font-size: 17px; }
.hood-card p { margin: 0; font-size: 14px; color: var(--muted); }

.agent { padding: 80px 0; }
.agent-layout {
  display: grid; grid-template-columns: 1fr 1.1fr; gap: 48px; align-items: center;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.agent-photo {
  min-height: 420px; background-size: cover; background-position: center;
  border-radius: 6px;
}
.agent-copy h2 {
  margin: 0 0 8px;
  font-family: "Fraunces", Georgia, serif;
  font-size: clamp(28px, 4vw, 36px);
}
.agent-title { margin: 0 0 16px; font-weight: 600; color: var(--teal); }
.agent-copy > p { margin: 0 0 20px; color: var(--muted); }
.agent-creds { margin: 0 0 24px; padding: 0; list-style: none; font-size: 14px; }
.agent-creds li { padding: 10px 0; border-bottom: 1px solid var(--line); }
.btn-primary {
  display: inline-block; padding: 14px 24px; background: var(--teal); color: #fff; font-weight: 700;
}
.btn-primary:hover { background: var(--teal-dark); }

.testimonials { padding: 80px 0; background: var(--sand); }
.review-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.review-grid blockquote {
  margin: 0; padding: 28px; background: var(--white); border: 1px solid var(--line);
  border-left: 4px solid var(--teal); height: 100%;
}
.review-grid p { margin: 0 0 16px; font-size: 15px; font-style: italic; }
.review-grid footer { font-size: 13px; font-weight: 600; color: var(--muted); }

.faq { padding: 80px 0; }
.faq-grid {
  display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.faq details {
  padding: 18px 20px; border: 1px solid var(--line); background: var(--sand);
}
.faq summary { font-weight: 600; cursor: pointer; }
.faq details p { margin: 12px 0 0; font-size: 14px; color: var(--muted); }

.contact { padding: 80px 0; background: var(--ink); color: #fff; }
.contact-panel {
  display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px;
  max-width: var(--max); margin: 0 auto; padding: 0 clamp(16px, 4vw, 40px);
}
.contact-intro h2 {
  margin: 0 0 12px;
  font-family: "Fraunces", Georgia, serif;
  font-size: clamp(28px, 4vw, 36px);
}
.contact-intro > p { margin: 0 0 20px; color: rgba(255,255,255,0.78); }
.contact-direct { font-size: 15px; line-height: 1.8; }
.contact-direct a { color: #5eead4; }
.contact-direct a:hover { color: #fff; }

.contact-form { display: grid; gap: 12px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.contact-form label { display: grid; gap: 6px; font-size: 13px; font-weight: 600; }
.contact-form input,
.contact-form select,
.contact-form textarea {
  min-height: 48px; padding: 12px 14px; border: 1px solid rgba(255,255,255,0.15);
  background: rgba(255,255,255,0.06); color: #fff; font: inherit;
}
.contact-form textarea { min-height: 100px; resize: vertical; }
.contact-form button {
  min-height: 52px; border: 0; background: var(--teal); color: #fff;
  font-weight: 700; cursor: pointer; text-transform: uppercase; letter-spacing: 0.06em;
}
.contact-form button:hover { background: var(--teal-dark); }
.demo-note { margin: 8px 0 0; font-size: 12px; color: rgba(255,255,255,0.5); text-align: center; }

.site-footer {
  padding: 40px clamp(16px, 4vw, 40px) 24px; background: #020617; color: #94a3b8;
}
.footer-nap {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px;
  max-width: var(--max); margin: 0 auto 28px; font-size: 14px; line-height: 1.6;
}
.footer-nap strong {
  display: block; margin-bottom: 8px;
  font-family: "Fraunces", Georgia, serif;
  font-size: 16px; color: #fff;
}
.footer-nap a:hover { color: #5eead4; }
.footer-meta {
  display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap;
  max-width: var(--max); margin: 0 auto; padding-top: 20px;
  border-top: 1px solid rgba(255,255,255,0.1); font-size: 13px;
}
.footer-meta a { color: #5eead4; }

@media (max-width: 960px) {
  .stats-strip { grid-template-columns: repeat(2, 1fr); }
  .stats-strip div:nth-child(2) { border-right: 0; }
  .listing-grid { grid-template-columns: 1fr; max-width: 420px; }
  .services-grid { grid-template-columns: 1fr; }
  .hood-grid { grid-template-columns: repeat(2, 1fr); }
  .agent-layout { grid-template-columns: 1fr; }
  .agent-photo { min-height: 280px; }
  .review-grid { grid-template-columns: 1fr; }
  .faq-grid { grid-template-columns: 1fr; }
  .contact-panel { grid-template-columns: 1fr; }
  .footer-nap { grid-template-columns: 1fr; }
}

@media (max-width: 720px) {
  .topbar nav { display: none; }
  .search-bar { grid-template-columns: 1fr; }
  .search-bar input,
  .search-bar select,
  .search-bar button { border-right: 0; border-bottom: 1px solid var(--line); }
  .search-bar button { border-bottom: 0; }
  .hood-grid { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
}