:root{--red:#b3122f;--ink:#1c1c1f;--muted:#6b6b73;--soft:#f5f5f7;--line:#e4e4e8;--white:#fff;--radius:28px;--shadow:0 24px 60px rgba(0,0,0,.08);--max:1180px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:-apple-system,BlinkMacSystemFont,"Segoe UI",Arial,sans-serif;color:var(--ink);background:var(--white);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}button{font:inherit}.wrap{width:min(var(--max),calc(100% - 32px));margin:auto}
nav{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.9);backdrop-filter:blur(16px);border-bottom:1px solid rgba(0,0,0,.06)}.navin{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:70px}.brand{display:flex;align-items:center;gap:12px;font-weight:800;letter-spacing:.02em}.brand img{width:42px;height:42px;object-fit:contain;border-radius:14px;background:transparent}.navlinks{display:flex;gap:22px;align-items:center;font-size:14px}.navlinks a:last-child{background:var(--red);color:#fff;padding:11px 16px;border-radius:999px}
.hero{position:relative;min-height:100svh;display:grid;align-items:end;overflow:hidden;background:#111;color:#fff}.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:brightness(.48)}.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.15),rgba(0,0,0,.72))}.hero-inner{position:relative;z-index:2;padding:130px 0 70px;display:grid;grid-template-columns:1.25fr .75fr;gap:34px;align-items:end}.eyebrow{display:inline-flex;gap:10px;align-items:center;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.18);padding:10px 14px;border-radius:999px;font-size:13px}.hero h1{font-size:clamp(40px,7vw,78px);line-height:.96;margin:18px 0 16px;max-width:10ch}.hero p{font-size:18px;line-height:1.65;max-width:62ch;color:rgba(255,255,255,.88)}.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:26px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 20px;border-radius:999px;font-weight:700}.btn-red{background:var(--red);color:#fff}.btn-white{background:rgba(255,255,255,.14);color:#fff;border:1px solid rgba(255,255,255,.18)}.hero-badge{justify-self:end;align-self:start;background:var(--soft);border:1px solid rgba(255,255,255,.18);border-radius:30px;padding:20px;box-shadow:var(--shadow);max-width:240px}.hero-badge img{width:100%;height:auto;object-fit:contain}.hero-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:26px}.stat{background:rgba(255,255,255,.1);backdrop-filter:blur(6px);border:1px solid rgba(255,255,255,.16);padding:16px;border-radius:22px}.stat strong{display:block;font-size:28px}
section{padding:88px 0}.soft{background:var(--soft)}.kicker{color:var(--red);text-transform:uppercase;letter-spacing:.16em;font-size:12px;font-weight:800;margin-bottom:14px}h2{font-size:clamp(30px,4vw,52px);line-height:1.04;margin:0 0 16px}.lede{max-width:760px;color:var(--muted);font-size:17px;line-height:1.75}
.marketing-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:38px;align-items:center}.marketing-grid img{border-radius:34px;box-shadow:var(--shadow);width:100%;height:100%;object-fit:cover}.pillar-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;margin-top:24px}.pillar{background:#fff;border:1px solid var(--line);border-radius:24px;padding:20px;box-shadow:0 10px 24px rgba(0,0,0,.04)}.pillar strong{display:block;font-size:18px;margin-bottom:8px}.pillar p{margin:0;color:var(--muted);line-height:1.65;font-size:15px}
.section-head{display:flex;justify-content:space-between;gap:24px;align-items:end;margin-bottom:28px}.section-head p{max-width:520px;color:var(--muted);line-height:1.7}
.video-grid,.event-grid,.team-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.listing-carousel{display:flex;gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 22px;scrollbar-width:none;-webkit-overflow-scrolling:touch;cursor:grab}.listing-carousel::-webkit-scrollbar{display:none}.listing-carousel:active{cursor:grabbing}.listing-carousel .listing-card,.video-carousel .video-card{flex:0 0 min(82vw,560px);scroll-snap-align:start}.swipe-hint{display:flex;align-items:center;gap:10px;color:var(--muted);font-size:14px;margin:10px 0 24px}.swipe-hint .arrow{display:inline-flex;width:42px;height:42px;align-items:center;justify-content:center;border-radius:50%;background:#fff;border:1px solid var(--line);font-size:20px;animation:nudge 1.8s ease-in-out infinite}@keyframes nudge{0%,100%{transform:translateX(0)}50%{transform:translateX(8px)}}.video-card,.event-card{border:0;padding:0;background:#fff;border-radius:28px;overflow:hidden;text-align:left;box-shadow:var(--shadow);cursor:pointer}.video-thumb,.listing-image{position:relative;aspect-ratio:16/10;overflow:hidden}.video-thumb img,.listing-image img,.event-card img{width:100%;height:100%;object-fit:cover;transition:transform .45s ease}.video-card:hover img,.listing-card:hover img,.event-card:hover img{transform:scale(1.04)}.video-badge,.price-tag,.event-label{position:absolute;left:16px;background:rgba(255,255,255,.92);backdrop-filter:blur(8px);padding:9px 14px;border-radius:999px;font-size:12px;font-weight:800;letter-spacing:.06em;text-transform:uppercase}.video-badge{top:16px}.price-tag{top:16px;color:var(--red)}.event-label{bottom:16px;left:16px;right:16px;text-align:center}.video-play{position:absolute;right:16px;bottom:16px;width:58px;height:58px;display:grid;place-items:center;background:rgba(0,0,0,.7);color:#fff;border-radius:50%;font-size:20px}.card-copy,.listing-body,.team-copy{padding:22px}.card-copy h3,.listing-body h3,.team-copy h3{margin:0 0 10px;font-size:23px;line-height:1.2}.card-copy p,.listing-body p,.team-copy p{margin:0 0 14px;color:var(--muted);line-height:1.7}.card-copy strong,.listing-body a{color:var(--red)}
.listing-card,.team-card{background:#fff;border-radius:28px;overflow:hidden;box-shadow:var(--shadow)}.team-card img{width:100%;aspect-ratio:4/4.5;object-fit:cover}.team-copy span{display:inline-block;color:var(--red);font-weight:800;text-transform:uppercase;letter-spacing:.12em;font-size:12px;margin-bottom:10px}
.coordinator{display:grid;place-items:center;min-height:100%;background:linear-gradient(135deg,#ffffff,#f6f6f8);border:1px solid var(--line);border-radius:28px;padding:34px;text-align:center;box-shadow:var(--shadow)}.coordinator .icon{width:72px;height:72px;border-radius:50%;display:grid;place-items:center;background:var(--soft);font-size:30px;margin-bottom:16px}
.logos{display:grid;grid-template-columns:1fr 1fr;gap:18px;align-items:center;margin-top:28px}.logo-panel{background:#fff;border:1px solid var(--line);border-radius:28px;padding:26px;display:grid;place-items:center;min-height:170px}.logo-panel img{max-height:86px;object-fit:contain}.target-logo-panel{background:var(--soft)}
.contact-box{background:linear-gradient(135deg,#18181b,#2a2a31);color:#fff;border-radius:34px;padding:42px;display:grid;grid-template-columns:1.2fr .8fr;gap:24px;align-items:center;box-shadow:var(--shadow)}.contact-box p{color:rgba(255,255,255,.84);line-height:1.8}.contact-actions{display:flex;flex-wrap:wrap;gap:14px;justify-content:flex-start}footer{padding:22px 0 44px;color:var(--muted);font-size:14px}
.modal{position:fixed;inset:0;background:rgba(10,10,12,.78);display:none;place-items:center;padding:24px;z-index:100}.modal.open{display:grid}.modal-panel{width:min(1180px,100%);max-height:94vh;background:#fff;border-radius:28px;overflow:hidden;box-shadow:0 40px 80px rgba(0,0,0,.25)}.modal-top{display:flex;align-items:center;justify-content:space-between;padding:18px 22px;border-bottom:1px solid var(--line)}.modal-title{font-size:22px;font-weight:800}.modal-close{width:42px;height:42px;border-radius:50%;border:1px solid var(--line);background:#fff;font-size:24px;cursor:pointer}.modal-body{padding:20px;display:grid;grid-template-columns:minmax(0,1.45fr) minmax(280px,.55fr);gap:20px;align-items:start}.modal-media{background:#000;border-radius:22px;overflow:hidden;display:flex;align-items:center;justify-content:center;min-height:0;aspect-ratio:16/9}.modal-media iframe{width:100%;height:100%;border:0;background:#000}.modal-media img{width:100%;height:100%;object-fit:contain;background:#000}.modal-media video{display:block;width:100%;height:auto;max-height:70vh;object-fit:contain;background:#000}.modal-copy p{margin:0;color:var(--muted);line-height:1.8}.modal-note{margin-top:18px;padding:16px 18px;background:var(--soft);border-radius:18px;color:var(--muted);font-size:14px;line-height:1.7}
.events-intro{max-width:560px}.events-intro p{margin:0 0 12px}.events-cta{display:inline-flex;align-items:center;gap:8px;color:var(--red);font-weight:800;line-height:1.5}.events-cta::after{content:"→"}.events-cta:hover{text-decoration:underline}
@media (max-width:980px){.hero-inner,.marketing-grid,.contact-box,.modal-body{grid-template-columns:1fr}.hero-badge{justify-self:start;max-width:170px}.hero-stats,.video-grid,.event-grid,.team-grid,.logos{grid-template-columns:1fr 1fr}}
@media (max-width:720px){.navin{min-height:64px}.brokerage-nav-logo{height:27px}.brand span{display:none}.brand-divider{height:28px}.navlinks{display:none}.hero-inner{padding-top:110px}.hero h1{max-width:12ch}.hero-stats,.pillar-grid,.video-grid,.event-grid,.team-grid,.logos{grid-template-columns:1fr}.section-head{display:block}.contact-actions{justify-content:flex-start}.modal{padding:12px}.modal-media{min-height:0;aspect-ratio:16/9}}

.event-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
.event-name-card{position:relative;min-height:300px;border:0;border-radius:28px;overflow:hidden;background:linear-gradient(145deg,#ffffff,#f1f1f3);box-shadow:var(--shadow);cursor:pointer;padding:28px;display:flex;align-items:flex-end;text-align:left;color:var(--ink)}
.event-name-card::before{content:"";position:absolute;inset:18px;border:1px solid rgba(179,18,47,.22);border-radius:22px}
.event-name-card::after{content:"";position:absolute;width:160px;height:160px;border-radius:50%;right:-45px;top:-45px;background:rgba(179,18,47,.09)}
.event-name-card h3{position:relative;z-index:2;margin:0;font-size:clamp(28px,3vw,42px);line-height:1.02;letter-spacing:-.045em;max-width:10ch}
.event-name-card span{position:absolute;left:28px;top:28px;z-index:2;color:var(--red);font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.14em}
.event-name-card.pending{cursor:default}
.event-name-card.pending span{color:var(--muted)}
.team-placeholder{width:100%;aspect-ratio:4/4.5;background:linear-gradient(145deg,#fff,#ececf0);display:grid;place-items:center;font-size:74px;font-weight:800;color:var(--red)}
@media (max-width:980px){.event-grid{grid-template-columns:1fr 1fr}}
@media (max-width:720px){.event-grid{grid-template-columns:1fr}.event-name-card{min-height:250px}}


.realtors-script-logo{height:38px;width:auto;object-fit:contain;background:transparent;display:block}
@media (max-width:720px){.realtors-script-logo{height:30px}}

/* Smaller Michele Phillips logo in the top navigation */
.brokerage-nav-logo{height:30px!important;width:auto!important;max-width:150px!important;object-fit:contain!important}
@media (max-width:720px){.brokerage-nav-logo{height:22px!important;max-width:112px!important}}

.hero-inner{position:relative}
.hero-broker-badge{position:absolute;right:230px;top:46%;transform:translateY(-50%);background:rgba(255,255,255,.94);border:1px solid rgba(255,255,255,.35);border-radius:22px;padding:14px 18px;box-shadow:var(--shadow);max-width:190px;z-index:3;backdrop-filter:blur(8px);display:flex;align-items:center;justify-content:center;text-align:center}
.hero-broker-badge img{width:100%;height:auto;object-fit:contain}
@media (max-width:980px){.hero-broker-badge{right:180px;top:50%;max-width:150px;padding:12px 14px}}
@media (max-width:720px){.hero-broker-badge{position:static;transform:none;justify-self:end;max-width:160px;margin-top:14px}}


.brand-lockup{display:flex;flex-direction:column;align-items:flex-start;gap:0}
.brand-subline{margin-left:54px;margin-top:-7px;font-size:10px;line-height:1.05;color:var(--muted);font-weight:600;white-space:nowrap}
@media (max-width:720px){.brand-subline{margin-left:50px;margin-top:-6px;font-size:8px;max-width:190px;white-space:normal}}
.hero-broker-badge{display:flex;align-items:center;justify-content:center;text-align:center}
.hero-broker-badge img{display:block;margin:0 auto;max-width:100%;height:auto;object-fit:contain}


.hero-logo-stack{justify-self:end;align-self:center;display:flex;flex-direction:column;align-items:center;gap:16px;width:240px}
.hero-logo-stack .hero-badge,.hero-logo-stack .hero-broker-badge{position:static;transform:none;right:auto;top:auto;width:240px;max-width:240px;min-height:170px;margin:0;background:rgba(255,255,255,.94);border:1px solid rgba(255,255,255,.35);border-radius:30px;padding:20px;box-shadow:var(--shadow);backdrop-filter:blur(8px);display:flex;align-items:center;justify-content:center;text-align:center}
.hero-logo-stack .hero-badge img{display:block;width:auto;max-width:100%;max-height:145px;height:auto;margin:auto;object-fit:contain;object-position:center}.hero-logo-stack .hero-broker-badge img{display:block;width:auto;max-width:100%;max-height:145px;height:auto;margin:auto;object-fit:contain;object-position:center}
@media (max-width:980px){.hero-logo-stack{justify-self:start;width:190px}.hero-logo-stack .hero-badge,.hero-logo-stack .hero-broker-badge{width:190px;max-width:190px;min-height:135px;padding:16px}.hero-logo-stack .hero-badge img,.hero-logo-stack .hero-broker-badge img{max-height:102px}}
@media (max-width:720px){.hero-logo-stack{width:170px}.hero-logo-stack .hero-badge,.hero-logo-stack .hero-broker-badge{width:170px;max-width:170px;min-height:120px;padding:14px}.hero-logo-stack .hero-badge img,.hero-logo-stack .hero-broker-badge img{max-height:90px}}


.results-section{background:#17171a;color:#fff;overflow-x:clip;overflow-y:visible}
.results-section .kicker{color:#ffb8c8}
.results-heading{display:grid;grid-template-columns:1.05fr .95fr;gap:48px;align-items:end;margin-bottom:34px}
.results-heading p{margin:0;color:rgba(255,255,255,.72);font-size:17px;line-height:1.75;max-width:590px}
.results-scroll-track{position:relative;height:620vh;padding-bottom:22vh}
.results-sticky{position:sticky;top:0;height:100dvh;min-height:560px;display:grid;place-items:center;perspective:1600px;overflow:hidden;padding:18px 0}
.results-carousel{position:relative;width:min(1080px,96vw);height:calc(100% - 36px);min-height:520px;transform-style:preserve-3d}
.results-pole{position:absolute;left:50%;top:50%;width:18px;height:calc(100% - 18px);max-height:none;min-height:0;transform:translate(-50%,-50%);border-radius:999px;background:linear-gradient(90deg,#5f6067 0%,#d8d9dd 46%,#7d7e84 100%);box-shadow:0 0 0 1px rgba(255,255,255,.18),0 18px 50px rgba(0,0,0,.38);z-index:1}
.results-pole::before,.results-pole::after{content:"";position:absolute;left:50%;transform:translateX(-50%);width:54px;height:14px;border-radius:999px;background:linear-gradient(90deg,#66676d,#e5e6e9,#77787e);box-shadow:0 8px 20px rgba(0,0,0,.3)}
.results-pole::before{top:-5px}.results-pole::after{bottom:-5px}
.results-ring{position:absolute;inset:0;transform-style:preserve-3d}
.result-card{position:absolute;left:50%;top:50%;width:min(310px,72vw);min-height:174px;padding:23px;border-radius:28px;background:linear-gradient(145deg,rgba(55,55,61,.98),rgba(34,34,39,.98));border:1px solid rgba(255,255,255,.24);box-shadow:0 18px 42px rgba(0,0,0,.28);overflow:hidden;transform-style:preserve-3d;will-change:transform,opacity;backface-visibility:hidden;contain:layout paint;transition:box-shadow .16s ease,border-color .16s ease;z-index:2}
.result-card.is-front{box-shadow:0 30px 72px rgba(0,0,0,.5),0 0 0 2px rgba(255,184,200,.38);border-color:rgba(255,255,255,.32)}
.result-card::after{content:"";position:absolute;width:130px;height:130px;border-radius:50%;right:-44px;top:-44px;background:rgba(179,18,47,.34)}
.result-number{position:relative;z-index:1;display:block;font-size:clamp(38px,5vw,62px);line-height:1;font-weight:850;letter-spacing:-.055em;margin-bottom:16px}
.result-label{position:relative;z-index:1;display:block;font-size:16px;font-weight:750;line-height:1.4;margin-bottom:8px}
.result-detail{position:relative;z-index:1;margin:0;color:rgba(255,255,255,.68);font-size:13px;line-height:1.55}
.results-scroll-cue{position:absolute;bottom:22px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.58);font-size:12px;letter-spacing:.12em;text-transform:uppercase;display:flex;align-items:center;gap:10px;white-space:nowrap}
.results-scroll-cue::before{content:"↓";display:grid;place-items:center;width:30px;height:30px;border:1px solid rgba(255,255,255,.22);border-radius:50%;animation:resultsBounce 1.7s ease-in-out infinite}
@keyframes resultsBounce{0%,100%{transform:translateY(0)}50%{transform:translateY(6px)}}
.results-note{margin:-12px 0 0;color:rgba(255,255,255,.52);font-size:12px;line-height:1.6;text-align:center}
@media (max-width:980px){.results-heading{grid-template-columns:1fr}.results-scroll-track{height:auto}.results-sticky{position:relative;top:auto;height:auto;min-height:0;display:block;overflow:visible}.results-carousel{width:100%;height:auto;perspective:none}.results-pole,.results-scroll-cue{display:none}.results-ring{position:relative;display:flex;gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 24px;transform:none!important}.results-ring::-webkit-scrollbar{display:none}.result-card{position:relative;left:auto;top:auto;flex:0 0 min(82vw,360px);min-height:190px;transform:none!important;opacity:1!important;filter:none!important;scroll-snap-align:start}.results-note{text-align:left;margin-top:2px}}
@media (prefers-reduced-motion:reduce){.results-scroll-track{height:auto}.results-sticky{position:relative;top:auto;height:auto;min-height:0}.results-pole,.results-scroll-cue{display:none}.results-carousel{height:auto}.results-ring{position:relative;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}.result-card{position:relative;left:auto;top:auto;width:auto;transform:none!important;opacity:1!important;filter:none!important}}
@media (max-width:620px){.results-ring{display:flex}.result-card{min-height:170px}}


@media (min-width:981px) and (max-height:820px){
  .result-card{width:min(292px,68vw);min-height:154px;padding:19px}
  .result-number{font-size:clamp(34px,4.5vw,54px);margin-bottom:12px}
  .result-label{font-size:15px;margin-bottom:6px}
  .result-detail{font-size:12px;line-height:1.45}
  .results-scroll-cue{bottom:10px}
}

.portfolio-note{margin:0 0 20px;padding:16px 18px;border:1px solid var(--line);border-radius:18px;background:var(--soft);color:var(--muted);font-size:14px;line-height:1.65}.portfolio-note strong{color:var(--ink)}


.testimonials-section{background:#fff}
.testimonials-intro{max-width:650px}
.review-grid{display:flex;gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 24px;scrollbar-width:none;-webkit-overflow-scrolling:touch;cursor:grab}.review-grid::-webkit-scrollbar{display:none}.review-grid:active{cursor:grabbing}
.review-card{position:relative;flex:0 0 min(82vw,430px);scroll-snap-align:start;background:var(--soft);border:1px solid var(--line);border-radius:28px;padding:28px;box-shadow:0 16px 38px rgba(0,0,0,.06);display:flex;flex-direction:column;min-height:100%}
.review-stars{color:var(--red);font-size:18px;letter-spacing:.12em;margin-bottom:18px}
.review-text{margin:0;color:var(--ink);font-size:15px;line-height:1.72;flex:1}
.review-author{display:flex;align-items:center;gap:13px;margin-top:24px;padding-top:20px;border-top:1px solid var(--line)}
.review-avatar{width:46px;height:46px;border-radius:50%;display:grid;place-items:center;background:var(--red);color:#fff;font-weight:850;font-size:17px}
.review-author strong{display:block;font-size:16px;margin-bottom:3px}
.review-meta{display:block;color:var(--muted);font-size:12px;line-height:1.4}.rating-only .review-text{font-size:18px;font-weight:750;line-height:1.5;color:var(--ink)}
.review-swipe-hint{display:flex;align-items:center;gap:10px;color:var(--muted);font-size:14px;margin:0 0 22px}.review-swipe-hint .arrow{display:inline-flex;width:42px;height:42px;align-items:center;justify-content:center;border-radius:50%;background:var(--soft);border:1px solid var(--line);font-size:20px;animation:nudge 1.8s ease-in-out infinite}
@media (max-width:980px){.review-card{flex-basis:min(88vw,390px);min-height:0}}


.floating-contact{position:fixed;right:24px;bottom:24px;z-index:95;display:inline-flex;align-items:center;gap:10px;padding:14px 20px;border-radius:999px;background:var(--red);color:#fff;font-weight:800;box-shadow:0 16px 40px rgba(179,18,47,.34);border:1px solid rgba(255,255,255,.18);transition:transform .2s ease,box-shadow .2s ease}.floating-contact:hover{transform:translateY(-2px);box-shadow:0 20px 46px rgba(179,18,47,.42)}.floating-contact::before{content:"☎";font-size:17px}@media (max-width:720px){.floating-contact{right:14px;bottom:14px;padding:12px 16px;font-size:14px}}

/* Interactive buyer and seller guides */
.guides-section{background:linear-gradient(180deg,#f7f6f3 0%,#fff 100%)}
.guides-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px;margin-top:32px}
.guide-card{background:#fff;border:1px solid var(--line);border-radius:30px;padding:22px;box-shadow:var(--shadow);display:grid;grid-template-columns:minmax(180px,.78fr) 1.12fr;gap:24px;align-items:center;overflow:hidden}
.guide-cover{position:relative;aspect-ratio:8.5/11;border-radius:18px;overflow:hidden;box-shadow:0 18px 42px rgba(0,0,0,.18);background:#eee;transform:perspective(900px) rotateY(-5deg);transform-origin:left center}
.guide-cover img{width:100%;height:100%;object-fit:cover;display:block}
.guide-copy h3{font-size:clamp(28px,3vw,40px);margin:0 0 12px;line-height:1.04}.guide-copy p{color:var(--muted);line-height:1.7;margin:0 0 20px}.guide-actions{display:flex;flex-wrap:wrap;gap:10px}.guide-open{border:0;cursor:pointer}.guide-download{border:1px solid var(--line);background:#fff;color:var(--ink)}
.guide-modal{position:fixed;inset:0;z-index:130;background:rgba(12,12,14,.88);backdrop-filter:blur(12px);display:none;align-items:center;justify-content:center;padding:18px}.guide-modal.open{display:flex}
.guide-reader{width:min(1000px,96vw);height:min(92vh,900px);background:#1c1c20;border:1px solid rgba(255,255,255,.18);border-radius:30px;box-shadow:0 34px 100px rgba(0,0,0,.5);display:grid;grid-template-rows:auto 1fr auto;overflow:hidden;color:#fff}
.guide-toolbar{display:flex;align-items:center;justify-content:space-between;gap:18px;padding:15px 18px;border-bottom:1px solid rgba(255,255,255,.12)}.guide-toolbar h3{font-size:18px;margin:0}.guide-close{width:40px;height:40px;border-radius:50%;border:1px solid rgba(255,255,255,.2);background:rgba(255,255,255,.08);color:#fff;font-size:24px;cursor:pointer}
.guide-stage{position:relative;display:grid;place-items:center;min-height:0;padding:18px;perspective:1800px;overflow:hidden;background:radial-gradient(circle at center,rgba(255,255,255,.08),transparent 65%)}
.guide-book{position:relative;height:100%;max-height:calc(92vh - 150px);aspect-ratio:8.5/11;transform-style:preserve-3d;filter:drop-shadow(0 24px 32px rgba(0,0,0,.42))}.guide-book::before{content:"";position:absolute;left:-8px;top:1%;bottom:1%;width:12px;border-radius:10px 0 0 10px;background:linear-gradient(90deg,#a8a8aa,#eee,#8c8c8f);z-index:-1}.guide-page{width:100%;height:100%;object-fit:contain;background:#fff;border-radius:3px;display:block;backface-visibility:hidden;transform-origin:left center}.guide-page.turn-next{animation:guideTurnNext .48s ease}.guide-page.turn-prev{animation:guideTurnPrev .48s ease}@keyframes guideTurnNext{0%{transform:rotateY(0)}48%{transform:rotateY(-88deg)}52%{transform:rotateY(88deg)}100%{transform:rotateY(0)}}@keyframes guideTurnPrev{0%{transform:rotateY(0)}48%{transform:rotateY(88deg)}52%{transform:rotateY(-88deg)}100%{transform:rotateY(0)}}
.guide-controls{display:flex;align-items:center;justify-content:center;gap:16px;padding:14px 18px;border-top:1px solid rgba(255,255,255,.12)}.guide-nav-btn{border:1px solid rgba(255,255,255,.2);background:rgba(255,255,255,.09);color:#fff;border-radius:999px;padding:11px 17px;font-weight:800;cursor:pointer}.guide-nav-btn:disabled{opacity:.35;cursor:not-allowed}.guide-counter{min-width:96px;text-align:center;color:rgba(255,255,255,.76);font-size:14px}
@media(max-width:900px){.guides-grid{grid-template-columns:1fr}.guide-card{grid-template-columns:180px 1fr}}@media(max-width:560px){.guide-card{grid-template-columns:1fr}.guide-cover{width:min(240px,75vw);justify-self:center}.guide-copy{text-align:center}.guide-actions{justify-content:center}.guide-modal{padding:8px}.guide-reader{height:96vh;border-radius:20px}.guide-stage{padding:10px}.guide-toolbar h3{font-size:15px}.guide-book{max-height:calc(96vh - 142px)}}


/* Compliance and brokerage prominence */
.compliance-bar{background:#18181b;color:#fff;border-bottom:1px solid rgba(255,255,255,.12)}
.compliance-bar .wrap{min-height:36px;display:flex;align-items:center;justify-content:space-between;gap:18px;font-size:12px;line-height:1.35}
.compliance-firm{font-size:14px;font-weight:850;letter-spacing:.01em}
.compliance-team{color:rgba(255,255,255,.72);font-weight:650}
.compliance-eho{display:flex;align-items:center;gap:8px;color:rgba(255,255,255,.82);white-space:nowrap}
.eho-mark{width:22px;height:18px;border:2px solid currentColor;border-top:0;position:relative;display:inline-block}
.eho-mark::before{content:"";position:absolute;width:14px;height:14px;border-left:2px solid currentColor;border-top:2px solid currentColor;transform:rotate(45deg);left:2px;top:-8px}
.eho-mark::after{content:"=";position:absolute;inset:-2px 0 0;display:grid;place-items:center;font-weight:900;font-size:13px}
.compliance-footer{background:#f5f5f7;border-top:1px solid var(--line);padding:34px 0;color:#55565e}
.compliance-footer-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:28px;align-items:start}
.compliance-footer strong{display:block;color:var(--ink);font-size:16px;margin-bottom:8px}
.compliance-footer p{margin:0 0 8px;line-height:1.65;font-size:13px}
.compliance-legal{margin-top:18px;padding-top:18px;border-top:1px solid var(--line);font-size:12px;line-height:1.65;color:#73747c}
@media(max-width:760px){.compliance-bar .wrap{align-items:flex-start;flex-direction:column;padding:8px 0;gap:3px}.compliance-footer-grid{grid-template-columns:1fr}}


/* Client event video rows */
.event-grid{display:grid;grid-template-columns:1fr;gap:24px}
.event-feature{display:grid;grid-template-columns:minmax(0,1.12fr) minmax(300px,.88fr);background:#fff;border:1px solid var(--line);border-radius:30px;overflow:hidden;box-shadow:var(--shadow);align-items:stretch}
.event-video-button{position:relative;border:0;padding:0;background:#111;cursor:pointer;min-height:330px;overflow:hidden;text-align:left}
.event-video-button video{width:100%;height:100%;object-fit:cover;display:block;pointer-events:none}
.event-video-button::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.08),rgba(0,0,0,.48));transition:background .25s ease}
.event-video-button:hover::after{background:linear-gradient(180deg,rgba(0,0,0,.02),rgba(0,0,0,.35))}
.event-video-label{position:absolute;left:22px;top:22px;z-index:2;background:rgba(255,255,255,.94);color:var(--red);padding:9px 14px;border-radius:999px;font-size:12px;font-weight:850;letter-spacing:.11em;text-transform:uppercase}
.event-video-play{position:absolute;left:50%;top:50%;z-index:2;transform:translate(-50%,-50%);width:72px;height:72px;border-radius:50%;display:grid;place-items:center;background:rgba(179,18,47,.92);color:#fff;font-size:25px;box-shadow:0 16px 36px rgba(0,0,0,.28)}
.event-copy{padding:36px;display:flex;flex-direction:column;justify-content:center}
.event-copy .kicker{margin-bottom:10px}
.event-copy h3{font-size:clamp(28px,3.4vw,44px);line-height:1.05;letter-spacing:-.04em;margin:0 0 18px}
.event-copy p{margin:0;color:var(--muted);font-size:16px;line-height:1.78}
.event-copy .event-link{margin-top:22px;color:var(--red);font-weight:800;display:inline-flex;align-items:center;gap:8px}
.event-copy .event-link::after{content:"→"}
@media(max-width:900px){.event-feature{grid-template-columns:1fr}.event-video-button{min-height:270px}.event-copy{padding:28px}}



/* Compact horizontal client events carousel */
#events{padding-top:64px;padding-bottom:64px}
#events .section-head{margin-bottom:20px}
.event-carousel-hint{display:flex;align-items:center;gap:10px;margin:0 0 18px;color:var(--muted);font-size:14px}
.event-carousel-hint .arrow{width:38px;height:38px;border-radius:50%;display:grid;place-items:center;background:#fff;border:1px solid var(--line);color:var(--red);font-size:18px;animation:nudge 1.8s ease-in-out infinite}
.event-grid{display:flex!important;gap:20px!important;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 20px;scrollbar-width:none;-webkit-overflow-scrolling:touch;cursor:grab}
.event-grid::-webkit-scrollbar{display:none}.event-grid:active{cursor:grabbing}
.event-feature{flex:0 0 min(88vw,840px);grid-template-columns:minmax(0,1.08fr) minmax(275px,.92fr)!important;min-height:390px;max-height:430px;scroll-snap-align:start;border-radius:26px!important}
.event-video-button{min-height:390px!important;max-height:430px}
.event-copy{padding:28px!important}
.event-copy h3{font-size:clamp(25px,3vw,36px)!important;margin-bottom:13px!important}
.event-copy p{font-size:15px!important;line-height:1.65!important}
.event-copy .event-link{margin-top:16px!important;font-size:14px;border:1px solid rgba(179,18,47,.25);padding:10px 14px;border-radius:999px;width:max-content;background:#fff}
.event-video-play{width:60px!important;height:60px!important;font-size:21px!important}
.event-video-label{left:16px!important;top:16px!important;padding:8px 12px!important;font-size:10px!important}
@media(max-width:760px){
  #events{padding-top:52px;padding-bottom:52px}
  .event-feature{flex-basis:min(91vw,620px);grid-template-columns:1fr!important;max-height:none;min-height:0}
  .event-video-button{min-height:220px!important;max-height:240px}
  .event-copy{padding:22px!important}
  .event-copy h3{font-size:27px!important}
  .event-copy p{font-size:14px!important}
}

/* Client inquiry form */
.contact-section{background:linear-gradient(180deg,#fff 0%,#f7f6f3 100%)}
.contact-intro{margin-bottom:30px}.contact-layout{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(300px,.65fr);gap:28px;align-items:start}
.client-inquiry-form{background:#fff;border:1px solid var(--line);border-radius:32px;padding:34px;box-shadow:var(--shadow)}
.form-heading{display:flex;align-items:end;justify-content:space-between;gap:20px;margin-bottom:24px}.form-heading h3{font-size:28px;margin:0}.form-heading p{margin:0;color:var(--muted);font-size:13px}
.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.form-field{display:flex;flex-direction:column;gap:8px}.form-field-wide{grid-column:1/-1}.form-field span{font-size:13px;font-weight:800;color:var(--ink)}
.form-field input,.form-field select,.form-field textarea{width:100%;border:1px solid #d9d9df;border-radius:16px;background:#fafafa;color:var(--ink);padding:14px 15px;font:inherit;outline:none;transition:border-color .2s ease,box-shadow .2s ease,background .2s ease}.form-field textarea{resize:vertical;min-height:138px}.form-field input:focus,.form-field select:focus,.form-field textarea:focus{border-color:var(--red);background:#fff;box-shadow:0 0 0 4px rgba(179,18,47,.10)}
.form-consent{display:flex;align-items:flex-start;gap:10px;margin:20px 0 18px;color:var(--muted);font-size:13px;line-height:1.5}.form-consent input{margin-top:3px;accent-color:var(--red)}.form-submit{border:0;cursor:pointer}.form-status{min-height:22px;margin:12px 0 0;font-size:14px;font-weight:700;color:var(--red)}.form-note{margin:6px 0 0;color:var(--muted);font-size:12px;line-height:1.55}
.contact-sidebar{display:grid;gap:20px}.contact-sidebar-card{background:linear-gradient(145deg,#18181b,#2b2b31);color:#fff;border-radius:30px;padding:30px;box-shadow:var(--shadow)}.contact-sidebar-card h3{font-size:28px;line-height:1.1;margin:0 0 14px}.contact-sidebar-card p{color:rgba(255,255,255,.78);line-height:1.7;margin:0 0 22px}.contact-detail{display:block;border-top:1px solid rgba(255,255,255,.16);padding:17px 0}.contact-detail span{display:block;color:rgba(255,255,255,.62);font-size:12px;text-transform:uppercase;letter-spacing:.12em;font-weight:800;margin-bottom:5px}.contact-detail strong{font-size:17px;overflow-wrap:anywhere}.contact-logo-card{display:grid;grid-template-columns:1fr 1fr;gap:14px;background:var(--soft);border:1px solid var(--line);border-radius:28px;padding:22px}.contact-logo-card img{width:100%;height:90px;object-fit:contain}
@media(max-width:900px){.contact-layout{grid-template-columns:1fr}.contact-sidebar{grid-template-columns:1fr 1fr}}@media(max-width:680px){.client-inquiry-form{padding:24px}.form-grid{grid-template-columns:1fr}.form-field-wide{grid-column:auto}.form-heading{display:block}.form-heading p{margin-top:8px}.contact-sidebar{grid-template-columns:1fr}.contact-logo-card img{height:72px}}

.video-error{color:#fff;text-align:center;padding:32px;line-height:1.6}.event-video-button video{background:#111}

/* Final compliance placement */
.footer-compliance-marks{display:flex;align-items:center;flex-wrap:wrap;gap:9px;margin-top:10px;color:var(--ink);font-size:13px;font-weight:750}
.footer-eho{display:inline-flex;align-items:center;gap:9px}
.footer-compliance-marks .eho-mark{width:22px;height:18px}
.footer-mark-divider{color:var(--muted)}

/* Sold property marketing badges */
.sold-badge{background:rgba(179,18,47,.94)!important;color:#fff!important;border:1px solid rgba(255,255,255,.32);box-shadow:0 8px 22px rgba(0,0,0,.18)}


/* Launch polish: simplified hero and footer logo placement */
.hero-inner{grid-template-columns:minmax(0,820px);justify-content:start;align-items:end}
.hero-inner>div:first-child{max-width:820px}
.footer-logo-lockup{display:flex;align-items:center;justify-content:center;gap:22px;flex-wrap:wrap;margin:0 0 30px;padding-bottom:28px;border-bottom:1px solid var(--line)}
.footer-logo-card{width:min(270px,42vw);min-height:120px;padding:18px 24px;border-radius:24px;background:#fff;border:1px solid var(--line);display:grid;place-items:center}
.footer-logo-card img{display:block;max-width:100%;max-height:88px;width:auto;height:auto;object-fit:contain}
@media(max-width:720px){.footer-logo-lockup{gap:14px}.footer-logo-card{width:min(260px,100%);min-height:105px}.footer-logo-card img{max-height:76px}}


/* Version 1.1 mobile fixes */
/* Let portrait marketing reels display at their natural shape in the modal. */
.modal-media.video-mode{
  aspect-ratio:auto;
  min-height:min(72vh,760px);
  max-height:76vh;
  padding:0;
}
.modal-media.video-mode video{
  width:auto;
  max-width:100%;
  height:100%;
  max-height:76vh;
  object-fit:contain;
  margin:auto;
}

/* Use the full portrait cover on phones rather than cropping the reel preview. */
@media (max-width:720px){
  .video-carousel .video-card{flex:0 0 min(78vw,360px)}
  .video-carousel .video-thumb{aspect-ratio:9/16;background:#111}
  .video-carousel .video-thumb img{object-fit:contain;object-position:center;background:#111}
  .modal-panel{max-height:96vh;border-radius:20px;overflow:auto}
  .modal-body{padding:12px;gap:14px}
  .modal-media.video-mode{min-height:68vh;max-height:72vh;aspect-ratio:auto}
  .modal-media.video-mode video{height:68vh;max-height:68vh;width:auto;max-width:100%;object-fit:contain}
  .modal-title{font-size:17px;line-height:1.25;padding-right:8px}
  .modal-copy{padding:0 4px 8px}
}

/* On phones and tablets, show results in the normal vertical page flow.
   This removes the hidden horizontal swipe requirement on iPhone. */
@media (max-width:980px){
  .results-ring{
    display:grid;
    grid-template-columns:repeat(2,minmax(0,1fr));
    overflow:visible;
    scroll-snap-type:none;
    gap:16px;
    padding:4px 0 18px;
  }
  .result-card{
    width:auto;
    flex:none;
    min-height:185px;
    scroll-snap-align:none;
  }
}
@media (max-width:620px){
  .results-ring{display:grid;grid-template-columns:1fr;gap:14px}
  .result-card{width:100%;min-height:0;padding:22px}
  .results-note{text-align:center;margin-top:8px}
}

/* Mobile header polish: keep the team name and brokerage line aligned with the logo */
@media (max-width:720px){
  nav{background:rgba(255,255,255,.97)}
  .compliance-bar .wrap{
    min-height:32px;
    padding:7px 0;
    display:block;
    text-align:center;
    font-size:10px;
    line-height:1.25;
  }
  .compliance-bar .compliance-team{display:none}
  .navin{
    min-height:74px;
    padding:10px 0;
    justify-content:flex-start;
  }
  .brand-lockup{
    width:100%;
    display:grid;
    grid-template-columns:52px minmax(0,1fr);
    grid-template-rows:auto auto;
    column-gap:12px;
    row-gap:1px;
    align-items:center;
  }
  .brand{display:contents}
  .brand img{
    grid-column:1;
    grid-row:1 / span 2;
    width:48px;
    height:48px;
    border-radius:0;
    align-self:center;
  }
  .brand span{
    display:block;
    grid-column:2;
    grid-row:1;
    font-size:16px;
    line-height:1.1;
    font-weight:850;
    letter-spacing:.01em;
    align-self:end;
  }
  .brand-subline{
    grid-column:2;
    grid-row:2;
    margin:0;
    max-width:none;
    white-space:normal;
    font-size:10px;
    line-height:1.2;
    color:var(--muted);
    align-self:start;
  }
}

@media (max-width:390px){
  .brand-lockup{grid-template-columns:46px minmax(0,1fr);column-gap:9px}
  .brand img{width:42px;height:42px}
  .brand span{font-size:15px}
  .brand-subline{font-size:9px}
}


/* Target Group custom cursor — pointer devices only */
@media (hover:hover) and (pointer:fine){
  html, body, a, button, [role="button"], input, select, textarea, .video-card, .listing-card, .event-card, .guide-card {
    cursor: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='32' height='32' viewBox='0 0 32 32'%3E%3Ccircle cx='16' cy='16' r='10' fill='white' fill-opacity='.88' stroke='%23b3122f' stroke-width='2'/%3E%3Ccircle cx='16' cy='16' r='4' fill='none' stroke='%231c1c1f' stroke-width='2'/%3E%3Cpath d='M16 1v8M16 23v8M1 16h8M23 16h8' stroke='%23b3122f' stroke-width='2' stroke-linecap='round'/%3E%3Ccircle cx='16' cy='16' r='1.7' fill='%23b3122f'/%3E%3C/svg%3E") 16 16, auto;
  }
}