:root {
  --ink: #121212;
  --charcoal: #1c1c1b;
  --paper: #fbfaf7;
  --soft: #f0ede7;
  --line: #d8d2c8;
  --muted: #6c665f;
  --gold: #b28a4a;
  --gold-ink: #8a652d;
  --sage: #71806a;
  --clay: #7c4d38;
  --white: #ffffff;
  --shadow: 0 24px 70px rgba(16, 16, 16, 0.16);
  --radius: 8px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: "Inter", Arial, sans-serif;
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
}

.skip-link {
  position: fixed;
  left: 16px;
  top: 12px;
  z-index: 9999;
  padding: 12px 18px;
  color: #111;
  background: #fff;
  border: 3px solid var(--gold);
  transform: translateY(-160%);
}

.skip-link:focus { transform: translateY(0); }

:focus-visible {
  outline: 3px solid #d8a84e;
  outline-offset: 4px;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 18px clamp(20px, 5vw, 64px);
  color: var(--white);
  transition: background 220ms ease, border-color 220ms ease, padding 220ms ease;
}

.site-header.scrolled,
.site-header.menu-open {
  background: rgba(18, 18, 18, 0.94);
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
  backdrop-filter: blur(18px);
  padding-block: 12px;
}

.brand {
  display: inline-flex;
  align-items: center;
  width: 166px;
  text-decoration: none;
}

.brand img,
.site-footer img {
  width: 100%;
  height: auto;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(16px, 2.2vw, 34px);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.site-nav a {
  text-decoration: none;
  opacity: 0.86;
  transition: opacity 160ms ease, color 160ms ease;
}

.site-nav a:hover {
  color: var(--gold);
  opacity: 1;
}

.nav-dropdown { position: relative; }
.dropdown-menu { position: absolute; top: 100%; left: -18px; display: none; min-width: 230px; padding: 14px 18px; background: rgba(18,18,18,.98); border: 1px solid rgba(255,255,255,.14); box-shadow: var(--shadow); }
.dropdown-menu a { display: block; padding: 9px 0; white-space: nowrap; }
.nav-dropdown:hover .dropdown-menu, .nav-dropdown:focus-within .dropdown-menu { display: block; }

.communities-lead { max-width: 820px; margin-bottom: 34px; }
.community-grid a { display: grid; gap: 7px; align-content: end; min-height: 150px; }
.community-grid strong { font-family: var(--serif); font-size: clamp(1.35rem, 2vw, 1.75rem); font-weight: 500; }
.community-grid span { max-width: 32ch; font-size: 14px; line-height: 1.5; opacity: .78; }

.nav-phone {
  border: 1px solid rgba(255, 255, 255, 0.42);
  padding: 10px 14px;
  border-radius: 999px;
}

.menu-toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid rgba(255, 255, 255, 0.32);
  border-radius: 999px;
  background: rgba(0, 0, 0, 0.16);
  color: var(--white);
  padding: 10px;
}

.menu-toggle span:not(.sr-only) {
  display: block;
  height: 2px;
  margin: 5px 0;
  background: currentColor;
  border-radius: 999px;
}

.hero {
  position: relative;
  min-height: 92vh;
  display: grid;
  align-items: end;
  padding: 140px clamp(20px, 5vw, 72px) 58px;
  color: var(--white);
  overflow: hidden;
}

.hero-media,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 24%;
  transform: scale(1.02);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(0, 0, 0, 0.74), rgba(0, 0, 0, 0.35) 44%, rgba(0, 0, 0, 0.16)),
    linear-gradient(0deg, rgba(0, 0, 0, 0.66), transparent 54%);
}

.hero-content {
  position: relative;
  z-index: 1;
  max-width: 440px;
}

.hero-content h1 {
  max-width: 440px;
  font-size: clamp(50px, 5vw, 72px);
}

.eyebrow {
  margin: 0 0 16px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

h1,
h2,
h3 {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-weight: 500;
  line-height: 0.98;
  letter-spacing: 0;
}

h1 {
  max-width: 760px;
  font-size: clamp(56px, 11vw, 132px);
}

h2 {
  max-width: 760px;
  font-size: clamp(38px, 6vw, 76px);
}

h3 {
  font-size: 30px;
}

.hero-copy {
  max-width: 440px;
  margin: 24px 0 0;
  font-size: clamp(18px, 2vw, 23px);
  color: rgba(255, 255, 255, 0.86);
}

.hero-actions,
.logo-row {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 34px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0 22px;
  border: 1px solid transparent;
  border-radius: 999px;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  transition: transform 160ms ease, background 160ms ease, border-color 160ms ease;
}

.button:hover {
  transform: translateY(-2px);
}

.button.primary {
  color: var(--charcoal);
  background: var(--gold);
}

.button.secondary {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.5);
  background: rgba(255, 255, 255, 0.08);
}
.button.dark { color: var(--white); background: var(--charcoal); }
.text-link { display: inline-block; margin-top: 28px; color: var(--gold-ink); font-weight: 800; text-underline-offset: 5px; }

/* Use a darker gold wherever the background is light enough to need more contrast. */
.intro .eyebrow,
.services .eyebrow,
.about .eyebrow,
.home-insights .eyebrow,
.home-reports .eyebrow,
.stories .eyebrow,
.recognition .eyebrow,
.contact .eyebrow,
.story-grid cite {
  color: var(--gold-ink);
}

.hero-panel {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  max-width: 760px;
  margin-top: 46px;
  background: rgba(255, 255, 255, 0.18);
  border: 1px solid rgba(255, 255, 255, 0.16);
  backdrop-filter: blur(14px);
}

.hero-panel div {
  padding: 18px;
  background: rgba(18, 18, 18, 0.54);
}

.hero-panel strong,
.hero-panel span {
  display: block;
}

.hero-panel strong {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 34px;
  line-height: 1;
}

.hero-panel span {
  margin-top: 6px;
  color: rgba(255, 255, 255, 0.7);
  font-size: 13px;
}

.section {
  padding: clamp(72px, 10vw, 132px) clamp(20px, 5vw, 72px);
}

.city-snapshot {
  padding-top: 0;
}

.snapshot-grid {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 1px;
  margin-top: 42px;
  background: rgba(18, 18, 18, 0.14);
  border: 1px solid rgba(18, 18, 18, 0.12);
}

.snapshot-grid div {
  min-height: 132px;
  padding: 24px;
  background: var(--cream);
}

.snapshot-grid strong,
.snapshot-grid span {
  display: block;
}

.snapshot-grid strong {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(28px, 3vw, 40px);
  line-height: 1;
}

.snapshot-grid span {
  margin-top: 18px;
  padding-top: 12px;
  border-top: 1px solid rgba(18, 18, 18, 0.14);
  color: var(--muted);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: 0.08em;
  line-height: 1.4;
  text-transform: uppercase;
}

.data-source {
  max-width: 980px;
  margin-top: 20px;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.6;
}

.data-source a {
  color: inherit;
  font-weight: 800;
  text-underline-offset: 3px;
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(280px, 1.2fr);
  gap: 36px;
  align-items: end;
  margin-bottom: 44px;
}

.section-heading.centered {
  display: block;
  max-width: 780px;
  margin-inline: auto;
  text-align: center;
}

.intro {
  background: var(--paper);
}

.intro .section-heading {
  display: block;
  max-width: 880px;
  margin-bottom: 44px;
}

.intro .section-heading h2 {
  max-width: 880px;
  font-size: clamp(30px, 3.2vw, 44px);
  line-height: 1.12;
}

.recognition {
  background: var(--white);
}

.recognition-intro {
  max-width: 720px;
  margin: 20px auto 0;
  color: var(--muted);
  font-size: 17px;
}

.award-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: clamp(8px, 1.5vw, 18px);
  width: 100%;
  max-width: 1040px;
  margin: 42px auto 0;
}

.award-card {
  display: grid;
  grid-template-rows: 1fr auto;
  min-width: 0;
  margin: 0;
  padding: clamp(8px, 1.5vw, 18px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--paper);
  box-shadow: 0 12px 34px rgba(18, 18, 18, 0.05);
}

.award-card img {
  width: 100%;
  max-width: 150px;
  aspect-ratio: 1;
  margin: auto;
  object-fit: contain;
}

.award-card figcaption {
  margin-top: 14px;
  padding-top: 10px;
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: clamp(8px, 1vw, 11px);
  line-height: 1.5;
  text-align: center;
}

.recognition-note {
  max-width: 900px;
  margin: 24px auto 0;
  color: var(--muted);
  font-size: 11px;
  text-align: center;
}

.intro-grid,
.story-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

.intro-grid article,
.story-grid article,
.seller-card {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  padding: clamp(24px, 3vw, 36px);
  box-shadow: 0 12px 34px rgba(18, 18, 18, 0.05);
}

.intro-grid span {
  display: inline-block;
  margin-bottom: 34px;
  color: var(--clay);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.14em;
}

.intro-grid p,
.service-copy p,
.about-copy p,
.contact-copy p,
.story-grid blockquote,
.seller-card blockquote {
  color: var(--muted);
  font-size: 17px;
}

.services,
.about,
.contact {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(320px, 1.08fr);
  gap: clamp(32px, 6vw, 84px);
  align-items: center;
}

.services.reverse {
  grid-template-columns: minmax(320px, 1.08fr) minmax(0, 0.92fr);
  background: var(--soft);
}

.services.reverse .service-copy {
  order: 2;
}

.service-copy p,
.about-copy p,
.contact-copy p {
  max-width: 640px;
}

.service-image,
.about-image {
  min-height: 560px;
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}

.seller-card blockquote {
  color: rgba(255, 255, 255, 0.86);
}

.service-image img,
.about-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.check-list {
  display: grid;
  gap: 12px;
  padding: 0;
  margin: 28px 0 0;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 28px;
  font-weight: 600;
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.72em;
  width: 14px;
  height: 2px;
  background: var(--sage);
}

.seller-card {
  max-width: 640px;
  justify-self: stretch;
  background: var(--charcoal);
  color: var(--white);
  border-color: transparent;
  box-shadow: var(--shadow);
}

.quote-mark {
  margin: 0 0 18px;
  color: var(--gold);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 76px;
  line-height: 0.6;
}

blockquote {
  margin: 0;
}

cite {
  display: block;
  margin-top: 24px;
  color: var(--gold);
  font-size: 12px;
  font-style: normal;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.markets {
  background: var(--charcoal);
  color: var(--white);
}

.market-grid {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 10px;
}

.market-grid span,
.market-grid a {
  min-height: 76px;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 16px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: var(--radius);
  color: rgba(255, 255, 255, 0.84);
  text-align: center;
  font-weight: 700;
  text-decoration: none;
  transition: background 160ms ease, border-color 160ms ease;
}
.market-grid a:hover { background: rgba(255,255,255,.08); border-color: var(--gold); }

.about {
  background: var(--paper);
}

.about-image {
  min-height: 680px;
}

.logo-row {
  gap: 22px;
}

.logo-row img {
  width: 186px;
  height: auto;
  padding: 0;
  background: var(--ink);
  border-radius: var(--radius);
}

.logo-row span {
  color: var(--muted);
  font-weight: 800;
}

.stories {
  background: var(--white);
}

.reviews-live {
  background: var(--white);
}

.reviews-live-heading {
  max-width: 720px;
  margin-bottom: clamp(32px, 5vw, 56px);
}

.reviews-live-heading .eyebrow {
  color: var(--gold-ink);
}

.reviews-live-heading > p:not(.eyebrow) {
  max-width: 620px;
  margin: 22px 0 0;
  color: var(--muted);
  font-size: 17px;
}

.reviews-embed {
  min-height: 320px;
}

.story-grid blockquote {
  font-size: 19px;
}

.cta-band {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  padding: clamp(48px, 7vw, 76px) clamp(20px, 5vw, 72px);
  color: var(--white);
  background: linear-gradient(135deg, var(--charcoal), #2c3029);
}

.cta-band h2 {
  color: var(--white);
}

.contact {
  align-items: start;
  background: var(--soft);
}

.contact-links {
  display: grid;
  gap: 12px;
  margin-top: 26px;
  color: var(--ink);
  font-weight: 800;
}

.contact-links a {
  text-decoration-color: rgba(178, 138, 74, 0.48);
  text-underline-offset: 4px;
}
.schedule-inline { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }

.page-hero { min-height: 62vh; display: grid; align-items: end; padding: 160px clamp(20px,5vw,72px) 72px; color: var(--white); background: linear-gradient(135deg, rgba(18,18,18,.95), rgba(44,48,41,.88)), url("assets/john-saddi-hero.jpg") center/cover; }
.page-hero.compact { min-height: 48vh; }
.page-hero h1 { font-size: clamp(52px,9vw,104px); }
.page-hero p:not(.eyebrow) { max-width: 720px; font-size: 20px; color: rgba(255,255,255,.8); }
.content-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 22px; margin-top: 38px; }
.content-card, .schedule-card { padding: clamp(26px,4vw,44px); border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); box-shadow: 0 12px 34px rgba(18,18,18,.05); }
.content-card p, .schedule-card p, .lead { color: var(--muted); font-size: 17px; }
.schedule-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 22px; }
.market-intro { max-width: 850px; }
.breadcrumbs { margin-bottom: 18px; font-size: 13px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.breadcrumbs a { color: var(--gold); }
.site-footer a { color: inherit; }

.buyer-hero {
  min-height: 74vh;
}

.buyer-hero .hero-actions {
  margin-top: 32px;
}

.buyer-intro {
  background: var(--paper);
}

.buyer-support-grid,
.advantage-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.buyer-support-grid article,
.advantage-grid article {
  padding: clamp(24px, 3vw, 34px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: 0 12px 34px rgba(18, 18, 18, 0.05);
}

.buyer-support-grid span,
.process-grid > article > span {
  display: inline-block;
  margin-bottom: 28px;
  color: var(--clay);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.14em;
}

.buyer-support-grid p,
.advantage-grid p,
.process-grid p,
.diligence-copy p,
.readiness-card p {
  color: var(--muted);
  font-size: 16px;
}

.buying-process {
  background: var(--charcoal);
  color: var(--white);
}

.buying-process .eyebrow {
  color: var(--gold);
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid rgba(255, 255, 255, 0.14);
  background: rgba(255, 255, 255, 0.14);
}

.process-grid article {
  min-height: 245px;
  padding: clamp(24px, 3vw, 38px);
  background: rgba(18, 18, 18, 0.96);
}

.process-grid h3 {
  color: var(--white);
}

.process-grid p {
  color: rgba(255, 255, 255, 0.68);
}

.compass-advantage {
  background: var(--soft);
}

.section-disclaimer,
.buyer-legal p {
  max-width: 980px;
  margin: 24px auto 0;
  color: var(--muted);
  font-size: 11px;
  line-height: 1.6;
}

.buyer-diligence {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(360px, 1.2fr);
  gap: clamp(40px, 7vw, 96px);
  align-items: start;
}

.diligence-copy {
  position: sticky;
  top: 130px;
}

.diligence-list {
  display: grid;
  margin: 0;
  padding: 0;
  list-style: none;
  border-top: 1px solid var(--line);
}

.diligence-list li {
  display: grid;
  grid-template-columns: minmax(140px, 0.45fr) minmax(0, 1fr);
  gap: 24px;
  padding: 26px 0;
  border-bottom: 1px solid var(--line);
}

.diligence-list strong {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 23px;
  line-height: 1.05;
}

.diligence-list span {
  color: var(--muted);
  font-size: 15px;
}

.buyer-readiness {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
  background: var(--paper);
}

.readiness-card {
  padding: clamp(30px, 5vw, 58px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
}

.dark-card {
  border-color: var(--charcoal);
  background: var(--charcoal);
  color: var(--white);
}

.dark-card p,
.dark-card li {
  color: rgba(255, 255, 255, 0.7);
}

.dark-card ul {
  display: grid;
  gap: 14px;
  margin: 24px 0 0;
  padding-left: 20px;
}

.buyer-legal {
  padding-top: 28px;
  padding-bottom: 28px;
}

.buyer-legal p {
  margin-top: 0;
}

.seller-hero {
  min-height: 74vh;
}

.seller-hero .hero-actions {
  margin-top: 32px;
}

.seller-intro {
  background: var(--paper);
}

.seller-support-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.seller-support-grid article,
.preparation-grid article,
.transparency-grid article {
  padding: clamp(24px, 3vw, 34px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: 0 12px 34px rgba(18, 18, 18, 0.05);
}

.seller-support-grid span,
.seller-process-grid > article > span {
  display: inline-block;
  margin-bottom: 28px;
  color: var(--clay);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.14em;
}

.seller-support-grid p,
.phase-grid p,
.phase-grid li,
.preparation-copy p,
.preparation-grid p,
.seller-process-grid p,
.offer-heading p,
.transparency-grid p {
  color: var(--muted);
  font-size: 16px;
}

.phased-marketing {
  background: var(--charcoal);
  color: var(--white);
}

.phased-marketing .eyebrow {
  color: var(--gold);
}

.phase-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid rgba(255, 255, 255, 0.14);
  background: rgba(255, 255, 255, 0.14);
}

.phase-grid article {
  min-height: 460px;
  padding: clamp(28px, 4vw, 48px);
  background: rgba(18, 18, 18, 0.96);
}

.phase-grid h3 {
  color: var(--white);
  font-size: clamp(28px, 3vw, 42px);
}

.phase-number {
  margin-bottom: 46px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.phase-grid p,
.phase-grid li {
  color: rgba(255, 255, 255, 0.68);
}

.phase-grid ul {
  display: grid;
  gap: 12px;
  margin: 26px 0 0;
  padding-left: 18px;
}

.light-disclaimer {
  color: rgba(255, 255, 255, 0.52);
}

.seller-preparation {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(400px, 1.2fr);
  gap: clamp(40px, 7vw, 92px);
  align-items: start;
}

.preparation-copy {
  position: sticky;
  top: 130px;
}

.preparation-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
}

.selling-process {
  background: var(--soft);
}

.seller-process-grid {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid var(--line);
  background: var(--line);
}

.seller-process-grid article {
  min-height: 250px;
  padding: clamp(20px, 2.5vw, 30px);
  background: var(--white);
}

.seller-process-grid h3 {
  font-size: clamp(21px, 2vw, 27px);
}

.offer-strategy {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(420px, 1.2fr);
  gap: clamp(40px, 7vw, 92px);
  align-items: center;
}

.offer-factors {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid var(--line);
  background: var(--line);
}

.offer-factors div {
  min-height: 190px;
  padding: clamp(24px, 3vw, 36px);
  background: var(--paper);
}

.offer-factors strong,
.offer-factors span {
  display: block;
}

.offer-factors strong {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 30px;
}

.offer-factors span {
  margin-top: 14px;
  color: var(--muted);
  font-size: 14px;
  line-height: 1.5;
}

.seller-transparency {
  display: grid;
  grid-template-columns: minmax(240px, 0.55fr) minmax(0, 1.45fr);
  gap: clamp(36px, 6vw, 80px);
  align-items: start;
  background: var(--paper);
}

.transparency-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  min-width: 0;
}

.transparency-grid article {
  min-width: 0;
  overflow: hidden;
}

.transparency-grid h3 {
  max-width: 100%;
  font-size: clamp(22px, 2.2vw, 30px);
  line-height: 1.05;
  overflow-wrap: anywhere;
}

.transparency-grid p {
  max-width: 100%;
  overflow-wrap: anywhere;
}

.seller-legal {
  padding-top: 28px;
  padding-bottom: 28px;
}

.seller-legal p {
  max-width: 980px;
  margin: 0 auto;
  color: var(--muted);
  font-size: 11px;
  line-height: 1.6;
}

.contact-form {
  display: grid;
  gap: 16px;
  padding: clamp(22px, 3vw, 34px);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: 0 20px 50px rgba(18, 18, 18, 0.08);
}

label {
  display: grid;
  gap: 8px;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: 14px 14px;
  color: var(--ink);
  background: var(--paper);
  font: inherit;
  font-size: 16px;
}

textarea {
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
  outline: 2px solid rgba(178, 138, 74, 0.34);
  border-color: var(--gold);
}

.site-footer {
  display: grid;
  grid-template-columns: minmax(220px, 300px) 1fr auto;
  gap: 28px;
  align-items: center;
  padding: 34px clamp(20px, 5vw, 72px);
  color: rgba(255, 255, 255, 0.8);
  background: #050505;
}

.footer-logos {
  display: flex;
  align-items: center;
  gap: 22px;
}

.site-footer .footer-logos img:first-child {
  width: 150px;
}

.site-footer .footer-logos .footer-compass-logo {
  width: 105px;
  padding-left: 20px;
  border-left: 1px solid rgba(255,255,255,.24);
  opacity: .9;
}

.site-footer p {
  margin: 0;
}

.fine-print {
  max-width: 330px;
  font-size: 13px;
}

.home-reports,
.report-intro,
.report-context {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(320px, .95fr);
  gap: clamp(40px, 7vw, 100px);
  align-items: center;
}

.home-reports { background: var(--soft); }

.home-reports-copy p:not(.eyebrow) { max-width: 650px; margin-bottom: 28px; }

.home-report-links { border-top: 1px solid var(--line); }

.home-report-links a {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 26px 0;
  border-bottom: 1px solid var(--line);
  color: var(--charcoal);
  transition: padding 180ms ease, color 180ms ease;
}

.home-report-links a:hover { padding-left: 8px; color: var(--clay); }
.home-report-links span { font-family: var(--serif); font-size: clamp(20px, 2vw, 28px); }
.home-report-links strong { align-self: center; font-size: 11px; letter-spacing: .12em; text-transform: uppercase; white-space: nowrap; }

.report-hero { background: linear-gradient(135deg, #15191d, #30363b); color: var(--white); }
.report-hero p:not(.eyebrow) { max-width: 720px; color: rgba(255,255,255,.75); }
.report-intro .lead { margin: 0; }

.featured-reports {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
  padding-top: 0;
}

.report-card {
  display: flex;
  min-height: 430px;
  padding: clamp(30px, 5vw, 60px);
  flex-direction: column;
  background: var(--soft);
  border: 1px solid var(--line);
}

.report-card-top {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding-bottom: 24px;
  margin-bottom: auto;
  border-bottom: 1px solid var(--line);
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
}

.report-card h2 { max-width: 480px; margin-top: 48px; }
.report-card > p { max-width: 520px; margin-bottom: 30px; }
.report-card .button { align-self: flex-start; }
.dark-report-card { background: var(--charcoal); color: var(--white); border-color: var(--charcoal); }
.dark-report-card .report-card-top { border-color: rgba(255,255,255,.2); }
.dark-report-card > p { color: rgba(255,255,255,.72); }
.report-context { background: var(--paper); }
.context-grid { display: grid; gap: 18px; }
.context-grid article { padding: 28px; background: var(--white); border-left: 3px solid var(--gold); }
.context-grid h3 { margin-bottom: 8px; }
.context-grid p { margin: 0; }
.report-legal { padding-top: 28px; padding-bottom: 28px; border-top: 1px solid var(--line); }
.report-legal p { max-width: 1000px; margin: 0; color: var(--muted); font-size: 12px; }

.referral-hero {
  background: linear-gradient(120deg, rgba(13,29,47,.96), rgba(24,51,76,.86)), url("assets/john-saddi-hero.jpg") center/cover;
}

.referral-intro,
.referral-coverage {
  display: grid;
  grid-template-columns: minmax(300px, .85fr) minmax(0, 1.15fr);
  gap: clamp(40px, 7vw, 100px);
  align-items: center;
}

.referral-portrait { min-height: 590px; background: var(--soft); overflow: hidden; }
.referral-portrait img { width: 100%; height: 100%; min-height: 590px; object-fit: cover; object-position: center top; }
.referral-intro .lead { margin-bottom: 18px; }
.referral-intro .button { margin-top: 18px; }

.referral-coverage { background: #102a43; color: var(--white); }
.coverage-copy > p:not(.eyebrow) { color: rgba(255,255,255,.72); }
.coverage-counties { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 28px; }
.coverage-counties span { padding: 10px 14px; border: 1px solid rgba(255,255,255,.28); font-size: 11px; letter-spacing: .11em; text-transform: uppercase; }

.coverage-map {
  position: relative;
  display: grid;
  grid-template-rows: .42fr 1fr;
  min-height: 560px;
  background: #dce6e2;
  border: 1px solid rgba(255,255,255,.28);
  overflow: hidden;
}

.county { position: relative; display: flex; flex-direction: column; justify-content: center; padding: clamp(24px, 4vw, 48px); color: #102a43; }
.county::before { content: ""; position: absolute; left: 28px; top: 28px; width: 12px; height: 12px; border-radius: 50%; background: var(--gold); border: 3px solid var(--white); }
.county-sf { background: #f5f0e7; border-bottom: 4px solid #102a43; }
.county-sm { background: #dce6e2; }
.county small { margin-bottom: 8px; letter-spacing: .15em; text-transform: uppercase; }
.county strong { font-family: var(--serif); font-size: clamp(30px, 4vw, 52px); font-weight: 400; }
.county span { max-width: 560px; margin-top: 16px; line-height: 1.8; }

.referral-promises { background: var(--soft); }
.promise-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1px; margin-top: 48px; background: var(--line); border: 1px solid var(--line); }
.promise-grid article { min-height: 300px; padding: 32px 26px; background: var(--white); }
.promise-grid span { display: block; margin-bottom: 70px; color: var(--clay); font-size: 12px; letter-spacing: .15em; }
.promise-grid h3 { margin-bottom: 12px; }
.promise-grid p { margin: 0; }
.referral-actions { display: flex; flex-wrap: wrap; gap: 12px; }

.home-insights,
.insights-intro {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(340px, 1.1fr);
  gap: clamp(44px, 8vw, 110px);
  align-items: center;
}

.home-insights { background: var(--paper); }
.home-insights > div > p:not(.eyebrow) { max-width: 650px; margin-bottom: 28px; }
.home-insight-list { border-top: 1px solid var(--line); }
.home-insight-list a { display: grid; gap: 7px; padding: 24px 0; color: var(--charcoal); border-bottom: 1px solid var(--line); }
.home-insight-list span { color: var(--clay); font-size: 11px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.home-insight-list strong { font-family: var(--serif); font-size: clamp(22px, 2.4vw, 32px); font-weight: 500; }

.insights-intro { background: var(--paper); }
.insight-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; padding-top: 0; background: var(--line); }
.insight-grid article { min-height: 470px; padding: clamp(28px, 4vw, 48px); background: var(--white); }
.insight-grid h2 { font-size: clamp(34px, 4vw, 52px); }
.insight-grid article > p:not(.eyebrow) { margin-top: 24px; color: var(--muted); }

.article-body { max-width: 900px; margin-inline: auto; }
.article-body .article-lead { margin-bottom: 70px; color: var(--charcoal); font-family: var(--serif); font-size: clamp(25px, 3vw, 36px); line-height: 1.25; }
.article-body h2 { margin-top: 64px; font-size: clamp(36px, 5vw, 58px); }
.article-body h2 + p { margin-top: 20px; }
.article-body > p { font-size: 18px; line-height: 1.8; }
.article-callout { margin: 70px 0 40px; padding: clamp(28px, 5vw, 52px); color: var(--white); background: var(--charcoal); }
.article-callout h3 { color: var(--gold); }
.article-callout p { margin-bottom: 0; font-size: 20px; }
.article-links { display: flex; align-items: center; flex-wrap: wrap; gap: 24px; margin-top: 40px; }

.local-guidance { background: var(--soft); }
.local-guidance-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; margin-top: 44px; background: var(--line); border: 1px solid var(--line); }
.local-guidance-grid article { padding: clamp(26px, 4vw, 42px); background: var(--white); }
.local-guidance-grid h3 { margin-bottom: 14px; }
.local-guidance-grid p { margin: 0; color: var(--muted); }
.local-guidance-links { display: flex; flex-wrap: wrap; gap: 24px; margin-top: 30px; }

.legal-disclaimer { grid-column: 1 / -1; max-width: 1200px; padding-top: 24px; margin-top: 12px; border-top: 1px solid rgba(255,255,255,.18); }
.legal-disclaimer p { margin: 0; color: rgba(255,255,255,.66); font-size: 11px; line-height: 1.65; }

.sitemap-section { display: grid; grid-template-columns: minmax(240px, .7fr) minmax(0, 1.3fr); gap: clamp(48px, 8vw, 120px); align-items: start; }
.sitemap-links { display: grid; border-top: 1px solid var(--line); }
.sitemap-links a { padding: 17px 0; color: var(--charcoal); border-bottom: 1px solid var(--line); font-family: var(--serif); font-size: 24px; transition: padding 180ms ease, color 180ms ease; }
.sitemap-links a:hover { padding-left: 8px; color: var(--clay); }
.community-links { grid-template-columns: repeat(2, minmax(0, 1fr)); column-gap: 32px; }

@media (max-width: 980px) {
  .hero {
    display: block;
    min-height: auto;
    padding: 0;
    background: var(--charcoal);
  }

  .hero-media {
    position: relative;
    height: min(66vh, 620px);
    min-height: 440px;
  }

  .hero-overlay {
    inset: 0 0 auto;
    height: min(66vh, 620px);
    min-height: 440px;
    background: linear-gradient(180deg, rgba(0, 0, 0, 0.34), transparent 42%, rgba(18, 18, 18, 0.22));
  }

  .hero-media img {
    object-position: center 30%;
    transform: none;
  }

  .hero-content {
    max-width: none;
    padding: 38px clamp(24px, 6vw, 54px) 52px;
    background: var(--charcoal);
  }

  .hero-content h1,
  .hero-copy {
    max-width: 720px;
  }

  .hero-content h1 {
    font-size: clamp(48px, 8vw, 68px);
  }

  .menu-toggle {
    display: block;
    position: relative;
    z-index: 22;
  }

  .site-nav {
    position: fixed;
    inset: 0 0 auto 0;
    display: grid;
    gap: 0;
    padding: 88px 24px 24px;
    background: rgba(18, 18, 18, 0.98);
    transform: translateY(-105%);
    transition: transform 220ms ease;
  }

  .site-header.menu-open .site-nav {
    transform: translateY(0);
  }

  .site-header:not(:has(.menu-toggle)) .site-nav {
    position: static;
    display: flex;
    padding: 0;
    background: transparent;
    transform: none;
  }

  .site-header:not(:has(.menu-toggle)) .site-nav a:not(.nav-phone) {
    display: none;
  }

  .site-nav a {
    padding: 18px 0;
    border-top: 1px solid rgba(255, 255, 255, 0.1);
  }
  .nav-dropdown { border-top: 1px solid rgba(255,255,255,.1); }
  .nav-dropdown > a { border-top: 0; }
  .dropdown-menu { position: static; display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); padding: 0 0 12px 16px; background: transparent; border: 0; box-shadow: none; }
  .dropdown-menu a { padding: 8px 0; border: 0; font-size: 10px; }

  .nav-phone {
    border: 0;
    padding-inline: 0;
  }

  .section-heading,
  .services,
  .services.reverse,
  .about,
  .contact {
    grid-template-columns: 1fr;
  }

  .services.reverse .service-copy {
    order: 0;
  }

  .intro-grid,
  .story-grid,
  .content-grid,
  .schedule-grid {
    grid-template-columns: 1fr;
  }

  .buyer-support-grid,
  .advantage-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .process-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .buyer-diligence,
  .buyer-readiness {
    grid-template-columns: 1fr;
  }

  .diligence-copy {
    position: static;
  }

  .seller-support-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .phase-grid,
  .seller-transparency {
    grid-template-columns: 1fr;
  }

  .phase-grid article {
    min-height: 0;
  }

  .seller-preparation,
  .offer-strategy {
    grid-template-columns: 1fr;
  }

  .preparation-copy {
    position: static;
  }

  .seller-process-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .home-reports,
  .home-insights,
  .insights-intro,
  .report-intro,
  .report-context,
  .featured-reports,
  .referral-intro,
  .referral-coverage {
    grid-template-columns: 1fr;
  }

  .promise-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .insight-grid { grid-template-columns: 1fr; }
  .local-guidance-grid { grid-template-columns: 1fr; }
  .sitemap-section { grid-template-columns: 1fr; }
  .referral-portrait, .referral-portrait img { min-height: 500px; }


  .market-grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }

  .snapshot-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .site-footer {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 640px) {
  .brand {
    width: 132px;
  }

  .hero-media,
  .hero-overlay {
    height: 58vh;
    min-height: 390px;
  }

  .hero-content {
    padding: 32px 20px 42px;
  }

  .hero-content h1 {
    max-width: 520px;
    font-size: clamp(44px, 12vw, 58px);
  }

  .hero-media img {
    object-position: center 26%;
  }

  .hero-actions {
    align-items: stretch;
    flex-direction: column;
  }

  .hero-panel {
    grid-template-columns: 1fr;
  }

  .service-image,
  .about-image {
    min-height: 420px;
  }

  .market-grid {
    grid-template-columns: 1fr;
  }

  .buyer-support-grid,
  .advantage-grid,
  .process-grid {
    grid-template-columns: 1fr;
  }

  .diligence-list li {
    grid-template-columns: 1fr;
    gap: 10px;
  }

  .seller-support-grid,
  .preparation-grid,
  .seller-process-grid,
  .offer-factors,
  .transparency-grid {
    grid-template-columns: 1fr;
  }


  .snapshot-grid {
    grid-template-columns: 1fr;
  }

  .cta-band {
    align-items: flex-start;
    flex-direction: column;
  }

  .report-card { min-height: 380px; }
  .home-report-links a { align-items: flex-start; flex-direction: column; }

  .coverage-map { min-height: 500px; }
  .promise-grid { grid-template-columns: 1fr; }
  .promise-grid article { min-height: 0; }
  .promise-grid span { margin-bottom: 32px; }
  .referral-actions { align-items: stretch; flex-direction: column; width: 100%; }
  .community-links { grid-template-columns: 1fr; }
  .article-links { align-items: stretch; flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    scroll-behavior: auto !important;
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }
}

.city-recognition-content {
  display: grid;
  grid-template-columns: minmax(160px, 240px) minmax(0, 1fr);
  gap: clamp(1.5rem, 4vw, 3.5rem);
  align-items: center;
  max-width: 850px;
}

.city-recognition-content img {
  width: 100%;
  height: auto;
  display: block;
}

.city-recognition-content .button {
  margin-top: 1rem;
}

@media (max-width: 640px) {
  .city-recognition-content {
    grid-template-columns: 1fr;
  }

  .city-recognition-content img {
    max-width: 220px;
  }
}