:root{--navy:#12263a;--navy2:#1d3a57;--gold:#c9a96a;--ink:#1c2430;--mute:#5d6b7a;--bg:#f6f4ef;--card:#fff}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%}
body{margin:0;font:17px/1.55 -apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;color:var(--ink);background:var(--bg);padding-bottom:84px}
a{color:var(--navy2)}
.wrap{max-width:720px;margin:0 auto;padding:0 22px}
h1,h2{font-family:Georgia,"Times New Roman",serif;font-weight:700;letter-spacing:-.01em}
h2{font-size:1.55rem;margin:0 0 .7rem;color:var(--navy)}
section{padding:34px 0 6px}
.hero{background:linear-gradient(160deg,var(--navy) 0%,var(--navy2) 100%);color:#fff;padding:38px 0 34px;text-align:center}
.photo{width:168px;height:168px;border-radius:50%;object-fit:cover;border:4px solid var(--gold);box-shadow:0 10px 30px rgba(0,0,0,.35)}
.hero h1{font-size:2.3rem;margin:16px 0 2px}
.title{margin:0;color:var(--gold);font-weight:600;letter-spacing:.02em}
.pitch{margin:18px auto 22px;max-width:30em;color:#dfe6ee}
.btn{display:block;text-align:center;text-decoration:none;font-weight:700;border-radius:14px;padding:16px 18px;font-size:1.05rem}
.btn.primary{background:var(--gold);color:var(--navy);box-shadow:0 6px 18px rgba(201,169,106,.35)}
.btn.primary:active{transform:translateY(1px)}
.row{display:flex;gap:12px;margin-top:12px}.row .btn{flex:1}
.btn.ghost{border:1.5px solid rgba(255,255,255,.5);color:#fff}
.num{margin:14px 0 0}.num a{color:#fff;text-decoration:none;font-size:1.15rem;letter-spacing:.04em}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:-18px;position:relative}
.stats div{background:var(--card);border-radius:14px;padding:14px 6px;text-align:center;box-shadow:0 4px 16px rgba(18,38,58,.08)}
.stats b{display:block;font-size:1.45rem;color:var(--navy);font-family:Georgia,serif}.stats span{font-size:.8rem;color:var(--mute)}
.chips{list-style:none;padding:0;display:flex;flex-wrap:wrap;gap:8px;margin:14px 0 0}
.chips li{background:#e9e3d6;color:var(--navy);border-radius:999px;padding:6px 12px;font-size:.88rem}
.cards{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.card a{display:block;background:var(--card);border-radius:14px;padding:16px 18px;text-decoration:none;color:var(--ink);box-shadow:0 2px 10px rgba(18,38,58,.06);border-left:4px solid var(--gold)}
.price{font-size:1.35rem;font-weight:800;color:var(--navy)}
.addr{font-weight:600;margin-top:2px}.addr span{display:block;font-weight:400;color:var(--mute);font-size:.92rem}
.meta{color:var(--mute);font-size:.88rem;margin-top:4px}
.tag{display:inline-block;margin-top:8px;font-size:.8rem;background:#eef2f6;color:var(--navy2);padding:3px 9px;border-radius:6px}
.tag.live{background:#e6f4ea;color:#1e6b34}
.more{display:inline-block;margin-top:14px;font-weight:600}
.cta-band{background:var(--navy);color:#fff;margin-top:34px;padding:34px 0;text-align:center}
.cta-band h2{color:#fff}.cta-band p{color:#dfe6ee}.cta-band .small{font-size:.92rem;margin-top:16px}
.clist{list-style:none;padding:0;margin:0}
.clist li{background:var(--card);border-radius:12px;padding:12px 16px;margin-bottom:10px}
.clist span{display:block;font-size:.8rem;color:var(--mute);text-transform:uppercase;letter-spacing:.06em}
.clist a{font-weight:600;font-size:1.05rem;word-break:break-all}
.foot{color:var(--mute);font-size:.8rem;padding:26px 22px 20px}
.sticky{position:fixed;left:0;right:0;bottom:0;display:flex;gap:10px;padding:12px 14px calc(12px + env(safe-area-inset-bottom));background:rgba(246,244,239,.96);backdrop-filter:blur(8px);border-top:1px solid #e2ddd2}
.sticky .primary{flex:1;padding:14px}.sticky .call{background:var(--navy);color:#fff;width:58px;padding:14px 0}
@media(min-width:760px){.cards{grid-template-columns:1fr 1fr}.hero h1{font-size:2.8rem}.sticky{display:none}body{padding-bottom:0}.hero-in{max-width:520px}}

.offices{margin:8px 0 0;color:#dfe6ee;font-size:.95rem;line-height:1.5}.offices span{display:inline-block}
@media(max-width:480px){.offices .dot{display:none}.offices span{display:block}}
.clist b{color:var(--navy)}
.foot p{margin:.3em 0}
.lic{margin:6px 0 0;color:#fff;font-weight:600;font-size:.95rem}
.lic span{display:inline-block}@media(max-width:480px){.lic .dot{display:none}.lic span{display:block}}

.biohead{font-weight:700;color:#12263a;margin:.2em 0 .8em;line-height:1.35}
.note{margin-top:.8em}

/* Homes sold gallery */
.wrap-wide{max-width:1160px;margin:0 auto;padding:0 22px}
.sec-head{max-width:676px}
.sub{margin:-.3rem 0 1.1rem;color:var(--mute)}
.gallery{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr;gap:18px}
.hcard a{display:flex;flex-direction:column;height:100%;background:var(--card);border-radius:16px;overflow:hidden;text-decoration:none;color:var(--ink);box-shadow:0 2px 12px rgba(18,38,58,.08);transition:transform .18s ease,box-shadow .18s ease}
.hcard a:hover{transform:translateY(-3px);box-shadow:0 12px 28px rgba(18,38,58,.16)}
.hcard a:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
.ph{position:relative;aspect-ratio:4/3;background:#e4dfd4;overflow:hidden}
.ph img{display:block;width:100%;height:100%;object-fit:cover}
.badge{position:absolute;left:12px;top:12px;background:rgba(18,38,58,.88);color:#fff;font-size:.78rem;font-weight:700;letter-spacing:.02em;padding:5px 10px;border-radius:999px;backdrop-filter:blur(4px)}
.badge.sold{background:rgba(18,38,58,.9);color:#f3e6c8}
.badge.live{background:#1e6b34;color:#fff}
.hcard .body{padding:14px 18px 16px;display:flex;flex-direction:column;flex:1}
.hcard .price{font-family:Georgia,"Times New Roman",serif;font-size:1.5rem}
.rep{margin-top:8px;font-size:.84rem;font-weight:600;color:#7a5c22}
.zl{margin-top:auto;padding-top:12px;font-size:.88rem;font-weight:700;color:var(--navy2)}
.allsales{margin-top:18px}
.allsales>.gallery{margin-top:18px}
.allsales summary{list-style:none;cursor:pointer;display:block;text-align:center;font-weight:700;color:var(--navy);background:var(--card);border:1.5px solid var(--gold);border-radius:14px;padding:14px 18px;max-width:420px;margin:0 auto}
.allsales summary::-webkit-details-marker{display:none}
.allsales summary:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
.allsales .close-t,.allsales[open] .open-t{display:none}.allsales[open] .close-t{display:inline}
.allsales[open] summary{margin-top:0}
#sales .more,#listings .note{display:block;text-align:center}
@media(min-width:640px){.gallery{grid-template-columns:1fr 1fr}}
@media(min-width:1000px){.gallery{grid-template-columns:repeat(3,1fr);gap:22px}}

/* Search homes for sale */
.vh{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.searchbox{background:var(--card);border-radius:18px;padding:22px 20px 18px;box-shadow:0 4px 18px rgba(18,38,58,.08);border-top:4px solid var(--gold)}
.searchbox h2{margin-bottom:.35rem}
.searchbox .sub{margin:0 0 14px}
.sform{display:flex;gap:8px}
.sform input{flex:1;min-width:0;font:inherit;font-size:1rem;padding:14px 14px;border:1.5px solid #d6cfbf;border-radius:12px;background:#fbfaf7;color:var(--ink);-webkit-appearance:none;appearance:none}
.sform input:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(201,169,106,.25);background:#fff}
.sform button{font:inherit;font-weight:700;font-size:1rem;border:0;border-radius:12px;padding:0 20px;background:var(--navy);color:#fff;cursor:pointer}
.sform button:active{transform:translateY(1px)}
.qlabel{margin:16px 0 8px;font-size:.78rem;text-transform:uppercase;letter-spacing:.08em;color:var(--mute);font-weight:600}
.qchips{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px}
.qchips a{display:inline-block;text-decoration:none;color:var(--navy);background:#f1ecdf;border:1px solid #e2d8c2;border-radius:999px;padding:8px 14px;font-size:.9rem;font-weight:600}
.qchips a:hover{background:var(--gold);border-color:var(--gold)}
.showing{margin:16px 0 0;font-size:.95rem;color:var(--mute)}
.showing a{font-weight:700;white-space:nowrap}
#search{padding-bottom:14px}
@media(max-width:480px){.sform{flex-direction:column}.sform button{padding:14px 20px}}

/* live MLS search (Flexmls IDX) */
.idxbox{padding-bottom:16px}
.idxframe{position:relative;width:100%;height:80vh;min-height:650px;border-radius:12px;overflow:hidden;border:1px solid #e2d8c2;background:#f6f4ef;-webkit-overflow-scrolling:touch}
.idxframe iframe{position:absolute;inset:0;width:100%;height:100%;border:0;display:block}
.idxopen{margin:10px 0 0;font-size:.92rem;text-align:right}
.idxopen a{color:var(--navy);font-weight:600}
@media(max-width:480px){#search.wrap-wide{padding:0 10px}.idxbox{padding:18px 0 14px;border-radius:14px}.idxbox h2,.idxbox .sub,.idxbox .idxopen,.idxbox .showing{padding:0 14px}.idxframe{border-radius:0;border-left:0;border-right:0}.idxopen{text-align:left}}