:root{
  --black:#111111; --ink:#1d1d1f; --crimson:#9b1c31; --deep:#7a1426; --burgundy:#4d0b17;
  --gold:#c9a24b; --gold-soft:#e6d3a3; --white:#fff; --cream:#faf7f2; --muted:#5d5d63; --line:#e6e0d6;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:72px}
body{margin:0;font-family:Inter,system-ui,sans-serif;color:var(--ink);background:var(--white);line-height:1.6;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{width:min(1160px,100% - 32px);margin-inline:auto}
.narrow{width:min(760px,100% - 32px)}
h1,h2,h3{font-family:'Playfair Display',Georgia,serif;line-height:1.12;margin:0 0 .5em;font-weight:600}
h1{font-size:clamp(2.4rem,5.6vw,4.2rem)}
h2{font-size:clamp(1.8rem,3.6vw,2.6rem)}
h2.light{color:var(--white)}
.eyebrow{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:600;margin:0 0 14px;display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:34px;height:2px;background:var(--gold)}
.eyebrow.dark{color:var(--crimson)}
.eyebrow.dark::before{background:var(--crimson)}
.small{font-size:.82rem;color:var(--muted)}

/* header */
.top{position:sticky;top:0;z-index:20;background:var(--white);border-bottom:3px solid var(--crimson);box-shadow:0 2px 0 var(--gold)}
.top-in{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:6px 0}
.brand{display:block;line-height:0}
.brand img{height:70px;width:auto}
.top nav{display:flex;align-items:center;gap:22px;font-size:.9rem}
.top nav a{text-decoration:none;color:var(--ink);font-weight:500}
.top nav a:hover{color:var(--crimson)}
.nav-cta{background:var(--crimson);color:var(--white)!important;padding:9px 16px;border-radius:4px;font-weight:600}
.nav-cta:hover{background:var(--deep)}

/* hero */
.hero{background:var(--black);color:var(--white);position:relative;overflow:hidden;padding:64px 0 76px}
.hero::before{content:"";position:absolute;inset:auto -10% -40% -10%;height:70%;background:radial-gradient(120% 100% at 20% 100%,var(--crimson) 0,var(--burgundy) 45%,transparent 70%);opacity:.9}
.hero-grid{position:relative;z-index:1;display:grid;grid-template-columns:1.05fr 1fr;gap:48px;align-items:center}
.lede{color:#d9d9dc;font-size:1.08rem;max-width:34em}
.addr{margin:22px 0 6px;color:var(--gold-soft);font-size:.95rem;line-height:1.5}
.price{font-family:'Playfair Display',serif;font-size:2rem;margin:0 0 14px;display:flex;align-items:center;gap:14px;flex-wrap:wrap}
.tag{font-family:Inter,sans-serif;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;background:var(--gold);color:var(--black);padding:5px 10px;font-weight:700;border-radius:2px}
.oh{display:inline-block;border:1px solid var(--gold);padding:8px 14px;border-radius:4px;margin-bottom:22px;font-size:.95rem;background:rgba(0,0,0,.3)}
.oh strong{color:var(--gold);text-transform:uppercase;letter-spacing:.12em;font-size:.75rem;margin-right:8px}
.hero-img{border-radius:180px 12px 12px 12px;overflow:hidden;border:3px solid var(--gold);box-shadow:0 24px 60px rgba(0,0,0,.5);aspect-ratio:4/4.3}
.hero-img img{width:100%;height:100%;object-fit:cover}

.btns{display:flex;flex-wrap:wrap;gap:12px}
.btn{display:inline-block;font:600 .95rem Inter,sans-serif;padding:14px 24px;border-radius:4px;text-decoration:none;border:2px solid transparent;cursor:pointer;text-align:center}
.btn-primary{background:var(--crimson);color:var(--white)}
.btn-primary:hover{background:var(--deep)}
.btn-ghost{border-color:var(--white);color:var(--white)}
.btn-ghost:hover{background:var(--white);color:var(--black)}
.btn-gold{background:var(--gold);color:var(--black)}
.btn-gold:hover{background:var(--gold-soft)}
.btn-line{border-color:var(--gold);color:var(--gold)}
.btn-line:hover{background:var(--gold);color:var(--black)}

/* facts */
.facts{background:var(--white);border-bottom:1px solid var(--line)}
.facts-in{display:grid;grid-template-columns:repeat(5,1fr);text-align:center}
.facts-in div{padding:26px 8px;border-right:1px solid var(--line)}
.facts-in div:last-child{border:0}
.facts b{display:block;font-family:'Playfair Display',serif;font-size:2rem;color:var(--crimson)}
.facts span{font-size:.82rem;color:var(--muted);letter-spacing:.04em}

.sec{padding:80px 0}
.sec.alt{background:var(--cream)}
.two{display:grid;grid-template-columns:1.15fr 1fr;gap:56px;align-items:start}
.ticks{list-style:none;padding:0;margin:22px 0 0}
.ticks li{padding:0 0 12px 30px;position:relative}
.ticks li::before{content:"";position:absolute;left:0;top:.55em;width:14px;height:2px;background:var(--gold);box-shadow:0 0 0 0 var(--gold)}
.card{background:var(--white);border:1px solid var(--line);border-top:4px solid var(--crimson);border-radius:6px;padding:28px;box-shadow:0 10px 30px rgba(0,0,0,.06)}
.details dl{display:grid;grid-template-columns:auto 1fr;gap:10px 18px;margin:0 0 14px}
.details dt{color:var(--muted);font-size:.9rem}
.details dd{margin:0;font-weight:500}

/* gallery */
.filters{display:flex;flex-wrap:wrap;gap:8px;margin:18px 0 26px}
.chip{font:500 .88rem Inter,sans-serif;padding:8px 16px;border-radius:999px;border:1px solid #cfc6b6;background:var(--white);cursor:pointer;color:var(--ink)}
.chip.on,.chip:hover{background:var(--black);color:var(--gold);border-color:var(--black)}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:14px}
.grid button{padding:0;border:0;background:#ddd;cursor:zoom-in;aspect-ratio:4/3;overflow:hidden;border-radius:4px;position:relative}
.grid img{width:100%;height:100%;object-fit:cover;transition:transform .35s}
.grid button:hover img{transform:scale(1.05)}
.grid button.hide{display:none}

/* band */
.band{background:linear-gradient(160deg,var(--black),var(--burgundy));color:var(--white);text-align:center}
.psp{width:min(820px,100% - 32px)}
.psp .eyebrow{justify-content:center}
.psp .eyebrow::before{display:none}
.band h2 i{color:var(--gold);font-style:normal;margin:0 .35em}
.band p{color:#e4e4e6}
.proof{display:flex;justify-content:center;gap:clamp(20px,5vw,60px);margin:34px 0;flex-wrap:wrap}
.proof b{display:block;font:600 2.2rem 'Playfair Display',serif;color:var(--gold)}
.proof span{font-size:.85rem;color:#d3d3d6}
blockquote{margin:0;border-top:1px solid rgba(201,162,75,.5);padding-top:26px;font-family:'Playfair Display',serif;font-size:1.3rem}
cite{display:block;font:500 .85rem Inter,sans-serif;color:var(--gold-soft);margin-top:10px;font-style:normal}

/* area */
.times{list-style:none;padding:0;margin:20px 0}
.times li{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding:9px 0}
.times b{color:var(--crimson)}
.link{color:var(--crimson);font-weight:600}
.mapfig{margin:0}
.mapfig img{border-radius:6px;border:1px solid var(--line);box-shadow:0 10px 30px rgba(0,0,0,.08)}
.mapfig figcaption{font-size:.8rem;color:var(--muted);margin-top:8px}

/* contact */
.contact{background:var(--black);color:var(--white);position:relative}
.contact::before{content:"";position:absolute;left:0;right:0;top:0;height:4px;background:linear-gradient(90deg,var(--crimson),var(--gold),var(--crimson))}
.c-copy p{color:#dcdcdf}
.agent-card{display:flex;gap:20px;align-items:center;margin:26px 0}
.headshot{width:130px;height:170px;object-fit:cover;object-position:50% 12%;border-radius:6px;border:2px solid var(--gold);flex:none}
.agent{display:flex;flex-direction:column;gap:2px;padding-left:16px;border-left:3px solid var(--gold);font-size:.95rem;color:#cfcfd3}
.kw{height:auto;width:min(260px,70%);margin-bottom:16px}
.agent strong{color:var(--white);font-size:1.15rem;letter-spacing:.1em}
.reach{font-size:1.15rem;line-height:1.7;margin:0 0 22px}
.reach a{text-decoration:none;color:var(--gold)}
.form{color:var(--ink)}
.form h3{font-size:1.45rem}
.form label{display:block;font-size:.85rem;font-weight:600;margin-bottom:14px;color:var(--ink)}
.form input,.form select,.form textarea{display:block;width:100%;margin-top:6px;padding:12px;font:400 1rem Inter,sans-serif;border:1px solid #cfc8bb;border-radius:4px;background:#fff;color:var(--ink)}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--crimson);outline-offset:1px;border-color:var(--crimson)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form .consent{display:flex;gap:10px;font-weight:400;font-size:.8rem;color:var(--muted);align-items:flex-start}
.form .consent input{width:auto;margin:4px 0 0}
.form .btn{width:100%}
.hp{position:absolute!important;left:-9999px;height:0;width:0;opacity:0}
.status{min-height:1.4em;margin:12px 0 0;font-size:.92rem}
.status.ok{color:#1c6b3a}.status.err{color:var(--crimson)}

/* faq */
details{border-bottom:1px solid var(--line);padding:16px 0}
summary{cursor:pointer;font-weight:600;list-style:none;display:flex;justify-content:space-between;gap:12px}
summary::after{content:"+";color:var(--crimson);font-size:1.3rem;line-height:1}
details[open] summary::after{content:"–"}
details p{margin:10px 0 0;color:var(--muted)}

footer{background:#0a0a0a;color:#bdbdc2;padding:36px 0;font-size:.9rem;border-top:2px solid var(--crimson)}
footer strong{color:var(--white);letter-spacing:.1em}
footer a{color:var(--gold)}
.foot .small{color:#8c8c92;margin-top:16px}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(0,0,0,.94);z-index:50;display:grid;place-items:center;padding:20px}
.lb[hidden]{display:none}
.lb img{max-width:min(94vw,1400px);max-height:80vh;object-fit:contain}
.lb p{position:absolute;bottom:18px;left:0;right:0;text-align:center;color:#ddd;margin:0;font-size:.9rem}
.lb button{position:absolute;background:none;border:0;color:var(--white);font-size:2.6rem;cursor:pointer;padding:10px 16px;line-height:1}
.lb button:hover{color:var(--gold)}
.lb-x{top:8px;right:10px}.prev{left:6px}.next{right:6px}

@media (max-width:900px){
  .hero-grid,.two{grid-template-columns:1fr;gap:36px}
  .hero{padding:40px 0 60px}
  .hero-img{aspect-ratio:4/3;border-radius:90px 10px 10px 10px}
  .facts-in{grid-template-columns:repeat(3,1fr)}
  .facts-in div{border-bottom:1px solid var(--line)}
  .sec{padding:56px 0}
  .top nav a:not(.nav-cta){display:none}
  .row2{grid-template-columns:1fr}
}
@media (max-width:520px){
  body{font-size:16px}
  .brand img{height:48px}
  .agent-card{flex-direction:column;align-items:flex-start}
  .grid{grid-template-columns:repeat(2,1fr);gap:8px}
  .btn{flex:1 1 100%}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.grid img{transition:none}}

.foot .hl{height:56px;width:auto;margin:0 24px 16px 0;display:inline-block;vertical-align:middle}
.foot .kw{display:inline-block;vertical-align:middle}

/* reviews carousel */
.rev-head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:26px}
.rev-head h2{margin:0}
.rev-ctrl{display:flex;gap:10px;flex:none}
.rev-btn{width:46px;height:46px;border-radius:50%;border:2px solid var(--black);background:var(--white);color:var(--black);font-size:1.6rem;line-height:1;cursor:pointer}
.rev-btn:hover{background:var(--black);color:var(--gold)}
.t-track{display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 2px 18px;scrollbar-width:thin;scrollbar-color:var(--crimson) transparent;-webkit-overflow-scrolling:touch}
.t-track:focus-visible{outline:2px solid var(--crimson);outline-offset:4px}
.t-card{flex:0 0 min(390px,86%);scroll-snap-align:start;margin:0;background:var(--white);border:1px solid var(--line);border-top:4px solid var(--crimson);border-radius:6px;padding:24px;box-shadow:0 10px 26px rgba(0,0,0,.06);display:flex;flex-direction:column;align-self:flex-start}
.stars{color:var(--gold);letter-spacing:.2em;font-size:1.05rem;margin-bottom:10px}
.t-card blockquote{margin:0;padding:0;border:0;font-family:Inter,sans-serif;font-size:.98rem;line-height:1.65;color:var(--ink)}
.t-card blockquote p{margin:0}
.t-card blockquote.clamp{display:-webkit-box;-webkit-line-clamp:8;-webkit-box-orient:vertical;overflow:hidden}
.more{align-self:flex-start;margin:10px 0 0;background:none;border:0;padding:0;color:var(--crimson);font:600 .88rem Inter,sans-serif;cursor:pointer;text-decoration:underline}
.t-card figcaption{margin-top:16px;padding-top:14px;border-top:1px solid var(--line);display:flex;flex-direction:column;font-size:.9rem}
.t-card figcaption span{color:var(--muted);font-size:.82rem}
.rev-note{margin-top:6px}
.proof a{color:inherit;text-decoration:none;display:block}
.proof a:hover b{color:var(--white)}
.proof a span{text-decoration:underline;text-underline-offset:3px}
@media (max-width:520px){.rev-head{flex-direction:column;align-items:flex-start}.t-card{flex-basis:88%}}

/* hero image caption / disclosure */
figure.hero-img{margin:0;position:relative}
.hero-img figcaption{position:absolute;left:0;right:0;bottom:0;padding:34px 16px 12px;background:linear-gradient(to top,rgba(0,0,0,.78),rgba(0,0,0,0));color:#fff;font-size:.82rem;letter-spacing:.02em;text-align:center}
.hero-img img{object-position:14% 50%}
.hero-img{overflow:hidden}
.hero-img img{height:128%;object-position:10% 0}

@media (max-width:900px){
  .hero-img{order:-1}
  .hero{padding-top:28px}
}

/* header strip + footer signature */
.top-strip{background:var(--black);color:var(--gold-soft);font-size:.78rem;letter-spacing:.06em;text-align:center;padding:6px 0}
.top-strip .wrap{display:block}
.foot-main{display:flex;gap:28px;align-items:center;flex-wrap:wrap;margin-bottom:18px}
.foot-logos{display:flex;flex-direction:column;gap:14px;align-items:flex-start}
.foot .foot-logos img{margin:0;display:block}
.foot address{font-style:normal;line-height:1.8}
.foot address strong{display:block;letter-spacing:.04em}
.foot-tag{margin:0 0 6px;padding-top:16px;border-top:1px solid #2a2a2e;color:var(--gold-soft);font-family:'Playfair Display',serif;font-size:1.05rem}

/* desktop only: brokerage line in the white header, strip hidden */
.top-name{display:none}
@media (min-width:901px){
  .top-strip{display:none}
  .top-name{display:block;flex:1;margin:0;text-align:center;color:var(--black);font-weight:600;font-size:clamp(.95rem,1.45vw,1.2rem);letter-spacing:.01em;line-height:1.25}
}
@media (min-width:901px){.top-name{text-wrap:balance}}

.foot-legal{display:flex;gap:18px;align-items:flex-start}
.foot-legal .eho{width:72px;height:auto;flex:none;margin-top:4px}
.foot-legal .small{margin:0}
@media (max-width:520px){.foot-legal{flex-direction:column}}

.form .consent a{color:var(--crimson);text-decoration:underline}
.foot-legal .small a{color:var(--gold)}
.foot-legal>a{flex:none;line-height:0}

/* home value call to action */
.value{background:linear-gradient(160deg,var(--black),var(--burgundy));color:var(--white);padding:56px 0}
.value-in{display:flex;gap:32px;align-items:center;justify-content:space-between;flex-wrap:wrap}
.value-copy{flex:1 1 420px;min-width:0}
.value-copy h2{margin-bottom:.35em}
.value-copy p:not(.eyebrow){margin:0;color:#e4e4e6;max-width:46em}
.value-cta{flex:0 0 auto;display:flex;flex-direction:column;gap:10px;align-items:flex-start}
.value-cta .small{margin:0;color:#c9c9ce}
@media (max-width:700px){.value-cta{width:100%}.value-cta .btn{width:100%}}

/* VIDEO placeholder (delete with the video section) */
.vid{position:relative;border-radius:10px;overflow:hidden;background:#000;aspect-ratio:16/9;margin-top:18px}
.vid video{width:100%;height:100%;object-fit:cover;display:block}
.vid-soon{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(0,0,0,.45);pointer-events:none}
.vid-soon span{color:#fff;border:1px solid var(--gold);padding:10px 18px;border-radius:4px;background:rgba(0,0,0,.5);font-size:.95rem;letter-spacing:.04em}

/* PREP | STAGE | SELL program lockup */
.psp-top{font-family:"Playfair Display",Georgia,serif;font-style:italic;color:var(--gold);font-size:1.25rem;margin:0 0 10px;letter-spacing:.02em}
.psp-rule{display:flex;align-items:center;gap:14px;color:var(--gold);max-width:560px;margin:0 auto 14px}
.psp-rule span{flex:1;height:2px;background:var(--gold)}
.psp-rule svg{flex:none}
.psp-bot{margin:14px auto 26px}
.psp-bot em{font-family:"Playfair Display",Georgia,serif;font-style:italic;font-size:1.25rem;letter-spacing:.02em;color:var(--gold)}

/* Union Hill hero crop: favor the house over the trees on the left */
.hero-img{aspect-ratio:5/4}
.hero-img img{height:120%;object-position:47% 40%}
@media(max-width:860px){.hero-img{aspect-ratio:4/3}}

/* Footer order: logos, staging line, then team and contact details */
.foot-main{flex-direction:column;align-items:flex-start;gap:18px;margin-bottom:22px}
.foot-main .foot-tag{margin:0;padding-top:0;border-top:0;max-width:34em}