:root {
  --ink: #f8f4ea;
  --muted: #c8c0b3;
  --paper: #080807;
  --paper-soft: #11100e;
  --surface: #171513;
  --surface-soft: rgba(255, 250, 239, 0.07);
  --line: rgba(255, 250, 239, 0.14);
  --accent: #d7b65a;
  --button-bg: #f8f4ea;
  --button-ink: #0b0a09;
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --shadow: 0 24px 70px rgba(0, 0, 0, 0.36);
  --shadow-soft: 0 18px 46px rgba(0, 0, 0, 0.28);
  --radius: 1.15rem;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: auto;
  scroll-padding-top: 7rem;
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

body {
  margin: 0;
  overflow-x: hidden;
  color: var(--ink);
  background:
    radial-gradient(circle at 85% 8%, rgba(215, 182, 90, 0.12), transparent 24rem),
    linear-gradient(135deg, var(--paper), var(--paper-soft) 56%, #070605);
  font-family: "Manrope", system-ui, sans-serif;
}

img {
  display: block;
  max-width: 100%;
  outline: 1px solid rgba(255, 255, 255, 0.1);
  outline-offset: -1px;
}

.brand-logo {
  outline: 0;
}

picture {
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: 1rem;
  z-index: 3;
  padding: 0.75rem 1rem;
  border-radius: 999px;
  background: var(--button-bg);
  color: var(--button-ink);
  font-weight: 800;
  box-shadow: var(--shadow-soft);
  transform: translateY(-5rem);
  transition: transform 180ms var(--ease-out);
}

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

.site-header {
  position: sticky;
  top: 0;
  z-index: 2;
  padding: 0.95rem clamp(1rem, 3vw, 3rem);
}

.nav-shell,
.hero,
.section-grid,
.updates-preview,
.idx-preview,
.updates-page-hero,
.updates-feed-section,
.image-feature,
.home-value-section,
.neighborhoods,
.meet-jeff,
.professional-background,
.contact-section,
.site-footer {
  width: min(1120px, calc(100% - 2rem));
  margin: 0 auto;
}

section[id] {
  scroll-margin-top: 8rem;
}

.nav-shell {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.25rem;
  padding: 0.58rem 0.7rem 0.58rem 0.95rem;
  border-radius: 999px;
  border: 1px solid rgba(255, 250, 239, 0.1);
  background: rgba(12, 11, 10, 0.8);
  box-shadow: 0 14px 38px rgba(0, 0, 0, 0.24);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  flex: 0 0 auto;
  min-height: 2.75rem;
  padding: 0.25rem 0.8rem;
  border-radius: 999px;
  background: #030303;
}

.brand-logo {
  width: 15rem;
  height: 2.42rem;
  object-fit: contain;
  object-position: center;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 1.05rem;
  color: var(--muted);
  font-size: 0.82rem;
  font-weight: 650;
}

.nav-links a,
.mobile-menu a,
.text-link,
.site-footer a {
  transition-property: color, border-color;
  transition-duration: 220ms;
  transition-timing-function: var(--ease-out);
}

.nav-links a {
  display: inline-flex;
  align-items: center;
  min-height: 2.75rem;
  padding: 0 0.05rem;
  border-bottom: 1px solid transparent;
}

.nav-links a:hover,
.nav-links a[aria-current="true"],
.mobile-menu a:hover,
.mobile-menu a[aria-current="true"],
.text-link:hover,
.site-footer a:hover {
  color: var(--accent);
}

.nav-links a:hover,
.nav-links a[aria-current="true"] {
  border-color: rgba(215, 182, 90, 0.55);
}

.mobile-menu-toggle {
  display: none;
  align-items: center;
  justify-content: center;
  gap: 0.55rem;
  min-height: 2.75rem;
  border: 1px solid rgba(255, 250, 239, 0.12);
  border-radius: 999px;
  padding: 0.65rem 0.8rem 0.65rem 0.95rem;
  background: rgba(255, 250, 239, 0.08);
  color: var(--ink);
  font: inherit;
  font-size: 0.78rem;
  font-weight: 850;
  cursor: pointer;
  transition-property: transform, background-color, border-color;
  transition-duration: 220ms;
  transition-timing-function: var(--ease-out);
}

.mobile-menu-toggle:hover {
  background: rgba(255, 250, 239, 0.12);
  border-color: rgba(255, 250, 239, 0.18);
}

.mobile-menu-toggle:active {
  transform: scale(0.96);
}

.mobile-menu-icon {
  position: relative;
  width: 1rem;
  height: 0.7rem;
}

.mobile-menu-icon span {
  position: absolute;
  left: 0;
  width: 100%;
  height: 2px;
  border-radius: 999px;
  background: currentColor;
  transition-property: transform;
  transition-duration: 220ms;
  transition-timing-function: var(--ease-out);
}

.mobile-menu-icon span:first-child {
  top: 0.1rem;
}

.mobile-menu-icon span:last-child {
  top: 0.5rem;
}

.mobile-menu-toggle[aria-expanded="true"] .mobile-menu-icon span:first-child {
  top: 0.34rem;
  transform: rotate(45deg);
}

.mobile-menu-toggle[aria-expanded="true"] .mobile-menu-icon span:last-child {
  top: 0.34rem;
  transform: rotate(-45deg);
}

.mobile-menu {
  position: absolute;
  top: calc(100% + 0.6rem);
  right: 0;
  left: 0;
  display: grid;
  gap: 0.2rem;
  padding: 0.75rem;
  border: 1px solid rgba(255, 250, 239, 0.11);
  border-radius: 1.1rem;
  background:
    linear-gradient(180deg, rgba(22, 20, 17, 0.98), rgba(10, 9, 8, 0.98)),
    var(--paper-soft);
  box-shadow:
    0 0 0 1px rgba(255, 250, 239, 0.04),
    0 22px 60px rgba(0, 0, 0, 0.5);
  backdrop-filter: blur(18px);
  transform-origin: top center;
}

.mobile-menu[hidden] {
  display: none;
}

.mobile-menu a {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 2.75rem;
  border-radius: 0.75rem;
  padding: 0.72rem 0.85rem;
  color: var(--muted);
  font-size: 0.9rem;
  font-weight: 800;
}

.mobile-menu a:hover,
.mobile-menu a[aria-current="true"] {
  background: rgba(255, 250, 239, 0.075);
}

.mobile-menu .mobile-menu-cta {
  justify-content: center;
  margin-top: 0.25rem;
  background: var(--button-bg);
  color: var(--button-ink);
}

.nav-cta,
.primary-button,
.contact-card button,
.value-card button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.7rem;
  border: 0;
  border-radius: 999px;
  background: var(--button-bg);
  color: var(--button-ink);
  font: inherit;
  font-size: 0.86rem;
  font-weight: 800;
  white-space: nowrap;
  padding: 0.85rem 1.1rem;
  cursor: pointer;
  min-height: 2.75rem;
  transition-property: transform, background-color, box-shadow;
  transition-duration: 240ms;
  transition-timing-function: var(--ease-out);
}

.primary-button {
  padding: 1rem 1.2rem 1rem 1.35rem;
}

.primary-button span {
  display: grid;
  place-items: center;
  width: 1.9rem;
  height: 1.9rem;
  border-radius: 50%;
  background: rgba(11, 10, 9, 0.1);
  transition: transform 240ms var(--ease-out), background-color 240ms var(--ease-out);
}

.nav-cta:hover,
.primary-button:hover,
.contact-card button:hover,
.value-card button:hover {
  background: #e2d8c6;
  transform: translateY(-2px);
}

.primary-button:hover span {
  background: rgba(11, 10, 9, 0.14);
  transform: translateX(2px);
}

.nav-cta:active,
.primary-button:active,
.contact-card button:active,
.value-card button:active {
  transform: scale(0.96);
}

.hero {
  min-height: auto;
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(340px, 1.08fr);
  align-items: center;
  gap: clamp(2.25rem, 4vw, 4.25rem);
  padding: clamp(3.5rem, 6vw, 5.5rem) 0;
  border-top: 1px solid var(--line);
}

.hero-copy,
.section-content,
.home-value-copy,
.neighborhood-copy,
.meet-copy,
.idx-preview-copy,
.background-copy,
.contact-intro {
  min-width: 0;
}

.hero-copy {
  max-width: 36rem;
}

.eyebrow,
.section-kicker {
  margin: 0 0 1rem;
  color: var(--accent);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.17em;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  font-weight: 700;
  letter-spacing: 0;
  text-wrap: balance;
}

h1 {
  max-width: 10.5ch;
  margin-bottom: 1.25rem;
  font-size: clamp(2.05rem, 3.05vw, 2.78rem);
  line-height: 0.98;
}

.hero h1 {
  max-width: 11.5ch;
  font-size: clamp(1.7rem, 2.35vw, 2.25rem);
  line-height: 1.04;
}

.local-guidance {
  grid-template-columns: minmax(0, 0.86fr) minmax(340px, 1.14fr);
  gap: clamp(2rem, 4vw, 3.6rem);
  padding-top: clamp(3.75rem, 6vw, 5.1rem);
  padding-bottom: clamp(3.75rem, 6vw, 5.1rem);
}

.local-guidance h1 {
  max-width: 14ch;
  font-size: clamp(1.62rem, 2.15vw, 2.08rem);
  line-height: 1.08;
}

.local-guidance .hero-text {
  max-width: 54ch;
}

.local-guidance .hero-media-shell picture,
.local-guidance .hero-media-shell img {
  min-height: 360px;
}

h2 {
  max-width: 14ch;
  margin-bottom: 1.1rem;
  font-size: clamp(1.38rem, 2.05vw, 1.95rem);
  line-height: 1.04;
}

h3 {
  margin-bottom: 0.65rem;
  font-size: 1.08rem;
  line-height: 1.15;
}

.hero-text,
.section-content > p,
.idx-preview-copy > p,
.idx-status,
.image-feature p,
.home-value-copy p,
.neighborhood-copy p,
.meet-copy > p,
.background-copy > p,
.background-details p,
.contact-section p,
.service-list p,
.thank-you-card p:not(.eyebrow) {
  max-width: 62ch;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.75;
  text-wrap: pretty;
}

.hero-actions {
  display: flex;
  align-items: center;
  gap: 1.25rem;
  flex-wrap: wrap;
  margin-top: 1.6rem;
}

.text-link {
  display: inline-flex;
  align-items: center;
  min-height: 2.75rem;
  color: var(--muted);
  font-size: 0.9rem;
  font-weight: 800;
}

.hero-media-shell,
.image-feature picture,
.neighborhoods picture {
  min-width: 0;
  padding: 0.55rem;
  border-radius: 1.45rem;
  background: var(--surface-soft);
  box-shadow: var(--shadow-soft);
}

.hero-media-shell picture {
  aspect-ratio: 1500 / 844;
  min-height: 420px;
}

.hero-media-shell picture,
.hero-media-shell img,
.image-feature picture,
.image-feature img,
.neighborhoods picture,
.neighborhoods img,
.portrait-image {
  width: 100%;
  height: 100%;
  object-fit: cover;
  border-radius: 1.15rem;
}

.hero-media-shell img {
  min-height: 420px;
}

.section-grid,
.updates-preview,
.updates-page-hero,
.updates-feed-section,
.home-value-section,
.neighborhoods,
.meet-jeff,
.contact-section {
  padding: clamp(4.5rem, 8vw, 7rem) 0;
  border-top: 1px solid var(--line);
}

.updates-preview {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(320px, 1fr);
  gap: clamp(2rem, 5vw, 4rem);
  align-items: center;
}

.idx-preview {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 0.78fr) minmax(360px, 1.22fr);
  gap: clamp(2.25rem, 5vw, 4.5rem);
  align-items: center;
  padding: clamp(4.75rem, 8vw, 7rem) 0;
  border-top: 1px solid var(--line);
  isolation: isolate;
}

.idx-preview-copy {
  max-width: 35rem;
}

.idx-preview-copy h2 {
  max-width: 13ch;
}

.idx-status {
  margin: 1.15rem 0 0;
  padding-left: 0.95rem;
  border-left: 2px solid rgba(215, 182, 90, 0.42);
  font-size: 0.9rem;
}

.idx-paths {
  display: grid;
  gap: 0.55rem;
  margin-top: 1.15rem;
}

.idx-paths a {
  position: relative;
  display: block;
  padding: 0.78rem 2.1rem 0.8rem 0.9rem;
  border: 1px solid rgba(255, 250, 239, 0.08);
  border-radius: 0.9rem;
  background: rgba(255, 250, 239, 0.032);
  color: var(--ink);
  text-decoration: none;
  transition:
    border-color 220ms var(--ease-out),
    background-color 220ms var(--ease-out),
    transform 220ms var(--ease-out);
}

.idx-paths a::after {
  content: "->";
  position: absolute;
  top: 0.8rem;
  right: 0.9rem;
  color: var(--accent);
  font-size: 0.82rem;
  font-weight: 850;
}

.idx-paths a:hover {
  border-color: rgba(215, 182, 90, 0.35);
  background: rgba(255, 250, 239, 0.075);
  transform: translateY(-1px);
}

.idx-paths strong {
  font-size: 0.84rem;
}

.idx-paths span {
  display: block;
  margin-top: 0.12rem;
  color: var(--muted);
  font-size: 0.8rem;
  line-height: 1.45;
}

.idx-showcase {
  position: relative;
  display: grid;
  align-items: end;
  min-height: 32rem;
  isolation: isolate;
}

.idx-search-panel {
  position: relative;
  z-index: 2;
  display: grid;
  gap: 0.62rem;
  width: min(100%, 45rem);
  margin: 0 auto -3rem;
  padding: 0.65rem;
  border: 1px solid rgba(255, 250, 239, 0.14);
  border-radius: 1.25rem;
  background:
    linear-gradient(135deg, rgba(255, 250, 239, 0.055), rgba(255, 250, 239, 0.02)),
    rgba(18, 16, 14, 0.9);
  box-shadow:
    0 22px 54px rgba(0, 0, 0, 0.38),
    inset 0 1px 0 rgba(255, 255, 255, 0.04);
  backdrop-filter: blur(18px);
}

.idx-search-panel-address {
  max-width: 43rem;
}

.idx-main-search {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 0.55rem;
}

.idx-search-panel label {
  display: grid;
  gap: 0.3rem;
  min-width: 0;
  padding: 0.62rem 0.72rem;
  border: 1px solid rgba(255, 250, 239, 0.08);
  border-radius: 0.88rem;
  background: rgba(255, 250, 239, 0.055);
}

.idx-search-panel label > span {
  color: var(--muted);
  font-size: 0.66rem;
  font-weight: 850;
  letter-spacing: 0.12em;
  line-height: 1;
  text-transform: uppercase;
}

.idx-search-panel input,
.idx-search-panel select {
  width: 100%;
  min-width: 0;
  border: 0;
  background: transparent;
  color: var(--ink);
  font: inherit;
  font-size: 0.9rem;
  font-weight: 800;
  outline: 0;
}

.idx-search-panel input::placeholder {
  color: rgba(248, 244, 234, 0.52);
}

.idx-search-panel select {
  appearance: none;
  background-image:
    linear-gradient(45deg, transparent 50%, var(--muted) 50%),
    linear-gradient(135deg, var(--muted) 50%, transparent 50%);
  background-position:
    calc(100% - 0.48rem) 54%,
    calc(100% - 0.24rem) 54%;
  background-size: 0.34rem 0.34rem, 0.34rem 0.34rem;
  background-repeat: no-repeat;
  padding-right: 1rem;
}

.idx-search-panel option {
  background: var(--button-bg);
  color: var(--button-ink);
}

.idx-search-panel button {
  align-self: stretch;
  min-height: 3.6rem;
  border: 0;
  border-radius: 0.9rem;
  padding: 0.8rem 1rem;
  background: var(--button-bg);
  color: var(--button-ink);
  font: inherit;
  font-size: 0.86rem;
  font-weight: 850;
  white-space: nowrap;
  cursor: pointer;
  transition: transform 220ms var(--ease-out), background-color 220ms var(--ease-out);
}

.idx-search-panel button:hover {
  background: #e2d8c6;
  transform: translateY(-1px);
}

.idx-search-panel button:active {
  transform: scale(0.97);
}

.idx-filter-drawer {
  overflow: clip;
  border: 1px solid rgba(255, 250, 239, 0.08);
  border-radius: 1rem;
  background: rgba(255, 250, 239, 0.035);
}

.idx-filter-drawer summary {
  display: grid;
  grid-template-columns: auto minmax(0, 1fr) auto;
  gap: 0.52rem;
  align-items: baseline;
  min-height: 2.55rem;
  padding: 0.68rem 0.82rem;
  color: var(--ink);
  cursor: pointer;
  list-style: none;
}

.idx-filter-drawer summary::-webkit-details-marker {
  display: none;
}

.idx-filter-drawer summary::after {
  content: "+";
  justify-self: end;
  color: var(--accent);
  font-size: 1rem;
  font-weight: 850;
}

.idx-filter-drawer[open] summary::after {
  content: "-";
}

.idx-filter-drawer summary strong {
  font-size: 0.8rem;
}

.idx-filter-drawer summary span {
  color: var(--muted);
  font-size: 0.76rem;
  line-height: 1.4;
}

.idx-filter-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 0.55rem;
  padding: 0 0.65rem 0.65rem;
}

.idx-form-message {
  min-height: 1.2rem;
  margin: -0.16rem 0 0;
  color: rgba(248, 244, 234, 0.76);
  font-size: 0.78rem;
  font-weight: 750;
  line-height: 1.45;
}

.idx-form-message.is-error {
  color: #f0c7a8;
}

.idx-search-hints {
  position: relative;
  z-index: 2;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: center;
  gap: 0.48rem;
  width: min(100%, 40rem);
  margin: 3.35rem auto 0.7rem;
}

.idx-search-hints span,
.idx-search-hints button {
  font: inherit;
  font-size: 0.76rem;
  font-weight: 850;
}

.idx-search-hints span {
  color: var(--muted);
}

.idx-search-hints button {
  min-height: 2.35rem;
  border: 1px solid rgba(255, 250, 239, 0.1);
  border-radius: 999px;
  padding: 0.56rem 0.78rem;
  background: rgba(255, 250, 239, 0.055);
  color: var(--ink);
  cursor: pointer;
  transition:
    border-color 220ms var(--ease-out),
    background-color 220ms var(--ease-out),
    transform 220ms var(--ease-out);
}

.idx-search-hints button:hover {
  border-color: rgba(215, 182, 90, 0.35);
  background: rgba(255, 250, 239, 0.09);
  transform: translateY(-1px);
}

.idx-search-hints button:active {
  transform: scale(0.97);
}

.idx-listing-stage {
  position: relative;
  min-height: 28rem;
  overflow: hidden;
  border: 1px solid rgba(255, 250, 239, 0.08);
  border-radius: 1.65rem;
  background:
    radial-gradient(circle at 70% 15%, rgba(215, 182, 90, 0.22), transparent 38%),
    var(--surface);
  box-shadow: var(--shadow);
}

.idx-listing-card {
  position: absolute;
  inset: 0;
  display: grid;
  align-content: end;
  opacity: 0;
  transform: scale(1.025);
  transition:
    opacity 520ms var(--ease-out),
    transform 720ms var(--ease-out);
  pointer-events: none;
}

.idx-listing-card.is-active {
  opacity: 1;
  transform: scale(1);
  pointer-events: auto;
}

.idx-listing-card::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background:
    linear-gradient(180deg, transparent 35%, rgba(10, 9, 8, 0.3) 58%, rgba(10, 9, 8, 0.9)),
    linear-gradient(90deg, rgba(10, 9, 8, 0.44), transparent 58%);
}

.idx-listing-card img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.idx-listing-card-copy {
  position: relative;
  z-index: 2;
  max-width: 23rem;
  padding: 5.15rem clamp(1.2rem, 3vw, 2rem) clamp(1.3rem, 3vw, 2rem);
}

.idx-listing-card-copy p,
.idx-listing-card-copy span {
  color: rgba(248, 244, 234, 0.76);
  text-wrap: pretty;
}

.idx-listing-card-copy p {
  margin: 0 0 0.72rem;
  color: var(--accent);
  font-size: 0.68rem;
  font-weight: 850;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.idx-listing-card-copy h3 {
  max-width: 14ch;
  margin-bottom: 0.7rem;
  color: var(--ink);
  font-size: clamp(1.35rem, 2.3vw, 1.9rem);
}

.idx-listing-card-copy span {
  display: block;
  max-width: 32ch;
  font-size: 0.95rem;
  line-height: 1.55;
}

.idx-carousel-controls {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 0.85rem;
  margin-top: 1rem;
}

.idx-carousel-controls > button {
  min-height: 2.75rem;
  border: 1px solid rgba(255, 250, 239, 0.1);
  border-radius: 999px;
  padding: 0.72rem 0.9rem;
  background: rgba(255, 250, 239, 0.055);
  color: var(--ink);
  font: inherit;
  font-size: 0.78rem;
  font-weight: 850;
  cursor: pointer;
}

.idx-carousel-dots {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
}

.idx-carousel-dots button {
  width: 0.62rem;
  height: 0.62rem;
  border: 0;
  border-radius: 50%;
  padding: 0;
  background: rgba(255, 250, 239, 0.24);
  cursor: pointer;
}

.idx-carousel-dots button.is-active {
  background: var(--accent);
}

.updates-preview-copy {
  max-width: 35rem;
}

.updates-preview-copy p:not(.eyebrow),
.updates-page-hero p,
.update-card-body p {
  max-width: 62ch;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.75;
  text-wrap: pretty;
}

.updates-preview-copy .text-link {
  margin-top: 0.9rem;
}

.update-card {
  overflow: hidden;
  border-radius: 1.45rem;
  border: 1px solid rgba(255, 250, 239, 0.08);
  background:
    linear-gradient(135deg, rgba(255, 250, 239, 0.08), rgba(255, 250, 239, 0.035)),
    var(--surface);
  box-shadow: var(--shadow-soft);
}

.update-card-expandable {
  position: relative;
  cursor: zoom-in;
  transition:
    transform 220ms var(--ease-out),
    box-shadow 220ms var(--ease-out);
}

.update-card-expandable:hover {
  transform: translateY(-2px);
  box-shadow:
    0 26px 70px rgba(0, 0, 0, 0.28),
    0 0 0 1px rgba(255, 250, 239, 0.1);
}

.update-card-expandable:has(.update-expand-control:focus-visible) {
  outline: 2px solid var(--accent);
  outline-offset: 4px;
}

.update-card-expandable a,
.update-card-expandable button,
.update-card-expandable video {
  cursor: pointer;
}

.update-card-featured {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(0, 1.05fr);
  min-height: 22rem;
}

.update-media {
  position: relative;
  display: block;
  overflow: hidden;
  aspect-ratio: 16 / 10;
  min-height: 14rem;
  background:
    linear-gradient(135deg, rgba(39, 34, 29, 0.98), rgba(16, 14, 12, 0.98)),
    var(--surface);
}

.update-card-featured .update-media {
  align-self: center;
  min-height: 0;
}

.update-media-placeholder {
  background:
    linear-gradient(135deg, rgba(255, 250, 239, 0.11), rgba(255, 250, 239, 0.04)),
    rgba(255, 250, 239, 0.06);
}

.update-media img,
.update-media video {
  display: block;
  width: 100%;
  height: 100%;
  min-height: 0;
  object-fit: cover;
}

.update-media-framed {
  display: grid;
  place-items: center;
  isolation: isolate;
  background:
    radial-gradient(circle at 50% 42%, rgba(215, 182, 90, 0.18), transparent 62%),
    linear-gradient(135deg, rgba(42, 36, 30, 0.98), rgba(14, 13, 11, 0.98));
}

.update-media-video {
  display: grid;
  place-items: center;
  isolation: isolate;
  background:
    radial-gradient(circle at 50% 42%, rgba(215, 182, 90, 0.15), transparent 62%),
    linear-gradient(135deg, rgba(35, 31, 27, 0.98), rgba(8, 8, 7, 0.98));
}

.update-card-featured .update-media-video {
  align-self: stretch;
  min-height: 100%;
  aspect-ratio: auto;
}

.update-card-featured:has(.update-media-framed) {
  grid-template-columns: minmax(0, 1.15fr) minmax(0, 0.95fr);
  min-height: 0;
}

.update-media-framed .update-media-backdrop,
.update-media-video .update-media-backdrop {
  position: absolute;
  inset: -1.25rem;
  z-index: 0;
  opacity: 0.22;
  filter: blur(18px) saturate(0.9) brightness(0.74);
  transform: scale(1.1);
}

.update-media-framed .update-media-backdrop img,
.update-media-video .update-media-backdrop img {
  width: 100%;
  height: 100%;
  min-height: 0;
  object-fit: cover;
}

.update-media-framed > img {
  position: relative;
  z-index: 1;
  object-fit: cover;
  padding: 0;
}

.update-media video {
  display: block;
  background: #030303;
}

.update-media-video video {
  position: relative;
  z-index: 1;
  height: auto;
  max-height: 100%;
  object-fit: contain;
  background: transparent;
  box-shadow: 0 18px 42px rgba(0, 0, 0, 0.26);
}

.update-media-video .update-media-backdrop {
  opacity: 0.4;
  filter: blur(24px) saturate(0.84) brightness(0.58);
  transform: scale(1.18);
}

.update-media-link,
.update-video-link {
  position: relative;
  display: grid;
  place-items: center;
  color: var(--ink);
  font-weight: 800;
  text-align: center;
  transition: color 220ms var(--ease-out), background-color 220ms var(--ease-out);
}

.update-video-link img {
  grid-area: 1 / 1;
}

.update-video-link .video-play-pill {
  position: relative;
  z-index: 1;
  grid-area: 1 / 1;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.55rem;
  min-height: 3rem;
  padding: 0.85rem 1.05rem 0.85rem 0.92rem;
  border-radius: 999px;
  background: var(--button-bg);
  color: var(--button-ink);
  box-shadow: var(--shadow-soft);
}

.play-mark {
  display: inline-block;
  width: 1.55rem;
  height: 1.55rem;
  border-radius: 50%;
  background: rgba(11, 10, 9, 0.1);
  position: relative;
}

.play-mark::before {
  content: "";
  position: absolute;
  top: 50%;
  left: 54%;
  width: 0;
  height: 0;
  border-top: 0.28rem solid transparent;
  border-bottom: 0.28rem solid transparent;
  border-left: 0.42rem solid currentColor;
  transform: translate(-42%, -50%);
}

.update-video-link::after {
  content: "";
  position: absolute;
  inset: 0;
  background: rgba(0, 0, 0, 0.18);
}

.update-video-link:hover .video-play-pill {
  background: #e2d8c6;
}

.update-media-link:hover {
  color: var(--accent);
  background: rgba(255, 250, 239, 0.09);
}

.update-card-body {
  display: grid;
  align-content: center;
  gap: 0.95rem;
  padding: clamp(1.35rem, 3vw, 2rem);
}

.update-card-body h3 {
  max-width: 18ch;
  margin: 0;
  font-size: clamp(1.2rem, 2vw, 1.62rem);
}

.update-card-body p {
  margin: 0;
}

.update-expand-control {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  justify-self: start;
  gap: 0.65rem;
  min-height: 2.75rem;
  margin: 0;
  padding: 0.55rem 0.55rem 0.55rem 0.82rem;
  border: 0;
  border-radius: 999px;
  background: rgba(255, 250, 239, 0.055);
  color: var(--muted);
  font: inherit;
  font-size: 0.84rem;
  font-weight: 800;
  box-shadow: inset 0 0 0 1px rgba(255, 250, 239, 0.1);
  transition:
    background-color 180ms var(--ease-out),
    color 180ms var(--ease-out),
    transform 180ms var(--ease-out);
}

.update-expand-control:hover {
  background: rgba(255, 250, 239, 0.11);
  color: var(--ink);
}

.update-expand-control:active {
  transform: scale(0.96);
}

.update-expand-control:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
}

.update-expand-mark {
  display: grid;
  width: 1.65rem;
  height: 1.65rem;
  place-items: center;
  border-radius: 50%;
  background: rgba(255, 250, 239, 0.1);
  font-size: 1rem;
  line-height: 1;
}

.update-card-actions {
  display: flex;
  flex-wrap: nowrap;
  align-items: center;
  gap: 0.65rem;
  margin-top: 0.25rem;
}

.update-card-actions .update-button,
.update-card-actions .update-expand-control {
  margin-top: 0;
}

.update-card-actions .update-button {
  min-height: 2.75rem;
  padding: 0.7rem 0.72rem 0.7rem 0.9rem;
  font-size: 0.78rem;
}

.update-card-actions .update-button span,
.update-card-actions .update-expand-mark {
  width: 1.55rem;
  height: 1.55rem;
}

.update-card-actions .update-expand-control {
  min-height: 2.75rem;
  padding: 0.48rem 0.5rem 0.48rem 0.72rem;
  font-size: 0.78rem;
  white-space: nowrap;
}

html.has-update-lightbox {
  overflow: hidden;
}

.update-lightbox {
  width: min(94vw, 72rem);
  max-width: none;
  max-height: calc(100dvh - 2rem);
  margin: auto;
  padding: 0;
  overflow: visible;
  border: 0;
  background: transparent;
  color: var(--ink);
  opacity: 0;
  transform: translateY(0.7rem) scale(0.985);
  transition:
    opacity 160ms var(--ease-out),
    transform 160ms var(--ease-out);
}

.update-lightbox::backdrop {
  background: rgba(4, 4, 3, 0.84);
  backdrop-filter: blur(9px);
}

.update-lightbox.is-open {
  opacity: 1;
  transform: translateY(0) scale(1);
}

.update-lightbox-shell {
  position: relative;
  max-height: calc(100dvh - 2rem);
  overflow: hidden;
  border-radius: 1.5rem;
  background:
    linear-gradient(135deg, rgba(255, 250, 239, 0.09), rgba(255, 250, 239, 0.035)),
    #171512;
  box-shadow:
    0 36px 100px rgba(0, 0, 0, 0.58),
    0 0 0 1px rgba(255, 250, 239, 0.12);
}

.update-lightbox-toolbar {
  position: absolute;
  top: 0.85rem;
  right: 0.85rem;
  z-index: 4;
  display: flex;
  align-items: center;
  gap: 0.5rem;
}

.update-lightbox-zoom,
.update-lightbox-close {
  display: inline-flex;
  min-height: 2.75rem;
  align-items: center;
  justify-content: center;
  border: 0;
  border-radius: 999px;
  background: rgba(10, 9, 8, 0.84);
  color: var(--ink);
  font: inherit;
  font-size: 0.82rem;
  font-weight: 800;
  box-shadow:
    0 10px 28px rgba(0, 0, 0, 0.26),
    inset 0 0 0 1px rgba(255, 250, 239, 0.14);
  backdrop-filter: blur(12px);
  transition:
    background-color 180ms var(--ease-out),
    transform 180ms var(--ease-out);
}

.update-lightbox-zoom[hidden] {
  display: none;
}

.update-lightbox-zoom {
  gap: 0.55rem;
  padding: 0.55rem 0.65rem 0.55rem 0.9rem;
}

.update-lightbox-zoom [data-lightbox-zoom-mark] {
  display: grid;
  width: 1.65rem;
  height: 1.65rem;
  place-items: center;
  border-radius: 50%;
  background: rgba(255, 250, 239, 0.12);
  font-size: 1rem;
  line-height: 1;
}

.update-lightbox-close {
  width: 2.75rem;
  padding: 0;
  font-size: 1.65rem;
  line-height: 1;
}

.update-lightbox-zoom:hover,
.update-lightbox-close:hover {
  background: rgba(41, 37, 31, 0.96);
}

.update-lightbox-zoom:active,
.update-lightbox-close:active {
  transform: scale(0.96);
}

.update-lightbox-zoom:focus-visible,
.update-lightbox-close:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
}

.update-lightbox-post {
  display: grid;
  max-height: calc(100dvh - 2rem);
}

.update-lightbox-post.has-media {
  grid-template-columns: minmax(0, 1.4fr) minmax(18rem, 0.72fr);
}

.update-lightbox-media {
  display: grid;
  min-height: min(70vh, 46rem);
  max-height: calc(100dvh - 2rem);
  place-items: center;
  overflow: auto;
  overscroll-behavior: contain;
  background: #050504;
}

.update-lightbox-media img,
.update-lightbox-media video {
  display: block;
  width: 100%;
  height: 100%;
  max-height: calc(100dvh - 2rem);
  object-fit: contain;
}

.update-lightbox-media img {
  cursor: zoom-in;
}

.update-lightbox-media.is-zoomed {
  display: block;
}

.update-lightbox-media.is-zoomed img {
  width: auto;
  min-width: 150%;
  height: auto;
  max-width: none;
  max-height: none;
  cursor: zoom-out;
}

.update-lightbox-copy {
  display: grid;
  align-content: center;
  gap: 1.1rem;
  min-height: 22rem;
  max-height: calc(100dvh - 2rem);
  padding: clamp(2rem, 4vw, 3rem);
  overflow: auto;
}

.update-lightbox-copy h2 {
  max-width: 16ch;
  margin: 0;
  font-size: clamp(1.75rem, 3.6vw, 3rem);
  line-height: 1.02;
  text-wrap: balance;
}

.update-lightbox-summary {
  max-width: 48ch;
  margin: 0;
  color: var(--muted);
  font-size: 1rem;
  line-height: 1.72;
  white-space: pre-line;
}

.update-lightbox-button {
  justify-self: start;
  margin-top: 0.25rem;
}

.update-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.45rem;
  align-items: center;
  color: var(--muted) !important;
  font-size: 0.7rem !important;
  font-weight: 800;
  letter-spacing: 0.08em;
  line-height: 1.4 !important;
  text-transform: uppercase;
}

.update-category {
  display: inline-flex;
  align-items: center;
  min-height: 1.55rem;
  padding: 0.24rem 0.48rem;
  border: 1px solid rgba(215, 182, 90, 0.2);
  border-radius: 0.42rem;
  background: rgba(215, 182, 90, 0.1);
  color: var(--accent);
}

.update-meta span:not(.update-category) {
  color: var(--muted);
  font-variant-numeric: tabular-nums;
}

.update-button {
  width: fit-content;
  margin-top: 0.2rem;
}

.updates-page-hero {
  padding: clamp(4rem, 8vw, 6rem) 0 clamp(2.5rem, 5vw, 4rem);
}

.updates-page-hero h1 {
  max-width: 13ch;
}

.updates-feed-section {
  padding-bottom: clamp(4.5rem, 8vw, 7rem);
}

.updates-feed {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.1rem;
}

.section-grid {
  display: grid;
  grid-template-columns: 0.32fr 0.68fr;
  gap: clamp(2rem, 5vw, 5rem);
}

.service-list {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 2rem;
}

.approach-photo {
  margin: 2rem 0 0;
  padding: 0.55rem;
  border-radius: 1.45rem;
  background: var(--surface-soft);
  box-shadow: var(--shadow-soft);
}

.approach-photo img {
  width: 100%;
  height: clamp(16rem, 48vw, 30rem);
  aspect-ratio: 1400 / 760;
  border-radius: 1.15rem;
  object-fit: cover;
  object-position: 48% 45%;
}

.approach-photo figcaption {
  margin: 0;
  padding: 0.85rem 0.2rem 0.25rem;
  color: var(--muted);
  font-size: 0.82rem;
  font-weight: 800;
  line-height: 1.45;
  text-wrap: pretty;
}

.service-list article,
.contact-card,
.value-card,
.experience-callout div {
  padding: 1.35rem;
  border-radius: var(--radius);
  border: 1px solid rgba(255, 250, 239, 0.08);
  background: var(--surface-soft);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.04);
}

.service-list article {
  transition: transform 240ms var(--ease-out), box-shadow 240ms var(--ease-out), background-color 240ms var(--ease-out);
}

.service-list article:hover {
  transform: translateY(-3px);
  background: rgba(255, 250, 239, 0.09);
  box-shadow:
    inset 0 1px 0 rgba(255, 255, 255, 0.06),
    0 16px 34px rgba(0, 0, 0, 0.2);
}

.image-feature {
  display: grid;
  grid-template-columns: 1.08fr 0.92fr;
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: center;
  padding: 0 0 clamp(4.5rem, 8vw, 7rem);
}

.image-feature img {
  aspect-ratio: 1.18;
}

.image-feature picture {
  aspect-ratio: 1400 / 788;
}

.home-value-section {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(320px, 0.78fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: start;
}

.neighborhoods {
  display: grid;
  grid-template-columns: 0.8fr 1.2fr;
  gap: clamp(2rem, 5vw, 5rem);
  align-items: end;
}

.neighborhoods img {
  aspect-ratio: 1.7;
}

.neighborhoods picture {
  aspect-ratio: 1400 / 788;
}

.meet-jeff {
  display: grid;
  grid-template-columns: minmax(260px, 0.74fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}

.updates-preview:first-child,
.meet-jeff:first-child {
  padding-top: clamp(2.5rem, 5vw, 4.5rem);
  border-top: 0;
}

.portrait-card {
  width: min(100%, 390px);
  justify-self: center;
  padding: 0.55rem;
  border-radius: 1.45rem;
  background: var(--surface-soft);
  box-shadow: var(--shadow);
}

.portrait-card picture {
  aspect-ratio: 720 / 900;
}

.portrait-image {
  height: auto;
  aspect-ratio: auto;
  object-fit: contain;
  object-position: center;
}

.meet-copy {
  max-width: 42rem;
}

.meet-actions {
  display: flex;
  align-items: center;
  gap: 1.25rem;
  flex-wrap: wrap;
  margin-top: 1.75rem;
}

.experience-callout {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0.85rem;
  margin-top: 2rem;
}

.check-list {
  display: grid;
  gap: 0.7rem;
  margin: 1.6rem 0 0;
  padding: 0;
  color: var(--ink);
  font-size: 0.9rem;
  font-weight: 750;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 1.45rem;
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.45rem;
  width: 0.45rem;
  height: 0.45rem;
  border-radius: 50%;
  background: var(--accent);
}

.neighborhood-tags {
  display: flex;
  flex-wrap: wrap;
  gap: 0.55rem;
  margin-top: 1.6rem;
}

.neighborhood-tags span {
  padding: 0.45rem 0.7rem;
  border: 1px solid rgba(255, 250, 239, 0.12);
  border-radius: 999px;
  color: var(--ink);
  background: rgba(255, 250, 239, 0.055);
  font-size: 0.78rem;
  font-weight: 800;
}

.experience-callout strong {
  display: block;
  color: var(--ink);
  font-size: clamp(1.65rem, 3vw, 2.45rem);
  font-weight: 800;
  letter-spacing: -0.04em;
  line-height: 1;
  font-variant-numeric: tabular-nums;
}

.experience-callout span {
  display: block;
  margin-top: 0.65rem;
  color: var(--muted);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.11em;
  line-height: 1.45;
  text-transform: uppercase;
}

.professional-background {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(0, 1.18fr);
  gap: clamp(2rem, 4.5vw, 4.5rem);
  align-items: start;
  padding: clamp(4rem, 6vw, 5.5rem) 0;
  border-top: 1px solid var(--line);
}

.background-copy h2 {
  max-width: 15ch;
}

.resume-link {
  display: inline-flex;
  align-items: center;
  gap: 0.9rem;
  width: fit-content;
  margin-top: 1.55rem;
  padding: 0.82rem 1rem 0.82rem 0.82rem;
  border: 1px solid rgba(215, 182, 90, 0.26);
  border-radius: 999px;
  background: rgba(215, 182, 90, 0.08);
  color: var(--ink);
  box-shadow:
    inset 0 1px 0 rgba(255, 255, 255, 0.045),
    0 14px 34px rgba(0, 0, 0, 0.16);
  transition-property: transform, border-color, background-color, box-shadow;
  transition-duration: 220ms;
  transition-timing-function: var(--ease-out);
}

.resume-link:hover {
  border-color: rgba(215, 182, 90, 0.5);
  background: rgba(215, 182, 90, 0.13);
  box-shadow:
    inset 0 1px 0 rgba(255, 255, 255, 0.055),
    0 18px 38px rgba(0, 0, 0, 0.22);
  transform: translateY(-1px);
}

.resume-link:active {
  transform: scale(0.97);
}

.resume-link strong,
.resume-link small {
  display: block;
}

.resume-link strong {
  font-size: 0.86rem;
  font-weight: 850;
  line-height: 1.15;
}

.resume-link small {
  margin-top: 0.18rem;
  color: var(--muted);
  font-size: 0.72rem;
  font-weight: 750;
}

.resume-icon {
  display: grid;
  place-items: center;
  width: 2.65rem;
  height: 2.65rem;
  border-radius: 50%;
  background: var(--accent);
  color: #0b0a09;
  flex: 0 0 auto;
}

.resume-icon svg {
  width: 1.22rem;
  height: 1.22rem;
  fill: none;
  stroke: currentColor;
  stroke-linecap: round;
  stroke-linejoin: round;
  stroke-width: 1.85;
}

.background-details {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0.85rem;
}

.background-details article {
  min-height: 100%;
  padding: 1.15rem;
  border: 1px solid rgba(255, 250, 239, 0.1);
  border-radius: 1.05rem;
  background: rgba(255, 250, 239, 0.055);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.04);
}

.background-details span {
  display: inline-flex;
  margin-bottom: 0.72rem;
  color: var(--accent);
  font-size: 0.68rem;
  font-weight: 850;
  letter-spacing: 0.13em;
  line-height: 1.3;
  text-transform: uppercase;
}

.background-details h3 {
  max-width: 15ch;
  margin-bottom: 0.6rem;
}

.background-details p {
  margin-bottom: 0;
  font-size: 0.92rem;
  line-height: 1.65;
}

.contact-section {
  display: grid;
  grid-template-columns: 0.9fr 1fr;
  gap: clamp(2rem, 5vw, 5rem);
  align-items: start;
}

.contact-intro {
  display: grid;
  gap: 1rem;
}

.contact-card,
.value-card {
  display: grid;
  gap: 1rem;
}

.contact-card label,
.value-card label {
  display: grid;
  gap: 0.45rem;
  color: var(--muted);
  font-size: 0.82rem;
  font-weight: 800;
}

.contact-card input,
.contact-card textarea,
.value-card input,
.value-card select {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 0.8rem;
  background: rgba(255, 250, 239, 0.08);
  color: var(--ink);
  font: inherit;
  min-height: 3rem;
  padding: 0.9rem 1rem;
  outline: none;
  transition-property: border-color, box-shadow, background-color;
  transition-duration: 180ms;
  transition-timing-function: var(--ease-out);
}

.value-card select {
  appearance: none;
  background-image:
    linear-gradient(45deg, transparent 50%, var(--muted) 50%),
    linear-gradient(135deg, var(--muted) 50%, transparent 50%);
  background-position:
    calc(100% - 1.24rem) 50%,
    calc(100% - 0.92rem) 50%;
  background-size: 0.38rem 0.38rem, 0.38rem 0.38rem;
  background-repeat: no-repeat;
  padding-right: 2.9rem;
}

.value-card select option {
  background: var(--button-bg);
  color: var(--button-ink);
}

.contact-card textarea {
  resize: vertical;
}

.contact-card input:focus,
.contact-card textarea:focus,
.value-card input:focus,
.value-card select:focus {
  border-color: rgba(122, 106, 71, 0.75);
  box-shadow: 0 0 0 4px rgba(215, 182, 90, 0.14);
}

.contact-card input:user-invalid,
.contact-card textarea:user-invalid,
.value-card input:user-invalid,
.value-card select:user-invalid {
  border-color: rgba(235, 146, 115, 0.78);
  box-shadow: 0 0 0 4px rgba(235, 146, 115, 0.12);
}

.contact-card input[aria-invalid="true"],
.contact-card textarea[aria-invalid="true"],
.value-card input[aria-invalid="true"],
.value-card select[aria-invalid="true"] {
  border-color: rgba(235, 146, 115, 0.86);
  box-shadow: 0 0 0 4px rgba(235, 146, 115, 0.12);
}

.field-error {
  min-height: 1.1rem;
  color: #ffb199;
  font-size: 0.76rem;
  font-weight: 750;
  line-height: 1.45;
}

.contact-card button,
.value-card button {
  width: 100%;
  min-height: 3.15rem;
  margin-top: 0.25rem;
}

.form-note {
  margin: 0.15rem 0 0;
  color: var(--muted);
  font-size: 0.76rem;
  line-height: 1.55;
  text-align: center;
}

.hidden-field {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  clip-path: inset(50%);
  white-space: nowrap;
}

.hidden-field input {
  width: 1px;
  height: 1px;
  min-height: 0;
  padding: 0;
  border: 0;
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 2rem;
  align-items: center;
  padding: 2.4rem 0 3rem;
  border-top: 1px solid var(--line);
  color: var(--muted);
}

.site-footer strong {
  display: block;
  margin-bottom: 0.35rem;
  color: var(--ink);
  font-size: 1rem;
  font-weight: 800;
}

.site-footer p {
  margin: 0;
  font-size: 0.82rem;
  line-height: 1.6;
  text-wrap: pretty;
}

.footer-brand {
  display: grid;
  gap: 0.38rem;
}

.brokerage-line {
  margin-top: 0.2rem !important;
}

.footer-actions {
  display: grid;
  justify-items: end;
  gap: 0.55rem;
}

.footer-social,
.footer-links {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 0.7rem 1.1rem;
}

.footer-social {
  align-items: center;
  color: var(--muted);
  gap: 0.65rem;
}

.footer-social-label {
  color: var(--muted);
  font-size: 0.78rem;
  font-weight: 800;
}

.footer-social-links {
  display: flex;
  align-items: center;
  gap: 0.5rem;
}

.site-footer a {
  display: inline-flex;
  align-items: center;
  min-height: 2.75rem;
  flex: 0 0 auto;
  font-size: 0.86rem;
  font-weight: 800;
  color: var(--ink);
  border-bottom: 1px solid rgba(248, 244, 234, 0.4);
}

.brokerage-line a {
  color: var(--muted);
  border-bottom-color: rgba(248, 244, 234, 0.24);
}

.site-footer .social-icon-link {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 2.75rem;
  min-height: 2.75rem;
  border: 1px solid rgba(255, 250, 239, 0.1);
  border-radius: 999px;
  background: rgba(255, 250, 239, 0.055);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.045);
  transition-property: transform, background-color, border-color, box-shadow;
  transition-duration: 220ms;
  transition-timing-function: var(--ease-out);
}

.site-footer .social-icon-link:hover {
  border-color: rgba(215, 182, 90, 0.42);
  background: rgba(215, 182, 90, 0.1);
  box-shadow:
    inset 0 1px 0 rgba(255, 255, 255, 0.06),
    0 10px 24px rgba(0, 0, 0, 0.18);
  transform: translateY(-1px);
}

.site-footer .social-icon-link:active {
  transform: scale(0.96);
}

.social-icon-link img {
  width: 1.05rem;
  height: 1.05rem;
  outline: 0;
}

.policy-page {
  width: min(960px, calc(100% - 2rem));
  margin: 0 auto;
  display: grid;
  gap: 2rem;
  padding: 3rem 0 4rem;
}

.policy-card {
  display: grid;
  gap: 1.35rem;
  padding: clamp(1.5rem, 5vw, 3.5rem);
  border: 1px solid rgba(255, 250, 239, 0.08);
  border-radius: 1.5rem;
  background: var(--surface-soft);
  box-shadow: var(--shadow);
}

.policy-card h1 {
  max-width: 13ch;
}

.policy-card h2 {
  max-width: none;
  margin: 0;
  font-size: 1.05rem;
}

.policy-card p,
.policy-card li {
  max-width: 70ch;
  color: var(--muted);
  line-height: 1.75;
  text-wrap: pretty;
}

.policy-card p,
.policy-card ul {
  margin: 0;
}

.policy-card ul {
  display: grid;
  gap: 0.55rem;
  padding-left: 1.1rem;
}

.policy-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem 1.1rem;
  margin-top: 0.5rem;
}

html.reveal-ready [data-reveal] {
  opacity: 0;
  transform: translateY(1.6rem);
  transition-property: opacity, transform;
  transition-duration: 720ms;
  transition-timing-function: var(--ease-out);
}

html.reveal-ready [data-reveal].is-visible {
  opacity: 1;
  transform: translateY(0);
}

.thank-you-page {
  width: min(960px, calc(100% - 2rem));
  min-height: 100dvh;
  margin: 0 auto;
  display: grid;
  align-content: center;
  gap: 2rem;
  padding: 3rem 0;
}

.thank-you-brand {
  width: fit-content;
}

.thank-you-card {
  padding: clamp(2rem, 6vw, 4rem);
  border-radius: 1.5rem;
  border: 1px solid rgba(255, 250, 239, 0.08);
  background: var(--surface-soft);
  box-shadow: var(--shadow);
}

.thank-you-card h1 {
  max-width: 12ch;
}

.thank-you-next {
  margin-top: 1.45rem;
  padding-top: 1.35rem;
  box-shadow: inset 0 1px 0 rgba(255, 250, 239, 0.1);
}

.thank-you-next h2 {
  margin: 0 0 0.65rem;
  font-size: 0.92rem;
  font-weight: 800;
}

.thank-you-next ul {
  display: grid;
  gap: 0.5rem;
  margin: 0;
  padding-left: 1.05rem;
  color: var(--muted);
  font-size: 0.95rem;
  line-height: 1.65;
  text-wrap: pretty;
}

.thank-you-actions {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.85rem 1.1rem;
  margin-top: 1.55rem;
}

:focus-visible {
  outline: 3px solid rgba(215, 182, 90, 0.55);
  outline-offset: 4px;
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
  }
}

@media (max-width: 920px) {
  .nav-shell {
    position: relative;
    justify-content: space-between;
    border-radius: 1.2rem;
  }

  .nav-links,
  .nav-cta {
    display: none;
  }

  .mobile-menu-toggle {
    display: inline-flex;
  }

  .hero,
  .section-grid,
  .updates-preview,
  .idx-preview,
  .updates-feed,
  .update-card-featured,
  .image-feature,
  .home-value-section,
  .neighborhoods,
  .meet-jeff,
  .professional-background,
  .contact-section,
  .service-list {
    grid-template-columns: 1fr;
  }

  .hero {
    min-height: auto;
    grid-template-columns: minmax(0, 1fr);
    padding-top: 2.5rem;
    gap: 2rem;
  }

  .local-guidance {
    gap: 1.75rem;
  }

  .updates-preview {
    align-items: start;
  }

  .idx-preview {
    align-items: start;
    gap: 2rem;
  }

  .idx-search-panel {
    margin-bottom: -2.2rem;
  }

  .idx-main-search {
    grid-template-columns: minmax(0, 1fr) auto;
  }

  .idx-search-hints {
    margin-top: 2.8rem;
  }

  .idx-search-panel button {
    grid-column: auto;
  }

  .update-card-featured:has(.update-media-framed) {
    grid-template-columns: 1fr;
    min-height: 0;
  }

  .update-lightbox-post.has-media {
    grid-template-columns: 1fr;
    overflow: auto;
  }

  .update-lightbox-media {
    min-height: min(54vh, 34rem);
    max-height: min(54vh, 34rem);
  }

  .update-lightbox-media img,
  .update-lightbox-media video {
    max-height: min(54vh, 34rem);
  }

  .update-lightbox-copy {
    min-height: 0;
    max-height: none;
    overflow: visible;
  }

  .hero-media-shell img {
    min-height: min(340px, 86vw);
  }

  .hero-media-shell picture {
    min-height: min(340px, 86vw);
  }

  .local-guidance .hero-media-shell picture,
  .local-guidance .hero-media-shell img {
    min-height: min(310px, 78vw);
  }

  .portrait-image {
    max-height: min(580px, 118vw);
  }

  .site-footer {
    align-items: flex-start;
    flex-direction: column;
  }

  .footer-links {
    justify-content: flex-start;
  }

  .footer-actions {
    justify-items: start;
  }

  .footer-social {
    justify-content: flex-start;
  }
}

@media (max-width: 560px) {
  .nav-shell,
  .hero,
  .section-grid,
  .updates-preview,
  .idx-preview,
  .updates-page-hero,
  .updates-feed-section,
  .image-feature,
  .home-value-section,
  .neighborhoods,
  .meet-jeff,
  .professional-background,
  .contact-section,
  .site-footer {
    width: calc(100vw - 2rem);
  }

  .site-header {
    padding: 0.75rem 1rem;
  }

  .nav-shell {
    padding: 0.5rem 0.62rem;
    box-shadow: 0 12px 34px rgba(0, 0, 0, 0.28);
  }

  .brand {
    padding: 0.2rem 0.58rem;
  }

  .brand-logo {
    width: clamp(8.85rem, 44vw, 10rem);
    height: 1.95rem;
  }

  .mobile-menu-toggle-label {
    position: absolute;
    width: 1px;
    height: 1px;
    overflow: hidden;
    clip: rect(0 0 0 0);
    clip-path: inset(50%);
    white-space: nowrap;
  }

  .mobile-menu-toggle {
    min-width: 2.75rem;
    min-height: 2.75rem;
    padding: 0.65rem 0.82rem;
  }

  .mobile-menu {
    top: calc(100% + 0.5rem);
    max-height: calc(100dvh - 6.4rem);
    overflow-y: auto;
    padding: 0.6rem;
    border-radius: 1rem;
  }

  .mobile-menu a {
    min-height: 2.9rem;
    padding: 0.74rem 0.82rem;
  }

  .section-grid,
  .updates-preview,
  .idx-preview,
  .updates-page-hero,
  .updates-feed-section,
  .image-feature,
  .home-value-section,
  .neighborhoods,
  .meet-jeff,
  .professional-background,
  .contact-section {
    padding-top: 3.65rem;
    padding-bottom: 3.65rem;
  }

  .meet-jeff,
  .professional-background,
  .section-grid,
  .local-guidance {
    padding-top: 3.15rem;
    padding-bottom: 3.25rem;
  }

  .updates-preview {
    gap: 1.45rem;
  }

  .idx-preview {
    gap: 1.65rem;
  }

  .idx-status {
    margin-top: 1rem;
    font-size: 0.88rem;
  }

  .idx-showcase {
    min-height: 0;
  }

  .idx-search-panel {
    margin-bottom: 0.85rem;
    border-radius: 1.05rem;
  }

  .idx-main-search,
  .idx-filter-grid {
    grid-template-columns: 1fr;
  }

  .idx-search-panel label {
    padding: 0.72rem 0.82rem;
  }

  .idx-search-panel button {
    min-height: 3.15rem;
  }

  .idx-search-hints {
    justify-content: flex-start;
    margin-top: 0.75rem;
    margin-bottom: 1rem;
  }

  .idx-search-hints button {
    min-height: 2.75rem;
  }

  .idx-listing-stage {
    min-height: 24rem;
    border-radius: 1.2rem;
  }

  .idx-listing-card-copy {
    padding: 1.25rem;
  }

  .idx-listing-card-copy h3 {
    max-width: 13ch;
    font-size: 1.28rem;
  }

  .idx-carousel-controls {
    align-items: stretch;
  }

  .idx-carousel-controls > button {
    flex: 1 1 0;
  }

  .updates-preview:first-child,
  .meet-jeff:first-child {
    padding-top: 2.2rem;
  }

  .updates-preview-copy .text-link {
    margin-top: 0.25rem;
  }

  .update-card {
    border-radius: 1.2rem;
  }

  .update-card-featured {
    min-height: 0;
  }

  .update-media,
  .update-media img,
  .update-media video {
    min-height: 12.25rem;
  }

  .update-card-body {
    gap: 0.72rem;
    padding: 1.08rem 1.12rem 1.18rem;
  }

  .update-card-body h3 {
    max-width: none;
    font-size: 1.08rem;
    line-height: 1.18;
  }

  .update-card-body p {
    font-size: 0.94rem;
    line-height: 1.62;
  }

  .update-card-expandable:hover {
    transform: none;
  }

  .update-expand-control {
    min-height: 2.75rem;
    margin-top: 0.35rem;
  }

  .update-lightbox {
    width: calc(100vw - 0.75rem);
    max-height: calc(100dvh - 0.75rem);
  }

  .update-lightbox-shell,
  .update-lightbox-post {
    max-height: calc(100dvh - 0.75rem);
    border-radius: 1rem;
  }

  .update-lightbox-toolbar {
    top: 0.55rem;
    right: 0.55rem;
  }

  .update-lightbox-zoom {
    width: 2.75rem;
    padding: 0;
  }

  .update-lightbox-zoom [data-lightbox-zoom-label] {
    position: absolute;
    width: 1px;
    height: 1px;
    overflow: hidden;
    clip: rect(0 0 0 0);
    clip-path: inset(50%);
    white-space: nowrap;
  }

  .update-lightbox-media {
    min-height: min(48vh, 27rem);
    max-height: min(48vh, 27rem);
  }

  .update-lightbox-media img,
  .update-lightbox-media video {
    max-height: min(48vh, 27rem);
  }

  .update-lightbox-media.is-zoomed img {
    min-width: 190%;
  }

  .update-lightbox-copy {
    gap: 0.8rem;
    padding: 1.25rem 1.15rem 1.4rem;
  }

  .update-lightbox-copy h2 {
    max-width: 18ch;
    padding-right: 2.5rem;
    font-size: clamp(1.4rem, 7vw, 2rem);
  }

  .update-lightbox-summary {
    font-size: 0.94rem;
    line-height: 1.62;
  }

  .update-meta {
    gap: 0.42rem;
    font-size: 0.66rem !important;
  }

  .update-video-link .video-play-pill {
    min-height: 2.75rem;
    padding: 0.78rem 1rem;
  }

  .portrait-card {
    width: min(100%, 350px);
  }

  h1 {
    font-size: clamp(1.68rem, 6.7vw, 2rem);
    line-height: 1.03;
  }

  .hero h1 {
    max-width: 14ch;
    font-size: clamp(1.5rem, 6vw, 1.85rem);
  }

  h2 {
    font-size: clamp(1.24rem, 5.2vw, 1.55rem);
  }

  .hero-text {
    max-width: 32ch;
    font-size: 0.95rem;
    line-height: 1.7;
  }

  .local-guidance h1 {
    max-width: 15ch;
    font-size: clamp(1.42rem, 5.8vw, 1.72rem);
  }

  .local-guidance .hero-text {
    max-width: 34ch;
  }

  .section-content > p,
  .idx-preview-copy > p,
  .idx-status,
  .updates-preview-copy p:not(.eyebrow),
  .updates-page-hero p,
  .update-card-body p,
  .image-feature p,
  .home-value-copy p,
  .neighborhood-copy p,
  .meet-copy > p,
  .contact-section p,
  .service-list p {
    max-width: 34ch;
  }

  .hero-media-shell,
  .image-feature picture,
  .neighborhoods picture,
  .portrait-card,
  .approach-photo {
    padding: 0.42rem;
    border-radius: 1.2rem;
  }

  .hero-media-shell picture,
  .hero-media-shell img,
  .image-feature picture,
  .image-feature img,
  .neighborhoods picture,
  .neighborhoods img,
  .portrait-image,
  .approach-photo img {
    border-radius: 0.92rem;
  }

  .approach-photo {
    margin-top: 1.45rem;
  }

  .approach-photo img {
    height: min(15rem, 62vw);
    object-position: 40% 45%;
  }

  .approach-photo figcaption {
    padding-top: 0.72rem;
    font-size: 0.78rem;
  }

  .service-list {
    gap: 0.78rem;
    margin-top: 1.35rem;
  }

  .service-list article,
  .contact-card,
  .value-card,
  .experience-callout div {
    padding: 1.08rem;
    border-radius: 1rem;
  }

  .contact-card,
  .value-card {
    gap: 0.88rem;
  }

  .contact-card input,
  .contact-card textarea,
  .value-card input,
  .value-card select {
    min-height: 3.2rem;
    border-radius: 0.75rem;
    padding: 0.9rem 0.95rem;
  }

  .hidden-field input {
    width: 1px;
    height: 1px;
    min-height: 0;
    padding: 0;
  }

  .value-card select {
    background-position:
      calc(100% - 1.12rem) 50%,
      calc(100% - 0.8rem) 50%;
    padding-right: 2.6rem;
  }

  .contact-card button,
  .value-card button {
    min-height: 3.25rem;
  }

  .neighborhood-tags {
    gap: 0.45rem;
    margin-top: 1.25rem;
  }

  .neighborhood-tags span {
    padding: 0.48rem 0.68rem;
  }

  .hero-actions {
    align-items: flex-start;
    flex-direction: column;
    gap: 0.85rem;
  }

  .primary-button,
  .text-link {
    width: 100%;
    justify-content: center;
  }

  .meet-actions {
    align-items: flex-start;
    flex-direction: column;
    gap: 0.95rem;
    margin-top: 1.35rem;
  }

  .experience-callout {
    margin-top: 1.45rem;
  }

  .thank-you-page {
    width: calc(100vw - 2rem);
    align-content: start;
    padding-top: 1rem;
  }

  .thank-you-card {
    padding: 1.5rem;
    border-radius: 1rem;
  }

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

  .policy-page {
    width: calc(100vw - 2rem);
    padding-top: 1rem;
  }

  .policy-card {
    padding: 1.5rem;
    border-radius: 1rem;
  }

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

  .experience-callout {
    grid-template-columns: 1fr;
    gap: 0.72rem;
  }

  .background-details {
    grid-template-columns: 1fr;
  }

  .resume-link {
    width: 100%;
    justify-content: flex-start;
  }
}

@media (max-width: 374px) {
  .site-header {
    padding-inline: 0.75rem;
  }

  .nav-shell,
  .hero,
  .section-grid,
  .updates-preview,
  .idx-preview,
  .updates-page-hero,
  .updates-feed-section,
  .image-feature,
  .home-value-section,
  .neighborhoods,
  .meet-jeff,
  .professional-background,
  .contact-section,
  .site-footer {
    width: calc(100vw - 1.5rem);
  }

  .brand {
    padding-inline: 0.48rem;
  }

  .brand-logo {
    width: 8.7rem;
  }

  .mobile-menu-toggle {
    min-width: 2.75rem;
    min-height: 2.75rem;
    padding: 0.6rem 0.75rem;
  }
}