@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:wght@400;500;600&display=swap');:root{--navy:#172c46;--blue:#365d89;--gold:#c6a778;--cream:#f7f5f0;--ink:#26313b;--muted:#606b74}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font:16px/1.65 'DM Sans',Arial,sans-serif;color:var(--ink)}a{color:inherit}img{display:block;max-width:100%}h1,h2,h3,.wordmark{font-family:'Playfair Display',Georgia,serif;font-weight:500;line-height:1.15}h1{font-size:clamp(2.7rem,5vw,5.4rem);margin:16px 0 23px}h2{font-size:clamp(2.1rem,3.5vw,3.4rem);margin:12px 0 22px}h3{font-size:1.6rem;margin:12px 0}p{margin:0 0 17px}header{position:sticky;top:0;z-index:10;background:#fff;box-shadow:0 1px 0 #e7e7e3}.top{background:var(--navy);color:#fff;text-align:center;font-size:.66rem;letter-spacing:.18em;padding:7px}.nav{max-width:1250px;margin:auto;padding:14px 26px;display:flex;align-items:center;justify-content:space-between;gap:20px}.brand{display:flex;align-items:center;gap:12px;text-decoration:none}.mark{font:42px Georgia,serif;letter-spacing:-.22em;padding-right:12px;color:var(--navy);line-height:1}.mark b{font-weight:400;color:var(--blue)}.wordmark{font-size:21px;color:var(--navy);letter-spacing:.035em}.sub{font-size:9px;letter-spacing:.16em;color:#5e6872}.navlinks{display:flex;gap:22px;align-items:center}.navlinks a{font-size:11px;text-decoration:none;text-transform:uppercase;letter-spacing:.1em;font-weight:700}.navlinks a:hover,.navlinks a[aria-current=page]{color:var(--blue);text-decoration:underline;text-underline-offset:6px}.navlinks .contact{background:var(--navy);color:white;padding:11px 16px}.menu{display:none}.hero{display:grid;grid-template-columns:48% 52%;min-height:570px;background:var(--navy);color:#fff}.hero-copy{padding:85px max(35px,calc((100vw - 1180px)/2)) 75px max(35px,calc((100vw - 1180px)/2));padding-right:40px;display:flex;flex-direction:column;justify-content:center}.hero h1{max-width:700px}.hero p{max-width:580px;color:#e0e6ed;font-size:17px}.hero-photo{position:relative;min-height:480px}.hero-photo img{height:100%;width:100%;object-fit:cover}.hero-photo .photocap{position:absolute;bottom:22px;right:22px;background:#172c46d9;color:white;padding:10px 15px;font-size:11px;letter-spacing:.08em}.eyebrow{font-size:11px;text-transform:uppercase;letter-spacing:.23em;font-weight:700;color:var(--blue)}.hero .eyebrow,.dark .eyebrow{color:var(--gold)}.accent{color:#e4c99f}.buttons{display:flex;flex-wrap:wrap;gap:12px;margin-top:20px}.btn{display:inline-block;text-decoration:none;text-align:center;border:1px solid var(--navy);background:var(--navy);color:#fff;padding:13px 20px;font-size:11px;letter-spacing:.12em;text-transform:uppercase;font-weight:700}.hero .btn{background:var(--gold);border-color:var(--gold);color:var(--navy)}.btn.light,.hero .btn.light{background:transparent;border-color:#aebcc9;color:#fff}.btn.alt{background:transparent;color:var(--navy)}.section{padding:85px 28px}.wrap{max-width:1160px;margin:auto}.center{text-align:center}.lead{max-width:750px;color:var(--muted);margin:0 auto 35px}.cream{background:var(--cream)}.dark{background:var(--navy);color:#fff}.dark p{color:#d8e1e8}.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:25px}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.tile{border:1px solid #e4e3df;background:white;padding:30px;display:flex;flex-direction:column;align-items:flex-start}.tile p{color:var(--muted);font-size:14px;flex:1}.tile .eyebrow{color:#9a7b4c}.tile a:not(.btn){font-weight:700;font-size:12px;text-decoration:none;color:var(--blue)}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.split img{width:100%;max-height:530px;object-fit:cover}.photo-border{border:12px solid #fff;box-shadow:18px 18px 0 var(--blue)}.quote{font:italic 27px/1.5 Georgia,serif;max-width:850px;margin:20px auto}.formbox{border:1px solid #dcdedc;background:#fff;padding:32px}.formbox label{display:block;font-size:11px;letter-spacing:.1em;text-transform:uppercase;font-weight:700;margin:12px 0 5px}.formbox input,.formbox select,.formbox textarea{width:100%;padding:12px;border:1px solid #c9cdd0;background:#fff;font:inherit}.formbox textarea{min-height:90px}.formbox button{margin-top:15px;cursor:pointer}.note{font-size:12px;color:#6c7379;margin-top:13px}.pill{font-size:12px;letter-spacing:.08em;color:#62707c;text-transform:uppercase}.rule{height:5px;background:linear-gradient(90deg,var(--navy) 60%,var(--blue) 60% 83%,var(--gold) 83%)}footer{background:#102238;color:#e9edf0;padding:55px 28px}footer .wrap{display:flex;gap:25px;justify-content:space-between;flex-wrap:wrap}footer .wordmark{color:white}footer small{display:block;max-width:720px;color:#c2ccd4;font-size:11px;margin-top:12px}footer a{color:#fff}.signature{font:italic 21px Georgia,serif;color:var(--gold)}.fine{font-size:12px;color:#66717b}.feature-image{height:310px;object-fit:cover;width:100%}@media(max-width:950px){.navlinks{gap:10px}.navlinks a{font-size:10px}.split{gap:35px}.hero-copy{padding:60px 35px}}@media(max-width:760px){.top{font-size:9px}.nav{flex-wrap:wrap;padding:13px 18px}.navlinks{width:100%;overflow-x:auto;padding:6px 0}.navlinks a{white-space:nowrap}.hero,.split,.grid2,.grid3{grid-template-columns:1fr}.hero-copy{padding:60px 25px}.hero-photo{height:330px;min-height:330px}.section{padding:65px 22px}.wordmark{font-size:19px}.mark{font-size:33px}.formbox{padding:22px}}
/* About Jennifer and portrait integration */
.about-hero{display:grid;grid-template-columns:45% 55%;background:var(--navy);color:white;min-height:570px}.about-portrait{max-height:650px;overflow:hidden}.about-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 26%}.about-copy{padding:75px clamp(25px,6vw,105px);display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.about-copy .eyebrow{color:var(--gold)}.about-copy h1{font-size:clamp(2.4rem,3.7vw,4.1rem)}.about-copy p:not(.signature){color:#e4e8ed}.about-copy .btn{background:var(--gold);color:var(--navy);border-color:var(--gold)}.about-copy .signature{margin:12px 0 24px}.credential-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:12px;margin-top:35px;text-align:left}.credential-grid article{padding:22px 18px;border:1px solid #e4e3df;background:#fff}.credential-grid h3{color:var(--navy);font-size:2rem}.credential-grid strong{font-size:13px;line-height:1.4;display:block;min-height:50px}.credential-grid p{font-size:12px;color:var(--muted);margin-top:12px}.commercial-intro .photo-border{max-height:570px;object-position:center 22%}@media(max-width:980px){.credential-grid{grid-template-columns:repeat(3,1fr)}.navlinks{flex-wrap:wrap;justify-content:flex-end}}@media(max-width:760px){.about-hero{grid-template-columns:1fr}.about-portrait{height:430px}.about-copy{padding:48px 24px}.credential-grid{grid-template-columns:1fr 1fr}.credential-grid strong{min-height:0}}@media(max-width:450px){.credential-grid{grid-template-columns:1fr}}

/* V3: stronger, consistent service cards across all five pages */
.tile, .credential-grid article {
  position:relative; background:#f7f9fb; border:1px solid #d7dfe6;
  border-top:4px solid var(--gold); border-radius:5px;
  box-shadow:0 7px 20px rgba(23,44,70,.075);
  transition:transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.tile {padding:32px; min-height:260px;}
.tile h2,.tile h3 {color:var(--navy)}
.tile .eyebrow {color:#80613b;}
.tile a:not(.btn) {display:inline-flex; align-items:center; margin-top:14px; padding:9px 0; border-bottom:2px solid var(--gold); color:#244f7b; font-size:13px; line-height:1.3;}
.tile a:not(.btn):hover {color:var(--navy);border-color:var(--navy)}
.tile .btn {margin-top:15px;}
.tile:hover,.credential-grid article:hover {transform:translateY(-3px); box-shadow:0 13px 28px rgba(23,44,70,.14);border-color:#c6a778;}
.tile:focus-within {outline:2px solid #365d89;outline-offset:3px;}
.dark .tile {background:#f7f9fb;color:var(--navy);}
.dark .tile p {color:#53616d;}
.credential-grid article {padding:24px 19px; background:#f7f9fb;}
@media(prefers-reduced-motion:reduce){.tile,.credential-grid article{transition:none}.tile:hover,.credential-grid article:hover{transform:none}}
@media(max-width:760px){.tile{min-height:0;padding:26px}.credential-grid article{padding:20px}}

/* V11: HAR tools */
.har-page-intro{background:var(--navy);color:white;padding:88px 28px 80px}.har-page-intro .eyebrow{color:var(--gold)}.har-page-intro h1{max-width:880px}.har-page-intro p{max-width:690px;color:#dce5ed;font-size:18px}.har-page-intro .btn{background:var(--gold);color:var(--navy);border-color:var(--gold)}.har-page-intro .btn.light{background:transparent;color:white;border-color:#cbd7e1}.har-card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin:26px 0 22px}.har-tool-card{background:white;border:1px solid #dce3e8;border-top:4px solid var(--gold);padding:27px;display:flex;flex-direction:column;min-height:235px;box-shadow:0 5px 18px rgba(23,44,70,.06)}.har-tool-card h3{font-size:1.45rem;color:var(--navy);margin:12px 0}.har-tool-card p{font-size:14px;color:var(--muted);flex:1}.har-tool-card .har-link{color:#244f7b;text-decoration:none;font-weight:700;font-size:13px;border-bottom:2px solid var(--gold);align-self:flex-start;padding-bottom:4px}.har-tool-card .har-link:hover{text-decoration:underline}.har-form-notice{background:#fff;border:1px solid #dce3e8;padding:28px}.har-form-notice p{font-size:14px;color:var(--muted);margin:8px 0 18px}.har-disclaimer{font-size:12px;color:#d3dce5;margin-top:28px;max-width:780px}@media(max-width:900px){.har-card-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:650px){.har-card-grid{grid-template-columns:1fr}.har-page-intro{padding:60px 22px}.har-tool-card{min-height:0}}

/* Version 12 — approved visual direction, responsive site header */
:root{--navy:#082d4a;--gold:#d9ad72;--cream:#f5f0e9;--remax-red:#e31837}
header{position:sticky;top:0;background:#fff;z-index:100}
.v12-nav{max-width:none;padding:12px clamp(16px,2.2vw,38px);gap:18px;min-height:118px}
.v12-brand{display:flex;align-items:center;gap:13px;min-width:0;flex-shrink:0}
.jb-logo{height:92px;width:91px;object-fit:contain;mix-blend-mode:multiply}
.brand-copy{display:flex;flex-direction:column;align-items:flex-start;gap:1px;border-left:1px solid var(--gold);padding-left:17px}
.brand-copy .wordmark{display:block;font-size:clamp(22px,2.15vw,35px);white-space:nowrap;letter-spacing:.005em;color:#082d4a;line-height:1.13}
.credentials{font-size:clamp(10px,.85vw,13px);font-weight:700;letter-spacing:.15em;color:#bf8b4e;white-space:nowrap}
.brokerline{display:flex;align-items:center;gap:10px;line-height:1.1;white-space:nowrap}
.brokerline img{height:29px;width:116px;object-fit:contain;object-position:left center}
.brokerline strong{font-size:clamp(14px,1.15vw,19px);font-weight:700;letter-spacing:.09em;color:#082d4a}
.v12-links{display:flex;gap:clamp(9px,1.35vw,24px);align-items:center;justify-content:flex-end;flex:1;min-width:0}
.v12-links a,.v12-links summary{font-size:clamp(10px,.74vw,12px);font-weight:700;letter-spacing:.02em;text-decoration:none;text-transform:uppercase;white-space:nowrap;color:#082d4a;cursor:pointer}
.v12-links .contact{color:#fff;background:#082d4a;padding:16px clamp(12px,2vw,26px);border:1px solid #d9ad72;letter-spacing:.1em}
.nav-dropdown{position:relative}.nav-dropdown summary{list-style:none}.nav-dropdown summary::-webkit-details-marker{display:none}
.dropdown-items{position:absolute;right:0;top:calc(100% + 18px);min-width:235px;display:flex;flex-direction:column;background:#fff;box-shadow:0 12px 35px #10223833;border-top:3px solid var(--gold);padding:8px 0}
.dropdown-items a{padding:10px 17px;font-size:11px;white-space:normal}.dropdown-items a:hover{background:#f5f0e9}
.hero{min-height:410px;grid-template-columns:42% 58%}.hero-copy{padding:34px 24px 34px clamp(28px,3.5vw,60px)}.hero h1{font-size:clamp(40px,4vw,65px);line-height:1.07;margin:10px 0 18px}.hero p{font-size:clamp(14px,1.15vw,17px);line-height:1.55;margin:0}.hero .buttons{margin-top:20px;gap:11px}.hero .btn{font-size:11px;letter-spacing:.04em;padding:13px 18px;background:var(--gold);color:var(--navy);border-color:var(--gold)}.hero-photo{min-height:410px}.v12-caption{background:var(--gold)!important;color:var(--navy)!important;font-weight:700}
.v12-services{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:9px;background:#fff;padding:8px 10px 12px}
.v12-service{display:flex;flex-direction:column;text-decoration:none;color:#082d4a;background:#f5f0e9;box-shadow:0 1px 4px #00000014;min-width:0}
.service-image{height:clamp(135px,12.5vw,205px);background-size:cover;background-position:center}
/* service images set in the v46+ rules below (Jennifer's own photography) */
.service-content{text-align:center;padding:13px 23px 24px;display:flex;align-items:center;flex-direction:column;flex:1}
.service-content h2{font-size:clamp(23px,2vw,32px);color:#082d4a;margin:0 0 6px}.service-kicker{font-size:clamp(9px,.75vw,11px);font-weight:600;letter-spacing:.14em;white-space:normal}.service-kicker i{font-style:normal;color:#c69761;margin:0 4px}.gold-rule{height:2px;width:50px;background:#c69761;margin:12px auto}.service-content p{font:clamp(14px,1.12vw,17px)/1.45 Georgia,serif;margin:0 0 17px;flex:1}.service-button{display:block;width:100%;background:var(--gold);color:var(--navy);padding:12px 6px;font-size:clamp(10px,.95vw,13px);letter-spacing:.13em;font-weight:700}
.v12-service:hover .service-button,.v12-service:focus-visible .service-button{background:#c89d62}
@media(max-width:1350px){.v12-nav{flex-wrap:wrap;justify-content:center;min-height:0}.v12-links{width:100%;justify-content:center;flex:auto;gap:24px;padding-bottom:5px}.v12-links a,.v12-links summary{font-size:12px}.hero{min-height:420px}}
@media(max-width:800px){.v12-nav{align-items:center;padding:10px 15px}.jb-logo{height:68px;width:65px}.brand-copy{padding-left:11px}.brand-copy .wordmark{font-size:23px}.credentials{font-size:9px;letter-spacing:.07em}.brokerline img{height:23px;width:90px}.brokerline strong{font-size:12px}.v12-links{gap:12px;flex-wrap:wrap}.v12-links a,.v12-links summary{font-size:10px}.v12-links .contact{padding:9px 13px}.hero{grid-template-columns:1fr}.hero-copy{padding:40px 25px}.hero-photo{height:310px;min-height:310px}.v12-services{grid-template-columns:1fr;gap:15px}.service-image{height:210px}.service-content h2{font-size:29px}}
@media(max-width:460px){.jb-logo{height:56px;width:52px}.brand-copy .wordmark{font-size:19px}.credentials{font-size:8px;letter-spacing:0}.brokerline img{height:21px;width:82px}.brokerline strong{font-size:11px;letter-spacing:.01em}.v12-links{gap:10px}.hero h1{font-size:43px}.service-image{height:180px}}

/* V12 refinement: one cohesive header, monogram alongside name (never above it). */
.v12-nav{display:flex;flex-direction:row;align-items:center;justify-content:space-between;gap:clamp(12px,1.7vw,28px);flex-wrap:nowrap!important;max-width:1600px;width:100%;box-sizing:border-box;padding:13px clamp(16px,2.2vw,35px);margin:auto}
.v12-brand{display:flex!important;flex-direction:row!important;align-items:center!important;flex:0 0 auto;min-width:0}
.jb-logo{display:block;flex:0 0 auto;object-fit:contain;object-position:center;max-height:98px}
.brand-copy{display:flex;flex-direction:column;justify-content:center;min-width:0}
.v12-links{width:auto!important;flex:1 1 auto;justify-content:flex-end;gap:clamp(8px,1.15vw,20px);padding:0!important;flex-wrap:nowrap}
.v12-links a,.v12-links summary{font-size:clamp(10px,.75vw,12px)}
@media(max-width:1250px){.v12-nav{flex-wrap:wrap!important;justify-content:center}.v12-brand{width:auto}.v12-links{width:100%!important;justify-content:center;flex-wrap:wrap;padding-bottom:6px!important}}
@media(max-width:800px){.v12-brand{flex-direction:row!important}.jb-logo{max-height:68px}.v12-links{gap:12px}}

/* RE/MAX logo already contains the brokerage name; no duplicate text. */
.brokerline img{width:174px;height:63px;object-fit:contain;object-position:left center}
@media(max-width:800px){.brokerline img{width:145px;height:53px}}
@media(max-width:460px){.brokerline img{width:128px;height:47px}}

/* Investor renovation case study */
.hero-photo .photocap.v12-caption{display:inline-block;text-decoration:none;cursor:pointer;transition:filter .2s,transform .2s}.hero-photo .photocap.v12-caption:hover{filter:brightness(1.07);transform:translateY(-2px)}.case-gallery{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:30px}.case-gallery figure{margin:0}.case-gallery img{width:100%;height:360px;object-fit:cover;display:block}.case-gallery figcaption,.case-photo-placeholder span{font-size:12px;letter-spacing:.15em;font-weight:700;color:#172c46}.case-gallery figcaption{margin-top:10px}.case-photo-placeholder{background:#e9e4db;min-height:360px;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:24px;text-align:center;border:1px solid #d7cfc1}.case-photo-placeholder p{color:#5c6470}@media(max-width:750px){.case-gallery{grid-template-columns:1fr}}

/* Buyer/seller choice paths */
.journey-card{padding:clamp(26px,4vw,54px);display:flex;flex-direction:column;align-items:flex-start;gap:14px}.journey-card .btn{margin-top:auto}.journey-grid{align-items:stretch}.journey-card h2{margin:0}

/* Version 16: streamlined journey and small-screen navigation */
html{scroll-behavior:smooth}
#residential-listings,#commercial-listings{scroll-margin-top:28px}
a:focus-visible,summary:focus-visible{outline:3px solid #c7a568;outline-offset:3px}
@media(max-width:800px){.nav.v12-nav{align-items:flex-start}.v12-links{row-gap:10px}.hero-copy h1{overflow-wrap:break-word}.buttons{flex-wrap:wrap}.buttons .btn{max-width:100%;white-space:normal;text-align:center}}
@media(max-width:480px){.section{overflow-wrap:break-word}.tile{min-width:0}.buttons .btn{width:100%}}

/* Investor renovation: original photographic before/after gallery */
.reno-pair{margin:38px 0 52px;padding-bottom:30px;border-bottom:1px solid #ddd8d0}.reno-pair h3{margin:0 0 16px;font-size:1.45rem}.reno-pair p{max-width:900px;margin:15px 0 0}.reno-images{display:grid;grid-template-columns:1fr 1fr;gap:18px;align-items:stretch}.reno-images figure{margin:0;background:#f1eee8;position:relative;display:flex;flex-direction:column}.reno-images img{display:block;width:100%;height:360px;object-fit:contain;background:#eeeae3}.reno-images figcaption{padding:10px 16px;font-size:.78rem;font-weight:700;letter-spacing:.13em;color:#23374a;background:#f1eee8}@media(max-width:700px){.reno-images{gap:10px}.reno-images img{height:240px}.reno-pair{margin:28px 0 38px}}

/* V29: keep Jennifer’s complete head visible in portrait crops */
.about-portrait{background:#172c46;display:flex;align-items:center;justify-content:center}
.about-portrait img{object-fit:contain;object-position:center top;max-height:650px}
.hero-photo img[src$="jennifer-closeup-enhanced.jpg"]{object-position:center top}

/* V30: real residential photography and integrated seller examples */
.hero-photo img[src="assets/featured-renovation.jpg"]{width:100%;height:100%;object-fit:cover;object-position:center center}
.marketing-proof{border-top:1px solid rgba(20,38,54,.16);margin-top:20px;padding-top:17px}
.marketing-proof img{display:block;width:100%;height:auto;max-height:310px;object-fit:contain;background:#fff;border-radius:8px;margin:12px 0}
.marketing-proof h4{margin:10px 0 6px}.marketing-proof .fine{font-size:.8rem;line-height:1.5;margin-top:12px}

/* Seller marketing editorial redesign — v31 */
.seller-page .seller-hero{padding:74px 28px}.seller-hero-inner{display:grid;grid-template-columns:1.1fr .9fr;align-items:center;gap:clamp(35px,6vw,85px)}.seller-hero h1{font-size:clamp(2.9rem,4.5vw,5rem);max-width:760px}.seller-hero p{max-width:620px;font-size:17px}.seller-hero-photo{position:relative;min-height:410px;height:100%;max-height:530px;overflow:hidden}.seller-hero-photo img{height:100%;width:100%;object-fit:cover}.seller-hero-photo span{position:absolute;bottom:0;right:0;padding:9px 15px;background:rgba(23,44,70,.85);color:#fff;font-size:11px;letter-spacing:.05em}.seller-page .seller-gold{background:var(--gold);border-color:var(--gold);color:var(--navy)}.seller-intro{padding-top:78px;padding-bottom:78px}.seller-intro-grid{display:grid;grid-template-columns:.95fr 1fr;gap:clamp(30px,7vw,100px);align-items:start}.seller-intro-grid p{font-size:17px;color:var(--muted)}.seller-intro-grid .fine{font-size:12px}.seller-process h2{max-width:800px;margin-bottom:44px}.seller-step{display:grid;grid-template-columns:120px minmax(0,1fr);gap:30px;border-top:1px solid #d9d7d0;padding:42px 0 46px;max-width:1020px}.seller-step:last-child{border-bottom:1px solid #d9d7d0}.seller-step-number{font-family:'Playfair Display',Georgia,serif;color:#b49a75;font-size:clamp(2.8rem,5vw,4.5rem);line-height:1}.seller-step-copy{max-width:780px}.seller-step-copy h3{font-size:clamp(1.7rem,2.7vw,2.4rem);color:var(--navy);margin:8px 0 16px}.seller-step-copy p{color:#59656f;max-width:700px}.seller-example{border-left:3px solid var(--gold);padding:5px 0 5px 23px;margin-top:25px}.seller-example-tag,.seller-tour-index{display:block;font-size:10px;letter-spacing:.2em;font-weight:700;color:#947246;margin-bottom:9px}.seller-example strong{display:block;color:var(--navy);font-size:16px}.seller-example p{font-size:14px;margin:7px 0 10px}.seller-text-link{display:inline-block;font-size:13px;font-weight:700;color:#28557e;text-decoration:none;border-bottom:2px solid var(--gold);padding-bottom:5px}.seller-text-link:hover{color:var(--navy);border-bottom-color:var(--navy)}.seller-section-lead{max-width:780px;color:var(--muted);font-size:17px;margin-bottom:40px}.seller-tour-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid #ddd;border-bottom:1px solid #ddd}.seller-tour{padding:38px 48px 38px 0}.seller-tour+.seller-tour{border-left:1px solid #ddd;padding-left:48px;padding-right:0}.seller-tour h3{font-size:clamp(1.65rem,2.6vw,2.3rem);color:var(--navy)}.seller-tour-location{color:#947246;font-size:13px;font-weight:700;letter-spacing:.04em}.seller-tour>p:not(.seller-tour-location){max-width:430px;color:var(--muted)}.seller-secondary-link{display:block;margin-top:16px;font-size:12px;color:#28557e;text-decoration:none}.seller-tour .seller-tour-note{margin-top:17px;font-size:11px}.seller-cta h2{max-width:760px}.seller-cta p{max-width:700px}@media(max-width:800px){.seller-hero-inner,.seller-intro-grid,.seller-tour-grid{grid-template-columns:1fr}.seller-hero-photo{height:320px;min-height:320px}.seller-step{grid-template-columns:70px minmax(0,1fr);gap:20px}.seller-tour+.seller-tour{border-left:0;border-top:1px solid #ddd;padding-left:0}.seller-tour{padding:30px 0}.seller-tour+.seller-tour{padding:30px 0}}@media(max-width:480px){.seller-step{grid-template-columns:1fr;gap:8px}.seller-step-number{font-size:2.6rem}.seller-page .seller-hero{padding:55px 22px}.seller-hero-photo{height:240px;min-height:240px}}

/* v32: divorce landing page compact editorial hero and visible resource shortcuts */
.divorce-compact-hero{min-height:330px;grid-template-columns:minmax(0,1.35fr) minmax(270px,.65fr)}
.divorce-compact-hero .hero-copy{padding-top:36px;padding-bottom:36px}
.divorce-compact-hero h1{font-size:clamp(2.3rem,3.5vw,3.8rem);max-width:720px}
.divorce-compact-hero .hero-photo{min-height:330px;max-height:350px;overflow:hidden}
.divorce-compact-hero .hero-photo img{object-fit:cover;object-position:center 17%}
.divorce-resource-shortcuts{padding:42px 28px 48px;background:#f7f5f0}
.divorce-resource-shortcuts h2{font-size:clamp(1.8rem,2.7vw,2.7rem);margin:7px 0 10px}
.divorce-resource-shortcuts p{color:#606b74;max-width:780px;margin-bottom:23px}
.divorce-resource-links{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.divorce-resource-links a{display:flex;flex-direction:column;gap:7px;text-decoration:none;background:white;border-top:3px solid #c6a778;padding:19px 21px;box-shadow:0 2px 12px #172c4609;transition:transform .2s,box-shadow .2s}
.divorce-resource-links a:hover{transform:translateY(-3px);box-shadow:0 8px 22px #172c4617}
.divorce-resource-links strong{color:#172c46;font-size:15px}
.divorce-resource-links span{color:#606b74;font-size:13px;line-height:1.45}
@media(max-width:800px){.divorce-compact-hero{grid-template-columns:1fr}.divorce-compact-hero .hero-photo{height:220px;min-height:220px;max-height:220px}.divorce-resource-links{grid-template-columns:1fr}.divorce-resource-shortcuts{padding:36px 22px}}

/* Divorce section: editorial text-only heroes; portrait remains on About page. */
.hero.divorce-text-hero{display:block;min-height:0;background:var(--navy)}
.hero.divorce-text-hero .hero-copy{max-width:1160px;margin:0 auto;padding:58px 32px 62px;display:block}
.hero.divorce-text-hero h1{max-width:900px;font-size:clamp(2.5rem,4.4vw,4.5rem)}
.hero.divorce-text-hero p{max-width:790px}
@media(max-width:760px){.hero.divorce-text-hero .hero-copy{padding:42px 24px 46px}}

/* v34: compact above-the-fold presentation across all website pages. */
.compact-site .top{padding:4px 12px}
.compact-site .nav{padding-top:8px;padding-bottom:8px}
.compact-site .hero:not(.divorce-text-hero){min-height:300px}
.compact-site .hero:not(.divorce-text-hero) .hero-copy{padding-top:30px;padding-bottom:30px}
.compact-site .hero:not(.divorce-text-hero) .hero-photo{min-height:300px;max-height:380px}
.compact-site .hero h1{font-size:clamp(2.2rem,3.5vw,3.65rem);margin:8px 0 12px;line-height:1.09}
.compact-site .hero p{font-size:15px;line-height:1.5}
.compact-site .hero .buttons{margin-top:13px}
.compact-site .hero.divorce-text-hero .hero-copy{padding-top:31px;padding-bottom:33px}
.compact-site .hero.divorce-text-hero h1{font-size:clamp(2.1rem,3.3vw,3.5rem)}
.compact-site .about-hero{min-height:380px}
.compact-site .about-copy{padding-top:38px;padding-bottom:38px}
.compact-site .about-copy h1{font-size:clamp(2.15rem,3.1vw,3.4rem)}
.compact-site .about-portrait{max-height:480px}
.compact-site .seller-page .seller-hero{padding:38px 28px}
.compact-site .seller-hero h1{font-size:clamp(2.25rem,3.5vw,3.75rem);margin:10px 0 15px}
.compact-site .seller-hero-photo{min-height:280px;max-height:350px}
.compact-site main > section.section:first-child:not(.seller-hero){padding-top:43px;padding-bottom:43px}
.compact-site body > section.hero > .wrap,.compact-site section.hero > .wrap{padding-top:36px!important;padding-bottom:36px!important}
.compact-site .har-page-intro{padding-top:40px!important;padding-bottom:40px!important}
.compact-site .section{padding-top:64px;padding-bottom:64px}
@media(max-width:800px){
 .compact-site .hero:not(.divorce-text-hero){min-height:0}
 .compact-site .hero:not(.divorce-text-hero) .hero-copy{padding:28px 23px}
 .compact-site .hero:not(.divorce-text-hero) .hero-photo{height:210px;min-height:210px}
 .compact-site .about-portrait{height:250px}
 .compact-site .about-copy{padding:28px 24px}
 .compact-site .seller-page .seller-hero{padding:30px 22px}
 .compact-site .seller-hero-photo{height:210px;min-height:210px}
 .compact-site .hero.divorce-text-hero .hero-copy{padding:28px 23px 30px}
 .compact-site main > section.section:first-child:not(.seller-hero){padding-top:32px;padding-bottom:32px}
}

/* v35: refined compact typography and first-screen content density */
.compact-site .nav.v12-nav{padding-top:5px;padding-bottom:5px;gap:12px}
.compact-site .jb-logo{max-height:72px;width:auto;height:72px}
.compact-site .brand-copy .wordmark{font-size:clamp(18px,1.65vw,25px)}
.compact-site .brand-copy .credentials{font-size:9px;letter-spacing:.035em}
.compact-site .brokerline img{height:43px;width:133px}
.compact-site .v12-links{gap:clamp(7px,.9vw,15px)}
.compact-site .v12-links a,.compact-site .v12-links summary{font-size:clamp(10px,.72vw,11px)}
.compact-site .hero:not(.divorce-text-hero){min-height:250px}
.compact-site .hero:not(.divorce-text-hero) .hero-copy{padding-top:23px;padding-bottom:23px}
.compact-site .hero:not(.divorce-text-hero) .hero-photo{min-height:250px;max-height:315px}
.compact-site .hero h1{font-size:clamp(2rem,2.85vw,3.05rem);line-height:1.12;margin:6px 0 10px}
.compact-site .hero p{font-size:14px;line-height:1.48}
.compact-site .eyebrow{font-size:10px;letter-spacing:.14em}
.compact-site .section{padding-top:48px;padding-bottom:48px}
.compact-site .section h2,.compact-site .wrap > h2{font-size:clamp(1.7rem,2.6vw,2.7rem)}
.compact-site .section h3{font-size:clamp(1.25rem,1.8vw,1.8rem)}
.compact-site .section p{font-size:clamp(14px,1.05vw,16px)}
.compact-site .hero.divorce-text-hero .hero-copy{padding-top:24px;padding-bottom:26px}
.compact-site .hero.divorce-text-hero h1{font-size:clamp(2rem,2.8vw,3.05rem)}
.compact-site .about-hero{min-height:320px}
.compact-site .about-copy{padding-top:27px;padding-bottom:27px}
.compact-site .about-copy h1{font-size:clamp(2rem,2.7vw,3rem)}
.compact-site .seller-page .seller-hero{padding:28px 24px}
.compact-site .seller-hero h1{font-size:clamp(2rem,2.85vw,3.1rem)}
.compact-site .seller-hero-photo{min-height:245px;max-height:300px}
.compact-site .seller-step-copy h3{font-size:clamp(1.5rem,2.1vw,2rem)}
.compact-site .v12-services{gap:16px}
.compact-site .service-image{height:clamp(110px,10vw,160px)}
.compact-site .service-content h2{font-size:clamp(20px,1.7vw,27px)}
@media(max-width:800px){
 .compact-site .nav.v12-nav{padding:6px 12px}
 .compact-site .jb-logo{height:58px;max-height:58px}
 .compact-site .brokerline img{height:35px;width:110px}
 .compact-site .hero:not(.divorce-text-hero) .hero-copy{padding:22px 20px}
 .compact-site .hero:not(.divorce-text-hero) .hero-photo{height:180px;min-height:180px}
 .compact-site .hero h1{font-size:clamp(1.95rem,6vw,2.7rem)}
 .compact-site .section{padding-top:38px;padding-bottom:38px}
 .compact-site .seller-page .seller-hero{padding:25px 20px}
 .compact-site .seller-hero-photo{height:180px;min-height:180px}
 .compact-site .service-image{height:150px}
}

/* v37: Consistent editorial heading alignment. Informational headings are left aligned; final invitation/CTA sections stay centered intentionally. */
.compact-site .editorial-heading-group{text-align:left}
.compact-site .editorial-heading-group > .lead{margin-left:0;margin-right:0}
.compact-site .editorial-heading-group > .grid2,.compact-site .editorial-heading-group > .grid3{ text-align:left }

/* v38: site-wide design-system refinements; content and approved page compositions preserved. */
:root{--content-width:1160px;--focus:#b58b4e}
.compact-site .wrap{max-width:var(--content-width)}
.compact-site .section h2,.compact-site .section h3{letter-spacing:-.015em;text-wrap:balance}
.compact-site .section p,.compact-site .hero p{max-width:72ch}
.compact-site .tile p{max-width:64ch}
.compact-site .btn,.compact-site .service-button{transition:background-color .18s ease,border-color .18s ease,color .18s ease}
.compact-site a:not(.btn):hover{text-underline-offset:4px}
.compact-site a:focus-visible,.compact-site button:focus-visible,.compact-site input:focus-visible,.compact-site select:focus-visible,.compact-site textarea:focus-visible,.compact-site summary:focus-visible{outline:3px solid var(--focus);outline-offset:3px}
.compact-site .v12-links a[aria-current="page"]{color:#8a6231;text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:6px}
.compact-site .v12-links .contact[aria-current="page"]{color:#fff;text-decoration:none}
.skip-link{position:absolute;top:-100px;left:14px;z-index:9999;background:#fff;color:var(--navy);padding:12px 18px;border:2px solid var(--gold);font-weight:700}
.skip-link:focus{top:12px}
.compact-site .nav-dropdown[open] .dropdown-items{z-index:30}
@media(max-width:800px){.compact-site .v12-links{row-gap:9px}.compact-site .section h2{text-wrap:pretty}.compact-site .btn{min-height:42px}.compact-site .nav-dropdown .dropdown-items{max-width:min(90vw,340px)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}}

/* v39: Homepage closing invitation — single, intentional conversion moment */
.homepage-contact{background:var(--navy);color:#fff;border-top:4px solid var(--gold);padding:48px 28px 52px}
.homepage-contact-inner{max-width:1160px;margin:auto;display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:center;gap:42px}
.homepage-contact .eyebrow{color:var(--gold);margin-bottom:9px}
.homepage-contact h2{color:#fff;font-size:clamp(1.75rem,2.8vw,2.65rem);margin:0 0 12px;line-height:1.18}
.homepage-contact p{color:#e0e6ed;max-width:650px;font-size:15px;line-height:1.6;margin:0}
.homepage-contact-action{display:flex;flex-direction:column;align-items:flex-start;gap:11px}
.homepage-contact-button{background:var(--gold);border-color:var(--gold);color:var(--navy);padding:15px 23px;white-space:nowrap;font-size:12px}
.homepage-contact-button:hover{background:#e4c99f;border-color:#e4c99f}
.homepage-contact-note{font-size:11px;color:#d6e0e9;max-width:235px;line-height:1.4}
@media(max-width:760px){.homepage-contact{padding:38px 22px 42px}.homepage-contact-inner{grid-template-columns:1fr;gap:22px}.homepage-contact-action{align-items:flex-start}.homepage-contact-button{white-space:normal}}

/* v40: Refined white homepage closing invitation */
.homepage-contact{background:#fff;color:var(--navy);border-top:1px solid #e6e2da;border-bottom:1px solid #e6e2da;padding:38px 28px 42px}
.homepage-contact .eyebrow{color:#98723b}
.homepage-contact h2{color:var(--navy)}
.homepage-contact p{color:#4e5964}
.homepage-contact-button{background:var(--navy);border-color:var(--navy);color:#fff}
.homepage-contact-button:hover{background:#243e59;border-color:#243e59;color:#fff}
.homepage-contact-note{color:#59636d}
@media(max-width:760px){.homepage-contact{padding:30px 22px 34px}}

/* V41 focused refinements: preserve existing design language */
.compact-site .residential-journey-section{padding-top:28px;padding-bottom:28px}
.residential-journey-section .journey-card{padding:22px 24px}
.residential-journey-section .journey-card h2{margin:7px 0 8px}
.residential-journey-section .journey-card p{margin:0 0 13px}
.compact-site .residential-small-btn{font-size:12px;min-height:36px;padding:9px 14px;line-height:1.3}
.cdre-quickbar{background:#fff;border-top:1px solid #e5e7e9;border-bottom:1px solid #e5e7e9;padding:18px 0}
.cdre-quickbar-inner{display:flex;align-items:center;justify-content:space-between;gap:24px}
.cdre-quickbar h2{font-size:clamp(1.35rem,2vw,1.8rem);margin:3px 0 3px;color:#172c46}
.cdre-quickbar p{margin:0;color:#596777;font-size:14px;line-height:1.45}
.cdre-quickbar .eyebrow{font-size:10px}
.cdre-quickbar-button{white-space:nowrap;font-size:12px;padding:10px 15px;min-height:38px}
.article-carousel-section{overflow:hidden}
.article-carousel-toolbar{display:flex;justify-content:space-between;align-items:center;gap:16px;margin:16px 0 12px}
.article-carousel-hint{font-size:13px;color:#586779}
.article-carousel-controls{display:flex;gap:9px}
.article-carousel-arrow{width:39px;height:39px;border:1px solid #b8a47f;background:white;border-radius:50%;color:#172c46;font-size:20px;cursor:pointer;display:grid;place-items:center;transition:background .15s ease,color .15s ease}
.article-carousel-arrow:hover{background:#172c46;color:white}
.article-carousel-arrow:focus-visible{outline:3px solid #c6a778;outline-offset:3px}
.article-carousel-arrow:disabled{opacity:.4;cursor:default}
.article-carousel-track{display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;overscroll-behavior-inline:contain;padding:2px 2px 15px;scrollbar-width:thin}
.article-carousel-card{flex:0 0 calc((100% - 36px)/3);min-width:0;scroll-snap-align:start;margin:0;display:flex;flex-direction:column}
.article-carousel-card h3{font-size:clamp(1.12rem,1.45vw,1.4rem)}
.article-carousel-card .fine{margin-top:auto}
@media(max-width:950px){.article-carousel-card{flex-basis:calc((100% - 18px)/2)}}
@media(max-width:640px){.article-carousel-card{flex-basis:90%}.cdre-quickbar-inner{align-items:flex-start;flex-direction:column;gap:12px}.residential-journey-section .journey-card{padding:18px 20px}}
@media(prefers-reduced-motion:reduce){.article-carousel-track{scroll-behavior:auto}}

/* v42 — unified, compact page-heading system. All interior pages share one scale. */
.compact-site{--page-title-size:clamp(1.85rem,2.45vw,2.65rem);--section-title-size:clamp(1.45rem,2vw,2.05rem)}
.compact-site .hero h1,
.compact-site .hero.divorce-text-hero h1,
.compact-site .about-copy h1,
.compact-site .seller-hero h1,
.compact-site .har-page-intro h1{font-size:var(--page-title-size);line-height:1.14;letter-spacing:-.025em;margin:6px 0 11px;max-width:760px;text-align:left}
.compact-site .hero:not(.divorce-text-hero){min-height:0}
.compact-site .hero:not(.divorce-text-hero) .hero-copy{padding-top:22px;padding-bottom:22px}
.compact-site .hero:not(.divorce-text-hero) .hero-photo{min-height:210px;max-height:250px}
.compact-site .hero.divorce-text-hero .hero-copy{padding-top:24px;padding-bottom:26px}
.compact-site .about-hero{min-height:0}
.compact-site .about-copy{padding-top:24px;padding-bottom:24px}
.compact-site .about-portrait{max-height:300px}
.compact-site .seller-page .seller-hero{padding-top:24px;padding-bottom:24px}
.compact-site .seller-hero-photo{min-height:220px;max-height:255px}
.compact-site .har-page-intro{padding:30px 28px 32px}
.compact-site .section h2,.compact-site .wrap > h2{font-size:var(--section-title-size);line-height:1.22;margin-top:8px;margin-bottom:14px}
.compact-site .section h3{font-size:clamp(1.2rem,1.55vw,1.55rem)}
.compact-site .section .eyebrow{margin-bottom:6px}
/* Consistent editorial alignment: left for page/section titles; centered only for intentional closing CTAs. */
.compact-site .hero-copy,.compact-site .about-copy,.compact-site .seller-hero-inner{text-align:left}
@media(max-width:800px){
 .compact-site{--page-title-size:clamp(1.8rem,5.3vw,2.25rem);--section-title-size:clamp(1.4rem,4.6vw,1.8rem)}
 .compact-site .hero:not(.divorce-text-hero) .hero-copy{padding:22px 20px}
 .compact-site .hero:not(.divorce-text-hero) .hero-photo{height:175px;min-height:175px;max-height:175px}
 .compact-site .hero.divorce-text-hero .hero-copy{padding:23px 21px 25px}
 .compact-site .about-portrait{height:260px;max-height:260px}
 .compact-site .seller-page .seller-hero{padding:22px 20px}
 .compact-site .seller-hero-photo{height:180px;min-height:180px;max-height:180px}
 .compact-site .har-page-intro{padding:26px 21px}
}

/* v43 — consistency pass. Targeted fixes only; approved compositions unchanged. */
/* 1. One page-title size everywhere. Guide, properties, case-study and resources pages
      use section-style headers, so their h1s were still at the original oversized scale. */
.compact-site h1{font-size:var(--page-title-size);line-height:1.14;letter-spacing:-.025em;margin:6px 0 11px;max-width:760px}
/* 2. Generic text-only page header (commercial pages), matching the divorce-section header. */
.hero.text-hero{display:block;min-height:0}
.compact-site .hero.text-hero:not(.divorce-text-hero) .hero-copy{max-width:1160px;margin:0 auto;padding:24px 32px 26px;display:block}
/* 3. Text-only headers (divorce + commercial) share the exact left edge of the content below them. */
.compact-site .hero.text-hero:not(.divorce-text-hero) .hero-copy,
.compact-site .hero.divorce-text-hero .hero-copy{max-width:calc(var(--content-width) + 56px);padding-left:28px;padding-right:28px}
@media(max-width:800px){
 .compact-site .hero.text-hero:not(.divorce-text-hero) .hero-copy{padding:23px 22px 25px}
 .compact-site .hero.divorce-text-hero .hero-copy{padding-left:22px;padding-right:22px}
}
/* 4. In-page anchors clear the sticky header. */
#real-results,#commercial-training,#professional-resources,#valuation{scroll-margin-top:110px}
/* 5. Primary buttons on navy sections use champagne gold (they were navy-on-navy). */
.compact-site .dark .btn:not(.light):not(.alt):not(.seller-gold){background:var(--gold);border-color:var(--gold);color:var(--navy)}
.compact-site .dark .btn:not(.light):not(.alt):not(.seller-gold):hover{background:#e4c99f;border-color:#e4c99f}

/* v44 — client voices, direct phone, service areas */
.client-voices{padding:46px 28px 50px;background:var(--cream)}
.client-voices-head{display:flex;justify-content:space-between;align-items:flex-end;gap:28px;margin-bottom:24px}
.client-voices-head h2{margin:6px 0 0}
.client-rating{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--navy);border-left:2px solid var(--gold);padding-left:16px}
.client-rating strong{font-family:'Playfair Display',Georgia,serif;font-size:2.1rem;font-weight:500;line-height:1}
.client-rating strong span{font-size:1rem;color:#7b6440}
.client-rating-note{font-size:12px;line-height:1.4;max-width:210px;color:#4e5964}
.client-rating:hover .client-rating-note{text-decoration:underline;text-underline-offset:3px}
.client-voices-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:34px}
.client-voices-grid.two{grid-template-columns:repeat(2,minmax(0,1fr));margin-top:20px}
.client-quote{margin:0;padding-top:18px;border-top:1px solid #d8cbb5;display:flex;flex-direction:column}
.client-quote blockquote{margin:0 0 16px;font:italic 17px/1.55 'Playfair Display',Georgia,serif;color:#1f3550;flex:1}
.client-quote figcaption{display:flex;flex-direction:column;gap:2px}
.client-quote figcaption strong{font-size:13px;letter-spacing:.06em;color:var(--navy)}
.client-quote figcaption span{font-size:12px;color:#6a7480}
.client-more{display:inline-block;margin-top:22px;font-size:13px;font-weight:700;color:#28557e;text-decoration:none;border-bottom:2px solid var(--gold);padding-bottom:4px}
.footer-contact{display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:14px;font-size:13px;color:#d4dce5}
.footer-contact a{color:#fff;font-weight:700;text-decoration:none;border-bottom:1px solid var(--gold)}
.homepage-contact-note a{color:var(--navy);font-weight:700;white-space:nowrap}
@media(max-width:800px){
 .client-voices{padding:34px 22px 38px}
 .client-voices-head{flex-direction:column;align-items:flex-start;gap:14px}
 .client-voices-grid,.client-voices-grid.two{grid-template-columns:1fr;gap:22px}
 .client-quote blockquote{font-size:16px}
 .footer-contact{flex-direction:column}
}
.compact-site .client-voices h2{font-size:var(--section-title-size);line-height:1.22;letter-spacing:-.015em}
.homepage-contact-note{max-width:none;display:flex;flex-direction:column;gap:3px}
.homepage-contact-note a{font-size:13px;text-decoration:none;border-bottom:1px solid var(--gold);align-self:flex-start}

/* v45 — tap-to-call in the header on phones, areas served */
.v12-links .nav-call{display:none}
@media(max-width:800px){
 .v12-links .nav-call{display:inline-block;background:var(--gold);color:var(--navy);padding:9px 13px;letter-spacing:.06em;border:1px solid var(--gold)}
}
.areas-strip{background:#fff;border-top:1px solid #e6e2da;padding:18px 28px}
.areas-strip .wrap{display:flex;align-items:baseline;gap:18px;flex-wrap:wrap}
.areas-strip p{margin:0;font:17px/1.5 'Playfair Display',Georgia,serif;color:var(--navy)}
.areas-line{border-left:2px solid var(--gold);padding-left:14px}
@media(max-width:800px){.areas-strip{padding:16px 22px}.areas-strip .wrap{flex-direction:column;gap:4px}.areas-strip p{font-size:16px}}

/* v46 — real listing photography */
.commercial-img{background-image:url('assets/listings/aj-foyt-aerial-hd.jpg');background-position:center 62%}
.property-visual{height:200px}
.property-visual.has-photo{position:relative;padding:0;overflow:hidden}
.property-visual.has-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%}
.property-visual.has-photo::after{content:"";position:absolute;inset:auto 0 0 0;height:55%;background:linear-gradient(to top,rgba(8,45,74,.82),rgba(8,45,74,0))}
.property-visual.has-photo .property-tag{position:absolute;left:18px;bottom:16px;z-index:1}
.property-card .property-visual{height:210px}
@media(max-width:760px){.property-card .property-visual{height:190px}}
.residential-img{background-image:url('assets/listings/windrose-hollow-front.jpg');background-position:center 40%}
.divorce-img{background-image:url('assets/renovation-before-after/08-after.jpg');background-position:center 58%}
.commercial-img{background-image:url('assets/listings/hohldale-angle-hd.jpg');background-position:center 78%}

/* v49 — compact mobile header with Call + Menu; menu opens as a clean stacked list */
.mobile-bar{display:none}
@media(max-width:800px){
 .js .compact-site .nav.v12-nav,.js .nav.v12-nav{flex-wrap:wrap!important;align-items:center;justify-content:space-between;padding:6px 14px}
 .js .v12-brand .credentials{font-size:8px;letter-spacing:.02em}
 .js .mobile-bar{display:flex;align-items:center;gap:8px;margin-left:auto}
 .js .mobile-call,.js .menu-toggle{font:700 11px/1 'DM Sans',Arial,sans-serif;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;padding:11px 12px;min-height:40px;display:inline-flex;align-items:center;gap:8px;cursor:pointer}
 .js .mobile-call{background:var(--gold);color:var(--navy);border:1px solid var(--gold)}
 .js .menu-toggle{background:var(--navy);color:#fff;border:1px solid var(--navy)}
 .js .menu-icon,.js .menu-icon::before,.js .menu-icon::after{display:block;width:16px;height:2px;background:currentColor;position:relative;transition:transform .18s ease}
 .js .menu-icon::before,.js .menu-icon::after{content:"";position:absolute;left:0}
 .js .menu-icon::before{top:-5px}.js .menu-icon::after{top:5px}
 .js .nav-open .menu-icon{background:transparent}
 .js .nav-open .menu-icon::before{top:0;transform:rotate(45deg)}
 .js .nav-open .menu-icon::after{top:0;transform:rotate(-45deg)}
 .js .v12-links{display:none!important}
 .js .nav-open .v12-links{display:flex!important;flex-direction:column;align-items:stretch;width:100%!important;gap:0!important;padding:6px 0 10px!important;border-top:1px solid #ece6db;margin-top:6px}
 .js .nav-open .v12-links > a,.js .nav-open .v12-links summary{font-size:13px!important;padding:13px 4px;border-bottom:1px solid #f0ebe2;letter-spacing:.06em}
 .js .nav-open .v12-links .nav-call{display:none!important}
 .js .nav-open .v12-links .contact{margin-top:10px;text-align:center;padding:14px}
 .js .nav-open .nav-dropdown .dropdown-items{position:static;box-shadow:none;border-top:0;min-width:0;max-width:none;padding:0 0 6px 14px;background:transparent}
 .js .nav-open .nav-dropdown .dropdown-items a{font-size:12px;padding:10px 4px}
}
@media(max-width:380px){.js .menu-label{display:none}.js .menu-toggle{padding:11px}}
@media(max-width:800px){
 .js .nav.v12-nav{position:relative}
 .js .mobile-bar{position:absolute;right:14px;top:42px;margin:0}
 .js .mobile-call,.js .menu-toggle{min-height:36px;padding:9px 11px}
}
@media(max-width:400px){.js .menu-label{display:none}.js .menu-toggle{padding:9px 11px}}

/* v49 — gold-only divider, two resource links, fuller About portrait */
.rule{height:3px;background:var(--gold)}
.divorce-resource-links.two{grid-template-columns:repeat(2,minmax(0,1fr))}
@media(max-width:800px){.divorce-resource-links.two{grid-template-columns:1fr}}
.compact-site .about-hero{grid-template-columns:minmax(260px,36%) 1fr;align-items:stretch}
.compact-site .about-portrait{max-height:none;height:auto;min-height:380px;background:var(--navy);display:block;position:relative}
.compact-site .about-portrait img{position:absolute;inset:0;width:100%;height:100%;max-height:none;object-fit:cover;object-position:center 18%}
@media(max-width:800px){
 .compact-site .about-hero{grid-template-columns:1fr}
 .compact-site .about-portrait{min-height:0;height:340px;max-height:340px}
 .compact-site .about-portrait img{object-position:center 15%}
}
@media(min-width:801px){
 .compact-site .about-hero{grid-template-columns:minmax(300px,30%) 1fr}
 .compact-site .about-portrait{min-height:430px}
 .compact-site .about-portrait img{object-position:center 22%}
}

/* v50 — investor testimonial on the renovation case study */
.investor-quote{background:#fff;padding:44px 28px 46px;border-bottom:1px solid #ece6db}
.investor-quote-figure{margin:0;max-width:860px;border-left:3px solid var(--gold);padding-left:28px}
.investor-quote blockquote{margin:10px 0 18px;font:italic clamp(18px,1.6vw,22px)/1.55 'Playfair Display',Georgia,serif;color:#1f3550}
.investor-quote figcaption{display:flex;flex-direction:column;gap:2px}
.investor-quote figcaption strong{font-size:13px;letter-spacing:.06em;color:var(--navy)}
.investor-quote figcaption span{font-size:12px;color:#6a7480}
@media(max-width:800px){.investor-quote{padding:32px 22px 34px}.investor-quote-figure{padding-left:18px}}

/* v51 — subtle motion. Respects "reduce motion"; nothing is hidden without JavaScript. */
@media(prefers-reduced-motion:no-preference){
 .reveal{opacity:0;transform:translateY(18px)}
 .reveal.is-in{opacity:1;transform:none;transition:opacity .6s ease,transform .6s cubic-bezier(.2,.7,.2,1)}
 /* Soft photo zoom on hover */
 .v12-service{overflow:hidden}
 .v12-service .service-image{transition:transform .7s cubic-bezier(.2,.7,.2,1)}
 .v12-service:hover .service-image,.v12-service:focus-visible .service-image{transform:scale(1.04)}
 .property-visual.has-photo img{transition:transform .7s cubic-bezier(.2,.7,.2,1)}
 .property-card:hover .property-visual.has-photo img{transform:scale(1.04)}
 .hero-photo{overflow:hidden}
 /* Smooth phone menu */
 @keyframes menu-in{from{opacity:0;transform:translateY(-6px)}to{opacity:1;transform:none}}
 .js .nav-open .v12-links{animation:menu-in .22s ease-out}
}

/* v51 — photo headers on the commercial pages; About portrait shows the full head */
.compact-site .hero.commercial-photo-hero{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
.compact-site .hero.commercial-photo-hero .hero-copy{padding-left:max(28px,calc((100vw - var(--content-width))/2))}
.compact-site .hero.commercial-photo-hero .hero-photo{min-height:260px;max-height:300px;position:relative}
.compact-site .hero.commercial-photo-hero .hero-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.compact-site .hero.commercial-photo-hero .photocap{font-size:10px;letter-spacing:.08em;bottom:14px;right:14px;text-decoration:none}
@media(max-width:800px){
 .compact-site .hero.commercial-photo-hero{grid-template-columns:1fr}
 .compact-site .hero.commercial-photo-hero .hero-copy{padding-left:22px}
 .compact-site .hero.commercial-photo-hero .hero-photo{height:210px;min-height:210px;max-height:210px}
 .compact-site .hero.commercial-photo-hero .photocap{left:14px;right:14px;font-size:9px}
}
.compact-site .about-portrait img{object-position:center 8%!important;background:#eef0ee}
@media(min-width:801px){.compact-site .about-portrait{min-height:460px}}

.compact-site .hero.commercial-photo-hero .photocap{top:14px;left:14px;right:auto;bottom:auto}
@media(max-width:800px){.compact-site .hero.commercial-photo-hero .photocap{right:auto;max-width:calc(100% - 28px)}}
.cdre-quickbar{padding-left:28px;padding-right:28px}
@media(max-width:800px){.cdre-quickbar{padding-left:22px;padding-right:22px}}

/* v56 — homepage Commercial tile centered on the Hohldale outline */
.commercial-img{background-position:center 80%}
/* v56 — labels sit at the top of photo cards so property outlines stay visible */
.property-visual.has-photo::after{inset:0 0 auto 0;height:48%;background:linear-gradient(to bottom,rgba(8,45,74,.78),rgba(8,45,74,0))}
.property-visual.has-photo .property-tag{top:14px;bottom:auto}
.commercial-img{background-position:center 96%}

/* v57 — portrait column matches the photo's shape, so the head and chin are never cropped */
@media(min-width:801px){
 .compact-site .about-hero{grid-template-columns:350px 1fr}
 .compact-site .about-portrait{min-height:466px;height:auto}
 .compact-site .about-portrait img{object-position:center 30%!important}
}
@media(max-width:800px){
 .compact-site .about-portrait{height:440px;max-height:440px}
 .compact-site .about-portrait img{object-position:center 22%!important}
}

/* v58 — homepage Divorce tile matches the Divorce Real Estate page header */
.divorce-img{background-image:url('assets/divorce-front-door-staged.jpg');background-position:center 22%}

/* v58 — photo headers fill the full height of the navy panel on desktop (no gap under the photo) */
@media(min-width:801px){
 .compact-site .hero:not(.divorce-text-hero){align-items:stretch}
 .compact-site .hero:not(.divorce-text-hero) .hero-photo,
 .compact-site .hero.commercial-photo-hero .hero-photo{max-height:none;height:auto;min-height:250px;position:relative;align-self:stretch}
 .compact-site .hero:not(.divorce-text-hero) .hero-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
}

/* v60 — CV link */
.cv-link{margin-top:26px}
.cv-link a{font-size:14px;font-weight:700;color:#28557e;text-decoration:none;border-bottom:2px solid var(--gold);padding-bottom:4px}
.cv-link a:hover{color:var(--navy);border-color:var(--navy)}

/* v61 — article pages */
.article-byline{max-width:none!important;margin-top:12px!important;font-size:13px!important;color:#c9d4de!important;letter-spacing:.02em}
.article-wrap > *{max-width:740px}
.article-contact{box-sizing:border-box}
.article-body p,.article-body li{font-size:17px!important;line-height:1.75;color:#33404c}
.article-body h2{margin-top:38px!important}
.article-body ul{padding-left:22px;margin:0 0 20px}
.article-body li{margin-bottom:6px}
.article-checks{list-style:none;padding-left:0!important}
.article-checks li{position:relative;padding-left:30px}
.article-checks li::before{content:"✓";position:absolute;left:0;color:#9a7440;font-weight:700}
.article-pull{font:italic 21px/1.5 'Playfair Display',Georgia,serif!important;color:var(--navy)!important;border-left:3px solid var(--gold);padding-left:22px;margin:30px 0!important}
.article-contact{background:var(--cream);border-top:3px solid var(--gold);padding:24px 26px;margin:34px 0 22px}
.article-contact p{margin:0 0 4px}
.article-disclaimer{border-top:1px solid #e3ddd2;padding-top:16px;margin-top:10px}
.compact-site .article-body p{max-width:740px}
.article-body p.fine{font-size:13px!important;line-height:1.6;color:#66717b}
.article-note{background:#f7f5f0;border-left:3px solid var(--gold);padding:12px 16px;margin:26px 0 0!important}