@import url('https://fonts.googleapis.com/css2?family=Lato:wght@300;400;700;900&family=Prata&display=swap');

:root {
  --blue: #144e97;
  --blue-deep: #0c3465;
  --blue-soft: #edf4fb;
  --gold: #9b7b46;
  --ink: #1b2634;
  --muted: #65717e;
  --paper: #ffffff;
  --soft: #f8f8f8;
  --line: #dfe5eb;
  --max: 1240px;
  --serif: "Prata", Georgia, serif;
  --sans: "Lato", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); font-size: 16px; line-height: 1.7; }
a { color: inherit; text-decoration: none; }
a:hover { color: var(--blue); }
img { display: block; max-width: 100%; }
button, input, select, textarea { font: inherit; }
button, a, input, select, textarea { -webkit-tap-highlight-color: transparent; }
button:focus-visible, a:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 3px solid rgba(20, 78, 151, .45); outline-offset: 3px; }

.container { width: min(var(--max), calc(100% - 48px)); margin: 0 auto; }
.narrow { width: min(820px, calc(100% - 48px)); margin: 0 auto; }
.section { padding: 92px 0; }
.section-soft { background: var(--soft); }
.section-blue { background: var(--blue); color: #fff; }
.section-gold { background: var(--gold); color: #fff; }
.section-dark { background: var(--blue-deep); color: #fff; }
.eyebrow { margin: 0 0 10px; color: var(--gold); font-size: .74rem; font-weight: 900; letter-spacing: .16em; text-transform: uppercase; }
.section-blue .eyebrow, .section-dark .eyebrow, .section-gold .eyebrow { color: #fff; }
h1, h2, h3 { margin: 0; font-family: var(--serif); font-weight: 400; line-height: 1.25; }
h1 { font-size: clamp(2.45rem, 5vw, 5.3rem); }
h2 { font-size: clamp(2rem, 3.4vw, 3.6rem); }
h3 { font-size: clamp(1.22rem, 2vw, 1.7rem); }
p { margin: 0 0 1.15rem; }
.lede { max-width: 740px; color: var(--muted); font-size: 1.15rem; }
.section-blue .lede, .section-dark .lede, .section-gold .lede { color: rgba(255,255,255,.86); }

.site-header { position: relative; z-index: 20; background: #fff; border-bottom: 1px solid rgba(18, 63, 115, .05); }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: 132px; gap: 26px; }
.brand { display: flex; align-items: center; gap: 18px; width: min(520px, 48vw); color: var(--ink); }
.brand-mark { display: block; width: 74px; flex: 0 0 74px; }
.brand-mark img { width: 100%; height: auto; }
.brand-copy { display: grid; gap: 8px; }
.brand-title { display: block; font-family: var(--serif); font-size: clamp(1.05rem, 1.55vw, 1.28rem); letter-spacing: -.025em; line-height: 1.05; text-transform: uppercase; }
.brand-brokerage { display: block; color: #1f2833; font-size: clamp(.58rem, 1vw, .85rem); font-weight: 900; letter-spacing: .34em; line-height: 1.1; text-transform: uppercase; }
.desktop-nav { display: flex; align-items: center; gap: 25px; font-size: .95rem; font-weight: 700; color: var(--blue); }
.nav-item { position: relative; padding: 12px 0; white-space: nowrap; }
.nav-item > a { transition: color .24s ease; }
.nav-item.has-menu > a::after { content: "⌄"; margin-left: 5px; font-size: .8em; }
.dropdown { position: absolute; top: calc(100% - 2px); left: -18px; display: none; min-width: 240px; padding: 10px; background: #fff; box-shadow: 0 12px 30px rgba(9, 42, 80, .15); border-top: 3px solid var(--blue); }
.dropdown a { display: block; padding: 9px 10px; color: var(--ink); font-size: .88rem; font-weight: 700; }
.dropdown a:hover { background: var(--blue-soft); color: var(--blue); }
.nav-item:hover .dropdown, .nav-item:focus-within .dropdown { display: block; }
.menu-toggle { display: none; width: 45px; height: 45px; border: 0; background: transparent; color: var(--blue); font-size: 1.8rem; cursor: pointer; }
.mobile-nav { display: none; padding: 0 24px 24px; border-top: 1px solid var(--line); }
.mobile-nav.open { display: block; }
.mobile-nav details { border-bottom: 1px solid var(--line); }
.mobile-nav summary, .mobile-nav > a { display: block; padding: 12px 0; font-weight: 900; color: var(--blue); cursor: pointer; }
.mobile-nav details a { display: block; padding: 8px 0 8px 16px; font-size: .94rem; }

.hero { position: relative; display: grid; min-height: 615px; place-items: center; overflow: hidden; text-align: center; }
.hero-home { min-height: 700px; background: #143b67; }
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; filter: brightness(.85); }
.hero-home::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(7,22,42,.18), rgba(7,22,42,.24)); }
.hero-inner { position: relative; z-index: 1; max-width: 1000px; padding: 70px 24px; }
.hero-home h1 { color: #fff; letter-spacing: -.03em; text-shadow: 0 4px 8px rgba(22,22,22,.55), 0 0 16px rgba(0,0,0,.23); }
.hero-home .hero-sub { margin-top: 16px; color: #fff; font-size: clamp(.84rem, 1.8vw, 1.35rem); font-weight: 900; letter-spacing: .2em; text-shadow: 0 4px 8px rgba(22,22,22,.55); text-transform: uppercase; }
.hero-page { min-height: 390px; background: linear-gradient(135deg, #0d396c 0%, #144e97 58%, #4173aa 100%); color: #fff; text-align: left; }
.hero-page::before { content: ""; position: absolute; inset: 0; background: linear-gradient(100deg, rgba(2,27,57,.45), rgba(2,27,57,.05)); }
.hero-page .hero-inner { width: min(var(--max), calc(100% - 48px)); margin: 0 auto; }
.hero-page .hero-sub { max-width: 650px; margin: 18px 0 0; color: rgba(255,255,255,.9); font-size: 1.16rem; }
.hero-simple { min-height: 290px; background: var(--soft); color: var(--ink); }
.hero-simple .hero-inner { width: min(var(--max), calc(100% - 48px)); margin: 0 auto; text-align: left; }

.button-row { display: flex; flex-wrap: wrap; gap: 13px; margin-top: 28px; }
.centered { justify-content: center; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 46px; padding: 11px 22px; border: 1px solid var(--blue); background: var(--blue); color: #fff; cursor: pointer; font-size: .82rem; font-weight: 900; letter-spacing: .08em; text-align: center; text-transform: uppercase; transition: background .24s ease, color .24s ease, transform .24s ease, border-color .24s ease; }
.button:hover { background: var(--blue-deep); border-color: var(--blue-deep); color: #fff; transform: translateY(-2px); }
.button-light { border-color: #fff; background: #fff; color: var(--blue); }
.button-light:hover { background: transparent; color: #fff; }
.button-outline { background: transparent; color: var(--blue); }
.button-outline:hover { background: var(--blue); color: #fff; }
.button-gold { border-color: var(--gold); background: var(--gold); color: #fff; }
.button-gold:hover { border-color: #7f6234; background: #7f6234; color: #fff; }

.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(38px, 7vw, 100px); align-items: center; }
.portrait-wrap { position: relative; padding: 18px; }
.portrait-wrap::before { content: ""; position: absolute; inset: 0 18% 0 0; background: var(--blue); }
.portrait-wrap img { position: relative; width: 100%; aspect-ratio: 1 / 1.06; object-fit: cover; }
.info-list { display: grid; gap: 10px; margin: 22px 0 0; color: var(--blue); font-weight: 900; }

.stats { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid rgba(255,255,255,.35); border-bottom: 1px solid rgba(255,255,255,.35); }
.stat { padding: 34px 20px; border-right: 1px solid rgba(255,255,255,.35); text-align: center; }
.stat:last-child { border: 0; }
.stat-value { display: block; font-family: var(--serif); font-size: clamp(1.55rem, 3vw, 3rem); }
.stat-label { display: block; margin-top: 7px; font-size: .72rem; font-weight: 900; letter-spacing: .09em; text-transform: uppercase; }

.section-heading { margin-bottom: 42px; }
.section-heading.center { text-align: center; }
.section-heading.center .lede { margin: 18px auto 0; }
.card-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.card-grid.two { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.card { overflow: hidden; border: 1px solid var(--line); background: #fff; box-shadow: 0 10px 25px rgba(16,52,89,.05); }
.card-media { min-height: 220px; background: linear-gradient(135deg, #b8cce0, #6e91b9); background-position: center; background-size: cover; }
.card-body { padding: 28px; }
.card h3 { color: var(--blue); }
.card p { margin-top: 12px; color: var(--muted); }
.card .button-row { margin-top: 20px; }
.card-link { display: block; height: 100%; transition: transform .24s ease, box-shadow .24s ease; }
.card-link:hover { color: inherit; transform: translateY(-5px); box-shadow: 0 16px 34px rgba(16,52,89,.14); }

.process { display: grid; grid-template-columns: repeat(5, 1fr); gap: 14px; }
.process-step { position: relative; padding: 28px 20px 24px; border-top: 4px solid var(--gold); background: #fff; box-shadow: 0 8px 24px rgba(16,52,89,.06); }
.process-num { display: block; margin-bottom: 12px; color: var(--gold); font-family: var(--serif); font-size: 2.05rem; }
.process-step p { margin: 10px 0 0; color: var(--muted); font-size: .94rem; }

.listing-shell { padding: 35px; border: 1px solid #d6e0ea; background: #fff; box-shadow: 0 15px 32px rgba(17, 66, 112, .08); }
.listing-toolbar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 14px; padding-bottom: 20px; border-bottom: 1px solid var(--line); }
.listing-toolbar strong { color: var(--blue); font-family: var(--serif); font-size: 1.35rem; }
.listing-placeholder { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; padding-top: 26px; }
.listing-placeholder .listing-card { min-height: 230px; border: 1px solid var(--line); background: linear-gradient(155deg, #f4f7fa, #dce6ef); }
.listing-placeholder .listing-card::after { content: "Live myRealPage listing content will load here after cutover"; display: grid; height: 100%; place-items: center; padding: 22px; color: var(--blue); font-weight: 900; text-align: center; }
.live-note { margin: 22px 0 0; color: var(--muted); font-size: .91rem; }

.resource-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.resource { min-height: 260px; padding: 28px; background: linear-gradient(180deg, rgba(7,42,79,.13), rgba(7,42,79,.86)), linear-gradient(130deg, #6081a4, #2a4f75); color: #fff; display: flex; flex-direction: column; justify-content: end; }
.resource h3 { color: #fff; }
.resource p { margin-top: 12px; color: rgba(255,255,255,.88); }
.resource a { margin-top: 16px; font-size: .79rem; font-weight: 900; letter-spacing: .09em; text-transform: uppercase; }

.form-panel { padding: clamp(30px, 5vw, 62px); background: #fff; box-shadow: 0 18px 45px rgba(9,47,87,.13); }
.form-panel h2 { color: var(--blue); }
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px; margin-top: 24px; }
.form-grid .full { grid-column: 1 / -1; }
.field { display: grid; gap: 7px; }
.field label { color: var(--ink); font-size: .8rem; font-weight: 900; letter-spacing: .04em; }
.field input, .field select, .field textarea { width: 100%; padding: 13px 14px; border: 1px solid #cbd6df; border-radius: 0; background: #fff; color: var(--ink); }
.field textarea { min-height: 125px; resize: vertical; }
.checkline { display: flex; align-items: flex-start; gap: 10px; grid-column: 1 / -1; color: var(--muted); font-size: .88rem; }
.checkline input { width: 17px; height: 17px; margin-top: 5px; }
.form-actions { margin-top: 22px; }
.honeypot { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

.quote { max-width: 850px; margin: 0 auto; padding: 48px 44px; border-left: 4px solid var(--gold); background: #fff; box-shadow: 0 12px 30px rgba(15,50,84,.08); }
.quote p { font-family: var(--serif); font-size: clamp(1.2rem, 2vw, 1.65rem); line-height: 1.6; }
.quote cite { display: block; margin-top: 18px; color: var(--blue); font-style: normal; font-weight: 900; }

.calculator { display: grid; grid-template-columns: 390px minmax(0, 1fr); gap: 38px; align-items: start; }
.calc-controls, .calc-results { padding: 32px; background: #fff; box-shadow: 0 12px 32px rgba(10,48,87,.09); }
.calc-controls h2, .calc-results h2 { color: var(--blue); font-size: 1.7rem; }
.calc-controls .field { margin-top: 16px; }
.summary-list { display: grid; gap: 11px; margin-top: 22px; }
.summary-list div { display: flex; justify-content: space-between; gap: 20px; padding-bottom: 9px; border-bottom: 1px solid var(--line); }
.summary-list span:last-child { color: var(--blue); font-weight: 900; text-align: right; }
.chart { position: relative; height: 270px; margin-top: 34px; border-left: 1px solid var(--line); border-bottom: 1px solid var(--line); background: repeating-linear-gradient(to bottom, transparent 0, transparent 53px, #edf1f5 54px); overflow: hidden; }
.chart svg { position: absolute; inset: 20px 16px 22px 20px; width: calc(100% - 36px); height: calc(100% - 42px); overflow: visible; }
.chart-labels { display: flex; justify-content: space-between; margin-top: 7px; color: var(--muted); font-size: .74rem; }
.chart-legend { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 14px; color: var(--muted); font-size: .78rem; font-weight: 900; }
.chart-legend span { display: inline-flex; align-items: center; gap: 6px; }
.chart-legend i { display: block; width: 18px; height: 3px; background: var(--blue); }
.chart-legend .legend-interest { background: var(--gold); }
.chart-legend .legend-equity { background: #4f8760; }
.disclaimer { margin-top: 28px; color: var(--muted); font-size: .86rem; }

.privacy h2 { margin: 48px 0 16px; color: var(--blue); font-size: 1.75rem; }
.privacy p { color: #384553; }
.vip-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.vip-card { padding: 36px 28px; border-top: 4px solid var(--gold); background: #fff; box-shadow: 0 12px 28px rgba(15,50,84,.08); }
.vip-card h3 { color: var(--blue); }
.vip-card p { margin-top: 12px; color: var(--muted); }

.site-footer { background: #f8f8f8; }
.footer-cta { display: grid; grid-template-columns: 210px 1fr; gap: 34px; align-items: center; padding: 38px 0; background: var(--blue); color: #fff; }
.footer-cta img { width: 150px; height: 150px; margin-left: auto; border-radius: 50%; object-fit: cover; object-position: top; }
.footer-cta h2 { font-size: clamp(1.55rem, 3vw, 2.55rem); }
.footer-cta .button { margin-top: 16px; }
.footer-body { display: grid; grid-template-columns: 1.1fr .9fr; gap: 50px; padding: 58px 0 38px; }
.footer-wordmark { display: flex; align-items: center; gap: 16px; max-width: 440px; }
.footer-wordmark .brand-mark { width: 78px; flex-basis: 78px; }
.footer-wordmark .brand-title { font-size: 1.18rem; }
.footer-wordmark .brand-brokerage { font-size: .66rem; }
.footer-contact { display: grid; gap: 6px; align-content: start; }
.footer-contact strong { color: var(--blue); font-size: 1.07rem; }
.socials { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
.socials a { display: grid; width: 34px; height: 34px; place-items: center; border: 1px solid var(--blue); border-radius: 50%; color: var(--blue); font-size: .71rem; font-weight: 900; transition: background .24s ease, color .24s ease; }
.socials a:hover { background: var(--blue); color: #fff; }
.footer-bottom { padding: 18px 0 28px; border-top: 1px solid var(--line); color: var(--muted); font-size: .78rem; }
.footer-bottom .container { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; }

.reveal { opacity: 0; transform: translateY(12px); transition: opacity .45s ease, transform .45s ease; }
.reveal.show { opacity: 1; transform: translateY(0); }

@media (max-width: 1040px) {
  .desktop-nav { display: none; }
  .menu-toggle { display: block; }
  .brand { width: min(520px, 73vw); }
  .process { grid-template-columns: repeat(3, 1fr); }
  .calculator { grid-template-columns: 1fr; }
}

@media (max-width: 760px) {
  .container, .narrow { width: min(100% - 32px, var(--max)); }
  .header-inner { min-height: 112px; gap: 12px; }
  .brand { width: min(292px, 76vw); gap: 11px; }
  .brand-mark { width: 65px; flex-basis: 65px; }
  .brand-copy { gap: 6px; }
  .brand-title { font-size: .95rem; }
  .brand-brokerage { font-size: .51rem; letter-spacing: .28em; }
  .hero-home { min-height: 840px; }
  .hero-page { min-height: 350px; }
  .hero-home .hero-sub { line-height: 1.7; letter-spacing: .14em; }
  .section { padding: 62px 0; }
  .split, .footer-body { grid-template-columns: 1fr; gap: 32px; }
  .stats, .card-grid, .card-grid.two, .resource-grid, .vip-grid, .listing-placeholder { grid-template-columns: 1fr; }
  .stat { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.35); }
  .stat:last-child { border-bottom: 0; }
  .process { grid-template-columns: 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .form-grid .full { grid-column: auto; }
  .footer-cta { grid-template-columns: 1fr; padding: 42px 24px; text-align: center; }
  .footer-cta img { margin: 0 auto; }
  .footer-cta .button-row { justify-content: center; }
  .footer-body { padding-top: 44px; }
  .footer-bottom .container { justify-content: center; text-align: center; }
  .portrait-wrap { max-width: 460px; }
  .listing-shell { padding: 22px; }
  .quote { padding: 32px 24px; }
}

/* myRealPage Showcase 130007: live provider data within the approved static baseline. */
.live-myrealpage-feed { padding-top: 26px; }
.live-myrealpage-feed .mrp-showcase-container-130007,
.live-myrealpage-feed .mrp-showcase-container,
.live-myrealpage-feed .showcase-thumb-container { width: 100% !important; max-width: none !important; }
.live-myrealpage-feed .showcase-thumb-container {
  display: grid !important;
  grid-template-columns: repeat(3, minmax(0, 1fr)) !important;
  gap: 20px !important;
  margin: 0 !important;
}
.live-myrealpage-feed .showcase-thumb-container::before,
.live-myrealpage-feed .showcase-thumb-container::after {
  position: absolute !important;
  display: none !important;
  width: 0 !important;
  min-width: 0 !important;
  height: 0 !important;
  min-height: 0 !important;
  margin: 0 !important;
  padding: 0 !important;
  border: 0 !important;
  content: none !important;
}
.live-myrealpage-feed .showcase-thumb-container > .showcase-item {
  display: flex !important;
  width: auto !important;
  max-width: none !important;
  min-width: 0 !important;
  min-height: 0 !important;
  margin: 0 !important;
  float: none !important;
  flex-direction: column !important;
  overflow: hidden !important;
  border: 1px solid var(--line) !important;
  background: #fff !important;
  box-shadow: 0 8px 24px rgba(16,52,89,.08) !important;
}
.live-myrealpage-feed .photo-container { position: relative !important; min-height: 190px !important; overflow: hidden !important; background: #edf2f6 !important; }
.live-myrealpage-feed .photo,
.live-myrealpage-feed .photo img { display: block !important; width: 100% !important; height: 190px !important; }
.live-myrealpage-feed .photo img { object-fit: cover !important; object-position: center !important; }
.live-myrealpage-feed .ribbon-outer { position: absolute !important; inset: 0 auto auto 0 !important; z-index: 1 !important; }
.live-myrealpage-feed .showcase-info { display: flex !important; min-height: 166px !important; flex-direction: column !important; padding: 18px !important; color: var(--ink) !important; text-align: left !important; }
.live-myrealpage-feed .price { margin: 0 0 7px !important; color: var(--blue) !important; font-family: var(--serif) !important; font-size: 1.35rem !important; font-weight: 700 !important; line-height: 1.15 !important; }
.live-myrealpage-feed .propertyType,
.live-myrealpage-feed .description { display: none !important; }
.live-myrealpage-feed .streetAddress { margin: 0 0 3px !important; color: var(--ink) !important; font-size: .98rem !important; line-height: 1.35 !important; }
.live-myrealpage-feed .city { color: var(--muted) !important; font-size: .88rem !important; line-height: 1.35 !important; }
.live-myrealpage-feed .listed-by { margin-top: auto !important; padding-top: 12px !important; border-top: 1px solid var(--line) !important; color: var(--muted) !important; font-size: .73rem !important; line-height: 1.35 !important; }
@media (max-width: 900px) {
  .live-myrealpage-feed .showcase-thumb-container { grid-template-columns: repeat(2, minmax(0, 1fr)) !important; }
  .live-myrealpage-feed .photo-container { min-height: 220px !important; }
  .live-myrealpage-feed .photo,
  .live-myrealpage-feed .photo img { height: 220px !important; }
}
@media (max-width: 760px) {
  .live-myrealpage-feed .showcase-thumb-container { grid-template-columns: minmax(0, 1fr) !important; }
  .live-myrealpage-feed .photo-container { min-height: 214px !important; }
  .live-myrealpage-feed .photo,
  .live-myrealpage-feed .photo img { height: 214px !important; }
  .live-myrealpage-feed .showcase-info { min-height: 140px !important; }
}

/* myRealPage VOW search: live provider content remains compliant and responsive. */
.live-vow-shell { overflow: hidden; }
.live-vow-search { min-height: 720px; padding-top: 22px; }
.live-vow-search iframe { display: block; width: 100%; min-height: 720px; border: 0; }
@media (max-width: 760px) {
  .live-vow-search { min-height: 760px; padding-top: 18px; }
  .live-vow-search iframe { min-height: 760px; }
}

/* myRealPage Office Listings: provider-owned live inventory. */
.live-office-shell { overflow: hidden; }
.live-office-listings { min-height: 620px; padding-top: 22px; }
.live-office-listings iframe { display: block; width: 100%; min-height: 620px; border: 0; }
@media (max-width: 760px) {
  .live-office-listings { min-height: 720px; padding-top: 18px; }
  .live-office-listings iframe { min-height: 720px; }
}