/* jeffshugarts.com redesign (2026-09-30). Shared by index, listings, services, markets, about. */
/* Layout: full-bleed photo chapters (hero aerial, sideline band) alternating with calm paper sections; one gold italic accent per headline. Single committed look, matching the live site brand. */
:root{
  --green:#1D5742; --green-deep:#0F2E23; --green-ink:#143C2D; --green-bright:#2FA344;
  --gold:#C9A227; --gold-deep:#B8860B;
  --paper:#F5F7F4; --card:#FFFFFF; --ink:#16201B; --muted:#5E6B64; --line:#DDE4DF;
  --display:Georgia,"Times New Roman",serif;
  --body:"Instrument Sans",-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --mono:"JetBrains Mono",ui-monospace,Consolas,monospace;
  --wrap:1180px; --gutter:clamp(16px,4vw,40px);
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.65 var(--body);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:400;text-wrap:balance;margin:0;line-height:1.12}
h1 em,h2 em,h3 em{color:var(--gold);font-style:italic}
p{margin:0}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.kicker{font:500 12px/1 var(--mono);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.on-dark .kicker{color:var(--gold)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:2px}


/* nav */
.nav{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;transition:background .35s,box-shadow .35s;background:transparent}
.nav.solid{background:var(--green-deep);box-shadow:0 1px 0 rgba(255,255,255,.06)}
.nav .wrap{display:flex;align-items:center;gap:28px;height:72px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:#fff;font:600 15px var(--body);white-space:nowrap}
.brand img{width:34px;height:34px;border-radius:6px;background:#fff;padding:2px}
.links{display:flex;gap:22px;margin-left:auto;align-items:center}
.links a{color:rgba(255,255,255,.82);text-decoration:none;font-size:14px;font-weight:500;white-space:nowrap}
.links a:hover{color:#fff}
.btn{display:inline-flex;align-items:center;gap:8px;padding:13px 22px;border-radius:999px;font:600 14px var(--body);text-decoration:none;border:1px solid transparent;transition:transform .2s,background .2s,color .2s;cursor:pointer}
.btn:hover{transform:translateY(-1px)}
.btn-gold{background:var(--gold);color:var(--green-deep)}
.btn-gold:hover{background:#d8b33a}
.btn-ghost{border-color:rgba(255,255,255,.45);color:#fff}
.btn-ghost:hover{background:rgba(255,255,255,.1)}
.btn-green{background:var(--green);color:#fff}
.nav .btn{padding:10px 18px}
.menu-btn{display:none;margin-left:auto;background:none;border:1px solid rgba(255,255,255,.4);color:#fff;border-radius:8px;padding:8px 12px;font:600 13px var(--body)}
@media (max-width:1200px){
  .links{display:none;position:absolute;top:72px;left:0;right:0;flex-direction:column;align-items:flex-start;gap:0;background:var(--green-deep);padding:8px var(--gutter) 20px}
  .links a{padding:12px 0;width:100%;border-bottom:1px solid rgba(255,255,255,.08)}
  .links .btn{margin-top:14px;width:auto;border-bottom:0}
  .nav.open .links{display:flex}
  .nav.open{background:var(--green-deep)}
  .menu-btn{display:block}
}

/* hero */
.hero{position:relative;margin-top:-72px;padding-top:72px;color:#fff;background:var(--green-deep);overflow:hidden}
.hero-img{position:absolute;inset:0;background:url(market-charlotte.jpg) center 18%/cover no-repeat;transform:scale(1.06);animation:settle 2.4s cubic-bezier(.2,.7,.2,1) forwards}
@keyframes settle{to{transform:scale(1)}}
.hero-img.s2,.hero-img.s3,.hero-img.s4{opacity:0;transform:scale(1);animation:x3 16s ease-in-out infinite}
.hero-img.s2{background-image:url(hero-bd.jpg);background-position:center 20%;animation-delay:2s}
.hero-img.s3{background-image:url(hero-fletcher.jpg);background-position:center 35%;animation-delay:6s}
.hero-img.s4{background-image:url(tr-catawba-a.jpg);background-position:center 40%;animation-delay:10s}
@keyframes x3{0%{opacity:0;transform:scale(1)}8%,33%{opacity:1}41%,100%{opacity:0;transform:scale(1.05)}}
/* NFL band: photo sits right, fading into solid green on the left */
.band-nfl{background:#050f0b}
.band-nfl img{left:auto;right:0;width:62%;object-position:50% 18%}
.band-nfl::after{background:linear-gradient(90deg,var(--green-deep) 0%,var(--green-deep) 38%,rgba(15,46,35,.55) 52%,rgba(15,46,35,0) 72%)}
@media (max-width:760px){.band-nfl img{width:100%;object-position:60% 15%}.band-nfl::after{background:linear-gradient(0deg,rgba(15,46,35,.96) 0%,rgba(15,46,35,.75) 45%,rgba(15,46,35,.15) 100%)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(15,46,35,.94) 0%,rgba(15,46,35,.78) 42%,rgba(15,46,35,.2) 100%),linear-gradient(0deg,rgba(15,46,35,.85) 0%,rgba(15,46,35,0) 38%)}
.hero .wrap{position:relative;z-index:1;padding-block:clamp(90px,14vw,170px) clamp(120px,14vw,160px)}
.hero h1{font-size:clamp(38px,6.2vw,76px);max-width:15ch;letter-spacing:-.01em}
.hero .lede{margin-top:26px;max-width:54ch;font-size:clamp(16px,1.6vw,19px);color:rgba(255,255,255,.86)}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:36px}
.hero .kicker{display:block;margin-bottom:22px}
.photo-cap{position:absolute;right:var(--gutter);bottom:120px;z-index:1;font:500 11px/1.4 var(--mono);letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.7);text-align:right}
.photo-cap b{color:var(--gold);font-weight:500}
@media (max-width:700px){.photo-cap{display:none}}

/* stat band */
.stats{position:relative;z-index:2;margin-top:-72px}
.stats .grid{display:grid;grid-template-columns:repeat(3,1fr);background:var(--card);border-radius:14px;box-shadow:0 20px 50px -20px rgba(15,46,35,.35);overflow:hidden}
.stat{padding:30px 28px;border-left:1px solid var(--line)}
.stat:first-child{border-left:0}
.stat .num{font:400 clamp(34px,4.4vw,54px)/1 var(--display);color:var(--green);font-variant-numeric:tabular-nums}
.stat .lbl{margin-top:10px;font:500 11px/1.3 var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
@media (max-width:640px){.stats .grid{grid-template-columns:1fr}.stat{border-left:0;border-top:1px solid var(--line);padding:22px 24px}.stat:first-child{border-top:0}}

section{padding-block:clamp(72px,10vw,120px)}
.sec-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:20px;margin-bottom:44px}
.sec-head h2{font-size:clamp(30px,4vw,48px);margin-top:14px;max-width:20ch}
.sec-head p{max-width:44ch;color:var(--muted)}

/* fork */
.fork{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.path{position:relative;padding:40px 36px 36px;border-radius:14px;text-decoration:none;display:flex;flex-direction:column;gap:14px;min-height:320px;overflow:hidden;transition:transform .3s}
.path:hover{transform:translateY(-4px)}
.path.sell{background:var(--green);color:#fff}
.path.buy{background:var(--card);border:1px solid var(--line)}
.path .tag{font:500 12px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.path.buy .tag{color:var(--gold-deep)}
.path h3{font-size:clamp(28px,3vw,38px)}
.path p{max-width:46ch;opacity:.88}
.path ul{list-style:none;padding:0;margin:auto 0 0;display:flex;flex-wrap:wrap;gap:8px}
.path li{font-size:13px;padding:6px 12px;border-radius:999px;border:1px solid rgba(255,255,255,.3)}
.path.buy li{border-color:var(--line);color:var(--muted)}
.path .arrow{position:absolute;top:36px;right:34px;font-size:26px;transition:transform .3s}
.path:hover .arrow{transform:translateX(6px)}
@media (max-width:760px){.fork{grid-template-columns:1fr}.path{min-height:0}}

/* listings */
.listings{background:var(--card);border-block:1px solid var(--line)}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{display:flex;flex-direction:column;border-radius:12px;overflow:hidden;background:var(--paper);border:1px solid var(--line);transition:box-shadow .3s,transform .3s}
.card:hover{transform:translateY(-4px);box-shadow:0 24px 40px -24px rgba(15,46,35,.4)}
.card .ph{position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--green-ink)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.card:hover .ph img{transform:scale(1.05)}
.pill{position:absolute;top:14px;left:14px;background:rgba(15,46,35,.88);color:#fff;font:500 10.5px/1 var(--mono);letter-spacing:.12em;text-transform:uppercase;padding:8px 11px;border-radius:999px;backdrop-filter:blur(4px)}
.pill i{display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--green-bright);margin-right:7px;font-style:normal;vertical-align:1px}
.card .body{padding:22px 22px 24px;display:flex;flex-direction:column;gap:6px;flex:1}
.card h3{font-size:24px}
.card .addr{color:var(--muted);font-size:14px}
.facts{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:16px 0 18px;padding-top:16px;border-top:1px solid var(--line)}
.facts b{display:block;font:400 22px/1.1 var(--display);color:var(--green);font-variant-numeric:tabular-nums}
.facts span{font:500 10.5px var(--mono);letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.card .acts{margin-top:auto;display:flex;gap:16px;align-items:center;flex-wrap:wrap}
.card .acts a{font-weight:600;font-size:14px;color:var(--green);text-decoration:none}
.card .acts a:hover{text-decoration:underline}
.card .acts .sub{color:var(--muted);font-weight:500}
.closed-head{display:flex;align-items:baseline;gap:16px;margin:72px 0 22px;flex-wrap:wrap}
.closed-head h3{font-size:28px}
.closed{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.done{position:relative;border-radius:12px;overflow:hidden;aspect-ratio:4/3;color:#fff}
.done img{width:100%;height:100%;object-fit:cover;filter:saturate(.85);transition:transform .8s}
.done:hover img{transform:scale(1.04)}
.done::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(15,46,35,.9),rgba(15,46,35,0) 60%)}
.done .t{position:absolute;left:20px;right:20px;bottom:18px;z-index:1}
.done .t b{display:block;font:400 22px/1.2 var(--display)}
.done .t span{font-size:13px;opacity:.82}
.done .stamp{position:absolute;top:14px;right:14px;z-index:1;font:500 10.5px/1 var(--mono);letter-spacing:.14em;text-transform:uppercase;background:var(--gold);color:var(--green-deep);padding:8px 11px;border-radius:999px}
.offmarket{margin-top:48px;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:20px;padding:28px 32px;border-radius:12px;background:var(--paper);border:1px dashed #b9c7be}
.offmarket p{max-width:62ch}
.offmarket strong{font-family:var(--display);font-weight:400;font-size:22px;display:block;margin-bottom:4px}
@media (max-width:980px){.cards,.closed{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.cards,.closed{grid-template-columns:1fr}}

/* services */
.svc{border-top:1px solid var(--line)}
.svc-row{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.5fr) auto;gap:32px;padding:30px 0;border-bottom:1px solid var(--line);align-items:start;transition:background .3s}
.svc-row:hover{background:linear-gradient(90deg,rgba(29,87,66,.05),transparent)}
.svc-row h3{font-size:clamp(22px,2.4vw,28px)}
.svc-row p{color:var(--muted);max-width:62ch}
.svc-row .for{font:500 10.5px var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);white-space:nowrap;padding-top:8px}
@media (max-width:760px){.svc-row{grid-template-columns:1fr;gap:10px}.svc-row .for{order:-1;padding:0}}

/* sideline band */
.band{position:relative;color:#fff;min-height:clamp(420px,56vw,640px);display:flex;align-items:flex-end;overflow:hidden;background:var(--green-deep);padding:0}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 30%}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,46,35,.92) 0%,rgba(15,46,35,.6) 45%,rgba(15,46,35,0) 75%)}
.band .wrap{position:relative;z-index:1;width:100%;padding-block:clamp(56px,8vw,96px)}
.band blockquote{margin:0;font:400 clamp(28px,4.2vw,52px)/1.14 var(--display);max-width:17ch;text-wrap:balance}
.band blockquote em{color:var(--gold)}
.band cite{display:block;margin-top:22px;font:500 12px var(--mono);letter-spacing:.14em;text-transform:uppercase;font-style:normal;color:rgba(255,255,255,.7)}

/* about */
.about-grid{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.3fr);gap:clamp(32px,6vw,80px);align-items:start}
.portrait{position:relative}
.portrait img{border-radius:14px;width:100%;aspect-ratio:1/1;object-fit:cover}
.portrait .lic{margin-top:14px;font:500 11px/1.6 var(--mono);letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.about-copy h2{font-size:clamp(30px,4vw,46px);margin:14px 0 22px}
.about-copy p+p{margin-top:16px}
.about-copy p{color:#34423b;max-width:62ch}
.badges{list-style:none;padding:0;margin:30px 0 0;display:grid;gap:0;border-top:1px solid var(--line)}
.badges li{display:flex;gap:14px;align-items:baseline;padding:13px 0;border-bottom:1px solid var(--line);font-size:15px}
.badges li::before{content:"";flex:none;width:8px;height:8px;transform:rotate(45deg) translateY(-1px);background:var(--gold)}
.badges li.fb::before{background:var(--green)}
.foot-note{margin-top:12px;font-size:12px;color:var(--muted)}
.arc{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:clamp(56px,8vw,90px)}
.arc figure{margin:0;position:relative;border-radius:12px;overflow:hidden;aspect-ratio:4/5;background:var(--green-ink);color:#fff}
.arc img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.arc figure:hover img{transform:scale(1.04)}
.arc figure::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(15,46,35,.95),rgba(15,46,35,0) 55%)}
.arc figcaption{position:absolute;left:20px;right:20px;bottom:20px;z-index:1}
.arc figcaption b{display:block;font:400 26px/1.1 var(--display);margin-bottom:6px}
.arc figcaption b em{color:var(--gold)}
.arc figcaption span{font-size:14px;opacity:.86;display:block;line-height:1.5}
@media (max-width:860px){.about-grid{grid-template-columns:1fr}.portrait{max-width:380px}.arc{grid-template-columns:1fr}.arc figure{aspect-ratio:4/3}}

/* firm */
.firm{background:var(--green-deep);color:#fff}
.firm-grid{display:grid;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);gap:clamp(32px,6vw,80px)}
.firm h2{font-size:clamp(30px,4vw,48px);margin:14px 0 24px}
.firm p{color:rgba(255,255,255,.8);max-width:62ch}
.firm p+p{margin-top:16px}
.firm a{color:var(--gold)}
.caps{border:1px solid rgba(255,255,255,.14);border-radius:14px;padding:28px}
.caps h3{font:500 12px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
.caps ul{list-style:none;padding:0;margin:0}
.caps li{padding:12px 0;border-bottom:1px solid rgba(255,255,255,.1);font-size:15px}
.caps li:last-child{border-bottom:0}
.marquee{margin-top:clamp(56px,7vw,80px);border-block:1px solid rgba(255,255,255,.12);overflow:hidden;padding-block:22px}
.marquee .lbl{font:500 11px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-bottom:14px;padding-inline:var(--gutter);max-width:var(--wrap);margin-inline:auto}
.track{display:flex;gap:64px;width:max-content;animation:slide 32s linear infinite}
.track span{font:400 clamp(26px,3.4vw,40px)/1 var(--display);color:rgba(255,255,255,.9);white-space:nowrap}
.track span:nth-child(even){color:var(--gold);font-style:italic}
@keyframes slide{to{transform:translateX(-50%)}}
.marquee.light{margin-top:clamp(48px,6vw,72px);border-color:var(--line)}
.marquee.light .lbl{color:var(--muted)}
.marquee.light .track span{color:var(--green)}
.marquee.light .track span:nth-child(even){color:var(--gold-deep)}
.marquee:hover .track{animation-play-state:paused}
.marquee.light + section{padding-top:clamp(56px,7vw,88px)}
@media (max-width:860px){.firm-grid{grid-template-columns:1fr}}

/* contact */
.contact-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:clamp(32px,6vw,80px);align-items:start}
.contact-grid h2{font-size:clamp(32px,4.4vw,52px);margin:14px 0 20px}
.direct{margin-top:32px;display:grid;gap:14px}
.direct div{display:flex;flex-direction:column;gap:2px}
.direct span{font:500 10.5px var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.direct b{font:400 22px var(--display);color:var(--green);user-select:all}
form{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:clamp(22px,3vw,36px);display:grid;grid-template-columns:1fr 1fr;gap:16px}
form .full{grid-column:1/-1}
label{display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:600;color:#34423b;min-width:0}
input,select,textarea{font:400 15px var(--body);padding:12px 14px;border:1px solid var(--line);border-radius:8px;background:var(--paper);color:var(--ink);width:100%}
input:focus,select:focus,textarea:focus{outline:2px solid var(--green);outline-offset:0;border-color:transparent}
.seg{display:flex;flex-wrap:wrap;gap:8px}
.seg input{position:absolute;opacity:0;pointer-events:none}
.seg label{flex-direction:row;padding:9px 16px;border:1px solid var(--line);border-radius:999px;cursor:pointer;font-weight:500;background:var(--paper)}
.seg input:checked+label{background:var(--green);border-color:var(--green);color:#fff}
.seg input:focus-visible+label{outline:2px solid var(--gold);outline-offset:2px}
fieldset{border:0;padding:0;margin:0;display:flex;flex-direction:column;gap:8px;min-width:0}
legend{font-size:13px;font-weight:600;color:#34423b;margin-bottom:8px;padding:0}
.form-msg{grid-column:1/-1;font-size:14px;color:var(--green);font-weight:600}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr}}
@media (max-width:520px){form{grid-template-columns:1fr}}

footer{background:var(--green-deep);color:rgba(255,255,255,.7);font-size:13px;padding-block:40px}
footer .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px}
footer b{color:#fff;font-weight:600}

.links a.current{color:#fff;box-shadow:inset 0 -2px 0 var(--gold)}
@media (max-width:1200px){.links a.current{box-shadow:none;color:var(--gold)}}

/* hero with portrait card */
.hero-grid{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:clamp(32px,4vw,56px);align-items:center}
.agent{background:rgba(15,46,35,.72);backdrop-filter:blur(10px);border:1px solid rgba(255,255,255,.14);border-radius:16px;padding:20px 20px 24px;max-width:460px;justify-self:end;width:100%}
.agent img{width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:10px;border:2px solid var(--gold)}
.agent .nm{font:400 26px/1.1 var(--display);margin-top:16px}
.agent .ttl{font-size:13px;color:rgba(255,255,255,.75);margin-top:4px}
.agent .cell{display:flex;justify-content:space-between;align-items:baseline;gap:10px;margin-top:14px;padding-top:14px;border-top:1px solid rgba(255,255,255,.14)}
.agent .cell span{font:500 10.5px var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.agent .cell b{font:400 19px var(--display);user-select:all;font-variant-numeric:tabular-nums}
.mini{display:none;align-items:center;gap:12px;margin-bottom:22px}
.mini img{width:88px;height:88px;border-radius:50%;object-fit:cover;border:2px solid var(--gold)}
.mini b{display:block;font:400 19px/1.1 var(--display)}
.mini span{font-size:12.5px;color:rgba(255,255,255,.75)}
@media (max-width:860px){.hero-grid{grid-template-columns:1fr}.agent{display:none}.mini{display:flex}}

/* inner page header */
.phead{position:relative;margin-top:-72px;padding-top:72px;color:#fff;background:var(--green-deep);overflow:hidden}
.phead .bg{position:absolute;inset:0;background-size:cover;background-position:center 40%}
.phead::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(15,46,35,.95) 0%,rgba(15,46,35,.7) 50%,rgba(15,46,35,.35) 100%)}
.phead .wrap{position:relative;z-index:1;padding-block:clamp(70px,10vw,120px) clamp(56px,7vw,88px)}
.phead h1{font-size:clamp(36px,5.4vw,64px);max-width:18ch;margin-top:18px}
.phead p{margin-top:20px;max-width:56ch;color:rgba(255,255,255,.85);font-size:clamp(16px,1.5vw,18px)}

/* inner header with the photo on the right, text on solid green */
.phead-photo .ph-img{position:absolute;top:72px;right:0;width:56%;height:calc(100% - 72px);object-fit:cover}
.phead-photo::after{background:linear-gradient(90deg,var(--green-deep) 0%,var(--green-deep) 42%,rgba(15,46,35,.7) 50%,rgba(15,46,35,0) 66%)}
.phead-photo h1{max-width:13ch}
@media (max-width:760px){
  .phead-photo .ph-img{position:relative;top:0;display:block;width:100%;height:auto;aspect-ratio:4/3;margin-top:0}
  .phead-photo::after{display:none}
  .phead-photo .wrap{padding-block:28px 48px}
}

/* about teaser + page CTA */
.teaser{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);gap:clamp(32px,6vw,80px);align-items:start}
.teaser h2{font-size:clamp(30px,4vw,46px);margin:14px 0 22px}
.teaser p{color:#34423b;max-width:60ch}
.more{display:inline-flex;margin-top:26px;font-weight:600;color:var(--green);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.cta-band{background:var(--green);color:#fff;border-radius:16px;padding:clamp(28px,4vw,48px);display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:24px}
.cta-band h2{font-size:clamp(26px,3.2vw,38px);max-width:22ch}
.teaser{grid-template-columns:minmax(0,1fr) minmax(0,1.5fr)}
.arc.arc-3{grid-template-columns:1fr 1fr;margin-top:0;gap:16px}
.arc.arc-3 figure{aspect-ratio:4/5}
.arc.arc-3 figure:nth-child(3){grid-column:1/-1;aspect-ratio:16/8}
.arc.arc-3 figcaption b{font-size:24px}
.arc.arc-3 figcaption span{font-size:14px}
@media (max-width:860px){.teaser{grid-template-columns:1fr}}
@media (max-width:480px){.arc.arc-3{grid-template-columns:1fr}.arc.arc-3 figure,.arc.arc-3 figure:nth-child(3){aspect-ratio:4/3}}

/* markets */
.mk-grid{display:grid;grid-template-columns:240px minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.mk-nav{position:sticky;top:calc(env(safe-area-inset-top,0px) + 96px);display:flex;flex-direction:column;border-top:1px solid var(--line)}
.mk-nav .kicker{padding:14px 0}
.mk-nav a{display:flex;justify-content:space-between;align-items:baseline;gap:10px;padding:13px 0 13px 14px;border-bottom:1px solid var(--line);text-decoration:none;color:var(--muted);font-weight:500;font-size:15px;border-left:2px solid transparent;transition:color .2s,border-color .2s,padding .2s}
.mk-nav a i{font:500 10px var(--mono);letter-spacing:.1em;font-style:normal;color:var(--muted)}
.mk-nav a:hover{color:var(--ink)}
.mk-nav a.on{color:var(--green);border-left-color:var(--gold);padding-left:18px}
.mk-list{display:flex;flex-direction:column;gap:clamp(56px,7vw,88px)}
.mk{scroll-margin-top:96px;display:flex;flex-direction:column;gap:16px}
.mk-ph{margin:0 0 8px;border-radius:14px;overflow:hidden;aspect-ratio:21/9;background:var(--green-ink)}
.mk-ph img{width:100%;height:100%;object-fit:cover}
.mk-home{align-self:flex-start;font:500 10.5px/1 var(--mono);letter-spacing:.14em;text-transform:uppercase;background:var(--gold);color:var(--green-deep);padding:8px 11px;border-radius:999px}
.mk h2{font-size:clamp(34px,4.6vw,56px)}
.mk-hl{list-style:none;padding:0;margin:4px 0;display:grid;grid-template-columns:repeat(3,1fr);border-block:1px solid var(--line)}
.mk-hl li{padding:16px 16px 16px 0;font:400 18px/1.3 var(--display);color:var(--green)}
.mk-hl li+li{padding-left:16px;border-left:1px solid var(--line)}
.mk p{max-width:66ch;color:#34423b}
.mk-cities{font-size:14px;color:var(--muted);line-height:1.8}
.mk-cities b{display:block;font:500 10.5px var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:2px}
.mk .more{align-self:flex-start;margin-top:4px}
@media (max-width:860px){
  .mk-grid{grid-template-columns:1fr}
  .mk-nav{position:sticky;top:calc(env(safe-area-inset-top,0px) + 72px);z-index:5;flex-direction:row;overflow-x:auto;gap:8px;border:0;background:var(--paper);padding-block:10px;margin-inline:calc(var(--gutter) * -1);padding-inline:var(--gutter);scrollbar-width:none}
  .mk-nav .kicker{display:none}
  .mk-nav a{flex:none;border:1px solid var(--line);border-radius:999px;padding:8px 14px;font-size:13.5px}
  .mk-nav a i{display:none}
  .mk-nav a.on{padding-left:14px;background:var(--green);color:#fff;border-color:var(--green)}
  .mk{scroll-margin-top:140px}
}
@media (max-width:560px){.mk-hl{grid-template-columns:1fr}.mk-hl li,.mk-hl li+li{padding:12px 0;border-left:0}.mk-hl li+li{border-top:1px solid var(--line)}.mk-ph{aspect-ratio:16/10}}

.reveal{transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}
.js .reveal.pending{opacity:0;transform:translateY(24px)}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{animation:none!important;transition:none!important}.js .reveal.pending{opacity:1;transform:none}}
/* live-site additions */
.links{gap:20px}
.links a{font-size:13.5px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-msg.ok{color:var(--green)}
.form-msg.err{color:#a3361f}
.direct a{text-decoration:none}
footer a{color:rgba(255,255,255,.85)}
footer .lic{line-height:1.8}

/* Track Record: fast slideshow of sold properties */
.reel{position:absolute;inset:0}
.reel .slide{position:absolute;inset:0;opacity:0;transition:opacity .7s ease}
.reel .slide.on{opacity:1}
.reel .slide img{width:100%;height:100%;object-fit:cover;transform:scale(1.04);transition:transform 3.2s ease-out}
.reel .slide.on img{transform:scale(1)}
.reel-cap{position:absolute;right:var(--gutter);bottom:110px;z-index:2;display:flex;align-items:center;gap:10px;font:500 11px/1 var(--mono);letter-spacing:.12em;text-transform:uppercase;color:#fff}
.reel-cap .stamp{background:var(--gold);color:var(--green-deep);padding:7px 10px;border-radius:999px}
.reel-cap .nm{background:rgba(15,46,35,.75);padding:7px 12px;border-radius:999px;backdrop-filter:blur(4px)}
.reel-dots{position:absolute;left:var(--gutter);bottom:116px;z-index:2;display:flex;gap:6px}
.reel-dots i{width:22px;height:3px;border-radius:2px;background:rgba(255,255,255,.3);transition:background .3s}
.reel-dots i.on{background:var(--gold)}
.hero.tr .wrap{padding-block:clamp(110px,15vw,190px) clamp(140px,15vw,180px)}
.hero.tr::after{background:linear-gradient(100deg,rgba(15,46,35,.92) 0%,rgba(15,46,35,.7) 45%,rgba(15,46,35,.15) 100%),linear-gradient(0deg,rgba(15,46,35,.85) 0%,rgba(15,46,35,0) 40%)}
.hero.tr h1{max-width:12ch}
@media (max-width:700px){.reel-cap{left:var(--gutter);right:auto;bottom:96px}.reel-dots{display:none}}
.awards{display:flex;flex-wrap:wrap;gap:12px}
.award{flex:1 1 280px;display:flex;gap:16px;align-items:center;padding:22px 24px;border:1px solid var(--line);border-radius:14px;background:var(--card)}
.award b{font:400 34px/1 var(--display);color:var(--gold-deep)}
.award span{font-size:15px;font-weight:500}

/* Growth Tracker */
.gt-grid{display:grid;grid-template-columns:240px minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.gt-sec{scroll-margin-top:96px}
.gt-sec+.gt-sec{margin-top:clamp(56px,7vw,88px)}
.gt-sec>h2{font-size:clamp(30px,4vw,46px);margin:12px 0 26px}
.gt-cards{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
.gt-card{position:relative;display:flex;flex-direction:column;gap:12px;padding:26px 26px 24px;background:var(--card);border:1px solid var(--line);border-radius:14px;transition:transform .3s,box-shadow .3s}
.gt-card:hover{transform:translateY(-3px);box-shadow:0 22px 40px -26px rgba(15,46,35,.45)}
.gt-card .n{font:400 44px/1 var(--display);color:var(--gold);font-variant-numeric:tabular-nums}
.gt-card h3{font-size:22px;line-height:1.2}
.gt-card p{font-size:15px;color:#34423b}
.gt-card .src{margin-top:auto;padding-top:6px;font-weight:600;font-size:14px;color:var(--green);text-decoration:none}
.gt-card .src:hover{text-decoration:underline}
.st{align-self:flex-start;display:inline-flex;align-items:center;gap:8px;font:500 10.5px/1.3 var(--mono);letter-spacing:.08em;text-transform:uppercase;padding:7px 11px;border-radius:999px;background:#E6F0EA;color:var(--green)}
.st::before{content:"";flex:none;width:7px;height:7px;border-radius:50%;background:var(--green-bright)}
.st.watch{background:#F6EED8;color:#7A5C10}
.st.watch::before{background:var(--gold)}
.verified{display:inline-flex;gap:10px;align-items:center;margin-top:22px;font-size:14px;color:rgba(255,255,255,.85);border-left:3px solid var(--gold);padding-left:12px}
.gt-legend{display:flex;flex-direction:column;gap:8px;margin-top:18px;font-size:12.5px;color:var(--muted)}
@media (max-width:860px){.gt-grid{grid-template-columns:1fr}.gt-cards{grid-template-columns:1fr}.gt-legend{display:none}.gt-sec{scroll-margin-top:140px}}

/* Track Record: endless carousel of closed deals (redesign.js clones the tiles and starts the loop) */
.deal-rail{--gap:24px;--tile:calc((min(var(--wrap),100vw) - 2*var(--gutter) - 2*var(--gap))/3);overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;padding-bottom:6px}
.deal-track{display:flex;width:max-content}
.deal-track .done{flex:0 0 var(--tile);width:var(--tile);margin-right:var(--gap);scroll-snap-align:start}
.deal-rail.moving{overflow:hidden;scroll-snap-type:none;padding-bottom:0}
.deal-rail.moving .deal-track{animation:railgo linear infinite}
.deal-rail.moving:hover .deal-track,.deal-rail.hold .deal-track{animation-play-state:paused}
@keyframes railgo{to{transform:translateX(-50%)}}
@media (max-width:980px){.deal-rail{--gap:18px;--tile:calc((100vw - 2*var(--gutter) - var(--gap))/2)}}
@media (max-width:640px){.deal-rail{--gap:14px;--tile:calc((100vw - 2*var(--gutter))*.68)}}.see-all{display:inline-flex;margin-top:28px;font-weight:600;color:var(--green);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}

/* Services: Questions owners ask (native details/summary accordion; answers stay in the page for search) */
.faq{margin-top:clamp(56px,7vw,88px);max-width:860px}
.faq h2{font-size:clamp(28px,3.6vw,42px);margin:12px 0 22px}
.faq-item{border-top:1px solid var(--line)}
.faq-item:last-child{border-bottom:1px solid var(--line)}
.faq-item summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:20px 0;font:400 clamp(19px,2vw,23px)/1.3 var(--display);color:var(--ink)}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";flex:none;font:400 26px/1 var(--display);color:var(--gold-deep);transition:transform .3s}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-item p{padding:0 0 22px;color:#34423b;max-width:68ch}