:root{--navy:#0c2340;--navy2:#13335c;--red:#dc1c2e;--red2:#b81323;--blue:#0054a4;--cream:#f7f4ee;--paper:#fff;--ink:#1b2430;--muted:#5a6573;--line:#e5e0d6;--r:14px;--shadow:0 14px 40px rgba(12,35,64,.10)}
*{box-sizing:border-box}html{scroll-behavior:smooth}[id]{scroll-margin-top:96px}
body{margin:0;font-family:"DM Sans",system-ui,-apple-system,"Segoe UI",Arial,sans-serif;font-size:17px;line-height:1.65;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:"Plus Jakarta Sans","DM Sans",system-ui,sans-serif;line-height:1.15;margin:0 0 .5em;color:var(--navy);letter-spacing:-.02em;text-wrap:balance}
h1{font-size:clamp(2.1rem,5vw,3.6rem);font-weight:800}h2{font-size:clamp(1.6rem,3.2vw,2.4rem);font-weight:800}h3{font-size:1.2rem;font-weight:700}
p{margin:0 0 1em}a{color:var(--blue)}img{max-width:100%;display:block}
.wrap{width:min(1180px,100% - 40px);margin-inline:auto}
.eyebrow{font-family:"Plus Jakarta Sans",sans-serif;font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--red);margin:0 0 .9em;display:block}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;padding:.85em 1.5em;border-radius:999px;font-weight:700;font-size:.98rem;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:inherit;transition:background .15s,color .15s,border-color .15s,transform .15s}
.btn:hover{transform:translateY(-1px)}
.btn-red{background:var(--red);color:#fff}.btn-red:hover{background:var(--red2)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--navy2)}
.btn-ghost{border-color:currentColor;color:var(--navy);background:transparent}.btn-ghost:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.btn-light{border-color:rgba(255,255,255,.7);color:#fff}.btn-light:hover{background:#fff;color:var(--navy)}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:1.4em}
section{padding:clamp(56px,8vw,104px) 0}
.sec-head{max-width:720px;margin-bottom:clamp(28px,4vw,48px)}.sec-head.c{margin-inline:auto;text-align:center}
.sec-head p{color:var(--muted);font-size:1.05rem}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px 12px;z-index:99}

/* top bar + header */
.top{background:var(--navy);color:#dbe3ee;font-size:.88rem}
.top .wrap{display:flex;gap:8px 22px;flex-wrap:wrap;justify-content:space-between;padding:8px 0}
.top a{color:#fff;text-decoration:none}.top a:hover{text-decoration:underline}.top span{display:flex;gap:8px 22px;flex-wrap:wrap}
.hdr{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.hdr .wrap{display:flex;align-items:center;gap:20px;min-height:76px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--navy);margin-right:auto;min-width:0}
.brand img{height:54px;width:54px;border-radius:50%;object-fit:cover;border:2px solid var(--line)}
.brand img.rmx{height:50px;width:auto;border-radius:0;border:0;margin-left:6px;padding-left:16px;border-left:1px solid var(--line);box-sizing:content-box}
.brand b{display:block;font-family:"Plus Jakarta Sans",sans-serif;font-weight:800;font-size:1.08rem;line-height:1.1;white-space:nowrap}
.brand small{display:block;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);white-space:nowrap}
.nav{display:flex;gap:26px;align-items:center}
.nav a{color:var(--ink);text-decoration:none;font-weight:600;font-size:.97rem}.nav a:hover{color:var(--red)}
.burger{display:none;background:none;border:1px solid var(--line);border-radius:10px;width:44px;height:44px;cursor:pointer;font-size:1.3rem;color:var(--navy)}
@media(max-width:1180px){.burger{display:block}.hdr .btn{display:none}
 .nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:8px 20px 16px;border-bottom:1px solid var(--line)}
 .nav.open{display:flex}.nav a{padding:12px 0;width:100%;border-bottom:1px solid var(--line)}}

/* hero */
.hero{position:relative;color:#fff;background:var(--navy);padding:clamp(72px,11vw,150px) 0 clamp(90px,10vw,130px);overflow:hidden}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.42}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(12,35,64,.96) 0%,rgba(12,35,64,.78) 48%,rgba(12,35,64,.35) 100%)}
.hero .wrap{position:relative;z-index:2}
.hero h1{color:#fff;max-width:17ch}.hero .eyebrow{color:#ffb9bf}
.hero p.lead{font-size:clamp(1.05rem,1.6vw,1.25rem);max-width:60ch;color:#e3e9f1}
.search{margin-top:34px;background:#fff;border-radius:18px;padding:14px;display:grid;grid-template-columns:1.4fr 1fr 1.2fr auto;gap:10px;box-shadow:var(--shadow);max-width:980px}
.search label{display:block;padding:6px 14px;border-right:1px solid var(--line);color:var(--muted);font-size:.74rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase}
.search select{display:block;width:100%;border:0;background:transparent;font:inherit;font-size:1rem;font-weight:600;color:var(--ink);padding:4px 0 2px;text-transform:none;letter-spacing:0;cursor:pointer}
.search .btn{border-radius:12px}
.search-note{font-size:.9rem;color:#c9d3df;margin-top:14px}.search-note a{color:#fff;font-weight:700}
@media(max-width:820px){.search{grid-template-columns:1fr}.search label{border-right:0;border-bottom:1px solid var(--line);padding-bottom:10px}}

/* about */
.about{background:var(--cream)}
.about .grid{display:grid;grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr);gap:clamp(32px,6vw,80px);align-items:center}
.portrait{position:relative;padding:0 0 44px 44px}
.portrait .house{aspect-ratio:4/5;border-radius:var(--r);background-color:var(--navy2);background-size:cover;background-position:center;width:78%;margin-left:auto}
.portrait .me{position:absolute;left:0;bottom:0;width:58%;border-radius:var(--r);border:8px solid var(--cream);box-shadow:var(--shadow);aspect-ratio:900/1112;height:auto;object-fit:cover;background:#2b3a52}
@media(max-width:860px){.about .grid{grid-template-columns:1fr}.portrait{max-width:460px}}

/* cards */
.grid3{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:22px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:26px;display:flex;flex-direction:column;transition:box-shadow .2s,transform .2s,border-color .2s}
.card:hover{box-shadow:var(--shadow);transform:translateY(-3px);border-color:transparent}
.card p{color:var(--muted);font-size:.97rem;flex:1}
.pill{align-self:flex-start;font-size:.72rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;color:var(--blue);background:#e9f1fa;border-radius:999px;padding:4px 10px;margin-bottom:14px}
.card .links{display:flex;gap:16px;flex-wrap:wrap;font-weight:700;font-size:.93rem;margin-top:6px}
.card .links a{text-decoration:none}.card .links a:hover{text-decoration:underline}.card .links a.r{color:var(--red)}
.svc{grid-template-columns:repeat(auto-fill,minmax(320px,1fr))}

/* banners */
.band{position:relative;background:var(--navy);color:#fff;text-align:center;overflow:hidden}
.band .bg{position:absolute;inset:-12px;background-size:cover;background-position:center;opacity:.26;filter:blur(3px)}
.band .wrap{position:relative;max-width:820px}.band h2{color:#fff}.band p{color:#dbe3ee;font-size:1.08rem}.band .btns{justify-content:center}
.trio{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:18px;margin-top:38px;text-align:left}
.trio a{display:block;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:var(--r);padding:22px;color:#fff;text-decoration:none;transition:background .15s}
.trio a:hover{background:rgba(255,255,255,.16)}.trio b{display:block;font-family:"Plus Jakarta Sans",sans-serif;font-size:1.08rem;margin-bottom:4px}.trio span{color:#c9d3df;font-size:.93rem}

/* why */
.why .grid{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:clamp(32px,6vw,72px);align-items:center}
.feats{display:grid;grid-template-columns:1fr 1fr;gap:24px 28px;margin-top:26px}
.feat i{display:grid;place-items:center;width:46px;height:46px;border-radius:12px;background:#fde9eb;color:var(--red);margin-bottom:12px}
.feat h3{font-size:1.06rem;margin-bottom:.3em}.feat p{color:var(--muted);font-size:.95rem;margin:0}
.collage{display:grid;grid-template-columns:1.25fr 1fr;grid-template-rows:1fr 1fr;gap:14px;aspect-ratio:1/1}
.collage div{border-radius:var(--r);background-color:var(--navy2);background-size:cover;background-position:center}.collage div:first-child{grid-row:1/3}
@media(max-width:860px){.why .grid{grid-template-columns:1fr}.collage{aspect-ratio:4/3}}@media(max-width:520px){.feats{grid-template-columns:1fr}}

/* reviews, faq, contact */
.reviews{background:var(--cream);text-align:center}
.rv{columns:3 300px;column-gap:20px;text-align:left;margin-bottom:34px}
.rv figure{break-inside:avoid;margin:0 0 20px;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:24px}
.rv blockquote{margin:0}.rv blockquote p{font-size:.98rem;margin:0 0 16px}.rv blockquote a{font-weight:700;white-space:nowrap}
.rv figcaption{display:flex;flex-direction:column;border-top:1px solid var(--line);padding-top:12px}
.rv figcaption b{font-family:"Plus Jakarta Sans",sans-serif;color:var(--navy)}.rv figcaption span{font-size:.82rem;color:var(--muted)}
.faq{max-width:840px;margin-inline:auto}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:20px 40px 20px 0;position:relative;font-family:"Plus Jakarta Sans",sans-serif;font-weight:700;font-size:1.08rem;color:var(--navy)}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:6px;top:14px;font-size:1.6rem;font-weight:400;color:var(--red)}
.faq details[open] summary:after{content:"\2212"}
.faq summary h3{display:inline;font-size:inherit;margin:0}
.faq details p{color:var(--muted);padding-right:40px}
.contact{background:var(--navy);color:#dbe3ee}
.contact h2{color:#fff}.contact .eyebrow{color:#ffb9bf}
.contact .grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,6vw,72px)}
.clist{list-style:none;padding:0;margin:26px 0 0}.clist li{padding:14px 0;border-top:1px solid rgba(255,255,255,.14)}
.clist small{display:block;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:#9fb0c4}
.clist a{color:#fff;font-weight:700;font-size:1.1rem;text-decoration:none}.clist a:hover{text-decoration:underline}
.cbox{background:#fff;border-radius:20px;overflow:hidden;color:var(--ink)}.cbox img{width:100%;height:auto}
.cbox .in{padding:clamp(20px,3vw,30px)}.cbox h3{font-size:1.25rem}.cbox p{color:var(--muted)}
.agent .ofc{margin:12px 0 0;font-size:.9rem}.agent .ofc a{font-weight:700;color:var(--ink);text-decoration:none;white-space:nowrap}
@media(max-width:860px){.contact .grid{grid-template-columns:1fr}}

/* area page */
.phero{position:relative;background:var(--navy);color:#fff;padding:clamp(54px,8vw,104px) 0;overflow:hidden}
.phero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.28}
.phero:after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(12,35,64,.95),rgba(12,35,64,.6))}
.phero .wrap{position:relative;z-index:2}.phero h1{color:#fff;font-size:clamp(2rem,4.4vw,3.2rem);max-width:20ch}
.phero p.lead{max-width:68ch;font-size:1.1rem;color:#e3e9f1}
.crumb{font-size:.86rem;color:#b9c6d6;margin-bottom:18px}.crumb a{color:#fff;text-decoration:none}.crumb a:hover{text-decoration:underline}
.body .grid{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(32px,5vw,64px);align-items:start}
.prose h2{font-size:clamp(1.4rem,2.4vw,1.85rem);margin-top:1.6em}.prose h2:first-child{margin-top:0}
.prose ul{padding-left:1.2em;margin:0 0 1em}.prose li{margin-bottom:.5em}.prose li::marker{color:var(--red)}
.tbl{overflow-x:auto;margin-bottom:1em}.tbl table{border-collapse:collapse;width:100%;min-width:520px;font-size:.97rem}
.tbl th{text-align:left;font-family:"Plus Jakarta Sans",sans-serif;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);padding:10px 12px;border-bottom:2px solid var(--navy)}
.tbl td{padding:12px;border-bottom:1px solid var(--line);vertical-align:top}.tbl td:first-child{font-weight:700;white-space:nowrap}
.side{position:sticky;top:96px;display:grid;gap:20px}
.agent{background:var(--cream);border-radius:var(--r);padding:24px;text-align:center}
.agent img{width:132px;height:132px;border-radius:50%;object-fit:cover;margin:0 auto 14px;border:5px solid #fff;box-shadow:var(--shadow);background:#2b3a52}
.agent h3{margin-bottom:.1em}.agent p{color:var(--muted);font-size:.93rem;margin-bottom:.9em}
.agent .btn{width:100%;margin-top:8px;padding:.7em 1em}
.agent a.g{display:inline-block;margin-top:14px;font-size:.92rem;font-weight:700}
.box{border:1px solid var(--line);border-radius:var(--r);padding:22px}.box h3{font-size:1rem;margin-bottom:.7em}
.box ul{list-style:none;margin:0;padding:0;font-size:.95rem}.box li{padding:6px 0;border-top:1px solid var(--line)}.box li:first-child{border-top:0}
.box a{text-decoration:none;color:var(--ink);font-weight:600}.box a:hover{color:var(--red)}
.box .cols{columns:2;column-gap:18px}.box .cols li{break-inside:avoid}
@media(max-width:960px){.body .grid{grid-template-columns:minmax(0,1fr)}.side{position:static}}
.listings{background:var(--cream)}
.lgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:16px}
@media(min-width:900px){.lgrid.c3,.lgrid.c6{grid-template-columns:repeat(3,1fr)}.lgrid.c4,.lgrid.c8{grid-template-columns:repeat(4,1fr)}}
.lgrid a{display:flex;align-items:center;justify-content:space-between;gap:14px;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:20px 22px;text-decoration:none;color:var(--ink);transition:box-shadow .2s,border-color .2s}
.lgrid a:hover{box-shadow:var(--shadow);border-color:var(--red)}
.lgrid b{display:block;font-family:"Plus Jakarta Sans",sans-serif;color:var(--navy);font-size:1.04rem}.lgrid span{font-size:.9rem;color:var(--muted)}
.lgrid i{flex:none;display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--red);color:#fff;font-style:normal;font-weight:700}
.mls{font-size:.84rem;color:var(--muted);margin-top:20px;max-width:900px}

/* about page */
.msg .grid{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(32px,6vw,80px);align-items:center}
.msg img.pt{width:100%;max-width:400px;border-radius:var(--r);box-shadow:var(--shadow);aspect-ratio:7/10;height:auto;object-fit:cover;background:#222}
.creds{padding-top:0}.creds .grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,6vw,72px);align-items:start}
.creds img.cp{display:block;width:100%;max-width:300px;height:auto;margin-top:26px;border-radius:var(--r);box-shadow:var(--shadow)}
@media(min-width:700px) and (max-width:860px){.creds img.cp{max-width:240px}}
dl.cl{margin:0;border-top:2px solid var(--navy)}dl.cl div{display:grid;grid-template-columns:130px minmax(0,1fr);gap:16px;padding:13px 0;border-bottom:1px solid var(--line)}
dl.cl dt{font-family:"Plus Jakarta Sans",sans-serif;font-size:.76rem;font-weight:700;letter-spacing:.09em;text-transform:uppercase;color:var(--muted);padding-top:3px}dl.cl dd{margin:0}
@media(max-width:860px){.creds .grid{grid-template-columns:1fr}}@media(max-width:480px){dl.cl div{grid-template-columns:1fr;gap:2px}}
.how{background:var(--cream)}.how .grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:clamp(32px,6vw,72px);align-items:center}
.how img{width:100%;border-radius:var(--r);box-shadow:var(--shadow)}
ol.steps{list-style:none;counter-reset:st;margin:26px 0 0;padding:0;display:grid;gap:20px}
ol.steps li{counter-increment:st;position:relative;padding-left:62px}
ol.steps li:before{content:counter(st);position:absolute;left:0;top:0;width:44px;height:44px;border-radius:50%;background:var(--navy);color:#fff;display:grid;place-items:center;font-family:"Plus Jakarta Sans",sans-serif;font-weight:800}
ol.steps h3{font-size:1.08rem;margin-bottom:.25em}ol.steps p{margin:0;color:var(--muted)}
.tip{margin-top:26px;padding:16px 20px;border-left:4px solid var(--red);background:#fff;border-radius:0 var(--r) var(--r) 0;font-size:.97rem}
.thanks{max-width:900px;margin-inline:auto;display:grid;grid-template-columns:220px minmax(0,1fr);gap:clamp(24px,5vw,48px);align-items:center}.thanks p{font-size:1.2rem;line-height:1.6;color:var(--navy)}
.thanks img.ev{width:100%;height:auto;border-radius:var(--r);box-shadow:var(--shadow)}@media(max-width:640px){.thanks{grid-template-columns:1fr}.thanks img.ev{max-width:200px}}
.thanks .sig{font-family:"Plus Jakarta Sans",sans-serif;font-weight:800;font-size:1rem;color:var(--red);letter-spacing:.04em}
@media(max-width:860px){.msg .grid,.how .grid{grid-template-columns:1fr}.msg img.pt{max-width:300px}}

/* footer */
footer{background:#081a31;color:#b9c6d6;font-size:.95rem;padding:clamp(48px,6vw,76px) 0 0}
footer .grid{display:grid;grid-template-columns:1.4fr .8fr 1.5fr 1.1fr;gap:36px}
footer h4{color:#fff;font-size:.82rem;letter-spacing:.12em;text-transform:uppercase;margin-bottom:1.1em}
footer ul{list-style:none;margin:0;padding:0}footer li{margin-bottom:8px}
footer a{color:#dbe3ee;text-decoration:none}footer a:hover{color:#fff;text-decoration:underline}
footer .flogo{background:#fff;border-radius:10px;padding:8px 12px;display:inline-block;margin-bottom:16px}footer .flogo img{height:64px;width:auto}
footer .cols{columns:2;column-gap:20px}
.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:44px;padding:20px 0;font-size:.82rem;color:#8ea0b6;display:flex;flex-wrap:wrap;gap:6px 24px;justify-content:space-between}
@media(max-width:900px){footer .grid{grid-template-columns:1fr 1fr}}@media(max-width:560px){footer .grid{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
/* ---------- responsive pass: phone, tablet, desktop ---------- */
.pill{font-size:.8rem}.brand small{font-size:.8rem;letter-spacing:.06em}dl.cl dt{font-size:.8rem}.tbl th{font-size:.8rem}.search label{font-size:.8rem}.clist small{font-size:.8rem}
.rv-hint{display:none}.card .links .sm{display:none}
.mbar{display:none}
/* touch-sized targets on phones and tablets */
@media (pointer:coarse),(max-width:1024px){
 footer li{margin-bottom:0}footer a{display:inline-block;padding:9px 0}
 .top .wrap{padding:0}.top a{display:inline-block;padding:10px 0}
 .crumb a{display:inline-block;padding:11px 0}.crumb{margin-bottom:6px}
 .card .links a{display:inline-flex;align-items:center;min-height:44px}.card .links{margin-top:0}
 .agent a.g{padding:11px 0}.search select{min-height:40px}
 .nav a{padding:12px 0}
 .box li{padding:0}.box a{display:block;padding:10px 0}
 .faq summary{padding-block:22px}
}
/* tablet: keep two columns where there is room */
@media(min-width:700px) and (max-width:860px){
 .about .grid{grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:32px}.portrait{padding:0 0 30px 26px}
 .contact .grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:32px;align-items:start}
 .creds .grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:32px}
}
@media(min-width:600px) and (max-width:860px){
 .msg .grid{grid-template-columns:240px minmax(0,1fr);gap:32px;align-items:start}
 .collage{grid-template-columns:repeat(3,1fr);grid-template-rows:1fr;aspect-ratio:5/2}.collage div:first-child{grid-row:auto}
 .how img{max-width:560px;margin-inline:auto}
}
@media(min-width:600px) and (max-width:960px){.side{grid-template-columns:repeat(2,minmax(0,1fr));align-items:start}.side .agent{grid-row:span 2}}
@media(min-width:560px) and (max-width:820px){.search{grid-template-columns:1fr 1fr}.search label:first-child,.search .btn{grid-column:1/-1}.search label:nth-child(2){border-right:1px solid var(--line)}}
@media(max-width:1180px){.nav a[target]{color:var(--red)}}
.nav a,.hdr .btn{white-space:nowrap}.nav a.m-only{display:none}@media(max-width:1180px){.nav a.m-only{display:block}}
/* phone */
@media(max-width:699px){
 body{font-size:16px}
 section{padding:48px 0}
 .top{font-size:.88rem}.top span:last-child{display:none}.top .wrap{justify-content:center}
 .hdr .wrap{min-height:64px;gap:10px}.brand{gap:10px}.brand img{height:46px;width:46px}.brand img.rmx{height:42px;width:auto;margin-left:0;padding-left:10px}
 .hero{padding:44px 0 56px}.phero{padding:36px 0 44px}
 .btns .btn{flex:1 1 auto}
 .grid3.compact{grid-template-columns:1fr 1fr;gap:12px}
 .grid3.compact .card{padding:16px 16px 10px}.grid3.compact .pill,.grid3.compact .card p{display:none}
 .grid3.compact h3{font-size:1.05rem;margin-bottom:2px}.grid3.compact .links{flex-direction:column;gap:0}.grid3.compact .links .lg{display:none}.grid3.compact .links .sm{display:inline}.grid3.compact .links a{min-height:40px}
 .rv{columns:auto;display:flex;gap:14px;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;margin:0 -20px 8px;padding:4px 20px 12px;scroll-padding-inline:20px}
 .rv figure{flex:0 0 86%;scroll-snap-align:start;margin:0;align-self:flex-start}
 .rv-hint{display:block;font-size:.86rem;color:var(--muted);margin:0 0 22px}
 .tbl table{min-width:0}.tbl thead{position:absolute;left:-9999px}.tbl tr{display:block;padding:14px 0;border-bottom:1px solid var(--line)}
 .tbl td{display:block;border:0;padding:2px 0;white-space:normal}.tbl td:first-child{font-size:1.08rem;white-space:normal}
 .tbl td[data-label]:before{content:attr(data-label) ": ";font-weight:700;color:var(--muted);font-size:.86rem}
 .lgrid a{padding:16px 18px}
 .thanks p{font-size:1.08rem}
 footer{padding-bottom:calc(68px + env(safe-area-inset-bottom,0px))}
 .mbar{display:grid;grid-template-columns:repeat(3,1fr);position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--navy);border-top:1px solid rgba(255,255,255,.18);padding-bottom:env(safe-area-inset-bottom,0px);box-shadow:0 -6px 20px rgba(0,0,0,.18)}
 .mbar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:2px;min-height:58px;color:#fff;text-decoration:none;font-weight:700;font-size:.84rem;border-left:1px solid rgba(255,255,255,.14)}
 .mbar a:first-child{border-left:0;background:var(--red)}.mbar svg{width:20px;height:20px}
}
@media(max-width:460px){.brand small .x{display:none}}
@media(min-width:1181px) and (max-width:1340px){.brand small .x{display:none}.nav{gap:22px}}
@media(max-width:359px){.grid3.compact{grid-template-columns:1fr}.brand small{display:none}}
/* large desktop */
@media(min-width:1500px){.wrap{width:min(1280px,100% - 80px)}body{font-size:18px}}
.im-brick{background-image:url(brick-ranch-home.webp)}.im-town{background-image:url(townhomes.webp)}.im-pool{background-image:url(luxury-home-pool.webp)}.im-desk{background-image:url(house-model-desk.webp)}.im-models{background-image:url(house-models.webp)}