:root{--ink:oklch(0.2 0.02 255);--ink2:oklch(0.15 0.02 255);--paper:oklch(0.985 0.004 240);--slate:oklch(0.38 0.02 255);--muted:oklch(0.5 0.02 255);--sky:oklch(0.62 0.14 238);--sky-lt:oklch(0.78 0.12 235);--link:oklch(0.5 0.13 240);--line:oklch(0.9 0.008 250);--field:oklch(0.85 0.01 250)}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:90px}
body{margin:0;background:var(--paper);color:var(--ink);font-family:'Archivo',system-ui,sans-serif;-webkit-font-smoothing:antialiased}
a{color:var(--link);text-decoration:none}a:hover{color:oklch(0.4 0.13 240)}
input,select,textarea,button{font-family:inherit}
img{display:block;max-width:100%}
.wrap{max-width:1320px;margin:0 auto;padding-left:32px;padding-right:32px}
.mono{font-family:'JetBrains Mono',monospace}
.eyebrow{font-size:13px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--link)}
.display{font-weight:800;font-stretch:125%;line-height:.88;letter-spacing:-.04em;margin:0;text-transform:uppercase}
.h2{font-weight:800;font-stretch:125%;font-size:clamp(40px,6vw,88px);line-height:.9;letter-spacing:-.035em;margin:0;text-transform:uppercase}
.lead{font-size:19px;line-height:1.5;margin:0;max-width:520px;text-wrap:pretty}
.grid2{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,440px),1fr));gap:56px;align-items:center}
.btn{display:inline-flex;align-items:center;gap:10px;padding:18px 26px;font-weight:700;font-size:16px;border:none;cursor:pointer;transition:background .15s,color .15s}
.btn-ink{background:var(--ink);color:var(--paper)}.btn-ink:hover{background:var(--link);color:var(--paper)}
.btn-sky{background:var(--sky-lt);color:var(--ink2)}.btn-sky:hover{background:var(--paper);color:var(--ink2)}
.btn-outline{border:2px solid var(--ink);color:var(--ink);background:transparent;padding:16px 24px}.btn-outline:hover{background:var(--ink);color:var(--paper)}
.btn-outline-lt{border:2px solid var(--paper);color:var(--paper);background:transparent;padding:16px 24px}.btn-outline-lt:hover{background:var(--paper);color:var(--ink2)}
.row{display:flex;gap:12px;flex-wrap:wrap}

/* header */
.header{position:sticky;top:0;z-index:20;background:oklch(0.985 0.004 240 / .94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.header .wrap{padding-top:16px;padding-bottom:16px;display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap}
.logo{display:flex;align-items:center;gap:12px;color:var(--ink)}.logo:hover{color:var(--ink)}
.mark{position:relative;width:44px;height:48px;flex:none}
.mark .body{position:absolute;inset:0;background:var(--ink);clip-path:polygon(50% 0,100% 34%,100% 100%,0 100%,0 34%)}
.mark .roof{position:absolute;left:0;right:0;top:0;height:22px;background:var(--sky);clip-path:polygon(50% 0,100% 72%,100% 100%,78% 100%,50% 42%,22% 100%,0 100%,0 72%)}
.mark .b{position:absolute;left:0;right:0;bottom:5px;text-align:center;color:var(--paper);font-weight:800;font-stretch:125%;font-size:20px;line-height:1}
.word{display:flex;flex-direction:column;gap:5px}
.word .name{font-weight:800;font-stretch:125%;font-size:22px;letter-spacing:-.02em;line-height:.9;text-transform:uppercase}
.word .sub{display:flex;align-items:center;gap:8px;font-size:10.5px;font-weight:600;letter-spacing:.32em;text-transform:uppercase;color:var(--link);line-height:1}
.word .sub i{width:18px;height:2px;background:var(--sky)}
.word .sub em{font-style:normal;color:var(--muted);letter-spacing:.2em}
.nav{display:flex;align-items:center;gap:26px;flex-wrap:wrap;font-size:15px;font-weight:500}
.nav a{color:oklch(0.3 0.02 255)}.nav a:hover{color:var(--link)}
.nav a.cta{background:var(--ink);color:var(--paper);padding:12px 20px;font-weight:600}.nav a.cta:hover{background:var(--link);color:var(--paper)}
.menu-btn{display:none;background:none;border:2px solid var(--ink);padding:10px 14px;font-weight:700;cursor:pointer}
@media (max-width:860px){.menu-btn{display:block}.nav{display:none;width:100%;flex-direction:column;align-items:flex-start;gap:16px;padding:8px 0}.nav.open{display:flex}}

/* hero */
.hero{padding-top:64px;padding-bottom:72px;display:flex;flex-direction:column;gap:48px}
.hero h1{font-size:clamp(52px,9vw,148px)}
.hero h1 span{color:var(--sky)}
.hero-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:40px;align-items:end}
.hero-copy{display:flex;flex-direction:column;gap:28px}
.hero-copy .lead{font-size:21px;line-height:1.45;color:var(--slate);max-width:540px}
.search{background:#fff;border:2px solid var(--ink);display:flex;flex-direction:column;max-width:600px}
.tabs{display:flex;border-bottom:2px solid var(--ink)}
.tabs button{flex:1 1 0;padding:14px 16px;border:none;cursor:pointer;font-size:14px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;background:transparent;color:var(--ink)}
.tabs button.on{background:var(--ink);color:var(--paper)}
.search-row{display:flex;flex-wrap:wrap}
.search-row input{flex:1 1 240px;border:none;outline:none;background:transparent;font-size:17px;padding:18px;color:var(--ink)}
.search-row a{background:var(--sky);color:var(--ink2);padding:18px 26px;font-weight:700;font-size:16px;display:flex;align-items:center}
.search-row a:hover{background:var(--ink);color:var(--paper)}
.hero-photo{position:relative;aspect-ratio:16/10;overflow:hidden;background:oklch(0.9 0.02 240)}
.hero-photo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.agent-chip{position:absolute;left:0;bottom:0;background:var(--ink);color:var(--paper);padding:16px 20px;display:flex;gap:14px;align-items:center}
.agent-chip img{width:48px;height:48px;border-radius:50%;object-fit:cover;object-position:center 25%}
.agent-chip b{display:block;font-size:16px}.agent-chip span{font-size:13px;color:oklch(0.78 0.02 250)}

/* services strip */
.dark{background:var(--ink);color:var(--paper)}
.services{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,300px),1fr))}
.services a{padding:44px 32px;display:flex;flex-direction:column;gap:14px;color:var(--paper);border-right:1px solid oklch(0.32 0.02 255)}
.services a:last-child{border-right:none}
.services a:hover{background:oklch(0.26 0.025 255);color:var(--paper)}
.services .n{font-size:13px;color:var(--sky-lt)}
.services .t{font-weight:800;font-stretch:112%;font-size:30px;text-transform:uppercase;letter-spacing:-.01em}
.services .d{font-size:16px;line-height:1.5;color:oklch(0.8 0.015 250)}

/* listings */
.section{padding-top:96px;padding-bottom:96px}
.listings-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:40px}
.filters{display:flex;border:2px solid var(--ink)}
.filters button{padding:12px 18px;border:none;cursor:pointer;font-size:14px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;background:transparent;color:var(--ink)}
.filters button.on{background:var(--ink);color:var(--paper)}
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,340px),1fr));gap:28px;margin-bottom:40px}
.card{display:flex;flex-direction:column;gap:16px;color:var(--ink)}.card:hover{color:var(--ink);opacity:.88}
.card .ph{position:relative;aspect-ratio:4/3;background:repeating-linear-gradient(135deg,oklch(0.92 0.015 240) 0 10px,oklch(0.89 0.02 240) 10px 20px);overflow:hidden}
.card .ph img{width:100%;height:100%;object-fit:cover}
.card .tag{position:absolute;top:0;left:0;background:var(--ink);color:var(--paper);font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:8px 12px}
.card .top{display:flex;justify-content:space-between;align-items:baseline;gap:12px}
.card .price{font-weight:800;font-size:26px;letter-spacing:-.02em}
.card .area{font-size:14px;font-weight:600;color:var(--link)}
.card .addr{font-size:16px;color:oklch(0.35 0.02 255)}
.card .specs{font-size:13px;color:var(--muted)}

/* sell */
.sell{background:var(--sky-lt)}
.sell-copy{display:flex;flex-direction:column;gap:20px;color:var(--ink2)}
.form-box{background:var(--paper);padding:32px;display:flex;flex-direction:column;gap:16px;border:2px solid var(--ink2)}
.field{display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:600;text-transform:uppercase;letter-spacing:.08em}
.field input,.field select,.field textarea,.plain{font-size:17px;padding:14px;border:2px solid var(--field);outline:none;font-weight:400;text-transform:none;letter-spacing:0;background:#fff;color:var(--ink)}
.field input:focus,.field select:focus,.plain:focus{border-color:var(--link)}
.two{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:12px}
.thanks{display:none;flex-direction:column;gap:10px;padding:24px 0}
.thanks b{font-weight:800;font-size:28px;text-transform:uppercase;font-stretch:112%}
.thanks span{font-size:16px;color:oklch(0.4 0.02 255)}
.sent .thanks{display:flex}.sent .fields{display:none}
.fields{display:flex;flex-direction:column;gap:16px}
.err{color:oklch(0.5 0.18 25);font-size:14px;display:none}

/* manage */
.manage-head{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,440px),1fr));gap:40px;align-items:end;margin-bottom:56px}
.manage-head .eyebrow{color:var(--sky-lt)}
.manage-head .lead{color:oklch(0.82 0.015 250)}
.pm-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:2px;background:oklch(0.32 0.02 255);border:2px solid oklch(0.32 0.02 255);margin-bottom:56px}
.pm-grid div{background:var(--ink);padding:32px 28px;display:flex;flex-direction:column;gap:12px}
.pm-grid .n{font-size:13px;color:var(--sky-lt)}
.pm-grid b{font-size:21px}
.pm-grid span{font-size:15px;line-height:1.55;color:oklch(0.78 0.015 250)}

/* about */
.portrait{aspect-ratio:4/5;overflow:hidden;background:oklch(0.92 0.015 240)}
.portrait img{width:100%;height:100%;object-fit:cover;object-position:center 20%}
.about-copy{display:flex;flex-direction:column;gap:24px}
.about-copy .display{font-size:clamp(44px,6vw,96px)}
.about-copy .lead{color:oklch(0.35 0.02 255);font-size:19px;line-height:1.55;max-width:540px}
.facts{border-top:2px solid var(--ink)}
.facts div{display:flex;justify-content:space-between;gap:16px;padding:16px 0;border-bottom:1px solid oklch(0.88 0.008 250);font-size:16px;flex-wrap:wrap}
.facts span:first-child{font-weight:600}
.facts a.ink{color:var(--ink)}

/* areas */
.areas{border-top:2px solid var(--ink);border-bottom:2px solid var(--ink)}
.areas .wrap{padding-top:56px;padding-bottom:56px;display:flex;flex-direction:column;gap:28px}
.area-list{display:flex;flex-wrap:wrap;gap:10px 28px}
.area-list a{font-weight:800;font-stretch:112%;font-size:clamp(26px,3.4vw,44px);letter-spacing:-.02em;text-transform:uppercase;color:var(--ink)}
.area-list a:hover{color:var(--sky)}

/* contact */
.contact{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));gap:56px}
.contact .display{font-size:clamp(44px,6vw,96px)}
.contact-copy{display:flex;flex-direction:column;gap:20px}
.contact-copy .lead{color:var(--slate);max-width:440px}
.topics{display:flex;flex-wrap:wrap;gap:8px}
.topics button{padding:10px 16px;border:2px solid var(--ink);background:transparent;color:var(--ink);font-size:14px;font-weight:600;cursor:pointer}
.topics button.on{background:var(--ink);color:var(--paper)}
#contactForm .thanks{border:2px solid var(--ink);padding:32px}

/* footer */
.footer{background:var(--ink2);color:oklch(0.78 0.015 250)}
.footer .wrap{padding-top:56px;padding-bottom:40px;display:flex;flex-direction:column;gap:40px}
.footer .big{font-weight:800;font-stretch:125%;font-size:clamp(36px,7vw,112px);line-height:.9;letter-spacing:-.04em;text-transform:uppercase;color:var(--paper)}
.footer .bar{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;font-size:14px;border-top:1px solid oklch(0.3 0.02 255);padding-top:24px}
.footer .bar nav{display:flex;gap:24px;flex-wrap:wrap}
.footer a{color:oklch(0.78 0.015 250)}.footer a:hover{color:var(--paper)}
.hp{position:absolute;left:-9999px}

/* ---------- Mobile ---------- */
@media (max-width:860px){
  .header .wrap{padding-top:12px;padding-bottom:12px;gap:12px}
  .nav{border-top:1px solid var(--line);padding-top:16px;gap:0}
  .nav a{width:100%;padding:14px 0;font-size:18px;font-weight:600;border-bottom:1px solid var(--line)}
  .nav a.cta{margin-top:16px;text-align:center;padding:16px 20px;border-bottom:none}
  .services a{border-right:none;border-bottom:1px solid oklch(0.32 0.02 255)}
  .services a:last-child{border-bottom:none}
}
@media (max-width:640px){
  .wrap{padding-left:20px;padding-right:20px}
  .section{padding-top:64px;padding-bottom:64px}
  .grid2,.contact{gap:36px}
  .lead,.hero-copy .lead,.about-copy .lead{font-size:17px;line-height:1.55}
  .eyebrow{font-size:12px}

  .logo{gap:10px}
  .mark{width:36px;height:40px}.mark .roof{height:18px}.mark .b{font-size:17px;bottom:4px}
  .word .name{font-size:19px}
  .word .sub{font-size:9px;letter-spacing:.26em;gap:6px}.word .sub i{width:12px}
  .menu-btn{padding:10px 14px;font-size:14px;min-height:44px}
  .nav{max-height:calc(100vh - 70px);overflow:auto}

  .hero{padding-top:36px;padding-bottom:48px;gap:28px}
  .hero h1{font-size:clamp(46px,15vw,72px);line-height:.9}
  .hero-grid{gap:32px}
  .hero-copy{gap:22px}
  .tabs button{padding:14px 8px;font-size:13px;letter-spacing:.06em;min-height:48px}
  .search-row{flex-direction:column}
  .search-row input{flex:none;padding:16px;font-size:16px;border-bottom:1px solid var(--line)}
  .search-row a{justify-content:center;padding:16px}
  .hero-photo{aspect-ratio:4/3;margin:0 -20px}
  .agent-chip{padding:12px 16px;gap:12px}
  .agent-chip img{width:40px;height:40px}
  .agent-chip b{font-size:15px}.agent-chip span{font-size:12px}

  .services a{padding:28px 20px;gap:8px}
  .services .t{font-size:24px}
  .services .d{font-size:15px}

  .h2{font-size:clamp(34px,10.5vw,52px);line-height:.95;letter-spacing:-.03em}
  .display{letter-spacing:-.03em}
  .about-copy .display,.contact .display{font-size:clamp(44px,14vw,68px)}

  .listings-head{margin-bottom:28px}
  .filters{width:100%}.filters button{flex:1;padding:12px 6px;font-size:12px}

  .form-box{padding:20px}
  .two{grid-template-columns:1fr}
  .btn{width:100%;justify-content:center;padding:17px 20px}
  .row{flex-direction:column}
  .contact .btn{align-self:stretch!important}

  .manage-head{gap:20px;margin-bottom:36px}
  .pm-grid{margin-bottom:36px}
  .pm-grid div{padding:24px 20px;gap:8px}
  .pm-grid b{font-size:19px}

  .portrait{aspect-ratio:1/1;margin:0 -20px}
  .about-copy{gap:18px}
  .facts div{flex-direction:column;gap:4px;padding:14px 0}
  .facts a,.facts span{font-size:16px;word-break:break-word}

  .areas .wrap{padding-top:40px;padding-bottom:40px;gap:18px}
  .area-list{gap:6px 16px}
  .area-list a{font-size:22px}

  .topics{gap:6px}.topics button{padding:10px 12px;font-size:13px;min-height:44px}

  .footer .wrap{padding-top:40px;padding-bottom:32px;gap:28px}
  .footer .big{font-size:clamp(30px,11vw,48px)}
  .footer .bar{flex-direction:column;gap:16px}
  .footer .bar nav{gap:12px 20px}
}

@media (max-width:1000px){.pm-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.pm-grid{grid-template-columns:1fr}}

/* HomeSmart brokerage */
.header .wrap{flex-wrap:wrap}
.brokered{display:flex;align-items:center;gap:10px;padding-left:16px;border-left:1px solid var(--line);margin-right:auto;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:600}
.brokered img{height:26px;width:auto}
.brokered b{font-size:15px;letter-spacing:0;text-transform:none;color:var(--ink)}
.broker-info{display:flex;gap:24px;align-items:center;flex-wrap:wrap;padding:24px;background:oklch(0.2 0.02 255);border:1px solid oklch(0.3 0.02 255)}
.broker-info img{height:40px;width:auto;background:#fff;padding:8px 12px}
.broker-info p{margin:0;font-size:14px;line-height:1.7;color:oklch(0.82 0.015 250)}
.broker-info strong{color:var(--paper)}
@media (max-width:640px){.brokered{padding-left:10px;gap:6px}.brokered .by{display:none}.brokered img{height:20px}.broker-info{padding:18px}}

/* compact mobile header */
@media (max-width:860px){
  .menu-btn{width:44px;height:44px;padding:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:5px;flex:none}
  .menu-btn span{display:block;width:20px;height:2px;background:var(--ink);transition:transform .2s,opacity .2s}
  .menu-btn[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  .menu-btn[aria-expanded="true"] span:nth-child(2){opacity:0}
  .menu-btn[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
}
@media (max-width:640px){
  .header .wrap{gap:10px}
  .logo{gap:8px}
  .mark{width:32px;height:36px}.mark .roof{height:16px}.mark .b{font-size:15px}
  .word .name{font-size:17px}
  .word .sub{font-size:8px;letter-spacing:.22em}.word .sub i,.word .sub em{display:none}
  .brokered{padding-left:10px;min-width:0}
  .brokered b{font-size:13px}
  .brokered img{height:18px}
}