/* Portfolio Homes. Navy-dominant #1F2A44 / orange accent (Tony 4:03 PM Oct 3 2026; --gold* names kept, values are now orange) */
:root{
  --navy:#1F2A44; --navy-2:#2A3757; --navy-deep:#161E31;
  --gold:#E8833A; --gold-soft:#FFA565; --gold-ink:#A9521A;
  --white:#FFFFFF; --off:#F2F5F9; --line:#DFE3EA; --gray:#5B6475; --ink:#1B2233;
  --radius:14px; --max:1180px;
  --head:"Montserrat",system-ui,sans-serif; --body:"Inter",system-ui,sans-serif; --serif:"Playfair Display",Georgia,serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--body);color:var(--ink);background:var(--white);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--navy);text-underline-offset:3px}
a:hover{color:var(--gold-ink)}
:focus-visible{outline:3px solid var(--gold-ink);outline-offset:3px;border-radius:4px}
.on-navy :focus-visible,.site-foot :focus-visible,.top-bar :focus-visible{outline-color:var(--gold-soft)}
.skip{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:12px;top:12px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 28px}
h1,h2,h3,h4{font-family:var(--head);color:var(--navy);line-height:1.2;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,4.4vw,3.5rem);font-weight:700}
h2{font-size:clamp(1.6rem,2.8vw,2.3rem);font-weight:700}
h3{font-size:1.2rem;font-weight:700}
p{margin:0 0 1em}
.eyebrow{font-family:var(--head);font-size:.78rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink);margin-bottom:14px;display:flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:28px;height:2px;background:var(--gold)}
.on-navy .eyebrow{color:var(--gold-soft)}
.lead{font-size:1.18rem;color:var(--gray);max-width:44em}
.serif{font-family:var(--serif);font-style:italic;font-weight:500}

/* draft banner */
.draft-bar{background:#FFF6DB;color:#5A4410;font-size:.82rem;text-align:center;padding:6px 12px;border-bottom:1px solid #EBD9A5}
/* top contact bar */
.top-bar{background:var(--navy-deep);color:#E8EAF0;font-size:.84rem}
.top-bar .wrap{display:flex;justify-content:flex-end;gap:22px;padding-top:7px;padding-bottom:7px;flex-wrap:wrap}
.top-bar a{color:#E8EAF0;text-decoration:none}
.top-bar a:hover{color:var(--gold-soft)}
@media (max-width:640px){.top-bar .wrap{justify-content:center}}

/* header */
.site-head{background:#fff;border-bottom:3px solid var(--navy);position:sticky;top:0;z-index:50}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:84px}
.brand{display:flex;align-items:center;gap:16px;text-decoration:none}
.brand img{height:48px;width:auto}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:4px;align-items:center}
.nav a{display:block;padding:10px 13px;font-family:var(--head);font-weight:600;font-size:.88rem;color:var(--navy);text-decoration:none;border-radius:8px}
.nav a:hover,.nav a[aria-current=page]{background:var(--off);color:var(--navy)}
.nav a[aria-current=page]{box-shadow:inset 0 -2px 0 var(--navy)}
.nav .cta a{background:var(--navy);color:#fff;margin-left:6px}
.nav .cta a:hover{background:var(--navy-2);color:#fff}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:8px;padding:9px 12px;font:600 .9rem var(--head);color:var(--navy)}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--head);font-weight:700;font-size:.95rem;padding:15px 24px;border-radius:10px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:.15s}
.btn-gold{background:var(--gold);color:var(--navy-deep)}
.btn-gold:hover{background:var(--gold-soft);color:var(--navy-deep)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-2);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.5);color:#fff}
.btn-ghost:hover{border-color:#fff;color:#fff;background:rgba(255,255,255,.06)}
.btn-line{border-color:var(--navy);color:var(--navy)}
.btn-line:hover{background:var(--navy);color:#fff}
.btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:28px}

/* sections */
section{padding:92px 0}
.on-navy{background:var(--navy);color:#DCE0EA}
.on-navy h1,.on-navy h2,.on-navy h3{color:#fff}
.on-navy .lead{color:#C7CDDA}
.on-off{background:var(--off)}
.hero{position:relative;overflow:hidden;padding:96px 0 104px;background:radial-gradient(1200px 600px at 85% 10%,#2C3A5E 0%,transparent 60%),linear-gradient(160deg,#1F2A44 0%,#18213A 100%)}
.hero .wrap{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.hero h1 .accent{color:var(--gold)}
.hero-art{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.12);border-radius:20px;padding:22px}
.hero-art figcaption{font-size:.78rem;color:#9FA8BC;margin-top:10px;text-align:center}
.page-hero{padding:72px 0 64px}
.page-hero .lead{color:#C7CDDA}
.crumb{font-size:.82rem;color:#AAB2C5;margin-bottom:14px}
.crumb a{color:#C7CDDA}

.grid{display:grid;gap:24px}
.g2{grid-template-columns:repeat(2,1fr)} .g3{grid-template-columns:repeat(3,1fr)} .g4{grid-template-columns:repeat(4,1fr)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px}
.card h3{margin-top:14px}
.card p{color:var(--gray);font-size:.97rem;margin:0}
.card .ico{width:46px;height:46px;border-radius:12px;background:var(--navy);display:grid;place-items:center}
.card .ico svg{width:24px;height:24px;stroke:var(--gold);fill:none;stroke-width:1.8}
.card-link{text-decoration:none;color:inherit;display:block;transition:.15s}
.card-link:hover{border-color:var(--navy);transform:translateY(-2px);box-shadow:0 10px 30px rgba(31,42,68,.08)}
.card-link .more{display:inline-block;margin-top:14px;font:700 .85rem var(--head);color:var(--navy)}
.steps{counter-reset:s;display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.step{border-top:2px solid var(--navy);padding-top:18px}
.on-navy .step{border-top-color:var(--gold)}
.step::before{counter-increment:s;content:"0" counter(s);font:700 .85rem var(--head);color:var(--gold-ink);letter-spacing:.1em}
.on-navy .step::before{color:var(--gold)}
.step h3{margin:6px 0 8px}
.step p{font-size:.95rem;color:var(--gray);margin:0}
.on-navy .step p{color:#C7CDDA}
.checks{list-style:none;padding:0;margin:0}
.checks li{padding-left:30px;position:relative;margin-bottom:10px}
.checks li::before{content:"";position:absolute;left:0;top:.45em;width:16px;height:9px;border-left:2px solid var(--navy);border-bottom:2px solid var(--navy);transform:rotate(-45deg)}
.on-navy .checks li::before{border-color:var(--gold)}
.note{background:var(--off);border-left:4px solid var(--navy);border-radius:0 10px 10px 0;padding:18px 22px;font-size:.93rem;color:var(--gray)}
.note strong{color:var(--navy)}
.on-navy .note{background:rgba(255,255,255,.06);color:#C7CDDA;border-left-color:var(--gold)}
.on-navy .note strong{color:#fff}

/* placeholders */
.ph{display:inline;background:#FFF1C9;color:#5A4410;border:1px dashed #C9A23D;border-radius:4px;padding:1px 6px;font-size:.9em;font-style:normal}
.on-navy .ph{background:rgba(255,241,201,.14);color:#F4E2AE;border-color:#C9A23D}
.ph-block{border:2px dashed #C9A23D;background:repeating-linear-gradient(135deg,#FBF4E2 0 14px,#F7EDD3 14px 28px);border-radius:var(--radius);display:grid;place-items:center;text-align:center;color:#5A4410;font-size:.9rem;padding:24px;min-height:220px}
.headshot{aspect-ratio:4/5;min-height:0}
blockquote.ph-quote{margin:0;background:#fff;border:1px dashed #C9A23D;border-radius:var(--radius);padding:28px;color:var(--gray)}
blockquote.ph-quote footer{margin-top:12px;font:600 .85rem var(--head);color:var(--navy)}

/* forms */
.form-card{background:#fff;color:var(--ink);border-radius:18px;padding:32px;box-shadow:0 20px 60px rgba(10,15,30,.18)}
.form-card h3{margin-bottom:4px}
.form-card .sub{color:var(--gray);font-size:.92rem;margin-bottom:18px}
.fields{display:grid;grid-template-columns:1fr 1fr;gap:14px 16px}
.field{display:flex;flex-direction:column;gap:6px}
.field.full{grid-column:1/-1}
label,.legend{font:600 .85rem var(--head);color:var(--navy)}
.req{color:#9B2C2C}
input[type=text],input[type=email],input[type=tel],select,textarea{font:inherit;font-size:.97rem;padding:12px 14px;border:1.5px solid #CBD0DA;border-radius:9px;background:#fff;color:var(--ink);width:100%}
input:focus,select:focus,textarea:focus{border-color:var(--navy);outline:3px solid rgba(232,131,58,.35);outline-offset:0}
textarea{min-height:110px;resize:vertical}
fieldset{border:0;padding:0;margin:0}
.opts{display:flex;flex-wrap:wrap;gap:8px 18px;margin-top:6px}
.opts label{font:400 .93rem var(--body);color:var(--ink);display:flex;gap:8px;align-items:center}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:.8rem;color:var(--gray);line-height:1.5}
.consent input{margin-top:3px;flex:none;width:18px;height:18px}
.consent label{font:inherit;color:inherit}
.form-foot{font-size:.78rem;color:var(--gray);margin-top:12px}
.form-status{display:none;margin-top:14px;padding:12px 14px;border-radius:9px;background:#FFF6DB;color:#5A4410;font-size:.88rem}
.form-status.show{display:block}

/* about teaser */
.about-media{display:grid;grid-template-columns:1fr 1fr;gap:20px;align-items:end}
.card10{border-radius:18px;box-shadow:0 18px 50px rgba(31,42,68,.18)}

/* footer */
.site-foot{background:var(--navy-deep);color:#B9C0D0;font-size:.9rem;padding:64px 0 28px}
.site-foot a{color:#DCE0EA}
.site-foot a:hover{color:var(--gold-soft)}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:40px}
.foot-grid h4{color:#fff;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:14px}
.foot-grid ul{list-style:none;margin:0;padding:0}
.foot-grid li{margin-bottom:8px}
.foot-logo{height:52px;width:auto;margin-bottom:18px}
.brokerage-line{color:#9CA5B8;font-size:.82rem;margin:0}
.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:44px;padding-top:24px;display:grid;grid-template-columns:auto 1fr;gap:22px;align-items:start;font-size:.8rem;line-height:1.6;color:#9CA5B8}
.eho{display:flex;flex-direction:column;align-items:center;gap:4px;color:#fff;width:84px;text-align:center;font:600 .6rem/1.2 var(--head);letter-spacing:.06em;text-transform:uppercase}
.eho svg{width:46px;height:46px}
.legal p{margin:0 0 8px}

/* responsive */
@media (max-width:1080px){
  .nav a{padding:10px 9px;font-size:.84rem}
}
@media (max-width:980px){
  .hero .wrap,.split{grid-template-columns:1fr;gap:40px}
  .g4,.steps{grid-template-columns:repeat(2,1fr)}
  .g3{grid-template-columns:1fr 1fr}
  .foot-grid{grid-template-columns:1fr 1fr}
  .menu-btn{display:block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);padding:10px 20px 18px}
  .nav.open{display:block}
  .nav ul{flex-direction:column;align-items:stretch}
  .nav .cta a{margin:8px 0 0;text-align:center}
  .site-head .wrap{position:relative}
}
@media (max-width:640px){
  body{font-size:16px}
  .wrap{padding:0 20px}
  section{padding:64px 0}
  .hero{padding:56px 0 64px}
  .g2,.g3,.g4,.steps,.fields,.about-media,.foot-grid{grid-template-columns:1fr}
  .brand img{height:40px}
  .form-card{padding:22px}
  .legal{grid-template-columns:1fr}
  .btn{width:100%;justify-content:center}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
/* fixes */
.on-navy .form-card h3,.form-card h3{color:var(--navy)}
.field.consent{flex-direction:row}
.about-media{align-items:center}
.on-navy .form-card a{color:var(--navy)}
@media (max-width:640px){.about-media{grid-template-columns:1fr 1fr;gap:14px}.about-media .ph-block{min-height:0;font-size:.8rem;padding:12px}}
/* v3 connector layout */
.steps3{grid-template-columns:repeat(3,1fr)}
.card.path{padding:34px}
.card.path p{font-size:1.02rem;color:var(--ink);margin-bottom:14px}
.card.path .checks li{font-size:.95rem;color:var(--gray)}
@media (max-width:980px){.steps3{grid-template-columns:1fr}}
@media (max-width:640px){.steps[style]{grid-template-columns:1fr!important}}
/* commercial mini steps (v8) */
.mini-steps{counter-reset:m;list-style:none;padding:0;margin:14px 0 0}
.mini-steps li{counter-increment:m;position:relative;padding-left:34px;margin-bottom:8px;font-size:.95rem;color:var(--gray)}
.mini-steps li::before{content:counter(m);position:absolute;left:0;top:1px;width:22px;height:22px;border-radius:50%;background:var(--navy);color:var(--gold-soft);font:700 .75rem/22px var(--head);text-align:center}
.mini-steps strong{color:var(--navy)}
.card p.tagline{margin-top:10px;font:700 .95rem var(--head);color:var(--navy)}
/* broker section: real headshot + card 10 at native aspect ratio (11:50) */
.about-media img.card10{width:100%;max-width:100%;height:auto;object-fit:contain}
.about-media img.headshot-img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:50% 15%;border-radius:18px;background:#fff;box-shadow:0 18px 50px rgba(31,42,68,.18)}
/* testimonials: real Zillow reviews (Tony 11:54) */
.reviews .review{margin:0;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;display:flex;flex-direction:column}
.review-meta{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-bottom:14px}
.review .stars{color:var(--navy);letter-spacing:.12em;font-size:1.05rem;line-height:1}
.review-src{font:700 .72rem var(--head);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}
.review blockquote{margin:0;flex:1}
.review blockquote p{margin:0;color:var(--gray);font-size:.97rem}
.review figcaption{margin-top:16px;padding-top:14px;border-top:1px solid var(--line);font:600 .85rem var(--head);color:var(--navy)}
.reviews-more{margin:22px 0 0;text-align:center;font-weight:600}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media (max-width:980px){.grid.reviews{grid-template-columns:1fr}}