:root {
    --ink: #12161c;
    --ink-soft: #3e4650;
    --paper: #f7f8fa;
    --paper-deep: #e9edf2;
    --white: #ffffff;
    --navy: #213a5a;
    --blue: #2f5f8f;
    --line: #d2d7de;
    --line-dark: #424a55;
    --max-width: 1240px;
}

* {
    box-sizing: border-box;
}

html {
    scroll-behavior: smooth;
}

body {
    margin: 0;
    background: var(--paper);
    color: var(--ink);
    font-family: Arial, Helvetica, sans-serif;
    line-height: 1.55;
    text-rendering: optimizeLegibility;
}

body,
button,
input,
select,
textarea {
    font-family: Arial, Helvetica, sans-serif;
}

img {
    display: block;
    width: 100%;
}

a {
    color: inherit;
}

button,
input,
select,
textarea {
    font: inherit;
}

button,
summary,
a {
    -webkit-tap-highlight-color: transparent;
}

:focus-visible {
    outline: 3px solid var(--blue);
    outline-offset: 4px;
}

.site-shell {
    width: min(var(--max-width), calc(100% - 64px));
    margin-inline: auto;
}

.section {
    padding: 112px 0;
}

.section-kicker,
.hero-kicker {
    margin: 0 0 14px;
    color: var(--blue);
    font-size: .74rem;
    font-weight: 700;
    letter-spacing: .14em;
    text-transform: uppercase;
}

.section-heading {
    max-width: 760px;
    margin-bottom: 48px;
}

.section-heading h2,
.services-intro h2,
.team-copy h2,
.valuation-copy h2,
.contact-layout h2 {
    margin: 0;
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(2.5rem, 5vw, 4.8rem);
    font-weight: 400;
    line-height: 1.02;
    letter-spacing: -.045em;
}

.section-heading > p:last-child {
    max-width: 610px;
    margin: 22px 0 0;
    color: var(--ink-soft);
    font-size: 1.05rem;
}

.section-heading-split {
    max-width: none;
    display: grid;
    grid-template-columns: minmax(0, 1.2fr) minmax(280px, .7fr);
    gap: 72px;
    align-items: end;
}

.section-heading-split > p {
    margin: 0 0 7px;
}

.site-header {
    position: relative;
    z-index: 20;
    width: 100%;
    background: var(--white);
    color: var(--ink);
    border-bottom: 1px solid var(--line);
}

.header-inner {
    min-height: 84px;
    display: grid;
    grid-template-columns: auto 1fr auto;
    gap: 46px;
    align-items: center;
}

.brand {
    display: inline-flex;
    align-items: center;
    color: var(--ink);
    text-decoration: none;
}

.brand-lockup {
    display: grid;
    grid-template-columns: auto auto;
    grid-template-areas:
        "good move"
        "realty realty";
    column-gap: .18em;
    row-gap: 3px;
    align-items: end;
    width: max-content;
}

.brand-good,
.brand-move {
    text-transform: uppercase;
    line-height: .78;
}

.brand-good {
    grid-area: good;
    font-family: Impact, Haettenschweiler, "Arial Narrow Bold", sans-serif;
    font-size: 1.78rem;
    font-weight: 900;
    letter-spacing: .01em;
    transform: scaleX(.96);
    transform-origin: left bottom;
}

.brand-move {
    grid-area: move;
    display: inline-flex;
    align-items: flex-end;
    gap: .055em;
    margin-left: 0;
    font-family: "Arial Black", Arial, Helvetica, sans-serif;
    font-size: 1.78rem;
    font-style: normal;
    font-weight: 900;
    letter-spacing: -.05em;
    transform: none;
    transform-origin: left bottom;
}

.brand-move-text {
    color: transparent;
    -webkit-text-stroke: 1.6px var(--ink);
}

.brand-house {
    width: 1.14em;
    height: 1.14em;
    flex: 0 0 auto;
    align-self: flex-end;
    margin: 0 0 -.08em 0;
    overflow: visible;
    fill: none;
    stroke: var(--ink);
    stroke-width: 2.3;
    stroke-linecap: round;
    stroke-linejoin: round;
    transform: none;
}

.brand-type {
    grid-area: realty;
    justify-self: start;
    margin-left: 1px;
    font-family: "Arial Narrow", "Franklin Gothic Medium", Arial, sans-serif;
    font-size: .62rem;
    line-height: 1;
    font-weight: 800;
    letter-spacing: .34em;
    text-transform: uppercase;
}

.desktop-nav {
    display: flex;
    justify-content: center;
    gap: 28px;
}

.desktop-nav a {
    color: var(--ink);
    text-decoration: none;
    font-size: .84rem;
    font-weight: 600;
}

.desktop-nav a:hover {
    text-decoration: underline;
    text-underline-offset: 6px;
}

.header-action {
    display: inline-flex;
    min-height: 42px;
    align-items: center;
    justify-content: center;
    padding: 0 18px;
    color: var(--ink);
    border: 1px solid var(--ink);
    text-decoration: none;
    font-size: .79rem;
    font-weight: 700;
}

.header-action:hover {
    background: var(--ink);
    color: #ffffff;
}

.mobile-menu {
    display: none;
}

.hero {
    position: relative;
    min-height: 790px;
    display: flex;
    align-items: flex-end;
    overflow: hidden;
    background: #242822;
    color: var(--white);
}

.hero-image,
.hero-overlay {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
}

.hero-image {
    object-fit: cover;
    object-position: center 52%;
}

.hero-overlay {
    background:
        linear-gradient(
            90deg,
            rgba(9, 12, 9, .88) 0%,
            rgba(9, 12, 9, .72) 34%,
            rgba(9, 12, 9, .38) 58%,
            rgba(9, 12, 9, .08) 78%
        ),
        linear-gradient(
            0deg,
            rgba(9, 12, 9, .58) 0%,
            rgba(9, 12, 9, .16) 48%,
            rgba(9, 12, 9, .04) 100%
        );
}

.hero-inner {
    position: relative;
    z-index: 2;
    padding-top: 170px;
    padding-bottom: 62px;
}

.hero-copy {
    max-width: 700px;
    margin-bottom: 52px;
}

.hero-kicker {
    color: #e4e9ef;
}

.hero h1 {
    max-width: 700px;
    margin: 0;
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(4rem, 7vw, 6.6rem);
    font-weight: 400;
    line-height: .94;
    letter-spacing: -.055em;
}

.hero-intro {
    max-width: 575px;
    margin: 25px 0 0;
    color: rgba(255, 255, 255, .86);
    font-size: 1.08rem;
}

.property-search {
    max-width: 1040px;
    background: var(--white);
    color: var(--ink);
}

.search-tabs {
    display: flex;
    border-bottom: 1px solid var(--line);
}

.search-tab {
    min-width: 100px;
    padding: 16px 22px;
    border: 0;
    border-right: 1px solid var(--line);
    background: transparent;
    color: var(--ink-soft);
    cursor: pointer;
    font-size: .78rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .08em;
}

.search-tab.is-active {
    background: var(--ink);
    color: var(--white);
}

.search-fields {
    display: grid;
    grid-template-columns: minmax(260px, 1.6fr) 1fr .7fr auto;
    align-items: stretch;
}

.search-field {
    min-width: 0;
    padding: 15px 18px 13px;
    border-right: 1px solid var(--line);
}

.search-field span {
    display: block;
    margin-bottom: 3px;
    color: #77786f;
    font-size: .65rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .1em;
}

.search-field input,
.search-field select {
    width: 100%;
    min-height: 30px;
    padding: 0;
    border: 0;
    background: transparent;
    color: var(--ink);
    outline: 0;
}

.search-field input::placeholder {
    color: #63655e;
}

.search-submit {
    min-width: 155px;
    padding: 0 24px;
    border: 0;
    background: var(--blue);
    color: var(--white);
    cursor: pointer;
    font-size: .8rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .06em;
}

.search-submit:hover {
    background: #17314f;
}

.search-footnote {
    margin: 0;
    padding: 11px 18px 12px;
    border-top: 1px solid var(--line);
    color: #70726a;
    font-size: .75rem;
}

.intro-strip {
    background: var(--ink);
    color: var(--white);
}

.intro-strip-inner {
    min-height: 66px;
    display: flex;
    align-items: center;
    justify-content: center;
    gap: 24px;
    text-align: center;
}

.intro-strip p,
.intro-strip span {
    margin: 0;
    color: #d9dfe6;
    font-size: .73rem;
    font-weight: 700;
    letter-spacing: .07em;
    text-transform: uppercase;
}

.homes {
    background: var(--paper);
}

.listing-grid {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 34px;
}

.listing {
    min-width: 0;
}

.listing-image-link {
    position: relative;
    display: block;
    overflow: hidden;
    background: var(--paper-deep);
}

.listing-image-link img {
    aspect-ratio: 4 / 3;
    object-fit: cover;
    transition: transform .35s ease;
}

.listing-image-link:hover img {
    transform: scale(1.025);
}

.listing-status {
    position: absolute;
    top: 14px;
    left: 14px;
    padding: 7px 10px;
    background: rgba(255, 255, 255, .94);
    color: var(--ink);
    font-size: .66rem;
    font-weight: 700;
    letter-spacing: .08em;
    text-transform: uppercase;
}

.listing-main {
    display: flex;
    justify-content: space-between;
    gap: 20px;
    align-items: start;
    padding: 18px 0 11px;
    border-bottom: 1px solid var(--line);
}

.listing-location {
    margin: 0 0 4px;
    color: var(--blue);
    font-size: .7rem;
    font-weight: 700;
    letter-spacing: .09em;
    text-transform: uppercase;
}

.listing h3 {
    margin: 0;
    font-family: Georgia, "Times New Roman", serif;
    font-size: 1.35rem;
    font-weight: 400;
}

.listing-price {
    flex: 0 0 auto;
    margin: 3px 0 0;
    font-size: .92rem;
    font-weight: 700;
}

.listing-meta {
    display: flex;
    flex-wrap: wrap;
    gap: 18px;
    padding-top: 11px;
    color: #66685f;
    font-size: .78rem;
}

.section-link-row {
    margin-top: 42px;
}

.text-link {
    display: inline-block;
    padding-bottom: 4px;
    border-bottom: 1px solid var(--ink);
    text-decoration: none;
    font-size: .84rem;
    font-weight: 700;
}

.services {
    background: var(--white);
}

.services-layout {
    display: grid;
    grid-template-columns: minmax(320px, .85fr) minmax(0, 1.15fr);
    gap: 100px;
}

.services-intro {
    align-self: start;
    position: sticky;
    top: 40px;
}

.services-intro p:last-child {
    max-width: 480px;
    margin: 24px 0 0;
    color: var(--ink-soft);
}

.service-list {
    border-top: 1px solid var(--line);
}

.service-row {
    display: grid;
    grid-template-columns: 48px 1fr auto;
    gap: 24px;
    align-items: start;
    padding: 31px 0;
    border-bottom: 1px solid var(--line);
}

.service-number {
    margin: 4px 0 0;
    color: var(--blue);
    font-size: .69rem;
    font-weight: 700;
    letter-spacing: .09em;
}

.service-row h3 {
    margin: 0 0 8px;
    font-family: Georgia, "Times New Roman", serif;
    font-size: 1.75rem;
    font-weight: 400;
}

.service-row div p {
    max-width: 520px;
    margin: 0;
    color: var(--ink-soft);
    font-size: .94rem;
}

.service-row > a {
    margin-top: 4px;
    text-decoration: underline;
    text-underline-offset: 5px;
    font-size: .78rem;
    font-weight: 700;
}

.neighborhoods {
    background: var(--paper-deep);
}

.neighborhood-grid {
    display: grid;
    grid-template-columns: 1.25fr .75fr;
    grid-template-rows: repeat(2, 300px);
    gap: 18px;
}

.neighborhood-card {
    position: relative;
    overflow: hidden;
    color: var(--white);
    text-decoration: none;
}

.neighborhood-card-large {
    grid-row: 1 / 3;
}

.neighborhood-card img,
.neighborhood-overlay {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
}

.neighborhood-card img {
    object-fit: cover;
    transition: transform .4s ease;
}

.neighborhood-card:hover img {
    transform: scale(1.025);
}

.neighborhood-overlay {
    background: linear-gradient(
        0deg,
        rgba(12, 14, 11, .68) 0%,
        rgba(12, 14, 11, .08) 68%
    );
}

.neighborhood-copy {
    position: absolute;
    z-index: 2;
    left: 28px;
    right: 28px;
    bottom: 26px;
}

.neighborhood-copy p {
    margin: 0 0 4px;
    font-size: .66rem;
    font-weight: 700;
    letter-spacing: .1em;
    text-transform: uppercase;
}

.neighborhood-copy h3 {
    margin: 0;
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(1.8rem, 3vw, 3.4rem);
    font-weight: 400;
    line-height: 1;
}

.neighborhood-copy span {
    display: block;
    margin-top: 6px;
    color: rgba(255, 255, 255, .78);
    font-size: .79rem;
}

.team {
    background: var(--paper);
}

.team-layout {
    display: grid;
    grid-template-columns: minmax(0, 1.1fr) minmax(320px, .9fr);
    gap: 82px;
    align-items: center;
}

.team-image img {
    aspect-ratio: 5 / 4;
    object-fit: cover;
}

.team-lead {
    margin: 26px 0 16px;
    color: var(--ink);
    font-size: 1.1rem;
    font-weight: 600;
}

.team-copy > p:not(.section-kicker):not(.team-lead) {
    max-width: 530px;
    color: var(--ink-soft);
}

.button {
    display: inline-flex;
    min-height: 48px;
    align-items: center;
    justify-content: center;
    padding: 0 22px;
    text-decoration: none;
    font-size: .77rem;
    font-weight: 700;
    letter-spacing: .06em;
    text-transform: uppercase;
}

.button-outline {
    margin-top: 18px;
    border: 1px solid var(--ink);
}

.button-outline:hover {
    background: var(--ink);
    color: var(--white);
}

.valuation {
    background: var(--navy);
    color: var(--white);
}

.valuation-layout {
    display: grid;
    grid-template-columns: minmax(0, 1.18fr) minmax(340px, .82fr);
    gap: 72px;
    align-items: end;
}

.valuation .section-kicker {
    color: #e1e7ee;
}

.valuation-copy h2 {
    max-width: 760px;
    font-size: clamp(2.75rem, 4.2vw, 4.25rem);
    line-height: 1.02;
}

.valuation-copy > p:last-child {
    max-width: 590px;
    margin: 24px 0 0;
    color: rgba(255, 255, 255, .8);
}

.valuation-form {
    padding: 30px;
    background: var(--paper);
    color: var(--ink);
}

.valuation-form label {
    display: block;
    margin-bottom: 9px;
    font-size: .7rem;
    font-weight: 700;
    letter-spacing: .08em;
    text-transform: uppercase;
}

.valuation-control {
    display: grid;
    grid-template-columns: 1fr auto;
    border: 1px solid #bcc4ce;
    background: var(--white);
}

.valuation-control input {
    min-width: 0;
    min-height: 54px;
    padding: 0 15px;
    border: 0;
    outline: 0;
}

.valuation-control button {
    min-height: 54px;
    padding: 0 20px;
    border: 0;
    background: var(--ink);
    color: var(--white);
    cursor: pointer;
    font-size: .75rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .05em;
}

.valuation-form > p {
    margin: 11px 0 0;
    color: #73756e;
    font-size: .7rem;
}

.contact {
    background: var(--white);
}

.contact-layout {
    display: grid;
    grid-template-columns: minmax(360px, 1.05fr) minmax(0, 1.15fr);
    gap: 80px;
}

.contact-layout h2 {
    max-width: 590px;
    font-size: clamp(2.65rem, 3.8vw, 4rem);
    line-height: 1.02;
}
.contact-intro {
    max-width: 500px;
    margin: 24px 0 0;
    color: var(--ink-soft);
}

.contact-details {
    margin-top: 45px;
    border-top: 1px solid var(--line);
}

.contact-details p {
    display: grid;
    grid-template-columns: 90px 1fr;
    gap: 16px;
    margin: 0;
    padding: 15px 0;
    border-bottom: 1px solid var(--line);
    font-size: .86rem;
}

.contact-details span {
    color: #777970;
    font-size: .7rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .07em;
}

.contact-form {
    display: grid;
    gap: 20px;
}

.form-row {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 20px;
}

.contact-form label {
    display: grid;
    gap: 8px;
}

.contact-form label > span {
    font-size: .7rem;
    font-weight: 700;
    letter-spacing: .08em;
    text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
    width: 100%;
    border: 1px solid #aeb7c2;
    border-radius: 0;
    background: var(--white);
    color: var(--ink);
    padding: 13px 14px;
    outline: none;
}

.contact-form input,
.contact-form select {
    min-height: 50px;
}

.contact-form textarea {
    resize: vertical;
    min-height: 140px;
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
    border-color: var(--ink);
    box-shadow: 0 0 0 1px var(--ink);
}

.button-dark {
    width: fit-content;
    border: 1px solid var(--ink);
    background: var(--ink);
    color: var(--white);
    cursor: pointer;
}

.button-dark:hover {
    background: var(--blue);
    border-color: var(--blue);
}

.form-note {
    margin: -8px 0 0;
    color: #7b7d75;
    font-size: .7rem;
}

.site-footer {
    background: var(--ink);
    color: var(--white);
}

.footer-top {
    display: grid;
    grid-template-columns: 1fr auto;
    gap: 60px;
    padding-top: 70px;
    padding-bottom: 55px;
}

.footer-brand {
    display: inline-flex;
    align-items: baseline;
    gap: 9px;
    color: var(--white);
    font-family: Georgia, "Times New Roman", serif;
    font-size: 1.35rem;
    text-decoration: none;
}

.footer-brand span {
    font-family: Arial, Helvetica, sans-serif;
    font-size: .6rem;
    font-weight: 700;
    letter-spacing: .15em;
}

.footer-top > div:first-child > p {
    margin: 14px 0 0;
    color: #aeb0aa;
    font-size: .84rem;
}

.footer-links {
    display: grid;
    grid-template-columns: repeat(2, auto);
    gap: 12px 36px;
    align-content: start;
}

.footer-links a {
    color: #d8d9d4;
    text-decoration: none;
    font-size: .79rem;
}

.footer-links a:hover {
    text-decoration: underline;
}

.footer-legal {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 50px;
    padding-top: 22px;
    padding-bottom: 30px;
    border-top: 1px solid var(--line-dark);
}

.footer-legal p {
    margin: 0;
    color: #8f918b;
    font-size: .66rem;
    line-height: 1.6;
}

@media (max-width: 1020px) {
    .header-inner {
        gap: 26px;
    }

    .desktop-nav {
        gap: 18px;
    }

    .section-heading-split,
    .services-layout,
    .team-layout,
    .valuation-layout,
    .contact-layout {
        gap: 60px;
    }

    .search-fields {
        grid-template-columns: 1.5fr 1fr .7fr;
    }

    .search-submit {
        grid-column: 1 / 4;
        min-height: 52px;
    }
}

@media (max-width: 820px) {
    .site-shell {
        width: min(var(--max-width), calc(100% - 36px));
    }

    .section {
        padding: 82px 0;
    }

    .header-inner {
        min-height: 72px;
        grid-template-columns: 1fr auto;
    }

    .desktop-nav,
    .header-action {
        display: none;
    }

    .mobile-menu {
        position: relative;
        display: block;
    }

    .mobile-menu summary {
        list-style: none;
        cursor: pointer;
        color: var(--ink);
        font-size: .77rem;
        font-weight: 700;
        text-transform: uppercase;
        letter-spacing: .08em;
    }

    .mobile-menu summary::-webkit-details-marker {
        display: none;
    }

    .mobile-menu nav {
        position: absolute;
        top: 38px;
        right: 0;
        width: 230px;
        padding: 10px;
        background: var(--white);
        color: var(--ink);
        box-shadow: 0 15px 35px rgba(0, 0, 0, .2);
    }

    .mobile-menu nav a {
        display: block;
        padding: 11px 10px;
        border-bottom: 1px solid var(--line);
        text-decoration: none;
        font-size: .82rem;
    }

    .hero {
        min-height: 760px;
    }

    .hero-inner {
        padding-top: 130px;
        padding-bottom: 36px;
    }

    .hero-copy {
        margin-bottom: 36px;
    }

    .hero h1 {
        font-size: clamp(3.8rem, 14vw, 5.6rem);
    }

    .property-search {
        max-width: none;
    }

    .search-fields {
        grid-template-columns: 1fr 1fr;
    }

    .search-location {
        grid-column: 1 / 3;
    }

    .search-submit {
        grid-column: 1 / 3;
        min-height: 52px;
    }

    .section-heading-split,
    .services-layout,
    .team-layout,
    .valuation-layout,
    .contact-layout {
        grid-template-columns: 1fr;
    }

    .section-heading-split {
        gap: 22px;
    }

    .listing-grid {
        grid-template-columns: 1fr 1fr;
    }

    .listing:last-child {
        grid-column: 1 / 3;
        max-width: calc(50% - 17px);
    }

    .services-intro {
        position: static;
    }

    .neighborhood-grid {
        grid-template-columns: 1fr;
        grid-template-rows: 410px 280px 280px;
    }

    .neighborhood-card-large {
        grid-row: auto;
    }

    .team-image {
        order: 2;
    }

    .team-copy {
        order: 1;
    }

    .valuation-layout {
        align-items: start;
    }
}

@media (max-width: 580px) {
    .site-shell {
        width: min(var(--max-width), calc(100% - 28px));
    }

    .section {
        padding: 68px 0;
    }

    .hero {
        min-height: 790px;
    }

    .hero-image {
        object-position: 58% center;
    }

    .hero-overlay {
        background:
            linear-gradient(
                0deg,
                rgba(9, 12, 9, .78) 0%,
                rgba(9, 12, 9, .36) 72%
            );
    }

    .hero h1 {
        font-size: clamp(3.25rem, 16vw, 4.5rem);
    }

    .hero-intro {
        font-size: .98rem;
    }

    .search-fields {
        grid-template-columns: 1fr;
    }

    .search-location,
    .search-submit {
        grid-column: auto;
    }

    .search-field {
        border-right: 0;
        border-bottom: 1px solid var(--line);
    }

    .intro-strip-inner {
        justify-content: flex-start;
        overflow-x: auto;
        padding: 0 2px;
    }

    .intro-strip p,
    .intro-strip span {
        flex: 0 0 auto;
    }

    .section-heading h2,
    .services-intro h2,
    .team-copy h2,
    .valuation-copy h2,
    .contact-layout h2 {
        font-size: clamp(2.45rem, 12vw, 3.55rem);
    }

    .listing-grid {
        grid-template-columns: 1fr;
        gap: 44px;
    }

    .listing:last-child {
        grid-column: auto;
        max-width: none;
    }

    .service-row {
        grid-template-columns: 34px 1fr;
    }

    .service-row > a {
        grid-column: 2;
    }

    .neighborhood-grid {
        grid-template-rows: repeat(3, 310px);
    }

    .valuation-form {
        padding: 22px;
    }

    .valuation-control {
        grid-template-columns: 1fr;
    }

    .valuation-control button {
        width: 100%;
    }

    .form-row {
        grid-template-columns: 1fr;
    }

    .footer-top,
    .footer-legal {
        grid-template-columns: 1fr;
    }

    .footer-links {
        grid-template-columns: 1fr 1fr;
    }
}

@media (prefers-reduced-motion: reduce) {
    html {
        scroll-behavior: auto;
    }

    *,
    *::before,
    *::after {
        scroll-behavior: auto !important;
        transition-duration: .01ms !important;
        animation-duration: .01ms !important;
        animation-iteration-count: 1 !important;
    }
}