/* megansellslv.com — boutique agent site: full-bleed video hero with search (the
   meganerealty.com look), Fraunces / Hanken Grotesk, Red Rock terra cotta as the accent.
   The gold lives only in Megan's signature logo. */
:root{
  --bg:#ffffff; --panel:#f5f1e9; --ink:#211c15; --ink-soft:#4a4137; --muted:#8d8270; --line:#ddcfb6;
  --accent:#b14e34; --accent-deep:#8f3c27; --accent-light:#eda98a; --on-accent:#fffaf4;
  --hero-a:#2a2119; --hero-b:#6e241e; --hero-c:#b14e34; --on-hero:#f8f2e6; --on-hero-soft:#e3d6c0;
  --mast:#1a1611; --btn-ink:#1a1815; --card:#ffffff; --shadow:0 10px 30px -18px rgba(33,28,21,.35);
  --display:"Fraunces",Georgia,"Times New Roman",serif;
  --body:"Hanken Grotesk",-apple-system,"Segoe UI",Roboto,sans-serif;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#17130f; --panel:#211b15; --ink:#f3ece0; --ink-soft:#d4c8b5; --muted:#a39780; --line:#3d3328;
  --accent:#dc7b5e; --accent-deep:#cf6d4b; --accent-light:#f0b59c; --on-accent:#1a1611;
  --hero-a:#120e0b; --hero-b:#4a1914; --hero-c:#8c3c28; --card:#1d1813; --shadow:0 10px 30px -18px rgba(0,0,0,.7);
  color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#17130f; --panel:#211b15; --ink:#f3ece0; --ink-soft:#d4c8b5; --muted:#a39780; --line:#3d3328;
  --accent:#dc7b5e; --accent-deep:#cf6d4b; --accent-light:#f0b59c; --on-accent:#1a1611;
  --hero-a:#120e0b; --hero-b:#4a1914; --hero-c:#8c3c28; --card:#1d1813; --shadow:0 10px 30px -18px rgba(0,0,0,.7);
  color-scheme:dark}

*{box-sizing:border-box}
html{scroll-padding-top:100px}
body{margin:0;background:var(--bg);color:var(--ink);font:16px/1.6 var(--body);hyphens:none;-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%}
h1,h2,h3,h4{font-family:var(--display);font-weight:600;line-height:1.12;margin:0;text-wrap:balance;letter-spacing:-.01em}
h1 em,h2 em{font-style:italic;font-weight:400;color:var(--accent)}
p{margin:0;text-wrap:pretty}
.nw{white-space:nowrap}
.wrap{max-width:1280px;margin:0 auto;padding-inline:28px}
@media (max-width:720px){.wrap{padding-inline:20px}}
.eyebrow{font:600 .74rem/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--accent)}
.btn{display:inline-flex;align-items:center;gap:.5em;padding:.85em 1.4em;border-radius:2px;font:600 .95rem/1 var(--body);text-decoration:none;border:1px solid transparent;cursor:pointer;transition:transform .15s,box-shadow .15s}
.btn-primary{background:linear-gradient(135deg,var(--accent),var(--accent-deep));color:var(--on-accent)}
.btn-primary:hover{transform:translateY(-1px);box-shadow:0 8px 20px -10px var(--accent-deep)}
.btn-line{border-color:var(--line);color:var(--ink)}
.btn-line:hover{border-color:var(--accent)}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:clamp(20px,3vw,56px);top:102px;z-index:50;font:600 .62rem/1 var(--body);letter-spacing:.12em;text-transform:uppercase;text-decoration:none;background:rgba(18,14,11,.7);color:var(--on-hero-soft);border:1px solid rgba(248,242,230,.25);border-radius:2px;padding:.5em .7em;outline:none}

/* masthead — always ink, so the gold signature never sits on white */
.site-header{position:sticky;top:0;z-index:20;background:color-mix(in srgb,var(--mast) 94%,transparent);backdrop-filter:blur(8px);color:var(--on-hero);transition:background .25s}
.site-header.over-hero{position:fixed;left:0;right:0;background:linear-gradient(180deg,rgba(18,14,11,.72),rgba(18,14,11,0))}
.site-header.over-hero.scrolled{background:color-mix(in srgb,var(--mast) 94%,transparent)}
/* the bar runs the full width of the window: logo at the left edge, Book a call at the right, links centered */
/* the bar runs the width of the window. The links sit centered in the space BETWEEN the logo and
   Book a call, so the gap on each side of them is the same (the logo is wider than the button,
   so centering them on the page left a hole on the right). */
.site-header .wrap{max-width:none;padding-inline:clamp(20px,4.4vw,84px)}
.bar{display:flex;align-items:center;gap:24px;padding-block:16px}
.brand{display:block;line-height:0;flex:0 0 auto}
.site-header nav{margin-inline:auto}
.bar-end{margin-left:auto;display:flex;align-items:center;gap:14px;flex:0 0 auto}
.site-header nav+.bar-end{margin-left:0}
.brand img{height:62px;width:auto}
.site-header nav{display:flex;gap:38px;font-size:1.05rem;font-weight:500;letter-spacing:.02em}
.site-header nav a{position:relative;text-decoration:none;color:var(--on-hero);white-space:nowrap;padding-block:8px}
.site-header nav a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:2px;background:var(--accent-light);transition:right .2s}
.site-header nav a:hover::after,.site-header nav a[aria-current="page"]::after{right:0}
.site-header nav a:hover,.site-header nav a[aria-current="page"]{color:#fff}
.bar .btn{padding:.85em 1.3em;font-size:.95rem;white-space:nowrap}
.menu{display:none;position:relative}
.menu summary{list-style:none;cursor:pointer;display:flex;align-items:center;min-height:44px;font:600 .8rem/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--on-hero);padding:0 1em;border:1px solid rgba(248,242,230,.35);border-radius:2px}
.menu summary::-webkit-details-marker{display:none}
.menu[open] .menu-list{position:absolute;right:0;top:calc(100% + 10px);min-width:220px;background:var(--mast);border:1px solid rgba(248,242,230,.18);display:grid;padding:8px 0;box-shadow:0 20px 40px -20px rgba(0,0,0,.8)}
.menu-list a{padding:13px 18px;text-decoration:none;color:var(--on-hero-soft)}
.menu-list a:hover{color:var(--accent-light)}
.menu-list a.menu-cta{margin:8px 18px 10px;padding:.8em 1em;text-align:center;background:linear-gradient(135deg,var(--accent),var(--accent-deep));color:var(--on-accent);font-weight:600;border-radius:2px}
.menu-list a.menu-cta:hover{color:var(--on-accent)}
@media (max-width:1500px){.site-header nav{gap:28px;font-size:1.02rem}}
@media (max-width:1320px){.site-header nav{gap:22px;font-size:.96rem}.brand img{height:52px}}
@media (max-width:1320px){.skip:focus{top:92px}}
@media (max-width:560px){.skip:focus{top:83px}}
@media (max-width:360px){.skip:focus{top:77px}}
@media (max-width:1200px){.site-header nav{display:none}.menu{display:block}.site-header nav+.bar-end{margin-left:auto}}
@media (max-width:560px){.bar-end>.btn{display:none}.brand img{height:44px}.bar{gap:12px}}
@media (max-width:360px){.brand img{height:31px}.bar{gap:8px}.menu summary{padding:0 .8em}}

/* hero — full-bleed photo with the search on it */
.hero{position:relative;min-height:min(88vh,780px);display:flex;align-items:flex-end;color:var(--on-hero);background:var(--hero-a);overflow:hidden}
.hero-media{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 50%}
.hero::after{content:"";position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(18,14,11,.55) 0%,rgba(18,14,11,0) 24%,rgba(18,14,11,0) 62%,rgba(18,14,11,.5) 100%),
  linear-gradient(90deg,rgba(18,14,11,.74) 0%,rgba(18,14,11,.46) 38%,rgba(18,14,11,0) 78%)}
@media (max-width:820px){.hero::after{background:linear-gradient(180deg,rgba(18,14,11,.6) 0%,rgba(18,14,11,.42) 40%,rgba(18,14,11,.7) 100%)}}
.hero .wrap{position:relative;z-index:1;width:100%;padding-block:150px 72px;display:grid;gap:26px}
.hero .eyebrow{color:var(--accent-light)}
.hero h1{font-size:clamp(2.3rem,5.4vw,4.1rem);text-shadow:0 2px 24px rgba(0,0,0,.5)}
.hero h1 .line{display:block}
@media (max-width:380px){.hero .wrap{padding-block:104px 30px;gap:20px}.search-note{display:none}.hero h1{font-size:1.95rem}.kicker{letter-spacing:.16em;gap:10px}.kicker::before{flex-basis:24px}}
.kicker{display:flex;align-items:center;gap:14px;font:600 clamp(.82rem,1.3vw,1rem)/1.2 var(--body);letter-spacing:.22em;text-transform:uppercase;color:var(--on-hero);margin-bottom:20px;text-shadow:0 1px 12px rgba(0,0,0,.6)}
.kicker::before{content:"";flex:0 0 40px;height:2px;background:var(--accent-light)}
.hero-toggle{position:absolute;right:20px;bottom:20px;z-index:2;min-height:40px;display:inline-flex;align-items:center;font:600 .72rem/1 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--on-hero);background:rgba(18,14,11,.55);border:1px solid rgba(248,242,230,.4);border-radius:2px;padding:.7em .9em;cursor:pointer}
.hero-toggle:hover{border-color:var(--accent-light);color:var(--accent-light)}
@media (max-width:720px){.hero-toggle{top:84px;bottom:auto;right:14px}}
.hero h1 em{color:var(--accent-light)}
.hero p.lede{font-size:1.16rem;line-height:1.55;color:var(--on-hero);max-width:46ch;text-wrap:balance;text-shadow:0 1px 14px rgba(0,0,0,.6)}
@media (min-width:900px){.hero p.lede{max-width:none}.hero p.lede .ln{display:block}}
.search{background:var(--card);color:var(--ink);border-radius:2px;padding:14px;display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:10px;max-width:880px;box-shadow:0 20px 50px -25px rgba(0,0,0,.8)}
.search label{display:flex;flex-direction:column;gap:4px;font:600 .68rem/1 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);min-width:0}
.search input,.search select{font:500 1rem var(--body);color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--line);padding:6px 0;width:100%}
.search .btn{align-self:end}
.search-note{font-size:.9rem;color:var(--on-hero-soft);text-shadow:0 1px 10px rgba(0,0,0,.65)}
.search-note a{color:#ffc4a6;text-underline-offset:3px}
.search-note a:hover{color:#fff}
@media (max-width:720px){.search{grid-template-columns:1fr 1fr}.search label:first-child,.search .btn{grid-column:1/-1}.search .btn{justify-content:center}.hero .wrap{padding-block:120px 40px}}

section{padding-block:96px}
@media (max-width:720px){section{padding-block:64px}}
.panel{background:var(--panel)}
/* section headings run on one line across the page when they fit; only the paragraph under them is held to a reading measure */
.head{display:grid;gap:12px;margin-bottom:36px}
.head h2,.h2{font-size:clamp(1.8rem,3.4vw,2.6rem)}
.head p{color:var(--ink-soft);max-width:62ch}
.head p,.path p,.card p,blockquote p,.about p,.letter p,.faq p,.post-card p,.post-list p,.page-head p,.ticks li,.tile-sub,.search-note{text-wrap:balance}
.head-row{display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap;margin-bottom:36px}
.head-row .head{margin-bottom:0}
.more{font-weight:600;color:var(--accent-deep);text-decoration:none}
.more:hover{text-decoration:underline}

/* three paths */
.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.path{display:flex;flex-direction:column;gap:12px}
.path img{width:100%;height:auto;aspect-ratio:3/2;object-fit:cover;display:block;margin-bottom:10px}
.path .eyebrow{color:var(--muted)}
.path h3{font-size:1.5rem}
.path p{color:var(--ink-soft)}
.path a.more,.path .more-set{margin-top:auto}
.more-set{font-weight:600;color:var(--ink)}
.more-set a{color:var(--accent-deep);text-decoration:none}
.more-set a:hover{text-decoration:underline}
@media (max-width:900px){.paths{grid-template-columns:1fr;gap:40px}
  .path{display:grid;grid-template-columns:minmax(0,42%) 1fr;column-gap:30px;row-gap:10px;align-content:start}
  .path img{grid-column:1;grid-row:1/span 5;margin:0;height:100%;min-height:210px}
  .path>:not(img){grid-column:2}}
@media (max-width:560px){.paths{gap:44px}.path{display:flex}.path img{height:auto;min-height:0;margin-bottom:10px}}

/* community tiles — photo with a boxed label, as on meganerealty.com */
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:6px}
.tile{position:relative;aspect-ratio:4/3;display:grid;place-items:center;overflow:hidden;text-decoration:none;color:var(--on-hero);isolation:isolate;
  background:radial-gradient(120% 90% at 80% 115%,var(--hero-c) 0%,transparent 60%),linear-gradient(165deg,var(--hero-a) 25%,var(--hero-b) 100%)}
.tile:nth-child(4n+2):not(.has-photo){background:radial-gradient(110% 90% at 15% 115%,var(--accent-deep) 0%,transparent 55%),linear-gradient(195deg,var(--hero-a) 30%,var(--hero-b) 100%)}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform .5s}
.tile::before{content:"";position:absolute;inset:0;z-index:-1;background:rgba(18,14,11,.44);transition:background .25s}
.tile:not(.has-photo)::before{background:none}
.tile:not(.has-photo)::after{content:"";position:absolute;left:0;right:0;bottom:0;height:34%;z-index:-1;background:rgba(18,14,11,.5);
  clip-path:polygon(0 70%,8% 52%,15% 60%,24% 30%,31% 44%,38% 22%,46% 40%,55% 18%,63% 36%,72% 26%,80% 48%,88% 34%,100% 55%,100% 100%,0 100%)}
.tile:hover img{transform:scale(1.05)}
.tile:hover::before{background:rgba(18,14,11,.28)}
/* one-tap searches under the tiles */
.quick{margin-top:26px;color:var(--ink-soft);line-height:2;max-width:none}
.quick b{color:var(--ink);margin-right:8px}
.quick a{color:var(--accent-deep);text-decoration:none;white-space:nowrap}
.quick a:hover{text-decoration:underline}
.page-hero .row{display:flex;flex-wrap:wrap;gap:12px;margin-top:6px}
.tile-label{display:grid;gap:10px;justify-items:center;text-align:center;padding:14px}
.tile-name{border:1.5px solid rgba(248,242,230,.9);padding:.7em 1.1em;font:600 .98rem/1.2 var(--body);letter-spacing:.14em;text-transform:uppercase;text-shadow:0 1px 10px rgba(0,0,0,.5)}
.tile:hover .tile-name{border-color:var(--accent-light);color:var(--accent-light)}
.tile-sub{font-size:.84rem;color:var(--on-hero-soft);text-shadow:0 1px 8px rgba(0,0,0,.7)}
@media (max-width:900px){.tiles{grid-template-columns:repeat(2,1fr)}}
@media (max-width:460px){.tile-name{font-size:.8rem;letter-spacing:.1em;padding:.6em .8em}.tile-sub{display:none}}

/* alerts / capture */
.capture{display:grid;grid-template-columns:1.1fr 1fr;gap:48px;align-items:center}
.ticks{list-style:none;padding:0;margin:18px 0 0;display:grid;gap:10px;color:var(--ink-soft)}
.ticks li{display:flex;gap:10px}
.ticks li::before{content:"";flex:0 0 7px;height:7px;margin-top:.62em;background:var(--accent);transform:rotate(45deg)}
.card{background:var(--card);color:var(--ink);border:1px solid var(--line);box-shadow:var(--shadow);padding:30px;display:grid;gap:16px}
.band{position:relative;color:var(--on-hero);background:var(--hero-a);overflow:hidden}
.band>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,14,11,.86) 0%,rgba(18,14,11,.6) 50%,rgba(18,14,11,.3) 100%)}
.band .wrap{position:relative;z-index:1}
.band .eyebrow,.band h2 em{color:var(--accent-light)}
.band .ticks{color:var(--on-hero)}
.band .ticks li::before{background:var(--accent-light)}
.band .card{border:0}
.card h3{font-size:1.45rem}
.card p{color:var(--ink-soft);font-size:.95rem}
.card .btn{justify-self:start}
.fine{font-size:.8rem;color:var(--muted)}
@media (max-width:820px){.capture{grid-template-columns:1fr;gap:28px}}

/* blog cards */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.post-card{background:var(--card);border:1px solid var(--line);padding:26px;display:flex;flex-direction:column;gap:12px;text-decoration:none;transition:border-color .15s,transform .15s}
.post-card:hover{border-color:var(--accent);transform:translateY(-2px)}
.post-card .eyebrow{color:var(--muted)}
.post-card h3{font-size:1.28rem;line-height:1.2}
.post-card p{color:var(--ink-soft);font-size:.95rem}
.post-card .more{margin-top:auto}
@media (max-width:900px){.posts{grid-template-columns:1fr}}
.post-list{list-style:none;margin:0;padding:0;display:grid}
.post-list li{border-top:1px solid var(--line);padding:18px 0;display:grid;grid-template-columns:150px 1fr;gap:6px 24px;align-items:baseline}
.post-list li:last-child{border-bottom:1px solid var(--line)}
.post-list a{font:600 1.15rem/1.3 var(--display);text-decoration:none}
.post-list a:hover{color:var(--accent-deep)}
.post-list .meta{font:600 .72rem/1.4 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.post-list p{grid-column:2;color:var(--ink-soft);font-size:.95rem;max-width:68ch}
@media (max-width:640px){.post-list li{grid-template-columns:1fr}.post-list p{grid-column:1}}

/* reviews */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
blockquote{margin:0;display:flex;flex-direction:column;gap:14px}
blockquote p{font:400 1.08rem/1.55 var(--display);font-style:italic;color:var(--ink)}
blockquote cite{font:600 .78rem/1 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-style:normal}
.stars{color:var(--accent);letter-spacing:3px;font-size:.9rem}
@media (max-width:820px){.reviews{grid-template-columns:1fr}}

/* about */
.about{display:grid;grid-template-columns:280px 1fr;gap:48px;align-items:center}
.portrait{aspect-ratio:4/5;width:100%;height:auto;object-fit:cover;display:block}
.about .body{display:grid;gap:16px;max-width:62ch}
.about p{color:var(--ink-soft)}
.contact-line{display:flex;flex-wrap:wrap;gap:12px 24px;font-weight:600}
.contact-line a{text-decoration:none}
@media (max-width:760px){.about{grid-template-columns:1fr}.portrait{max-width:240px}}

/* newsletters */
.letters{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}
.letter{border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:10px;background:var(--card)}
.letter h3{font-size:1.4rem}
.letter p{color:var(--ink-soft)}
.letter .btn{align-self:flex-start;margin-top:8px}
.editions{display:flex;flex-wrap:wrap;gap:8px;margin-top:8px}
.editions .btn{margin-top:0;padding:.75em 1.1em}
@media (max-width:760px){.letters{grid-template-columns:1fr}}

/* questions */
.faq{display:grid;gap:0;max-width:820px}
.faq details{border-top:1px solid var(--line)}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font:600 1.12rem/1.35 var(--display);list-style:none;display:flex;justify-content:space-between;gap:16px;padding:18px 0}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--accent-deep);font:400 1.4rem/1 var(--body)}
.faq details[open] summary::after{content:"–"}
.faq p{color:var(--ink-soft);margin-top:-6px;padding-bottom:20px;max-width:68ch}
.faq a{color:var(--accent-deep)}

/* inner pages: photo banner, numbered steps, callouts, cards */
.page-hero{position:relative;color:var(--on-hero);background:var(--hero-a);overflow:hidden}
.page-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,14,11,.86) 0%,rgba(18,14,11,.62) 48%,rgba(18,14,11,.22) 100%)}
.page-hero .wrap{position:relative;z-index:1;padding-block:104px 96px;display:grid;gap:20px}
.page-hero h1{font-size:clamp(2.2rem,4.8vw,3.7rem);text-shadow:0 2px 24px rgba(0,0,0,.5)}
.page-hero h1 em{color:var(--accent-light)}
.page-hero p{font-size:1.16rem;line-height:1.55;max-width:54ch;text-wrap:balance;text-shadow:0 1px 14px rgba(0,0,0,.6)}
.page-hero .crumbs{color:var(--on-hero-soft)}
.page-hero .crumbs a:hover{color:var(--accent-light)}
@media (max-width:720px){.page-hero .wrap{padding-block:64px 56px}.page-hero::after{background:rgba(18,14,11,.66)}}

.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px;counter-reset:s}
.steps li{counter-increment:s;display:grid;grid-template-columns:62px 1fr;gap:6px 14px;padding:24px 0;border-top:1px solid var(--line);align-content:start}
.steps li::before{content:counter(s,decimal-leading-zero);grid-row:1/3;font:italic 400 2.3rem/1 var(--display);color:var(--accent)}
.steps h3{font-size:1.28rem}
.steps p{color:var(--ink-soft);text-wrap:balance;max-width:46ch}
@media (max-width:860px){.steps{grid-template-columns:1fr}}

.duo{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.callout{background:var(--card);border:1px solid var(--line);border-top:3px solid var(--accent);box-shadow:var(--shadow);padding:32px;display:grid;gap:12px;align-content:start}
.callout h3{font-size:1.36rem}
.callout p{color:var(--ink-soft);text-wrap:balance;max-width:52ch}
.callout .num{font:italic 400 2.3rem/1 var(--display);color:var(--accent)}
.pays{margin-top:56px;display:grid;gap:22px}
.pays>h3{font-size:clamp(1.5rem,2.6vw,2rem)}
.pays>.fine{max-width:74ch;text-wrap:balance}
.callout .eyebrow{margin-bottom:2px}
.callout .fine{color:var(--muted)}
@media (max-width:680px){.duo{grid-template-columns:1fr}}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.cards-4{grid-template-columns:repeat(4,1fr)}
.cards .c{background:var(--card);border:1px solid var(--line);padding:28px;display:grid;gap:10px;align-content:start;text-decoration:none}
.cards h3{font-size:1.24rem}
.cards p{color:var(--ink-soft);font-size:.97rem;text-wrap:balance}
.cards a.c{transition:border-color .15s,transform .15s}
.cards a.c:hover{border-color:var(--accent);transform:translateY(-2px)}
.cards .more{margin-top:6px}
@media (max-width:1000px){.cards-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:700px){.cards{grid-template-columns:1fr}}
@media (max-width:560px){.cards-4{grid-template-columns:1fr}}

.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split>img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;display:block}
.split .body{display:grid;gap:16px}
.split .body>p{color:var(--ink-soft);max-width:56ch;text-wrap:balance}
.split .ticks{margin-top:4px}
.split .ticks strong{color:var(--ink)}
@media (max-width:860px){.split{grid-template-columns:1fr;gap:28px}}

.cta{display:grid;gap:16px;justify-items:start}
.cta h2 em{color:var(--accent-light)}
.cta p{max-width:56ch;text-wrap:balance}
.cta .row{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.btn-ghost{border-color:rgba(248,242,230,.55);color:var(--on-hero)}
.btn-ghost:hover{border-color:var(--accent-light);color:var(--accent-light)}
.about .more{white-space:nowrap}

/* Living in Las Vegas: big numbers, photo galleries with captions, the drive-time table */
.hero .row{display:flex;flex-wrap:wrap;gap:12px}
.hero.hero-page p.lede{max-width:54ch;text-wrap:balance}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:2px solid var(--accent)}
.stats>div{padding:26px 26px 26px 0;border-right:1px solid var(--line);display:grid;gap:8px;align-content:start}
.stats>div+div{padding-left:26px}
.stats>div:last-child{border-right:0}
.stats b{font:600 clamp(2.4rem,4.4vw,3.6rem)/1 var(--display);color:var(--accent);letter-spacing:-.02em}
.stats span{color:var(--ink-soft);font-size:.98rem;text-wrap:balance}
.note{margin-top:22px;max-width:74ch;text-wrap:balance}
@media (max-width:860px){.stats{grid-template-columns:1fr 1fr}.stats>div{border-right:0;border-bottom:1px solid var(--line);padding:22px 18px 22px 0}.stats>div+div{padding-left:0}.stats>div:nth-child(even){padding-left:18px;border-left:1px solid var(--line)}}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.gallery figure,.duo-photo figure{margin:0;display:grid;gap:14px;align-content:start}
.gallery img,.duo-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;display:block}
.gallery a{display:block;overflow:hidden}
.gallery a img{transition:transform .5s}
.gallery a:hover img{transform:scale(1.04)}
figcaption{color:var(--ink-soft);font-size:.96rem;line-height:1.55;text-wrap:balance}
figcaption b{display:block;font:600 1.22rem/1.25 var(--display);color:var(--ink);margin-bottom:6px}
.duo-photo{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.duo-photo img{aspect-ratio:16/10}
@media (max-width:1000px){.gallery{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.gallery,.duo-photo{grid-template-columns:1fr}}
.table-wrap{margin-top:44px;overflow-x:auto}
.drive{width:100%;border-collapse:collapse;font-size:1rem}
.drive caption{text-align:left;font:600 .74rem/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--accent);padding-bottom:14px}
.drive th,.drive td{padding:13px 16px 13px 0;border-top:1px solid var(--line);text-align:left}
.drive thead th{font:600 .74rem/1.2 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);border-top:0}
.drive tbody th{font:600 1.05rem/1.3 var(--display);color:var(--ink)}
.drive td{color:var(--ink-soft);white-space:nowrap}
.drive tbody tr:last-child th,.drive tbody tr:last-child td{border-bottom:1px solid var(--line)}
.sources-note{margin-bottom:8px}
.sources{margin:0;padding-left:1.1em;display:grid;gap:4px;font-size:.84rem;color:var(--muted);columns:2}
.sources a{color:var(--muted)}
.sources a:hover{color:var(--accent-deep)}
@media (max-width:700px){.sources{columns:1}}
@media (max-width:520px){.drive{font-size:.9rem}.drive th,.drive td{padding:11px 8px 11px 0}.drive tbody th{font-size:.95rem}.drive thead th{letter-spacing:.04em;font-size:.68rem}}
.split .body>p strong{color:var(--ink)}

/* the search page: every filter in our own design; the results open on the Realty ONE search */
.search-more{font-size:.9rem;margin-top:-10px;text-shadow:0 1px 10px rgba(0,0,0,.65)}
.search-more a{color:#ffc4a6;text-underline-offset:3px}
.search-more a:hover{color:#fff}
.search-page{padding-block:56px 80px}
.finder{background:var(--card);border:1px solid var(--line);border-top:3px solid var(--accent);box-shadow:var(--shadow);padding:34px;display:grid;gap:26px}
.finder-top{display:flex;justify-content:space-between;align-items:center;gap:16px 24px;flex-wrap:wrap}
.finder-row.show{display:inline-flex;border:1px solid var(--line);border-radius:2px;overflow:hidden}
.fld.sortby{display:flex;align-items:center;gap:12px;white-space:nowrap}
.fld.sortby .inp{min-width:200px}
.seg{position:relative;cursor:pointer}
.seg input{position:absolute;opacity:0;inset:0;cursor:pointer}
.seg span{display:block;padding:.8em 1.3em;font:600 .95rem/1 var(--body);color:var(--ink-soft);min-height:44px;display:flex;align-items:center}
.seg input:checked+span{background:var(--mast);color:var(--on-hero)}
.seg input:focus-visible+span{outline:2px solid var(--accent);outline-offset:-2px}
.finder-grid{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:18px 20px;align-items:start}
.finder-grid .fld,.finder-grid .inp,.finder-grid input,.finder-grid select{min-width:0;max-width:100%}
.finder-grid .wide{grid-column:span 3}
.chips{border:0;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:10px}
.chips legend{padding:0;margin-bottom:12px;font:600 .74rem/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.chip{position:relative;cursor:pointer}
.chip input{position:absolute;opacity:0;inset:0;cursor:pointer}
.chip span{display:flex;align-items:center;min-height:44px;padding:0 1.1em;border:1px solid var(--line);border-radius:2px;font:500 .95rem/1 var(--body);color:var(--ink-soft);background:var(--card);transition:border-color .15s,background .15s,color .15s}
.chip:hover span{border-color:var(--accent)}
.chip input:checked+span{background:var(--accent);border-color:var(--accent);color:var(--on-accent)}
.chip input:focus-visible+span{outline:2px solid var(--accent);outline-offset:3px}
.finder-bar{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:24px}
.finder-bar p{flex:1 1 320px;color:var(--ink);font:500 1rem/1.5 var(--body);text-wrap:balance}
.finder-bar .row{display:flex;gap:10px}
.finder-bar .btn{min-height:48px}
.saved-note{background:color-mix(in srgb,var(--accent) 9%,var(--card));border-left:3px solid var(--accent);padding:14px 18px;color:var(--ink);font-size:1rem;line-height:1.55;text-wrap:balance}
.saved-note[hidden]{display:none}
.saved-note a{color:var(--accent-deep)}
.alerts{padding-block:76px 84px}
.steps.steps-3{grid-template-columns:repeat(3,1fr);gap:0 44px}
.alerts-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.alerts .fine{margin-top:18px;font-size:.9rem;max-width:70ch;text-wrap:balance}
.alerts .fine a{color:var(--accent-deep)}
/* phone-only and wide-only pieces: the app link works only on a phone, Save Search only on a wide screen */
.on-phone{display:none!important}
@media (max-width:700px){.on-phone{display:revert!important}.btn.on-phone{display:inline-flex!important}.on-wide{display:none!important}}
.app{margin-top:52px;padding:34px 38px;background:var(--panel);border:1px solid var(--line);border-left:3px solid var(--accent);display:flex;justify-content:space-between;align-items:center;gap:40px}
.app-text{display:grid;gap:12px;justify-items:start}
.app h3{font-size:1.7rem}
.app h3 em{color:var(--accent);font-style:italic}
.app p{color:var(--ink-soft);max-width:58ch;text-wrap:balance}
.alerts .app .fine{margin-top:0}
.app-qr{flex:none;display:grid;gap:10px;justify-items:center;text-align:center;font:600 .82rem/1.3 var(--body);color:#211c15;background:#fff;padding:14px 14px 12px;border:1px solid var(--line)}
.app-qr img{display:block;width:168px;height:168px}
@media (max-width:700px){.app{padding:26px 22px;margin-top:40px}.app .btn{width:100%;justify-content:center}}
.want-note{margin:0 0 14px;background:color-mix(in srgb,var(--accent) 9%,var(--card));border-left:3px solid var(--accent);padding:14px 18px;color:var(--ink);line-height:1.55;text-wrap:balance}
.want-note[hidden]{display:none}
@media (max-width:980px){.steps.steps-3{grid-template-columns:1fr}}
@media (max-width:560px){.alerts{padding-block:56px 60px}.alerts-actions .btn{flex:1 1 100%;justify-content:center}}
@media (max-width:1100px){.finder-grid{grid-template-columns:repeat(4,minmax(0,1fr))}.finder-grid .wide{grid-column:span 4}}
@media (max-width:900px){.finder-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.finder-grid .wide,.finder-grid .fld:last-child{grid-column:span 2}.finder{padding:24px}}
@media (max-width:480px){.finder{padding:20px 16px;margin-inline:-6px}.finder-grid{gap:16px 12px}.finder-top,.fld.sortby{width:100%}.fld.sortby .inp{flex:1;min-width:0}.finder-bar p{flex-basis:100%}.finder-bar .row{width:100%}.finder-bar .btn{flex:1;justify-content:center}.finder-bar .btn[type=reset]{flex:0 0 auto}}

/* calculators: the form on the left, the answer pinned beside it */
.calc{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(300px,1fr);gap:56px;align-items:start}
.calc-form{display:grid;gap:18px}
.calc-form .h3{font-size:1.3rem;margin-top:14px;padding-top:22px;border-top:1px solid var(--line)}
.calc-form .h3:first-child{margin-top:0;padding-top:0;border-top:0}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:18px 22px;align-items:start}
.fld{display:grid;gap:6px;font-weight:600;font-size:.92rem;color:var(--ink)}
.fld small{font-weight:400;font-size:.8rem;line-height:1.45;color:var(--muted);text-wrap:balance}
.inp{display:flex;align-items:center;gap:8px;border:1px solid var(--line);background:var(--card);padding:0 12px;min-height:48px;border-radius:2px}
.inp:focus-within{border-color:var(--accent);box-shadow:0 0 0 3px color-mix(in srgb,var(--accent) 18%,transparent)}
.inp input,.inp select{flex:1;min-width:0;border:0;background:transparent;color:var(--ink);font:500 1rem var(--body);padding:10px 0;outline:none}
.inp input::placeholder{color:var(--muted);font-weight:400}
.affix{color:var(--muted);font-weight:500;font-size:.9rem;white-space:nowrap}
.calc-out{position:sticky;top:112px;background:var(--mast);color:var(--on-hero);padding:32px;display:grid;gap:16px;border-top:3px solid var(--accent)}
.calc-out .eyebrow{color:var(--accent-light)}
.calc-out .big{font:600 clamp(2.4rem,4.5vw,3.3rem)/1 var(--display);letter-spacing:-.01em}
.calc-out dl{margin:0;display:grid;gap:0}
.calc-out dl>div{display:flex;justify-content:space-between;gap:16px;padding:9px 0;border-top:1px solid rgba(248,242,230,.16);font-size:.95rem}
.calc-out dl>div[hidden]{display:none}
.calc-out dt{color:var(--on-hero-soft)}
.calc-out dd{margin:0;font-weight:600;white-space:nowrap}
.calc-out dl.second{margin-top:6px}
.calc-out .btn{justify-self:start;margin-top:6px}
.calc-out .fine{color:var(--on-hero-soft)}
.calc-note{max-width:86ch;margin-top:40px;text-wrap:balance}
@media (max-width:900px){.calc{grid-template-columns:1fr;gap:32px}.calc-out{position:static}}
@media (max-width:560px){.grid2{grid-template-columns:1fr}}

/* contact: details beside the embedded intake form */
.contact{display:grid;grid-template-columns:minmax(260px,1fr) minmax(0,1.6fr);gap:56px;align-items:start}
.contact-side{display:grid;gap:22px;justify-items:start;position:sticky;top:110px}
.contact-side .ticks{margin:0}
.contact-side a{color:inherit}
.contact-form{background:var(--card);border:1px solid var(--line);box-shadow:var(--shadow);padding:8px}
.contact-form iframe{display:block;width:100%}
.contact-form .fine{padding:10px 14px}
.contact-form .fine a{color:var(--accent-deep)}
@media (max-width:900px){.contact{grid-template-columns:1fr;gap:36px}.contact-side{position:static}}
@media (max-width:560px){.contact-form{margin-inline:-12px;padding:0;border-inline:0}}

/* article + plain pages */
.page-head{padding-block:64px 36px;background:var(--panel);border-bottom:1px solid var(--line)}
.page-head h1{font-size:clamp(2rem,4.4vw,3.1rem);margin-top:14px}
.page-head p{color:var(--ink-soft);max-width:60ch;margin-top:14px;font-size:1.08rem}
.crumbs{font:600 .72rem/1.4 var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.crumbs a{text-decoration:none}
.crumbs a:hover{color:var(--accent-deep)}
.article{padding-block:48px 80px}
.prose{max-width:68ch;font-size:1.08rem;line-height:1.7;color:var(--ink-soft)}
.prose>*+*{margin-top:1.1em}
.prose h2{font-size:1.7rem;color:var(--ink);margin-top:1.8em}
.prose h3{font-size:1.3rem;color:var(--ink);margin-top:1.5em}
.prose a{color:var(--accent-deep)}
.prose ul,.prose ol{padding-left:1.2em;display:grid;gap:.5em}
.legal .prose h2{font-size:1.4rem;margin-top:1.6em}
.legal .prose b{color:var(--ink)}
footer .legal-links{margin-top:14px;font-size:.82rem;color:var(--muted);text-align:center}
footer .legal-links a{color:inherit;text-underline-offset:3px;display:inline-block;padding:10px 4px}
.prose strong{color:var(--ink)}
.after{max-width:68ch;margin-top:48px}

footer{border-top:1px solid var(--line);padding-block:48px;text-align:center;color:var(--ink-soft);font-size:.88rem}
footer .tagline{font:italic 400 1.2rem/1.3 var(--display);color:var(--accent);margin-bottom:22px}
footer .compliance{display:grid;gap:4px;margin-bottom:18px}
footer .compliance b{color:var(--ink);font-family:var(--display);font-size:1.05rem}
footer .marks{display:flex;justify-content:center;gap:22px;align-items:center;margin:6px 0 14px}
footer .marks img{height:40px;width:auto}
footer .marks img.eho{height:52px}
footer .addr{display:grid;gap:2px}
.on-dark{display:none}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .on-light{display:none}:root:not([data-theme="light"]) .on-dark{display:inline}}
:root[data-theme="dark"] .on-light{display:none}
:root[data-theme="dark"] .on-dark{display:inline}
footer .links{display:flex;flex-wrap:wrap;justify-content:center;gap:8px 20px;margin-top:14px}
footer .links a{text-decoration:none;color:var(--muted)}
footer .links a:hover{color:var(--accent-deep)}

/* alerts prompt shown after a few searches */
dialog.ask{border:1px solid var(--line);border-radius:2px;background:var(--card);color:var(--ink);padding:32px;max-width:min(460px,calc(100% - 32px));box-shadow:0 30px 80px -30px rgba(0,0,0,.7)}
dialog.ask::backdrop{background:rgba(18,14,11,.6)}
dialog.ask h2{font-size:1.6rem}
dialog.ask p{color:var(--ink-soft);margin-top:10px}
dialog.ask .row{display:flex;flex-wrap:wrap;gap:10px;margin-top:22px}

@media (prefers-reduced-motion:reduce){*{transition:none!important}html{scroll-behavior:auto}}