@font-face {
  font-family: "Red Hat Display";
  src: url("fonts/red-hat-display.woff2") format("woff2");
  font-style: normal;
  font-weight: 300 900;
  font-display: swap;
}

:root {
  --charcoal: #333132;
  --gold: #ecdeba;
  --deep-gold: #d7bb7b;
  --paper: #fff;
  --shell: 1368px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: #252525; background: #fff; font-family: Arial, Helvetica, sans-serif; }
img { display: block; max-width: 100%; }
button, input { font: inherit; }
a { color: inherit; }
.shell { width: min(var(--shell), calc(100% - 60px)); margin-inline: auto; }
.skip-link { position: fixed; top: 8px; left: 8px; z-index: 1000; transform: translateY(-150%); padding: 10px 14px; background: #fff; color: #000; }
.skip-link:focus { transform: none; }

.topbar { position: absolute; top: 0; right: 0; left: 0; z-index: 2; display: block; color: #fff; background: transparent; font-size: clamp(20px, 1.5vw, 22px); font-weight: 700; line-height: 1.2; }
.topbar-inner { min-height: 52px; display: flex; align-items: center; justify-content: flex-end; gap: 8px; padding: 0 clamp(72px, 8vw, 120px) 0 0; }
.topbar-inner a { white-space: nowrap; }
.topbar a { text-decoration: none; }
.site-header { position: relative; z-index: 50; color: #fff; background: var(--charcoal); border-bottom: 1px solid rgba(255,255,255,.35); }
.header-inner { min-height: 124px; display: flex; align-items: center; justify-content: space-between; gap: 40px; }
.brand { flex: 0 1 470px; }
.brand img { width: 470px; height: auto; }
.primary-nav { align-self: flex-end; display: flex; align-items: center; gap: 27px; padding-bottom: 21px; font-size: 14px; font-weight: 700; }
.primary-nav a, .search-toggle { position: relative; padding: 8px 0; border: 0; color: #fff; background: transparent; text-decoration: none; white-space: nowrap; cursor: pointer; }
.search-toggle { width: 24px; height: 30px; overflow: hidden; font-size: 0; }
.search-toggle::before { content: ""; position: absolute; top: 6px; left: 3px; width: 10px; height: 10px; border: 2px solid #fff; border-radius: 50%; }
.search-toggle::after { content: ""; position: absolute; right: auto; bottom: 5px; left: 15px; width: 2px; height: 9px; transform: rotate(-45deg); transform-origin: center; background: #fff; }
.primary-nav a::after { content: ""; position: absolute; right: 0; bottom: 0; left: 0; height: 2px; transform: scaleX(0); background: var(--gold); transition: transform .2s ease; }
.primary-nav a:hover::after, .primary-nav a:focus-visible::after, .primary-nav a.active::after { transform: scaleX(1); }
.menu-toggle { display: none; width: 42px; height: 42px; padding: 9px; border: 0; background: transparent; cursor: pointer; }
.menu-toggle span { display: block; height: 2px; margin: 5px 0; background: #fff; }
.property-search { position: absolute; right: max(30px, calc((100vw - var(--shell)) / 2)); top: calc(100% + 1px); width: min(460px, calc(100% - 40px)); padding: 18px; color: #252525; background: #fff; box-shadow: 0 8px 25px rgba(0,0,0,.25); }
.property-search label { display: block; margin-bottom: 7px; font-weight: 700; }
.property-search div { display: flex; }
.property-search input { min-width: 0; flex: 1; padding: 11px; border: 1px solid #aaa; }
.property-search button { padding: 10px 18px; border: 1px solid var(--charcoal); color: #fff; background: var(--charcoal); cursor: pointer; }

.hero { position: relative; overflow: hidden; background: #777; }
.hero > img { width: 100%; aspect-ratio: 1244 / 700; object-fit: cover; }
.hero-shade { position: absolute; inset: 0; background: rgba(0,0,0,.15); pointer-events: none; }
.hero h1 { position: absolute; top: 53%; left: 19.5%; margin: 0; color: #fff; font-family: "Red Hat Display", Arial, sans-serif; font-size: clamp(36px, 4.45vw, 70px); line-height: 1.22; font-weight: 300; text-shadow: 0 1px 2px rgba(0,0,0,.45); }
.hero h1 strong { font-weight: 400; }

.broker-section { padding: 20px 0 15px; color: var(--gold); background: var(--charcoal); }
.broker-grid { display: grid; grid-template-columns: 220px minmax(0, 1fr) 130px; align-items: center; gap: 40px; }
.broker-card { text-align: center; }
.broker-card img { width: 180px; margin: 0 auto 7px; }
.broker-card p { margin: 0; font-size: 20px; line-height: 1.45; }
.broker-card span { font-size: 16px; }
.broker-copy { font-family: "Red Hat Display", Arial, sans-serif; font-size: 21px; line-height: 1.32; }
.broker-copy p { margin: 0 0 20px; }
.broker-copy p:last-child { margin-bottom: 0; }
.book-link { display: block; justify-self: center; }
.book-link img { width: 100px; }

.capabilities { padding: 34px 0 26px; background: #fff; }
.capability-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 70px; }
.capability-grid ul { margin: 0; padding: 0; list-style: none; font-size: 18px; line-height: 1.42; font-weight: 700; }
.capability-grid li { position: relative; padding-left: 17px; }
.capability-grid li::before { content: "•"; position: absolute; left: 0; }
.award-banner { min-height: 75px; display: grid; place-items: center; padding: 10px 20px; background: url("images/sell-banner.png") center / cover no-repeat, linear-gradient(90deg,#d4b671,#fff3ca,#d4b671); color: var(--charcoal); font-family: "Red Hat Display", Arial, sans-serif; font-size: clamp(28px,3vw,45px); font-weight: 700; text-align: center; }
.awards { padding: 46px 0 36px; background: #fff; }
.awards-grid { display: grid; grid-template-columns: 1.15fr .9fr .75fr; align-items: center; gap: 100px; }
.awards-grid img { width: 100%; max-height: 355px; object-fit: contain; }
.awards-grid img:nth-child(2) { max-width: 300px; justify-self: center; }
.awards-grid img:nth-child(3) { max-width: 360px; justify-self: end; }

.testimonials { padding: 36px 0 72px; background: #fff; }
.testimonial-carousel, .property-carousel { position: relative; }
.testimonial-viewport, .property-viewport { overflow: hidden; }
.testimonial-viewport { width: calc(100% - 150px); margin-inline: auto; box-shadow: 7px 9px 10px rgba(0,0,0,.28); border: 1px solid #b8a270; background: #f1dfb9; }
.testimonial-track { display: flex; transition: transform .45s ease; }
.testimonial-track blockquote { flex: 0 0 100%; margin: 0; padding: 72px 78px; font-size: 20px; line-height: 1.55; font-style: italic; font-weight: 700; }
.carousel-arrow { position: absolute; z-index: 4; top: 50%; width: 56px; height: 56px; display: grid; place-items: center; transform: translateY(-50%); border: 0; border-radius: 50%; color: #8e8e8e; background: #eee; box-shadow: 0 1px 4px rgba(0,0,0,.25); cursor: pointer; }
.carousel-arrow:hover, .carousel-arrow:focus-visible { color: #333; background: #fff; }
.carousel-arrow.previous { left: 0; }
.carousel-arrow.next { right: 0; }
.carousel-arrow:disabled { opacity: .35; cursor: default; }

.section-title { min-height: 92px; display: grid; place-items: center; margin: 0; padding: 12px 20px; color: var(--gold); background: var(--charcoal); font-family: "Red Hat Display", Arial, sans-serif; font-size: clamp(32px,3.3vw,50px); font-weight: 300; text-align: center; }
.gold-field { min-height: 535px; display: grid; grid-template-columns: minmax(0, 1fr); place-items: center; padding: 42px 25px; background: linear-gradient(105deg,#d5b777 0%,#fff4ce 47%,#d5b777 100%); }
.property-card { min-width: 0; position: relative; color: #111; font-size: 14px; font-weight: 700; }
.property-card img { width: 100%; height: 386px; border: 3px solid var(--charcoal); object-fit: cover; background: #fff; }
.property-card > a { display: block; }
.property-details { display: grid; grid-template-columns: minmax(0,1fr) auto; gap: 8px; padding-top: 8px; line-height: 1.25; }
.property-details .price { text-align: right; white-space: nowrap; }
.property-label { margin: 7px 0 0; color: #111; font-size: clamp(17px,1.5vw,26px); line-height: 1.15; text-transform: uppercase; text-align: center; }
.available-card { width: min(430px, 100%); }
.available-card img { height: auto; aspect-ratio: 3 / 2; }
.available-card .property-details { font-size: 16px; }
.placeholder-card { min-height: 0; border: 0; background: transparent; }
.placeholder-frame { width: 100%; height: 386px; display: grid; place-items: center; border: 3px solid var(--charcoal); background: #fff; }
.placeholder-card p { margin: 0; color: #9b9b9b; font-size: 31px; line-height: 1.35; text-align: center; }
.sold-field { min-height: 590px; padding-inline: 0; }
.property-carousel { --visible: 3; width: min(100%, 1500px); min-width: 0; max-width: 100%; padding-inline: 55px; }
.property-viewport, .property-track { min-width: 0; max-width: 100%; }
.property-track { display: flex; transition: transform .5s ease; }
.property-track .property-card { flex: 0 0 calc(100% / var(--visible)); padding: 0 15px; }
.property-carousel .carousel-arrow.previous { left: 0; }
.property-carousel .carousel-arrow.next { right: 0; }

.selling-section { padding-bottom: 82px; color: #fff; background: var(--charcoal); }
.selling-section .section-title { min-height: 98px; }
.selling-grid { display: grid; grid-template-columns: .9fr 1.1fr; align-items: center; gap: 95px; }
.selling-image { width: 100%; height: 520px; object-fit: cover; }
.selling-content h3 { max-width: 700px; margin: 0 0 28px; font-family: "Red Hat Display", Arial, sans-serif; font-size: clamp(32px,3.1vw,48px); line-height: 1.12; }
.selling-form { display: grid; gap: 35px; }
.selling-form label { display: block; }
.selling-form label span { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.selling-form input { width: 100%; height: 42px; padding: 8px 12px; border: 1px solid #aaa; background: #fff; }
.zip-row { display: grid; grid-template-columns: minmax(0, 1fr) 130px; gap: 50px; align-items: end; }
.zip-row button { height: 42px; border: 0; color: #333; background: #e3ce88; font-weight: 700; cursor: pointer; }
.form-status { min-height: 1.3em; margin: -20px 0 0; color: var(--gold); }

.site-footer { min-height: 700px; position: relative; padding: 64px 0 16px; color: #fff; background: linear-gradient(rgba(0,0,0,.54),rgba(0,0,0,.63)), url("images/footer-bg.jpg") center top / cover no-repeat; }
.footer-top { display: grid; grid-template-columns: minmax(0, 1fr) 180px; grid-template-rows: 66px auto; align-items: end; column-gap: 24px; }
.footer-brand-line { position: relative; width: 100%; height: 65px; }
.footer-brand-line::after { content: ""; position: absolute; right: 0; bottom: 0; left: 70px; border-top: 1px solid rgba(236,222,186,.7); }
.footer-logo { position: relative; z-index: 1; width: 300px; height: 65px; margin: 0; object-fit: contain; object-position: left bottom; }
.footer-badges { width: 150px; height: 61px; justify-self: end; object-fit: contain; }
.social-icons { grid-column: 2; justify-self: end; display: flex; gap: 10px; padding: 14px 0 24px; }
.social-icons img { width: 45px; height: 45px; object-fit: contain; }
.footer-contact { padding-top: 70px; color: var(--gold); text-align: center; }
.footer-contact h2 { margin: 0 0 18px; font-size: 28px; }
.footer-contact p { margin: 12px 0; font-size: 18px; }
.footer-contact a { color: #fff; text-decoration: none; }
.counties { font-weight: 700; }
.copyright { position: absolute; right: 20px; bottom: 15px; left: 20px; font-size: 12px; text-align: center; text-transform: uppercase; }
.copyright a { text-decoration: none; }
.back-to-top { position: fixed; z-index: 60; right: 18px; bottom: 18px; width: 44px; height: 44px; display: grid; place-items: center; border: 0; border-radius: 3px; color: #fff; background: rgba(51,49,50,.85); opacity: 0; pointer-events: none; transition: opacity .2s ease; cursor: pointer; }
.back-to-top.visible { opacity: 1; pointer-events: auto; }

@media (max-width: 1100px) {
  .shell { width: min(100% - 40px, var(--shell)); }
  .header-inner { min-height: 102px; }
  .brand { flex-basis: 330px; }
  .brand img { width: 330px; }
  .primary-nav { gap: 15px; font-size: 12px; }
  .broker-grid { grid-template-columns: 190px 1fr 110px; gap: 24px; }
  .broker-copy { font-size: 18px; }
  .awards-grid { gap: 45px; }
  .property-carousel { --visible: 2; }
  .selling-grid { gap: 45px; }
  .footer-logo { margin-left: 0; }
}

@media (max-width: 767px) {
  html { scroll-behavior: auto; }
  .shell { width: min(100% - 28px, var(--shell)); }
  .topbar { position: static; background: var(--charcoal); font-size: clamp(12px, 3.5vw, 14px); }
  .topbar-inner { min-height: 78px; flex-direction: row; justify-content: flex-start; align-items: center; gap: 4px; padding: 0; }
  .site-header { min-height: 88px; }
  .header-inner { min-height: 88px; gap: 12px; }
  .header-inner { min-height: 78px; }
  .brand { flex: 0 1 180px; }
  .brand img { width: 180px; }
  .menu-toggle { flex: 0 0 42px; display: block; margin-left: auto; }
  .menu-toggle span { width: 100%; }
  .primary-nav { position: absolute; top: 100%; right: 0; left: 0; display: none; padding: 10px 20px 18px; background: var(--charcoal); box-shadow: 0 7px 12px rgba(0,0,0,.3); }
  .primary-nav.open { display: grid; }
  .primary-nav a, .search-toggle { width: 100%; height: auto; padding: 12px 5px; font-size: 12px; text-align: left; }
  .search-toggle::before { display: none; }
  .search-toggle::after { right: 5px; bottom: 5px; left: 5px; width: auto; height: 2px; transform: scaleX(0); }
  .search-toggle:hover::after, .search-toggle:focus-visible::after { transform: scaleX(1); }
  .property-search { right: 14px; top: 100%; }
  .hero > img { aspect-ratio: 750 / 740; }
  .hero h1 { top: 74%; left: 10%; font-size: clamp(20px,5.3vw,34px); line-height: 1.25; }
  .broker-section { padding: 24px 0 20px; }
  .broker-grid { display: flex; flex-direction: column; gap: 24px; }
  .broker-card img { width: 180px; }
  .broker-card p { font-size: 17px; }
  .broker-card span { font-size: 13px; }
  .broker-copy { font-size: 16px; line-height: 1.45; }
  .book-link img { width: 100px; }
  .capabilities { padding: 30px 0 20px; }
  .capability-grid { grid-template-columns: 1fr; gap: 15px; }
  .capability-grid ul { font-size: 15px; line-height: 1.35; }
  .award-banner { min-height: 38px; font-size: 14px; }
  .awards { padding: 35px 0; }
  .awards-grid { grid-template-columns: 1fr; gap: 25px; }
  .awards-grid img { max-width: 330px; max-height: 290px; justify-self: center !important; }
  .testimonials { padding: 12px 0 35px; }
  .testimonial-carousel.shell { width: 100%; }
  .testimonial-viewport { width: calc(100% - 90px); }
  .testimonial-track blockquote { min-height: 330px; display: grid; align-items: center; padding: 35px 28px; font-size: 15px; line-height: 1.45; }
  .carousel-arrow { width: 38px; height: 38px; font-size: 12px; }
  .testimonial-carousel .previous { left: 8px; }
  .testimonial-carousel .next { right: 8px; }
  .section-title { min-height: 58px; font-size: 24px; }
  .gold-field { min-height: 0; padding: 28px 16px 34px; }
  .available-card { width: 100%; }
  .available-card .property-details { font-size: 13px; }
  .property-carousel { --visible: 1; width: 100%; padding-inline: 21px; }
  .property-track .property-card { padding-inline: 3px; }
  .property-viewport, .property-track { width: 100%; }
  .property-card img { height: min(430px, 110vw); object-fit: cover; }
  .available-card img { height: auto; aspect-ratio: 3 / 2; }
  .placeholder-card { min-height: 0; }
  .placeholder-frame { height: min(430px, 110vw); }
  .property-details { font-size: 11px; }
  .property-label { font-size: 16px; }
  .property-carousel .carousel-arrow.previous { left: 1px; }
  .property-carousel .carousel-arrow.next { right: 1px; }
  .sold-field { min-height: 0; padding-block: 24px 34px; }
  .selling-section { padding-bottom: 38px; }
  .selling-section .section-title { min-height: 58px; }
  .selling-grid { width: 100%; grid-template-columns: 1fr; gap: 28px; }
  .selling-image { height: auto; max-height: 430px; object-fit: cover; }
  .selling-content { width: calc(100% - 36px); margin-inline: auto; }
  .selling-content h3 { margin-bottom: 24px; font-size: 18px; text-align: left; }
  .selling-form { gap: 30px; }
  .selling-form input { height: 38px; }
  .zip-row { grid-template-columns: 1fr; gap: 26px; }
  .zip-row button { width: 100px; height: 36px; justify-self: center; }
  .site-footer { min-height: 690px; padding-top: 42px; }
  .footer-top { grid-template-columns: 1fr; grid-template-rows: auto auto auto; justify-items: center; row-gap: 18px; padding-bottom: 24px; }
  .footer-brand-line { width: 100%; }
  .footer-brand-line::after { right: 15%; left: 15%; }
  .footer-logo { width: min(300px, 90%); margin: 0 auto; object-position: center bottom; }
  .footer-badges { width: 150px; justify-self: center; }
  .social-icons { grid-column: 1; justify-self: center; padding: 0; }
  .social-icons img { width: 38px; height: 38px; }
  .footer-contact { padding-top: 48px; }
  .footer-contact h2 { font-size: 19px; }
  .footer-contact p { font-size: 14px; line-height: 1.55; }
  .copyright { font-size: 8px; line-height: 1.5; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
}