:root{
  --navy:#0f2c4d; --navy-2:#14385f; --ink:#1d2530; --slate:#475569;
  --gold:#c8a44d; --gold-dk:#a8842f; --cream:#faf7f0; --line:#e6e2d8;
  --white:#fff; --soft:#f4f6f9; --shadow:0 6px 24px rgba(15,44,77,.10);
  --radius:12px; --maxw:1120px;
  --serif:'Georgia','Times New Roman',serif;
  --sans:-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);line-height:1.65;background:var(--white);-webkit-font-smoothing:antialiased}
.container{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);line-height:1.2;color:var(--navy);font-weight:700}
h1{font-size:clamp(2rem,4.5vw,3.1rem);letter-spacing:-.01em}
h2{font-size:clamp(1.5rem,3vw,2.1rem);margin-bottom:.6em}
h3{font-size:1.2rem;margin-bottom:.4em}
p{margin-bottom:1rem}
a{color:var(--navy-2);text-decoration:none}
a:hover{color:var(--gold-dk)}
.section{padding:64px 0}
.soft{background:var(--soft)}.cream{background:var(--cream)}
.skip-link{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:10px 16px;z-index:200}
.skip-link:focus{left:8px}
.eyebrow{display:inline-block;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dk);font-weight:700;margin-bottom:14px}
.lede{font-size:1.18rem;color:var(--slate);max-width:65ch}
.prose{max-width:72ch}.prose p,.prose li{font-size:1.03rem}
.prose ul{margin:0 0 1rem 1.2rem}.prose li{margin-bottom:.5rem}

/* Header + dropdown nav */
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.98);backdrop-filter:blur(6px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;min-height:74px;gap:16px}
.brand{display:flex;flex-direction:column;line-height:1.15}
.brand-name{font-family:var(--serif);font-weight:700;font-size:1.18rem;color:var(--navy)}
.brand-sub{font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--slate)}
.site-nav{display:flex;align-items:center;gap:8px}
.site-nav>a{font-size:.95rem;color:var(--ink);font-weight:500;padding:8px 12px;border-radius:7px}
.site-nav>a:hover,.site-nav>a.active{color:var(--gold-dk)}
.has-drop{position:relative}
.drop-toggle{background:none;border:0;font:inherit;font-size:.95rem;font-weight:500;color:var(--ink);padding:8px 12px;border-radius:7px;cursor:pointer;display:flex;align-items:center;gap:5px}
.has-drop.active>.drop-toggle,.has-drop:hover>.drop-toggle{color:var(--gold-dk)}
.caret{font-size:.7rem}
.drop-menu{position:absolute;top:100%;left:0;min-width:230px;background:#fff;border:1px solid var(--line);border-radius:10px;box-shadow:var(--shadow);padding:8px;display:none;flex-direction:column;z-index:120}
.has-drop:hover .drop-menu,.has-drop.open .drop-menu{display:flex}
.drop-menu a{padding:9px 14px;border-radius:7px;font-size:.92rem;color:var(--ink)}
.drop-menu a:hover{background:var(--cream);color:var(--gold-dk)}
.nav-cta{background:var(--navy);color:#fff!important;padding:9px 16px;border-radius:8px;font-weight:600;margin-left:6px}
.nav-cta:hover{background:var(--navy-2)}
.nav-toggle{display:none;background:none;border:0;font-size:1.6rem;color:var(--navy);cursor:pointer}

/* Hero */
.hero{position:relative;color:#fff;padding:96px 0 84px;overflow:hidden;background:var(--navy)}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center 28%;opacity:.32}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(120deg,rgba(15,44,77,.94) 0%,rgba(20,56,95,.86) 45%,rgba(15,44,77,.6) 100%)}
.hero .container{position:relative;z-index:1}
.hero h1{color:#fff;max-width:20ch}
.hero-lead{font-size:1.15rem;color:#e7eef6;max-width:60ch;margin-top:18px}
.hero-badges{display:flex;gap:10px;flex-wrap:wrap;margin-top:26px}
.badge{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.24);padding:7px 14px;border-radius:999px;font-size:.85rem;font-weight:600}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.hero-sm{padding:66px 0 52px}

/* Buttons */
.btn{display:inline-block;padding:13px 26px;border-radius:9px;font-weight:600;font-size:.97rem;transition:.18s;border:1px solid transparent;cursor:pointer}
.btn-gold{background:var(--gold);color:var(--navy)!important}
.btn-gold:hover{background:var(--gold-dk);color:#fff!important}
.btn-ghost{background:transparent;color:#fff!important;border-color:rgba(255,255,255,.5)}
.btn-ghost:hover{background:rgba(255,255,255,.12)}
.btn-navy{background:var(--navy);color:#fff!important}
.btn-navy:hover{background:var(--navy-2)}

.direct-answer{background:var(--cream);border-left:4px solid var(--gold);padding:20px 24px;border-radius:0 var(--radius) var(--radius) 0;margin:0 0 8px;box-shadow:var(--shadow)}
.direct-answer p{margin:0;font-size:1.08rem}

.stat-strip{background:var(--navy);color:#fff;padding:30px 0}
.stat-grid{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;text-align:center}
.stat{flex:1;min-width:140px}
.stat-num{display:block;font-family:var(--serif);font-size:1.9rem;color:var(--gold);font-weight:700}
.stat-label{font-size:.84rem;color:#cdd8e6}

.breadcrumbs{padding:16px 24px 0;font-size:.85rem;color:var(--slate)}
.breadcrumbs span{margin:0 2px;color:var(--line)}
.breadcrumbs a{color:var(--slate)}

.two-col{display:grid;grid-template-columns:1.25fr .75fr;gap:48px;align-items:center}
.media-img{width:100%;border-radius:var(--radius);box-shadow:var(--shadow);display:block}

.track-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.track{background:#fff;border-top:4px solid var(--gold);border-radius:var(--radius);padding:30px;box-shadow:var(--shadow)}
.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow);transition:.18s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-3px)}
.card h3{margin-bottom:.4em}
.card .card-link{font-weight:600;color:var(--gold-dk);margin-top:auto}
.svc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.svc{background:#fff;border:1px solid var(--line);border-radius:10px;padding:20px;box-shadow:var(--shadow);font-weight:600;color:var(--navy);display:block}
.svc:hover{border-color:var(--gold);color:var(--gold-dk)}
.svc small{display:block;font-weight:400;color:var(--slate);margin-top:4px;font-size:.85rem}

.cred-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px 32px;margin-top:8px}
.cred{display:flex;gap:12px;align-items:flex-start}
.cred .tick{color:var(--gold-dk);font-weight:700;font-size:1.1rem;flex:none}

.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.review{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;box-shadow:var(--shadow)}
.review .stars{color:var(--gold);letter-spacing:2px;margin-bottom:8px}
.review .who{font-weight:600;color:var(--navy);margin-top:10px;font-size:.92rem}
.review .who small{display:block;font-weight:400;color:var(--slate)}

.faq-list{max-width:80ch}
.faq-item{border:1px solid var(--line);border-radius:10px;margin-bottom:12px;background:#fff;overflow:hidden}
.faq-item summary{cursor:pointer;padding:18px 22px;font-weight:600;color:var(--navy);font-size:1.05rem;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:14px}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"+";color:var(--gold-dk);font-size:1.4rem;font-weight:400;flex:none}
.faq-item[open] summary::after{content:"–"}
.faq-a{padding:0 22px 20px;color:var(--slate)}.faq-a p{margin:0}

.cta-band{background:linear-gradient(120deg,var(--navy),var(--navy-2));color:#fff;padding:54px 0}
.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:30px;flex-wrap:wrap}
.cta-band h2{color:#fff;margin-bottom:.2em}.cta-band p{color:#dce6f1;margin:0;max-width:52ch}
.cta-actions{display:flex;gap:12px;flex-wrap:wrap}

/* Instagram */
.ig-section{background:var(--cream)}
.ig-inner{display:grid;grid-template-columns:1fr 1.1fr;gap:48px;align-items:center}
.ig-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.ig-tile{aspect-ratio:1;border-radius:var(--radius);background-size:cover;background-position:center;box-shadow:var(--shadow);display:block;transition:.18s}
.ig-tile:hover{transform:scale(1.02)}
.ig-cta{background:var(--navy);color:#fff;display:flex;align-items:center;justify-content:center;text-align:center;font-weight:600}
.ig-cta span{color:#fff}

/* Books */
.book-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.book{display:flex;gap:20px;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;box-shadow:var(--shadow)}
.book .book-spine{width:84px;height:118px;border-radius:6px;background:linear-gradient(135deg,var(--navy),var(--navy-2));flex:none;display:flex;align-items:center;justify-content:center;color:var(--gold);font-size:1.7rem}
.book h3{margin-bottom:.3em}.book p{font-size:.95rem;color:var(--slate)}

/* Market data + neighborhoods */
.mkt-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:8px}
.mkt-stat{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow);text-align:center}
.mkt-stat .num{display:block;font-family:var(--serif);font-size:1.8rem;color:var(--navy);font-weight:700}
.mkt-stat .lbl{font-size:.82rem;color:var(--slate)}
.mkt-stat .chg{font-size:.8rem;font-weight:600;margin-top:4px}
.mkt-stat .up{color:#1a7f4b}.mkt-stat .down{color:#b4452f}
.data-note{background:var(--cream);border-left:4px solid var(--gold);padding:14px 18px;border-radius:0 10px 10px 0;font-size:.9rem;color:var(--slate);margin-top:20px}
.mkt-table{width:100%;border-collapse:collapse;margin-top:16px;font-size:.95rem}
.mkt-table th,.mkt-table td{text-align:left;padding:11px 14px;border-bottom:1px solid var(--line)}
.mkt-table th{background:var(--soft);color:var(--navy)}
.hood-meta{display:flex;gap:10px;flex-wrap:wrap;margin:8px 0 4px}
.hood-meta span{background:var(--cream);border:1px solid var(--line);border-radius:999px;padding:5px 13px;font-size:.84rem;color:var(--slate)}
@media(max-width:680px){.mkt-grid{grid-template-columns:1fr 1fr}}

/* At-a-glance facts (LLM-extractable) */
.facts{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);padding:8px 24px;margin:8px 0}
.facts dl{margin:0}
.facts .frow{display:flex;gap:16px;padding:12px 0;border-bottom:1px solid var(--line)}
.facts .frow:last-child{border-bottom:0}
.facts dt{flex:0 0 38%;font-weight:600;color:var(--navy);margin:0}
.facts dd{flex:1;margin:0;color:var(--ink)}
.rev-group{margin-top:36px}
.rev-group h3{border-left:4px solid var(--gold);padding-left:12px}

/* Success stories */
.story-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.story-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);padding:26px;transition:.18s}
.story-card:hover{transform:translateY(-3px)}
.story-card .tag{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-dk);font-weight:700;margin-bottom:8px}
.story-card h3{margin-bottom:.4em;font-size:1.12rem}
.story-card p{color:var(--slate);font-size:.95rem}
.story-card .card-link{margin-top:auto;font-weight:600;color:var(--gold-dk)}
.story-meta{display:flex;gap:10px;flex-wrap:wrap;margin:6px 0 16px}
.story-meta span{background:var(--cream);border:1px solid var(--line);border-radius:999px;padding:5px 13px;font-size:.84rem;color:var(--slate)}
.pullquote{border-left:4px solid var(--gold);background:var(--cream);padding:18px 22px;border-radius:0 10px 10px 0;font-size:1.08rem;color:var(--ink);margin:22px 0}
.pullquote cite{display:block;margin-top:8px;font-style:normal;font-weight:600;color:var(--navy);font-size:.9rem}
@media(max-width:680px){.story-grid{grid-template-columns:1fr}.facts dt{flex-basis:46%}}

/* Blog */
.post{max-width:760px;margin:0 auto}
.post .post-meta{color:var(--slate);font-size:.9rem;margin-bottom:18px}
.post h2{margin-top:1.5em}
.post h3{margin-top:1.2em}
.post ul,.post ol{margin:0 0 1rem 1.2rem}.post li{margin-bottom:.5rem}
.post .post-cta{background:var(--cream);border-radius:var(--radius);padding:22px 26px;margin:28px 0;border-left:4px solid var(--gold)}
.post .post-cta p{margin:0 0 12px}
.blog-list{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
.blog-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow);transition:.18s}
.blog-card:hover{transform:translateY(-3px)}
.blog-card .tag{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-dk);font-weight:700;margin-bottom:8px}
.blog-card h3{margin-bottom:.4em}.blog-card p{color:var(--slate);font-size:.95rem}
.blog-card .card-link{margin-top:auto;font-weight:600;color:var(--gold-dk)}
.blog-card.soon{opacity:.72}
.blog-card.soon .pill{display:inline-block;font-size:.72rem;font-weight:700;color:var(--slate);background:var(--soft);border:1px solid var(--line);border-radius:999px;padding:3px 10px;margin-top:auto}
@media(max-width:680px){.blog-list{grid-template-columns:1fr}}

/* Contact + forms */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:48px}
.contact-card{background:var(--cream);border-radius:var(--radius);padding:30px}
.field{margin-bottom:16px}
.field label{display:block;font-weight:600;margin-bottom:5px;font-size:.9rem;color:var(--navy)}
.field input,.field textarea,.field select{width:100%;padding:12px 14px;border:1px solid var(--line);border-radius:8px;font:inherit;background:#fff}
.field textarea{min-height:120px;resize:vertical}
.form-note{font-size:.82rem;color:var(--slate)}

/* Net sheet calculator */
.calc-wrap{display:grid;grid-template-columns:1.3fr .7fr;gap:32px;align-items:start}
.calc-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow)}
.calc-row{display:flex;justify-content:space-between;align-items:center;gap:14px;margin-bottom:12px}
.calc-row label{font-size:.92rem;color:var(--ink);flex:1}
.calc-row input,.calc-row select{width:150px;padding:9px 11px;border:1px solid var(--line);border-radius:7px;font:inherit;text-align:right}
.calc-out{background:var(--navy);color:#fff;border-radius:var(--radius);padding:26px;position:sticky;top:96px}
.calc-out h3{color:#fff}
.calc-line{display:flex;justify-content:space-between;padding:9px 0;border-bottom:1px solid rgba(255,255,255,.14);font-size:.95rem;color:#dce6f1}
.calc-total{display:flex;justify-content:space-between;padding-top:14px;margin-top:8px;font-family:var(--serif);font-size:1.5rem;color:var(--gold);font-weight:700}
.calc-note{font-size:.78rem;color:var(--slate);margin-top:18px}

/* Footer */
.site-footer{background:var(--ink);color:#c8d0da;padding:54px 0 0}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:36px}
.site-footer h2,.site-footer h3{color:#fff}
.f-name{font-size:1.25rem;margin-bottom:.5em}.site-footer h3{font-size:1rem;margin-bottom:.6em}
.site-footer a{color:#c8d0da}.site-footer a:hover{color:var(--gold)}
.f-trec{font-size:.82rem;color:#8a96a4;margin-top:8px}
.f-social{display:flex;flex-wrap:wrap;gap:12px}
.f-join{margin-top:14px;font-weight:600}.f-join a{color:var(--gold)}
.f-base{border-top:1px solid #2a323d;margin-top:40px;padding-top:20px;padding-bottom:24px;font-size:.82rem;color:#8a96a4}
.f-base a{color:#8a96a4;text-decoration:underline}

@media(max-width:960px){
  .two-col,.contact-grid,.ig-inner,.calc-wrap{grid-template-columns:1fr;gap:28px}
  .card-grid,.track-grid,.review-grid,.book-grid{grid-template-columns:1fr 1fr}
  .svc-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}
  .calc-out{position:static}
}
@media(max-width:680px){
  .nav-toggle{display:block}
  .site-nav{display:none;position:absolute;top:74px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;padding:12px 24px;border-bottom:1px solid var(--line);box-shadow:var(--shadow);max-height:80vh;overflow:auto}
  .site-nav.open{display:flex}
  .site-nav>a,.drop-toggle{padding:12px 4px;width:100%;text-align:left}
  .has-drop{width:100%}
  .drop-menu{position:static;display:none;box-shadow:none;border:0;border-left:2px solid var(--line);border-radius:0;margin:0 0 6px 10px;min-width:0}
  .has-drop.open .drop-menu{display:flex}
  .nav-cta{text-align:center;margin:6px 0 0}
  .card-grid,.track-grid,.review-grid,.book-grid,.svc-grid,.cred-grid,.footer-grid{grid-template-columns:1fr}
  .book{flex-direction:column}
}
@media print{.site-header,.site-footer,.cta-band,.breadcrumbs,.calc-note{display:none}.calc-out{position:static;background:#fff;color:#000;border:1px solid #ccc}.calc-out h3,.calc-total{color:#000}}