:root{
  --ink:#111;
  --cream:#f3f0e9;
  --paper:#faf9f6;
  --taupe:#cfc6b8;
  --muted:#77716a;
  --line:rgba(17,17,17,.14);
  --serif:"Playfair Display",Georgia,serif;
  --sans:"Manrope",Arial,sans-serif;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.6}a{color:inherit;text-decoration:none}.wrap{max-width:1440px;margin:auto;padding-left:6vw;padding-right:6vw}
.topbar{height:88px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;padding:0 4vw;background:rgba(250,249,246,.96);position:sticky;top:0;z-index:50;border-bottom:1px solid var(--line);backdrop-filter:blur(12px)}
.logo{display:flex;flex-direction:column}.logo span{font-size:17px;font-weight:600;letter-spacing:.2em}.logo small{font-size:8px;letter-spacing:.16em;color:var(--muted);margin-top:4px}.desktop-nav{display:flex;gap:30px;font-size:11px;letter-spacing:.08em;text-transform:uppercase}.desktop-nav a:hover{opacity:.55}.nav-cta{justify-self:end;font-size:10px;text-transform:uppercase;letter-spacing:.13em;border-bottom:1px solid;padding-bottom:5px}.menu{display:none}
.hero{height:calc(100vh - 88px);min-height:720px;position:relative;display:flex;align-items:flex-end;color:white;overflow:hidden}.hero-media{position:absolute;inset:0;background:url("assets/jerry-audi-headshot.jpg") center 38%/cover no-repeat;transform:scale(1.01)}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.7) 0%,rgba(0,0,0,.32) 48%,rgba(0,0,0,.1) 100%),linear-gradient(0deg,rgba(0,0,0,.55),transparent 55%)}.hero-copy{position:relative;z-index:2;padding:0 6vw 9vh;max-width:1000px}.kicker,.section-tag{font-size:9px;font-weight:600;letter-spacing:.22em;text-transform:uppercase}.hero h1,.recognition h2,.editorial-copy h2,.property-head h2,.valuation h2,.market-intro h2,.contact-luxury h2{font-family:var(--serif);font-weight:500;line-height:.98;margin:20px 0 25px}.hero h1{font-size:clamp(58px,7.4vw,112px)}h2{font-size:clamp(46px,5.2vw,76px)}em{font-weight:500}.hero-copy p{font-size:16px;max-width:590px;color:rgba(255,255,255,.82)}.hero-actions{display:flex;gap:30px;align-items:center;margin-top:34px}.btn{display:inline-block;padding:14px 22px;border:1px solid var(--ink);font-size:9px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;background:transparent}.btn.light{border-color:white;color:white}.btn:hover{background:var(--ink);color:white}.btn.light:hover{background:white;color:var(--ink)}.underline-link{display:inline-block;font-size:9px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid;padding-bottom:5px}.underline-link span{margin-left:14px}.light-link{color:white}.hero-bottom{position:absolute;z-index:2;bottom:24px;right:5vw;display:flex;gap:40px;font-size:8px;letter-spacing:.14em;color:rgba(255,255,255,.65)}
.recognition{padding:120px 0 100px;background:#ede8df}.recognition h2{margin-top:28px}.section-tag{color:var(--muted)}.stat-grid{margin-top:65px;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}.stat-grid div{padding:26px 26px 5px 0;border-right:1px solid var(--line)}.stat-grid div:not(:first-child){padding-left:26px}.stat-grid div:last-child{border-right:0}.stat-grid strong{display:block;font:500 34px var(--serif);margin-bottom:10px}.stat-grid span{font-size:10px;color:var(--muted);text-transform:uppercase;letter-spacing:.08em}
.split-feature{display:grid;grid-template-columns:1fr 1fr;min-height:850px}.portrait img{width:100%;height:100%;object-fit:cover;object-position:center}.editorial-copy{padding:9vw 8vw;display:flex;flex-direction:column;justify-content:center;background:var(--paper)}.editorial-copy h2{margin-top:25px}.editorial-copy p{color:#59544f;max-width:660px}.large-copy{font:500 20px/1.5 var(--serif)!important;color:var(--ink)!important}
.properties-luxury{padding:120px 0;background:#121212;color:white}.properties-luxury .section-tag{color:#8f8a83}.property-head{display:grid;grid-template-columns:1.1fr .6fr;gap:8vw;align-items:end}.property-head p{color:#aaa;max-width:500px}.property-tabs{display:flex;gap:32px;margin:55px 0 35px;border-bottom:1px solid rgba(255,255,255,.18)}.tab{background:none;border:0;color:#777;padding:0 0 16px;font:600 9px var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;border-bottom:1px solid transparent}.tab.active{color:white;border-bottom-color:white}.tab-panel{display:none}.tab-panel.active{display:block}.lux-search{display:grid;grid-template-columns:2fr 1fr 1fr auto;background:#1b1b1b;padding:22px}.lux-search input,.lux-search select{background:transparent;border:0;border-right:1px solid #333;padding:14px;color:white;outline:none;font:13px var(--sans)}.lux-search select option{color:black}.lux-search button{background:white;color:#111;border:0;padding:0 26px;font-size:9px;text-transform:uppercase;letter-spacing:.13em;font-weight:600}.search-note{font-size:10px;color:#777;margin-top:14px}.lux-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.lux-grid article{background:#181818;padding-bottom:22px}.listing-image{height:370px;background-size:cover}.listing-image.one{background:linear-gradient(145deg,#9d9589,#292929)}.listing-image.two{background:linear-gradient(145deg,#6b6a66,#1c1c1c)}.listing-image.three{background:linear-gradient(145deg,#bbb1a3,#35302c)}.lux-grid span{display:block;margin:20px 20px 5px;font-size:8px;letter-spacing:.14em;color:#888}.lux-grid h3{margin:0 20px;font:500 28px var(--serif)}.lux-grid p{margin:5px 20px;color:#777;font-size:12px}
.valuation{position:relative;background:#37312b;color:white;padding:120px 0}.valuation-bg{position:absolute;inset:0;background:radial-gradient(circle at 80% 20%,rgba(255,255,255,.06),transparent 35%)}.valuation-inner{position:relative;display:grid;grid-template-columns:1fr .72fr;gap:10vw;align-items:center}.pale{color:#bcb4aa}.valuation p{max-width:580px;color:#c9c2ba}.valuation form{display:grid;gap:18px}.valuation input{background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.35);padding:14px 0;color:white;font:13px var(--sans);outline:none}.valuation input::placeholder{color:#a79f97}
.markets{padding:120px 0;background:#f5f1e8}.market-intro{display:grid;grid-template-columns:1fr .55fr;gap:8vw;align-items:end}.market-intro p{color:var(--muted)}.market-list{margin-top:55px;border-top:1px solid var(--line)}.market-list a{display:grid;grid-template-columns:60px 1fr 1fr 40px;align-items:center;padding:24px 0;border-bottom:1px solid var(--line)}.market-list span{font-size:9px;color:var(--muted)}.market-list strong{font:500 33px var(--serif)}.market-list small{font-size:9px;letter-spacing:.12em;color:var(--muted)}.market-list b{font-weight:400;text-align:right}.market-list a:hover strong{font-style:italic}
.signature{padding:150px 6vw;background:#111;color:white;text-align:center}.signature-inner{max-width:900px;margin:auto}.signature blockquote{font:500 clamp(45px,6vw,80px)/1.05 var(--serif);margin:30px 0}.signature p{color:#8d8984}
.contact-luxury{padding:120px 0;background:#fff}.contact-grid{display:grid;grid-template-columns:1fr .65fr;gap:10vw}.contact-card{display:flex;flex-direction:column;align-items:flex-start;gap:8px;padding-top:25px}.contact-card a:first-child{font:500 33px var(--serif)}.contact-card span{color:var(--muted);font-size:12px}.contact-card .btn{margin-top:24px}
footer{background:#0d0d0d;color:white;padding:42px 0}.footer-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:30px;align-items:end;font-size:8px;letter-spacing:.12em;color:#888;text-transform:uppercase}.footer-grid strong{display:block;color:white;font-size:15px;letter-spacing:.18em}.footer-grid small{display:block;margin-top:5px}
@media(max-width:900px){.topbar{grid-template-columns:1fr auto}.desktop-nav,.nav-cta{display:none}.menu{display:block;background:none;border:0;font:10px var(--sans);letter-spacing:.12em;text-transform:uppercase}.split-feature,.property-head,.valuation-inner,.market-intro,.contact-grid{grid-template-columns:1fr}.portrait{height:650px}.stat-grid{grid-template-columns:1fr 1fr}.lux-grid{grid-template-columns:1fr}.lux-search{grid-template-columns:1fr}.lux-search input,.lux-search select{border-right:0;border-bottom:1px solid #333}.lux-search button{padding:16px}.market-list a{grid-template-columns:40px 1fr 40px}.market-list small{display:none}.footer-grid{grid-template-columns:1fr}.hero-bottom{display:none}}
@media(max-width:600px){.hero{min-height:680px}.hero-copy{padding:0 6vw 10vh}.hero h1{font-size:54px}.hero-actions{align-items:flex-start;flex-direction:column}.recognition,.properties-luxury,.valuation,.markets,.contact-luxury{padding:85px 0}.stat-grid{grid-template-columns:1fr}.stat-grid div,.stat-grid div:not(:first-child){padding:22px 0;border-right:0;border-bottom:1px solid var(--line)}.editorial-copy{padding:80px 6vw}.portrait{height:520px}.market-list strong{font-size:27px}}/* 2026 refinement */
.stat-grid strong{font-size:30px}.stat-grid div:last-child strong{font-size:24px;line-height:1.15}
.contact-luxury{background:#fbfaf7}.contact-intro{max-width:500px;color:var(--muted);font-size:14px}.contact-card{gap:10px}.contact-label{font-size:8px;letter-spacing:.2em;color:#9a7b47;font-weight:600;margin-top:8px}.contact-card .contact-email{font:500 22px var(--serif)}.contact-rule{height:1px;background:var(--line);width:100%;margin:12px 0}.contact-card span b{color:var(--ink);font-weight:500}
.lux-footer{background:#0b0b0b;color:#fff;padding:70px 0 28px}.footer-main{display:grid;grid-template-columns:1fr 1fr;gap:10vw}.footer-brand{display:flex;flex-direction:column;align-items:flex-start;gap:8px}.footer-brand strong{font-size:20px;letter-spacing:.2em}.footer-brand small{font-size:8px;letter-spacing:.16em;color:#858585}.footer-brand p{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:#b89a64;border-bottom:1px solid #7e683f;padding-bottom:12px;width:100%;margin:8px 0}.footer-brand address{font-style:normal;color:#bbb;font-size:12px;line-height:1.7}.footer-brand a{font-size:12px;color:#ddd}.footer-brand a span{color:#777;margin-left:8px}.footer-brokerage{border-left:1px solid #555;padding-left:6vw;display:flex;flex-direction:column;justify-content:center;align-items:flex-start}.brokerage-name{font:500 40px/1.05 var(--serif)}.brokerage-name span{font:500 13px var(--sans);letter-spacing:.14em;text-transform:uppercase}.compliance-marks{width:150px;height:auto;margin-top:35px;object-fit:contain}.footer-legal{border-top:1px solid #7e683f;margin-top:45px;padding-top:22px;color:#777;font-size:9px;line-height:1.7}
@media(max-width:900px){.footer-main{grid-template-columns:1fr}.footer-brokerage{border-left:0;border-top:1px solid #444;padding:35px 0 0}.brokerage-name{font-size:34px}}
@media(max-width:600px){.contact-card a:first-of-type{font-size:34px}.contact-card .contact-email{font-size:21px}.stat-grid div:last-child strong{font-size:25px}.lux-footer{padding-top:55px}.compliance-marks{width:135px}}

/* Bottom redesign to match approved luxury preview */
.contact-showcase{display:grid;grid-template-columns:1fr 1fr;background:#fbfaf7;min-height:800px;border-top:1px solid var(--line)}
.contact-showcase-copy{padding:8vw 6vw;display:flex;flex-direction:column;justify-content:center}.gold-tag{color:#9c7a42}.contact-showcase h2{font:500 clamp(52px,6vw,88px)/.98 var(--serif);margin:22px 0 28px}.gold-rule{height:1px;background:#c6a46b;width:72px;margin:0 0 28px}.contact-lines{border-top:1px solid var(--line);padding-top:22px;display:grid;gap:18px;max-width:520px}.contact-lines>a,.contact-lines>div{display:grid;grid-template-columns:58px 1fr;align-items:center;gap:14px}.contact-icon{width:48px;height:48px;border:1px solid #c6a46b;border-radius:50%;display:grid;place-items:center;color:#a88347;font-size:18px}.contact-lines strong{display:block;font:500 25px var(--serif);line-height:1.15}.contact-lines small{display:block;color:var(--muted);font-size:11px;margin-top:4px}.contact-black-btn{margin-top:30px;background:#111;color:#fff;padding:17px 22px;width:240px;display:flex;justify-content:space-between;font-size:10px;letter-spacing:.16em}.contact-showcase-photo{min-height:800px;overflow:hidden}.contact-showcase-photo img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block}
.service-ribbon{display:grid;grid-template-columns:repeat(4,1fr);padding:58px 4vw;background:#fbfaf7;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-ribbon-item{text-align:center;padding:0 32px;border-right:1px solid var(--line)}.service-ribbon-item:last-child{border-right:0}.ribbon-icon{font:34px var(--serif);color:#a88347;height:48px}.service-ribbon-item strong{display:block;font-size:10px;letter-spacing:.11em;margin:13px 0}.service-ribbon-item span{display:block;font-size:11px;color:var(--muted);line-height:1.65;max-width:220px;margin:auto}
.serving-strip{text-align:center;padding:45px 6vw 55px;background:#fbfaf7}.serving-label{display:flex;justify-content:center;align-items:center;gap:14px;color:#665d52;font-size:9px;letter-spacing:.2em}.serving-label i{display:block;width:35px;height:1px;background:#b28d52}.serving-strip h3{font:500 31px var(--serif);margin:12px 0 8px}.serving-strip p{color:var(--muted);font-size:11px;margin:0}
.redesigned-footer{padding:58px 0 24px;background:#0d0d0d}.redesigned-footer .footer-main{grid-template-columns:1fr 1fr;gap:7vw}.redesigned-footer .footer-brand p{color:#ddd;border-bottom:1px solid #5a4b35}.redesigned-footer address{position:relative;padding-left:30px}.gold-pin{position:absolute;left:0;color:#c59c59;font-size:22px}.address-indent{padding-left:0}.footer-contact-lines{display:grid;gap:5px;margin-top:12px}.footer-brokerage{align-items:flex-start}.brokerage-name{font:500 42px/1.02 var(--serif)}.brokerage-name b{font-size:48px;font-weight:500}.brokerage-name span{font:500 11px var(--sans);letter-spacing:.12em;text-transform:uppercase}.redesigned-footer .compliance-marks{width:145px;margin-top:28px}.redesigned-footer .footer-legal{text-align:center}
@media(max-width:800px){.contact-showcase{grid-template-columns:1fr}.contact-showcase-copy{padding:70px 6vw 55px}.contact-showcase-photo{min-height:auto;height:auto;max-height:none}.contact-showcase-photo img{height:auto;max-height:none;object-fit:contain;object-position:center top}.service-ribbon{grid-template-columns:1fr 1fr;padding:20px 6vw}.service-ribbon-item{padding:30px 18px;border-bottom:1px solid var(--line)}.service-ribbon-item:nth-child(2){border-right:0}.service-ribbon-item:nth-child(3),.service-ribbon-item:nth-child(4){border-bottom:0}.redesigned-footer .footer-main{grid-template-columns:1fr}.redesigned-footer .footer-brokerage{border-left:0;border-top:1px solid #444;padding:32px 0 0}.redesigned-footer .footer-legal{text-align:left}}
@media(max-width:520px){.contact-showcase-copy{padding:60px 6vw 48px}.contact-showcase h2{font-size:58px}.contact-lines strong{font-size:24px}.contact-black-btn{width:100%;max-width:320px}.contact-showcase-photo img{width:100%;height:auto}.service-ribbon{grid-template-columns:1fr}.service-ribbon-item,.service-ribbon-item:nth-child(2),.service-ribbon-item:nth-child(3){border-right:0;border-bottom:1px solid var(--line)}.service-ribbon-item:last-child{border-bottom:0}.serving-strip h3{font-size:27px}.brokerage-name{font-size:37px}.brokerage-name b{font-size:45px}.redesigned-footer .compliance-marks{width:130px}}

/* Mobile refinement: cleaner typography, no repeated portrait, no emoji icons */
.about-portrait img{object-position:center 28%}
.contact-icon svg{width:21px;height:21px;display:block}
@media(max-width:800px){
  .about-portrait{height:520px}
  .about-portrait img{height:100%;object-fit:cover;object-position:center 34%}
  .contact-showcase{min-height:0}
  .contact-showcase-copy{padding:54px 6vw 46px}
  .contact-showcase h2{font-size:clamp(42px,11vw,52px);line-height:.98;margin:18px 0 22px;max-width:520px}
  .gold-rule{margin-bottom:24px;width:58px}
  .contact-lines{gap:15px;padding-top:20px}
  .contact-lines>a,.contact-lines>div{grid-template-columns:48px minmax(0,1fr);gap:14px}
  .contact-icon{width:42px;height:42px;font-size:0}
  .contact-icon svg{width:19px;height:19px}
  .contact-lines strong{font-size:clamp(19px,5.7vw,23px);line-height:1.13;overflow-wrap:anywhere}
  .contact-lines small{font-size:10px;line-height:1.45;margin-top:3px}
  .contact-black-btn{margin-top:27px;padding:16px 19px;width:100%;max-width:320px}
  .contact-showcase-photo{height:min(125vw,650px);min-height:0}
  .contact-showcase-photo img{width:100%;height:100%;object-fit:cover;object-position:center 22%}
}
@media(max-width:520px){
  .contact-showcase-copy{padding:48px 6vw 42px}
  .contact-showcase h2{font-size:44px;letter-spacing:-.025em}
  .contact-lines strong{font-size:20px}
  .contact-lines>a:first-child strong{font-size:23px}
  .contact-showcase-photo{height:118vw;max-height:590px}
  .service-ribbon-item span{font-size:12px;max-width:280px}
  .serving-strip{padding:42px 8vw 48px}
  .serving-strip h3{font-size:26px;line-height:1.12}
}

/* Lead-gen + valuation v3 */
.valuation-teaser .valuation-inner{align-items:start}
.valuation-teaser .btn{margin-top:20px}
.valuation-promise{border-top:1px solid rgba(255,255,255,.28);display:grid;grid-template-columns:45px 1fr;gap:0}
.valuation-promise span,.valuation-promise strong{padding:18px 0;border-bottom:1px solid rgba(255,255,255,.18)}
.valuation-promise span{font-size:9px;letter-spacing:.15em;color:#b8a68a}
.valuation-promise strong{font:500 18px var(--serif)}
.lead-capture{background:#f0ece3;padding:120px 0}
.lead-capture-grid{display:grid;grid-template-columns:.85fr 1fr;gap:10vw;align-items:start}
.lead-copy h2{font:500 clamp(46px,5.2vw,76px)/.98 var(--serif);margin:20px 0 25px}
.lead-copy p{max-width:520px;color:var(--muted)}
.lead-form{background:#fff;padding:42px}
.form-row{margin-bottom:22px}.form-row.two{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.lead-form label{display:block;font-size:9px;letter-spacing:.12em;text-transform:uppercase;color:#6f6962}
.lead-form input,.lead-form select,.lead-form textarea{display:block;width:100%;border:0;border-bottom:1px solid #bdb6ad;background:transparent;padding:10px 0 12px;margin-top:5px;font:14px var(--sans);color:#111;outline:none;border-radius:0}
.lead-form textarea{resize:vertical}.lead-form .contact-black-btn{border:0;cursor:pointer;width:100%;justify-content:space-between;display:flex}
.form-note{display:block;color:#8c857c;margin-top:12px;font-size:9px}.hidden-field{position:absolute;left:-9999px}
@media(max-width:900px){.lead-capture-grid{grid-template-columns:1fr;gap:45px}.form-row.two{grid-template-columns:1fr}.lead-form{padding:28px 22px}.valuation-promise{margin-top:35px}}