:root{
  /* Blue Ocean Real Estate: “Open House Magazine” */
  --paper:#fbfaf6;
  --ink:#121418;
  --muted:#5a6270;
  --line:rgba(18,20,24,.10);

  --accent:#c77d1a;      /* warm brass */
  --accent2:#0f766e;     /* calm teal */
  --accent3:#1d4ed8;     /* confident blue */

  --card:#ffffff;
  --soft:#f3f0e8;

  --radius:18px;
  --radius2:26px;
  --shadow: 0 16px 50px rgba(18,20,24,.10);
  --max:1120px;
}

*{box-sizing:border-box}
html,body{margin:0;padding:0}
body{
  font-family: ui-sans-serif, system-ui, -apple-system, Segoe UI, Roboto, Helvetica, Arial, sans-serif;
  color:var(--ink);
  background:
    radial-gradient(900px 420px at 12% 0%, rgba(199,125,26,.16), transparent 55%),
    radial-gradient(900px 420px at 88% 8%, rgba(15,118,110,.14), transparent 55%),
    linear-gradient(180deg, var(--paper), #ffffff 45%, var(--paper));
  line-height:1.6;
}

a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}

.container{max-width:var(--max);margin:0 auto;padding:0 18px}
.section{padding:64px 0}

.card{
  background:var(--card);
  border:1px solid var(--line);
  border-radius:var(--radius2);
  box-shadow:var(--shadow);
  overflow:hidden;
}
.panel{
  background:linear-gradient(180deg, rgba(18,20,24,.02), rgba(18,20,24,.01));
  border:1px solid var(--line);
  border-radius:var(--radius);
}
.grid{display:grid;gap:16px}
.grid-2{grid-template-columns:repeat(2,minmax(0,1fr))}
.grid-3{grid-template-columns:repeat(3,minmax(0,1fr))}
@media (max-width:920px){
  .grid-2,.grid-3{grid-template-columns:1fr}
}

.badge{
  display:inline-flex;align-items:center;gap:8px;
  padding:8px 12px;border-radius:999px;
  border:1px solid var(--line);
  background:rgba(18,20,24,.02);
  color:var(--muted);
  font-size:13px;
}

.kicker{
  color:var(--muted);
  font-size:13px;
  letter-spacing:.12em;
  text-transform:uppercase;
  margin:0 0 10px;
}

.h1{
  font-family: ui-serif, Georgia, "Times New Roman", Times, serif;
  font-size:52px;
  line-height:1.02;
  margin:0 0 14px;
}
@media (max-width:520px){ .h1{font-size:40px} }

.h2{
  font-family: ui-serif, Georgia, "Times New Roman", Times, serif;
  font-size:28px;
  margin:0 0 10px;
}
.h3{font-size:18px;margin:0 0 8px}
.p{color:var(--muted);margin:0}

.hr{height:1px;background:var(--line);margin:18px 0}

.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  padding:12px 14px;border-radius:14px;
  border:1px solid var(--line);
  background:rgba(255,255,255,.85);
  color:var(--ink);
  cursor:pointer;
  font-weight:700;
  transition: transform .12s ease, box-shadow .12s ease, background .12s ease;
}
.btn:hover{transform:translateY(-1px);box-shadow:0 10px 24px rgba(18,20,24,.10)}
.btn.primary{
  background:linear-gradient(135deg, rgba(199,125,26,.98), rgba(199,125,26,.70));
  border-color:rgba(199,125,26,.35);
  color:#1a1208;
}
.btn.good{
  background:linear-gradient(135deg, rgba(15,118,110,.98), rgba(15,118,110,.70));
  border-color:rgba(15,118,110,.35);
  color:#061614;
}
.btn.ghost{background:transparent}

.pills{display:flex;flex-wrap:wrap;gap:10px}
.pill{
  padding:10px 12px;border-radius:999px;
  border:1px solid var(--line);
  background:rgba(18,20,24,.02);
  color:var(--muted);
  font-size:14px;
}

header{
  position:sticky;top:0;z-index:40;
  background: rgba(251,250,246,.78);
  backdrop-filter: blur(12px);
  border-bottom:1px solid var(--line);
}
.nav{
  display:flex;align-items:center;justify-content:space-between;
  padding:14px 0;gap:12px;
}
.brand{
  display:flex;align-items:center;gap:10px;
  font-weight:900;letter-spacing:.4px;
}
.brand .dot{
  width:12px;height:12px;border-radius:50%;
  background:var(--accent2);
  box-shadow:0 0 0 6px rgba(15,118,110,.16);
}
.navlinks{display:flex;gap:14px;flex-wrap:wrap}
.navlinks a{color:var(--muted);font-weight:750}
.navlinks a:hover{color:var(--ink)}
.navcta{display:flex;gap:10px;flex-wrap:wrap}

.hero{padding:44px 0 18px}
.hero .wrap{
  display:grid;
  grid-template-columns: 1.05fr .95fr;
  gap:18px;
  align-items:stretch;
}
@media (max-width:920px){ .hero .wrap{grid-template-columns:1fr} }

.heroCard{padding:22px}
.heroRight{padding:18px;display:flex;flex-direction:column;gap:14px}

.tile{padding:16px}
.tile strong{display:block;margin-bottom:6px}
.small{font-size:13px;color:var(--muted)}

.cards{display:grid;gap:14px}
.listingCard{
  padding:16px;
  display:grid;
  grid-template-columns: 160px 1fr;
  gap:14px;
  align-items:center;
}
@media (max-width:520px){ .listingCard{grid-template-columns:1fr} }

.thumb{
  border-radius:16px;
  border:1px solid var(--line);
  background:
    linear-gradient(135deg, rgba(18,20,24,.04), rgba(18,20,24,.01)),
    radial-gradient(300px 120px at 20% 20%, rgba(199,125,26,.16), transparent 55%);
  height:118px;
}

.meta{display:flex;flex-wrap:wrap;gap:8px;margin-top:8px}
.meta span{
  padding:6px 10px;border-radius:999px;
  border:1px solid var(--line);
  background: rgba(18,20,24,.02);
  color:var(--muted);
  font-size:13px
}

.form{display:grid;gap:12px}
.field{display:grid;gap:8px}
label{font-size:14px;color:var(--muted);font-weight:800}
input,select,textarea{
  padding:12px 12px;border-radius:14px;
  border:1px solid var(--line);
  background:#fff;
  color:var(--ink);
  outline:none;
}
textarea{min-height:110px;resize:vertical}
input::placeholder,textarea::placeholder{color:rgba(18,20,24,.35)}

.footer{padding:28px 0 40px;color:var(--muted)}
.footer .row{display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap}
.footer a{color:var(--ink)}
.footer a:hover{text-decoration:underline}

.stickyBar{
  position:fixed;
  left:14px;right:14px;bottom:14px;
  z-index:60;
  display:flex;gap:10px;justify-content:space-between;align-items:center;
  padding:12px 12px;
  border-radius:18px;
  border:1px solid var(--line);
  background: rgba(255,255,255,.80);
  backdrop-filter: blur(14px);
  box-shadow: 0 14px 40px rgba(18,20,24,.10);
}
.stickyBar .left{display:flex;gap:10px;align-items:center;flex-wrap:wrap}
.stickyBar .right{display:flex;gap:10px;flex-wrap:wrap}
@media (min-width:1100px){
  .stickyBar{left:50%;right:auto;transform:translateX(-50%);width:var(--max)}
}

/* Agent photo styling */
.headshotWrap{
  border-radius:var(--radius2);
  overflow:hidden;
  border:1px solid var(--line);
  background: var(--soft);
}
.headshot{
  width:100%;
  height:420px;
  object-fit:cover;
}
@media (max-width:920px){ .headshot{height:360px} }
@media (max-width:520px){ .headshot{height:300px} }

.headshotMini{
  width:120px;height:120px;
  border-radius:999px;
  border:1px solid var(--line);
  object-fit:cover;
}