:root{--black:#050505;--black2:#101010;--gold:#c9973b;--gold2:#f1c66d;--cream:#f7f3eb;--white:#fff;--muted:#b8b8b8;--line:rgba(201,151,59,.28)}
*{box-sizing:border-box} html{scroll-behavior:smooth} body{margin:0;background:var(--black);color:var(--white);font-family:"Montserrat",Arial,sans-serif;line-height:1.65} a{color:inherit;text-decoration:none} img{max-width:100%;display:block}
.site-header{position:sticky;top:0;z-index:50;height:84px;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;background:rgba(5,5,5,.95);border-bottom:1px solid var(--line);backdrop-filter:blur(12px)}
.brand img{height:66px;width:66px;object-fit:cover;border-radius:50%}.nav{display:flex;align-items:center;gap:22px;font-size:13px;text-transform:uppercase;letter-spacing:.08em}.nav a{opacity:.88}.nav a:hover{color:var(--gold2)}.nav-cta{border:1px solid var(--gold);padding:10px 14px}.menu-toggle{display:none;background:none;border:1px solid var(--gold);color:var(--gold2);font-size:22px}
.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:12px;color:var(--gold2);font-weight:700} h1,h2,h3{font-family:"Cormorant Garamond",Georgia,serif;line-height:1.03;margin:.25em 0} h1{font-size:clamp(56px,8vw,108px);font-weight:600} h1 span,h2 span{color:var(--gold2)} h2{font-size:clamp(40px,5vw,68px);font-weight:600} h3{font-size:31px}
.hero{min-height:820px;position:relative;display:flex;align-items:center;background:url("assets/brand-lockup.jpg") center/cover no-repeat}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.94) 0%,rgba(0,0,0,.80) 43%,rgba(0,0,0,.24) 100%)}.hero-content{position:relative;z-index:2;width:min(760px,90%);margin-left:7vw;padding:100px 0}.hero-copy{max-width:690px;font-size:18px;color:#e8e8e8}
.hero-actions,.contact-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.center-actions{justify-content:center}.btn{display:inline-flex;justify-content:center;align-items:center;min-height:48px;padding:0 22px;text-transform:uppercase;font-size:12px;font-weight:700;letter-spacing:.08em;border:1px solid transparent;cursor:pointer}.btn-gold{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#050505}.btn-outline{border-color:rgba(255,255,255,.65)}
.hero-brokerage{margin-top:34px;display:flex;align-items:center;gap:14px;color:#d0d0d0;font-size:11px;text-transform:uppercase;letter-spacing:.12em}.hero-brokerage-logo{background:#fff;padding:7px 10px;border-radius:3px}.hero-brokerage-logo img{width:165px;height:auto}
.intro,.deals,.about,.areas,.content-section{padding:105px 7vw}.section-heading{max-width:900px}.section-heading.center{text-align:center;margin:0 auto 54px}.section-heading.center p:not(.eyebrow){color:#c9c9c9}.service-grid,.option-grid,.area-card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.service-card,.option-grid article,.area-card{background:linear-gradient(180deg,#111,#090909);border:1px solid var(--line);padding:34px;min-height:260px}.service-card .number{color:var(--gold2);font-size:12px;letter-spacing:.2em}.service-card p,.option-grid p,.area-card p{color:#bcbcbc}.service-card a,.area-card a,.text-link{color:var(--gold2);font-size:13px;font-weight:700}
.seller-band{padding:80px 7vw;background:linear-gradient(135deg,#16100a,#080808);border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}.chips{display:flex;flex-wrap:wrap;gap:10px}.chips span{border:1px solid var(--line);padding:12px 16px;background:rgba(255,255,255,.02)}
.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}.about-image{border:1px solid var(--line);padding:12px}.about-image img{aspect-ratio:1/1.1;object-fit:cover}.about-copy p{color:#c7c7c7}.contact-inline{display:flex;flex-direction:column;gap:8px;margin-top:25px;color:var(--gold2)}
.preview-section{background:#0b0b0b}.cta-strip{padding:90px 7vw;text-align:center;background:linear-gradient(135deg,#16100a,#050505);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.page-hero{padding:115px 7vw 85px;background:linear-gradient(120deg,#050505 25%,#171007 100%);border-bottom:1px solid var(--line)}.page-hero.compact h1{max-width:1000px}.page-hero p:not(.eyebrow){max-width:760px;color:#d0d0d0;font-size:18px}.sell-hero{background:linear-gradient(120deg,#050505,#211307)}.invest-hero{background:linear-gradient(120deg,#050505,#161007)}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}.stack-cards{display:grid;gap:14px}.stack-cards article{padding:24px 28px;background:#0f0f0f;border:1px solid var(--line)}.stack-cards p{color:#bbb}.soft-section{padding:85px 7vw;background:var(--cream);color:#111}.soft-section .eyebrow{color:#8d651d}.soft-section .section-heading p:not(.eyebrow){color:#555}
.valuation{padding:90px 7vw;background:var(--cream);color:#111;display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.valuation .eyebrow{color:#8d651d}.dark-form{background:#0a0a0a;color:#fff}.dark-form .valuation-copy p{color:#bbb}.dark-form .eyebrow{color:var(--gold2)}
.lead-form{display:grid;grid-template-columns:1fr 1fr;gap:12px}.lead-form input,.lead-form select,.lead-form textarea{width:100%;padding:15px;border:1px solid #c6baa3;background:#fff;color:#111;font:inherit}.lead-form textarea{min-height:130px;resize:vertical}.lead-form select,.lead-form textarea,.lead-form .btn{grid-column:1/-1}.dark-form .lead-form input,.dark-form .lead-form select,.dark-form .lead-form textarea,.contact-form input,.contact-form select,.contact-form textarea{background:#111;border-color:#333;color:#fff}
.deals{background:#0b0b0b}.deals.standalone{padding-top:65px}.deal-toolbar{display:flex;gap:20px;justify-content:space-between;align-items:center;margin-bottom:28px}.deal-toolbar input{width:min(380px,100%);background:#111;border:1px solid #333;color:white;padding:14px 16px}.filters{display:flex;gap:8px;flex-wrap:wrap}.filter{background:#111;border:1px solid #333;color:#ddd;padding:10px 13px;cursor:pointer}.filter.active,.filter:hover{border-color:var(--gold);color:var(--gold2)}
.deal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.deal-card{background:#111;border:1px solid var(--line);overflow:hidden}.deal-photo{height:240px;display:grid;place-items:center;text-align:center;background:radial-gradient(circle at 50% 50%,#8e641f 0,#221707 28%,#050505 68%);letter-spacing:.18em;font-size:12px;color:var(--gold2)}.deal-photo.alt{background:linear-gradient(145deg,#050505,#3a2509,#050505)}.deal-body{padding:26px}.deal-tag{display:inline-block;border:1px solid var(--gold);color:var(--gold2);padding:5px 8px;font-size:10px;text-transform:uppercase;letter-spacing:.12em}.deal-body p{color:#bbb}.deal-body a{color:var(--gold2);font-weight:700;font-size:13px}.metrics{display:grid;grid-template-columns:repeat(3,1fr);gap:8px;margin:20px 0}.metrics div{border-top:1px solid #333;padding-top:8px}.metrics dt{font-size:10px;text-transform:uppercase;color:#888}.metrics dd{margin:2px 0;color:#fff}
.contact-layout{padding:95px 7vw;display:grid;grid-template-columns:.8fr 1.2fr;gap:70px}.contact-info p{color:#c5c5c5}.contact-info a{color:var(--gold2)}
.legal-page{max-width:900px;margin:0 auto;padding:100px 7vw}.legal-page p{color:#c8c8c8}.legal-page h2{font-size:38px;margin-top:45px}
footer{padding:60px 7vw 25px;background:#030303;border-top:1px solid var(--line)}.footer-top{display:grid;grid-template-columns:1fr 1fr 1fr;gap:35px;padding-bottom:35px}.footer-brand{display:flex;gap:18px;align-items:center}.footer-brand img{width:86px;height:86px;object-fit:cover;border-radius:50%}.brokerage-brand{display:flex;flex-direction:column;gap:10px}.brokerage-brand strong{color:#ddd;font-size:12px;text-transform:uppercase;letter-spacing:.1em}.brokerage-logo-wrap{background:#fff;display:inline-block;padding:10px 14px;width:min(270px,100%)}.brokerage-logo-wrap img{width:100%;height:auto}footer p,footer a{color:#aaa}.footer-links{display:flex;gap:18px;padding:0 0 25px;font-size:12px}.fair-housing{border-top:1px solid #222;border-bottom:1px solid #222;padding:28px 0;font-size:11px;color:#8d8d8d}.copyright{display:flex;justify-content:space-between;gap:20px;padding-top:24px;font-size:11px;color:#777}
@media(max-width:980px){.menu-toggle{display:block}.nav{display:none;position:absolute;top:84px;left:0;right:0;background:#060606;padding:25px 5vw;flex-direction:column;align-items:flex-start;border-bottom:1px solid var(--line)}.nav.open{display:flex}.service-grid,.option-grid,.area-card-grid,.deal-grid{grid-template-columns:1fr}.seller-band,.valuation,.about,.two-col,.contact-layout{grid-template-columns:1fr}.deal-toolbar{align-items:stretch;flex-direction:column}.footer-top{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.hero{min-height:740px;background-position:62% center}.hero-content{margin-left:5vw}.intro,.deals,.about,.areas,.content-section{padding:75px 5vw}.seller-band,.valuation,.contact-layout,.page-hero,.cta-strip{padding-left:5vw;padding-right:5vw}.lead-form{grid-template-columns:1fr}.lead-form select,.lead-form textarea,.lead-form .btn{grid-column:auto}.footer-top{grid-template-columns:1fr}.copyright{flex-direction:column}.hero-brokerage{align-items:flex-start;flex-direction:column}.hero-brokerage-logo img{width:145px}.metrics{grid-template-columns:1fr}}

.listings-cta .cta-copy{max-width:680px;margin:0 auto 28px;color:#c7c7c7}

/* V5 investor offer workflow */
.deal-actions{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px}.deal-actions .btn{padding:11px 16px;font-size:.78rem}
.offer-section{padding:70px 6% 90px;background:#0a0a0a}.offer-shell{max-width:1100px;margin:auto;display:grid;grid-template-columns:.75fr 1.25fr;gap:52px;align-items:start}
.offer-intro h2{font-family:"Cormorant Garamond",serif;font-size:2.6rem;margin:.2em 0}.offer-contact{margin-top:28px;line-height:1.8}
.offer-form{background:#111;border:1px solid rgba(212,175,55,.35);padding:34px}.offer-form label{display:block;font-size:.78rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase;margin-bottom:18px}
.offer-form input,.offer-form select,.offer-form textarea{width:100%;box-sizing:border-box;margin-top:8px;background:#080808;color:#fff;border:1px solid #383838;padding:14px;font:inherit;text-transform:none;letter-spacing:0}
.offer-form input:focus,.offer-form select:focus,.offer-form textarea:focus{outline:1px solid #d4af37;border-color:#d4af37}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 18px}
.check-row{display:flex!important;gap:12px;align-items:flex-start;text-transform:none!important;letter-spacing:0!important}.check-row input{width:auto;margin-top:2px}.hidden-field{position:absolute;left:-9999px}
.form-note{font-size:.76rem;line-height:1.6;color:#aaa;margin:6px 0 22px}.offer-submit{border:0;cursor:pointer;width:100%}.offer-thanks{min-height:70vh;display:flex;flex-direction:column;justify-content:center}
@media(max-width:800px){.offer-shell{grid-template-columns:1fr;gap:28px}.form-grid{grid-template-columns:1fr}.offer-form{padding:24px 18px}}

/* V5 homepage refinement — architectural hero + Meet Maggie */
.hero{
  background-image:
    linear-gradient(90deg,rgba(0,0,0,.90) 0%,rgba(0,0,0,.70) 42%,rgba(0,0,0,.28) 100%),
    linear-gradient(135deg,#17130d 0%,#070707 48%,#211a0f 100%) !important;
  position:relative;overflow:hidden;
}
.hero:after{
  content:"";
  position:absolute;right:-4%;bottom:-10%;width:54%;height:92%;
  background:
    linear-gradient(90deg,transparent 0 12%,rgba(212,175,55,.10) 12% 12.4%,transparent 12.4% 25%,rgba(212,175,55,.08) 25% 25.4%,transparent 25.4%),
    linear-gradient(0deg,rgba(255,255,255,.03),rgba(255,255,255,0));
  clip-path:polygon(8% 100%,8% 34%,21% 34%,21% 20%,38% 20%,38% 43%,51% 43%,51% 10%,72% 10%,72% 31%,88% 31%,88% 100%);
  border-bottom:1px solid rgba(212,175,55,.25);
  opacity:.9;pointer-events:none;
}
.hero > *{position:relative;z-index:1}
.meet-maggie{max-width:1180px;margin:0 auto;padding:100px 6%;display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}
.meet-maggie-photo{position:relative;padding:18px 0 0 18px}
.meet-maggie-photo:before{content:"";position:absolute;inset:0 18px 18px 0;border:1px solid rgba(212,175,55,.65);z-index:0}
.meet-maggie-photo img{position:relative;z-index:1;width:100%;display:block;aspect-ratio:4/5;object-fit:cover;object-position:center top;filter:none}
.meet-maggie-copy h2{font-family:"Cormorant Garamond",serif;font-size:clamp(2.6rem,5vw,4.7rem);line-height:.98;margin:.15em 0 .35em}
.meet-maggie-copy h2 em{color:#d4af37;font-weight:500}
.meet-maggie-copy p{color:#c7c7c7;line-height:1.85;max-width:650px}
.meet-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
@media(max-width:800px){.meet-maggie{grid-template-columns:1fr;padding-top:65px;padding-bottom:65px;gap:38px}.meet-maggie-photo{max-width:480px}.hero:after{width:80%;opacity:.55}}

/* Expanded V5 homepage */
.pathways,.two-ways,.investor-access,.success-preview{padding:90px 6%}.pathways,.success-preview{max-width:1200px;margin:auto}.section-heading.center{text-align:center;max-width:760px;margin:0 auto 45px}.section-heading h2,.two-ways h2,.investor-access h2,.success-preview h2{font-family:"Cormorant Garamond",serif;font-size:clamp(2.5rem,5vw,4.4rem);line-height:1;margin:.15em 0 .3em}.section-heading p{color:#aaa;line-height:1.7}
.pathway-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.pathway-card{display:block;padding:38px;background:#0c0c0c;border:1px solid #262626;text-decoration:none;transition:.25s}.pathway-card:hover{transform:translateY(-5px);border-color:#d4af37}.pathway-card>span,.route-number{color:#d4af37;font-size:.75rem;letter-spacing:.15em}.pathway-card h3,.sell-route h3,.unsure-box h3,.deal-preview h3,.success-grid h3{font-family:"Cormorant Garamond",serif;font-size:2rem;margin:.45em 0}.pathway-card p,.sell-route p,.unsure-box p,.deal-preview p,.success-grid p{color:#aaa;line-height:1.7}.pathway-card strong{color:#d4af37;font-size:.8rem;letter-spacing:.08em}
.two-ways{background:#080808}.two-ways-head{max-width:800px;margin:0 auto 45px;text-align:center}.two-ways-head em{color:#d4af37}.two-ways-head>p:last-child{color:#aaa;line-height:1.7}.sell-route-grid{max-width:1100px;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:20px}.sell-route{padding:42px;border:1px solid #292929;background:#0d0d0d}.featured-route{border-color:rgba(212,175,55,.65)}.sell-route ul{color:#bbb;line-height:2;margin:20px 0 28px}.unsure-box{max-width:1100px;margin:22px auto 0;padding:30px 36px;border:1px solid rgba(212,175,55,.25);display:flex;justify-content:space-between;gap:30px;align-items:center}.unsure-box h3{margin:.1em 0}
.investor-access{background:linear-gradient(135deg,#15110b,#050505);display:grid;grid-template-columns:1.15fr .85fr;gap:50px;align-items:center}.investor-access-copy{max-width:700px;margin-left:auto}.investor-access-copy>p{color:#bbb;line-height:1.75}.deal-preview{max-width:480px;padding:38px;border:1px solid rgba(212,175,55,.5);background:rgba(0,0,0,.4)}.deal-preview>span,.success-grid span{font-size:.7rem;letter-spacing:.14em;color:#d4af37}.deal-preview>a{color:#d4af37;text-decoration:none;font-weight:700}
.success-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:35px}.success-grid article{padding:36px;border-top:1px solid #d4af37;background:#0c0c0c}
@media(max-width:800px){.pathway-grid,.sell-route-grid,.investor-access,.success-grid{grid-template-columns:1fr}.pathways,.two-ways,.investor-access,.success-preview{padding:65px 6%}.unsure-box{flex-direction:column;align-items:flex-start}.investor-access-copy{margin:0}}

/* Real before & after success story */
.transformation-feature{margin-top:38px;border:1px solid rgba(212,175,55,.38);background:#090909;padding:26px}
.transformation-copy{max-width:760px;padding:12px 10px 28px}
.transformation-copy>span,.photo-label{font-size:.7rem;letter-spacing:.15em;color:#d4af37;font-weight:700}
.transformation-copy h3{font-family:"Cormorant Garamond",serif;font-size:clamp(2.2rem,4vw,3.5rem);margin:.18em 0}
.transformation-copy p{color:#aaa;line-height:1.7}
.before-after-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.before-after-grid figure{margin:0;position:relative;background:#111;overflow:hidden}
.before-after-grid img{display:block;width:100%;height:390px;object-fit:cover}
.photo-label{position:absolute;z-index:2;top:14px;left:14px;background:rgba(0,0,0,.82);padding:9px 12px;border:1px solid rgba(212,175,55,.45)}
@media(max-width:800px){.before-after-grid{grid-template-columns:1fr}.before-after-grid img{height:auto}}

/* Einstein Real Estate Development investor relationship */
.einstein-relationship,.inventory-source,.einstein-home{max-width:1180px;margin:0 auto;padding:80px 6%;display:grid;grid-template-columns:.75fr 1.25fr;gap:55px;align-items:center}
.einstein-logo-card{background:#fff;padding:24px;border:1px solid rgba(212,175,55,.35)}
.einstein-logo-card img,.inventory-source img,.einstein-home img{display:block;width:100%;max-width:420px;height:auto}
.einstein-copy h2,.inventory-source h2,.einstein-home h2{font-family:"Cormorant Garamond",serif;font-size:clamp(2.3rem,4.5vw,4rem);line-height:1;margin:.15em 0 .35em}
.einstein-copy h2 span{color:#d4af37}
.einstein-copy p,.inventory-source p,.einstein-home p{color:#aaa;line-height:1.8}
.inventory-source{margin-top:50px;border-top:1px solid rgba(212,175,55,.25);grid-template-columns:.55fr 1.45fr}
.inventory-source img,.einstein-home img{background:#fff;padding:16px;box-sizing:border-box}
.einstein-home{padding-top:70px;padding-bottom:70px;border-top:1px solid #202020;border-bottom:1px solid #202020;grid-template-columns:1.35fr .65fr}
.einstein-home a{color:#d4af37;text-decoration:none;font-weight:700}
@media(max-width:800px){.einstein-relationship,.inventory-source,.einstein-home{grid-template-columns:1fr;gap:30px;padding:60px 6%}.einstein-logo-card img,.inventory-source img,.einstein-home img{max-width:320px}}

.secondary-profile-link,.profile-links{margin-top:18px;color:#aaa}.secondary-profile-link a,.profile-links a{color:#d4af37;text-decoration:none}.profile-links{padding:40px 6%;max-width:1180px;margin:0 auto}

.closed-listings-band{max-width:1180px;margin:0 auto;padding:65px 6%;display:flex;align-items:center;justify-content:space-between;gap:40px;border-top:1px solid rgba(212,175,55,.25)}.closed-listings-band h2{font-family:"Cormorant Garamond",serif;font-size:clamp(2.2rem,4vw,3.7rem);margin:.15em 0}.closed-listings-band p{color:#aaa}@media(max-width:760px){.closed-listings-band{display:block}.closed-listings-band .btn{display:inline-block;margin-top:20px}}

/* Launch update: transparent Einstein logo + quick sold-property navigation */
.einstein-logo-card,
.inventory-source img,
.einstein-home img {
  background: transparent !important;
}
.einstein-logo-card {
  border-color: rgba(212,175,55,.22);
}
.sold-quick-link {
  white-space: nowrap;
}
@media (max-width: 900px) {
  .sold-quick-link {
    font-weight: 700;
  }
}

.deal-card img{width:100%;aspect-ratio:16/10;object-fit:cover;display:block}.deal-card-content{padding:1.25rem}.deal-meta{line-height:1.7}.deal-actions{display:flex;gap:.75rem;flex-wrap:wrap;margin-top:1rem}