:root{
    --ivory:#FAF5EF;
    --ivory-deep:#F2E9DE;
    --wine:#781830;          /* brand wine — accent only */
    --wine-deep:#5C1124;
    --dark:#241A1D;          /* neutral charcoal anchor for dark bands */
    --rose:#C58A86;          /* dusty rose */
    --rose-deep:#AE6F6B;
    --rose-light:#E9C9C3;    /* eyebrow on dark */
    --ink:#2A1E22;
    --muted:#7C6A6B;
    --line:rgba(120,24,48,.18);

    --display:'Fraunces',Georgia,serif;
    --body:'Mulish',-apple-system,BlinkMacSystemFont,sans-serif;
    --script:'Great Vibes',cursive;

    --wrap:1200px;
    --ease:cubic-bezier(.22,.61,.36,1);
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{background:var(--ivory);color:var(--ink);font-family:var(--body);line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
  img{display:block;max-width:100%}
  a{color:inherit;text-decoration:none}
  .wrap{max-width:var(--wrap);margin:0 auto;padding:0 32px}
  .eyebrow{font-size:.72rem;letter-spacing:.34em;text-transform:uppercase;font-weight:600;color:var(--wine)}
  .script{font-family:var(--script);font-weight:400;color:var(--rose-deep);line-height:1}
  h1,h2,h3{font-family:var(--display);font-weight:300;line-height:1.08;letter-spacing:-.01em}

  .motif{width:46px;height:auto;color:var(--wine)}
  .motif.light{color:var(--rose-light)}

  .reveal{opacity:0;transform:translateY(26px);transition:opacity 1.1s var(--ease),transform 1.1s var(--ease)}
  .reveal.in{opacity:1;transform:none}
  @media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.hero .bg{animation:none}}

  /* header */
  header{position:fixed;top:0;left:0;right:0;z-index:60;padding:20px 0;transition:background .5s var(--ease),padding .5s var(--ease),box-shadow .5s var(--ease)}
  header.solid{background:rgba(250,245,239,.97);padding:10px 0;box-shadow:0 1px 0 var(--line)}
  .nav{display:flex;align-items:center;justify-content:space-between;gap:24px}
  .brand{display:block;color:#fff;transition:color .5s var(--ease)}
  header.solid .brand{color:var(--wine)}
  .brand svg{height:54px;width:auto;display:block;transition:height .5s var(--ease)}
  header.solid .brand svg{height:46px}
  .menu{display:flex;gap:36px;align-items:center}
  .menu a{font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:rgba(255,255,255,.92);transition:color .4s;position:relative}
  header.solid .menu a{color:var(--ink)}
  .menu a:not(.pill)::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:var(--rose);transition:width .4s var(--ease)}
  .menu a:not(.pill):hover::after{width:100%}
  .menu a:hover{color:var(--rose)}
  .menu .pill{border:1px solid rgba(255,255,255,.5);padding:11px 22px;border-radius:40px}
  header.solid .menu .pill{border-color:var(--line);color:var(--wine)}
  .menu .pill:hover{background:var(--wine);border-color:var(--wine);color:#fff}
  .burger{display:none;flex-direction:column;gap:5px;cursor:pointer;background:none;border:0;padding:6px;position:relative;z-index:70}
  .burger span{width:26px;height:1.5px;background:#fff;transition:transform .3s var(--ease),opacity .3s,background .5s}
  header.solid .burger span{background:var(--wine)}
  .burger.open span{background:var(--wine)}
  .burger.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
  .burger.open span:nth-child(2){opacity:0}
  .burger.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
  .menu-backdrop{position:fixed;inset:0;background:rgba(20,10,15,.45);opacity:0;pointer-events:none;transition:opacity .4s var(--ease);z-index:55}
  .menu-backdrop.open{opacity:1;pointer-events:auto}

  /* hero */
  .hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;color:#fff;background:var(--wine-deep);overflow:hidden}
  .hero .bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;background-size:cover;background-position:center;z-index:0}
  .hero .scrim{position:absolute;inset:0;background:
    linear-gradient(90deg,rgba(28,20,23,.78) 0%,rgba(28,20,23,.5) 40%,rgba(28,20,23,.28) 75%,rgba(28,20,23,.18) 100%),
    linear-gradient(0deg,rgba(24,17,20,.88) 0%,rgba(24,17,20,.28) 42%,transparent 65%)}
  .hero .inner{position:relative;z-index:2;padding-bottom:92px;padding-top:150px;width:100%}
  .hero .eyebrow{color:var(--rose-light)}
  .hero .script{color:#f4d7cf;font-size:clamp(2.6rem,6.5vw,4.4rem);margin:14px 0 2px;text-shadow:0 2px 18px rgba(0,0,0,.45)}
  .hero h1{font-size:clamp(2.8rem,7vw,5.8rem);max-width:15ch;margin-top:4px;text-shadow:0 2px 22px rgba(0,0,0,.5)}
  .hero h1 em{font-style:italic;color:var(--rose)}
  .hero p.lede{max-width:44ch;margin-top:24px;font-size:1.06rem;font-weight:400;color:#fff;text-shadow:0 1px 14px rgba(0,0,0,.7),0 1px 3px rgba(0,0,0,.5)}
  .cta-row{display:flex;gap:14px;margin-top:34px;flex-wrap:wrap}
  .btn{display:inline-block;font-family:var(--body);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;padding:16px 32px;border-radius:40px;cursor:pointer;transition:.45s var(--ease);border:1px solid transparent}
  .btn-fill{background:var(--rose);color:#fff}
  .btn-fill:hover{background:var(--rose-deep);color:#fff}
  .btn-ghost{border-color:rgba(255,255,255,.55);color:#fff}
  .btn-ghost:hover{background:rgba(255,255,255,.14);border-color:#fff}
  .btn-outline{border-color:var(--wine);color:var(--wine)}
  .btn-outline:hover{background:var(--wine);color:#fff}

  /* approach */
  .approach{padding:118px 0 104px;text-align:center}
  .approach .motif{margin:0 auto 26px}
  .approach h2{font-size:clamp(1.9rem,4vw,3rem);max-width:21ch;margin:0 auto;color:var(--ink)}
  .approach h2 em{font-style:italic;color:var(--rose-deep)}
  .approach p{max-width:60ch;margin:28px auto 0;color:var(--muted);font-size:1.05rem;font-weight:300}

  /* about */
  .about{padding:24px 0 130px}
  .about .grid{display:grid;grid-template-columns:0.9fr 1.1fr;gap:84px;align-items:center}
  .portrait{position:relative;max-width:500px;margin:14px auto 40px}
  .portrait .main{aspect-ratio:4/5;border-radius:4px;overflow:hidden;background:#d9c4bd}
  .portrait .main img{width:100%;height:100%;object-fit:cover;object-position:center 30%}
  .portrait .frame{position:absolute;inset:0;border:1.5px solid var(--wine);border-radius:6px;transform:translate(18px,18px);z-index:-1}
  .about h2{font-size:clamp(2rem,4vw,3.1rem);color:var(--ink);margin-top:12px}
  .about h2 em{font-style:italic;color:var(--rose-deep)}
  .about p{margin-top:20px;color:var(--muted);font-weight:300;font-size:1.04rem}
  .about .sign{font-family:var(--script);font-size:3rem;color:var(--rose-deep);margin-top:16px;line-height:1}
  .about .credit{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);font-weight:700;margin-top:2px}
  .about .more{margin-top:30px}

  /* services */
  .services{padding:104px 0;background:var(--ivory-deep)}
  .services .head{text-align:center;margin-bottom:60px}
  .services .head h2{font-size:clamp(2rem,4vw,3rem);color:var(--ink);margin-top:12px}
  .svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .svc{background:var(--ivory);padding:46px 38px;border-radius:6px;border:1px solid var(--line);transition:.5s var(--ease)}
  .svc:hover{transform:translateY(-8px);box-shadow:0 30px 60px -34px rgba(53,15,28,.4)}
  .svc .tag{font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--rose-deep);font-weight:700}
  .svc h3{font-size:1.7rem;color:var(--ink);margin:14px 0 12px;font-weight:400}
  .svc p{color:var(--muted);font-weight:300;font-size:.97rem}
  .svc .link{display:inline-block;margin-top:22px;font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--wine);border-bottom:1px solid var(--rose);padding-bottom:3px;transition:.4s}
  .svc .link:hover{color:var(--rose-deep);border-color:var(--wine)}

  /* listings */
  .listings{padding:112px 0}
  .listings .head{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:52px;gap:24px;flex-wrap:wrap}
  .listings .head h2{font-size:clamp(2rem,4vw,3rem);color:var(--ink);margin-top:12px}
  .listings .head .link{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;color:var(--wine);border-bottom:1px solid var(--rose);padding-bottom:4px;transition:.4s}
  .listings .head .link:hover{color:var(--rose-deep);border-color:var(--wine)}
  .note{font-size:.8rem;color:var(--muted);font-weight:300;font-style:italic;margin-bottom:30px}
  .list-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .card{cursor:pointer}
  .card .ph{aspect-ratio:4/3;border-radius:6px;overflow:hidden;background-color:#d8c8bd;position:relative}
  .card .ph .im{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform 1.2s var(--ease)}
  .card:hover .ph .im{transform:scale(1.07)}
  .card .badge{position:absolute;top:16px;left:16px;z-index:2;background:rgba(250,245,239,.95);color:var(--wine);font-size:.64rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;padding:7px 14px;border-radius:30px}
  .card .meta{padding:22px 4px 0}
  .card .price{font-family:var(--display);font-size:1.55rem;color:var(--wine);font-weight:400}
  .card .addr{margin-top:5px;font-size:.95rem;color:var(--ink);font-weight:600}
  .card .feat{margin-top:8px;font-size:.82rem;letter-spacing:.04em;color:var(--muted);text-transform:uppercase}
  /* myRealPage injected listings — branded to match site */
  .mrp-mount{font-family:var(--body);color:var(--ink);min-height:180px;width:100%;max-width:none}
  .mrp-mount a{color:var(--wine);text-decoration:none;transition:color .3s var(--ease)}
  .mrp-mount a:hover{color:var(--rose-deep)}
  .mrp-mount img{border-radius:6px;display:block;width:100%;height:auto}

  /* Break the IDX widget out of the centered .wrap so it spans the full viewport */
  .listings .mrp-mount{
    width:100vw;
    position:relative;
    left:50%;
    transform:translateX(-50%);
    max-width:none
  }
  .listings .mrp-mount iframe{
    width:100%!important;
    display:block;
    border:0
  }

  /* Reset MRP defaults */
  .mrp-mount table,.mrp-mount tbody,.mrp-mount tr,.mrp-mount td,.mrp-mount th{border:0!important;background:transparent!important;padding:0!important;margin:0!important}
  .mrp-mount font,.mrp-mount span{font-family:var(--body)!important;color:inherit!important}

  /* Grid wrapper — works for both v2 list wrappers and table layouts */
  #mrp-listings > div,
  #mrp-listings .mrp-listings,
  #mrp-listings .listings,
  #mrp-listings ul.mrp-listings{
    display:grid!important;
    grid-template-columns:repeat(auto-fit, minmax(360px, 1fr))!important;
    gap:28px!important;
    list-style:none!important;
    padding:0!important;margin:0!important;
    width:100%!important
  }
  @media (max-width:900px){
    #mrp-listings > div,
    #mrp-listings .mrp-listings,
    #mrp-listings .listings,
    #mrp-listings ul.mrp-listings{grid-template-columns:1fr!important}
  }


  /* Each listing card */
  #mrp-listings .mrp-listing,
  #mrp-listings .listing,
  #mrp-listings li,
  #mrp-listings .mrp-item{
    background:var(--ivory)!important;
    border:1px solid var(--line)!important;
    border-radius:6px!important;
    overflow:hidden!important;
    padding:0!important;margin:0!important;
    transition:transform .5s var(--ease),box-shadow .5s var(--ease)!important;
    display:flex!important;flex-direction:column!important
  }
  #mrp-listings .mrp-listing:hover,
  #mrp-listings .listing:hover,
  #mrp-listings li:hover,
  #mrp-listings .mrp-item:hover{
    transform:translateY(-6px)!important;
    box-shadow:0 30px 60px -34px rgba(53,15,28,.4)!important
  }

  /* Thumbnail */
  #mrp-listings .mrp-thumb,
  #mrp-listings .thumb,
  #mrp-listings .mrp-listing-thumb,
  #mrp-listings .photo{
    aspect-ratio:4/3;overflow:hidden;background:#d8c8bd
  }
  #mrp-listings .mrp-thumb img,
  #mrp-listings .thumb img,
  #mrp-listings .photo img,
  #mrp-listings .mrp-listing img:first-of-type{
    width:100%!important;height:100%!important;object-fit:cover!important;
    border-radius:0!important;transition:transform 1.2s var(--ease)
  }
  #mrp-listings .mrp-listing:hover img:first-of-type,
  #mrp-listings .listing:hover img:first-of-type,
  #mrp-listings li:hover img:first-of-type{transform:scale(1.07)}

  /* Info block padding */
  #mrp-listings .mrp-info,
  #mrp-listings .info,
  #mrp-listings .mrp-listing-info,
  #mrp-listings .details{padding:22px 22px 24px!important}

  /* Price */
  #mrp-listings .mrp-price,
  #mrp-listings .price,
  #mrp-listings .listing-price,
  #mrp-listings [class*="price"]{
    font-family:var(--display)!important;
    font-size:1.55rem!important;
    color:var(--wine)!important;
    font-weight:400!important;
    line-height:1.1!important;
    letter-spacing:-.01em!important;
    margin-bottom:6px!important;
    display:block
  }

  /* Address */
  #mrp-listings .mrp-address,
  #mrp-listings .address,
  #mrp-listings [class*="address"]{
    font-size:.95rem!important;
    color:var(--ink)!important;
    font-weight:600!important;
    line-height:1.4!important;
    margin:0 0 8px 0!important
  }

  /* Bed/bath/sqft features */
  #mrp-listings .mrp-features,
  #mrp-listings .features,
  #mrp-listings .specs,
  #mrp-listings .beds,
  #mrp-listings [class*="bed"],
  #mrp-listings [class*="bath"]{
    font-size:.78rem!important;
    letter-spacing:.08em!important;
    color:var(--muted)!important;
    text-transform:uppercase!important;
    font-weight:600
  }

  /* Status / MLS badge */
  #mrp-listings .mrp-status,
  #mrp-listings .status,
  #mrp-listings .badge,
  #mrp-listings [class*="status"]{
    display:inline-block!important;
    background:var(--ivory-deep)!important;
    color:var(--wine)!important;
    font-size:.64rem!important;
    letter-spacing:.18em!important;
    text-transform:uppercase!important;
    font-weight:700!important;
    padding:6px 12px!important;
    border-radius:30px!important;
    margin-bottom:10px
  }

  /* Pagination / nav */
  #mrp-listings .mrp-pagination,
  #mrp-listings .pagination,
  #mrp-listings .pager{
    grid-column:1/-1;
    display:flex!important;justify-content:center;gap:8px;
    margin-top:40px;padding-top:24px;
    border-top:1px solid var(--line)
  }
  #mrp-listings .mrp-pagination a,
  #mrp-listings .pagination a,
  #mrp-listings .pager a{
    font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;
    font-weight:700;color:var(--wine);
    padding:8px 14px;border:1px solid var(--line);border-radius:30px
  }
  #mrp-listings .mrp-pagination a:hover,
  #mrp-listings .pagination a:hover,
  #mrp-listings .pager a:hover{background:var(--wine);color:#fff;border-color:var(--wine)}

  /* testimonials */
  .testi{padding:112px 0;background:var(--dark);color:#fff;position:relative;overflow:hidden}
  .testi .watermark{position:absolute;right:-2%;top:2%;font-family:var(--script);font-size:18rem;color:rgba(255,255,255,.05);pointer-events:none;line-height:1;white-space:nowrap}
  .testi .head{text-align:center;margin-bottom:62px;position:relative}
  .testi .head .eyebrow{color:var(--rose-light)}
  .testi .head h2{font-size:clamp(2rem,4vw,3rem);color:#fff;margin-top:12px;font-weight:300}
  .testi .head h2 em{font-style:italic;color:var(--rose-light)}
  .t-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;position:relative}
  .quote{border-top:1px solid rgba(255,255,255,.2);padding-top:28px}
  .quote .mark{font-family:var(--display);font-size:3.2rem;line-height:.6;color:var(--rose-light);display:block;height:26px}
  .quote p{font-weight:300;color:rgba(255,255,255,.92);font-size:1rem;font-style:italic;font-family:var(--display)}
  .quote .who{margin-top:18px;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--rose-light)}

  /* closing */
  .closing{padding:118px 0;text-align:center;background:var(--ivory-deep);color:var(--ink)}
  .closing .motif{margin:0 auto 22px}
  .closing .script{color:var(--rose-deep);font-size:clamp(2.4rem,5vw,3.6rem);margin-bottom:4px}
  .closing h2{font-size:clamp(2.1rem,4.6vw,3.4rem);max-width:18ch;margin:0 auto;font-weight:300}
  .closing h2 em{font-style:italic;color:var(--rose)}
  .closing .cta-row{justify-content:center;margin-top:38px}

  /* footer */
  footer{background:var(--ivory);padding:72px 0 32px}
  .f-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:48px;padding-bottom:44px;border-bottom:1px solid var(--line)}
  footer .brand-logo{color:var(--wine);display:block;margin-bottom:18px}
  footer .brand-logo svg{height:78px;width:auto}
  footer p,footer a{color:var(--muted);font-size:.95rem;font-weight:300}
  footer .col h4{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--wine);font-weight:700;margin-bottom:16px}
  footer .col a{display:block;margin-bottom:10px;transition:color .3s}
  footer .col a:hover{color:var(--rose-deep)}
  .brokered{margin-top:22px;display:flex;align-items:center;gap:14px}
  .brokered span{font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:700}
  .brokered .glogo{color:var(--ink)}
  .brokered .glogo svg{height:34px;width:auto;display:block}
  .f-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:24px;gap:20px;flex-wrap:wrap}
  .f-bottom p{font-size:.8rem;color:var(--muted)}
  .f-bottom .socials{display:flex;gap:18px}
  .f-bottom .socials a{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--wine)}
  .f-bottom .socials a:hover{color:var(--rose-deep)}

  @media (max-width:900px){
    .about .grid{grid-template-columns:1fr;gap:64px}
    .svc-grid,.list-grid,.t-grid{grid-template-columns:1fr}
    .f-grid{grid-template-columns:1fr;gap:34px}
    .burger{display:flex}
    .menu{position:fixed;inset:0 0 0 auto;width:80%;max-width:340px;background:var(--ivory);flex-direction:column;align-items:flex-start;justify-content:center;gap:28px;padding:48px;transform:translateX(100%);transition:transform .5s var(--ease);box-shadow:-20px 0 60px -30px rgba(0,0,0,.4);z-index:60}
    .menu{visibility:hidden;transition:transform .5s var(--ease),visibility 0s linear .5s}
    .menu.open{transform:none;visibility:visible;transition:transform .5s var(--ease),visibility 0s}
    .menu a{color:var(--ink)!important;font-size:1rem}
    .menu .pill{border-color:var(--line);color:var(--wine)!important}
    .testi .watermark{font-size:11rem}
  }
  @media (max-width:560px){
    .wrap{padding:0 22px}
    .portrait .frame{transform:translate(12px,12px)}
  }

  /* listings page */
  .listings-hero .bg{background-color:#6c5450;animation:kenburns 24s ease-in-out infinite alternate;will-change:transform}
  @keyframes kenburns{from{transform:scale(1.02)}to{transform:scale(1.12)}}
  .listings-hero .inner{padding-top:160px;padding-bottom:48px}
  nav.menu a[aria-current="page"]{color:var(--rose-light)}
  header.solid nav.menu a[aria-current="page"]{color:var(--wine)}
  @media (max-width:900px){nav.menu a[aria-current="page"]{color:var(--wine)!important}}