/* ===== Reset / globals ===== */
:root{
  --accent:#C8102E;
  --accent-hover:#940C22;
  --bg:#FAF8F5;
  --ink:#14161A;
  --ink-soft:#3D3A36;
  --muted:#6C6862;
  --faint:#9A958E;
  --dark:#101215;
  --darker:#0A0C0E;
  --pink:#F0566E;
  --line:rgba(20,22,26,.1);
  --line-soft:rgba(20,22,26,.09);
}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);font-family:'Inter Tight',system-ui,sans-serif;color:var(--ink);-webkit-font-smoothing:antialiased}
img{max-width:100%}
a{color:var(--accent);text-decoration:none}
a:hover{color:var(--accent-hover)}
input,textarea,select,button{font-family:inherit}
::placeholder{color:var(--faint)}
.page-shell{min-height:100vh;display:flex;flex-direction:column}
.container{max-width:1240px;margin:0 auto;padding:0 24px}

/* ===== Header ===== */
.site-header{position:sticky;top:0;z-index:50;background:var(--dark);border-bottom:1px solid rgba(255,255,255,.1)}
.header-inner{max-width:1240px;margin:0 auto;padding:12px 24px;min-height:74px;display:flex;align-items:center;gap:20px;flex-wrap:wrap}
.logo-link{display:flex;align-items:center;gap:14px;flex:none}
.logo-img{height:36px;width:auto;display:block}
.header-divider{width:1px;height:30px;background:rgba(255,255,255,.14)}
.brand{display:flex;flex-direction:column;gap:2px;min-width:0}
.brand-name{font-size:14px;font-weight:600;color:#fff;letter-spacing:-.01em;line-height:1.1}
.brand-role{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.5)}
.main-nav{margin-left:auto;display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.nav-link{font-size:14px;transition:color 200ms;color:rgba(255,255,255,.72)}
.nav-link:hover{color:#fff}
.nav-link.is-active{color:#fff;border-bottom:2px solid var(--accent);padding-bottom:2px}
.header-phone{font-family:'JetBrains Mono',monospace;font-size:13px;color:rgba(255,255,255,.72);font-variant-numeric:tabular-nums}
.header-phone:hover{color:#fff}

/* ===== Buttons ===== */
.btn{display:inline-block;font-size:15px;font-weight:600;padding:15px 28px;border-radius:4px;transition:background 200ms;border:none;cursor:pointer;text-align:center}
.btn-primary{background:#C8102E;color:#fff}
.btn-primary:hover{background:#940C22;color:#fff}
.btn-outline{border:1px solid rgba(255,255,255,.22);color:#fff;background:transparent}
.btn-outline:hover{background:rgba(255,255,255,.07);color:#fff}
.btn-outline-dark{border:1px solid rgba(20,22,26,.2);color:#14161A;background:transparent}
.btn-outline-dark:hover{background:#fff;color:#14161A}
.btn-header{font-size:14px;font-weight:600;padding:11px 20px;border-radius:4px;background:#C8102E;color:#fff}
.btn-header:hover{background:#940C22;color:#fff}
.btn-white{background:#fff;color:#C8102E}
.btn-white:hover{background:#F5E9EB;color:#C8102E}
.link-underline{display:inline-block;font-size:15px;font-weight:600;color:#C8102E;border-bottom:2px solid #C8102E;padding-bottom:3px}
.link-underline:hover{color:#C8102E}
.cta-row{display:flex;gap:14px;margin-top:34px;flex-wrap:wrap}

/* ===== Hero (dark) ===== */
.hero-dark{background:var(--dark);color:#fff;padding:clamp(56px,7vw,88px) 24px}
.hero-dark.sm{padding:clamp(56px,7vw,80px) 24px}
.hero-dark .container{max-width:1240px}
.hero-eyebrow{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--pink);margin-bottom:18px}
.hero-eyebrow.on-light{color:#C8102E}
.hero-eyebrow-dot{display:flex;align-items:center;gap:12px;margin-bottom:26px}
.hero-eyebrow-dot span.dot{width:7px;height:7px;border-radius:50%;background:#C8102E;display:block}
.hero-eyebrow-dot span.txt{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.55)}
.hero-title{margin:0;font-family:'Instrument Serif',serif;font-weight:400;line-height:1.02;letter-spacing:-.02em;text-wrap:balance}
.hero-title.xl{font-size:clamp(42px,7.2vw,86px);line-height:1.0}
.hero-title.lg{font-size:clamp(38px,6vw,68px)}
.hero-title.md{font-size:clamp(38px,6vw,64px)}
.hero-title em{color:#F0566E;font-style:italic}
.hero-sub{margin:24px 0 0;font-size:18px;line-height:1.65;color:rgba(255,255,255,.72);text-wrap:pretty}
.hero-sub.wide{max-width:660px}
.hero-sub.narrow{max-width:560px}

/* ===== Home hero (two-column) ===== */
.home-hero{background:var(--dark);color:#fff;padding:clamp(56px,7vw,96px) 24px 0;overflow:hidden}
.home-hero-inner{max-width:1240px;margin:0 auto;display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,64px);align-items:end}
.home-hero-copy{flex:999 1 420px;min-width:0;padding-bottom:clamp(56px,7vw,96px)}
.home-hero-copy p{margin:30px 0 0;max-width:560px;font-size:19px;line-height:1.58;color:rgba(255,255,255,.72);text-wrap:pretty}
.home-hero-media{position:relative;flex:1 1 300px;min-width:0}
.home-hero-media-bg{position:absolute;left:0;right:0;bottom:0;height:78%;background:#C8102E;border-radius:6px 6px 0 0}
.home-hero-media img{position:relative;display:block;width:100%;max-width:420px;margin:0 auto;height:auto}

/* ===== Stats bar ===== */
.stats-section{background:#fff;border-bottom:1px solid var(--line-soft)}
.stats-grid{max-width:1240px;margin:0 auto;padding:0 24px;display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr))}
.stat{padding:34px 28px 34px 0;border-right:1px solid var(--line-soft)}
.stat-num{font-family:'JetBrains Mono',monospace;font-size:clamp(27px,3vw,34px);font-weight:500;letter-spacing:-.03em;font-variant-numeric:tabular-nums;color:var(--ink)}
.stat-label{margin-top:8px;font-size:13.5px;line-height:1.45;color:var(--muted);text-wrap:pretty}

/* ===== Section shells ===== */
.section{padding:clamp(60px,8vw,104px) 24px}
.section.tight{padding:clamp(56px,7vw,88px) 24px}
.section.compact{padding:clamp(60px,8vw,96px) 24px}
.section.snug{padding:clamp(48px,6vw,80px) 24px}
.section.on-white{background:#fff;border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft)}
.section-eyebrow{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:#C8102E;margin-bottom:18px}
.section-title{margin:0;font-family:'Instrument Serif',serif;font-weight:400;line-height:1.05;letter-spacing:-.02em}
.section-title.lg{font-size:clamp(34px,4.4vw,46px)}
.section-title.md{font-size:clamp(30px,4vw,42px)}
.section-sub{margin:0 0 44px;font-size:17px;color:var(--muted)}

/* ===== About ===== */
.about-grid{max-width:1240px;margin:0 auto;display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,72px);align-items:flex-start}
.about-side{flex:1 1 260px;min-width:0}
.about-side h2{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(34px,4.4vw,46px);line-height:1.02;letter-spacing:-.02em}
.about-side .role{margin:14px 0 0;font-size:14px;color:var(--muted)}
.about-divider{height:1px;background:rgba(20,22,26,.12);margin:26px 0}
.about-contacts{display:flex;flex-direction:column;gap:10px}
.about-contacts a{font-size:14px;color:var(--ink)}
.about-contacts a:hover{color:#C8102E}
.about-contacts a.phone{font-family:'JetBrains Mono',monospace}
.about-side .kw-logo{margin-top:32px;width:190px;height:auto;display:block;opacity:.85}
.about-main{flex:999 1 440px;min-width:0;display:flex;flex-direction:column;gap:24px;max-width:700px}
.about-main p{margin:0;font-size:17px;line-height:1.7;color:var(--ink-soft);text-wrap:pretty}
.about-main p.lead{font-size:clamp(18px,2vw,21px);line-height:1.62;color:var(--ink)}
.about-quote{margin:14px 0 0;padding:0 0 0 26px;border-left:3px solid #C8102E;font-family:'Instrument Serif',serif;font-style:italic;font-size:clamp(21px,2.4vw,26px);line-height:1.4;color:var(--ink);text-wrap:pretty}

/* ===== Doors ===== */
.doors-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.door-card{display:flex;flex-direction:column;background:var(--bg);border:1px solid var(--line);border-radius:10px;padding:32px;color:var(--ink);transition:border-color 200ms,background 200ms}
.door-card:hover{border-color:#C8102E;background:#fff;color:var(--ink)}
.door-num{font-family:'JetBrains Mono',monospace;font-size:12px;color:#C8102E;letter-spacing:.08em}
.door-title{margin-top:20px;font-family:'Instrument Serif',serif;font-size:28px;line-height:1.1}
.door-body{margin:12px 0 0;font-size:15px;line-height:1.62;color:var(--muted);text-wrap:pretty}
.door-cta{margin-top:24px;font-size:14px;font-weight:600;color:#C8102E}

/* ===== Team teaser (home) ===== */
.team-teaser{background:var(--dark);color:#fff;padding:clamp(60px,8vw,104px) 24px}
.team-teaser-inner{max-width:1240px;margin:0 auto;display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,64px);align-items:center}
.team-teaser-copy{flex:1 1 380px;min-width:0}
.team-teaser-copy h2{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(34px,5vw,52px);line-height:1.02;letter-spacing:-.02em}
.team-teaser-copy p{margin:24px 0 0;font-size:17px;line-height:1.7;color:rgba(255,255,255,.72);text-wrap:pretty}
.team-teaser-copy .link-underline{margin-top:28px;color:#fff;border-bottom-color:#C8102E}
.team-teaser-copy .link-underline:hover{border-bottom-color:#fff;color:#fff}
.team-teaser img{flex:1 1 380px;min-width:0;width:100%;height:auto;display:block}

/* ===== Reviews ===== */
.reviews-head{display:flex;align-items:baseline;gap:18px;margin-bottom:40px;flex-wrap:wrap}
.reviews-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.review-card{background:#fff;border:1px solid var(--line);border-radius:8px;padding:30px}
.review-stars{color:#C8102E;font-size:13px;letter-spacing:.22em;margin-bottom:18px}
.review-title{margin-bottom:12px;font-size:18px;font-weight:600;letter-spacing:-.015em;line-height:1.3;color:var(--ink)}
.review-quote{margin:0;font-size:15.5px;line-height:1.68;color:var(--ink-soft);text-wrap:pretty}
.review-who{margin-top:22px;font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--faint)}
.reviews-grid.wide{grid-template-columns:repeat(auto-fill,minmax(320px,1fr));align-items:start}
.testimonials-note{max-width:1240px;margin:44px auto 0;padding:26px 28px;background:#fff;border:1px solid var(--line);border-radius:10px}
.testimonials-note p{margin:0;font-size:14px;line-height:1.65;color:var(--muted);text-wrap:pretty}

/* ===== Steps (buy / sell) ===== */
.steps-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));gap:1px;background:rgba(20,22,26,.12);border:1px solid rgba(20,22,26,.12);border-radius:10px;overflow:hidden}
.steps-grid.tight{grid-template-columns:repeat(auto-fit,minmax(230px,1fr))}
.step-card{background:var(--bg);padding:30px 26px;display:flex;flex-direction:column;gap:12px}
.step-card.on-white{background:#fff;padding:26px 24px;gap:10px}
.step-num{font-family:'JetBrains Mono',monospace;font-size:12px;color:#C8102E}
.step-title{font-size:18px;font-weight:600;letter-spacing:-.01em}
.step-card.on-white .step-title{font-size:17px}
.step-body{font-size:14.5px;line-height:1.62;color:var(--muted);text-wrap:pretty}
.step-card.on-white .step-body{line-height:1.6}

/* ===== Selling page split ===== */
.selling-grid{max-width:1240px;margin:0 auto;display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,64px);align-items:flex-start}
.selling-grid .selling-copy{flex:1 1 300px;min-width:0}
.selling-grid .selling-copy h2{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(30px,4vw,42px);line-height:1.05;letter-spacing:-.02em}
.selling-grid .selling-copy p{margin:18px 0 0;font-size:16.5px;line-height:1.68;color:var(--muted);text-wrap:pretty}
.selling-grid .selling-copy .link-underline{margin-top:24px}
.selling-grid .steps-grid{flex:999 1 420px;min-width:0}

/* ===== Team roster ===== */
.roster-photo{width:100%;height:auto;display:block;margin-bottom:56px}
.roster-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:28px}
.member{display:flex;flex-direction:column}
.member-photo{aspect-ratio:3/4;border-radius:8px;overflow:hidden;position:relative;background-color:#E7E2DA}
.member-photo .initials{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-family:'Instrument Serif',serif;font-size:44px;color:#B5AEA3}
.member-name{margin-top:16px;font-size:17px;font-weight:600;letter-spacing:-.01em}
.member-role{margin-top:4px;font-size:13.5px;line-height:1.45;color:var(--muted)}
.member-bio{margin-top:10px;font-size:13px;color:#C8102E}
.roster-note{margin:36px 0 0;font-size:13px;color:var(--faint);max-width:680px;text-wrap:pretty}

/* ===== Listings / areas ===== */
.areas-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:20px}
.area-card{display:flex;flex-direction:column;justify-content:flex-end;min-height:190px;background:var(--dark);border-radius:10px;padding:26px;color:#fff;transition:background 200ms}
.area-card:hover{background:#1B1E23;color:#fff}
.area-name{font-family:'Instrument Serif',serif;font-size:26px;line-height:1.1}
.area-note{margin-top:8px;font-size:13px;color:rgba(255,255,255,.55)}
.area-cta{margin-top:16px;font-size:13.5px;font-weight:600;color:#F0566E}

/* ===== FAQ page ===== */
.faq-list{display:flex;flex-direction:column;gap:1px;background:rgba(20,22,26,.12);border:1px solid rgba(20,22,26,.12);border-radius:10px;overflow:hidden;max-width:860px}
.faq-item{background:#fff}
.faq-item summary{list-style:none;cursor:pointer;padding:22px 26px;font-size:17px;font-weight:600;letter-spacing:-.01em;color:var(--ink);display:flex;align-items:center;justify-content:space-between;gap:16px}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:'+';flex:none;font-family:'JetBrains Mono',monospace;font-size:18px;color:#C8102E;transition:transform 200ms}
.faq-item[open] summary::after{content:'\2212'}
.faq-item summary:hover{background:var(--bg)}
.faq-answer{padding:0 26px 24px;font-size:15.5px;line-height:1.68;color:var(--ink-soft);max-width:70ch;text-wrap:pretty}
.faq-answer a{font-weight:600}

/* ===== Contact page ===== */
.contact-section{padding:clamp(48px,6vw,72px) 24px clamp(60px,8vw,104px)}
.contact-grid{max-width:1240px;margin:0 auto;display:flex;flex-wrap:wrap;gap:clamp(32px,5vw,72px);align-items:flex-start}
.contact-main{flex:999 1 420px;min-width:0}
.contact-main h1{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(36px,5.4vw,56px);line-height:1;letter-spacing:-.02em}
.contact-main .lede{margin:18px 0 44px;font-size:17.5px;line-height:1.6;color:var(--muted);max-width:560px;text-wrap:pretty}

.contact-panel{background:#fff;border:1px solid var(--line);border-left:3px solid #C8102E;border-radius:8px;padding:36px;max-width:620px}
.contact-panel h2{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:30px;line-height:1.1}
.contact-panel p{margin:12px 0 0;font-size:16px;line-height:1.6;color:var(--ink-soft)}
.contact-panel button{margin-top:24px;background:none;border:1px solid rgba(20,22,26,.2);color:var(--ink);font-size:14px;padding:10px 18px;border-radius:4px;cursor:pointer}
.contact-panel button:hover{background:rgba(20,22,26,.05)}

.contact-form{max-width:620px;display:flex;flex-direction:column;gap:22px}
.form-row{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:22px}
.field{display:flex;flex-direction:column;gap:8px;min-width:0}
.field span.field-label{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{min-width:0;background:#fff;border:1px solid rgba(20,22,26,.16);border-radius:4px;padding:13px 14px;font-size:15px;color:var(--ink);outline:none;transition:border-color 200ms}
.field input:focus,.field select:focus,.field textarea:focus{border-color:#C8102E}
.field textarea{line-height:1.55;resize:vertical}

.intent-block{display:flex;flex-direction:column;gap:10px}
.pills{display:flex;gap:10px;flex-wrap:wrap}
.pill{background:#fff;color:var(--ink-soft);border:1px solid rgba(20,22,26,.16);font-size:14px;font-weight:500;padding:10px 18px;border-radius:999px;cursor:pointer;transition:all 200ms}
.pill.is-active{background:var(--accent);color:#fff;border-color:var(--accent)}

.consent-row{display:flex;gap:12px;align-items:flex-start;cursor:pointer}
.consent-row input{margin-top:3px;width:16px;height:16px;accent-color:#C8102E;flex:none}
.consent-row span{font-size:12.5px;line-height:1.6;color:var(--muted);text-wrap:pretty}

.submit-row{display:flex;align-items:center;gap:20px;flex-wrap:wrap}
.submit-row button{background:#C8102E;color:#fff;border:none;font-size:16px;font-weight:600;padding:16px 34px;border-radius:4px;cursor:pointer;transition:background 200ms}
.submit-row button:hover{background:#940C22}
.submit-note{font-size:12.5px;color:var(--faint)}

.contact-aside{flex:1 1 320px;min-width:0;max-width:100%;box-sizing:border-box;background:var(--dark);color:#fff;border-radius:10px;padding:clamp(24px,3vw,36px);position:sticky;top:106px}
.contact-aside img{width:100%;height:220px;object-fit:cover;object-position:top center;border-radius:6px;display:block;background:#1B1E23}
.contact-aside .name{margin-top:22px;font-family:'Instrument Serif',serif;font-size:28px;line-height:1.1}
.contact-aside .role{margin-top:6px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.5)}
.contact-aside-divider{height:1px;background:rgba(255,255,255,.14);margin:24px 0}
.contact-aside-rows{display:flex;flex-direction:column;gap:16px}
.contact-aside-rows .label{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.45);margin-bottom:5px}
.contact-aside-rows a{color:#fff}
.contact-aside-rows a:hover{color:#F0566E}
.contact-aside-rows a.phone{font-family:'JetBrains Mono',monospace;font-size:17px}
.contact-aside-rows a.email{font-size:15px;word-break:break-all}
.contact-aside-rows .brokerage{font-size:15px;line-height:1.5;color:rgba(255,255,255,.8)}

/* ===== CTA banner ===== */
.cta-banner{background:#C8102E;color:#fff;padding:clamp(48px,6vw,76px) 24px}
.cta-banner-inner{max-width:1240px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap}
.cta-banner h2{margin:0;font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(30px,4.2vw,44px);line-height:1.02;letter-spacing:-.02em}
.cta-banner p{margin:12px 0 0;font-size:17px;color:rgba(255,255,255,.85)}

/* ===== Footer ===== */
.site-footer{background:var(--darker);color:rgba(255,255,255,.6);padding:56px 24px 40px}
.footer-inner{max-width:1240px;margin:0 auto}
.footer-grid{display:flex;justify-content:space-between;gap:44px;flex-wrap:wrap;align-items:flex-start}
.footer-brand{display:flex;flex-direction:column;gap:18px}
.footer-brand .logo{height:44px;width:auto;display:block}
.footer-social{display:flex;gap:20px}
.footer-social a{font-size:13.5px;color:rgba(255,255,255,.6)}
.footer-social a:hover{color:#fff}
.footer-col{display:flex;flex-direction:column;gap:9px}
.footer-col .label{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.38);margin-bottom:4px}
.footer-col a{font-size:14px;color:rgba(255,255,255,.8)}
.footer-col a:hover{color:#fff}
.footer-col .brokerage{font-size:14px;line-height:1.6;max-width:280px}
.footer-col .brokerage a{color:rgba(255,255,255,.8)}
.footer-kw-logo{width:200px;height:auto;display:block;opacity:.7}
.footer-divider{height:1px;background:rgba(255,255,255,.1);margin:40px 0 22px}
.footer-legal{display:flex;gap:28px;flex-wrap:wrap;align-items:flex-start;font-size:12.5px;line-height:1.65;color:rgba(255,255,255,.42)}
.footer-legal p{margin:0;flex:999 1 460px;text-wrap:pretty}
.footer-legal-links{display:flex;gap:18px;flex:1 1 auto}
.footer-legal-links a{color:rgba(255,255,255,.42)}
.footer-legal-links a:hover{color:#fff}
.footer-bottom{margin-top:20px;font-size:12.5px;color:rgba(255,255,255,.42)}

/* ===== 404 ===== */
.notfound{padding:clamp(80px,12vw,140px) 24px;text-align:center}
.notfound h1{font-family:'Instrument Serif',serif;font-weight:400;font-size:clamp(38px,6vw,64px);margin:0}
.notfound p{font-size:17px;color:var(--muted);margin:16px 0 32px}