/* Margie Stibora, Broker | site styles */

/* Fonts: self-hosted, SIL Open Font License 1.1 (see /fonts/OFL.txt) */
@font-face{font-family:'Archivo Black';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/archivo-black-latin.woff2) format('woff2')}
@font-face{font-family:'DM Sans';font-style:normal;font-weight:400 700;font-display:swap;src:url(../fonts/dm-sans-latin.woff2) format('woff2')}

:root{--red:#c8102e;--ink:#1a1a1a;--gray:#f4f4f4;--wrap:1120px;--gutter:24px}
*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{font-family:'DM Sans',system-ui,-apple-system,'Segoe UI',Arial,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased;overflow-x:hidden;min-height:100vh;display:flex;flex-direction:column}
body>main{flex:1 0 auto;display:flex;flex-direction:column}
body>main>*{flex-shrink:0}
main>.phero:only-child{flex:1 0 auto}
a{text-decoration:none;color:inherit}
img{display:block;max-width:100%}
.wrap{width:min(var(--wrap),100% - 2*var(--gutter));margin:0 auto}

/* Accessibility */
.skip{position:absolute;left:12px;top:-100px;z-index:100;background:var(--ink);color:#fff;padding:12px 18px;font-weight:700}
.skip:focus{top:12px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:3px solid var(--ink);outline-offset:3px;box-shadow:0 0 0 6px #fff}
.hl a:focus-visible,.buysell a:focus-visible,.foot a:focus-visible,.cta a:focus-visible,.stripe a:focus-visible{outline-color:#fff;box-shadow:0 0 0 6px var(--ink)}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
main:focus{outline:none}

/* Type */
section{padding:84px 0}
h1,h2{font-family:'Archivo Black',Impact,'Arial Black',sans-serif;font-weight:400;text-transform:uppercase;letter-spacing:-.01em}
h2{font-size:44px;line-height:1.15;margin-bottom:14px}
h3{font-size:18px;font-weight:700;margin-bottom:8px}
p{line-height:1.6}
.lede{font-size:17px;max-width:640px}
.eyebrow{font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;margin-bottom:12px;color:var(--red)}
.more{display:inline-block;margin-top:10px;font-weight:700;font-size:14px;color:var(--red)}
.more:hover{text-decoration:underline}
.sh{margin-bottom:36px}
.sh.row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px}
.sh.row>div{max-width:640px}

/* Buttons */
.btn{display:inline-block;padding:14px 26px;font-weight:700;font-size:14px;background:var(--ink);color:#fff;text-transform:uppercase;letter-spacing:.06em;border:0;cursor:pointer;font-family:inherit;line-height:1.3;text-align:center;transition:transform .15s ease,box-shadow .15s ease}
.btn:hover{transform:translateY(-2px);box-shadow:0 4px 0 rgba(0,0,0,.25)}
.btn.alt{background:#fff;color:var(--red)}
@media (prefers-reduced-motion:reduce){.btn{transition:none}.btn:hover{transform:none}}

/* Header / nav */
.nav{position:absolute;top:0;left:0;right:0;padding:24px 0;z-index:5}
.navin{display:flex;align-items:center;justify-content:space-between}
.brand{color:#fff;font-size:30px;letter-spacing:.1em;line-height:1;white-space:nowrap}
.site-nav{display:flex;gap:30px;align-items:center}
.site-nav a{color:var(--red);font-weight:600;font-size:15px;padding:6px 0}
.site-nav a:not(.navcta):hover,.site-nav a[aria-current=page]:not(.navcta){box-shadow:inset 0 -2px 0 var(--red)}
.navcta{background:var(--red);color:#fff!important;padding:10px 18px!important}
.menu-btn{display:none;background:transparent;border:2px solid #fff;color:#fff;font:700 13px/1 'DM Sans',sans-serif;letter-spacing:.12em;text-transform:uppercase;padding:10px 14px;cursor:pointer;align-items:center;gap:10px}
.menu-btn .bars,.menu-btn .bars::before,.menu-btn .bars::after{display:block;width:18px;height:2px;background:currentColor;position:relative}
.menu-btn .bars::before,.menu-btn .bars::after{content:"";position:absolute;left:0}
.menu-btn .bars::before{top:-6px}.menu-btn .bars::after{top:6px}

/* Home hero */
.hero{padding:0;display:grid;grid-template-columns:1fr 1fr;min-height:800px}
.hl{background:var(--red);color:#fff;padding:150px 56px 60px 80px;position:relative;overflow:hidden}
.hl>*{position:relative}
.hl .key{position:absolute;right:-60px;bottom:30px;width:420px;color:rgba(255,255,255,.12);stroke-width:2}
.hl .eyebrow{color:#ffe0e4}
.hl h1{font-size:72px;line-height:.98;margin-bottom:22px}
.hl p.trust{font-family:'Archivo Black',Impact,sans-serif;font-size:27px;line-height:1.15;text-transform:uppercase;color:#fff;max-width:480px;margin-bottom:14px;padding-left:16px;border-left:5px solid #fff}
.hl p.sub{font-size:20px;max-width:480px;margin-bottom:32px;color:#ffe9ec}
.hl .btns{display:flex;gap:10px;flex-wrap:wrap}
.hl .btn{background:#fff;color:var(--red);padding:14px 20px;font-size:13px;white-space:nowrap}
.hl .btn.alt{background:transparent;color:#fff;border:2px solid #fff;padding:12px 18px}
.hr{background:#fff;display:flex;align-items:flex-end;justify-content:center;padding-top:120px;position:relative}
.hr picture{display:block}
.hr img{width:600px;height:680px;object-fit:cover;object-position:50% 0}
.namecap{position:absolute;left:0;bottom:0;background:var(--ink);color:#fff;padding:18px 26px 16px;border-left:8px solid var(--red);z-index:1}
.namecap .nm{font-family:'Archivo Black',Impact,sans-serif;font-size:38px;line-height:1;text-transform:uppercase;letter-spacing:.01em}
.namecap .cr{font-size:14px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:#ff8a99;margin-top:8px}

/* Sub-page hero */
.phero{padding:0;display:grid;grid-template-columns:1fr 1fr;min-height:520px}
.phero .hl{padding:150px 56px 56px 80px}
.phero .hl h1{font-size:64px}
.phero .hl .key{bottom:-70px;right:-90px;width:360px}
.phero .hr{justify-content:flex-start;padding-top:0;align-items:center}
.namepanel{margin:90px 60px 0}
.namepanel .nm{font-family:'Archivo Black',Impact,sans-serif;font-size:60px;line-height:1;text-transform:uppercase;color:var(--ink)}
.namepanel .cr{font-size:16px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--red);margin-top:14px}
.namepanel .ln{width:90px;height:6px;background:var(--red);margin:22px 0}
.namepanel p{font-size:18px;color:#444;max-width:420px}
.ctcard{margin:96px 60px 0;width:100%;max-width:480px}
.ctcard .big{display:inline-block;font-family:'Archivo Black',Impact,sans-serif;font-size:44px;color:var(--red);line-height:1.1;margin:6px 0 22px}
.ctcard .mid{display:inline-block;font-size:24px;font-weight:700;color:var(--ink);margin:6px 0 22px;overflow-wrap:anywhere}
.ctcard a:hover{text-decoration:underline}
.ctcard .lbl{font-size:12px;letter-spacing:.18em;font-weight:700;text-transform:uppercase;color:#595959}
.ctcard .last{margin-bottom:0}
.msg{max-width:480px}
.msg p{font-size:18px;color:#444;margin-bottom:20px}

/* Stripe */
.stripe{background:var(--ink);color:#fff;padding:22px 0}
.stripe .wrap{display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px 24px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;font-size:14px}
.stripe span:nth-child(odd){color:#ff4d63}

/* Services */
.svcgrid,.argrid,.spgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.svc{background:#fff;border:2px solid var(--ink);padding:24px 18px;box-shadow:6px 6px 0 var(--red)}
.svc .ic{color:var(--red);margin-bottom:12px}
.ic svg{width:34px;height:34px}
.ar p,.svc p,.sp p,.ls p{font-size:14.5px}

/* Buy / sell */
.buysell{background:var(--red);color:#fff}
.buysell .eyebrow{color:#ffe0e4}
.bsgrid{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.bs{border:2px solid rgba(255,255,255,.5);padding:44px}
.bs p{margin-bottom:22px}
.bs .btn{background:#fff;color:var(--red)}
.bs .btn.alt{margin:0;background:var(--ink);color:#fff}

/* Listing services */
.lsgrid{display:grid;grid-template-columns:repeat(5,1fr);gap:18px}
.ls{border-top:4px solid var(--ink);padding-top:16px}
.lnum{display:block;font-family:'Archivo Black',Impact,sans-serif;font-size:48px;color:var(--red);line-height:1;margin-bottom:10px}
.listsvc .btn{background:var(--red);flex-shrink:0}

/* About */
.about{background:var(--gray)}
.abgrid{display:grid;grid-template-columns:420px 1fr;gap:64px;align-items:center}
.about .abgrid.top{align-items:start}
.abimg img{width:420px;height:460px;object-fit:cover;object-position:50% 15%;background:#fff;border-bottom:10px solid var(--red)}
.abimg .capt{background:var(--ink);color:#fff;padding:16px 22px;width:420px;max-width:100%;margin-top:-10px;position:relative}
.abimg .capt .nm{font-family:'Archivo Black',Impact,sans-serif;font-size:30px;text-transform:uppercase;line-height:1}
.abimg .capt .cr{font-size:13px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:#ff8a99;margin-top:6px}
.abtx p{margin-bottom:14px}
.bio p{font-size:17.5px;margin-bottom:16px}
.bio .lead{font-size:21px;font-weight:600}
.creds{list-style:none;display:flex;flex-wrap:wrap;gap:8px;margin:20px 0 26px}
.creds li{padding:6px 12px;font-size:13px;background:var(--ink);color:#fff;font-weight:600}

/* Areas / specialties */
.ar{border-left:4px solid var(--red);padding:6px 0 6px 16px}
.sp{border-top:4px solid var(--red);padding-top:16px}
.sp h3{font-size:19px}
.svcarea{background:var(--gray)}

/* CTA band */
.cta{background:var(--ink);color:#fff;padding:70px 0}
.cta .wrap{display:flex;justify-content:space-between;align-items:center;gap:40px}
.cta h2{color:#fff;margin:0}
.cta p{color:#ddd;margin-top:10px;font-size:17px}
.cta .btns{display:flex;gap:10px;flex-shrink:0;flex-wrap:wrap}
.cta .btn{background:var(--red)}
.cta .btn.alt{background:#fff;color:var(--red);margin:0}

/* Contact + form */
.ctgrid{display:grid;grid-template-columns:1fr 1fr;gap:56px}
.ctline{margin-top:10px;display:grid;grid-template-columns:80px 1fr;gap:8px}
.ctline a{justify-self:start;text-decoration:underline;text-underline-offset:3px;text-decoration-color:rgba(200,16,46,.5)}
.ctline a:hover{color:var(--red)}
.contact.homect{background:var(--gray)}
.form{background:var(--gray);padding:32px}
.contact.homect .form{background:#fff}
.form label{display:block;font-size:13px;font-weight:600;margin-bottom:14px}
.form .opt{font-weight:400;color:#595959}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.in{display:block;width:100%;height:44px;margin-top:6px;background:#fff;border:2px solid var(--ink);border-radius:0;padding:8px 12px;font:400 16px/1.4 'DM Sans',system-ui,sans-serif;color:var(--ink)}
textarea.in{height:110px;resize:vertical}
select.in{appearance:none;-webkit-appearance:none;padding-right:40px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%231a1a1a' stroke-width='2'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
.in:focus{border-color:var(--red)}
.form .note{font-size:13px;color:#595959;margin:-4px 0 16px}
.contact .btn{background:var(--red)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.form-alert{display:none;border-left:5px solid var(--red);background:#fff;padding:12px 14px;margin-bottom:16px;font-size:14px;font-weight:600}
.form-alert.show{display:block}
.contact.homect .form-alert{background:#ffe9ec}

/* Plain text pages */
.prose{max-width:760px}
.prose h2{font-size:28px;margin:34px 0 10px}
.prose p,.prose li{font-size:17px;margin-bottom:12px}
.prose ul{padding-left:22px}
.prose a{color:var(--red);text-decoration:underline}
a[href^="tel:"]{white-space:nowrap}

/* Footer */
.foot{background:var(--red);color:#fff}
.ftop{display:grid;grid-template-columns:2fr 1fr 1.4fr;gap:40px;padding:48px 0 30px}
.foot .brand{display:inline-block;font-size:30px;letter-spacing:.1em;margin-bottom:12px}
.fl{display:flex;flex-direction:column;gap:8px;align-items:flex-start}
.fl a:hover,.fc a:hover{text-decoration:underline}
.fc p{margin-bottom:6px}
.legal{font-size:14px;padding:18px 0 26px;line-height:1.7;border-top:1px solid rgba(255,255,255,.35);color:#ffe0e4}
.legal a{text-decoration:underline;color:#fff}
.legal .trec{font-size:16px}
.legal .sep{padding:0 6px}

/* ---------- Responsive ---------- */
@media (max-width:1180px){
  .hl,.phero .hl{padding-left:48px;padding-right:40px}
  .hl h1{font-size:clamp(48px,6vw,72px)}
  .phero .hl h1{font-size:clamp(44px,5.2vw,64px)}
  .hr img{width:100%;max-width:600px}
  .namepanel,.ctcard{margin-left:40px;margin-right:32px}
  .namepanel .nm{font-size:clamp(44px,5vw,60px)}
  .ctcard .big{font-size:clamp(30px,3.6vw,44px)}
  .ctcard .mid{font-size:clamp(18px,2vw,24px)}
  .lsgrid{grid-template-columns:repeat(3,1fr);row-gap:30px}
  .svcgrid,.argrid,.spgrid{grid-template-columns:repeat(2,1fr)}
  .abgrid{grid-template-columns:minmax(0,360px) 1fr;gap:44px}
  .abimg img{width:100%;height:auto;aspect-ratio:420/460}
  .abimg .capt{width:100%}
  h2{font-size:38px}
}
@media (max-width:900px){
  section{padding:64px 0}
  h2{font-size:32px}
  /* header becomes a solid red bar with a menu button */
  .nav{position:relative;background:var(--red);padding:16px 0}
  .brand{font-size:24px}
  .js .menu-btn{display:inline-flex}
  .site-nav{gap:0}
  .js .site-nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:stretch;border-bottom:4px solid var(--red);box-shadow:0 10px 24px rgba(0,0,0,.15)}
  .js .site-nav.open{display:flex}
  .js .site-nav a{padding:16px var(--gutter);border-top:1px solid #eee;font-size:17px}
  .js .site-nav a[aria-current=page]:not(.navcta){box-shadow:inset 5px 0 0 var(--red)}
  .js .site-nav .navcta{margin:14px var(--gutter);text-align:center}
  html:not(.js) .site-nav{flex-wrap:wrap;gap:14px}
  html:not(.js) .site-nav a{color:#fff}
  html:not(.js) .navin{flex-wrap:wrap;gap:12px}
  .hero,.phero{grid-template-columns:1fr;min-height:0}
  .hl,.phero .hl{padding:44px var(--gutter) 48px}
  .hl h1{font-size:clamp(44px,11vw,64px)}
  .phero .hl h1{font-size:clamp(40px,10vw,56px)}
  .hl p.trust{font-size:clamp(20px,5.4vw,26px)}
  .hl p.sub{font-size:18px}
  .hl .key{width:300px;right:-80px;bottom:-30px}
  .hr{padding:32px var(--gutter) 0}
  .hr picture{width:100%;max-width:520px;margin:0 auto}
  .hr img{width:100%;height:auto;aspect-ratio:600/680;max-width:none}
  .hr{display:block}
  .namecap{position:static;display:block;max-width:520px;margin:0 auto;padding:14px 18px 12px}
  .namecap .nm{font-size:clamp(26px,7vw,34px)}
  .namecap .cr{font-size:12px}
  .phero .hr{padding:40px var(--gutter) 48px}
  .namepanel,.ctcard{margin:0;max-width:none}
  .bsgrid,.ctgrid{grid-template-columns:1fr;gap:24px}
  .ctgrid{gap:36px}
  .bs{padding:32px 26px}
  .sh.row{flex-direction:column;align-items:flex-start;gap:18px}
  .abgrid{grid-template-columns:1fr;gap:32px}
  .abimg{max-width:420px}
  .cta .wrap{flex-direction:column;align-items:flex-start;gap:24px}
  .ftop{grid-template-columns:1fr 1fr;gap:28px}
  .ftop .fb{grid-column:1/-1}
}
@media (max-width:600px){
  :root{--gutter:20px}
  h2{font-size:28px}
  .brand{font-size:21px;letter-spacing:.08em}
  .menu-btn{padding:9px 11px}
  .hl .btns,.cta .btns{flex-direction:column;align-items:stretch;width:100%}
  .hl .btn,.cta .btn{white-space:normal}
  .stripe .wrap{justify-content:center;font-size:13px;gap:8px 20px}
  .svcgrid,.argrid,.spgrid{grid-template-columns:1fr;gap:20px}
  .lsgrid{grid-template-columns:1fr 1fr;gap:24px 16px}
  .lnum{font-size:40px}
  .frow{grid-template-columns:1fr;gap:0}
  .form{padding:22px 18px}
  .form .btn{width:100%}
  .bs{padding:26px 20px}
  .bs .btn,.listsvc .btn{white-space:normal}
  .ftop{grid-template-columns:1fr;gap:22px}
  .ctline{grid-template-columns:72px 1fr}
  .legal .trec .sep{display:none}
  .legal .trec a{display:block;margin-bottom:6px}
}
@media print{.nav,.menu-btn,.skip,.form{display:none}.hl,.buysell,.foot,.cta,.stripe{background:#fff!important;color:#000!important}}