/* Homepage comparison candidate. Existing Estate fonts, identity, and palette. */
.site-header { transition: transform .32s var(--ease), background .25s var(--ease), color .25s var(--ease), height .25s var(--ease), box-shadow .25s var(--ease); }
.site-header.is-hidden { transform: translateY(calc(-100% - 45px)); }
.menu-open .site-header { transform: none; }
.site-header.is-solid { background: var(--header-surface, var(--paper)); color: var(--header-ink, var(--ink)); box-shadow: 0 1px 0 color-mix(in srgb, currentColor 18%, transparent); }
.site-header.is-solid[data-surface="photo"] { background: rgba(var(--brand-deep-rgb),.94); backdrop-filter: blur(12px); }
.site-header.is-solid[data-surface="photo"] .nav-cta,
.site-header.is-solid[data-surface="dark"] .nav-cta { background: transparent; border-color: currentColor; color: inherit; }
.site-header.is-solid[data-surface="photo"] .nav-cta:hover,
.site-header.is-solid[data-surface="dark"] .nav-cta:hover { background: var(--paper); color: var(--brand-deep); }
.site-header[data-surface="photo"] :focus-visible,
.site-header[data-surface="dark"] :focus-visible { outline-color: var(--white); }
.menu-open .site-header.is-solid { background: var(--brand-deep); color: var(--white); box-shadow: none; backdrop-filter: none; }
@media (min-width:1161px) {
  .site-header.is-solid .brand-lockup { width: 240px; }
}
@media (prefers-reduced-motion:reduce) {
  .site-header { transition: none; }
}
@media print {
  .site-header.is-hidden { transform: none; }
}
.nav { gap: clamp(20px, 2.1vw, 34px); }
.nav a { font-size: 13px; letter-spacing: .07em; min-height: 44px; display: inline-flex; align-items: center; }
.menu-toggle-label { font-size: 13px; letter-spacing: .09em; }
.menu-panel .menu-primary { gap: 5px; }
.menu-panel .menu-primary a { font-size: clamp(27px, 4vw, 40px); }
.menu-panel .menu-secondary { display: flex; justify-content: center; flex-wrap: wrap; gap: 3px 22px; margin: 24px auto 0; max-width: 500px; }
.menu-panel .menu-secondary a { font: 400 15px/1.4 var(--font-text); padding: 12px 0; }
.menu-contact { margin-top: 24px; }
.request-anchor { scroll-margin-top: 100px; }
.form-card label, .form-card legend { font-size: 13px; letter-spacing: .04em; }
.home-section { padding: clamp(56px, 6vw, 88px) var(--gutter); }
.home-eyebrow { font-size: 12px; line-height: 1.5; letter-spacing: .13em; text-transform: uppercase; margin: 0 0 24px; }
.home-section-head { align-items: end; display: flex; gap: 24px; justify-content: space-between; margin-bottom: 32px; }
.home-section-head h2 { font-size: clamp(38px, 4vw, 60px); }
.home-section-head > p { color: var(--ink-soft); font-size: 17px; max-width: 30ch; margin: 0 0 4px; }
.home-text-link { display: inline-flex; align-items: center; justify-content: space-between; gap: 26px; border-bottom: 1px solid currentColor; padding: 11px 0; min-height: 46px; font-size: 16px; line-height: 1.4; }
.home-text-link span, .home-card-link > span { font: 300 24px/1 var(--font-text); }
.home-text-link:hover { color: var(--accent); }
.on-photo .home-text-link:hover, .on-dark .home-text-link:hover { color: var(--accent-soft); }
.page-home .button { font-size: 15px; letter-spacing: .025em; text-transform: none; min-height: 54px; padding: 16px 25px; }
.home-hero { position: relative; isolation: isolate; display: flex; align-items: center; min-height: min(900px, 94svh); padding: 170px var(--gutter) 140px; color: white; background: var(--brand-deep); }
.home-hero-photo, .home-rural-photo, .home-contact-photo { position: absolute; inset: 0; z-index: -1; }
.home-hero-photo picture, .home-hero-photo img, .home-rural-photo picture, .home-rural-photo img, .home-contact-photo picture, .home-contact-photo img { width: 100%; height: 100%; object-fit: cover; }
.home-hero-photo::after { position: absolute; inset: 0; content: ''; background: linear-gradient(90deg,rgba(var(--scrim),.42),rgba(var(--scrim),.08) 82%),linear-gradient(0deg,rgba(var(--scrim),.58),transparent 50%); }
.home-hero-content { width: 100%; max-width: 1140px; margin: 0 auto; }
.home-hero h1 { font-size: clamp(68px, 7.65vw, 116px); line-height: 1.01; letter-spacing: -.038em; max-width: 18ch; text-wrap: initial; }
.home-hero-lede { font-size: 20px; line-height: 1.55; max-width: 45ch; margin: 30px 0 28px; }
.home-actions { display: flex; gap: 22px 34px; align-items: center; flex-wrap: wrap; }
.home-hero-bottom { position: absolute; bottom: 26px; left: var(--gutter); right: var(--gutter); padding-top: 18px; border-top: 1px solid rgba(255,255,255,.4); display: flex; justify-content: space-between; gap: 20px; font-size: 13px; }
.home-caption-divider { padding: 0 8px; opacity: .65; }
.home-paths { scroll-margin-top: 80px; }
.home-path-grid { display: grid; grid-template-columns: 1.12fr 1fr; grid-template-rows: 1fr 1.12fr; gap: 12px; }
.home-path { position: relative; display: grid; min-width: 0; overflow: hidden; transition: background .25s; }
.home-path:focus-visible { outline: 3px solid var(--accent); outline-offset: 4px; }
.home-path-sell { grid-row: span 2; min-height: 590px; color: white; align-content: end; isolation: isolate; background: var(--brand-deep); }
.home-path-sell picture { position: absolute; inset: 0; z-index: -1; }
.home-path-sell img { height: 100%; width: 100%; object-fit: cover; object-position: 50% 48%; transition: transform .5s; }
.home-path-sell::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(0deg,rgba(12,25,17,.9),rgba(12,25,17,.05) 80%); }
.home-path-sell:hover img { transform: scale(1.025); }
.home-property-caption { position: absolute; top: 24px; left: 30px; font-size: 12px; padding: 6px 10px; background: rgba(16,32,22,.75); color: white; }
.home-path-copy { padding: 36px 38px; }
.home-path h3 { font-size: clamp(36px, 3.5vw, 52px); font-weight: 300; }
.home-path p { max-width: 36ch; font-size: 17px; line-height: 1.5; margin: 18px 0; }
.home-card-link { display: flex; justify-content: space-between; align-items: center; gap: 18px; padding-top: 18px; border-top: 1px solid rgba(255,255,255,.4); font-size: 15px; margin-top: 25px; }
.home-path-buy { background: var(--linen); }
.home-path-buy:hover { background: var(--stone); }
.home-path-buy .home-card-link { border-color: var(--line-strong); }
.home-path-land { background: var(--brand); }
.home-path-land:hover { background: var(--brand-deep); }
.home-path-land .home-eyebrow { font-size: 11px; margin: 0 0 16px; }
.home-path-land h3 { font-size: clamp(32px, 3vw, 44px); }
.home-jim { padding-top: 12px; display: grid; grid-template-columns: 1.12fr 1fr; gap: 12px; align-items: stretch; }
.home-jim-intro { padding: 32px 48px 32px 0; }
.home-jim-title { display: flex; gap: 30px; align-items: center; margin-bottom: 30px; }
.home-jim-title img { width: 124px; height: 186px; object-fit: cover; flex: 0 0 auto; }
.home-jim-title .home-eyebrow { margin-bottom: 16px; font-size: 11px; }
.home-jim-title h2 { font-size: clamp(39px, 4vw, 58px); }
.home-license { font-size: 13px; margin: 15px 0 0; }
.home-jim-intro > p { color: var(--ink-soft); max-width: 52ch; font-size: 17px; line-height: 1.65; margin-bottom: 18px; }
.home-jim > [data-feed-slot] { display: flex; }
.home-review { padding: 44px; display: flex; flex-direction: column; justify-content: center; background: var(--linen); width: 100%; }
.home-review .home-eyebrow { color: var(--ink-mute); margin-bottom: 24px; }
.home-review blockquote { font: 300 clamp(28px, 2.7vw, 40px)/1.28 var(--font-display); letter-spacing: -.018em; }
.home-review figcaption { font-size: 15px; margin: 26px 0 24px; }
.home-review .home-text-link { align-self: start; }
.home-rural { isolation: isolate; position: relative; color: white; background: var(--brand-deep); }
.home-rural-photo img { object-position: 20% 50%; }
.home-rural-photo::after { content: ''; position: absolute; inset: 0; background: linear-gradient(90deg,rgba(var(--scrim),.7),rgba(var(--scrim),.1) 65%); }
.home-rural-inner { padding: 78px var(--gutter); display: grid; grid-template-columns: 1.12fr 1fr; align-items: center; gap: 50px; min-height: 660px; max-width: 1600px; margin: auto; }
.home-rural-copy h2 { font-size: clamp(44px, 4.5vw, 68px); max-width: 17ch; font-weight: 300; }
.home-rural-copy > p:last-child { max-width: 34ch; font-size: 19px; line-height: 1.6; margin: 28px 0 0; }
.home-checklist { padding: 38px 40px 30px; background: var(--brand-deep); color: var(--paper); border: 1px solid rgba(230,217,184,.35); max-width: 470px; justify-self: end; width: 100%; }
.home-checklist .home-eyebrow { color: var(--accent-soft); font-size: 11px; letter-spacing: .13em; margin: 0 0 16px; }
.home-checklist h3 { font-size: clamp(34px,3.2vw,46px); line-height: 1.05; font-weight: 300; max-width: 12ch; }
.home-checklist dl { margin: 28px 0 10px; counter-reset: rural; }
.home-checklist dl > div { border-top: 1px solid rgba(230,217,184,.28); padding: 18px 0 18px 38px; position: relative; counter-increment: rural; }
.home-checklist dl > div::before { content: counter(rural,decimal-leading-zero); position: absolute; top: 21px; left: 0; font-size: 11px; letter-spacing: .08em; color: var(--accent-soft); }
.home-checklist dt { font-family: var(--font-display); font-size: 25px; line-height: 1.2; font-weight: 400; }
.home-checklist dd { margin: 7px 0 0; color: #d4dbd5; font-size: 15px; line-height: 1.5; }
.home-checklist .home-text-link { width: 100%; justify-content: space-between; padding-block: 15px 4px; border-top: 1px solid rgba(230,217,184,.28); border-bottom: 0; font-size: 15px; }
.home-checklist .home-text-link:hover { color: var(--accent-soft); }
.home-rural-caption { position: absolute; bottom: 16px; left: var(--gutter); font-size: 12px; }
.home-record { background: var(--paper); }
.home-record .home-section-head h2 { max-width: 19ch; }
.home-record-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 24px; }
.home-record-card { min-width: 0; }
.home-record-card > a { display: block; }
.home-record-photo { position: relative; aspect-ratio: 4/3; background: var(--stone); overflow: hidden; }
.home-record-photo picture, .home-record-photo img { width: 100%; height: 100%; object-fit: cover; transition: transform .35s; }
.home-record-card a:hover img { transform: scale(1.025); }
.home-record-state { display: inline-block; position: absolute; left: 14px; top: 14px; padding: 7px 10px; background: var(--paper); color: var(--ink); font-size: 13px; }
.home-record-copy { padding: 23px 0 17px; border-bottom: 1px solid var(--line-strong); }
.home-record-copy > p { font-size: 14px; color: var(--ink-soft); margin: 0 0 10px; }
.home-record-copy h3 { font-size: clamp(27px, 2.5vw, 37px); font-weight: 300; }
.home-record-copy .home-card-link { margin-top: 12px; padding-top: 0; border: 0; font-size: 14px; }
.home-record-credit, .home-record-source { font-size: 12px; line-height: 1.6; color: var(--ink-soft); margin: 12px 0 0; }
.home-record-source { max-width: 100ch; margin-top: 26px; }
.home-record-source a { text-decoration: underline; text-underline-offset: 3px; }
.home-places { display: grid; grid-template-columns: .8fr 1.6fr; background: var(--linen); }
.home-places-photo { position: relative; min-height: 360px; }
.home-places-photo picture, .home-places-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.home-places-photo > span { position: absolute; left: 24px; bottom: 20px; font-size: 12px; color: white; padding: 4px 8px; background: rgba(var(--scrim),.75); }
.home-places-copy { display: grid; grid-template-columns: 1fr 1fr; gap: 36px; align-items: center; padding: 45px var(--gutter) 45px 45px; }
.home-places-copy h2 { font-size: clamp(32px, 3vw, 44px); }
.home-places-copy nav a { display: flex; align-items: center; justify-content: space-between; gap: 18px; min-height: 56px; padding: 14px 0; border-bottom: 1px solid var(--line-strong); font-size: 16px; line-height: 1.4; }
.home-places-copy nav a:hover { color: var(--brand); border-color: var(--brand); }
.home-contact { position: relative; isolation: isolate; color: white; background: var(--brand-deep); }
.home-contact-photo::after { content: ''; position: absolute; inset: 0; background: rgba(16,29,22,.66); }
.home-contact-inner { display: grid; grid-template-columns: 1.12fr 1fr; gap: 70px; padding: 84px var(--gutter); align-items: center; min-height: 420px; }
.home-contact h2 { font-size: clamp(46px, 4.7vw, 72px); font-weight: 300; }
.home-contact-inner > div > p { max-width: 38ch; font-size: 19px; margin-bottom: 25px; }
.home-contact-direct { display: flex; flex-wrap: wrap; gap: 8px 24px; margin-top: 18px; }
.home-contact-direct a { font-size: 15px; display: inline-flex; align-items: center; min-height: 44px; border-bottom: 1px solid rgba(255,255,255,.5); }
.page-home .site-footer { padding-top: 52px; }
.page-home .footer-brand { padding-bottom: 38px; }
.page-home .footer-grid { padding-block: 36px; }
@media (min-width:901px) and (max-width:1200px) {
  .site-header { --lockup-w: 240px; }
  .nav { gap: 16px; }
  .nav a { font-size: 12px; letter-spacing: .035em; }
  .nav-cta { padding-inline: 16px !important; }
  .home-jim-intro { padding-right: 28px; }
  .home-jim-title { gap: 20px; }
  .home-review { padding: 32px; }
  .home-places-copy { grid-template-columns: 1fr; gap: 24px; }
}
@media (max-width:900px) {
  .home-hero { min-height: 740px; padding-top: 160px; padding-bottom: 140px; }
  .home-hero h1 { font-size: clamp(56px, 8vw, 80px); }
  .home-path-grid { grid-template-columns: 1fr 1fr; grid-template-rows: auto auto; }
  .home-path-sell { grid-row: auto; grid-column: 1/-1; min-height: 380px; }
  .home-path h3 { font-size: 36px; }
  .home-path-copy { padding: 28px; }
  .home-jim { grid-template-columns: 1fr 1fr; }
  .home-jim-title { align-items: start; flex-direction: column; gap: 22px; }
  .home-jim-title img { width: 100px; height: 150px; }
  .home-jim-intro { padding-right: 22px; }
  .home-review { padding: 30px; }
  .home-rural-inner { grid-template-columns: 1fr 1fr; gap: 30px; padding-block: 64px; }
  .home-rural-copy h2 { font-size: 43px; }
  .home-checklist { padding: 28px; }
  .home-record-grid { gap: 18px; }
  .home-places { grid-template-columns: .7fr 1fr; }
  .home-places-copy { grid-template-columns: 1fr; gap: 24px; padding: 38px; }
  .home-contact-inner { gap: 35px; }
}
@media (max-width:600px) {
  .home-section { padding: 48px 22px; }
  .home-hero { padding: 140px 24px 106px; min-height: 700px; min-height: max(650px, 85svh); }
  .home-hero-photo img { object-position: 50% 50%; }
  .home-hero-photo::after { background: linear-gradient(90deg,rgba(var(--scrim),.35),rgba(var(--scrim),.15)),linear-gradient(0deg,rgba(var(--scrim),.7),transparent 75%); }
  .home-hero h1 { font-size: clamp(44px, 11.8vw, 65px); line-height: 1.06; }
  .home-eyebrow { font-size: 11px; letter-spacing: .08em; }
  .home-hero .home-eyebrow { max-width: 29ch; margin-bottom: 22px; }
  .home-hero-lede { font-size: 17px; line-height: 1.55; margin: 23px 0 22px; }
  .home-actions { gap: 8px 22px; }
  .home-actions .home-text-link { font-size: 15px; }
  .home-hero-bottom { left: 24px; right: 24px; font-size: 11px; bottom: 22px; gap: 12px; }
  .home-hero-bottom > span:first-child { max-width: 20ch; }
  .home-section-head { display: block; margin-bottom: 25px; }
  .home-section-head h2 { font-size: 38px; }
  .home-section-head > p { font-size: 16px; max-width: 32ch; margin-top: 15px; }
  .home-section-head > .home-text-link { margin-top: 14px; }
  .home-path-grid { display: flex; flex-direction: column; gap: 10px; }
  .home-path-sell { min-height: 330px; }
  .home-property-caption { top: 18px; left: 20px; font-size: 11px; }
  .home-path-copy { padding: 27px 25px; }
  .home-path h3, .home-path-land h3 { font-size: 36px; }
  .home-path p { font-size: 16px; line-height: 1.5; margin-block: 12px; }
  .home-card-link { margin-top: 20px; padding-top: 15px; }
  .home-path-land .home-eyebrow { margin-bottom: 12px; }
  .home-jim { padding-top: 0; display: block; }
  .home-jim-intro { padding: 16px 0 32px; }
  .home-jim-title { flex-direction: row; gap: 22px; align-items: center; margin-bottom: 24px; }
  .home-jim-title h2 { font-size: 38px; }
  .home-jim-title .home-eyebrow { font-size: 10px; letter-spacing: .04em; margin-bottom: 12px; }
  .home-jim-title img { width: 90px; height: 135px; }
  .home-license { font-size: 12px; margin-top: 12px; }
  .home-jim-intro > p { font-size: 16px; }
  .home-review { padding: 32px 26px; }
  .home-review blockquote { font-size: 31px; }
  .home-review figcaption { margin-block: 22px 14px; }
  .home-rural-inner { display: block; padding: 54px 22px 58px; min-height: 0; }
  .home-rural-photo img { object-position: 18% 50%; }
  .home-rural-photo::after { background: linear-gradient(180deg,rgba(var(--scrim),.64),rgba(var(--scrim),.15) 90%); }
  .home-rural-copy { padding-inline: 2px; }
  .home-rural-copy h2 { font-size: clamp(38px,10.5vw,48px); }
  .home-rural-copy > p:last-child { font-size: 17px; margin-top: 22px; }
  .home-checklist { margin-top: 34px; padding: 28px 25px; max-width: none; }
  .home-checklist h3 { font-size: 36px; }
  .home-checklist dl { margin-top: 20px; }
  .home-checklist dl > div { padding: 13px 0 13px 32px; }
  .home-checklist dl > div::before { top: 16px; }
  .home-rural-caption { left: 24px; }
  .home-record-grid { grid-template-columns: 1fr; gap: 30px; }
  .home-record-photo { aspect-ratio: 1.6; }
  .home-record-copy { padding: 19px 0 14px; }
  .home-record-copy h3 { font-size: 31px; }
  .home-record-source { font-size: 12px; }
  .home-places { grid-template-columns: 1fr; }
  .home-places-photo { min-height: 180px; }
  .home-places-copy { padding: 32px 24px 38px; gap: 20px; }
  .home-places-copy h2 { font-size: 37px; }
  .home-places-copy h2 br { display: none; }
  .home-places-copy nav a { min-height: 52px; font-size: 16px; }
  .home-contact-inner { display: block; padding: 54px 24px; min-height: 0; }
  .home-contact h2 { font-size: 44px; margin-bottom: 25px; }
  .home-contact-inner > div > p { font-size: 17px; }
  .home-contact-direct { gap: 8px 16px; }
  .page-home .site-footer { padding-top: 40px; }
  .page-home .footer-brand { padding-bottom: 28px; }
  .page-home .footer-grid { padding-block: 30px; }
}
@media (max-width:360px) {
  .home-hero { padding-top: 120px; }
  .home-hero h1 { font-size: 42px; }
  .home-jim-title { gap: 17px; }
  .home-jim-title img { width: 78px; height: 117px; }
  .home-jim-title h2 { font-size: 34px; }
  .home-jim-title .home-eyebrow { font-size: 9px; }
}
@media (prefers-reduced-motion: reduce) {
  .home-path, .home-path img, .home-record-photo img { transition: none; }
}

/* Restored photo-led homepage, October 19, 2026. */
.restored-services { padding-top: 62px; scroll-margin-top: 90px; }
.restored-services > .home-section-head { padding-inline: var(--gutter); }
.restored-services .service-mosaic { grid-template-rows: repeat(2, 330px); }
.restored-services .photo-tile p { font-size: 17px; max-width: 38ch; }
.restored-services .photo-tile::after { background: linear-gradient(0deg,rgba(var(--scrim),.82),rgba(var(--scrim),.02) 80%); }
.home-jim { padding-top: 88px; padding-bottom: 88px; gap: 64px; grid-template-columns: 1fr 1fr; }
.home-jim-intro { padding: 22px 0; align-self: center; }
.home-bio-photo { position: relative; min-height: 570px; margin: 0; overflow: hidden; }
.home-bio-photo picture, .home-bio-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.home-bio-photo figcaption { position: absolute; bottom: 22px; left: 24px; color: white; background: rgba(34,31,27,.76); padding: 6px 10px; font-size: 13px; }
.page-home .feed-reviews { padding-block: 76px; }
.page-home .feed-review { min-height: 450px; display: flex; flex-direction: column; padding: 30px; background: rgba(255,255,255,.07); }
.page-home .feed-review blockquote { font-size: clamp(25px,1.95vw,28px); line-height: 1.38; }
.page-home .feed-track { align-items: stretch; }
.page-home .feed-review-name { margin-top: auto; padding-top: 24px; }
.page-home .feed-controls button { width: 48px; height: 48px; }
.page-home .feed-section .estate-link { font-size: 14px; letter-spacing: .03em; }
.feed-office { background: var(--paper); }
.feed-office .feed-track { grid-auto-columns: calc((100% - 44px)/3); }
.feed-agent { background: var(--linen); border-bottom: 1px solid var(--line); }
.feed-agent h2 { font-size: clamp(38px,4.4vw,64px); }
.feed-agent .feed-badge { background: var(--brand); color: white; }
.home-listing-notice { margin: 0 0 24px; }
.home-listing-notice a { display: inline-flex; gap: 20px; align-items: center; min-height: 44px; padding: 10px 15px; border: 1px solid rgba(255,255,255,.6); background: rgba(20,35,26,.75); font-size: 15px; }
.home-showcase { padding-bottom: 84px; }
.home-showcase .property-mosaic { grid-template-rows: repeat(2,300px); }
.home-showcase .photo-tile-copy > span { font-size: 14px; }
.home-showcase .photo-tile p { font-size: 16px; }
.home-areas { padding-bottom: 84px; background: var(--linen); }
.home-areas-intro { font-size: 19px; margin: 17px 0 0; color: var(--ink-soft); }
.home-areas .tile-row.four { grid-template-rows: 440px; }
.home-areas .photo-tile-copy { left: 25px; right: 30px; bottom: 50px; }
.home-areas .photo-tile h3 { font-size: 32px; }
.home-areas .photo-tile p { font-size: 15px; line-height: 1.5; }
.home-areas .photo-tile::after { background: linear-gradient(0deg,rgba(var(--scrim),.88),rgba(var(--scrim),.02) 90%); }
@media (max-width:1100px) {
 .home-jim { gap: 36px; }
 .home-areas .tile-row.four { grid-template-columns: 1fr 1fr; grid-template-rows: 370px 370px; }
 .feed-office .feed-track { grid-auto-columns: calc((100% - 22px)/2); }
}
@media (max-width:760px) {
 .restored-services .service-mosaic { grid-template-columns: 1fr; grid-template-rows: 440px 330px 330px; }
 .restored-services .photo-tile-copy { left: 24px; right: 64px; bottom: 34px; }
 .restored-services .photo-tile h3 { font-size: 43px; }
 .restored-services .photo-tile p { font-size: 17px; }
 .home-jim { gap: 26px; padding-block: 56px; }
 .home-bio-photo { min-height: 440px; }
 .home-showcase .property-mosaic { grid-template-columns: 1fr; grid-template-rows: 440px 320px 320px; }
}
@media (max-width:600px) {
 .restored-services { padding-top: 46px; }
 .home-jim { display: flex; flex-direction: column; padding: 40px 22px 48px; }
 .home-jim-title { flex-direction: row; }
 .home-jim-intro { width: 100%; padding: 0; }
 .home-bio-photo { width: 100%; min-height: 330px; }
 .page-home .feed-reviews { padding-block: 52px; }
 .page-home .feed-review { padding: 26px 23px; min-height: 430px; }
 .page-home .feed-review blockquote { font-size: 27px; }
 .feed-office .feed-track { grid-auto-columns: 88%; }
 .home-showcase, .home-areas { padding-bottom: 52px; }
 .home-areas .tile-row.four { grid-template-columns: 1fr; grid-template-rows: repeat(4,330px); }
 .home-areas .photo-tile h3 { font-size: 37px; }
 .home-areas .photo-tile-copy { bottom: 44px; right: 46px; }
 .home-areas-intro { font-size: 17px; }
}

.page-home .estate-link { font-size: 14px; letter-spacing: .03em; min-height: 44px; }
.page-home .estate-source { font-size: 12px; line-height: 1.65; }
@media(max-width:600px){.page-home .feed-review blockquote { font-size: 24px; }}

/* October 19 refinement: stronger hierarchy, readable controls, photo-led mobile. */
.nav a { font-size:14px; font-weight:600; letter-spacing:.055em; }
.home-trust { margin:19px 0 0; font-size:14px; line-height:1.5; }
.home-trust a { display:inline-flex; align-items:center; gap:14px; min-height:36px; border-bottom:1px solid rgba(255,255,255,.4); }
.home-eyebrow span, .caption-place { white-space:nowrap; }
.home-jim-title img { width:100px; height:150px; }
.home-bio-photo { min-height:420px; }
.home-areas .photo-tile h3 { font-size:clamp(28px,2.3vw,36px); }
.crumbs { font-size:12px; letter-spacing:.09em; opacity:1; align-items:center; }
.crumbs a { display:inline-flex; align-items:center; min-height:36px; text-decoration:underline; text-underline-offset:4px; }
.page-hero:not(.plain) .crumbs { width:fit-content; padding:0; border-radius:0; background:transparent; color:#fff; }
.page-hero.plain .crumbs { color:var(--ink-soft); }
.photo-caption, .photo-band figcaption, .estate-photo-credit, .rural-photo figcaption { font-size:12px; background:rgba(34,31,27,.76); color:#fff; padding:5px 9px; }
.estate-label, .photo-tile-copy > span, .eyebrow { font-size:12px; }
.opts label { min-height:44px; padding:9px 13px; border:1px solid var(--line-strong); border-radius:2px; gap:10px; cursor:pointer; }
.opts label:has(input:checked) { background:var(--linen); border-color:var(--brand); }
.opts label:focus-within, .consent:focus-within { outline:2px solid var(--brand); outline-offset:3px; }
.opts input, .consent input { width:20px; height:20px; flex:0 0 20px; accent-color:var(--brand); }
.form-card .consent { min-height:48px; align-items:center; padding:10px 0; }
.form-card .consent input { margin:0; }
.about-opening { display:grid; grid-template-columns:100px minmax(0,1fr); gap:44px; align-items:center; }
.about-portrait { margin:0; }
.about-portrait img { width:100px; height:150px; }
.page-about .intro-proof { flex-wrap:wrap; }
.about-client-reviews .feed-review-grid { grid-template-columns:repeat(2,minmax(0,1fr)); }
.about-client-reviews .feed-review { padding:30px; background:var(--paper); border:1px solid var(--line-strong); }
.about-client-reviews blockquote { font-size:27px; line-height:1.4; }
.seller-records { display:grid; grid-template-columns:1fr 1fr; gap:24px; }
.seller-records li { border-block:1px solid var(--line-strong); padding:28px 0; }
.seller-records h3 { font-size:clamp(29px,3vw,42px); margin:12px 0; }
.page-properties .sold-mosaic { grid-template-columns:repeat(2,minmax(0,1fr)); }
.place-links a { min-height:44px; display:inline-flex; align-items:center; }
@media (min-width:601px) and (max-width:1100px) {
 .home-areas .photo-tile h3 { font-size:34px; }
}
@media (max-width:760px) {
 .restored-services .service-mosaic { grid-template-rows:360px 270px 290px; }
 .home-showcase .property-mosaic { grid-template-rows:350px 290px 290px; }
 .about-opening { gap:26px; }
}
@media (max-width:600px) {
 .home-hero { min-height:720px; padding-top:145px; padding-bottom:114px; }
 .home-hero h1, .page-hero h1 { font-weight:400; }
 .home-hero .home-eyebrow { max-width:unset; font-size:12px; letter-spacing:.045em; line-height:1.7; }
 .home-hero-lede { margin-top:20px; margin-bottom:20px; }
 .home-trust { margin-top:14px; font-size:13px; }
 .home-hero-bottom { font-size:12px; flex-wrap:wrap; gap:6px 18px; }
 .home-jim-title { gap:20px; margin-bottom:22px; }
 .home-jim-title img { width:86px; height:129px; }
 .home-jim-title .home-eyebrow { font-size:12px; line-height:1.5; letter-spacing:.015em; }
 .home-jim-title h2 { font-size:36px; }
 .home-bio-photo { min-height:250px; }
 .home-bio-photo figcaption { font-size:12px; bottom:16px; left:16px; }
 .restored-services { padding-top:36px; }
 .home-rural-inner { padding-block:48px; gap:25px; }
 .home-rural-copy h2 { font-size:40px; }
 .page-home .feed-section { padding-block:44px; }
 .page-home .feed-review { min-height:390px; }
 .home-areas .tile-row.four { grid-template-rows:repeat(4,280px); }
 .home-areas .photo-tile h3 { font-size:34px; }
 .home-areas .photo-tile-copy { bottom:30px; }
 .home-areas .photo-tile p { max-width:34ch; }
 .home-showcase .photo-tile-copy { bottom:28px; }
 .photo-caption, .page-hero .photo-caption, .photo-band figcaption, .estate-photo-credit, .rural-photo figcaption { font-size:12px; }
 .crumbs { font-size:12px; letter-spacing:.065em; gap:.4rem; }
 .about-opening { grid-template-columns:1fr; gap:24px; }
 .about-portrait { grid-row:2; }
 .page-about .page-hero.plain { padding-bottom:36px; }
 .about-client-reviews .feed-review-grid, .seller-records { grid-template-columns:1fr; }
 .about-client-reviews .feed-review { padding:24px; }
 .page-properties .sold-mosaic { grid-template-columns:1fr; }
}
@media (max-width:360px) {
 .home-hero { min-height:770px; }
 .home-jim-title { gap:16px; }
 .home-jim-title h2 { font-size:33px; }
 .home-areas .photo-tile h3 { font-size:31px; }
}