:root{--ink:#0a1018;--navy:#0d1723;--navy2:#152333;--paper:#f4f0e8;--cream:#fbf8f1;--gold:#c9a66b;--gold2:#e2c28f;--mist:#b7c0c8;--white:#fff;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Inter',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ink);color:var(--paper);font:16px/1.65 var(--sans);overflow-x:hidden}a{color:inherit;text-decoration:none}img{max-width:100%}main{min-height:70vh}.site-header{height:94px;padding:0 5vw;display:flex;align-items:center;justify-content:space-between;position:absolute;inset:0 0 auto;z-index:20;border-bottom:1px solid #ffffff20}.brand{display:grid;grid-template-columns:44px auto;grid-template-rows:auto auto;column-gap:14px;align-items:center;letter-spacing:.11em;text-transform:uppercase}.brand-avatar{grid-row:1/3;width:44px;height:44px;border-radius:50%;border:1px solid var(--gold);object-fit:cover;background:var(--navy)}.brand b{font-size:12px;align-self:end}.brand 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.calculator{background:var(--navy)}.calc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;align-items:end}.calc-grid label,.lead-form label{font-size:11px;text-transform:uppercase;letter-spacing:.12em;color:#c8ced4}.calc-grid input,.calc-grid select,.lead-form input,.lead-form select,.lead-form textarea{width:100%;background:#ffffff08;border:1px solid #ffffff24;color:#fff;padding:15px 14px;margin-top:8px;font:16px var(--sans);border-radius:0}.calc-grid select option,.lead-form select option{color:#111}.payment{grid-column:1/-1;padding:30px;border-top:1px solid #ffffff22;margin-top:18px;display:flex;align-items:baseline;gap:16px}.payment small{text-transform:uppercase;letter-spacing:.13em}.payment strong{font:500 4rem/1 var(--serif);color:var(--gold2)}.payment span{color:var(--mist)}.paths{display:grid;grid-template-columns:1fr 1fr;gap:1px;padding:1px;background:#ffffff1f}.paths article{background:var(--ink);padding:9vw 7vw}.paths p:not(.eyebrow){color:var(--mist)}.quote{text-align:center;background:var(--paper);color:var(--ink)}blockquote{font:500 clamp(2.8rem,5vw,6rem)/1 var(--serif);max-width:1100px;margin:0 auto 24px}.quote p{font-size:11px;text-transform:uppercase;letter-spacing:.15em;color:#6d6255}.cta{text-align:center;background:linear-gradient(120deg,var(--navy),#172b3a);border-top:1px solid #ffffff17}.cta h2{max-width:900px;margin:12px auto}.cta>p:not(.eyebrow){color:var(--mist);max-width:680px;margin:20px auto 34px}footer{padding:90px 6vw 34px;background:#05090e;border-top:1px solid #ffffff1a}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:7vw}.footer-grid h2{font:500 4rem/1 var(--serif);margin:.2em 0}.footer-grid p{color:#9ea7af}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;gap:12px;font-size:13px}.footer-grid 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var(--serif)}.profile-grid .story{padding:5vw 0}.profile-grid .story p{color:#4f5760}.profile-grid .eyebrow{color:#806039}.signature{font:italic 3rem var(--serif);margin:30px 0}.values{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#ffffff20;padding:1px}.values article{background:var(--navy);padding:6vw 4vw}.values span{color:var(--gold);font:500 2rem var(--serif)}.values h3{font:500 2.2rem var(--serif)}.values p{color:var(--mist)}.neighborhoods-hero{background:linear-gradient(90deg,#07101bec,#07101b75),url('images/pacific-beach.jpg') center/cover}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:9vw;margin-bottom:90px}.intro-grid>p{color:var(--mist)}.hood-grid{border-top:1px solid #ffffff25}.hood{display:grid;grid-template-columns:1fr auto;align-items:end;padding:48px 0;border-bottom:1px solid #ffffff25;scroll-margin-top:100px}.hood h2{font:500 3.4rem/1 var(--serif);margin:5px 0}.hood p:not(.eyebrow){max-width:760px;color:var(--mist)}.hood>a{color:var(--gold2);font-size:12px}.form-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:10vw;background:var(--paper);color:var(--ink)}.form-layout .eyebrow,.faq .eyebrow{color:#806039}.checklist{padding:0;list-style:none}.checklist li{padding:15px 0 15px 28px;border-bottom:1px solid #18243420;position:relative}.checklist li:before{content:'◆';position:absolute;left:0;color:#a47f49;font-size:9px}.fine{font-size:11px;color:#6d747c;margin-top:28px}.lead-form{background:var(--ink);padding:4vw}.lead-form input,.lead-form select,.lead-form textarea{margin-bottom:20px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.form-note{font-size:11px;color:#aeb6be;margin-top:20px}.faq{background:var(--cream);color:var(--ink)}details{border-top:1px solid #1a27352f;padding:24px 0}details:last-child{border-bottom:1px solid #1a27352f}summary{font:500 1.7rem var(--serif);cursor:pointer}details p{max-width:760px;color:#56606a}.featured-post{display:grid;grid-template-columns:1.2fr .8fr;gap:7vw;align-items:center;background:var(--paper);color:var(--ink)}.post-image{min-height:620px;background-size:cover;background-position:center}.coastal{background-image:url('images/coastal-luxury.jpg')}.temecula{background-image:url('images/temecula.jpg')}.featured-post h2{font:500 4rem/1 var(--serif)}.featured-post p:not(.eyebrow){color:#56606a}.post-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.post-grid article{border:1px solid #ffffff25;padding:34px}.post-thumb{height:320px;margin:-34px -34px 28px;background-size:cover}.post-grid h3{font:500 2.2rem/1.05 var(--serif)}.post-grid p:not(.eyebrow){color:var(--mist)}.post-grid a{color:var(--gold2)}.template-card{display:flex;flex-direction:column;justify-content:flex-end;background:linear-gradient(145deg,var(--navy2),var(--ink))}.template-card span{color:var(--gold2);font-size:11px;text-transform:uppercase;letter-spacing:.15em}
.article{padding-top:94px;background:var(--paper);color:var(--ink)}.article header{padding:100px 6vw 70px;max-width:1200px;margin:auto;text-align:center}.article .eyebrow{color:#806039}.article h1{font-size:clamp(3.6rem,7vw,7rem);line-height:.93}.dek{font:400 1.35rem/1.5 var(--sans);max-width:760px;margin:auto;color:#59616a}.article-hero{height:70vh;min-height:500px;background-size:cover;background-position:center}.template-hero{background:linear-gradient(145deg,#b9b0a4,#e7e0d6);display:grid;place-items:center;color:#655d53;text-transform:uppercase;letter-spacing:.2em;font-size:11px}.article-body{max-width:780px;margin:auto;padding:90px 24px}.article-body p{color:#3f4852;font-size:17px}.article-body .lead{font:500 1.8rem/1.45 var(--serif);color:var(--ink)}.article-body h2{font:500 3rem/1 var(--serif);margin:1.4em 0 .45em}.data-callout{margin:50px -60px;padding:38px 60px;background:var(--navy);color:#fff}.data-callout span,.data-callout small{display:block}.data-callout span{text-transform:uppercase;letter-spacing:.16em;font-size:10px;color:var(--gold2)}.data-callout strong{display:block;font:500 2rem var(--serif);margin:8px 0}.data-callout small{color:var(--mist)}.listing-hero{min-height:85vh;padding:160px 6vw 70px;display:grid;grid-template-columns:.75fr 1.25fr;gap:6vw;align-items:end}.listing-copy h1{font:500 5rem/.95 var(--serif);margin:.2em 0}.listing-price{font:500 2rem var(--serif);color:var(--gold2);margin-top:30px}.listing-main-image{height:65vh;min-height:520px;border:1px solid #ffffff30;background:linear-gradient(145deg,#243343,#101a25);display:grid;place-items:center;color:#ffffff80;text-transform:uppercase;letter-spacing:.2em;font-size:10px}.listing-specs{display:grid;grid-template-columns:repeat(4,1fr);background:var(--paper);color:var(--ink);padding:0 6vw}.listing-specs div{padding:35px 20px;border-right:1px solid #18243422;text-align:center}.listing-specs div:last-child{border:0}.listing-specs strong{display:block;font:500 2.6rem var(--serif)}.listing-specs span{text-transform:uppercase;font-size:9px;letter-spacing:.15em}.listing-story,.map-section,.qr-block{display:grid;grid-template-columns:1fr 1fr;gap:10vw;align-items:center}.listing-story p{color:var(--mist)}.gallery{display:grid;grid-template-columns:1fr 1fr;gap:12px;background:var(--paper)}.gallery-slot{height:360px;display:grid;place-items:center;background:linear-gradient(145deg,#cbc4b9,#e8e3da);color:#665e55;text-transform:uppercase;letter-spacing:.15em;font-size:10px}.gallery-slot.wide{grid-column:1/-1;height:650px}.map-section{background:var(--navy)}.map-placeholder{height:450px;border:1px solid #ffffff30;display:grid;place-items:center;color:#ffffff60;font-size:11px;letter-spacing:.15em}.qr-block{background:var(--paper);color:var(--ink)}.qr-placeholder{width:220px;height:220px;justify-self:center;border:2px solid var(--ink);display:grid;place-items:center;font:600 2rem var(--sans)}.mono{font-family:monospace;color:#5a626a}.reveal{opacity:0;transform:translateY(24px);transition:opacity .75s ease,transform .75s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:900px){.site-header{height:76px}.brand{grid-template-columns:38px auto}.brand-avatar{width:38px;height:38px}.nav-toggle{display:block}.site-header nav{display:none;position:absolute;top:76px;left:0;right:0;background:#08111bf7;padding:24px;flex-direction:column;align-items:stretch;gap:2px}.site-header nav.open{display:flex}.site-header nav a:not(.nav-cta){padding:12px 0}.nav-cta{text-align:center;margin-top:8px}.hero{min-height:680px}.hero-copy{padding-bottom:12vh}.hero h1{font-size:3.8rem}.section{padding:80px 24px}.section-head,.split,.profile-grid,.subhero,.form-layout,.featured-post,.listing-hero,.listing-story,.map-section,.qr-block{grid-template-columns:1fr}.section-head{gap:18px}.stat-grid{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid #1c273333}.cards{grid-template-columns:1fr}.place-card{min-height:430px}.split .image-card{min-height:500px}.story{padding:70px 24px}.calc-grid{grid-template-columns:1fr 1fr}.paths{grid-template-columns:1fr}.subhero{padding:150px 24px 70px;min-height:65vh;gap:20px}.subhero h1{font-size:3.9rem}.headshot-slot{min-height:560px}.profile-grid .story{padding:0}.values{grid-template-columns:1fr}.intro-grid{grid-template-columns:1fr;gap:15px}.hood{grid-template-columns:1fr;gap:20px}.lead-form{padding:30px}.post-grid{grid-template-columns:1fr}.post-image{min-height:460px}.article{padding-top:76px}.article header{padding:70px 24px 45px}.article-hero{height:54vh}.data-callout{margin:45px -24px;padding:34px 24px}.listing-hero{padding-top:130px}.listing-specs{grid-template-columns:1fr 1fr}.gallery{grid-template-columns:1fr}.gallery-slot.wide{grid-column:auto}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.legal{flex-direction:column}.scroll-cue{display:none}}
@media(max-width:560px){.hero h1,.subhero h1{font-size:3.25rem}.actions{align-items:flex-start;flex-direction:column;gap:18px}.stat-grid{grid-template-columns:1fr}.stat{border-right:0;border-bottom:1px solid #1c273333}.stat:nth-child(3){border-bottom:1px solid #1c273333}.calc-grid{grid-template-columns:1fr}.payment{flex-wrap:wrap}.payment strong{font-size:3rem}.form-row{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.listing-specs{grid-template-columns:1fr 1fr}.listing-main-image{min-height:420px}.article-body h2{font-size:2.4rem}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}.reveal{opacity:1;transform:none;transition:none}}
.listing-main-image{padding:0;overflow:hidden}
.listing-main-image img{width:100%;height:100%;object-fit:cover;display:block}
.gallery-slot{padding:0;overflow:hidden}
.gallery-slot img{width:100%;height:100%;object-fit:cover;display:block}
.map-embed iframe{width:100%;height:450px;border:0;display:block}
.qr-code{justify-self:center}
.qr-code img{width:220px;height:220px;display:block;background:#fff;padding:8px}
.listing-mls{margin-top:14px;font-size:.85rem;color:var(--mist)}
.price-reduced{margin-top:6px;font-size:.8rem;text-transform:uppercase;letter-spacing:.14em;color:var(--gold2)}
.headshot-slot{padding:0;overflow:hidden}
.headshot-slot img{width:100%;height:100%;object-fit:cover;display:block}
.hidden{display:none!important}
.success-panel{max-width:760px;margin:0 auto;text-align:center;padding:40px 24px}
.success-panel h1{font:500 clamp(2.6rem,5vw,4.6rem)/1 var(--serif);margin:.3em 0}
.success-panel p{color:var(--mist);max-width:560px;margin:0 auto 18px}
.tour-form-section{background:var(--navy)}
.tour-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:10vw;align-items:start}
.tour-grid p:not(.eyebrow){color:var(--mist)}
.tour-grid .checklist li{border-color:#ffffff20}
.lead-form .consent{display:flex;gap:12px;align-items:flex-start;font-size:13px;line-height:1.5;text-transform:none;letter-spacing:0;color:#c8ced4;margin-bottom:14px;cursor:pointer}
.lead-form .consent input{width:auto;margin:4px 0 0;padding:0;accent-color:var(--gold)}
.fine-light{font-size:11px;color:#9aa3ac;margin-top:16px}
.form-thanks{display:none;text-align:center;padding:36px 20px}
.form-thanks.show{display:block}
.form-thanks h3{font:500 2.2rem/1.1 var(--serif);color:var(--gold2);margin:.4em 0}
.form-thanks p{color:var(--mist)}
.sticky-tour-cta{display:none}
@media(max-width:900px){.tour-grid{grid-template-columns:1fr;gap:40px}.sticky-tour-cta{display:block;position:fixed;bottom:0;left:0;right:0;z-index:60;padding:12px 16px calc(12px + env(safe-area-inset-bottom));background:#05090ef5;border-top:1px solid #ffffff1a}.sticky-tour-cta .button{display:block;text-align:center}body{padding-bottom:78px}}