:root{
  --navy:#071a34;
  --navy2:#0d2848;
  --red:#c4202f;
  --ink:#142033;
  --muted:#66707b;
  --paper:#ffffff;
  --soft:#f6f7f8;
  --line:#dfe3e8;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:#fff;line-height:1.55}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}
.topbar{background:var(--navy);color:#fff;padding:10px 6.4vw;display:flex;align-items:center;justify-content:space-between;font-size:13px;font-weight:600;letter-spacing:.025em}
.topbar .left{display:flex;align-items:center;gap:0}
.topbar .left span{display:flex;align-items:center}
.topbar .left span+span{margin-left:18px;padding-left:18px;border-left:1px solid rgba(255,255,255,.45)}
.topbar a:hover{color:#fff;text-decoration:underline}
.header{height:112px;background:#fff;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;border-bottom:1px solid #eee;position:relative;z-index:10}
.logo img{width:275px;height:auto}
.nav{display:flex;align-items:center;gap:30px;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.055em;color:var(--navy)}
.nav a{padding:45px 0 12px}
.nav a:hover,.nav a.active{color:var(--red)}
.nav a.active{border-bottom:2px solid var(--red)}
.menu{display:none;background:none;border:0;font-weight:700;color:var(--navy)}

.hero{min-height:635px;background:
linear-gradient(90deg,rgba(255,255,255,.83) 0%,rgba(255,255,255,.58) 31%,rgba(255,255,255,.03) 65%),
url("assets/hero-lakefront.png") center/cover;
display:flex;align-items:center;padding:68px 5vw 110px;position:relative}
.hero-content{width:min(600px,48vw)}
.eyebrow{color:var(--red);font-size:12px;font-weight:800;letter-spacing:.08em;text-transform:uppercase;margin:0 0 18px}
h1,h2,h3{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-weight:500}
.hero h1{font-size:70px;line-height:.98;letter-spacing:-.035em;margin:0 0 25px}
.hero h1 em{font-weight:400}
.hero-copy{font-size:18px;line-height:1.45;max-width:520px;margin-bottom:28px}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:51px;padding:0 26px;border:0;font-size:11px;font-weight:800;letter-spacing:.09em;text-transform:uppercase;cursor:pointer}
.btn-red{background:var(--red);color:#fff}
.btn-navy{background:var(--navy);color:#fff}
.btn-outline{border:1px solid var(--navy);color:var(--navy);background:#fff}

.search-box{width:90%;margin:-64px auto 0;position:relative;z-index:5;background:var(--navy);padding:21px;display:grid;grid-template-columns:1.4fr 1fr 1fr .65fr .65fr auto;gap:14px;box-shadow:0 10px 30px #0002}
.search-box label{font-size:10px;color:#fff;text-transform:uppercase;letter-spacing:.08em;font-weight:700}
.search-box select,.search-box input{width:100%;margin-top:7px;height:44px;border:0;background:#fff;padding:0 14px;color:#243044}
.search-box .btn{align-self:end;height:44px;min-height:44px}

.value-strip{padding:34px 5vw;display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.value{padding:0 35px;border-right:1px solid var(--line)}
.value:first-child{padding-left:0}.value:last-child{border-right:0}
.value strong{display:block;color:var(--navy);font-size:13px;text-transform:uppercase;letter-spacing:.06em;margin-bottom:7px}
.value span{font-size:13px;color:var(--muted)}

.section{padding:90px 5vw}
.section-head{display:flex;justify-content:space-between;align-items:end;gap:20px;margin-bottom:35px}
.section-head h2{font-size:48px;line-height:1;margin:6px 0 0}
.kicker{font-size:11px;color:var(--red);font-weight:800;text-transform:uppercase;letter-spacing:.1em}
.listings{background:var(--soft)}
.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.card{background:#fff;border:1px solid #e5e8eb;overflow:hidden}
.card-img{height:210px;background:url("assets/hero-lakefront.png") center/cover;position:relative}
.card:nth-child(2) .card-img{background-position:72% center}
.card:nth-child(3) .card-img{background-position:43% center}
.card:nth-child(4) .card-img{background-position:85% center}
.tag{position:absolute;left:12px;top:12px;background:var(--navy);color:#fff;padding:7px 9px;font-size:10px;text-transform:uppercase;letter-spacing:.06em}
.card-body{padding:16px}
.card-body h3{font-size:22px;margin:0 0 5px}
.card-body p{margin:0;color:var(--muted);font-size:13px}
.note{font-size:11px;color:#8a9199;margin-top:18px}

.split{display:grid;grid-template-columns:1fr 1fr}
.split>div{padding:90px 7vw}
.split .buyer{background:var(--navy);color:#fff}
.split .seller{background:#f2f3f5}
.split h2{font-size:52px;margin:0 0 20px}
.split .buyer h2{color:#fff}
.split p{max-width:520px}
.split .buyer .btn{background:#fff;color:var(--navy)}
.split .seller .btn{background:var(--red);color:#fff}

.about-intro{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}
.about-intro h2{font-size:58px;margin:0}
.about-intro .big{font:30px/1.25 Georgia,serif;color:var(--navy);margin-top:0}

.team-hero{background:linear-gradient(90deg,#fff 0%,#fff 58%,rgba(255,255,255,.15) 100%),url("assets/hero-lakefront.png") right center/55% auto no-repeat;padding:65px 5vw}
.broker-grid{display:grid;grid-template-columns:300px minmax(360px,630px) 1fr;gap:35px;align-items:start}
.broker-photo{width:300px;height:390px;object-fit:cover;object-position:center;border-radius:3px}
.broker-copy h1{font-size:52px;margin:3px 0 16px}
.broker-title{color:var(--red);font-size:13px;font-weight:800;text-transform:uppercase;letter-spacing:.06em}
.script-line{font:italic 22px Georgia,serif;color:var(--navy);margin:0 0 18px}
.broker-copy p{margin:0 0 13px;font-size:14px}
.contact-block{padding-top:25px}
.contact-item{margin-bottom:22px}
.contact-item span{display:block;font-size:10px;color:var(--red);font-weight:800;text-transform:uppercase;letter-spacing:.08em}
.contact-item a,.contact-item strong{font-size:16px;color:var(--navy)}

.team{background:var(--soft)}
.team h2{text-align:center;font-size:48px;margin:0}
.team-sub{text-align:center;color:var(--muted);margin:3px 0 35px}
.agent-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px;max-width:1200px;margin:auto}
.agent-card{background:#fff;border:1px solid #e1e4e8;display:grid;grid-template-columns:165px 1fr;min-height:235px}
.agent-card img{width:165px;height:100%;min-height:235px;object-fit:cover;object-position:center}
.agent-info{padding:22px}
.agent-info h3{font-size:26px;margin:0 0 2px}
.agent-role{font-size:11px;color:var(--red);font-weight:800;text-transform:uppercase;margin-bottom:16px}
.agent-info p{font-size:12px;margin:6px 0;color:#405064}
.agent-bio{padding-top:8px!important;color:var(--muted)!important}
.placeholder-card{border:1px dashed #aeb5bd;background:#fafafa;display:flex;align-items:center;justify-content:center;text-align:center;padding:40px;color:#737b84}
.placeholder-card strong{display:block;color:var(--navy);margin-bottom:8px}

.contact-page{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px}
.contact-page h1{font-size:62px;margin-top:0}
.form{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form label{font-size:10px;text-transform:uppercase;letter-spacing:.08em;font-weight:700}
.form input,.form select,.form textarea{display:block;width:100%;border:0;border-bottom:1px solid #aeb4ba;padding:12px 0;font:16px Arial;background:transparent}
.form .full{grid-column:1/-1}

.page-hero{background:var(--navy);color:#fff;padding:95px 5vw}
.page-hero h1{color:#fff;font-size:65px;margin:0 0 15px}
.page-hero p{max-width:720px;font-size:18px}

.idx-placeholder{max-width:1050px;margin:auto;border:1px solid var(--line);padding:60px;text-align:center}
.idx-placeholder h2{font-size:48px;margin:10px 0}

footer{background:#06101f;color:#fff;padding:55px 5vw 30px;display:grid;grid-template-columns:1fr auto auto;gap:55px;align-items:start}
footer .footer-logo{width:220px;filter:none}
footer p,footer a{font-size:12px;color:#b7c0ca;margin:5px 0}

footer .trec-links{grid-column:1/-1;border-top:1px solid #283342;padding-top:20px;display:flex;flex-wrap:wrap;gap:12px 28px}
footer .trec-links a{font-size:14px;font-weight:700;color:#fff;text-decoration:underline;text-underline-offset:3px}
footer .trec-links a:hover{color:#d7192d}
footer .legal{grid-column:1/-1;border-top:1px solid #283342;padding-top:18px;font-size:10px;color:#7d8995}

@media(max-width:1050px){
  .nav{gap:17px}.logo img{width:220px}.hero-content{width:60vw}
  .search-box{grid-template-columns:repeat(3,1fr)}.search-box .btn{height:44px}
  .cards{grid-template-columns:1fr 1fr}.broker-grid{grid-template-columns:260px 1fr}.contact-block{grid-column:1/-1;display:flex;gap:50px}.broker-photo{width:260px}
  .agent-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:760px){
  .topbar{display:none}.header{height:82px;padding:0 20px}.logo img{width:190px}.nav{display:none}.menu{display:block}
  .hero{min-height:610px;padding:60px 24px 100px;background-position:62% center}.hero-content{width:100%}.hero h1{font-size:50px}
  .search-box{width:92%;grid-template-columns:1fr;margin-top:-45px}
  .value-strip{grid-template-columns:1fr 1fr;gap:25px}.value{border-right:0;padding:0}
  .section{padding:65px 24px}.section-head{align-items:start;flex-direction:column}.section-head h2{font-size:40px}
  .cards{grid-template-columns:1fr}.split{grid-template-columns:1fr}.split>div{padding:65px 24px}
  .about-intro{grid-template-columns:1fr}.team-hero{background:#fff;padding:55px 24px}.broker-grid{grid-template-columns:1fr}.broker-photo{width:100%;height:auto;max-height:520px}.contact-block{display:block}
  .agent-grid{grid-template-columns:1fr}.agent-card{grid-template-columns:125px 1fr}.agent-card img{width:125px}
  .contact-page{grid-template-columns:1fr}.form{grid-template-columns:1fr}.form .full{grid-column:auto}
  footer{grid-template-columns:1fr}.page-hero{padding:70px 24px}.page-hero h1{font-size:48px}
}


/* NTREIS IDX */
.idx-section{padding:70px 5vw 90px;background:#fff}
.idx-heading{max-width:1180px;margin:0 auto 28px;display:grid;grid-template-columns:1fr 1fr;gap:50px;align-items:end}
.idx-heading h2{font-size:48px;line-height:1;margin:6px 0 0}
.idx-heading p{margin:0;color:var(--muted);max-width:520px}
.idx-frame-wrap{max-width:1280px;margin:0 auto;background:#fff;border:1px solid var(--line);box-shadow:0 12px 35px rgba(7,26,52,.08);overflow:hidden}
.idx-frame{display:block;width:100%;min-height:1100px;border:0;background:#fff}
@media(max-width:760px){
  .idx-section{padding:45px 12px 65px}
  .idx-heading{grid-template-columns:1fr;gap:14px;padding:0 12px}
  .idx-heading h2{font-size:36px}
  .idx-frame{min-height:1250px;height:1250px}
}

/* Pure white logo field */
.brand, .brand-logo{background:#fff !important;}


/* Live NTREIS Featured Listings */
.featured-idx-wrap{
  width:100%;
  max-width:1280px;
  margin:0 auto;
  background:#fff;
  border:1px solid var(--line);
  box-shadow:0 12px 35px rgba(7,26,52,.08);
  overflow:hidden;
}
.featured-idx-frame{
  display:block;
  width:100%;
  min-height:900px;
  border:0;
  background:#fff;
}
@media(max-width:760px){
  .featured-idx-frame{
    min-height:1100px;
    height:1100px;
  }
}

.direct-contact{padding:25px 0;max-width:650px}
.direct-contact h2{font-size:46px;line-height:1.05;margin:8px 0 18px}
.direct-contact-actions{display:flex;gap:12px;flex-wrap:wrap;margin:28px 0}
.direct-contact-details{font-size:17px;line-height:1.8}
.direct-contact-details a{text-decoration:underline;text-underline-offset:3px}
@media(max-width:760px){.direct-contact h2{font-size:36px}.direct-contact-actions{flex-direction:column}.direct-contact-actions .btn{width:100%}}


/* Refined homepage value strip */
.value-strip{
  background:#f7f6f3;
  padding:38px 5vw 40px;
  border-top:1px solid #e5e7ea;
  border-bottom:1px solid #dfe3e8;
}
.value{
  padding:4px 34px 3px;
  border-right:1px solid #d7dce1;
}
.value:first-child{padding-left:0}
.value:last-child{border-right:0;padding-right:0}
.value strong{
  font-family:Arial,Helvetica,sans-serif;
  display:block;
  color:#071a34;
  font-size:13px;
  line-height:1.25;
  font-weight:700;
  text-transform:uppercase;
  letter-spacing:.075em;
  margin-bottom:11px;
}
.value span{
  display:block;
  color:#3f4a56;
  font-size:14px;
  line-height:1.65;
  max-width:245px;
}
@media(max-width:760px){
  .value-strip{
    padding:32px 24px;
    gap:28px 22px;
  }
  .value{
    padding:0;
    border-right:0;
  }
  .value strong{font-size:12px}
  .value span{font-size:13.5px;line-height:1.55}
}


/* Refined footer */
.site-footer{
  padding-top:54px;
  padding-bottom:28px;
}
.footer-grid{
  align-items:center;
  gap:48px;
  padding-bottom:34px;
}
.footer-brand{
  display:flex;
  align-items:center;
}
.footer-brand img{
  display:block;
  width:220px;
  max-width:100%;
  height:auto;
  background:#fff;
  padding:10px 14px;
  box-sizing:border-box;
}
.footer-col h4{
  margin-bottom:12px;
}
.footer-col p,
.footer-col a{
  line-height:1.7;
}
.footer-legal-links{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:24px 44px;
  align-items:start;
  padding:27px 0 30px;
  border-top:1px solid rgba(255,255,255,.16);
  border-bottom:1px solid rgba(255,255,255,.16);
}
.footer-legal-links a{
  display:block;
  line-height:1.55;
  text-underline-offset:3px;
}
.footer-bottom{
  padding-top:20px;
}
@media(max-width:760px){
  .site-footer{padding-top:38px}
  .footer-grid{gap:28px;padding-bottom:28px}
  .footer-brand img{width:205px}
  .footer-legal-links{
    grid-template-columns:1fr;
    gap:18px;
    padding:24px 0;
  }
}


/* Prevent any horizontal page overflow */
html, body{
  max-width:100%;
  overflow-x:hidden;
}
*{
  min-width:0;
}

/* Clean, balanced footer — preserves the earlier layout without overflow */
.site-footer{
  background:#06101f;
  color:#fff;
  padding:46px 5vw 26px;
}
.footer-grid{
  display:grid;
  grid-template-columns:minmax(220px,.9fr) minmax(180px,.55fr) minmax(260px,1.15fr);
  gap:44px;
  align-items:start;
  padding-bottom:30px;
}
.footer-brand{
  display:flex;
  align-items:flex-start;
}
.footer-brand img,
.footer-logo{
  width:205px !important;
  max-width:100%;
  height:auto;
  display:block;
  background:#fff;
  padding:5px 8px;
}
.footer-col h4{
  margin:0 0 10px;
  font-size:13px;
  letter-spacing:.05em;
}
.footer-col p,
.footer-col a{
  font-size:13px;
  line-height:1.65;
  color:#d5dbe3;
  overflow-wrap:anywhere;
}
.footer-legal-links{
  display:grid;
  grid-template-columns:minmax(0,1fr) minmax(0,1fr);
  gap:18px 34px;
  padding:23px 0 25px;
  border-top:1px solid rgba(255,255,255,.15);
  border-bottom:1px solid rgba(255,255,255,.15);
}
.footer-legal-links a{
  display:block;
  width:auto !important;
  max-width:100%;
  color:#fff;
  font-size:13px;
  line-height:1.45;
  font-weight:700;
  text-decoration:underline;
  text-underline-offset:3px;
  overflow-wrap:anywhere;
  word-break:normal;
}
.footer-bottom{
  padding-top:18px;
}
.footer-bottom,
.footer-bottom p{
  font-size:11px;
  line-height:1.5;
  color:#98a4b2;
}

@media(max-width:900px){
  .footer-grid{
    grid-template-columns:1fr 1fr;
    gap:30px;
  }
  .footer-brand{
    grid-column:1/-1;
  }
}
@media(max-width:650px){
  .site-footer{padding:36px 24px 22px}
  .footer-grid{grid-template-columns:1fr;gap:24px}
  .footer-brand{grid-column:auto}
  .footer-legal-links{grid-template-columns:1fr;gap:16px}
  .footer-brand img,
  .footer-logo{width:190px !important}
}


/* Mobile navigation */
.mobile-menu-toggle{
  display:none;
  appearance:none;
  border:0;
  background:transparent;
  padding:10px;
  cursor:pointer;
  margin-left:auto;
}
.mobile-menu-toggle span{
  display:block;
  width:27px;
  height:2px;
  margin:5px 0;
  background:#071a35;
  transition:transform .2s ease, opacity .2s ease;
}

@media (max-width: 850px){
  header,
  .site-header{
    position:relative;
  }

  .mobile-menu-toggle{
    display:block;
    position:relative;
    z-index:1002;
    flex:0 0 auto;
  }

  header nav,
  .site-header nav,
  .main-nav{
    display:none !important;
    position:absolute;
    left:0;
    right:0;
    top:100%;
    z-index:1001;
    background:#fff;
    border-top:1px solid #e2e5e9;
    border-bottom:1px solid #d9dde3;
    box-shadow:0 10px 24px rgba(0,0,0,.10);
    padding:10px 22px 16px;
    width:100%;
    max-width:100%;
    box-sizing:border-box;
  }

  body.mobile-nav-open header nav,
  body.mobile-nav-open .site-header nav,
  body.mobile-nav-open .main-nav{
    display:flex !important;
    flex-direction:column;
    align-items:stretch;
    gap:0;
  }

  body.mobile-nav-open header nav a,
  body.mobile-nav-open .site-header nav a,
  body.mobile-nav-open .main-nav a{
    display:block !important;
    width:100%;
    padding:13px 4px;
    border-bottom:1px solid #edf0f3;
    color:#071a35;
    text-align:left;
    font-size:13px;
    line-height:1.25;
    box-sizing:border-box;
  }

  body.mobile-nav-open header nav a:last-child,
  body.mobile-nav-open .site-header nav a:last-child,
  body.mobile-nav-open .main-nav a:last-child{
    border-bottom:0;
  }

  body.mobile-nav-open .mobile-menu-toggle span:nth-child(1){
    transform:translateY(7px) rotate(45deg);
  }
  body.mobile-nav-open .mobile-menu-toggle span:nth-child(2){
    opacity:0;
  }
  body.mobile-nav-open .mobile-menu-toggle span:nth-child(3){
    transform:translateY(-7px) rotate(-45deg);
  }
}