:root{
  --red:#8B1528;
  --red-dark:#5c0e1c;
  --red-tint:#fdf1f2;
  --black:#1c1c1c;
  --gray:#6e6a65;
  --line:#e7e7e7;
  --offwhite:#f7f7f7;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{font-family:'Inter',sans-serif;color:var(--black);line-height:1.6;background:#fff;}
h1,h2,h3{font-family:'Playfair Display',serif;font-weight:500;color:var(--black);}
a{text-decoration:none;color:inherit;}
img{max-width:100%;display:block;}
.container{max-width:1180px;margin:0 auto;padding:0 24px;}
.btn{display:inline-block;padding:14px 30px;font-weight:600;font-size:14px;letter-spacing:.5px;text-transform:uppercase;border-radius:2px;transition:all .2s ease;cursor:pointer;border:2px solid transparent;}
.btn-red{background:var(--red);color:#fff;}
.btn-red:hover{background:var(--red-dark);}
.btn-outline-dark{background:transparent;color:var(--black);border-color:var(--black);}
.btn-outline-dark:hover{background:var(--black);color:#fff;}
.btn-outline-white{background:rgba(255,255,255,.14);color:#fff;border-color:#fff;}
.btn-outline-white:hover{background:#fff;color:var(--red);}
.eyebrow{color:var(--red);font-weight:700;letter-spacing:2px;text-transform:uppercase;font-size:13px;}
.placeholder-note{background:#fff3cd;border:1px dashed #d4a017;color:#7a5c00;font-size:13px;padding:10px 16px;text-align:center;}

/* TOP UTILITY BAR */
.topbar{background:#ece6db;color:#5c5346;font-size:12px;padding:8px 0;border-bottom:1px solid #ddd3c2;}
.topbar .container{display:flex;justify-content:space-between;align-items:center;}
.topbar-social{display:flex;gap:14px;}
.topbar-social a{color:#5c5346;}
.topbar-social a:hover{color:var(--red);}
.topbar-email{font-size:12px;color:#5c5346;display:flex;align-items:center;gap:6px;}
.topbar-email i{color:var(--red);font-size:12px;}
.topbar-email a{color:#5c5346;}
.topbar-email a:hover{color:var(--red);}
.topbar-right{display:flex;gap:20px;align-items:center;}
.topbar-right a{color:#5c5346;}
.topbar-right a:hover{color:var(--red);}
@media(max-width:700px){.topbar{display:none;}}

/* MAIN NAV */
header{position:sticky;top:0;z-index:100;background:#fff;border-bottom:1px solid var(--line);}
nav{display:flex;align-items:center;justify-content:space-between;padding:16px 24px;max-width:1180px;margin:0 auto;}
.brand-lockup{display:flex;align-items:center;gap:12px;}
.brand-lockup img{width:40px;height:40px;flex-shrink:0;}
.brand{font-family:'Playfair Display',serif;font-size:26px;font-weight:700;color:var(--black);line-height:1.2;}
.brand span{color:var(--red);}
.brand small{display:block;font-family:'Inter',sans-serif;font-size:13px;letter-spacing:1.2px;color:var(--red-dark);text-transform:uppercase;font-weight:800;margin-top:5px;}
.nav-brand{display:flex;flex-direction:column;gap:9px;text-decoration:none;padding:6px 0;}
.nav-brand .brand-name{font-family:'Playfair Display',serif;font-size:24px;font-weight:700;color:var(--black);line-height:1.2;}
.nav-brand .kw-logo{height:52px;width:auto;display:block;}
@media(max-width:960px){.nav-brand .kw-logo{height:38px;}.nav-brand .brand-name{font-size:20px;}}
.nav-links{display:flex;gap:30px;list-style:none;align-items:center;}
.nav-links li{position:relative;}
.nav-links a{color:var(--black);font-size:14px;font-weight:500;}
.nav-links a:hover, .nav-links a.active{color:var(--red);}
.nav-cta{display:flex;align-items:center;gap:18px;}
.nav-phone{color:var(--black);font-size:14px;font-weight:600;display:flex;align-items:center;gap:8px;}
.nav-phone i{color:var(--red);}
.nav-toggle{display:none;background:none;border:none;font-size:22px;color:var(--black);cursor:pointer;padding:4px 6px;}

/* RESOURCES DROPDOWN */
.nav-dropdown{display:flex;align-items:center;gap:6px;cursor:pointer;}
.nav-dropdown i.fa-chevron-down{font-size:10px;color:var(--gray);transition:transform .18s ease;}
.nav-dropdown-menu{
  position:absolute;top:100%;left:50%;transform:translateX(-50%) translateY(8px);
  background:#fff;border:1px solid var(--line);box-shadow:0 20px 44px rgba(0,0,0,.12);
  min-width:300px;padding:10px 0;list-style:none;margin:0;
  opacity:0;visibility:hidden;transition:opacity .18s ease,visibility .18s ease,transform .18s ease;z-index:200;
}
.nav-links li:hover .nav-dropdown-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0);}
.nav-links li:hover .nav-dropdown i.fa-chevron-down{transform:rotate(180deg);}
.nav-dropdown-menu li{padding:0;}
.nav-dropdown-menu a{display:block;padding:11px 22px;font-size:13px;color:var(--black);white-space:normal;line-height:1.4;}
.nav-dropdown-menu a:hover{background:var(--red-tint);color:var(--red);}

/* MOBILE NAV */
.nav-overlay{display:none;}
@media(max-width:960px){
  .nav-toggle{display:block;}
  .nav-links{
    display:none;flex-direction:column;align-items:flex-start;gap:0;
    position:fixed;top:0;right:0;height:100vh;width:290px;max-width:85vw;
    background:#fff;padding:90px 28px 30px;box-shadow:-10px 0 40px rgba(0,0,0,.15);
    z-index:150;overflow-y:auto;
  }
  .nav-links.open{display:flex;}
  .nav-links li{width:100%;border-bottom:1px solid var(--line);}
  .nav-links a{display:block;padding:16px 0;font-size:16px;}
  .nav-dropdown-menu{
    position:static;transform:none;box-shadow:none;border:none;min-width:0;
    opacity:1;visibility:visible;display:none;padding:0 0 6px 14px;
  }
  .nav-dropdown-menu.open{display:block;}
  .nav-dropdown-menu a{padding:11px 0;font-size:14px;}
  .nav-phone{display:none;}
  .nav-overlay.open{display:block;position:fixed;inset:0;background:rgba(0,0,0,.4);z-index:140;}
}

/* HERO - homepage (large, with buttons/dots) */
.hero{
  position:relative;min-height:360px;display:flex;align-items:center;
  background:
    linear-gradient(180deg, rgba(255,255,255,.4), rgba(255,255,255,0)),
    linear-gradient(160deg,#ffffff 0%, var(--red-tint) 55%, var(--offwhite) 100%);
  color:var(--black);
}
.hero-content{max-width:1180px;margin:0 auto;padding:60px 24px;position:relative;z-index:2;}
.hero .eyebrow{color:var(--red);}
.hero h1{font-size:38px;line-height:1.18;margin:14px 0 16px;max-width:640px;color:var(--black);}
.hero h1 em{font-style:normal;color:var(--red);}
.hero p.sub{font-size:16.5px;color:#4a453f;max-width:520px;margin-bottom:26px;}
.hero-btns{display:flex;gap:16px;flex-wrap:wrap;}
.hero-dots{position:absolute;bottom:24px;left:50%;transform:translateX(-50%);display:flex;gap:8px;z-index:2;}
.hero-dots span{width:8px;height:8px;border-radius:50%;background:rgba(0,0,0,.18);}
.hero-dots span.active{background:var(--red);}
@media(max-width:600px){.hero h1{font-size:34px;}}

/* PAGE HERO - smaller, for interior pages (About/Buyers/Sellers/Contact) */
.page-hero{
  position:relative;min-height:220px;display:flex;align-items:center;
  background:
    linear-gradient(180deg, rgba(255,255,255,.4), rgba(255,255,255,0)),
    linear-gradient(160deg,#ffffff 0%, var(--red-tint) 55%, var(--offwhite) 100%);
  color:var(--black);
}
.page-hero .hero-content{padding:52px 24px;}
.page-hero h1{font-size:34px;margin:10px 0 0;max-width:640px;}
.page-hero p.sub{margin-top:12px;margin-bottom:0;}

section{padding:90px 0;}
.section-head{max-width:640px;margin-bottom:50px;}
.section-head h2{font-size:34px;margin-top:12px;color:var(--black);}
.section-head p{color:var(--gray);font-size:16px;margin-top:12px;}
.center{text-align:center;margin-left:auto;margin-right:auto;}

/* ABOUT */
.about{background:#fff;}
.about-grid{display:grid;grid-template-columns:0.85fr 1.15fr;gap:60px;align-items:center;}
.about-photo{background:var(--offwhite);border:1px solid var(--line);aspect-ratio:4/5;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:10px;color:#b0b0b0;position:relative;}
.about-photo::before{content:"";position:absolute;top:-14px;left:-14px;right:14px;bottom:14px;border:2px solid var(--red);z-index:-1;}
.about-photo i{font-size:42px;}
.about-photo span{font-size:13px;letter-spacing:1px;text-transform:uppercase;}
.about-text h2{font-size:32px;margin-bottom:16px;}
.about-text p{color:#4a4a4a;margin-bottom:14px;font-size:16px;}
.about-badges{display:flex;gap:26px;margin-top:26px;flex-wrap:wrap;}
.about-badges div{font-size:13px;color:var(--gray);display:flex;align-items:center;gap:8px;}
.about-badges i{color:var(--red);}
@media(max-width:850px){.about-grid{grid-template-columns:1fr;}}
.about-grid.reverse .about-photo{order:2;}
.about-grid.reverse .about-text{order:1;}
@media(max-width:850px){.about-grid.reverse .about-photo,.about-grid.reverse .about-text{order:initial;}}

/* MANTRA / QUOTE BLOCK */
.mantra-block{background:var(--red-tint);text-align:center;padding:70px 0;}
.mantra-block blockquote{font-family:'Playfair Display',serif;font-style:italic;font-size:25px;line-height:1.65;max-width:760px;margin:0 auto 22px;color:var(--black);}
.mantra-block cite{color:var(--red);font-size:13px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;font-style:normal;display:block;}
.mantra-block .divider{width:44px;height:2px;background:var(--red);margin:0 auto 26px;}

/* SERVICES */
.services{background:var(--offwhite);}
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
.service-card{background:#fff;border:1px solid var(--line);padding:40px 30px;position:relative;overflow:hidden;transition:all .2s ease;}
.service-card:hover{box-shadow:0 20px 44px rgba(0,0,0,.07);transform:translateY(-5px);}
.service-card::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform .3s ease;}
.service-card:hover::before{transform:scaleX(1);}
.service-icon{width:52px;height:52px;border-radius:50%;background:var(--red-tint);display:flex;align-items:center;justify-content:center;margin-bottom:22px;}
.service-icon i{color:var(--red);font-size:20px;}
.service-card h3{font-size:20px;margin-bottom:10px;}
.service-card p{color:var(--gray);font-size:15px;margin-bottom:16px;}
.service-card a{color:var(--red);font-size:13px;font-weight:700;letter-spacing:.5px;text-transform:uppercase;}
@media(max-width:850px){.services-grid{grid-template-columns:1fr;}}

/* WHY WORK WITH ME */
.why{background:#fff;}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 32px;}
.why-item{text-align:center;}
.why-icon{width:64px;height:64px;border-radius:50%;background:var(--red-tint);display:flex;align-items:center;justify-content:center;margin:0 auto 18px;}
.why-icon i{color:var(--red);font-size:24px;}
.why-item h4{font-size:17px;margin-bottom:8px;}
.why-item p{font-size:14px;color:var(--gray);max-width:260px;margin:0 auto;}
@media(max-width:850px){.why-grid{grid-template-columns:1fr 1fr;}}
@media(max-width:550px){.why-grid{grid-template-columns:1fr;}}

/* PHOTO GALLERY */
.gallery-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;}
.gallery-grid figure{margin:0;}
.gallery-grid img{width:100%;height:260px;object-fit:cover;border-radius:2px;box-shadow:0 14px 34px rgba(0,0,0,.09);display:block;}
.gallery-grid figcaption{margin-top:12px;font-size:13px;letter-spacing:.5px;text-transform:uppercase;color:var(--gray);text-align:center;}
@media(max-width:850px){.gallery-grid{grid-template-columns:1fr;}}

.showcase-photo{width:100vw;position:relative;left:50%;right:50%;margin-left:-50vw;margin-right:-50vw;}
.showcase-photo img{width:100%;height:460px;object-fit:cover;display:block;}
.showcase-photo figcaption{text-align:center;margin-top:18px;font-family:'Playfair Display',serif;font-style:italic;font-size:18px;color:#4a4a4a;}
@media(max-width:850px){.showcase-photo img{height:300px;}}

/* TOWN CHIPS */
.town-chips{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;max-width:900px;margin:0 auto;}
.town-chips span{background:var(--red-tint);color:var(--red-dark);font-size:14px;font-weight:600;padding:10px 20px;border-radius:30px;}

/* TESTIMONIALS */
.testimonials{background:var(--offwhite);text-align:center;}
.testi-arrows{display:flex;justify-content:center;gap:22px;margin-bottom:30px;}
.testi-arrows button{width:36px;height:36px;border-radius:50%;border:1px solid var(--line);background:#fff;color:var(--black);cursor:pointer;font-size:14px;}
.testi-arrows button:hover{border-color:var(--red);color:var(--red);}
.testimonials .quote{font-family:'Playfair Display',serif;font-style:italic;font-size:24px;line-height:1.6;max-width:780px;margin:0 auto 22px;color:var(--black);}
.testimonials .who{color:var(--red);font-size:13px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;}
.testi-dots{display:flex;justify-content:center;gap:8px;margin-top:28px;}
.testi-dots span{width:7px;height:7px;border-radius:50%;background:var(--line);}
.testi-dots span.active{background:var(--red);}
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:50px;text-align:left;}
.testi-card{background:#fff;border:1px solid var(--line);padding:28px 26px;}
.testi-card i.fa-quote-left{color:var(--red);font-size:18px;margin-bottom:12px;display:block;}
.testi-card p{font-size:14px;color:#4a4a4a;line-height:1.65;margin-bottom:14px;}
.testi-card .who{color:var(--red);font-size:12px;font-weight:700;letter-spacing:1px;text-transform:uppercase;}
@media(max-width:850px){.testi-grid{grid-template-columns:1fr;}}

/* RESOURCES / BLOG */
.resources{background:#fff;}
.resource-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;}
.resource-card{border:1px solid var(--line);}
.resource-thumb{aspect-ratio:16/10;background:var(--offwhite);display:flex;align-items:center;justify-content:center;color:#c2c2c2;}
.resource-thumb i{font-size:26px;}
.resource-body{padding:20px;}
.resource-body .tag{font-size:11px;color:var(--red);font-weight:700;letter-spacing:1px;text-transform:uppercase;}
.resource-body h4{font-size:16px;margin:10px 0 8px;line-height:1.35;}
.resource-body span{font-size:12px;color:var(--gray);}
.resource-body a{display:block;margin-top:12px;font-size:13px;font-weight:700;color:var(--black);}
.resource-body a:hover{color:var(--red);}
@media(max-width:960px){.resource-grid{grid-template-columns:1fr 1fr;}}
@media(max-width:550px){.resource-grid{grid-template-columns:1fr;}}

/* CONTACT */
.contact{background:var(--offwhite);}
.contact-grid{display:grid;grid-template-columns:1fr 380px;gap:50px;align-items:start;}
.contact-form{background:#fff;border:1px solid var(--line);padding:44px;}
.contact-form h2{font-size:28px;margin-bottom:8px;}
.contact-form p{color:var(--gray);font-size:15px;margin-bottom:28px;}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:16px;}
.form-field{display:flex;flex-direction:column;gap:6px;}
.form-field.full{grid-column:1/-1;}
.form-field label{font-size:12px;font-weight:600;letter-spacing:.5px;text-transform:uppercase;color:var(--gray);}
.form-field input, .form-field textarea, .form-field select{border:1px solid var(--line);padding:12px 14px;font-family:'Inter',sans-serif;font-size:14px;color:var(--black);background:#fdfdfd;}
.form-field textarea{resize:vertical;min-height:100px;}
.contact-form .btn{margin-top:8px;width:100%;text-align:center;}
.agent-card{background:#fff;border:1px solid var(--line);padding:34px;text-align:center;}
.agent-card-photo{width:110px;height:110px;border-radius:50%;background:var(--offwhite);border:2px solid var(--red);margin:0 auto 18px;display:flex;align-items:center;justify-content:center;color:#b0b0b0;}
.agent-card-photo i{font-size:36px;}
.agent-card strong{font-family:'Playfair Display',serif;font-size:19px;display:block;}
.agent-card .lic{font-size:12px;color:var(--gray);margin:6px 0 20px;}
.agent-card-row{display:flex;align-items:center;gap:10px;font-size:13px;padding:10px 0;border-top:1px solid var(--line);text-align:left;}
.agent-card-row i{color:var(--red);width:16px;}
.agent-social{display:flex;gap:10px;justify-content:center;margin-top:20px;}
.agent-social a{width:34px;height:34px;border:1px solid var(--line);border-radius:50%;display:flex;align-items:center;justify-content:center;}
.agent-social a:hover{background:var(--red);border-color:var(--red);color:#fff;}
@media(max-width:900px){.contact-grid{grid-template-columns:1fr;}.form-row{grid-template-columns:1fr;}}

/* OFFICE STRIP */
.office-strip{background:var(--black);color:#ddd;padding:44px 0;}
.office-strip .container{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:20px;}
.office-strip h4{color:#fff;font-size:16px;margin-bottom:6px;}
.office-strip p{font-size:13px;color:#aaa;}
.office-strip .btn{padding:10px 24px;}
.office-strip .offices{display:flex;gap:50px;flex-wrap:wrap;}

/* CTA BANNER */
.cta-banner{background:var(--red);color:#fff;padding:70px 0;text-align:center;margin-top:50px;}
.cta-banner h2{font-size:32px;margin-bottom:14px;color:#fff;}
.cta-banner p{font-size:16px;margin-bottom:30px;opacity:.95;max-width:540px;margin-left:auto;margin-right:auto;}

/* FOOTER */
footer{background:#fff;border-top:1px solid var(--line);padding:56px 0 0;}
.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1.3fr 1.3fr;gap:40px;padding-bottom:40px;}
.footer-col h5{font-size:12px;font-weight:700;letter-spacing:1px;text-transform:uppercase;color:var(--black);margin-bottom:16px;}
.footer-col p{font-size:13px;color:var(--gray);line-height:1.7;}
.footer-col p strong{color:var(--black);font-weight:600;}
.footer-links{display:flex;flex-direction:column;gap:10px;font-size:13px;color:var(--gray);}
.footer-links a:hover{color:var(--red);}
.foot-social{display:flex;gap:12px;margin-top:16px;}
.foot-social a{width:34px;height:34px;border:1px solid var(--line);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--black);}
.foot-social a:hover{background:var(--red);border-color:var(--red);color:#fff;}
.foot-legal{background:var(--black);color:#b0b0b0;padding:18px 0;margin-top:10px;font-size:12px;}
.foot-legal .container{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;align-items:center;}
.foot-legal .badges i{color:var(--red);margin-right:5px;}
@media(max-width:850px){.footer-grid{grid-template-columns:1fr 1fr;}}
@media(max-width:550px){.footer-grid{grid-template-columns:1fr;gap:30px;text-align:left;}}

/* PROCESS STEPS - numbered list for Buyers/Sellers pages */
.process-list{counter-reset:step;}
.process-step{display:grid;grid-template-columns:70px 1fr;gap:24px;padding:34px 0;border-bottom:1px solid var(--line);}
.process-step:first-child{padding-top:0;}
.process-step:last-child{border-bottom:none;}
.step-num{font-family:'Playfair Display',serif;font-size:32px;color:var(--red);opacity:.55;}
.process-step h3{font-size:19px;margin-bottom:8px;}
.process-step p{color:var(--gray);font-size:15px;}

/* FAQ - simple plain list, no accordion */
.faq-item{padding:26px 0;border-bottom:1px solid var(--line);}
.faq-item:first-child{padding-top:0;}
.faq-item:last-child{border-bottom:none;}
.faq-item h4{font-size:17px;margin-bottom:10px;}
.faq-item p{color:var(--gray);font-size:15px;}

/* SIDE STAT LIST - used on Buyers/Sellers sidebars */
.side-card{background:#fff;border:1px solid var(--line);padding:32px;}
.side-card h4{font-size:16px;margin-bottom:16px;}
.side-card ul{list-style:none;}
.side-card li{font-size:14px;color:#4a4a4a;padding:9px 0;border-top:1px solid var(--line);display:flex;gap:10px;align-items:flex-start;}
.side-card li:first-child{border-top:none;padding-top:0;}
.side-card li i{color:var(--red);margin-top:3px;}

/* MOBILE POLISH */
@media(max-width:700px){
  section{padding:56px 0;}
  .hero-content{padding:44px 24px;}
  .hero h1{font-size:30px;}
  .page-hero .hero-content{padding:38px 24px;}
  .page-hero h1{font-size:27px;}
  .section-head h2{font-size:27px;}
  .mantra-block{padding:50px 0;}
  .mantra-block blockquote{font-size:20px;}
  .testimonials .quote{font-size:19px;}
  .process-step{grid-template-columns:50px 1fr;gap:16px;padding:26px 0;}
  .step-num{font-size:26px;}
  .office-strip .container{flex-direction:column;align-items:flex-start;}
  .office-strip .offices{gap:26px;flex-direction:column;}
  .footer-top{flex-direction:column;align-items:flex-star