@font-face {
  font-family: Montserrat;
  src: url('/assets/fonts/montserrat.woff2') format('woff2');
  font-style: normal;
  font-weight: 400 800;
  font-display: swap;
}

@font-face {
  font-family: 'Source Sans Pro';
  src: url('/assets/fonts/source-sans-pro.woff2') format('woff2');
  font-style: normal;
  font-weight: 300 800;
  font-display: swap;
}

:root {
  --ink: #2c3e50;
  --green: #00856a;
  --lime: #8db500;
  --paper: #ffffff;
  --soft: #f6f6f6;
  --line: #dedede;
  --muted: #8c8c8c;
  --footer: #222222;
  --footer-top: #2d2d2d;
  --container: 1170px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: 'Source Sans Pro', Arial, sans-serif;
  font-size: 15px;
  line-height: 1.6;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
button { cursor: pointer; }
.container { width: min(var(--container), calc(100% - 30px)); margin: 0 auto; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }

.utility-bar { height: 50px; color: var(--ink); background: #fff; }
.utility-row { height: 50px; display: flex; align-items: center; }
.utility-settings { display: flex; align-items: center; gap: 46px; font-size: 13px; font-weight: 700; text-transform: uppercase; }
.unit-toggle { display: inline-flex; align-items: center; gap: 9px; }
.unit-switch { width: 29px; height: 15px; border-radius: 10px; background: #d5d5d5; position: relative; }
.unit-switch::after { content: ''; position: absolute; width: 15px; height: 15px; right: 0; border-radius: 50%; background: var(--green); }
.utility-phone { align-self: stretch; margin-left: auto; min-width: 200px; display: grid; place-items: center; color: #607080; background: #ececec; }
.utility-globe { margin-left: 34px; color: var(--ink); font-size: 17px; }
.utility-auth { margin-left: auto; font-size: 13px; text-transform: uppercase; }

.main-nav { min-height: 110px; background: var(--soft); position: relative; z-index: 30; }
.nav-row { min-height: 110px; display: flex; align-items: center; }
.brand { width: 215px; flex: 0 0 215px; }
.brand img { width: 215px; height: 60px; object-fit: contain; object-position: left center; }
.nav-list { list-style: none; display: flex; align-items: center; justify-content: flex-end; gap: 40px; margin: 0 0 0 auto; padding: 0; }
.nav-item { position: relative; }
.nav-link { display: block; padding: 10px 0; color: var(--ink); border-bottom: 2px solid transparent; font-size: 13px; font-weight: 700; text-transform: uppercase; white-space: nowrap; }
.nav-item.active > .nav-link, .nav-link:hover { border-bottom-color: var(--ink); }
.nav-dropdown { list-style: none; position: absolute; top: 100%; left: 0; min-width: 205px; margin: 0; padding: 10px 0; background: var(--green); opacity: 0; visibility: hidden; transform: translateY(8px); transition: .18s ease; }
.nav-item:hover > .nav-dropdown, .nav-item.is-open > .nav-dropdown { opacity: 1; visibility: visible; transform: translateY(0); }
.nav-dropdown a { display: block; padding: 9px 24px; color: #fff; }
.nav-dropdown a:hover { padding-left: 30px; background: rgba(0,0,0,.08); }
.menu-toggle { display: none; margin-left: auto; width: 42px; height: 42px; border: 0; border-radius: 50%; color: #fff; background: var(--green); font-size: 24px; }
.header-cta-bar { min-height: 78px; display: flex; align-items: center; justify-content: center; gap: 14px; background: #fff; }
.header-cta { min-width: 118px; padding: 11px 24px; border: 1px solid #5f8fbd; color: #4f7fac; background: #fff; text-align: center; font-size: 13px; font-weight: 700; text-transform: uppercase; transition: color .18s ease, background .18s ease; }
.header-cta-primary, .header-cta:hover { color: #fff; background: #5f8fbd; }

.hero-search {
  min-height: 243px;
  padding: 142px 0 58px;
  background: #c7e9ff url('/assets/images/bg-search.jpg') 50% 0 / auto no-repeat;
}
.search-row { display: grid; grid-template-columns: minmax(0, 3.25fr) 1fr; gap: 30px; }
.field, .search-button, .form-control {
  width: 100%;
  height: 38px;
  border: 1px solid #d6d6d6;
  border-radius: 0;
  background: #fff;
  color: var(--ink);
  padding: 7px 14px;
  outline: none;
}
.field:focus, .form-control:focus { border-color: var(--green); }
.search-button { border: 0; color: var(--ink); background: #fff; }
.search-button:hover { color: #fff; background: var(--green); }

.section { padding: 52px 0 50px; }
.section-soft { background: var(--soft); }
.section-title { margin: 0; text-align: center; color: var(--ink); font-family: Montserrat, Arial, sans-serif; font-size: 46px; line-height: 1.15; font-weight: 700; text-transform: uppercase; }
.section-title .thin { font-weight: 300; }
.section-lead { max-width: 1130px; margin: 32px auto 42px; text-align: center; font-size: 14px; line-height: 2; text-transform: uppercase; }

.team-grid { display: grid; grid-template-columns: repeat(3, 270px); justify-content: start; gap: 30px; }
.agent { background: #fff; text-align: center; overflow: hidden; }
.agent-photo { display: block; height: 350px; overflow: hidden; background: #e4e4e4; }
.agent-photo img { width: 100%; height: 100%; object-fit: cover; object-position: top center; transition: transform .35s ease; }
.agent:hover .agent-photo img { transform: scale(1.025); }
.agent-info { min-height: 145px; padding: 26px 12px 20px; }
.agent-name { margin: 0; font-size: 22px; font-weight: 600; }
.agent-phone { display: block; margin-top: 7px; color: var(--green); font-size: 17px; font-weight: 700; }
.agent-more { display: inline-block; margin-top: 13px; color: #a0a0a0; font-size: 12px; font-weight: 600; text-transform: uppercase; }

.partners-shell { position: relative; padding: 0 55px; }
.partners-window { overflow: hidden; }
.partners-track { display: flex; transition: transform .35s ease; }
.partner { flex: 0 0 25%; height: 142px; display: grid; place-items: center; padding: 10px 22px; color: var(--green); text-align: center; }
.partner img { max-width: 200px; max-height: 120px; object-fit: contain; }
.partner-arrow { position: absolute; top: 50%; transform: translateY(-50%); padding: 0; border: 0; color: var(--green); background: transparent; font-size: 68px; font-weight: 200; line-height: .7; }
.partner-arrow.prev { left: 0; }
.partner-arrow.next { right: 0; }

.newsletter { padding: 28px 15px; background: var(--footer-top); color: #fff; }
.newsletter-form { width: min(765px, 100%); margin: 0 auto; display: grid; grid-template-columns: 120px 1fr 170px; align-items: center; gap: 16px; }
.newsletter-title { margin: 0; font-size: 25px; font-weight: 400; }
.newsletter input { height: 38px; border: 1px solid #aaa; background: transparent; color: #fff; padding: 7px 18px; }
.action-button { height: 38px; border: 0; border-bottom: 4px solid #679700; background: var(--lime); color: #182000; font-size: 13px; font-weight: 800; text-transform: uppercase; }
.local-message { grid-column: 2 / -1; margin: 0; color: #b9d861; font-size: 13px; }

.footer { padding: 26px 0 18px; color: #bebebe; background: var(--footer); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1.12fr .85fr; gap: 65px; }
.footer h2 { margin: 22px 0 14px; color: var(--lime); font-size: 17px; text-transform: uppercase; }
.footer h4 { margin: 0 0 10px; color: #d1d1d1; font-size: 15px; }
.footer p, .footer address { margin: 0 0 12px; font-style: normal; line-height: 1.55; }
.footer-nav { display: flex; flex-wrap: wrap; gap: 2px 11px; text-transform: uppercase; }
.footer-nav a:not(:last-child)::after { content: '/'; margin-left: 11px; }
.footer-nav a:hover, .great-links a:hover { color: #fff; }
.contact-lines { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.footer-form { display: grid; grid-template-columns: 1fr 120px; gap: 8px; }
.footer-form input, .footer-form textarea { min-width: 0; border: 1px solid #777; background: transparent; color: #fff; padding: 7px 10px; }
.footer-form textarea { grid-column: 1 / -1; min-height: 84px; resize: vertical; }
.footer-form button { grid-column: 2; height: 36px; border: 0; background: var(--lime); font-weight: 700; text-transform: uppercase; }
.great-links { display: grid; gap: 12px; }
.copyright { display: block; margin-top: 32px; font-size: 13px; }

.breadcrumbs { border-bottom: 1px solid var(--line); background: #fff; }
.breadcrumbs ol { display: flex; list-style: none; margin: 0; padding: 0; }
.breadcrumbs li { padding: 7px 17px; border-left: 1px solid var(--line); color: var(--muted); font-size: 12px; text-transform: uppercase; }
.breadcrumbs li:last-child { border-right: 1px solid var(--line); }
.breadcrumbs li + li::before { content: '›'; margin-right: 12px; }

.content-page { padding: 48px 0 58px; }
.page-header { display: flex; align-items: flex-end; justify-content: space-between; gap: 30px; margin-bottom: 38px; }
.page-title { margin: 0; font-family: Montserrat, Arial, sans-serif; font-size: 42px; text-transform: uppercase; }
.page-headline { margin: 5px 0 0; font-size: 14px; font-weight: 400; }
.article-search { width: min(370px, 100%); position: relative; }
.article-search input { padding-right: 42px; }
.article-search::after { content: '⌕'; position: absolute; right: 14px; top: 1px; color: var(--green); font-size: 25px; }
.article-list { max-width: 870px; }
.article-card { padding: 0 0 42px; margin-bottom: 44px; border-bottom: 1px solid var(--line); }
.article-header { display: flex; align-items: flex-start; gap: 20px; }
.article-date { flex: 0 0 62px; min-height: 62px; padding: 5px; background: var(--green); color: #fff; text-align: center; text-transform: uppercase; }
.article-date strong { display: block; font-size: 26px; line-height: 1; }
.article-meta { min-width: 0; flex: 1; }
.article-title { margin: 0; color: var(--ink); font-family: Montserrat, Arial, sans-serif; font-size: 25px; line-height: 1.28; font-weight: 500; }
.article-tags { margin-top: 7px; color: #999; font-size: 12px; text-transform: uppercase; }
.article-tags a { color: var(--green); margin-left: 5px; }
.article-comment { color: #aaa; font-size: 12px; white-space: nowrap; }
.article-media { margin-top: 24px; max-height: 420px; overflow: hidden; }
.article-media:empty { display: none; }
.article-media img { width: 100%; max-height: 420px; object-fit: cover; }
.article-copy { margin-top: 20px; color: #535e67; }
.article-copy p { margin: 0; }
.article-more { display: inline-block; margin-top: 15px; color: var(--green); font-size: 12px; font-weight: 700; text-transform: uppercase; }
[hidden] { display: none !important; }

.map-banner { height: 360px; position: relative; background: #e8e8e8 url('/assets/images/map-placeholder.jpg') center / cover no-repeat; }
.map-label { position: absolute; left: 50%; top: 22px; transform: translateX(-50%); border: 0; padding: 8px 19px; background: var(--green); color: #fff; text-transform: uppercase; }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 70px; }
.contact-address { margin-bottom: 32px; }
.contact-address h3 { font-size: 18px; }
.contact-address dl { display: grid; grid-template-columns: 100px 1fr; margin: 0 0 15px; }
.contact-address dt { font-weight: 700; text-transform: uppercase; }
.contact-address dd { margin: 0; }
.notice { padding: 12px 15px; color: #31708f; background: #d9edf7; border: 1px solid #bce8f1; }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 15px; }
.form-group { display: grid; gap: 5px; }
.form-group.full { grid-column: 1 / -1; }
.form-group label { font-size: 13px; font-weight: 600; }
.form-group textarea { min-height: 130px; resize: vertical; }
.submit-button { width: 150px; height: 40px; border: 0; background: var(--green); color: #fff; font-weight: 700; text-transform: uppercase; }
.about-contact h3 { margin-top: 0; font-size: 20px; }
.about-contact p { white-space: pre-line; }
.social-line { display: flex; gap: 15px; margin-top: 25px; }
.social-line a { width: 34px; height: 34px; display: grid; place-items: center; border-radius: 50%; color: #fff; background: var(--green); font-weight: 800; }
.scroll-top { position: fixed; right: 18px; bottom: 18px; width: 42px; height: 42px; border: 0; color: #fff; background: var(--green); font-size: 20px; z-index: 20; }

@media (max-width: 991px) {
  .nav-list { gap: 20px; }
  .team-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .agent-photo { height: 310px; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-col:last-child { grid-column: 1 / -1; }
}

@media (max-width: 767px) {
  .utility-settings, .utility-globe, .utility-auth { display: none; }
  .utility-phone { min-width: 0; margin-left: 0; background: transparent; }
  .utility-row { justify-content: center; }
  .main-nav, .nav-row { min-height: 78px; }
  .brand, .brand img { width: 166px; height: auto; flex-basis: 166px; }
  .menu-toggle { display: block; }
  .nav-list { position: absolute; left: 0; right: 0; top: 78px; display: none; align-items: stretch; flex-direction: column; gap: 0; padding: 12px 15px 20px; background: var(--soft); box-shadow: 0 8px 20px rgba(0,0,0,.12); }
  .menu-open .nav-list { display: flex; }
  .nav-link { padding: 12px 8px; }
  .nav-dropdown { position: static; display: none; opacity: 1; visibility: visible; transform: none; }
  .nav-item.is-open .nav-dropdown { display: block; }
  .header-cta-bar { min-height: 62px; gap: 10px; }
  .header-cta { min-width: 104px; padding: 9px 18px; }
  .hero-search { min-height: 225px; padding: 86px 0 45px; }
  .search-row { grid-template-columns: 1fr; gap: 12px; }
  .section { padding: 38px 0; }
  .section-title { font-size: 28px; }
  .section-lead { margin: 23px auto 30px; line-height: 1.5; }
  .team-grid { grid-template-columns: 1fr; justify-items: center; }
  .agent { width: min(330px, 100%); }
  .agent-photo { height: 390px; }
  .partners-shell { padding: 0 35px; }
  .partner { flex-basis: 100%; }
  .newsletter-form { grid-template-columns: 1fr; }
  .newsletter-title { text-align: center; }
  .local-message { grid-column: 1; }
  .footer-grid, .contact-grid { grid-template-columns: 1fr; gap: 24px; }
  .footer-col:last-child { grid-column: auto; }
  .page-header { align-items: stretch; flex-direction: column; }
  .page-title { font-size: 31px; }
  .article-list { max-width: none; }
  .article-comment { display: none; }
  .article-title { font-size: 21px; }
  .map-banner { height: 260px; }
  .contact-form { grid-template-columns: 1fr; }
  .form-group.full { grid-column: auto; }
}