@font-face{font-family:"Montserrat";font-style:normal;font-weight:200;font-display:swap;src:url("fonts/montserrat-200.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:300;font-display:swap;src:url("fonts/montserrat-300.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:400;font-display:swap;src:url("fonts/montserrat-400.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:500;font-display:swap;src:url("fonts/montserrat-500.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:600;font-display:swap;src:url("fonts/montserrat-600.woff2") format("woff2")}
:root{
  --ivory:#FAF9F6; --parch:#F1EEE6; --ink:#1F1F1F; --charcoal:#444444;
  --grey:#8F8F8F; --line:#E4E1D9; --brass:#9A8455; --white:#FFFFFF;
  --bg:var(--ivory); --surface:var(--white); --band:#26241F;
  --tx:var(--ink); --tx2:#5E5E5E; --tx3:var(--grey); --hair:var(--line);
  --f:"Montserrat",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
}
:root:not([data-theme="light"]){@media (prefers-color-scheme: dark){
  --bg:#161513; --surface:#1E1D1A; --parch:#232019; --band:#0E0D0B;
  --tx:#F2EFE8; --tx2:#BDB8AE; --tx3:#8B867C; --hair:#332F28; --brass:#C4AA72;}}
:root[data-theme="dark"]{
  --bg:#161513; --surface:#1E1D1A; --parch:#232019; --band:#0E0D0B;
  --tx:#F2EFE8; --tx2:#BDB8AE; --tx3:#8B867C; --hair:#332F28; --brass:#C4AA72;}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--bg);color:var(--tx);font-family:var(--f);font-weight:300;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1160px;margin:0 auto;padding-inline:24px}
.eyebrow{font-size:11.5px;letter-spacing:.34em;text-transform:uppercase;font-weight:500;color:var(--brass)}
h1,h2,h3{font-weight:200;letter-spacing:.01em;text-wrap:balance;color:var(--tx)}
.btn{display:inline-flex;align-items:center;gap:9px;font-size:12.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;padding:16px 30px;border-radius:0;transition:.2s;border:1px solid transparent;cursor:pointer}
.btn.solid{background:var(--ink);color:var(--ivory)}
.btn.solid:hover{opacity:.85}
.btn.ghost{border-color:currentColor}.btn.ghost:hover{background:var(--tx)}.btn.ghost:hover span{color:var(--bg)}
.btn.light{background:var(--white);color:var(--ink)}.btn.light:hover{background:transparent;color:#fff;box-shadow:inset 0 0 0 1px rgba(255,255,255,.85)}
.btn.outline-light{border-color:rgba(255,255,255,.85);color:#fff}.btn.outline-light:hover{background:#fff;color:var(--ink)}

header.bar{position:sticky;top:env(safe-area-inset-top,0px);z-index:30;background:color-mix(in srgb,var(--bg) 92%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--hair)}
.bar .wrap{display:flex;align-items:center;justify-content:space-between;padding-block:14px;gap:18px}
.brand{display:flex;flex-direction:column;line-height:1.16}
.brand .nm{font-size:15px;font-weight:500;letter-spacing:.16em;text-transform:uppercase}
.brand .sub{font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--tx3);font-weight:400}
nav.menu{display:flex;align-items:center;gap:26px}
nav.menu a{font-size:11.5px;letter-spacing:.15em;text-transform:uppercase;font-weight:500;color:var(--tx2);transition:.2s;padding-bottom:3px;border-bottom:1px solid transparent}
nav.menu a:hover{color:var(--tx)}
nav.menu a.on{color:var(--tx);border-color:var(--brass)}
nav.menu a.call{border:1px solid var(--tx);color:var(--tx);padding:10px 16px}
nav.menu a.call:hover{background:var(--tx);color:var(--bg)}
nav.menu a.srch{background:var(--tx);color:var(--bg);border-color:var(--tx)}
nav.menu a.srch:hover{background:transparent;color:var(--tx)}
.menu-toggle{display:none}
@media (max-width:860px){
  nav.menu{gap:16px}
  nav.menu a:not(.call){display:none}
  nav.menu a.call{padding:9px 14px}
}

/* home hero */
.hero{position:relative;min-height:min(90vh,780px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero .bg,.subhero .bg,.svc .bg,.statement .bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.hero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(18,16,13,.30),rgba(18,16,13,.12) 32%,rgba(18,16,13,.58) 78%,rgba(18,16,13,.76))}
.hero .wrap{position:relative;z-index:2;width:100%;padding-block:0 clamp(52px,8vw,88px)}
.hero .eyebrow{color:#EAD9B8}
.hero h1{color:#fff;font-size:clamp(40px,8vw,82px);line-height:1.03;margin:20px 0 0}
.hero .caps{margin-top:22px;font-size:clamp(12px,1.7vw,15px);letter-spacing:.22em;text-transform:uppercase;color:#F0EDE6;font-weight:400}
.hero .lede{margin-top:20px;font-size:clamp(15px,2vw,18px);max-width:52ch;color:#EDEAE3;line-height:1.6}
.hero .cta{display:flex;flex-wrap:wrap;gap:13px;margin-top:32px}
.hero .avatar{position:absolute;right:24px;bottom:clamp(52px,8vw,88px);z-index:3;width:74px;height:74px;object-fit:cover;border:2px solid rgba(255,255,255,.85)}
@media (max-width:640px){.hero .avatar{display:none}}

/* subpage hero */
.subhero{position:relative;min-height:min(58vh,460px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.subhero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(18,16,13,.22),rgba(18,16,13,.68))}
.subhero .wrap{position:relative;z-index:2;padding-block:0 clamp(40px,6vw,64px)}
.subhero .eyebrow{color:#EAD9B8}
.subhero h1{color:#fff;font-size:clamp(34px,6.4vw,64px);margin-top:16px;line-height:1.04}
.subhero p{color:#EDEAE3;max-width:54ch;margin-top:16px;font-size:16px}

section{padding-block:clamp(56px,8.5vw,104px)}
.sec-label{display:flex;align-items:flex-end;gap:16px;margin-bottom:38px}
.sec-label:after{content:"";height:1px;flex:1;background:var(--hair);margin-bottom:8px}
.sec-label h2{font-size:clamp(25px,3.6vw,36px)}
.lead{font-size:clamp(17px,2.3vw,21px);color:var(--tx2);max-width:74ch;font-weight:300;line-height:1.55}
.prose p{color:var(--tx2);font-size:16px;max-width:62ch;margin-bottom:18px}
.tick{list-style:none;margin-top:8px}
.tick li{color:var(--tx2);font-size:15.5px;padding:11px 0 11px 26px;border-bottom:1px solid var(--hair);position:relative;max-width:60ch}
.tick li:before{content:"";position:absolute;left:0;top:19px;width:9px;height:1px;background:var(--brass)}

.band-dark{background:var(--band)}
.band-dark h2,.band-dark .sec-label h2{color:#EDEAE2}
.band-dark .sec-label:after{background:rgba(237,234,226,.16)}
.edge{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(237,234,226,.14);border:1px solid rgba(237,234,226,.14)}
.edge .cell{background:var(--band);padding:38px 32px}
.edge .n{font-size:15px;letter-spacing:.2em;color:var(--brass);font-weight:500}
.edge h3{color:#EDEAE2;font-size:18px;font-weight:400;margin:18px 0 12px}
.edge p{color:#C7C2B8;font-size:14.5px;line-height:1.6}
.edge .fine{color:#8B867C;font-size:12px;margin-top:10px;font-style:italic}

.statement{position:relative;min-height:min(60vh,520px);display:flex;align-items:center;color:#fff;overflow:hidden}
.statement:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(18,16,13,.72),rgba(18,16,13,.26))}
.statement .wrap{position:relative;z-index:2}
.statement .eyebrow{color:#EAD9B8}
.statement h2{color:#fff;font-size:clamp(26px,4.2vw,44px);max-width:22ch;margin-top:18px;line-height:1.12}
.statement p{color:#EDEAE3;max-width:46ch;margin-top:20px;font-size:16px}
.statement .cta{margin-top:26px}
.statement.tth-veil:after{background:linear-gradient(180deg,rgba(18,16,13,.28),rgba(18,16,13,.50))}
.statement.about-veil:after{background:linear-gradient(90deg,rgba(18,16,13,.80),rgba(18,16,13,.42))}

.steps{display:grid;gap:1px;background:var(--hair);border:1px solid var(--hair)}
.step{background:var(--surface);padding:28px 32px;display:grid;grid-template-columns:56px 1fr;gap:18px;align-items:start}
.step .num{font-size:14px;letter-spacing:.14em;color:var(--brass);font-weight:600;padding-top:4px}
.step h3{font-size:18px;font-weight:400}
.step p{color:var(--tx2);font-size:15px;margin-top:0;max-width:none}
.step>div:last-child{display:grid;grid-template-columns:230px 1fr;gap:30px;align-items:start}
@media(max-width:760px){.step>div:last-child{grid-template-columns:1fr;gap:8px}.step p{margin-top:6px}}

.cols2{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair)}
.cols2 .cell{background:var(--surface);padding:32px 30px}
.cols2 h3{font-size:14px;letter-spacing:.06em;text-transform:uppercase;font-weight:600;color:var(--tx)}
.cols2 p{color:var(--tx2);font-size:14.5px;margin-top:12px;line-height:1.6}
.cols3{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair)}
.cols3 .cell{background:var(--surface);padding:32px 30px}
.cols3 h3{font-size:14px;letter-spacing:.06em;text-transform:uppercase;font-weight:600;color:var(--tx)}
.cols3 p{color:var(--tx2);font-size:14.5px;margin-top:12px;line-height:1.6}
@media(max-width:760px){.cols3{grid-template-columns:1fr}}

.callout{background:var(--parch);padding:clamp(30px,5vw,54px)}
.callout h2{font-size:clamp(22px,3.2vw,30px)}
.callout p{color:var(--tx2);font-size:16px;margin-top:16px;max-width:62ch}
.callout .cta{margin-top:26px}

.about{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(32px,5vw,64px);align-items:center}
.about .frame img{width:100%;aspect-ratio:4/5;object-fit:cover}
.about h2{font-size:clamp(27px,4vw,40px);margin:14px 0 24px;line-height:1.08}
.about .body p{color:var(--tx2);font-size:16px;margin-bottom:18px;max-width:56ch}
.about .how{border-left:2px solid var(--brass);padding-left:22px;margin-top:8px}
.about .how .k{font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--tx3);font-weight:600;margin-bottom:8px}
.about .pull{margin-top:26px;font-size:17px;color:var(--tx);font-style:italic;max-width:52ch;line-height:1.5}

.proof .graphic{border:1px solid var(--hair);overflow:hidden;background:#fff}
.creds{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair);margin-top:30px}
.cred-card{padding:28px 26px;background:var(--surface)}
.cred-card .big{font-size:22px;font-weight:300;color:var(--tx)}
.cred-card .lbl{font-size:12.5px;color:var(--tx2);margin-top:9px;line-height:1.55}
.review{margin-top:30px;background:var(--parch);padding:clamp(30px,5vw,50px)}
.review .q{font-size:clamp(18px,2.6vw,24px);line-height:1.5;color:var(--tx);font-style:italic}
.review .by{margin-top:18px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--tx3);font-weight:600}

.tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair)}
.svc{position:relative;min-height:330px;display:flex;align-items:flex-end;overflow:hidden;color:#fff}
.svc .bg{transition:transform .6s ease}
.svc:hover .bg{transform:scale(1.04)}
.svc:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(18,16,13,.06),rgba(18,16,13,.74))}
.svc .txt{position:relative;z-index:2;padding:28px}
.svc h3{color:#fff;font-size:21px;font-weight:400;letter-spacing:.05em;text-transform:uppercase}
.svc .cap{color:#EAD9B8;font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:500}
.svc p{color:#EDEAE3;font-size:14px;margin-top:9px;max-width:40ch;line-height:1.55}

/* dark closing footer with CTA */
footer{background:var(--band);color:#EDEAE2;padding-block:clamp(56px,8vw,88px) 60px}
footer .fcta{text-align:center;max-width:760px;margin:0 auto}
footer .fcta .eyebrow{color:var(--brass)}
footer .fcta h2{color:#fff;font-size:clamp(26px,4.4vw,42px);margin-top:16px;line-height:1.1}
footer .fcta p{color:#C7C2B8;margin:16px auto 0;max-width:46ch;font-size:16px}
footer .fcta .cta{display:flex;gap:13px;justify-content:center;flex-wrap:wrap;margin-top:30px}
footer .social{margin-top:30px;display:flex;gap:24px;justify-content:center;flex-wrap:wrap;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:#8F8A80;font-weight:600}
footer .social a{padding-bottom:3px;border-bottom:1px solid transparent;transition:.2s}
footer .social a:hover{color:#fff;border-color:var(--brass)}
footer .fdiv{height:1px;background:rgba(237,234,226,.14);margin:clamp(40px,6vw,60px) 0 34px}
footer .row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:20px;align-items:baseline}
footer .id .nm{font-size:14px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:#fff}
footer .id .meta{font-size:13px;color:#C7C2B8;margin-top:6px}
footer .lic{font-size:12px;color:#A9A49A;letter-spacing:.04em}
footer .disc{font-size:11.5px;color:#8F8A80;line-height:1.65;max-width:66ch;margin-top:22px;font-weight:400}

@media (max-width:820px){.about{grid-template-columns:1fr;gap:34px}.creds{grid-template-columns:1fr}}
@media (max-width:620px){.edge{grid-template-columns:1fr}.cols2{grid-template-columns:1fr}.tiles{grid-template-columns:1fr}.step{grid-template-columns:1fr;gap:6px}.brand .sub{display:none}}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

.form-wrap{max-width:720px}
form.lead-form{display:grid;gap:20px}
.field label{display:block;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--tx3);font-weight:600;margin-bottom:8px}
.field input,.field textarea{width:100%;background:var(--surface);border:1px solid var(--hair);border-radius:0;padding:14px 16px;font-family:var(--f);font-size:15px;color:var(--tx);font-weight:300}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--brass)}
.field textarea{min-height:120px;resize:vertical}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:20px}
fieldset.checks{border:1px solid var(--hair);padding:20px 22px 8px;display:grid;gap:2px}
fieldset.checks legend{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);font-weight:600;padding:0 8px}
.check{display:flex;gap:12px;align-items:flex-start;padding:9px 0;font-size:14.5px;color:var(--tx2)}
.check input{width:18px;height:18px;accent-color:var(--brass);margin-top:2px;flex-shrink:0}
.check b{color:var(--tx);font-weight:500}
.consent{display:flex;gap:11px;align-items:flex-start;font-size:12.5px;color:var(--tx3);line-height:1.5}
.consent input{width:16px;height:16px;accent-color:var(--brass);margin-top:2px;flex-shrink:0}
.thanks{background:var(--parch);padding:clamp(28px,5vw,44px);text-align:center}
.thanks h3{font-size:24px;font-weight:200}
.thanks p{color:var(--tx2);margin-top:10px}
@media(max-width:560px){.grid2{grid-template-columns:1fr}}
.val-form input{width:100%;background:var(--surface);border:1px solid var(--hair);border-radius:0;padding:15px 16px;font-family:var(--f);font-size:15px;color:var(--tx);font-weight:300}
.val-form input::placeholder{color:var(--tx3)}
.val-form input:focus{outline:none;border-color:var(--brass)}
.val-address input{padding:17px 18px;font-size:16px}
.proc{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair)}
.proc .pc{background:var(--surface);padding:30px 26px}
.proc .n{font-size:14px;letter-spacing:.2em;color:var(--brass);font-weight:600}
.proc .pc h3{font-size:17px;font-weight:400;margin:14px 0 10px}
.proc .pc p{color:var(--tx2);font-size:14px;line-height:1.55}
@media(max-width:820px){.proc{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.proc{grid-template-columns:1fr}}
.statrow{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair);margin-top:26px}
.statrow .stat{background:var(--surface);padding:30px 26px;text-align:center}
.statrow .v{font-size:clamp(34px,5vw,48px);font-weight:200;color:var(--tx);line-height:1}
.statrow .k{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--tx3);font-weight:600;margin-top:12px}
.statnote{font-size:12px;color:var(--tx3);font-style:italic;margin-top:14px}
@media(max-width:560px){.statrow{grid-template-columns:1fr}}

/* Buy — investor ecosystem showcase */
.ecosystem{margin-top:40px;display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--hair);border:1px solid var(--hair)}
.eco{background:var(--surface);padding:34px 20px;display:flex;flex-direction:column;justify-content:center;min-height:150px}
.eco-n{font-size:clamp(16px,1.5vw,19px);font-weight:400;color:var(--tx);line-height:1.3}
.eco-r{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);font-weight:600;margin-top:12px}
@media(max-width:820px){.ecosystem{grid-template-columns:1fr 1fr 1fr}}
@media(max-width:520px){.ecosystem{grid-template-columns:1fr 1fr}}

/* brokerage + agent header lockup (eXp logo) */
.brand{flex-direction:row;align-items:center;gap:12px}
.brand .exp{height:28px;width:auto;flex-shrink:0}
.brand .bdiv{width:1px;height:30px;background:var(--hair);flex-shrink:0}
.brand .btxt{display:flex;flex-direction:column;line-height:1.16}
:root:not([data-theme="light"]){@media (prefers-color-scheme: dark){.brand .exp{filter:invert(1)}}}
:root[data-theme="dark"]{.brand .exp{filter:invert(1)}}
@media (max-width:620px){.brand{gap:10px}.brand .bdiv{height:26px}.brand .exp{height:24px}}

/* footer Equal Housing Opportunity logo */
footer .rmeta{display:flex;align-items:center;gap:16px}
footer .eho{height:42px;width:auto;flex-shrink:0;opacity:.88}
@media (max-width:620px){footer .eho{height:38px}}