/* Nick Nekoo Real Estate Group: site styles (v2, "quiet luxury").
   Heading font is one variable (--display); swap it to change every title. */
:root{
  --navy:#0E1B33; --navy-2:#1B2A47; --ink:#14181F; --text:#3A3F48; --muted:#6B717C;
  --orange:#F87C00; --orange-text:#F87C00;
  --cream:#F6F3EE; --stone:#ECE7E0; --line:#E2DDD5; --white:#FFFFFF;
  --display:Montserrat,"Helvetica Neue",Arial,system-ui,sans-serif;
  --display-weight:200;
  --display-track:.005em;
  --sans:Inter,"Helvetica Neue",Arial,system-ui,sans-serif;
  --brand:Montserrat,"Helvetica Neue",Arial,sans-serif;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--text);font-family:var(--sans);font-weight:400;font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--orange);outline-offset:4px}
.wrap{max-width:1200px;margin:0 auto;padding:0 28px}
.narrow{max-width:860px}
.center{text-align:center}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px 12px;z-index:99}

h1,h2,h3{font-family:var(--display);font-weight:var(--display-weight);letter-spacing:var(--display-track);color:var(--ink);margin:0}
h1{font-size:clamp(38px,5.4vw,68px);line-height:1.06}
h2{font-size:clamp(30px,3.6vw,46px);line-height:1.12}
h3{font-size:22px;line-height:1.25;font-weight:600;letter-spacing:0}
h1 strong,h2 strong{font-weight:600}
.kicker{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--orange-text);margin:0 0 22px;display:flex;align-items:center;gap:12px}
.kicker::before{content:"";width:28px;height:1px;background:var(--orange)}
.badge{display:inline-block;font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--navy);background:rgba(248,124,0,.08);border:1px solid rgba(248,124,0,.55);border-radius:999px;padding:9px 18px;margin:0 0 26px}
.lede{font-size:19px;font-weight:300;line-height:1.75;color:var(--text);max-width:560px;margin:28px 0 0}
.lede-sm{font-weight:300;font-size:18px;max-width:440px;margin:22px 0 26px}
.fine{font-size:13px;color:var(--muted);margin-top:22px;max-width:360px}

/* buttons and links */
.btn{display:inline-block;font-family:var(--sans);font-weight:500;font-size:15px;letter-spacing:.02em;text-decoration:none;padding:16px 28px;border-radius:2px;border:1px solid transparent;transition:background .2s,color .2s,border-color .2s}
.btn-solid{background:var(--navy);color:#fff}
.btn-solid:hover{background:var(--orange);border-color:var(--orange);color:var(--ink)}
.btn-light{background:#fff;color:var(--navy)}
.btn-light:hover{background:var(--orange);color:var(--ink)}
.btn-outline{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-outline:hover{background:var(--orange);border-color:var(--orange);color:var(--ink)}
.btn-outline-light{border-color:rgba(255,255,255,.7);color:#fff;background:transparent}
.btn-outline-light:hover{background:var(--orange);border-color:var(--orange);color:var(--ink)}
.link-arrow{font-family:var(--sans);font-weight:500;font-size:15px;color:var(--navy);text-decoration:none;border-bottom:1px solid var(--line);padding-bottom:3px;transition:border-color .2s}
.link-arrow::after{content:" →";color:var(--orange)}
.link-arrow:hover{border-color:var(--orange)}
.link-arrow.light{color:#fff;border-color:rgba(255,255,255,.3)}
.cta-row{display:flex;gap:14px;flex-wrap:wrap;align-items:center;margin-top:40px}

/* header */
.top{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;gap:28px;height:84px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1}
.brand-name{font-family:var(--brand);font-weight:300;letter-spacing:.28em;color:var(--ink);font-size:22px}
.brand-name.light{color:#fff}
.top .brand-name{font-size:33px;white-space:nowrap}
.nav a{white-space:nowrap}
@media (max-width:520px){.top .brand-name{font-size:26px}.badge{font-size:10px;letter-spacing:.04em;padding:8px 13px;white-space:nowrap}}
.brand-sub{font-family:var(--brand);font-size:10px;letter-spacing:.38em;text-transform:uppercase;color:var(--muted);margin-top:7px}
.brand-sub{white-space:nowrap}
@media (max-width:520px){.brand-sub{letter-spacing:.2em;font-size:9px}}
.nav{display:flex;gap:30px;margin-left:auto;align-items:center}
.nav a{font-size:14px;font-weight:500;color:var(--ink);text-decoration:none;padding:6px 0;border-bottom:1px solid transparent}
.nav a:hover{border-color:var(--orange)}
.nav .fa{font-size:15px}
.nav .nav-cta{border:1px solid var(--navy);padding:10px 18px;color:var(--navy)}
.nav .nav-cta:hover{background:var(--orange);border-color:var(--orange);color:var(--ink)}
.menu{display:none;background:none;border:0;padding:12px;margin-left:auto;cursor:pointer}
.menu span:not(.sr){display:block;width:26px;height:1.5px;background:var(--ink);margin:6px 0}

/* hero */
.hero{padding:72px 0 0;background:#fff}
.hero-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:64px;align-items:center}
.hero-copy{padding-bottom:24px}
.hero h1{font-size:clamp(38px,4.6vw,64px)}
.hero-grid>.hero-photo{margin-bottom:24px}
.hero-photo{margin:0}
.hero-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 20%}
.hero-photo figcaption{font-size:12px;letter-spacing:.08em;color:var(--muted);margin-top:14px}
.creds{list-style:none;margin:0;padding:44px 0 56px;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}
.creds li{display:flex;flex-direction:column;gap:6px;padding:0 24px;border-left:1px solid var(--line)}
.creds li:first-child{border-left:0;padding-left:0}
.creds .num{font-family:var(--display);font-weight:600;font-size:34px;color:var(--ink);line-height:1}
.creds span:last-child{font-size:13px;color:var(--muted)}

/* sections */
.section{padding:120px 0}
.section-head{max-width:720px;margin-bottom:64px}
.section-head.row{max-width:none;display:flex;justify-content:space-between;align-items:end;gap:24px}
.services{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--ink)}
.service{display:flex;flex-direction:column;gap:18px;padding:40px 36px 44px 0;text-decoration:none;color:inherit;border-right:1px solid var(--line)}
.service+.service{padding-left:36px}
.service:last-child{border-right:0}
.service:hover h3{color:var(--orange-text)}
.svc-num{font-size:12px;letter-spacing:.2em;color:var(--muted)}
.service p{margin:0;font-weight:300;flex:1}
.svc-link{font-size:14px;font-weight:500;color:var(--navy);border-bottom:1px solid var(--line);align-self:flex-start;padding-bottom:3px}
.svc-link::after{content:" →";color:var(--orange)}
.svc-emblem{width:96px;height:96px;border-radius:50%;border:1px solid var(--orange);display:grid;place-items:center;color:var(--navy);margin-bottom:10px;transition:background .3s,color .3s,border-color .3s}
.svc-icon{width:50px;height:50px;fill:currentColor}
.services.cards{border-top:0;gap:24px}
.services.cards .service,.services.cards .service+.service{background:var(--cream);padding:48px 40px 44px;border:0;transition:background .35s,color .35s,transform .35s}
.services.cards .service:hover{background:var(--navy);transform:translateY(-4px)}
.services.cards .service:hover h3,.services.cards .service:hover p{color:#fff}
.services.cards .service:hover .svc-num{color:#AEB7C7}
.services.cards .service:hover .svc-link{color:#fff;border-color:rgba(255,255,255,.35)}
.services.cards .service:hover .svc-emblem{background:var(--orange);border-color:var(--orange);color:var(--navy)}
.quote-band.photo-band{position:relative;background:linear-gradient(rgba(14,27,51,.58),rgba(14,27,51,.70)),url(assets/home-palms-sky.jpg) center 30%/cover no-repeat;padding:170px 0}

.split{background:var(--cream)}
.split-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:96px}
.approach{list-style:none;margin:0;padding:0;counter-reset:a}
.approach li{counter-increment:a;display:grid;grid-template-columns:72px 1fr;column-gap:8px;padding:28px 0;border-top:1px solid var(--line)}
.approach li:last-child{border-bottom:1px solid var(--line)}
.approach li::before{content:"0" counter(a);grid-row:span 2;font-family:var(--display);font-weight:var(--display-weight);font-size:28px;color:var(--orange-text);line-height:1}
.approach h3{font-size:20px;margin-bottom:6px}
.approach p{margin:0;font-weight:300}

.quote-band{padding:120px 0;background:var(--navy);color:#fff}
.quote-band blockquote{margin:0}
.quote-band p{font-family:var(--display);font-weight:var(--display-weight);font-size:clamp(28px,3.4vw,44px);line-height:1.25;margin:0 0 26px;color:#fff}
.quote-band cite{font-style:normal;font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:#C9D1E0}

.resources{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.resource{display:flex;flex-direction:column;gap:22px;text-decoration:none;color:inherit;background:var(--cream);padding-bottom:28px;transition:background .35s,transform .35s}
.resource>div{padding:0 26px}
.resource:hover{background:var(--navy);transform:translateY(-4px)}
.resource:hover h3,.resource:hover p{color:#fff}
.resource img{width:100%;aspect-ratio:4/3;object-fit:contain;padding:22px 0;background:var(--stone);transition:transform .4s}
.resource:hover img{transform:scale(1.02)}
.resource h3{font-size:20px;margin:6px 0 8px}
.resource p{margin:0;font-weight:300;font-size:16px}
.res-type{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--orange-text);font-weight:600}

.faq-wrap{padding-top:40px}
.faq details{border-top:1px solid var(--line);padding:24px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;font-family:var(--display);font-weight:400;font-size:21px;color:var(--ink);display:flex;justify-content:space-between;gap:20px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--sans);font-weight:300;color:var(--orange-text);font-size:26px;line-height:1}
.faq details[open] summary::after{content:"−"}
.faq details p{margin:14px 0 0;font-weight:300}

.closing{background:var(--navy-2);color:#D7DDE8;padding:110px 0}
.closing h2{color:#fff}
.closing-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.closing p{font-weight:300;font-size:19px;margin:0}

/* footer */
.foot{background:var(--navy);color:#AEB7C7;padding:80px 0 0;font-size:14px;line-height:1.8}
.foot a{color:#E3E8F0;text-decoration:none}
.foot a:hover{color:var(--orange)}
.foot-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr 1fr;gap:40px}
.foot .brand-name{margin:0;line-height:1.2}
.foot-sub{font-family:var(--brand);font-size:10px;letter-spacing:.24em;white-space:nowrap;text-transform:uppercase;line-height:1.2;margin:6px 0 22px}
.foot-h{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#fff;margin:0 0 10px}
.cpts{background:#fff;padding:10px;width:150px;border-radius:2px}
.foot-logos{display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.prestige{width:124px;height:auto}
.foot-logos .cpts{width:118px;padding:8px}
.fine-foot{font-size:13px}
.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:56px;padding:22px 28px 110px;font-size:12px;color:#8C96A8}

/* mobile dock */
.dock{position:fixed;left:0;right:0;bottom:0;z-index:30;display:none;grid-template-columns:1fr 1fr 1.6fr;background:#fff;border-top:1px solid var(--line)}
.dock a{font-size:15px;font-weight:600;text-align:center;padding:16px 6px;text-decoration:none;color:var(--navy)}
.dock .dock-main{background:var(--navy);color:#fff}

@media (max-width:1060px){
  .nav{gap:20px}
  .split-grid,.closing-grid{grid-template-columns:1fr;gap:40px}
}
@media (max-width:900px){
  .hero{padding-top:40px;background:#fff}
  .hero-grid{grid-template-columns:1fr;gap:32px}
  .hero-copy{padding-bottom:0}
  .hero-photo{order:-1}
  .hero-photo img{aspect-ratio:5/4}
  .creds{grid-template-columns:1fr 1fr;row-gap:28px;padding:36px 0}
  .creds li:nth-child(3){border-left:0;padding-left:0}
  .services,.resources{grid-template-columns:1fr}
  .service,.service+.service{padding:32px 0;border-right:0;border-bottom:1px solid var(--line)}
  .section{padding:80px 0}
  .quote-band,.closing{padding:80px 0}
  .foot-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:1140px){
  .menu{display:block}
  .nav{display:none;position:absolute;left:0;right:0;top:84px;background:#fff;flex-direction:column;align-items:flex-start;padding:20px 28px 28px;border-bottom:1px solid var(--line);gap:16px}
  .nav.open{display:flex}
}
@media (max-width:860px){
  .dock{display:grid}
  .wrap{padding:0 22px}
  .section-head.row{flex-direction:column;align-items:flex-start}
}
@media (max-width:520px){
  .hero-photo img{aspect-ratio:1/1}
  .foot-grid{grid-template-columns:1fr}
  .lede{font-size:18px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto}}

/* inner pages */
.page-hero{padding:96px 0 72px;border-bottom:1px solid var(--line)}
.wrap.narrow-left{max-width:1200px}
.wrap.narrow-left>*{max-width:880px}
.prose p{font-weight:300;margin:0 0 20px}
.prose strong{font-weight:600;color:var(--ink)}
.about-hero{padding-bottom:0;border-bottom:0}
.about-hero .hero-copy{padding-bottom:72px}
.tool-feature{background:var(--cream)}
.contact-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-bottom:28px}
.contact-card{display:flex;flex-direction:column;gap:10px;padding:32px;background:var(--cream);text-decoration:none;color:inherit;transition:background .35s,color .35s,transform .35s}
.contact-card:hover{background:var(--navy);transform:translateY(-4px)}
.contact-card:hover h3,.contact-card:hover p{color:#fff}
.contact-card:hover .svc-link{color:#fff;border-color:rgba(255,255,255,.35)}
.contact-card p{margin:0 0 8px;font-weight:300}
.book-split{display:grid;grid-template-columns:1.1fr .9fr;gap:72px;align-items:center}
.covers{display:flex;gap:18px}
.covers img{width:50%;box-shadow:0 24px 50px -24px rgba(14,27,51,.55)}
.covers img:last-child{transform:translateY(28px)}
.signup{display:grid;gap:16px;margin-top:36px;max-width:520px}
.signup label{display:grid;gap:6px;font-size:14px;font-weight:500;color:var(--ink)}
.signup .opt{font-weight:300;color:var(--muted)}
.signup input[type=text],.signup input:not([type]),.signup input[type=email],.signup input[type=tel]{border:1px solid #BFC4CC;padding:13px 14px;font:inherit;font-size:16px;border-radius:2px}
.signup input:focus,.signup select:focus,.signup textarea:focus{outline:2px solid var(--orange);outline-offset:1px}
.signup select,.signup textarea{border:1px solid #BFC4CC;padding:13px 14px;font:inherit;font-size:16px;border-radius:2px;background:#fff;color:var(--ink)}
.signup textarea{resize:vertical;min-height:140px}
.contact-form{margin-top:0;max-width:none}
.contact-alt{padding-top:0}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.signup fieldset{border:0;padding:0;margin:0;display:flex;gap:20px;flex-wrap:wrap}
.signup legend{font-size:14px;font-weight:500;color:var(--ink);margin-bottom:8px;width:100%}
.signup .check{display:flex;gap:10px;align-items:flex-start;font-weight:400}
.signup .consent{font-size:14px;font-weight:300}
.signup button{justify-self:start;border:0;cursor:pointer}
[dir=rtl] .kicker::before{order:2}
[dir=rtl],[dir=rtl] h1,[dir=rtl] h2,[dir=rtl] .lede,[dir=rtl] .btn,[dir=rtl] .link-arrow{font-family:Vazirmatn,Tahoma,Arial,sans-serif;letter-spacing:0}
[dir=rtl] h1{font-weight:200;line-height:1.5}
[dir=rtl] h1 strong{font-weight:700}
[dir=rtl] .link-arrow::after{content:" ←"}
@media (max-width:900px){
  .contact-grid,.book-split{grid-template-columns:1fr}
  .page-hero{padding:56px 0 48px}
}

.est-section{background:var(--cream);padding:56px 0 80px}
@media (max-width:370px){.badge{white-space:normal;border-radius:14px}}
@media (max-width:900px){.quote-band.photo-band{padding:100px 0}}

@media (max-width:900px){.services.cards{gap:16px}.services.cards .service,.services.cards .service+.service{padding:36px 28px}}

.est-shot{display:block;background:#fff;padding:14px;border:1px solid var(--line);box-shadow:0 24px 60px -24px rgba(14,27,51,.35);transition:transform .35s}
.est-shot:hover{transform:translateY(-4px)}
.est-shot img{width:100%;height:auto;display:block}
.tool-shot{width:100%;aspect-ratio:1103/1426;object-fit:cover;object-position:top center;background:#fff;border:1px solid var(--line)}
.social{display:flex;gap:14px;margin-top:18px}
.social a{display:grid;place-items:center;width:38px;height:38px;border:1px solid rgba(255,255,255,.25);border-radius:50%;color:#E3E8F0;transition:background .25s,border-color .25s,color .25s}
.social a:hover{background:var(--orange);border-color:var(--orange);color:var(--navy)}
.social svg{width:18px;height:18px;fill:currentColor}
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.review{margin:0;background:var(--cream);padding:40px 36px;display:flex;flex-direction:column;gap:18px}
.review .stars{color:var(--orange);letter-spacing:.18em;font-size:15px}
.review blockquote{margin:0;font-family:var(--display);font-weight:300;font-size:19px;line-height:1.5;color:var(--ink);flex:1}
.review figcaption{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
@media (max-width:900px){.reviews{grid-template-columns:1fr;gap:16px}.review{padding:32px 26px}}
.hero-split{display:grid;grid-template-columns:1.5fr .5fr;gap:72px;align-items:center}
.hero-book{display:flex;flex-direction:column;gap:10px;text-decoration:none;color:inherit;background:var(--cream);padding:28px 28px 26px;transition:background .35s,transform .35s}
.hero-book img{width:100%;height:auto;box-shadow:0 20px 40px -20px rgba(14,27,51,.55);margin-bottom:8px}
.hero-book .hb-title{font-family:var(--display);font-weight:600;font-size:16px;line-height:1.35;color:var(--ink)}
.hero-book:hover{background:var(--navy);transform:translateY(-4px)}
.hero-book:hover .hb-title,.hero-book:hover .svc-link{color:#fff}
.pro-photo img{aspect-ratio:1/1}
@media (max-width:900px){.hero-split{grid-template-columns:1fr;gap:36px}.hero-book{max-width:300px}.pro-photo{max-width:360px}}