:root{--primary:#493f3d;--brown:#715645;--brown-dk:#5e4739;--taupe:#928175;--taupe-lt:#b4a59d;--blush:#c7afb6;--cream:#faf8f3;--peach:#f8efe7;--sand:#dfd5cc;--ink:#424242;--muted:#757575;--line:#e6dfd8}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Open Sans',system-ui,sans-serif;color:var(--ink);background:#fff;line-height:1.65;font-size:16px}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,.serif{font-family:'Playfair Display',Georgia,serif;font-weight:400;color:var(--primary)}
.btn{display:inline-block;font-family:'Open Sans',sans-serif;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;text-decoration:none;padding:12px 22px;border:0;cursor:pointer;background:var(--brown);color:#fff;transition:.2s}
.btn:hover{background:var(--primary)}
.btn.taupe{background:var(--taupe-lt)}.btn.taupe:hover{background:var(--taupe)}
.btn.light{background:#eae3dd;color:var(--primary)}.btn.light:hover{background:var(--sand)}
.btn.outline{background:transparent;border:1px solid #fff;color:#fff}.btn.outline:hover{background:#fff;color:var(--primary)}
.wrap{max-width:1140px;margin:0 auto;padding:0 24px}
.center{text-align:center}
.eyebrow{font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;color:var(--muted)}
section{padding:80px 0}
.sec-title{font-size:clamp(26px,3.4vw,34px);text-align:center;margin-bottom:38px}

/* header */
.top{position:absolute;top:0;left:0;right:0;z-index:20}
.top .wrap{display:flex;align-items:center;justify-content:space-between;padding-top:14px;padding-bottom:14px;max-width:1280px}
.top .logo img{height:78px;width:auto}
.menu{display:flex;gap:26px;list-style:none}
.menu a{color:#fff;text-decoration:none;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:600}
.menu a:hover{opacity:.75}
.burger{display:none;background:none;border:0;color:#fff;font-size:28px;cursor:pointer;line-height:1}
.solid .top{position:relative;background:var(--primary)}
@media(max-width:900px){
 .burger{display:block}
 .menu{display:none;position:absolute;top:100%;left:0;right:0;background:var(--primary);flex-direction:column;gap:0;padding:8px 0}
 .menu.open{display:flex}
 .menu a{display:block;padding:13px 24px;border-top:1px solid rgba(255,255,255,.08)}
 .top .logo img{height:62px}
}

/* hero */
.hero{position:relative;min-height:92vh;display:flex;align-items:center;background:#222 url(hero.jpg) center 30%/cover no-repeat;color:#fff}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,16,14,.72),rgba(20,16,14,.35) 60%,rgba(20,16,14,.15))}
.hero .wrap{position:relative;width:100%;max-width:1280px;padding-top:110px}
.hero h1{color:#fff;font-style:italic;font-size:clamp(40px,6vw,64px);line-height:1.1;margin-bottom:14px}
.hero p{max-width:520px;font-size:17px;margin-bottom:26px;color:#f1ece8}
.hero .c21{width:150px;margin-top:46px;opacity:.95}
.sub-hero{background:var(--primary) url(hero.jpg) center 35%/cover;position:relative;color:#fff;text-align:center;padding:150px 20px 80px}
.sub-hero:before{content:"";position:absolute;inset:0;background:rgba(30,24,22,.66)}
.sub-hero>*{position:relative}
.sub-hero h1{color:#fff;font-style:italic;font-size:clamp(34px,5vw,52px)}
.sub-hero p{max-width:600px;margin:10px auto 0;color:#eee6e0}

/* find your home (game plan) */
.find{background:var(--cream)}
.find .rule{width:1px;height:40px;background:var(--primary);margin:-18px auto 30px}
.doors{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;max-width:960px;margin:0 auto}
.door{background:var(--taupe);color:#fff;border:0;padding:26px 18px;cursor:pointer;font-family:'Playfair Display',serif;font-size:19px;letter-spacing:.04em;text-align:center;transition:.2s;position:relative}
.door small{display:block;font-family:'Open Sans',sans-serif;font-size:13px;letter-spacing:0;opacity:.9;margin-top:6px}
.door:hover{background:var(--brown)}
.door.on{background:var(--brown);box-shadow:0 0 0 3px var(--cream),0 0 0 5px var(--brown)}
@media(max-width:760px){.doors{grid-template-columns:1fr}}
.planbox{max-width:760px;margin:34px auto 0;background:#fff;border:1px solid var(--line);padding:34px 32px}
.planbox h3{font-size:26px;margin-bottom:12px;text-align:center}
.planbox ul{list-style:none;margin:0 0 6px}
.planbox li{padding-left:26px;position:relative;margin:7px 0;font-size:15.5px}
.planbox li:before{content:"";position:absolute;left:4px;top:10px;width:8px;height:8px;background:var(--taupe);transform:rotate(45deg)}
.guide{display:flex;gap:16px;align-items:center;margin:20px 0 4px;padding:18px;background:var(--cream)}
.guide img{width:74px;height:74px;border-radius:50%;object-fit:cover;object-position:center 18%;flex-shrink:0}
.guide b{font-family:'Playfair Display',serif;font-weight:400;font-size:19px;color:var(--primary);display:block}
.guide span{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--brown);font-weight:700;display:block;margin-bottom:4px}
.guide em{font-family:'Playfair Display',serif;font-size:16px;color:var(--ink)}
.hidden{display:none!important}
form label{display:block;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--primary);margin:16px 0 6px}
form .opt{text-transform:none;letter-spacing:0;font-weight:400;color:var(--muted)}
input,select,textarea{width:100%;font:inherit;font-size:16px;padding:12px 14px;border:1px solid #b9aea6;background:#fff;color:var(--ink);border-radius:0}
input:focus,select:focus,textarea:focus{outline:2px solid var(--taupe);border-color:var(--taupe)}
.formgo{width:100%;margin-top:22px;padding:16px}
.fine{font-size:13px;color:var(--muted);text-align:center;margin-top:10px}
.hp{position:absolute;left:-9999px}
.thanks{max-width:640px;margin:0 auto;background:#fff;border:1px solid var(--line);padding:34px;text-align:center}
.thanks h3{font-size:30px;margin-bottom:10px}

/* neighbourhoods */
.hoods .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px 40px;max-width:960px;margin:0 auto}
.hoods a{display:block;background:var(--taupe);color:#fff;text-align:center;text-decoration:none;padding:17px 10px;font-family:'Playfair Display',serif;letter-spacing:.12em;text-transform:uppercase;font-size:15px;transition:.2s}
.hoods a:hover{background:var(--brown)}
@media(max-width:700px){.hoods .grid{grid-template-columns:1fr 1fr;gap:14px}}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.split img{width:100%;height:560px;object-fit:cover}
.split h2{font-size:clamp(28px,3.4vw,36px);margin-bottom:6px}
.split .eyebrow{margin-bottom:16px}
.split p{color:var(--muted);margin-bottom:16px}
.split .btns{display:flex;gap:10px;flex-wrap:wrap;margin-top:8px}
@media(max-width:820px){.split{grid-template-columns:1fr;gap:28px}.split img{height:380px}}

/* testimonials */
.testi{background:var(--cream)}
.testi .box{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:50px 20px;max-width:1000px;margin:0 auto;text-align:center;position:relative}
.testi .box>img{width:110px;margin:0 auto 26px}
.slide{display:none}.slide.on{display:block}
.slide q{display:block;font-family:'Playfair Display',serif;font-size:clamp(19px,2.3vw,24px);color:var(--primary);line-height:1.55;max-width:820px;margin:0 auto 16px;quotes:none}
.slide cite{font-style:normal;font-weight:700;font-size:14px;color:var(--primary)}
.arrow{position:absolute;top:50%;width:40px;height:40px;background:var(--primary);color:#fff;border:0;font-size:20px;cursor:pointer}
.arrow.l{left:-10px}.arrow.r{right:-10px}
@media(max-width:700px){.arrow{top:auto;bottom:-20px}.arrow.l{left:calc(50% - 46px)}.arrow.r{right:calc(50% - 46px)}}

/* brown band */
.band{background:var(--brown);color:#fff;text-align:center}
.band h2{color:#fff;font-size:clamp(28px,3.4vw,36px);margin-bottom:8px}
.band p{color:#eadfd6;margin-bottom:24px}
.band .btn{background:var(--taupe-lt)}.band .btn:hover{background:#fff;color:var(--brown)}

/* listings */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px;max-width:1000px;margin:0 auto}
.card{text-align:center;background:#fff}
.card .ph{position:relative}
.card .ph img{width:100%;height:240px;object-fit:cover}
.tag{position:absolute;top:0;right:0;background:var(--primary);color:#fff;font-weight:700;padding:6px 14px;font-size:14px}
.card h3{font-family:'Open Sans',sans-serif;text-transform:uppercase;font-size:17px;color:var(--primary);margin-top:12px}
.card .loc{font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.card .div{width:60px;height:1px;background:var(--taupe-lt);margin:8px auto}
.card .price{font-size:22px;font-weight:700;color:var(--primary)}
.card .facts{color:var(--ink);margin-bottom:12px}

/* resources */
.res{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.res a{position:relative;display:block;height:300px;text-decoration:none;overflow:hidden}
.res img{width:100%;height:100%;object-fit:cover;transition:.4s}
.res a:hover img{transform:scale(1.05)}
.res span{position:absolute;inset:auto 0 0 0;background:rgba(73,63,61,.82);color:#fff;text-align:center;padding:16px 8px;font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:600}
@media(max-width:860px){.res{grid-template-columns:1fr 1fr}.res a{height:220px}}

/* team */
.trio{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;max-width:1000px;margin:0 auto}
.trio .p{text-align:center}
.trio img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 18%}
.trio h3{font-size:24px;margin-top:14px}
.trio .eyebrow{color:var(--brown);margin:4px 0 10px}
.trio p{color:var(--muted);font-size:15px}
@media(max-width:760px){.trio{grid-template-columns:1fr}}
.bio{display:grid;grid-template-columns:340px 1fr;gap:44px;align-items:start;padding:46px 0;border-bottom:1px solid var(--line)}
.bio:last-child{border:0}
.bio img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 18%}
.bio h2{font-size:34px}
.bio .eyebrow{color:var(--brown);margin:4px 0 16px}
.bio p{color:var(--muted);margin-bottom:14px}
@media(max-width:760px){.bio{grid-template-columns:1fr;gap:20px}}
.awards{display:grid;grid-template-columns:repeat(auto-fit,minmax(210px,1fr));gap:16px;max-width:1000px;margin:0 auto}
.awards div{border:1px solid var(--line);background:#fff;padding:22px;text-align:center}
.awards b{font-family:'Playfair Display',serif;font-weight:400;font-size:19px;color:var(--primary);display:block}
.awards span{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}

/* reviews page */
.rgrid{columns:3 300px;column-gap:24px}
.rgrid blockquote{break-inside:avoid;background:var(--cream);padding:26px;margin:0 0 24px;text-align:center}
.rgrid blockquote img{width:70px;margin:0 auto 12px}
.rgrid q{display:block;font-family:'Playfair Display',serif;color:var(--primary);font-size:18px;line-height:1.55;quotes:none;margin-bottom:12px}
.rgrid cite{font-style:normal;font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--brown)}

/* tiles (chilliwack) */
.tiles{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:18px}
.tiles div{background:var(--cream);padding:24px}
.tiles b{font-family:'Playfair Display',serif;font-weight:400;font-size:21px;color:var(--primary);display:block;margin-bottom:4px}
.tiles span{color:var(--muted);font-size:15px}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin:34px 0}
.pair img{width:100%;height:420px;object-fit:cover}
@media(max-width:700px){.pair img{height:240px}}

/* mortgage */
.calc{max-width:640px;margin:0 auto;background:var(--cream);padding:32px}
.calc .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.calc .out{margin-top:22px;text-align:center;background:#fff;padding:22px;border:1px solid var(--line)}
.calc .out b{font-family:'Playfair Display',serif;font-weight:400;font-size:40px;color:var(--primary);display:block}

/* newsletter */
.news{background:var(--peach);text-align:center}
.news h2{font-size:30px;margin-bottom:18px}
.news form{max-width:900px;margin:0 auto}
.news input{text-align:left;letter-spacing:.08em}
.news p{margin:10px 0 18px}

/* footer */
footer{background:var(--sand);padding:60px 0 0;color:var(--primary)}
footer .cols{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
footer h4{font-family:'Playfair Display',serif;font-weight:400;font-size:20px;margin-bottom:14px}
footer .logo{width:150px;mix-blend-mode:multiply;margin-bottom:16px}
footer .names{letter-spacing:.2em;text-transform:uppercase;font-size:13px;line-height:2.1;margin-bottom:12px}
footer ul{list-style:none}
footer li{margin:6px 0;font-size:14.5px}
footer a{text-decoration:none}
footer a:hover{text-decoration:underline}
footer .soc{display:flex;gap:14px;margin-top:12px;font-size:13px;font-weight:600}
footer .legal{border-top:1px solid #cfc3b8;margin-top:46px;padding:22px 0 30px;font-size:12.5px;color:#6b5f58}
@media(max-width:760px){footer .cols{grid-template-columns:1fr;gap:26px}}

/* floating connect */
.connect{position:fixed;right:18px;bottom:18px;z-index:30;background:#fff;box-shadow:0 8px 30px rgba(0,0,0,.18);padding:14px 16px;max-width:260px;font-size:14px}
.connect p{margin-bottom:8px;color:var(--ink)}
.connect .btn{display:block;text-align:center;background:var(--primary)}
.connect .x{position:absolute;top:-10px;right:-10px;width:26px;height:26px;border-radius:50%;background:var(--primary);color:#fff;border:0;cursor:pointer;font-size:14px}
@media(max-width:600px){.connect{left:12px;right:12px;max-width:none;display:flex;gap:10px;align-items:center}.connect p{margin:0;flex:1;font-size:13px}.connect .btn{white-space:nowrap}}
@media(max-width:700px){
 .hero{background-image:url(team.jpg);background-position:center 25%;min-height:88vh}
 .hero:before{background:linear-gradient(0deg,rgba(20,16,14,.78),rgba(20,16,14,.25) 70%)}
 .hero .wrap{padding-top:260px}
 .connect{display:block;left:auto;right:12px;bottom:12px;padding:0;background:none;box-shadow:none}
 .connect p{display:none}
 .connect .btn{box-shadow:0 6px 20px rgba(0,0,0,.25);padding:12px 16px}
 .connect .x{display:none}
 .planbox{padding:24px 18px}
 section{padding:56px 0}
 .guide{align-items:flex-start}
}
@media(max-width:700px){
 .hero{background:#2f2725 url(team.jpg) top center/100% auto no-repeat;min-height:0;align-items:flex-end}
 .hero:before{background:linear-gradient(180deg,rgba(20,16,14,.35) 0,rgba(20,16,14,0) 18%,rgba(47,39,37,0) calc(100vw*1.05),#2f2725 calc(100vw*1.25))}
 .hero .wrap{padding-top:calc(100vw*1.05);padding-bottom:40px}
 .hero .c21{margin-top:30px}
}
@media(max-width:700px){
 .hero:before{background:linear-gradient(180deg,rgba(20,16,14,.35) 0,rgba(20,16,14,0) 20%,rgba(47,39,37,0) calc(100vw*.55),#2f2725 calc(100vw*.72))}
 .hero .wrap{padding-top:calc(100vw*.62)}
}
.trio .p{display:flex;flex-direction:column}.trio .p p:last-child:has(.btn){margin-top:auto!important;padding-top:14px}