:root {
  --primary: #1c3a2e; --primary-2: #0d1e17; --ink: #1a231e; --muted: #5c6a61;
  --cream: #f6f5f0; --card: #ffffff; --border: #e3e0d5;
  --accent: #c08a4e; --accent-2: #d4a670;
  --success: #2f7a4f; --success-bg: #e7f3ea; --danger: #b1463f; --danger-bg: #fbeae8;
  --radius: 14px; --radius-sm: 9px;
  --shadow: 0 6px 24px rgba(13, 30, 23, 0.12); --shadow-sm: 0 2px 8px rgba(13, 30, 23, 0.08);
  color-scheme: light;
}
@media (prefers-color-scheme: dark) {
  :root {
    --primary: #7fae98; --primary-2: #080f0b; --ink: #edefec; --muted: #a3ada6;
    --cream: #070b09; --card: #121a15; --border: #232c26;
    --accent: #d4a670; --accent-2: #e2bd8e;
    --success: #6fbf8c; --success-bg: #163524; --danger: #e08a83; --danger-bg: #3a2020;
    --shadow: 0 8px 28px rgba(0,0,0,0.45); --shadow-sm: 0 2px 10px rgba(0,0,0,0.36);
    color-scheme: dark;
  }
}
* { box-sizing: border-box; }
html, body { margin: 0; padding: 0; background: var(--cream); color: var(--ink); font-family: -apple-system, "Segoe UI", Roboto, Helvetica, Arial, sans-serif; overflow-x: hidden; scroll-behavior: smooth; }
h1, h2, h3 { font-family: Georgia, "Times New Roman", serif; margin: 0 0 10px; line-height: 1.2; }
h1 { font-size: 2.5rem; } h2 { font-size: 1.75rem; } h3 { font-size: 1.15rem; }
p { line-height: 1.65; color: var(--ink); margin: 0 0 12px; }
a { color: var(--accent); }
.container { max-width: 1080px; margin: 0 auto; padding: 0 24px; }

.topbar { position: sticky; top: 0; z-index: 20; display: flex; align-items: center; justify-content: space-between; padding: 16px 24px; background: var(--card); border-bottom: 1px solid var(--border); gap: 16px; flex-wrap: wrap; }
.brand { display: flex; align-items: center; gap: 10px; font-family: Georgia, serif; font-weight: 700; letter-spacing: 0.06em; color: var(--primary-2); }
@media (prefers-color-scheme: dark) { .brand { color: var(--ink); } }
.brand .logo { width: 30px; height: 30px; color: var(--accent); }
.brand-text { font-size: 1.05rem; } .brand-text .accent { color: var(--accent); }
.nav-links { display: flex; gap: 24px; align-items: center; flex-wrap: wrap; }
.nav-links a { color: var(--ink); text-decoration: none; font-size: 0.92rem; font-weight: 500; letter-spacing: 0.02em; }
.nav-links a:hover { color: var(--accent); }

.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; padding: 12px 24px; border-radius: 999px; border: none; font-size: 0.92rem; font-weight: 600; letter-spacing: 0.03em; cursor: pointer; text-decoration: none; transition: transform 0.12s ease, box-shadow 0.12s ease, background 0.12s ease; }
.btn-primary { background: var(--accent); color: #1c1608; box-shadow: var(--shadow-sm); }
.btn-primary:hover { background: var(--accent-2); transform: translateY(-1px); }
.btn-outline { background: transparent; color: var(--primary-2); border: 1.5px solid var(--border); }
@media (prefers-color-scheme: dark) { .btn-outline { color: var(--ink); } }
.btn-outline:hover { border-color: var(--accent); color: var(--accent); }
.btn-sm { padding: 9px 18px; font-size: 0.85rem; }

.hero { background: linear-gradient(160deg, var(--primary-2) 0%, var(--primary) 100%); color: #fff; padding: 88px 24px 96px; text-align: center; }
.hero .eyebrow { display: inline-block; font-size: 0.78rem; letter-spacing: 0.2em; text-transform: uppercase; background: rgba(255,255,255,0.1); color: var(--accent-2); padding: 7px 16px; border-radius: 999px; margin-bottom: 22px; }
.hero h1 { color: #fff; max-width: 760px; margin: 0 auto 16px; }
.hero p.lead { color: rgba(255,255,255,0.82); max-width: 600px; margin: 0 auto 34px; font-size: 1.12rem; }
.hero .hero-actions { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }
.hero .btn-outline { color: #fff; border-color: rgba(255,255,255,0.4); }
.hero .btn-outline:hover { border-color: var(--accent-2); color: var(--accent-2); }

.hero-sub { padding: 44px 24px 60px; text-align: left; }
.hero-sub .container { max-width: 780px; }
.hero-sub h1 { max-width: none; margin: 0 0 12px; }
.hero-sub p.lead { margin: 0; max-width: none; }

.breadcrumb { padding: 16px 24px 0; font-size: 0.85rem; color: var(--muted); }
.breadcrumb a { color: var(--muted); text-decoration: none; }
.breadcrumb a:hover { color: var(--accent); }
.breadcrumb span { color: var(--ink); font-weight: 600; }

section { padding: 68px 24px; }
.section-head { text-align: center; max-width: 640px; margin: 0 auto 40px; }
.section-head .kicker { color: var(--accent); font-weight: 700; font-size: 0.82rem; text-transform: uppercase; letter-spacing: 0.14em; }
.section-head p { color: var(--muted); }

.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; max-width: 1080px; margin: 0 auto; }
@media (max-width: 860px) { .grid-3 { grid-template-columns: 1fr; } }

.list-card { display: block; background: var(--card); border: 1px solid var(--border); border-radius: var(--radius); padding: 30px 26px; text-decoration: none; color: inherit; box-shadow: var(--shadow-sm); transition: transform 0.15s ease, box-shadow 0.15s ease; }
.list-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.list-card .num { font-family: Georgia, serif; font-size: 0.85rem; letter-spacing: 0.12em; color: var(--accent); text-transform: uppercase; margin-bottom: 10px; }
.list-card h3 { color: var(--primary-2); margin-bottom: 8px; }
@media (prefers-color-scheme: dark) { .list-card h3 { color: var(--ink); } }
.list-card p { color: var(--muted); font-size: 0.94rem; margin: 0; }

.why-eights { max-width: 780px; margin: 0 auto; text-align: center; }
.why-eights p { color: var(--muted); font-size: 1.05rem; }

.numbered-list { max-width: 780px; margin: 0 auto; padding: 0 24px; display: flex; flex-direction: column; gap: 30px; }
.numbered-item { display: grid; grid-template-columns: 64px 1fr; gap: 22px; align-items: start; }
@media (max-width: 560px) { .numbered-item { grid-template-columns: 48px 1fr; gap: 14px; } }
.numbered-item .numeral { font-family: Georgia, serif; font-size: 2.2rem; font-weight: 700; color: var(--accent); line-height: 1; opacity: 0.75; }
@media (max-width: 560px) { .numbered-item .numeral { font-size: 1.6rem; } }
.numbered-item h3 { margin-bottom: 6px; }
.numbered-item p { color: var(--muted); margin: 0; }

.about-wrap { max-width: 1080px; margin: 0 auto; display: grid; grid-template-columns: 220px 1fr; gap: 40px; align-items: start; background: var(--card); border: 1px solid var(--border); border-radius: var(--radius); padding: 36px; box-shadow: var(--shadow-sm); }
@media (max-width: 720px) { .about-wrap { grid-template-columns: 1fr; text-align: center; } }
.avatar { width: 170px; height: 170px; border-radius: 50%; background: linear-gradient(160deg, var(--primary) 0%, var(--primary-2) 100%); color: var(--accent-2); display: flex; align-items: center; justify-content: center; font-family: Georgia, serif; font-size: 2.8rem; font-weight: 700; margin: 0 auto; box-shadow: var(--shadow); }
.about-copy .badge { display: inline-block; font-size: 0.76rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--primary-2); background: color-mix(in srgb, var(--accent) 18%, transparent); padding: 4px 12px; border-radius: 999px; margin-bottom: 10px; }
@media (prefers-color-scheme: dark) { .about-copy .badge { color: var(--ink); } }
.about-copy h2 { margin-bottom: 2px; } .about-copy .title { color: var(--muted); font-weight: 600; margin-bottom: 16px; }
.about-copy .contact-row { display: flex; gap: 18px; flex-wrap: wrap; margin-top: 18px; font-size: 0.9rem; }
.about-copy .contact-row a { text-decoration: none; font-weight: 600; color: var(--accent); }

.cta-banner { background: var(--primary-2); color: #fff; text-align: center; border-radius: var(--radius); max-width: 1080px; margin: 0 auto; padding: 48px 32px; }
.cta-banner h2 { color: #fff; } .cta-banner p { color: rgba(255,255,255,0.78); max-width: 540px; margin: 0 auto 24px; }

.contact-wrap { max-width: 620px; margin: 0 auto; background: var(--card); border: 1px solid var(--border); border-radius: var(--radius); padding: 36px; box-shadow: var(--shadow-sm); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
@media (max-width: 560px) { .form-row { grid-template-columns: 1fr; } }
label { display: block; font-size: 0.83rem; font-weight: 600; margin-bottom: 6px; color: var(--muted); }
input, select, textarea { width: 100%; padding: 11px 13px; border-radius: var(--radius-sm); border: 1.5px solid var(--border); background: var(--cream); color: var(--ink); font-size: 0.95rem; font-family: inherit; margin-bottom: 14px; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--accent); }
textarea { resize: vertical; min-height: 80px; }
.form-note { font-size: 0.78rem; color: var(--muted); margin-top: 4px; }
.form-status { display: none; padding: 12px 14px; border-radius: var(--radius-sm); font-size: 0.9rem; margin-bottom: 14px; }
.form-status.show { display: block; } .form-status.ok { background: var(--success-bg); color: var(--success); } .form-status.err { background: var(--danger-bg); color: var(--danger); }

.related-link { display: inline-block; margin-top: 8px; padding: 10px 18px; border-radius: 999px; background: color-mix(in srgb, var(--accent) 14%, transparent); color: var(--primary-2); text-decoration: none; font-weight: 600; font-size: 0.88rem; }
@media (prefers-color-scheme: dark) { .related-link { color: var(--ink); } }

footer { background: var(--primary-2); color: rgba(255,255,255,0.78); padding: 44px 24px 32px; font-size: 0.85rem; }
footer .container { display: flex; flex-direction: column; gap: 10px; align-items: center; text-align: center; }
footer a { color: #fff; }
footer .fh-note { max-width: 560px; color: rgba(255,255,255,0.55); font-size: 0.76rem; margin-top: 8px; }
footer .copyright { color: rgba(255,255,255,0.45); font-size: 0.76rem; margin-top: 6px; }

/* Headshots (Rudy avatar photo + Patti team-badge photo) */
.avatar { object-fit: cover; }
.team-badge-row { display: flex; align-items: center; gap: 10px; margin-bottom: 10px; }
.team-photo { width: 36px; height: 36px; border-radius: 50%; object-fit: cover; box-shadow: var(--shadow-sm); flex-shrink: 0; }


/* Compliance bar */
.compliance-bar {
  background: var(--primary-2);
  color: #f5f7f6;
  padding: 10px 24px;
  font-size: 0.98rem;
  text-align: center;
  line-height: 1.4;
}
.compliance-bar-inner {
  max-width: 1080px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 12px;
  flex-wrap: wrap;
}
.compliance-logo {
  height: 42px;
  width: auto;
  border-radius: 4px;
  display: block;
}
.compliance-brand {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 700;
  letter-spacing: 0.02em;
  color: #fff;
}
.compliance-sep { opacity: 0.45; }
.compliance-agent { opacity: 0.96; font-weight: 500; }
.compliance-phone { color: #fff; font-weight: 700; text-decoration: none; }
.compliance-phone:hover { text-decoration: underline; }

/* Brokerage logo badges (footer + about section) */
.footer-logos, .about-logos {
  display: inline-flex;
  align-items: center;
  gap: 20px;
  background: #fff;
  padding: 14px 22px;
  border-radius: 12px;
}
.footer-logos { margin: 16px auto 8px; }
.about-logos { margin-top: 20px; }
.footer-logo, .about-logo { height: 87px; width: auto; }
.footer-logo-lux, .about-logo-lux { height: 106px; }

/* Avatar cluster (Rudy headshot + Patti secondary photo) */
.avatar-cluster { display: flex; flex-direction: column; align-items: center; gap: 14px; }
.avatar-secondary { width: 180px; height: 180px; border-radius: 50%; object-fit: cover; box-shadow: var(--shadow-sm); display: block; }

/* CSP-safe utility classes (replace former inline style attributes; site CSP is style-src 'self') */
.btn-full { width: 100%; }
.form-disclaimer { text-align: center; color: var(--muted); font-size: 0.85rem; margin-top: 14px; }
.center-row { text-align: center; margin-top: 36px; }
.center-row-sm { text-align: center; margin-top: 28px; }
.noscript-note { max-width: 640px; margin: 40px auto; padding: 0 20px; font-family: Georgia, serif; color: #1a231e; }