:root{--navy:#08090b;--navy2:#17191d;--cream:#f2f4f5;--paper:#ffffff;--gold:#65cce9;--green:#3baed0;--ink:#17191d;--muted:#667078;--line:#dfe3e5;--white:#fff;--shadow:0 24px 65px rgba(0,0,0,.16)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",sans-serif;line-height:1.6}a{color:inherit;text-decoration:none}h1,h2,h3,p{margin-top:0}h1,h2{font-family:"Playfair Display",serif;line-height:1.08;letter-spacing:-.025em}h1{font-size:clamp(3rem,6.8vw,6.4rem);max-width:850px;margin-bottom:28px}h2{font-size:clamp(2.2rem,4.6vw,4.25rem);margin-bottom:24px}h3{font-size:1.35rem;line-height:1.25}.site-header{height:84px;padding:0 clamp(22px,5vw,72px);display:flex;align-items:center;justify-content:space-between;position:sticky;top:0;z-index:20;background:rgba(252,251,247,.9);backdrop-filter:blur(18px);border-bottom:1px solid rgba(13,38,51,.08)}.brand{display:flex;align-items:center;gap:12px}.brand-mark{width:42px;height:42px;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:white;font-family:"Playfair Display",serif;font-weight:700}.brand strong,.brand small{display:block;line-height:1.15}.brand small{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:4px}.site-nav{display:flex;align-items:center;gap:30px;font-size:.92rem;font-weight:600}.site-nav>a:not(.nav-cta){position:relative}.site-nav>a:not(.nav-cta):after{content:"";position:absolute;left:0;right:100%;bottom:-6px;height:2px;background:var(--gold);transition:.25s}.site-nav>a:hover:after{right:0}.nav-cta{padding:11px 18px;border-radius:999px;background:var(--navy);color:white}.menu-toggle{display:none;border:0;background:none;font:600 1rem "DM Sans"}.hero{min-height:calc(100vh - 84px);padding:clamp(50px,8vw,110px) clamp(22px,7vw,100px);display:grid;grid-template-columns:minmax(0,1.35fr) minmax(300px,.65fr);gap:7vw;align-items:center;background:radial-gradient(circle at 83% 30%,#e6dfcf 0,transparent 28%),linear-gradient(130deg,#fcfbf7 20%,#f2eee4 100%);overflow:hidden}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.77rem;font-weight:700;color:var(--green);margin-bottom:20px}.eyebrow.light{color:#d5b06e}.hero-lead{font-size:clamp(1.08rem,1.5vw,1.3rem);max-width:670px;color:#45565e;margin-bottom:32px}.hero-actions{display:flex;align-items:center;gap:28px;flex-wrap:wrap}.button{display:inline-flex;justify-content:center;align-items:center;border:0;border-radius:4px;padding:15px 22px;font:700 .92rem "DM Sans";cursor:pointer;transition:transform .2s,box-shadow .2s}.button:hover{transform:translateY(-2px);box-shadow:0 10px 25px rgba(13,38,51,.18)}.button-primary{background:var(--navy);color:white}.button-light{background:white;color:var(--navy)}.button-accent{background:var(--gold);color:var(--navy)}.text-link{font-weight:700}.text-link span{display:inline-block;margin-left:7px;transition:transform .2s}.text-link:hover span{transform:translateX(5px)}.trust-line{display:flex;gap:35px;margin-top:48px;padding-top:25px;border-top:1px solid rgba(13,38,51,.14);max-width:620px}.trust-line span{font-size:.8rem;text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}.trust-line strong{font-size:1.35rem;color:var(--navy);margin-right:4px}.hero-visual{position:relative}.portrait-card{background:var(--navy);padding:16px;box-shadow:var(--shadow);transform:rotate(2deg)}.portrait-placeholder{aspect-ratio:4/5;background:linear-gradient(145deg,#c9b58f,#68827a);display:grid;place-content:center;text-align:center;color:white}.portrait-placeholder span{font:700 clamp(5rem,10vw,9rem) "Playfair Display",serif;line-height:1}.portrait-placeholder small{text-transform:uppercase;letter-spacing:.2em}.on-air{padding:15px 5px 2px;color:white;font-size:.78rem;text-transform:uppercase;letter-spacing:.08em}.on-air i{width:8px;height:8px;border-radius:50%;display:inline-block;background:#e45c4f;margin-right:7px}.floating-note{position:absolute;right:-30px;bottom:60px;background:white;padding:14px 17px;box-shadow:var(--shadow);font:600 .8rem "DM Sans";transform:rotate(-3deg)}.proof-strip{padding:30px 5vw;text-align:center;background:var(--navy);color:white}.proof-strip p{margin-bottom:12px;font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;color:#9fb3bb}.proof-strip div{display:flex;justify-content:center;flex-wrap:wrap;gap:20px 50px;font-family:"Playfair Display",serif;font-size:1.15rem}.section{padding:clamp(75px,10vw,140px) clamp(22px,7vw,100px)}.intro{display:grid;grid-template-columns:1fr 1fr;gap:40px 8vw}.intro-copy{font-size:1.1rem;color:#526168;padding-top:35px}.cards{grid-column:1/-1;margin-top:45px}.three-up{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.card{padding:34px;background:white;border:1px solid var(--line);min-height:250px}.card>span{color:var(--gold);font-weight:700;font-size:.8rem}.card h3{margin:35px 0 14px}.card p{color:var(--muted)}.seller-section{padding-top:0;display:grid;grid-template-columns:1.35fr .65fr}.seller-panel{background:var(--navy);color:white;padding:clamp(38px,6vw,78px)}.seller-panel h2{font-size:clamp(2.4rem,4.5vw,4.6rem)}.seller-panel>p:not(.eyebrow){color:#c4d0d4;max-width:710px}.check-list{list-style:none;padding:0;margin:30px 0}.check-list li{padding:12px 0 12px 30px;border-bottom:1px solid rgba(255,255,255,.13);position:relative}.check-list li:before{content:"✓";position:absolute;left:0;color:#d5b06e}.seller-side{background:var(--cream);padding:clamp(38px,6vw,70px);display:flex;flex-direction:column;justify-content:center}.seller-side h3{font:600 clamp(2rem,3vw,3.2rem) "Playfair Display",serif}.seller-side p{color:var(--muted)}.text-link.dark{margin-top:20px;color:var(--navy)}.areas{background:white}.centered{text-align:center;max-width:780px;margin:0 auto 50px}.centered>p:last-child{color:var(--muted);font-size:1.06rem}.area-grid{max-width:1050px;margin:auto;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.area-grid span{padding:22px;text-align:center;border-right:1px solid var(--line);border-bottom:1px solid var(--line);font-weight:600}.about{display:grid;grid-template-columns:.65fr 1.35fr;gap:8vw;align-items:center}.about-mark{aspect-ratio:1;border-radius:50%;background:var(--green);color:white;display:grid;place-items:center;font:700 clamp(5rem,12vw,11rem) "Playfair Display",serif;box-shadow:var(--shadow)}.about-copy>p:not(.eyebrow):not(.license){color:var(--muted);font-size:1.06rem}.license{margin-top:30px;font-size:.78rem;text-transform:uppercase;letter-spacing:.14em;font-weight:700}.faq{display:grid;grid-template-columns:.65fr 1.35fr;gap:8vw;background:var(--cream)}details{border-top:1px solid #cfd4ce;padding:22px 0}details:last-child{border-bottom:1px solid #cfd4ce}summary{font-weight:700;font-size:1.08rem;cursor:pointer;list-style:none;display:flex;justify-content:space-between}summary:after{content:"+";color:var(--gold);font-size:1.3rem}details[open] summary:after{content:"−"}details p{color:var(--muted);max-width:700px;padding-right:30px;margin:16px 0 0}.contact-section{background:var(--navy);color:white;padding:clamp(75px,10vw,130px) clamp(22px,7vw,100px);display:grid;grid-template-columns:.85fr 1.15fr;gap:8vw}.contact-copy>p:not(.eyebrow):not(.contact-note){color:#becbd0;font-size:1.07rem}.contact-note{color:#d5b06e;font-size:.82rem;margin-top:35px}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-form label{font-size:.78rem;text-transform:uppercase;letter-spacing:.1em;font-weight:700;color:#b7c6cb}.contact-form input,.contact-form textarea{width:100%;display:block;margin-top:8px;border:1px solid rgba(255,255,255,.25);background:rgba(255,255,255,.06);color:white;padding:13px;font:1rem "DM Sans";border-radius:3px}.contact-form input:focus,.contact-form textarea:focus{outline:2px solid var(--gold);border-color:transparent}.full{grid-column:1/-1}.form-status{font-size:.85rem;color:#d5b06e;margin:0}footer{padding:35px clamp(22px,5vw,72px);display:flex;justify-content:space-between;align-items:center;gap:25px;font-size:.75rem;color:var(--muted)}.footer-brand{color:var(--ink)}.reveal{opacity:0;transform:translateY(20px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:900px){.menu-toggle{display:block}.site-nav{display:none;position:absolute;top:84px;left:0;right:0;background:var(--paper);padding:25px;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}.site-nav.open{display:flex}.hero{grid-template-columns:1fr;min-height:auto}.hero-copy{padding-top:20px}.hero-visual{max-width:430px;margin:auto}.intro,.about,.faq,.contact-section{grid-template-columns:1fr}.three-up{grid-template-columns:1fr}.seller-section{grid-template-columns:1fr}.area-grid{grid-template-columns:repeat(3,1fr)}.about-mark{max-width:360px;margin:auto}.contact-form{grid-template-columns:1fr}.contact-form .full{grid-column:1}footer{flex-direction:column;text-align:center}}
@media(max-width:560px){h1{font-size:3.15rem}.trust-line{gap:17px;justify-content:space-between}.trust-line span{font-size:.65rem}.trust-line strong{display:block}.area-grid{grid-template-columns:repeat(2,1fr)}.proof-strip div{gap:10px 24px}.contact-form{display:block}.contact-form label,.contact-form button{display:block;margin-bottom:18px;width:100%}.floating-note{right:-10px}.section-heading h2{font-size:2.6rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}}

/* Real Estate Essentials brand assets */
.portrait-image{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 18%;background:#f3f4f5}
.media-feature{display:grid;grid-template-columns:1.15fr .85fr;background:var(--navy);color:white;align-items:stretch}
.studio-image{min-height:560px}.studio-image img{display:block;width:100%;height:100%;object-fit:cover;object-position:center}
.media-copy{padding:clamp(45px,7vw,95px);display:flex;flex-direction:column;justify-content:center}
.media-copy h2{font-size:clamp(2.35rem,4.1vw,4.4rem)}.media-copy>p:not(.eyebrow){color:#c6ced2;font-size:1.05rem}
.show-logo{display:block;width:min(100%,420px);margin-top:28px;background:white;padding:12px}
.testimonials{background:white}.testimonial-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.testimonial{margin:0;padding:34px;background:var(--navy);color:white;min-height:315px;display:flex;flex-direction:column;justify-content:space-between;border-top:5px solid var(--gold)}
.testimonial p{font:600 1.05rem/1.65 "DM Sans",sans-serif}.testimonial footer{display:block;padding:18px 0 0;border-top:1px solid rgba(255,255,255,.22);font-size:.8rem;letter-spacing:.13em;text-transform:uppercase;color:var(--gold);text-align:left}
.direct-contact{display:flex;flex-direction:column;gap:8px;margin-top:30px}.direct-contact a{color:var(--gold);font-weight:700}.direct-contact a:hover{text-decoration:underline}
@media(max-width:900px){.media-feature{grid-template-columns:1fr}.studio-image{min-height:360px}.testimonial-grid{grid-template-columns:1fr}.testimonial{min-height:0}}

/* Brochure results, professional property imagery and updated portrait */
.about-mark{display:none}
.about-portrait{aspect-ratio:1;border-radius:50%;overflow:hidden;box-shadow:var(--shadow);border:10px solid #e7f5fa;background:var(--green)}
.about-portrait img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 25%}
.results-section{padding:clamp(75px,9vw,125px) clamp(22px,7vw,100px);background:#eef7fa}
.results-heading{display:grid;grid-template-columns:1fr 1fr;gap:0 8vw;align-items:end}
.results-heading .eyebrow{grid-column:1/-1}
.results-heading h2{font-size:clamp(2.4rem,4.2vw,4.35rem);margin-bottom:0}
.results-heading>p:last-child{color:var(--muted);font-size:1.08rem;margin-bottom:6px}
.results-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:60px;border-top:1px solid #bfdde7;border-left:1px solid #bfdde7}
.results-grid article{padding:34px 25px;border-right:1px solid #bfdde7;border-bottom:1px solid #bfdde7;background:rgba(255,255,255,.55)}
.results-grid strong{display:block;font:700 clamp(2.15rem,3.4vw,3.6rem) "Playfair Display",serif;color:var(--navy);line-height:1}
.results-grid span{display:block;margin-top:14px;font-size:.82rem;font-weight:700;line-height:1.45;text-transform:uppercase;letter-spacing:.07em;color:#526168}
.results-note{margin:18px 0 0;color:#718087;font-size:.76rem}
.property-showcase{display:grid;grid-template-columns:1.2fr .8fr;min-height:650px;background:var(--navy)}
.showcase-image{position:relative;margin:0;overflow:hidden;min-height:520px}
.showcase-image img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .7s ease}
.showcase-image:hover img{transform:scale(1.025)}
.showcase-image:after{content:"";position:absolute;inset:45% 0 0;background:linear-gradient(transparent,rgba(0,0,0,.84))}
.showcase-image figcaption{position:absolute;z-index:2;left:clamp(24px,4vw,55px);right:30px;bottom:38px;color:white}
.showcase-image figcaption strong,.showcase-image figcaption span{display:block}
.showcase-image figcaption strong{font:600 clamp(1.7rem,2.5vw,2.8rem) "Playfair Display",serif}
.showcase-image figcaption span{color:#d7e0e4;margin-top:7px;max-width:520px}
.showcase-large{border-right:6px solid var(--paper)}

@media(max-width:900px){
  .results-heading{grid-template-columns:1fr}
  .results-grid{grid-template-columns:repeat(2,1fr)}
  .property-showcase{grid-template-columns:1fr}
  .showcase-large{border-right:0;border-bottom:6px solid var(--paper)}
  .showcase-image{min-height:460px}
  .about-portrait{max-width:360px;margin:auto}
}
@media(max-width:560px){
  .results-grid{grid-template-columns:1fr}
  .showcase-image{min-height:390px}
}
.form-honeypot{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.contact-form button:disabled{cursor:wait;opacity:.7;transform:none;box-shadow:none}
.form-status.success{color:#8fe6bd}
.form-status.error{color:#ffb6ae}
.form-status.error a{text-decoration:underline;font-weight:700}

/* Conversion-focused seller positioning */
.hero{background:radial-gradient(circle at 80% 22%,rgba(101,204,233,.16),transparent 26%),linear-gradient(135deg,#fff 0%,#f2f7f9 62%,#e7f3f7 100%)}
.hero h1{font-size:clamp(3.8rem,7.2vw,7.1rem);letter-spacing:-.045em}
.hero h1 em{font-style:normal;color:var(--green)}
.hero-lead{max-width:760px;font-size:clamp(1.1rem,1.55vw,1.34rem);line-height:1.65}
.hero-actions .button-primary{padding:17px 26px;font-size:1rem}
.trust-line{max-width:780px;gap:24px;justify-content:space-between}
.trust-line span{flex:1;line-height:1.35}
.trust-line strong{display:block;margin:0 0 5px;font-size:1.3rem;white-space:nowrap}
.trust-line span:first-child strong{color:#e5a928;letter-spacing:.06em}
.floating-note b{color:#e5a928;letter-spacing:.05em;margin-right:5px}
.value-banner{display:grid;grid-template-columns:repeat(3,1fr);background:var(--navy);color:white;padding:0 clamp(22px,7vw,100px)}
.value-banner article{display:flex;gap:18px;padding:38px 28px;border-right:1px solid rgba(255,255,255,.14)}
.value-banner article:first-child{border-left:1px solid rgba(255,255,255,.14)}
.value-banner article>span{color:var(--gold);font-weight:700;font-size:.75rem;letter-spacing:.12em;padding-top:4px}
.value-banner strong{font:600 1.35rem/1.2 "Playfair Display",serif}
.value-banner p{color:#bfcbd0;font-size:.9rem;line-height:1.55;margin:10px 0 0}
@media(max-width:900px){.value-banner{grid-template-columns:1fr}.value-banner article,.value-banner article:first-child{border-left:1px solid rgba(255,255,255,.14);border-bottom:1px solid rgba(255,255,255,.14)}.trust-line{flex-wrap:wrap}.trust-line span{min-width:145px}}
@media(max-width:560px){.hero h1{font-size:3.65rem}.trust-line{display:grid;grid-template-columns:1fr 1fr}.trust-line span:last-child{grid-column:1/-1}.value-banner article{padding:28px 18px}}
.reviews-link{flex:1;font-size:.8rem;text-transform:uppercase;letter-spacing:.08em;color:var(--muted);line-height:1.35;border-radius:4px}
.reviews-link strong{display:block;margin:0 0 5px;font-size:1.3rem;white-space:nowrap;color:#e5a928;letter-spacing:.06em}
.reviews-link:hover,.reviews-link:focus-visible,.testimonial-review-link:hover{text-decoration:underline;text-underline-offset:4px}
.reviews-link:focus-visible,.floating-note:focus-visible{outline:3px solid var(--gold);outline-offset:4px}
.floating-note:hover{transform:rotate(-3deg) translateY(-3px)}
.testimonial-review-link{color:inherit}
@media(max-width:900px){.reviews-link{min-width:145px}}

/* Clean Utah Listing Specialist hero */
.hero{grid-template-columns:minmax(0,1.15fr) minmax(320px,.85fr);background:linear-gradient(135deg,#fff 0%,#eef8fb 100%)}
.hero h1{font-size:clamp(4rem,7.5vw,7.4rem);line-height:.96}
.hero-contact{display:inline-grid;gap:2px;padding:2px 8px;color:var(--navy)}
.hero-contact strong{font-size:1.15rem;line-height:1.15}
.hero-contact span{font-size:.9rem;letter-spacing:.08em;font-weight:700}
.hero-contact:hover,.hero-contact:focus-visible{text-decoration:underline;text-underline-offset:4px}
.hero-logo{display:block;width:230px;max-width:70%;margin-top:24px;background:white;padding:8px}
.hero-visual{align-self:stretch;min-height:520px;overflow:hidden}
.hero-visual>.portrait-image{width:100%;height:100%;object-fit:cover;object-position:center 18%;display:block}
.hero-visual .floating-note{right:20px;bottom:20px;transform:none}
.hero-visual .floating-note:hover{transform:translateY(-3px)}
@media(max-width:900px){.hero{grid-template-columns:1fr}.hero-visual{min-height:430px;width:100%;max-width:540px}.hero-visual>.portrait-image{object-position:center 16%}}
@media(max-width:560px){.hero h1{font-size:3.65rem}.hero-actions{align-items:flex-start}.hero-contact{padding-left:0}.hero-logo{width:200px}.hero-visual{min-height:360px}}