/* Empire Real Estate Consultants — Empire Signature design system */
:root{--charcoal:#17191b;--charcoal2:#222629;--ivory:#f5f0e7;--paper:#fffdf8;--gold:#c7a66b;--gold-light:#e2c68d;--ink:#191a1b;--muted:#b8b4ab;--line:rgba(199,166,107,.34)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:15px/1.65 "Helvetica Neue",Helvetica,Arial,sans-serif}img{max-width:100%;height:auto}a{color:inherit}a:hover,a:focus{color:#9b773a}button,input,textarea,select{font:inherit}button{cursor:pointer}.skip-link{position:absolute;top:-50px;left:12px;z-index:1000;background:#fff;color:#111;padding:10px}.skip-link:focus{top:10px}
.site-header{background:#101214;color:#fff;border-bottom:1px solid var(--line);position:relative;z-index:10}.header-inner{max-width:1500px;min-height:84px;margin:auto;padding:12px 4.2%;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex-shrink:0}.brand-logo{display:block;width:58px;height:58px;object-fit:contain}.brand-mark{width:42px;height:42px;border:1px solid var(--gold);border-radius:50%;display:grid;place-items:center;color:var(--gold-light);font:25px Georgia,serif}.brand-copy{display:flex;flex-direction:column;line-height:1.15}.brand-name{font:30px/1 Georgia,"Times New Roman",serif;letter-spacing:.17em;color:#fff}.brand-subtitle{margin-top:7px;font-size:9px;letter-spacing:.19em;color:var(--gold-light)}.primary-nav{display:flex;align-items:center;gap:clamp(12px,1.7vw,28px)}.primary-nav a{padding:9px 0;color:#e8e5df;text-decoration:none;font-size:12px;white-space:nowrap;border-bottom:2px solid transparent}.primary-nav a:hover,.primary-nav a.active{color:#fff;border-bottom-color:var(--gold)}.nav-toggle{display:none;background:transparent;border:1px solid var(--line);border-radius:3px;padding:9px 11px;color:#fff}.hamburger,.hamburger:before,.hamburger:after{display:block;width:22px;height:2px;background:var(--gold);content:""}.hamburger:before{transform:translateY(-7px)}.hamburger:after{transform:translateY(5px)}
.button{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:44px;padding:12px 18px;border:1px solid transparent;text-align:center;text-decoration:none!important;text-transform:uppercase;font-size:10px;font-weight:700;letter-spacing:.085em;transition:background .18s,color .18s}.button-gold{background:var(--gold);border-color:var(--gold);color:#161719}.button-gold:hover,.button-gold:focus{background:var(--gold-light);border-color:var(--gold-light);color:#111}.button-outline{background:transparent;border-color:#bca16e;color:inherit}.button-outline:hover,.button-outline:focus{background:var(--charcoal);border-color:var(--charcoal);color:#fff}.eyebrow{margin:0 0 13px;color:#9b773a;font-size:10px;font-weight:700;letter-spacing:.19em;text-transform:uppercase}.gold-rule{display:inline-block;width:28px;height:2px;margin:0 8px 3px 0;background:var(--gold)}h1,h2,h3{font-family:Georgia,"Times New Roman",serif;font-weight:400;line-height:1.15}h1{font-size:clamp(36px,4.3vw,66px);letter-spacing:-.035em}h2{font-size:clamp(28px,3vw,42px)}.section{padding:58px 4.2%}.section-inner{max-width:1400px;margin:auto}.section-dark{background:var(--charcoal);color:var(--ivory)}.section-ivory{background:var(--ivory);color:var(--ink)}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:24px;margin-bottom:26px}.section-heading h2{margin:0}.section-heading p{max-width:650px;color:#bcb8b0;margin:0}.section-ivory .section-heading p{color:#68645c}
.hero{position:relative;min-height:470px;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;background:#242729;overflow:hidden}.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,10,11,.56),rgba(8,10,11,.34),rgba(8,10,11,.58));z-index:1}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-content{position:relative;z-index:2;max-width:950px;padding:65px 24px}.hero h1{margin:0 auto 20px}.hero p{max-width:720px;margin:0 auto 25px;color:#f0ede6;font-size:16px}.hero-actions{display:flex;justify-content:center;flex-wrap:wrap;gap:12px}.hero .button-outline{color:#fff;border-color:#e5d4b2}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:0}.service-card{display:grid;grid-template-columns:38% 1fr;gap:24px;align-items:center;padding:24px;border-right:1px solid #d6cbbc}.service-card:last-child{border-right:0}.service-card img{width:100%;height:190px;object-fit:cover}.service-card h3{font-size:27px;margin:0 0 10px}.service-card p{font-size:13px;color:#5d5a54;margin:0 0 13px}.text-link{font-size:11px;text-transform:uppercase;letter-spacing:.1em;font-weight:700;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:4px}.results-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.result-card{display:grid;grid-template-columns:1fr;min-width:0;background:#222629;border:1px solid rgba(255,255,255,.1);text-decoration:none}.result-card img{width:100%;aspect-ratio:4/3;object-fit:cover}.result-card-copy{padding:17px}.status{display:inline-block;padding:3px 8px;background:var(--gold);color:#17191b;font-size:9px;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.result-card h3{font-size:22px;margin:10px 0 5px}.result-card p{margin:0;color:#c7c3bb;font-size:12px}.empty-state{border:1px solid var(--line);padding:28px;text-align:center;background:#202325}.empty-state h3{margin:0 0 8px}.team-band{display:grid;grid-template-columns:38% 1fr;gap:42px;align-items:center}.team-band img{width:100%;max-height:380px;object-fit:cover}.team-band h2{margin:0 0 16px}.team-band p{color:#5e5a53}.contact-banner{display:flex;justify-content:space-between;align-items:center;gap:35px;padding:42px 4.2%;background:linear-gradient(110deg,#25282a,#131516);color:var(--ivory);border-top:1px solid var(--line)}.contact-banner>div:first-child{max-width:760px}.contact-banner h2{margin:0 0 9px}.contact-banner p:not(.eyebrow){margin:0;color:#c9c7c1}.banner-actions{display:flex;flex-direction:column;gap:10px;min-width:245px}.banner-actions .button-outline{color:#fff;border-color:var(--gold)}
.page-hero{background:var(--charcoal);color:var(--ivory);padding:66px 4.2%;border-bottom:1px solid var(--line)}.page-hero-inner{max-width:1400px;margin:auto}.page-hero h1{max-width:900px;margin:0 0 15px;font-size:clamp(38px,4vw,58px)}.page-hero p{max-width:780px;color:#c9c7c1;margin:0;font-size:16px}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:42px;align-items:center}.two-col img{width:100%;aspect-ratio:4/3;object-fit:cover}.prose p{color:#5c5952}.feature-list{list-style:none;padding:0;margin:20px 0}.feature-list li{padding:10px 0;border-bottom:1px solid #d7cfc1}.feature-list li:before{content:"✦";color:#a47d3c;margin-right:12px}.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.person-card{background:#fffdf8;border:1px solid #ded5c6}.person-card img{width:100%;aspect-ratio:4/3;object-fit:cover}.person-card div{padding:22px}.person-card h2{font-size:29px;margin:0 0 5px}.person-card .role{color:#9b773a;font-size:10px;letter-spacing:.15em;text-transform:uppercase}.person-card p{color:#5d5952}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:45px}.contact-details{background:var(--charcoal);color:var(--ivory);padding:28px}.contact-details a{color:var(--gold-light)}.contact-form{display:grid;grid-template-columns:1fr 1fr;gap:16px}.form-field{display:flex;flex-direction:column;gap:6px}.form-field.full{grid-column:1/-1}.form-field label{font-size:12px;font-weight:700}.form-field input,.form-field select,.form-field textarea{width:100%;padding:12px;border:1px solid #d1c8b8;background:#fffdf8;color:#17191b;border-radius:0}.form-field textarea{min-height:145px;resize:vertical}.form-note{font-size:11px;color:#706b62}
.site-footer{padding:30px 4.2%;background:#0d0f10;text-align:center;color:#9b9b95;font-size:11px}.footer-brand{color:#f4efe6;font:22px Georgia,serif;letter-spacing:.15em}.footer-brand span{display:block;margin-top:5px;color:var(--gold);font:9px Arial,sans-serif;letter-spacing:.2em}.site-footer a{color:var(--gold-light)}.site-footer small{display:block;max-width:1200px;margin:14px auto 0;color:#777a78;font-size:11px}
@media(max-width:1100px){.header-inner{flex-wrap:wrap}.primary-nav{gap:13px}.primary-nav a{font-size:11px}.service-card{grid-template-columns:1fr}.service-card img{height:170px}}
@media(max-width:767px){.header-inner{min-height:72px;padding:12px 5%}.brand-logo{width:43px;height:43px}.brand-name{font-size:24px}.brand-subtitle{font-size:8px}.nav-toggle{display:block}.primary-nav{display:none;flex:1 0 100%;flex-direction:column;align-items:stretch;gap:0;padding-top:5px}.primary-nav.open{display:flex}.primary-nav a{padding:12px 2px;border-bottom:1px solid rgba(199,166,107,.17);font-size:13px}.hero{min-height:430px}.hero-content{padding:50px 22px}.section{padding:42px 5%}.service-grid,.results-grid,.team-band,.two-col,.team-grid,.contact-grid{grid-template-columns:1fr}.service-card{border-right:0;border-bottom:1px solid #d6cbbc;padding:22px 0}.service-card:last-child{border-bottom:0}.service-card img{height:auto;aspect-ratio:4/3}.section-heading{align-items:flex-start;flex-direction:column}.team-band{gap:25px}.team-band img{max-height:none}.contact-banner{align-items:stretch;flex-direction:column;padding:36px 5%;gap:22px}.banner-actions{min-width:0}.page-hero{padding:48px 5%}.contact-form{grid-template-columns:1fr}.form-field.full{grid-column:auto}}
/*----------listings---------*/
.listing h3 {
	background: linear-gradient(#ececec, #c1c1c1);
	padding: 3px 0 3px 8px;
	border-radius: 5px 5px 0 0;
	border: 1px solid #c1c1c1;
	margin-bottom: 0;
	font-size: 20px;
}
.listing img {
	margin-bottom: 5px;
	width:100%;
}
.listing p {
	padding: 0 10px;
}
.listing p span {
	font-weight: bold;
}

p.current-listings {
	background-color: #2e2e2e;
	color: #FFFFFF;
	padding: 3px 0 3px 15px;
	border-radius: 5px;	
	margin-bottom: 0;
}

#formTemplate input {
	height: 3em;
}

.control-label {
	color: #313131;
}