:root {
	--blue: #2f6bb5;
	--blue-dark: #24548f;
	--blue-tint: #eaf1fa;
	--navy: #1e2a4a;
	--ink: #23263f;
	--text: #41445c;
	--muted: #6a6d84;
	--line: #e3e5ee;
	--bg: #f7f8fb;
	--card: #ffffff;
	--radius: 14px;
	--shadow: 0 1px 2px rgba(35, 38, 63, .06), 0 6px 20px rgba(35, 38, 63, .06);
	--shadow-lift: 0 2px 4px rgba(35, 38, 63, .08), 0 14px 34px rgba(35, 38, 63, .14);
	--display: Poppins, -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
	--sans: Poppins, -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
	--read: "Source Serif 4", Georgia, "Times New Roman", serif;
}

* { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }

body {
	margin: 0;
	font-family: var(--sans);
	font-size: 16px;
	line-height: 1.55;
	font-variant-numeric: lining-nums;
	color: var(--text);
	background: #fff;
}

img { max-width: 100%; display: block; }
a { color: var(--blue-dark); }
h1, h2, h3 { color: var(--ink); margin: 0; font-family: var(--display); font-weight: 700; line-height: 1.2; letter-spacing: -.01em; text-wrap: balance; }
[hidden] { display: none !important; }
mark { background: #fdeeb5; color: inherit; padding: 0 2px; border-radius: 2px; }
:focus-visible { outline: 2px solid var(--blue); outline-offset: 2px; }

.visually-hidden { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); white-space: nowrap; }
.skip { position: absolute; left: -9999px; top: 8px; z-index: 100; padding: 8px 14px; background: #fff; border-radius: 8px; }
.skip:focus { left: 8px; }

.wrap { max-width: 1200px; margin: 0 auto; padding: 0 24px; }
.wrap.narrow { max-width: 760px; }
.section { padding-top: 48px; padding-bottom: 56px; }
.section-head { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; margin-bottom: 22px; }
.section-head h2 { font-size: 24px; }

.eyebrow {
	margin: 0;
	font-size: 12.5px; font-weight: 600;
	letter-spacing: .08em; text-transform: uppercase;
	color: var(--blue);
}
.eyebrow a { color: inherit; text-decoration: none; }
.eyebrow a:hover { text-decoration: underline; }
.lead { margin: 12px 0 0; font-size: 18px; line-height: 1.6; }

.text-link {
	display: inline-flex; align-items: center; gap: 6px;
	font-size: 15px; font-weight: 600;
	color: var(--blue-dark); text-decoration: none; white-space: nowrap;
}
.text-link svg { transition: transform .15s; }
.text-link:hover svg { transform: translateX(3px); }

/* ---------- buttons ---------- */

.btn {
	display: inline-flex;
	align-items: center;
	justify-content: center;
	gap: 8px;
	padding: 11px 20px;
	border: 1px solid transparent;
	border-radius: 999px;
	font: 600 15px/1.2 var(--sans);
	text-decoration: none;
	cursor: pointer;
	white-space: nowrap;
	transition: background .15s, border-color .15s, color .15s;
}
.btn-primary { background: var(--blue); color: #fff; }
.btn-primary:hover { background: var(--blue-dark); }
.btn-ghost { background: #fff; color: var(--ink); border-color: var(--line); }
.btn-ghost:hover { border-color: var(--ink); }
.btn-light { background: #fff; color: var(--navy); }
.btn-light:hover { background: var(--blue-tint); }
.btn-block { display: flex; width: 100%; }
.btn-lg { padding: 14px 30px; font-size: 16px; }
.btn-sm { padding: 8px 16px; font-size: 14px; }

/* ---------- header ---------- */

.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255, 255, 255, .97); border-bottom: 1px solid var(--line); }
.site-header-inner { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 68px; }
.brand { display: flex; align-items: flex-end; gap: 10px; text-decoration: none; flex: none; }
.brand img { width: 44px; height: auto; }
.brand-text { display: block; }
.brand-name { display: block; font-size: 17px; font-weight: 700; line-height: 1; letter-spacing: .09em; text-transform: uppercase; color: var(--ink); }
.brand-sub { display: block; margin-top: 1px; font-size: 11.5px; font-weight: 600; line-height: 1; letter-spacing: .205em; text-transform: uppercase; color: var(--muted); }
.brand-light .brand-name { color: #fff; }
.brand-light .brand-sub { color: #c6cde0; }

.nav-toggle { width: 44px; height: 44px; padding: 0; border: 0; background: none; cursor: pointer; display: grid; place-items: center; }
.nav-toggle-bars, .nav-toggle-bars::before, .nav-toggle-bars::after { display: block; width: 24px; height: 2px; border-radius: 2px; background: var(--ink); transition: transform .2s, background .2s; }
.nav-toggle-bars { position: relative; }
.nav-toggle-bars::before, .nav-toggle-bars::after { content: ""; position: absolute; left: 0; }
.nav-toggle-bars::before { top: -7px; }
.nav-toggle-bars::after { top: 7px; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::before { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::after { transform: translateY(-7px) rotate(-45deg); }

.site-nav { display: none; position: absolute; left: 0; right: 0; top: 100%; padding: 8px 24px 20px; background: #fff; border-bottom: 1px solid var(--line); box-shadow: var(--shadow); }
.site-nav.open { display: block; }
.site-nav a:not(.btn) { display: block; padding: 12px 4px; border-bottom: 1px solid var(--line); font-size: 16px; font-weight: 500; color: var(--ink); text-decoration: none; }
.site-nav a.on { color: var(--blue); }
.nav-subscribe { margin-top: 16px; width: 100%; }

/* ---------- front page ---------- */


.welcome { display: flex; align-items: center; gap: 14px; padding-top: 12px; padding-bottom: 12px; }
.welcome img { flex: none; width: 56px; height: 56px; border-radius: 50%; object-fit: cover; }
.welcome p { margin: 0; font-size: 14.5px; line-height: 1.45; }
.welcome strong { color: var(--ink); font-weight: 600; }
.welcome .text-link { display: none; margin-left: auto; font-size: 14.5px; }

.front { display: grid; gap: 32px; padding-top: 28px; padding-bottom: 48px; }
.lead-story { display: block; min-width: 0; }
.lead-story-media { display: block; aspect-ratio: 16 / 9; border-radius: var(--radius); overflow: hidden; background: var(--blue-tint) url(mark.png) center / 22% no-repeat; }
.lead-story-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s; }
.lead-story-media:hover img { transform: scale(1.02); }
.lead-story .eyebrow { margin-top: 18px; }
.lead-story h1 { margin-top: 8px; font-size: clamp(27px, 6.4vw, 42px); line-height: 1.14; }
.lead-story h1 a { color: inherit; text-decoration: none; }
.lead-story h1 a:hover { color: var(--blue-dark); }
.lead-story p:not(.eyebrow) { margin: 12px 0 14px; font-family: var(--read); font-size: 19px; line-height: 1.55; }

.front-side h2 { padding-bottom: 10px; border-bottom: 2px solid var(--ink); font-size: 15px; letter-spacing: .02em; }
.front-list { list-style: none; margin: 0; padding: 0; }
.front-list li { display: flex; align-items: center; gap: 14px; padding: 14px 0; border-bottom: 1px solid var(--line); }
.front-list .post-media { flex: none; width: 124px; aspect-ratio: 4 / 3; border-radius: 8px; }
.front-list div { min-width: 0; }
.front-list time { display: block; margin-top: 3px; font-size: 12.5px; color: var(--muted); }
.front-list-title { display: block; font-size: 15.5px; font-weight: 600; line-height: 1.3; color: var(--ink); text-decoration: none; }
.front-list-title:hover { color: var(--blue-dark); }
.front-side .text-link { margin-top: 16px; }

/* ---------- subscribe band ---------- */

.subscribe-band { background: var(--navy); color: #d5dbea; }
.subscribe-inner { display: grid; gap: 20px; padding-top: 36px; padding-bottom: 36px; }
.subscribe-band h2 { color: #fff; font-size: 25px; }
.subscribe-band p { margin: 6px 0 0; }
.subscribe-form { width: 100%; max-width: 440px; }
.subscribe-form iframe { display: block; width: 100%; height: 52px; border: 0; background: transparent; }
.subscribe-form a { display: inline-block; margin-top: 6px; font-size: 13px; color: inherit; opacity: .85; }
.subscribe-hero { padding: 56px 0 52px; background: var(--blue-tint); text-align: center; }
.subscribe-hero h1 { margin-top: 10px; font-size: clamp(30px, 6vw, 44px); }
.subscribe-form-large { margin: 26px auto 0; }

/* ---------- market + homes on the front page ---------- */

.market-card .btn { margin-top: 2px; }
.market-card .eyebrow { margin-bottom: 8px; }
.market-card h2 { font-size: clamp(25px, 4vw, 32px); }
.market-card h2 a { color: inherit; text-decoration: none; }
.market-card h2 a:hover { color: var(--blue-dark); }
.market-card p:not(.eyebrow) { margin: 12px 0 18px; font-family: var(--read); font-size: 18px; }
.market-card-media { display: block; aspect-ratio: 16 / 10; margin-bottom: 16px; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: #fff; }
.market-card-media img { width: 100%; height: 100%; object-fit: contain; }


.band-tint { background: var(--bg); }

/* front page homes: two tiles on phones, four across on larger screens. Saving is for the search pages, so sales have no heart here */
.home-sales .heart { display: none; }
@media (max-width: 699px) {
	.grid.home-grid .card:nth-child(n+3) { display: none; }
}
@media (min-width: 1000px) {
	.grid.home-grid { grid-template-columns: repeat(4, 1fr); gap: 20px; }
}

/* ---------- buy + sell ---------- */

.paths-section { padding-top: 56px; padding-bottom: 56px; }
.paths { display: grid; gap: 20px; }
.path { display: block; border: 1px solid transparent; border-radius: var(--radius); color: var(--text); text-decoration: none; background: var(--blue-tint); transition: border-color .15s; }
.path:hover { border-color: var(--blue); }
.path-body { display: block; padding: 28px; }
.path h3 { font-size: 26px; }
.path p { margin: 8px 0 14px; max-width: 460px; }

/* ---------- about ---------- */

.about { display: grid; gap: 28px; align-items: center; }
.about img { width: 100%; max-width: 360px; aspect-ratio: 1; object-fit: cover; object-position: top; border-radius: var(--radius); }
.about h2 { font-size: 28px; margin-top: 8px; }
.about p { margin: 12px 0 0; }
.about-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 20px; }

/* ---------- article lists ---------- */

.page-head { padding: 40px 0 32px; background: var(--bg); border-bottom: 1px solid var(--line); }
.page-head h1 { margin-top: 8px; font-size: clamp(30px, 6vw, 42px); }
.page-head .lead { max-width: 720px; }

.post-search { display: flex; gap: 8px; max-width: 560px; margin-top: 20px; }
.post-search input { flex: 1; min-width: 0; padding: 11px 18px; border: 1px solid var(--line); border-radius: 999px; font: 400 16px var(--sans); color: var(--ink); background: #fff; }
.post-search input:focus { outline: 0; border-color: var(--blue); }
.quick-searches { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 14px; }
.quick-searches a { padding: 5px 13px; border: 1px solid var(--line); border-radius: 999px; background: #fff; font-size: 13.5px; font-weight: 500; color: var(--text); text-decoration: none; }
.quick-searches a:hover { border-color: var(--blue); }
.quick-searches a.on { background: var(--blue); border-color: var(--blue); color: #fff; }

.post-grid { display: grid; gap: 36px; }
.post-card { display: flex; flex-direction: column; min-width: 0; }
.post-card + .post-card { padding-top: 36px; border-top: 1px solid var(--line); }
.post-media { display: block; aspect-ratio: 16 / 10; border-radius: 12px; overflow: hidden; background: var(--blue-tint); }
.post-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s; }
.post-media:hover img { transform: scale(1.03); }
.post-media-blank { background: var(--blue-tint) url(mark.png) center / 26% no-repeat; }
.post-card-body { padding-top: 12px; }
.post-card .eyebrow { display: block; margin-top: 5px; font-size: 11.5px; color: var(--muted); }
.post-card h3 { font-size: 19px; line-height: 1.28; }
.post-card h3 a { color: inherit; text-decoration: none; }
.post-card h3 a:hover { color: var(--blue-dark); }
.post-card p { margin: 7px 0 0; font-size: 15px; line-height: 1.5; }

.more { text-align: center; margin: 36px 0 8px; }
.empty { text-align: center; margin: 24px 0; }
.empty p { margin: 8px 0 18px; }

/* ---------- an article ---------- */

.article { max-width: 740px; margin: 0 auto; padding: 36px 24px 44px; }
.article-head h1 { margin-top: 10px; font-size: clamp(29px, 6.6vw, 44px); line-height: 1.14; text-wrap: wrap; text-wrap: pretty; }
.byline { display: flex; align-items: center; gap: 12px; margin: 18px 0 28px; padding-bottom: 20px; border-bottom: 1px solid var(--line); font-size: 14px; }
.byline img { flex: none; width: 44px; height: 44px; border-radius: 50%; object-fit: cover; }
.byline strong { display: block; color: var(--ink); font-weight: 600; }
.byline span { display: block; color: var(--muted); }
.notice { margin: -8px 0 24px; padding: 10px 14px; border-radius: 10px; background: var(--blue-tint); font-size: 14.5px; }

.prose { font-family: var(--read); font-size: 19px; line-height: 1.68; color: #2f3247; overflow-wrap: break-word; }
.prose img { max-width: 100%; height: auto; margin: 6px auto 14px; border-radius: 10px; }
.prose table { max-width: 100%; }
.prose iframe, .prose video { max-width: 100%; }
.prose a { color: var(--blue-dark); text-underline-offset: 2px; }
.prose b, .prose strong { font-weight: 600; color: var(--ink); }
.prose ul, .prose ol { padding-left: 24px; }

.article-foot { display: grid; gap: 20px; margin-top: 36px; padding-top: 24px; border-top: 1px solid var(--line); }
.next-move { padding: 24px; border-radius: var(--radius); background: var(--blue-tint); }
.next-move h2 { font-size: 21px; }
.next-move p { margin: 6px 0 16px; }
.next-move-actions { display: flex; flex-wrap: wrap; gap: 8px; }
.author-card { display: flex; align-items: center; gap: 14px; font-size: 13.5px; }
.author-card img { flex: none; width: 54px; height: 54px; border-radius: 50%; object-fit: cover; }
.author-card strong { display: block; color: var(--ink); font-size: 16px; font-weight: 600; }
.author-card span { display: block; overflow-wrap: anywhere; }
.author-card span:last-child { font-size: 12.5px; }


.report-list { list-style: none; margin: 0 0 18px; padding: 0; }
.report-list a { display: block; padding: 13px 0; border-bottom: 1px solid var(--line); text-decoration: none; }
.report-list span { display: block; font-size: 13px; color: var(--muted); }
.report-list strong { color: var(--ink); font-weight: 600; }
.report-list a:hover strong { color: var(--blue-dark); }

/* ---------- buy, sell, connect ---------- */

.guide { display: grid; gap: 32px; padding-top: 36px; padding-bottom: 56px; }
.guide-main { min-width: 0; }
.guide-side-card { padding: 22px; border-radius: var(--radius); background: var(--navy); color: #d5dbea; }
.guide-side-card img { width: 68px; height: 68px; border-radius: 50%; object-fit: cover; margin-bottom: 12px; }
.guide-side-card h2 { color: #fff; font-size: 19px; }
.guide-side-card p { margin: 6px 0 16px; font-size: 14.5px; }
.guide-side-card .btn + .btn { margin-top: 8px; }
.guide-side-links { margin-top: 16px; }
.guide-side-links h2 { font-size: 15px; margin-bottom: 4px; }
.guide-side-links a { display: block; padding: 8px 0; border-bottom: 1px solid var(--line); font-size: 15px; font-weight: 500; text-decoration: none; }

.step { border: 1px solid var(--line); border-radius: var(--radius); margin-bottom: 12px; background: #fff; }
.step[open] { box-shadow: var(--shadow); }
.step summary { display: flex; align-items: center; gap: 14px; padding: 16px 18px; cursor: pointer; list-style: none; font-size: 18px; font-weight: 600; color: var(--ink); }
.step summary::-webkit-details-marker { display: none; }
.step summary::after { content: ""; flex: none; width: 10px; height: 10px; margin: 0 4px 0 auto; border-right: 2px solid var(--muted); border-bottom: 2px solid var(--muted); transform: rotate(45deg); transition: transform .2s; }
.step[open] summary::after { transform: rotate(-135deg); }
.step-num { flex: none; display: grid; place-items: center; width: 34px; height: 34px; border-radius: 50%; background: var(--blue-tint); color: var(--blue-dark); font-size: 15px; font-weight: 700; }
.step-body { padding: 2px 18px 20px; line-height: 1.65; }
.step-body p { margin: 0 0 14px; }
.step-body p:last-child { margin-bottom: 0; }
.step-body strong { color: var(--ink); font-weight: 600; }
.step-img { width: 100%; max-width: 520px; margin: 4px auto 16px; border-radius: 10px; }
.feature-grid { display: grid; gap: 24px; margin-top: 8px; }
.feature-grid h3 { font-size: 16.5px; margin: 0 0 6px; }
.feature-grid img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; margin-bottom: 10px; border-radius: 10px; }
.feature-grid p { margin: 0; font-size: 15px; line-height: 1.55; }

.cta-band { padding: 40px 0; background: var(--blue-tint); text-align: center; }
.cta-band h2 { font-size: 26px; }
.cta-band p { margin: 8px auto 18px; max-width: 560px; }

.connect-grid { display: grid; gap: 32px; padding-top: 36px; padding-bottom: 56px; }
.connect-card { padding: 24px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; box-shadow: var(--shadow); }
.connect-card img { width: 100%; aspect-ratio: 1; object-fit: cover; border-radius: 10px; margin-bottom: 16px; }
.connect-card h2 { font-size: 21px; }
.connect-card p { margin: 2px 0 16px; font-size: 14.5px; color: var(--muted); }
.connect-card .btn + .btn { margin-top: 8px; }
.connect-card-links { margin-top: 14px; font-size: 13px; overflow-wrap: anywhere; }
.connect-card-links a { display: block; padding: 4px 0; }
.bio { min-width: 0; }
.bio h2 { font-size: 24px; margin-bottom: 12px; }
.bio p { margin: 0 0 16px; line-height: 1.7; }
.bio ul { margin: 0 0 16px; padding-left: 20px; line-height: 1.8; }
.bio h3 { margin: 22px 0 6px; font-size: 17px; }

.page-404 { padding-top: 64px; padding-bottom: 72px; }
.page-404 h1 { margin-top: 8px; font-size: 34px; }
.page-404 .text-link { margin-top: 12px; }

/* ---------- footer ---------- */

.site-footer { background: var(--navy); color: #c6cde0; font-size: 14.5px; }
.footer-grid { display: grid; gap: 28px; grid-template-columns: 1fr 1fr; padding-top: 40px; padding-bottom: 32px; }
.footer-about { grid-column: 1 / -1; }
.footer-about p { margin: 12px 0 0; max-width: 340px; }
.site-footer h2 { margin-bottom: 8px; color: #fff; font-size: 14px; letter-spacing: .02em; }
.footer-grid div > a:not(.brand) { display: block; padding: 3px 0; color: inherit; text-decoration: none; overflow-wrap: anywhere; }
.footer-grid div > a:not(.brand):hover { color: #fff; text-decoration: underline; }
.footer-legal { padding-top: 18px; padding-bottom: 24px; border-top: 1px solid rgba(255, 255, 255, .14); font-size: 12.5px; color: #aab3cb; }
.footer-legal p { margin: 3px 0; }
.footer-legal a { color: inherit; }

/* ---------- larger screens ---------- */

@media (min-width: 700px) {

	.wrap { padding-left: 24px; padding-right: 24px; }
	.section { padding-top: 60px; padding-bottom: 68px; }
	.welcome .text-link { display: inline-flex; }
	.author-card { font-size: 14.5px; }
	.author-card span:last-child { font-size: inherit; }
	.author-card img { width: 84px; height: 84px; }
	.brand img { width: 50px; }
	.brand-name { font-size: 19px; }
	.brand-sub { font-size: 12.5px; letter-spacing: .215em; }

	.subscribe-inner { grid-template-columns: 1fr 1fr; align-items: center; gap: 40px; padding-top: 44px; padding-bottom: 44px; }
	.subscribe-form { justify-self: end; }

	.post-grid { grid-template-columns: repeat(2, 1fr); gap: 44px 40px; }
	.post-card + .post-card { padding-top: 0; border-top: 0; }
	.paths { grid-template-columns: 1fr 1fr; }
	.about { grid-template-columns: 300px minmax(0, 1fr); gap: 44px; }
	.feature-grid { grid-template-columns: 1fr 1fr; }
	.article { padding-top: 48px; }
	.footer-grid { grid-template-columns: 1.5fr 1fr 1fr 1.3fr; }
	.footer-about { grid-column: auto; }
}

@media (min-width: 1000px) {

	.post-grid { grid-template-columns: repeat(3, 1fr); gap: 48px 48px; }
	.front { grid-template-columns: minmax(0, 1fr) 340px; gap: 44px; }
	.market-card { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, 1fr); gap: 48px; align-items: center; }
	.market-card-media { margin-bottom: 0; }
	.guide { grid-template-columns: minmax(0, 1fr) 320px; gap: 40px; }
	.guide-side { position: sticky; top: 92px; align-self: start; }
	.connect-grid { grid-template-columns: 320px minmax(0, 1fr); gap: 48px; }
	.connect-card { position: sticky; top: 92px; align-self: start; }
}

/* the full menu needs a little more room than the layouts above */
@media (min-width: 1120px) {

	.nav-toggle { display: none; }
	.site-nav, .site-nav.open { position: static; display: flex; align-items: center; gap: 22px; padding: 0; background: none; border: 0; box-shadow: none; }
	.site-nav a:not(.btn) { padding: 6px 0; border: 0; border-bottom: 2px solid transparent; font-size: 14.5px; white-space: nowrap; }
	.site-nav a:not(.btn):hover { color: var(--blue-dark); }
	.site-nav a.on { border-bottom-color: var(--blue); }
	.nav-subscribe { margin: 0; width: auto; }
}

@media (prefers-reduced-motion: reduce) {
	html { scroll-behavior: auto; }
	* { transition: none !important; }
}

@media print {
	.site-header, .site-footer, .subscribe-band, .next-move, .section { display: none; }
}