@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600;700&family=Montserrat:wght@400;500;600;700;800&display=swap');
:root{--ink:#161616;--muted:#6d6a64;--paper:#f7f2ea;--cream:#fbf8f2;--line:rgba(22,22,22,.14);--white:#fff;--gold:#c6a15b;--shadow:0 24px 60px rgba(0,0,0,.12);--serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;--sans:'Montserrat',ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}.site-header{position:fixed;inset:0 0 auto 0;z-index:50;height:78px;padding:0 36px;display:flex;align-items:center;justify-content:space-between;color:var(--white);transition:background .25s ease,color .25s ease,box-shadow .25s ease}.site-header.scrolled{background:rgba(251,248,242,.94);color:var(--ink);box-shadow:0 10px 30px rgba(0,0,0,.08);backdrop-filter:blur(10px)}.brand{display:flex;align-items:center;gap:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.brand-mark{border:1px solid currentColor;padding:8px 10px;font-family:var(--serif)}.site-nav{display:flex;align-items:center;gap:22px;font-size:13px;text-transform:uppercase;letter-spacing:.08em}.nav-cta{border:1px solid currentColor;padding:12px 16px}.nav-toggle{display:none;background:none;border:0;color:inherit;font-size:26px}.hero{min-height:100vh;background-image:url('assets/luxury-houston-hero.jpg');background-size:cover;background-position:center;position:relative;display:grid;place-items:center;text-align:center;color:var(--white);padding:120px 24px 80px}.hero-overlay{position:absolute;inset:0;background:linear-gradient(115deg,rgba(0,0,0,.68),rgba(0,0,0,.34) 48%,rgba(0,0,0,.18)),linear-gradient(0deg,rgba(0,0,0,.42),rgba(0,0,0,.04))}.hero-content{position:relative;max-width:980px}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:12px;color:var(--gold);font-weight:800}h1,h2,h3{line-height:1.05;margin:0 0 18px}h1{font-family:var(--serif);font-size:clamp(58px,9vw,124px);font-weight:500;letter-spacing:.015em}h2{font-family:var(--serif);font-size:clamp(38px,5vw,68px);font-weight:500;letter-spacing:.01em}h3{font-family:var(--serif);font-size:28px;font-weight:500}.subhead{max-width:760px;margin:0 auto 32px;font-size:19px}.license{margin-top:24px;font-size:13px;letter-spacing:.08em;text-transform:uppercase}.button{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:14px 22px;border:1px solid var(--ink);text-transform:uppercase;letter-spacing:.12em;font-size:12px;transition:transform .2s ease,background .2s ease,color .2s ease}.button:hover{transform:translateY(-2px)}.button.primary{background:var(--white);color:var(--ink);border-color:var(--white)}.button.ghost{border-color:var(--white);color:var(--white);margin-left:10px}.button.dark{background:var(--ink);color:var(--white);border-color:var(--ink)}.text-link{border-bottom:1px solid currentColor;padding-bottom:2px;font-weight:700}.container{max-width:1180px;margin:0 auto;padding:0 24px}.section-padding{padding:100px 0}.soft-bg{background:var(--paper)}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:start}.center{text-align:center;max-width:850px}.newsletter-card{background:var(--white);padding:50px;display:grid;grid-template-columns:1fr 1fr;gap:42px;box-shadow:var(--shadow)}.inline-form{display:grid;gap:14px}input,textarea,select{width:100%;border:1px solid var(--line);background:var(--white);padding:15px 14px;font:inherit}.consent{color:var(--muted);font-size:11px}.success{display:none;color:#2d6730;font-weight:700;margin:0}.success.show{display:block}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.stats{padding:54px 0}.stat-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.stat-grid .stat-card{background:var(--white);padding:30px;text-align:center;border:1px solid var(--line);display:block;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}.stat-grid .stat-card:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:rgba(198,161,91,.55)}.stat-grid strong{font-family:var(--serif);font-size:54px;display:block}.stat-grid span{text-transform:uppercase;letter-spacing:.14em;font-size:12px;color:var(--muted)}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:20px;margin-bottom:38px}.property-grid,.guide-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.all-listings{grid-template-columns:repeat(3,1fr)}.property-card{background:var(--white);box-shadow:0 16px 45px rgba(0,0,0,.08);border:1px solid var(--line);overflow:hidden}.property-photo{aspect-ratio:4/3;background:linear-gradient(135deg,#252525,#6c604e);display:grid;place-items:center;color:var(--white);font-family:var(--serif);font-size:30px;letter-spacing:.08em}.property-info{padding:24px}.status{color:var(--gold);text-transform:uppercase;letter-spacing:.12em;font-size:12px;font-weight:800}.facts{display:flex;flex-wrap:wrap;gap:8px;list-style:none;margin:14px 0;padding:0}.facts li{border:1px solid var(--line);padding:6px 8px;font-size:12px;color:var(--muted)}.mini-meta{font-size:13px;color:var(--muted);margin:7px 0 0}.filterbar{display:flex;gap:10px;flex-wrap:wrap;margin-bottom:26px}.filter{border:1px solid var(--line);background:var(--white);padding:12px 16px;text-transform:uppercase;letter-spacing:.12em;font-size:12px;cursor:pointer}.filter.active{background:var(--ink);color:var(--white)}.listing-card.hidden,tr.hidden{display:none}.table-wrap{overflow:auto;background:var(--white);box-shadow:var(--shadow)}table{width:100%;border-collapse:collapse;min-width:980px}th,td{text-align:left;padding:16px;border-bottom:1px solid var(--line);vertical-align:top}th{font-size:12px;text-transform:uppercase;letter-spacing:.12em;background:#fffaf1}td small{color:var(--muted)}.split-section{display:grid;grid-template-columns:1.1fr .9fr;min-height:620px}.split-section.reverse{grid-template-columns:.9fr 1.1fr}.split-section.reverse .split-image{order:2}.split-image{background-size:cover;background-position:center}.search-image{background-image:url('https://images.unsplash.com/photo-1600566752355-35792bedcfea?auto=format&fit=crop&w=1600&q=80')}.valuation-image{background-image:url('https://images.unsplash.com/photo-1600585154526-990dced4db0d?auto=format&fit=crop&w=1600&q=80')}.split-copy{padding:88px;display:flex;flex-direction:column;justify-content:center;background:var(--ink);color:var(--white)}.split-copy p:not(.eyebrow){color:rgba(255,255,255,.76)}.split-copy .button.primary{align-self:flex-start}.guide-card{background:var(--white);padding:34px;min-height:250px;border:1px solid var(--line);transition:transform .2s ease,box-shadow .2s ease}.guide-card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.guide-card span{color:var(--gold);font-family:var(--serif);font-size:36px}.work-with{background:var(--ink);color:var(--white)}.work-with p:not(.eyebrow){color:rgba(255,255,255,.72)}.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px}.contact-form{background:var(--white);padding:40px;display:grid;gap:18px;box-shadow:var(--shadow)}.contact-form label{display:grid;gap:8px;font-size:13px;text-transform:uppercase;letter-spacing:.1em}.socials{display:flex;gap:18px;margin-top:28px;text-transform:uppercase;letter-spacing:.1em;font-size:12px;flex-wrap:wrap}.footer{background:#0f0f0f;color:rgba(255,255,255,.76);padding:56px 0 24px}.footer h3{color:var(--white)}.footer-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:40px}.footer-grid a{display:block;margin:0 0 12px}.copyright{text-align:center;border-top:1px solid rgba(255,255,255,.12);margin:36px auto 0;padding-top:22px;font-size:12px}.reveal{opacity:0;transform:translateY(20px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:translateY(0)}.delay-1{transition-delay:.12s}.delay-2{transition-delay:.24s}.note-signature-image{display:block;width:min(100%,420px);height:auto;margin:18px 0 24px;}@media(max-width:1000px){.property-grid,.all-listings,.guide-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:900px){.site-header{padding:0 20px}.nav-toggle{display:block}.site-nav{position:absolute;top:78px;left:0;right:0;display:none;flex-direction:column;align-items:stretch;gap:0;background:var(--cream);color:var(--ink);padding:12px 24px 28px}.site-nav.open{display:flex}.site-nav a{padding:14px 0;border-bottom:1px solid var(--line)}.two-col,.newsletter-card,.property-grid,.all-listings,.guide-grid,.contact-grid,.footer-grid,.split-section,.split-section.reverse,.stat-grid{grid-template-columns:1fr}.split-section.reverse .split-image{order:0}.split-image{min-height:360px}.split-copy{padding:58px 24px}.section-padding{padding:72px 0}.newsletter-card,.contact-form{padding:28px}.section-heading{align-items:start;flex-direction:column}.button.ghost{margin:12px 0 0}}
.about-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:54px;align-items:start}.about-photo-wrap{display:flex;justify-content:center}.about-photo{width:min(100%,430px);border-radius:26px;box-shadow:var(--shadow);object-fit:cover}.agent-quickfacts{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:28px 0}.agent-quickfacts div{background:var(--white);border:1px solid var(--line);padding:16px}.agent-quickfacts span{display:block;text-transform:uppercase;letter-spacing:.12em;font-size:11px;color:var(--muted);margin-bottom:6px}.agent-quickfacts strong{font-size:14px;line-height:1.4}.property-photo{position:relative}.property-photo.has-image{background-size:cover;background-position:center;padding:18px;place-items:end start}.property-photo.has-image::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.52));}.property-photo span{position:relative;z-index:1;padding:8px 12px;background:rgba(22,22,22,.72);border:1px solid rgba(255,255,255,.25);font-size:12px;letter-spacing:.12em;text-transform:uppercase}@media(max-width:900px){.about-grid,.agent-quickfacts{grid-template-columns:1fr}}

.about-photo-wrap{flex-direction:column;align-items:center;text-align:center}.photo-tagline{max-width:430px;margin:18px auto 0;font-size:16px;font-weight:700;line-height:1.45;letter-spacing:.02em;color:var(--ink)}


/* Final polish: keep Delilah's portrait clean and make the contact details feel lighter than boxed cards. */
.about-photo-wrap{flex-direction:column;align-items:center;text-align:center}
.photo-tagline{display:none}
.agent-quickfacts{display:flex;flex-wrap:wrap;gap:22px 38px;margin:30px 0;padding:18px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.agent-quickfacts p{margin:0;min-width:190px}
.agent-quickfacts span{display:block;text-transform:uppercase;letter-spacing:.14em;font-size:11px;color:var(--muted);margin-bottom:5px;font-weight:700}
.agent-quickfacts strong{font-size:14px;line-height:1.45;font-weight:700}
.agent-quickfacts a{border-bottom:1px solid rgba(22,22,22,.28)}
@media(max-width:900px){.agent-quickfacts{display:grid;grid-template-columns:1fr;gap:14px}.agent-quickfacts p{min-width:0}}


/* Compliance footer additions */
.compliance-links{
  max-width:1180px;
  margin:34px auto 0;
  padding:22px 24px 0;
  border-top:1px solid rgba(255,255,255,.12);
  color:rgba(255,255,255,.70);
  font-size:12px;
  line-height:1.6;
}
.compliance-links p{margin:0 0 8px}
.footer-broker{
  margin:4px 0 18px;
  color:rgba(255,255,255,.72);
  font-size:13px;
  letter-spacing:.04em;
}


/* Final alignment adjustment: align Delilah's portrait with the top of the note text. */
.about-grid{align-items:start}
.about-photo-wrap{justify-content:flex-start}


/* Branded fallback cards for prior transactions without a public listing photo */
.property-photo.branded-fallback{
  position:relative;
  overflow:hidden;
  background:
    radial-gradient(circle at 20% 20%, rgba(198,161,91,.28), transparent 28%),
    linear-gradient(135deg, #1b1b1b 0%, #3f382f 52%, #8a7351 100%);
  display:flex;
  align-items:center;
  justify-content:center;
  text-align:center;
  padding:24px;
}
.property-photo.branded-fallback::before{
  content:"";
  position:absolute;
  inset:18px;
  border:1px solid rgba(255,255,255,.26);
}
.property-photo.branded-fallback::after{
  content:"";
  position:absolute;
  inset:-40%;
  background:linear-gradient(120deg, transparent 35%, rgba(255,255,255,.10) 48%, transparent 62%);
  transform:rotate(12deg);
}
.fallback-content{
  position:relative;
  z-index:2;
  color:var(--white);
}
.property-photo.branded-fallback span{
  display:block;
  margin:0 0 12px;
  padding:0;
  background:transparent;
  border:0;
  font-family:var(--serif);
  font-size:38px;
  line-height:1;
  letter-spacing:.06em;
  text-transform:none;
}
.property-photo.branded-fallback small{
  display:block;
  text-transform:uppercase;
  letter-spacing:.18em;
  font-family:var(--sans);
  font-size:11px;
  color:rgba(255,255,255,.78);
}



/* Simplified fallback cards: status + transaction type only */
.property-photo.branded-fallback small{
  margin-top:2px;
}