:root {
  --estate-ink: #112017;
  --estate-muted: #667165;
  --estate-deep: #0c3929;
  --estate-green: #1f6f48;
  --estate-sage: #dbe8d5;
  --estate-sage-soft: #edf4e8;
  --estate-cream: #fbf7ec;
  --estate-paper: #fffdf8;
  --estate-linen: #f4efe1;
  --estate-line: rgba(17, 32, 23, 0.13);
  --estate-line-strong: rgba(17, 32, 23, 0.23);
  --estate-gold: #b8975b;
  --estate-shadow: 0 34px 90px rgba(11, 45, 32, 0.16);
  --estate-shadow-soft: 0 18px 48px rgba(11, 45, 32, 0.10);
  --estate-radius: 26px;
  --estate-radius-lg: 42px;
  --estate-shell: 1460px;
  --estate-content: 1320px;
  --estate-font: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --estate-serif: Georgia, "Times New Roman", serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--estate-ink);
  background:
    radial-gradient(circle at 12% -10%, rgba(219, 232, 213, 0.72), transparent 34rem),
    radial-gradient(circle at 94% 12%, rgba(184, 151, 91, 0.16), transparent 32rem),
    linear-gradient(180deg, var(--estate-cream) 0%, #fffdf8 42%, #f6f0e2 100%);
  font-family: var(--estate-font);
  line-height: 1.65;
  text-rendering: optimizeLegibility;
}
body::before {
  content: "";
  position: fixed;
  inset: 0;
  pointer-events: none;
  z-index: -1;
  background-image:
    linear-gradient(rgba(12,57,41,0.032) 1px, transparent 1px),
    linear-gradient(90deg, rgba(12,57,41,0.026) 1px, transparent 1px);
  background-size: 58px 58px;
  mask-image: linear-gradient(180deg, rgba(0,0,0,0.42), transparent 70%);
}
a { color: inherit; }
img, svg { max-width: 100%; height: auto; }

.mx-shell {
  width: min(calc(100% - 48px), var(--estate-shell));
  margin-inline: auto;
}
.mx-skip {
  position: absolute;
  left: -999px;
  top: 1rem;
  z-index: 80;
  background: var(--estate-deep);
  color: #fff;
  padding: 0.75rem 1rem;
  border-radius: 999px;
}
.mx-skip:focus { left: 1rem; }

.mx-header {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(255, 253, 248, 0.91);
  backdrop-filter: blur(20px);
  border-bottom: 1px solid rgba(17,32,23,0.1);
}
.mx-header__inner {
  min-height: 88px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}
.mx-brand {
  display: inline-flex;
  align-items: center;
  gap: 0.9rem;
  text-decoration: none;
  min-width: 245px;
}
.mx-brand__seal {
  width: 50px;
  height: 50px;
  display: inline-grid;
  place-items: center;
  border-radius: 50%;
  background: var(--estate-deep);
  color: #fbf7ec;
  font-weight: 900;
  letter-spacing: -0.08em;
  box-shadow: inset 0 0 0 1px rgba(255,255,255,0.2), 0 16px 30px rgba(12,57,41,0.18);
}
.mx-brand__copy { display: grid; line-height: 1.08; }
.mx-brand__name { font-size: 1.18rem; font-weight: 880; letter-spacing: -0.045em; }
.mx-brand__tagline { margin-top: 0.25rem; color: var(--estate-muted); font-size: 0.73rem; text-transform: uppercase; letter-spacing: 0.14em; }
.mx-nav {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  flex-wrap: wrap;
  gap: 0.15rem;
}
.mx-nav a {
  position: relative;
  color: rgba(17,32,23,0.72);
  text-decoration: none;
  padding: 0.72rem 0.82rem;
  border-radius: 999px;
  font-size: 0.92rem;
  font-weight: 760;
  transition: color 160ms ease, background 160ms ease, transform 160ms ease;
}
.mx-nav a:hover { color: var(--estate-deep); background: rgba(31,111,72,0.05); transform: translateY(-1px); }
.mx-nav a.is-active { color: var(--estate-deep); background: transparent; }
.mx-nav a.is-active::after {
  content: "";
  position: absolute;
  left: 1rem;
  right: 1rem;
  bottom: 0.36rem;
  height: 2px;
  border-radius: 999px;
  background: var(--estate-green);
}

.mx-main { overflow: clip; }
.mx-kicker {
  margin: 0 0 0.85rem;
  color: var(--estate-green);
  font-size: 0.78rem;
  font-weight: 850;
  text-transform: uppercase;
  letter-spacing: 0.18em;
}
.mx-estate-hero {
  position: relative;
  isolation: isolate;
  padding: clamp(5rem, 8vw, 9.5rem) 0 clamp(4.5rem, 7vw, 7.8rem);
}
.mx-estate-hero::before {
  content: "";
  position: absolute;
  inset: 0 0 auto 0;
  height: 72%;
  z-index: -1;
  background:
    linear-gradient(120deg, rgba(12,57,41,0.08), transparent 35%),
    linear-gradient(180deg, rgba(255,253,248,0.58), transparent);
}
.mx-estate-hero--subpage { padding-block: clamp(4rem, 6vw, 7rem); }
.mx-estate-hero--home {
  padding-top: clamp(2.6rem, 4.1vw, 3.75rem);
  padding-bottom: clamp(3.25rem, 4.8vw, 4.65rem);
  min-height: clamp(390px, 48vh, 520px);
}
.mx-estate-hero--home::before {
  inset: 0;
  height: auto;
  background:
    linear-gradient(180deg, rgba(9, 24, 19, 0.22) 0%, rgba(9, 24, 19, 0.16) 30%, rgba(9, 24, 19, 0.20) 100%),
    radial-gradient(circle at top center, rgba(255,255,255,0.30), transparent 34%),
    var(--mx-home-hero-image) center 56% / cover no-repeat;
}
.mx-estate-hero--home::after {
  content: "";
  position: absolute;
  left: 50%;
  bottom: -2.7rem;
  transform: translateX(-50%);
  width: min(118%, 2100px);
  height: 5.9rem;
  z-index: -1;
  background: var(--estate-cream);
  border-radius: 50% 50% 0 0 / 100% 100% 0 0;
  box-shadow: 0 -16px 60px rgba(255, 251, 242, 0.55);
}
.mx-estate-hero--home .mx-estate-hero__grid {
  display: flex;
  justify-content: center;
  align-items: center;
  min-height: calc(clamp(390px, 48vh, 520px) - 3rem);
}
.mx-estate-hero--home .mx-estate-hero__copy {
  max-width: min(1220px, 92vw);
  margin-inline: auto;
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
}
.mx-estate-hero--home .mx-kicker,
.mx-estate-hero--home h1,
.mx-estate-hero--home .mx-estate-hero__dek {
  color: #fffaf0;
}
.mx-estate-hero--home .mx-kicker {
  margin-bottom: 1rem;
}
.mx-estate-hero--home h1 {
  max-width: 18.5ch;
  font-family: var(--estate-font);
  font-size: clamp(3.2rem, 5.4vw, 5.45rem);
  font-weight: 360;
  line-height: 1.02;
  letter-spacing: -0.055em;
}
.mx-estate-hero--home .mx-estate-hero__dek {
  max-width: 46rem;
  margin-top: 0.68rem;
  font-size: clamp(1.02rem, 1.6vw, 1.28rem);
  text-shadow: 0 1px 2px rgba(9, 24, 19, 0.18);
}
.mx-estate-hero--home .mx-estate-search {
  position: relative;
  width: min(100%, 760px);
  margin-top: 1.05rem;
  padding: 0.45rem;
  border-radius: 999px;
  background: rgba(255, 251, 242, 0.95);
  border: 1px solid rgba(255,255,255,0.3);
  box-shadow: 0 24px 70px rgba(12, 34, 24, 0.18);
}
.mx-estate-hero--home .mx-estate-search label {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.mx-estate-hero--home .mx-estate-search__row {
  align-items: center;
  gap: 0.2rem;
}
.mx-estate-hero--home .mx-estate-search input {
  background: transparent;
  box-shadow: none;
  padding: 0.98rem 1.35rem;
  border: 0;
  outline: 0;
  font-size: 1.04rem;
}
.mx-estate-hero--home .mx-estate-search input:focus {
  outline: none;
}
.mx-estate-hero--home .mx-btn--primary {
  min-width: 58px;
  min-height: 58px;
  padding-inline: 1rem;
  border-radius: 999px;
  background: var(--estate-green);
  color: #fffaf0;
  box-shadow: 0 10px 24px rgba(31,111,72,0.20);
}
.mx-estate-hero--home .mx-hero-inline-link {
  margin: 0.62rem 0 0;
  font-size: 0.94rem;
  font-weight: 780;
}
.mx-estate-hero--home .mx-hero-inline-link a {
  display: inline-flex;
  align-items: center;
  gap: 0.32rem;
  color: #fffaf0;
  text-decoration: none;
  text-shadow: 0 1px 2px rgba(9, 24, 19, 0.2);
}
.mx-estate-hero--home .mx-hero-inline-link a span {
  transition: transform 160ms ease;
}
.mx-estate-hero--home .mx-hero-inline-link a:hover span {
  transform: translateX(3px);
}
.mx-home-hero__cue {
  position: absolute;
  left: 50%;
  bottom: -1.05rem;
  transform: translateX(-50%);
  width: 62px;
  height: 62px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--estate-cream);
  color: var(--estate-green);
  box-shadow: 0 18px 45px rgba(12,57,41,0.12);
  font-size: 1.6rem;
  line-height: 1;
  text-decoration: none;
  transition: transform 160ms ease, box-shadow 160ms ease;
}
.mx-home-hero__cue:hover {
  transform: translateX(-50%) translateY(-2px);
  box-shadow: 0 22px 52px rgba(12,57,41,0.16);
}

.mx-btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  min-height: 46px;
  padding: 0.78rem 1.05rem;
  border: 1px solid transparent;
  border-radius: 999px;
  font: inherit;
  font-weight: 850;
  text-decoration: none;
  cursor: pointer;
  transition: transform 160ms ease, box-shadow 160ms ease, background 160ms ease, color 160ms ease;
}
.mx-btn:hover { transform: translateY(-1px); }
.mx-btn--primary {
  background: var(--estate-green);
  color: #fff9e8;
  box-shadow: 0 12px 28px rgba(31,111,72,0.18);
}
.mx-btn--primary:hover {
  background: var(--estate-deep);
  color: #fff9e8;
  box-shadow: 0 16px 34px rgba(11,45,32,0.2);
}
.mx-btn--quiet {
  background: rgba(237,244,232,0.78);
  color: var(--estate-deep);
  border-color: rgba(31,111,72,0.14);
}
.mx-btn--quiet:hover {
  background: var(--estate-deep);
  color: #fff9e8;
}
.mx-estate-hero--home .mx-estate-hero__media {
  display: none;
}

.mx-estate-hero--subpage {
  padding: clamp(2.6rem, 4.4vw, 4.9rem) 0 clamp(2.25rem, 3.8vw, 4.2rem);
}
.mx-estate-hero--subpage::before {
  height: 100%;
  background:
    radial-gradient(circle at 84% 18%, rgba(219,232,213,0.68), transparent 23rem),
    radial-gradient(circle at 18% 6%, rgba(184,151,91,0.13), transparent 24rem),
    linear-gradient(180deg, rgba(255,253,248,0.88), rgba(246,240,226,0.46));
}
.mx-estate-hero--subpage .mx-estate-hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 1.03fr) minmax(320px, 0.56fr);
  gap: clamp(2rem, 4vw, 4.25rem);
  align-items: center;
}
.mx-estate-hero--subpage .mx-estate-hero__copy {
  max-width: 760px;
}
.mx-estate-hero--subpage .mx-kicker {
  margin-bottom: 0.7rem;
}
.mx-estate-hero--subpage h1 {
  max-width: 15ch;
  margin: 0;
  color: var(--estate-deep);
  font-family: var(--estate-font);
  font-size: clamp(2.55rem, 4.7vw, 5.25rem);
  font-weight: 430;
  line-height: 1;
  letter-spacing: -0.06em;
}
.mx-estate-hero--subpage .mx-estate-hero__dek {
  max-width: 62ch;
  margin: 1.05rem 0 0;
  color: rgba(17,32,23,0.74);
  font-size: clamp(1rem, 1.35vw, 1.18rem);
  line-height: 1.58;
}
.mx-estate-hero--subpage .mx-estate-search {
  width: min(100%, 680px);
  margin-top: 1.3rem;
  padding: 0.42rem;
  border: 1px solid rgba(17,32,23,0.12);
  border-radius: 999px;
  background: rgba(255,253,248,0.92);
  box-shadow: 0 18px 50px rgba(11,45,32,0.09);
}
.mx-estate-hero--subpage .mx-estate-search label {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.mx-estate-hero--subpage .mx-estate-search__row {
  display: flex;
  align-items: center;
  gap: 0.32rem;
}
.mx-estate-hero--subpage .mx-estate-search input {
  flex: 1 1 auto;
  min-width: 0;
  border: 0;
  outline: 0;
  background: transparent;
  color: var(--estate-ink);
  padding: 0.88rem 1.08rem;
  font: inherit;
  font-size: 0.98rem;
  box-shadow: none;
}
.mx-estate-hero--subpage .mx-estate-search input::placeholder {
  color: rgba(17,32,23,0.48);
}
.mx-estate-hero--subpage .mx-estate-search input:focus {
  outline: none;
}
.mx-estate-hero--subpage .mx-estate-search button {
  min-height: 48px;
  padding-inline: 1.15rem;
  white-space: nowrap;
}
.mx-estate-hero--subpage .mx-hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 0.9rem;
}
.mx-estate-hero--subpage .mx-hero-actions .mx-btn {
  min-height: 44px;
  padding-inline: 1rem;
  font-size: 0.92rem;
}
.mx-estate-hero--subpage .mx-estate-hero__media {
  min-width: 0;
}
.mx-estate-hero--subpage .mx-property-frame {
  position: relative;
  min-height: 255px;
  padding: 1rem;
  border: 1px solid rgba(17,32,23,0.12);
  border-radius: 32px;
  background:
    linear-gradient(145deg, rgba(255,253,248,0.88), rgba(237,244,232,0.74)),
    radial-gradient(circle at 88% 10%, rgba(31,111,72,0.14), transparent 14rem);
  box-shadow: var(--estate-shadow-soft);
  overflow: hidden;
}
.mx-estate-hero--subpage .mx-property-frame::before {
  content: "Page lens";
  display: inline-flex;
  margin: 0 0 1rem;
  color: var(--estate-green);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.mx-estate-hero--subpage .mx-property-frame::after {
  content: "Use this briefing to move from broad neighborhood context to sharper questions before a showing, inspection, or offer.";
  display: block;
  max-width: 32ch;
  margin-bottom: 1.05rem;
  color: rgba(17,32,23,0.68);
  font-size: 0.95rem;
  line-height: 1.58;
}
.mx-estate-hero--subpage .mx-property-frame__image {
  position: absolute;
  inset: auto -4rem -5rem auto;
  width: 17rem;
  height: 17rem;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(31,111,72,0.16), transparent 68%);
  pointer-events: none;
}
.mx-estate-hero--subpage .mx-property-frame__card {
  position: relative;
  z-index: 1;
  width: auto;
  margin-top: 0.75rem;
  padding: 1rem 1.05rem;
  border: 1px solid rgba(17,32,23,0.12);
  border-radius: 20px;
  background: rgba(255,253,248,0.86);
  box-shadow: 0 12px 30px rgba(11,45,32,0.06);
}
.mx-estate-hero--subpage .mx-property-frame__card span {
  display: block;
  margin-bottom: 0.28rem;
  color: var(--estate-green);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.mx-estate-hero--subpage .mx-property-frame__card strong {
  display: block;
  color: var(--estate-deep);
  font-size: 0.98rem;
  line-height: 1.42;
}
.mx-estate-hero--subpage + .mx-content {
  padding-top: clamp(2rem, 4vw, 3.6rem);
}

.mx-section-head { max-width: 920px; margin-bottom: 2rem; }
.mx-section-head h2,
.mx-showcase__copy h2,
.mx-footer__brand h2 {
  margin: 0;
  color: var(--estate-deep);
  font-family: var(--estate-serif);
  font-size: clamp(2.25rem, 4vw, 4.8rem);
  line-height: 0.98;
  letter-spacing: -0.055em;
}
.mx-section-head p:not(.mx-kicker),
.mx-showcase__copy p { color: var(--estate-muted); font-size: 1.05rem; }
.mx-section-head--split {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(300px, 0.52fr);
  gap: 2rem;
  align-items: end;
  max-width: none;
}
.mx-services,
.mx-process { padding: clamp(4rem, 7vw, 7rem) 0; }
.mx-services__grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1.1rem;
}
.mx-services__grid a,
.mx-process__grid article,
.mx-showcase__cards article {
  text-decoration: none;
  padding: clamp(1.35rem, 2vw, 2rem);
  border-radius: 30px;
  background: rgba(255,253,248,0.78);
  border: 1px solid var(--estate-line);
  box-shadow: 0 18px 48px rgba(11,45,32,0.08);
}
.mx-services__grid h3,
.mx-process__grid h3,
.mx-showcase__cards h3 { margin: 1rem 0 0.5rem; color: var(--estate-deep); font-size: 1.2rem; letter-spacing: -0.02em; }
.mx-services__grid p,
.mx-process__grid p,
.mx-showcase__cards p { margin: 0; color: var(--estate-muted); }
.mx-services__grid a:hover { transform: translateY(-3px); box-shadow: var(--estate-shadow-soft); }

.mx-showcase {
  padding: clamp(4.8rem, 8vw, 8.5rem) 0;
  background: linear-gradient(135deg, var(--estate-deep), #163d2d 55%, #214f38);
  color: #f8f2df;
}
.mx-showcase__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(480px, 1.18fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.mx-showcase .mx-kicker,
.mx-showcase__cards span { color: #d7c18b; }
.mx-showcase__copy h2 { color: #fff9e8; }
.mx-showcase__copy p { color: rgba(255,249,232,0.78); }
.mx-text-link { display: inline-flex; margin-top: 1.2rem; color: #fff9e8; font-weight: 850; text-underline-offset: 0.25em; }
.mx-showcase__cards { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); gap: 1rem; }
.mx-showcase__cards article { background: rgba(255,255,255,0.08); border-color: rgba(255,255,255,0.15); color: #fff9e8; box-shadow: none; }
.mx-showcase__cards h3 { color: #fff9e8; }
.mx-showcase__cards p { color: rgba(255,249,232,0.76); }

.mx-process__grid { display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 1rem; }
.mx-process__grid article { background: var(--estate-paper); }

.mx-content { padding: clamp(3.5rem, 6vw, 6.5rem) 0; }
.mx-content--wide { max-width: min(calc(100% - 48px), var(--estate-content)); }
.mx-content--split {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(300px, 380px);
  gap: clamp(1.6rem, 3vw, 3rem);
  align-items: start;
}
.mx-richtext {
  min-width: 0;
  padding: clamp(1.6rem, 3vw, 3rem);
  border-radius: 34px;
  background: rgba(255,253,248,0.83);
  border: 1px solid var(--estate-line);
  box-shadow: 0 18px 56px rgba(11,45,32,0.08);
}
.mx-richtext--home { background: transparent; border: 0; box-shadow: none; padding: 0; }
.mx-richtext > *:first-child { margin-top: 0; }
.mx-richtext > *:last-child { margin-bottom: 0; }
.mx-richtext h2,
.mx-richtext h3 {
  color: var(--estate-deep);
  letter-spacing: -0.035em;
  line-height: 1.05;
}
.mx-richtext h2 { margin-top: 2.2rem; font-size: clamp(2rem, 3.2vw, 3.4rem); font-family: var(--estate-serif); }
.mx-richtext h3 { margin-top: 1.6rem; font-size: 1.45rem; }
.mx-richtext p,
.mx-richtext li { color: rgba(17,32,23,0.76); }
.mx-richtext a { color: var(--estate-green); font-weight: 800; }
.mx-richtext ul,
.mx-richtext ol { padding-left: 1.25rem; }
.mx-richtext blockquote {
  margin: 2rem 0;
  padding: 1.3rem 1.5rem;
  border-left: 4px solid var(--estate-green);
  border-radius: 22px;
  background: var(--estate-sage-soft);
}
.mx-richtext .mx-card-grid,
.mx-richtext .card-grid,
.mx-richtext .grid,
.mx-richtext .cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
}
.mx-richtext section,
.mx-richtext .mx-card,
.mx-richtext .card {
  border-radius: 24px;
}


/* Estate-luxe content body polish: reusable editorial modules for rich text pages. */
.mx-editorial-lede {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(280px, 0.48fr);
  gap: clamp(1.35rem, 3vw, 2.6rem);
  align-items: stretch;
  margin: 0 0 clamp(2rem, 4vw, 3.6rem);
  padding: clamp(1.45rem, 3vw, 2.8rem);
  border-radius: var(--estate-radius-lg);
  background:
    linear-gradient(135deg, rgba(255,253,248,0.94), rgba(237,244,232,0.82)),
    radial-gradient(circle at 86% 10%, rgba(184,151,91,0.16), transparent 18rem);
  border: 1px solid var(--estate-line);
  box-shadow: var(--estate-shadow-soft);
}
.mx-editorial-lede h2 {
  max-width: 16ch;
  margin: 0;
  color: var(--estate-deep);
  font-family: var(--estate-serif);
  font-size: clamp(2.25rem, 4.1vw, 4.5rem);
  line-height: 0.98;
  letter-spacing: -0.055em;
}
.mx-editorial-lede p {
  max-width: 72ch;
  color: rgba(17,32,23,0.72);
  font-size: clamp(1rem, 1.25vw, 1.12rem);
}
.mx-editorial-lede p:last-child { margin-bottom: 0; }
.mx-editorial-lede__meta {
  display: grid;
  align-content: end;
  gap: 0.9rem;
  min-height: 100%;
  padding: clamp(1.1rem, 2vw, 1.55rem);
  border-radius: 30px;
  background: linear-gradient(180deg, var(--estate-deep), #174633);
  color: #fff9e8;
  box-shadow: inset 0 0 0 1px rgba(255,255,255,0.12);
}
.mx-editorial-lede__meta span {
  color: #d7c18b;
  font-size: 0.75rem;
  font-weight: 860;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.mx-editorial-lede__meta strong {
  display: block;
  max-width: 16rem;
  font-family: var(--estate-serif);
  font-size: clamp(1.45rem, 2.4vw, 2.15rem);
  line-height: 1.02;
  letter-spacing: -0.045em;
}
.mx-editorial-lede__meta p {
  margin: 0;
  color: rgba(255,249,232,0.74);
  font-size: 0.96rem;
}
.mx-richtext .mx-eyebrow {
  margin: 0 0 0.7rem;
  color: var(--estate-green);
  font-size: 0.75rem;
  font-weight: 860;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.mx-richtext .mx-section,
.mx-richtext .property-intelligence-panel,
.mx-richtext .editorial-callout,
.mx-richtext .mx-concierge-band {
  margin: clamp(1.6rem, 3vw, 2.8rem) 0;
  padding: clamp(1.35rem, 2.5vw, 2.2rem);
  border-radius: var(--estate-radius);
  background: rgba(255,253,248,0.88);
  border: 1px solid var(--estate-line);
  box-shadow: 0 18px 48px rgba(11,45,32,0.075);
}
.mx-richtext .property-intelligence-panel,
.mx-richtext .mx-entry-brief {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(250px, 0.38fr);
  gap: clamp(1rem, 2.4vw, 2rem);
  align-items: stretch;
}
.mx-richtext .property-intelligence-panel h2,
.mx-richtext .mx-entry-brief h2,
.mx-richtext .editorial-callout h2,
.mx-richtext .mx-concierge-band h2,
.mx-richtext .mx-pathway-card h2,
.mx-richtext .mx-library-card h2,
.mx-richtext .mx-snapshot-card h2,
.mx-richtext .mx-check-card h2,
.mx-richtext .mx-prompt-card h2 {
  margin-top: 0;
}
.mx-richtext .mx-brief-stat-card {
  display: grid;
  align-content: end;
  gap: 0.45rem;
  padding: 1.2rem;
  border-radius: 24px;
  background: var(--estate-sage-soft);
  border: 1px solid rgba(31,111,72,0.14);
}
.mx-richtext .mx-brief-stat-card span,
.mx-richtext .mx-card-number {
  color: var(--estate-gold);
  font-size: 0.74rem;
  font-weight: 880;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.mx-richtext .mx-brief-stat-card strong {
  color: var(--estate-deep);
  font-family: var(--estate-serif);
  font-size: 1.5rem;
  line-height: 1.08;
  letter-spacing: -0.04em;
}
.mx-richtext .mx-chips {
  display: flex;
  flex-wrap: wrap;
  gap: 0.62rem;
  margin: clamp(1.3rem, 2.4vw, 2rem) 0 clamp(2rem, 4vw, 3.2rem);
}
.mx-richtext .mx-chip {
  width: auto;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 42px;
  border-color: rgba(31,111,72,0.18);
  background: rgba(237,244,232,0.78);
  color: var(--estate-deep);
  text-decoration: none;
  box-shadow: none;
}
.mx-richtext .mx-chip:hover {
  background: var(--estate-deep);
  color: #fff9e8;
}
.mx-richtext .mx-entry-grid,
.mx-richtext .mx-library-grid,
.mx-richtext .mx-snapshot-grid,
.mx-richtext .mx-checklist-grid,
.mx-richtext .mx-prompt-grid,
.mx-richtext .mx-card-links {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(0.9rem, 1.7vw, 1.25rem);
  margin: clamp(1rem, 2.5vw, 1.8rem) 0 clamp(2rem, 4vw, 3.2rem);
}
.mx-richtext .mx-library-grid,
.mx-richtext .due-diligence-library {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}
.mx-richtext .mx-pathway-card,
.mx-richtext .mx-library-card,
.mx-richtext .mx-snapshot-card,
.mx-richtext .mx-check-card,
.mx-richtext .mx-prompt-card,
.mx-richtext .mx-card-links a {
  display: block;
  height: 100%;
  padding: clamp(1.15rem, 2vw, 1.65rem);
  border-radius: 28px;
  background: rgba(255,253,248,0.92);
  border: 1px solid var(--estate-line);
  box-shadow: 0 16px 42px rgba(11,45,32,0.07);
  text-decoration: none;
}
.mx-richtext .mx-pathway-card:hover,
.mx-richtext .mx-library-card:hover,
.mx-richtext .mx-card-links a:hover {
  transform: translateY(-2px);
  box-shadow: var(--estate-shadow-soft);
}
.mx-richtext .mx-pathway-card h2,
.mx-richtext .mx-library-card h2,
.mx-richtext .mx-snapshot-card h2,
.mx-richtext .mx-check-card h2,
.mx-richtext .mx-prompt-card h2 {
  font-size: clamp(1.35rem, 2vw, 1.9rem);
  letter-spacing: -0.04em;
}
.mx-richtext .mx-library-card ul,
.mx-richtext .mx-check-card ul,
.mx-richtext .mx-snapshot-card ul {
  margin: 1rem 0 0;
  padding: 0;
  list-style: none;
}
.mx-richtext .mx-library-card li,
.mx-richtext .mx-check-card li,
.mx-richtext .mx-snapshot-card li {
  padding: 0.62rem 0;
  border-top: 1px solid rgba(17,32,23,0.09);
}
.mx-richtext .mx-library-card li:first-child,
.mx-richtext .mx-check-card li:first-child,
.mx-richtext .mx-snapshot-card li:first-child { border-top: 0; }
.mx-richtext .mx-concierge-band {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 1.5rem;
  align-items: center;
  background: linear-gradient(135deg, var(--estate-deep), #174633);
  color: #fff9e8;
  border-color: rgba(255,255,255,0.14);
}
.mx-richtext .mx-concierge-band .mx-eyebrow { color: #d7c18b; }
.mx-richtext .mx-concierge-band h2 { color: #fff9e8; }
.mx-richtext .mx-concierge-band p { color: rgba(255,249,232,0.76); }
.mx-richtext .editorial-callout {
  background: linear-gradient(135deg, rgba(237,244,232,0.88), rgba(255,253,248,0.92));
  border-color: rgba(31,111,72,0.18);
}
.mx-richtext > h2 + ul,
.mx-richtext > h2 + ol {
  display: grid;
  gap: 0.7rem;
  margin-top: 1rem;
  padding-left: 0;
  list-style: none;
}
.mx-richtext > h2 + ul > li,
.mx-richtext > h2 + ol > li {
  padding: 0.95rem 1rem;
  border-radius: 18px;
  background: rgba(237,244,232,0.62);
  border: 1px solid rgba(31,111,72,0.11);
}

.mx-briefing-card {
  position: sticky;
  top: 112px;
  padding: 1.45rem;
  border-radius: 30px;
  background: linear-gradient(180deg, var(--estate-deep), #174633);
  color: #fff9e8;
  box-shadow: var(--estate-shadow-soft);
}
.mx-briefing-card h2 { margin: 0; font-family: var(--estate-serif); line-height: 1.02; font-size: 2rem; letter-spacing: -0.045em; }
.mx-briefing-card p { color: rgba(255,249,232,0.76); }
.mx-chip-stack { display: grid; gap: 0.65rem; margin-top: 1rem; }
.mx-chip {
  width: 100%;
  border: 1px solid rgba(255,255,255,0.22);
  border-radius: 999px;
  background: rgba(255,255,255,0.1);
  color: inherit;
  padding: 0.75rem 0.9rem;
  font: inherit;
  font-weight: 820;
  cursor: pointer;
}
.mx-chip:hover { background: rgba(255,255,255,0.17); }

.mx-store__summary { margin: 1.5rem 0; color: var(--estate-muted); font-weight: 800; }
.mx-store__section { margin-top: 2.4rem; }
.mx-store__section-head { display: flex; justify-content: space-between; gap: 1rem; align-items: end; margin-bottom: 1rem; }
.mx-store__title { margin: 0; }
.mx-store__count { margin: 0; color: var(--estate-muted); font-weight: 800; }
.mx-store__grid { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); gap: 1rem; }
.mx-store__empty { padding: 1.5rem; border-radius: 24px; background: var(--estate-sage-soft); }

.mx-backtotop {
  position: fixed;
  right: 1rem;
  bottom: 1rem;
  z-index: 35;
  width: 44px;
  height: 44px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--estate-deep);
  color: #fff9e8;
  text-decoration: none;
  box-shadow: 0 12px 28px rgba(11,45,32,0.18);
}
.mx-footer {
  padding: clamp(4rem, 7vw, 6.5rem) 0 1.6rem;
  background: #0b241a;
  color: #fff8e6;
}
.mx-footer__top {
  display: grid;
  grid-template-columns: minmax(320px, 1.2fr) repeat(3, minmax(160px, 0.52fr));
  gap: clamp(1.5rem, 4vw, 4rem);
}
.mx-footer__brand h2 { color: #fff8e6; font-size: clamp(2.2rem, 3vw, 3.5rem); }
.mx-footer__brand p { max-width: 54ch; color: rgba(255,248,230,0.72); }
.mx-footer__cta { color: #fff8e6; font-weight: 850; text-underline-offset: 0.25em; }
.mx-footer__links { display: grid; align-content: start; gap: 0.55rem; }
.mx-footer__links h2 { margin: 0 0 0.55rem; font-size: 0.82rem; text-transform: uppercase; letter-spacing: 0.16em; color: #d7c18b; }
.mx-footer__links a { color: rgba(255,248,230,0.74); text-decoration: none; }
.mx-footer__links a:hover { color: #fff8e6; text-decoration: underline; text-underline-offset: 0.25em; }
.mx-footer__legal { margin-top: 3rem; padding-top: 1.2rem; border-top: 1px solid rgba(255,255,255,0.13); color: rgba(255,248,230,0.62); font-size: 0.9rem; }


@media (max-width: 1180px) {
  .mx-editorial-lede,
  .mx-richtext .property-intelligence-panel,
  .mx-richtext .mx-entry-brief,
  .mx-richtext .mx-concierge-band,
  .mx-richtext .mx-library-grid,
  .mx-richtext .due-diligence-library {
    grid-template-columns: 1fr;
  }
}
@media (max-width: 1180px) {
  .mx-estate-hero__grid,
  .mx-showcase__grid,
  .mx-content--split { grid-template-columns: 1fr; }
  .mx-estate-hero__copy { max-width: none; }
  .mx-property-frame__card--top { left: 1.6rem; }
  .mx-property-frame__card--bottom { right: 1.6rem; }
  .mx-services__grid,
  .mx-process__grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .mx-briefing-card { position: static; }
}
@media (max-width: 860px) {
  .mx-shell { width: min(calc(100% - 32px), var(--estate-shell)); }
  .mx-header__inner { min-height: 78px; align-items: flex-start; flex-direction: column; justify-content: center; padding-block: 0.8rem; gap: 0.75rem; }
  .mx-brand { min-width: 0; }
  .mx-nav { justify-content: flex-start; overflow-x: auto; max-width: 100%; flex-wrap: nowrap; padding-bottom: 0.25rem; }
  .mx-nav a { white-space: nowrap; font-size: 0.86rem; }
  .mx-estate-hero { padding-block: 3.5rem 3rem; }
  .mx-estate-hero h1 { font-size: clamp(2.7rem, 14vw, 4.6rem); max-width: none; }
  .mx-estate-search__row,
  .mx-hero-actions,
  .mx-store__section-head { flex-direction: column; align-items: stretch; }
  .mx-estate-search button,
  .mx-hero-actions .mx-btn { width: 100%; }
  .mx-property-frame { min-height: 420px; border-radius: 34px 34px 34px 10px; }
  .mx-property-frame__image { border-radius: 26px 26px 26px 8px; }
  .mx-property-frame__card { width: calc(100% - 3.2rem); }
  .mx-services__grid,
  .mx-process__grid,
  .mx-showcase__cards,
  .mx-store__grid,
  .mx-richtext .mx-card-grid,
  .mx-richtext .card-grid,
  .mx-richtext .grid,
  .mx-richtext .cards { grid-template-columns: 1fr; }
  .mx-section-head--split { grid-template-columns: 1fr; }
  .mx-richtext { padding: 1.2rem; border-radius: 24px; }
  .mx-footer__top { grid-template-columns: 1fr; }
}
@media (max-width: 540px) {
  .mx-shell { width: min(calc(100% - 24px), var(--estate-shell)); }
  .mx-brand__tagline { display: none; }
  .mx-estate-search { border-radius: 22px; }
  .mx-estate-search input { padding: 0.85rem 0.95rem; }
  .mx-property-frame { min-height: 360px; }
  .mx-property-frame__card { position: relative; inset: auto; width: auto; margin: 1rem; }
  .mx-property-frame__card--top { margin-top: 1rem; }
  .mx-property-frame__card--bottom { margin-top: 14rem; }
  .mx-backtotop { display: none; }
}

@media (max-width: 960px) {
  .mx-estate-hero--home::before,
  .mx-estate-hero--home::after {
    border-bottom-left-radius: 36px;
    border-bottom-right-radius: 36px;
  }
}

@media (max-width: 960px) {
  .mx-estate-hero--home {
    min-height: auto;
    padding-top: 3rem;
    padding-bottom: 3.9rem;
  }
  .mx-estate-hero--home .mx-estate-hero__grid {
    min-height: auto;
  }
  .mx-estate-hero--home h1 {
    max-width: 16ch;
    font-size: clamp(2.65rem, 9vw, 4.2rem);
  }
  .mx-estate-hero--home .mx-estate-search {
    width: min(100%, 92vw);
  }
  .mx-estate-hero--home .mx-estate-search__row {
    flex-direction: row;
  }
}
@media (max-width: 680px) {
  .mx-estate-hero--home::after {
    bottom: -2.4rem;
    height: 5.2rem;
    width: 138%;
  }
  .mx-estate-hero--home .mx-estate-search__row {
    gap: 0.3rem;
  }
  .mx-estate-hero--home .mx-estate-search input {
    padding: 0.86rem 1rem;
    font-size: 0.98rem;
  }
  .mx-estate-hero--home .mx-btn--primary {
    min-width: 52px;
    min-height: 52px;
  }
  .mx-home-hero__cue {
    width: 58px;
    height: 58px;
    bottom: -1rem;
    font-size: 1.28rem;
  }
}

@media (max-width: 1180px) {
  .mx-estate-hero--subpage .mx-estate-hero__grid {
    grid-template-columns: 1fr;
    gap: 1.7rem;
  }
  .mx-estate-hero--subpage .mx-estate-hero__copy {
    max-width: none;
  }
  .mx-estate-hero--subpage .mx-property-frame__card--top,
  .mx-estate-hero--subpage .mx-property-frame__card--bottom {
    left: auto;
    right: auto;
  }
}

@media (max-width: 860px) {
  .mx-estate-hero--subpage {
    padding-block: 2.8rem 2.35rem;
  }
  .mx-estate-hero--subpage h1 {
    max-width: none;
    font-size: clamp(2.2rem, 10vw, 3.4rem);
  }
  .mx-estate-hero--subpage .mx-estate-search {
    border-radius: 24px;
    padding: 0.5rem;
  }
  .mx-estate-hero--subpage .mx-estate-search__row,
  .mx-estate-hero--subpage .mx-hero-actions {
    flex-direction: column;
    align-items: stretch;
  }
  .mx-estate-hero--subpage .mx-estate-search button,
  .mx-estate-hero--subpage .mx-hero-actions .mx-btn {
    width: 100%;
  }
  .mx-estate-hero--subpage .mx-property-frame {
    min-height: auto;
    border-radius: 26px;
  }
  .mx-estate-hero--subpage .mx-property-frame__image {
    width: 12rem;
    height: 12rem;
  }
  .mx-estate-hero--subpage .mx-property-frame__card {
    width: auto;
  }
}

@media (max-width: 540px) {
  .mx-estate-hero--subpage .mx-property-frame__card {
    position: relative;
    inset: auto;
    margin: 0.75rem 0 0;
  }
  .mx-estate-hero--subpage .mx-property-frame__card--top,
  .mx-estate-hero--subpage .mx-property-frame__card--bottom {
    margin-top: 0.75rem;
  }
}