/* RealtyChatter 2027. Tokens and components from the "RealtyChatter 2027 Homepage (Netlify + GHL)" design. */
[hidden]{display:none!important}
:root{
  --deep:#14365C; --deep-2:#1D4470; --deep-3:#0F2A47; --slate:#44505E;
  --blue:#1F5FB8; --blue-hover:#1D4470; --bright:#2F7DE1; --sky:#9CC3F0;
  --mist:#E8F1FB; --cloud:#F7F9FC; --white:#FFFFFF;
  --tang:#F2803A; --tang-on-dark:#F79A5E; --tang-text:#B8531F;
  --line:rgba(20,54,92,.12); --line-2:rgba(20,54,92,.24); --line-dark:rgba(255,255,255,.12);
  --muted-dark:rgba(255,255,255,.78);
  --head:"Barlow Condensed","Arial Narrow",sans-serif; --body:Barlow,"Helvetica Neue",sans-serif;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--white);font-family:var(--body);color:var(--slate);font-size:18px;line-height:1.65}
img{max-width:100%}
a{color:var(--blue)}a:hover{color:var(--blue-hover)}
.wrap{max-width:1200px;margin:0 auto;padding:0 32px}
.lbl{font-family:var(--head);font-weight:500;font-size:13px;letter-spacing:.16em;text-transform:uppercase}
.h{font-family:var(--head);font-weight:600;line-height:1.02;letter-spacing:-.01em;margin:0}
.sr{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 24px;font-family:var(--head);font-weight:600;font-size:17px;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .15s cubic-bezier(.2,.7,.2,1);border-radius:0}
.b-blue{background:var(--blue);color:#fff}.b-blue:hover{background:var(--blue-hover);color:#fff}
.b-bright{background:var(--bright);color:#fff}.b-bright:hover{background:var(--blue);color:#fff}
.b-white{background:#fff;color:var(--deep)}.b-white:hover{background:var(--mist);color:var(--deep)}
.b-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.5)}.b-ghost:hover{background:rgba(255,255,255,.1);color:#fff}
.b-line{background:transparent;color:var(--deep);border-color:rgba(20,54,92,.3)}.b-line:hover{background:var(--mist);color:var(--deep)}
.btn-sm{min-height:44px;font-size:15px;padding:0 18px}
.field{font:inherit;font-size:17px;min-height:56px;padding:0 18px;border:1px solid var(--line-2);background:#fff;color:var(--deep);border-radius:0;width:100%}
.field:focus{outline:2px solid var(--bright);outline-offset:2px}
textarea.field{padding:14px 18px;min-height:72px;resize:vertical}
.tab{font-family:var(--head);font-weight:600;font-size:16px;letter-spacing:.06em;text-transform:uppercase;min-height:48px;padding:0 18px;border:1px solid var(--line-2);background:#fff;color:var(--deep);cursor:pointer;text-decoration:none;display:inline-flex;align-items:center}
.tab[aria-selected="true"],.tab.on{background:var(--deep);color:#fff;border-color:var(--deep)}
.card{background:#fff;border:1px solid var(--line);text-decoration:none;color:var(--slate);display:flex;flex-direction:column}
.card:hover{border-color:var(--bright);color:var(--slate)}
.thumb{display:block;width:100%;aspect-ratio:16/9;object-fit:cover;background:var(--mist)}
.thumb-ph{display:flex;align-items:center;justify-content:center;aspect-ratio:16/9;background:var(--mist);color:var(--deep);font-family:var(--head);font-size:22px;font-weight:600;padding:16px;text-align:center}
.play-tag{position:absolute;left:12px;bottom:12px;background:var(--deep);color:#fff;display:inline-flex;gap:6px;align-items:center;padding:4px 10px;font-family:var(--head);font-weight:600;font-size:13px;letter-spacing:.08em;text-transform:uppercase}
.pill{background:var(--tang);color:var(--deep);padding:3px 8px;font-weight:600;font-size:12px}
.grid3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
.two{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:64px}
.sec{padding-top:112px;padding-bottom:112px}
.form-msg{margin:0;font-size:15px;font-weight:600}
.form-msg.ok{color:#1d7a46}.form-msg.err{color:#b3261e}
.on-dark .form-msg.ok{color:#9fe3b8}.on-dark .form-msg.err{color:#ffb4ab}
.hp{position:absolute;left:-9999px}

/* Header */
.announce{background:var(--deep);color:#fff;font-size:15px}
.announce .wrap{display:flex;justify-content:center;align-items:center;gap:12px;min-height:44px;flex-wrap:wrap;text-align:center}
.announce a{color:var(--sky);font-weight:600}
.site-head{position:sticky;top:0;z-index:30;background:#fff;border-bottom:1px solid var(--line)}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:84px}
.logo img{display:block;width:113px;height:64px;object-fit:contain}
.nav{display:flex;gap:32px;align-items:center}
.nav a{color:var(--deep);text-decoration:none;font-weight:600;font-size:16px}.nav a:hover{color:var(--blue)}
.nav a.active{color:var(--blue);box-shadow:inset 0 -2px 0 var(--tang)}
.head-actions{display:flex;gap:12px;align-items:center}
.icon-btn{width:48px;height:48px;border:1px solid rgba(20,54,92,.2);background:#fff;color:var(--deep);cursor:pointer;display:inline-flex;align-items:center;justify-content:center;text-decoration:none}
.menu-btn{display:none}
.mobile-nav{display:none;border-top:1px solid var(--line);background:#fff}
.mobile-nav.open{display:block}
.mobile-nav a{display:block;padding:14px 20px;border-bottom:1px solid var(--line);color:var(--deep);font-weight:600;text-decoration:none}
.progress{position:sticky;top:0;z-index:31;height:3px;background:var(--mist)}
.progress span{display:block;width:0;height:3px;background:var(--tang)}

/* Hero */
.hero{background:var(--deep);color:#fff}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:64px;align-items:center;padding-top:88px;padding-bottom:96px}
.hero h1{font-size:76px;color:#fff}
.hero-lede{margin:0;font-size:20px;color:var(--muted-dark);max-width:560px}
.hero-tool{background:#fff;color:var(--slate);max-width:620px}
.hero-tabs{display:flex;border-bottom:1px solid var(--line)}
.hero-tabs .tab{flex:1 1 0;border:0;background:var(--cloud);color:var(--slate);justify-content:center}
.hero-tabs .tab[aria-selected="true"]{background:#fff;color:var(--deep);box-shadow:inset 0 -3px 0 var(--tang)}
.hero-panel{padding:24px}
.hero-panel form{display:flex;flex-direction:column;gap:12px}
.hero-panel label.big{font-weight:600;color:var(--deep);font-size:16px}
.row{display:flex;gap:0;flex-wrap:wrap}
.row .field{flex:1 1 280px;width:auto}
.small{margin:0;font-size:14px}
.hero-art{position:relative}
.hero-photo{position:relative;width:100%;aspect-ratio:4/5}
.hero-photo .bg{position:absolute;left:0;right:0;top:16%;bottom:0;background:var(--bright)}
.hero-photo img{position:absolute;left:50%;bottom:0;transform:translateX(-50%);height:100%;width:auto;max-width:none;display:block}
.hero-photo img.boxed{left:0;right:0;transform:none;width:100%;height:84%;object-fit:cover;object-position:top center}
.ep-card{position:absolute;left:-32px;bottom:32px;display:flex;gap:14px;align-items:center;padding:12px 16px 12px 12px;max-width:340px;box-shadow:0 18px 40px rgba(10,25,45,.35);flex-direction:row}
.ep-card .ep-img{position:relative;flex:0 0 auto}
.ep-card .ep-img img{display:block;width:104px;height:58px;object-fit:cover}
.ep-card .ep-img span{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;color:#fff}
.stat-flag{position:absolute;left:-24px;top:4%;max-width:34%;background:var(--tang);color:var(--deep);padding:14px 18px;display:flex;flex-direction:column;gap:2px}

/* Credibility strip */
.cred{background:var(--cloud);border-bottom:1px solid rgba(20,54,92,.08)}
.cred .wrap{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0;padding-top:32px;padding-bottom:32px}
.cred .wrap>div{display:flex;flex-direction:column;gap:6px;padding:4px 28px;border-left:1px solid var(--line)}
.cred .wrap>div:first-child{border-left:0;padding-left:0}
.cred .wrap>div::before{content:"";display:block;width:28px;height:3px;background:var(--tang);margin-bottom:8px}
.cred .h{font-size:24px;line-height:1.05;color:var(--deep)}
.cred .wrap>div>span:last-child{font-size:15px;line-height:1.4;color:var(--slate)}

/* Market */
.mkt-panel{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr);border:1px solid var(--line)}
.mkt-dark{background:var(--deep);color:#fff;padding:40px;display:flex;flex-direction:column;gap:28px}
.mkt-dark .two{gap:32px}
.mkt-dark .cell{border-top:1px solid rgba(255,255,255,.3);padding-top:18px}
.mkt-dark .big{font-size:72px;margin-top:8px}
.mkt-light{background:var(--mist);padding:40px;display:flex;flex-direction:column;gap:20px;justify-content:center}
.mkt-light form{display:flex;flex-direction:column;gap:12px}
.check{display:flex;gap:10px;align-items:center;font-size:16px;color:var(--deep)}
.check input{width:20px;height:20px;accent-color:var(--blue)}

/* Watch */
.feature-video{position:relative;display:block}
.feature-video img{display:block;width:100%;aspect-ratio:16/9;object-fit:cover}
.big-play{position:absolute;left:50%;top:50%;width:84px;height:84px;margin:-42px 0 0 -42px;background:var(--tang);color:var(--deep);display:flex;align-items:center;justify-content:center}
.listen{display:flex;gap:16px;align-items:center;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:24px}

/* Realtors */
.svc{display:flex;justify-content:space-between;gap:16px;padding:20px 0;border-bottom:1px solid rgba(255,255,255,.2)}
.svc a{color:var(--sky);font-weight:600;white-space:nowrap}
.book-box{background:#fff;color:var(--slate);padding:32px;display:flex;flex-direction:column;gap:18px}
.book-box iframe{width:100%;height:760px;border:1px solid var(--line);background:#fff}

/* Brief */
.brief-form{background:#fff;padding:32px;display:flex;flex-direction:column;gap:14px;border:1px solid var(--line)}
.chips{display:flex;gap:8px;flex-wrap:wrap}
.chips label{display:flex;gap:8px;align-items:center;border:1px solid rgba(20,54,92,.2);padding:10px 14px;font-size:16px;cursor:pointer}
.chips input{accent-color:var(--blue)}

/* Footer */
.foot{background:var(--deep);color:var(--muted-dark);font-size:16px}
.foot a{color:var(--muted-dark);text-decoration:none}.foot a:hover{color:#fff}
.foot-grid{display:grid;grid-template-columns:minmax(0,1.5fr) repeat(3,minmax(0,1fr));gap:40px}
.foot-col{display:flex;flex-direction:column;gap:10px}
.foot .logo-chip{align-self:flex-start}
.foot .logo-chip img{display:block;width:134px;height:76px;object-fit:contain}
.social{display:flex;gap:10px}
.social a{width:44px;height:44px;border:1px solid rgba(255,255,255,.3);display:inline-flex;align-items:center;justify-content:center}
.foot-base{border-top:1px solid rgba(255,255,255,.14);padding-top:24px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:14px}

/* Blog index */
.blog-head{background:var(--cloud);border-bottom:1px solid rgba(20,54,92,.08)}
.blog-feature{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr)}
.blog-feature .img{position:relative;display:block}
.blog-feature .img img{display:block;width:100%;height:100%;min-height:340px;object-fit:cover}
.pager{display:flex;justify-content:center;gap:12px;align-items:center;flex-wrap:wrap}
.promo-dark{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);background:var(--deep);color:#fff}

/* Article */
.crumbs{font-size:15px}
.byline{display:flex;gap:14px;align-items:center}
.byline img{width:48px;height:48px;border-radius:50%;object-fit:cover}
.art-grid{display:grid;grid-template-columns:220px minmax(0,1fr) 300px;gap:48px;align-items:start;padding-top:48px;padding-bottom:80px}
.toc{position:sticky;top:110px;display:flex;flex-direction:column;gap:4px}
.toc a{display:block;padding:8px 0 8px 14px;text-decoration:none;color:var(--slate);border-left:2px solid var(--line);font-size:16px;line-height:1.35}
.toc a.on{color:var(--deep);font-weight:600;border-left-color:var(--tang)}
.side{position:sticky;top:110px;display:flex;flex-direction:column;gap:20px}
.prose{max-width:680px;line-height:1.7;overflow-wrap:break-word}
.prose p{margin:0 0 22px}
.prose h2{font-family:var(--head);font-weight:600;font-size:34px;line-height:1.05;color:var(--deep);margin:40px 0 16px}
.prose h3{font-family:var(--head);font-weight:600;font-size:26px;line-height:1.1;color:var(--deep);margin:32px 0 12px}
.prose h4,.prose h5,.prose h6{font-family:var(--head);font-size:21px;color:var(--deep);margin:24px 0 10px}
.prose h2 strong,.prose h3 strong{font-weight:inherit}
.prose ul,.prose ol{padding-left:22px;margin:0 0 22px}
.prose li{margin-bottom:8px}
.prose img{display:block;height:auto;margin:8px 0 24px}
.prose blockquote{margin:0 0 22px;padding:4px 0 4px 20px;border-left:3px solid var(--tang);color:var(--deep);font-size:20px}
.prose table{width:100%;border-collapse:collapse;margin:0 0 24px;font-size:16px;display:block;overflow-x:auto}
.prose th,.prose td{border:1px solid var(--line);padding:8px 10px;text-align:left}
.prose hr{border:0;border-top:1px solid var(--line);margin:32px 0}
.prose a.button{display:inline-flex;align-items:center;min-height:52px;padding:0 24px;background:var(--blue);color:#fff;text-decoration:none;font-family:var(--head);font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.yt{position:relative;margin:0 0 24px;aspect-ratio:16/9;background:#000}
.yt-play{all:unset;cursor:pointer;display:block;position:absolute;inset:0}
.yt-play img{display:block;width:100%;height:100%;object-fit:cover;margin:0}
.yt-btn{position:absolute;left:50%;top:50%;width:84px;height:84px;margin:-42px 0 0 -42px;background:var(--tang);color:var(--deep);display:flex;align-items:center;justify-content:center}
.yt iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.author-box{display:flex;gap:20px;padding:28px;border:1px solid var(--line);margin-top:16px}
.author-box img{width:88px;height:88px;border-radius:50%;object-fit:cover;flex:0 0 auto}
.value-cta{background:var(--deep);color:#fff;padding:28px;margin:8px 0 32px;display:flex;flex-direction:column;gap:12px}

@media (max-width:1100px){.art-grid{grid-template-columns:minmax(0,1fr) 280px}.art-grid .toc{display:none}}
@media (max-width:900px){
  .wrap{padding:0 20px}
  .nav,.hide-sm{display:none!important}
  .menu-btn{display:inline-flex}
  .stack,.two,.hero-grid,.mkt-panel,.blog-feature,.promo-dark,.art-grid,.foot-grid{grid-template-columns:minmax(0,1fr)!important}
  .grid3{grid-template-columns:minmax(0,1fr)}
  .hero h1{font-size:46px}
  .h2{font-size:36px!important}
  .sec{padding-top:64px;padding-bottom:64px}
  .hero-grid{padding-top:48px;padding-bottom:56px;gap:40px}
  .cred .wrap{grid-template-columns:repeat(2,minmax(0,1fr));row-gap:28px}
  .cred .wrap>div{padding:0 0 0 20px}
  .cred .wrap>div:nth-child(odd){border-left:0;padding-left:0}
  .ep-card{position:static;max-width:none;box-shadow:none;margin-top:0}
  .stat-flag{position:static;max-width:none;flex-direction:row;flex-wrap:wrap;align-items:baseline;gap:4px 12px;padding:12px 16px}
  .stat-flag .h{font-size:30px!important}
  .mkt-dark,.mkt-light{padding:28px}
  .mkt-dark .big{font-size:52px}
  .art-grid .side{position:static}
  .site-head .wrap{height:68px}
  .logo img{width:88px;height:50px}
  .head-actions .btn{min-height:44px;padding:0 14px;font-size:14px}
  .icon-btn{width:44px;height:44px}
  .blog-feature .img img{min-height:0;aspect-ratio:16/9}
  .sticky-cta{display:block}
  body.has-sticky{padding-bottom:84px}
}
.sticky-cta{display:none;position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--deep);padding:12px 20px calc(16px + env(safe-area-inset-bottom));border-top:1px solid var(--line-dark)}
.sticky-cta .btn{width:100%}
@media (min-width:901px){.sticky-cta{display:none!important}}

/* Orange highlights on key words */
.hl{color:#E2702C}
.hero .hl,.on-dark .hl{color:var(--tang-on-dark)}
.card:hover{border-color:var(--tang)}
.prose h2::after{content:"";display:block;width:40px;height:3px;background:var(--tang);margin-top:12px}
.prose a{text-decoration-color:var(--tang);text-underline-offset:3px}

/* Book Gary to speak (/bookgary/) */
.spk-photo{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%}
.spk-stats{display:flex;gap:32px;flex-wrap:wrap;border-top:1px solid rgba(255,255,255,.2);padding-top:20px}
.spk-stats>span{display:flex;flex-direction:column}
.spk-stats .h{font-size:28px;color:var(--tang-on-dark)}
.spk-stats>span>span:last-child{font-size:15px;color:rgba(255,255,255,.75)}
.spk-topics{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));border-top:1px solid var(--deep)}
.spk-topics>div{display:flex;gap:20px;padding:28px 24px 28px 0;border-bottom:1px solid rgba(20,54,92,.15)}
.spk-topics .n{font-size:26px;color:var(--blue);flex:0 0 40px}
.spk-topics>div>span:last-child{display:flex;flex-direction:column;gap:6px}
.spk-fit{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}
.spk-fit>div{border:1px solid rgba(255,255,255,.25);padding:20px}
.spk-fit .h{font-size:22px;color:#fff}
.spk-feature{margin:0;background:var(--mist);padding:48px;display:flex;flex-direction:column;gap:20px}
.spk-feature>.h{font-size:40px;color:var(--deep)}
.spk-feature blockquote{margin:0;font-size:20px}
.spk-quotes{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;align-items:start}
.spk-quotes figure{margin:0;border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:14px}
.spk-quotes .h{font-size:24px;color:var(--deep)}
.spk-quotes blockquote{margin:0;font-size:16px}
.spk-feature figcaption,.spk-quotes figcaption{display:flex;flex-direction:column;border-left:3px solid var(--tang);padding-left:14px;font-size:15px}
.spk-feature figcaption b,.spk-quotes figcaption b{color:var(--deep);font-size:16px}
.spk-form{background:#fff;color:var(--slate);padding:32px;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}
.spk-form .f{display:flex;flex-direction:column;gap:6px}
.spk-form label{font-weight:600;color:var(--deep);font-size:16px}
.spk-form .full{grid-column:1/-1}
.spk-form .form-msg.ok{color:#1a7f45}.spk-form .form-msg.err{color:#b3261e}
.rc-quotes{display:flex;flex-direction:column;gap:18px;margin-top:8px}
.rc-quotes figure{margin:0;border-left:3px solid var(--tang);padding-left:18px;display:flex;flex-direction:column;gap:8px}
.rc-quotes blockquote{margin:0;font-size:18px;color:#fff}
.rc-quotes figcaption{font-size:15px;color:rgba(255,255,255,.72)}
.rc-quotes figcaption b{color:#fff}
@media (max-width:900px){.spk-topics,.spk-fit,.spk-quotes,.spk-form{grid-template-columns:minmax(0,1fr)}.spk-feature{padding:28px}.spk-feature>.h{font-size:30px}}

/* About Gary (/about/) */
.about-promise{border-top:1px solid var(--deep);padding-top:24px;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:32px;align-items:baseline}
.about-promise .h{font-size:40px;color:var(--deep)}
.about-promise p{margin:0}
.about-list{display:flex;flex-direction:column;border-top:1px solid var(--deep)}
.about-list>div{padding:22px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:6px}
.about-list .h{font-size:26px;color:var(--deep)}
.about-list p{margin:0}
@media (max-width:900px){.about-promise{grid-template-columns:minmax(0,1fr);gap:12px}.about-promise .h{font-size:32px}}

/* Selling your parents' home (/selling-your-parents-home/) */
.faq{display:flex;flex-direction:column;border-top:1px solid var(--deep)}
.faq details{border-bottom:1px solid var(--line);padding:0}
.faq summary{cursor:pointer;list-style:none;padding:20px 40px 20px 0;position:relative;font-family:"Barlow Condensed",sans-serif;font-weight:600;font-size:24px;line-height:1.2;color:var(--deep)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:16px;font-size:28px;color:var(--blue)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{margin:0 0 20px}
.parents-band{background:var(--mist);border-bottom:1px solid rgba(20,54,92,.08)}
.parents-band .wrap{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:24px;align-items:center;padding-top:36px;padding-bottom:36px}
.parents-band .h{font-size:34px;color:var(--deep)}
.parents-band p{margin:6px 0 0}
@media (max-width:900px){.parents-band .wrap{grid-template-columns:minmax(0,1fr)}.parents-band .h{font-size:28px}.faq summary{font-size:21px}}

/* Homepage: About strip, Ask Gary, merged Latest section */
.about-strip .wrap{display:grid;grid-template-columns:minmax(0,.75fr) minmax(0,1.25fr);gap:64px;align-items:center}
.about-strip img{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 15%}
.about-quote{margin:0;border-left:3px solid var(--tang);padding-left:18px;display:flex;flex-direction:column;gap:6px}
.about-quote blockquote{margin:0;font-family:"Barlow Condensed",sans-serif;font-weight:600;font-size:26px;line-height:1.15;color:var(--deep)}
.about-quote figcaption{font-size:15px}
.about-quote figcaption b{color:var(--deep)}
.ask-form{background:#fff;border:1px solid var(--line);padding:28px;display:flex;flex-direction:column;gap:12px}
.listen-search{display:flex;margin-left:auto;flex:0 1 380px}
@media (max-width:900px){.about-strip .wrap{grid-template-columns:minmax(0,1fr);gap:28px}.about-strip img{max-height:420px}.listen-search{margin-left:0;flex:1 1 100%}}