:root{--navy:#0f2a44;--navy2:#173a5e;--gold:#c8a24a;--ink:#1d2430;--mut:#5b6575;--bg:#f6f4ef;--card:#fff;--line:#e3dfd6;--r:14px;--sh:0 6px 24px rgba(15,42,68,.10)}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font:16px/1.6 system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;color:var(--ink);background:var(--bg)}
img{max-width:100%;display:block}a{color:var(--navy2)}
h1,h2,h3{font-family:Georgia,"Times New Roman",serif;line-height:1.2;color:var(--navy);margin:0 0 .5em}
h1{font-size:clamp(2rem,6vw,3.2rem)}h2{font-size:clamp(1.5rem,4vw,2.2rem)}h3{font-size:1.2rem}
.wrap{max-width:1160px;margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:#fff;padding:8px;z-index:99}
/* GREC header: firm name + office phone >= agent name + phone */
.topbar{background:var(--navy);color:#fff;font-size:15px}
.topbar .wrap{display:grid;grid-template-columns:1fr 1fr;gap:6px 16px;padding-top:8px;padding-bottom:8px}
.topbar .who{font-weight:700;font-size:15px}.topbar a{color:#fff;text-decoration:none;font-weight:700;font-size:15px}
.topbar .firm{text-align:right}
@media(max-width:700px){.topbar .wrap{grid-template-columns:1fr 1fr;font-size:14px}.topbar .who,.topbar a{font-size:14px}}
header.site{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px;padding-top:12px;padding-bottom:12px}
.brand{text-decoration:none;color:var(--navy);font-family:Georgia,serif;font-weight:700;font-size:1.15rem;line-height:1.15}
.brand small{display:block;font-family:system-ui,sans-serif;font-weight:600;font-size:.78rem;color:var(--mut);letter-spacing:.02em}
nav.main ul{list-style:none;display:flex;gap:18px;margin:0;padding:0}
nav.main a{text-decoration:none;color:var(--ink);font-weight:600}nav.main a:hover{color:var(--gold)}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:8px;padding:8px 12px;font-weight:700}
@media(max-width:900px){.menu-btn{display:block}nav.main{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line)}nav.main.open{display:block}nav.main ul{flex-direction:column;padding:12px 20px;gap:12px}}
.btn{display:inline-block;padding:14px 22px;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:1rem;text-align:center}
.btn-gold{background:var(--gold);color:#1b1404}.btn-gold:hover{filter:brightness(1.05)}
.btn-navy{background:var(--navy);color:#fff}.btn-ghost{border-color:#fff;color:#fff}.btn-line{border-color:var(--navy);color:var(--navy);background:#fff}
.hero{background:linear-gradient(135deg,rgba(15,42,68,.94),rgba(23,58,94,.86)),repeating-linear-gradient(45deg,#1b4268 0 2px,transparent 2px 14px);color:#fff;padding:64px 0 72px}
.hero h1,.hero h2{color:#fff}.hero p.lead{font-size:1.15rem;max-width:640px;opacity:.95}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:22px}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:700;color:var(--gold)}
section.blk{padding:56px 0}section.alt{background:#fff}
.grid{display:grid;gap:20px}.g2{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}.g3{grid-template-columns:repeat(auto-fit,minmax(250px,1fr))}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:24px;box-shadow:var(--sh)}
.card.path h3{font-size:1.5rem}.card.path .btn{margin-top:10px}
.steps{counter-reset:s;list-style:none;padding:0;display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.steps li{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:20px 20px 20px 62px;position:relative}
.steps li:before{counter-increment:s;content:counter(s);position:absolute;left:18px;top:18px;width:30px;height:30px;border-radius:50%;background:var(--gold);color:#1b1404;font-weight:800;display:grid;place-items:center}
.listings{display:grid;gap:20px;grid-template-columns:repeat(auto-fill,minmax(260px,1fr))}
.lcard{background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;box-shadow:var(--sh);display:flex;flex-direction:column}
.lcard .ph{position:relative;aspect-ratio:4/3;background:#ddd}.lcard .ph img{width:100%;height:100%;object-fit:cover}
.badge{position:absolute;top:10px;left:10px;background:var(--navy);color:#fff;font-size:.75rem;font-weight:700;padding:4px 10px;border-radius:999px}
.lcard .bd{padding:16px;display:flex;flex-direction:column;gap:4px;flex:1}
.price{font-size:1.4rem;font-weight:800;color:var(--navy)}.addr{font-weight:600}.facts{color:var(--mut);font-size:.92rem}
.court{font-size:.82rem;color:var(--mut);border-top:1px solid var(--line);padding-top:8px;margin-top:auto}
.lcard a.more{font-weight:700;font-size:.92rem}
.note{font-size:.88rem;color:var(--mut)}
.ph-box{border:2px dashed var(--gold);background:#fffaf0;color:#7a5a12;border-radius:var(--r);padding:16px;text-align:center;font-weight:700}
.searches{display:grid;gap:12px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.searches a{display:block;background:#fff;border:1px solid var(--line);border-radius:12px;padding:16px;text-decoration:none;color:var(--navy);font-weight:700;box-shadow:var(--sh)}
.searches a span{display:block;font-weight:400;color:var(--mut);font-size:.88rem}
form.lead{display:grid;gap:14px}form.lead .row{display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(200px,1fr))}
label{font-weight:600;font-size:.92rem;display:grid;gap:6px}
input,select,textarea{font:inherit;padding:12px;border:1px solid #cfc9bc;border-radius:10px;background:#fff;width:100%}
input:focus,select:focus,textarea:focus{outline:3px solid rgba(200,162,74,.45);border-color:var(--gold)}
.consent{font-weight:400;font-size:.82rem;color:var(--mut);display:flex;gap:10px;align-items:flex-start}.consent input{width:auto;margin-top:4px}
.formcard{background:#fff;border-radius:var(--r);padding:26px;box-shadow:0 10px 40px rgba(0,0,0,.18);color:var(--ink)}
.formcard h2{font-size:1.5rem}
.hero-split{display:grid;gap:32px;grid-template-columns:1.1fr 1fr;align-items:start}@media(max-width:900px){.hero-split{grid-template-columns:1fr}}
.msg{padding:12px;border-radius:10px;display:none}.msg.err{display:block;background:#fde8e8;color:#8a1c1c}
.sticky-cta{display:none}@media(max-width:700px){.sticky-cta{display:grid;grid-template-columns:1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:30;box-shadow:0 -4px 16px rgba(0,0,0,.15)}.sticky-cta a{padding:14px;text-align:center;font-weight:800;text-decoration:none}.sticky-cta a:first-child{background:var(--navy);color:#fff}.sticky-cta a:last-child{background:var(--gold);color:#1b1404}body{padding-bottom:52px}}
footer.site{background:#0b1f33;color:#cfd6df;padding:40px 0 24px;font-size:.92rem}
footer.site a{color:#fff}footer.site h4{color:#fff;margin:0 0 8px;font-size:1rem}
footer .cols{display:grid;gap:24px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.eho{display:flex;gap:12px;align-items:center;margin-top:20px;border-top:1px solid #23405e;padding-top:18px}
.eho svg{flex:none}
.prose{max-width:780px}.prose h2{margin-top:1.4em}
.facts-list{padding-left:1.2em}.crumbs{font-size:.85rem;margin-bottom:8px}.crumbs a{color:#fff}

/* Dark header bar for white/gold logos. ROG Edge logo is larger than the Pollard mark (GREC prominence). */
header.site{background:#0d0d0d;border-bottom:2px solid var(--gold)}
.brand{display:flex;align-items:center;gap:14px}
.brand img.rog{height:52px;width:auto}.brand img.pps{height:40px;width:auto}
.brand .sep{width:1px;height:40px;background:#555}
nav.main a{color:#fff}.menu-btn{color:#fff;border-color:#555}
@media(max-width:900px){nav.main{background:#0d0d0d}}
@media(max-width:480px){.brand img.rog{height:34px}.brand img.pps{height:28px}.brand .sep{height:28px}.brand{gap:10px}}