:root{--navy:#0b2035;--blue:#075aa5;--gold:#d9ad23;--gold-deep:#9a7000;--mist:#eef3f6;--ink:#17283a;--muted:#5c6875;--white:#fff;--line:#d7e0e7}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:Arial,Helvetica,sans-serif;line-height:1.6;background:#fff}img{max-width:100%;display:block}a{color:inherit}.wrap{width:min(1180px,calc(100% - 40px));margin:auto}.site-header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line)}.nav{min-height:84px;display:flex;align-items:center;gap:28px}.brand-pair{display:flex;align-items:center;gap:20px;margin-right:auto}.rrg-logo{width:112px;height:66px;object-fit:contain}.big-logo{width:145px}.nav-links{display:flex;gap:28px;align-items:center}.nav-links a{text-decoration:none;font-weight:700;font-size:.95rem}.nav-cta,.button{display:inline-flex;align-items:center;justify-content:center;border-radius:4px;padding:13px 20px;text-decoration:none;font-weight:700;border:1px solid var(--navy);background:var(--navy);color:white}.button.secondary{background:transparent;color:var(--navy)}.button:hover,.button:focus-visible,.nav-cta:hover,.nav-cta:focus-visible{background:var(--gold);border-color:var(--gold);color:var(--navy)}.hero{background:var(--mist);overflow:hidden}.hero-grid{min-height:650px;display:grid;grid-template-columns:1.15fr .85fr;align-items:center;gap:70px}.eyebrow{font-size:.82rem;letter-spacing:.16em;text-transform:uppercase;font-weight:800;color:var(--gold-deep)}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;color:var(--navy);line-height:1.08}h1{font-size:clamp(3rem,6vw,5.8rem);margin:.25em 0 .2em}h2{font-size:clamp(2.2rem,4vw,4rem);margin:.2em 0}.hero-copy>p{font-size:1.18rem;max-width:650px;color:var(--muted)}.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin:30px 0}.quick-contact{display:flex;gap:26px;flex-wrap:wrap;font-weight:700}.quick-contact a{text-decoration:none}.portrait-card{position:relative;align-self:end}.portrait-card:before{content:"";position:absolute;inset:44px -34px 0 34px;background:var(--gold)}.portrait-card img{position:relative;aspect-ratio:1/1.08;object-fit:cover;object-position:center top}.portrait-note{position:absolute;right:-20px;bottom:30px;background:var(--navy);color:white;padding:14px 18px;font-weight:800;letter-spacing:.1em;text-transform:uppercase}.section{padding:96px 0}.section-intro{max-width:760px;margin-bottom:45px}.section-intro p{font-size:1.1rem;color:var(--muted)}.services{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line)}.service{padding:42px;border-right:1px solid var(--line);border-top:4px solid var(--gold)}.service:last-child{border:0}.service-number{font-weight:800;color:var(--blue)}.service h3{font-size:2rem;margin:55px 0 12px}.service p{color:var(--muted)}.about{background:var(--navy);color:white}.about h2,.about h3{color:white}.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.about p{color:#d8e2eb;font-size:1.08rem}.promise{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:35px}.promise div{border-top:2px solid var(--gold);padding-top:14px;font-weight:700}.contact{background:var(--mist)}.contact-grid{display:grid;grid-template-columns:.75fr 1.25fr;gap:70px}.contact-details{display:grid;gap:16px;margin-top:30px}.contact-details a{text-decoration:none;font-weight:700}.form{background:white;padding:38px;border:1px solid var(--line)}.fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field.full{grid-column:1/-1}.field label{display:block;font-weight:700;margin-bottom:6px}.field input,.field select,.field textarea{width:100%;font:inherit;padding:12px 13px;border:1px solid #aab8c4;border-radius:3px;background:white}.field textarea{min-height:130px}.consent{display:flex;gap:12px;align-items:flex-start;margin:20px 0;font-size:.84rem;color:#4c5b68}.consent input{margin-top:5px;flex:0 0 auto}.consent a{color:var(--blue)}.form-note{font-size:.8rem;color:var(--muted)}footer{background:#06182a;color:white;padding:55px 0 30px}.footer-grid{display:grid;grid-template-columns:1fr auto;gap:50px;align-items:start}.footer-logos{display:flex;align-items:center;gap:22px}.footer-logos .rrg-logo{width:118px;height:82px}.footer-logos .big-logo{filter:brightness(0) invert(1)}.footer-links{display:flex;gap:22px;flex-wrap:wrap}.footer-links a{color:white}.legal-copy{max-width:850px}.legal-copy h1{font-size:3.4rem}.legal-copy h2{font-size:1.7rem;margin-top:38px}.legal-copy li{margin-bottom:14px}.back{display:inline-block;margin:32px 0;color:var(--blue);font-weight:700}.mobile-toggle{display:none;background:none;border:0;font-size:1.7rem}.status{padding:10px 12px;margin-top:15px;background:#edf8ef;color:#155724;display:none}.mls{background:#f7f4ed}.mls-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:70px;align-items:center}.mls-panel{background:var(--navy);color:white;padding:42px}.mls-panel h3{color:white;font-size:2rem;margin-top:0}.mls-panel p{color:#d8e2eb}.mls-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:26px}.mls-actions .button.secondary{color:white;border-color:var(--gold)}.mls-note{font-size:.82rem;color:var(--muted);margin-top:18px}
@media(max-width:900px){.nav{min-height:72px}.brand-pair{gap:10px}.rrg-logo{width:86px;height:54px}.big-logo{width:112px}.mobile-toggle{display:block}.nav-links{display:none;position:absolute;top:72px;left:0;right:0;background:white;padding:22px 20px;border-bottom:1px solid var(--line);flex-direction:column;align-items:flex-start}.nav-links.open{display:flex}.nav-cta{display:none}.hero-grid{grid-template-columns:1fr;gap:25px;padding-top:60px}.portrait-card{width:min(520px,88%);margin:auto}.services{grid-template-columns:1fr}.service{border-right:0;border-bottom:1px solid var(--line)}.service h3{margin-top:20px}.about-grid,.contact-grid,.mls-grid{grid-template-columns:1fr}.promise{grid-template-columns:1fr}.fields{grid-template-columns:1fr}.field.full{grid-column:auto}.footer-grid{grid-template-columns:1fr}.footer-logos{flex-wrap:wrap}}
@media(max-width:560px){.wrap{width:min(100% - 26px,1180px)}.section{padding:70px 0}.hero-grid{min-height:auto}.hero-actions{display:grid}.button{width:100%}.quick-contact{display:grid;gap:8px}h1{font-size:3.35rem}.form{padding:24px 18px}.portrait-note{right:-8px}.footer-links{display:grid}.big-logo{width:104px}}

/* Featured homes and team */
.service small{display:block;margin-top:16px;color:var(--muted);font-size:.78rem}.featured{background:#fff}.listing-heading{display:flex;justify-content:space-between;gap:40px;align-items:end;margin-bottom:34px}.listing-heading>div:first-child{max-width:760px}.listing-heading p{color:var(--muted);font-size:1.08rem}.listing-controls{display:flex;align-items:center;gap:12px;white-space:nowrap}.listing-arrow{width:48px;height:48px;border:1px solid var(--navy);border-radius:50%;background:#fff;color:var(--navy);font-size:1.35rem;cursor:pointer}.listing-arrow:hover,.listing-arrow:focus-visible{background:var(--gold)}.listing-count{min-width:52px;text-align:center;font-weight:700}.listing-card{display:grid;grid-template-columns:1.35fr .9fr;background:var(--navy);color:#fff;min-height:490px;overflow:hidden}.listing-card[hidden]{display:none}.listing-card>img{width:100%;height:100%;min-height:490px;object-fit:cover}.listing-copy{padding:50px;display:flex;flex-direction:column;justify-content:center}.listing-tag{color:var(--gold);font-weight:800;letter-spacing:.08em;text-transform:uppercase;font-size:.78rem}.listing-copy h3{color:#fff;font-size:clamp(2.2rem,4vw,3.6rem);margin:14px 0 4px}.listing-location{margin:0 0 28px;color:#d8e2eb}.listing-facts{display:flex;flex-wrap:wrap;gap:12px 20px;border-top:1px solid #375069;border-bottom:1px solid #375069;padding:20px 0}.listing-facts strong{width:100%;font-size:1.65rem;color:#fff}.listing-facts span{color:#d8e2eb}.listing-actions{display:flex;align-items:center;flex-wrap:wrap;gap:22px;margin-top:28px}.listing-actions>a:not(.button){color:#fff;font-weight:700}.team-intro{max-width:880px;margin-bottom:42px}.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.team-card{display:grid;grid-template-columns:220px 1fr;background:#102d49;border-top:4px solid var(--gold);overflow:hidden}.team-card>img{width:100%;height:100%;min-height:300px;object-fit:cover}.team-card:not(.beto-card)>img{object-fit:contain;background:#063763}.team-card>div{padding:30px}.team-card h3{font-size:1.7rem;margin:0 0 8px}.team-card a{display:block;color:#fff;font-weight:700;margin-top:8px}.team-role{color:var(--gold)!important;text-transform:uppercase;letter-spacing:.08em;font-size:.82rem!important;font-weight:800}.team-office{font-size:.82rem!important;margin-top:18px}
@media(max-width:980px){.listing-card{grid-template-columns:1fr}.listing-card>img{height:auto;min-height:0;aspect-ratio:16/10}.team-grid{grid-template-columns:1fr}.team-card{grid-template-columns:200px 1fr}}
@media(max-width:620px){.listing-heading{align-items:flex-start;flex-direction:column}.listing-copy{padding:28px 22px}.listing-card{min-height:0}.listing-card>img{aspect-ratio:4/3}.listing-actions{align-items:stretch;flex-direction:column}.listing-actions .button{width:100%}.team-card{grid-template-columns:1fr}.team-card>img{height:auto;min-height:0;aspect-ratio:16/10}.team-card:not(.beto-card)>img{object-fit:cover}.team-card>div{padding:24px}}