:root{
  --black:#030507;--ink:#080c11;--navy:#0a1522;--navy2:#101f31;
  --gold:#c99a43;--gold2:#e6c574;--gold3:#f2d58e;
  --ivory:#f7f3e9;--paper:#fbfaf7;--text:#17202a;--muted:#63707c;
  --line:rgba(230,197,116,.30);--softline:#ded5c2;--max:1480px;
  --shadow:0 18px 60px rgba(3,8,15,.14);
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#fff;color:var(--text);font-family:Arial,Helvetica,sans-serif;-webkit-font-smoothing:antialiased}img{max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(94%,var(--max));margin:auto}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:50px;padding:14px 22px;border:1px solid var(--gold2);background:linear-gradient(135deg,#e9c979 0%,#bd8732 100%);color:#05080c!important;font-size:12px;font-weight:900;letter-spacing:.12em;text-transform:uppercase;transition:.22s ease;box-shadow:0 9px 26px rgba(169,117,36,.15)}.btn:hover{transform:translateY(-1px);filter:brightness(1.05)}.btn.ghost{background:transparent;color:#181f27!important;border-color:#9c7a40;box-shadow:none}.eyebrow{display:block;color:#9b742f;font-size:11px;font-weight:900;letter-spacing:.22em;text-transform:uppercase}.lead{font-size:18px;line-height:1.7;color:#5a6672}.section{padding:92px 0}.section-heading{max-width:880px;margin-bottom:38px}.section-heading.centered{text-align:center;margin-left:auto;margin-right:auto}.section h2,.recruit-band h2,.contact-band h2{margin:8px 0 18px;font:500 48px/1.08 Georgia,'Times New Roman',serif;letter-spacing:-.02em;color:#121920}

/* TOP + HEADER */
.nres-topbar{background:#020407;border-bottom:1px solid rgba(230,197,116,.22);color:#dce1e5}.nres-topbar .container{min-height:38px;display:flex;align-items:center;justify-content:space-between;gap:24px;font-size:12px;letter-spacing:.055em}.nres-topbar strong{color:var(--gold2);letter-spacing:.09em}.nres-header{position:relative;z-index:20;background:linear-gradient(180deg,#0b1118 0%,#04070b 100%);border-bottom:1px solid rgba(230,197,116,.28);box-shadow:0 12px 34px rgba(0,0,0,.18)}.nres-header-main{min-height:126px;display:flex;align-items:center;justify-content:space-between;gap:34px}.nres-brand{display:flex;align-items:center;min-width:0}.nres-brand img{display:block;width:430px;max-width:37vw;height:auto;filter:drop-shadow(0 5px 18px rgba(0,0,0,.32))}.nres-actions{display:flex;align-items:center;justify-content:flex-end;gap:20px}.nres-phone{min-width:250px;padding:10px 18px;display:flex;flex-direction:column;align-items:center;border-left:1px solid var(--line);border-right:1px solid var(--line)}.nres-phone-number{color:#fff;font:600 34px/1 Georgia,'Times New Roman',serif;letter-spacing:.01em}.nres-call-now{margin-top:7px;color:var(--gold2);font-size:11px;font-weight:900;letter-spacing:.28em}.nres-contact{min-width:154px}.nres-toggle{display:none;align-items:center;gap:8px;border:1px solid rgba(230,197,116,.45);background:#070b10;color:#fff;padding:11px 13px}.hamb{font-size:20px}.menu-word{font-size:10px;letter-spacing:.16em;font-weight:900}.nres-navrow{background:#020407;border-top:1px solid rgba(230,197,116,.17)}.nres-menu{display:grid;grid-template-columns:repeat(7,1fr);align-items:stretch}.nres-menu a{display:flex;align-items:center;justify-content:center;min-height:58px;padding:13px 10px;color:#f5f6f7;font-size:15px;font-weight:800;letter-spacing:.055em;border-left:1px solid rgba(230,197,116,.17);transition:.2s}.nres-menu a:last-child{border-right:1px solid rgba(230,197,116,.17)}.nres-menu a:hover{color:var(--gold2);background:linear-gradient(180deg,rgba(230,197,116,.12),rgba(230,197,116,.02))}

/* HOME HERO: approved actual artwork */
.home-hero{display:block;background:#020407;overflow:hidden;border-bottom:1px solid var(--gold)}.home-hero img{display:block;width:100%;height:auto}.home-mobile-hero{display:none}.home-primary-actions{padding:0;background:linear-gradient(180deg,#0b1118 0%,#030507 100%);border-bottom:1px solid rgba(230,197,116,.5)}.quicklinks-grid{display:grid;grid-template-columns:repeat(3,1fr)}.home-primary-actions a{position:relative;display:flex;flex-direction:column;justify-content:center;min-height:124px;padding:25px 62px 25px 30px;border-left:1px solid rgba(230,197,116,.24);transition:.22s}.home-primary-actions a:last-child{border-right:1px solid rgba(230,197,116,.24)}.home-primary-actions a::after{content:'→';position:absolute;right:28px;top:50%;transform:translateY(-50%);color:var(--gold2);font-size:29px}.home-primary-actions a:hover{background:linear-gradient(135deg,rgba(230,197,116,.13),rgba(230,197,116,.02))}.home-primary-actions span{color:#fff;font:500 25px/1.1 Georgia,'Times New Roman',serif;letter-spacing:.04em}.home-primary-actions small{margin-top:8px;color:#bdc5cd;font-size:12px;line-height:1.45;letter-spacing:.02em}.luxury-trust-strip{padding:26px 0;background:var(--ivory);border-bottom:1px solid #dfd5c1}.luxury-trust-grid{display:grid;grid-template-columns:repeat(4,1fr)}.luxury-trust-grid>div{text-align:center;padding:6px 18px;border-right:1px solid #d8c9a9}.luxury-trust-grid>div:last-child{border-right:0}.luxury-trust-grid strong{display:block;color:#171d24;font:600 29px/1 Georgia,serif}.luxury-trust-grid span{display:block;margin-top:6px;color:#80612c;font-size:10px;font-weight:900;letter-spacing:.18em}

/* HOME SECTIONS */
.feature-band{background:radial-gradient(circle at 78% 0%,#172637 0%,#0b121b 34%,#030507 82%);color:#fff;border-top:1px solid rgba(230,197,116,.2);border-bottom:1px solid rgba(230,197,116,.28)}.feature-band h2{color:#fff}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.service-card{display:flex;flex-direction:column;min-height:278px;padding:31px;border:1px solid rgba(230,197,116,.22);background:linear-gradient(180deg,rgba(255,255,255,.055),rgba(255,255,255,.015));transition:.22s}.service-card:hover{transform:translateY(-4px);border-color:rgba(230,197,116,.62);background:linear-gradient(180deg,rgba(230,197,116,.09),rgba(255,255,255,.018))}.service-card b{color:var(--gold2);font:600 15px Georgia,serif;letter-spacing:.16em}.service-card h3{margin:28px 0 10px;color:#fff;font:500 31px Georgia,serif}.service-card p{flex:1;margin:0 0 20px;color:#c4ccd4;line-height:1.7}.service-card span{color:var(--gold2);font-size:10px;font-weight:900;letter-spacing:.09em}.area-showcase{background:#f6f2e9}.market-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.market-grid a{min-height:190px;padding:28px;display:flex;flex-direction:column;justify-content:flex-end;background:linear-gradient(180deg,#111b27,#05080c);border:1px solid rgba(201,154,67,.52);box-shadow:var(--shadow);transition:.22s}.market-grid a:hover{transform:translateY(-3px);border-color:var(--gold2)}.market-grid strong{color:#fff;font:500 31px Georgia,serif}.market-grid span{margin-top:6px;color:#dec68c;font-size:11px;letter-spacing:.08em}.center-actions{display:flex;gap:12px;justify-content:center;margin-top:28px}.broker-section{background:#fff}.broker-grid{display:grid;grid-template-columns:minmax(320px,.84fr) 1.16fr;gap:64px;align-items:center}.broker-image{padding:8px;background:#05080c;border:1px solid var(--gold);box-shadow:0 22px 60px rgba(0,0,0,.13)}.broker-image img{display:block;width:100%;height:auto}.broker-copy h2{margin:8px 0 6px;font:500 55px Georgia,serif}.broker-title{font-size:12px;font-weight:900;letter-spacing:.12em;color:#8a6b34}.broker-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin:30px 0}.broker-stats>div{padding:17px;background:#f8f4eb;border:1px solid #e1d5bd}.broker-stats strong{display:block;font:600 25px Georgia,serif}.broker-stats span{display:block;margin-top:4px;font-size:10px;letter-spacing:.08em;color:#745d34}.recruit-band{padding:82px 0;background:linear-gradient(115deg,#030507,#101c29 62%,#04070b);color:#fff;border-top:1px solid rgba(230,197,116,.22);border-bottom:1px solid rgba(230,197,116,.22)}.recruit-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:70px;align-items:center}.recruit-band h2{color:#fff}.recruit-band p{color:#cbd2d9;line-height:1.7}.recruit-actions{display:flex;flex-direction:column;gap:13px;align-items:flex-start}.recruit-actions>a:not(.btn){color:var(--gold2);font-size:12px;font-weight:900;letter-spacing:.06em}.contact-band{padding:88px 0;background:linear-gradient(180deg,#f4efe5,#e9e0cf)}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}.direct-phone a{font:600 36px Georgia,serif;color:#141b22}.formbox{padding:28px;background:#fffdfa;border:1px solid #d4c19a;box-shadow:0 18px 50px rgba(38,31,20,.08)}.formgrid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.formgrid textarea,.formgrid select,.formgrid input{width:100%;min-height:52px;padding:14px;border:1px solid #d8cfbd;background:#fff;color:#18212a}.formgrid textarea{grid-column:1/-1;min-height:118px;resize:vertical}.formgrid select{appearance:auto}.formbox .btn{margin-top:13px}.form-note{font-size:11px;color:#74808a;line-height:1.5}.hp{display:none!important}

/* INTERIOR PAGES */
.page-hero{padding:94px 0 88px;background:linear-gradient(115deg,#020406 0%,#07111b 48%,#0d1d2b 100%);color:#fff;border-bottom:1px solid rgba(230,197,116,.55)}.page-hero .container{max-width:1220px;margin-left:max(3%,calc((100% - var(--max))/2 + 3%))}.breadcrumbs{margin-bottom:18px;color:#d6b86f;font-size:10px;font-weight:900;letter-spacing:.15em;text-transform:uppercase}.page-hero .eyebrow{color:#d6b86f}.page-hero h1{max-width:930px;margin:9px 0 15px;font:500 64px/1.02 Georgia,'Times New Roman',serif;letter-spacing:-.025em}.page-hero .lead{max-width:850px!important;margin:0;color:#dce2e8!important;font-size:18px;line-height:1.65}.content{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:70px;align-items:start}.article{max-width:860px}.article>p:first-child{font:500 22px/1.65 Georgia,serif;color:#26323d}.article h2{margin:48px 0 15px;font:500 39px/1.13 Georgia,serif;color:#10171e}.article h3{margin:34px 0 12px;font:500 27px Georgia,serif;color:#1b2530}.article p,.article li{font-size:16px;line-height:1.82;color:#4a5661}.article ul{padding-left:22px}.article li{margin:8px 0}.sidebar{position:sticky;top:22px}.mini{display:flex;flex-direction:column;padding:24px;background:#f5efe3;border-left:3px solid var(--gold);margin-bottom:18px}.mini strong{font:600 18px Georgia,serif;margin-bottom:10px}.mini a{padding:9px 0;border-top:1px solid #dfd3bc;color:#735b2f;font-size:12px;font-weight:800}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.card{padding:25px;border:1px solid #ded6c7;background:#fff;box-shadow:0 10px 28px rgba(12,18,26,.05)}.card h3{margin:8px 0 12px;font:500 25px Georgia,serif}.tag{display:inline-flex;padding:7px 10px;background:#f4ead2;border:1px solid #e0c992;color:#735522;font-size:9px;font-weight:900;letter-spacing:.12em}.dark{background:#05080c;color:#fff}.dark h2,.dark h3{color:#fff}.dark p{color:#cbd2d9}.feature{border:1px solid rgba(230,197,116,.25);background:rgba(255,255,255,.03)}.notice{padding:18px 20px;background:#f7f1e4;border-left:3px solid var(--gold);color:#5c513f;line-height:1.7}.brand-options{display:grid;grid-template-columns:1fr 1fr;gap:20px}.brand-option{padding:24px;border:1px solid #ded4c2;background:#fff}

/* FOOTER */
.footer{padding:68px 0 0;background:radial-gradient(circle at 12% 0%,#14202b,#05080c 48%,#020304);color:#cbd2d8;border-top:1px solid rgba(230,197,116,.26)}.footgrid{display:grid;grid-template-columns:1.7fr repeat(3,1fr);gap:52px;padding-bottom:52px}.footer-brand img{display:block;width:350px;max-width:100%}.footer p{line-height:1.7;color:#aeb8c1}.footer h4{margin:0 0 16px;color:var(--gold2);font-size:11px;letter-spacing:.18em}.footer a{display:block;padding:5px 0;color:#c8d0d7;font-size:13px}.footer a:hover{color:var(--gold2)}.footer-broker strong{color:#fff}.footer-broker a{display:inline;color:var(--gold2);font-size:inherit}.footer-bottom{min-height:66px;display:flex;align-items:center;justify-content:space-between;gap:20px;border-top:1px solid rgba(255,255,255,.08);font-size:11px;color:#89949e}.footer-bottom a{display:inline;padding:0}

/* TABLET */
@media(max-width:1100px){
 .nres-header-main{min-height:108px}.nres-brand img{width:330px}.nres-phone{min-width:210px}.nres-phone-number{font-size:28px}.nres-menu a{font-size:13px}.service-grid{grid-template-columns:repeat(2,1fr)}.market-grid{grid-template-columns:repeat(2,1fr)}.content{grid-template-columns:minmax(0,1fr) 340px;gap:40px}.footgrid{grid-template-columns:1.4fr 1fr 1fr}.footgrid>div:last-child{display:none}
}

/* MOBILE */
@media(max-width:820px){
 .container{width:92%}.desktop-only{display:none}.nres-topbar .container{min-height:34px;justify-content:center;font-size:10px}.nres-topbar .container>span:first-child{display:none}.nres-header-main{min-height:82px;padding:10px 0;flex-wrap:wrap;gap:10px}.nres-brand img{width:225px;max-width:64vw}.nres-toggle{display:flex;margin-left:auto}.nres-actions{order:3;width:100%;display:flex;justify-content:center;padding:9px 0 2px;border-top:1px solid rgba(230,197,116,.17)}.nres-phone{width:100%;min-width:0;border:0;padding:5px 0}.nres-phone-number{font-size:25px}.nres-call-now{font-size:9px}.nres-contact{display:none}.nres-navrow{display:none}.nres-header.open .nres-navrow{display:block}.nres-menu{display:flex;flex-direction:column}.nres-menu a{min-height:46px;justify-content:flex-start;padding:12px 4%;border-left:0;border-right:0;border-bottom:1px solid rgba(255,255,255,.07);font-size:13px}.home-hero{display:none}.home-mobile-hero{display:block;background:#030507;color:#fff;border-bottom:1px solid var(--gold)}.home-mobile-photo img{display:block;width:100%;height:auto}.home-mobile-intro{padding:20px 14px 23px;text-align:center;background:linear-gradient(180deg,#0a1118,#030507)}.home-mobile-intro .eyebrow{color:#d3ad5d;font-size:9px;line-height:1.6}.home-mobile-intro h1{margin:8px 0 5px;color:var(--gold2);font:500 40px Georgia,serif}.mobile-role{margin:0;color:#fff;font:500 18px Georgia,serif;letter-spacing:.04em}.mobile-license{margin:7px 0 0;color:#d9bc75;font-size:10px;font-weight:900;letter-spacing:.18em}.quicklinks-grid{grid-template-columns:1fr}.home-primary-actions a{min-height:88px;padding:17px 50px 17px 22px;border-right:1px solid rgba(230,197,116,.24);border-bottom:1px solid rgba(230,197,116,.18)}.home-primary-actions span{font-size:21px}.home-primary-actions small{margin-top:5px;font-size:11px}.home-primary-actions a::after{right:19px}.luxury-trust-grid{grid-template-columns:1fr 1fr}.luxury-trust-grid>div{padding:13px 8px;border-bottom:1px solid #d8c9a9}.luxury-trust-grid>div:nth-child(2){border-right:0}.luxury-trust-grid>div:nth-child(3),.luxury-trust-grid>div:nth-child(4){border-bottom:0}.luxury-trust-grid strong{font-size:24px}.section{padding:64px 0}.section h2,.recruit-band h2,.contact-band h2{font-size:39px}.service-grid,.market-grid,.broker-grid,.recruit-grid,.contact-grid,.content{grid-template-columns:1fr}.service-card{min-height:auto}.market-grid a{min-height:150px}.broker-grid{gap:32px}.broker-copy h2{font-size:45px}.broker-stats{grid-template-columns:1fr 1fr}.recruit-band{padding:64px 0}.recruit-grid{gap:28px}.contact-band{padding:64px 0}.formgrid{grid-template-columns:1fr}.formgrid textarea{grid-column:auto}.page-hero{padding:58px 0 56px}.page-hero .container{margin:auto}.page-hero h1{font-size:46px}.page-hero .lead{font-size:16px}.sidebar{position:static}.article h2{font-size:34px}.article>p:first-child{font-size:19px}.grid{grid-template-columns:1fr 1fr}.footgrid{grid-template-columns:1fr 1fr;gap:34px}.footgrid>div:last-child{display:block}.footer-brand{grid-column:1/-1}.footer-bottom{padding:20px 0;align-items:flex-start;flex-direction:column}
}
@media(max-width:540px){
 .nres-brand img{width:195px}.nres-phone-number{font-size:23px}.home-mobile-intro h1{font-size:37px}.section{padding:54px 0}.section h2,.recruit-band h2,.contact-band h2{font-size:34px}.market-grid,.grid,.footgrid{grid-template-columns:1fr}.broker-stats{grid-template-columns:1fr}.page-hero h1{font-size:39px}.article h2{font-size:31px}.center-actions{flex-direction:column}.center-actions .btn{width:100%}.footer-brand{grid-column:auto}.footer-brand img{width:275px}
}
/* FINAL CLEANUP — no borrowed/embedded-text background art on interior pages */
.page-hero{
  position:relative;overflow:hidden;
  background:
    radial-gradient(circle at 78% 18%,rgba(35,63,91,.72) 0%,rgba(14,29,44,.34) 28%,rgba(3,7,11,0) 55%),
    linear-gradient(115deg,#020406 0%,#07111b 48%,#0d1d2b 100%);
}
.page-hero::after{content:'';position:absolute;inset:auto 0 0;height:1px;background:linear-gradient(90deg,transparent,#d6ae58 20%,#d6ae58 80%,transparent)}
.sidebar .formgrid{grid-template-columns:1fr}.sidebar .formgrid textarea{grid-column:auto}.sidebar .formbox input,.sidebar .formbox select,.sidebar .formbox textarea{display:block;width:100%}