/* Stacked lockup (10/14): large over the hero, then shrinks into the 68px band on scroll. The
   band height (3.25rem inner + .5rem padding) is what every sticky offset on the site assumes. */
.mm2_nav:not(.is-scrolled) { background-color: transparent; padding-top: 2rem; padding-bottom: 2rem; border-bottom-color: transparent; box-shadow: none; }
.mm2_nav:not(.is-scrolled) .mm2_nav-logo { height: 5.75rem; }
@media (min-width: 1280px) { .mm2_nav:not(.is-scrolled) .mm2_nav-logo { height: 6.25rem; } }
@media (max-width: 767px) { .mm2_nav:not(.is-scrolled) { padding-top: 1.25rem; padding-bottom: 1.25rem; } .mm2_nav:not(.is-scrolled) .mm2_nav-logo { height: 4.5rem; } }

#mm2-search input::placeholder { color: rgba(255,255,255,0.65); }
  #mm2-search input { font: inherit; }
  #mm2-search input:focus { outline: none; }
  #mm2-search:focus-within { border-color: rgba(255,255,255,0.7); }
  .mm2_hs-panel { display: none; position: absolute; top: calc(100% + 0.5rem); left: 0; right: 0; background: rgba(11,31,51,0.92); backdrop-filter: blur(14px); border: 1px solid rgba(255,255,255,0.18); border-radius: 0.25rem; overflow: hidden; z-index: 50; text-align: left; }
  .mm2_hs-item { display: flex; align-items: center; gap: 0.75rem; padding: 0.65rem 1rem; color: #fff; text-decoration: none; }
  .mm2_hs-item:hover { background: rgba(255,255,255,0.08); }
  .mm2_hs-item img { width: 44px; height: 33px; object-fit: cover; border-radius: 0.25rem; flex: none; }
  .mm2_hs-main { font-size: 0.9rem; flex: 1; }
  .mm2_hs-sub { font-size: 0.75rem; color: rgba(255,255,255,0.6); white-space: nowrap; }

  /* Hero video layer (poster + veil remain as fallback). */
  .mm2_hero-vid { display: block; width: 100%; height: 100%; object-fit: cover; }

  /* Fixed header: transparent over the hero, morphs into a compact blurred band once scrolled. */
  .mm2_nav { transition: background-color .55s cubic-bezier(.16,1,.3,1), padding .55s cubic-bezier(.16,1,.3,1), box-shadow .55s cubic-bezier(.16,1,.3,1), border-color .55s cubic-bezier(.16,1,.3,1); border-bottom: 1px solid rgba(255,255,255,0); }
  .mm2_nav.is-scrolled { background-color: rgba(11,31,51,0.86); backdrop-filter: blur(18px) saturate(140%); -webkit-backdrop-filter: blur(18px) saturate(140%); padding-top: 0.5rem; padding-bottom: 0.5rem; border-bottom-color: rgba(255,255,255,0.08); box-shadow: 0 12px 32px -18px rgba(11,31,51,0.6); }
  .mm2_nav-logo { transition: height .55s cubic-bezier(.16,1,.3,1), opacity .4s; }
  .mm2_nav-link { position: relative; padding: 0.25rem 0; text-transform: uppercase; letter-spacing: 0.12em; }
  .mm2_nav-link::after { content: ""; position: absolute; left: 0; right: 0; bottom: -2px; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .4s cubic-bezier(.16,1,.3,1); }
  .mm2_nav-link:hover::after, .mm2_nav-link:focus-visible::after { transform: scaleX(1); }

  /* Footer states. */
  .mm2_footer-link, .mm2_footer-phone { transition: color .25s; }
  .mm2_footer-link:hover { color: #fff; }
  .mm2_footer-phone:hover { color: rgba(255,255,255,0.75); }
  .mm2_footer-news .w-form { margin: 0; }
  .mm2_footer-input::placeholder { color: rgba(255,255,255,0.45); }
  .mm2_footer-input:focus { outline: none; }
  .mm2_footer-form { transition: border-color .3s; }
  .mm2_footer-form:focus-within { border-bottom-color: rgba(255,255,255,0.9); }
  .mm2_footer-submit { transition: opacity .25s; }
  .mm2_footer-submit:hover { opacity: .7; }
  .mm2_footer-icon { display: flex; color: rgba(255,255,255,0.7); transition: color .25s, transform .25s cubic-bezier(.16,1,.3,1); }
  .mm2_footer-icon:hover { color: #fff; transform: translateY(-1px); }
  .mm2_footer-legal > div { break-inside: avoid; margin-bottom: 0.6rem; }
  .mm2_footer .w-form-done, .mm2_footer .w-form-fail { background: transparent; color: rgba(255,255,255,0.8); padding: 0.75rem 0; text-align: left; font-size: 0.9rem; }

  /* Interaction states, scoped to the mm2 namespace. Motion on transform/opacity/color only. */
  .mm2_btn, .mm2_btn-ghost, .mm2_btn-ghost-light, .mm2_hero-btn, .mm2_nav-link { transition: background-color .25s cubic-bezier(.16,1,.3,1), color .25s cubic-bezier(.16,1,.3,1), border-color .25s cubic-bezier(.16,1,.3,1), transform .25s cubic-bezier(.16,1,.3,1), opacity .25s; }
  .mm2_btn:hover { background-color: #0d2b44; }
  .mm2_btn-ghost:hover { background-color: #0b1f33; border-color: #0b1f33; color: #fff; }
  .mm2_btn-ghost-light:hover { background-color: rgba(255,255,255,0.12); border-color: rgba(255,255,255,0.85); }
  .mm2_hero-btn:hover { background-color: rgba(255,255,255,0.88); }
  .mm2_btn:active, .mm2_btn-ghost:active, .mm2_btn-ghost-light:active, .mm2_hero-btn:active { transform: translateY(1px); }
  .mm2_nav-link { opacity: .85; }
  .mm2_nav-link:hover { opacity: 1; }
  .mm2_card-media, .mm2_tile, .mm2_mtile { overflow: hidden; }
  .mm2_card-media img, .mm2_tile-img, .mm2_mtile img { transition: transform .7s cubic-bezier(.16,1,.3,1); }
  .mm2_card:hover .mm2_card-media img, .mm2_tile:hover .mm2_tile-img, .mm2_mtile:hover img { transform: scale(1.04); }
  .mm2_tile-shade { transition: opacity .4s; }
  .mm2_tile:hover .mm2_tile-shade, .mm2_mtile:hover .mm2_tile-shade { opacity: .8; }

  /* Press rows (9/30): logo replaces the typed source when present; badge is the fallback. */
  .mm2_press-card:has(.mm2_press-logo:not(.w-dyn-bind-empty)) .mm2_badge { display: none; }
  .mm2_press-logo.w-dyn-bind-empty { display: none; }
  .mm2_press-logo { transition: opacity .25s; } .mm2_press-card:hover .mm2_press-logo { opacity: 1; }
  .mm2_press-card .mm2_press-title { transition: opacity .25s; }
  .mm2_press-card:hover .mm2_press-title { opacity: .7; }
  .mm2_section a:focus-visible, .mm2_hero a:focus-visible, #mm2-search input:focus-visible { outline: 2px solid #0b1f33; outline-offset: 3px; }
  .mm2_hero a:focus-visible, .mm2_section-dark a:focus-visible, .mm2_nav a:focus-visible, .mm2_footer a:focus-visible, .mm2_footer-input:focus-visible { outline: 2px solid #fff; outline-offset: 3px; }
#mm2-search input:focus, #mm2-search input:focus-visible { outline: none; }
.mm2_hero-search:focus-within { border-color: rgba(255,255,255,0.7); background-color: rgba(255,255,255,0.2); }
  @media (prefers-reduced-motion: reduce) {
    .mm2_hero-vid { display: none; }
    .mm2_nav, .mm2_nav-logo, .mm2_nav-link::after, .mm2_btn, .mm2_btn-ghost, .mm2_btn-ghost-light, .mm2_hero-btn, .mm2_nav-link, .mm2_card-media img, .mm2_tile-img, .mm2_mtile img, .mm2_tile-shade, .mm2_press-title, .mm2_footer-link, .mm2_footer-phone, .mm2_footer-form, .mm2_footer-submit, .mm2_footer-icon { transition: none; }
    .mm2_card:hover .mm2_card-media img, .mm2_tile:hover .mm2_tile-img, .mm2_mtile:hover img, .mm2_footer-icon:hover { transform: none; }
  }

  /* Tablet: footer to three columns. */
  @media (max-width: 991px) {
    .mm2_footer-top { grid-template-columns: 1fr 1fr 1fr; }
    .mm2_footer-brand, .mm2_footer-news { grid-column: 1 / -1; }
    .mm2_footer-brand { padding-right: 0; }
  }

  /* Mobile collapse (explicit per section). */
  @media (max-width: 767px) {
    
    
    
    
    .mm2_section, .mm2_section-tint, .mm2_section-dark { padding-top: 4rem; padding-bottom: 4rem; }
    .mm2_hero { min-height: 82vh; }
    .mm2_mosaic { grid-template-columns: 1fr 1fr; grid-auto-rows: 11rem; }
    .mm2_t-wide { grid-column: span 2; }
    .mm2_t-tall { grid-row: span 1; }
    .mm2_tile-label { font-size: 1.15rem; left: 1rem; bottom: 0.9rem; }
    .mm2_row-5 { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; -webkit-overflow-scrolling: touch; padding-bottom: 0.5rem; scrollbar-width: none; }
    .mm2_row-5::-webkit-scrollbar { display: none; }
    .mm2_row-5 .mm2_tile { flex: 0 0 68%; scroll-snap-align: start; }
    .mm2_press-list { row-gap: 1.25rem; }
    .mm2_footer { padding-top: 4rem; }
    .mm2_footer-top { grid-template-columns: 1fr 1fr 1fr; column-gap: 1rem; row-gap: 2.5rem; padding-bottom: 2.5rem; }
    .mm2_footer-logo { width: 11rem; }
    .mm2_footer-link { font-size: 0.85rem; }
    .mm2_footer-tag { font-size: 1.2rem; }
    .mm2_footer-bottom { flex-direction: column; align-items: flex-start; }
    .mm2_footer-legal { column-count: 1; }
  }

.mm2_hs-all { display: block; padding: 0.7rem 1rem; border-top: 1px solid rgba(255,255,255,0.12); color: #fff; text-decoration: none; font-family: var(--_🔠-typography---font--label); font-size: 0.82rem; letter-spacing: 0; text-transform: none; font-weight: 500; opacity: .85; }
.mm2_hs-all:hover { opacity: 1; background: rgba(255,255,255,0.08); }
.mm2_hs-main { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
@media (max-width: 767px) { .mm2_hs-sub { display: none; } }

/* Homepage exclusives: overlay cards, matching the format of the current site's Active
   Listings (9/27 client list #4): photo fills the tile, community kicker, address, facts,
   price + "View listing" on a bottom gradient. Scoped to the homepage mount. Badge spec is
   shared with Noteworthy Sales (.mm2n_badge): .62rem / .14em / .4rem .65rem / 1rem inset. */
#mm2-listings-mount .mm2_card { position: relative; display: flex; flex-direction: column; justify-content: flex-end; row-gap: 0; aspect-ratio: 4 / 3; overflow: hidden; border-radius: var(--spacing--space-hairline); color: #fff; background: #0b1f33; padding: 1.5rem; }
#mm2-listings-mount .mm2_card-media { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; border-radius: 0; }
#mm2-listings-mount .mm2_card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(11,31,51,0) 30%, rgba(11,31,51,.55) 65%, rgba(11,31,51,.86) 100%); pointer-events: none; }
#mm2-listings-mount .mm2_badge { position: absolute; top: 1rem; left: 1rem; z-index: 2; background: rgba(11,31,51,.72); color: #fff; font-size: .62rem; letter-spacing: .14em; padding: .4rem .65rem; line-height: 1; }
#mm2-listings-mount .mm2_card-kicker, #mm2-listings-mount .mm2_card-title, #mm2-listings-mount .mm2_card-meta, #mm2-listings-mount .mm2_card-price { position: relative; z-index: 2; color: #fff; margin: 0; }
#mm2-listings-mount .mm2_card-kicker { order: 1; color: rgba(255,255,255,.75); margin-bottom: .4rem; }
#mm2-listings-mount .mm2_card-title { order: 2; font-family: var(--_🔠-typography---font--heading-serif); font-size: clamp(1.35rem, 1.9vw, 1.85rem); line-height: 1.1; letter-spacing: -.01em; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; margin-bottom: .55rem; }
#mm2-listings-mount .mm2_card-meta { order: 3; display: flex; gap: .35rem; font-family: var(--_🔠-typography---font--label); font-size: .8rem; letter-spacing: 0; text-transform: none; color: rgba(255,255,255,.82); padding-bottom: .65rem; border-bottom: 1px solid rgba(255,255,255,.3); }
#mm2-listings-mount .mm2_card-price { order: 4; display: flex; justify-content: space-between; align-items: baseline; font-size: 1rem; font-weight: 500; letter-spacing: .01em; margin-top: .7rem; }
#mm2-listings-mount .mm2_card-price::after { content: "View listing"; font-family: var(--_🔠-typography---font--label); font-size: .66rem; font-weight: 400; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.82); border-bottom: 1px solid rgba(255,255,255,.45); padding-bottom: .15rem; transition: color .2s, border-color .2s; }
#mm2-listings-mount .mm2_card:hover .mm2_card-price::after { color: #fff; border-color: #fff; }
@media (max-width: 767px) {
  #mm2-listings-mount .mm2_card { aspect-ratio: 3 / 2.4; padding: 1rem; }
  #mm2-listings-mount .mm2_card-title { white-space: normal; font-size: 1.25rem; }
}

/* Homepage About: one compact block. The portrait's height follows the copy column (grid
   stretch + object-fit), so nothing floats and there is no hollow middle. Rhythm inside the
   column: stats, then a 2rem interval, then kicker/heading/bio/button at 1.25rem. */
#about .mm2_split { align-items: stretch; }
#about .mm2_split-media { height: 100%; min-height: 26rem; max-height: none; aspect-ratio: auto; object-fit: cover; object-position: 50% 20%; }
#about .mm2_stack { display: flex; flex-direction: column; justify-content: center; row-gap: 1.25rem; }
#about .mm2_badges { margin-bottom: .75rem; }
#about .mm2_badge-icon svg { display: block; }
#about .mm2_stack > .mm2_btn { margin-top: .5rem; align-self: flex-start; }
@media (max-width: 991px) {
  #about .mm2_split-media { height: auto; aspect-ratio: 4 / 5; min-height: 0; }
  #about .mm2_badge-card { padding: .6rem .9rem .6rem .7rem; }
}