/* Nanda Realty public template v3. No dependency on the retired dashboard stylesheet. */
:root{--ink:#111;--muted:#62625e;--gold:#c6a35a;--gold-ink:#806326;--border:#e5e5df;--cream:#f3efe5;--paper:#f7f7f4;--white:#fff;--radius:16px}
*,:before,:after{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--white);color:var(--ink);font:16px/1.65 Inter,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif}body.modal-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button,summary{cursor:pointer}img{max-width:100%;height:auto;display:block}p{margin:0 0 18px;color:var(--muted)}h1,h2,h3,h4{line-height:1.18;color:var(--ink);margin:0 0 18px;font-weight:650;letter-spacing:-.035em}h1{font-size:clamp(36px,4.5vw,64px)}h2{font-size:clamp(28px,3vw,42px)}h3{font-size:23px}ul,ol{padding-left:24px;color:var(--muted)}li{margin:8px 0}a:hover{color:var(--gold-ink)}:focus-visible{outline:3px solid var(--gold-ink);outline-offset:4px}input:focus-visible,textarea:focus-visible,select:focus-visible{outline-offset:2px}::selection{background:var(--cream)}.wrap,.content-wrap{width:min(1200px,calc(100% - 64px));margin-inline:auto}.content-wrap{min-height:55vh;padding:44px 0 72px}.content-wrap:has(.home-hero){padding-top:0;padding-bottom:0}.eyebrow{color:var(--gold-ink);font-size:11px;font-weight:750;letter-spacing:.16em;text-transform:uppercase;margin:0 0 16px}.small-note,.legal{font-size:12px;line-height:1.6;color:var(--muted)}.text-link{font-size:14px;font-weight:650;display:inline-block}.text-link:hover,.inline-links a:hover{text-decoration:underline;text-underline-offset:5px}.actions{display:flex;flex-wrap:wrap;align-items:center;gap:12px;margin:26px 0}.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:46px;padding:12px 20px;border:1px solid var(--border);border-radius:7px;background:var(--white);color:var(--ink);font-size:13px;font-weight:650;line-height:1.4;transition:background .18s,border-color .18s}.btn:hover{background:var(--cream);border-color:var(--gold);color:var(--ink)}.btn.primary{background:var(--ink);border-color:var(--ink);color:#fff}.btn.primary:hover{background:#34342f;color:#fff}.skip-link{position:fixed;top:-100px;left:16px;background:#111;color:white;padding:12px;z-index:10000}.skip-link:focus{top:12px}.site-header{background:var(--white);border-bottom:1px solid var(--border);position:relative;z-index:20}.header-inner{width:min(1360px,calc(100% - 64px));margin:auto;display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:94px}.brand{display:flex;gap:12px;align-items:center;flex-shrink:0}.brand:hover{color:var(--ink)}.brand-mark{display:flex;align-items:center;justify-content:center;width:40px;height:44px;border:1px solid var(--gold);color:var(--gold-ink);font:32px Georgia,serif}.brand strong{display:block;font-size:17px;letter-spacing:.16em}.brand small{display:block;color:var(--muted);font-size:8px;letter-spacing:.12em;margin-top:4px}.site-nav{display:flex;align-items:center;gap:22px}.site-nav>a,.nav-dropdown summary{font-size:13px;font-weight:600;white-space:nowrap}.site-nav .nav-login{font-size:11px;padding-left:18px;border-left:1px solid var(--border)}.site-nav .nav-join{font-size:12px}.menu-toggle{display:none;background:#fff;border:1px solid var(--border);padding:10px 14px;border-radius:7px}.nav-dropdown{position:relative}.nav-dropdown summary{list-style:none;display:flex;gap:7px;align-items:center}.nav-dropdown summary::-webkit-details-marker{display:none}.nav-dropdown summary:after{content:'⌄';color:var(--gold-ink)}.nav-dropdown-panel{position:absolute;top:32px;left:-20px;min-width:240px;padding:12px;background:#fff;border:1px solid var(--border);box-shadow:0 14px 30px #11111112;border-radius:9px}.nav-dropdown-panel a{display:block;padding:9px 12px;font-size:13px;border-radius:5px}.nav-dropdown-panel a:hover{background:var(--cream)}.site-nav a[aria-current=page]{text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:7px}.home-hero{display:grid;grid-template-columns:1.1fr 1fr;gap:64px;align-items:center;padding:64px 0 52px}.home-hero h1{font-size:clamp(42px,4.6vw,66px);line-height:1.09;letter-spacing:-.052em;margin:20px 0 26px}.home-hero h1 span{color:var(--gold-ink)}.hero-intro{font-size:17px;max-width:490px}.hero-copy>.small-note{margin-top:20px}.hero-side{position:relative;min-width:0}.value-card{border:1px solid var(--border);border-top:3px solid var(--gold);padding:26px;background:#fff;border-radius:0 0 16px 16px}.value-card h2{font-size:24px;margin-bottom:8px}.value-card p{font-size:13px;margin-bottom:16px}.value-card .eyebrow{font-size:10px;margin-bottom:10px}.value-card label{font-size:12px;font-weight:600;display:block;margin-bottom:7px}.address-row{display:flex;flex-direction:column;gap:9px}.address-row input{width:100%;min-width:0;padding:12px 13px;background:#fff;border:1px solid var(--border);border-radius:6px;font-size:13px;color:#111}.trust-strip{display:flex;justify-content:space-between;flex-wrap:wrap;gap:16px;padding:24px 0;border-block:1px solid var(--border);font-size:10px;font-weight:650;letter-spacing:.1em;color:var(--muted)}.trust-strip span:before{content:'✦';color:var(--gold-ink);margin-right:9px}.home-section{padding:72px 0;border-bottom:1px solid var(--border)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:30px}.section-heading h2{margin:0}.section-heading>p{max-width:300px;font-size:14px;margin:0}.path-grid,.nr-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.path-card{display:flex;flex-direction:column;padding:32px 28px;border:1px solid var(--border);border-radius:var(--radius);background:var(--paper);min-width:0;transition:border-color .18s}.path-card:hover{border-color:var(--gold);color:#111}.path-gold{background:var(--cream)}.card-index{font-size:10px;font-weight:650;color:var(--gold-ink);letter-spacing:.12em;margin-bottom:28px}.path-card h3{font-size:27px}.path-card p{font-size:14px}.path-card .text-link{margin-top:auto;padding-top:20px}.inline-links{display:flex;flex-wrap:wrap;gap:24px;margin-top:24px;font-size:13px;font-weight:600}.agent-section{display:grid;grid-template-columns:.85fr 1.3fr;gap:64px;align-items:start}.agent-lead>p:not(.eyebrow){font-size:15px}.agent-lead>.small-note{margin-top:18px;font-size:12px!important;max-width:320px}.benefit-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}.benefit-grid article{padding:20px 0;border-top:1px solid var(--border);min-width:0}.benefit-grid h3{font-size:18px;letter-spacing:-.015em;margin:16px 0 8px}.benefit-grid p{font-size:13px;margin:0}.benefit-number{font-size:33px;line-height:1;font-weight:600;color:var(--gold-ink)}.benefit-icon{display:inline-block;font-size:18px;line-height:33px;color:var(--gold-ink);font-weight:650}.broker-section{display:grid;grid-template-columns:.85fr 1.1fr;gap:70px;align-items:center}.broker-portrait{position:relative;background:var(--cream);border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;min-height:360px}.broker-portrait img{height:360px;width:100%;object-fit:contain;object-position:center bottom;padding:28px 24px 0}.broker-portrait>span{display:block;text-align:center;padding:16px;font-size:10px;font-weight:600;letter-spacing:.12em;background:#fff;border-top:1px solid var(--border)}.broker-copy p{font-size:15px}.broker-credentials{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}.broker-credentials span{border:1px solid var(--border);border-radius:4px;padding:5px 9px;font-size:11px}.mini-card{display:flex;flex-direction:column;min-width:0;background:#fff;border:1px solid var(--border);border-radius:12px;padding:26px;text-align:left;transition:border-color .18s}.mini-card:hover{border-color:var(--gold);color:#111}.mini-card strong{display:block;font-size:19px;line-height:1.35;font-weight:600;letter-spacing:-.02em;margin-bottom:12px}.mini-card span:not(.eyebrow):not(.text-link){display:block;color:var(--muted);font-size:14px;line-height:1.6}.mini-card h3{font-size:22px}.mini-card p{font-size:14px}.mini-card .text-link{margin-top:auto;padding-top:12px}.resource-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:48px}.resource-feature{background:var(--paper);border:1px solid var(--border);border-radius:var(--radius);padding:32px}.resource-feature h3{font-size:29px}.resource-feature p{font-size:14px}.resource-links a{display:flex;justify-content:space-between;gap:12px;padding:14px 0;border-top:1px solid var(--border);font-size:14px;font-weight:600}.resource-links a span{color:var(--gold-ink)}.insight{display:block;border-bottom:1px solid var(--border);padding:18px 0}.insight:first-of-type{padding-top:0}.insight>span{font-size:10px;color:var(--gold-ink);letter-spacing:.04em}.insight h3{font-size:20px;margin:8px 0}.insight p{font-size:13px;margin:0}.insight-list>.text-link{margin-top:20px}.media-section{display:grid;grid-template-columns:1fr 1fr;gap:64px}.book-feature{display:flex;gap:28px;align-items:center}.book-feature>img{width:150px;height:220px;object-fit:cover;object-position:center;border-radius:5px;box-shadow:0 12px 26px #11111115}.book-feature h2,.podcast-feature>h2{font-size:30px}.book-feature p{font-size:14px}.podcast-episode{padding:18px 0;border-bottom:1px solid var(--border)}.podcast-episode h3{font-size:17px;line-height:1.4;margin:0 0 8px}.podcast-episode p{margin:0 0 10px}.podcast-episode audio{display:block;width:100%;height:38px}.contact-band{display:flex;align-items:center;justify-content:space-between;gap:40px;padding:48px;margin:60px 0;background:var(--cream);border:1px solid var(--border);border-radius:var(--radius)}.contact-band h2{font-size:34px}.contact-band p:last-child{font-size:14px;margin:0}.contact-band-actions{display:flex;flex-direction:column;gap:18px;align-items:center;flex-shrink:0}.site-footer{background:var(--paper);border-top:1px solid var(--border);padding:52px 0 24px}.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:36px}.footer-brand p{font-size:12px;margin:18px 0 12px}.footer-brand .brand small{font-size:8px}.footer-grid nav h2{font-size:12px;font-weight:700;letter-spacing:.02em;margin:0 0 20px}.footer-grid nav a{display:block;margin:10px 0;font-size:12px;color:var(--muted)}.footer-grid nav a:hover{color:var(--ink)}.footer-bottom{margin-top:40px;border-top:1px solid var(--border);padding-top:20px;display:flex;justify-content:space-between;gap:24px}.footer-bottom p{font-size:11px;margin:0}.footer-bottom>div{display:flex;gap:18px;font-size:11px}.footer-disclaimer{font-size:10px;color:var(--muted);padding-top:16px;line-height:1.6}.content-hero{padding:38px 0 32px;border-bottom:1px solid var(--border);margin-bottom:32px}.content-hero h1{max-width:1000px}.content-hero>p{max-width:850px;font-size:17px}.quick-links{display:flex;flex-wrap:wrap;gap:12px 24px;margin:26px 0 0}.quick-links a{font-size:12px;font-weight:600;color:var(--gold-ink)}.quick-links a:hover{text-decoration:underline}.content-card{padding:32px;border:1px solid var(--border);border-radius:var(--radius);margin:26px 0;background:#fff}.content-card h2{font-size:28px}.content-card>p{max-width:950px}.content-card .btn{margin:4px 6px 4px 0}.content-card .nr-grid{margin-top:22px}.content-card>p:last-child{margin-bottom:0}.article-body{max-width:900px;margin-inline:auto;font-size:17px}.article-body h2{margin-top:32px}.article-body p{line-height:1.9}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.form-field{display:flex;flex-direction:column;gap:7px;min-width:0}.form-field label{font-size:13px;font-weight:600}.form-wide{grid-column:1/-1}input,textarea,select{background:#fff;color:#111;border:1px solid #d6d6ce;border-radius:7px;padding:12px 14px;min-width:0;max-width:100%}textarea{min-height:160px;resize:vertical}.form-grid>.btn{justify-self:start}.book-layout{display:grid;grid-template-columns:260px 1fr;gap:40px;align-items:center}.book-cover img{width:100%;border-radius:7px;box-shadow:0 15px 35px #11111118}.book-copy li{font-size:15px}.tool-grid,.flip-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.tool-panel,.flip-panel{border:1px solid var(--border);background:var(--paper);border-radius:12px;padding:24px;min-width:0}.tool-panel h2,.flip-panel h2{font-size:24px}.tool-field,.flip-field{margin-bottom:16px}.tool-field label,.flip-field label{display:flex;justify-content:space-between;gap:10px;font-size:12px;font-weight:600}.tool-field input,.flip-field input{width:100%;margin-top:6px;font-size:17px}.tool-results,.flip-results{display:grid;grid-template-columns:1fr 1fr;gap:12px}.tool-result,.flip-result{border:1px solid var(--border);background:#fff;border-radius:9px;padding:16px;min-width:0}.tool-result span,.flip-result span{display:block;color:var(--muted);font-size:10px;text-transform:uppercase;letter-spacing:.05em}.tool-result strong,.flip-result strong{display:block;font-size:24px;margin-top:8px;line-height:1.25;overflow-wrap:anywhere}.tool-result.hero,.flip-result.hero{grid-column:1/-1;background:var(--cream);border-color:var(--gold)}.range-big{font-size:28px}.tool-note,.flip-note{font-size:12px;margin-top:18px}.tool-badge,.flip-badge{display:inline-block;font-size:12px;font-weight:600;border-radius:5px;padding:8px 10px;margin-top:12px}.tool-good,.flip-good{color:#276345;background:#eaf3ed}.tool-bad,.flip-bad{color:#9b3030;background:#f9eeee}.tool-warn{color:#806326;background:var(--cream)}.story-card{font:inherit;cursor:pointer}.story-modal{position:fixed;inset:0;background:#11111170;display:none;align-items:center;justify-content:center;z-index:100;padding:20px}.story-modal.active{display:flex}.story-modal-inner{width:min(850px,100%);max-height:88vh;overflow:auto;background:white;border:1px solid var(--border);border-radius:16px;padding:32px;box-shadow:0 25px 80px #11111130}.story-modal h2{font-size:clamp(26px,4vw,40px)}.story-modal h3{font-size:18px;margin-top:26px}.story-modal p{font-size:15px}.story-close{float:right;width:38px;height:38px;border:1px solid var(--border);background:white;color:#111;border-radius:50%;margin:0 0 12px 12px}.story-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:24px}.review-disclosure{border:1px solid var(--border);border-radius:10px;padding:20px;margin-top:18px}.review-disclosure>summary{font-weight:600;font-size:14px}.review-embed{padding-top:20px;overflow:hidden}.join-hero{display:grid;grid-template-columns:1.3fr .7fr;gap:50px;align-items:center}.commission-card{padding:36px;border:1px solid var(--gold);border-radius:16px;background:var(--cream)}.commission-card>strong{font-size:80px;line-height:1;letter-spacing:-.06em;color:var(--gold-ink)}.commission-card h2{font-size:23px;margin-top:16px}.commission-card p{font-size:14px}.step-grid{counter-reset:steps}.step-grid .mini-card:before{counter-increment:steps;content:'0' counter(steps);display:block;color:var(--gold-ink);font-size:12px;font-weight:650;margin-bottom:22px}details.faq{border-top:1px solid var(--border);padding:18px 0}details.faq summary{font-weight:600}details.faq p{margin-top:14px;font-size:14px}.mobile-join{display:none}
@media(min-width:1600px){.home-hero{padding:80px 0 64px}.home-hero h1{font-size:72px}}
@media(max-width:1180px){.header-inner{width:calc(100% - 40px);gap:16px}.site-nav{gap:14px}.brand strong{font-size:15px}.brand small{font-size:7px}.site-nav .nav-login{padding-left:10px}.site-nav .nav-join{padding:11px 13px}.home-hero{gap:40px}.agent-section,.broker-section{gap:40px}}
@media(max-width:1000px){.header-inner{flex-wrap:wrap;padding:18px 0;min-height:80px}.menu-toggle{display:inline-flex;gap:12px;align-items:center}.site-nav{width:100%;flex-wrap:wrap;padding:12px 0 4px;gap:18px}.js .site-nav{display:none}.js .site-nav.is-open{display:flex}.site-nav .nav-login{border:0;padding-left:0}.nav-dropdown-panel{top:28px;left:0}.home-hero{gap:32px}.home-hero h1{font-size:48px}.home-section{padding:56px 0}.path-card{padding:26px 22px}.path-card h3{font-size:23px}.agent-section{grid-template-columns:1fr 1.2fr;gap:32px}.media-section{gap:32px}.book-feature{gap:20px;align-items:flex-start}.book-feature img{width:115px;height:169px}.footer-grid{gap:24px;grid-template-columns:1.4fr 1fr 1fr}.footer-brand{grid-column:1/-1}.footer-brand .brand{margin-bottom:16px}.contact-band{padding:32px}.contact-band h2{font-size:30px}}
@media(max-width:760px){.wrap,.content-wrap{width:calc(100% - 40px)}.content-wrap{padding-top:20px;padding-bottom:40px}.home-hero{grid-template-columns:1fr;gap:32px;padding:40px 0}.home-hero h1{font-size:clamp(40px,8vw,58px)}.hero-intro{max-width:600px}.trust-strip{display:grid;grid-template-columns:1fr 1fr;font-size:9px;padding:20px 0;gap:15px}.section-heading{align-items:flex-start;flex-direction:column;gap:16px}.section-heading>p{max-width:none}.path-grid,.nr-grid{grid-template-columns:1fr}.path-card{padding:28px}.path-card h3 br{display:none}.card-index{margin-bottom:18px}.path-card .text-link{padding-top:8px}.agent-section,.broker-section,.resource-grid,.media-section,.join-hero{grid-template-columns:1fr;gap:32px}.benefit-grid{gap:20px}.agent-lead>.small-note{max-width:none}.broker-portrait{max-width:450px;min-height:0}.broker-portrait img{height:340px}.media-section{gap:40px}.book-feature{align-items:center;max-width:540px}.book-feature img{width:130px;height:191px}.contact-band{flex-direction:column;align-items:flex-start;margin:40px 0;padding:28px;gap:24px}.contact-band-actions{align-items:flex-start;gap:14px;flex-shrink:1;width:100%}.contact-band h2{font-size:29px}.footer-grid{grid-template-columns:1fr 1fr;gap:28px}.footer-grid nav:last-child{grid-column:1/-1}.footer-bottom{flex-direction:column;gap:18px;margin-top:28px}.site-footer{padding-top:36px}.content-hero{padding:28px 0}.content-hero h1{font-size:36px}.content-hero>p{font-size:16px}.content-card{padding:24px}.tool-grid,.flip-grid,.book-layout{grid-template-columns:1fr}.book-cover{max-width:250px}.form-grid{grid-template-columns:1fr}.form-wide{grid-column:auto}.story-modal-inner{padding:24px}.commission-card>strong{font-size:64px}.content-card .btn{max-width:100%}.article-body{font-size:16px}}
@media(max-width:420px){.header-inner{width:calc(100% - 32px)}.brand{gap:8px}.brand-mark{width:30px;height:36px;font-size:27px}.brand strong{font-size:13px}.brand small{font-size:6px;letter-spacing:.08em}.menu-toggle{font-size:12px;padding:9px 10px}.site-nav{align-items:flex-start;gap:18px}.nav-dropdown-panel{min-width:210px}.home-hero h1{font-size:40px}.actions .btn{width:100%}.benefit-grid{grid-template-columns:1fr 1fr;gap:16px}.benefit-grid h3{font-size:16px}.benefit-grid p{font-size:12px}.book-feature{align-items:flex-start;gap:18px}.book-feature img{width:100px;height:147px}.book-feature h2{font-size:25px}.content-card{padding:20px}.tool-panel,.flip-panel{padding:18px}.tool-results,.flip-results{grid-template-columns:1fr}.footer-grid{column-gap:16px}.content-hero h1{font-size:32px}.trust-strip{font-size:8px;letter-spacing:.05em}.value-card{padding:22px}.quick-links{gap:12px}.home-section{padding:44px 0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

/* v4: consultation flow and editorial homepage photography */
.hero-photo{height:265px;position:relative;overflow:hidden;border-radius:16px 16px 0 0;background:var(--cream)}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:center 58%}
.hero-photo:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,rgba(0,0,0,.4));pointer-events:none}
.hero-photo>span{position:absolute;z-index:1;bottom:18px;left:22px;color:#fff;font-size:8px;letter-spacing:.14em;font-weight:650}
.form-error{border:1px solid #dfb7b7;background:#fff6f6;color:#842626;border-radius:8px;padding:14px 18px;margin:0 0 22px;font-size:14px}
.contact-honeypot{display:none}
.confirmation-hero{padding:60px 0 44px}
@media(max-width:760px){.hero-photo{height:245px}.confirmation-hero{padding:36px 0}}