:root{--bg:#0a0a0c;--bg-2:#0e0e11;--bg-3:#141418;--card:#16161b;--card-2:#1b1b21;--ink:#f5f3f6;--muted:#bdbac3;--muted-2:#8b8893;--line:rgba(255,255,255,.09);--line-2:rgba(255,255,255,.14);--pink:#ec1c8b;--pink-bright:#ff3ba8;--pink-deep:#c1127a;--pink-soft:rgba(236,28,139,.14);--gold:#c8a44d;--serif:"Playfair Display", Georgia, serif;--script:"Pinyon Script", cursive;--sans:"Mulish", system-ui, -apple-system, 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32px}.eyebrow{font-family:var(--sans);font-weight:700;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--pink);display:inline-block}h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.08;letter-spacing:-.01em}.script{font-family:var(--script);font-weight:400;color:var(--pink);letter-spacing:.01em;font-style:normal}.accent{font-family:var(--serif);font-style:italic;color:var(--pink)}.h-section{font-size:clamp(1.9rem,3.4vw,2.85rem);font-weight:500;text-wrap:balance}.h-section .script{font-size:1.32em;line-height:.7}.services .head h2,.recognition .head h2,.areas .areas-copy h2{font-size:clamp(1.55rem,2.7vw,2.2rem)}.lead{color:var(--muted);font-weight:350;font-size:1.02rem;max-width:46ch}.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;font-family:var(--sans);font-weight:700;font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;padding:15px 26px;border-radius:var(--radius);transition:transform .25s 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translateY(8px);background:#121216f7;backdrop-filter:blur(16px);border:1px solid var(--line);border-radius:8px;min-width:215px;padding:8px;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .22s var(--ease),transform .22s var(--ease),visibility .22s;box-shadow:0 24px 50px -20px #000c}.has-drop:hover .dropdown,.has-drop.open .dropdown{opacity:1;visibility:visible;pointer-events:auto;transform:translate(-50%) translateY(0)}.dropdown a{display:flex;flex-direction:column;gap:2px;padding:10px 14px;border-radius:5px;font-size:.86rem;font-weight:600;color:var(--ink);transition:background .18s var(--ease),color .18s var(--ease)}.dropdown a small{font-weight:400;font-size:.74rem;color:var(--muted-2);text-transform:none;letter-spacing:0}.dropdown a:hover{background:var(--pink-soft);color:var(--pink)}.nav-cta{display:flex;align-items:center;gap:14px;flex-shrink:0;justify-self:end}.hamburger{display:none;flex-direction:column;gap:5px;padding:8px;border-radius:6px}.hamburger span{display:block;width:24px;height:2px;background:var(--ink);transition:transform .3s var(--ease),opacity .3s var(--ease)}.hamburger.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}.hamburger.open span:nth-child(2){opacity:0}.hamburger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}.mobile-menu{position:fixed;inset:0;width:100%;z-index:70;background:var(--bg-2);transform:translate(100%);transition:transform .4s var(--ease);padding:88px 28px 40px;overflow-y:auto}.mobile-menu.open{transform:translate(0)}.menu-close{position:absolute;top:20px;right:20px;width:44px;height:44px;border-radius:50%;border:1px solid var(--line);display:grid;place-items:center;color:var(--ink);transition:all .2s}.menu-close:hover{color:#fff;border-color:var(--pink);background:var(--pink-soft)}.mobile-menu a{display:block;padding:14px 6px;font-size:1.05rem;font-weight:600;border-bottom:1px solid var(--line);text-transform:uppercase;letter-spacing:.04em}.mobile-menu a:hover{color:var(--pink)}.mobile-menu .btn{width:100%;margin-top:24px}.menu-overlay{position:fixed;inset:0;background:#0009;z-index:65;opacity:0;visibility:hidden;transition:opacity .3s,visibility .3s}.menu-overlay.open{opacity:1;visibility:visible}.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:center;overflow:hidden;background:var(--bg)}.hero-media{position:absolute;top:0;right:0;bottom:0;width:62%}.hero-media img{width:100%;height:100%;object-fit:cover;object-position:center right}.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--bg) 0%,rgba(10,10,12,.82) 14%,rgba(10,10,12,.22) 36%,rgba(10,10,12,0) 56%),linear-gradient(0deg,rgba(10,10,12,.6) 0%,transparent 40%)}.hero:before{content:"";position:absolute;inset:0;z-index:2;pointer-events:none;background:linear-gradient(90deg,var(--bg) 0%,rgba(10,10,12,.92) 24%,rgba(10,10,12,.5) 42%,rgba(10,10,12,0) 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var(--line-2);border-radius:50%;color:var(--pink);flex-shrink:0;transition:border-color .2s,background .2s}.contact-chip:hover .ic{border-color:var(--pink);background:var(--pink-soft)}.contact-chip .ic svg{width:17px;height:17px}.section{padding:96px 0;position:relative}.about{background:var(--bg)}.about-grid{display:grid;grid-template-columns:minmax(0,420px) 1fr;gap:64px;align-items:center}.about-photo{position:relative}.about-photo img{width:100%;height:auto;border-radius:6px;filter:saturate(1.02)}.about-photo:after{content:"";position:absolute;inset:0;border-radius:6px;box-shadow:inset 0 0 0 1px var(--line);pointer-events:none}.about-photo .badge-float{position:absolute;left:-22px;bottom:28px;background:var(--pink);color:#fff;padding:16px 22px;border-radius:6px;box-shadow:0 18px 40px -16px #ec1c8bcc}.about-photo .badge-float .n{font-family:var(--serif);font-size:1.7rem;font-weight:700;line-height:1}.about-photo .badge-float .t{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;opacity:.92;margin-top:4px}.about h2{margin:14px 0 20px}.about .lead{margin-bottom:40px;max-width:52ch}.pillars{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}.pillar{text-align:center}.pillar .pi{width:42px;height:42px;color:var(--pink);margin:0 auto 14px}.pillar .pi svg{width:100%;height:100%}.pillar h4{font-family:var(--sans);font-weight:800;font-size:.82rem;letter-spacing:.08em;text-transform:uppercase;margin-bottom:8px}.pillar p{font-size:.86rem;color:var(--muted-2);line-height:1.5}.certs{display:flex;align-items:center;justify-content:flex-start;gap:34px;margin-top:38px;flex-wrap:wrap}.certs img{height:104px;width:auto}.services{background:var(--bg-2)}.services .head{text-align:center;max-width:900px;margin:0 auto 56px}.services .head h2{margin-top:14px}.svc-grid{display:grid;grid-template-columns:1fr 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0;font-size:1rem;color:var(--ink);transition:color .2s,padding-left .2s}.area-item:hover{color:var(--pink);padding-left:6px}.area-item svg{width:16px;height:18px;color:var(--pink);flex-shrink:0}.area-map{position:relative;aspect-ratio:1/.92;display:grid;place-items:center}.map-rings{position:absolute;inset:0;display:grid;place-items:center}.map-rings span{position:absolute;border:1px solid rgba(236,28,139,.32);border-radius:50%}.map-rings span:nth-child(1){width:88%;height:88%}.map-rings span:nth-child(2){width:62%;height:62%;border-color:#ec1c8b73}.map-rings span:nth-child(3){width:36%;height:36%;border-color:#ec1c8b99}.map-rings span:nth-child(4){width:14%;height:14%;border:none;background:radial-gradient(circle,rgba(236,28,139,.25),transparent 70%)}.map-grid{position:absolute;inset:0;background:url(/assets/service-area-map.webp) center/150% no-repeat;opacity:.65;-webkit-mask-image:radial-gradient(ellipse closest-side at 50% 50%,#000 5%,transparent 100%);mask-image:radial-gradient(ellipse closest-side at 50% 50%,#000 5%,transparent 100%)}.map-pin{position:relative;z-index:2;color:var(--pink);filter:drop-shadow(0 8px 18px rgba(236,28,139,.7))}.map-pin svg{width:46px;height:54px}.map-ping{position:absolute;width:18px;height:18px;border-radius:50%;background:var(--pink);left:50%;top:50%;transform:translate(-50%,-180%);opacity:.5;animation:ping 2.4s var(--ease) infinite}@keyframes ping{0%{transform:translate(-50%,-180%) scale(.6);opacity:.55}80%,to{transform:translate(-50%,-180%) scale(3.2);opacity:0}}.brokerage{margin-top:64px;border:1px solid var(--line-2);border-radius:10px;padding:26px 34px;display:flex;align-items:center;gap:30px;flex-wrap:wrap;background:var(--bg-2)}.brokerage .kw-mark{height:46px;width:auto;flex-shrink:0}.brokerage .bk-name{flex:1;min-width:200px}.brokerage .bk-name small{display:block;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted-2);font-weight:700;margin-bottom:4px}.brokerage .bk-name strong{font-family:var(--serif);font-size:1.4rem;font-weight:600}.brokerage .bk-tag{color:var(--muted);max-width:24ch;font-size:.92rem}.brokerage .btn{margin-left:auto}.recognition{background:var(--bg-2);text-align:center}.recognition .head{max-width:900px;margin:0 auto 56px}.recognition .head h2{margin-top:14px}.recog-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:center;text-align:left}.award-loop{position:relative;overflow:hidden;padding:12px 0;-webkit-mask-image:linear-gradient(90deg,transparent,#000 9%,#000 91%,transparent);mask-image:linear-gradient(90deg,transparent,#000 9%,#000 91%,transparent)}.award-track{display:flex;width:max-content;animation:award-scroll 32s linear infinite}.award-loop:hover .award-track{animation-play-state:paused}.award-card{flex:0 0 auto;width:192px;margin-right:20px;border-radius:9px;overflow:hidden;position:relative;border:1px solid var(--line-2);box-shadow:0 8px 20px #0006;transition:transform .3s var(--ease),border-color .3s,box-shadow .3s}.award-card:hover{transform:scale(1.09);border-color:var(--gold);box-shadow:0 14px 32px #0000008c;z-index:2}.award-card img{display:block;width:100%;height:auto}@keyframes award-scroll{0%{transform:translate(0)}to{transform:translate(-50%)}}@media(prefers-reduced-motion:reduce){.award-track{animation:none;width:100%;overflow-x:auto;padding-bottom:8px}}.tcarousel{border-left:2px solid rgba(236,28,139,.4);padding-left:36px}.review-cta{margin-top:60px;text-align:center}.review-cta-lead{color:var(--muted);font-size:.82rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;margin-bottom:22px}.review-platforms{display:flex;justify-content:center;gap:20px;flex-wrap:wrap}.platform-card{display:flex;align-items:center;gap:14px;min-width:240px;padding:14px 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.25s}.platform-card:hover .platform-arrow{transform:translate(4px)}.platform-zillow:hover{border-color:#006aff}.platform-zillow:hover .platform-arrow{stroke:#006aff}.platform-google:hover{border-color:#4285f4}.platform-google:hover .platform-arrow{stroke:#4285f4}.platform-realtor:hover{border-color:#d82828}.platform-realtor:hover .platform-arrow{stroke:#d82828}.tslides{display:grid}.tslide{grid-area:1/1;opacity:0;visibility:hidden;transform:translateY(10px);transition:opacity .5s var(--ease),transform .5s var(--ease);pointer-events:none}.tslide.active{opacity:1;visibility:visible;transform:none;pointer-events:auto}.tquote{font-family:var(--serif);font-style:italic;font-size:1.4rem;line-height:1.5;font-weight:400;margin-bottom:22px;color:var(--ink)}.tauthor{font-weight:700;font-size:.82rem;letter-spacing:.1em;text-transform:uppercase;color:var(--pink)}.tauthor span{display:block;color:var(--muted-2);font-weight:500;letter-spacing:.04em;text-transform:none;font-size:.82rem;margin-top:3px}.tdots{display:flex;gap:10px;margin-top:28px}.tdots button{width:9px;height:9px;border-radius:50%;background:var(--line-2);transition:background .25s,transform .25s}.tdots button.active{background:var(--pink);transform:scale(1.25)}.cta-band{position:relative;overflow:hidden;padding:90px 0;background-color:#5e0a3f;background-image:linear-gradient(90deg,#2b051df2,#580935d1 30%,#7a0a476b,#7a0a4714 80%),url(/assets/albany-skyline.webp);background-size:cover,cover;background-position:center,center 65%;background-repeat:no-repeat,no-repeat}.cta-band:after{content:"";position:absolute;inset:0;background:radial-gradient(120% 130% at 80% 120%,rgba(0,0,0,.4),transparent 60%);pointer-events:none}.cta-inner{position:relative;z-index:2;display:flex;align-items:center;justify-content:space-between;gap:48px;flex-wrap:wrap}.cta-band .eyebrow{color:var(--pink)}.cta-band h2{color:#fff;font-size:clamp(2rem,3.6vw,3rem);font-weight:500;margin-top:14px;max-width:none}.cta-band h2 .accent{color:var(--pink)}.cta-right{display:flex;flex-direction:column;gap:18px;align-items:flex-start}.cta-right .contact-chip{color:#fff}.cta-right .contact-chip .ic{border-color:#ffffff8c;color:#fff}.cta-right .contact-chip:hover .ic{border-color:#fff;background:#ffffff26}.cta-right .btn{background:var(--pink);color:#fff;box-shadow:0 8px 26px -10px #ec1c8bb3}.cta-right .btn:hover{background:var(--pink-bright);color:#fff;box-shadow:0 14px 34px -10px #ec1c8bd9}.site-footer{background:var(--bg);padding:54px 0 40px;border-top:1px solid var(--line)}.foot-grid{display:flex;align-items:center;justify-content:space-between;gap:30px;flex-wrap:wrap}.foot-brand img{height:64px;width:auto;margin-bottom:4px}.foot-copy{color:var(--muted);font-size:.82rem;letter-spacing:.01em;line-height:1.6;flex-shrink:0}.foot-social{display:flex;gap:12px}.foot-social 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