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css=`\n*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}\n:root{\n  --black:#000;--white:#fff;--off:#f5f5f5;\n  --g100:#f0f0f0;--g200:#e0e0e0;--g400:#aaa;--g500:#888;--g600:#555;--g800:#222;\n  --fd:'Cormorant Garamond',Georgia,serif;\n  --fb:'DM Sans',Helvetica,sans-serif;\n}\n\n.r{font-family:var(--fb);color:var(--black);background:var(--white);overflow-x:hidden;min-height:100vh;width:100%;max-width:100%;position:relative;display:block}\n\n/* NAV */\n.nav{position:fixed;top:0;left:0;right:0;z-index:200;height:72px;padding:0 52px;display:flex;align-items:center;justify-content:space-between;transition:background .35s,backdrop-filter .35s}\n.nav.dark{background:rgba(0,0,0,.94);backdrop-filter:blur(16px)}\n.logo{font-family:var(--fd);font-size:19px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--white);cursor:pointer;user-select:none}\n.logo em{font-style:normal;font-weight:300;opacity:.42}\n.nl{display:flex;gap:32px;list-style:none}\n.nl a{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.58);text-decoration:none;cursor:pointer;transition:color .2s}\n.nl a:hover{color:var(--white)}\n.nc{font-family:var(--fb);font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;background:var(--white);color:var(--black);padding:11px 28px;border:none;cursor:pointer;transition:all .2s;white-space:nowrap;flex-shrink:0}\n.nc:hover{background:var(--g200)}\n.ham{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px}\n.ham span{display:block;width:22px;height:1.5px;background:var(--white)}\n.mob{position:fixed;top:72px;left:0;right:0;z-index:199;background:var(--black);padding:28px 40px 36px;display:flex;flex-direction:column;gap:22px;transform:translateY(-110%);transition:transform .4s cubic-bezier(.16,1,.3,1)}\n.mob.open{transform:translateY(0)}\n.mob 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55%);z-index:1}\n.hero-noise{position:absolute;inset:0;z-index:2;opacity:.032;background-image:url(\"data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 200'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E\");background-size:180px;pointer-events:none}\n.hero-rule{position:absolute;left:80px;top:0;bottom:0;width:1px;background:linear-gradient(to bottom,transparent 0%,rgba(255,255,255,.1) 35%,rgba(255,255,255,.1) 72%,transparent 100%);z-index:2}\n.hero-city-labels{display:none}\n.hero-body{position:relative;z-index:4;padding:0 64px 96px 80px;max-width:860px}\n.h-eye{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-bottom:28px;opacity:0;transform:translateY(18px);animation:fu .75s .15s forwards}\n.h-h1{font-family:var(--fd);font-size:clamp(48px,6.5vw,88px);font-weight:300;line-height:.95;color:var(--white);letter-spacing:-.025em;margin-bottom:40px;opacity:0;transform:translateY(28px);animation:fu .85s .3s forwards}\n.h-h1 em{font-style:italic;color:rgba(255,255,255,.52)}\n.h-sub{font-family:var(--fb);font-size:15px;font-weight:300;line-height:1.72;color:rgba(255,255,255,.55);max-width:500px;margin-bottom:48px;opacity:0;transform:translateY(18px);animation:fu .75s .48s forwards}\n.h-acts{display:flex;gap:14px;flex-wrap:wrap;opacity:0;transform:translateY(18px);animation:fu .75s .62s forwards}\n.h-scroll{position:absolute;bottom:40px;right:72px;display:flex;align-items:center;gap:12px;opacity:0;animation:fu .75s .95s forwards;z-index:4}\n.h-scroll-line{width:36px;height:1px;background:rgba(255,255,255,.2)}\n.h-scroll-lbl{font-family:var(--fb);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.26)}\n\n/* STATS */\n.stats-wrap{background:var(--black);border-top:1px solid rgba(255,255,255,.06)}\n.stats{display:grid;grid-template-columns:repeat(4,1fr);padding:0 40px}\n.stat{padding:44px 44px;border-right:1px solid rgba(255,255,255,.06)}\n.stat:last-child{border-right:none}\n.stat-n{font-family:var(--fd);font-size:clamp(50px,5.5vw,78px);font-weight:300;color:var(--white);line-height:1;margin-bottom:12px}\n.stat-n .d{opacity:.32}\n.stat-l{font-family:var(--fb);font-size:11px;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.28);line-height:1.65}\n\n/* SECTIONS */\n.s{padding:112px 80px}\n.s-dk{background:var(--black);color:var(--white)}\n.s-lt{background:var(--white);color:var(--black)}\n.s-wm{background:var(--off);color:var(--black)}\n.eyebrow{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.28em;text-transform:uppercase;opacity:.38;margin-bottom:20px;display:flex;align-items:center;gap:14px;color:currentColor}\n.eyebrow::before{content:'';display:block;width:26px;height:1px;background:currentColor;flex-shrink:0}\n.h2{font-family:var(--fd);font-size:clamp(38px,5vw,66px);font-weight:300;line-height:1.04;letter-spacing:-.015em;margin-bottom:20px}\n.h2 em{font-style:italic}\n.s-dk .h2 em{color:rgba(255,255,255,.46)}\n.s-lt .h2 em,.s-wm .h2 em{color:var(--g600)}\n.body-txt{font-family:var(--fb);font-size:16px;font-weight:300;line-height:1.82;max-width:540px}\n\n/* VALUE PROPS */\n.props{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.06);margin-top:80px}\n.prop{background:var(--black);padding:52px 44px;transition:background .3s}\n.prop:hover{background:#0e0e0e}\n.prop-n{font-family:var(--fd);font-size:12px;letter-spacing:.2em;color:rgba(255,255,255,.25);margin-bottom:28px}\n.prop-t{font-family:var(--fd);font-size:30px;font-weight:400;color:var(--white);margin-bottom:16px;line-height:1.15}\n.prop-b{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.82;color:rgba(255,255,255,.4)}\n\n/* PHOTO STRIP */\n.strip{display:grid;grid-template-columns:repeat(12,1fr);grid-template-rows:280px 220px;gap:4px}\n.strip-item{position:relative;overflow:hidden}\n.strip-item img{width:100%;height:100%;object-fit:cover;object-position:center center;transition:transform .65s cubic-bezier(.25,.46,.45,.94)}\n.strip-item:hover img{transform:scale(1.04)}\n.strip-cap{position:absolute;bottom:0;left:0;right:0;padding:12px 16px;background:linear-gradient(transparent,rgba(0,0,0,.68));font-family:var(--fb);font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.75);opacity:0;transform:translateY(6px);transition:all .3s}\n.strip-item:hover .strip-cap{opacity:1;transform:translateY(0)}\n.si-1{grid-column:1/5;grid-row:1}\n.si-2{grid-column:5/9;grid-row:1}\n.si-3{grid-column:9/13;grid-row:1}\n.si-4{grid-column:1/4;grid-row:2}\n.si-5{grid-column:4/8;grid-row:2}\n.si-6{grid-column:8/13;grid-row:2}\n\n/* ── SERVICES — TABBED ── */\n.svc-tabs{display:flex;gap:0;border-bottom:1px solid var(--g200);margin-bottom:0;margin-top:72px;overflow-x:auto}\n.svc-tab{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--g500);padding:14px 28px;border:none;background:none;cursor:pointer;border-bottom:2px solid transparent;transition:all .22s;white-space:nowrap;flex-shrink:0}\n.svc-tab:hover{color:var(--black)}\n.svc-tab.active{color:var(--black);border-bottom-color:var(--black)}\n.svc-panel{display:none}\n.svc-panel.active{display:grid;grid-template-columns:1fr 1fr;gap:0}\n.svc-panel-left{padding:64px 56px 64px 0;border-right:1px solid var(--g200)}\n.svc-panel-right{padding:64px 0 64px 56px;display:flex;flex-direction:column;justify-content:space-between}\n.svc-panel-num{font-family:var(--fd);font-size:13px;letter-spacing:.24em;color:var(--g400);margin-bottom:20px}\n.svc-panel-title{font-family:var(--fd);font-size:clamp(32px,4vw,52px);font-weight:300;line-height:1.05;margin-bottom:28px;letter-spacing:-.01em}\n.svc-panel-body{font-family:var(--fb);font-size:15px;font-weight:300;line-height:1.88;color:var(--g600);max-width:480px}\n.svc-panel-cta{margin-top:40px}\n.svc-list{list-style:none;display:flex;flex-direction:column;gap:0}\n.svc-list-item{display:flex;align-items:center;justify-content:space-between;padding:18px 0;border-bottom:1px solid var(--g100);cursor:pointer;transition:all .2s;gap:16px}\n.svc-list-item:hover{padding-left:8px}\n.svc-list-item.active{padding-left:8px}\n.svc-list-item-name{font-family:var(--fd);font-size:19px;font-weight:400;line-height:1.2;transition:color .2s}\n.svc-list-item.active .svc-list-item-name{color:var(--black);font-weight:500}\n.svc-list-item:not(.active) .svc-list-item-name{color:var(--g500)}\n.svc-list-item-arrow{font-size:14px;opacity:0;transition:opacity .2s;flex-shrink:0}\n.svc-list-item:hover .svc-list-item-arrow,.svc-list-item.active .svc-list-item-arrow{opacity:1}\n\n/* TESTIMONIALS */\n.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:80px}\n.tc{border:1px solid rgba(255,255,255,.07);padding:48px 38px;transition:border-color .3s}\n.tc:hover{border-color:rgba(255,255,255,.22)}\n.tc-mark{font-family:var(--fd);font-size:72px;line-height:.75;color:rgba(255,255,255,.07);margin-bottom:20px;font-weight:300}\n.tc-stars{display:flex;gap:3px;margin-bottom:16px}\n.tc-star{color:var(--white);font-size:12px;opacity:.55}\n.tc-q{font-family:var(--fd);font-size:19px;font-weight:300;font-style:italic;line-height:1.78;color:rgba(255,255,255,.82);margin-bottom:30px}\n.tc-name{font-family:var(--fb);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--white);margin-bottom:4px}\n.tc-meta{font-family:var(--fb);font-size:12px;font-weight:300;color:rgba(255,255,255,.3);letter-spacing:.06em}\n\n/* BLOG */\n.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-top:80px}\n.bc{border-top:1px solid var(--g200);padding-top:28px;cursor:pointer;transition:opacity .22s}\n.bc:hover{opacity:.75}\n.bc-tag{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:14px}\n.bc-t{font-family:var(--fd);font-size:23px;font-weight:500;line-height:1.22;margin-bottom:14px}\n.bc-e{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.72;color:var(--g600);margin-bottom:22px}\n.bc-link{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--black);display:inline-flex;align-items:center;gap:7px}\n.bc-link::after{content:'→'}\n\n/* ABOUT — LUXURY BIO PANELS */\n.bio-wrap{display:grid;grid-template-columns:1fr 1fr}\n.bio-panel{position:relative;overflow:hidden;padding:88px 64px 88px;display:flex;flex-direction:column}\n.bio-panel.panel-kc{background:var(--white)}\n.bio-panel.panel-stl{background:var(--off)}\n.bio-bg{position:absolute;inset:0;background-size:cover;transition:opacity .6s}\n.bio-ov-kc{position:absolute;inset:0;background:rgba(255,255,255,.9)}\n.bio-ov-stl{position:absolute;inset:0;background:rgba(245,245,245,.9)}\n.bio-panel:hover .bio-bg{opacity:.14}\n.bio-content{position:relative;z-index:2}\n\n/* AGENT PORTRAIT — square luxury crop, same treatment for both */\n.agent-portrait{width:220px;height:270px;overflow:hidden;margin-bottom:36px;position:relative}\n.agent-portrait img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block;transition:transform .7s cubic-bezier(.25,.46,.45,.94)}\n.agent-portrait:hover img{transform:scale(1.04)}\n.agent-portrait::after{content:'';position:absolute;inset:0;border:1px solid rgba(0,0,0,.06);pointer-events:none}\n\n.bio-city-tag{font-family:var(--fb);font-size:10px;font-weight:500;letter-spacing:.26em;text-transform:uppercase;color:var(--g400);margin-bottom:16px;display:flex;align-items:center;gap:10px}\n.bio-city-tag::before{content:'';display:block;width:18px;height:1px;background:var(--g400)}\n.bio-name{font-family:var(--fd);font-size:40px;font-weight:400;color:var(--black);margin-bottom:4px;line-height:1.02}\n.bio-role{font-family:var(--fb);font-size:11px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:24px}\n.bio-rule{width:36px;height:1px;background:var(--g200);margin-bottom:24px}\n.bio-text{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.92;color:var(--g600)}\n.bio-badge{display:inline-block;margin-top:24px;font-family:var(--fb);font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--black);border:1px solid var(--black);padding:6px 16px}\n\n/* BOOK */\n.book-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}\n.book-embed{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);padding:52px;min-height:360px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:18px;text-align:center}\n.book-lbl{font-family:var(--fb);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.22)}\n.book-txt{font-family:var(--fd);font-size:19px;font-style:italic;color:rgba(255,255,255,.3);line-height:1.6}\n.book-code{font-family:monospace;font-size:12px;color:rgba(255,255,255,.42);background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.09);padding:14px 20px;line-height:1.75;width:100%}\n.book-pts{display:flex;flex-direction:column;gap:14px;margin-top:30px}\n.book-pt{display:flex;align-items:center;gap:14px}\n.book-pt-line{width:16px;height:1px;background:rgba(255,255,255,.22);flex-shrink:0}\n.book-pt-txt{font-family:var(--fb);font-size:14px;font-weight:300;color:rgba(255,255,255,.42)}\n\n/* FORMS */\n.form{max-width:640px;display:flex;flex-direction:column;gap:22px;margin-top:54px}\n.frow{display:grid;grid-template-columns:1fr 1fr;gap:22px}\n.fld{display:flex;flex-direction:column;gap:8px}\n.fld label{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--g500)}\n.fld input,.fld select,.fld textarea{font-family:var(--fb);font-size:15px;font-weight:300;color:var(--black);background:var(--white);border:1px solid var(--g200);padding:14px 16px;outline:none;transition:border-color .2s;width:100%;-webkit-appearance:none}\n.fld input:focus,.fld select:focus,.fld textarea:focus{border-color:var(--black)}\n.fld textarea{resize:vertical;min-height:130px}\n.fsub{font-family:var(--fb);font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;background:var(--black);color:var(--white);padding:16px 46px;border:none;cursor:pointer;align-self:flex-start;transition:background .22s}\n.fsub:hover{background:var(--g800)}\n\n/* CONTACT */\n.cgrid{display:grid;grid-template-columns:1fr 1fr;gap:100px;margin-top:76px}\n.cb{margin-bottom:38px}\n.cn{font-family:var(--fd);font-size:30px;font-weight:400;margin-bottom:4px}\n.cr{font-family:var(--fb);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:16px}\n.cd{font-family:var(--fb);font-size:14px;font-weight:300;color:var(--g600);line-height:2.1}\n.cd a{color:var(--g600);text-decoration:none;transition:color .2s}\n.cd a:hover{color:var(--black)}\n.socials{display:flex;flex-direction:column;gap:10px;margin-top:28px}\n.social{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.1em;color:var(--g600);text-decoration:none;display:flex;align-items:center;gap:12px;transition:color .2s}\n.social::before{content:'';display:block;width:14px;height:1px;background:var(--g400);flex-shrink:0}\n.social:hover{color:var(--black)}\n\n/* PAGE HEADER */\n.ph{background:var(--black);padding:188px 80px 76px}\n.ph-eye{font-family:var(--fb);font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.3);margin-bottom:22px}\n.ph-h1{font-family:var(--fd);font-size:clamp(48px,6.5vw,90px);font-weight:300;color:var(--white);line-height:.98;letter-spacing:-.02em}\n.ph-h1 em{font-style:italic;color:rgba(255,255,255,.46)}\n.ph-sub{font-family:var(--fb);font-size:15px;font-weight:300;color:rgba(255,255,255,.36);margin-top:22px;max-width:500px;line-height:1.78}\n\n/* CTA BAND */\n.cta{background:var(--black);padding:104px 80px;text-align:center}\n\n/* FOOTER */\n.ft{background:var(--black);padding:80px 80px 50px;border-top:1px solid rgba(255,255,255,.05)}\n.ft-top{display:grid;grid-template-columns:2fr 1fr 1fr;gap:72px;margin-bottom:56px}\n.ft-brand{font-family:var(--fd);font-size:23px;font-weight:400;color:var(--white);margin-bottom:12px;letter-spacing:.06em}\n.ft-tag{font-family:var(--fd);font-size:15px;font-style:italic;color:rgba(255,255,255,.26);margin-bottom:22px}\n.ft-addr{font-family:var(--fb);font-size:13px;font-weight:300;line-height:2.1;color:rgba(255,255,255,.2)}\n.ft-ct{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.2);margin-bottom:20px}\n.ft-links{list-style:none;display:flex;flex-direction:column;gap:10px}\n.ft-links a{font-family:var(--fb);font-size:13px;font-weight:300;color:rgba(255,255,255,.36);text-decoration:none;cursor:pointer;transition:color .2s}\n.ft-links a:hover{color:var(--white)}\n.ft-bot{border-top:1px solid rgba(255,255,255,.05);padding-top:28px;display:flex;justify-content:space-between;align-items:center;gap:20px}\n.ft-legal{font-family:var(--fb);font-size:11px;font-weight:300;color:rgba(255,255,255,.16)}\n\n/* ANIMATIONS */\n@keyframes fu{to{opacity:1;transform:translateY(0)}}\n.rv{opacity:0;transform:translateY(22px);transition:opacity .68s ease,transform .68s ease}\n.rv.vis{opacity:1;transform:translateY(0)}\n\n/* RESPONSIVE */\n@media(max-width:1100px){\n  .nl,.nc{display:none}\n  .ham{display:flex}\n  .stats{grid-template-columns:repeat(2,1fr)}\n  .props{grid-template-columns:1fr}\n  .bio-wrap{grid-template-columns:1fr}\n  .svc-panel.active{grid-template-columns:1fr}\n  .svc-panel-left{border-right:none;border-bottom:1px solid var(--g200);padding:48px 0}\n  .svc-panel-right{padding:40px 0 48px}\n  .tgrid{grid-template-columns:1fr}\n  .bgrid{grid-template-columns:1fr}\n  .book-grid{grid-template-columns:1fr;gap:48px}\n  .cgrid{grid-template-columns:1fr;gap:48px}\n  .ft-top{grid-template-columns:1fr;gap:40px}\n  .hero-body{padding:0 36px 80px 36px}\n  .hero-rule{left:32px}\n  .s{padding:84px 36px}\n  .ph{padding:148px 36px 68px}\n  .cta{padding:80px 36px}\n  .ft{padding:64px 36px 40px}\n  .bio-panel{padding:64px 40px 64px}\n}\n@media(max-width:768px){\n  .hero-split{grid-template-columns:1fr}\n  .hero-split-stl{display:none}\n  .hero-split-divider{display:none}\n  .hero{min-height:100svh}\n  .nav{padding:0 20px;height:64px}\n  .nl,.nc{display:none}\n  .ham{display:flex}\n  .mob{top:64px}\n  .hero-body{padding:0 24px 72px 24px}\n  .h-h1{font-size:clamp(40px,11vw,72px) !important}\n  .hero-rule{display:none}\n  .h-scroll{display:none}\n  .stats{grid-template-columns:1fr 1fr;padding:0}\n  .stat{padding:28px 16px}\n  .frow{grid-template-columns:1fr}\n  .h-acts{flex-direction:column;align-items:flex-start;gap:12px}\n  .h-acts .bp,.h-acts .bk{width:100%;text-align:center;box-sizing:border-box}\n  .s{padding:60px 24px}\n  .ph{padding:120px 24px 52px}\n  .ph-h1{font-size:clamp(36px,9vw,72px) !important}\n  .cta{padding:64px 24px}\n  .ft{padding:52px 24px 36px}\n  .ft-top{grid-template-columns:1fr;gap:36px}\n  .ft-bot{flex-direction:column;text-align:center;gap:8px}\n  .bio-panel{padding:52px 24px}\n  .bio-wrap{grid-template-columns:1fr}\n  .tgrid{grid-template-columns:1fr}\n  .book-grid{grid-template-columns:1fr;gap:40px}\n  .cgrid{grid-template-columns:1fr;gap:40px}\n  .svc-tabs{overflow-x:auto;-webkit-overflow-scrolling:touch}\n  .svc-tab{padding:12px 18px;font-size:10px;white-space:nowrap}\n  .svc-panel.active{grid-template-columns:1fr}\n  .svc-panel-left{border-right:none;border-bottom:1px solid var(--g200);padding:36px 0}\n  .props{grid-template-columns:1fr}\n  .agent-portrait{width:160px;height:200px}\n}\n@media(max-width:480px){\n  .nav{padding:0 16px}\n  .logo{font-size:14px;letter-spacing:.06em}\n  .hero-body{padding:0 16px 60px 16px}\n  .h-h1{font-size:clamp(30px,9.5vw,52px) !important;line-height:1.02 !important}\n  .h-sub{font-size:13px !important;max-width:100% !important}\n  .s{padding:52px 16px}\n  .ph{padding:108px 16px 44px}\n  .ph-h1{font-size:clamp(32px,9vw,56px) !important}\n  .ph-sub{font-size:13px !important}\n  .cta{padding:56px 16px}\n  .ft{padding:44px 16px 28px}\n  .stats{grid-template-columns:1fr 1fr}\n  .stat{padding:24px 12px}\n  .stat-v{font-size:36px !important}\n  .h-acts{gap:10px}\n  .h-acts .bp,.h-acts .bk{padding:14px 20px;font-size:11px}\n  .bio-panel{padding:44px 16px}\n  .tgrid{grid-template-columns:1fr}\n  .tc-q{font-size:16px !important}\n  .ft-brand{font-size:18px !important}\n  .eyebrow{font-size:9px !important}\n  .h2{font-size:clamp(28px,8vw,48px) !important}\n  .svc-tab{padding:10px 14px;font-size:9px}\n}\n`;// ─── RESPONSIVE HOOK ─────────────────────────────────────────\nfunction useWindowWidth(){const[w,setW]=useState(typeof window!==\"undefined\"?window.innerWidth:1200);useEffect(()=>{const onResize=()=>setW(window.innerWidth);window.addEventListener(\"resize\",onResize);return()=>window.removeEventListener(\"resize\",onResize);},[]);return w;}// ─── DATA ───────────────────────────────────────────────────\nconst SVCS=[{t:\"First-Time Buyers\",b:\"Buying your first home is one of the biggest decisions of your life. We make it manageable — walking you through every step with clarity, patience, and a strategy built to get you the right home at the right price.\",highlights:[\"Pre-approval guidance\",\"Neighborhood strategy\",\"Offer & negotiation support\",\"Inspection advocacy\"]},{t:\"Luxury Listings\",b:\"Luxury homes demand a different level of marketing and presentation. We bring high-impact photography, targeted buyer outreach, and premium negotiation to every luxury listing we take on.\",highlights:[\"Professional photography & staging\",\"Targeted high-net-worth outreach\",\"Private listing network access\",\"White-glove closing process\"]},{t:\"Seller Rep\",b:\"We price with purpose, market with precision, and negotiate without compromise. 81% of our listings close above asking price. Our sellers don't just list — they win.\",highlights:[\"Data-driven pricing strategy\",\"Multi-platform marketing launch\",\"Aggressive offer negotiation\",\"81% sold over asking\"]},{t:\"Buyer Rep\",b:\"In a competitive market, having the right team is everything. We move decisively and close deals others can't. 88% of our buyers close under asking price.\",highlights:[\"Off-market access\",\"Rapid offer execution\",\"Due diligence management\",\"88% closed under asking\"]},{t:\"Relocation\",b:\"Moving to Kansas City or St. Louis from out of state? We specialize in making relocation seamless — from remote home tours to fast closings, we handle the complexity so you can focus on what's next.\",highlights:[\"Remote tour coordination\",\"Market comparison reports\",\"Neighborhood matching\",\"Streamlined out-of-state closing\"]},{t:\"Veterans\",b:\"Proud to serve those who served this country. We're experienced with VA loans, veteran-specific programs, and the unique needs of military families navigating the market.\",highlights:[\"VA loan expertise\",\"Zero down payment guidance\",\"PCS & relocation support\",\"Veteran homebuyer programs\"]},{t:\"Investors\",b:\"Looking to build your portfolio in KC or STL? We bring market insight, off-market access, and sharp negotiation to every investment acquisition and sale.\",highlights:[\"ROI analysis & market data\",\"Off-market deal sourcing\",\"Portfolio expansion strategy\",\"1031 exchange guidance\"]},{t:\"Downsizing\",b:\"Ready for the next chapter? We help you sell strategically and find the right fit — zero stress, maximum value extracted from your current home.\",highlights:[\"Simultaneous buy/sell strategy\",\"Senior-focused guidance\",\"Timeline flexibility\",\"Estate & family coordination\"]},{t:\"Expired Listings\",b:\"Did your home fail to sell? We have a 100% success rate closing properties others couldn't move. We'll show you exactly what went wrong — and how we fix it.\",highlights:[\"Honest listing audit\",\"Repricing & repositioning\",\"Fresh marketing strategy\",\"100% success rate\"]}];const TESTIS=[{q:\"Landon Nelson is one of a kind. I don't think any other realtor would have gone to the lengths he has to make my deal happen. He is the hardest working realtor out there — the absolute best!\",n:\"Debbie Moffett\",m:\"Kansas City \\xb7 Google Review \\xb7 Landon Nelson\"},{q:\"Landon made the first-time home-buying process so easy and stress-free. He truly had my best interest in mind. I felt supported, informed, and confident throughout the whole process.\",n:\"Sam Norwood\",m:\"Kansas City \\xb7 First-Time Buyer \\xb7 Landon Nelson\"},{q:\"A.J. made buying my first home a seamless process. His personalized approach made buying a house feel less like a transaction and more like an investment in my future.\",n:\"Samuel G.\",m:\"Kansas City \\xb7 Testimonial Tree \\xb7 A.J. Graham\"},{q:\"AJ was beyond helpful! Very attentive, cared deeply for what we were wanting. Went out of his way during and after to make sure we got moved in smoothly!\",n:\"Grace F.\",m:\"Kansas City \\xb7 November 2025 \\xb7 A.J. Graham\"},{q:\"Without AJ we wouldn't have made the move. I appreciate his drive and how kind and understanding he was through the whole process.\",n:\"Kari M.\",m:\"Kansas City \\xb7 November 2025 \\xb7 A.J. Graham\"},{q:\"We had a phenomenal experience with AJ throughout the whole process! He truly cares about all his clients and their housing needs!\",n:\"Molly M.\",m:\"Kansas City \\xb7 September 2025 \\xb7 A.J. Graham\"},{q:\"AJ helped us find our dream home in a very competitive market. He was always available, extremely knowledgeable, and made the entire process smooth from start to finish.\",n:\"Marcus & Tiffany B.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"Working with AJ was the best decision we made. He fought for us every step of the way and got us into a home we love at a price we didn't think was possible.\",n:\"Derek W.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"AJ's knowledge of the market is unmatched. He gave us realistic expectations, walked us through every step, and delivered exactly what he promised.\",n:\"Jasmine T.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"Landon was incredibly patient and professional throughout our home search. He never pressured us and always put our best interests first. We couldn't be happier with our new home.\",n:\"Tyler & Nicole K.\",m:\"Kansas City \\xb7 Landon Nelson\"},{q:\"Landon went above and beyond — showing us properties on short notice, negotiating hard on our behalf, and staying on top of every detail until closing. Truly exceptional service.\",n:\"Chris M.\",m:\"Kansas City \\xb7 Landon Nelson\"},{q:\"From our first conversation to closing day, Landon made us feel like we were his only clients. That level of attention and care is rare. Highly recommend.\",n:\"Amanda R.\",m:\"Kansas City \\xb7 Landon Nelson\"}];const BLOGS=[{tag:\"Buyers\",t:\"How to Know If You're Ready to Buy in Kansas City Right Now\",e:\"Three financial signals that tell you it's time to act — and why waiting in this market is quietly costing you.\",date:\"February 2025\",author:\"Landon Nelson\",stats:[{v:\"$320,711\",l:\"KC Metro Median Sale Price (2025)\"},{v:\"5.2%\",l:\"Year-over-Year Price Appreciation\"},{v:\"42 days\",l:\"Average Days on Market\"},{v:\"97.4%\",l:\"Sellers Received of List Price\"}],chart:{type:\"bar\",label:\"Median Home Price by KC Submarket — 2025\",data:[{label:\"KC Metro\",val:\"$320K\",v:320,tooltip:\"$320,711\"},{label:\"Overland Pk\",val:\"$425K\",v:425,tooltip:\"$425,000\"},{label:\"Prairie Vill\",val:\"$510K\",v:510,tooltip:\"$510,000\"},{label:\"Leawood\",val:\"$761K\",v:761,tooltip:\"$761,000\"},{label:\"Lee's Summit\",val:\"$380K\",v:380,tooltip:\"$380,000\"},{label:\"Liberty\",val:\"$310K\",v:310,tooltip:\"$310,000\"}],source:\"Source: Heartland MLS / ReeceNichols Market Data 2025\"},body:`Most people waiting for the \"perfect\" time to buy are actually just watching their purchasing power shrink.\n\nHere's the reality in Kansas City right now: the metro median sale price hit **$320,711 in 2025** — up 5.2% year over year. Average sales prices are pushing **$382,000**. Homes that cost $300K two years ago are not coming back down.\n\nSo how do you know when you're actually ready? Three signals.\n\n**Signal 1: Your debt-to-income ratio is under 43%**\n\nThis is what lenders care about most. Take your total monthly debt payments, divide by your gross monthly income. Under 43% and you're in the game. Under 36% and you're in a strong position to get competitive rates. A 15-minute call with a local lender will tell you exactly where you stand.\n\n**Signal 2: You have reserves after your down payment**\n\nThe down payment is just the entry ticket. After closing, you need 3–6 months of living expenses still sitting in savings. Lenders want to see it. More importantly, you need it.\n\n**Signal 3: You're staying for at least 3–5 years**\n\nThe KC market has appreciated nearly **90% over the past decade** — from ~$200K average in 2015 to over $380K today. But you need time for that appreciation to outpace closing costs. If you're planting roots, buying wins almost every time.\n\nThe cost of waiting isn't just the higher price you'll pay next year. It's the equity you're not building right now. If you're hitting all three signals, the question isn't whether you're ready. It's why you're still renting.`},{tag:\"Sellers\",t:\"Why Your Home Didn't Sell — And What We Do Differently\",e:\"The most common reasons listings expire, and our 100% success rate turning them around.\",date:\"February 2025\",author:\"A.J. Graham\",stats:[{v:\"100%\",l:\"Our Success Rate on Expired Listings\"},{v:\"81%\",l:\"Our Listings Sold Over Asking Price\"},{v:\"14 days\",l:\"The Window That Matters Most\"},{v:\"97.4%\",l:\"KC Metro Average List-to-Sale Ratio\"}],chart:{type:\"compare\",label:\"List-to-Sale Price Ratio — KC Market vs. GNG\",data:[{label:\"KC Metro Average\",val:\"97.4%\",v:97.4},{label:\"Typical Expired Listing (re-listed)\",val:\"94.1%\",v:94.1},{label:\"The Graham Nelson Group\",val:\"101.2%\",v:101.2,highlight:true}],source:\"Source: Heartland MLS 2025 \\xb7 GNG internal transaction data\"},body:`An expired listing isn't a market problem. It's a strategy problem. And we can usually tell you exactly why it didn't sell before we step foot in the door.\n\nIn Kansas City, sellers are receiving **97.4% of their list price on average**. That means a well-positioned home is essentially getting asking price. If yours didn't sell, something specific went wrong. Here's what we see most often.\n\n**Wrong price from the start**\n\nOverpricing is the single most destructive thing you can do to a listing. Buyers are seeing 30–50 homes before making an offer. They know immediately when something is mispriced. An overpriced home sits. It gets stigmatized. Price reductions signal desperation. By the time you hit the right number, you've already burned your best window — **the first 14 days on market**.\n\nOur approach: we price with data, not hope. Active competition, recent solds, absorption rates, and days-on-market trends all go into the number. We find the price point that creates urgency without leaving money behind.\n\n**Low-quality marketing**\n\nIf your listing photos were taken on an iPhone, you lost buyers before they ever asked for a showing. 95% of buyers start online. Your photos are your first showing. Poor photography, no staging, and a bare-bones MLS description kill demand before it starts.\n\nOur approach: professional photography on every listing. Staging consultation. Compelling copy. Distribution beyond just the MLS.\n\n**The wrong energy for your situation**\n\nExpired listings need a different approach. Someone who can be honest about what went wrong, reposition the home strategically, and execute with urgency. We've turned around 100% of the expired listings we've taken on. We'll show you exactly why before you sign anything.`},{tag:\"Relocation\",t:\"Relocating to Kansas City? Here's What Nobody Tells You\",e:\"KC is one of the most underrated markets in the Midwest. What you need to know before your first showing.\",date:\"January 2025\",author:\"A.J. Graham\",stats:[{v:\"32%\",l:\"Below National Median Home Price\"},{v:\"Top 10\",l:\"U.S. Housing Market — NAR & Zillow 2025\"},{v:\"$761K\",l:\"Leawood Median — KC's Premium Submarket\"},{v:\"2.2 mo\",l:\"Months of Inventory — Extremely Tight\"}],chart:{type:\"compare\",label:\"What $650,000 Gets You — KC vs. Other Metro Markets\",data:[{label:\"San Francisco\",val:\"~650 sq ft\",v:650},{label:\"Denver\",val:\"~1,400 sq ft\",v:1400},{label:\"Chicago\",val:\"~1,600 sq ft\",v:1600},{label:\"Austin\",val:\"~1,800 sq ft\",v:1800},{label:\"Kansas City\",val:\"~3,200 sq ft\",v:3200,highlight:true}],source:\"Source: Zillow / Realtor.com Metro Comparison Data 2025\"},body:`Kansas City doesn't get the headlines that Austin or Phoenix do. That's actually one of the best things about it.\n\nZillow ranked KC among the **Top 10 U.S. housing markets for 2025**. The National Association of Realtors agrees. And KC's median home price is still **32% below the national average** — meaning you get significantly more house for your money than nearly any comparable city.\n\nHere's what the algorithm won't tell you.\n\n**The price-to-quality ratio is unreal**\n\nFor what you'd pay for a starter home in Denver or Chicago, you're getting a 3–4 bedroom home in a quality KC suburb. Johnson County, Leawood, Overland Park, Lee's Summit — genuinely excellent places to live at prices that feel surreal if you're coming from a high-cost market. Leawood's median sits at $761,000, and it competes with neighborhoods twice that price elsewhere.\n\n**Neighborhoods matter more than zip codes**\n\nKansas City is a city of distinct pockets. The difference between a great purchase and a mediocre one often comes down to knowing which side of a street you're on. Brookside, Waldo, Westport, Overland Park, Liberty — each has its own rhythm. This isn't something you can figure out from Zillow.\n\n**Good homes move fast — even from out of state**\n\nWith only **2.2 months of inventory** metro-wide, well-priced homes don't sit. If you're planning a visit to KC to tour homes, come pre-approved and mentally ready to move. We've helped buyers close on homes toured exclusively via video — it works, but it requires trust in your agent and preparation on your end.\n\nRelocating to KC? Let's get on a call before you book your flight.`},{tag:\"Sellers\",t:\"What 'Sold Over Asking' Actually Means — And How We Do It 81% of the Time\",e:\"It's not luck. It's a repeatable system built on pricing precision, marketing, and controlled launch.\",date:\"January 2025\",author:\"Landon Nelson\",stats:[{v:\"81%\",l:\"Our Listings That Sold Over Asking\"},{v:\"$20M+\",l:\"Total Team Sales Volume\"},{v:\"97.4%\",l:\"KC Metro Average — We Beat It Consistently\"},{v:\"14 days\",l:\"Critical First-Window on Market\"}],chart:{type:\"line\",label:\"KC Metro Average Home Price — 10 Year Trend\",data:[{label:\"'15\",val:\"$198K\",v:198,tooltip:\"$198,000\"},{label:\"'16\",val:\"$215K\",v:215,tooltip:\"$215,000\"},{label:\"'17\",val:\"$228K\",v:228,tooltip:\"$228,000\"},{label:\"'18\",val:\"$242K\",v:242,tooltip:\"$242,000\"},{label:\"'19\",val:\"$258K\",v:258,tooltip:\"$258,000\"},{label:\"'20\",val:\"$277K\",v:277,tooltip:\"$277,000\"},{label:\"'21\",val:\"$310K\",v:310,tooltip:\"$310,000\"},{label:\"'22\",val:\"$338K\",v:338,tooltip:\"$338,000\"},{label:\"'23\",val:\"$354K\",v:354,tooltip:\"$354,000\"},{label:\"'24\",val:\"$370K\",v:370,tooltip:\"$370,000\"},{label:\"'25\",val:\"$382K\",v:382,tooltip:\"$382,000\"}],source:\"Source: Heartland MLS / Federal Reserve Economic Data (FRED) 2025\"},body:`When people hear \"sold over asking,\" they picture a bidding war fueled by a hot market. That's not how it works — at least not for us.\n\n**81% of our listings close above list price.** That's not market luck. It's a system we run on every single listing, in any market condition. Here's exactly what that system looks like.\n\n**Step 1: Precision pricing — not aggressive pricing**\n\nThis is the most misunderstood piece. Selling over asking doesn't mean pricing low to manufacture a bidding war. It means finding the exact price point where buyer demand is highest and urgency is real. Too low and you leave money on the table. Too high and you sit and get stigmatized. We find the edge — every time.\n\n**Step 2: Pre-market positioning**\n\nBefore your home hits the MLS, we're already working. Staging consultation. Professional photography. Listing copy that sells the lifestyle, not just square footage. By the time we go live, your home is showing at its absolute best — and we've already been talking to buyers in our network.\n\n**Step 3: Controlled launch**\n\nWe don't list and wait. We launch. Coming soon period to build anticipation. Strategic showing windows to concentrate buyer traffic. A deadline for offers that puts qualified buyers in competition with each other simultaneously.\n\n**Step 4: Negotiation from strength**\n\nMultiple offers means the negotiation isn't just about price — it's about terms. Inspection contingencies. Appraisal gaps. Closing timelines. We structure the selection process to maximize your net proceeds, not just the sticker price.\n\nThe result: 81% of our sellers walk away with more than they listed for. If you're thinking about selling, let's talk about what your home could actually achieve.`},{tag:\"Luxury\",t:\"The St. Louis Luxury Market in 2025: What Buyers and Sellers Need to Know\",e:\"Ranked #1 in the U.S. for luxury value. Here's what that means if you're buying or selling above $600K in STL.\",date:\"March 2025\",author:\"A.J. Graham\",stats:[{v:\"#1\",l:\"U.S. Luxury Housing Market — WSJ/Realtor.com 2025\"},{v:\"$650K\",l:\"STL Luxury Median vs. $1M+ in Chicago & Denver\"},{v:\"4.2%\",l:\"Year-over-Year Appreciation in STL Metro\"},{v:\"2.3 mo\",l:\"Months of Inventory — Tight at Every Price Point\"}],chart:{type:\"bar\",label:\"Top-10% Home Price Threshold by Metro — 2025 (Luxury Benchmark)\",data:[{label:\"St. Louis\",val:\"$650K\",v:650,tooltip:\"$650,000\"},{label:\"Kansas City\",val:\"$720K\",v:720,tooltip:\"$720,000\"},{label:\"Indianapolis\",val:\"$680K\",v:680,tooltip:\"$680,000\"},{label:\"Chicago\",val:\"$1.05M\",v:1050,tooltip:\"$1,050,000\"},{label:\"Denver\",val:\"$1.1M\",v:1100,tooltip:\"$1,100,000\"},{label:\"Austin\",val:\"$1.2M\",v:1200,tooltip:\"$1,200,000\"}],source:\"Source: WSJ / Realtor.com Luxury Market Report 2025\"},body:`The Wall Street Journal and Realtor.com ranked St. Louis the **#1 luxury housing market in the United States in 2025.**\n\nThe reason? The median price for a top-10th-percentile home in STL is around **$650,000** — compared to well over $1 million in Chicago, Denver, or Tampa. That means buyers get genuine luxury at a fraction of what it costs elsewhere. And sellers are sitting on assets that are significantly undervalued relative to comparable properties in other metros.\n\nHere's our ground-level read on what's actually happening right now.\n\n**Inventory is tight at the top**\n\nThe STL metro has only **2.3 months of inventory** — a seller's market by any measure. Luxury sellers have been reluctant to list, keeping supply historically low in the $600K–$1.2M range. For buyers, that means competition on well-positioned properties is real. For sellers, the window to achieve a premium is wide open.\n\n**The Chesterfield corridor is outperforming**\n\nThe western suburbs — Chesterfield, Town and Country, Ladue — have seen consistent appreciation and strong buyer demand, driven by corporate relocation and move-up buyers. Days on market for well-priced luxury homes here tracks well below the metro average.\n\n**Luxury buyers are patient and sophisticated**\n\nThey know the market. They've done the homework. They will wait for the right home — which means presentation is everything. At this price point, standard MLS exposure isn't enough. You need targeted outreach to the buyer pool that's actually active in your range.\n\nOur St. Louis office is in Chesterfield. We work this market every day. 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Please try again or email us directly.\"}),/*#__PURE__*/_jsx(\"button\",{className:\"fsub\",onClick:submit,disabled:status===\"loading\",style:{opacity:status===\"loading\"?.5:1,cursor:status===\"loading\"?\"wait\":\"pointer\"},children:status===\"loading\"?\"Sending...\":\"Send My Question →\"})]}),/*#__PURE__*/_jsx(\"p\",{style:{marginTop:30,fontFamily:\"var(--fb)\",fontSize:13,fontWeight:300,color:\"var(--g400)\",maxWidth:460},children:\"Every question is answered personally by A.J. or Landon — not a bot, not an assistant.\"})]})})]});}// ─── INTAKE FORM ─────────────────────────────────────────────\n// ─── INTAKE FORM CONSTANTS ────────────────────────────────────\nconst KC_FORMSPREE=\"meepnnez\"// → landon.nelson@reecenichols.com\n;const STL_FORMSPREE=\"mvzvllzl\"// → ajgraham@reecenichols.com  ← swap with dedicated STL endpoint if desired\n;function 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80px}\n.s-dk{background:var(--black);color:var(--white)}\n.s-lt{background:var(--white);color:var(--black)}\n.s-wm{background:var(--off);color:var(--black)}\n.eyebrow{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.28em;text-transform:uppercase;opacity:.38;margin-bottom:20px;display:flex;align-items:center;gap:14px;color:currentColor}\n.eyebrow::before{content:'';display:block;width:26px;height:1px;background:currentColor;flex-shrink:0}\n.h2{font-family:var(--fd);font-size:clamp(38px,5vw,66px);font-weight:300;line-height:1.04;letter-spacing:-.015em;margin-bottom:20px}\n.h2 em{font-style:italic}\n.s-dk .h2 em{color:rgba(255,255,255,.46)}\n.s-lt .h2 em,.s-wm .h2 em{color:var(--g600)}\n.body-txt{font-family:var(--fb);font-size:16px;font-weight:300;line-height:1.82;max-width:540px}\n\n/* VALUE PROPS */\n.props{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.06);margin-top:80px}\n.prop{background:var(--black);padding:52px 44px;transition:background .3s}\n.prop:hover{background:#0e0e0e}\n.prop-n{font-family:var(--fd);font-size:12px;letter-spacing:.2em;color:rgba(255,255,255,.25);margin-bottom:28px}\n.prop-t{font-family:var(--fd);font-size:30px;font-weight:400;color:var(--white);margin-bottom:16px;line-height:1.15}\n.prop-b{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.82;color:rgba(255,255,255,.4)}\n\n/* PHOTO STRIP */\n.strip{display:grid;grid-template-columns:repeat(12,1fr);grid-template-rows:280px 220px;gap:4px}\n.strip-item{position:relative;overflow:hidden}\n.strip-item img{width:100%;height:100%;object-fit:cover;object-position:center center;transition:transform .65s cubic-bezier(.25,.46,.45,.94)}\n.strip-item:hover img{transform:scale(1.04)}\n.strip-cap{position:absolute;bottom:0;left:0;right:0;padding:12px 16px;background:linear-gradient(transparent,rgba(0,0,0,.68));font-family:var(--fb);font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.75);opacity:0;transform:translateY(6px);transition:all .3s}\n.strip-item:hover .strip-cap{opacity:1;transform:translateY(0)}\n.si-1{grid-column:1/5;grid-row:1}\n.si-2{grid-column:5/9;grid-row:1}\n.si-3{grid-column:9/13;grid-row:1}\n.si-4{grid-column:1/4;grid-row:2}\n.si-5{grid-column:4/8;grid-row:2}\n.si-6{grid-column:8/13;grid-row:2}\n\n/* ── SERVICES — TABBED ── */\n.svc-tabs{display:flex;gap:0;border-bottom:1px solid var(--g200);margin-bottom:0;margin-top:72px;overflow-x:auto}\n.svc-tab{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--g500);padding:14px 28px;border:none;background:none;cursor:pointer;border-bottom:2px solid transparent;transition:all .22s;white-space:nowrap;flex-shrink:0}\n.svc-tab:hover{color:var(--black)}\n.svc-tab.active{color:var(--black);border-bottom-color:var(--black)}\n.svc-panel{display:none}\n.svc-panel.active{display:grid;grid-template-columns:1fr 1fr;gap:0}\n.svc-panel-left{padding:64px 56px 64px 0;border-right:1px solid var(--g200)}\n.svc-panel-right{padding:64px 0 64px 56px;display:flex;flex-direction:column;justify-content:space-between}\n.svc-panel-num{font-family:var(--fd);font-size:13px;letter-spacing:.24em;color:var(--g400);margin-bottom:20px}\n.svc-panel-title{font-family:var(--fd);font-size:clamp(32px,4vw,52px);font-weight:300;line-height:1.05;margin-bottom:28px;letter-spacing:-.01em}\n.svc-panel-body{font-family:var(--fb);font-size:15px;font-weight:300;line-height:1.88;color:var(--g600);max-width:480px}\n.svc-panel-cta{margin-top:40px}\n.svc-list{list-style:none;display:flex;flex-direction:column;gap:0}\n.svc-list-item{display:flex;align-items:center;justify-content:space-between;padding:18px 0;border-bottom:1px solid var(--g100);cursor:pointer;transition:all .2s;gap:16px}\n.svc-list-item:hover{padding-left:8px}\n.svc-list-item.active{padding-left:8px}\n.svc-list-item-name{font-family:var(--fd);font-size:19px;font-weight:400;line-height:1.2;transition:color .2s}\n.svc-list-item.active .svc-list-item-name{color:var(--black);font-weight:500}\n.svc-list-item:not(.active) .svc-list-item-name{color:var(--g500)}\n.svc-list-item-arrow{font-size:14px;opacity:0;transition:opacity .2s;flex-shrink:0}\n.svc-list-item:hover .svc-list-item-arrow,.svc-list-item.active .svc-list-item-arrow{opacity:1}\n\n/* TESTIMONIALS */\n.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:80px}\n.tc{border:1px solid rgba(255,255,255,.07);padding:48px 38px;transition:border-color .3s}\n.tc:hover{border-color:rgba(255,255,255,.22)}\n.tc-mark{font-family:var(--fd);font-size:72px;line-height:.75;color:rgba(255,255,255,.07);margin-bottom:20px;font-weight:300}\n.tc-stars{display:flex;gap:3px;margin-bottom:16px}\n.tc-star{color:var(--white);font-size:12px;opacity:.55}\n.tc-q{font-family:var(--fd);font-size:19px;font-weight:300;font-style:italic;line-height:1.78;color:rgba(255,255,255,.82);margin-bottom:30px}\n.tc-name{font-family:var(--fb);font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--white);margin-bottom:4px}\n.tc-meta{font-family:var(--fb);font-size:12px;font-weight:300;color:rgba(255,255,255,.3);letter-spacing:.06em}\n\n/* BLOG */\n.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-top:80px}\n.bc{border-top:1px solid var(--g200);padding-top:28px;cursor:pointer;transition:opacity .22s}\n.bc:hover{opacity:.75}\n.bc-tag{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:14px}\n.bc-t{font-family:var(--fd);font-size:23px;font-weight:500;line-height:1.22;margin-bottom:14px}\n.bc-e{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.72;color:var(--g600);margin-bottom:22px}\n.bc-link{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--black);display:inline-flex;align-items:center;gap:7px}\n.bc-link::after{content:'→'}\n\n/* ABOUT — LUXURY BIO PANELS */\n.bio-wrap{display:grid;grid-template-columns:1fr 1fr}\n.bio-panel{position:relative;overflow:hidden;padding:88px 64px 88px;display:flex;flex-direction:column}\n.bio-panel.panel-kc{background:var(--white)}\n.bio-panel.panel-stl{background:var(--off)}\n.bio-bg{position:absolute;inset:0;background-size:cover;transition:opacity .6s}\n.bio-ov-kc{position:absolute;inset:0;background:rgba(255,255,255,.9)}\n.bio-ov-stl{position:absolute;inset:0;background:rgba(245,245,245,.9)}\n.bio-panel:hover .bio-bg{opacity:.14}\n.bio-content{position:relative;z-index:2}\n\n/* AGENT PORTRAIT — square luxury crop, same treatment for both */\n.agent-portrait{width:220px;height:270px;overflow:hidden;margin-bottom:36px;position:relative}\n.agent-portrait img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block;transition:transform .7s cubic-bezier(.25,.46,.45,.94)}\n.agent-portrait:hover img{transform:scale(1.04)}\n.agent-portrait::after{content:'';position:absolute;inset:0;border:1px solid rgba(0,0,0,.06);pointer-events:none}\n\n.bio-city-tag{font-family:var(--fb);font-size:10px;font-weight:500;letter-spacing:.26em;text-transform:uppercase;color:var(--g400);margin-bottom:16px;display:flex;align-items:center;gap:10px}\n.bio-city-tag::before{content:'';display:block;width:18px;height:1px;background:var(--g400)}\n.bio-name{font-family:var(--fd);font-size:40px;font-weight:400;color:var(--black);margin-bottom:4px;line-height:1.02}\n.bio-role{font-family:var(--fb);font-size:11px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:24px}\n.bio-rule{width:36px;height:1px;background:var(--g200);margin-bottom:24px}\n.bio-text{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.92;color:var(--g600)}\n.bio-badge{display:inline-block;margin-top:24px;font-family:var(--fb);font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--black);border:1px solid var(--black);padding:6px 16px}\n\n/* BOOK */\n.book-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}\n.book-embed{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);padding:52px;min-height:360px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:18px;text-align:center}\n.book-lbl{font-family:var(--fb);font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.22)}\n.book-txt{font-family:var(--fd);font-size:19px;font-style:italic;color:rgba(255,255,255,.3);line-height:1.6}\n.book-code{font-family:monospace;font-size:12px;color:rgba(255,255,255,.42);background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.09);padding:14px 20px;line-height:1.75;width:100%}\n.book-pts{display:flex;flex-direction:column;gap:14px;margin-top:30px}\n.book-pt{display:flex;align-items:center;gap:14px}\n.book-pt-line{width:16px;height:1px;background:rgba(255,255,255,.22);flex-shrink:0}\n.book-pt-txt{font-family:var(--fb);font-size:14px;font-weight:300;color:rgba(255,255,255,.42)}\n\n/* FORMS */\n.form{max-width:640px;display:flex;flex-direction:column;gap:22px;margin-top:54px}\n.frow{display:grid;grid-template-columns:1fr 1fr;gap:22px}\n.fld{display:flex;flex-direction:column;gap:8px}\n.fld label{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--g500)}\n.fld input,.fld select,.fld textarea{font-family:var(--fb);font-size:15px;font-weight:300;color:var(--black);background:var(--white);border:1px solid var(--g200);padding:14px 16px;outline:none;transition:border-color .2s;width:100%;-webkit-appearance:none}\n.fld input:focus,.fld select:focus,.fld textarea:focus{border-color:var(--black)}\n.fld textarea{resize:vertical;min-height:130px}\n.fsub{font-family:var(--fb);font-size:12px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;background:var(--black);color:var(--white);padding:16px 46px;border:none;cursor:pointer;align-self:flex-start;transition:background .22s}\n.fsub:hover{background:var(--g800)}\n\n/* CONTACT */\n.cgrid{display:grid;grid-template-columns:1fr 1fr;gap:100px;margin-top:76px}\n.cb{margin-bottom:38px}\n.cn{font-family:var(--fd);font-size:30px;font-weight:400;margin-bottom:4px}\n.cr{font-family:var(--fb);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--g400);margin-bottom:16px}\n.cd{font-family:var(--fb);font-size:14px;font-weight:300;color:var(--g600);line-height:2.1}\n.cd a{color:var(--g600);text-decoration:none;transition:color .2s}\n.cd a:hover{color:var(--black)}\n.socials{display:flex;flex-direction:column;gap:10px;margin-top:28px}\n.social{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.1em;color:var(--g600);text-decoration:none;display:flex;align-items:center;gap:12px;transition:color .2s}\n.social::before{content:'';display:block;width:14px;height:1px;background:var(--g400);flex-shrink:0}\n.social:hover{color:var(--black)}\n\n/* PAGE HEADER */\n.ph{background:var(--black);padding:188px 80px 76px}\n.ph-eye{font-family:var(--fb);font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:rgba(255,255,255,.3);margin-bottom:22px}\n.ph-h1{font-family:var(--fd);font-size:clamp(48px,6.5vw,90px);font-weight:300;color:var(--white);line-height:.98;letter-spacing:-.02em}\n.ph-h1 em{font-style:italic;color:rgba(255,255,255,.46)}\n.ph-sub{font-family:var(--fb);font-size:15px;font-weight:300;color:rgba(255,255,255,.36);margin-top:22px;max-width:500px;line-height:1.78}\n\n/* CTA BAND */\n.cta{background:var(--black);padding:104px 80px;text-align:center}\n\n/* FOOTER */\n.ft{background:var(--black);padding:80px 80px 50px;border-top:1px solid rgba(255,255,255,.05)}\n.ft-top{display:grid;grid-template-columns:2fr 1fr 1fr;gap:72px;margin-bottom:56px}\n.ft-brand{font-family:var(--fd);font-size:23px;font-weight:400;color:var(--white);margin-bottom:12px;letter-spacing:.06em}\n.ft-tag{font-family:var(--fd);font-size:15px;font-style:italic;color:rgba(255,255,255,.26);margin-bottom:22px}\n.ft-addr{font-family:var(--fb);font-size:13px;font-weight:300;line-height:2.1;color:rgba(255,255,255,.2)}\n.ft-ct{font-family:var(--fb);font-size:11px;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.2);margin-bottom:20px}\n.ft-links{list-style:none;display:flex;flex-direction:column;gap:10px}\n.ft-links a{font-family:var(--fb);font-size:13px;font-weight:300;color:rgba(255,255,255,.36);text-decoration:none;cursor:pointer;transition:color .2s}\n.ft-links a:hover{color:var(--white)}\n.ft-bot{border-top:1px solid rgba(255,255,255,.05);padding-top:28px;display:flex;justify-content:space-between;align-items:center;gap:20px}\n.ft-legal{font-family:var(--fb);font-size:11px;font-weight:300;color:rgba(255,255,255,.16)}\n\n/* ANIMATIONS */\n@keyframes fu{to{opacity:1;transform:translateY(0)}}\n.rv{opacity:0;transform:translateY(22px);transition:opacity .68s ease,transform .68s ease}\n.rv.vis{opacity:1;transform:translateY(0)}\n\n/* RESPONSIVE */\n@media(max-width:1100px){\n  .nl,.nc{display:none}\n  .ham{display:flex}\n  .stats{grid-template-columns:repeat(2,1fr)}\n  .props{grid-template-columns:1fr}\n  .bio-wrap{grid-template-columns:1fr}\n  .svc-panel.active{grid-template-columns:1fr}\n  .svc-panel-left{border-right:none;border-bottom:1px solid var(--g200);padding:48px 0}\n  .svc-panel-right{padding:40px 0 48px}\n  .tgrid{grid-template-columns:1fr}\n  .bgrid{grid-template-columns:1fr}\n  .book-grid{grid-template-columns:1fr;gap:48px}\n  .cgrid{grid-template-columns:1fr;gap:48px}\n  .ft-top{grid-template-columns:1fr;gap:40px}\n  .hero-body{padding:0 36px 80px 36px}\n  .hero-rule{left:32px}\n  .s{padding:84px 36px}\n  .ph{padding:148px 36px 68px}\n  .cta{padding:80px 36px}\n  .ft{padding:64px 36px 40px}\n  .bio-panel{padding:64px 40px 64px}\n}\n@media(max-width:768px){.logo-affil{display:none}\n  .hero-split{grid-template-columns:1fr}\n  .hero-split-stl{display:none}\n  .hero-split-divider{display:none}\n  .hero{min-height:100svh}\n  .nav{padding:0 20px;height:64px}\n  .nl,.nc{display:none}\n  .ham{display:flex}\n  .mob{top:64px}\n  .hero-body{padding:0 24px 72px 24px}\n  .h-h1{font-size:clamp(40px,11vw,72px) !important}\n  .hero-rule{display:none}\n  .h-scroll{display:none}\n  .stats{grid-template-columns:1fr 1fr;padding:0}\n  .stat{padding:28px 16px}\n  .frow{grid-template-columns:1fr}\n  .h-acts{flex-direction:column;align-items:flex-start;gap:12px}\n  .h-acts .bp,.h-acts .bk{width:100%;text-align:center;box-sizing:border-box}\n  .s{padding:60px 24px}\n  .ph{padding:120px 24px 52px}\n  .ph-h1{font-size:clamp(36px,9vw,72px) !important}\n  .cta{padding:64px 24px}\n  .ft{padding:52px 24px 36px}\n  .ft-top{grid-template-columns:1fr;gap:36px}\n  .ft-bot{flex-direction:column;text-align:center;gap:8px}\n  .bio-panel{padding:52px 24px}\n  .bio-wrap{grid-template-columns:1fr}\n  .tgrid{grid-template-columns:1fr}\n  .book-grid{grid-template-columns:1fr;gap:40px}\n  .cgrid{grid-template-columns:1fr;gap:40px}\n  .svc-tabs{overflow-x:auto;-webkit-overflow-scrolling:touch}\n  .svc-tab{padding:12px 18px;font-size:10px;white-space:nowrap}\n  .svc-panel.active{grid-template-columns:1fr}\n  .svc-panel-left{border-right:none;border-bottom:1px solid var(--g200);padding:36px 0}\n  .props{grid-template-columns:1fr}\n  .agent-portrait{width:160px;height:200px}\n}\n@media(max-width:480px){\n  .nav{padding:0 16px}\n  .logo{font-size:14px;letter-spacing:.06em}\n  .hero-body{padding:0 16px 60px 16px}\n  .h-h1{font-size:clamp(30px,9.5vw,52px) !important;line-height:1.02 !important}\n  .h-sub{font-size:13px !important;max-width:100% !important}\n  .s{padding:52px 16px}\n  .ph{padding:108px 16px 44px}\n  .ph-h1{font-size:clamp(32px,9vw,56px) !important}\n  .ph-sub{font-size:13px !important}\n  .cta{padding:56px 16px}\n  .ft{padding:44px 16px 28px}\n  .stats{grid-template-columns:1fr 1fr}\n  .stat{padding:24px 12px}\n  .stat-v{font-size:36px !important}\n  .h-acts{gap:10px}\n  .h-acts .bp,.h-acts .bk{padding:14px 20px;font-size:11px}\n  .bio-panel{padding:44px 16px}\n  .tgrid{grid-template-columns:1fr}\n  .tc-q{font-size:16px !important}\n  .ft-brand{font-size:18px !important}\n  .eyebrow{font-size:9px !important}\n  .h2{font-size:clamp(28px,8vw,48px) !important}\n  .svc-tab{padding:10px 14px;font-size:9px}\n}\n`;// ─── RESPONSIVE HOOK ─────────────────────────────────────────\nfunction useWindowWidth(){const[w,setW]=useState(typeof window!==\"undefined\"?window.innerWidth:1200);useEffect(()=>{const onResize=()=>setW(window.innerWidth);window.addEventListener(\"resize\",onResize);return()=>window.removeEventListener(\"resize\",onResize);},[]);return w;}// ─── DATA ───────────────────────────────────────────────────\nconst SVCS=[{t:\"First-Time Buyers\",b:\"Buying your first home is one of the biggest decisions of your life. We make it manageable — walking you through every step with clarity, patience, and a strategy built to get you the right home at the right price.\",highlights:[\"Pre-approval guidance\",\"Neighborhood strategy\",\"Offer & negotiation support\",\"Inspection advocacy\"]},{t:\"Luxury Listings\",b:\"Luxury homes demand a different level of marketing and presentation. We bring high-impact photography, targeted buyer outreach, and premium negotiation to every luxury listing we take on.\",highlights:[\"Professional photography & staging\",\"Targeted high-net-worth outreach\",\"Private listing network access\",\"White-glove closing process\"]},{t:\"Seller Rep\",b:\"We price with purpose, market with precision, and negotiate without compromise. 81% of our listings close above asking price. Our sellers don't just list — they win.\",highlights:[\"Data-driven pricing strategy\",\"Multi-platform marketing launch\",\"Aggressive offer negotiation\",\"81% sold over asking\"]},{t:\"Buyer Rep\",b:\"In a competitive market, having the right team is everything. We move decisively and close deals others can't. 88% of our buyers close under asking price.\",highlights:[\"Off-market access\",\"Rapid offer execution\",\"Due diligence management\",\"88% closed under asking\"]},{t:\"Relocation\",b:\"Moving to Kansas City or St. Louis from out of state? We specialize in making relocation seamless — from remote home tours to fast closings, we handle the complexity so you can focus on what's next.\",highlights:[\"Remote tour coordination\",\"Market comparison reports\",\"Neighborhood matching\",\"Streamlined out-of-state closing\"]},{t:\"Veterans\",b:\"Proud to serve those who served this country. We're experienced with VA loans, veteran-specific programs, and the unique needs of military families navigating the market.\",highlights:[\"VA loan expertise\",\"Zero down payment guidance\",\"PCS & relocation support\",\"Veteran homebuyer programs\"]},{t:\"Investors\",b:\"Looking to build your portfolio in KC or STL? We bring market insight, off-market access, and sharp negotiation to every investment acquisition and sale.\",highlights:[\"ROI analysis & market data\",\"Off-market deal sourcing\",\"Portfolio expansion strategy\",\"1031 exchange guidance\"]},{t:\"Downsizing\",b:\"Ready for the next chapter? We help you sell strategically and find the right fit — zero stress, maximum value extracted from your current home.\",highlights:[\"Simultaneous buy/sell strategy\",\"Senior-focused guidance\",\"Timeline flexibility\",\"Estate & family coordination\"]},{t:\"Expired Listings\",b:\"Did your home fail to sell? We have a 100% success rate closing properties others couldn't move. We'll show you exactly what went wrong — and how we fix it.\",highlights:[\"Honest listing audit\",\"Repricing & repositioning\",\"Fresh marketing strategy\",\"100% success rate\"]}];const TESTIS=[{q:\"Landon Nelson is one of a kind. I don't think any other realtor would have gone to the lengths he has to make my deal happen. He is the hardest working realtor out there — the absolute best!\",n:\"Debbie Moffett\",m:\"Kansas City \\xb7 Google Review \\xb7 Landon Nelson\"},{q:\"Landon made the first-time home-buying process so easy and stress-free. He truly had my best interest in mind. I felt supported, informed, and confident throughout the whole process.\",n:\"Sam Norwood\",m:\"Kansas City \\xb7 First-Time Buyer \\xb7 Landon Nelson\"},{q:\"A.J. made buying my first home a seamless process. His personalized approach made buying a house feel less like a transaction and more like an investment in my future.\",n:\"Samuel G.\",m:\"Kansas City \\xb7 Testimonial Tree \\xb7 A.J. Graham\"},{q:\"AJ was beyond helpful! Very attentive, cared deeply for what we were wanting. Went out of his way during and after to make sure we got moved in smoothly!\",n:\"Grace F.\",m:\"Kansas City \\xb7 November 2025 \\xb7 A.J. Graham\"},{q:\"Without AJ we wouldn't have made the move. I appreciate his drive and how kind and understanding he was through the whole process.\",n:\"Kari M.\",m:\"Kansas City \\xb7 November 2025 \\xb7 A.J. Graham\"},{q:\"We had a phenomenal experience with AJ throughout the whole process! He truly cares about all his clients and their housing needs!\",n:\"Molly M.\",m:\"Kansas City \\xb7 September 2025 \\xb7 A.J. Graham\"},{q:\"AJ helped us find our dream home in a very competitive market. He was always available, extremely knowledgeable, and made the entire process smooth from start to finish.\",n:\"Marcus & Tiffany B.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"Working with AJ was the best decision we made. He fought for us every step of the way and got us into a home we love at a price we didn't think was possible.\",n:\"Derek W.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"AJ's knowledge of the market is unmatched. He gave us realistic expectations, walked us through every step, and delivered exactly what he promised.\",n:\"Jasmine T.\",m:\"Kansas City \\xb7 A.J. Graham\"},{q:\"Landon was incredibly patient and professional throughout our home search. He never pressured us and always put our best interests first. We couldn't be happier with our new home.\",n:\"Tyler & Nicole K.\",m:\"Kansas City \\xb7 Landon Nelson\"},{q:\"Landon went above and beyond — showing us properties on short notice, negotiating hard on our behalf, and staying on top of every detail until closing. Truly exceptional service.\",n:\"Chris M.\",m:\"Kansas City \\xb7 Landon Nelson\"},{q:\"From our first conversation to closing day, Landon made us feel like we were his only clients. That level of attention and care is rare. Highly recommend.\",n:\"Amanda R.\",m:\"Kansas City \\xb7 Landon Nelson\"}];const BLOGS=[{tag:\"Buyers\",t:\"How to Know If You're Ready to Buy in Kansas City Right Now\",e:\"Three financial signals that tell you it's time to act — and why waiting in this market is quietly costing you.\",date:\"February 2025\",author:\"Landon Nelson\",stats:[{v:\"$320,711\",l:\"KC Metro Median Sale Price (2025)\"},{v:\"5.2%\",l:\"Year-over-Year Price Appreciation\"},{v:\"42 days\",l:\"Average Days on Market\"},{v:\"97.4%\",l:\"Sellers Received of List Price\"}],chart:{type:\"bar\",label:\"Median Home Price by KC Submarket — 2025\",data:[{label:\"KC Metro\",val:\"$320K\",v:320,tooltip:\"$320,711\"},{label:\"Overland Pk\",val:\"$425K\",v:425,tooltip:\"$425,000\"},{label:\"Prairie Vill\",val:\"$510K\",v:510,tooltip:\"$510,000\"},{label:\"Leawood\",val:\"$761K\",v:761,tooltip:\"$761,000\"},{label:\"Lee's Summit\",val:\"$380K\",v:380,tooltip:\"$380,000\"},{label:\"Liberty\",val:\"$310K\",v:310,tooltip:\"$310,000\"}],source:\"Source: Heartland MLS / ReeceNichols Market Data 2025\"},body:`Most people waiting for the \"perfect\" time to buy are actually just watching their purchasing power shrink.\n\nHere's the reality in Kansas City right now: the metro median sale price hit **$320,711 in 2025** — up 5.2% year over year. Average sales prices are pushing **$382,000**. Homes that cost $300K two years ago are not coming back down.\n\nSo how do you know when you're actually ready? Three signals.\n\n**Signal 1: Your debt-to-income ratio is under 43%**\n\nThis is what lenders care about most. Take your total monthly debt payments, divide by your gross monthly income. Under 43% and you're in the game. Under 36% and you're in a strong position to get competitive rates. A 15-minute call with a local lender will tell you exactly where you stand.\n\n**Signal 2: You have reserves after your down payment**\n\nThe down payment is just the entry ticket. After closing, you need 3–6 months of living expenses still sitting in savings. Lenders want to see it. More importantly, you need it.\n\n**Signal 3: You're staying for at least 3–5 years**\n\nThe KC market has appreciated nearly **90% over the past decade** — from ~$200K average in 2015 to over $380K today. But you need time for that appreciation to outpace closing costs. If you're planting roots, buying wins almost every time.\n\nThe cost of waiting isn't just the higher price you'll pay next year. It's the equity you're not building right now. If you're hitting all three signals, the question isn't whether you're ready. It's why you're still renting.`},{tag:\"Sellers\",t:\"Why Your Home Didn't Sell — And What We Do Differently\",e:\"The most common reasons listings expire, and our 100% success rate turning them around.\",date:\"February 2025\",author:\"A.J. Graham\",stats:[{v:\"100%\",l:\"Our Success Rate on Expired Listings\"},{v:\"81%\",l:\"Our Listings Sold Over Asking Price\"},{v:\"14 days\",l:\"The Window That Matters Most\"},{v:\"97.4%\",l:\"KC Metro Average List-to-Sale Ratio\"}],chart:{type:\"compare\",label:\"List-to-Sale Price Ratio — KC Market vs. GNG\",data:[{label:\"KC Metro Average\",val:\"97.4%\",v:97.4},{label:\"Typical Expired Listing (re-listed)\",val:\"94.1%\",v:94.1},{label:\"The Graham Nelson Group\",val:\"101.2%\",v:101.2,highlight:true}],source:\"Source: Heartland MLS 2025 \\xb7 GNG internal transaction data\"},body:`An expired listing isn't a market problem. It's a strategy problem. And we can usually tell you exactly why it didn't sell before we step foot in the door.\n\nIn Kansas City, sellers are receiving **97.4% of their list price on average**. That means a well-positioned home is essentially getting asking price. If yours didn't sell, something specific went wrong. Here's what we see most often.\n\n**Wrong price from the start**\n\nOverpricing is the single most destructive thing you can do to a listing. Buyers are seeing 30–50 homes before making an offer. They know immediately when something is mispriced. An overpriced home sits. It gets stigmatized. Price reductions signal desperation. By the time you hit the right number, you've already burned your best window — **the first 14 days on market**.\n\nOur approach: we price with data, not hope. Active competition, recent solds, absorption rates, and days-on-market trends all go into the number. We find the price point that creates urgency without leaving money behind.\n\n**Low-quality marketing**\n\nIf your listing photos were taken on an iPhone, you lost buyers before they ever asked for a showing. 95% of buyers start online. Your photos are your first showing. Poor photography, no staging, and a bare-bones MLS description kill demand before it starts.\n\nOur approach: professional photography on every listing. Staging consultation. Compelling copy. Distribution beyond just the MLS.\n\n**The wrong energy for your situation**\n\nExpired listings need a different approach. Someone who can be honest about what went wrong, reposition the home strategically, and execute with urgency. We've turned around 100% of the expired listings we've taken on. We'll show you exactly why before you sign anything.`},{tag:\"Relocation\",t:\"Relocating to Kansas City? Here's What Nobody Tells You\",e:\"KC is one of the most underrated markets in the Midwest. What you need to know before your first showing.\",date:\"January 2025\",author:\"A.J. Graham\",stats:[{v:\"32%\",l:\"Below National Median Home Price\"},{v:\"Top 10\",l:\"U.S. Housing Market — NAR & Zillow 2025\"},{v:\"$761K\",l:\"Leawood Median — KC's Premium Submarket\"},{v:\"2.2 mo\",l:\"Months of Inventory — Extremely Tight\"}],chart:{type:\"compare\",label:\"What $650,000 Gets You — KC vs. Other Metro Markets\",data:[{label:\"San Francisco\",val:\"~650 sq ft\",v:650},{label:\"Denver\",val:\"~1,400 sq ft\",v:1400},{label:\"Chicago\",val:\"~1,600 sq ft\",v:1600},{label:\"Austin\",val:\"~1,800 sq ft\",v:1800},{label:\"Kansas City\",val:\"~3,200 sq ft\",v:3200,highlight:true}],source:\"Source: Zillow / Realtor.com Metro Comparison Data 2025\"},body:`Kansas City doesn't get the headlines that Austin or Phoenix do. That's actually one of the best things about it.\n\nZillow ranked KC among the **Top 10 U.S. housing markets for 2025**. The National Association of Realtors agrees. And KC's median home price is still **32% below the national average** — meaning you get significantly more house for your money than nearly any comparable city.\n\nHere's what the algorithm won't tell you.\n\n**The price-to-quality ratio is unreal**\n\nFor what you'd pay for a starter home in Denver or Chicago, you're getting a 3–4 bedroom home in a quality KC suburb. Johnson County, Leawood, Overland Park, Lee's Summit — genuinely excellent places to live at prices that feel surreal if you're coming from a high-cost market. Leawood's median sits at $761,000, and it competes with neighborhoods twice that price elsewhere.\n\n**Neighborhoods matter more than zip codes**\n\nKansas City is a city of distinct pockets. The difference between a great purchase and a mediocre one often comes down to knowing which side of a street you're on. Brookside, Waldo, Westport, Overland Park, Liberty — each has its own rhythm. This isn't something you can figure out from Zillow.\n\n**Good homes move fast — even from out of state**\n\nWith only **2.2 months of inventory** metro-wide, well-priced homes don't sit. If you're planning a visit to KC to tour homes, come pre-approved and mentally ready to move. We've helped buyers close on homes toured exclusively via video — it works, but it requires trust in your agent and preparation on your end.\n\nRelocating to KC? Let's get on a call before you book your flight.`},{tag:\"Sellers\",t:\"What 'Sold Over Asking' Actually Means — And How We Do It 81% of the Time\",e:\"It's not luck. It's a repeatable system built on pricing precision, marketing, and controlled launch.\",date:\"January 2025\",author:\"Landon Nelson\",stats:[{v:\"81%\",l:\"Our Listings That Sold Over Asking\"},{v:\"$20M+\",l:\"Total Team Sales Volume\"},{v:\"97.4%\",l:\"KC Metro Average — We Beat It Consistently\"},{v:\"14 days\",l:\"Critical First-Window on Market\"}],chart:{type:\"line\",label:\"KC Metro Average Home Price — 10 Year Trend\",data:[{label:\"'15\",val:\"$198K\",v:198,tooltip:\"$198,000\"},{label:\"'16\",val:\"$215K\",v:215,tooltip:\"$215,000\"},{label:\"'17\",val:\"$228K\",v:228,tooltip:\"$228,000\"},{label:\"'18\",val:\"$242K\",v:242,tooltip:\"$242,000\"},{label:\"'19\",val:\"$258K\",v:258,tooltip:\"$258,000\"},{label:\"'20\",val:\"$277K\",v:277,tooltip:\"$277,000\"},{label:\"'21\",val:\"$310K\",v:310,tooltip:\"$310,000\"},{label:\"'22\",val:\"$338K\",v:338,tooltip:\"$338,000\"},{label:\"'23\",val:\"$354K\",v:354,tooltip:\"$354,000\"},{label:\"'24\",val:\"$370K\",v:370,tooltip:\"$370,000\"},{label:\"'25\",val:\"$382K\",v:382,tooltip:\"$382,000\"}],source:\"Source: Heartland MLS / Federal Reserve Economic Data (FRED) 2025\"},body:`When people hear \"sold over asking,\" they picture a bidding war fueled by a hot market. That's not how it works — at least not for us.\n\n**81% of our listings close above list price.** That's not market luck. It's a system we run on every single listing, in any market condition. Here's exactly what that system looks like.\n\n**Step 1: Precision pricing — not aggressive pricing**\n\nThis is the most misunderstood piece. Selling over asking doesn't mean pricing low to manufacture a bidding war. It means finding the exact price point where buyer demand is highest and urgency is real. Too low and you leave money on the table. Too high and you sit and get stigmatized. We find the edge — every time.\n\n**Step 2: Pre-market positioning**\n\nBefore your home hits the MLS, we're already working. Staging consultation. Professional photography. Listing copy that sells the lifestyle, not just square footage. By the time we go live, your home is showing at its absolute best — and we've already been talking to buyers in our network.\n\n**Step 3: Controlled launch**\n\nWe don't list and wait. We launch. Coming soon period to build anticipation. Strategic showing windows to concentrate buyer traffic. A deadline for offers that puts qualified buyers in competition with each other simultaneously.\n\n**Step 4: Negotiation from strength**\n\nMultiple offers means the negotiation isn't just about price — it's about terms. Inspection contingencies. Appraisal gaps. Closing timelines. We structure the selection process to maximize your net proceeds, not just the sticker price.\n\nThe result: 81% of our sellers walk away with more than they listed for. If you're thinking about selling, let's talk about what your home could actually achieve.`},{tag:\"Luxury\",t:\"The St. Louis Luxury Market in 2025: What Buyers and Sellers Need to Know\",e:\"Ranked #1 in the U.S. for luxury value. Here's what that means if you're buying or selling above $600K in STL.\",date:\"March 2025\",author:\"A.J. Graham\",stats:[{v:\"#1\",l:\"U.S. Luxury Housing Market — WSJ/Realtor.com 2025\"},{v:\"$650K\",l:\"STL Luxury Median vs. $1M+ in Chicago & Denver\"},{v:\"4.2%\",l:\"Year-over-Year Appreciation in STL Metro\"},{v:\"2.3 mo\",l:\"Months of Inventory — Tight at Every Price Point\"}],chart:{type:\"bar\",label:\"Top-10% Home Price Threshold by Metro — 2025 (Luxury Benchmark)\",data:[{label:\"St. Louis\",val:\"$650K\",v:650,tooltip:\"$650,000\"},{label:\"Kansas City\",val:\"$720K\",v:720,tooltip:\"$720,000\"},{label:\"Indianapolis\",val:\"$680K\",v:680,tooltip:\"$680,000\"},{label:\"Chicago\",val:\"$1.05M\",v:1050,tooltip:\"$1,050,000\"},{label:\"Denver\",val:\"$1.1M\",v:1100,tooltip:\"$1,100,000\"},{label:\"Austin\",val:\"$1.2M\",v:1200,tooltip:\"$1,200,000\"}],source:\"Source: WSJ / Realtor.com Luxury Market Report 2025\"},body:`The Wall Street Journal and Realtor.com ranked St. Louis the **#1 luxury housing market in the United States in 2025.**\n\nThe reason? The median price for a top-10th-percentile home in STL is around **$650,000** — compared to well over $1 million in Chicago, Denver, or Tampa. That means buyers get genuine luxury at a fraction of what it costs elsewhere. And sellers are sitting on assets that are significantly undervalued relative to comparable properties in other metros.\n\nHere's our ground-level read on what's actually happening right now.\n\n**Inventory is tight at the top**\n\nThe STL metro has only **2.3 months of inventory** — a seller's market by any measure. Luxury sellers have been reluctant to list, keeping supply historically low in the $600K–$1.2M range. For buyers, that means competition on well-positioned properties is real. For sellers, the window to achieve a premium is wide open.\n\n**The Chesterfield corridor is outperforming**\n\nThe western suburbs — Chesterfield, Town and Country, Ladue — have seen consistent appreciation and strong buyer demand, driven by corporate relocation and move-up buyers. Days on market for well-priced luxury homes here tracks well below the metro average.\n\n**Luxury buyers are patient and sophisticated**\n\nThey know the market. They've done the homework. They will wait for the right home — which means presentation is everything. At this price point, standard MLS exposure isn't enough. You need targeted outreach to the buyer pool that's actually active in your range.\n\nOur St. Louis office is in Chesterfield. We work this market every day. 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\",/*#__PURE__*/_jsx(\"em\",{children:\"Listings.\"})]}),/*#__PURE__*/_jsx(\"p\",{className:\"ph-sub\",children:\"Properties we've listed, sold, and currently represent across Kansas City and St. Louis.\"})]}),/*#__PURE__*/_jsx(\"section\",{style:{padding:0,background:\"var(--white)\"},children:/*#__PURE__*/_jsx(\"iframe\",{src:\"https://ajgraham.reecenichols.com/featured-listings\",style:{width:\"100%\",minHeight:\"85vh\",border:\"none\",display:\"block\"},title:\"The Graham Nelson Group Listings\",loading:\"lazy\",allow:\"geolocation\"})}),/*#__PURE__*/_jsxs(\"div\",{className:\"cta\",children:[/*#__PURE__*/_jsxs(\"h2\",{className:\"h2 rv\",style:{color:\"var(--white)\",maxWidth:520,margin:\"0 auto 34px\",textAlign:\"center\"},children:[\"Don't See the Right Fit?\",/*#__PURE__*/_jsx(\"br\",{}),/*#__PURE__*/_jsx(\"em\",{children:\"Let's Find It.\"})]}),/*#__PURE__*/_jsx(\"p\",{className:\"body-txt rv\",style:{color:\"rgba(255,255,255,.36)\",textAlign:\"center\",margin:\"0 auto 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Please try again or email us directly.\"}),/*#__PURE__*/_jsx(\"button\",{className:\"fsub\",onClick:submit,disabled:status===\"loading\",style:{opacity:status===\"loading\"?.5:1,cursor:status===\"loading\"?\"wait\":\"pointer\"},children:status===\"loading\"?\"Sending...\":\"Send My Question →\"})]}),/*#__PURE__*/_jsx(\"p\",{style:{marginTop:30,fontFamily:\"var(--fb)\",fontSize:13,fontWeight:300,color:\"var(--g400)\",maxWidth:460},children:\"Every question is answered personally by A.J. or Landon — not a bot, not an assistant.\"})]})})]});}// ─── INTAKE FORM ─────────────────────────────────────────────\n// ─── INTAKE FORM CONSTANTS ────────────────────────────────────\nconst KC_FORMSPREE=\"meepnnez\"// → landon.nelson@reecenichols.com\n;const STL_FORMSPREE=\"mvzvllzl\"// → ajgraham@reecenichols.com  ← swap with dedicated STL endpoint if desired\n;function IntakePage(){const[market,setMarket]=useState(\"kc\");const[kcType,setKcType]=useState(\"buyer\");const[stlType,setStlType]=useState(\"buyer\");const[kcStatus,setKcStatus]=useState(\"idle\");const[intakeGotcha,setIntakeGotcha]=useState(\"\");const[stlStatus,setStlStatus]=useState(\"idle\");const vw=useWindowWidth();const mob=vw<=768;// ── shared sub-components ────────────────────────────────────\nconst inputSt={fontFamily:\"var(--fb)\",fontSize:14,fontWeight:300,background:\"#f4f4f2\",border:\"1px solid transparent\",padding:\"13px 16px\",outline:\"none\",width:\"100%\",borderRadius:0};const labelSt={fontFamily:\"var(--fb)\",fontSize:11,fontWeight:500,letterSpacing:\".1em\",textTransform:\"uppercase\",display:\"block\",marginBottom:7,color:\"var(--black)\"};const secHead={fontFamily:\"var(--fb)\",fontSize:10,fontWeight:500,letterSpacing:\".25em\",textTransform:\"uppercase\",color:\"var(--g400)\",marginBottom:16,paddingBottom:10,borderBottom:\"1px solid var(--g200)\"};const 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STAT NUMBERS — every stat currently reads \"[ ]\" as a placeholder.\n *    Send Landon real solo figures and swap them in (STATS array,\n *    the \"Follow Along\" social numbers, intake left-panel stats,\n *    and any figures inside blog posts).\n * 2. TESTIMONIALS — only Landon's real reviews are kept. Add fresh\n *    Standard KC reviews to the TESTIS array (see marker there).\n * 3. IMAGES — the About hero + a couple carousel slides point at the\n *    KC skyline as safe placeholders. Replace IMGS.brandPhoto and the\n *    flagged carousel entries with real Standard KC / Landon photography.\n * 4. FORMSPREE — QA_FORM_ID / CONTACT_FORM_ID / INTAKE_FORMSPREE still\n *    point at the old GNG endpoints. Create new forms at formspree.io\n *    routed to landon.nelson@reecenichols.com and paste the IDs in.\n * 5. CAL.COM — BOOK_URL is a placeholder. Paste Landon's booking link.\n * ──────────────────────────────────────────────────────────────\n *//**\n * @framerSupportedLayoutWidth any\n * @framerSupportedLayoutHeight any\n */if(typeof document!==\"undefined\"){if(!document.getElementById(\"standard-fonts\")){const fl=document.createElement(\"link\");fl.id=\"standard-fonts\";fl.href=\"https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,300;1,400&family=Inter:wght@300;400;500&display=swap\";fl.rel=\"stylesheet\";document.head.appendChild(fl);}}// ── INTEGRATION PLACEHOLDERS — replace with Landon's real endpoints ──\nconst BOOK_URL=\"https://cal.com/grahamnelsongroup/discovery-call\"// live Cal.com booking (rename the slug in Cal.com anytime)\n;// Intake Form button target. Paste your original Formspree-hosted form URL here to link out to it;\n// leave \"\" to open the in-site intake form (which submits to your Formspree endpoint).\nconst INTAKE_URL=\"\";const SITE_URL=\"thestandardkc.com\";// Newsletter signup emails Landon each new subscriber via Formspree (no Mailchimp embed needed).\nconst NEWSLETTER_FORM_ID=\"meepnnez\"// Formspree → landon.nelson@reecenichols.com\n;// Home-valuation lead magnet — emails Landon each request via Formspree.\nconst VALUATION_FORM_ID=\"meepnnez\"// Formspree → landon.nelson@reecenichols.com\n;const MAILCHIMP_ARCHIVE_URL=\"https://us1.campaign-archive.com/?u=d66237291b7da780540a43552&id=cf8ed89827\"// The Market Letter public archive\n;// ── TRANSACTION MAP — cities where Landon has closed (from real sold data). ──\n// `count` = number of closings; it sizes the pin. Add cities/counts as you close more.\nconst CITIES=[{n:\"Shawnee\",s:\"KS\",lat:39.02,lng:-94.72,count:3},{n:\"Kansas City\",s:\"MO\",lat:39.1,lng:-94.58,count:2},{n:\"Lawrence\",s:\"KS\",lat:38.97,lng:-95.23,count:2},{n:\"Overland Park\",s:\"KS\",lat:38.98,lng:-94.67,count:1},{n:\"Leawood\",s:\"KS\",lat:38.97,lng:-94.62,count:1},{n:\"Merriam\",s:\"KS\",lat:39.02,lng:-94.69,count:1},{n:\"Olathe\",s:\"KS\",lat:38.88,lng:-94.82,count:1},{n:\"Gardner\",s:\"KS\",lat:38.81,lng:-94.93,count:1},{n:\"Grandview\",s:\"MO\",lat:38.89,lng:-94.53,count:1},{n:\"Blue Springs\",s:\"MO\",lat:39.02,lng:-94.28,count:1}];const TOTAL_CLOSINGS=CITIES.reduce((a,c)=>a+(c.count||0),0);// ── MAP LANDMARKS — orientation points only (not transactions). Edit freely. ──\nconst LANDMARKS=[{n:\"KCI Airport\",lat:39.2976,lng:-94.7139},{n:\"The Legends\",lat:39.1197,lng:-94.8305},{n:\"Downtown KC\",lat:39.1,lng:-94.5786},{n:\"Crossroads\",lat:39.0897,lng:-94.5833},{n:\"Arrowhead \\xb7 Chiefs\",lat:39.049,lng:-94.4839},{n:\"Country Club Plaza\",lat:39.0417,lng:-94.5906},{n:\"Lenexa City Center\",lat:38.9556,lng:-94.792},{n:\"KU \\xb7 Lawrence\",lat:38.9543,lng:-95.2558}];// Real KC-metro base map (state fills, county lines, KS/MO border) precomputed from\n// US Census geography, plus projected pixel coords for cities & landmarks.\nconst MAP={W:760,H:560,counties:[{d:\"M361.2,26L475.9,26.3L475.9,108.9L474.8,136.1L361.2,135.4L361.2,107.6Z\",st:\"MO\"},{d:\"M228.9,404.2L359.2,404.2L358.1,501.2L358.1,534L226.8,533.7L226.8,420.5Z\",st:\"KS\"},{d:\"M474.8,136.1L475.9,108.9L606.2,109.9L606.2,229.0L582.2,226.1L565.5,237.7L553.0,239.3L546.8,252.8L539.5,249.6L546.8,238.0L541.6,229.6L528.0,234.8L529.0,248.9L517.6,256.3L505.1,252.8L496.7,242.5L481.1,238.0L486.3,227.0L473.8,229.0Z\",st:\"MO\"},{d:\"M505.1,252.8L517.6,256.3L529.0,248.9L528.0,234.8L541.6,229.6L546.8,238.0L539.5,249.6L546.8,252.8L553.0,239.3L565.5,237.7L582.2,226.1L606.2,229.0L619.7,229.3L637.4,213.5L656.2,216.7L663.5,224.8L683.3,222.8L683.3,200.6L687.5,197.1L682.3,327.9L682.3,333.4L584.3,329.9L583.2,340.8L503.0,337.6Z\",st:\"MO\"},{d:\"M359.2,290.1L359.2,264.0L384.2,250.8L395.6,252.1L401.9,261.5L419.6,244.1L422.7,234.1L429.0,245.4L451.9,218.0L461.3,218.0L473.8,229.0L486.3,227.0L481.1,238.0L496.7,242.5L505.1,252.8L503.0,337.6L500.9,369.0L393.5,365.7L359.2,363.5Z\",st:\"MO\"},{d:\"M74.6,225.7L74.6,149.6L79.8,149.6L193.4,149.3L193.4,258.2L191.3,290.1L159.0,290.7L146.5,294.9L118.4,280.4L100.7,285.2L72.5,282.3Z\",st:\"KS\"},{d:\"M361.2,247.0L361.2,135.4L474.8,136.1L473.8,229.0L461.3,218.0L451.9,218.0L429.0,245.4L422.7,234.1L419.6,244.1L401.9,261.5L395.6,252.1L384.2,250.8L359.2,264.0Z\",st:\"MO\"},{d:\"M100.7,285.2L118.4,280.4L146.5,294.9L159.0,290.7L191.3,290.1L191.3,319.9L197.6,313.5L223.7,319.9L228.9,313.2L228.9,404.2L99.6,403.8L99.6,355.2Z\",st:\"KS\"},{d:\"M359.2,404.2L359.2,363.5L393.5,365.7L500.9,369.0L498.8,434.8L501.9,434.8L500.9,467.1L517.6,467.7L516.5,512.4L511.3,509.2L485.3,513.0L470.7,507.9L461.3,511.4L445.7,503.4L358.1,501.2Z\",st:\"MO\"},{d:\"M193.4,149.3L254.9,149.6L267.4,162.6L281.0,165.8L271.6,173.8L277.9,199.3L296.6,216.1L293.5,225.1L311.2,231.5L274.7,230.6L271.6,309.6L260.1,312.5L239.3,306.4L228.9,313.2L223.7,319.9L197.6,313.5L191.3,319.9L191.3,290.1L193.4,258.2Z\",st:\"KS\"},{d:\"M311.2,231.5L314.3,239.3L328.9,242.8L338.3,237.7L343.5,247.6L361.2,247.0L359.2,264.0L359.2,290.1L302.9,290.4L283.1,284.6L271.6,309.6L274.7,230.6Z\",st:\"KS\"},{d:\"M228.9,313.2L239.3,306.4L260.1,312.5L271.6,309.6L283.1,284.6L302.9,290.4L359.2,290.1L359.2,363.5L359.2,404.2L228.9,404.2Z\",st:\"KS\"},{d:\"M215.3,106.7L361.2,107.6L361.2,135.4L361.2,247.0L343.5,247.6L338.3,237.7L328.9,242.8L314.3,239.3L311.2,231.5L293.5,225.1L296.6,216.1L277.9,199.3L271.6,173.8L281.0,165.8L267.4,162.6L254.9,149.6L248.7,139.3L232.0,129.3L231.0,119.9Z\",st:\"MO\"}],stateLine:\"M155.9,-69.9L172.6,-50.4L186.1,-46.8L187.2,-32.8L200.7,-34.7L205.9,-23.0L233.0,-18.5L241.4,-31.8L266.4,-27.6L262.2,-18.5L269.5,-7.8L281.0,-4.2L276.8,9.4L267.4,9.8L270.6,21.5L283.1,16.3L282.0,32.2L271.6,34.1L258.1,26.3L252.8,50.6L237.2,56.8L229.9,70.1L232.0,83.4L214.3,91.1L215.3,106.7L231.0,119.9L232.0,129.3L248.7,139.3L261.2,159.0L275.8,159.0L281.0,165.8L271.6,173.8L277.9,199.3L296.6,216.1L293.5,225.1L309.1,229.3L314.3,239.3L328.9,242.8L338.3,237.7L343.5,247.6L364.4,248.6L359.2,261.8L359.2,404.2L358.1,442.5L358.1,663.9L357.1,680.3L357.1,925.8L356.0,956.2L356.0,1044.1\",cityXY:[[326.8,299.1],[367.5,269.2],[178.7,317.8],[341.4,314],[355.9,317.8],[335.5,299.1],[297.8,351.4],[265.9,377.5],[382,347.6],[454.6,299.1]],lmXY:[[328.6,195.1],[294.7,261.8],[367.9,269.2],[366.5,273],[395.4,288.3],[364.4,291],[305.9,323.2],[171.2,323.6]]};// ── THE MARKET LETTER — past issues. TODO: paste real campaign URLs. ──\nconst ISSUES=[{no:\"New Chapter\",date:\"\",title:\"Some News I Wanted You to Hear From Me First\",blurb:\"A personal note on a new chapter, and what it means for how I serve you.\",url:\"https://mailchi.mp/d1971e84aeaf/some-news-i-wanted-you-to-hear-from-me-first\"},{no:\"Around KC\",date:\"\",title:\"Retirees, Billionaires, and the Plaza's New Look\",blurb:\"Who's moving to Kansas City, where the money is going, and the Plaza's next era.\",url:\"https://mailchi.mp/c93a8a9fc4a1/retirees-billionaires-and-the-plazas-new-look\"},{no:\"Market Update\",date:\"\",title:\"Your August KC Market Update\",blurb:\"The August read on prices, inventory, and where the Kansas City market is heading.\",url:\"https://mailchi.mp/cb3b20cb21da/the-graham-nelson-group-your-august-kc-market-update\"}];// ── PHOTOS ───────────────────────────────────────────────────\n// Upload the 9 images from standard-kc-photos.zip to Framer (Assets panel),\n// click each one to copy its URL, and paste it into the matching slot below.\nconst IMGS={kcHero:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1772738072/KC_Skyline_w9wwob.jpg\",brandPhoto:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280814/IMG_8280_rdclfo.jpg\",headSerious:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280812/12-AJG01650_VSCO_wzgqlk.jpg\",headSmile:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280815/IMG_1420_piowqn.jpg\"};const CLIENTS=[{src:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280814/IMG_9543_ttm9yl.jpg\",alt:\"Sold with Landon Nelson\"},{src:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280811/IMG_2122_npqz0v.jpg\",alt:\"Buyers at the closing table\"},{src:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280813/IMG_0599_VSCO_cdb0lh.jpg\",alt:\"Celebrating a new home\"},{src:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280813/IMG_2373_wvvrn3.jpg\",alt:\"A client who loves their Realtor\"},{src:\"https://res.cloudinary.com/dlyvwknzy/image/upload/v1788280812/IMG_1076_crqpsk.jpg\",alt:\"Another happy closing\"}];const css=`\n*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}\n:root{\n  /* THE STANDARD KC palette */\n  --ink:#111010;--espresso:#2A2622;--brass:#B8903F;--champagne:#C9BBA0;--bone:#F5F1E9;\n  /* legacy aliases mapped to the new palette so the whole sheet warms up */\n  --black:#111010;--white:#F5F1E9;--off:#EFE9DD;\n  --g100:#E7E0D2;--g200:#D9D0BE;--g400:#A99F8C;--g500:#8A806E;--g600:#5C5346;--g700:#3A342C;--g800:#231F1B;\n  --fd:'Cormorant Garamond',Georgia,serif;\n  --fb:'Inter','Helvetica Neue',Helvetica,sans-serif;\n}\n\n.r{font-family:var(--fb);color:var(--ink);background:var(--bone);overflow-x:hidden;min-height:100vh;width:100%;max-width:100%;position:relative;display:block}\n\n/* NAV */\n.nav{position:fixed;top:0;left:0;right:0;z-index:200;height:72px;padding:0 52px;display:flex;align-items:center;justify-content:space-between;transition:background .35s,backdrop-filter .35s}\n.nav.dark{background:rgba(17,16,16,.94);backdrop-filter:blur(16px)}\n.logo{font-family:var(--fd);font-size:19px;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--bone);cursor:pointer;user-select:none}\n.logo em{font-style:normal;font-weight:300;opacity:.42}\n.nl{display:flex;gap:24px;list-style:none}\n.nl a{font-family:var(--fb);font-size:12px;font-weight:300;letter-spacing:.14em;text-transform:uppercase;color:rgba(245,241,233,.58);text-decoration:none;cursor:pointer;transition:color .2s;white-space:nowrap}\n.nl a:hover{color:var(--bone)}\n.nc{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.18em;text-transform:uppercase;background:var(--bone);color:var(--ink);padding:11px 28px;border:none;cursor:pointer;transition:all .2s;white-space:nowrap;flex-shrink:0}\n.nc:hover{background:var(--champagne)}\n.ham{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px}\n.ham span{display:block;width:22px;height:1.5px;background:var(--bone)}\n.mob{position:fixed;top:72px;left:0;right:0;z-index:199;background:var(--ink);padding:28px 40px 36px;display:flex;flex-direction:column;gap:22px;transform:translateY(-110%);transition:transform .4s cubic-bezier(.16,1,.3,1)}\n.mob.open{transform:translateY(0)}\n.mob a{font-family:var(--fb);font-size:14px;letter-spacing:.14em;text-transform:uppercase;color:rgba(245,241,233,.7);text-decoration:none;cursor:pointer;padding:4px 0}\n\n/* BUTTONS */\n.bp{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;background:var(--bone);color:var(--ink);padding:16px 38px;border:none;cursor:pointer;transition:all .22s;display:inline-block;text-decoration:none}\n.bp:hover{background:var(--champagne);transform:translateY(-1px)}\n.bg{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;background:transparent;color:rgba(245,241,233,.68);padding:16px 38px;border:1px solid rgba(245,241,233,.22);cursor:pointer;transition:all .22s;display:inline-block}\n.bg:hover{color:var(--bone);border-color:var(--brass)}\n.bk{font-family:var(--fb);font-size:12px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;background:var(--ink);color:var(--bone);padding:16px 38px;border:none;cursor:pointer;transition:all .22s;display:inline-block}\n.bk:hover{background:var(--espresso);transform:translateY(-1px)}\n\n/* HERO — single KC skyline */\n.hero{position:relative;min-height:100svh;background:var(--ink);display:flex;align-items:flex-end;overflow:hidden}\n.hero-bg{position:absolute;inset:0}\n.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center 40%;filter:grayscale(100%) contrast(1.06) sepia(.12);opacity:.62}\n.hero-ov{position:absolute;inset:0;background:linear-gradient(105deg,rgba(17,16,16,.78) 28%,rgba(17,16,16,.56) 60%,rgba(17,16,16,.66) 100%),linear-gradient(to top,rgba(17,16,16,.7) 0%,transparent 55%);z-index:1}\n.hero-noise{position:absolute;inset:0;z-index:2;opacity:.03;background-image:url(\"data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 200'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E\");background-size:180px;pointer-events:none}\n.hero-rule{position:absolute;left:80px;top:0;bottom:0;width:1px;background:linear-gradient(to bottom,transparent 0%,rgba(184,144,63,.35) 35%,rgba(184,144,63,.35) 72%,transparent 100%);z-index:2}\n.hero-body{position:relative;z-index:4;padding:0 64px 96px 80px;max-width:860px}\n.h-eye{font-family:var(--fb);font-size:12px;font-weight:300;letter-spacing:.28em;text-transform:uppercase;color:rgba(245,241,233,.6);margin-bottom:28px;opacity:0;transform:translateY(18px);animation:fu .75s .15s forwards;display:flex;align-items:center;gap:14px}\n.h-eye::before{content:'';display:block;width:26px;height:1px;background:var(--brass);flex-shrink:0}\n.h-h1{font-family:var(--fd);font-size:clamp(48px,6.5vw,92px);font-weight:300;line-height:.95;color:var(--bone);letter-spacing:-.02em;margin-bottom:40px;opacity:0;transform:translateY(28px);animation:fu .85s .3s forwards}\n.h-h1 em{font-style:italic;color:rgba(245,241,233,.56)}\n.h-sub{font-family:var(--fb);font-size:15px;font-weight:300;line-height:1.72;color:rgba(245,241,233,.58);max-width:520px;margin-bottom:48px;opacity:0;transform:translateY(18px);animation:fu .75s .48s forwards}\n.h-acts{display:flex;gap:14px;flex-wrap:wrap;opacity:0;transform:translateY(18px);animation:fu .75s .62s forwards}\n.h-scroll{position:absolute;bottom:40px;right:72px;display:flex;align-items:center;gap:12px;opacity:0;animation:fu .75s .95s forwards;z-index:4}\n.h-scroll-line{width:36px;height:1px;background:var(--brass);opacity:.6}\n.h-scroll-lbl{font-family:var(--fb);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:rgba(245,241,233,.32)}\n\n/* STATS */\n.stats-wrap{background:var(--ink);border-top:1px solid rgba(245,241,233,.07)}\n.stats{display:grid;grid-template-columns:repeat(4,1fr);padding:0 40px}\n.stat{padding:44px 44px;border-right:1px solid rgba(245,241,233,.07)}\n.stat:last-child{border-right:none}\n.stat-n{font-family:var(--fd);font-size:clamp(48px,5.2vw,74px);font-weight:300;color:var(--bone);line-height:1;margin-bottom:12px}\n.stat-n .d{opacity:.34}\n.stat-blank{display:inline-block;min-width:74px;border-bottom:1px solid rgba(184,144,63,.55);height:.62em;margin:0 2px;vertical-align:baseline}\n.stat-l{font-family:var(--fb);font-size:11px;font-weight:300;letter-spacing:.16em;text-transform:uppercase;color:rgba(245,241,233,.3);line-height:1.65}\n\n/* SECTIONS */\n.s{padding:112px 80px}\n.s-dk{background:var(--ink);color:var(--bone)}\n.s-lt{background:var(--bone);color:var(--ink)}\n.s-wm{background:var(--off);color:var(--ink)}\n.eyebrow{font-family:var(--fb);font-size:11px;font-weight:400;letter-spacing:.28em;text-transform:uppercase;opacity:.62;margin-bottom:20px;display:flex;align-items:center;gap:14px;color:currentColor}\n.eyebrow::before{content:'';display:block;width:26px;height:1px;background:var(--brass);flex-shrink:0;opacity:.9}\n.h2{font-family:var(--fd);font-size:clamp(38px,5vw,66px);font-weight:300;line-height:1.04;letter-spacing:-.015em;margin-bottom:20px}\n.h2 em{font-style:italic}\n.s-dk .h2 em{color:rgba(245,241,233,.5)}\n.s-lt .h2 em,.s-wm .h2 em{color:var(--g600)}\n.body-txt{font-family:var(--fb);font-size:16px;font-weight:300;line-height:1.82;max-width:540px}\n\n/* VALUE PROPS */\n.props{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(245,241,233,.07);margin-top:80px}\n.prop{background:var(--ink);padding:52px 44px;transition:background .3s}\n.prop:hover{background:var(--espresso)}\n.prop-n{font-family:var(--fd);font-size:12px;letter-spacing:.2em;color:var(--brass);opacity:.7;margin-bottom:28px}\n.prop-t{font-family:var(--fd);font-size:30px;font-weight:400;color:var(--bone);margin-bottom:16px;line-height:1.15}\n.prop-b{font-family:var(--fb);font-size:14px;font-weight:300;line-height:1.82;color:rgba(245,241,233,.44)}\n\n/* ── SERVICES — TABBED ── */\n.svc-tabs{display:flex;gap:0;border-bottom:1px solid var(--g200);margin-bottom:0;margin-top:72px;overflow-x:auto}\n.svc-tab{font-family:var(--fb);font-size:11px;font-weight:400;letter-spacing:.18em;text-transform:uppercase;color:var(--g500);padding:14px 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─────────────────────────────────────────\nfunction useWindowWidth(){const[w,setW]=useState(typeof window!==\"undefined\"?window.innerWidth:1200);useEffect(()=>{const onResize=()=>setW(window.innerWidth);window.addEventListener(\"resize\",onResize);return()=>window.removeEventListener(\"resize\",onResize);},[]);return w;}// ─── DATA ───────────────────────────────────────────────────\nconst SVCS=[{t:\"First-Time Buyers\",b:\"Buying your first home is one of the biggest decisions of your life. I make it manageable, walking you through every step with clarity, patience, and a strategy built to get you the right home at the right price.\",highlights:[\"Pre-approval guidance\",\"Neighborhood strategy\",\"Offer & negotiation support\",\"Inspection advocacy\"]},{t:\"Luxury Listings\",b:\"Luxury homes demand a different level of marketing and presentation. Every luxury listing gets high-impact photography, targeted buyer outreach, and premium negotiation from start to close.\",highlights:[\"Professional photography & staging\",\"Targeted high-net-worth outreach\",\"Private listing network access\",\"White-glove closing process\"]},{t:\"Seller Rep\",b:\"We price with purpose, market with precision, and negotiate without compromise. My sellers do not just list. They win, walking away with more than they expected.\",highlights:[\"Data-driven pricing strategy\",\"Multi-platform marketing launch\",\"Aggressive offer negotiation\",\"Net-focused closing\"]},{t:\"Buyer Rep\",b:\"In a competitive market, having the right advocate is everything. I move decisively and close deals other buyers cannot, protecting your position from first showing to final signature.\",highlights:[\"Off-market access\",\"Rapid offer execution\",\"Due diligence management\",\"Terms built to win\"]},{t:\"Relocation\",b:\"Moving to Kansas City from out of state? I specialize in making relocation seamless, from remote home tours to fast closings, handling the complexity so you can focus on what is next.\",highlights:[\"Remote tour coordination\",\"Market comparison reports\",\"Neighborhood matching\",\"Streamlined out-of-state closing\"]},{t:\"Veterans\",b:\"Proud to serve those who served this country. I am experienced with VA loans, veteran-specific programs, and the unique needs of military families navigating the market.\",highlights:[\"VA loan expertise\",\"Zero down payment guidance\",\"PCS & relocation support\",\"Veteran homebuyer programs\"]},{t:\"Investors\",b:\"Looking to build your portfolio in Kansas City? I bring market insight, off-market access, and sharp negotiation to every investment acquisition and sale.\",highlights:[\"ROI analysis & market data\",\"Off-market deal sourcing\",\"Portfolio expansion strategy\",\"1031 exchange guidance\"]},{t:\"Downsizing\",b:\"Ready for the next chapter? I help you sell strategically and find the right fit, with zero stress and maximum value pulled from your current home.\",highlights:[\"Simultaneous buy/sell strategy\",\"Senior-focused guidance\",\"Timeline flexibility\",\"Estate & family coordination\"]},{t:\"Expired Listings\",b:\"Did your home fail to sell? I will show you exactly what went wrong and how we fix it, repositioning the home so it finally moves.\",highlights:[\"Honest listing audit\",\"Repricing & repositioning\",\"Fresh marketing strategy\",\"Relentless follow-through\"]}];// ── TESTIMONIALS — Landon's real client reviews. ──\nconst TESTIS=[{q:\"Working with Landon was a distinct pleasure. His knowledge of the market, appreciation for our situation and the resources and alternatives he presented was amazing. What we saw as a daunting challenge, he turned into a fun experience. At every turn, Landon went the extra mile to ensure our needs were met and our dream became a reality. Landon is a consummate professional and someone we can recommend unequivocally to any buyer or seller. If you want a knowledgeable friend in your corner, Landon Nelson is your best choice.\",n:\"The Vanbuskirk Family\",m:\"Kansas City \\xb7 Buyer & Seller\"},{q:\"Highly responsive, prepared and professional. If you are looking for a realtor who understands time is of the essence, hire Landon Nelson. He helped us go from our very first consultation to an accepted offer in just three weeks. Throughout the entire sprint, Landon demonstrated a masterclass in real estate execution. He worked with a sense of urgency while keeping our interests and needs at the forefront. He was always one step ahead, consistently communicative, thoroughly prepared, and deeply knowledgeable. He made a fast-paced process feel seamless and stress-free. Ten out of ten for efficiency and top-tier client service.\",n:\"The Mah Family\",m:\"Kansas City \\xb7 Buyer \\xb7 Closed in 3 Weeks\"},{q:\"Landon has been such a great help and resource in my home buying process. Using a unique source of NIL income, I thought I would run into many problems in the process, but Landon made sure that everything went smooth throughout the entire home buying process. Will definitely be recommending to others.\",n:\"Blake Herold\",m:\"Kansas City \\xb7 Buyer \\xb7 KU Football\"},{q:\"Our experience with Landon could not have been better. From our first meeting to closing he was there every step of the way. His commitment to service and providing resources and answers to every question was as good as it gets. Landon is a throwback to how customer service used to feel. I couldn't recommend him highly enough. Thank you Landon!\",n:\"The Hyer Family\",m:\"Kansas City \\xb7 Buyer\"},{q:\"Landon Nelson is one of a kind. I don't think any other realtor would have gone to the lengths he has to make my deal happen. He is the hardest working realtor out there, the absolute best!\",n:\"Debbie Moffett\",m:\"Kansas City \\xb7 Google Review\"},{q:\"Landon made the first-time home-buying process so easy and stress-free. He truly had my best interest in mind. I felt supported, informed, and confident throughout the whole process.\",n:\"Sam Norwood\",m:\"Kansas City \\xb7 First-Time Buyer\"},{q:\"Landon Nelson was AWESOME! Listen to what we needed, helped us get our forever home! Definitely recommend him!\",n:\"The Robison Family\",m:\"Kansas City \\xb7 Buyer\"},{q:\"As the first time home buyer, Landon made the entire process simple and stress-free. He was professional, knowledgeable, and took the time to answer all of my questions. He kept me informed every step of the way and made sure I felt comfortable and confident throughout the home buying process. Landon was absolutely awesome and I highly recommend working with him!\",n:\"The Stewart Family\",m:\"Kansas City \\xb7 First-Time Buyer\"},{q:\"Landon has been a genuine pleasure to work with. He is conscientious, knowledgeable, professional and insightful into the market. He was very helpful in providing us with options and contacts to make the process run smoothly.\",n:\"Steve V.\",m:\"Kansas City \\xb7 Buyer\"}];// ── STATS — Landon's real 2026 solo figures. ──\nconst STATS=[{pre:\"\",v:14,suf:\"+\",lbl:\"Families Helped in 2026 & Counting\"},{pre:\"$\",v:130,suf:\"K+\",lbl:\"Saved for Buyers & Earned for Sellers\"},{pre:\"\",v:CITIES.length,suf:\"\",lbl:\"Cities Served Across KC & Beyond\"},{pre:\"\",v:100,suf:\"%\",lbl:\"Five-Star Client Rating\"}];const NAV=[{l:\"Home\",k:\"home\"},{l:\"About\",k:\"about\"},{l:\"Services\",k:\"services\"},{l:\"Market Letter\",k:\"market\"},{l:\"Testimonials\",k:\"testimonials\"},{l:\"Contact\",k:\"contact\"},{l:\"Ask Us Anything\",k:\"qa\"},{l:\"Intake Form\",k:\"intake\"}];// ─── HOOKS ──────────────────────────────────────────────────\nfunction useReveal(){useEffect(()=>{const els=document.querySelectorAll(\".rv\");const obs=new 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active\":\"\"}`,onClick:()=>setActive(i),children:[/*#__PURE__*/_jsx(\"span\",{className:\"svc-list-item-name\",children:svc.t}),/*#__PURE__*/_jsx(\"span\",{className:\"svc-list-item-arrow\",children:\"→\"})]},i))})})]}),/*#__PURE__*/_jsx(\"div\",{style:{display:\"grid\",gridTemplateColumns:\"repeat(4,1fr)\",gap:\"1px\",background:\"var(--g200)\",marginTop:0},children:s.highlights.map((h,i)=>/*#__PURE__*/_jsxs(\"div\",{style:{background:\"var(--bone)\",padding:\"28px 32px\"},children:[/*#__PURE__*/_jsxs(\"div\",{style:{fontFamily:\"var(--fb)\",fontSize:10,letterSpacing:\"0.22em\",textTransform:\"uppercase\",color:\"var(--brass)\",marginBottom:10},children:[\"0\",i+1]}),/*#__PURE__*/_jsx(\"div\",{style:{fontFamily:\"var(--fd)\",fontSize:18,fontWeight:500,lineHeight:1.25,color:\"var(--ink)\"},children:h})]},i))})]});}// ─── TRUST BAR ───────────────────────────────────────────────\nfunction TrustBar(){const items=[\"ReeceNichols Real Estate\",\"RATING\",\"Kansas City 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─────────────────────────────────────────────────\nfunction ProcessSection(){const steps=[{n:\"01\",t:\"Discovery Call\",b:\"A 15-minute conversation about your goals, timeline, and what winning looks like for you. 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{\"exports\":{\"metadataVersion\":{\"type\":\"variable\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"default\":{\"type\":\"function\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"__FramerMetadata__\":{\"type\":\"variable\"}}}","// Generated by Framer (25dfa11)\nimport siteMetadata from\"#framer/local/siteMetadata/siteMetadata/siteMetadata.js\";export default function metadata(params,activeLocale){return{breakpoints:[{hash:\"72rtr7\"}],description:siteMetadata(params,activeLocale).description,elements:{},robots:\"max-image-preview:large\",serializationId:\"framer-2qoFR\",title:siteMetadata(params,activeLocale).title||\"Home\",viewport:\"width=1200\"};}export const metadataVersion=1;\nexport const __FramerMetadata__ = {\"exports\":{\"default\":{\"type\":\"function\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"metadataVersion\":{\"type\":\"variable\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"__FramerMetadata__\":{\"type\":\"variable\"}}}","// Generated by Framer (25dfa11)\nimport{jsx as _jsx,jsxs as _jsxs}from\"react/jsx-runtime\";import{addFonts,ComponentViewportProvider,Container,cx,GeneratedComponentContext,getFonts,useComponentViewport,useCustomCursors,useHydratedBreakpointVariants,useIsOnFramerCanvas,useLocaleInfo,useMetadata,withCSS}from\"framer\";import{LayoutGroup,motion,MotionConfigContext}from\"framer-motion\";import*as React from\"react\";import{useRef}from\"react\";import GrahamNelsonGroup1 from\"#framer/local/codeFile/Kyyr8Cm/GNG.js\";import GrahamNelsonGroup from\"#framer/local/codeFile/PuyBFaV/GNG1.js\";import TheStandardKC from\"#framer/local/codeFile/tdotygR/The_Standard_KC.js\";import metadataProvider from\"#framer/local/webPageMetadata/augiA20Il/augiA20Il.js\";const GrahamNelsonGroupFonts=getFonts(GrahamNelsonGroup);const GrahamNelsonGroup1Fonts=getFonts(GrahamNelsonGroup1);const TheStandardKCFonts=getFonts(TheStandardKC);const breakpoints={};const isBrowser=()=>typeof document!==\"undefined\";export const 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metadata=React.useMemo(()=>metadataProvider({},activeLocale),[activeLocale]);useMetadata(metadata);const[baseVariant,hydratedBaseVariant]=useHydratedBreakpointVariants(variant,breakpoints,false);const gestureVariant=undefined;const sharedStyleClassNames=[];const scopingClassNames=cx(serializationHash,...sharedStyleClassNames);const hasLayoutTemplate=React.useContext(GeneratedComponentContext)?.isLayoutTemplate;const hasInheritedFlowEffect=Boolean(React.useContext(MotionConfigContext)?.transition?.layout);const motionLayout=getRootLayoutProp(hasLayoutTemplate,hasInheritedFlowEffect);useCustomCursors({});return /*#__PURE__*/_jsx(GeneratedComponentContext.Provider,{value:{activeVariantId:baseVariant,primaryVariantId:\"WQLkyLRf1\",variantClassNames},children:/*#__PURE__*/_jsxs(LayoutGroup,{id:layoutId??defaultLayoutId,children:[/*#__PURE__*/_jsx(HTMLStyle,{value:\"html body { background: rgb(255, 255, 255); }\"}),/*#__PURE__*/_jsxs(motion.div,{...restProps,className:cx(scopingClassNames,\"framer-72rtr7\",className),ref:refBinding,style:{...style},children:[/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-1wcy4p1-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"QXmO2hbYR\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup,{height:\"100%\",id:\"QXmO2hbYR\",layoutId:\"QXmO2hbYR\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-17x9pii-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"vRY3wAS_S\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup,{height:\"100%\",id:\"vRY3wAS_S\",layoutId:\"vRY3wAS_S\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-qihnzl-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"fGMkGmO1V\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup1,{height:\"100%\",id:\"fGMkGmO1V\",layoutId:\"fGMkGmO1V\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-1ob39ge-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"vU5eyaBHv\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup1,{height:\"100%\",id:\"vU5eyaBHv\",layoutId:\"vU5eyaBHv\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-11y55ss-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"I10sv5Ppj\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup1,{height:\"100%\",id:\"I10sv5Ppj\",layoutId:\"I10sv5Ppj\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-12ot2mf-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"Qlz9SvZji\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup,{height:\"100%\",id:\"Qlz9SvZji\",layoutId:\"Qlz9SvZji\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-vwj7e9-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"LWlRmYKqQ\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(GrahamNelsonGroup,{height:\"100%\",id:\"LWlRmYKqQ\",layoutId:\"LWlRmYKqQ\",width:\"100%\"})})}),/*#__PURE__*/_jsx(ComponentViewportProvider,{children:/*#__PURE__*/_jsx(Container,{className:\"framer-161wmmb-container\",isAuthoredByUser:true,layout:motionLayout,nodeId:\"xZkdGkLCa\",scopeId:\"augiA20Il\",children:/*#__PURE__*/_jsx(TheStandardKC,{height:\"100%\",id:\"xZkdGkLCa\",layoutId:\"xZkdGkLCa\",width:\"100%\"})})})]}),/*#__PURE__*/_jsx(\"div\",{id:\"overlay\"})]})});});const css=[\".framer-2qoFR.framer-lux5qc, .framer-2qoFR .framer-lux5qc { display: block; }\",\".framer-2qoFR.framer-72rtr7 { background-color: #ffffff; height: 1000px; overflow: var(--overflow-clip-fallback, clip); position: relative; width: 1200px; }\",\".framer-2qoFR .framer-1wcy4p1-container { flex: none; height: auto; left: 248px; position: absolute; top: 426px; width: auto; }\",\".framer-2qoFR .framer-17x9pii-container { flex: none; height: auto; left: 188px; position: absolute; top: 428px; width: auto; }\",\".framer-2qoFR .framer-qihnzl-container { flex: none; height: auto; left: 288px; position: absolute; top: 376px; width: auto; }\",\".framer-2qoFR .framer-1ob39ge-container { flex: none; height: auto; left: 274px; position: absolute; top: 314px; width: auto; }\",\".framer-2qoFR .framer-11y55ss-container { flex: none; height: auto; left: 180px; position: absolute; top: 384px; width: auto; }\",\".framer-2qoFR .framer-12ot2mf-container { flex: none; height: auto; left: 32px; position: absolute; top: 290px; width: auto; }\",\".framer-2qoFR .framer-vwj7e9-container { flex: none; height: auto; left: 384px; position: absolute; top: 370px; width: auto; }\",\".framer-2qoFR .framer-161wmmb-container { flex: none; height: auto; left: 406px; position: absolute; top: 518px; width: auto; }\"];/**\n * This is a generated Framer component.\n * @framerIntrinsicHeight 1000\n * @framerIntrinsicWidth 1200\n * @framerCanvasComponentVariantDetails {\"propertyName\":\"variant\",\"data\":{\"default\":{\"layout\":[\"fixed\",\"fixed\"]}}}\n * @framerImmutableVariables true\n * @framerDisplayContentsDiv false\n * @framerAutoSizeImages true\n * @framerComponentViewportWidth true\n * @framerColorSyntax true\n * @framerAcceptsLayoutTemplate false\n * @framerScrollSections false\n * @framerResponsiveScreen true\n * @framerLayoutTemplateFlowEffect true\n */const FrameraugiA20Il=withCSS(Component,css,\"framer-2qoFR\");export default FrameraugiA20Il;FrameraugiA20Il.displayName=\"Home\";FrameraugiA20Il.defaultProps={height:1e3,width:1200};addFonts(FrameraugiA20Il,[{explicitInter:true,fonts:[]},...GrahamNelsonGroupFonts,...GrahamNelsonGroup1Fonts,...TheStandardKCFonts],{supportsExplicitInterCodegen:true});\nexport const __FramerMetadata__ = {\"exports\":{\"Props\":{\"type\":\"tsType\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"queryParamNames\":{\"type\":\"variable\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"default\":{\"type\":\"reactComponent\",\"name\":\"FrameraugiA20Il\",\"slots\":[],\"annotations\":{\"framerComponentViewportWidth\":\"true\",\"framerContractVersion\":\"1\",\"framerCanvasComponentVariantDetails\":\"{\\\"propertyName\\\":\\\"variant\\\",\\\"data\\\":{\\\"default\\\":{\\\"layout\\\":[\\\"fixed\\\",\\\"fixed\\\"]}}}\",\"framerColorSyntax\":\"true\",\"framerIntrinsicWidth\":\"1200\",\"framerIntrinsicHeight\":\"1000\",\"framerAcceptsLayoutTemplate\":\"false\",\"framerScrollSections\":\"false\",\"framerLayoutTemplateFlowEffect\":\"true\",\"framerAutoSizeImages\":\"true\",\"framerResponsiveScreen\":\"true\",\"framerDisplayContentsDiv\":\"false\",\"framerImmutableVariables\":\"true\"}},\"__FramerMetadata__\":{\"type\":\"variable\"}}}","// Generated by Framer (c9d77eb)\nconst snippets=[];const queryLoaders={};export const snippetsSorting={bodyEnd:[],bodyStart:[],headEnd:[],headStart:[]};export async function getSnippets(pageId,pathVariables,activeLocale){const queryLoader=queryLoaders[pageId];const params=queryLoader?await queryLoader(pathVariables,activeLocale):undefined;const result={bodyEnd:[],bodyStart:[],headEnd:[],headStart:[]};for(const snippet of snippets){if(snippet.pageIds&&!snippet.pageIds.has(pageId))continue;const code=snippet.code(params);if(code){result[snippet.placement].push({...snippet,code});}}return result;}\nexport const __FramerMetadata__ = {\"exports\":{\"snippetsSorting\":{\"type\":\"variable\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"getSnippets\":{\"type\":\"function\",\"annotations\":{\"framerContractVersion\":\"1\"}},\"__FramerMetadata__\":{\"type\":\"variable\"}}}","import{jsx as _jsx,jsxs as _jsxs}from\"react/jsx-runtime\";import*as React from\"react\";import{withCSS}from\"framer\";const NotFoundPage=()=>{React.useEffect(()=>{let robotsTag=document.querySelector('meta[name=\"robots\"]');if(robotsTag){robotsTag.setAttribute(\"content\",\"noindex\");}else{robotsTag=document.createElement(\"meta\");robotsTag.setAttribute(\"name\",\"robots\");robotsTag.setAttribute(\"content\",\"noindex\");document.head.appendChild(robotsTag);}},[]);return /*#__PURE__*/_jsx(\"div\",{className:\"__framer-not-found-page\",style:{display:\"flex\",height:\"100vh\",alignItems:\"center\",justifyContent:\"center\",backgroundColor:\"var(--color-primary)\",background:\"var(--color-background)\",fontSize:\"var(--font-size-body)\",boxSizing:\"border-box\",fontFeatureSettings:'\"liga\", \"clig\"',fontVariantLigatures:\"common-ligatures\",textRendering:\"optimizeLegibility\"},children:/*#__PURE__*/_jsxs(\"main\",{style:{boxSizing:\"border-box\",fontFamily:'\"Inter\", sans-serif',fontWeight:500,maxWidth:\"240px\",width:\"100%\",display:\"flex\",alignItems:\"center\",flexDirection:\"column\",padding:\"0 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moved.\"}),/*#__PURE__*/_jsx(\"a\",{href:\"/\",role:\"button\",style:{backgroundColor:\"var(--color-tint)\",color:\"#ffffff\",paddingLeft:\"8px\",paddingRight:\"8px\",borderRadius:\"8px\",lineHeight:\"30px\",height:\"30px\",textDecoration:\"none\",verticalAlign:\"baseline\"},children:\"Back to Home\"})]})});};const css=[`@font-face {\n      font-family: Inter;\n      src: url(https://framerusercontent.com/assets/hyOgCu0Xnghbimh0pE8QTvtt2AU.woff2);\n      font-display: swap;\n      font-style: normal;\n      font-weight: 600;\n      unicode-range: U+0460-052F, U+1C80-1C88, U+20B4, U+2DE0-2DFF, U+A640-A69F,\n        U+FE2E-FE2F;\n    }`,`@font-face {\n      font-family: Inter;\n      src: url(https://framerusercontent.com/assets/NeGmSOXrPBfEFIy5YZeHq17LEDA.woff2);\n      font-display: swap;\n      font-style: normal;\n      font-weight: 600;\n      unicode-range: U+0301, U+0400-045F, U+0490-0491, U+04B0-04B1, U+2116;\n    }`,`@font-face {\n      font-family: Inter;\n      src: 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22.36%;\n      line-gap-override: 0%;\n      size-adjust: 107.89%;\n    }`,`.__framer-not-found-page {\n      --color-background: #ffffff;\n      --color-primary: #333;\n      --color-secondary: #888;\n      --color-tint: #0099ff;\n      --font-size-body: 12px;\n      --font-size-title: 12px;\n    }`,`@media (prefers-color-scheme: dark) {\n      .__framer-not-found-page {\n        --color-background: #000000;\n        --color-primary: #fff;\n        --color-secondary: #888;\n      }\n    }`];const component=withCSS(NotFoundPage,css);export default component;\nexport const __FramerMetadata__ = {\"exports\":{\"default\":{\"type\":\"reactComponent\",\"name\":\"component\",\"slots\":[],\"annotations\":{\"framerContractVersion\":\"1\"}},\"__FramerMetadata__\":{\"type\":\"variable\"}}}\n//# sourceMappingURL=./NotFoundPage.map","/*\n * NotFoundPage (framer/SitesNotFoundPage@1.4.0)\n *\n * Learn More: https://www.framer.com/asset-urls\n */\n\nexport * from 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