/* =========================================================
   MOVING2FL — The Florida Relocation Program
   Andrei Aghenii & Aynura Aghenii · eXp Realty · FL #3654970
   "Atlantic Modern" design system
   Type: Newsreader (display) + Manrope (body/UI)
   ========================================================= */

/* --- Reset & Base --- */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
  overflow-x: hidden; /* belt-and-suspenders with body — stops page-level horizontal scroll */
}

:root {
  /* Palette — Atlantic Modern: deep Atlantic + sand + brass */
  --sand: #F4EFE7;         /* primary background */
  --sand-deep: #E7DCCC;    /* surface step, soft tints */
  --sand-darker: #D6C7B2;  /* deepest sand step */
  --deep: #0E2A33;         /* primary text, dark sections */
  --deep-soft: #3F5A61;    /* secondary text */
  --brass: #B5894F;        /* warm accent */
  --brass-deep: #8C6738;   /* accent, pressed/hover */
  --brass-light: #D9BC8E;  /* eyebrows, fine rules */
  --surf: #4E8C8A;         /* sparing secondary accent */
  --taupe: #94A3A1;        /* muted cool neutral */
  --line: rgba(14, 42, 51, 0.14);
  --shell: #FCFAF6;        /* cards, light-on-dark text */
  --slate: #1E3A42;        /* dark neutral */
  --surface: rgba(255, 255, 255, 0.78);

  /* Type */
  --serif: 'Newsreader', 'Cormorant Garamond', Georgia, serif;
  --sans: 'Manrope', system-ui, sans-serif;

  /* Spacing rhythm */
  --space-3xs: 0.375rem;
  --space-2xs: 0.625rem;
  --space-xs: 1rem;
  --space-sm: 1.5rem;
  --space-md: 2.5rem;
  --space-lg: 4rem;
  --space-xl: 6rem;
  --space-2xl: 9rem;

  /* Layout */
  --max-content: 1280px;
  --max-prose: 720px;
  --gutter: clamp(1.5rem, 4vw, 4rem);

  /* Motion */
  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
}

body {
  font-family: var(--sans);
  font-weight: 400;
  font-size: 16px;
  line-height: 1.65;
  color: var(--deep);
  background: radial-gradient(circle at top left, rgba(255, 255, 255, 0.92), transparent 38%),
              radial-gradient(circle at 90% 10%, rgba(217, 188, 142, 0.08), transparent 18%),
              linear-gradient(180deg, #FBF7F1 0%, #F6F1E9 38%, #F1EAE0 100%);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

img {
  max-width: 100%;
  height: auto;
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

button {
  font: inherit;
  cursor: pointer;
  background: none;
  border: none;
  color: inherit;
}

.skip-link {
  position: fixed;
  top: 1rem;
  left: 1rem;
  z-index: 120;
  padding: 0.75rem 1rem;
  border-radius: 999px;
  background: var(--deep);
  color: var(--sand);
  font-family: var(--sans);
  font-size: 0.875rem;
  text-decoration: none;
  transform: translateY(-140%);
  opacity: 0;
  transition: transform 0.22s ease, opacity 0.22s ease;
}

.skip-link:focus,
.skip-link:focus-visible {
  transform: translateY(0);
  opacity: 1;
  outline: none;
  box-shadow: 0 0 0 4px rgba(217, 188, 142, 0.32);
}

/* --- Typography --- */
.eyebrow {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  display: inline-block;
}

.eyebrow--muted {
  color: var(--taupe);
}

h1, h2, h3, h4, .display {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  font-variation-settings: "opsz" 144, "SOFT" 50, "WONK" 0;
  color: var(--deep);
}

.display-xl {
  font-family: var(--serif);
  font-size: clamp(3rem, 9vw, 7.5rem);
  line-height: 0.95;
  letter-spacing: -0.025em;
  font-weight: 300;
  font-variation-settings: "opsz" 144, "SOFT" 100, "WONK" 1;
}

.display-lg {
  font-family: var(--serif);
  font-size: clamp(2.25rem, 5.5vw, 4.5rem);
  line-height: 1;
  letter-spacing: -0.02em;
  font-weight: 350;
  font-variation-settings: "opsz" 144, "SOFT" 75, "WONK" 0;
}

.display-md {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 3.5vw, 2.75rem);
  line-height: 1.1;
  letter-spacing: -0.015em;
  font-weight: 400;
}

.display-sm {
  font-family: var(--serif);
  font-size: clamp(1.375rem, 2.2vw, 1.75rem);
  line-height: 1.2;
  letter-spacing: -0.01em;
  font-weight: 400;
}

.lead {
  font-size: clamp(1.0625rem, 1.4vw, 1.25rem);
  line-height: 1.55;
  color: var(--deep-soft);
  font-weight: 350;
}

.italic-accent {
  font-style: italic;
  font-variation-settings: "opsz" 144, "SOFT" 100, "WONK" 1;
  color: var(--brass);
}

.mt-4 {
  margin-top: 1.5rem;
}

.mt-5 {
  margin-top: 2rem;
}

.mb-4 {
  margin-bottom: 1rem;
}

.pt-6 {
  padding-top: 2rem;
}

.divider-top {
  border-top: 1px solid var(--line);
}

.text-center {
  text-align: center;
}

.service-list {
  list-style: none;
  margin: 2rem 0;
  padding: 0;
}

.service-list__item {
  display: flex;
  gap: 0.875rem;
  padding: 0.875rem 0;
  border-top: 1px solid var(--line);
}

.service-list__item:last-child {
  border-bottom: 1px solid var(--line);
}

.service-list__bullet {
  color: var(--brass);
  font-family: var(--serif);
  font-style: italic;
}

.feature__intro {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.25rem;
  color: var(--brass);
  margin: 0.5rem 0 2rem;
}

.editor-note__text {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.375rem;
  line-height: 1.4;
  color: var(--deep);
  margin-bottom: 2rem;
}

.editor-note__author {
  font-family: var(--sans);
  font-size: 0.75rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--deep-soft);
  font-weight: 600;
}

.divider {
  display: block;
  width: 100%;
  height: 1px;
  background: var(--line);
  border: none;
  margin-bottom: 4rem;
}

.listing__price-term {
  font-size: 0.55em;
  color: var(--deep-soft);
}

.stats__suffix {
  font-size: 0.6em;
}

.listing__status--lease {
  background: var(--taupe);
  color: var(--sand);
}

.footer__contact-line--muted {
  color: var(--taupe);
  margin-top: 1rem;
}

.content-block {
  max-width: var(--max-prose);
  margin: 0 auto;
  font-size: 1.0625rem;
  line-height: 1.75;
  color: var(--deep-soft);
}

.section-copy {
  color: var(--deep-soft);
  margin-bottom: 2.5rem;
  font-size: 1rem;
  line-height: 1.65;
}

.contact-info__note {
  font-family: var(--sans);
  font-size: 0.9rem;
  color: var(--deep-soft);
  font-weight: 400;
}

.contact-info__value {
  font-size: 1.0625rem;
}

.contact-info__schedule {
  font-family: var(--sans);
  font-weight: 500;
  letter-spacing: 0.01em;
}

.footer__social--spaced {
  margin-top: 0.5rem;
}

.section--soft {
  background: var(--shell);
}

/* --- Layout primitives --- */
.container {
  width: 100%;
  max-width: var(--max-content);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}

.container--narrow {
  max-width: 980px;
}

.section {
  padding: clamp(1.5rem, 4vw, 3rem) 0;
}

.section--top {
  padding-top: clamp(3.5rem, 6vw, 5.5rem);
}

.section--tight {
  padding: clamp(0.75rem, 2vw, 1.5rem) 0;
}

.divider {
  height: 1px;
  background: var(--line);
  border: none;
  margin: 0;
}

/* --- Header / Navigation --- */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  padding: 1.5rem 0;
  background: rgba(255, 251, 244, 0.82);
  box-shadow: 0 24px 72px rgba(14, 42, 51, 0.08);
  transition: background 0.4s var(--ease), padding 0.4s var(--ease), border-color 0.4s var(--ease), box-shadow 0.4s var(--ease);
  border-bottom: 1px solid rgba(14, 42, 51, 0.08);
}

.site-header.is-scrolled {
  background: rgba(255, 251, 244, 0.98);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
  padding: 1.1rem 0;
  border-bottom-color: rgba(14, 42, 51, 0.16);
  box-shadow: 0 32px 92px rgba(14, 42, 51, 0.12);
}

.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.nav__brand {
  font-family: var(--serif);
  font-size: clamp(0.875rem, 1.5vw, 1.125rem);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 400;
  color: var(--deep);
  white-space: nowrap;
  flex-shrink: 0;
}

.nav__brand-mark {
  display: inline-flex;
  align-items: center;
  color: var(--brass);
  margin-right: 0.15rem;
  font-style: italic;
}

.nav__menu {
  display: flex;
  align-items: center;
  gap: 1.9rem;
  list-style: none;
}

.nav__link {
  font-family: var(--sans);
  font-size: 0.8125rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--deep);
  position: relative;
  padding: 0.5rem 0;
  transition: color 0.3s var(--ease);
}

.nav__link::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: 0.25rem;
  width: 100%;
  height: 1px;
  background: var(--brass);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.4s var(--ease-out);
}

.nav__link:hover,
.nav__link.is-active {
  color: var(--brass);
}

.nav__link:hover::after,
.nav__link.is-active::after {
  transform: scaleX(1);
}

/* ── Explore dropdown ── */
.nav__item--dropdown {
  position: relative;
}

.nav__dropdown-trigger {
  background: none;
  border: none;
  cursor: pointer;
  display: inline-flex;
  align-items: center;
  gap: 0.3rem;
  padding: 0.5rem 0;
}

.nav__chevron {
  transition: transform 0.25s var(--ease);
  flex-shrink: 0;
}
.nav__item--dropdown.is-open .nav__chevron {
  transform: rotate(180deg);
}

.nav__dropdown {
  position: absolute;
  top: calc(100% + 10px);
  left: 50%;
  transform: translateX(-50%) translateY(-6px);
  min-width: 160px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 0.75rem;
  box-shadow: 0 12px 40px rgba(14,42,51,0.13), 0 2px 8px rgba(14,42,51,0.06);
  list-style: none;
  padding: 0.4rem 0;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.2s var(--ease), transform 0.2s var(--ease);
  z-index: 200;
}
.nav__item--dropdown:hover .nav__dropdown,
.nav__item--dropdown.is-open .nav__dropdown {
  opacity: 1;
  pointer-events: auto;
  transform: translateX(-50%) translateY(0);
}
.nav__item--dropdown:hover .nav__chevron,
.nav__item--dropdown.is-open .nav__chevron {
  transform: rotate(180deg);
}

/* Invisible bridge above dropdown — keeps hover active while mouse crosses the gap */
.nav__dropdown::after {
  content: '';
  position: absolute;
  top: -12px;
  left: -10px;
  right: -10px;
  height: 12px;
}

/* Arrow notch */
.nav__dropdown::before {
  content: '';
  position: absolute;
  top: -5px;
  left: 50%;
  transform: translateX(-50%) rotate(45deg);
  width: 9px;
  height: 9px;
  background: #fff;
  border-left: 1px solid var(--line);
  border-top: 1px solid var(--line);
}

.nav__dropdown-link {
  display: block;
  padding: 0.55rem 1.1rem;
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--deep);
  text-decoration: none;
  transition: background 0.15s, color 0.15s;
}
.nav__dropdown-link:hover {
  background: var(--sand);
  color: var(--brass);
}

/* Relocating nav link with orbiting plane */
.nav__link--relocate {
  position: relative;
  display: inline-flex;
  align-items: center;
}

.relocate-svg {
  position: absolute;
  top: 50%;
  left: 50%;
  transform: translate(-50%, -50%);
  pointer-events: none;
  overflow: visible;
  display: block;
}

.nav__cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5rem;
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  white-space: nowrap;
  padding: 0.9rem 1.5rem;
  border: 1px solid rgba(14, 42, 51, 0.18);
  color: var(--deep);
  transition: all 0.35s var(--ease);
  background: rgba(255, 255, 255, 0.95);
  border-radius: 999px;
  box-shadow: 0 14px 32px rgba(14, 42, 51, 0.08);
  text-decoration: none;
}

.nav__cta:hover {
  background: rgba(217, 188, 142, 0.14);
  color: var(--deep);
  border-color: rgba(181, 137, 79, 0.28);
}

/* Book a Call — filled gold variant */
.nav__cta--schedule {
  background: var(--brass);
  color: #fff;
  border-color: var(--brass);
}
.nav__cta--schedule:hover {
  background: var(--deep);
  border-color: var(--deep);
  color: #fff;
}

/* Language dropdown */
.lang-switcher {
  position: relative;
  display: inline-flex;
}

.lang-toggle {
  display: inline-flex;
  align-items: center;
  gap: 0.3rem;
  background: none;
  border: 1px solid var(--line);
  border-radius: 0.375rem;
  font-family: var(--sans);
  font-size: 0.625rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  color: var(--deep-soft);
  cursor: pointer;
  padding: 0.35rem 0.6rem;
  white-space: nowrap;
  transition: border-color 0.2s, color 0.2s;
}
.lang-toggle:hover,
.lang-switcher[open] .lang-toggle {
  border-color: var(--brass);
  color: var(--deep);
}
.lang-toggle .lang-chevron {
  transition: transform 0.2s;
}
.lang-switcher[open] .lang-toggle .lang-chevron {
  transform: rotate(180deg);
}

.lang-menu {
  position: absolute;
  top: calc(100% + 6px);
  right: 0;
  min-width: 140px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 0.625rem;
  box-shadow: 0 8px 32px rgba(14,42,51,0.13);
  overflow: hidden;
  z-index: 9999;
  opacity: 0;
  transform: translateY(-6px);
  pointer-events: none;
  transition: opacity 0.2s var(--ease), transform 0.2s var(--ease);
}
.lang-switcher[open] .lang-menu {
  opacity: 1;
  transform: translateY(0);
  pointer-events: auto;
}

/* Remove default <details> marker */
.lang-toggle { list-style: none; }
.lang-toggle::-webkit-details-marker { display: none; }

.lang-option {
  display: block;
  width: 100%;
  text-align: left;
  background: none;
  border: none;
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 500;
  color: var(--deep-soft);
  cursor: pointer;
  padding: 0.65rem 1rem;
  transition: background 0.15s, color 0.15s;
}
.lang-option:hover { background: var(--sand); color: var(--deep); }
.lang-option.is-active { color: var(--brass); font-weight: 700; background: var(--sand); }

/* Lang switcher lives in the mobile drawer — hide in header once burger kicks in */
@media (max-width: 1024px) { .lang-switcher { display: none; } }

.nav__toggle {
  display: none;
  width: 32px;
  height: 32px;
  position: relative;
  border-radius: 50%;
}

.nav__toggle:focus-visible {
  outline: 3px solid rgba(181, 137, 79, 0.65);
  outline-offset: 4px;
}

.nav__toggle span {
  position: absolute;
  left: 6px;
  right: 6px;
  height: 1.5px;
  background: var(--deep);
  transition: transform 0.3s var(--ease), opacity 0.3s var(--ease), top 0.3s var(--ease);
}

.mobile-menu {
  display: none;
}

.nav__toggle span:nth-child(1) { top: 10px; }
.nav__toggle span:nth-child(2) { top: 16px; }
.nav__toggle span:nth-child(3) { top: 22px; }

.nav__toggle.is-open span:nth-child(1) {
  top: 16px;
  transform: rotate(45deg);
}
.nav__toggle.is-open span:nth-child(2) { opacity: 0; }
.nav__toggle.is-open span:nth-child(3) {
  top: 16px;
  transform: rotate(-45deg);
}

/* --- Buttons --- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.75rem;
  font-family: var(--sans);
  font-size: 0.8125rem;
  line-height: 1.15;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 0.95rem 1.9rem;
  min-height: 3rem;
  transition: all 0.35s var(--ease);
  border: 1px solid transparent;
  cursor: pointer;
  border-radius: 999px;
  text-decoration: none;
}

.btn--primary {
  background: var(--deep);
  color: var(--sand);
  border-color: var(--deep);
  box-shadow: 0 18px 40px rgba(14, 42, 51, 0.12);
}

.btn--primary:hover {
  background: var(--brass);
  border-color: var(--brass);
  color: var(--sand);
}

.btn--ghost {
  background: rgba(255, 255, 255, 0.95);
  color: var(--deep);
  border-color: rgba(14, 42, 51, 0.28);
}

.btn--ghost:hover {
  background: rgba(217, 188, 142, 0.14);
  border-color: rgba(14, 42, 51, 0.42);
}

.btn--link {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-family: var(--sans);
  font-size: 0.8125rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--deep);
  border-bottom: 1px solid var(--deep);
  padding-bottom: 0.375rem;
  text-decoration: none;
  transition: color 0.3s var(--ease), border-color 0.3s var(--ease), letter-spacing 0.4s var(--ease);
}

.btn--link:hover {
  color: var(--brass);
  border-color: var(--brass);
  letter-spacing: 0.22em;
}

.btn .arrow {
  display: inline-block;
  transition: transform 0.4s var(--ease);
}

.btn:hover .arrow {
  transform: translateX(4px);
}

/* --- Hero (Home) --- */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  padding-top: 8rem;
  padding-bottom: 6rem;
  overflow: hidden;
}

.hero__overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(to right, rgba(8, 6, 4, 0.72) 0%, rgba(8, 6, 4, 0.44) 50%, rgba(8, 6, 4, 0.10) 100%),
    linear-gradient(to bottom, rgba(8, 6, 4, 0.30) 0%, transparent 30%, transparent 70%, rgba(8, 6, 4, 0.25) 100%);
  z-index: 1;
}

.hero__copy {
  padding: var(--gutter);
  max-width: 680px;
  position: relative;
  z-index: 2;
}

.hero__eyebrow {
  margin-bottom: 1.5rem;
  opacity: 0;
  animation: fadeUp 1s var(--ease-out) 0.2s forwards;
  color: rgba(255, 255, 255, 0.65);
}

.hero__name {
  font-family: var(--serif);
  font-size: clamp(2.75rem, 7vw, 5.75rem);
  line-height: 0.92;
  letter-spacing: -0.025em;
  font-weight: 300;
  font-variation-settings: "opsz" 144, "SOFT" 100, "WONK" 1;
  margin-bottom: 1rem;
  color: rgba(255, 255, 255, 0.95);
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 0.35s forwards;
}

.hero__name .first {
  display: block;
}

.hero__name .last {
  display: block;
  font-style: italic;
  color: var(--brass-light);
  padding-left: 1.5em;
}

.hero__sub {
  font-family: var(--sans);
  font-size: clamp(0.875rem, 1.1vw, 1rem);
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.60);
  margin: 2rem 0 2.5rem;
  font-weight: 400;
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 0.55s forwards;
}

.hero__sub::before,
.hero__sub::after {
  content: '——';
  color: var(--brass-light);
  letter-spacing: -0.1em;
  margin: 0 0.75rem;
  opacity: 0.6;
}

.hero__lead {
  font-family: var(--serif);
  font-size: clamp(1.125rem, 1.55vw, 1.4rem);
  line-height: 1.45;
  color: rgba(255, 255, 255, 0.75);
  font-style: italic;
  max-width: 520px;
  margin-bottom: 2.5rem;
  font-weight: 350;
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 0.7s forwards;
}

.hero__actions {
  display: flex;
  gap: 1.25rem;
  flex-wrap: wrap;
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 0.85s forwards;
}

/* Ghost button on dark hero video needs a strong hover — the default
   near-transparent hover disappears against the dark background */
.hero__actions .btn--ghost:hover {
  background: rgba(255, 255, 255, 0.18);
  border-color: rgba(255, 255, 255, 0.7);
  color: #fff;
}

.hero__image {
  position: relative;
  height: 100%;
  min-height: 90vh;
  overflow: hidden;
  border-radius: 2rem;
  box-shadow: 0 42px 120px rgba(14, 42, 51, 0.12);
}

.hero__image::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(255, 255, 255, 0.18) 0%, rgba(31, 26, 21, 0.12) 100%);
  z-index: 1;
  pointer-events: none;
}

.hero__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 20%;
  animation: kenBurns 18s var(--ease-out) infinite alternate;
}

.hero__meta {
  position: absolute;
  bottom: 2.5rem;
  left: var(--gutter);
  display: flex;
  align-items: center;
  gap: 2rem;
  z-index: 3;
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 1s forwards;
}

.hero__meta-item {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.55);
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.hero__meta-item strong {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  letter-spacing: -0.01em;
  color: rgba(255, 255, 255, 0.90);
  text-transform: none;
}

.hero__scroll {
  position: absolute;
  right: var(--gutter);
  bottom: 2.5rem;
  z-index: 3;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.75rem;
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--shell);
  mix-blend-mode: difference;
  opacity: 0;
  animation: fadeUp 1.1s var(--ease-out) 1.2s forwards;
}

.hero__scroll-line {
  width: 1px;
  height: 60px;
  background: linear-gradient(180deg, transparent, currentColor);
  animation: scrollPulse 2.4s ease-in-out infinite;
}

@keyframes kenBurns {
  0% { transform: scale(1.0); }
  100% { transform: scale(1.08); }
}

@keyframes fadeUp {
  from { opacity: 0; transform: translateY(28px); }
  to { opacity: 1; transform: translateY(0); }
}

@keyframes scrollPulse {
  0%, 100% { transform: scaleY(1); opacity: 1; }
  50% { transform: scaleY(0.5); opacity: 0.4; }
}

/* --- Page hero (interior pages) --- */
.page-hero {
  padding: clamp(5rem, 9vw, 7.5rem) 0 clamp(2rem, 3.5vw, 3.5rem);
  text-align: center;
  position: relative;
  overflow: hidden;
}

.page-hero__eyebrow {
  margin-bottom: 1.5rem;
}

.page-hero__title {
  margin: 0 auto 1.5rem;
  max-width: 16ch;
}

.page-hero__title em {
  font-style: italic;
  color: var(--brass);
}

.page-hero__sub {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.0625rem, 1.6vw, 1.375rem);
  color: var(--deep-soft);
  max-width: 620px;
  margin: 0 auto;
  line-height: 1.5;
  font-weight: 350;
}

.page-hero__ornament {
  width: 60px;
  height: 1px;
  background: var(--brass);
  margin: 2.5rem auto 0;
  position: relative;
}

.page-hero__ornament::before,
.page-hero__ornament::after {
  content: '';
  position: absolute;
  top: 50%;
  width: 6px;
  height: 6px;
  background: var(--brass);
  border-radius: 50%;
  transform: translateY(-50%);
}

.page-hero__ornament::before { left: -14px; }
.page-hero__ornament::after { right: -14px; }

/* --- Intro / Value props --- */
.intro {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(2rem, 6vw, 6rem);
  align-items: start;
}

.intro__title {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 3.25rem);
  line-height: 1.05;
  letter-spacing: -0.02em;
  font-weight: 350;
}

.intro__title em {
  font-style: italic;
  color: var(--brass);
}

.intro__body p {
  margin-bottom: 1.25rem;
  font-size: clamp(1rem, 1.15vw, 1.0625rem);
  line-height: 1.7;
  color: var(--deep-soft);
}

.intro__body p:last-child { margin-bottom: 0; }

/* --- Services preview / grid --- */
.services-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
  gap: 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.service-card {
  padding: clamp(2rem, 4vw, 3.5rem) clamp(1.5rem, 3vw, 2.5rem);
  border-right: 1px solid var(--line);
  position: relative;
  transition: background 0.4s var(--ease), transform 0.4s var(--ease), box-shadow 0.4s var(--ease);
  display: flex;
  flex-direction: column;
  min-height: 380px;
  background: rgba(255, 255, 255, 0.86);
  border-radius: 2rem;
  box-shadow: 0 18px 45px rgba(14, 42, 51, 0.08);
}

.service-card:last-child { border-right: none; }

.service-card:hover {
  background: #fff;
  transform: translateY(-4px);
  box-shadow: 0 28px 65px rgba(14, 42, 51, 0.12);
}

.service-card__number {
  font-family: var(--serif);
  font-size: 0.875rem;
  font-style: italic;
  color: var(--brass);
  margin-bottom: 2rem;
  letter-spacing: 0.05em;
}

.service-card__title {
  font-family: var(--serif);
  font-size: clamp(1.625rem, 2.4vw, 2.125rem);
  line-height: 1.05;
  font-weight: 400;
  margin-bottom: 1.25rem;
  letter-spacing: -0.01em;
}

.service-card__title em {
  font-style: italic;
  color: var(--brass);
}

.service-card__body {
  font-size: 0.9375rem;
  line-height: 1.65;
  color: var(--deep-soft);
  margin-bottom: 2rem;
  flex-grow: 1;
}

.service-card__link {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--deep);
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  transition: color 0.3s var(--ease), gap 0.3s var(--ease);
}

.service-card__link:hover {
  color: var(--brass);
  gap: 1rem;
}

/* --- About preview / feature --- */
.feature {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 6vw, 6rem);
  align-items: center;
}

.feature--reversed { direction: rtl; }
.feature--reversed > * { direction: ltr; }

.feature__image {
  position: relative;
  aspect-ratio: 4 / 5;
  overflow: hidden;
  border-radius: 2rem;
  box-shadow: 0 32px 90px rgba(14, 42, 51, 0.12);
}

.feature__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease-out);
}

.feature__image:hover img {
  transform: scale(1.04);
}

.feature__image::after {
  content: '';
  position: absolute;
  inset: 0;
  border: 1px solid rgba(181, 137, 79, 0.18);
  transform: translate(24px, 24px);
  pointer-events: none;
  transition: transform 0.6s var(--ease-out), border-color 0.4s var(--ease);
}

.feature__image:hover::after {
  transform: translate(12px, 12px);
  border-color: rgba(181, 137, 79, 0.28);
}

.feature__image--map {
  background: var(--shell);
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 2rem 1.5rem;
}

.feature__caption {
  position: absolute;
  bottom: -3rem;
  left: 0;
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.875rem;
  color: var(--taupe);
  letter-spacing: 0.02em;
}

.feature__copy h2 {
  margin-bottom: 1.5rem;
}

.feature__copy h2 em {
  font-style: italic;
  color: var(--brass);
}

.feature__copy p {
  color: var(--deep-soft);
  margin-bottom: 1.25rem;
  font-size: 1.0625rem;
  line-height: 1.65;
}

.feature__credentials {
  padding: 1.5rem 0;
  margin: 2rem 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  display: flex;
  gap: 2.5rem;
  flex-wrap: wrap;
}

.feature__credentials-item {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--deep-soft);
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.feature__credentials-item strong {
  font-family: var(--serif);
  font-size: 1.125rem;
  letter-spacing: -0.01em;
  color: var(--deep);
  text-transform: none;
  font-weight: 400;
}

/* --- Listings grid --- */
.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3rem 2rem;
}

.listing {
  display: block;
  position: relative;
  background: rgba(255, 255, 255, 0.92);
  border-radius: 2rem;
  overflow: hidden;
  box-shadow: 0 28px 80px rgba(14, 42, 51, 0.08);
  transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease), opacity 0.9s var(--ease-out);
}

.listing:hover {
  transform: translateY(-4px);
  box-shadow: 0 36px 95px rgba(14, 42, 51, 0.14);
}

.listing__image {
  aspect-ratio: 4 / 3;
  overflow: hidden;
  margin-bottom: 1.5rem;
  position: relative;
  background: var(--sand-deep);
}

/* Ensure card content (especially bottom specs) isn't clipped by the rounded corner */
.listing {
  padding-bottom: 1.25rem;
}

.listing__specs {
  padding-bottom: 0.75rem;
}

.listing__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.4s var(--ease-out);
}

.listing:hover .listing__image img {
  transform: scale(1.06);
}

.listing__status {
  position: absolute;
  top: 1.25rem;
  left: 1.25rem;
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  background: var(--sand);
  color: var(--deep);
  padding: 0.5rem 0.875rem;
  z-index: 2;
}

.listing__status--sold { background: var(--deep); color: var(--sand); }
.listing__status--new { background: var(--brass); color: var(--sand); }

.listing__price {
  font-family: var(--serif);
  font-size: clamp(1.375rem, 1.8vw, 1.625rem);
  font-weight: 400;
  letter-spacing: -0.01em;
  color: var(--deep);
  margin-bottom: 0.375rem;
  padding-left: 1.25rem;
  padding-right: 1.25rem;
}

.listing__address {
  font-size: 0.9375rem;
  color: var(--deep-soft);
  margin-bottom: 0.875rem;
  line-height: 1.4;
  padding-left: 1.25rem;
  padding-right: 1.25rem;
}

.listing__specs {
  display: flex;
  gap: 1.5rem;
  font-family: var(--sans);
  font-size: 0.75rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--deep-soft);
  padding-top: 0.875rem;
  border-top: 1px solid var(--line);
  margin: 0 1.25rem;
}

.listing__specs span {
  display: flex;
  align-items: baseline;
  gap: 0.5rem;
}

.listing__specs strong {
  font-family: var(--serif);
  font-size: 1rem;
  font-weight: 400;
  color: var(--deep);
  letter-spacing: -0.01em;
  text-transform: none;
}

/* Listing wrap + CTA link */
.listing-wrap {
  display: flex;
  flex-direction: column;
}

.listing__cta-link {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.5rem;
  padding: 0.875rem 1.25rem;
  margin: 0;
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--deep);
  text-decoration: none;
  border-top: 1px solid var(--line);
  background: var(--sand);
  transition: background 0.2s var(--ease), color 0.2s var(--ease);
}
.listing__cta-link:hover { background: var(--deep); color: var(--sand); }

/* --- Quote / Testimonial --- */
.quote {
  text-align: center;
  max-width: 880px;
  margin: 0 auto;
  padding: clamp(2rem, 5vw, 4rem) var(--gutter);
}

.quote__mark {
  font-family: var(--serif);
  font-style: italic;
  font-size: 5rem;
  color: var(--brass);
  line-height: 0.5;
  margin-bottom: 1rem;
  opacity: 0.5;
}

.quote__text {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.375rem, 2.6vw, 2.125rem);
  line-height: 1.35;
  color: var(--deep);
  margin-bottom: 2rem;
  font-weight: 350;
  letter-spacing: -0.005em;
  font-variation-settings: "opsz" 144, "SOFT" 100, "WONK" 1;
}

.quote__attribution {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--deep-soft);
}

.quote__attribution::before {
  content: '——';
  color: var(--brass);
  margin-right: 0.75rem;
  letter-spacing: -0.1em;
  opacity: 0.6;
}

/* --- Forms --- */
.form-card {
  background: var(--shell);
  padding: clamp(2rem, 4vw, 3.5rem);
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 4vw, 4rem);
  align-items: start;
  position: relative;
  border: 1px solid var(--line);
}

.form-card__intro h2 {
  margin-bottom: 1.25rem;
}

.form-card__intro p {
  color: var(--deep-soft);
  margin-bottom: 1.25rem;
  font-size: 1rem;
  line-height: 1.65;
}

.form-card__intro em {
  font-style: italic;
  color: var(--brass);
}

.form {
  display: grid;
  gap: 1.5rem;
}

.form__row {
  display: grid;
  gap: 1.5rem;
  grid-template-columns: 1fr 1fr;
}

.field {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.field--full { grid-column: 1 / -1; }

.field label {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--deep-soft);
}

.field input,
.field textarea,
.field select {
  font-family: var(--sans);
  font-size: 0.9375rem;
  color: var(--deep);
  padding: 0.875rem 0;
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--line);
  border-radius: 0;
  transition: border-color 0.3s var(--ease);
}

.field input:focus,
.field textarea:focus,
.field select:focus {
  outline: none;
  border-bottom-color: var(--brass);
}

.field textarea {
  min-height: 120px;
  resize: vertical;
  font-family: var(--sans);
}

.field__error {
  font-family: var(--sans);
  font-size: 0.75rem;
  color: #b94040;
  margin-top: -0.125rem;
}

.field input[aria-invalid="true"],
.field textarea[aria-invalid="true"],
.field select[aria-invalid="true"] {
  border-bottom-color: #b94040;
}

.form__submit {
  margin-top: 1rem;
  justify-self: start;
}

.field--check {
  display: flex;
  align-items: center;
  gap: .6rem;
  grid-column: 1 / -1;
  margin-top: .25rem;
}
.field--check input[type="checkbox"] {
  width: 1.1rem;
  height: 1.1rem;
  flex-shrink: 0;
  accent-color: var(--brass-light, #D9BC8E);
  cursor: pointer;
}
.field--check label {
  font-size: .875rem;
  color: var(--deep-soft, #3F5A61);
  cursor: pointer;
  margin: 0;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
}

/* --- CTA block --- */
.cta-block {
  text-align: center;
  padding: clamp(2rem, 4vw, 4rem) var(--gutter);
  background: var(--deep);
  color: var(--sand);
  position: relative;
  overflow: hidden;
}

.cta-block::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image: radial-gradient(circle at 25% 30%, rgba(139, 90, 60, 0.18), transparent 50%),
                    radial-gradient(circle at 75% 70%, rgba(139, 90, 60, 0.12), transparent 50%);
  pointer-events: none;
}

.cta-block > * { position: relative; z-index: 1; }

.cta-block .eyebrow { color: var(--brass); }

.cta-block h2 {
  color: var(--sand);
  margin: 1.5rem 0 2rem;
  max-width: 18ch;
  margin-left: auto;
  margin-right: auto;
}

.cta-block h2 em {
  font-style: italic;
  color: var(--brass);
}

.cta-block .btn--ghost {
  background: transparent;
  color: var(--sand);
  border-color: rgba(244, 239, 231, 0.5);
}

.cta-block .btn--ghost:hover {
  background: var(--sand);
  border-color: var(--sand);
  color: var(--deep);
}

.cta-block__contact {
  margin-top: 3rem;
  padding-top: 2.5rem;
  border-top: 1px solid rgba(244, 239, 231, 0.15);
  display: flex;
  justify-content: center;
  gap: 3rem;
  flex-wrap: wrap;
}

.cta-block__contact-item {
  font-family: var(--sans);
  font-size: 0.75rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--taupe);
  display: flex;
  flex-direction: column;
  gap: 0.375rem;
}

.cta-block__contact-item a,
.cta-block__contact-item strong {
  font-family: var(--serif);
  font-size: 1.125rem;
  letter-spacing: -0.005em;
  color: var(--sand);
  text-transform: none;
  font-weight: 400;
}

.cta-email-pill {
  display: inline-block;
  padding: 1rem 2.5rem;
  background: var(--sand);
  color: var(--deep) !important;
  border-radius: 999px;
  box-shadow: 0 12px 32px rgba(14,42,51,0.12);
  border: 1px solid rgba(14,42,51,0.06);
  text-decoration: none;
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: 0.06em;
}

.cta-email-pill:hover { color: var(--brass) !important; }

@media (max-width: 720px) {
  .cta-email-pill { display: block; width: 100%; text-align: center; padding: 1rem; }
}

/* Hero video */
.hero__video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center center;
  z-index: 0;
}

@media (prefers-reduced-motion: reduce) {
  .hero__video { display: none; }
}

/* Hero video is kept on mobile — poster acts as fallback while video loads */

@media (max-height: 860px) and (min-width: 1025px) {
  .hero__meta { display: none; }
}

.cta-block__contact-item a:hover { color: var(--brass); }

/* --- Footer --- */
.site-footer {
  background: var(--sand-deep);
  padding: clamp(1.5rem, 3.5vw, 3rem) 0 1.5rem;
  color: var(--deep-soft);
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.5fr;
  gap: 2.5rem;
  margin-bottom: 1.75rem;
}

.footer__brand {
  font-family: var(--serif);
  font-size: 2rem;
  letter-spacing: -0.01em;
  font-weight: 350;
  margin-bottom: 1rem;
  color: var(--deep);
}

.footer__brand em { font-style: italic; color: var(--brass); }

.footer__tag {
  font-style: italic;
  font-family: var(--serif);
  color: var(--deep-soft);
  max-width: 360px;
  line-height: 1.5;
}

.footer__col-title {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--deep);
  margin-bottom: 1.5rem;
}

.footer__col ul {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}

.footer__col a {
  font-size: 0.9375rem;
  color: var(--deep-soft);
  transition: color 0.3s var(--ease);
}

.footer__col a:hover { color: var(--brass); }

.footer__contact-line {
  font-size: 0.9375rem;
  margin-bottom: 0.5rem;
}

.footer__contact-line a:hover { color: var(--brass); }

.footer__social {
  display: flex;
  gap: 1rem;
  margin-top: 1.5rem;
}

.footer__social a {
  width: 38px;
  height: 38px;
  background: var(--deep);
  color: var(--sand);
  border: 1px solid var(--deep);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  transition: all 0.3s var(--ease);
  border-radius: 50%;
}

.footer__social a:hover {
  background: var(--brass);
  border-color: var(--brass);
  color: var(--sand);
  transform: translateY(-2px);
}

.footer__social svg { width: 18px; height: 18px; fill: none; stroke: currentColor; stroke-width: 1.5px; }

.footer__bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding-top: 2rem;
  border-top: 1px solid var(--line);
  font-size: 0.75rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--taupe);
  flex-wrap: wrap;
  gap: 1rem;
}

.footer__credit a {
  color: var(--taupe);
  text-decoration: none;
  transition: color 0.3s var(--ease);
}

.footer__credit a:hover {
  color: var(--brass);
}

/* --- Stats strip --- */
.stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.stats__item {
  padding: 2.5rem 1.5rem;
  text-align: center;
  border-right: 1px solid var(--line);
}

.stats__item:last-child { border-right: none; }

.stats__number {
  font-family: var(--serif);
  font-size: clamp(2rem, 3.5vw, 3rem);
  line-height: 1;
  font-weight: 350;
  color: var(--brass);
  letter-spacing: -0.02em;
  display: block;
  margin-bottom: 0.5rem;
  font-variation-settings: "opsz" 144, "SOFT" 50, "WONK" 0;
}

.stats__label {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--deep-soft);
  font-weight: 600;
}

/* --- Approach / Process list --- */
.approach {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: clamp(2rem, 5vw, 5rem);
}

.approach__intro h2 {
  margin-bottom: 1.5rem;
}

.approach__intro p {
  color: var(--deep-soft);
  font-size: 1.0625rem;
  line-height: 1.65;
}

.approach__list {
  list-style: none;
  counter-reset: approach;
}

.approach__list li {
  counter-increment: approach;
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 2rem;
  padding: 2rem 0;
  border-bottom: 1px solid var(--line);
}

.approach__list li:first-child { border-top: 1px solid var(--line); }

.approach__list li::before {
  content: counter(approach, decimal-leading-zero);
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.5rem;
  color: var(--brass);
  font-weight: 400;
  letter-spacing: -0.01em;
}

.approach__list h3 {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  margin-bottom: 0.625rem;
  letter-spacing: -0.01em;
}

.approach__list p {
  font-size: 0.9375rem;
  line-height: 1.65;
  color: var(--deep-soft);
}

/* --- Gallery --- */
.gallery {
  column-count: 3;
  column-gap: 1.25rem;
}

.gallery__item {
  break-inside: avoid;
  margin-bottom: 1.25rem;
  position: relative;
  overflow: hidden;
  display: block;
}

.gallery__item img {
  width: 100%;
  height: auto;
  display: block;
  transition: transform 1.2s var(--ease-out), filter 0.5s var(--ease);
}

.gallery__item:hover img {
  transform: scale(1.04);
}

.gallery__caption {
  position: absolute;
  bottom: 1.25rem;
  left: 1.25rem;
  right: 1.25rem;
  color: var(--sand);
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  opacity: 0;
  transform: translateY(8px);
  transition: opacity 0.4s var(--ease), transform 0.4s var(--ease);
  text-shadow: 0 1px 8px rgba(0, 0, 0, 0.5);
  z-index: 2;
}

.gallery__item::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(31, 26, 21, 0.6), transparent 50%);
  opacity: 0;
  transition: opacity 0.4s var(--ease);
}

.gallery__item:hover::after { opacity: 1; }
.gallery__item:hover .gallery__caption { opacity: 1; transform: translateY(0); }

/* --- Blog --- */
.blog-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 4rem 3rem;
}

.blog-grid--featured {
  grid-template-columns: 1.4fr 1fr;
  margin-bottom: 5rem;
}

.post {
  display: block;
}

.post__image {
  position: relative;
  aspect-ratio: 16 / 10;
  overflow: hidden;
  margin-bottom: 1.5rem;
  background: var(--sand-deep);
}

.post--featured .post__image { aspect-ratio: 4 / 3; }

.post__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.4s var(--ease-out);
}

.post:hover .post__image img { transform: scale(1.05); }

.post__meta {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 1rem;
  display: flex;
  gap: 1rem;
  align-items: center;
}

.post__meta-divider { color: var(--taupe); opacity: 0.5; }
.post__meta-date { color: var(--deep-soft); }

.post__title {
  font-family: var(--serif);
  font-size: clamp(1.375rem, 2vw, 1.75rem);
  line-height: 1.15;
  font-weight: 400;
  letter-spacing: -0.01em;
  margin-bottom: 0.875rem;
  transition: color 0.3s var(--ease);
}

.post--featured .post__title { font-size: clamp(1.75rem, 2.8vw, 2.5rem); }

.post:hover .post__title { color: var(--brass); }

.post__excerpt {
  color: var(--deep-soft);
  font-size: 1rem;
  line-height: 1.6;
  margin-bottom: 1rem;
}

.post__read {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--deep);
}

/* --- Filter pills --- */
/* Listings filter bar */
.listings-filter-bar {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1rem;
  margin-bottom: 4rem;
}

.listings-secondary-filters {
  display: flex;
  gap: 0.75rem;
  flex-wrap: wrap;
  justify-content: center;
}

.listing-select {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  color: var(--deep-soft);
  background: transparent;
  border: 1px solid var(--line);
  border-radius: 0.25rem;
  padding: 0.5rem 1.75rem 0.5rem 0.75rem;
  cursor: pointer;
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg width='10' height='6' viewBox='0 0 10 6' fill='none' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1L5 5L9 1' stroke='%2394724D' stroke-width='1.5' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.5rem center;
  transition: border-color 0.2s, color 0.2s;
}
.listing-select:hover { border-color: var(--brass); color: var(--deep); }
.listing-select:focus { outline: none; border-color: var(--brass); }

.filters {
  display: flex;
  gap: 0.5rem;
  flex-wrap: wrap;
  justify-content: center;
  margin-bottom: 0;
}

.filter {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  padding: 0.875rem 1.5rem;
  border: 1px solid var(--line);
  background: transparent;
  color: var(--deep-soft);
  transition: all 0.3s var(--ease);
  cursor: pointer;
}

.filter:hover,
.filter.is-active {
  background: var(--deep);
  color: var(--sand);
  border-color: var(--deep);
}

/* --- Contact specific --- */
.contact-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: clamp(3rem, 6vw, 6rem);
  align-items: start;
}

.contact-info {
  padding: clamp(2rem, 4vw, 3rem);
  background: var(--shell);
  border: 1px solid var(--line);
}

.contact-info__block {
  padding: 1.75rem 0;
  border-bottom: 1px solid var(--line);
}

.contact-info__block:first-child { padding-top: 0; }
.contact-info__block:last-child { border-bottom: none; padding-bottom: 0; }

.contact-info__label {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 0.75rem;
  display: block;
}

.contact-info__value {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
  letter-spacing: -0.01em;
  color: var(--deep);
  line-height: 1.4;
}

.contact-info__value a:hover { color: var(--brass); }

/* --- Section header (centered) --- */
.section-header {
  text-align: center;
  max-width: 760px;
  margin: 0 auto clamp(1.25rem, 3vw, 2rem);
}

.section-header .eyebrow { margin-bottom: 1.25rem; }

.section-header h2 {
  margin-bottom: 1.25rem;
}

.section-header h2 em {
  font-style: italic;
  color: var(--brass);
}

.section-header p {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.0625rem, 1.5vw, 1.25rem);
  color: var(--deep-soft);
  line-height: 1.5;
  font-weight: 350;
}

/* --- Marquee (decorative running text) --- */
.marquee {
  overflow: hidden;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 1.75rem 0;
}

.marquee__track {
  display: flex;
  gap: 4rem;
  animation: marquee 38s linear infinite;
  white-space: nowrap;
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.5rem, 3vw, 2.25rem);
  color: var(--deep);
  letter-spacing: -0.01em;
  font-weight: 350;
  font-variation-settings: "opsz" 144, "SOFT" 100, "WONK" 1;
}

.marquee__track span {
  color: var(--brass);
  margin: 0 1rem;
  display: inline-block;
}

@keyframes marquee {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

/* --- Process line (vertical) --- */
.process {
  max-width: 820px;
  margin: 0 auto;
}

.process__step {
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: 2rem;
  padding: 2rem 0;
  position: relative;
}

.process__step + .process__step { border-top: 1px solid var(--line); }

.process__num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 2.5rem;
  color: var(--brass);
  line-height: 1;
  font-weight: 400;
  letter-spacing: -0.02em;
}

.process__title {
  font-family: var(--serif);
  font-size: 1.625rem;
  font-weight: 400;
  margin-bottom: 0.625rem;
  letter-spacing: -0.01em;
}

.process__body {
  color: var(--deep-soft);
  font-size: 1rem;
  line-height: 1.65;
}

/* --- Reveal on scroll utility --- */
.reveal {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity 1s var(--ease-out), transform 1s var(--ease-out);
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.reveal--delay-1 { transition-delay: 0.1s; }
.reveal--delay-2 { transition-delay: 0.2s; }
.reveal--delay-3 { transition-delay: 0.3s; }
.reveal--delay-4 { transition-delay: 0.4s; }

/* --- Responsive --- */
@media (max-width: 1024px) {
  .hero {
    min-height: 100svh;
    padding-top: 6rem;
    padding-bottom: 4rem;
  }

  .hero__copy { padding: 3rem var(--gutter); }

  .hero__name { font-size: clamp(2.75rem, 11vw, 5rem); }
  .hero__name .last { padding-left: 0.5em; }

  .hero__meta, .hero__scroll { display: none; }

  .feature, .feature--reversed { grid-template-columns: 1fr; direction: ltr; }

  .intro { grid-template-columns: 1fr; }
  .approach { grid-template-columns: 1fr; }
  .form-card { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }

  .blog-grid, .blog-grid--featured {
    grid-template-columns: 1fr;
    gap: 3rem;
  }

  .services-grid { grid-template-columns: 1fr; }
  .service-card {
    border-right: none;
    border-bottom: 1px solid var(--line);
    min-height: auto;
  }
  .service-card:last-child { border-bottom: none; }

  .listings-grid { grid-template-columns: repeat(2, 1fr); }

  .stats { grid-template-columns: repeat(2, 1fr); }
  .stats__item:nth-child(2) { border-right: none; }
  .stats__item:nth-child(-n+2) { border-bottom: 1px solid var(--line); }

  .footer-grid {
    grid-template-columns: 1fr 1fr;
    gap: 3rem 2rem;
  }

  .gallery { column-count: 2; }
}

/* ── Nav collapse: burger at ≤1024px (iPad + mobile) ── */
@media (max-width: 1024px) {
  .nav__menu   { display: none; }
  .nav__toggle { display: block; }
  .nav { gap: 0.75rem; }
  /* Push search + CTA + burger flush to the right as a group */
  .nav__search-btn { margin-left: auto; }

  /* iPad sidebar — slides in from the right, doesn't cover full screen */
  .mobile-menu {
    position: fixed;
    top: 0;
    right: 0;
    bottom: 0;
    left: auto;
    width: 300px;
    max-width: 85vw;
    padding: 5rem 2rem 2rem;
    background: var(--sand);
    z-index: 102;
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: flex-start;
    gap: 0;
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    box-shadow: -8px 0 40px rgba(14,42,51,0.14);
    transform: translateX(100%);
    visibility: hidden;
    transition: transform 0.4s var(--ease), visibility 0s linear 0.4s;
  }
  .mobile-menu.is-open {
    transform: translateX(0);
    visibility: visible;
    transition: transform 0.4s var(--ease), visibility 0s linear 0s;
  }
  .mobile-menu__close {
    position: absolute;
    top: 1.25rem;
    right: 1.25rem;
    background: none;
    border: 1px solid var(--line);
    border-radius: 50%;
    width: 44px;
    height: 44px;
    display: flex;
    align-items: center;
    justify-content: center;
    color: var(--deep);
    cursor: pointer;
    transition: background 0.2s, color 0.2s;
  }
  .mobile-menu__close:hover { background: var(--sand-deep); color: var(--brass); }
  .mobile-menu a {
    font-family: var(--sans);
    font-size: 0.8125rem;
    font-weight: 600;
    letter-spacing: 0.13em;
    text-transform: uppercase;
    color: var(--deep);
    text-align: left;
    position: relative;
    padding: 1rem 0;
    display: block;
    width: 100%;
    border-bottom: 1px solid var(--line);
  }
  .mobile-menu a:first-of-type { border-top: 1px solid var(--line); }
  .mobile-menu .relocate-svg { display: none; }
  .mobile-menu a:hover,
  .mobile-menu a:focus { color: var(--brass); outline: none; }
  .mobile-menu a:focus-visible { outline: 3px solid rgba(181, 137, 79, 0.5); outline-offset: 4px; }
  .mobile-lang {
    border-top: 1px solid var(--line);
    margin-top: 1.25rem;
    padding-top: 1rem;
    width: 100%;
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 0.5rem;
  }
  .mobile-lang-label {
    font-family: var(--sans);
    font-size: 0.5625rem;
    font-weight: 700;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--taupe);
  }
  .mobile-lang-picker-wrap {
    position: relative;
    width: 220px;
    height: 144px;
  }
  .mobile-lang-picker-wrap::before,
  .mobile-lang-picker-wrap::after {
    content: '';
    position: absolute;
    left: 16px;
    right: 16px;
    height: 1px;
    background: var(--brass);
    z-index: 2;
    pointer-events: none;
  }
  .mobile-lang-picker-wrap::before { top: 48px; }
  .mobile-lang-picker-wrap::after  { top: 96px; }
  .mobile-lang-picker {
    height: 144px;
    overflow-y: scroll;
    scroll-snap-type: y mandatory;
    -webkit-overflow-scrolling: touch;
    scrollbar-width: none;
    -webkit-mask-image: linear-gradient(to bottom, transparent 0%, black 33%, black 67%, transparent 100%);
    mask-image: linear-gradient(to bottom, transparent 0%, black 33%, black 67%, transparent 100%);
  }
  .mobile-lang-picker::-webkit-scrollbar { display: none; }
  .mobile-lang-spacer { height: 48px; flex-shrink: 0; }
  .mobile-lang-item {
    height: 48px;
    display: flex;
    align-items: center;
    justify-content: center;
    scroll-snap-align: center;
    font-family: var(--sans);
    font-size: 1.0625rem;
    font-weight: 500;
    color: var(--deep-soft);
    cursor: pointer;
    user-select: none;
    -webkit-user-select: none;
    transition: color 0.2s, font-weight 0.1s;
  }
  .mobile-lang-item.is-active { font-weight: 700; color: var(--brass); }
}

@media (max-width: 767px) {
  :root { --gutter: 1.5rem; }

  .site-header {
    position: sticky;
    top: 0;
    z-index: 100;
    background: rgba(244, 239, 231, 0.96);
    backdrop-filter: blur(10px);
    border-bottom: 1px solid rgba(14, 42, 51, 0.08);
  }

  .nav__cta { display: none; }

  /* Mobile: full-screen overlay (overrides the iPad sidebar above) */
  .mobile-menu {
    inset: 0;
    width: auto;
    max-width: none;
    left: 0;
    align-items: center;
    box-shadow: none;
    padding: 4rem 1.5rem 2rem;
  }
  .mobile-menu a {
    font-family: var(--serif);
    font-size: 2rem;
    font-weight: 350;
    letter-spacing: -0.01em;
    text-transform: none;
    text-align: center;
    padding: 0.625rem 0;
    border-bottom: none;
  }
  .mobile-menu a:first-of-type { border-top: none; }
  .mobile-menu .relocate-svg { display: block; width: 260px; height: 88px; }
  .mobile-menu a:hover,
  .mobile-menu a:focus { color: var(--brass); font-style: italic; outline: none; }

  .site-header .container.nav {
    align-items: center;
    gap: 1rem;
  }

  .hero__copy {
    padding: 2rem 1.5rem 3rem;
    max-width: 100%;
  }

  .hero__actions {
    flex-direction: column;
    align-items: stretch;
  }

  .hero__actions .btn {
    width: 100%;
  }

  .hero__lead {
    max-width: 100%;
  }

  .mobile-menu {
    position: fixed;
    inset: 0;
    padding: 4rem 1.5rem 2rem;
    background: var(--sand);
    z-index: 102; /* above site-header z-index:100 so header doesn't overlap menu items */
    display: flex;
    flex-direction: column;
    align-items: center;
    justify-content: flex-start;
    gap: 0;
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    transform: translateX(100%);
    /* visibility:hidden while off-screen stops it contributing to horizontal overflow
       (fixes "crumbled text" in LinkedIn/WKWebView in-app browsers) */
    visibility: hidden;
    transition: transform 0.5s var(--ease), visibility 0s linear 0.5s;
  }

  .mobile-menu.is-open {
    transform: translateX(0);
    visibility: visible;
    transition: transform 0.5s var(--ease), visibility 0s linear 0s;
  }

  /* Close button — top-right corner */
  .mobile-menu__close {
    position: absolute;
    top: 1.25rem;
    right: 1.25rem;
    background: none;
    border: 1px solid var(--line);
    border-radius: 50%;
    width: 44px;
    height: 44px;
    display: flex;
    align-items: center;
    justify-content: center;
    color: var(--deep);
    cursor: pointer;
    transition: background 0.2s, color 0.2s;
  }
  .mobile-menu__close:hover { background: var(--sand-deep); color: var(--brass); }

  .mobile-menu a {
    font-family: var(--serif);
    font-size: 2rem;
    font-weight: 350;
    letter-spacing: -0.01em;
    color: var(--deep);
    text-align: center;
    position: relative; /* needed for the aircraft SVG to orbit around the text */
    padding: 0.625rem 0;
    display: block;
    width: 100%;
  }

  /* Scale aircraft orbit up to match the larger mobile menu font */
  .mobile-menu .relocate-svg {
    width: 260px;
    height: 88px;
  }

  .mobile-menu a:hover,
  .mobile-menu a:focus {
    color: var(--brass);
    font-style: italic;
    outline: none;
  }

  .mobile-menu a:focus-visible {
    outline: 3px solid rgba(181, 137, 79, 0.5);
    outline-offset: 6px;
  }

  /* Mobile language switcher — details dropdown */
  /* Mobile language — drum-roll snap scroll picker */
  .mobile-lang {
    border-top: 1px solid var(--line);
    margin-top: 1.25rem;
    padding-top: 1rem;
    width: 100%;
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 0.5rem;
  }

  .mobile-lang-label {
    font-family: var(--sans);
    font-size: 0.5625rem;
    font-weight: 700;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--taupe);
  }

  .mobile-lang-picker-wrap {
    position: relative;
    width: 220px;
    height: 144px;
  }

  /* Selection indicator — two clay lines bracketing the centre slot */
  .mobile-lang-picker-wrap::before,
  .mobile-lang-picker-wrap::after {
    content: '';
    position: absolute;
    left: 16px;
    right: 16px;
    height: 1px;
    background: var(--brass);
    z-index: 2;
    pointer-events: none;
  }
  .mobile-lang-picker-wrap::before { top: 48px; }
  .mobile-lang-picker-wrap::after  { top: 96px; }

  .mobile-lang-picker {
    height: 144px;
    overflow-y: scroll;
    scroll-snap-type: y mandatory;
    -webkit-overflow-scrolling: touch;
    scrollbar-width: none;
    /* Fade top/bottom to create drum-roll depth */
    -webkit-mask-image: linear-gradient(to bottom,
      transparent 0%, black 33%, black 67%, transparent 100%);
    mask-image: linear-gradient(to bottom,
      transparent 0%, black 33%, black 67%, transparent 100%);
  }
  .mobile-lang-picker::-webkit-scrollbar { display: none; }

  .mobile-lang-spacer { height: 48px; flex-shrink: 0; }

  .mobile-lang-item {
    height: 48px;
    display: flex;
    align-items: center;
    justify-content: center;
    scroll-snap-align: center;
    font-family: var(--sans);
    font-size: 1.0625rem;
    font-weight: 500;
    color: var(--deep-soft);
    cursor: pointer;
    user-select: none;
    -webkit-user-select: none;
    transition: color 0.2s, font-weight 0.1s;
  }
  .mobile-lang-item.is-active {
    font-weight: 700;
    color: var(--brass);
  }

  .listings-grid { grid-template-columns: 1fr; }
  .stats { grid-template-columns: 1fr; }
  .stats__item { border-right: none; border-bottom: 1px solid var(--line); }
  .stats__item:last-child { border-bottom: none; }

  .footer-grid { grid-template-columns: 1fr; }
  .footer__bottom { flex-direction: column; align-items: flex-start; }

  .gallery { column-count: 1; }

  .form__row { grid-template-columns: 1fr; }

  .approach__list li { grid-template-columns: 1fr; gap: 0.75rem; }

  .process__step { grid-template-columns: 1fr; gap: 0.5rem; }
}

/* --- Portrait trio (about page) --- */
.portrait-trio {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 1rem;
  align-items: start;
}

.portrait-trio__item {
  overflow: hidden;
  border-radius: 1.5rem;
  aspect-ratio: 3 / 4;
  box-shadow: 0 16px 48px rgba(14, 42, 51, 0.1);
}

.portrait-trio__item:nth-child(2) {
  margin-top: 2rem;
  aspect-ratio: 4 / 5;
}

.portrait-trio__item:nth-child(3) {
  margin-top: 1rem;
}

.portrait-trio__item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease-out);
}

.portrait-trio__item:hover img { transform: scale(1.04); }

@media (max-width: 768px) {
  .portrait-trio { grid-template-columns: 1fr 1fr; gap: 0.75rem; }
  .portrait-trio__item:nth-child(3) { display: none; }
  .portrait-trio__item:nth-child(2) { margin-top: 1rem; }
}

@media (max-width: 480px) {
  .portrait-trio { grid-template-columns: 1fr; }
  .portrait-trio__item:nth-child(2),
  .portrait-trio__item:nth-child(3) { display: none; }
}

/* --- Blog coming-soon posts --- */
.post--coming-soon { cursor: default; }

.post--coming-soon .post__image::after {
  content: 'Coming Soon';
  position: absolute;
  inset: 0;
  background: rgba(14, 42, 51, 0.45);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-style: italic;
  font-size: 1rem;
  color: rgba(244, 239, 231, 0.85);
  letter-spacing: 0.08em;
  opacity: 0;
  transition: opacity 0.3s var(--ease);
  pointer-events: none;
}

.post--coming-soon:hover .post__image::after { opacity: 1; }

/* --- Newsletter archive --- */
.newsletter-year { margin-bottom: 4rem; }

.newsletter-year__label {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 3vw, 2.25rem);
  font-weight: 300;
  color: var(--deep);
  letter-spacing: -0.02em;
  border-bottom: 1px solid var(--line);
  padding-bottom: 1rem;
  margin-bottom: 2rem;
  font-variation-settings: "opsz" 144, "SOFT" 60;
}

.newsletter-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.75rem;
  align-items: start;
}

.newsletter-card {
  display: flex;
  flex-direction: column;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 1.25rem;
  overflow: hidden;
  text-decoration: none;
  transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease), border-color 0.3s var(--ease), opacity 0.9s var(--ease-out);
}

.newsletter-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 28px 72px rgba(14,42,51,0.11);
  border-color: rgba(181,137,79,0.30);
}

.newsletter-card__header {
  background: var(--sand);
  background-image: radial-gradient(ellipse at 80% 20%, rgba(181,137,79,0.10) 0%, transparent 60%);
  padding: 1.75rem 2rem 1.5rem;
  border-bottom: 1px solid var(--line);
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.newsletter-card__month {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 2.8vw, 2.5rem);
  font-weight: 300;
  color: var(--deep);
  line-height: 1;
  letter-spacing: -0.02em;
  font-variation-settings: "opsz" 144, "SOFT" 70, "WONK" 0;
}

.newsletter-card__year {
  font-family: var(--sans);
  font-size: 0.625rem;
  font-weight: 700;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--brass);
}

.newsletter-card__body {
  padding: 1.625rem 2rem 2rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}

.newsletter-card__title {
  font-family: var(--serif);
  font-size: clamp(1rem, 1.3vw, 1.125rem);
  font-weight: 400;
  color: var(--deep);
  line-height: 1.38;
  margin-bottom: 0.75rem;
  font-variation-settings: "opsz" 72, "SOFT" 40;
}

.newsletter-card__excerpt {
  font-size: 0.875rem;
  color: var(--deep-soft);
  line-height: 1.65;
  flex: 1;
  margin-bottom: 1.5rem;
}

.newsletter-card__cta {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--deep);
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  transition: color 0.3s var(--ease), gap 0.3s var(--ease);
}

.newsletter-card:hover .newsletter-card__cta {
  color: var(--brass);
  gap: 0.75rem;
}

@media (max-width: 860px) { .newsletter-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .newsletter-grid { grid-template-columns: 1fr; } }

/* Envelope intro animation – newsletter-issue.html */
/* ── Envelope intro animation ─────────────────────────────────── */
.env-scene {
  position: fixed;
  inset: 0;
  z-index: 9000;
  background: var(--sand);
  display: flex;
  align-items: center;
  justify-content: center;
}
.env-scene.env-scene--exit {
  animation: envExit 0.65s var(--ease) forwards;
  pointer-events: none;
}
@keyframes envExit { to { opacity: 0; transform: scale(0.96); } }

.env-stage {
  position: relative;
  width: 420px;
  height: 285px;
  /* perspective must be on the parent, not the flap itself */
  perspective: 900px;
  perspective-origin: 50% 0%;
  animation: envEnter 0.6s cubic-bezier(0.16, 1, 0.3, 1) both;
}
@keyframes envEnter {
  from { opacity: 0; transform: translateY(56px) scale(0.96); }
  to   { opacity: 1; transform: none; }
}

/* Envelope body — the cream card */
.env-body {
  position: absolute;
  inset: 0;
  border-radius: 8px;
  border: 1px solid rgba(181,137,79,0.22);
  box-shadow:
    0 32px 100px rgba(14,42,51,0.22),
    0 6px 20px rgba(14,42,51,0.09);
  overflow: visible;
  z-index: 2;
  background: #E7DCCC;
}
.env-body > svg { display: block; width: 100%; height: 100%; border-radius: 8px; overflow: hidden; }

/* Small logo stamp — bottom-right of envelope face */
.env-stamp {
  position: absolute;
  bottom: 18px;
  right: 22px;
  width: 34px;
  height: 34px;
  border-radius: 6px;
  box-shadow: 0 1px 4px rgba(14,42,51,0.18);
  overflow: hidden;
  z-index: 3;
}
.env-stamp svg { display: block; }

/* Letter card — sits inside envelope, rises out */
.env-letter {
  position: absolute;
  left: 28px;
  right: 28px;
  height: 235px;
  bottom: 14px;
  background: #FCFAF6;
  border-radius: 4px;
  box-shadow:
    0 2px 8px rgba(14,42,51,0.08),
    0 0 0 1px rgba(181,137,79,0.10);
  z-index: 3;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 0.65rem;
  /* start hidden behind the envelope body, rise above it */
  transition: transform 1s cubic-bezier(0.34, 1.18, 0.64, 1);
  will-change: transform;
}
.env-letter.env-letter--out {
  transform: translateY(-185px);
  z-index: 4;
}

.env-letter__logo { display: block; border-radius: 10px; }

.env-letter__rule {
  display: block;
  width: 40px;
  height: 1px;
  background: rgba(191,161,118,0.4);
}
.env-letter__from {
  font-family: var(--sans);
  font-size: 0.5625rem;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--taupe);
}
.env-letter__sub {
  font-family: var(--sans);
  font-size: 0.45rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(191,161,118,0.75);
  margin-top: -0.35rem;
}

/* Flap — folds fully open (≈175°) before letter rises */
.env-flap {
  position: absolute;
  top: -1px;
  left: -1px;
  right: -1px;
  height: 158px;
  z-index: 5;
  transform-origin: 50% 0%;
  transform-style: preserve-3d;
  backface-visibility: hidden;
  /* slightly slower so the full open is very visible */
  transition: transform 0.95s cubic-bezier(0.4, 0, 0.2, 1);
  will-change: transform;
}
.env-flap svg { display: block; width: 100%; height: 100%; }

/* When open: fold fully back — 175° so the inside of the flap faces us */
.env-flap.env-flap--open {
  transform: rotateX(-175deg);
  z-index: 1;
}

/* Wax seal — centred near flap point */
.env-seal {
  position: absolute;
  bottom: 14px;
  left: 50%;
  transform: translateX(-50%);
  width: 42px;
  height: 42px;
  filter: drop-shadow(0 2px 6px rgba(14,42,51,0.28));
  pointer-events: none;
}
.env-seal svg { display: block; }

@media (max-width: 480px) {
  .env-stage  { width: 300px; height: 204px; }
  .env-flap   { height: 113px; }
  .env-letter { height: 168px; bottom: 12px; left: 20px; right: 20px; }
  .env-letter.env-letter--out { transform: translateY(-134px); }
  .env-stamp  { bottom: 12px; right: 14px; }
}

/* Testimonials */
.testimonials {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 3rem;
}

.testimonial {
  margin: 0;
  padding: 2rem 2rem 1.75rem;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 1.25rem;
  display: flex;
  flex-direction: column;
  gap: 1.5rem;
}

.testimonial__quote {
  font-family: var(--serif);
  font-size: clamp(0.9375rem, 1.1vw, 1.0625rem);
  font-weight: 300;
  color: var(--deep);
  line-height: 1.7;
  margin: 0;
  font-variation-settings: "opsz" 72, "SOFT" 30;
  flex: 1;
}

.testimonial__footer {
  display: flex;
  flex-direction: column;
  gap: 0.2rem;
  padding-top: 1rem;
  border-top: 1px solid var(--line);
}

.testimonial__name {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--deep);
}

.testimonial__detail {
  font-family: var(--sans);
  font-size: 0.6875rem;
  color: var(--taupe);
  letter-spacing: 0.08em;
}

@media (max-width: 860px) { .testimonials { grid-template-columns: 1fr; } }

.testimonial__stars {
  color: #D9BC8E;
  font-size: 1rem;
  letter-spacing: .1em;
  margin-bottom: .75rem;
}

/* Review carousel */
.review-carousel {
  margin-top: 3rem;
  position: relative;
  overflow: hidden;
}
.review-carousel__track {
  display: flex;
  transition: transform .6s cubic-bezier(.4,0,.2,1);
  will-change: transform;
}
.review-slide {
  flex: 0 0 100%;
  padding: 3rem 2.5rem;
  background: var(--shell, #FCFAF6);
  border-radius: 12px;
  text-align: center;
}
.review-slide__stars {
  color: #D9BC8E;
  font-size: 1.25rem;
  letter-spacing: .15em;
  margin-bottom: 1.5rem;
}
.review-slide__quote {
  font-family: var(--serif, Georgia, serif);
  font-size: clamp(1.05rem, 2vw, 1.3rem);
  font-weight: 300;
  line-height: 1.65;
  color: var(--deep, #0E2A33);
  font-style: italic;
  margin: 0 0 1.75rem;
  max-width: 680px;
  margin-left: auto;
  margin-right: auto;
}
.review-slide__cite {
  font-family: var(--sans, var(--sans));
  font-size: .8125rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--taupe, #6D8A88);
  font-style: normal;
}
.review-carousel__dots {
  display: flex;
  justify-content: center;
  gap: .5rem;
  margin-top: 1.75rem;
}
.review-dot {
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: var(--taupe, #6D8A88);
  opacity: .3;
  border: none;
  cursor: pointer;
  padding: 0;
  transition: opacity .3s, transform .3s;
}
.review-dot.is-active {
  opacity: 1;
  background: #D9BC8E;
  transform: scale(1.3);
}

/* Listen button */
.listen-btn {
  display: inline-flex;
  align-items: center;
  gap: .5rem;
  margin-top: 1.25rem;
  padding: .55rem 1.1rem;
  border: 1px solid var(--brass-light, #D9BC8E);
  border-radius: 99px;
  background: transparent;
  color: var(--brass-light, #D9BC8E);
  font-family: var(--sans, var(--sans));
  font-size: .8125rem;
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background .2s, color .2s;
}
.listen-btn:hover { background: var(--brass-light, #D9BC8E); color: #fff; }
.listen-btn.is-playing { background: var(--brass-light, #D9BC8E); color: #fff; }
.listen-btn svg { flex-shrink: 0; }

/* Video embed — responsive 16:9 */
.video-embed {
  position: relative;
  padding-bottom: 56.25%;
  height: 0;
  overflow: hidden;
  border-radius: 12px;
  margin-top: 2.5rem;
  background: var(--deep);
}
.video-embed iframe {
  position: absolute;
  top: 0; left: 0;
  width: 100%; height: 100%;
  border: 0;
}

/* Video coming-soon placeholder (replaces broken YouTube embed) */
.video-placeholder {
  margin-top: 2.5rem;
  border-radius: 12px;
  background: var(--sand-deep);
  border: 1px solid var(--line);
  overflow: hidden;
}
.video-placeholder__inner {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 1rem;
  padding: 4rem 2rem;
  text-align: center;
  color: var(--taupe);
}
.video-placeholder__inner p {
  font-family: var(--sans);
  font-size: 0.875rem;
  letter-spacing: 0.06em;
  color: var(--taupe);
  margin: 0;
}

/* MLS iframe wrapper */
.mls-section-header {
  text-align: center;
  max-width: 580px;
  margin: 0 auto 2.5rem;
}
.mls-section-header p { color: var(--deep-soft); margin-top: 0.75rem; }

.mls-frame {
  border-radius: 1.25rem;
  border: 1px solid var(--line);
  background: #fff;
  box-shadow: 0 20px 60px rgba(14,42,51,0.09), 0 4px 16px rgba(14,42,51,0.05);
  overflow: hidden;
}

.mls-frame__topbar {
  display: flex;
  align-items: center;
  gap: 1rem;
  padding: 0.875rem 1.25rem;
  background: var(--sand);
  border-bottom: 1px solid var(--line);
}
.mls-live-badge {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  font-family: var(--sans);
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--brass);
  background: rgba(181,137,79,0.1);
  border: 1px solid rgba(181,137,79,0.22);
  border-radius: 100px;
  padding: 0.2rem 0.65rem;
  flex-shrink: 0;
}
.mls-live-dot {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: #2ecc71;
  box-shadow: 0 0 0 0 rgba(46,204,113,0.6);
  animation: pulse-dot 2s ease-in-out infinite;
}
@keyframes pulse-dot {
  0%, 100% { box-shadow: 0 0 0 0 rgba(46,204,113,0.5); }
  50%       { box-shadow: 0 0 0 5px rgba(46,204,113,0); }
}
.mls-frame__source {
  font-family: var(--sans);
  font-size: 0.75rem;
  color: var(--taupe);
  flex: 1;
}
.mls-frame__newtab {
  display: inline-flex;
  align-items: center;
  gap: 0.3rem;
  font-family: var(--sans);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  color: var(--deep-soft);
  text-decoration: none;
  opacity: 0.65;
  transition: opacity 0.2s, color 0.2s;
  flex-shrink: 0;
}
.mls-frame__newtab:hover { opacity: 1; color: var(--brass); }

.mls-iframe-wrap {
  overflow: hidden;
  border: 0;
}
.mls-iframe-wrap iframe {
  display: block;
  width: 100%;
  border: 0;
}

.mls-frame__footer {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  background: var(--sand);
}
.mls-frame__stat {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: 1rem 0.5rem;
  border-right: 1px solid var(--line);
  text-align: center;
}
.mls-frame__stat:last-child { border-right: none; }
.mls-frame__stat strong {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  color: var(--deep);
}
.mls-frame__stat span {
  font-family: var(--sans);
  font-size: 0.65rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--taupe);
  margin-top: 0.15rem;
}

/* MLS portal CTA card */
.mls-portal-card {
  display: block;
  border-radius: 16px;
  border: 1px solid var(--line);
  background: linear-gradient(135deg, var(--sand) 0%, #fff 100%);
  box-shadow: 0 8px 40px rgba(14,42,51,0.08);
  overflow: hidden;
  text-decoration: none;
  transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease);
}
.mls-portal-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 16px 56px rgba(14,42,51,0.13);
}
.mls-portal-card__body {
  display: flex;
  align-items: center;
  gap: 1.5rem;
  padding: 2rem 2rem 1.5rem;
  flex-wrap: wrap;
}
.mls-portal-card__icon {
  width: 64px;
  height: 64px;
  border-radius: 14px;
  background: var(--deep);
  color: var(--brass);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.mls-portal-card__text {
  flex: 1;
  min-width: 200px;
  display: flex;
  flex-direction: column;
  gap: 0.3rem;
}
.mls-portal-card__text strong {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
  color: var(--deep);
  line-height: 1.3;
}
.mls-portal-card__text span {
  font-size: 0.875rem;
  color: var(--taupe);
  line-height: 1.5;
}
.mls-portal-card__cta { flex-shrink: 0; }
.mls-portal-card__features {
  display: flex;
  gap: 1.5rem;
  flex-wrap: wrap;
  padding: 0.9rem 2rem;
  border-top: 1px solid var(--line);
  background: rgba(14,42,51,0.02);
}
.mls-portal-card__features span {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  color: var(--taupe);
  text-transform: uppercase;
}
@media (max-width: 640px) {
  .mls-portal-card__body { flex-direction: column; align-items: flex-start; }
  .mls-portal-card__cta { width: 100%; text-align: center; }
}

/* Floating call button */
.fab-call {
  position: fixed;
  bottom: 2rem;
  right: 2rem;
  z-index: 8000;
  background: var(--deep);
  color: var(--sand);
  display: flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.875rem 1.375rem;
  border-radius: 3rem;
  text-decoration: none;
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  box-shadow: 0 8px 32px rgba(14,42,51,0.28);
  transition: transform 0.2s var(--ease), box-shadow 0.2s var(--ease), background 0.2s var(--ease);
}

.fab-call:hover {
  background: var(--brass);
  transform: translateY(-2px);
  box-shadow: 0 14px 44px rgba(14,42,51,0.32);
}

.fab-call svg { flex-shrink: 0; }

@media (max-width: 640px) {
  /* On mobile the call button becomes an icon-only circle */
  .fab-call span { display: none; }
  .fab-call { padding: 1rem; border-radius: 50%; bottom: 1.5rem; right: 1.5rem; }
  /* Back-to-top moves to avoid the FABs */
  .back-to-top { bottom: 1.5rem; left: 1.5rem; }
}

/* FAB dismiss wrapper — wraps call so we can overlay an X on desktop */
.fab-wrap {
  position: fixed;
  z-index: 8000;
}
.fab-wrap--call { bottom: 7rem; right: 2rem; }
.fab-wrap .fab-call {
  position: relative;
  bottom: auto;
  right: auto;
  z-index: auto;
}
/* X dismiss button */
.fab-x {
  display: none;
}
@media (min-width: 641px) {
  .fab-x {
    display: flex;
    position: absolute;
    top: -8px;
    right: -8px;
    width: 20px;
    height: 20px;
    border-radius: 50%;
    background: var(--deep);
    color: var(--sand);
    border: 1.5px solid rgba(253,248,243,0.7);
    cursor: pointer;
    font-size: 13px;
    font-weight: 700;
    align-items: center;
    justify-content: center;
    padding: 0;
    z-index: 1;
    transition: background 0.15s;
    line-height: 1;
  }
  .fab-x:hover { background: var(--brass); }
}
@media (max-width: 640px) {
  .fab-wrap--call { bottom: 5.5rem; right: 1.5rem; }
}

/* ── Chat FAB ── */
.chat-fab {
  position: fixed;
  bottom: 2rem;
  right: 2rem;
  z-index: 9100;
  background: var(--brass);
  color: var(--sand);
  width: 54px;
  height: 54px;
  border-radius: 50%;
  border: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  box-shadow: 0 8px 28px rgba(181,137,79,0.38);
  transition: transform 0.2s var(--ease), box-shadow 0.2s var(--ease), background 0.2s;
}
.chat-fab:hover { transform: translateY(-2px); box-shadow: 0 14px 40px rgba(181,137,79,0.45); background: var(--deep); }
.chat-fab svg { width: 24px; height: 24px; }
@media (max-width: 640px) {
  .chat-fab { width: 50px; height: 50px; bottom: 1.5rem; right: 1.5rem; left: auto; z-index: 9100; }
}

/* ── Chat panel ── */
.chat-panel {
  position: fixed;
  bottom: 6.5rem;
  right: 2rem;
  z-index: 9000;
  width: 340px;
  max-width: calc(100vw - 2rem);
  background: var(--sand);
  border-radius: 16px;
  box-shadow: 0 20px 60px rgba(14,42,51,0.22);
  display: flex;
  flex-direction: column;
  overflow: hidden;
  transform: scale(0.92) translateY(16px);
  opacity: 0;
  pointer-events: none;
  transition: transform 0.25s var(--ease), opacity 0.2s var(--ease);
  transform-origin: bottom right;
}
.chat-panel.is-open {
  transform: scale(1) translateY(0);
  opacity: 1;
  pointer-events: auto;
}
@media (max-width: 640px) {
  .chat-panel { left: 0.75rem; right: 0.75rem; bottom: 5rem; width: auto; }
}

/* Header */
.chat-header {
  background: var(--deep);
  color: var(--sand);
  padding: 1rem 1.125rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 0.75rem;
}
.chat-header__info { display: flex; align-items: center; gap: 0.75rem; }
.chat-avatar {
  width: 38px;
  height: 38px;
  border-radius: 50%;
  background: var(--brass);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-size: 1.125rem;
  font-style: italic;
  color: var(--sand);
  flex-shrink: 0;
  position: relative;
}
/* Online presence dot */
.chat-avatar__dot {
  position: absolute;
  bottom: 1px;
  right: 1px;
  width: 10px;
  height: 10px;
  border-radius: 50%;
  background: #9e9e9e;
  border: 2px solid var(--deep);
  transition: background 0.4s;
}
.chat-avatar__dot.is-online { background: #4caf50; }
.chat-header__name { font-family: var(--sans); font-size: 0.8125rem; font-weight: 700; letter-spacing: 0.04em; }
.chat-header__sub  { font-family: var(--sans); font-size: 0.6875rem; opacity: 0.8; margin-top: 1px; transition: opacity 0.3s; }
/* Connecting message style */
.chat-msg--connecting {
  background: var(--sand-deep);
  color: var(--deep);
  border-bottom-left-radius: 4px;
  align-self: flex-start;
  padding: 0.625rem 0.875rem;
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-family: var(--sans);
  font-size: 0.8125rem;
  font-style: italic;
  opacity: 0.75;
}
.chat-connecting-dots { display: flex; gap: 3px; align-items: center; }
.chat-connecting-dots span {
  width: 4px; height: 4px; border-radius: 50%;
  background: var(--deep);
  animation: chatDot 1s infinite;
}
.chat-connecting-dots span:nth-child(2) { animation-delay: 0.15s; }
.chat-connecting-dots span:nth-child(3) { animation-delay: 0.3s; }
.chat-close {
  background: none;
  border: none;
  color: var(--sand);
  cursor: pointer;
  opacity: 0.7;
  padding: 0.25rem;
  display: flex;
  transition: opacity 0.15s;
}
.chat-close:hover { opacity: 1; }

/* Messages */
.chat-messages {
  flex: 1;
  overflow-y: auto;
  padding: 1rem;
  display: flex;
  flex-direction: column;
  gap: 0.625rem;
  min-height: 220px;
  max-height: 320px;
  scroll-behavior: smooth;
}
.chat-msg {
  max-width: 85%;
  padding: 0.625rem 0.875rem;
  border-radius: 12px;
  font-family: var(--sans);
  font-size: 0.8125rem;
  line-height: 1.55;
}
.chat-msg--agent {
  background: var(--sand-deep);
  color: var(--deep);
  border-bottom-left-radius: 4px;
  align-self: flex-start;
}
.chat-msg--user {
  background: var(--brass);
  color: var(--sand);
  border-bottom-right-radius: 4px;
  align-self: flex-end;
}
.chat-msg--typing {
  background: var(--sand-deep);
  align-self: flex-start;
  padding: 0.75rem 1rem;
}
.chat-typing-dots { display: flex; gap: 4px; align-items: center; }
.chat-typing-dots span {
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--deep); opacity: 0.4;
  animation: chatDot 1.2s infinite;
}
.chat-typing-dots span:nth-child(2) { animation-delay: 0.2s; }
.chat-typing-dots span:nth-child(3) { animation-delay: 0.4s; }
@keyframes chatDot { 0%,80%,100%{transform:scale(1);opacity:0.4} 40%{transform:scale(1.3);opacity:1} }

/* Lead captured banner */
.chat-lead-banner {
  background: #e8f5e9;
  color: #2e7d32;
  font-family: var(--sans);
  font-size: 0.75rem;
  padding: 0.5rem 1rem;
  text-align: center;
  border-top: 1px solid #c8e6c9;
}

/* Input */
.chat-input-row {
  display: flex;
  gap: 0.5rem;
  padding: 0.75rem 0.875rem;
  border-top: 1px solid var(--line);
  background: var(--sand);
}
.chat-input {
  flex: 1;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 0.5rem 0.75rem;
  font-family: var(--sans);
  font-size: 0.8125rem;
  background: var(--sand);
  color: var(--deep);
  resize: none;
  outline: none;
  transition: border-color 0.15s;
}
@media (max-width: 640px) {
  /* Prevent iOS zoom on focus — requires font-size >= 16px */
  .chat-input,
  .chat-lead-form__input { font-size: 1rem; }
}
.chat-input:focus { border-color: var(--brass); }
.chat-send {
  background: var(--brass);
  color: var(--sand);
  border: none;
  border-radius: 8px;
  width: 36px;
  height: 36px;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  flex-shrink: 0;
  transition: background 0.15s;
}
.chat-send:hover { background: var(--deep); }
.chat-send:disabled { opacity: 0.4; cursor: default; }

/* Person icon button to open lead form */
.chat-contact-btn {
  background: var(--sand-deep);
  color: var(--deep);
  border: 1px solid var(--line);
  border-radius: 8px;
  width: 36px;
  height: 36px;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  flex-shrink: 0;
  transition: background 0.15s, color 0.15s;
}
.chat-contact-btn:hover { background: var(--deep); color: var(--sand); }

/* Inline lead form */
.chat-lead-form {
  display: none;
  flex-direction: column;
  gap: 0.5rem;
  padding: 0.875rem;
  border-top: 1px solid var(--line);
  background: var(--sand-deep);
}
.chat-lead-form.is-open { display: flex; }
.chat-lead-form__title {
  font-family: var(--sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--deep);
  margin: 0 0 0.25rem;
}
.chat-lead-form__row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.5rem;
}
.chat-lead-form__input {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 7px;
  padding: 0.45rem 0.625rem;
  font-family: var(--sans);
  font-size: 0.8rem;
  background: var(--sand);
  color: var(--deep);
  outline: none;
  box-sizing: border-box;
  transition: border-color 0.15s;
}
.chat-lead-form__input:focus { border-color: var(--brass); }
.chat-lead-form__submit {
  background: var(--deep);
  color: var(--sand);
  border: none;
  border-radius: 7px;
  padding: 0.55rem 1rem;
  font-family: var(--sans);
  font-size: 0.8rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  cursor: pointer;
  transition: background 0.15s;
  margin-top: 0.25rem;
}
.chat-lead-form__submit:hover { background: var(--brass); }
.chat-lead-form__submit:disabled { opacity: 0.5; cursor: default; }
.chat-lead-form__cancel {
  background: none;
  border: none;
  color: var(--deep);
  opacity: 0.5;
  font-family: var(--sans);
  font-size: 0.75rem;
  cursor: pointer;
  padding: 0.25rem 0;
  text-align: center;
}
.chat-lead-form__cancel:hover { opacity: 0.8; }

/* Back to top */
.back-to-top {
  position: fixed;
  bottom: 2rem;
  left: 2rem;
  z-index: 8000;
  background: var(--sand-deep);
  border: 1px solid var(--line);
  color: var(--deep);
  width: 40px;
  height: 40px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  opacity: 0;
  pointer-events: none;
  transform: translateY(8px);
  transition: opacity 0.3s var(--ease), transform 0.3s var(--ease);
}
.back-to-top.is-visible { opacity: 1; pointer-events: auto; transform: translateY(0); }
.back-to-top:hover { background: var(--deep); color: var(--sand); border-color: var(--deep); }
@media (max-width: 640px) { .back-to-top { bottom: 1.5rem; left: 1.5rem; } }

/* Exit-intent overlay */
.exit-overlay {
  position: fixed;
  inset: 0;
  z-index: 10000;
  background: rgba(14,42,51,0.72);
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 1.5rem;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s var(--ease);
  backdrop-filter: blur(3px);
}
.exit-overlay.is-open {
  opacity: 1;
  pointer-events: auto;
}
.exit-modal {
  background: var(--sand);
  border-radius: 16px;
  padding: 2.5rem 2rem 2rem;
  max-width: 420px;
  width: 100%;
  position: relative;
  box-shadow: 0 32px 80px rgba(14,42,51,0.32);
  text-align: center;
  animation: exitModalIn 0.35s var(--ease) both;
}
@keyframes exitModalIn {
  from { transform: translateY(24px) scale(0.97); opacity: 0; }
  to   { transform: translateY(0)    scale(1);    opacity: 1; }
}
.exit-modal__close {
  position: absolute;
  top: 1rem;
  right: 1rem;
  width: 32px;
  height: 32px;
  border-radius: 50%;
  background: var(--sand-deep);
  border: none;
  cursor: pointer;
  font-size: 1.25rem;
  line-height: 1;
  color: var(--deep);
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0.6;
  transition: opacity 0.15s, background 0.15s;
}
.exit-modal__close:hover { opacity: 1; background: var(--line); }
.exit-modal__mark {
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 1.25rem;
}
.exit-modal__mark svg {
  display: block;
  border-radius: 14px;
  box-shadow: 0 8px 24px rgba(14,42,51,0.18);
}
.exit-modal__title {
  font-family: var(--serif);
  font-size: 1.625rem;
  font-weight: 400;
  color: var(--deep);
  margin: 0 0 0.75rem;
  line-height: 1.2;
}
.exit-modal__sub {
  font-family: var(--sans);
  font-size: 0.9rem;
  color: var(--deep);
  opacity: 0.75;
  line-height: 1.6;
  margin: 0 0 1.5rem;
}
.exit-modal__fields {
  display: flex;
  flex-direction: column;
  gap: 0.625rem;
  margin-bottom: 1rem;
}
.exit-modal__input {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 0.75rem 1rem;
  font-family: var(--sans);
  font-size: 0.9rem;
  background: var(--sand);
  color: var(--deep);
  outline: none;
  box-sizing: border-box;
  transition: border-color 0.15s;
}
.exit-modal__input:focus { border-color: var(--brass); }
@media (max-width: 640px) { .exit-modal__input { font-size: 1rem; } }
.exit-modal__submit {
  width: 100%;
  background: var(--deep);
  color: var(--sand);
  border: none;
  border-radius: 8px;
  padding: 0.875rem 1rem;
  font-family: var(--sans);
  font-size: 0.875rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 0.2s;
}
.exit-modal__submit:hover { background: var(--brass); }
.exit-modal__submit:disabled { opacity: 0.5; cursor: default; }
.exit-modal__fine {
  font-family: var(--sans);
  font-size: 0.7rem;
  color: var(--deep);
  opacity: 0.45;
  margin: 0.75rem 0 0;
}

/* Cookie consent */
.cookie-bar {
  position: fixed;
  bottom: 0;
  left: 0;
  right: 0;
  z-index: 9500;
  background: var(--deep);
  color: var(--sand-deep);
  padding: 0.875rem 1.5rem;
  display: flex;
  align-items: center;
  gap: 1rem;
  flex-wrap: wrap;
  font-family: var(--sans);
  font-size: 0.75rem;
  line-height: 1.5;
  transform: translateY(100%);
  transition: transform 0.4s var(--ease);
}
.cookie-bar.is-visible { transform: translateY(0); }

@media (max-width: 640px) {
  .cookie-bar { padding: 0.75rem 1rem; font-size: 0.6875rem; gap: 0.75rem; }
}
.cookie-bar p { margin: 0; flex: 1; min-width: 200px; }
.cookie-bar a { color: var(--brass-light); text-decoration: underline; }
.cookie-bar__btns { display: flex; gap: 0.75rem; flex-shrink: 0; }
.cookie-btn {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  border: none;
  border-radius: 2rem;
  padding: 0.5rem 1.25rem;
  cursor: pointer;
  transition: background 0.2s, color 0.2s;
}
.cookie-btn--accept { background: var(--brass); color: #fff; }
.cookie-btn--accept:hover { background: var(--brass-light); }
.cookie-btn--decline { background: transparent; color: var(--taupe); border: 1px solid rgba(255,255,255,0.15); }
.cookie-btn--decline:hover { color: var(--sand); }

/* Listing modal */
.listing-modal-overlay {
  position: fixed;
  inset: 0;
  z-index: 9000;
  background: rgba(14,42,51,0.72);
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 2rem;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s var(--ease);
}
.listing-modal-overlay.is-open { opacity: 1; pointer-events: auto; }

.listing-modal {
  background: #fff;
  border-radius: 1.25rem;
  overflow: hidden;
  max-width: 820px;
  width: 100%;
  max-height: 90vh;
  overflow-y: auto;
  transform: translateY(24px);
  transition: transform 0.35s var(--ease);
  position: relative;
}
.listing-modal-overlay.is-open .listing-modal { transform: translateY(0); }

.listing-modal__image {
  width: 100%;
  aspect-ratio: 16/9;
  object-fit: cover;
  display: block;
}

.listing-modal__body {
  padding: 2rem 2rem 2.5rem;
}

.listing-modal__status {
  font-family: var(--sans);
  font-size: 0.625rem;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 0.75rem;
}

.listing-modal__price {
  font-family: var(--serif);
  font-size: clamp(1.75rem, 3vw, 2.5rem);
  font-weight: 300;
  color: var(--deep);
  line-height: 1;
  margin-bottom: 0.5rem;
  font-variation-settings: "opsz" 144, "SOFT" 50;
}

.listing-modal__address {
  font-family: var(--sans);
  font-size: 0.9375rem;
  color: var(--deep-soft);
  margin-bottom: 1.5rem;
}

.listing-modal__specs {
  display: flex;
  gap: 2rem;
  padding: 1.25rem 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  margin-bottom: 1.5rem;
}

.listing-modal__spec {
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.listing-modal__spec strong {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 300;
  color: var(--deep);
  font-variation-settings: "opsz" 72;
}

.listing-modal__spec span {
  font-family: var(--sans);
  font-size: 0.625rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--taupe);
}

.listing-modal__desc {
  font-size: 0.9375rem;
  color: var(--deep-soft);
  line-height: 1.7;
  margin-bottom: 1.75rem;
}

.listing-modal__close {
  position: absolute;
  top: 1rem;
  right: 1rem;
  background: rgba(14,42,51,0.5);
  border: none;
  color: #fff;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  font-size: 1.25rem;
  line-height: 1;
  transition: background 0.2s;
}
.listing-modal__close:hover { background: var(--deep); }

@media (max-width: 600px) {
  .listing-modal-overlay { padding: 0; align-items: flex-end; }
  .listing-modal { border-radius: 1.25rem 1.25rem 0 0; max-height: 92vh; }
  .listing-modal__specs { gap: 1.25rem; }
}

/* Print */
@media print {
  .site-header, .site-footer, .cta-block, .hero__scroll, .hero__meta { display: none; }
}

/* --- Philosophy statement (index.html) --- */
.philosophy {
  max-width: 860px;
  margin: 0 auto;
  text-align: center;
  padding: clamp(1.5rem, 3vw, 3rem) 0;
}

.philosophy__text {
  font-family: var(--serif);
  font-size: clamp(1.375rem, 2.4vw, 2rem);
  font-weight: 350;
  line-height: 1.35;
  letter-spacing: -0.01em;
  color: var(--deep);
  margin: 0 0 2rem;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 60, "WONK" 1;
}

.philosophy__meta {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 1rem;
}

.philosophy__rule {
  display: block;
  width: 2rem;
  height: 1px;
  background: var(--brass);
  opacity: 0.5;
}

.philosophy__name {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--deep-soft);
}

/* --- Neighborhood cards (neighborhoods.html) --- */
.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 2px;
}

.neighborhood-grid--3 {
  grid-template-columns: repeat(3, 1fr);
}

.neighborhood-grid--3 .neighborhood-card {
  aspect-ratio: 3/2;
}

.neighborhood-card {
  position: relative;
  overflow: hidden;
  aspect-ratio: 4/3;
  display: block;
  color: var(--sand);
  text-decoration: none;
}

.neighborhood-card__image {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.7s var(--ease);
}

.neighborhood-card:hover .neighborhood-card__image {
  transform: scale(1.04);
}

.neighborhood-card__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(0,0,0,0.82) 0%, rgba(0,0,0,0.55) 35%, rgba(0,0,0,0.2) 65%, rgba(0,0,0,0.0) 100%);
  transition: background 0.4s var(--ease);
}

.neighborhood-card:hover .neighborhood-card__overlay {
  background: linear-gradient(to top, rgba(0,0,0,0.88) 0%, rgba(0,0,0,0.65) 40%, rgba(0,0,0,0.25) 70%, rgba(0,0,0,0.05) 100%);
}

.neighborhood-card__body {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 2rem 2rem 1.75rem;
  background: linear-gradient(to top, rgba(0,0,0,0.55) 0%, transparent 100%);
}

.neighborhood-card__coords {
  font-family: var(--sans);
  font-size: 0.625rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.7);
  display: block;
  margin-bottom: 0.4rem;
  text-shadow: 0 1px 4px rgba(0,0,0,0.8);
}

.neighborhood-card__name {
  font-family: var(--serif);
  font-size: clamp(1.375rem, 2vw, 1.75rem);
  font-weight: 350;
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin: 0 0 0.5rem;
  font-variation-settings: "opsz" 72, "SOFT" 50;
  color: #fff;
  text-shadow: 0 1px 4px rgba(0,0,0,0.9), 0 4px 20px rgba(0,0,0,0.7);
}

.neighborhood-card__tag {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.92);
  text-shadow: 0 1px 4px rgba(0,0,0,0.8);
}

.neighborhood-card__arrow {
  position: absolute;
  top: 1.5rem;
  right: 1.5rem;
  width: 2.25rem;
  height: 2.25rem;
  border: 1px solid rgba(244,239,231,0.3);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.875rem;
  opacity: 0;
  transform: translateY(6px);
  transition: opacity 0.35s var(--ease), transform 0.35s var(--ease);
}

.neighborhood-card:hover .neighborhood-card__arrow {
  opacity: 1;
  transform: translateY(0);
}

/* --- Neighborhood page hero coords --- */
.page-hero__coords {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--taupe);
  display: block;
  margin-bottom: 1.25rem;
}

/* --- Neighborhood stats row --- */
.nbhd-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border: 1px solid var(--line);
  margin: 2rem 0 0;
}

.nbhd-stat {
  padding: 1.75rem 1.5rem;
  text-align: center;
  border-right: 1px solid var(--line);
}

.nbhd-stat:last-child { border-right: none; }

.nbhd-stat__value {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.5vw, 2.25rem);
  font-weight: 350;
  color: var(--brass);
  letter-spacing: -0.02em;
  display: block;
  margin-bottom: 0.35rem;
  line-height: 1;
  font-variation-settings: "opsz" 144, "SOFT" 50;
}

.nbhd-stat__label {
  font-family: var(--sans);
  font-size: 0.625rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--deep-soft);
  font-weight: 600;
}

/* --- Neighborhood two-col layout --- */
.nbhd-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 5vw, 5rem);
  align-items: start;
}

.nbhd-grid--3 {
  grid-template-columns: 1fr 1fr 1fr;
}

/* --- POI (Points of Interest) --- */
.poi {
  margin-top: 3rem;
}

.poi__tabs {
  display: flex;
  gap: 0;
  border-bottom: 1px solid var(--line);
  margin-bottom: 2rem;
  flex-wrap: wrap;
}

.poi__tab {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--deep-soft);
  padding: 0.75rem 1.25rem;
  border-bottom: 2px solid transparent;
  margin-bottom: -1px;
  cursor: pointer;
  background: none;
  border-top: none;
  border-left: none;
  border-right: none;
  transition: color 0.25s var(--ease), border-color 0.25s var(--ease);
}

.poi__tab.is-active,
.poi__tab:hover {
  color: var(--brass);
  border-bottom-color: var(--brass);
}

.poi__list {
  display: none;
  flex-direction: column;
  gap: 0;
}

.poi__list.is-active { display: flex; }

.poi__item {
  display: flex;
  align-items: baseline;
  gap: 1rem;
  padding: 1rem 0;
  border-bottom: 1px solid var(--line);
}

.poi__item:last-child { border-bottom: none; }

.poi__name {
  font-family: var(--serif);
  font-size: 1.0625rem;
  color: var(--deep);
  flex: 1;
}

.poi__type {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--taupe);
  white-space: nowrap;
}

/* --- Bar chart (demographics) --- */
.bar-chart {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}

.bar-chart__row {
  display: grid;
  grid-template-columns: 7rem 1fr 3rem;
  align-items: center;
  gap: 0.875rem;
}

.bar-chart__label {
  font-family: var(--sans);
  font-size: 0.6875rem;
  letter-spacing: 0.08em;
  color: var(--deep-soft);
  text-align: right;
}

.bar-chart__track {
  height: 5px;
  background: var(--line);
  border-radius: 3px;
  overflow: hidden;
}

.bar-chart__fill {
  height: 100%;
  background: var(--brass);
  border-radius: 3px;
  transition: width 0.8s var(--ease-out);
}

.bar-chart__pct {
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  color: var(--deep-soft);
  text-align: right;
}

/* --- Schools table --- */
.schools-table {
  width: 100%;
  border-collapse: collapse;
  font-family: var(--sans);
  font-size: 0.875rem;
}

.schools-table th {
  font-size: 0.625rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--taupe);
  font-weight: 600;
  text-align: left;
  padding: 0 0 0.875rem;
  border-bottom: 1px solid var(--line);
}

.schools-table td {
  padding: 1rem 0;
  border-bottom: 1px solid var(--line);
  color: var(--deep-soft);
  vertical-align: top;
}

.schools-table td:first-child {
  color: var(--deep);
  font-weight: 500;
}

.schools-table tr:last-child td { border-bottom: none; }

.school-rating {
  display: inline-block;
  padding: 0.2rem 0.5rem;
  background: var(--shell);
  border: 1px solid var(--line);
  font-size: 0.625rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  color: var(--brass);
}

/* --- Neighborhood breadcrumb --- */
.nbhd-breadcrumb {
  font-family: var(--sans);
  font-size: 0.75rem;
  letter-spacing: 0.1em;
  color: var(--taupe);
  margin-bottom: 1.5rem;
}

.nbhd-breadcrumb a {
  color: var(--taupe);
}

.nbhd-breadcrumb a:hover { color: var(--brass); }

/* --- Neighborhood responsive --- */
@media (max-width: 960px) {
  .neighborhood-grid { grid-template-columns: 1fr 1fr; }
  .neighborhood-grid--3 { grid-template-columns: repeat(2, 1fr); }
  .nbhd-stats { grid-template-columns: repeat(2, 1fr); }
  .nbhd-stat:nth-child(2) { border-right: none; }
  .nbhd-stat:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .nbhd-grid { grid-template-columns: 1fr; }
  .nbhd-grid--3 { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 600px) {
  .neighborhood-grid { grid-template-columns: 1fr; }
  .nbhd-stats { grid-template-columns: 1fr 1fr; }
  .nbhd-grid--3 { grid-template-columns: 1fr; }
  .neighborhood-card { aspect-ratio: 3/2; }
  .bar-chart__row { grid-template-columns: 5rem 1fr 2.5rem; }
}

/* ============================================================
   SITE SEARCH
   ============================================================ */

.nav__search-btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px;
  height: 36px;
  border: none;
  background: transparent;
  box-shadow: none;
  cursor: pointer;
  color: var(--deep);
  border-radius: 50%;
  transition: color 0.2s;
  flex-shrink: 0;
}
.nav__search-btn:hover { color: var(--brass); }
.nav__search-btn svg { display: block; }

/* Overlay */
.search-overlay {
  position: fixed;
  inset: 0;
  z-index: 9000;
  background: rgba(14, 42, 51, 0.72);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  display: flex;
  align-items: flex-start;
  justify-content: center;
  padding-top: clamp(4rem, 12vh, 8rem);
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.25s ease;
}
.search-overlay.is-open {
  opacity: 1;
  pointer-events: auto;
}
.search-overlay__box {
  background: #fff;
  border-radius: 12px;
  width: min(640px, calc(100vw - 2rem));
  box-shadow: 0 32px 80px rgba(14,42,51,0.28);
  overflow: hidden;
  transform: translateY(-12px);
  transition: transform 0.25s ease;
}
.search-overlay.is-open .search-overlay__box { transform: translateY(0); }

.search-overlay__input-row {
  display: flex;
  align-items: center;
  padding: 0 1.25rem;
  border-bottom: 1px solid var(--line);
  gap: 0.75rem;
}
.search-overlay__input-row svg { color: var(--taupe); flex-shrink: 0; }
.search-overlay__input {
  flex: 1;
  border: none;
  outline: none;
  font-family: var(--sans);
  font-size: 1.125rem;
  color: var(--deep);
  padding: 1.1rem 0;
  background: transparent;
}
.search-overlay__input::placeholder { color: var(--taupe); }
.search-overlay__close {
  background: none;
  border: none;
  cursor: pointer;
  color: var(--taupe);
  padding: 0.5rem;
  border-radius: 6px;
  line-height: 1;
  transition: color 0.2s;
}
.search-overlay__close:hover { color: var(--deep); }

.search-overlay__results {
  max-height: 420px;
  overflow-y: auto;
  padding: 0.5rem 0;
}
.search-overlay__empty {
  padding: 2rem 1.5rem;
  text-align: center;
  color: var(--taupe);
  font-size: 0.9rem;
}
.search-result {
  display: block;
  padding: 0.85rem 1.5rem;
  text-decoration: none;
  border-bottom: 1px solid var(--line);
  transition: background 0.15s;
}
.search-result:last-child { border-bottom: none; }
.search-result:hover, .search-result:focus { background: rgba(191,161,118,0.08); outline: none; }
.search-result__section {
  font-size: 0.65rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--brass);
  font-family: var(--sans);
  margin-bottom: 0.15rem;
}
.search-result__title {
  font-family: var(--serif);
  font-size: 1rem;
  color: var(--deep);
  margin-bottom: 0.25rem;
}
.search-result__excerpt {
  font-size: 0.8rem;
  color: var(--taupe);
  line-height: 1.4;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

/* ── MLS Search CTA ── */
.mls-search-cta {
  border-radius: 16px;
  background: var(--sand-deep);
  border: 1px solid var(--line);
  padding: 4rem 2rem;
  text-align: center;
}
.mls-search-cta__inner {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1.5rem;
  max-width: 520px;
  margin: 0 auto;
}
.mls-search-cta__icon {
  width: 64px;
  height: 64px;
  background: var(--deep);
  color: var(--shell);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.mls-search-cta__text {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}
.mls-search-cta__text strong {
  font-family: var(--serif);
  font-size: 1.35rem;
  color: var(--deep);
  font-weight: 400;
}
.mls-search-cta__text span {
  font-size: 0.875rem;
  color: var(--taupe);
  line-height: 1.6;
}
.mls-search-cta__btn { white-space: nowrap; }

/* ── Contact Accordion Panels ── */
.contact-panels { display: flex; flex-direction: column; gap: 0.75rem; }

.cpanel {
  border: 1px solid var(--line);
  border-radius: 14px;
  overflow: hidden;
  background: #fff;
  transition: box-shadow 0.25s;
}
.cpanel--open {
  box-shadow: 0 8px 32px rgba(14,42,51,0.08);
}

.cpanel__btn {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding: 1.4rem 1.5rem;
  background: none;
  border: none;
  cursor: pointer;
  text-align: left;
  transition: background 0.2s;
}
.cpanel__btn:hover { background: rgba(191,161,118,0.06); }
.cpanel--open .cpanel__btn { background: rgba(191,161,118,0.07); }

.cpanel__btn-inner {
  display: flex;
  align-items: center;
  gap: 1rem;
}
.cpanel__btn-icon {
  width: 44px;
  height: 44px;
  border-radius: 10px;
  background: var(--sand-deep);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  color: var(--brass);
  transition: background 0.2s;
}
.cpanel--open .cpanel__btn-icon {
  background: rgba(217, 188, 142, 0.18);
  color: var(--brass);
}
.cpanel__btn-text {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
}
.cpanel__btn-text strong {
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 400;
  color: var(--deep);
}
.cpanel__btn-text span {
  font-size: 0.8rem;
  color: var(--taupe);
}
.cpanel__chevron {
  flex-shrink: 0;
  color: var(--taupe);
  transition: transform 0.3s ease;
}
.cpanel--open .cpanel__chevron { transform: rotate(180deg); }

.cpanel__body {
  display: grid;
  grid-template-rows: 0fr;
  transition: grid-template-rows 0.38s ease;
}
.cpanel--open .cpanel__body { grid-template-rows: 1fr; }
.cpanel__body-inner {
  overflow: hidden;
  padding: 0 1.5rem;
}
.cpanel--open .cpanel__body-inner { padding: 0 1.5rem 1.5rem; }

/* ── Calendly wrapper ── */
.calendly-wrap {
  position: relative;
  border-radius: 10px;
  overflow: hidden;
  background: var(--sand-deep);
  border: 1px solid var(--line);
}
.calendly-wrap::after {
  content: '';
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  height: 36px;
  background: #FBF7F1;
  z-index: 10;
  pointer-events: none;
}
.calendly-wrap .calendly-inline-widget {
  display: block;
}

/* ── Calendly Toggle Section ── */
.cal-section { padding-top: 0; }

.cal-toggle-btn {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  width: 100%;
  padding: 1rem 1.5rem;
  background: var(--deep);
  color: var(--shell);
  border: none;
  border-radius: 12px;
  cursor: pointer;
  text-align: left;
  transition: background 0.25s, box-shadow 0.25s;
  box-shadow: 0 4px 20px rgba(14,42,51,0.14);
}
.cal-toggle-btn:hover {
  background: #0E2A33;
  box-shadow: 0 8px 32px rgba(14,42,51,0.25);
}
.cal-toggle-btn--open {
  border-radius: 12px 12px 0 0;
  box-shadow: none;
}

.cal-toggle-btn__left {
  display: flex;
  align-items: center;
  gap: 1rem;
}
.cal-toggle-btn__icon {
  width: 38px;
  height: 38px;
  border-radius: 8px;
  background: rgba(191,161,118,0.2);
  color: var(--brass-light, #D9BC8E);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.cal-toggle-btn__icon svg { width: 18px; height: 18px; }
.cal-toggle-btn__text {
  display: flex;
  flex-direction: column;
  gap: 0.1rem;
}
.cal-toggle-btn__text strong {
  font-family: var(--sans);
  font-size: 0.85rem;
  font-weight: 600;
  color: #fff;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}
.cal-toggle-btn__text span {
  font-size: 0.75rem;
  color: rgba(255,255,255,0.55);
  letter-spacing: 0.02em;
}
.cal-toggle-btn__chevron {
  color: rgba(255,255,255,0.5);
  transition: transform 0.35s ease, color 0.2s;
  flex-shrink: 0;
}
.cal-toggle-btn--open .cal-toggle-btn__chevron {
  transform: rotate(180deg);
  color: #D9BC8E;
}

/* Body: clip with overflow hidden — NOT display:none so Calendly preloads */
.cal-toggle-body {
  overflow: hidden;
  max-height: 0;
  transition: max-height 0.5s cubic-bezier(0.4,0,0.2,1);
  border-radius: 0 0 14px 14px;
  background: var(--sand-deep);
  border: 1px solid var(--line);
  border-top: none;
}
.cal-toggle-body--open {
  max-height: 820px;
}
.cal-toggle-body__inner {
  padding: 1.5rem;
}

@media (max-width: 600px) {
  .cal-toggle-btn { padding: 1.25rem; gap: 1rem; }
  .cal-toggle-btn__icon { width: 42px; height: 42px; }
  .cal-toggle-btn__text strong { font-size: 1rem; }
  .cal-toggle-btn__text span { display: none; }
}

/* ============================================================
   CONTACT PAGE — RESPONSIVE POLISH
   ============================================================ */

/* Desktop: form gets more room, info card is sticky */
@media (min-width: 961px) {
  .contact-grid {
    grid-template-columns: 1.4fr 1fr;
    gap: clamp(3rem, 5vw, 5rem);
  }
  .contact-info {
    position: sticky;
    top: 6rem;
    border-radius: 12px;
  }
}

/* Tablet + mobile: stack form then info */
@media (max-width: 960px) {
  .contact-grid {
    grid-template-columns: 1fr;
    gap: 2.5rem;
  }
  /* Info card: switch to 2-col grid of blocks on tablet */
  .contact-info {
    border-radius: 12px;
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 0;
    padding: 1.5rem;
  }
  .contact-info__block {
    padding: 1rem;
    border-bottom: none;
    border-right: 1px solid var(--line);
  }
  .contact-info__block:nth-child(even) { border-right: none; }
  .contact-info__block:first-child { padding-top: 1rem; }
  .contact-info__block:last-child { padding-bottom: 1rem; }
  .contact-info__value { font-size: 1rem; }
}

/* Mobile: single column info blocks, tighter */
@media (max-width: 600px) {
  .contact-info {
    grid-template-columns: 1fr;
    padding: 1.25rem;
  }
  .contact-info__block {
    border-right: none;
    border-bottom: 1px solid var(--line);
    padding: 0.9rem 0;
  }
  .contact-info__block:first-child { padding-top: 0; }
  .contact-info__block:last-child { border-bottom: none; padding-bottom: 0; }

  /* Form rows stay side-by-side for name fields but stack for others */
  .form__row { grid-template-columns: 1fr 1fr; gap: 0.75rem; }

  /* Cal toggle button on small screens */
  .cal-toggle-btn {
    padding: 1.1rem 1.25rem;
    gap: 0.75rem;
    border-radius: 12px;
  }
  .cal-toggle-btn--open { border-radius: 12px 12px 0 0; }
  .cal-toggle-btn__icon { width: 40px; height: 40px; border-radius: 8px; }
  .cal-toggle-btn__text strong { font-size: 0.95rem; }
  .cal-toggle-btn__text span { font-size: 0.72rem; }
  .cal-toggle-body__inner { padding: 1rem; }
}

/* Very small screens: stack name fields too */
@media (max-width: 400px) {
  .form__row { grid-template-columns: 1fr; }
}

/* Cal section spacing */
.cal-section {
  padding-top: 1rem;
  padding-bottom: clamp(3rem, 6vw, 5rem);
}

/* ── Cal body two-column grid ── */
.cal-body-grid {
  display: grid;
  grid-template-columns: 1fr 1.6fr;
  gap: 3rem;
  align-items: start;
}

.cal-body-intro {
  padding-top: 0.5rem;
}

.cal-benefits {
  list-style: none;
  padding: 0;
  margin: 0 0 2rem;
  display: flex;
  flex-direction: column;
  gap: 0.9rem;
}
.cal-benefits li {
  display: flex;
  align-items: flex-start;
  gap: 0.65rem;
  font-size: 0.9rem;
  color: var(--deep);
  line-height: 1.5;
}
.cal-benefits li svg {
  color: var(--brass);
  flex-shrink: 0;
  margin-top: 0.2rem;
}

.cal-body-contact {
  border-top: 1px solid var(--line);
  padding-top: 1.25rem;
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
}
.cal-body-contact p {
  font-size: 0.75rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--taupe);
  margin-bottom: 0.25rem;
}
.cal-body-contact a {
  font-family: var(--serif);
  font-size: 1rem;
  color: var(--deep);
  text-decoration: none;
}
.cal-body-contact a:hover { color: var(--brass); }

/* Mobile: stack, hide intro to save space */
@media (max-width: 768px) {
  .cal-body-grid {
    grid-template-columns: 1fr;
    gap: 1.5rem;
  }
  .cal-body-intro { display: none; }
}

/* =========================================================
   APPLICATION — multi-step form (apply.html + assets/apply.js)
   ========================================================= */

.sr-only {
  position: absolute;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  white-space: nowrap;
  border: 0;
}

/* Honeypot — off-screen, never focusable by sighted users */
.hp {
  position: absolute;
  left: -9999px;
  width: 1px; height: 1px;
  overflow: hidden;
}

.page-hero--compact { padding-bottom: 2rem; }

/* --- Card shell --- */
.apply-card {
  background: var(--shell);
  border: 1px solid var(--line);
  border-radius: 1.5rem;
  padding: clamp(1.5rem, 4vw, 3rem);
  box-shadow: 0 32px 90px rgba(14, 42, 51, 0.07);
}

/* --- Progress --- */
.apply-progress { margin-bottom: clamp(2rem, 4vw, 3rem); }

.apply-progress__track {
  height: 3px;
  background: var(--sand-deep);
  border-radius: 999px;
  overflow: hidden;
}

.apply-progress__bar {
  height: 100%;
  width: 0;
  background: var(--brass);
  border-radius: 999px;
  transition: width 0.45s var(--ease-out);
}

.apply-progress__count {
  margin-top: 0.85rem;
  font-family: var(--sans);
  font-size: 0.6875rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--deep-soft);
}

/* --- Steps --- */
.step {
  border: 0;
  padding: 0;
  margin: 0;
  animation: stepIn 0.4s var(--ease-out);
}

@keyframes stepIn {
  from { opacity: 0; transform: translateY(10px); }
  to   { opacity: 1; transform: none; }
}

.step__question {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 3.4vw, 2.125rem);
  font-weight: 400;
  line-height: 1.2;
  color: var(--deep);
  margin-bottom: 0.75rem;
  outline: none;
}

.step__help {
  color: var(--deep-soft);
  font-size: 0.95rem;
  line-height: 1.6;
  margin-bottom: 1.75rem;
  max-width: 52ch;
}

/* --- Choice lists --- */
.choices {
  display: grid;
  gap: 0.75rem;
  margin-top: 0.5rem;
}

.choices--compact {
  grid-template-columns: repeat(auto-fit, minmax(220px, 1fr));
}

.choice {
  display: flex;
  align-items: flex-start;
  gap: 0.9rem;
  padding: 1rem 1.15rem;
  border: 1px solid var(--line);
  border-radius: 0.85rem;
  background: var(--sand);
  cursor: pointer;
  transition: border-color 0.25s var(--ease), background 0.25s var(--ease), transform 0.25s var(--ease);
}

.choice:hover { border-color: var(--brass-light); transform: translateY(-1px); }

.choice input {
  margin-top: 0.2rem;
  width: 1.05rem;
  height: 1.05rem;
  accent-color: var(--brass);
  flex-shrink: 0;
}

.choice__body { display: flex; flex-direction: column; gap: 0.15rem; }

.choice__label {
  font-family: var(--sans);
  font-size: 0.95rem;
  font-weight: 600;
  color: var(--deep);
}

.choice__hint {
  font-size: 0.8125rem;
  color: var(--deep-soft);
  line-height: 1.45;
}

.choice:has(input:checked) {
  border-color: var(--brass);
  background: var(--shell);
  box-shadow: inset 0 0 0 1px var(--brass);
}

.choice:has(input:focus-visible) {
  outline: 3px solid rgba(181, 137, 79, 0.5);
  outline-offset: 3px;
}

/* --- Actions --- */
.apply-actions {
  display: flex;
  gap: 0.85rem;
  align-items: center;
  margin-top: 2.25rem;
  padding-top: 1.75rem;
  border-top: 1px solid var(--line);
  flex-wrap: wrap;
}

.apply-error {
  margin-top: 1.25rem;
  color: #b94040;
  font-size: 0.9rem;
  font-weight: 600;
  min-height: 1.2em;
}

.apply-fineprint {
  margin-top: 1.75rem;
  font-size: 0.8125rem;
  line-height: 1.6;
  color: var(--deep-soft);
}

.apply-fineprint a { color: var(--brass-deep); }

.apply-reassure {
  margin-top: 1.75rem;
  text-align: center;
  font-size: 0.9rem;
  color: var(--deep-soft);
}

.apply-reassure a { color: var(--brass-deep); font-weight: 600; }

@media (max-width: 640px) {
  .apply-actions { flex-direction: column-reverse; align-items: stretch; }
  .apply-actions .btn { width: 100%; text-align: center; }
  .choices--compact { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  .step { animation: none; }
  .apply-progress__bar { transition: none; }
  .choice:hover { transform: none; }
}

/* Static hero image. Behaves like .hero__video but is NOT hidden under
   prefers-reduced-motion — a still photograph is not motion, and hiding it
   would drop the dark backdrop the white hero type depends on. */
.hero__media {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 60%;
  z-index: 0;
}

/* =========================================================
   BASE FIXES
   ========================================================= */

/* The `hidden` attribute must win over component display values.
   Without this, `.btn[hidden]` still renders because .btn sets
   display:inline-flex — which broke the application stepper. */
[hidden] { display: none !important; }

/* .footer__col had no layout rule, so its links flowed inline and ran
   together. Stack them. */
.footer__col {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 0.6rem;
}