/* =====================================================================
   Insight Residential Realty — Design System v2 "Cinematic Luxury"
   Deep-ink dusk · champagne gold · glassmorphism · parallax · motion
   Playfair Display + Inter
   ===================================================================== */

/* ---------- 1. Design tokens ---------- */
:root {
  /* Brand palette */
  --ink:        #070a12;   /* page background            */
  --ink-2:      #0c111c;   /* elevated dark surface      */
  --ink-3:      #121826;   /* cards on dark              */
  --ink-line:   rgba(255,255,255,.07);

  --ivory:      #f5f6f8;   /* light section bg           */
  --ivory-2:    #e9ebef;   /* light elevated             */
  --cream-line: #dde1e8;

  /* brand accent — crimson from the Insight logo (var names kept for compat) */
  --gold:       #c73240;
  --gold-lt:    #f0a9ae;
  --gold-dk:    #8c1622;
  --amber:      #d94856;
  --violet:     #47597a;   /* steel-blue aurora support  */

  --silver:     #c3cad4;
  --silver-lt:  #e8ecf1;
  --silver-dk:  #8f99a6;

  --text-hi:    #f6f2ea;
  --text:       #c6cdd8;
  --text-mut:   #8b95a4;

  --ink-text:   #171d28;
  --ink-body:   #414c5a;
  --ink-mut:    #68727f;

  --success:    #59a877;
  --sold:      #a51e2d;

  /* Glass */
  --glass:      rgba(16,22,34,.52);
  --glass-hi:   rgba(22,30,45,.66);
  --glass-line: rgba(255,255,255,.10);
  --glass-blur: 18px;

  /* Typography */
  --font-serif: "Playfair Display", Georgia, "Times New Roman", serif;
  --font-sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;

  /* Shape & shadow */
  --container: 1240px;
  --container-narrow: 840px;
  --radius: 12px;
  --radius-lg: 20px;
  --radius-pill: 999px;
  --shadow-sm: 0 2px 12px rgba(2,4,10,.22);
  --shadow-md: 0 18px 50px rgba(2,4,10,.45);
  --shadow-gold: 0 12px 40px rgba(199,50,64,.28);
  --shadow-glow: 0 0 0 1px rgba(199,50,64,.22), 0 22px 70px rgba(199,50,64,.16);

  --ease: cubic-bezier(.22,.61,.36,1);
  --ease-out: cubic-bezier(.16,1,.3,1);
  --nav-h: 84px;
}

/* ---------- 2. Reset & base ---------- */
*,*::before,*::after { box-sizing: border-box; }
* { margin: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--font-sans);
  background: var(--ink);
  color: var(--text);
  line-height: 1.7;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: clip;
}
img, svg, video { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; transition: color .25s var(--ease); }
ul, ol { padding: 0; list-style: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; color: inherit; }
input, textarea, select { font-family: inherit; font-size: inherit; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; border-radius: 4px; }
::selection { background: rgba(199,50,64,.85); color: #ffffff; }

/* gold-on-ink scrollbar */
::-webkit-scrollbar { width: 12px; }
::-webkit-scrollbar-track { background: #0a0e16; }
::-webkit-scrollbar-thumb { background: linear-gradient(180deg,#3a2230,#242b3a); border-radius: 6px; border: 3px solid #0a0e16; }
::-webkit-scrollbar-thumb:hover { background: var(--gold-dk); }

h1,h2,h3,h4 { font-family: var(--font-serif); font-weight: 600; line-height: 1.1; color: var(--text-hi); letter-spacing: -.015em; text-wrap: balance; }

/* gradient display text */
.grad {
  background: linear-gradient(100deg, var(--gold-lt) 10%, var(--gold) 45%, #f4c8cc 70%, var(--gold-dk) 100%);
  -webkit-background-clip: text; background-clip: text; color: transparent;
}
em.grad, .grad em { font-style: italic; }

/* ---------- 3. Ambient aurora (fixed, behind everything) ---------- */
.ambient { position: fixed; inset: 0; z-index: -10; overflow: hidden; pointer-events: none; }
.amb { position: absolute; border-radius: 50%; filter: blur(90px); opacity: .5; will-change: transform; }
.amb--1 { width: 56vw; height: 56vw; left: -14vw; top: -18vw; background: radial-gradient(circle at 40% 40%, rgba(199,50,64,.20), transparent 65%); animation: drift1 26s ease-in-out infinite alternate; }
.amb--2 { width: 48vw; height: 48vw; right: -16vw; top: 8vh;  background: radial-gradient(circle at 60% 40%, rgba(71,89,122,.16), transparent 65%); animation: drift2 32s ease-in-out infinite alternate; }
.amb--3 { width: 60vw; height: 60vw; left: 20vw; bottom: -32vw; background: radial-gradient(circle at 50% 50%, rgba(217,72,86,.10), transparent 65%); animation: drift3 38s ease-in-out infinite alternate; }
@keyframes drift1 { to { transform: translate(9vw, 7vh) scale(1.12); } }
@keyframes drift2 { to { transform: translate(-7vw, 12vh) scale(.92); } }
@keyframes drift3 { to { transform: translate(-10vw, -6vh) scale(1.08); } }

/* film grain over everything, very subtle */
body::after {
  content: ""; position: fixed; inset: 0; z-index: 9990; pointer-events: none; opacity: .05;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* ---------- 4. Cursor & pointer effects (desktop only) ---------- */
.cursor-dot, .cursor-ring { position: fixed; top: 0; left: 0; z-index: 9999; pointer-events: none; border-radius: 50%; transform: translate(-50%,-50%); }
.cursor-dot { width: 7px; height: 7px; background: var(--gold-lt); box-shadow: 0 0 12px rgba(240,169,174,.9); }
.cursor-ring { width: 38px; height: 38px; border: 1.5px solid rgba(199,50,64,.55); transition: width .28s var(--ease), height .28s var(--ease), border-color .28s var(--ease), opacity .28s; }
.cursor-ring.is-active { width: 62px; height: 62px; border-color: rgba(240,169,174,.9); }
.cursor-hide .cursor-dot, .cursor-hide .cursor-ring { opacity: 0; }
@media (hover:hover) and (pointer:fine) {
  .fx-cursor, .fx-cursor a, .fx-cursor button { cursor: none; }
}

/* pointer spotlight that follows the mouse over dark sections */
.cursor-glow {
  position: fixed; top: 0; left: 0; z-index: 1; width: 46rem; height: 46rem;
  transform: translate(-50%,-50%); pointer-events: none; mix-blend-mode: screen; opacity: .55;
  background: radial-gradient(circle, rgba(199,50,64,.13) 0%, rgba(71,89,122,.07) 35%, transparent 62%);
}

/* scroll progress */
.progress-bar { position: fixed; top: 0; left: 0; height: 2.5px; width: 0; z-index: 9998; background: linear-gradient(90deg, var(--gold-dk), var(--gold-lt)); box-shadow: 0 0 14px rgba(199,50,64,.7); }

/* back to top */
.to-top {
  position: fixed; right: 26px; bottom: 26px; z-index: 900; width: 52px; height: 52px; border-radius: 50%;
  display: grid; place-items: center; color: var(--gold-lt);
  background: var(--glass); backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  border: 1px solid var(--glass-line); box-shadow: var(--shadow-md);
  opacity: 0; visibility: hidden; transform: translateY(14px);
  transition: opacity .4s var(--ease), transform .4s var(--ease), visibility .4s, border-color .3s;
}
.to-top.show { opacity: 1; visibility: visible; transform: none; }
.to-top:hover { border-color: rgba(199,50,64,.6); box-shadow: var(--shadow-glow); }
.to-top svg { width: 20px; height: 20px; stroke: currentColor; fill: none; stroke-width: 2; }

/* ---------- 5. Layout helpers ---------- */
.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: clamp(20px, 5vw, 48px); }
.narrow { max-width: var(--container-narrow); }
.section { padding-block: clamp(72px, 10vw, 136px); position: relative; }
.section--tight { padding-block: clamp(48px, 6vw, 80px); }
.center { text-align: center; }

/* dark sections sit transparent so ambient aurora shows through */
.section--ink2 { background: linear-gradient(180deg, rgba(12,17,28,.6), rgba(9,13,21,.85)); border-block: 1px solid var(--ink-line); }

/* light sections — warm paper with soft radial accents */
.section--light { background: var(--ivory); color: var(--ink-body); box-shadow: 0 -1px 0 rgba(255,255,255,.06), 0 1px 0 rgba(255,255,255,.06); }
.section--light::before {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background: radial-gradient(52rem 30rem at 8% 0%, rgba(199,50,64,.10), transparent 60%),
              radial-gradient(46rem 28rem at 96% 100%, rgba(71,89,122,.06), transparent 60%);
}
.section--light > * { position: relative; }
.section--light h1,.section--light h2,.section--light h3,.section--light h4 { color: var(--ink-text); }

/* Eyebrow */
.eyebrow {
  display: inline-flex; align-items: center; gap: 12px;
  font-weight: 600; font-size: .76rem; letter-spacing: .3em; text-transform: uppercase; color: var(--gold);
  margin-bottom: 20px;
}
.eyebrow::before { content: ""; width: 34px; height: 1px; background: linear-gradient(90deg, transparent, var(--gold)); }
.center .eyebrow::after { content: ""; width: 34px; height: 1px; background: linear-gradient(90deg, var(--gold), transparent); }
.section-title { font-size: clamp(2.1rem, 4.4vw, 3.4rem); margin-bottom: 22px; }
.section-intro { color: var(--text-mut); font-size: 1.08rem; max-width: 64ch; }
.section--light .section-intro { color: var(--ink-mut); }
.center .section-intro { margin-inline: auto; }
.section-head { margin-bottom: clamp(40px, 5vw, 64px); }

/* ---------- 6. Buttons ---------- */
.btn {
  position: relative; overflow: hidden; isolation: isolate;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 16px 34px; border-radius: var(--radius-pill); white-space: nowrap;
  font-weight: 600; font-size: .93rem; letter-spacing: .05em; text-transform: uppercase;
  transition: transform .35s var(--ease-out), box-shadow .35s var(--ease), background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease);
  will-change: transform;
}
.btn:hover { transform: translateY(-3px); }
.btn:active { transform: translateY(-1px) scale(.99); }

.btn--gold { background: linear-gradient(120deg, var(--gold-lt) 0%, var(--gold) 45%, var(--gold-dk) 100%); color: #ffffff; box-shadow: 0 6px 24px rgba(199,50,64,.28), inset 0 1px 0 rgba(255,255,255,.5); }
.btn--gold:hover { box-shadow: var(--shadow-gold), inset 0 1px 0 rgba(255,255,255,.5); }
/* shine sweep */
.btn--gold::after { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(105deg, transparent 30%, rgba(255,255,255,.55) 48%, rgba(255,255,255,.15) 54%, transparent 62%); transform: translateX(-120%); transition: transform .75s var(--ease); }
.btn--gold:hover::after { transform: translateX(120%); }

.btn--glass { background: var(--glass); color: var(--text-hi); border: 1px solid var(--glass-line); backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur)); box-shadow: inset 0 1px 0 rgba(255,255,255,.08); }
.btn--glass:hover { border-color: rgba(199,50,64,.55); box-shadow: var(--shadow-glow); color: var(--gold-lt); }

.btn--outline { background: transparent; color: var(--gold); border: 1px solid rgba(199,50,64,.55); }
.btn--outline:hover { background: rgba(199,50,64,.1); color: var(--gold-lt); border-color: var(--gold); box-shadow: var(--shadow-glow); }
.section--light .btn--outline { color: var(--gold-dk); border-color: rgba(140,22,34,.6); }
.section--light .btn--outline:hover { background: rgba(140,22,34,.09); color: var(--gold-dk); }

.btn--ghost-light { background: rgba(255,255,255,.04); color: var(--text-hi); border: 1px solid rgba(255,255,255,.22); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); }
.btn--ghost-light:hover { border-color: rgba(255,255,255,.5); background: rgba(255,255,255,.09); }

.btn--lg { padding: 19px 44px; font-size: .98rem; }
.btn--sm { padding: 11px 22px; font-size: .8rem; }
.btn-row { display: flex; flex-wrap: wrap; gap: 16px; }
.center .btn-row { justify-content: center; }

.text-link { color: var(--gold); font-weight: 600; letter-spacing: .02em; display: inline-flex; align-items: center; gap: 8px; }
.text-link .arrow { transition: transform .3s var(--ease); }
.text-link:hover .arrow { transform: translateX(6px); }
.text-link:hover { color: var(--gold-lt); }

/* ---------- 7. Topbar ---------- */
.topbar { background: rgba(4,6,11,.82); color: var(--text-mut); font-size: .8rem; border-bottom: 1px solid var(--ink-line); position: relative; z-index: 120; backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); }
.topbar .container { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 40px; }
.topbar a:hover { color: var(--gold-lt); }
.topbar-left { display: flex; gap: 24px; flex-wrap: wrap; }
.topbar-left span, .topbar-left a { display: inline-flex; align-items: center; gap: 8px; }
.topbar-social { display: flex; gap: 15px; align-items: center; }
.topbar-social a { display: inline-flex; align-items: center; gap: 7px; }
.topbar-ico { display: inline-flex; flex: none; width: 14px; height: 14px; }
.topbar-ico svg { width: 100%; height: 100%; stroke: currentColor; }

/* ---------- 8. Header — floating glass nav ---------- */
.site-header {
  position: sticky; top: 0; z-index: 121;
  background: linear-gradient(180deg, rgba(7,10,18,.78), rgba(7,10,18,.55));
  backdrop-filter: blur(22px) saturate(1.5); -webkit-backdrop-filter: blur(22px) saturate(1.5);
  border-bottom: 1px solid transparent;
  transition: background .4s var(--ease), border-color .4s var(--ease), box-shadow .4s var(--ease);
}
.site-header::after { content: ""; position: absolute; left: 0; right: 0; bottom: -1px; height: 1px; background: linear-gradient(90deg, transparent, rgba(199,50,64,.35) 30%, rgba(199,50,64,.35) 70%, transparent); opacity: 0; transition: opacity .4s; }
.site-header.scrolled { background: rgba(5,8,14,.88); box-shadow: 0 14px 44px rgba(2,4,10,.5); }
.site-header.scrolled::after { opacity: 1; }
.nav { display: flex; align-items: center; justify-content: space-between; min-height: var(--nav-h); gap: 24px; }
.brand { display: flex; align-items: center; gap: 13px; flex: none; }
.brand-mark { width: 48px; height: 48px; flex: none; border-radius: 50%; overflow: hidden; background: #fff; box-shadow: 0 0 0 1.5px rgba(232,236,241,.85), 0 0 0 3px rgba(165,30,45,.45), 0 4px 16px rgba(2,4,10,.5); transition: transform .5s var(--ease), box-shadow .4s var(--ease); }
.brand:hover .brand-mark { transform: rotate(-5deg) scale(1.06); box-shadow: 0 0 0 1.5px #e8ecf1, 0 0 0 3px rgba(165,30,45,.75), 0 6px 22px rgba(165,30,45,.35); }
.brand-mark img, .brand-mark svg { width: 100%; height: 100%; display: block; object-fit: cover; transform: scale(1.12); }
.brand-text { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font-family: var(--font-serif); font-weight: 600; font-size: 1.18rem; color: var(--text-hi); white-space: nowrap; }
.brand-sub { font-size: .6rem; letter-spacing: .38em; text-transform: uppercase; color: var(--gold); margin-top: 5px; }
.nav-links { display: flex; align-items: center; gap: 28px; }
.nav-links > a { font-size: .93rem; font-weight: 500; color: var(--text); position: relative; padding-block: 8px; }
.nav-links > a:not(.btn)::after { content: ""; position: absolute; left: 50%; bottom: 0; width: 0; height: 1.5px; background: linear-gradient(90deg, var(--gold-dk), var(--gold-lt)); transform: translateX(-50%); transition: width .35s var(--ease); border-radius: 2px; }
.nav-links > a:hover, .nav-links > a.active { color: var(--text-hi); }
.nav-links > a:hover::after, .nav-links > a.active::after { width: 100%; }
.nav-cta { display: flex; align-items: center; gap: 16px; }
.nav-phone { display: inline-flex; align-items: center; gap: 9px; white-space: nowrap; font-weight: 600; color: var(--text-hi); font-size: .93rem; padding: 10px 18px; border-radius: var(--radius-pill); border: 1px solid var(--glass-line); background: rgba(255,255,255,.03); transition: border-color .3s, box-shadow .3s; }
.nav-phone:hover { border-color: rgba(199,50,64,.55); box-shadow: var(--shadow-glow); }
.nav-phone svg { width: 16px; height: 16px; stroke: var(--gold); fill: none; stroke-width: 1.8; }
.nav-toggle { display: none; position: relative; width: 46px; height: 46px; flex-direction: column; justify-content: center; gap: 6px; align-items: center; border-radius: 50%; border: 1px solid var(--glass-line); background: var(--glass); z-index: 210; }
.nav-toggle span { width: 22px; height: 2px; background: var(--text-hi); border-radius: 2px; transition: transform .35s var(--ease), opacity .3s var(--ease); }
.nav-toggle.open span:nth-child(1){ transform: translateY(8px) rotate(45deg); }
.nav-toggle.open span:nth-child(2){ opacity: 0; }
.nav-toggle.open span:nth-child(3){ transform: translateY(-8px) rotate(-45deg); }

/* ---------- 9. Hero (home) ---------- */
.hero { position: relative; min-height: min(96vh, 940px); display: flex; align-items: center; color: var(--text-hi); overflow: clip; }
.hero-bg { position: absolute; inset: -6% 0; z-index: -3; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; will-change: transform; transform: scale(1.06); }
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(100deg, rgba(4,6,11,.84) 0%, rgba(5,8,14,.55) 46%, rgba(5,8,14,.15) 100%),
              linear-gradient(0deg, var(--ink) 0%, rgba(7,10,18,0) 30%);
}
/* aurora glows inside the hero */
.hero-aurora { position: absolute; inset: 0; z-index: -2; overflow: hidden; pointer-events: none; }
.hero-aurora i { position: absolute; border-radius: 50%; filter: blur(80px); }
.hero-aurora .a1 { width: 44vw; height: 44vw; left: -12vw; top: -10vw; background: radial-gradient(circle, rgba(199,50,64,.28), transparent 65%); animation: drift1 22s ease-in-out infinite alternate; }
.hero-aurora .a2 { width: 36vw; height: 36vw; right: -8vw; bottom: -14vw; background: radial-gradient(circle, rgba(71,89,122,.3), transparent 65%); animation: drift2 28s ease-in-out infinite alternate; }
.hero-inner { padding-block: clamp(80px, 13vh, 150px); max-width: 820px; position: relative; }
.hero h1 { font-size: clamp(2.9rem, 6.6vw, 5.4rem); line-height: 1.02; margin-bottom: 28px; }
.hero h1 em { font-style: italic; }
.hero-sub { font-size: clamp(1.08rem, 1.7vw, 1.32rem); color: var(--text); max-width: 56ch; margin-bottom: 40px; }
.hero .btn-row { margin-bottom: 54px; }
.hero-eyebrow { color: var(--gold-lt); }

/* glass hero stat chips */
.hero-stats { display: flex; gap: clamp(14px, 2vw, 22px); flex-wrap: wrap; }
.hero-stat {
  padding: 18px 26px; border-radius: var(--radius-lg); min-width: 150px;
  background: var(--glass); border: 1px solid var(--glass-line);
  backdrop-filter: blur(var(--glass-blur)) saturate(1.4); -webkit-backdrop-filter: blur(var(--glass-blur)) saturate(1.4);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.09), var(--shadow-sm);
  transition: transform .4s var(--ease-out), border-color .35s, box-shadow .35s;
}
.hero-stat:hover { transform: translateY(-5px); border-color: rgba(199,50,64,.45); box-shadow: inset 0 1px 0 rgba(255,255,255,.09), var(--shadow-glow); }
.hero-stat .n { font-family: var(--font-serif); font-size: clamp(1.9rem, 3vw, 2.6rem); color: var(--gold-lt); line-height: 1; }
.hero-stat .l { font-size: .76rem; letter-spacing: .1em; text-transform: uppercase; color: var(--text-mut); margin-top: 8px; }

/* scroll cue */
.scroll-cue { position: absolute; left: 50%; bottom: 26px; transform: translateX(-50%); display: flex; flex-direction: column; align-items: center; gap: 10px; color: var(--text-mut); font-size: .68rem; letter-spacing: .3em; text-transform: uppercase; z-index: 2; }
.scroll-cue::after { content: ""; width: 1px; height: 44px; background: linear-gradient(180deg, var(--gold), transparent); animation: cue 2.2s var(--ease) infinite; }
@keyframes cue { 0% { transform: scaleY(0); transform-origin: top; } 45% { transform: scaleY(1); transform-origin: top; } 55% { transform: scaleY(1); transform-origin: bottom; } 100% { transform: scaleY(0); transform-origin: bottom; } }

/* Interior hero */
.hero--interior { min-height: 54vh; }
.hero--interior::after {
  background: linear-gradient(100deg, rgba(4,6,11,.82) 0%, rgba(5,8,14,.52) 50%, rgba(5,8,14,.2) 100%),
              linear-gradient(0deg, var(--ink) 0%, rgba(7,10,18,0) 36%);
}
.hero-interior-inner { max-width: 820px; padding-block: clamp(120px, 16vh, 180px) clamp(70px, 9vh, 110px); }
.hero--interior h1 { font-size: clamp(2.3rem, 5vw, 3.9rem); margin-bottom: 18px; }
.hero--interior .hero-sub { margin-bottom: 0; }

/* glass breadcrumb pill */
.crumbs {
  display: inline-flex; gap: 10px; align-items: center; font-size: .8rem; color: var(--text-mut); margin-bottom: 22px; letter-spacing: .02em;
  padding: 8px 18px; border-radius: var(--radius-pill);
  background: var(--glass); border: 1px solid var(--glass-line);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
}
.crumbs a:hover { color: var(--gold-lt); }
.crumbs span { opacity: .45; }

/* ---------- 10. Marquee ---------- */
.marquee { overflow: hidden; border-block: 1px solid var(--ink-line); background: rgba(5,8,14,.6); padding-block: 20px; position: relative; }
.marquee::before, .marquee::after { content: ""; position: absolute; top: 0; bottom: 0; width: 120px; z-index: 2; pointer-events: none; }
.marquee::before { left: 0; background: linear-gradient(90deg, var(--ink), transparent); }
.marquee::after { right: 0; background: linear-gradient(270deg, var(--ink), transparent); }
.marquee-track { display: flex; gap: 0; width: max-content; animation: marquee 44s linear infinite; }
.marquee:hover .marquee-track { animation-play-state: paused; }
.marquee-track span { display: inline-flex; align-items: center; gap: 26px; padding-inline: 26px; font-family: var(--font-serif); font-size: 1.25rem; color: var(--text-mut); white-space: nowrap; font-style: italic; }
.marquee-track span::after { content: "✦"; font-size: .7rem; color: var(--gold); font-style: normal; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---------- 11. Stats band ---------- */
.stats-band { background: linear-gradient(180deg, rgba(12,17,28,.55), rgba(9,13,21,.8)); border-block: 1px solid var(--ink-line); }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 30px; text-align: center; }
.stat { position: relative; padding-block: 6px; }
.stat + .stat::before { content: ""; position: absolute; left: -15px; top: 50%; transform: translateY(-50%); height: 56px; width: 1px; background: linear-gradient(180deg, transparent, rgba(199,50,64,.35), transparent); }
.stat .n { font-family: var(--font-serif); font-size: clamp(2.3rem, 3.6vw, 3.3rem); line-height: 1; background: linear-gradient(120deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk)); -webkit-background-clip: text; background-clip: text; color: transparent; }
.stat .l { margin-top: 12px; font-size: .84rem; letter-spacing: .1em; text-transform: uppercase; color: var(--text-mut); }

/* ---------- 12. Cards & tilt ---------- */
.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); gap: clamp(22px, 2.6vw, 34px); }
/* fixed-count feature grid (home "Why Insight") — always balanced, never orphaned */
.cards--features { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 1080px) { .cards--features { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .cards--features { grid-template-columns: 1fr; } }

[data-tilt] { transform-style: preserve-3d; transform: perspective(900px) rotateX(var(--rx,0)) rotateY(var(--ry,0)); transition: transform .18s ease-out; }
[data-tilt]:hover { transition: transform .05s linear; }
[data-tilt] .tilt-glare { position: absolute; inset: 0; z-index: 4; border-radius: inherit; pointer-events: none; opacity: 0; transition: opacity .35s; background: radial-gradient(34rem 34rem at var(--gx,50%) var(--gy,50%), rgba(255,255,255,.14), transparent 55%); }
[data-tilt]:hover .tilt-glare { opacity: 1; }

/* listing card — glass on dark, crisp on light */
.listing-card {
  position: relative;
  background: var(--glass-hi); border: 1px solid var(--glass-line); border-radius: var(--radius-lg);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  overflow: hidden; display: flex; flex-direction: column;
  box-shadow: inset 0 1px 0 rgba(255,255,255,.07), var(--shadow-sm);
  transition: transform .45s var(--ease-out), box-shadow .45s var(--ease), border-color .45s var(--ease);
}
.listing-card:hover { transform: translateY(-8px); box-shadow: inset 0 1px 0 rgba(255,255,255,.07), var(--shadow-md), 0 0 0 1px rgba(199,50,64,.35); border-color: rgba(199,50,64,.4); }
.section--light .listing-card { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.section--light .listing-card:hover { box-shadow: 0 24px 60px rgba(23,29,40,.16), 0 0 0 1px rgba(140,22,34,.35); }
.listing-media { position: relative; aspect-ratio: 4/3; overflow: hidden; }
.listing-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,6,11,.55), transparent 45%); }
.listing-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.listing-card:hover .listing-media img { transform: scale(1.07) rotate(.4deg); }
.badge {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  font-size: .7rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase;
  padding: 8px 15px; border-radius: var(--radius-pill); color: #fff;
  backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px);
  border: 1px solid rgba(255,255,255,.22); box-shadow: 0 4px 14px rgba(2,4,10,.35);
}
.badge--sale { background: rgba(89,168,119,.7); }
.badge--pending { background: rgba(143,153,166,.75); color: #10141c; }
.badge--sold { background: rgba(165,30,45,.75); }
.badge--new { background: rgba(199,50,64,.8); color: #ffffff; }
.listing-price-tag {
  position: absolute; bottom: 14px; left: 14px; z-index: 2;
  padding: 9px 18px; color: var(--gold-lt);
  background: rgba(7,10,18,.55); border: 1px solid rgba(255,255,255,.16); border-radius: var(--radius-pill);
  backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px);
  font-family: var(--font-serif); font-size: 1.3rem; font-weight: 600; box-shadow: 0 6px 20px rgba(2,4,10,.4);
}
.listing-body { padding: 22px 24px 26px; display: flex; flex-direction: column; gap: 12px; flex: 1; }
.listing-addr { font-family: var(--font-serif); font-size: 1.2rem; color: var(--text-hi); }
.section--light .listing-addr { color: var(--ink-text); }
.listing-loc { font-size: .89rem; color: var(--text-mut); display: flex; align-items: center; gap: 7px; margin-top: -4px; }
.section--light .listing-loc { color: var(--ink-mut); }
.listing-loc svg { width: 14px; height: 14px; stroke: var(--gold); fill: none; stroke-width: 1.7; }
.listing-specs { display: flex; gap: 18px; margin-top: auto; padding-top: 15px; border-top: 1px solid var(--ink-line); font-size: .88rem; color: var(--text); }
.section--light .listing-specs { border-top-color: var(--cream-line); color: var(--ink-body); }
.listing-specs .spec { display: flex; align-items: center; gap: 7px; }
.listing-specs svg { width: 16px; height: 16px; stroke: var(--gold); fill: none; stroke-width: 1.6; }
.listing-card .stretched { position: absolute; inset: 0; z-index: 5; }

/* Filters — glass pills */
.filters { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; margin-bottom: 44px; }
.filter-btn {
  padding: 11px 22px; border-radius: var(--radius-pill); font-size: .85rem; font-weight: 600; letter-spacing: .03em;
  color: var(--ink-body); border: 1px solid var(--cream-line); background: #fff;
  transition: all .3s var(--ease); box-shadow: var(--shadow-sm);
}
.filter-btn:hover { border-color: var(--gold); color: var(--ink-text); transform: translateY(-2px); }
.filter-btn.active { background: linear-gradient(120deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk)); color: #ffffff; border-color: transparent; box-shadow: 0 8px 22px rgba(140,22,34,.35); }
.result-count { margin-left: auto; color: var(--ink-mut); font-size: .9rem; }

/* ---------- 13. Feature cards ---------- */
.feature-card {
  position: relative; padding: 38px 32px; border-radius: var(--radius-lg); height: 100%;
  background: var(--glass); border: 1px solid var(--glass-line);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  box-shadow: inset 0 1px 0 rgba(255,255,255,.07);
  transition: transform .45s var(--ease-out), border-color .4s, box-shadow .4s;
  overflow: hidden;
}
.feature-card::before { content: ""; position: absolute; inset: 0; border-radius: inherit; padding: 1px; background: linear-gradient(140deg, rgba(199,50,64,.55), transparent 40%, transparent 65%, rgba(71,89,122,.35)); -webkit-mask: linear-gradient(#000 0 0) content-box, linear-gradient(#000 0 0); -webkit-mask-composite: xor; mask-composite: exclude; opacity: 0; transition: opacity .45s; pointer-events: none; }
.feature-card:hover { transform: translateY(-7px); box-shadow: inset 0 1px 0 rgba(255,255,255,.07), var(--shadow-md); }
.feature-card:hover::before { opacity: 1; }
.section--light .feature-card { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.feature-ico { width: 58px; height: 58px; display: grid; place-items: center; border-radius: 18px; background: linear-gradient(140deg, rgba(199,50,64,.16), rgba(199,50,64,.05)); border: 1px solid rgba(199,50,64,.35); margin-bottom: 22px; box-shadow: inset 0 1px 0 rgba(255,255,255,.12), 0 6px 18px rgba(199,50,64,.12); transition: transform .4s var(--ease-out); }
.feature-card:hover .feature-ico { transform: scale(1.08) rotate(-3deg); }
.feature-ico svg { width: 27px; height: 27px; stroke: var(--gold); fill: none; stroke-width: 1.6; }
.feature-card h3 { font-size: 1.3rem; margin-bottom: 12px; }
.feature-card p { color: var(--text-mut); font-size: .98rem; }
.section--light .feature-card p { color: var(--ink-body); }

/* ---------- 14. Split sections ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(38px, 6vw, 84px); align-items: center; }
.split--media-right .split-media { order: 2; }
.split-media { position: relative; }
.split-media .frame { position: relative; border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-md); }
.split-media .frame::after { content: ""; position: absolute; inset: 0; border-radius: inherit; border: 1px solid rgba(255,255,255,.12); pointer-events: none; }
.split-media .frame img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center 18%; will-change: transform; transform: scale(1.04); }
.split-media::before { content: ""; position: absolute; inset: 24px -24px -24px 24px; border-radius: var(--radius-lg); border: 1px solid rgba(199,50,64,.35); z-index: -1; }
.badge-float {
  position: absolute; bottom: -26px; right: -18px; max-width: 230px;
  padding: 22px 26px; border-radius: var(--radius-lg); color: var(--text-hi);
  /* solid dark card: the badge overlaps the photo, so a translucent glass
     washed out over light areas and buried the label — keep it opaque. */
  background: linear-gradient(150deg, rgba(21,26,38,.94), rgba(13,10,17,.96)); border: 1px solid rgba(199,50,64,.5);
  backdrop-filter: blur(var(--glass-blur)) saturate(1.4); -webkit-backdrop-filter: blur(var(--glass-blur)) saturate(1.4);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.1), var(--shadow-md);
}
.badge-float .n { font-family: var(--font-serif); font-size: 2.1rem; line-height: 1; background: linear-gradient(120deg, var(--gold-lt), var(--gold-dk)); -webkit-background-clip: text; background-clip: text; color: transparent; }
.badge-float .l { font-size: .82rem; font-weight: 500; margin-top: 8px; letter-spacing: .03em; color: var(--text); }
/* badge stays a dark card even inside light sections, so keep its text light */
.section--light .badge-float { color: var(--text-hi); }
.section--light .badge-float .l { color: var(--text); }
.split-body h2 { font-size: clamp(2rem, 3.6vw, 2.9rem); margin-bottom: 24px; }
.split-body p { color: var(--text-mut); margin-bottom: 18px; }
.section--light .split-body p { color: var(--ink-body); }
.checklist { display: grid; gap: 15px; margin: 26px 0 32px; }
.checklist li { display: flex; gap: 13px; align-items: flex-start; color: var(--text); }
.section--light .checklist li { color: var(--ink-body); }
.checklist svg { width: 22px; height: 22px; flex: none; stroke: var(--gold); fill: none; stroke-width: 2; margin-top: 3px; filter: drop-shadow(0 0 6px rgba(199,50,64,.5)); }
.signature { font-family: var(--font-serif); font-style: italic; font-size: 1.6rem; margin-top: 10px; background: linear-gradient(110deg, var(--gold-lt), var(--gold-dk)); -webkit-background-clip: text; background-clip: text; color: transparent; }

/* ---------- 15. Areas served ---------- */
.area-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
@media (max-width: 900px) { .area-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 440px) { .area-grid { grid-template-columns: 1fr; } }
.area-chip {
  position: relative; overflow: hidden; border-radius: var(--radius-lg); min-height: 170px;
  display: flex; align-items: flex-end; padding: 20px; color: #fff; border: 1px solid var(--ink-line);
  transition: transform .45s var(--ease-out), border-color .4s, box-shadow .4s;
}
.area-chip:hover { transform: translateY(-6px); border-color: rgba(199,50,64,.5); box-shadow: var(--shadow-glow); }
.area-chip img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform .8s var(--ease); }
.area-chip::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(0deg, rgba(4,6,11,.92), rgba(4,6,11,.15) 55%); transition: background .4s; }
.area-chip:hover img { transform: scale(1.1); }
.area-chip .name { font-family: var(--font-serif); font-size: 1.3rem; }
.area-chip .meta { font-size: .8rem; color: var(--gold-lt); letter-spacing: .05em; }
.area-chip .go { position: absolute; top: 14px; right: 14px; width: 34px; height: 34px; border-radius: 50%; display: grid; place-items: center; background: var(--glass); border: 1px solid var(--glass-line); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); opacity: 0; transform: translateY(6px); transition: opacity .35s, transform .35s; }
.area-chip:hover .go { opacity: 1; transform: none; }
.area-chip .go svg { width: 15px; height: 15px; stroke: var(--gold-lt); fill: none; stroke-width: 2; }

/* ---------- 16. Testimonials ---------- */
.quote-card {
  position: relative; padding: 40px 34px 34px; border-radius: var(--radius-lg); height: 100%; display: flex; flex-direction: column;
  background: #fff; border: 1px solid var(--cream-line); box-shadow: var(--shadow-sm);
  transition: transform .45s var(--ease-out), box-shadow .45s;
}
.quote-card:hover { transform: translateY(-6px); box-shadow: 0 22px 54px rgba(23,29,40,.14), 0 0 0 1px rgba(140,22,34,.3); }
.quote-card::before { content: "“"; position: absolute; top: -6px; right: 22px; font-family: var(--font-serif); font-size: 7rem; line-height: 1; color: rgba(199,50,64,.22); pointer-events: none; }
.stars { display: flex; gap: 3px; margin-bottom: 18px; }
.stars svg { width: 17px; height: 17px; fill: var(--gold); filter: drop-shadow(0 1px 3px rgba(140,22,34,.4)); }
.quote-card blockquote { font-size: 1.06rem; color: var(--ink-body); line-height: 1.75; margin-bottom: 24px; flex: 1; }
.quote-author { display: flex; align-items: center; gap: 14px; }
.quote-avatar { width: 48px; height: 48px; border-radius: 50%; background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); display: grid; place-items: center; font-family: var(--font-serif); font-weight: 600; color: #ffffff; font-size: 1.1rem; box-shadow: 0 4px 12px rgba(140,22,34,.35); }
.quote-author .who { font-weight: 600; color: var(--ink-text); font-size: .98rem; }
.quote-author .where { font-size: .82rem; color: var(--ink-mut); }

/* ---------- 17. CTA band ---------- */
.cta-band { position: relative; overflow: clip; color: var(--text-hi); text-align: center; }
.cta-band .bg { position: absolute; inset: -8% 0; z-index: -3; }
.cta-band .bg img { width: 100%; height: 100%; object-fit: cover; will-change: transform; }
.cta-band::after { content: ""; position: absolute; inset: 0; z-index: -2; background: radial-gradient(60rem 30rem at 50% 110%, rgba(199,50,64,.16), transparent 60%), linear-gradient(0deg, rgba(4,6,11,.94), rgba(4,6,11,.82)); }
.cta-band h2 { font-size: clamp(2.2rem, 4.4vw, 3.5rem); margin-bottom: 20px; }
.cta-band p { color: var(--text); max-width: 60ch; margin: 0 auto 38px; font-size: 1.1rem; }

/* ---------- 18. Forms — glass ---------- */
.form-card {
  background: var(--glass); border: 1px solid var(--glass-line); border-radius: var(--radius-lg);
  backdrop-filter: blur(var(--glass-blur)) saturate(1.3); -webkit-backdrop-filter: blur(var(--glass-blur)) saturate(1.3);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.08), var(--shadow-md);
  padding: clamp(30px, 4vw, 48px);
}
.section--light .form-card { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.field { display: flex; flex-direction: column; gap: 9px; }
.field.full { grid-column: 1 / -1; }
.field label { font-size: .78rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--text-mut); }
.section--light .field label { color: var(--ink-mut); }
.field input, .field textarea, .field select {
  width: 100%; padding: 15px 18px; border-radius: var(--radius);
  background: rgba(7,10,18,.55); border: 1px solid var(--glass-line); color: var(--text-hi);
  transition: border-color .3s var(--ease), box-shadow .3s var(--ease), background .3s;
}
.section--light .field input, .section--light .field textarea, .section--light .field select { background: var(--ivory); border-color: var(--cream-line); color: var(--ink-text); }
.field input::placeholder, .field textarea::placeholder { color: var(--text-mut); opacity: .75; }
.field input:focus, .field textarea:focus, .field select:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 4px rgba(199,50,64,.16), 0 0 22px rgba(199,50,64,.14); background: rgba(7,10,18,.75); }
.section--light .field input:focus, .section--light .field textarea:focus, .section--light .field select:focus { background: #fff; }
.field textarea { resize: vertical; min-height: 130px; }
.form-note { font-size: .82rem; color: var(--text-mut); margin-top: 4px; }
.section--light .form-note { color: var(--ink-mut); }
.form-status { padding: 14px 18px; border-radius: var(--radius); font-size: .94rem; display: none; margin-top: 18px; }
.form-status.show { display: block; }
.form-status.ok { background: rgba(89,168,119,.14); border: 1px solid rgba(89,168,119,.5); color: #9ad8b3; }
.form-status.err { background: rgba(165,30,45,.14); border: 1px solid rgba(165,30,45,.5); color: #e8b193; }
.section--light .form-status.ok { color: #2c7a4e; }
.section--light .form-status.err { color: #a04f26; }

/* ---------- 19. Mortgage calculator ---------- */
.calc { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(28px, 4vw, 52px); align-items: stretch; }
.calc-result {
  position: relative; overflow: hidden;
  background: linear-gradient(150deg, #10182a, #0a0f1b); border: 1px solid rgba(199,50,64,.4); border-radius: var(--radius-lg);
  padding: 40px 36px; display: flex; flex-direction: column; justify-content: center; text-align: center;
  box-shadow: inset 0 1px 0 rgba(255,255,255,.08), var(--shadow-md);
}
.calc-result::before { content: ""; position: absolute; inset: 0; background: radial-gradient(26rem 18rem at 50% -20%, rgba(199,50,64,.2), transparent 60%); pointer-events: none; }
.calc-result .label { font-size: .82rem; letter-spacing: .14em; text-transform: uppercase; color: var(--text-mut); }
.calc-result .amount { font-family: var(--font-serif); font-size: clamp(2.7rem, 5vw, 3.8rem); line-height: 1.1; margin: 14px 0 6px; background: linear-gradient(120deg, var(--gold-lt), var(--gold) 55%, #f4c8cc); -webkit-background-clip: text; background-clip: text; color: transparent; }
.calc-breakdown { margin-top: 26px; padding-top: 24px; border-top: 1px solid var(--ink-line); display: grid; gap: 13px; text-align: left; }
.calc-breakdown .row { display: flex; justify-content: space-between; font-size: .94rem; color: var(--text); }
.calc-breakdown .row span:last-child { color: var(--gold-lt); font-weight: 600; font-variant-numeric: tabular-nums; }
.range-val { color: var(--gold-dk); font-weight: 600; }
input[type=range] { -webkit-appearance: none; appearance: none; width: 100%; height: 5px; border-radius: 5px; background: linear-gradient(90deg, var(--gold) var(--fill,50%), var(--cream-line) var(--fill,50%)); }
input[type=range]::-webkit-slider-thumb { -webkit-appearance: none; width: 22px; height: 22px; border-radius: 50%; background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); cursor: grab; box-shadow: 0 2px 10px rgba(140,22,34,.5), inset 0 1px 0 rgba(255,255,255,.5); border: none; }
input[type=range]::-moz-range-thumb { width: 22px; height: 22px; border: none; border-radius: 50%; background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); cursor: grab; }

/* ---------- 20. Team ---------- */
.team-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: clamp(22px, 3vw, 34px); }
.team-card {
  position: relative; border-radius: var(--radius-lg); overflow: hidden;
  background: var(--glass); border: 1px solid var(--glass-line);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  box-shadow: inset 0 1px 0 rgba(255,255,255,.07), var(--shadow-sm);
  transition: transform .45s var(--ease-out), border-color .4s, box-shadow .45s;
}
.team-card:hover { transform: translateY(-7px); border-color: rgba(199,50,64,.45); box-shadow: inset 0 1px 0 rgba(255,255,255,.07), var(--shadow-md); }
.team-photo { aspect-ratio: 3/3.2; overflow: hidden; position: relative; }
.team-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(7,10,18,.5), transparent 40%); }
.team-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 18%; }
.team-info { padding: 24px 24px 28px; }
.team-info h3 { font-size: 1.26rem; margin-bottom: 4px; }
.team-role { color: var(--gold); font-size: .84rem; letter-spacing: .08em; text-transform: uppercase; margin-bottom: 12px; }
.team-info p { color: var(--text-mut); font-size: .94rem; }
.team-contact { display: flex; gap: 12px; margin-top: 18px; }
.team-contact a { width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center; border: 1px solid var(--glass-line); background: rgba(255,255,255,.03); transition: all .3s var(--ease); }
.team-contact a:hover { border-color: var(--gold); background: rgba(199,50,64,.12); transform: translateY(-3px); }
.team-contact svg { width: 16px; height: 16px; stroke: var(--gold); fill: none; stroke-width: 1.7; }

/* ---------- 21. Blog ---------- */
.post-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(340px, 1fr)); gap: clamp(24px, 3vw, 36px); }
.post-card {
  position: relative; border-radius: var(--radius-lg); overflow: hidden; display: flex; flex-direction: column;
  background: var(--glass-hi); border: 1px solid var(--glass-line);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  box-shadow: inset 0 1px 0 rgba(255,255,255,.06), var(--shadow-sm);
  transition: transform .45s var(--ease-out), border-color .4s, box-shadow .45s;
}
.post-card:hover { transform: translateY(-7px); border-color: rgba(199,50,64,.42); box-shadow: inset 0 1px 0 rgba(255,255,255,.06), var(--shadow-md); }
.section--light .post-card { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.section--light .post-card:hover { box-shadow: 0 22px 54px rgba(23,29,40,.14), 0 0 0 1px rgba(140,22,34,.3); }
.post-media { aspect-ratio: 16/10; overflow: hidden; display: block; position: relative; }
.post-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,6,11,.35), transparent 50%); }
.post-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.post-card:hover .post-media img { transform: scale(1.06); }
.post-body { padding: 26px 28px 30px; display: flex; flex-direction: column; gap: 12px; flex: 1; }
.post-cat { font-size: .72rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); font-weight: 600; }
.post-body h3 { font-size: 1.32rem; line-height: 1.25; }
.post-body h3 a:hover { color: var(--gold-lt); }
.section--light .post-body h3 { color: var(--ink-text); }
.section--light .post-body h3 a:hover { color: var(--gold-dk); }
.post-body p { color: var(--text-mut); font-size: .95rem; flex: 1; }
.section--light .post-body p { color: var(--ink-body); }
.post-meta { display: flex; gap: 14px; font-size: .8rem; color: var(--text-mut); padding-top: 14px; border-top: 1px solid var(--ink-line); }
.section--light .post-meta { border-top-color: var(--cream-line); color: var(--ink-mut); }

/* Article prose (on light) */
.article { max-width: 780px; margin-inline: auto; }
.article-hero-meta { display: flex; gap: 16px; flex-wrap: wrap; align-items: center; font-size: .88rem; color: var(--gold-lt); margin-bottom: 8px; }
.prose { font-size: 1.09rem; line-height: 1.85; color: var(--ink-body); }
.prose > * + * { margin-top: 1.4em; }
.prose h2 { font-size: 1.9rem; color: var(--ink-text); margin-top: 2.2em; margin-bottom: .2em; }
.prose h3 { font-size: 1.4rem; color: var(--ink-text); margin-top: 1.8em; }
.prose strong { color: var(--ink-text); font-weight: 700; }
.prose a { color: var(--gold-dk); font-weight: 600; text-decoration: underline; text-underline-offset: 3px; }
.prose a:hover { color: var(--gold); }
.prose ul, .prose ol { display: grid; gap: 12px; padding-left: 26px; }
.prose ul li { list-style: none; position: relative; }
.prose ul li::before { content: ""; position: absolute; left: -22px; top: 11px; width: 7px; height: 7px; border-radius: 50%; background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); }
.prose ol { list-style: decimal; }
.prose ol li::marker { color: var(--gold-dk); font-weight: 700; }
.prose blockquote { border-left: 3px solid var(--gold); padding: 6px 0 6px 26px; font-family: var(--font-serif); font-style: italic; font-size: 1.3rem; color: var(--ink-text); }
.prose .callout { background: linear-gradient(140deg, #fafbfd, var(--ivory-2)); border: 1px solid var(--cream-line); border-left: 3px solid var(--gold); border-radius: var(--radius); padding: 22px 26px; box-shadow: var(--shadow-sm); }
.prose .callout p { margin: 0; }
.prose table { width: 100%; border-collapse: collapse; font-size: .98rem; }
.prose th, .prose td { text-align: left; padding: 12px 14px; border-bottom: 1px solid var(--cream-line); }
.prose th { font-family: var(--font-sans); font-size: .78rem; letter-spacing: .08em; text-transform: uppercase; color: var(--ink-mut); }
.prose td strong { color: var(--gold-dk); }
.toc { background: linear-gradient(140deg, #fafbfd, var(--ivory-2)); border: 1px solid var(--cream-line); border-radius: var(--radius-lg); padding: 26px 30px; margin-bottom: 42px; box-shadow: var(--shadow-sm); }
.toc h4 { font-family: var(--font-sans); font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mut); margin-bottom: 14px; }
.toc ol { display: grid; gap: 9px; padding-left: 20px; list-style: decimal; }
.toc a { color: var(--ink-body); }
.toc a:hover { color: var(--gold-dk); }
.toc li::marker { color: var(--gold-dk); }
.author-box { display: flex; gap: 20px; align-items: center; margin-top: 52px; padding: 28px; background: linear-gradient(140deg, #fafbfd, var(--ivory-2)); border: 1px solid var(--cream-line); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm); }
.author-box .av { width: 72px; height: 72px; border-radius: 50%; flex: none; background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); display: grid; place-items: center; font-family: var(--font-serif); font-size: 1.5rem; color: #ffffff; box-shadow: 0 6px 16px rgba(140,22,34,.35); }
.author-box .nm { font-family: var(--font-serif); font-size: 1.2rem; color: var(--ink-text); }
.author-box .rl { color: var(--gold-dk); font-size: .86rem; margin: 2px 0 6px; }
.author-box p { color: var(--ink-body); font-size: .94rem; margin: 0; }

/* ---------- 22. FAQ ---------- */
.faq { border-radius: var(--radius-lg); overflow: hidden; border: 1px solid var(--glass-line); background: var(--glass); backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur)); box-shadow: inset 0 1px 0 rgba(255,255,255,.06); }
.section--light .faq { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.faq-item { border-bottom: 1px solid var(--ink-line); padding: 0 clamp(18px, 3vw, 34px); transition: background .3s; }
.faq-item:last-child { border-bottom: none; }
.faq-item.open { background: rgba(199,50,64,.05); }
.section--light .faq-item { border-bottom-color: var(--cream-line); }
.faq-q { width: 100%; text-align: left; display: flex; justify-content: space-between; gap: 20px; align-items: center; padding: 24px 0; font-family: var(--font-serif); font-size: 1.2rem; color: var(--text-hi); }
.section--light .faq-q { color: var(--ink-text); }
.faq-q .ico { flex: none; width: 30px; height: 30px; border-radius: 50%; border: 1px solid rgba(199,50,64,.55); color: var(--gold); display: grid; place-items: center; transition: transform .35s var(--ease), background .3s; font-size: 1.25rem; line-height: 1; }
.faq-item.open .faq-q .ico { transform: rotate(45deg); background: rgba(199,50,64,.15); }
.faq-a { max-height: 0; overflow: hidden; transition: max-height .45s var(--ease); }
.faq-a p { padding: 0 0 26px; color: var(--text-mut); max-width: 72ch; }
.section--light .faq-a p { color: var(--ink-body); }

/* ---------- 23. Footer ---------- */
.site-footer { position: relative; background: linear-gradient(180deg, rgba(4,6,11,.65), #04060b); color: var(--text-mut); overflow: hidden; }
.site-footer::before { content: ""; position: absolute; top: 0; left: 0; right: 0; height: 1px; background: linear-gradient(90deg, transparent, rgba(199,50,64,.5), transparent); }
.site-footer::after { content: ""; position: absolute; inset: auto -10% -46% -10%; height: 80%; background: radial-gradient(50% 60% at 50% 100%, rgba(199,50,64,.1), transparent 70%); pointer-events: none; }
.footer-top { display: grid; grid-template-columns: 1.7fr 1fr 1fr 1fr 1.3fr; gap: clamp(26px, 3.4vw, 48px); padding-block: clamp(60px, 7vw, 92px); position: relative; z-index: 1; }
.footer-brand .brand { margin-bottom: 22px; }
.footer-about { font-size: .95rem; line-height: 1.75; max-width: 36ch; }
.footer-social { display: flex; gap: 12px; margin-top: 24px; }
.footer-social a { width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; border: 1px solid var(--glass-line); background: rgba(255,255,255,.03); transition: all .3s var(--ease); }
.footer-social a:hover { border-color: var(--gold); background: rgba(199,50,64,.12); transform: translateY(-3px); box-shadow: var(--shadow-glow); }
.footer-social svg { width: 17px; height: 17px; stroke: var(--gold); fill: none; stroke-width: 1.6; }
.footer-col h4 { font-family: var(--font-sans); font-size: .78rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold); margin-bottom: 22px; }
.footer-col ul { display: grid; gap: 13px; }
.footer-col a { font-size: .95rem; display: inline-flex; align-items: center; gap: 8px; }
.footer-col a::before { content: "→"; font-size: .8em; color: var(--gold-dk); opacity: 0; transform: translateX(-6px); transition: opacity .3s, transform .3s; }
.footer-col a:hover { color: var(--gold-lt); }
.footer-col a:hover::before { opacity: 1; transform: none; }
.footer-contact li { display: flex; gap: 12px; align-items: flex-start; font-size: .95rem; margin-bottom: 15px; }
.footer-contact svg { width: 18px; height: 18px; flex: none; stroke: var(--gold); fill: none; stroke-width: 1.6; margin-top: 3px; }
.footer-bottom { border-top: 1px solid var(--ink-line); padding-block: 28px; display: flex; flex-wrap: wrap; gap: 14px 26px; justify-content: space-between; align-items: center; font-size: .83rem; position: relative; z-index: 1; }
.footer-bottom .legal { display: flex; gap: 22px; flex-wrap: wrap; }
.footer-bottom .legal a:hover { color: var(--gold-lt); }
.footer-eho { display: flex; align-items: center; gap: 12px; max-width: 62ch; line-height: 1.5; }
.footer-eho svg { width: 34px; height: 34px; flex: none; stroke: var(--text-mut); fill: none; stroke-width: 4; }

/* ---------- 24. Reveal animations (JS-gated: html.js only) ---------- */
html.js .reveal { opacity: 0; transform: translateY(30px); filter: blur(6px); transition: opacity .9s var(--ease-out), transform .9s var(--ease-out), filter .9s var(--ease-out); will-change: opacity, transform, filter; }
html.js .reveal.in { opacity: 1; transform: none; filter: none; }
html.js .reveal[data-delay="1"] { transition-delay: .1s; }
html.js .reveal[data-delay="2"] { transition-delay: .2s; }
html.js .reveal[data-delay="3"] { transition-delay: .3s; }
html.js .reveal[data-delay="4"] { transition-delay: .4s; }

/* ---------- 25. Misc ---------- */
.divider-lux { display: flex; align-items: center; justify-content: center; gap: 14px; color: var(--gold); margin: 0 auto 22px; }
.divider-lux::before, .divider-lux::after { content: ""; width: 46px; height: 1px; background: currentColor; opacity: .6; }
.pill { display: inline-block; padding: 7px 16px; border-radius: var(--radius-pill); background: rgba(199,50,64,.1); border: 1px solid rgba(199,50,64,.35); color: var(--gold-lt); font-size: .8rem; letter-spacing: .04em; backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); }
.skip-link { position: absolute; left: -999px; top: 0; z-index: 9999; background: var(--gold); color: #ffffff; padding: 12px 20px; border-radius: 0 0 var(--radius) 0; font-weight: 600; }
.skip-link:focus { left: 0; }
.mt-0 { margin-top: 0; } .mb-0 { margin-bottom: 0; }

/* map frame */
.map-frame { border-radius: var(--radius-lg); overflow: hidden; border: 1px solid var(--cream-line); box-shadow: var(--shadow-sm); position: relative; }
.map-frame iframe { display: block; border: 0; width: 100%; height: 320px; filter: saturate(.85) contrast(1.02); }

/* ---------- Property landing pages ---------- */
.hero--photo::after {
  background: linear-gradient(100deg, rgba(4,6,11,.82) 0%, rgba(5,8,14,.45) 55%, rgba(5,8,14,.12) 100%),
              linear-gradient(0deg, var(--ink) 0%, rgba(7,10,18,0) 30%);
}
.prop-hero-price { font-family: var(--font-serif); font-size: clamp(2rem, 4.4vw, 3.2rem); line-height: 1; background: linear-gradient(120deg, #fff, var(--gold-lt) 60%, var(--gold)); -webkit-background-clip: text; background-clip: text; color: transparent; display: inline-block; }
.prop-hero-price .sold-note { font-size: .38em; letter-spacing: .18em; text-transform: uppercase; -webkit-text-fill-color: var(--gold-lt); vertical-align: middle; margin-left: 10px; }

.prop-stats { display: grid; grid-template-columns: repeat(auto-fit, minmax(140px, 1fr)); gap: 14px; margin-bottom: clamp(36px, 5vw, 56px); }
.prop-stat { background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm); text-align: center; padding: 20px 14px; }
.prop-stat .n { font-family: var(--font-serif); font-size: clamp(1.5rem, 2.4vw, 2.1rem); color: var(--ink-text); line-height: 1.1; }
.prop-stat .l { font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mut); margin-top: 7px; }

.prop-layout { display: grid; grid-template-columns: 1.6fr .9fr; gap: clamp(30px, 4vw, 56px); align-items: start; }
.prop-main { min-width: 0; }
.prop-block { margin-bottom: clamp(38px, 5vw, 56px); }
.prop-block h2 { font-size: clamp(1.6rem, 3vw, 2.2rem); margin-bottom: 18px; }
.prop-desc { color: var(--ink-body); font-size: 1.08rem; line-height: 1.85; }
.feature-list { display: grid; grid-template-columns: repeat(auto-fill, minmax(240px, 1fr)); gap: 13px 26px; margin-top: 6px; }
.feature-list li { display: flex; gap: 11px; align-items: flex-start; color: var(--ink-body); background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius); padding: 12px 16px; box-shadow: var(--shadow-sm); }
.feature-list svg { width: 19px; height: 19px; flex: none; stroke: var(--gold-dk); fill: none; stroke-width: 2; margin-top: 3px; }

.gallery { display: grid; grid-template-columns: repeat(auto-fill, minmax(230px, 1fr)); gap: 14px; }
.gallery-item { border-radius: var(--radius); overflow: hidden; border: 1px solid var(--cream-line); box-shadow: var(--shadow-sm); aspect-ratio: 4/3; }
.gallery-item:first-child { grid-column: span 2; grid-row: span 2; aspect-ratio: auto; }
.gallery-item img { width: 100%; height: 100%; object-fit: cover; cursor: zoom-in; transition: transform .6s var(--ease), filter .4s; }
.gallery-item img:hover { transform: scale(1.05); filter: brightness(1.06); }

.prop-side { position: sticky; top: calc(var(--nav-h) + 24px); display: grid; gap: 20px; }
.prop-price-card { background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm); padding: 28px; text-align: center; }
.prop-price-card .label { font-size: .76rem; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-mut); }
.prop-price-card .amount { font-family: var(--font-serif); font-size: clamp(2rem, 3.4vw, 2.7rem); margin: 10px 0 4px; background: linear-gradient(120deg, var(--gold-dk), var(--gold)); -webkit-background-clip: text; background-clip: text; color: transparent; }
.prop-facts { margin: 18px 0 22px; padding-top: 16px; border-top: 1px solid var(--cream-line); display: grid; gap: 10px; text-align: left; }
.prop-facts .row { display: flex; justify-content: space-between; font-size: .92rem; color: var(--ink-mut); }
.prop-facts .row span:last-child { color: var(--ink-text); font-weight: 600; }
.agent-card { background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm); padding: 18px 20px; display: flex; gap: 16px; align-items: center; }
.agent-card img { width: 64px; height: 64px; border-radius: 50%; object-fit: cover; flex: none; box-shadow: 0 0 0 2px #fff, 0 0 0 4px rgba(165,30,45,.4); }
.agent-card .nm { font-family: var(--font-serif); font-size: 1.12rem; color: var(--ink-text); }
.agent-card .rl { font-size: .78rem; color: var(--ink-mut); margin: 2px 0 4px; }
.agent-card a { color: var(--gold-dk); font-weight: 600; font-size: .95rem; }

/* lightbox */
.lightbox { position: fixed; inset: 0; z-index: 9995; background: rgba(4,6,11,.94); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); display: none; align-items: center; justify-content: center; padding: 4vmin; }
.lightbox.open { display: flex; }
.lightbox img { max-width: 92vw; max-height: 90vh; border-radius: var(--radius); box-shadow: var(--shadow-md); }
.lightbox-close { position: absolute; top: 18px; right: 22px; font-size: 2.4rem; color: #fff; line-height: 1; opacity: .8; }
.lightbox-close:hover { opacity: 1; color: var(--gold-lt); }
.lightbox-nav { position: absolute; top: 50%; transform: translateY(-50%); font-size: 3rem; color: #fff; opacity: .7; padding: 20px; line-height: 1; }
.lightbox-nav:hover { opacity: 1; color: var(--gold-lt); }
.lightbox-nav.prev { left: 8px; } .lightbox-nav.next { right: 8px; }

/* ---------- Journey timeline (buyers/sellers) ---------- */
.journey { position: relative; padding-left: 74px; display: grid; gap: clamp(26px, 4vw, 42px); }
.journey::before { content: ""; position: absolute; left: 27px; top: 10px; bottom: 10px; width: 2px; background: var(--cream-line); border-radius: 2px; }
.journey-fill { position: absolute; left: 27px; top: 10px; width: 2px; height: 0; max-height: calc(100% - 20px); background: linear-gradient(180deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk)); box-shadow: 0 0 12px rgba(199,50,64,.45); border-radius: 2px; z-index: 1; }
.journey-step { position: relative; }
.journey-dot {
  position: absolute; left: -74px; top: 10px; width: 56px; height: 56px; border-radius: 50%; z-index: 2;
  display: grid; place-items: center; font-family: var(--font-serif); font-size: 1.15rem;
  background: #fff; border: 2px solid var(--cream-line); color: var(--ink-mut); box-shadow: var(--shadow-sm);
  transition: background .45s var(--ease), color .45s, border-color .45s, box-shadow .45s, transform .45s var(--ease-out);
}
.journey-step.active .journey-dot { background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk)); color: #fff; border-color: transparent; box-shadow: 0 8px 24px rgba(140,22,34,.4); transform: scale(1.08); }
.journey-card {
  position: relative; overflow: hidden; display: grid; grid-template-columns: 150px 1fr; gap: 22px; align-items: center;
  background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); padding: 18px; box-shadow: var(--shadow-sm);
  transition: transform .4s var(--ease-out), box-shadow .4s, border-color .4s;
}
.journey-step.active .journey-card { border-color: rgba(140,22,34,.3); }
.journey-card:hover { transform: translateY(-4px); box-shadow: 0 18px 44px rgba(23,29,40,.14); }
.journey-card img { width: 100%; height: 100%; min-height: 116px; object-fit: cover; border-radius: var(--radius); }
.journey-card h3 { font-size: 1.22rem; margin-bottom: 8px; color: var(--ink-text); }
.journey-card p { color: var(--ink-body); font-size: .96rem; margin: 0; }
@media (max-width: 640px) {
  .journey { padding-left: 54px; }
  .journey::before, .journey-fill { left: 19px; }
  .journey-dot { left: -54px; width: 40px; height: 40px; font-size: .95rem; }
  .journey-card { grid-template-columns: 1fr; padding: 14px; }
  .journey-card img { min-height: 150px; }
}

/* ---------- Blog index: featured post + report signup ---------- */
.post-feature {
  display: grid; grid-template-columns: 1.15fr 1fr; overflow: hidden; position: relative;
  background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm);
  transition: transform .45s var(--ease-out), box-shadow .45s;
}
.post-feature:hover { transform: translateY(-5px); box-shadow: 0 24px 60px rgba(23,29,40,.16), 0 0 0 1px rgba(140,22,34,.28); }
.pf-media { display: block; overflow: hidden; min-height: 320px; position: relative; }
.pf-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, transparent 70%, rgba(255,255,255,.06)); }
.pf-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.post-feature:hover .pf-media img { transform: scale(1.05); }
.pf-body { padding: clamp(28px, 4vw, 52px); display: flex; flex-direction: column; gap: 16px; justify-content: center; }
.pf-tags { display: flex; align-items: center; gap: 14px; }
.pf-tags .pill { background: linear-gradient(120deg, var(--gold-lt), var(--gold)); color: #fff; border: none; font-weight: 600; }
.pf-body h2 { font-size: clamp(1.5rem, 2.8vw, 2.3rem); line-height: 1.18; }
.pf-body h2 a:hover { color: var(--gold-dk); }
.pf-body p { color: var(--ink-body); font-size: 1.02rem; }
.pf-body .post-meta { color: var(--ink-mut); }
.post-card.hide-cat, .post-feature.hide-cat { display: none; }

.report-form { display: flex; flex-wrap: wrap; gap: 14px; justify-content: center; max-width: 560px; margin-inline: auto; }
.report-form input[type=email] {
  flex: 1; min-width: 240px; padding: 16px 20px; border-radius: var(--radius-pill);
  background: rgba(7,10,18,.6); border: 1px solid var(--glass-line); color: var(--text-hi);
  transition: border-color .3s, box-shadow .3s;
}
.report-form input[type=email]::placeholder { color: var(--text-mut); }
.report-form input[type=email]:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 4px rgba(199,50,64,.16); }

@media (max-width: 860px) {
  .post-feature { grid-template-columns: 1fr; }
  .pf-media { min-height: 230px; }
}

/* light-section variants for dark-first components */
.section--light .team-card { background: #fff; border-color: var(--cream-line); backdrop-filter: none; -webkit-backdrop-filter: none; box-shadow: var(--shadow-sm); }
.section--light .team-info p { color: var(--ink-body); }
.section--light .team-contact a { border-color: var(--cream-line); background: #fff; }
.section--light .listing-loc, .section--light .post-meta { color: var(--ink-mut); }

@media (max-width: 1024px) {
  .prop-layout { grid-template-columns: 1fr; }
  .prop-side { position: static; }
}
@media (max-width: 640px) {
  .gallery { grid-template-columns: 1fr 1fr; }
  .gallery-item:first-child { grid-column: 1 / -1; grid-row: auto; }
}

/* ---------- 26. Responsive ---------- */
/* Declutter the horizontal nav before it collapses: the topbar already shows
   the phone, so drop the nav-phone pill and tighten link spacing first. */
@media (max-width: 1340px) {
  .nav-links { gap: 20px; }
  .nav-phone { display: none; }
}
@media (max-width: 1080px) {
  .footer-top { grid-template-columns: 1fr 1fr; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 36px 20px; }
  .stat + .stat::before { display: none; }
  .calc { grid-template-columns: 1fr; }
  /* Eight nav items + CTA overflow a horizontal bar below ~1100px, so switch
     to the full-screen hamburger menu here instead of at phone widths. */
  :root { --nav-h: 72px; }
  .nav-links, .nav-phone { display: none; }
  .nav-toggle { display: flex; }
  /* backdrop-filter makes the header a containing block for its position:fixed
     child, which would trap the full-screen menu inside the header box.
     Drop it (and the topbar's) only while the menu is open so the overlay
     escapes to the viewport. */
  html.nav-open .site-header, html.nav-open .topbar {
    backdrop-filter: none; -webkit-backdrop-filter: none;
  }
  html.nav-open .site-header { background: transparent; border-color: transparent; box-shadow: none; }
  .nav-links.mobile-open {
    display: flex; position: fixed; inset: 0; z-index: 200; flex-direction: column; justify-content: center; align-items: center; gap: 2px;
    background: linear-gradient(180deg, rgba(6,9,16,.99), rgba(9,6,10,.99)); backdrop-filter: blur(30px) saturate(1.4); -webkit-backdrop-filter: blur(30px) saturate(1.4);
    padding: calc(env(safe-area-inset-top) + 84px) 26px calc(env(safe-area-inset-bottom) + 34px);
    overflow-y: auto; overscroll-behavior: contain;
  }
  .nav-links.mobile-open > a:not(.btn) { font-family: var(--font-serif); font-size: clamp(1.4rem, 5.4vw, 2rem); line-height: 1.1; padding: 11px 6px; color: var(--text-hi); width: 100%; max-width: 320px; text-align: center; border-bottom: 1px solid rgba(255,255,255,.07); }
  .nav-links.mobile-open > a:not(.btn):last-of-type { border-bottom: none; }
  .nav-links.mobile-open > a.active { color: var(--gold-lt); }
  .nav-links.mobile-open > a::after { display: none; }
  .nav-links.mobile-open .btn { margin-top: 20px; width: 100%; max-width: 320px; }
}
@media (max-width: 900px) {
  .split { grid-template-columns: 1fr; }
  .split--media-right .split-media { order: 0; }
  .split-media .frame img { aspect-ratio: 4/5; object-position: center 15%; }
  .split-media::before { inset: 16px -16px -16px 16px; }
  .badge-float { right: 14px; bottom: -20px; }
  .topbar-left { gap: 14px; }
  .topbar .container { justify-content: center; }
  .topbar-social { display: none; }
  .hero { min-height: 88vh; }
  .cursor-glow { display: none; }
}
@media (max-width: 560px) {
  body { font-size: 16px; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
  .hero-stats { gap: 12px; }
  .hero-stat { min-width: calc(50% - 6px); padding: 14px 18px; }
  .cards, .post-grid { grid-template-columns: 1fr; }
  .btn { width: 100%; }
  .filters .filter-btn { flex: 1; text-align: center; }
  .result-count { width: 100%; margin: 6px 0 0; }
  .topbar-left .hide-sm { display: none; }
  .to-top { right: 16px; bottom: 16px; }
  .scroll-cue { display: none; }
}

/* ---------- 27b. Mobile polish & touch ergonomics ---------- */
/* Anchor targets (#valuation, #calculator, #contact, property sections)
   should clear the sticky header when jumped to. :where() keeps specificity 0. */
:where([id]) { scroll-margin-top: calc(var(--nav-h) + 16px); }

/* The full-screen nav overlay sits below the floating widgets; hide them while it's open. */
html.nav-open .to-top { display: none !important; }

/* Comfortable touch targets on touch devices (doesn't affect mouse users). */
@media (pointer: coarse) {
  .topbar-left a, .topbar-social a, .topbar-rating { padding-block: 5px; }
  .crumbs { padding: 11px 18px; }
  .crumbs a { padding: 3px 1px; }
  .footer-col a, .footer-bottom .legal a { padding-block: 6px; }
  .footer-contact li a { padding-block: 3px; }
  .nav-links.mobile-open > a:not(.btn) { padding-block: 15px; } /* even roomier menu rows */
  /* easier-to-grab range-slider thumbs (mortgage / affordability / net-proceeds) */
  input[type=range] { height: 8px; }
  input[type=range]::-webkit-slider-thumb { width: 28px; height: 28px; }
  input[type=range]::-moz-range-thumb { width: 28px; height: 28px; }
  /* keep interactive controls from feeling cramped */
  .filter-btn { min-height: 44px; }
  .faq-q { min-height: 52px; }
}

/* ---------- 27. Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  html.js .reveal { opacity: 1 !important; transform: none !important; filter: none !important; }
  .cursor-dot, .cursor-ring, .cursor-glow { display: none !important; }
  .fx-cursor, .fx-cursor a, .fx-cursor button { cursor: auto !important; }
  [data-tilt] { transform: none !important; }
}

/* =====================================================================
   14. MLS SEARCH  —  hero search bar, filter shell, results
   Live Doorify MLS data. Same tokens as the rest of the system:
   crimson accent on deep ink, glass surfaces, Playfair headings.
   ===================================================================== */

/* ---------- hero search (homepage) ---------- */
.hero-search {
  margin-top: 34px;
  padding: 14px;
  background: var(--glass-hi);
  border: 1px solid var(--glass-line);
  border-radius: var(--radius-lg);
  backdrop-filter: blur(var(--glass-blur));
  -webkit-backdrop-filter: blur(var(--glass-blur));
  box-shadow: var(--shadow-md), inset 0 1px 0 rgba(255,255,255,.09);
  display: grid;
  grid-template-columns: 2fr 1fr 1fr auto;
  gap: 10px;
  align-items: stretch;
  max-width: 880px;
}
.hero-search .sf-label { display: block; font-size: .68rem; letter-spacing: .12em; text-transform: uppercase; color: var(--text-mut); margin-bottom: 5px; padding-left: 2px; }
.hero-search .sf { display: flex; flex-direction: column; justify-content: center; }

.sf-input, .sf-select {
  width: 100%;
  padding: 12px 14px;
  font-family: var(--font-sans);
  font-size: .95rem;
  color: var(--text-hi);
  background: rgba(7,10,18,.55);
  border: 1px solid rgba(255,255,255,.12);
  border-radius: var(--radius);
  transition: border-color .25s var(--ease), box-shadow .25s var(--ease), background .25s var(--ease);
  appearance: none;
}
.sf-input::placeholder { color: var(--text-mut); }
.sf-input:hover, .sf-select:hover { border-color: rgba(199,50,64,.45); }
.sf-input:focus-visible, .sf-select:focus-visible {
  outline: none;
  border-color: var(--gold);
  background: rgba(7,10,18,.8);
  box-shadow: 0 0 0 3px rgba(199,50,64,.22);
}
.sf-select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%238b95a4' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 11px center;
  background-size: 15px;
  padding-right: 34px;
  cursor: pointer;
}
.sf-select option { background: var(--ink-2); color: var(--text-hi); }

.hero-search .sf-go { align-self: end; }
.hero-search .btn { width: 100%; justify-content: center; padding: 13px 30px; }

@media (max-width: 860px) {
  .hero-search { grid-template-columns: 1fr 1fr; }
  .hero-search .sf:first-child { grid-column: 1 / -1; }
  .hero-search .sf-go { grid-column: 1 / -1; }
}

/* ---------- search page shell ---------- */
.search-shell { position: sticky; top: var(--nav-h); z-index: 40; padding: 16px 0; background: rgba(7,10,18,.82); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); border-bottom: 1px solid var(--ink-line); }
.search-bar { display: grid; grid-template-columns: 2fr repeat(4, 1fr) auto; gap: 10px; align-items: end; }
.search-bar .sf-label { display: block; font-size: .66rem; letter-spacing: .11em; text-transform: uppercase; color: var(--text-mut); margin-bottom: 5px; padding-left: 2px; }
@media (max-width: 1080px) { .search-bar { grid-template-columns: 1fr 1fr 1fr; } .search-bar .sf-wide { grid-column: 1 / -1; } }
@media (max-width: 620px) { .search-bar { grid-template-columns: 1fr 1fr; } }

.search-reset { background: none; border: none; color: var(--text-mut); font-family: var(--font-sans); font-size: .84rem; cursor: pointer; padding: 12px 6px; text-decoration: underline; text-underline-offset: 3px; transition: color .2s var(--ease); }
.search-reset:hover { color: var(--gold-lt); }

/* ---------- results meta ---------- */
.result-bar { display: flex; flex-wrap: wrap; gap: 16px; align-items: baseline; justify-content: space-between; margin: 34px 0 26px; }
.result-count { font-family: var(--font-serif); font-size: 1.45rem; color: var(--text-hi); }
.result-count b { color: var(--gold-lt); font-weight: 600; }
.result-sort { display: flex; align-items: center; gap: 9px; font-size: .85rem; color: var(--text-mut); }
.result-sort .sf-select { width: auto; padding: 9px 32px 9px 12px; font-size: .86rem; }

/* ---------- loading skeletons ---------- */
.sk-card { border-radius: var(--radius-lg); overflow: hidden; background: var(--ink-3); border: 1px solid var(--ink-line); }
.sk-media { aspect-ratio: 4/3; }
.sk-line { height: 12px; margin: 14px 22px; border-radius: 6px; }
.sk-line.short { width: 45%; }
.sk-media, .sk-line { background: linear-gradient(100deg, rgba(255,255,255,.03) 20%, rgba(255,255,255,.08) 40%, rgba(255,255,255,.03) 60%); background-size: 220% 100%; animation: sk-shimmer 1.4s var(--ease) infinite; }
@keyframes sk-shimmer { to { background-position: -120% 0; } }

/* ---------- empty & error states ---------- */
.search-empty { grid-column: 1 / -1; text-align: center; padding: 70px 20px; }
.search-empty h3 { font-family: var(--font-serif); font-size: 1.6rem; color: var(--text-hi); margin-bottom: 10px; }
.search-empty p { color: var(--text-mut); max-width: 480px; margin: 0 auto 22px; }

/* ---------- address-suppressed listings (PDL 4.4 seller opt-out) ---------- */
.listing-addr .addr-withheld { color: var(--text-mut); font-style: italic; font-size: .92em; }

/* ---------- IDX attribution (PDL 4.4 — required, not decorative) ---------- */
.listing-broker { font-size: .74rem; color: var(--text-mut); margin-top: 10px; padding-top: 10px; border-top: 1px solid var(--ink-line); line-height: 1.5; }
.idx-disclaimer { margin-top: 54px; padding: 24px 0 4px; border-top: 1px solid var(--ink-line); font-size: .78rem; line-height: 1.7; color: var(--text-mut); }
.idx-disclaimer strong { color: var(--text); font-weight: 600; }

/* ---------- load more ---------- */
.load-more-wrap { text-align: center; margin-top: 46px; }
.load-more-wrap .btn[aria-busy="true"] { opacity: .6; pointer-events: none; }

/* ---------- focus visibility (PDL 4.2 / ADA) ---------- */
.sf-input:focus-visible, .sf-select:focus-visible, .search-reset:focus-visible,
.listing-card .stretched:focus-visible {
  outline: 2px solid var(--gold-lt);
  outline-offset: 2px;
}
.listing-card:focus-within { border-color: rgba(199,50,64,.5); box-shadow: var(--shadow-glow); }

@media (prefers-reduced-motion: reduce) {
  .sk-media, .sk-line { animation: none; }
}

/* =====================================================================
   15. VALUATION WIDGET + PROPERTY DETAIL
   ===================================================================== */

/* ---------- valuation steps ---------- */
.val-widget { background: var(--glass); border: 1px solid var(--glass-line); border-radius: var(--radius-lg); padding: clamp(22px, 4vw, 40px); backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur)); box-shadow: var(--shadow-md), inset 0 1px 0 rgba(255,255,255,.07); }
.val-steps { display: flex; gap: 6px; list-style: none; padding: 0; margin: 0 0 28px; counter-reset: vstep; }
.val-steps li { flex: 1; text-align: center; font-size: .74rem; letter-spacing: .08em; text-transform: uppercase; color: var(--text-mut); padding-top: 34px; position: relative; counter-increment: vstep; }
.val-steps li::before { content: counter(vstep); position: absolute; top: 0; left: 50%; transform: translateX(-50%); width: 26px; height: 26px; border-radius: 50%; display: grid; place-items: center; font-size: .78rem; font-weight: 600; background: rgba(255,255,255,.06); border: 1px solid var(--glass-line); color: var(--text-mut); transition: all .3s var(--ease); }
.val-steps li.active { color: var(--gold-lt); }
.val-steps li.active::before { background: linear-gradient(120deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk)); color: #fff; border-color: transparent; box-shadow: 0 6px 18px rgba(199,50,64,.4); }
.val-steps li.done::before { content: "✓"; background: rgba(89,168,119,.25); color: var(--success); border-color: rgba(89,168,119,.4); }
.val-steps li::after { content: ""; position: absolute; top: 13px; left: calc(50% + 20px); right: calc(-50% + 20px); height: 1px; background: var(--glass-line); }
.val-steps li:last-child::after { display: none; }

.val-panel .field label .opt { color: var(--text-mut); font-weight: 400; text-transform: none; letter-spacing: 0; }
.val-actions { margin-top: 24px; display: flex; flex-wrap: wrap; gap: 16px; align-items: center; }
.val-tease { font-size: 1.02rem; color: var(--text-hi); margin-bottom: 20px; }
.val-tease b { color: var(--gold-lt); }

/* ---------- the reveal ---------- */
.val-result { text-align: center; }
.val-kicker { font-size: .78rem; letter-spacing: .14em; text-transform: uppercase; color: var(--text-mut); margin-bottom: 14px; }
.val-range { display: flex; align-items: baseline; justify-content: center; gap: clamp(14px, 3vw, 34px); flex-wrap: wrap; }
.val-low, .val-high { font-family: var(--font-serif); font-size: clamp(1.1rem, 2.4vw, 1.6rem); color: var(--text-mut); }
.val-mid { font-family: var(--font-serif); font-size: clamp(2.2rem, 5.5vw, 3.6rem); color: var(--text-hi); background: linear-gradient(120deg, var(--gold-lt), #f6d9b8 55%, var(--gold)); -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; }
.val-bar { height: 6px; max-width: 420px; margin: 18px auto 0; border-radius: 3px; background: rgba(255,255,255,.08); position: relative; overflow: hidden; }
.val-bar i { position: absolute; inset: 0 18%; border-radius: 3px; background: linear-gradient(90deg, var(--gold-dk), var(--gold), var(--gold-lt)); animation: val-pulse 2.4s var(--ease) infinite alternate; }
@keyframes val-pulse { from { opacity: .75; } to { opacity: 1; } }
.val-note { max-width: 620px; margin: 20px auto 0; color: var(--text); font-size: .95rem; line-height: 1.7; }
.val-note b { color: var(--text-hi); }

.val-comps { margin-top: 40px; text-align: left; }
.val-h3 { font-family: var(--font-serif); font-size: 1.35rem; color: var(--text-hi); margin-bottom: 18px; text-align: center; }
.val-comp-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(240px, 1fr)); gap: 14px; }
.val-comp { background: var(--ink-3); border: 1px solid var(--ink-line); border-radius: var(--radius); padding: 16px 18px; transition: border-color .25s var(--ease), transform .25s var(--ease); }
.val-comp:hover { border-color: rgba(199,50,64,.4); transform: translateY(-3px); }
.vc-price { font-family: var(--font-serif); font-size: 1.25rem; color: var(--gold-lt); }
.vc-addr { color: var(--text-hi); font-size: .92rem; margin-top: 4px; }
.vc-meta { color: var(--text-mut); font-size: .8rem; margin-top: 4px; }
.vc-broker { color: var(--text-mut); font-size: .7rem; margin-top: 8px; padding-top: 8px; border-top: 1px solid var(--ink-line); }
.val-cta { margin-top: 34px; display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

/* ---------- property detail ---------- */
.pd-grid { display: grid; grid-template-columns: minmax(0, 1fr) 360px; gap: clamp(24px, 3.5vw, 48px); align-items: start; }
@media (max-width: 980px) { .pd-grid { grid-template-columns: 1fr; } }
.pd-gallery { border-radius: var(--radius-lg); overflow: hidden; }
.pd-main { position: relative; aspect-ratio: 4/3; background: var(--ink-3); border-radius: var(--radius-lg); overflow: hidden; }
.pd-main img { width: 100%; height: 100%; object-fit: cover; }
.pd-main .badge { position: absolute; top: 16px; left: 16px; }
.pd-count { position: absolute; bottom: 14px; right: 14px; background: rgba(7,10,18,.72); color: var(--text-hi); font-size: .78rem; padding: 6px 12px; border-radius: var(--radius-pill); backdrop-filter: blur(8px); }
.pd-thumbs { display: flex; gap: 8px; margin-top: 10px; overflow-x: auto; padding-bottom: 4px; }
.pd-thumb { flex: 0 0 86px; height: 62px; border-radius: 8px; overflow: hidden; border: 2px solid transparent; padding: 0; background: none; cursor: pointer; opacity: .65; transition: opacity .2s var(--ease), border-color .2s var(--ease); }
.pd-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.pd-thumb:hover, .pd-thumb.active { opacity: 1; border-color: var(--gold); }
.pd-thumb:focus-visible { outline: 2px solid var(--gold-lt); outline-offset: 1px; }

.pd-head { margin-top: 26px; }
.pd-title { font-family: var(--font-serif); font-size: clamp(1.5rem, 3.2vw, 2.2rem); color: var(--text-hi); }
.pd-price { font-family: var(--font-serif); font-size: clamp(1.7rem, 3.6vw, 2.5rem); color: var(--gold-lt); margin-top: 12px; }
.pd-ppsf { font-family: var(--font-sans); font-size: .45em; color: var(--text-mut); margin-left: 12px; }
.pd-facts { display: grid; grid-template-columns: repeat(auto-fill, minmax(140px, 1fr)); gap: 10px; margin-top: 24px; }
.pd-fact { background: var(--ink-3); border: 1px solid var(--ink-line); border-radius: var(--radius); padding: 12px 14px; }
.pd-fact .l { font-size: .68rem; letter-spacing: .1em; text-transform: uppercase; color: var(--text-mut); }
.pd-fact .v { color: var(--text-hi); font-weight: 600; margin-top: 3px; }
.pd-h2 { font-family: var(--font-serif); font-size: 1.3rem; color: var(--text-hi); margin: 30px 0 12px; }
.pd-remarks { color: var(--text); line-height: 1.8; white-space: pre-line; }
.pd-note { color: var(--text-mut); font-size: .84rem; }
.pd-side { position: sticky; top: calc(var(--nav-h) + 20px); }
.pd-card { background: var(--glass-hi); border: 1px solid var(--glass-line); border-radius: var(--radius-lg); padding: 26px; backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur)); box-shadow: var(--shadow-md); }
.pd-card .sf-label { margin-top: 0; }
.pd-form-msg { color: var(--text-mut); font-size: .85rem; margin-top: 10px; min-height: 1.2em; }

/* =====================================================================
   16. AUDIT FIXES — contrast, focus, mobile, badges
   ===================================================================== */

/* The search/sold results live in .section--light (ivory), but the MLS search
   text styles above were written for dark ink. Light-context overrides so the
   result count, sort control, empty states, and the REQUIRED MLS attribution
   text (PDL 4.4) are actually legible where they render. */
.section--light .result-count { color: var(--ink-text); }
.section--light .result-count b { color: var(--gold-dk); }
.section--light .result-sort { color: var(--ink-mut); }
.section--light .result-sort .sf-select { color: var(--ink-text); background-color: #ffffff; border-color: var(--cream-line); }
.section--light .search-empty h3 { color: var(--ink-text); }
.section--light .search-empty p { color: var(--ink-body); }
.section--light .idx-disclaimer { color: var(--ink-mut); border-top-color: var(--cream-line); }
.section--light .idx-disclaimer strong { color: var(--ink-text); }

/* "Coming Soon" was nearly the same crimson as "Sold" — a buyer scanning cards
   couldn't tell an opportunity from a missed one. Steel-blue, clearly distinct. */
.badge--new { background: rgba(71,89,122,.85); color: #ffffff; }

/* Focus visibility on the remaining interactive pieces (WCAG 2.4.7 / PDL 4.2). */
.filter-btn:focus-visible, .faq-q:focus-visible, .btn:focus-visible,
.nav-links a:focus-visible, .pd-thumb:focus-visible, [data-mls-more]:focus-visible {
  outline: 2px solid var(--gold-lt);
  outline-offset: 3px;
}
.section--light .btn:focus-visible, .section--light .filter-btn:focus-visible {
  outline-color: var(--gold-dk);
}

/* Mobile: the sticky filter shell + sticky header together ate most of a phone
   screen; un-stick the filters on small viewports. And the full-screen mobile
   nav clipped its lower items on short screens — let it scroll. */
@media (max-width: 720px) {
  .search-shell { position: static; }
}
.nav-links.mobile-open { overflow-y: auto; justify-content: flex-start; padding-top: calc(var(--nav-h) + 24px); padding-bottom: 40px; }

/* In-grid lead capture card — reads as a listing card, converts like a form. */
.lead-card { background: linear-gradient(160deg, var(--ink-2), var(--ink-3)); border-color: rgba(199,50,64,.45); box-shadow: inset 0 1px 0 rgba(255,255,255,.06), 0 0 0 1px rgba(199,50,64,.18), var(--shadow-sm); }
.lead-card:hover { transform: none; }
.lead-card .sf-label { font-size: .62rem; }

/* Keyboard focus on result cards was invisible on light sections. */
.section--light .listing-card .stretched:focus-visible { outline-color: var(--gold-dk); }

/* =====================================================================
   17. PROPERTY DETAIL — LIGHT THEME + AGENT CARD
   Matches the custom property pages' ivory palette. The layout stays;
   only the colour system changes.
   ===================================================================== */

.crumbs--light a { color: var(--ink-mut); }
.crumbs--light a:hover { color: var(--gold-dk); }
.crumbs--light span { color: var(--ink-mut); }
.crumbs--light span:last-child { color: var(--gold-dk); opacity: 1; }

.section--light .pd-title { color: var(--ink-text); }
.section--light .pd-price { color: var(--gold-dk); }
.section--light .pd-ppsf { color: var(--ink-mut); }
.section--light .listing-loc { color: var(--ink-mut); }
.section--light .pd-h2 { color: var(--ink-text); }
.section--light .pd-remarks { color: var(--ink-body); }
.section--light .pd-note { color: var(--ink-mut); }
.section--light .pd-main { background: var(--ivory-2); }

.section--light .pd-fact { background: #ffffff; border-color: var(--cream-line); box-shadow: var(--shadow-sm); }
.section--light .pd-fact .l { color: var(--ink-mut); }
.section--light .pd-fact .v { color: var(--ink-text); }

.section--light .pd-card {
  background: #ffffff; border-color: var(--cream-line);
  backdrop-filter: none; -webkit-backdrop-filter: none;
  box-shadow: 0 18px 44px rgba(23,29,40,.10);
}
.section--light .pd-card .pd-h2 { color: var(--ink-text); }
.section--light .sf-label { color: var(--ink-mut); }
.section--light .sf-input, .section--light .sf-select {
  background: var(--ivory); color: var(--ink-text); border-color: var(--cream-line);
}
.section--light .sf-input::placeholder { color: var(--ink-mut); }
.section--light .sf-input:focus-visible, .section--light .sf-select:focus-visible {
  background: #ffffff; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(199,50,64,.16);
}
.section--light .pd-form-msg { color: var(--ink-mut); }
.section--light .listing-broker { color: var(--ink-mut); border-top-color: var(--cream-line); }
.section--light .addr-withheld { color: var(--ink-mut); }
.section--light .pd-thumb { opacity: .7; }
.section--light .pd-thumb:hover, .section--light .pd-thumb.active { opacity: 1; }

/* ---------- agent card (every property display) ---------- */
.pd-agent {
  display: flex; align-items: center; gap: 16px;
  background: #ffffff; border: 1px solid var(--cream-line);
  border-radius: var(--radius-lg); padding: 18px 20px; margin-bottom: 18px;
  box-shadow: 0 14px 34px rgba(23,29,40,.08);
}
.pd-agent-photo {
  width: 72px; height: 72px; border-radius: 50%; object-fit: cover; flex: none;
  border: 3px solid var(--gold-lt); box-shadow: 0 4px 14px rgba(199,50,64,.22);
}
.pd-agent-name { font-family: var(--font-serif); font-size: 1.22rem; color: var(--ink-text); line-height: 1.25; }
.pd-agent-role { font-size: .84rem; color: var(--ink-mut); margin-top: 2px; }
.pd-agent-phone {
  display: inline-block; margin-top: 6px; font-weight: 700; font-size: 1.05rem;
  color: var(--gold-dk); text-decoration: none; letter-spacing: .01em;
}
.pd-agent-phone:hover { color: var(--gold); text-decoration: underline; }
.pd-agent-phone:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 3px; border-radius: 4px; }

/* On dark surfaces (if the card is ever reused there) */
.section:not(.section--light) .pd-agent { background: var(--ink-3); border-color: var(--ink-line); box-shadow: var(--shadow-sm); }
.section:not(.section--light) .pd-agent-name { color: var(--text-hi); }
.section:not(.section--light) .pd-agent-role { color: var(--text-mut); }
.section:not(.section--light) .pd-agent-phone { color: var(--gold-lt); }

/* ---------- in-page search block (buyers, area pages) ---------- */
.page-search {
  display: grid; grid-template-columns: 2fr 1fr 1fr auto; gap: 12px; align-items: end;
  max-width: 940px; margin: 0 auto;
  background: #ffffff; border: 1px solid var(--cream-line);
  border-radius: var(--radius-lg); padding: 18px;
  box-shadow: 0 18px 44px rgba(23,29,40,.09);
}
.page-search .sf-label { color: var(--ink-mut); }
.page-search .sf-input, .page-search .sf-select {
  background: var(--ivory); color: var(--ink-text); border-color: var(--cream-line);
}
.page-search .sf-input::placeholder { color: var(--ink-mut); }
.page-search .sf-input:focus-visible, .page-search .sf-select:focus-visible {
  background: #fff; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(199,50,64,.16);
}
.page-search .btn { width: 100%; justify-content: center; padding: 13px 26px; }
@media (max-width: 860px) {
  .page-search { grid-template-columns: 1fr 1fr; }
  .page-search .sf-wide, .page-search .sf-go { grid-column: 1 / -1; }
}

/* =====================================================================
   18. MAP VIEW
   ===================================================================== */
.result-tools { display: flex; align-items: center; gap: 16px; flex-wrap: wrap; }
.view-toggle { display: inline-flex; background: var(--ivory-2); border: 1px solid var(--cream-line); border-radius: var(--radius-pill); padding: 3px; }
.view-toggle button {
  border: none; background: none; cursor: pointer; font-family: var(--font-sans);
  font-size: .82rem; font-weight: 600; letter-spacing: .04em; text-transform: uppercase;
  color: var(--ink-mut); padding: 8px 20px; border-radius: var(--radius-pill);
  transition: color .2s var(--ease), background .25s var(--ease), box-shadow .25s var(--ease);
}
.view-toggle button:hover { color: var(--ink-text); }
.view-toggle button.active {
  background: linear-gradient(120deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk));
  color: #fff; box-shadow: 0 4px 14px rgba(140,22,34,.3);
}
.view-toggle button:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 2px; }

/* The map only exists once the toggle is flipped. */
.map-panel { display: none; }
[data-mls-search].show-map .map-panel { display: block; }
[data-mls-search].show-map .cards,
[data-mls-search].show-map .load-more-wrap { display: none; }

.map-canvas {
  height: min(70vh, 640px); border-radius: var(--radius-lg); overflow: hidden;
  border: 1px solid var(--cream-line); box-shadow: 0 18px 44px rgba(23,29,40,.10);
  background: var(--ivory-2);
}
.map-canvas[aria-busy="true"] { opacity: .6; }
.map-note { text-align: center; font-size: .84rem; color: var(--ink-mut); margin-top: 12px; }

/* Price-label pins — on a property map the number is the information. */
.map-pin {
  display: inline-block; white-space: nowrap;
  background: linear-gradient(120deg, var(--gold), var(--gold-dk));
  color: #fff; font-family: var(--font-sans); font-size: .76rem; font-weight: 700;
  padding: 5px 10px; border-radius: var(--radius-pill);
  border: 1.5px solid rgba(255,255,255,.85);
  box-shadow: 0 3px 10px rgba(2,4,10,.35);
  transform: translate(-50%, -50%);
  transition: transform .18s var(--ease), box-shadow .18s var(--ease);
}
.map-pin:hover { transform: translate(-50%, -50%) scale(1.12); box-shadow: 0 6px 18px rgba(2,4,10,.45); z-index: 500; }
.map-pin--pending { background: linear-gradient(120deg, var(--silver-dk), #6c7684); }
.map-pin--sold { background: linear-gradient(120deg, var(--sold), #6d1420); }

.map-pop { text-align: center; font-family: var(--font-sans); }
.map-pop-price { font-family: var(--font-serif); font-size: 1.3rem; color: var(--ink-text); }
.map-pop-addr { font-size: .88rem; color: var(--ink-body); margin-top: 3px; }
.map-pop-specs { font-size: .8rem; color: var(--ink-mut); margin: 4px 0 10px; }
.leaflet-popup-content-wrapper { border-radius: var(--radius); }
.leaflet-container { font-family: var(--font-sans); }

/* ---------- recent-sales table (neighborhood pages) ---------- */
.sold-table-wrap { overflow-x: auto; border-radius: var(--radius-lg); border: 1px solid var(--cream-line); background: #ffffff; box-shadow: 0 14px 36px rgba(23,29,40,.07); }
.sold-table { width: 100%; border-collapse: collapse; font-size: .92rem; min-width: 620px; }
.sold-table thead th {
  text-align: left; font-size: .68rem; letter-spacing: .12em; text-transform: uppercase;
  color: var(--ink-mut); font-weight: 600; padding: 16px 18px; border-bottom: 1px solid var(--cream-line);
  background: var(--ivory); white-space: nowrap;
}
.sold-table tbody td { padding: 15px 18px; border-bottom: 1px solid var(--cream-line); color: var(--ink-body); vertical-align: middle; }
.sold-table tbody tr:last-child td { border-bottom: none; }
.sold-table tbody tr { transition: background .2s var(--ease); }
.sold-table tbody tr:hover { background: var(--ivory); }
.sold-table tbody td:first-child { color: var(--gold-dk); font-family: var(--font-serif); font-size: 1.05rem; white-space: nowrap; }
.sold-table tbody td:nth-child(2) { color: var(--ink-text); font-weight: 500; }

/* =====================================================================
   19. PROPERTY DETAIL v2
   Order follows eye-tracking on real-estate buyers: gallery -> specs ->
   CTA -> location -> description -> details -> agent. Long prose never
   precedes the specs.
   ===================================================================== */

/* ---------- gallery: owns the top ---------- */
.pd-gallery { display: grid; gap: 10px; margin-bottom: 30px; }
.pd-hero {
  position: relative; display: block; width: 100%; padding: 0; border: none; cursor: zoom-in;
  aspect-ratio: 16/10; border-radius: var(--radius-lg); overflow: hidden; background: var(--ivory-2);
}
.pd-hero img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .8s var(--ease); }
.pd-hero:hover img { transform: scale(1.03); }
.pd-hero:focus-visible { outline: 3px solid var(--gold-dk); outline-offset: 3px; }
.pd-hero--empty { cursor: default; }
.pd-hero .badge { position: absolute; top: 16px; left: 16px; }
.pd-count {
  position: absolute; bottom: 14px; right: 14px; background: rgba(7,10,18,.78); color: #fff;
  font-size: .78rem; font-weight: 600; padding: 7px 14px; border-radius: var(--radius-pill);
  backdrop-filter: blur(8px);
}
.pd-rail { display: grid; grid-template-columns: repeat(6, 1fr); gap: 10px; }
.pd-tile {
  aspect-ratio: 4/3; border-radius: var(--radius); overflow: hidden; border: none; padding: 0;
  cursor: zoom-in; background: var(--ivory-2); opacity: .92; transition: opacity .2s var(--ease), transform .2s var(--ease);
}
.pd-tile img { width: 100%; height: 100%; object-fit: cover; display: block; }
.pd-tile:hover { opacity: 1; transform: translateY(-2px); }
.pd-tile:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 2px; }
@media (max-width: 720px) { .pd-rail { grid-template-columns: repeat(3, 1fr); } .pd-rail button:nth-child(n+4) { display: none; } }

/* ---------- head + specs ---------- */
.pd-head { margin-bottom: 22px; }
.pd-title { font-family: var(--font-serif); font-size: clamp(1.7rem, 3.6vw, 2.6rem); color: var(--ink-text); line-height: 1.15; }
.pd-sub { color: var(--ink-mut); font-size: 1rem; margin-top: 6px; }
.pd-price { font-family: var(--font-serif); font-size: clamp(1.9rem, 4vw, 2.7rem); color: var(--gold-dk); margin-top: 14px; }
.pd-soldtag { font-family: var(--font-sans); font-size: .34em; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mut); vertical-align: middle; margin-left: 8px; }

.pd-specbar {
  display: grid; grid-template-columns: repeat(auto-fit, minmax(96px, 1fr)); gap: 1px;
  background: var(--cream-line); border: 1px solid var(--cream-line);
  border-radius: var(--radius-lg); overflow: hidden; margin-bottom: 26px;
}
.pd-spec { background: #fff; padding: 18px 14px; text-align: center; }
.pd-spec .v { font-family: var(--font-serif); font-size: 1.4rem; color: var(--ink-text); line-height: 1.1; }
.pd-spec .l { font-size: .64rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mut); margin-top: 6px; }

.pd-cta-inline { display: flex; gap: 12px; flex-wrap: wrap; margin-bottom: 34px; }
@media (max-width: 560px) { .pd-cta-inline .btn { flex: 1; justify-content: center; } }

/* ---------- content blocks ---------- */
.pd-grid { display: grid; grid-template-columns: minmax(0,1fr) 370px; gap: clamp(28px,4vw,54px); align-items: start; }
@media (max-width: 1000px) { .pd-grid { grid-template-columns: 1fr; } }
.pd-block { margin-bottom: 38px; }
.pd-h2 { font-family: var(--font-serif); font-size: 1.4rem; color: var(--ink-text); margin-bottom: 14px; }
/* Double leading — the whitespace decision most brokerage sites miss. */
.pd-remarks { color: var(--ink-body); font-size: 1.03rem; line-height: 2; white-space: pre-line; }
.pd-note { color: var(--ink-mut); font-size: .86rem; margin-top: 10px; }

.pd-rows { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); overflow: hidden; }
@media (max-width: 620px) { .pd-rows { grid-template-columns: 1fr; } }
.pd-row { display: flex; justify-content: space-between; gap: 14px; padding: 13px 18px; background: #fff; border-bottom: 1px solid var(--cream-line); }
.pd-row dt { color: var(--ink-mut); font-size: .86rem; }
.pd-row dd { color: var(--ink-text); font-weight: 600; font-size: .92rem; text-align: right; }

.pd-map { height: 320px; border-radius: var(--radius-lg); overflow: hidden; border: 1px solid var(--cream-line); }

/* ---------- sidebar ---------- */
.pd-side { position: sticky; top: calc(var(--nav-h) + 18px); }
@media (max-width: 1000px) { .pd-side { position: static; } }
.pd-card { background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg); padding: 26px; box-shadow: 0 18px 44px rgba(23,29,40,.10); }
.pd-form .btn { width: 100%; justify-content: center; margin-top: 18px; }
.pd-why { font-size: .78rem; color: var(--ink-mut); margin-top: 8px; line-height: 1.5; }
.pd-form-msg { color: var(--ink-mut); font-size: .85rem; margin-top: 10px; min-height: 1.2em; }
.pd-success { color: var(--success); font-weight: 600; }

/* ---------- mobile bottom bar ---------- */
.pd-bottombar {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 60; display: none;
  align-items: center; gap: 10px; padding: 12px 16px calc(12px + env(safe-area-inset-bottom));
  background: rgba(255,255,255,.97); border-top: 1px solid var(--cream-line);
  box-shadow: 0 -8px 28px rgba(23,29,40,.12); backdrop-filter: blur(10px);
  transition: transform .3s var(--ease);
}
.pd-bottombar.is-hidden { transform: translateY(110%); }
.pd-bar-price { flex: 1; font-family: var(--font-serif); font-size: 1.2rem; color: var(--gold-dk); }
@media (max-width: 1000px) { .pd-bottombar { display: flex; } body { padding-bottom: 76px; } }

/* ---------- lightbox ---------- */
.pd-lightbox { position: fixed; inset: 0; z-index: 200; background: rgba(4,6,11,.96); display: grid; place-items: center; }
.pd-lightbox[hidden] { display: none; }
.pd-lb-img { max-width: 94vw; max-height: 88vh; object-fit: contain; border-radius: 6px; }
.pd-lb-close { position: absolute; top: 18px; right: 20px; width: 48px; height: 48px; border-radius: 50%; border: 1px solid rgba(255,255,255,.3); background: rgba(255,255,255,.1); color: #fff; font-size: 1.7rem; line-height: 1; cursor: pointer; }
.pd-lb-close:hover { background: rgba(255,255,255,.2); }
.pd-lb-counter { position: absolute; top: 26px; left: 24px; color: rgba(255,255,255,.85); font-size: .86rem; letter-spacing: .08em; }
.pd-lb-nav { position: absolute; top: 50%; transform: translateY(-50%); width: 56px; height: 56px; border-radius: 50%; border: 1px solid rgba(255,255,255,.25); background: rgba(255,255,255,.1); color: #fff; font-size: 2rem; line-height: 1; cursor: pointer; }
.pd-lb-nav:hover { background: rgba(255,255,255,.22); }
.pd-lb-prev { left: 18px; } .pd-lb-next { right: 18px; }
.pd-lb-close:focus-visible, .pd-lb-nav:focus-visible { outline: 2px solid var(--gold-lt); outline-offset: 3px; }
@media (max-width: 720px) { .pd-lb-nav { width: 44px; height: 44px; font-size: 1.5rem; } }

/* ---------- property v2 refinements (from the design research) ---------- */

/* Micro-label system: 10px uppercase, wide tracking, crimson — the single
   cheapest cue that separates an editorial listing page from a database dump. */
.pd-spec .l { font-size: .625rem; letter-spacing: .16em; color: var(--gold-dk); font-weight: 600; }
.pd-spec .v { font-weight: 400; }

/* The stat row must never collapse into a 5-deep vertical stack on a phone —
   force two columns instead of letting auto-fit unwind it. */
@media (max-width: 620px) {
  .pd-specbar { grid-template-columns: repeat(2, 1fr); }
}
@media (min-width: 621px) and (max-width: 900px) {
  .pd-specbar { grid-template-columns: repeat(3, 1fr); }
}

/* MOBILE STRUCTURAL FIX — research flagged burying the contact card below the
   description as the single biggest defect on brokerage property pages.
   On one column the sidebar (agent + tour form) is promoted directly under the
   CTA row, before the map and prose. Desktop keeps the sticky rail, which wins
   66% of A/B tests in that position. */
@media (max-width: 1000px) {
  .pd-grid { display: flex; flex-direction: column; }
  .pd-side { order: -1; }
}

/* "Read more" must collapse with max-height, never display:none/hidden —
   hiding text outright is a recurring accessibility failure on listing pages. */
.pd-remarks.is-clamped { max-height: 11em; overflow: hidden; position: relative; }
.pd-remarks.is-clamped::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 4em;
  background: linear-gradient(transparent, var(--ivory));
}
.pd-readmore {
  background: none; border: none; cursor: pointer; padding: 10px 0 0;
  font-family: var(--font-sans); font-size: .86rem; font-weight: 600;
  color: var(--gold-dk); text-decoration: underline; text-underline-offset: 3px;
}
.pd-readmore:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 3px; }

/* Neighbourhood chips: ones with their own page read as primary; the rest are
   search shortcuts and shouldn't compete visually. */
.filter-btn--plain { opacity: .78; border-style: dashed; }
.filter-btn--plain:hover { opacity: 1; border-style: solid; }

/* ---------- neighborhoods index: county > town > chips ---------- */
.hood-county { margin-bottom: 54px; }
.hood-county-title {
  font-family: var(--font-serif); font-size: 1.75rem; color: var(--ink-text);
  padding-bottom: 12px; margin-bottom: 26px; border-bottom: 2px solid var(--gold);
  display: flex; align-items: baseline; justify-content: space-between; gap: 16px; flex-wrap: wrap;
}
.hood-county-title span { font-family: var(--font-sans); font-size: .74rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mut); }
.hood-town { margin-bottom: 30px; }
.hood-town-title {
  font-family: var(--font-sans); font-size: .78rem; letter-spacing: .14em; text-transform: uppercase;
  color: var(--gold-dk); font-weight: 700; margin-bottom: 12px;
  display: flex; align-items: baseline; gap: 12px; flex-wrap: wrap;
}
.hood-town-title a { color: inherit; text-decoration: none; border-bottom: 1px solid transparent; }
.hood-town-title a:hover { border-bottom-color: currentColor; }
.hood-town-title span { letter-spacing: .06em; text-transform: none; font-weight: 400; color: var(--ink-mut); font-size: .8rem; }

/* =====================================================================
   20. SHINE — a light sweeping left-to-right through display type
   Two techniques, because two kinds of element:
     · gradient-clipped TEXT  -> animate background-position
     · solid/glass PILLS      -> a sweeping highlight, the same idiom
                                 .btn--gold::after already uses
   Both rest between passes rather than looping constantly, so the effect
   reads as light catching the surface, not as a spinner.
   ===================================================================== */

/* The sweep occupies half the cycle (8s of a 16s loop) and runs LINEAR, so the
   light crosses the glyphs at a constant, unhurried pace instead of easing out
   and appearing to rush the middle. The remaining 8s is rest. */
@keyframes irr-shine {
  0%, 4%   { background-position: 190% 50%; }
  54%      { background-position: -70% 50%; }
  100%     { background-position: -70% 50%; }
}

/* ---------- gradient text on DARK surfaces ---------- */
.grad,
.stats-band .stat .n,
.val-mid {
  background-image: linear-gradient(
    100deg,
    var(--gold-dk)  0%,
    var(--gold)    20%,
    var(--gold-lt) 36%,
    #fff4ea        46%,          /* the light itself */
    var(--gold-lt) 56%,
    var(--gold)    74%,
    var(--gold-dk) 100%
  );
  background-size: 260% 100%;
  background-position: -70% 50%;
  -webkit-background-clip: text;
  background-clip: text;
  color: transparent;
  -webkit-text-fill-color: transparent;
  animation: irr-shine 16s linear infinite;
}
/* Stagger so a row of stats sweeps like a wave rather than in lockstep. */
.stats-band .stat:nth-child(2) .n { animation-delay: .55s; }
.stats-band .stat:nth-child(3) .n { animation-delay: 1.1s; }
.stats-band .stat:nth-child(4) .n { animation-delay: 1.65s; }
.stats-band .stat:nth-child(5) .n { animation-delay: 2.2s; }
.stats-band .stat:nth-child(6) .n { animation-delay: 2.75s; }

/* ---------- crimson display text on LIGHT surfaces ----------
   The sweep brightens but never washes out: the band peaks at a crimson
   that still clears 3:1 on white, and large display type only. */
.section--light .pd-price,
.pd-bar-price,
.vc-price,
.hood-county-title,
.sold-table tbody td:first-child b {
  background-image: linear-gradient(
    100deg,
    var(--gold-dk) 0%,
    var(--gold-dk) 32%,
    var(--gold)    44%,
    #d4485a        50%,
    var(--gold)    56%,
    var(--gold-dk) 68%,
    var(--gold-dk) 100%
  );
  background-size: 260% 100%;
  background-position: -70% 50%;
  -webkit-background-clip: text;
  background-clip: text;
  color: transparent;
  -webkit-text-fill-color: transparent;
  animation: irr-shine 16s linear infinite;
}
/* .hood-county-title holds a plain-text count that must stay readable. */
.hood-county-title span { -webkit-text-fill-color: var(--ink-mut); color: var(--ink-mut); }

/* ---------- glass pills: sweep the surface, not the glyphs ---------- */
.listing-price-tag { position: absolute; overflow: hidden; }
.listing-price-tag::after {
  content: "";
  position: absolute; inset: 0; z-index: -1; pointer-events: none;
  background: linear-gradient(105deg,
    transparent 34%,
    rgba(255,235,220,.30) 47%,
    rgba(255,255,255,.14) 53%,
    transparent 66%);
  transform: translateX(-130%);
  animation: irr-sweep 16s linear infinite;
}
/* Matches irr-shine's timing so the pill and the display type feel like one
   light source crossing the page, not two effects on different clocks. */
@keyframes irr-sweep {
  0%, 4%  { transform: translateX(-130%); }
  54%     { transform: translateX(130%); }
  100%    { transform: translateX(130%); }
}

/* Safari needs the gradient text repainted or it can ghost mid-animation. */
@supports (-webkit-background-clip: text) {
  .grad, .val-mid, .section--light .pd-price { -webkit-font-smoothing: antialiased; }
}

/* Motion is decoration — never required to read anything. */
@media (prefers-reduced-motion: reduce) {
  .grad, .stats-band .stat .n, .val-mid,
  .section--light .pd-price, .pd-bar-price, .vc-price,
  .hood-county-title, .sold-table tbody td:first-child b {
    animation: none;
    background-position: 50% 50%;
  }
  .listing-price-tag::after { animation: none; opacity: 0; }
}

/* =====================================================================
   21. LIGHT-SURFACE PANEL DEFINITION
   White cells on ivory (#fff on #f5f6f8) differ by ~4% brightness — on a
   phone in daylight the spec bar and detail rows read as one flat block.
   Give them a real edge, a soft lift, and visible dividers.
   ===================================================================== */

.section--light .pd-specbar {
  background: var(--ivory-2);
  border: 1px solid #cfd5df;
  box-shadow: 0 10px 30px rgba(23,29,40,.09), inset 0 1px 0 #fff;
  gap: 1px;
}
.section--light .pd-spec { background: #fff; }
/* A hairline of colour at the top edge ties the bar to the brand and stops
   it dissolving into the page. */
.section--light .pd-specbar { position: relative; }
.section--light .pd-specbar::before {
  content: ""; position: absolute; inset: 0 0 auto 0; height: 3px; z-index: 1;
  background: linear-gradient(90deg, var(--gold-dk), var(--gold) 45%, var(--gold-lt));
}
.section--light .pd-spec .v { color: var(--ink-text); }
.section--light .pd-spec .l { color: var(--gold-dk); }

.section--light .pd-rows {
  border: 1px solid #cfd5df;
  box-shadow: 0 10px 30px rgba(23,29,40,.08);
  background: var(--ivory-2);
  gap: 1px;
}
.section--light .pd-row { border-bottom: none; background: #fff; }
.section--light .pd-row dt { color: var(--ink-mut); }
.section--light .pd-row dd { color: var(--ink-text); }

/* Same problem, same fix, on the recent-sales tables. */
.sold-table-wrap { border-color: #cfd5df; box-shadow: 0 12px 32px rgba(23,29,40,.09); }
.sold-table thead th { background: var(--ivory-2); border-bottom: 1px solid #cfd5df; color: var(--gold-dk); }
.sold-table tbody td { border-bottom: 1px solid #e3e7ee; }

/* And on the map + gallery frames, which sat on ivory with a near-white edge. */
.section--light .pd-map,
.section--light .pd-card { border-color: #cfd5df; }
.pd-hero, .pd-tile { border: 1px solid #cfd5df; }

/* Valuation comp cards live on the dark widget — separate fix, same intent. */
.val-comp { border-color: rgba(255,255,255,.10); }

/* ---------- one-field valuation stub (town + neighborhood pages) ---------- */
.val-stub { max-width: 560px; margin: 28px auto 0; text-align: left; }
.val-stub .sf-label { color: var(--ink-mut); }
.val-stub-row { display: flex; gap: 10px; margin-top: 6px; }
.val-stub-row .sf-input {
  flex: 1; background: #fff; color: var(--ink-text); border-color: #cfd5df;
}
.val-stub-row .sf-input::placeholder { color: var(--ink-mut); }
.val-stub-row .sf-input:focus-visible { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(199,50,64,.16); }
.val-stub-row .btn { white-space: nowrap; }
.val-stub-note { font-size: .78rem; color: var(--ink-mut); margin-top: 8px; text-align: center; }
@media (max-width: 560px) {
  .val-stub-row { flex-direction: column; }
  .val-stub-row .btn { justify-content: center; }
}

/* =====================================================================
   22. BREADCRUMB PILL ON LIGHT SURFACES
   .crumbs is built for dark heroes: a translucent dark fill plus every
   span at 45% opacity. Dropped onto an ivory page it reads as a grey blob
   with grey text. Rebuild it as a light chip wherever it lands on light —
   covering both the explicit modifier and any .crumbs inside a light
   section, so a future page can't reintroduce the problem.
   ===================================================================== */

.crumbs--light,
.section--light .crumbs {
  background: #ffffff;
  border: 1px solid #cfd5df;
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
  box-shadow: 0 4px 14px rgba(23,29,40,.07);
  color: var(--ink-body);
}
.crumbs--light a,
.section--light .crumbs a {
  color: var(--ink-mut);
  text-decoration: none;
  border-bottom: 1px solid transparent;
  transition: color .2s var(--ease), border-color .2s var(--ease);
}
.crumbs--light a:hover,
.section--light .crumbs a:hover {
  color: var(--gold-dk);
  border-bottom-color: currentColor;
}
/* Separators stay quiet; the current page must not. */
.crumbs--light span,
.section--light .crumbs span {
  color: var(--silver-dk);
  opacity: 1;
}
.crumbs--light > span:last-child,
.section--light .crumbs > span:last-child {
  color: var(--gold-dk);
  font-weight: 600;
  opacity: 1;
}
.crumbs--light a:focus-visible,
.section--light .crumbs a:focus-visible {
  outline: 2px solid var(--gold-dk);
  outline-offset: 3px;
  border-radius: 3px;
}

/* =====================================================================
   23. MAP CLUSTERS + PHOTO RAIL + LEAD-CARD CONTRAST
   ===================================================================== */

/* ---------- clusters ---------- */
.map-cluster {
  display: grid; place-items: center; width: 100%; height: 100%;
  border-radius: 50%; color: #fff; font-family: var(--font-sans);
  font-weight: 700; letter-spacing: .01em;
  border: 2px solid rgba(255,255,255,.9);
  box-shadow: 0 4px 16px rgba(2,4,10,.4);
  transition: transform .18s var(--ease);
}
.marker-cluster:hover .map-cluster { transform: scale(1.08); }
.map-cluster--s  { background: rgba(199,50,64,.88);  font-size: .84rem; }
.map-cluster--m  { background: rgba(176,36,50,.90);  font-size: .92rem; }
.map-cluster--l  { background: rgba(150,26,40,.92);  font-size: 1rem; }
.map-cluster--xl { background: rgba(120,18,30,.95);  font-size: 1.05rem; }
/* The plugin ships its own bubble; ours replaces it. */
.marker-cluster, .marker-cluster div { background: none !important; border: none !important; }

/* ---------- photo rail: all photos, scrollable ---------- */
.pd-rail {
  display: flex; gap: 10px; overflow-x: auto; padding-bottom: 6px;
  scroll-snap-type: x proximity; overscroll-behavior-x: contain;
  scrollbar-width: thin; scrollbar-color: var(--silver-dk) transparent;
}
.pd-rail::-webkit-scrollbar { height: 8px; }
.pd-rail::-webkit-scrollbar-track { background: var(--ivory-2); border-radius: 4px; }
.pd-rail::-webkit-scrollbar-thumb { background: var(--silver-dk); border-radius: 4px; }
.pd-rail::-webkit-scrollbar-thumb:hover { background: var(--ink-mut); }
.pd-tile {
  flex: 0 0 clamp(120px, 15vw, 168px); aspect-ratio: 4/3; scroll-snap-align: start;
}
/* The mobile rule that hid tiles 4+ no longer applies — they scroll now. */
@media (max-width: 720px) {
  .pd-rail button:nth-child(n+4) { display: block; }
  .pd-tile { flex: 0 0 132px; }
}

/* ---------- lead card: it sits on a LIGHT grid ----------
   Two classes so it outranks `.section--light .listing-card`, which was
   painting it plain white — identical to the listings around it, when the
   whole point is that it reads as an offer rather than a property. */
.listing-card.lead-card,
.section--light .lead-card {
  background: linear-gradient(168deg, #fffdfd 0%, #fbf3f4 100%);
  border: 1px solid rgba(199,50,64,.30);
  box-shadow: 0 16px 40px rgba(140,22,34,.13);
  position: relative;
}
/* A crimson cap so the eye registers it as different mid-scroll. */
.listing-card.lead-card::before {
  content: ""; position: absolute; inset: 0 0 auto 0; height: 4px; z-index: 2;
  background: linear-gradient(90deg, var(--gold-dk), var(--gold) 45%, var(--gold-lt));
  border-radius: var(--radius-lg) var(--radius-lg) 0 0;
}
.listing-card.lead-card:hover {
  transform: none;
  border-color: rgba(199,50,64,.5);
  box-shadow: 0 20px 48px rgba(140,22,34,.18);
}
.lead-card .listing-addr { color: var(--ink-text); }
.lead-card p { color: var(--ink-body) !important; }
/* The emphasised phrase was --text-hi (near-white) on white — invisible. */
.lead-card p b { color: var(--gold-dk) !important; font-weight: 700; }
.lead-card .sf-label { color: var(--ink-mut); }
.lead-card .sf-input {
  background: #fff; color: var(--ink-text); border-color: #cfd5df;
}
.lead-card .sf-input::placeholder { color: var(--ink-mut); }
.lead-card .sf-input:focus-visible { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(199,50,64,.16); }
.lead-card .pd-form-msg { color: var(--ink-mut); }

/* The rail is keyboard-focusable so arrow keys can scroll it. */
.pd-rail:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 3px; border-radius: var(--radius); }

/* =====================================================================
   24. FLUID CONTAINER
   The layout was pinned to 1240px, so a 2000px screen wasted ~380px of
   empty gutter each side. The container now scales with the viewport up
   to a cap — but PROSE stays narrow on purpose: past roughly 75 characters
   a line gets measurably harder to read, so widening body copy would be a
   downgrade, not an upgrade. Grids, maps and tables get the extra room;
   paragraphs do not.
   ===================================================================== */
:root {
  /* 1240 -> up to 1680: at 1680 a 320px-min card grid fits four across
     instead of three, which is where the extra width actually pays. */
  --container: clamp(1080px, 90vw, 1680px);
}

/* .narrow (840px) is unchanged and still wins for prose sections. */

/* Stat bands now carry 4 OR 6 tiles depending on the page — a hard
   4-column grid left the last two orphaned on a half-empty row. */
.stats-grid {
  grid-template-columns: repeat(auto-fit, minmax(170px, 1fr));
  gap: clamp(20px, 2.2vw, 34px);
}
/* The vertical hairline between stats assumes horizontal neighbours; hide it
   when the grid wraps so it never floats mid-row. */
@media (max-width: 900px) { .stat + .stat::before { display: none; } }

/* Give the results grid room to breathe into the new width. */
@media (min-width: 1500px) {
  .cards { grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); }
  .pd-grid { grid-template-columns: minmax(0, 1fr) 400px; }
  .map-canvas { height: min(72vh, 720px); }
}

/* Ultra-wide: stop the header row drifting apart from the content beneath it. */
@media (min-width: 2100px) {
  :root { --container: 1680px; }
}

/* =====================================================================
   25. HERO SCALING
   The container went fluid but the hero content stayed pinned at 820px,
   so on a wide screen the headline, search bar and stats huddled in the
   left half of a 1680px container. These now scale with the viewport —
   still capped, because a display headline running the full width of a
   32-inch monitor reads as a banner, not a sentence.
   ===================================================================== */
.hero-inner { max-width: clamp(820px, 72vw, 1240px); }
.hero-interior-inner { max-width: clamp(820px, 72vw, 1240px); }
.hero-search { max-width: clamp(880px, 74vw, 1280px); }

/* The sub-paragraph deliberately does NOT follow — 56ch is the readable
   limit and widening it would undo the point of the change. */

/* Homepage grids: balance rather than stretch as the container grows.
   The area strip holds 8 chips, so it stays at 4 columns (4+4). auto-fit
   pushed it to 5 on a wide screen and orphaned a row of 3. */
.area-grid { grid-template-columns: repeat(4, 1fr); }
@media (min-width: 1500px) {
  .cards--features { grid-template-columns: repeat(4, 1fr); }
  /* Featured listings read better as four across at this width. */
  .section--light .cards { grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); }
}

/* Split sections were tuned for 1240; give the media column room to grow
   without letting the copy column outrun comfortable reading width. */
@media (min-width: 1500px) {
  .split { grid-template-columns: 1fr 1.05fr; }
  .split-body { max-width: 62ch; }
}

/* A fixed four-card row. auto-fill orphaned the fourth card at 1440 and left
   a hole at 2000 — a known count wants explicit breakpoints, not auto-fill,
   so it steps 4 -> 2x2 -> 1 and is never ragged. */
.cards--quad { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 1340px) { .cards--quad { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 660px)  { .cards--quad { grid-template-columns: 1fr; } }

/* ---------- four-up blog row + the "read the real reviews" card ---------- */
/* post-grid was tuned for 3; it now carries 4 and steps 4 -> 2x2 -> 1. */
.post-grid { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 1340px) { .post-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 660px)  { .post-grid { grid-template-columns: 1fr; } }

.quote-card--cta {
  display: flex; flex-direction: column; justify-content: center; text-align: center;
  gap: 12px; text-decoration: none;
  background: linear-gradient(168deg, #fffdfd, #fbf3f4);
  border: 1px solid rgba(199,50,64,.30);
}
.quote-card--cta::before { display: none; }  /* no decorative quote mark — it isn't a quote */
.quote-card--cta:hover { border-color: rgba(199,50,64,.55); }
.qc-badge {
  align-self: center; display: inline-flex; align-items: baseline; gap: 4px;
  font-family: var(--font-serif); font-size: 2.6rem; line-height: 1; color: var(--gold-dk);
}
.qc-badge span { font-size: 1.2rem; color: var(--gold); }
.qc-lead { font-family: var(--font-serif); font-size: 1.2rem; color: var(--ink-text); }
.qc-sub { color: var(--ink-body); font-size: .93rem; line-height: 1.65; }
.qc-go {
  margin-top: 6px; font-size: .82rem; font-weight: 700; letter-spacing: .1em;
  text-transform: uppercase; color: var(--gold-dk);
  display: inline-flex; align-items: center; gap: 8px; justify-content: center;
}
.qc-go svg { width: 16px; height: 16px; transition: transform .25s var(--ease); }
.quote-card--cta:hover .qc-go svg { transform: translateX(4px); }
.quote-card--cta:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 3px; }

/* =====================================================================
   26. VIRTUAL TOUR VIEWER
   ===================================================================== */
.pd-tour-open {
  display: flex; align-items: center; gap: 16px; width: 100%; text-align: left;
  padding: 18px 22px; cursor: pointer;
  background: linear-gradient(168deg, #fffdfd, #fbf3f4);
  border: 1px solid rgba(199,50,64,.30); border-radius: var(--radius-lg);
  box-shadow: 0 10px 30px rgba(140,22,34,.10);
  transition: transform .2s var(--ease), box-shadow .2s var(--ease), border-color .2s var(--ease);
}
.pd-tour-open:hover { transform: translateY(-2px); border-color: rgba(199,50,64,.55); box-shadow: 0 16px 38px rgba(140,22,34,.16); }
.pd-tour-open:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: 3px; }
.pd-tour-play {
  flex: none; width: 46px; height: 46px; border-radius: 50%; display: grid; place-items: center;
  background: linear-gradient(120deg, var(--gold-lt), var(--gold) 60%, var(--gold-dk));
  color: #fff; font-size: 1rem; padding-left: 3px;
  box-shadow: 0 6px 18px rgba(140,22,34,.35);
}
.pd-tour-open b { display: block; font-family: var(--font-serif); font-size: 1.1rem; color: var(--ink-text); font-weight: 600; }
.pd-tour-open small { display: block; font-size: .82rem; color: var(--ink-mut); margin-top: 2px; }

.pd-tourbox { position: fixed; inset: 0; z-index: 210; background: rgba(4,6,11,.94); display: grid; place-items: center; padding: clamp(12px, 3vw, 40px); }
.pd-tourbox[hidden] { display: none; }
.pd-tour-inner { position: relative; width: min(1200px, 100%); }
.pd-tour-inner iframe {
  width: 100%; aspect-ratio: 16/9; max-height: 78vh; border: 0;
  border-radius: var(--radius-lg); background: #0b0f18;
  box-shadow: 0 30px 80px rgba(0,0,0,.6);
}
.pd-tour-inner .pd-lb-close { top: -54px; right: 0; }
.pd-tour-fallback { text-align: center; color: rgba(255,255,255,.6); font-size: .84rem; margin-top: 14px; }
.pd-tour-fallback a { color: var(--gold-lt); }
@media (max-width: 700px) {
  .pd-tour-inner iframe { aspect-ratio: 4/5; max-height: 70vh; }
  .pd-tour-inner .pd-lb-close { top: -48px; }
}

/* =====================================================================
   27. GROUPED NAVIGATION
   Three intent groups instead of eight flat links. Opens on hover with
   pointer devices and on click/keyboard everywhere — hover alone is not
   an accessible way to reveal a menu.
   ===================================================================== */
.nav-group { position: relative; }
.nav-top {
  display: inline-flex; align-items: center; gap: 6px;
  background: none; border: none; cursor: pointer; padding: 8px 2px;
  font-family: var(--font-sans); font-size: .92rem; font-weight: 500;
  color: var(--text); letter-spacing: .01em;
  transition: color .2s var(--ease);
}
.nav-top:hover, .nav-group.open .nav-top { color: var(--text-hi); }
.nav-group.active .nav-top { color: var(--gold-lt); }
.nav-group.active .nav-top::after {
  content: ""; position: absolute; left: 2px; right: 18px; bottom: 2px; height: 2px;
  background: linear-gradient(90deg, var(--gold), var(--gold-lt)); border-radius: 2px;
}
.nav-top:focus-visible { outline: 2px solid var(--gold-lt); outline-offset: 3px; border-radius: 4px; }
.nav-caret { width: 14px; height: 14px; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; transition: transform .25s var(--ease); opacity: .7; }
.nav-group.open .nav-caret { transform: rotate(180deg); }

.nav-menu {
  /* Left-aligned to its own group, not centred. Centred 288px menus under
     narrow labels overlapped each other horizontally, and because a menu is a
     child of its group, hovering the overlap kept the WRONG group open. */
  position: absolute; top: calc(100% + 14px); left: -10px; transform: translateY(-8px);
  min-width: 288px; max-width: calc(100vw - 32px); padding: 10px; z-index: 60;
  background: var(--glass-hi); border: 1px solid var(--glass-line); border-radius: var(--radius-lg);
  backdrop-filter: blur(var(--glass-blur)); -webkit-backdrop-filter: blur(var(--glass-blur));
  box-shadow: var(--shadow-md);
  opacity: 0; visibility: hidden; pointer-events: none;
  transition: opacity .22s var(--ease), transform .22s var(--ease), visibility .22s;
}
/* A hover bridge so the pointer can travel from label to menu without a gap. */
.nav-menu::before { content: ""; position: absolute; top: -16px; left: 0; right: 0; height: 16px; }
/* Opening is driven ENTIRELY by the .open class from main.js. CSS :hover was
   removed deliberately: two menus could satisfy :hover at once through their
   overlap, so both stayed visible. One class, one source of truth. */
.nav-group.open .nav-menu {
  opacity: 1; visibility: visible; pointer-events: auto; transform: translateY(0);
}
/* The last group would run off the right edge if left-aligned. */
.nav-group:last-of-type .nav-menu { left: auto; right: -10px; }
.nav-menu a {
  display: block; padding: 11px 14px; border-radius: var(--radius); text-decoration: none;
  transition: background .18s var(--ease);
}
.nav-menu a:hover, .nav-menu a:focus-visible { background: rgba(199,50,64,.14); }
.nav-menu a:focus-visible { outline: 2px solid var(--gold-lt); outline-offset: -2px; }
.nm-label { display: block; color: var(--text-hi); font-size: .93rem; font-weight: 500; }
.nav-menu a.here .nm-label { color: var(--gold-lt); }
.nm-note { display: block; color: var(--text-mut); font-size: .78rem; margin-top: 2px; line-height: 1.4; }

/* ---------- mobile: groups become labelled sections, not dropdowns ---------- */
@media (max-width: 1024px) {
  .nav-group { width: 100%; }
  .nav-top { width: 100%; justify-content: center; font-size: .72rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-lt); padding: 18px 0 6px; pointer-events: none; }
  .nav-top::after { display: none; }
  .nav-caret { display: none; }
  .nav-menu {
    position: static; transform: none; opacity: 1; visibility: visible; pointer-events: auto;
    background: none; border: none; box-shadow: none; backdrop-filter: none; -webkit-backdrop-filter: none;
    min-width: 0; padding: 0; width: 100%;
  }
  .nav-menu a { text-align: center; padding: 12px 0; }
  .nm-note { display: none; }
  .nm-label { font-size: 1.05rem; }
}

/* =====================================================================
   28. SECTION FIT — vertical rhythm + prose that uses the width
   Two separate problems made pages read as a narrow strip of content
   floating in empty space:
     1. Section padding capped at 136px top AND bottom, so consecutive
        sections sat 272px apart. On a laptop that is a third of the
        viewport spent on nothing, which reads as "disconnected", not
        "airy".
     2. Prose blocks used .narrow (840px). Correct for the LINE, wrong
        for the SECTION — at 1700px it left ~440px dead on each side.
   Fixed by tightening the rhythm and giving prose a companion column
   instead of widening the text itself past a readable measure.
   ===================================================================== */

/* ---------- 28.1 vertical rhythm ---------- */
/* Still fluid, just a saner ceiling. The floor is untouched so phones
   are unaffected — this only pulls in what wide screens were wasting. */
.section        { padding-block: clamp(64px, 6.6vw, 104px); }
.section--tight { padding-block: clamp(44px, 4.4vw, 68px); }

/* A section-head with 64px beneath it, stacked under 104px of section
   padding, double-spaced every heading. Headings own less of that gap now. */
.section-head { margin-bottom: clamp(32px, 3.4vw, 48px); }

/* Only the FIRST section on a page needs a full opening pad — it is opening
   against the hero. Every section after one already has its predecessor's
   closing pad above it, so it contributes the smaller half of the seam. */
.section + .section { padding-top: clamp(52px, 5.4vw, 84px); }

/* And consecutive light sections are one continuous visual surface, so the
   seam between them needs less again — that seam was the single biggest dead
   zone on the town pages, at 216px. */
.section--light + .section--light { padding-top: clamp(28px, 3vw, 48px); }

/* ---------- 28.2 prose + companion column ---------- */
.prose-split {
  display: grid;
  grid-template-columns: minmax(0, 1.45fr) minmax(300px, 0.55fr);
  gap: clamp(32px, 4vw, 68px);
  align-items: start;
}
/* The measure stays honest — the column may be 700px, the sentence is not. */
.prose-body > p { max-width: 68ch; }

.local-aside { display: grid; gap: 16px; position: sticky; top: 104px; }
.aside-card {
  background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg);
  padding: 20px; box-shadow: 0 18px 44px rgba(23,29,40,.10);
}
/* The agent card is borrowed from the property page, where it sits on its own.
   Inside the aside it is the card's header, so it drops its own chrome. */
.aside-card .pd-agent {
  border: 0; box-shadow: none; padding: 0;
  border-bottom: 1px solid var(--cream-line); padding-bottom: 16px;
}
.aside-pitch { color: var(--ink-body); font-size: .95rem; line-height: 1.65; margin-bottom: 16px; }
.aside-form { display: grid; gap: 6px; }
/* .sf-label has no base rule — every use so far scoped its own. */
.aside-form .sf-label {
  display: block; font-size: .66rem; letter-spacing: .12em; text-transform: uppercase;
  color: var(--ink-mut); margin: 6px 0 -1px; padding-left: 2px;
}
.aside-form .btn { margin-top: 12px; width: 100%; }
.aside-fine { font-size: .78rem; color: var(--ink-mut); text-align: center; margin-top: 10px; line-height: 1.5; }

.aside-stats {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1px; margin: 0;
  background: var(--cream-line); border: 1px solid var(--cream-line);
  border-radius: var(--radius); overflow: hidden;
}
.aside-stat { background: var(--ivory); padding: 14px 16px; }
.aside-stat dt { font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mut); }
.aside-stat dd { margin: 4px 0 0; font-family: var(--font-serif); font-size: 1.35rem; color: var(--ink-text); }

.aside-links { display: grid; }
.aside-link {
  display: flex; align-items: center; justify-content: space-between; gap: 12px;
  padding: 13px 16px; font-size: .93rem; color: var(--ink-text);
  border: 1px solid var(--cream-line); background: #fff;
  transition: background .25s var(--ease), border-color .25s var(--ease), color .25s var(--ease);
}
.aside-link + .aside-link { border-top: 0; }
.aside-link:first-child { border-radius: var(--radius) var(--radius) 0 0; }
.aside-link:last-child  { border-radius: 0 0 var(--radius) var(--radius); }
.aside-link:only-child  { border-radius: var(--radius); }
.aside-link span { color: var(--gold); transition: transform .25s var(--ease); }
.aside-link:hover { background: var(--ivory); border-color: rgba(199,50,64,.32); color: var(--gold-dk); }
.aside-link:hover span { transform: translateX(4px); }

/* Below the split the aside stops being a sidebar and becomes the next
   thing you read — which is the right order on a phone anyway. */
/* minmax(0, 1fr), never a bare 1fr. A bare 1fr floors at min-content, and a
   .btn is `white-space: nowrap` — one long label ("What's My Wendell Falls
   Home Worth?") would then push the whole track wider than the phone and give
   the page a horizontal scrollbar. */
@media (max-width: 1080px) {
  .prose-split { grid-template-columns: minmax(0, 1fr); }
  .local-aside { position: static; max-width: 560px; }
  .aside-stats { grid-template-columns: repeat(4, 1fr); }
}
/* And the label itself wraps rather than overflowing, once there is no width
   left to nowrap into. */
@media (max-width: 560px) {
  .btn { white-space: normal; text-align: center; }
}
@media (max-width: 620px) { .aside-stats { grid-template-columns: 1fr 1fr; } }

/* ---------- 28.3 sold table + valuation, side by side ---------- */
/* Five columns of address and price data were squeezed into 840px while the
   page had 1600 to give. The table takes the room; the address form rides
   alongside it instead of being buried under the last row. */
.sold-split {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(300px, 360px);
  gap: clamp(28px, 3vw, 48px);
  align-items: start;
}
.sold-split .val-stub {
  max-width: none; margin: 0; position: sticky; top: 104px;
  background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg);
  padding: 22px; box-shadow: 0 18px 44px rgba(23,29,40,.10);
}
.sold-split .val-stub-row { display: grid; gap: 10px; }
.sold-split .val-stub .btn { width: 100%; }
@media (max-width: 1080px) {
  .sold-split { grid-template-columns: minmax(0, 1fr); }
  .sold-split .val-stub { position: static; max-width: 560px; margin-inline: auto; }
}

/* ---------- 28.4 FAQ: heading beside the answers, not stacked above ---------- */
/* A centred 840px accordion in a 1700px container was the last block still
   reading as an island. The question list keeps its readable width; the
   heading and the "ask us anything" nudge take the space beside it. */
/* .lede-split is the same shape reused for the buyer/seller journeys and the
   valuation widget — a sticky lede beside the thing it introduces. */
.faq-split, .lede-split {
  display: grid;
  grid-template-columns: minmax(0, 0.78fr) minmax(0, 1.22fr);
  gap: clamp(32px, 4vw, 64px);
  align-items: start;
}
.faq-intro { position: sticky; top: 104px; }
.faq-intro .section-title { font-size: clamp(1.9rem, 3.2vw, 2.6rem); margin-bottom: 18px; }
.faq-intro p { color: var(--ink-mut); line-height: 1.7; margin-bottom: 22px; max-width: 42ch; }
.faq-a p { max-width: 74ch; }
/* On a dark section the lede copy needs the dark-surface colours. */
.section:not(.section--light) .faq-intro p { color: var(--text-mut); }

/* Trust points beside the valuation widget — the reasons this estimate is
   not another national algorithm guess. */
.lede-points { display: grid; gap: 18px; margin: 26px 0; }
.lede-point { display: grid; grid-template-columns: 26px 1fr; gap: 12px; align-items: start; }
.lede-point svg, .lede-point .dot {
  width: 22px; height: 22px; border-radius: 50%; margin-top: 2px;
  background: linear-gradient(135deg, var(--gold-lt), var(--gold-dk));
  display: grid; place-items: center; color: #fff; font-size: .7rem; font-weight: 700;
}
.lede-point b { display: block; color: var(--text-hi); font-size: .98rem; margin-bottom: 3px; }
.lede-point span { color: var(--text-mut); font-size: .92rem; line-height: 1.6; }
.section--light .lede-point b { color: var(--ink-text); }
.section--light .lede-point span { color: var(--ink-mut); }

@media (max-width: 1080px) {
  .faq-split, .lede-split { grid-template-columns: minmax(0, 1fr); }
  .faq-intro { position: static; }
}

/* ---------- 28.5 the seam above a closing CTA band ---------- */
/* The band brings its own 104px of internal padding and its own background,
   so the light section above it does not also need a full pad — that was
   208px of nothing at the exact point the page asks for the click. */
.section--light:has(+ .cta-band) { padding-bottom: clamp(40px, 4.4vw, 68px); }

/* ---------- 28.6 blog post: reading column + sticky rail ---------- */
/* A 780px article inside a 1440px container filled 49% of the screen. The
   article column does NOT get wider — 780px is the readable measure and the
   whole point. The empty half becomes a rail carrying the contents list and
   a lead card, which is also the highest-intent placement on the page:
   someone reading a full market report is the visitor most worth capturing. */
.article-split {
  display: grid;
  grid-template-columns: minmax(0, 780px) minmax(280px, 340px);
  gap: clamp(32px, 3.6vw, 64px);
  justify-content: center;
  align-items: start;
}
.article-split .article { max-width: none; margin-inline: 0; }
.article-rail { display: grid; gap: 18px; position: sticky; top: 104px; }
/* In the rail the contents list is furniture, not a banner — it loses the
   heavy card padding it needed when it sat in the reading column. */
.article-rail .toc { margin-bottom: 0; padding: 20px 22px; }
.article-rail .toc ol { font-size: .93rem; gap: 8px; }
.rail-card {
  background: #fff; border: 1px solid var(--cream-line); border-radius: var(--radius-lg);
  padding: 20px; box-shadow: 0 18px 44px rgba(23,29,40,.09);
}
.rail-card h4 { font-size: 1.05rem; color: var(--ink-text); margin-bottom: 8px; }
.rail-card p { font-size: .9rem; color: var(--ink-mut); line-height: 1.6; margin-bottom: 14px; }
.rail-card .sf-input { width: 100%; }
.rail-card .btn { width: 100%; margin-top: 10px; }
.rail-card .form-status { font-size: .85rem; }
.rail-fine { font-size: .76rem; color: var(--ink-mut); text-align: center; margin-top: 10px; }

/* Below the breakpoint there is no empty half to fill, so the rail unwinds:
   the contents list goes back to the top of the article where it belongs, and
   the lead card steps aside entirely — the author box and the closing CTA band
   already carry conversion on a phone, and a form wedged above the first
   paragraph would just delay the thing the visitor came to read. */
/* 1340px is where the container can hold the full 780px measure PLUS a rail.
   Splitting any earlier would buy the rail by stealing from the reading
   column, which trades the whole point of the layout for a sidebar. */
@media (max-width: 1339px) {
  .article-split { grid-template-columns: minmax(0, 780px); justify-content: center; }
  .article-rail { position: static; order: -1; }
  .article-rail .toc { margin-bottom: 0; padding: 26px 30px; }
  .rail-card { display: none; }
}


/* =====================================================================
   29. FULL MLS SPEC SHEET
   Every fact the feed carries, in collapsible groups.

   Built on <details>/<summary> rather than a scripted accordion: the
   collapsed text stays in the DOM, so search engines and AI assistants
   read all of it while the visitor sees a tidy page. That is most of the
   reason for publishing it.

   NAMING: .pd-allfacts, checked against the whole codebase first. Two
   earlier attempts collided — .pd-spec is the beds/baths strip near the
   price, and .pd-facts is an auto-fill grid, which silently laid these
   groups out sideways in a single row. Hence the explicit display below:
   this container must never inherit somebody else's grid.
   ===================================================================== */
.pd-allfacts { display: block; }

.pd-allfacts-group {
  display: block;
  border: 1px solid var(--cream-line);
  border-radius: var(--radius);
  margin-bottom: 8px;
  background: #fff;
  overflow: hidden;
}
.pd-allfacts-group summary {
  display: flex; align-items: center; gap: 10px;
  padding: 14px 18px; cursor: pointer; list-style: none;
  font-family: var(--font-serif); font-size: 1.06rem; color: var(--ink-text);
  transition: background .2s var(--ease);
}
.pd-allfacts-group summary::-webkit-details-marker { display: none; }
.pd-allfacts-group summary:hover { background: var(--ivory); }
.pd-allfacts-group summary:focus-visible { outline: 2px solid var(--gold-dk); outline-offset: -2px; }

/* Chevron drawn in CSS — no icon font, no SVG request. */
.pd-allfacts-group summary::before {
  content: ""; flex: none; width: 7px; height: 7px; margin-right: 4px;
  border-right: 2px solid var(--gold); border-bottom: 2px solid var(--gold);
  transform: rotate(-45deg); transition: transform .25s var(--ease);
}
.pd-allfacts-group[open] summary::before { transform: rotate(45deg); }
.pd-allfacts-group[open] summary { border-bottom: 1px solid var(--cream-line); }

.pd-allfacts-count {
  margin-left: auto; flex: none;
  font-family: var(--font-sans); font-size: .76rem; color: var(--ink-mut);
  background: var(--ivory-2); border: 1px solid var(--cream-line);
  border-radius: var(--radius-pill); padding: 2px 10px;
}

/* ONE column, overriding the two-column .pd-rows used elsewhere. These values
   are the agent's own comma-joined lists — "Breakfast Bar, Ceiling Fan(s),
   Entrance Foyer, High Ceilings, Kitchen Island…" — and two narrow columns
   turn every one of them into a five-line block. */
.pd-allfacts-group .pd-rows {
  display: block;
  border: 0; border-radius: 0; overflow: visible;
}
/* Label left, value right, and the value gets the room. Overrides the flex
   space-between used by .pd-row elsewhere, which squashed the label to nothing
   as soon as a value ran long. */
.pd-allfacts-group .pd-row {
  display: grid;
  grid-template-columns: minmax(130px, 30%) 1fr;
  gap: 16px;
  align-items: baseline;
  padding: 11px 18px;
  border-bottom: 1px solid var(--cream-line);
}
.pd-allfacts-group .pd-row:last-child { border-bottom: 0; }
.pd-allfacts-group .pd-row:nth-child(odd) { background: var(--ivory); }
.pd-allfacts-group .pd-row dt { color: var(--ink-mut); font-size: .86rem; }
.pd-allfacts-group .pd-row dd {
  color: var(--ink-text); font-weight: 500; font-size: .92rem;
  text-align: left; line-height: 1.6;
}

@media (max-width: 560px) {
  .pd-allfacts-group .pd-row { grid-template-columns: 1fr; gap: 2px; padding: 10px 14px; }
  .pd-allfacts-group summary { font-size: 1rem; padding: 13px 14px; }
}