/* =====================================================================
   Realty Department — Master Stylesheet
   Luxury real estate aesthetic · Gold / Black brand palette
   ===================================================================== */

/* ---------- 1. Design Tokens ---------- */
:root {
  --black: #1a1a1a;
  --dark: #111111;
  --darker: #0a0a0a;
  --gold: #C9941A;
  --gold-light: #E3B84B;
  --gold-soft: rgba(201, 148, 26, 0.12);
  --white: #ffffff;
  --cream: #f8f6f1;
  --cream-2: #efebe1;
  --gray-100: #f3f3f3;
  --gray-300: #d6d3cc;
  --gray-500: #8a857b;
  --gray-700: #4a4740;
  --text: #2b2926;

  --font-head: 'Montserrat', 'Helvetica Neue', Arial, sans-serif;
  --font-body: 'Inter', 'Helvetica Neue', Arial, sans-serif;

  --fs-xs: 0.78rem;
  --fs-sm: 0.9rem;
  --fs-base: 1rem;
  --fs-md: 1.15rem;
  --fs-lg: 1.4rem;
  --fs-xl: clamp(1.6rem, 2.6vw, 2.25rem);
  --fs-2xl: clamp(2rem, 3.6vw, 3rem);
  --fs-3xl: clamp(2.4rem, 5.2vw, 4.4rem);

  --radius: 6px;
  --radius-lg: 14px;
  --shadow-sm: 0 2px 10px rgba(0, 0, 0, 0.06);
  --shadow: 0 12px 34px rgba(17, 17, 17, 0.10);
  --shadow-lg: 0 24px 60px rgba(17, 17, 17, 0.18);
  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --t: 0.35s var(--ease);

  --header-h: 88px;
  --container: 1240px;
}

/* ---------- 2. Reset ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--font-body);
  font-size: var(--fs-base);
  line-height: 1.7;
  color: var(--text);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img, svg, iframe { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; transition: color var(--t); }
ul, ol { list-style: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* ---------- 3. Typography ---------- */
h1, h2, h3, h4, h5, h6 {
  font-family: var(--font-head);
  color: var(--black);
  line-height: 1.15;
  font-weight: 700;
  letter-spacing: -0.01em;
}
h1 { font-size: var(--fs-3xl); font-weight: 800; }
h2 { font-size: var(--fs-2xl); }
h3 { font-size: var(--fs-lg); }
h4 { font-size: var(--fs-md); }
p { margin-bottom: 1rem; }
p:last-child { margin-bottom: 0; }
strong { font-weight: 600; }
.text-gold { color: var(--gold); }
.text-center { text-align: center; }

.eyebrow {
  display: inline-flex; align-items: center; gap: 0.75rem;
  font-family: var(--font-head); font-weight: 700;
  font-size: var(--fs-xs); letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 1rem;
}
.eyebrow::before { content: ''; width: 34px; height: 2px; background: var(--gold); }
.text-center .eyebrow::after, .section-head.center .eyebrow::after { content: ''; width: 34px; height: 2px; background: var(--gold); }

.lead { font-size: var(--fs-md); color: var(--gray-700); }

/* ---------- 4. Layout ---------- */
.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 1.5rem; }
.container.narrow { max-width: 900px; }
.section { padding: 6.5rem 0; position: relative; }
.section.tight { padding: 4.5rem 0; }
.section.cream { background: var(--cream); }
.section.dark { background: var(--dark); color: #cfcac0; }
.section.dark h2, .section.dark h3, .section.dark h4 { color: var(--white); }
.section.dark .lead { color: #b9b3a7; }

.section-head { max-width: 720px; margin-bottom: 3.5rem; }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head h2 { margin-bottom: 1rem; }
.section-head h2 span { color: var(--gold); }

.grid { display: grid; gap: 2rem; }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 4.5rem; align-items: center; }
.split.wide-left { grid-template-columns: 1.15fr 0.85fr; }
.split.top { align-items: start; }

/* ---------- 5. Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.6rem;
  font-family: var(--font-head); font-weight: 700; font-size: 0.82rem;
  letter-spacing: 0.12em; text-transform: uppercase;
  padding: 1.05rem 2rem; border-radius: var(--radius);
  border: 2px solid transparent; transition: all var(--t);
  white-space: nowrap; line-height: 1;
}
.btn svg { width: 16px; height: 16px; transition: transform var(--t); }
.btn:hover svg { transform: translateX(4px); }
.btn-primary { background: var(--gold); color: var(--white); border-color: var(--gold); box-shadow: 0 10px 24px rgba(201, 148, 26, 0.28); }
.btn-primary:hover { background: #b3820f; border-color: #b3820f; transform: translateY(-2px); box-shadow: 0 16px 30px rgba(201, 148, 26, 0.38); }
.btn-outline { background: transparent; color: var(--white); border-color: rgba(255, 255, 255, 0.7); }
.btn-outline:hover { background: var(--white); color: var(--black); border-color: var(--white); }
.btn-outline-dark { background: transparent; color: var(--black); border-color: var(--black); }
.btn-outline-dark:hover { background: var(--black); color: var(--white); }
.btn-dark { background: var(--black); color: var(--white); border-color: var(--black); }
.btn-dark:hover { background: var(--gold); border-color: var(--gold); }
.btn-sm { padding: 0.8rem 1.35rem; font-size: 0.74rem; }
.btn-lg { padding: 1.25rem 2.5rem; font-size: 0.88rem; }
.btn-group { display: flex; flex-wrap: wrap; gap: 1rem; }
.link-arrow {
  display: inline-flex; align-items: center; gap: 0.5rem;
  font-family: var(--font-head); font-weight: 700; font-size: 0.8rem;
  letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold);
}
.link-arrow::after { content: '→'; transition: transform var(--t); }
.link-arrow:hover::after { transform: translateX(5px); }

/* ---------- 6. Header ---------- */
#site-header { position: sticky; top: 0; z-index: 1000; }
.site-header {
  background: rgba(255, 255, 255, 0.98);
  backdrop-filter: saturate(160%) blur(10px);
  -webkit-backdrop-filter: saturate(160%) blur(10px);
  border-bottom: 1px solid rgba(0, 0, 0, 0.06);
  transition: background var(--t), box-shadow var(--t), border-color var(--t);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between; gap: 1.5rem;
  height: var(--header-h); transition: height var(--t);
  max-width: 1400px; margin: 0 auto; padding: 0 1.75rem;
}
.logo { position: relative; display: block; flex-shrink: 0; width: 190px; height: 52px; }
.logo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: contain; object-position: left center; transition: opacity var(--t); }
.logo .logo-light { opacity: 0; }

.main-nav ul { display: flex; align-items: center; gap: 0.25rem; }
.main-nav a {
  position: relative; display: block; padding: 0.6rem 0.75rem;
  font-family: var(--font-head); font-weight: 600; font-size: 0.8rem;
  letter-spacing: 0.06em; text-transform: uppercase; color: var(--black);
}
.main-nav a::after {
  content: ''; position: absolute; left: 0.75rem; right: 0.75rem; bottom: 0.25rem;
  height: 2px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform var(--t);
}
.main-nav a:hover, .main-nav a.active { color: var(--gold); }
.main-nav a:hover::after, .main-nav a.active::after { transform: scaleX(1); }

.header-actions { display: flex; align-items: center; gap: 1.1rem; flex-shrink: 0; }
.header-phone { display: flex; align-items: center; gap: 0.6rem; font-family: var(--font-head); font-weight: 700; font-size: 0.92rem; color: var(--black); }
.header-phone .icon { display: grid; place-items: center; width: 38px; height: 38px; border-radius: 50%; background: var(--gold-soft); color: var(--gold); transition: all var(--t); }
.header-phone .icon svg { width: 17px; height: 17px; }
.header-phone:hover .icon { background: var(--gold); color: var(--white); }
.header-phone small { display: block; font-family: var(--font-body); font-weight: 500; font-size: 0.68rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--gray-500); line-height: 1.2; }
.header-phone span { line-height: 1.25; }

/* Scrolled (dark) state */
.site-header.scrolled { background: rgba(17, 17, 17, 0.97); border-color: rgba(255, 255, 255, 0.06); box-shadow: 0 10px 30px rgba(0, 0, 0, 0.25); }
.site-header.scrolled .header-inner { height: 72px; }
.site-header.scrolled .logo-dark { opacity: 0; }
.site-header.scrolled .logo-light { opacity: 1; }
.site-header.scrolled .main-nav a, .site-header.scrolled .header-phone { color: var(--white); }
.site-header.scrolled .main-nav a:hover, .site-header.scrolled .main-nav a.active { color: var(--gold-light); }
.site-header.scrolled .header-phone small { color: #9c968b; }

/* Hamburger */
.nav-toggle { display: none; width: 44px; height: 44px; position: relative; border-radius: var(--radius); }
.nav-toggle span { position: absolute; left: 10px; right: 10px; height: 2px; background: var(--black); transition: all var(--t); }
.nav-toggle span:nth-child(1) { top: 14px; }
.nav-toggle span:nth-child(2) { top: 21px; }
.nav-toggle span:nth-child(3) { top: 28px; }
.site-header.scrolled .nav-toggle span { background: var(--white); }
.nav-open .nav-toggle span:nth-child(1) { top: 21px; transform: rotate(45deg); }
.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
.nav-open .nav-toggle span:nth-child(3) { top: 21px; transform: rotate(-45deg); }

/* Mobile drawer */
.mobile-nav {
  position: fixed; top: 0; right: 0; bottom: 0; width: min(380px, 88vw); z-index: 1100;
  background: var(--dark); color: var(--white); padding: 1.5rem 1.75rem 2rem;
  transform: translateX(100%); transition: transform 0.45s var(--ease);
  display: flex; flex-direction: column; overflow-y: auto;
}
.mobile-nav-head { display: flex; align-items: center; justify-content: space-between; margin-bottom: 2rem; }
.mobile-nav-head img { width: 160px; }
.mobile-close { width: 44px; height: 44px; color: var(--white); font-size: 2rem; line-height: 1; }
.mobile-nav ul li { border-bottom: 1px solid rgba(255, 255, 255, 0.08); }
.mobile-nav ul a { display: flex; justify-content: space-between; padding: 1rem 0; font-family: var(--font-head); font-weight: 600; font-size: 0.95rem; letter-spacing: 0.06em; text-transform: uppercase; }
.mobile-nav ul a::after { content: '→'; color: var(--gold); }
.mobile-nav ul a.active, .mobile-nav ul a:hover { color: var(--gold-light); }
.mobile-nav-cta { margin-top: auto; padding-top: 2rem; display: grid; gap: 0.8rem; }
.mobile-nav-cta .btn { width: 100%; }
.nav-overlay { position: fixed; inset: 0; background: rgba(0, 0, 0, 0.55); z-index: 1050; opacity: 0; visibility: hidden; transition: all var(--t); }
.nav-open .mobile-nav { transform: translateX(0); }
.nav-open .nav-overlay { opacity: 1; visibility: visible; }
body.nav-lock { overflow: hidden; }

/* Mobile sticky call bar */
.mobile-callbar { display: none; }

/* ---------- 7. Hero ---------- */
.hero {
  position: relative; min-height: calc(100vh - var(--header-h)); min-height: calc(100svh - var(--header-h));
  display: flex; align-items: center; color: var(--white); overflow: hidden;
  background: linear-gradient(135deg, #0b0b0b 0%, #1d1a14 55%, #2a2213 100%);
  background-size: cover; background-position: center;
}
.hero::before {
  content: ''; position: absolute; inset: 0; z-index: 1;
  background:
    linear-gradient(100deg, rgba(10, 10, 10, 0.92) 0%, rgba(10, 10, 10, 0.72) 45%, rgba(10, 10, 10, 0.35) 100%),
    linear-gradient(0deg, rgba(10, 10, 10, 0.6) 0%, transparent 40%);
}
.hero-bg { position: absolute; inset: 0; background-size: cover; background-position: center; transform: scale(1.06); animation: heroZoom 18s ease-out forwards; }
@keyframes heroZoom { to { transform: scale(1); } }
.hero .container { position: relative; z-index: 2; padding-top: 4rem; padding-bottom: 5rem; }
.hero-content { max-width: 760px; }
.hero h1 { color: var(--white); margin-bottom: 1.25rem; text-wrap: balance; }
.hero h1 em { font-style: normal; color: var(--gold-light); }
.hero .hero-sub { font-size: clamp(1.05rem, 1.6vw, 1.3rem); color: #ddd6c8; margin-bottom: 2.25rem; max-width: 620px; }
.hero .eyebrow { color: var(--gold-light); }
.hero .eyebrow::before { background: var(--gold-light); }

/* Page hero (interior pages) */
.page-hero { min-height: 62vh; }
.page-hero .container { padding-top: 5rem; padding-bottom: 5rem; }
.breadcrumb { display: flex; gap: 0.5rem; font-size: var(--fs-xs); letter-spacing: 0.14em; text-transform: uppercase; color: #bdb6a8; margin-bottom: 1.5rem; font-family: var(--font-head); font-weight: 600; }
.breadcrumb a:hover { color: var(--gold-light); }
.breadcrumb span { color: var(--gold-light); }

.hero-split { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 3.5rem; align-items: center; }
.hero-split .hero-content { max-width: none; }
.hero-badges { display: flex; flex-wrap: wrap; gap: 1.5rem 2rem; margin-top: 2.5rem; }
.hero-badge { display: flex; align-items: center; gap: 0.65rem; font-size: var(--fs-sm); color: #d8d1c3; }
.hero-badge svg { width: 20px; height: 20px; color: var(--gold-light); flex-shrink: 0; }

/* Hero search bar */
.hero-search {
  display: flex; align-items: stretch; margin-top: 2.5rem; max-width: 700px;
  background: var(--white); border-radius: var(--radius-lg); padding: 0.5rem; box-shadow: var(--shadow-lg);
}
.hero-search .field { flex: 1; display: flex; align-items: center; gap: 0.75rem; padding: 0 1rem; color: var(--gray-500); }
.hero-search .field + .field { border-left: 1px solid var(--gray-300); }
.hero-search .field svg { width: 20px; height: 20px; color: var(--gold); flex-shrink: 0; }
.hero-search input, .hero-search select { width: 100%; border: 0; outline: 0; background: transparent; color: var(--black); padding: 0.9rem 0; font-size: 0.95rem; }
.hero-search select { cursor: pointer; }
.hero-search .btn { border-radius: 10px; }
.hero-search-note { margin-top: 0.85rem; font-size: var(--fs-xs); color: #a9a293; letter-spacing: 0.04em; }

.scroll-cue { position: absolute; left: 50%; bottom: 2rem; z-index: 2; transform: translateX(-50%); width: 26px; height: 42px; border: 2px solid rgba(255, 255, 255, 0.5); border-radius: 20px; }
.scroll-cue::after { content: ''; position: absolute; left: 50%; top: 8px; width: 4px; height: 8px; margin-left: -2px; border-radius: 2px; background: var(--gold-light); animation: cue 1.8s infinite; }
@keyframes cue { 0% { opacity: 0; transform: translateY(0); } 40% { opacity: 1; } 100% { opacity: 0; transform: translateY(14px); } }

/* ---------- 8. Trust / Stats bar ---------- */
.trust-bar { background: var(--black); color: var(--white); border-top: 3px solid var(--gold); position: relative; z-index: 3; }
.trust-bar ul { display: grid; grid-template-columns: repeat(4, 1fr); }
.trust-bar li { display: flex; align-items: center; justify-content: center; gap: 0.9rem; padding: 1.6rem 1rem; text-align: left; }
.trust-bar li + li { border-left: 1px solid rgba(255, 255, 255, 0.08); }
.trust-bar svg { width: 30px; height: 30px; color: var(--gold); flex-shrink: 0; }
.trust-bar strong { display: block; font-family: var(--font-head); font-weight: 800; font-size: 1.3rem; line-height: 1.1; color: var(--white); }
.trust-bar span { display: block; font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: #a39d91; }

.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; }
.stat { text-align: center; padding: 2rem 1rem; border: 1px solid rgba(201, 148, 26, 0.25); border-radius: var(--radius-lg); }
.stat .num { display: block; font-family: var(--font-head); font-weight: 800; font-size: clamp(2.2rem, 4vw, 3.2rem); color: var(--gold); line-height: 1; margin-bottom: 0.6rem; }
.stat .label { font-size: var(--fs-sm); letter-spacing: 0.1em; text-transform: uppercase; }
.section.dark .stat .label { color: #c9c2b4; }

/* ---------- 9. Cards (generic / action) ---------- */
.card {
  background: var(--white); border-radius: var(--radius-lg); box-shadow: var(--shadow-sm);
  border: 1px solid rgba(0, 0, 0, 0.05); overflow: hidden; transition: transform var(--t), box-shadow var(--t);
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }

.action-card { position: relative; padding: 2.75rem 2.25rem 2.5rem; display: flex; flex-direction: column; }
.action-card::before { content: ''; position: absolute; left: 0; top: 0; right: 0; height: 4px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform var(--t); }
.action-card:hover::before { transform: scaleX(1); }
.action-card .icon-box { margin-bottom: 1.5rem; }
.action-card h3 { margin-bottom: 0.75rem; }
.action-card p { color: var(--gray-700); flex: 1; }
.action-card .link-arrow { margin-top: 1.5rem; }
.action-card .num-bg { position: absolute; right: 1.5rem; top: 1rem; font-family: var(--font-head); font-weight: 800; font-size: 4.5rem; color: var(--gold-soft); line-height: 1; }

.icon-box { width: 64px; height: 64px; border-radius: 16px; display: grid; place-items: center; background: var(--gold-soft); color: var(--gold); transition: all var(--t); }
.icon-box svg { width: 30px; height: 30px; }
.card:hover .icon-box, .value:hover .icon-box { background: var(--gold); color: var(--white); }
.section.dark .icon-box { background: rgba(201, 148, 26, 0.16); }

/* ---------- 10. Listing cards ---------- */
.listing-card { display: flex; flex-direction: column; }
.listing-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--black); }
.listing-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease); }
.listing-card:hover .listing-media img { transform: scale(1.07); }
.listing-media::after { content: ''; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(0, 0, 0, 0.65) 0%, transparent 45%); }
.listing-tag { position: absolute; top: 1rem; left: 1rem; z-index: 2; background: var(--gold); color: var(--white); font-family: var(--font-head); font-weight: 700; font-size: 0.68rem; letter-spacing: 0.14em; text-transform: uppercase; padding: 0.45rem 0.8rem; border-radius: 4px; }
.listing-tag.dark { background: rgba(17, 17, 17, 0.85); }
.listing-price { position: absolute; left: 1.25rem; bottom: 1rem; z-index: 2; font-family: var(--font-head); font-weight: 800; font-size: 1.6rem; color: var(--white); }
.listing-body { padding: 1.4rem 1.5rem 1.5rem; display: flex; flex-direction: column; flex: 1; }
.listing-body h3 { font-size: 1.1rem; margin-bottom: 0.25rem; }
.listing-body .city { display: flex; align-items: center; gap: 0.4rem; font-size: var(--fs-sm); color: var(--gray-500); margin-bottom: 1.1rem; }
.listing-body .city svg { width: 14px; height: 14px; color: var(--gold); }
.listing-meta { display: flex; flex-wrap: wrap; gap: 0.5rem 1.25rem; padding-top: 1.1rem; border-top: 1px solid var(--gray-100); margin-top: auto; font-size: var(--fs-sm); color: var(--gray-700); }
.listing-meta span { display: inline-flex; align-items: center; gap: 0.4rem; }
.listing-meta svg { width: 17px; height: 17px; color: var(--gold); }
.listing-meta b { font-weight: 600; color: var(--black); }

/* ---------- 11. GHL form placeholders ---------- */
.ghl-form-placeholder {
  position: relative; min-height: 420px; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 0.9rem;
  padding: 2.5rem 2rem; text-align: center; border-radius: var(--radius-lg);
  border: 2px dashed var(--gold); background:
    repeating-linear-gradient(45deg, rgba(201, 148, 26, 0.035) 0 14px, transparent 14px 28px), var(--cream);
  color: var(--gray-700);
}
.ghl-form-placeholder.compact { min-height: 240px; }
.ghl-form-placeholder.tall { min-height: 560px; }
.ghl-form-placeholder p { font-family: var(--font-head); font-weight: 700; font-size: 1.02rem; color: var(--black); margin: 0; }
.ghl-form-placeholder small { display: block; font-size: var(--fs-xs); color: var(--gray-500); max-width: 320px; letter-spacing: 0.02em; }
.ghl-form-placeholder .ghl-badge { font-family: var(--font-head); font-weight: 700; font-size: 0.65rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--white); background: var(--gold); padding: 0.35rem 0.75rem; border-radius: 30px; }
.section.dark .ghl-form-placeholder, .ghl-on-dark .ghl-form-placeholder { background: repeating-linear-gradient(45deg, rgba(201, 148, 26, 0.06) 0 14px, transparent 14px 28px), #1b1b1b; color: #bbb4a6; }
.section.dark .ghl-form-placeholder p, .ghl-on-dark .ghl-form-placeholder p { color: var(--white); }

/* Form wrapper card */
.form-card { background: var(--white); border-radius: var(--radius-lg); box-shadow: var(--shadow-lg); padding: 2.25rem; position: relative; }
.form-card::before { content: ''; position: absolute; left: 2.25rem; right: 2.25rem; top: 0; height: 4px; background: var(--gold); border-radius: 0 0 4px 4px; }
.form-card h3 { margin-bottom: 0.4rem; font-size: 1.35rem; }
.form-card .form-sub { font-size: var(--fs-sm); color: var(--gray-500); margin-bottom: 1.5rem; }
.form-card .privacy { display: flex; align-items: center; justify-content: center; gap: 0.45rem; margin-top: 1rem; font-size: var(--fs-xs); color: var(--gray-500); text-align: center; }
.form-card .privacy svg { width: 14px; height: 14px; color: var(--gold); }
.form-card.dark { background: #161616; color: #c8c1b3; }
.form-card.dark h3 { color: var(--white); }

/* Lead capture band */
.lead-band { position: relative; background: var(--dark); color: #d0c9bb; overflow: hidden; }
.lead-band .container { position: relative; }
.lead-band h2 { color: var(--white); margin-bottom: 1rem; }
.check-list li { position: relative; padding-left: 2rem; margin-bottom: 0.9rem; }
.check-list li::before { content: ''; position: absolute; left: 0; top: 0.3rem; width: 20px; height: 20px; border-radius: 50%; background: var(--gold) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='3.2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='20 6 9 17 4 12'/%3E%3C/svg%3E") center / 12px no-repeat; }
.check-list li strong { color: inherit; }
.section.dark .check-list li strong, .lead-band .check-list li strong { color: var(--white); }

/* Embed placeholders (IDX, maps, calculators) */
.embed-placeholder {
  display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 1rem; text-align: center;
  min-height: 460px; padding: 3rem 2rem; border-radius: var(--radius-lg);
  border: 2px dashed var(--gray-300); background: linear-gradient(135deg, #fbfaf7, #f1ede3); color: var(--gray-700);
}
.embed-placeholder svg { width: 54px; height: 54px; color: var(--gold); }
.embed-placeholder h3 { font-size: 1.3rem; }
.embed-placeholder code { font-size: var(--fs-xs); background: var(--white); border: 1px solid var(--gray-300); padding: 0.35rem 0.7rem; border-radius: 4px; color: var(--gray-700); }
.embed-placeholder.idx { min-height: 640px; border-color: var(--gold); }
.embed-placeholder.map { min-height: 420px; background: linear-gradient(135deg, #ece8dd, #ddd6c6); }

/* ---------- 12. Agent bio ---------- */
.agent-media { position: relative; }
.agent-media img { width: 100%; border-radius: var(--radius-lg); position: relative; z-index: 1; box-shadow: var(--shadow-lg); aspect-ratio: 1 / 1; object-fit: cover; }
.agent-media::before { content: ''; position: absolute; top: -22px; left: -22px; width: 62%; height: 62%; border: 3px solid var(--gold); border-radius: var(--radius-lg); z-index: 0; }
.agent-media::after { content: ''; position: absolute; right: -22px; bottom: -22px; width: 45%; height: 45%; background: var(--gold-soft); border-radius: var(--radius-lg); z-index: 0; }
.agent-card-float { position: absolute; z-index: 2; right: -1.5rem; bottom: 2rem; background: var(--black); color: var(--white); padding: 1.1rem 1.4rem; border-radius: var(--radius); box-shadow: var(--shadow-lg); border-left: 4px solid var(--gold); }
.agent-card-float strong { display: block; font-family: var(--font-head); font-size: 1rem; }
.agent-card-float span { font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold-light); }
.agent-title { font-family: var(--font-head); font-weight: 600; font-size: 0.85rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold); margin-bottom: 1.5rem; }
.signature { font-family: 'Brush Script MT', 'Segoe Script', cursive; font-size: 2.3rem; color: var(--black); margin: 1.25rem 0 1.75rem; line-height: 1; }
.agent-contact { display: flex; flex-wrap: wrap; gap: 1.25rem 2rem; margin-bottom: 2rem; }
.agent-contact a { display: flex; align-items: center; gap: 0.55rem; font-weight: 500; color: var(--black); }
.agent-contact a:hover { color: var(--gold); }
.agent-contact svg { width: 18px; height: 18px; color: var(--gold); }

/* ---------- 13. Values / Why choose ---------- */
.value { text-align: left; }
.value .icon-box { margin-bottom: 1.25rem; }
.value h3 { font-size: 1.12rem; margin-bottom: 0.6rem; }
.value p { color: var(--gray-700); font-size: 0.95rem; }
.section.dark .value p { color: #aea89b; }
.value-boxed { padding: 2.25rem 1.9rem; border-radius: var(--radius-lg); background: var(--white); border: 1px solid rgba(0, 0, 0, 0.06); transition: all var(--t); }
.value-boxed:hover { transform: translateY(-5px); box-shadow: var(--shadow); border-color: rgba(201, 148, 26, 0.4); }
.section.dark .value-boxed { background: #181818; border-color: rgba(255, 255, 255, 0.06); }

.why-media { position: relative; border-radius: var(--radius-lg); overflow: hidden; min-height: 520px; box-shadow: var(--shadow-lg); }
.why-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.why-media .why-badge { position: absolute; left: 1.5rem; bottom: 1.5rem; background: var(--white); border-radius: var(--radius); padding: 1.25rem 1.5rem; box-shadow: var(--shadow); }
.why-badge strong { display: block; font-family: var(--font-head); font-weight: 800; font-size: 2rem; color: var(--gold); line-height: 1; }
.why-badge span { font-size: var(--fs-xs); letter-spacing: 0.1em; text-transform: uppercase; color: var(--gray-700); }

/* ---------- 14. Process steps ---------- */
.steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 1.5rem; counter-reset: step; position: relative; }
.steps::before { content: ''; position: absolute; top: 34px; left: 10%; right: 10%; height: 2px; background: repeating-linear-gradient(90deg, var(--gold) 0 8px, transparent 8px 16px); opacity: 0.5; }
.step { position: relative; text-align: center; padding: 0 0.5rem; }
.step-num { position: relative; z-index: 1; width: 68px; height: 68px; margin: 0 auto 1.5rem; border-radius: 50%; display: grid; place-items: center; background: var(--white); border: 2px solid var(--gold); color: var(--gold); font-family: var(--font-head); font-weight: 800; font-size: 1.4rem; transition: all var(--t); box-shadow: 0 0 0 8px var(--cream); }
.section:not(.cream) .step-num { box-shadow: 0 0 0 8px var(--white); }
.section.dark .step-num { background: var(--dark); box-shadow: 0 0 0 8px var(--dark); }
.step:hover .step-num { background: var(--gold); color: var(--white); }
.step h3 { font-size: 1.05rem; margin-bottom: 0.6rem; }
.step p { font-size: 0.92rem; color: var(--gray-700); }
.section.dark .step p { color: #aea89b; }

/* ---------- 15. Testimonials ---------- */
.testimonial { padding: 2.5rem 2.1rem 2.1rem; position: relative; display: flex; flex-direction: column; }
.testimonial .quote-mark { position: absolute; top: 1.2rem; right: 1.75rem; font-family: Georgia, serif; font-size: 5rem; line-height: 1; color: var(--gold-soft); }
.stars { display: flex; gap: 3px; color: var(--gold); margin-bottom: 1.25rem; }
.stars svg { width: 18px; height: 18px; }
.testimonial blockquote { font-size: 1.02rem; color: var(--gray-700); font-style: italic; margin-bottom: 1.75rem; flex: 1; }
.testimonial-author { display: flex; align-items: center; gap: 0.9rem; padding-top: 1.25rem; border-top: 1px solid var(--gray-100); }
.testimonial-author .avatar { width: 48px; height: 48px; border-radius: 50%; display: grid; place-items: center; background: var(--black); color: var(--gold-light); font-family: var(--font-head); font-weight: 700; }
.testimonial-author strong { display: block; font-family: var(--font-head); font-size: 0.95rem; color: var(--black); }
.testimonial-author span { font-size: var(--fs-xs); color: var(--gray-500); letter-spacing: 0.06em; text-transform: uppercase; }

/* ---------- 16. Community cards ---------- */
.community-scroll { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(270px, 1fr); gap: 1.5rem; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 1.25rem; scrollbar-width: thin; scrollbar-color: var(--gold) transparent; }
.community-scroll::-webkit-scrollbar { height: 6px; }
.community-scroll::-webkit-scrollbar-thumb { background: var(--gold); border-radius: 3px; }
.community-scroll > * { scroll-snap-align: start; }
.community-card { position: relative; display: block; aspect-ratio: 3 / 4; border-radius: var(--radius-lg); overflow: hidden; color: var(--white); background: var(--black); box-shadow: var(--shadow-sm); }
.community-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 0.9s var(--ease); opacity: 0.85; }
.community-card::after { content: ''; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(0, 0, 0, 0.88) 0%, rgba(0, 0, 0, 0.1) 60%); transition: background var(--t); }
.community-card:hover img { transform: scale(1.08); }
.community-card .cc-body { position: absolute; left: 0; right: 0; bottom: 0; z-index: 2; padding: 1.6rem; }
.community-card h3 { color: var(--white); font-size: 1.45rem; margin-bottom: 0.3rem; }
.community-card .cc-sub { font-size: var(--fs-xs); letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-light); }
.community-card .cc-link { display: inline-block; margin-top: 0.9rem; font-family: var(--font-head); font-weight: 700; font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; opacity: 0; transform: translateY(8px); transition: all var(--t); }
.community-card:hover .cc-link { opacity: 1; transform: none; }

.community-full { display: flex; flex-direction: column; }
.community-full .cf-media { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--black); }
.community-full .cf-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.9s var(--ease); }
.community-full:hover .cf-media img { transform: scale(1.06); }
.community-full .cf-media .cf-county { position: absolute; top: 1rem; left: 1rem; background: rgba(17, 17, 17, 0.82); color: var(--gold-light); font-family: var(--font-head); font-weight: 700; font-size: 0.66rem; letter-spacing: 0.16em; text-transform: uppercase; padding: 0.4rem 0.75rem; border-radius: 4px; }
.community-full .cf-body { padding: 1.75rem; display: flex; flex-direction: column; flex: 1; }
.community-full h3 { margin-bottom: 0.6rem; }
.community-full p { color: var(--gray-700); font-size: 0.95rem; flex: 1; }
.community-full .cf-tags { display: flex; flex-wrap: wrap; gap: 0.4rem; margin: 1rem 0 1.4rem; }
.community-full .cf-tags span { font-size: 0.72rem; font-weight: 500; padding: 0.3rem 0.65rem; border-radius: 30px; background: var(--cream); color: var(--gray-700); }
.community-full .btn { align-self: flex-start; }

.pill-list { display: flex; flex-wrap: wrap; gap: 0.7rem; }
.pill-list a, .pill-list span { display: inline-flex; align-items: center; gap: 0.4rem; padding: 0.65rem 1.2rem; border-radius: 40px; border: 1px solid var(--gray-300); font-family: var(--font-head); font-weight: 600; font-size: 0.8rem; letter-spacing: 0.05em; background: var(--white); transition: all var(--t); }
.pill-list a:hover { border-color: var(--gold); background: var(--gold); color: var(--white); }

/* ---------- 17. Blog cards ---------- */
.blog-card { display: flex; flex-direction: column; }
.blog-media { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--black); }
.blog-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease); }
.blog-card:hover .blog-media img { transform: scale(1.06); }
.blog-cat { position: absolute; left: 1rem; top: 1rem; background: var(--gold); color: var(--white); font-family: var(--font-head); font-weight: 700; font-size: 0.66rem; letter-spacing: 0.16em; text-transform: uppercase; padding: 0.4rem 0.75rem; border-radius: 4px; }
.blog-body { padding: 1.6rem 1.6rem 1.75rem; display: flex; flex-direction: column; flex: 1; }
.blog-date { font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--gray-500); margin-bottom: 0.6rem; }
.blog-body h3 { font-size: 1.15rem; margin-bottom: 0.75rem; line-height: 1.35; transition: color var(--t); }
.blog-card:hover h3 { color: var(--gold); }
.blog-body p { font-size: 0.93rem; color: var(--gray-700); flex: 1; }
.blog-body .link-arrow { margin-top: 1.25rem; }

.blog-featured { display: grid; grid-template-columns: 1.2fr 1fr; }
.blog-featured .blog-media { aspect-ratio: auto; min-height: 420px; }
.blog-featured .blog-body { padding: 3rem; justify-content: center; }
.blog-featured h2 { font-size: var(--fs-xl); margin-bottom: 1rem; }

.blog-layout { display: grid; grid-template-columns: 1fr 340px; gap: 3rem; align-items: start; }
.sidebar { position: sticky; top: 100px; display: grid; gap: 2rem; }
.widget { background: var(--white); border-radius: var(--radius-lg); padding: 1.9rem; border: 1px solid rgba(0, 0, 0, 0.06); box-shadow: var(--shadow-sm); }
.widget h4 { font-size: 0.85rem; letter-spacing: 0.16em; text-transform: uppercase; margin-bottom: 1.25rem; padding-bottom: 0.9rem; border-bottom: 2px solid var(--gold); display: inline-block; }
.cat-list li + li { border-top: 1px solid var(--gray-100); }
.cat-list a { display: flex; justify-content: space-between; padding: 0.8rem 0; font-weight: 500; color: var(--black); }
.cat-list a span { font-size: var(--fs-xs); background: var(--cream); color: var(--gray-700); padding: 0.1rem 0.6rem; border-radius: 20px; }
.cat-list a:hover { color: var(--gold); }
.widget.dark { background: var(--dark); color: #c8c1b3; border: 0; }
.widget.dark h4 { color: var(--white); }

/* ---------- 18. FAQ accordion ---------- */
.faq { max-width: 880px; margin: 0 auto; }
.faq-item { border-bottom: 1px solid var(--gray-300); }
.faq-item summary { list-style: none; cursor: pointer; display: flex; justify-content: space-between; align-items: center; gap: 1.5rem; padding: 1.6rem 0; font-family: var(--font-head); font-weight: 700; font-size: 1.08rem; color: var(--black); transition: color var(--t); }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after { content: '+'; flex-shrink: 0; width: 36px; height: 36px; border-radius: 50%; display: grid; place-items: center; font-size: 1.35rem; font-weight: 500; color: var(--gold); border: 1.5px solid var(--gold); transition: all var(--t); }
.faq-item[open] summary::after { content: '−'; background: var(--gold); color: var(--white); }
.faq-item summary:hover { color: var(--gold); }
.faq-item .faq-body { padding: 0 3.5rem 1.6rem 0; color: var(--gray-700); animation: faqIn 0.35s var(--ease); }
@keyframes faqIn { from { opacity: 0; transform: translateY(-6px); } to { opacity: 1; transform: none; } }

/* ---------- 19. Loan / info cards ---------- */
.loan-card { padding: 2.4rem 2rem; display: flex; flex-direction: column; }
.loan-card .loan-label { font-family: var(--font-head); font-weight: 800; font-size: 2.1rem; color: var(--gold); line-height: 1; margin-bottom: 0.5rem; }
.loan-card h3 { font-size: 1.1rem; margin-bottom: 0.9rem; }
.loan-card p { color: var(--gray-700); font-size: 0.94rem; }
.loan-card ul { margin-top: 1.1rem; padding-top: 1.1rem; border-top: 1px solid var(--gray-100); font-size: 0.88rem; }
.loan-card ul li { display: flex; gap: 0.5rem; margin-bottom: 0.4rem; color: var(--gray-700); }
.loan-card ul li::before { content: '◆'; color: var(--gold); font-size: 0.6rem; margin-top: 0.4rem; }

.callout { display: grid; grid-template-columns: auto 1fr auto; gap: 2rem; align-items: center; padding: 2.5rem 2.75rem; border-radius: var(--radius-lg); background: var(--black); color: #cbc4b6; position: relative; overflow: hidden; }
.callout::before { content: ''; position: absolute; right: -60px; top: -60px; width: 220px; height: 220px; border-radius: 50%; border: 36px solid rgba(201, 148, 26, 0.12); }
.callout h3 { color: var(--white); margin-bottom: 0.4rem; }
.callout .icon-box { background: rgba(201, 148, 26, 0.16); }
.callout > * { position: relative; }

.market-stats { display: grid; grid-template-columns: repeat(4, 1fr); border: 1px solid var(--gray-300); border-radius: var(--radius-lg); overflow: hidden; background: var(--white); }
.market-stats div { padding: 2rem 1.5rem; text-align: center; }
.market-stats div + div { border-left: 1px solid var(--gray-300); }
.market-stats strong { display: block; font-family: var(--font-head); font-weight: 800; font-size: 2rem; color: var(--black); }
.market-stats span { font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--gray-500); }
.fine-print { font-size: var(--fs-xs); color: var(--gray-500); margin-top: 1rem; }

/* ---------- 20. Contact ---------- */
.contact-list { display: grid; gap: 1.25rem; margin: 2rem 0; }
.contact-item { display: flex; gap: 1.1rem; align-items: flex-start; padding: 1.4rem; border-radius: var(--radius-lg); background: var(--white); border: 1px solid rgba(0, 0, 0, 0.06); transition: all var(--t); }
.contact-item:hover { border-color: rgba(201, 148, 26, 0.5); box-shadow: var(--shadow-sm); }
.contact-item .icon-box { width: 52px; height: 52px; border-radius: 12px; flex-shrink: 0; }
.contact-item .icon-box svg { width: 22px; height: 22px; }
.contact-item h4 { font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gray-500); margin-bottom: 0.25rem; }
.contact-item p, .contact-item a { font-weight: 500; color: var(--black); font-size: 1.02rem; }
.contact-item a:hover { color: var(--gold); }
.hours li { display: flex; justify-content: space-between; gap: 1rem; font-size: 0.95rem; }

.agent-mini { display: flex; align-items: center; gap: 1.25rem; padding: 1.5rem; border-radius: var(--radius-lg); background: var(--black); color: #c9c2b4; }
.agent-mini img { width: 84px; height: 84px; border-radius: 50%; object-fit: cover; border: 3px solid var(--gold); }
.agent-mini strong { display: block; font-family: var(--font-head); color: var(--white); font-size: 1.1rem; }
.agent-mini span { font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--gold-light); }

/* ---------- 21. CTA banner ---------- */
.cta-banner { position: relative; overflow: hidden; background: var(--darker); color: #cdc6b8; padding: 6rem 0; text-align: center; }
.cta-banner .cta-bg, .lead-band .band-bg { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: 0.22; }
.cta-banner::after { content: ''; position: absolute; inset: 0; background: radial-gradient(ellipse at center, rgba(201, 148, 26, 0.18), transparent 65%); }
.cta-banner .container { position: relative; z-index: 1; }
.cta-banner h2 { color: var(--white); font-size: var(--fs-2xl); margin-bottom: 1rem; }
.cta-banner h2 span { color: var(--gold-light); }
.cta-banner p { max-width: 620px; margin: 0 auto 2.25rem; font-size: var(--fs-md); }
.cta-banner .btn-group { justify-content: center; }
.cta-phone { display: inline-flex; align-items: center; gap: 0.75rem; font-family: var(--font-head); font-weight: 800; font-size: clamp(1.8rem, 4vw, 2.8rem); color: var(--white); margin-bottom: 2rem; }
.cta-phone:hover { color: var(--gold-light); }
.cta-phone svg { width: 36px; height: 36px; color: var(--gold); }

/* ---------- 22. Footer ---------- */
.site-footer { background: var(--darker); color: #a7a194; font-size: 0.93rem; }
.footer-top { padding: 5rem 0 3.5rem; display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.3fr; gap: 3rem; }
.footer-brand img { width: 210px; margin-bottom: 1.5rem; }
.footer-brand p { max-width: 320px; }
.footer-social { display: flex; gap: 0.6rem; margin-top: 1.5rem; }
.footer-social a { width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center; border: 1px solid rgba(255, 255, 255, 0.14); color: var(--white); transition: all var(--t); }
.footer-social a:hover { background: var(--gold); border-color: var(--gold); }
.footer-social svg { width: 17px; height: 17px; }
.site-footer h4 { color: var(--white); font-size: 0.8rem; letter-spacing: 0.18em; text-transform: uppercase; margin-bottom: 1.5rem; position: relative; padding-bottom: 0.85rem; }
.site-footer h4::after { content: ''; position: absolute; left: 0; bottom: 0; width: 30px; height: 2px; background: var(--gold); }
.footer-links li { margin-bottom: 0.7rem; }
.footer-links a:hover { color: var(--gold-light); padding-left: 4px; }
.footer-links a { transition: all var(--t); }
.footer-contact li { display: flex; gap: 0.75rem; margin-bottom: 1rem; align-items: flex-start; }
.footer-contact svg { width: 18px; height: 18px; color: var(--gold); flex-shrink: 0; margin-top: 0.25rem; }
.footer-contact a:hover { color: var(--gold-light); }
.footer-communities { display: flex; flex-wrap: wrap; gap: 0.5rem; margin-top: 1.25rem; }
.footer-communities a { font-size: 0.78rem; padding: 0.35rem 0.8rem; border: 1px solid rgba(255, 255, 255, 0.12); border-radius: 30px; transition: all var(--t); }
.footer-communities a:hover { border-color: var(--gold); color: var(--gold-light); }
.footer-legal { border-top: 1px solid rgba(255, 255, 255, 0.08); padding: 2rem 0; font-size: 0.8rem; color: #7d786e; }
.footer-legal .disclaimer { margin-bottom: 1.25rem; line-height: 1.65; }
.footer-legal .eho { display: inline-flex; align-items: center; gap: 0.4rem; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 1rem; }
.footer-bottom a:hover { color: var(--gold-light); }
.footer-bottom nav { display: flex; gap: 1.5rem; }

/* ---------- 23. Misc components ---------- */
.image-stack { position: relative; }
.image-stack .img-main { border-radius: var(--radius-lg); box-shadow: var(--shadow-lg); width: 100%; aspect-ratio: 4 / 3.2; object-fit: cover; }
.image-stack .img-accent { position: absolute; right: -2rem; bottom: -2.5rem; width: 46%; border-radius: var(--radius-lg); border: 6px solid var(--white); box-shadow: var(--shadow-lg); aspect-ratio: 1; object-fit: cover; }
.quote-block { font-family: var(--font-head); font-weight: 600; font-size: clamp(1.3rem, 2.4vw, 1.9rem); line-height: 1.45; color: var(--white); max-width: 900px; margin: 0 auto; text-align: center; }
.quote-block::before { content: '“'; display: block; font-family: Georgia, serif; font-size: 5rem; line-height: 0.6; color: var(--gold); margin-bottom: 1.25rem; }
.divider-gold { width: 70px; height: 3px; background: var(--gold); margin: 1.5rem 0; border: 0; }
.center .divider-gold, .text-center .divider-gold { margin-left: auto; margin-right: auto; }
.mt-2 { margin-top: 2rem; }
.mt-3 { margin-top: 3rem; }
.mb-2 { margin-bottom: 2rem; }
.section-foot { margin-top: 3rem; text-align: center; }
.anchor-offset { scroll-margin-top: 100px; }

/* ---------- 24. Scroll animations ---------- */
.fade-in { opacity: 0; transform: translateY(34px); transition: opacity 0.9s var(--ease), transform 0.9s var(--ease); }
.fade-in.fade-left { transform: translateX(-40px); }
.fade-in.fade-right { transform: translateX(40px); }
.fade-in.zoom { transform: scale(0.94); }
.fade-in.visible { opacity: 1; transform: none; }
.delay-1 { transition-delay: 0.1s; }
.delay-2 { transition-delay: 0.2s; }
.delay-3 { transition-delay: 0.3s; }
.delay-4 { transition-delay: 0.4s; }
.delay-5 { transition-delay: 0.5s; }
.no-js .fade-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
  .fade-in { opacity: 1; transform: none; }
}

/* ---------- 25. Responsive ---------- */
@media (max-width: 1280px) {
  .main-nav a { padding: 0.6rem 0.5rem; font-size: 0.74rem; }
  .main-nav a::after { left: 0.5rem; right: 0.5rem; }
  .header-phone small { display: none; }
}
@media (max-width: 1140px) {
  .main-nav { display: none; }
  .nav-toggle { display: block; }
  .grid-4 { grid-template-columns: repeat(2, 1fr); }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: repeat(3, 1fr); row-gap: 3rem; }
  .steps::before { display: none; }
  .blog-layout { grid-template-columns: 1fr 300px; }
}
@media (max-width: 992px) {
  .grid-3 { grid-template-columns: repeat(2, 1fr); }
  .split, .split.wide-left, .hero-split { grid-template-columns: 1fr; gap: 3.5rem; }
  .blog-layout { grid-template-columns: 1fr; }
  .sidebar { position: static; }
  .blog-featured { grid-template-columns: 1fr; }
  .blog-featured .blog-media { min-height: 300px; }
  .trust-bar ul, .stats, .market-stats { grid-template-columns: repeat(2, 1fr); }
  .trust-bar li:nth-child(3) { border-left: 0; }
  .trust-bar li:nth-child(n+3), .market-stats div:nth-child(n+3) { border-top: 1px solid rgba(255, 255, 255, 0.08); }
  .market-stats div:nth-child(3) { border-left: 0; }
  .market-stats div:nth-child(n+3) { border-top-color: var(--gray-300); }
  .agent-media { max-width: 520px; }
  .image-stack .img-accent { right: -0.5rem; }
  .callout { grid-template-columns: 1fr; text-align: left; }
}
@media (max-width: 768px) {
  :root { --header-h: 72px; }
  .section { padding: 4.5rem 0; }
  .section.tight { padding: 3.5rem 0; }
  .section-head { margin-bottom: 2.5rem; }
  .logo { width: 158px; height: 44px; }
  .header-inner { padding: 0 1.1rem; }
  .header-phone span, .header-actions .btn { display: none; }
  .header-phone .icon { width: 42px; height: 42px; }
  .grid-2, .grid-3 { grid-template-columns: 1fr; }
  .hero { min-height: auto; }
  .hero .container { padding-top: 4.5rem; padding-bottom: 5rem; }
  .page-hero { min-height: auto; }
  .hero-search { flex-direction: column; padding: 0.75rem; }
  .hero-search .field + .field { border-left: 0; border-top: 1px solid var(--gray-300); }
  .hero-search .btn { margin-top: 0.5rem; }
  .scroll-cue { display: none; }
  .steps { grid-template-columns: 1fr 1fr; }
  .footer-top { padding: 4rem 0 2.5rem; gap: 2.5rem; }
  .agent-card-float { right: 0.75rem; }
  .agent-media::before { top: -12px; left: -12px; }
  .agent-media::after { right: -12px; bottom: -12px; }
  .ghl-form-placeholder { min-height: 360px; }
  .embed-placeholder.idx { min-height: 480px; }
  .why-media { min-height: 380px; }
  .blog-featured .blog-body { padding: 2rem; }
  .form-card { padding: 1.75rem 1.4rem; }
  .cta-banner { padding: 4.5rem 0; }
  /* sticky mobile call bar */
  .mobile-callbar { display: grid; grid-template-columns: 1fr 1fr; position: fixed; left: 0; right: 0; bottom: 0; z-index: 900; box-shadow: 0 -6px 20px rgba(0, 0, 0, 0.18); }
  .mobile-callbar a { display: flex; align-items: center; justify-content: center; gap: 0.5rem; padding: 1rem; font-family: var(--font-head); font-weight: 700; font-size: 0.8rem; letter-spacing: 0.1em; text-transform: uppercase; }
  .mobile-callbar a:first-child { background: var(--black); color: var(--white); }
  .mobile-callbar a:last-child { background: var(--gold); color: var(--white); }
  .mobile-callbar svg { width: 17px; height: 17px; }
  body { padding-bottom: 54px; }
}
@media (max-width: 480px) {
  .container { padding: 0 1.15rem; }
  h1 { font-size: 2.1rem; }
  .btn-group .btn { width: 100%; }
  .grid-4, .steps, .trust-bar ul, .stats, .market-stats { grid-template-columns: 1fr; }
  .trust-bar li { justify-content: flex-start; padding: 1.1rem 1.25rem; }
  .trust-bar li + li { border-left: 0; border-top: 1px solid rgba(255, 255, 255, 0.08); }
  .market-stats div + div { border-left: 0; border-top: 1px solid var(--gray-300); }
  .footer-top { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; }
  .community-scroll { grid-auto-columns: 78%; }
  .listing-price { font-size: 1.35rem; }
  .faq-item summary { font-size: 0.98rem; }
  .faq-item .faq-body { padding-right: 0; }
  .image-stack .img-accent { display: none; }
  .agent-card-float { position: relative; right: auto; bottom: auto; margin-top: 1rem; }
  .callout { padding: 2rem 1.5rem; }
}

/* Text-only (non-numeric) stat values */
.stat .num { font-size: clamp(1.5rem, 2.6vw, 2.1rem); }
.market-stats strong { font-size: 1.35rem; }
.trust-bar strong { font-size: 1.1rem; }