/* ==========================================================================
   DUFFY BISESTO GROUP — BRAND DESIGN SYSTEM
   Built to the 2026 Brand Guidelines.
   Palette: cream / charcoal / sage / sand / slate  (60 / 30 / 10 balance)
   Type:    Lora (display) + Poppins (body & interface)
   ========================================================================== */

/* --------------------------------------------------------------------------
   1. DESIGN TOKENS
   -------------------------------------------------------------------------- */
:root {
  /* Brand palette */
  --cream: #F5F3EE;
  --charcoal: #2B2F33;
  --sage: #9AAEA8;
  --sand: #DCCDB8;
  --slate: #6F7E82;

  /* Derived tints & shades (stay within the family, never off-palette) */
  --cream-deep: #EDEAE3;
  --cream-white: #FCFBF9;
  --charcoal-soft: #3C4247;
  --charcoal-deep: #1E2124;
  --sage-dark: #6E8880;
  --sage-tint: #E7EDEB;
  --sand-tint: #F1E9DE;
  --slate-tint: #E4E8E9;
  /* Deepened slate for SMALL text on light fields. Brand slate (#6F7E82) is
     3.8:1 on cream, below the WCAG AA 4.5:1 floor for body-size text. This
     stays in the same family and clears AA on every brand background. Use --slate for larger
     type, rules, and decorative fills; use --slate-ink for captions,
     eyebrows, labels, and any text under ~18px. */
  --slate-ink: #59666A;
  /* Same idea for sage: --sage-dark is 3.7:1 on cream, fine for icons, rules,
     and large type, short of AA for small text. --sage-ink clears AA at 4.7:1. */
  --sage-ink: #5A716B;

  /* Semantic roles */
  --bg: var(--cream);
  --bg-alt: var(--cream-white);
  --ink: var(--charcoal);
  --ink-muted: var(--slate);
  --accent: var(--sage);
  --rule: rgba(43, 47, 51, 0.12);
  --rule-soft: rgba(43, 47, 51, 0.07);

  /* Typography */
  --font-display: 'Lora', 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --font-body: 'Poppins', 'Montserrat', -apple-system, BlinkMacSystemFont, 'Segoe UI', Helvetica, Arial, sans-serif;

  /* Fluid type scale */
  --fs-display: clamp(2.6rem, 1.6rem + 4.2vw, 5.1rem);
  --fs-h1: clamp(2.2rem, 1.5rem + 2.9vw, 3.8rem);
  --fs-h2: clamp(1.8rem, 1.35rem + 1.9vw, 2.85rem);
  --fs-h3: clamp(1.3rem, 1.15rem + 0.7vw, 1.7rem);
  --fs-h4: clamp(1.1rem, 1.03rem + 0.35vw, 1.28rem);
  --fs-lead: clamp(1.06rem, 1rem + 0.4vw, 1.28rem);
  --fs-body: 1rem;
  --fs-sm: 0.925rem;
  --fs-caption: 0.83rem;
  --fs-eyebrow: 0.735rem;

  /* Spacing */
  --sp-1: 0.35rem;
  --sp-2: 0.7rem;
  --sp-3: 1.1rem;
  --sp-4: 1.6rem;
  --sp-5: 2.4rem;
  --sp-6: 3.4rem;
  --sp-7: 4.8rem;
  --sp-8: 6.6rem;
  --section-y: clamp(3.6rem, 2rem + 6vw, 7rem);

  /* Layout */
  --container: 1200px;
  --container-narrow: 780px;
  --container-wide: 1400px;
  --gutter: clamp(1.15rem, 0.6rem + 2.4vw, 2.75rem);

  /* Radii, shadow, motion */
  --radius-sm: 3px;
  --radius: 5px;
  --radius-lg: 10px;
  --shadow-sm: 0 1px 2px rgba(43, 47, 51, 0.04), 0 2px 8px rgba(43, 47, 51, 0.045);
  --shadow: 0 2px 6px rgba(43, 47, 51, 0.05), 0 12px 32px rgba(43, 47, 51, 0.075);
  --shadow-lg: 0 4px 12px rgba(43, 47, 51, 0.06), 0 24px 60px rgba(43, 47, 51, 0.1);
  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --dur: 0.32s;

  --header-h: 78px;
}

/* --------------------------------------------------------------------------
   2. RESET & BASE
   -------------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 16px);
}

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: var(--fs-body);
  font-weight: 300;
  line-height: 1.72;
  letter-spacing: 0.006em;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

body.nav-open { overflow: hidden; }

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

h1, h2, h3, h4, h5 {
  font-family: var(--font-display);
  font-weight: 400;
  color: var(--ink);
  line-height: 1.14;
  letter-spacing: -0.012em;
  margin: 0 0 var(--sp-3);
  text-wrap: balance;
}

h1 { font-size: var(--fs-h1); }
h2 { font-size: var(--fs-h2); }
h3 { font-size: var(--fs-h3); line-height: 1.24; }
h4 { font-size: var(--fs-h4); line-height: 1.34; }

p { margin: 0 0 var(--sp-3); text-wrap: pretty; }
p:last-child { margin-bottom: 0; }

a { color: inherit; text-decoration: none; transition: color var(--dur) var(--ease); }

ul, ol { margin: 0 0 var(--sp-3); padding-left: 1.15rem; }
li { margin-bottom: 0.5rem; }
li::marker { color: var(--sage); }

hr { border: 0; border-top: 1px solid var(--rule); margin: var(--sp-5) 0; }

blockquote, figure { margin: 0; }

/* Inline SVGs inherit their container's box. Without this, an SVG with no
   width/height attribute expands to fill its parent. */
.value-card__icon,
.divider-mark,
.link-arrow,
.social-row a,
.footer-legal__marks span { display: inline-flex; align-items: center; }
.value-card__icon { display: block; }
.value-card__icon > svg { width: 100%; height: 100%; display: block; }
.divider-mark > svg { width: 22px; height: 22px; flex: none; }
.social-row > a > svg { width: 16px; height: 16px; }

::selection { background: var(--sage); color: var(--cream-white); }

:focus-visible {
  outline: 2px solid var(--charcoal);
  outline-offset: 3px;
  border-radius: 2px;
}

/* --------------------------------------------------------------------------
   3. LAYOUT PRIMITIVES
   -------------------------------------------------------------------------- */
.container {
  width: 100%;
  max-width: var(--container);
  margin-inline: auto;
  padding-inline: var(--gutter);
}
.container--narrow { max-width: var(--container-narrow); }
.container--wide { max-width: var(--container-wide); }

.section { padding-block: var(--section-y); }
.section--tight { padding-block: calc(var(--section-y) * 0.62); }
.section--cream { background: var(--cream); }
.section--white { background: var(--cream-white); }
.section--sand { background: var(--sand-tint); }
.section--sage { background: var(--sage-tint); }
.section--dark { background: var(--charcoal); color: var(--cream); }
.section--dark h1, .section--dark h2, .section--dark h3, .section--dark h4 { color: var(--cream); }
.section--dark .eyebrow { color: var(--sage); }
.section--dark .lead, .section--dark p { color: rgba(245, 243, 238, 0.82); }

.grid { display: grid; gap: var(--sp-4); }
.grid--2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.grid--gap-lg { gap: var(--sp-5); }

.split {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(2rem, 1rem + 4vw, 5rem);
  align-items: center;
}
.split--media-first > *:first-child { order: -1; }

.stack > * + * { margin-top: var(--sp-3); }

/* --------------------------------------------------------------------------
   4. TYPOGRAPHY UTILITIES
   -------------------------------------------------------------------------- */
.eyebrow {
  display: block;
  font-family: var(--font-body);
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--slate-ink);
  margin-bottom: var(--sp-3);
}
.eyebrow--sage { color: var(--sage-ink); }

.eyebrow--rule {
  display: flex;
  align-items: center;
  gap: 0.75rem;
}
.eyebrow--rule::after {
  content: '';
  flex: 0 0 46px;
  height: 1px;
  background: var(--sage);
}

.display { font-size: var(--fs-display); line-height: 1.04; letter-spacing: -0.02em; }

.lead {
  font-size: var(--fs-lead);
  line-height: 1.68;
  color: var(--charcoal-soft);
  font-weight: 300;
}

.section--dark .lead { color: rgba(245, 243, 238, 0.8); }

.caption { font-size: var(--fs-caption); color: var(--slate-ink); line-height: 1.6; }
.small { font-size: var(--fs-sm); }
.muted { color: var(--slate-ink); }
.sage-text { color: var(--sage-dark); }
.italic-serif { font-family: var(--font-display); font-style: italic; }
.center { text-align: center; }
.measure { max-width: 62ch; }
.measure--center { max-width: 62ch; margin-inline: auto; }

.section-head { margin-bottom: var(--sp-6); }
.section-head.center { margin-inline: auto; max-width: 720px; }

/* Pull quote */
.pullquote {
  font-family: var(--font-display);
  font-size: clamp(1.35rem, 1.1rem + 1.3vw, 2.05rem);
  line-height: 1.42;
  letter-spacing: -0.012em;
  color: var(--ink);
  border-left: 2px solid var(--sage);
  padding-left: var(--sp-4);
  margin: 0;
}

/* --------------------------------------------------------------------------
   5. BUTTONS
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.6rem;
  font-family: var(--font-body);
  font-size: 0.795rem;
  font-weight: 500;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  line-height: 1;
  padding: 1.1rem 2rem;
  border: 1px solid transparent;
  border-radius: var(--radius-sm);
  cursor: pointer;
  transition: background var(--dur) var(--ease), color var(--dur) var(--ease),
              border-color var(--dur) var(--ease), transform var(--dur) var(--ease),
              box-shadow var(--dur) var(--ease);
  text-align: center;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }

.btn--primary { background: var(--charcoal); color: var(--cream); border-color: var(--charcoal); }
.btn--primary:hover { background: var(--charcoal-deep); box-shadow: var(--shadow); }

.btn--sage { background: var(--sage); color: var(--charcoal); border-color: var(--sage); }
.btn--sage:hover { background: var(--sage-dark); color: var(--cream-white); box-shadow: var(--shadow); }

.btn--outline { background: transparent; color: var(--charcoal); border-color: rgba(43, 47, 51, 0.28); }
.btn--outline:hover { background: var(--charcoal); color: var(--cream); border-color: var(--charcoal); }

.btn--ghost-light { background: transparent; color: var(--cream); border-color: rgba(245, 243, 238, 0.45); }
.btn--ghost-light:hover { background: var(--cream); color: var(--charcoal); border-color: var(--cream); }

.btn--light { background: var(--cream); color: var(--charcoal); border-color: var(--cream); }
.btn--light:hover { background: var(--cream-white); box-shadow: var(--shadow); }

.btn--block { width: 100%; }
.btn--lg { padding: 1.25rem 2.5rem; font-size: 0.83rem; }
.btn--sm { padding: 0.8rem 1.4rem; font-size: 0.72rem; }

.btn-row { display: flex; flex-wrap: wrap; gap: var(--sp-3); }
.btn-row.center { justify-content: center; }

/* Text link with animated rule */
.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  font-size: var(--fs-caption);
  font-weight: 500;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  color: var(--charcoal);
  padding-bottom: 3px;
  border-bottom: 1px solid var(--sage);
  transition: gap var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.link-arrow:hover { gap: 0.95rem; border-color: var(--charcoal); }
.link-arrow svg { width: 15px; height: 9px; flex: none; }
.section--dark .link-arrow { color: var(--cream); border-color: var(--sage); }
.section--dark .link-arrow:hover { border-color: var(--cream); }

/* --------------------------------------------------------------------------
   6. HEADER & NAVIGATION
   -------------------------------------------------------------------------- */
.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  z-index: 999;
  background: var(--charcoal);
  color: var(--cream);
  padding: 0.9rem 1.4rem;
  font-size: var(--fs-caption);
  letter-spacing: 0.1em;
  text-transform: uppercase;
}
.skip-link:focus { left: 12px; top: 12px; }

.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 100;
  background: rgba(245, 243, 238, 0.92);
  backdrop-filter: saturate(180%) blur(14px);
  -webkit-backdrop-filter: saturate(180%) blur(14px);
  border-bottom: 1px solid transparent;
  transition: background var(--dur) var(--ease), border-color var(--dur) var(--ease),
              box-shadow var(--dur) var(--ease);
}
.site-header.is-scrolled {
  background: rgba(245, 243, 238, 0.97);
  border-bottom-color: var(--rule);
  box-shadow: 0 1px 20px rgba(43, 47, 51, 0.05);
}

/* Transparent header over a dark hero. A soft top scrim keeps the nav legible
   over photography without reading as a solid bar. */
.site-header.is-transparent {
  background: transparent;
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
}
.site-header.is-transparent::before {
  content: '';
  position: absolute;
  inset: 0 0 auto 0;
  height: calc(var(--header-h) + 46px);
  background: linear-gradient(to bottom, rgba(30, 33, 36, 0.7) 0%, rgba(30, 33, 36, 0.34) 55%, transparent 100%);
  pointer-events: none;
  z-index: -1;
}
.site-header.is-transparent .nav-link,
.site-header.is-transparent .brand-lockup { color: var(--cream); }
.site-header.is-transparent .nav-link::after { background: var(--cream); }
.site-header.is-transparent .nav-toggle span { background: var(--cream); }
.site-header.is-transparent .btn--outline { color: var(--cream); border-color: rgba(245, 243, 238, 0.5); }
.site-header.is-transparent .btn--outline:hover { background: var(--cream); color: var(--charcoal); }

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-4);
  min-height: var(--header-h);
}

.brand-lockup {
  display: inline-flex;
  align-items: center;
  gap: 0.85rem;
  color: var(--charcoal);
  flex: none;
}
.brand-lockup__mark {
  height: 54px;
  width: auto;
  flex: none;
  object-fit: contain;
  transition: height var(--dur) var(--ease);
}
.brand-lockup__mark--cream { display: none; }
.site-header.is-transparent .brand-lockup__mark--charcoal { display: none; }
.site-header.is-transparent .brand-lockup__mark--cream { display: block; }
.brand-lockup__text { display: flex; flex-direction: column; line-height: 1; }
.brand-lockup__name {
  font-family: var(--font-display);
  font-size: 1.03rem;
  letter-spacing: 0.055em;
  text-transform: uppercase;
  white-space: nowrap;
}
.brand-lockup__sub {
  font-size: 0.53rem;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--slate-ink);
  margin-top: 4px;
  white-space: nowrap;
}
.site-header.is-transparent .brand-lockup__sub { color: rgba(245, 243, 238, 0.86); }

.primary-nav { display: flex; align-items: center; gap: clamp(1rem, 0.3rem + 1.5vw, 2.1rem); }

.nav-link {
  position: relative;
  font-size: 0.775rem;
  font-weight: 400;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--charcoal);
  padding-block: 0.4rem;
  white-space: nowrap;
}
.nav-link::after {
  content: '';
  position: absolute;
  left: 0; bottom: 0;
  width: 100%; height: 1px;
  background: var(--charcoal);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform var(--dur) var(--ease);
}
.nav-link:hover::after, .nav-link[aria-current="page"]::after { transform: scaleX(1); transform-origin: left; }
.nav-link[aria-current="page"] { font-weight: 500; }

.header-actions { display: flex; align-items: center; gap: var(--sp-3); flex: none; }
.header-phone {
  font-size: 0.8rem;
  letter-spacing: 0.06em;
  color: var(--charcoal);
  white-space: nowrap;
}
.header-phone:hover { color: var(--sage-dark); }
.site-header.is-transparent .header-phone { color: var(--cream); }

.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 44px;
  height: 44px;
  padding: 0;
  background: none;
  border: 0;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  width: 24px;
  height: 1.5px;
  background: var(--charcoal);
  margin-inline: auto;
  transition: transform var(--dur) var(--ease), opacity var(--dur) var(--ease);
}
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* Mobile drawer */
.mobile-nav {
  position: fixed;
  inset: var(--header-h) 0 0 0;
  z-index: 99;
  background: var(--cream);
  padding: var(--sp-5) var(--gutter) var(--sp-6);
  overflow-y: auto;
  transform: translateX(100%);
  visibility: hidden;
  transition: transform 0.4s var(--ease), visibility 0.4s;
}
.mobile-nav.is-open { transform: translateX(0); visibility: visible; }
.mobile-nav a.mobile-nav__link {
  display: block;
  font-family: var(--font-display);
  font-size: 1.55rem;
  padding: 0.75rem 0;
  border-bottom: 1px solid var(--rule-soft);
  color: var(--charcoal);
}
.mobile-nav a.mobile-nav__link:hover { color: var(--sage-dark); }
.mobile-nav__footer { margin-top: var(--sp-5); display: grid; gap: var(--sp-3); }

/* --------------------------------------------------------------------------
   7. HERO
   -------------------------------------------------------------------------- */
.hero {
  position: relative;
  display: flex;
  align-items: center;
  min-height: min(88vh, 820px);
  padding-top: calc(var(--header-h) + var(--sp-6));
  padding-bottom: var(--sp-7);
  overflow: hidden;
  isolation: isolate;
}
.hero--short { min-height: min(56vh, 540px); }
.hero--page {
  min-height: 0;
  padding-top: calc(var(--header-h) + var(--sp-6));
  padding-bottom: var(--sp-6);
  background: var(--cream-white);
  border-bottom: 1px solid var(--rule-soft);
}

.hero__media { position: absolute; inset: 0; z-index: -2; }
.hero__media img, .hero__media .img-ph { width: 100%; height: 100%; object-fit: cover; }
.hero__scrim {
  position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(105deg, rgba(30, 33, 36, 0.82) 0%, rgba(30, 33, 36, 0.62) 45%, rgba(30, 33, 36, 0.28) 100%);
}
.hero--dark { color: var(--cream); }
.hero--dark h1, .hero--dark .display { color: var(--cream); }
.hero--dark .lead { color: rgba(245, 243, 238, 0.85); }
.hero--dark .eyebrow { color: var(--sage); }

.hero__inner { max-width: 730px; }
.hero__title { margin-bottom: var(--sp-4); }
.hero__lead { max-width: 54ch; margin-bottom: var(--sp-5); }

/* Split hero: copy panel + photography panel */
.hero--split {
  display: block;
  min-height: 0;
  padding: 0;
  background: var(--charcoal);
  color: var(--cream);
}
.hero--split h1,
.hero--split h2,
.hero--split .display { color: var(--cream); }
.hero--split .lead { color: rgba(245, 243, 238, 0.84); }
.hero--split .eyebrow { color: var(--sage); }
.hero--split .eyebrow--rule::after { background: var(--sage); }

.hero-split__grid {
  display: grid;
  grid-template-columns: 1.06fr 0.94fr;
  min-height: min(90vh, 800px);
}
.hero-split__content {
  padding: calc(var(--header-h) + clamp(2.4rem, 1rem + 4vw, 4.4rem))
           clamp(1.4rem, 0.8rem + 3.4vw, 5rem)
           clamp(2.8rem, 1.6rem + 3vw, 4.4rem)
           clamp(1.4rem, 0.6rem + 4vw, 6.5rem);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.hero-split__content > * { max-width: 620px; }
.hero-split__media { position: relative; overflow: hidden; background: var(--charcoal-soft); }
.hero-split__media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 15%;
}
.hero-split__media::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(43, 47, 51, 0.55) 0%, rgba(43, 47, 51, 0.05) 26%, transparent 55%);
  pointer-events: none;
}
.hero-split__caption {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  z-index: 2;
  padding: 2.6rem 1rem 1.15rem;
  text-align: center;
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: rgba(245, 243, 238, 0.9);
  background: linear-gradient(to top, rgba(30, 33, 36, 0.72) 0%, transparent 100%);
}

/* Hero stat strip */
.hero__stats {
  display: flex;
  flex-wrap: wrap;
  gap: clamp(1.4rem, 0.5rem + 3vw, 3.4rem);
  margin-top: var(--sp-6);
  padding-top: var(--sp-4);
  border-top: 1px solid rgba(245, 243, 238, 0.22);
}
.hero__stat-value {
  font-family: var(--font-display);
  font-size: clamp(1.6rem, 1.3rem + 1.2vw, 2.2rem);
  line-height: 1;
  color: var(--cream);
  display: block;
}
.hero__stat-label {
  font-size: var(--fs-eyebrow);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(245, 243, 238, 0.7);
  margin-top: 0.5rem;
  display: block;
}

/* --------------------------------------------------------------------------
   8. IMAGE PLACEHOLDERS (swap for real photography)
   -------------------------------------------------------------------------- */
.img-ph {
  position: relative;
  display: flex;
  align-items: center;
  justify-content: center;
  background:
    linear-gradient(135deg, var(--sage-tint) 0%, var(--sand-tint) 52%, var(--slate-tint) 100%);
  color: var(--slate);
  overflow: hidden;
}
.img-ph::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image:
    radial-gradient(circle at 22% 26%, rgba(245, 243, 238, 0.85) 0%, transparent 46%),
    radial-gradient(circle at 78% 74%, rgba(220, 205, 184, 0.6) 0%, transparent 52%);
}
.img-ph__label {
  position: relative;
  z-index: 1;
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  text-align: center;
  padding: 0.9rem 1.2rem;
  max-width: 90%;
  line-height: 1.6;
  color: var(--slate-ink);
}
.img-ph--dark { background: linear-gradient(155deg, #454B50 0%, #2B2F33 48%, #55666A 100%); }
.img-ph--dark::before {
  background-image:
    radial-gradient(circle at 26% 22%, rgba(154, 174, 168, 0.24) 0%, transparent 52%),
    radial-gradient(circle at 76% 82%, rgba(43, 47, 51, 0.6) 0%, transparent 58%);
}
.img-ph--dark .img-ph__label { color: rgba(245, 243, 238, 0.42); }

.ratio { position: relative; width: 100%; }
.ratio > * { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }

/* A photo slot holds the branded placeholder and, on top of it, the real photo.
   If the photo file is not there the <img> removes itself and the placeholder
   below shows through. Drop a correctly named file into assets/img/photos/ and
   it appears. Remove it and the placeholder returns. */
.photo-slot > img { z-index: 1; }
.ratio--4x3 { padding-top: 75%; }
.ratio--3x2 { padding-top: 66.666%; }
.ratio--16x9 { padding-top: 56.25%; }
.ratio--1x1 { padding-top: 100%; }
.ratio--4x5 { padding-top: 125%; }
.ratio--3x4 { padding-top: 133.333%; }

.framed { position: relative; }
.framed::after {
  content: '';
  position: absolute;
  inset: 14px -14px -14px 14px;
  border: 1px solid var(--sage);
  z-index: -1;
  pointer-events: none;
}

/* --------------------------------------------------------------------------
   9. CARDS
   -------------------------------------------------------------------------- */
.card {
  background: var(--cream-white);
  border: 1px solid var(--rule-soft);
  border-radius: var(--radius);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease),
              border-color var(--dur) var(--ease);
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); border-color: var(--rule); }
.card__body { padding: var(--sp-4); display: flex; flex-direction: column; flex: 1; }
.card__body > *:last-child { margin-top: auto; }
.card__title { font-size: var(--fs-h4); margin-bottom: var(--sp-2); }
.card__text { font-size: var(--fs-sm); color: var(--charcoal-soft); margin-bottom: var(--sp-3); }

/* Value / service card */
.value-card {
  background: var(--cream-white);
  border: 1px solid var(--rule-soft);
  border-radius: var(--radius);
  padding: var(--sp-5) var(--sp-4);
  transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
.value-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-sm); }
.value-card__num {
  font-family: var(--font-display);
  font-size: 0.95rem;
  letter-spacing: 0.16em;
  color: var(--sage-ink);
  display: block;
  margin-bottom: var(--sp-3);
}
.value-card__icon {
  width: 34px; height: 34px;
  color: var(--sage-dark);
  margin-bottom: var(--sp-3);
}
.value-card h3 { font-size: var(--fs-h4); margin-bottom: var(--sp-2); }
.value-card p { font-size: var(--fs-sm); color: var(--charcoal-soft); margin: 0; }

/* Listing card */
.listing-card {
  background: var(--cream-white);
  border: 1px solid var(--rule-soft);
  border-radius: var(--radius);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
.listing-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.listing-card__media { position: relative; }
.listing-card__status {
  position: absolute;
  top: 14px; left: 14px;
  z-index: 2;
  background: var(--cream);
  color: var(--charcoal);
  font-size: 0.66rem;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding: 0.45rem 0.85rem;
  border-radius: 2px;
}
.listing-card__status--sold { background: var(--charcoal); color: var(--cream); }
.listing-card__status--pending { background: var(--sand); color: var(--charcoal); }
.listing-card__status--new { background: var(--sage); color: var(--charcoal); }
.listing-card__body { padding: var(--sp-4); display: flex; flex-direction: column; flex: 1; }
.listing-card__price {
  font-family: var(--font-display);
  font-size: 1.42rem;
  line-height: 1;
  margin-bottom: 0.55rem;
}
.listing-card__address { font-size: var(--fs-sm); color: var(--charcoal-soft); margin-bottom: 0.15rem; }
.listing-card__city { font-size: var(--fs-caption); color: var(--slate-ink); margin-bottom: var(--sp-3); }
.listing-card__specs {
  display: flex;
  flex-wrap: wrap;
  gap: 0.9rem;
  padding-top: var(--sp-3);
  margin-top: auto;
  border-top: 1px solid var(--rule-soft);
  font-size: var(--fs-caption);
  color: var(--slate-ink);
  letter-spacing: 0.04em;
}
.listing-card__specs span { display: inline-flex; align-items: center; gap: 0.35rem; }

/* Neighborhood card */
.hood-card {
  position: relative;
  display: block;
  border-radius: var(--radius);
  overflow: hidden;
  isolation: isolate;
  color: var(--cream);
  transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
.hood-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.hood-card__media { position: relative; }
.hood-card__media::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(30, 33, 36, 0.88) 0%, rgba(30, 33, 36, 0.38) 45%, rgba(30, 33, 36, 0.08) 100%);
  transition: opacity var(--dur) var(--ease);
  z-index: 2; /* above real photos, which sit at z-index 1 in a photo slot */
}
.hood-card:hover .hood-card__media::after { opacity: 0.88; }
.hood-card__content {
  z-index: 3;
  position: absolute;
  inset: auto 0 0 0;
  padding: var(--sp-4);
  z-index: 2;
}
.hood-card__name { font-size: var(--fs-h4); color: var(--cream); margin-bottom: 0.3rem; }
.hood-card__meta {
  font-size: var(--fs-eyebrow);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(245, 243, 238, 0.78);
}

/* Team card */
.team-card { text-align: left; }
.team-card__media { margin-bottom: var(--sp-3); border-radius: var(--radius); overflow: hidden; }
.team-card__name { font-size: var(--fs-h4); margin-bottom: 0.2rem; }
.team-card__role {
  font-size: var(--fs-eyebrow);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--sage-ink);
  margin-bottom: var(--sp-2);
  display: block;
}
.team-card__bio { font-size: var(--fs-sm); color: var(--charcoal-soft); margin-bottom: var(--sp-2); }

/* Testimonial */
.quote-card {
  background: var(--cream-white);
  border: 1px solid var(--rule-soft);
  border-radius: var(--radius);
  padding: var(--sp-5) var(--sp-4);
  display: flex;
  flex-direction: column;
}
.quote-card__mark {
  font-family: var(--font-display);
  font-size: 3rem;
  line-height: 0.6;
  color: var(--sage);
  margin-bottom: var(--sp-3);
}
.quote-card__text {
  font-family: var(--font-display);
  font-size: 1.06rem;
  line-height: 1.62;
  color: var(--ink);
  margin-bottom: var(--sp-4);
  flex: 1;
}
.quote-card__author { font-size: var(--fs-caption); font-weight: 500; letter-spacing: 0.06em; }
.quote-card__meta { font-size: var(--fs-caption); color: var(--slate-ink); }

/* Step / process list */
.steps { counter-reset: step; display: grid; gap: var(--sp-4); }
.step {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: var(--sp-4);
  align-items: start;
  padding-bottom: var(--sp-4);
  border-bottom: 1px solid var(--rule-soft);
}
.step:last-child { border-bottom: 0; padding-bottom: 0; }
.step__num {
  counter-increment: step;
  font-family: var(--font-display);
  font-size: 1.05rem;
  color: var(--sage-dark);
  width: 44px; height: 44px;
  display: grid;
  place-items: center;
  border: 1px solid var(--sage);
  border-radius: 50%;
  flex: none;
}
.step__num::before { content: counter(step, decimal-leading-zero); }
.step h3 { font-size: var(--fs-h4); margin-bottom: 0.35rem; }
.step p { font-size: var(--fs-sm); color: var(--charcoal-soft); margin: 0; }

/* Stat block */
.stat-strip {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: var(--sp-4);
  text-align: center;
}
.stat__value {
  font-family: var(--font-display);
  font-size: clamp(2rem, 1.5rem + 2vw, 3rem);
  line-height: 1;
  display: block;
  margin-bottom: 0.6rem;
}
.stat__label {
  font-size: var(--fs-eyebrow);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--slate-ink);
  display: block;
}
.section--dark .stat__label { color: rgba(245, 243, 238, 0.65); }
.section--dark .stat__value { color: var(--cream); }

/* Accordion / FAQ */
.faq { border-top: 1px solid var(--rule); }
.faq__item { border-bottom: 1px solid var(--rule); }
.faq__q {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-4);
  background: none;
  border: 0;
  padding: var(--sp-4) 0;
  cursor: pointer;
  font-family: var(--font-display);
  font-size: var(--fs-h4);
  color: var(--ink);
  text-align: left;
  line-height: 1.34;
}
.faq__icon { position: relative; width: 16px; height: 16px; flex: none; }
.faq__icon::before, .faq__icon::after {
  content: '';
  position: absolute;
  background: var(--sage-dark);
  transition: transform var(--dur) var(--ease);
}
.faq__icon::before { top: 50%; left: 0; width: 16px; height: 1.5px; margin-top: -0.75px; }
.faq__icon::after { left: 50%; top: 0; width: 1.5px; height: 16px; margin-left: -0.75px; }
.faq__q[aria-expanded="true"] .faq__icon::after { transform: scaleY(0); }
.faq__a { overflow: hidden; max-height: 0; transition: max-height 0.4s var(--ease); }
.faq__a-inner { padding-bottom: var(--sp-4); font-size: var(--fs-sm); color: var(--charcoal-soft); max-width: 68ch; }

/* Badge / pill */
.pill {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  background: var(--sage-tint);
  color: var(--charcoal);
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 0.45rem 0.9rem;
  border-radius: 100px;
}
.pill--outline { background: transparent; border: 1px solid var(--rule); color: var(--slate-ink); }

/* --------------------------------------------------------------------------
   10. FORMS & LEAD CAPTURE
   -------------------------------------------------------------------------- */
.lead-form { display: grid; gap: var(--sp-3); }

.field { display: grid; gap: 0.4rem; }
.field--full { grid-column: 1 / -1; }

.field label {
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--slate-ink);
}
.field .req { color: var(--sage-dark); }

.field input,
.field select,
.field textarea {
  width: 100%;
  font-family: var(--font-body);
  font-size: 0.95rem;
  font-weight: 300;
  color: var(--ink);
  background: var(--cream-white);
  border: 1px solid rgba(43, 47, 51, 0.16);
  border-radius: var(--radius-sm);
  padding: 0.88rem 1rem;
  transition: border-color var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
  appearance: none;
}
.field textarea { min-height: 128px; resize: vertical; line-height: 1.6; }
.field select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1.5L6 6.5L11 1.5' stroke='%236F7E82' stroke-width='1.4' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 1rem center;
  background-size: 12px;
  padding-right: 2.6rem;
  cursor: pointer;
}
.field input::placeholder, .field textarea::placeholder { color: rgba(111, 126, 130, 0.65); }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none;
  border-color: var(--sage-dark);
  box-shadow: 0 0 0 3px rgba(154, 174, 168, 0.28);
}
.field.has-error input, .field.has-error select, .field.has-error textarea {
  border-color: #A85C4B;
  box-shadow: 0 0 0 3px rgba(168, 92, 75, 0.14);
}
.field__error { font-size: var(--fs-caption); color: #A85C4B; display: none; }
.field.has-error .field__error { display: block; }

.field-row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--sp-3); }

.honeypot {
  position: absolute !important;
  left: -9999px !important;
  opacity: 0;
  height: 0;
  width: 0;
  overflow: hidden;
}

.consent {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 0.7rem;
  align-items: start;
}
.consent input[type="checkbox"] {
  width: 17px; height: 17px;
  margin-top: 4px;
  accent-color: var(--sage-dark);
  cursor: pointer;
}
.consent label {
  font-size: var(--fs-caption);
  text-transform: none;
  letter-spacing: 0;
  color: var(--slate-ink);
  line-height: 1.55;
  font-weight: 300;
}
.consent a { text-decoration: underline; text-underline-offset: 2px; }

.form-status {
  display: none;
  padding: var(--sp-3) var(--sp-4);
  border-radius: var(--radius-sm);
  font-size: var(--fs-sm);
  line-height: 1.6;
}
.form-status.is-visible { display: block; }
.form-status--success { background: var(--sage-tint); color: var(--charcoal); border: 1px solid var(--sage); }
.form-status--error { background: #F6E9E5; color: #7A3F31; border: 1px solid #D9B3A8; }

.btn.is-loading { pointer-events: none; opacity: 0.7; }
.btn.is-loading::after {
  content: '';
  width: 13px; height: 13px;
  border: 1.5px solid currentColor;
  border-top-color: transparent;
  border-radius: 50%;
  animation: spin 0.7s linear infinite;
}
@keyframes spin { to { transform: rotate(360deg); } }

/* Form panel */
.form-panel {
  background: var(--cream-white);
  border: 1px solid var(--rule-soft);
  border-radius: var(--radius);
  padding: clamp(1.5rem, 1rem + 2vw, 2.8rem);
  box-shadow: var(--shadow-sm);
}
.form-panel--dark {
  background: var(--charcoal-soft);
  border-color: rgba(245, 243, 238, 0.12);
}
.form-panel--dark h2, .form-panel--dark h3 { color: var(--cream); }
.form-panel--dark .eyebrow { color: var(--sage); }
.form-panel--dark .field label { color: rgba(245, 243, 238, 0.72); }
.form-panel--dark .field input,
.form-panel--dark .field select,
.form-panel--dark .field textarea {
  background: rgba(245, 243, 238, 0.06);
  border-color: rgba(245, 243, 238, 0.22);
  color: var(--cream);
}
.form-panel--dark .field input::placeholder,
.form-panel--dark .field textarea::placeholder { color: rgba(245, 243, 238, 0.42); }
.form-panel--dark .consent label { color: rgba(245, 243, 238, 0.68); }
.form-panel--dark .caption { color: rgba(245, 243, 238, 0.74); }

.form-panel__head { margin-bottom: var(--sp-4); }
.form-panel__head p { font-size: var(--fs-sm); color: var(--charcoal-soft); }
.form-panel--dark .form-panel__head p { color: rgba(245, 243, 238, 0.72); }

/* Sticky CTA bar (mobile) */
.sticky-cta {
  position: fixed;
  inset: auto 0 0 0;
  z-index: 90;
  display: none;
  gap: 1px;
  background: var(--rule);
  box-shadow: 0 -2px 18px rgba(43, 47, 51, 0.12);
}
.sticky-cta a {
  flex: 1;
  background: var(--cream);
  color: var(--charcoal);
  text-align: center;
  padding: 0.95rem 0.5rem;
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.sticky-cta a.is-primary { background: var(--charcoal); color: var(--cream); }

/* --------------------------------------------------------------------------
   11. CTA BANDS
   -------------------------------------------------------------------------- */
.cta-band {
  position: relative;
  background: var(--charcoal);
  color: var(--cream);
  overflow: hidden;
  isolation: isolate;
}
.cta-band__inner { position: relative; z-index: 2; text-align: center; max-width: 720px; margin-inline: auto; }
.cta-band h2 { color: var(--cream); }
.cta-band .eyebrow { color: var(--sage); }
.cta-band p { color: rgba(245, 243, 238, 0.8); }
.cta-band__glow {
  position: absolute;
  z-index: 1;
  width: 640px; height: 640px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(154, 174, 168, 0.2) 0%, transparent 68%);
  top: -260px; right: -180px;
  pointer-events: none;
}

/* Split CTA (valuation) */
.cta-split { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); }
.cta-split__panel {
  padding: clamp(2.4rem, 1.4rem + 4vw, 5.2rem) clamp(1.5rem, 1rem + 3vw, 4rem);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.cta-split__panel--dark { background: var(--charcoal); color: var(--cream); }
.cta-split__panel--dark h2 { color: var(--cream); }
.cta-split__panel--dark .eyebrow { color: var(--sage); }
.cta-split__panel--dark p { color: rgba(245, 243, 238, 0.8); }
.cta-split__panel--sage { background: var(--sage-tint); }

/* --------------------------------------------------------------------------
   12. FOOTER
   -------------------------------------------------------------------------- */
.site-footer { background: var(--charcoal); color: rgba(245, 243, 238, 0.72); font-size: var(--fs-sm); }
.site-footer a { color: rgba(245, 243, 238, 0.72); }
.site-footer a:hover { color: var(--sage); }

.footer-main {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1.2fr;
  gap: var(--sp-5);
  padding-block: var(--sp-7) var(--sp-6);
}
.footer-brand__mark { height: 96px; width: auto; margin-bottom: var(--sp-4); }
.footer-brand__name {
  font-family: var(--font-display);
  font-size: 1.15rem;
  letter-spacing: 0.055em;
  text-transform: uppercase;
  color: var(--cream);
  margin-bottom: 0.4rem;
}
.footer-brand__sub {
  font-size: 0.57rem;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--sage);
  margin-bottom: var(--sp-3);
}
.footer-brand p { font-size: var(--fs-caption); line-height: 1.7; max-width: 34ch; }

.footer-col h4 {
  font-family: var(--font-body);
  font-size: var(--fs-eyebrow);
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--sage);
  margin-bottom: var(--sp-3);
}
.footer-col ul { list-style: none; padding: 0; margin: 0; }
.footer-col li { margin-bottom: 0.62rem; font-size: var(--fs-caption); }

.footer-contact address { font-style: normal; font-size: var(--fs-caption); line-height: 1.85; }
.footer-contact .footer-phone {
  font-family: var(--font-display);
  font-size: 1.22rem;
  color: var(--cream);
  display: inline-block;
  margin-bottom: 0.5rem;
}

.social-row { display: flex; gap: 0.7rem; margin-top: var(--sp-3); }
.social-row a {
  width: 38px; height: 38px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(245, 243, 238, 0.2);
  border-radius: 50%;
  transition: background var(--dur) var(--ease), border-color var(--dur) var(--ease), color var(--dur) var(--ease);
}
.social-row a:hover { background: var(--sage); border-color: var(--sage); color: var(--charcoal); }
.social-row svg { width: 16px; height: 16px; }

.footer-legal {
  border-top: 1px solid rgba(245, 243, 238, 0.14);
  padding-block: var(--sp-4) var(--sp-5);
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-3);
  font-size: 0.775rem;
  color: rgba(245, 243, 238, 0.68);
}
.footer-legal__marks { display: flex; align-items: center; gap: var(--sp-3); flex-wrap: wrap; }
.footer-legal__marks svg { height: 34px; width: auto; color: rgba(245, 243, 238, 0.75); }
.footer-legal__links { display: flex; gap: var(--sp-3); flex-wrap: wrap; }
.footer-disclosure {
  padding-bottom: var(--sp-5);
  font-size: 0.735rem;
  line-height: 1.75;
  color: rgba(245, 243, 238, 0.62);
  max-width: 92ch;
}

/* --------------------------------------------------------------------------
   13. PAGE HEADERS & MISC
   -------------------------------------------------------------------------- */
.page-head { max-width: 720px; }
.page-head .eyebrow { color: var(--sage-ink); }

.breadcrumb {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  font-size: var(--fs-caption);
  color: var(--slate-ink);
  margin-bottom: var(--sp-4);
  list-style: none;
  padding: 0;
}
.breadcrumb li { margin: 0; }
.breadcrumb li + li::before { content: '/'; margin-right: 0.5rem; color: var(--sage); }

.filter-bar {
  display: flex;
  flex-wrap: wrap;
  gap: var(--sp-2);
  align-items: center;
  padding-bottom: var(--sp-4);
  margin-bottom: var(--sp-5);
  border-bottom: 1px solid var(--rule);
}
.filter-btn {
  font-family: var(--font-body);
  font-size: 0.72rem;
  font-weight: 400;
  letter-spacing: 0.11em;
  text-transform: uppercase;
  color: var(--slate-ink);
  background: transparent;
  border: 1px solid var(--rule);
  border-radius: 100px;
  padding: 0.6rem 1.15rem;
  cursor: pointer;
  transition: all var(--dur) var(--ease);
}
.filter-btn:hover { border-color: var(--sage); color: var(--charcoal); }
.filter-btn.is-active { background: var(--charcoal); border-color: var(--charcoal); color: var(--cream); }

.note-box {
  background: var(--sand-tint);
  border-left: 2px solid var(--sand);
  padding: var(--sp-3) var(--sp-4);
  font-size: var(--fs-sm);
  border-radius: 0 var(--radius-sm) var(--radius-sm) 0;
}

.checklist { list-style: none; padding: 0; }
.checklist li {
  position: relative;
  padding-left: 1.9rem;
  margin-bottom: 0.85rem;
  font-size: var(--fs-sm);
  color: var(--charcoal-soft);
}
.checklist li::before {
  content: '';
  position: absolute;
  left: 0; top: 0.55em;
  width: 10px; height: 6px;
  border-left: 1.5px solid var(--sage-dark);
  border-bottom: 1.5px solid var(--sage-dark);
  transform: rotate(-45deg);
}
.section--dark .checklist li { color: rgba(245, 243, 238, 0.8); }

.divider-mark {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.9rem;
  color: var(--sage);
  margin-block: var(--sp-5);
}
.divider-mark::before, .divider-mark::after {
  content: '';
  height: 1px;
  width: clamp(40px, 12vw, 110px);
  background: var(--rule);
}

/* Reveal-on-scroll */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity 0.8s var(--ease), transform 0.8s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
.reveal-d1 { transition-delay: 0.08s; }
.reveal-d2 { transition-delay: 0.16s; }
.reveal-d3 { transition-delay: 0.24s; }
.reveal-d4 { transition-delay: 0.32s; }

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

/* --------------------------------------------------------------------------
   14. RESPONSIVE
   -------------------------------------------------------------------------- */
@media (max-width: 1080px) {
  .footer-main { grid-template-columns: 1fr 1fr; gap: var(--sp-5); }
  .grid--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .stat-strip { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--sp-5); }
}

@media (max-width: 900px) {
  .primary-nav, .header-phone { display: none; }
  .nav-toggle { display: flex; }
  .grid--3 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .split { grid-template-columns: 1fr; gap: var(--sp-5); }
  .split--media-first > *:first-child { order: 0; }
  .cta-split { grid-template-columns: 1fr; }
  .header-actions .btn { display: none; }
  .hero-split__grid { grid-template-columns: 1fr; min-height: 0; }
  .hero-split__media { order: -1; height: min(58vh, 420px); }
  .hero-split__media::after { background: linear-gradient(180deg, rgba(43,47,51,.5) 0%, transparent 40%); }
  .hero-split__content { padding-top: clamp(2.4rem, 1rem + 5vw, 3.6rem); }
}

@media (max-width: 680px) {
  :root { --header-h: 66px; }
  .grid--2, .grid--3, .grid--4 { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .hero { min-height: min(86vh, 680px); }
  .hero__stats { gap: var(--sp-4) var(--sp-5); }
  .footer-main { grid-template-columns: 1fr; padding-block: var(--sp-6) var(--sp-5); }
  .footer-legal { flex-direction: column; align-items: flex-start; }
  .sticky-cta { display: flex; }
  body { padding-bottom: 52px; }
  .btn { width: 100%; }
  .btn-row { flex-direction: column; }
  .brand-lockup__mark { height: 40px; }
  .brand-lockup__name { font-size: 0.9rem; }
  .step { grid-template-columns: 1fr; gap: var(--sp-2); }
  .framed::after { inset: 10px -10px -10px 10px; }
  .eyebrow--rule::after { display: none; }
  .hero__stats { margin-top: var(--sp-5); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
  .reveal { opacity: 1; transform: none; }
}

/* --------------------------------------------------------------------------
   15. PRINT
   -------------------------------------------------------------------------- */
@media print {
  .site-header, .mobile-nav, .sticky-cta, .cta-band, .lead-form, .site-footer .social-row { display: none !important; }
  body { background: #fff; color: #000; padding: 0; }
  .hero { min-height: 0; padding-top: 1rem; }
}

/* Agent routing notice on the contact page (shown when arriving from an agent card) */
.agent-note { margin: 0 0 var(--sp-3); padding: .8rem 1rem; border-left: 3px solid var(--sage); background: var(--sage-tint); font-size: var(--fs-sm); color: var(--charcoal); }
/* Five-star rating on a testimonial card */
.quote-card__stars { display: flex; gap: 3px; color: var(--sage-ink); margin: -.4rem 0 .8rem; }

/* Team cards: stretch to the row height and pin "Get in touch" to the bottom, so the links line up
   across a row even when bios differ in length or wrap differently on another screen size. */
.team-card { display: flex; flex-direction: column; }
.team-card > .link-arrow { margin-top: auto; align-self: flex-start; }

/* Hero team photo framing: keep all five people and kitchen on both sides in frame */
.hero-split__media img { object-position: 48% 20%; }
@media (min-width: 1201px) and (max-width: 1919px) {
  .hero-split__grid { grid-template-columns: minmax(0, 0.86fr) minmax(0, 1.14fr); min-height: 0; }
  .hero-split__content {
    padding-top: calc(var(--header-h) + clamp(1.4rem, 0.4rem + 2vw, 2.6rem));
    padding-bottom: clamp(1.8rem, 0.8rem + 2vw, 3rem);
    padding-right: clamp(1.2rem, 0.4rem + 2.4vw, 3.4rem);
  }
  .hero--split .display { font-size: clamp(2.7rem, 0.9rem + 2.9vw, 4.1rem); }
  .hero--split .lead { font-size: 1.02rem; }
  .hero-split__content .btn-row { flex-wrap: nowrap; gap: .8rem; }
  .hero-split__content .btn--lg { padding: 1.1rem 1.5rem; font-size: 0.76rem; white-space: nowrap; }
  .hero-split__content .hero__stats { flex-wrap: nowrap; gap: clamp(1.2rem, 0.2rem + 2vw, 2.6rem); margin-top: var(--sp-5); }
  .hero-split__content .hero__stat-label { white-space: nowrap; }
}
@media (min-width: 1201px) and (max-width: 1320px) {
  .hero-split__content .hero__stat-label { white-space: normal; letter-spacing: .14em; }
  .hero-split__content .btn--lg { padding: 1.05rem 1.2rem; }
}
@media (max-width: 1200px) {
  .hero-split__grid { grid-template-columns: 1fr; min-height: 0; }
  .hero-split__media { order: -1; height: auto; aspect-ratio: 16 / 10; margin-top: var(--header-h); }
  .hero-split__media img { object-position: 48% 40%; }
  .hero-split__media::after { background: none; }
  .hero-split__content { padding-top: clamp(2.4rem, 1rem + 5vw, 3.6rem); }
}
@media (max-width: 680px) {
  .hero-split__media { aspect-ratio: 4 / 3; }
}

/* Recently sold cards */
.listing-card__side {
  margin-top: .7rem;
  padding-top: .7rem;
  border-top: 1px solid var(--line);
  font-size: var(--fs-sm);
  color: var(--charcoal-soft, var(--charcoal));
  letter-spacing: .02em;
}
.listing-card { display: flex; flex-direction: column; }
.listing-card__body { display: flex; flex-direction: column; flex: 1; }
.listing-card__specs { margin-top: auto; }

/* ==========================================================================
   CONSENT CHECKBOX
   The generic .field input rule strips the browser's native checkbox styling
   (appearance: none) and stretches it with form padding, so a checked box
   looked identical to an unchecked one. These rules draw the box and the
   checkmark ourselves, at a fixed size, in both the light and dark panels.
   ========================================================================== */
.consent input[type="checkbox"] {
  appearance: none;
  -webkit-appearance: none;
  width: 18px;
  height: 18px;
  min-width: 18px;
  min-height: 18px;
  flex: 0 0 18px;
  padding: 0;
  margin: 3px 0 0;
  border: 1.5px solid rgba(43, 47, 51, 0.38);
  border-radius: 4px;
  background: var(--cream-white);
  display: inline-block;
  position: relative;
  cursor: pointer;
  transition: background var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.consent input[type="checkbox"]:hover { border-color: var(--sage-ink); }
.consent input[type="checkbox"]:checked {
  background: var(--sage-ink);
  border-color: var(--sage-ink);
}
.consent input[type="checkbox"]:checked::after {
  content: '';
  position: absolute;
  left: 5px;
  top: 1px;
  width: 5px;
  height: 10px;
  border: solid var(--cream-white);
  border-width: 0 2px 2px 0;
  transform: rotate(45deg);
}
.consent input[type="checkbox"]:focus-visible {
  outline: 2px solid var(--sage-ink);
  outline-offset: 2px;
}
/* Dark form panels (listing alerts, valuation) */
.form-panel--dark .consent input[type="checkbox"] {
  background: transparent;
  border-color: rgba(245, 243, 238, 0.5);
}
.form-panel--dark .consent input[type="checkbox"]:checked {
  background: var(--sage);
  border-color: var(--sage);
}
.form-panel--dark .consent input[type="checkbox"]:checked::after {
  border-color: var(--charcoal);
}