@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,300;1,400&family=DM+Sans:wght@300;400;500&display=swap');

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --forest: #1a2e1a;
  --sage: #3d5c3a;
  --sage-light: #6b8f65;
  --gold: #c8a45a;
  --gold-light: #e4c98a;
  --cream: #f8f4ec;
  --cream-dark: #efe9dc;
  --white: #ffffff;
  --charcoal: #2a2a2a;
  --mid: #5a5a5a;
  --light: #8a8a8a;
  --nav-h: 80px;
}

html {
  scroll-behavior: smooth;
  scrollbar-color: #2d6a8a #edf4f6;
}
body {
  scrollbar-color: #2d6a8a #edf4f6;
}
::-webkit-scrollbar {
  width: 14px;
}
::-webkit-scrollbar-track {
  background: linear-gradient(180deg, #edf4f6, #f8faf7);
}
::-webkit-scrollbar-thumb {
  background: linear-gradient(180deg, #2d6a8a, #1a4a6b);
  border: 3px solid #edf4f6;
  border-radius: 999px;
}
::-webkit-scrollbar-thumb:hover {
  background: linear-gradient(180deg, #3a7fa0, #1a4a6b);
}
@media (max-width: 760px) {
  ::-webkit-scrollbar { width: 10px; }
}

body {
  font-family: 'DM Sans', sans-serif;
  color: var(--charcoal);
  background: var(--cream);
  overflow-x: hidden;
}

.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--nav-h);
  background: #000000;
  display: flex;
  align-items: center;
  padding: 0 2rem;
  z-index: 1000;
  border-bottom: 1px solid rgba(200,164,90,0.25);
}

.header-left {
  display: flex;
  align-items: center;
  gap: 14px;
  text-decoration: none;
}

.header-avatar {
  display: none;
}

.header-home-icon {
  color: var(--gold);
  opacity: 0.8;
  transition: opacity 0.2s;
  display: flex;
  align-items: center;
}
.header-home-icon:hover { opacity: 1; }
.header-home-icon svg { width: 22px; height: 22px; }

.header-name {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.85rem;
  font-weight: 600;
  color: var(--cream);
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

.header-name span {
  color: var(--gold);
}

.site-nav {
  display: flex;
  align-items: center;
  justify-content: space-evenly;
  flex: 1;
  padding: 0 1rem;
}

.nav-item {
  position: relative;
}

.nav-link {
  color: var(--cream-dark);
  text-decoration: none;
  font-size: 0.78rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 400;
  padding: 0.5rem 0.9rem;
  border-radius: 4px;
  transition: color 0.2s, background 0.2s;
  display: flex;
  align-items: center;
  gap: 4px;
  cursor: pointer;
}
.nav-link:hover, .nav-link.active {
  color: var(--gold);
  background: rgba(200,164,90,0.08);
}

.nav-dropdown {
  position: absolute;
  top: 100%;
  left: 0;
  background: var(--forest);
  border: 1px solid rgba(200,164,90,0.2);
  border-radius: 6px;
  min-width: 180px;
  padding: 0.5rem 0;
  padding-top: 0.75rem;
  margin-top: 0;
  opacity: 0;
  pointer-events: none;
  transform: translateY(-4px);
  transition: opacity 0.2s, transform 0.2s;
  z-index: 100;
}
.nav-item:hover .nav-dropdown,
.nav-item:focus-within .nav-dropdown {
  opacity: 1;
  pointer-events: all;
  transform: translateY(0);
}

.nav-item::after {
  content: '';
  position: absolute;
  bottom: -8px;
  left: 0;
  right: 0;
  height: 10px;
  display: none;
}
.nav-item:hover::after {
  display: block;
}

.nav-dropdown a {
  display: block;
  color: var(--cream-dark);
  text-decoration: none;
  font-size: 0.76rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 0.55rem 1.1rem;
  transition: color 0.2s, background 0.2s;
}
.nav-dropdown a:hover {
  color: var(--gold);
  background: rgba(200,164,90,0.08);
}

.chevron {
  width: 6px; height: 6px;
  border-right: 1.5px solid currentColor;
  border-bottom: 1.5px solid currentColor;
  transform: rotate(45deg);
  margin-top: -2px;
  transition: transform 0.2s;
}
.nav-item:hover .chevron { transform: rotate(-135deg); margin-top: 2px; }

.header-cta {
  background: var(--gold);
  color: var(--forest) !important;
  font-weight: 500 !important;
  border-radius: 4px;
  padding: 0.5rem 1.1rem !important;
}
.header-cta:hover { background: var(--gold-light) !important; color: var(--forest) !important; }

.page-content {
  padding-top: var(--nav-h);
}

.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: center;
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, #0e1e0e 0%, #1a2e1a 40%, #243824 100%);
  z-index: 0;
}

.hero-pattern {
  position: absolute;
  inset: 0;
  background-image:
    repeating-linear-gradient(0deg, transparent, transparent 60px, rgba(200,164,90,0.03) 60px, rgba(200,164,90,0.03) 61px),
    repeating-linear-gradient(90deg, transparent, transparent 60px, rgba(200,164,90,0.03) 60px, rgba(200,164,90,0.03) 61px);
  z-index: 1;
}

.hero-content {
  position: relative;
  z-index: 3;
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 3rem;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: center;
  width: 100%;
}

/* Stacked variant used on index hero */
.hero-content--stacked {
  display: flex;
  flex-direction: column;
  align-items: stretch;
  gap: 0;
  max-width: 980px;
}

/* Headline + horizontal video side by side */
.hero-main-row {
  display: flex;
  align-items: center;
  gap: 2.5rem;
}

.hero-main-row .hero-headline {
  flex: 0 0 auto;
  margin-bottom: 0;
}

.hero-video-panel--horizontal {
  flex: 1 1 0;
  min-width: 0;
}

.video-frame--horizontal {
  aspect-ratio: 16/9;
  max-height: none;
  background: #0066A1;
}

.hero-text {}

.hero-eyebrow {
  font-size: 0.72rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.2rem;
  display: flex;
  align-items: center;
  gap: 12px;
  cursor: default;
  transition: color 0.3s ease, text-shadow 0.3s ease;
}
.hero-eyebrow:hover {
  color: #e8352a;
  text-shadow: 0 0 8px rgba(232,53,42,0.7), 0 0 20px rgba(232,53,42,0.45), 0 0 40px rgba(232,53,42,0.25);
  animation: eyebrow-glow-pulse 1.5s ease-in-out;
}
@keyframes eyebrow-glow-pulse {
  0%   { text-shadow: 0 0 4px rgba(232,53,42,0.3); }
  40%  { text-shadow: 0 0 12px rgba(232,53,42,0.9), 0 0 30px rgba(232,53,42,0.6), 0 0 60px rgba(232,53,42,0.3); }
  100% { text-shadow: 0 0 8px rgba(232,53,42,0.7), 0 0 20px rgba(232,53,42,0.45), 0 0 40px rgba(232,53,42,0.25); }
}
.hero-eyebrow::before {
  display: none;
}
.hero-eyebrow.no-dash::before {
  display: none;
}

.hero-headline {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(3rem, 5.5vw, 5.5rem);
  font-weight: 300;
  line-height: 1.12;
  color: var(--cream);
  margin-bottom: 1.4rem;
}

.hero-headline em {
  font-style: italic;
  color: var(--gold);
}

.hero-sub {
  font-size: 1rem;
  color: rgba(248,244,236,0.65);
  line-height: 1.7;
  margin-bottom: 2.5rem;
  max-width: 440px;
  font-weight: 300;
}

.hero-badge {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  background: rgba(200,164,90,0.12);
  border: 1px solid rgba(200,164,90,0.4);
  border-radius: 100px;
  padding: 0.45rem 1rem;
  margin-bottom: 2rem;
  font-size: 0.8rem;
  letter-spacing: 0.05em;
  background-image: linear-gradient(90deg, #c8a45a 15%, #fff5c0 38%, #fffbe8 50%, #fff5c0 62%, #c8a45a 85%);
  background-size: 250% auto;
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
  background-clip: text;
  animation: badgeShimmer 2.8s linear infinite;
}

@keyframes badgeShimmer {
  0%   { background-position: 250% center; }
  100% { background-position: -250% center; }
}



.hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}

.btn-primary {
  background: var(--gold);
  color: var(--forest);
  padding: 0.85rem 2rem;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.8rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 500;
  border: none;
  border-radius: 4px;
  cursor: pointer;
  text-decoration: none;
  transition: background 0.2s, transform 0.15s;
  display: inline-block;
}
.btn-primary:hover { background: var(--gold-light); transform: translateY(-1px); }

.btn-outline {
  background: transparent;
  color: var(--cream);
  padding: 0.85rem 2rem;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.8rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 400;
  border: 1px solid rgba(248,244,236,0.3);
  border-radius: 4px;
  cursor: pointer;
  text-decoration: none;
  transition: border-color 0.2s, color 0.2s;
  display: inline-block;
}
.btn-outline:hover { border-color: var(--gold); color: var(--gold); }

.hero-video-panel {
  position: relative;
}

.video-frame {
  position: relative;
  border-radius: 12px;
  overflow: hidden;
  aspect-ratio: 9/16;
  max-height: 560px;
  background: #000;
  box-shadow: 0 30px 80px rgba(0,0,0,0.5);
}

/* Horizontal 16:9 variant */
.video-frame--horizontal {
  aspect-ratio: 16/9;
  max-height: none;
  background: #000;
  box-shadow: 0 20px 60px rgba(0,0,0,0.45), inset 0 0 0 10px #000;
  padding: 10px;
  overflow: visible;
  border-radius: 14px;
}

.video-embed-iframe {
  width: 100%;
  height: 100%;
  border: none;
  display: block;
}

.video-thumbnail {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.4s;
}
.video-frame:hover .video-thumbnail { transform: scale(1.03); }

.video-overlay {
  position: absolute;
  inset: 0;
  background: rgba(0,0,0,0.18);
  display: flex;
  align-items: flex-end;
  justify-content: flex-end;
  padding: 0 10px 10px 0;
}

/* Inset overlay to match the bezel padding */
.video-overlay--inset {
  inset: 10px;
}

.play-btn {
  width: 38px; height: 38px;
  background: var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0;
  transition: transform 0.2s, background 0.2s, box-shadow 0.2s;
  cursor: pointer;
  border: 2px solid #000;
  box-shadow: 0 2px 12px rgba(0,0,0,0.5);
  flex-shrink: 0;
}
.play-btn:hover { transform: scale(1.1); background: var(--gold-light); box-shadow: 0 4px 18px rgba(0,0,0,0.6); }
.play-btn svg { width: 13px; height: 13px; fill: #000; margin-left: 2px; }

.video-caption {
  color: var(--cream);
  font-size: 0.85rem;
  opacity: 0.9;
}
.video-caption strong { display: block; font-weight: 500; }
.video-caption span { font-size: 0.75rem; opacity: 0.7; }

.video-caption-overlay {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 1rem 1.25rem;
  background: linear-gradient(to top, rgba(10,20,10,0.85) 0%, transparent 100%);
  pointer-events: none;
}

.social-links {
  display: flex;
  gap: 8px;
}

.social-link {
  width: 34px; height: 34px;
  background: rgba(248,244,236,0.1);
  border: 1px solid rgba(248,244,236,0.2);
  border-radius: 6px;
  display: flex;
  align-items: center;
  justify-content: center;
  text-decoration: none;
  color: var(--cream);
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.05em;
  transition: background 0.2s, border-color 0.2s;
}
.social-link:hover { background: rgba(200,164,90,0.2); border-color: var(--gold); color: var(--gold); }

.video-modal {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(0,0,0,0.92);
  z-index: 9999;
  align-items: center;
  justify-content: center;
}
.video-modal.open { display: flex; }
.video-modal-inner {
  position: relative;
  width: min(90vw, 900px);
  aspect-ratio: 16/9;
  background: #000;
  border-radius: 8px;
  overflow: hidden;
}
.video-modal-inner iframe {
  width: 100%; height: 100%;
  border: none;
}
.video-modal-close {
  position: absolute;
  top: -44px;
  right: 0;
  background: none;
  border: none;
  color: white;
  font-size: 2rem;
  cursor: pointer;
  line-height: 1;
}

.stats-strip {
  background: var(--forest);
  padding: 2.5rem 3rem;
  border-top: 1px solid rgba(200,164,90,0.15);
  border-bottom: 1px solid rgba(200,164,90,0.15);
}

.stats-grid {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  text-align: center;
}

.stat-item {}

.stat-number {
  font-family: 'Cormorant Garamond', serif;
  font-size: 2.8rem;
  font-weight: 300;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 0.4rem;
}

.stat-label {
  font-size: 0.72rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: rgba(248,244,236,0.55);
  font-weight: 400;
}

section {
  padding: 6rem 3rem;
}

.section-inner {
  max-width: 1200px;
  margin: 0 auto;
}

.section-eyebrow {
  font-size: 0.7rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.9rem;
  display: flex;
  align-items: center;
  gap: 10px;
}
.section-eyebrow::before {
  display: none;
}
.no-dash::before {
  display: none;
}

.section-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2rem, 3.5vw, 3.2rem);
  font-weight: 300;
  color: var(--forest);
  line-height: 1.15;
  margin-bottom: 1.5rem;
}

.section-title em { font-style: italic; color: var(--sage); }

.section-body {
  font-size: 1rem;
  color: var(--mid);
  line-height: 1.75;
  font-weight: 300;
  max-width: 640px;
}

.about-section {
  background: var(--cream);
}

.about-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
}

.about-photo-wrap {
  position: relative;
}

.about-photo {
  width: 100%;
  aspect-ratio: 3/4;
  object-fit: cover;
  border-radius: 8px;
  display: block;
  background: var(--cream-dark);
}

.about-photo-placeholder {
  width: 100%;
  aspect-ratio: 3/4;
  border-radius: 8px;
  background: linear-gradient(160deg, #e8e0d0 0%, #d4c9b5 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 1rem;
  color: var(--light);
}

.about-accent {
  position: absolute;
  bottom: -20px;
  right: -20px;
  width: 140px;
  height: 140px;
  background: var(--gold);
  border-radius: 4px;
  z-index: -1;
  opacity: 0.4;
}

.about-corner {
  position: absolute;
  top: -12px;
  left: -12px;
  width: 60px;
  height: 60px;
  border-top: 2px solid var(--gold);
  border-left: 2px solid var(--gold);
  border-radius: 0;
}

.about-highlights {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  margin-top: 2.5rem;
}

.highlight-card {
  background: var(--cream-dark);
  border: 1px solid rgba(0,0,0,0.06);
  border-radius: 8px;
  padding: 1.1rem;
  text-align: center;
}

.highlight-num {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.8rem;
  font-weight: 400;
  color: var(--forest);
  line-height: 1;
  margin-bottom: 0.2rem;
}

.highlight-label {
  font-size: 0.72rem;
  color: var(--light);
  text-transform: uppercase;
  letter-spacing: 0.1em;
}

.commission-section {
  background: var(--forest);
  position: relative;
  overflow: hidden;
}

.commission-section::before {
  content: '1%';
  position: absolute;
  right: -2rem;
  top: 50%;
  transform: translateY(-50%);
  font-family: 'Cormorant Garamond', serif;
  font-size: 22rem;
  font-weight: 300;
  color: rgba(200,164,90,0.06);
  line-height: 1;
  pointer-events: none;
}

.commission-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
}

.commission-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(1.4rem, 3vw, 3.4rem);
  font-weight: 300;
  color: var(--cream);
  line-height: 1.1;
  margin-bottom: 1.5rem;
}
.commission-title em { font-style: italic; color: var(--gold); }

.commission-body {
  font-size: 1rem;
  color: rgba(248,244,236,0.65);
  line-height: 1.75;
  font-weight: 300;
  margin-bottom: 2rem;
}

.savings-calc {
  background: rgba(200,164,90,0.08);
  border: 1px solid rgba(200,164,90,0.2);
  border-radius: 10px;
  padding: 1.5rem;
}
.savings-calc-title {
  font-size: 0.72rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
}
.savings-row {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 0.5rem 0;
  border-bottom: 1px solid rgba(200,164,90,0.1);
  font-size: 0.9rem;
}
.savings-row:last-child { border-bottom: none; font-weight: 500; }
.savings-row span:first-child { color: rgba(248,244,236,0.65); }
.savings-row span:last-child { color: var(--gold-light); font-family: 'Cormorant Garamond', serif; font-size: 1.1rem; }
.savings-highlight { color: var(--gold) !important; font-size: 1.5rem !important; font-weight: 400 !important; }

.commission-features {
  display: flex;
  flex-direction: column;
  gap: 1.2rem;
}

.comm-feat {
  display: flex;
  gap: 1rem;
  align-items: flex-start;
}

.comm-feat-icon {
  width: 40px; height: 40px;
  background: rgba(200,164,90,0.1);
  border: 1px solid rgba(200,164,90,0.2);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  color: var(--gold);
  font-size: 1.1rem;
}

.comm-feat-text strong {
  display: block;
  color: var(--cream);
  font-size: 0.9rem;
  font-weight: 500;
  margin-bottom: 0.2rem;
}
.comm-feat-text p {
  color: rgba(248,244,236,0.55);
  font-size: 0.83rem;
  line-height: 1.6;
}

.listings-section {
  background: var(--cream-dark);
}

.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
  margin-top: 3rem;
}

.listing-card {
  background: var(--white);
  border-radius: 10px;
  overflow: hidden;
  border: 1px solid rgba(0,0,0,0.06);
  transition: transform 0.2s, box-shadow 0.2s;
  text-decoration: none;
  color: inherit;
  display: block;
}
.listing-card:visited,
.listing-card:active,
.listing-card:focus {
  text-decoration: none;
  color: inherit;
}
.listing-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 16px 40px rgba(0,0,0,0.12);
}

.listing-img {
  width: 100%;
  aspect-ratio: 4/3;
  object-fit: cover;
  background: var(--cream-dark);
  display: block;
  position: relative;
}

.listing-img-placeholder {
  width: 100%;
  aspect-ratio: 4/3;
  background: linear-gradient(135deg, #e0d8c8 0%, #c8bfae 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--light);
  font-size: 0.8rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.listing-badge {
  position: absolute;
  top: 12px; left: 12px;
  background: var(--forest);
  color: var(--gold);
  font-size: 0.65rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  padding: 4px 10px;
  border-radius: 100px;
  font-weight: 500;
}

.listing-img-wrap { position: relative; display: block; }

.listing-body { padding: 1.2rem; }

.listing-price {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--forest);
  margin-bottom: 0.3rem;
}

.listing-address {
  font-size: 0.82rem;
  color: var(--mid);
  margin-bottom: 0.8rem;
  line-height: 1.4;
}

.listing-specs {
  display: flex;
  gap: 1rem;
  font-size: 0.75rem;
  color: var(--light);
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.listing-spec {
  display: flex;
  align-items: center;
  gap: 4px;
}

/* ── Testimonials carousel ── */
.testimonials-section {
  background: var(--cream);
}

.tc-carousel-wrap {
  display: flex;
  align-items: center;
  gap: 1rem;
  margin-top: 3rem;
  position: relative;
}

.tc-viewport {
  overflow: hidden;
  flex: 1;
  border-radius: 12px;
}

.tc-slider {
  display: flex;
  gap: 1.5rem;
  will-change: transform;
}

.tc-card {
  background: var(--white);
  border-radius: 10px;
  border: 1px solid rgba(0,0,0,0.06);
  overflow: hidden;
  flex: 0 0 calc(33.333% - 1rem);
  display: flex;
  flex-direction: column;
}

.tc-card-bar {
  height: 3px;
  flex-shrink: 0;
}

.tc-card-body {
  padding: 1.6rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}

.tc-card-top {
  display: flex;
  align-items: center;
  gap: 0.6rem;
  margin-bottom: 0.9rem;
}

.tc-stars {
  font-size: 0.72rem;
  color: var(--gold);
  letter-spacing: 1px;
}

.tc-badge {
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  color: var(--forest);
  background: rgba(61,92,58,0.08);
  border-radius: 100px;
  padding: 2px 8px;
}

.tc-text {
  font-size: 0.86rem;
  color: var(--mid);
  line-height: 1.75;
  font-weight: 300;
  font-style: italic;
  flex: 1;
  margin-bottom: 1.2rem;
}

.tc-footer {
  display: flex;
  align-items: center;
  gap: 10px;
}

.tc-avatar {
  width: 36px; height: 36px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.82rem;
  font-weight: 600;
  color: #fff;
  flex-shrink: 0;
}

.tc-name {
  font-size: 0.82rem;
  font-weight: 500;
  color: var(--charcoal);
}

.tc-date {
  font-size: 0.68rem;
  color: var(--mid);
  opacity: 0.7;
  margin-top: 2px;
}

.tc-arrow {
  background: var(--white);
  border: 1.5px solid rgba(0,0,0,0.1);
  border-radius: 50%;
  width: 40px; height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1rem;
  color: var(--forest);
  cursor: pointer;
  flex-shrink: 0;
  transition: background 0.2s, color 0.2s, border-color 0.2s;
  user-select: none;
}

.tc-arrow:hover {
  background: var(--forest);
  color: var(--cream);
  border-color: var(--forest);
}

@media (max-width: 900px) {
  .tc-card { flex: 0 0 calc(50% - 0.75rem); }
}
@media (max-width: 600px) {
  .tc-card { flex: 0 0 100%; }
  .tc-arrow { width: 34px; height: 34px; font-size: 0.85rem; }
}

.btn-view-reviews {
  display: inline-block;
  padding: 0.7rem 2rem;
  border-radius: 100px;
  border: 1.5px solid var(--forest);
  background: transparent;
  color: var(--forest);
  font-family: 'DM Sans', sans-serif;
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  text-decoration: none;
  transition: background 0.2s, color 0.2s;
}

.btn-view-reviews:hover {
  background: var(--forest);
  color: var(--cream);
}

.process-section {
  background: var(--forest);
}

.process-steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
  margin-top: 3rem;
  position: relative;
}

.process-steps::before {
  content: '';
  position: absolute;
  top: 28px;
  left: 5%;
  right: 5%;
  height: 1px;
  background: rgba(200,164,90,0.2);
  z-index: 0;
}

.process-step {
  text-align: center;
  position: relative;
  z-index: 1;
}

.step-num {
  width: 56px; height: 56px;
  border-radius: 50%;
  background: rgba(200,164,90,0.1);
  border: 1px solid rgba(200,164,90,0.35);
  color: var(--gold);
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.3rem;
  font-weight: 400;
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0 auto 1.2rem;
}

.step-title {
  font-size: 0.82rem;
  font-weight: 500;
  color: var(--cream);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-bottom: 0.6rem;
}

.step-desc {
  font-size: 0.8rem;
  color: rgba(248,244,236,0.5);
  line-height: 1.65;
  font-weight: 300;
}

.cta-section {
  background: var(--cream-dark);
  text-align: center;
  padding: 7rem 3rem;
}

.cta-inner {
  max-width: 700px;
  margin: 0 auto;
}

.cta-tagline {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2.5rem, 4.5vw, 4rem);
  font-weight: 300;
  color: var(--forest);
  line-height: 1.1;
  margin-bottom: 1.5rem;
}
.cta-tagline em { font-style: italic; color: var(--sage); }

.cta-sub {
  color: var(--mid);
  font-size: 1rem;
  line-height: 1.7;
  margin-bottom: 2.5rem;
  font-weight: 300;
}

footer {
  background: #0e1a0e;
  padding: 4rem 3rem 2rem;
  color: rgba(248,244,236,0.45);
}

.footer-inner {
  max-width: 1200px;
  margin: 0 auto;
}

.footer-top {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 3rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid rgba(200,164,90,0.1);
  margin-bottom: 2rem;
}

.footer-brand-name {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.6rem;
  font-weight: 300;
  color: var(--cream);
  letter-spacing: 0.05em;
  margin-bottom: 0.8rem;
}

.footer-tagline {
  font-size: 0.8rem;
  line-height: 1.7;
  margin-bottom: 1.2rem;
  color: rgba(248,244,236,0.4);
}

.footer-contact-item {
  font-size: 0.78rem;
  display: flex;
  align-items: center;
  gap: 8px;
  margin-bottom: 0.5rem;
  color: rgba(248,244,236,0.5);
}

.footer-heading {
  font-size: 0.68rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.2rem;
  font-weight: 500;
}

.footer-links {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 0.55rem;
}
.footer-links a {
  color: rgba(248,244,236,0.45);
  text-decoration: none;
  font-size: 0.8rem;
  transition: color 0.2s;
}
.footer-links a:hover { color: var(--gold); }

.footer-bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 0.73rem;
  gap: 1rem;
}

.footer-bottom a { color: var(--gold); text-decoration: none; opacity: 0.7; }

.header-brokerage-logo {
  display: flex;
  align-items: center;
  flex-shrink: 0;
  margin: 0 0.75rem;
  opacity: 0.9;
  transition: opacity 0.2s;
}
.header-brokerage-logo:hover { opacity: 1; }
.header-1lt-logo {
  height: 32px;
  width: auto;
}

.footer-brokerage-right {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  color: inherit;
}
.footer-2lt-link {
  display: flex;
  align-items: center;
  flex-shrink: 0;
  opacity: 0.85;
  transition: opacity 0.2s;
}
.footer-2lt-link:hover { opacity: 1; }
.footer-2lt-logo {
  height: 36px;
  width: auto;
}

.page-hero {
  background: var(--forest);
  padding: 5rem 3rem 4rem;
  text-align: center;
  border-bottom: 1px solid rgba(200,164,90,0.15);
}

.page-hero-eyebrow {
  font-size: 0.7rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
}

.page-hero-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2.5rem, 5vw, 4.5rem);
  font-weight: 300;
  color: var(--cream);
  line-height: 1.1;
}
.page-hero-title em { font-style: italic; color: var(--gold); }

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.5fr;
  gap: 4rem;
  align-items: start;
  margin-top: 3rem;
}

.contact-info-item {
  display: flex;
  gap: 1rem;
  align-items: flex-start;
  margin-bottom: 2rem;
}

.contact-icon {
  width: 44px; height: 44px;
  background: var(--cream-dark);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--sage);
  flex-shrink: 0;
}

.contact-icon svg { width: 20px; height: 20px; }

.contact-info-label {
  font-size: 0.7rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--light);
  margin-bottom: 0.2rem;
}

.contact-info-value {
  font-size: 0.95rem;
  color: var(--charcoal);
  font-weight: 400;
}

.contact-form {
  background: var(--white);
  border-radius: 12px;
  padding: 2.5rem;
  border: 1px solid rgba(0,0,0,0.06);
}

.form-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.6rem;
  font-weight: 400;
  color: var(--forest);
  margin-bottom: 1.5rem;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}

.form-field {
  margin-bottom: 1.2rem;
}

.form-label {
  display: block;
  font-size: 0.72rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--light);
  margin-bottom: 0.5rem;
}

.form-input, .form-textarea, .form-select {
  width: 100%;
  padding: 0.75rem 1rem;
  border: 1px solid rgba(0,0,0,0.12);
  border-radius: 6px;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.9rem;
  color: var(--charcoal);
  background: var(--cream);
  outline: none;
  transition: border-color 0.2s;
  appearance: none;
}
.form-input:focus, .form-textarea:focus, .form-select:focus {
  border-color: var(--sage);
}

.form-textarea { resize: vertical; min-height: 120px; }

@media (max-width: 900px) {
  .hero-content { grid-template-columns: 1fr; }
  .hero-video-panel { display: none; }
  .hero-main-row { flex-direction: column; align-items: flex-start; gap: 1.5rem; }
  .hero-video-panel--horizontal { display: block; width: 100%; }
  .about-grid { grid-template-columns: 1fr; }
  .commission-grid { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .process-steps { grid-template-columns: 1fr 1fr; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  section { padding: 4rem 1.5rem; }
  .hero-content { padding: 0 1.5rem; }
  .hero-content--stacked { padding: 0 1.5rem; }
  .stats-strip { padding: 2rem 1.5rem; }
}

@media (max-width: 600px) {
  .listings-grid { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .site-header { padding: 0 1rem; }
  .header-name { display: none; }
  .header-brokerage-logo { display: none; }
  .process-steps::before { display: none; }
}

.fade-up {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
.fade-up.visible {
  opacity: 1;
  transform: translateY(0);
}

.hamburger-btn {
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 40px;
  height: 40px;
  padding: 8px;
  background: none;
  border: 1px solid rgba(255,255,255,0.18);
  border-radius: 6px;
  cursor: pointer;
  margin-left: auto;
  flex-shrink: 0;
  transition: border-color 0.2s, background 0.2s;
}
.hamburger-btn:hover {
  background: rgba(255,255,255,0.08);
  border-color: var(--gold);
}
.hamburger-btn span {
  display: block;
  width: 100%;
  height: 1.5px;
  background: var(--cream);
  border-radius: 2px;
  transition: background 0.2s;
}
.hamburger-btn:hover span { background: var(--gold); }

.sidebar-overlay {
  position: fixed;
  inset: 0;
  background: rgba(0,0,0,0.45);
  z-index: 1100;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s ease;
}
.sidebar-overlay.open {
  opacity: 1;
  pointer-events: all;
}
.sidebar {
  position: fixed;
  top: 0;
  right: 0;
  height: 100%;
  width: 300px;
  max-width: 85vw;
  background: var(--forest);
  z-index: 1200;
  padding: 2rem 2rem 3rem;
  display: flex;
  flex-direction: column;
  gap: 0;
  transform: translateX(100%);
  transition: transform 0.35s cubic-bezier(0.4,0,0.2,1);
  box-shadow: -4px 0 32px rgba(0,0,0,0.25);
}
.sidebar.open { transform: translateX(0); }

.sidebar-close {
  align-self: flex-end;
  background: none;
  border: none;
  color: rgba(255,255,255,0.5);
  font-size: 1.3rem;
  cursor: pointer;
  padding: 0.3rem;
  line-height: 1;
  transition: color 0.2s;
  margin-bottom: 1.5rem;
}
.sidebar-close:hover { color: var(--gold); }

.sidebar-logo {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.6rem;
  font-weight: 400;
  color: var(--cream);
  letter-spacing: 0.03em;
  margin-bottom: 2rem;
  padding-bottom: 1.5rem;
  border-bottom: 1px solid rgba(255,255,255,0.1);
}
.sidebar-logo span { color: var(--gold); }

.sidebar-links {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.sidebar-links li { border-bottom: 1px solid rgba(255,255,255,0.06); }
.sidebar-links a {
  display: block;
  padding: 1rem 0;
  color: rgba(255,255,255,0.8);
  text-decoration: none;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.95rem;
  letter-spacing: 0.04em;
  transition: color 0.2s, padding-left 0.2s;
}
.sidebar-links a:hover {
  color: var(--gold);
  padding-left: 6px;
}
.sidebar-cta {
  display: inline-block;
  margin-top: 2rem;
  background: var(--gold);
  color: var(--forest);
  padding: 0.85rem 1.5rem;
  border-radius: 4px;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  text-decoration: none;
  text-align: center;
  transition: opacity 0.2s;
}
.sidebar-cta:hover { opacity: 0.85; }

.comm-feat-bullet {
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: var(--gold);
  flex-shrink: 0;
  margin-top: 0.35rem;
  align-self: flex-start;
}
.comm-feat { align-items: flex-start; }


/* global consistency refresh */
html, body { min-height: 100%; }
body { min-height: 100vh; display: flex; flex-direction: column; }
.page-content { flex: 1 0 auto; display: flex; flex-direction: column; }
footer { margin-top: auto; }
.site-header { backdrop-filter: blur(10px); background: #000000; box-shadow: 0 10px 32px rgba(0,0,0,0.35); }
.site-nav { gap: 0.35rem; justify-content: flex-end; }
.nav-dropdown { box-shadow: 0 18px 45px rgba(0,0,0,0.22); }
.sidebar { background: linear-gradient(180deg,#0f1f1a 0%,#142821 100%); border-left: 1px solid rgba(200,164,90,0.18); }
.sidebar-links li a { color: #f3eee4 !important; letter-spacing: 0.08em; text-transform: uppercase; font-size: 0.82rem; }
.sidebar-links li a.active, .sidebar-links li a:hover { color: var(--gold) !important; }
.sidebar-logo { color: #fff; }
.sidebar-logo span { color: var(--gold); }
.footer-inner { max-width: 1280px; margin: 0 auto; }
.footer-top { align-items: flex-start; }
.footer-bottom { gap: 1rem; }
.generic-page-shell .generic-main { padding-bottom: 3rem; }
.generic-page-shell .generic-section:last-child { border-bottom: none; }
.cta-band { align-items: flex-start; }
.cta-band > div { flex: 1 1 580px; min-width: 0; }
.cta-band .btn-primary { flex: 0 0 auto; align-self: center; white-space: nowrap; }

/* richer guide layouts */
.immersive-hero { min-height: 88vh; }
.immersive-backdrop { transform: scale(1.02); }
.loc-tacoma .immersive-backdrop, .loc-seattle .immersive-backdrop, .loc-everett .immersive-backdrop, .loc-bremerton .immersive-backdrop { background-position: center 35%; }
.loc-gigharbor .immersive-backdrop, .loc-lakebay .immersive-backdrop, .loc-longbranch .immersive-backdrop { background-position: center 52%; }
.loc-puyallup .immersive-backdrop, .loc-yelm .immersive-backdrop, .loc-auburn .immersive-backdrop { background-position: center 42%; }
.guide-intro-wrap { padding-top: 4.8rem; }
.guide-intro { gap: 2.8rem; }
.guide-intro > div:first-child { max-width: 830px; }
.toc-panel { background: rgba(255,255,255,0.86); backdrop-filter: blur(20px); border-radius: 28px; box-shadow: 0 22px 55px rgba(12,26,34,0.10); }
.toc-links a { font-size: 0.95rem; line-height: 1.45; }
.scenic-band { padding-top: 2.4rem; }
.scenic-band-inner { background: transparent; border: none; padding: 0; }
.scenic-band-inner p { max-width: 760px; color: #223c4b; }
.guide-article { max-width: 1140px; padding-top: 2.7rem; }
.guide-section { position: relative; border-bottom: none; padding: 2.6rem 0 1.6rem; }
.guide-section::after { content: ''; display: block; height: 1px; background: linear-gradient(90deg,transparent,rgba(32,58,74,0.12),transparent); margin-top: 2rem; }
.guide-section:last-child::after { display: none; }
.guide-section h2 { max-width: 700px; }
.guide-text { max-width: 720px; }
.guide-text p + p { margin-top: 1rem; }
.guide-section.layout-left .guide-text, .guide-section.layout-left h2 { margin-left: 0; margin-right: auto; text-align: left; }
.guide-section.layout-right .guide-text, .guide-section.layout-right h2, .guide-section.layout-right .guide-kicker { margin-left: auto; text-align: left; max-width: 640px; }
.guide-section.layout-center .guide-kicker, .guide-section.layout-center h2, .guide-section.layout-center .guide-text { margin-left: auto; margin-right: auto; text-align: center; max-width: 760px; }
.guide-section.layout-split { display: grid; grid-template-columns: minmax(0,0.95fr) minmax(260px,0.7fr); gap: 2.4rem; align-items: start; }
.guide-section.layout-split .guide-kicker, .guide-section.layout-split h2 { grid-column: 1; }
.guide-section.layout-split .guide-text { grid-column: 1; max-width: unset; }
.guide-section.layout-split::before { content: ''; grid-column: 2; grid-row: 1 / span 3; align-self: stretch; border-radius: 28px; background: linear-gradient(180deg,rgba(255,255,255,0.25),rgba(255,255,255,0.02)), linear-gradient(135deg,var(--guide-accent),rgba(255,255,255,0.2)); min-height: 220px; box-shadow: inset 0 0 0 1px rgba(255,255,255,0.2); }
.loc-tacoma .guide-section.layout-right, .loc-seattle .guide-section.layout-right, .loc-bremerton .guide-section.layout-right { padding-right: 2rem; }
.loc-gigharbor .guide-section.layout-left, .loc-lakebay .guide-section.layout-left, .loc-longbranch .guide-section.layout-left { padding-left: 0.6rem; }
.loc-puyallup .guide-section.layout-center h2, .loc-auburn .guide-section.layout-center h2, .loc-yelm .guide-section.layout-center h2 { max-width: 820px; }
.loc-olympia .hero-copy h1, .loc-bremerton .hero-copy h1 { max-width: 9ch; }
.loc-gigharbor .hero-copy h1, .loc-universityplace .hero-copy h1 { max-width: 12ch; }
.loc-federalway .hero-copy h1 { max-width: 10ch; }
@media (max-width: 940px) {
  .guide-section.layout-split { display: block; }
  .guide-section.layout-split::before { display: none; }
  .guide-section.layout-right, .guide-section.layout-left, .guide-section.layout-center { padding-left: 0; padding-right: 0; }
  .cta-band .btn-primary { align-self: flex-start; }
}

.generic-page-shell .generic-layout > .generic-section:last-of-type {
  display: grid;
  grid-template-columns: minmax(0,1fr) auto;
  gap: 1.25rem 2rem;
  align-items: center;
  padding: 2.4rem 0 0.6rem;
}
.generic-page-shell .generic-layout > .generic-section:last-of-type .section-mini,
.generic-page-shell .generic-layout > .generic-section:last-of-type h2,
.generic-page-shell .generic-layout > .generic-section:last-of-type .generic-copy {
  grid-column: 1;
}
.generic-page-shell .generic-layout > .generic-section:last-of-type .btn-primary {
  grid-column: 2;
  grid-row: 1 / span 3;
  align-self: center;
  justify-self: end;
  white-space: nowrap;
}
@media (max-width: 760px) {
  .generic-page-shell .generic-layout > .generic-section:last-of-type {
    grid-template-columns: 1fr;
  }
  .generic-page-shell .generic-layout > .generic-section:last-of-type .btn-primary {
    grid-column: 1;
    grid-row: auto;
    justify-self: start;
  }
}

/* ============================
   CAREERS TEASER BANNER
   ============================ */
.careers-teaser {
  background: var(--forest);
  padding: 1.6rem 2rem;
  border-top: 1px solid rgba(255,255,255,0.06);
}
.careers-teaser-inner {
  max-width: 1100px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  gap: 1.4rem;
  flex-wrap: wrap;
}
.careers-teaser-icon {
  width: 48px;
  height: 48px;
  border-radius: 50%;
  background: rgba(200,164,90,0.15);
  border: 1px solid rgba(200,164,90,0.3);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gold);
  flex-shrink: 0;
}
.careers-teaser-content {
  flex: 1;
  display: flex;
  align-items: center;
  gap: 1rem;
  flex-wrap: wrap;
  min-width: 0;
}
.careers-teaser-badge {
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  background: var(--gold);
  color: var(--forest);
  padding: 0.22rem 0.7rem;
  border-radius: 2px;
  white-space: nowrap;
  flex-shrink: 0;
}
.careers-teaser-content p {
  font-size: 0.92rem;
  color: rgba(255,255,255,0.62);
  margin: 0;
  line-height: 1.45;
}
.careers-teaser-btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
  border: 1px solid rgba(200,164,90,0.35);
  padding: 0.55rem 1.2rem;
  border-radius: 3px;
  white-space: nowrap;
  transition: all 0.2s;
  text-decoration: none;
  flex-shrink: 0;
}
.careers-teaser-btn:hover {
  border-color: var(--gold);
  background: rgba(200,164,90,0.1);
  color: var(--gold-light);
}
.careers-teaser-btn svg { transition: transform 0.2s; }
.careers-teaser-btn:hover svg { transform: translateX(3px); }
@media (max-width: 600px) {
  .careers-teaser { padding: 1.2rem 1.2rem; }
  .careers-teaser-inner { gap: 0.9rem; }
}


/* ================================================================
   COMPREHENSIVE MOBILE OVERHAUL  — May 2026
   Two breakpoints: 860px (tablet) and 480px (mobile)
   These override desktop styles WITHOUT touching desktop layout.
   ================================================================ */

/* ── Prevent horizontal overflow on every page ── */
html, body { overflow-x: hidden; }
*, *::before, *::after { box-sizing: border-box; }

/* ── Sidebar z-index ── */
.sidebar { z-index: 1200; }
.sidebar-overlay { z-index: 1100; }

/* ────────────────────────────────────────────────
   HEADER: hamburger on ≤860px, full nav on ≥861px
   ──────────────────────────────────────────────── */
@media (min-width: 861px) {
  .hamburger-btn { display: none !important; }
}
@media (max-width: 860px) {
  .site-nav       { display: none !important; }
  .hamburger-btn  { display: flex !important; }
  .site-header    { padding: 0 1.1rem; height: var(--nav-h); }
  .header-name    { font-size: 1.3rem; letter-spacing: .04em; }
  .header-brokerage-logo { margin: 0 .4rem 0 auto; }
  .header-1lt-logo       { height: 24px; }
  .hamburger-btn         { margin-left: .4rem; flex-shrink: 0; }
}
@media (max-width: 480px) {
  .header-name { font-size: 1.15rem; }
  .header-1lt-logo { height: 22px; }
}

/* ────────────────────────────────────────────────
   FOOTER: stack to single column on mobile
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .footer-top { grid-template-columns: 1fr 1fr; gap: 2rem; }
}
@media (max-width: 480px) {
  footer { padding: 3rem 1.2rem 1.5rem; }
  .footer-top {
    grid-template-columns: 1fr !important;
    gap: 2rem;
  }
  .footer-bottom {
    flex-direction: column;
    align-items: flex-start;
    gap: .6rem;
    font-size: .7rem;
  }
  .footer-brokerage-right { flex-wrap: wrap; gap: .4rem; }
  .footer-2lt-logo  { height: 26px; }
  .footer-brand-name { font-size: 1.3rem; }
  .footer-tagline   { font-size: .76rem; }
  .footer-contact-item { font-size: .76rem; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
}

/* ────────────────────────────────────────────────
   PAGE CONTENT: top padding keeps content below fixed header
   ──────────────────────────────────────────────── */
.page-content { padding-top: var(--nav-h); }

/* ────────────────────────────────────────────────
   INDEX — hero, commission, stats, about, cta
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .hero { min-height: 80vh; }
  .hero-content--stacked { padding: 0 1.4rem; }
  .hero-main-row { flex-direction: column; gap: 1.2rem; }
  .hero-video-panel--horizontal { width: 100%; }
  .commission-grid { grid-template-columns: 1fr; gap: 3rem; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .about-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .process-steps { grid-template-columns: repeat(2, 1fr); }
  .footer-top { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 480px) {
  .hero { min-height: 85vh; padding: 0 1.2rem; }
  .hero-content--stacked { padding: 0 1.2rem !important; }
  .hero-headline { font-size: clamp(2.2rem, 9vw, 3.2rem) !important; }
  .hero-sub { font-size: .95rem !important; }
  .hero-actions { flex-direction: column; gap: .75rem; align-items: stretch; }
  .hero-actions .btn-primary,
  .hero-actions .btn-ghost { text-align: center; width: 100%; }
  .hero-badge { font-size: .75rem; padding: .5rem .9rem; }
  .hero-video-panel { display: none !important; }
  /* hero-video-panel--horizontal: controlled per-page via inline styles */
  .hero-video-panel--horizontal { display: block !important; }
  /* Thinner bezel on small screens */
  .video-frame--horizontal {
    padding: 6px;
    border-radius: 10px;
    box-shadow: 0 10px 32px rgba(0,0,0,0.45), inset 0 0 0 6px #000;
  }
  .video-overlay--inset {
    inset: 6px;
    padding: 0 8px 8px 0;
  }

  .stats-strip { padding: 1.4rem 1.2rem; }
  .stats-grid { grid-template-columns: repeat(2, 1fr) !important; gap: .8rem; }
  .stat-number { font-size: clamp(1.6rem, 6vw, 2.4rem); }
  .stat-label  { font-size: .72rem; }

  .commission-section { padding: 3.5rem 1.2rem !important; }
  .commission-grid { grid-template-columns: 1fr !important; gap: 2.5rem; }
  .commission-title { font-size: clamp(1.6rem, 7vw, 2.6rem) !important; }
  .commission-body  { font-size: .92rem; }
  .savings-calc { padding: 1.2rem !important; }
  .savings-calc-title { font-size: .95rem !important; flex-wrap: wrap; gap: .3rem; }
  #homePrice { width: 90px !important; }
  .commission-features { padding: 0 !important; }
  .comm-feat { gap: .8rem; }

  .about-section { padding: 3.5rem 1.2rem !important; }
  .about-grid { grid-template-columns: 1fr !important; gap: 2rem; }
  .about-photo-wrap { max-width: 280px; margin: 0 auto; }
  .about-highlights { grid-template-columns: repeat(2, 1fr); gap: .7rem; }
  .highlight-num { font-size: 1.5rem; }

  .testimonials-section { padding: 3rem 1.2rem !important; }

  .listings-section { padding: 3rem 1.2rem !important; }
  .listings-grid { grid-template-columns: 1fr !important; }
  .listing-card { font-size: .88rem; }
  .filter-bar { flex-wrap: wrap; gap: .5rem; overflow-x: visible; }
  .filter-btn { font-size: .72rem; padding: .4rem .85rem; white-space: nowrap; }

  .process-steps { grid-template-columns: 1fr !important; }

  .cta-section { padding: 4rem 1.2rem !important; }
  .cta-tagline { font-size: clamp(1.6rem, 6vw, 2.4rem) !important; }
  .cta-sub     { font-size: .9rem; }
  .cta-buttons { flex-direction: column; gap: .75rem; }
  .cta-buttons .btn-primary,
  .cta-buttons .btn-ghost-light { width: 100%; text-align: center; }

  .careers-teaser { padding: 1.1rem 1.2rem !important; }
  .careers-teaser-inner { flex-direction: column; gap: .8rem; }
}

/* ────────────────────────────────────────────────
   PAGE HERO (shared banner across all inner pages)
   ──────────────────────────────────────────────── */
@media (max-width: 480px) {
  .page-hero { padding: 4rem 1.2rem 2.5rem !important; }
  .page-hero-title { font-size: clamp(2rem, 8vw, 3rem) !important; }
  .page-hero-eyebrow { font-size: .62rem; }
}

/* ────────────────────────────────────────────────
   CONTACT
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .contact-grid { grid-template-columns: 1fr !important; gap: 2.5rem; }
}
@media (max-width: 480px) {
  .contact-grid { grid-template-columns: 1fr !important; }
  /* inline-padded section override */
  section[style*="padding:5rem 3rem"],
  section[style*="padding: 5rem 3rem"] { padding: 3rem 1.2rem !important; }
  .form-row { grid-template-columns: 1fr !important; }
  .contact-info-item { gap: .8rem; }
  .contact-icon { width: 36px; height: 36px; flex-shrink: 0; }
  .contact-info-value { font-size: .95rem; }
}

/* ────────────────────────────────────────────────
   LISTINGS + BUY-A-HOME
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .listings-full { grid-template-columns: repeat(2, 1fr) !important; }
}
@media (max-width: 480px) {
  .listings-full { grid-template-columns: 1fr !important; }
  .filter-bar { flex-wrap: wrap; gap: .45rem; padding: .9rem 1.2rem; }
  .listing-card img { aspect-ratio: 4/3; }
  .listing-price { font-size: 1.1rem; }
  .location-grid { grid-template-columns: repeat(2, 1fr) !important; }
  .location-card { padding: 1.2rem 1rem !important; }
}

/* ────────────────────────────────────────────────
   REVIEWS
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .rv-grid { grid-template-columns: repeat(2, 1fr) !important; }
}
@media (max-width: 480px) {
  .rv-grid { grid-template-columns: 1fr !important; }
  .rv-page-hero { padding: 4rem 1.2rem 2.5rem !important; }
  .rv-hero-stats { gap: .9rem; padding: .6rem .9rem; }
  .rv-stat-num   { font-size: 1.6rem; }
  .rv-filter-inner { flex-wrap: wrap; gap: .4rem; padding: .8rem 1.2rem; }
  .rv-filter { font-size: .72rem; padding: .35rem .75rem; }
  .rv-main { padding: 1.5rem 1.2rem !important; }
  .rv-card { padding: 1.3rem 1.1rem !important; }
}

/* ────────────────────────────────────────────────
   ABOUT RACHEL
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .about-grid { grid-template-columns: 1fr !important; gap: 2.5rem; }
  .values-grid { grid-template-columns: repeat(2, 1fr) !important; }
}
@media (max-width: 480px) {
  .about-section { padding: 3.5rem 1.2rem !important; }
  .about-photo-wrap { max-width: 300px; margin: 0 auto; }
  .values-grid { grid-template-columns: 1fr 1fr !important; gap: .8rem; }
  .value-item { padding: 1.2rem 1rem !important; }
  .value-num { font-size: 1.8rem !important; }
}

/* ────────────────────────────────────────────────
   SOCIAL MEDIA
   ──────────────────────────────────────────────── */
@media (max-width: 480px) {
  .sm-card { padding: 1.6rem 1.2rem 1.4rem !important; border-radius: 12px !important; }
  .sm-video-wrap { aspect-ratio: 16/9; }
  .sm-stats { gap: 1rem !important; }
  .sm-stat-num { font-size: 1.3rem !important; }
  .pillars-grid { grid-template-columns: 1fr !important; }
  .sm-hero-sub { font-size: .9rem; padding: 0 1.2rem; }
}

/* ────────────────────────────────────────────────
   MARKET REPORTS INDEX
   ──────────────────────────────────────────────── */
@media (max-width: 480px) {
  .market-nav-grid { grid-template-columns: repeat(2, 1fr) !important; gap: .5rem; }
  .market-nav-card { padding: 1rem .8rem !important; font-size: .82rem; }
}

/* ────────────────────────────────────────────────
   BUYERS.HTML + SELLERS.HTML
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .bh-inner, .sh-inner {
    grid-template-columns: 1fr !important;
    gap: 2rem;
    padding: 6rem 1.4rem 3rem !important;
  }
  .bh-facts, .sh-facts { display: none; }
  .steps { grid-template-columns: repeat(2, 1fr); }
  .b-pillar-grid, .s-pillar-grid { grid-template-columns: repeat(2, 1fr); gap: 1rem; }
  .calc-shell, .offer-shell { grid-template-columns: 1fr; }
  .calc-left { border-right: none; border-bottom: 1px solid rgba(10,31,46,.1); }
  .offer-left-panel { border-right: none; border-bottom: 1px solid rgba(30,17,10,.08); }
  .city-grid, .s-city-grid { grid-template-columns: repeat(4, 1fr); }
}
@media (max-width: 480px) {
  .bh-inner, .sh-inner { padding: 5.5rem 1.2rem 2.5rem !important; }
  .bh h1, .sh-sect h1 { font-size: clamp(2.2rem, 9vw, 3.4rem) !important; line-height: 1.05; }
  .bh-p, .sh-p { font-size: .95rem !important; }
  .bh-btns, .sh-btns { flex-direction: column; gap: .7rem; }
  .btn-bp, .btn-bg, .btn-sp, .btn-sg { text-align: center; width: 100%; }

  .b-process, .b-local, .b-cta,
  .s-pillars, .s-local, .s-cta { padding: 3.5rem 1.2rem !important; }
  .b-calc, .s-offer { padding: 3.5rem 1.2rem !important; }
  .b-carousel, .s-carousel { padding: 3.5rem 0; }
  .b-car-hdr, .s-car-hdr { padding: 0 1.2rem 2rem !important; flex-direction: column; gap: 1rem; }

  .steps { grid-template-columns: 1fr !important; }
  .step  { border-right: none !important; border-bottom: 1px solid rgba(10,31,46,.07) !important; }
  .step-n { font-size: 2.8rem; }

  .b-pillar-grid, .s-pillar-grid { grid-template-columns: 1fr !important; }
  .b-pillar, .s-pillar { padding: 2rem 1.4rem; }

  /* Carousel: 1 full card */
  .car-card  { flex: 0 0 calc(100vw - 2.4rem) !important; padding: 1.5rem !important; }
  .s-car-card { flex: 0 0 calc(100vw - 2.4rem) !important; padding: 1.5rem !important; }
  .car-track  { padding: 0 1.2rem !important; }
  .s-car-track { padding: 0 1.2rem !important; }
  .car-q, .s-car-q { font-size: 1.1rem; }
  .car-a, .s-car-a { font-size: .85rem; }

  /* Calculator */
  .calc-total-amt { font-size: 2rem !important; }
  .calc-chart { flex-direction: column; align-items: flex-start; gap: 1rem; }
  .donut { width: 100px; height: 100px; }
  .ci-row { flex-direction: column; gap: .5rem; }
  .calc-close { flex-direction: column; align-items: flex-start; gap: .4rem; }

  /* Offer tool */
  .offer-left-panel, .offer-right-panel { padding: 2rem 1.2rem !important; }
  .o-inputs { grid-template-columns: 1fr 1fr !important; }
  .offer-result-winner { font-size: 1.3rem; }

  /* City grids */
  .city-grid, .s-city-grid { grid-template-columns: repeat(2, 1fr) !important; }
  .city-a, .s-city-a { font-size: .82rem; padding: 1.1rem .7rem; }
}

/* ────────────────────────────────────────────────
   IMMERSIVE HERO + MARKET HERO (guide/market pages)
   ──────────────────────────────────────────────── */
@media (max-width: 860px) {
  .immersive-inner h1,
  .market-hero-inner h1 {
    font-size: clamp(2rem, 6vw, 3.5rem) !important;
    white-space: normal !important;
  }
  /* card stays in flow at tablet too */
  .hero-note, .market-card { width: 270px; }
}
@media (max-width: 480px) {
  .immersive-hero  { min-height: 70vh; }
  .market-hero     { min-height: auto; }
  .immersive-inner {
    padding: 5rem 1.2rem 2rem !important;
    padding-right: 1.2rem !important;
    display: block !important;
  }
  .market-hero-inner {
    padding: 5rem 1.2rem 2rem !important;
    padding-right: 1.2rem !important;
  }
  .immersive-inner aside.hero-note,
  .market-hero-inner aside.market-card {
    position: static !important;
    width: 100% !important;
    margin-top: 1.4rem;
    border-radius: 0;
  }
  .market-hero-inner > div:first-child { padding-right: 0 !important; }
  .immersive-inner h1,
  .market-hero-inner h1 {
    font-size: clamp(1.9rem, 9vw, 3rem) !important;
    white-space: normal !important;
  }
  .generic-hero-inner { padding: 3.5rem 1.2rem 2.5rem !important; }
}

/* ────────────────────────────────────────────────
   GUIDE ARTICLE PAGES (buyer/seller guides, market reports)
   ──────────────────────────────────────────────── */
@media (max-width: 480px) {
  .guide-article    { padding: 2rem 1.2rem !important; font-size: .94rem; line-height: 1.72; }
  .guide-intro-wrap { padding: 2rem 1.2rem !important; }
  .guide-h2         { font-size: clamp(1.5rem, 6vw, 2rem) !important; }
  .guide-h3         { font-size: 1.1rem !important; }
  .toc-panel        { padding: 1.3rem 1.2rem !important; }
  .toc-links        { columns: 1 !important; }
  .scenic-band      { padding: 2rem 1.2rem !important; }
  .scenic-band h2   { font-size: clamp(1.6rem, 6vw, 2.2rem) !important; }
  .mini-links-wrap  { padding: 1.5rem 1.2rem !important; }
  .mini-links-grid  { grid-template-columns: repeat(2, 1fr) !important; gap: .5rem; }
  .market-shell     { padding: 2rem 1.2rem !important; }
  .market-intro-grid { grid-template-columns: 1fr !important; gap: 1.5rem; }
  .cta-band {
    padding: 2.5rem 1.2rem !important;
    flex-direction: column !important;
    align-items: flex-start !important;
    gap: 1.1rem !important;
    border-radius: 0 !important;
  }
  .cta-band .btn-primary {
    align-self: stretch !important;
    text-align: center;
    width: 100%;
  }
  /* data cells in market reports */
  .data-grid { grid-template-columns: repeat(2, 1fr) !important; gap: .5rem; }
  .data-cell { padding: .9rem .8rem !important; }
  .data-cell-val { font-size: clamp(1.2rem, 5vw, 1.7rem) !important; }
  .period-panel { grid-template-columns: repeat(2, 1fr) !important; }
}