/* ============================================================
   Aimee Masi Realty — Corpus Christi, TX
   Premium coastal palette · Cormorant Garamond + Inter
   ============================================================ */

:root {
  /* Core palette */
  --navy: #0F2942;
  --navy-deep: #0A1D30;
  --navy-soft: #1B3B59;
  --teal: #1F6F6B;
  --teal-deep: #185955;
  --gold: #C9A961;
  --gold-deep: #B08F45;
  --cream: #F7F4ED;
  --cream-deep: #EFEADD;
  --ink: #1A1A1A;
  --ink-soft: #3D4750;
  --ink-muted: #6B7680;
  --paper: #FFFFFF;
  --hairline: #E3DED1;
  --hairline-dark: rgba(255, 255, 255, 0.14);

  /* Shadows */
  --shadow-sm: 0 1px 3px rgba(15, 41, 66, 0.06), 0 1px 2px rgba(15, 41, 66, 0.04);
  --shadow-md: 0 10px 30px rgba(15, 41, 66, 0.10), 0 4px 10px rgba(15, 41, 66, 0.05);
  --shadow-lg: 0 24px 60px rgba(15, 41, 66, 0.16), 0 8px 20px rgba(15, 41, 66, 0.08);

  /* Type */
  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  /* Layout */
  --maxw: 1200px;
  --gutter: clamp(1.25rem, 4vw, 3rem);
  --nav-h: 76px;
  --radius: 4px;
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.65;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 600; line-height: 1.08; color: var(--navy); letter-spacing: -0.01em; }
em { font-style: italic; }

/* ---------- Helpers ---------- */
.wrap { max-width: var(--maxw); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.eyebrow {
  font-family: var(--sans);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-deep);
  display: inline-flex;
  align-items: center;
  gap: 0.85rem;
}
.eyebrow::before { content: ""; width: 2.4rem; height: 1px; background: var(--gold); display: inline-block; }
.eyebrow.center { justify-content: center; }
.eyebrow.light { color: var(--gold); }

.serif-accent { font-family: var(--serif); font-style: italic; font-weight: 500; color: var(--teal); }
.section { padding: clamp(4rem, 9vw, 8rem) 0; }
.section-head { max-width: 720px; margin-bottom: clamp(2.5rem, 5vw, 4rem); }
.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head h2 { font-size: clamp(2.1rem, 5vw, 3.4rem); margin: 0.9rem 0 1.1rem; }
.section-head p { color: var(--ink-soft); font-size: 1.08rem; max-width: 60ch; }
.section-head.center p { margin-left: auto; margin-right: auto; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 0.6rem;
  font-family: var(--sans); font-weight: 600; font-size: 0.92rem;
  letter-spacing: 0.02em; padding: 0.95rem 1.8rem; border-radius: var(--radius);
  cursor: pointer; border: 1.5px solid transparent; transition: all 0.25s ease;
  white-space: nowrap;
}
.btn i { font-size: 0.85em; transition: transform 0.25s ease; }
.btn-primary { background: var(--teal); color: #fff; border-color: var(--teal); }
.btn-primary:hover { background: var(--teal-deep); border-color: var(--teal-deep); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-primary:hover i { transform: translateX(3px); }
.btn-gold { background: var(--gold); color: var(--navy); border-color: var(--gold); }
.btn-gold:hover { background: var(--gold-deep); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-outline { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn-outline:hover { background: var(--navy); color: #fff; }
.btn-outline-light { background: transparent; color: #fff; border-color: rgba(255,255,255,0.5); }
.btn-outline-light:hover { background: #fff; color: var(--navy); border-color: #fff; }

/* ============================================================
   MASTHEAD + NAV
   ============================================================ */
.masthead {
  background: var(--navy-deep); color: rgba(255,255,255,0.78);
  font-size: 0.78rem; letter-spacing: 0.03em;
  border-bottom: 1px solid var(--hairline-dark);
}
.masthead .wrap { display: flex; justify-content: space-between; align-items: center; height: 38px; }
.masthead a { color: rgba(255,255,255,0.85); transition: color 0.2s; }
.masthead a:hover { color: var(--gold); }
.masthead .mast-left, .masthead .mast-right { display: flex; gap: 1.6rem; align-items: center; }
.masthead i { color: var(--gold); margin-right: 0.45rem; }
@media (max-width: 980px) { .masthead .hide-sm { display: none; } }

nav.site-nav {
  position: sticky; top: 0; z-index: 100;
  height: var(--nav-h); display: flex; align-items: center;
  background: var(--cream); border-bottom: 1px solid var(--hairline);
  transition: background 0.35s ease, box-shadow 0.35s ease, border-color 0.35s;
}
/* Transparent over hero */
nav.site-nav.transparent { background: transparent; border-color: transparent; position: fixed; left: 0; right: 0; top: 38px; }
nav.site-nav.transparent .brand-name,
nav.site-nav.transparent .brand-sub,
nav.site-nav.transparent .nav-links a { color: #fff; }
nav.site-nav.transparent .brand-sub { color: rgba(255,255,255,0.78); }
nav.site-nav.scrolled { background: var(--cream); border-color: var(--hairline); box-shadow: var(--shadow-sm); position: fixed; left:0; right:0; top: 0; }
nav.site-nav.scrolled .brand-name { color: var(--navy); }
nav.site-nav.scrolled .brand-sub { color: var(--ink-muted); }
nav.site-nav.scrolled .nav-links a { color: var(--ink-soft); }

nav.site-nav .wrap { display: flex; align-items: center; justify-content: space-between; width: 100%; }
.brand { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font-family: var(--serif); font-size: 1.6rem; font-weight: 600; color: var(--navy); letter-spacing: 0.01em; }
.brand-name .amp { color: var(--gold); }
.brand-sub { font-family: var(--sans); font-size: 0.62rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--ink-muted); margin-top: 0.35rem; }

.nav-links { display: flex; align-items: center; gap: 2rem; }
.nav-links a { font-size: 0.88rem; font-weight: 500; color: var(--ink-soft); position: relative; transition: color 0.2s; }
.nav-links a::after { content: ""; position: absolute; left: 0; bottom: -6px; width: 0; height: 2px; background: var(--gold); transition: width 0.25s ease; }
.nav-links a:hover::after, .nav-links a.active::after { width: 100%; }
.nav-cta { display: flex; align-items: center; gap: 1.2rem; }
.nav-phone { display: inline-flex; align-items: center; gap: 0.5rem; font-weight: 600; font-size: 0.9rem; }
.nav-phone i { color: var(--gold); }

.hamburger { display: none; background: none; border: none; cursor: pointer; width: 30px; height: 22px; position: relative; }
.hamburger span { display: block; position: absolute; height: 2px; width: 100%; background: currentColor; left: 0; transition: all 0.3s ease; }
.hamburger span:nth-child(1) { top: 0; }
.hamburger span:nth-child(2) { top: 10px; }
.hamburger span:nth-child(3) { top: 20px; }
nav.site-nav.transparent .hamburger { color: #fff; }
nav.site-nav.scrolled .hamburger, nav.site-nav:not(.transparent) .hamburger { color: var(--navy); }
body.menu-open .hamburger span:nth-child(1) { top: 10px; transform: rotate(45deg); }
body.menu-open .hamburger span:nth-child(2) { opacity: 0; }
body.menu-open .hamburger span:nth-child(3) { top: 10px; transform: rotate(-45deg); }

/* Mobile overlay */
.mobile-menu {
  position: fixed; inset: 0; z-index: 99; background: var(--navy-deep);
  display: flex; flex-direction: column; justify-content: center; align-items: center; gap: 1.4rem;
  opacity: 0; visibility: hidden; transition: opacity 0.35s ease, visibility 0.35s;
}
body.menu-open .mobile-menu { opacity: 1; visibility: visible; }
.mobile-menu a { color: #fff; font-family: var(--serif); font-size: 1.9rem; font-weight: 500; }
.mobile-menu a:hover { color: var(--gold); }
.mobile-menu .btn { font-family: var(--sans); font-size: 0.95rem; margin-top: 1rem; }

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative; min-height: 92vh; display: flex; align-items: center;
  color: #fff; overflow: hidden;
}
.hero-bg { position: absolute; inset: 0; z-index: -2; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; }
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(105deg, rgba(10,29,48,0.86) 0%, rgba(15,41,66,0.66) 45%, rgba(15,41,66,0.30) 100%);
}
.hero .wrap { width: 100%; padding-top: 6rem; padding-bottom: 4rem; }
.hero-inner { max-width: 720px; }
.hero h1 { font-size: clamp(2.6rem, 6.5vw, 5rem); color: #fff; line-height: 1.04; margin: 1.4rem 0 1.5rem; font-weight: 600; }
.hero h1 em { font-style: italic; color: var(--gold); }
.hero p { font-size: clamp(1.05rem, 2vw, 1.3rem); color: rgba(255,255,255,0.9); max-width: 52ch; line-height: 1.6; font-weight: 300; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 2.4rem; }
.hero-actions .eyebrow { color: var(--gold); }

.hero-scroll {
  position: absolute; bottom: 2rem; left: 50%; transform: translateX(-50%);
  color: rgba(255,255,255,0.7); font-size: 0.7rem; letter-spacing: 0.2em; text-transform: uppercase;
  display: flex; flex-direction: column; align-items: center; gap: 0.6rem;
}
.hero-scroll i { animation: bob 1.8s ease-in-out infinite; }
@keyframes bob { 0%,100% { transform: translateY(0); } 50% { transform: translateY(6px); } }

/* ============================================================
   TRUST STRIP
   ============================================================ */
.trust-strip { background: var(--navy); color: rgba(255,255,255,0.9); }
.trust-strip .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 1.5rem; padding: 2.2rem var(--gutter); }
.trust-item { display: flex; align-items: center; gap: 0.85rem; flex: 1 1 200px; }
.trust-item i { color: var(--gold); font-size: 1.5rem; }
.trust-item .t-label { font-family: var(--serif); font-size: 1.25rem; font-weight: 600; color: #fff; line-height: 1.1; }
.trust-item .t-sub { font-size: 0.78rem; color: rgba(255,255,255,0.65); letter-spacing: 0.04em; }

/* ============================================================
   ABOUT TEASER
   ============================================================ */
.about-teaser { background: var(--cream); }
.about-grid { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: center; }
.about-photo { position: relative; }
.about-photo img { width: 100%; border-radius: var(--radius); box-shadow: var(--shadow-lg); position: relative; z-index: 2; }
.about-photo::before { content: ""; position: absolute; inset: -18px -18px 24px 24px; border: 1px solid var(--gold); border-radius: var(--radius); z-index: 1; }
.about-stamp {
  position: absolute; bottom: -28px; right: -22px; z-index: 3;
  background: var(--navy); color: #fff; padding: 1.3rem 1.6rem; border-radius: var(--radius);
  box-shadow: var(--shadow-md); text-align: center;
}
.about-stamp .big { font-family: var(--serif); font-size: 2.6rem; font-weight: 600; color: var(--gold); line-height: 1; font-variant-numeric: tabular-nums; }
.about-stamp .sm { font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; color: rgba(255,255,255,0.8); margin-top: 0.3rem; }
.about-copy h2 { font-size: clamp(2rem, 4.5vw, 3.2rem); margin: 1rem 0 1.3rem; }
.about-copy p { color: var(--ink-soft); margin-bottom: 1.1rem; }
.about-copy .sig { font-family: var(--serif); font-style: italic; font-size: 1.7rem; color: var(--navy); margin-top: 0.5rem; }
.about-copy .btn { margin-top: 1.6rem; }

/* ============================================================
   FEATURED LISTINGS
   ============================================================ */
.listings { background: var(--paper); }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.listing-card { background: var(--cream); border: 1px solid var(--hairline); border-radius: var(--radius); overflow: hidden; transition: transform 0.3s ease, box-shadow 0.3s ease; }
.listing-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.listing-img { aspect-ratio: 4/3; background: linear-gradient(135deg, var(--navy-soft), var(--teal-deep)); position: relative; display: flex; align-items: center; justify-content: center; color: rgba(255,255,255,0.5); overflow: hidden; }
.listing-img i { font-size: 2.6rem; }
.listing-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s ease; }
.listing-card:hover .listing-img img { transform: scale(1.05); }
.listing-img .badge { position: absolute; top: 1rem; left: 1rem; z-index: 2; background: var(--gold); color: var(--navy); font-size: 0.68rem; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; padding: 0.4rem 0.8rem; border-radius: 2px; box-shadow: var(--shadow-sm); }
.listing-img .price-tag { position: absolute; bottom: 0; left: 0; right: 0; z-index: 2; padding: 2.5rem 1.3rem 0.9rem; background: linear-gradient(0deg, rgba(10,29,48,0.88), transparent); color: #fff; font-family: var(--serif); font-size: 1.7rem; font-weight: 600; font-variant-numeric: tabular-nums; }
.listing-body { padding: 1.4rem 1.5rem 1.6rem; }
.listing-body .addr { color: var(--navy); font-size: 1.02rem; font-weight: 600; line-height: 1.3; }
.listing-body .city { color: var(--ink-muted); font-size: 0.85rem; margin: 0.25rem 0 1rem; }
.listing-meta { display: flex; gap: 1.2rem; padding-top: 1rem; border-top: 1px solid var(--hairline); font-size: 0.85rem; color: var(--ink-soft); }
.listing-meta span { display: inline-flex; align-items: center; gap: 0.45rem; }
.listing-meta i { color: var(--teal); }
.listing-link { display: inline-flex; align-items: center; gap: 0.5rem; margin-top: 1.1rem; font-size: 0.84rem; font-weight: 600; color: var(--teal); letter-spacing: 0.02em; }
.listing-link i { transition: transform 0.2s; }
.listing-card:hover .listing-link i { transform: translateX(4px); }
.listings-foot { text-align: center; margin-top: 3rem; }
.listings-note { text-align: center; color: var(--ink-muted); font-size: 0.85rem; margin-top: 1.2rem; max-width: 64ch; margin-left: auto; margin-right: auto; }

/* ============================================================
   BUYERS / SELLERS SPLIT
   ============================================================ */
.split { background: var(--cream); }
.split-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem; }
.split-card { position: relative; padding: clamp(2.5rem, 4vw, 3.5rem); border-radius: var(--radius); overflow: hidden; color: #fff; min-height: 340px; display: flex; flex-direction: column; justify-content: flex-end; background: var(--navy-deep); }
.split-card .card-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; transition: transform 0.6s ease; }
.split-card:hover .card-img { transform: scale(1.06); }
.split-card::after { content:""; position:absolute; inset:0; z-index:1; }
.split-card.buy::after { background: linear-gradient(160deg, rgba(31,111,107,0.80) 0%, rgba(24,89,85,0.94) 100%); }
.split-card.sell::after { background: linear-gradient(160deg, rgba(27,59,89,0.78) 0%, rgba(10,29,48,0.94) 100%); }
.split-card > *:not(.card-img) { position: relative; z-index: 2; }
.split-card .s-num { font-family: var(--serif); font-size: 3.4rem; font-weight: 600; color: rgba(255,255,255,0.25); line-height: 1; }
.split-card h3 { color: #fff; font-size: 2rem; margin: 0.6rem 0 0.8rem; }
.split-card p { color: rgba(255,255,255,0.85); margin-bottom: 1.5rem; font-size: 0.98rem; }
.split-card .arrow { display: inline-flex; align-items: center; gap: 0.6rem; font-weight: 600; font-size: 0.9rem; letter-spacing: 0.04em; }
.split-card .arrow i { transition: transform 0.25s; }
.split-card:hover .arrow i { transform: translateX(5px); }

/* ============================================================
   NEIGHBORHOODS TEASER
   ============================================================ */
.hoods { background: var(--paper); }
.hood-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.25rem; }
.hood-tile {
  position: relative; aspect-ratio: 3/4; border-radius: var(--radius); overflow: hidden;
  display: flex; align-items: flex-end; padding: 1.4rem; color: #fff;
  background: var(--navy); transition: transform 0.3s ease;
}
.hood-tile .tile-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; transition: transform 0.6s ease; }
.hood-tile:hover .tile-img { transform: scale(1.07); }
.hood-tile::after { content:""; position:absolute; inset:0; background: linear-gradient(0deg, rgba(10,29,48,0.88) 0%, rgba(15,41,66,0.32) 65%, rgba(15,41,66,0.12) 100%); z-index:1; transition: background 0.3s; }
.hood-tile:nth-child(odd) { background: linear-gradient(150deg, var(--teal-deep), var(--navy-deep)); }
.hood-tile:nth-child(even) { background: linear-gradient(150deg, var(--navy-soft), var(--navy-deep)); }
.hood-tile:hover { transform: translateY(-5px); }
.hood-tile:hover::after { background: linear-gradient(0deg, rgba(10,29,48,0.92) 0%, rgba(31,111,107,0.40) 85%); }
.hood-tile h4 { position: relative; z-index: 2; color: #fff; font-size: 1.4rem; line-height: 1.1; }
.hood-tile .h-sub { position: relative; z-index: 2; font-size: 0.78rem; color: var(--gold); letter-spacing: 0.08em; text-transform: uppercase; margin-bottom: 0.3rem; }
.hoods-foot { text-align: center; margin-top: 2.8rem; }

/* ============================================================
   WHY AIMEE / STATS (dark)
   ============================================================ */
.stats { background: var(--navy); color: #fff; position: relative; }
.stats::before { content:""; position:absolute; inset:0; background-image: radial-gradient(circle at 1px 1px, rgba(255,255,255,0.05) 1px, transparent 0); background-size: 28px 28px; opacity: 0.6; }
.stats .wrap { position: relative; }
.stats .section-head h2 { color: #fff; }
.stats .section-head p { color: rgba(255,255,255,0.78); }
.stat-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2.5rem; margin-top: 1rem; }
.stat-cell { border-left: 2px solid var(--gold); padding-left: 1.4rem; }
.stat-cell .num { font-family: var(--serif); font-size: clamp(2.8rem, 5vw, 4rem); font-weight: 600; color: var(--gold); line-height: 1; font-variant-numeric: tabular-nums; }
.stat-cell .title { font-weight: 600; margin: 0.8rem 0 0.4rem; font-size: 1.05rem; }
.stat-cell .desc { font-size: 0.88rem; color: rgba(255,255,255,0.7); }

/* ============================================================
   FINAL CTA
   ============================================================ */
.cta-final { background: var(--teal-deep); color: #fff; text-align: center; }
.cta-final h2 { color: #fff; font-size: clamp(2.2rem, 5vw, 3.6rem); max-width: 16ch; margin: 1.2rem auto 1rem; }
.cta-final h2 em { color: var(--gold); }
.cta-final p { color: rgba(255,255,255,0.85); max-width: 50ch; margin: 0 auto 2rem; }
.cta-phone { font-family: var(--serif); font-size: clamp(2rem, 5vw, 3rem); font-weight: 600; color: #fff; display: inline-flex; align-items: center; gap: 1rem; margin-bottom: 2rem; }
.cta-phone i { color: var(--gold); font-size: 0.7em; }
.cta-actions { display: flex; gap: 1rem; justify-content: center; flex-wrap: wrap; }

/* ============================================================
   FOOTER
   ============================================================ */
footer.site-footer { background: var(--navy-deep); color: rgba(255,255,255,0.72); padding-top: clamp(3.5rem, 6vw, 5rem); }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 3rem; padding-bottom: 3rem; }
.footer-brand .f-name { font-family: var(--serif); font-size: 2rem; font-weight: 600; color: var(--gold); }
.footer-brand .f-role { font-size: 0.8rem; letter-spacing: 0.1em; text-transform: uppercase; color: rgba(255,255,255,0.6); margin: 0.4rem 0 1.2rem; }
.footer-brand p { font-size: 0.92rem; line-height: 1.7; margin-bottom: 0.4rem; }
.footer-brand a:hover { color: var(--gold); }
.footer-social { display: flex; gap: 0.8rem; margin-top: 1.3rem; }
.footer-social a { width: 38px; height: 38px; border: 1px solid var(--hairline-dark); border-radius: 50%; display: flex; align-items: center; justify-content: center; color: rgba(255,255,255,0.8); transition: all 0.25s; }
.footer-social a:hover { background: var(--gold); color: var(--navy); border-color: var(--gold); transform: translateY(-3px); }
.footer-col h5 { font-family: var(--sans); font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); margin-bottom: 1.3rem; font-weight: 600; }
.footer-col ul li { margin-bottom: 0.7rem; }
.footer-col a { font-size: 0.92rem; transition: color 0.2s, padding-left 0.2s; }
.footer-col a:hover { color: var(--gold); padding-left: 4px; }
.footer-actions .btn { width: 100%; justify-content: center; margin-bottom: 0.9rem; }
.footer-bottom { border-top: 1px solid var(--hairline-dark); padding: 1.6rem 0 2.2rem; font-size: 0.8rem; color: rgba(255,255,255,0.55); display: flex; flex-wrap: wrap; gap: 0.5rem 1.5rem; justify-content: space-between; }
.footer-bottom .credit a:hover { color: var(--gold); }
.mls-disclaimer { font-size: 0.74rem; color: rgba(255,255,255,0.4); line-height: 1.6; padding-bottom: 2.5rem; max-width: 80ch; }

/* ============================================================
   REVEAL ANIMATION
   ============================================================ */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 0.7s ease, transform 0.7s ease; }
.reveal.in { opacity: 1; transform: none; }

/* ============================================================
   INNER PAGE HEADER (sub-hero)
   ============================================================ */
.page-header {
  position: relative; background: var(--navy); color: #fff;
  padding: clamp(3.5rem, 7vw, 6rem) 0 clamp(3.5rem, 7vw, 6rem);
  overflow: hidden; text-align: center;
}
.page-header::before { content:""; position:absolute; inset:0; background-image: radial-gradient(circle at 1px 1px, rgba(255,255,255,0.05) 1px, transparent 0); background-size: 28px 28px; }
.page-header.with-photo::after {
  content:""; position:absolute; inset:0; z-index:0;
  background: linear-gradient(180deg, rgba(10,29,48,0.78), rgba(15,41,66,0.92));
}
.page-header .ph-bg { position: absolute; inset: 0; z-index: -1; }
.page-header .ph-bg img { width:100%; height:100%; object-fit: cover; }
.page-header .wrap { position: relative; z-index: 1; }
.page-header h1 { color: #fff; font-size: clamp(2.4rem, 6vw, 4rem); margin: 1rem auto 1rem; max-width: 18ch; }
.page-header h1 em { color: var(--gold); font-style: italic; }
.page-header p { color: rgba(255,255,255,0.82); max-width: 56ch; margin: 0 auto; font-size: 1.1rem; font-weight: 300; }
.page-header .eyebrow { color: var(--gold); }

.alt { background: var(--cream); }
.paper { background: var(--paper); }

/* ============================================================
   PROSE / TWO-COLUMN INTRO
   ============================================================ */
.prose-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2.5rem, 6vw, 5rem); align-items: center; }
.prose-grid.reverse .prose-visual { order: 2; }
.prose-copy h2 { font-size: clamp(1.9rem, 4vw, 3rem); margin: 1rem 0 1.2rem; }
.prose-copy p { color: var(--ink-soft); margin-bottom: 1.1rem; }
.prose-copy ul.ticks { margin-top: 1.4rem; }
.prose-copy ul.ticks li { display: flex; gap: 0.8rem; margin-bottom: 0.85rem; color: var(--ink-soft); }
.prose-copy ul.ticks i { color: var(--teal); margin-top: 0.35rem; }
.prose-visual { position: relative; }
.prose-visual img { width: 100%; border-radius: var(--radius); box-shadow: var(--shadow-lg); }
.prose-visual.framed::before { content:""; position:absolute; inset:-16px 24px 20px -16px; border:1px solid var(--gold); border-radius: var(--radius); z-index:-1; }
.color-panel { border-radius: var(--radius); min-height: 360px; background: linear-gradient(150deg, var(--teal) 0%, var(--navy-deep) 100%); position: relative; overflow: hidden; box-shadow: var(--shadow-lg); }
.color-panel::after { content:""; position:absolute; inset:0; background-image: radial-gradient(circle at 70% 20%, rgba(201,169,97,0.35), transparent 55%); }
.color-panel .cp-stat { position: absolute; bottom: 2.2rem; left: 2.2rem; color:#fff; z-index:1; }
.color-panel .cp-stat .big { font-family: var(--serif); font-size: 4rem; font-weight: 600; color: var(--gold); line-height:1; }
.color-panel .cp-stat .sm { letter-spacing: 0.1em; text-transform: uppercase; font-size: 0.8rem; color: rgba(255,255,255,0.85); }

/* ============================================================
   PROCESS STEPS
   ============================================================ */
.steps { display: flex; flex-direction: column; gap: 1.5rem; }
.step {
  display: grid; grid-template-columns: auto 1fr; gap: 1.8rem; align-items: flex-start;
  background: var(--paper); border: 1px solid var(--hairline); border-radius: var(--radius);
  padding: 2rem clamp(1.5rem, 3vw, 2.5rem); transition: transform 0.3s, box-shadow 0.3s, border-color 0.3s;
}
.step:hover { transform: translateX(6px); box-shadow: var(--shadow-md); border-color: var(--gold); }
.step-num { display: flex; align-items: center; gap: 1rem; }
.step-num .n { font-family: var(--serif); font-size: 2.6rem; font-weight: 600; color: var(--gold); line-height: 1; font-variant-numeric: tabular-nums; min-width: 1.5ch; }
.step-num .ic { width: 54px; height: 54px; border-radius: 50%; background: var(--cream); display: flex; align-items: center; justify-content: center; color: var(--teal); font-size: 1.3rem; }
.step-body h3 { font-size: 1.5rem; margin-bottom: 0.5rem; }
.step-body p { color: var(--ink-soft); font-size: 0.98rem; margin: 0; }

/* ============================================================
   FAQ ACCORDION
   ============================================================ */
.faq { max-width: 820px; margin: 0 auto; }
.faq-item { border-bottom: 1px solid var(--hairline); }
.faq-q {
  width: 100%; text-align: left; background: none; border: none; cursor: pointer;
  font-family: var(--serif); font-size: 1.3rem; font-weight: 600; color: var(--navy);
  padding: 1.5rem 0; display: flex; justify-content: space-between; align-items: center; gap: 1.5rem;
}
.faq-q i { color: var(--gold); font-size: 1rem; transition: transform 0.3s ease; flex-shrink: 0; }
.faq-item.open .faq-q i { transform: rotate(45deg); }
.faq-a { max-height: 0; overflow: hidden; transition: max-height 0.35s ease; }
.faq-a p { color: var(--ink-soft); padding: 0 0 1.5rem; margin: 0; font-size: 1rem; }

/* ============================================================
   IDX PENDING (listings)
   ============================================================ */
.idx-pending {
  background: linear-gradient(155deg, var(--teal) 0%, var(--teal-deep) 60%, var(--navy-deep) 100%);
  color: #fff; border-radius: var(--radius); padding: clamp(3rem, 7vw, 6rem) clamp(1.5rem, 4vw, 4rem);
  text-align: center; position: relative; overflow: hidden; box-shadow: var(--shadow-lg);
}
.idx-pending::after { content:""; position:absolute; inset:0; background-image: radial-gradient(circle at 80% 0%, rgba(201,169,97,0.3), transparent 50%); }
.idx-pending-inner { position: relative; z-index: 1; max-width: 620px; margin: 0 auto; }
.idx-pending i.fa-3x { color: var(--gold); margin-bottom: 1.5rem; }
.idx-pending h2 { color: #fff; font-size: clamp(2rem, 5vw, 3rem); margin-bottom: 1rem; }
.idx-pending p { color: rgba(255,255,255,0.88); margin-bottom: 1.2rem; font-size: 1.05rem; }
.idx-pending .btn { margin-top: 0.8rem; }

/* Framed live MLS search (free Matrix branded portal) */
.idx-embed { width: 100%; border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow-lg); background: var(--paper); border: 1px solid var(--hairline); border-top: 3px solid var(--gold); }
.idx-embed iframe { display: block; width: 100%; height: 82vh; min-height: 720px; border: 0; }
@media (max-width: 640px) { .idx-embed iframe { height: 88vh; min-height: 560px; } }

/* ============================================================
   NEIGHBORHOOD FEATURES
   ============================================================ */
.hood-feature { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; min-height: 360px; }
.hood-feature:nth-child(even) .hf-visual { order: 2; }
.hf-visual { position: relative; overflow: hidden; min-height: 320px; }
.hf-visual img { width:100%; height:100%; object-fit: cover; position: absolute; inset: 0; z-index: 0; transition: transform 0.6s ease; }
.hood-feature:hover .hf-visual img { transform: scale(1.05); }
.hf-visual .hf-color { position:absolute; inset:0; z-index: 0; }
.hf-visual .hf-color.a { background: linear-gradient(150deg, var(--teal), var(--navy-deep)); }
.hf-visual .hf-color.b { background: linear-gradient(150deg, var(--navy-soft), var(--navy-deep)); }
.hf-visual .hf-color.c { background: linear-gradient(150deg, var(--gold-deep), var(--navy-deep)); }
.hf-visual::after { content:""; position:absolute; inset:0; z-index:1; background: linear-gradient(120deg, rgba(10,29,48,0.42) 0%, rgba(10,29,48,0.10) 55%, rgba(10,29,48,0.04) 100%); }
.hf-visual .hf-num { position: absolute; top: 1.4rem; left: 1.8rem; font-family: var(--serif); font-size: 5rem; font-weight: 600; color: rgba(255,255,255,0.62); text-shadow: 0 2px 18px rgba(10,29,48,0.45); line-height: 1; z-index: 2; }
.hf-copy { background: var(--paper); padding: clamp(2.5rem, 5vw, 4rem); display: flex; flex-direction: column; justify-content: center; }
.hood-feature:nth-child(even) .hf-copy { background: var(--cream); }
.hf-copy .h-sub { font-size: 0.78rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: 0.6rem; }
.hf-copy h3 { font-size: clamp(1.8rem, 4vw, 2.6rem); margin-bottom: 1rem; }
.hf-copy p { color: var(--ink-soft); margin-bottom: 1.5rem; }
.hf-copy .btn { align-self: flex-start; }

/* ============================================================
   CMA / VALUATION CTA
   ============================================================ */
.valuation { background: var(--navy); color:#fff; text-align: center; position: relative; overflow: hidden; }
.valuation::before { content:""; position:absolute; inset:0; background-image: radial-gradient(circle at 1px 1px, rgba(255,255,255,0.05) 1px, transparent 0); background-size: 28px 28px; }
.valuation .wrap { position: relative; }
.valuation h2 { color:#fff; font-size: clamp(2rem, 5vw, 3.2rem); max-width: 20ch; margin: 1rem auto 1rem; }
.valuation h2 em { color: var(--gold); }
.valuation p { color: rgba(255,255,255,0.85); max-width: 52ch; margin: 0 auto 2rem; }

/* ============================================================
   ABOUT — CREDENTIALS + VALUES
   ============================================================ */
.creds { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 1.2rem; }
.cred { display: flex; gap: 1rem; align-items: flex-start; background: var(--paper); border: 1px solid var(--hairline); border-radius: var(--radius); padding: 1.4rem 1.5rem; }
.cred i { color: var(--gold-deep); font-size: 1.3rem; margin-top: 0.15rem; }
.cred span { font-weight: 500; color: var(--navy); font-size: 0.98rem; }
.values { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.value-card { text-align: center; padding: 2.2rem 1.6rem; background: var(--paper); border: 1px solid var(--hairline); border-radius: var(--radius); border-top: 3px solid var(--gold); }
.value-card .ic { width: 64px; height: 64px; border-radius: 50%; background: var(--cream); display: flex; align-items: center; justify-content: center; color: var(--teal); font-size: 1.6rem; margin: 0 auto 1.3rem; }
.value-card h3 { font-size: 1.6rem; margin-bottom: 0.8rem; }
.value-card p { color: var(--ink-soft); font-style: italic; font-family: var(--serif); font-size: 1.15rem; line-height: 1.5; }
.affiliation { background: var(--cream); border: 1px solid var(--hairline); border-left: 4px solid var(--teal); border-radius: var(--radius); padding: clamp(2rem, 4vw, 3rem); display: flex; gap: 2rem; align-items: center; flex-wrap: wrap; }
.affiliation .af-icon { font-size: 2.5rem; color: var(--teal); }
.affiliation div h3 { margin-bottom: 0.6rem; }
.affiliation p { color: var(--ink-soft); margin: 0; }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-grid { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2.5rem, 5vw, 4.5rem); align-items: start; }
.contact-info .ci-item { display: flex; gap: 1rem; align-items: flex-start; margin-bottom: 1.8rem; }
.contact-info .ci-item i { width: 46px; height: 46px; flex-shrink: 0; border-radius: 50%; background: var(--cream); color: var(--teal); display: flex; align-items: center; justify-content: center; font-size: 1.1rem; }
.contact-info .ci-item .label { font-size: 0.74rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-muted); margin-bottom: 0.2rem; }
.contact-info .ci-item .val { font-size: 1.05rem; color: var(--navy); font-weight: 500; }
.contact-info .ci-item .val a:hover { color: var(--teal); }
.mls-link { display: inline-flex; align-items: center; gap: 0.6rem; margin-top: 0.5rem; color: var(--teal); font-weight: 600; }
.mls-link:hover { color: var(--teal-deep); }
.mls-link i { transition: transform 0.2s; }
.mls-link:hover i { transform: translateX(4px); }

.contact-form { background: var(--paper); border: 1px solid var(--hairline); border-radius: var(--radius); padding: clamp(2rem, 4vw, 3rem); box-shadow: var(--shadow-md); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
.field { margin-bottom: 1.3rem; }
.field label { display: block; font-size: 0.82rem; font-weight: 600; color: var(--navy); margin-bottom: 0.5rem; letter-spacing: 0.02em; }
.field label .req { color: var(--teal); }
.field input, .field select, .field textarea {
  width: 100%; font-family: var(--sans); font-size: 0.98rem; color: var(--ink);
  padding: 0.85rem 1rem; border: 1px solid var(--hairline); border-radius: var(--radius);
  background: var(--cream); transition: border-color 0.2s, box-shadow 0.2s;
}
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--teal); box-shadow: 0 0 0 3px rgba(31,111,107,0.12); background: #fff; }
.field textarea { resize: vertical; min-height: 120px; }
.contact-form .btn { width: 100%; justify-content: center; margin-top: 0.5rem; }
.form-success { display: none; text-align: center; padding: 3rem 1rem; }
.form-success.show { display: block; }
.form-success i { font-size: 3rem; color: var(--teal); margin-bottom: 1.2rem; }
.form-success h3 { font-size: 1.8rem; margin-bottom: 0.8rem; }
.form-success p { color: var(--ink-soft); }

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1100px) {
  .hood-grid { grid-template-columns: repeat(2, 1fr); }
  .stat-grid { grid-template-columns: repeat(2, 1fr); gap: 2rem 2.5rem; }
}
@media (max-width: 920px) {
  .nav-links, .nav-phone { display: none; }
  .hamburger { display: block; }
  .about-grid { grid-template-columns: 1fr; gap: 3.5rem; }
  .about-photo { max-width: 420px; margin: 0 auto; }
  .listing-grid { grid-template-columns: 1fr 1fr; }
  .listing-grid.three .listing-card:last-child { display: none; }
  .prose-grid, .prose-grid.reverse { grid-template-columns: 1fr; gap: 2.5rem; }
  .prose-grid.reverse .prose-visual { order: 0; }
  .values { grid-template-columns: 1fr; max-width: 420px; margin: 0 auto; }
  .contact-grid { grid-template-columns: 1fr; gap: 3rem; }
  .hood-feature, .hood-feature:nth-child(even) { grid-template-columns: 1fr; }
  .hood-feature .hf-visual, .hood-feature:nth-child(even) .hf-visual { order: 0; min-height: 240px; }
}
@media (max-width: 720px) {
  body { font-size: 16px; }
  .masthead { display: none; }
  nav.site-nav.transparent { top: 0; }
  .hero { min-height: 88vh; }
  .footer-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .split-grid { grid-template-columns: 1fr; }
  .listing-grid { grid-template-columns: 1fr; }
  .listing-grid.three .listing-card:last-child { display: block; }
  .trust-strip .wrap { flex-direction: column; gap: 1.3rem; }
  .footer-bottom { flex-direction: column; }
  .about-stamp { right: 0; bottom: -22px; padding: 1rem 1.2rem; }
  .about-stamp .big { font-size: 2.1rem; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .step { grid-template-columns: 1fr; gap: 1rem; }
  .step-num { gap: 0.8rem; }
}