/* Trey Sugg — realtor brochure */
:root {
  --ink: #141414;
  --ink-soft: #3a3a3a;
  --muted: #6b6b6b;
  --paper: #faf8f5;
  --white: #ffffff;
  --gold: #b8956c;
  --gold-dark: #9a7a52;
  --gold-soft: #e8dcc8;
  --line: #e6e1d8;
  --hero-from: #1c2430;
  --hero-to: #2f3d4f;
  --shadow: 0 18px 50px rgba(20, 20, 20, 0.08);
  --radius: 16px;
  --max: 1120px;
  --header-h: 72px;
  --font: "Nunito", system-ui, -apple-system, sans-serif;
  --serif: "Fraunces", Georgia, "Times New Roman", serif;
}

*, *::before, *::after { box-sizing: border-box; }
html {
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 0.85rem);
  overflow-x: clip;
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
}
body {
  margin: 0;
  font-family: var(--font);
  color: var(--ink);
  background: var(--paper);
  font-size: 1.0625rem;
  line-height: 1.72;
  -webkit-font-smoothing: antialiased;
  padding-bottom: 72px;
}
img { max-width: 100%; display: block; height: auto; }
a { color: var(--gold-dark); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--ink); }
h1, h2, h3 { line-height: 1.2; letter-spacing: -0.015em; }
h1 { font-family: var(--serif); font-weight: 600; font-size: clamp(2.35rem, 5vw, 3.4rem); margin: 0 0 1rem; }
h2 { font-family: var(--serif); font-weight: 600; font-size: clamp(1.7rem, 3vw, 2.25rem); margin: 0 0 0.85rem; }
h3 { font-family: var(--font); font-weight: 700; font-size: 1.2rem; margin: 0 0 0.5rem; }
p { margin: 0 0 1.15rem; color: var(--ink-soft); max-width: 42rem; }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.skip-link {
  position: absolute; left: -999px; top: 0; background: var(--ink); color: #fff; padding: 0.75rem 1rem; z-index: 1000;
}
.skip-link:focus { left: 0; }

.container { width: min(100% - 2rem, var(--max)); margin-inline: auto; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(250, 248, 245, 0.92);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--line);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  min-height: var(--header-h); gap: 0.75rem;
  flex-wrap: nowrap;
}
.logo {
  text-decoration: none; display: inline-flex; align-items: center; gap: 0;
  line-height: 0;
}
.logo img {
  height: 40px; width: auto; max-width: min(180px, 48vw);
  display: block; flex-shrink: 1;
}
.logo-header {
  background: #0a0a0a;
  border-radius: 999px;
  padding: 0.35rem 0.85rem 0.4rem;
  box-shadow: 0 1px 0 rgba(0,0,0,0.08);
}
.logo-header img { height: 30px; }
.logo-footer img { height: 42px; max-width: 200px; }

.brand-lockup {
  display: flex; align-items: center; gap: 0.75rem; min-width: 0;
  flex-shrink: 1;
}
.broker-logo {
  height: 34px; width: auto; display: block; flex-shrink: 0;
}
.brand-lockup-footer { margin-bottom: 0.75rem; }
.broker-logo-footer {
  height: 44px;
}

.site-nav {
  display: flex; align-items: center; gap: 0.45rem;
  flex-wrap: nowrap; flex-shrink: 1; min-width: 0;
}
.site-nav a {
  text-decoration: none; color: var(--ink-soft); font-size: 0.72rem;
  font-weight: 600; letter-spacing: 0.04em; text-transform: uppercase;
  white-space: nowrap; flex-shrink: 0;
}
.site-nav a:hover, .site-nav a.is-active { color: var(--gold-dark); }
.nav-cta {
  background: var(--ink) !important; color: #fff !important;
  padding: 0.5rem 0.9rem; border-radius: 999px;
}
.nav-cta:hover { background: var(--gold-dark) !important; color: #fff !important; }
.nav-toggle {
  display: none; background: none; border: 0; cursor: pointer; width: 44px; height: 44px;
  place-items: center; gap: 5px; padding: 0;
}
.nav-toggle span:not(.sr-only) {
  display: block; width: 22px; height: 2px; background: var(--ink); margin: 5px auto;
}

/* Buttons */
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.5rem; }
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 0.85rem 1.35rem; border-radius: 999px; font-weight: 600;
  text-decoration: none; border: 1px solid transparent; transition: 0.2s ease;
  font-size: 0.95rem;
}
.btn-primary { background: var(--gold); color: #fff; }
.btn-primary:hover { background: var(--gold-dark); color: #fff; }
.btn-secondary { background: transparent; color: #fff; border-color: rgba(255,255,255,0.45); }
.btn-secondary:hover { background: rgba(255,255,255,0.1); color: #fff; }
.btn-dark { background: var(--ink); color: #fff; }
.btn-dark:hover { background: var(--gold-dark); color: #fff; }
.btn-outline { background: transparent; color: var(--ink); border-color: var(--line); }
.btn-outline:hover { border-color: var(--gold); color: var(--gold-dark); }

/* Hero */
.hero {
  position: relative; overflow: hidden;
  background: linear-gradient(135deg, var(--hero-from), var(--hero-to) 55%, #3d4f3a);
  color: #fff; padding: clamp(3.5rem, 8vw, 6.5rem) 0;
}
.hero::before {
  content: "";
  position: absolute; inset: -8%;
  background:
    linear-gradient(135deg, rgba(28,36,48,0.78), rgba(47,61,79,0.72) 55%, rgba(61,79,58,0.75)),
    url("/assets/og-image.png") center / cover no-repeat;
  transform: scale(1.08);
  will-change: transform;
  pointer-events: none;
  z-index: 0;
}
.hero.hero-motion::before {
  animation: heroKenBurns 28s ease-in-out infinite alternate;
}
.hero::after {
  content: ""; position: absolute; inset: 0;
  background:
    radial-gradient(ellipse at 80% 20%, rgba(184,149,108,0.28), transparent 50%),
    radial-gradient(ellipse at 10% 90%, rgba(255,255,255,0.08), transparent 45%);
  pointer-events: none;
  z-index: 0;
}
.hero .container { position: relative; z-index: 1; }
.eyebrow {
  display: inline-block; font-size: 0.75rem; font-weight: 700;
  letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-soft);
  margin-bottom: 1rem;
}
.hero h1 { color: #fff; max-width: 14ch; }
.hero-lead { font-size: 1.15rem; color: rgba(255,255,255,0.88); max-width: 38rem; }
.hero .btn-row .btn-outline { color: #fff; border-color: rgba(255,255,255,0.4); }
.hero .btn-row .btn-outline:hover { background: #fff; color: var(--ink); }

.audience-pills { display: flex; flex-wrap: wrap; gap: 0.5rem; margin: 1.25rem 0 0; padding: 0; list-style: none; }
.audience-pills li {
  background: rgba(255,255,255,0.1); border: 1px solid rgba(255,255,255,0.18);
  padding: 0.4rem 0.85rem; border-radius: 999px; font-size: 0.85rem; color: #fff;
}

/* Sections */
.section { padding: clamp(3rem, 6vw, 5rem) 0; }
.section-muted { background: var(--white); }
.section-head { max-width: 40rem; margin-bottom: 2rem; }
.kicker { color: var(--gold-dark); font-size: 0.75rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; margin-bottom: 0.5rem; }

.bio-grid {
  display: grid; grid-template-columns: 1.05fr 1fr; gap: 2.5rem; align-items: center;
}
.bio-card {
  background: linear-gradient(160deg, #2a3544, #1c2430);
  border-radius: calc(var(--radius) + 4px);
  min-height: 360px; padding: 2rem; color: #fff;
  display: flex; flex-direction: column; justify-content: flex-end;
  box-shadow: var(--shadow);
  position: relative; overflow: hidden;
}
.bio-card::before {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(to top, rgba(20,20,20,0.75), transparent 55%),
    radial-gradient(circle at 70% 20%, rgba(184,149,108,0.35), transparent 50%);
}
.bio-card > * { position: relative; z-index: 1; }
.bio-card h2 { color: #fff; font-size: 1.8rem; }
.bio-card p { color: rgba(255,255,255,0.85); margin: 0; }

.services-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.25rem;
}
.service-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.5rem; box-shadow: var(--shadow);
}
.service-icon {
  width: 42px; height: 42px; border-radius: 12px; display: grid; place-items: center;
  background: var(--gold-soft); color: var(--gold-dark); font-weight: 700; margin-bottom: 1rem;
  font-family: var(--serif); font-size: 1.2rem;
}

/* Intro video — full-bleed to screen edges */
.section-video {
  background: #12151a;
  color: #fff;
  padding: clamp(1.75rem, 4vw, 2.75rem) 0 0;
  overflow-x: clip;
  border-top: 1px solid rgba(255,255,255,0.06);
}
.section-video .section-head { margin-bottom: 1rem; }
.section-video .section-head h2 { color: #fff; }
.section-video .section-head p { color: rgba(255,255,255,0.75); }
.section-video .kicker { color: var(--gold); }
.video-frame {
  border-radius: calc(var(--radius) + 4px);
  overflow: hidden;
  background: #000;
  box-shadow: 0 24px 60px rgba(0,0,0,0.45);
  border: 1px solid rgba(255,255,255,0.08);
  aspect-ratio: 16 / 9;
  max-width: 960px;
  margin-inline: auto;
}
.video-frame.video-frame-bleed {
  max-width: none;
  width: 100vw;
  margin-left: calc(50% - 50vw);
  margin-right: calc(50% - 50vw);
  border-radius: 0;
  border: 0;
  box-shadow: none;
  aspect-ratio: 16 / 9;
  max-height: min(85vh, 900px);
}
.video-frame video {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: contain;
  background: #000;
}
.video-frame.video-frame-bleed video {
  object-fit: cover;
}
.video-frame iframe {
  display: block;
  width: 100%;
  height: 100%;
  border: 0;
  background: #000;
}
.video-frame.video-frame-bleed iframe {
  object-fit: cover;
}

/* Testimonials — one-card horizontal scroller, quotes stay inside */
.testimonials-slider {
  position: relative;
  width: 100%;
  max-width: 100%;
  overflow: hidden;
}
.testimonials-track {
  display: flex;
  gap: 1.25rem;
  width: 100%;
  overflow-x: auto;
  overflow-y: hidden;
  scroll-snap-type: x mandatory;
  -webkit-overflow-scrolling: touch;
  scroll-padding-inline: 0;
  padding-bottom: 0.35rem;
  scrollbar-width: thin;
  scrollbar-color: var(--gold-soft) transparent;
}
.testimonials-track::-webkit-scrollbar { height: 6px; }
.testimonials-track::-webkit-scrollbar-track { background: transparent; }
.testimonials-track::-webkit-scrollbar-thumb {
  background: var(--gold-soft);
  border-radius: 999px;
}
.testimonials-track .testimonial {
  flex: 0 0 100%;
  width: 100%;
  max-width: 100%;
  scroll-snap-align: start;
  scroll-snap-stop: always;
  position: relative;
  isolation: isolate;
  background: var(--ink);
  color: #fff;
  border-radius: calc(var(--radius) + 4px);
  padding: clamp(1.25rem, 3vw, 2rem);
  box-shadow: var(--shadow);
  margin: 0;
  display: flex;
  flex-direction: column;
  min-height: 0;
  overflow: hidden;
}
@media (min-width: 901px) {
  .testimonials-track .testimonial {
    flex-basis: min(640px, 100%);
    width: min(640px, 100%);
    max-width: min(640px, 100%);
  }
}
.testimonial blockquote {
  margin: 0;
  font-family: var(--serif);
  font-size: clamp(0.98rem, 1.8vw, 1.25rem);
  line-height: 1.5;
  color: #fff;
  font-weight: 400;
  overflow-wrap: anywhere;
  word-break: break-word;
  hyphens: auto;
  max-height: min(42vh, 22rem);
  overflow-y: auto;
  padding-right: 0.25rem;
  scrollbar-width: thin;
  scrollbar-color: var(--gold-soft) transparent;
}
.testimonial figcaption { margin: 0; flex-shrink: 0; }
.testimonial cite {
  display: block;
  margin-top: 1rem;
  font-style: normal;
  color: var(--gold-soft);
  font-weight: 600;
  letter-spacing: 0.04em;
}

/* Name-matched translucent portrait behind quote (dark base + ~0.22 opacity art) */
.testimonials-track .testimonial.testimonial--photo {
  background-color: var(--ink);
  background-image: none;
  color: #fff;
}
.testimonials-track .testimonial.testimonial--photo::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 0;
  border-radius: inherit;
  background-image: var(--testimonial-photo);
  background-size: cover;
  background-position: center right;
  background-repeat: no-repeat;
  opacity: 0.22; /* translucent portrait in 0.18–0.28 range */
  pointer-events: none;
}
.testimonials-track .testimonial.testimonial--photo::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 0;
  border-radius: inherit;
  background: linear-gradient(
    105deg,
    rgba(12, 18, 28, 0.55) 0%,
    rgba(12, 18, 28, 0.35) 42%,
    rgba(12, 18, 28, 0.15) 100%
  );
  pointer-events: none;
}
.testimonials-track .testimonial.testimonial--photo > * {
  position: relative;
  z-index: 1;
}
.testimonials-track .testimonial.testimonial--photo blockquote {
  color: #fff;
  text-shadow: 0 1px 2px rgba(0, 0, 0, 0.55);
}
.testimonials-track .testimonial.testimonial--photo cite {
  color: var(--gold-soft);
  text-shadow: 0 1px 2px rgba(0, 0, 0, 0.55);
}

.slider-controls {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.75rem;
  margin-top: 1.25rem;
  flex-wrap: wrap;
}
.slider-btn {
  width: 44px; height: 44px; border-radius: 999px;
  border: 1px solid var(--line); background: var(--white);
  color: var(--ink); font-size: 1.6rem; line-height: 1;
  cursor: pointer; display: grid; place-items: center;
  transition: 0.2s ease;
  flex-shrink: 0;
}
.slider-btn:hover { border-color: var(--gold); color: var(--gold-dark); }
.slider-btn:focus-visible { outline: 2px solid var(--gold); outline-offset: 2px; }
.slider-dots {
  display: flex;
  flex-wrap: wrap;
  gap: 0.4rem;
  justify-content: center;
  max-width: min(100%, 22rem);
}
.slider-dot {
  width: 9px; height: 9px; border-radius: 999px; border: 0;
  background: var(--line); cursor: pointer; padding: 0;
  transition: 0.2s ease;
}
.slider-dot.is-active { background: var(--gold); width: 22px; }
.slider-dot:focus-visible { outline: 2px solid var(--gold); outline-offset: 2px; }

/* Coverage map — Davidson + 2 counties out */
.coverage-map-wrap {
  border-radius: var(--radius);
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--white);
  box-shadow: var(--shadow);
}
#coverage-map {
  width: 100%;
  height: min(62vh, 520px);
  min-height: 360px;
  background: #eef1f4;
}
.coverage-legend {
  display: flex;
  flex-wrap: wrap;
  gap: 1rem 1.5rem;
  align-items: center;
  padding: 0.85rem 1rem;
  border-top: 1px solid var(--line);
  font-size: 0.9rem;
  color: var(--ink-soft);
}
.coverage-legend span.swatch {
  display: inline-block;
  width: 14px;
  height: 14px;
  border-radius: 3px;
  margin-right: 0.4rem;
  vertical-align: -2px;
  border: 1px solid rgba(0,0,0,0.12);
}
.coverage-legend .swatch-core { background: #b8956c; }
.coverage-legend .swatch-ring { background: #e8dcc8; }
.coverage-counties {
  margin: 1rem 0 0;
  display: flex;
  flex-wrap: wrap;
  gap: 0.4rem;
  padding: 0;
  list-style: none;
}
.coverage-counties li {
  font-size: 0.82rem;
  padding: 0;
  border-radius: 999px;
  background: var(--white);
  border: 1px solid var(--line);
  color: var(--ink-soft);
  transition: border-color 0.2s ease, box-shadow 0.2s ease, transform 0.2s ease;
}
.coverage-counties a {
  display: block;
  padding: 0.35rem 0.65rem;
  color: inherit;
  text-decoration: none;
  border-radius: inherit;
}
.coverage-counties li:hover {
  border-color: var(--gold);
  box-shadow: 0 6px 16px rgba(28, 36, 48, 0.12);
  transform: translateY(-2px);
}
.coverage-counties li.is-core {
  background: var(--ink);
  color: #fff;
  border-color: var(--ink);
}
.coverage-counties li.is-core a { color: #fff; }
.coverage-counties li.is-core:hover {
  border-color: var(--gold);
}
.leaflet-county-covered {
  cursor: pointer !important;
}

.cta-band {
  background: linear-gradient(120deg, var(--gold-soft), #f3eee6);
  border-radius: var(--radius); padding: 2rem; display: flex; flex-wrap: wrap;
  justify-content: space-between; align-items: center; gap: 1rem;
}
.cta-band h2 { margin: 0; }
.cta-band p { margin: 0.35rem 0 0; }

/* Page hero (inner) */
.page-hero { padding: 3rem 0 1.5rem; }
.page-hero p { max-width: 40rem; }

/* Contact */
.contact-grid {
  display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 2rem; align-items: start;
}
.form-card, .info-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 1.5rem; box-shadow: var(--shadow);
}
label { display: block; font-size: 0.85rem; font-weight: 600; margin-bottom: 0.35rem; }
.field { margin-bottom: 1rem; }
input, textarea {
  width: 100%; padding: 0.8rem 0.9rem; border-radius: 10px;
  border: 1px solid var(--line); background: var(--paper); font: inherit; color: var(--ink);
}
input:focus, textarea:focus { outline: 2px solid var(--gold); outline-offset: 1px; border-color: transparent; }
textarea { min-height: 140px; resize: vertical; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-note { font-size: 0.85rem; color: var(--muted); margin-top: 0.75rem; }
.map-placeholder {
  margin-top: 1.25rem; border-radius: 12px; min-height: 200px;
  background:
    linear-gradient(135deg, rgba(184,149,108,0.2), rgba(47,61,79,0.15)),
    repeating-linear-gradient(0deg, transparent, transparent 19px, rgba(0,0,0,0.03) 20px),
    repeating-linear-gradient(90deg, transparent, transparent 19px, rgba(0,0,0,0.03) 20px),
    #ebe6dc;
  display: grid; place-items: center; text-align: center; padding: 1.5rem; color: var(--ink-soft);
  border: 1px dashed var(--gold);
}
.nap-list { list-style: none; padding: 0; margin: 0; }
.nap-list li { margin-bottom: 0.85rem; }
.nap-list span { display: block; font-size: 0.75rem; text-transform: uppercase; letter-spacing: 0.08em; color: var(--muted); font-weight: 700; }

/* Footer — white so color logos read cleanly */
.site-footer {
  background: #ffffff; color: var(--ink-soft);
  padding: 3rem 0 2rem; margin-top: 2rem;
  border-top: 1px solid var(--line);
}
.footer-grid {
  display: grid; grid-template-columns: 1.4fr 1fr 0.8fr; gap: 2rem; margin-bottom: 2rem;
}
.footer-tag { color: var(--ink-soft); max-width: 28rem; }
.footer-social {
  display: flex; flex-wrap: wrap; gap: 0.65rem; margin-top: 1rem;
}
.footer-social-link {
  display: inline-flex; align-items: center;
  font-size: 0.8rem; font-weight: 600; letter-spacing: 0.04em;
  text-transform: uppercase; text-decoration: none;
  color: var(--ink);
  border: 1px solid var(--line);
  border-radius: 999px; padding: 0.35rem 0.85rem;
}
.footer-social-link:hover { color: var(--gold-dark); border-color: var(--gold); }
.footer-social-link.is-disabled {
  opacity: 0.4; pointer-events: none; cursor: default;
}
.footer-heading {
  font-family: var(--font); font-size: 0.75rem; letter-spacing: 0.12em;
  text-transform: uppercase; color: var(--gold-dark); margin: 0 0 0.75rem;
}
.nap { font-style: normal; line-height: 1.7; color: var(--ink-soft); }
.nap a, .footer-links a { color: var(--ink); text-decoration: none; }
.nap a:hover, .footer-links a:hover { color: var(--gold-dark); }
.footer-links { list-style: none; padding: 0; margin: 0; }
.footer-links li { margin-bottom: 0.45rem; }
.footer-bottom {
  border-top: 1px solid var(--line); padding-top: 1.25rem;
  display: flex; flex-wrap: wrap; justify-content: space-between; gap: 0.5rem;
  font-size: 0.9rem;
  color: var(--ink-soft);
}
.fine-print { color: var(--muted); margin: 0; }
.broker-logo-footer {
  filter: none;
}



/* Brokerage / Realty ONE office band */
.brokerage-band {
  padding-top: 2.5rem;
  padding-bottom: 2.5rem;
}
.brokerage-layout {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr;
  gap: 2rem;
  align-items: start;
}
.brokerage-brand-row {
  display: flex;
  gap: 0.9rem;
  align-items: center;
  margin-bottom: 0.85rem;
}
.brokerage-logo {
  width: 72px;
  height: 72px;
  object-fit: contain;
  flex-shrink: 0;
  border-radius: 12px;
  background: #fff;
  border: 1px solid var(--line);
  padding: 0.35rem;
}
.brokerage-sub {
  margin: 0.2rem 0 0;
  color: var(--ink-soft);
  font-size: 0.95rem;
}
.brokerage-copy h2 { margin: 0; }
.brokerage-copy p { max-width: 40rem; }
.brokerage-links { margin-top: 1.1rem; }
.brokerage-media {
  display: grid;
  gap: 0.85rem;
}
.brokerage-gallery {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.65rem;
}
.brokerage-shot {
  margin: 0;
  border-radius: 12px;
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--white);
  box-shadow: var(--shadow);
}
.brokerage-shot img {
  display: block;
  width: 100%;
  height: 110px;
  object-fit: cover;
}
.office-map-wrap {
  border-radius: 12px;
  overflow: hidden;
  border: 1px solid var(--line);
  background: var(--white);
  box-shadow: var(--shadow);
}
.office-map-wrap--contact {
  margin-top: 1.25rem;
}
#office-map,
#contact-office-map,
.js-office-map {
  width: 100%;
  height: 200px;
  min-height: 180px;
  max-height: 220px;
  background: #eef1f4;
}
.office-map-caption {
  margin: 0;
  padding: 0.55rem 0.85rem;
  font-size: 0.82rem;
  color: var(--ink-soft);
  border-top: 1px solid var(--line);
  background: #faf8f4;
}
@media (max-width: 900px) {
  .brokerage-layout { grid-template-columns: 1fr; }
  .brokerage-shot img { height: 130px; }
}

/* Sticky call */
.sticky-call {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 60;
  display: none; align-items: center; justify-content: center;
  background: var(--gold); color: #fff; text-decoration: none; font-weight: 700;
  padding: 0.95rem 1rem; box-shadow: 0 -8px 24px rgba(0,0,0,0.15);
  min-height: 48px;
  box-sizing: border-box;
}
.sticky-call:hover { color: #fff; background: var(--gold-dark); }

@media (max-width: 900px) {
  .logo-header img { height: 32px; }
  .broker-logo { height: 34px; }
  .brand-lockup { gap: 0.5rem; }
  .bio-grid, .services-grid, .contact-grid, .footer-grid, .referral-vs { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
}

/* Hamburger earlier so dual logos + many nav links never jumble (~901–1100) */
/* Mobile nav scroll-lock (JS toggles body.nav-open) */
body.nav-open {
  overflow: hidden;
  touch-action: none;
}

@media (max-width: 1100px) {
  body { padding-bottom: 5.25rem; } /* room for sticky call bar — keep CTAs clear */
  .nav-toggle { display: grid; }
  .site-nav {
    position: fixed; inset: var(--header-h) 0 auto 0; background: var(--paper);
    border-bottom: 1px solid var(--line); flex-direction: column; align-items: stretch;
    padding: 0.65rem 1rem 1rem; gap: 0;
    display: none;
    white-space: normal;
    z-index: 70;
    max-height: calc(100dvh - var(--header-h) - 5.25rem);
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    box-shadow: 0 16px 40px rgba(20, 20, 20, 0.12);
  }
  .site-nav.is-open { display: flex; }
  .site-nav a {
    padding: 0.9rem 0.65rem;
    min-height: 44px;
    display: flex;
    align-items: center;
    font-size: 0.8rem;
    letter-spacing: 0.06em;
    border-bottom: 1px solid var(--line);
  }
  .site-nav a:last-child { border-bottom: 0; }
  .site-nav .nav-cta {
    margin-top: 0.5rem;
    justify-content: center;
    min-height: 44px;
  }
  .sticky-call {
    display: flex;
    min-height: 48px;
    padding: 0.85rem 1rem;
    font-size: 1rem;
  }
  /* Keep footer / last CTA above sticky-call */
  .site-footer { padding-bottom: 2.5rem; }
  .cta-band { margin-bottom: 0.35rem; }
}

@media (min-width: 1101px) {
  body { padding-bottom: 0; }
}

/* Newsletter signup */
.newsletter-grid {
  display: grid;
  gap: 2rem;
  align-items: start;
}
@media (min-width: 801px) {
  .newsletter-grid { grid-template-columns: 1.2fr 1fr; gap: 2.5rem; }
}
.newsletter-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: clamp(1.25rem, 3vw, 1.75rem);
  box-shadow: var(--shadow);
}
.newsletter-card label {
  display: block;
  font-weight: 600;
  margin-bottom: 0.5rem;
  color: var(--ink);
}
.newsletter-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem;
}
.newsletter-row input[type="email"] {
  flex: 1 1 12rem;
  min-width: 0;
  padding: 0.85rem 1rem;
  border: 1px solid var(--line);
  border-radius: 999px;
  font: inherit;
  background: var(--paper);
}
.newsletter-row input[type="email"]:focus {
  outline: 2px solid var(--gold);
  outline-offset: 2px;
}
.newsletter-row .btn { flex: 0 0 auto; }
.newsletter-card .form-note { margin: 0.85rem 0 0; font-size: 0.88rem; color: var(--muted); }


/* ---- Blog ---- */
.blog-list {
  list-style: none;
  margin: 2rem 0 0;
  padding: 0;
  display: grid;
  gap: 1.25rem;
}
.blog-card {
  border: 1px solid rgba(0,0,0,.08);
  border-radius: 12px;
  background: #fff;
  transition: box-shadow .2s ease, transform .2s ease;
}
.blog-card:hover {
  box-shadow: 0 8px 24px rgba(0,0,0,.08);
  transform: translateY(-1px);
}
.blog-card-link {
  display: block;
  padding: 1.25rem 1.4rem;
  color: inherit;
  text-decoration: none;
}
.blog-meta {
  font-size: .85rem;
  color: #666;
  margin: 0 0 .5rem;
}
.blog-card h2 {
  font-family: "Fraunces", Georgia, serif;
  font-weight: 400;
  font-size: 1.55rem;
  margin: 0 0 .5rem;
  line-height: 1.25;
}
.blog-teaser {
  margin: 0 0 .75rem;
  color: #444;
  line-height: 1.5;
}
.blog-more {
  font-weight: 600;
  font-size: .9rem;
  color: #1a1a1a;
}
.container.narrow {
  max-width: 760px;
}
.blog-post.prose {
  margin-top: 1rem;
}
.blog-post.prose h1 {
  font-family: "Fraunces", Georgia, serif;
  font-weight: 400;
  font-size: clamp(1.8rem, 3vw, 2.4rem);
  line-height: 1.2;
  margin: 0 0 1rem;
}
.blog-post.prose h2 {
  font-family: "Fraunces", Georgia, serif;
  font-weight: 400;
  font-size: 1.4rem;
  margin: 1.5rem 0 .6rem;
}
.blog-post.prose p {
  line-height: 1.65;
  margin: 0 0 1rem;
  color: #333;
}
.blog-post.prose .ha-hero {
  margin: 0 0 1.25rem;
}
.blog-post.prose .ha-hero img {
  width: 100%;
  height: auto;
  border-radius: 10px;
  display: block;
}
.blog-back {
  margin-top: 2rem;
}

/* ---- Guides / Area Guides / RealScout ---- */
/* Guide / area stock imagery */
.page-hero--photo {
  position: relative;
  color: #fff;
  padding: clamp(3.5rem, 10vw, 6rem) 0 clamp(2.5rem, 6vw, 3.5rem);
  background: #141414;
  overflow: hidden;
}
.page-hero--photo::before {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--hero-photo) center / cover no-repeat;
  transform: scale(1.04);
  z-index: 0;
}
.page-hero--photo::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(105deg, rgba(13,13,13,0.82) 0%, rgba(13,13,13,0.55) 48%, rgba(13,13,13,0.35) 100%);
  z-index: 1;
}
.page-hero--photo .container { position: relative; z-index: 2; }
.page-hero--photo a { color: var(--gold-soft); }
.page-hero--photo p { color: rgba(255,255,255,0.88); max-width: 40rem; }
.page-hero--photo .kicker { color: var(--gold); }

.guide-card {
  padding: 0;
  overflow: hidden;
  display: flex;
  flex-direction: column;
}
.guide-card-media {
  aspect-ratio: 16 / 10;
  overflow: hidden;
  background: #1a1a1a;
}
.guide-card-media img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.45s ease;
}
.guide-card:hover .guide-card-media img { transform: scale(1.04); }
.guide-card-body { padding: 1.35rem 1.5rem 1.5rem; }
.guide-card-body h3 { margin-top: 0; }
.guide-card .service-icon { display: none; }

.area-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.area-card-media {
  aspect-ratio: 16 / 9;
  overflow: hidden;
  background: #222;
}
.area-card-media img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.4s ease;
}
.area-card:hover .area-card-media img { transform: scale(1.05); }
.area-card-body { padding: 1.15rem 1.25rem 1.25rem; }
.area-card-body h3 { margin: 0 0 0.5rem; font-size: 1.15rem; }
.area-card-body .area-card-actions { margin-top: 0.85rem; }

.area-photo-band {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.85rem;
  margin: 0 0 1.75rem;
}
@media (min-width: 701px) {
  .area-photo-band { grid-template-columns: 1.35fr 1fr; }
}
.area-photo-band figure {
  margin: 0;
  border-radius: calc(var(--radius) + 2px);
  overflow: hidden;
  background: #111;
  border: 1px solid var(--line);
}
.area-photo-band img {
  display: block;
  width: 100%;
  height: 100%;
  min-height: 12rem;
  object-fit: cover;
  aspect-ratio: 4 / 3;
}
.area-photo-band figcaption {
  font-size: 0.8rem;
  color: var(--muted);
  padding: 0.45rem 0.7rem 0.55rem;
  background: var(--white);
}
.photo-credit {
  font-size: 0.75rem;
  color: var(--muted);
  margin-top: 0.35rem;
}
@media (prefers-reduced-motion: reduce) {
  .guide-card-media img,
  .area-card-media img { transition: none; }
  .guide-card:hover .guide-card-media img,
  .area-card:hover .area-card-media img { transform: none; }
  .page-hero--photo::before { transform: none; }
}

.guides-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.25rem;
}
@media (min-width: 701px) {
  .guides-grid { grid-template-columns: 1fr 1fr; }
}
.guide-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.guide-bullets {
  margin: 0.75rem 0 0;
  padding-left: 1.1rem;
  color: var(--muted);
}
.guide-bullets li { margin-bottom: 0.35rem; }
.guide-gate select,
.field select {
  width: 100%;
  padding: 0.85rem 1rem;
  border: 1px solid var(--line);
  border-radius: 12px;
  font: inherit;
  background: var(--paper);
}
.guide-gate select:focus,
.field select:focus {
  outline: 2px solid var(--gold);
  outline-offset: 2px;
}
.guide-downloads { margin-top: 1.25rem; }
.guide-downloads[hidden],
.area-dl[hidden] { display: none !important; }

.areas-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1rem;
}
@media (min-width: 601px) {
  .areas-grid { grid-template-columns: 1fr 1fr; }
}
@media (min-width: 901px) {
  .areas-grid { grid-template-columns: 1fr 1fr 1fr; }
}
.area-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.25rem 1.35rem;
  box-shadow: var(--shadow);
}
.area-cities { font-size: 0.95rem; color: var(--ink); margin: 0; }
.guide-core-tag {
  display: inline-block;
  margin-left: 0.4rem;
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--gold-dark);
  background: var(--gold-soft);
  padding: 0.15rem 0.45rem;
  border-radius: 999px;
  vertical-align: middle;
}


/* Search listings — neighborhood photo behind RealScout (wrapper only; widget is opaque) */
.section-search-bg {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  color: #fff;
  padding-block: clamp(2.5rem, 6vw, 4rem);
}
.section-search-bg::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 0;
  background:
    linear-gradient(180deg, rgba(28, 36, 48, 0.72) 0%, rgba(28, 36, 48, 0.55) 45%, rgba(28, 36, 48, 0.78) 100%),
    url("/assets/neighborhood-bg.jpg") center / cover no-repeat;
  transform: scale(1.02);
}
.section-search-bg > .container {
  position: relative;
  z-index: 1;
}
.section-search-bg .section-head .kicker {
  color: var(--gold-soft);
}
.section-search-bg .section-head h2,
.section-search-bg .section-head p {
  color: #fff;
}
.section-search-bg .section-head p {
  color: rgba(255, 255, 255, 0.9);
  max-width: 36rem;
}
.section-search-bg .realscout-frame {
  background: rgba(255, 255, 255, 0.97);
  backdrop-filter: blur(8px);
  border-color: rgba(255, 255, 255, 0.45);
  box-shadow: 0 18px 44px rgba(0, 0, 0, 0.30);
  max-width: 40rem;
}
@media (prefers-reduced-motion: reduce) {
  .section-search-bg::before { transform: none; }
}

.realscout-frame {
  position: relative;
  background: var(--white);
  border: 1px solid rgba(232, 220, 200, 0.85);
  border-radius: 22px;
  padding: clamp(1rem, 2.5vw, 1.35rem);
  box-shadow: 0 14px 40px rgba(28, 36, 48, 0.10);
  width: 100%;
  max-width: 40rem;
  margin-inline: auto;
  min-height: 0; /* was 12rem — tall empty box under Simple Search */
  display: grid;
  place-items: center;
  overflow: hidden; /* soft-clip widget chrome / black edges */
  isolation: isolate;
}
.realscout-frame--search {
  /* Designed card context for Simple Search (RS: empty state has no idle skin) */
  background: linear-gradient(165deg, #ffffff 0%, #faf8f5 100%);
  padding: clamp(1.1rem, 2.8vw, 1.5rem);
}

/* Home Value: soft designed card — RS paints its own panel; we supply a calm shell */
.realscout-frame.realscout-frame--bare,
#realscout-home-value.realscout-frame {
  background: #ffffff;
  border: 1px solid rgba(232, 220, 200, 0.85);
  border-radius: 22px;
  padding: clamp(1rem, 2.5vw, 1.35rem);
  box-shadow: 0 14px 40px rgba(28, 36, 48, 0.08);
  min-height: 0;
  overflow: hidden;
  max-width: 42rem;
}
.realscout-frame realscout-simple-search,
.realscout-frame realscout-home-value,
.realscout-frame realscout-advanced-search {
  display: block;
  width: 100%;
  max-width: 100%;
  border-radius: 14px;
  overflow: hidden;
}
.realscout-frame.realscout-frame--bare realscout-home-value {
  border-radius: 14px;
  overflow: hidden;
}
.realscout-placeholder-note {
  margin: 0;
  max-width: 36rem;
  text-align: center;
  color: var(--muted);
}
.realscout-placeholder-note strong { color: var(--ink); }

/* ---- Tools / Calculators ---- */
.tools-layout {
  display: grid;
  gap: 2rem;
  align-items: start;
}
@media (min-width: 901px) {
  .tools-layout { grid-template-columns: 0.95fr 1.05fr; gap: 2.5rem; }
}
.tools-explainer h3 { margin-top: 0; }
.tools-bullets {
  margin: 0 0 1rem;
  padding-left: 1.15rem;
  color: var(--ink-soft);
}
.tools-bullets li { margin-bottom: 0.55rem; }
.tools-bullets strong { color: var(--ink); }

.calc-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: clamp(1.25rem, 3vw, 1.75rem);
  box-shadow: var(--shadow);
}
.calc-card-title {
  margin: 0 0 1rem;
  font-family: var(--serif);
  font-weight: 400;
  font-size: 1.45rem;
}
.calc-form .btn { margin-top: 0.25rem; }
.calc-fieldset {
  border: 1px solid var(--line);
  border-radius: 12px;
  padding: 0.85rem 1rem 0.25rem;
  margin: 0 0 1rem;
}
.calc-fieldset legend {
  font-size: 0.85rem;
  font-weight: 700;
  padding: 0 0.35rem;
  color: var(--ink);
}
.calc-toggle-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin-bottom: 0.75rem;
}
.calc-chip {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  margin: 0;
  padding: 0.45rem 0.75rem;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--paper);
  font-size: 0.88rem;
  font-weight: 600;
  cursor: pointer;
}
.calc-chip:has(input:checked) {
  border-color: var(--gold);
  background: var(--gold-soft);
  color: var(--ink);
}
.calc-chip input { width: auto; margin: 0; accent-color: var(--gold-dark); }

.calc-results {
  margin-top: 1.35rem;
  padding: 1.1rem 1.15rem;
  border-radius: 12px;
  background: linear-gradient(135deg, rgba(232,220,200,0.55), rgba(250,248,245,0.9));
  border: 1px solid var(--gold-soft);
}
.calc-results-lead { margin: 0; color: var(--muted); }
.calc-metrics {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.75rem;
  margin: 0;
  padding: 0;
  list-style: none;
}
@media (max-width: 520px) {
  .calc-metrics { grid-template-columns: 1fr; }
}
.calc-metric {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 10px;
  padding: 0.75rem 0.85rem;
}
.calc-metric span {
  display: block;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.25rem;
}
.calc-metric strong {
  font-size: 1.2rem;
  color: var(--ink);
  font-weight: 700;
}
.calc-range-total {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.55rem;
  margin-bottom: 1rem;
}
@media (max-width: 520px) {
  .calc-range-total { grid-template-columns: 1fr; }
}
.calc-range-pill {
  text-align: center;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 10px;
  padding: 0.7rem 0.5rem;
}
.calc-range-pill span {
  display: block;
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--muted);
}
.calc-range-pill strong { font-size: 1.05rem; color: var(--ink); }
.calc-breakdown {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.9rem;
}
.calc-breakdown th,
.calc-breakdown td {
  padding: 0.55rem 0.4rem;
  border-bottom: 1px solid var(--line);
  text-align: right;
  vertical-align: top;
}
.calc-breakdown th:first-child,
.calc-breakdown td:first-child {
  text-align: left;
}
.calc-breakdown thead th {
  font-size: 0.72rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 700;
}
.calc-breakdown .cat-note {
  display: block;
  font-size: 0.78rem;
  color: var(--muted);
  font-weight: 400;
  margin-top: 0.15rem;
}
.calc-assumptions {
  margin-top: 1.25rem;
  padding-top: 1rem;
  border-top: 1px solid var(--line);
}
.calc-assumptions h4 {
  margin: 0 0 0.5rem;
  font-size: 0.95rem;
}
.calc-assumptions ul {
  margin: 0;
  padding-left: 1.1rem;
  color: var(--ink-soft);
  font-size: 0.9rem;
}
.calc-assumptions li { margin-bottom: 0.35rem; }
.calc-disclaimer {
  margin: 1rem 0 0;
  font-size: 0.85rem;
  color: var(--muted);
  line-height: 1.55;
}


/* Area card actions (view page + gated PDF) */
.area-card-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin: 0.85rem 0 0;
}
.area-card-actions .btn {
  font-size: 0.85rem;
  padding: 0.45rem 0.85rem;
}

/* Per-county area pages */
.area-cities-line {
  margin: 0.75rem 0 0;
  color: var(--ink-soft);
  max-width: 42rem;
}
.area-page .area-block {
  margin-bottom: 1.75rem;
}
.area-page .area-block h2 {
  font-family: "Fraunces", Georgia, serif;
  font-size: 1.55rem;
  margin: 0 0 0.65rem;
}
.area-page .area-block p {
  margin: 0 0 0.85rem;
  line-height: 1.65;
  color: var(--ink);
}
.area-page .area-block ul {
  margin: 0 0 0.85rem;
  padding-left: 1.15rem;
}
.area-page .area-block li {
  margin-bottom: 0.35rem;
  line-height: 1.55;
}

.area-page .guide-md-table {
  width: 100%;
  border-collapse: collapse;
  margin: 0 0 1rem;
  font-size: 0.95rem;
}
.area-page .guide-md-table th,
.area-page .guide-md-table td {
  border: 1px solid rgba(0,0,0,0.12);
  padding: 0.45rem 0.6rem;
  text-align: left;
  vertical-align: top;
  line-height: 1.45;
}
.area-page .guide-md-table th {
  background: rgba(0,0,0,0.04);
  font-weight: 600;
}
.area-page .guide-md-table a {
  word-break: break-word;
}
.area-cta {
  margin-top: 2rem;
}
.area-cta-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  align-items: center;
}
.area-disclaimer {
  margin: 1.5rem 0 0;
  font-size: 0.85rem;
  color: var(--muted);
  line-height: 1.55;
}

/* ========== Bolder home motion pack (local preview; reduced-motion safe) ========== */
@keyframes heroKenBurns {
  from { transform: scale(1.06) translate3d(0, 0, 0); }
  to   { transform: scale(1.14) translate3d(-1.5%, -1%, 0); }
}
@keyframes heroFadeUp {
  from { opacity: 0; transform: translate3d(0, 14px, 0); }
  to   { opacity: 1; transform: translate3d(0, 0, 0); }
}
@keyframes ctaSoftPulse {
  0%, 100% { box-shadow: 0 0 0 0 rgba(184, 149, 108, 0.35); }
  50% { box-shadow: 0 0 0 10px rgba(184, 149, 108, 0); }
}
@keyframes revealUp {
  from { opacity: 0; transform: translate3d(0, 22px, 0); }
  to   { opacity: 1; transform: translate3d(0, 0, 0); }
}

.hero-fade {
  opacity: 0;
  animation: heroFadeUp 0.85s ease forwards;
  animation-delay: calc(0.12s + (var(--hf, 0) * 0.12s));
}
.hero-copy .btn-row { margin-top: 0.25rem; }

/* Scroll reveals */
[data-reveal] {
  opacity: 0;
  transform: translate3d(0, 22px, 0);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
[data-reveal].is-visible {
  opacity: 1;
  transform: none;
}
[data-reveal-child] {
  opacity: 0;
  transform: translate3d(0, 18px, 0);
  transition: opacity 0.55s ease, transform 0.55s ease;
  transition-delay: calc(var(--stagger, 0) * 0.1s);
}
[data-reveal].is-visible [data-reveal-child],
[data-reveal-child].is-visible {
  opacity: 1;
  transform: none;
}

/* Card / chip hover lift */
.card-lift,
.service-card,
.guide-card,
.area-card,
.bio-card {
  transition: transform 0.25s ease, box-shadow 0.25s ease, border-color 0.25s ease;
}
.card-lift:hover,
.service-card:hover,
.guide-card:hover,
.area-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 14px 32px rgba(28, 36, 48, 0.12);
}
.bio-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 18px 40px rgba(0, 0, 0, 0.28);
}

/* Soft CTA pulse — primary / marked buttons only */
.btn-pulse {
  animation: ctaSoftPulse 2.8s ease-in-out infinite;
}
.btn-primary.btn-pulse:hover,
.btn-dark.btn-pulse:hover {
  animation: none;
}

@media (prefers-reduced-motion: reduce) {
  .hero.hero-motion::before {
    animation: none !important;
    transform: none !important;
  }
  .hero-fade {
    opacity: 1 !important;
    animation: none !important;
    transform: none !important;
  }
  [data-reveal],
  [data-reveal-child] {
    opacity: 1 !important;
    transform: none !important;
    transition: none !important;
  }
  .btn-pulse { animation: none !important; }
  .card-lift:hover,
  .service-card:hover,
  .guide-card:hover,
  .area-card:hover,
  .bio-card:hover,
  .coverage-counties li:hover {
    transform: none !important;
  }
}


/* Guide / city / county detail maps */
.guide-map {
  width: 100%;
  height: 420px;
  min-height: 280px;
  border-radius: calc(var(--radius) + 2px);
  overflow: hidden;
  border: 1px solid var(--line);
  background: #eef1f4;
  box-shadow: var(--shadow);
  z-index: 0;
}
.guide-map .leaflet-container {
  width: 100%;
  height: 100%;
  font: inherit;
}
.city-guides-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.1rem;
  margin-bottom: 2.5rem;
}
@media (min-width: 601px) {
  .city-guides-grid { grid-template-columns: 1fr 1fr; }
}
@media (min-width: 901px) {
  .city-guides-grid { grid-template-columns: 1fr 1fr 1fr; }
}
.city-county-group { margin-bottom: 2rem; }
.city-county-group h2 a { color: inherit; text-decoration: none; }
.city-county-group h2 a:hover { color: var(--gold); }
.city-card .area-card-body h3 { font-size: 1.05rem; }
.city-card .area-card-body h3 a { color: inherit; text-decoration: none; }
.city-card .area-card-body h3 a:hover { color: var(--gold); }


/* Friendly reading helpers */
.narrow p,
.area-page p,
.moving-longform p,
.about-story p {
  max-width: 40rem;
  font-size: 1.08rem;
  line-height: 1.78;
}
.moving-longform h2,
.about-story h2 {
  margin-top: 2.25rem;
}
.moving-longform h3,
.about-story h3 {
  margin-top: 1.5rem;
  color: var(--ink);
}
.guide-figure {
  margin: 1.75rem 0 2rem;
  border-radius: calc(var(--radius) + 4px);
  overflow: hidden;
  background: #fff;
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
  max-width: 42rem;
}
.guide-figure img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
}
.guide-figure figcaption {
  font-size: 0.88rem;
  color: var(--muted);
  padding: 0.65rem 0.9rem 0.8rem;
  background: #fff;
}

/* Mid-page area/city guide figures (empty until Realty supplies images) */
.area-mid-figure,
.guide-figure.area-mid-figure {
  margin: 1.75rem 0 2rem;
}
.guide-figure--full {
  max-width: 100%;
  clear: both;
}
.guide-figure--left,
.guide-figure--right {
  max-width: min(22rem, 100%);
  margin-top: 0.5rem;
  margin-bottom: 1.25rem;
}
@media (min-width: 761px) {
  .guide-figure--left {
    float: left;
    margin-right: 1.5rem;
  }
  .guide-figure--right {
    float: right;
    margin-left: 1.5rem;
  }
  .area-page .area-block::after,
  .area-pack-section::after {
    content: "";
    display: table;
    clear: both;
  }
}
.guide-figure--left img,
.guide-figure--right img,
.guide-figure--full img {
  width: 100%;
  display: block;
}

/* Research MAP_PINS place list under guide maps */
.guide-map-places {
  margin-top: 1.25rem;
  max-width: 42rem;
}
.guide-map-places-title {
  font-size: 1.05rem;
  margin: 0 0 0.65rem;
  color: var(--ink);
}
.guide-map-places ul {
  margin: 0;
  padding-left: 1.2rem;
}
.guide-map-places li {
  margin: 0.35rem 0;
  line-height: 1.5;
}

.guide-callout {
  max-width: 40rem;
  margin: 1.5rem 0 1.75rem;
  padding: 1.1rem 1.25rem;
  border-radius: var(--radius);
  background: linear-gradient(135deg, rgba(184,149,108,0.14), rgba(255,255,255,0.9));
  border: 1px solid var(--gold-soft);
}
.guide-callout strong { color: var(--ink); }
.social-invite-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.85rem;
  margin: 1.25rem 0 0;
}
@media (min-width: 701px) {
  .social-invite-grid { grid-template-columns: 1fr 1fr; }
}
.social-invite-card {
  display: block;
  text-decoration: none;
  color: inherit;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.1rem 1.2rem;
  box-shadow: var(--shadow);
  transition: transform 0.2s ease, border-color 0.2s ease;
}
.social-invite-card:hover {
  transform: translateY(-2px);
  border-color: var(--gold);
  color: inherit;
}
.social-invite-card h3 { margin: 0 0 0.35rem; color: var(--ink); }
.social-invite-card p { margin: 0; font-size: 0.95rem; max-width: none; }

/* Reviews hub quote grid */
.reviews-quote-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.25rem;
}
.review-quote {
  margin: 0;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 1.5rem;
  box-shadow: var(--shadow);
  display: flex;
  flex-direction: column;
  gap: 1rem;
}
.review-quote blockquote {
  margin: 0;
  font-family: var(--serif);
  font-size: 1.05rem;
  line-height: 1.55;
  color: var(--ink);
}
.review-quote figcaption { margin: 0; margin-top: auto; }
.review-quote cite {
  font-style: normal;
  font-weight: 600;
  color: var(--muted, #6b6b6b);
  font-size: 0.95rem;
}
@media (max-width: 768px) {
  .reviews-quote-grid { grid-template-columns: 1fr; }
}

.about-story {
  max-width: 42rem;
}
.btn {
  border-radius: 999px;
}
@media (prefers-reduced-motion: reduce) {
  .social-invite-card { transition: none; }
  .social-invite-card:hover { transform: none; }
}


/* Breadcrumb trail (SEO + wayfinding) */
.breadcrumbs {
  max-width: var(--container);
  margin: 0.75rem auto 0;
  padding: 0 1.25rem;
  font-size: 0.875rem;
  color: var(--muted, #6b6b6b);
}
.breadcrumbs ol {
  display: flex;
  flex-wrap: wrap;
  gap: 0.35rem 0.5rem;
  list-style: none;
  margin: 0;
  padding: 0;
  align-items: center;
}
.breadcrumbs li:not(:last-child)::after {
  content: "/";
  margin-left: 0.5rem;
  opacity: 0.55;
  speak: never;
}
.breadcrumbs a {
  color: inherit;
  text-decoration: underline;
  text-underline-offset: 2px;
}
.breadcrumbs [aria-current="page"] span {
  color: var(--ink, #141414);
  font-weight: 600;
}
.page-hero--photo + .breadcrumbs,
main > .breadcrumbs:first-child {
  margin-top: 1rem;
}


/* Quiet translucent Trey portrait accents (minimalist; 2–4 sitewide only) */
.trey-accent {
  position: relative;
  overflow: hidden;
  --trey-bg: url("/assets/trey/trey-bg-soft.jpg");
  --trey-opacity: 0.11;
}
.trey-accent > .container,
.trey-accent.cta-band > * {
  position: relative;
  z-index: 1;
}
.trey-accent::before {
  content: "";
  position: absolute;
  pointer-events: none;
  z-index: 0;
  background-image: var(--trey-bg);
  background-repeat: no-repeat;
  background-size: cover;
  opacity: var(--trey-opacity);
  filter: grayscale(1) contrast(0.92) brightness(1.06);
}
.trey-accent--right::before {
  top: -10%;
  right: -6%;
  width: min(48vw, 440px);
  height: 120%;
  background-position: center 12%;
  -webkit-mask-image: linear-gradient(to left, #000 0%, rgba(0,0,0,0.85) 28%, transparent 92%);
  mask-image: linear-gradient(to left, #000 0%, rgba(0,0,0,0.85) 28%, transparent 92%);
}
.trey-accent--left::before {
  top: -12%;
  left: -8%;
  width: min(40vw, 360px);
  height: 124%;
  background-position: center 18%;
  -webkit-mask-image: linear-gradient(to right, #000 0%, rgba(0,0,0,0.8) 32%, transparent 95%);
  mask-image: linear-gradient(to right, #000 0%, rgba(0,0,0,0.8) 32%, transparent 95%);
}
.trey-accent--corner::before {
  right: -2%;
  bottom: -18%;
  width: min(46vw, 380px);
  height: min(118%, 460px);
  background-position: center 8%;
  -webkit-mask-image: radial-gradient(ellipse 75% 70% at 88% 78%, #000 0%, rgba(0,0,0,0.55) 42%, transparent 72%);
  mask-image: radial-gradient(ellipse 75% 70% at 88% 78%, #000 0%, rgba(0,0,0,0.55) 42%, transparent 72%);
}
.trey-accent--headshot {
  --trey-bg: url("/assets/trey/trey-bg-soft-headshot.jpg");
  --trey-opacity: 0.1;
}
.trey-accent--faint {
  --trey-opacity: 0.09;
}
@media (max-width: 700px) {
  .trey-accent--right::before,
  .trey-accent--left::before {
    width: min(72vw, 300px);
    opacity: calc(var(--trey-opacity) * 0.7);
  }
  .trey-accent--corner::before {
    width: min(68vw, 280px);
    height: 70%;
    opacity: calc(var(--trey-opacity) * 0.65);
  }
}


/* Anchor targets clear sticky header */
#coverage,
#search,
#newsletter,
#tools,
#guides,
#testimonials,
#services,
#home-value,
#affordability,
#closing-costs,
#intro-video,
#brokerage,
#buyer-seller-guides,
#area-guides-teaser,
#city-guides-teaser,
#tools-teaser,
#main {
  scroll-margin-top: calc(var(--header-h) + 0.85rem);
}


/* Tools empty / jump polish */
.calc-results--empty {
  background: var(--paper);
  border-style: dashed;
  border-color: var(--line);
}
.calc-results--empty .calc-results-lead { color: var(--muted); }
.tools-jump {
  display: flex; flex-wrap: wrap; gap: 0.55rem;
  margin-top: 1rem;
}
.tools-jump .btn { padding: 0.65rem 1.1rem; font-size: 0.9rem; }
@media (max-width: 520px) {
  .tools-jump .btn { flex: 1 1 calc(50% - 0.55rem); }
  .newsletter-row { flex-direction: column; }
  .newsletter-row .btn { width: 100%; }
}

/* Guides hub structure */
.guides-jump {
  display: flex; flex-wrap: wrap; gap: 0.55rem;
  margin: 0.25rem 0 0;
}
.guides-group {
  margin-top: 2rem;
}
.guides-group:first-of-type { margin-top: 0; }
.guides-group-label {
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold-dark);
  margin: 0 0 0.85rem;
}
.guide-card .guide-gate-hint {
  margin: 0.75rem 0 0;
  font-size: 0.88rem;
  color: var(--muted);
}
.guide-card .guide-gate-hint a { font-weight: 600; }


/* Agent referrals: referral vs co-broke + process */
.referral-vs {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  margin: 1.25rem 0 1.5rem;
}
.referral-vs > div {
  padding: 1.05rem 1.15rem;
  border-radius: var(--radius);
  background: linear-gradient(135deg, rgba(184,149,108,0.10), rgba(255,255,255,0.92));
  border: 1px solid var(--gold-soft);
}
.referral-process {
  margin: 1.25rem 0 1.5rem;
  padding-left: 1.25rem;
}
.referral-process li {
  margin-bottom: 0.85rem;
  padding-left: 0.35rem;
  line-height: 1.55;
}
.referral-process strong {
  color: var(--ink);
}


/* House flipping longform */
.flip-longform h2 { scroll-margin-top: 5.5rem; }
.flip-longform h3 { scroll-margin-top: 5.25rem; }
.guide-toc {
  max-width: 40rem;
  margin: 0 0 2rem;
  padding: 1.1rem 1.25rem 1.2rem;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.guide-toc ol { margin: 0.35rem 0 0; padding-left: 1.2rem; }
.guide-toc li { margin: 0.28rem 0; }
.guide-toc a { font-weight: 600; }
.flip-gallery {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.85rem;
  margin: 1rem 0 1.75rem;
  max-width: 42rem;
}
@media (min-width: 701px) {
  .flip-gallery { grid-template-columns: 1fr 1fr; }
}
.flip-gallery .guide-figure { margin: 0; max-width: none; }
.figure-slot .figure-slot-inner {
  aspect-ratio: 16 / 10;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 1.25rem 1.5rem;
  background:
    repeating-linear-gradient(
      -45deg,
      #f7f1e6,
      #f7f1e6 12px,
      #fbf8f2 12px,
      #fbf8f2 24px
    );
  color: var(--muted);
  font-size: 0.95rem;
  line-height: 1.45;
}
.flip-longform .guide-md-table { max-width: 42rem; }


/* FAQ page */
.faq-group {
  margin-bottom: 2.25rem;
}
.faq-group-title {
  margin: 0 0 0.85rem;
  font-size: 1.35rem;
  scroll-margin-top: 5.5rem;
}
.faq-list {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
}
.faq-item {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
  padding: 0;
  overflow: hidden;
}
.faq-item summary {
  cursor: pointer;
  list-style: none;
  padding: 1rem 1.15rem;
  font-weight: 700;
  color: var(--ink);
  line-height: 1.35;
  position: relative;
  padding-right: 2.75rem;
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after {
  content: "+";
  position: absolute;
  right: 1.1rem;
  top: 50%;
  transform: translateY(-50%);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
}
.faq-item[open] summary::after { content: "–"; }
.faq-item summary:hover { color: #000; }
.faq-answer {
  padding: 0 1.15rem 1.15rem;
  border-top: 1px solid var(--line);
  padding-top: 0.9rem;
}
.faq-answer p { margin: 0 0 0.75rem; max-width: 40rem; }
.faq-answer p:last-child { margin-bottom: 0; }
.faq-answer ul {
  margin: 0 0 0.75rem;
  padding-left: 1.2rem;
}
.faq-answer li { margin: 0.25rem 0; }
#faq-list .container.narrow { max-width: 46rem; }


/* ========== Mobile pass 2026-09-11 (~390×844) ========== */
.table-scroll {
  width: 100%;
  max-width: 100%;
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
  overscroll-behavior-x: contain;
  margin: 0 0 1rem;
}
.table-scroll > table {
  margin-bottom: 0;
}

/* Wide stats / closing tables: scroll instead of spilling */
.guide-md-table,
.calc-breakdown {
  max-width: 100%;
}
@media (max-width: 700px) {
  .area-page .guide-md-table,
  .flip-longform .guide-md-table,
  .moving-longform .guide-md-table,
  .calc-results .calc-breakdown,
  .table-scroll .guide-md-table,
  .table-scroll .calc-breakdown {
    display: block;
    width: 100%;
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    overscroll-behavior-x: contain;
  }
  .area-page .guide-md-table thead,
  .area-page .guide-md-table tbody,
  .flip-longform .guide-md-table thead,
  .flip-longform .guide-md-table tbody,
  .moving-longform .guide-md-table thead,
  .moving-longform .guide-md-table tbody,
  .calc-results .calc-breakdown thead,
  .calc-results .calc-breakdown tbody,
  .table-scroll .guide-md-table thead,
  .table-scroll .guide-md-table tbody,
  .table-scroll .calc-breakdown thead,
  .table-scroll .calc-breakdown tbody {
    display: table;
    width: 100%;
    min-width: 32rem;
  }
}

/* Maps: never spill horizontally; shorter on phone */
.coverage-map-wrap,
.office-map-wrap,
.guide-map {
  max-width: 100%;
}
.leaflet-container {
  max-width: 100%;
}
@media (max-width: 520px) {
  #coverage-map {
    min-height: 260px;
    height: min(48vh, 360px);
  }
  .guide-map {
    height: 280px;
    min-height: 240px;
  }
  .brokerage-gallery {
    grid-template-columns: 1fr 1fr;
  }
}

/* RealScout: allow inner scroll on narrow; clip host */
@media (max-width: 700px) {
  .realscout-frame {
    padding: 0.85rem;
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
  }
  .realscout-frame.realscout-frame--bare,
  #realscout-home-value.realscout-frame {
    overflow-x: auto;
    max-width: 100%;
  }
  .realscout-frame realscout-simple-search,
  .realscout-frame realscout-home-value,
  .realscout-frame realscout-advanced-search {
    max-width: 100%;
  }
}

/* Forms / controls — usable ≥44px targets on phone */
@media (max-width: 1100px) {
  input:not([type="checkbox"]):not([type="radio"]):not([type="hidden"]),
  textarea,
  .guide-gate select,
  .field select,
  select {
    min-height: 44px;
    font-size: 1rem; /* avoid iOS input zoom */
  }
  textarea { min-height: 140px; }
  .btn {
    min-height: 44px;
    padding-top: 0.75rem;
    padding-bottom: 0.75rem;
  }
  .area-card-actions .btn {
    min-height: 44px;
    padding: 0.65rem 1rem;
  }
  .calc-chip {
    min-height: 44px;
    padding: 0.55rem 0.9rem;
  }
  .coverage-counties a {
    min-height: 44px;
    padding: 0.55rem 0.85rem;
    display: inline-flex;
    align-items: center;
  }
  .footer-social-link {
    min-height: 44px;
    padding: 0.55rem 0.95rem;
  }
  .slider-dot {
    width: 12px;
    height: 12px;
    padding: 10px;
    box-sizing: content-box;
    background-clip: content-box;
  }
  .slider-dot.is-active { width: 22px; }
  .faq-item summary {
    min-height: 44px;
    display: flex;
    align-items: center;
  }
  .newsletter-row .btn { min-height: 44px; }
}

/* Mid-page figure galleries — no horizontal overflow when stacked */
@media (max-width: 760px) {
  .guide-figure--left,
  .guide-figure--right,
  .guide-figure--full,
  .area-mid-figure,
  .flip-gallery,
  .flip-gallery .guide-figure {
    float: none;
    max-width: 100%;
    width: 100%;
    margin-left: 0;
    margin-right: 0;
  }
  .guide-figure img,
  .flip-gallery img,
  .area-photo-band img,
  .brokerage-shot img {
    max-width: 100%;
    height: auto;
  }
  .brokerage-shot img {
    height: 120px;
    object-fit: cover;
  }
}

/* Soft Tools cards — less boxy (home teasers + calculators) */
#tools .guide-card {
  border-radius: 28px;
  border: 1px solid rgba(230, 225, 216, 0.65);
  box-shadow: 0 10px 36px rgba(20, 20, 20, 0.055), 0 1px 3px rgba(20, 20, 20, 0.04);
  padding: 1.7rem 1.85rem 1.85rem;
  background:
    linear-gradient(165deg, rgba(255,255,255,0.98), rgba(250,248,245,0.92));
}
#tools .guide-card h3 {
  font-family: var(--serif);
  font-weight: 500;
  font-size: 1.45rem;
  letter-spacing: -0.02em;
  line-height: 1.25;
  margin-bottom: 0.65rem;
}
#tools .guide-card p {
  font-size: 1.02rem;
  line-height: 1.65;
  margin-bottom: 1.25rem;
}
#tools .guide-card .btn {
  border-radius: 999px;
}

.calc-card {
  border-radius: 28px;
  border: 1px solid rgba(230, 225, 216, 0.65);
  box-shadow: 0 10px 36px rgba(20, 20, 20, 0.055), 0 1px 3px rgba(20, 20, 20, 0.04);
  padding: clamp(1.45rem, 3.2vw, 2rem);
  background:
    linear-gradient(165deg, rgba(255,255,255,0.99), rgba(250,248,245,0.94));
}
.calc-card-title {
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(1.4rem, 2.4vw, 1.65rem);
  letter-spacing: -0.02em;
  margin-bottom: 1.15rem;
}
.calc-fieldset {
  border-radius: 20px;
  border-color: rgba(230, 225, 216, 0.9);
  padding: 1rem 1.1rem 0.4rem;
  background: rgba(250, 248, 245, 0.55);
}
.calc-fieldset legend {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.01em;
  font-size: 0.95rem;
  text-transform: none;
}
.calc-results {
  border-radius: 22px;
  padding: 1.25rem 1.3rem;
}
.calc-metric,
.calc-range-pill {
  border-radius: 16px;
  border-color: rgba(230, 225, 216, 0.85);
  box-shadow: 0 1px 2px rgba(20, 20, 20, 0.03);
}
.field input,
.field select,
.calc-form input,
.calc-form select {
  border-radius: 14px;
}

.calc-chip {
  border-radius: 999px;
  border-color: rgba(230, 225, 216, 0.95);
  background: rgba(250, 248, 245, 0.85);
  padding: 0.5rem 0.9rem;
}