/* River & Stone Design System — CSS Variables */
:root {
    --charcoal: #1a1a1a;
    --sand: #c9a96e;
    --sand-hover: #b8944f;
    --sand-light: rgba(201,169,110,0.12);
    --sand-glow: rgba(201,169,110,0.25);
    --warm-white: #f7f5f2;
    --cream: #fdfcfa;
    --stone-50: #f8f6f3;
    --stone-100: #f0ece7;
    --stone-200: #e0d9cf;
    --stone-300: #ccc2b4;
    --stone-400: #a89b8c;
    --stone-500: #8a7b6b;
    --stone-600: #6b5e50;
    --stone-700: #534a3e;
    --stone-900: #2a2520;
    --white: #ffffff;
    --serif: "Libre Caslon Display", "Georgia", serif;
    --body: "Outfit", -apple-system, BlinkMacSystemFont, sans-serif;
    --accent-font: "Cormorant", "Georgia", serif;
    --ink: #0f172a;
    --gray-50: #f9fafb;
    --gray-200: #e5e7eb;
    --gray-500: #6b7280;
    --gray-700: #374151;
    --blue-600: #2563eb;
    --ease: cubic-bezier(0.16, 1, 0.3, 1);
}

/* Related Articles */
.related-articles { margin: 48px 0 24px; padding: 40px 0 0; border-top: 1px solid var(--stone-200); }
.related-articles h2 { font-family: var(--serif); font-size: 1.5rem; color: var(--charcoal); margin-bottom: 24px; }
.related-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 20px; }
.related-card { display: block; padding: 24px; background: var(--warm-white); border: 1px solid var(--stone-200); text-decoration: none; transition: border-color .2s, box-shadow .2s; }
.related-card:hover { border-color: var(--sand); box-shadow: 0 2px 12px var(--sand-glow); }
.related-card h3 { font-family: var(--serif); font-size: 1.05rem; color: var(--charcoal); margin: 0 0 8px; }
.related-card p { font-size: .9rem; color: var(--stone-600); margin: 0; line-height: 1.5; }
@media (max-width: 640px) { .related-grid { grid-template-columns: 1fr; } }

/* Learn More / Nearby Communities (location pages) */
.learn-more-section, .nearby-communities { margin: 40px 0 24px; padding: 32px 0 0; border-top: 1px solid var(--stone-200); }
.learn-more-section h2, .nearby-communities h2 { font-family: var(--serif); font-size: 1.4rem; color: var(--charcoal); margin-bottom: 20px; }
.learn-more-links, .nearby-links { display: flex; flex-wrap: wrap; gap: 12px; }
.learn-more-links a, .nearby-links a { display: inline-block; padding: 10px 20px; background: var(--warm-white); border: 1px solid var(--stone-200); color: var(--charcoal); text-decoration: none; font-size: .95rem; transition: border-color .2s, box-shadow .2s; }
.learn-more-links a:hover, .nearby-links a:hover { border-color: var(--sand); box-shadow: 0 2px 8px var(--sand-glow); }
  }
}

/* ── Reveal Animations ── */
.reveal {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity .7s var(--ease), transform .7s var(--ease);
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}
.reveal-delay-1 { transition-delay: .1s; }
.reveal-delay-2 { transition-delay: .2s; }
.reveal-delay-3 { transition-delay: .3s; }
.reveal-delay-4 { transition-delay: .4s; }

/* ── Grain Overlay ── */
body::after {
  content: '';
  position: fixed;
  inset: 0;
  pointer-events: none;
  z-index: 9999;
  opacity: .035;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* ── Buttons ── */
.btn {
  display: inline-flex; align-items: center; gap: 10px;
  padding: 14px 28px;
  border-radius: 0;
  font-family: var(--body);
  font-weight: 500;
  font-size: 13px;
  letter-spacing: .8px;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  border: 1px solid transparent;
  transition: all .3s var(--ease);
}
.btn-primary {
  background: var(--sand);
  color: var(--charcoal);
  border-color: var(--sand);
}
.btn-primary:hover {
  background: var(--sand-light);
  border-color: var(--sand-light);
  color: var(--charcoal);
}
.btn-outline {
  background: transparent;
  border: 1px solid var(--stone-200);
  color: var(--ink);
}
.btn-outline:hover {
  border-color: var(--sand);
  color: var(--sand);
}
.btn-ghost {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.25);
  color: #fff;
}
.btn-ghost:hover {
  background: rgba(255,255,255,.15);
  border-color: rgba(255,255,255,.5);
  color: #fff;
}

/* ══════════════ HEADER ══════════════ */
.header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  padding: 0 32px;
  transition: all .4s var(--ease);
  background: rgba(26,26,26,.95);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
}
.header.scrolled {
  background: rgba(26,26,26,.98);
}
.header-inner {
  max-width: 1200px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 72px;
}
.logo {
  font-family: var(--serif);
  font-size: 26px;
  color: #fff;
  text-decoration: none;
  letter-spacing: -0.5px;
}
.logo em, .logo span { font-style: normal; color: var(--sand); }
.nav { display: flex; gap: 32px; }
.nav a {
  color: rgba(255,255,255,.65);
  text-decoration: none;
  font-family: var(--body);
  font-size: 13px;
  font-weight: 400;
  letter-spacing: .5px;
  text-transform: uppercase;
  transition: color .25s;
}
.nav a:hover { color: #fff; }
.header-right { display: flex; align-items: center; gap: 20px; }
.header-phone {
  color: rgba(255,255,255,.85);
  text-decoration: none;
  font-size: 13px;
  font-weight: 400;
  display: flex; align-items: center; gap: 8px;
  letter-spacing: .3px;
}
.header-phone i { color: var(--sand); font-size: 11px; }
.header-right .btn { padding: 10px 22px; font-size: 12px; }
.mobile-menu-btn {
  display: none;
  background: none; border: none;
  color: #fff; font-size: 1.25rem; cursor: pointer; padding: 8px;
}

/* ── Mobile Menu Overlay ── */
.mobile-menu {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 999;
  background: rgba(26,26,26,.98);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 28px;
}
.mobile-menu.active { display: flex; }
.mobile-menu a {
  color: #fff;
  font-family: var(--serif);
  font-size: 28px;
  text-decoration: none;
  transition: color .25s;
}
.mobile-menu a:hover { color: var(--sand); }
.mobile-menu-close {
  position: absolute;
  top: 20px; right: 24px;
  background: none; border: none;
  color: #fff; font-size: 1.5rem;
  cursor: pointer; padding: 8px;
}

/* ══════════════ BREADCRUMB ══════════════ */
.breadcrumb {
  background: var(--stone-100);
  border-bottom: 1px solid rgba(0,0,0,.04);
  padding: 12px 32px;
  font-size: 13px;
  color: var(--stone-600);
  margin-top: 72px;
}
.breadcrumb-content {
  max-width: 1200px;
  margin: 0 auto;
  display: flex; gap: 8px; align-items: center;
}
.breadcrumb a { color: var(--sand); text-decoration: none; }
.breadcrumb a:hover { color: var(--sand-light); }

/* ══════════════ SECTION TOKENS ══════════════ */
.section-wrap { max-width: 1200px; margin: 0 auto; padding: 0 32px; }

.section-label,
.section-eyebrow {
  font-family: var(--body);
  font-weight: 400;
  font-size: 11px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--sand);
  margin-bottom: 12px;
  display: flex; align-items: center; gap: 12px;
}
.section-eyebrow::before {
  content: '';
  width: 28px;
  height: 1px;
  background: var(--sand);
}
.section-title {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(30px, 3.5vw, 48px);
  line-height: 1.1;
  color: var(--charcoal);
  margin: 0 0 8px;
}
.section-sub {
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: var(--stone-600);
  line-height: 1.7;
  max-width: 56ch;
}

/* ══════════════ TRUST BAR ══════════════ */
.trust-bar {
  background: var(--charcoal);
  border-bottom: 1px solid rgba(255,255,255,.06);
  padding: 18px 32px;
}
.trust-bar-inner {
  max-width: 1200px;
  margin: 0 auto;
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 40px;
  flex-wrap: wrap;
}
.trust-item {
  display: flex; align-items: center; gap: 10px;
  font-family: var(--body);
  font-size: 12px;
  font-weight: 400;
  letter-spacing: .5px;
  text-transform: uppercase;
  color: rgba(255,255,255,.45);
}
.trust-item i { color: var(--sand); font-size: 12px; }

/* ══════════════ HERO VARIANTS ══════════════ */

/* Full-viewport hero (homepage style) */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: flex-end;
  padding: 0 32px 80px;
  color: #fff;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(
    180deg,
    rgba(26,26,26,.3) 0%,
    rgba(26,26,26,.15) 30%,
    rgba(26,26,26,.5) 65%,
    rgba(26,26,26,.92) 100%
  );
  z-index: 1;
}

/* Subpage photo hero */
.location-hero--photo,
.page-hero {
  position: relative;
  padding: 140px 32px 56px;
  color: #fff;
  overflow: hidden;
}
.location-hero--photo .hero-bg,
.page-hero .hero-bg {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(
    180deg,
    rgba(26,26,26,.85) 0%,
    rgba(26,26,26,.5) 50%,
    rgba(26,26,26,.9) 100%
  );
  z-index: 1;
}
.location-hero--photo .hero-inner,
.page-hero .hero-inner {
  max-width: 1200px;
  margin: 0 auto;
  position: relative;
  z-index: 2;
}
.hero-eyebrow {
  font-family: var(--body);
  font-weight: 400;
  font-size: 12px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--sand);
  margin-bottom: 16px;
  display: flex; align-items: center; gap: 12px;
}
.hero-eyebrow::before {
  content: '';
  width: 40px;
  height: 1px;
  background: var(--sand);
}
.hero-eyebrow i { color: var(--sand); font-size: 11px; }
.hero-grid {
  display: grid;
  grid-template-columns: 1.4fr .6fr;
  gap: 32px;
  margin-top: 10px;
  align-items: start;
}
.hero-copy h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(36px, 4.5vw, 60px);
  line-height: 1.08;
  margin: 0 0 20px;
  color: #fff;
}
.hero-copy p {
  font-family: var(--accent);
  font-style: italic;
  font-weight: 400;
  font-size: 19px;
  line-height: 1.75;
  color: rgba(255,255,255,.7);
  max-width: 56ch;
  margin: 0 0 24px;
}
.highlight-tags,
.hero-tags { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 24px; }
.highlight-tag,
.hero-tag {
  font-family: var(--body);
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: rgba(255,255,255,.5);
  padding: 7px 16px;
  border: 1px solid rgba(255,255,255,.12);
}
.hero-actions { display: flex; gap: 12px; flex-wrap: wrap; }

/* Hero sidebar card */
.hero-card {
  background: rgba(26,26,26,.6);
  border: 1px solid rgba(255,255,255,.1);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  padding: 28px 24px;
}
.hero-card-label {
  font-family: var(--body);
  font-size: 11px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: var(--sand);
  margin-bottom: 20px;
}
.facts-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.fact {
  background: rgba(255,255,255,.04);
  border: 1px solid rgba(255,255,255,.06);
  padding: 14px 16px;
}
.fact .k {
  font-family: var(--body);
  font-size: 11px;
  color: rgba(255,255,255,.4);
  letter-spacing: .5px;
}
.fact .v {
  font-family: var(--serif);
  font-size: 28px;
  color: #fff;
  margin-top: 2px;
  line-height: 1.1;
}
.hero-license {
  margin-top: 20px;
  font-size: 13px;
  color: rgba(255,255,255,.4);
  font-weight: 300;
}
.hero-license a { color: rgba(255,255,255,.85); text-decoration: underline; text-underline-offset: 2px; }

/* ══════════════ CONTENT SECTIONS ══════════════ */

/* Featured Homes */
.featured-homes {
  background: var(--charcoal);
  padding: 80px 32px;
}
.featured-homes-header {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  margin-bottom: 40px;
}
.featured-homes-link {
  font-family: var(--body);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: var(--sand);
  display: flex; align-items: center; gap: 10px;
  transition: gap .25s var(--ease);
}
.featured-homes-link:hover { gap: 14px; color: var(--sand-light); }
.featured-homes-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
}
.featured-home-card {
  position: relative;
  overflow: hidden;
  aspect-ratio: 3/4;
  cursor: pointer;
  text-decoration: none;
}
.featured-home-card img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .6s var(--ease);
}
.featured-home-card:hover img { transform: scale(1.06); }
.featured-home-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(26,26,26,.88) 0%, rgba(26,26,26,.1) 50%, transparent 100%);
  padding: 28px 24px;
  display: flex; flex-direction: column; justify-content: flex-end;
}
.featured-home-location {
  font-family: var(--body);
  font-size: 10px; font-weight: 500;
  letter-spacing: 2.5px; text-transform: uppercase;
  color: var(--sand);
  margin-bottom: 6px;
}
.featured-home-type { font-family: var(--serif); font-size: 20px; color: #fff; }
.featured-home-addr {
  font-family: var(--body); font-size: 12px;
  color: rgba(255,255,255,.45); margin-top: 4px; font-weight: 300;
}

/* Services */
.services-section { padding: 100px 32px; background: var(--cream); }
.services-header { text-align: center; margin-bottom: 56px; }
.services-header .section-eyebrow { justify-content: center; }
.services-header .section-eyebrow::before { display: none; }
.services-header .section-sub { margin: 0 auto; }
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--stone-200);
  max-width: 1200px;
  margin: 0 auto;
}
.service-card {
  background: var(--cream);
  padding: 36px 32px;
  transition: background .3s var(--ease);
  position: relative;
}
.service-card:hover { background: var(--warm-white); }
.service-card::before {
  content: '';
  position: absolute;
  top: 0; left: 32px; right: 32px;
  height: 0;
  border-top: 1px solid var(--sand);
  opacity: 0;
  transition: opacity .3s var(--ease);
}
.service-card:hover::before { opacity: 1; }
.service-num {
  font-family: var(--serif);
  font-size: 36px;
  color: var(--stone-200);
  margin-bottom: 16px;
  line-height: 1;
}
.service-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  margin: 0 0 12px;
  color: var(--charcoal);
}
.service-card p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.7;
  margin: 0 0 20px;
}
.service-link {
  font-family: var(--body);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: var(--sand);
  display: inline-flex; align-items: center; gap: 8px;
  transition: gap .25s var(--ease);
}
.service-link:hover { gap: 12px; color: var(--sand-light); }

/* About Section */
.about-section {
  padding: 100px 32px;
  background: var(--stone-100);
  position: relative;
  overflow: hidden;
}
.about-section::before {
  content: '';
  position: absolute;
  top: -200px; right: -200px;
  width: 600px; height: 600px;
  background: radial-gradient(circle, var(--sand-glow) 0%, transparent 70%);
  pointer-events: none;
}
.about-split {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 380px 1fr;
  gap: 80px;
  align-items: center;
  position: relative;
}
.about-image-wrap { position: relative; }
.about-image-wrap::before {
  content: '';
  position: absolute;
  top: 16px; left: 16px;
  right: -16px; bottom: -16px;
  border: 1px solid var(--sand);
  z-index: 0;
}
.about-image-wrap img {
  position: relative;
  z-index: 1;
  width: 100%;
  height: auto;
  aspect-ratio: 3/4;
  object-fit: cover;
  filter: saturate(.9) contrast(1.02);
}
.about-content .section-eyebrow { margin-bottom: 16px; }
.about-content h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(30px, 3vw, 42px);
  color: var(--charcoal);
  margin: 0 0 28px;
  line-height: 1.15;
}
.about-content p {
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: var(--stone-600);
  line-height: 1.75;
  margin-bottom: 20px;
}
.about-link {
  display: inline-flex; align-items: center; gap: 10px;
  font-family: var(--body);
  font-weight: 500;
  font-size: 12px;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: var(--sand);
  margin-top: 16px;
  transition: gap .25s var(--ease);
}
.about-link:hover { gap: 14px; color: var(--sand-light); }

/* Testimonials */
.testimonials-section {
  padding: 100px 32px;
  background: var(--charcoal);
}
.testimonials-section .section-eyebrow { color: var(--sand); justify-content: center; }
.testimonials-section .section-eyebrow::before { display: none; }
.testimonials-section .section-title { color: #fff; }
.testimonials-header { text-align: center; margin-bottom: 56px; }
.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  max-width: 1200px;
  margin: 0 auto;
}
.testimonial-card {
  background: rgba(255,255,255,.03);
  border: 1px solid rgba(255,255,255,.06);
  padding: 36px 32px;
  display: flex;
  flex-direction: column;
}
.testimonial-stars {
  color: var(--sand);
  margin-bottom: 20px;
  font-size: 12px;
  letter-spacing: 3px;
}
.testimonial-text {
  font-family: var(--accent);
  font-style: italic;
  font-size: 17px;
  color: rgba(255,255,255,.65);
  line-height: 1.75;
  margin-bottom: 28px;
  flex: 1;
}
.testimonial-author { display: flex; align-items: center; gap: 14px; }
.testimonial-avatar {
  width: 44px; height: 44px;
  display: flex; align-items: center; justify-content: center;
  background: rgba(201,169,110,.1);
  border: 1px solid rgba(201,169,110,.2);
  color: var(--sand);
  font-family: var(--body);
  font-weight: 500;
  font-size: 13px;
}
.testimonial-name {
  font-family: var(--body);
  font-weight: 500;
  color: #fff;
  font-size: 14px;
}
.testimonial-role {
  font-family: var(--accent);
  font-style: italic;
  font-size: 14px;
  color: rgba(255,255,255,.35);
}

/* Service Areas */
.areas-section { padding: 100px 32px; background: var(--cream); }
.areas-header { text-align: center; margin-bottom: 56px; }
.areas-header .section-eyebrow { justify-content: center; }
.areas-header .section-eyebrow::before { display: none; }
.areas-header .section-sub { margin: 0 auto; }
.areas-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 48px;
  text-align: left;
  max-width: 1200px;
  margin: 0 auto;
}
.areas-column h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 20px;
  color: var(--charcoal);
  margin-bottom: 16px;
  padding-bottom: 12px;
  border-bottom: 1px solid var(--stone-200);
  display: flex; align-items: center; gap: 10px;
}
.areas-column h3 i { color: var(--sand); font-size: 13px; }
.areas-column ul { list-style: none; }
.areas-column li a {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  display: flex; align-items: center; justify-content: space-between;
  padding: 9px 0;
  border-bottom: 1px solid rgba(0,0,0,.04);
  transition: all .25s var(--ease);
}
.areas-column li a:hover { color: var(--sand); padding-left: 4px; }
.areas-column li a::after {
  content: '\2192'; font-size: 13px; opacity: .2; transition: all .25s var(--ease);
}
.areas-column li a:hover::after { opacity: .8; color: var(--sand); }
.areas-buttons {
  text-align: center;
  margin-top: 48px;
  display: flex;
  justify-content: center;
  gap: 16px;
  flex-wrap: wrap;
}

/* FAQ */
.faq-section { padding: 100px 32px; background: var(--stone-100); }
.faq-header { text-align: center; margin-bottom: 48px; }
.faq-header .section-eyebrow { justify-content: center; }
.faq-header .section-eyebrow::before { display: none; }
.faq-list { max-width: 800px; margin: 0 auto; }
.faq-item { border-bottom: 1px solid rgba(0,0,0,.08); }
.faq-item summary {
  font-family: var(--body);
  font-size: 16px;
  font-weight: 500;
  color: var(--charcoal);
  padding: 22px 0;
  cursor: pointer;
  list-style: none;
  display: flex;
  justify-content: space-between;
  align-items: center;
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after {
  content: '+';
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 400;
  color: var(--sand);
  flex-shrink: 0;
  margin-left: 16px;
  transition: transform .3s var(--ease);
}
.faq-item[open] summary::after { content: '\2212'; }
.faq-answer {
  font-family: var(--body);
  font-size: 15px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.75;
  padding: 0 0 22px;
}

/* CTA + Contact Form */
.contact-section { padding: 100px 32px; background: var(--cream); }
.contact-inner { max-width: 1200px; margin: 0 auto; }
.cta-banner {
  background: var(--charcoal);
  padding: 60px 56px;
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 56px;
  align-items: center;
  position: relative;
  overflow: hidden;
}
.cta-banner::before {
  content: '';
  position: absolute;
  right: -100px; top: -100px;
  width: 400px; height: 400px;
  background: radial-gradient(circle, rgba(201,169,110,.06) 0%, transparent 70%);
  pointer-events: none;
}
.cta-photo { position: relative; z-index: 1; }
.cta-photo img {
  width: 220px; height: 280px;
  object-fit: cover; object-position: center top;
  border: 1px solid rgba(201,169,110,.2);
  display: block;
  filter: saturate(.9);
}
.cta-content { position: relative; z-index: 1; }
.cta-content .section-eyebrow { color: var(--sand); }
.cta-banner h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(28px, 3vw, 40px);
  color: #fff;
  line-height: 1.12;
  margin: 0 0 20px;
}
.cta-body {
  font-family: var(--body);
  font-size: 15px; font-weight: 300;
  color: rgba(255,255,255,.85);
  line-height: 1.7;
  max-width: 52ch;
  margin: 0 0 28px;
}
.cta-checklist {
  list-style: none;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px 32px;
  margin: 0 0 32px;
  padding: 0;
}
.cta-checklist li {
  font-family: var(--body);
  font-size: 13px; font-weight: 300;
  color: rgba(255,255,255,.5);
  display: flex; align-items: center; gap: 10px;
}
.cta-checklist li i { color: var(--sand); font-size: 11px; flex-shrink: 0; }
.cta-buttons { display: flex; gap: 16px; flex-wrap: wrap; }

.contact-form-panel {
  background: var(--warm-white);
  border: 1px solid var(--stone-200);
  border-top: none;
  padding: 52px 56px 56px;
}
.form-header { text-align: center; margin-bottom: 36px; }
.form-header h3 {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--charcoal);
  margin: 0 0 8px;
}
.form-header p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
}
.contact-form { max-width: 680px; margin: 0 auto; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-group { margin-bottom: 20px; }
.form-label {
  display: block;
  font-family: var(--body);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: var(--stone-600);
  margin-bottom: 8px;
}
.form-input {
  width: 100%;
  padding: 14px 16px;
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--charcoal);
  background: #fff;
  border: 1px solid var(--stone-200);
  border-radius: 0;
  transition: border-color .25s var(--ease);
  outline: none;
}
.form-input:focus { border-color: var(--sand); }
.form-input::placeholder { color: var(--stone-400); }
textarea.form-input { min-height: 120px; resize: vertical; }
.form-submit { width: 100%; justify-content: center; }
.contact-brokerage {
  display: flex; align-items: center; gap: 16px;
  justify-content: center;
  padding-top: 32px; margin-top: 36px;
  border-top: 1px solid var(--stone-200);
  max-width: 680px;
  margin-left: auto; margin-right: auto;
}
.brokerage-logo { width: 60px; height: auto; flex-shrink: 0; opacity: .5; }
.brokerage-details {
  display: flex; flex-direction: column; gap: 3px;
  font-family: var(--body);
  font-size: 12px;
  font-weight: 300;
  color: var(--stone-400);
}

/* ══════════════ SUBPAGE CONTENT ══════════════ */

/* About Page */
.about-hero {
  background: var(--stone-100);
  padding: 140px 32px 56px;
  text-align: center;
}
.about-hero-inner {
  max-width: 720px;
  margin: 0 auto;
}
.about-hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(32px, 4vw, 52px);
  line-height: 1.1;
  color: var(--charcoal);
  margin: 12px 0 20px;
}
.about-hero p {
  font-family: var(--accent);
  font-style: italic;
  font-size: 19px;
  line-height: 1.7;
  color: var(--stone-600);
  max-width: 60ch;
  margin: 0 auto 12px;
}
.about-hero .subline {
  font-family: var(--body);
  font-size: 13px;
  font-style: normal;
  letter-spacing: 1px;
  color: var(--sand);
}

/* About Grid */
.about-grid {
  display: grid;
  grid-template-columns: 320px 1fr;
  gap: 56px;
  padding: 64px 0;
  align-items: start;
}

/* Sidebar Card */
.sidebar-card {
  background: var(--warm-white);
  border: 1px solid var(--stone-200);
  padding: 0;
  position: sticky;
  top: 100px;
}
.sidebar-photo {
  width: 100%;
  aspect-ratio: 1;
  object-fit: cover;
  filter: saturate(.9) contrast(1.02);
}
.sidebar-card h2 {
  font-family: var(--serif);
  font-size: 22px;
  color: var(--charcoal);
  padding: 20px 24px 0;
}
.sidebar-name { margin: 0 0 4px; }
.sidebar-card .sidebar-role {
  font-family: var(--body);
  font-size: 13px;
  color: var(--stone-600);
  padding: 0 24px;
  margin: 0 0 16px;
}

/* Content Sections (Generic) */
.content-section {
  padding: 80px 32px;
  max-width: 1200px;
  margin: 0 auto;
}
.content-section h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(26px, 3vw, 38px);
  color: var(--charcoal);
  margin: 0 0 20px;
  line-height: 1.15;
}
.content-section h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  color: var(--charcoal);
  margin: 28px 0 12px;
}
.content-section p {
  font-family: var(--body);
  font-size: 15px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.75;
  margin-bottom: 16px;
}
.content-section ul, .content-section ol {
  margin: 0 0 20px 20px;
  font-family: var(--body);
  font-size: 15px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.75;
}

/* Location/City Cards Grid */
.region-grid,
.counties-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(280px, 1fr));
  gap: 2px;
  background: var(--stone-200);
  max-width: 1200px;
  margin: 0 auto;
}
.region-card,
.county-card {
  background: var(--cream);
  padding: 28px 24px;
  transition: background .3s var(--ease);
}
.region-card:hover,
.county-card:hover { background: var(--warm-white); }
.region-card h3,
.county-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 20px;
  color: var(--charcoal);
  margin: 0 0 8px;
}
.region-card p,
.county-card p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.65;
  margin: 0 0 16px;
}

/* City Features Grid */
.features-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(250px, 1fr));
  gap: 2px;
  background: var(--stone-200);
}
.feature-card {
  background: var(--cream);
  padding: 28px 24px;
}
.feature-card h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 18px;
  color: var(--charcoal);
  margin: 0 0 8px;
  display: flex; align-items: center; gap: 10px;
}
.feature-card h4 i { color: var(--sand); font-size: 14px; }
.feature-card p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.65;
  margin: 0;
}

/* Property Types Tags */
.property-types {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 16px 0 36px;
}
.property-tag {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 10px 16px;
  background: var(--warm-white);
  border: 1px solid var(--stone-200);
  font-size: 14px;
  font-weight: 400;
  color: var(--ink);
}
.property-tag i { color: var(--sand); font-size: 13px; }

/* Specialty Cards */
.specialty-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(250px, 1fr));
  gap: 2px;
  background: var(--stone-200);
}
.specialty-card {
  background: var(--cream);
  padding: 24px;
}
.specialty-card h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 18px;
  color: var(--charcoal);
  margin: 0 0 8px;
  display: flex; align-items: center; gap: 10px;
}
.specialty-card h4 i { color: var(--sand); font-size: 14px; }
.specialty-card p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.65;
  margin: 0;
}

/* Process Steps */
.process-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(200px, 1fr));
  gap: 2px;
  background: var(--stone-200);
}
.process-step {
  background: var(--cream);
  padding: 28px 24px;
}
.step-num {
  font-family: var(--serif);
  font-size: 36px;
  color: var(--stone-200);
  margin-bottom: 12px;
  line-height: 1;
}
.process-step h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 18px;
  color: var(--charcoal);
  margin: 0 0 8px;
}
.process-step p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.65;
  margin: 0;
}

/* Blog */
.blog-hero {
  background: var(--stone-100);
  padding: 140px 32px 56px;
  text-align: center;
}
.blog-hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(32px, 4vw, 48px);
  color: var(--charcoal);
  margin: 12px 0 16px;
}
.blog-hero p {
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: var(--stone-600);
  max-width: 56ch;
  margin: 0 auto;
}

.posts-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(320px, 1fr));
  gap: 2px;
  background: var(--stone-200);
  max-width: 1200px;
  margin: 48px auto;
}
.post-card {
  background: var(--cream);
  display: flex;
  flex-direction: column;
}
.post-card img {
  width: 100%;
  aspect-ratio: 16/10;
  object-fit: cover;
}
.post-card-body { padding: 24px; }
.post-card-category {
  font-family: var(--body);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--sand);
  margin-bottom: 8px;
}
.post-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 20px;
  color: var(--charcoal);
  margin: 0 0 8px;
  line-height: 1.25;
}
.post-card h3 a { color: var(--charcoal); }
.post-card h3 a:hover { color: var(--sand); }
.post-card p {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.65;
  margin: 0 0 16px;
}
.post-card-meta {
  font-family: var(--body);
  font-size: 12px;
  color: var(--stone-400);
}

/* Blog Post (article) */
.blog-header {
  background: var(--stone-100);
  padding: 140px 32px 48px;
}
.blog-header-inner {
  max-width: 720px;
  margin: 0 auto;
}
.blog-header .section-label { margin-bottom: 12px; }
.blog-header h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(28px, 3.5vw, 42px);
  color: var(--charcoal);
  line-height: 1.15;
  margin: 0 0 16px;
}
.blog-header .meta {
  font-family: var(--body);
  font-size: 13px;
  color: var(--stone-400);
}

article {
  max-width: 720px;
  margin: 0 auto;
  padding: 48px 32px;
}
article h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 28px;
  color: var(--charcoal);
  margin: 48px 0 16px;
  line-height: 1.2;
}
article h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  color: var(--charcoal);
  margin: 32px 0 12px;
}
article p {
  font-family: var(--body);
  font-size: 16px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.8;
  margin: 0 0 20px;
}
article ul, article ol {
  margin: 0 0 24px 24px;
  font-family: var(--body);
  font-size: 16px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.8;
}
article blockquote {
  border-left: 3px solid var(--sand);
  padding: 16px 24px;
  margin: 24px 0;
  background: var(--warm-white);
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: var(--stone-600);
}

/* Guide Pages */
.guide-hero {
  background: var(--stone-100);
  padding: 140px 32px 56px;
  text-align: center;
}
.guide-hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(30px, 4vw, 48px);
  color: var(--charcoal);
  margin: 12px 0 16px;
}
.guide-hero p {
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: var(--stone-600);
  max-width: 56ch;
  margin: 0 auto;
}
.guide-section {
  max-width: 800px;
  margin: 0 auto;
  padding: 48px 32px;
}
.guide-section h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 28px;
  color: var(--charcoal);
  margin: 40px 0 16px;
}
.guide-section p {
  font-family: var(--body);
  font-size: 16px;
  font-weight: 300;
  color: var(--stone-600);
  line-height: 1.8;
  margin: 0 0 20px;
}

/* Valuation Page */
.valuation-hero {
  background: var(--charcoal);
  padding: 140px 32px 60px;
  text-align: center;
  color: #fff;
}
.valuation-hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(30px, 4vw, 48px);
  margin: 12px 0 16px;
}

/* Sticky Mobile CTA */
.sticky-cta {
  display: none;
  position: fixed;
  bottom: 0; left: 0; right: 0;
  z-index: 98;
  background: rgba(26,26,26,.97);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border-top: 1px solid rgba(201,169,110,.15);
  padding: 12px 20px;
}
.sticky-cta-inner {
  max-width: 480px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
}
.sticky-cta-text {
  font-family: var(--body);
  font-size: 14px;
  font-weight: 400;
  color: #fff;
}
.sticky-cta-text span {
  display: block;
  font-size: 11px;
  color: rgba(255,255,255,.4);
  font-weight: 300;
}
.sticky-cta-buttons { display: flex; gap: 8px; }
.sticky-cta-btn {
  padding: 10px 18px;
  font-family: var(--body);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: .5px;
  text-transform: uppercase;
  text-decoration: none;
  display: inline-flex; align-items: center; gap: 6px;
  transition: all .25s;
}
.btn-call { background: var(--sand); color: var(--charcoal); }
.btn-call:hover { background: var(--sand-light); color: var(--charcoal); }
.btn-text {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.15);
  color: #fff;
}
.btn-text:hover { background: rgba(255,255,255,.15); color: #fff; }

/* Inline CTA (mid-article) */
.inline-cta {
  background: var(--sand-glow);
  border-left: 4px solid var(--sand);
  padding: 28px 32px;
  margin: 40px 0;
  text-align: center;
}
.inline-cta .cta-text {
  font-family: var(--serif);
  font-size: 22px;
  color: var(--charcoal);
  margin: 0 0 16px;
}
.inline-cta .cta-button {
  display: inline-block;
  background: var(--sand);
  color: var(--charcoal);
  font-family: var(--body);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: .5px;
  text-transform: uppercase;
  text-decoration: none;
  padding: 14px 28px;
  transition: background .25s var(--ease);
}
.inline-cta .cta-button:hover { background: var(--sand-light); color: var(--charcoal); }
.inline-cta .cta-phone {
  font-family: var(--body);
  font-size: 14px;
  color: var(--stone-600);
  margin: 12px 0 0;
}
.inline-cta .cta-phone a { color: var(--sand); font-weight: 500; }

/* ══════════════ FOOTER ══════════════ */
.footer {
  background: var(--charcoal);
  color: rgba(255,255,255,.5);
  font-family: var(--body);
  font-size: 14px;
  line-height: 1.6;
}
.footer a { color: rgba(255,255,255,.75); text-decoration: none; transition: color .25s; }
.footer a:hover { color: #fff; }

.footer-top {
  max-width: 1200px;
  margin: 0 auto;
  padding: 64px 32px 0;
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1fr;
  gap: 48px;
}
.footer-brand-name {
  display: flex; align-items: center; gap: 14px;
  margin-bottom: 8px;
}
.footer-brand-headshot {
  width: 48px; height: 48px;
  object-fit: cover;
  border: 1px solid rgba(201,169,110,.15);
  flex-shrink: 0;
}
.footer-brand-title {
  font-family: var(--serif);
  font-size: 22px;
  color: #fff;
}
.footer-brand-title em, .footer-brand-title span { font-style: normal; color: var(--sand); }
.footer-brand-tagline {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 2px;
  color: rgba(255,255,255,.25);
  margin-bottom: 16px;
}
.footer-brand-desc {
  font-size: 13px;
  font-weight: 300;
  line-height: 1.7;
  color: rgba(255,255,255,.4);
  margin-bottom: 20px;
}
.footer-social { display: flex; gap: 10px; }
.footer-social a {
  width: 36px; height: 36px;
  display: flex; align-items: center; justify-content: center;
  border: 1px solid rgba(255,255,255,.08);
  transition: all .25s;
}
.footer-social a:hover { border-color: rgba(201,169,110,.3); background: rgba(201,169,110,.08); }
.footer-social svg { width: 15px; height: 15px; fill: rgba(255,255,255,.4); }
.footer-social a:hover svg { fill: var(--sand); }

.footer-col h4 {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(255,255,255,.25);
  margin-bottom: 20px;
}
.footer-col ul { list-style: none; }
.footer-col li { margin-bottom: 12px; }
.footer-col li a { font-size: 14px; font-weight: 300; }

.footer-contact-item {
  display: flex; align-items: flex-start; gap: 10px;
  margin-bottom: 16px;
}
.footer-contact-item svg {
  width: 15px; height: 15px; flex-shrink: 0; margin-top: 3px;
  stroke: var(--sand); fill: none; stroke-width: 1.5;
}
.footer-contact-item span { font-size: 13px; font-weight: 300; line-height: 1.5; }

.footer-newsletter {
  max-width: 1200px;
  margin: 0 auto;
  padding: 40px 32px;
}
.footer-newsletter-inner {
  background: rgba(201,169,110,.04);
  border: 1px solid rgba(201,169,110,.1);
  padding: 32px 36px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
}
.footer-newsletter-text h4 { color: #fff; font-size: 17px; font-weight: 500; margin-bottom: 4px; }
.footer-newsletter-text p { font-size: 13px; font-weight: 300; color: rgba(255,255,255,.4); margin: 0; }
.footer-newsletter-form { display: flex; flex-wrap: wrap; gap: 0; flex-shrink: 0; align-items: center; }
.footer-newsletter-form .cf-turnstile { flex-basis: 100%; margin-top: 8px; }
.footer-newsletter-form input[type="email"] {
  padding: 12px 16px;
  border: 1px solid rgba(255,255,255,.1);
  border-right: none;
  background: rgba(255,255,255,.04);
  font-size: 13px; font-weight: 300; color: #fff;
  width: 260px; font-family: inherit; outline: none;
  transition: border-color .25s;
}
.footer-newsletter-form input[type="email"]::placeholder { color: rgba(255,255,255,.25); }
.footer-newsletter-form input[type="email"]:focus { border-color: var(--sand); }
.footer-newsletter-form button {
  padding: 12px 24px;
  background: var(--sand);
  color: var(--charcoal);
  border: 1px solid var(--sand);
  font-size: 12px; font-weight: 500;
  letter-spacing: .8px;
  text-transform: uppercase;
  font-family: inherit; cursor: pointer;
  transition: all .25s;
}
.footer-newsletter-form button:hover { background: var(--sand-light); border-color: var(--sand-light); }

.footer-divider { max-width: 1200px; margin: 0 auto; padding: 0 32px; }
.footer-divider hr { border: none; border-top: 1px solid rgba(255,255,255,.06); }

.footer-bottom {
  max-width: 1200px;
  margin: 0 auto;
  padding: 28px 32px 36px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  flex-wrap: wrap;
}
.footer-logos { display: flex; align-items: center; gap: 16px; }
.footer-logos img { height: 28px; opacity: .4; filter: invert(1); }
.footer-legal {
  font-size: 12px;
  font-weight: 300;
  color: rgba(255,255,255,.25);
  line-height: 1.6;
  text-align: center;
  flex: 1;
}
.footer-legal a { color: rgba(255,255,255,.35); }
.footer-legal a:hover { color: rgba(255,255,255,.85); }
.footer-fair {
  font-size: 11px;
  font-weight: 300;
  color: rgba(255,255,255,.15);
  text-align: center;
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 32px 32px;
  line-height: 1.6;
}
.oettinger-bar {
  text-align: center;
  padding: 1rem 0;
  background: #111;
  border-top: 1px solid rgba(255,255,255,.06);
  font-size: 11px;
  color: rgba(255,255,255,.3);
  letter-spacing: .04em;
}
.oettinger-bar a {
  color: rgba(255,255,255,.45);
  text-decoration: none;
  border-bottom: 1px solid rgba(255,255,255,.12);
}

/* ══════════════ RESPONSIVE ══════════════ */
@media (max-width: 980px) {
  .hero-inner { grid-template-columns: 1fr; }
  .hero-card { display: none; }
  .hero { min-height: 85vh; }
  .hero-grid { grid-template-columns: 1fr; }
  .services-grid { grid-template-columns: 1fr 1fr; }
  .testimonials-grid { grid-template-columns: 1fr; }
  .about-split { grid-template-columns: 1fr; gap: 48px; }
  .about-image-wrap { max-width: 340px; margin: 0 auto; }
  .about-grid { grid-template-columns: 1fr; }
  .sidebar-card { position: static; max-width: 340px; margin: 0 auto; }
  .areas-grid { grid-template-columns: 1fr 1fr; gap: 36px; }
  .cta-banner { grid-template-columns: 1fr; text-align: center; padding: 48px 36px; gap: 32px; }
  .cta-photo { justify-self: center; }
  .cta-checklist { justify-content: center; max-width: 320px; margin-left: auto; margin-right: auto; }
  .cta-buttons { justify-content: center; }
  .contact-form-panel { padding: 40px 28px 44px; }
  .form-row { grid-template-columns: 1fr; }
  .nav, .header-phone { display: none; }
  .mobile-menu-btn { display: block; }
  .sticky-cta.visible { display: block; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-newsletter-inner { flex-direction: column; text-align: center; }
  .footer-newsletter-form { justify-content: center; }
  .footer-bottom { flex-direction: column; text-align: center; }
  .featured-homes-grid { grid-template-columns: 1fr 1fr; }
  .featured-homes-header { flex-direction: column; gap: 16px; align-items: flex-start; }
}
@media (max-width: 640px) {
  .hero { min-height: 90vh; padding: 0 20px 60px; }
  .header { padding: 0 20px; }
  .breadcrumb { padding: 12px 20px; }
  .services-grid, .featured-homes-grid { grid-template-columns: 1fr; }
  .areas-grid { grid-template-columns: 1fr; }
  .cta-banner { padding: 36px 24px; }
  .cta-photo img { width: 160px; height: 200px; }
  .cta-checklist { grid-template-columns: 1fr; }
  .contact-form-panel { padding: 32px 20px 36px; }
  .footer-top { grid-template-columns: 1fr; }
  .footer-newsletter-form { flex-direction: column; width: 100%; gap: 8px; }
  .footer-newsletter-form input[type="email"] { width: 100%; border-right: 1px solid rgba(255,255,255,.1); }
  .footer-newsletter-form .cf-turnstile { margin-top: 0; }
  .footer-newsletter-form button { width: 100%; }
  .areas-buttons { flex-direction: column; align-items: center; }
  .about-hero, .blog-hero, .guide-hero, .blog-header,
  .location-hero--photo, .page-hero { padding-left: 20px; padding-right: 20px; }
  .section-wrap, .services-section, .about-section, .testimonials-section,
  .areas-section, .faq-section, .contact-section, .featured-homes,
  .content-section, .guide-section { padding-left: 20px; padding-right: 20px; }
  .posts-grid { grid-template-columns: 1fr; margin-left: 20px; margin-right: 20px; }
  article { padding: 36px 20px; }
}


/* MLS disclosure note under search/listing buttons */
.mls-note {
  display: block;
  font-size: 0.75rem;
  color: #8b7355;
  margin-top: 4px;
  opacity: 0.7;
}

/* === DESIGN SYSTEM POLISH - 2026-03-06 ===
   Focus indicators, shadows, animations, mobile fixes
   =================================================== */

/* -- Focus Indicators (Accessibility) -- */
:focus-visible {
  outline: 2px solid var(--sand);
  outline-offset: 2px;
}
a:focus-visible, button:focus-visible, input:focus-visible,
select:focus-visible, textarea:focus-visible {
  outline: 2px solid var(--sand);
  outline-offset: 2px;
}
input:focus, textarea:focus, select:focus {
  border-color: var(--sand);
  box-shadow: 0 0 0 3px rgba(201,169,110,0.15);
}

/* -- Skip Navigation Link -- */
.skip-link {
  position: absolute;
  top: -100%;
  left: 16px;
  z-index: 10000;
  padding: 12px 24px;
  background: var(--sand);
  color: var(--charcoal);
  font-family: var(--body);
  font-weight: 500;
  text-decoration: none;
  transition: top .2s;
}
.skip-link:focus {
  top: 8px;
}

/* -- Smooth Scroll -- */
html { scroll-behavior: smooth; }

/* -- Ken Burns Hero Animation -- */
@keyframes kenburns {
  0%   { transform: scale(1); }
  100% { transform: scale(1.04); }
}
.hero::before,
.location-hero--photo::before {
  animation: kenburns 20s ease-in-out infinite alternate;
}

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

/* -- Standardized Box Shadows on Cards -- */
.service-card,
.featured-home-card,
.testimonial-card,
.nhood-card,
.why-card,
.callout,
.trust-block,
.related-card {
  box-shadow: 0 1px 3px rgba(15,23,42,0.06), 0 1px 2px rgba(15,23,42,0.04);
  transition: box-shadow .25s ease, transform .25s ease, border-color .25s ease;
}
.service-card:hover,
.featured-home-card:hover,
.testimonial-card:hover,
.nhood-card:hover,
.why-card:hover,
.callout:hover,
.trust-block:hover,
.related-card:hover {
  box-shadow: 0 4px 12px rgba(15,23,42,0.08), 0 8px 24px rgba(15,23,42,0.06);
  transform: translateY(-2px);
}

/* -- Property Page Agent Card: Sticky Sidebar -- */
.prop-sidebar,
.sidebar-card {
  position: sticky;
  top: 88px;
  align-self: start;
}

/* -- Property Page Agent Headshot: Fix crop -- */
.prop-agent-photo,
.sidebar-card img,
.agent-photo {
  object-position: center 15%;
}

/* -- Mobile Improvements -- */
@media (max-width: 640px) {
  .hero { min-height: 85vh; max-height: 100vh; }
  .nav a, .header-phone, .btn, button,
  .sticky-cta a, .areas-link,
  .learn-more-links a, .nearby-links a {
    min-height: 44px;
    display: inline-flex;
    align-items: center;
  }
  .mobile-menu-btn {
    min-width: 44px;
    min-height: 44px;
  }
  .tr-chat-toggle,
  .tr-chat-invite {
    bottom: 64px !important;
  }
}