/* ==========================================================
   The Himmelbaum Group | Site styles
   Brand: Himmelbaum Orange #ED6101 (accent only), Logo Black #000000,
   Clean White #FFFFFF, Soft Sand #F6F1EA, Charcoal #2B2B2B. Font: Jost.
   Works on mobile and desktop.
   ========================================================== */
:root{
  --orange:#ED6101;
  --orange-dark:#C95200;
  --black:#000000;
  --white:#FFFFFF;
  --sand:#F6F1EA;
  --sand-deep:#EDE4D8;
  --charcoal:#2B2B2B;
  --muted:#6B655E;
  --line:rgba(0,0,0,.12);
  --font:'Jost', 'Josefin Sans', system-ui, sans-serif;
  --wrap:1200px;
  --header-h:76px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--font);font-weight:400;color:var(--charcoal);background:var(--white);line-height:1.7;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-weight:500;line-height:1.2;margin:0 0 .6em;color:var(--black)}
h1,h2{text-transform:uppercase;letter-spacing:.12em}
h1{font-size:clamp(2rem,5.2vw,3.6rem)}
h2{font-size:clamp(1.5rem,3.4vw,2.4rem)}
h3{font-size:1.25rem;letter-spacing:.04em}
p{margin:0 0 1.1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.narrow{max-width:820px}
.center{text-align:center}
.eyebrow{display:block;font-size:.78rem;font-weight:500;letter-spacing:.28em;text-transform:uppercase;color:var(--orange);margin-bottom:14px}
.accent{color:var(--orange)}
.lead{font-size:1.12rem;color:var(--muted)}
section{padding:96px 0}
@media (max-width:760px){section{padding:64px 0}body{font-size:16px}h1{font-size:1.85rem;letter-spacing:.08em}}
.bg-sand{background:var(--sand)}
.bg-black{background:var(--black);color:#E8E3DC}
.bg-black h2,.bg-black h3{color:var(--white)}

/* ---------- Buttons ---------- */
.btn{display:inline-block;font-family:var(--font);font-weight:500;font-size:.82rem;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;padding:16px 30px;border:1.5px solid var(--black);background:var(--black);color:var(--white);cursor:pointer;transition:all .25s ease;text-align:center}
.btn:hover{background:var(--orange);border-color:var(--orange)}
.btn-outline{background:transparent;color:var(--black)}
.btn-outline:hover{background:var(--black);color:var(--white);border-color:var(--black)}
.btn-light{background:var(--white);color:var(--black);border-color:var(--white)}
.btn-light:hover{background:var(--orange);color:var(--white);border-color:var(--orange)}
.btn-ghost{background:transparent;color:var(--white);border-color:var(--white)}
.btn-ghost:hover{background:var(--white);color:var(--black);border-color:var(--white)}
.btn-orange{background:var(--orange);border-color:var(--orange);color:var(--white)}
.btn-orange:hover{background:var(--black);border-color:var(--black)}
.btn-row{display:flex;gap:14px;flex-wrap:wrap}
.text-link{font-weight:500;letter-spacing:.16em;text-transform:uppercase;font-size:.8rem;text-decoration:none;border-bottom:1.5px solid var(--orange);padding-bottom:4px}
.text-link:hover{color:var(--orange)}

/* ---------- Header ---------- */
.site-header{position:fixed;inset:0 0 auto 0;height:var(--header-h);z-index:50;background:rgba(255,255,255,.96);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.site-header .bar{height:100%;display:flex;align-items:center;justify-content:space-between;gap:16px}
.menu-toggle{width:46px;height:46px;border:1px solid var(--line);background:var(--white);display:flex;flex-direction:column;justify-content:center;align-items:center;gap:6px;cursor:pointer;padding:0}
.menu-toggle span{display:block;width:22px;height:1.5px;background:var(--black);transition:transform .25s,opacity .25s}
.menu-open .menu-toggle span:nth-child(1){transform:translateY(7.5px) rotate(45deg)}
.menu-open .menu-toggle span:nth-child(2){opacity:0}
.menu-open .menu-toggle span:nth-child(3){transform:translateY(-7.5px) rotate(-45deg)}
.brand{position:absolute;left:50%;transform:translateX(-50%);text-decoration:none;display:flex;align-items:center}
.brand img{height:46px;width:auto}
.wordmark{font-weight:500;letter-spacing:.32em;text-transform:uppercase;font-size:.95rem;color:var(--black);white-space:nowrap;line-height:1.1;text-align:center}
.wordmark small{display:block;font-size:.58rem;letter-spacing:.42em;color:var(--orange);margin-top:3px}
.header-cta{padding:12px 20px;font-size:.74rem}
@media (max-width:760px){
  .header-cta{display:none}
  .brand{position:static;transform:none;margin:0 auto 0 0}
  .wordmark{font-size:.78rem;letter-spacing:.24em}
  .header-phone{display:flex}
}
.header-phone{display:none;width:46px;height:46px;align-items:center;justify-content:center;border:1px solid var(--line);text-decoration:none}
.header-phone svg{width:20px;height:20px}
.site-menu{position:fixed;top:var(--header-h);left:0;right:0;background:var(--sand);border-bottom:1px solid var(--line);max-height:0;overflow:hidden;transition:max-height .35s ease;z-index:49}
.menu-open .site-menu{max-height:calc(100vh - var(--header-h));overflow-y:auto}
.site-menu nav{display:grid;grid-template-columns:repeat(4,1fr);gap:8px 40px;padding:36px 24px 40px;max-width:var(--wrap);margin:0 auto}
.site-menu h4{font-size:.7rem;letter-spacing:.28em;text-transform:uppercase;color:var(--orange);margin:0 0 10px}
.site-menu a{display:block;text-decoration:none;font-weight:500;font-size:.86rem;letter-spacing:.18em;text-transform:uppercase;padding:7px 0;color:var(--black)}
.site-menu a:hover,.site-menu a[aria-current="page"]{color:var(--orange)}
@media (max-width:760px){.site-menu nav{grid-template-columns:1fr 1fr;gap:4px 20px;padding:24px}}
main{padding-top:var(--header-h)}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:calc(100vh - var(--header-h));display:flex;align-items:center;color:var(--white);padding:80px 0 0;overflow:hidden;background:var(--black)}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transition:opacity 1.4s ease}
.hero-bg.active{opacity:1}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.72) 0%,rgba(0,0,0,.45) 55%,rgba(0,0,0,.25) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%}
.hero h1{color:var(--white);max-width:820px}
.hero p{max-width:560px;font-size:1.12rem;color:rgba(255,255,255,.88)}
.hero .eyebrow{color:var(--orange)}
.hero-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:64px;border-top:1px solid rgba(255,255,255,.25);padding:28px 0 40px}
.hero-stats strong{display:block;font-weight:500;font-size:1.5rem;letter-spacing:.08em;text-transform:uppercase}
.hero-stats span{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.7)}
.hero-dots{display:flex;gap:8px;margin-top:18px}
.hero-dots button{width:8px;height:8px;border-radius:50%;border:0;background:rgba(255,255,255,.45);cursor:pointer;padding:0}
.hero-dots button.active{background:var(--orange)}
@media (max-width:760px){.hero-stats{grid-template-columns:1fr;gap:14px;margin-top:40px}.hero{min-height:auto;padding-top:60px}}

/* Page hero (inner pages) */
.page-hero{position:relative;padding:150px 0 110px;color:var(--white);background:var(--black) center/cover no-repeat;text-align:center}
.page-hero::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.5)}
.page-hero .wrap{position:relative;z-index:2}
.page-hero h1{color:var(--white)}
.page-hero p{max-width:640px;margin:0 auto;color:rgba(255,255,255,.88);font-size:1.1rem}
.page-hero.plain{background:var(--sand);color:var(--charcoal);padding:110px 0 70px}
.page-hero.plain::after{display:none}
.page-hero.plain h1{color:var(--black)}
.page-hero.plain p{color:var(--muted)}
@media (max-width:760px){.page-hero{padding:100px 0 70px}}

/* ---------- City ticker ---------- */
.ticker{background:var(--black);color:var(--white);overflow:hidden;padding:18px 0;white-space:nowrap}
.ticker-track{display:inline-flex;gap:56px;animation:ticker 32s linear infinite;padding-left:56px}
.ticker span{font-weight:500;letter-spacing:.3em;text-transform:uppercase;font-size:.82rem;display:inline-flex;align-items:center;gap:56px}
.ticker span::after{content:"";width:6px;height:6px;background:var(--orange);transform:rotate(45deg)}
@keyframes ticker{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.ticker-track{animation:none}}

/* ---------- Split / grid ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.split.reverse > :first-child{order:2}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:40px}.split.reverse > :first-child{order:0}}
.photo{width:100%;aspect-ratio:4/5;object-fit:cover;background:var(--sand-deep)}
.photo.wide{aspect-ratio:4/3}
.check-list{list-style:none;padding:0;margin:0 0 28px}
.check-list li{padding:10px 0 10px 30px;position:relative;border-bottom:1px solid var(--line)}
.check-list li::before{content:"";position:absolute;left:2px;top:20px;width:12px;height:2px;background:var(--orange)}
.check-list strong{font-weight:500;color:var(--black)}

.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
@media (max-width:900px){.grid-3,.grid-2{grid-template-columns:1fr}}
.card{background:var(--white);border:1px solid var(--line);padding:40px 34px;transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(0,0,0,.07)}
.card .num{font-weight:500;color:var(--orange);letter-spacing:.2em;font-size:.8rem;display:block;margin-bottom:18px}
.card h3{text-transform:uppercase;letter-spacing:.12em;font-size:1.05rem}
.card p{color:var(--muted);margin-bottom:22px}
.section-head{max-width:720px;margin:0 auto 56px;text-align:center}
.section-head p{color:var(--muted)}

/* Area cards */
.area-card{position:relative;display:block;aspect-ratio:3/4;overflow:hidden;text-decoration:none;color:var(--white);background:var(--black)}
.area-card img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease;opacity:.85}
.area-card:hover img{transform:scale(1.05)}
.area-card .label{position:absolute;left:0;right:0;bottom:0;padding:28px;background:linear-gradient(transparent,rgba(0,0,0,.78))}
.area-card h3{color:var(--white);text-transform:uppercase;letter-spacing:.18em;margin:0 0 6px}
.area-card span{font-size:.74rem;letter-spacing:.24em;text-transform:uppercase;color:var(--orange)}
@media (max-width:900px){.area-card{aspect-ratio:16/10}}

/* Search band */
.search-box{background:var(--white);border:1px solid var(--line);padding:40px;display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:16px;align-items:end}
@media (max-width:900px){.search-box{grid-template-columns:1fr;padding:28px}}

/* Videos */
.video-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.video-grid .vid{aspect-ratio:9/16;background:var(--black);position:relative;overflow:hidden}
.video-grid iframe{width:100%;height:100%;border:0}
.video-grid .vid-title{font-size:.9rem;margin-top:10px;color:var(--charcoal)}
@media (max-width:900px){.video-grid{grid-template-columns:repeat(2,1fr)}}

/* Reviews */
.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media (max-width:900px){.review-grid{grid-template-columns:1fr}}
.review{background:var(--white);padding:36px 32px;border-top:3px solid var(--orange)}
.review .stars{color:var(--orange);letter-spacing:.2em;margin-bottom:14px}
.review blockquote{margin:0 0 20px;font-size:1.02rem}
.review cite{font-style:normal;font-weight:500;letter-spacing:.14em;text-transform:uppercase;font-size:.78rem;color:var(--black)}
.review cite small{display:block;color:var(--muted);letter-spacing:.1em;margin-top:4px;font-weight:400}
.empty-note{text-align:center;color:var(--muted);border:1px dashed var(--line);padding:40px 24px;background:var(--white)}

/* ---------- Forms ---------- */
.form{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form .full{grid-column:1/-1}
.form label{display:block;font-size:.72rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--black);margin-bottom:8px}
.form input,.form select,.form textarea,.search-box input,.search-box select{width:100%;font-family:var(--font);font-size:1rem;padding:14px 16px;border:1px solid rgba(0,0,0,.2);background:var(--white);color:var(--charcoal);border-radius:0;appearance:none}
.form select,.search-box select{background-image:linear-gradient(45deg,transparent 50%,var(--black) 50%),linear-gradient(135deg,var(--black) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 15px) 50%;background-size:5px 5px;background-repeat:no-repeat;padding-right:40px}
.form textarea{min-height:140px;resize:vertical}
.form input:focus,.form select:focus,.form textarea:focus,.search-box input:focus,.search-box select:focus{outline:none;border-color:var(--orange)}
.form .hidden{display:none}
.form .fine{font-size:.82rem;color:var(--muted);margin:0}
@media (max-width:640px){.form{grid-template-columns:1fr}}
.contact-list{list-style:none;padding:0;margin:28px 0}
.contact-list li{display:flex;gap:16px;align-items:flex-start;padding:14px 0;border-bottom:1px solid var(--line)}
.contact-list .k{min-width:84px;font-size:.72rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);padding-top:3px}
.contact-list a{text-decoration:none}
.contact-list a:hover{color:var(--orange)}
.form-panel{background:var(--white);padding:44px;border:1px solid var(--line)}
@media (max-width:640px){.form-panel{padding:28px 22px}}

/* ---------- Agent / headshot ---------- */
.agent{display:grid;grid-template-columns:380px 1fr;gap:64px;align-items:start}
@media (max-width:900px){.agent{grid-template-columns:1fr;gap:32px}}
.headshot{width:100%;aspect-ratio:4/5;object-fit:cover;background:var(--sand-deep)}
.agent .meta{font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:22px}

/* ---------- CTA band ---------- */
.cta-band{background:var(--black);color:var(--white);text-align:center}
.cta-band h2{color:var(--white)}
.cta-band p{color:rgba(255,255,255,.78);max-width:600px;margin:0 auto 30px}
.cta-band .btn-row{justify-content:center}

/* ---------- Steps ---------- */
.steps{counter-reset:step;display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.steps li{list-style:none;border-top:1.5px solid var(--black);padding-top:22px}
.steps li::before{counter-increment:step;content:"0" counter(step);display:block;color:var(--orange);font-weight:500;letter-spacing:.2em;font-size:.82rem;margin-bottom:12px}
.steps h3{text-transform:uppercase;letter-spacing:.12em;font-size:1rem}
.steps p{color:var(--muted);font-size:.97rem}
.steps{padding:0;margin:0}
@media (max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}

/* ---------- Blog ---------- */
.post-card{text-decoration:none;display:block;background:var(--white);border:1px solid var(--line)}
.post-card img{width:100%;aspect-ratio:16/10;object-fit:cover;background:var(--sand-deep)}
.post-card .body{padding:26px}
.post-card time{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--orange)}
.post-card h3{margin-top:8px}
.post-card p{color:var(--muted);margin:0}
.prose{max-width:760px;margin:0 auto}
.prose h2{font-size:1.5rem;margin-top:1.6em}
.prose h3{margin-top:1.4em}
.prose img{margin:28px 0}
.prose a{color:var(--orange)}

/* ---------- Footer ---------- */
.site-footer{background:var(--black);color:#BDB6AD;padding:80px 0 30px;font-size:.95rem}
.site-footer .top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px}
@media (max-width:900px){.site-footer .top{grid-template-columns:1fr 1fr;gap:36px}}
@media (max-width:560px){.site-footer .top{grid-template-columns:1fr}}
.site-footer h4{color:var(--orange);font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;margin-bottom:16px}
.site-footer a{text-decoration:none;color:#E8E3DC;display:block;padding:4px 0}
.site-footer a:hover{color:var(--orange)}
.site-footer .wordmark{color:var(--white);text-align:left;margin-bottom:22px;display:block}
.site-footer .wordmark small{color:var(--orange)}
.site-footer .footer-logo{height:54px;width:auto;margin-bottom:18px;filter:brightness(0) invert(1)}
.socials{display:flex;gap:12px;margin-top:18px}
.socials a{width:40px;height:40px;border:1px solid rgba(255,255,255,.25);display:flex;align-items:center;justify-content:center;padding:0}
.socials svg{width:17px;height:17px;fill:currentColor}
.site-footer .bottom{border-top:1px solid rgba(255,255,255,.15);margin-top:56px;padding-top:26px;display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;font-size:.8rem;color:#8F887F;align-items:center}
.eho{display:flex;align-items:center;gap:10px}
.eho svg{width:34px;height:34px;fill:#BDB6AD}

/* ---------- Reveal animation ---------- */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .8s ease,transform .8s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}}

/* Utility */
.mt-0{margin-top:0}.mb-0{margin-bottom:0}.mt-2{margin-top:28px}
.placeholder-box{border:1.5px dashed rgba(0,0,0,.25);background:var(--white);padding:56px 28px;text-align:center;color:var(--muted)}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:100;background:var(--white);padding:8px 12px}

/* ---------- v2 additions ---------- */
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.grid-4 .area-card{aspect-ratio:4/5}
@media (max-width:1000px){.grid-4{grid-template-columns:repeat(3,1fr)}}
@media (max-width:760px){.grid-4{grid-template-columns:repeat(2,1fr);gap:12px}.grid-4 .area-card{aspect-ratio:4/5}.grid-4 .area-card .label{padding:16px}.grid-4 .area-card h3{font-size:.85rem;letter-spacing:.12em}.grid-4 .area-card span{font-size:.62rem}}

.hero-arrow{position:absolute;top:50%;transform:translateY(-50%);z-index:3;width:48px;height:48px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(0,0,0,.25);color:#fff;font-size:28px;line-height:1;cursor:pointer;display:flex;align-items:center;justify-content:center;padding:0 0 4px}
.hero-arrow:hover{background:var(--orange);border-color:var(--orange)}
.hero-arrow.prev{left:18px}.hero-arrow.next{right:18px}
.hero-city{display:inline-block;transition:opacity .45s ease,transform .45s ease}
.hero-city.swap{opacity:0;transform:translateY(10px)}
.hero-stats{grid-template-columns:repeat(4,1fr)}
@media (max-width:900px){.hero-stats{grid-template-columns:1fr 1fr;gap:20px}}
@media (max-width:760px){.hero-arrow{display:none}}

.awards{padding:30px 0;background:var(--white);border-bottom:1px solid var(--line)}
.awards-row{display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:18px 0}
.awards-label{font-size:.72rem;font-weight:500;letter-spacing:.26em;text-transform:uppercase;color:var(--orange);padding-right:28px}
.award{display:flex;align-items:center;gap:10px;padding:4px 24px;border-left:1px solid var(--line)}
.award .ico{font-size:1.35rem}
.award strong{display:block;font-weight:500;font-size:.88rem;color:var(--black);line-height:1.3}
.award small{display:block;font-size:.76rem;color:var(--muted)}
@media (max-width:760px){.awards-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.awards-label{grid-column:1/-1;text-align:center;padding:0}.award{border-left:0;padding:0}}

.recognition{background:var(--black);padding:64px 0}
.recog-grid{display:grid;grid-template-columns:repeat(3,1fr);text-align:center}
.recog-grid > div{padding:0 24px;border-left:1px solid rgba(255,255,255,.18)}
.recog-grid > div:first-child{border-left:0}
.recognition h3{color:var(--white);font-size:clamp(1.4rem,2.6vw,2rem);text-transform:uppercase;letter-spacing:.1em;margin-bottom:8px}
.recognition p{color:rgba(255,255,255,.7);font-size:.9rem;margin:0}
@media (max-width:760px){.recog-grid{grid-template-columns:1fr;gap:34px}.recog-grid > div{border-left:0}}

.card .emoji{display:block;font-size:2rem;line-height:1;margin-bottom:18px}
.vid.placeholder{display:flex;align-items:center;justify-content:center;flex-direction:column;gap:10px;text-decoration:none;color:#fff;background:linear-gradient(160deg,#2B2B2B,#000)}
.vid.placeholder .play{width:54px;height:54px;border-radius:50%;border:1.5px solid var(--orange);display:flex;align-items:center;justify-content:center;color:var(--orange);font-size:20px;padding-left:4px}
.vid.placeholder small{letter-spacing:.2em;text-transform:uppercase;font-size:.66rem;color:rgba(255,255,255,.7)}
.review{margin:0}
@media (max-width:760px){.grid-4 .area-card span{display:none}}

/* ==========================================================
   v3: lighter, more luxurious look (spacing & weights matched
   to the reference site, Himmelbaum colors and Jost kept)
   ========================================================== */
:root{--sand:#F6F1EA;--cream:#FBF8F4;--sand-deep:#EFE7DC;--muted:#6F6A64;--line:rgba(0,0,0,.08)}
body{font-weight:300;color:#3A3A3A;line-height:1.8;font-size:16px}
strong,b{font-weight:500}
h1,h2{font-weight:300;letter-spacing:.14em}
h1{font-size:clamp(2rem,4.4vw,3.2rem);line-height:1.15}
h2{font-size:clamp(1.45rem,2.6vw,2.15rem);line-height:1.25}
h3{font-weight:400}
.eyebrow{font-size:.69rem;letter-spacing:.24em;margin-bottom:16px}
.lead{font-size:1.02rem}
section{padding:72px 0}
@media (max-width:760px){section{padding:52px 0}h1{font-size:1.75rem;letter-spacing:.1em}h2{font-size:1.35rem;letter-spacing:.1em}}
.section-head{margin-bottom:44px}
.section-head h2{margin-bottom:.4em}
.bg-sand{background:var(--sand)}
.split{gap:80px}

/* Buttons: smaller, airier */
.btn{font-weight:400;font-size:.7rem;letter-spacing:.24em;padding:15px 30px;border-width:1px}
.btn-light{background:var(--sand);border-color:var(--sand);color:var(--black)}
.btn-ghost{border-color:rgba(255,255,255,.7)}
.text-link{font-weight:400;font-size:.7rem;letter-spacing:.22em;border-bottom-width:1px}

/* Header */
.site-header{background:rgba(251,248,244,.94);border-bottom-color:rgba(0,0,0,.06)}
.menu-toggle{border-color:rgba(0,0,0,.12);background:transparent}
.menu-toggle span{height:1px}
.wordmark{font-weight:400}
.header-cta{padding:11px 20px}
.site-menu{background:var(--cream)}
.site-menu a{font-weight:400;font-size:.78rem}

/* Hero: lighter overlay, thin type */
.hero::after{background:linear-gradient(90deg,rgba(0,0,0,.55) 0%,rgba(0,0,0,.28) 60%,rgba(0,0,0,.12) 100%)}
.hero h1{font-weight:300}
.hero p{font-size:1.02rem;font-weight:300}
.hero-stats{border-top-color:rgba(255,255,255,.3);margin-top:56px}
.hero-stats strong{font-weight:300;font-size:1.65rem;letter-spacing:.06em}
.hero-stats span{font-size:.64rem}
.hero-arrow{width:42px;height:42px;font-size:24px;background:rgba(255,255,255,.12);border-color:rgba(255,255,255,.45)}
.page-hero{padding:130px 0 96px}
.page-hero::after{background:rgba(0,0,0,.38)}
.page-hero.plain{background:var(--cream);padding:96px 0 56px}

/* Ticker: slimmer */
.ticker{padding:14px 0}
.ticker span{font-weight:400;font-size:.72rem}
.ticker span::after{width:4px;height:4px}

/* Proud recipient strip */
.awards{padding:26px 0;background:var(--white)}
.awards-label{font-size:.66rem}
.award strong{font-weight:500;font-size:.82rem}
.award small{font-size:.72rem}

/* Recognition band: cream instead of black */
.recognition{background:var(--sand);padding:60px 0}
.recog-grid > div{border-left-color:rgba(0,0,0,.12)}
.recognition h3{color:var(--black);font-weight:300;font-size:clamp(1.3rem,2.3vw,1.8rem)}
.recognition p{color:var(--muted)}

/* Cards: soft, borderless */
.card{border:0;background:var(--white);padding:44px 36px;text-align:center}
.card:hover{transform:translateY(-3px);box-shadow:0 14px 34px rgba(0,0,0,.05)}
.card h3{font-weight:400;font-size:.95rem;letter-spacing:.18em}
.card .emoji{font-size:1.8rem;margin-bottom:20px}
.check-list li{border-bottom-color:rgba(0,0,0,.07)}
.check-list li::before{height:1px}

/* Area cards: softer overlay */
.area-card .label{background:linear-gradient(transparent,rgba(0,0,0,.6))}
.area-card h3{font-weight:400}

/* Reviews */
.review{border-top-width:2px;padding:40px 34px}
.review blockquote{font-weight:300}
.review cite{font-weight:400}

/* Forms */
.form-panel{border:0;padding:48px}
.form input,.form select,.form textarea,.search-box input,.search-box select{border-color:rgba(0,0,0,.14);font-weight:300;background-color:var(--cream)}
.form label{font-weight:400;font-size:.66rem}
.search-box{border:0;box-shadow:0 10px 30px rgba(0,0,0,.04)}
.contact-list li{border-bottom-color:rgba(0,0,0,.07)}

/* Steps */
.steps li{border-top-width:1px}
.steps h3{font-weight:400;font-size:.92rem;letter-spacing:.16em}

/* CTA band: cream with dark text */
.cta-band{background:var(--cream)}
.cta-band h2{color:var(--black)}
.cta-band p{color:var(--muted)}
.cta-band .btn-light{background:var(--black);border-color:var(--black);color:var(--white)}
.cta-band .btn-light:hover{background:var(--orange);border-color:var(--orange)}
.cta-band .btn-ghost{color:var(--black);border-color:var(--black)}
.cta-band .btn-ghost:hover{background:var(--black);color:var(--white)}

/* Footer */
.site-footer{padding:68px 0 28px;font-weight:300}
.site-footer .top{gap:40px}
.site-footer .bottom{margin-top:44px}

/* Reveal: subtler */
.reveal{transform:translateY(16px)}
.recognition{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.vid.placeholder{background:linear-gradient(160deg,var(--sand-deep),var(--sand));color:var(--charcoal)}
.vid.placeholder small{color:var(--muted)}
.county-title{font-weight:400;font-size:.8rem;letter-spacing:.26em;text-transform:uppercase;color:var(--black);text-align:center;margin:8px 0 22px;display:flex;align-items:center;gap:18px}
.county-title::before,.county-title::after{content:"";flex:1;height:1px;background:var(--line)}
.grid-4 + .county-title{margin-top:48px}
/* Hero arrows sit together on the right so they never cover the text */
.hero-arrow.prev{left:auto;right:72px}
.hero-arrow.next{right:18px}
.hero::after{background:linear-gradient(90deg,rgba(0,0,0,.66) 0%,rgba(0,0,0,.42) 50%,rgba(0,0,0,.16) 100%)}
.hero h1,.hero p{text-shadow:0 1px 18px rgba(0,0,0,.25)}

/* ==========================================================
   Loading screen (like the reference site)
   ========================================================== */
#loader{position:fixed;inset:0;z-index:999;background:rgba(0,0,0,.92);display:flex;align-items:center;justify-content:center;transition:opacity .7s ease,visibility .7s ease;animation:loaderFailsafe .7s ease 4s forwards}
#loader.done{opacity:0;visibility:hidden}
.no-loader #loader{display:none}
.loader-inner{display:flex;flex-direction:column;align-items:center;gap:18px;animation:loaderIn .9s ease both}
.loader-inner img{width:110px;height:auto}
.loader-name{color:#fff;font-weight:300;font-size:.78rem;letter-spacing:.42em;text-transform:uppercase}
.loader-dots{display:flex;gap:8px}
.loader-dots i{width:6px;height:6px;border-radius:50%;background:var(--orange);animation:loaderDot 1.1s ease-in-out infinite}
.loader-dots i:nth-child(2){animation-delay:.18s}.loader-dots i:nth-child(3){animation-delay:.36s}
@keyframes loaderIn{from{opacity:0;transform:scale(.92)}to{opacity:1;transform:none}}
@keyframes loaderDot{0%,80%,100%{opacity:.25;transform:scale(.8)}40%{opacity:1;transform:scale(1)}}
@keyframes loaderFailsafe{to{opacity:0;visibility:hidden}}
@media (prefers-reduced-motion:reduce){.loader-inner,.loader-dots i{animation:none}}

/* Footer logo */
.footer-brand{display:flex;flex-direction:column;align-items:flex-start;gap:14px}
.footer-brand .mark{width:86px;height:auto}
.footer-brand .wordmark{margin:0}
.footer-tagline{font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);line-height:1.9;max-width:300px;margin:4px 0 0}

/* ==========================================================
   Community pages (structure matches the reference site)
   ========================================================== */
.city-hero{background:var(--cream);padding:96px 0 84px}
.city-hero-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:72px;align-items:center}
@media (max-width:900px){.city-hero-grid{grid-template-columns:1fr;gap:40px}.city-hero{padding:64px 0 56px}}
.city-name{font-size:clamp(2.4rem,5vw,3.8rem);margin-bottom:14px}
.city-meta{font-size:.7rem;font-weight:400;letter-spacing:.22em;text-transform:uppercase;color:var(--black);margin-bottom:22px}
.city-tagline{color:var(--orange);font-size:1.15rem;letter-spacing:.06em;margin-bottom:18px}
.btn-col{display:flex;flex-direction:column;align-items:flex-start;gap:14px;margin-top:28px}
.btn-sand{background:var(--sand-deep);border-color:var(--sand-deep);color:var(--black)}
.btn-sand:hover{background:var(--black);border-color:var(--black);color:var(--white)}
.snapshot{background:var(--white);padding:36px 34px;box-shadow:0 18px 44px rgba(0,0,0,.06)}
.snap-title{font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--orange);margin-bottom:22px}
.snap-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px 24px;padding-bottom:22px;border-bottom:1px solid var(--line)}
.snap-grid strong{display:block;font-weight:300;font-size:1.65rem;letter-spacing:.02em;color:var(--black);line-height:1.2}
.snap-grid span{display:block;font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:4px}
.snap-cta{display:flex;align-items:center;gap:10px;font-size:.84rem;font-weight:400;color:var(--black);margin:18px 0 10px}
.snap-cta i{width:8px;height:8px;border-radius:50%;background:var(--orange);flex:none}
.snap-note{font-size:.74rem;color:var(--muted);margin:0;line-height:1.6}
@media (max-width:560px){.snapshot{padding:28px 22px}.snap-grid strong{font-size:1.35rem}}
.reasons{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.reason{padding:40px 34px;border-bottom:1px solid var(--line);border-right:1px solid var(--line)}
.reason:nth-child(3n){border-right:0}
.reason .emoji{display:block;font-size:1.7rem;margin-bottom:16px}
.reason h3{font-weight:400;font-size:1.02rem;letter-spacing:.06em;margin-bottom:10px}
.reason p{color:var(--muted);font-size:.93rem;margin:0}
@media (max-width:900px){.reasons{grid-template-columns:1fr 1fr}.reason:nth-child(3n){border-right:1px solid var(--line)}.reason:nth-child(2n){border-right:0}}
@media (max-width:560px){.reasons{grid-template-columns:1fr}.reason{border-right:0!important;padding:30px 4px}}
.city-quote{background:var(--sand-deep);padding:76px 0}
.city-quote .stars{color:var(--orange);letter-spacing:.3em;margin-bottom:20px}
.city-quote blockquote{margin:0 auto 24px;font-weight:300;font-size:clamp(1.1rem,2vw,1.45rem);line-height:1.7;color:var(--black);max-width:820px}
.city-quote cite{display:block;font-style:normal;font-weight:500;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--black)}
.city-quote small{display:block;font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:6px}
.city-cta{padding:0}
.city-cta-grid{display:grid;grid-template-columns:1fr 1fr}
.cta-left{background:var(--sand);padding:80px 0}
.cta-right{background:var(--cream);padding:80px 0;border-left:1px solid var(--line)}
.cta-inner{max-width:500px;margin:0 auto;padding:0 28px}
.cta-inner h2{margin-bottom:.6em}
.cta-inner p{color:var(--muted)}
.form.stack{grid-template-columns:1fr;gap:12px;margin-top:22px}
.form.stack input{background:var(--white)}
.form.stack .btn{width:100%}
.help-links{list-style:none;padding:0;margin:26px 0 0}
.help-links a{display:flex;justify-content:space-between;align-items:center;padding:16px 0;border-bottom:1px solid var(--line);text-decoration:none;font-size:.95rem}
.help-links a span{color:var(--orange);transition:transform .25s}
.help-links a:hover{color:var(--orange)}
.help-links a:hover span{transform:translateX(4px)}
@media (max-width:900px){.city-cta-grid{grid-template-columns:1fr}.cta-left,.cta-right{padding:56px 0}.cta-right{border-left:0;border-top:1px solid var(--line)}}
.city-tiles{display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
.city-tile{display:block;text-decoration:none;text-align:center;background:var(--sand);padding:26px 12px;transition:background .25s,transform .25s}
.city-tile:hover{background:var(--sand-deep);transform:translateY(-2px)}
.city-tile strong{display:block;font-weight:400;font-size:1rem;letter-spacing:.04em;color:var(--black)}
.city-tile span{display:block;font-size:.6rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:6px}
@media (max-width:900px){.city-tiles{grid-template-columns:repeat(3,1fr)}}
@media (max-width:560px){.city-tiles{grid-template-columns:1fr 1fr;gap:10px}}
.area-card .label small{display:block;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.8);margin-bottom:8px}
.area-card .label em{display:block;font-style:normal;font-size:.95rem;color:#fff;margin-bottom:8px}

/* ==========================================================
   About page (structure matches the reference site)
   ========================================================== */
.bg-cream{background:var(--cream)}
.about-hero{padding:0;background:var(--black)}
.about-hero-grid{display:grid;grid-template-columns:1fr 1fr;min-height:620px}
.about-hero-text{display:flex;align-items:center;padding:80px 6vw 80px max(24px,calc((100vw - var(--wrap))/2 + 24px))}
.about-hero-text h1{color:var(--white);margin-bottom:24px}
.about-hero-text p{color:rgba(255,255,255,.82);max-width:520px;margin-bottom:30px}
.about-collage{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:1fr 1fr;gap:4px;background:var(--black)}
.about-collage img{width:100%;height:100%;object-fit:cover;display:block}
.about-collage .c1{grid-row:1 / span 2;object-position:center 30%}
.about-collage .c4{display:none}
.about-band{background:var(--sand-deep);padding:22px 0}
.about-band-row{display:grid;grid-template-columns:repeat(3,1fr);text-align:center}
.about-band-row > div{border-left:1px solid rgba(0,0,0,.12);padding:0 12px}
.about-band-row > div:first-child{border-left:0}
.about-band-row strong{display:block;font-weight:500;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--black)}
.about-band-row span{display:block;font-size:.72rem;color:var(--muted);margin-top:4px}
@media (max-width:900px){.about-hero-grid{grid-template-columns:1fr}.about-hero-text{padding:64px 24px}.about-collage{height:420px}.about-band-row{grid-template-columns:1fr;gap:14px}.about-band-row > div{border-left:0}}

.about-story{padding-top:0}
.story-photo{width:100%;height:clamp(260px,42vw,520px);object-fit:cover;margin-bottom:64px;opacity:1}
.story-close{font-weight:500;color:var(--black)}

.agent-feature{display:grid;grid-template-columns:440px 1fr;gap:72px;align-items:start;margin-top:28px}
@media (max-width:960px){.agent-feature{grid-template-columns:1fr;gap:48px}}
.agent-photo{position:relative;margin:0 22px 22px 0}
.agent-photo .frame{position:absolute;inset:22px -22px -22px 22px;border:1px solid var(--orange)}
.agent-photo img{position:relative;width:100%;aspect-ratio:4/5;object-fit:cover}
.agent-tag{position:absolute;left:-12px;bottom:28px;background:var(--black);padding:16px 22px}
.agent-tag span{display:block;font-size:.6rem;letter-spacing:.24em;text-transform:uppercase;color:var(--orange)}
.agent-tag strong{display:block;font-weight:300;color:var(--white);font-size:1.05rem;letter-spacing:.06em;margin-top:2px}
.agent-meta{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin:-6px 0 22px}
.award-list{list-style:none;padding:0;margin:26px 0;border-top:1px solid var(--line)}
.award-list li{display:flex;gap:14px;align-items:center;padding:13px 0;border-bottom:1px solid var(--line);font-size:.95rem;color:var(--black)}
.award-list li span{font-size:1.15rem}
.contact-chips{display:flex;flex-wrap:wrap;gap:10px}
.contact-chips a{text-decoration:none;font-size:.85rem;padding:10px 16px;background:var(--white);border:1px solid var(--line);transition:border-color .2s,color .2s}
.contact-chips a:hover{border-color:var(--orange);color:var(--orange)}

.why-dark{background:var(--black);color:rgba(255,255,255,.8)}
.why-dark h2,.why-dark h3{color:var(--white)}
.why-dark .section-head p{color:rgba(255,255,255,.7)}
.why-items{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.14)}
.why-items > div{padding:40px 34px;border-right:1px solid rgba(255,255,255,.14)}
.why-items > div:last-child{border-right:0}
.why-items .emoji{display:block;font-size:1.6rem;margin-bottom:16px}
.why-items h3{font-weight:400;font-size:1.05rem;letter-spacing:.08em}
.why-items p{color:rgba(255,255,255,.7);font-size:.94rem;margin:0}
@media (max-width:900px){.why-items{grid-template-columns:1fr}.why-items > div{border-right:0;border-bottom:1px solid rgba(255,255,255,.14);padding:32px 4px}}

.ig-card{margin-top:34px;background:var(--sand);padding:48px 24px;display:flex;flex-direction:column;align-items:center;gap:10px;text-align:center}
.ig-avatar{width:76px;height:76px;border-radius:50%;object-fit:cover;object-position:center 25%;margin-bottom:6px}
.ig-card strong{font-weight:500;color:var(--black)}
.ig-card span{font-size:.88rem;color:var(--muted);margin-bottom:12px}

/* ==========================================================
   Buy & Sell pages (structure matches the reference site)
   ========================================================== */
.split-hero{padding:0;background:var(--black)}
.split-hero-grid{display:grid;grid-template-columns:1fr 1fr;min-height:660px}
.split-hero-text{display:flex;align-items:center;padding:80px 6vw 80px max(24px,calc((100vw - var(--wrap))/2 + 24px))}
.split-hero-text h1{color:var(--white);margin-bottom:24px}
.split-hero-text p{color:rgba(255,255,255,.82);max-width:520px}
.split-hero-media{position:relative;overflow:hidden;background:#1a1a1a}
.split-hero-media > img{width:100%;height:100%;object-fit:cover;object-position:center 25%;display:block}
.media-quote{position:absolute;left:0;bottom:0;max-width:440px;background:var(--sand-deep);padding:24px 28px}
.media-quote p{margin:0 0 8px;font-size:1rem;color:var(--black)}
.media-quote span{font-size:.64rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.value-card{position:absolute;left:8%;right:8%;top:50%;transform:translateY(-50%);background:rgba(255,255,255,.96);padding:40px 36px;max-width:440px;box-shadow:0 20px 50px rgba(0,0,0,.18)}
.value-card.reveal.in{transform:translateY(-50%)}
.value-card h3{font-weight:300;font-size:1.6rem;letter-spacing:.04em;line-height:1.3;margin-bottom:14px}
.value-card p{color:var(--muted);font-size:.92rem}
.hero-mini-stats{display:grid;grid-template-columns:repeat(3,auto);gap:12px;margin-top:38px;justify-content:start}
.hero-mini-stats > div{border:1px solid rgba(255,255,255,.22);padding:14px 18px}
.hero-mini-stats strong{display:block;color:var(--white);font-weight:300;font-size:1.35rem}
.hero-mini-stats span{display:block;font-size:.58rem;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.65);margin-top:2px}
@media (max-width:900px){.split-hero-grid{grid-template-columns:1fr}.split-hero-text{padding:60px 24px}.split-hero-media{height:480px}.value-card{left:20px;right:20px;padding:30px 24px}}
@media (max-width:560px){.hero-mini-stats{grid-template-columns:1fr 1fr}.hero-mini-stats > div:last-child{grid-column:1/-1}}

.guide-band{background:var(--sand-deep);padding:64px 0}
.guide-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.guide-grid .form.stack{margin:0}
@media (max-width:900px){.guide-grid{grid-template-columns:1fr;gap:28px}}

.timeline{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(7,1fr);gap:18px;position:relative}
.timeline::before{content:"";position:absolute;top:27px;left:7%;right:7%;height:1px;background:var(--sand-deep)}
.timeline li{text-align:center;position:relative}
.step-ico{width:56px;height:56px;margin:0 auto 16px;border-radius:50%;background:var(--white);border:1px solid var(--orange);display:flex;align-items:center;justify-content:center;font-size:1.3rem;position:relative}
.timeline small{display:block;font-size:.6rem;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin-bottom:6px}
.timeline h3{font-weight:400;font-size:.95rem;letter-spacing:.04em;margin-bottom:8px}
.timeline p{font-size:.84rem;color:var(--muted);margin:0;line-height:1.6}
@media (max-width:1000px){.timeline{grid-template-columns:1fr;gap:0}.timeline::before{left:27px;right:auto;top:0;bottom:0;width:1px;height:auto}.timeline li{display:grid;grid-template-columns:56px 1fr;column-gap:18px;text-align:left;padding-bottom:26px}.step-ico{grid-row:1 / span 3;margin:0}}

.split-feature{padding:0}
.split-feature-grid{display:grid;grid-template-columns:1fr 1fr}
.sf-photo{width:100%;height:100%;min-height:560px;object-fit:cover;object-position:center 25%}
.sf-copy{padding:80px max(24px,calc((100vw - var(--wrap))/2 + 24px)) 80px 6vw}
.icon-list{margin-top:30px;display:grid;gap:26px}
.icon-list > div{display:grid;grid-template-columns:44px 1fr;gap:16px}
.icon-list > div > span{width:44px;height:44px;background:var(--white);display:flex;align-items:center;justify-content:center;font-size:1.1rem}
.icon-list h3{font-weight:500;font-size:.98rem;margin-bottom:4px}
.icon-list p{color:var(--muted);font-size:.93rem;margin:0}
@media (max-width:900px){.split-feature-grid{grid-template-columns:1fr}.sf-photo{min-height:0;height:380px}.sf-copy{padding:56px 24px}}

.card.left{text-align:left}

.psteps{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);background:var(--white)}
.pstep{position:relative;padding:40px 30px;border-right:1px solid var(--line)}
.pstep:last-child{border-right:0}
.pnum{position:absolute;top:22px;right:24px;font-size:2.6rem;font-weight:300;color:var(--sand-deep);line-height:1}
.pstep .emoji{display:block;font-size:1.5rem;margin-bottom:18px}
.pstep h3{font-weight:400;font-size:1.02rem;letter-spacing:.04em}
.pstep p{color:var(--muted);font-size:.9rem;margin:0}
@media (max-width:900px){.psteps{grid-template-columns:1fr 1fr}.pstep:nth-child(2){border-right:0}.pstep:nth-child(-n+2){border-bottom:1px solid var(--line)}}
@media (max-width:560px){.psteps{grid-template-columns:1fr}.pstep{border-right:0;border-bottom:1px solid var(--line)}}

.calc{display:grid;grid-template-columns:1.2fr .8fr;background:var(--white);box-shadow:0 18px 44px rgba(0,0,0,.05)}
.calc-inputs{padding:40px;display:grid;gap:16px}
.calc-inputs label{display:block;font-size:.66rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;color:var(--black)}
.calc-inputs input,.calc-inputs select{display:block;width:100%;margin-top:8px;font-family:var(--font);font-size:1rem;font-weight:300;padding:13px 14px;border:1px solid rgba(0,0,0,.14);background:var(--cream);border-radius:0;appearance:none;letter-spacing:0;text-transform:none}
.calc-inputs input:focus,.calc-inputs select:focus{outline:none;border-color:var(--orange)}
.calc-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.calc-result{background:var(--black);color:rgba(255,255,255,.8);padding:40px;display:flex;flex-direction:column}
.calc-total{font-size:clamp(2.2rem,4vw,3rem);font-weight:300;color:var(--white);margin-bottom:20px;line-height:1.1}
.calc-result ul{list-style:none;padding:0;margin:0 0 20px}
.calc-result li{display:flex;justify-content:space-between;padding:11px 0;border-bottom:1px solid rgba(255,255,255,.12);font-size:.9rem}
.calc-result b{font-weight:400;color:var(--white)}
.calc-result .fine{color:rgba(255,255,255,.55);font-size:.78rem}
.calc-result .btn{margin-top:auto;align-self:flex-start}
@media (max-width:900px){.calc{grid-template-columns:1fr}.calc-inputs,.calc-result{padding:28px 22px}}
@media (max-width:480px){.calc-row{grid-template-columns:1fr}}

/* ==========================================================
   Refer, New Construction, Events (structure matches the reference site)
   ========================================================== */
.dark-hero{background:var(--black);color:rgba(255,255,255,.82);padding:120px 0 110px}
.dark-hero h1{color:var(--white);margin-bottom:24px;max-width:860px}
.dark-hero p{max-width:640px;margin-bottom:30px}
@media (max-width:760px){.dark-hero{padding:80px 0 70px}}
.wide-photo{width:100%;height:clamp(220px,32vw,420px);object-fit:cover;display:block}
.honor-band{background:var(--sand-deep);padding:70px 0}
.big-emoji{display:block;font-size:2.6rem;margin-bottom:12px}
.honor-band p{font-size:1.08rem;color:var(--charcoal)}
.honor-band small{display:block;font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
.psteps.three{grid-template-columns:repeat(3,1fr)}
@media (max-width:900px){.psteps.three{grid-template-columns:1fr}.psteps.three .pstep{border-right:0;border-bottom:1px solid var(--line)}}
.psteps.light{margin-top:44px}
.warn-band{background:var(--sand-deep)}
.warn-band p{color:var(--charcoal)}
.form-title{font-weight:300;font-size:1.5rem;letter-spacing:.04em;margin:-4px 0 18px}
.form-sub{font-size:.64rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin:8px 0 -6px}
.pull-quote{margin:0;font-weight:300;font-size:clamp(1.4rem,2.6vw,2rem);line-height:1.5;color:var(--black);border-left:2px solid var(--orange);padding-left:28px}
.pull-quote span{display:block;font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-top:16px}
.event-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
@media (max-width:900px){.event-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.event-grid{grid-template-columns:1fr}}
.event-card{background:var(--white);border:1px solid var(--line)}
.event-img{aspect-ratio:4/5;background:var(--sand);display:flex;align-items:center;justify-content:center;overflow:hidden}
.event-img img{width:100%;height:100%;object-fit:cover}
.event-card.soon .event-img img{width:34%;height:auto;object-fit:contain;opacity:.85}
.event-body{padding:24px 26px 28px}
.event-body small{display:block;font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin-bottom:6px}
.event-body h3{font-weight:300;font-size:1.3rem;letter-spacing:.04em;margin-bottom:10px}
.event-body p{color:var(--muted);font-size:.92rem;margin:0}
.event-facts{list-style:none;padding:0;margin:0 0 20px}
.event-facts li{padding:10px 0;border-bottom:1px solid var(--line);font-size:.93rem}

/* ==========================================================
   Blog (structure matches the reference site)
   ========================================================== */
.blog-wrap{background:var(--cream);padding-top:56px}
.featured-post{display:grid;grid-template-columns:1.25fr 1fr;gap:56px;align-items:center}
.feat-img{display:block;overflow:hidden;aspect-ratio:16/11;background:var(--sand-deep)}
.feat-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.feat-img:hover img{transform:scale(1.03)}
.feat-body h2{text-transform:none;letter-spacing:.02em;font-size:clamp(1.6rem,3vw,2.4rem);line-height:1.25}
.feat-body h2 a{text-decoration:none}
.feat-body h2 a:hover{color:var(--orange)}
.feat-body p{color:var(--muted)}
.feat-meta{display:flex;gap:22px;font-size:.66rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin:4px 0 26px}
.feat-meta span{color:var(--muted)}
@media (max-width:900px){.featured-post{grid-template-columns:1fr;gap:28px}}
.blog-divider{height:1px;background:var(--line);margin:64px 0 48px}
.blog-head{text-transform:none;letter-spacing:.04em;font-size:clamp(2rem,4vw,3rem);margin-bottom:24px}
.blog-tools{display:grid;grid-template-columns:1fr 220px;gap:14px;margin-bottom:16px}
.blog-tools input,.blog-tools select{width:100%;font-family:var(--font);font-size:.95rem;font-weight:300;padding:14px 16px;border:1px solid rgba(0,0,0,.14);background:var(--white);border-radius:0;appearance:none}
.blog-tools select{background-image:linear-gradient(45deg,transparent 50%,var(--black) 50%),linear-gradient(135deg,var(--black) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 15px) 50%;background-size:5px 5px;background-repeat:no-repeat}
.blog-tools input:focus,.blog-tools select:focus{outline:none;border-color:var(--orange)}
@media (max-width:640px){.blog-tools{grid-template-columns:1fr}}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:36px}
.chip{font-family:var(--font);font-size:.66rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;padding:11px 16px;border:1px solid rgba(0,0,0,.16);background:var(--white);color:var(--black);cursor:pointer;transition:all .2s}
.chip:hover{border-color:var(--orange);color:var(--orange)}
.chip.active{background:var(--black);border-color:var(--black);color:var(--white)}
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
@media (max-width:900px){.blog-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.blog-grid{grid-template-columns:1fr}}
.blog-grid .empty-note{grid-column:1/-1}
.blog-card{display:block;text-decoration:none;background:var(--white);transition:transform .25s,box-shadow .25s}
.blog-card:hover{transform:translateY(-3px);box-shadow:0 16px 36px rgba(0,0,0,.06)}
.blog-img{aspect-ratio:16/10;overflow:hidden;background:var(--sand-deep)}
.blog-img img{width:100%;height:100%;object-fit:cover}
.blog-body{padding:24px 24px 26px}
.blog-body small{display:block;font-size:.6rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin-bottom:8px}
.blog-body h3{font-weight:400;font-size:1.08rem;line-height:1.4;margin-bottom:10px}
.blog-body p{color:var(--muted);font-size:.9rem;margin:0 0 14px}
.blog-date{font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.blog-pager{display:flex;justify-content:center;align-items:center;gap:18px;margin-top:40px;font-size:.8rem;letter-spacing:.14em}
.blog-pager button{width:44px;height:44px;border:1px solid rgba(0,0,0,.16);background:var(--white);cursor:pointer;font-size:1rem}
.blog-pager button:disabled{opacity:.35;cursor:default}

.post-page{background:var(--cream);padding-top:44px}
.post-wrap{max-width:900px}
.back-link{display:inline-block;font-size:.66rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;color:var(--muted);margin-bottom:26px}
.back-link:hover{color:var(--orange)}
.post-hero-img{width:100%;aspect-ratio:16/9;object-fit:cover;margin-bottom:30px;background:var(--sand-deep)}
.post-meta{display:flex;flex-wrap:wrap;gap:22px;font-size:.64rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--orange);margin-bottom:14px}
.post-meta span{color:var(--muted)}
.post-title{text-transform:none;letter-spacing:.02em;font-size:clamp(1.9rem,4vw,2.9rem);line-height:1.2;margin-bottom:30px}
.post-page .prose{max-width:none;background:var(--white);padding:44px 48px}
.post-page .prose h3{font-size:1.25rem;font-weight:400;letter-spacing:.06em;text-transform:uppercase;margin:2em 0 .7em;padding-top:1.4em;border-top:1px solid var(--line)}
.post-page .prose h3:first-of-type{border-top:0;padding-top:0}
.post-page .prose h4{font-size:1.02rem;font-weight:500;margin:1.6em 0 .4em}
.post-page .prose ul{padding-left:1.1em}
.post-page .prose li{margin-bottom:6px}
@media (max-width:640px){.post-page .prose{padding:28px 22px}}
.post-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:34px}
.agent-ref-card{background:var(--sand);padding:40px 36px}.agent-ref-card h3{font-weight:300;letter-spacing:.06em;margin-bottom:6px}
.elfsight-reviews{min-height:120px}
.idx-block{background:var(--white);padding:32px;margin-bottom:24px;min-height:80px}.idx-block p{margin:0}@media (max-width:640px){.idx-block{padding:20px 14px}}

/* IDX Broker quick search, restyled to match the site */
.idx-block .IDX-quicksearchWrapper{width:100%!important;border:0!important;box-shadow:none!important;background:transparent!important;padding:0!important;border-radius:0!important}
.idx-block .IDX-quicksearchForm{display:grid!important;grid-template-columns:repeat(3,1fr);gap:16px 18px;align-items:end;width:100%!important;margin:0!important;padding:0!important}
.idx-block .IDX-qsFieldWrap{display:flex!important;flex-direction:column;gap:8px;width:auto!important;margin:0!important;padding:0!important;float:none!important;clear:none!important}
.idx-block .IDX-qsLabel{font-family:var(--font)!important;font-size:.66rem!important;font-weight:400!important;letter-spacing:.18em!important;text-transform:uppercase!important;color:var(--black)!important;width:auto!important;text-align:left!important;float:none!important;padding:0!important}
.idx-block .IDX-qsInput:not(.IDX-qsHiddenInput),.idx-block .IDX-quicksearchForm select{width:100%!important;height:auto!important;font-family:var(--font)!important;font-size:1rem!important;font-weight:300!important;padding:13px 14px!important;border:1px solid rgba(0,0,0,.14)!important;background:var(--cream)!important;color:var(--charcoal)!important;border-radius:0!important;box-shadow:none!important;float:none!important;margin:0!important}
.idx-block .IDX-quicksearchForm input[type=submit],.idx-block .IDX-quicksearchForm button,.idx-block .IDX-qsButtonInput{font-family:var(--font)!important;font-weight:400!important;font-size:.7rem!important;letter-spacing:.24em!important;text-transform:uppercase!important;padding:15px 30px!important;background:var(--black)!important;color:var(--white)!important;border:1px solid var(--black)!important;border-radius:0!important;cursor:pointer;width:100%!important;height:auto!important;margin:0!important;float:none!important}
.idx-block .IDX-quicksearchForm input[type=submit]:hover,.idx-block .IDX-quicksearchForm button:hover{background:var(--orange)!important;border-color:var(--orange)!important}
@media (max-width:760px){.idx-block .IDX-quicksearchForm{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.idx-block .IDX-quicksearchForm{grid-template-columns:1fr}}
.ref-stat{display:grid;grid-template-columns:auto 1fr;gap:20px;align-items:center;background:var(--sand);border-left:2px solid var(--orange);padding:20px 24px;margin:0 0 24px}
.ref-stat strong{font-weight:300;font-size:3rem;line-height:1;color:var(--orange)}
.ref-stat span{font-size:.95rem;color:var(--charcoal)}
/* Instagram reels on the homepage */
.video-grid .vid.ig{aspect-ratio:auto;height:560px;background:var(--white);border:1px solid var(--line)}
.video-grid .vid.ig iframe{width:100%;height:100%;border:0;display:block}
.video-grid a.vid-title{display:block;text-decoration:none;margin-top:12px;font-size:.92rem}
.video-grid a.vid-title:hover{color:var(--orange)}
.vid-more{grid-column:1/-1;text-align:center;margin-top:18px}
@media (max-width:900px){.video-grid .vid.ig{height:520px}}
@media (max-width:560px){.video-grid{grid-template-columns:1fr}.video-grid .vid.ig{height:600px;max-width:400px;margin:0 auto}}