/* ==========================================================================
   Stacey's Properties -- Desert Modern design system
   ========================================================================== */

@import url('https://fonts.googleapis.com/css2?family=Montserrat:wght@400;500;600;700&family=Cormorant+Garamond:wght@500;600;700&display=swap');

:root {
  /* Desert palette */
  --ivory: #f8f6f5;
  --sand: #f3efea;
  --sand-deep: #d8d3ce;
  --clay: #a77c57;
  --clay-dark: #72543d;
  --clay-light: #b3a99e;
  --charcoal: #232627;
  --charcoal-soft: #4b4643;
  --near-black: #1b1a18;
  --header-bg: #f9f9f9;
  --sage: #8a9a82;
  --sage-dark: #64735d;
  --sage-light: #dbe3d5;
  --white: #ffffff;
  --line: #d8d3ce;

  /* --font-display: editorial serif (Cormorant Garamond), used ONLY for real headings (h1-h4) and quotation text.
     --font-accent: sans (Montserrat), used for UI emphasis (prices, stats, nav brand) where a serif would hurt legibility.
     --font-body: sans (Montserrat), running text and form controls. */
  --font-display: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --font-accent: 'Montserrat', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --font-body: 'Montserrat', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  --radius-xs: 2px;
  --radius-sm: 3px;
  --radius-md: 4px;
  --radius-lg: 6px;
  --radius-btn: 2px;
  --border-hairline: 1px solid var(--line);
  --shadow-sm: 0 1px 1px rgba(27, 26, 24, 0.04);
  --shadow-md: 0 2px 8px rgba(27, 26, 24, 0.06);
  --shadow-lg: 0 4px 16px rgba(27, 26, 24, 0.08);

  --container: 1280px;
  --header-height: 70px;
  --section-space: 56px;
  --section-space-compact: 40px;
  --section-space-xtight: 32px;
  --section-space-micro: 22px;
  --section-space-nano: 16px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; overflow-x: hidden; }
body {
  margin: 0;
  overflow-x: hidden;
  font-family: var(--font-body);
  color: var(--charcoal);
  background: var(--ivory);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }
a { color: inherit; }

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.05;
  letter-spacing: -0.005em;
  margin: 0 0 0.5em;
  color: var(--charcoal);
}
h1 { font-size: clamp(2.4rem, 4vw, 3.4rem); font-weight: 600; }
h2 { font-size: clamp(1.875rem, 2.6vw, 2.375rem); font-weight: 500; }
h3 { font-size: clamp(1.25rem, 1.6vw, 1.5rem); font-weight: 600; }
h4 { font-size: 1.05rem; font-weight: 600; }
p { margin: 0 0 1em; }

.container {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 24px;
}

.section { padding: var(--section-space) 0; }
.section--tight { padding: var(--section-space-compact) 0; }
.section--xtight { padding: var(--section-space-xtight) 0; }
.section--micro { padding: var(--section-space-micro) 0; }
.section--nano { padding: var(--section-space-nano) 0; }
.section--sand { background: var(--sand); }
.section--charcoal { background: var(--charcoal); color: var(--sand); }
.section--charcoal h2, .section--charcoal h3 { color: var(--white); }

.eyebrow {
  display: inline-block;
  font-family: var(--font-accent);
  font-size: 0.68rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--clay-dark);
  font-weight: 600;
  margin-bottom: 12px;
}

.lede { font-size: 1rem; color: var(--charcoal-soft); max-width: 62ch; line-height: 1.6; }

/* Section kicker: a single bold tracked label standing in as the section title (no separate large headline) */
.section-kicker { font-family: var(--font-accent); font-weight: 600; font-size: 0.78rem; letter-spacing: 0.13em; text-transform: uppercase; color: var(--charcoal); margin: 0; }
/* Section subhead: bronze secondary line under a real H2 (e.g. Meet Stacey) */
.section-subhead { color: var(--clay-dark); font-weight: 600; font-size: 1.05rem; margin: 0 0 14px; }

/* ---------- Buttons (compact, low-radius, restrained) ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  height: 38px;
  padding: 0 20px;
  border-radius: var(--radius-btn);
  font-weight: 600;
  font-size: 0.8rem;
  letter-spacing: 0.02em;
  text-decoration: none;
  border: 1px solid transparent;
  cursor: pointer;
  white-space: nowrap;
  transition: background 0.18s ease, border-color 0.18s ease, color 0.18s ease;
}
.btn-primary { background: var(--clay); color: var(--white); }
.btn-primary:hover { background: var(--clay-dark); }
.btn-outline { background: transparent; border-color: var(--charcoal); color: var(--charcoal); }
.btn-outline:hover { background: var(--charcoal); color: var(--white); }
.btn-outline-light { background: transparent; border-color: rgba(255, 255, 255, 0.6); color: var(--white); }
.btn-outline-light:hover { background: rgba(255, 255, 255, 0.15); border-color: var(--white); }
.btn-light { background: var(--white); color: var(--charcoal); }
.btn-light:hover { background: var(--sand); }
.btn-sage { background: var(--sage); color: var(--white); }
.btn-sage:hover { background: var(--sage-dark); }
.btn-outline-clay { background: transparent; border-color: var(--clay); color: var(--clay-dark); }
.btn-outline-clay:hover { background: var(--clay); color: var(--white); border-color: var(--clay); }
.btn-sm { height: 32px; padding: 0 14px; font-size: 0.72rem; }
.btn-block { width: 100%; }
.btn[disabled] { opacity: 0.55; cursor: not-allowed; }

/* ---------- Text action (arrow-suffixed link, replaces most secondary buttons) ---------- */
.text-action {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  background: none;
  border: none;
  padding: 0;
  color: var(--clay-dark);
  font-weight: 600;
  font-size: 0.85rem;
  text-decoration: none;
  border-bottom: 1px solid transparent;
  cursor: pointer;
  transition: border-color 0.18s ease, color 0.18s ease, gap 0.18s ease;
}
.text-action:hover { border-bottom-color: currentColor; gap: 9px; }
.text-action--charcoal { color: var(--charcoal); }
.text-action--light { color: var(--white); }

/* ---------- Header / Nav ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(249, 249, 249, 0.96);
  backdrop-filter: saturate(160%) blur(10px);
  border-bottom: 1px solid var(--line);
  transition: background 0.25s ease, border-color 0.25s ease;
}
.site-header .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: var(--header-height);
}
.brand { display: flex; align-items: center; gap: 10px; text-decoration: none; flex-shrink: 0; min-width: 330px; }
.brand img { height: 44px; width: 44px; flex-shrink: 0; }
.brand-text { display: flex; flex-direction: column; line-height: 1; min-width: 0; overflow: visible; gap: 3px; }
.brand-text strong { font-family: var(--font-display); font-weight: 600; font-size: 1.3rem; line-height: 1; color: var(--charcoal); transition: color 0.25s ease; white-space: nowrap; }
.brand-text span { display: block; font-family: var(--font-accent); font-size: 0.62rem; font-weight: 500; line-height: 1.2; letter-spacing: 0.01em; color: var(--clay-dark); transition: color 0.25s ease; white-space: nowrap; overflow: visible; text-overflow: clip; }

.main-nav { display: flex; align-items: center; gap: 4px; }
.main-nav > a, .nav-dropdown summary {
  text-decoration: none;
  color: var(--charcoal-soft);
  font-weight: 500;
  font-size: 0.85rem;
  letter-spacing: 0.01em;
  padding: 8px 10px;
  border-bottom: 2px solid transparent;
  transition: color 0.15s ease, border-color 0.15s ease;
  white-space: nowrap;
  cursor: pointer;
  list-style: none;
}
.nav-dropdown summary a { color: inherit; text-decoration: none; }
.nav-dropdown summary::-webkit-details-marker { display: none; }
.nav-dropdown summary::after { content: ''; display: inline-block; width: 5px; height: 5px; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-2px); margin-left: 6px; transition: transform 0.15s ease; }
.nav-dropdown[open] summary::after { transform: rotate(-135deg) translateY(1px); }
.main-nav > a:hover, .main-nav > a.is-active, .nav-dropdown summary:hover, .nav-dropdown summary.is-active { color: var(--charcoal); border-bottom-color: var(--clay); }
.nav-cta { margin-left: 10px; white-space: nowrap; height: 38px; }
.nav-icon-btn { display: flex; align-items: center; justify-content: center; width: 32px; height: 32px; border-radius: 50%; color: var(--charcoal-soft); margin-left: 4px; transition: background 0.15s ease, color 0.15s ease; }
.nav-icon-btn:hover { background: var(--sand-deep); color: var(--charcoal); }
.nav-phone { font-weight: 600 !important; font-size: 0.85rem; white-space: nowrap; margin-left: 4px; display: none; }
@media (min-width: 1400px) { .nav-phone { display: inline-block; } }

.nav-toggle, .nav-close { display: none; background: none; border: 1px solid var(--line); border-radius: var(--radius-xs); padding: 7px 9px; cursor: pointer; }
.nav-backdrop { display: none; }

/* Desktop dropdown panel */
.nav-dropdown { position: relative; }
.nav-dropdown-panel {
  position: absolute; top: calc(100% + 10px); left: 0; min-width: 230px;
  background: var(--white); border-radius: var(--radius-md); box-shadow: var(--shadow-lg);
  padding: 8px; display: flex; flex-direction: column; gap: 2px;
  opacity: 0; visibility: hidden; transform: translateY(4px);
  transition: opacity 0.15s ease, transform 0.15s ease, visibility 0.15s;
}
.nav-dropdown[open] .nav-dropdown-panel { opacity: 1; visibility: visible; transform: translateY(0); }
.nav-dropdown-panel a { display: block; padding: 10px 12px; border-radius: var(--radius-sm); color: var(--charcoal-soft); text-decoration: none; font-weight: 600; font-size: 0.9rem; white-space: nowrap; }
.nav-dropdown-panel a:hover, .nav-dropdown-panel a.is-active { background: var(--sand); color: var(--charcoal); }

@media (max-width: 1180px) {
  .nav-toggle { display: block; }
  .nav-icon-btn { display: none; }
  .nav-backdrop { display: block; position: fixed; inset: 0; background: rgba(32, 28, 25, 0.45); opacity: 0; visibility: hidden; transition: opacity 0.25s ease, visibility 0.25s; z-index: 150; }
  .nav-backdrop.is-open { opacity: 1; visibility: visible; }
  .main-nav {
    position: fixed; top: 0; right: -360px; bottom: 0; width: min(340px, 86vw);
    background: var(--ivory); flex-direction: column; align-items: stretch;
    padding: 24px 18px; gap: 2px; overflow-y: auto; z-index: 200;
    transition: right 0.22s ease;
    box-shadow: var(--shadow-lg);
  }
  .main-nav.is-open { right: 0; }
  .main-nav > a, .nav-dropdown summary { padding: 15px 14px; color: var(--charcoal-soft) !important; font-size: 1rem; }
  .nav-close { display: block; align-self: flex-end; margin-bottom: 10px; font-size: 1.2rem; line-height: 1; }
  .nav-dropdown-panel { position: static; box-shadow: none; opacity: 1; visibility: visible; transform: none; display: none; padding: 0 0 0 14px; background: transparent; transition: none; }
  .nav-dropdown[open] .nav-dropdown-panel { display: flex; }
  .nav-cta { margin: 14px 0 0; }
  .nav-phone { display: block !important; margin: 4px 0 0; }
}

/* Overlay variant: transparent nav floating over a full-bleed hero photo, solidifies on scroll */
.site-header--overlay {
  position: absolute;
  top: 0; left: 0; right: 0;
  background: transparent;
  border-bottom-color: transparent;
  backdrop-filter: none;
}
.site-header--overlay .brand-text strong { color: var(--white); }
.site-header--overlay .brand-text span { color: var(--clay-light); }
.site-header--overlay .main-nav > a, .site-header--overlay .nav-dropdown summary, .site-header--overlay .nav-icon-btn { color: rgba(255, 255, 255, 0.92); }
.site-header--overlay .main-nav > a:hover, .site-header--overlay .main-nav > a.is-active, .site-header--overlay .nav-dropdown summary:hover, .site-header--overlay .nav-dropdown summary.is-active { color: var(--white); border-bottom-color: var(--clay-light); }
.site-header--overlay .nav-icon-btn:hover { background: rgba(255, 255, 255, 0.16); color: var(--white); }
.site-header--overlay .nav-toggle { border-color: rgba(255, 255, 255, 0.5); color: var(--white); }
.site-header--overlay.is-scrolled {
  position: fixed;
  background: rgba(32, 28, 25, 0.92);
  backdrop-filter: saturate(160%) blur(10px);
  border-bottom-color: rgba(255, 255, 255, 0.08);
}
@media (max-width: 1180px) {
  .site-header--overlay .main-nav { background: var(--charcoal); }
  .site-header--overlay .main-nav > a, .site-header--overlay .nav-dropdown summary { color: rgba(255, 255, 255, 0.92) !important; }
  .site-header--overlay .nav-close { color: var(--white); border-color: rgba(255, 255, 255, 0.4); }
}

/* ---------- Full-bleed photo hero ---------- */
.hero-full {
  position: relative;
  min-height: 660px;
  display: flex;
  align-items: flex-end;
  background-size: cover;
  background-position: center;
  color: var(--white);
  overflow: hidden;
}
.hero-full--compact { min-height: 440px; }
.hero-full video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; }
.hero-full::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(180deg, rgba(32, 28, 25, 0.25) 0%, rgba(32, 28, 25, 0.35) 45%, rgba(32, 28, 25, 0.82) 100%);
}
.hero-full .container { position: relative; z-index: 2; padding-top: calc(var(--header-height) + 40px); padding-bottom: 56px; width: 100%; }
#homeHero.hero-full .container { max-width: 1600px; }
@media (max-width: 780px) {
  .hero-full video { display: none; }
}
.hero-full h1, .hero-full p { color: var(--white); }
.hero-full .lede { color: rgba(255, 255, 255, 0.88); }
.hero-full .eyebrow { color: var(--clay-light); }
.hero-full .hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-top: 28px; }
.hero-full .hero-stats { display: flex; gap: 32px; margin-top: 36px; flex-wrap: wrap; }
.hero-full .hero-stats div strong { display: block; font-family: var(--font-accent); font-weight: 800; font-size: 1.6rem; color: var(--white); }
.hero-full .hero-stats div span { font-size: 0.82rem; color: rgba(255, 255, 255, 0.75); }
.hero-full .lede { max-width: 56ch; }

@media (max-width: 640px) {
  .hero-full { min-height: 560px; }
  .hero-full--compact { min-height: 380px; }
}
.hero-full--with-bridge { padding-bottom: 130px; }

/* Home hero only: compact height, non-overlay light header, cropped video (source has embedded white framing), left-side gradient */
#homeHero.hero-full { min-height: 0; height: clamp(330px, 29vw, 430px); align-items: stretch; }
#homeHero .hero-media { position: absolute; inset: 0; overflow: hidden; z-index: 0; }
#homeHero .hero-media video {
  position: absolute; top: 50%; left: 50%;
  width: 100%; height: 100%; min-width: 100%; min-height: 100%;
  object-fit: cover; object-position: center center;
  transform: translate(-50%, -50%) scale(var(--hero-video-scale, 1.2));
}
#homeHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#homeHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#homeHero .hero-copy { max-width: 450px; position: relative; z-index: 2; }
#homeHero .hero-copy h1 { font-size: clamp(2.6rem, 5vw, 3.6rem); font-weight: 600; line-height: 0.96; color: var(--ivory); }
#homeHero .hero-copy .lede { max-width: 420px; font-size: 0.94rem; color: rgba(248, 246, 245, 0.88); margin-top: 10px; }
#homeHero .hero-copy .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #homeHero.hero-full { height: clamp(360px, 62vw, 460px); }
}

/* Buy hero only: compact height, non-overlay light header, left-side gradient (same treatment as Home hero) */
#buyHero.hero-full { min-height: 0; height: clamp(330px, 32vw, 390px); align-items: stretch; }
#buyHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#buyHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#buyHero .hero-copy { max-width: 460px; position: relative; z-index: 2; }
#buyHero .hero-copy h1 { font-size: clamp(2.4rem, 4.5vw, 3.2rem); font-weight: 600; line-height: 0.98; color: var(--ivory); }
#buyHero .hero-copy .lede { max-width: 440px; font-size: 0.94rem; color: rgba(248, 246, 245, 0.88); margin-top: 10px; }
#buyHero .hero-copy .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #buyHero.hero-full { height: clamp(340px, 68vw, 420px); }
}

/* Rent hero only: compact height, non-overlay light header, left-side gradient (same treatment as Home/Buy hero) */
#rentHero.hero-full { min-height: 0; height: clamp(330px, 32vw, 390px); align-items: stretch; }
#rentHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#rentHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#rentHero .hero-copy { max-width: 460px; position: relative; z-index: 2; }
#rentHero .hero-copy h1 { font-size: clamp(2.4rem, 4.5vw, 3.2rem); font-weight: 600; line-height: 0.98; color: var(--ivory); }
#rentHero .hero-copy .lede { max-width: 440px; font-size: 0.94rem; color: rgba(248, 246, 245, 0.88); margin-top: 10px; }
#rentHero .hero-copy .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #rentHero.hero-full { height: clamp(340px, 68vw, 420px); }
}

/* Sell hero only: compact height, non-overlay light header, left-side gradient (same treatment as Home/Buy/Rent hero) */
#sellHero.hero-full { min-height: 0; height: clamp(330px, 32vw, 390px); align-items: stretch; }
#sellHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#sellHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#sellHero .hero-copy { max-width: 460px; position: relative; z-index: 2; }
#sellHero .hero-copy h1 { font-size: clamp(2.4rem, 4.5vw, 3.2rem); font-weight: 600; line-height: 0.98; color: var(--ivory); }
#sellHero .hero-copy .lede { max-width: 440px; font-size: 0.94rem; color: rgba(248, 246, 245, 0.88); margin-top: 10px; }
#sellHero .hero-copy .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #sellHero.hero-full { height: clamp(340px, 68vw, 420px); }
}

/* Property Management hero only: taller premium hero per the exact-alignment brief (deliberately taller than Buy/Rent/Sell's compact hero, per that brief), non-overlay light header, left-side gradient */
#pmHero.hero-full { min-height: 0; height: clamp(500px, 40vw, 620px); align-items: stretch; }
#pmHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#pmHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#pmHero .hero-copy { max-width: 480px; position: relative; z-index: 2; }
#pmHero .hero-copy .eyebrow { margin-bottom: 6px; }
#pmHero .hero-copy h1 { font-size: clamp(3.375rem, 4.2vw, 3.75rem); font-weight: 500; line-height: 0.98; color: var(--ivory); }
#pmHero .hero-copy .lede { max-width: 440px; font-size: 0.96rem; line-height: 1.55; color: rgba(248, 246, 245, 0.88); margin-top: 10px; }
#pmHero .hero-services-link { display: inline-flex; margin-top: 22px; margin-bottom: 20px; font-size: 0.92rem; font-weight: 500; }
#pmHero .hero-actions { margin-top: 0; }
#pmHero .hero-actions .btn { height: 42px; padding: 0 24px; }
@media (max-width: 640px) {
  #pmHero.hero-full { height: clamp(430px, 85vw, 560px); }
}

/* ---------- Floating quick-search card (bridges hero into content, compact) ---------- */
.quick-search-card {
  position: relative;
  z-index: 5;
  margin-top: -42px;
  background: var(--header-bg);
  border: var(--border-hairline);
  border-radius: var(--radius-xs);
  box-shadow: var(--shadow-md);
  padding: 14px 22px;
  margin-bottom: 28px;
}
.quick-search-card .search-filters { display: grid; grid-template-columns: 1.3fr repeat(4, 1fr) auto; gap: 12px; align-items: end; }
.quick-search-card .field { margin-bottom: 0; }
.quick-search-card label { font-size: 0.66rem; font-weight: 600; margin-bottom: 4px; color: var(--charcoal-soft); text-transform: uppercase; letter-spacing: 0.04em; }
.quick-search-card input, .quick-search-card select { height: 36px; padding: 6px 10px; font-size: 0.85rem; border-radius: var(--radius-xs); }
.quick-search-card .btn { height: 36px; }
@media (max-width: 980px) { .quick-search-card .search-filters { grid-template-columns: 1fr 1fr; } .quick-search-card .search-filters .btn { grid-column: 1 / -1; } }
@media (max-width: 640px) { .quick-search-card { margin-top: -32px; padding: 14px 16px; } .quick-search-card .search-filters { grid-template-columns: 1fr; } }
.quick-results-meta { display: flex; justify-content: space-between; align-items: center; margin: 14px 0 0; flex-wrap: wrap; gap: 10px; }

/* Buy/Rent/All toggle: thin underline tabs above the search fields, not a boxed segmented control */
.qs-toggle { display: flex; gap: 22px; border-bottom: var(--border-hairline); margin-bottom: 10px; }
.qs-toggle input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.qs-toggle label { padding: 0 0 7px; margin-bottom: -1px; font-size: 0.74rem; font-weight: 600; letter-spacing: 0.03em; text-transform: uppercase; color: var(--charcoal-soft); cursor: pointer; border-bottom: 2px solid transparent; transition: color 0.15s ease, border-color 0.15s ease; }
.qs-toggle input:checked + label { color: var(--clay-dark); border-bottom-color: var(--clay); }
.qs-toggle input:focus-visible + label { outline: 2px solid var(--sage-dark); outline-offset: 2px; }

/* ---------- How We Help: left label column + right 2x2 icon grid, compact ---------- */
.help-layout { display: grid; grid-template-columns: 190px 1fr; gap: 24px; align-items: start; }
.editorial-grid-2x2 { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: var(--border-hairline); }
.editorial-tile { background: var(--sand); padding: 16px 20px; display: flex; gap: 12px; align-items: flex-start; }
.editorial-tile-icon { width: 24px; height: 24px; color: var(--clay); flex-shrink: 0; margin-top: 2px; }
.editorial-tile-icon svg { width: 100%; height: 100%; }
.editorial-tile-body { min-width: 0; }
.editorial-tile h3 { margin: 0 0 3px; font-family: var(--font-accent); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; color: var(--charcoal); }
.editorial-tile p { color: var(--charcoal-soft); font-size: 0.8rem; line-height: 1.4; margin: 0 0 5px; }
.editorial-tile .text-action { font-size: 0.76rem; }
@media (max-width: 780px) { .help-layout { grid-template-columns: 1fr; gap: 12px; } }
@media (max-width: 700px) { .editorial-grid-2x2 { grid-template-columns: 1fr; } }

/* ---------- Editorial media rows (legacy, kept for potential reuse) ---------- */
.media-rows { display: flex; flex-direction: column; }
.media-row { display: flex; align-items: center; gap: 56px; padding: 44px 0; border-top: 1px solid var(--line); }
.media-row:first-child { border-top: none; padding-top: 0; }
.media-row--reverse { flex-direction: row-reverse; }
.media-row-media { flex: 1 1 46%; aspect-ratio: 4/3; border-radius: var(--radius-lg); background-size: cover; background-position: center; }
.media-row-content { flex: 1 1 46%; }
.media-row-content h3 { margin-bottom: 8px; }
.media-row-content p { color: var(--charcoal-soft); font-size: 1rem; margin-bottom: 18px; }
@media (max-width: 780px) {
  .media-row, .media-row--reverse { flex-direction: column; align-items: stretch; gap: 22px; }
  .media-row-media { aspect-ratio: 16/10; }
}

/* ---------- Split section (About preview, Property Management CTA) ---------- */
.split-section { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.split-section--reverse { direction: rtl; }
.split-section--reverse > * { direction: ltr; }
.split-media { aspect-ratio: 4/5; border-radius: var(--radius-md); background-size: cover; background-position: center; box-shadow: var(--shadow-sm); }
.portrait-placeholder {
  display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 12px;
  background: linear-gradient(160deg, var(--sand-deep), var(--sand));
  border: var(--border-hairline);
}
.portrait-placeholder-mark {
  width: 80px; height: 80px; border-radius: 50%; border: 1.5px solid var(--clay);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-display); font-weight: 700; font-size: 1.7rem; color: var(--clay-dark);
  background: var(--white);
}
.portrait-placeholder-caption { font-size: 0.82rem; color: var(--charcoal-soft); letter-spacing: 0.03em; }
.split-content p { font-size: 1.02rem; }

/* ---------- Meet Stacey band: compact 3-column editorial row (portrait | bio | testimonial) ---------- */
.meet-stacey-band { display: grid; grid-template-columns: 26fr 40fr 34fr; gap: 28px; align-items: center; }
.meet-stacey-portrait { aspect-ratio: 1/1; max-height: 170px; }
.meet-stacey-bio h2 { margin-bottom: 4px; }
.meet-stacey-bio p { font-size: 0.85rem; color: var(--charcoal-soft); margin: 8px 0 10px; line-height: 1.5; }
.meet-stacey-quote { border-left: var(--border-hairline); padding-left: 24px; }
.meet-stacey-quote .quote-mark { font-family: var(--font-display); font-size: 2.6rem; color: var(--clay); line-height: 0.4; display: block; margin-bottom: 8px; }
.meet-stacey-quote p { font-family: var(--font-display); font-size: 1.05rem; font-weight: 500; color: var(--charcoal); line-height: 1.3; margin-bottom: 10px; }
.meet-stacey-quote .quote-attribution { font-family: var(--font-accent); font-size: 0.72rem; font-weight: 600; letter-spacing: 0.03em; color: var(--charcoal-soft); padding-top: 8px; border-top: var(--border-hairline); display: inline-block; }
@media (max-width: 860px) {
  .meet-stacey-band { grid-template-columns: 1fr; gap: 20px; }
  .meet-stacey-portrait { max-height: 220px; }
  .meet-stacey-quote { border-left: none; padding-left: 0; border-top: var(--border-hairline); padding-top: 20px; }
}
@media (max-width: 860px) {
  .split-section, .split-section--reverse { grid-template-columns: 1fr; direction: ltr; }
  .split-media { aspect-ratio: 16/10; }
}

/* ---------- Apply page (Application Center) ---------- */
.apply-intro .section-head { max-width: 640px; }
.apply-intro h1 { font-size: clamp(3.5rem, 4.7vw, 4.125rem); font-weight: 500; line-height: 0.96; }
.apply-choice { display: grid; grid-template-columns: 1fr 1fr; gap: 0; max-width: 900px; margin: 44px auto 0; border-top: var(--border-hairline); }
.apply-choice-item { padding: 40px 32px; text-align: center; border-right: var(--border-hairline); }
.apply-choice-item:last-child { border-right: none; }
.apply-choice-icon { width: 46px; height: 46px; margin: 0 auto 18px; color: var(--clay); }
.apply-choice-icon svg, .apply-choice-icon img { width: 100%; height: 100%; object-fit: contain; }
.apply-choice-item h3 { margin-bottom: 10px; }
.apply-choice-item p { color: var(--charcoal-soft); font-size: 0.92rem; line-height: 1.55; max-width: 38ch; margin: 0 auto 22px; }
.apply-choice-cta { width: 278px; max-width: 100%; height: 44px; }
@media (max-width: 640px) {
  .apply-choice { grid-template-columns: 1fr; }
  .apply-choice-item { border-right: none; border-bottom: var(--border-hairline); }
  .apply-choice-item:last-child { border-bottom: none; }
}
.apply-before-icon { width: 34px; height: 34px; margin: 14px auto 12px; color: var(--clay); }
.apply-before-icon svg { width: 100%; height: 100%; }
.apply-before-notes { max-width: 560px; margin: 26px auto 0; }
.apply-before-note { display: flex; align-items: flex-start; gap: 14px; padding: 16px 0; border-top: 1px solid var(--line); text-align: left; }
.apply-before-note-icon { flex: 0 0 22px; width: 22px; height: 22px; color: var(--clay); margin-top: 1px; }
.apply-before-note-icon svg { width: 100%; height: 100%; }
.apply-before-note p { margin: 0; font-size: 0.84rem; color: var(--charcoal-soft); line-height: 1.55; }

/* ---------- Contact page ---------- */
#contactHero.hero-full { min-height: 0; height: clamp(330px, 28vw, 390px); align-items: stretch; }
#contactHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 20, 18, 0.80) 0%, rgba(20, 20, 18, 0.65) 28%, rgba(20, 20, 18, 0.34) 48%, rgba(20, 20, 18, 0.08) 68%, rgba(20, 20, 18, 0) 80%);
}
#contactHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#contactHero .hero-copy { max-width: 480px; position: relative; z-index: 2; }
#contactHero .hero-copy h1 { font-size: clamp(3.25rem, 4.3vw, 3.75rem); font-weight: 500; line-height: 0.97; color: var(--ivory); }
#contactHero .hero-copy .lede { max-width: 430px; font-size: 0.94rem; line-height: 1.55; color: rgba(248, 246, 245, 0.88); margin: 14px 0 0; }
@media (max-width: 640px) {
  #contactHero.hero-full { height: clamp(300px, 70vw, 340px); }
  #contactHero.hero-full::before { background: linear-gradient(180deg, rgba(20,20,18,0.15) 0%, rgba(20,20,18,0.55) 55%, rgba(20,20,18,0.85) 100%); }
}

#contactStrip { padding: 0; }
.contact-band { display: grid; grid-template-columns: repeat(4, 1fr); border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.contact-band-item { padding: 18px 24px; border-right: var(--border-hairline); min-height: 135px; }
.contact-band-item:last-child { border-right: none; }
.contact-band-icon { display: block; width: 30px; height: 30px; color: var(--clay); margin-bottom: 10px; }
.contact-band-icon svg { width: 100%; height: 100%; }
.contact-band-item strong { display: block; font-size: 0.7rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--charcoal-soft); margin-bottom: 6px; }
.contact-band-item a, .contact-band-primary { display: block; font-family: var(--font-accent); font-size: 0.92rem; font-weight: 600; color: var(--clay-dark); text-decoration: none; }
.contact-band-item a:hover { text-decoration: underline; }
.contact-band-sub { display: block; font-size: 0.78rem; color: var(--charcoal-soft); margin-top: 3px; line-height: 1.4; }
@media (max-width: 860px) {
  .contact-band { grid-template-columns: 1fr 1fr; }
  .contact-band-item:nth-child(2) { border-right: none; }
  .contact-band-item:nth-child(1), .contact-band-item:nth-child(2) { border-bottom: var(--border-hairline); }
}
@media (max-width: 560px) {
  .contact-band { grid-template-columns: 1fr; }
  .contact-band-item { border-right: none !important; border-bottom: var(--border-hairline); min-height: 0; }
  .contact-band-item:last-child { border-bottom: none; }
}

#contactForm { padding: 34px 0; }
.contact-form-head { max-width: 640px; margin-bottom: 22px; }
.contact-form-heading { font-family: var(--font-display); font-weight: 500; font-size: 1.2rem; letter-spacing: 0.03em; text-transform: uppercase; margin: 0; }
.contact-form-head p { color: var(--charcoal-soft); font-size: 0.9rem; margin: 6px 0 0; }
.contact-form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0 44px; }
.contact-form-col { display: flex; flex-direction: column; gap: 16px; }
.contact-form-message { flex: 1; display: flex; flex-direction: column; }
.contact-form-message textarea { flex: 1; min-height: 110px; }
.contact-form-footer { grid-column: 1 / -1; display: flex; align-items: center; justify-content: space-between; gap: 24px; margin-top: 20px; padding-top: 18px; border-top: var(--border-hairline); }
.contact-form-footer .checkbox-row { margin: 0; }
.contact-form-footer .checkbox-row label { font-size: 0.8rem; }
.contact-form-footer .btn { flex: 0 0 auto; min-width: 160px; height: 42px; }
@media (max-width: 780px) {
  .contact-form-grid { grid-template-columns: 1fr; gap: 16px; }
  .contact-form-footer { flex-direction: column; align-items: stretch; gap: 14px; }
  .contact-form-footer .btn { width: 100%; }
}

#reviews { padding: 38px 0; background: var(--sand); }
.contact-reviews-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: 28px; }
.contact-reviews-head h2 { margin: 6px 0 0; font-size: clamp(1.5rem, 2.1vw, 1.875rem); font-weight: 500; }
.contact-reviews-summary { display: flex; align-items: center; gap: 10px; margin-top: 8px; font-size: 0.85rem; color: var(--charcoal-soft); }
.contact-reviews-summary .stars { font-size: 1rem; }
.contact-reviews-empty { font-size: 0.9rem; color: var(--charcoal-soft); }
.contact-reviews-layout { display: grid; grid-template-columns: 52% 1fr; gap: 28px; }
.contact-reviews-layout--pair { grid-template-columns: 1fr 1fr; }
.contact-review-card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius-sm); padding: 28px 30px; box-shadow: none; }
.contact-review-mark { display: block; font-family: var(--font-display); font-size: 2rem; line-height: 1; color: var(--clay); margin-bottom: 6px; }
.contact-review-card .stars { font-size: 0.9rem; margin-bottom: 8px; display: block; }
.contact-review-card p { font-family: var(--font-display); font-style: italic; font-size: 1rem; font-weight: 500; color: var(--charcoal); line-height: 1.45; margin: 0 0 14px; }
.contact-review-who { font-family: var(--font-accent); font-size: 0.82rem; font-weight: 600; color: var(--clay-dark); }
.contact-review-who span { display: block; font-weight: 500; color: var(--charcoal-soft); font-size: 0.78rem; margin-top: 2px; }
.contact-review-invite { border: 1px solid var(--line); border-radius: var(--radius-sm); padding: 28px 30px; display: flex; flex-direction: column; justify-content: center; }
.contact-review-invite h3 { font-size: 1.1rem; font-weight: 600; margin: 0 0 8px; }
.contact-review-invite p { font-size: 0.85rem; color: var(--charcoal-soft); line-height: 1.5; margin: 0 0 16px; }
.contact-review-invite .btn { align-self: flex-start; }
@media (max-width: 780px) {
  .contact-reviews-head { flex-direction: column; align-items: flex-start; gap: 12px; }
  .contact-reviews-layout, .contact-reviews-layout--pair { grid-template-columns: 1fr; }
}

#property-updates { padding: 30px 0 38px; }
.contact-newsletter { display: grid; grid-template-columns: 34% 1fr; gap: 40px; align-items: center; border-top: var(--border-hairline); padding-top: 28px; }
.contact-newsletter-copy h2 { font-size: clamp(1.4rem, 2vw, 1.7rem); font-weight: 500; margin: 6px 0 8px; }
.contact-newsletter-copy p { font-size: 0.85rem; color: var(--charcoal-soft); line-height: 1.5; margin: 0; max-width: 34ch; }
.contact-newsletter-row { display: grid; grid-template-columns: 1fr 1fr auto; gap: 12px; align-items: end; }
.contact-newsletter-row .field { margin: 0; }
.contact-newsletter-row .btn { height: 42px; }
.contact-newsletter-interests { display: flex; flex-wrap: wrap; gap: 6px 18px; margin-top: 12px; }
.contact-newsletter-interests label { display: flex; align-items: center; gap: 6px; font-size: 0.78rem; color: var(--charcoal-soft); font-weight: 400; }
.contact-newsletter-hint { font-size: 0.76rem; color: var(--charcoal-soft); margin: 10px 0 0; }
@media (max-width: 780px) {
  .contact-newsletter { grid-template-columns: 1fr; gap: 18px; }
  .contact-newsletter-row { grid-template-columns: 1fr; }
  .contact-newsletter-row .btn { width: 100%; }
}

/* ---------- Cards ---------- */
.card {
  background: var(--white);
  border-radius: var(--radius-md);
  border: 1px solid var(--line);
  box-shadow: var(--shadow-sm);
  overflow: hidden;
  transition: border-color 0.18s ease, box-shadow 0.18s ease;
}
.card:hover { border-color: var(--clay-light); box-shadow: var(--shadow-md); }

.grid { display: grid; gap: 24px; }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 980px) { .grid-3, .grid-4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; } }

/* ---------- Listing cards ---------- */
.listing-card { display: flex; flex-direction: column; height: 100%; text-decoration: none; color: inherit; }
.listing-card .thumb { position: relative; aspect-ratio: 4/3; background: linear-gradient(135deg, var(--sand-deep), var(--sage-light)); display: flex; align-items: center; justify-content: center; color: var(--charcoal-soft); font-family: var(--font-accent); background-size: cover; background-position: center; }
/* Home featured-properties grid: shorter card image + tighter body so 3 cards read as compact, matching the reference density (search.php keeps the taller default) */
#quickSearchResults.grid { gap: 18px; }
#quickSearchResults .listing-card .thumb { aspect-ratio: 7/4; }
#quickSearchResults .listing-card .body { padding: 12px 14px; gap: 3px; }
#quickSearchResults .listing-card .price { font-size: 1.05rem; }
#quickSearchResults .listing-card .addr { font-size: 0.85rem; }
#quickSearchResults .listing-card .meta { font-size: 0.76rem; gap: 8px; }

/* Rent page: Available Rentals grid, compact card sizing (scoped so search.php/buy.php's own listing-card usage stays untouched) */
.rentals-grid .listing-card .thumb { aspect-ratio: auto; height: 150px; }
.rentals-grid .listing-card .body { padding: 12px 15px; gap: 4px; }
.rentals-grid .listing-card .price { font-size: 1.12rem; font-weight: 600; }
.rentals-grid .listing-card .addr { font-size: 0.82rem; font-weight: 500; }
.rentals-grid .listing-card .meta { font-size: 0.72rem; gap: 8px; }
@media (max-width: 640px) { .rentals-grid .listing-card .thumb { height: 190px; } }

/* Sell page: Recently Sold grid, compact card sizing (scoped so other pages' listing-card usage stays untouched) */
.sold-grid .listing-card .thumb { aspect-ratio: auto; height: 150px; }
.sold-grid .listing-card .body { padding: 12px 15px; gap: 4px; }
.sold-grid .listing-card .price { font-size: 1.05rem; font-weight: 600; }
.sold-grid .listing-card .addr { font-size: 0.82rem; font-weight: 500; }
.sold-grid .listing-card .meta { font-size: 0.72rem; gap: 8px; }
@media (max-width: 640px) { .sold-grid .listing-card .thumb { height: 190px; } }

/* ---------- Sell page: Seller Value strip (thin-divider band, three qualitative columns) ---------- */
.seller-value-band { display: grid; grid-template-columns: repeat(3, 1fr); border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.seller-value-item { padding: 28px 26px; border-right: var(--border-hairline); }
.seller-value-item:last-child { border-right: none; }
.seller-value-icon { width: 38px; height: 38px; color: var(--clay); margin-bottom: 10px; }
.seller-value-icon svg, .seller-value-icon img { width: 100%; height: 100%; object-fit: contain; }
.seller-value-item .eyebrow { margin-bottom: 6px; letter-spacing: 0.16em; }
.seller-value-lead { margin: 0 0 2px; font-family: var(--font-accent); font-size: 0.83rem; color: var(--charcoal-soft); line-height: 1.35; }
.seller-value-stat { margin: 0 0 4px; font-family: var(--font-display); font-weight: 600; font-size: clamp(2.125rem, 2.6vw, 2.625rem); line-height: 1.05; color: var(--charcoal); }
.seller-value-meta { margin: 0 0 6px; font-family: var(--font-accent); font-size: 0.83rem; color: var(--charcoal-soft); line-height: 1.35; }
.seller-value-source { margin: 0; font-family: var(--font-accent); font-size: 0.71rem; color: var(--clay-light); line-height: 1.3; }
@media (max-width: 860px) {
  .seller-value-band { grid-template-columns: 1fr; }
  .seller-value-item { border-right: none; border-bottom: var(--border-hairline); }
  .seller-value-item:last-child { border-bottom: none; }
}

/* ---------- Sell page: Ready to Sell editorial + compact form ---------- */
.seller-talk-grid { display: grid; grid-template-columns: minmax(0, 32%) 1fr; gap: 52px; align-items: start; }
@media (max-width: 820px) {
  .seller-talk-grid { grid-template-columns: 1fr; gap: 28px; }
}
.seller-talk-copy h2 { font-size: clamp(2.125rem, 2.8vw, 2.625rem); font-weight: 500; margin-bottom: 14px; }
.seller-talk-copy p { font-size: 0.9rem; color: var(--charcoal-soft); line-height: 1.55; margin-bottom: 0; }
.seller-talk-note { margin-top: 16px !important; font-size: 0.8rem; }
.seller-talk-note::after { content: ''; display: block; width: 28px; height: 2px; background: var(--clay); margin-top: 12px; }
.seller-talk-form .form-grid { gap: 0 16px; }
.seller-talk-form .field { margin-bottom: 14px; }
.seller-talk-form input[type=text],
.seller-talk-form input[type=email],
.seller-talk-form input[type=tel],
.seller-talk-form select {
  height: 41px;
  padding: 0 14px;
  border-radius: var(--radius-xs);
  border: 1px solid var(--line);
  background: var(--white);
  font-family: var(--font-body);
  font-size: 0.88rem;
}
.seller-talk-form textarea {
  height: 88px;
  padding: 10px 14px;
  border-radius: var(--radius-xs);
  border: 1px solid var(--line);
  background: var(--white);
  font-family: var(--font-body);
  font-size: 0.88rem;
  resize: vertical;
}
.seller-talk-consent { margin: 2px 0 16px; }
.seller-talk-consent label { font-size: 0.78rem; font-weight: 500; }
.badge-row { position: absolute; top: 12px; left: 12px; right: 12px; display: flex; justify-content: space-between; align-items: flex-start; gap: 8px; }
.badge-stack { display: flex; flex-direction: column; gap: 6px; align-items: flex-start; }
.badge-row .badge { background: var(--clay); color: var(--white); font-size: 0.68rem; font-weight: 700; letter-spacing: 0.04em; text-transform: uppercase; padding: 5px 10px; border-radius: var(--radius-xs); }
.badge-row .badge-new { background: var(--charcoal); }
.listing-card .fav-btn { width: 34px; height: 34px; border-radius: 50%; border: none; background: rgba(255,255,255,0.92); box-shadow: var(--shadow-sm); cursor: pointer; font-size: 1.05rem; display: flex; align-items: center; justify-content: center; flex-shrink: 0; }

.listing-gallery-thumbs { display: flex; gap: 10px; margin-top: 12px; overflow-x: auto; padding-bottom: 4px; }
.listing-gallery-thumb { flex: 0 0 84px; height: 60px; border-radius: var(--radius-sm); border: 2px solid transparent; background-color: var(--sand-deep); background-size: cover; background-position: center; cursor: pointer; padding: 0; opacity: 0.7; transition: opacity 0.15s, border-color 0.15s; }
.listing-gallery-thumb:hover { opacity: 1; }
.listing-gallery-thumb.is-active { opacity: 1; border-color: var(--clay); }
.listing-card .fav-btn.is-active { color: var(--clay); }
.listing-card .body { padding: 18px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.listing-card .price { font-family: var(--font-accent); font-weight: 800; font-size: 1.35rem; color: var(--charcoal); }
.listing-card .addr { font-weight: 600; }
.listing-card .meta { font-size: 0.85rem; color: var(--charcoal-soft); display: flex; gap: 12px; flex-wrap: wrap; }

/* ---------- Community photo tiles ---------- */
.community-tile {
  position: relative;
  display: flex;
  align-items: flex-end;
  aspect-ratio: 4/3;
  border-radius: var(--radius-md);
  overflow: hidden;
  background-size: cover;
  background-position: center;
  text-decoration: none;
  color: var(--white);
  box-shadow: var(--shadow-sm);
  transition: box-shadow 0.18s ease;
}
.community-tile:hover { box-shadow: var(--shadow-md); }
.community-tile::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(32, 28, 25, 0) 35%, rgba(32, 28, 25, 0.88) 100%);
}
.community-tile .content { position: relative; z-index: 1; padding: 20px; }
.community-tile h3 { color: var(--white); margin-bottom: 2px; font-size: 1.15rem; }
.community-tile span { font-size: 0.8rem; color: rgba(255, 255, 255, 0.85); }

/* ---------- Badges / tags ---------- */
.tag { display: inline-block; background: var(--sage-light); color: var(--sage-dark); font-size: 0.78rem; font-weight: 600; padding: 5px 12px; border-radius: var(--radius-xs); }
.tag-clay { background: var(--clay-light); color: var(--clay-dark); }

/* ---------- Forms ---------- */
label { display: block; font-weight: 600; font-size: 0.88rem; margin-bottom: 6px; color: var(--charcoal); }
.field { margin-bottom: 18px; }
.field-hint { font-size: 0.8rem; color: var(--charcoal-soft); margin-top: 4px; }
input[type=text], input[type=email], input[type=tel], input[type=number], input[type=date], input[type=password], select, textarea {
  width: 100%;
  padding: 12px 14px;
  border-radius: var(--radius-sm);
  border: 1px solid var(--line);
  background: var(--white);
  font-family: var(--font-body);
  font-size: 0.95rem;
  color: var(--charcoal);
}
input:focus, select:focus, textarea:focus { outline: 2px solid var(--sage); outline-offset: 1px; border-color: var(--sage-dark); }
textarea { min-height: 120px; resize: vertical; }
.checkbox-row { display: flex; align-items: flex-start; gap: 10px; }
.checkbox-row input { width: auto; margin-top: 4px; }
.checkbox-row label { font-weight: 500; margin: 0; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0 18px; }
@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }
.form-card { background: var(--white); border-radius: var(--radius-lg); padding: 32px; box-shadow: var(--shadow-md); border: 1px solid var(--line); }
.form-error { color: #b3261e; font-size: 0.85rem; margin-top: 4px; }
.alert { padding: 14px 18px; border-radius: var(--radius-sm); margin-bottom: 20px; font-size: 0.92rem; }
.alert-success { background: var(--sage-light); color: var(--sage-dark); }
.alert-error { background: #fbe3e0; color: #8c2b22; }
.honeypot { position: absolute; left: -9999px; top: -9999px; opacity: 0; height: 0; }

/* ---------- Steps / wizard: thin numbered-line progress, no pills/circles ---------- */
.wizard-steps { display: flex; position: relative; margin-bottom: 36px; padding-top: 6px; }
.wizard-steps::before { content: ''; position: absolute; top: 20px; left: 0; right: 0; height: 1px; background: var(--line); z-index: 0; }
.wizard-steps .step { flex: 1; min-width: 0; text-align: center; position: relative; z-index: 1; padding: 0 2px; }
.wizard-steps .step-num { display: inline-flex; align-items: center; justify-content: center; min-width: 28px; height: 28px; border-radius: 50%; border: 1px solid transparent; background: var(--white); font-family: var(--font-display); font-weight: 700; font-size: 0.85rem; color: var(--charcoal-soft); opacity: 0.45; }
.wizard-steps .step-label { display: block; margin-top: 6px; font-size: 0.64rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.03em; color: var(--charcoal-soft); opacity: 0.6; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.wizard-steps .step.is-active .step-num { background: var(--clay); border-color: var(--clay); color: var(--white); opacity: 1; }
.wizard-steps .step.is-active .step-label { color: var(--clay-dark); opacity: 1; }
.wizard-steps .step.is-done .step-num { border-color: var(--line); color: var(--charcoal); opacity: 1; }
.wizard-steps .step.is-done .step-label { color: var(--charcoal-soft); opacity: 1; }
@media (max-width: 700px) {
  .wizard-steps { display: none; }
  .wizard-progress { margin-bottom: 28px; }
  .wizard-progress-text { font-size: 0.78rem; font-weight: 600; color: var(--charcoal-soft); margin-bottom: 8px; }
  .wizard-progress-bar { height: 3px; background: var(--line); border-radius: var(--radius-xs); overflow: hidden; }
  .wizard-progress-bar .fill { height: 100%; background: var(--clay); transition: width 0.25s ease; }
}
@media (min-width: 701px) { .wizard-progress { display: none; } }
.wizard-panel { display: none; }
.wizard-panel.is-active { display: block; animation: fadein 0.25s ease; }
@keyframes fadein { from { opacity: 0; transform: translateY(6px); } to { opacity: 1; transform: translateY(0); } }
.wizard-actions { display: flex; justify-content: space-between; margin-top: 28px; gap: 12px; }
.wizard-review-section { margin-bottom: 22px; }
.wizard-review-section-head { display: flex; align-items: center; justify-content: space-between; border-bottom: 1px solid var(--line); padding-bottom: 6px; margin-bottom: 4px; }
.wizard-review-section-head h4 { margin: 0; font-size: 0.8rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.06em; color: var(--clay-dark); }
.wizard-review-edit { font-size: 0.76rem; background: none; border: none; padding: 0; cursor: pointer; }

/* ---------- Search layout ---------- */
.search-toolbar { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius-md); padding: 18px; box-shadow: var(--shadow-sm); margin-bottom: 24px; }
.search-filters { display: grid; grid-template-columns: repeat(6, 1fr); gap: 12px; align-items: end; }
.search-filters .field { margin-bottom: 0; }
@media (max-width: 980px) { .search-filters { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 640px) { .search-filters { grid-template-columns: repeat(2, 1fr); } }

.view-toggle { display: flex; gap: 2px; background: var(--sand); padding: 2px; border-radius: var(--radius-xs); border: var(--border-hairline); }
.view-toggle button { border: none; background: transparent; padding: 8px 16px; border-radius: var(--radius-xs); font-weight: 600; font-size: 0.78rem; cursor: pointer; color: var(--charcoal-soft); }
.view-toggle button.is-active { background: var(--white); color: var(--charcoal); }

.search-layout { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; align-items: start; }
.search-layout.view-list { grid-template-columns: 1fr; }
.search-layout.view-map { grid-template-columns: 1fr; }
.search-layout.view-map .search-results { display: none; }
.search-layout.view-list .search-map-pane { display: none; }
#search-map { height: 720px; border-radius: var(--radius-md); overflow: hidden; border: 1px solid var(--line); position: sticky; top: calc(var(--header-height) + 8px); }
.search-layout.view-list #search-map, .search-layout.view-map #search-map { height: 76vh; }
@media (max-width: 980px) { .search-layout.view-split { grid-template-columns: 1fr; } #search-map { height: 420px; position: static; } }

.search-results { display: grid; grid-template-columns: repeat(2, 1fr); gap: 20px; }
.search-layout.view-map .search-results { grid-template-columns: 1fr; }
@media (max-width: 780px) { .search-results { grid-template-columns: 1fr; } }

.map-popup { font-family: var(--font-body); min-width: 200px; }
.map-popup .price { font-family: var(--font-accent); font-weight: 800; color: var(--clay-dark); font-size: 1.1rem; }
.map-popup a { color: var(--clay-dark); font-weight: 600; text-decoration: none; font-size: 0.85rem; }

/* ---------- Service area map ---------- */
.area-map-wrap { position: relative; }
#area-map { height: 210px; border-radius: var(--radius-xs); border: 1px solid var(--line); box-shadow: var(--shadow-sm); }
#areaProfile { position: absolute; left: 12px; bottom: 12px; z-index: 10; max-width: 230px; }
#areaProfile .card { padding: 12px 14px; box-shadow: var(--shadow-md); }
#areaProfile .card h3 { font-size: 0.92rem; margin-bottom: 3px; }
#areaProfile .card p { font-size: 0.72rem; margin-bottom: 6px; line-height: 1.35; }
#areaProfile .card p:last-of-type { margin-bottom: 8px; }
#areaProfile .card .btn { height: 28px; padding: 0 10px; font-size: 0.64rem; }
.area-list { display: flex; flex-direction: column; border-top: var(--border-hairline); }
.area-list button { display: flex; align-items: center; justify-content: space-between; gap: 12px; text-align: left; background: transparent; border: none; border-bottom: var(--border-hairline); border-radius: 0; padding: 8px 2px; cursor: pointer; font-family: var(--font-body); transition: background 0.15s ease; }
.area-list button:hover { background: var(--sand); }
.area-list button.is-active strong { color: var(--clay-dark); }
.area-list button strong { display: block; font-family: var(--font-accent); font-size: 0.85rem; font-weight: 600; color: var(--charcoal); }
.area-list button .chev { width: 6px; height: 6px; border-right: 1.5px solid var(--clay); border-bottom: 1.5px solid var(--clay); transform: rotate(-45deg); flex-shrink: 0; opacity: 0.75; }

/* ---------- Testimonials ---------- */
.review-card { padding: 24px; }
.stars { color: var(--clay); letter-spacing: 2px; font-size: 1.1rem; }
.review-card .who { font-weight: 700; margin-top: 10px; }
.review-card .relationship { font-size: 0.8rem; color: var(--charcoal-soft); }

/* ---------- Footer ---------- */
.site-footer { background: var(--charcoal); color: var(--sand); padding: 30px 0 14px; }
.footer-grid { display: grid; grid-template-columns: 1.1fr 1fr 1fr 1fr 1fr 1fr; gap: 20px; }
.site-footer h4 { color: var(--white); font-family: var(--font-accent); font-size: 0.72rem; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; margin-bottom: 9px; }
.site-footer a { color: var(--sand); opacity: 0.85; text-decoration: none; font-size: 0.8rem; }
.site-footer a:hover { opacity: 1; text-decoration: underline; }
.footer-links { display: flex; flex-direction: column; gap: 6px; }
.footer-link-soon { display: flex; align-items: center; gap: 7px; font-size: 0.8rem; color: var(--sand); opacity: 0.55; cursor: default; }
.footer-link-soon em { font-style: normal; font-size: 0.6rem; font-weight: 600; letter-spacing: 0.05em; text-transform: uppercase; color: var(--clay-light); border: 1px solid rgba(243, 239, 234, 0.35); border-radius: var(--radius-xs); padding: 2px 5px; }
.footer-brand { display: flex; align-items: center; gap: 10px; margin-bottom: 8px; }
.footer-brand img { height: 38px; width: 38px; flex-shrink: 0; }
.footer-legal { border-top: 1px solid rgba(255,255,255,0.12); margin-top: 16px; padding-top: 10px; font-size: 0.7rem; opacity: 0.65; line-height: 1.5; }
@media (max-width: 980px) { .footer-grid { grid-template-columns: 1fr 1fr 1fr; } }
@media (max-width: 640px) { .footer-grid { grid-template-columns: 1fr 1fr; } }

/* ---------- Utilities ---------- */
.text-center { text-align: center; }
.mt-0 { margin-top: 0; }
.section-head { max-width: 720px; margin: 0 auto 44px; text-align: center; }
.section-head.align-left { text-align: left; margin: 0 0 40px; }
.skip-link { position: absolute; left: -9999px; top: 0; background: var(--clay); color: var(--white); padding: 10px 16px; z-index: 1000; }
.skip-link:focus { left: 16px; top: 16px; }

/* Numbered step marker (process steps, e.g. Consult/Tour/Offer/Close) -- no emoji */
.icon-badge {
  width: 44px; height: 44px; border-radius: 50%;
  border: 1.5px solid var(--clay);
  background: transparent;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-display); font-weight: 700; font-size: 1.1rem;
  color: var(--clay-dark);
  margin-bottom: 14px;
}

/* Numbered timeline (process steps: replaces card + icon-badge 4-up grid) */
.numbered-timeline { display: flex; position: relative; gap: 32px; padding-top: 8px; }
.numbered-timeline::before { content: ''; position: absolute; top: 26px; left: 0; right: 0; height: 1px; background: var(--line); }
.numbered-timeline-item { flex: 1; min-width: 0; position: relative; }
.numbered-timeline-num { display: inline-flex; align-items: center; justify-content: center; min-width: 40px; height: 40px; background: var(--white); border: var(--border-hairline); border-radius: var(--radius-xs); font-family: var(--font-display); font-weight: 700; font-size: 1rem; color: var(--clay-dark); position: relative; z-index: 1; }
.numbered-timeline-item h3 { margin: 16px 0 6px; }
.numbered-timeline-item p { font-size: 0.9rem; color: var(--charcoal-soft); }
@media (max-width: 860px) {
  .numbered-timeline { flex-direction: column; gap: 28px; }
  .numbered-timeline::before { display: none; }
}

/* ---------- Buy page: process columns (plain numeral + rule, no boxes -- distinct from .numbered-timeline used on Sell) ---------- */
.buy-process { display: flex; gap: 32px; }
.buy-process-item { flex: 1; min-width: 0; }
.buy-process-num { font-family: var(--font-display); font-weight: 500; font-size: 2.3rem; color: var(--clay); line-height: 1; margin-bottom: 12px; }
.buy-process-rule { height: 1px; background: var(--line); margin-bottom: 14px; }
.buy-process-item h3 { margin: 0 0 6px; }
.buy-process-item p { font-size: 0.85rem; color: var(--charcoal-soft); margin: 0 0 8px; line-height: 1.5; }
#process .buy-process { padding-top: 4px; }
#process .buy-process-num { margin-bottom: 8px; }
#process .buy-process-rule { margin-bottom: 10px; }
#process .buy-process-item p { font-size: 0.8rem; line-height: 1.4; margin-bottom: 0; }
.buy-process-item .text-action { font-size: 0.76rem; }
@media (max-width: 780px) { .buy-process { flex-direction: column; gap: 24px; } }

/* ---------- Coming Soon sale cards (Buy page) ---------- */
.coming-soon-card { display: flex; flex-direction: column; height: 100%; }
.coming-soon-card .thumb { position: relative; aspect-ratio: 4/3; overflow: hidden; background: var(--sand-deep); }
.coming-soon-card .thumb img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.coming-soon-card .body { padding: 16px 18px; }
.coming-soon-card .coming-soon-label { font-family: var(--font-accent); font-weight: 700; font-size: 1.05rem; color: var(--charcoal); margin-bottom: 3px; }
.coming-soon-card .addr { font-size: 0.88rem; color: var(--charcoal-soft); font-weight: 500; }
.coming-soon-card .coming-soon-note { font-size: 0.78rem; color: var(--clay-dark); margin: 6px 0 0; }
.grid-coming-soon { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
@media (max-width: 860px) { .grid-coming-soon { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .grid-coming-soon { grid-template-columns: 1fr; } }

/* ---------- Mortgage tools band (thin divider row, no cards) ---------- */
.mortgage-band { display: grid; grid-template-columns: 1.1fr 1fr 1fr 1fr; gap: 0; border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.mortgage-band-item { padding: 22px 24px; border-right: var(--border-hairline); }
.mortgage-band-item:last-child { border-right: none; }
.mortgage-band-intro .section-kicker { display: block; margin-bottom: 8px; }
.mortgage-band-intro p { font-size: 0.85rem; color: var(--charcoal-soft); margin: 0; }
.mortgage-band-icon { width: 22px; height: 22px; color: var(--clay); margin-bottom: 10px; }
.mortgage-band-icon svg { width: 100%; height: 100%; }
.mortgage-band-item h3 { margin: 0 0 4px; font-family: var(--font-accent); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; color: var(--charcoal); }
.mortgage-band-item p { font-size: 0.8rem; color: var(--charcoal-soft); margin: 0 0 8px; line-height: 1.4; }
.mortgage-band-item .text-action { font-size: 0.76rem; }
@media (max-width: 860px) {
  .mortgage-band { grid-template-columns: 1fr 1fr; }
  .mortgage-band-item:nth-child(2) { border-right: none; }
  .mortgage-band-item:nth-child(1), .mortgage-band-item:nth-child(2) { border-bottom: var(--border-hairline); }
}
@media (max-width: 560px) {
  .mortgage-band { grid-template-columns: 1fr; }
  .mortgage-band-item { border-right: none !important; border-bottom: var(--border-hairline); }
  .mortgage-band-item:last-child { border-bottom: none; }
}

/* ---------- Buyer consultation: editorial split + image with quote overlay ---------- */
.consult-visual { position: relative; }
.consult-visual img { width: 100%; aspect-ratio: 4/3; object-fit: cover; border-radius: var(--radius-md); display: block; }
.consult-quote { position: absolute; right: 20px; bottom: -28px; max-width: 280px; background: var(--white); border: var(--border-hairline); box-shadow: var(--shadow-lg); padding: 20px 22px; }
.consult-quote .quote-mark { font-family: var(--font-display); font-size: 2.2rem; color: var(--clay); line-height: 0.4; display: block; margin-bottom: 8px; }
.consult-quote p { font-family: var(--font-display); font-size: 1.05rem; font-weight: 500; color: var(--charcoal); line-height: 1.3; margin-bottom: 8px; }
.consult-quote .quote-attribution { font-family: var(--font-accent); font-size: 0.7rem; font-weight: 600; color: var(--charcoal-soft); }
@media (max-width: 860px) {
  .consult-quote { position: static; max-width: none; margin-top: -1px; box-shadow: none; }
}

/* ---------- Buyer consultation modal (native <dialog>) ---------- */
.consult-modal {
  width: min(660px, 92vw);
  max-height: 85vh;
  padding: 0;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: var(--header-bg);
  box-shadow: var(--shadow-lg);
  overflow: hidden;
}
.consult-modal::backdrop { background: rgba(27, 26, 24, 0.55); }
.consult-modal-inner { position: relative; max-height: 85vh; overflow-y: auto; padding: 32px 32px 28px; }
.consult-modal-close {
  position: absolute; top: 14px; right: 14px; width: 32px; height: 32px;
  display: flex; align-items: center; justify-content: center;
  background: none; border: none; font-size: 1.5rem; line-height: 1;
  color: var(--charcoal-soft); cursor: pointer;
}
.consult-modal-close:hover { color: var(--charcoal); }
.consult-modal h2 { font-size: clamp(1.7rem, 3vw, 2.1rem); font-weight: 500; margin: 0 0 8px; padding-right: 24px; }
.consult-modal-sub { font-size: 0.88rem; color: var(--charcoal-soft); margin: 0 0 20px; }
.consult-modal .field textarea { min-height: 100px; }
.consult-modal-actions { display: flex; justify-content: flex-end; align-items: center; gap: 22px; margin-top: 6px; }
@media (max-width: 640px) {
  .consult-modal { width: 100%; max-width: 100%; max-height: 92vh; border-radius: var(--radius-md) var(--radius-md) 0 0; margin: auto 0 0; }
  .consult-modal-inner { max-height: 92vh; padding: 24px 18px 20px; }
  .consult-modal-actions { flex-direction: column-reverse; align-items: stretch; }
  .consult-modal-actions .btn { width: 100%; }
  .consult-modal-actions .text-action { text-align: center; }
}

/* ---------- Rent page: vertical rental process timeline (small circular markers, connecting line, row dividers) ---------- */
.rental-process-layout { display: grid; grid-template-columns: 25% 1fr; gap: 40px; align-items: start; }
.rental-process-intro h2 { margin: 4px 0 10px; }
.rental-process-intro p { font-size: 0.85rem; color: var(--charcoal-soft); margin: 0; }
.rental-process-list { position: relative; }
.rental-process-list::before { content: ''; position: absolute; left: 14px; top: 15px; bottom: 15px; width: 1px; background: var(--line); z-index: 0; }
.rental-process-row { display: flex; gap: 18px; align-items: flex-start; padding: 4px 0; border-bottom: var(--border-hairline); position: relative; z-index: 1; }
.rental-process-row:first-child { padding-top: 0; }
.rental-process-row:last-child { border-bottom: none; padding-bottom: 0; }
.rental-process-num {
  flex-shrink: 0; width: 30px; height: 30px; border-radius: 50%; border: 1.5px solid var(--clay);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-accent); font-weight: 700; font-size: 0.8rem; color: var(--clay-dark);
  background: var(--header-bg);
}
.rental-process-content h3 { margin: 0 0 3px; font-family: var(--font-accent); font-size: 0.76rem; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; color: var(--charcoal); }
.rental-process-content p { font-size: 0.83rem; color: var(--charcoal-soft); margin: 0; line-height: 1.4; }
@media (max-width: 780px) { .rental-process-layout { grid-template-columns: 1fr; gap: 20px; } }

/* ---------- Rent page: Prepare Before You Apply + Know Your Credit combined band ---------- */
.prepare-credit-band { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; border: var(--border-hairline); background: var(--ivory); position: relative; }
.prepare-credit-band::before { content: ''; position: absolute; left: 50%; top: 18px; bottom: 18px; width: 1px; background: var(--line); }
.prepare-credit-col { padding: 18px 26px; }
.prepare-credit-icon { width: 44px; height: 44px; color: var(--clay); margin-bottom: 4px; margin-left: -6px; }
.prepare-credit-icon img { width: 100%; height: 100%; object-fit: contain; }
.prepare-credit-col .eyebrow { margin-bottom: 8px; }
.prepare-credit-col h3 { margin: 0 0 10px; font-size: clamp(1.25rem, 1.6vw, 1.4rem); }
.prepare-credit-col > p { font-size: 0.83rem; color: var(--charcoal-soft); margin: 0 0 10px; line-height: 1.5; }
.prepare-checklist { list-style: none; margin: 0; padding: 0; display: flex; flex-direction: column; gap: 6px; }
.prepare-checklist li { font-size: 0.8rem; color: var(--charcoal-soft); padding-left: 20px; position: relative; line-height: 1.45; }
.prepare-checklist li::before { content: '\2713'; position: absolute; left: 0; top: 1px; color: var(--clay); font-weight: 700; font-size: 0.78rem; }
.prepare-checklist li strong { color: var(--charcoal); font-weight: 600; }
.credit-disclaimer { font-size: 0.75rem; color: var(--charcoal-soft); margin: 9px 0 0; line-height: 1.45; }
.move-out-ready-note { margin: 14px 4px 0; font-size: 0.78rem; color: var(--charcoal-soft); line-height: 1.5; }
.move-out-ready-note .text-action { font-size: 0.78rem; margin-left: 4px; }
@media (max-width: 780px) {
  .prepare-credit-band { grid-template-columns: 1fr; gap: 0; }
  .prepare-credit-band::before { left: 26px; right: 26px; top: auto; bottom: auto; width: auto; height: 1px; }
  .prepare-credit-col:first-child { border-bottom: var(--border-hairline); }
}

/* ---------- Rent page: compact screening criteria band ---------- */
.screening-band { display: flex; gap: 20px; align-items: flex-start; }
.screening-band-icon { width: 40px; height: 40px; color: var(--clay); flex-shrink: 0; margin-top: -4px; margin-left: -6px; }
.screening-band-icon img { width: 100%; height: 100%; object-fit: contain; }
.screening-band-body { min-width: 0; }
.screening-band-body > p.intro { font-size: 0.79rem; color: var(--charcoal-soft); margin: 2px 0 7px; max-width: 68ch; line-height: 1.3; white-space: nowrap; }
.screening-criteria-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 4px 32px; margin-bottom: 7px; }
.screening-criteria-grid ul { list-style: none; margin: 0; padding: 0; display: flex; flex-direction: column; gap: 4px; }
.screening-criteria-grid li { font-size: 0.75rem; color: var(--charcoal-soft); padding-left: 14px; position: relative; line-height: 1.3; }
.screening-criteria-grid li::before { content: ''; position: absolute; left: 0; top: 6px; width: 4px; height: 4px; background: var(--clay); }
.screening-fee-safeguard { font-size: 0.71rem; color: var(--clay-dark); font-weight: 600; margin: 0 0 6px; }
@media (max-width: 780px) {
  .screening-band { flex-direction: column; }
  .screening-criteria-grid { grid-template-columns: 1fr; }
  .screening-band-body > p.intro { white-space: normal; }
}

/* ---------- Rent page: compact "Ready to Get Started" CTA band ---------- */
.ready-cta-band { display: flex; align-items: center; gap: 20px; padding: 18px 24px; border: var(--border-hairline); background: var(--ivory); }
.ready-cta-icon { width: 38px; height: 38px; color: var(--clay); flex-shrink: 0; margin-left: -4px; }
.ready-cta-icon img { width: 100%; height: 100%; object-fit: contain; }
.ready-cta-text { flex: 1; min-width: 0; }
.ready-cta-text h3 { margin: 0 0 3px; font-size: clamp(1.3rem, 1.6vw, 1.5rem); }
.ready-cta-text p { margin: 0; font-size: 0.82rem; color: var(--charcoal-soft); }
@media (max-width: 640px) {
  .ready-cta-band { flex-direction: column; align-items: stretch; text-align: center; }
}

/* Editorial divider list -- replaces bulky icon-card grids for service/requirement lists */
.editorial-list { list-style: none; margin: 0; padding: 0; }
.editorial-list li {
  display: flex; align-items: baseline; gap: 20px;
  padding: 22px 0;
  border-top: 1px solid var(--line);
}
.editorial-list li:last-child { border-bottom: 1px solid var(--line); }
.editorial-list .label { flex: 0 0 220px; font-family: var(--font-display); font-weight: 600; font-size: 1.05rem; color: var(--charcoal); }
.editorial-list .desc { flex: 1; color: var(--charcoal-soft); font-size: 0.95rem; margin: 0; }
@media (max-width: 640px) {
  .editorial-list li { flex-direction: column; gap: 4px; padding: 18px 0; }
  .editorial-list .label { flex-basis: auto; }
}

/* ---------- Property Management page: services split -- image stretches to the same grid-row height as the service list ---------- */
#pm-services .split-section { grid-template-columns: 45% 55%; gap: 40px; align-items: stretch; }
#pm-services .split-media { aspect-ratio: auto; height: 100%; min-height: 0; }
#pm-services .section-kicker { font-size: 0.72rem; letter-spacing: 0.14em; }
#pm-services .lede { font-size: 0.95rem; }
@media (max-width: 860px) {
  #pm-services .split-section { grid-template-columns: 1fr; }
  #pm-services .split-media { aspect-ratio: 16/10; height: auto; }
}

/* ---------- Property Management page: icon + arrow service list ---------- */
.pm-service-list { list-style: none; margin: 10px 0 0; padding: 0; }
.pm-service-list li {
  display: flex; align-items: flex-start; gap: 12px;
  padding: 10px 0;
  border-top: 1px solid var(--line);
}
.pm-service-list li:last-child { border-bottom: 1px solid var(--line); }
.pm-service-icon { flex: 0 0 27px; width: 27px; height: 27px; color: var(--clay); margin-top: 2px; }
.pm-service-icon svg, .pm-service-icon img { width: 100%; height: 100%; object-fit: contain; }
.pm-service-body { flex: 1; min-width: 0; }
.pm-service-body h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.1rem; line-height: 1.1; margin: 0 0 3px; }
.pm-service-body p { margin: 0; font-size: 0.8rem; color: var(--charcoal-soft); line-height: 1.48; }
.pm-service-arrow { flex: 0 0 auto; color: var(--clay); font-size: 0.85rem; margin-top: 5px; }
@media (max-width: 640px) {
  .pm-service-list li { padding: 14px 0; }
  .pm-service-arrow { display: none; }
}

/* ---------- Property Management page: owner consultation split (copy owns its own classes so the Sell page's approved seller-talk-* rules stay untouched) ---------- */
.pm-consult-grid { display: grid; grid-template-columns: minmax(0, 34%) 1fr; gap: 52px; align-items: start; }
@media (max-width: 820px) {
  .pm-consult-grid { grid-template-columns: 1fr; gap: 28px; }
}
.pm-consult-copy .eyebrow { font-size: 0.65rem; letter-spacing: 0.16em; }
.pm-consult-copy h2 { font-size: clamp(1.9375rem, 2.4vw, 2.25rem); font-weight: 500; line-height: 1.02; margin: 8px 0 10px; }
.pm-consult-copy p { font-size: 0.85rem; color: var(--charcoal-soft); line-height: 1.55; margin-bottom: 0; }
.pm-consult-form .form-grid { gap: 0 12px; }
.pm-consult-form .field { margin-bottom: 7px; }
.pm-consult-form label { font-size: 0.76rem; font-weight: 600; margin-bottom: 3px; }
.pm-consult-form input[type=text],
.pm-consult-form input[type=email],
.pm-consult-form input[type=tel],
.pm-consult-form select {
  height: 36px;
  padding: 0 12px;
  border-radius: var(--radius-xs);
  border: 1px solid var(--line);
  background: var(--white);
  font-family: var(--font-body);
  font-size: 0.8rem;
}
.pm-consult-form textarea {
  height: 54px;
  padding: 7px 12px;
  border-radius: var(--radius-xs);
  border: 1px solid var(--line);
  background: var(--white);
  font-family: var(--font-body);
  font-size: 0.8rem;
  resize: vertical;
}
.pm-consult-consent { margin: 1px 0 10px; }
.pm-consult-consent label { font-size: 0.72rem; font-weight: 500; }
.pm-consult-form button[type=submit] { width: 270px; max-width: 100%; }

/* ---------- Property Management page: trust/value strip (icon + text row, 3 cols) ---------- */
.pm-trust-band { display: grid; grid-template-columns: repeat(3, 1fr); border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.pm-trust-item { display: flex; align-items: flex-start; gap: 12px; padding: 12px 22px; border-right: var(--border-hairline); }
.pm-trust-item:last-child { border-right: none; }
.pm-trust-icon { flex: 0 0 31px; width: 31px; height: 31px; color: var(--clay); margin-top: 1px; }
.pm-trust-icon svg, .pm-trust-icon img { width: 100%; height: 100%; object-fit: contain; }
.pm-trust-body .eyebrow { font-size: 0.65rem; letter-spacing: 0.14em; margin-bottom: 4px; }
.pm-trust-body p { margin: 0; font-size: 0.78rem; color: var(--charcoal-soft); line-height: 1.45; }
@media (max-width: 780px) {
  .pm-trust-band { grid-template-columns: 1fr; }
  .pm-trust-item { border-right: none; border-bottom: var(--border-hairline); }
  .pm-trust-item:last-child { border-bottom: none; }
}

/* ---------- Rental Application page ---------- */
#applyRentHero.hero-full { min-height: 0; height: clamp(260px, 22vw, 320px); align-items: stretch; }
#applyRentHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#applyRentHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#applyRentHero .hero-copy { max-width: 480px; position: relative; z-index: 2; }
#applyRentHero .hero-copy h1 { font-size: clamp(2.2rem, 3.6vw, 2.75rem); font-weight: 600; line-height: 1; color: var(--ivory); }
#applyRentHero .hero-copy .lede { max-width: 460px; font-size: 0.9rem; line-height: 1.55; color: rgba(248, 246, 245, 0.88); margin-top: 8px; }
@media (max-width: 640px) {
  #applyRentHero.hero-full { height: clamp(300px, 60vw, 380px); }
}

.apply-security-band { display: grid; grid-template-columns: repeat(3, 1fr); border: var(--border-hairline); border-radius: var(--radius-sm); background: var(--sand); }
.apply-security-item { display: flex; align-items: flex-start; gap: 12px; padding: 18px 22px; border-right: var(--border-hairline); }
.apply-security-item:last-child { border-right: none; }
.apply-security-icon { flex: 0 0 26px; width: 26px; height: 26px; color: var(--clay); margin-top: 1px; }
.apply-security-icon svg { width: 100%; height: 100%; }
.apply-security-item strong { display: block; font-size: 0.86rem; margin-bottom: 3px; }
.apply-security-item p { margin: 0; font-size: 0.78rem; color: var(--charcoal-soft); line-height: 1.4; }
.apply-security-item a { color: var(--clay-dark); text-decoration: none; font-weight: 600; }
@media (max-width: 780px) {
  .apply-security-band { grid-template-columns: 1fr; }
  .apply-security-item { border-right: none; border-bottom: var(--border-hairline); }
  .apply-security-item:last-child { border-bottom: none; }
}

.apply-rent-layout { display: grid; grid-template-columns: 1fr 300px; gap: 40px; align-items: start; }
@media (max-width: 960px) {
  .apply-rent-layout { grid-template-columns: 1fr; }
  .apply-rent-sidebar { order: -1; }
}

/* Compact field density for this form only: 34-40px inputs, 10-12px labels */
.apply-rent-form label { font-size: 0.72rem; font-weight: 600; margin-bottom: 4px; text-transform: uppercase; letter-spacing: 0.02em; color: var(--charcoal-soft); }
.apply-rent-form .field { margin-bottom: 12px; }
.apply-rent-form h3 { font-size: 0.72rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.08em; color: var(--clay-dark); margin-bottom: 14px; font-family: var(--font-accent); }
.apply-rent-form h4 { font-size: 0.68rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.06em; color: var(--charcoal-soft); margin-bottom: 10px; font-family: var(--font-accent); }
.apply-rent-form input[type=text], .apply-rent-form input[type=email], .apply-rent-form input[type=tel],
.apply-rent-form input[type=number], .apply-rent-form input[type=date], .apply-rent-form select {
  height: 37px; padding: 0 12px; font-size: 0.85rem; border-radius: var(--radius-xs);
}
.apply-rent-form input[type=file] { font-size: 0.8rem; padding: 7px 10px; border: 1px solid var(--line); border-radius: var(--radius-xs); background: var(--white); width: 100%; }
.apply-rent-form textarea { min-height: 80px; font-size: 0.85rem; border-radius: var(--radius-xs); }
.apply-rent-form .field-hint { font-size: 0.74rem; }
.apply-grid-3 { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 0 16px; }
.apply-span-2 { grid-column: span 2; }
@media (max-width: 640px) {
  .apply-grid-3 { grid-template-columns: 1fr; }
  .apply-span-2 { grid-column: span 1; }
}

.apply-requirements-card { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 22px; background: var(--ivory); position: sticky; top: calc(var(--header-height) + 16px); }
.apply-requirements-card h3 { font-size: 0.76rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.08em; color: var(--clay-dark); margin: 0 0 16px; }
.apply-requirement { display: flex; align-items: flex-start; gap: 10px; padding: 12px 0; border-top: 1px solid var(--line); }
.apply-requirement:first-of-type { border-top: none; }
.apply-requirement-icon { flex: 0 0 20px; width: 20px; height: 20px; color: var(--clay); margin-top: 1px; }
.apply-requirement-icon svg { width: 100%; height: 100%; }
.apply-requirement p { margin: 0; font-size: 0.76rem; line-height: 1.45; color: var(--charcoal-soft); }
.apply-requirement p a { color: var(--clay-dark); }
.apply-fcfs-panel { margin-top: 16px; padding: 14px 16px; background: var(--clay); color: var(--white); font-size: 0.76rem; line-height: 1.5; border-radius: var(--radius-xs); }
@media (max-width: 960px) {
  .apply-requirements-card { position: static; }
}

.apply-terms-details { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 14px 16px; background: var(--ivory); margin-top: 18px; }
.apply-terms-details summary { cursor: pointer; font-weight: 600; font-size: 0.88rem; }
.apply-terms-body { margin-top: 12px; font-size: 0.84rem; color: var(--charcoal-soft); white-space: pre-line; max-height: 260px; overflow-y: auto; line-height: 1.6; }
.apply-final-decision { margin: 18px 0 0; font-family: var(--font-accent); font-weight: 700; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.05em; color: var(--charcoal); text-align: center; }

.apply-trust-band { display: grid; grid-template-columns: repeat(3, 1fr); border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.apply-trust-item { display: flex; align-items: flex-start; gap: 14px; padding: 16px 22px; border-right: var(--border-hairline); }
.apply-trust-item:last-child { border-right: none; }
.apply-trust-icon { flex: 0 0 28px; width: 28px; height: 28px; color: var(--clay); margin-top: 1px; }
.apply-trust-icon svg, .apply-trust-icon img { width: 100%; height: 100%; object-fit: contain; }
.apply-trust-item strong { display: block; font-size: 0.82rem; margin-bottom: 3px; }
.apply-trust-item p { margin: 0; font-size: 0.76rem; color: var(--charcoal-soft); line-height: 1.4; }
@media (max-width: 780px) {
  .apply-trust-band { grid-template-columns: 1fr; }
  .apply-trust-item { border-right: none; border-bottom: var(--border-hairline); }
  .apply-trust-item:last-child { border-bottom: none; }
}

/* ---------- Buyer Application page ---------- */
#applyBuyHero.hero-full { min-height: 0; height: clamp(280px, 24vw, 340px); align-items: stretch; }
#applyBuyHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#applyBuyHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#applyBuyHero .hero-copy { max-width: 480px; position: relative; z-index: 2; }
#applyBuyHero .hero-copy h1 { font-size: clamp(2.2rem, 3.6vw, 2.75rem); font-weight: 600; line-height: 1; color: var(--ivory); }
#applyBuyHero .hero-copy .lede { max-width: 460px; font-size: 0.9rem; line-height: 1.55; color: rgba(248, 246, 245, 0.88); margin-top: 8px; }
#applyBuyHero .apply-duration-link { display: inline-flex; margin-top: 14px; font-size: 0.84rem; font-weight: 500; }
@media (max-width: 640px) {
  #applyBuyHero.hero-full { height: clamp(320px, 62vw, 400px); }
}

.apply-checklist-card { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 22px; background: var(--ivory); position: sticky; top: calc(var(--header-height) + 16px); }
.apply-checklist-card h3 { font-size: 0.76rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.08em; color: var(--clay-dark); margin: 0 0 6px; }
.apply-checklist-intro { font-size: 0.78rem; color: var(--charcoal-soft); margin: 0 0 16px; line-height: 1.4; }
.apply-checklist-item { display: flex; align-items: flex-start; gap: 12px; padding: 12px 0; border-top: 1px solid var(--line); }
.apply-checklist-item:first-of-type { border-top: none; }
.apply-checklist-icon { flex: 0 0 30px; width: 30px; height: 30px; border-radius: 50%; border: 1px solid var(--clay-light); color: var(--clay); padding: 6px; box-sizing: border-box; }
.apply-checklist-icon svg { width: 100%; height: 100%; }
.apply-checklist-item strong { display: block; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.03em; margin-bottom: 3px; }
.apply-checklist-item p { margin: 0; font-size: 0.76rem; line-height: 1.45; color: var(--charcoal-soft); }
.apply-not-preapproved-panel { margin-top: 16px; padding: 14px 16px; background: var(--sand); border: 1px solid var(--clay-light); border-radius: var(--radius-xs); }
.apply-not-preapproved-panel strong { display: block; font-size: 0.8rem; margin-bottom: 4px; }
.apply-not-preapproved-panel p { margin: 0 0 8px; font-size: 0.78rem; color: var(--charcoal-soft); line-height: 1.4; }
.apply-checklist-submit { margin-top: 18px; padding-top: 16px; border-top: 1px solid var(--line); }
.apply-checklist-submit h3 { margin-bottom: 8px; }
.apply-checklist-submit p { margin: 0 0 4px; font-size: 0.78rem; color: var(--charcoal-soft); }
.apply-checklist-submit a { color: var(--clay-dark); font-weight: 600; text-decoration: none; }
@media (max-width: 960px) {
  .apply-checklist-card { position: static; }
}

.apply-buyer-authorization { font-size: 0.84rem; color: var(--charcoal-soft); line-height: 1.6; }

/* ---------- Mortgage Center page ---------- */
#mortgageCenterHero.hero-full { min-height: 0; height: clamp(320px, 27vw, 390px); align-items: stretch; }
#mortgageCenterHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 18, 16, 0.78) 0%, rgba(20, 18, 16, 0.58) 32%, rgba(20, 18, 16, 0.28) 55%, rgba(20, 18, 16, 0.08) 72%, rgba(20, 18, 16, 0) 88%);
}
#mortgageCenterHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#mortgageCenterHero .hero-copy { max-width: 480px; position: relative; z-index: 2; }
#mortgageCenterHero .hero-copy h1 { font-size: clamp(2.2rem, 3.6vw, 2.75rem); font-weight: 600; line-height: 1; color: var(--ivory); }
#mortgageCenterHero .hero-copy .lede { max-width: 460px; font-size: 0.9rem; line-height: 1.55; color: rgba(248, 246, 245, 0.88); margin-top: 8px; }
#mortgageCenterHero .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #mortgageCenterHero.hero-full { height: clamp(360px, 66vw, 440px); }
}

.mc-tabs { display: flex; gap: 4px; border-bottom: 1px solid var(--line); margin-bottom: 28px; overflow-x: auto; -webkit-overflow-scrolling: touch; }
.mc-tab { display: flex; align-items: center; gap: 7px; flex: 0 0 auto; padding: 12px 16px; background: none; border: none; border-bottom: 2px solid transparent; font-family: var(--font-accent); font-weight: 600; font-size: 0.74rem; text-transform: uppercase; letter-spacing: 0.05em; color: var(--charcoal-soft); cursor: pointer; white-space: nowrap; }
.mc-tab-icon { width: 16px; height: 16px; display: inline-flex; }
.mc-tab-icon svg { width: 100%; height: 100%; }
.mc-tab.is-active { color: var(--clay-dark); border-bottom-color: var(--clay); }
.mc-tab:hover:not(.is-active) { color: var(--charcoal); }

.mc-tool-panel { display: none; }
.mc-tool-panel.is-active { display: block; animation: fadein 0.2s ease; }
.mc-tool-panel > h3 { margin-bottom: 4px; }

.mc-calc-layout { display: grid; grid-template-columns: 42% 1fr; gap: 32px; align-items: start; }
@media (max-width: 860px) {
  .mc-calc-layout { grid-template-columns: 1fr; }
}
.mc-calc-inputs { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 24px; background: var(--white); }
.mc-calc-inputs h3 { margin-bottom: 4px; }
.mc-calc-actions { display: flex; align-items: center; gap: 18px; margin-top: 18px; }
.mc-calc-results { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 24px; background: var(--sand); }
.mc-result-headline { font-family: var(--font-display); font-weight: 600; font-size: clamp(2rem, 3vw, 2.6rem); color: var(--charcoal); margin: 6px 0 18px; }
.mc-result-headline--sm { font-size: clamp(1.5rem, 2.4vw, 2rem); }
.mc-result-sub { font-size: 0.82rem; color: var(--charcoal-soft); margin-top: 10px; }
.mc-donut-wrap { position: relative; width: 150px; height: 150px; margin: 0 auto 20px; }
.mc-donut { width: 100%; height: 100%; }
.mc-donut-label { position: absolute; inset: 0; display: flex; align-items: center; justify-content: center; text-align: center; font-family: var(--font-accent); font-size: 0.72rem; font-weight: 600; color: var(--charcoal-soft); line-height: 1.3; }
.mc-breakdown { display: flex; flex-direction: column; gap: 9px; }
.mc-breakdown-row { display: flex; align-items: center; gap: 8px; font-size: 0.82rem; color: var(--charcoal-soft); }
.mc-breakdown-row strong { margin-left: auto; color: var(--charcoal); font-weight: 700; }
.mc-swatch { width: 10px; height: 10px; border-radius: 50%; flex: 0 0 10px; }
.mc-swatch--blank { background: transparent; }
.mc-breakdown-total { border-top: 1px solid var(--line); padding-top: 9px; margin-top: 2px; font-weight: 700; color: var(--charcoal); }
.mc-breakdown-total strong { color: var(--clay-dark); font-size: 0.95rem; }

.mc-disclosure { display: flex; gap: 10px; align-items: flex-start; margin-top: 20px; padding: 14px 16px; background: var(--ivory); border: 1px solid var(--line); border-radius: var(--radius-xs); }
.mc-disclosure-icon { flex: 0 0 18px; width: 18px; height: 18px; color: var(--clay); margin-top: 1px; }
.mc-disclosure-icon svg { width: 100%; height: 100%; }
.mc-disclosure p { margin: 0; font-size: 0.76rem; line-height: 1.5; color: var(--charcoal-soft); }

.mc-dp-inputs { max-width: 760px; margin-bottom: 24px; grid-template-columns: 1fr 1fr 1fr; }
@media (max-width: 640px) { .mc-dp-inputs { grid-template-columns: 1fr; } }
.mc-scenario-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(190px, 1fr)); gap: 16px; }
.mc-scenario-card { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 18px; background: var(--white); }
.mc-scenario-pct { font-family: var(--font-display); font-weight: 600; font-size: 1.2rem; color: var(--clay-dark); margin-bottom: 12px; }
.mc-scenario-row { display: flex; justify-content: space-between; gap: 8px; font-size: 0.78rem; color: var(--charcoal-soft); padding: 6px 0; border-top: 1px solid var(--line); }
.mc-scenario-row:first-of-type { border-top: none; }
.mc-scenario-row strong { color: var(--charcoal); }
.mc-scenario-total strong { color: var(--clay-dark); font-size: 0.9rem; }
.mc-scenario-diff { margin-top: 10px; font-size: 0.72rem; color: var(--charcoal-soft); font-style: italic; }

.mc-dti-rows { display: flex; flex-direction: column; gap: 10px; margin-bottom: 14px; }
.mc-dti-row { display: flex; justify-content: space-between; align-items: baseline; font-size: 0.88rem; padding-bottom: 8px; border-bottom: 1px solid var(--line); }
.mc-dti-row strong { font-family: var(--font-display); font-size: 1.3rem; color: var(--clay-dark); }
.mc-dti-bar-track { height: 8px; background: var(--line); border-radius: var(--radius-xs); overflow: hidden; }
.mc-dti-bar { height: 100%; background: var(--sage); transition: width 0.2s ease; }
.mc-dti-bar.is-moderate { background: var(--clay); }
.mc-dti-bar.is-high { background: var(--clay-dark); }
.mc-dti-status { font-size: 0.78rem; font-weight: 600; color: var(--charcoal-soft); margin: 8px 0 0; }

.mc-amort-inputs { max-width: 820px; }
.mc-amort-summary { display: grid; grid-template-columns: repeat(auto-fit, minmax(150px, 1fr)); gap: 14px; margin: 18px 0; padding: 18px; background: var(--sand); border-radius: var(--radius-sm); }
.mc-amort-summary div { display: flex; flex-direction: column; gap: 4px; }
.mc-amort-summary span { font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.04em; color: var(--charcoal-soft); }
.mc-amort-summary strong { font-family: var(--font-display); font-size: 1.25rem; color: var(--charcoal); }
.mc-amort-toggle { display: inline-flex; border: var(--border-hairline); border-radius: var(--radius-xs); overflow: hidden; margin-bottom: 14px; }
.mc-amort-toggle button { padding: 8px 16px; border: none; background: var(--white); font-family: var(--font-accent); font-size: 0.76rem; font-weight: 600; color: var(--charcoal-soft); cursor: pointer; }
.mc-amort-toggle button.is-active { background: var(--clay); color: var(--white); }
.mc-table-wrap { overflow-x: auto; border: var(--border-hairline); border-radius: var(--radius-sm); }
.mc-amort-table { width: 100%; border-collapse: collapse; font-size: 0.82rem; min-width: 480px; }
.mc-amort-table th { text-align: left; padding: 10px 14px; background: var(--sand); font-weight: 600; font-size: 0.72rem; text-transform: uppercase; letter-spacing: 0.04em; color: var(--charcoal-soft); }
.mc-amort-table td { padding: 8px 14px; border-top: 1px solid var(--line); color: var(--charcoal-soft); }
.mc-amort-table tr:nth-child(even) { background: var(--ivory); }

.mc-refi-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 32px; margin-bottom: 20px; }
@media (max-width: 700px) { .mc-refi-grid { grid-template-columns: 1fr; } }
.mc-refi-col h4 { font-size: 0.72rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.06em; color: var(--clay-dark); margin-bottom: 14px; }
.mc-refi-results { display: grid; grid-template-columns: repeat(auto-fit, minmax(160px, 1fr)); gap: 14px; padding: 18px; background: var(--sand); border-radius: var(--radius-sm); }
.mc-refi-results div { display: flex; flex-direction: column; gap: 4px; }
.mc-refi-results span { font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.04em; color: var(--charcoal-soft); }
.mc-refi-results strong { font-family: var(--font-display); font-size: 1.2rem; color: var(--clay-dark); }

.mc-resources-layout { display: grid; grid-template-columns: 1.2fr 1fr; gap: 44px; align-items: start; }
@media (max-width: 860px) { .mc-resources-layout { grid-template-columns: 1fr; } }
.mc-resource-list { list-style: none; margin: 16px 0; padding: 0; }
.mc-resource-list li { display: flex; align-items: flex-start; gap: 14px; padding: 12px 0; border-top: 1px solid var(--line); }
.mc-resource-list li:last-child { border-bottom: 1px solid var(--line); }
.mc-resource-icon { flex: 0 0 22px; width: 22px; height: 22px; color: var(--clay); margin-top: 2px; }
.mc-resource-icon svg { width: 100%; height: 100%; }
.mc-resource-list strong { display: block; font-family: var(--font-display); font-weight: 500; font-size: 1rem; margin-bottom: 2px; }
.mc-resource-list p { margin: 0; font-size: 0.78rem; color: var(--charcoal-soft); }
.mc-resource-arrow { color: var(--clay); margin-top: 3px; }
.mc-next-step-col { border: var(--border-hairline); border-radius: var(--radius-sm); padding: 24px; background: var(--white); }
.mc-checkmarks { list-style: none; margin: 16px 0 20px; padding: 0; display: flex; flex-direction: column; gap: 9px; }
.mc-checkmarks li { position: relative; padding-left: 22px; font-size: 0.85rem; color: var(--charcoal-soft); }
.mc-checkmarks li::before { content: '\2713'; position: absolute; left: 0; top: 0; color: var(--clay); font-weight: 700; }
.mc-or-call { margin: 12px 0 0; font-size: 0.82rem; color: var(--charcoal-soft); text-align: center; }
.mc-or-call a { color: var(--clay-dark); font-weight: 600; text-decoration: none; }

.mc-cta-band { display: flex; align-items: center; gap: 18px; border: var(--border-hairline); border-radius: var(--radius-sm); padding: 20px 24px; background: var(--sand); }
.mc-cta-icon { flex: 0 0 30px; width: 30px; height: 30px; color: var(--clay); }
.mc-cta-icon svg { width: 100%; height: 100%; }
.mc-cta-body { flex: 1; min-width: 0; }
.mc-cta-body h3 { margin-bottom: 2px; }
.mc-cta-body p { margin: 0; font-size: 0.84rem; color: var(--charcoal-soft); }
@media (max-width: 700px) {
  .mc-cta-band { flex-direction: column; align-items: flex-start; }
}

/* ---------- About page ---------- */
#aboutHero.hero-full { min-height: 0; height: clamp(380px, 32vw, 440px); align-items: stretch; }
#aboutHero.hero-full::before {
  background: linear-gradient(90deg, rgba(20, 20, 18, 0.78) 0%, rgba(20, 20, 18, 0.62) 30%, rgba(20, 20, 18, 0.28) 52%, rgba(20, 20, 18, 0.06) 68%, rgba(20, 20, 18, 0) 78%);
}
#aboutHero .container { height: 100%; display: flex; align-items: center; padding-top: 0; padding-bottom: 0; }
#aboutHero .hero-copy { max-width: 460px; position: relative; z-index: 2; }
#aboutHero .hero-copy h1 { font-size: clamp(3.25rem, 4.3vw, 3.75rem); font-weight: 500; line-height: 0.98; color: var(--ivory); }
#aboutHero .about-hero-title { font-family: var(--font-accent); font-weight: 500; font-size: 1rem; color: var(--clay-light); line-height: 1.5; margin: 14px 0 10px; }
#aboutHero .hero-copy .lede { max-width: 420px; font-size: 0.92rem; line-height: 1.55; color: rgba(248, 246, 245, 0.85); margin: 0; }
#aboutHero .hero-copy .hero-actions { margin-top: 20px; }
@media (max-width: 640px) {
  #aboutHero.hero-full { height: clamp(400px, 74vw, 480px); }
  #aboutHero.hero-full::before { background: linear-gradient(180deg, rgba(20,20,18,0.15) 0%, rgba(20,20,18,0.55) 55%, rgba(20,20,18,0.85) 100%); }
}

#aboutBio { padding: 36px 0 14px; }
.about-bio-layout { display: grid; grid-template-columns: minmax(0, 340px) 1fr; gap: 44px; align-items: start; }
@media (max-width: 860px) { .about-bio-layout { grid-template-columns: 1fr; gap: 24px; } }
.about-bio-media { width: 100%; max-width: 340px; aspect-ratio: 4/5; border-radius: var(--radius-sm); overflow: hidden; }
.about-bio-media img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 12%; display: block; }
.about-bio-content h2 { font-size: clamp(1.875rem, 2.5vw, 2.25rem); font-weight: 500; margin: 8px 0 14px; }
.about-bio-content p { color: var(--charcoal-soft); font-size: 0.87rem; line-height: 1.6; margin-bottom: 12px; }
.about-bio-content p:last-child { margin-bottom: 0; }

.about-experience-strip { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 24px; border-top: var(--border-hairline); }
.about-experience-item { padding: 16px 24px 0; border-right: var(--border-hairline); }
.about-experience-item:first-child { padding-left: 0; }
.about-experience-item:last-child { border-right: none; }
.about-experience-item strong { display: block; font-family: var(--font-display); font-weight: 600; font-size: 1.05rem; color: var(--clay); margin-bottom: 4px; }
.about-experience-item span { font-size: 0.78rem; color: var(--charcoal-soft); line-height: 1.4; }
@media (max-width: 700px) {
  .about-experience-strip { grid-template-columns: 1fr; }
  .about-experience-item { border-right: none; border-top: var(--border-hairline); padding: 14px 0; }
  .about-experience-item:first-child { border-top: none; padding-left: 0; }
}

#aboutValues { padding: 14px 0 16px; }
.about-values-band { display: grid; grid-template-columns: repeat(3, 1fr); border-top: var(--border-hairline); border-bottom: var(--border-hairline); }
.about-value-item { padding: 20px 26px; border-right: var(--border-hairline); }
.about-value-item:last-child { border-right: none; }
.about-value-icon { width: 32px; height: 32px; color: var(--clay); margin-bottom: 10px; }
.about-value-icon svg { width: 100%; height: 100%; }
.about-value-item h3 { font-size: clamp(1.2rem, 1.5vw, 1.375rem); font-weight: 500; margin-bottom: 5px; }
.about-value-item p { font-size: 0.81rem; color: var(--charcoal-soft); line-height: 1.45; margin: 0; }
@media (max-width: 700px) {
  .about-values-band { grid-template-columns: 1fr; border-top: none; }
  .about-value-item { border-right: none; border-top: var(--border-hairline); }
  .about-value-item:last-child { border-bottom: var(--border-hairline); }
}

#aboutTestimonial { padding: 16px 0 14px; }
.about-testimonial { max-width: 760px; margin: 0 auto; min-height: clamp(145px, 13vw, 180px); background: var(--sand); border-radius: var(--radius-sm); padding: 30px 42px; display: flex; flex-direction: column; justify-content: center; }
.about-testimonial-mark { display: block; font-family: var(--font-display); font-size: 2.25rem; line-height: 1; color: var(--clay); margin-bottom: 4px; }
.about-testimonial blockquote { margin: 0; }
.about-testimonial p { font-family: var(--font-display); font-style: italic; font-size: 1.02rem; font-weight: 500; color: var(--charcoal); line-height: 1.42; margin: 0; }
.about-testimonial-line { display: block; width: 40px; height: 2px; background: var(--clay); margin: 14px 0 10px; }
.about-testimonial cite { font-style: normal; font-family: var(--font-accent); font-size: 0.78rem; font-weight: 600; color: var(--clay-dark); }
@media (max-width: 700px) {
  .about-testimonial { padding: 24px 24px; }
}

#aboutConnect { padding: 14px 0 12px; }
.about-connect-layout { display: grid; grid-template-columns: 36% 1fr; gap: 44px; align-items: center; }
@media (max-width: 860px) { .about-connect-layout { grid-template-columns: 1fr; gap: 28px; } }
.about-connect-copy h2 { font-size: clamp(1.875rem, 2.4vw, 2.125rem); font-weight: 500; margin: 8px 0 12px; }
.about-connect-copy p { color: var(--charcoal-soft); font-size: 0.9rem; line-height: 1.55; margin-bottom: 20px; max-width: 38ch; }
.about-contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border-top: var(--border-hairline); border-left: var(--border-hairline); }
.about-contact-item { display: flex; align-items: flex-start; gap: 12px; padding: 18px 20px; border-right: var(--border-hairline); border-bottom: var(--border-hairline); background: var(--white); }
.about-contact-icon { flex: 0 0 22px; width: 22px; height: 22px; color: var(--clay); margin-top: 2px; }
.about-contact-icon svg { width: 100%; height: 100%; }
.about-contact-item strong { display: block; font-size: 0.88rem; margin-bottom: 2px; }
.about-contact-item span { font-size: 0.76rem; color: var(--charcoal-soft); }
.about-connect-links { margin-top: 18px; text-align: center; font-size: 0.8rem; }
.about-connect-sep { color: var(--line); margin: 0 10px; }
@media (max-width: 560px) {
  .about-contact-grid { grid-template-columns: 1fr; }
  .about-connect-links { display: flex; flex-direction: column; gap: 8px; }
  .about-connect-sep { display: none; }
}