:root{
  --charcoal:#24231f;
  --charcoal-2:#191916;
  --ivory:#f5f1ec;
  --ivory-2:#fbf8f4;
  --paper:#ffffff;
  --gold:#c98f5f;
  --gold-soft:#d5a276;
  --gold-dark:#a96f42;
  --ink:#2c2b28;
  --muted:#7b746d;
  --line:#dfd7cf;
  --serif:'Cormorant Garamond','EB Garamond','Times New Roman',serif;
  --sans:'Montserrat','Avenir Next','Segoe UI',Arial,sans-serif;
  --script:'Pinyon Script','Snell Roundhand','Brush Script MT',cursive;
  --shell:1780px;
  --wide:1660px;
}
*{box-sizing:border-box}html,body{margin:0;min-height:100%;background:var(--ivory);color:var(--ink)}body{font-family:var(--sans);font-size:14px;line-height:1.55;-webkit-font-smoothing:antialiased}img,svg{display:block}a{color:inherit;text-decoration:none}.shell{width:min(var(--shell),calc(100% - 112px));margin:0 auto}.shell--wide{width:min(var(--wide),calc(100% - 112px))}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 36px;border:1px solid transparent;text-transform:uppercase;letter-spacing:.11em;font:700 12px/1 var(--sans);transition:.22s ease;white-space:nowrap}.button--gold{background:var(--gold);color:#fff}.button--gold:hover{background:var(--gold-dark)}.button--outline{border-color:rgba(201,143,95,.8);color:#fff;background:rgba(36,35,31,.06)}.button--outline:hover{background:rgba(201,143,95,.16)}.button--light-outline{border-color:#d8b18f;color:var(--gold-dark);background:transparent}.button--light-outline:hover{background:#d8b18f;color:#fff}.script{font-family:var(--script);font-weight:400;color:var(--gold-soft);letter-spacing:.01em}.eyebrow{margin:0 0 8px;color:var(--gold);text-transform:uppercase;letter-spacing:.22em;font:700 12px/1.2 var(--sans)}

.hero{position:relative;height:760px;overflow:hidden;background:#1d1b18;color:#fff}.hero__image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center center;filter:saturate(.93) contrast(.98) brightness(.96)}.hero__shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(23,22,19,.93) 0%,rgba(27,26,23,.88) 29%,rgba(41,35,29,.67) 48%,rgba(36,30,25,.28) 63%,rgba(16,16,14,.08) 100%)}.hero__grain{position:absolute;inset:0;background:radial-gradient(circle at 28% 12%,rgba(255,255,255,.06),transparent 33%),linear-gradient(180deg,rgba(0,0,0,.24),transparent 30%,rgba(0,0,0,.10));mix-blend-mode:soft-light;pointer-events:none}.hero__shell{position:relative;z-index:2;height:100%}.site-header{height:116px;display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:42px}.brand--header img{width:270px;height:auto}.main-nav{display:flex;justify-content:center;align-items:center;gap:38px;margin-top:2px}.main-nav a{position:relative;text-transform:uppercase;letter-spacing:.12em;font:700 12px/1 var(--sans);color:rgba(255,255,255,.91)}.main-nav a.is-active:after{content:"";position:absolute;left:0;right:0;bottom:-18px;height:2px;background:var(--gold);opacity:.8}.button--header{min-height:50px;padding:0 30px}.hero-copy{position:absolute;left:0;top:206px;max-width:620px}.hero-copy__script{font-size:68px;line-height:.86;margin:0 0 4px;color:#d69b66;text-shadow:0 1px 10px rgba(0,0,0,.22)}.hero-copy h1{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.12em;font-size:72px;line-height:.92;margin:0 0 28px;color:#fff;text-shadow:0 3px 16px rgba(0,0,0,.22)}.hero-copy__body{font:500 18px/1.5 var(--sans);letter-spacing:.02em;color:rgba(255,255,255,.93);margin:0 0 31px;max-width:470px}.hero-actions{display:flex;gap:18px;margin-bottom:42px}.hero-proof{display:flex;gap:21px;align-items:center;text-transform:uppercase;color:#fff}.hero-proof span{width:3px;height:55px;background:var(--gold)}.hero-proof p{margin:0;font:700 14px/1.55 var(--sans);letter-spacing:.12em;color:rgba(255,255,255,.88)}

.search-wrap{position:relative;z-index:7;margin-top:-62px;padding:0 0 28px}.search-card{width:min(1500px,calc(100% - 140px));margin:0 auto;background:rgba(255,255,255,.96);border-radius:7px;box-shadow:0 20px 46px rgba(30,25,20,.16);border:1px solid rgba(214,203,193,.7);padding:20px 28px 24px}.search-card h2{font-family:var(--sans);margin:0 0 15px;text-align:center;color:#aa7857;text-transform:uppercase;letter-spacing:.34em;font-size:18px;line-height:1.1}.property-search{display:grid;grid-template-columns:repeat(4,1fr) 190px;gap:18px}.search-field{display:grid;grid-template-columns:36px 1fr auto;align-items:center;gap:12px;min-height:72px;padding:12px 16px;border:1px solid #e6ded6;border-radius:5px;background:#fff;box-shadow:0 1px 0 rgba(0,0,0,.02);cursor:pointer}.field-icon{width:30px;height:30px;border:1px solid rgba(201,143,95,.33);border-radius:50%;display:grid;place-items:center;color:var(--gold)}.field-icon svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}.field-copy span{display:block;color:#8f8983;text-transform:uppercase;letter-spacing:.12em;font:700 9px/1 var(--sans);margin-bottom:5px}.field-copy strong{display:block;color:#272522;font:600 13px/1.2 var(--sans)}.chev{font-size:21px;line-height:1;color:#b8afa7;margin-top:10px}.button--search{width:100%;min-height:72px;padding:0 20px;border-radius:4px}

.featured{background:var(--ivory);padding:8px 0 42px}.section-heading{text-align:center;margin:0 0 30px}.section-heading p{margin:0 0 4px;text-transform:uppercase;color:#cc9b7a;letter-spacing:.32em;font:700 11px/1 var(--sans)}.section-heading h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.11em;font-size:43px;line-height:1;margin:0;color:#2c2a27}.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:32px}.area-card{background:#fff;border:1px solid #e5ded7;box-shadow:0 7px 22px rgba(40,30,20,.04);overflow:hidden;text-align:center}.area-card img{width:100%;height:202px;object-fit:cover;filter:saturate(.95) contrast(.98) brightness(.96)}.area-card__body{padding:20px 18px 21px}.area-card h3{font-family:var(--serif);font-weight:600;text-transform:uppercase;letter-spacing:.11em;font-size:21px;line-height:1;margin:0 0 8px;color:#2c2a27;white-space:nowrap}.area-card p{margin:0 0 15px;color:#68625d;font:500 13px/1.3 var(--sans)}.area-card a{display:inline-flex;gap:7px;align-items:center;color:#b9815c;text-transform:uppercase;letter-spacing:.16em;font:700 12px/1 var(--sans)}.area-card a span{font-size:18px;line-height:0}

.advisor{display:grid;grid-template-columns:31.8% 68.2%;min-height:350px}.advisor__intro{background:var(--ivory-2);display:flex;justify-content:flex-end}.advisor__copy{width:min(480px,calc(100% - 70px));padding:48px 48px 48px 0}.advisor__copy h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.07em;font-size:42px;line-height:1.02;margin:0 0 21px;color:#2a2825}.advisor__copy>p:not(.eyebrow){margin:0 0 26px;color:#46433f;font:500 15px/1.58 var(--sans)}.advisor__reasons{background:#242320;color:#fff;display:flex;align-items:center}.advisor__reasons-inner{width:min(1090px,calc(100% - 92px));margin-left:58px}.eyebrow--gold{margin-bottom:30px;color:#c78f68;text-align:left}.reason-grid{display:grid;grid-template-columns:repeat(4,1fr);align-items:start}.reason{position:relative;text-align:center;padding:0 31px;min-height:190px}.reason+.reason{border-left:1px solid rgba(255,255,255,.19)}.reason__icon{height:66px;display:grid;place-items:center;margin:0 0 16px;color:#ca8e61}.reason__icon svg{width:58px;height:58px;fill:none;stroke:currentColor;stroke-width:2.1;stroke-linecap:round;stroke-linejoin:round}.reason h3{margin:0 0 12px;text-transform:uppercase;letter-spacing:.11em;color:#c99168;font:700 13px/1.2 var(--sans)}.reason p{margin:0 auto;color:rgba(255,255,255,.78);font:500 14px/1.55 var(--sans);max-width:190px}

.final-cta{position:relative;display:grid;grid-template-columns:42% 58%;min-height:300px;background:var(--ivory);overflow:hidden}.final-cta__image{position:relative;min-height:300px;background-image:linear-gradient(90deg,rgba(255,255,255,0) 0%,rgba(245,241,236,.12) 63%,rgba(245,241,236,.92) 100%),url('../img/cta-living.jpg');background-size:cover;background-position:center 53%;filter:saturate(.9) contrast(.97) brightness(1.02)}.final-cta__copy{display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:50px 60px;background:linear-gradient(90deg,rgba(245,241,236,.86),var(--ivory) 26%,var(--ivory) 100%)}.final-cta__copy .script{font-size:52px;line-height:.82;margin:0 0 8px;color:#d0a178}.final-cta__copy h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.15em;font-size:44px;line-height:1;margin:0 0 28px;color:#24221f}

.site-footer{background:#20201d;color:#fff;padding:34px 0 30px}.site-footer__inner{display:grid;grid-template-columns:330px 1px 270px 1fr 360px;align-items:center;gap:34px}.footer-brand img{width:250px;height:auto;margin-bottom:9px}.footer-brand p{margin:0;color:rgba(255,255,255,.73);font:500 13px/1.45 var(--sans);letter-spacing:.02em}.footer-rule{height:80px;background:rgba(255,255,255,.14)}.footer-rule--wide{width:1px;justify-self:start}.footer-links{display:grid;grid-template-columns:1fr;gap:3px;align-content:start}.footer-links strong{text-transform:uppercase;letter-spacing:.16em;color:#d0a178;font:800 12px/1.2 var(--sans);margin-bottom:2px}.footer-links a{color:rgba(255,255,255,.86);font:500 13px/1.2 var(--sans)}.footer-socials{display:flex;align-items:center;justify-content:flex-start;gap:22px;flex-wrap:wrap}.footer-socials a{width:48px;height:48px;border:1px solid rgba(255,255,255,.36);border-radius:50%;display:grid;place-items:center;color:#fff}.footer-socials svg{width:22px;height:22px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}.footer-socials small{flex-basis:100%;margin-top:8px;color:rgba(255,255,255,.45);font:500 11px/1.2 var(--sans)}

@media (max-width:1350px){.shell,.shell--wide{width:min(var(--shell),calc(100% - 70px))}.main-nav{gap:22px}.brand--header img{width:230px}.hero-copy h1{font-size:62px}.hero-copy__script{font-size:60px}.property-search{grid-template-columns:repeat(2,1fr) 190px}.search-field:nth-of-type(3){grid-column:1}.advisor{grid-template-columns:1fr}.advisor__copy{width:min(960px,calc(100% - 70px));padding:52px 0;margin:0 auto}.advisor__reasons-inner{width:min(960px,calc(100% - 70px));margin:0 auto;padding:48px 0}.site-footer__inner{grid-template-columns:270px 1px 200px 1fr 320px}.footer-brand img{width:220px}}
@media (max-width:920px){.hero{height:auto;min-height:760px}.site-header{height:auto;display:flex;justify-content:space-between;padding:24px 0}.main-nav{display:none}.button--header{display:none}.hero-copy{position:relative;top:auto;padding:86px 0 90px}.search-card{width:calc(100% - 34px);padding:20px}.property-search{grid-template-columns:1fr}.area-grid{grid-template-columns:1fr 1fr}.advisor__copy{width:calc(100% - 40px)}.reason-grid{grid-template-columns:1fr 1fr;gap:28px}.reason+.reason{border-left:0}.final-cta{grid-template-columns:1fr}.final-cta__image{min-height:220px}.site-footer__inner{display:grid;grid-template-columns:1fr;gap:24px}.footer-rule{display:none}.footer-socials{justify-content:flex-start}}
@media (max-width:560px){.shell,.shell--wide{width:calc(100% - 34px)}.brand--header img{width:190px}.hero-copy__script{font-size:48px}.hero-copy h1{font-size:45px}.hero-copy__body{font-size:15px}.hero-actions{flex-direction:column;align-items:flex-start}.search-card h2{font-size:15px}.area-grid,.reason-grid{grid-template-columns:1fr}.advisor__copy h2,.section-heading h2,.final-cta__copy h2{font-size:34px}.final-cta__copy .script{font-size:42px}}

/* =====================================================================
   MOTION + INTERACTIONS  (added layer; base look above is unchanged)
   ===================================================================== */
html{scroll-behavior:smooth}

/* Scroll reveal: a quiet opacity settle, no movement, no stagger */
.js [data-reveal]{opacity:0;transition:opacity 1.1s ease}
.js [data-reveal].is-visible{opacity:1}

/* Hero: one soft fade, no slide, no zoom */
.js .hero-copy{opacity:0;animation:heroFade 1.2s ease .05s forwards}
@keyframes heroFade{to{opacity:1}}

/* Buttons: colour-only hover, no lift, no glow (base gold->gold-dark handles it) */

/* Nav underline */
.main-nav a::after{content:"";position:absolute;left:0;right:0;bottom:-18px;height:2px;background:var(--gold);opacity:.9;transform:scaleX(0);transform-origin:left center;transition:transform .34s cubic-bezier(.22,.61,.24,1)}
.main-nav a:hover::after,.main-nav a.is-active::after{transform:scaleX(1)}

/* Search fields: quiet border shift only */
.search-field{transition:border-color .25s ease}
.search-field:hover,.search-field:focus-within{border-color:var(--gold-soft)}
.search-field:hover .field-icon,.search-field:focus-within .field-icon{border-color:var(--gold)}

/* Area cards: soft border + faint neutral shadow, no lift, no zoom, no glow */
.area-card{transition:border-color .35s ease,box-shadow .35s ease}
.area-card:hover{border-color:var(--gold-soft);box-shadow:0 10px 26px rgba(40,30,20,.07)}
.area-card a span{transition:transform .3s ease}
.area-card:hover a{color:var(--gold-dark)}
.area-card:hover a span{transform:translateX(4px)}

/* Reason icons: barely-there lift */
.reason__icon{transition:transform .35s ease}
.reason:hover .reason__icon{transform:translateY(-2px)}

/* Footer */
.footer-socials a{transition:color .28s ease,border-color .28s ease}
.footer-socials a:hover{color:var(--gold-soft);border-color:var(--gold-soft)}
.footer-links a{transition:color .24s ease}
.footer-links a:hover{color:var(--gold-soft)}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .js [data-reveal]{opacity:1!important;transition:none!important}
  .js .hero-copy{animation:none!important;opacity:1!important}
}

/* =====================================================================
   INTERIOR PAGES  (shared backbone for buy / sell / about / listings / resources)
   ===================================================================== */
.topbar{background:#20201d;position:sticky;top:0;z-index:40;transition:box-shadow .3s ease,background .3s ease}
.topbar.is-stuck{box-shadow:0 10px 30px rgba(0,0,0,.28)}
.topbar .site-header{height:96px}
.nav-toggle{display:none;width:46px;height:46px;border:1px solid rgba(255,255,255,.32);background:transparent;border-radius:50%;cursor:pointer;align-items:center;justify-content:center;padding:0}
.nav-toggle span{display:block;width:18px;height:2px;background:#fff;position:relative}
.nav-toggle span::before,.nav-toggle span::after{content:"";position:absolute;left:0;width:18px;height:2px;background:#fff}
.nav-toggle span::before{top:-6px}.nav-toggle span::after{top:6px}

.page-hero{position:relative;background:#20201d;color:#fff;padding:84px 0 90px;text-align:center;overflow:hidden}
.page-hero::before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 50% -10%,rgba(201,143,95,.16),transparent 58%);pointer-events:none}
.page-hero--image{background-size:cover;background-position:center}
.page-hero--image::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,15,.72),rgba(20,18,15,.82))}
.page-hero__inner{position:relative;z-index:3}
.page-hero .script{font-size:46px;line-height:.9;color:#d0a178;display:block;margin-bottom:4px}
.page-hero h1{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.14em;font-size:52px;line-height:1.02;margin:0 0 18px;color:#fff}
.page-hero>*  .lead,.page-hero__inner>p{max-width:640px;margin:0 auto;color:rgba(255,255,255,.84);font:500 16px/1.62 var(--sans)}
.page-hero__crumbs{margin-top:24px;font:700 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.5)}
.page-hero__crumbs a{color:var(--gold-soft)}

.section{padding:80px 0}
.section--tint{background:var(--ivory)}
.section--soft{background:var(--ivory-2)}
.section--paper{background:#fff}
.section--dark{background:#242320;color:#fff}
.section__head{text-align:center;max-width:730px;margin:0 auto 48px}
.section__head .eyebrow{text-align:center}
.section__head h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.11em;font-size:38px;line-height:1.06;margin:0 0 14px;color:#2c2a27}
.section--dark .section__head h2{color:#fff}
.section__head p{margin:0;color:#5f5951;font:500 15px/1.62 var(--sans)}
.section--dark .section__head p{color:rgba(255,255,255,.8)}
.section__cta{text-align:center;margin-top:44px}

/* Process steps */
.steps{display:grid;grid-template-columns:repeat(5,1fr);gap:26px}
.steps--4{grid-template-columns:repeat(4,1fr)}
.step{text-align:center;padding:0 8px}
.step__num{width:58px;height:58px;margin:0 auto 18px;border:1px solid var(--gold);color:var(--gold);border-radius:50%;display:grid;place-items:center;font:600 22px/1 var(--serif)}
.section--dark .step__num{border-color:#c99168;color:#c99168}
.step h3{margin:0 0 9px;text-transform:uppercase;letter-spacing:.1em;color:#2c2a27;font:700 13px/1.35 var(--sans)}
.section--dark .step h3{color:#c99168}
.step p{margin:0;color:#68625d;font:500 13.5px/1.58 var(--sans)}
.section--dark .step p{color:rgba(255,255,255,.76)}

/* Split feature band */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:stretch;min-height:460px}
.split__media{background-size:cover;background-position:center;min-height:320px;filter:saturate(.95) brightness(.98)}
.split__copy{padding:60px clamp(26px,5vw,74px);display:flex;flex-direction:column;justify-content:center}
.split__copy h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.08em;font-size:34px;line-height:1.08;margin:0 0 18px;color:#2a2825}
.split__copy p{margin:0 0 14px;color:#46433f;font:500 15px/1.66 var(--sans)}
.split--reverse .split__media{order:2}
.split--dark{background:#242320;color:#fff}
.split--dark .split__copy h2{color:#fff}
.split--dark .split__copy p{color:rgba(255,255,255,.8)}

.feature-list{list-style:none;margin:20px 0 0;padding:0;display:grid;gap:15px}
.feature-list li{position:relative;padding-left:36px;color:#46433f;font:500 14.5px/1.55 var(--sans)}
.split--dark .feature-list li{color:rgba(255,255,255,.82)}
.feature-list li::before{content:"";position:absolute;left:0;top:1px;width:22px;height:22px;border:1px solid var(--gold);border-radius:50%}
.feature-list li::after{content:"";position:absolute;left:8px;top:6px;width:5px;height:9px;border:solid var(--gold);border-width:0 2px 2px 0;transform:rotate(45deg)}

/* Cards (value / resource) */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.cards--4{grid-template-columns:repeat(4,1fr)}
.card{background:#fff;border:1px solid #e5ded7;padding:36px 30px;text-align:center;transition:border-color .35s ease,box-shadow .35s ease}
.card:hover{border-color:var(--gold-soft);box-shadow:0 10px 26px rgba(40,30,20,.07)}
.card__icon{width:64px;height:64px;margin:0 auto 20px;color:var(--gold);display:grid;place-items:center}
.card__icon svg{width:56px;height:56px;fill:none;stroke:currentColor;stroke-width:1.9;stroke-linecap:round;stroke-linejoin:round}
.card h3{margin:0 0 12px;font-family:var(--serif);font-weight:600;text-transform:uppercase;letter-spacing:.08em;font-size:19px;line-height:1.15;color:#2c2a27}
.card p{margin:0 0 16px;color:#68625d;font:500 13.8px/1.6 var(--sans)}
.card a.card__link{display:inline-flex;gap:7px;align-items:center;color:#b9815c;text-transform:uppercase;letter-spacing:.15em;font:700 11px/1 var(--sans);transition:color .25s}
.card a.card__link span{transition:transform .3s ease}
.card:hover a.card__link{color:var(--gold-dark)}
.card:hover a.card__link span{transform:translateX(5px)}

/* FAQ accordion */
.faq{max-width:880px;margin:0 auto}
.faq__item{border-bottom:1px solid var(--line)}
.faq__q{width:100%;background:none;border:0;text-align:left;cursor:pointer;padding:24px 44px 24px 0;position:relative;font:600 17px/1.4 var(--serif);color:#2c2a27}
.faq__q .faq__ico{position:absolute;right:2px;top:26px;width:20px;height:20px}
.faq__q .faq__ico::before,.faq__q .faq__ico::after{content:"";position:absolute;background:var(--gold);transition:transform .3s ease,opacity .3s ease}
.faq__q .faq__ico::before{left:0;top:9px;width:20px;height:2px}
.faq__q .faq__ico::after{left:9px;top:0;width:2px;height:20px}
.faq__item.is-open .faq__ico::after{transform:scaleY(0)}
.faq__a{max-height:0;overflow:hidden;transition:max-height .42s ease}
.faq__a-inner{padding:0 40px 26px 0;color:#5f5951;font:500 14.5px/1.7 var(--sans)}
.faq__item.is-open .faq__a{max-height:420px}

/* Lead / valuation form */
.lead-form{max-width:820px;margin:0 auto}
.field{display:block;margin-bottom:18px}
.field>span{display:block;text-transform:uppercase;letter-spacing:.12em;font:700 10px/1 var(--sans);color:#8f8983;margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;padding:14px 16px;border:1px solid #d9d0c7;background:#fff;font:500 14px/1.4 var(--sans);color:#2c2a27;border-radius:4px;transition:border-color .2s,box-shadow .2s}
.field textarea{min-height:118px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(201,143,95,.14)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field-row--3{grid-template-columns:repeat(3,1fr)}
.pills{display:flex;gap:10px;flex-wrap:wrap}
.pill{position:relative}
.pill input{position:absolute;opacity:0;pointer-events:none}
.pill span{display:inline-flex;align-items:center;padding:11px 20px;border:1px solid #d9d0c7;background:#fff;border-radius:40px;text-transform:uppercase;letter-spacing:.1em;font:700 11px/1 var(--sans);color:#7b746d;cursor:pointer;transition:.22s ease}
.pill input:checked+span{background:var(--gold);border-color:var(--gold);color:#fff}
.pill span:hover{border-color:var(--gold-soft)}
.form-note{margin:6px 0 0;color:#8f8983;font:500 12px/1.5 var(--sans)}
.form-success{display:none;text-align:center;padding:8px 0}
.form-success.is-shown{display:block}
.form-success h3{font-family:var(--serif);text-transform:uppercase;letter-spacing:.08em;color:#2c2a27;font-size:26px;margin:0 0 10px}
.form-success p{color:#5f5951;font:500 15px/1.6 var(--sans);margin:0}
.is-submitted .lead-form__body,.is-submitted .consult-form__body{display:none}

/* Listings */
.filters{display:flex;justify-content:center;gap:8px;flex-wrap:wrap;margin-bottom:42px}
.filter{padding:11px 24px;border:1px solid var(--line);background:#fff;text-transform:uppercase;letter-spacing:.12em;font:700 11px/1 var(--sans);color:#7b746d;cursor:pointer;transition:.24s ease}
.filter.is-active,.filter:hover{background:var(--gold);border-color:var(--gold);color:#fff}
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.listing-card{background:#fff;border:1px solid #e5ded7;overflow:hidden;transition:border-color .35s ease,box-shadow .35s ease}
.listing-card.is-hidden{display:none}
.listing-card:hover{border-color:var(--gold-soft);box-shadow:0 12px 30px rgba(40,30,20,.08)}
.listing-card__media{position:relative;height:236px;background-size:cover;background-position:center;overflow:hidden}
.listing-card__media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(0,0,0,.14))}
.listing-card__badge{position:absolute;top:14px;left:14px;z-index:2;background:var(--gold);color:#fff;padding:7px 14px;text-transform:uppercase;letter-spacing:.12em;font:700 10px/1 var(--sans)}
.listing-card__badge--sold{background:#5c5049}
.listing-card__badge--soon{background:#2c2a27}
.listing-card__body{padding:22px}
.listing-card__price{font:600 24px/1 var(--serif);color:#2c2a27;margin:0 0 6px}
.listing-card__addr{margin:0;color:#68625d;font:500 13.5px/1.4 var(--sans)}
.listing-card__meta{display:flex;gap:20px;border-top:1px solid var(--line);margin-top:16px;padding-top:15px;color:#5f5951;text-transform:uppercase;letter-spacing:.08em;font:700 11px/1 var(--sans)}
.listing-card__meta b{color:#2c2a27}

/* Mortgage calculator */
.calc{max-width:940px;margin:0 auto;background:#fff;border:1px solid #e5ded7;box-shadow:0 14px 40px rgba(40,30,20,.06);display:grid;grid-template-columns:1.1fr .9fr}
.calc__inputs{padding:40px clamp(26px,3vw,44px)}
.calc__result{background:#242320;color:#fff;padding:44px clamp(26px,3vw,44px);display:flex;flex-direction:column;justify-content:center;text-align:center}
.calc__result .eyebrow{color:#c99168;text-align:center}
.calc__payment{font-family:var(--serif);font-weight:600;font-size:58px;line-height:1;color:#fff;margin:6px 0 4px}
.calc__payment span{font-size:22px;color:rgba(255,255,255,.6)}
.calc__break{margin-top:26px;border-top:1px solid rgba(255,255,255,.16);padding-top:20px;display:grid;gap:12px}
.calc__row{display:flex;justify-content:space-between;color:rgba(255,255,255,.78);font:500 13px/1 var(--sans);text-transform:uppercase;letter-spacing:.08em}
.calc__row b{color:#fff}
.calc .field{margin-bottom:16px}
.calc__disclaimer{margin-top:18px;color:rgba(255,255,255,.5);font:500 11px/1.5 var(--sans)}

/* Quotes / testimonials */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.quote{background:#fff;border:1px solid #e5ded7;padding:34px 30px;position:relative}
.quote__mark{font-family:var(--serif);font-size:60px;line-height:.6;color:var(--gold-soft);opacity:.5}
.quote p{margin:8px 0 20px;color:#3f3c37;font:500 15.5px/1.7 var(--serif);font-style:italic}
.quote cite{display:block;font-style:normal;text-transform:uppercase;letter-spacing:.12em;color:#b9815c;font:700 11px/1.4 var(--sans)}

/* Mobile nav drawer */
.mobile-nav{position:fixed;inset:0;z-index:70;visibility:hidden;opacity:0;transition:opacity .3s ease,visibility .3s}
.mobile-nav.is-open{visibility:visible;opacity:1}
.mobile-nav__overlay{position:absolute;inset:0;background:rgba(20,18,15,.55)}
.mobile-nav__panel{position:absolute;right:0;top:0;height:100%;width:min(380px,88%);background:#20201d;transform:translateX(100%);transition:transform .4s cubic-bezier(.22,.61,.24,1);padding:34px 34px;display:flex;flex-direction:column;gap:6px}
.mobile-nav.is-open .mobile-nav__panel{transform:none}
.mobile-nav__close{align-self:flex-end;width:44px;height:44px;border:1px solid rgba(255,255,255,.3);background:none;color:#fff;border-radius:50%;font-size:22px;cursor:pointer;margin-bottom:16px}
.mobile-nav__panel a{color:rgba(255,255,255,.9);text-transform:uppercase;letter-spacing:.14em;font:700 13px/1 var(--sans);padding:16px 0;border-bottom:1px solid rgba(255,255,255,.1)}
.mobile-nav__panel a:hover{color:var(--gold-soft)}
.mobile-nav__panel .button{margin-top:22px}

/* Modal (consultation) */
.modal{position:fixed;inset:0;z-index:80;display:grid;place-items:center;padding:24px;visibility:hidden;opacity:0;transition:opacity .3s ease,visibility .3s}
.modal.is-open{visibility:visible;opacity:1}
.modal__overlay{position:absolute;inset:0;background:rgba(20,18,15,.72)}
.modal__dialog{position:relative;z-index:2;width:min(660px,100%);max-height:92vh;overflow:auto;background:var(--ivory-2);border:1px solid var(--line);box-shadow:0 40px 90px rgba(20,15,10,.44);padding:46px clamp(24px,4vw,54px);transform:translateY(22px) scale(.98);transition:transform .38s cubic-bezier(.22,.61,.24,1)}
.modal.is-open .modal__dialog{transform:none}
.modal__close{position:absolute;top:16px;right:18px;width:40px;height:40px;border:1px solid var(--line);background:#fff;border-radius:50%;font-size:22px;line-height:1;color:#7b746d;cursor:pointer;transition:.22s}
.modal__close:hover{border-color:var(--gold);color:var(--gold)}
.modal__head{text-align:center;margin-bottom:26px}
.modal__head .script{font-size:42px;line-height:.9;color:#d0a178;display:block;margin-bottom:2px}
.modal__head h2{font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.1em;font-size:34px;line-height:1;margin:0 0 12px;color:#24221f}
.modal__head p{margin:0;color:#5f5951;font:500 14px/1.6 var(--sans)}
.consult-form .field-label{display:block;text-transform:uppercase;letter-spacing:.12em;font:700 10px/1 var(--sans);color:#8f8983;margin:2px 0 9px}

/* Responsive for interior components */
@media (max-width:1100px){
  .steps{grid-template-columns:repeat(3,1fr);gap:34px 26px}
  .cards,.listing-grid,.quotes,.resource-grid{grid-template-columns:repeat(2,1fr)}
  .cards--4{grid-template-columns:repeat(2,1fr)}
  .calc{grid-template-columns:1fr}
}
@media (max-width:920px){
  .nav-toggle{display:inline-flex}
  .topbar .main-nav,.topbar .button--header{display:none}
  .split{grid-template-columns:1fr}
  .split--reverse .split__media{order:0}
  .page-hero h1{font-size:40px}.page-hero .script{font-size:38px}
}
@media (max-width:620px){
  .steps,.cards,.cards--4,.listing-grid,.quotes,.resource-grid,.field-row,.field-row--3{grid-template-columns:1fr}
  .section{padding:56px 0}
  .page-hero h1{font-size:32px}
  .calc__payment{font-size:46px}
  .modal__dialog{padding:38px 22px}
}

/* =====================================================================
   INDEX STICKY HEADER  (floats transparent over the hero, solid on scroll)
   ===================================================================== */
.topbar--hero{position:fixed;left:0;right:0;top:0;background:transparent;box-shadow:none}
.topbar--hero .site-header{height:116px;transition:height .35s ease}
.topbar--hero.is-stuck{background:#20201d;box-shadow:0 10px 30px rgba(0,0,0,.26)}
.topbar--hero.is-stuck .site-header{height:90px}
@media (max-width:920px){
  .topbar--hero .site-header{height:auto;padding:18px 0}
  .topbar--hero.is-stuck .site-header{height:auto;padding:12px 0}
}

.consult-form .field[data-field].is-off{display:none}
.consult-form .field-row .field.is-wide{grid-column:1 / -1}

/* =====================================================================
   NEXT LEVEL HTML credit + schema-era touches
   ===================================================================== */
.footer-credit{grid-column:1 / -1;display:flex;justify-content:center;margin-top:8px}
.footer-nlh{display:inline-flex;align-items:center;gap:9px;padding:9px 18px;border:1px solid rgba(201,143,95,.45);border-radius:40px;color:var(--gold-soft);text-transform:uppercase;letter-spacing:.16em;font:700 10.5px/1 var(--sans);transition:border-color .25s ease,color .25s ease,background .25s ease}
.footer-nlh strong{color:#fff;letter-spacing:.16em;font-weight:700}
.footer-nlh:hover{border-color:var(--gold);color:#fff;background:rgba(201,143,95,.08)}
.footer-nlh svg{width:14px;height:14px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}

/* Modal: compact on desktop so the form fits 100vh without a scrollbar */
.modal__dialog{max-height:96vh}
@media (min-width:640px){
  .modal__dialog{padding:24px 40px}
  .modal__close{top:12px;right:14px}
  .modal__head{margin-bottom:12px}
  .modal__head .script{font-size:27px;margin-bottom:0}
  .modal__head h2{font-size:23px;margin-bottom:6px}
  .modal__head p{font-size:12.5px;line-height:1.45}
  .consult-form .field{margin-bottom:8px}
  .consult-form .field>span{margin-bottom:5px}
  .consult-form .field-label{margin:0 0 6px}
  .consult-form .field input,.consult-form .field select{padding:10px 14px}
  .consult-form textarea{min-height:50px}
  .consult-form [style*="height:18px"]{height:6px!important}
  .modal .pills{gap:7px}
  .modal .pill span{padding:8px 14px;font-size:10.5px}
  .form-note{margin-top:5px;font-size:11px}
  .form-powered{margin-top:7px}
}
.form-powered{text-align:center;margin:12px 0 0;color:#a99f95;font:600 10.5px/1.5 var(--sans);letter-spacing:.12em;text-transform:uppercase}
.form-powered a{color:var(--gold-dark);font-weight:700}
.form-powered a:hover{color:var(--gold)}

/* Footer contact column (replaces social icons) */
.footer-contact{display:flex;flex-direction:column;align-items:flex-start;gap:12px}
.button--footer{min-height:44px;padding:0 26px;font-size:11px}
.footer-contact small{color:rgba(255,255,255,.45);font:500 11px/1.35 var(--sans);margin:0}
.footer-contact .footer-area{color:rgba(255,255,255,.6);letter-spacing:.06em}
@media (max-width:920px){.footer-contact{align-items:flex-start}}

/* Footer connect (text link, not a gold button - avoids clashing with the CTA above) */
.footer-contact__head{text-transform:uppercase;letter-spacing:.16em;color:#d0a178;font:800 12px/1.2 var(--sans);margin-bottom:2px}
.footer-cta-link{display:inline-flex;align-items:center;gap:8px;color:rgba(255,255,255,.9);text-transform:uppercase;letter-spacing:.14em;font:700 12px/1 var(--sans);transition:color .25s ease}
.footer-cta-link span{color:var(--gold-soft);font-size:14px;transition:transform .3s ease}
.footer-cta-link:hover{color:var(--gold-soft)}
.footer-cta-link:hover span{transform:translateX(4px)}

/* Footer: 4 balanced columns (fills the dead middle gap with a Neighborhoods nav) */
.site-footer__inner{grid-template-columns:1.5fr 180px 200px 300px;gap:34px 44px;align-items:start}
.footer-rule{display:none}
.footer-brand{align-self:start}
.footer-neighborhoods{display:grid;grid-template-columns:1fr;gap:4px;align-content:start}
.footer-neighborhoods strong{text-transform:uppercase;letter-spacing:.16em;color:#d0a178;font:800 12px/1.2 var(--sans);margin-bottom:4px}
.footer-neighborhoods a{color:rgba(255,255,255,.86);font:500 13px/1.5 var(--sans);transition:color .24s ease}
.footer-neighborhoods a:hover{color:var(--gold-soft)}
@media (max-width:920px){.site-footer__inner{grid-template-columns:1fr 1fr;gap:28px}.footer-brand{grid-column:1 / -1}}
@media (max-width:560px){.site-footer__inner{grid-template-columns:1fr}}

/* Footer: even space-between distribution (no concentrated gap after the logo) */
.site-footer__inner{display:flex;justify-content:space-between;align-items:flex-start;gap:30px 48px;flex-wrap:wrap;grid-template-columns:none}
.footer-brand{max-width:300px}
.footer-credit{flex-basis:100%;display:flex;justify-content:center;margin-top:6px}
@media (max-width:760px){.site-footer__inner{gap:28px 36px}.footer-brand{flex-basis:100%;max-width:none}}
@media (max-width:520px){.site-footer__inner{flex-direction:column}}

/* Neighborhood cards: entire card is the link (image included) */
a.area-card{display:block;color:inherit}
.area-card__cta{display:inline-flex;gap:7px;align-items:center;color:#b9815c;text-transform:uppercase;letter-spacing:.16em;font:700 12px/1 var(--sans)}
.area-card__cta span{font-size:18px;line-height:0;transition:transform .3s ease}
.area-card:hover .area-card__cta{color:var(--gold-dark)}
.area-card:hover .area-card__cta span{transform:translateX(5px)}

/* Functional hero property-search selects (blend into the styled field) */
.search-field select{appearance:none;-webkit-appearance:none;-moz-appearance:none;border:0;background:transparent;color:#272522;font:600 13px/1.2 var(--sans);width:100%;cursor:pointer;padding:0;margin:0;outline:none}
.search-field select:focus{color:var(--gold-dark)}
.search-field .field-copy{overflow:hidden;min-width:0}

/* Dropdown options: breathing room so text isn't jammed against the edge */
option{padding:8px 14px;background:#fff;color:#2c2a27}
.field select,.lf-field select{padding:12px 36px 12px 16px}
.calc select{padding:13px 34px 13px 16px}
.search-field select{padding-right:8px}

/* Lighten hero body + proof (Montserrat reads heavy at 500/700) */
.hero-copy__body{font-weight:400}
.hero-proof p{font-weight:600}

/* Honeypot (hidden from users, visible to bots) + form error */
.hp-field{position:absolute!important;left:-9999px!important;top:auto;width:1px;height:1px;opacity:0;pointer-events:none}
.form-error{margin:10px 0 0;color:#b23a3a;font:600 12.5px/1.5 var(--sans);text-align:center}

/* Why Work With Me eyebrow enlarged per request 2026-07-02 */
.advisor__reasons .eyebrow--gold{font-size:20px;letter-spacing:.16em;line-height:1.15}
@media(max-width:560px){.advisor__reasons .eyebrow--gold{font-size:17px}}