/* ============================================================
   Realiance America Int'l Realty — Design System
   Palette from brand logo: navy #2B3061, red #C23B32
   ============================================================ */
:root{
  --navy:#233069;
  --navy-deep:#182150;
  --navy-ink:#0a1330;
  --indigo:#3b4aa0;       /* mid-tone for gradient depth */
  --red:#d13a2e;          /* brand red, a touch more vibrant */
  --red-dark:#a82820;
  --gold:#c79a3e;         /* warm accent for premium touches */
  --gold-bright:#e2b354;  /* brighter gold for dark backgrounds */
  --gold-soft:#f3ead4;
  --green:#46b17b;        /* success/positive accent */
  --paper:#f8f7f4;
  --card:#ffffff;
  --ink:#1b2637;
  --muted:#5c6577;
  --line:#e6e3dc;
  --wash:#eef1f8;         /* pale navy wash for alt sections */
  --sand:#f4f1ea;         /* warm alt section */
  --radius:14px;
  --radius-sm:10px;
  --shadow:0 1px 3px rgba(10,19,48,.05),0 12px 34px rgba(10,19,48,.09);
  --shadow-lg:0 30px 70px -18px rgba(10,19,48,.35);
  /* vibrant gradients — the main lever for a modern, non-flat look */
  --grad-navy:linear-gradient(135deg,#0a1330 0%,#233069 55%,#3b4aa0 100%);
  --grad-cta:linear-gradient(120deg,#0a1330 0%,#233069 45%,#7a2732 100%);
  --grad-red:linear-gradient(135deg,#d13a2e,#a82820);
  --grad-gold:linear-gradient(135deg,#d9b563,#b8862f);
  /* ONE typeface site-wide (matches hptrgroup.com) — modern system sans stack */
  --font-sans:ui-sans-serif,system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --font-serif:var(--font-sans);   /* alias kept so older rules stay unified */
  /* fluid spacing scale — mobile-first, opens up on larger screens */
  --pad-section:clamp(52px,8vw,96px);
  --pad-gutter:clamp(20px,4vw,32px);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
}
body{
  margin:0;
  font-family:var(--font-sans);
  font-size:16px;
  line-height:1.6;
  color:var(--ink);
  background:var(--paper);
  -webkit-font-smoothing:antialiased;
  -moz-osx-font-smoothing:grayscale;
  text-rendering:optimizeLegibility;
}
@media (min-width:900px){ body{font-size:17px} }
img{max-width:100%;height:auto;display:block}
a{color:var(--navy);text-underline-offset:2px}
a:hover{color:var(--red)}
:focus-visible{outline:3px solid var(--red);outline-offset:2px;border-radius:2px}

h1,h2,h3,h4{
  font-family:var(--font-sans);
  color:var(--navy-ink);
  font-weight:700;
  letter-spacing:-.025em;
  line-height:1.15;
  text-wrap:balance;
  margin:0 0 .5em;
}
h1{font-size:clamp(32px,5.6vw,58px);line-height:1.08;letter-spacing:-.032em}
h2{font-size:clamp(26px,3.8vw,36px);line-height:1.15}
h3{font-size:clamp(18px,2vw,20px);line-height:1.35;letter-spacing:-.012em}
h4{font-size:17px;letter-spacing:0}
p{margin:0 0 1.1em;max-width:68ch}
.lede{font-size:clamp(17px,2.2vw,20px);line-height:1.55;color:var(--muted);max-width:60ch}

.wrap{max-width:1200px;margin:0 auto;padding:0 var(--pad-gutter)}
.wrap-narrow{max-width:820px;margin:0 auto;padding:0 var(--pad-gutter)}
.about-intro p{max-width:none}   /* let the About intro text span the full page width */
.about-intro .stat-row{justify-content:space-between;gap:24px}   /* spread the stats across the full width */
section{padding:var(--pad-section) 0}
.section-alt{background:var(--wash)}
.section-sand{background:var(--sand)}
.section-navy{background:var(--grad-navy);color:#e8e9f2}
.section-navy h2,.section-navy h3,.section-navy h4{color:#fff}
.section-navy p{color:#c6c9dd}
.section-navy .eyebrow,.hero .eyebrow,.page-hero .eyebrow{color:var(--gold)}
.section-head{max-width:640px;margin:0 auto 8px}
.section-head.center{text-align:center}

.eyebrow{
  display:block;font-size:13px;font-weight:700;letter-spacing:.14em;
  text-transform:uppercase;color:var(--red);margin-bottom:14px;font-family:var(--font-sans);
}
.center{text-align:center}
.center p{margin-left:auto;margin-right:auto}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;
  min-height:52px;padding:14px 28px;border-radius:var(--radius);
  font-weight:600;font-size:16px;text-decoration:none;border:2px solid transparent;
  cursor:pointer;transition:background .15s,color .15s,border-color .15s,transform .15s;
  font-family:var(--font-sans);line-height:1.25;letter-spacing:-.01em;
}
.btn:active{transform:translateY(1px)}
@media (max-width:560px){
  /* full-width, thumb-friendly buttons on phones */
  .btn{width:100%}
  .btn-row{flex-direction:column;align-items:stretch}
}
.btn-primary{background:var(--red);color:#fff}
.btn-primary:hover{background:var(--red-dark);color:#fff}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-deep);color:#fff}
.btn-outline{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-outline:hover{background:var(--navy);color:#fff}
.btn-outline-light{border-color:#fff;color:#fff;background:transparent}
.btn-outline-light:hover{background:#fff;color:var(--navy)}
.btn-row{display:flex;gap:14px;flex-wrap:wrap}

/* ---------- Utility bar ---------- */
.utility{
  background:var(--navy-deep);color:#c9cce0;font-size:14px;
}
.utility .wrap{display:flex;justify-content:space-between;align-items:center;gap:14px;min-height:36px;flex-wrap:wrap}
.utility a{color:#fff;text-decoration:none;font-weight:600}
.utility a:hover{color:#f0b9b4}
.utility .off{display:flex;gap:22px;flex-wrap:wrap}
@media (max-width:640px){
  .utility .off span.lbl{display:none}
  .utility .off > span:nth-child(2){display:none}   /* mobile: hide Manhattan 212 number */
  .utility .wrap{flex-wrap:nowrap;gap:12px}          /* keep 914 phone + email on one row */
}

/* ---------- Header / nav ---------- */
header.site{
  background:#fff;position:sticky;top:0;z-index:50;
  border-bottom:1px solid var(--line);box-shadow:0 1px 8px rgba(24,27,56,.06);
}
.nav-inner{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:164px}
.brand{display:block;padding:8px 0}
.brand img{width:auto;height:144px;display:block}
@media (max-width:940px){
  .nav-inner{min-height:122px}
  .brand img{height:130px}   /* +25% logo on mobile (was 104px) */
}
nav.main ul{list-style:none;display:flex;gap:4px;margin:0;padding:0;align-items:center}
nav.main a{
  display:block;padding:10px 13px;text-decoration:none;color:var(--ink);
  font-weight:600;font-size:16px;border-radius:4px;
}
nav.main a:hover{color:var(--red);background:var(--wash)}
nav.main a[aria-current="page"]{color:var(--red)}
nav.main .cta a{background:var(--red);color:#fff;padding:10px 20px;margin-left:8px}
nav.main .cta a:hover{background:var(--red-dark)}

/* dropdowns */
.has-sub{position:relative}
.has-sub>a::after{content:" ▾";font-size:12px;color:var(--muted)}
.sub{
  position:absolute;top:100%;left:0;background:#fff;border:1px solid var(--line);
  border-radius:var(--radius);box-shadow:var(--shadow);min-width:250px;
  padding:8px;display:none;flex-direction:column;gap:0;z-index:60;
}
.sub a{padding:8px 12px;font-weight:500;font-size:14.5px}
.has-sub:hover .sub,.has-sub:focus-within .sub{display:flex}
.sub-toggle{display:none}   /* desktop: hover reveals submenus; the tap-toggle is mobile-only */
.drawer-head{display:none}  /* drawer chrome is mobile-only */

/* mobile nav */
.nav-toggle{
  display:none;align-items:center;justify-content:center;width:48px;height:48px;
  background:#fff;border:2px solid var(--navy);border-radius:10px;color:var(--navy);
  cursor:pointer;padding:0;position:relative;z-index:90;
}
/* animated hamburger -> X */
.nav-burger,.nav-burger::before,.nav-burger::after{
  display:block;width:24px;height:2px;background:var(--navy);border-radius:2px;
  transition:transform .3s ease,opacity .2s ease;
}
.nav-burger{position:relative}
.nav-burger::before{content:"";position:absolute;left:0;top:-7px}
.nav-burger::after{content:"";position:absolute;left:0;top:7px}
.nav-toggle[aria-expanded="true"] .nav-burger{background:transparent}
.nav-toggle[aria-expanded="true"] .nav-burger::before{transform:translateY(7px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] .nav-burger::after{transform:translateY(-7px) rotate(-45deg)}
/* dimmed backdrop behind the drawer */
.nav-backdrop{
  position:fixed;inset:0;background:rgba(10,19,48,.5);z-index:60;
  opacity:0;visibility:hidden;transition:opacity .3s ease,visibility .3s ease;
}
.nav-backdrop.show{opacity:1;visibility:visible}
body.nav-lock{overflow:hidden}
@media (max-width:940px){
  .nav-toggle{display:flex}
  body.nav-lock .nav-toggle{opacity:0;pointer-events:none}   /* opener hides while drawer is open */
  /* slide-in drawer from the right */
  nav.main{
    position:fixed;top:0;right:0;height:100vh;height:100dvh;width:min(86vw,360px);
    background:#fff;box-shadow:-10px 0 34px rgba(10,19,48,.20);
    transform:translateX(100%);transition:transform .32s cubic-bezier(.4,0,.2,1);
    overflow-y:auto;z-index:70;display:block;
  }
  nav.main.open{transform:translateX(0)}
  .drawer-head{
    display:flex;align-items:center;justify-content:space-between;
    padding:16px 14px 16px 20px;border-bottom:1px solid var(--line);position:sticky;top:0;background:#fff;z-index:1;
  }
  .drawer-title{font-weight:700;color:var(--navy);letter-spacing:.02em}
  .drawer-close{
    width:42px;height:42px;border:0;background:var(--wash);border-radius:8px;
    font-size:18px;color:var(--navy-ink);cursor:pointer;line-height:1;
  }
  nav.main ul{flex-direction:column;align-items:stretch;padding:8px 18px 26px;gap:2px}
  nav.main a{padding:14px 12px;font-size:16px}
  nav.main>ul>li{border-bottom:1px solid var(--line)}
  /* submenu = collapsed accordion, opened by its chevron toggle */
  .has-sub{display:flex;flex-wrap:wrap;align-items:center}
  .has-sub>a{flex:1;min-width:0}
  .sub-toggle{
    display:flex;align-items:center;justify-content:center;width:48px;height:48px;
    flex:none;border:0;background:none;color:var(--muted);cursor:pointer;
  }
  .sub-toggle::before{content:"\25be";font-size:15px;transition:transform .25s ease}
  .has-sub.open>.sub-toggle::before{transform:rotate(180deg)}
  .sub{
    position:static;display:none;flex-basis:100%;border:0;box-shadow:none;
    padding:0 0 8px 14px;min-width:0;
  }
  .has-sub.open>.sub{display:flex}
  .sub a{padding:11px 12px}
  .has-sub>a::after{content:""}
  nav.main .cta a{margin-left:0;text-align:center;margin-top:12px}
  nav.main>ul>li.cta{border-bottom:0}
}

/* ---------- Hero ---------- */
.hero{
  position:relative;color:#fff;overflow:hidden;
  background:linear-gradient(107deg,rgba(10,19,48,.94) 0%,rgba(35,48,105,.82) 48%,rgba(122,39,50,.55) 100%),
             url("../img/manhattan-skyline.jpg") center 32%/cover no-repeat;
  padding:clamp(72px,12vw,128px) 0 clamp(64px,10vw,104px);
}
/* soft red glow accent, bottom-right */
.hero::after{
  content:"";position:absolute;right:-8%;bottom:-30%;width:46vw;height:46vw;max-width:640px;max-height:640px;
  background:radial-gradient(circle,rgba(209,58,46,.42),transparent 62%);pointer-events:none;
}
.hero .wrap{position:relative;z-index:1}
.hero h1{color:#fff;max-width:15ch}
.hero .lede{color:#e0e2f0;max-width:54ch}
.hero .btn-row{margin-top:32px}
/* quick intent chips under the hero CTAs */
.hero-chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.hero-chips a{
  display:inline-flex;align-items:center;gap:7px;padding:9px 16px;border-radius:99px;
  background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.25);color:#fff;
  text-decoration:none;font-size:14px;font-weight:600;backdrop-filter:blur(3px);transition:background .15s;
}
.hero-chips a:hover{background:rgba(255,255,255,.22);color:#fff}
.hero-badges{
  display:grid;grid-template-columns:repeat(auto-fit,minmax(118px,1fr));
  gap:20px 24px;margin-top:clamp(40px,6vw,56px);padding-top:clamp(28px,4vw,36px);
  border-top:1px solid rgba(255,255,255,.16);font-size:13.5px;color:#c3c7dd;
}
.hero-badges b{display:block;font-size:clamp(26px,3.8vw,34px);color:#fff;font-weight:800;letter-spacing:-.03em;margin-bottom:3px}
.hero-badges b .u{color:var(--gold)}

/* page hero (interior) */
.page-hero{
  background:linear-gradient(100deg,var(--navy-ink),var(--navy));color:#fff;
  padding:clamp(40px,6vw,68px) 0 clamp(36px,5vw,58px);
}
.page-hero h1{color:#fff;margin:0}
.page-hero p{color:#c6c9dd;margin:14px 0 0;max-width:62ch;font-size:clamp(16px,2vw,18px);line-height:1.55}
.crumbs{display:none}   /* breadcrumb trail hidden site-wide (owner preference) */

/* ---------- Cards & grids ---------- */
.grid{display:grid;gap:clamp(18px,2.4vw,28px)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
@media (max-width:900px){.grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:580px){.grid-2,.grid-3,.grid-4{grid-template-columns:1fr}}

.card{
  background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  padding:clamp(22px,3vw,30px);box-shadow:0 1px 2px rgba(10,22,40,.04);
}
.card h3{margin-top:0}
.card .icon{
  width:44px;height:44px;border-radius:8px;background:var(--wash);color:var(--navy);
  display:flex;align-items:center;justify-content:center;margin-bottom:14px;
}
.card .icon svg{width:24px;height:24px}

/* team */
.tcard{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;text-align:center;padding:clamp(26px,3.4vw,32px) 22px}
.tcard img{width:132px;height:132px;border-radius:50%;object-fit:cover;margin:0 auto 14px;border:3px solid var(--wash)}
.tcard h3{margin:0;font-size:19px}
.tcard .role{font-size:14px;color:var(--muted);margin:4px 0 10px;line-height:1.45}
.tcard .creds{font-size:13px;letter-spacing:.06em;color:var(--gold);font-weight:700;text-transform:uppercase;margin-bottom:8px}
.tcard a{display:block;font-size:14.5px;text-decoration:none;margin:2px 0;word-break:break-all}

.tcard-photo{display:block;text-decoration:none}
.tcard h3 a{text-decoration:none;color:var(--navy-ink)}
.tcard h3 a:hover{color:var(--red)}
.tcard-view{display:inline-block;margin-top:12px;font-size:14px;font-weight:600;color:var(--red);text-decoration:none}
.tcard-view:hover{color:var(--red-dark);text-decoration:underline}

/* agent profile */
.agent-profile{display:grid;grid-template-columns:280px 1fr;gap:44px;align-items:start}
@media (max-width:800px){.agent-profile{grid-template-columns:1fr;gap:28px}}
.agent-side{display:flex;flex-direction:column;gap:20px;align-items:center}
@media (max-width:800px){.agent-side{align-items:stretch}}
.agent-photo{width:210px;height:210px;border-radius:50%;object-fit:cover;border:4px solid var(--wash);margin:0 auto}
.agent-contact{width:100%}
.agent-contact h3{margin:0 0 12px}
.ac-row{display:flex;justify-content:space-between;gap:12px;align-items:baseline;padding:9px 0;border-bottom:1px solid var(--line);text-decoration:none;color:var(--ink);font-size:14.5px}
.ac-row:hover b{color:var(--red)}
.ac-row span{color:var(--muted)}
.ac-row b{word-break:break-all;text-align:right}
.agent-main h1{font-size:clamp(28px,4vw,40px)}
.agent-role{font-size:18px;color:var(--muted);margin:0 0 8px}
.agent-creds{font-size:13px;letter-spacing:.06em;color:var(--gold);font-weight:700;text-transform:uppercase;margin:0 0 18px}
.agent-cta{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin:26px 0 0;background:var(--wash);border:0}
.agent-nav{display:flex;justify-content:space-between;gap:14px;margin-top:26px;padding-top:18px;border-top:1px solid var(--line);font-size:14.5px;flex-wrap:wrap}
.agent-nav a{text-decoration:none;font-weight:600}

/* areas grid */
.area-tile{
  display:flex;align-items:center;justify-content:space-between;gap:10px;
  background:var(--card);border:1px solid var(--line);border-radius:var(--radius);
  min-height:60px;padding:18px 22px;text-decoration:none;font-weight:600;color:var(--navy-ink);
  transition:border-color .15s, box-shadow .15s;
}
.area-tile:hover{border-color:var(--navy);box-shadow:var(--shadow);color:var(--navy)}
.area-tile .arrow{color:var(--red);font-size:18px}

/* ---------- Forms ---------- */
form.lead{display:grid;gap:14px}
form.lead .row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:580px){form.lead .row2{grid-template-columns:1fr}}
label{font-weight:600;font-size:14px;display:block;margin-bottom:5px}
input,select,textarea{
  width:100%;padding:14px 16px;border:1.5px solid var(--line);border-radius:var(--radius);
  font-family:var(--font-sans);font-size:16px;   /* 16px prevents iOS zoom-on-focus */
  background:#fff;color:var(--ink);min-height:52px;
}
label{margin-bottom:7px}
form.lead{gap:18px}
input:focus,select:focus,textarea:focus{border-color:var(--navy);outline:2px solid rgba(43,48,97,.15)}
textarea{min-height:120px;resize:vertical}
.hp-field{position:absolute!important;left:-9999px!important;height:1px;width:1px;overflow:hidden}
.form-note{font-size:14px;color:var(--muted)}

/* ---------- Quote strip ---------- */
.quote-strip{background:var(--navy-deep);padding:48px 0}
.quote-strip blockquote{
  margin:0 auto;max-width:760px;text-align:center;font-family:var(--font-sans);
  font-size:clamp(19px,2.6vw,26px);font-weight:600;letter-spacing:-.02em;color:#e8e9f2;line-height:1.45;
}
.quote-strip{background:var(--grad-navy)}
.quote-strip blockquote{position:relative}
.quote-strip blockquote::before{content:"\201C";display:block;font-size:64px;line-height:.2;color:var(--gold);margin-bottom:18px;font-family:Georgia,serif}
.quote-strip cite{display:block;margin-top:16px;font-family:var(--font-sans);font-style:normal;font-size:14px;letter-spacing:.04em;text-transform:uppercase;font-weight:600;color:var(--gold)}

/* ============================================================
   Modern components (value cards, stat band, area tiles,
   process steps, trust band, CTA band)
   ============================================================ */

/* value / feature cards with accent icon */
.vcard{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:clamp(24px,3vw,32px);position:relative;overflow:hidden;transition:transform .18s,box-shadow .18s}
.vcard:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.vcard .vicon{width:54px;height:54px;border-radius:14px;display:flex;align-items:center;justify-content:center;background:var(--grad-navy);color:#fff;margin-bottom:18px}
.vcard .vicon svg{width:27px;height:27px}
.vcard h3{margin:0 0 8px}
.vcard p{margin:0;color:var(--muted);font-size:15.5px}
.vcard .vnum{position:absolute;top:14px;right:20px;font-size:44px;font-weight:800;color:var(--wash);letter-spacing:-.04em;line-height:1;z-index:0}
.vcard>*{position:relative}

/* service cards — accent top rule on hover */
.card.svc{transition:transform .18s,box-shadow .18s,border-color .18s}
.card.svc:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:transparent}
.card.svc .icon{background:var(--grad-navy);color:#fff}

/* stat band */
.statband{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:clamp(24px,4vw,40px);text-align:center}
.statband .s b{display:block;font-size:clamp(36px,6vw,56px);font-weight:800;letter-spacing:-.04em;line-height:1;color:#fff;font-variant-numeric:tabular-nums}
.statband .s b .u{color:var(--gold)}
.statband .s span{display:block;margin-top:8px;font-size:14px;letter-spacing:.06em;text-transform:uppercase;color:#aeb3d0}

/* gradient area/neighborhood tiles */
/* flex (not grid) so an incomplete last row centers instead of orphaning left */
.area-grid{display:flex;flex-wrap:wrap;justify-content:center;gap:clamp(14px,1.8vw,20px)}
.area-grid .area-card{width:calc((100% - 2 * clamp(14px,1.8vw,20px)) / 3)}
@media (max-width:820px){.area-grid .area-card{width:calc((100% - clamp(14px,1.8vw,20px)) / 2)}}
@media (max-width:520px){.area-grid .area-card{width:100%}}
.area-card{
  position:relative;display:flex;flex-direction:column;justify-content:flex-end;
  min-height:184px;padding:22px;border-radius:var(--radius);overflow:hidden;text-decoration:none;
  background:var(--grad-navy);color:#fff;isolation:isolate;transition:transform .2s;
}
.area-card::before{
  content:"";position:absolute;inset:0;z-index:-1;transition:transform .5s;
  background-image:var(--tile,var(--grad-navy));background-position:center;background-size:cover;
}
.area-card::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,19,48,.12) 0%,rgba(10,19,48,.34) 45%,rgba(10,19,48,.88) 100%)}
.area-card:hover{transform:translateY(-4px)}
.area-card:hover::before{transform:scale(1.06)}
.area-card .a-name{font-size:20px;font-weight:700;letter-spacing:-.02em;color:#fff;text-shadow:0 1px 6px rgba(0,0,0,.35)}
.area-card .a-go{margin-top:6px;font-size:13.5px;font-weight:600;color:var(--gold);display:flex;align-items:center;gap:6px;text-decoration:none}
.area-card .a-go::after{content:"";position:absolute;inset:0;z-index:1}   /* whole card -> area page */
.area-card .a-learn{position:relative;z-index:2;align-self:flex-start;margin-top:12px;font-size:12.5px;font-weight:600;color:#e6e9f5;text-decoration:none;border-bottom:1px solid rgba(230,233,245,.4);padding-bottom:1px}
.area-card .a-learn:hover{color:#fff;border-bottom-color:#fff}
.photo-credits{margin-top:24px;font-size:12.5px;color:var(--muted)}
.photo-credits summary{cursor:pointer;font-weight:600}
.photo-credits ul{margin:10px 0 0;padding-left:18px;line-height:1.7;columns:2;column-gap:34px}
.photo-credits a{color:inherit;text-decoration:underline}
@media (max-width:640px){.photo-credits ul{columns:1}}

/* process steps */
.steps{counter-reset:step;display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,34px)}
@media (max-width:760px){.steps{grid-template-columns:1fr}}
.step{position:relative;padding-top:8px}
.step .num{width:48px;height:48px;border-radius:12px;background:var(--grad-red);color:#fff;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:19px;margin-bottom:16px}
.step h3{margin:0 0 6px}
.step p{margin:0;color:var(--muted);font-size:15.5px}

/* trust / logos strip */
.trust{display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:14px 34px}
.trust span{font-size:15px;font-weight:700;letter-spacing:.01em;color:var(--navy-ink);white-space:nowrap}
.trust .dot{width:6px;height:6px;border-radius:50%;background:var(--red);opacity:.6}

/* award cards */
.award{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:26px;text-align:center}
.award .medal{width:52px;height:52px;margin:0 auto 14px;border-radius:50%;background:var(--gold-soft);color:var(--gold);display:flex;align-items:center;justify-content:center}
.award .medal svg{width:26px;height:26px}
.award h3{margin:0 0 6px;font-size:17px}
.award p{margin:0;font-size:14px;color:var(--muted)}

/* big CTA band */
.cta-band{background:var(--grad-cta);color:#fff;border-radius:0;overflow:hidden;position:relative}
.cta-band .wrap{position:relative;z-index:1;text-align:center;padding:clamp(52px,7vw,84px) var(--pad-gutter)}
.cta-band h2{color:#fff;max-width:20ch;margin-inline:auto}
.cta-band p{color:#d6d9ea;max-width:52ch;margin:14px auto 0}
.cta-band .btn-row{justify-content:center;margin-top:28px}
.cta-band::after{content:"";position:absolute;left:-6%;top:-40%;width:36vw;height:36vw;max-width:520px;max-height:520px;background:radial-gradient(circle,rgba(199,154,62,.28),transparent 62%)}

/* two-column feature with media */
.feature{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,64px);align-items:center}
@media (max-width:820px){.feature{grid-template-columns:1fr;gap:32px}}
.feature.flip .feature-media{order:2}
.portrait-frame{position:relative;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-lg)}
.portrait-frame img{display:block;width:100%;height:100%;object-fit:cover}
.portrait-frame .cap{position:absolute;left:0;right:0;bottom:0;padding:22px;background:linear-gradient(0deg,rgba(10,19,48,.9),transparent);color:#fff}
.portrait-frame .cap b{display:block;font-size:18px}
.portrait-frame .cap span{font-size:13.5px;color:#cfd3e6}

/* ---------- Tables / calculator ---------- */
.calc-panel{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:30px;box-shadow:var(--shadow)}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px}
@media (max-width:800px){.calc-grid{grid-template-columns:1fr}}
.calc-out{background:var(--wash);border-radius:var(--radius);padding:26px;text-align:center}
.calc-out .big{font-family:var(--font-sans);font-size:clamp(36px,6vw,46px);font-weight:700;letter-spacing:-.03em;color:var(--navy);font-variant-numeric:tabular-nums;line-height:1.1}
.calc-out .big small{font-size:17px;color:var(--muted);font-family:var(--font-sans)}
.calc-break{list-style:none;margin:20px 0 0;padding:0;text-align:left;font-size:14.5px}
.calc-break li{display:flex;justify-content:space-between;padding:7px 2px;border-bottom:1px dashed var(--line)}
.calc-break li b{font-variant-numeric:tabular-nums}
.calc-break .dot{width:10px;height:10px;border-radius:2px;display:inline-block;margin-right:8px}
output.val{font-weight:700;color:var(--navy);font-variant-numeric:tabular-nums;float:right}
input[type=range]{accent-color:var(--red);padding:0;border:0}

/* ---------- FAQ ---------- */
details.faq{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);margin-bottom:12px;padding:0 22px}
details.faq summary{
  font-weight:600;font-size:16.5px;padding:17px 0;cursor:pointer;list-style:none;
  display:flex;justify-content:space-between;align-items:center;gap:14px;color:var(--navy-ink);
}
details.faq summary::after{content:"+";font-size:22px;color:var(--red);flex-shrink:0}
details.faq[open] summary::after{content:"–"}
details.faq[open] summary{border-bottom:1px solid var(--line)}
details.faq .a{padding:14px 0 18px}
details.faq .a p{margin:0 0 .7em}

/* ---------- Property listings (homepage featured strip) ---------- */
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,26px)}
@media (max-width:900px){.listing-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:580px){.listing-grid{grid-template-columns:1fr}}
/* Past Sales page: 5 across, stepping down responsively */
.pastsales-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(14px,1.5vw,20px)}
@media (max-width:1080px){.pastsales-grid{grid-template-columns:repeat(4,1fr)}}
@media (max-width:860px){.pastsales-grid{grid-template-columns:repeat(3,1fr)}}
@media (max-width:640px){.pastsales-grid{grid-template-columns:repeat(2,1fr);gap:12px}}
@media (max-width:640px){.pastsales-grid .listing-body{padding:14px 14px 16px}.pastsales-grid .listing-price{font-size:19px}}
/* About-page teaser: 5 across on desktop, 2 on mobile (extras hidden on phones) */
.pastsales-teaser{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(14px,1.5vw,20px)}
@media (max-width:1000px){.pastsales-teaser{grid-template-columns:repeat(3,1fr)}}
@media (max-width:640px){
  .pastsales-teaser{grid-template-columns:repeat(2,1fr);gap:12px}
  .pastsales-teaser .listing-card:nth-child(n+3){display:none}
  .pastsales-teaser .listing-body{padding:14px 14px 16px}
  .pastsales-teaser .listing-price{font-size:19px}
}
.listing-card{
  position:relative;background:var(--card);border:1px solid var(--line);
  border-radius:var(--radius);overflow:hidden;box-shadow:0 1px 2px rgba(10,22,40,.04);
  transition:box-shadow .18s,transform .18s;
}
.listing-card:hover{box-shadow:var(--shadow);transform:translateY(-3px)}
.listing-photo{aspect-ratio:4/3;background-size:cover;background-position:center;background-color:var(--wash)}
.listing-photo--empty{display:flex;align-items:center;justify-content:center;color:#b8bccb}
.listing-photo--empty svg{width:52px;height:52px}
.listing-photo--brand{display:flex;align-items:center;justify-content:center;background:var(--wash)}
.listing-photo--brand img{width:96px;height:96px;object-fit:contain}
.listing-badge{
  position:absolute;top:14px;left:14px;font-size:12px;font-weight:700;letter-spacing:.04em;
  text-transform:uppercase;padding:5px 11px;border-radius:99px;color:#fff;backdrop-filter:blur(2px);
}
.badge-sale{background:#2e6b46}
.badge-rent{background:var(--navy)}
.badge-sold{background:#a52d25}
.badge-pending{background:#a2690c}
.listing-body{padding:18px 20px 20px}
.listing-price{font-size:22px;font-weight:700;letter-spacing:-.02em;color:var(--navy-ink);line-height:1.1}
.listing-title{margin-top:6px;font-weight:600;color:var(--ink);font-size:15.5px}
.listing-addr{margin-top:4px;color:var(--muted);font-size:14.5px}
.listing-specs{display:flex;gap:16px;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font-size:13.5px;color:var(--muted)}
.listing-specs b{color:var(--ink);font-weight:700;font-variant-numeric:tabular-nums}
.listing-agent{margin-top:12px;font-size:13px;color:var(--muted)}
.listing-agent a{color:var(--navy);font-weight:600;text-decoration:none}
.listing-agent a:hover{color:var(--red);text-decoration:underline}

/* ---------- Past Sales band (About page: "Recently Sold & Rented") ---------- */
.pastsales-band{background:var(--wash);padding:clamp(52px,7vw,84px) 0;margin-top:clamp(8px,1.5vw,16px)}
.pastsales-band h2{margin:10px 0 12px}
.pastsales-band .lede{margin-left:auto;margin-right:auto}

/* ---------- Listings placeholder / IDX slot ---------- */
.idx-slot{
  border:2px dashed var(--line);border-radius:var(--radius);background:var(--card);
  padding:44px 30px;text-align:center;
}
.idx-slot p{margin-left:auto;margin-right:auto}

/* ---------- Contact ---------- */
.office-card iframe{width:100%;height:230px;border:0;border-radius:4px;margin-top:14px}
.office-card .addr{font-size:15px}
.office-card .addr a{text-decoration:none;font-weight:600}

/* ---------- Footer ---------- */
footer.site{background:var(--navy-ink);color:#b9bdd4;font-size:14.5px}
footer.site .cols{
  display:grid;grid-template-columns:1.3fr 1fr 1fr 1.2fr;gap:34px;padding:54px 0 40px;
}
@media (max-width:900px){footer.site .cols{grid-template-columns:1fr 1fr}}
@media (max-width:580px){footer.site .cols{grid-template-columns:1fr}}
footer.site h4{color:#fff;font-family:var(--font-sans);font-size:13px;letter-spacing:.12em;text-transform:uppercase;margin:0 0 14px}
footer.site a{color:#d5d8e8;text-decoration:none}
footer.site a:hover{color:#fff;text-decoration:underline}
footer.site ul{list-style:none;margin:0;padding:0}
footer.site li{margin:7px 0}
footer.site .brandline{font-family:var(--font-sans);font-size:20px;font-weight:700;letter-spacing:-.02em;color:#fff;margin-bottom:12px}
.footer-legal{
  border-top:1px solid rgba(255,255,255,.14);padding:20px 0 26px;font-size:13.5px;color:#8d92b0;
  display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;align-items:center;
}
.eho{display:flex;align-items:center;gap:10px}
.eho svg{width:34px;height:34px;fill:#b9bdd4;flex-shrink:0}

/* ---------- Misc ---------- */
.checklist{list-style:none;padding:0;margin:14px 0}
.checklist li{padding-left:30px;position:relative;margin:9px 0}
.checklist li::before{
  content:"";position:absolute;left:0;top:5px;width:16px;height:16px;border-radius:50%;
  background:var(--red);
  -webkit-mask:url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 16 16"><path fill="black" d="M6.6 11.7 3.2 8.3l1.1-1.1 2.3 2.3 5.1-5.1 1.1 1.1z"/><circle cx="8" cy="8" r="7.3" fill="none" stroke="black" stroke-width="1.4"/></svg>') center/contain no-repeat;
  mask:url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 16 16"><path fill="black" d="M6.6 11.7 3.2 8.3l1.1-1.1 2.3 2.3 5.1-5.1 1.1 1.1z"/><circle cx="8" cy="8" r="7.3" fill="none" stroke="black" stroke-width="1.4"/></svg>') center/contain no-repeat;
}
.stat-row{display:flex;gap:40px;flex-wrap:wrap;margin:26px 0 4px}
.stat b{display:block;font-family:var(--font-sans);font-size:clamp(28px,4vw,34px);font-weight:700;letter-spacing:-.03em;color:var(--navy);line-height:1.1}
.stat span{font-size:14px;color:var(--muted);text-transform:uppercase;letter-spacing:.07em}
/* dark stat-card band (About page) */
.stat-band{padding:0 0 clamp(28px,4vw,48px);margin-top:calc(12px - var(--pad-section))}
.stat-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,2vw,24px)}
.stat-card{
  background:var(--navy-ink);border-radius:16px;
  padding:clamp(24px,3vw,34px) 18px;text-align:center;
  box-shadow:0 12px 30px rgba(10,19,48,.16);
}
.stat-card b{display:block;font-family:var(--font-sans);font-size:clamp(30px,4.4vw,42px);font-weight:800;letter-spacing:-.02em;line-height:1.05;color:var(--gold-bright)}
.stat-card:nth-child(even) b{color:var(--green)}
.stat-card span{display:block;margin-top:10px;font-size:15px;color:#c6c9dd}
@media (max-width:820px){.stat-cards{grid-template-columns:repeat(2,1fr)}}
@media (max-width:440px){.stat-cards{grid-template-columns:1fr}}
.skip-link{
  position:absolute;left:-9999px;top:0;background:var(--navy);color:#fff;
  padding:10px 18px;z-index:100;border-radius:0 0 6px 0;
}
.skip-link:focus{left:0;color:#fff}