/* ================================================================
   TAMARA SEILER · REALTOR® — ULTRA LUXURY REDESIGN
   Inspired by: warm linen background, oversized gold Cormorant
   display type, clean white nav, editorial 4-panel grid, ink dark
   sections with champagne gold accents.
   ================================================================ */

@import url('https://fonts.googleapis.com/css2?family=Manrope:wght@400;500;600;700;800&family=Heebo:wght@300;400;500;600;700&display=swap');

/* ── TOKENS ─────────────────────────────────────────────────── */
:root {
  /* ================================================================
     EQUITY REAL ESTATE® BRAND SYSTEM — exact match
     Primary:  #0054A0  (Equity Blue)
     Accent:   #2A5CA0  (deeper blue for bands)
     Fonts:    Manrope (headings) + Heebo (body)
     ================================================================ */

  /* Core Colors */
  --equity-blue:   #0054A0;   /* Primary brand blue — buttons, links, accents */
  --equity-blue2:  #2a5ca0;   /* Darker blue — band backgrounds               */
  --equity-blue3:  #1a4a8a;   /* Deepest blue — hover states                  */
  --blue-pale:     #e8f0fb;   /* Very light blue wash                          */
  --blue-mid:      #cddaf5;   /* Light blue for badges/tags                    */

  /* Neutrals — Equity uses white bg, light grey sections */
  --white:         #ffffff;
  --body-bg:       #ffffff;   /* Page background — pure white                  */
  --light-bg:      #f8f9fa;   /* Alternate section background (Bootstrap light) */
  --light-bg2:     #f0f4f8;   /* Slightly cooler light section                 */
  --muted-bg:      rgba(218, 218, 218, 0.46); /* Equity's muted section bg    */

  /* Text */
  --text:          rgba(30, 30, 30, 0.85);  /* Equity body text               */
  --text-dark:     #1e1e1e;                 /* Full dark                       */
  --text-mid:      rgba(30, 30, 30, 0.65);  /* Secondary text                  */
  --text-lt:       rgba(30, 30, 30, 0.5);   /* Caption / muted                 */
  --text-white:    #ffffff;
  --text-white-muted: rgba(255,255,255,0.82);

  /* Borders */
  --border:        rgba(0, 0, 0, 0.176);   /* Equity card border               */
  --border-light:  rgba(218, 218, 218, 1); /* Navbar/divider                   */
  --border-blue:   rgba(0, 84, 160, 0.25); /* Blue-tinted border               */

  /* Cards */
  --card-bg:       #ffffff;
  --card-radius:   6px;
  --card-border:   1px solid rgba(0, 0, 0, 0.176);
  --card-shadow:   0 2px 12px rgba(0,0,0,0.07);
  --card-shadow-hover: 0 8px 28px rgba(0, 84, 160, 0.14);

  /* Buttons */
  --btn-radius:    4px;
  --btn-padding:   11px 20px;

  /* Legacy aliases (keep so existing CSS vars still work) */
  --ink:           #0054A0;   /* was forest green → now Equity blue text       */
  --dark-bg:       #0054A0;   /* was dark green → now Equity blue              */
  --dark-bg2:      #2a5ca0;   /* was dark green2 → now deeper Equity blue      */
  --dark-bg3:      #1a4a8a;   /* was darkest green → now deepest blue          */
  --gold:          #0054A0;   /* was gold → now blue (repurpose all gold)      */
  --gold-lt:       #4d8fd4;   /* was light gold → light blue                  */
  --gold-dk:       #1a4a8a;   /* was deep gold → deep blue                    */
  --gold-pale:     #e8f0fb;   /* was gold wash → light blue wash               */
  --linen:         #f8f9fa;   /* was ivory linen → light grey                  */
  --linen-lt:      #ffffff;   /* was lighter linen → white                     */
  --stone:         rgba(30,30,30,0.5);
  --stone-lt:      rgba(30,30,30,0.35);
  --sage:          #0054A0;
  --sage-lt:       #e8f0fb;
  --rust:          #2a5ca0;
  --sky:           #0054A0;

  /* Typography — EXACT Equity fonts */
  --serif: 'Manrope', 'Helvetica Neue', Arial, sans-serif;   /* Headings     */
  --sans:  'Heebo', 'Helvetica Neue', Arial, sans-serif;     /* Body text    */

  /* Layout */
  --max:    1200px;
  --gutter: 48px;
}

/* ── RESET ───────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
body { font-family: var(--sans); background: var(--body-bg); color: var(--text); line-height: 1.6; font-size: 17px; font-weight: 400; }
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }

/* ── TOPBAR ──────────────────────────────────────────────────── */
/* Removed — matches reference (no topbar, clean nav only) */

/* ── NAV ─────────────────────────────────────────────────────── */
header {
  background: var(--white);
  position: sticky;
  top: 41px;
  z-index: 200;
  border-bottom: 1px solid var(--border-light);
  box-shadow: 0 1px 4px rgba(0,0,0,0.06);
}
.nav-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 var(--gutter);
  height: 68px;
}
.nav-brand {
  display: flex;
  align-items: center;
  gap: 10px;
}
.nav-brand .brand-icon {
  color: var(--gold);
  font-size: 26px;
  line-height: 1;
}
.nav-brand .brand-name {
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 700;
  color: var(--equity-blue);
  letter-spacing: -0.3px;
  line-height: 1;
}
.nav-brand .brand-sub {
  font-size: 10px;
  letter-spacing: 3.5px;
  text-transform: uppercase;
  color: var(--equity-blue);
  font-weight: 500;
  margin-top: 3px;
  display: block;
}
.nav-links {
  display: flex;
  list-style: none;
  align-items: center;
  gap: 0;
}
.nav-links li { position: relative; }
.nav-links li > a {
  display: flex;
  align-items: center;
  padding: 0 18px;
  height: 68px;
  font-size: 13.5px;
  font-weight: 600;
  letter-spacing: 0;
  text-transform: none;
  color: var(--text-dark);
  transition: color .2s;
  gap: 4px;
  border-bottom: 3px solid transparent;
}
.nav-links li > a:hover { color: var(--equity-blue); }
.nav-links li > a.active { color: var(--equity-blue); border-bottom: 3px solid var(--equity-blue); }

/* Dropdown */
.has-dropdown:hover .dropdown { display: block; }
.dropdown {
  display: none;
  position: absolute;
  top: 100%;
  left: 0;
  background: var(--white);
  border: 1px solid var(--border);
  min-width: 210px;
  z-index: 300;
  box-shadow: 0 20px 48px rgba(0,0,0,0.08);
}
.dropdown a {
  display: block;
  padding: 13px 20px;
  font-size: 13.5px;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: none;
  color: var(--text-mid);
  border-bottom: 1px solid var(--border-light);
  transition: background .15s, color .15s;
}
.dropdown a:last-child { border-bottom: none; }
.dropdown a:hover { background: var(--gold-pale); color: var(--gold-dk); }

/* Nav right slot */
.nav-right {
  display: flex;
  align-items: center;
  gap: 18px;
}
.nav-tel {
  font-size: 13px;
  letter-spacing: 1px;
  color: var(--stone);
  font-weight: 400;
}

/* Hamburger */
.hamburger {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  flex-direction: column;
  gap: 5px;
  padding: 4px 0;
}
.hamburger span {
  display: block;
  width: 22px;
  height: 1px;
  background: var(--dark-bg);
  transition: .3s;
}

/* ── HERO ─────────────────────────────────────────────────────── */
/* Reference-style: warm linen background, no photo hero.
   Large centred display type in gold serif, small eyebrow,
   editorial feel — then photo grid below */
.hero-editorial {
  background: var(--linen-lt);
  padding: 100px var(--gutter) 80px;
  text-align: center;
  position: relative;
  overflow: hidden;
}
.hero-editorial::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 1px;
  background: linear-gradient(to right, transparent, var(--gold), transparent);
}
.hero-eyebrow {
  font-size: 12px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: var(--gold-dk);
  font-weight: 400;
  margin-bottom: 28px;
  display: block;
}
.hero-display {
  font-family: var(--serif);
  font-size: clamp(56px, 9vw, 130px);
  font-weight: 300;
  line-height: 0.95;
  color: var(--gold);
  letter-spacing: -1px;
  margin-bottom: 28px;
  /* subtle text shadow like reference */
  text-shadow: 0 2px 40px rgba(200,169,106,0.15);
}
.hero-display em {
  font-style: italic;
  font-weight: 200;
  color: var(--gold-lt);
}
.hero-tagline {
  font-family: var(--serif);
  font-size: clamp(18px, 2.2vw, 26px);
  font-weight: 300;
  color: var(--text-mid);
  letter-spacing: 2px;
  margin-bottom: 12px;
  font-style: italic;
}
.hero-sub {
  font-size: 13px;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: var(--stone);
  font-weight: 300;
  margin-bottom: 44px;
}
.hero-rule {
  width: 44px;
  height: 1px;
  background: var(--gold);
  margin: 0 auto 44px;
}
.hero-cta-row {
  display: flex;
  justify-content: center;
  gap: 14px;
  flex-wrap: wrap;
}

/* ── EDITORIAL PHOTO GRID (reference bottom section) ─────────── */
.editorial-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr 420px;
  height: 440px;
}
.editorial-panel {
  position: relative;
  overflow: hidden;
}
.editorial-panel img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .7s ease;
}
.editorial-panel:hover img { transform: scale(1.06); }
.editorial-panel-dark {
  background: var(--dark-bg);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 44px 40px;
}
.editorial-panel-overlay {
  position: absolute;
  inset: 0;
  background: rgba(44,62,45,0.45);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 32px 28px;
  opacity: 0;
  transition: opacity .3s;
}
.editorial-panel:hover .editorial-panel-overlay { opacity: 1; }
.ep-label {
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-lt);
  font-weight: 400;
  margin-bottom: 8px;
}
.ep-title {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 300;
  color: #fff;
  line-height: 1.25;
}
.ep-body {
  font-size: 15px;
  color: rgba(255,255,255,.88);
  font-weight: 300;
  line-height: 1.75;
  margin-top: 12px;
  margin-bottom: 28px;
}
.ep-cta {
  display: inline-block;
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-lt);
  border: 1px solid var(--gold-dk);
  padding: 10px 24px;
  font-weight: 400;
  transition: background .2s, color .2s;
}
.ep-cta:hover { background: var(--gold); color: #fff; border-color: var(--gold); }
.ep-eyebrow {
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 400;
  margin-bottom: 16px;
}
.ep-dark-title {
  font-family: var(--serif);
  font-size: clamp(28px, 2.5vw, 40px);
  font-weight: 300;
  color: #fff;
  line-height: 1.2;
  margin-bottom: 14px;
}
.ep-dark-body {
  font-size: 13px;
  color: rgba(255,255,255,.8);
  font-weight: 300;
  line-height: 1.8;
  margin-bottom: 28px;
}

/* ── BUTTONS ─────────────────────────────────────────────────── */
.btn {
  display: inline-block;
  font-family: var(--sans);
  font-size: 12px;
  font-weight: 400;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  cursor: pointer;
  transition: all .25s;
  border: 1px solid transparent;
  padding: 14px 40px;
}
.btn-gold {
  background: var(--equity-blue);
  color: #fff;
  border-color: var(--equity-blue);
}
.btn-gold:hover { background: var(--equity-blue3); border-color: var(--equity-blue3); }
.btn-ink {
  background: var(--dark-bg);
  color: #fff;
  border-color: var(--ink);
}
.btn-ink:hover { background: var(--dark-bg2); }
.btn-outline {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn-outline:hover { background: var(--dark-bg); color: #fff; }
.btn-outline-gold {
  background: transparent;
  color: var(--equity-blue);
  border-color: var(--equity-blue);
}
.btn-outline-gold:hover { background: var(--equity-blue); color: #fff; border-color: var(--equity-blue); }
.btn-outline-light {
  background: transparent;
  color: rgba(255,255,255,0.8);
  border-color: rgba(255,255,255,0.35);
}
.btn-outline-light:hover { border-color: rgba(255,255,255,0.7); color: #fff; }
.btn-white {
  background: #fff;
  color: var(--gold-dk);
  border-color: #fff;
}
.btn-white:hover { background: transparent; color: #fff; }

/* ── PAGE HERO ───────────────────────────────────────────────── */
.page-hero {
  position: relative;
  height: 360px;
  display: flex;
  align-items: flex-end;
  justify-content: flex-start;
  overflow: hidden;
}
.page-hero img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: brightness(0.32) saturate(0.7);
}
.page-hero-content {
  position: relative;
  padding: 0 var(--gutter) 52px;
  color: #fff;
}
.page-hero-content .eyebrow {
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(255,255,255,0.75);
  font-weight: 500;
  display: block;
  margin-bottom: 12px;
}
.page-hero-content h1 {
  font-family: var(--serif);
  font-size: clamp(32px, 4.5vw, 56px);
  font-weight: 700;
  letter-spacing: -0.5px;
  line-height: 1.1;
}
.page-hero-content .gold-bar {
  width: 44px;
  height: 1px;
  background: var(--gold);
  margin-top: 22px;
}

/* ── GOLD RULE ───────────────────────────────────────────────── */
.gold-rule { width: 44px; height: 3px; background: var(--equity-blue); margin-bottom: 20px; border-radius: 2px; }
.gold-rule.center { margin-left: auto; margin-right: auto; }

/* ── SECTIONS ────────────────────────────────────────────────── */
.section {
  max-width: var(--max);
  margin: 0 auto;
  padding: 88px var(--gutter);
}
.section-sm { padding: 56px var(--gutter); }

/* ── EYEBROW / TITLE / SUB ───────────────────────────────────── */
.eyebrow {
  font-size: 12px;
  letter-spacing: 3.5px;
  text-transform: uppercase;
  color: var(--gold-dk);
  font-weight: 400;
  display: block;
  margin-bottom: 14px;
}
.section-title {
  font-family: var(--serif);
  font-size: clamp(28px, 3.5vw, 44px);
  font-weight: 700;
  color: var(--text-dark);
  line-height: 1.2;
  letter-spacing: -0.5px;
}
.section-title em { font-style: italic; font-weight: 200; }
.section-sub {
  font-size: 13px;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: var(--stone);
  font-weight: 300;
  margin-top: 12px;
  margin-bottom: 52px;
}
.text-center { text-align: center; }

/* ── STAT STRIP ──────────────────────────────────────────────── */
.stat-strip {
  background: var(--light-bg);
  border-top: 1px solid var(--border-light);
  border-bottom: 1px solid var(--border-light);
  padding: 0;
}
.stat-strip-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  divide: var(--border);
}
.stat-item {
  text-align: center;
  padding: 52px 20px;
  border-right: 1px solid var(--border);
}
.stat-item:last-child { border-right: none; }
.stat-num {
  font-family: var(--serif);
  font-size: 48px;
  font-weight: 700;
  color: var(--equity-blue);
  line-height: 1;
  letter-spacing: -1px;
}
.stat-label {
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--stone);
  margin-top: 12px;
  font-weight: 400;
}

/* ── SPLIT LAYOUT ────────────────────────────────────────────── */
.split-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 560px;
}
.split-image {
  position: relative;
  overflow: hidden;
}
.split-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 6s ease;
}
.split-image:hover img { transform: scale(1.04); }
.split-text {
  background: var(--white);
  padding: 72px 64px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.split-text p {
  font-size: 16px;
  color: var(--text-lt);
  line-height: 1.95;
  font-weight: 300;
  margin-bottom: 18px;
}

/* ── SERVICE CARDS ───────────────────────────────────────────── */
.services-band { background: var(--dark-bg); padding: 88px var(--gutter); }
.services-inner { max-width: var(--max); margin: 0 auto; }
.services-inner .eyebrow { color: var(--gold); }
.services-inner .section-title { color: #fff; }
.services-grid-3 { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: rgba(255,255,255,0.1); margin-top: 56px; }
.service-card {
  background: var(--dark-bg);
  padding: 48px 40px;
  border-top: 1px solid rgba(200,169,106,0.3);
  transition: background .25s;
}
.service-card:hover { background: #1a1a1a; }
.service-num {
  font-family: var(--serif);
  font-size: 60px;
  font-weight: 200;
  color: rgba(200,169,106,0.12);
  line-height: 1;
  margin-bottom: 20px;
}
.service-card h3 {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 700;
  color: #fff;
  margin-bottom: 12px;
  letter-spacing: 0;
}
.service-card p {
  font-size: 15px;
  color: rgba(255,255,255,.78);
  line-height: 1.85;
  font-weight: 300;
}

/* ── AREAS GRID ──────────────────────────────────────────────── */
.areas-band { background: var(--linen-lt); padding: 88px var(--gutter); border-top: 1px solid var(--border); }
.areas-inner { max-width: var(--max); margin: 0 auto; }
.areas-grid {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 1px;
  background: var(--border);
  margin-top: 52px;
}
.area-card {
  background: var(--white);
  padding: 32px 24px;
  text-align: center;
  transition: background .2s;
}
.area-card:hover { background: var(--gold-pale); }
.area-name {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 300;
  color: var(--ink);
  margin-bottom: 6px;
}
.area-zip {
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-dk);
  font-weight: 400;
}
.area-note { font-size: 13px; color: var(--stone); margin-top: 5px; font-weight: 300; }

/* ── TESTIMONIALS ────────────────────────────────────────────── */
.testimonials-band { background: var(--white); padding: 88px var(--gutter); }
.testimonials-inner { max-width: var(--max); margin: 0 auto; }
.testimonial-card {
  background: var(--white);
  border: var(--card-border);
  border-top: 3px solid var(--equity-blue);
  border-radius: var(--card-radius);
  padding: 40px 44px;
  position: relative;
  box-shadow: var(--card-shadow);
}
.testimonial-card::before {
  content: '\201C';
  font-family: var(--serif);
  font-size: 120px;
  font-weight: 200;
  color: var(--gold);
  opacity: .14;
  position: absolute;
  top: 8px;
  left: 18px;
  line-height: 1;
}
.testimonial-card p {
  font-family: var(--sans);
  font-size: 16px;
  font-weight: 400;
  font-style: italic;
  color: var(--text-mid);
  line-height: 1.75;
  padding-left: 8px;
}
.testimonial-card .author {
  margin-top: 22px;
  font-size: 13px;
  letter-spacing: 0;
  text-transform: none;
  color: var(--equity-blue);
  font-weight: 700;
  padding-left: 8px;
}
.testimonials-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; margin-top: 52px; }

/* ── CTA BANDS ───────────────────────────────────────────────── */
.cta-linen {
  background: var(--linen);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  padding: 88px var(--gutter);
  text-align: center;
}
.cta-linen h2 {
  font-family: var(--serif);
  font-size: clamp(32px, 4vw, 56px);
  font-weight: 300;
  color: var(--ink);
  margin-bottom: 14px;
}
.cta-linen p {
  font-size: 15px;
  color: var(--stone);
  margin-bottom: 36px;
  font-weight: 300;
  letter-spacing: 0.5px;
}
.cta-ink {
  background: var(--dark-bg);
  padding: 88px var(--gutter);
  text-align: center;
}
.cta-ink .eyebrow { color: var(--gold); }
.cta-ink h2 {
  font-family: var(--serif);
  font-size: clamp(32px, 4vw, 56px);
  font-weight: 300;
  color: #fff;
  margin-bottom: 14px;
}
.cta-ink p {
  font-size: 15px;
  color: rgba(255,255,255,.78);
  margin-bottom: 36px;
  font-weight: 300;
}
.cta-gold-band {
  background: var(--gold);
  padding: 72px var(--gutter);
  text-align: center;
}
.cta-gold-band h2 {
  font-family: var(--serif);
  font-size: clamp(30px, 4vw, 52px);
  font-weight: 300;
  color: #fff;
  margin-bottom: 12px;
}
.cta-gold-band p { font-size: 15px; color: rgba(255,255,255,.75); margin-bottom: 32px; font-weight: 300; }

/* ── SOLD TICKER ─────────────────────────────────────────────── */
.sold-strip {
  background: var(--dark-bg2);
  overflow: hidden;
  padding: 16px 0;
  border-top: 1px solid rgba(200,169,106,0.15);
  border-bottom: 1px solid rgba(200,169,106,0.15);
}
.sold-ticker { display: flex; animation: ticker 32s linear infinite; white-space: nowrap; }
.sold-ticker:hover { animation-play-state: paused; }
.ticker-item { display: inline-flex; align-items: center; gap: 14px; padding: 0 36px; border-right: 1px solid rgba(255,255,255,0.06); }
.ticker-badge { font-size: 10px; letter-spacing: 2px; text-transform: uppercase; color: var(--gold); font-weight: 500; background: rgba(200,169,106,0.1); border: 1px solid rgba(200,169,106,0.35); padding: 3px 9px; }
.ticker-addr { font-size: 14px; color: rgba(255,255,255,.88); font-weight: 300; }
.ticker-role { font-size: 9px; letter-spacing: 1.5px; text-transform: uppercase; color: rgba(255,255,255,.6); }
@keyframes ticker { 0% { transform: translateX(0); } 100% { transform: translateX(-50%); } }

/* ── ABOUT PAGE ──────────────────────────────────────────────── */
.about-grid {
  display: grid;
  grid-template-columns: 420px 1fr;
  gap: 88px;
  align-items: start;
}
.about-photo { position: relative; padding-right: 24px; padding-bottom: 24px; }
.about-photo::after {
  content: '';
  position: absolute;
  top: 24px; left: 24px; right: 0; bottom: 0;
  border: 1px solid var(--gold);
  z-index: 0;
}
.about-photo img { position: relative; z-index: 1; width: 100%; height: 520px; object-fit: cover; object-position: top; }
.about-text h2 {
  font-family: var(--serif);
  font-size: clamp(32px, 3.5vw, 50px);
  font-weight: 300;
  color: var(--ink);
  line-height: 1.15;
  margin-bottom: 18px;
}
.about-text h2 em { font-style: italic; }
.about-text p { font-size: 16px; color: var(--text-lt); line-height: 1.9; margin-bottom: 18px; font-weight: 300; }
.badge-row { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 28px; }
.badge { border: 1px solid var(--border); padding: 9px 18px; font-size: 12px; font-weight: 400; letter-spacing: 1.5px; text-transform: uppercase; color: var(--text-mid); }
.office-card {
  background: var(--linen-lt);
  border: 1px solid var(--border);
  border-top: 2px solid var(--gold);
  padding: 28px 32px;
  display: flex;
  gap: 24px;
  align-items: center;
  margin-top: 36px;
}
.office-icon { font-size: 24px; color: var(--gold); flex-shrink: 0; }
.office-name { font-family: var(--serif); font-size: 19px; font-weight: 400; color: var(--ink); margin-bottom: 4px; }
.office-addr { font-size: 13px; color: var(--text-lt); font-weight: 300; line-height: 1.65; }
.office-addr a { color: var(--gold-dk); font-weight: 400; }

/* ── CREDENTIALS ─────────────────────────────────────────────── */
.cred-grid { display: grid; grid-template-columns: repeat(4,1fr); gap: 1px; background: rgba(255,255,255,0.1); margin-top: 52px; }
.cred-item { background: var(--dark-bg); padding: 36px 24px; text-align: center; }
.cred-value { font-family: var(--serif); font-size: 36px; font-weight: 200; color: var(--gold-lt); line-height: 1; margin-bottom: 10px; }
.cred-label { font-size: 9px; letter-spacing: 2.5px; text-transform: uppercase; color: rgba(255,255,255,.7); font-weight: 400; }

/* ── SOLD TABLE ──────────────────────────────────────────────── */
.sold-table { width: 100%; border-collapse: collapse; margin-top: 44px; }
.sold-table th { font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase; color: var(--stone); font-weight: 400; border-bottom: 1px solid var(--border); padding: 10px 18px; text-align: left; }
.sold-table td { padding: 17px 18px; font-size: 15px; border-bottom: 1px solid var(--border); font-weight: 300; color: var(--text); vertical-align: middle; }
.sold-table tr:hover td { background: var(--linen-lt); }
.role-badge { font-size: 11px; letter-spacing: 1px; text-transform: uppercase; padding: 4px 11px; font-weight: 500; border: 1px solid; }
.role-listing { border-color: var(--gold-dk); color: var(--gold-dk); }
.role-buyer { border-color: var(--stone); color: var(--stone); }
.sold-date { font-size: 13px; color: var(--stone-lt); letter-spacing: 0.5px; }

/* ── RENTAL CARDS ────────────────────────────────────────────── */
.rentals-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 24px; }
.rental-card { background: var(--white); border: 1px solid var(--border); overflow: hidden; transition: transform .3s, box-shadow .3s; }
.rental-card:hover { transform: translateY(-6px); box-shadow: 0 16px 48px rgba(0,0,0,.08); }
.rental-img-wrap { overflow: hidden; }
.rental-card img { width:100%; height:230px; object-fit:cover; transition: transform .5s; }
.rental-card:hover img { transform: scale(1.05); }
.rental-card-body { padding: 22px 26px 18px; }
.rental-card-body h3 { font-family: var(--serif); font-size: 21px; font-weight: 400; color: var(--ink); margin-bottom: 10px; line-height: 1.25; }
.rental-card-body p { font-size: 15px; color: var(--stone); line-height: 1.75; font-weight: 300; }
.rental-status { display: inline-block; font-size: 11px; font-weight: 500; letter-spacing: 2px; text-transform: uppercase; padding: 5px 12px; margin-bottom: 12px; border: 1px solid; }
.status-unavailable { border-color: var(--stone-lt); color: var(--stone); }
.status-available   { border-color: var(--gold-dk); color: var(--gold-dk); background: var(--gold-pale); }
.status-vacation    { border-color: #a0b8c8; color: #3a6a84; background: #eef5fa; }
.rental-card-footer { padding: 14px 26px 20px; }
.rental-card-footer a { font-size: 12px; font-weight: 400; letter-spacing: 2px; text-transform: uppercase; color: var(--gold-dk); transition: color .2s; }
.rental-card-footer a:hover { color: var(--ink); }

/* ── CONTACT ─────────────────────────────────────────────────── */
.contact-grid { display: grid; grid-template-columns: 1fr 1.5fr; gap: 72px; align-items: start; }
.contact-info h3 { font-family: var(--serif); font-size: 40px; font-weight: 300; color: var(--ink); margin-bottom: 18px; line-height: 1.15; }
.contact-info p { font-size: 16px; color: var(--text-lt); line-height: 1.85; font-weight: 300; margin-bottom: 32px; }
.contact-item { display: flex; align-items: flex-start; gap: 18px; margin-bottom: 24px; }
.contact-icon { width: 36px; height: 36px; border: 1px solid var(--border); display: flex; align-items: center; justify-content: center; font-size: 14px; flex-shrink: 0; color: var(--gold-dk); }
.contact-detail strong { display: block; font-size: 11px; letter-spacing: 2px; text-transform: uppercase; color: var(--stone-lt); margin-bottom: 3px; font-weight: 400; }
.contact-detail a, .contact-detail span { color: var(--ink); font-size: 16px; font-weight: 300; }
.contact-detail a:hover { color: var(--gold-dk); }

/* ── FORM ────────────────────────────────────────────────────── */
.form-card {
  background: var(--white);
  border: 1px solid var(--border);
  border-top: 2px solid var(--gold);
  padding: 52px 48px;
}
.form-card h3 { font-family: var(--serif); font-size: 34px; font-weight: 300; color: var(--ink); margin-bottom: 6px; }
.form-sub { color: var(--stone); font-size: 15px; margin-bottom: 36px; line-height: 1.75; font-weight: 300; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; margin-bottom: 20px; }
.form-group { display: flex; flex-direction: column; gap: 7px; }
.form-group.full { grid-column: 1 / -1; }
label { font-size: 12px; font-weight: 400; text-transform: uppercase; letter-spacing: 1.5px; color: var(--text-mid); }
input[type="text"], input[type="email"], input[type="tel"], input[type="date"], select, textarea {
  border: 1px solid var(--border);
  border-radius: 0;
  padding: 12px 14px;
  font-family: var(--sans);
  font-size: 16px;
  color: var(--text);
  background: var(--linen-lt);
  transition: border-color .2s;
  width: 100%;
  font-weight: 300;
  -webkit-appearance: none;
}
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--gold-dk); background: var(--white); }
textarea { resize: vertical; min-height: 120px; }
select { cursor: pointer; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='7' viewBox='0 0 12 7'%3E%3Cpath d='M1 1l5 4.5L11 1' stroke='%23a8872a' stroke-width='1.2' fill='none' stroke-linecap='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; padding-right: 36px; }
.radio-group { margin-bottom: 22px; }
.radio-group label.group-label { display: block; margin-bottom: 12px; }
.radio-options { display: flex; gap: 28px; flex-wrap: wrap; }
.radio-options label { display: flex; align-items: center; gap: 8px; font-size: 13px; font-weight: 300; text-transform: none; letter-spacing: 0; cursor: pointer; color: var(--text); }
input[type="radio"], input[type="checkbox"] { accent-color: var(--gold-dk); }
.success-msg { display: none; border: 1px solid #84c884; color: #1f5c1f; padding: 14px 20px; margin-top: 20px; font-size: 13px; background: #f0fbf0; }
.form-note { margin-top: 24px; font-size: 12px; color: var(--stone); line-height: 1.75; background: var(--gold-pale); border-left: 2px solid var(--gold); padding: 14px 18px; font-weight: 300; }

/* ── NO-LISTINGS STATE ───────────────────────────────────────── */
.no-listings-wrap { padding: 100px var(--gutter); max-width: 680px; margin: 0 auto; text-align: center; }
.no-listings-icon { width: 80px; height: 80px; border: 1px solid var(--border); border-radius: 50%; display: flex; align-items: center; justify-content: center; margin: 0 auto 36px; font-size: 28px; color: var(--gold-dk); }
.no-listings-wrap h2 { font-family: var(--serif); font-size: 44px; font-weight: 300; color: var(--ink); margin-bottom: 16px; }
.no-listings-wrap p { font-size: 16px; color: var(--stone); line-height: 1.9; margin-bottom: 36px; font-weight: 300; }
.no-listings-rule { width: 44px; height: 1px; background: var(--gold); margin: 0 auto 28px; }
.notify-box { background: var(--white); border: 1px solid var(--border); border-top: 2px solid var(--gold); padding: 40px 44px; text-align: left; margin-top: 52px; }
.notify-box h4 { font-family: var(--serif); font-size: 26px; font-weight: 300; color: var(--ink); margin-bottom: 6px; }
.notify-box p { font-size: 15px; color: var(--stone); margin-bottom: 24px; font-weight: 300; }
.notify-row { display: flex; gap: 12px; }
.notify-row input { flex: 1; border: 1px solid var(--border); padding: 13px 16px; font-family: var(--sans); font-size: 14px; font-weight: 300; color: var(--text); background: var(--linen-lt); border-radius: 0; }
.notify-row input:focus { outline: none; border-color: var(--gold-dk); }

/* ── PASSION BAND ────────────────────────────────────────────── */
.passion-band { background: var(--gold-pale); border-top: 1px solid var(--border); border-bottom: 1px solid var(--border); padding: 64px var(--gutter); }
.passion-inner { max-width: var(--max); margin: 0 auto; }
.passion-grid { display: grid; grid-template-columns: repeat(5,1fr); gap: 1px; background: var(--border); margin-top: 44px; }
.passion-item { background: var(--white); text-align: center; padding: 32px 16px; transition: background .2s; }
.passion-item:hover { background: var(--gold-pale); }
.passion-emoji { font-size: 28px; margin-bottom: 10px; display: block; }
.passion-label { font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase; font-weight: 400; color: var(--ink); }

/* ── GALLERY / LIGHTBOX ──────────────────────────────────────── */
.gallery { display: grid; grid-template-columns: 1fr 1fr 1fr; grid-template-rows: 280px 200px; gap: 6px; overflow: hidden; }
.gallery img { width:100%; height:100%; object-fit:cover; cursor:zoom-in; transition: transform .5s; }
.gallery img:hover { transform: scale(1.04); }
.gallery .gallery-main { grid-column: 1/3; grid-row: 1/3; }
#lightbox { display:none; position:fixed; inset:0; z-index:9999; align-items:center; justify-content:center; }
#lightbox.open { display:flex; }
#lightbox .lb-bg { position:absolute; inset:0; background:rgba(30,46,31,0.95); }
#lightbox img { position:relative; max-width:88vw; max-height:84vh; object-fit:contain; }
#lightbox button { position:absolute; background:rgba(255,255,255,.06); border:1px solid rgba(255,255,255,.12); color:#fff; cursor:pointer; font-size:18px; width:46px; height:46px; display:flex; align-items:center; justify-content:center; transition:.2s; }
#lightbox button:hover { background:rgba(255,255,255,.12); }
#lightbox .lb-close { top:20px; right:20px; border-radius:50%; }
#lightbox .lb-prev { left:24px; top:50%; transform:translateY(-50%); }
#lightbox .lb-next { right:24px; top:50%; transform:translateY(-50%); }

/* ── FOOTER ──────────────────────────────────────────────────── */
footer {
  background: var(--dark-bg);
  color: rgba(255,255,255,0.45);
}
.footer-top {
  max-width: 1400px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.6fr 1fr 1fr;
  gap: 56px;
  padding: 80px var(--gutter) 64px;
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.footer-brand .name {
  font-family: var(--serif);
  font-size: 30px;
  font-weight: 300;
  color: #fff;
  letter-spacing: 1px;
  line-height: 1.1;
  margin-bottom: 4px;
}
.footer-brand .title {
  font-size: 11px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(255,255,255,0.6);
  font-weight: 500;
  margin-bottom: 16px;
}
.footer-brand p { font-size: 14px; line-height: 1.75; font-weight: 300; max-width: 300px; color: rgba(255,255,255,0.75); }
.footer-equity { margin-top: 24px; background: rgba(255,255,255,0.1); display: inline-block; padding: 8px 14px; }
.footer-equity img { height: 30px; width: auto; }
.footer-col h4 { font-size: 11px; letter-spacing: 2px; text-transform: uppercase; color: rgba(255,255,255,0.55); margin-bottom: 18px; font-weight: 600; }
.footer-col ul { list-style: none; }
.footer-col ul li { margin-bottom: 12px; }
.footer-col ul li a { font-size: 15px; color: rgba(255,255,255,.78); transition: color .2s; font-weight: 300; }
.footer-col ul li a:hover { color: #ffffff; }
.footer-contact-item { display: flex; align-items: flex-start; gap: 12px; margin-bottom: 14px; font-size: 14px; font-weight: 300; color: rgba(255,255,255,0.78); }
.footer-contact-item span { color: rgba(255,255,255,0.55); }
.footer-contact-item a { color: rgba(255,255,255,.78); transition: color .2s; }
.footer-contact-item a:hover { color: #ffffff; }
.footer-bottom { max-width: var(--max); margin: 0 auto; padding: 24px var(--gutter); display: flex; justify-content: space-between; align-items: center; font-size: 10.5px; letter-spacing: 0.5px; }
.footer-bottom a { color: rgba(255,255,255,.65); transition: color .2s; }
.footer-bottom a:hover { color: #ffffff; }

/* ── DIVIDERS ────────────────────────────────────────────────── */
.divider { border: none; border-top: 1px solid var(--border); margin: 56px 0; }

/* ── UTILITY ─────────────────────────────────────────────────── */
.mt-8 { margin-top: 8px; }
.mt-24 { margin-top: 24px; }
.mt-40 { margin-top: 40px; }
.mb-24 { margin-bottom: 24px; }
.mb-40 { margin-bottom: 40px; }

/* ── RESPONSIVE ──────────────────────────────────────────────── */
@media (max-width: 1100px) {
  .editorial-grid { grid-template-columns: 1fr 1fr 1fr; }
  .editorial-panel-dark { display: none; }
}
@media (max-width: 960px) {
  :root { --gutter: 32px; }
  .about-grid { grid-template-columns: 1fr; gap: 56px; }
  .about-photo { max-width: 420px; }
  .contact-grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr 1fr; gap: 36px; }
  .stat-strip-inner { grid-template-columns: 1fr; }
  .stat-item { border-right: none; border-bottom: 1px solid var(--border); }
  .stat-item:last-child { border-bottom: none; }
  .services-grid-3 { grid-template-columns: 1fr; }
  .editorial-grid { grid-template-columns: 1fr 1fr; height: auto; }
  .editorial-panel { height: 300px; }
  .rentals-grid { grid-template-columns: 1fr 1fr; }
  .areas-grid { grid-template-columns: repeat(2,1fr); }
  .cred-grid { grid-template-columns: repeat(2,1fr); }
  .testimonials-grid { grid-template-columns: 1fr; }
  .gallery { grid-template-rows: 220px 160px; }
  .split-grid { grid-template-columns: 1fr; }
  .split-image { height: 360px; }
  .split-text { padding: 52px 40px; }
}
@media (max-width: 640px) {
  :root { --gutter: 24px; }
  .nav-links { display: none; }
  .hamburger { display: flex; }
  .nav-links.open { display: flex; flex-direction: column; position: absolute; top: 100%; left: 0; right: 0; background: var(--white); border-bottom: 1px solid var(--border); box-shadow: 0 12px 32px rgba(0,0,0,.08); }
  .nav-links.open li > a { padding: 15px 24px; border-bottom: 1px solid var(--border); height: auto; }
  .section { padding: 56px var(--gutter); }
  .form-card { padding: 32px 24px; }
  .form-row { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; padding: 48px var(--gutter) 40px; }
  .footer-bottom { flex-direction: column; gap: 8px; text-align: center; padding: 20px var(--gutter); }
  .hero-editorial { padding: 72px var(--gutter) 60px; }
  .page-hero { height: 260px; }
  .page-hero-content { padding: 0 var(--gutter) 36px; }
  .editorial-grid { grid-template-columns: 1fr; height: auto; }
  .editorial-panel { height: 260px; }
  .editorial-panel-dark { display: none; }
  .gallery { grid-template-columns: 1fr; grid-template-rows: auto; }
  .gallery .gallery-main { grid-column: auto; grid-row: auto; }
  .gallery img { height: 220px; }
  .rentals-grid { grid-template-columns: 1fr; }
  .areas-grid { grid-template-columns: 1fr 1fr; }
  .passion-grid { grid-template-columns: repeat(3,1fr); }
  .notify-row { flex-direction: column; }
  .notify-box { padding: 28px 24px; }
  .no-listings-wrap { padding: 64px var(--gutter); }
  .nav-inner { height: 64px; }
  .split-text { padding: 40px 24px; }
  .hero-display { letter-spacing: -0.5px; }
}

/* ================================================================
   CONVERSION LAYER — v5 High-Converting Additions
   ================================================================ */

/* ── TRUST BAR ── */
.trust-bar {
  background: var(--equity-blue);
  color: rgba(255,255,255,0.9);
  padding: 10px var(--gutter);
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 32px;
  flex-wrap: wrap;
  font-size: 13px;
  letter-spacing: 0;
  font-weight: 500;
  position: sticky;
  top: 0;
  z-index: 201;
}
.trust-bar a { color: #fff; text-decoration: underline; transition: opacity .2s; }
.trust-bar a:hover { opacity: 0.8; }
.trust-bar .tb-item { display: flex; align-items: center; gap: 8px; }
.trust-bar .tb-dot { width: 4px; height: 4px; border-radius: 50%; background: rgba(255,255,255,0.5); flex-shrink: 0; }

/* ── HERO V5 — Personal + dual CTA ── */
.hero-v5 {
  background: var(--linen-lt);
  padding: 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 620px;
  position: relative;
}
.hero-v5::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 1px;
  background: linear-gradient(to right, transparent, var(--gold), transparent);
}
.hero-v5-text {
  padding: 88px var(--gutter) 88px 64px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.hero-v5-text .location-tag {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 12px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-dk);
  font-weight: 400;
  margin-bottom: 20px;
}
.hero-v5-text .location-tag::before {
  content: '📍';
  font-size: 14px;
  letter-spacing: 0;
}
.hero-v5-text h1 {
  font-family: var(--serif);
  font-size: clamp(38px, 4.5vw, 64px);
  font-weight: 300;
  color: var(--ink);
  line-height: 1.1;
  margin-bottom: 20px;
  letter-spacing: 0.5px;
}
.hero-v5-text h1 em { font-style: italic; color: var(--gold-dk); }
.hero-v5-text .hero-sub {
  font-size: 17px;
  color: var(--text-lt);
  line-height: 1.8;
  font-weight: 300;
  margin-bottom: 36px;
  max-width: 460px;
  letter-spacing: 0;
  text-transform: none;
}
.hero-dual-cta {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  margin-bottom: 36px;
}
.hero-social-proof {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 13px;
  color: var(--stone);
  font-weight: 300;
}
.star-row { color: var(--gold); font-size: 15px; letter-spacing: 2px; }
.hero-v5-image {
  position: relative;
  overflow: hidden;
}
.hero-v5-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: top center;
}
.hero-v5-image .img-caption {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  background: linear-gradient(transparent, rgba(17,17,17,0.7));
  padding: 32px 28px 24px;
  color: #fff;
}
.hero-v5-image .img-caption .caption-name {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 300;
  letter-spacing: 0.5px;
  margin-bottom: 2px;
}
.hero-v5-image .img-caption .caption-title {
  font-size: 11px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--gold-lt);
  font-weight: 400;
}

/* ── VALUE PROPS STRIP ── */
.value-strip {
  background: var(--white);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}
.value-strip-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  divide: var(--border);
}
.value-item {
  padding: 36px 28px;
  border-right: 1px solid var(--border);
  text-align: center;
}
.value-item:last-child { border-right: none; }
.value-icon { font-size: 28px; margin-bottom: 12px; }
.value-title {
  font-family: var(--serif);
  font-size: 20px;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 6px;
}
.value-desc { font-size: 14px; color: var(--stone); font-weight: 300; line-height: 1.65; }

/* ── SELLER SECTION (HIGH PRIORITY) ── */
.seller-section {
  background: var(--dark-bg);
  padding: 96px var(--gutter);
  position: relative;
  overflow: hidden;
}
.seller-section::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 2px;
  background: linear-gradient(to right, transparent, var(--gold), transparent);
}
.seller-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 72px;
  align-items: center;
}
.seller-text .eyebrow { color: var(--gold); margin-bottom: 14px; }
.seller-text h2 {
  font-family: var(--serif);
  font-size: clamp(36px, 4vw, 56px);
  font-weight: 300;
  color: #fff;
  line-height: 1.1;
  margin-bottom: 20px;
}
.seller-text h2 em { font-style: italic; color: var(--gold-lt); }
.seller-text p {
  font-size: 16px;
  color: rgba(255,255,255,0.55);
  line-height: 1.85;
  font-weight: 300;
  margin-bottom: 18px;
}
.seller-steps { margin: 32px 0; }
.seller-step {
  display: flex;
  align-items: flex-start;
  gap: 18px;
  margin-bottom: 24px;
}
.seller-step-num {
  width: 36px;
  height: 36px;
  border: 1px solid var(--gold-dk);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-size: 16px;
  font-weight: 400;
  color: var(--gold-lt);
  flex-shrink: 0;
}
.seller-step-body h4 {
  font-size: 16px;
  font-weight: 500;
  color: #fff;
  margin-bottom: 3px;
  letter-spacing: 0.3px;
}
.seller-step-body p { font-size: 14px; color: rgba(255,255,255,0.42); margin-bottom: 0; }
.seller-form-card {
  background: var(--white);
  padding: 48px 44px;
  border-top: 3px solid var(--gold);
}
.seller-form-card h3 {
  font-family: var(--serif);
  font-size: 30px;
  font-weight: 300;
  color: var(--ink);
  margin-bottom: 6px;
}
.seller-form-card p {
  font-size: 14px;
  color: var(--stone);
  margin-bottom: 28px;
  font-weight: 300;
}

/* ── WHY TAMMY ── */
.why-section { background: var(--linen-lt); padding: 88px var(--gutter); border-top: 1px solid var(--border); }
.why-inner { max-width: var(--max); margin: 0 auto; }
.why-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--border);
  margin-top: 56px;
}
.why-card {
  background: var(--white);
  padding: 44px 36px;
  transition: background .2s;
}
.why-card:hover { background: var(--gold-pale); }
.why-card-icon { font-size: 32px; margin-bottom: 18px; }
.why-card h3 {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 12px;
}
.why-card p { font-size: 15px; color: var(--stone); line-height: 1.8; font-weight: 300; }
.why-card .why-quote {
  margin-top: 18px;
  font-family: var(--serif);
  font-size: 16px;
  font-style: italic;
  color: var(--gold-dk);
  font-weight: 300;
}

/* ── ABOUT SPLIT ── */
.about-split { display: grid; grid-template-columns: 480px 1fr; min-height: 580px; }
.about-split-img { position: relative; overflow: hidden; }
.about-split-img img { width: 100%; height: 100%; object-fit: cover; object-position: top; }
.about-split-text {
  background: var(--white);
  padding: 72px 64px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.about-split-text h2 {
  font-family: var(--serif);
  font-size: clamp(32px, 3.5vw, 50px);
  font-weight: 300;
  color: var(--ink);
  line-height: 1.15;
  margin-bottom: 20px;
}
.about-split-text h2 em { font-style: italic; }
.about-split-text p {
  font-size: 16px;
  color: var(--text-lt);
  line-height: 1.9;
  font-weight: 300;
  margin-bottom: 16px;
}
.about-split-text .signature {
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 400;
  color: var(--ink);
  font-style: italic;
  margin-top: 28px;
  line-height: 1;
}
.about-split-text .sig-title {
  font-size: 11px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-dk);
  font-weight: 400;
  margin-top: 6px;
}

/* ── TESTIMONIALS V5 ── */
.testimonials-v5 { background: var(--white); padding: 88px var(--gutter); border-top: 1px solid var(--border); }
.testimonials-v5-inner { max-width: var(--max); margin: 0 auto; }
.testimonials-v5-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  margin-top: 56px;
}
.tcard {
  background: var(--white);
  border: var(--card-border);
  border-top: 3px solid var(--equity-blue);
  border-radius: var(--card-radius);
  padding: 36px 32px;
  display: flex;
  flex-direction: column;
  box-shadow: var(--card-shadow);
}
.tcard-stars { color: var(--equity-blue); font-size: 16px; letter-spacing: 2px; margin-bottom: 16px; }
.tcard-text {
  font-family: var(--serif);
  font-size: 18px;
  font-weight: 300;
  font-style: italic;
  color: var(--text-mid);
  line-height: 1.85;
  flex: 1;
  margin-bottom: 20px;
}
.tcard-author { font-size: 13px; letter-spacing: 0; text-transform: none; color: var(--equity-blue); font-weight: 700; }
.tcard-detail { font-size: 13px; color: var(--stone-lt); font-weight: 300; margin-top: 2px; }

/* ── SUCCESS STORIES ── */
.success-section { background: var(--linen); padding: 88px var(--gutter); border-top: 1px solid var(--border); }
.success-inner { max-width: var(--max); margin: 0 auto; }
.success-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin-top: 56px; }
.success-card {
  background: var(--white);
  border: 1px solid var(--border);
  padding: 36px 30px;
  position: relative;
}
.success-card::before {
  content: '✓';
  position: absolute;
  top: -14px;
  left: 28px;
  background: var(--gold);
  color: #fff;
  width: 28px;
  height: 28px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 13px;
  font-weight: 600;
}
.success-result {
  font-family: var(--serif);
  font-size: 34px;
  font-weight: 300;
  color: var(--gold-dk);
  line-height: 1;
  margin-bottom: 8px;
}
.success-label { font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase; color: var(--stone); font-weight: 400; margin-bottom: 14px; }
.success-desc { font-size: 14px; color: var(--text-lt); line-height: 1.75; font-weight: 300; }

/* ── RELOCATION SECTION ── */
.relocation-section {
  background: var(--gold-pale);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  padding: 88px var(--gutter);
}
.relocation-inner { max-width: var(--max); margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 72px; align-items: center; }
.relocation-text h2 { font-family: var(--serif); font-size: clamp(32px, 3.5vw, 50px); font-weight: 300; color: var(--ink); margin-bottom: 16px; line-height: 1.15; }
.relocation-text p { font-size: 16px; color: var(--text-lt); line-height: 1.9; font-weight: 300; margin-bottom: 16px; }
.relocation-list { list-style: none; margin: 20px 0 32px; }
.relocation-list li { display: flex; align-items: center; gap: 12px; font-size: 15px; color: var(--text-mid); font-weight: 300; padding: 8px 0; border-bottom: 1px solid var(--border); }
.relocation-list li::before { content: '→'; color: var(--gold-dk); font-size: 16px; flex-shrink: 0; }
.relocation-form-card { background: var(--white); border: 1px solid var(--border); border-top: 2px solid var(--gold); padding: 44px 40px; }
.relocation-form-card h3 { font-family: var(--serif); font-size: 26px; font-weight: 300; color: var(--ink); margin-bottom: 6px; }
.relocation-form-card p { font-size: 14px; color: var(--stone); margin-bottom: 24px; font-weight: 300; }

/* ── BUYER SECTION ── */
.buyer-section { background: var(--white); padding: 88px var(--gutter); border-top: 1px solid var(--border); }
.buyer-inner { max-width: var(--max); margin: 0 auto; }
.buyer-categories { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; margin-top: 52px; }
.buyer-cat {
  background: var(--linen-lt);
  border: 1px solid var(--border);
  padding: 32px 24px;
  text-align: center;
  cursor: pointer;
  transition: all .2s;
}
.buyer-cat:hover { background: var(--gold-pale); border-color: var(--gold-dk); transform: translateY(-3px); }
.buyer-cat-icon { font-size: 32px; margin-bottom: 14px; display: block; }
.buyer-cat-name { font-family: var(--serif); font-size: 19px; font-weight: 400; color: var(--ink); margin-bottom: 6px; }
.buyer-cat-desc { font-size: 13px; color: var(--stone); font-weight: 300; line-height: 1.65; }

/* ── FACEBOOK FEED PLACEHOLDER ── */
.fb-section { background: var(--linen); padding: 80px var(--gutter); border-top: 1px solid var(--border); }
.fb-inner { max-width: var(--max); margin: 0 auto; }
.fb-embed-box {
  background: var(--white);
  border: 1px solid var(--border);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  padding: 60px 40px;
  text-align: center;
  gap: 16px;
  margin-top: 44px;
}
.fb-embed-box .fb-icon { font-size: 36px; color: #1877f2; }
.fb-embed-box p { font-size: 15px; color: var(--stone); font-weight: 300; line-height: 1.7; max-width: 520px; }
.fb-embed-box a { color: var(--gold-dk); font-weight: 500; }

/* ── LEAD CAPTURE BAND ── */
.lead-band {
  background: var(--gold);
  padding: 72px var(--gutter);
}
.lead-band-inner { max-width: var(--max); margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.lead-band-text h2 { font-family: var(--serif); font-size: clamp(28px, 3.5vw, 46px); font-weight: 300; color: #fff; margin-bottom: 12px; line-height: 1.2; }
.lead-band-text p { font-size: 16px; color: rgba(255,255,255,.8); font-weight: 300; line-height: 1.8; }
.lead-band-form { display: flex; gap: 12px; flex-wrap: wrap; }
.lead-band-form input {
  flex: 1;
  min-width: 200px;
  border: none;
  padding: 14px 18px;
  font-family: var(--sans);
  font-size: 16px;
  font-weight: 300;
  color: var(--text);
  background: rgba(255,255,255,0.95);
  border-radius: 0;
}
.lead-band-form input:focus { outline: 2px solid var(--ink); }

/* ── FORM INPUT SHARED ── */
.input-field {
  border: 1px solid var(--border-light);
  padding: 10px 14px;
  font-family: var(--sans);
  font-size: 16px;
  color: var(--text);
  background: var(--white);
  width: 100%;
  font-weight: 400;
  -webkit-appearance: none;
  transition: border-color .2s, box-shadow .2s;
  border-radius: var(--btn-radius);
}
.input-field:focus { outline: none; border-color: var(--equity-blue); box-shadow: 0 0 0 3px rgba(0,84,160,0.12); background: var(--white); }
.input-group { display: flex; flex-direction: column; gap: 7px; margin-bottom: 18px; }
.input-label { font-size: 13px; font-weight: 600; text-transform: none; letter-spacing: 0; color: var(--text-dark); }
.form-2col { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-success {
  display: none;
  background: #e8f0fb;
  border: 1px solid var(--equity-blue);
  color: var(--equity-blue3);
  padding: 16px 20px;
  margin-top: 16px;
  font-size: 15px;
  font-weight: 400;
  border-radius: var(--btn-radius);
}

/* ── SEO AREA LINKS ── */
.seo-areas { background: var(--white); border-top: 1px solid var(--border); padding: 56px var(--gutter); }
.seo-areas-inner { max-width: var(--max); margin: 0 auto; text-align: center; }
.seo-links { display: flex; flex-wrap: wrap; gap: 10px; justify-content: center; margin-top: 24px; }
.seo-link {
  display: inline-block;
  border: 1px solid var(--border-light);
  border-radius: var(--btn-radius);
  padding: 9px 18px;
  font-size: 13px;
  color: var(--text-mid);
  font-weight: 400;
  transition: all .2s;
}
.seo-link:hover { border-color: var(--equity-blue); color: var(--equity-blue); background: var(--blue-pale); }

/* ── RESPONSIVE ADDITIONS ── */
@media (max-width: 1000px) {
  .hero-v5 { grid-template-columns: 1fr; min-height: auto; }
  .hero-v5-image { height: 380px; }
  .hero-v5-text { padding: 60px 36px; }
  .seller-inner { grid-template-columns: 1fr; gap: 48px; }
  .relocation-inner { grid-template-columns: 1fr; }
  .about-split { grid-template-columns: 1fr; }
  .about-split-img { height: 400px; }
  .about-split-text { padding: 52px 40px; }
  .lead-band-inner { grid-template-columns: 1fr; }
  .testimonials-v5-grid { grid-template-columns: 1fr 1fr; }
  .success-grid { grid-template-columns: 1fr 1fr; }
  .buyer-categories { grid-template-columns: 1fr 1fr; }
  .value-strip-inner { grid-template-columns: 1fr 1fr; }
  .value-item:nth-child(2) { border-right: 1px solid var(--border); }
  .value-item:nth-child(even) { border-right: none; }
  .why-grid { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  .testimonials-v5-grid { grid-template-columns: 1fr; }
  .success-grid { grid-template-columns: 1fr; }
  .buyer-categories { grid-template-columns: 1fr 1fr; }
  .value-strip-inner { grid-template-columns: 1fr; }
  .value-item { border-right: none; border-bottom: 1px solid var(--border); }
  .seller-form-card { padding: 32px 24px; }
  .hero-v5-text { padding: 48px 24px; }
  .hero-dual-cta { flex-direction: column; }
  .trust-bar { gap: 16px; font-size: 11px; }
  .lead-band-form { flex-direction: column; }
  .form-2col { grid-template-columns: 1fr; }
}

/* ── LUXURY ICON SYSTEM ────────────────────────────────────────── */
/* Replace emoji icons with refined SVG-based CSS icons */
.lux-icon {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 52px;
  height: 52px;
  border: 1.5px solid var(--equity-blue);
  border-radius: 50%;
  flex-shrink: 0;
  color: var(--equity-blue);
}
.lux-icon svg { width: 22px; height: 22px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }
.lux-icon-sm {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 40px;
  height: 40px;
  border: 1px solid rgba(255,255,255,0.3);
  border-radius: 50%;
  flex-shrink: 0;
  color: rgba(255,255,255,0.85);
}
.lux-icon-sm svg { width: 18px; height: 18px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }
.lux-icon-dark {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 44px;
  height: 44px;
  border: 1px solid rgba(255,255,255,0.25);
  border-radius: 50%;
  flex-shrink: 0;
  color: rgba(255,255,255,0.9);
}
.lux-icon-dark svg { width: 20px; height: 20px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* Value strip refined */
.value-item { border-right: 1px solid var(--border-light); }
.value-item:last-child { border-right: none; }
.value-icon { font-size: 0; margin-bottom: 0; }

/* School badge */
.school-badge {
  width: 48px;
  height: 48px;
  background: var(--equity-blue);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  color: #fff;
}
.school-badge svg { width: 22px; height: 22px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* Seller step numbers — refined */
.seller-step-num {
  width: 36px;
  height: 36px;
  border: 1.5px solid rgba(255,255,255,0.4);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--serif);
  font-size: 15px;
  font-weight: 600;
  color: rgba(255,255,255,0.9);
  flex-shrink: 0;
}

/* Process step numbers */
.process-num {
  font-family: var(--serif);
  font-size: 44px;
  font-weight: 700;
  color: var(--equity-blue);
  line-height: 1;
  margin-bottom: 16px;
  opacity: 0.18;
}

/* Why card icon */
.why-card-icon {
  width: 52px;
  height: 52px;
  border: 1.5px solid var(--equity-blue);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 18px;
  color: var(--equity-blue);
}
.why-card-icon svg { width: 24px; height: 24px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* Contact icon */
.contact-icon {
  width: 40px;
  height: 40px;
  border: 1.5px solid var(--equity-blue);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  color: var(--equity-blue);
}
.contact-icon svg { width: 18px; height: 18px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* Community section icon */
.comm-section-icon {
  width: 52px;
  height: 52px;
  background: var(--blue-pale);
  border: 1.5px solid var(--equity-blue);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0;
  flex-shrink: 0;
  color: var(--equity-blue);
}
.comm-section-icon svg { width: 24px; height: 24px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* No listings icon */
.no-listings-icon {
  width: 80px;
  height: 80px;
  border: 1.5px solid var(--equity-blue);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0 auto 36px;
  color: var(--equity-blue);
}
.no-listings-icon svg { width: 32px; height: 32px; stroke: currentColor; fill: none; stroke-width: 1.5; stroke-linecap: round; stroke-linejoin: round; }

/* ── COMMUNITY TABS — make clearly clickable ────────────────────── */
.city-tab { cursor: pointer; user-select: none; }
.city-tab.active {
  background: var(--blue-pale);
  font-weight: 700;
}
.city-tab svg {
  flex-shrink: 0;
}

/* ── NAV PADDING — tighter on right side ────────────────────────── */
.nav-links li > a {
  padding-left: 14px;
  padding-right: 14px;
}

/* ── DROPDOWN — improve styling ─────────────────────────────────── */
.dropdown {
  border-top: 2px solid var(--equity-blue);
  border-radius: 0 0 4px 4px;
  min-width: 180px;
}
.dropdown a:hover { background: var(--blue-pale); color: var(--equity-blue); }

/* ── FOOTER EQUITY LOGO SVG ─────────────────────────────────────── */
.footer-brand svg text { font-family: Georgia, serif; }