/* ==========================================================================
   Jake Curry Real Estate — styles
   ========================================================================== */
:root {
  --accent: #367588;
  --accent-dark: #2a5d6c;
  --black: #000;
  --charcoal: #212121;
  --white: #fff;
  --text: #212121;
  --muted: #5f5f5f;
  --line: #e2e2e2;

  --font-head: "Montserrat", system-ui, sans-serif;
  --font-body: "Questrial", system-ui, sans-serif;

  --container: 1200px;
  --gutter: clamp(16px, 4vw, 40px);
  --section-y: clamp(64px, 9vw, 120px);

  --ease-out: cubic-bezier(.22, .61, .36, 1);
  --dur: .35s;

  --z-header: 50;
  --z-float: 60;
  --z-menu: 100;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.7;
  color: var(--text);
  background: var(--white);
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; }
button { font: inherit; cursor: pointer; }
svg { flex-shrink: 0; }
section[id], #top { scroll-margin-top: 70px; }

.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}
.skip-link {
  position: absolute; left: 16px; top: -60px; z-index: 999;
  background: var(--white); color: var(--black); padding: 10px 16px;
}
.skip-link:focus { top: 16px; }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
.section-dark :focus-visible, .image-section :focus-visible, .hero :focus-visible, .site-menu :focus-visible { outline-color: var(--white); }

.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 var(--gutter); }
.container.narrow { max-width: 900px; }
.center { text-align: center; }

/* ---------- Type ---------- */
.section-title {
  font-family: var(--font-head);
  font-weight: 400;
  text-transform: uppercase;
  letter-spacing: 2px;
  font-size: clamp(1.6rem, 3.6vw, 2.6rem);
  line-height: 1.2;
  margin: 0 0 .9em;
  text-wrap: balance;
}
.eyebrow { font-family: var(--font-head); font-size: .72rem; font-weight: 500; letter-spacing: .3em; text-transform: uppercase; color: var(--accent); margin: 0 0 12px; }
.section-dark .eyebrow, .image-section .eyebrow, .eyebrow.on-dark, .search-hero .eyebrow { color: #8cc3d3; }
.about-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 14px 22px; margin-top: 12px; }
.about-actions .btn { margin: 0; }
.text-link { color: var(--white); font-size: .95rem; text-decoration: underline; text-decoration-color: rgba(255,255,255,.4); text-underline-offset: 4px; transition: text-decoration-color var(--dur); }
.text-link:hover { text-decoration-color: currentColor; }
.section-title::after { content: ""; display: block; width: 48px; height: 2px; background: var(--accent); margin-top: .5em; }
.section-title.center::after, .center .section-title::after, .section-title.on-dark::after { margin-inline: auto; }
.section-dark .section-title::after, .image-section .section-title::after, .section-title.on-dark::after { background: #8cc3d3; }
.contact-modal .section-title::after { display: none; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 48px; padding: 12px 34px;
  font-family: var(--font-head); font-size: .8rem; font-weight: 500;
  letter-spacing: 2px; text-transform: uppercase; text-decoration: none;
  border: 1px solid transparent; border-radius: 0;
  transition: background-color var(--dur) var(--ease-out), color var(--dur) var(--ease-out), border-color var(--dur) var(--ease-out);
  touch-action: manipulation;
}
.btn-light { background: var(--white); color: var(--accent); border-color: var(--white); }
.btn-light:hover { background: var(--accent); color: var(--white); border-color: var(--accent); }
.btn-accent { background: var(--accent); color: var(--white); }
.btn-accent:hover { background: var(--black); }
.btn-ghost { background: transparent; color: var(--white); border-color: rgba(255,255,255,.7); }
.btn-ghost:hover { background: rgba(255,255,255,.12); }
.btn.full { width: 100%; }
.btn:active { transform: scale(.98); }
.btn[disabled] { opacity: .5; cursor: progress; }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: var(--z-header);
  display: flex; align-items: center; justify-content: space-between;
  padding: 18px var(--gutter);
  color: var(--white);
  transition: background-color var(--dur) var(--ease-out), padding var(--dur) var(--ease-out);
}
.site-header.scrolled { background: rgba(0,0,0,.88); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); box-shadow: 0 1px 0 rgba(255,255,255,.08); padding-block: 10px; }
.brand { display: flex; align-items: center; gap: clamp(12px, 2vw, 24px); text-decoration: none; min-width: 0; }
/* Logo = script artwork + live "REALTOR®" line, sitting where the original tagline was */
.brand-logo { position: relative; display: block; height: var(--logo-h); aspect-ratio: 1086 / 381; transition: height var(--dur) var(--ease-out); }
.brand-logo img { height: 100%; width: 100%; filter: brightness(0) invert(1); }
.logo-tag {
  position: absolute; left: 50%; top: 82%; transform: translateX(-50%);
  font-family: var(--font-head); font-weight: 500; font-size: calc(var(--logo-h) * .125); line-height: 1;
  letter-spacing: .42em; margin-right: -.42em; white-space: nowrap; color: var(--white);
}
.logo-tag sup { font-size: .6em; letter-spacing: 0; vertical-align: .6em; margin-left: .1em; }
.brand-divider { width: 1px; align-self: stretch; margin-block: 6px; background: rgba(255,255,255,.7); }
.brand-kw { height: var(--logo-h); width: auto; filter: brightness(0) invert(1); transition: height var(--dur) var(--ease-out); }
.site-header { --logo-h: clamp(34px, 3.6vw, 50px); }
.site-header.scrolled { --logo-h: clamp(30px, 2.8vw, 40px); }
.site-header::before {
  content: ""; position: absolute; inset: 0 0 -40px 0; z-index: -1; pointer-events: none;
  background: linear-gradient(to bottom, rgba(0,0,0,.55), transparent);
  transition: opacity var(--dur) var(--ease-out);
}
.site-header.scrolled::before, body.solid-header .site-header::before { opacity: 0; }

/* Desktop tabs */
.main-nav { display: none; margin-left: auto; margin-right: 12px; }
.main-nav > ul { list-style: none; display: flex; gap: clamp(4px, 1vw, 14px); margin: 0; padding: 0; }
.main-nav li { position: relative; }
.main-nav a {
  display: inline-flex; align-items: center; gap: 4px; min-height: 44px; padding: 0 10px;
  font-family: var(--font-head); font-size: .72rem; font-weight: 500; letter-spacing: 1.8px; text-transform: uppercase;
  color: var(--white); text-decoration: none; position: relative;
}
.main-nav > ul > li > a::after {
  content: ""; position: absolute; left: 10px; right: 10px; bottom: 8px; height: 1px; background: currentColor;
  transform: scaleX(0); transform-origin: left; transition: transform var(--dur) var(--ease-out);
}
.main-nav > ul > li > a:hover::after, .main-nav > ul > li:focus-within > a::after { transform: scaleX(1); }
.nav-caret { width: 12px; height: 12px; stroke: currentColor; stroke-width: 2; fill: none; }
.main-nav .sub {
  list-style: none; margin: 0; padding: 10px 0; position: absolute; top: 100%; left: 0; min-width: 200px;
  background: rgba(0,0,0,.94); border-top: 2px solid var(--accent);
  opacity: 0; visibility: hidden; transform: translateY(6px);
  transition: opacity .2s var(--ease-out), transform .2s var(--ease-out), visibility .2s;
}
.main-nav .has-sub:hover .sub, .main-nav .has-sub:focus-within .sub { opacity: 1; visibility: visible; transform: none; }
.main-nav .sub a { display: flex; width: 100%; padding: 0 18px; font-size: .7rem; }
.main-nav .sub a:hover { color: #8cc3d3; }
@media (min-width: 1240px) { .main-nav { display: block; } }
.main-nav a { white-space: nowrap; }
@media (min-width: 1240px) and (max-width: 1499px) {
  .main-nav { margin-right: 4px; }
  .main-nav > ul { gap: 0; }
  .main-nav > ul > li > a { padding: 0 8px; font-size: .68rem; letter-spacing: 1.2px; }
  .main-nav > ul > li > a::after { left: 8px; right: 8px; }
}
body.solid-header .site-header { background: rgba(0,0,0,.92); }
.menu-toggle {
  width: 48px; height: 48px; background: none; border: 0; padding: 12px 8px;
  display: flex; flex-direction: column; justify-content: space-between; align-items: flex-end;
}
.menu-toggle span { display: block; height: 1.5px; background: var(--white); width: 32px; transition: width var(--dur) var(--ease-out); }
.menu-toggle span:nth-child(2) { width: 24px; }
.menu-toggle span:nth-child(3) { width: 28px; }
.menu-toggle:hover span { width: 32px; }

/* ---------- Menu overlay ---------- */
.site-menu {
  position: fixed; inset: 0; z-index: var(--z-menu);
  background: rgba(0,0,0,.96); color: var(--white);
  display: flex; flex-direction: column; justify-content: center; align-items: center; gap: 40px;
  padding: 80px var(--gutter);
  opacity: 0; transition: opacity var(--dur) var(--ease-out);
  overflow-y: auto;
}
.site-menu.open { opacity: 1; }
.site-menu[hidden] { display: none; }
.site-menu ul { list-style: none; margin: 0; padding: 0; text-align: center; }
.site-menu li a {
  display: inline-block; padding: 8px 12px;
  font-family: var(--font-head); font-size: clamp(1.3rem, 3.4vw, 2rem); letter-spacing: 3px; text-transform: uppercase; text-decoration: none;
  transition: color var(--dur);
}
.site-menu li a:hover { color: #8cc3d3; }
.menu-contact { display: flex; flex-direction: column; align-items: center; gap: 4px; font-size: .95rem; letter-spacing: 1px; }
.menu-contact a { text-decoration: none; }
.menu-close, .modal-close {
  position: absolute; top: 18px; right: var(--gutter); width: 48px; height: 48px;
  background: none; border: 0; color: inherit; display: grid; place-items: center;
}
.menu-close svg, .modal-close svg { width: 28px; height: 28px; stroke: currentColor; stroke-width: 1.5; fill: none; }

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 100vh; min-height: 100dvh;
  display: grid; place-items: center; overflow: hidden; color: var(--white); text-align: center;
  background: var(--charcoal);
}
.hero-bg { position: absolute; inset: 0; z-index: 0; } /* own stacking layer so slides stay behind the hero text */
.hero-poster, .hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-video { opacity: 0; transition: opacity 1.4s ease-in-out; }
.hero-video.active { opacity: 1; }
.hero-bg::after { z-index: 3; }
.hero-progress { position: absolute; left: var(--gutter); bottom: 36px; display: flex; gap: 8px; z-index: 1; }
.hero-progress span { width: 34px; height: 2px; background: rgba(255,255,255,.35); overflow: hidden; }
.hero-progress span::after { content: ""; display: block; height: 100%; background: var(--white); transform: scaleX(var(--p, 0)); transform-origin: left; transition: transform .25s linear; }
.hero-inner > * { animation: heroIn 1s var(--ease-out) both; }
.hero-inner > :nth-child(2) { animation-delay: .15s; }
.hero-inner > :nth-child(3) { animation-delay: .3s; }
@keyframes heroIn { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }
.hero-bg::after { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,.5); }
.hero-inner { position: relative; width: 100%; padding: 120px var(--gutter) 80px; }
.hero-inner .hero-search { max-width: 760px; margin: 0 auto; }
.hero-title {
  font-family: var(--font-head); font-weight: 400; text-transform: uppercase;
  font-size: clamp(1.2rem, 5.3vw, 5.75rem); letter-spacing: .1em; line-height: 1.05; margin: 0;
  white-space: nowrap; text-shadow: 0 2px 24px rgba(0,0,0,.25);
}
.hero-sub { font-family: var(--font-head); text-transform: uppercase; letter-spacing: .3em; font-size: clamp(.62rem, 1.3vw, 1rem); margin: 14px 0 36px; }
.scroll-cue {
  position: absolute; left: 50%; bottom: 84px; transform: translateX(-50%);
  width: 44px; height: 44px; display: grid; place-items: center; color: var(--white); opacity: .8;
  animation: cue 2.2s ease-in-out infinite;
}
.scroll-cue svg { width: 28px; height: 28px; stroke: currentColor; stroke-width: 1.5; fill: none; }
@keyframes cue { 0%, 100% { transform: translate(-50%, 0); } 50% { transform: translate(-50%, 8px); } }
.hero-search { display: flex; gap: 10px; }
.search-field {
  flex: 1; display: flex; align-items: center; gap: 10px; padding: 0 14px;
  border: 1px solid rgba(255,255,255,.75); background: rgba(0,0,0,.18);
}
.search-field svg { width: 20px; height: 20px; stroke: var(--white); stroke-width: 1.6; fill: none; }
.search-field input {
  flex: 1; min-width: 0; height: 48px; border: 0; background: transparent; color: var(--white);
  font: inherit; font-size: 16px; letter-spacing: .5px;
}
.search-field input::placeholder { color: rgba(255,255,255,.85); }
.search-field input:focus { outline: none; }
.search-field:focus-within { border-color: var(--white); background: rgba(0,0,0,.3); }

/* ---------- About ---------- */
.section-dark { background: var(--charcoal); color: var(--white); }
.about { padding: var(--section-y) 0 calc(var(--section-y) + 120px); }
.about-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(32px, 6vw, 90px); align-items: center; }
.about-copy p { color: rgba(255,255,255,.88); margin: 0 0 1.2em; max-width: 60ch; }
.about-copy .btn { margin-top: 12px; }
.about-photo { position: relative; }
.about-photo::before { content: ""; position: absolute; inset: 22px -22px -22px 22px; border: 1px solid #8cc3d3; opacity: .7; }
.about-photo img { position: relative; width: 100%; aspect-ratio: 4 / 4.6; object-fit: cover; object-position: center 20%; }

/* ---------- Tiles ---------- */
.tiles { margin-top: -140px; position: relative; }
.tiles-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; }
.tile {
  position: relative; display: block; aspect-ratio: 3 / 4; overflow: hidden; text-decoration: none; color: var(--white);
}
.tile img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease-out); }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(0,0,0,.6), rgba(0,0,0,.1) 60%); transition: background-color var(--dur); }
.tile span {
  position: absolute; left: 0; right: 0; bottom: 18%; z-index: 1; text-align: center; padding: 0 12px;
  font-family: var(--font-head); font-size: clamp(1rem, 2.2vw, 1.6rem); letter-spacing: 3px; text-transform: uppercase;
}
.tile:hover img { transform: scale(1.06); }
.tile:hover::after { background-color: rgba(54,117,136,.35); }
.tile::before {
  content: ""; position: absolute; inset: 14px; z-index: 1; border: 1px solid rgba(255,255,255,.7);
  opacity: 0; transform: scale(1.03); transition: opacity var(--dur) var(--ease-out), transform var(--dur) var(--ease-out);
}
.tile:hover::before, .tile:focus-visible::before { opacity: 1; transform: none; }

/* ---------- Market ---------- */
.market { padding: var(--section-y) 0; }
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; text-align: center; margin-top: 20px; }
.stat-num { display: block; font-family: var(--font-head); font-weight: 300; color: var(--accent); font-size: clamp(2.2rem, 5vw, 3.4rem); line-height: 1.1; font-variant-numeric: tabular-nums; }
.stat + .stat { border-left: 1px solid var(--line); }
.stat-label { display: block; margin-top: 8px; font-size: .95rem; color: var(--muted); }

/* ---------- Image sections ---------- */
/* Pinned photo sections: the photo stays fixed to the screen while the section
   scrolls over it (like a window). clip-path confines the fixed layer to its own
   section — unlike background-attachment: fixed, this also works on iPhone/iPad. */
.image-section, .search-hero {
  position: relative; color: var(--white); padding: var(--section-y) 0;
  background: var(--charcoal); isolation: isolate; clip-path: inset(0);
}
.image-section::after, .search-hero::after {
  content: ""; position: fixed; inset: 0; z-index: -2;
  background: var(--bg) var(--bg-pos, center) / cover no-repeat;
}
.image-section::before { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,.55); z-index: -1; }
.stories { --bg: url("../images/stories.jpg"); }
.stories::before { background: linear-gradient(rgba(0,0,0,.42), rgba(0,0,0,.38)); }
.stories .story p { max-width: 62ch; margin-inline: auto; }
.stories .arrow { border-color: rgba(255,255,255,.45); }
.stories .arrow:hover { background: rgba(255,255,255,.12); border-color: var(--white); }
.valuation { --bg: url("../images/valuation.jpg?v=5"); --bg-pos: center 55%; }
.valuation::before { background: linear-gradient(rgba(0,0,0,.5), rgba(0,0,0,.35) 60%, rgba(0,0,0,.5)); }
.cta { --bg: url("../images/cta-skyline.jpg?v=3"); --bg-pos: center 45%; padding: calc(var(--section-y) + 60px) 0; }
.cta p { max-width: 70ch; margin: 0 auto 32px; }

/* ---------- Stories ---------- */
.quote-mark { width: 40px; margin: 0 auto 20px; fill: rgba(255,255,255,.85); }
.story-track { position: relative; min-height: 190px; }
.story { position: absolute; inset: 0; opacity: 0; visibility: hidden; transition: opacity .6s var(--ease-out), visibility .6s; }
.story.active { opacity: 1; visibility: visible; position: relative; }
.story p { font-size: clamp(1.05rem, 1.6vw, 1.3rem); line-height: 1.65; margin: 0 0 22px; }
.story cite { font-style: italic; font-family: var(--font-head); letter-spacing: 2px; text-transform: uppercase; }
.story-place { display: block; font-size: .8rem; letter-spacing: 1px; opacity: .8; margin-top: 4px; }
.slider-nav { display: flex; gap: 16px; justify-content: center; align-items: center; margin-top: 24px; }
.story-count { font-family: var(--font-head); font-size: .8rem; letter-spacing: 2px; min-width: 4.5em; text-align: center; font-variant-numeric: tabular-nums; opacity: .85; }
.arrow {
  width: 48px; height: 48px; display: grid; place-items: center;
  background: none; border: 1px solid transparent; color: var(--white); border-radius: 50%;
  transition: border-color var(--dur), background-color var(--dur);
}
.arrow svg { width: 22px; height: 22px; stroke: currentColor; stroke-width: 1.6; fill: none; }
.arrow:hover { border-color: currentColor; }
.slider-nav.dark .arrow, .slider-nav.accent .arrow { color: var(--accent); }

/* ---------- Showcase ---------- */
.showcase { padding: var(--section-y) 0; }
.listing-track, .area-track {
  display: grid; grid-auto-flow: column; overflow-x: auto; scroll-snap-type: x mandatory;
  scrollbar-width: none; overscroll-behavior-x: contain;
}
.listing-track::-webkit-scrollbar, .area-track::-webkit-scrollbar { display: none; }
.listing-track { grid-auto-columns: min(78vw, 900px); gap: 16px; padding: 0 calc((100vw - min(78vw, 900px)) / 2); scroll-padding: 0 calc((100vw - min(78vw, 900px)) / 2); }
.listing { display: block; color: inherit; text-decoration: none; position: relative; scroll-snap-align: center; aspect-ratio: 16 / 10; overflow: hidden; background: #ddd; }
.listing img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease-out); }
.listing:hover img { transform: scale(1.04); }
.listing .badge {
  position: absolute; top: 16px; right: 16px; background: var(--accent); color: var(--white);
  font-family: var(--font-head); font-size: .7rem; letter-spacing: 1.5px; text-transform: uppercase; padding: 6px 12px;
}
.listing .badge.pending { background: var(--charcoal); }
.listing-info {
  position: absolute; left: 16px; bottom: 16px; max-width: calc(100% - 32px);
  background: rgba(33,33,33,.92); color: var(--white); padding: 16px 22px;
}
.listing-info h3 { font-family: var(--font-head); font-weight: 400; letter-spacing: 2px; text-transform: uppercase; font-size: clamp(.95rem, 2vw, 1.35rem); margin: 0 0 2px; line-height: 1.3; }
.listing-info .meta { font-size: .85rem; opacity: .85; }
.listing-info .courtesy { font-size: .72rem; opacity: .75; margin-top: 6px; letter-spacing: .3px; }
.listing-info .price { font-size: 1rem; margin-top: 4px; font-variant-numeric: tabular-nums; }
.carousel-controls { display: flex; justify-content: space-between; align-items: center; gap: 16px; margin-top: 28px; }
.carousel-controls .slider-nav { margin: 0; }

/* ---------- Valuation ---------- */
.steps { list-style: none; display: flex; justify-content: center; gap: 48px; padding: 0; margin: 0 0 32px; position: relative; }
.steps li {
  width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(255,255,255,.3); color: var(--white); font-family: var(--font-head); font-size: .9rem;
  transition: background-color var(--dur), color var(--dur);
}
.steps li.active { background: var(--white); color: var(--black); }
.val-form { max-width: 820px; margin: 0 auto; padding: 30px 34px 34px; background: rgba(15,15,15,.45); border: 1px solid rgba(255,255,255,.16); -webkit-backdrop-filter: blur(8px); backdrop-filter: blur(8px); }
@media (max-width: 640px) { .val-form { padding: 22px 18px 24px; } }
.val-step { border: 0; margin: 0; padding: 0; display: none; }
.val-step.active { display: block; animation: fadeUp .45s var(--ease-out); }
.val-step[data-step="1"].active { display: flex; align-items: flex-end; gap: 24px; flex-wrap: wrap; }
.val-step[data-step="1"] .line-field { flex: 1 1 320px; }
.val-step[data-step="1"] .field-error { order: 3; flex-basis: 100%; }
.val-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.val-actions { display: flex; justify-content: center; gap: 16px; margin-top: 28px; flex-wrap: wrap; }
.line-field { display: flex; flex-direction: column; }
.line-field label { font-family: var(--font-head); text-transform: uppercase; letter-spacing: 1.5px; font-size: .8rem; }
.line-field input {
  height: 48px; border: 0; border-bottom: 1px solid rgba(255,255,255,.8); background: transparent; color: var(--white);
  font: inherit; font-size: 16px;
}
.line-field input:focus { outline: none; border-bottom: 2px solid var(--white); }
.line-field input[aria-invalid="true"] { border-bottom-color: #ffb4a8; }
.field-error { color: #ffc9c0; font-size: .9rem; margin: 8px 0 0; min-height: 1.2em; }
.val-done { text-align: center; font-size: 1.15rem; animation: fadeUp .45s var(--ease-out); }
@keyframes fadeUp { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

/* ---------- Newsletter ---------- */
.newsletter { padding: var(--section-y) 0 40px; }
.newsletter p { color: rgba(255,255,255,.88); max-width: 70ch; margin: 0 auto 28px; }
.news-logo { --logo-h: clamp(70px, 12vw, 96px); margin: 0 auto 28px; }
.mark { width: 88px; height: 88px; margin: 0 auto 28px; display: grid; place-items: center; background: var(--white); color: var(--accent); font-family: var(--font-head); font-size: 1.8rem; letter-spacing: 2px; border-radius: 50% 0 50% 50%; }
.subscribe { display: flex; gap: 10px; max-width: 540px; margin: 0 auto; }
.subscribe input {
  flex: 1 1 auto; min-width: 0; height: 48px; padding: 0 16px; border: 1px solid rgba(255,255,255,.7); background: transparent; color: var(--white); font: inherit; font-size: 16px;
}
.subscribe input::placeholder { color: rgba(255,255,255,.75); }
.form-status { min-height: 1.4em; margin-top: 14px !important; font-size: .95rem; }

/* ---------- Areas ---------- */
.areas { position: relative; padding: 20px 0 var(--section-y); }
.areas-band { position: absolute; inset: 0 0 auto 0; height: 340px; background: var(--charcoal); z-index: -1; }
.section-title.on-dark { color: var(--white); }
.area-track { grid-auto-columns: calc((100% - 24px) / 2); gap: 24px; }
.area { scroll-snap-align: start; text-decoration: none; }
.area .img { aspect-ratio: 4 / 3; overflow: hidden; background: #ddd; }
.area img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease-out); }
.area:hover img { transform: scale(1.05); }
.area h3 { display: flex; align-items: center; gap: 10px; font-family: var(--font-head); font-weight: 400; text-transform: uppercase; letter-spacing: 2px; font-size: 1rem; margin: 18px 0 0; color: var(--text); }
.area h3 svg { width: 18px; height: 18px; stroke: var(--accent); stroke-width: 1.6; fill: none; transition: transform var(--dur) var(--ease-out); }
.area:hover h3 svg, .area:focus-visible h3 svg { transform: translateX(6px); }

/* ---------- Search page ---------- */
.search-hero {
  padding: calc(var(--section-y) + 90px) 0 var(--section-y);
  --bg: url("../images/hero-3.jpg");
}
.search-hero::before { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,.6); z-index: -1; }
.search-hero .section-title { font-size: clamp(2rem, 5vw, 3.2rem); margin-bottom: .3em; }
.search-hero-sub { margin: 0 auto 28px; max-width: 60ch; }
.search-hero .hero-search { max-width: 760px; margin: 0 auto; }
.search-results { padding: var(--section-y) 0; }
.idx-pending > p { max-width: 62ch; margin: 0 auto 32px; color: var(--muted); }
.search-options { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-bottom: 32px; }
.search-option { position: relative; display: block; aspect-ratio: 4 / 3; overflow: hidden; color: var(--white); text-decoration: none; background: var(--charcoal); }
.search-option img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease-out); }
.search-option::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(0,0,0,.7), rgba(0,0,0,.05) 60%); }
.search-option:hover img { transform: scale(1.05); }
.search-option .badge { position: absolute; top: 14px; right: 14px; z-index: 1; background: var(--accent); font-family: var(--font-head); font-size: .7rem; letter-spacing: 1.5px; text-transform: uppercase; padding: 6px 12px; }
.search-option-title { position: absolute; left: 20px; right: 20px; bottom: 18px; z-index: 1; font-family: var(--font-head); letter-spacing: 2px; text-transform: uppercase; font-size: 1.1rem; }
.fine-dark { color: var(--muted); font-size: .95rem; }
.fine-dark a { color: var(--accent); }
@media (max-width: 900px) { .search-options { grid-template-columns: 1fr; } .search-option { aspect-ratio: 16 / 9; } }

/* ---------- Footer ---------- */
/* Footer: dark, four columns on desktop, stacked on phones */
.site-footer { background: #141414; color: rgba(255,255,255,.78); padding: 72px 0 0; font-size: .92rem; line-height: 1.7; }
.site-footer a { color: inherit; text-decoration: none; transition: color var(--dur); }
.site-footer a:hover { color: #8cc3d3; }
.footer-grid { display: grid; grid-template-columns: 1.5fr 1fr .9fr 1.1fr; gap: 48px; }
.footer-logos { display: inline-flex; align-items: center; gap: 16px; --logo-h: 44px; margin-bottom: 20px; }
.footer-logos .brand-logo img, .footer-logos .brand-kw { filter: brightness(0) invert(1); }
.footer-logos .brand-divider { align-self: stretch; width: 1px; background: rgba(255,255,255,.35); margin-block: 4px; }
.footer-blurb { max-width: 34ch; margin: 0 0 22px; color: rgba(255,255,255,.65); }
.footer-heading { font-family: var(--font-head); font-size: .75rem; font-weight: 500; letter-spacing: .25em; text-transform: uppercase; color: var(--white); margin: 6px 0 18px; }
.footer-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.site-footer .fine { font-size: .8rem; color: rgba(255,255,255,.5); }
.compliance-logos { height: 40px; width: auto; margin-top: 18px; filter: invert(1); opacity: .75; }
.footer-bottom { margin-top: 56px; padding-top: 24px; padding-bottom: 28px; border-top: 1px solid rgba(255,255,255,.1); display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px 24px; font-size: .78rem; color: rgba(255,255,255,.5); }
.footer-bottom p { margin: 0; }
.credits:empty { display: none; }
.social { list-style: none; display: flex; gap: 10px; padding: 0; margin: 0; }
.social:empty { display: none; }
.social a { width: 40px; height: 40px; border-radius: 50%; border: 1px solid rgba(255,255,255,.25); color: var(--white); display: grid; place-items: center; transition: background-color var(--dur), border-color var(--dur); }
.social a:hover { background: var(--accent); border-color: var(--accent); color: var(--white); }
.social svg { width: 17px; height: 17px; fill: currentColor; }
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px 32px; } .footer-brand { grid-column: 1 / -1; } }
@media (max-width: 560px) { .footer-grid { grid-template-columns: 1fr; } .footer-bottom { flex-direction: column; } }

/* ---------- Floating contact + modal ---------- */
.float-contact {
  position: fixed; right: 20px; bottom: 20px; z-index: var(--z-float);
  display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 10px 22px;
  background: var(--accent); color: var(--white); border: 0; border-radius: 999px;
  font-family: var(--font-head); font-size: .72rem; letter-spacing: 1.5px; text-transform: uppercase;
  box-shadow: 0 8px 28px rgba(0,0,0,.28);
  transition: background-color var(--dur), opacity var(--dur), transform var(--dur) var(--ease-out);
}
.float-contact svg { width: 14px; height: 14px; stroke: currentColor; stroke-width: 2; fill: none; }
.float-contact:hover { background: var(--black); }
.float-contact.hide { opacity: 0; transform: translateY(12px); pointer-events: none; }

.contact-modal {
  width: min(560px, calc(100vw - 32px)); max-height: calc(100dvh - 32px); border: 0; padding: 48px clamp(20px, 5vw, 44px) 36px;
  color: var(--text); background: var(--white);
}
.contact-modal::backdrop { background: rgba(0,0,0,.7); }
.contact-modal[open] { animation: fadeUp .35s var(--ease-out); }
.contact-modal .section-title { font-size: 1.6rem; }
.contact-modal .form-status { text-align: center; color: var(--accent); }
.contact-modal .field-error { color: #b3261e; }
.box-field { display: flex; flex-direction: column; margin-bottom: 16px; }
.box-field label { font-family: var(--font-head); text-transform: uppercase; letter-spacing: 1.5px; font-size: .75rem; margin-bottom: 6px; }
.box-field input, .box-field select, .box-field textarea {
  font: inherit; font-size: 16px; padding: 12px 14px; min-height: 48px; border: 1px solid #b5b5b5; background: var(--white); color: var(--text); border-radius: 0;
}
.box-field input:focus, .box-field select:focus, .box-field textarea:focus { outline: 2px solid var(--accent); outline-offset: 0; border-color: var(--accent); }
.box-field [aria-invalid="true"] { border-color: #b3261e; }

/* ---------- Reveal on scroll ---------- */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .8s var(--ease-out), transform .8s var(--ease-out); }
.reveal.in { opacity: 1; transform: none; }
/* stagger sibling reveals so rows cascade in */
.tiles-grid .reveal:nth-child(2), .stats .reveal:nth-child(2) { transition-delay: .12s; }
.tiles-grid .reveal:nth-child(3), .stats .reveal:nth-child(3) { transition-delay: .24s; }
/* headshot wipes in from the bottom */
.about-photo.reveal { transform: none; }
.about-photo.reveal img { clip-path: inset(100% 0 0 0); transition: clip-path 1.1s cubic-bezier(.65,0,.35,1) .1s; }
.about-photo.reveal.in img { clip-path: inset(0); }
.about-photo.reveal::before { opacity: 0; transition: opacity .8s var(--ease-out) .8s; }
.about-photo.reveal.in::before { opacity: .7; }
.no-js .reveal { opacity: 1; transform: none; }

/* ---------- Responsive ---------- */
@media (max-width: 900px) {
  .about-grid { grid-template-columns: 1fr; }
  .about-photo { max-width: 520px; margin-right: 22px; }
  .tiles-grid { grid-template-columns: 1fr; }
  .tile { aspect-ratio: 16 / 9; }
  .tiles { margin-top: -110px; }
  .about { padding-bottom: calc(var(--section-y) + 80px); }
}
@media (max-width: 640px) {
  .site-header { --logo-h: 32px; }
  .site-header.scrolled { --logo-h: 28px; }
  .stat + .stat { border-left: 0; border-top: 1px solid var(--line); padding-top: 36px; }
  .scroll-cue { display: none; }
  .about-photo::before { inset: 14px -14px -14px 14px; }
  .hero-progress { bottom: 88px; left: 50%; transform: translateX(-50%); }
  .hero-sub { letter-spacing: .14em; }
  .site-header { padding-inline: 16px; }
  .brand { gap: 12px; }
  .hero-search, .subscribe { flex-direction: column; }
  .stats { grid-template-columns: 1fr; gap: 36px; }
  .listing-track { grid-auto-columns: 88vw; padding: 0 6vw; scroll-padding: 0 6vw; gap: 10px; }
  .listing { aspect-ratio: 4 / 5; }
  .area-track { grid-auto-columns: 85%; gap: 16px; }
  .val-row { grid-template-columns: 1fr; gap: 12px; }
  .val-step[data-step="1"].active { flex-direction: column; align-items: stretch; }
  .val-step[data-step="1"] .line-field { flex-basis: auto; }
  .steps { gap: 32px; }
  .story-track { min-height: 260px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
  .about-photo.reveal img { clip-path: none; }
  .about-photo.reveal::before { opacity: .7; }
  .hero-progress { display: none; }
}

/* ---------- Lead capture: corner pop-up, listing inquiry, consent ---------- */
.lead-pop {
  position: fixed; right: 20px; bottom: 20px; z-index: calc(var(--z-float) + 1);
  width: min(330px, calc(100vw - 32px)); padding: 26px 24px 20px;
  background: var(--white); color: var(--text); border-top: 3px solid var(--accent);
  box-shadow: 0 18px 50px rgba(0,0,0,.28);
  opacity: 0; transform: translateY(24px); transition: opacity .35s var(--ease-out), transform .35s var(--ease-out);
}
.lead-pop.open { opacity: 1; transform: none; }
.lead-pop[hidden] { display: none; }
.lead-pop h2 { font-family: var(--font-head); font-weight: 500; font-size: 1.12rem; line-height: 1.3; margin: 0 0 8px; padding-right: 24px; }
.lead-pop .eyebrow { margin-bottom: 8px; }
.lead-pop-sub { font-size: .9rem; color: var(--muted); margin: 0 0 14px; line-height: 1.55; }
.lead-pop form { display: grid; gap: 8px; }
.lead-row { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; }
.lead-pop input, .lead-pop select {
  width: 100%; min-height: 44px; padding: 10px 12px; font: inherit; font-size: 16px;
  border: 1px solid #c9c9c9; border-radius: 0; background: var(--white); color: var(--text);
}
.lead-pop input:focus, .lead-pop select:focus { outline: 2px solid var(--accent); outline-offset: 0; border-color: var(--accent); }
.lead-pop [aria-invalid="true"] { border-color: #b3261e; }
.lead-pop { padding: 16px 18px 16px; }
body.pop-open .float-contact { opacity: 0; pointer-events: none; }
.lead-pop-head { display: flex; align-items: center; gap: 12px; margin: 0 0 12px; padding-right: 28px; }
.lead-pop-head h2 { margin: 0; padding: 0; font-size: 1rem; }
.lead-pop-role { margin: 2px 0 0; font-size: .74rem; letter-spacing: .4px; color: var(--muted); }
.lead-pop-avatar { position: relative; flex: none; width: 46px; height: 46px; }
.lead-pop-avatar img { width: 46px; height: 46px; border-radius: 50%; object-fit: cover; display: block; box-shadow: 0 0 0 2px var(--white), 0 0 0 4px var(--accent); }
.lead-pop-avatar i { position: absolute; right: 0; bottom: 1px; width: 11px; height: 11px; border-radius: 50%; background: #2fbf71; border: 2px solid var(--white); }
.lead-pop-bubble { position: relative; background: #eef5f7; border-radius: 4px 16px 16px 16px; padding: 11px 13px; margin: 0 0 12px; }
.lead-pop-bubble p { margin: 0; font-size: .86rem; line-height: 1.55; color: var(--text); }
.lead-pop-bubble a { color: var(--accent); font-weight: 600; }
.lead-pop-or { text-align: center; font-size: .82rem; color: var(--muted); margin: 10px 0 0; }
.lead-pop-or a { color: var(--accent); font-weight: 600; }
.lead-pop-actions[hidden], .lead-pop form[hidden], .lead-done[hidden] { display: none; }
@media (prefers-reduced-motion: no-preference) {
  .lead-pop.open .lead-pop-bubble { animation: bubble-in .45s .15s var(--ease-out) both; }
  @keyframes bubble-in { from { opacity: 0; transform: translateY(6px) scale(.97); } to { opacity: 1; transform: none; } }
}
.lead-pop-close { position: absolute; top: 8px; right: 8px; width: 40px; height: 40px; display: grid; place-items: center; background: none; border: 0; color: var(--muted); }
.lead-pop-close svg { width: 18px; height: 18px; stroke: currentColor; stroke-width: 1.8; fill: none; }
.lead-pop-close:hover { color: var(--text); }
.lead-err { color: #b3261e; font-size: .85rem; margin: 0; min-height: 0; }
.lead-err:empty { display: none; }
.lead-consent { font-size: .68rem; line-height: 1.5; color: var(--muted); margin: 8px 0 0; }
.lead-consent a { color: inherit; }
.lead-consent.on-dark { color: rgba(255,255,255,.65); text-align: center; margin-top: 14px; }
.quick-contact { text-align: center; font-size: .88rem; color: var(--muted); margin: 12px 0 0; }
.quick-contact a { color: var(--accent); font-weight: 600; }
.listing-modal { padding-top: 0; overflow: hidden; }
.listing-modal .lm-photo { display: block; width: calc(100% + 2 * clamp(20px, 5vw, 44px)); margin: 0 calc(-1 * clamp(20px, 5vw, 44px)) 22px; aspect-ratio: 16 / 7; object-fit: cover; background: #ddd; }
.listing-modal .section-title { font-size: 1.35rem; margin-bottom: .4em; }
.listing-modal .section-title::after { display: none; }
.listing-modal .modal-close { color: var(--white); background: rgba(0,0,0,.45); border-radius: 50%; top: 12px; right: 12px; width: 40px; height: 40px; }
.lm-sub { color: var(--muted); margin: 0 0 18px; font-size: .95rem; }
.lm-skip { display: block; text-align: center; margin-top: 14px; font-size: .88rem; color: var(--muted); }
.lm-skip:hover { color: var(--accent); }
.footer-legal a { text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 640px) {
  .lead-pop { left: 0; right: 0; bottom: 0; width: 100%; padding: 18px 16px 12px; max-height: 60dvh; overflow-y: auto; }
  .lead-pop h2 { font-size: 1rem; margin-bottom: 10px; }
  .lead-pop .eyebrow { margin-bottom: 6px; }
  .lead-pop-sub, .lead-pop .lead-row:has(select) { display: none; }   /* phones: just name, phone, email */
  .lead-pop .lead-done .lead-pop-sub { display: block; }
  .lead-pop input, .lead-pop select { min-height: 44px; padding: 8px 12px; }
}
.legal { padding: var(--section-y) 0; }
.legal h2 { font-family: var(--font-head); font-weight: 500; font-size: 1.05rem; letter-spacing: .08em; text-transform: uppercase; margin: 2em 0 .6em; }
.legal p, .legal li { color: #3d3d3d; max-width: 70ch; }
.legal a { color: var(--accent); }

/* ---------- Standalone pages (About, Featured, Home Value, etc.) ---------- */
.page-hero { padding: calc(var(--section-y) + 70px) 0 calc(var(--section-y) - 10px); }
.page-hero .search-hero-sub { margin-bottom: 0; }
.page-hero::before { background: rgba(0,0,0,.5); }
.main-nav > ul > li > a[aria-current="page"]::after { transform: scaleX(1); }
.site-menu a[aria-current="page"] { color: #8cc3d3; }
.page-grid .listing-track, .page-grid .area-track {
  grid-auto-flow: row; overflow: visible; scroll-snap-type: none;
  grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr));
}
.page-grid .listing-track { gap: 20px; padding: 0 var(--gutter); max-width: 1320px; margin: 0 auto; }
.page-grid .listing { aspect-ratio: 4 / 5; }
.page-grid .area-track { gap: 24px; }
.page-grid .slider-nav { display: none; }
.page-grid .carousel-controls { justify-content: center; }
.page-grid.areas .carousel-controls { display: none; }
.contact-page { padding: var(--section-y) 0; }
.contact-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); gap: clamp(32px, 5vw, 72px); align-items: start; }
.contact-form-wrap .form-status { color: var(--accent); }
.contact-form-wrap .field-error { color: #b3261e; }
.contact-card { background: var(--charcoal); color: var(--white); position: sticky; top: 110px; }
.contact-card-photo { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; object-position: center 18%; display: block; }
.contact-card-body { padding: 26px 26px 30px; }
.contact-card h2 { font-family: var(--font-head); font-weight: 500; font-size: 1.4rem; margin: 0; }
.contact-card-role { margin: 4px 0 18px; font-size: .82rem; color: rgba(255,255,255,.7); }
.contact-card ul { list-style: none; padding: 0; margin: 0 0 22px; display: grid; gap: 14px; }
.contact-card li span { display: block; font-family: var(--font-head); font-size: .68rem; letter-spacing: 1.6px; text-transform: uppercase; color: #8cc3d3; margin-bottom: 2px; }
.contact-card li a { color: var(--white); text-decoration: none; line-height: 1.5; }
.contact-card li a:hover { text-decoration: underline; }
.contact-card-actions { display: flex; flex-wrap: wrap; gap: 10px; }
.contact-card-actions .btn { margin: 0; }
@media (max-width: 860px) {
  .contact-grid { grid-template-columns: 1fr; }
  .contact-card { position: static; }
}

/* Pages whose first section is the page header (Home Value, Communities) */
.page-top-sub { max-width: 56ch; margin: -6px auto 30px; font-size: 1.02rem; }
.valuation.page-top { padding-top: calc(var(--section-y) + 90px); min-height: 100vh; min-height: 100svh; display: flex; align-items: center; }
.valuation.page-top > .container { width: 100%; }
.valuation.page-top .section-title { font-size: clamp(2rem, 5vw, 3.2rem); }
.areas.page-grid { padding-top: calc(110px + 40px); }
.areas.page-grid .areas-band { height: 470px; }
.areas.page-grid .section-title { font-size: clamp(2rem, 5vw, 3.2rem); }
.page-top-sub.on-dark { color: rgba(255,255,255,.8); }

/* Market stats: county tabs + source note */
@media (min-width: 901px) { .stats { grid-template-columns: repeat(var(--cols, 3), 1fr); } }
.market-tabs { display: flex; flex-wrap: wrap; justify-content: center; gap: 8px; margin: 4px 0 26px; }
.market-tabs button {
  min-height: 44px; padding: 8px 18px; background: transparent; color: var(--text);
  border: 1px solid var(--line); border-radius: 999px; cursor: pointer;
  font-family: var(--font-head); font-size: .72rem; letter-spacing: 1.4px; text-transform: uppercase;
  transition: background-color var(--dur), color var(--dur), border-color var(--dur);
}
.market-tabs button:hover { border-color: var(--accent); color: var(--accent); }
.market-tabs button[aria-selected="true"] { background: var(--accent); border-color: var(--accent); color: var(--white); }
.market-note { text-align: center; font-size: .78rem; color: var(--muted); margin: 30px 0 0; }
@media (min-width: 641px) and (max-width: 900px) {
  .stats[style*="--cols: 4"] { grid-template-columns: repeat(2, 1fr); row-gap: 40px; }
  .stats[style*="--cols: 4"] .stat:nth-child(3) { border-left: 0; }
}

/* Home Value page: light version of the valuation form */
.val-light { padding: var(--section-y) 0; background: var(--white); color: var(--text); }
.val-light .steps li { background: #e7eef0; color: var(--text); }
.val-light .steps li.active { background: var(--accent); color: var(--white); }
.val-light .val-form { background: #f6f9fa; border: 1px solid var(--line); -webkit-backdrop-filter: none; backdrop-filter: none; }
.val-light .line-field label { color: var(--text); }
.val-light .line-field input { color: var(--text); border-bottom-color: #9aa7ab; }
.val-light .line-field input:focus { border-bottom: 2px solid var(--accent); }
.val-light .line-field input[aria-invalid="true"] { border-bottom-color: #b3261e; }
.val-light .field-error { color: #b3261e; }
.val-light .btn-ghost { color: var(--text); border-color: #9aa7ab; }
.val-light .btn-ghost:hover { background: #eef3f4; }
.val-light .lead-consent { text-align: center; margin-top: 14px; }
/* Communities page: photo behind the dark header band */
.areas.page-grid .areas-band {
  background: linear-gradient(rgba(18,18,18,.72), rgba(18,18,18,.86)), url("../images/banner-communities.jpg") center 60% / cover no-repeat, var(--charcoal);
}

/* ---------- Get Pre-Approved page ---------- */
.hero-cta { display: inline-flex; align-items: center; gap: 8px; margin-top: 22px; color: var(--white); text-decoration: none;
  font-family: var(--font-head); font-size: .78rem; letter-spacing: 2px; text-transform: uppercase;
  padding: 12px 22px; border: 1px solid rgba(255,255,255,.75); background: rgba(0,0,0,.18); transition: background-color var(--dur), border-color var(--dur); }
.hero-cta svg { width: 16px; height: 16px; stroke: currentColor; stroke-width: 1.8; fill: none; }
.hero-cta:hover { background: var(--accent); border-color: var(--accent); }
.lenders-page { padding: var(--section-y) 0 calc(var(--section-y) - 20px); }
.lenders-intro { max-width: 62ch; margin: 0 auto 40px; color: var(--muted); }
.lender-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 280px), 1fr)); gap: 24px; max-width: 1100px; margin: 0 auto; }
.lender { text-align: center; padding: 34px 24px 28px; border: 1px solid var(--line); background: var(--white); transition: box-shadow var(--dur), transform var(--dur) var(--ease-out); }
.lender:hover { box-shadow: 0 14px 38px rgba(0,0,0,.1); transform: translateY(-3px); }
.lender img { width: 132px; height: 132px; border-radius: 50%; object-fit: cover; margin: 0 auto 18px; display: block; box-shadow: 0 0 0 3px var(--white), 0 0 0 5px var(--accent); }
.lender h3 { font-family: var(--font-head); font-weight: 500; font-size: 1.2rem; letter-spacing: 1px; margin: 0; }
.lender-co { color: var(--accent); font-family: var(--font-head); text-transform: uppercase; letter-spacing: 1.5px; font-size: .74rem; margin: 6px 0 2px; }
.lender-nmls { color: var(--muted); font-size: .8rem; margin: 0 0 14px; }
.lender-contact { font-size: .92rem; line-height: 1.7; margin: 0 0 18px; }
.lender-contact a { color: var(--text); text-decoration: none; }
.lender-contact a:hover { color: var(--accent); text-decoration: underline; }
.lender-actions { display: flex; justify-content: center; gap: 10px; }
.lender-actions .btn { margin: 0; min-width: 104px; }
.btn-outline { background: transparent; color: var(--accent); border: 1px solid var(--accent); }
.btn-outline:hover { background: var(--accent); color: var(--white); }
.lender-disclaimer { max-width: 70ch; margin: 30px auto 0; text-align: center; font-size: .78rem; color: var(--muted); }
.preapproval-help { background: #f4f7f8; padding: var(--section-y) 0; }
.preapproval-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 80px); align-items: start; }
.doc-list { list-style: none; padding: 0; margin: 8px 0 20px; display: grid; gap: 12px; }
.doc-list li { display: flex; justify-content: space-between; gap: 16px; padding: 16px 20px; background: var(--white); border-left: 3px solid var(--accent); }
.doc-list span { color: var(--muted); }
.doc-note { color: var(--muted); font-size: .92rem; }
.preapproval-form-wrap { background: var(--white); padding: 30px 30px 26px; border: 1px solid var(--line); }
.preapproval-form-wrap .form-status { color: var(--accent); text-align: center; }
.preapproval-form-wrap .field-error { color: #b3261e; }
@media (max-width: 860px) { .preapproval-grid { grid-template-columns: 1fr; } }
.lender-web { display: inline-flex; align-items: center; gap: 6px; margin-top: 16px; color: var(--accent); font-family: var(--font-head); font-size: .72rem; letter-spacing: 1.5px; text-transform: uppercase; text-decoration: none; }
.lender-web svg { width: 13px; height: 13px; stroke: currentColor; stroke-width: 2; fill: none; }
.lender-web:hover { text-decoration: underline; text-underline-offset: 4px; }

/* ---------- Buyer guide pages ---------- */
.guide { padding: var(--section-y) 0; }
.guide-intro { max-width: 68ch; margin: 0 auto 40px; font-size: 1.04rem; line-height: 1.75; color: var(--text); }
.guide-intro.center { text-align: center; }
.info-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr)); gap: 20px; }
.info-card { background: var(--white); border: 1px solid var(--line); border-top: 3px solid var(--accent); padding: 24px 24px 20px; }
.info-card h3 { font-family: var(--font-head); font-weight: 500; font-size: 1.05rem; letter-spacing: .5px; margin: 0 0 10px; }
.info-card p, .info-card li { font-size: .94rem; line-height: 1.65; color: var(--text); }
.info-card p { margin: 0 0 8px; }
.info-card ul { margin: 0; padding-left: 18px; }
.info-card a, .phase a, .faq a { color: var(--accent); font-weight: 600; }
.guide-cta { margin: 48px auto 0; max-width: 820px; text-align: center; background: var(--charcoal); color: var(--white); padding: 40px 32px; }
.guide-cta h3 { font-family: var(--font-head); font-weight: 400; font-size: 1.5rem; letter-spacing: 1px; margin: 0 0 10px; }
.guide-cta p { color: rgba(255,255,255,.82); max-width: 56ch; margin: 0 auto 22px; }
.guide-cta-actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 12px; }
.guide-cta-actions .btn { margin: 0; }
.guide-cta .btn-outline { color: var(--white); border-color: rgba(255,255,255,.7); }
.guide-cta .btn-outline:hover { background: var(--white); color: var(--black); }
.guide-disclaimer { max-width: 75ch; margin: 36px auto 0; text-align: center; font-size: .78rem; color: var(--muted); line-height: 1.6; }
.phase-chips { display: flex; flex-wrap: wrap; justify-content: center; gap: 8px; margin: 0 0 44px; }
.phase-chips a { padding: 9px 16px; border: 1px solid var(--line); border-radius: 999px; color: var(--text); text-decoration: none; font-family: var(--font-head); font-size: .72rem; letter-spacing: 1.2px; text-transform: uppercase; }
.phase-chips a:hover { border-color: var(--accent); color: var(--accent); }
.phases { position: relative; max-width: 940px; margin: 0 auto; display: grid; gap: 22px; }
.phases::before { content: ""; position: absolute; left: 44px; top: 20px; bottom: 20px; width: 2px; background: #d7e4e8; }
.phase { position: relative; display: grid; grid-template-columns: 90px minmax(0, 1fr); gap: 26px; scroll-margin-top: 110px; }
.phase-num { position: relative; z-index: 1; width: 90px; height: 90px; border-radius: 50%; background: var(--accent); color: var(--white); display: grid; place-content: center; text-align: center; font-family: var(--font-head); font-size: 2rem; line-height: 1; box-shadow: 0 0 0 6px var(--white); }
.phase-num span { display: block; font-size: .58rem; letter-spacing: 2px; text-transform: uppercase; margin-bottom: 4px; opacity: .85; }
.phase-body { background: var(--white); border: 1px solid var(--line); padding: 26px 28px 20px; }
.phase-body h3 { font-family: var(--font-head); font-weight: 500; font-size: 1.35rem; letter-spacing: 1px; text-transform: uppercase; margin: 0 0 4px; }
.phase-lead { color: var(--accent); margin: 0 0 14px; font-weight: 500; }
.phase-body h4 { font-family: var(--font-head); font-weight: 500; font-size: .82rem; letter-spacing: 1.6px; text-transform: uppercase; margin: 20px 0 8px; color: var(--text); }
.phase-body p, .phase-body li { font-size: .95rem; line-height: 1.65; }
.phase-body ul { margin: 0 0 6px; padding-left: 18px; display: grid; gap: 4px; }
.phase-body .warn { background: #fff4f1; border-left: 3px solid #b3261e; padding: 12px 14px; margin-top: 16px; }
@media (max-width: 640px) {
  .phases::before { left: 26px; }
  .phase { grid-template-columns: 1fr; gap: 0; }
  .phase-num { width: 54px; height: 54px; font-size: 1.3rem; margin-bottom: -27px; margin-left: 0; }
  .phase-num span { font-size: .45rem; letter-spacing: 1px; }
  .phase-body { padding: 36px 18px 16px; }
}
.faq-title { margin-top: 56px; }
.faq { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; padding: 18px 36px 18px 0; position: relative; font-family: var(--font-head); font-weight: 500; letter-spacing: .4px; list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 6px; top: 50%; transform: translateY(-50%); font-size: 1.4rem; color: var(--accent); font-weight: 300; }
.faq[open] summary::after { content: "\2212"; }
.faq > div { padding: 0 0 18px; color: var(--text); line-height: 1.7; }
.faq + .center, .faq ~ p.center { margin-top: 34px; }
.guide-related { background: #f4f7f8; padding: var(--section-y) 0; }
.guide-links { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 230px), 1fr)); gap: 14px; max-width: 1100px; margin: 0 auto; }
.guide-link { position: relative; display: block; padding: 22px 46px 22px 22px; background: var(--white); border: 1px solid var(--line); color: var(--text); text-decoration: none; transition: border-color var(--dur), transform var(--dur) var(--ease-out); }
.guide-link strong { display: block; font-family: var(--font-head); font-weight: 500; letter-spacing: .5px; margin-bottom: 4px; }
.guide-link span { font-size: .86rem; color: var(--muted); }
.guide-link svg { position: absolute; right: 18px; top: 50%; width: 18px; height: 18px; transform: translateY(-50%); stroke: var(--accent); stroke-width: 1.8; fill: none; }
.guide-link:hover { border-color: var(--accent); transform: translateY(-2px); }

/* Escalation clause section */
.escalation { margin: 64px 0 0; scroll-margin-top: 110px; }
.esc-parts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; margin: 0 0 24px; }
.esc-parts > div { text-align: center; padding: 22px 16px; background: #f4f7f8; }
.esc-parts span { display: inline-grid; place-items: center; width: 36px; height: 36px; border-radius: 50%; background: var(--accent); color: var(--white); font-family: var(--font-head); margin-bottom: 10px; }
.esc-parts strong { display: block; font-family: var(--font-head); font-weight: 500; letter-spacing: .5px; }
.esc-parts p { margin: 4px 0 0; font-size: .9rem; color: var(--muted); }
.esc-example { background: var(--charcoal); color: var(--white); padding: 26px 30px; margin: 0 0 24px; }
.esc-example h3 { font-family: var(--font-head); font-weight: 500; letter-spacing: 1.5px; text-transform: uppercase; font-size: .9rem; color: #8cc3d3; margin: 0 0 12px; }
.esc-example ul { margin: 0; padding-left: 18px; display: grid; gap: 8px; line-height: 1.6; }
.esc-grid { grid-template-columns: repeat(auto-fill, minmax(min(100%, 240px), 1fr)); }
.esc-note { color: var(--muted); margin-top: 24px; }
@media (max-width: 640px) { .esc-parts { grid-template-columns: 1fr; } }

/* ---------- Seller guide pages ---------- */
.guide-alt { background: #f4f7f8; }
.guide-alt .info-card { background: var(--white); }
.guide .phases + p, .guide .info-grid + .guide-cta { margin-top: 48px; }
.check-card .checks { list-style: none; padding: 0; margin: 0; display: grid; gap: 9px; }
.check-card .checks li { display: grid; grid-template-columns: 20px 1fr; gap: 10px; align-items: start; }
.check-card .checks svg { width: 20px; height: 20px; margin-top: 2px; padding: 3px; border-radius: 50%; background: #e3eef1; stroke: var(--accent); stroke-width: 2.6; fill: none; }
.warn-inline { background: #fff4f1; border-left: 3px solid #b3261e; padding: 10px 12px; margin-top: 12px !important; font-size: .88rem !important; }
.seller-options { max-width: 820px; margin: 0 auto 28px; }
.guide > .container > .guide-intro.center:last-child { margin: 34px auto 0; }

/* ---------- Live MLS search ---------- */
.mls-bar { display: flex; justify-content: space-between; align-items: center; gap: 12px; flex-wrap: wrap; margin: 0 0 14px; }
.mls-tabs { display: inline-flex; border: 1px solid var(--line); }
.mls-tabs button { min-height: 44px; padding: 8px 22px; border: 0; background: var(--white); color: var(--text); cursor: pointer; font-family: var(--font-head); font-size: .74rem; letter-spacing: 1.6px; text-transform: uppercase; }
.mls-tabs button[aria-selected="true"] { background: var(--accent); color: var(--white); }
.mls-full { display: inline-flex; align-items: center; gap: 6px; color: var(--accent); font-family: var(--font-head); font-size: .74rem; letter-spacing: 1.5px; text-transform: uppercase; text-decoration: none; }
.mls-full svg { width: 14px; height: 14px; stroke: currentColor; stroke-width: 2; fill: none; }
.mls-frame { position: relative; height: max(620px, 82vh); border: 1px solid var(--line); background: #f4f7f8; }
.mls-frame { overflow: hidden; }
.mls-frame iframe { position: absolute; left: 0; right: 0; top: calc(-1 * var(--crop, 0px)); width: 100%; height: calc(100% + var(--crop, 0px)); border: 0; opacity: 0; transition: opacity .4s; }
.mls-frame.loaded iframe { opacity: 1; }
.mls-loading { position: absolute; inset: 0; display: grid; place-items: center; margin: 0; color: var(--muted); font-family: var(--font-head); letter-spacing: 1.5px; text-transform: uppercase; font-size: .8rem; }
.mls-note { text-align: center; color: var(--muted); font-size: .85rem; margin: 14px auto 56px; max-width: 70ch; }
.mls-note a { color: var(--accent); font-weight: 600; }
@media (max-width: 640px) { .mls-frame { height: 78vh; min-height: 520px; } }

/* MLS search links (until IDX Broker is installed) */
.mls-launch { text-align: center; padding: 8px 0 40px; border-bottom: 1px solid var(--line); margin-bottom: 44px; }
.mls-launch > p.center { max-width: 60ch; margin: 0 auto 26px; color: var(--muted); }
.mls-launch-actions { display: flex; justify-content: center; flex-wrap: wrap; gap: 12px; }
.mls-launch-actions .btn { margin: 0; display: inline-flex; align-items: center; gap: 8px; min-width: 210px; justify-content: center; }
.mls-launch-actions svg { width: 15px; height: 15px; stroke: currentColor; stroke-width: 2; fill: none; }
.mls-launch .mls-note { margin: 18px auto 0; }