/* ==========================================================================
   Bellmar Village Naples Florida
   Independent real estate information website for Magaly Moreno, REALTOR
   Premiere Plus Realty
   Design system + components
   ========================================================================== */

/* ---------- 1. Tokens ---------- */
:root{
  --ink:#15211f;
  --ink-2:#39504c;
  --muted:#5d726e;            /* meets WCAG AA (4.5:1) on the cream and white surfaces */
  --deep:#0b3b39;
  --deep-2:#0f504b;
  --teal:#12706a;
  --teal-tint:#e3efec;
  --green:#4b7b57;
  --gold:#ccab66;
  --gold-deep:#a2803c;
  --sand:#ece2d2;
  --sand-2:#f4ede1;
  --cream:#fbf8f3;
  --white:#ffffff;
  --line:rgba(21,33,31,.13);
  --line-soft:rgba(21,33,31,.07);

  --r-xs:6px; --r-sm:10px; --r:16px; --r-lg:26px; --r-pill:999px;

  --sh-1:0 1px 2px rgba(11,59,57,.05), 0 4px 14px rgba(11,59,57,.05);
  --sh-2:0 2px 6px rgba(11,59,57,.06), 0 14px 38px rgba(11,59,57,.10);
  --sh-3:0 8px 22px rgba(11,59,57,.10), 0 28px 70px rgba(11,59,57,.16);

  --ff-display:"Fraunces",Georgia,"Times New Roman",serif;
  --ff-body:"Manrope",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;

  --wrap:1220px;
  --gut:clamp(18px,5vw,44px);
  --header-h:74px;

  --ease:cubic-bezier(.22,.61,.36,1);
  --ease-out:cubic-bezier(.16,1,.3,1);
}

/* ---------- 2. Reset / base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{
  margin:0;
  background:var(--cream);
  color:var(--ink);
  font-family:var(--ff-body);
  font-size:17px;
  line-height:1.68;
  font-weight:400;
  letter-spacing:.005em;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img,picture,svg,video{max-width:100%;display:block}
img{height:auto}
a{color:var(--teal);text-decoration:none}
a:hover{color:var(--deep)}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3,h4{font-family:var(--ff-display);font-weight:600;line-height:1.12;letter-spacing:-.018em;margin:0 0 .5em;color:var(--ink);font-variation-settings:"SOFT" 0,"WONK" 0,"opsz" 40}
h1{font-size:clamp(2.15rem,1.35rem + 3.4vw,4rem)}
h2{font-size:clamp(1.75rem,1.15rem + 2.4vw,2.9rem)}
h3{font-size:clamp(1.2rem,1.02rem + .78vw,1.55rem);line-height:1.25}
h4{font-size:1.03rem;line-height:1.35;letter-spacing:-.008em}
p{margin:0 0 1.1em}
ul,ol{margin:0 0 1.1em;padding-left:1.15em}
li{margin-bottom:.45em}
hr{border:0;border-top:1px solid var(--line);margin:2.6rem 0}
::selection{background:var(--gold);color:var(--deep)}

:focus-visible{outline:3px solid var(--gold-deep);outline-offset:3px;border-radius:4px}
.skip{position:absolute;left:-9999px;top:0;z-index:2000;background:var(--deep);color:#fff;padding:12px 20px;border-radius:0 0 var(--r-sm) 0;font-weight:700}
.skip:focus{left:0}

/* ---------- 3. Layout utilities ---------- */
.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.wrap-wide{max-width:1480px}
.section{padding-block:clamp(56px,8vw,112px);position:relative}
.section--tight{padding-block:clamp(42px,6vw,76px)}
.section--cream{background:var(--cream)}
.section--sand{background:linear-gradient(180deg,var(--sand-2),#f7f2e9)}
.section--deep{background:var(--deep);color:#e9f1ef}
.section--deep h2,.section--deep h3{color:#fff}
.section--white{background:var(--white)}

.eyebrow{
  display:inline-flex;align-items:center;gap:.55em;
  font-family:var(--ff-body);font-size:.755rem;font-weight:700;
  letter-spacing:.15em;text-transform:uppercase;color:var(--teal);
  margin:0 0 1rem;
}
.eyebrow::before{content:"";width:26px;height:2px;background:var(--gold);border-radius:2px;flex:none}
.section--deep .eyebrow{color:var(--gold)}
.section--deep .eyebrow::before{background:var(--gold)}

.sec-head{max-width:62ch;margin-bottom:clamp(30px,4vw,54px)}
.sec-head--center{margin-inline:auto;text-align:center}
.sec-head--center .eyebrow{justify-content:center}
.lede{font-size:clamp(1.03rem,.98rem + .28vw,1.16rem);color:var(--ink-2);line-height:1.72}
.section--deep .lede,.section--deep p{color:#cfdedb}
.muted{color:var(--muted);font-size:.9rem}

.grid{display:grid;gap:clamp(18px,2.4vw,30px)}
.g-2{grid-template-columns:repeat(2,1fr)}
.g-3{grid-template-columns:repeat(3,1fr)}
.g-4{grid-template-columns:repeat(4,1fr)}
@media (max-width:900px){.g-3,.g-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.g-2,.g-3,.g-4{grid-template-columns:1fr}}

/* ---------- 4. Buttons ---------- */
.btn{
  --btn-bg:var(--deep); --btn-fg:#fff; --btn-bd:var(--deep);
  display:inline-flex;align-items:center;justify-content:center;gap:.6em;
  padding:.92em 1.6em;border-radius:var(--r-pill);
  background:var(--btn-bg);color:var(--btn-fg);border:1.5px solid var(--btn-bd);
  font-family:var(--ff-body);font-weight:700;font-size:.945rem;letter-spacing:.006em;
  cursor:pointer;text-align:center;position:relative;
  transition:transform .3s var(--ease-out),box-shadow .3s var(--ease-out),background-color .25s,color .25s,border-color .25s;
  box-shadow:var(--sh-1);
}
.btn:hover{transform:translateY(-2px);box-shadow:var(--sh-2);color:var(--btn-fg)}
.btn:active{transform:translateY(0)}
.btn svg{flex:none;width:1.05em;height:1.05em}
.btn--gold{--btn-bg:var(--gold);--btn-fg:#26200f;--btn-bd:var(--gold)}
.btn--gold:hover{--btn-bg:#d8bb7d;--btn-bd:#d8bb7d}
.btn--ghost{--btn-bg:transparent;--btn-fg:var(--deep);--btn-bd:rgba(11,59,57,.3);box-shadow:none}
.btn--ghost:hover{--btn-bg:rgba(11,59,57,.06);--btn-bd:var(--deep)}
.btn--light{--btn-bg:rgba(255,255,255,.1);--btn-fg:#fff;--btn-bd:rgba(255,255,255,.5);backdrop-filter:blur(8px);box-shadow:none}
.btn--light:hover{--btn-bg:rgba(255,255,255,.2);--btn-bd:#fff}
.btn--white{--btn-bg:#fff;--btn-fg:var(--deep);--btn-bd:#fff}
.btn--white:hover{--btn-bg:var(--sand-2);--btn-bd:var(--sand-2)}
.btn--sm{padding:.62em 1.15em;font-size:.86rem}
.btn--block{width:100%}
.btn[disabled],.btn[aria-disabled="true"]{opacity:.62;cursor:not-allowed;transform:none;box-shadow:var(--sh-1)}

.link-arrow{display:inline-flex;align-items:center;gap:.45em;font-weight:700;font-size:.95rem;color:var(--teal)}
.link-arrow svg{width:1em;height:1em;transition:transform .3s var(--ease-out)}
.link-arrow:hover svg{transform:translateX(4px)}

/* ---------- 5. Header ---------- */
.hdr{
  position:fixed;inset:0 0 auto;z-index:900;
  transition:background-color .35s var(--ease),box-shadow .35s var(--ease),border-color .35s;
  border-bottom:1px solid transparent;
}
.hdr__in{display:flex;align-items:center;gap:clamp(14px,2vw,28px);height:var(--header-h)}
.hdr__brand{display:flex;align-items:center;gap:11px;flex:none;min-width:0}
.hdr__mark{
  width:38px;height:38px;border-radius:11px;flex:none;
  background:var(--deep);color:#f6f1e6;display:grid;place-items:center;
  font-family:var(--ff-display);font-weight:700;font-size:1.28rem;line-height:1;
  box-shadow:0 2px 10px rgba(11,59,57,.28);position:relative;padding-bottom:3px;
}
.hdr__mark::after{content:"";position:absolute;bottom:6px;left:50%;transform:translateX(-50%);width:17px;height:2px;border-radius:2px;background:var(--gold)}
.hdr__name{display:flex;flex-direction:column;line-height:1.12;min-width:0}
.hdr__name b{font-family:var(--ff-display);font-size:1.06rem;font-weight:600;letter-spacing:-.015em;color:#fff;transition:color .35s}
.hdr__name span{font-size:.635rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.72);font-weight:600;transition:color .35s;white-space:nowrap}
.hdr__nav{margin-left:auto;display:flex;align-items:center;gap:clamp(4px,1.1vw,10px)}
.hdr__nav a{
  padding:.5em .72em;border-radius:var(--r-pill);font-size:.885rem;font-weight:600;
  color:rgba(255,255,255,.9);position:relative;transition:color .3s,background-color .3s;white-space:nowrap;
}
.hdr__nav a:hover{color:#fff;background:rgba(255,255,255,.12)}
.hdr__cta{display:flex;align-items:center;gap:10px;flex:none}
.hdr__tel{
  display:inline-flex;align-items:center;gap:.5em;font-weight:700;font-size:.92rem;
  color:#fff;padding:.45em .2em;letter-spacing:.01em;transition:color .3s;white-space:nowrap;
}
.hdr__tel svg{width:1.05em;height:1.05em;color:var(--gold)}
.hdr__tel:hover{color:var(--gold)}

/* scrolled state */
.hdr.is-stuck{background:rgba(251,248,243,.92);backdrop-filter:saturate(150%) blur(14px);-webkit-backdrop-filter:saturate(150%) blur(14px);box-shadow:0 1px 0 rgba(21,33,31,.08),0 8px 30px rgba(11,59,57,.07);border-bottom-color:var(--line-soft)}
.hdr.is-stuck .hdr__name b{color:var(--ink)}
.hdr.is-stuck .hdr__name span{color:var(--muted)}
.hdr.is-stuck .hdr__nav a{color:var(--ink-2)}
.hdr.is-stuck .hdr__nav a:hover{color:var(--deep);background:rgba(11,59,57,.07)}
.hdr.is-stuck .hdr__tel{color:var(--ink)}
.hdr.is-stuck .hdr__tel:hover{color:var(--teal)}
.hdr.is-stuck .btn--light{--btn-bg:var(--deep);--btn-fg:#fff;--btn-bd:var(--deep)}
.hdr.is-stuck .btn--light:hover{--btn-bg:var(--deep-2);--btn-bd:var(--deep-2)}

/* solid header for interior pages */
.hdr--solid{background:rgba(251,248,243,.94);backdrop-filter:saturate(150%) blur(14px);-webkit-backdrop-filter:saturate(150%) blur(14px);border-bottom-color:var(--line-soft)}
.hdr--solid .hdr__name b{color:var(--ink)}
.hdr--solid .hdr__name span{color:var(--muted)}
.hdr--solid .hdr__nav a{color:var(--ink-2)}
.hdr--solid .hdr__nav a:hover{color:var(--deep);background:rgba(11,59,57,.07)}
.hdr--solid .hdr__tel{color:var(--ink)}
.hdr--solid .hdr__tel:hover{color:var(--teal)}
.hdr--solid .btn--light{--btn-bg:var(--deep);--btn-fg:#fff;--btn-bd:var(--deep)}
.hdr--solid .btn--light:hover{--btn-bg:var(--deep-2);--btn-bd:var(--deep-2)}
.hdr--solid .burger span{background:var(--ink)}

/* burger */
.burger{
  display:none;width:44px;height:44px;border:0;background:transparent;cursor:pointer;
  border-radius:var(--r-sm);align-items:center;justify-content:center;flex-direction:column;gap:5px;flex:none;
}
.burger span{display:block;width:22px;height:2px;border-radius:2px;background:#fff;transition:transform .35s var(--ease-out),opacity .2s,background-color .35s}
.hdr.is-stuck .burger span{background:var(--ink)}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

/* mobile drawer */
.drawer{position:fixed;inset:0;z-index:899;visibility:hidden;pointer-events:none}
.drawer__scrim{position:absolute;inset:0;background:rgba(11,32,30,.5);opacity:0;transition:opacity .4s var(--ease);backdrop-filter:blur(2px)}
.drawer__panel{
  position:absolute;top:0;right:0;height:100%;width:min(400px,88vw);
  background:var(--cream);box-shadow:var(--sh-3);
  transform:translateX(102%);transition:transform .44s var(--ease-out);
  display:flex;flex-direction:column;overflow-y:auto;overscroll-behavior:contain;
  padding:calc(var(--header-h) + 14px) 26px calc(30px + env(safe-area-inset-bottom));
}
.drawer.is-open{visibility:visible;pointer-events:auto}
.drawer.is-open .drawer__scrim{opacity:1}
.drawer.is-open .drawer__panel{transform:translateX(0)}
.drawer__nav{display:flex;flex-direction:column;gap:2px;margin-bottom:24px}
.drawer__nav a{
  padding:.78em .2em;font-family:var(--ff-display);font-size:1.24rem;font-weight:600;
  color:var(--ink);border-bottom:1px solid var(--line-soft);letter-spacing:-.015em;
  display:flex;align-items:center;justify-content:space-between;
}
.drawer__nav a:hover{color:var(--teal)}
.drawer__nav a::after{content:"";width:7px;height:7px;border-right:2px solid var(--gold);border-top:2px solid var(--gold);transform:rotate(45deg);opacity:.75}
.drawer__foot{margin-top:auto;padding-top:22px;display:grid;gap:11px}
.drawer__meta{font-size:.83rem;color:var(--muted);margin-top:16px;line-height:1.55}
body.is-locked{overflow:hidden}

/* ---------- 6. Hero ---------- */
.hero{position:relative;min-height:clamp(600px,94svh,900px);display:flex;align-items:flex-end;overflow:hidden;isolation:isolate;background:var(--deep)}
/* z-index 0 rather than a negative value: a negative layer inside an isolated
   stacking context is unreliable in some browsers and can drop out entirely. */
.hero__media{position:absolute;inset:0;z-index:0}
/* picture must fill the media box, otherwise height:100% on the image
   resolves against an auto height parent and the hero image collapses. */
.hero__media picture{display:block;width:100%;height:100%}
.hero__media img{width:100%;height:100%;object-fit:cover;object-position:center 58%}
.hero__media::after{
  content:"";position:absolute;inset:0;
  background:
    linear-gradient(180deg,rgba(6,28,27,.62) 0%,rgba(6,28,27,.18) 26%,rgba(6,28,27,.30) 55%,rgba(6,28,27,.80) 100%),
    linear-gradient(94deg,rgba(6,28,27,.60) 0%,rgba(6,28,27,.22) 46%,rgba(6,28,27,0) 74%);
}
.hero__in{position:relative;z-index:1;width:100%;padding-top:calc(var(--header-h) + clamp(60px,11vh,120px));padding-bottom:clamp(30px,5vh,54px)}
.hero__copy{max-width:41rem;color:#fff}
.hero .eyebrow{color:#fff;background:rgba(255,255,255,.13);backdrop-filter:blur(6px);border:1px solid rgba(255,255,255,.24);padding:.5em 1em;border-radius:var(--r-pill);font-size:.7rem;letter-spacing:.13em}
.hero .eyebrow::before{background:var(--gold);width:18px}
.hero h1{color:#fff;text-shadow:0 2px 30px rgba(4,22,21,.4);margin-bottom:.42em;font-variation-settings:"SOFT" 0,"WONK" 1,"opsz" 90}
.hero h1 em{font-style:normal;color:var(--gold);font-variation-settings:"SOFT" 30,"WONK" 1,"opsz" 90}
.hero__sub{font-size:clamp(1.02rem,.96rem + .38vw,1.19rem);color:rgba(255,255,255,.93);max-width:38rem;line-height:1.65;text-shadow:0 1px 16px rgba(4,22,21,.45);margin-bottom:1.7em}
.hero__acts{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.hero__note{
  margin-top:1.5rem;font-size:.79rem;color:rgba(255,255,255,.74);max-width:46ch;line-height:1.55;
  padding-left:12px;border-left:2px solid rgba(204,171,102,.6);
}
.hero__strip{
  position:relative;margin-top:clamp(30px,5vh,58px);
  display:grid;grid-template-columns:repeat(3,1fr);gap:1px;
  background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.16);
  border-radius:var(--r);overflow:hidden;backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);
}
.hero__strip div{background:rgba(9,38,36,.42);padding:16px 18px}
.hero__strip dt{font-size:.685rem;letter-spacing:.13em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:5px}
.hero__strip dd{margin:0;font-size:.895rem;color:#fff;line-height:1.45;font-weight:500}
@media (max-width:760px){
  .hero{min-height:auto}
  .hero__strip{grid-template-columns:1fr}
  .hero__in{padding-top:calc(var(--header-h) + 74px);padding-bottom:38px}
}
.scroll-cue{
  position:absolute;right:var(--gut);bottom:26px;z-index:2;display:none;
  writing-mode:vertical-rl;font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;
  color:rgba(255,255,255,.7);font-weight:700;align-items:center;gap:12px;
}
.scroll-cue::after{content:"";width:1px;height:44px;background:linear-gradient(rgba(255,255,255,.7),transparent);animation:cue 2.4s var(--ease) infinite}
@keyframes cue{0%{transform:scaleY(.2);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform:scaleY(1);transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
@media (min-width:1100px){.scroll-cue{display:flex}}

/* ---------- 7. Cards ---------- */
.stat{
  background:var(--white);border:1px solid var(--line-soft);border-radius:var(--r);
  padding:26px 24px 24px;box-shadow:var(--sh-1);position:relative;overflow:hidden;
  transition:transform .4s var(--ease-out),box-shadow .4s var(--ease-out),border-color .3s;
}
.stat::before{content:"";position:absolute;inset:0 auto 0 0;width:3px;background:linear-gradient(var(--gold),var(--teal));transform:scaleY(0);transform-origin:top;transition:transform .5s var(--ease-out)}
.stat:hover{transform:translateY(-4px);box-shadow:var(--sh-2);border-color:rgba(18,112,106,.22)}
.stat:hover::before{transform:scaleY(1)}
.stat__n{font-family:var(--ff-display);font-size:clamp(1.9rem,1.4rem + 1.7vw,2.5rem);font-weight:600;color:var(--deep);line-height:1;letter-spacing:-.03em;margin-bottom:.3em;font-variation-settings:"SOFT" 0,"WONK" 1,"opsz" 60}
.stat__l{font-size:.92rem;font-weight:700;color:var(--ink);margin-bottom:.35em;letter-spacing:-.005em}
.stat__d{font-size:.815rem;color:var(--muted);line-height:1.55;margin:0}

.card{
  background:var(--white);border:1px solid var(--line-soft);border-radius:var(--r);
  padding:28px 26px;box-shadow:var(--sh-1);height:100%;
  transition:transform .4s var(--ease-out),box-shadow .4s var(--ease-out);
}
.card:hover{transform:translateY(-5px);box-shadow:var(--sh-2)}
.card__ico{
  width:46px;height:46px;border-radius:13px;display:grid;place-items:center;margin-bottom:18px;
  background:var(--teal-tint);color:var(--deep);
}
.card__ico svg{width:22px;height:22px;stroke-width:1.7}
.card h3{font-size:1.12rem;margin-bottom:.42em}
.card p{font-size:.925rem;color:var(--ink-2);margin:0;line-height:1.65}
.section--deep .card{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.13);box-shadow:none}
.section--deep .card p{color:#c3d5d2}
.section--deep .card__ico{background:rgba(204,171,102,.16);color:var(--gold)}

/* ---------- 8. Split media sections ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4.4vw,72px);align-items:center}
.split>*,.grid>*,.agent>*{min-width:0}
.split--wide-media{grid-template-columns:1.12fr .88fr}
.split--rev .split__media{order:2}
@media (max-width:900px){
  .split,.split--wide-media{grid-template-columns:1fr;gap:30px}
  .split--rev .split__media{order:0}
}
.split__media{position:relative}
.figure{position:relative;border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--sh-3);background:var(--sand)}
.figure img{width:100%;aspect-ratio:3/2;object-fit:cover;transition:transform 1.1s var(--ease-out)}
.figure:hover img{transform:scale(1.045)}
.figure--tall img{aspect-ratio:4/5}
.figure__cap{
  position:absolute;left:14px;right:14px;bottom:14px;
  background:rgba(9,34,32,.7);backdrop-filter:blur(9px);-webkit-backdrop-filter:blur(9px);
  color:#fff;font-size:.735rem;line-height:1.45;padding:9px 13px;border-radius:var(--r-sm);
  border:1px solid rgba(255,255,255,.14);
}
.figure__badge{
  position:absolute;top:14px;left:14px;z-index:2;
  display:inline-flex;align-items:center;gap:.4em;
  background:rgba(9,34,32,.72);backdrop-filter:blur(9px);-webkit-backdrop-filter:blur(9px);
  color:#fff;font-size:.635rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase;
  padding:.42em .82em;border-radius:var(--r-pill);border:1px solid rgba(255,255,255,.2);
}
.figure__badge svg{width:.95em;height:.95em;color:var(--gold)}
.frame-accent{position:relative}
.frame-accent::before{
  content:"";position:absolute;inset:auto -18px -18px auto;width:58%;height:58%;
  border:1px solid var(--gold);border-radius:var(--r-lg);z-index:-1;opacity:.55;
}

.checks{list-style:none;padding:0;margin:0;display:grid;gap:13px}
.checks li{display:flex;gap:12px;align-items:flex-start;font-size:.945rem;color:var(--ink-2);line-height:1.6;margin:0}
.checks svg{flex:none;width:20px;height:20px;margin-top:2px;color:var(--teal)}
.section--deep .checks li{color:#cfdedb}
.section--deep .checks svg{color:var(--gold)}

.pills{display:flex;flex-wrap:wrap;gap:9px;list-style:none;padding:0;margin:0 0 1.4em}
.pills li{
  font-size:.83rem;font-weight:600;color:var(--deep);background:var(--teal-tint);
  padding:.44em .95em;border-radius:var(--r-pill);border:1px solid rgba(18,112,106,.14);margin:0;
}
.section--deep .pills li{background:rgba(255,255,255,.08);color:#e2eeec;border-color:rgba(255,255,255,.14)}

.note{
  border-left:3px solid var(--gold);background:var(--sand-2);
  padding:17px 20px;border-radius:0 var(--r-sm) var(--r-sm) 0;
  font-size:.9rem;color:var(--ink-2);line-height:1.62;
}
.note strong{color:var(--ink)}
.note p:last-child{margin-bottom:0}
.section--deep .note{background:rgba(255,255,255,.06);color:#cfdedb;border-left-color:var(--gold)}
.section--deep .note strong{color:#fff}
.section--white .note,.section--cream .note{background:var(--sand-2)}

/* ---------- 9. Timeline ---------- */
.tl{list-style:none;margin:0;padding:0;position:relative}
.tl::before{content:"";position:absolute;left:8px;top:10px;bottom:10px;width:2px;background:linear-gradient(var(--gold),rgba(204,171,102,.16))}
.tl li{position:relative;padding:0 0 26px 40px;margin:0}
.tl li:last-child{padding-bottom:0}
.tl li::before{
  content:"";position:absolute;left:2px;top:6px;width:14px;height:14px;border-radius:50%;
  background:var(--deep);border:3px solid var(--gold);box-shadow:0 0 0 4px var(--deep);
}
.tl time{display:block;font-size:.73rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;color:var(--gold);margin-bottom:5px}
.tl h3{font-size:1.05rem;margin-bottom:.3em}
.tl p{font-size:.9rem;margin:0;line-height:1.6}

/* ---------- 10. Gallery carousel ---------- */
.gal__bar{display:flex;flex-wrap:wrap;gap:10px;align-items:center;justify-content:space-between;margin-bottom:24px}
.filters{display:flex;gap:8px;overflow-x:auto;padding:4px 2px 10px;margin:0;list-style:none;scrollbar-width:thin;-webkit-overflow-scrolling:touch}
.filters::-webkit-scrollbar{height:4px}
.filters::-webkit-scrollbar-thumb{background:rgba(21,33,31,.2);border-radius:4px}
.filters li{margin:0;flex:none}
.chip{
  border:1.5px solid var(--line);background:var(--white);color:var(--ink-2);
  padding:.55em 1.05em;border-radius:var(--r-pill);font-size:.855rem;font-weight:600;
  cursor:pointer;white-space:nowrap;transition:all .28s var(--ease);
}
.chip:hover{border-color:var(--teal);color:var(--deep)}
.chip[aria-pressed="true"]{background:var(--deep);border-color:var(--deep);color:#fff;box-shadow:var(--sh-1)}
.gal__nav{display:flex;gap:9px;flex:none;padding-bottom:6px;margin-left:auto}
.cbtn{
  width:46px;height:46px;border-radius:50%;border:1.5px solid var(--line);background:var(--white);
  display:grid;place-items:center;cursor:pointer;color:var(--deep);
  transition:all .3s var(--ease-out);box-shadow:var(--sh-1);
}
.cbtn:hover:not([disabled]){background:var(--deep);border-color:var(--deep);color:#fff;transform:translateY(-2px);box-shadow:var(--sh-2)}
.cbtn[disabled]{opacity:.34;cursor:not-allowed}
.cbtn svg{width:19px;height:19px;stroke-width:2}

.track{
  --gap:20px;
  display:grid;grid-auto-flow:column;
  grid-auto-columns:calc((100% - 3 * var(--gap)) / 4);
  gap:var(--gap);
  overflow-x:auto;overscroll-behavior-x:contain;
  scroll-snap-type:x mandatory;scroll-behavior:smooth;
  padding:6px 2px 22px;margin:0 -2px;
  scrollbar-width:none;-ms-overflow-style:none;
  cursor:grab;
}
.track::-webkit-scrollbar{display:none}
.track.is-dragging{cursor:grabbing;scroll-snap-type:none;scroll-behavior:auto}
.track.is-dragging *{pointer-events:none}
@media (prefers-reduced-motion:reduce){.track{scroll-behavior:auto}}
@media (max-width:1100px){.track{grid-auto-columns:calc((100% - 2 * var(--gap)) / 3)}}
@media (max-width:860px){.track{grid-auto-columns:calc((100% - var(--gap)) / 2)}}
@media (max-width:620px){.track{grid-auto-columns:100%;--gap:14px}}

.slide{scroll-snap-align:start;min-width:0}
.slide__btn{
  display:block;width:100%;padding:0;border:0;background:var(--sand);cursor:zoom-in;text-align:left;
  border-radius:var(--r);overflow:hidden;position:relative;box-shadow:var(--sh-1);
  transition:transform .45s var(--ease-out),box-shadow .45s var(--ease-out);
}
.slide__btn:hover{transform:translateY(-5px);box-shadow:var(--sh-3)}
.slide__btn img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform 1s var(--ease-out)}
.slide__btn:hover img{transform:scale(1.07)}
.slide__btn::after{
  content:"";position:absolute;inset:0;pointer-events:none;
  background:linear-gradient(180deg,rgba(6,28,27,0) 42%,rgba(6,28,27,.78) 100%);
}
.slide__cap{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:16px 16px 15px;color:#fff;pointer-events:none}
.slide__cat{display:block;font-size:.63rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:4px}
.slide__ttl{display:block;font-family:var(--ff-display);font-size:1rem;font-weight:600;line-height:1.25;letter-spacing:-.012em}
.slide__ill{
  position:absolute;top:12px;left:12px;z-index:2;
  background:rgba(9,34,32,.72);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);
  color:#fff;font-size:.6rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;
  padding:.35em .7em;border-radius:var(--r-pill);border:1px solid rgba(255,255,255,.2);pointer-events:none;
}
.gal__count{font-size:.82rem;color:var(--muted);margin:0}
.gal__foot{margin-top:6px;font-size:.79rem;color:var(--muted);line-height:1.6;max-width:80ch}
.gal__hint{display:inline-flex;align-items:center;gap:.45em;font-size:.79rem;color:var(--muted)}
.gal__hint svg{width:1.05em;height:1.05em}

/* ---------- 10b. Reusable content carousel ----------
   Shared by "What is confirmed today..." and "Why an independent REALTOR..."
   Same engine and visual language as the gallery carousel above. */
.content-carousel{position:relative}
.carousel-head{
  display:flex;align-items:center;justify-content:flex-end;
  gap:14px;flex-wrap:wrap;margin-bottom:16px;
}
.carousel-count{
  font-size:.8rem;font-weight:700;letter-spacing:.09em;color:var(--muted);
  margin:0;font-variant-numeric:tabular-nums;
}
.section--deep .carousel-count{color:#a9c0bc}
.carousel-nav{display:flex;gap:9px;flex:none}

.carousel-track{
  --gap:clamp(16px,2vw,26px);
  --per:4;
  display:grid;grid-auto-flow:column;
  grid-auto-columns:calc((100% - (var(--per) - 1) * var(--gap)) / var(--per));
  gap:var(--gap);align-items:stretch;
  overflow-x:auto;overscroll-behavior-x:contain;
  scroll-snap-type:x mandatory;scroll-behavior:smooth;
  padding:4px 2px 8px;margin:0 -2px;
  scrollbar-width:none;-ms-overflow-style:none;
  cursor:grab;
}
.carousel-track::-webkit-scrollbar{display:none}
.carousel-track.is-dragging{cursor:grabbing;scroll-snap-type:none;scroll-behavior:auto}
.carousel-track.is-dragging *{pointer-events:none}
@media (prefers-reduced-motion:reduce){.carousel-track{scroll-behavior:auto}}
@media (max-width:1100px){.carousel-track{--per:3}}
@media (max-width:860px){.carousel-track{--per:2}}
@media (max-width:620px){.carousel-track{--per:1;--gap:14px}}

/* Cards stretch to a common height so the row stays visually balanced. */
.carousel-card{scroll-snap-align:start;min-width:0;display:flex}
.carousel-card>*{width:100%;margin:0}

/* lightbox */
.lb{position:fixed;inset:0;z-index:1000;display:none;align-items:center;justify-content:center;padding:clamp(14px,4vw,44px)}
.lb.is-open{display:flex}
.lb__scrim{position:absolute;inset:0;background:rgba(6,22,21,.93);backdrop-filter:blur(5px);animation:fade .3s var(--ease)}
@keyframes fade{from{opacity:0}to{opacity:1}}
.lb__fig{position:relative;z-index:2;max-width:min(1180px,100%);max-height:100%;display:flex;flex-direction:column;gap:12px;animation:pop .38s var(--ease-out)}
@keyframes pop{from{opacity:0;transform:scale(.965) translateY(10px)}to{opacity:1;transform:none}}
.lb__fig img{max-height:calc(100vh - 200px);width:auto;max-width:100%;margin-inline:auto;border-radius:var(--r);box-shadow:var(--sh-3);background:#0b3b39}
.lb__cap{color:#e9f1ef;font-size:.88rem;text-align:center;max-width:70ch;margin-inline:auto;line-height:1.6}
.lb__cap b{display:block;font-family:var(--ff-display);font-size:1.12rem;color:#fff;margin-bottom:4px;font-weight:600}
.lb__cap i{display:block;font-style:normal;font-size:.75rem;color:rgba(233,241,239,.62);margin-top:6px}
.lb__x,.lb__p,.lb__n{
  position:absolute;z-index:3;border:1px solid rgba(255,255,255,.25);background:rgba(255,255,255,.1);
  color:#fff;border-radius:50%;width:46px;height:46px;display:grid;place-items:center;cursor:pointer;
  backdrop-filter:blur(8px);transition:background-color .25s,transform .25s var(--ease-out);
}
.lb__x:hover,.lb__p:hover,.lb__n:hover{background:rgba(255,255,255,.24)}
.lb__x{top:clamp(10px,2.6vw,26px);right:clamp(10px,2.6vw,26px)}
.lb__x:hover{transform:scale(1.06)}
.lb__p{left:clamp(6px,2vw,26px);top:50%;transform:translateY(-50%)}
.lb__n{right:clamp(6px,2vw,26px);top:50%;transform:translateY(-50%)}
.lb__p:hover,.lb__n:hover{transform:translateY(-50%) scale(1.06)}
.lb__x svg,.lb__p svg,.lb__n svg{width:20px;height:20px;stroke-width:2}
@media (max-width:620px){
  .lb__p,.lb__n{top:auto;bottom:10px;transform:none}
  .lb__p:hover,.lb__n:hover{transform:scale(1.06)}
  .lb__fig img{max-height:calc(100vh - 260px)}
}

/* ---------- 11. FAQ ---------- */
.faq{max-width:880px;margin-inline:auto;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{
  list-style:none;cursor:pointer;padding:1.15em 46px 1.15em 0;position:relative;
  font-family:var(--ff-display);font-size:clamp(1.02rem,.98rem + .28vw,1.16rem);font-weight:600;
  color:var(--ink);letter-spacing:-.012em;line-height:1.35;transition:color .25s;
}
.faq summary::-webkit-details-marker{display:none}
.faq summary:hover{color:var(--teal)}
.faq summary::after{
  content:"";position:absolute;right:8px;top:1.42em;width:11px;height:11px;
  border-right:2px solid var(--gold-deep);border-bottom:2px solid var(--gold-deep);
  transform:translateY(-50%) rotate(45deg);transition:transform .34s var(--ease-out);
}
.faq details[open] summary::after{transform:translateY(-10%) rotate(-135deg)}
.faq__a{padding:0 42px 1.5em 0;color:var(--ink-2);font-size:.955rem;line-height:1.72;animation:slideDown .4s var(--ease-out)}
.faq__a p:last-child{margin-bottom:0}
@keyframes slideDown{from{opacity:0;transform:translateY(-7px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){.faq__a{animation:none}}

/* ---------- 12. Agent ---------- */
.agent{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(28px,4.6vw,66px);align-items:center}
/* Stacked layout: keep the portrait from filling the whole screen */
@media (max-width:860px){
  .agent{grid-template-columns:1fr}
  .agent__photo{max-width:400px;margin-inline:auto}
}
.agent__photo{position:relative;border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--sh-3);background:var(--sand)}
.agent__photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 16%}
.agent__id{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:16px 22px;margin:1.2em 0 1.5em;padding:18px 0;border-block:1px solid var(--line)}
.agent__id div{min-width:0}
.agent__id dt{font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);font-weight:700;margin-bottom:3px}
.agent__id dd{margin:0;font-size:.93rem;font-weight:600;color:var(--ink);overflow-wrap:anywhere}
.agent__brand{display:flex;align-items:center;gap:16px;margin-top:1.6em;padding-top:1.4em;border-top:1px solid var(--line);flex-wrap:wrap}
.agent__brand img{width:170px;height:auto;flex:none}
.agent__brand p{margin:0;font-size:.79rem;color:var(--muted);line-height:1.55;flex:1;min-width:200px}

/* ---------- 13. Contact / form ---------- */
.contact{display:grid;grid-template-columns:.92fr 1.08fr;gap:clamp(30px,4.4vw,64px);align-items:start}
/* Grid items default to min-width:auto, which would let the fixed width
   reCAPTCHA widget widen the whole page on small screens. */
.contact>*{min-width:0}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
.contact__lines{list-style:none;padding:0;margin:1.8em 0 0;display:grid;gap:16px}
.contact__lines li{display:flex;gap:14px;align-items:flex-start;margin:0}
.contact__lines .i{
  width:40px;height:40px;flex:none;border-radius:11px;display:grid;place-items:center;
  background:rgba(204,171,102,.15);color:var(--gold);
}
.contact__lines .i svg{width:18px;height:18px;stroke-width:1.8}
.contact__lines b{display:block;font-size:.68rem;letter-spacing:.13em;text-transform:uppercase;color:rgba(233,241,239,.6);font-weight:700;margin-bottom:2px}
.contact__lines a,.contact__lines span{color:#fff;font-weight:600;font-size:1rem;word-break:break-word}
.contact__lines a:hover{color:var(--gold)}

.formcard{
  background:var(--white);border-radius:var(--r-lg);padding:clamp(24px,3.2vw,40px);
  box-shadow:var(--sh-3);color:var(--ink);
}
.formcard h3{font-size:1.35rem;margin-bottom:.3em}
.formcard>p{font-size:.9rem;color:var(--ink-2);margin-bottom:1.6em}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:560px){.frow{grid-template-columns:1fr}}
.field{margin-bottom:16px;position:relative}
.field label{display:block;font-size:.79rem;font-weight:700;color:var(--ink);margin-bottom:6px;letter-spacing:.008em}
.field .req{color:#a83a2c;margin-left:2px}
.field .opt{color:var(--muted);font-weight:600;letter-spacing:.06em;font-size:.72rem;text-transform:uppercase;margin-left:5px}
.field input,.field select,.field textarea{
  width:100%;padding:.82em .95em;border:1.5px solid var(--line);border-radius:var(--r-sm);
  background:#fdfcfa;font-size:.955rem;color:var(--ink);
  transition:border-color .25s,box-shadow .25s,background-color .25s;
}
.field textarea{min-height:118px;resize:vertical;line-height:1.6}
.field select{
  appearance:none;-webkit-appearance:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='9' viewBox='0 0 14 9'%3E%3Cpath d='M1 1l6 6 6-6' fill='none' stroke='%235d726e' stroke-width='2' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 1em center;padding-right:2.6em;
}
.field input:focus,.field select:focus,.field textarea:focus{
  outline:none;border-color:var(--teal);background:#fff;box-shadow:0 0 0 3px rgba(18,112,106,.14);
}
.field.has-error input,.field.has-error select,.field.has-error textarea{border-color:#c0442f;background:#fffaf9}
.field.has-error input:focus,.field.has-error select:focus,.field.has-error textarea:focus{box-shadow:0 0 0 3px rgba(192,68,47,.15)}
.err{display:none;color:#a83a2c;font-size:.79rem;font-weight:600;margin-top:5px;line-height:1.45}
.field.has-error .err{display:block}
.hp{position:absolute !important;left:-9999px !important;width:1px;height:1px;overflow:hidden;opacity:0}

.consent{display:flex;gap:11px;align-items:flex-start;margin:4px 0 6px}
.consent input{width:19px;height:19px;flex:none;margin-top:2px;accent-color:var(--teal);cursor:pointer}
.consent label{font-size:.815rem;color:var(--ink-2);line-height:1.58;font-weight:500;cursor:pointer;margin:0}
.consent a{font-weight:700;text-decoration:underline;text-underline-offset:2px}
.field--consent.has-error .consent label{color:#a83a2c}

.captcha{margin:14px 0 18px;min-height:78px}
/* The reCAPTCHA widget has a fixed 302px width. Scale it down on narrow
   screens so it can never push the page wider than the viewport. */
.captcha .g-recaptcha{transform-origin:0 0}
@media (max-width:420px){
  .captcha .g-recaptcha{transform:scale(.85)}
  .captcha{min-height:68px}
}
@media (max-width:340px){
  .captcha .g-recaptcha{transform:scale(.76)}
  .captcha{min-height:62px}
}

.formcard__foot{font-size:.75rem;color:var(--muted);line-height:1.6;margin:14px 0 0;text-align:center}
.formcard__foot a{color:var(--muted);text-decoration:underline}

/* The form card is a light surface placed inside a dark section. The dark
   section's text colors are more specific than the card's own rules, so the
   card has to opt out explicitly or its text turns white on white. */
.section--deep .formcard,
.section--deep .formcard h2,
.section--deep .formcard h3,
.section--deep .formcard h4,
.section--deep .formcard label{color:var(--ink)}
.section--deep .formcard>p{color:var(--ink-2)}
.section--deep .formcard .consent label{color:var(--ink-2)}
.section--deep .formcard .formcard__foot{color:var(--muted)}
.section--deep .formcard .formcard__foot a{color:var(--muted)}
.section--deep .formcard .err{color:#a83a2c}
.section--deep .formcard .alert--err,
.section--deep .formcard .alert--err p,
.section--deep .formcard .alert--err li,
.section--deep .formcard .alert--err a{color:#8f2f22}
.section--deep .formcard .field .opt{color:var(--muted)}
.section--deep .formcard .field .req{color:#a83a2c}

.alert{
  border-radius:var(--r-sm);padding:14px 16px;font-size:.885rem;line-height:1.6;margin-bottom:20px;
  display:flex;gap:11px;align-items:flex-start;
}
.alert svg{width:19px;height:19px;flex:none;margin-top:2px}
.alert--err{background:#fdf3f1;border:1px solid #f0cec7;color:#8f2f22}
.alert--err a{color:#8f2f22;font-weight:700;text-decoration:underline}
.alert p{margin-bottom:.5em}
.alert p:last-child{margin-bottom:0}
.btn .spin{display:none;width:1.05em;height:1.05em;border:2px solid rgba(255,255,255,.4);border-top-color:#fff;border-radius:50%;animation:spin .7s linear infinite}
.btn.is-busy .spin{display:block}
.btn.is-busy .btn__ico{display:none}
@keyframes spin{to{transform:rotate(360deg)}}

/* ---------- 14. Footer ---------- */
.ftr{background:#0a2f2d;color:#b9cdca;font-size:.9rem;padding-block:clamp(46px,6vw,72px) 0}
.ftr a{color:#dbe8e6}
.ftr a:hover{color:var(--gold)}
.ftr__top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.25fr;gap:clamp(26px,3.4vw,50px)}
@media (max-width:980px){.ftr__top{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.ftr__top{grid-template-columns:1fr}}
.ftr .ftr__h{color:#fff;font-family:var(--ff-body);font-size:.71rem;letter-spacing:.15em;text-transform:uppercase;margin-bottom:1.05em;font-weight:700;line-height:1.3}
.ftr ul{list-style:none;padding:0;margin:0;display:grid;gap:9px}
.ftr li{margin:0}
.ftr__brand p{font-size:.87rem;line-height:1.68;max-width:38ch;color:#a8bfbc}
.ftr__logo{display:flex;align-items:center;gap:11px;margin-bottom:16px}
.ftr__logo .m{width:38px;height:38px;border-radius:11px;background:#0f4a47;color:#f6f1e6;display:grid;place-items:center;font-family:var(--ff-display);font-weight:700;font-size:1.28rem;position:relative;padding-bottom:3px;border:1px solid rgba(204,171,102,.3);flex:none}
.ftr__logo .m::after{content:"";position:absolute;bottom:6px;left:50%;transform:translateX(-50%);width:17px;height:2px;border-radius:2px;background:var(--gold)}
.ftr__logo b{color:#fff;font-family:var(--ff-display);font-size:1.08rem;font-weight:600;display:block;line-height:1.2}
.ftr__logo span{font-size:.635rem;letter-spacing:.14em;text-transform:uppercase;color:#8fa9a6}
/* Brokerage card. The Premiere Plus Realty logo is black and gold, so it sits
   on a light panel rather than being recoloured to fit the dark footer. */
.ftr__ppr{
  margin-top:24px;padding:20px 22px;border-radius:var(--r);
  background:var(--cream);border:1px solid rgba(255,255,255,.16);
  box-shadow:0 2px 14px rgba(0,0,0,.18);
}
.ftr__ppr img{width:186px;max-width:100%;height:auto;margin-bottom:12px}
.ftr__ppr p{font-size:.78rem;color:var(--ink-2);margin:0;line-height:1.6}
.social{display:flex;gap:10px;margin-top:16px}
.social a{
  width:40px;height:40px;border-radius:50%;display:grid;place-items:center;
  background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.13);color:#dbe8e6;
  transition:all .3s var(--ease-out);
}
.social a:hover{background:var(--gold);border-color:var(--gold);color:#20200f;transform:translateY(-3px)}
.social svg{width:17px;height:17px}
.ftr__contact b{color:#fff;display:block;font-size:.94rem;margin-bottom:3px}
.ftr__contact .sm{font-size:.8rem;color:#9fb7b4;line-height:1.6;margin-bottom:14px}

.ftr__legal{margin-top:clamp(34px,4vw,52px);padding-block:26px 30px;border-top:1px solid rgba(255,255,255,.11)}
.ftr__legal p{font-size:.775rem;line-height:1.68;color:#93aca9;margin-bottom:.95em;max-width:108ch}
.ftr__legal p:last-child{margin-bottom:0}
.ftr__eho{display:flex;align-items:center;gap:11px;margin-bottom:16px;flex-wrap:wrap}
.ftr__eho svg{width:30px;height:30px;flex:none;color:#cfe0dd}
.ftr__eho span{font-size:.755rem;letter-spacing:.05em;color:#a8bfbc;font-weight:600}
.ftr__bot{display:flex;flex-wrap:wrap;gap:8px 22px;align-items:center;justify-content:space-between;padding-top:18px;margin-top:20px;border-top:1px solid rgba(255,255,255,.08);font-size:.775rem;color:#8fa9a6}
.ftr__bot nav{display:flex;flex-wrap:wrap;gap:8px 20px}

/* ---------- 15. Sticky CTAs ---------- */
.mbar{
  position:fixed;left:0;right:0;bottom:0;z-index:880;display:none;
  gap:9px;padding:9px 12px calc(9px + env(safe-area-inset-bottom));
  background:rgba(251,248,243,.94);backdrop-filter:saturate(160%) blur(14px);-webkit-backdrop-filter:saturate(160%) blur(14px);
  border-top:1px solid var(--line-soft);box-shadow:0 -4px 24px rgba(11,59,57,.09);
  transform:translateY(120%);transition:transform .4s var(--ease-out);
}
.mbar.is-in{transform:translateY(0)}
.mbar .btn{flex:1;padding:.82em 1em;font-size:.9rem;box-shadow:none}
@media (max-width:860px){
  .mbar{display:flex}
  .has-mbar{padding-bottom:78px}
}
.fab{
  position:fixed;right:26px;bottom:26px;z-index:880;display:none;
  align-items:center;gap:.6em;padding:.9em 1.35em;border-radius:var(--r-pill);
  background:var(--deep);color:#fff;font-weight:700;font-size:.92rem;border:0;cursor:pointer;
  box-shadow:0 8px 30px rgba(11,59,57,.3);
  opacity:0;transform:translateY(16px) scale(.96);pointer-events:none;
  transition:opacity .4s var(--ease-out),transform .4s var(--ease-out),background-color .25s;
}
.fab svg{width:1.1em;height:1.1em}
.fab.is-in{opacity:1;transform:none;pointer-events:auto}
.fab:hover{background:var(--deep-2);color:#fff}
@media (min-width:861px){.fab{display:inline-flex}}

/* ---------- 16. Reveal animation ----------
   The hidden starting state is applied only when JavaScript is running
   (the .js class is set by an inline script in the document head). If
   scripting is unavailable or fails, all content stays visible. */
.js .reveal{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease-out),transform .8s var(--ease-out)}
.js .reveal.is-in{opacity:1;transform:none}
.reveal-d1{transition-delay:.09s}
.reveal-d2{transition-delay:.18s}
.reveal-d3{transition-delay:.27s}
.reveal-d4{transition-delay:.36s}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1 !important;transform:none !important;transition:none !important}
  *,*::before,*::after{animation-duration:.001ms !important;animation-iteration-count:1 !important;transition-duration:.001ms !important;scroll-behavior:auto !important}
  .figure:hover img,.slide__btn:hover img{transform:none}
}

/* ---------- 17. Interior pages ---------- */
.phero{background:linear-gradient(160deg,#0b3b39,#0f504b 70%,#12706a);color:#fff;padding-block:calc(var(--header-h) + clamp(46px,7vw,84px)) clamp(46px,7vw,80px);position:relative;overflow:hidden}
.phero::after{content:"";position:absolute;right:-10%;top:-30%;width:56%;height:170%;background:radial-gradient(circle at center,rgba(204,171,102,.17),transparent 62%);pointer-events:none}
.phero .wrap{position:relative;z-index:1}
.phero h1{color:#fff;max-width:22ch;margin-bottom:.35em}
.phero p{color:rgba(255,255,255,.86);max-width:62ch;font-size:1.03rem;margin:0}
.phero .eyebrow{color:var(--gold)}
.phero .eyebrow::before{background:var(--gold)}
.crumbs{font-size:.79rem;color:rgba(255,255,255,.7);margin-bottom:1.4rem}
.crumbs a{color:rgba(255,255,255,.85);text-decoration:underline;text-underline-offset:2px}
.crumbs a:hover{color:var(--gold)}

.prose{max-width:74ch;margin-inline:auto}
.prose h2{font-size:clamp(1.35rem,1.15rem + .78vw,1.75rem);margin-top:2.3em;padding-top:1.3em;border-top:1px solid var(--line)}
.prose h2:first-of-type{margin-top:0;padding-top:0;border-top:0}
.prose h3{font-size:1.12rem;margin-top:1.9em}
.prose p,.prose li{font-size:.965rem;color:var(--ink-2);line-height:1.78}
.prose strong{color:var(--ink)}
.prose ul{padding-left:1.2em}
.prose .updated{font-size:.82rem;color:var(--ink-2);padding:12px 16px;background:var(--sand-2);border-radius:var(--r-sm);display:inline-block;margin-bottom:2.2em}
.prose address{font-style:normal;line-height:1.75;font-size:.95rem;color:var(--ink-2)}

/* thank you */
.ty{min-height:100svh;display:flex;flex-direction:column;background:linear-gradient(165deg,#0b3b39,#0f504b 62%,#125f57)}
.ty__main{flex:1;display:grid;place-items:center;padding:calc(var(--header-h) + 46px) 0 60px;text-align:center;position:relative;overflow:hidden}
.ty__main::after{content:"";position:absolute;left:50%;top:-24%;width:min(940px,150vw);aspect-ratio:1;transform:translateX(-50%);background:radial-gradient(circle,rgba(204,171,102,.16),transparent 60%);pointer-events:none}
.ty__in{position:relative;z-index:1;max-width:660px;margin-inline:auto;color:#fff}
.ty__tick{
  width:78px;height:78px;border-radius:50%;margin:0 auto 28px;display:grid;place-items:center;
  background:rgba(204,171,102,.16);border:1.5px solid rgba(204,171,102,.5);color:var(--gold);
  animation:tickIn .6s var(--ease-out) both;
}
.ty__tick svg{width:34px;height:34px;stroke-width:2.2}
@keyframes tickIn{from{opacity:0;transform:scale(.7)}to{opacity:1;transform:none}}
.ty h1{color:#fff;margin-bottom:.4em}
.ty p{color:rgba(255,255,255,.88);font-size:1.04rem;line-height:1.72;max-width:52ch;margin-inline:auto}
.ty__acts{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-top:2.2em}
/* Light brokerage panel so the black and gold logo reads on the dark page. */
.ty__card{
  margin-top:2.6em;padding:22px 26px;border-radius:var(--r);
  background:var(--cream);border:1px solid rgba(255,255,255,.2);
  box-shadow:0 6px 26px rgba(0,0,0,.22);
}
.ty__card p{font-size:.88rem;color:var(--ink-2);margin:0}
.ty__card p a{color:var(--teal);font-weight:600}
.ty__card p a:hover{color:var(--deep)}
.ty__card img{width:180px;max-width:100%;height:auto;margin:0 auto 12px}
.ty .ftr{background:rgba(4,24,23,.45)}

/* ---------- 18. Misc / responsive ---------- */
.vh{position:absolute !important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.nowrap{white-space:nowrap}
@media (max-width:1080px){
  .hdr__nav{display:none}
  .burger{display:flex}
  .hdr__tel span{display:none}
}
@media (max-width:640px){
  .hdr__cta .btn{display:none}
  .hdr__name span{display:none}
}