/* Michael Harris — Real Estate */
:root {
  --site-hero-height: 750px;
  /* rem-only horizontal padding so zoom does not rescale padding like vw does */
  --site-hero-padding-x: 1.75rem;
  --dark: #1a1a1a;
  --accent: #492E1D;
  --accent-hover: #3d2618;
  --teal: #304B45;
  --teal-hover: #243b36;
  --gray: #606060;
  --light-gray: #9a9a9a;
  --white: #ffffff;
  --surface: #faf8f5;
  --section-band-warm: #f4ece2;
  --section-band-cool: #e6eeea;
  --footer-bg: #1e3530;
  --section-spacing: 5rem;
  --radius-sm: 0.5rem;
  --radius-md: 0.875rem;
  --radius-lg: 1.25rem;
  --shadow-sm: 0 1px 4px rgba(26, 26, 26, 0.07);
  --shadow-md: 0 6px 24px rgba(73, 46, 29, 0.1);
  --shadow-lg: 0 16px 48px rgba(26, 26, 26, 0.13);
  --transition: 0.22s ease;
  --hero-overlay: linear-gradient(110deg, rgba(10, 14, 12, 0.92) 0%, rgba(10, 14, 12, 0.62) 55%, rgba(10, 14, 12, 0.28) 100%);
}

@media (min-width: 640px) {
  :root {
    --site-hero-padding-x: 2.5rem;
  }
}

@media (min-width: 1024px) {
  :root {
    --site-hero-padding-x: 4rem;
  }
}

* {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;
}

body {
  font-family: 'Inter', system-ui, -apple-system, sans-serif;
  font-size: 1rem;
  color: var(--dark);
  background: var(--surface);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3, h4, h5, h6,
.logo,
.section-title,
.hero-content h1,
.cta-section-left .cta-inner h2,
.process-step h3,
.valuation-form h3,
.featured-blog-card h3,
.newsletter-section h2,
.article-card h3 {
  font-family: 'Playfair Display', Georgia, serif;
}

/* ── HEADER ────────────────────────────── */
header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255, 255, 255, 0.96);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(73, 46, 29, 0.08);
  box-shadow: 0 1px 12px rgba(26, 26, 26, 0.06);
}

.navbar {
  max-width: 1200px;
  margin: 0 auto;
  padding: 1rem 1.5rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
  position: relative;
}

.logo-block {
  display: flex;
  flex-direction: column;
  gap: 0.1rem;
}

.logo {
  font-weight: 700;
  font-size: 1.3rem;
  color: var(--dark);
  letter-spacing: -0.01em;
}

.logo-tagline {
  font-size: 0.65rem;
  color: var(--light-gray);
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.nav-links {
  display: flex;
  list-style: none;
  gap: 0.125rem;
}

.nav-links a {
  color: var(--gray);
  text-decoration: none;
  font-weight: 500;
  font-size: 0.9375rem;
  padding: 0.375rem 0.75rem;
  border-radius: var(--radius-sm);
  position: relative;
  transition: color var(--transition);
}

.nav-links a::after {
  content: '';
  position: absolute;
  bottom: 2px;
  left: 0.75rem;
  right: 0.75rem;
  height: 2px;
  background: var(--accent);
  border-radius: 1px;
  transform: scaleX(0);
  transition: transform var(--transition);
}

.nav-links a:hover {
  color: var(--accent);
}

.nav-links a:hover::after {
  transform: scaleX(1);
}

/* Active nav link */
.nav-links > li > a.nav-active {
  color: var(--dark);
  font-weight: 600;
}
.nav-links > li > a.nav-active::after {
  transform: scaleX(1);
}

/* Dropdown — scoped to primary nav only */
.nav-links .nav-has-dropdown {
  position: relative;
}
.nav-chevron {
  font-size: 0.65rem;
  display: inline-block;
  transition: transform var(--transition);
  margin-left: 0.15rem;
}
.nav-links .nav-has-dropdown:hover .nav-chevron,
.nav-links .nav-has-dropdown:focus-within .nav-chevron {
  transform: rotate(180deg);
}
.nav-links .nav-dropdown {
  position: absolute;
  top: calc(100% + 0.35rem);
  left: 0;
  min-width: 180px;
  background: #fff;
  border-radius: var(--radius-md);
  box-shadow: var(--shadow-md);
  list-style: none;
  padding: 0.4rem 0;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-6px);
  transition: opacity var(--transition), transform var(--transition), visibility var(--transition);
  z-index: 200;
}
.nav-links .nav-has-dropdown:hover .nav-dropdown,
.nav-links .nav-has-dropdown:focus-within .nav-dropdown {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}
.nav-links .nav-dropdown a {
  display: block;
  padding: 0.45rem 1rem;
  color: var(--gray);
  font-size: 0.875rem;
  font-weight: 500;
  white-space: nowrap;
  border-radius: 0;
}
.nav-links .nav-dropdown a::after {
  display: none !important;
}
.nav-links .nav-dropdown a:hover {
  color: var(--accent);
  background: var(--surface);
}

/* Hamburger */
.hamburger {
  display: none;
  background: none;
  border: 1.5px solid rgba(73, 46, 29, 0.18);
  cursor: pointer;
  padding: 0.4rem 0.5rem;
  flex-direction: column;
  gap: 4px;
  align-items: center;
  justify-content: center;
  border-radius: var(--radius-sm);
  transition: border-color var(--transition);
}

.hamburger:hover {
  border-color: var(--accent);
}

.hamburger span {
  display: block;
  width: 20px;
  height: 2px;
  background: var(--dark);
  border-radius: 2px;
  transition: all 0.25s ease;
}

.hamburger.open span:nth-child(1) {
  transform: translateY(6px) rotate(45deg);
}
.hamburger.open span:nth-child(2) {
  opacity: 0;
  transform: scaleX(0);
}
.hamburger.open span:nth-child(3) {
  transform: translateY(-6px) rotate(-45deg);
}

.nav-end {
  display: flex;
  align-items: center;
  gap: 0.75rem;
}

.btn-signup {
  display: inline-block;
  padding: 0.5rem 1.25rem;
  background: var(--accent);
  color: var(--white) !important;
  border-radius: var(--radius-md);
  font-weight: 600;
  font-size: 0.9rem;
  text-decoration: none;
  border: none;
  cursor: pointer;
  white-space: nowrap;
  transition: background var(--transition), box-shadow var(--transition), transform var(--transition);
  box-shadow: var(--shadow-sm);
}

.btn-signup:hover {
  background: var(--accent-hover);
  box-shadow: 0 4px 16px rgba(73, 46, 29, 0.28);
  transform: translateY(-1px);
}

/* ── BUTTONS ───────────────────────────── */
.btn-outline {
  display: inline-block;
  padding: 0.75rem 1.75rem;
  background: transparent;
  color: var(--teal);
  border: 2px solid var(--teal);
  border-radius: var(--radius-md);
  font-weight: 600;
  text-decoration: none;
  cursor: pointer;
  font-size: 1rem;
  transition: background var(--transition), color var(--transition), box-shadow var(--transition), transform var(--transition);
}

.btn-outline:hover {
  background: var(--teal);
  color: var(--white);
  box-shadow: var(--shadow-md);
  transform: translateY(-1px);
}

.btn-arrow::after {
  content: " →";
}

.btn {
  display: inline-block;
  padding: 0.8rem 1.75rem;
  background: var(--accent);
  color: var(--white);
  border-radius: var(--radius-md);
  font-weight: 600;
  text-decoration: none;
  border: none;
  cursor: pointer;
  font-size: 1rem;
  transition: background var(--transition), box-shadow var(--transition), transform var(--transition);
  box-shadow: var(--shadow-sm);
}

.btn:hover {
  background: var(--accent-hover);
  box-shadow: 0 6px 20px rgba(73, 46, 29, 0.3);
  transform: translateY(-1px);
}

.btn:focus-visible,
.btn-outline:focus-visible,
.btn-signup:focus-visible {
  outline: 2px solid var(--teal);
  outline-offset: 3px;
}

.btn-group {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}

/* ── MAIN / SECTIONS ───────────────────── */
main {
  overflow-x: hidden;
}

section:not(.hero) {
  max-width: 1200px;
  margin: 0 auto;
  padding: var(--section-spacing) 1.5rem;
}

main > section:nth-of-type(2n):not(.hero):not(.cta-section-left):not(.newsletter-section):not(.section-listings) {
  background: var(--section-band-cool);
  box-shadow: 0 0 0 100vmax var(--section-band-cool);
  clip-path: inset(0 -100vmax);
  border-top: 1px solid rgba(48, 75, 69, 0.08);
}

main > section:nth-of-type(2n + 1):not(.hero):not(.cta-section-left):not(.newsletter-section):not(.section-listings) {
  background: var(--section-band-warm);
  box-shadow: 0 0 0 100vmax var(--section-band-warm);
  clip-path: inset(0 -100vmax);
  border-top: 1px solid rgba(73, 46, 29, 0.07);
}

main > section.dm-areas-section {
  background: linear-gradient(165deg, #f8faf9 0%, #f4f0ea 48%, #e8f0ec 100%);
  box-shadow: 0 0 0 100vmax #e8f0ec;
  clip-path: inset(0 -100vmax);
  border-top: 1px solid rgba(48, 75, 69, 0.1);
}

main > section.dm-areas-preview-section {
  background: linear-gradient(175deg, #faf8f5 0%, #eef4f1 55%, #f2ebe3 100%);
  box-shadow: 0 0 0 100vmax #f2ebe3;
  clip-path: inset(0 -100vmax);
  border-top: 1px solid rgba(48, 75, 69, 0.09);
}

.dm-areas-preview-inner {
  max-width: 1000px;
  margin: 0 auto;
}

.dm-areas-preview-head {
  text-align: center;
  max-width: 38rem;
  margin: 0 auto 1.5rem;
}

.dm-areas-preview-head .section-label {
  text-align: center;
}

.dm-areas-preview-head .dm-areas-heading {
  margin-bottom: 0.65rem;
}

.dm-areas-preview-lead {
  margin-bottom: 0;
  font-size: 1rem;
}

.dm-areas-preview-strip {
  list-style: none;
  margin: 0 0 1.75rem;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 0.7rem;
}

.dm-areas-preview-strip > li {
  min-width: 0;
}

a.dm-areas-preview-item--link {
  display: block;
  text-align: center;
  text-decoration: none;
  color: inherit;
  border-radius: var(--radius-md);
  transition: transform var(--transition), box-shadow var(--transition);
}

a.dm-areas-preview-item--link:hover {
  transform: translateY(-3px);
}

a.dm-areas-preview-item--link:focus-visible {
  outline: 2px solid var(--teal);
  outline-offset: 3px;
}

a.dm-areas-preview-item--link:hover .dm-areas-preview-item__media,
a.dm-areas-preview-item--link:focus-visible .dm-areas-preview-item__media {
  border-color: rgba(48, 75, 69, 0.35);
  box-shadow: 0 8px 28px rgba(26, 26, 26, 0.12);
}

.dm-areas-preview-item__media {
  display: block;
  aspect-ratio: 4 / 3;
  border-radius: var(--radius-md);
  overflow: hidden;
  border: 2px solid #e0dbd4;
  box-shadow: var(--shadow-sm);
  margin-bottom: 0.4rem;
}

.dm-areas-preview-item__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.dm-areas-preview-item__name {
  display: block;
  font-size: 0.72rem;
  font-weight: 700;
  color: var(--teal);
  line-height: 1.25;
  letter-spacing: 0.01em;
}

.dm-areas-preview-cta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem 1rem;
  justify-content: center;
  align-items: center;
}

@media (max-width: 720px) {
  .dm-areas-preview-strip {
    grid-template-columns: repeat(3, 1fr);
  }
}

@media (max-width: 400px) {
  .dm-areas-preview-strip {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (prefers-reduced-motion: reduce) {
  a.dm-areas-preview-item--link:hover {
    transform: none;
  }
}

.dm-areas-inner {
  max-width: 1160px;
  margin: 0 auto;
}

.dm-areas-split {
  display: grid;
  grid-template-columns: minmax(260px, 1fr) minmax(0, 1.35fr);
  gap: 2.5rem 3rem;
  align-items: center;
}

.dm-areas-copy .section-label {
  margin-bottom: 0.35rem;
}

.dm-areas-heading {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: clamp(1.75rem, 4vw, 2.35rem);
  font-weight: 700;
  color: var(--teal);
  letter-spacing: -0.02em;
  line-height: 1.18;
  margin-bottom: 1rem;
}

.dm-areas-lead {
  color: var(--gray);
  font-size: 1.02rem;
  line-height: 1.65;
  margin-bottom: 0.85rem;
}

.dm-areas-lead--secondary {
  font-size: 0.9375rem;
  margin-bottom: 1.5rem;
}

.dm-areas-cta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem 1rem;
  align-items: center;
}

.dm-areas-subheading {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.2rem;
  font-weight: 700;
  color: var(--teal);
  margin: 0 0 0.75rem;
  position: relative;
  z-index: 1;
  letter-spacing: -0.02em;
  line-height: 1.25;
}

.dm-areas-grid + .dm-areas-subheading {
  margin-top: 2rem;
}

.dm-areas-subheading-note {
  font-size: 0.875rem;
  color: var(--gray);
  line-height: 1.55;
  margin: -0.25rem 0 0.85rem;
  position: relative;
  z-index: 1;
  max-width: 38rem;
}

.dm-areas-grid-wrap {
  position: relative;
  border-radius: var(--radius-lg);
  padding: 0.35rem;
}

.dm-areas-grid-wrap::before {
  content: '';
  position: absolute;
  inset: -8px;
  border-radius: inherit;
  background:
    radial-gradient(ellipse 120% 80% at 12% 18%, rgba(48, 75, 69, 0.07), transparent 52%),
    radial-gradient(ellipse 100% 70% at 88% 82%, rgba(73, 46, 29, 0.06), transparent 48%);
  pointer-events: none;
  z-index: 0;
}

.dm-areas-grid {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.85rem;
  position: relative;
  z-index: 1;
}

.dm-areas-grid--core {
  grid-template-columns: repeat(5, 1fr);
}

.dm-areas-grid--outer {
  grid-template-columns: repeat(3, 1fr);
}

@media (max-width: 1100px) {
  .dm-areas-grid--core {
    grid-template-columns: repeat(3, 1fr);
  }

  .dm-areas-grid--outer {
    grid-template-columns: repeat(2, 1fr);
  }
}

.dm-area-card {
  position: relative;
  display: block;
  width: 100%;
  margin: 0;
  padding: 0;
  font: inherit;
  font-family: inherit;
  color: #fff;
  text-align: left;
  appearance: none;
  -webkit-appearance: none;
  background: transparent;
  cursor: pointer;
  aspect-ratio: 4 / 3;
  border-radius: var(--radius-md);
  overflow: hidden;
  border: 2px solid rgba(255, 255, 255, 0.4);
  box-shadow: 0 6px 28px rgba(26, 26, 26, 0.12);
  transition: transform var(--transition), box-shadow var(--transition), border-color var(--transition);
}

.dm-areas-grid > li {
  min-width: 0;
}

.dm-area-card:hover,
.dm-area-card:focus-visible {
  transform: translateY(-4px);
  box-shadow: 0 14px 40px rgba(26, 26, 26, 0.18);
  border-color: rgba(255, 255, 255, 0.65);
}

.dm-area-card:focus-visible {
  outline: 2px solid var(--teal);
  outline-offset: 3px;
}

.dm-area-card__img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.45s ease;
}

.dm-area-card:hover .dm-area-card__img,
.dm-area-card:focus-visible .dm-area-card__img {
  transform: scale(1.06);
}

.dm-area-card__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(26, 26, 26, 0.82) 0%, rgba(26, 26, 26, 0.28) 48%, rgba(26, 26, 26, 0.08) 100%);
  transition: background var(--transition);
  pointer-events: none;
}

.dm-area-card:hover .dm-area-card__overlay,
.dm-area-card:focus-visible .dm-area-card__overlay {
  background: linear-gradient(to top, rgba(48, 75, 69, 0.88) 0%, rgba(26, 26, 26, 0.32) 50%, rgba(26, 26, 26, 0.1) 100%);
}

.dm-area-card__label {
  position: absolute;
  left: 0.9rem;
  right: 0.9rem;
  bottom: 0.75rem;
  font-family: 'Inter', system-ui, sans-serif;
  font-size: 1.05rem;
  font-weight: 700;
  letter-spacing: 0.02em;
  text-shadow: 0 1px 14px rgba(0, 0, 0, 0.5);
  z-index: 1;
  line-height: 1.25;
}

.dm-areas-grid-wrap--detail-open .dm-areas-grid {
  display: none;
}

.dm-areas-grid-wrap--detail-open::before {
  opacity: 0.35;
}

.dm-areas-detail {
  background: #fff;
  border: 2px solid #e0dbd4;
  border-radius: var(--radius-lg);
  padding: 1.35rem 1.5rem 1.6rem;
  box-shadow: 0 8px 36px rgba(26, 26, 26, 0.08);
  min-height: 12rem;
}

.dm-areas-detail__back {
  display: inline-flex;
  align-items: center;
  gap: 0.35rem;
  margin-bottom: 1rem;
  padding: 0.4rem 0.65rem 0.4rem 0;
  font-size: 0.9rem;
  font-weight: 600;
  color: var(--teal);
  background: transparent;
  border: none;
  cursor: pointer;
  font-family: inherit;
  transition: color var(--transition);
}

.dm-areas-detail__back:hover,
.dm-areas-detail__back:focus-visible {
  color: var(--teal-hover);
  text-decoration: underline;
}

.dm-areas-detail__back:focus-visible {
  outline: 2px solid var(--teal);
  outline-offset: 3px;
  border-radius: var(--radius-sm);
}

.dm-areas-detail__back-icon {
  font-size: 1.1rem;
  line-height: 1;
}

.dm-areas-detail__title {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.65rem;
  font-weight: 700;
  color: var(--teal);
  margin-bottom: 0.85rem;
  letter-spacing: -0.02em;
}

.dm-areas-detail__body {
  color: var(--gray);
  font-size: 0.975rem;
  line-height: 1.65;
}

.dm-areas-detail__body > p {
  margin-bottom: 0.85rem;
}

.dm-areas-detail__body > p:last-of-type {
  margin-bottom: 0;
}

.dm-areas-detail__list {
  margin: 0.85rem 0 0;
  padding-left: 1.2rem;
  color: var(--gray);
  font-size: 0.9375rem;
  line-height: 1.55;
}

.dm-areas-detail__list li {
  margin-bottom: 0.4rem;
}

.dm-areas-detail__actions {
  margin-top: 1.5rem;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(48, 75, 69, 0.12);
}

@media (max-width: 960px) {
  .dm-areas-split {
    grid-template-columns: 1fr;
    text-align: center;
  }

  .dm-areas-copy .section-label {
    text-align: center;
  }

  .dm-areas-cta {
    justify-content: center;
  }

  .dm-areas-subheading,
  .dm-areas-subheading-note {
    text-align: center;
    margin-left: auto;
    margin-right: auto;
  }
}

@media (max-width: 640px) {
  .dm-areas-grid,
  .dm-areas-grid--core,
  .dm-areas-grid--outer {
    grid-template-columns: repeat(2, 1fr);
  }

  .dm-areas-grid--core .dm-area-card__label,
  .dm-areas-grid--outer .dm-area-card__label {
    font-size: 0.9rem;
  }
}

@media (max-width: 400px) {
  .dm-areas-grid,
  .dm-areas-grid--core,
  .dm-areas-grid--outer {
    grid-template-columns: 1fr;
  }
}

@media (prefers-reduced-motion: reduce) {
  .dm-area-card,
  .dm-area-card__img {
    transition: none;
  }

  .dm-area-card:hover,
  .dm-area-card:focus-visible {
    transform: none;
  }

  .dm-area-card:hover .dm-area-card__img,
  .dm-area-card:focus-visible .dm-area-card__img {
    transform: none;
  }
}

.section-title {
  font-size: 2.25rem;
  font-weight: 700;
  margin-bottom: 1.5rem;
  color: var(--dark);
  letter-spacing: -0.025em;
  line-height: 1.15;
}

.section-title--center { text-align: center; }
.section-label--center { text-align: center; }

.section-intro {
  text-align: center;
  color: var(--gray);
  margin-bottom: 2rem;
}

.section-intro--mb-sm { margin-bottom: 1.5rem; }

.section-intro--narrow {
  max-width: 520px;
  margin-left: auto;
  margin-right: auto;
}

.section-subtext {
  color: var(--gray);
  margin-bottom: 1.5rem;
}

.text-muted-paragraph {
  color: var(--gray);
  margin-bottom: 1rem;
}

main > section.section-listings {
  padding: var(--section-spacing) 1.5rem;
  background: linear-gradient(180deg, #eef4f2 0%, var(--surface) 72%);
  box-shadow: 0 0 0 100vmax #eef4f2;
  clip-path: inset(0 -100vmax);
  border-top: 1px solid rgba(48, 75, 69, 0.1);
}

.section-listings .section-title {
  margin-bottom: 0.5rem;
}

.listings-cta-grid {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  align-items: stretch;
  gap: 1.25rem;
  max-width: 960px;
  margin: 0 auto;
}

.listings-cta-card {
  flex: 1 1 240px;
  max-width: 300px;
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  padding: 1.35rem 1.5rem;
  background: var(--white);
  border: 1px solid rgba(73, 46, 29, 0.1);
  border-radius: var(--radius-md);
  box-shadow: var(--shadow-sm);
  text-decoration: none;
  color: inherit;
  transition:
    border-color var(--transition),
    box-shadow var(--transition),
    transform var(--transition);
}

.listings-cta-card:hover {
  border-color: rgba(48, 75, 69, 0.22);
  box-shadow: var(--shadow-md);
  transform: translateY(-2px);
}

.listings-cta-card__site {
  font-size: 0.9375rem;
  font-weight: 700;
  color: var(--teal);
  margin-bottom: 0.35rem;
}

.listings-cta-card__hint {
  font-size: 0.8125rem;
  color: var(--gray);
  line-height: 1.5;
  margin: 0 0 0.85rem;
  flex: 1;
}

.listings-cta-card__go {
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--accent);
}

.listings-cta-card:hover .listings-cta-card__go {
  text-decoration: underline;
}

main > section.section-pad-y-only {
  padding: var(--section-spacing) 0;
}

/* ── HERO ──────────────────────────────── */
section.hero.site-hero {
  position: relative;
  isolation: isolate;
  max-width: none !important;
  width: 100% !important;
  margin: 0 0 0.5rem !important;
  padding: 0 var(--site-hero-padding-x) !important;
  min-height: var(--site-hero-height) !important;
  height: var(--site-hero-height) !important;
  box-sizing: border-box !important;
  display: grid !important;
  align-items: center !important;
  justify-items: start !important;
  overflow: hidden !important;
  border-radius: 0 0 var(--radius-lg) var(--radius-lg) !important;
  background-color: #1e3530;
  background-size: cover;
  background-position: center;
}

section.hero.site-hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--hero-overlay);
  border-radius: inherit;
  z-index: 0;
}

.site-hero.hero--home {
  background-image: url(../images/home_hero.jpg);
}
.site-hero.hero--about   { background-image: url(../images/about_hero.jpg); }
.site-hero.hero--buy     { background-image: url(../images/paulbr75-new-home-2416180_1920.jpg); }
.site-hero.hero--sell    { background-image: url(../images/paulbr75-luxury-home-2409518_1920.jpg); }
.site-hero.hero--contact { background-image: url(../images/pexels-house-1867187_1920.jpg); }
.site-hero.hero--blog    { background-image: url(../images/pexels-house-1836070_1920.jpg); }

section.hero.site-hero .hero-content {
  position: relative;
  z-index: 1;
  max-width: 44rem;
}

section.hero.site-hero .hero-content p,
section.hero.site-hero .hero-content .btn-group {
  font-family: 'Inter', system-ui, -apple-system, sans-serif;
}

section.hero.site-hero .hero-content h1 {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 2.5rem;
  font-weight: 700;
  line-height: 1.1;
  color: #fff;
  letter-spacing: -0.025em;
  margin-bottom: 1.25rem;
  text-shadow: 0 2px 32px rgba(0, 0, 0, 0.45);
}

@media (min-width: 480px) {
  section.hero.site-hero .hero-content h1 {
    font-size: 3rem;
  }
}

@media (min-width: 768px) {
  section.hero.site-hero .hero-content h1 {
    font-size: 3.5rem;
  }
}

@media (min-width: 1100px) {
  section.hero.site-hero .hero-content h1 {
    font-size: 3.75rem;
  }
}

section.hero.site-hero .hero-content p {
  font-size: 1.125rem;
  line-height: 1.65;
  color: rgba(255, 255, 255, 0.88);
  margin-bottom: 2rem;
  max-width: 34rem;
  text-shadow: 0 1px 16px rgba(0, 0, 0, 0.3);
}

.site-hero .btn-outline {
  border-color: rgba(255, 255, 255, 0.8) !important;
  color: #fff !important;
}

.site-hero .btn-outline:hover {
  background: rgba(255, 255, 255, 0.14) !important;
  color: #fff !important;
  border-color: #fff !important;
  box-shadow: 0 4px 20px rgba(0, 0, 0, 0.25);
}

/* ── ABOUT SECTION (HOME) ──────────────── */
.about-section-inner--home {
  grid-template-columns: minmax(200px, 280px) 1fr;
  align-items: start;
}

.about-headshot-img {
  width: 100%;
  max-width: 300px;
  margin: 0 auto;
  aspect-ratio: 3 / 4;
  object-fit: cover;
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-lg);
  border: 3px solid rgba(255, 255, 255, 0.9);
  display: block;
}

.about-page-intro {
  grid-template-columns: minmax(200px, 280px) 1fr;
  align-items: start;
}

.about-headshot-wrap {
  position: relative;
}

.about-headshot-wrap .about-headshot-img {
  max-width: 100%;
}

/* ── TESTIMONIALS ──────────────────────── */
.testimonials-section {
  padding: var(--section-spacing) 1.5rem;
  text-align: center;
}

.testimonials-section > .section-title {
  margin-bottom: 0.5rem;
}

.testimonials-section__lead {
  max-width: 36rem;
  margin: 0 auto 2.25rem;
  color: var(--gray);
  font-size: 1.0625rem;
  line-height: 1.6;
}

.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr));
  gap: 1.75rem;
  max-width: 1200px;
  margin: 0 auto 2.25rem;
  text-align: left;
}

.testimonial-card {
  --card-pad-x: 1.75rem;
  display: flex;
  flex-direction: column;
  background: var(--white);
  padding: 0 0 1.5rem;
  border-radius: var(--radius-lg);
  text-align: left;
  border: 1px solid rgba(73, 46, 29, 0.09);
  box-shadow:
    0 1px 2px rgba(26, 26, 26, 0.04),
    0 12px 32px rgba(73, 46, 29, 0.08);
  transition: box-shadow var(--transition), transform var(--transition), border-color var(--transition);
  position: relative;
  overflow: hidden;
  height: 100%;
}

.testimonial-card__accent {
  height: 4px;
  width: 100%;
  flex-shrink: 0;
  background: linear-gradient(90deg, var(--teal) 0%, var(--accent) 100%);
  opacity: 0.92;
}

.testimonial-card__stars {
  margin: 0;
  padding: 1.1rem var(--card-pad-x) 0;
  font-size: 0.8125rem;
  line-height: 1;
  letter-spacing: 0.18em;
  color: #b8956a;
  text-shadow: 0 1px 0 rgba(255, 255, 255, 0.8);
}

.testimonial-card::after {
  content: '\201C';
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 4.5rem;
  color: var(--teal);
  opacity: 0.07;
  line-height: 1;
  position: absolute;
  top: 2.75rem;
  right: 1rem;
  pointer-events: none;
}

.testimonial-card:hover {
  box-shadow:
    0 2px 4px rgba(26, 26, 26, 0.06),
    0 20px 40px rgba(48, 75, 69, 0.12);
  transform: translateY(-4px);
  border-color: rgba(48, 75, 69, 0.14);
}

.testimonial-card .testimonial-quote {
  font-size: 0.96875rem;
  color: var(--dark);
  line-height: 1.72;
  margin: 0;
  padding: 0.65rem var(--card-pad-x) 1.15rem;
  flex: 1;
  position: relative;
  z-index: 1;
}

.testimonial-attribution {
  margin-top: auto;
  padding: 1rem var(--card-pad-x) 0;
  border-top: 1px solid rgba(73, 46, 29, 0.08);
  display: flex;
  flex-wrap: wrap;
  align-items: baseline;
  gap: 0.35rem 0.75rem;
}

.testimonial-author-abbr {
  font-size: 0.8125rem;
  font-weight: 600;
  font-style: normal;
  color: var(--teal);
  letter-spacing: 0.02em;
}

.testimonial-name-toggle {
  font-size: 0.75rem;
  color: var(--gray);
}

.testimonial-name-toggle summary {
  cursor: pointer;
  list-style: none;
  color: var(--teal);
  font-weight: 600;
  text-decoration: underline;
  text-underline-offset: 2px;
}

.testimonial-name-toggle summary::-webkit-details-marker {
  display: none;
}

.testimonial-name-toggle .testimonial-author--full {
  display: block;
  margin-top: 0.4rem;
  padding: 0;
  border: none;
  font-size: 0.8125rem;
  font-weight: 600;
  font-style: normal;
  color: var(--dark);
}

.testimonial-name-toggle .testimonial-author--full::before {
  content: '— ';
}

.testimonials-section__cta {
  margin-top: 0.25rem;
}

/* ── HOME: decorative house above CTA ───── */
.home-house-accent {
  display: flex;
  justify-content: center;
  align-items: flex-end;
  padding: 2.75rem 1.5rem 2rem;
  background: linear-gradient(180deg, var(--surface) 0%, var(--section-band-cool) 55%, rgba(48, 75, 69, 0.12) 100%);
}

.home-house-accent__svg {
  display: block;
  overflow: visible;
  transform-origin: 50% 100%;
  animation: home-house-float 4.8s ease-in-out infinite;
}

.home-house-accent__roof {
  fill: var(--teal);
}

.home-house-accent__body {
  fill: var(--accent);
}

.home-house-accent__chimney {
  fill: var(--accent-hover);
}

.home-house-accent__door {
  fill: rgba(255, 255, 255, 0.38);
}

.home-house-accent__window {
  fill: #e8d9c8;
  animation: home-house-window 3.2s ease-in-out infinite;
}

.home-house-accent__window--r {
  animation-delay: 1.1s;
}

@keyframes home-house-float {
  0%,
  100% {
    transform: translateY(0) rotate(0deg);
  }
  35% {
    transform: translateY(-7px) rotate(-1.2deg);
  }
  70% {
    transform: translateY(-3px) rotate(0.8deg);
  }
}

@keyframes home-house-window {
  0%,
  100% {
    opacity: 0.5;
    fill: #d4c4b0;
  }
  50% {
    opacity: 1;
    fill: #f6ecdd;
  }
}

@media (prefers-reduced-motion: reduce) {
  .home-house-accent__svg,
  .home-house-accent__window {
    animation: none;
  }

  .home-house-accent__window {
    opacity: 0.9;
    fill: #f0e4d4;
  }
}

/* ── CTA SECTION ───────────────────────── */
.cta-section-left {
  background: var(--teal);
  box-shadow: 0 0 0 100vmax var(--teal);
  clip-path: inset(0 -100vmax);
  padding: var(--section-spacing) 1.5rem;
}

.cta-section-left .cta-inner {
  max-width: 36rem;
  margin: 0;
  text-align: left;
}

.cta-section-left .cta-inner h2 {
  font-size: 2.125rem;
  margin-bottom: 0.75rem;
  color: var(--white);
  letter-spacing: -0.02em;
}

.cta-section-left .cta-inner p {
  color: rgba(255, 255, 255, 0.78);
  margin-bottom: 1.75rem;
  font-size: 1.0625rem;
}

.cta-section-left .btn {
  background: var(--white);
  color: var(--teal);
}

.cta-section-left .btn:hover {
  background: var(--section-band-warm);
  color: var(--accent);
  box-shadow: 0 6px 20px rgba(0, 0, 0, 0.2);
}

.cta-section-left .btn-outline {
  border-color: rgba(255, 255, 255, 0.6);
  color: var(--white);
}

.cta-section-left .btn-outline:hover {
  background: rgba(255, 255, 255, 0.12);
  color: var(--white);
  border-color: var(--white);
}

/* ── FOOTER ────────────────────────────── */
footer {
  background: linear-gradient(180deg, #223c36 0%, var(--footer-bg) 100%);
  color: #d1d5db;
  padding: 3rem 1.5rem 2rem;
  border-top: 1px solid rgba(255, 255, 255, 0.05);
}

.footer-inner {
  max-width: 1200px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(13rem, 1.15fr) minmax(12.5rem, 18rem);
  gap: 2rem clamp(2rem, 4vw, 3.5rem);
  align-items: start;
}

.footer-brand .logo {
  color: #e5e7eb;
}

.footer-brand .logo-tagline {
  color: #9ca3af;
  margin-top: 0.25rem;
}

.footer-brand {
  min-width: 0;
}

.footer-logos {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 0.55rem;
  margin-top: 1rem;
}

.footer-logo-wrap {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  background: var(--teal);
  border-radius: var(--radius-sm);
  padding: 0.4rem 0.6rem;
}

.footer-logo-wrap img {
  height: 36px;
  width: auto;
  max-width: 130px;
  object-fit: contain;
  display: block;
}

.footer-logo-wrap img.nar-logo {
  filter: brightness(0) invert(1);
  height: 26px;
  max-width: 56px;
}

.footer-logo-wrap--lg {
  padding: 0.75rem 1.25rem;
  border-radius: var(--radius-md);
}

.footer-logo-wrap--lg img {
  height: 44px;
  max-width: 160px;
}

.footer-mid {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 1rem;
  padding-top: 0.2rem;
  min-width: 0;
  justify-self: start;
}

.footer-links {
  display: flex;
  gap: 1.25rem 1.5rem;
  list-style: none;
  flex-wrap: wrap;
  margin: 0;
  padding: 0;
  justify-content: flex-start;
}

.footer-links a {
  color: #9ca3af;
  text-decoration: none;
  font-size: 0.875rem;
  transition: color var(--transition);
}

.footer-links a:hover {
  color: var(--white);
}

ul.footer-social {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.35rem 1rem;
  list-style: none;
  margin: 0.75rem 0 0;
  padding: 0;
}

.footer-social li {
  margin: 0;
}

.footer-social a {
  color: #9ca3af;
  text-decoration: none;
  font-size: 0.875rem;
  font-weight: 500;
  transition: color var(--transition);
}

.footer-social a:hover {
  color: var(--white);
  text-decoration: underline;
}

.footer-newsletter {
  text-align: left;
  margin: 0;
  max-width: none;
}

.footer-newsletter__title {
  font-size: 0.9375rem;
  font-weight: 700;
  color: #e5e7eb;
  margin: 0 0 0.2rem;
}

.footer-newsletter__hint {
  font-size: 0.75rem;
  color: #9ca3af;
  margin: 0 0 0.65rem;
  line-height: 1.4;
}

.footer-newsletter-form {
  display: flex;
  flex-direction: column;
  gap: 0.45rem;
  align-items: stretch;
}

.footer-newsletter__row {
  display: flex;
  flex-wrap: nowrap;
  gap: 0.5rem;
  align-items: center;
}

.footer-newsletter__row input {
  flex: 1;
  min-width: 0;
  padding: 0.5rem 0.65rem;
  border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: var(--radius-sm);
  background: rgba(255, 255, 255, 0.07);
  color: var(--white);
  font-family: inherit;
  font-size: 0.8125rem;
  transition: border-color var(--transition);
}

.footer-newsletter__row input::placeholder {
  color: rgba(255, 255, 255, 0.42);
}

.footer-newsletter__row input:focus {
  outline: none;
  border-color: rgba(255, 255, 255, 0.5);
}

.footer-newsletter__btn {
  padding: 0.5rem 1rem;
  font-size: 0.8125rem;
}

.footer-newsletter__fs-msg {
  flex: 1 1 100%;
  margin: 0 0 0.35rem;
  padding: 0.45rem 0.55rem;
  border-radius: var(--radius-sm);
  font-size: 0.75rem;
  line-height: 1.4;
  outline: none;
}

.footer-newsletter__fs-msg[data-fs-error=""][data-fs-active] {
  background: rgba(248, 113, 113, 0.15);
  border: 1px solid rgba(252, 165, 165, 0.35);
  color: #fecaca;
}

.footer-newsletter__fs-msg[data-fs-success][data-fs-active] {
  background: rgba(48, 75, 69, 0.35);
  border: 1px solid rgba(134, 239, 172, 0.25);
  color: #ecfdf5;
}

.footer-newsletter__field-error[data-fs-active] {
  flex: 1 1 100%;
  font-size: 0.6875rem;
  color: #fecaca;
  margin: 0;
}

.footer-bottom {
  grid-column: 1 / -1;
  padding-top: 1.5rem;
  margin-top: 0.15rem;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  text-align: center;
}

.footer-bottom .company-info {
  font-size: 0.8125rem;
  color: #9ca3af;
  line-height: 1.65;
  margin: 0 auto;
  max-width: 42rem;
}

.footer-bottom .company-info a {
  color: #c8dad4;
  text-decoration: none;
  font-weight: 600;
}

.footer-bottom .company-info a:hover {
  color: var(--white);
  text-decoration: underline;
}

/* ── PLACEHOLDERS ──────────────────────── */
.img-placeholder {
  aspect-ratio: 1;
  background: linear-gradient(135deg, #ebe8e0 0%, #e0e0e0 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--light-gray);
  font-size: 2rem;
  border-radius: var(--radius-md);
  border: 1px solid rgba(73, 46, 29, 0.06);
}

/* ── ABOUT / BIO GRIDS ─────────────────── */
.about-section-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
  align-items: center;
}

.about-section-inner p {
  color: var(--gray);
  margin-bottom: 1rem;
}

.about-bio-block p:last-of-type {
  margin-bottom: 0;
}

.about-details-inner {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(240px, 320px));
  justify-content: center;
  gap: 2.5rem;
  max-width: 1000px;
  margin: 0 auto;
  padding: 0 1.5rem;
}

.about-details-block {
  padding: 0 0.5rem 0 0;
}

.about-list {
  list-style: none;
  padding: 0;
  margin: 0;
  color: var(--gray);
  font-size: 0.9375rem;
  line-height: 1.8;
}

.about-list li {
  position: relative;
  padding-left: 1.25rem;
  margin-bottom: 0.5rem;
}

.about-list li::before {
  content: "·";
  position: absolute;
  left: 0;
  font-weight: 700;
  color: var(--accent);
}

/* ── PROCESS STEPS ─────────────────────── */
.process-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.process-step {
  background: var(--white);
  padding: 2rem 1.75rem;
  border-radius: var(--radius-lg);
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-sm);
  transition: box-shadow var(--transition), transform var(--transition);
}

.process-step:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.process-step .step-num {
  font-size: 2.75rem;
  font-weight: 800;
  color: var(--accent);
  opacity: 0.45;
  margin-bottom: 0.75rem;
  line-height: 1;
  font-family: 'Playfair Display', Georgia, serif;
}

.process-step h3 {
  font-size: 1.0625rem;
  margin-bottom: 0.625rem;
  color: var(--dark);
}

.process-step p {
  font-size: 0.9rem;
  color: var(--gray);
  line-height: 1.6;
}

.process-step .learn-more {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--accent);
  text-decoration: none;
  margin-top: 1rem;
  display: inline-block;
  transition: color var(--transition);
}

.process-step .learn-more:hover {
  color: var(--accent-hover);
  text-decoration: underline;
}

.process-step .learn-more::after { content: " →"; }
.process-step .learn-more.plus::after { content: " +"; }

/* ── SECTION LABEL ─────────────────────── */
.section-label {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  color: var(--teal);
  text-transform: uppercase;
  margin-bottom: 0.5rem;
}

/* ── BUYERS RESOURCES ──────────────────── */
.buyers-resources-inner {
  display: grid;
  grid-template-columns: 1fr 1.1fr 1fr;
  gap: 2rem;
  align-items: start;
}

.buyers-resource-item {
  display: flex;
  gap: 1rem;
  align-items: flex-start;
  padding: 1.25rem;
  background: var(--white);
  border-radius: var(--radius-md);
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-sm);
  transition: box-shadow var(--transition), transform var(--transition);
  margin-bottom: 1rem;
}

.buyers-resource-item:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-2px);
}

.buyers-resource-item .icon {
  width: 48px;
  height: 48px;
  min-width: 48px;
  background: var(--section-band-warm);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1.25rem;
}

.buyers-resource-item h4 {
  font-size: 1rem;
  margin-bottom: 0.375rem;
  color: var(--dark);
}

.buyers-resource-item p {
  font-size: 0.875rem;
  color: var(--gray);
  line-height: 1.55;
}

.buyers-resources-center {
  border-radius: var(--radius-md);
  display: flex;
  flex-direction: column;
  align-items: stretch;
  justify-content: flex-start;
  padding: 1.5rem;
  background: var(--white);
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-sm);
}

.buyers-resources-center--visual {
  padding: 0;
  background: transparent;
  border: none;
  box-shadow: none;
}

.buyers-resources-visual {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 3 / 5;
  min-height: 380px;
  max-height: 560px;
  box-shadow: var(--shadow-md);
  border: 1px solid rgba(73, 46, 29, 0.1);
}

.buyers-resources-visual__img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.buyers-resources-visual__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(26, 26, 26, 0.2) 0%, rgba(26, 26, 26, 0.58) 100%);
  pointer-events: none;
}

.buyers-resources-visual__cta-wrap {
  position: absolute;
  left: 50%;
  top: 50%;
  transform: translate(-50%, -50%);
  z-index: 1;
  text-align: center;
}

.buyers-resources-visual__cta-wrap .btn {
  box-shadow: 0 10px 28px rgba(0, 0, 0, 0.28);
}

.buyers-resources-visual__cta-wrap .btn:hover {
  transform: none;
  box-shadow: 0 12px 32px rgba(0, 0, 0, 0.35);
}

.buyers-resource-item__btn {
  margin-top: 0.75rem;
  align-self: flex-start;
}

/* Do not set display on <dialog> unless [open] — flex overrides UA display:none and keeps content visible */
.mortgage-modal {
  margin: 0;
  padding: 1.25rem;
  border: none;
  width: 100%;
  max-width: 100%;
  background: transparent;
  box-sizing: border-box;
}

.mortgage-modal[open] {
  display: flex;
  align-items: center;
  justify-content: center;
}

.mortgage-modal::backdrop {
  background: rgba(26, 26, 26, 0.52);
  backdrop-filter: blur(5px);
}

.mortgage-modal__panel {
  background: var(--white);
  border-radius: var(--radius-lg);
  max-width: 500px;
  width: 100%;
  max-height: 680px;
  overflow-y: auto;
  box-shadow: var(--shadow-lg);
  border: 1px solid rgba(73, 46, 29, 0.08);
  padding: 1.25rem 1.4rem 1.4rem;
  position: relative;
  -webkit-overflow-scrolling: touch;
}

.mortgage-modal__top {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 0.75rem;
  margin-bottom: 0.35rem;
}

.mortgage-modal__title {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.3rem;
  font-weight: 600;
  color: var(--dark);
  margin: 0;
  line-height: 1.25;
  padding-right: 0.25rem;
}

.mortgage-modal__close,
.contact-modal__close {
  flex-shrink: 0;
  width: 2.25rem;
  height: 2.25rem;
  border: 1px solid rgba(73, 46, 29, 0.14);
  border-radius: var(--radius-sm);
  background: var(--surface);
  color: var(--dark);
  font-size: 1.35rem;
  line-height: 1;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition:
    background var(--transition),
    border-color var(--transition);
}

.mortgage-modal__close:hover,
.contact-modal__close:hover {
  background: var(--section-band-cool);
  border-color: rgba(48, 75, 69, 0.25);
}

/* Contact “modal” is a fixed div overlay (not <dialog>) — works in embedded previews where showModal/top-layer breaks */
.contact-modal--root {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 10050;
  margin: 0;
  padding: 1.25rem;
  border: none;
  width: 100%;
  max-width: 100%;
  box-sizing: border-box;
  background: transparent;
  align-items: center;
  justify-content: center;
  overflow-y: auto;
  -webkit-overflow-scrolling: touch;
}

.contact-modal--root.contact-modal--open {
  display: flex;
}

.contact-modal__backdrop {
  position: absolute;
  inset: 0;
  background: rgba(26, 26, 26, 0.52);
  backdrop-filter: blur(5px);
}

.contact-modal--root .contact-modal__panel {
  position: relative;
  z-index: 1;
  flex-shrink: 0;
  margin: auto;
}

.contact-modal__panel {
  background: var(--white);
  border-radius: var(--radius-lg);
  max-width: 440px;
  width: 100%;
  max-height: 640px;
  overflow-y: auto;
  box-shadow: var(--shadow-lg);
  border: 1px solid rgba(73, 46, 29, 0.08);
  padding: 1.25rem 1.4rem 1.4rem;
  position: relative;
  -webkit-overflow-scrolling: touch;
}

.contact-modal__top {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 0.75rem;
  margin-bottom: 0.65rem;
}

.contact-modal__title {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.25rem;
  font-weight: 600;
  color: var(--dark);
  margin: 0;
  line-height: 1.25;
}

.contact-modal__lead {
  font-size: 0.8125rem;
  color: var(--gray);
  line-height: 1.55;
  margin: 0 0 1rem;
}

.contact-modal__lead a {
  color: var(--teal);
  font-weight: 600;
  text-decoration: none;
}

.contact-modal__lead a:hover {
  text-decoration: underline;
}

.contact-modal__req {
  color: var(--accent);
  text-decoration: none;
  font-weight: 700;
  border: none;
}

.contact-modal-form label {
  display: block;
  font-size: 0.8125rem;
  font-weight: 500;
  color: var(--gray);
  margin-bottom: 0.3rem;
}

.contact-modal-form input:not([type="hidden"]),
.contact-modal-form textarea {
  width: 100%;
  padding: 0.6rem 0.75rem;
  margin-bottom: 0.85rem;
  border: 1px solid rgba(73, 46, 29, 0.14);
  border-radius: var(--radius-sm);
  font-family: inherit;
  font-size: 0.9375rem;
  transition: border-color var(--transition), box-shadow var(--transition);
}

.contact-modal-form input[type="hidden"] {
  display: none;
}

.contact-modal-form input:focus,
.contact-modal-form textarea:focus {
  outline: none;
  border-color: var(--teal);
  box-shadow: 0 0 0 3px rgba(48, 75, 69, 0.12);
}

.contact-modal-form textarea {
  min-height: 100px;
  resize: vertical;
}

.contact-modal__submit {
  width: 100%;
  margin-top: 0.15rem;
}

.contact-modal__form-alert {
  margin: 0 0 0.75rem;
  padding: 0.75rem 0.85rem;
  border-radius: var(--radius-sm);
  font-size: 0.875rem;
  line-height: 1.45;
  outline: none;
}

.contact-modal__form-alert[data-fs-error=""][data-fs-active] {
  background: rgba(176, 44, 44, 0.08);
  border: 1px solid rgba(176, 44, 44, 0.22);
  color: #5c1a1a;
}

.contact-modal__form-alert[data-fs-success][data-fs-active] {
  background: rgba(48, 75, 69, 0.1);
  border: 1px solid rgba(48, 75, 69, 0.2);
  color: var(--dark);
}

.contact-modal__field-error[data-fs-active] {
  display: block;
  font-size: 0.75rem;
  color: #8b2525;
  margin: -0.55rem 0 0.65rem;
}

/* @formspree/ajax — useDefaultStyles: false; hide until data-fs-active */
[data-fs-error]:not([data-fs-active]),
[data-fs-success]:not([data-fs-active]) {
  display: none;
}

[data-fs-success][data-fs-active] {
  display: block;
}

[data-fs-error=""][data-fs-active] {
  display: block;
}

span[data-fs-error]:not([data-fs-error=""])[data-fs-active] {
  display: block;
}

@media (prefers-reduced-motion: reduce) {
  .mortgage-modal::backdrop {
    backdrop-filter: none;
  }

  .contact-modal__backdrop {
    backdrop-filter: none;
  }
}

.visually-hidden {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.mortgage-calculator {
  width: 100%;
  text-align: left;
}

.mortgage-calculator__heading {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.35rem;
  font-weight: 600;
  color: var(--dark);
  margin: 0 0 1.1rem;
  text-align: center;
}

.mortgage-calculator__form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.85rem 1rem;
  margin-bottom: 1.25rem;
}

.mortgage-calculator__field label {
  display: block;
  font-size: 0.8125rem;
  font-weight: 500;
  color: var(--gray);
  margin-bottom: 0.3rem;
}

.mortgage-calculator__optional {
  font-weight: 400;
  color: var(--light-gray);
}

.mortgage-calculator__field input,
.mortgage-calculator__field select {
  width: 100%;
  padding: 0.55rem 0.75rem;
  border: 1px solid rgba(73, 46, 29, 0.14);
  border-radius: var(--radius-sm);
  font-family: inherit;
  font-size: 0.9375rem;
  background: var(--white);
  transition: border-color var(--transition), box-shadow var(--transition);
}

.mortgage-calculator__field input:focus,
.mortgage-calculator__field select:focus {
  outline: none;
  border-color: var(--teal);
  box-shadow: 0 0 0 3px rgba(48, 75, 69, 0.12);
}

.mortgage-calculator__field--full {
  grid-column: 1 / -1;
}

.mortgage-calculator__results {
  padding: 1.1rem 1.15rem;
  background: var(--section-band-cool);
  border-radius: var(--radius-md);
  border: 1px solid rgba(48, 75, 69, 0.1);
  margin-bottom: 0.85rem;
}

.mortgage-calculator__loan-line {
  font-size: 0.8125rem;
  color: var(--gray);
  margin: 0 0 0.65rem;
}

.mortgage-calculator__loan-line strong {
  color: var(--dark);
  font-weight: 600;
}

.mortgage-calculator__main-payment {
  display: flex;
  flex-wrap: wrap;
  align-items: baseline;
  gap: 0.35rem 0.5rem;
  margin: 0;
}

.mortgage-calculator__main-label {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--dark);
  width: 100%;
}

.mortgage-calculator__main-value {
  font-size: 1.75rem;
  font-weight: 700;
  color: var(--teal);
  letter-spacing: -0.02em;
  font-variant-numeric: tabular-nums;
}

.mortgage-calculator__main-unit {
  font-size: 0.9375rem;
  color: var(--gray);
  font-weight: 500;
}

.mortgage-calculator__sub-line,
.mortgage-calculator__total-line {
  font-size: 0.875rem;
  color: var(--gray);
  margin: 0.5rem 0 0;
}

.mortgage-calculator__total-line {
  padding-top: 0.5rem;
  margin-top: 0.65rem;
  border-top: 1px solid rgba(48, 75, 69, 0.12);
  color: var(--dark);
}

.mortgage-calculator__total-line strong {
  color: var(--accent);
  font-size: 1.0625rem;
  font-variant-numeric: tabular-nums;
}

.mortgage-calculator__note {
  font-size: 0.75rem;
  line-height: 1.5;
  color: var(--light-gray);
  margin: 0 0 1rem;
}

.mortgage-calculator__actions {
  justify-content: center;
  margin-top: 0;
}

.marketing-strategy-inner--with-photo {
  grid-template-columns: minmax(240px, 0.95fr) 1.1fr;
  align-items: start;
}

.marketing-strategy-photo {
  margin: 0;
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-lg);
  border: 1px solid rgba(73, 46, 29, 0.08);
  position: sticky;
  top: 1.5rem;
}

.marketing-strategy-photo img {
  width: 100%;
  height: auto;
  min-height: 320px;
  object-fit: cover;
  aspect-ratio: 3 / 4;
  display: block;
}

.marketing-strategy-copy .btn-group {
  margin-bottom: 1.5rem;
}

/* ── MARKETING STRATEGY ────────────────── */
.marketing-strategy-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
  align-items: start;
}

.marketing-cards {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1rem;
}

.marketing-card {
  padding: 1.25rem;
  background: var(--white);
  border-radius: var(--radius-md);
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-sm);
  transition: box-shadow var(--transition), transform var(--transition);
}

.marketing-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-2px);
}

.marketing-card .icon {
  width: 42px;
  height: 42px;
  background: var(--section-band-warm);
  border-radius: var(--radius-sm);
  margin-bottom: 0.75rem;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1.25rem;
}

.marketing-card h4 {
  font-size: 0.9375rem;
  margin-bottom: 0.375rem;
  color: var(--dark);
}

.marketing-card p {
  font-size: 0.8125rem;
  color: var(--gray);
  line-height: 1.5;
}

/* ── FEATURED BLOG ─────────────────────── */
.featured-blog-card {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2.5rem;
  align-items: center;
}

.featured-blog-card .blog-card-thumb {
  width: 100%;
  min-height: 240px;
  aspect-ratio: 4/3;
  object-fit: cover;
  border-radius: var(--radius-lg);
  display: block;
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-md);
}

.featured-blog-card .meta {
  font-size: 0.8125rem;
  color: var(--teal);
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  margin-bottom: 0.5rem;
}

.featured-blog-card h3 {
  font-size: 1.625rem;
  margin-bottom: 0.875rem;
  line-height: 1.25;
  letter-spacing: -0.015em;
}

.featured-blog-card h3 a {
  color: inherit;
  text-decoration: none;
  transition: color var(--transition);
}

.featured-blog-card h3 a:hover {
  color: var(--accent);
}

.featured-blog-card .btn {
  margin-top: 0.5rem;
}

.featured-blog-card .excerpt {
  font-size: 0.9375rem;
  color: var(--gray);
  margin-bottom: 1rem;
  line-height: 1.65;
}

.featured-blog-card .author {
  font-size: 0.875rem;
  color: var(--gray);
}

.featured-blog-card .author::before {
  content: "👤 ";
}

/* ── ARTICLE CARDS ─────────────────────── */
.article-card .meta {
  font-size: 0.7rem;
  color: var(--teal);
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  margin-bottom: 0.5rem;
}

.article-card .author {
  font-size: 0.8125rem;
  color: var(--gray);
}

.article-card .author::before {
  content: "👤 ";
}

/* ── NEWSLETTER ────────────────────────── */
.newsletter-section {
  text-align: center;
  padding: var(--section-spacing) 1.5rem;
  background: var(--teal-hover);
  box-shadow: 0 0 0 100vmax var(--teal-hover);
  clip-path: inset(0 -100vmax);
}

.newsletter-section h2 {
  font-size: 2rem;
  margin-bottom: 0.75rem;
  color: var(--white);
}

.newsletter-section > p {
  color: rgba(255, 255, 255, 0.75);
  margin-bottom: 1.75rem;
  max-width: 460px;
  margin-left: auto;
  margin-right: auto;
}

.newsletter-form {
  display: flex;
  gap: 0.625rem;
  max-width: 420px;
  margin: 0 auto 1.75rem;
  flex-wrap: wrap;
}

.newsletter-form input {
  flex: 1;
  min-width: 200px;
  padding: 0.8rem 1rem;
  border: 1px solid rgba(255, 255, 255, 0.25);
  border-radius: var(--radius-md);
  background: rgba(255, 255, 255, 0.1);
  color: var(--white);
  font-family: inherit;
  font-size: 0.9375rem;
  transition: border-color var(--transition);
}

.newsletter-form input::placeholder {
  color: rgba(255, 255, 255, 0.5);
}

.newsletter-form input:focus {
  outline: none;
  border-color: rgba(255, 255, 255, 0.6);
}

.newsletter-form .btn {
  padding: 0.8rem 1.5rem;
  background: var(--white);
  color: var(--teal);
}

.newsletter-form .btn:hover {
  background: var(--section-band-warm);
  color: var(--accent);
}

.newsletter-social {
  display: flex;
  justify-content: center;
  gap: 0.625rem;
}

.newsletter-social a {
  width: 40px;
  height: 40px;
  background: rgba(255, 255, 255, 0.1);
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255, 255, 255, 0.75);
  text-decoration: none;
  font-size: 1.1rem;
  transition: background var(--transition), color var(--transition);
}

.newsletter-social a:hover {
  background: rgba(255, 255, 255, 0.2);
  color: var(--white);
}

/* ── BLOG FOOTER VARIANT (optional class on <footer>) ───────────────── */
.footer-center-copyright .footer-inner {
  grid-template-columns: 1fr;
  justify-items: center;
  text-align: center;
}

.footer-center-copyright .footer-mid {
  align-items: center;
}

.footer-center-copyright .footer-links {
  justify-content: center;
}

.footer-center-copyright .footer-bottom .company-info a {
  color: #9ca3af;
  font-weight: 500;
}

.footer-center-copyright .footer-bottom .company-info a:hover {
  color: var(--white);
}

/* ── SELL — VALUATION FORM ─────────────── */
.sell-valuation-section {
  padding: var(--section-spacing) 1.5rem;
  max-width: 680px;
  margin: 0 auto;
  scroll-margin-top: 5rem;
}

.sell-valuation-section .section-title {
  text-align: center;
}

.valuation-form {
  position: relative;
  background: var(--white);
  padding: 2rem;
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-md);
  border: 1px solid rgba(73, 46, 29, 0.07);
}

.valuation-form h3 {
  margin-bottom: 0.375rem;
  font-size: 1.25rem;
}

.valuation-form label {
  display: block;
  font-size: 0.875rem;
  margin-bottom: 0.3rem;
  color: var(--gray);
  font-weight: 500;
}

.valuation-form input,
.valuation-form textarea {
  width: 100%;
  padding: 0.65rem 0.875rem;
  margin-bottom: 1rem;
  border: 1px solid rgba(73, 46, 29, 0.15);
  border-radius: var(--radius-sm);
  font-family: inherit;
  font-size: 0.9375rem;
  transition: border-color var(--transition), box-shadow var(--transition);
}

.valuation-form input:focus,
.valuation-form textarea:focus {
  outline: none;
  border-color: var(--teal);
  box-shadow: 0 0 0 3px rgba(48, 75, 69, 0.12);
}

.valuation-form textarea {
  min-height: 110px;
  resize: vertical;
}

.valuation-form .btn {
  width: 100%;
  margin-top: 0.5rem;
  padding: 0.9rem;
}

.valuation-form__hp {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.valuation-form .valuation-form__fs-msg {
  margin-top: 0;
  margin-bottom: 1rem;
  padding: 0.875rem 1rem;
  border-radius: var(--radius-md);
  background: rgba(73, 46, 29, 0.08);
  color: var(--dark);
  font-size: 0.9375rem;
  line-height: 1.5;
  outline: none;
}

.valuation-form .valuation-form__fs-msg[data-fs-error=""][data-fs-active] {
  background: rgba(176, 44, 44, 0.08);
  border: 1px solid rgba(176, 44, 44, 0.2);
  color: #5c1a1a;
}

.valuation-form .valuation-form__fs-msg[data-fs-success][data-fs-active] {
  background: rgba(48, 75, 69, 0.1);
  border: 1px solid rgba(48, 75, 69, 0.18);
  color: var(--dark);
}

.valuation-form .valuation-form__fs-msg:focus {
  box-shadow: 0 0 0 2px var(--accent);
}

/* ── BUY PAGE STATS ────────────────────── */
.expertise-inner {
  display: grid;
  grid-template-columns: 1fr;
  gap: 2rem;
  align-items: center;
}

/* ── CONTACT PAGE — Get In Touch section ─ */
.contact-section__wrap {
  max-width: 1100px;
  margin: 0 auto;
}

.contact-section__header {
  text-align: center;
  margin-bottom: 2.5rem;
}

.contact-section__title {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.75rem;
  font-weight: 700;
  color: var(--dark);
  letter-spacing: -0.02em;
  margin-bottom: 0.75rem;
}

@media (min-width: 640px) {
  .contact-section__title {
    font-size: 2.125rem;
  }
}

@media (min-width: 900px) {
  .contact-section__title {
    font-size: 2.35rem;
  }
}

.contact-section__intro {
  max-width: 42rem;
  margin: 0 auto;
  font-size: 1rem;
  color: var(--gray);
  line-height: 1.65;
}

.contact-quick-facts {
  list-style: none;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin: 0 0 2.25rem;
  padding: 1.25rem 0;
  border-top: 1px solid rgba(48, 75, 69, 0.12);
  border-bottom: 1px solid rgba(48, 75, 69, 0.12);
}

.contact-quick-facts__item {
  display: flex;
  align-items: flex-start;
  gap: 0.75rem;
  padding: 0 1.25rem;
  border-right: 1px solid rgba(48, 75, 69, 0.12);
}

.contact-quick-facts__item:first-child {
  padding-left: 0;
}

.contact-quick-facts__item:last-child {
  border-right: none;
  padding-right: 0;
}

.contact-quick-facts__icon {
  flex-shrink: 0;
  width: 2.5rem;
  height: 2.5rem;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(255, 255, 255, 0.7);
  border: 1px solid rgba(48, 75, 69, 0.12);
  border-radius: var(--radius-sm);
  color: var(--teal);
}

.contact-quick-facts__body {
  min-width: 0;
}

.contact-quick-facts__label {
  display: block;
  font-size: 0.75rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  color: var(--light-gray);
  margin-bottom: 0.2rem;
}

.contact-quick-facts__value {
  display: block;
  font-size: 0.875rem;
  font-weight: 500;
  color: var(--dark);
  line-height: 1.45;
  text-decoration: none;
}

a.contact-quick-facts__value:hover {
  color: var(--teal);
  text-decoration: underline;
}

.contact-quick-facts__value--multiline {
  font-weight: 400;
}

.contact-section__card {
  display: grid;
  grid-template-columns: minmax(0, 1.85fr) minmax(0, 1fr);
  gap: 2.5rem;
  align-items: start;
  background: var(--white);
  border-radius: var(--radius-lg);
  border: 1px solid rgba(73, 46, 29, 0.08);
  box-shadow: var(--shadow-md);
  padding: 1.5rem 1.25rem;
}

@media (min-width: 768px) {
  .contact-section__card {
    padding: 2.25rem 2.5rem;
  }
}

.contact-form label {
  display: block;
  font-size: 0.8125rem;
  margin-bottom: 0.35rem;
  color: var(--gray);
  font-weight: 500;
}

.contact-form__optional {
  font-weight: 400;
  color: var(--light-gray);
  text-transform: none;
  letter-spacing: 0;
}

.contact-form input,
.contact-form textarea {
  width: 100%;
  padding: 0.65rem 0.8rem;
  border: 1px solid rgba(73, 46, 29, 0.14);
  border-radius: var(--radius-sm);
  font-family: inherit;
  font-size: 0.9375rem;
  transition: border-color var(--transition), box-shadow var(--transition);
  background: var(--white);
}

.contact-form input::placeholder,
.contact-form textarea::placeholder {
  color: #a8a8a8;
}

.contact-form input:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--teal);
  box-shadow: 0 0 0 3px rgba(48, 75, 69, 0.12);
}

.contact-form textarea {
  min-height: 140px;
  resize: vertical;
}

.contact-form--page .contact-form__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem 1.25rem;
}

.contact-form--page .contact-form__field {
  margin: 0;
}

.contact-form--page .contact-form__field--full {
  grid-column: 1 / -1;
  margin-top: 1rem;
}

.contact-form--page .contact-form__field input,
.contact-form--page .contact-form__field textarea {
  margin-bottom: 0;
}

.contact-form--page .contact-form__submit {
  margin-top: 1.35rem;
}

.contact-form .form-feedback,
.contact-form .contact-form__fs-msg {
  margin-top: 1rem;
  margin-bottom: 0;
  padding: 0.875rem 1rem;
  border-radius: var(--radius-md);
  background: rgba(73, 46, 29, 0.08);
  color: var(--dark);
  font-size: 0.9375rem;
  line-height: 1.5;
  outline: none;
}

.contact-form .contact-form__fs-msg[data-fs-error=""][data-fs-active] {
  background: rgba(176, 44, 44, 0.08);
  border: 1px solid rgba(176, 44, 44, 0.2);
  color: #5c1a1a;
}

.contact-form .contact-form__fs-msg[data-fs-success][data-fs-active] {
  background: rgba(48, 75, 69, 0.1);
  border: 1px solid rgba(48, 75, 69, 0.18);
  color: var(--dark);
}

.contact-form .contact-form__fs-msg:first-of-type {
  margin-top: 0;
}

.contact-form .contact-form__field-error[data-fs-active] {
  font-size: 0.8125rem;
  color: #8b2525;
  margin-top: 0.35rem;
  margin-bottom: 0;
}

.contact-form .form-feedback:focus,
.contact-form .contact-form__fs-msg:focus {
  box-shadow: 0 0 0 2px var(--accent);
}

.contact-section__sidebar-title {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--dark);
  margin: 0 0 0.65rem;
  line-height: 1.3;
}

.contact-section__sidebar-text {
  font-size: 0.875rem;
  color: var(--gray);
  line-height: 1.6;
  margin: 0 0 1.5rem;
}

.contact-section__sidebar-text a {
  color: var(--teal);
  font-weight: 600;
  text-decoration: none;
}

.contact-section__sidebar-text a:hover {
  text-decoration: underline;
}

.contact-section__sidebar-subtitle {
  font-size: 0.8125rem;
  font-weight: 700;
  color: var(--dark);
  margin: 0 0 0.65rem;
}

.contact-section__social {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
}

.contact-section__social-link {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 2.35rem;
  height: 2.35rem;
  border-radius: var(--radius-sm);
  background: var(--surface);
  border: 1px solid rgba(73, 46, 29, 0.12);
  color: var(--gray);
  font-size: 0.8125rem;
  font-weight: 700;
  text-decoration: none;
  transition:
    color var(--transition),
    background var(--transition),
    border-color var(--transition);
}

.contact-section__social-link:hover {
  color: var(--teal);
  background: var(--section-band-cool);
  border-color: rgba(48, 75, 69, 0.22);
}

/* ── ARTICLE TABS & GRID ───────────────── */
.article-tabs {
  display: flex;
  gap: 0.5rem;
  margin-bottom: 2rem;
  flex-wrap: wrap;
}

.article-tabs button {
  padding: 0.475rem 1.125rem;
  background: transparent;
  border: 1.5px solid rgba(73, 46, 29, 0.16);
  border-radius: 2rem;
  cursor: pointer;
  font-weight: 500;
  font-size: 0.875rem;
  color: var(--gray);
  transition: background var(--transition), color var(--transition), border-color var(--transition);
}

.article-tabs button.active,
.article-tabs button:hover {
  background: var(--accent);
  color: var(--white);
  border-color: var(--accent);
}

.articles-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.article-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  border: 1px solid rgba(73, 46, 29, 0.07);
  box-shadow: var(--shadow-sm);
  transition: box-shadow var(--transition), transform var(--transition);
  overflow: hidden;
}

.article-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.article-card .blog-card-thumb {
  width: 100%;
  aspect-ratio: 16/10;
  object-fit: cover;
  display: block;
  border-bottom: 1px solid rgba(73, 46, 29, 0.06);
}

.article-card-link {
  display: block;
  text-decoration: none;
  color: inherit;
  padding: 1.125rem 1.25rem 1.375rem;
}

.article-card-link:hover h3 {
  color: var(--accent);
}

.article-card h3 {
  font-size: 1rem;
  margin-bottom: 0.5rem;
  line-height: 1.4;
  transition: color var(--transition);
}

.article-card p {
  font-size: 0.875rem;
  color: var(--gray);
}

/* ── RESPONSIVE ────────────────────────── */
@media (max-width: 900px) {
  .about-section-inner,
  .contact-section__card {
    grid-template-columns: 1fr;
  }

  .contact-form--page .contact-form__grid {
    grid-template-columns: 1fr;
  }

  .contact-quick-facts {
    grid-template-columns: 1fr 1fr;
  }

  .contact-quick-facts__item {
    padding: 0.85rem 0.75rem;
  }

  .contact-quick-facts__item:nth-child(2n) {
    border-right: none;
  }

  .contact-quick-facts__item:nth-child(-n + 2) {
    border-bottom: 1px solid rgba(48, 75, 69, 0.12);
    padding-bottom: 1rem;
    margin-bottom: 0.5rem;
  }

  .contact-quick-facts__item:nth-child(3) {
    grid-column: 1 / -1;
    border-right: none;
    padding-top: 0.35rem;
  }

  .cta-section-left .cta-inner {
    margin-left: auto;
    margin-right: auto;
    text-align: center;
  }

  .cta-section-left .cta-inner .btn-group {
    justify-content: center;
  }

  .footer-inner {
    grid-template-columns: 1fr;
    justify-items: center;
    text-align: center;
  }

  .footer-brand {
    text-align: center;
  }

  .footer-logos {
    justify-content: center;
    align-items: center;
  }

  .footer-mid {
    align-items: center;
  }

  .footer-links {
    justify-content: center;
  }

  .footer-newsletter {
    text-align: center;
    width: 100%;
    max-width: 22rem;
  }

  .footer-newsletter__row {
    flex-wrap: wrap;
    justify-content: center;
  }

  .footer-newsletter__row input {
    flex: 1 1 12rem;
    min-width: 0;
  }

  .footer-newsletter__btn {
    flex: 0 0 auto;
  }

  @media (max-width: 480px) {
    .footer-newsletter__row {
      flex-direction: column;
      align-items: stretch;
    }

    .footer-newsletter__btn {
      width: 100%;
    }
  }

  .process-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .articles-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .buyers-resources-inner {
    grid-template-columns: 1fr;
  }

  .mortgage-calculator__form {
    grid-template-columns: 1fr;
  }

  .marketing-strategy-inner {
    grid-template-columns: 1fr;
  }

  .marketing-strategy-inner--with-photo {
    grid-template-columns: 1fr;
  }

  .marketing-strategy-photo {
    position: static;
    max-height: 420px;
  }

  .marketing-strategy-photo img {
    aspect-ratio: 16 / 10;
    min-height: 200px;
  }

  .marketing-cards {
    grid-template-columns: repeat(2, 1fr);
  }

  .featured-blog-card {
    grid-template-columns: 1fr;
  }

  .section-title {
    font-size: 1.875rem;
  }
}

@media (max-width: 520px) {
  .contact-quick-facts {
    grid-template-columns: 1fr;
  }

  .contact-quick-facts__item {
    border-right: none;
    padding: 1rem 0;
    border-bottom: 1px solid rgba(48, 75, 69, 0.1);
  }

  .contact-quick-facts__item:first-child {
    padding-top: 0;
  }

  .contact-quick-facts__item:last-child {
    border-bottom: none;
    padding-bottom: 0;
  }

  .contact-quick-facts__item:nth-child(-n + 2) {
    border-bottom: 1px solid rgba(48, 75, 69, 0.1);
    padding-bottom: 1rem;
    margin-bottom: 0;
  }
}

@media (max-width: 768px) {
  .hamburger {
    display: flex;
  }

  .nav-links {
    display: none;
    width: 100%;
    order: 10;
    flex-direction: column;
    gap: 0;
    padding: 0.75rem 0 1rem;
    border-top: 1px solid rgba(73, 46, 29, 0.08);
    margin-top: 0.5rem;
  }

  .nav-links.open {
    display: flex;
  }

  .nav-links a {
    padding: 0.625rem 0.5rem;
    font-size: 1rem;
    width: 100%;
    border-radius: var(--radius-sm);
  }

  .nav-links a::after {
    display: none;
  }

  .nav-links .nav-dropdown {
    position: static;
    opacity: 1;
    visibility: visible;
    transform: none;
    box-shadow: none;
    background: var(--section-band-cool);
    border-radius: var(--radius-sm);
    margin: 0.125rem 0 0.25rem 0.75rem;
    padding: 0.25rem 0;
    display: none;
  }
  .nav-links .nav-has-dropdown.dropdown-open .nav-dropdown {
    display: block;
  }
  .nav-links .nav-dropdown a {
    padding: 0.5rem 0.75rem;
    font-size: 0.9rem;
  }
}

@media (max-width: 600px) {
  .process-grid,
  .articles-grid {
    grid-template-columns: 1fr;
  }

  .marketing-cards {
    grid-template-columns: 1fr;
  }

  .section-title {
    font-size: 1.75rem;
  }
}

/* ── BLOG SINGLE POST ──────────────────── */
.blog-post {
  max-width: 720px;
  margin: 0 auto;
  padding: 2.5rem 1.5rem 5rem;
  background: var(--section-band-warm);
  box-shadow: 0 0 0 100vmax var(--section-band-warm);
  clip-path: inset(0 -100vmax);
}

.blog-post .back-link {
  display: inline-block;
  margin-bottom: 1.5rem;
  font-weight: 500;
  color: var(--accent);
  text-decoration: none;
  font-size: 0.9375rem;
  transition: color var(--transition);
}

.blog-post .back-link:hover {
  text-decoration: underline;
}

/* =====================================================
   InTouch Blog Feed Overrides
   ===================================================== */

/* Prevent Bootstrap (loaded by InTouch) from bleeding into site elements */
.nav-links a { color: var(--gray) !important; text-decoration: none !important; }
.nav-links a:hover { color: var(--accent) !important; }
.nav-links a.nav-active { color: var(--dark) !important; }
.footer-links a { color: #9ca3af !important; text-decoration: none !important; }
.btn-signup { color: #fff !important; background: var(--accent) !important; }
.btn { color: #fff !important; background: var(--accent) !important; text-decoration: none !important; }
.btn-outline { color: var(--dark) !important; background: transparent !important; text-decoration: none !important; }

.blog-feed-section {
  background: var(--surface);
  padding: var(--section-spacing) 1.5rem;
}

.blog-feed-box {
  max-width: 1160px;
  margin: 0 auto;
  background: #fff;
  border-radius: var(--radius-lg);
  border: 2px solid #d6cfc6;
  box-shadow: 0 8px 40px rgba(26, 26, 26, 0.1);
  padding: 2.5rem 2.5rem 3rem;
}

.blog-feed-box__header {
  margin-bottom: 2rem;
  border-bottom: 1px solid rgba(0,0,0,0.06);
  padding-bottom: 1.25rem;
}

.blog-feed-box__header .section-title {
  margin-bottom: 0.35rem;
}

.blog-feed-box__header p {
  color: var(--gray);
  font-size: 0.9375rem;
  margin: 0;
}

/* Local blog article cards (replaces third-party feed links) */
.blog-local-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.75rem;
  margin: 0;
  padding: 0;
  list-style: none;
}

.blog-local-card {
  margin: 0;
  display: flex;
}

.blog-local-card__link {
  display: flex;
  flex-direction: column;
  width: 100%;
  text-decoration: none;
  color: var(--dark);
  background: var(--surface);
  border-radius: var(--radius-md);
  border: 1px solid rgba(0, 0, 0, 0.07);
  overflow: hidden;
  transition: box-shadow var(--transition), transform var(--transition);
}

.blog-local-card__link:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.blog-local-card__media {
  overflow: hidden;
  flex-shrink: 0;
  height: 190px;
  background: #e8e4df;
}

.blog-local-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.35s ease;
}

.blog-local-card__link:hover .blog-local-card__media img {
  transform: scale(1.04);
}

.blog-local-card__title {
  font-family: 'Playfair Display', serif;
  font-size: 1rem;
  font-weight: 600;
  color: var(--dark);
  line-height: 1.4;
  padding: 1rem 1.1rem 0.3rem;
  margin: 0;
}

.blog-local-card__meta {
  font-size: 0.75rem;
  color: var(--light-gray);
  letter-spacing: 0.03em;
  padding: 0 1.1rem 0.6rem;
  margin: 0;
}

.blog-local-card__excerpt {
  display: -webkit-box;
  -webkit-line-clamp: 3;
  -webkit-box-orient: vertical;
  overflow: hidden;
  font-size: 0.85rem;
  color: var(--gray);
  line-height: 1.55;
  padding: 0 1.1rem 1.25rem;
  margin: 0;
  margin-top: auto;
}

@media (max-width: 900px) {
  .blog-local-grid {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 560px) {
  .blog-local-grid {
    grid-template-columns: 1fr;
  }
}

/* Blog feed container only — financial app uses the same id on other pages */
.blog-feed-section #intouch-container {
  max-width: 100%;
  margin: 0;
  padding: 0;
}

.seller-tools-embed #intouch-container {
  max-width: 100%;
  margin: 0;
}

/* Clean 3-column grid (blog posts only — avoids breaking financial app DOM) */
.blog-feed-section #dvPosts {
  display: grid !important;
  grid-template-columns: repeat(3, 1fr) !important;
  gap: 1.75rem !important;
  margin: 0 !important;
  padding: 0 !important;
  width: 100% !important;
  align-items: stretch !important;
}

.blog-feed-section #dvPosts .col-post {
  width: 100% !important;
  max-width: 100% !important;
  flex: none !important;
  padding: 0 !important;
  display: flex !important;
}

.blog-feed-section #dvPosts .col-post a {
  display: flex !important;
  flex-direction: column !important;
  width: 100% !important;
  text-decoration: none !important;
  color: var(--dark) !important;
  background: var(--surface) !important;
  border-radius: var(--radius-md) !important;
  border: 1px solid rgba(0,0,0,0.07) !important;
  overflow: hidden !important;
  transition: box-shadow var(--transition), transform var(--transition) !important;
}

.blog-feed-section #dvPosts .col-post a:hover {
  box-shadow: var(--shadow-md) !important;
  transform: translateY(-3px) !important;
}

.blog-feed-section #dvPosts .col-post .card-img-top {
  overflow: hidden;
  flex-shrink: 0;
  height: 190px;
}

.blog-feed-section #dvPosts .col-post img {
  width: 100% !important;
  height: 100% !important;
  object-fit: cover !important;
  display: block !important;
  transition: transform 0.35s ease !important;
}

.blog-feed-section #dvPosts .col-post a:hover img {
  transform: scale(1.04) !important;
}

.blog-feed-section #dvPosts .col-post [id="ltTitle"] {
  display: block;
  font-family: 'Playfair Display', serif;
  font-size: 1rem;
  font-weight: 600;
  color: var(--dark);
  line-height: 1.4;
  padding: 1rem 1.1rem 0.3rem;
}

.blog-feed-section #dvPosts .col-post [id="ltDate"] {
  display: block;
  font-size: 0.75rem;
  color: var(--light-gray);
  letter-spacing: 0.03em;
  padding: 0 1.1rem 0.6rem;
}

.blog-feed-section #dvPosts .col-post [id="ltSummary"] {
  display: -webkit-box !important;
  -webkit-line-clamp: 3 !important;
  -webkit-box-orient: vertical !important;
  overflow: hidden !important;
  font-size: 0.85rem;
  color: var(--gray);
  line-height: 1.55;
  padding: 0 1.1rem 1.25rem;
  margin-top: auto;
}

/* Hide InTouch search bar (blog feed only — not financial app) */
.blog-feed-section #intouch-container input[type="search"],
.blog-feed-section #intouch-container input[type="text"],
.blog-feed-section #intouch-container .input-group,
.blog-feed-section #intouch-container [id*="search" i],
.blog-feed-section #intouch-container [class*="search" i] {
  display: none !important;
}

@media (max-width: 900px) {
  .blog-feed-section #dvPosts {
    grid-template-columns: repeat(2, 1fr) !important;
  }
}

@media (max-width: 560px) {
  .blog-feed-section #dvPosts {
    grid-template-columns: 1fr !important;
  }
}

.blog-feed-section #btnLoadMore {
  display: block;
  margin: 2.5rem auto 0;
  padding: 0.6rem 2.25rem;
  background: var(--teal);
  color: #fff;
  border: none;
  border-radius: var(--radius-sm);
  font-size: 0.9375rem;
  font-weight: 600;
  cursor: pointer;
  transition: background var(--transition);
}

.blog-feed-section #btnLoadMore:hover {
  background: var(--teal-hover);
}

.blog-feed-section #intouch-loading-screen {
  text-align: center;
  padding: 4rem 1rem;
  color: var(--gray);
}

@media (max-width: 768px) {
  .blog-feed-box {
    padding: 1.5rem 1.25rem 2rem;
  }
}

.blog-post .meta {
  font-size: 0.875rem;
  color: var(--gray);
  margin-bottom: 0.5rem;
}

.blog-post h1 {
  font-size: 1.875rem;
  margin-bottom: 1.25rem;
  line-height: 1.2;
  letter-spacing: -0.02em;
}

@media (min-width: 640px) {
  .blog-post h1 {
    font-size: 2.25rem;
  }
}

@media (min-width: 900px) {
  .blog-post h1 {
    font-size: 2.5rem;
  }
}

.blog-post .blog-lead {
  font-size: 1.125rem;
  color: var(--gray);
  margin-bottom: 2.5rem;
  line-height: 1.65;
}

.blog-post p {
  margin-bottom: 1.125rem;
  line-height: 1.7;
}

.blog-post h2 {
  font-size: 1.5rem;
  margin: 2.5rem 0 0.875rem;
  line-height: 1.3;
}

.blog-post ul {
  margin: 0 0 1rem 1.25rem;
  line-height: 1.7;
}

.blog-post li {
  margin-bottom: 0.4rem;
}

.blog-post a {
  color: var(--accent);
  font-weight: 500;
}

.blog-post a:hover {
  text-decoration: underline;
}

/* =====================================================
   Buyer / Seller Interactive Sections
   ===================================================== */

.buyer-section {
  padding: var(--section-spacing) 1.5rem;
  background: #fff;
}

.buyer-section--alt {
  background: var(--surface);
}

.buyer-section-inner {
  max-width: 1100px;
  margin: 0 auto;
}

.buyer-section__note {
  text-align: center;
  font-size: 0.8125rem;
  color: var(--light-gray);
  max-width: 580px;
  margin: 0 auto;
}

/* -- Down Payment Cards -- */
.down-payment-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.25rem;
  margin: 2.5rem auto 1.5rem;
}

.down-payment-card {
  background: #fff;
  border: 2px solid #e0dbd4;
  border-radius: var(--radius-md);
  padding: 2rem 1.25rem 1.75rem;
  text-align: center;
  transition: box-shadow var(--transition), transform var(--transition);
}

.down-payment-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.down-payment-card--accent {
  border-color: var(--accent);
}

.down-payment-card__pct {
  font-family: 'Playfair Display', serif;
  font-size: 2.75rem;
  font-weight: 700;
  color: var(--accent);
  line-height: 1;
  margin-bottom: 0.5rem;
}

.down-payment-card h3 {
  font-size: 1rem;
  font-weight: 700;
  margin: 0 0 0.65rem;
}

.down-payment-card p {
  font-size: 0.85rem;
  color: var(--gray);
  margin: 0;
  line-height: 1.55;
}

@media (max-width: 900px) {
  .down-payment-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 500px) {
  .down-payment-grid { grid-template-columns: 1fr; }
}

/* -- Credit Score Bars -- */
.credit-bars {
  max-width: 700px;
  margin: 2.5rem auto 0;
  display: flex;
  flex-direction: column;
  gap: 1.75rem;
}

.credit-bar-label {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 0.45rem;
  font-weight: 600;
  font-size: 0.9375rem;
}

.credit-bar-pct {
  font-size: 0.875rem;
  font-weight: 700;
  color: var(--accent);
}

.credit-bar-track {
  background: #e8e4df;
  border-radius: 999px;
  height: 10px;
  overflow: hidden;
}

.credit-bar-fill {
  height: 100%;
  width: 0;
  border-radius: 999px;
  background: var(--accent);
  transition: width 1.1s cubic-bezier(0.22, 1, 0.36, 1);
}

.credit-bar-fill.bar-animated {
  width: var(--pct);
}

.credit-bar-note {
  font-size: 0.825rem;
  color: var(--gray);
  margin: 0.4rem 0 0;
}

/* -- Buyer Myths Flip Cards -- */
.myths-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(280px, 1fr));
  gap: 1.5rem;
  margin: 2.5rem auto 0;
}

.myth-card {
  perspective: 900px;
  height: 210px;
  cursor: pointer;
  outline: none;
  border-radius: var(--radius-md);
  transition: transform 0.28s cubic-bezier(0.33, 1, 0.68, 1);
}

.myth-card:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
  border-radius: var(--radius-md);
}

@media (hover: hover) and (pointer: fine) {
  .myth-card:hover {
    transform: translateY(-6px);
  }

  .myth-card:active {
    transform: translateY(-2px);
    transition-duration: 0.12s;
  }
}

.myth-card__inner {
  position: relative;
  width: 100%;
  height: 100%;
  transform-style: preserve-3d;
  transition: transform 0.55s ease;
}

.myth-card.is-flipped .myth-card__inner {
  transform: rotateY(180deg);
}

.myth-card__front,
.myth-card__back {
  position: absolute;
  inset: 0;
  backface-visibility: hidden;
  -webkit-backface-visibility: hidden;
  border-radius: var(--radius-md);
  padding: 1.35rem 1.5rem;
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}

.myth-card__front {
  background: #fff;
  border: 2px solid #e0dbd4;
  transition: border-color 0.28s ease, box-shadow 0.28s ease;
}

.myth-card__back {
  background: var(--teal);
  color: #fff;
  transform: rotateY(180deg);
  transition: box-shadow 0.28s ease, filter 0.28s ease;
}

@media (hover: hover) and (pointer: fine) {
  .myth-card:hover:not(.is-flipped) .myth-card__front {
    border-color: var(--accent);
    box-shadow: 0 14px 32px rgba(26, 26, 26, 0.14);
  }

  .myth-card.is-flipped:hover .myth-card__back {
    box-shadow: 0 14px 36px rgba(15, 80, 85, 0.35);
    filter: brightness(1.04);
  }
}

.myth-card__label {
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.myth-card__front .myth-card__label { color: var(--accent); }
.myth-card__back .myth-card__label { color: rgba(255,255,255,0.65); }

.myth-card__front p,
.myth-card__back p {
  font-size: 0.875rem;
  line-height: 1.55;
  margin: 0;
}

@media (prefers-reduced-motion: reduce) {
  .myth-card {
    transition: none;
  }

  .myth-card__front,
  .myth-card__back {
    transition: none;
  }
}

@media (prefers-reduced-motion: reduce) and (hover: hover) and (pointer: fine) {
  .myth-card:hover,
  .myth-card:active {
    transform: none;
  }

  .myth-card:hover:not(.is-flipped) .myth-card__front {
    border-color: var(--accent);
  }

  .myth-card.is-flipped:hover .myth-card__back {
    filter: none;
  }
}

/* =====================================================
   Seller Guide Tabs
   ===================================================== */

.seller-tabs-section {
  padding: var(--section-spacing) 1.5rem;
  background: var(--surface);
}

.seller-tabs-inner {
  max-width: 1100px;
  margin: 0 auto;
}

.seller-tabs {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin: 2rem 0 0;
  border-bottom: 2px solid #e0dbd4;
  padding-bottom: 0;
}

.seller-tab {
  padding: 0.6rem 1.35rem;
  border: 2px solid transparent;
  border-bottom: none;
  border-radius: var(--radius-sm) var(--radius-sm) 0 0;
  background: transparent;
  color: var(--gray);
  font-size: 0.9rem;
  font-weight: 600;
  cursor: pointer;
  transition: color var(--transition), background var(--transition), border-color var(--transition);
  position: relative;
  bottom: -2px;
}

.seller-tab:hover {
  color: var(--dark);
  background: rgba(255,255,255,0.7);
}

.seller-tab--active {
  background: #fff;
  color: var(--teal);
  border-color: #e0dbd4;
  border-bottom-color: #fff;
}

.seller-tab-panel {
  background: #fff;
  border: 2px solid #e0dbd4;
  border-top: none;
  border-radius: 0 0 var(--radius-lg) var(--radius-lg);
  padding: 2.5rem 2rem 3rem;
}

.seller-tab-panel--hidden {
  display: none;
}

.seller-tab-panel__desc {
  color: var(--gray);
  font-size: 0.9375rem;
  margin-bottom: 2rem;
  max-width: 680px;
}

/* Guide tabs: native accordions + compact checklists */
.guide-accordion {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
  max-width: 820px;
  margin: 0 auto 0.5rem;
}

.guide-accordion__item {
  border: 2px solid #e0dbd4;
  border-radius: var(--radius-md);
  background: var(--surface);
  overflow: hidden;
  transition: border-color 0.22s ease, box-shadow 0.22s ease;
}

.guide-accordion__item[open] {
  background: #fff;
  box-shadow: 0 4px 22px rgba(26, 26, 26, 0.06);
}

.guide-accordion__item summary {
  cursor: pointer;
  padding: 1rem 1.15rem 1rem 2.75rem;
  font-weight: 600;
  font-size: 0.95rem;
  color: var(--dark);
  list-style: none;
  position: relative;
  transition: background 0.22s ease, color 0.22s ease;
}

.guide-accordion__item summary::-webkit-details-marker {
  display: none;
}

.guide-accordion__item summary::before {
  content: '+';
  position: absolute;
  left: 1rem;
  top: 50%;
  transform: translateY(-50%);
  font-size: 1.1rem;
  font-weight: 700;
  color: var(--teal);
  width: 1.25rem;
  text-align: center;
  line-height: 1;
}

.guide-accordion__item[open] summary::before {
  content: '\2212';
}

.guide-accordion__body {
  padding: 0 1.25rem 1.2rem 2.75rem;
  font-size: 0.9125rem;
  line-height: 1.65;
  color: var(--gray);
  border-top: 1px solid rgba(0, 0, 0, 0.06);
}

.guide-accordion__body > p:first-child {
  margin-top: 0.85rem;
}

.guide-accordion__body ul {
  margin: 0.65rem 0 0;
  padding-left: 1.1rem;
}

.guide-accordion__body li {
  margin-bottom: 0.35rem;
}

.guide-checklist-block {
  margin-top: 2rem;
  padding-top: 2rem;
  border-top: 2px solid #e0dbd4;
}

.guide-checklist-block__title {
  font-family: 'Playfair Display', serif;
  font-size: 1.35rem;
  font-weight: 600;
  text-align: center;
  margin-bottom: 0.35rem;
  color: var(--dark);
}

.guide-checklist-block__intro {
  text-align: center;
  color: var(--gray);
  font-size: 0.9375rem;
  max-width: 640px;
  margin: 0 auto 1.5rem;
  line-height: 1.55;
}

.guide-checklist-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.5rem 2rem;
  max-width: 900px;
  margin: 0 auto;
}

@media (max-width: 640px) {
  .guide-checklist-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 600px) {
  .seller-tab { font-size: 0.8125rem; padding: 0.5rem 0.85rem; }
  .seller-tab-panel { padding: 1.75rem 1.25rem 2.25rem; }
  .guide-accordion__item summary {
    padding-left: 2.5rem;
    font-size: 0.875rem;
  }
  .guide-accordion__body {
    padding-left: 1.15rem;
    padding-right: 1rem;
  }
}

/* =====================================================
   Seller Interactive Sections
   ===================================================== */

.seller-section {
  padding: var(--section-spacing) 1.5rem;
  background: #fff;
}

.seller-section--alt {
  background: var(--surface);
}

.seller-section-inner {
  max-width: 1100px;
  margin: 0 auto;
}

/* -- Market Stats Grid -- */
.seller-stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.25rem;
  margin-top: 2.5rem;
}

.seller-stat-card {
  background: var(--surface);
  border: 2px solid #e0dbd4;
  border-radius: var(--radius-md);
  padding: 1.75rem 1.25rem;
  text-align: center;
  transition: box-shadow var(--transition), transform var(--transition);
}

.seller-stat-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.seller-stat-num {
  font-family: 'Playfair Display', serif;
  font-size: 2.25rem;
  font-weight: 700;
  color: var(--teal);
  line-height: 1;
  margin-bottom: 0.5rem;
}

.seller-stat-card h4 {
  font-size: 0.9375rem;
  font-weight: 700;
  margin: 0 0 0.5rem;
}

.seller-stat-card p {
  font-size: 0.825rem;
  color: var(--gray);
  margin: 0;
  line-height: 1.55;
}

@media (max-width: 900px) {
  .seller-stats-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 500px) {
  .seller-stats-grid { grid-template-columns: 1fr; }
}

/* -- Move Up vs. Down -- */
.move-cards {
  display: flex;
  align-items: stretch;
  margin-top: 2.5rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 2px solid #e0dbd4;
}

.move-card {
  flex: 1;
  padding: 2.5rem 2rem;
  background: #fff;
}

.move-card__icon {
  font-size: 2rem;
  margin-bottom: 0.75rem;
  display: block;
  color: var(--teal);
  line-height: 1;
}

.move-card h3 {
  font-size: 1.1875rem;
  font-weight: 700;
  margin: 0 0 1rem;
}

.move-card ul {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}

.move-card ul li {
  font-size: 0.9rem;
  color: var(--gray);
  padding-left: 1.25rem;
  position: relative;
  line-height: 1.5;
}

.move-card ul li::before {
  content: '✓';
  position: absolute;
  left: 0;
  color: var(--teal);
  font-weight: 700;
}

.move-card__divider {
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 0 1.25rem;
  background: var(--surface);
  border-left: 2px solid #e0dbd4;
  border-right: 2px solid #e0dbd4;
}

.move-card__divider span {
  font-size: 0.75rem;
  font-weight: 700;
  color: var(--light-gray);
  text-transform: uppercase;
  letter-spacing: 0.08em;
  writing-mode: vertical-rl;
}

@media (max-width: 700px) {
  .move-cards { flex-direction: column; }
  .move-card__divider {
    border-left: none;
    border-right: none;
    border-top: 2px solid #e0dbd4;
    border-bottom: 2px solid #e0dbd4;
    padding: 0.75rem 2rem;
  }
  .move-card__divider span { writing-mode: horizontal-tb; }
}

/* -- Pricing Spectrum -- */
.pricing-spectrum {
  display: grid;
  grid-template-columns: 1fr 1.2fr 1fr;
  gap: 0;
  margin-top: 2.5rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 2px solid #e0dbd4;
}

.pricing-col {
  padding: 2rem 1.5rem;
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

.pricing-col--low  { background: #fdf5f0; }
.pricing-col--right {
  background: var(--teal);
  color: #fff;
  border-left: 2px solid rgba(255,255,255,0.12);
  border-right: 2px solid rgba(255,255,255,0.12);
}
.pricing-col--high { background: #fdf5f0; }

.pricing-col__label {
  font-family: 'Playfair Display', serif;
  font-size: 1.25rem;
  font-weight: 700;
}

.pricing-col--low .pricing-col__label  { color: #b45309; }
.pricing-col--right .pricing-col__label { color: #fff; }
.pricing-col--high .pricing-col__label { color: #b45309; }

.pricing-col ul {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: 0.55rem;
}

.pricing-col ul li {
  font-size: 0.875rem;
  line-height: 1.5;
  padding-left: 1.1rem;
  position: relative;
}

.pricing-col--right ul li  { color: rgba(255,255,255,0.9); }
.pricing-col--low ul li,
.pricing-col--high ul li   { color: var(--gray); }

.pricing-col ul li::before {
  content: '—';
  position: absolute;
  left: 0;
  font-size: 0.7rem;
  top: 0.2em;
}

.pricing-col--right ul li::before       { color: rgba(255,255,255,0.45); }
.pricing-col--low ul li::before,
.pricing-col--high ul li::before        { color: var(--light-gray); }

@media (max-width: 700px) {
  .pricing-spectrum { grid-template-columns: 1fr; }
  .pricing-col--right {
    border-left: none; border-right: none;
    border-top: 2px solid rgba(255,255,255,0.12);
    border-bottom: 2px solid rgba(255,255,255,0.12);
  }
}

/* -- Pre-Listing Checklist -- */
.pre-listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 2.5rem;
}

.checklist-group h4 {
  font-size: 0.9375rem;
  font-weight: 700;
  margin-bottom: 1rem;
  padding-bottom: 0.5rem;
  border-bottom: 2px solid var(--teal);
  color: var(--teal);
}

.checklist-item {
  display: flex;
  align-items: flex-start;
  gap: 0.65rem;
  padding: 0.5rem 0;
  cursor: pointer;
  border-bottom: 1px solid rgba(0,0,0,0.05);
}

.checklist-item input[type="checkbox"] {
  width: 1.1rem;
  height: 1.1rem;
  flex-shrink: 0;
  accent-color: var(--teal);
  margin-top: 0.15rem;
  cursor: pointer;
}

.checklist-item span {
  font-size: 0.875rem;
  color: var(--gray);
  line-height: 1.45;
  transition: color var(--transition);
}

.checklist-item:has(input:checked) span {
  color: var(--light-gray);
  text-decoration: line-through;
}

@media (max-width: 800px) {
  .pre-listing-grid { grid-template-columns: 1fr; }
}

/* -- Seller Financial Tools -- */
.seller-tools-section {
  padding: var(--section-spacing) 1.5rem;
}

.seller-tools-inner {
  max-width: 1100px;
  margin: 0 auto;
}

.seller-tools-embed {
  background: #fff;
  border-radius: var(--radius-lg);
  border: 2px solid #d6cfc6;
  box-shadow: 0 8px 40px rgba(26, 26, 26, 0.08);
  padding: 2rem 2rem 2.5rem;
  margin-top: 2rem;
  overflow: hidden;
}

/* Financial Tools */
.fin-tools {
  min-height: 260px;
}

.fin-tools__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.25rem;
}

@media (max-width: 720px) {
  .fin-tools__grid {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 480px) {
  .fin-tools__grid {
    grid-template-columns: 1fr;
  }
}

.fin-tool-card {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 0.5rem;
  background: var(--surface);
  border: 2px solid #e0d9d0;
  border-radius: var(--radius-md);
  padding: 1.5rem 1.25rem;
  cursor: pointer;
  text-align: left;
  transition: border-color var(--transition), box-shadow var(--transition), transform var(--transition);
  width: 100%;
}

.fin-tool-card:hover,
.fin-tool-card:focus-visible {
  border-color: var(--accent);
  box-shadow: var(--shadow-md);
  transform: translateY(-2px);
  outline: none;
}

.fin-tool-card__icon {
  font-size: 1.75rem;
  line-height: 1;
  margin-bottom: 0.25rem;
}

.fin-tool-card h3 {
  font-size: 1rem;
  font-weight: 600;
  color: var(--dark);
  margin: 0;
}

.fin-tool-card p {
  font-size: 0.875rem;
  color: var(--gray);
  margin: 0;
  line-height: 1.5;
}

.fin-tools__panel {
  animation: finPanelIn 0.18s ease;
}

@keyframes finPanelIn {
  from { opacity: 0; transform: translateY(8px); }
  to   { opacity: 1; transform: translateY(0); }
}

.fin-tools__back {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  background: none;
  border: none;
  color: var(--accent);
  font-size: 0.875rem;
  font-weight: 600;
  cursor: pointer;
  padding: 0;
  margin-bottom: 1.25rem;
  transition: color var(--transition);
}

.fin-tools__back:hover {
  color: var(--accent-hover);
}

.fin-tools__panel-title {
  font-size: 1.2rem;
  font-weight: 700;
  color: var(--dark);
  margin: 0 0 0.35rem;
}

.fin-tools__panel-desc {
  font-size: 0.9rem;
  color: var(--gray);
  margin: 0 0 1.5rem;
}

.fin-calc {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2rem;
}

@media (max-width: 700px) {
  .fin-calc {
    grid-template-columns: 1fr;
    gap: 1.25rem;
  }
}

.fin-calc__fields {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.fin-calc__fields label,
.fin-calc__fields select {
  font-size: 0.85rem;
  color: var(--dark);
  font-weight: 500;
}

.fin-calc__fields select {
  width: 100%;
  padding: 0.55rem 0.75rem;
  border: 1.5px solid #d0c8be;
  border-radius: var(--radius-sm);
  background: #fff;
  font-size: 0.9rem;
  color: var(--dark);
  margin-bottom: 0.5rem;
}

.fin-input-wrap {
  display: flex;
  align-items: center;
  border: 1.5px solid #d0c8be;
  border-radius: var(--radius-sm);
  overflow: hidden;
  background: #fff;
  margin-bottom: 0.5rem;
}

.fin-input-wrap span {
  padding: 0 0.65rem;
  background: #f0ece6;
  color: var(--gray);
  font-size: 0.85rem;
  border-right: 1.5px solid #d0c8be;
  white-space: nowrap;
  align-self: stretch;
  display: flex;
  align-items: center;
}

.fin-input-wrap input {
  border: none;
  outline: none;
  flex: 1;
  padding: 0.55rem 0.75rem;
  font-size: 0.95rem;
  color: var(--dark);
  background: transparent;
  min-width: 0;
}

.fin-calc__results {
  display: flex;
  flex-direction: column;
  background: var(--surface);
  border: 1.5px solid #e0d9d0;
  border-radius: var(--radius-md);
  padding: 1.25rem 1.25rem 1rem;
  gap: 0;
  align-self: start;
}

.fin-calc__results--centered {
  justify-content: center;
}

.fin-result-row {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  font-size: 0.9rem;
  color: var(--dark);
  padding: 0.5rem 0;
  border-bottom: 1px solid #ece7e0;
  gap: 1rem;
}

.fin-result-row:last-of-type {
  border-bottom: none;
}

.fin-result-row--sub {
  color: var(--gray);
  font-size: 0.85rem;
}

.fin-result-row--total {
  font-weight: 700;
  font-size: 1rem;
  color: var(--teal);
  border-top: 2px solid #d0c8be;
  margin-top: 0.25rem;
  padding-top: 0.65rem;
  border-bottom: none;
}

.fin-result-row--label {
  font-weight: 600;
  font-size: 0.85rem;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  color: var(--light-gray);
  border-bottom: none;
  padding-bottom: 0.1rem;
}

.fin-result-row span:last-child {
  text-align: right;
  font-variant-numeric: tabular-nums;
}

.fin-equity-bar-wrap {
  width: 100%;
  height: 10px;
  background: #e0d9d0;
  border-radius: 99px;
  margin: 0.75rem 0 0.5rem;
  overflow: hidden;
}

.fin-equity-bar {
  height: 100%;
  background: var(--teal);
  border-radius: 99px;
  transition: width 0.4s ease;
}

.fin-disclaimer {
  font-size: 0.75rem;
  color: var(--light-gray);
  margin: 0.75rem 0 0;
  line-height: 1.5;
}

.fin-calc--stacked {
  grid-template-columns: 1fr;
}

.fin-calc__fields--row {
  flex-direction: row;
  flex-wrap: wrap;
  gap: 1rem;
}

.fin-calc__fields--row > div {
  flex: 1;
  min-width: 160px;
}

.fin-dynamic-table-wrap {
  margin-top: 1.25rem;
  overflow-x: auto;
  max-height: 420px;
  overflow-y: auto;
  border: 1.5px solid #e0d9d0;
  border-radius: var(--radius-sm);
}

.fin-dynamic-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.875rem;
}

.fin-dynamic-table th {
  background: var(--surface);
  padding: 0.55rem 0.85rem;
  text-align: left;
  font-weight: 600;
  color: var(--dark);
  border-bottom: 2px solid #d0c8be;
  position: sticky;
  top: 0;
}

.fin-dynamic-table td {
  padding: 0.45rem 0.85rem;
  border-bottom: 1px solid #ece7e0;
  color: var(--dark);
  font-variant-numeric: tabular-nums;
}

.fin-dynamic-table tbody tr:last-child td {
  border-bottom: none;
}

.fin-dynamic-table tr.fin-table-highlight {
  background: rgba(48, 75, 69, 0.07);
  font-weight: 600;
}

.fin-dynamic-table td:not(:first-child),
.fin-dynamic-table th:not(:first-child) {
  text-align: right;
}

/* ── MAIN: extra hover motion (loads last — fine pointers, motion OK) ── */
@media (hover: hover) and (pointer: fine) and (prefers-reduced-motion: no-preference) {
  main .btn,
  main .btn-outline {
    transition:
      background var(--transition),
      color var(--transition),
      border-color var(--transition),
      box-shadow var(--transition),
      transform 0.22s cubic-bezier(0.33, 1, 0.68, 1);
  }

  main .btn:hover,
  main .btn-outline:hover {
    transform: translateY(-2px);
  }

  main .blog-post .back-link {
    transition:
      color var(--transition),
      transform 0.2s ease,
      text-underline-offset 0.2s ease;
    text-underline-offset: 0.12em;
  }

  main .blog-post .back-link:hover {
    transform: translateX(-3px);
  }

  main .blog-post :is(p, li, td, blockquote) a[href]:not(.btn):not(.btn-outline):not(.btn-arrow) {
    text-decoration: underline;
    text-decoration-color: rgba(73, 46, 29, 0.32);
    text-underline-offset: 0.14em;
    transition:
      color var(--transition),
      text-decoration-color 0.2s ease,
      text-underline-offset 0.2s ease;
  }

  main .blog-post :is(p, li, td, blockquote) a[href]:not(.btn):not(.btn-outline):not(.btn-arrow):hover {
    color: var(--accent);
    text-decoration-color: var(--accent);
    text-underline-offset: 0.26em;
  }

  main .process-step .learn-more {
    transition: color var(--transition), transform 0.2s ease;
  }

  main .process-step .learn-more:hover {
    transform: translateX(4px);
  }

  main .featured-blog-card h3 a {
    display: inline-block;
    transition: color var(--transition), transform 0.2s ease;
  }

  main .featured-blog-card h3 a:hover {
    transform: translateY(-1px);
  }

  main .featured-blog-card .blog-card-thumb {
    transition: transform 0.4s ease;
  }

  main .featured-blog-card:hover .blog-card-thumb {
    transform: scale(1.03);
  }

  main .article-tabs button {
    transition:
      background var(--transition),
      color var(--transition),
      border-color var(--transition),
      transform 0.2s ease,
      box-shadow 0.2s ease;
  }

  main .article-tabs button:hover {
    transform: translateY(-2px);
    box-shadow: 0 5px 16px rgba(73, 46, 29, 0.12);
  }

  main .seller-tab {
    transition:
      color var(--transition),
      background var(--transition),
      border-color var(--transition),
      transform 0.2s ease;
  }

  main .seller-tab:hover:not(.seller-tab--active) {
    transform: translateY(-2px);
  }

  main .guide-accordion__item:not([open]):hover {
    border-color: rgba(48, 75, 69, 0.28);
    box-shadow: 0 4px 18px rgba(26, 26, 26, 0.07);
  }

  main .guide-accordion__item:not([open]):hover summary {
    background: rgba(255, 255, 255, 0.88);
    color: var(--teal);
  }

  main .guide-accordion__item[open] summary {
    transition: background 0.2s ease, color 0.2s ease;
  }

  main .guide-accordion__item[open]:hover summary {
    background: rgba(48, 75, 69, 0.06);
  }

  main .testimonial-name-toggle summary {
    transition: color var(--transition), transform 0.2s ease, text-underline-offset 0.2s ease;
  }

  main .testimonial-name-toggle summary:hover {
    transform: translateX(2px);
    text-underline-offset: 0.28em;
  }

  main .fin-tools__back {
    transition: color var(--transition), transform 0.2s ease;
  }

  main .fin-tools__back:hover {
    transform: translateX(-3px);
  }

  main .dm-areas-detail__back {
    transition: color var(--transition), transform 0.2s ease;
  }

  main .dm-areas-detail__back:hover {
    transform: translateX(-2px);
  }

  main .contact-section__sidebar-text a {
    transition: color var(--transition), text-underline-offset 0.2s ease;
    text-underline-offset: 0.1em;
  }

  main .contact-section__sidebar-text a:hover {
    text-underline-offset: 0.22em;
  }

  main .contact-section__social-link {
    transition:
      color var(--transition),
      background var(--transition),
      border-color var(--transition),
      transform 0.2s ease,
      box-shadow 0.2s ease;
  }

  main .contact-section__social-link:hover {
    transform: translateY(-3px);
    box-shadow: 0 6px 16px rgba(26, 26, 26, 0.1);
  }

  main .article-card .blog-card-thumb {
    transition: transform 0.4s ease;
  }

  main .article-card:hover .blog-card-thumb {
    transform: scale(1.04);
  }
}