/* ============================================================
   Columbia Partners Real Estate (Timothy Lee) — stylesheet
   Palette: Columbia Partners blue + slate + gold
   ============================================================ */
:root {
  --brand: #0e5aa6;
  --brand-dark: #0a4680;
  --brand-deep: #0b2c4f;
  --cream: #f5f7fa;
  --cream-2: #e9eef3;
  --gold: #c8a45e;
  --gold-bright: #d9b876;
  --text: #1f2933;
  --muted: #5b6770;
  --white: #ffffff;
  --shadow: 0 18px 40px -18px rgba(11, 44, 79, 0.35);
  --shadow-soft: 0 10px 30px -16px rgba(11, 44, 79, 0.3);
  --radius: 16px;
  --radius-lg: 24px;
  --maxw: 1180px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

* { box-sizing: border-box; }
[hidden] { display: none !important; }

html { scroll-behavior: smooth; scroll-padding-top: 90px; }

body {
  margin: 0;
  font-family: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--text);
  background: var(--cream);
  line-height: 1.6;
  overflow-x: hidden;
}

h1, h2, h3, h4 { font-family: "Fraunces", Georgia, serif; line-height: 1.1; font-weight: 600; margin: 0 0 0.4em; }
h1 { font-size: clamp(2.4rem, 6vw, 4.4rem); letter-spacing: -0.01em; }
h2 { font-size: clamp(1.8rem, 3.6vw, 2.8rem); color: var(--brand-dark); }
h3 { font-size: 1.25rem; }
p { margin: 0 0 1rem; }
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }

.wrap { max-width: var(--maxw); margin: 0 auto; padding: 0 24px; width: 100%; }

.eyebrow {
  text-transform: uppercase;
  letter-spacing: 0.18em;
  font-size: 0.78rem;
  font-weight: 600;
  color: var(--gold);
  margin: 0 0 0.6rem;
}
.eyebrow.light { color: var(--gold-bright); }

.section { padding: clamp(64px, 9vw, 120px) 0; }
.section-head { max-width: 640px; margin: 0 auto clamp(36px, 5vw, 56px); text-align: center; }
.section-lead { color: var(--muted); font-size: 1.05rem; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5em;
  font-weight: 600;
  font-size: 0.98rem;
  padding: 0.85em 1.6em;
  border-radius: 999px;
  border: none;
  cursor: pointer;
  transition: transform 0.25s var(--ease), box-shadow 0.25s var(--ease), background 0.25s;
  font-family: inherit;
}
.btn:hover { transform: translateY(-2px); }
.btn-primary { background: var(--brand); color: #fff; box-shadow: 0 10px 24px -10px rgba(14, 90, 166, 0.7); }
.btn-primary:hover { background: var(--brand-dark); }
.btn-gold { background: var(--gold); color: var(--brand-deep); box-shadow: 0 10px 24px -10px rgba(200, 164, 94, 0.7); }
.btn-gold:hover { background: var(--gold-bright); }

/* ---------- topbar ---------- */
.topbar { background: var(--brand-deep); color: #d7d7cf; font-size: 0.82rem; }
.topbar-inner { display: flex; justify-content: space-between; align-items: center; height: 38px; }
.topbar a { color: #d7d7cf; transition: color 0.2s; }
.topbar a:hover { color: var(--gold-bright); }
.topbar-contact a { margin-right: 20px; }
.topbar-social a { margin-left: 16px; }

/* ---------- navbar ---------- */
.navbar {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, 0.92);
  backdrop-filter: saturate(160%) blur(12px);
  box-shadow: 0 1px 0 rgba(11, 44, 79, 0.08);
  transition: box-shadow 0.3s, background 0.3s;
}
.navbar.scrolled { box-shadow: var(--shadow-soft); }
.navbar-inner { display: flex; align-items: center; justify-content: space-between; height: 72px; }

.brand { display: inline-flex; align-items: center; gap: 14px; }
.brand-logo { height: 40px; width: auto; display: block; }
.brand-logo-tfl { height: 56px; }
.brand-logo-cp { height: 48px; }
.brand-divider { width: 1px; height: 42px; background: #cdd6df; flex: 0 0 auto; }
.footer-logo { height: 46px; }
.brand-mark {
  width: 42px; height: 42px;
  display: grid; place-items: center;
  background: var(--brand); color: #fff;
  font-family: "Fraunces", serif; font-weight: 700;
  border-radius: 12px; font-size: 1.05rem;
  box-shadow: inset 0 0 0 1.5px var(--gold);
}
.brand-text { font-family: "Fraunces", serif; font-weight: 600; font-size: 1.25rem; color: var(--brand-dark); line-height: 1; }
.brand-text small { display: block; font-size: 0.6rem; letter-spacing: 0.32em; color: var(--gold); font-weight: 600; margin-top: 3px; }

.nav-links { display: flex; align-items: center; gap: 30px; }
.nav-links a { font-weight: 500; color: var(--text); position: relative; padding: 4px 0; transition: color 0.2s; }
.nav-links a:not(.nav-cta)::after {
  content: ""; position: absolute; left: 0; bottom: -2px; height: 2px; width: 0;
  background: var(--gold); transition: width 0.3s var(--ease);
}
.nav-links a:not(.nav-cta):hover { color: var(--brand); }
.nav-links a:not(.nav-cta):hover::after { width: 100%; }
.nav-cta { background: var(--brand); color: #fff !important; padding: 0.55em 1.3em !important; border-radius: 999px; transition: background 0.2s, transform 0.2s; }
.nav-cta:hover { background: var(--brand-dark); transform: translateY(-1px); }
/* Services dropdown */
.nav-dd { position: relative; display: inline-flex; align-items: center; }
.nav-caret { font-size: 0.65em; margin-left: 2px; }
.nav-menu { position: absolute; top: 100%; left: 0; background: #fff; border-radius: 12px; box-shadow: var(--shadow); min-width: 220px; padding: 8px; display: none; flex-direction: column; z-index: 60; }
.nav-dd:hover .nav-menu, .nav-dd:focus-within .nav-menu { display: flex; }
.nav-menu a { padding: 9px 12px; color: var(--text); font-weight: 500; border-radius: 8px; white-space: nowrap; }
.nav-menu a::after { display: none !important; }
.nav-menu a:hover { background: var(--cream); color: var(--brand); }
.nav-menu .nav-grp { font-weight: 700; color: var(--brand-dark); }
.nav-menu .nav-grp-item { padding-left: 26px; font-size: 0.92rem; position: relative; }
.nav-menu .nav-grp-item::before { content: "›"; position: absolute; left: 12px; color: var(--gold); }

.nav-toggle { display: none; flex-direction: column; gap: 5px; background: none; border: none; cursor: pointer; padding: 8px; }
.nav-toggle span { width: 26px; height: 2.5px; background: var(--brand-dark); border-radius: 2px; transition: transform 0.3s, opacity 0.3s; }
.nav-toggle.open span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.nav-toggle.open span:nth-child(2) { opacity: 0; }
.nav-toggle.open span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

/* ---------- hero ---------- */
.hero {
  position: relative;
  min-height: 92vh;
  display: flex;
  align-items: center;
  color: #fff;
  overflow: hidden;
  background: var(--brand-deep);
}
.hero-bg {
  position: absolute; inset: 0;
  background: url("https://upload.wikimedia.org/wikipedia/commons/thumb/2/21/Downtown_Seattle_skyline_%28Unsplash%29.jpg/1920px-Downtown_Seattle_skyline_%28Unsplash%29.jpg") center/cover no-repeat;
  transform: scale(1.08);
  will-change: transform;
  /* Slow, looping cinematic pan + zoom (Ken Burns) — feels like video. */
  animation: heroKenBurns 34s ease-in-out infinite alternate;
}
@keyframes heroKenBurns {
  from { transform: scale(1.08) translate3d(0, 0, 0); }
  to   { transform: scale(1.2) translate3d(-2.5%, -2%, 0); }
}
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; background: var(--brand-deep); }
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(105deg, rgba(11, 44, 79, 0.9) 0%, rgba(11, 44, 79, 0.66) 48%, rgba(11, 44, 79, 0.46) 100%);
}
.hero-content { position: relative; z-index: 2; padding-top: 60px; padding-bottom: 60px; max-width: 880px; }
.hero-eyebrow { color: var(--gold-bright); letter-spacing: 0.2em; text-transform: uppercase; font-weight: 600; font-size: 0.85rem; }
.hero h1 { color: #fff; }
.hero-sub { font-size: clamp(1.05rem, 2vw, 1.3rem); max-width: 560px; color: #ece9e0; }

/* search bar */
.search-bar {
  margin-top: 36px;
  background: rgba(255, 255, 255, 0.96);
  border-radius: var(--radius);
  padding: 14px;
  display: flex;
  gap: 10px;
  align-items: flex-end;
  flex-wrap: wrap;
  box-shadow: var(--shadow);
  max-width: 880px;
}
.search-field { display: flex; flex-direction: column; flex: 1 1 130px; text-align: left; }
.search-field label { font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.1em; color: var(--muted); font-weight: 600; margin: 0 0 4px 6px; }
.search-field input, .search-field select {
  border: 1px solid #d3dbe3; background: #fff; border-radius: 10px;
  padding: 11px 12px; font-size: 0.95rem; font-family: inherit; color: var(--text);
  width: 100%;
}
.search-field input:focus, .search-field select:focus { outline: 2px solid var(--gold); border-color: var(--gold); }
.search-btn { flex: 0 0 auto; height: 46px; }

.scroll-cue {
  position: absolute; bottom: 22px; left: 50%; transform: translateX(-50%);
  z-index: 2; color: #fff; font-size: 2rem; opacity: 0.8;
  animation: bob 1.8s ease-in-out infinite;
}
@keyframes bob { 0%,100% { transform: translate(-50%, 0); } 50% { transform: translate(-50%, 8px); } }

/* ---------- stats ---------- */
.stats { background: var(--brand-deep); color: #fff; padding: 54px 0; }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; text-align: center; }
.stat { display: flex; flex-direction: column; gap: 6px; }
.stat-num { font-family: "Fraunces", serif; font-size: clamp(2rem, 4vw, 3rem); font-weight: 700; color: var(--gold-bright); }
.stat-label { font-size: 0.9rem; letter-spacing: 0.04em; color: #cfd4ca; text-transform: uppercase; }

/* ---------- listings ---------- */
.listings { background: var(--cream); }
.filter-bar { display: flex; justify-content: center; gap: 10px; flex-wrap: wrap; margin-bottom: 40px; }
.chip {
  border: 1px solid #d3dbe3; background: #fff; color: var(--text);
  padding: 0.55em 1.3em; border-radius: 999px; cursor: pointer; font-weight: 500;
  font-family: inherit; font-size: 0.95rem; transition: all 0.2s var(--ease);
}
.chip:hover { border-color: var(--brand); color: var(--brand); }
.chip.is-active { background: var(--brand); border-color: var(--brand); color: #fff; }

.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }

.card {
  background: #fff; border-radius: var(--radius-lg); overflow: hidden;
  box-shadow: var(--shadow-soft); cursor: pointer;
  transition: transform 0.35s var(--ease), box-shadow 0.35s var(--ease);
  display: flex; flex-direction: column;
}
.card:hover { transform: translateY(-8px); box-shadow: var(--shadow); }
.card-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--cream-2); }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s var(--ease); }
.card:hover .card-media img { transform: scale(1.08); }
.card-badge {
  position: absolute; top: 14px; left: 14px;
  background: var(--brand); color: #fff; font-size: 0.72rem; font-weight: 600;
  letter-spacing: 0.08em; text-transform: uppercase; padding: 6px 12px; border-radius: 14px;
  max-width: calc(100% - 68px); line-height: 1.25;
}
.card-badge.rent { background: #3a6ea5; }
.card-badge.sold { background: #8a1f2b; }
/* IDX status badges — each status clearly distinguished by color + label. */
.card-badge.contingent, .map-card-status.contingent, .map-pop-status.contingent { background: #c2691c; }
.card-badge.pending, .map-card-status.pending, .map-pop-status.pending { background: #5a6b7a; }
.card-badge.backup, .map-card-status.backup, .map-pop-status.backup { background: #8a2f8a; }
.card-badge.coming, .map-card-status.coming, .map-pop-status.coming { background: #2f7d6b; }
/* Brokerage attribution shown directly beneath each listing photo (IDX rule). */
.card-attr { margin: 8px 14px -4px; font-size: 0.72rem; color: var(--muted); line-height: 1.35; }
/* Map-card status pill (top-left of the thumbnail) + attribution line. */
.map-card-status { display: inline-block; background: var(--brand); color: #fff; font-size: 0.6rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.03em; padding: 2px 7px; border-radius: 8px; margin: 0 0 3px; line-height: 1.25; }
.map-card-status.rent { background: #3a6ea5; } .map-card-status.sold { background: #8a1f2b; }
.map-card-attr { font-size: 0.68rem; color: var(--muted); margin: 5px 0 0; line-height: 1.3; }
/* Map popup status pill + attribution. */
.map-pop-status { display: inline-block; margin-top: 6px; background: var(--brand); color: #fff; font-size: 0.6rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.03em; padding: 2px 7px; border-radius: 999px; }
.map-pop-status.rent { background: #3a6ea5; } .map-pop-status.sold { background: #8a1f2b; }
.map-pop-attr { display: block; font-size: 0.68rem; color: var(--muted); margin-top: 5px; }
/* NWMLS watermark shown on every listing photo (all displays). */
.home-loadmore-wrap { text-align: center; margin-top: 28px; }
.nwmls-wm { position: absolute; bottom: 8px; right: 8px; z-index: 3; filter: drop-shadow(0 1px 3px rgba(0,0,0,0.5)); pointer-events: none; }
img.nwmls-wm { width: 28px; height: 28px; object-fit: contain; }
.map-card-img img.nwmls-wm { width: 20px; height: 20px; bottom: 4px; right: 4px; }
.map-pop img.nwmls-wm { top: 6px; left: 6px; right: auto; bottom: auto; width: 22px; height: 22px; }
/* The detail gallery has no overlay watermark: the NWMLS watermark is burned into
   the photo (visible now the gallery uses object-fit:contain), plus the NWMLS
   attribution logo sits in the info panel. */
.card-fav {
  position: absolute; top: 12px; right: 12px; width: 38px; height: 38px;
  border-radius: 50%; border: none; background: rgba(255,255,255,0.9); cursor: pointer;
  font-size: 1.05rem; line-height: 1; display: grid; place-items: center;
  transition: transform 0.2s, background 0.2s; color: #b33;
}
.card-fav:hover { transform: scale(1.12); }
.card-fav.active { background: #b33; color: #fff; }
/* Favorite heart on the map-search summary cards: top-right corner of the whole
   card, clear of the small thumbnail. */
.map-card { position: relative; }
.map-card-body { padding-right: 32px; }
.map-card > .card-fav { top: 8px; right: 8px; width: 30px; height: 30px; font-size: 0.9rem; }
/* Favorite heart on the map marker popup: bottom-right, clear of the leaflet ✕. */
.map-pop { position: relative; }
.map-pop .card-fav { top: auto; bottom: 6px; right: 6px; width: 32px; height: 32px; }
/* Save/Saved button inside the listing detail modal */
.m-actions { display: flex; gap: 12px; align-items: center; flex-wrap: wrap; margin-top: 16px; }
.fav-btn { display: inline-flex; align-items: center; gap: 6px; }
.fav-btn .fav-ico { color: #b33; line-height: 1; }
.fav-btn.active { background: #b33; border-color: #b33; color: #fff; }
.fav-btn.active .fav-ico { color: #fff; }
/* "My favorites" toggle in the search toolbars */
.fav-toggle { color: #b33; font-weight: 600; }
/* The sign-in box must sit above an already-open listing detail modal (.modal
   is z-index 2000) and above the map / its popups. */
#authModal { z-index: 2100; }
/* Notice shown in the sign-in box when the free-search limit is reached. */
.gate-note { background: #fff7e6; border: 1px solid #f0d28a; color: #7a5b00; padding: 10px 12px; border-radius: 8px; font-size: 0.9rem; margin: 0 0 14px; }
.card-price { position: absolute; bottom: 12px; left: 14px; background: rgba(11, 44, 79,0.85); color: #fff; padding: 7px 14px; border-radius: 999px; font-weight: 700; font-size: 1.02rem; backdrop-filter: blur(4px); }
.card-body { padding: 18px 20px 22px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.card-title { font-family: "Fraunces", serif; font-size: 1.2rem; font-weight: 600; color: var(--brand-dark); }
.card-addr { color: var(--muted); font-size: 0.9rem; }
.card-specs { display: flex; gap: 16px; margin-top: 10px; padding-top: 14px; border-top: 1px solid #e6ecf2; color: var(--text); font-size: 0.9rem; }
.card-specs span { display: inline-flex; align-items: center; gap: 5px; }
.card-specs b { font-weight: 600; }

.no-results { text-align: center; color: var(--muted); margin-top: 30px; font-size: 1.05rem; }
.idx-disclaimer { text-align: center; color: var(--muted); margin: 34px auto 0; max-width: 760px; font-size: 0.78rem; line-height: 1.5; }
.m-mls { display: inline-block; margin-left: 8px; font-size: 0.72rem; letter-spacing: 0.06em; color: var(--muted); vertical-align: middle; }
.m-courtesy { color: var(--muted); font-size: 0.8rem; font-style: italic; margin-top: 6px; }

/* ---------- search portal ---------- */
.search-head { background: linear-gradient(120deg, rgba(11, 44, 79, 0.9) 0%, rgba(11, 44, 79, 0.7) 60%, rgba(11, 44, 79, 0.5) 100%), url("https://upload.wikimedia.org/wikipedia/commons/thumb/2/21/Downtown_Seattle_skyline_%28Unsplash%29.jpg/1920px-Downtown_Seattle_skyline_%28Unsplash%29.jpg") center/cover no-repeat; color: #fff; padding: clamp(90px, 13vh, 130px) 0 28px; }
.search-head h1 { color: #fff; font-size: clamp(1.8rem, 4vw, 2.8rem); margin: 0 0 6px; }
.search-head p { color: #cfd9e4; margin: 0 0 16px; }
.acct-bar { display: flex; flex-wrap: wrap; align-items: center; gap: 10px; font-size: 0.92rem; color: #e7ecf2; }
.acct-bar strong { color: #fff; }
.acct-bar .warn { color: var(--gold-bright); }
.link-btn { background: none; border: none; color: var(--gold-bright); font: inherit; cursor: pointer; padding: 0; text-decoration: underline; }
.link-btn.danger { color: #f3a3a3; }
.search-main { padding-top: 28px; }
/* Advanced search bar — mirrors the map bar: row1 text box + Search, row2 the
   dropdowns, row3 More Filters + Save. Every control is one height (44px) and
   shares the dropdown styling for a clean, consistent look. */
.sb { background: #fff; border: 1px solid var(--cream-2); border-radius: 16px; padding: 16px; box-shadow: var(--shadow-soft); display: flex; flex-direction: column; gap: 14px; margin: 0 0 16px; max-width: none; }
.sb-row1 { display: flex; gap: 10px; align-items: stretch; }
.sb-loc { position: relative; flex: 1 1 auto; display: flex; align-items: center; }
.sb-icon { position: absolute; left: 14px; width: 18px; height: 18px; color: var(--muted); pointer-events: none; }
.sb-loc input { width: 100%; height: 44px; border: 1px solid #d3dbe3; border-radius: 10px; padding: 0 14px 0 42px; font-size: 0.95rem; font-family: inherit; color: var(--text); background: #fff; }
.sb-loc input:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.sb-go { flex: 0 0 auto; height: 44px; padding: 0 30px; }
.sb-row2 { display: grid; grid-template-columns: repeat(auto-fit, minmax(132px, 1fr)); gap: 10px 12px; }
.sb-fld { display: flex; flex-direction: column; gap: 5px; min-width: 0; }
.sb-fld > span { font-size: 0.68rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.04em; color: var(--muted); padding-left: 2px; }
.sb-fld select { width: 100%; height: 44px; border: 1px solid #d3dbe3; border-radius: 10px; padding: 0 30px 0 12px; font-size: 0.92rem; font-family: inherit; color: var(--text); cursor: pointer; appearance: none; -webkit-appearance: none; background-color: #fff; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%237a8a99' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='6 9 12 15 18 9'%3E%3C/polyline%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 11px center; }
.sb-fld select:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.sb-row3 { display: flex; flex-wrap: wrap; gap: 10px; align-items: center; }
.sb-row3 .mf-btn, .sb-row3 .btn { height: 44px; border-radius: 10px; }
.search-toolbar { display: flex; align-items: center; justify-content: space-between; gap: 12px; margin: 6px 0 18px; flex-wrap: wrap; }
.saved-panel { background: var(--cream-2); border: 1px solid #e6ecf2; border-radius: var(--radius); padding: 16px 20px; margin-bottom: 22px; }
.saved-panel h3 { font-family: "Fraunces", serif; color: var(--brand-dark); margin: 0 0 10px; font-size: 1.1rem; }
.saved-row { display: flex; align-items: center; gap: 16px; padding: 9px 0; border-bottom: 1px solid #dfe6ee; flex-wrap: wrap; }
.saved-row:last-child { border-bottom: none; }
.saved-row .sname { font-weight: 600; flex: 1; min-width: 160px; }
.saved-row .notify { color: var(--muted); font-size: 0.9rem; display: inline-flex; align-items: center; gap: 6px; }
.saved-row .link-btn { color: var(--brand); }
.saved-row .link-btn.danger { color: #b33; }
.auth-card { position: relative; z-index: 2; background: #fff; border-radius: var(--radius-lg); max-width: 420px; width: 100%; padding: 30px 32px; box-shadow: var(--shadow); animation: pop 0.35s var(--ease); }
.auth-card h3 { font-family: "Fraunces", serif; color: var(--brand-dark); font-size: 1.5rem; margin: 0 0 6px; }
.auth-card .muted { color: var(--muted); font-size: 0.9rem; }
.auth-card label.af { display: block; font-size: 0.82rem; font-weight: 600; color: var(--brand-dark); margin: 14px 0 0; }
.auth-card label.af input { width: 100%; box-sizing: border-box; margin-top: 5px; padding: 10px 12px; border: 1px solid #d3dbe3; border-radius: 9px; font-size: 1rem; }
.auth-card .btn { width: 100%; margin-top: 18px; }
.auth-card .af-msg { color: #b33; font-size: 0.88rem; min-height: 1em; margin: 10px 0 0; }
.auth-card .af-forgot { margin: 10px 0 0; text-align: center; }
/* social sign-in buttons */
.social-buttons { display: flex; flex-direction: column; gap: 10px; margin-top: 16px; }
.btn-social { display: flex; align-items: center; justify-content: center; gap: 10px; width: 100%; margin-top: 0 !important; padding: 11px 14px; border-radius: 9px; font-weight: 600; font-size: 0.95rem; text-decoration: none; }
.btn-social svg { flex: 0 0 auto; }
.btn-google { background: #fff; color: #3c4043; border: 1px solid #dadce0; }
.btn-google:hover { background: #f7f8f8; }
.btn-facebook { background: #1877f2; color: #fff; border: 1px solid #1877f2; }
.btn-facebook:hover { background: #156ad4; }
.or-sep { display: flex; align-items: center; gap: 12px; color: var(--muted); font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.08em; margin: 16px 0 4px; }
.or-sep::before, .or-sep::after { content: ""; flex: 1; height: 1px; background: #e3e9ef; }

/* ---------- services ---------- */
.services { background: var(--cream-2); }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; max-width: 940px; margin: 0 auto; }
.service-card {
  background: #fff; border-radius: var(--radius); padding: 32px 26px;
  box-shadow: var(--shadow-soft); transition: transform 0.3s var(--ease), box-shadow 0.3s var(--ease);
  border-top: 3px solid transparent;
}
.service-card:hover { transform: translateY(-6px); border-top-color: var(--gold); box-shadow: var(--shadow); }
.service-icon { font-size: 2rem; width: 64px; height: 64px; display: grid; place-items: center; background: var(--cream); border-radius: 16px; margin-bottom: 16px; }
.service-card h3 { color: var(--brand-dark); }
.service-card p { color: var(--muted); font-size: 0.95rem; margin: 0; }
a.service-card { display: block; text-decoration: none; }
.service-more { display: inline-block; margin-top: 14px; color: var(--brand); font-weight: 600; font-size: 0.9rem; }

/* ---------- service sub-page ---------- */
.svc-detail { max-width: 820px; margin: 0 auto; }
.svc-lead { font-size: 1.15rem; color: var(--text); line-height: 1.7; margin: 0 0 22px; }
.svc-points { list-style: none; padding: 0; margin: 0 0 8px; display: grid; grid-template-columns: 1fr 1fr; gap: 10px 24px; }
.svc-points li { position: relative; padding-left: 26px; color: var(--text); }
.svc-points li::before { content: "✓"; position: absolute; left: 0; color: var(--gold); font-weight: 700; }
.svc-cta { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; margin-top: 28px; }
.btn-ghost { background: transparent; color: var(--brand); border: 1px solid var(--cream-2); }
.btn-ghost:hover { background: var(--cream); }

/* ---------- mortgage calculator ---------- */
.mortgage-calc { margin: 34px 0 8px; padding: 28px; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius-lg); box-shadow: var(--shadow-soft); }
.mortgage-calc h2 { color: var(--brand-dark); margin: 0 0 6px; }
.mc-sub { color: var(--muted); font-size: 0.92rem; margin: 0 0 18px; }
.mc-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.mc-f { display: flex; flex-direction: column; gap: 6px; font-size: 0.82rem; font-weight: 600; color: var(--brand-dark); }
.mc-pre { display: flex; align-items: center; gap: 4px; border: 1px solid #d3dbe3; border-radius: 9px; padding: 0 12px; background: #fff; font-weight: 500; color: var(--muted); }
.mc-pre input { border: none; outline: none; width: 100%; padding: 11px 4px; font-size: 1rem; font-family: inherit; color: var(--text); background: transparent; }
.mc-f select { border: 1px solid #d3dbe3; border-radius: 9px; padding: 11px 12px; font-size: 1rem; font-family: inherit; color: var(--text); background: #fff; }
.mc-hint { font-weight: 400; font-size: 0.74rem; color: var(--muted); }
.mc-result { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; align-items: center; margin: 22px 0 6px; padding: 20px; background: var(--brand-deep); border-radius: var(--radius); color: #fff; }
.mc-total { display: flex; flex-direction: column; gap: 4px; }
.mc-total span { color: #b9c6d6; font-size: 0.85rem; text-transform: uppercase; letter-spacing: 0.05em; }
.mc-total strong { font-family: "Fraunces", serif; font-size: 2.2rem; line-height: 1; }
.mc-breakdown { list-style: none; margin: 0; padding: 0; font-size: 0.92rem; }
.mc-breakdown li { display: flex; justify-content: space-between; padding: 5px 0; border-bottom: 1px solid rgba(255,255,255,0.12); }
.mc-breakdown li:last-child { border-bottom: none; }
.mc-breakdown span { color: #b9c6d6; }
.mc-breakdown .mc-loan { margin-top: 4px; color: #fff; }
.mc-email { margin-top: 24px; padding-top: 20px; border-top: 1px solid var(--cream-2); }
.mc-email h3 { color: var(--brand-dark); margin: 0 0 4px; }
.mc-email-row { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 12px; }
.mc-email-row input { flex: 1 1 180px; border: 1px solid #d3dbe3; border-radius: 9px; padding: 11px 12px; font-size: 1rem; font-family: inherit; }
.mc-email-row .btn { flex: 0 0 auto; }
.mc-msg { min-height: 1.2em; margin: 10px 0 0; font-size: 0.9rem; font-weight: 600; color: var(--brand-dark); }
.mc-msg.err { color: #b3261e; }
.mc-msg.ok { color: #1c7c4a; }
.mc-disclaimer { color: var(--muted); font-size: 0.76rem; margin: 16px 0 0; }
@media (max-width: 760px) {
  .mc-grid { grid-template-columns: 1fr 1fr; }
  .mc-result { grid-template-columns: 1fr; }
  .svc-points { grid-template-columns: 1fr; }
}
@media (max-width: 460px) { .mc-grid { grid-template-columns: 1fr; } }

/* ---------- search landing / benefits ---------- */
.benefit-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; margin: 8px 0 28px; }
.benefit-card { background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius); padding: 22px 24px; }
.benefit-card h3 { color: var(--brand-dark); margin: 10px 0 4px; font-size: 1.05rem; }
.benefit-card p { color: var(--muted); font-size: 0.92rem; margin: 0; line-height: 1.55; }
@media (max-width: 640px) { .benefit-grid { grid-template-columns: 1fr; } }

/* ---------- map search ---------- */
.mapsearch-wrap { padding: 18px 0 36px; }
.map-bar { background: #fff; border: 1px solid var(--cream-2); border-radius: 16px; padding: 16px; box-shadow: var(--shadow-soft); display: flex; flex-direction: column; gap: 14px; margin-bottom: 16px; }
/* Search row: location field + near-me + search */
.map-bar-search { display: flex; gap: 10px; align-items: stretch; }
.map-search-field { position: relative; flex: 1 1 auto; display: flex; align-items: center; }
.map-search-icon { position: absolute; left: 14px; width: 18px; height: 18px; color: var(--muted); pointer-events: none; }
.map-search-field input { width: 100%; border: 1px solid #d3dbe3; border-radius: 10px; padding: 12px 14px 12px 42px; font-size: 0.95rem; font-family: inherit; background: #fff; }
.map-search-field input:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.map-bar-search .map-geo-btn { flex: 0 0 auto; white-space: nowrap; }
.map-bar-search .map-go-btn { flex: 0 0 auto; padding: 0 26px; }
/* Filter row: evenly-sized labeled dropdowns */
.map-bar-filters { display: grid; grid-template-columns: repeat(auto-fit, minmax(116px, 1fr)); gap: 10px 12px; }
.map-fld { display: flex; flex-direction: column; gap: 5px; min-width: 0; }
.map-fld > span { font-size: 0.68rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.04em; color: var(--muted); padding-left: 2px; }
.map-fld select { width: 100%; border: 1px solid #d3dbe3; border-radius: 9px; padding: 9px 28px 9px 11px; font-size: 0.9rem; font-family: inherit; background: #fff; cursor: pointer; appearance: none; -webkit-appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%237a8a99' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='6 9 12 15 18 9'%3E%3C/polyline%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 10px center; }
.map-fld select:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.map-save-btn { align-self: end; white-space: nowrap; }
.map-bar-actions { display: flex; flex-wrap: wrap; gap: 10px; align-items: center; }

/* ---- shared More Filters dropdown ---- */
.morefilters { position: relative; display: inline-block; }
.mf-btn { display: inline-flex; align-items: center; gap: 7px; white-space: nowrap; }
.morefilters.active .mf-btn { border-color: var(--brand); color: var(--brand); }
.mf-badge { display: inline-flex; align-items: center; justify-content: center; min-width: 18px; height: 18px; padding: 0 5px; border-radius: 999px; background: var(--brand); color: #fff; font-size: 0.7rem; font-weight: 700; line-height: 1; }
.mf-panel { position: absolute; z-index: 1500; top: calc(100% + 8px); left: 0; width: 540px; max-width: 92vw; background: #fff; border: 1px solid var(--cream-2); border-radius: 14px; box-shadow: 0 18px 44px -12px rgba(11,44,79,0.35); display: flex; flex-direction: column; }
.mf-scroll { padding: 16px 18px 4px; max-height: 60vh; overflow-y: auto; }
.mf-group { padding-bottom: 14px; }
.mf-group + .mf-group { border-top: 1px solid var(--cream); padding-top: 14px; }
.mf-group h4 { margin: 0 0 10px; font-size: 0.82rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.04em; color: var(--brand-dark); }
.mf-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10px 12px; }
.mf-fld { display: flex; flex-direction: column; gap: 4px; min-width: 0; }
.mf-fld.mf-wide { grid-column: 1 / -1; }
.mf-fld > span { font-size: 0.72rem; font-weight: 600; color: var(--muted); }
.mf-fld select, .mf-fld input { width: 100%; border: 1px solid #d3dbe3; border-radius: 8px; padding: 8px 10px; font-size: 0.9rem; font-family: inherit; background: #fff; }
.mf-fld select:focus, .mf-fld input:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.mf-checks { display: grid; grid-template-columns: 1fr 1fr; gap: 8px 14px; }
.mf-checks label { display: flex; align-items: center; gap: 8px; font-size: 0.9rem; color: var(--text); cursor: pointer; }
.mf-checks input { width: 16px; height: 16px; accent-color: var(--brand); }
.mf-foot { display: flex; align-items: center; justify-content: space-between; gap: 12px; padding: 12px 18px; border-top: 1px solid var(--cream-2); background: var(--cream); border-radius: 0 0 14px 14px; }
@media (max-width: 560px) {
  .mf-panel { left: 50%; transform: translateX(-50%); width: 92vw; }
  .mf-grid, .mf-checks { grid-template-columns: 1fr; }
}
.mapsearch { display: grid; grid-template-columns: 380px 1fr; gap: 16px; height: 640px; }
.map-list { overflow-y: auto; padding-right: 4px; }
.map-canvas { border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow-soft); }
.map-card { display: flex; gap: 12px; padding: 10px; border: 1px solid var(--cream-2); border-radius: 12px; margin-bottom: 10px; cursor: pointer; transition: box-shadow 0.2s, transform 0.2s; background: #fff; }
.map-card:hover { box-shadow: var(--shadow-soft); transform: translateY(-1px); }
.map-card-img { position: relative; flex: 0 0 110px; }
.map-card-img img { width: 110px; height: 84px; object-fit: cover; border-radius: 8px; display: block; }
.map-card-price { position: absolute; left: 4px; bottom: 4px; background: rgba(11,44,79,0.92); color: #fff; font-size: 0.72rem; font-weight: 700; padding: 2px 6px; border-radius: 6px; }
.map-card-body h3 { font-size: 0.95rem; color: var(--brand-dark); margin: 2px 0 2px; }
.map-card-body p { font-size: 0.82rem; color: var(--muted); margin: 0 0 4px; }
.map-card-specs { font-size: 0.8rem; color: var(--text); }
.price-pin span { display: inline-block; transform: translate(-50%, -50%); background: var(--brand); color: #fff; font-weight: 700; font-size: 0.78rem; padding: 4px 8px; border-radius: 999px; white-space: nowrap; box-shadow: 0 1px 4px rgba(0,0,0,0.35); border: 1px solid #fff; }
.price-pin:hover span { background: var(--brand-dark); }
.mapclear a { width: auto !important; height: auto !important; line-height: 1.2 !important; padding: 7px 11px !important; font-size: 0.82rem; font-weight: 600; color: var(--brand-dark); white-space: nowrap; }
.mapclear a:hover { background: var(--cream); color: var(--brand); }
.map-pop { width: 180px; }
.map-pop img { width: 100%; height: 110px; object-fit: cover; border-radius: 6px; }
.map-pop strong { display: block; color: var(--brand-dark); margin-top: 6px; }
.map-pop span { display: block; font-size: 0.8rem; color: var(--muted); }
@media (max-width: 800px) {
  .mapsearch { grid-template-columns: 1fr; height: auto; }
  .map-canvas { height: 380px; order: -1; }
  .map-list { max-height: 460px; }
}
@media (max-width: 560px) {
  .map-bar-search { flex-wrap: wrap; }
  .map-search-field { flex: 1 1 100%; }
  .map-bar-search .map-geo-btn { flex: 1 1 auto; }
  .map-bar-search .map-go-btn { flex: 1 1 auto; }
  .map-bar-filters { grid-template-columns: repeat(2, 1fr); }
}

/* ---------- rent vs. buy calculator ---------- */
.rvb { margin: 34px 0 8px; padding: 28px; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius-lg); box-shadow: var(--shadow-soft); }
.rvb h2 { color: var(--brand-dark); margin: 0 0 6px; }
.rvb-adv { margin-top: 14px; }
.rvb-adv summary { cursor: pointer; font-weight: 600; color: var(--brand); font-size: 0.9rem; padding: 6px 0; }
.rvb-adv .mc-grid { margin-top: 12px; }
.rvb-result { margin-top: 22px; padding: 24px; background: var(--brand-deep); border-radius: var(--radius); color: #fff; text-align: center; }
.rvb-verdict { font-family: "Fraunces", serif; font-size: 1.6rem; color: var(--gold-bright); margin-bottom: 4px; }
.rvb-break { color: #b9c6d6; font-size: 0.92rem; margin: 0 auto 18px; max-width: 560px; }
.rvb-cols { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.rvb-col { background: rgba(255,255,255,0.08); border-radius: 12px; padding: 16px; }
.rvb-col span { display: block; color: #b9c6d6; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.05em; }
.rvb-col strong { display: block; font-size: 1.5rem; margin: 4px 0 2px; }
.rvb-col small { color: #b9c6d6; }
.rvb-win { outline: 2px solid var(--gold); }
.rvb-win strong { color: var(--gold-bright); }
@media (max-width: 560px) { .rvb-cols { grid-template-columns: 1fr; } }

/* ---------- home valuation form ---------- */
.valuation { margin: 34px 0 8px; padding: 28px; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius-lg); box-shadow: var(--shadow-soft); }
.valuation h2 { color: var(--brand-dark); margin: 0 0 6px; }
.va-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-bottom: 16px; }
.va-f { display: flex; flex-direction: column; gap: 6px; font-size: 0.82rem; font-weight: 600; color: var(--brand-dark); }
.va-f.va-wide { grid-column: span 2; }
.va-f.va-block { margin-bottom: 16px; }
.va-f input, .va-f textarea { border: 1px solid #d3dbe3; border-radius: 9px; padding: 11px 12px; font-size: 1rem; font-family: inherit; color: var(--text); width: 100%; box-sizing: border-box; font-weight: 400; }
.va-f input:focus, .va-f textarea:focus { outline: 2px solid var(--gold); border-color: var(--gold); }
.va-f textarea { resize: vertical; }
.valuation .btn { margin-top: 4px; }
@media (max-width: 760px) { .va-grid { grid-template-columns: 1fr 1fr; } .va-f.va-wide { grid-column: span 2; } }
@media (max-width: 460px) { .va-grid { grid-template-columns: 1fr; } .va-f.va-wide { grid-column: auto; } }

/* ---------- home-buying timeline ---------- */
.timeline-tool { margin: 34px 0 8px; padding: 28px; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius-lg); box-shadow: var(--shadow-soft); }
.timeline-tool h2 { color: var(--brand-dark); margin: 0 0 6px; }
.tl-overview { display: flex; align-items: stretch; gap: 8px; margin: 18px 0 28px; overflow-x: auto; padding-bottom: 4px; }
.tl-chip { flex: 1 0 auto; min-width: 120px; display: flex; flex-direction: column; align-items: center; text-align: center; gap: 2px; padding: 12px 10px; background: var(--cream); border-radius: var(--radius); }
.tl-chip-icon { font-size: 1.3rem; }
.tl-chip-name { font-weight: 700; color: var(--brand-dark); font-size: 0.9rem; }
.tl-chip-dur { font-size: 0.74rem; color: var(--muted); }
.tl-arrow { align-self: center; color: var(--gold); font-weight: 700; flex: 0 0 auto; }
.tl-phase { margin-bottom: 22px; }
.tl-phase-head { display: flex; align-items: center; gap: 10px; margin-bottom: 12px; }
.tl-ph-icon { width: 38px; height: 38px; flex: 0 0 38px; display: grid; place-items: center; background: var(--brand); color: #fff; border-radius: 50%; font-size: 1.1rem; }
.tl-phase-head h3 { margin: 0; color: var(--brand-dark); flex: 1; font-size: 1.15rem; }
.tl-ph-dur { font-size: 0.78rem; font-weight: 600; color: var(--brand); background: var(--cream); padding: 4px 10px; border-radius: 999px; white-space: nowrap; }
.tl-steps { list-style: none; margin: 0 0 0 18px; padding: 0 0 0 26px; border-left: 2px solid var(--cream-2); }
.tl-step { position: relative; padding: 0 0 18px; }
.tl-step:last-child { padding-bottom: 0; }
.tl-step::before { content: ""; position: absolute; left: -34px; top: 4px; width: 13px; height: 13px; border-radius: 50%; background: #fff; border: 3px solid var(--gold); }
.tl-step-head { display: flex; flex-wrap: wrap; align-items: baseline; gap: 8px; }
.tl-step-head h4 { margin: 0; color: var(--brand-dark); font-size: 1rem; }
.tl-dur { font-size: 0.72rem; color: var(--muted); background: var(--cream); padding: 2px 8px; border-radius: 999px; }
.tl-step p { margin: 4px 0 0; color: var(--muted); font-size: 0.92rem; line-height: 1.55; }
.tl-link { display: inline-block; margin-top: 6px; color: var(--brand); font-weight: 600; font-size: 0.88rem; }
.tl-link:hover { color: var(--brand-dark); }
@media (max-width: 600px) { .tl-overview { gap: 4px; } .tl-arrow { display: none; } .tl-chip { min-width: 104px; } }

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(36px, 6vw, 72px); align-items: center; }
.about-media { position: relative; }
.about-media img { border-radius: var(--radius-lg); box-shadow: var(--shadow); width: 100%; height: auto; display: block; }
.about-badge {
  position: absolute; bottom: -22px; right: -16px;
  background: #fff; border-radius: var(--radius); padding: 16px 22px; box-shadow: var(--shadow);
  display: flex; flex-direction: column; line-height: 1.2;
}
.about-badge-num { font-family: "Fraunces", serif; font-size: 1.7rem; font-weight: 700; color: var(--brand); }
.about-badge span:last-child { font-size: 0.82rem; color: var(--muted); }
.about-points { list-style: none; padding: 0; margin: 0 0 28px; }
.about-points li { padding: 8px 0 8px 30px; position: relative; color: var(--text); }
.about-points li::before { content: "✓"; position: absolute; left: 0; color: var(--gold); font-weight: 700; }

/* ---------- areas ---------- */
.areas { background: var(--cream-2); }
.area-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.area-card {
  position: relative; aspect-ratio: 3/4; border-radius: var(--radius-lg); overflow: hidden;
  display: flex; align-items: flex-end; box-shadow: var(--shadow-soft);
  background-image: var(--img); background-size: cover; background-position: center;
  transition: transform 0.4s var(--ease);
}
.area-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(11, 44, 79,0.85), rgba(11, 44, 79,0.05) 60%); transition: background 0.3s; }
.area-card:hover { transform: translateY(-6px); }
.area-card:hover::after { background: linear-gradient(to top, rgba(11, 44, 79,0.9), rgba(14, 90, 166,0.25) 70%); }
.area-info { position: relative; z-index: 2; padding: 20px; color: #fff; }
.area-info h3 { color: #fff; margin: 0 0 2px; }
.area-info span { font-size: 0.85rem; color: var(--gold-bright); }
.areas-cta { text-align: center; margin-top: 40px; }

/* ---------- communities page ---------- */
.page-hero { position: relative; color: #fff; overflow: hidden; padding: clamp(120px, 16vh, 180px) 0 clamp(56px, 8vw, 88px); display: flex; align-items: center; }
.page-hero-bg { position: absolute; inset: 0; background: url("https://upload.wikimedia.org/wikipedia/commons/thumb/2/21/Downtown_Seattle_skyline_%28Unsplash%29.jpg/1920px-Downtown_Seattle_skyline_%28Unsplash%29.jpg") center/cover no-repeat; }
.page-hero-overlay { position: absolute; inset: 0; background: linear-gradient(120deg, rgba(11, 44, 79, 0.9) 0%, rgba(11, 44, 79, 0.7) 60%, rgba(11, 44, 79, 0.5) 100%); }
.page-hero-content { position: relative; z-index: 2; max-width: 760px; text-align: center; margin: 0 auto; }
.page-hero-content h1 { color: #fff; font-size: clamp(2.2rem, 5vw, 3.4rem); margin: 0 0 0.4em; }
.page-hero-content p { color: #e7ecf2; font-size: clamp(1.02rem, 2vw, 1.2rem); margin: 0 auto; max-width: 600px; }

.communities { background: var(--cream); }
.community-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.community-card { background: #fff; border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-soft); display: flex; flex-direction: column; transition: transform 0.35s var(--ease), box-shadow 0.35s var(--ease); }
.community-card:hover { transform: translateY(-8px); box-shadow: var(--shadow); }
.cc-media { aspect-ratio: 4 / 3; overflow: hidden; background: var(--cream-2); }
.cc-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s var(--ease); }
.community-card:hover .cc-media img { transform: scale(1.07); }
.cc-body { padding: 22px 24px 26px; display: flex; flex-direction: column; gap: 8px; flex: 1; }
.cc-body h3 { font-family: "Fraunces", serif; font-size: 1.4rem; color: var(--brand-dark); margin: 0; }
.cc-body p { color: var(--muted); font-size: 0.95rem; margin: 0; flex: 1; }
.cc-link { margin-top: 12px; color: var(--brand); font-weight: 600; font-size: 0.93rem; align-self: flex-start; transition: gap 0.2s, color 0.2s; }
.cc-link:hover { color: var(--brand-dark); }

@media (max-width: 980px) { .community-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .community-grid { grid-template-columns: 1fr; } }

/* ---------- community detail page ---------- */
.cd-hero { position: relative; color: #fff; overflow: hidden; padding: clamp(130px, 18vh, 200px) 0 clamp(48px, 7vw, 80px); background-image: var(--img); background-size: cover; background-position: center; }
.cd-hero-overlay { position: absolute; inset: 0; background: linear-gradient(120deg, rgba(11, 44, 79, 0.92) 0%, rgba(11, 44, 79, 0.66) 55%, rgba(11, 44, 79, 0.45) 100%); }
.cd-hero-content { position: relative; z-index: 2; }
.cd-crumb { font-size: 0.85rem; color: #cfd9e4; margin-bottom: 14px; }
.cd-crumb a { color: #cfd9e4; } .cd-crumb a:hover { color: var(--gold-bright); }
.cd-crumb span { margin: 0 6px; opacity: 0.6; }
.cd-hero-content h1 { color: #fff; font-size: clamp(2.4rem, 6vw, 4rem); margin: 0 0 0.3em; }
.cd-hero-content p { color: #e7ecf2; font-size: clamp(1.05rem, 2vw, 1.35rem); margin: 0; max-width: 620px; }

.cd-overview-grid { display: grid; grid-template-columns: 1.6fr 1fr; gap: clamp(32px, 5vw, 60px); align-items: start; }
.cd-overview-grid.cd-no-aside { grid-template-columns: 1fr; max-width: 760px; }
.cd-overview-text p:not(.eyebrow) { color: var(--text); }
.cd-wiki { font-size: 0.95rem; color: var(--muted); border-left: 3px solid var(--gold); padding: 4px 0 4px 16px; margin-top: 18px; }
.cd-wiki a { color: var(--brand); font-weight: 600; white-space: nowrap; }
.cd-wiki a:hover { color: var(--brand-dark); }
.cd-facts { background: #fff; border-radius: var(--radius-lg); padding: 26px 28px; box-shadow: var(--shadow-soft); }
.cd-facts h3 { font-family: "Fraunces", serif; color: var(--brand-dark); margin: 0 0 12px; }
.cd-facts ul { list-style: none; margin: 0; padding: 0; }
.cd-facts li { display: flex; justify-content: space-between; gap: 16px; padding: 11px 0; border-bottom: 1px solid #e6ecf2; }
.cd-facts li:last-child { border-bottom: none; }
.cd-facts li span { color: var(--muted); } .cd-facts li b { color: var(--brand-dark); text-align: right; }

.cd-market { background: var(--brand-deep); color: #fff; }
.cd-market .eyebrow { color: var(--gold-bright); }
.cd-market .section-head h2 { color: #fff; }
.cd-market .section-lead { color: #cfd9e4; }
.cd-stats { display: grid; grid-template-columns: repeat(6, 1fr); gap: 18px; }
.cd-stat { background: rgba(255, 255, 255, 0.06); border: 1px solid rgba(255, 255, 255, 0.12); border-radius: var(--radius); padding: 22px 14px; text-align: center; display: flex; flex-direction: column; gap: 6px; }
.cd-stat-num { font-family: "Fraunces", serif; font-size: clamp(1.4rem, 2.4vw, 2rem); font-weight: 700; color: var(--gold-bright); }
.cd-stat-label { font-size: 0.8rem; color: #cfd9e4; letter-spacing: 0.02em; }
.cd-muted { color: var(--muted); text-align: center; }

.cd-info { background: var(--cream-2); }
.cd-cols { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.cd-card { background: #fff; border-radius: var(--radius-lg); padding: 30px 32px; box-shadow: var(--shadow-soft); height: 100%; }
.cd-icon { font-size: 1.6rem; width: 56px; height: 56px; display: grid; place-items: center; background: var(--cream); border-radius: 14px; margin-bottom: 14px; }
.cd-card h3 { font-family: "Fraunces", serif; color: var(--brand-dark); font-size: 1.45rem; margin: 0 0 4px; }
.cd-district { color: var(--brand); font-weight: 600; margin: 0 0 14px; }
.cd-list { list-style: none; margin: 0; padding: 0; }
.cd-list li { padding: 9px 0 9px 26px; position: relative; border-bottom: 1px solid #eef2f6; }
.cd-list li:last-child { border-bottom: none; }
.cd-list li::before { content: "›"; position: absolute; left: 6px; color: var(--gold); font-weight: 700; }
.cd-dining li { padding-left: 26px; }
.cd-dining li b { display: block; color: var(--text); }
.cd-dining li span { display: block; color: var(--muted); font-size: 0.9rem; }

.cd-highlight-list { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 12px 28px; }
.cd-highlight-list li { position: relative; padding: 10px 0 10px 32px; color: var(--text); border-bottom: 1px solid #e6ecf2; }
.cd-highlight-list li::before { content: "✓"; position: absolute; left: 0; top: 10px; color: var(--gold); font-weight: 700; }

.cd-listings { background: var(--cream-2); }
.cd-listings .card { text-decoration: none; color: inherit; }

@media (max-width: 900px) {
  .cd-overview-grid, .cd-cols, .cd-highlight-list { grid-template-columns: 1fr; }
  .cd-stats { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 520px) { .cd-stats { grid-template-columns: repeat(2, 1fr); } }

/* ---------- testimonials ---------- */
.testimonials { background: var(--brand-deep); color: #fff; }
.testimonials h2 { color: #fff; }
.carousel { max-width: 800px; margin: 0 auto; overflow: hidden; }
.carousel-track { display: flex; transition: transform 0.6s var(--ease); }
.quote { flex: 0 0 100%; text-align: center; padding: 0 12px; margin: 0; }
.stars { color: var(--gold-bright); letter-spacing: 0.2em; font-size: 1.1rem; margin-bottom: 16px; }
.quote blockquote { font-family: "Fraunces", serif; font-size: clamp(1.2rem, 2.5vw, 1.7rem); line-height: 1.45; margin: 0 0 20px; font-weight: 500; }
.quote figcaption { color: #cfd4ca; font-size: 0.95rem; }
.carousel-dots { display: flex; justify-content: center; gap: 10px; margin-top: 30px; }
.carousel-dots button { width: 10px; height: 10px; border-radius: 50%; border: none; background: rgba(255,255,255,0.3); cursor: pointer; padding: 0; transition: background 0.3s, transform 0.3s; }
.carousel-dots button.active { background: var(--gold-bright); transform: scale(1.3); }

/* ---------- CTA ---------- */
.cta-band { background: linear-gradient(120deg, var(--brand) 0%, var(--brand-dark) 100%); color: #fff; }
.cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 30px; padding: clamp(48px, 7vw, 80px) 24px; flex-wrap: wrap; }
.cta-inner h2 { color: #fff; margin-bottom: 6px; }
.cta-inner p { margin: 0; color: #e7ece4; }

/* ---------- contact ---------- */
.contact { background: var(--cream); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(36px, 6vw, 64px); }
.contact-list { list-style: none; padding: 0; margin: 24px 0 0; }
.contact-list li { padding: 12px 0; border-bottom: 1px solid #dde4ec; display: flex; gap: 14px; }
.contact-list li span:first-child { font-weight: 600; color: var(--brand); min-width: 70px; text-transform: uppercase; font-size: 0.78rem; letter-spacing: 0.08em; padding-top: 2px; }
.contact-form { background: #fff; border-radius: var(--radius-lg); padding: 32px; box-shadow: var(--shadow-soft); display: flex; flex-direction: column; gap: 16px; }
.contact-form label { display: flex; flex-direction: column; gap: 6px; font-size: 0.85rem; font-weight: 600; color: var(--brand-dark); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form input, .contact-form select, .contact-form textarea {
  font-family: inherit; font-size: 0.98rem; font-weight: 400; color: var(--text);
  border: 1px solid #d3dbe3; border-radius: 10px; padding: 12px; background: #fbfcfe;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { outline: 2px solid var(--gold); border-color: var(--gold); }
.contact-form textarea { resize: vertical; }
.form-status { margin: 0; padding: 12px; border-radius: 10px; background: #e6f0e8; color: var(--brand-dark); font-weight: 600; font-size: 0.92rem; text-align: center; }
.form-status.err { background: #fdecea; color: #b3261e; }
.contact-form .consent { display: flex; flex-direction: row; align-items: flex-start; gap: 10px; font-size: 0.8rem; line-height: 1.5; color: var(--muted); font-weight: 400; cursor: pointer; }
.contact-form .consent input[type="checkbox"] { width: 18px; height: 18px; flex: 0 0 18px; margin: 1px 0 0; accent-color: var(--brand); cursor: pointer; }

/* ---------- footer ---------- */
.footer { background: var(--brand-deep); color: #c9cec4; padding-top: 64px; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.4fr; gap: 36px; padding-bottom: 48px; }
.footer .brand-text { color: #fff; }
.footer-brand p { margin-top: 16px; max-width: 280px; font-size: 0.92rem; }
.footer-col h4 { color: #fff; font-family: "Inter", sans-serif; font-size: 0.95rem; text-transform: uppercase; letter-spacing: 0.08em; margin-bottom: 14px; }
.footer-col a, .footer-col span { display: block; color: #c9cec4; font-size: 0.92rem; margin-bottom: 9px; transition: color 0.2s; }
.footer-col a:hover { color: var(--gold-bright); }
.newsletter { display: flex; gap: 8px; margin-top: 4px; }
.newsletter input { flex: 1; border: 1px solid #1d3a5a; background: #0f2742; color: #fff; border-radius: 999px; padding: 11px 16px; font-family: inherit; font-size: 0.9rem; }
.newsletter input:focus { outline: 1px solid var(--gold); }
.footer-bottom { border-top: 1px solid #143352; padding: 20px 0; }
.footer-bottom .wrap { display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: 0.82rem; color: #8f978c; }
/* Required MLS GRID / NWMLS IDX disclaimers (site-wide). */
.footer-idx { border-top: 1px solid #143352; padding: 18px 0 4px; }
.footer-idx .wrap { max-width: 1000px; }
.footer-idx p { margin: 0 0 8px; font-size: 0.72rem; line-height: 1.5; color: #8b93a0; }
.footer-idx .idx-attr { color: #b9c1cc; font-weight: 600; }
.idx-attr-row { display: flex; align-items: center; gap: 12px; margin-bottom: 8px; }
.idx-attr-row .idx-attr { margin: 0; }
.nwmls-logo { flex: 0 0 auto; width: 44px; height: 44px; }
.modal-body .m-nwmls, .modal-photo-meta .m-nwmls { display: flex; align-items: center; gap: 7px; }
.modal-body .m-nwmls .nwmls-logo-sm, .modal-photo-meta .m-nwmls .nwmls-logo-sm { width: 22px; height: 22px; flex: 0 0 auto; }
/* Brokerage branding shown on the listing detail display (the header sits behind the modal). */
.modal-body .m-brand { display: flex; align-items: center; gap: 9px; font-family: "Fraunces", serif; font-weight: 600; color: var(--brand-dark); font-size: 0.92rem; margin: 0 0 14px; padding-bottom: 12px; border-bottom: 1px solid var(--cream-2); }
.modal-body .m-brand .m-brand-logo { height: 26px; width: auto; flex: 0 0 auto; }
.footer-idx .idx-links a { color: #cbd3dd; text-decoration: underline; font-size: 0.75rem; }
/* Legal pages (DMCA). */
.page-hero-plain { background: var(--brand-deep); padding: 96px 0 40px; }
.legal-body { max-width: 820px; }
.legal-body h2 { font-family: "Fraunces", serif; color: var(--brand-dark); font-size: 1.3rem; margin: 28px 0 10px; }
.legal-body p { color: var(--text); line-height: 1.7; margin: 0 0 14px; }
.legal-list { color: var(--text); line-height: 1.7; margin: 0 0 14px; padding-left: 22px; }
.legal-list li { margin-bottom: 8px; }
.legal-agent { background: var(--cream); border: 1px solid var(--cream-2); border-radius: 12px; padding: 16px 18px; }
.legal-note { color: var(--muted); font-size: 0.85rem; font-style: italic; }

/* ---------- modal ---------- */
.modal { position: fixed; inset: 0; z-index: 2000; display: flex; align-items: center; justify-content: center; padding: 20px; }
.modal[hidden] { display: none; }
.modal-backdrop { position: absolute; inset: 0; background: rgba(11, 44, 79, 0.7); backdrop-filter: blur(4px); animation: fade 0.3s; }
@keyframes fade { from { opacity: 0; } }
.modal-card {
  position: relative; z-index: 2; background: #fff; border-radius: var(--radius-lg);
  max-width: 920px; width: 100%; max-height: 90vh; overflow: auto;
  display: grid; grid-template-columns: 1.2fr 1fr; box-shadow: var(--shadow);
  animation: pop 0.35s var(--ease);
}
@keyframes pop { from { transform: translateY(20px) scale(0.97); opacity: 0; } }
.modal-close { position: absolute; top: 12px; right: 14px; z-index: 5; width: 38px; height: 38px; border-radius: 50%; border: none; background: rgba(255,255,255,0.92); font-size: 1.5rem; line-height: 1; cursor: pointer; color: var(--brand-dark); }
.modal-close:hover { background: #fff; }
/* Left column: photo, then the listing brokerage + NWMLS disclosures directly
   under it (kept out of the info panel to declutter it). Top-aligned so the meta
   sits right beneath the photo rather than floating at the column's bottom. */
.modal-left { display: flex; flex-direction: column; align-self: start; min-width: 0; }
.modal-gallery { position: relative; background: #fff; }
/* NWMLS #1: property displays must show the burned-in NWMLS watermark; `cover`
   cropped it off the photo's corner. `contain` + white pad shows the whole image
   (watermark included), per NWMLS guidance. Cards/thumbnails may still crop. */
.modal-gallery > img { display: block; width: 100%; height: auto; max-height: 62vh; object-fit: contain; background: #fff; }
.modal-photo-meta { padding: 14px 20px 16px; border-top: 1px solid var(--cream-2); background: #fff; }
.modal-photo-meta > :last-child { margin-bottom: 0; }
.gallery-nav { position: absolute; top: 45%; transform: translateY(-50%); width: 42px; height: 42px; border-radius: 50%; border: none; background: rgba(255,255,255,0.85); cursor: pointer; font-size: 1.5rem; line-height: 1; color: var(--brand-dark); }
.gallery-nav.prev { left: 12px; } .gallery-nav.next { right: 12px; }
.gallery-nav:hover { background: #fff; }
/* Thumbnails flow BELOW the main image (not overlaid) so they never obscure the
   burned-in NWMLS watermark in the photo's corner; margin-top adds a gap. */
.modal-thumbs { display: flex; gap: 8px; overflow-x: auto; scrollbar-width: thin; margin-top: 10px; padding: 0 12px 2px; }
.modal-thumbs img { flex: 0 0 auto; width: 52px; height: 40px; object-fit: cover; border-radius: 6px; cursor: pointer; opacity: 0.6; border: 2px solid transparent; }
.modal-thumbs img.active { opacity: 1; border-color: var(--gold); }
.modal-body { padding: 32px 30px; }
.modal-body .m-status { display: inline-block; background: var(--brand); color: #fff; font-size: 0.72rem; letter-spacing: 0.08em; text-transform: uppercase; padding: 5px 12px; border-radius: 999px; margin-bottom: 14px; }
.modal-body .m-status.rent { background: #3a6ea5; } .modal-body .m-status.sold { background: #8a1f2b; }
.modal-body .m-status.contingent { background: #c2691c; }
.modal-body .m-status.pending { background: #5a6b7a; }
.modal-body .m-status.backup { background: #8a2f8a; }
.modal-body .m-status.coming { background: #2f7d6b; }
/* NWMLS "First Look" pre-market status (distinct from Coming Soon). */
.card-badge.firstlook, .modal-body .m-status.firstlook, .map-card-status.firstlook, .map-pop-status.firstlook { background: #6b3fa0; color: #fff; }
.modal-body .m-attr, .modal-photo-meta .m-attr { color: var(--text); font-size: 0.85rem; font-weight: 600; margin: 2px 0 0; }
.modal-body .m-nwmls, .modal-photo-meta .m-nwmls { color: var(--muted); font-size: 0.76rem; margin: 4px 0 6px; }
/* NWMLS #1: exact MLS GRID disclaimer, required on property detail displays. */
.modal-body .m-idx-disclaimer, .modal-photo-meta .m-idx-disclaimer { color: var(--muted); font-size: 0.72rem; line-height: 1.5; margin: 0 0 14px; }
.modal-body h3 { font-size: 1.6rem; color: var(--brand-dark); margin-bottom: 4px; }
.modal-body .m-addr { color: var(--muted); margin-bottom: 14px; }
.modal-body .m-price { font-family: "Fraunces", serif; font-size: 1.9rem; font-weight: 700; color: var(--brand); margin-bottom: 18px; }
.m-specs { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; margin: 0 0 20px; padding: 18px 0; border-top: 1px solid #e6ecf2; border-bottom: 1px solid #e6ecf2; }
.m-specs div { font-size: 0.9rem; color: var(--muted); }
.m-specs b { display: block; font-family: "Fraunces", serif; font-size: 1.15rem; color: var(--text); font-weight: 600; }
.modal-body p.m-blurb { color: var(--text); font-size: 0.96rem; }
.modal-body .btn { margin-top: 8px; width: 100%; }

/* ---------- reveal animation ---------- */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 0.7s var(--ease), transform 0.7s var(--ease); }
.reveal.in { opacity: 1; transform: none; }

/* ---------- responsive ---------- */
@media (max-width: 980px) {
  .listing-grid { grid-template-columns: repeat(2, 1fr); }
  .service-grid { grid-template-columns: repeat(2, 1fr); }
  .area-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .about-media { max-width: 520px; }
  .modal-card { grid-template-columns: 1fr; }
  .modal-gallery > img { max-height: 320px; }
}

@media (max-width: 760px) {
  .topbar-social { display: none; }
  .nav-toggle { display: flex; }
  .brand { gap: 10px; }
  .brand-logo-tfl { height: 44px; }
  .brand-logo-cp { height: 36px; }
  .brand-divider { height: 32px; }
  .nav-links {
    position: fixed; top: 110px; right: 16px; left: 16px;
    /* Leave room for the topbar+navbar above (the backdrop-filtered navbar is
       the containing block, so the panel starts ~148px down) and a bottom gap,
       so the last item (Contact) is always reachable. svh = small viewport
       (sized as if browser toolbars are showing, incl. a bottom address bar);
       safe-area covers the home indicator. */
    max-height: calc(100vh - 176px); /* fallback */
    max-height: calc(100svh - 176px - env(safe-area-inset-bottom, 0px));
    overflow-y: auto; overscroll-behavior: contain; -webkit-overflow-scrolling: touch;
    padding-bottom: calc(12px + env(safe-area-inset-bottom, 0px));
    background: #fff; border-radius: var(--radius); box-shadow: var(--shadow);
    flex-direction: column; align-items: stretch; gap: 0; padding: 12px;
    transform: translateY(-12px); opacity: 0; pointer-events: none; transition: all 0.25s var(--ease);
  }
  .nav-links.open { transform: none; opacity: 1; pointer-events: auto; }
  .nav-links a { padding: 12px 10px; border-bottom: 1px solid #eef2f6; }
  .nav-links a:last-child { border-bottom: none; }
  .nav-cta { text-align: center; margin-top: 6px; }
  /* Services dropdown: expand inline inside the mobile menu */
  .nav-dd { display: block; }
  .nav-dd .nav-caret { display: none; }
  .nav-menu { position: static; display: flex; box-shadow: none; min-width: 0; padding: 0; }
  .nav-menu a { padding: 12px 10px; border-bottom: 1px solid #eef2f6; border-radius: 0; }
  .nav-menu .nav-grp-item { padding-left: 26px; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 28px; }
  .search-field { flex: 1 1 100%; }
  .search-btn { width: 100%; }
  .sb-row2 { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 460px) {
  /* keep the personal brand; drop the secondary brokerage logo when very tight */
  .brand-logo-cp, .brand-divider { display: none; }
}
@media (max-width: 540px) {
  .listing-grid, .service-grid, .area-grid, .footer-grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .about-badge { right: 12px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

/* Persistent mobile quick-contact buttons (contact form + call). Hidden on
   desktop; floats bottom-right on phones/tablets. */
.mobile-action-bar { display: none; }
@media (max-width: 760px) {
  .mobile-action-bar {
    display: flex;
    flex-direction: column;
    gap: 12px;
    position: fixed;
    right: 16px;
    bottom: calc(16px + env(safe-area-inset-bottom, 0px));
    z-index: 1200;
  }
  .mobile-action-btn {
    display: flex;
    align-items: center;
    justify-content: center;
    width: 54px;
    height: 54px;
    border-radius: 50%;
    background: var(--brand);
    color: #fff;
    box-shadow: 0 6px 18px -4px rgba(11, 44, 79, 0.5);
    text-decoration: none;
    transition: transform 0.15s var(--ease), background 0.15s var(--ease);
  }
  .mobile-action-btn:active { transform: scale(0.92); }
  .mobile-action-call { background: var(--gold); color: var(--brand-deep); }
}

/* ---- AI chat widget ---- */
.chat-widget { position: fixed; right: 24px; bottom: 24px; z-index: 1300; }
.chat-fab { width: 58px; height: 58px; border-radius: 50%; border: none; cursor: pointer; background: var(--brand); color: #fff; box-shadow: 0 8px 22px -6px rgba(11,44,79,0.55); display: flex; align-items: center; justify-content: center; transition: transform 0.15s ease, background 0.15s ease; }
.chat-fab:hover { background: var(--brand-dark); transform: translateY(-2px); }
.chat-fab .chat-fab-close { display: none; }
.chat-widget.open .chat-fab-open { display: none; }
.chat-widget.open .chat-fab-close { display: block; }
.chat-panel { position: absolute; right: 0; bottom: 72px; width: 360px; max-width: calc(100vw - 32px); height: 520px; max-height: calc(100vh - 120px); background: #fff; border: 1px solid var(--cream-2); border-radius: 16px; box-shadow: 0 22px 50px -12px rgba(11,44,79,0.4); display: flex; flex-direction: column; overflow: hidden; }
.chat-head { display: flex; align-items: center; gap: 10px; padding: 14px 16px; background: var(--brand); color: #fff; }
.chat-head strong { display: block; font-size: 0.98rem; }
.chat-head span { font-size: 0.76rem; opacity: 0.85; }
.chat-dot { width: 9px; height: 9px; border-radius: 50%; background: #4ade80; box-shadow: 0 0 0 3px rgba(74,222,128,0.3); flex: 0 0 auto; }
.chat-log { flex: 1; overflow-y: auto; padding: 16px; display: flex; flex-direction: column; gap: 10px; background: var(--cream); }
.chat-msg { max-width: 84%; padding: 9px 13px; border-radius: 14px; font-size: 0.9rem; line-height: 1.45; white-space: normal; word-wrap: break-word; }
.chat-msg.bot { align-self: flex-start; background: #fff; border: 1px solid var(--cream-2); color: var(--text); border-bottom-left-radius: 4px; }
.chat-msg.me { align-self: flex-end; background: var(--brand); color: #fff; border-bottom-right-radius: 4px; }
.chat-msg.err { border-color: #f2c2c2; color: #b33; }
.chat-msg a { color: inherit; text-decoration: underline; }
.chat-msg.bot a { color: var(--brand); }
.chat-typing { display: inline-flex; gap: 4px; }
.chat-typing i { width: 6px; height: 6px; border-radius: 50%; background: #9fb0c0; animation: chatBlink 1.2s infinite both; }
.chat-typing i:nth-child(2) { animation-delay: 0.2s; }
.chat-typing i:nth-child(3) { animation-delay: 0.4s; }
@keyframes chatBlink { 0%, 80%, 100% { opacity: 0.25; } 40% { opacity: 1; } }
.chat-input { display: flex; gap: 8px; padding: 10px; border-top: 1px solid var(--cream-2); background: #fff; }
.chat-input input { flex: 1; border: 1px solid #d3dbe3; border-radius: 999px; padding: 10px 14px; font-size: 0.9rem; font-family: inherit; }
.chat-input input:focus { outline: none; border-color: var(--brand); box-shadow: 0 0 0 3px rgba(14,90,166,0.13); }
.chat-input button { flex: 0 0 auto; width: 40px; height: 40px; border: none; border-radius: 50%; background: var(--brand); color: #fff; cursor: pointer; display: flex; align-items: center; justify-content: center; }
.chat-input button:hover { background: var(--brand-dark); }
.chat-disc { margin: 0; padding: 8px 14px; font-size: 0.68rem; color: var(--muted); background: #fff; text-align: center; }
.chat-disc a { color: var(--brand); }
@media (max-width: 760px) {
  /* Stack the chat button in the bottom-right column, aligned above the
     email + call quick-contact buttons (each 54px, 12px gap). */
  .chat-widget { left: auto; right: 16px; bottom: calc(148px + env(safe-area-inset-bottom, 0px)); }
  .chat-fab { width: 54px; height: 54px; }
  .chat-panel { position: fixed; left: 8px; right: 8px; top: 72px; bottom: calc(210px + env(safe-area-inset-bottom, 0px)); width: auto; max-width: none; height: auto; }
  /* When the hamburger menu is open, hide the floating quick-contact + chat
     buttons so they don't cover the menu's last item (Contact). */
  body:has(.nav-links.open) .mobile-action-bar,
  body:has(.nav-links.open) .chat-widget { display: none; }
}

/* ---- Blog ---- */
.blog-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); gap: 30px; }
.blog-card { display: flex; flex-direction: column; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow-soft); transition: transform 0.25s var(--ease), box-shadow 0.25s var(--ease); }
.blog-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.blog-card-img { display: block; aspect-ratio: 16 / 10; overflow: hidden; background: var(--cream-2); }
.blog-card-img img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform 0.4s var(--ease); }
.blog-card:hover .blog-card-img img { transform: scale(1.04); }
.blog-card-body { padding: 20px 22px 24px; display: flex; flex-direction: column; flex: 1; }
.blog-date { margin: 0 0 6px; font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.06em; color: var(--gold-deep, #b8860b); font-weight: 600; }
.blog-card-body h2 { margin: 0 0 10px; font-size: 1.3rem; line-height: 1.3; }
.blog-card-body h2 a { color: var(--brand-dark); }
.blog-card-body h2 a:hover { color: var(--brand); }
.blog-summary { margin: 0 0 16px; color: var(--muted); font-size: 0.96rem; line-height: 1.6; }
.blog-readmore { margin-top: auto; font-weight: 600; color: var(--brand); }

/* Pagination */
.blog-pagination { margin-top: 42px; display: flex; flex-direction: column; align-items: center; gap: 18px; }
.blog-page-row { display: flex; align-items: center; gap: 6px; flex-wrap: wrap; justify-content: center; }
.blog-page-nums { display: inline-flex; gap: 6px; flex-wrap: wrap; }
.blog-page { display: inline-flex; align-items: center; justify-content: center; min-width: 38px; height: 38px; padding: 0 12px; border-radius: 9px; border: 1px solid var(--cream-2); color: var(--brand-dark); font-weight: 600; font-size: 0.92rem; background: #fff; }
.blog-page:hover { background: var(--cream); color: var(--brand); }
.blog-page.is-current { background: var(--brand); color: #fff; border-color: var(--brand); }
.blog-older-cta { display: flex; justify-content: center; }

/* Recent-articles nav dropdown items can wrap (titles are long) */
.nav-menu a.blog-nav-item { white-space: normal; max-width: 340px; line-height: 1.3; }

/* Article */
.blog-hero { position: relative; color: #fff; background-size: cover; background-position: center; padding: clamp(130px, 20vh, 230px) 0 clamp(48px, 7vw, 84px); display: flex; align-items: flex-end; }
.blog-hero-plain { background: var(--brand-deep); }
.blog-hero-content { max-width: 880px; }
.blog-hero-content h1 { margin: 8px 0 0; font-size: clamp(1.9rem, 4.5vw, 3.1rem); line-height: 1.12; }
.blog-article { max-width: 760px; }
.blog-body { color: var(--text); font-size: 1.075rem; line-height: 1.78; }
.blog-body > *:first-child { margin-top: 0; }
.blog-body p { margin: 0 0 1.25em; }
.blog-body h2 { font-family: "Fraunces", serif; font-size: 1.7rem; line-height: 1.25; color: var(--brand-dark); margin: 1.7em 0 0.5em; }
.blog-body h3 { font-size: 1.3rem; color: var(--brand-dark); margin: 1.5em 0 0.4em; }
.blog-body h4 { font-size: 1.1rem; color: var(--brand-dark); margin: 1.3em 0 0.3em; }
.blog-body ul, .blog-body ol { margin: 0 0 1.25em; padding-left: 1.4em; }
.blog-body li { margin: 0.4em 0; }
.blog-body a { color: var(--brand); text-decoration: underline; }
.blog-body strong { font-weight: 700; color: var(--brand-dark); }
.blog-body blockquote { margin: 1.5em 0; padding: 4px 0 4px 20px; border-left: 4px solid var(--gold); color: var(--muted); font-family: "Fraunces", serif; font-size: 1.2rem; font-style: italic; }
.blog-body img.blog-inline-img { max-width: 100%; height: auto; border-radius: 8px; }
.blog-figure { margin: 1.8em 0; text-align: center; }
.blog-figure img { max-width: 100%; height: auto; border-radius: 12px; border: 1px solid var(--cream-2); box-shadow: var(--shadow-soft); }
.blog-figure figcaption { margin-top: 10px; font-size: 0.88rem; color: var(--muted); }
.blog-back { margin-top: 28px; }
.blog-back a { color: var(--brand); font-weight: 600; }

/* Subscribe CTA at the bottom of an article */
.blog-subscribe { margin: 36px 0 8px; padding: 28px 30px; background: var(--brand-deep); color: #fff; border-radius: var(--radius); text-align: center; }
.blog-subscribe h3 { margin: 0 0 6px; color: #fff; font-size: 1.5rem; }
.blog-subscribe > p { margin: 0 auto 16px; max-width: 460px; color: rgba(255,255,255,0.85); }
.blog-subscribe-form { display: flex; gap: 10px; max-width: 460px; margin: 0 auto; }
.blog-subscribe-form input { flex: 1; min-width: 0; border: 1px solid rgba(255,255,255,0.25); border-radius: 999px; padding: 12px 18px; font-size: 0.95rem; font-family: inherit; background: #fff; }
.blog-subscribe-form .btn { flex: 0 0 auto; }
.blog-sub-status { margin: 12px 0 0; font-size: 0.9rem; color: #cfe3ff; }
.blog-sub-status.err { color: #ffd0cf; }
@media (max-width: 520px) { .blog-subscribe-form { flex-direction: column; } .blog-subscribe-form .btn { width: 100%; } }

/* Share buttons */
.blog-share { display: flex; align-items: center; flex-wrap: wrap; gap: 10px; margin: 0 0 28px; }
.blog-share + .blog-body { margin-top: 4px; }
.blog-body + .blog-share { margin: 32px 0 8px; }
.blog-share-label { font-size: 0.85rem; font-weight: 600; color: var(--muted); margin-right: 4px; }
.blog-share-btn { width: 40px; height: 40px; border-radius: 50%; border: 1px solid var(--cream-2); background: #fff; color: var(--brand-dark); cursor: pointer; display: inline-flex; align-items: center; justify-content: center; transition: transform 0.12s ease, background 0.15s ease, color 0.15s ease, border-color 0.15s ease; }
.blog-share-btn:hover { transform: translateY(-2px); color: #fff; }
.blog-share-btn.s-facebook:hover { background: #1877f2; border-color: #1877f2; }
.blog-share-btn.s-x:hover { background: #000; border-color: #000; }
.blog-share-btn.s-linkedin:hover { background: #0a66c2; border-color: #0a66c2; }
.blog-share-btn.s-pinterest:hover { background: #e60023; border-color: #e60023; }
.blog-share-btn.s-instagram:hover { background: #d62976; border-color: #d62976; }
.blog-share-btn.s-email:hover, .blog-share-btn.s-native:hover, .blog-share-btn.s-copy:hover { background: var(--brand); border-color: var(--brand); }
.blog-toast { position: fixed; left: 50%; bottom: 28px; transform: translate(-50%, 14px); background: var(--brand-dark); color: #fff; padding: 10px 18px; border-radius: 999px; font-size: 0.9rem; box-shadow: var(--shadow); opacity: 0; transition: opacity 0.25s, transform 0.25s; z-index: 2200; pointer-events: none; }
.blog-toast.show { opacity: 1; transform: translate(-50%, 0); }

/* ---- Testimonials page ---- */
.tm-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(300px, 1fr)); gap: 22px; }
.tm-card { background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius); padding: 24px 26px; box-shadow: var(--shadow-soft); display: flex; flex-direction: column; }
.tm-card .stars { color: var(--gold); margin: 0 0 10px; letter-spacing: 2px; }
.tm-card blockquote { font-family: "Fraunces", serif; font-size: 1.12rem; line-height: 1.5; margin: 0 0 14px; color: var(--brand-dark); }
.tm-card figcaption { margin-top: auto; color: var(--muted); font-size: 0.92rem; font-weight: 500; }

/* ---- Team page ---- */
.team-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 26px; }
.team-card { display: flex; flex-direction: column; background: #fff; border: 1px solid var(--cream-2); border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow-soft); }
.team-photo { aspect-ratio: 1 / 1; background: var(--cream); overflow: hidden; }
.team-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }
.team-body { padding: 20px 22px 22px; display: flex; flex-direction: column; gap: 8px; flex: 1; }
.team-body h3 { margin: 0; color: var(--brand-dark); font-size: 1.25rem; }
.team-title { margin: 0; color: var(--gold-deep, #b8860b); font-weight: 600; font-size: 0.92rem; }
.team-bio { margin: 4px 0 0; color: var(--muted); font-size: 0.94rem; line-height: 1.55; }
.team-bio p { margin: 0 0 0.6em; }
.team-bio p:last-child { margin-bottom: 0; }
.team-bio strong { font-weight: 700; color: var(--text); }
.team-bio-list { margin: 0.3em 0 0.7em; padding-left: 1.2em; }
.team-bio-list li { margin: 0.2em 0; }
.team-contacts { display: flex; flex-direction: column; gap: 4px; margin-top: 6px; }
.team-contact { display: inline-flex; align-items: center; gap: 8px; color: var(--brand); font-size: 0.92rem; font-weight: 500; text-decoration: none; }
.team-contact:hover { color: var(--brand-dark); text-decoration: underline; }
.team-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: auto; padding-top: 14px; }
.btn-sm { padding: 8px 14px; font-size: 0.85rem; }
/* admin team cards */
.member-card .member-head { display: flex; align-items: center; justify-content: space-between; gap: 12px; margin-bottom: 10px; }
.member-card .del-x { border: none; background: none; color: #b33; cursor: pointer; font-size: 0.85rem; font-weight: 600; }
.member-card .del-x:hover { text-decoration: underline; }