/* ===========================================================
   SAMEER AMINI, Toronto Real Estate Broker
   Warm boutique residential aesthetic
   =========================================================== */

:root {
  /* Palette: warm cream + terracotta + sage */
  --cream:        #F5F0E8;
  --cream-2:      #EFE7D8;
  --cream-3:      #E9DFCE;
  --ink:          #1F1B17;
  --ink-soft:     #4A4239;
  --ink-mute:     #7A7064;
  --rule:         #D9CFBE;
  --rule-soft:    #E5DCC9;

  /* Accents */
  --terra:        #8B3A2F;
  --terra-2:      #A8483B;
  --terra-deep:   #6B2A22;
  --sage:         #4A5D4E;
  --sage-2:       #5F7363;
  --sage-soft:    #97A89C;

  /* Typography */
  --serif:  "DM Serif Display", "Times New Roman", Georgia, serif;
  --sans:   "Sora", system-ui, -apple-system, sans-serif;

  --max:    1320px;
  --gutter: clamp(20px, 4vw, 56px);

  --ease: cubic-bezier(.2, .7, .2, 1);
}

* { box-sizing: border-box; margin: 0; padding: 0; }
*::selection { background: var(--terra); color: var(--cream); }

html { scroll-behavior: smooth; }

body {
  background: var(--cream);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 400;
  line-height: 1.6;
  font-size: 16px;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }

a { color: inherit; text-decoration: none; transition: color .25s var(--ease); }
a:hover { color: var(--terra); }

.container {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.display {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(36px, 5.4vw, 76px);
  line-height: 1.04;
  letter-spacing: -.015em;
  color: var(--ink);
}
.display em {
  font-style: italic;
  color: var(--terra);
}

.kicker {
  display: inline-block;
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--sage);
  font-weight: 500;
  margin-bottom: 18px;
  position: relative;
  padding-left: 36px;
}
.kicker::before {
  content: "";
  position: absolute;
  left: 0; top: 50%;
  width: 24px; height: 1px;
  background: var(--sage);
}
.kicker em {
  font-family: var(--serif);
  font-style: italic;
  letter-spacing: -.005em;
  text-transform: none;
  font-size: 14px;
  color: var(--terra);
}

.lede {
  font-size: 18px;
  line-height: 1.7;
  color: var(--ink-soft);
  max-width: 680px;
  margin-bottom: 20px;
}

/* ============ NAV ============ */

.nav {
  position: sticky;
  top: 0;
  z-index: 50;
  padding: 16px 0;
  background: rgba(245, 240, 232, .92);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid transparent;
  transition: border-color .3s var(--ease), background .3s var(--ease);
}
.nav.scrolled {
  border-bottom-color: var(--rule);
  background: rgba(245, 240, 232, .97);
}

.nav-inner {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.logo {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  color: var(--ink);
}
.logo-mark {
  color: var(--terra);
  display: inline-flex;
}
.logo-text {
  display: flex;
  flex-direction: column;
  line-height: 1.1;
}
.logo-name {
  font-family: var(--serif);
  font-size: 22px;
  letter-spacing: -.012em;
}
.logo-tag {
  font-size: 10px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--ink-mute);
  margin-top: 2px;
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 28px;
}
.nav-links a {
  font-size: 14px;
  font-weight: 500;
  letter-spacing: .02em;
  color: var(--ink-soft);
  position: relative;
}
.nav-links a:not(.nav-cta):hover {
  color: var(--terra);
}

.nav-cta {
  padding: 11px 22px;
  border: 1px solid var(--terra);
  border-radius: 999px;
  color: var(--terra) !important;
  background: transparent;
  transition: background .3s var(--ease), color .3s var(--ease);
}
.nav-cta:hover {
  background: var(--terra);
  color: var(--cream) !important;
}

.nav-toggle {
  display: none;
  width: 40px; height: 32px;
  background: transparent;
  border: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  width: 24px; height: 1.5px;
  background: var(--ink);
  border-radius: 1px;
}

/* ============ HERO ============ */

.hero {
  position: relative;
  padding: clamp(60px, 8vw, 120px) 0 clamp(60px, 6vw, 100px);
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  z-index: -1;
}
.hero-bg svg {
  width: 100%; height: 100%;
  display: block;
}

.hero-inner {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  position: relative;
}

.hero-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--sage);
  font-weight: 500;
  margin-bottom: 36px;
  opacity: 0;
  transform: translateY(12px);
  animation: rise 1s var(--ease) .15s forwards;
}
.dot {
  display: inline-block;
  width: 8px; height: 8px;
  background: var(--terra);
  border-radius: 999px;
  box-shadow: 0 0 0 4px rgba(139, 58, 47, .15);
  animation: pulse 2.4s var(--ease) infinite;
}
@keyframes pulse {
  0%, 100% { box-shadow: 0 0 0 4px rgba(139, 58, 47, .15); }
  50%      { box-shadow: 0 0 0 9px rgba(139, 58, 47, 0); }
}

.hero-title {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(48px, 7.8vw, 116px);
  line-height: .98;
  letter-spacing: -.025em;
  color: var(--ink);
  margin-bottom: 36px;
  max-width: 1100px;
  opacity: 0;
  transform: translateY(20px);
  animation: rise 1.2s var(--ease) .35s forwards;
}
.hero-title em {
  font-style: italic;
  color: var(--terra);
  display: inline-block;
}

.hero-lede {
  font-size: clamp(17px, 1.4vw, 19px);
  line-height: 1.65;
  color: var(--ink-soft);
  max-width: 680px;
  margin-bottom: 40px;
  opacity: 0;
  transform: translateY(20px);
  animation: rise 1.2s var(--ease) .6s forwards;
}

.hero-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  opacity: 0;
  transform: translateY(20px);
  animation: rise 1.2s var(--ease) .8s forwards;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 16px 30px;
  font-size: 14px;
  font-weight: 500;
  letter-spacing: .04em;
  border-radius: 999px;
  border: 1px solid transparent;
  cursor: pointer;
  transition: all .35s var(--ease);
  font-family: var(--sans);
}

.btn-primary {
  background: var(--terra);
  color: var(--cream);
}
.btn-primary:hover {
  background: var(--terra-deep);
  color: var(--cream);
  transform: translateY(-1px);
  box-shadow: 0 10px 24px -10px rgba(139, 58, 47, .5);
}

.btn-outline {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn-outline:hover {
  background: var(--ink);
  color: var(--cream);
}

/* Hero strip with stats */
.hero-strip {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  margin-top: clamp(56px, 7vw, 96px);
  padding-top: 36px;
  border-top: 1px solid var(--rule);
  opacity: 0;
  animation: rise 1.2s var(--ease) 1s forwards;
}
.strip-item {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.strip-n {
  font-family: var(--serif);
  font-size: clamp(28px, 3.2vw, 44px);
  line-height: 1;
  letter-spacing: -.02em;
  color: var(--ink);
  display: inline-flex;
  align-items: baseline;
  gap: 2px;
}
.strip-n small {
  font-size: .42em;
  font-family: var(--sans);
  font-weight: 500;
  color: var(--sage);
  letter-spacing: .08em;
  text-transform: uppercase;
  margin-left: 4px;
}
.strip-l {
  font-size: 12px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--ink-mute);
  font-weight: 500;
}

@keyframes rise {
  to { opacity: 1; transform: translateY(0); }
}

/* ============ WHY ============ */

.why {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream);
  position: relative;
}

.why-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr;
  gap: clamp(40px, 6vw, 96px);
  align-items: start;
}

.why-text .display {
  margin-bottom: 28px;
  font-size: clamp(32px, 4.2vw, 56px);
}
.why-text .display em { color: var(--terra); }

.why-card {
  position: relative;
}
.why-card img {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
  border-radius: 4px;
  filter: saturate(.95) contrast(1.02);
}

.why-card-meta {
  position: relative;
  margin-top: -56px;
  margin-left: 16px;
  margin-right: -16px;
  background: var(--cream);
  border: 1px solid var(--rule);
  border-radius: 4px;
  padding: 28px 28px 24px;
  box-shadow: 0 30px 60px -30px rgba(31, 27, 23, .15);
}
.wcm-name {
  font-family: var(--serif);
  font-size: 26px;
  letter-spacing: -.012em;
  color: var(--ink);
}
.wcm-role {
  font-size: 12px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--sage);
  margin-top: 4px;
  margin-bottom: 16px;
}
.wcm-rule {
  height: 1px;
  background: var(--rule);
  margin-bottom: 16px;
}
.why-card-meta ul {
  list-style: none;
  display: grid;
  gap: 8px;
}
.why-card-meta li {
  font-size: 14px;
  color: var(--ink-soft);
  padding-left: 18px;
  position: relative;
}
.why-card-meta li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.7em;
  width: 10px;
  height: 1.5px;
  background: var(--terra);
}

/* ============ SERVICES (Buying & Selling) ============ */

.services {
  padding: clamp(80px, 10vw, 140px) 0;
  position: relative;
}

.services-buy {
  background: var(--cream-2);
}
.services-sell {
  background: var(--cream);
}

.serv-head {
  margin-bottom: 56px;
  max-width: 1000px;
}
.serv-head .display {
  margin-top: 12px;
}

.serv-body {
  display: grid;
  grid-template-columns: 1fr;
  gap: 56px;
}

.serv-list {
  list-style: none;
  display: grid;
  gap: 2px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 4px;
  overflow: hidden;
}
.serv-list li {
  display: grid;
  grid-template-columns: 88px 1fr;
  gap: 24px;
  padding: 32px 36px;
  background: var(--cream);
  align-items: start;
  transition: background .3s var(--ease);
}
.services-buy .serv-list li { background: var(--cream); }
.serv-list li:hover {
  background: var(--cream-3);
}

.sl-num {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--terra);
  line-height: 1;
}
.serv-list h4 {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 400;
  letter-spacing: -.012em;
  color: var(--ink);
  margin-bottom: 8px;
  line-height: 1.15;
}
.serv-list p {
  font-size: 15px;
  color: var(--ink-soft);
  line-height: 1.7;
  max-width: 760px;
}

/* ============ APPROACH ============ */

.approach {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--ink);
  color: var(--cream);
}
.approach .display { color: var(--cream); }
.approach .display em { color: #DDB892; }
.approach .kicker { color: #97A89C; }
.approach .kicker::before { background: #97A89C; }

.approach-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: #2A241E;
  border: 1px solid #2A241E;
  border-radius: 4px;
  overflow: hidden;
  margin-top: 48px;
}
.ap-card {
  background: var(--ink);
  padding: 36px 30px;
  transition: background .3s var(--ease);
}
.ap-card:hover { background: #2C261F; }

.ap-num {
  display: inline-block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 22px;
  color: #DDB892;
  margin-bottom: 16px;
}
.ap-card h4 {
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 400;
  margin-bottom: 12px;
  letter-spacing: -.01em;
  color: var(--cream);
}
.ap-card p {
  font-size: 14px;
  line-height: 1.7;
  color: #B8B0A0;
}

/* ============ AREAS ============ */

.areas {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream);
}

.areas-grid {
  list-style: none;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 4px;
  overflow: hidden;
  margin-top: 32px;
}
.areas-grid li {
  background: var(--cream);
  padding: 28px 24px;
  transition: background .3s var(--ease);
}
.areas-grid li:hover { background: var(--cream-3); }

.a-n {
  font-family: var(--serif);
  font-size: 14px;
  font-style: italic;
  color: var(--terra);
  display: block;
  margin-bottom: 10px;
}
.areas-grid h5 {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 400;
  letter-spacing: -.01em;
  color: var(--ink);
  margin-bottom: 6px;
}
.areas-grid p {
  font-size: 13px;
  color: var(--ink-soft);
  line-height: 1.55;
}

/* ============ ABOUT ============ */

.about {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream-2);
}

.about-grid {
  display: grid;
  grid-template-columns: .9fr 1.3fr;
  gap: clamp(40px, 6vw, 88px);
  align-items: start;
}

.about-portrait {
  position: sticky;
  top: 100px;
}
.ap-frame {
  border: 1px solid var(--rule);
  padding: 12px;
  background: var(--cream);
  border-radius: 4px;
  position: relative;
}
.ap-frame::before {
  content: "";
  position: absolute;
  inset: -8px;
  border: 1px solid var(--terra);
  border-radius: 4px;
  z-index: -1;
  opacity: .25;
}
.ap-frame img {
  aspect-ratio: 4/5;
  object-fit: cover;
  width: 100%;
  filter: saturate(.95);
}
.ap-stamp {
  margin-top: 16px;
  text-align: center;
  font-size: 11px;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--ink-mute);
}

.about-text .display {
  margin-top: 14px;
  margin-bottom: 28px;
}
.about-text p {
  font-size: 17px;
  color: var(--ink-soft);
  line-height: 1.75;
  margin-bottom: 18px;
  max-width: 680px;
}
.about-text p:first-of-type {
  font-size: 19px;
  color: var(--ink);
}

.about-creds {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 32px;
  margin-top: 40px;
  padding-top: 32px;
  border-top: 1px solid var(--rule);
}
.about-creds > div p {
  font-size: 14px;
  line-height: 1.6;
  color: var(--ink-soft);
  margin-bottom: 4px;
  max-width: none;
}
.ac-h {
  font-size: 11px !important;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--terra) !important;
  font-weight: 600;
  margin-bottom: 10px !important;
}

/* ============ THE POWER BEHIND YOU ============ */

.power {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--ink);
  color: var(--cream);
  position: relative;
  overflow: hidden;
}

.power-bg {
  position: absolute; inset: 0;
  pointer-events: none;
  z-index: 0;
  opacity: .12;
  background:
    radial-gradient(ellipse at 20% 0%, rgba(168, 72, 59, .35) 0%, transparent 50%),
    radial-gradient(ellipse at 80% 100%, rgba(151, 168, 156, .35) 0%, transparent 50%);
}

.power > .container { position: relative; z-index: 1; }

.power .display { color: var(--cream); }
.power .display em { color: #DDB892; }
.power .kicker { color: #97A89C; }
.power .kicker::before { background: #97A89C; }
.power .kicker em { color: #DDB892; }
.power .lede { color: rgba(232, 226, 213, .75); }

.power-layers {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: #2A241E;
  border: 1px solid #2A241E;
  border-radius: 6px;
  overflow: hidden;
  margin-top: 48px;
}

.power-layer {
  background: var(--ink);
  padding: 44px 36px;
  display: flex;
  flex-direction: column;
  position: relative;
  transition: background .4s var(--ease);
}
.power-layer:hover { background: #1E1A15; }

.power-layer-mid {
  background: linear-gradient(180deg, var(--ink) 0%, #1A1612 100%);
}

.pl-head {
  display: flex;
  align-items: flex-start;
  gap: 18px;
  margin-bottom: 22px;
  padding-bottom: 22px;
  border-bottom: 1px solid #2A241E;
}
.pl-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 22px;
  color: #DDB892;
  margin-top: 4px;
}
.pl-label {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #97A89C;
  margin-bottom: 4px;
  font-weight: 500;
}
.power-layer h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(28px, 3vw, 36px);
  letter-spacing: -.015em;
  line-height: 1.05;
  color: var(--cream);
}
.power-layer h3 em {
  font-style: italic;
  color: #DDB892;
}

.pl-lede {
  font-size: 15px;
  color: rgba(232, 226, 213, .7);
  line-height: 1.7;
  margin-bottom: 28px;
}
.pl-lede em {
  font-style: italic;
  color: #DDB892;
}

.pl-stats {
  list-style: none;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px 24px;
  margin-top: auto;
}
.pl-stats li {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.pl-n, .pl-text {
  font-family: var(--serif);
  font-size: clamp(22px, 2.2vw, 28px);
  line-height: 1.05;
  color: var(--cream);
  letter-spacing: -.015em;
  font-weight: 400;
  font-feature-settings: "tnum" 1;
}
.pl-text { font-style: italic; color: #DDB892; }
.pl-l {
  font-size: 11px;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: #97A89C;
  font-weight: 500;
}

.power-foot {
  margin-top: 56px;
  text-align: center;
  font-family: var(--serif);
  font-size: clamp(17px, 1.8vw, 21px);
  line-height: 1.6;
  color: rgba(232, 226, 213, .85);
  max-width: 760px;
  margin-left: auto;
  margin-right: auto;
}
.power-foot em {
  font-style: italic;
  color: #DDB892;
}

/* ============ MARKETING YOUR HOME ============ */

.marketing {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream-2);
}

.reach-banner {
  margin-top: 8px;
  margin-bottom: 56px;
  padding: 40px 44px;
  background: linear-gradient(135deg, var(--terra) 0%, var(--terra-deep) 100%);
  color: var(--cream);
  border-radius: 6px;
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 36px;
  align-items: center;
  position: relative;
  overflow: hidden;
  box-shadow: 0 20px 50px -20px rgba(139, 58, 47, .35);
}
.reach-banner::before {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 80% 50%, rgba(255,255,255,.08) 0%, transparent 60%);
  pointer-events: none;
}
.rb-num {
  font-family: var(--serif);
  font-size: clamp(60px, 9vw, 110px);
  font-weight: 400;
  line-height: 1;
  letter-spacing: -.025em;
  position: relative;
  z-index: 1;
  font-feature-settings: "tnum" 1;
}
.rb-text { position: relative; z-index: 1; }
.rb-label {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: rgba(245, 240, 232, .8);
  margin-bottom: 10px;
  font-weight: 500;
}
.rb-detail {
  font-family: var(--serif);
  font-size: clamp(18px, 2vw, 22px);
  line-height: 1.45;
  font-style: italic;
  max-width: 560px;
}

.marketing-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 6px;
  overflow: hidden;
}

.mk-card {
  background: var(--cream);
  padding: 36px 32px;
  transition: background .3s var(--ease);
  position: relative;
}
.mk-card:hover { background: var(--cream-3); }

.mk-num {
  display: inline-block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: var(--terra);
  margin-bottom: 14px;
}
.mk-card h4 {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 400;
  letter-spacing: -.012em;
  color: var(--ink);
  margin-bottom: 12px;
  line-height: 1.15;
}
.mk-card p {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
}
.mk-card em {
  font-style: italic;
  color: var(--sage);
}

.marketing-foot {
  margin-top: 40px;
  text-align: center;
  font-family: var(--serif);
  font-size: clamp(16px, 1.8vw, 20px);
  font-style: italic;
  color: var(--ink-soft);
  line-height: 1.55;
  max-width: 720px;
  margin-left: auto;
  margin-right: auto;
}
.marketing-foot em {
  color: var(--terra);
}

/* ============ NOTABLE SALES ============ */

.sales {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream);
}

.sales-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  margin-top: 24px;
}

.sale-card {
  display: flex;
  flex-direction: column;
  background: var(--cream-2);
  border: 1px solid var(--rule);
  border-radius: 6px;
  overflow: hidden;
  transition: transform .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
}
.sale-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 24px 48px -24px rgba(31, 27, 23, .2);
  border-color: var(--terra);
}

.sale-card.sale-featured {
  grid-column: span 2;
  grid-row: span 2;
}

.sale-visual {
  position: relative;
  aspect-ratio: 4/3;
  background:
    linear-gradient(135deg, rgba(139,58,47,.85) 0%, rgba(107,42,34,.85) 100%),
    linear-gradient(45deg, var(--cream-3) 0%, var(--cream-2) 100%);
  background-blend-mode: multiply;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
}
.sale-visual::before {
  content: attr(data-init);
  position: absolute;
  font-family: var(--serif);
  font-size: clamp(60px, 8vw, 120px);
  font-style: italic;
  color: rgba(245, 240, 232, .25);
  letter-spacing: -.03em;
  line-height: 1;
  pointer-events: none;
}
.sale-visual::after {
  content: "";
  position: absolute;
  inset: 14px;
  border: 1px solid rgba(245, 240, 232, .2);
  border-radius: 3px;
  pointer-events: none;
}
.sale-featured .sale-visual {
  background:
    linear-gradient(135deg, rgba(74,93,78,.92) 0%, rgba(31,27,23,.92) 100%);
}
.sale-featured .sale-visual::before {
  font-size: clamp(80px, 12vw, 180px);
  color: rgba(221, 184, 146, .3);
}

.sv-tag {
  position: absolute;
  top: 18px; left: 18px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 14px;
  color: rgba(245, 240, 232, .9);
  letter-spacing: .04em;
}
.sv-status {
  position: absolute;
  top: 16px; right: 16px;
  background: var(--cream);
  color: var(--terra);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  padding: 6px 12px;
  border-radius: 999px;
}

.sale-body {
  padding: 22px 24px 26px;
}
.sale-area {
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--sage);
  margin-bottom: 10px;
  font-weight: 500;
}
.sale-body h4 {
  font-family: var(--serif);
  font-size: clamp(20px, 2.2vw, 26px);
  font-weight: 400;
  letter-spacing: -.015em;
  color: var(--ink);
  line-height: 1.15;
  margin-bottom: 8px;
}
.sale-featured .sale-body h4 {
  font-size: clamp(26px, 3vw, 36px);
}
.sale-meta {
  font-size: 13px;
  color: var(--ink-soft);
}

.sales-foot {
  margin-top: 48px;
  text-align: center;
  font-size: 13px;
  color: var(--ink-mute);
  font-style: italic;
  max-width: 760px;
  margin-left: auto;
  margin-right: auto;
  line-height: 1.65;
}

/* ============ FAQ ============ */

.faq {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream);
}

.faq-list {
  margin-top: 32px;
  display: grid;
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 4px;
  overflow: hidden;
}

.faq-item {
  background: var(--cream);
  transition: background .3s var(--ease);
}
.faq-item[open] { background: var(--cream-3); }
.faq-item:hover { background: var(--cream-2); }

.faq-item summary {
  list-style: none;
  cursor: pointer;
  padding: 26px 32px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 24px;
}
.faq-item summary::-webkit-details-marker { display: none; }

.faq-q {
  font-family: var(--serif);
  font-size: clamp(18px, 2vw, 22px);
  font-weight: 400;
  letter-spacing: -.008em;
  color: var(--ink);
  line-height: 1.25;
}

.faq-icon {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--terra);
  flex-shrink: 0;
  width: 32px;
  text-align: center;
  transition: transform .3s var(--ease);
  line-height: 1;
}
.faq-item[open] .faq-icon {
  transform: rotate(45deg);
}

.faq-a {
  padding: 0 32px 28px;
  border-top: 1px solid var(--rule-soft);
  padding-top: 20px;
  margin-top: -4px;
}
.faq-a p {
  font-size: 15px;
  color: var(--ink-soft);
  line-height: 1.75;
  max-width: 820px;
}
.faq-a p + p { margin-top: 12px; }
.faq-a a {
  color: var(--terra);
  border-bottom: 1px solid var(--terra);
  padding-bottom: 1px;
}
.faq-a a:hover { color: var(--terra-deep); }
.faq-a strong {
  color: var(--ink);
  font-weight: 600;
}
.faq-a em {
  font-style: italic;
  color: var(--sage);
}

@media (max-width: 720px) {
  .faq-item summary { padding: 20px 22px; gap: 16px; }
  .faq-a { padding-left: 22px; padding-right: 22px; }
}

/* ============ CONTACT ============ */

.contact {
  padding: clamp(80px, 10vw, 140px) 0;
  background: var(--cream);
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 6vw, 88px);
  align-items: start;
}

.contact-text .display {
  margin-top: 14px;
  margin-bottom: 28px;
  font-size: clamp(32px, 4.2vw, 56px);
}

.contact-direct {
  margin-top: 40px;
  display: grid;
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 4px;
  overflow: hidden;
}
.cd-row {
  display: grid;
  grid-template-columns: 110px 1fr;
  align-items: center;
  gap: 24px;
  padding: 22px 24px;
  background: var(--cream);
  transition: background .3s var(--ease);
}
.cd-row:hover {
  background: var(--cream-3);
  color: var(--ink);
}
.cd-l {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--ink-mute);
}
.cd-v {
  font-family: var(--serif);
  font-size: 19px;
  color: var(--ink);
  letter-spacing: -.005em;
}
.cd-row:hover .cd-v { color: var(--terra); }

/* Form */
.contact-form {
  background: var(--cream-2);
  border: 1px solid var(--rule);
  border-radius: 6px;
  padding: 36px;
  display: grid;
  gap: 18px;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
}

.contact-form label {
  display: grid;
  gap: 6px;
}
.contact-form label > span {
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--ink-soft);
  font-weight: 500;
}
.contact-form input,
.contact-form select,
.contact-form textarea {
  font-family: var(--sans);
  font-size: 15px;
  color: var(--ink);
  background: var(--cream);
  border: 1px solid var(--rule);
  padding: 13px 14px;
  border-radius: 4px;
  transition: border-color .3s var(--ease), box-shadow .3s var(--ease);
}
.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--terra);
  box-shadow: 0 0 0 3px rgba(139, 58, 47, .12);
}
.contact-form textarea {
  resize: vertical;
  min-height: 110px;
  font-family: var(--sans);
}
.contact-form select {
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'><path d='M1 1.5L6 6.5L11 1.5' stroke='%231F1B17' stroke-width='1.5' fill='none' stroke-linecap='round'/></svg>");
  background-repeat: no-repeat;
  background-position: right 16px center;
  padding-right: 40px;
}

.form-submit {
  width: 100%;
  margin-top: 8px;
  padding: 16px 24px;
}
.form-note {
  font-size: 12px;
  color: var(--ink-mute);
  text-align: center;
  margin-top: 4px;
}

/* ============ FOOTER ============ */

.footer {
  background: var(--ink);
  color: #B8B0A0;
  padding: 64px 0 32px;
}

.footer-top {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  flex-wrap: wrap;
  gap: 40px;
  padding-bottom: 48px;
}
.foot-mark {
  font-family: var(--serif);
  font-size: 30px;
  color: var(--cream);
  letter-spacing: -.012em;
  margin-bottom: 6px;
}
.foot-tag {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--sage-soft);
}

.foot-nav {
  display: flex;
  flex-wrap: wrap;
  gap: 24px;
}
.foot-nav a {
  font-size: 13px;
  letter-spacing: .04em;
  color: #B8B0A0;
}
.foot-nav a:hover { color: var(--cream); }

.footer-rule {
  height: 1px;
  background: #2A241E;
  margin-bottom: 24px;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 16px;
  font-size: 12px;
  color: #6E695E;
  letter-spacing: .04em;
  padding-bottom: 24px;
}
.footer-bottom a { color: var(--cream); }
.footer-bottom a:hover { color: #DDB892; }

.disclaimer {
  font-size: 11px;
  color: #5C574D;
  line-height: 1.7;
  max-width: 920px;
  padding-top: 24px;
  border-top: 1px solid #2A241E;
}

/* ============ RESPONSIVE ============ */

@media (max-width: 1024px) {
  .why-grid { grid-template-columns: 1fr; }
  .why-card { max-width: 480px; }
  .approach-grid { grid-template-columns: repeat(2, 1fr); }
  .areas-grid { grid-template-columns: repeat(2, 1fr); }
  .about-grid { grid-template-columns: 1fr; }
  .about-portrait { position: static; max-width: 380px; }
  .contact-grid { grid-template-columns: 1fr; }
  .hero-strip { grid-template-columns: repeat(2, 1fr); gap: 24px 16px; }
  .power-layers { grid-template-columns: 1fr; }
  .marketing-grid { grid-template-columns: 1fr; }
  .sales-grid { grid-template-columns: repeat(2, 1fr); }
  .sale-featured { grid-column: span 2; grid-row: auto; }
  .reach-banner { grid-template-columns: 1fr; gap: 16px; padding: 32px; text-align: left; }
}

@media (max-width: 720px) {
  body { font-size: 15px; }
  .nav-links { display: none; }
  .nav-toggle { display: flex; }
  .nav.open .nav-links {
    display: flex;
    position: fixed;
    inset: 70px 0 auto 0;
    background: var(--cream);
    flex-direction: column;
    gap: 0;
    padding: 16px var(--gutter) 24px;
    border-bottom: 1px solid var(--rule);
    max-height: calc(100vh - 70px);
    overflow-y: auto;
  }
  .nav.open .nav-links a {
    padding: 14px 0;
    border-bottom: 1px solid var(--rule);
  }
  .nav.open .nav-cta {
    margin-top: 12px;
    text-align: center;
  }
  .logo-tag { display: none; }
  .approach-grid { grid-template-columns: 1fr; }
  .areas-grid { grid-template-columns: 1fr; }
  .about-creds { grid-template-columns: 1fr; gap: 24px; }
  .form-row { grid-template-columns: 1fr; }
  .contact-form { padding: 24px; }
  .serv-list li { grid-template-columns: 56px 1fr; padding: 24px 22px; gap: 14px; }
  .sl-num { font-size: 22px; }
  .why-card-meta { margin: -32px 0 0; padding: 22px; }
  .cd-row { grid-template-columns: 1fr; gap: 4px; padding: 18px 20px; }
  .cd-v { font-size: 17px; }
  .footer-top { flex-direction: column; }
  .footer-bottom { flex-direction: column; }
  .hero-strip { grid-template-columns: 1fr 1fr; }
  .power-layer { padding: 32px 26px; }
  .pl-stats { grid-template-columns: 1fr 1fr; gap: 14px 16px; }
  .mk-card { padding: 28px 22px; }
  .sales-grid { grid-template-columns: 1fr; }
  .sale-featured { grid-column: auto; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }
}

/* ============================================================
   SCROLL-DRIVEN DOOR (decorative, bottom-right)
   The door rotates open as the page scrolls, with warm light
   spilling out from behind. Updated by JS via CSS custom
   properties --door-open (0 to 1) and --door-glow.
   ============================================================ */

.door {
  position: fixed;
  right: clamp(16px, 2.5vw, 32px);
  bottom: clamp(16px, 2.5vw, 32px);
  z-index: 80;
  width: 72px;
  pointer-events: none;
  user-select: none;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 6px;
  opacity: 0;
  transform: translateY(8px);
  transition: opacity .6s var(--ease), transform .6s var(--ease);
  --door-open: 0;
  --door-glow: 0;
}
.door.ready {
  opacity: 1;
  transform: translateY(0);
}
.door-svg {
  width: 100%;
  height: auto;
  filter: drop-shadow(0 6px 14px rgba(31, 27, 23, 0.18));
}
.door-leaf {
  transition: transform .25s var(--ease);
  transform: rotateY(calc(var(--door-open) * -82deg));
  transform-origin: 8px 54px;
}
.door-light {
  opacity: calc(var(--door-glow) * 0.95);
  transition: opacity .25s var(--ease);
}
.door-label {
  display: flex;
  flex-direction: column;
  align-items: center;
  font-size: 9px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--ink-mute);
  line-height: 1.3;
  text-align: center;
}
.door-pct {
  font-family: var(--serif);
  font-style: italic;
  font-size: 13px;
  letter-spacing: 0;
  text-transform: none;
  color: var(--terra);
  font-weight: 400;
}

@media (max-width: 720px) {
  .door { width: 54px; right: 12px; bottom: 12px; }
  .door-label { font-size: 8px; }
  .door-pct { font-size: 11px; }
}

/* ============================================================
   BLUEPRINT HAIRLINE (left page edge, scroll-progressive)
   A thin terracotta line that "draws" down the left edge as
   the user scrolls. Its height is set via the --bp-progress
   CSS variable updated by JS (0 to 100).
   ============================================================ */

.bp-line {
  position: fixed;
  left: 0;
  top: 0;
  width: 2px;
  height: 100vh;
  z-index: 70;
  pointer-events: none;
  --bp-progress: 0;
}
.bp-line::before {
  content: "";
  position: absolute;
  left: 0; top: 0;
  width: 100%;
  height: calc(var(--bp-progress) * 1%);
  background: linear-gradient(180deg,
    transparent 0%,
    var(--terra) 8%,
    var(--terra) 92%,
    transparent 100%);
  transition: height .15s linear;
}

@media (max-width: 720px) { .bp-line { display: none; } }

/* ============================================================
   HERO HOUSE LINE DRAWING (animates in on page load)
   ============================================================ */

.hero-house path,
.hero-house rect,
.hero-house circle {
  stroke-dasharray: 1200;
  stroke-dashoffset: 1200;
  animation: hh-draw 2.6s var(--ease) forwards;
}
.hero-house path:nth-child(1)  { animation-delay: 0.15s; }
.hero-house path:nth-child(2)  { animation-delay: 0.55s; }
.hero-house path:nth-child(3)  { animation-delay: 0.90s; }
.hero-house circle:nth-child(4){ animation-delay: 1.20s; animation-duration: 1.4s; }
.hero-house rect:nth-child(5)  { animation-delay: 1.30s; }
.hero-house path:nth-child(6)  { animation-delay: 1.50s; }
.hero-house rect:nth-child(7)  { animation-delay: 1.40s; }
.hero-house path:nth-child(8)  { animation-delay: 1.60s; }
.hero-house path:nth-child(9)  { animation-delay: 0.40s; }
.hero-house path:nth-child(10) { animation-delay: 0.10s; animation-duration: 2.0s; }

@keyframes hh-draw {
  to { stroke-dashoffset: 0; }
}

@media (prefers-reduced-motion: reduce) {
  .hero-house path,
  .hero-house rect,
  .hero-house circle {
    animation: none;
    stroke-dashoffset: 0;
  }
}

/* ============================================================
   SECTION CTAs at end of Buying / Selling preview sections
   ============================================================ */

.serv-cta {
  margin-top: 56px;
  padding: 36px 40px;
  background: var(--cream-2);
  border: 1px solid var(--rule);
  border-left: 3px solid var(--terra);
  border-radius: 0 6px 6px 0;
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 12px;
}
.serv-cta .btn { margin: 0; }
.serv-cta-note {
  font-size: 14px;
  color: var(--ink-soft);
  font-style: italic;
  line-height: 1.55;
}

@media (max-width: 720px) {
  .serv-cta { padding: 28px 24px; margin-top: 36px; }
  .serv-cta .btn { width: 100%; text-align: center; }
}

/* ============================================================
   SUBPAGE STYLES (used by /buying/ and /selling/)
   ============================================================ */

.subhero {
  padding: clamp(120px, 14vw, 180px) 0 clamp(60px, 8vw, 100px);
  background: var(--cream);
  position: relative;
}
.subhero::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse at 100% 0%, rgba(139, 58, 47, .08) 0%, transparent 60%),
    radial-gradient(ellipse at 0% 100%, rgba(74, 93, 78, .06) 0%, transparent 60%);
  pointer-events: none;
}
.subhero > .container { position: relative; z-index: 1; }

.sh-crumbs {
  font-size: 12px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--ink-mute);
  margin-bottom: 32px;
  font-weight: 500;
}
.sh-crumbs a {
  color: var(--terra);
  text-decoration: none;
  border-bottom: 1px solid rgba(139, 58, 47, .3);
  transition: border-color .25s var(--ease);
}
.sh-crumbs a:hover { border-bottom-color: var(--terra); }
.sh-crumbs span { color: var(--ink-mute); margin: 0 10px; }

.sh-title {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(44px, 7vw, 84px);
  line-height: 1.02;
  letter-spacing: -.025em;
  color: var(--ink);
  margin-bottom: 28px;
}
.sh-title em {
  font-style: italic;
  color: var(--terra);
}

.sh-lede {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(18px, 2vw, 22px);
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 760px;
  margin-bottom: 36px;
}

.sh-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}

.sub-section {
  padding: clamp(70px, 9vw, 120px) 0;
  background: var(--cream);
}
.sub-section-alt {
  background: var(--cream-2);
}

/* Cost grid (used on /buying/) */
.cost-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
  border-radius: 6px;
  overflow: hidden;
  margin-top: 32px;
}
.cost-card {
  background: var(--cream);
  padding: 36px 32px;
  transition: background .3s var(--ease);
}
.cost-card:hover { background: var(--cream-3); }
.cc-h {
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--sage);
  margin-bottom: 16px;
  font-weight: 500;
}
.cc-num {
  font-family: var(--serif);
  font-size: clamp(40px, 5vw, 60px);
  font-weight: 400;
  line-height: 1;
  color: var(--ink);
  letter-spacing: -.025em;
  margin-bottom: 14px;
  font-feature-settings: "tnum" 1;
}
.cc-num em {
  font-style: italic;
  color: var(--terra);
}
.cc-num small {
  font-size: 0.55em;
  font-weight: 400;
  color: var(--ink-mute);
  margin-left: 4px;
}
.cc-detail {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
}

/* Bullet grid (used in compact pillars) */
.bullet-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
  margin-top: 36px;
}
.bullet {
  padding: 28px 30px;
  background: var(--cream-2);
  border-left: 3px solid var(--terra);
  border-radius: 0 4px 4px 0;
}
.sub-section-alt .bullet { background: var(--cream); }
.b-h {
  font-family: var(--serif);
  font-size: 20px;
  font-weight: 400;
  letter-spacing: -.01em;
  color: var(--ink);
  margin-bottom: 8px;
  line-height: 1.2;
}
.bullet p:not(.b-h) {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
}

.sub-foot {
  margin-top: 40px;
  text-align: left;
  font-family: var(--serif);
  font-size: clamp(16px, 1.8vw, 20px);
  font-style: italic;
  color: var(--ink-soft);
  line-height: 1.6;
  max-width: 760px;
}
.sub-foot.center {
  text-align: center;
  margin-left: auto;
  margin-right: auto;
}
.sub-foot em {
  color: var(--terra);
}

/* Active nav state for subpages */
.nav-links a.active {
  color: var(--terra);
}
.nav-links a.active::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -4px;
  width: 100%;
  height: 1px;
  background: var(--terra);
}
.nav-links a {
  position: relative;
}

@media (max-width: 1024px) {
  .cost-grid { grid-template-columns: 1fr; }
  .bullet-grid { grid-template-columns: 1fr; }
}

@media (max-width: 720px) {
  .subhero { padding-top: 100px; }
  .sh-title { font-size: clamp(36px, 11vw, 56px); }
  .cost-card { padding: 28px 24px; }
  .bullet { padding: 24px 22px; }
}

/* ============================================================
   PRESS STRIP — scrolling logo ticker
   ============================================================ */
.press-strip {
  background: var(--cream);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  overflow: hidden;
  padding: 0;
}
.press-strip-inner {
  display: flex;
  width: max-content;
  animation: ticker 28s linear infinite;
}
.press-strip-inner:hover { animation-play-state: paused; }
@keyframes ticker {
  0%   { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}
.press-strip-label {
  font-size: .65rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--ink);
  opacity: .4;
  white-space: nowrap;
  padding: 1.1rem 2.5rem;
  display: flex;
  align-items: center;
  border-right: 1px solid var(--rule);
  flex-shrink: 0;
}
.press-outlet {
  display: flex;
  align-items: center;
  padding: 0 2.4rem;
  border-right: 1px solid var(--rule);
  font-size: .82rem;
  font-weight: 700;
  letter-spacing: .04em;
  color: var(--ink);
  opacity: .45;
  white-space: nowrap;
  height: 52px;
  transition: opacity .2s;
  flex-shrink: 0;
  font-family: 'Sora', sans-serif;
}
.press-outlet:hover { opacity: .85; }
.press-outlet em { font-style: italic; font-weight: 300; margin-left: .25em; }
.press-note {
  display: block;
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--ink);
  opacity: .4;
  padding: .8rem clamp(20px,4vw,56px) .6rem;
  border-bottom: 1px solid var(--rule);
}

/* ============================================================
   LUXE LISTINGS CALLOUT
   ============================================================ */
.luxe-banner {
  background: var(--ink);
  color: var(--cream);
  padding: 5rem 0;
  position: relative;
  overflow: hidden;
}
.luxe-banner::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse 60% 80% at 80% 50%, #3a2005 0%, transparent 70%);
}
.luxe-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
  position: relative; z-index: 1;
}
.luxe-text .kicker { color: #c99b6e; }
.luxe-text .display { color: var(--cream); }
.luxe-text .lede { color: rgba(245,240,232,.6); }
.luxe-text .lede em { color: rgba(245,240,232,.9); font-style: italic; }
.luxe-stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  margin-top: 2.5rem;
}
.luxe-stat {
  padding: 1.4rem 1.6rem;
  background: rgba(255,255,255,.04);
  border: 1px solid rgba(255,255,255,.07);
}
.luxe-stat-n {
  font-family: 'DM Serif Display', serif;
  font-size: 2rem;
  color: #c99b6e;
  display: block;
  line-height: 1.1;
}
.luxe-stat-l {
  font-size: .62rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(245,240,232,.4);
  display: block;
  margin-top: .35rem;
}
.luxe-visual {
  position: relative;
  border-radius: 2px;
  overflow: hidden;
}
.luxe-visual img {
  width: 100%;
  height: 460px;
  object-fit: cover;
  display: block;
  filter: brightness(.85) saturate(.9);
}
.luxe-badge {
  position: absolute;
  bottom: 1.5rem; left: 1.5rem;
  background: rgba(12,10,7,.85);
  backdrop-filter: blur(8px);
  padding: .7rem 1.1rem;
  font-size: .62rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: #c99b6e;
}

/* ============================================================
   VALUATION FORM SECTION
   ============================================================ */
.valuation {
  background: #f0ebe0;
  padding: 6rem 0;
}
.valuation-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: start;
}
.val-text .display em { font-style: italic; }
.val-text .lede { margin-top: 1rem; }
.val-points {
  list-style: none;
  margin-top: 2rem;
  display: flex;
  flex-direction: column;
  gap: .85rem;
}
.val-points li {
  display: flex;
  align-items: flex-start;
  gap: .8rem;
  font-size: .875rem;
  color: var(--ink-mute);
  line-height: 1.55;
}
.val-points li::before {
  content: '→';
  color: var(--ink);
  font-size: .75rem;
  margin-top: .15rem;
  flex-shrink: 0;
}
.val-form {
  background: var(--cream);
  padding: 2.5rem;
  border-top: 2px solid var(--ink);
}
.val-form h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.4rem;
  margin-bottom: 1.5rem;
}
.val-form h3 em { font-style: italic; }
.vf-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.vf-field { display: flex; flex-direction: column; gap: .4rem; margin-bottom: 1rem; }
.vf-label {
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--ink-mute);
}
.vf-input, .vf-select, .vf-textarea {
  padding: .75rem 1rem;
  border: 1px solid rgba(0,0,0,.14);
  background: var(--cream);
  font-family: 'Sora', sans-serif;
  font-size: .82rem;
  color: var(--ink);
  width: 100%;
  outline: none;
  transition: border-color .2s;
  appearance: none;
}
.vf-input:focus, .vf-select:focus, .vf-textarea:focus {
  border-color: var(--ink);
}
.vf-textarea { height: 100px; resize: none; }
.vf-note {
  font-size: .62rem;
  color: var(--ink-mute);
  margin-top: 1rem;
  line-height: 1.6;
}

/* ============================================================
   NEIGHBOURHOOD GRID on homepage
   ============================================================ */
.hoods-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  margin-top: 3rem;
}
.hood-card {
  position: relative;
  overflow: hidden;
  aspect-ratio: 4/3;
  background: var(--ink);
  text-decoration: none;
  display: block;
}
.hood-card-bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform .6s ease, opacity .4s;
  opacity: .6;
}
.hood-card:hover .hood-card-bg { transform: scale(1.05); opacity: .5; }
.hood-card-body {
  position: absolute; inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 1.8rem;
  background: linear-gradient(to top, rgba(12,10,7,.85) 0%, rgba(12,10,7,.1) 60%, transparent 100%);
}
.hood-card-label {
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: rgba(245,240,232,.55);
  margin-bottom: .35rem;
}
.hood-card-name {
  font-family: 'DM Serif Display', serif;
  font-size: 1.5rem;
  color: var(--cream);
  line-height: 1.1;
}
.hood-card-name em { font-style: italic; }
.hood-card-meta {
  font-size: .65rem;
  color: rgba(245,240,232,.5);
  margin-top: .4rem;
  letter-spacing: .06em;
}
.hood-card-cta {
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: rgba(245,240,232,.5);
  margin-top: .8rem;
  transition: color .2s;
}
.hood-card:hover .hood-card-cta { color: var(--cream); }
/* city gradient fallbacks */
.hood-toronto    .hood-card-bg { background-color: #2a1f14; background-image: url('/assets/city-toronto.jpg'); }
.hood-mississauga .hood-card-bg { background-color: #0d2233; background-image: url('/assets/city-mississauga.jpg'); }
.hood-oakville   .hood-card-bg { background-color: #162a16; background-image: url('/assets/city-oakville.jpg'); }
.hood-burlington .hood-card-bg { background-color: #0d1e2b; background-image: url('/assets/city-burlington.jpg'); }
.hood-vaughan    .hood-card-bg { background-color: #1e150a; background-image: url('/assets/city-vaughan.jpg'); }
.hood-markham    .hood-card-bg { background-color: #12202e; background-image: url('/assets/city-markham.jpg'); }
.hood-pickering  .hood-card-bg { background-color: #0d1f2d; background-image: url('/assets/city-pickering.jpg'); }
.hood-ajax       .hood-card-bg { background-color: #111f2a; background-image: url('/assets/city-ajax.jpg'); }
.hood-whitby     .hood-card-bg { background-color: #1a1208; background-image: url('/assets/city-whitby.jpg'); }

/* ============================================================
   NEIGHBOURHOOD DETAIL PAGES
   ============================================================ */
.hood-hero {
  min-height: 65vh;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 9rem 0 4rem;
  position: relative;
  overflow: hidden;
  background: var(--ink);
}
.hood-hero-bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  opacity: .55;
}
.hood-hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(12,10,7,.92) 0%, rgba(12,10,7,.3) 55%, transparent 100%);
}
.hood-hero-content { position: relative; z-index: 1; }
.hood-meta-strip {
  display: flex;
  gap: 2px;
  margin-top: 2.5rem;
}
.hood-meta-block {
  background: rgba(245,240,232,.07);
  backdrop-filter: blur(6px);
  padding: 1rem 1.8rem;
  flex: 1;
}
.hood-meta-n {
  font-family: 'DM Serif Display', serif;
  font-size: 1.6rem;
  color: var(--cream);
  display: block;
}
.hood-meta-l {
  font-size: .6rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: rgba(245,240,232,.45);
  display: block;
  margin-top: .25rem;
}
.hood-body { padding: 5rem 0; }
.hood-body-grid {
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: 5rem;
  align-items: start;
}
.hood-prose p {
  font-size: .9rem;
  line-height: 1.85;
  color: var(--ink-mute);
  margin-bottom: 1.3rem;
}
.hood-prose h3 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.3rem;
  margin-bottom: .7rem;
  margin-top: 2rem;
}
.hood-sidebar-card {
  background: var(--ink);
  color: var(--cream);
  padding: 2rem;
  margin-bottom: 2px;
}
.hood-sidebar-card h4 {
  font-family: 'DM Serif Display', serif;
  font-size: 1rem;
  color: #c99b6e;
  margin-bottom: 1rem;
}
.hood-sidebar-list {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: .5rem;
}
.hood-sidebar-list li {
  font-size: .8rem;
  color: rgba(245,240,232,.6);
  padding-bottom: .5rem;
  border-bottom: 1px solid rgba(255,255,255,.06);
  line-height: 1.5;
}
.hood-sidebar-list li:last-child { border-bottom: none; }
.hood-sub-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  margin-top: 3rem;
}
.hood-sub-card {
  background: #f0ebe0;
  padding: 1.8rem;
}
.hood-sub-card h5 {
  font-family: 'DM Serif Display', serif;
  font-size: 1rem;
  margin-bottom: .5rem;
}
.hood-sub-card p {
  font-size: .78rem;
  color: var(--ink-mute);
  line-height: 1.7;
}

/* ============================================================
   BUYING / SELLING GUIDE PAGES
   ============================================================ */
.guide-hero {
  min-height: 50vh;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 9rem 0 4rem;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.guide-hero-bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  opacity: .4;
}
.guide-hero::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse 70% 80% at 20% 60%, #2a1805 0%, transparent 70%);
  z-index: 1;
}
.guide-hero-content { position: relative; z-index: 2; }
.guide-hero .display { color: var(--cream); }
.guide-hero .kicker { color: #c99b6e; }
.guide-hero .lede { color: rgba(245,240,232,.6); max-width: 560px; }

.steps-list {
  counter-reset: step;
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 2px;
  margin-top: 3rem;
}
.step-item {
  background: var(--cream);
  padding: 2.5rem;
  display: grid;
  grid-template-columns: 3rem 1fr;
  gap: 1.5rem;
  align-items: start;
  counter-increment: step;
}
.step-num {
  font-family: 'DM Serif Display', serif;
  font-size: 1.4rem;
  color: var(--ink);
  opacity: .18;
  line-height: 1;
  padding-top: .15rem;
}
.step-item h4 {
  font-family: 'DM Serif Display', serif;
  font-size: 1.15rem;
  margin-bottom: .5rem;
}
.step-item p {
  font-size: .875rem;
  line-height: 1.8;
  color: var(--ink-mute);
}
.step-tip {
  margin-top: .8rem;
  padding: .75rem 1rem;
  background: rgba(0,0,0,.04);
  border-left: 2px solid var(--ink);
  font-size: .78rem;
  color: var(--ink-mute);
  line-height: 1.6;
}
.step-tip strong { color: var(--ink); }

.cost-table {
  width: 100%;
  border-collapse: collapse;
  margin-top: 2.5rem;
  font-size: .84rem;
}
.cost-table th {
  text-align: left;
  padding: 1rem 1.2rem;
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  background: var(--ink);
  color: var(--cream);
}
.cost-table td {
  padding: .9rem 1.2rem;
  border-bottom: 1px solid var(--rule);
  color: var(--ink-mute);
  vertical-align: top;
}
.cost-table td:first-child { color: var(--ink); font-weight: 500; }
.cost-table tr:last-child td { border-bottom: none; }
.cost-table tr:nth-child(odd) td { background: rgba(0,0,0,.02); }

.guide-two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
  margin-top: 3rem;
}
.guide-callout {
  background: var(--ink);
  color: var(--cream);
  padding: 3rem;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
}
.guide-callout .display { color: var(--cream); font-size: clamp(1.5rem,2.5vw,2.2rem); }
.guide-callout .lede { color: rgba(245,240,232,.55); margin-top: 1rem; }
.mk-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2px;
  margin-top: 3rem;
}
.mk-item {
  background: var(--cream);
  padding: 2rem;
}
.mk-item h4 {
  font-family: 'DM Serif Display', serif;
  font-size: 1rem;
  margin-bottom: .5rem;
}
.mk-item p { font-size: .82rem; color: var(--ink-mute); line-height: 1.75; }
.mk-num {
  font-family: 'DM Serif Display', serif;
  font-size: .85rem;
  color: var(--ink);
  opacity: .25;
  margin-bottom: .5rem;
  display: block;
}

/* ============================================================
   RESPONSIVE ADDITIONS
   ============================================================ */
@media (max-width: 900px) {
  .luxe-inner { grid-template-columns: 1fr; gap: 3rem; }
  .luxe-visual img { height: 280px; }
  .valuation-grid { grid-template-columns: 1fr; gap: 3rem; }
  .hoods-grid { grid-template-columns: 1fr 1fr; }
  .hood-body-grid { grid-template-columns: 1fr; gap: 3rem; }
  .hood-meta-strip { flex-wrap: wrap; }
  .hood-sub-grid { grid-template-columns: 1fr 1fr; }
  .guide-two-col { grid-template-columns: 1fr; }
  .mk-grid { grid-template-columns: 1fr; }
  .vf-row { grid-template-columns: 1fr; }
}
@media (max-width: 600px) {
  .hoods-grid { grid-template-columns: 1fr; }
  .luxe-stats { grid-template-columns: 1fr 1fr; }
  .hood-sub-grid { grid-template-columns: 1fr; }
}

/* ============================================================
   COMPACT BUYING/SELLING LIST
   ============================================================ */
.compact-list {
  list-style: none;
  margin-top: 1.5rem;
}
.compact-list li {
  padding: 1rem 0 1rem 1rem;
  border-bottom: 1px solid var(--rule-soft);
  border-left: 2px solid var(--rule-soft);
  position: relative;
  transition: border-color .2s;
}
.compact-list li:hover { border-left-color: var(--terra); }
.compact-list li::before {
  content: '';
  position: absolute;
  left: -1px;
  top: 1.4rem;
  width: 10px;
  height: 2px;
  background: var(--terra);
}
.compact-list li strong {
  display: block;
  font-family: var(--sans);
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink);
  margin-bottom: .4rem;
}
.compact-list li span.cl-desc,
.compact-list li > *:not(strong):not(::before) {
  font-size: .875rem;
  line-height: 1.7;
  color: var(--ink-soft);
}
@media (max-width: 860px) {
  #buying > .container > div[style] { grid-template-columns: 1fr !important; }
  #selling[style] { border-left: none !important; padding-left: 0 !important; border-top: 1px solid var(--rule-soft); padding-top: 3rem; }
}

/* ============================================================
   NOTABLE SALES CAROUSEL
   ============================================================ */
.sales {
  background: var(--ink);
  padding: clamp(60px,8vw,100px) 0 0;
  color: var(--cream);
}
.sales .serv-head { margin-bottom: 3rem; }
.sales .kicker { color: #C99B6E; }
.sales .kicker::before { background: #C99B6E; }
.sales .display { color: var(--cream); }
.sales .lede { color: rgba(245,240,232,.55); }

.sales-carousel-wrap {
  position: relative;
  overflow: hidden;
  padding: 0 clamp(20px,4vw,56px);
}
.sales-carousel {
  display: flex;
  gap: 16px;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  -webkit-overflow-scrolling: touch;
  scrollbar-width: none;
  padding-bottom: 8px;
  cursor: grab;
}
.sales-carousel::-webkit-scrollbar { display: none; }
.sales-carousel.dragging { cursor: grabbing; }

.sale-card {
  scroll-snap-align: start;
  flex: 0 0 300px;
  background: rgba(245,240,232,.05);
  border: 1px solid rgba(245,240,232,.1);
  transition: background .3s, border-color .3s;
  display: flex;
  flex-direction: column;
}
.sale-card:hover {
  background: rgba(245,240,232,.09);
  border-color: rgba(245,240,232,.2);
}
.sale-card.active {
  border-color: #C99B6E;
  background: rgba(201,155,110,.08);
}

.sale-card-img {
  aspect-ratio: 4/3;
  position: relative;
  overflow: hidden;
  background: rgba(245,240,232,.06);
}
.sale-card-placeholder {
  width: 100%;
  height: 100%;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: .5rem;
}
.scp-initials {
  font-family: var(--serif);
  font-size: 2.5rem;
  font-weight: 400;
  color: rgba(245,240,232,.15);
  letter-spacing: .06em;
}
.scp-tag {
  font-size: .58rem;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: rgba(245,240,232,.2);
}
.sale-status {
  position: absolute;
  top: 1rem;
  left: 1rem;
  font-size: .58rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  background: var(--terra);
  color: var(--cream);
  padding: .28rem .7rem;
}

.sale-card-body {
  padding: 1.4rem 1.4rem 1.6rem;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.sale-area {
  font-size: .6rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(245,240,232,.45);
  margin-bottom: .4rem;
}
.sale-addr {
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 400;
  color: var(--cream);
  line-height: 1.2;
  margin-bottom: .8rem;
}
.sale-pills {
  display: flex;
  flex-wrap: wrap;
  gap: .3rem;
  margin-bottom: 1rem;
}
.sale-pills span {
  font-size: .58rem;
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  padding: .25rem .65rem;
  border: 1px solid rgba(245,240,232,.15);
  color: rgba(245,240,232,.45);
}
.sale-listed {
  font-size: .9rem;
  color: var(--cream);
  margin-bottom: 1rem;
  margin-top: auto;
}
.sale-listed strong {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  color: #C99B6E;
}
.sale-expand-btn {
  display: flex;
  align-items: center;
  gap: .4rem;
  font-family: var(--sans);
  font-size: .62rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: rgba(245,240,232,.5);
  background: none;
  border: none;
  cursor: pointer;
  padding: 0;
  transition: color .25s;
}
.sale-expand-btn:hover { color: var(--cream); }
.seb-arrow {
  display: inline-block;
  transition: transform .3s;
}
.sale-card.active .seb-arrow { transform: rotate(180deg); }

/* Carousel arrows */
.sc-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  background: var(--cream);
  color: var(--ink);
  border: none;
  width: 44px;
  height: 44px;
  font-size: 1.1rem;
  cursor: pointer;
  transition: background .2s;
  z-index: 10;
}
.sc-arrow:hover { background: #C99B6E; color: var(--cream); }
.sc-prev { left: 8px; }
.sc-next { right: 8px; }

/* Detail panel */
.sale-detail-panel {
  max-height: 0;
  overflow: hidden;
  transition: max-height .55s cubic-bezier(.4,0,.2,1), padding .4s;
  background: rgba(245,240,232,.06);
  border-top: 1px solid rgba(245,240,232,.08);
}
.sale-detail-panel.open {
  max-height: 500px;
  padding: 2.5rem 0;
}
.sdp-inner {
  position: relative;
  max-width: 760px;
}
.sdp-close {
  position: absolute;
  top: 0;
  right: 0;
  background: none;
  border: none;
  color: rgba(245,240,232,.45);
  font-size: 1.1rem;
  cursor: pointer;
  transition: color .2s;
  padding: 0;
}
.sdp-close:hover { color: var(--cream); }
.sdp-area {
  font-size: .6rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: #C99B6E;
  margin-bottom: .5rem;
}
.sdp-addr {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--cream);
  margin-bottom: 1.2rem;
}
.sdp-desc {
  font-size: .875rem;
  line-height: 1.85;
  color: rgba(245,240,232,.6);
  margin-bottom: 1rem;
}
.sdp-mls {
  font-size: .65rem;
  letter-spacing: .12em;
  color: rgba(245,240,232,.25);
}

.sales-foot {
  font-size: .75rem;
  color: rgba(245,240,232,.28);
  text-align: center;
  padding: 2rem 0 clamp(50px,6vw,80px);
  font-style: italic;
  max-width: 600px;
  margin: 0 auto;
  line-height: 1.7;
}

/* ============================================================
   CITY PAGE COLOUR FIXES
   (applied via .city-page-fixes class on body, added in each page)
   ============================================================ */
.city-pg .sh-crumbs a {
  color: rgba(245,240,232,.65);
  border-bottom-color: rgba(245,240,232,.2);
}
.city-pg .sh-crumbs span {
  color: rgba(245,240,232,.35);
}

/* ============================================================
   HERO PORTRAIT — replaces SVG house as primary visual
   ============================================================ */
.hero-portrait-wrap {
  position: absolute;
  right: clamp(20px, 5vw, 80px);
  bottom: 0;
  top: 60px;
  width: min(42%, 520px);
  display: flex;
  align-items: flex-end;
  justify-content: center;
  pointer-events: none;
  z-index: 1;
}
.hero-portrait-frame {
  position: relative;
  width: 100%;
  max-width: 400px;
}
.hero-portrait-img {
  width: 100%;
  height: auto;
  object-fit: cover;
  object-position: center top;
  display: block;
  /* Subtle mask: fades at bottom into the hero bg */
  -webkit-mask-image: linear-gradient(to bottom, black 50%, transparent 100%);
  mask-image: linear-gradient(to bottom, black 50%, transparent 100%);
  filter: sepia(12%) contrast(1.05);
}
.hero-portrait-badge {
  position: absolute;
  bottom: 12%;
  left: -1.5rem;
  background: var(--cream);
  border-top: 2px solid var(--terra);
  padding: .9rem 1.2rem;
  display: flex;
  flex-direction: column;
  gap: .2rem;
  box-shadow: 0 8px 32px rgba(0,0,0,.12);
  pointer-events: auto;
}
.hpb-name {
  font-family: var(--serif);
  font-size: .95rem;
  color: var(--ink);
  display: block;
}
.hpb-title {
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--terra);
  display: block;
}
.hpb-agency {
  font-size: .6rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--ink-mute);
  display: block;
}
/* Hide old SVG hero-art on pages that have the portrait */
.hero-portrait-wrap ~ .hero-art,
.hero-art:has(+ .hero-portrait-wrap) { display: none; }

/* NAV phone link */
.nav-phone {
  font-size: .72rem !important;
  font-weight: 600;
  letter-spacing: .04em;
  color: var(--terra) !important;
}
.nav-phone:hover { color: var(--terra-2) !important; }
.nav.scrolled .nav-phone { color: var(--terra) !important; }

/* ============================================================
   HERO RESPONSIVE — hide portrait on small screens
   ============================================================ */
@media (max-width: 860px) {
  .hero-portrait-wrap { display: none; }
  .hero-inner { max-width: 100%; }
}

/* ============================================================
   WHO I WORK BEST WITH
   ============================================================ */
.who { background: var(--ink); color: var(--cream); padding: clamp(60px,8vw,100px) 0; }
.who .kicker { color: #C99B6E; }
.who .kicker::before { background: #C99B6E; }
.who .display { color: var(--cream); }
.who .lede { color: rgba(245,240,232,.55); }
.who-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  margin-top: 3rem;
}
.who-card {
  background: rgba(245,240,232,.04);
  border: 1px solid rgba(245,240,232,.07);
  padding: 2rem;
  transition: background .3s;
}
.who-card:hover { background: rgba(245,240,232,.07); }
.who-card-num {
  font-family: var(--serif);
  font-size: .9rem;
  color: #C99B6E;
  display: block;
  margin-bottom: .8rem;
  opacity: .7;
}
.who-card h4 {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  color: var(--cream);
  margin-bottom: .6rem;
  line-height: 1.2;
}
.who-card p { font-size: .84rem; color: rgba(245,240,232,.5); line-height: 1.75; }
@media(max-width:900px){ .who-grid { grid-template-columns: 1fr 1fr; } }
@media(max-width:600px){ .who-grid { grid-template-columns: 1fr; } }

/* ============================================================
   MARKET INSIGHTS STUB
   ============================================================ */
.insights { background: var(--cream-2); padding: clamp(60px,8vw,100px) 0; }
.insights-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  margin-top: 3rem;
}
.insight-card {
  background: var(--cream);
  padding: 2rem;
  display: flex;
  flex-direction: column;
  transition: background .25s;
  cursor: default;
}
.insight-card:hover { background: var(--cream-3); }
.insight-tag {
  font-size: .58rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--terra);
  margin-bottom: 1rem;
  display: block;
}
.insight-card h4 {
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 400;
  line-height: 1.3;
  color: var(--ink);
  margin-bottom: .8rem;
  flex: 1;
}
.insight-card p { font-size: .8rem; color: var(--ink-mute); line-height: 1.7; margin-bottom: 1.2rem; }
.insight-coming {
  font-size: .6rem;
  font-weight: 600;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-mute);
  opacity: .5;
}
@media(max-width:900px){ .insights-grid { grid-template-columns: 1fr 1fr; } }
@media(max-width:600px){ .insights-grid { grid-template-columns: 1fr; } }

/* ============================================================
   COMPACT LIST RESPONSIVE
   ============================================================ */
@media(max-width:860px){
  #buying > .container > div[style*="grid-template-columns:1fr 1fr"],
  #buying > .container > div { grid-template-columns: 1fr !important; }
  div[style*="border-left:1px solid var(--rule-soft)"] { border-left:none !important; padding-left:0 !important; border-top:1px solid var(--rule-soft); padding-top:3rem; margin-top:1rem; }
}

/* ============================================================
   TESTIMONIALS
   ============================================================ */
.testimonials {
  background: var(--cream-3);
  padding: clamp(60px,8vw,100px) 0;
}
.testi-head {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  margin-bottom: 3rem;
  flex-wrap: wrap;
  gap: 2rem;
}
.testi-rating {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  gap: .3rem;
  text-decoration: none;
  transition: opacity .2s;
}
.testi-rating:hover { opacity: .75; }
.testi-score {
  font-family: var(--serif);
  font-size: 3rem;
  color: var(--ink);
  line-height: 1;
}
.testi-stars {
  display: flex;
  gap: 2px;
}
.testi-stars span {
  color: #E8A000;
  font-size: 1.1rem;
}
.testi-count {
  font-size: .7rem;
  font-weight: 600;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--ink-mute);
}
.testi-view {
  font-size: .68rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--terra);
  font-weight: 600;
}
.testi-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
}
.testi-card {
  background: var(--cream);
  padding: 2rem;
  display: flex;
  flex-direction: column;
  gap: 1.2rem;
}
.testi-stars-sm {
  color: #E8A000;
  font-size: .9rem;
  letter-spacing: 2px;
}
.testi-quote {
  font-family: var(--serif);
  font-style: italic;
  font-size: .95rem;
  line-height: 1.7;
  color: var(--ink-soft);
  quotes: none;
  flex: 1;
}
.testi-author {
  display: flex;
  flex-direction: column;
  gap: .2rem;
  padding-top: 1rem;
  border-top: 1px solid var(--rule-soft);
}
.testi-name {
  font-family: var(--serif);
  font-size: .88rem;
  color: var(--ink);
}
.testi-meta {
  font-size: .62rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink-mute);
}
@media(max-width:900px){ .testi-grid { grid-template-columns: 1fr 1fr; } }
@media(max-width:580px){ .testi-grid { grid-template-columns: 1fr; } }
@media(max-width:600px){ .testi-head { flex-direction: column; align-items: flex-start; } .testi-rating { align-items: flex-start; } }

/* ============================================================
   CITY PAGE STAT STRIP — matches homepage hero-strip aesthetic
   ============================================================ */
.city-stat-strip {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  max-width: 820px;
  margin-top: 2.5rem;
  border-top: 1px solid rgba(245,240,232,.2);
  padding-top: 1.5rem;
}
.city-stat-item {
  padding-right: 2rem;
  border-right: 1px solid rgba(245,240,232,.1);
}
.city-stat-item:last-child {
  border-right: none;
}
.city-stat-n {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2.5vw, 2rem);
  color: var(--cream);
  display: block;
  line-height: 1;
  letter-spacing: -.02em;
}
.city-stat-l {
  font-size: .6rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: rgba(245,240,232,.5);
  display: block;
  margin-top: .5rem;
  font-weight: 500;
}
@media (max-width: 640px) {
  .city-stat-strip {
    grid-template-columns: 1fr 1fr;
    row-gap: 1.5rem;
  }
}

/* ============================================================
   DARK HERO STRIP — buying/selling sub-pages
   Overrides strip-n to cream so numbers show on ink background
   ============================================================ */
.dark-hero-strip .strip-n {
  color: var(--cream);
}
.dark-hero-strip .strip-n small {
  color: var(--sage-soft);
}
.dark-hero-strip .strip-l {
  color: rgba(245,240,232,.5);
}
.dark-hero-strip .strip-item {
  border-right: 1px solid rgba(245,240,232,.1);
}
.dark-hero-strip .hero-strip {
  border-top: 1px solid rgba(245,240,232,.12);
  padding-top: 1.2rem;
}

/* ============================================================
   FAQ "See more" button — tighten spacing
   ============================================================ */
#faqMore[hidden] { display: none !important; }
.faq-more-wrap {
  padding: 1.5rem 0 .5rem;
  border-top: 1px solid var(--rule-soft);
}

/* ============================================================
   ARTICLE PAGES
   ============================================================ */
.article-body p {
  font-size: .95rem;
  line-height: 1.85;
  color: var(--ink-soft);
  margin-bottom: 1.2rem;
}
.article-lede {
  font-family: var(--serif);
  font-size: 1.25rem !important;
  line-height: 1.6 !important;
  color: var(--ink) !important;
  margin-bottom: 2rem !important;
}
.article-body h2 {
  font-family: var(--serif);
  font-size: 1.45rem;
  font-weight: 400;
  color: var(--ink);
  margin: 2.5rem 0 .8rem;
  line-height: 1.3;
}
.article-checklist {
  list-style: none;
  margin: 1.5rem 0 1.5rem 0;
  display: flex;
  flex-direction: column;
  gap: .6rem;
}
.article-checklist li {
  font-size: .9rem;
  color: var(--ink-soft);
  padding: .6rem 0 .6rem 1.2rem;
  border-left: 2px solid var(--terra);
  line-height: 1.55;
}
.article-cta {
  margin: 3.5rem 0;
  padding: 2.5rem;
  background: var(--ink);
  color: var(--cream);
}
.article-cta h3 {
  font-family: var(--serif);
  font-size: 1.4rem;
  font-weight: 400;
  color: var(--cream);
  margin-bottom: .8rem;
}
.article-cta p {
  font-size: .88rem !important;
  color: rgba(245,240,232,.6) !important;
  line-height: 1.7 !important;
  margin-bottom: 1.5rem !important;
}
.article-related {
  margin-top: 4rem;
  padding-top: 2.5rem;
  border-top: 1px solid var(--rule-soft);
}
.article-related-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  margin-top: 1.5rem;
}
.article-related-card {
  background: var(--cream-2);
  padding: 1.6rem;
  display: flex;
  flex-direction: column;
  gap: .6rem;
  text-decoration: none;
  transition: background .2s;
}
.article-related-card:hover { background: var(--cream-3); }
.arc-tag {
  font-size: .58rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--terra);
}
.arc-title {
  font-family: var(--serif);
  font-size: .95rem;
  color: var(--ink);
  line-height: 1.35;
}
@media (max-width: 600px) {
  .article-related-grid { grid-template-columns: 1fr; }
}

/* ============================================================
   CITY PAGE LOCAL OWNERSHIP LIST
   ============================================================ */
section ul li strong { color: var(--ink); }

/* ============================================================
   HERO WORD ROTATOR
   Words rotate through in the existing <em> terracotta/serif style
   ============================================================ */
.hero-rotator {
  display: inline-block;
  position: relative;
  vertical-align: bottom;
  height: 1.15em;
  overflow: hidden;
  min-width: 4ch; /* prevents layout jump between short/long words */
}
.hr-word {
  display: block;
  position: absolute;
  left: 0;
  top: 0;
  white-space: nowrap;
  opacity: 0;
  transform: translateY(110%);
  transition: opacity .45s ease, transform .45s ease;
  will-change: opacity, transform;
}
.hr-word.hr-active {
  opacity: 1;
  transform: translateY(0);
}
.hr-word.hr-exit {
  opacity: 0;
  transform: translateY(-110%);
}
/* On mobile the rotator height needs to match one line of the h1 */
@media (max-width: 640px) {
  .hero-rotator { height: 1.25em; }
}

/* ============================================================
   ROTATOR — Fix word clipping (overflow was hiding long words)
   ============================================================ */
.hero-rotator {
  overflow: visible !important;
  /* Clip only vertically so slide-up/down hides between words */
  clip-path: inset(0 -100vw);
  min-width: auto !important;
}
/* Set width dynamically via JS; this is the fallback */
.hr-word {
  white-space: nowrap;
}

/* ============================================================
   SALE CARD PHOTOS
   ============================================================ */
.sale-card-photo {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  border-radius: inherit;
}
/* Remove placeholder styling when an actual photo is present */
.sale-card-img:has(.sale-card-photo) .sale-card-placeholder { display: none; }

/* ============================================================
   DOOR — prevent mobile horizontal overflow
   ============================================================ */
.door {
  position: fixed !important;
  overflow: hidden !important;
  max-width: 100vw !important;
}
/* Belt-and-suspenders: prevent body horizontal scroll from door */
html, body {
  overflow-x: hidden;
  max-width: 100%;
}

/* ============================================================
   CITY CARD PHOTOS — ensure background covers properly
   ============================================================ */
.hood-card {
  background-size: cover !important;
  background-position: center !important;
}