:root {
  --ink: #111111;
  --ink-soft: #2a2a2a;
  --accent: #e6b800;
  --accent-deep: #c49a00;
  --paper: #ffffff;
  --mist: #f7f7f5;
  --muted: #6a6a6a;
  --line: #e8e6e1;
  --max: 1120px;
  --shadow: 0 12px 40px rgba(0, 0, 0, 0.08);
  --font-display: "DM Serif Display", Georgia, serif;
  --font-body: "Manrope", system-ui, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--font-body);
  line-height: 1.6;
}
body.modal-open { overflow: hidden; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
h1, h2, h3 {
  margin: 0;
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 1.1;
}
p { margin: 0; }
ul { margin: 0; padding-left: 1.1em; }
.container { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.honey { position: absolute; left: -9999px; height: 1px; width: 1px; overflow: hidden; }
.skip-link {
  position: fixed; left: 16px; top: -80px; z-index: 9999;
  padding: 12px 18px; background: var(--accent); color: #111; font-weight: 700;
}
.skip-link:focus { top: 16px; }

/* Light header — logo has black “REAL ESTATE” text */
.site-header {
  position: fixed; inset: 0 0 auto; z-index: 100;
  transition: .25s ease;
  background: rgba(255,255,255,.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid transparent;
  color: var(--ink);
}
.site-header.over-hero { border-bottom-color: transparent; }
.site-header.is-scrolled,
.site-header.menu-open {
  background: rgba(255,255,255,.98);
  border-bottom-color: var(--line);
  box-shadow: 0 4px 24px rgba(0,0,0,.04);
}
.nav { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.brand { display: flex; align-items: center; gap: 14px; }
.brand img {
  width: min(210px, 40vw);
  height: auto;
  object-fit: contain;
}
.brand-copy {
  display: flex; flex-direction: column;
  border-left: 1px solid var(--line);
  padding-left: 14px;
}
.brand-copy strong { font-family: var(--font-display); font-size: 18px; font-weight: 400; }
.brand-copy small {
  font-size: 11px; letter-spacing: .14em; text-transform: uppercase;
  color: var(--muted); font-weight: 600;
}
.nav-links {
  display: flex; align-items: center; gap: 22px;
  font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase;
}
.nav-links a:not(.nav-cta):hover { color: var(--accent-deep); }
.nav-cta {
  background: var(--ink); color: #fff; padding: 11px 18px;
}
.nav-cta:hover { background: var(--accent); color: #111; }
.menu-toggle { display: none; background: 0; border: 0; padding: 8px; }
.menu-toggle span:not(.sr-only) {
  display: block; width: 22px; height: 2px; background: currentColor; margin: 5px 0;
}

.hero {
  position: relative;
  min-height: clamp(380px, 52vh, 520px);
  max-height: 560px;
  display: grid; align-items: end;
  color: #fff; overflow: hidden;
}
.hero-media { position: absolute; inset: 0; }
.hero-photo {
  width: 100%; height: 100%; object-fit: cover;
  object-position: center 28%;
  animation: heroDrift 32s ease-in-out infinite alternate;
}
.hero-scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(105deg, rgba(12,18,16,.66) 0%, rgba(12,18,16,.32) 48%, rgba(12,18,16,.18) 100%),
    linear-gradient(180deg, rgba(0,0,0,.22) 0%, rgba(0,0,0,.1) 45%, rgba(0,0,0,.62) 100%);
}
.hero-inner {
  position: relative; z-index: 1;
  padding: 96px 0 40px;
  display: grid; gap: 16px;
  animation: fadeUp .85s ease both;
}
.hero-brand {
  font-size: clamp(40px, 6.5vw, 68px);
  letter-spacing: -.02em;
  color: #fff;
  text-shadow: 0 2px 28px rgba(0,0,0,.35);
}
.hero-lead {
  margin-top: 8px;
  max-width: 42ch;
  font-size: 15px;
  line-height: 1.45;
  color: rgba(255,255,255,.92);
  font-weight: 500;
  text-shadow: 0 1px 12px rgba(0,0,0,.35);
}
.hero-cta-group {
  display: flex; flex-wrap: wrap; gap: 12px;
  margin-top: 14px;
}
.button.ghost-light {
  background: transparent;
  border: 1px solid rgba(255,255,255,.7);
  color: #fff;
}
.button.ghost-light:hover {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
}
.hero-cta-pair {
  display: flex; flex-wrap: wrap; gap: 12px;
  margin-top: 14px;
}
.button.ghost-light {
  background: transparent;
  border: 1px solid rgba(255,255,255,.75);
  color: #fff;
}
.button.ghost-light:hover {
  background: #fff;
  color: var(--ink);
}

.tools-band, .valuation-band { padding: 80px 0; }
.tools-band { background: var(--mist); }
.valuation-band {
  background:
    linear-gradient(120deg, rgba(17,17,17,.88), rgba(17,17,17,.72)),
    url("assets/path-sell.jpg") center/cover;
  color: #fff;
}
.tools-grid, .valuation-grid {
  display: grid;
  grid-template-columns: .95fr 1.05fr;
  gap: 40px;
  align-items: start;
}
.tool-copy h2, .valuation-copy h2 {
  font-size: clamp(36px, 4.5vw, 52px);
  margin-bottom: 12px;
}
.tool-copy p, .valuation-copy p { color: var(--muted); max-width: 42ch; }
.valuation-copy p { color: rgba(255,255,255,.78); }
.valuation-band .stack-eyebrow { color: var(--accent); }
.tool-note { margin: 14px 0 18px; font-size: 14px; }
.tool-form {
  background: #fff;
  border: 1px solid var(--line);
  padding: 24px;
  box-shadow: var(--shadow);
  color: var(--ink);
}
.valuation-form { border: 0; }
.tool-form label {
  display: block; margin-bottom: 12px; font-size: 11px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.tool-form input, .tool-form select, .tool-form textarea {
  width: 100%; margin-top: 7px; border: 1px solid var(--line); background: var(--mist);
  padding: 12px; outline: 0;
}
.tool-form input:focus, .tool-form select:focus, .tool-form textarea:focus {
  border-color: var(--accent); box-shadow: 0 0 0 3px rgba(230,184,0,.2);
}
.form-row.triple { grid-template-columns: 1fr 1fr 1fr; }
.tool-form .form-success { margin-top: 12px; }
.tool-form.is-success .form-row,
.tool-form.is-success > label,
.tool-form.is-success > .button,
.tool-form.is-success > .form-note { display: none; }
.idx-slot { margin-top: 48px; padding-top: 40px; border-top: 1px solid var(--line); }
.idx-disclaimer { margin-top: 16px; font-size: 12px; color: var(--muted); }
#idx-embed:empty::before {
  content: "IDX embed ready — paste vendor script or iframe when Full Circle provides access.";
  display: block; padding: 28px; border: 1px dashed var(--line); background: #fff;
  color: var(--muted); font-size: 14px;
}

.button {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 48px; padding: 0 22px; border: 1px solid transparent;
  font-size: 12px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  cursor: pointer; transition: .2s ease;
}
.button:hover { transform: translateY(-1px); }
.button.primary { background: var(--accent); color: #111; }
.button.primary:hover { background: var(--accent-deep); color: #fff; }
.button.dark { background: var(--ink); color: #fff; }
.button.dark:hover { background: #000; }
.button.ghost-dark { background: transparent; border-color: var(--ink); color: var(--ink); }
.button.ghost-dark:hover { background: var(--ink); color: #fff; }
.button.full { width: 100%; }
.button:disabled { opacity: .65; cursor: wait; transform: none; }

.stack-heading { text-align: center; margin-bottom: 32px; }
.stack-heading.left { text-align: left; }
.stack-eyebrow {
  text-transform: uppercase; letter-spacing: .22em; font-size: 11px; font-weight: 700;
  color: var(--accent-deep); margin-bottom: 8px;
}
.stack-heading h2 {
  font-size: clamp(40px, 6vw, 64px);
  letter-spacing: -.01em;
}

.listings-intro {
  text-align: center;
  max-width: 560px;
  margin: 0 auto 28px;
  color: var(--muted);
}
.portfolio { padding: 72px 0; background: var(--paper); }
.transactions { padding: 72px 0; background: var(--mist); }
.property-carousel {
  position: relative;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 10px;
}
.carousel-nav {
  width: 44px;
  height: 44px;
  border: 1px solid var(--line);
  background: #fff;
  color: var(--ink);
  font-size: 28px;
  line-height: 1;
  cursor: pointer;
  flex-shrink: 0;
  z-index: 2;
}
.carousel-nav:hover:not(:disabled) {
  background: var(--ink);
  color: #fff;
  border-color: var(--ink);
}
.carousel-nav:disabled {
  opacity: .35;
  cursor: default;
}
.property-track {
  display: grid;
  grid-auto-flow: column;
  grid-auto-columns: minmax(280px, 340px);
  gap: 14px;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  scroll-behavior: smooth;
  padding: 4px 2px 12px;
  -webkit-overflow-scrolling: touch;
  scrollbar-width: thin;
}
.property-track:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 4px;
}
.property-track .property-card {
  scroll-snap-align: start;
  min-height: 360px;
  height: 360px;
}
.property-card {
  position: relative;
  min-height: 320px;
  overflow: hidden;
  background: #111;
}
.property-card.hidden { display: none; }
.property-card > img {
  width: 100%; height: 100%; object-fit: cover; min-height: 100%;
  transition: transform .55s ease;
}
.property-card:hover > img { transform: scale(1.04); }
.property-status {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  padding: 7px 11px; font-size: 10px; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase; background: #fff; color: var(--ink);
}
.status-active { background: #fff; color: var(--ink); }
.status-forsale {
  left: auto;
  right: 14px;
  background: var(--accent);
  color: #111;
}
.status-sold { background: #fff; color: var(--ink); }
.status-rep {
  left: auto;
  right: 14px;
  background: #fff;
  color: #111;
}
.property-overlay {
  position: absolute; inset: auto 0 0 0;
  padding: 22px;
  background: linear-gradient(180deg, transparent, rgba(0,0,0,.85));
  color: #fff;
}
.property-type {
  font-size: 11px; letter-spacing: .14em; text-transform: uppercase;
  color: var(--accent); font-weight: 700;
}
.property-overlay h3 { margin-top: 6px; font-size: 28px; color: #fff; }
.property-price {
  margin-top: 6px;
  font-family: var(--font-display);
  font-size: 26px;
  color: #fff;
}
.property-meta {
  display: flex; flex-wrap: wrap; gap: 10px;
  margin-top: 10px; font-size: 13px; color: rgba(255,255,255,.8);
}
.property-link {
  margin-top: 14px; border: 0; background: 0; color: #fff; padding: 0;
  font-size: 11px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; cursor: pointer;
}
.property-link:hover { color: var(--accent); }
.section-cta-row { margin-top: 28px; text-align: center; }
.text-cta {
  font-size: 12px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase;
  color: var(--accent-deep);
}
.text-cta:hover { color: var(--ink); }

.about { background: var(--mist); }
.about-split {
  display: grid;
  grid-template-columns: minmax(220px, 340px) minmax(0, 1fr);
  gap: 40px 48px;
  align-items: center;
  justify-content: start;
  width: min(1100px, calc(100% - 40px));
  margin: 0 auto;
  padding: 72px 0;
}
.about-photo {
  overflow: hidden;
  width: 100%;
  max-width: 340px;
  margin: 0;
  justify-self: start;
}
.about-photo img {
  width: 100%;
  height: auto;
  aspect-ratio: 3 / 4;
  object-fit: cover;
  object-position: center 18%;
  display: block;
}
.about-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 0;
  text-align: left;
}
.about-lead {
  margin: 8px 0 16px;
  font-family: var(--font-display);
  font-size: clamp(22px, 2.8vw, 30px);
  line-height: 1.3;
  max-width: 28ch;
}
.about-copy > p { color: var(--muted); max-width: 52ch; }
.about-highlights {
  margin: 22px 0 18px;
  display: grid; gap: 10px;
  color: var(--ink-soft);
  font-size: 14px;
}
.specialty-chips {
  display: flex; flex-wrap: wrap; gap: 8px;
  margin: 0 0 26px;
}
.specialty-chips span {
  padding: 8px 12px;
  border: 1px solid var(--line);
  background: #fff;
  font-size: 12px;
  font-weight: 600;
}

.seller-process { padding: 72px 0; background: var(--paper); }
.process-steps {
  list-style: none; padding: 0; margin: 0;
  display: grid; grid-template-columns: repeat(6, 1fr); gap: 12px;
  counter-reset: step;
}
.process-steps li {
  counter-increment: step;
  padding: 20px 16px;
  background: var(--mist);
  border: 1px solid var(--line);
  display: grid; gap: 8px;
}
.process-steps li::before {
  content: counter(step);
  font-family: var(--font-display);
  font-size: 28px;
  color: var(--accent-deep);
  line-height: 1;
}
.process-steps strong { font-family: var(--font-body); font-size: 14px; letter-spacing: .04em; text-transform: uppercase; }
.process-steps span { font-size: 13px; color: var(--muted); }

.seller-band { padding: 0; background: var(--mist); }
.seller-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; }
.seller-card {
  padding: clamp(40px, 6vw, 68px);
  border-right: 1px solid var(--line);
  background: var(--paper);
}
.seller-card:last-child { border-right: 0; }
.seller-card-alt { background: var(--mist); }
.seller-card h2 {
  font-size: clamp(32px, 3.5vw, 44px);
  margin: 8px 0 14px;
  color: var(--ink);
}
.seller-card p { color: var(--muted); max-width: 40ch; margin-bottom: 24px; }

.lifestyle { padding: 88px 0; background: var(--paper); }
.lifestyle-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
}
.life-tile {
  position: relative;
  min-height: 300px;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 22px; color: #fff; overflow: hidden; isolation: isolate;
}
.life-tile::before {
  content: ""; position: absolute; inset: 0; z-index: -2;
  background: center/cover no-repeat var(--life-image);
  transition: transform .55s ease;
}
.life-tile::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(180deg, rgba(0,0,0,.08), rgba(0,0,0,.72));
}
.life-tile:hover::before { transform: scale(1.05); }
.life-tile h3 { font-size: 28px; margin-bottom: 6px; }
.life-tile span {
  font-size: 11px; letter-spacing: .12em; text-transform: uppercase; font-weight: 700;
  color: var(--accent);
}

.reviews { padding: 88px 0; background: var(--mist); }
.reviews-intro {
  text-align: center; max-width: 560px; margin: 0 auto 20px; color: var(--muted);
}
.google-reviews-header {
  display: flex;
  flex-wrap: wrap;
  align-items: flex-end;
  justify-content: space-between;
  gap: 20px 32px;
  margin-bottom: 18px;
}
.google-reviews-brand {
  display: flex;
  align-items: center;
  gap: 14px;
}
.google-reviews-brand .stack-eyebrow { margin-bottom: 4px; }
.google-reviews-brand h2 { margin: 0; font-size: clamp(32px, 4vw, 44px); }
.google-mark {
  display: grid;
  place-items: center;
  width: 52px;
  height: 52px;
  border-radius: 12px;
  background: #fff;
  border: 1px solid var(--line);
  flex-shrink: 0;
}
.google-rating-summary {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 8px 12px;
  padding: 12px 16px;
  background: #fff;
  border: 1px solid var(--line);
}
.google-rating-summary .stars { font-size: 18px; color: #f4b400; letter-spacing: .08em; }
.google-rating-note { font-size: 13px; color: var(--muted); }
.google-review-actions {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 10px;
  margin: 0 auto 28px;
}
.google-reviews-panel {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  padding: 28px;
  background: #fff;
  border: 1px solid var(--line);
}
.google-reviews-panel-copy {
  display: flex;
  gap: 14px;
  align-items: flex-start;
  max-width: 640px;
}
.google-badge-inline {
  display: grid;
  place-items: center;
  width: 40px;
  height: 40px;
  border-radius: 50%;
  border: 1px solid var(--line);
  color: #4285F4;
  font-weight: 700;
  font-size: 18px;
  flex-shrink: 0;
  margin: 0;
}
.google-reviews-panel h3 {
  margin: 0 0 8px;
  font-size: 22px;
}
.google-reviews-panel p {
  margin: 0;
  color: var(--muted);
  font-size: 15px;
  line-height: 1.5;
}
.review-card-top {
  display: flex;
  align-items: flex-start;
  gap: 12px;
}
.google-badge {
  display: grid;
  place-items: center;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  background: #fff;
  border: 1px solid var(--line);
  color: #4285F4;
  font-family: var(--font-body);
  font-weight: 700;
  font-size: 18px;
  flex-shrink: 0;
}
.review-source {
  margin: 2px 0 0;
  font-size: 11px;
  letter-spacing: .08em;
  text-transform: uppercase;
  font-weight: 700;
  color: var(--muted);
}
.inline-link { color: var(--accent-deep); font-weight: 700; }
.inline-link:hover { text-decoration: underline; }
.review-carousel .property-track {
  grid-auto-columns: minmax(280px, 320px);
  align-items: stretch;
}
.review-carousel .review-card {
  scroll-snap-align: start;
  margin: 0;
  display: flex;
  flex-direction: column;
  height: 280px;
  max-height: 280px;
  background: #ffffff;
  border: 0;
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 4px 15px rgba(0, 0, 0, 0.05);
  padding: 20px;
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}
.review-carousel .review-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 10px 28px rgba(0, 0, 0, 0.1);
}
@media (prefers-reduced-motion: reduce) {
  .review-carousel .review-card,
  .review-carousel .review-card:hover {
    transition: none;
    transform: none;
  }
}
.review-card-top .stars { color: #f4b400; letter-spacing: .1em; }
.stars { color: var(--accent); letter-spacing: .1em; }
.review-card blockquote {
  margin: 12px 0 0;
  font-family: var(--font-display);
  font-size: 15px;
  line-height: 1.4;
  font-style: italic;
  flex: 1;
  min-height: 0;
  overflow-y: auto;
  padding-right: 6px;
  -webkit-overflow-scrolling: touch;
  scrollbar-width: thin;
}
.review-card figcaption {
  margin-top: 12px;
  flex-shrink: 0;
  font-size: 11px;
  letter-spacing: .12em;
  text-transform: uppercase;
  font-weight: 700;
  color: var(--muted);
}

.contact { padding: 88px 0; background: var(--paper); }
.contact-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 48px; }
.eyebrow {
  text-transform: uppercase; letter-spacing: .18em; font-size: 11px; font-weight: 700;
  color: var(--accent-deep); margin-bottom: 12px;
}
.contact-copy h2 { font-size: clamp(36px, 4.5vw, 52px); }
.contact-copy > p:not(.eyebrow) { margin-top: 14px; color: var(--muted); }
.contact-details { display: grid; gap: 10px; margin-top: 26px; }
.contact-details a, .contact-details > div {
  border: 1px solid var(--line); padding: 14px 16px; background: var(--mist);
}
.contact-details span, .contact-details strong { display: block; }
.contact-details span {
  font-size: 11px; letter-spacing: .1em; text-transform: uppercase; color: var(--muted);
}
.contact-details strong { margin-top: 4px; font-size: 14px; }
.contact-form {
  border: 1px solid var(--line);
  padding: 28px;
  background: #fff;
  box-shadow: var(--shadow);
  position: relative;
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.contact-form label {
  display: block; margin-bottom: 14px; font-size: 11px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.contact-form input, .contact-form select, .contact-form textarea {
  width: 100%; margin-top: 7px; border: 1px solid var(--line); background: var(--mist);
  padding: 12px; outline: 0;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus {
  border-color: var(--accent); box-shadow: 0 0 0 3px rgba(230,184,0,.2);
}
.form-note { margin-top: 10px; color: var(--muted); font-size: 12px; }
.form-success {
  margin-top: 14px; padding: 16px; background: #faf6e8; border: 1px solid #ead98a;
}
.form-success strong { display: block; font-family: var(--font-display); font-size: 22px; }
.form-success p { margin-top: 6px; font-size: 14px; }
.form-success a { color: var(--accent-deep); font-weight: 700; text-decoration: underline; }
.contact-form.is-success .form-row,
.contact-form.is-success > label,
.contact-form.is-success > .button,
.contact-form.is-success > .form-note { display: none; }

.footer { background: var(--ink); color: #fff; padding: 52px 0 20px; }
.footer-grid { display: grid; grid-template-columns: 1.2fr .8fr 1fr; gap: 36px; }
.footer-brand { display: flex; align-items: center; gap: 16px; }
.footer-brand img {
  width: min(200px, 48vw);
  height: auto;
  object-fit: contain;
  background: #fff;
  padding: 8px 12px;
}
.footer-brand strong, .footer-brand span { display: block; }
.footer-brand span { color: rgba(255,255,255,.55); font-size: 12px; margin-top: 4px; }
.footer h3 {
  color: var(--accent); font-family: var(--font-body); font-size: 11px;
  letter-spacing: .14em; text-transform: uppercase; margin-bottom: 12px;
}
.footer a { display: block; color: rgba(255,255,255,.72); margin: 5px 0; font-size: 13px; }
.footer a:hover { color: var(--accent); }
.footer p { color: rgba(255,255,255,.5); font-size: 12px; }
.footer-bottom {
  display: flex; justify-content: space-between; gap: 16px;
  border-top: 1px solid rgba(255,255,255,.1); margin-top: 36px; padding-top: 16px;
}
.design-compare { color: var(--accent) !important; display: inline !important; }
.design-compare:hover { text-decoration: underline; }

.mobile-cta-bar {
  display: none; position: fixed; left: 0; right: 0; bottom: 0; z-index: 90;
  background: rgba(17,17,17,.96); padding: 10px 12px calc(10px + env(safe-area-inset-bottom));
  grid-template-columns: 1fr 1fr 1.2fr; gap: 8px;
}
.mobile-cta-bar a {
  display: grid; place-items: center; min-height: 44px; color: #fff;
  border: 1px solid rgba(255,255,255,.2); font-size: 11px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase;
}
.mobile-cta-bar .mobile-cta-primary {
  background: var(--accent); border-color: var(--accent); color: #111;
}

.property-modal {
  width: min(620px, calc(100% - 32px)); border: 0; padding: 32px; background: #fff;
  box-shadow: 0 30px 80px rgba(0,0,0,.3);
}
.property-modal.has-gallery {
  width: min(920px, calc(100% - 24px));
  padding: 24px;
}
.property-modal::backdrop { background: rgba(0,0,0,.7); }
.property-modal h2 { font-size: 36px; }
.modal-gallery { margin: 0 0 20px; }
.modal-gallery-main {
  position: relative;
  aspect-ratio: 3 / 2;
  background: #111;
  overflow: hidden;
}
.modal-gallery-main img {
  width: 100%;
  height: 100%;
  object-fit: contain;
  display: block;
}
.modal-gallery-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  z-index: 2;
  width: 40px;
  height: 40px;
  border: 0;
  border-radius: 50%;
  background: rgba(255,255,255,.94);
  color: var(--ink);
  font-size: 28px;
  line-height: 1;
  cursor: pointer;
}
.modal-gallery-nav.prev { left: 12px; }
.modal-gallery-nav.next { right: 12px; }
.modal-gallery-count {
  position: absolute;
  right: 12px;
  bottom: 12px;
  padding: 4px 10px;
  border-radius: 999px;
  background: rgba(0,0,0,.65);
  color: #fff;
  font-size: 12px;
  font-weight: 600;
}
.modal-gallery-thumbs {
  display: flex;
  gap: 8px;
  margin-top: 10px;
  overflow-x: auto;
  padding-bottom: 4px;
  scroll-snap-type: x mandatory;
}
.modal-gallery-thumbs button {
  flex: 0 0 84px;
  height: 56px;
  border: 2px solid transparent;
  padding: 0;
  background: #eee;
  cursor: pointer;
  scroll-snap-align: start;
  overflow: hidden;
}
.modal-gallery-thumbs button.active { border-color: var(--accent); }
.modal-gallery-thumbs img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.modal-price {
  font-family: var(--font-display);
  font-size: 30px;
  margin: 8px 0 0;
  color: var(--ink);
}
.modal-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 8px;
}
.property-modal > p:not(.eyebrow):not(.modal-price) { margin: 16px 0 20px; color: var(--muted); }
.modal-close { position: absolute; right: 14px; top: 10px; border: 0; background: 0; font-size: 30px; cursor: pointer; }

@keyframes heroDrift {
  from { transform: scale(1); }
  to { transform: scale(1.06); }
}
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(16px); }
  to { opacity: 1; transform: none; }
}

@media (max-width: 1020px) {
  .nav-links {
    position: absolute; top: 76px; left: 0; right: 0; display: none; flex-direction: column;
    background: #fff; padding: 12px 20px 22px; gap: 0;
    border-bottom: 1px solid var(--line);
  }
  .nav-links.open { display: flex; }
  .nav-links a { padding: 12px 0; }
  .nav-cta { text-align: center; margin-top: 8px; }
  .menu-toggle { display: block; }
  .brand-copy { display: none; }
  .hero-search-row { grid-template-columns: 1fr; }
  .seller-grid, .contact-grid, .tools-grid, .valuation-grid { grid-template-columns: 1fr; }
  .about-split {
    grid-template-columns: minmax(180px, 260px) minmax(0, 1fr);
    gap: 28px 32px;
    padding: 48px 0;
  }
  .about-photo { max-width: 260px; }
  .process-steps { grid-template-columns: 1fr 1fr 1fr; }
  .form-row.triple { grid-template-columns: 1fr; }
  .lifestyle-grid { grid-template-columns: 1fr 1fr; }
  .seller-card { border-right: 0; border-bottom: 1px solid var(--line); }
}

@media (max-width: 720px) {
  body { padding-bottom: 76px; }
  .nav { min-height: 68px; }
  .nav-links { top: 68px; }
  .hero-brand { font-size: clamp(34px, 10vw, 48px); }
  .hero-inner { padding-top: 88px; padding-bottom: 32px; }
  .hero { min-height: clamp(340px, 48vh, 460px); max-height: 480px; }
  .property-carousel { grid-template-columns: 1fr; gap: 8px; }
  .carousel-nav { display: none; }
  .property-carousel:has(.listings-carousel) {
    grid-template-columns: auto 1fr auto;
    gap: 8px;
  }
  .property-carousel:has(.listings-carousel) .carousel-nav {
    display: inline-flex;
    align-items: center;
    justify-content: center;
  }
  .property-track {
    grid-auto-columns: minmax(260px, 82vw);
    padding-bottom: 8px;
  }
  .listings-carousel {
    padding-bottom: 1.25rem;
  }
  .prop-card {
    flex: 0 0 min(310px, 78vw);
    width: min(310px, 78vw);
    max-width: min(310px, 78vw);
  }
  .property-track .property-card { min-height: 300px; height: 300px; }
  .review-carousel .property-track {
    grid-auto-columns: minmax(260px, 78vw);
  }
  .review-carousel .review-card { height: 260px; max-height: 260px; }
  .property-overlay h3 { font-size: 22px; }
  .property-price { font-size: 22px; }
  .about-split {
    grid-template-columns: minmax(140px, 200px) minmax(0, 1fr);
    gap: 20px 24px;
    padding: 40px 0;
  }
  .about-photo { max-width: 200px; }
  .lifestyle-grid, .form-row, .footer-grid, .process-steps { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; }
  .mobile-cta-bar { display: grid; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .hero-photo, .hero-inner { animation: none; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}

/* Compact horizontal listings carousel — native swipe/scroll, no libraries */
.listings-carousel {
  display: flex;
  flex-wrap: nowrap;
  gap: 1.5rem;
  width: 100%;
  min-width: 0;
  overflow-x: auto;
  overflow-y: hidden;
  scroll-snap-type: x mandatory;
  scroll-behavior: smooth;
  padding: 1rem 0.5rem 2rem 0.5rem;
  -webkit-overflow-scrolling: touch;
  scrollbar-width: none;
  -ms-overflow-style: none;
}
.listings-carousel::-webkit-scrollbar {
  display: none;
}
.listings-carousel:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 4px;
}
.prop-card {
  flex: 0 0 310px;
  width: 310px;
  max-width: 310px;
  scroll-snap-align: start;
  background: #ffffff;
  border-radius: 12px;
  box-shadow: 0 4px 15px rgba(0, 0, 0, 0.04);
  display: flex;
  flex-direction: column;
  overflow: hidden;
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}
.prop-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 10px 28px rgba(0, 0, 0, 0.1);
}
@media (prefers-reduced-motion: reduce) {
  .prop-card,
  .prop-card:hover {
    transition: none;
    transform: none;
  }
}
.contact-intent {
  scroll-margin-top: 100px;
  height: 0;
  overflow: hidden;
}
.prop-img-container {
  position: relative;
  width: 100%;
  padding-top: 66.67%;
  overflow: hidden;
  background: #f0f0f0;
}
.prop-img {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.badge {
  position: absolute;
  top: 0.75rem;
  padding: 0.25rem 0.6rem;
  border-radius: 20px;
  font-size: 0.7rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  z-index: 2;
  background: #ffffff;
  color: #111111;
  border: 1px solid rgba(0, 0, 0, 0.12);
}
.status-badge { left: 0.75rem; }
.status-badge-sold { left: 0.75rem; }
.type-badge {
  right: 0.75rem;
  backdrop-filter: none;
}
.prop-content {
  padding: 1.25rem;
  display: flex;
  flex-direction: column;
  flex-grow: 1;
}
.prop-location {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  color: #757575;
  margin: 0 0 0.25rem 0;
}
.prop-address {
  font-family: var(--font-display);
  font-size: 1.15rem;
  font-weight: 600;
  color: #1a1a1a;
  margin: 0 0 0.25rem 0;
}
.prop-price {
  font-size: 1.25rem;
  font-weight: 700;
  color: #111;
  margin: 0 0 1rem 0;
}
.prop-price-sold {
  font-size: 1rem;
  font-weight: 600;
  color: #555;
}
.prop-specs {
  display: flex;
  justify-content: space-between;
  gap: 0.4rem;
  border-top: 1px solid #eaeaea;
  border-bottom: 1px solid #eaeaea;
  padding: 0.5rem 0;
  margin-bottom: 0.75rem;
  font-size: 0.8rem;
  color: #555;
}
.spec-item strong { color: #111; }
.spec-item data {
  font: inherit;
  color: inherit;
}
.prop-meta data {
  font: inherit;
  color: inherit;
}
.prop-meta {
  display: flex;
  justify-content: space-between;
  gap: 0.5rem;
  flex-wrap: wrap;
  font-size: 0.7rem;
  color: #9e9e9e;
  margin-top: auto;
}
.prop-card-link {
  margin-top: 0.85rem;
  align-self: flex-start;
  border: 0;
  background: 0;
  color: var(--accent-deep);
  padding: 0;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: .12em;
  text-transform: uppercase;
  cursor: pointer;
}
.prop-card-link:hover { color: var(--ink); }

/* Seller Net Proceeds Calculator */
.seller-net-calc {
  padding: 72px 0 88px;
  background: var(--mist);
}
.val-widget-container {
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 0;
  background: #ffffff;
  border-radius: 12px;
  box-shadow: 0 4px 20px rgba(0, 0, 0, 0.05);
  overflow: hidden;
}
.val-widget-inputs,
.val-widget-outputs {
  padding: 2rem 1.75rem;
}
.val-widget-inputs {
  border-right: 1px solid var(--line);
}
.val-widget-outputs {
  background: linear-gradient(180deg, #fbfbfa 0%, #ffffff 42%);
  display: flex;
  flex-direction: column;
}
.val-field {
  margin-bottom: 1.75rem;
}
.val-field-head {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 1rem;
  margin-bottom: 0.65rem;
}
.val-field-head label,
.val-tier-fieldset legend {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink);
}
.val-live-value {
  font-size: 1.15rem;
  font-weight: 700;
  color: var(--ink);
  font-variant-numeric: tabular-nums;
}
.val-widget-inputs input[type="range"] {
  -webkit-appearance: none;
  appearance: none;
  width: 100%;
  height: 6px;
  border-radius: 999px;
  background: #e8e6e1;
  outline: none;
  cursor: pointer;
}
.val-widget-inputs input[type="range"]::-webkit-slider-thumb {
  -webkit-appearance: none;
  appearance: none;
  width: 22px;
  height: 22px;
  border-radius: 50%;
  background: var(--ink);
  border: 3px solid var(--accent);
  box-shadow: 0 2px 8px rgba(0, 0, 0, 0.15);
  cursor: pointer;
}
.val-widget-inputs input[type="range"]::-moz-range-thumb {
  width: 22px;
  height: 22px;
  border-radius: 50%;
  background: var(--ink);
  border: 3px solid var(--accent);
  box-shadow: 0 2px 8px rgba(0, 0, 0, 0.15);
  cursor: pointer;
}
.val-widget-inputs input[type="range"]:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 6px;
}
.val-range-ends {
  display: flex;
  justify-content: space-between;
  margin-top: 0.45rem;
  font-size: 0.72rem;
  color: var(--muted);
}
.val-tier-fieldset {
  margin: 0;
  border: 0;
  padding: 0;
}
.val-tier-fieldset legend {
  margin-bottom: 0.75rem;
  padding: 0;
}
.val-tier-group {
  display: grid;
  gap: 0.55rem;
}
.val-tier-option {
  display: flex;
  align-items: center;
  gap: 0.65rem;
  margin: 0;
  padding: 0.85rem 1rem;
  border: 1px solid var(--line);
  border-radius: 10px;
  background: #fff;
  cursor: pointer;
  transition: border-color 0.2s ease, box-shadow 0.2s ease, background 0.2s ease;
}
.val-tier-option span {
  font-size: 0.92rem;
  font-weight: 600;
  color: var(--ink-soft);
  line-height: 1.3;
}
.val-tier-option:hover {
  border-color: #d4d0c8;
}
.val-tier-option:has(input:checked) {
  border-color: var(--ink);
  background: #faf9f6;
  box-shadow: inset 0 0 0 1px var(--ink);
}
.val-tier-option input {
  accent-color: var(--ink);
  width: 1rem;
  height: 1rem;
  flex-shrink: 0;
}
.val-output-label {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 0.35rem;
}
.val-net-figure {
  font-family: var(--font-display);
  font-size: clamp(2.4rem, 5vw, 3.4rem);
  font-weight: 400;
  line-height: 1;
  color: #1b5e20;
  margin: 0 0 1.35rem;
  font-variant-numeric: tabular-nums;
}
.val-metrics {
  display: grid;
  gap: 0.75rem;
  margin: 0 0 1.35rem;
}
.val-metrics > div {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  align-items: baseline;
  padding-bottom: 0.65rem;
  border-bottom: 1px solid #eceae5;
}
.val-metrics dt {
  font-size: 0.82rem;
  color: var(--muted);
}
.val-metrics dd {
  margin: 0;
  font-size: 0.92rem;
  font-weight: 700;
  color: var(--ink);
  font-variant-numeric: tabular-nums;
  text-align: right;
}
.val-equity-track {
  height: 10px;
  border-radius: 999px;
  background: #eceae5;
  overflow: hidden;
  margin-bottom: 0.55rem;
}
.val-equity-fill {
  height: 100%;
  width: 0%;
  border-radius: inherit;
  background: linear-gradient(90deg, #2e7d32, #1b5e20);
  transition: width 0.25s ease;
}
.val-equity-caption {
  font-size: 0.8rem;
  color: var(--muted);
  margin-bottom: 1.35rem;
}
.val-equity-caption span {
  font-weight: 700;
  color: #1b5e20;
}
.val-widget-cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  margin-top: auto;
  padding: 0.95rem 1.15rem;
  border-radius: 8px;
  background: var(--ink);
  color: #fff;
  font-size: 0.82rem;
  font-weight: 700;
  letter-spacing: 0.02em;
  text-align: center;
  transition: background 0.2s ease, transform 0.2s ease;
}
.val-widget-cta:hover {
  background: #000;
  transform: translateY(-1px);
}
.val-disclaimer {
  margin-top: 0.9rem;
  font-size: 0.72rem;
  line-height: 1.45;
  color: #9a9a9a;
}
@media (max-width: 900px) {
  .val-widget-container {
    grid-template-columns: 1fr;
  }
  .val-widget-inputs {
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }
}
@media (prefers-reduced-motion: reduce) {
  .val-equity-fill,
  .val-tier-option,
  .val-widget-cta {
    transition: none;
  }
  .val-widget-cta:hover {
    transform: none;
  }
}