/* Moore Signature Real Estate & Property Management — Snipe Studios
   Brand bible: deep navy field, champagne-gold serif caps, thin gold rules. */

:root {
  --ink: #050506;          /* signature black — page field, matches logo */
  --navy: #1d2f48;         /* panel — matches the blue behind the logo */
  --navy-2: #29405e;       /* raised panel */
  --gold: #c9a45f;
  --gold-bright: #dcc08a;
  --teal: #2e6f7e;         /* coastal teal */
  --teal-bright: #4b93a4;
  --mist: #a7c1cd;         /* fog-mist secondary tone */
  --text: #efe9da;         /* warm ivory type */
  --muted: #a7c1cd;
  --faint: rgba(239, 233, 218, 0.55);
  --line: rgba(201, 164, 95, 0.18);
  --line-strong: rgba(201, 164, 95, 0.42);
  --serif: 'Cinzel', 'Playfair Display', Georgia, serif;
  --accent: 'Playfair Display', Georgia, serif;
  --sans: 'Inter', 'Segoe UI', system-ui, sans-serif;
}

* { box-sizing: border-box; margin: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--sans);
  color: var(--text);
  background: var(--ink);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
/* Signature backdrop — the hero sunset carried through the whole page,
   dimmed so every panel and card still reads clean on top of it */
body::before {
  content: '';
  position: fixed;
  inset: 0;
  z-index: -2;
  background: url('img/hero.jpg') center / cover no-repeat;
  filter: saturate(1.08);
}
body::after {
  content: '';
  position: fixed;
  inset: 0;
  z-index: -1;
  background: linear-gradient(180deg,
    rgba(5, 5, 6, 0.6) 0%,
    rgba(5, 5, 6, 0.78) 55%,
    rgba(5, 5, 6, 0.86) 100%);
}
img { max-width: 100%; display: block; }
a { color: var(--gold-bright); }

/* skip link — keyboard users jump past the nav */
.skip-link {
  position: absolute;
  left: -999px;
  top: 6px;
  z-index: 60;
  padding: 9px 16px;
  border-radius: 6px;
  background: var(--gold);
  color: #0a0c10;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-decoration: none;
}
.skip-link:focus { left: 10px; outline: 2px solid #fff; }

/* ——— Private preview ribbon ——— */
.preview-ribbon {
  padding: 4px 20px;
  text-align: center;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--navy);
  background: linear-gradient(180deg, var(--gold-bright), var(--gold));
  border-bottom: 1px solid rgba(138, 109, 59, 0.55);
}

/* ——— Nav ——— */
.nav {
  position: sticky;
  top: 0;
  z-index: 50;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  padding: 14px clamp(20px, 5vw, 56px);
  background: rgba(29, 45, 68, 0.96);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
.brand {
  display: flex; align-items: center; gap: 12px;
  text-decoration: none; color: var(--text);
  padding: 6px 18px 6px 12px;
  border-radius: 14px;
}
.brand-mark { width: 40px; height: 40px; color: var(--gold); }
.brand-logo {
  display: block;
  height: 66px;
  width: auto;
}
.brand-text {
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  display: flex;
  flex-direction: column;
  line-height: 1.05;
  color: var(--text);
}
.brand-text small {
  font-family: var(--sans);
  font-size: 8px;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 4px;
}
.nav-links { display: flex; align-items: center; gap: clamp(14px, 3vw, 34px); }
.nav-links a {
  color: var(--faint);
  text-decoration: none;
  font-size: 13.5px;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  transition: color .15s ease;
}
.nav-links a:hover { color: var(--gold-bright); }
.nav-cta {
  padding: 9px 20px;
  border: 1.5px solid var(--gold);
  border-radius: 99px;
  color: var(--gold) !important;
}
.nav-cta:hover { background: var(--gold); color: var(--ink) !important; }
.nav-burger {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: none;
  padding: 8px;
  cursor: pointer;
}
.nav-burger span { width: 24px; height: 2px; background: var(--text); border-radius: 2px; }

/* ——— Hero ——— */
.hero {
  position: relative;
  color: #fff;
  padding: clamp(84px, 13vw, 150px) clamp(20px, 6vw, 64px) clamp(64px, 8vw, 96px);
  overflow: hidden;
  min-height: min(88vh, 860px);
  display: grid;
  align-items: center;
}
.hero-bg { position: absolute; inset: 0; }
.hero-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 46%;
  filter: saturate(1.12) contrast(1.04);
}
.hero-bg::after {
  content: '';
  position: absolute; inset: 0;
  background:
    radial-gradient(900px 500px at 12% 8%, rgba(201, 164, 95, 0.14), transparent 65%),
    linear-gradient(180deg, rgba(9, 16, 26, 0.3) 0%, rgba(9, 16, 26, 0.1) 45%, rgba(9, 16, 26, 0.72) 100%);
}
.hero-inner { position: relative; max-width: 820px; margin: 0 auto; text-align: center; }
.eyebrow {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}
.hero .eyebrow::before, .hero .eyebrow::after { display: none; }
.eyebrow::before, .eyebrow::after {
  content: '';
  display: inline-block;
  vertical-align: middle;
  width: 34px;
  height: 1px;
  background: var(--line-strong);
  margin: 0 12px 3px;
}
.hero h1 {
  font-family: var(--serif);
  font-size: clamp(38px, 6.4vw, 66px);
  font-weight: 600;
  line-height: 1.12;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}
.hero h1 em {
  font-style: italic;
  font-weight: 400;
  letter-spacing: 0.22em;
  color: var(--gold-bright);
  background: linear-gradient(90deg, transparent, rgba(220, 192, 138, 0.5), transparent) bottom / 90% 1px no-repeat;
  padding-bottom: 14px;
}
.hero-sub {
  margin: 24px auto 40px;
  max-width: 560px;
  font-size: clamp(16px, 2vw, 18.5px);
  color: rgba(239, 233, 218, 0.78);
}
.search-bar {
  display: flex;
  gap: 10px;
  padding: 10px;
  background: rgba(29, 45, 68, 0.55);
  border: 1px solid var(--line);
  border-radius: 14px;
  backdrop-filter: blur(10px);
  max-width: 780px;
  margin: 0 auto;
}
.search-bar input, .search-bar select {
  flex: 1;
  min-width: 0;
  padding: 14px 16px;
  border: 1px solid rgba(239, 233, 218, 0.12);
  border-radius: 9px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 14.5px;
  outline: none;
}
.search-bar input { flex: 2.2; }
.search-bar select { flex: 0 0 auto; min-width: 110px; padding-right: 30px; }
.search-bar input::placeholder { color: rgba(239, 233, 218, 0.42); }
.search-bar input:focus, .search-bar select:focus { border-color: var(--gold); }
.search-bar select option { color: var(--ink); }
.btn {
  font: inherit;
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  border: none;
  border-radius: 9px;
  padding: 13px 24px;
  cursor: pointer;
  text-decoration: none;
  display: inline-block;
  transition: transform .15s ease, box-shadow .15s ease, background .15s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold { background: var(--gold); color: var(--ink); }
.btn-gold:hover { background: var(--gold-bright); box-shadow: 0 8px 22px rgba(201, 164, 95, 0.3); }
.btn-navy {
  background: transparent;
  color: var(--gold);
  border: 1.5px solid var(--gold);
}
.btn-navy:hover { background: var(--gold); color: var(--ink); }
.hero-stats {
  list-style: none;
  padding: 28px 0 0;
  margin: 52px auto 0;
  display: flex;
  justify-content: center;
  gap: clamp(28px, 6vw, 72px);
  border-top: 1px solid rgba(239, 233, 218, 0.14);
}
.hero-stats li { text-align: center; }
.hero-stats strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(26px, 4vw, 36px);
  font-weight: 600;
  color: var(--gold-bright);
}
.hero-stats span {
  font-size: 11.5px;
  color: rgba(167, 193, 205, 0.9);
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

/* Readability shadows — text floating over photos gets a tight dark edge
   plus a soft wide falloff so it stays crisp on any part of the image */
.hero .eyebrow, .hero h1, .hero-sub, .hero-stats strong, .hero-stats span,
.cta-inner h2, .cta-inner > p, .cta-alt, .cta-alt a, .form-done,
.alerts-text h3, .alerts-text p {
  text-shadow: 0 1px 3px rgba(9, 16, 26, 0.85), 0 3px 18px rgba(9, 16, 26, 0.6);
}

/* ——— Services: gallery wall ——— */
.services {
  position: relative;
  overflow: hidden;
  padding: clamp(48px, 6vw, 84px) 0 clamp(56px, 7vw, 96px);
  background: linear-gradient(180deg, #1a2c44 0%, rgba(29, 45, 68, 0.97) 100%);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
/* gallery spotlights washing down over each piece */
.services::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 15% 80% at 40% 0%, rgba(232, 207, 154, 0.10), transparent 62%),
    radial-gradient(ellipse 15% 80% at 57% 0%, rgba(232, 207, 154, 0.09), transparent 62%),
    radial-gradient(ellipse 15% 80% at 74% 0%, rgba(232, 207, 154, 0.09), transparent 62%),
    radial-gradient(ellipse 15% 80% at 91% 0%, rgba(232, 207, 154, 0.10), transparent 62%);
  pointer-events: none;
}
.services-inner {
  position: relative;
  z-index: 1;
  display: flex;
  align-items: center;
  gap: clamp(28px, 3.6vw, 56px);
  width: min(1240px, 100% - 48px);
  margin: 0 auto;
}
.services-lead { flex: 0 0 clamp(160px, 16vw, 220px); }
.services-eyebrow {
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--teal-bright);
}
.services-title {
  font-family: var(--serif);
  font-size: clamp(26px, 2.8vw, 36px);
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--text);
  line-height: 1.2;
  margin-top: 10px;
}
.services-arrow { color: var(--gold); font-family: var(--sans); font-weight: 400; }
.services-rule { width: 56px; height: 1px; background: var(--gold); opacity: 0.7; margin: 18px 0; }
.services-sub {
  font-size: 12.5px;
  font-style: italic;
  color: var(--muted);
  line-height: 1.75;
}
.services-grid {
  flex: 1;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: clamp(14px, 1.8vw, 24px);
}
/* the frame */
.service {
  position: relative;
  background: linear-gradient(170deg, #101a26, #080d14);
  border: 1px solid var(--line-strong);
  border-radius: 3px;
  padding: 12px 12px 14px;
  transform: translateZ(0);
  box-shadow: 0 20px 44px rgba(0, 0, 0, 0.55), inset 0 0 0 1px rgba(232, 207, 154, 0.05);
  transition: transform 0.35s ease, box-shadow 0.35s ease, border-color 0.35s ease;
}
.service:hover {
  transform: translateY(-5px) translateZ(0);
  border-color: var(--gold);
  box-shadow: 0 28px 56px rgba(0, 0, 0, 0.6), 0 0 0 1px rgba(201, 164, 95, 0.35);
}
/* the art inside the frame */
.service-art {
  height: clamp(120px, 13vw, 168px);
  background-size: cover;
  background-position: center;
  border: 1px solid rgba(0, 0, 0, 0.7);
  box-shadow: inset 0 0 0 1px rgba(232, 207, 154, 0.12), inset 0 0 30px rgba(0, 0, 0, 0.25);
}
/* the little museum label under each piece */
.service-plaque {
  margin-top: 12px;
  min-height: 96px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  background: linear-gradient(170deg, #fbf6e9, #eee2c8);
  border: 1px solid #b39c60;
  border-radius: 2px;
  text-align: center;
  padding: 13px 8px 12px;
  box-shadow: 0 4px 10px rgba(0, 0, 0, 0.45), inset 0 1px 0 rgba(255, 255, 255, 0.7);
}
.service-plaque svg { width: 24px; height: 24px; color: #8a6420; margin: 0 0 7px; }
.service-plaque h3 {
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: #16100a;
}
.service-plaque p {
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: #6b531f;
  margin-top: 4px;
  min-height: 30px;
  display: flex;
  align-items: center;
  justify-content: center;
  line-height: 1.35;
}

/* ——— Sections ——— */
.section { padding: clamp(64px, 9vw, 110px) clamp(20px, 6vw, 64px); max-width: 1180px; margin: 0 auto; }
.section-head { text-align: center; margin-bottom: 46px; }
h2 {
  font-family: var(--serif);
  font-size: clamp(28px, 4vw, 40px);
  font-weight: 600;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  color: var(--text);
}
.head-rule {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 14px;
  margin-top: 18px;
  color: var(--gold);
}
.head-rule span { width: 64px; height: 1px; background: var(--line-strong); }
.head-rule svg { width: 18px; height: 18px; }

/* ——— Listings ——— */
.filters {
  display: inline-flex;
  gap: 6px;
  margin-top: 22px;
  padding: 5px;
  background: var(--navy);
  border: 1px solid var(--line);
  border-radius: 99px;
}
.filter {
  font: inherit; font-size: 12.5px; font-weight: 600;
  letter-spacing: 0.1em; text-transform: uppercase;
  padding: 8px 18px; border: none; border-radius: 99px;
  background: transparent; color: var(--muted); cursor: pointer;
  transition: all .15s ease;
}
.filter.active { background: var(--gold); color: var(--ink); }
.filter:not(.active):hover { color: var(--teal-bright); }
.cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
}
/* listings wall spans 80vw — wider cards, bigger photos */
#listings { max-width: none; padding-left: 0; padding-right: 0; }
#listings .section-head, #listings .cards, #listings .listings-note {
  width: min(80vw, 1600px);
  margin-left: auto;
  margin-right: auto;
}
@media (max-width: 1000px) { .cards { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .cards { grid-template-columns: 1fr; } }
.card {
  position: relative;
  background: linear-gradient(170deg, #101a26, #080d14);
  border: 1px solid var(--line-strong);
  border-radius: 3px;
  padding: 12px 12px 0;
  display: flex;
  flex-direction: column;
  box-shadow: 0 20px 44px rgba(0, 0, 0, 0.55), inset 0 0 0 1px rgba(232, 207, 154, 0.05);
  transition: transform .25s ease, box-shadow .25s ease, border-color .25s ease;
}
/* Levi leaning on the panel — the listing agent present on his own sign */
.card-levi {
  position: absolute;
  right: -2px;
  bottom: 0;
  height: 142px;
  width: auto;
  z-index: 3;
  pointer-events: none;
  transform: rotate(-4deg);
  transform-origin: bottom center;
  filter: drop-shadow(0 6px 10px rgba(0, 0, 0, 0.6));
}
/* Cream footer spans the card edge-to-edge */
.card-agent, .card-contact { margin: 0 -12px; }
.card-main {
  display: flex;
  flex-direction: column;
  flex: 1;
  text-decoration: none;
  color: inherit;
}
.card-main .card-body { flex: 1; display: flex; flex-direction: column; }
.card-view {
  margin-top: auto;
  margin-bottom: -4px;
  padding-top: 13px;
  border-top: 1px solid var(--line);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--teal-bright);
  transition: color .15s;
}
.card-main:hover .card-view { color: var(--gold-bright); }
.card:hover {
  transform: translateY(-5px);
  border-color: var(--gold);
  box-shadow: 0 28px 56px rgba(0, 0, 0, 0.6), 0 0 0 1px rgba(201, 164, 95, 0.35);
}
.card.hidden { display: none; }
.card-img {
  height: 280px;
  margin: 0 -12px;
  position: relative;
  overflow: hidden;
  border-left: 0;
  border-right: 0;
  border-top: 1px solid rgba(0, 0, 0, 0.7);
  border-bottom: 1px solid rgba(0, 0, 0, 0.7);
  box-shadow: inset 0 0 0 1px rgba(232, 207, 154, 0.12);
}
/* scrollable photo strip — swipe or wheel sideways */
.card-imgs {
  display: flex;
  height: 100%;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  scrollbar-width: thin;
  scrollbar-color: var(--gold) transparent;
}
.card-imgs::-webkit-scrollbar { height: 5px; }
.card-imgs::-webkit-scrollbar-thumb { background: var(--gold); border-radius: 3px; }
.card-imgs::-webkit-scrollbar-track { background: rgba(9, 16, 26, 0.5); }
.card-imgs img {
  flex: 0 0 100%;
  width: 100%;
  height: 100%;
  object-fit: cover;
  scroll-snap-align: start;
}
.card-img::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(9,16,26,0.2) 0%, transparent 30%, transparent 70%, rgba(9,16,26,0.4) 100%),
              linear-gradient(270deg, rgba(9,16,26,0.55) 0%, transparent 12%);
  pointer-events: none;
}
/* real photo-nav buttons */
.img-nav {
  position: absolute;
  bottom: 8px;
  z-index: 2;
  width: 30px; height: 30px;
  border-radius: 50%;
  border: 1px solid var(--line);
  background: rgba(29, 45, 68, 0.78);
  color: var(--gold-bright);
  font-size: 17px;
  line-height: 1;
  cursor: pointer;
  transition: background .2s, border-color .2s;
}
.img-nav:hover { background: rgba(201, 164, 95, 0.85); color: #0a0c10; border-color: var(--gold); }
.img-nav:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.card-imgs img { -webkit-user-drag: none; user-select: none; }
.img-prev { right: 46px; }
.img-next { right: 10px; }
/* "2 / 10" counter pill, bottom-left of the photo strip */
.img-count {
  position: absolute;
  left: 10px;
  bottom: 8px;
  z-index: 2;
  padding: 4px 9px;
  border-radius: 999px;
  border: 1px solid var(--line);
  background: rgba(29, 45, 68, 0.78);
  color: var(--gold-bright);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  font-variant-numeric: tabular-nums;
  pointer-events: none;
}
/* full-size gallery variant used on the property pages */
.prop-gallery {
  height: min(68vh, 600px);
  border-radius: 4px;
  margin: 0 0 8px;
  cursor: zoom-in;
}
@media (max-width: 640px) { .prop-gallery { height: 300px; } }

/* ——— property deck: gallery + agent note + map in one navy panel ——— */
.prop-deck {
  width: min(92vw, 1660px);
  margin: 0 auto;
  padding: clamp(26px, 3vw, 44px);
  border: 1px solid rgba(201, 164, 95, 0.55);
  border-radius: 5px;
  background: linear-gradient(165deg, #24374f 0%, var(--navy) 55%, #17293f 100%);
  box-shadow:
    0 0 0 6px #0c1219,
    0 0 0 7px rgba(201, 164, 95, 0.4),
    0 28px 60px rgba(9, 16, 26, 0.55);
}
.prop-deck .gal-sec, .prop-deck .map-sec { padding: 0; }
.prop-deck .gal-head { width: 100%; margin: 0 0 20px; }
.prop-deck .gal-split, .prop-deck .map-card { width: 100%; }
.prop-deck .map-sec { margin-top: clamp(26px, 3vw, 42px); }
.prop-deck .town-body {
  padding: 0;
  margin-top: clamp(30px, 4vw, 54px);
  border-top: 1px solid var(--line);
  padding-top: clamp(28px, 3.4vw, 48px);
}
.prop-deck .town-facts {
  background: linear-gradient(170deg, #fbf6e9, #eee2c8);
  border-color: #b39c60;
  box-shadow: 0 14px 34px rgba(9, 16, 26, 0.5), inset 0 1px 0 rgba(255, 255, 255, 0.7);
}
.prop-deck .town-facts .facts-head { color: #8a6420; border-bottom-color: rgba(122, 100, 52, 0.3); }
.prop-deck .town-facts .facts-entry { color: #241c10; }
.prop-deck .town-facts li { color: #54483a; border-bottom-color: rgba(122, 100, 52, 0.22); }
.prop-deck .town-facts li::before { color: #a67c2e; }
.prop-deck .fun-facts .facts-head { color: #2a6a74; }
.prop-deck .fun-facts li { color: #4f4a40; }
.prop-deck .fun-facts li::before { color: #2a6a74; }
.prop-deck .prop-agent { color: #2a6a74; }
.prop-deck .prop-agent:hover { color: #8a6420; }
.prop-deck .prop-agent .agent-photo { border-color: rgba(122, 100, 52, 0.5); }
.prop-deck .map-card {
  box-shadow:
    0 0 0 1px rgba(201, 164, 95, 0.3),
    0 18px 40px rgba(9, 16, 26, 0.5);
}

/* gallery + agent-note split on property pages */
.gal-split {
  display: grid;
  grid-template-columns: 350px 1fr;
  gap: 22px;
  align-items: stretch;
}
.an-wrap {
  position: relative;
  min-width: 0;
  isolation: isolate;
  padding: 8px 9px 12px 15px;
  border-radius: 8px 16px 18px 8px;
  background: linear-gradient(90deg, #241b14, #58432c 10px, #30261d 18px, #493724);
  box-shadow: inset 0 0 0 1px #967344, 0 18px 30px rgba(9, 16, 26, 0.45);
}
/* The exposed page block sits inside a leather book cover. */
.an-wrap::before {
  content: '';
  position: absolute;
  inset: 7px 4px 5px 12px;
  z-index: -1;
  border-radius: 2px 12px 14px 3px;
  background:
    linear-gradient(90deg, #9d885d, transparent 18%, transparent 92%, #c3b28c),
    repeating-linear-gradient(0deg, #eee3c9 0 2px, #bcaa82 2px 3px, #f7efd9 3px 5px);
  border: 1px solid #b8a57c;
}
/* A narrow gutter gives the turned leaf a curved binding edge. */
.an-wrap::after {
  content: '';
  position: absolute;
  inset: 12px auto 16px 10px;
  width: 12px;
  z-index: 2;
  background: linear-gradient(90deg, rgba(50, 33, 16, 0.45), rgba(255, 250, 226, 0.6) 65%, transparent);
  border-radius: 50%;
  pointer-events: none;
}
.gal-split .prop-gallery { margin: 0; }
.agent-note {
  position: relative;
  height: 100%;
  display: flex;
  flex-direction: column;
  overflow: hidden;
  border-radius: 3px 2px 36px 3px / 3px 2px 12px 3px;
  border: 1px solid #cbb991;
  background:
    linear-gradient(90deg, rgba(114, 87, 45, 0.2), transparent 11%, transparent 85%, rgba(255, 253, 242, 0.6)),
    linear-gradient(160deg, #fcf7e9, #f1e6cb);
  box-shadow:
    3px 4px 5px rgba(75, 53, 24, 0.3),
    inset 2px 0 4px rgba(98, 73, 35, 0.16);
  color: #1e2a36;
}
/* The folded corner shows the underside of the leaf above its cast shadow. */
.agent-note::after {
  content: '';
  position: absolute;
  top: -1px;
  right: -1px;
  width: 54px;
  height: 54px;
  background: linear-gradient(45deg, #b8a175 0%, #f6ecd4 38%, #fffbed 49%, #ad956b 51%, #e1d3b0 65%, #f4ead2 100%);
  clip-path: polygon(0 0, 100% 100%, 100% 0);
  filter: drop-shadow(-3px 4px 3px rgba(71, 49, 20, 0.3));
  pointer-events: none;
}
.an-scroll {
  flex: 1;
  padding: 48px 18px 12px 22px;
}
.an-eyebrow {
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  color: #8a6d3b;
  margin: 0 0 4px;
  padding-bottom: 6px;
  border-bottom: 1px solid rgba(138, 109, 59, 0.35);
}
.an-say {
  font-family: 'Playfair Display', Georgia, serif;
  font-style: italic;
  font-size: 14px;
  line-height: 1.62;
  color: #28323c;
  margin: 12px 0 14px;
}
.an-hl {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.02em;
  color: #7a5a20;
  background: rgba(201, 164, 95, 0.2);
  border: 1px solid rgba(138, 109, 59, 0.35);
  padding: 8px 10px;
  margin: 0 0 16px;
}
.an-hl svg { width: 14px; height: 14px; flex: none; }
.an-loved { margin: 10px 0 0; padding: 0; list-style: none; }
.an-loved li {
  position: relative;
  padding: 7px 0 7px 22px;
  font-size: 12.5px;
  font-weight: 600;
  line-height: 1.5;
  color: #28323c;
  border-bottom: 1px dashed rgba(30, 42, 54, 0.15);
}
.an-loved li:last-child { border-bottom: 0; }
.an-loved li::before {
  content: '★';
  position: absolute;
  left: 0;
  top: 8px;
  font-size: 11px;
  color: #b08d3e;
}
.an-foot {
  display: flex;
  min-height: 154px;
  flex-direction: column;
  align-items: flex-start;
  gap: 10px;
  padding: 12px 122px 16px 16px;
  border-top: 1px solid rgba(138, 109, 59, 0.35);
}
.an-name {
  display: flex;
  align-items: center;
  gap: 10px;
  text-decoration: none;
  min-width: 0;
}
.an-name .agent-photo { width: 40px; height: 40px; border-radius: 50%; object-fit: cover; border: 1px solid rgba(138, 109, 59, 0.5); }
.an-name span {
  display: flex;
  flex-direction: column;
  font-size: 10.5px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: #6a5a3a;
}
.an-name b {
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 14px;
  letter-spacing: 0.08em;
  color: #1e2a36;
}
.an-foot .card-contact { margin: 0; padding: 0; background: none; }
.an-levi {
  position: absolute;
  right: -4px;
  bottom: 0;
  height: 148px;
  width: auto;
  transform: rotate(-4deg);
  transform-origin: bottom center;
  filter: drop-shadow(-4px 0 6px rgba(0, 0, 0, 0.22));
  pointer-events: none;
}
@media (max-width: 980px) {
  .gal-split { grid-template-columns: 1fr; }
  .gal-split .prop-gallery { order: -1; height: min(60vh, 460px); }
}
@media (max-width: 640px) { .gal-split .prop-gallery { height: 300px; } }
html[data-simple="true"] .an-levi { display: none; }
html[data-simple="true"] .an-foot { padding-right: 16px; }
html[data-simple="true"] .an-wrap { padding: 0; background: none; box-shadow: none; }
html[data-simple="true"] .an-wrap::before,
html[data-simple="true"] .an-wrap::after,
html[data-simple="true"] .agent-note::after { display: none; }
html[data-simple="true"] .an-scroll { padding-top: 18px; }

/* ——— Property map card (satellite / street) ——— */
.map-card {
  border: 1px solid rgba(201, 164, 95, 0.55);
  border-radius: 4px;
  background: linear-gradient(170deg, #101a26, #080d14);
  box-shadow:
    0 0 0 6px #0c1219,
    0 0 0 7px rgba(201, 164, 95, 0.4),
    0 26px 55px rgba(0, 0, 0, 0.5);
  overflow: hidden;
}
.map-tabs {
  display: flex;
  align-items: center;
  gap: 8px;
  padding: 10px 14px;
  border-bottom: 1px solid rgba(232, 207, 154, 0.15);
}
.map-tab {
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  padding: 12px 26px;
  margin: 4px 6px;
  border-radius: 999px;
  border: 1px solid rgba(201, 164, 95, 0.45);
  background: transparent;
  color: var(--mist);
  cursor: pointer;
  transition: background .2s, color .2s;
}
.map-tab.on { background: var(--gold); color: #0a0c10; border-color: var(--gold); }
.map-tab:not(.on):hover { color: var(--gold-bright); border-color: var(--gold-bright); }
.map-tab:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.map-hint {
  margin-left: auto;
  font-size: 11px;
  font-style: italic;
  color: var(--muted);
}
/* full-bleed sections — gallery split + map span 90vw */
.map-sec, .gal-sec { max-width: none; padding-left: 0; padding-right: 0; }
.map-sec { padding-top: clamp(28px, 4vw, 52px); }
.map-sec .gal-head, .gal-sec .gal-head,
.map-card, .gal-split { width: min(90vw, 1600px); margin-left: auto; margin-right: auto; }
.map-frame { position: relative; height: 600px; background: #d5e2ec; }
.ms-map { position: absolute; inset: 0; z-index: 1; }
/* Leaflet chrome, themed */
.leaflet-bar { border: 1px solid rgba(201, 164, 95, 0.45); box-shadow: 0 2px 10px rgba(0, 0, 0, 0.5); }
.leaflet-bar a {
  background: rgba(29, 45, 68, 0.9);
  color: var(--gold-bright);
  border-bottom-color: rgba(201, 164, 95, 0.3);
}
.leaflet-bar a:hover { background: var(--gold); color: #0a0c10; }
.leaflet-control-attribution {
  background: rgba(29, 45, 68, 0.85);
  color: var(--muted);
  font-size: 9.5px;
}
.leaflet-control-attribution a { color: var(--teal); }
.leaflet-popup-content-wrapper {
  background: linear-gradient(170deg, #101a26, #0a101a);
  color: var(--ivory);
  border: 1px solid rgba(201, 164, 95, 0.55);
  border-radius: 4px;
  box-shadow: 0 10px 30px rgba(0, 0, 0, 0.55);
}
.leaflet-popup-content {
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  margin: 9px 14px;
}
.leaflet-popup-tip { background: #0a101a; border: 1px solid rgba(201, 164, 95, 0.55); }
.leaflet-popup-close-button { color: var(--gold-bright) !important; }
.ms-pin svg { filter: drop-shadow(0 3px 5px rgba(0, 0, 0, 0.6)); }
.ms-map-fallback {
  position: absolute;
  inset: 0;
  display: grid;
  place-items: center;
  color: var(--gold-bright);
  font-size: 14px;
  text-decoration: underline;
  text-underline-offset: 4px;
}
@media (max-width: 640px) {
  .map-frame { height: 380px; }
  .map-hint { display: none; }
}
/* expand icon, top-right of the strip */
.img-full {
  position: absolute;
  top: 10px;
  right: 10px;
  z-index: 3;
  width: 34px;
  height: 34px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  border: 1px solid var(--line);
  background: rgba(29, 45, 68, 0.78);
  color: var(--gold-bright);
  cursor: pointer;
  transition: background .2s, border-color .2s;
}
.img-full:hover { background: rgba(201, 164, 95, 0.85); color: #0a0c10; border-color: var(--gold); }
.img-full:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.img-full svg { width: 15px; height: 15px; }

/* ——— Branded fullscreen lightbox ——— */
.lb {
  position: fixed;
  inset: 0;
  z-index: 400;
  display: none;
  align-items: center;
  justify-content: center;
  padding: 2vmin;
}
.lb.open { display: flex; }
.lb-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(3, 5, 8, 0.93);
  backdrop-filter: blur(6px);
}
.lb-frame {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  width: 78vw;
  height: 82vh;
  background: linear-gradient(170deg, #101a26, #080d14);
  border: 1px solid rgba(201, 164, 95, 0.55);
  box-shadow:
    0 0 0 6px #0c1219,
    0 0 0 7px rgba(201, 164, 95, 0.4),
    0 40px 90px rgba(0, 0, 0, 0.75);
  padding: 12px 12px 0;
}
.lb-head {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding: 2px 34px 10px 4px;
}
.lb-brand {
  display: flex;
  align-items: center;
  gap: 8px;
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.3em;
  color: var(--gold);
  text-transform: uppercase;
}
.lb-brand img { height: 18px; width: auto; opacity: 0.9; }
.lb-count {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  color: var(--mist);
  font-variant-numeric: tabular-nums;
}
.lb-stage {
  flex: 1;
  min-height: 0;
  display: grid;
  place-items: center;
  background: #05080c;
  border: 1px solid rgba(232, 207, 154, 0.15);
  overflow: hidden;
}
.lb-photo {
  max-width: 100%;
  max-height: 100%;
  width: auto;
  height: auto;
  object-fit: contain;
  display: block;
}
.lb-plaque {
  padding: 10px 4px 12px;
  font-size: 12.5px;
  font-style: italic;
  color: var(--mist);
  letter-spacing: 0.03em;
  text-align: center;
  min-height: 34px;
}
.lb-close {
  position: absolute;
  top: -14px;
  right: -14px;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  border: 1px solid var(--gold);
  background: #0c1219;
  color: var(--gold-bright);
  font-size: 17px;
  line-height: 1;
  cursor: pointer;
  z-index: 2;
  box-shadow: 0 4px 14px rgba(0, 0, 0, 0.5);
}
.lb-close:hover { background: var(--gold); color: #0a0c10; }
.lb-close:focus-visible, .lb-nav:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.lb-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 44px;
  height: 44px;
  border-radius: 50%;
  border: 1px solid rgba(201, 164, 95, 0.5);
  background: rgba(29, 45, 68, 0.85);
  color: var(--gold-bright);
  font-size: 22px;
  line-height: 1;
  cursor: pointer;
  z-index: 2;
  transition: background .2s;
}
.lb-nav:hover { background: var(--gold); color: #0a0c10; }
.lb-prev { left: -22px; }
.lb-next { right: -22px; }
@media (max-width: 640px) {
  .lb-prev { left: 6px; }
  .lb-next { right: 6px; }
  .lb-close { top: 6px; right: 6px; }
}
html[data-motion="reduced"] .lb-backdrop { backdrop-filter: none; }
/* status badges — hanging yard sign: pale arm, cream panel on chains, colored status dot */
.badge {
  position: absolute;
  top: 30px; left: 28px;
  z-index: 1;
  font-size: 10px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: #1d2f48;
  padding: 7px 13px;
  background: linear-gradient(180deg, #fdfbf5, #f0ead9);
  border: 1px solid rgba(29, 45, 68, 0.3);
  border-radius: 2px;
  box-shadow:
    0 5px 12px rgba(9, 16, 26, 0.5),
    inset 0 0 0 2.5px #fdfbf5,
    inset 0 0 0 3.5px rgba(29, 45, 68, 0.12);
  transform: rotate(-1.4deg);
}
.badge-sale { --bc: #155a36; }
.badge-pending { --bc: #b04e10; }
.badge-sold { --bc: #8b1a1a; }
/* sign arm + the two chains the panel hangs from */
.badge::after {
  content: '';
  position: absolute;
  top: -13px; left: -12px;
  width: calc(100% + 24px);
  height: 13px;
  background-image:
    linear-gradient(180deg, #f7f3e8, #d9d1bd),
    linear-gradient(180deg, rgba(29, 45, 68, 0.5), rgba(29, 45, 68, 0.3)),
    linear-gradient(180deg, rgba(29, 45, 68, 0.5), rgba(29, 45, 68, 0.3));
  background-size: 100% 4.5px, 1.5px 8px, 1.5px 8px;
  background-position: 0 0, 16px 4px, calc(100% - 17px) 4px;
  background-repeat: no-repeat;
  filter: drop-shadow(0 2px 2px rgba(9, 16, 26, 0.4));
}
/* status dot — bigger, slowly flashing the status color (except sold) */
.badge::before {
  content: '';
  display: inline-block;
  width: 9px;
  height: 9px;
  border-radius: 50%;
  margin-right: 8px;
  vertical-align: 0;
  background: var(--bc);
  color: var(--bc);
}
.badge-sale::before, .badge-pending::before { animation: badge-dot 2.6s ease-in-out infinite; }
@keyframes badge-dot {
  0%, 100% { opacity: 1; box-shadow: 0 0 4px 1px currentColor; }
  50% { opacity: 0.35; box-shadow: 0 0 10px 4px currentColor; }
}
html[data-motion="reduced"] .badge::before { animation: none; }
.card-body { padding: 18px 10px 20px; }
.card-price {
  font-family: var(--serif);
  font-size: 27px;
  font-weight: 700;
  letter-spacing: 0.02em;
  color: var(--gold-bright);
  text-shadow: 0 2px 14px rgba(201, 164, 95, 0.25);
}
.card-body h3 {
  font-family: var(--serif);
  font-size: 16.5px;
  font-weight: 600;
  letter-spacing: 0.04em;
  margin-top: 4px;
  color: var(--text);
}
.card-addr {
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--teal-bright);
  margin-top: 5px;
}
.card-specs {
  display: flex;
  gap: 12px;
  margin-top: 14px;
  padding-top: 12px;
  border-top: 1px solid var(--line);
  font-size: 13px;
  font-weight: 500;
  color: var(--text);
}
.card-specs span::before {
  content: '·';
  color: var(--gold);
  margin-right: 12px;
}
.card-specs span:first-child::before { content: none; }
.card-feature {
  display: flex;
  align-items: center;
  gap: 8px;
  margin-top: 14px;
  padding: 10px 13px;
  background: rgba(201, 164, 95, 0.07);
  border: 1px solid var(--line);
  border-left: 3px solid var(--gold);
  border-radius: 2px;
  font-size: 12.5px;
  font-weight: 600;
  font-style: italic;
  letter-spacing: 0.02em;
  color: #f2ecdf;
}
.card-feature svg { width: 13px; height: 13px; flex-shrink: 0; color: var(--gold); }
.card-agent {
  display: flex;
  align-items: center;
  gap: 9px;
  padding: 12px 14px 8px;
  padding-right: 158px; /* clear of Levi */
  border-top: 1px solid rgba(201, 164, 95, 0.55);
  color: #22314a;
  text-decoration: none;
  transition: color .2s;
  background: linear-gradient(#f8f2e4, #f1e8d4);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.75);
}
a.card-agent:hover .agent-name { color: #8a6420; }
.agent-name {
  display: flex;
  flex-direction: column;
  font-family: 'Cinzel', 'Playfair Display', Georgia, serif;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.08em;
  line-height: 1.25;
  transition: color .2s;
}
.agent-name b {
  font-family: 'Inter', 'Segoe UI', system-ui, sans-serif;
  font-size: 8px;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: #9a7433;
}
.card-contact {
  display: flex;
  gap: 7px;
  padding: 2px 14px 12px;
  padding-right: 128px; /* clear of Levi */
  background: linear-gradient(#f1e8d4, #e9ddc2);
}
.card-contact a {
  width: 32px;
  height: 30px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(34, 49, 74, 0.32);
  border-radius: 6px;
  color: #22314a;
  text-decoration: none;
  background: rgba(255, 255, 255, 0.45);
  transition: background .2s, color .2s, border-color .2s, transform .2s;
}
.card-contact a:hover {
  background: #22314a;
  color: #f2e8d4;
  border-color: #22314a;
  transform: translateY(-1px);
}
.card-contact a svg { width: 14px; height: 14px; }
.card-contact a:focus-visible, .card-agent:focus-visible { outline: 2px solid #8a6420; outline-offset: 2px; }
.card-main:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: -2px; }
.agent-photo {
  width: 30px;
  height: 30px;
  border-radius: 50%;
  object-fit: cover;
  border: 1.5px solid var(--line-strong);
  box-shadow: 0 0 0 2px rgba(201, 164, 95, 0.08);
}
.listings-note { text-align: center; margin-top: 26px; font-size: 13px; color: var(--muted); font-style: italic; }

/* ——— About ——— */
.about {
  display: grid;
  grid-template-columns: 1fr 1.15fr;
  gap: clamp(32px, 6vw, 72px);
  align-items: center;
}
.about .eyebrow::before { display: none; }
.about-photo { position: relative; padding-bottom: 44px; }
.about-main {
  width: 100%;
  aspect-ratio: 4/3.4;
  object-fit: cover;
  border-radius: 4px;
  box-shadow: 0 24px 50px rgba(9, 16, 26, 0.5);
}
.about-accent {
  position: absolute;
  right: -8px;
  bottom: 0;
  width: 46%;
  aspect-ratio: 4/3;
  object-fit: cover;
  border-radius: 4px;
  border: 5px solid var(--ink);
  box-shadow: 0 16px 36px rgba(9, 16, 26, 0.5);
}
.about-text p { color: var(--muted); margin-top: 16px; font-size: 15.5px; }
.about-points { list-style: none; padding: 0; margin: 22px 0 28px; }
.about-points li {
  padding: 10px 0 10px 26px;
  font-size: 15px;
  font-weight: 500;
  position: relative;
  border-bottom: 1px solid var(--line);
}
.about-points li strong {
  display: block;
  font-size: 12px;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  color: var(--gold-bright);
  font-weight: 700;
  margin-bottom: 3px;
}
.about-points li::before {
  content: '';
  position: absolute;
  left: 0; top: 17px;
  width: 14px; height: 8px;
  border-left: 2.5px solid var(--gold);
  border-bottom: 2.5px solid var(--gold);
  transform: rotate(-45deg);
}

/* ——— Areas ——— */
.areas-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(230px, 1fr));
  gap: 18px;
}
.area {
  background: var(--navy);
  border: 1px solid var(--line);
  border-radius: 4px;
  overflow: hidden;
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.area:hover {
  transform: translateY(-3px);
  border-color: var(--line-strong);
  box-shadow: 0 14px 30px rgba(9, 16, 26, 0.4);
}
.area-img {
  width: 100%;
  height: 140px;
  object-fit: cover;
  transition: transform .45s ease;
}
.area:hover .area-img { transform: scale(1.06); }
.area-body { padding: 18px 20px 22px; border-top: 2px solid var(--gold); }
.area h3 {
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--text);
}
.area p { font-size: 14px; color: var(--muted); margin-top: 6px; }
.area-price {
  display: inline-block;
  margin-top: 14px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.12em;
  color: var(--gold);
  text-transform: uppercase;
}

/* ——— Testimonials ——— */
.testimonials { max-width: 1180px; }
.zillow-score { margin-top: 14px; font-size: 14px; color: var(--mist); letter-spacing: 0.04em; }
.zillow-score .stars { color: var(--gold-bright); letter-spacing: 0.12em; margin-right: 6px; }
.zillow-score a { color: var(--teal-bright); text-decoration: none; }
.zillow-score a:hover { text-decoration: underline; }
.quotes {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 20px;
}
.note {
  display: flex;
  flex-direction: column;
  background:
    linear-gradient(180deg, #faf5e9 0%, #f3ecd9 100%);
  border: 1px solid #e4d9bd;
  border-radius: 3px;
  padding: 0 0 24px;
  position: relative;
  box-shadow:
    0 1px 0 rgba(255, 252, 240, 0.5) inset,
    0 14px 34px rgba(9, 16, 26, 0.38),
    0 3px 8px rgba(9, 16, 26, 0.22);
  transition: transform .3s ease, box-shadow .3s ease;
}
.note:nth-child(1) { transform: rotate(-0.6deg); }
.note:nth-child(2) { transform: rotate(0.4deg); }
.note:nth-child(3) { transform: rotate(-0.3deg); }
.note:hover {
  transform: rotate(0deg) translateY(-4px);
  box-shadow:
    0 1px 0 rgba(255, 252, 240, 0.5) inset,
    0 22px 44px rgba(9, 16, 26, 0.44),
    0 5px 12px rgba(9, 16, 26, 0.26);
}
.note-head {
  text-align: center;
  padding: 22px 26px 14px;
  border-bottom: 1px solid #d8cba6;
  box-shadow: 0 3px 0 -2px var(--gold);
  color: var(--gold);
}
.note-head svg { width: 26px; height: 26px; color: var(--gold); }
.note-brand {
  font-family: var(--serif);
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: #3a4a63;
  margin-top: 6px;
}
.note-tag {
  font-size: 8.5px;
  font-weight: 600;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: #a08c55;
  margin-top: 3px;
}
.note-stars {
  text-align: center;
  color: var(--gold);
  letter-spacing: 0.3em;
  font-size: 13px;
  padding: 16px 0 0;
}
.note-quote {
  flex: 1;
  font-family: var(--accent);
  font-size: 17px;
  font-style: italic;
  line-height: 28px;
  color: #2b3a52;
  padding: 18px 30px 0;
  background-image:
    repeating-linear-gradient(to bottom,
      transparent 0, transparent 27px,
      rgba(107, 123, 144, 0.3) 27px, rgba(107, 123, 144, 0.3) 28px);
  background-position: 0 16px;
}
.note footer { padding: 0 30px; margin-top: auto; }
.note-name {
  font-family: var(--accent);
  font-style: italic;
  font-size: 18px;
  color: #3a4a63;
  margin-top: 18px;
}
.note-meta {
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: #8a7a4e;
  margin-top: 5px;
}
.note-sub { font-size: 11px; color: #6d7b90; margin-top: 7px; font-style: italic; }
.note-verified {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--teal);
  margin-top: 10px;
  padding-top: 10px;
  border-top: 1px dashed #d8cba6;
}

/* ——— Team ——— */
.members {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(300px, 420px));
  gap: 24px;
  justify-content: center;
}
.member {
  background: linear-gradient(180deg, #faf5e9 0%, #f3ecd9 100%);
  border: 1px solid #e4d9bd;
  border-radius: 3px;
  padding-bottom: 26px;
  text-align: center;
  box-shadow:
    0 1px 0 rgba(255, 252, 240, 0.5) inset,
    0 14px 34px rgba(9, 16, 26, 0.38),
    0 3px 8px rgba(9, 16, 26, 0.22);
  transition: transform .3s ease, box-shadow .3s ease;
}
.member:hover {
  transform: translateY(-4px);
  box-shadow:
    0 1px 0 rgba(255, 252, 240, 0.5) inset,
    0 22px 44px rgba(9, 16, 26, 0.44),
    0 5px 12px rgba(9, 16, 26, 0.26);
}
.member-letterhead {
  padding: 20px 26px 14px;
  border-bottom: 1px solid #d8cba6;
  box-shadow: 0 3px 0 -2px var(--gold);
  color: var(--gold);
}
.member-letterhead svg { width: 24px; height: 24px; }
.member-photo {
  width: 118px;
  height: 118px;
  border-radius: 50%;
  object-fit: cover;
  margin: 24px auto 0;
  border: 3px solid #faf5e9;
  outline: 1.5px solid var(--gold);
  box-shadow: 0 6px 16px rgba(43, 58, 82, 0.25);
}
.member-photo-empty {
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--accent);
  font-size: 40px;
  color: #b7a77e;
  background: rgba(201, 164, 95, 0.1);
  border: 1.5px dashed #c8b98d;
  outline: none;
  box-shadow: none;
}
.member-name {
  font-family: var(--serif);
  font-size: 21px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: #2b3a52;
  margin-top: 14px;
}
.member-title {
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #a08c55;
  margin-top: 5px;
}
.member-stars { margin-top: 10px; color: var(--gold); letter-spacing: 0.2em; font-size: 13px; }
.member-stars span { color: #6d7b90; letter-spacing: 0.04em; font-size: 12px; }
.member-bio {
  font-family: var(--accent);
  font-style: italic;
  font-size: 14.5px;
  line-height: 1.7;
  color: #4a5a74;
  padding: 12px 30px 0;
  max-width: 360px;
  margin: 0 auto;
}
.member-links {
  display: flex;
  justify-content: center;
  gap: 10px;
  margin-top: 18px;
}
.member-links a {
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--teal);
  border: 1px solid rgba(46, 111, 126, 0.4);
  border-radius: 999px;
  padding: 7px 16px;
  transition: background .2s, color .2s;
}
.member-links a:hover { background: var(--teal); color: #faf5e9; }
.member-open { opacity: 0.85; }
.member-open .member-name, .member-open .member-title { color: #8d8468; }
.member-open .member-bio { color: #7a8698; }

/* ——— Contact CTA ——— */
.cta {
  position: relative;
  color: #fff;
  padding: clamp(64px, 9vw, 100px) clamp(20px, 6vw, 64px);
  overflow: hidden;
  border-top: 1px solid var(--line);
}
.cta-bg { position: absolute; inset: 0; }
.cta-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: saturate(1.1) contrast(1.03);
}
.cta-bg::after {
  content: '';
  position: absolute; inset: 0;
  background:
    radial-gradient(800px 400px at 15% 0%, rgba(201, 164, 95, 0.16), transparent 60%),
    radial-gradient(700px 380px at 88% 100%, rgba(46, 111, 126, 0.3), transparent 65%),
    linear-gradient(160deg, rgba(29, 45, 68, 0.78), rgba(29, 45, 68, 0.7));
}
.cta-inner { position: relative; max-width: 620px; margin: 0 auto; text-align: center; }
.cta-inner > p { color: rgba(239, 233, 218, 0.72); margin: 12px 0 32px; font-size: 16px; }
.contact-form { display: flex; flex-direction: column; gap: 10px; text-align: left; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.contact-form input, .contact-form textarea {
  padding: 14px 16px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 4px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 15px;
  outline: none;
  resize: vertical;
}
.contact-form input::placeholder, .contact-form textarea::placeholder { color: rgba(239, 233, 218, 0.4); }
.contact-form input:focus, .contact-form textarea:focus { border-color: var(--gold); }
.contact-form .btn { margin-top: 6px; }
.form-done { color: #9fd8b5; font-weight: 600; font-size: 14.5px; margin-top: 4px; }
.cta-alt { margin-top: 26px; font-size: 14.5px; color: rgba(239, 233, 218, 0.6); }
.cta-alt a { color: var(--gold-bright); text-decoration: none; }
.cta-alt a:hover { text-decoration: underline; }

/* ——— Footer ——— */
.footer {
  padding: 40px 24px 44px;
  text-align: center;
  background: var(--ink);
  border-top: 1px solid var(--line);
  color: var(--muted);
  font-size: 13px;
}
.footer-logo {
  display: block;
  height: 120px;
  width: auto;
  margin: 0 auto 10px;
  mix-blend-mode: screen;
}
.footer-brand {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-bright);
  margin-bottom: 4px;
}
.footer-sub {
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--faint);
  margin-bottom: 14px;
}
.footer-tag {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 6px;
}
.footer-services {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--faint);
  margin-bottom: 18px;
}
.footer-legal { font-size: 12px; }
.footer-credit { margin-top: 14px; }
.footer-credit a { color: var(--gold); text-decoration: none; }

/* ——— Listing alerts band ——— */
.alerts-band {
  background: linear-gradient(120deg, var(--navy) 0%, #263d5c 55%, rgba(46, 111, 126, 0.35) 100%);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: clamp(26px, 4vw, 40px) clamp(20px, 6vw, 64px);
}
.alerts-inner {
  max-width: 1180px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  flex-wrap: wrap;
}
.alerts-text h3 {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold-bright);
}
.alerts-text p { font-size: 14px; color: var(--mist); margin-top: 4px; max-width: 420px; }
.alerts-form {
  display: flex;
  gap: 10px;
  flex-wrap: wrap;
  align-items: center;
}
.alerts-form input, .alerts-form select {
  padding: 12px 14px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 8px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 14px;
  outline: none;
}
.alerts-form input { min-width: 220px; flex: 1; }
.alerts-form select option { color: var(--ink); }
.alerts-form input:focus, .alerts-form select:focus { border-color: var(--gold); }
.alerts-form .form-done { width: 100%; margin: 0; }

/* ——— Tools (calculator + valuation) ——— */
.tools-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(300px, 1fr));
  gap: 22px;
}
.tool-card {
  background: var(--navy);
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: clamp(24px, 3.4vw, 38px);
}
.tool-card h3 {
  font-family: var(--serif);
  font-size: 21px;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text);
}
.tool-sub { font-size: 14px; color: var(--mist); margin-top: 6px; }
.calc { margin-top: 20px; display: flex; flex-direction: column; gap: 12px; }
.calc label {
  display: flex;
  flex-direction: column;
  gap: 5px;
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
}
.calc-row { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 10px; }
.calc-field {
  display: flex;
  align-items: center;
  gap: 6px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 8px;
  background: rgba(29, 45, 68, 0.6);
  padding: 0 12px;
}
.calc-field:focus-within { border-color: var(--teal-bright); }
.calc-field input, .calc-field select {
  width: 100%;
  min-width: 0;
  padding: 11px 0;
  border: none;
  background: transparent;
  color: var(--text);
  font: inherit;
  font-size: 15px;
  outline: none;
}
.calc-field select option { color: var(--ink); }
.calc-field i { font-style: normal; color: var(--teal-bright); font-size: 13px; font-weight: 600; }
.calc-out {
  margin-top: 22px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
  display: flex;
  align-items: baseline;
  gap: 12px;
}
.calc-out strong {
  font-family: var(--serif);
  font-size: clamp(30px, 3.4vw, 40px);
  font-weight: 600;
  color: var(--gold-bright);
}
.calc-out span { font-size: 12px; color: var(--mist); letter-spacing: 0.06em; }
.calc-note { margin-top: 8px; font-size: 11.5px; color: var(--faint); font-style: italic; }
.valuation-form { margin-top: 20px; display: flex; flex-direction: column; gap: 10px; }
.valuation-form input, .pm-card input {
  padding: 13px 15px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 8px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 14.5px;
  outline: none;
}
.valuation-form input:focus, .pm-card input:focus { border-color: var(--gold); }
.valuation-form .btn, .pm-card .btn { margin-top: 4px; }

/* ——— Property management ——— */
.pm {
  display: grid;
  grid-template-columns: 1.15fr 1fr;
  gap: clamp(32px, 6vw, 72px);
  align-items: center;
}
.pm .eyebrow::before { display: none; }
.pm-text p { color: var(--muted); margin-top: 16px; font-size: 15.5px; }
.pm-photo {
  margin-top: 26px;
  border: 1px solid rgba(201, 164, 95, 0.35);
  border-radius: 6px;
  overflow: hidden;
  background: var(--navy);
}
.pm-photo img {
  display: block;
  width: 100%;
  height: clamp(170px, 20vw, 220px);
  object-fit: cover;
  filter: saturate(1.1) contrast(1.03);
}
.pm-photo figcaption {
  padding: 11px 16px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 13.5px;
  color: var(--mist);
  border-top: 1px solid rgba(201, 164, 95, 0.22);
}
.pm-text .btn { margin-top: 22px; }
.pm-card {
  background: var(--navy);
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: clamp(24px, 3.4vw, 36px);
  border-top: 3px solid var(--teal);
}
.pm-card h3 {
  font-family: var(--serif);
  font-size: 20px;
  font-weight: 600;
  letter-spacing: 0.08em;
  color: var(--text);
}
.pm-card form { margin-top: 18px; display: flex; flex-direction: column; gap: 10px; }
.pm-note { margin-top: 16px; font-size: 13px; color: var(--mist); }
.pm-note a { color: var(--teal-bright); }

.hp-field { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; overflow: hidden; }

/* ——— Listings placeholder — "we're out looking" until real homes land ——— */
.hero-cta-row { margin: 4px 0 28px; }
.coming-soon { display: flex; justify-content: center; }
.coming-inner {
  max-width: 660px; text-align: center;
  background: linear-gradient(150deg, rgba(13, 23, 37, 0.92), rgba(9, 15, 26, 0.97));
  border: 1px solid rgba(201, 164, 95, 0.28);
  border-radius: 18px;
  padding: clamp(36px, 5vw, 56px) clamp(24px, 5vw, 60px);
  box-shadow: 0 26px 60px rgba(0, 0, 0, 0.5), inset 0 1px 0 rgba(255, 255, 255, 0.05);
}
.coming-mark { width: 44px; color: var(--gold-bright); margin: 0 auto 18px; opacity: 0.9; }
.coming-inner h3 {
  font-family: var(--serif); font-size: clamp(24px, 3.4vw, 32px);
  color: #f4ead2; margin-bottom: 14px; font-weight: 600;
}
.coming-lede { color: var(--muted); font-size: 15.5px; line-height: 1.75; margin: 0 auto 26px; max-width: 470px; }
.coming-lede em { color: var(--gold-bright); }
.notify-form { display: flex; gap: 10px; justify-content: center; flex-wrap: wrap; }
.notify-form input:not(.hp-field) {
  background: #0b1520; border: 1px solid rgba(201, 164, 95, 0.28); color: var(--text);
  border-radius: 10px; padding: 12px 16px; font: inherit; font-size: 14.5px;
}
.notify-form input[type="email"] { min-width: 240px; }
.notify-form input:focus { outline: none; border-color: var(--gold); }
.notify-form input::placeholder { color: var(--text-mut); }
.coming-micro { color: rgba(167, 193, 205, 0.7); font-size: 12.5px; letter-spacing: 0.06em; margin-top: 18px; }
.coming-micro-link {
  background: none; border: none; padding: 0; cursor: pointer;
  color: var(--gold-bright); font: inherit; letter-spacing: inherit;
  text-decoration: underline; text-underline-offset: 3px; text-decoration-color: rgba(220, 192, 138, 0.45);
}
.coming-micro-link:hover { text-decoration-color: var(--gold-bright); }
@media (max-width: 560px) { .notify-form { flex-direction: column; align-items: stretch; } }

/* ——— Town guide pages ——— */
.town-hero {
  position: relative;
  height: clamp(320px, 46vw, 480px);
  overflow: hidden;
}
.town-hero img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 55%;
  filter: saturate(1.12) contrast(1.04);
}
.town-hero-scrim {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(9, 16, 26, 0.14) 0%, rgba(9, 16, 26, 0.08) 38%, rgba(9, 16, 26, 0.52) 68%, rgba(9, 16, 26, 0.9) 100%);
}
.town-hero-inner {
  position: absolute;
  bottom: clamp(24px, 4vw, 44px);
  left: 0; right: 0;
  max-width: 1180px;
  margin: 0 auto;
  padding: 0 clamp(20px, 6vw, 64px);
}
.town-hero .eyebrow a { color: var(--gold-bright); text-decoration: none; }
.town-hero .eyebrow a:hover { text-decoration: underline; }
.town-hero .eyebrow, .town-hero h1, .town-lede { text-shadow: 0 1px 3px rgba(9, 16, 26, 0.9), 0 3px 18px rgba(9, 16, 26, 0.65); }
.town-hero h1 {
  font-family: var(--serif);
  font-size: clamp(38px, 6vw, 60px);
  font-weight: 600;
  letter-spacing: 0.08em;
  color: var(--text);
}
.town-lede {
  max-width: 560px;
  font-family: var(--accent);
  font-style: italic;
  font-size: clamp(15px, 1.8vw, 18px);
  line-height: 1.65;
  color: var(--mist);
  margin-top: 8px;
}
.town-grid {
  display: grid;
  grid-template-columns: 300px 1fr;
  gap: clamp(28px, 5vw, 56px);
  align-items: start;
}
.town-side {
  display: flex;
  flex-direction: column;
  gap: 20px;
  position: sticky;
  top: 96px;
}
.town-facts {
  background: var(--navy);
  border: 1px solid var(--line);
  border-top: 3px solid var(--gold);
  border-radius: 6px;
  padding: 24px 26px;
  box-shadow: 0 14px 34px rgba(9, 16, 26, 0.4);
}
.fun-facts { border-top-color: var(--teal); }
.fun-facts li { font-style: italic; color: var(--mist); }
.fun-facts li::before { color: var(--teal-bright); }
.facts-head {
  font-family: var(--serif);
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold-bright);
  padding-bottom: 12px;
  border-bottom: 1px solid var(--line);
}
.fun-facts .facts-head { color: var(--teal-bright); }
.facts-entry {
  font-family: var(--accent);
  font-style: italic;
  font-size: 15.5px;
  color: var(--text);
  padding: 12px 0 4px;
}
.town-facts ul { list-style: none; }
.town-facts li {
  font-size: 13px;
  color: var(--muted);
  padding: 9px 0 9px 18px;
  border-bottom: 1px dashed var(--line);
  position: relative;
}
.town-facts li:last-child { border-bottom: none; }
.town-facts li::before {
  content: '·';
  position: absolute;
  left: 2px;
  color: var(--gold);
  font-weight: 700;
}
.town-photos {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
  margin: 2px 0 24px;
}
.town-photos figure {
  margin: 0;
  border: 1px solid rgba(201, 164, 95, 0.35);
  border-radius: 6px;
  overflow: hidden;
  background: var(--navy);
}
.town-photos img {
  display: block;
  width: 100%;
  height: clamp(150px, 16vw, 190px);
  object-fit: cover;
  filter: saturate(1.1) contrast(1.03);
}
.town-photos figcaption {
  padding: 9px 13px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 12.5px;
  color: var(--mist);
  border-top: 1px solid rgba(201, 164, 95, 0.22);
  line-height: 1.45;
}
.prop-agent {
  display: flex;
  align-items: center;
  gap: 10px;
  margin: 10px 0 14px;
  font-size: 12.5px;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--teal-bright);
  text-decoration: none;
}
.prop-agent:hover { color: var(--gold-bright); }
.prop-agent .agent-photo { width: 38px; height: 38px; }
.town-copy p { color: var(--muted); font-size: 15.5px; line-height: 1.8; margin-bottom: 18px; }
.know-head {
  font-family: var(--serif);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold-bright);
  margin: 26px 0 12px;
}
.town-cta {
  display: flex;
  align-items: center;
  gap: 20px;
  margin-top: 30px;
  flex-wrap: wrap;
}
.town-back {
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.08em;
  color: var(--teal-bright);
  text-decoration: none;
}
.town-back:hover { text-decoration: underline; }
a.area { text-decoration: none; color: inherit; display: block; }
a.area:hover .area-img { transform: scale(1.04); }
a.area:hover h3 { color: var(--gold-bright); }
.area h3 { transition: color .2s; }

/* ——— Mobile call bar ——— */
.call-bar {
  display: none;
  position: fixed;
  bottom: 0; left: 0; right: 0;
  z-index: 60;
  background: rgba(29, 45, 68, 0.97);
  border-top: 1px solid var(--line-strong);
  backdrop-filter: blur(10px);
}
.call-bar a {
  flex: 1;
  padding: 14px 6px;
  text-align: center;
  font-size: 12.5px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-bright);
  text-decoration: none;
}
.call-bar a + a { border-left: 1px solid var(--line); }
.call-bar a:first-child { background: var(--gold); color: var(--ink); }

/* ——— Reveal on scroll ——— */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .6s ease, transform .6s ease; }
.reveal.in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .reveal { opacity: 1; transform: none; transition: none; }
  * { transition-duration: 0.001s !important; }
}

/* ——— Mobile ——— */
@media (max-width: 760px) {
  .nav-burger { display: flex; }
  .nav-links {
    position: absolute;
    top: 100%; left: 0; right: 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: rgba(29, 45, 68, 0.98);
    padding: 8px 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    display: none;
  }
  .nav-links.open { display: flex; }
  .nav-links a { padding: 14px 24px; }
  .nav-cta { margin: 8px 24px; text-align: center; }
  .brand-logo { height: 46px; }
  .footer-logo { height: 96px; }
  .search-bar { flex-direction: column; }
  .services-inner { flex-direction: column; text-align: center; }
  .services-lead { flex: none; }
  .services-rule { margin: 18px auto; }
  .services-grid { grid-template-columns: repeat(2, 1fr); gap: 22px 14px; width: 100%; }

  .about { grid-template-columns: 1fr; }
  .about-photo { max-width: 460px; margin: 0 auto; width: 100%; padding-bottom: 38px; }
  .form-row { grid-template-columns: 1fr; }
  .pm { grid-template-columns: 1fr; }
  .town-grid { grid-template-columns: 1fr; }
  .town-side { position: static; max-width: 420px; }
  .town-photos { grid-template-columns: 1fr; }
  .alerts-inner { flex-direction: column; align-items: flex-start; }
  .alerts-form { width: 100%; }
  .calc-row { grid-template-columns: 1fr; }
  .call-bar { display: flex; }
  .footer { padding-bottom: 96px; }
}

/* ——— Accessibility ——— */
.a11y-btn {
  position: fixed;
  right: 82px;
  bottom: 18px;
  z-index: 70;
  width: 48px;
  height: 48px;
  border-radius: 50%;
  background: var(--navy);
  border: 1.5px solid var(--gold);
  color: var(--gold-bright);
  font-family: var(--serif);
  font-size: 17px;
  font-weight: 600;
  letter-spacing: 0.02em;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  box-shadow: 0 8px 22px rgba(9, 16, 26, 0.45);
  transition: transform .2s ease, border-color .2s ease;
}
.a11y-btn:hover { transform: translateY(-2px); border-color: var(--gold-bright); }
.a11y-btn:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 3px; }
.a11y-panel {
  position: fixed;
  right: 18px;
  bottom: 76px;
  z-index: 71;
  width: 268px;
  background: var(--navy);
  border: 1px solid var(--line-strong);
  border-top: 3px solid var(--gold);
  border-radius: 10px;
  padding: 18px 20px;
  box-shadow: 0 20px 50px rgba(9, 16, 26, 0.55);
}
.a11y-panel h4 {
  font-family: var(--serif);
  font-size: 12.5px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold-bright);
  padding-bottom: 10px;
}
.a11y-panel .a11y-hint { font-size: 11.5px; color: var(--faint); line-height: 1.5; padding-bottom: 6px; }
.a11y-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding: 11px 0;
  border-top: 1px dashed var(--line);
  font-size: 13.5px;
}
.a11y-row > span { color: var(--text); }
.a11y-seg { display: flex; gap: 4px; }
.a11y-seg button {
  font: inherit;
  font-size: 12px;
  font-weight: 600;
  padding: 6px 10px;
  border: 1px solid var(--line);
  border-radius: 6px;
  background: transparent;
  color: var(--muted);
  cursor: pointer;
}
.a11y-seg button[aria-pressed="true"] {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--ink);
}
.a11y-toggle {
  position: relative;
  width: 46px;
  height: 26px;
  flex: none;
  border-radius: 13px;
  border: 1px solid var(--line-strong);
  background: rgba(29, 45, 68, 0.7);
  cursor: pointer;
}
.a11y-toggle::after {
  content: '';
  position: absolute;
  top: 3px;
  left: 3px;
  width: 18px;
  height: 18px;
  border-radius: 50%;
  background: var(--muted);
  transition: left .18s ease, background .18s ease;
}
.a11y-toggle[aria-checked="true"] { background: var(--gold); border-color: var(--gold); }
.a11y-toggle[aria-checked="true"]::after { left: 23px; background: var(--ink); }
.a11y-toggle:focus-visible, .a11y-seg button:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }

/* ——— Accessibility effects ——— */
html[data-textsize="large"] body { zoom: 1.13; }
html[data-textsize="xl"] body { zoom: 1.26; }

html[data-contrast="high"] {
  --muted: #d4dfeb;
  --mist: #dfe7f1;
  --faint: rgba(239, 233, 218, 0.85);
  --line: rgba(201, 164, 95, 0.4);
}
html[data-contrast="high"] body { background: #070d15; }
html[data-contrast="high"] :is(input, select, textarea) { border-color: rgba(239, 233, 218, 0.5) !important; }
html[data-contrast="high"] ::placeholder { color: rgba(239, 233, 218, 0.7) !important; }
html[data-contrast="high"] .nav-links a { color: var(--text); }
html[data-contrast="high"] .town-facts li { color: #d4dfeb; }
html[data-contrast="high"] .town-lede { color: #e6ecf4; }

html[data-motion="reduced"] { scroll-behavior: auto; }
html[data-motion="reduced"] *, html[data-motion="reduced"] *::before, html[data-motion="reduced"] *::after {
  animation: none !important;
  transition: none !important;
}
html[data-motion="reduced"] .reveal { opacity: 1 !important; transform: none !important; }

html[data-simple="true"] :is(.hero-bg, .town-hero img, .cta-bg img, .pm-photo, .about-photo, .town-photos, .card-levi) { display: none; }
html[data-simple="true"] .services::before { display: none; }
html[data-simple="true"] .service { box-shadow: none; border-color: var(--line); }
html[data-simple="true"] .service-plaque { background: var(--navy-2); border-color: var(--line); box-shadow: none; }
html[data-simple="true"] .service-plaque svg { color: var(--gold); }
html[data-simple="true"] .service-plaque h3 { color: var(--text); }
html[data-simple="true"] .service-plaque p { color: var(--muted); }
html[data-simple="true"] body::before, html[data-simple="true"] body::after { display: none; }
html[data-simple="true"] .town-hero { min-height: 240px; }
html[data-simple="true"] .town-hero-scrim { display: none; }
html[data-simple="true"] :is(.hero, .cta) { background: var(--ink); }
html[data-simple="true"] .reveal { opacity: 1; transform: none; }

@media (max-width: 760px) {
  .a11y-btn { right: 82px; bottom: 62px; }
  .a11y-panel { left: 12px; right: 12px; width: auto; bottom: 126px; }
}

/* ——— Chat widget ——— */
.chat-btn {
  position: fixed;
  right: 18px;
  bottom: 18px;
  z-index: 72;
  width: 54px;
  height: 54px;
  border-radius: 50%;
  background: var(--gold);
  border: none;
  color: var(--ink);
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  box-shadow: 0 10px 26px rgba(9, 16, 26, 0.5), 0 0 0 1px rgba(250, 245, 233, 0.25) inset;
  transition: transform .2s ease;
}
.chat-btn:hover { transform: translateY(-2px); }
.chat-btn svg { width: 26px; height: 26px; }
.chat-btn:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 3px; }
.chat-panel {
  position: fixed;
  right: 18px;
  bottom: 84px;
  z-index: 73;
  width: 336px;
  max-height: min(540px, calc(100vh - 120px));
  display: flex;
  flex-direction: column;
  background: var(--navy);
  border: 1px solid var(--line-strong);
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 24px 60px rgba(9, 16, 26, 0.6);
}
.chat-head {
  display: flex;
  align-items: center;
  gap: 11px;
  padding: 14px 16px;
  background: var(--navy-2);
  border-bottom: 1px solid var(--line);
  border-top: 3px solid var(--gold);
}
.chat-head svg { width: 26px; height: 26px; color: var(--gold); flex: none; }
.chat-head .chat-logo { height: 30px; width: auto; flex: none; mix-blend-mode: screen; }
.chat-head strong {
  display: block;
  font-family: var(--serif);
  font-size: 13.5px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--text);
}
.chat-head span { font-size: 11.5px; color: var(--muted); }
.chat-x {
  margin-left: auto;
  background: none;
  border: none;
  color: var(--muted);
  font-size: 22px;
  line-height: 1;
  cursor: pointer;
  padding: 4px;
}
.chat-x:hover { color: var(--text); }
.chat-body {
  flex: 1;
  overflow-y: auto;
  padding: 14px;
  display: flex;
  flex-direction: column;
  gap: 9px;
  min-height: 120px;
}
.chat-msg {
  max-width: 85%;
  padding: 9px 13px;
  border-radius: 12px;
  font-size: 13.5px;
  line-height: 1.5;
}
.chat-msg.agent {
  align-self: flex-start;
  background: var(--navy-2);
  border: 1px solid var(--line);
  color: var(--text);
  border-bottom-left-radius: 4px;
}
.chat-msg.user {
  align-self: flex-end;
  background: rgba(201, 164, 95, 0.18);
  border: 1px solid var(--line-strong);
  color: var(--text);
  border-bottom-right-radius: 4px;
}
.chat-form {
  display: flex;
  flex-direction: column;
  gap: 8px;
  padding: 12px 14px;
  border-top: 1px solid var(--line);
  background: var(--navy-2);
}
.chat-form input, .chat-form textarea {
  padding: 10px 12px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 7px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 13.5px;
  outline: none;
  resize: none;
}
.chat-form input:focus, .chat-form textarea:focus { border-color: var(--gold); }
.chat-send { padding: 11px 24px; }

@media (max-width: 760px) {
  .chat-btn { bottom: 62px; }
  .chat-panel { left: 12px; right: 12px; width: auto; bottom: 126px; }
}

/* ——— Feedback widget ——— */
.fb-btn {
  position: fixed;
  right: 142px;
  bottom: 18px;
  z-index: 70;
  height: 48px;
  padding: 0 20px;
  border-radius: 24px;
  background: var(--navy);
  border: 1.5px solid var(--gold);
  color: var(--gold-bright);
  font-family: var(--serif);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  box-shadow: 0 8px 22px rgba(9, 16, 26, 0.45);
  transition: transform .2s ease, border-color .2s ease;
}
.fb-btn:hover { transform: translateY(-2px); border-color: var(--gold-bright); }
.fb-btn:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 3px; }
.fb-panel {
  position: fixed;
  right: 18px;
  bottom: 76px;
  z-index: 73;
  width: 320px;
  background: var(--navy);
  border: 1px solid var(--line-strong);
  border-top: 3px solid var(--gold);
  border-radius: 10px;
  box-shadow: 0 20px 50px rgba(9, 16, 26, 0.55);
}
.fb-head {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 14px 16px 8px;
}
.fb-head strong {
  font-family: var(--serif);
  font-size: 12.5px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold-bright);
}
.fb-x {
  background: none;
  border: none;
  color: var(--muted);
  font-size: 22px;
  line-height: 1;
  cursor: pointer;
  padding: 4px;
}
.fb-x:hover { color: var(--text); }
.fb-hint { font-size: 11.5px; color: var(--faint); line-height: 1.5; padding: 0 16px 10px; }
.fb-form {
  display: flex;
  flex-direction: column;
  gap: 8px;
  padding: 0 16px 16px;
}
.fb-form input, .fb-form textarea {
  padding: 10px 12px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 7px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 13.5px;
  outline: none;
  resize: none;
}
.fb-form input:focus, .fb-form textarea:focus { border-color: var(--gold); }
.fb-send { padding: 10px 20px; align-self: flex-end; }
.fb-done { padding: 20px 16px 24px; font-size: 14px; color: var(--text); text-align: center; }

@media (max-width: 760px) {
  .fb-btn { right: 142px; bottom: 62px; height: 44px; padding: 0 14px; font-size: 11px; }
  .fb-panel { left: 12px; right: 12px; width: auto; bottom: 126px; }
}
@media (max-width: 380px) {
  .fb-btn { right: 136px; padding: 0 10px; letter-spacing: 0.08em; }
}

/* ——— Deaf / ASL note ——— */
.deaf-note {
  display: none;
  position: fixed;
  left: 18px;
  bottom: 18px;
  z-index: 72;
  max-width: 250px;
  padding: 12px 16px;
  border-radius: 10px;
  border: 1px solid var(--line-strong);
  border-left: 3px solid var(--gold);
  background: var(--navy);
  color: var(--muted);
  font: inherit;
  font-size: 12.5px;
  line-height: 1.5;
  text-align: left;
  cursor: pointer;
  box-shadow: 0 10px 26px rgba(9, 16, 26, 0.45);
}
.deaf-note strong { color: var(--gold-bright); letter-spacing: 0.04em; }
.deaf-note:hover { border-color: var(--gold); color: var(--text); }
.deaf-note:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 3px; }
html[data-deaf="true"] .deaf-note { display: block; }
@media (max-width: 760px) {
  .deaf-note { left: 12px; bottom: 62px; max-width: 210px; }
}

/* explicit display beats the [hidden] attribute's UA display:none — restore it */
.chat-panel[hidden], .a11y-panel[hidden], .deaf-note[hidden] { display: none; }

/* ——— Visitor accounts ——— */
.nav-acct { color: var(--muted); }
.nav-acct:hover { color: var(--gold-bright); }
.nav-office { color: var(--gold-bright); letter-spacing: 0.06em; }
.acct-overlay {
  position: fixed;
  inset: 0;
  z-index: 90;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 20px;
  background: rgba(9, 16, 26, 0.72);
  backdrop-filter: blur(4px);
}
.acct-overlay[hidden] { display: none; }
.acct-card {
  position: relative;
  width: min(600px, 100%);
  background: var(--navy);
  border: 1px solid var(--line-strong);
  border-top: 3px solid var(--gold);
  border-radius: 14px;
  padding: 38px 44px 34px;
  box-shadow: 0 30px 70px rgba(9, 16, 26, 0.7);
}
.acct-logo { height: 46px; width: auto; margin: 0 auto 16px; display: block; mix-blend-mode: screen; }
.acct-x {
  position: absolute;
  top: 12px;
  right: 14px;
  background: none;
  border: none;
  color: var(--muted);
  font-size: 30px;
  line-height: 1;
  cursor: pointer;
  padding: 4px;
}
.acct-x:hover { color: var(--text); }
.acct-view h4 {
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold-bright);
  text-align: center;
}
.acct-sub { font-size: 15px; color: var(--muted); text-align: center; margin: 10px 0 22px; line-height: 1.55; }
.acct-view form { display: flex; flex-direction: column; gap: 14px; }
.acct-view input {
  padding: 15px 17px;
  border: 1px solid rgba(239, 233, 218, 0.14);
  border-radius: 8px;
  background: rgba(29, 45, 68, 0.6);
  color: var(--text);
  font: inherit;
  font-size: 15.5px;
  outline: none;
}
.acct-view input:focus { border-color: var(--gold); }
.acct-err { font-size: 14px; color: #e08a7a; margin: 0; }
.acct-swap { font-size: 14px; color: var(--muted); text-align: center; margin-top: 20px; }

/* Social sign-in row — the official Google button renders into .acct-gbtn */
.acct-social { margin-top: 20px; }
/* On the signup view the social block leads, so its divider drops below the
   buttons instead of sitting above them. */
.acct-view[data-view="signup"] .acct-social { margin: 4px 0 18px; }
.acct-or {
  display: flex;
  align-items: center;
  gap: 14px;
  font-size: 11.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin: 0 0 14px;
}
.acct-view[data-view="signup"] .acct-or { margin: 14px 0 0; }
.acct-or::before, .acct-or::after {
  content: "";
  flex: 1;
  height: 1px;
  background: var(--line);
}
/* Provider buttons mirror the gold .btn exactly — full width, same radius,
   same weight — with the brand glyph in a white badge like Google's own. */
.acct-sso {
  position: relative;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  width: 100%;
  padding: 11px 24px;
  border: none;
  border-radius: 8px;
  background: var(--gold);
  color: var(--ink);
  font: inherit;
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  cursor: pointer;
  text-decoration: none;
  transition: transform .15s ease, box-shadow .15s ease, background .15s ease;
}
.acct-sso:hover { background: var(--gold-bright); box-shadow: 0 8px 22px rgba(201, 164, 95, 0.3); transform: translateY(-1px); }
.acct-sso:focus-visible,
.acct-sso:focus-within { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.acct-sso[hidden] { display: none; }
.acct-sso + .acct-sso { margin-top: 12px; }
.acct-sso-badge {
  width: 26px;
  height: 26px;
  border-radius: 50%;
  background: #fff;
  display: flex;
  align-items: center;
  justify-content: center;
  flex: none;
  box-shadow: 0 1px 3px rgba(9, 16, 26, 0.25);
}
.acct-sso-badge svg { width: 16px; height: 16px; display: block; }
/* The real Google button sits invisibly over our gold row — GIS renders a DOM
   button, and we stretch it to fill the whole shell so every genuine click
   lands directly on Google's element (a forwarded synthetic click fails the
   sign-in handshake — Google requires a trusted click on its own control). */
.acct-sso .acct-gbtn { position: absolute; inset: 0; overflow: hidden; opacity: 0; z-index: 2; }
/* Pin GIS's top-level wrapper to the shell's corners, then fill every nested
   level — GIS wraps its button in several divs, so all of them must stretch
   for the real click target to cover the whole gold row. */
.acct-sso .acct-gbtn > div { position: absolute !important; inset: 0 !important; }
.acct-sso .acct-gbtn div,
.acct-sso .acct-gbtn [role="button"] {
  width: 100% !important;
  height: 100% !important;
  min-width: 0 !important;
  max-width: none !important;
  margin: 0 !important;
}
.acct-swap button {
  background: none;
  border: none;
  color: var(--gold-bright);
  font: inherit;
  cursor: pointer;
  text-decoration: underline;
  text-underline-offset: 3px;
  padding: 0;
}
.acct-actions { display: flex; flex-direction: column; gap: 14px; margin-top: 18px; }
.acct-saved-line { font-size: 15px; color: var(--text); text-align: center; }
.acct-email-line { margin-bottom: 4px; }
.acct-out {
  background: none;
  border: 1px solid var(--line);
  color: var(--muted);
  border-radius: 8px;
  padding: 13px;
  font: inherit;
  font-size: 13.5px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  cursor: pointer;
}
.acct-out:hover { color: var(--text); border-color: var(--line-strong); }

/* Two-step verification */
.acct-2fa {
  background: none;
  border: 1px solid var(--line);
  color: var(--muted);
  border-radius: 8px;
  padding: 13px;
  font: inherit;
  font-size: 13.5px;
  letter-spacing: 0.08em;
  cursor: pointer;
  text-align: center;
}
.acct-2fa:hover { color: var(--text); border-color: var(--line-strong); }
.acct-2fa.on { color: #8fd9a8; border-color: rgba(143, 217, 168, 0.35); }
.acct-qr-wrap {
  display: flex;
  justify-content: center;
  margin: 4px 0 14px;
}
.acct-qr {
  width: 200px;
  height: 200px;
  border-radius: 10px;
  border: 6px solid #f4eede;
  background: #f4eede;
  box-shadow: 0 8px 24px rgba(9, 16, 26, 0.4);
}
.acct-manual { font-size: 13px; color: var(--muted); text-align: center; margin: 0 0 16px; line-height: 1.6; }
.acct-secret {
  display: inline-block;
  font-family: 'Courier New', monospace;
  font-size: 13px;
  color: var(--gold-bright);
  background: rgba(29, 45, 68, 0.8);
  padding: 4px 12px;
  margin-top: 6px;
  border-radius: 5px;
  letter-spacing: 0.1em;
  user-select: all;
}
.acct-snipe { font-size: 13px; color: var(--muted); text-align: center; margin-top: 16px; }
.acct-snipe a, .acct-snipe-link { color: var(--gold-bright); text-decoration: none; }
.acct-snipe a:hover, .acct-snipe-link:hover { text-decoration: underline; }

/* Save hearts on listing cards + property pages */
.save-heart {
  position: absolute;
  top: 18px;
  right: 18px;
  z-index: 4;
  width: 38px;
  height: 38px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(9, 16, 26, 0.68);
  border: 1.5px solid rgba(201, 164, 95, 0.6);
  color: rgba(239, 233, 218, 0.75);
  cursor: pointer;
  transition: transform .18s ease, color .18s ease, background .18s ease;
  backdrop-filter: blur(3px);
}
.save-heart svg { width: 18px; height: 18px; fill: currentColor; }
.save-heart:hover { transform: scale(1.08); color: var(--gold-bright); }
.save-heart:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.save-heart.on { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.save-heart-wide {
  position: static;
  width: auto;
  height: auto;
  border-radius: 99px;
  padding: 11px 22px;
  gap: 8px;
  font: inherit;
  font-size: 12.5px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.save-heart-wide span { line-height: 1; }
.filter-saved:not(.active) { color: var(--gold-bright); }

/* ——— Snipe Tested seal ——— */
.st-seal {
  position: relative;
  display: block;
  width: 76px;
  height: 76px;
  margin: 18px auto 0;
  border-radius: 50%;
  text-decoration: none;
  filter: drop-shadow(0 6px 14px rgba(9, 16, 26, 0.5));
}
.st-face { display: block; width: 100%; height: 100%; transition: opacity .25s ease, transform .25s ease; }
.st-face svg { display: block; width: 100%; height: 100%; }
.st-seal:hover .st-face, .st-seal:focus-visible .st-face { opacity: 0; transform: scale(0.92); }
.st-back {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  border-radius: 50%;
  background: var(--gold);
  color: var(--ink);
  font-family: var(--serif);
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  text-align: center;
  line-height: 1.5;
  opacity: 0;
  transform: scale(1.06);
  transition: opacity .25s ease, transform .25s ease;
}
.st-back .st-arrow { font-size: 13px; }
.st-seal:hover .st-back, .st-seal:focus-visible .st-back { opacity: 1; transform: scale(1); }
.st-seal:focus-visible { outline: 2px solid var(--gold-bright); outline-offset: 4px; }


/* ——— The Moore Circle — account portal ——— */
/* Darker than the site proper; this is the members' room. */
.circle-body { background: #070d15; }
/* The portal surface — the sunset fades out below the card into a
   deep-navy console the account sections live on. */
#portalApp {
  background:
    radial-gradient(75% 340px at 50% 0, rgba(201, 164, 95, 0.05), transparent 70%),
    linear-gradient(180deg, rgba(7, 13, 21, 0) 0, rgba(9, 15, 24, 0.6) 200px, rgba(10, 16, 27, 0.94) 460px, #0b1320 720px);
  padding-bottom: 56px;
}
.circle-hero {
  background:
    radial-gradient(60% 90% at 50% 0%, rgba(201, 164, 95, 0.07), transparent 70%),
    #070d15;
  padding: 84px 24px 26px;
  text-align: center;
  border-bottom: 1px solid rgba(201, 164, 95, 0.14);
}
.circle-eyebrow {
  color: var(--gold-bright);
  font-size: 11px;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  margin: 0;
}
.circle-eyebrow::before, .circle-eyebrow::after {
  content: "—"; color: rgba(201, 164, 95, 0.4); margin: 0 12px; letter-spacing: 0;
}
.circle-hero .portal-hi {
  font-family: var(--serif);
  font-size: clamp(30px, 4.5vw, 46px);
  color: #f4ead2;
  margin: 10px 0 6px;
  font-weight: 600;
  letter-spacing: 0.01em;
}
.portal-meta { color: var(--muted); font-size: 14px; font-style: italic; font-family: var(--serif); }

/* The gate — quiet, not apologetic */
.circle-gate { text-align: center; padding: 96px 24px; }
.circle-gate-logo { width: 68px; margin: 0 auto 18px; opacity: 0.85; filter: drop-shadow(0 0 18px rgba(201,164,95,.25)); }
.circle-gate h2 { font-family: var(--serif); color: #f4ead2; font-weight: 600; margin-bottom: 10px; }
.circle-gate p { color: var(--muted); max-width: 440px; margin: 0 auto 26px; font-size: 15px; line-height: 1.7; }

/* The membership card — beside the collection header */
.circle-top {
  display: flex; align-items: center; justify-content: center;
  gap: clamp(64px, 10vw, 150px);
  padding-top: 44px; padding-bottom: 34px;
}
.circle-top .member-card { flex-shrink: 0; margin: 0 auto; }
.portal-main-head { margin-top: 8px; }
.portal-main .portal-browse { color: #8a6a2e; font-weight: 600; white-space: nowrap; }
.portal-sect#saved { padding-top: 0; }
.member-card {
  position: relative;
  width: min(460px, 90vw);
  aspect-ratio: 1.7;
  border-radius: 14px;
  background:
    linear-gradient(125deg, #101c2e 0%, #0a1420 55%, #0e1a2b 100%);
  border: 1px solid rgba(201, 164, 95, 0.35);
  box-shadow:
    0 24px 60px rgba(0, 0, 0, 0.55),
    inset 0 1px 0 rgba(255, 255, 255, 0.05);
  padding: 26px 30px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  overflow: hidden;
}
.member-card-top {
  display: flex; align-items: center; justify-content: space-between; gap: 12px;
  color: var(--gold-bright);
  font-size: 11px; letter-spacing: 0.34em; text-transform: uppercase;
}
.member-card-brand { display: flex; flex-direction: column; align-items: flex-start; gap: 5px; }
.member-card-brand img { width: 68px; filter: drop-shadow(0 0 8px rgba(201,164,95,.3)); }
.member-card-tier {
  font-size: 7.5px; letter-spacing: 0.32em;
  color: rgba(201, 164, 95, 0.85);
}
.member-chip {
  position: relative;
  align-self: flex-end;
  width: 52px; height: 38px; border-radius: 8px;
  margin: 2px 0;
  background: linear-gradient(135deg, #f0d79e 0%, #c9a45f 45%, #96763a 100%);
  box-shadow:
    inset 0 1px 1px rgba(255, 255, 255, 0.55),
    inset 0 -1px 1px rgba(0, 0, 0, 0.4),
    0 1px 3px rgba(0, 0, 0, 0.5);
}
.member-chip::before, .member-chip::after {
  content: ''; position: absolute; left: 0; right: 0; height: 1px;
  background: rgba(66, 48, 16, 0.6);
}
.member-chip::before { top: 12px; }
.member-chip::after { bottom: 12px; }
.member-chip i {
  position: absolute; left: 50%; top: 50%; transform: translate(-50%, -50%);
  width: 15px; height: 12px;
  border: 1px solid rgba(66, 48, 16, 0.65); border-radius: 2px;
  background: linear-gradient(135deg, #e6cc8e, #b08a44);
}
.member-card-name {
  font-family: var(--serif);
  font-size: clamp(20px, 4vw, 26px);
  color: #f4ead2;
  letter-spacing: 0.06em;
  margin: 0;
  text-shadow: 0 1px 0 rgba(0,0,0,.6);
}
.member-card-foot {
  display: flex; justify-content: space-between; flex-wrap: wrap; row-gap: 4px;
  color: rgba(201, 164, 95, 0.75);
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase;
}
.member-card-foot span { white-space: nowrap; }
.member-card-sheen {
  position: absolute; inset: 0;
  background: linear-gradient(115deg, transparent 30%, rgba(255,255,255,.05) 45%, rgba(255,255,255,.02) 52%, transparent 65%);
  pointer-events: none;
}

/* Sections */
.portal-sect { padding-top: 50px; padding-bottom: 8px; }
.portal-sect-head {
  display: flex; align-items: flex-end; justify-content: space-between;
  gap: 16px; margin-bottom: 24px; padding-bottom: 15px;
  border-bottom: 1px solid rgba(201, 164, 95, 0.12);
}
.portal-sect-head h2 { font-family: var(--serif); color: #f4ead2; margin: 4px 0 0; font-weight: 600; }
.portal-browse { color: var(--gold-bright); font-size: 13.5px; text-decoration: none; letter-spacing: 0.04em; }
.portal-browse:hover { text-decoration: underline; }

/* Listing cards — darker, sharper than the public grid */
.portal-cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: 22px; }
.portal-cards-compact { grid-template-columns: repeat(auto-fill, minmax(215px, 1fr)); }
.portal-card {
  background: #0b1520;
  border: 1px solid rgba(201, 164, 95, 0.14);
  border-radius: 12px;
  overflow: hidden;
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.portal-card:hover { transform: translateY(-3px); border-color: rgba(201,164,95,.4); box-shadow: 0 14px 34px rgba(0,0,0,.5); }
.portal-card-img { display: block; position: relative; aspect-ratio: 16/10; overflow: hidden; }
.portal-card-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s ease; }
.portal-card:hover .portal-card-img img { transform: scale(1.04); }
.portal-card-img .badge { position: absolute; top: 10px; left: 10px; }
.portal-card-body { padding: 15px 17px 16px; }
.portal-card-body h3 { font-size: 16px; margin: 2px 0; font-family: var(--serif); font-weight: 600; letter-spacing: 0.02em; }
.portal-card-body h3 a { color: #f4ead2; text-decoration: none; }
.portal-card-body h3 a:hover { color: var(--gold-bright); }
.portal-card .card-price { color: var(--gold-bright); font-weight: 700; font-size: 15px; margin: 0; }
.portal-card .card-addr { color: var(--muted); font-size: 12.5px; margin: 0 0 6px; letter-spacing: 0.04em; }
.portal-card .card-specs { display: flex; gap: 10px; color: var(--muted); font-size: 12.5px; margin: 0 0 10px; }
.portal-card-acts { display: flex; gap: 16px; align-items: center; margin-top: 10px; }
.portal-act {
  background: none; border: none; padding: 0;
  color: var(--gold-bright); font: inherit; font-size: 12.5px; font-weight: 600;
  letter-spacing: 0.06em; cursor: pointer; text-decoration: none;
}
.portal-act:hover { text-decoration: underline; }
.portal-unsave[aria-pressed="true"] { color: #e8cf9a; }
.portal-empty { color: var(--muted); font-size: 14px; padding: 14px 0; font-style: italic; }

/* ——— The Office — broker console ——— */
.office-wrap { padding-top: 20px; padding-bottom: 80px; }
.office-stats {
  display: grid; grid-template-columns: repeat(auto-fit, minmax(140px, 1fr));
  gap: 14px; margin-bottom: 54px;
}
.office-stat {
  background: linear-gradient(165deg, rgba(20, 32, 51, 0.85), rgba(11, 19, 32, 0.92));
  border: 1px solid rgba(201, 164, 95, 0.16);
  border-radius: 14px; padding: 20px 18px 16px;
  display: flex; flex-direction: column; gap: 6px;
}
.office-stat-n { font-family: var(--serif); font-size: 34px; font-weight: 600; color: #f4ead2; line-height: 1; }
.office-stat-l { font-size: 10.5px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); }
.office-stat-gold { border-color: rgba(201, 164, 95, 0.4); }
.office-stat-gold .office-stat-n { color: var(--gold-bright); }

.office-sect { margin-bottom: 56px; }
.office-head { margin-bottom: 20px; }
.office-formcounts { display: flex; flex-wrap: wrap; gap: 8px; justify-content: flex-end; }
.office-chip {
  font-size: 11px; letter-spacing: 0.08em; color: var(--gold-bright);
  border: 1px solid rgba(201, 164, 95, 0.28); border-radius: 999px;
  padding: 4px 11px; background: rgba(201, 164, 95, 0.07); white-space: nowrap;
}

.office-leads { display: grid; gap: 12px; }
.office-lead {
  background: linear-gradient(170deg, rgba(20, 32, 51, 0.7), rgba(10, 17, 28, 0.85));
  border: 1px solid rgba(201, 164, 95, 0.14); border-radius: 12px;
  padding: 16px 20px 14px;
}
.office-lead-top { display: flex; justify-content: space-between; align-items: center; margin-bottom: 8px; }
.office-badge {
  font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase;
  padding: 3px 10px; border-radius: 999px;
  color: #0b1420; background: var(--gold-bright); font-weight: 700;
}
.office-badge-alerts { background: #7fb3d5; }
.office-badge-tour { background: #8fd0a5; }
.office-badge-valuation, .office-badge-pm { background: #d5b37f; }
.office-badge-feedback { background: #b7aec9; }
.office-lead h3 { font-family: var(--serif); font-size: 18px; color: #f4ead2; margin: 0 0 2px; font-weight: 600; }
.office-lead-contact { font-size: 13.5px; color: var(--gold-bright); margin: 0 0 6px; }
.office-lead-when { font-size: 11.5px; color: var(--muted); letter-spacing: 0.05em; }
.office-lead-details { font-size: 13.5px; color: rgba(239, 233, 218, 0.72); margin: 0; line-height: 1.55; white-space: pre-wrap; }

.office-table-wrap { overflow-x: auto; }
.office-table { width: 100%; border-collapse: collapse; font-size: 13.5px; }
.office-table th {
  text-align: left; font-size: 10.5px; letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--muted); font-weight: 600; padding: 0 14px 12px 0;
  border-bottom: 1px solid rgba(201, 164, 95, 0.16);
}
.office-table td {
  padding: 13px 14px 13px 0; color: rgba(239, 233, 218, 0.85);
  border-bottom: 1px solid rgba(255, 255, 255, 0.05); vertical-align: top;
}
.office-table td.office-email { color: var(--gold-bright); }
.office-table tr:last-child td { border-bottom: none; }
.office-table tr.office-row-paused td { opacity: 0.55; }

/* Announcement ribbon shown site-wide when the office posts one */
.ms-banner {
  margin: 0; padding: 10px 24px; text-align: center;
  background: linear-gradient(90deg, rgba(201, 164, 95, 0.16), rgba(226, 192, 127, 0.22), rgba(201, 164, 95, 0.16));
  border-bottom: 1px solid rgba(201, 164, 95, 0.4);
  color: var(--gold-bright); font-size: 13.5px; letter-spacing: 0.04em;
}

/* Office — controls */
.office-controls {
  background: linear-gradient(170deg, rgba(20, 32, 51, 0.7), rgba(10, 17, 28, 0.85));
  border: 1px solid rgba(201, 164, 95, 0.14); border-radius: 12px;
  padding: 6px 20px 16px;
}
.office-ctl {
  display: flex; align-items: center; justify-content: space-between; gap: 18px;
  padding: 16px 0; border-bottom: 1px solid rgba(255, 255, 255, 0.05);
}
.office-ctl-tall { border-bottom: none; padding-bottom: 8px; }
.office-ctl-text strong { display: block; font-size: 14.5px; color: #f4ead2; font-weight: 600; margin-bottom: 3px; }
.office-ctl-text span { font-size: 12.5px; color: var(--muted); line-height: 1.5; }
.office-switch {
  flex: none; width: 46px; height: 26px; border-radius: 999px; cursor: pointer;
  border: 1px solid rgba(201, 164, 95, 0.35); background: rgba(255, 255, 255, 0.06);
  position: relative; padding: 0; transition: background 0.2s;
}
.office-switch span {
  position: absolute; top: 3px; left: 4px; width: 18px; height: 18px;
  border-radius: 50%; background: var(--muted); transition: left 0.2s, background 0.2s;
}
.office-switch[aria-checked="true"] { background: rgba(201, 164, 95, 0.3); }
.office-switch[aria-checked="true"] span { left: 22px; background: var(--gold-bright); }
.office-announce-row { display: flex; gap: 10px; padding: 8px 0 4px; }
.office-announce-row input {
  flex: 1; background: rgba(255, 255, 255, 0.05); border: 1px solid rgba(201, 164, 95, 0.2);
  border-radius: 8px; padding: 10px 12px; color: #f4ead2; font-size: 13.5px;
}
.office-announce-row input::placeholder { color: var(--muted); }
.office-note { font-size: 13px; color: var(--gold-bright); margin: 10px 0 0; min-height: 18px; }

/* Office — action buttons + filters */
.office-btn {
  font-size: 11px; letter-spacing: 0.06em; padding: 5px 11px; border-radius: 999px;
  border: 1px solid rgba(201, 164, 95, 0.3); background: rgba(201, 164, 95, 0.08);
  color: var(--gold-bright); cursor: pointer; white-space: nowrap;
}
.office-btn:hover { background: rgba(201, 164, 95, 0.18); }
.office-btn-danger { border-color: rgba(214, 96, 96, 0.45); color: #e8a0a0; background: rgba(214, 96, 96, 0.08); }
.office-btn-danger:hover { background: rgba(214, 96, 96, 0.18); }
.office-btn:disabled { opacity: 0.5; cursor: default; }
.office-filters { display: flex; gap: 8px; flex-wrap: wrap; margin-bottom: 16px; }
.office-filters .office-chip { cursor: pointer; font-family: inherit; }
.office-filters .office-chip.active { background: var(--gold-bright); color: #0b1420; font-weight: 700; }
.office-lead-actions { display: flex; gap: 8px; margin-top: 12px; }
.office-handled { opacity: 0.55; }
.office-member-actions { display: flex; gap: 6px; flex-wrap: wrap; }
.office-badge-broker { background: var(--gold-bright); margin-left: 4px; }
.office-badge-paused { background: #d68f8f; margin-left: 4px; }

@media (max-width: 720px) {
  .office-stats { grid-template-columns: repeat(3, 1fr); }
  .office-stat { padding: 14px 12px 12px; }
  .office-stat-n { font-size: 26px; }
  .office-table th:nth-child(6), .office-table td:nth-child(6),
  .office-table th:nth-child(5), .office-table td:nth-child(5) { display: none; }
  .office-announce-row { flex-direction: column; }
}

/* Panels — alerts, security */
.portal-panel {
  background: #0b1520;
  border: 1px solid rgba(201, 164, 95, 0.14);
  border-radius: 14px;
  padding: 28px 30px;
  max-width: 720px;
}
.portal-panel-lede { color: var(--muted); font-size: 14.5px; margin: 0 0 20px; line-height: 1.7; }
.portal-towns { display: flex; flex-wrap: wrap; gap: 10px; margin-bottom: 22px; }
.portal-town {
  background: none;
  border: 1px solid rgba(201, 164, 95, 0.22);
  color: var(--text);
  border-radius: 999px;
  padding: 8px 18px;
  font: inherit; font-size: 13px; letter-spacing: 0.04em;
  cursor: pointer;
  transition: all .18s ease;
}
.portal-town:hover { border-color: var(--gold); }
.portal-town.on { background: var(--gold); border-color: var(--gold); color: var(--ink); font-weight: 600; }
.portal-toggles { display: flex; flex-direction: column; gap: 13px; margin-bottom: 20px; }
.portal-toggle { display: flex; align-items: center; gap: 12px; color: var(--text); font-size: 14.5px; cursor: pointer; }
.portal-toggle input { position: absolute; opacity: 0; }
.portal-toggle span {
  width: 42px; height: 24px; flex: none;
  border-radius: 999px;
  background: #152337;
  border: 1px solid rgba(201, 164, 95, 0.22);
  position: relative;
  transition: background .18s ease;
}
.portal-toggle span::after {
  content: "";
  position: absolute; top: 2px; left: 2px;
  width: 18px; height: 18px; border-radius: 50%;
  background: #8fa3bb;
  transition: transform .18s ease, background .18s ease;
}
.portal-toggle input:checked + span { background: var(--gold); border-color: var(--gold); }
.portal-toggle input:checked + span::after { transform: translateX(18px); background: var(--ink); }
.portal-toggle input:focus-visible + span { outline: 2px solid var(--gold-bright); outline-offset: 2px; }
.portal-contact-pref { display: flex; align-items: center; gap: 18px; flex-wrap: wrap; margin-bottom: 22px; color: var(--muted); font-size: 14px; }
.portal-radio-row { display: flex; gap: 16px; }
.portal-radio-row label { display: flex; align-items: center; gap: 7px; color: var(--text); cursor: pointer; }
.portal-radio-row input { accent-color: var(--gold); }
.portal-saved-note { color: #9fd3a8; font-size: 13.5px; margin-top: 12px; font-style: italic; }

/* Direct line */
.portal-actions { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 22px; }
.portal-action {
  background: #0b1520;
  border: 1px solid rgba(201, 164, 95, 0.14);
  border-radius: 14px;
  padding: 26px 28px;
  transition: border-color .2s ease;
}
.portal-action:hover { border-color: rgba(201,164,95,.32); }
.portal-action h3 { color: #f4ead2; font-size: 17px; margin: 0 0 6px; font-family: var(--serif); font-weight: 600; }
.portal-action p { color: var(--muted); font-size: 13.5px; margin: 0 0 18px; line-height: 1.65; }
.portal-action form { display: flex; flex-direction: column; gap: 10px; margin-bottom: 0; }
.portal-action select,
.portal-action input[type="date"] {
  background: rgba(9, 18, 28, 0.7);
  border: 1px solid rgba(201, 164, 95, 0.22);
  border-radius: 8px;
  color: #e8ddc4;
  font: inherit; font-size: 14px;
  padding: 11px 13px;
  width: 100%;
  color-scheme: dark;
  transition: border-color .18s ease;
}
.portal-action select:focus,
.portal-action input[type="date"]:focus { outline: none; border-color: var(--gold); }
.portal-action select option { background: #0b1520; }

/* Security rows */
.portal-security .portal-sec-row {
  display: flex; align-items: center; justify-content: space-between;
  gap: 18px; padding: 18px 0;
  border-bottom: 1px solid rgba(201, 164, 95, 0.1);
}
.portal-security .portal-sec-row:first-child { padding-top: 0; }
.portal-security .portal-sec-row:last-child { border-bottom: none; padding-bottom: 0; }
.portal-sec-row h3 { color: #f4ead2; font-size: 15.5px; margin: 0 0 4px; font-family: var(--serif); font-weight: 600; }
.portal-sec-row p { color: var(--muted); font-size: 13.5px; margin: 0; max-width: 460px; }
.portal-provider { color: var(--gold-bright) !important; font-size: 12px !important; margin-top: 5px !important; letter-spacing: 0.14em; text-transform: uppercase; }
.portal-signout {
  background: none;
  border: 1px solid rgba(201, 164, 95, 0.22);
  color: var(--muted);
  border-radius: 8px;
  padding: 11px 22px;
  font: inherit; font-size: 12px; letter-spacing: 0.12em; text-transform: uppercase;
  cursor: pointer;
  transition: all .18s ease;
}
.portal-signout:hover { border-color: #b3675a; color: #e8a89d; }

/* ——— Portal layout — cream main + dark sidebar ——— */
.portal-layout {
  display: grid; grid-template-columns: 336px minmax(0, 1fr);
  gap: clamp(48px, 7vw, 110px); align-items: start;
  padding-top: clamp(56px, 7vw, 88px); padding-bottom: 24px;
}
/* DOM order stays main-first for screen readers; visually the rail sits left */
.portal-main { grid-column: 2; grid-row: 1; }
.portal-side { grid-column: 1; grid-row: 1; }
.portal-main {
  background: linear-gradient(165deg, #f8f3e7 0%, #f1e9d7 100%);
  border-radius: 18px;
  padding: 30px 32px 40px;
  box-shadow: 0 22px 50px rgba(0, 0, 0, 0.45), inset 0 1px 0 rgba(255, 255, 255, 0.7);
}
.portal-side {
  position: sticky; top: 110px;
  background: linear-gradient(170deg, #0d1725 0%, #0a121e 100%);
  border: 1px solid rgba(201, 164, 95, 0.18);
  border-radius: 18px;
  padding: 28px 26px 10px;
}
.portal-side .eyebrow { font-size: 10px; letter-spacing: 0.26em; }
.portal-side .eyebrow::before, .portal-side .eyebrow::after { width: 14px; margin: 0 8px 3px; }
.portal-side .portal-signout { white-space: nowrap; }

/* Main area — the light treatment */
.portal-main .portal-sect { padding-top: 38px; padding-bottom: 0; }
.portal-main .portal-sect-head { border-bottom-color: rgba(21, 32, 52, 0.14); }
.portal-main .portal-sect-head h2 { color: #17263c; }
.portal-main .eyebrow { color: #96762f; }
.portal-main .eyebrow::before, .portal-main .eyebrow::after { background: rgba(150, 118, 47, 0.45); }
.portal-main .portal-card {
  background: #fffdf6;
  border-color: rgba(21, 32, 52, 0.1);
  box-shadow: 0 2px 10px rgba(21, 32, 52, 0.05);
}
.portal-main .portal-card:hover {
  border-color: rgba(150, 118, 47, 0.45);
  box-shadow: 0 12px 28px rgba(21, 32, 52, 0.14);
}
.portal-main .portal-card-body h3 a { color: #17263c; }
.portal-main .portal-card-body h3 a:hover { color: #96762f; }
.portal-main .portal-card .card-price { color: #8a6a2e; }
.portal-main .portal-card .card-addr,
.portal-main .portal-card .card-specs,
.portal-main .portal-empty { color: #5c6470; }
.portal-main .portal-act { color: #8a6a2e; }
.portal-main .portal-unsave[aria-pressed="true"] { color: #96762f; }
.portal-main .portal-browse { color: #8a6a2e; }

/* Sidebar — sections stacked, panels flattened into the rail */
.portal-side .portal-sect { padding: 26px 0 24px; border-bottom: 1px solid rgba(201, 164, 95, 0.12); }
.portal-side .portal-sect:first-child { padding-top: 0; }
.portal-side .portal-sect:last-child { border-bottom: none; padding-bottom: 12px; }
.portal-side .portal-sect-head { margin-bottom: 16px; padding-bottom: 0; border-bottom: none; }
.portal-side .portal-sect-head h2 { font-size: 20px; }
.portal-side .portal-panel { background: none; border: none; padding: 0; max-width: none; border-radius: 0; }
.portal-side .portal-actions { grid-template-columns: 1fr; gap: 0; }
.portal-side .portal-action {
  background: none; border: none; border-radius: 0;
  border-top: 1px solid rgba(201, 164, 95, 0.12);
  padding: 16px 0;
}
.portal-side .portal-action:first-child { border-top: none; padding-top: 0; }
.portal-side .portal-action:hover { border-color: rgba(201, 164, 95, 0.12); }
.portal-side .portal-action p { margin-bottom: 12px; }

@media (max-width: 960px) {
  .portal-layout { grid-template-columns: 1fr; }
  .portal-main, .portal-side { grid-column: auto; grid-row: auto; }
}

@media (max-width: 820px) {
  .circle-top { flex-direction: column; gap: 30px; padding-top: 36px; }
}
@media (max-width: 640px) {
  .circle-hero { padding-top: 78px; }
  .portal-sect-head { flex-direction: column; align-items: flex-start; }
  .portal-security .portal-sec-row { flex-direction: column; align-items: flex-start; }
  .member-card { padding: 20px 22px; }
  .member-card-foot { font-size: 10px; letter-spacing: 0.18em; }
}

/* Lens mark in the Built-by credit */
.footer-credit .credit-mark { width: 15px; height: 15px; vertical-align: -3px; margin-right: 7px; }