/* ============================================================
   Nicole Lloyd Realty — styles.css
   System: Confident Authority | Palette: Approved Vision
   ============================================================ */

/* ------------------------------------------------------------
   1. DESIGN TOKENS
   ------------------------------------------------------------ */
:root {
  /* --- Approved palette (source of truth) --- */
  --color-primary:       #1E3A5C;   /* deep navy — authority */
  --color-accent:        #B8965A;   /* champagne gold — premium signal */
  --color-accent-hover:  #9C7D47;   /* darkened gold for hover */
  --color-accent-soft:   rgba(184,150,90,0.12); /* gold tint for subtle fills */
  --color-bg:            #F7F5F0;   /* warm off-white — main page bg */
  --color-bg-alt:        #EDEAE3;   /* warmer surface for alternate sections */
  --color-bg-dark:       #1E3A5C;   /* navy — stats band, CTA strip, dark sections */
  --color-bg-darkest:    #152D48;   /* deeper navy for footer */
  --color-text:          #1C1A18;   /* approved near-black — body text */
  --color-text-muted:    #6B6560;   /* warm mid-tone for secondary / captions */
  --color-text-light:    #EDE9E2;   /* warm off-white for text on dark bg */
  --color-text-light-muted: #A89E90;/* muted warm on dark bg */
  --color-border-light:  #DAD6CE;   /* hairline border on light bg */
  --color-border-dark:   rgba(255,255,255,0.10); /* hairline on navy bg */
  --color-overlay:       rgba(30,58,92,0.62); /* navy overlay on images */
  --color-shadow:        rgba(30,58,92,0.12); /* shadow tint */

  /* --- Typography --- */
  --font-display: 'Playfair Display', Georgia, 'Times New Roman', serif;
  --font-body:    'Inter', system-ui, -apple-system, sans-serif;

  /* --- Type scale --- */
  --text-xs:   0.75rem;    /* 12px */
  --text-sm:   0.875rem;   /* 14px */
  --text-base: 1rem;       /* 16px */
  --text-lg:   1.125rem;   /* 18px */
  --text-xl:   1.25rem;    /* 20px */
  --text-2xl:  1.5rem;     /* 24px */
  --text-3xl:  2rem;       /* 32px */
  --text-4xl:  2.5rem;     /* 40px */
  --text-5xl:  3.5rem;     /* 56px */
  --text-6xl:  4.5rem;     /* 72px */

  /* --- Spacing (4px base) --- */
  --space-1:   0.25rem;
  --space-2:   0.5rem;
  --space-3:   0.75rem;
  --space-4:   1rem;
  --space-6:   1.5rem;
  --space-8:   2rem;
  --space-10:  2.5rem;
  --space-12:  3rem;
  --space-16:  4rem;
  --space-20:  5rem;
  --space-24:  6rem;
  --space-32:  8rem;

  /* --- Structure --- */
  --radius:        3px;
  --radius-sm:     2px;
  --radius-card:   4px;
  --nav-height:    72px;
  --container:     1280px;
  --container-md:  960px;
  --container-sm:  720px;

  /* --- Transitions --- */
  --ease-authority: cubic-bezier(0.25, 0.1, 0.25, 1);
  --duration-hover: 0.22s;
  --duration-enter: 0.70s;
}

/* ------------------------------------------------------------
   2. RESET & BASE
   ------------------------------------------------------------ */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  font-size: 16px;
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: var(--font-body);
  font-size: var(--text-base);
  line-height: 1.65;
  color: var(--color-text);
  background: var(--color-bg);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

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

a {
  color: inherit;
  text-decoration: none;
}

ul, ol { list-style: none; }

button, input, textarea, select {
  font: inherit;
}

h1, h2, h3, h4, h5, h6 {
  font-family: var(--font-display);
  font-weight: 700;
  line-height: 1.1;
  color: var(--color-text);
}

/* ------------------------------------------------------------
   3. CONTAINERS & LAYOUT UTILITIES
   ------------------------------------------------------------ */
.container {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 clamp(var(--space-6), 5vw, var(--space-16));
}

.container--md {
  max-width: var(--container-md);
  margin: 0 auto;
  padding: 0 clamp(var(--space-6), 5vw, var(--space-12));
}

.container--sm {
  max-width: var(--container-sm);
  margin: 0 auto;
  padding: 0 var(--space-6);
}

/* Sections */
.section {
  padding: clamp(var(--space-16), 8vw, var(--space-32)) 0;
}

.section--sm {
  padding: clamp(var(--space-12), 5vw, var(--space-20)) 0;
}

.section--light { background: var(--color-bg); }
.section--alt   { background: var(--color-bg-alt); }
.section--dark  { background: var(--color-bg-dark); color: var(--color-text-light); }
.section--darkest { background: var(--color-bg-darkest); color: var(--color-text-light); }

/* Thin gold accent divider */
.gold-rule {
  width: 52px;
  height: 3px;
  background: var(--color-accent);
  margin-bottom: var(--space-6);
}

.gold-rule--center {
  margin-left: auto;
  margin-right: auto;
}

/* Text utilities */
.eyebrow {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  color: var(--color-accent);
  display: block;
  margin-bottom: var(--space-3);
}

.eyebrow--light {
  color: var(--color-accent);
}

.text-muted   { color: var(--color-text-muted); }
.text-light   { color: var(--color-text-light); }
.text-accent  { color: var(--color-accent); }
.text-center  { text-align: center; }

/* ------------------------------------------------------------
   4. TYPOGRAPHY
   ------------------------------------------------------------ */
h1 {
  font-size: clamp(2.4rem, 5vw, var(--text-6xl));
  font-weight: 900;
  line-height: 1.05;
  letter-spacing: -0.01em;
}

h2 {
  font-size: clamp(1.875rem, 3.5vw, var(--text-5xl));
  font-weight: 700;
  line-height: 1.1;
}

h3 {
  font-size: clamp(1.375rem, 2.5vw, var(--text-3xl));
  font-weight: 700;
  line-height: 1.15;
}

h4 {
  font-size: var(--text-xl);
  font-weight: 600;
  line-height: 1.25;
}

p {
  line-height: 1.70;
  color: var(--color-text);
}

p + p {
  margin-top: var(--space-4);
}

.lead {
  font-size: var(--text-lg);
  line-height: 1.65;
  color: var(--color-text-muted);
  max-width: 58ch;
}

/* On dark sections, paragraphs inherit light color */
.section--dark p,
.section--darkest p {
  color: var(--color-text-light-muted);
}

.section--dark h1,
.section--dark h2,
.section--dark h3,
.section--dark h4,
.section--darkest h1,
.section--darkest h2,
.section--darkest h3,
.section--darkest h4 {
  color: var(--color-text-light);
}

/* Section heading block */
.section-head {
  margin-bottom: clamp(var(--space-12), 5vw, var(--space-16));
}

.section-head h2 {
  margin-bottom: var(--space-4);
}

.section-head p {
  max-width: 52ch;
}

.section-head--center {
  text-align: center;
}

.section-head--center p {
  margin: 0 auto;
}

/* Pull quote — large serif visual anchor */
.pull-quote {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 3.5vw, 2.75rem);
  font-weight: 700;
  font-style: italic;
  line-height: 1.35;
  color: var(--color-text-light);
  position: relative;
  padding-left: var(--space-8);
}

.pull-quote::before {
  content: '\201C';
  font-family: var(--font-display);
  font-size: 7rem;
  color: var(--color-accent);
  opacity: 0.35;
  position: absolute;
  top: -2rem;
  left: -1rem;
  line-height: 1;
  pointer-events: none;
}

/* ------------------------------------------------------------
   5. NAVIGATION
   ------------------------------------------------------------ */
.nav {
  position: sticky;
  top: 0;
  z-index: 200;
  height: var(--nav-height);
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 clamp(var(--space-6), 4vw, var(--space-16));
  background: var(--color-bg);
  border-bottom: 1px solid transparent;
  transition:
    border-color var(--duration-hover) var(--ease-authority),
    background var(--duration-hover) var(--ease-authority),
    backdrop-filter var(--duration-hover) var(--ease-authority);
}

.nav.scrolled {
  border-color: var(--color-border-light);
  background: rgba(247, 245, 240, 0.92);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
}

/* Logo */
.nav-logo {
  display: flex;
  flex-direction: column;
  gap: 1px;
  text-decoration: none;
  flex-shrink: 0;
}

.nav-logo__name {
  font-family: var(--font-display);
  font-size: 1.1rem;
  font-weight: 700;
  color: var(--color-primary);
  line-height: 1.1;
  letter-spacing: 0.01em;
}

.nav-logo__title {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 500;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  color: var(--color-accent);
  line-height: 1;
}

/* Links */
.nav-links {
  display: flex;
  align-items: center;
  gap: var(--space-8);
}

.nav-links a {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 500;
  letter-spacing: 0.02em;
  color: var(--color-text);
  position: relative;
  transition: color var(--duration-hover) var(--ease-authority);
}

.nav-links a::after {
  content: '';
  position: absolute;
  bottom: -3px;
  left: 0;
  width: 0;
  height: 1.5px;
  background: var(--color-accent);
  transition: width 0.28s var(--ease-authority);
}

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

.nav-links a:hover::after,
.nav-links a.active::after {
  width: 100%;
}

/* Nav CTA */
.nav-cta {
  display: inline-flex;
  align-items: center;
  padding: 0.625rem 1.375rem;
  border-radius: var(--radius);
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 600;
  letter-spacing: 0.03em;
  background: var(--color-primary);
  color: var(--color-text-light);
  border: 2px solid var(--color-primary);
  transition:
    background var(--duration-hover) var(--ease-authority),
    color var(--duration-hover) var(--ease-authority),
    transform var(--duration-hover) var(--ease-authority);
  white-space: nowrap;
}

.nav-cta:hover {
  background: transparent;
  color: var(--color-primary);
}

/* Hamburger */
.nav-hamburger {
  display: none;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  width: 44px;
  height: 44px;
  background: none;
  border: none;
  cursor: pointer;
  padding: var(--space-2);
}

.nav-hamburger span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--color-primary);
  transition:
    transform 0.3s var(--ease-authority),
    opacity 0.3s var(--ease-authority);
  transform-origin: center;
}

.nav-hamburger[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(6.5px) rotate(45deg);
}
.nav-hamburger[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
  transform: scaleX(0);
}
.nav-hamburger[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-6.5px) rotate(-45deg);
}

/* Mobile nav drawer */
.nav-mobile {
  display: none;
  position: fixed;
  inset: var(--nav-height) 0 0 0;
  background: var(--color-bg);
  z-index: 199;
  padding: var(--space-8) var(--space-6);
  flex-direction: column;
  gap: var(--space-2);
  border-top: 1px solid var(--color-border-light);
  overflow-y: auto;
}

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

.nav-mobile a {
  font-family: var(--font-body);
  font-size: var(--text-lg);
  font-weight: 500;
  color: var(--color-text);
  padding: var(--space-3) 0;
  border-bottom: 1px solid var(--color-border-light);
  transition: color var(--duration-hover);
}

.nav-mobile a:hover {
  color: var(--color-primary);
}

.nav-mobile .nav-cta {
  margin-top: var(--space-6);
  justify-content: center;
  font-size: var(--text-base);
  padding: 0.875rem 2rem;
}

@media (max-width: 1023px) {
  .nav-links  { display: none; }
  .nav-cta    { display: none; }
  .nav-hamburger { display: flex; }
}

/* ------------------------------------------------------------
   6. BUTTONS
   ------------------------------------------------------------ */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-2);
  padding: 0.875rem 2.25rem;
  border-radius: var(--radius);
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 600;
  letter-spacing: 0.02em;
  text-decoration: none;
  cursor: pointer;
  border: 2px solid transparent;
  min-height: 50px;
  min-width: 160px;
  transition:
    background var(--duration-hover) var(--ease-authority),
    color var(--duration-hover) var(--ease-authority),
    border-color var(--duration-hover) var(--ease-authority),
    transform 0.18s var(--ease-authority),
    box-shadow var(--duration-hover) var(--ease-authority);
  position: relative;
  overflow: hidden;
}

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

/* Primary — gold CTA */
.btn-primary {
  background: var(--color-accent);
  color: var(--color-text);
  border-color: var(--color-accent);
}

.btn-primary:hover {
  background: var(--color-accent-hover);
  border-color: var(--color-accent-hover);
  box-shadow: 0 6px 22px rgba(184,150,90,0.30);
}

/* Navy CTA */
.btn-navy {
  background: var(--color-primary);
  color: var(--color-text-light);
  border-color: var(--color-primary);
}

.btn-navy:hover {
  background: #162D49;
  border-color: #162D49;
  box-shadow: 0 6px 22px rgba(30,58,92,0.28);
}

/* Ghost — outlined on dark */
.btn-ghost {
  background: transparent;
  color: var(--color-text-light);
  border-color: rgba(237,233,226,0.50);
}

.btn-ghost:hover {
  background: rgba(255,255,255,0.08);
  border-color: var(--color-text-light);
}

/* Ghost on light bg */
.btn-outline {
  background: transparent;
  color: var(--color-primary);
  border-color: var(--color-primary);
}

.btn-outline:hover {
  background: var(--color-primary);
  color: var(--color-text-light);
}

/* Text link with gold draw */
.link-gold {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 600;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  color: var(--color-accent);
  position: relative;
  text-decoration: none;
  transition: color var(--duration-hover);
}

.link-gold::after {
  content: '';
  position: absolute;
  bottom: -2px;
  left: 0;
  width: 0;
  height: 1.5px;
  background: currentColor;
  transition: width 0.30s var(--ease-authority);
}

.link-gold:hover::after { width: 100%; }

.link-gold--light { color: var(--color-text-light); }

/* Arrow suffix on link */
.link-arrow::after {
  content: ' →';
  display: inline;
  transition: transform var(--duration-hover);
}

/* ------------------------------------------------------------
   7. HERO — SPLIT (index.html)
   ------------------------------------------------------------ */
.hero-split {
  min-height: calc(100vh - var(--nav-height));
  display: grid;
  grid-template-columns: 3fr 2fr;
  overflow: hidden;
  background: var(--color-bg);
}

.hero-split__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(var(--space-12), 6vw, var(--space-24)) clamp(var(--space-8), 5vw, var(--space-16)) clamp(var(--space-12), 6vw, var(--space-24)) clamp(var(--space-6), 5vw, var(--space-16));
}

.hero-split__badge {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  color: var(--color-accent);
  margin-bottom: var(--space-6);
}

.hero-split__badge::before {
  content: '';
  display: block;
  width: 28px;
  height: 1.5px;
  background: var(--color-accent);
  flex-shrink: 0;
}

.hero-split__headline {
  font-family: var(--font-display);
  font-size: clamp(2.5rem, 5.5vw, 4.25rem);
  font-weight: 900;
  line-height: 1.05;
  color: var(--color-primary);
  margin-bottom: var(--space-6);
  letter-spacing: -0.01em;
}

.hero-split__headline em {
  font-style: italic;
  color: var(--color-accent);
}

.hero-split__sub {
  font-size: var(--text-lg);
  line-height: 1.65;
  color: var(--color-text-muted);
  max-width: 44ch;
  margin-bottom: var(--space-10);
}

.hero-split__actions {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: var(--space-4);
}

/* Portrait card side */
.hero-split__portrait {
  position: relative;
  overflow: hidden;
}

.hero-split__portrait > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}

@media (max-width: 1023px) {
  .hero-split {
    grid-template-columns: 1fr;
    min-height: auto;
  }

  .hero-split__portrait {
    order: -1;
    aspect-ratio: 16 / 9;
  }

  .hero-split__portrait > img {
    position: relative;
    inset: unset;
    width: 100%;
    height: 100%;
    aspect-ratio: 16 / 9;
    object-fit: cover;
  }

  .hero-split__content {
    padding: var(--space-12) var(--space-6);
  }
}

/* ------------------------------------------------------------
   8. HERO — FULL BLEED with overlay (inner pages)
   ------------------------------------------------------------ */
.hero-fullbleed {
  position: relative;
  min-height: clamp(360px, 55vh, 600px);
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  background: var(--color-bg-dark);
}

.hero-fullbleed__bg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.hero-fullbleed__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to bottom,
    rgba(30,58,92,0.38) 0%,
    rgba(30,58,92,0.72) 60%,
    rgba(21,45,72,0.90) 100%
  );
}

.hero-fullbleed__content {
  position: relative;
  z-index: 2;
  width: 100%;
  padding: var(--space-16) clamp(var(--space-6), 5vw, var(--space-16));
  max-width: var(--container);
  margin: 0 auto;
  padding-bottom: var(--space-16);
}

.hero-fullbleed__content h1 {
  color: var(--color-text-light);
  max-width: 18ch;
  margin-bottom: var(--space-4);
}

.hero-fullbleed__content p {
  color: rgba(237,233,226,0.80);
  max-width: 44ch;
  font-size: var(--text-lg);
  margin-bottom: var(--space-8);
}

/* ------------------------------------------------------------
   9. STATS BAND
   ------------------------------------------------------------ */
.stats-band {
  background: var(--color-bg-dark);
  padding: clamp(var(--space-12), 5vw, var(--space-16)) clamp(var(--space-6), 5vw, var(--space-16));
}

.stats-band__grid {
  max-width: var(--container);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
}

.stat-item {
  text-align: center;
  padding: var(--space-8) var(--space-4);
  border-right: 1px solid var(--color-border-dark);
}

.stat-item:last-child {
  border-right: none;
}

.stat-item__number {
  font-family: var(--font-display);
  font-size: clamp(2.5rem, 5vw, 4rem);
  font-weight: 900;
  line-height: 1;
  color: var(--color-accent);
  letter-spacing: -0.02em;
  margin-bottom: var(--space-2);
  display: block;
}

.stat-item__label {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--color-text-light-muted);
  line-height: 1.4;
}

@media (max-width: 767px) {
  .stats-band__grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .stat-item:nth-child(1),
  .stat-item:nth-child(2) {
    border-bottom: 1px solid var(--color-border-dark);
  }

  .stat-item:nth-child(2),
  .stat-item:nth-child(4) {
    border-right: none;
  }

  .stat-item {
    padding: var(--space-8) var(--space-4);
  }
}

/* ------------------------------------------------------------
   10. SPLIT SERVICE SECTIONS (asymmetric 3fr / 2fr)
   ------------------------------------------------------------ */
.split-section {
  display: grid;
  grid-template-columns: 3fr 2fr;
  gap: 0;
  align-items: stretch;
  min-height: 480px;
}

.split-section--reverse {
  grid-template-columns: 2fr 3fr;
}

.split-section__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(var(--space-12), 6vw, var(--space-20)) clamp(var(--space-8), 5vw, var(--space-16));
  background: var(--color-bg);
}

.split-section--alt .split-section__content {
  background: var(--color-bg-alt);
}

.split-section__content .eyebrow {
  margin-bottom: var(--space-3);
}

.split-section__content h2 {
  margin-bottom: var(--space-5);
  color: var(--color-primary);
}

.split-section__content p {
  max-width: 46ch;
  margin-bottom: var(--space-8);
  color: var(--color-text-muted);
}

/* Split image column */
.split-section__image {
  position: relative;
  overflow: hidden;
  min-height: 400px;
}

.split-section__image > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  transition: transform 0.8s var(--ease-authority);
}

.split-section:hover .split-section__image > img {
  transform: scale(1.03);
}

@media (max-width: 1023px) {
  .split-section,
  .split-section--reverse {
    grid-template-columns: 1fr;
    min-height: auto;
  }

  .split-section__image {
    order: -1;
    aspect-ratio: 4 / 3;
    min-height: 280px;
  }

  .split-section__image > img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
  }

  .split-section--reverse .split-section__image {
    order: 0;
  }
}

/* ------------------------------------------------------------
   11. FEATURED LISTINGS ROW (homepage)
   ------------------------------------------------------------ */
.listings-preview {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.listing-card {
  background: #fff;
  border-radius: var(--radius-card);
  overflow: hidden;
  border: 1px solid var(--color-border-light);
  transition:
    transform 0.3s var(--ease-authority),
    box-shadow 0.3s var(--ease-authority);
}

.listing-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 32px var(--color-shadow);
}

.listing-card__image {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
}

.listing-card__image > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s var(--ease-authority);
}

.listing-card:hover .listing-card__image > img {
  transform: scale(1.04);
}

.listing-card__badge {
  position: absolute;
  top: var(--space-3);
  left: var(--space-3);
  background: var(--color-primary);
  color: var(--color-text-light);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  padding: 3px 10px;
  border-radius: var(--radius-sm);
}

.listing-card__badge--sold {
  background: var(--color-accent);
  color: var(--color-text);
}

.listing-card__body {
  padding: var(--space-5) var(--space-6);
}

.listing-card__price {
  font-family: var(--font-display);
  font-size: var(--text-2xl);
  font-weight: 700;
  color: var(--color-primary);
  margin-bottom: var(--space-2);
  line-height: 1;
}

.listing-card__address {
  font-size: var(--text-sm);
  color: var(--color-text-muted);
  margin-bottom: var(--space-3);
}

.listing-card__meta {
  display: flex;
  gap: var(--space-4);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--color-text-muted);
  padding-top: var(--space-3);
  border-top: 1px solid var(--color-border-light);
}

.listing-card__meta span {
  display: flex;
  align-items: center;
  gap: var(--space-1);
}

@media (max-width: 767px) {
  .listings-preview {
    grid-template-columns: 1fr;
    gap: var(--space-5);
  }
}

@media (min-width: 640px) and (max-width: 1023px) {
  .listings-preview {
    grid-template-columns: repeat(2, 1fr);
  }
}

/* ------------------------------------------------------------
   12. LISTINGS PAGE — 2-COLUMN GRID
   ------------------------------------------------------------ */
.listings-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: var(--space-8);
}

.listings-grid .listing-card__image {
  aspect-ratio: 3 / 2;
}

@media (max-width: 767px) {
  .listings-grid {
    grid-template-columns: 1fr;
    gap: var(--space-6);
  }
}

/* ------------------------------------------------------------
   13. CTA STRIP (dark section, full-width)
   ------------------------------------------------------------ */
.cta-strip {
  background: var(--color-bg-dark);
  padding: clamp(var(--space-16), 7vw, var(--space-24)) clamp(var(--space-6), 5vw, var(--space-16));
  text-align: center;
}

.cta-strip__inner {
  max-width: 680px;
  margin: 0 auto;
}

.cta-strip h2 {
  font-size: clamp(1.875rem, 3.5vw, 2.75rem);
  color: var(--color-text-light);
  margin-bottom: var(--space-4);
}

.cta-strip p {
  color: var(--color-text-light-muted);
  font-size: var(--text-lg);
  max-width: 44ch;
  margin: 0 auto var(--space-10);
}

.cta-strip__actions {
  display: flex;
  align-items: center;
  justify-content: center;
  flex-wrap: wrap;
  gap: var(--space-4);
}

/* ------------------------------------------------------------
   14. ABOUT — EDITORIAL SPLIT
   ------------------------------------------------------------ */
.about-editorial {
  display: grid;
  grid-template-columns: 2fr 3fr;
  gap: var(--space-16);
  align-items: start;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 clamp(var(--space-6), 5vw, var(--space-16));
}

.about-editorial__portrait {
  position: relative;
  aspect-ratio: 3 / 4;
  overflow: hidden;
  border-radius: var(--radius-card);
  box-shadow: 0 16px 48px var(--color-shadow);
}

.about-editorial__portrait > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}

/* Credential badge on portrait */
.about-editorial__credential {
  position: absolute;
  bottom: var(--space-6);
  left: 50%;
  transform: translateX(-50%);
  background: var(--color-bg-dark);
  color: var(--color-text-light);
  padding: var(--space-3) var(--space-5);
  border-radius: var(--radius);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  white-space: nowrap;
  border-top: 2px solid var(--color-accent);
}

.about-editorial__copy {
  padding-top: var(--space-4);
}

.about-editorial__copy h1,
.about-editorial__copy h2 {
  color: var(--color-primary);
  margin-bottom: var(--space-5);
}

.about-editorial__copy p {
  color: var(--color-text-muted);
  margin-bottom: var(--space-5);
  max-width: 58ch;
}

.about-credentials {
  margin-top: var(--space-8);
  padding-top: var(--space-8);
  border-top: 1px solid var(--color-border-light);
}

.about-credentials__row {
  display: flex;
  flex-wrap: wrap;
  gap: var(--space-4) var(--space-10);
}

.credential-item {
  display: flex;
  flex-direction: column;
  gap: var(--space-1);
}

.credential-item__label {
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  color: var(--color-accent);
}

.credential-item__value {
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text);
}

@media (max-width: 1023px) {
  .about-editorial {
    grid-template-columns: 1fr;
    gap: var(--space-10);
    padding: 0 var(--space-6);
  }

  .about-editorial__portrait {
    max-width: 320px;
    margin: 0 auto;
  }
}

/* ------------------------------------------------------------
   15. SERVICE VALUE PROPS (alternating split — buy.html / sell.html)
   ------------------------------------------------------------ */
.value-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  align-items: stretch;
  overflow: hidden;
}

.value-split--reverse > *:first-child { order: 1; }
.value-split--reverse > *:last-child  { order: 0; }

.value-split__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(var(--space-12), 6vw, var(--space-20)) clamp(var(--space-8), 5vw, var(--space-16));
  background: var(--color-bg);
}

.value-split--alt .value-split__content {
  background: var(--color-bg-alt);
}

.value-split__content .step-number {
  font-family: var(--font-display);
  font-size: 5rem;
  font-weight: 900;
  color: var(--color-accent);
  opacity: 0.25;
  line-height: 1;
  margin-bottom: var(--space-2);
  display: block;
}

.value-split__content h3 {
  font-size: clamp(1.5rem, 2.5vw, var(--text-3xl));
  color: var(--color-primary);
  margin-bottom: var(--space-4);
}

.value-split__content p {
  max-width: 46ch;
  color: var(--color-text-muted);
  margin-bottom: var(--space-8);
  line-height: 1.70;
}

.value-split__image {
  position: relative;
  overflow: hidden;
  min-height: 380px;
}

.value-split__image > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s var(--ease-authority);
}

.value-split:hover .value-split__image > img {
  transform: scale(1.03);
}

@media (max-width: 1023px) {
  .value-split {
    grid-template-columns: 1fr;
  }

  .value-split__image {
    order: -1 !important;
    aspect-ratio: 16 / 9;
    min-height: 260px;
  }

  .value-split--reverse > *:first-child,
  .value-split--reverse > *:last-child {
    order: unset;
  }

  .value-split--reverse .value-split__image {
    order: -1 !important;
  }
}

/* ------------------------------------------------------------
   16. CONTACT SPLIT
   ------------------------------------------------------------ */
.contact-split {
  display: grid;
  grid-template-columns: 2fr 3fr;
  gap: var(--space-12);
  align-items: start;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 clamp(var(--space-6), 5vw, var(--space-16));
}

.contact-split__portrait {
  position: sticky;
  top: calc(var(--nav-height) + var(--space-8));
}

.contact-split__portrait-img {
  position: relative;
  aspect-ratio: 3 / 4;
  overflow: hidden;
  border-radius: var(--radius-card);
  margin-bottom: var(--space-8);
  box-shadow: 0 12px 36px var(--color-shadow);
}

.contact-split__portrait-img > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}

.contact-info {
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
}

.contact-info__item {
  display: flex;
  flex-direction: column;
  gap: var(--space-1);
}

.contact-info__label {
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  color: var(--color-accent);
}

.contact-info__value {
  font-size: var(--text-base);
  font-weight: 500;
  color: var(--color-text);
  line-height: 1.5;
}

.contact-info__value a {
  color: var(--color-primary);
  transition: color var(--duration-hover);
}

.contact-info__value a:hover {
  color: var(--color-accent);
}

@media (max-width: 1023px) {
  .contact-split {
    grid-template-columns: 1fr;
    gap: var(--space-10);
  }

  .contact-split__portrait {
    position: static;
  }

  .contact-split__portrait-img {
    max-width: 280px;
  }
}

/* ------------------------------------------------------------
   17. FORM
   ------------------------------------------------------------ */
.form {
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: var(--space-2);
}

.form-group--row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5);
}

.form label {
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  color: var(--color-text-muted);
}

.form input,
.form textarea,
.form select {
  width: 100%;
  padding: 0.8125rem 1rem;
  border: 1px solid var(--color-border-light);
  border-radius: var(--radius);
  background: #fff;
  color: var(--color-text);
  font-size: var(--text-base);
  transition:
    border-color var(--duration-hover) var(--ease-authority),
    box-shadow var(--duration-hover) var(--ease-authority);
  outline: none;
}

.form input:focus,
.form textarea:focus,
.form select:focus {
  border-color: var(--color-accent);
  box-shadow: 0 0 0 3px var(--color-accent-soft);
}

.form textarea {
  min-height: 140px;
  resize: vertical;
  line-height: 1.6;
}

.form input::placeholder,
.form textarea::placeholder {
  color: var(--color-text-light-muted);
}

.form__submit {
  padding-top: var(--space-2);
}

.form__message {
  font-size: var(--text-sm);
  padding: var(--space-3) var(--space-4);
  border-radius: var(--radius);
  display: none;
}

.form__message--success {
  background: rgba(184,150,90,0.12);
  color: #7A5C2E;
  border-left: 3px solid var(--color-accent);
  display: block;
}

.form__message--error {
  background: rgba(185,50,40,0.08);
  color: #A03028;
  border-left: 3px solid #C04030;
  display: block;
}

@media (max-width: 640px) {
  .form-group--row {
    grid-template-columns: 1fr;
  }
}

/* ------------------------------------------------------------
   18. LOGO BADGE / BROKERAGE
   ------------------------------------------------------------ */
.brokerage-badge {
  display: inline-flex;
  align-items: center;
  gap: var(--space-3);
  padding: var(--space-3) var(--space-5);
  border: 1px solid var(--color-border-light);
  border-radius: var(--radius);
  background: #fff;
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  color: var(--color-text-muted);
}

.brokerage-badge img {
  height: 28px;
  width: auto;
}

/* ------------------------------------------------------------
   19. MARKET SCENE SECTION (about.html)
   ------------------------------------------------------------ */
.market-scene {
  position: relative;
  min-height: 420px;
  display: flex;
  align-items: center;
  overflow: hidden;
}

.market-scene__bg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.market-scene__overlay {
  position: absolute;
  inset: 0;
  background: rgba(30,58,92,0.78);
}

.market-scene__content {
  position: relative;
  z-index: 2;
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: var(--space-20) clamp(var(--space-6), 5vw, var(--space-16));
}

/* ------------------------------------------------------------
   20. SERVICE AREA CHIPS
   ------------------------------------------------------------ */
.area-chips {
  display: flex;
  flex-wrap: wrap;
  gap: var(--space-2);
  margin-top: var(--space-4);
}

.area-chip {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  padding: var(--space-2) var(--space-4);
  border: 1px solid var(--color-border-light);
  border-radius: 2px;
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--color-primary);
  background: #fff;
}

.area-chip::before {
  content: '';
  display: block;
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: var(--color-accent);
  flex-shrink: 0;
}

/* ------------------------------------------------------------
   21. OKT NET SHEET CALLOUT (sell.html)
   ------------------------------------------------------------ */
.netsheet-callout {
  background: var(--color-primary);
  border-radius: var(--radius-card);
  padding: var(--space-8) var(--space-10);
  display: flex;
  gap: var(--space-6);
  align-items: flex-start;
  border-left: 4px solid var(--color-accent);
}

.netsheet-callout__icon {
  width: 40px;
  height: 40px;
  flex-shrink: 0;
  background: var(--color-accent-soft);
  border-radius: var(--radius);
  display: flex;
  align-items: center;
  justify-content: center;
}

.netsheet-callout__body h4 {
  color: var(--color-text-light);
  margin-bottom: var(--space-2);
  font-size: var(--text-lg);
}

.netsheet-callout__body p {
  color: var(--color-text-light-muted);
  font-size: var(--text-sm);
  line-height: 1.65;
}

/* ------------------------------------------------------------
   22. FOOTER
   ------------------------------------------------------------ */
.footer {
  background: var(--color-bg-darkest);
  color: var(--color-text-light);
  padding: clamp(var(--space-12), 6vw, var(--space-20)) clamp(var(--space-6), 5vw, var(--space-16)) var(--space-8);
}

.footer__grid {
  max-width: var(--container);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.5fr;
  gap: var(--space-10);
  margin-bottom: var(--space-10);
}

.footer__brand {
  display: flex;
  flex-direction: column;
  gap: var(--space-4);
}

.footer-logo__name {
  font-family: var(--font-display);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--color-text-light);
  line-height: 1.1;
}

.footer-logo__title {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 500;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  color: var(--color-accent);
  display: block;
  margin-top: 2px;
}

.footer__brand p {
  font-size: var(--text-sm);
  line-height: 1.65;
  color: var(--color-text-light-muted);
  max-width: 34ch;
}

.footer__col-head {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  color: var(--color-accent);
  margin-bottom: var(--space-4);
  display: block;
}

.footer__links {
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
}

.footer__links a {
  font-size: var(--text-sm);
  color: var(--color-text-light-muted);
  transition: color var(--duration-hover);
}

.footer__links a:hover {
  color: var(--color-text-light);
}

.footer__contact-line {
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
}

.footer__contact-line a,
.footer__contact-line span {
  font-size: var(--text-sm);
  color: var(--color-text-light-muted);
  line-height: 1.5;
  transition: color var(--duration-hover);
}

.footer__contact-line a:hover {
  color: var(--color-text-light);
}

.footer__bottom {
  max-width: var(--container);
  margin: 0 auto;
  padding-top: var(--space-6);
  border-top: 1px solid var(--color-border-dark);
  display: flex;
  flex-wrap: wrap;
  gap: var(--space-4);
  align-items: flex-start;
  justify-content: space-between;
}

.footer__disclaimer {
  font-size: 11px;
  line-height: 1.6;
  color: rgba(168, 158, 144, 0.70);
  max-width: 70ch;
}

.footer__copy {
  font-size: var(--text-xs);
  color: rgba(168, 158, 144, 0.60);
  white-space: nowrap;
  padding-top: 2px;
}

@media (max-width: 1023px) {
  .footer__grid {
    grid-template-columns: 1fr 1fr;
    gap: var(--space-8);
  }

  .footer__brand {
    grid-column: 1 / -1;
  }
}

@media (max-width: 639px) {
  .footer__grid {
    grid-template-columns: 1fr;
    gap: var(--space-8);
  }

  .footer__bottom {
    flex-direction: column;
  }
}

/* ------------------------------------------------------------
   23. SCROLL-REVEAL ANIMATION
   ------------------------------------------------------------ */
.reveal {
  opacity: 0;
  transform: translateY(18px);
  transition:
    opacity var(--duration-enter) var(--ease-authority),
    transform var(--duration-enter) var(--ease-authority);
}

.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

.reveal--delay-1 { transition-delay: 0.10s; }
.reveal--delay-2 { transition-delay: 0.20s; }
.reveal--delay-3 { transition-delay: 0.30s; }
.reveal--delay-4 { transition-delay: 0.40s; }

/* Hero elements stagger via JS inline delays */
.hero-stagger {
  opacity: 0;
  transform: translateY(22px);
  transition:
    opacity 0.65s var(--ease-authority),
    transform 0.65s var(--ease-authority);
}

.hero-stagger.visible {
  opacity: 1;
  transform: translateY(0);
}

/* ------------------------------------------------------------
   24. IMAGE LOADING
   ------------------------------------------------------------ */
img {
  opacity: 0;
  transition: opacity 0.38s ease;
}

img.img-loaded {
  opacity: 1;
}

/* Images that should never fade (layout / background items) */
img[aria-hidden="true"] {
  opacity: 1;
  transition: none;
}

/* ------------------------------------------------------------
   25. MISC UTILITIES
   ------------------------------------------------------------ */

/* Gold top-border card (practice/service context) */
.card-bordered {
  background: #fff;
  border-top: 3px solid var(--color-accent);
  border-radius: 0 0 var(--radius-card) var(--radius-card);
  padding: var(--space-8) var(--space-8);
  box-shadow: 0 2px 12px var(--color-shadow);
}

/* Testimonial / pull-quote block */
.testimonial-block {
  max-width: 640px;
  margin: 0 auto;
  text-align: center;
  padding: var(--space-4);
}

/* IDX search link strip */
.idx-strip {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-3);
  padding: var(--space-5) var(--space-6);
  background: var(--color-bg-alt);
  border: 1px solid var(--color-border-light);
  border-radius: var(--radius-card);
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text-muted);
  text-align: center;
  flex-wrap: wrap;
}

.idx-strip a {
  color: var(--color-primary);
  font-weight: 600;
  border-bottom: 1px solid var(--color-accent);
  transition: color var(--duration-hover), border-color var(--duration-hover);
}

.idx-strip a:hover {
  color: var(--color-accent);
}

/* Skip link (a11y) */
.skip-link {
  position: absolute;
  top: -100%;
  left: var(--space-4);
  background: var(--color-primary);
  color: var(--color-text-light);
  padding: var(--space-2) var(--space-4);
  border-radius: var(--radius);
  font-size: var(--text-sm);
  font-weight: 600;
  z-index: 9999;
  transition: top 0.2s;
}

.skip-link:focus {
  top: var(--space-4);
}

/* Visually hidden (a11y) */
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0,0,0,0);
  white-space: nowrap;
  border: 0;
}

/* Horizontal rule */
hr.divider {
  border: none;
  border-top: 1px solid var(--color-border-light);
  margin: var(--space-8) 0;
}

/* Stats band repeated on inner pages (smaller variant) */
.stats-mini {
  display: flex;
  flex-wrap: wrap;
  gap: var(--space-6) var(--space-10);
  padding: var(--space-6) 0;
  border-top: 1px solid var(--color-border-light);
  border-bottom: 1px solid var(--color-border-light);
  margin: var(--space-10) 0;
}

.stats-mini__item {
  display: flex;
  flex-direction: column;
  gap: var(--space-1);
}

.stats-mini__number {
  font-family: var(--font-display);
  font-size: var(--text-3xl);
  font-weight: 900;
  color: var(--color-primary);
  line-height: 1;
}

.stats-mini__label {
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--color-text-muted);
}

/* ------------------------------------------------------------
   26. MEDIA SAFETY NET — IMAGE COLLAPSE PREVENTION
   ------------------------------------------------------------ */
/* Ensures any two-col grid image parent has a minimum resolved height */
.split-section__image,
.value-split__image,
.hero-split__portrait,
.about-editorial__portrait,
.contact-split__portrait-img,
.market-scene {
  isolation: isolate;
}

/* Force any img inside a positionally-contained wrapper to fill correctly */
.split-section__image img,
.value-split__image img,
.hero-split__portrait img,
.about-editorial__portrait img,
.contact-split__portrait-img img,
.listing-card__image img,
.listings-grid .listing-card__image img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

/* Every direct positional image parent must be relative */
.split-section__image,
.value-split__image,
.hero-split__portrait,
.about-editorial__portrait,
.contact-split__portrait-img,
.listing-card__image {
  position: relative;
  overflow: hidden;
}

/* ------------------------------------------------------------
   27. RESPONSIVE TOUCH-UPS
   ------------------------------------------------------------ */
@media (max-width: 639px) {
  h1 { font-size: 2.1rem; }
  h2 { font-size: 1.75rem; }
  h3 { font-size: 1.3rem; }

  .hero-split__actions {
    flex-direction: column;
    align-items: flex-start;
  }

  .hero-split__actions .btn {
    width: 100%;
    justify-content: center;
  }

  .cta-strip__actions {
    flex-direction: column;
    align-items: center;
  }

  .cta-strip__actions .btn {
    width: 100%;
    max-width: 360px;
    justify-content: center;
  }

  .stat-item__number {
    font-size: 2.25rem;
  }
}

@media (min-width: 640px) and (max-width: 1023px) {
  .listings-preview {
    grid-template-columns: repeat(2, 1fr);
  }
}

/* ------------------------------------------------------------
   28. PRINT
   ------------------------------------------------------------ */
@media print {
  .nav, .nav-mobile, .cta-strip, footer { display: none; }
  body { background: #fff; color: #000; }
  a { color: #000; text-decoration: underline; }
}


/* ── CSS safety-net (injected by proxy-orchestrator) ──
   Ensures image containers always have resolvable dimensions so imgs with
   height:100% don't collapse. Scoped to common container class patterns. */
[class*="image-col"],
[class*="image-wrap"],
[class*="img-wrap"],
[class*="img-container"],
[class*="image-container"],
[class*="photo-wrap"],
[class*="photo-container"],
.bento-card,
.listing-img-wrap,
.card-image,
.feature-image,
.hero-image,
.hero-media {
  min-height: 320px;
  aspect-ratio: 3 / 2;
  position: relative;
}
[class*="image-col"] > img,
[class*="image-wrap"] > img,
[class*="img-wrap"] > img,
[class*="img-container"] > img,
[class*="image-container"] > img,
[class*="photo-wrap"] > img,
[class*="photo-container"] > img,
.bento-card > img,
.bento-card-image > img,
.listing-img-wrap > img,
.card-image > img,
.feature-image > img,
.hero-image > img,
.hero-media > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
@media (min-width: 768px) {
  .hero-image-col,
  .hero-media,
  .hero-image {
    aspect-ratio: auto;
    min-height: 100vh;
  }
}
/* Fallback for any bare img with percentage height */
img[style*="height: 100%"],
img[style*="height:100%"] {
  min-height: 320px;
}
/* ── end safety-net ── */