:root {
  --navy: #14213d;
  --navy-2: #1f3158;
  --gold: #c9a14a;
  --gold-dark: #a9842f;
  --ink: #1d2433;
  --muted: #6b7280;
  --line: #e3e6ec;
  --bg: #f6f7f9;
  --white: #fff;
  --error: #c0392b;
  --radius: 10px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: "Inter", system-ui, sans-serif;
  color: var(--ink);
  background: var(--bg);
  line-height: 1.6;
}
h1, h2, h3 { font-family: "Playfair Display", Georgia, serif; line-height: 1.2; margin: 0 0 .5em; }
a { color: var(--navy-2); }
.container { width: 100%; max-width: 1180px; margin: 0 auto; padding: 0 16px; }
.muted { color: var(--muted); }

/* Buttons */
.btn {
  display: inline-block; border: 0; cursor: pointer; text-decoration: none;
  background: var(--navy); color: var(--white); font: 600 15px "Inter", sans-serif;
  padding: 12px 22px; border-radius: 6px; transition: background .2s, transform .1s;
}
.btn:hover { background: var(--navy-2); }
.btn:active { transform: translateY(1px); }
.btn-gold { background: var(--gold); color: var(--navy); }
.btn-gold:hover { background: var(--gold-dark); color: var(--white); }
.btn-small { padding: 8px 16px; font-size: 14px; }
.btn-block { width: 100%; padding: 16px; font-size: 17px; }

/* Top bar */
.topbar { background: var(--navy); color: #cfd6e4; font-size: 13px; }
.topbar-inner { display: flex; justify-content: space-between; align-items: center; height: 38px; }
.topbar a { color: #cfd6e4; text-decoration: none; }
.topbar a:hover { color: var(--gold); }
.topbar-links { display: flex; gap: 16px; align-items: center; }
.topbar select { background: transparent; color: #cfd6e4; border: 1px solid #3a4a6e; border-radius: 4px; font-size: 12px; padding: 2px 4px; }
.topbar select option { color: var(--ink); }

/* Header */
.header { background: var(--white); border-bottom: 1px solid var(--line); position: sticky; top: 0; z-index: 50; }
.header-inner { display: flex; align-items: center; justify-content: space-between; height: 76px; }
.logo { display: flex; align-items: center; gap: 10px; text-decoration: none; color: var(--navy); }
.logo-mark {
  display: grid; place-items: center; width: 42px; height: 42px; border-radius: 8px;
  background: var(--navy); color: var(--gold); font: 700 18px "Playfair Display", serif;
}
.logo-text { font: 700 22px "Playfair Display", serif; }
.logo-text small { font: 500 12px "Inter", sans-serif; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-dark); margin-left: 2px; }
.logo.light { color: var(--white); }

.nav > ul { list-style: none; display: flex; align-items: center; gap: 4px; margin: 0; padding: 0; }
.nav > ul > li { position: relative; }
.nav > ul > li > a { display: block; padding: 10px 14px; font-weight: 500; text-decoration: none; color: var(--ink); }
.nav > ul > li > a.btn { color: var(--white); margin-left: 8px; }
.nav > ul > li.active > a { color: var(--gold-dark); }
.has-dd > a::after { content: " ▾"; font-size: 11px; }
.dd {
  list-style: none; margin: 0; padding: 8px 0; position: absolute; top: 100%; left: 0; min-width: 220px;
  background: var(--white); border: 1px solid var(--line); border-radius: 8px; box-shadow: 0 12px 30px rgba(20,33,61,.12);
  opacity: 0; visibility: hidden; transform: translateY(6px); transition: .18s;
}
.has-dd:hover .dd, .has-dd:focus-within .dd { opacity: 1; visibility: visible; transform: none; }
.dd a { display: block; padding: 8px 18px; text-decoration: none; color: var(--ink); font-size: 14px; }
.dd a:hover, .dd a[aria-current] { background: var(--bg); color: var(--gold-dark); }
.menu-toggle { display: none; background: none; border: 1px solid var(--line); border-radius: 6px; padding: 8px 12px; font: 600 14px "Inter", sans-serif; cursor: pointer; }

/* Hero */
.hero {
  color: var(--white); padding: 56px 0 96px;
  background:
    linear-gradient(110deg, rgba(20,33,61,.94) 0%, rgba(20,33,61,.78) 55%, rgba(20,33,61,.45) 100%),
    url("https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=1800&q=70") center/cover;
}
.breadcrumb { font-size: 13px; color: #b9c3d8; margin-bottom: 28px; }
.breadcrumb a { color: #b9c3d8; text-decoration: none; }
.breadcrumb a:hover { color: var(--gold); }
.breadcrumb span { margin: 0 4px; }
.hero h1 { font-size: clamp(32px, 5vw, 54px); max-width: 720px; }
.hero p { font-size: 18px; max-width: 620px; color: #dfe5f0; margin: 0 0 28px; }

/* Main layout */
.main { display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: 32px; margin-top: -56px; padding-bottom: 64px; align-items: start; }

.form-card {
  background: var(--white); border-radius: var(--radius); padding: 36px;
  box-shadow: 0 20px 50px rgba(20,33,61,.12);
}
.form-card h2 { font-size: 28px; color: var(--navy); }
fieldset { border: 0; padding: 0; margin: 28px 0 0; }
legend {
  font: 600 13px "Inter", sans-serif; letter-spacing: .12em; text-transform: uppercase; color: var(--gold-dark);
  padding-bottom: 8px; margin-bottom: 14px; border-bottom: 1px solid var(--line); width: 100%;
}
.grid-2, .grid-3 { display: grid; gap: 0 18px; }
.grid-2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.field { margin-bottom: 16px; }
.field.narrow { max-width: 220px; }
label { display: block; font-size: 14px; font-weight: 500; margin-bottom: 6px; }
.req { color: var(--error); }
input, select, textarea {
  width: 100%; font: 15px "Inter", sans-serif; color: var(--ink); background: var(--white);
  border: 1px solid #cfd4dd; border-radius: 6px; padding: 11px 12px; transition: border-color .15s, box-shadow .15s;
}
textarea { resize: vertical; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,161,74,.25); }
.field.invalid input { border-color: var(--error); }
.error-msg { color: var(--error); font-size: 13px; margin-top: 4px; }
.form-card .btn-block { margin-top: 12px; }
.consent { font-size: 12px; color: var(--muted); margin-top: 16px; }

.thank-you { text-align: center; padding: 40px 10px; }
.thank-you .check {
  width: 72px; height: 72px; margin: 0 auto 18px; border-radius: 50%; display: grid; place-items: center;
  background: var(--gold); color: var(--navy); font-size: 36px; font-weight: 700;
}

/* Sidebar */
.sidebar { display: grid; gap: 20px; }
.side-card { background: var(--white); border-radius: var(--radius); padding: 24px; border: 1px solid var(--line); }
.side-card h3 { font-size: 20px; color: var(--navy); }
.sidebar .side-card:first-child { border-top: 4px solid var(--gold); }
.checks, .links { list-style: none; margin: 0; padding: 0; }
.checks li { padding-left: 28px; position: relative; margin-bottom: 10px; font-size: 15px; }
.checks li::before { content: "✓"; position: absolute; left: 0; color: var(--gold-dark); font-weight: 700; }
.steps { list-style: none; counter-reset: s; margin: 0; padding: 0; }
.steps li { counter-increment: s; position: relative; padding-left: 44px; margin-bottom: 16px; }
.steps li::before {
  content: counter(s); position: absolute; left: 0; top: 2px; width: 30px; height: 30px; border-radius: 50%;
  background: var(--navy); color: var(--gold); display: grid; place-items: center; font-weight: 600; font-size: 14px;
}
.steps strong { display: block; }
.steps span { color: var(--muted); font-size: 14px; }
.search { display: flex; gap: 8px; }
.search input { padding: 9px 10px; }
.links li { border-bottom: 1px solid var(--line); }
.links li:last-child { border: 0; }
.links a { display: block; padding: 8px 0; text-decoration: none; }
.links a:hover { color: var(--gold-dark); }
.blog { background: var(--navy); color: var(--white); border: 0; }
.blog h3 { color: var(--white); }
.blog .muted { color: #b9c3d8; }
.blog a { color: var(--gold); font-weight: 600; text-decoration: none; }
.tag { display: inline-block; font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--gold); margin-bottom: 6px; }

/* Testimonials */
.testimonials { background: var(--white); padding: 64px 0; border-top: 1px solid var(--line); }
.testimonials h2 { text-align: center; font-size: 34px; color: var(--navy); margin-bottom: 32px; }
.t-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.t-grid blockquote { margin: 0; background: var(--bg); padding: 26px; border-radius: var(--radius); border-left: 4px solid var(--gold); }
.t-grid p { margin: 0 0 12px; font-size: 16px; }
.t-grid cite { color: var(--muted); font-style: normal; font-size: 14px; }

/* Footer */
.footer { background: var(--navy); color: #cfd6e4; padding-top: 56px; font-size: 15px; }
.footer a { color: #cfd6e4; text-decoration: none; }
.footer a:hover { color: var(--gold); }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 32px; padding-bottom: 40px; }
.footer h4 { color: var(--white); font: 600 14px "Inter", sans-serif; letter-spacing: .12em; text-transform: uppercase; margin: 8px 0 14px; }
.footer ul { list-style: none; padding: 0; margin: 0; }
.footer li { margin-bottom: 8px; }
.social { display: flex; gap: 10px; }
.social a {
  width: 36px; height: 36px; border-radius: 50%; border: 1px solid #3a4a6e; display: grid; place-items: center; font-size: 13px; font-weight: 600;
}
.social a:hover { background: var(--gold); color: var(--navy); border-color: var(--gold); }
.footer-bottom {
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 12px;
  border-top: 1px solid #2c3b5e; padding-top: 20px; padding-bottom: 24px; font-size: 13px;
}
.legal { display: flex; gap: 16px; flex-wrap: wrap; }

/* Responsive */
@media (max-width: 960px) {
  .main { grid-template-columns: 1fr; }
  .menu-toggle { display: block; }
  .nav {
    position: absolute; top: 100%; left: 0; right: 0; background: var(--white); border-bottom: 1px solid var(--line);
    display: none; box-shadow: 0 12px 30px rgba(20,33,61,.12);
  }
  .nav.open { display: block; }
  .nav > ul { flex-direction: column; align-items: stretch; padding: 8px 16px 16px; gap: 0; }
  .nav > ul > li > a { padding: 12px 4px; border-bottom: 1px solid var(--line); }
  .nav > ul > li > a.btn { margin: 12px 0 0; text-align: center; }
  .dd { position: static; opacity: 1; visibility: visible; transform: none; box-shadow: none; border: 0; display: none; padding: 0 0 8px 12px; }
  .has-dd.open .dd { display: block; }
  .has-dd:hover .dd { display: none; }
  .has-dd.open:hover .dd { display: block; }
  .t-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid > div:first-child { grid-column: 1 / -1; }
}
@media (max-width: 640px) {
  .topbar-links a { display: none; }
  .grid-2, .grid-3 { grid-template-columns: 1fr; }
  .form-card { padding: 24px 18px; }
  .hero { padding: 40px 0 80px; }
  .field.narrow { max-width: none; }
  .logo-text { font-size: 19px; }
}

/* ===== Brand + homepage ===== */
:root { --gold: #c08b2c; --gold-dark: #9c6f1e; }
.logo-img { width: 46px; height: 46px; object-fit: contain; }
.logo.light .logo-img { background: #fff; border-radius: 50%; padding: 3px; }
.logo-text small { letter-spacing: .08em; }
.eyebrow { font: 600 13px "Inter", sans-serif; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin: 0 0 10px; }
.btn-outline { background: transparent; color: #fff; border: 1.5px solid rgba(255,255,255,.7); }
.btn-outline:hover { background: #fff; color: var(--navy); }
.btn-outline-dark { background: transparent; color: var(--navy); border: 1.5px solid var(--navy); }
.btn-outline-dark:hover { background: var(--navy); color: #fff; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 8px; }

.home-hero {
  color: #fff; padding: 120px 0 130px;
  background: linear-gradient(100deg, rgba(20,33,61,.92) 0%, rgba(20,33,61,.7) 50%, rgba(20,33,61,.25) 100%),
              url("images/listing-4.png") center/cover;
}
.home-hero h1 { font-size: clamp(36px, 6vw, 64px); max-width: 680px; }
.home-hero .lead { font-size: 19px; max-width: 560px; color: #e2e7f0; margin: 0 0 28px; }

.stats { background: var(--navy); color: #fff; border-top: 3px solid var(--gold); }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); text-align: center; padding: 34px 16px; }
.stats-grid div { padding: 6px 10px; border-right: 1px solid #2c3b5e; }
.stats-grid div:last-child { border: 0; }
.stats-grid strong { display: block; font: 700 34px "Playfair Display", serif; color: var(--gold); }
.stats-grid span { font-size: 14px; color: #cfd6e4; }

.section { padding: 80px 0; }
.section h2 { font-size: clamp(28px, 4vw, 40px); color: var(--navy); }
.section-head { display: flex; justify-content: space-between; align-items: end; gap: 16px; margin-bottom: 28px; flex-wrap: wrap; }
.center-head { text-align: center; max-width: 640px; margin: 0 auto 36px; }
.link-arrow { color: var(--gold-dark); font-weight: 600; text-decoration: none; }

.listing-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 22px; }
.listing { background: #fff; border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); transition: transform .2s, box-shadow .2s; }
.listing:hover { transform: translateY(-4px); box-shadow: 0 16px 36px rgba(20,33,61,.14); }
.listing-img { position: relative; aspect-ratio: 4 / 3; }
.listing-img img { width: 100%; height: 100%; object-fit: cover; display: block; }
.badge { position: absolute; top: 12px; left: 12px; background: var(--gold); color: var(--navy); font-size: 12px; font-weight: 600; padding: 4px 10px; border-radius: 4px; text-transform: uppercase; letter-spacing: .06em; }
.badge.sold { background: var(--navy); color: #fff; }
.listing-body { padding: 16px 18px 18px; }
.price { font: 700 22px "Playfair Display", serif; color: var(--navy); margin: 0; }
.addr { margin: 2px 0 10px; color: var(--muted); font-size: 14px; }
.specs { display: flex; gap: 14px; margin: 0; font-size: 13px; color: var(--ink); border-top: 1px solid var(--line); padding-top: 10px; flex-wrap: wrap; }

.about { background: #fff; }
.about-grid { display: grid; grid-template-columns: 380px 1fr; gap: 56px; align-items: center; }
.about-photo { position: relative; }
.about-photo::before { content: ""; position: absolute; inset: 18px -18px -18px 18px; border: 2px solid var(--gold); border-radius: var(--radius); }
.about-photo img { position: relative; width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius); display: block; }
.checks.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 4px 20px; margin: 20px 0 24px; }

.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.service { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 30px; text-decoration: none; color: var(--ink); transition: .2s; }
.service:hover { border-color: var(--gold); box-shadow: 0 16px 36px rgba(20,33,61,.1); }
.service .icon { font-size: 30px; }
.service h3 { font-size: 22px; color: var(--navy); margin: 12px 0 8px; }
.service p { color: var(--muted); margin: 0 0 16px; }

.cta-band { background: linear-gradient(90deg, var(--navy), var(--navy-2)); color: #fff; padding: 56px 0; }
.cta-inner { display: flex; justify-content: space-between; align-items: center; gap: 24px; flex-wrap: wrap; }
.cta-band h2 { font-size: 34px; margin-bottom: 6px; }
.cta-band p { margin: 0; color: #cfd6e4; }

.community-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.community { position: relative; aspect-ratio: 16 / 10; border-radius: var(--radius); overflow: hidden; text-decoration: none;
  background: linear-gradient(to top, rgba(20,33,61,.85), rgba(20,33,61,.1) 60%), var(--img) center/cover; display: flex; align-items: end; padding: 18px; transition: transform .2s; }
.community:hover { transform: scale(1.02); }
.community span { color: #fff; font: 700 22px "Playfair Display", serif; }

.contact { background: var(--bg); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px; align-items: start; }
.contact-list { list-style: none; padding: 0; margin: 24px 0 0; }
.contact-list li { display: flex; gap: 12px; margin-bottom: 14px; font-size: 17px; }
.contact-form { padding: 30px; }
.form-done { color: #2e7d32; font-weight: 600; text-align: center; margin: 14px 0 0; }

.brokerage img { width: 170px; background: #fff; border-radius: 8px; padding: 8px; }
.brokerage p { font-size: 13px; }

@media (max-width: 1024px) {
  .listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 960px) {
  .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .about-photo { max-width: 360px; }
  .service-grid { grid-template-columns: 1fr; }
  .community-grid { grid-template-columns: 1fr 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; gap: 16px 0; }
  .stats-grid div:nth-child(2) { border: 0; }
}
@media (max-width: 640px) {
  .home-hero { padding: 72px 0 80px; }
  .listing-grid, .community-grid { grid-template-columns: 1fr; }
  .checks.two-col { grid-template-columns: 1fr; }
  .section { padding: 56px 0; }
  .about-photo::before { inset: 12px -10px -12px 12px; }
}

.topbar a { white-space: nowrap; }

.menu-toggle { white-space: nowrap; flex-shrink: 0; }
@media (max-width: 640px) { .logo-text { font-size: 17px; } .logo-text small { display: block; margin: 0; } .logo-img { width: 40px; height: 40px; } }

/* Photo gallery */
.gallery-wrap { display: grid; grid-template-columns: 1fr 1.3fr; gap: 56px; align-items: center; }
.gallery-text p.muted { font-size: 17px; margin: 0 0 24px; }
.gallery { display: grid; grid-template-columns: 1.2fr 1fr; grid-template-rows: 1fr 1fr; gap: 14px; height: 440px; }
.gallery img { width: 100%; height: 100%; object-fit: cover; border-radius: var(--radius); display: block; }
.gallery .g1 { grid-row: 1 / 3; }
@media (max-width: 960px) {
  .gallery-wrap { grid-template-columns: 1fr; gap: 32px; }
}
@media (max-width: 640px) {
  .gallery { height: 300px; gap: 10px; }
}

.stats-grid { grid-template-columns: repeat(3, 1fr); }
.stats-grid div:nth-child(2) { border-right: 1px solid #2c3b5e; }
.stats-grid div:last-child { border: 0; }
@media (max-width: 640px) { .stats-grid { grid-template-columns: 1fr; gap: 0; } .stats-grid div, .stats-grid div:nth-child(2) { border-right: 0; border-bottom: 1px solid #2c3b5e; padding: 14px 0; } .stats-grid div:last-child { border: 0; } }

/* Headshot frame: even gold frame on all sides */
.about-grid { grid-template-columns: 340px 1fr; }
.about-photo { max-width: 340px; }
.about-photo::before { content: none; }
.about-photo img {
  border: 8px solid #fff;
  border-radius: 14px;
  box-shadow: 0 0 0 2px var(--gold), 0 24px 48px rgba(20, 33, 61, .18);
}
@media (max-width: 960px) {
  .about-grid { grid-template-columns: 1fr; }
  .about-photo { margin: 0 auto; max-width: 300px; }
}

/* Transparent logos */
.logo.light .logo-img { background: none; padding: 0; border-radius: 0; }
.brokerage img { background: none; padding: 0; border-radius: 0; width: 190px; }

/* Reviews */
.rating-line { text-align: center; margin: -16px 0 28px; color: var(--muted); }
.rating-line .stars { color: var(--gold); letter-spacing: 2px; }
.rating-line strong { color: var(--navy); }
.testimonials .center { text-align: center; margin: 28px 0 0; }

/* ===== Header: brand + brokerage logo ===== */
.brand { display: flex; align-items: center; gap: 14px; min-width: 0; }
.brand-divider { width: 1px; height: 38px; background: var(--line); }
.header-brokerage { height: 46px; width: auto; display: block; }
@media (max-width: 1100px) and (min-width: 961px) {
  .nav > ul > li > a { padding: 10px 9px; }
}
@media (max-width: 640px) {
  .brand { gap: 8px; }
  .brand-divider { height: 28px; }
  .header-brokerage { height: 30px; }
  .logo { gap: 7px; }
  .logo-text { font-size: 15px; }
  .logo-img { width: 34px; height: 34px; }
}
@media (max-width: 400px) {
  .menu-word { display: none; }
  .menu-toggle { padding: 8px 11px; font-size: 18px; }
}

/* ===== Inner page hero ===== */
.page-hero {
  padding: 56px 0 72px;
  background: linear-gradient(100deg, rgba(20,33,61,.93) 0%, rgba(20,33,61,.75) 55%, rgba(20,33,61,.4) 100%), var(--hero, url("images/listing-2.png")) center/cover;
}
.hero { background: linear-gradient(110deg, rgba(20,33,61,.94) 0%, rgba(20,33,61,.78) 55%, rgba(20,33,61,.45) 100%), var(--hero, url("images/listing-2.png")) center/cover; }
.page-hero h1 { font-size: clamp(32px, 5vw, 52px); max-width: 760px; }
.section.alt { background: #fff; }

/* Steps */
.step-grid { list-style: none; counter-reset: st; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 22px; }
.step-grid li { counter-increment: st; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 26px 24px 22px; position: relative; }
.step-grid li::before { content: counter(st); display: grid; place-items: center; width: 38px; height: 38px; border-radius: 50%; background: var(--navy); color: var(--gold); font: 700 16px "Playfair Display", serif; margin-bottom: 14px; }
.step-grid h3 { font-size: 20px; color: var(--navy); margin-bottom: 6px; }
.step-grid p { margin: 0; color: var(--muted); font-size: 15px; }
.section.alt .step-grid li, .section.alt .info-card { background: var(--bg); }

/* Info cards */
.info-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.info-card { background: #fff; border: 1px solid var(--line); border-top: 3px solid var(--gold); border-radius: var(--radius); padding: 24px; }
.info-card .icon { font-size: 26px; display: block; margin-bottom: 8px; }
.info-card h3 { font-size: 19px; color: var(--navy); margin-bottom: 8px; }
.info-card p { margin: 0; color: var(--muted); font-size: 15px; }

/* Two column text + list */
.two-col-text { display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px; align-items: start; }
.two-col-text .checks li { margin-bottom: 14px; }
.two-col-text .btn { margin-top: 8px; }

/* Mortgage calculator */
.calc-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: 40px; align-items: center; }
.calc { padding: 26px; margin-top: 20px; box-shadow: none; border: 1px solid var(--line); }
.calc-result { background: var(--navy); color: #fff; border-radius: var(--radius); padding: 34px; border-top: 4px solid var(--gold); }
.calc-label { margin: 0; color: #cfd6e4; font-size: 14px; text-transform: uppercase; letter-spacing: .1em; }
.calc-big { font: 700 52px "Playfair Display", serif; color: var(--gold); margin: 4px 0 18px; }
.calc-list { margin: 0; }
.calc-list div { display: flex; justify-content: space-between; padding: 10px 0; border-top: 1px solid #2c3b5e; }
.calc-list dt { color: #cfd6e4; }
.calc-list dd { margin: 0; font-weight: 600; }
.calc-note { margin: 14px 0 0; color: var(--gold); font-size: 14px; min-height: 1em; }
.calc-fine { margin: 10px 0 0; color: #8f9bb3; font-size: 12px; }

/* Communities page */
.area-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.area { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; scroll-margin-top: 100px; }
.area-img { aspect-ratio: 16 / 10; background: linear-gradient(to top, rgba(20,33,61,.85), rgba(20,33,61,.05) 60%), var(--img) center/cover; display: flex; align-items: end; padding: 16px 18px; }
.area-img span { color: #fff; font: 700 24px "Playfair Display", serif; }
.area-body { padding: 18px 20px 22px; }
.area-body p { margin: 0 0 12px; color: var(--muted); font-size: 15px; }
.area-more { max-width: 680px; margin: 36px auto 0; }
.center { text-align: center; }

/* About page brokerage band */
.brokerage-band { background: #fff; border-top: 1px solid var(--line); }
.brokerage-inner { display: flex; align-items: center; gap: 40px; }
.brokerage-inner img { width: 240px; flex-shrink: 0; }
.brokerage-inner h2 { font-size: 28px; }

/* Contact map */
.map-wrap iframe { display: block; width: 100%; height: 380px; border: 0; }

/* Privacy */
.prose { max-width: 760px; }
.prose h2 { font-size: 24px; margin-top: 28px; }

/* Footer with 4 columns */
.footer-grid-4 { grid-template-columns: 1.6fr 1fr 1fr 1.1fr; }

[id] { scroll-margin-top: 90px; }

@media (max-width: 1024px) {
  .info-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .step-grid, .area-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 960px) {
  .two-col-text, .calc-grid { grid-template-columns: 1fr; gap: 24px; }
  .footer-grid-4 { grid-template-columns: 1fr 1fr; }
  .brokerage-inner { flex-direction: column; text-align: center; gap: 20px; }
}
@media (max-width: 640px) {
  .info-grid, .step-grid, .area-grid { grid-template-columns: 1fr; }
  .calc-big { font-size: 42px; }
  .calc-result { padding: 26px 22px; }
  .page-hero { padding: 40px 0 52px; }
  .map-wrap iframe { height: 300px; }
  .footer-grid-4 { grid-template-columns: 1fr; }
}

/* ===== Commercial ===== */
.page-hero.no-photo { background: radial-gradient(circle at 85% 20%, rgba(192,139,44,.28), transparent 45%), linear-gradient(120deg, var(--navy) 0%, var(--navy-2) 100%); }
.service-grid-4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.commercial-grid { display: grid; grid-template-columns: 1.3fr 1fr; gap: 56px; align-items: center; }
.feature-quote { margin: 0 auto; max-width: 820px; background: var(--navy); color: #fff; border-radius: var(--radius); padding: 40px 44px; border-left: 5px solid var(--gold); position: relative; }
.feature-quote::before { content: "\201C"; position: absolute; top: -8px; right: 28px; font: 700 120px/1 "Playfair Display", serif; color: rgba(192,139,44,.35); }
.feature-quote blockquote { margin: 0 0 16px; font: 600 24px/1.45 "Playfair Display", serif; }
.feature-quote figcaption { color: var(--gold); font-weight: 600; font-size: 15px; }
.feature-quote.small { padding: 32px 34px; }
.feature-quote.small blockquote { font-size: 21px; }
/* Keep 7 menu items on one line at mid widths */
@media (max-width: 1240px) and (min-width: 961px) {
  .header-brokerage { height: 38px; }
  .brand-divider { height: 30px; }
  .logo-text { font-size: 19px; }
  .nav > ul > li > a { padding: 10px 8px; font-size: 15px; }
}
@media (max-width: 1100px) and (min-width: 961px) {
  .logo-text small { display: none; }
  .nav > ul > li > a { padding: 10px 6px; font-size: 14px; }
}
@media (max-width: 1024px) {
  .service-grid-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 960px) {
  .commercial-grid { grid-template-columns: 1fr; gap: 32px; }
}
@media (max-width: 640px) {
  .service-grid-4 { grid-template-columns: 1fr; }
  .feature-quote { padding: 28px 24px; }
  .feature-quote blockquote, .feature-quote.small blockquote { font-size: 19px; }
}

/* Homepage banner photo */
.home-hero {
  background: linear-gradient(100deg, rgba(20,33,61,.92) 0%, rgba(20,33,61,.72) 48%, rgba(20,33,61,.2) 100%),
              url("images/hero-kitchen.jpg") center 40% / cover;
}
@media (max-width: 640px) {
  .home-hero { background: linear-gradient(rgba(20,33,61,.78), rgba(20,33,61,.82)), url("images/hero-kitchen.jpg") 60% center / cover; }
}

/* Hidden spam-trap field */
.hp { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; opacity: 0; }

/* Homepage banner: lighter blue shade */
.home-hero {
  background: linear-gradient(100deg, rgba(20,33,61,.74) 0%, rgba(20,33,61,.45) 50%, rgba(20,33,61,.05) 100%),
              url("images/hero-kitchen.jpg") center 40% / cover;
}
.home-hero h1, .home-hero .lead, .home-hero .eyebrow { text-shadow: 0 2px 14px rgba(10,18,36,.55); }
.home-hero .lead { color: #fff; }
@media (max-width: 640px) {
  .home-hero { background: linear-gradient(rgba(20,33,61,.58), rgba(20,33,61,.66)), url("images/hero-kitchen.jpg") 60% center / cover; }
}

/* ===== Asking-price comparison ===== */
.stats-grid { grid-template-columns: repeat(4, 1fr); }
.stats-grid div { border-right: 1px solid #2c3b5e; border-bottom: 0; }
.stats-grid div:last-child { border-right: 0; }
@media (max-width: 960px) {
  .stats-grid { grid-template-columns: 1fr 1fr; gap: 0; }
  .stats-grid div { padding: 14px 8px; border-right: 0; border-bottom: 1px solid #2c3b5e; }
  .stats-grid div:nth-child(odd) { border-right: 1px solid #2c3b5e; }
  .stats-grid div:nth-last-child(-n+2) { border-bottom: 0; }
}
@media (max-width: 640px) {
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .stats-grid strong { font-size: 28px; }
}

.compare-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.compare-example { font-size: 18px; margin: 0 0 24px; }
.compare-example strong { color: var(--navy); }
.compare-card { background: var(--navy); color: #fff; border-radius: var(--radius); padding: 34px; border-top: 4px solid var(--gold); }
.compare-title { margin: 0 0 22px; font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: #cfd6e4; }
.compare-row { margin-bottom: 22px; }
.compare-label { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 8px; }
.compare-label span { color: #cfd6e4; }
.compare-label strong { font: 700 28px "Playfair Display", serif; color: #cfd6e4; }
.compare-row.ali .compare-label span { color: #fff; font-weight: 600; }
.compare-row.ali .compare-label strong { color: var(--gold); font-size: 40px; }
.compare-track { height: 14px; background: #2c3b5e; border-radius: 99px; overflow: hidden; }
/* Bars start at 80% so the gap between 92% and 98.7% is visible */
.compare-bar { height: 100%; width: calc((var(--w) - 80%) * 5); background: #7d8aa5; border-radius: 99px; }
.compare-row.ali .compare-bar { background: linear-gradient(90deg, var(--gold-dark), var(--gold)); }
.compare-fine { margin: 6px 0 0; font-size: 12px; color: #8f9bb3; }

.compare-side { background: var(--navy); border: 0; text-align: center; border-top: 4px solid var(--gold) !important; }
.compare-big { font: 700 52px/1 "Playfair Display", serif; color: var(--gold); margin: 0 0 6px; }
.compare-sub { color: #fff; font-weight: 600; margin: 0 0 6px; }
.compare-side .muted { color: #b9c3d8; }
.small { font-size: 14px; margin: 0; }
.sidebar .side-card.compare-side:first-child { border-top: 4px solid var(--gold); }

@media (max-width: 960px) {
  .compare-grid { grid-template-columns: 1fr; gap: 32px; }
}
@media (max-width: 640px) {
  .compare-card { padding: 26px 22px; }
  .compare-row.ali .compare-label strong { font-size: 34px; }
}

.compare-hero { font: 700 64px/1 "Playfair Display", serif; color: var(--gold); margin: 0 0 18px; }
.compare-points { list-style: none; padding: 0; margin: 0 0 18px; display: flex; flex-wrap: wrap; gap: 8px 18px; }
.compare-points li::before { content: "✓ "; color: var(--gold); font-weight: 700; }
.compare-fine { line-height: 1.5; }

.stats-grid span { display: block; line-height: 1.35; }

/* ===== RECO / compliance ===== */
.topbar-brokerage { color: #cfd6e4; font-size: 12.5px; margin-left: 18px; margin-right: auto; white-space: nowrap; }
.topbar-inner { gap: 12px; }
@media (max-width: 1100px) { .topbar-links > a { display: none; } }
@media (max-width: 760px) { .topbar-brokerage { display: none; } }
.footer-legal { border-top: 1px solid #2c3b5e; padding-top: 20px; padding-bottom: 4px; font-size: 12.5px; color: #9aa6bf; }
.footer-legal p { margin: 0 0 8px; max-width: 980px; }
.footer-legal strong { color: #cfd6e4; }
.review-note { font-size: 13px; color: var(--muted); margin-top: 10px !important; }
.contact-form .consent { margin-top: 12px; }

.stats-note { margin: 0 auto; padding-bottom: 16px; text-align: center; font-size: 12px; color: #9aa6bf; }

/* Title on its own line under the name; keep menu items on one line */
.logo-text { line-height: 1.15; }
.logo-text small { display: block; margin: 3px 0 0; font-size: 10.5px; letter-spacing: .14em; }
.nav > ul > li > a { white-space: nowrap; }
@media (max-width: 1100px) and (min-width: 961px) { .logo-text small { display: block; } }

/* Phones: 16px form text stops iPhone from zooming in when a field is tapped */
@media (max-width: 760px) {
  input, select, textarea { font-size: 16px !important; }
  .topbar select { font-size: 16px !important; padding: 0 2px; transform: scale(.8); transform-origin: right center; }
}