/* ============================= VARIABLES ============================= */
:root{
  --barn-red:#9a3324;
  --barn-red-dark:#6f2015;
  --barn-red-light:#c14a34;
  --wheat:#d7a340;
  --wheat-light:#f2d98f;
  --wheat-dark:#a97a1f;
  --slate:#4d5a5e;
  --slate-dark:#333e42;
  --cream:#f8f1e2;
  --cream-dark:#efe3c6;
  --cream-darker:#e5d5ab;
  --ink:#2a2318;
  --ink-soft:#564a37;
  --white:#fffdf8;
  --green-field:#5c6f3e;
  --shadow:0 10px 30px rgba(42,35,24,.14);
  --shadow-lg:0 20px 60px rgba(42,35,24,.22);
  --radius:14px;
  --radius-sm:8px;
  --ff-head:'Outfit',sans-serif;
  --ff-body:'Outfit',sans-serif;
  --ff-serif:'Instrument Serif',serif;
  --ff-mono:'JetBrains Mono',monospace;
  --maxw:1240px;
}

*,*::before,*::after{box-sizing:border-box;}
html{scroll-behavior:smooth;}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto;}
  *,*::before,*::after{animation-duration:.001ms !important;animation-iteration-count:1 !important;transition-duration:.001ms !important;scroll-behavior:auto !important;}
}
body{
  margin:0;
  font-family:var(--ff-body);
  background:var(--cream);
  color:var(--ink);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block;}
a{color:inherit;}
h1,h2,h3,h4{font-family:var(--ff-head);margin:0 0 .5em;line-height:1.15;font-weight:700;color:var(--slate-dark);}
p{margin:0 0 1em;}
ul{margin:0;padding:0;list-style:none;}
button{font-family:inherit;cursor:pointer;}
input,select,textarea{font-family:inherit;}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 20px;}

:focus-visible{
  outline:3px solid var(--barn-red);
  outline-offset:3px;
  border-radius:4px;
}

/* skip link */
.skip-link{
  position:absolute;left:-999px;top:0;
  background:var(--barn-red);color:#fff;padding:12px 20px;
  z-index:10000;border-radius:0 0 8px 0;font-weight:600;text-decoration:none;
}
.skip-link:focus{left:0;}

/* ============================= HEADER ============================= */
.site-header{
  position:sticky;top:0;z-index:900;
  background:rgba(248,241,226,.92);
  backdrop-filter:blur(8px);
  border-bottom:1px solid var(--cream-darker);
  transition:box-shadow .25s ease;
}
.site-header.scrolled{box-shadow:0 6px 20px rgba(42,35,24,.12);}
.header-inner{
  display:flex;align-items:center;justify-content:space-between;
  padding:14px 20px;max-width:var(--maxw);margin:0 auto;
  gap:16px;
}
.brand{
  display:flex;align-items:center;gap:10px;
  text-decoration:none;color:var(--slate-dark);
}
.brand-mark{
  width:44px;height:44px;flex:none;
}
.brand-text{
  display:flex;flex-direction:column;line-height:1.1;
}
.brand-text strong{
  font-size:1.15rem;font-weight:800;letter-spacing:.2px;
}
.brand-text span{
  font-family:var(--ff-mono);font-size:.62rem;letter-spacing:2px;
  text-transform:uppercase;color:var(--barn-red);
}
.main-nav{
  display:none;
}
.main-nav ul{display:flex;gap:26px;align-items:center;}
.main-nav a{
  text-decoration:none;font-weight:600;font-size:.95rem;color:var(--slate-dark);
  padding:6px 2px;border-bottom:2px solid transparent;transition:border-color .2s,color .2s;
}
.main-nav a:hover{color:var(--barn-red);border-color:var(--wheat);}
.main-nav a.is-active{color:var(--barn-red);border-color:var(--barn-red);}
.header-cta{
  display:none;
  align-items:center;gap:14px;
}
.header-phone{
  font-family:var(--ff-mono);font-weight:600;font-size:.9rem;text-decoration:none;
  color:var(--slate-dark);white-space:nowrap;
}
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:8px;
  padding:12px 22px;border-radius:999px;border:2px solid transparent;
  font-weight:700;font-size:.92rem;text-decoration:none;cursor:pointer;
  transition:transform .18s ease,box-shadow .18s ease,background .2s,color .2s,border-color .2s;
  white-space:nowrap;
}
.btn:hover{transform:translateY(-2px);}
.btn-primary{background:var(--barn-red);color:#fff;box-shadow:var(--shadow);}
.btn-primary:hover{background:var(--barn-red-dark);}
.btn-gold{background:var(--wheat);color:var(--ink);box-shadow:var(--shadow);}
.btn-gold:hover{background:var(--wheat-dark);color:#fff;}
.btn-outline{background:transparent;color:var(--slate-dark);border-color:var(--slate-dark);}
.btn-outline:hover{background:var(--slate-dark);color:#fff;}
.btn-outline.light{color:var(--cream);border-color:var(--cream);}
.btn-outline.light:hover{background:var(--cream);color:var(--slate-dark);}
.btn-sm{padding:8px 16px;font-size:.82rem;}
.btn:disabled{opacity:.55;cursor:not-allowed;transform:none;}

.hamburger{
  display:flex;flex-direction:column;justify-content:center;gap:5px;
  width:44px;height:44px;border:1px solid var(--cream-darker);border-radius:10px;
  background:var(--white);
}
.hamburger span{
  display:block;width:22px;height:2px;background:var(--slate-dark);margin:0 auto;
  transition:transform .25s ease,opacity .25s ease;
}
.hamburger[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg);}
.hamburger[aria-expanded="true"] span:nth-child(2){opacity:0;}
.hamburger[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}

.mobile-nav{
  display:none;flex-direction:column;
  background:var(--white);border-bottom:1px solid var(--cream-darker);
  padding:10px 20px 20px;
}
.mobile-nav.open{display:flex;}
.mobile-nav a{
  display:block;padding:12px 4px;text-decoration:none;font-weight:600;
  color:var(--slate-dark);border-bottom:1px solid var(--cream-dark);
}
.mobile-nav a.is-active{color:var(--barn-red);}
.mobile-nav .header-phone{display:block;margin-top:10px;}
.mobile-nav .btn{margin-top:12px;width:100%;}

@media(min-width:960px){
  .main-nav{display:block;}
  .header-cta{display:flex;}
  .hamburger{display:none;}
}

/* ============================= HERO ============================= */
.hero{
  position:relative;overflow:hidden;
  background:
    linear-gradient(160deg,rgba(42,35,24,.62),rgba(111,32,21,.55)),
    linear-gradient(120deg,var(--slate-dark),var(--barn-red-dark));
  color:var(--white);
  padding:70px 0 90px;
}
.hero-bg-photo{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  z-index:-2;opacity:.55;
}
.hero::after{
  content:"";position:absolute;inset:0;z-index:-1;
  background:repeating-linear-gradient(45deg,rgba(255,255,255,.035) 0 2px,transparent 2px 26px);
  pointer-events:none;
}
.hero-inner{position:relative;max-width:var(--maxw);margin:0 auto;padding:0 20px;}
.hero-eyebrow{
  font-family:var(--ff-mono);letter-spacing:3px;text-transform:uppercase;
  font-size:.75rem;color:var(--wheat-light);margin-bottom:16px;display:flex;align-items:center;gap:10px;
}
.hero-eyebrow::before{content:"";width:34px;height:2px;background:var(--wheat);display:inline-block;}
.hero h1{
  font-size:clamp(2.2rem,6vw,3.6rem);color:#fff;max-width:16ch;margin-bottom:.3em;
}
.hero h1 em{
  font-family:var(--ff-serif);font-style:italic;color:var(--wheat-light);font-weight:400;
}
.hero-sub{
  font-size:1.1rem;max-width:52ch;color:var(--cream-dark);margin-bottom:34px;
}
.hero-search{
  background:rgba(255,253,248,.97);color:var(--ink);
  border-radius:var(--radius);padding:20px;box-shadow:var(--shadow-lg);
  display:grid;gap:14px;
}
.hero-search-row{
  display:grid;gap:12px;grid-template-columns:1fr;
}
.field{
  display:flex;flex-direction:column;gap:6px;
}
.field label{
  font-family:var(--ff-mono);font-size:.68rem;text-transform:uppercase;letter-spacing:1.4px;
  color:var(--ink-soft);font-weight:600;
}
.field select,.field input,.field textarea{
  padding:12px 12px;border-radius:var(--radius-sm);border:1.5px solid var(--cream-darker);
  background:var(--white);font-size:.95rem;color:var(--ink);
}
.field select:focus,.field input:focus,.field textarea:focus{border-color:var(--barn-red);}
@media(min-width:720px){
  .hero-search-row{grid-template-columns:repeat(4,1fr);}
}
.hero-search-actions{display:flex;justify-content:flex-end;}
.hero-stats{
  display:flex;flex-wrap:wrap;gap:28px;margin-top:38px;
}
.hero-stat strong{
  display:block;font-family:var(--ff-mono);font-size:1.6rem;color:var(--wheat-light);
}
.hero-stat span{font-size:.82rem;color:var(--cream-dark);}

/* ============================= SECTION HEADERS ============================= */
.section{padding:76px 0;}
.section-alt{background:var(--white);}
.section-head{max-width:640px;margin:0 auto 44px;text-align:center;}
.section-head.left{margin:0 0 44px;text-align:left;}
.eyebrow{
  font-family:var(--ff-mono);letter-spacing:3px;text-transform:uppercase;font-size:.74rem;
  color:var(--barn-red);font-weight:700;display:inline-flex;align-items:center;gap:10px;margin-bottom:12px;
}
.eyebrow::before{content:"";width:26px;height:2px;background:var(--wheat);}
.section-head h2{font-size:clamp(1.7rem,4vw,2.5rem);}
.section-head p{color:var(--ink-soft);font-size:1.05rem;}

.reveal{opacity:0;transform:translateY(24px);transition:opacity .7s ease,transform .7s ease;}
.reveal.in-view{opacity:1;transform:translateY(0);}

/* ============================= WHY KEYSTONE ============================= */
.why-grid{
  display:grid;gap:26px;grid-template-columns:1fr;
}
@media(min-width:860px){
  .why-grid{grid-template-columns:1.1fr .9fr;align-items:center;}
}
.why-photo{
  border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-lg);
  border:6px solid var(--white);position:relative;
}
.why-photo img{width:100%;height:340px;object-fit:cover;}
.why-list{display:grid;gap:18px;margin-top:22px;}
.why-item{display:flex;gap:14px;align-items:flex-start;}
.why-item .icn{
  flex:none;width:44px;height:44px;border-radius:50%;background:var(--wheat-light);
  display:flex;align-items:center;justify-content:center;color:var(--barn-red-dark);
}
.why-item h4{margin-bottom:2px;font-size:1.02rem;}
.why-item p{margin:0;color:var(--ink-soft);font-size:.94rem;}

.stat-strip{
  margin-top:56px;display:grid;gap:20px;grid-template-columns:repeat(2,1fr);
  background:var(--slate-dark);color:var(--cream);border-radius:var(--radius);
  padding:36px 24px;
}
@media(min-width:720px){.stat-strip{grid-template-columns:repeat(4,1fr);}}
.stat-strip div{text-align:center;}
.stat-strip strong{
  display:block;font-family:var(--ff-mono);font-size:2rem;color:var(--wheat-light);
}
.stat-strip span{font-size:.82rem;color:var(--cream-dark);text-transform:uppercase;letter-spacing:1px;}

/* ============================= LISTINGS ============================= */
.listings-toolbar{
  display:flex;flex-direction:column;gap:18px;margin-bottom:30px;
  background:var(--white);border:1px solid var(--cream-darker);border-radius:var(--radius);
  padding:20px;
}
.filters-grid{
  display:grid;gap:12px;grid-template-columns:1fr 1fr;
}
@media(min-width:720px){
  .filters-grid{grid-template-columns:repeat(5,1fr);align-items:end;}
}
.filters-grid .field select{padding:10px;}
.toolbar-bottom{
  display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:14px;
  border-top:1px dashed var(--cream-darker);padding-top:16px;
}
.result-count{
  font-family:var(--ff-mono);font-size:.86rem;color:var(--ink-soft);
}
.result-count strong{color:var(--barn-red);font-size:1rem;}
.view-toggle{
  display:inline-flex;border:1.5px solid var(--slate-dark);border-radius:999px;overflow:hidden;
}
.view-toggle button{
  background:var(--white);border:none;padding:9px 18px;font-weight:700;font-size:.85rem;
  display:flex;align-items:center;gap:6px;color:var(--slate-dark);
}
.view-toggle button.active{background:var(--slate-dark);color:#fff;}
.sort-field{display:flex;align-items:center;gap:8px;}
.sort-field label{font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;color:var(--ink-soft);}
.sort-field select{padding:9px 10px;border-radius:var(--radius-sm);border:1.5px solid var(--cream-darker);background:var(--white);}
.reset-btn{
  background:none;border:none;text-decoration:underline;color:var(--barn-red);font-weight:600;font-size:.85rem;
}

.listing-grid{
  display:grid;gap:26px;grid-template-columns:1fr;
}
@media(min-width:640px){.listing-grid{grid-template-columns:repeat(2,1fr);}}
@media(min-width:1080px){.listing-grid{grid-template-columns:repeat(3,1fr);}}

.card{
  background:var(--white);border-radius:var(--radius);overflow:hidden;
  box-shadow:var(--shadow);border:1px solid var(--cream-darker);
  display:flex;flex-direction:column;transition:transform .25s ease,box-shadow .25s ease;
}
.card:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg);}
.card.pinned{outline:3px solid var(--wheat);outline-offset:-3px;}
.card-photo{
  position:relative;height:190px;
  display:flex;align-items:flex-end;padding:14px;
}
.card-photo::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(0deg,rgba(0,0,0,.42),transparent 60%);
}
.card-tag{
  position:relative;z-index:1;font-family:var(--ff-mono);font-size:.68rem;font-weight:700;
  letter-spacing:1px;text-transform:uppercase;color:#fff;background:rgba(0,0,0,.35);
  padding:5px 10px;border-radius:999px;
}
.status-tag{
  position:absolute;top:12px;right:12px;z-index:1;
  font-family:var(--ff-mono);font-size:.66rem;font-weight:700;text-transform:uppercase;
  padding:5px 10px;border-radius:999px;letter-spacing:.6px;
}
.status-active{background:var(--green-field);color:#fff;}
.status-pending{background:var(--wheat);color:var(--ink);}
.status-new{background:var(--barn-red);color:#fff;}
.save-heart{
  position:absolute;bottom:12px;right:12px;z-index:1;
  width:38px;height:38px;border-radius:50%;border:none;background:rgba(255,255,255,.9);
  display:flex;align-items:center;justify-content:center;
}
.save-heart svg{width:18px;height:18px;stroke:var(--barn-red);fill:none;transition:fill .2s;}
.save-heart[aria-pressed="true"] svg{fill:var(--barn-red);}
.card-body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:10px;flex:1;}
.card-price{
  font-family:var(--ff-mono);font-size:1.35rem;font-weight:700;color:var(--barn-red-dark);
}
.card-title{font-size:1.08rem;margin:0;}
.card-address{
  color:var(--ink-soft);font-size:.88rem;display:flex;gap:6px;align-items:flex-start;
}
.card-address svg{flex:none;width:15px;height:15px;margin-top:2px;stroke:var(--slate);}
.card-specs{
  display:flex;flex-wrap:wrap;gap:12px;font-family:var(--ff-mono);font-size:.8rem;color:var(--slate-dark);
  border-top:1px dashed var(--cream-darker);padding-top:12px;margin-top:2px;
}
.card-specs span{display:flex;align-items:center;gap:5px;}
.card-specs svg{width:16px;height:16px;stroke:var(--barn-red);fill:none;}
.card-actions{display:flex;gap:10px;margin-top:8px;}
.card-actions .btn{flex:1;}

.empty-state{
  text-align:center;padding:60px 20px;color:var(--ink-soft);
  background:var(--white);border-radius:var(--radius);border:1px dashed var(--cream-darker);
}

/* MAP VIEW */
.map-view{
  display:none;
  background:linear-gradient(160deg,#e8dcb8,#d9c894 55%,#c9b979);
  border-radius:var(--radius);border:1px solid var(--cream-darker);
  position:relative;overflow:hidden;height:520px;box-shadow:var(--shadow);
}
.map-view.active{display:block;}
.map-roads::before,.map-roads::after{
  content:"";position:absolute;background:rgba(255,253,248,.55);
}
.map-roads::before{top:30%;left:0;right:0;height:8px;transform:rotate(-4deg);}
.map-roads::after{top:0;bottom:0;left:38%;width:8px;transform:rotate(8deg);}
.map-road-3{position:absolute;top:0;bottom:0;left:70%;width:6px;background:rgba(255,253,248,.5);transform:rotate(-10deg);}
.map-field{
  position:absolute;border-radius:50%;opacity:.5;
}
.map-legend{
  position:absolute;left:14px;bottom:14px;background:rgba(255,253,248,.92);
  border-radius:var(--radius-sm);padding:10px 14px;font-family:var(--ff-mono);font-size:.72rem;
  box-shadow:var(--shadow);display:flex;gap:14px;flex-wrap:wrap;max-width:90%;
}
.map-legend span{display:flex;align-items:center;gap:6px;}
.legend-dot{width:10px;height:10px;border-radius:50%;display:inline-block;}
.map-pin{
  position:absolute;transform:translate(-50%,-100%);
  background:none;border:none;padding:0;line-height:0;
}
.map-pin svg{width:34px;height:34px;filter:drop-shadow(0 3px 4px rgba(0,0,0,.35));transition:transform .15s ease;}
.map-pin:hover svg,.map-pin:focus-visible svg{transform:scale(1.18);}
.map-pin .pin-price{
  position:absolute;top:-11px;left:50%;transform:translateX(-50%);
  font-family:var(--ff-mono);font-size:.62rem;font-weight:700;color:#fff;
  background:var(--slate-dark);padding:2px 6px;border-radius:6px;white-space:nowrap;
}
.map-pin.pin-active svg{transform:scale(1.3);}
.map-pin.pin-active .pin-price{background:var(--barn-red);}

/* ============================= MODAL ============================= */
.modal-overlay{
  position:fixed;inset:0;background:rgba(30,24,15,.68);
  display:none;align-items:flex-start;justify-content:center;
  padding:24px 16px;overflow-y:auto;z-index:2000;
}
.modal-overlay.open{display:flex;}
.modal{
  background:var(--white);border-radius:var(--radius);max-width:820px;width:100%;
  margin:20px auto;box-shadow:var(--shadow-lg);position:relative;
}
.modal-close{
  position:absolute;top:14px;right:14px;width:40px;height:40px;border-radius:50%;
  background:var(--cream);border:1px solid var(--cream-darker);display:flex;align-items:center;justify-content:center;z-index:2;
}
.modal-gallery{
  display:grid;grid-template-columns:2fr 1fr;gap:6px;height:280px;
  border-radius:var(--radius) var(--radius) 0 0;overflow:hidden;
}
.modal-gallery-main{grid-row:span 2;}
.modal-gallery > div{position:relative;}
.modal-body{padding:26px;}
.modal-body h3{font-size:1.5rem;margin-bottom:4px;}
.modal-price-row{
  display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:10px;
  margin-bottom:16px;
}
.modal-price{font-family:var(--ff-mono);font-size:1.6rem;color:var(--barn-red-dark);font-weight:700;}
.modal-specs{
  display:grid;grid-template-columns:repeat(2,1fr);gap:12px;margin:18px 0;
}
@media(min-width:520px){.modal-specs{grid-template-columns:repeat(4,1fr);}}
.modal-specs div{
  background:var(--cream);border-radius:var(--radius-sm);padding:12px;text-align:center;
}
.modal-specs strong{display:block;font-family:var(--ff-mono);font-size:1.1rem;color:var(--slate-dark);}
.modal-specs span{font-size:.72rem;text-transform:uppercase;color:var(--ink-soft);letter-spacing:.6px;}
.modal-desc{color:var(--ink-soft);}
.calc-box{
  margin-top:24px;background:var(--cream);border-radius:var(--radius);padding:20px;
}
.calc-box h4{display:flex;align-items:center;gap:8px;}
.calc-grid{display:grid;gap:14px;grid-template-columns:1fr 1fr;margin-top:14px;}
@media(min-width:520px){.calc-grid{grid-template-columns:repeat(4,1fr);}}
.calc-result{
  margin-top:16px;background:var(--slate-dark);color:#fff;border-radius:var(--radius-sm);
  padding:16px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:8px;
}
.calc-result strong{font-family:var(--ff-mono);font-size:1.5rem;color:var(--wheat-light);}
.calc-result span{font-size:.8rem;color:var(--cream-dark);}

/* ============================= SELL / VALUATION ============================= */
.sell-section{
  background:linear-gradient(135deg,var(--barn-red-dark),var(--barn-red));
  color:#fff;border-radius:var(--radius);padding:48px 28px;
  display:grid;gap:34px;
}
@media(min-width:900px){.sell-section{grid-template-columns:1fr 1fr;padding:56px;}}
.sell-copy .eyebrow{color:var(--wheat-light);}
.sell-copy .eyebrow::before{background:var(--wheat-light);}
.sell-copy h2{color:#fff;}
.sell-copy p{color:var(--cream-dark);}
.sell-copy ul{margin-top:18px;display:grid;gap:10px;}
.sell-copy li{display:flex;gap:10px;align-items:flex-start;color:var(--cream);font-size:.95rem;}
.sell-copy li svg{flex:none;width:20px;height:20px;stroke:var(--wheat-light);margin-top:2px;}
.val-card{
  background:var(--white);color:var(--ink);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow-lg);
}
.val-card h3{font-size:1.2rem;}
.val-grid{display:grid;gap:14px;margin-top:14px;}
@media(min-width:480px){.val-grid{grid-template-columns:1fr 1fr;}}
.val-result{
  margin-top:18px;background:var(--cream);border-radius:var(--radius-sm);padding:16px;display:none;
}
.val-result.show{display:block;}
.val-result strong{font-family:var(--ff-mono);font-size:1.4rem;color:var(--barn-red-dark);display:block;}

/* ============================= PREQUAL + SCHEDULER + AGENTS ============================= */
.support-grid{
  display:grid;gap:28px;grid-template-columns:1fr;
}
@media(min-width:900px){.support-grid{grid-template-columns:1fr 1fr;}}
.tool-card{
  background:var(--white);border:1px solid var(--cream-darker);border-radius:var(--radius);
  padding:28px;box-shadow:var(--shadow);
}
.tool-card h3{display:flex;align-items:center;gap:10px;font-size:1.25rem;}
.tool-card h3 svg{width:26px;height:26px;stroke:var(--barn-red);}
.form-grid{display:grid;gap:14px;margin-top:18px;}
@media(min-width:520px){.form-grid.two{grid-template-columns:1fr 1fr;}}
.form-note{font-size:.78rem;color:var(--ink-soft);margin-top:10px;}
.confirm-msg{
  margin-top:16px;padding:14px 16px;border-radius:var(--radius-sm);
  background:#eef3e6;border:1px solid #c9dbb4;color:#3c5426;font-size:.92rem;display:none;gap:10px;align-items:flex-start;
}
.confirm-msg.show{display:flex;}
.confirm-msg svg{flex:none;width:20px;height:20px;stroke:#3c5426;margin-top:2px;}

.agent-grid{
  margin-top:36px;display:grid;gap:22px;grid-template-columns:1fr;
}
@media(min-width:640px){.agent-grid{grid-template-columns:repeat(2,1fr);}}
@media(min-width:960px){.agent-grid{grid-template-columns:repeat(3,1fr);}}
.agent-card{
  background:var(--white);border-radius:var(--radius);padding:22px;text-align:center;
  box-shadow:var(--shadow);border:1px solid var(--cream-darker);
}
.agent-avatar{
  width:76px;height:76px;border-radius:50%;margin:0 auto 14px;
  display:flex;align-items:center;justify-content:center;color:#fff;font-family:var(--ff-mono);
  font-weight:700;font-size:1.3rem;
}
.agent-card h4{margin-bottom:2px;}
.agent-title{font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;color:var(--barn-red);letter-spacing:1px;margin-bottom:10px;}
.agent-card p{font-size:.86rem;color:var(--ink-soft);}
.agent-phone{font-family:var(--ff-mono);font-size:.86rem;font-weight:600;display:block;margin-top:8px;}

/* ============================= TESTIMONIALS ============================= */
.testi-grid{display:grid;gap:24px;grid-template-columns:1fr;}
@media(min-width:800px){.testi-grid{grid-template-columns:repeat(3,1fr);}}
.testi-card{
  background:var(--white);border-radius:var(--radius);padding:26px;box-shadow:var(--shadow);
  border-top:4px solid var(--wheat);
}
.stars{display:flex;gap:3px;margin-bottom:12px;}
.stars svg{width:17px;height:17px;fill:var(--wheat);}
.testi-quote{
  font-family:var(--ff-serif);font-style:italic;font-size:1.3rem;color:var(--slate-dark);
  line-height:1.4;margin-bottom:16px;
}
.testi-name{font-weight:700;font-size:.92rem;}
.testi-loc{font-family:var(--ff-mono);font-size:.76rem;color:var(--ink-soft);}

/* ============================= FOOTER ============================= */
.site-footer{
  background:var(--slate-dark);color:var(--cream-dark);padding:60px 0 26px;
}
.footer-grid{
  display:grid;gap:36px;grid-template-columns:1fr;
}
@media(min-width:760px){.footer-grid{grid-template-columns:1.4fr 1fr 1fr 1fr;}}
.footer-brand{display:flex;gap:10px;align-items:center;margin-bottom:14px;}
.footer-brand strong{color:#fff;font-size:1.15rem;}
.site-footer h5{
  color:#fff;font-family:var(--ff-mono);font-size:.78rem;text-transform:uppercase;letter-spacing:1.6px;margin-bottom:14px;
}
.site-footer p{font-size:.88rem;color:var(--cream-dark);}
.site-footer address{font-style:normal;font-size:.88rem;color:var(--cream-dark);line-height:1.6;}
.site-footer address a{text-decoration:none;color:var(--cream-dark);}
.site-footer address a:hover{color:var(--wheat-light);}
.footer-links li{margin-bottom:8px;}
.footer-links a{text-decoration:none;font-size:.9rem;color:var(--cream-dark);}
.footer-links a:hover{color:var(--wheat-light);}
.footer-service-area{
  margin-top:34px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);
  font-size:.82rem;color:var(--cream-dark);
}
.social-row{display:flex;gap:10px;margin-top:14px;}
.social-row a{
  width:38px;height:38px;border-radius:50%;background:rgba(255,255,255,.08);
  display:flex;align-items:center;justify-content:center;
}
.social-row svg{width:18px;height:18px;stroke:var(--cream-dark);}
.social-row a:hover{background:var(--barn-red);}
.footer-bottom{
  margin-top:40px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);
  display:flex;flex-wrap:wrap;justify-content:space-between;gap:14px;font-size:.78rem;color:rgba(255,255,255,.55);
}
.equal-housing{display:flex;align-items:center;gap:8px;}
.equal-housing svg{width:22px;height:22px;stroke:var(--cream-dark);}

/* ============================= CHAT WIDGET ============================= */
.chat-widget{
  position:fixed;right:20px;bottom:88px;z-index:1500;
  width:330px;max-width:calc(100vw - 40px);
  background:var(--white);border-radius:var(--radius);box-shadow:var(--shadow-lg);
  display:none;flex-direction:column;overflow:hidden;border:1px solid var(--cream-darker);
}
.chat-widget.open{display:flex;}
.chat-head{
  background:var(--barn-red);color:#fff;padding:14px 16px;display:flex;justify-content:space-between;align-items:center;
}
.chat-head strong{font-size:.95rem;}
.chat-head span{font-size:.72rem;color:var(--wheat-light);font-family:var(--ff-mono);}
.chat-close{background:none;border:none;color:#fff;width:30px;height:30px;border-radius:50%;display:flex;align-items:center;justify-content:center;}
.chat-body{
  padding:16px;height:280px;overflow-y:auto;display:flex;flex-direction:column;gap:10px;background:var(--cream);
}
.chat-msg{
  max-width:82%;padding:10px 13px;border-radius:14px;font-size:.86rem;line-height:1.4;
}
.chat-msg.bot{background:var(--white);border:1px solid var(--cream-darker);align-self:flex-start;border-bottom-left-radius:4px;}
.chat-msg.user{background:var(--barn-red);color:#fff;align-self:flex-end;border-bottom-right-radius:4px;}
.chat-quick{
  padding:10px 12px;display:flex;flex-wrap:wrap;gap:8px;border-top:1px solid var(--cream-darker);background:var(--white);
}
.chat-quick button{
  background:var(--cream);border:1px solid var(--cream-darker);border-radius:999px;padding:7px 12px;font-size:.76rem;color:var(--slate-dark);font-weight:600;
}
.chat-quick button:hover{background:var(--wheat-light);}
.chat-fab{
  position:fixed;right:20px;bottom:20px;z-index:1501;
  width:60px;height:60px;border-radius:50%;background:var(--barn-red);color:#fff;border:none;
  box-shadow:var(--shadow-lg);display:flex;align-items:center;justify-content:center;
}
.chat-fab svg{width:26px;height:26px;stroke:#fff;fill:none;}
.chat-fab:hover{background:var(--barn-red-dark);}

/* ============================= CONCEPT BADGE ============================= */
.concept-badge{
  position:fixed;left:16px;bottom:16px;z-index:1600;
  background:rgba(42,35,24,.82);color:#fff;text-decoration:none;
  font-family:var(--ff-mono);font-size:.72rem;padding:9px 16px;border-radius:999px;
  backdrop-filter:blur(4px);border:1px solid rgba(255,255,255,.2);
}
.concept-badge:hover{background:var(--barn-red);}

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

/* ============================= ADDED: MULTI-PAGE COMPONENTS ============================= */
/* Interior page hero (smaller than the home hero) */
.page-hero{
  position:relative;overflow:hidden;
  background:
    linear-gradient(160deg,rgba(42,35,24,.66),rgba(111,32,21,.58)),
    linear-gradient(120deg,var(--slate-dark),var(--barn-red-dark));
  color:var(--white);padding:52px 0 58px;
}
.page-hero::after{
  content:"";position:absolute;inset:0;z-index:0;
  background:repeating-linear-gradient(45deg,rgba(255,255,255,.035) 0 2px,transparent 2px 26px);
  pointer-events:none;
}
.page-hero-inner{position:relative;z-index:1;max-width:var(--maxw);margin:0 auto;padding:0 20px;}
.page-hero h1{font-size:clamp(1.9rem,5vw,3rem);color:#fff;max-width:20ch;margin-bottom:.35em;}
.page-hero h1 em{font-family:var(--ff-serif);font-style:italic;color:var(--wheat-light);font-weight:400;}
.page-hero p{font-size:1.05rem;color:var(--cream-dark);max-width:60ch;margin-bottom:0;}

/* Breadcrumb */
.breadcrumb{background:var(--white);border-bottom:1px solid var(--cream-darker);}
.breadcrumb ol{
  display:flex;flex-wrap:wrap;gap:8px;align-items:center;max-width:var(--maxw);
  margin:0 auto;padding:12px 20px;font-family:var(--ff-mono);font-size:.76rem;color:var(--ink-soft);
}
.breadcrumb li{display:flex;align-items:center;gap:8px;}
.breadcrumb li::after{content:"/";color:var(--cream-darker);}
.breadcrumb li:last-child::after{content:"";}
.breadcrumb a{color:var(--barn-red);text-decoration:none;font-weight:600;}
.breadcrumb a:hover{text-decoration:underline;}
.breadcrumb [aria-current="page"]{color:var(--ink-soft);}

/* Teasers (home) */
.teaser-grid{display:grid;gap:24px;grid-template-columns:1fr;}
@media(min-width:640px){.teaser-grid{grid-template-columns:repeat(2,1fr);}}
@media(min-width:960px){.teaser-grid{grid-template-columns:repeat(3,1fr);}}
.teaser{
  background:var(--white);border:1px solid var(--cream-darker);border-radius:var(--radius);
  padding:26px;box-shadow:var(--shadow);display:flex;flex-direction:column;gap:10px;
  text-decoration:none;color:inherit;transition:transform .25s ease,box-shadow .25s ease;
}
.teaser:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg);}
.teaser .icn{
  width:50px;height:50px;border-radius:12px;background:var(--wheat-light);
  display:flex;align-items:center;justify-content:center;color:var(--barn-red-dark);margin-bottom:4px;
}
.teaser .icn svg{width:26px;height:26px;stroke:var(--barn-red-dark);fill:none;}
.teaser h3{font-size:1.2rem;margin:0;}
.teaser p{font-size:.92rem;color:var(--ink-soft);margin:0;flex:1;}
.teaser .teaser-link{font-weight:700;color:var(--barn-red);font-size:.9rem;display:inline-flex;align-items:center;gap:6px;}

/* CTA band (shared) */
.cta-band{
  background:linear-gradient(135deg,var(--slate-dark),var(--barn-red-dark));
  color:#fff;border-radius:var(--radius);padding:44px 28px;text-align:center;
}
.cta-band h2{color:#fff;font-size:clamp(1.6rem,4vw,2.3rem);}
.cta-band p{color:var(--cream-dark);max-width:56ch;margin:0 auto 24px;}
.cta-actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;}

/* Prose / local content */
.prose{max-width:760px;margin:0 auto;}
.prose h2{font-size:clamp(1.5rem,3.5vw,2.1rem);margin-top:1.4em;}
.prose h3{font-size:1.25rem;margin-top:1.3em;color:var(--barn-red-dark);}
.prose p{color:var(--ink-soft);font-size:1.02rem;}
.prose ul.bullets{margin:0 0 1.2em;padding-left:0;display:grid;gap:8px;}
.prose ul.bullets li{display:flex;gap:10px;align-items:flex-start;color:var(--ink-soft);font-size:.98rem;}
.prose ul.bullets li::before{content:"";flex:none;width:8px;height:8px;margin-top:8px;border-radius:2px;background:var(--wheat);}

/* Areas: township / market cards */
.area-grid{display:grid;gap:24px;grid-template-columns:1fr;}
@media(min-width:720px){.area-grid{grid-template-columns:repeat(2,1fr);}}
.area-card{
  background:var(--white);border:1px solid var(--cream-darker);border-radius:var(--radius);
  padding:26px;box-shadow:var(--shadow);border-left:5px solid var(--wheat);
}
.area-card h3{font-size:1.25rem;display:flex;align-items:center;gap:10px;}
.area-card h3 .pin{
  flex:none;width:30px;height:30px;border-radius:50%;background:var(--wheat-light);
  display:flex;align-items:center;justify-content:center;
}
.area-card h3 .pin svg{width:16px;height:16px;stroke:var(--barn-red-dark);fill:none;}
.area-card p{color:var(--ink-soft);font-size:.94rem;margin-bottom:.6em;}
.area-card .area-meta{
  font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:1px;
  color:var(--barn-red);margin-bottom:10px;
}
.nearby-grid{display:grid;gap:14px;grid-template-columns:1fr;}
@media(min-width:640px){.nearby-grid{grid-template-columns:repeat(2,1fr);}}
@media(min-width:960px){.nearby-grid{grid-template-columns:repeat(3,1fr);}}
.nearby-card{
  background:var(--cream);border:1px solid var(--cream-darker);border-radius:var(--radius-sm);
  padding:18px 20px;
}
.nearby-card h4{margin-bottom:6px;font-size:1.02rem;color:var(--barn-red-dark);}
.nearby-card p{margin:0;font-size:.88rem;color:var(--ink-soft);}

/* FAQ */
.faq-list{max-width:820px;margin:0 auto;display:grid;gap:14px;}
.faq-item{
  background:var(--white);border:1px solid var(--cream-darker);border-radius:var(--radius);
  padding:20px 22px;box-shadow:var(--shadow);
}
.faq-item h3{font-size:1.05rem;margin-bottom:6px;color:var(--barn-red-dark);}
.faq-item p{margin:0;color:var(--ink-soft);font-size:.94rem;}

/* Contact layout */
.contact-grid{display:grid;gap:34px;grid-template-columns:1fr;}
@media(min-width:900px){.contact-grid{grid-template-columns:1fr 1fr;}}
.contact-info dl{margin:0;display:grid;gap:16px;}
.contact-info dt{
  font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:1.2px;color:var(--barn-red);
}
.contact-info dd{margin:2px 0 0;color:var(--ink-soft);font-size:.98rem;}
.contact-info dd a{color:var(--slate-dark);text-decoration:none;font-weight:600;}
.contact-info dd a:hover{color:var(--barn-red);}
.map-embed{
  margin-top:22px;height:220px;border-radius:var(--radius);overflow:hidden;
  background:linear-gradient(160deg,#e8dcb8,#d9c894 55%,#c9b979);position:relative;
  border:1px solid var(--cream-darker);
}
.map-embed .map-roads::before{top:40%;}
.map-embed .pin-static{
  position:absolute;left:50%;top:46%;transform:translate(-50%,-100%);
}
.map-embed .pin-static svg{width:40px;height:40px;filter:drop-shadow(0 3px 4px rgba(0,0,0,.35));}