:root{
  --teal-900:#08282a;
  --teal-800:#0d3d3f;
  --teal-700:#124f52;
  --navy-900:#0c1c2c;
  --navy-800:#132a3d;
  --gold-500:#c9a24b;
  --gold-400:#dab868;
  --gold-100:#f3e6c8;
  --cream-50:#faf7f0;
  --cream-100:#f3ede0;
  --white:#ffffff;
  --ink-900:#0e2023;
  --ink-700:#3c5254;
  --ink-500:#6b7f81;
  --line:#dcd4c2;
  --ok-green:#3f7a53;
  --pending-amber:#b9722c;
  --new-blue:#2c6a8f;
  --radius-sm:8px;
  --radius-md:14px;
  --radius-lg:22px;
  --shadow-sm:0 2px 8px rgba(10,30,32,.08);
  --shadow-md:0 12px 32px rgba(10,30,32,.14);
  --shadow-lg:0 24px 60px rgba(10,30,32,.22);
  --ff-head:'Outfit',sans-serif;
  --ff-body:'Outfit',sans-serif;
  --ff-serif:'Instrument Serif',serif;
  --ff-mono:'JetBrains Mono',monospace;
}

*,*::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);
  color:var(--ink-900);
  background:var(--cream-50);
  line-height:1.55;
  -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(--navy-900);}
p{margin:0 0 1em;}
.container{width:100%;max-width:1220px;margin:0 auto;padding:0 20px;}
section{padding:72px 0;}
.eyebrow{
  font-family:var(--ff-mono);
  font-size:.72rem;
  letter-spacing:.14em;
  text-transform:uppercase;
  color:var(--gold-500);
  font-weight:600;
  display:inline-block;
  margin-bottom:12px;
}
.section-head{max-width:680px;margin:0 auto 44px;text-align:center;}
.section-head p{color:var(--ink-700);font-size:1.05rem;}
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:8px;
  font-family:var(--ff-head);font-weight:600;font-size:.95rem;
  padding:13px 26px;border-radius:100px;border:1px solid transparent;
  cursor:pointer;text-decoration:none;transition:transform .18s ease, box-shadow .18s ease, background .18s ease, color .18s ease;
  line-height:1.1;
}
.btn-primary{background:var(--gold-500);color:var(--navy-900);box-shadow:var(--shadow-sm);}
.btn-primary:hover{background:var(--gold-400);transform:translateY(-2px);box-shadow:var(--shadow-md);}
.btn-outline{background:transparent;border-color:rgba(255,255,255,.5);color:#fff;}
.btn-outline:hover{background:rgba(255,255,255,.12);transform:translateY(-2px);}
.btn-dark{background:var(--teal-800);color:#fff;}
.btn-dark:hover{background:var(--teal-700);transform:translateY(-2px);box-shadow:var(--shadow-md);}
.btn-ghost{background:transparent;border-color:var(--line);color:var(--ink-900);}
.btn-ghost:hover{border-color:var(--teal-700);color:var(--teal-800);}
.btn-sm{padding:9px 18px;font-size:.85rem;}
.btn:focus-visible,a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{
  outline:3px solid var(--gold-500);outline-offset:2px;
}

.skip-link{
  position:absolute;left:12px;top:-60px;background:var(--navy-900);color:#fff;padding:12px 18px;
  border-radius:8px;z-index:1000;transition:top .2s ease;font-weight:600;
}
.skip-link:focus{top:12px;}

/* ===== Header ===== */
header.site-header{
  position:sticky;top:0;z-index:500;
  background:rgba(12,28,44,.92);
  backdrop-filter:blur(10px);
  border-bottom:1px solid rgba(255,255,255,.08);
  transition:box-shadow .2s ease;
}
header.site-header.scrolled{box-shadow:0 8px 26px rgba(8,16,20,.34);}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;padding:14px 20px;max-width:1220px;margin:0 auto;}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:#fff;}
.brand-mark{
  width:40px;height:40px;border-radius:10px;flex-shrink:0;
  background:linear-gradient(135deg,var(--gold-400),var(--gold-500) 55%,var(--teal-700));
  display:flex;align-items:center;justify-content:center;
  box-shadow:inset 0 0 0 1px rgba(255,255,255,.25);
}
.brand-mark svg{width:22px;height:22px;}
.brand-text{display:flex;flex-direction:column;line-height:1.1;}
.brand-text strong{font-family:var(--ff-head);font-size:1.12rem;font-weight:700;letter-spacing:.01em;}
.brand-text span{font-family:var(--ff-mono);font-size:.62rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-400);}

.primary-nav{display:none;}
.primary-nav ul{list-style:none;display:flex;gap:6px;margin:0;padding:0;align-items:center;}
.primary-nav a{
  display:block;padding:10px 14px;text-decoration:none;color:rgba(255,255,255,.86);
  font-size:.92rem;font-weight:500;border-radius:8px;transition:background .18s ease,color .18s ease;
}
.primary-nav a:hover{background:rgba(255,255,255,.09);color:#fff;}
.primary-nav a.is-active{background:rgba(255,255,255,.12);color:#fff;}
.header-cta{display:none;align-items:center;gap:10px;}
.header-phone{font-family:var(--ff-mono);color:var(--gold-400);text-decoration:none;font-size:.88rem;}

.hamburger{
  display:flex;align-items:center;justify-content:center;
  width:44px;height:44px;border-radius:10px;border:1px solid rgba(255,255,255,.25);
  background:transparent;cursor:pointer;
}
.hamburger span{display:block;width:20px;height:2px;background:#fff;position:relative;}
.hamburger span::before,.hamburger span::after{content:"";position:absolute;left:0;width:20px;height:2px;background:#fff;transition:transform .2s ease;}
.hamburger span::before{top:-6px;}
.hamburger span::after{top:6px;}
.hamburger[aria-expanded="true"] span{background:transparent;}
.hamburger[aria-expanded="true"] span::before{transform:translateY(6px) rotate(45deg);}
.hamburger[aria-expanded="true"] span::after{transform:translateY(-6px) rotate(-45deg);}

.mobile-nav{
  display:none;flex-direction:column;background:var(--navy-800);
  border-top:1px solid rgba(255,255,255,.08);
}
.mobile-nav.open{display:flex;}
.mobile-nav a{padding:16px 22px;text-decoration:none;color:#fff;border-bottom:1px solid rgba(255,255,255,.06);font-weight:500;}
.mobile-nav a:hover{background:rgba(255,255,255,.06);}
.mobile-nav a.is-active{background:rgba(255,255,255,.08);color:var(--gold-400);}
.mobile-nav .mobile-cta{padding:18px 22px;}

@media (min-width:920px){
  .primary-nav{display:block;}
  .header-cta{display:flex;}
  .hamburger{display:none;}
}

/* ===== Hero ===== */
.hero{
  position:relative;
  background:
    radial-gradient(circle at 15% 20%, rgba(201,162,75,.28), transparent 45%),
    radial-gradient(circle at 85% 80%, rgba(18,79,82,.55), transparent 55%),
    linear-gradient(160deg, var(--navy-900) 0%, var(--teal-900) 55%, var(--navy-800) 100%);
  color:#fff;
  padding:96px 0 80px;
  overflow:hidden;
}
.hero::after{
  content:"";position:absolute;inset:0;
  background-image:repeating-linear-gradient(115deg, rgba(255,255,255,.035) 0 2px, transparent 2px 90px);
  pointer-events:none;
}
.hero-compact{padding:64px 0 56px;}
.hero-inner{position:relative;z-index:2;max-width:820px;}
.hero .eyebrow{color:var(--gold-400);}
.hero h1{font-size:clamp(2.2rem,5.2vw,3.6rem);color:#fff;letter-spacing:-.01em;}
.hero h1 em{font-family:var(--ff-serif);font-style:italic;color:var(--gold-400);font-weight:400;}
.hero-sub{font-size:1.12rem;color:rgba(255,255,255,.82);max-width:600px;}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin:22px 0 40px;}

.search-panel{
  position:relative;z-index:2;
  background:rgba(250,247,240,.98);
  border-radius:var(--radius-lg);
  padding:20px;
  box-shadow:var(--shadow-lg);
  display:grid;
  grid-template-columns:1fr;
  gap:12px;
  color:var(--ink-900);
}
.search-panel .field{display:flex;flex-direction:column;gap:6px;}
.search-panel label{font-family:var(--ff-mono);font-size:.66rem;text-transform:uppercase;letter-spacing:.09em;color:var(--ink-700);}
.search-panel select,.search-panel input{
  font-family:var(--ff-body);font-size:.95rem;padding:12px 14px;border-radius:10px;
  border:1px solid var(--line);background:#fff;color:var(--ink-900);
}
.search-panel .btn{width:100%;}
@media (min-width:720px){
  .search-panel{grid-template-columns:1.4fr 1fr 1fr auto;align-items:end;}
}

.hero-stats{display:flex;flex-wrap:wrap;gap:32px;margin-top:44px;position:relative;z-index:2;}
.hero-stats .stat strong{display:block;font-family:var(--ff-head);font-size:1.9rem;color:var(--gold-400);}
.hero-stats .stat span{font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;color:rgba(255,255,255,.7);}

/* ===== Reveal ===== */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease, transform .7s ease;}
.reveal.in{opacity:1;transform:translateY(0);}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;}}

/* ===== Why section ===== */
.why-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media (min-width:760px){.why-grid{grid-template-columns:repeat(3,1fr);}}
.why-card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:28px 24px;
  box-shadow:var(--shadow-sm);
}
.why-card .icon{
  width:46px;height:46px;border-radius:12px;background:var(--teal-800);color:var(--gold-400);
  display:flex;align-items:center;justify-content:center;margin-bottom:16px;
}
.why-card h3{font-size:1.1rem;}
.why-card p{color:var(--ink-700);font-size:.94rem;margin-bottom:0;}

.about-photo-row{display:grid;grid-template-columns:1fr;gap:18px;margin-top:44px;}
@media (min-width:760px){.about-photo-row{grid-template-columns:1.3fr 1fr;}}
.about-photo{
  border-radius:var(--radius-lg);overflow:hidden;background:linear-gradient(135deg,var(--teal-800),var(--navy-800));
  min-height:220px;position:relative;box-shadow:var(--shadow-md);
}
.about-photo img{width:100%;height:100%;object-fit:cover;min-height:220px;}
.about-caption{
  position:absolute;left:0;right:0;bottom:0;padding:16px 18px;
  background:linear-gradient(0deg, rgba(8,16,20,.75), transparent);
  color:#fff;font-family:var(--ff-mono);font-size:.72rem;letter-spacing:.05em;
}

/* ===== Listings ===== */
.listings{background:var(--cream-100);}
.filter-bar{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:22px;box-shadow:var(--shadow-sm);margin-bottom:28px;
}
.filter-grid{display:grid;grid-template-columns:1fr;gap:14px;}
@media (min-width:680px){.filter-grid{grid-template-columns:repeat(2,1fr);}}
@media (min-width:1000px){.filter-grid{grid-template-columns:1.4fr .8fr .8fr .8fr .8fr;}}
.filter-field{display:flex;flex-direction:column;gap:6px;}
.filter-field label{font-family:var(--ff-mono);font-size:.65rem;text-transform:uppercase;letter-spacing:.08em;color:var(--ink-700);}
.filter-field input,.filter-field select{
  padding:11px 12px;border-radius:9px;border:1px solid var(--line);font-family:var(--ff-body);font-size:.92rem;background:var(--cream-50);
}
.price-range-row{display:flex;gap:8px;}
.price-range-row input{width:100%;}

.filter-footer{
  display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:12px;
  margin-top:18px;padding-top:18px;border-top:1px dashed var(--line);
}
.result-count{font-family:var(--ff-mono);font-size:.85rem;color:var(--teal-800);font-weight:600;}
.sort-field{display:flex;align-items:center;gap:8px;}
.sort-field label{font-family:var(--ff-mono);font-size:.7rem;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-700);}
.sort-field select{padding:9px 12px;border-radius:9px;border:1px solid var(--line);background:var(--cream-50);font-family:var(--ff-body);}

.listing-grid{
  display:grid;grid-template-columns:1fr;gap:24px;
}
@media (min-width:660px){.listing-grid{grid-template-columns:repeat(2,1fr);}}
@media (min-width:1020px){.listing-grid{grid-template-columns:repeat(3,1fr);}}

.listing-card{
  background:#fff;border-radius:var(--radius-md);overflow:hidden;border:1px solid var(--line);
  box-shadow:var(--shadow-sm);display:flex;flex-direction:column;transition:transform .22s ease, box-shadow .22s ease;
}
.listing-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-md);}
.listing-photo{
  position:relative;height:190px;
}
.listing-photo .price-badge{
  position:absolute;left:14px;bottom:14px;
  font-family:var(--ff-mono);font-weight:700;font-size:1.02rem;
  background:rgba(11,20,25,.82);color:#fff;padding:7px 12px;border-radius:8px;
}
.listing-photo .status-tag{
  position:absolute;right:14px;top:14px;
  font-family:var(--ff-mono);font-size:.66rem;text-transform:uppercase;letter-spacing:.06em;font-weight:700;
  padding:5px 10px;border-radius:100px;color:#fff;
}
.status-for-sale{background:var(--ok-green);}
.status-new{background:var(--new-blue);}
.status-pending{background:var(--pending-amber);}
.save-btn{
  position:absolute;right:14px;bottom:14px;
  width:36px;height:36px;border-radius:50%;border:none;background:rgba(255,255,255,.92);
  display:flex;align-items:center;justify-content:center;cursor:pointer;box-shadow:var(--shadow-sm);
}
.save-btn svg{width:18px;height:18px;stroke:var(--navy-900);fill:none;stroke-width:2;transition:fill .15s ease, stroke .15s ease;}
.save-btn.saved svg{fill:#c94b4b;stroke:#c94b4b;}

.listing-body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:10px;flex:1;}
.listing-type{font-family:var(--ff-mono);font-size:.65rem;text-transform:uppercase;letter-spacing:.08em;color:var(--gold-500);font-weight:700;}
.listing-address{font-size:1.02rem;font-weight:600;color:var(--navy-900);}
.listing-town{font-size:.85rem;color:var(--ink-500);margin-top:-6px;}
.specs-row{display:flex;gap:16px;font-size:.84rem;color:var(--ink-700);margin-top:4px;}
.specs-row span{display:flex;align-items:center;gap:5px;}
.specs-row svg{width:16px;height:16px;stroke:var(--teal-700);fill:none;stroke-width:1.8;}
.listing-actions{margin-top:auto;display:flex;gap:10px;padding-top:6px;}
.listing-actions .btn{flex:1;}

.empty-state{
  text-align:center;padding:60px 20px;color:var(--ink-500);font-family:var(--ff-mono);
  background:#fff;border:1px dashed var(--line);border-radius:var(--radius-md);
}

/* ===== Modal ===== */
.modal-overlay{
  position:fixed;inset:0;background:rgba(9,20,24,.68);z-index:900;
  display:none;align-items:flex-start;justify-content:center;padding:26px 16px;overflow-y:auto;
}
.modal-overlay.open{display:flex;}
.modal-box{
  background:#fff;border-radius:var(--radius-lg);max-width:820px;width:100%;
  box-shadow:var(--shadow-lg);margin:20px 0;overflow:hidden;
}
.modal-head{display:flex;align-items:flex-start;justify-content:space-between;padding:22px 24px 0;}
.modal-close{
  width:38px;height:38px;border-radius:50%;border:1px solid var(--line);background:#fff;cursor:pointer;
  display:flex;align-items:center;justify-content:center;flex-shrink:0;
}
.modal-gallery{display:grid;grid-template-columns:2fr 1fr;gap:6px;padding:18px 24px;}
.gallery-tile{border-radius:12px;min-height:110px;}
.gallery-main{grid-row:span 2;min-height:230px;}
.modal-content{padding:6px 24px 28px;}
.modal-content h2{font-size:1.5rem;}
.modal-price{font-family:var(--ff-mono);font-size:1.4rem;color:var(--teal-800);font-weight:700;}
.modal-specs{display:flex;flex-wrap:wrap;gap:18px;margin:16px 0;padding:16px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
.modal-specs .spec{font-size:.86rem;color:var(--ink-700);display:flex;align-items:center;gap:6px;}
.modal-specs svg{width:17px;height:17px;stroke:var(--teal-700);fill:none;stroke-width:1.8;}
.mortgage-mini{
  background:var(--cream-100);border-radius:var(--radius-md);padding:18px;margin-top:18px;
}
.mortgage-mini h4{font-size:.95rem;margin-bottom:10px;}
.mortgage-mini .mm-result{font-family:var(--ff-mono);font-size:1.3rem;color:var(--teal-800);font-weight:700;}
.mortgage-mini p{font-size:.78rem;color:var(--ink-500);margin:6px 0 0;}

/* ===== Mortgage calculator ===== */
.calc-section{
  background:linear-gradient(160deg,var(--navy-900),var(--teal-900));
  color:#fff;
}
.calc-section .section-head p{color:rgba(255,255,255,.75);}
.calc-section .eyebrow{color:var(--gold-400);}
.calc-section .section-head h2{color:#fff;}
.calc-wrap{
  display:grid;grid-template-columns:1fr;gap:26px;
  background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);
  border-radius:var(--radius-lg);padding:28px;backdrop-filter:blur(4px);
}
@media (min-width:840px){.calc-wrap{grid-template-columns:1fr 1fr;}}
.calc-form .field{margin-bottom:18px;}
.calc-form label{display:flex;justify-content:space-between;font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:.06em;color:rgba(255,255,255,.75);margin-bottom:8px;}
.calc-form label span.live-val{color:var(--gold-400);font-weight:700;}
.calc-form input[type="range"]{width:100%;accent-color:var(--gold-500);}
.calc-form input[type="number"]{
  width:100%;padding:11px 12px;border-radius:9px;border:1px solid rgba(255,255,255,.25);
  background:rgba(255,255,255,.08);color:#fff;font-family:var(--ff-body);font-size:.95rem;
}
.calc-result{
  background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.14);border-radius:var(--radius-md);
  padding:26px;display:flex;flex-direction:column;justify-content:center;align-items:flex-start;
}
.calc-result .label{font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;color:rgba(255,255,255,.7);}
.calc-result .amount{font-family:var(--ff-head);font-size:3rem;font-weight:800;color:var(--gold-400);margin:6px 0;}
.calc-result .amount span{font-size:1.1rem;font-weight:500;color:rgba(255,255,255,.75);}
.calc-breakdown{width:100%;margin-top:18px;border-top:1px solid rgba(255,255,255,.14);padding-top:16px;}
.calc-breakdown .row{display:flex;justify-content:space-between;font-size:.86rem;padding:5px 0;color:rgba(255,255,255,.85);}
.calc-breakdown .row strong{font-family:var(--ff-mono);color:#fff;}

/* ===== Sell CTA ===== */
.sell-section{background:var(--cream-50);}
.sell-wrap{
  display:grid;grid-template-columns:1fr;gap:32px;
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:38px;box-shadow:var(--shadow-sm);
}
@media (min-width:860px){.sell-wrap{grid-template-columns:1fr 1fr;align-items:center;}}
.sell-copy h2{font-size:1.9rem;}
.sell-copy .stat-strip{display:flex;gap:26px;margin-top:24px;flex-wrap:wrap;}
.sell-copy .stat-strip div strong{display:block;font-family:var(--ff-head);font-size:1.5rem;color:var(--teal-800);}
.sell-copy .stat-strip div span{font-family:var(--ff-mono);font-size:.68rem;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-500);}
.val-form{background:var(--cream-100);border-radius:var(--radius-md);padding:26px;border:1px solid var(--line);}
.val-form .field{margin-bottom:14px;display:flex;flex-direction:column;gap:6px;}
.val-form label{font-family:var(--ff-mono);font-size:.68rem;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-700);}
.val-form input{padding:12px 13px;border-radius:9px;border:1px solid var(--line);font-family:var(--ff-body);background:#fff;}
.val-form .btn{width:100%;margin-top:6px;}
.form-note{font-size:.78rem;color:var(--ink-500);margin-top:12px;text-align:center;}
.form-confirm{
  display:none;background:var(--teal-800);color:#fff;border-radius:10px;padding:16px;margin-top:14px;font-size:.9rem;
}
.form-confirm.show{display:block;}

/* ===== Testimonials ===== */
.testimonials{background:var(--navy-900);color:#fff;}
.testimonials .section-head h2{color:#fff;}
.testimonials .section-head p{color:rgba(255,255,255,.7);}
.t-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media (min-width:760px){.t-grid{grid-template-columns:repeat(3,1fr);}}
.t-card{
  background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:var(--radius-md);
  padding:26px;display:flex;flex-direction:column;gap:14px;
}
.stars{display:flex;gap:3px;}
.stars svg{width:16px;height:16px;fill:var(--gold-400);}
.t-quote{font-family:var(--ff-serif);font-style:italic;font-size:1.28rem;line-height:1.4;color:#fff;}
.t-author{font-family:var(--ff-mono);font-size:.76rem;color:var(--gold-400);text-transform:uppercase;letter-spacing:.05em;}

/* ===== Agents ===== */
.agents-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media (min-width:700px){.agents-grid{grid-template-columns:repeat(3,1fr);}}
.agent-card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:26px 22px;text-align:center;
  box-shadow:var(--shadow-sm);
}
.agent-avatar{
  width:84px;height:84px;border-radius:50%;margin:0 auto 16px;
  display:flex;align-items:center;justify-content:center;
  font-family:var(--ff-head);font-weight:700;font-size:1.4rem;color:#fff;
}
.agent-card h3{font-size:1.08rem;margin-bottom:2px;}
.agent-title{font-family:var(--ff-mono);font-size:.72rem;color:var(--gold-500);text-transform:uppercase;letter-spacing:.06em;margin-bottom:14px;}
.agent-contact{font-size:.86rem;color:var(--ink-700);display:flex;flex-direction:column;gap:4px;}
.agent-contact a{text-decoration:none;color:var(--teal-800);}

/* ===== Contact / Schedule forms ===== */
.contact-section{background:var(--cream-100);}
.forms-grid{display:grid;grid-template-columns:1fr;gap:24px;}
@media (min-width:840px){.forms-grid{grid-template-columns:1fr 1fr;}}
.form-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius-lg);padding:28px;box-shadow:var(--shadow-sm);}
.form-card h3{font-size:1.2rem;}
.form-card .field{margin-bottom:14px;display:flex;flex-direction:column;gap:6px;}
.form-card label{font-family:var(--ff-mono);font-size:.68rem;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-700);}
.form-card input,.form-card select,.form-card textarea{
  padding:12px 13px;border-radius:9px;border:1px solid var(--line);font-family:var(--ff-body);background:var(--cream-50);
  width:100%;
}
.two-col-fields{display:grid;grid-template-columns:1fr 1fr;gap:14px;}

/* ===== Footer ===== */
footer.site-footer{background:var(--navy-900);color:rgba(255,255,255,.82);padding:60px 0 30px;}
.footer-grid{display:grid;grid-template-columns:1fr;gap:34px;}
@media (min-width:760px){.footer-grid{grid-template-columns:1.4fr 1fr 1fr 1fr;}}
.footer-brand .brand{color:#fff;margin-bottom:14px;}
.footer-brand p{font-size:.88rem;color:rgba(255,255,255,.65);max-width:280px;}
.footer-col h4{font-family:var(--ff-mono);font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;color:var(--gold-400);margin-bottom:14px;}
.footer-col ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:9px;}
.footer-col a{text-decoration:none;color:rgba(255,255,255,.78);font-size:.9rem;}
.footer-col a:hover{color:var(--gold-400);}
.footer-col address{font-style:normal;font-size:.9rem;color:rgba(255,255,255,.78);line-height:1.7;}
.footer-col address a{text-decoration:none;color:rgba(255,255,255,.78);}
.footer-col address a:hover{color:var(--gold-400);}
.footer-service-note{font-size:.82rem;color:rgba(255,255,255,.6);margin-top:24px;max-width:640px;}
.social-row{display:flex;gap:10px;margin-top:16px;}
.social-row a{
  width:36px;height:36px;border-radius:50%;border:1px solid rgba(255,255,255,.25);
  display:flex;align-items:center;justify-content:center;text-decoration:none;
}
.social-row svg{width:16px;height:16px;stroke:#fff;fill:none;}
.social-row a:hover{background:rgba(255,255,255,.1);}
.footer-bottom{
  margin-top:44px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);
  display:flex;flex-wrap:wrap;gap:14px;justify-content:space-between;align-items:center;
  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:rgba(255,255,255,.7);fill:none;}

/* ===== Chat widget ===== */
.chat-widget{position:fixed;right:20px;bottom:20px;z-index:850;}
.chat-toggle{
  width:58px;height:58px;border-radius:50%;background:var(--gold-500);border:none;cursor:pointer;
  box-shadow:var(--shadow-md);display:flex;align-items:center;justify-content:center;
}
.chat-toggle svg{width:26px;height:26px;stroke:var(--navy-900);fill:none;stroke-width:2;}
.chat-panel{
  position:absolute;right:0;bottom:72px;width:300px;max-width:82vw;
  background:#fff;border-radius:var(--radius-md);box-shadow:var(--shadow-lg);
  display:none;flex-direction:column;overflow:hidden;border:1px solid var(--line);
}
.chat-panel.open{display:flex;}
.chat-head{background:var(--navy-900);color:#fff;padding:14px 16px;display:flex;justify-content:space-between;align-items:center;}
.chat-head strong{font-size:.92rem;}
.chat-head span{font-family:var(--ff-mono);font-size:.68rem;color:var(--gold-400);}
.chat-close{background:none;border:none;color:#fff;cursor:pointer;font-size:1.1rem;line-height:1;}
.chat-body{padding:14px 16px;max-height:260px;overflow-y:auto;display:flex;flex-direction:column;gap:10px;}
.chat-msg{
  background:var(--cream-100);border-radius:10px;padding:9px 12px;font-size:.84rem;max-width:88%;
}
.chat-msg.from-user{background:var(--teal-800);color:#fff;align-self:flex-end;}
.chat-quick{padding:10px 16px 16px;display:flex;flex-wrap:wrap;gap:8px;border-top:1px solid var(--line);}
.chat-quick button{
  font-family:var(--ff-body);font-size:.78rem;padding:7px 11px;border-radius:100px;border:1px solid var(--line);
  background:var(--cream-50);cursor:pointer;
}
.chat-quick button:hover{border-color:var(--teal-700);color:var(--teal-800);}

/* ===== Concept badge ===== */
.concept-badge{
  position:fixed;left:16px;bottom:16px;z-index:850;
  background:rgba(12,28,44,.85);color:#fff;text-decoration:none;
  font-family:var(--ff-mono);font-size:.72rem;letter-spacing:.03em;
  padding:9px 14px;border-radius:100px;border:1px solid rgba(255,255,255,.2);
  backdrop-filter:blur(6px);
}
.concept-badge:hover{background:rgba(12,28,44,.96);}

.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;
}

@media (max-width:560px){
  .two-col-fields{grid-template-columns:1fr;}
  .modal-gallery{grid-template-columns:1fr;}
  .gallery-main{grid-row:auto;min-height:180px;}
}

/* ============================================================
   ===== Additions for multi-page build (same palette) ======
   ============================================================ */

/* Breadcrumb */
.breadcrumb{background:var(--cream-100);border-bottom:1px solid var(--line);}
.breadcrumb ol{
  list-style:none;margin:0;padding:14px 0;display:flex;flex-wrap:wrap;gap:8px;align-items:center;
  font-family:var(--ff-mono);font-size:.72rem;letter-spacing:.04em;color:var(--ink-500);text-transform:uppercase;
}
.breadcrumb a{color:var(--teal-800);text-decoration:none;}
.breadcrumb a:hover{color:var(--gold-500);}
.breadcrumb li[aria-current="page"]{color:var(--ink-700);}
.breadcrumb .sep{color:var(--line);}

/* Generic prose block for local-content pages */
.prose{max-width:820px;margin:0 auto;}
.prose h2{font-size:1.5rem;margin-top:1.6em;}
.prose h3{font-size:1.15rem;margin-top:1.4em;}
.prose p{color:var(--ink-700);font-size:1.02rem;}
.prose ul{color:var(--ink-700);padding-left:1.2em;margin:0 0 1em;}
.prose li{margin-bottom:.4em;}

/* Areas We Serve cards */
.area-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media (min-width:680px){.area-grid{grid-template-columns:repeat(2,1fr);}}
@media (min-width:1000px){.area-grid{grid-template-columns:repeat(3,1fr);}}
.area-card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:24px 22px;
  box-shadow:var(--shadow-sm);display:flex;flex-direction:column;gap:8px;
}
.area-card h3{font-size:1.12rem;margin-bottom:2px;}
.area-card .area-kicker{font-family:var(--ff-mono);font-size:.65rem;text-transform:uppercase;letter-spacing:.08em;color:var(--gold-500);font-weight:700;}
.area-card p{color:var(--ink-700);font-size:.92rem;margin-bottom:0;}
.area-card .area-tag{
  margin-top:auto;font-family:var(--ff-mono);font-size:.7rem;color:var(--teal-800);text-decoration:none;font-weight:600;
}
.area-card .area-tag:hover{color:var(--gold-500);}

/* FAQ */
.faq-list{max-width:820px;margin:0 auto;display:flex;flex-direction:column;gap:14px;}
.faq-item{background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:22px 24px;box-shadow:var(--shadow-sm);}
.faq-item h3{font-size:1.05rem;margin-bottom:8px;}
.faq-item p{color:var(--ink-700);font-size:.95rem;margin-bottom:0;}

/* Teaser cards (home page) */
.teaser-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media (min-width:700px){.teaser-grid{grid-template-columns:repeat(2,1fr);}}
@media (min-width:1000px){.teaser-grid{grid-template-columns:repeat(3,1fr);}}
.teaser-card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:28px 24px;
  box-shadow:var(--shadow-sm);display:flex;flex-direction:column;gap:10px;transition:transform .2s ease, box-shadow .2s ease;
}
.teaser-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-md);}
.teaser-card .icon{
  width:46px;height:46px;border-radius:12px;background:var(--teal-800);color:var(--gold-400);
  display:flex;align-items:center;justify-content:center;margin-bottom:6px;
}
.teaser-card h3{font-size:1.14rem;margin-bottom:0;}
.teaser-card p{color:var(--ink-700);font-size:.94rem;margin-bottom:0;flex:1;}
.teaser-card .teaser-link{font-family:var(--ff-mono);font-size:.74rem;font-weight:600;color:var(--teal-800);text-decoration:none;letter-spacing:.03em;}
.teaser-card .teaser-link:hover{color:var(--gold-500);}

/* CTA band */
.cta-band{background:linear-gradient(160deg,var(--navy-900),var(--teal-900));color:#fff;text-align:center;}
.cta-band h2{color:#fff;font-size:1.8rem;}
.cta-band p{color:rgba(255,255,255,.8);max-width:600px;margin:0 auto 24px;}
.cta-band .eyebrow{color:var(--gold-400);}
.cta-actions{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;}

/* Contact detail strip */
.contact-detail-grid{display:grid;grid-template-columns:1fr;gap:22px;margin-bottom:40px;}
@media (min-width:760px){.contact-detail-grid{grid-template-columns:repeat(3,1fr);}}
.contact-detail{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius-md);padding:24px;box-shadow:var(--shadow-sm);
}
.contact-detail h3{font-size:1rem;margin-bottom:8px;}
.contact-detail p,.contact-detail address{font-style:normal;color:var(--ink-700);font-size:.92rem;margin:0;line-height:1.6;}
.contact-detail a{color:var(--teal-800);text-decoration:none;}
.contact-detail a:hover{color:var(--gold-500);}