/* ============================================================
   ESP Property Group — Theme Stylesheet
   Palette: navy #132A3E · gold #B08D57 · paper #FAF8F4
   Type:    Lora (serif display) · Karla (sans body)
   ============================================================ */

* { box-sizing: border-box; }

body {
  margin: 0;
  background: #FAF8F4;
  color: #132A3E;
  font-family: 'Karla', sans-serif;
  -webkit-font-smoothing: antialiased;
}

a { color: #132A3E; text-decoration: none; }
a:hover { color: #B08D57; }

.wrap {
  max-width: 1200px;
  margin: 0 auto;
  padding-left: 32px;
  padding-right: 32px;
}


/* ------------------------------------------------------------
   Navigation
   ------------------------------------------------------------ */

.site-nav {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(250, 248, 244, .94);
  -webkit-backdrop-filter: blur(8px);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid rgba(19, 42, 62, .1);
}

.site-nav-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 32px;
  height: 72px;
  display: flex;
  align-items: center;
  gap: 24px;
}

.site-nav-logo { display: block; flex: none; }
.site-nav-logo .logo-full { height: 48px; display: block; }
.site-nav-logo .logo-compact { display: none; width: 40px; height: 40px; border-radius: 4px; }

.site-nav-links {
  display: flex;
  align-items: center;
  gap: clamp(12px, 2vw, 28px);
  font-size: 14px;
  font-weight: 500;
  white-space: nowrap;
  min-width: 0;
  margin-left: auto;
}

.site-nav-links a { color: #132A3E; }
.site-nav-links a:hover { color: #B08D57; }

a.site-nav-cta {
  background: #132A3E;
  color: #FAF8F4;
  padding: 11px 20px;
  border-radius: 3px;
  font-weight: 600;
  font-size: 13.5px;
  letter-spacing: .02em;
  white-space: nowrap;
  flex: none;
}

a.site-nav-cta:hover { background: #B08D57; color: #fff; }

/* Tools hover dropdown */

.nav-item {
  position: relative;
  display: flex;
  align-items: center;
}

.nav-item > a { color: #132A3E; }
.nav-item > a:hover { color: #B08D57; }

.nav-item .caret {
  font-size: 9px;
  color: #B08D57;
  margin-left: 2px;
}

.nav-dropdown {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%);
  padding-top: 16px;
  display: none;
  z-index: 60;
}

.nav-item:hover .nav-dropdown,
.nav-item:focus-within .nav-dropdown { display: block; }

.nav-dropdown-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-top: 3px solid #B08D57;
  border-radius: 8px;
  box-shadow: 0 16px 44px rgba(19, 42, 62, .16);
  padding: 8px;
  min-width: 230px;
}

.nav-dropdown-card > a {
  display: block;
  padding: 10px 14px;
  border-radius: 4px;
  font-size: 14px;
  font-weight: 500;
  color: #132A3E;
  white-space: nowrap;
}

.nav-dropdown-card > a:hover {
  background: #FBF6EE;
  color: #B08D57;
}

.nav-dropdown-foot {
  border-top: 1px solid rgba(19, 42, 62, .08);
  margin-top: 6px;
  padding-top: 6px;
}

.nav-dropdown-foot a {
  display: block;
  padding: 9px 14px;
  border-radius: 4px;
  font-size: 13px;
  font-weight: 700;
  color: #B08D57;
}

.nav-dropdown-foot a:hover { background: #FBF6EE; color: #8f6f3e; }

/* Drawer tool sub-links */

.nav-drawer-sub {
  display: flex;
  flex-wrap: wrap;
  gap: 6px 14px;
  padding: 12px 0 16px;
  border-bottom: 1px solid rgba(250, 248, 244, .1);
}

.nav-drawer-sub a {
  font-family: 'Karla', sans-serif;
  font-size: 13.5px;
  font-weight: 600;
  color: rgba(250, 248, 244, .7);
  padding: 4px 0;
}

.nav-drawer-sub a:hover { color: #B08D57; }

/* Hamburger button (hidden on desktop) */

.site-nav-burger {
  display: none;
  flex: none;
  width: 40px;
  height: 40px;
  padding: 0;
  border: none;
  background: none;
  cursor: pointer;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 4px;
}

.site-nav-burger span {
  display: block;
  width: 20px;
  height: 2px;
  border-radius: 1px;
  background: #132A3E;
  transition: background .15s;
}

.site-nav-burger:hover span { background: #B08D57; }

/* Compact single-row nav on small screens: logo + CTA + hamburger */
@media (max-width: 680px) {
  .site-nav-inner {
    height: 60px;
    padding: 0 16px;
    gap: 12px;
  }
  .site-nav-logo .logo-full { display: none; }
  .site-nav-logo .logo-compact { display: block; }
  .site-nav-links { display: none; }
  a.site-nav-cta {
    margin-left: auto;
    padding: 9px 14px;
    font-size: 12.5px;
  }
  .site-nav-burger { display: flex; }
}

/* Mobile nav drawer */

.nav-drawer {
  position: fixed;
  inset: 0;
  z-index: 280;
  background: rgba(11, 26, 40, .6);
  -webkit-backdrop-filter: blur(4px);
  backdrop-filter: blur(4px);
  opacity: 0;
  visibility: hidden;
  overflow: hidden;
  transition: opacity .22s, visibility .22s;
}

.nav-drawer.is-open {
  opacity: 1;
  visibility: visible;
}

.nav-drawer-panel {
  position: absolute;
  top: 0;
  right: 0;
  bottom: 0;
  width: min(320px, 84vw);
  background: #132A3E;
  box-shadow: -20px 0 60px rgba(5, 14, 22, .45);
  padding: 20px 26px 28px;
  display: flex;
  flex-direction: column;
  gap: 8px;
  overflow: hidden;
  transform: translateX(100%);
  transition: transform .28s ease;
}

.nav-drawer.is-open .nav-drawer-panel { transform: translateX(0); }

.nav-drawer-mark {
  position: absolute;
  right: -50px;
  bottom: -60px;
  opacity: .08;
  pointer-events: none;
}

.nav-drawer-mark img { width: 220px; height: 220px; }

.nav-drawer-head {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-bottom: 18px;
  border-bottom: 1px solid rgba(250, 248, 244, .14);
}

.nav-drawer-head img {
  width: 44px;
  height: 44px;
  border-radius: 5px;
}

.nav-drawer-close {
  width: 38px;
  height: 38px;
  border-radius: 50%;
  border: none;
  background: rgba(250, 248, 244, .1);
  color: #FAF8F4;
  font-size: 15px;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}

.nav-drawer-close:hover { background: #B08D57; }

.nav-drawer-links {
  display: flex;
  flex-direction: column;
  position: relative;
}

.nav-drawer-links a {
  color: #FAF8F4;
  font-family: 'Lora', serif;
  font-size: 21px;
  font-weight: 500;
  padding: 16px 0;
  border-bottom: 1px solid rgba(250, 248, 244, .1);
}

.nav-drawer-links a:hover { color: #B08D57; }

.nav-drawer-cta {
  margin-top: 22px;
  background: #B08D57;
  color: #fff;
  padding: 15px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14.5px;
  text-align: center;
  position: relative;
}

.nav-drawer-cta:hover { background: #c49d67; color: #fff; }

.nav-drawer-tagline {
  margin-top: auto;
  font-family: 'Lora', serif;
  font-size: 13.5px;
  font-style: italic;
  color: #B08D57;
  position: relative;
}


/* ------------------------------------------------------------
   Page header band
   ------------------------------------------------------------ */

.page-header {
  background: #132A3E;
  border-bottom: 4px solid #B08D57;
}

.page-header-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 56px 32px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.page-header .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.page-header h1 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 42px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.12;
  max-width: 640px;
  text-wrap: balance;
}

.page-header p {
  margin: 0;
  font-size: 16px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .75);
  max-width: 540px;
  text-wrap: pretty;
}


/* ------------------------------------------------------------
   Tool grid
   ------------------------------------------------------------ */

.tools-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 48px 32px 40px;
}

.tool-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.tool-card {
  display: flex;
  flex-direction: column;
  gap: 8px;
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 26px 28px;
  color: #132A3E;
  transition: box-shadow .2s, transform .2s;
}

.tool-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .14);
  transform: translateY(-3px);
  color: #132A3E;
}

.tool-card-rule {
  width: 24px;
  height: 2px;
  background: #B08D57;
  margin-bottom: 4px;
}

.tool-card-title {
  font-family: 'Lora', serif;
  font-size: 20px;
  font-weight: 600;
}

.tool-card-desc {
  font-size: 14px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .65);
  flex: 1;
}

.tool-card-link {
  font-size: 13.5px;
  color: #B08D57;
  font-weight: 700;
  margin-top: 6px;
}


/* ------------------------------------------------------------
   CTA band
   ------------------------------------------------------------ */

.cta-band {
  margin-top: 28px;
  background: #132A3E;
  border-radius: 8px;
  padding: 28px 32px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  flex-wrap: wrap;
}

.cta-band-text {
  font-family: 'Lora', serif;
  font-size: 20px;
  color: #FAF8F4;
  max-width: 520px;
  line-height: 1.3;
}

.cta-band a.btn-gold {
  background: #B08D57;
  color: #fff;
  padding: 13px 24px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  white-space: nowrap;
}

.cta-band a.btn-gold:hover { background: #c49d67; color: #fff; }


/* ------------------------------------------------------------
   Footer
   ------------------------------------------------------------ */

.site-footer {
  background: #132A3E;
  border-top: 4px solid #B08D57;
  margin-top: 48px;
}

.site-footer-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 32px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  flex-wrap: wrap;
}

.site-footer-disclaimer {
  width: 100%;
  font-size: 11.5px;
  color: rgba(250, 248, 244, .45);
  line-height: 1.65;
  border-bottom: 1px solid rgba(250, 248, 244, .12);
  padding-bottom: 14px;
}

.site-footer-brand {
  display: flex;
  align-items: center;
  gap: 14px;
}

.site-footer-brand img {
  width: 40px;
  height: 40px;
  border-radius: 5px;
}

.site-footer-brand .brand-lines {
  display: flex;
  flex-direction: column;
  gap: 2px;
}

.site-footer-brand .name {
  font-family: 'Lora', serif;
  font-size: 15px;
  color: #FAF8F4;
}

.site-footer-brand .tagline {
  font-family: 'Lora', serif;
  font-size: 11.5px;
  font-style: italic;
  color: #B08D57;
}

.site-footer-agent {
  display: flex;
  flex-direction: column;
  gap: 2px;
  font-size: 12.5px;
  color: rgba(250, 248, 244, .65);
}

.site-footer-agent .agent-name {
  font-weight: 700;
  color: rgba(250, 248, 244, .9);
}

.site-footer-legal-block {
  display: flex;
  flex-direction: column;
  gap: 4px;
  font-size: 12px;
  color: rgba(250, 248, 244, .45);
  text-align: right;
}

.site-footer-legal-block .flinks a { color: rgba(250, 248, 244, .65); }
.site-footer-legal-block .flinks a:hover { color: #B08D57; }
.site-footer-legal-block .idx { font-size: 11px; }

@media (max-width: 700px) {
  .site-footer-legal-block { text-align: left; }
}

.site-footer-copy {
  font-size: 12px;
  color: rgba(250, 248, 244, .45);
}


/* ------------------------------------------------------------
   Signup modal
   ------------------------------------------------------------ */

.signup-overlay {
  position: fixed;
  inset: 0;
  z-index: 300;
  background: rgba(11, 26, 40, .82);
  -webkit-backdrop-filter: blur(6px);
  backdrop-filter: blur(6px);
  display: none;
  align-items: center;
  justify-content: center;
  padding: 32px;
}

.signup-overlay.is-open { display: flex; }

.signup-panel {
  max-width: 860px;
  width: 100%;
  background: #FAF8F4;
  border-radius: 8px;
  overflow: hidden;
  box-shadow: 0 30px 80px rgba(5, 14, 22, .5);
  display: grid;
  grid-template-columns: minmax(280px, 1fr) minmax(0, 1.3fr);
  position: relative;
  color: #132A3E;
}

.signup-close {
  position: absolute;
  top: 14px;
  right: 14px;
  z-index: 2;
  width: 38px;
  height: 38px;
  border-radius: 50%;
  border: none;
  background: rgba(19, 42, 62, .08);
  color: #132A3E;
  font-size: 16px;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}

.signup-close:hover { background: #B08D57; color: #fff; }

.signup-aside {
  background: #132A3E;
  padding: 40px 36px;
  display: flex;
  flex-direction: column;
  gap: 18px;
  position: relative;
  overflow: hidden;
}

.signup-aside-mark {
  position: absolute;
  right: -40px;
  bottom: -50px;
  opacity: .1;
}

.signup-aside-mark img { width: 200px; height: 200px; }

.signup-aside-logo {
  width: 52px;
  height: 52px;
  border-radius: 5px;
}

.signup-aside-title {
  font-family: 'Lora', serif;
  font-size: 26px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.22;
}

.signup-aside p {
  margin: 0;
  font-size: 14px;
  line-height: 1.65;
  color: rgba(250, 248, 244, .72);
}

.signup-aside-points {
  display: flex;
  flex-direction: column;
  gap: 10px;
  margin-top: auto;
}

.signup-aside-point {
  display: flex;
  gap: 10px;
  align-items: center;
}

.signup-aside-point .dot {
  width: 5px;
  height: 5px;
  background: #B08D57;
  flex: none;
}

.signup-aside-point span:last-child {
  font-size: 13px;
  color: rgba(250, 248, 244, .8);
}

.signup-form {
  padding: 40px 36px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.signup-form .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.signup-form input,
.signup-form select,
.signup-form textarea {
  width: 100%;
  padding: 13px 16px;
  border: 1px solid rgba(19, 42, 62, .2);
  border-radius: 4px;
  font-size: 14.5px;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
  min-width: 0;
}

.signup-form input:focus,
.signup-form select:focus,
.signup-form textarea:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.signup-form textarea { resize: vertical; }

.signup-form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px;
}

.signup-select-wrap { position: relative; }

.signup-select-wrap select {
  appearance: none;
  -webkit-appearance: none;
  padding-right: 38px;
  cursor: pointer;
}

.signup-select-wrap .arrow {
  position: absolute;
  right: 15px;
  top: 50%;
  transform: translateY(-50%);
  pointer-events: none;
  color: #B08D57;
  font-size: 10px;
}

.signup-submit {
  background: #132A3E;
  color: #FAF8F4;
  border: none;
  padding: 15px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 15px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  transition: background .15s;
}

.signup-submit:hover { background: #B08D57; }

.signup-submit:disabled {
  background: rgba(19, 42, 62, .4);
  cursor: default;
}

.signup-fine-print {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .5);
}

.signup-error {
  display: none;
  font-size: 13px;
  color: #A94436;
  font-weight: 600;
}

.signup-sent {
  padding: 40px 36px;
  display: none;
  flex-direction: column;
  gap: 16px;
  justify-content: center;
  align-items: flex-start;
}

.signup-sent-check {
  width: 52px;
  height: 52px;
  border-radius: 50%;
  background: rgba(176, 141, 87, .15);
  display: flex;
  align-items: center;
  justify-content: center;
  color: #B08D57;
  font-size: 22px;
  font-weight: 700;
}

.signup-sent-title {
  font-family: 'Lora', serif;
  font-size: 24px;
  font-weight: 500;
  line-height: 1.25;
}

.signup-sent p {
  margin: 0;
  font-size: 14.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .7);
}

.signup-done {
  background: none;
  border: 1px solid rgba(19, 42, 62, .2);
  color: #132A3E;
  padding: 12px 22px;
  border-radius: 4px;
  font-weight: 600;
  font-size: 13.5px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
}

.signup-done:hover { border-color: #B08D57; color: #B08D57; }

.signup-panel.is-sent .signup-form { display: none; }
.signup-panel.is-sent .signup-sent { display: flex; }


/* ------------------------------------------------------------
   Tool tabs
   ------------------------------------------------------------ */

.tool-tabs {
  background: #FAF8F4;
  border-bottom: 1px solid rgba(19, 42, 62, .1);
}

.tool-tabs-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 12px 32px;
  display: flex;
  align-items: center;
  gap: 10px;
  overflow-x: auto;
}

.tool-tabs-label {
  font-size: 10.5px;
  letter-spacing: .16em;
  color: rgba(19, 42, 62, .45);
  font-weight: 700;
  flex: none;
}

.tool-tab {
  flex: none;
  padding: 8px 15px;
  border-radius: 18px;
  font-size: 13px;
  font-weight: 600;
  border: 1px solid rgba(19, 42, 62, .18);
  background: #fff;
  color: #132A3E;
  transition: all .15s;
}

.tool-tab:hover {
  border-color: #B08D57;
  color: #132A3E;
}

.tool-tab.is-active {
  background: #132A3E;
  border-color: #132A3E;
  color: #FAF8F4;
}


/* ------------------------------------------------------------
   Listings (IDX)
   ------------------------------------------------------------ */

.listings-header-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 40px 32px;
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 24px;
  flex-wrap: wrap;
}

.listings-header-title {
  display: flex;
  flex-direction: column;
  gap: 8px;
}

.listings-header-title h1 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 36px;
  font-weight: 500;
  color: #FAF8F4;
}

.listings-header-note {
  font-size: 13.5px;
  color: rgba(250, 248, 244, .65);
  max-width: 380px;
  line-height: 1.55;
}

.idx-section {
  max-width: 1280px;
  margin: 0 auto;
  padding: 24px 32px 56px;
}

.idx-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  overflow: hidden;
  box-shadow: 0 12px 32px rgba(19, 42, 62, .08);
}

.idx-card iframe {
  width: 100%;
  height: 1600px;
  border: none;
  display: block;
}


/* ------------------------------------------------------------
   Calculators — shared layout
   ------------------------------------------------------------ */

.calc-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 48px 32px 88px;
}

.calc-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(320px, 1fr);
  gap: 24px;
  align-items: start;
}

.calc-col {
  display: flex;
  flex-direction: column;
  gap: 20px;
}

.calc-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  border-top: 4px solid #B08D57;
  padding: 28px 30px;
  display: flex;
  flex-direction: column;
  gap: 16px;
}

.calc-card.navy-top { border-top-color: #132A3E; }

.calc-card-head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
}

.calc-card-title {
  font-family: 'Lora', serif;
  font-size: 21px;
  font-weight: 600;
}

.calc-card-title .soft {
  font-size: 13px;
  font-family: 'Karla', sans-serif;
  font-weight: 600;
  color: rgba(19, 42, 62, .5);
}

.calc-card-total { font-size: 14px; font-weight: 700; color: #B08D57; }
.calc-card-total.muted { color: rgba(19, 42, 62, .55); }

.calc-field {
  display: flex;
  flex-direction: column;
  gap: 5px;
}

.calc-field-head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 12px;
}

.calc-field label { font-size: 13.5px; font-weight: 700; }
.calc-field label .soft { font-weight: 400; color: rgba(19, 42, 62, .45); }
.calc-field .hint { font-size: 11.5px; color: rgba(19, 42, 62, .45); }
.calc-field .hint-gold { font-size: 12px; color: #B08D57; font-weight: 700; }

.calc-field.sm label { font-size: 13px; }
.calc-field.soft-label label { font-size: 12.5px; font-weight: 600; color: rgba(19, 42, 62, .65); }

.calc-input-wrap { position: relative; }

.calc-input-wrap .prefix {
  position: absolute;
  left: 15px;
  top: 50%;
  transform: translateY(-50%);
  color: rgba(19, 42, 62, .45);
  font-size: 14.5px;
}

.calc-input-wrap .suffix {
  position: absolute;
  right: 15px;
  top: 50%;
  transform: translateY(-50%);
  color: rgba(19, 42, 62, .45);
  font-size: 14.5px;
}

.calc-input-wrap.sm .prefix { left: 12px; font-size: 13.5px; }
.calc-input-wrap.sm .suffix { right: 12px; font-size: 13px; }

.calc-input,
.calc-select {
  width: 100%;
  box-sizing: border-box;
  padding: 12px 15px;
  border: 1px solid rgba(19, 42, 62, .18);
  border-radius: 4px;
  font-size: 15px;
  font-weight: 600;
  font-family: 'Karla', sans-serif;
  background: #FAF8F4;
  color: #132A3E;
  transition: border-color .15s, box-shadow .15s;
}

.calc-input.with-prefix { padding-left: 30px; }
.calc-input.with-suffix { padding-right: 34px; }

.calc-input-wrap.sm .calc-input {
  padding: 11px 12px;
  font-size: 14px;
}

.calc-input-wrap.sm .calc-input.with-prefix { padding-left: 26px; }
.calc-input-wrap.sm .calc-input.with-suffix { padding-right: 30px; }

.calc-input:hover { border-color: rgba(19, 42, 62, .4); }

.calc-input:focus,
.calc-select:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
  background: #fff;
}

.calc-select-wrap { position: relative; }

.calc-select-wrap .calc-select {
  appearance: none;
  -webkit-appearance: none;
  padding-right: 38px;
  cursor: pointer;
}

.calc-select-wrap .arrow {
  position: absolute;
  right: 15px;
  top: 50%;
  transform: translateY(-50%);
  pointer-events: none;
  color: #B08D57;
  font-size: 10px;
}

.calc-toggle { display: flex; gap: 10px; }

.calc-toggle button {
  flex: 1;
  padding: 12px;
  border-radius: 4px;
  border: 1px solid rgba(19, 42, 62, .2);
  background: #FAF8F4;
  color: #132A3E;
  font-size: 14.5px;
  font-weight: 700;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  transition: all .15s;
}

.calc-toggle button.is-active {
  border-color: #132A3E;
  background: #132A3E;
  color: #FAF8F4;
}

.calc-grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.calc-grid-3 { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 14px; }

.calc-divider {
  border-top: 1px solid rgba(19, 42, 62, .1);
  padding-top: 16px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.calc-note {
  font-size: 12px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .55);
}

.calc-lines { display: flex; flex-direction: column; }

.calc-line {
  display: flex;
  justify-content: space-between;
  padding: 9px 0;
  border-bottom: 1px solid rgba(19, 42, 62, .08);
  font-size: 13.5px;
}

.calc-line:last-child { border-bottom: none; }
.calc-line .label { color: rgba(19, 42, 62, .65); }
.calc-line .label .soft { color: rgba(19, 42, 62, .4); }
.calc-line .value { font-weight: 700; }

.calc-range { width: 100%; accent-color: #B08D57; }

.calc-range-scale {
  display: flex;
  justify-content: space-between;
  font-size: 11px;
  color: rgba(19, 42, 62, .45);
}

.calc-range-value {
  font-family: 'Lora', serif;
  font-size: 18px;
  font-weight: 600;
  color: #B08D57;
}

/* Result column */

.calc-result {
  position: sticky;
  top: 96px;
  display: flex;
  flex-direction: column;
  gap: 16px;
}

.calc-result-card {
  background: #132A3E;
  border-radius: 8px;
  padding: 32px;
  display: flex;
  flex-direction: column;
  gap: 20px;
  color: #FAF8F4;
  position: relative;
  overflow: hidden;
}

.calc-result-mark {
  position: absolute;
  right: -40px;
  top: -50px;
  opacity: .08;
}

.calc-result-mark img { width: 190px; height: 190px; }

.calc-result-head {
  display: flex;
  flex-direction: column;
  gap: 4px;
  position: relative;
}

.calc-result-head .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.calc-result-number {
  font-family: 'Lora', serif;
  font-size: 44px;
  font-weight: 600;
  line-height: 1;
}

.calc-result-verdict {
  font-family: 'Lora', serif;
  font-size: 32px;
  font-weight: 600;
  line-height: 1.15;
}

.calc-result-sub { font-size: 12.5px; color: rgba(250, 248, 244, .55); }

.calc-rows { display: flex; flex-direction: column; gap: 9px; }

.calc-row {
  display: flex;
  justify-content: space-between;
  font-size: 13px;
}

.calc-row .label { color: rgba(250, 248, 244, .65); }
.calc-row .label.with-swatch { display: flex; align-items: center; gap: 8px; color: rgba(250, 248, 244, .7); }
.calc-row .value { font-weight: 700; }

.calc-swatch {
  width: 8px;
  height: 8px;
  border-radius: 2px;
  flex: none;
}

.calc-stack-bar {
  display: flex;
  height: 14px;
  border-radius: 7px;
  overflow: hidden;
  background: rgba(250, 248, 244, .12);
}

.calc-stack-bar > div { transition: width .4s; }

.calc-single-bar {
  height: 12px;
  border-radius: 6px;
  background: rgba(250, 248, 244, .12);
  overflow: hidden;
}

.calc-single-bar > div { height: 100%; transition: width .3s; }

.calc-mix {
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.calc-mix .mix-label {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: rgba(250, 248, 244, .5);
  font-weight: 700;
}

.calc-legend {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  font-size: 11.5px;
  color: rgba(250, 248, 244, .7);
}

.calc-legend span { display: flex; align-items: center; gap: 6px; }

.calc-result-foot {
  border-top: 1px solid rgba(250, 248, 244, .15);
  padding-top: 14px;
  display: flex;
  justify-content: space-between;
  font-size: 12.5px;
  color: rgba(250, 248, 244, .6);
}

.calc-result-foot .value { font-weight: 700; color: rgba(250, 248, 244, .85); }

.calc-result-foot-col {
  border-top: 1px solid rgba(250, 248, 244, .15);
  padding-top: 14px;
  display: flex;
  flex-direction: column;
  gap: 8px;
  font-size: 12.5px;
  color: rgba(250, 248, 244, .65);
}

.calc-result-foot-col > div { display: flex; justify-content: space-between; }
.calc-result-foot-col .value { font-weight: 700; color: rgba(250, 248, 244, .9); }

.advisor-read {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 4px solid #B08D57;
  border-radius: 8px;
  padding: 22px 24px;
  display: flex;
  flex-direction: column;
  gap: 8px;
}

.advisor-read .read-label {
  font-size: 10px;
  letter-spacing: .18em;
  color: #B08D57;
  font-weight: 700;
}

.advisor-read .read-title {
  font-family: 'Lora', serif;
  font-size: 18px;
  font-weight: 600;
  line-height: 1.3;
}

.advisor-read .read-body {
  font-size: 13.5px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .7);
}

.advisor-note {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 4px solid #B08D57;
  border-radius: 8px;
  padding: 18px 22px;
  font-size: 13px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .7);
}

.advisor-note strong { color: #132A3E; }

.calc-cta {
  background: #B08D57;
  color: #fff;
  padding: 16px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 15px;
  text-align: center;
  display: block;
}

.calc-cta:hover { background: #c49d67; color: #fff; }

.calc-fine {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .5);
  line-height: 1.55;
  text-align: center;
}

@media (max-width: 860px) {
  .calc-grid { grid-template-columns: 1fr; }
  .calc-result { position: static; }
}


/* ------------------------------------------------------------
   Trust Check
   ------------------------------------------------------------ */

.trust-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 48px 32px 24px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 1.15fr);
  gap: 48px;
  align-items: start;
}

.trust-explainer {
  display: flex;
  flex-direction: column;
  gap: 18px;
  position: sticky;
  top: 96px;
}

.trust-explainer h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 32px;
  font-weight: 500;
  line-height: 1.2;
}

.trust-explainer p {
  margin: 0;
  font-size: 15px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .7);
  text-wrap: pretty;
}

.trust-disclaimer {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 4px solid #B08D57;
  border-radius: 8px;
  padding: 16px 20px;
  font-size: 12.5px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .6);
}

.quiz-card {
  background: #fff;
  border-radius: 8px;
  border: 1px solid rgba(19, 42, 62, .1);
  border-top: 4px solid #B08D57;
  box-shadow: 0 14px 40px rgba(19, 42, 62, .1);
  padding: 34px 38px;
  min-height: 380px;
  display: flex;
  flex-direction: column;
}

.quiz-head {
  display: flex;
  justify-content: space-between;
  align-items: center;
  margin-bottom: 22px;
}

.quiz-pill {
  background: rgba(176, 141, 87, .14);
  color: #8f6f3e;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: .14em;
  padding: 6px 12px;
  border-radius: 20px;
}

.quiz-step { font-size: 12px; color: rgba(19, 42, 62, .5); }

.quiz-body {
  display: flex;
  flex-direction: column;
  gap: 20px;
  flex: 1;
}

.quiz-question {
  font-family: 'Lora', serif;
  font-size: 23px;
  font-weight: 500;
  line-height: 1.3;
}

.quiz-options {
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.quiz-option {
  display: flex;
  align-items: center;
  gap: 14px;
  text-align: left;
  background: #FAF8F4;
  border: 1px solid rgba(19, 42, 62, .16);
  border-radius: 5px;
  padding: 13px 16px;
  font-size: 15px;
  font-family: 'Karla', sans-serif;
  color: #132A3E;
  cursor: pointer;
  font-weight: 500;
  transition: all .15s;
}

.quiz-option:hover {
  border-color: #B08D57;
  background: #FBF6EE;
  transform: translateX(4px);
  box-shadow: -4px 0 0 #B08D57;
}

.quiz-letter {
  flex: none;
  width: 26px;
  height: 26px;
  border-radius: 50%;
  border: 1px solid rgba(19, 42, 62, .25);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 12px;
  font-weight: 700;
  color: rgba(19, 42, 62, .55);
}

.quiz-back {
  align-self: flex-start;
  background: none;
  border: none;
  color: rgba(19, 42, 62, .5);
  font-size: 13.5px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  padding: 0;
}

.quiz-back:hover { color: #B08D57; }

.quiz-result {
  display: none;
  flex-direction: column;
  gap: 16px;
  flex: 1;
}

.quiz-card.is-done .quiz-body { display: none; }
.quiz-card.is-done .quiz-result { display: flex; }

.verdict-tag {
  align-self: flex-start;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: .14em;
  padding: 6px 12px;
  border-radius: 14px;
  text-transform: uppercase;
  background: rgba(176, 141, 87, .15);
  color: #8f6f3e;
}

.verdict-tag.neutral {
  background: rgba(19, 42, 62, .08);
  color: #132A3E;
}

.verdict-title {
  font-family: 'Lora', serif;
  font-size: 25px;
  font-weight: 500;
  line-height: 1.28;
}

.quiz-reasons {
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.quiz-reason {
  display: flex;
  gap: 12px;
  align-items: baseline;
}

.quiz-reason .dot {
  width: 5px;
  height: 5px;
  background: #B08D57;
  flex: none;
  position: relative;
  top: -2px;
}

.quiz-reason span:last-child {
  font-size: 14px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .75);
}

.quiz-result-note {
  margin: 0;
  font-size: 13px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .55);
  font-style: italic;
}

.quiz-result-actions {
  display: flex;
  gap: 12px;
  align-items: center;
  margin-top: auto;
  flex-wrap: wrap;
}

.quiz-result-actions a.btn-navy {
  background: #132A3E;
  color: #FAF8F4;
  padding: 14px 24px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
}

.quiz-result-actions a.btn-navy:hover { background: #B08D57; color: #fff; }

.quiz-restart {
  background: none;
  border: none;
  color: rgba(19, 42, 62, .5);
  font-size: 13.5px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
}

.quiz-restart:hover { color: #B08D57; }

/* Benefits */

.trust-benefits {
  max-width: 1200px;
  margin: 0 auto;
  padding: 64px 32px;
}

.trust-benefits .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
  margin-bottom: 12px;
}

.trust-benefits h2 {
  margin: 0 0 36px;
  font-family: 'Lora', serif;
  font-size: 34px;
  font-weight: 500;
}

.benefit-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.benefit-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 24px 26px;
  display: flex;
  flex-direction: column;
  gap: 9px;
}

.benefit-card .rule {
  width: 24px;
  height: 2px;
  background: #B08D57;
  margin-bottom: 4px;
}

.benefit-card .title { font-size: 16px; font-weight: 700; }

.benefit-card .body {
  font-size: 13.5px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .65);
}

/* International owners */

.intl-section { background: #132A3E; }

.intl-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 72px 32px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.2fr);
  gap: 56px;
  align-items: start;
}

.intl-left {
  display: flex;
  flex-direction: column;
  gap: 16px;
  position: sticky;
  top: 96px;
}

.intl-left .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.intl-left h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 34px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.18;
}

.intl-left p {
  margin: 0;
  font-size: 15px;
  line-height: 1.65;
  color: rgba(250, 248, 244, .75);
  text-wrap: pretty;
}

.intl-left a.btn-gold {
  align-self: flex-start;
  background: #B08D57;
  color: #fff;
  padding: 13px 24px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
}

.intl-left a.btn-gold:hover { background: #c49d67; color: #fff; }

.intl-cards {
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.intl-card {
  background: rgba(250, 248, 244, .06);
  border: 1px solid rgba(250, 248, 244, .14);
  border-radius: 8px;
  padding: 22px 26px;
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.intl-card .title { font-size: 15.5px; font-weight: 700; color: #FAF8F4; }

.intl-card .body {
  font-size: 13.5px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .7);
}

.intl-note {
  font-size: 12px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .45);
}

.site-footer.flush {
  border-top: 1px solid rgba(250, 248, 244, .12);
  margin-top: 0;
}

@media (max-width: 900px) {
  .trust-section { grid-template-columns: 1fr; }
  .trust-explainer { position: static; }
  .benefit-grid { grid-template-columns: 1fr; }
  .intl-inner { grid-template-columns: 1fr; gap: 32px; }
  .intl-left { position: static; }
}


/* ------------------------------------------------------------
   Section pattern (eyebrow + Lora headline)
   ------------------------------------------------------------ */

.section-eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
  margin-bottom: 12px;
}

.section-title {
  margin: 0 0 40px;
  font-family: 'Lora', serif;
  font-size: 36px;
  font-weight: 500;
}


/* ------------------------------------------------------------
   Concierge
   ------------------------------------------------------------ */

.concierge-hero {
  background: #132A3E;
  position: relative;
  overflow: hidden;
}

.concierge-hero-mark {
  position: absolute;
  right: -70px;
  top: -90px;
  opacity: .08;
}

.concierge-hero-mark img { width: 420px; height: 420px; }

.concierge-hero-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 84px 32px;
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 1.35fr) minmax(300px, 360px);
  gap: 48px;
  align-items: center;
}

.concierge-hero-copy {
  display: flex;
  flex-direction: column;
  gap: 22px;
}

.concierge-hero-copy .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.concierge-hero-copy h1 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: clamp(38px, 4.6vw, 54px);
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.1;
  text-wrap: balance;
}

.concierge-hero-copy p {
  margin: 0;
  font-size: 17.5px;
  line-height: 1.65;
  color: rgba(250, 248, 244, .78);
  max-width: 540px;
  text-wrap: pretty;
}

.concierge-stats {
  display: flex;
  gap: 26px;
  flex-wrap: wrap;
  margin-top: 8px;
  padding-top: 22px;
  border-top: 1px solid rgba(250, 248, 244, .16);
}

.concierge-stat { display: flex; flex-direction: column; gap: 2px; }

.concierge-stat .num {
  font-family: 'Lora', serif;
  font-size: 26px;
  color: #B08D57;
  font-weight: 600;
}

.concierge-stat .label { font-size: 12px; color: rgba(250, 248, 244, .6); }

.member-card-wrap {
  position: relative;
  display: flex;
  justify-content: center;
}

.member-card {
  width: 100%;
  max-width: 360px;
  aspect-ratio: 1.6;
  background: linear-gradient(135deg, #c49d67 0%, #B08D57 45%, #8f6f3e 100%);
  border-radius: 14px;
  box-shadow: 0 30px 60px rgba(5, 14, 22, .5), 0 4px 12px rgba(5, 14, 22, .3);
  transform: rotate(-4deg);
  padding: 26px 28px;
  box-sizing: border-box;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  position: relative;
  overflow: hidden;
}

.member-card .watermark {
  position: absolute;
  right: -30px;
  bottom: -40px;
  opacity: .16;
}

.member-card-top {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
}

.member-card-top .member {
  font-size: 9px;
  letter-spacing: .22em;
  font-weight: 700;
  color: rgba(19, 42, 62, .75);
}

.member-card-name { display: flex; flex-direction: column; gap: 4px; }

.member-card-name .brand {
  font-size: 10px;
  letter-spacing: .24em;
  font-weight: 700;
  color: rgba(19, 42, 62, .7);
}

.member-card-name .title {
  font-family: 'Lora', serif;
  font-size: 24px;
  font-weight: 600;
  color: #132A3E;
}

.member-card-name .family {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .75);
  letter-spacing: .04em;
}

.member-badge {
  position: absolute;
  bottom: -14px;
  right: 8px;
  background: #FAF8F4;
  color: #132A3E;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: .08em;
  padding: 8px 14px;
  border-radius: 20px;
  box-shadow: 0 8px 20px rgba(5, 14, 22, .4);
  transform: rotate(2deg);
}

.hiw-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px 44px;
}

.hiw-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.hiw-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 28px;
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.hiw-card .rule {
  width: 24px;
  height: 2px;
  background: #B08D57;
  margin-bottom: 4px;
}

.hiw-card .title { font-size: 16.5px; font-weight: 700; }

.hiw-card .body {
  font-size: 14px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .65);
}

.timeline-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 44px 32px;
}

.timeline-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1px;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  overflow: hidden;
  background: rgba(19, 42, 62, .1);
}

.timeline-phase {
  background: #FAF8F4;
  padding: 26px 24px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.timeline-phase .when {
  font-size: 10.5px;
  letter-spacing: .18em;
  color: #B08D57;
  font-weight: 700;
  text-transform: uppercase;
}

.timeline-phase .title {
  font-family: 'Lora', serif;
  font-size: 19px;
  font-weight: 600;
}

.timeline-phase .head { display: flex; flex-direction: column; gap: 2px; }
.timeline-items { display: flex; flex-direction: column; gap: 9px; }

.timeline-item {
  display: flex;
  gap: 10px;
  align-items: baseline;
}

.timeline-item .dot {
  width: 5px;
  height: 5px;
  background: #B08D57;
  flex: none;
  position: relative;
  top: -2px;
}

.timeline-item span:last-child {
  font-size: 13px;
  line-height: 1.5;
  color: rgba(19, 42, 62, .75);
}

.homestead-callout {
  margin-top: 16px;
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 4px solid #B08D57;
  border-radius: 8px;
  padding: 20px 26px;
  display: flex;
  gap: 20px;
  align-items: center;
  flex-wrap: wrap;
}

.homestead-callout .title {
  font-family: 'Lora', serif;
  font-size: 17px;
  font-weight: 600;
  flex: none;
}

.homestead-callout .body {
  font-size: 13.5px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .65);
  flex: 1;
  min-width: 280px;
}

.perks-section { background: #F2EDE4; }

.perks-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px 72px;
}

.perks-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 24px;
  margin-bottom: 40px;
  flex-wrap: wrap;
}

.perks-head .section-title { margin-bottom: 0; }

.perks-head .note {
  font-size: 14.5px;
  color: rgba(19, 42, 62, .6);
  max-width: 380px;
  line-height: 1.55;
}

.perks-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.perk-card {
  background: #FAF8F4;
  border: 1px solid rgba(19, 42, 62, .08);
  border-radius: 8px;
  padding: 24px 26px;
  display: flex;
  flex-direction: column;
  gap: 10px;
  transition: box-shadow .2s, transform .2s;
}

.perk-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .12);
  transform: translateY(-3px);
}

.perk-card .head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 10px;
}

.perk-card .cat {
  font-size: 10.5px;
  letter-spacing: .16em;
  color: #B08D57;
  font-weight: 700;
  text-transform: uppercase;
}

.perk-card .value {
  font-family: 'Lora', serif;
  font-size: 16px;
  font-weight: 600;
  color: #132A3E;
  white-space: nowrap;
}

.perk-card .offer {
  font-size: 15.5px;
  font-weight: 700;
  line-height: 1.35;
}

.perk-card .detail {
  font-size: 13px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .65);
}

.perks-tally {
  grid-column: 1 / -1;
  background: #132A3E;
  border-radius: 8px;
  padding: 26px 32px;
  display: flex;
  align-items: center;
  gap: 32px;
  flex-wrap: wrap;
  color: #FAF8F4;
}

.perks-tally .intro {
  display: flex;
  flex-direction: column;
  gap: 3px;
  flex: none;
}

.perks-tally .intro .label {
  font-size: 10.5px;
  letter-spacing: .18em;
  color: #B08D57;
  font-weight: 700;
}

.perks-tally .intro .note {
  font-size: 11.5px;
  color: rgba(250, 248, 244, .55);
  max-width: 180px;
  line-height: 1.5;
}

.perks-tally .items {
  display: flex;
  gap: 28px;
  flex-wrap: wrap;
  flex: 1;
  min-width: 320px;
}

.perks-tally .item { display: flex; flex-direction: column; gap: 1px; }
.perks-tally .item .label { font-size: 11.5px; color: rgba(250, 248, 244, .6); }

.perks-tally .item .num {
  font-family: 'Lora', serif;
  font-size: 18px;
  font-weight: 600;
}

.perks-tally .total {
  display: flex;
  flex-direction: column;
  gap: 1px;
  align-items: flex-end;
  flex: none;
  border-left: 1px solid rgba(250, 248, 244, .2);
  padding-left: 32px;
}

.perks-tally .total .label { font-size: 12px; font-weight: 700; }

.perks-tally .total .num {
  font-family: 'Lora', serif;
  font-size: 32px;
  font-weight: 600;
  color: #B08D57;
}

.perks-quote {
  margin-top: 44px;
  display: flex;
  gap: 22px;
  align-items: center;
}

.perks-quote .avatar {
  width: 56px;
  height: 56px;
  border-radius: 50%;
  background: #132A3E;
  border: 2px solid #B08D57;
  flex: none;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: 'Lora', serif;
  font-size: 18px;
  font-weight: 600;
  color: #FAF8F4;
}

.perks-quote .quote {
  font-family: 'Lora', serif;
  font-size: 18px;
  font-style: italic;
  line-height: 1.45;
  color: rgba(19, 42, 62, .85);
}

.perks-quote .attribution { font-size: 12.5px; color: rgba(19, 42, 62, .55); }
.perks-quote .attribution strong { color: #132A3E; }

.perks-disclosure {
  margin-top: 28px;
  border-top: 1px solid rgba(19, 42, 62, .12);
  padding-top: 20px;
  display: flex;
  flex-direction: column;
  gap: 8px;
}

.perks-disclosure .label {
  font-size: 10.5px;
  letter-spacing: .18em;
  color: rgba(19, 42, 62, .5);
  font-weight: 700;
}

.perks-disclosure .body {
  font-size: 12px;
  color: rgba(19, 42, 62, .55);
  line-height: 1.65;
}

.concierge-cta-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 48px 32px 72px;
}

.concierge-cta {
  background: #132A3E;
  border-radius: 8px;
  padding: 56px 48px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
  flex-wrap: wrap;
  position: relative;
  overflow: hidden;
}

.concierge-cta .mark {
  position: absolute;
  right: -40px;
  bottom: -60px;
  opacity: .1;
}

.concierge-cta .mark img { width: 240px; height: 240px; }

.concierge-cta-copy {
  display: flex;
  flex-direction: column;
  gap: 10px;
  max-width: 520px;
  position: relative;
}

.concierge-cta-copy h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 30px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.2;
}

.concierge-cta-copy p {
  margin: 0;
  font-size: 15px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .72);
}

.concierge-cta a.btn-gold {
  background: #B08D57;
  color: #fff;
  padding: 15px 28px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 15px;
  white-space: nowrap;
  position: relative;
}

.concierge-cta a.btn-gold:hover { background: #c49d67; color: #fff; }

@media (max-width: 960px) {
  .concierge-hero-inner { grid-template-columns: 1fr; padding: 64px 32px 72px; }
  .hiw-grid { grid-template-columns: 1fr; }
  .timeline-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .perks-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 620px) {
  .timeline-grid { grid-template-columns: 1fr; }
  .perks-grid { grid-template-columns: 1fr; }
}


/* ------------------------------------------------------------
   Home — hero slider
   ------------------------------------------------------------ */

.hero {
  position: relative;
  background: #132A3E;
  overflow: hidden;
}

.hero-slide {
  position: absolute;
  inset: 0;
  opacity: 0;
  transition: opacity 1.2s ease;
  pointer-events: none;
}

.hero-slide.is-active { opacity: 1; }

.hero-slide img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.hero-scrim {
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(100deg, rgba(11, 26, 40, .86) 0%, rgba(11, 26, 40, .45) 46%, rgba(11, 26, 40, .02) 78%, rgba(11, 26, 40, 0) 100%);
}

.hero-controls {
  /* the search card overlaps the hero by 64px — keep the bars above it */
  position: absolute;
  bottom: 92px;
  left: 50%;
  transform: translateX(-50%);
  display: flex;
  align-items: center;
  gap: 10px;
  z-index: 5;
}

.hero-bar {
  width: 60px;
  height: 26px;
  border: none;
  cursor: pointer;
  padding: 0;
  background: transparent;
  display: flex;
  align-items: center;
}

.hero-bar .track {
  display: block;
  width: 100%;
  height: 7px;
  border-radius: 4px;
  background: rgba(250, 248, 244, .38);
  box-shadow: 0 1px 6px rgba(5, 14, 22, .4), inset 0 0 0 1px rgba(11, 26, 40, .18);
  overflow: hidden;
  transition: background .15s;
}

.hero-bar:hover .track { background: rgba(250, 248, 244, .55); }

.hero-bar .fill {
  display: block;
  height: 100%;
  background: #B08D57;
  box-shadow: 0 0 6px rgba(176, 141, 87, .55);
  border-radius: 4px;
  width: 0;
}

.hero-inner {
  position: relative;
  max-width: 1200px;
  margin: 0 auto;
  padding: 110px 32px 140px;
  pointer-events: none;
}

.hero-copy {
  max-width: 680px;
  display: flex;
  flex-direction: column;
  gap: 26px;
  pointer-events: auto;
}

.hero-copy .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.hero-copy h1 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: clamp(38px, 4.8vw, 56px);
  line-height: 1.12;
  font-weight: 500;
  color: #FAF8F4;
  text-wrap: balance;
  max-width: 620px;
}

.hero-copy p {
  margin: 0;
  font-size: 18px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .78);
  max-width: 560px;
  text-wrap: pretty;
}

.hero-ctas {
  display: flex;
  gap: 14px;
  margin-top: 6px;
  flex-wrap: wrap;
}

.hero-ctas .btn-gold-lg {
  background: #B08D57;
  color: #fff;
  padding: 15px 28px;
  border-radius: 3px;
  font-weight: 700;
  font-size: 15px;
  letter-spacing: .02em;
}

.hero-ctas .btn-gold-lg:hover { background: #c49d67; color: #fff; }

.hero-ctas .btn-outline {
  border: 1px solid rgba(250, 248, 244, .4);
  color: #FAF8F4;
  padding: 15px 28px;
  border-radius: 3px;
  font-weight: 600;
  font-size: 15px;
}

.hero-ctas .btn-outline:hover {
  border-color: #FAF8F4;
  background: rgba(250, 248, 244, .08);
  color: #FAF8F4;
}

.hero-ticks {
  display: flex;
  gap: 24px;
  margin-top: 22px;
  padding-top: 22px;
  border-top: 1px solid rgba(250, 248, 244, .16);
  font-size: 13px;
  color: rgba(250, 248, 244, .75);
  flex-wrap: wrap;
}

.tick {
  display: flex;
  align-items: center;
  gap: 9px;
}

.tick .dot {
  width: 5px;
  height: 5px;
  background: #B08D57;
  flex: none;
}


/* ------------------------------------------------------------
   Home — search card
   ------------------------------------------------------------ */

.search-wrap {
  max-width: 1200px;
  margin: -64px auto 0;
  padding: 0 32px;
  position: relative;
  z-index: 5;
}

.search-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  border-top: 4px solid #B08D57;
  box-shadow: 0 18px 44px rgba(19, 42, 62, .14);
  padding: 26px 28px;
}

.search-filters {
  display: flex;
  align-items: flex-end;
  gap: 18px;
  flex-wrap: wrap;
}

.search-field {
  display: flex;
  flex-direction: column;
  gap: 7px;
}

.search-field.area { flex: 1; min-width: 180px; }
.search-field.price { width: 170px; }
.search-field.beds { width: 140px; }

.search-field label {
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 700;
  color: rgba(19, 42, 62, .55);
}

.search-select { position: relative; }

.search-select select {
  width: 100%;
  appearance: none;
  -webkit-appearance: none;
  padding: 13px 38px 13px 15px;
  border: 1px solid rgba(19, 42, 62, .18);
  border-radius: 4px;
  font-size: 15px;
  font-weight: 500;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
  cursor: pointer;
  transition: border-color .15s, box-shadow .15s;
}

.search-select select:hover { border-color: rgba(19, 42, 62, .4); }

.search-select select:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.search-select .arrow {
  position: absolute;
  right: 15px;
  top: 50%;
  transform: translateY(-50%);
  pointer-events: none;
  color: #B08D57;
  font-size: 10px;
}

.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-top: 22px;
}

.listing-card {
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 5px;
  overflow: hidden;
  background: #fff;
  cursor: pointer;
  transition: box-shadow .2s, transform .2s;
}

.listing-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .14);
  transform: translateY(-3px);
}

.listing-photo {
  height: 150px;
  position: relative;
  overflow: hidden;
}

.listing-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.listing-tag {
  position: absolute;
  top: 10px;
  left: 10px;
  background: #132A3E;
  color: #FAF8F4;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  padding: 4px 9px;
  border-radius: 2px;
}

.listing-info {
  padding: 14px 16px;
  display: flex;
  flex-direction: column;
  gap: 5px;
}

.listing-info .price {
  font-family: 'Lora', serif;
  font-size: 19px;
  font-weight: 600;
}

.listing-info .title { font-size: 14px; color: rgba(19, 42, 62, .8); }
.listing-info .meta { font-size: 12.5px; color: rgba(19, 42, 62, .55); }

.search-foot {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  flex-wrap: wrap;
  margin-top: 22px;
  padding-top: 18px;
  border-top: 1px solid rgba(19, 42, 62, .08);
}

.chips {
  display: flex;
  align-items: center;
  gap: 10px;
  flex-wrap: wrap;
}

.chips .label {
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 700;
  color: rgba(19, 42, 62, .45);
}

.chip {
  background: #fff;
  color: #132A3E;
  border: 1px solid rgba(19, 42, 62, .2);
  border-radius: 20px;
  padding: 7px 15px;
  font-size: 13px;
  font-weight: 600;
  font-family: 'Karla', sans-serif;
  cursor: pointer;
  transition: all .15s;
}

.chip:hover { border-color: #B08D57; }

.chip.is-active {
  background: #132A3E;
  color: #FAF8F4;
  border-color: #132A3E;
}

.browse-all {
  display: flex;
  align-items: center;
  gap: 8px;
  background: #132A3E;
  color: #FAF8F4;
  padding: 12px 22px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  white-space: nowrap;
}

.browse-all:hover { background: #B08D57; color: #fff; }


/* ------------------------------------------------------------
   Home — listing lightbox
   ------------------------------------------------------------ */

.lightbox {
  position: fixed;
  inset: 0;
  z-index: 200;
  background: rgba(11, 26, 40, .82);
  -webkit-backdrop-filter: blur(6px);
  backdrop-filter: blur(6px);
  display: none;
  align-items: center;
  justify-content: center;
  padding: 40px;
  cursor: zoom-out;
}

.lightbox.is-open { display: flex; }

.lightbox-panel {
  max-width: 1040px;
  width: 100%;
  background: #FAF8F4;
  border-radius: 8px;
  overflow: hidden;
  box-shadow: 0 30px 80px rgba(5, 14, 22, .5);
  cursor: default;
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 1.55fr) minmax(300px, 1fr);
}

.lightbox-close {
  position: absolute;
  top: 14px;
  right: 14px;
  z-index: 2;
  width: 38px;
  height: 38px;
  border-radius: 50%;
  border: none;
  background: rgba(11, 26, 40, .65);
  color: #FAF8F4;
  font-size: 18px;
  cursor: pointer;
  -webkit-backdrop-filter: blur(4px);
  backdrop-filter: blur(4px);
  display: flex;
  align-items: center;
  justify-content: center;
}

.lightbox-close:hover { background: #B08D57; }

.lightbox-gallery {
  display: flex;
  flex-direction: column;
  background: #132A3E;
}

.lightbox-gallery .main {
  width: 100%;
  flex: 1;
  min-height: 340px;
  max-height: 56vh;
  object-fit: cover;
  display: block;
}

.lightbox-thumbs {
  display: flex;
  gap: 8px;
  padding: 10px;
}

.lightbox-thumbs img {
  width: 86px;
  height: 58px;
  object-fit: cover;
  border-radius: 3px;
  cursor: pointer;
  border: 2px solid transparent;
  opacity: .65;
  transition: all .15s;
}

.lightbox-thumbs img.is-active {
  border-color: #B08D57;
  opacity: 1;
}

.lightbox-info {
  padding: 28px 28px 24px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.lb-tag {
  align-self: flex-start;
  background: rgba(176, 141, 87, .15);
  color: #8f6f3e;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: .14em;
  padding: 5px 11px;
  border-radius: 14px;
  text-transform: uppercase;
}

.lb-head { display: flex; flex-direction: column; gap: 4px; }

.lb-price {
  font-family: 'Lora', serif;
  font-size: 30px;
  font-weight: 600;
}

.lb-title { font-size: 15px; color: rgba(19, 42, 62, .8); }
.lb-meta { font-size: 13px; color: rgba(19, 42, 62, .55); }

.lb-facts {
  display: flex;
  flex-direction: column;
  border-top: 1px solid rgba(19, 42, 62, .1);
}

.lb-fact {
  display: flex;
  justify-content: space-between;
  padding: 9px 0;
  border-bottom: 1px solid rgba(19, 42, 62, .08);
  font-size: 13px;
}

.lb-fact:last-child { border-bottom: none; }
.lb-fact .label { color: rgba(19, 42, 62, .55); }
.lb-fact .value { font-weight: 600; }

.lb-take {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 3px solid #B08D57;
  border-radius: 5px;
  padding: 13px 16px;
  display: flex;
  flex-direction: column;
  gap: 4px;
}

.lb-take .label {
  font-size: 9.5px;
  letter-spacing: .16em;
  color: #B08D57;
  font-weight: 700;
}

.lb-take .text {
  font-family: 'Lora', serif;
  font-size: 13.5px;
  font-style: italic;
  line-height: 1.5;
  color: rgba(19, 42, 62, .85);
}

.lb-actions {
  display: flex;
  flex-direction: column;
  gap: 9px;
  margin-top: auto;
}

.lb-view {
  background: #B08D57;
  color: #fff;
  padding: 13px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  text-align: center;
}

.lb-view:hover { background: #c49d67; color: #fff; }

.lb-ask {
  background: #132A3E;
  color: #FAF8F4;
  padding: 13px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  text-align: center;
}

.lb-ask:hover { background: #B08D57; color: #fff; }

.lb-keep {
  background: none;
  border: 1px solid rgba(19, 42, 62, .2);
  color: #132A3E;
  padding: 12px;
  border-radius: 4px;
  font-weight: 600;
  font-size: 13.5px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
}

.lb-keep:hover { border-color: #B08D57; color: #B08D57; }


/* ------------------------------------------------------------
   Home — why Edwin bento
   ------------------------------------------------------------ */

.why-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px 44px;
}

.split-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 24px;
  margin-bottom: 44px;
  flex-wrap: wrap;
}

.split-head .head-copy {
  display: flex;
  flex-direction: column;
  gap: 12px;
}

.split-head h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 38px;
  font-weight: 500;
  line-height: 1.2;
}

.split-head .note {
  margin: 0;
  font-size: 15.5px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .65);
  max-width: 420px;
  text-wrap: pretty;
}

.bento {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.bento-featured {
  grid-row: span 2;
  background: #132A3E;
  border-radius: 8px;
  padding: 36px 32px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 24px;
  position: relative;
  overflow: hidden;
}

.bento-featured .watermark {
  position: absolute;
  right: -44px;
  bottom: -56px;
  opacity: .1;
}

.bento-featured .watermark img { width: 220px; height: 220px; }
.bento-featured > img { width: 34px; height: 34px; }

.bento-featured .content {
  display: flex;
  flex-direction: column;
  gap: 12px;
  position: relative;
}

.bento-featured .title {
  font-family: 'Lora', serif;
  font-size: 26px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.2;
}

.bento-featured .body {
  font-size: 15px;
  line-height: 1.65;
  color: rgba(250, 248, 244, .75);
}

.bento-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 26px 26px 24px;
  display: flex;
  flex-direction: column;
  gap: 9px;
  transition: box-shadow .2s, transform .2s;
}

.bento-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .12);
  transform: translateY(-3px);
}

.bento-card .rule {
  width: 24px;
  height: 2px;
  background: #B08D57;
  margin-bottom: 4px;
}

.bento-card .title { font-size: 16.5px; font-weight: 700; }

.bento-card .body {
  font-size: 13.5px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .65);
}

.honesty-strip {
  margin-top: 16px;
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-left: 4px solid #B08D57;
  border-radius: 8px;
  padding: 26px 32px;
  display: flex;
  align-items: center;
  gap: 28px;
  flex-wrap: wrap;
}

.honesty-strip .copy {
  display: flex;
  flex-direction: column;
  gap: 4px;
  flex: 1;
  min-width: 260px;
}

.honesty-strip .title { font-size: 16.5px; font-weight: 700; }

.honesty-strip .body {
  font-size: 13.5px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .65);
}

.link-gold {
  color: #B08D57;
  font-weight: 700;
  font-size: 14px;
  border-bottom: 1px solid #B08D57;
  padding-bottom: 2px;
  flex: none;
}

.link-gold:hover { color: #132A3E; border-color: #132A3E; }


/* ------------------------------------------------------------
   Home — about + video
   ------------------------------------------------------------ */

.about-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px;
}

.about-grid {
  display: grid;
  grid-template-columns: 380px 1fr;
  gap: 56px;
  align-items: center;
}

.portrait {
  position: relative;
  padding: 0 0 22px 0;
}

.portrait .frame {
  position: absolute;
  top: 18px;
  left: 18px;
  right: -14px;
  bottom: 4px;
  border: 1px solid #B08D57;
  border-radius: 4px;
}

.portrait > img {
  width: 100%;
  display: block;
  border-radius: 4px;
  filter: saturate(.92);
  position: relative;
}

.portrait .quote-plate {
  position: absolute;
  left: 20px;
  bottom: -22px;
  right: -20px;
  background: #132A3E;
  color: #FAF8F4;
  padding: 18px 22px;
  border-radius: 4px;
  box-shadow: 0 12px 30px rgba(19, 42, 62, .25);
}

.portrait .quote-plate div {
  font-family: 'Lora', serif;
  font-size: 17px;
  font-style: italic;
  line-height: 1.4;
}

.about-copy {
  display: flex;
  flex-direction: column;
  gap: 18px;
}

.about-copy h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 34px;
  font-weight: 500;
  line-height: 1.22;
}

.about-copy p {
  margin: 0;
  font-size: 16px;
  line-height: 1.7;
  color: rgba(19, 42, 62, .75);
  text-wrap: pretty;
}

.about-copy .link-gold { align-self: flex-start; font-size: 15px; }

.video-card {
  margin-top: 88px;
  background: #132A3E;
  border-radius: 6px;
  overflow: hidden;
  display: grid;
  grid-template-columns: 1fr 360px;
}

.video-stage {
  position: relative;
  min-height: 340px;
  background: #132A3E;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
}

.video-stage .headshot {
  position: absolute;
  right: 0;
  top: 0;
  height: 100%;
  width: 52%;
  object-fit: cover;
  object-position: top;
}

.video-stage .grad {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, #132A3E 30%, rgba(19, 42, 62, .55) 60%, rgba(19, 42, 62, .15) 100%);
}

.video-stage .corner-mark {
  position: absolute;
  top: 18px;
  left: 20px;
  width: 26px;
  height: 26px;
}

.play-btn {
  position: relative;
  width: 74px;
  height: 74px;
  border-radius: 50%;
  background: rgba(250, 248, 244, .14);
  border: 1px solid rgba(250, 248, 244, .4);
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  -webkit-backdrop-filter: blur(3px);
  backdrop-filter: blur(3px);
}

.play-btn:hover {
  background: #B08D57;
  border-color: #B08D57;
}

.play-btn .triangle {
  width: 0;
  height: 0;
  border-left: 18px solid #FAF8F4;
  border-top: 11px solid transparent;
  border-bottom: 11px solid transparent;
  margin-left: 5px;
}

.lower-third {
  position: absolute;
  left: 20px;
  bottom: 18px;
  display: flex;
  align-items: stretch;
  box-shadow: 0 4px 14px rgba(11, 26, 40, .4);
}

.lower-third .bar { background: #B08D57; width: 4px; }

.lower-third .plate {
  background: rgba(11, 26, 40, .92);
  padding: 8px 14px 8px 12px;
  display: flex;
  flex-direction: column;
}

.lower-third .name {
  font-family: 'Lora', serif;
  font-size: 14px;
  font-weight: 600;
  color: #FAF8F4;
}

.lower-third .role {
  font-size: 8px;
  letter-spacing: .18em;
  color: #B08D57;
  font-weight: 700;
}

.video-info {
  padding: 44px 40px;
  display: flex;
  flex-direction: column;
  gap: 14px;
  justify-content: center;
}

.video-info .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.video-info .title {
  font-family: 'Lora', serif;
  font-size: 26px;
  color: #FAF8F4;
  line-height: 1.25;
}

.video-info p {
  margin: 0;
  font-size: 14.5px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .7);
}


/* ------------------------------------------------------------
   Home — Should I Move quiz
   ------------------------------------------------------------ */

.quiz-section { background: #132A3E; }

.quiz-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px;
  display: grid;
  grid-template-columns: 1fr 560px;
  gap: 64px;
  align-items: start;
}

.quiz-left {
  display: flex;
  flex-direction: column;
  gap: 22px;
  position: sticky;
  top: 100px;
}

.quiz-left .eyebrow {
  font-size: 12px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
  white-space: nowrap;
}

.quiz-left h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 48px;
  font-weight: 500;
  color: #FAF8F4;
  line-height: 1.12;
}

.quiz-left > p {
  margin: 0;
  font-size: 16.5px;
  line-height: 1.65;
  color: rgba(250, 248, 244, .75);
  max-width: 420px;
  text-wrap: pretty;
}

.quiz-left .ticks {
  display: flex;
  flex-direction: column;
  gap: 12px;
  max-width: 400px;
}

.quiz-left .tick span:last-child {
  font-size: 14.5px;
  line-height: 1.5;
  color: rgba(250, 248, 244, .8);
}

.quiz-left .advisor {
  display: flex;
  align-items: center;
  gap: 14px;
  border-top: 1px solid rgba(250, 248, 244, .15);
  padding-top: 20px;
  max-width: 400px;
}

.quiz-left .advisor img {
  width: 46px;
  height: 46px;
  border-radius: 50%;
  object-fit: cover;
  object-position: top;
  border: 2px solid #B08D57;
}

.quiz-left .advisor .quote {
  font-family: 'Lora', serif;
  font-size: 14.5px;
  font-style: italic;
  color: rgba(250, 248, 244, .85);
  line-height: 1.45;
}

.home-quiz-card {
  background: #FAF8F4;
  border-radius: 8px;
  border-top: 4px solid #B08D57;
  box-shadow: 0 24px 60px rgba(5, 14, 22, .45);
  padding: 36px 40px;
  min-height: 400px;
  display: flex;
  flex-direction: column;
}

.home-quiz-card .quiz-head { margin-bottom: 24px; }

.quiz-dots {
  display: flex;
  align-items: center;
  gap: 6px;
}

.quiz-dot {
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: rgba(19, 42, 62, .18);
  transition: background .25s;
}

.quiz-dot.done { background: #B08D57; }
.quiz-dot.current { background: #132A3E; }

.quiz-dots .quiz-step { margin-left: 6px; }

.home-quiz-card .quiz-body { gap: 22px; }

.home-quiz-card .quiz-question {
  font-size: 25px;
  line-height: 1.28;
}

.home-quiz-card .quiz-option {
  background: #fff;
  font-size: 15.5px;
}

.home-quiz-card .quiz-result { gap: 18px; }

.home-quiz-card.is-done .quiz-body { display: none; }
.home-quiz-card.is-done .quiz-result { display: flex; }

.quiz-snapshot-label {
  font-size: 12px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.quiz-result-title {
  font-family: 'Lora', serif;
  font-size: 26px;
  font-weight: 500;
  line-height: 1.28;
}

.quiz-result-body {
  margin: 0;
  font-size: 15.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .75);
}

.quiz-result-fine {
  margin: 0;
  font-size: 14px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .55);
  font-style: italic;
}


/* ------------------------------------------------------------
   Home — communities
   ------------------------------------------------------------ */

.comm-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px 48px;
}

.comm-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 16px;
}

.comm-featured {
  grid-column: span 2;
  grid-row: span 2;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  border-radius: 8px;
  overflow: hidden;
  background: #132A3E;
  color: #FAF8F4;
  position: relative;
  min-height: 330px;
}

.comm-featured:hover { color: #FAF8F4; }

.comm-featured .photo { position: absolute; inset: 0; }

.comm-featured .photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.comm-featured .grad {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(11, 26, 40, 0) 20%, rgba(11, 26, 40, .55) 55%, rgba(11, 26, 40, .92) 100%);
}

.comm-featured .label,
.comm-featured .name,
.comm-featured .blurb {
  text-shadow: 0 1px 8px rgba(11, 26, 40, .6);
}

.comm-featured .content {
  position: relative;
  padding: 24px 26px;
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.comm-featured .label {
  font-size: 10px;
  letter-spacing: .2em;
  color: #B08D57;
  font-weight: 700;
}

.comm-featured .name {
  font-family: 'Lora', serif;
  font-size: 28px;
  font-weight: 500;
}

.comm-featured .blurb {
  font-size: 13.5px;
  color: rgba(250, 248, 244, .75);
}

.comm-featured .more {
  font-size: 13px;
  color: #B08D57;
  font-weight: 700;
  margin-top: 6px;
}

.comm-card {
  display: flex;
  flex-direction: column;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  overflow: hidden;
  background: #fff;
  color: #132A3E;
  transition: box-shadow .2s, transform .2s;
}

.comm-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .14);
  transform: translateY(-3px);
  color: #132A3E;
}

.comm-card .photo {
  height: 88px;
  overflow: hidden;
}

.comm-card .photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.comm-card .info {
  padding: 13px 16px;
  display: flex;
  flex-direction: column;
  gap: 2px;
}

.comm-card .name {
  font-family: 'Lora', serif;
  font-size: 16.5px;
  font-weight: 600;
}

.comm-card .blurb { font-size: 12px; color: rgba(19, 42, 62, .55); }

.comm-all {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 8px;
  border: 1px dashed rgba(176, 141, 87, .6);
  border-radius: 8px;
  background: rgba(176, 141, 87, .06);
  color: #132A3E;
  min-height: 150px;
  transition: background .2s, border-color .2s;
}

.comm-all:hover {
  background: rgba(176, 141, 87, .12);
  border-color: #B08D57;
  color: #132A3E;
}

.comm-all img { width: 22px; height: 22px; }

.comm-all span {
  font-size: 13.5px;
  font-weight: 700;
  color: #B08D57;
}


/* ------------------------------------------------------------
   Home — testimonials
   ------------------------------------------------------------ */

.stories-section {
  background: #F2EDE4;
  margin-top: 48px;
}

.stories-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px;
}

.stories-inner .section-eyebrow { margin-bottom: 14px; }

.stories-inner h2 {
  margin: 0 0 44px;
  font-family: 'Lora', serif;
  font-size: 38px;
  font-weight: 500;
}

.story-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 20px;
}

.story-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .08);
  border-radius: 8px;
  padding: 28px;
  display: flex;
  flex-direction: column;
  gap: 16px;
  box-shadow: 0 4px 16px rgba(19, 42, 62, .06);
  transition: box-shadow .2s, transform .2s;
}

.story-card:hover {
  box-shadow: 0 12px 30px rgba(19, 42, 62, .12);
  transform: translateY(-3px);
}

.story-card .segments {
  display: flex;
  flex-direction: column;
  gap: 12px;
  flex: 1;
}

.story-card .seg-label {
  font-size: 11px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
  margin-bottom: 4px;
}

.story-card .seg-body {
  font-size: 14px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .8);
}

.story-card .foot {
  border-top: 1px solid rgba(19, 42, 62, .1);
  padding-top: 14px;
  font-size: 13.5px;
  font-weight: 700;
}

.story-card .foot span {
  font-weight: 400;
  color: rgba(19, 42, 62, .55);
}


/* ------------------------------------------------------------
   Home — tools teaser, concierge teaser
   ------------------------------------------------------------ */

.home-tools {
  max-width: 1200px;
  margin: 0 auto;
  padding: 56px 32px 0;
}

.home-tools .split-head { margin-bottom: 28px; }
.home-tools .split-head h2 { font-size: 32px; }

.home-tools-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}

.teaser-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 56px 32px 0;
}

.teaser {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  flex-wrap: wrap;
  background: #132A3E;
  border-radius: 8px;
  padding: 36px 40px;
  position: relative;
  overflow: hidden;
  color: #FAF8F4;
}

.teaser:hover { color: #FAF8F4; }

.teaser .mark {
  position: absolute;
  right: -40px;
  top: -50px;
  opacity: .1;
}

.teaser .mark img { width: 200px; height: 200px; }

.teaser .copy {
  display: flex;
  flex-direction: column;
  gap: 8px;
  max-width: 560px;
  position: relative;
}

.teaser .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.teaser .title {
  font-family: 'Lora', serif;
  font-size: 26px;
  font-weight: 500;
  line-height: 1.2;
}

.teaser .body {
  font-size: 14.5px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .72);
}

.teaser .btn {
  background: #B08D57;
  color: #fff;
  padding: 13px 24px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  white-space: nowrap;
  position: relative;
}


/* ------------------------------------------------------------
   Home — free guides
   ------------------------------------------------------------ */

.guides-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 88px 32px;
}

.guides-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: 64px;
  align-items: center;
}

.guides-copy {
  display: flex;
  flex-direction: column;
  gap: 16px;
}

.guides-copy h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 36px;
  font-weight: 500;
  line-height: 1.2;
}

.guides-copy > p {
  margin: 0;
  font-size: 15.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .7);
  max-width: 420px;
}

.guides-copy .ticks {
  display: flex;
  flex-direction: column;
  gap: 10px;
  max-width: 420px;
}

.guides-copy .tick span:last-child {
  font-size: 14.5px;
  line-height: 1.5;
  color: rgba(19, 42, 62, .75);
}

.guides-form {
  display: flex;
  gap: 10px;
  margin-top: 6px;
  max-width: 420px;
}

.guides-form input {
  flex: 1;
  padding: 13px 17px;
  border: 1px solid rgba(19, 42, 62, .2);
  border-radius: 4px;
  font-size: 14.5px;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
  transition: border-color .15s, box-shadow .15s;
  min-width: 0;
}

.guides-form input:hover { border-color: rgba(19, 42, 62, .4); }

.guides-form input:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.guides-form button {
  background: #132A3E;
  color: #FAF8F4;
  border: none;
  padding: 13px 22px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  transition: background .15s;
}

.guides-form button:hover { background: #B08D57; }

.guides-micro { font-size: 12px; color: rgba(19, 42, 62, .5); }

.guides-deck-col {
  display: flex;
  flex-direction: column;
  gap: 0;
  align-items: center;
}

.deck {
  display: flex;
  justify-content: center;
  align-items: flex-end;
  padding-top: 30px;
  max-width: 100%;
}

.guide-cover {
  width: 118px;
  aspect-ratio: 3 / 4;
  border: 1px solid rgba(19, 42, 62, .14);
  border-radius: 4px;
  box-shadow: -6px 6px 18px rgba(19, 42, 62, .18);
  padding: 11px;
  box-sizing: border-box;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  cursor: pointer;
  transform: rotate(var(--rot));
  transform-origin: 50% 130%;
  position: relative;
  transition: transform .22s, box-shadow .22s;
}

.guide-cover:hover {
  transform: rotate(0deg) translateY(-12px);
  z-index: 20 !important;
  box-shadow: 0 16px 32px rgba(19, 42, 62, .28);
}

.guide-cover .top {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
}

.guide-cover .top img { width: 15px; height: 15px; }

.guide-cover .pdf {
  color: #B08D57;
  font-size: 9px;
  font-weight: 700;
}

.guide-cover .bottom {
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.guide-cover .rule {
  width: 20px;
  height: 2px;
  background: #B08D57;
}

.guide-cover .title {
  font-family: 'Lora', serif;
  font-size: 11.5px;
  font-weight: 600;
  line-height: 1.3;
  text-wrap: pretty;
}

.guide-cover .brand {
  font-size: 5.5px;
  letter-spacing: .16em;
  font-weight: 700;
  color: #B08D57;
}

.deck-shelf {
  width: 78%;
  height: 3px;
  background: linear-gradient(90deg, rgba(176, 141, 87, 0), #B08D57 20%, #B08D57 80%, rgba(176, 141, 87, 0));
  margin-top: 26px;
}

.deck-label {
  font-size: 11px;
  letter-spacing: .16em;
  color: rgba(19, 42, 62, .45);
  font-weight: 700;
  margin-top: 12px;
}

/* Keep the fanned deck inside narrow viewports (covers use inline
   margins, so the override needs !important) */
@media (max-width: 480px) {
  .guide-cover { width: 96px; padding: 9px; }
  .guide-cover + .guide-cover { margin-left: -46px !important; }
}


/* ------------------------------------------------------------
   Home — full footer
   ------------------------------------------------------------ */

.footer-full {
  background: #132A3E;
  border-top: 4px solid #B08D57;
  position: relative;
  overflow: hidden;
}

.footer-full .big-mark {
  position: absolute;
  right: -60px;
  bottom: -80px;
  opacity: .06;
}

.footer-full .big-mark img { width: 320px; height: 320px; }

.footer-full-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 72px 32px 40px;
  position: relative;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid rgba(250, 248, 244, .14);
}

.footer-brand {
  display: flex;
  flex-direction: column;
  gap: 12px;
}

.footer-brand img {
  width: 52px;
  height: 52px;
  display: block;
  border: 1px solid rgba(250, 248, 244, .2);
  border-radius: 6px;
}

.footer-brand .name {
  font-family: 'Lora', serif;
  font-size: 20px;
  font-weight: 600;
  color: #FAF8F4;
}

.footer-brand .mission {
  font-size: 13px;
  line-height: 1.6;
  color: rgba(250, 248, 244, .65);
  max-width: 300px;
}

.footer-brand .tagline {
  font-family: 'Lora', serif;
  font-size: 14px;
  font-style: italic;
  color: #B08D57;
  margin-top: 6px;
}

.footer-col {
  display: flex;
  flex-direction: column;
  gap: 10px;
  font-size: 14px;
}

.footer-col .head {
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: rgba(250, 248, 244, .45);
  font-weight: 700;
  margin-bottom: 4px;
}

.footer-col a,
.footer-col span { color: rgba(250, 248, 244, .8); }
.footer-col a:hover { color: #B08D57; }

.footer-disclaimer {
  padding-top: 20px;
  font-size: 11.5px;
  color: rgba(250, 248, 244, .45);
  line-height: 1.65;
}

.footer-agent {
  font-size: 13px;
  line-height: 1.5;
  color: rgba(250, 248, 244, .65);
  margin-top: 4px;
}

.footer-legal {
  padding-top: 24px;
  display: flex;
  justify-content: space-between;
  gap: 16px;
  font-size: 12px;
  color: rgba(250, 248, 244, .4);
  flex-wrap: wrap;
}

.footer-legal .flinks a { color: rgba(250, 248, 244, .6); }
.footer-legal .flinks a:hover { color: #B08D57; }

.footer-idx {
  padding-top: 8px;
  font-size: 11px;
  color: rgba(250, 248, 244, .35);
}


/* ------------------------------------------------------------
   Home — responsive
   ------------------------------------------------------------ */

@media (max-width: 1060px) {
  .quiz-inner { grid-template-columns: 1fr; gap: 44px; }
  .quiz-left { position: static; }
}

@media (max-width: 960px) {
  .listing-grid { grid-template-columns: 1fr 1fr; }
  .about-grid { grid-template-columns: 1fr; gap: 64px; }
  .portrait { width: 100%; max-width: 400px; justify-self: center; }
  .video-card { grid-template-columns: 1fr; }
  .comm-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .story-grid { grid-template-columns: 1fr; }
  .guides-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .lightbox-panel { grid-template-columns: 1fr; max-height: calc(100vh - 80px); overflow-y: auto; }
  .home-tools-grid { grid-template-columns: 1fr; }
}

@media (max-width: 620px) {
  .listing-grid { grid-template-columns: 1fr; }
  .comm-grid { grid-template-columns: 1fr; }
  .comm-featured { grid-column: span 1; }
  .footer-grid { grid-template-columns: 1fr; }
  .hero-controls { bottom: 84px; }
  .hero-inner { padding: 80px 32px 120px; }
}


/* ------------------------------------------------------------
   Listings — custom MLS search
   ------------------------------------------------------------ */

.lst-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 24px 32px 72px;
}

/* Full-width filter bar (Zillow-style, sticky under the nav) */

.lst-filter-bar {
  background: #fff;
  border-bottom: 1px solid rgba(19, 42, 62, .12);
  box-shadow: 0 4px 14px rgba(19, 42, 62, .05);
  position: sticky;
  top: var(--lst-nav-h, 72px);
  z-index: 40;
}

.lst-filter-inner {
  padding: 12px 22px 14px;
  display: flex;
  align-items: flex-end;
  gap: 14px;
  flex-wrap: wrap;
}

.lst-field {
  display: flex;
  flex-direction: column;
  gap: 7px;
}

.lst-field label {
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 700;
  color: rgba(19, 42, 62, .55);
}

.lst-field.grow { flex: 1; min-width: 220px; }

.lst-search-input {
  width: 100%;
  box-sizing: border-box;
  padding: 13px 15px;
  border: 1px solid rgba(19, 42, 62, .18);
  border-radius: 4px;
  font-size: 15px;
  font-weight: 500;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
  transition: border-color .15s, box-shadow .15s;
}

.lst-search-input:hover { border-color: rgba(19, 42, 62, .4); }

.lst-search-input:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.lst-reset {
  background: none;
  border: none;
  color: rgba(19, 42, 62, .5);
  font-size: 13px;
  font-weight: 600;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  padding: 13px 0;
  white-space: nowrap;
}

.lst-reset:hover { color: #B08D57; }

.lst-more-toggle {
  background: none;
  border: none;
  color: #B08D57;
  font-size: 13px;
  font-weight: 700;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  padding: 13px 0;
  white-space: nowrap;
}

.lst-more-toggle:hover { color: #132A3E; }

.lst-more-toggle .chevron {
  display: inline-block;
  font-size: 9px;
  transition: transform .2s;
}

.lst-more-toggle.is-open .chevron { transform: rotate(180deg); }

.lst-more {
  display: none;
  width: 100%;
  align-items: flex-end;
  gap: 16px;
  flex-wrap: wrap;
  border-top: 1px solid rgba(19, 42, 62, .1);
  padding-top: 16px;
  margin-top: 2px;
}

.lst-more.is-open { display: flex; }

.lst-more .chip { padding: 12px 18px; border-radius: 4px; }

.lst-meta {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  flex-wrap: wrap;
  margin: 26px 2px 18px;
}

.lst-count {
  font-family: 'Lora', serif;
  font-size: 19px;
  font-weight: 600;
}

.lst-count .soft {
  font-family: 'Karla', sans-serif;
  font-size: 13px;
  font-weight: 400;
  color: rgba(19, 42, 62, .55);
}

.lst-sort {
  display: flex;
  align-items: center;
  gap: 10px;
}

.lst-sort .label {
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 700;
  color: rgba(19, 42, 62, .45);
}

/* Split map + results view (full-bleed) */

.lst-view-toggle {
  display: none;
  gap: 8px;
  padding: 12px 16px 0;
}

.lst-vt {
  flex: 1;
  padding: 11px;
  border-radius: 4px;
  border: 1px solid rgba(19, 42, 62, .2);
  background: #fff;
  color: #132A3E;
  font-size: 13.5px;
  font-weight: 700;
  font-family: 'Karla', sans-serif;
  cursor: pointer;
}

.lst-vt.is-active {
  background: #132A3E;
  border-color: #132A3E;
  color: #FAF8F4;
}

/* App frame: the split fills the viewport below the nav + filter bar;
   the map stays put and the results panel scrolls internally */
.lst-split {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(560px, 740px);
  gap: 0;
  height: calc(100vh - var(--lst-sticky-top, 139px));
  overflow: hidden;
}

.lst-map-col {
  position: relative;
  height: 100%;
  min-height: 420px;
  overflow: hidden;
  border-right: 1px solid rgba(19, 42, 62, .12);
  z-index: 1;
}

#lst-map {
  width: 100%;
  height: 100%;
  background: #E8E4DC;
}

.lst-map-count {
  position: absolute;
  z-index: 500;
  bottom: 14px;
  left: 14px;
  background: rgba(250, 248, 244, .95);
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 20px;
  padding: 7px 14px;
  font-size: 12px;
  font-weight: 700;
  color: #132A3E;
  box-shadow: 0 4px 14px rgba(19, 42, 62, .15);
}

.lst-results-col {
  min-width: 0;
  height: 100%;
  overflow-y: auto;
  padding: 20px 24px 0;
}

/* Light in-panel footer (Zillow-style) */

.lst-panel-footer {
  border-top: 1px solid rgba(19, 42, 62, .12);
  margin-top: 26px;
  padding: 24px 0 40px;
  display: flex;
  flex-direction: column;
  gap: 18px;
}

.lst-panel-footer .links {
  display: flex;
  gap: 18px;
  flex-wrap: wrap;
}

.lst-panel-footer .links a {
  font-size: 13px;
  font-weight: 600;
  color: rgba(19, 42, 62, .6);
}

.lst-panel-footer .links a:hover { color: #B08D57; }

.lst-panel-footer .brand {
  display: flex;
  align-items: center;
  gap: 12px;
}

.lst-panel-footer .brand img {
  width: 36px;
  height: 36px;
  border-radius: 4px;
}

.lst-panel-footer .brand .name {
  font-family: 'Lora', serif;
  font-size: 15px;
  font-weight: 600;
  color: #132A3E;
}

.lst-panel-footer .brand .tagline {
  font-family: 'Lora', serif;
  font-size: 11px;
  font-style: italic;
  color: #B08D57;
}

.lst-panel-footer .brand .agent {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .55);
  margin-top: 2px;
}

.lst-panel-footer .legal {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .45);
  line-height: 1.7;
}

.lst-panel-footer .legal a { color: rgba(19, 42, 62, .6); font-weight: 600; }
.lst-panel-footer .legal a:hover { color: #B08D57; }

.lst-results-head { margin-bottom: 14px; }

.lst-results-head .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.lst-results-head h1 {
  margin: 4px 0 0;
  font-family: 'Lora', serif;
  font-size: 25px;
  font-weight: 600;
  line-height: 1.2;
}

.lst-results-col .lst-meta { margin: 0 0 16px; }

.lst-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}

.lst-card {
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  overflow: hidden;
  background: #fff;
  cursor: pointer;
  transition: box-shadow .2s, transform .2s;
  display: flex;
  flex-direction: column;
}

.lst-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .14);
  transform: translateY(-3px);
}

.lst-photo {
  height: 190px;
  position: relative;
  overflow: hidden;
  background: rgba(19, 42, 62, .08);
}

.lst-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.lst-photo .status {
  position: absolute;
  top: 10px;
  left: 10px;
  background: #132A3E;
  color: #FAF8F4;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  padding: 4px 9px;
  border-radius: 2px;
}

.lst-photo .status.pending { background: #B08D57; }

.lst-photo .dom {
  position: absolute;
  bottom: 10px;
  right: 10px;
  background: rgba(11, 26, 40, .65);
  -webkit-backdrop-filter: blur(4px);
  backdrop-filter: blur(4px);
  color: rgba(250, 248, 244, .9);
  font-size: 10.5px;
  font-weight: 600;
  padding: 4px 9px;
  border-radius: 2px;
}

.lst-info {
  padding: 16px 18px;
  display: flex;
  flex-direction: column;
  gap: 6px;
  flex: 1;
}

.lst-info .price {
  font-family: 'Lora', serif;
  font-size: 21px;
  font-weight: 600;
}

.lst-info .addr { font-size: 14px; color: rgba(19, 42, 62, .8); }

.lst-info .meta {
  font-size: 12.5px;
  color: rgba(19, 42, 62, .55);
}

.lst-info .foot {
  margin-top: auto;
  padding-top: 10px;
  border-top: 1px solid rgba(19, 42, 62, .08);
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 10px;
  font-size: 12px;
  color: rgba(19, 42, 62, .55);
}

.lst-info .foot .type {
  font-size: 10.5px;
  letter-spacing: .12em;
  text-transform: uppercase;
  font-weight: 700;
  color: #B08D57;
}

/* Skeleton loading */

@keyframes lst-shimmer {
  0% { background-position: -400px 0; }
  100% { background-position: 400px 0; }
}

.lst-skeleton {
  border: 1px solid rgba(19, 42, 62, .08);
  border-radius: 8px;
  overflow: hidden;
  background: #fff;
}

.lst-skeleton .ph,
.lst-skeleton .ln {
  background: linear-gradient(90deg, rgba(19, 42, 62, .06) 25%, rgba(19, 42, 62, .12) 37%, rgba(19, 42, 62, .06) 63%);
  background-size: 400px 100%;
  animation: lst-shimmer 1.2s infinite linear;
}

.lst-skeleton .ph { height: 190px; }
.lst-skeleton .body { padding: 16px 18px; display: flex; flex-direction: column; gap: 10px; }
.lst-skeleton .ln { height: 14px; border-radius: 3px; }
.lst-skeleton .ln.w60 { width: 60%; }
.lst-skeleton .ln.w80 { width: 80%; }
.lst-skeleton .ln.w40 { width: 40%; }

/* Empty / error states */

.lst-empty {
  grid-column: 1 / -1;
  background: #fff;
  border: 1px dashed rgba(176, 141, 87, .6);
  border-radius: 8px;
  padding: 56px 32px;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 10px;
  text-align: center;
}

.lst-empty .title {
  font-family: 'Lora', serif;
  font-size: 22px;
  font-weight: 600;
}

.lst-empty .body {
  font-size: 14px;
  color: rgba(19, 42, 62, .6);
  max-width: 380px;
  line-height: 1.6;
}

.lst-empty button {
  background: none;
  border: none;
  color: #B08D57;
  font-size: 14px;
  font-weight: 700;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  padding: 0;
  margin-top: 4px;
}

.lst-empty button:hover { color: #132A3E; }

/* Pagination */

.lst-pagination {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 8px;
  margin-top: 36px;
}

.lst-page {
  min-width: 40px;
  height: 40px;
  padding: 0 12px;
  border-radius: 4px;
  border: 1px solid rgba(19, 42, 62, .18);
  background: #fff;
  color: #132A3E;
  font-size: 14px;
  font-weight: 600;
  font-family: 'Karla', sans-serif;
  cursor: pointer;
  transition: all .15s;
}

.lst-page:hover:not(:disabled) { border-color: #B08D57; color: #B08D57; }

.lst-page.is-active {
  background: #132A3E;
  border-color: #132A3E;
  color: #FAF8F4;
}

.lst-page:disabled {
  opacity: .35;
  cursor: default;
}

/* IDX compliance */

.lst-compliance {
  margin-top: 32px;
  padding-top: 18px;
  border-top: 1px solid rgba(19, 42, 62, .1);
  font-size: 11.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .5);
}

/* Detail modal additions (reuses .lightbox) */

.lightbox-thumbs { flex-wrap: wrap; }

.lb-status-row {
  display: flex;
  align-items: center;
  gap: 10px;
}

.lb-dom { font-size: 11.5px; color: rgba(19, 42, 62, .5); }

.lb-remarks {
  font-size: 13px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .7);
  max-height: 130px;
  overflow-y: auto;
  padding-right: 6px;
}

.lb-attribution {
  font-size: 11px;
  line-height: 1.55;
  color: rgba(19, 42, 62, .45);
}

/* Map pins (Leaflet divIcons) */

.map-pin-wrap { background: none; border: none; }

.map-pin {
  display: inline-block;
  transform: translate(-50%, -50%);
  background: #132A3E;
  color: #FAF8F4;
  font-family: 'Karla', sans-serif;
  font-size: 12px;
  font-weight: 700;
  padding: 5px 10px;
  border-radius: 14px;
  border: 1.5px solid rgba(250, 248, 244, .9);
  box-shadow: 0 2px 8px rgba(5, 14, 22, .35);
  white-space: nowrap;
  cursor: pointer;
  transition: background .12s, transform .12s;
}

.map-pin:hover,
.map-pin.is-active {
  background: #B08D57;
  transform: translate(-50%, -50%) scale(1.08);
}

/* Map popup mini-card */

.leaflet-popup-content-wrapper {
  border-radius: 8px;
  box-shadow: 0 16px 40px rgba(5, 14, 22, .3);
  padding: 0;
  overflow: hidden;
}

.leaflet-popup-content {
  margin: 0;
  width: 232px !important;
  font-family: 'Karla', sans-serif;
  line-height: 1.4;
}

.map-pop img {
  width: 100%;
  height: 122px;
  object-fit: cover;
  display: block;
}

.map-pop-body {
  padding: 11px 14px 13px;
  display: flex;
  flex-direction: column;
  gap: 3px;
}

.map-pop-body .price {
  font-family: 'Lora', serif;
  font-size: 18px;
  font-weight: 600;
  color: #132A3E;
}

.map-pop-body .addr { font-size: 12.5px; color: rgba(19, 42, 62, .8); }
.map-pop-body .meta { font-size: 11.5px; color: rgba(19, 42, 62, .55); }

.map-pop-body .view {
  margin-top: 6px;
  font-size: 12.5px;
  font-weight: 700;
  color: #B08D57;
}

.map-pop-body .view:hover { color: #8f6f3e; }

.leaflet-container a.leaflet-popup-close-button {
  color: #FAF8F4;
  background: rgba(11, 26, 40, .55);
  border-radius: 50%;
  width: 22px;
  height: 22px;
  font-size: 13px;
  line-height: 22px;
  top: 8px;
  right: 8px;
}

@media (max-width: 960px) {
  .lst-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 1180px) {
  .lst-split { grid-template-columns: minmax(0, 1fr) minmax(440px, 560px); }
}

@media (max-width: 900px) {
  .lst-view-toggle { display: flex; }
  .lst-split {
    grid-template-columns: 1fr;
    height: auto;
    overflow: visible;
  }
  .lst-filter-bar { position: static; }
  .lst-map-col {
    position: relative;
    top: 0;
    height: 72vh;
    min-height: 380px;
    border-right: none;
  }
  .lst-split.view-list .lst-map-col { display: none; }
  .lst-split.view-map .lst-results-col { display: none; }
  .lst-results-col {
    height: auto;
    overflow: visible;
    padding: 16px 16px 0;
  }
  .lst-results-col .lst-compliance { padding-bottom: 24px; }
}

@media (max-width: 680px) {
  .lst-filter-bar { top: 0; }
}

@media (max-width: 620px) {
  .lst-grid { grid-template-columns: 1fr; }
  .lst-filter-card { align-items: stretch; flex-direction: column; }
}


/* ------------------------------------------------------------
   Listing detail page
   ------------------------------------------------------------ */

.ld-breadcrumb {
  max-width: 1200px;
  margin: 0 auto;
  padding: 18px 32px 0;
}

.ld-breadcrumb a {
  font-size: 13.5px;
  font-weight: 600;
  color: rgba(19, 42, 62, .55);
}

.ld-breadcrumb a:hover { color: #B08D57; }

.ld-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 18px 32px 72px;
  display: grid;
  grid-template-columns: minmax(0, 1.55fr) minmax(320px, 1fr);
  gap: 28px;
  align-items: start;
}

.ld-main {
  display: flex;
  flex-direction: column;
  gap: 28px;
  min-width: 0;
}

.ld-gallery {
  background: #132A3E;
  border-radius: 8px;
  overflow: hidden;
}

.ld-gal-main { position: relative; }

.ld-gallery .main {
  width: 100%;
  height: 440px;
  object-fit: cover;
  display: block;
}

.ld-gal-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 40px;
  height: 40px;
  border-radius: 50%;
  border: none;
  background: rgba(11, 26, 40, .55);
  color: #FAF8F4;
  font-size: 24px;
  line-height: 1;
  cursor: pointer;
  -webkit-backdrop-filter: blur(3px);
  backdrop-filter: blur(3px);
  display: flex;
  align-items: center;
  justify-content: center;
  padding-bottom: 3px;
}

.ld-gal-nav:hover { background: #B08D57; }
.ld-gal-prev { left: 14px; }
.ld-gal-next { right: 14px; }

.ld-gal-count {
  position: absolute;
  bottom: 12px;
  right: 14px;
  background: rgba(11, 26, 40, .65);
  color: #FAF8F4;
  font-size: 12px;
  font-weight: 600;
  padding: 4px 11px;
  border-radius: 12px;
}

.ld-gal-expand {
  position: absolute;
  bottom: 12px;
  left: 14px;
  width: 34px;
  height: 34px;
  border-radius: 50%;
  border: none;
  background: rgba(11, 26, 40, .55);
  color: #FAF8F4;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  -webkit-backdrop-filter: blur(3px);
  backdrop-filter: blur(3px);
}

.ld-gal-expand:hover { background: #B08D57; }

.ld-gallery .main { cursor: zoom-in; }

/* Fullscreen photo viewer */

.ld-fullgal {
  position: fixed;
  inset: 0;
  z-index: 340;
  background: rgba(5, 14, 22, .96);
  display: flex;
  align-items: center;
  justify-content: center;
}

.ld-fullgal img {
  max-width: 94vw;
  max-height: 88vh;
  object-fit: contain;
  display: block;
}

.ld-fullgal .ld-gal-nav {
  width: 48px;
  height: 48px;
  font-size: 30px;
}

.ld-fullgal .ld-gal-prev { left: 22px; }
.ld-fullgal .ld-gal-next { right: 22px; }

.ld-fullgal-count {
  position: absolute;
  top: 20px;
  left: 24px;
  color: rgba(250, 248, 244, .85);
  font-size: 14px;
  font-weight: 600;
}

.ld-fullgal-close {
  position: absolute;
  top: 16px;
  right: 22px;
  width: 42px;
  height: 42px;
  border-radius: 50%;
  border: none;
  background: rgba(250, 248, 244, .12);
  color: #FAF8F4;
  font-size: 17px;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}

.ld-fullgal-close:hover { background: #B08D57; }

/* Card hearts + saved chip */

.lst-fav {
  position: absolute;
  top: 10px;
  right: 10px;
  width: 32px;
  height: 32px;
  border-radius: 50%;
  border: none;
  background: rgba(11, 26, 40, .5);
  color: #FAF8F4;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  -webkit-backdrop-filter: blur(3px);
  backdrop-filter: blur(3px);
  transition: color .15s, background .15s;
}

.lst-fav:hover { background: rgba(11, 26, 40, .75); color: #c49d67; }

.lst-fav.is-active { color: #B08D57; }
.lst-fav.is-active svg { fill: currentColor; }

.lst-saved-chip {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  align-self: flex-end;
  margin-bottom: 3px;
}

.lst-saved-chip svg { color: #B08D57; }
.lst-saved-chip.is-active svg { color: #FAF8F4; }

.ld-payment-teaser {
  font-size: 13px;
  color: rgba(19, 42, 62, .6);
  margin-top: -6px;
}

.ld-payment-teaser strong { color: #B08D57; font-weight: 700; }
.ld-payment-teaser:hover { color: #B08D57; }

.ld-thumbs {
  display: flex;
  gap: 8px;
  padding: 10px;
  flex-wrap: wrap;
}

.ld-thumbs img {
  width: 92px;
  height: 62px;
  object-fit: cover;
  border-radius: 3px;
  cursor: pointer;
  border: 2px solid transparent;
  opacity: .65;
  transition: all .15s;
}

.ld-thumbs img.is-active {
  border-color: #B08D57;
  opacity: 1;
}

.ld-block {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 26px 30px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.ld-block h2 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 23px;
  font-weight: 600;
}

.ld-remarks {
  font-size: 14.5px;
  line-height: 1.7;
  color: rgba(19, 42, 62, .75);
}

.ld-feature-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 6px 32px;
}

.ld-feature {
  display: flex;
  justify-content: space-between;
  gap: 14px;
  padding: 8px 0;
  border-bottom: 1px solid rgba(19, 42, 62, .07);
  font-size: 13.5px;
}

.ld-feature .label { color: rgba(19, 42, 62, .55); flex: none; }
.ld-feature .value { font-weight: 600; text-align: right; }

.ld-tag-list {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.ld-tag {
  background: #FAF8F4;
  border: 1px solid rgba(19, 42, 62, .12);
  border-radius: 16px;
  padding: 6px 13px;
  font-size: 12.5px;
  font-weight: 600;
  color: rgba(19, 42, 62, .75);
}

.ld-compliance {
  font-size: 11.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .5);
}

/* Sidebar */

.ld-sidebar {
  position: sticky;
  top: 96px;
  display: flex;
  flex-direction: column;
  gap: 16px;
}

.ld-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-top: 4px solid #B08D57;
  border-radius: 8px;
  padding: 26px 28px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.ld-status-row {
  display: flex;
  align-items: center;
  gap: 10px;
}

.ld-price {
  font-family: 'Lora', serif;
  font-size: 38px;
  font-weight: 600;
  line-height: 1;
}

.ld-address { font-size: 15px; color: rgba(19, 42, 62, .8); }
.ld-meta { font-size: 13px; color: rgba(19, 42, 62, .55); }

.ld-facts {
  display: flex;
  flex-direction: column;
  border-top: 1px solid rgba(19, 42, 62, .1);
}

.ld-fact {
  display: flex;
  justify-content: space-between;
  padding: 8px 0;
  border-bottom: 1px solid rgba(19, 42, 62, .08);
  font-size: 13px;
}

.ld-fact:last-child { border-bottom: none; }
.ld-fact .label { color: rgba(19, 42, 62, .55); }
.ld-fact .value { font-weight: 600; }

.ld-actions {
  display: flex;
  flex-direction: column;
  gap: 9px;
}

.ld-actions .btn-gold-block {
  background: #B08D57;
  color: #fff;
  padding: 14px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14.5px;
  text-align: center;
  display: block;
}

.ld-actions .btn-gold-block:hover { background: #c49d67; color: #fff; }

.ld-actions .btn-navy-block,
.ld-share .btn-navy-block {
  background: #132A3E;
  color: #FAF8F4;
  padding: 13px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 14px;
  text-align: center;
  display: block;
  border: none;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  width: 100%;
}

.ld-actions .btn-navy-block:hover,
.ld-share .btn-navy-block:hover { background: #B08D57; color: #fff; }

.ld-actions .btn-outline-block {
  background: none;
  border: 1px solid rgba(19, 42, 62, .2);
  color: #132A3E;
  padding: 12px;
  border-radius: 4px;
  font-weight: 600;
  font-size: 13.5px;
  text-align: center;
  display: block;
}

.ld-actions .btn-outline-block:hover { border-color: #B08D57; color: #B08D57; }

/* Share panel */

.ld-share {
  display: none;
  flex-direction: column;
  gap: 10px;
  border-top: 1px solid rgba(19, 42, 62, .1);
  padding-top: 14px;
}

.ld-share.is-open { display: flex; }

.ld-share .share-label {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.ld-share input,
.ld-share textarea {
  width: 100%;
  box-sizing: border-box;
  padding: 11px 14px;
  border: 1px solid rgba(19, 42, 62, .2);
  border-radius: 4px;
  font-size: 13.5px;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
}

.ld-share input:focus,
.ld-share textarea:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.ld-share textarea { resize: vertical; }

.ld-share .share-error {
  display: none;
  font-size: 12.5px;
  color: #A94436;
  font-weight: 600;
}

.ld-share .share-sent {
  display: none;
  font-size: 13px;
  color: #B08D57;
  font-weight: 700;
}

.ld-attribution-card {
  font-size: 12px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .55);
}

/* Section nav chips */

.ld-section-nav {
  position: sticky;
  top: var(--lst-nav-h, 72px);
  z-index: 20;
  background: #FAF8F4;
  border-bottom: 1px solid rgba(19, 42, 62, .1);
  display: flex;
  gap: 8px;
  padding: 10px 2px;
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
}

.ld-overlay .ld-section-nav { top: 0; }

.ld-section-nav a {
  flex: none;
  padding: 7px 14px;
  border-radius: 16px;
  font-size: 12.5px;
  font-weight: 600;
  border: 1px solid rgba(19, 42, 62, .18);
  background: #fff;
  color: #132A3E;
  transition: all .15s;
}

.ld-section-nav a:hover {
  border-color: #B08D57;
  color: #B08D57;
}

.ld-section-nav a.is-active {
  background: #132A3E;
  border-color: #132A3E;
  color: #FAF8F4;
}

/* Similar homes */

.ld-similar-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.ld-similar-card {
  display: flex;
  flex-direction: column;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 6px;
  overflow: hidden;
  background: #FAF8F4;
  color: #132A3E;
  transition: box-shadow .2s, transform .2s;
}

.ld-similar-card:hover {
  box-shadow: 0 10px 26px rgba(19, 42, 62, .14);
  transform: translateY(-3px);
  color: #132A3E;
}

.ld-similar-card .photo {
  height: 120px;
  overflow: hidden;
}

.ld-similar-card .photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.ld-similar-card .info {
  padding: 12px 14px;
  display: flex;
  flex-direction: column;
  gap: 3px;
}

.ld-similar-card .price {
  font-family: 'Lora', serif;
  font-size: 17px;
  font-weight: 600;
}

.ld-similar-card .addr {
  font-size: 12.5px;
  color: rgba(19, 42, 62, .8);
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

.ld-similar-card .meta { font-size: 11.5px; color: rgba(19, 42, 62, .55); }

@media (max-width: 620px) {
  .ld-similar-grid { grid-template-columns: 1fr; }
}

.ld-block[id] { scroll-margin-top: 130px; }
.ld-overlay .ld-block[id] { scroll-margin-top: 58px; }

/* Redesigned sidebar actions */

.ld-actions-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 9px;
}

.btn-icon-outline {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .2);
  color: #132A3E;
  padding: 12px 10px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 13.5px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  transition: border-color .15s, color .15s;
}

.btn-icon-outline svg { color: #B08D57; flex: none; }

.btn-icon-outline:hover {
  border-color: #B08D57;
  color: #B08D57;
}

/* Location mini-map */

#ld-mini-map {
  height: 320px;
  border-radius: 6px;
  overflow: hidden;
  border: 1px solid rgba(19, 42, 62, .12);
  background: #E8E4DC;
  z-index: 1;
}

.ld-map-links {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 14px;
  flex-wrap: wrap;
  font-size: 13px;
  color: rgba(19, 42, 62, .65);
}

.ld-map-links a {
  color: #B08D57;
  font-weight: 700;
  font-size: 12.5px;
}

.ld-map-links a:hover { color: #8f6f3e; }

/* Financing section */

.ld-fin-controls {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr;
  gap: 14px;
  align-items: end;
}

.ld-fin-foot {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 14px;
  flex-wrap: wrap;
  font-size: 12px;
  color: rgba(19, 42, 62, .5);
}

.ld-fin-foot a {
  color: #B08D57;
  font-weight: 700;
  font-size: 12.5px;
}

.ld-fin-foot a:hover { color: #8f6f3e; }

@media (max-width: 620px) {
  .ld-fin-controls { grid-template-columns: 1fr; }
}

/* Listing takeover overlay (Zillow-style) */

.ld-overlay {
  position: fixed;
  inset: 0;
  z-index: 260;
  background: rgba(11, 26, 40, .72);
  -webkit-backdrop-filter: blur(4px);
  backdrop-filter: blur(4px);
  display: none;
  align-items: center;
  justify-content: center;
  padding: 24px;
}

.ld-overlay.is-open { display: flex; }

.ld-overlay-panel {
  position: relative;
  width: min(1180px, 100%);
  height: 100%;
  max-height: calc(100vh - 48px);
  background: #FAF8F4;
  border-radius: 10px;
  overflow: hidden;
  box-shadow: 0 40px 100px rgba(5, 14, 22, .55);
}

.ld-overlay-head {
  display: flex;
  align-items: center;
  gap: 14px;
  padding: 0 18px;
  background: #fff;
  border-bottom: 1px solid rgba(19, 42, 62, .12);
  height: 58px;
  box-sizing: border-box;
}

.ld-overlay-head .lb-tag {
  align-self: center;
  flex: none;
  line-height: 1;
  white-space: nowrap;
}

.ld-overlay-head .price {
  font-family: 'Lora', serif;
  font-size: 20px;
  font-weight: 600;
  line-height: 1;
  white-space: nowrap;
}

.ld-overlay-head .addr {
  font-size: 13px;
  color: rgba(19, 42, 62, .55);
  flex: 1;
  min-width: 0;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
  line-height: 1.3;
}

.ld-overlay-head .addr::before {
  content: '·';
  margin-right: 12px;
  color: rgba(19, 42, 62, .3);
}

@media (max-width: 700px) {
  .ld-overlay-head { padding: 0 12px; gap: 10px; height: 52px; }
  .ld-overlay-head .price { font-size: 17px; }
  .ld-overlay-head .lb-tag { font-size: 9px; padding: 4px 9px; }
  .ld-overlay-head .addr { display: none; }
  .ld-overlay-body { height: calc(100% - 52px); }
}

.ld-oh-btn {
  flex: none;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  border: none;
  background: rgba(19, 42, 62, .06);
  color: #132A3E;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}

.ld-oh-btn:hover { background: rgba(176, 141, 87, .16); color: #B08D57; }

#ld-oh-fav { margin-left: auto; }

#ld-oh-fav.is-active {
  color: #B08D57;
  background: rgba(176, 141, 87, .14);
}

#ld-oh-fav.is-active svg { fill: currentColor; }

.ld-oh-share-wrap { position: relative; flex: none; }

.ld-oh-share-menu {
  display: none;
  position: absolute;
  top: calc(100% + 8px);
  right: 0;
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  box-shadow: 0 16px 44px rgba(19, 42, 62, .2);
  padding: 6px;
  min-width: 178px;
  z-index: 30;
}

.ld-oh-share-menu.is-open { display: block; }

.ld-oh-share-menu button,
.ld-oh-share-menu a {
  display: flex;
  align-items: center;
  gap: 10px;
  width: 100%;
  padding: 10px 12px;
  border: none;
  background: none;
  border-radius: 5px;
  font-size: 13.5px;
  font-weight: 600;
  font-family: 'Karla', sans-serif;
  color: #132A3E;
  cursor: pointer;
  text-align: left;
  box-sizing: border-box;
}

.ld-oh-share-menu button svg,
.ld-oh-share-menu a svg { color: #B08D57; flex: none; }

.ld-oh-share-menu button:hover,
.ld-oh-share-menu a:hover { background: #FBF6EE; color: #B08D57; }

.ld-overlay-close {
  flex: none;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  border: none;
  background: rgba(19, 42, 62, .08);
  color: #132A3E;
  font-size: 15px;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
}

.ld-overlay-close:hover { background: #B08D57; color: #fff; }

.ld-overlay-body {
  height: calc(100% - 58px);
  overflow-y: auto;
}

.ld-overlay-body .ld-section { padding-top: 26px; }
.ld-overlay .ld-sidebar { top: 16px; }

.ld-loading {
  display: flex;
  align-items: center;
  justify-content: center;
  height: 100%;
  min-height: 300px;
}

@keyframes ld-spin { to { transform: rotate(360deg); } }

.ld-spinner {
  width: 36px;
  height: 36px;
  border: 3px solid rgba(176, 141, 87, .25);
  border-top-color: #B08D57;
  border-radius: 50%;
  animation: ld-spin .8s linear infinite;
}

@media (max-width: 700px) {
  .ld-overlay { padding: 0; }
  .ld-overlay-panel { max-height: 100vh; border-radius: 0; }
}

@media (max-width: 900px) {
  .ld-section { grid-template-columns: 1fr; }
  .ld-sidebar { position: static; }
  .ld-gallery .main { height: 300px; }
  .ld-feature-grid { grid-template-columns: 1fr; }
}


/* ------------------------------------------------------------
   Contact page
   ------------------------------------------------------------ */

.contact-section {
  max-width: 1200px;
  margin: 0 auto;
  padding: 56px 32px 88px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(320px, 1.1fr);
  gap: 48px;
  align-items: start;
}

.contact-info {
  display: flex;
  flex-direction: column;
  gap: 18px;
}

.contact-info > p {
  margin: 0;
  font-size: 15.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .7);
  max-width: 420px;
  text-wrap: pretty;
}

.contact-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-radius: 8px;
  padding: 20px 24px;
  display: flex;
  flex-direction: column;
  gap: 4px;
}

.contact-card .label {
  font-size: 11px;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.contact-card .value {
  font-family: 'Lora', serif;
  font-size: 19px;
  font-weight: 600;
  color: #132A3E;
}

.contact-card a.value:hover { color: #B08D57; }

.contact-card .note {
  font-size: 13px;
  color: rgba(19, 42, 62, .55);
  line-height: 1.5;
}

.contact-advisor {
  display: flex;
  align-items: center;
  gap: 14px;
  border-top: 1px solid rgba(19, 42, 62, .12);
  padding-top: 20px;
  max-width: 420px;
}

.contact-advisor img {
  width: 52px;
  height: 52px;
  border-radius: 50%;
  object-fit: cover;
  object-position: top;
  border: 2px solid #B08D57;
}

.contact-advisor .quote {
  font-family: 'Lora', serif;
  font-size: 14.5px;
  font-style: italic;
  color: rgba(19, 42, 62, .8);
  line-height: 1.45;
}

.contact-form-card {
  background: #fff;
  border: 1px solid rgba(19, 42, 62, .1);
  border-top: 4px solid #B08D57;
  border-radius: 8px;
  box-shadow: 0 14px 40px rgba(19, 42, 62, .1);
  padding: 34px 38px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.contact-form-card .eyebrow {
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: #B08D57;
  font-weight: 700;
}

.contact-form-card input,
.contact-form-card select,
.contact-form-card textarea {
  width: 100%;
  box-sizing: border-box;
  padding: 13px 16px;
  border: 1px solid rgba(19, 42, 62, .2);
  border-radius: 4px;
  font-size: 14.5px;
  font-family: 'Karla', sans-serif;
  background: #fff;
  color: #132A3E;
  min-width: 0;
}

.contact-form-card input:focus,
.contact-form-card select:focus,
.contact-form-card textarea:focus {
  outline: none;
  border-color: #B08D57;
  box-shadow: 0 0 0 3px rgba(176, 141, 87, .16);
}

.contact-form-card textarea { resize: vertical; }

.contact-form-card .row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px;
}

.contact-form-card .select-wrap { position: relative; }

.contact-form-card .select-wrap select {
  appearance: none;
  -webkit-appearance: none;
  padding-right: 38px;
  cursor: pointer;
}

.contact-form-card .select-wrap .arrow {
  position: absolute;
  right: 15px;
  top: 50%;
  transform: translateY(-50%);
  pointer-events: none;
  color: #B08D57;
  font-size: 10px;
}

.contact-form-card .submit {
  background: #132A3E;
  color: #FAF8F4;
  border: none;
  padding: 15px;
  border-radius: 4px;
  font-weight: 700;
  font-size: 15px;
  cursor: pointer;
  font-family: 'Karla', sans-serif;
  transition: background .15s;
}

.contact-form-card .submit:hover { background: #B08D57; }

.contact-form-card .submit:disabled {
  background: rgba(19, 42, 62, .4);
  cursor: default;
}

.contact-form-card .fine {
  font-size: 11.5px;
  color: rgba(19, 42, 62, .5);
}

.contact-form-card .form-error {
  display: none;
  font-size: 13px;
  color: #A94436;
  font-weight: 600;
}

.contact-success {
  display: none;
  flex-direction: column;
  gap: 14px;
  align-items: flex-start;
}

.contact-form-card.is-sent form { display: none; }
.contact-form-card.is-sent .contact-success { display: flex; }

.contact-success .check {
  width: 52px;
  height: 52px;
  border-radius: 50%;
  background: rgba(176, 141, 87, .15);
  display: flex;
  align-items: center;
  justify-content: center;
  color: #B08D57;
  font-size: 22px;
  font-weight: 700;
}

.contact-success .title {
  font-family: 'Lora', serif;
  font-size: 24px;
  font-weight: 500;
  line-height: 1.25;
}

.contact-success p {
  margin: 0;
  font-size: 14.5px;
  line-height: 1.65;
  color: rgba(19, 42, 62, .7);
}

@media (max-width: 900px) {
  .contact-section { grid-template-columns: 1fr; gap: 36px; }
}

@media (max-width: 620px) {
  .contact-form-card .row { grid-template-columns: 1fr; }
}


/* ------------------------------------------------------------
   Icons
   ------------------------------------------------------------ */

.card-icon {
  width: 42px;
  height: 42px;
  border-radius: 9px;
  background: rgba(176, 141, 87, .12);
  color: #B08D57;
  display: flex;
  align-items: center;
  justify-content: center;
  flex: none;
  margin-bottom: 6px;
}

.card-icon svg { display: block; }

.icon-inline {
  display: inline-flex;
  align-items: center;
  color: #B08D57;
  vertical-align: -2px;
  margin-right: 7px;
}

.icon-inline svg { display: block; }

/* Contact cards with icons */

.contact-card {
  flex-direction: row;
  align-items: flex-start;
  gap: 16px;
}

.contact-card .card-icon { margin-bottom: 0; }

.contact-card .content {
  display: flex;
  flex-direction: column;
  gap: 4px;
}

.contact-photo {
  border-radius: 8px;
  overflow: hidden;
  max-width: 420px;
}

.contact-photo img {
  width: 100%;
  height: 190px;
  object-fit: cover;
  display: block;
}

/* CTA band with photo backdrop */

.cta-band.with-photo {
  position: relative;
  overflow: hidden;
}

.cta-band.with-photo .band-photo {
  position: absolute;
  inset: 0;
}

.cta-band.with-photo .band-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 60%;
}

.cta-band.with-photo .band-scrim {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(19, 42, 62, .96) 25%, rgba(19, 42, 62, .78) 100%);
}

.cta-band.with-photo .cta-band-text,
.cta-band.with-photo a.btn-gold { position: relative; }

/* Timeline phase icon */

.timeline-phase .when {
  display: flex;
  align-items: center;
  gap: 7px;
}

/* Perk category icon */

.perk-card .cat {
  display: flex;
  align-items: center;
  gap: 7px;
}


/* ------------------------------------------------------------
   Legal pages
   ------------------------------------------------------------ */

.legal-page {
  max-width: 760px;
  margin: 0 auto;
  padding: 48px 32px 88px;
}

.legal-page h2 {
  margin: 32px 0 10px;
  font-family: 'Lora', serif;
  font-size: 21px;
  font-weight: 600;
}

.legal-page p {
  margin: 0 0 14px;
  font-size: 15px;
  line-height: 1.7;
  color: rgba(19, 42, 62, .75);
}

.legal-page a { color: #B08D57; font-weight: 600; }
.legal-page a:hover { color: #8f6f3e; }


/* ------------------------------------------------------------
   404
   ------------------------------------------------------------ */

.error-page {
  max-width: 1200px;
  margin: 0 auto;
  padding: 96px 32px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.error-page h1 {
  margin: 0;
  font-family: 'Lora', serif;
  font-size: 42px;
  font-weight: 500;
  line-height: 1.12;
}

.error-page p {
  margin: 0;
  font-size: 16px;
  line-height: 1.6;
  color: rgba(19, 42, 62, .65);
}

.error-page a { color: #B08D57; font-weight: 700; }


/* ------------------------------------------------------------
   Responsive
   ------------------------------------------------------------ */

@media (max-width: 960px) {
  .tool-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 760px) {
  .page-header h1 { font-size: 32px; }
  .site-nav-logo .logo-full { height: 40px; }
  .signup-panel { grid-template-columns: 1fr; max-height: calc(100vh - 64px); overflow-y: auto; }
  .signup-aside { display: none; }
}

@media (max-width: 620px) {
  .tool-grid { grid-template-columns: 1fr; }
  .signup-form-row { grid-template-columns: 1fr; }
}

/* Honeypot field — visually removed, still present for bots that fill every input */
.hp-field { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; opacity: 0; pointer-events: none; }

/* Home search card — loading skeletons + live-feed empty state */
.listing-card.is-skeleton { pointer-events: none; }
.listing-card.is-skeleton .listing-photo {
  background: linear-gradient(100deg, #EFEAE0 40%, #F7F3EB 50%, #EFEAE0 60%);
  background-size: 200% 100%;
  animation: hsShimmer 1.4s infinite;
}
.listing-card.is-skeleton .price,
.listing-card.is-skeleton .title,
.listing-card.is-skeleton .meta { background: #EFEAE0; border-radius: 3px; color: transparent; }
.listing-card.is-skeleton .title { width: 70%; }
.listing-card.is-skeleton .meta { width: 85%; }
@keyframes hsShimmer { 0% { background-position: 200% 0; } 100% { background-position: -200% 0; } }

.hs-empty { grid-column: 1 / -1; text-align: center; padding: 30px 16px; }
.hs-empty .title { font-family: 'Lora', serif; font-size: 17px; color: #132A3E; margin-bottom: 6px; }
.hs-empty .body { font-size: 13.5px; color: #6b6455; max-width: 430px; margin: 0 auto 12px; }