/* Marshall Realty & Associates — site styles. Brand colors live in :root; change them here. */
:root {
  --ink: #231416;
  --pine: #7d0a0e;
  --moss: #a8080a;
  --sage: #d9a3a4;
  --brass: #f2a92b;
  --brass-dk: #9a5a00;
  --gold-lt: #ffc85c;
  --cream: #f8efe3;
  --paper: #fdf9f3;
  --line: #ecdccb;
  --stone: #6b5b58;
  --white: #fff;
  --danger: #a33a2c;
  --radius: 14px;
  --shadow: 0 10px 30px -12px rgba(80, 10, 12, .25);
  --display: "DM Serif Display", Georgia, serif;
  --body: "DM Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --wrap: 1200px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; font-family: var(--body); color: var(--ink); background: var(--paper); line-height: 1.6; font-size: 16px; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: var(--moss); }
a:hover { color: var(--brass-dk); }
h1, h2, h3, h4 { font-family: var(--display); font-weight: 400; line-height: 1.15; letter-spacing: -.01em; margin: 0 0 .5em; }
h1 { font-size: clamp(2.1rem, 4.6vw, 3.6rem); }
h2 { font-size: clamp(1.6rem, 3vw, 2.3rem); }
h3 { font-size: 1.25rem; }
p { margin: 0 0 1em; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 20px; }
.eyebrow { font: 600 .78rem/1 var(--body); letter-spacing: .14em; text-transform: uppercase; color: var(--brass-dk); margin-bottom: 14px; display: block; }
.muted { color: var(--stone); }
.small { font-size: .88rem; }
.skip { position: absolute; left: -999px; }
.skip:focus { left: 10px; top: 10px; background: #fff; padding: 8px 12px; z-index: 999; }
:focus-visible { outline: 3px solid var(--brass); outline-offset: 2px; }

/* notice */
.notice { background: #fff4dc; color: #6b4b12; font-size: .85rem; text-align: center; padding: 7px 16px; border-bottom: 1px solid #ecd9a8; }

/* header */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(251, 248, 242, .94); backdrop-filter: blur(10px); border-bottom: 1px solid var(--line); }
.site-header .wrap { display: flex; align-items: center; gap: 24px; height: 80px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: var(--ink); margin-right: auto; }
.brand-logo { height: 58px; width: auto; display: block; }
.site-footer .brand-logo { height: 92px; }
.brand-mark { width: 40px; height: 40px; border-radius: 10px; background: var(--pine); display: grid; place-items: center; color: var(--brass); font: 400 1.2rem var(--display); }
.brand-text { font: 400 1.08rem/1.1 var(--display); }
.brand-text small { display: block; font: 500 .7rem var(--body); letter-spacing: .12em; text-transform: uppercase; color: var(--stone); margin-top: 3px; }
.nav { display: flex; gap: 4px; align-items: center; }
.nav a { text-decoration: none; color: var(--ink); font-weight: 500; font-size: .95rem; padding: 8px 12px; border-radius: 8px; }
.nav a:hover, .nav a.on { background: var(--cream); color: var(--pine); }
.nav-toggle { display: none; background: none; border: 0; padding: 8px; cursor: pointer; }
.nav-toggle span { display: block; width: 22px; height: 2px; background: var(--ink); margin: 5px 0; }

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; border: 0; border-radius: 999px; padding: 12px 22px; font: 600 .95rem var(--body); text-decoration: none; cursor: pointer; transition: transform .15s, background .15s; }
.btn:active { transform: translateY(1px); }
.btn-primary { background: var(--pine); color: #fff; }
.btn-primary:hover { background: var(--moss); color: #fff; }
.btn-brass { background: var(--brass); color: var(--ink); }
.btn-brass:hover { background: var(--gold-lt); color: var(--ink); }
.btn-ghost { background: transparent; color: var(--pine); border: 1.5px solid var(--pine); }
.btn-ghost:hover { background: var(--pine); color: #fff; }
.btn-light { background: rgba(255,255,255,.14); color: #fff; border: 1.5px solid rgba(255,255,255,.5); }
.btn-light:hover { background: #fff; color: var(--pine); }
.btn-sm { padding: 8px 14px; font-size: .85rem; }

/* hero */
.hero { position: relative; color: #fff; background: var(--ink) url(/static/img/hero.svg) center bottom / cover no-repeat; padding: 110px 0 150px; overflow: hidden; }
.hero h1 { max-width: 780px; }
.hero h1 em { font-style: italic; color: var(--gold-lt); font-weight: 500; }
.hero p.lede { font-size: 1.15rem; max-width: 560px; color: rgba(255,255,255,.85); }
.hero .eyebrow { color: var(--gold-lt); }
.searchbar { margin-top: 36px; background: #fff; border-radius: 18px; padding: 10px; display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr auto; gap: 8px; box-shadow: 0 25px 60px -20px rgba(0,0,0,.5); max-width: 980px; }
.searchbar label { display: flex; flex-direction: column; padding: 6px 14px; border-radius: 12px; color: var(--stone); font-size: .72rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.searchbar label:hover { background: var(--paper); }
.searchbar input, .searchbar select { border: 0; background: transparent; font: 500 1rem var(--body); color: var(--ink); padding: 4px 0; outline: none; width: 100%; }
.searchbar .btn { border-radius: 12px; padding: 0 28px; }
.hero-stats { display: flex; gap: 40px; margin-top: 40px; flex-wrap: wrap; }
.hero-stats b { display: block; font: 400 1.8rem var(--display); color: #fff; }
.hero-stats span { font-size: .85rem; color: rgba(255,255,255,.7); }

/* sections */
.section { padding: 88px 0; }
.section-alt { background: var(--cream); }
.section-dark { background: var(--pine); color: #fff; }
.section-dark .eyebrow { color: var(--gold-lt); }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 20px; margin-bottom: 36px; flex-wrap: wrap; }
.section-head p { max-width: 560px; margin: 0; }

/* listing cards */
.grid { display: grid; gap: 24px; }
.grid-3 { grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); }
.grid-4 { grid-template-columns: repeat(auto-fill, minmax(240px, 1fr)); }
.card { background: #fff; border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); transition: transform .2s, box-shadow .2s; display: flex; flex-direction: column; text-decoration: none; color: inherit; }
a.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); color: inherit; }
.card-img { position: relative; aspect-ratio: 4 / 3; background: var(--cream); overflow: hidden; }
.card-img img { width: 100%; height: 100%; object-fit: cover; }
.badge { position: absolute; top: 12px; left: 12px; background: rgba(35,20,22,.82); color: #fff; font-size: .72rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; padding: 5px 10px; border-radius: 999px; }
.badge.brass { background: var(--moss); }
.badge-row { position: absolute; top: 12px; left: 12px; right: 12px; display: flex; flex-wrap: wrap; gap: 6px; }
.badge { white-space: nowrap; }
.badge-row .badge { position: static; }
.card-body { padding: 18px 20px 20px; display: flex; flex-direction: column; flex: 1; }
.price { font: 400 1.45rem var(--display); color: var(--pine); }
.addr { font-weight: 600; margin-top: 2px; }
.loc { color: var(--stone); font-size: .9rem; }
.facts { display: flex; gap: 16px; margin-top: 14px; padding-top: 14px; border-top: 1px solid var(--line); font-size: .88rem; color: var(--stone); flex-wrap: wrap; }
.facts b { color: var(--ink); }
.courtesy { font-size: .74rem; color: var(--stone); margin-top: 10px; }

/* county tiles */
.county-tile { position: relative; border-radius: var(--radius); padding: 28px; min-height: 170px; background: var(--pine); color: #fff; text-decoration: none; overflow: hidden; display: flex; flex-direction: column; justify-content: flex-end; }
.county-tile::before { content: ""; position: absolute; inset: 0; background: url(/static/img/hero.svg) center bottom / cover; opacity: .55; transition: transform .4s; }
.county-tile:hover::before { transform: scale(1.06); }
.county-tile > * { position: relative; }
.county-tile h3 { font-size: 1.5rem; margin: 0; }
.county-tile span { color: rgba(255,255,255,.8); font-size: .9rem; }
.county-tile:hover { color: #fff; }

/* feature split */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.pill-list { display: flex; flex-wrap: wrap; gap: 10px; margin: 20px 0 28px; }
.pill { background: #fff; border: 1px solid var(--line); border-radius: 999px; padding: 8px 16px; font-size: .9rem; text-decoration: none; color: var(--ink); }
.pill:hover { border-color: var(--brass); color: var(--brass-dk); }
.section-dark .pill { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.2); color: #fff; }

/* stat cards */
.stat { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 22px; }
.stat .label { font-size: .78rem; text-transform: uppercase; letter-spacing: .1em; color: var(--stone); font-weight: 600; }
.stat .value { font: 400 1.8rem var(--display); color: var(--pine); margin: 6px 0 2px; }
.chg { font-size: .85rem; font-weight: 600; }
.chg.up { color: #2c7a4f; } .chg.down { color: var(--danger); }
.section-dark .stat { background: rgba(255,255,255,.06); border-color: rgba(255,255,255,.14); }
.section-dark .stat .value { color: #fff; } .section-dark .stat .label { color: rgba(255,255,255,.65); }

/* page header */
.page-head { background: var(--pine); color: #fff; padding: 64px 0 56px; position: relative; overflow: hidden; }
.page-head::after { content: ""; position: absolute; inset: auto 0 0 0; height: 120px; background: url(/static/img/hero.svg) center bottom / cover; opacity: .35; }
.page-head > .wrap { position: relative; z-index: 1; }
.page-head .eyebrow { color: var(--gold-lt); }
.page-head p { color: rgba(255,255,255,.8); max-width: 920px; margin: 0; }
.crumbs { font-size: .85rem; margin-bottom: 14px; color: rgba(255,255,255,.7); }
.crumbs a { color: rgba(255,255,255,.85); }

/* search page */
.search-layout { display: grid; grid-template-columns: 300px 1fr; gap: 32px; padding-top: 40px; padding-bottom: 80px; }
.filters { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 22px; position: sticky; top: 92px; align-self: start; }
.filters h3 { font-size: 1.05rem; }
.field { display: flex; flex-direction: column; gap: 6px; margin-bottom: 14px; }
.field label, .lbl { font-size: .78rem; font-weight: 600; text-transform: uppercase; letter-spacing: .08em; color: var(--stone); }
input[type=text], input[type=email], input[type=tel], input[type=number], input[type=password], input[type=url], select, textarea {
  width: 100%; font: 400 .98rem var(--body); padding: 11px 13px; border: 1.5px solid var(--line); border-radius: 10px; background: #fff; color: var(--ink); }
input:focus, select:focus, textarea:focus { border-color: var(--moss); outline: none; box-shadow: 0 0 0 3px rgba(168,8,10,.12); }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.check { display: flex; align-items: center; gap: 10px; font-size: .95rem; margin-bottom: 10px; cursor: pointer; }
.check input { width: 18px; height: 18px; accent-color: var(--pine); }
.results-bar { display: flex; justify-content: space-between; align-items: center; margin-bottom: 18px; gap: 12px; flex-wrap: wrap; }
.view-toggle { display: inline-flex; background: var(--cream); border-radius: 999px; padding: 4px; }
.view-toggle button { border: 0; background: transparent; padding: 7px 16px; border-radius: 999px; font: 600 .85rem var(--body); cursor: pointer; color: var(--stone); }
.view-toggle button.on { background: #fff; color: var(--pine); box-shadow: 0 1px 4px rgba(0,0,0,.08); }
#map { height: 620px; border-radius: var(--radius); border: 1px solid var(--line); }
.empty { text-align: center; padding: 60px 20px; background: #fff; border-radius: var(--radius); border: 1px dashed var(--line); }

/* listing detail */
.gallery { display: grid; grid-template-columns: 2fr 1fr; gap: 10px; margin-top: 30px; border-radius: var(--radius); overflow: hidden; }
.gallery img { width: 100%; height: 100%; object-fit: cover; aspect-ratio: 4/3; }
.gallery .side { display: grid; gap: 10px; }
.detail { display: grid; grid-template-columns: 1fr 380px; gap: 48px; padding: 36px 0 80px; }
.keyfacts { display: grid; grid-template-columns: repeat(auto-fit, minmax(120px, 1fr)); gap: 12px; margin: 24px 0 32px; }
.keyfacts div { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 14px 16px; }
.keyfacts b { display: block; font: 400 1.3rem var(--display); color: var(--pine); }
.keyfacts span { font-size: .8rem; color: var(--stone); }
.sidebar-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; position: sticky; top: 92px; box-shadow: var(--shadow); }
.agent-mini { display: flex; gap: 14px; align-items: center; margin-bottom: 18px; }
.avatar { width: 56px; height: 56px; border-radius: 50%; background: var(--cream); display: grid; place-items: center; font: 400 1.2rem var(--display); color: var(--pine); overflow: hidden; flex: none; }
.avatar img { width: 100%; height: 100%; object-fit: cover; }
.calc { background: var(--cream); border-radius: var(--radius); padding: 24px; margin-top: 32px; }
.calc .out { font: 400 2rem var(--display); color: var(--pine); }
.tags { display: flex; flex-wrap: wrap; gap: 8px; }
.tag { background: var(--cream); border-radius: 999px; padding: 5px 12px; font-size: .85rem; }

/* agents */
.agent-card { text-align: left; }
.agent-card .card-img { aspect-ratio: 1; background: linear-gradient(160deg, var(--cream), #e9dfcc); display: grid; place-items: center; }
.agent-card .initials { font: 400 3.2rem var(--display); color: var(--pine); opacity: .7; }
.agent-hero { display: grid; grid-template-columns: 280px 1fr; gap: 48px; align-items: center; }
.agent-photo { aspect-ratio: 1; border-radius: 20px; overflow: hidden; background: linear-gradient(160deg, #e9dfcc, var(--cream)); display: grid; place-items: center; font: 400 5rem var(--display); color: var(--pine); border: 4px solid rgba(255,255,255,.2); }
.agent-photo img { width: 100%; height: 100%; object-fit: cover; }

/* education / blog */
.guide-card { padding: 26px; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; color: var(--ink); display: flex; flex-direction: column; gap: 8px; transition: transform .2s, box-shadow .2s; }
.guide-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); color: var(--ink); }
.guide-card .tag { align-self: flex-start; background: #fdebc7; color: var(--brass-dk); font-weight: 600; font-size: .75rem; }
.guide-card .more { margin-top: auto; font-weight: 600; color: var(--moss); font-size: .9rem; }
.prose { max-width: 720px; font-size: 1.06rem; }
.prose h3 { margin-top: 1.8em; }
.prose ul, .prose ol { padding-left: 1.2em; } .prose li { margin-bottom: .4em; }
.callout { background: #fdebc7; border-left: 4px solid var(--brass); padding: 16px 20px; border-radius: 0 12px 12px 0; margin: 28px 0; font-size: .95rem; }
.video { position: relative; aspect-ratio: 16/9; border-radius: var(--radius); overflow: hidden; background: var(--pine); margin-bottom: 28px; }
.video iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-ph { position: absolute; inset: 0; display: grid; place-items: center; color: rgba(255,255,255,.85); text-align: center; background: url(/static/img/hero.svg) center/cover; }
.play { width: 64px; height: 64px; border-radius: 50%; background: rgba(255,255,255,.9); display: grid; place-items: center; margin: 0 auto 10px; }
.play::after { content: ""; border-left: 18px solid var(--pine); border-top: 11px solid transparent; border-bottom: 11px solid transparent; margin-left: 5px; }

/* market */
.county-tabs { display: flex; gap: 8px; flex-wrap: wrap; margin-bottom: 28px; }
.county-tabs button { border: 1.5px solid var(--line); background: #fff; border-radius: 999px; padding: 9px 18px; font: 600 .92rem var(--body); cursor: pointer; color: var(--ink); }
.county-tabs button.on { background: var(--pine); border-color: var(--pine); color: #fff; }
.chart-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; }
.chart-box { position: relative; height: 300px; }
.chart-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
@media (max-width: 760px) { .chart-grid { grid-template-columns: 1fr; } }
table.data { width: 100%; border-collapse: collapse; background: #fff; border-radius: var(--radius); overflow: hidden; font-size: .93rem; }
table.data th, table.data td { padding: 12px 14px; text-align: left; border-bottom: 1px solid var(--line); }
table.data th { background: var(--cream); font-size: .75rem; text-transform: uppercase; letter-spacing: .08em; color: var(--stone); }
table.data td.num, table.data th.num { text-align: right; font-variant-numeric: tabular-nums; }

/* forms */
.form-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 32px; box-shadow: var(--shadow); }
.hp { position: absolute; left: -5000px; }
.fineprint { font-size: .78rem; color: var(--stone); margin-top: 10px; }

/* footer */
.site-footer { background: var(--ink); color: rgba(255,255,255,.75); padding: 64px 0 28px; font-size: .92rem; }
.site-footer a { color: rgba(255,255,255,.85); text-decoration: none; }
.site-footer a:hover { color: var(--gold-lt); }
.foot-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1fr; gap: 40px; }
.site-footer h4 { color: #fff; font-family: var(--body); font-size: .8rem; letter-spacing: .12em; text-transform: uppercase; margin-bottom: 14px; }
.site-footer ul { list-style: none; padding: 0; margin: 0; } .site-footer li { margin-bottom: 8px; }
.foot-legal { border-top: 1px solid rgba(255,255,255,.12); margin-top: 44px; padding-top: 22px; display: flex; gap: 18px; flex-wrap: wrap; align-items: center; font-size: .8rem; }
.eho { display: inline-flex; align-items: center; gap: 8px; }
.eho svg { width: 28px; height: 28px; }

/* chat widget */
.chat-launch { position: fixed; right: 22px; bottom: 22px; z-index: 90; background: var(--pine); color: #fff; border: 0; border-radius: 999px; padding: 14px 20px 14px 16px; display: flex; align-items: center; gap: 10px; font: 600 .95rem var(--body); cursor: pointer; box-shadow: 0 14px 34px -10px rgba(80,10,12,.55); }
.chat-launch .dot { width: 34px; height: 34px; border-radius: 50%; background: var(--brass); display: grid; place-items: center; }
.chat-launch:hover { background: var(--moss); }
.chat { position: fixed; right: 22px; bottom: 22px; z-index: 95; width: 380px; max-width: calc(100vw - 24px); height: 590px; max-height: calc(100vh - 44px); background: #fff; border-radius: 20px; box-shadow: 0 30px 70px -20px rgba(0,0,0,.45); display: none; flex-direction: column; overflow: hidden; border: 1px solid var(--line); }
.chat.open { display: flex; }
.chat-head { background: var(--pine); color: #fff; padding: 16px 18px; display: flex; align-items: center; gap: 12px; }
.chat-head b { display: block; font-family: var(--display); font-size: 1.05rem; }
.chat-head small { color: rgba(255,255,255,.7); font-size: .78rem; }
.chat-head button { margin-left: auto; background: rgba(255,255,255,.12); border: 0; color: #fff; width: 32px; height: 32px; border-radius: 50%; cursor: pointer; font-size: 1.1rem; }
.chat-log { flex: 1; overflow-y: auto; padding: 18px; display: flex; flex-direction: column; gap: 10px; background: var(--paper); }
.msg { max-width: 85%; padding: 10px 14px; border-radius: 16px; font-size: .93rem; line-height: 1.45; white-space: pre-wrap; }
.msg.bot { background: #fff; border: 1px solid var(--line); border-bottom-left-radius: 4px; align-self: flex-start; }
.msg.me { background: var(--pine); color: #fff; border-bottom-right-radius: 4px; align-self: flex-end; }
.msg a { color: inherit; font-weight: 600; }
.chips { display: flex; flex-wrap: wrap; gap: 6px; }
.chips button { background: #fff; border: 1.5px solid var(--moss); color: var(--moss); border-radius: 999px; padding: 7px 13px; font: 600 .85rem var(--body); cursor: pointer; }
.chips button:hover { background: var(--moss); color: #fff; }
.chat-form { display: flex; gap: 8px; padding: 12px; border-top: 1px solid var(--line); background: #fff; }
.chat-form input { border-radius: 999px; }
.chat-form button { border-radius: 50%; width: 44px; height: 44px; flex: none; padding: 0; }
.typing { display: inline-flex; gap: 4px; } .typing i { width: 6px; height: 6px; border-radius: 50%; background: var(--sage); animation: blink 1.2s infinite; }
.typing i:nth-child(2) { animation-delay: .2s; } .typing i:nth-child(3) { animation-delay: .4s; }
@keyframes blink { 0%, 80%, 100% { opacity: .3; } 40% { opacity: 1; } }

/* admin */
.admin-bar { background: var(--ink); color: #fff; }
.admin-bar .wrap { display: flex; gap: 18px; align-items: center; height: 56px; }
.admin-bar a { color: rgba(255,255,255,.85); text-decoration: none; font-weight: 500; font-size: .92rem; }
.admin-bar a:hover { color: var(--gold-lt); }
@media (max-width: 700px) { .admin-bar .wrap { height: auto; flex-wrap: wrap; gap: 8px 16px; padding-top: 12px; padding-bottom: 12px; } .admin-bar b { width: 100%; } }
.status { display: inline-block; font-size: .72rem; font-weight: 700; text-transform: uppercase; letter-spacing: .06em; padding: 3px 9px; border-radius: 999px; background: var(--cream); }
.status.new { background: #fde6c4; color: #7a4b0d; } .status.contacted { background: #dbe9f5; color: #1f4b75; }
.status.active { background: #d9efe1; color: #1f5b3a; } .status.closed { background: #e6e6e6; color: #555; } .status.junk { background: #f4d9d5; color: #7a2a1f; }

/* reveal on scroll */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .6s ease, transform .6s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* responsive */
@media (max-width: 980px) {
  .searchbar { grid-template-columns: 1fr 1fr; }
  .searchbar label:first-child { grid-column: 1 / -1; }
  .searchbar .btn { grid-column: 1 / -1; padding: 14px; }
  .split, .detail, .agent-hero { grid-template-columns: 1fr; gap: 32px; }
  .search-layout { grid-template-columns: 1fr; }
  .filters { position: static; }
  .foot-grid { grid-template-columns: 1fr 1fr; }
  .sidebar-card { position: static; }
  .agent-hero .agent-photo { max-width: 240px; }
}
@media (max-width: 820px) {
  .nav-toggle { display: block; }
  .nav { display: none; position: absolute; top: 80px; left: 0; right: 0; background: var(--paper); flex-direction: column; align-items: stretch; padding: 12px 16px 20px; border-bottom: 1px solid var(--line); }
  .nav.open { display: flex; }
  .nav .btn { margin-top: 8px; }
}
@media (max-width: 600px) {
  .wrap { padding: 0 16px; }
  .hero { padding: 64px 0 100px; }
  .section { padding: 60px 0; }
  .grid-3 { grid-template-columns: 1fr; }
  .gallery { grid-template-columns: 1fr; } .gallery .side { display: none; }
  .foot-grid { grid-template-columns: 1fr; }
  .hero-stats { gap: 24px; }
  .chat { right: 12px; bottom: 12px; height: calc(100vh - 24px); }
  .row2 { grid-template-columns: 1fr; }
  .chat-launch { padding: 10px; }
  .chat-launch .launch-text { display: none; }
}

/* office + facebook */
.office-photo { border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); aspect-ratio: 960 / 445; }
.office-photo img { width: 100%; height: 100%; object-fit: cover; }
.fb-btn { background: #1877f2; color: #fff; }
.fb-btn:hover { background: #0f5fd0; color: #fff; }
.fb-btn svg { width: 18px; height: 18px; fill: currentColor; }
.fb-embed { width: 100%; max-width: 500px; height: 620px; border: 0; border-radius: var(--radius); background: #fff; }
.social { display: flex; gap: 10px; margin-top: 14px; }
.social a { display: inline-flex; align-items: center; gap: 8px; }
.social svg { width: 18px; height: 18px; fill: currentColor; }

/* ---- v2: presence ---- */
.hero { padding: 72px 0 56px; }
.hero::before { content: ""; position: absolute; inset: 0; background: url(/static/img/topo.svg) center / cover; opacity: .07; pointer-events: none; }
.hero > .wrap { position: relative; }
.hero-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: 48px; align-items: center; }
.hero h1 { font-size: clamp(2.2rem, 4.8vw, 3.8rem); text-wrap: balance; }
.intent { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; margin-top: 30px; max-width: 560px; }
.intent-card { display: flex; flex-direction: column; gap: 4px; padding: 18px 20px; border-radius: 14px; background: rgba(255,255,255,.1); border: 1.5px solid rgba(255,255,255,.28); color: #fff; text-decoration: none; transition: background .2s, transform .2s, border-color .2s; }
.intent-card b { font: 400 1.35rem var(--display); }
.intent-card b::after { content: " →"; color: var(--gold-lt); }
.intent-card span { font-size: .9rem; color: rgba(255,255,255,.78); }
.intent-card:hover { background: #fff; color: var(--pine); transform: translateY(-2px); border-color: #fff; }
.intent-card:hover span { color: var(--stone); }
.shield-wrap { justify-self: center; width: min(100%, 400px); filter: drop-shadow(0 30px 40px rgba(0,0,0,.45)); }
.shield { background: var(--brass); clip-path: polygon(0 5%, 50% 0, 100% 5%, 100% 64%, 50% 100%, 0 64%); padding: 14px; aspect-ratio: 1 / 1.08; }
.shield img { display: block; width: 100%; height: 100%; object-fit: contain; object-position: 50% 38%; background: #fff; clip-path: polygon(0 5%, 50% 0, 100% 5%, 100% 64%, 50% 100%, 0 64%); padding: 16% 12% 30%; }
.hero .searchbar { margin-top: 44px; max-width: none; }
.presence { background: var(--brass); color: var(--ink); }
.presence-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; padding-block: 20px; }
.presence-row .lbl { display: block; font-size: .72rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: rgba(35,20,22,.7); }
.presence-row b { font-size: 1rem; }
.presence-row a { color: var(--ink); }
.topo-bg { position: relative; overflow: hidden; }
.topo-bg::before { content: ""; position: absolute; inset: 0; background: url(/static/img/topo.svg) center / cover; opacity: .06; pointer-events: none; }
.topo-bg > * { position: relative; }
.town-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(170px, 1fr)); gap: 10px; margin-top: 14px; }
.town-chip { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 12px 16px; text-decoration: none; color: var(--ink); display: flex; flex-direction: column; transition: border-color .15s, transform .15s; }
.town-chip b { font-family: var(--display); font-size: 1.08rem; }
.town-chip span { font-size: .82rem; color: var(--stone); }
.town-chip:hover { border-color: var(--moss); transform: translateY(-2px); color: var(--moss); }
.town-chip.more { background: var(--pine); border-color: var(--pine); color: #fff; }
.town-chip.more span { color: rgba(255,255,255,.75); }
.office-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.office-card { background: rgba(255,255,255,.07); border: 1px solid rgba(255,255,255,.16); border-radius: var(--radius); overflow: hidden; }
.office-card .office-photo { border-radius: 0; box-shadow: none; }
.office-body { padding: 22px 24px; }
.office-body h3 { margin-bottom: 6px; }
.office-card a:not(.btn) { color: var(--gold-lt); }
.office-card.light { background: #fff; border-color: var(--line); margin-top: 16px; }
.office-card.light a:not(.btn) { color: var(--moss); }
.office-ph { display: grid; place-items: center; background: linear-gradient(160deg, #5a0709, var(--pine)); }
.office-ph img { width: 42%; height: auto; opacity: .9; object-fit: contain; }
.office-list { display: grid; gap: 4px; }
.quote { margin: 0; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; }
.quote blockquote { margin: 0 0 14px; font: 500 1.1rem/1.5 var(--display); }
.quote figcaption span { display: block; font-size: .85rem; color: var(--stone); }
@media (max-width: 980px) {
  .hero-grid { grid-template-columns: 1fr; }
  .shield-wrap { display: none; }
  .presence-row { grid-template-columns: 1fr 1fr; }
  .office-grid { grid-template-columns: 1fr; }
}
@media (max-width: 600px) {
  .intent { grid-template-columns: 1fr; }
  .presence-row { grid-template-columns: 1fr; gap: 10px; }
  .hero { padding: 48px 0 40px; }
}

/* ---- v3: spotlight, media hero, new badge ---- */
.badge.new { background: var(--brass); color: var(--ink); }
.spotlight { background: var(--paper); padding-bottom: 88px; }
.spot-grid { display: grid; grid-template-columns: 1.3fr 1fr; gap: 0; background: #fff; border: 1px solid var(--line); border-radius: 22px; overflow: hidden; box-shadow: var(--shadow); }
.spot-img { display: block; min-height: 380px; }
.spot-img img { width: 100%; height: 100%; object-fit: cover; }
.spot-body { padding: 40px; align-self: center; }
.spot-body h2 { font-size: clamp(1.5rem, 2.6vw, 2.1rem); }
.hero-media { background: var(--pine) var(--hero-img, none) center / cover no-repeat; }
.hero-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(100deg, rgba(60,6,8,.88) 0%, rgba(90,8,10,.6) 55%, rgba(30,4,5,.35) 100%); }
.hero-media > .wrap { z-index: 1; }
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
@media (max-width: 980px) { .spot-grid { grid-template-columns: 1fr; } .spot-img { min-height: 240px; } .spot-body { padding: 26px; } }
@media (prefers-reduced-motion: reduce) { .hero-video { display: none; } }

/* ---- v4: big, bold hero ---- */
.hero-big { grid-template-columns: 1fr; justify-items: center; text-align: center; gap: 36px; }
.hero-big .shield-wrap { display: block; width: min(86vw, 520px); }
.hero-big .hero-copy { max-width: 900px; }
.hero-big h1 { font-size: clamp(2.6rem, 6.4vw, 5.2rem); line-height: 1.02; letter-spacing: -.02em; margin-bottom: .35em; }
.hero-big .lede { margin: 0 auto; font-size: clamp(1.1rem, 1.6vw, 1.3rem); max-width: 640px; }
.hero-big .intent { margin: 34px auto 0; max-width: 860px; text-align: left; }
.hero-big .intent-card { padding: 22px 24px; }
.hero-big .intent-card b { font-size: 1.6rem; }
.hero { padding-top: 56px; }
.brand-logo { height: 68px; }
.site-header .wrap { height: 92px; }
.presence-row { padding-block: 26px; }
.presence-row b { font-size: 1.15rem; }
@media (max-width: 820px) { .nav { top: 92px; } }
@media (max-width: 600px) { .hero-big .shield-wrap { width: min(78vw, 320px); } .brand-logo { height: 56px; } }
.hero-big .shield { aspect-ratio: 1 / 1.02; }
.hero-big .shield img { padding: 11% 9% 25%; object-position: 50% 40%; }

/* ---- investments calculator ---- */
.inv-calc { display: grid; grid-template-columns: minmax(0, 1.3fr) minmax(0, 1fr); gap: 32px; align-items: start; }
.calc-group { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 18px 22px 20px; margin: 0 0 16px; min-width: 0; }
.calc-group legend { font: 400 1.3rem var(--display); padding: 0 6px; margin-left: -6px; }
.calc-fields { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: 4px 16px; }
.calc-fields .field { margin-bottom: 8px; }
.calc-fields input { font-variant-numeric: tabular-nums; }
.linkbtn { font: inherit; background: none; border: 0; padding: 0; color: var(--moss); text-decoration: underline; cursor: pointer; }
.calc-results { position: sticky; top: calc(env(safe-area-inset-top, 0px) + 108px); background: #fff; border: 1px solid var(--line); border-top: 5px solid var(--moss); border-radius: var(--radius); padding: 24px; box-shadow: var(--shadow); min-width: 0; }
.label-sm { font-size: .75rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--stone); }
.calc-big { font: 400 clamp(2.4rem, 6vw, 3.2rem)/1.05 var(--display); color: var(--pine); font-variant-numeric: tabular-nums; margin-top: 6px; }
.calc-pill { display: inline-block; margin-top: 10px; font-size: .8rem; font-weight: 700; padding: 3px 11px; border-radius: 999px; border: 1.5px solid currentColor; }
.calc-pill.good { color: #2c7a4f; } .calc-pill.bad { color: var(--danger); }
.calc-metrics { display: grid; grid-template-columns: 1fr 1fr; gap: 12px 16px; margin-top: 18px; }
.calc-metrics div { border-top: 1px solid var(--line); padding-top: 8px; min-width: 0; }
.calc-metrics span { display: block; font-size: .8rem; color: var(--stone); }
.calc-metrics b { font-size: 1.2rem; font-variant-numeric: tabular-nums; }
.calc-table { width: 100%; border-collapse: collapse; font-size: .92rem; font-variant-numeric: tabular-nums; margin-top: 6px; }
.calc-table td { padding: 6px 0; border-bottom: 1px solid var(--line); }
.calc-table td:last-child { text-align: right; white-space: nowrap; }
.calc-table tr.total td { font-weight: 700; border-bottom: 0; border-top: 2px solid var(--ink); }
.chip-set { border: 0; padding: 0; margin: 0 0 14px; min-width: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.chip-set legend { margin-bottom: 8px; padding: 0; }
.chip-set label { display: inline-flex; align-items: center; gap: 8px; border: 1.5px solid var(--line); border-radius: 10px; padding: 7px 12px; font-size: .92rem; cursor: pointer; background: #fff; }
.chip-set label:has(input:checked) { border-color: var(--moss); background: #fbeeee; }
.chip-set input { accent-color: var(--moss); }
@media (max-width: 900px) { .inv-calc { grid-template-columns: 1fr; } .calc-results { position: static; } }
@media (max-width: 1180px) and (min-width: 821px) { .nav a { padding: 8px 8px; font-size: .9rem; } }
@media (max-width: 980px) { .intent { grid-template-columns: 1fr; max-width: 420px; } }
@media (min-width: 900px) { .hero-big .lede { max-width: none; white-space: nowrap; } }
/* headline: one line on tablets and up; on phones it breaks only after "Ready?" */
.nowrap { white-space: nowrap; }
.hero-big .hero-copy { max-width: none; }
.hero-big h1 { font-size: clamp(2.4rem, 6vw, 5rem); }
@media (min-width: 700px) { .hero-big h1 { white-space: nowrap; } }
/* headline always two lines: "Ready?" / "Let's get started!" */
.hero-big h1 { font-size: clamp(2.6rem, 7.4vw, 5.6rem); white-space: normal; }

/* Agent cards: only the photo and name are links, so the tags and phone stay plain text */
.agent-card { transition: transform .2s, box-shadow .2s; }
.agent-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.agent-card a.card-img { display: grid; color: inherit; text-decoration: none; }
.agent-card h3 a:hover { color: var(--moss); }

/* Agents page: three across (nine agents make a 3x3), two on tablets, one on phones */
.grid-agents { grid-template-columns: repeat(3, 1fr); }
.agent-card .tag { font-size: .8rem; padding: 4px 11px; }
@media (max-width: 1180px) { .grid-agents { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 700px) { .grid-agents { grid-template-columns: 1fr; } }

/* Required NY notices link line under the office strip */
.notices-line { display: flex; flex-wrap: wrap; gap: 6px 12px; justify-content: flex-end; padding-bottom: 14px; margin-top: -8px; font-size: .85rem; font-weight: 600; }
.notices-line a { color: var(--ink); }
@media (max-width: 700px) { .notices-line { justify-content: flex-start; margin-top: 0; } }

/* About page "since 1980" headline */
.since-line { font-family: var(--body); font-weight: 800; font-size: clamp(1.9rem, 4.2vw, 2.8rem); line-height: 1.15; letter-spacing: -.01em; color: var(--ink); margin: 0 0 22px; }
.since-line span { color: var(--pine); }
.lead-text { font-size: 1.2rem; line-height: 1.7; }
.tagline { font-family: var(--display); font-size: clamp(1.6rem, 3.4vw, 2.2rem); color: var(--pine); margin-top: 28px; }
/* Lead form "phone or email" reminder */
.form-msg { background: #fdecea; color: #7d0a0e; border: 1px solid #f3c2bd; border-radius: 10px; padding: 10px 14px; font-size: .92rem; font-weight: 600; margin: 4px 0 12px; }
.needs-contact { border-color: #b3261e !important; box-shadow: 0 0 0 3px rgba(179,38,30,.15); }
/* Two-column layouts that must stack on phones */
.split-guide { grid-template-columns: 1.5fr 1fr; }
.grid-2up { grid-template-columns: 1fr 1fr; }
@media (max-width: 900px) { .split-guide { grid-template-columns: 1fr; } }
@media (max-width: 560px) { .grid-2up { grid-template-columns: 1fr; } }

/* Search filters: the filter column scrolls on its own, with Update pinned at its bottom */
.filters { overflow-y: auto; overscroll-behavior: contain; scrollbar-width: thin; padding-bottom: 0; }
.filters-actions { position: sticky; bottom: 0; background: #fff; padding: 14px 0 16px; margin-top: 6px; border-top: 1px solid var(--line); }
.filters-toggle { display: none; }
@media (max-width: 900px) {
  .filters { position: static; max-height: none !important; overflow: visible; padding: 14px 18px; }
  .filters-title { display: none; }
  .filters-toggle { display: flex; justify-content: space-between; align-items: center; width: 100%; background: none; border: 0; padding: 4px 0; font: 600 1rem var(--body); color: var(--ink); cursor: pointer; }
  .filters-body { display: none; }
  .filters.open .filters-body { display: block; margin-top: 14px; }
  .filters.open .filters-toggle span { display: inline-block; transform: rotate(180deg); }
  .filters-actions { position: static; }
}
/* About page: policy links */
.about-links { font-size: .95rem; line-height: 1.9; }

/* footer membership badges */
.foot-badges { background: #fff; border-radius: 12px; margin-top: 40px; padding: 16px 28px; display: flex; gap: 44px; justify-content: center; align-items: center; flex-wrap: wrap; }
.foot-badges img { height: 58px; width: auto; display: block; }
.foot-badges + .foot-legal { margin-top: 22px; }
@media (max-width: 600px) { .foot-badges { gap: 26px; padding: 14px 18px; } .foot-badges img { height: 46px; } }
.foot-badges img.wide { height: 46px; }
@media (max-width: 600px) { .foot-badges img.wide { height: 36px; } }

/* Instagram */
.ig-btn { background: #c13584; color: #fff; margin-left: 8px; }
.ig-btn:hover { background: #a02a6c; color: #fff; }
svg.ig { width: 18px; height: 18px; fill: none; stroke: currentColor; stroke-width: 2; }
svg.ig .dot { fill: currentColor; stroke: none; }
.social svg.ig { fill: none; }
.social { flex-wrap: wrap; column-gap: 22px; }
@media (max-width: 600px) { .ig-btn { margin-left: 0; margin-top: 10px; } }

/* Chateaugay "Coming Soon" graphic (2026-10-27) */
.office-soon { position: relative; display: grid; place-items: center; background: #5a0709; background-image: radial-gradient(circle at 30% 20%, rgba(255,255,255,.08), transparent 55%); }
.office-soon img { height: 62%; width: auto; max-width: 70%; object-fit: contain; opacity: .22; grid-area: 1 / 1; }
.soon-badge { grid-area: 1 / 1; z-index: 1; border: 3px solid var(--brass); color: var(--brass); border-radius: 10px; padding: 10px 22px; font-weight: 800; letter-spacing: .22em; text-transform: uppercase; font-size: clamp(1rem, 2.4vw, 1.5rem); transform: rotate(-4deg); background: rgba(90,7,9,.82); white-space: nowrap; }
.soon-tag { display: inline-block; margin-left: 6px; padding: 1px 8px; border: 1px solid var(--gold-lt); border-radius: 999px; color: var(--gold-lt); font-size: .68rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; vertical-align: middle; }

/* full photo gallery */
.gallery { position: relative; }
.gallery img { cursor: zoom-in; }
.gal-all { position: absolute; right: 14px; bottom: 14px; background: rgba(35,20,22,.88); color: #fff; border: 0; border-radius: 999px; padding: 10px 18px; font: 600 .85rem/1 inherit; cursor: pointer; }
.gal-all:hover { background: var(--ink, #231416); }
.thumbstrip { display: flex; gap: 8px; overflow-x: auto; padding: 10px 0 4px; scroll-snap-type: x proximity; }
.thumbstrip button { flex: 0 0 auto; padding: 0; border: 0; background: none; border-radius: 8px; overflow: hidden; cursor: pointer; scroll-snap-align: start; }
.thumbstrip img { display: block; width: 120px; height: 84px; object-fit: cover; opacity: .85; }
.thumbstrip button:hover img, .thumbstrip button:focus-visible img { opacity: 1; }
.lightbox { position: fixed; inset: 0; z-index: 1000; background: rgba(10,6,7,.94); display: flex; align-items: center; justify-content: center; }
.lightbox[hidden] { display: none; }
.lightbox #lb-img { max-width: min(94vw, 1400px); max-height: 86vh; object-fit: contain; }
.lightbox button { position: absolute; background: rgba(255,255,255,.14); color: #fff; border: 0; border-radius: 999px; cursor: pointer; }
.lightbox button:hover { background: rgba(255,255,255,.28); }
.lb-x { top: 16px; right: 16px; width: 44px; height: 44px; font-size: 1.8rem; line-height: 1; }
.lb-prev, .lb-next { top: 50%; transform: translateY(-50%); width: 52px; height: 52px; font-size: 2.2rem; line-height: 1; }
.lb-prev { left: 14px; } .lb-next { right: 14px; }
.lb-count { position: absolute; bottom: 16px; left: 0; right: 0; text-align: center; color: #fff; font-size: .9rem; opacity: .85; }
@media (max-width: 760px) { .gal-all { right: 10px; bottom: 10px; padding: 9px 14px; } .thumbstrip img { width: 96px; height: 68px; } .lb-prev, .lb-next { width: 42px; height: 42px; } }

.idx-note { margin-top: 28px; padding-top: 18px; border-top: 1px solid var(--line, #e6dfd8); font-size: .8rem; line-height: 1.55; color: var(--muted, #6b6560); }
.idx-note p { margin: 0 0 6px; }

/* testimonials / review form */
.stars { color: var(--brass); font-size: 1.1rem; letter-spacing: 2px; margin-bottom: 8px; }
.checks { display: flex; flex-wrap: wrap; gap: 8px 18px; margin-top: 8px; }
.check { display: inline-flex; align-items: center; gap: 8px; font-size: 1rem; cursor: pointer; }
.check input { width: 18px; height: 18px; accent-color: var(--red, #a8080a); }
.check.consent { align-items: flex-start; font-size: .92rem; margin-top: 8px; }
.stars-pick .check { color: var(--brass); }
.fwd { padding: 12px 14px; border-radius: 10px; font-weight: 600; font-size: 1rem; margin: 0 0 16px; }
.fwd.ok { background: #e3f4e8; color: #14532d; border: 1px solid #86c99a; }
.fwd.bad { background: #fde8e8; color: #7d0a0e; border: 1px solid #e8a3a3; }

.tiles6 { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 820px) { .tiles6 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 480px) { .tiles6 { grid-template-columns: 1fr; } }

/* About dropdown */
.nav-dd { position: relative; }
.nav-dd .caret { display: inline-block; width: 0; height: 0; margin-left: 4px; vertical-align: middle; border: 4px solid transparent; border-top-color: currentColor; border-bottom: 0; }
.dd-menu { display: none; position: absolute; top: 100%; left: 0; min-width: 170px; background: var(--paper); border: 1px solid var(--line); border-radius: 10px; box-shadow: 0 10px 28px rgba(0,0,0,.12); padding: 6px; z-index: 60; }
.dd-menu a { display: block; white-space: nowrap; }
.nav-dd:hover .dd-menu, .nav-dd:focus-within .dd-menu { display: block; }
@media (max-width: 1180px) { .nav-dd .caret { display: none; } }
@media (max-width: 1180px) and (min-width: 821px) { .dd-menu a { font-size: .9rem; } }
@media (max-width: 820px) {
  .nav-dd .caret { display: none; }
  .dd-menu { display: block; position: static; border: 0; box-shadow: none; padding: 0 0 0 16px; min-width: 0; background: none; }
  .nav-dd > a { display: none; }
}

.badge.pend { background: #3b2a2c; color: #fff; }
.pend-note { background: #3b2a2c; color: #fff; border-radius: var(--radius); padding: 14px 18px; margin: 0 0 18px; font-weight: 600; }

/* "Run the Numbers" box on multi-family listings (links to the rental calculator) */
.run-numbers { display: flex; gap: 20px; align-items: center; justify-content: space-between; margin: 28px 0; padding: 22px 24px; border: 1px solid var(--line); border-left: 4px solid var(--brass, #e8a72c); border-radius: 12px; background: var(--paper); }
.run-numbers h3 { margin: 0 0 6px; }
.run-numbers p { margin: 0; }
.run-numbers .btn { flex-shrink: 0; }
@media (max-width: 640px) { .run-numbers { flex-direction: column; align-items: stretch; text-align: left; } .run-numbers .btn { width: 100%; text-align: center; } }
.calc-from { margin: 0 0 18px; padding: 12px 16px; border-radius: 10px; background: rgba(242,169,43,.16); font-size: .95rem; }

/* Listing with no MLS photos yet: one "Photos Coming Soon" image instead of the 3-up gallery */
.gallery.gallery-none { grid-template-columns: 1fr; max-width: 720px; }
.gallery.gallery-none img { cursor: default; }