/* Kippy Ellis Group - site.css  (batch KEG-1)
   Palette is taken from the logo: navy ink, champagne gold, plus Lake Michigan blue and beach glass.
   No inline styles anywhere (CSP style-src 'self'); motion respects prefers-reduced-motion. */

@font-face {
  font-family: "Fraunces";
  src: url("/fonts/fraunces-latin.woff2") format("woff2");
  font-weight: 300 800;
  font-style: normal;
  font-display: swap;
}
@font-face {
  font-family: "Fraunces";
  src: url("/fonts/fraunces-italic-latin.woff2") format("woff2");
  font-weight: 300 800;
  font-style: italic;
  font-display: swap;
}
@font-face {
  font-family: "Jakarta";
  src: url("/fonts/jakarta-latin.woff2") format("woff2");
  font-weight: 400 800;
  font-style: normal;
  font-display: swap;
}

:root {
  --navy: #15233f;
  --navy-2: #1c2f52;
  --navy-3: #253c66;
  --ink: #1a2233;
  --muted: #586274;
  --gold: #b8935a;
  --gold-2: #cfb07c;
  --gold-soft: #efe3cc;
  --lake: #2d6a88;
  --lake-2: #3f86a8;
  --glass: #8cc7bc;
  --mist: #eef2f3;
  --mist-2: #e2e9eb;
  --paper: #ffffff;
  --line: #d6dee2;
  --danger: #a3372c;

  --display: "Fraunces", "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  --sans: "Jakarta", "Segoe UI", system-ui, -apple-system, Roboto, Arial, sans-serif;

  --wrap: 1200px;
  --gutter: clamp(16px, 4vw, 40px);
  --radius-sm: 8px;
  --radius: 14px;
  --arch: 999px 999px 16px 16px;
  --shadow: 0 18px 40px -22px rgba(21, 35, 63, 0.45);
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --header-h: 76px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 12px); }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--ink);
  background: var(--paper);
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img, svg { display: block; max-width: 100%; }
img { height: auto; }
a { color: var(--lake); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--navy); }
p { margin: 0 0 1em; }
ul { margin: 0; padding: 0; list-style: none; }
h1, h2, h3, h4 { margin: 0 0 0.5em; line-height: 1.12; color: var(--navy); }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; border-radius: 4px; }
main:focus { outline: none; }
.visually-hidden { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); clip-path: inset(50%); white-space: nowrap; }
.skip-link { position: absolute; left: 12px; top: -60px; z-index: 100; background: var(--gold); color: var(--navy); padding: 10px 16px; border-radius: var(--radius-sm); font-weight: 700; }
.skip-link:focus { top: 12px; }
.aspNetHidden { display: none; }
[hidden] { display: none !important; }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.narrow { max-width: 860px; }

/* ---------- type ---------- */
.display, .h2, .page-title, .hero-title { font-family: var(--display); font-weight: 500; letter-spacing: -0.01em; font-variation-settings: "opsz" 120; }
.h2 { font-size: clamp(2rem, 3.4vw, 3rem); }
.h3 { font-family: var(--display); font-size: clamp(1.3rem, 1.8vw, 1.6rem); font-weight: 500; }
.lead { font-size: 1.2rem; color: var(--ink); line-height: 1.55; }
.text-link { font-weight: 700; color: var(--navy); text-decoration: none; border-bottom: 2px solid var(--gold); padding-bottom: 2px; transition: color .2s, border-color .2s; }
.text-link:hover { color: var(--lake); border-color: var(--lake); }
.text-link-light { color: #fff; }
.text-link-light:hover { color: var(--gold-2); border-color: var(--gold-2); }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  min-height: 48px; padding: 12px 24px; border-radius: 999px;
  font-weight: 700; font-size: 1rem; text-decoration: none; cursor: pointer;
  border: 2px solid transparent; transition: transform .25s var(--ease), background-color .2s, color .2s, box-shadow .25s;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }
.btn-sm { min-height: 40px; padding: 8px 18px; font-size: .95rem; }
.btn-block { width: 100%; }
.btn-gold { background: var(--gold); color: var(--navy); box-shadow: 0 10px 24px -14px rgba(184, 147, 90, .9); }
.btn-gold:hover { background: var(--gold-2); color: var(--navy); }
.btn-ghost { border-color: rgba(255,255,255,.7); color: #fff; }
.btn-ghost:hover { background: #fff; color: var(--navy); }
.btn-ghost-dark { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn-ghost-dark:hover { background: var(--navy); color: #fff; }
.btn[disabled], .btn.is-busy { opacity: .7; cursor: progress; transform: none; }

/* ---------- header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50; height: var(--header-h);
  background: rgba(255, 255, 255, .94); backdrop-filter: saturate(1.4) blur(12px);
  border-bottom: 1px solid rgba(21, 35, 63, .08);
  transition: background-color .35s, border-color .35s, box-shadow .35s;
}
.header-row { height: 100%; display: flex; align-items: center; gap: 24px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: var(--navy); flex-shrink: 0; }
.brand-mark { width: 52px; height: auto; transition: filter .35s; }
.brand-text { display: flex; flex-direction: column; line-height: 1.1; }
.brand-name { font-family: var(--display); font-size: 1.3rem; font-weight: 600; }
.brand-sub { font-size: .78rem; color: var(--muted); letter-spacing: .02em; }
.site-nav { margin-left: auto; display: flex; align-items: center; gap: 22px; }
.nav-list { display: flex; align-items: center; gap: 4px; }
.nav-link {
  display: inline-block; padding: 10px 12px; border-radius: 999px; font-weight: 600; font-size: .97rem;
  color: var(--navy); text-decoration: none; background: none; border: 0; cursor: pointer; transition: background-color .2s, color .2s;
}
.nav-link:hover, .nav-link[aria-expanded="true"], .nav-link.is-current { background: var(--mist); color: var(--navy); }
.nav-menu-btn::after { content: ""; display: inline-block; width: 7px; height: 7px; margin-left: 8px; border-right: 2px solid currentColor; border-bottom: 2px solid currentColor; transform: translateY(-3px) rotate(45deg); transition: transform .25s; }
.nav-menu-btn[aria-expanded="true"]::after { transform: translateY(0) rotate(-135deg); }
.has-menu { position: relative; }
.nav-menu {
  position: absolute; top: calc(100% + 10px); left: 50%; width: 460px; transform: translate(-50%, 8px);
  display: grid; grid-template-columns: 1fr 1fr; gap: 6px 20px; padding: 18px 20px;
  background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); border: 1px solid var(--line);
  opacity: 0; visibility: hidden; transition: opacity .25s, transform .25s var(--ease), visibility .25s;
}
.has-menu:focus-within .nav-menu, .has-menu.is-open .nav-menu { opacity: 1; visibility: visible; transform: translate(-50%, 0); }
.nav-menu a { display: block; padding: 7px 10px; border-radius: var(--radius-sm); color: var(--navy); text-decoration: none; font-weight: 500; }
.nav-menu a:hover { background: var(--mist); }
.nav-menu-topics { border-left: 1px solid var(--line); padding-left: 16px; }
.nav-cta { display: flex; align-items: center; gap: 14px; }
.nav-phone { font-weight: 700; color: var(--navy); text-decoration: none; white-space: nowrap; }
.nav-toggle { display: none; }

/* Header floating over the home hero (JS adds .on-hero; without JS the header stays solid). */
.site-header.on-hero { background: transparent; backdrop-filter: none; border-color: transparent; }
.site-header.on-hero .brand-name, .site-header.on-hero .nav-link, .site-header.on-hero .nav-phone { color: #fff; }
.site-header.on-hero .brand-sub { color: rgba(255,255,255,.8); }
.site-header.on-hero .brand-mark { filter: brightness(0) invert(1); }
.site-header.on-hero .nav-link:hover, .site-header.on-hero .nav-link[aria-expanded="true"] { background: rgba(255,255,255,.14); }
.site-header.on-hero .nav-menu a { color: var(--navy); }
.site-header.is-scrolled { box-shadow: 0 8px 30px -18px rgba(21,35,63,.45); }
body.has-hero .site-header { position: fixed; left: 0; right: 0; }

/* ---------- hero ---------- */
.hero {
  position: relative; min-height: max(640px, 100svh); display: flex; align-items: flex-end;
  color: #fff; overflow: hidden; isolation: isolate; background: var(--navy);
}
.hero-media { position: absolute; inset: 0; z-index: -2; }
.hero-img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 60%; animation: heroZoom 2.8s var(--ease) both; will-change: transform; }
.hero-video { position: absolute; inset: 0; z-index: 1; animation: none; }
.hero-video + .hero-img { position: relative; z-index: 0; }
.hero-shade {
  position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(180deg, rgba(21,35,63,.55) 0%, rgba(21,35,63,.08) 30%, rgba(21,35,63,.25) 55%, rgba(21,35,63,.88) 100%),
    linear-gradient(90deg, rgba(21,35,63,.55) 0%, rgba(21,35,63,0) 60%);
}
.hero-inner { padding-top: calc(var(--header-h) + 40px); padding-bottom: clamp(150px, 18vh, 200px); }
.hero-kicker { font-weight: 600; color: var(--gold-soft); margin-bottom: 18px; animation: fadeUp .9s .25s var(--ease) both; }
.hero-title { font-size: clamp(3rem, 8.4vw, 7.4rem); line-height: .96; color: #fff; margin: 0 0 24px; font-weight: 400; font-variation-settings: "opsz" 144; }
.hero-line { display: block; overflow: hidden; padding-bottom: .06em; }
.hero-line > span { display: inline-block; animation: lineUp 1.1s var(--ease) both; }
.hero-line:nth-child(1) > span { animation-delay: .35s; }
.hero-line:nth-child(2) > span { animation-delay: .5s; font-style: italic; color: var(--gold-soft); }
.hero-lead { max-width: 560px; font-size: clamp(1.05rem, 1.5vw, 1.25rem); color: rgba(255,255,255,.92); animation: fadeUp .9s .75s var(--ease) both; }
.hero-paths { margin-top: 30px; animation: fadeUp .9s .95s var(--ease) both; }
.hero-paths-label { font-weight: 700; margin-bottom: 12px; }
.hero-paths ul { display: flex; flex-wrap: wrap; gap: 10px; }
.hero-paths a {
  display: inline-flex; align-items: center; min-height: 46px; padding: 10px 20px; border-radius: 999px;
  color: #fff; text-decoration: none; font-weight: 600;
  background: rgba(255,255,255,.12); border: 1px solid rgba(255,255,255,.4); backdrop-filter: blur(8px);
  transition: background-color .25s, color .25s, transform .3s var(--ease), border-color .25s;
}
.hero-paths a:hover { background: var(--gold); border-color: var(--gold); color: var(--navy); transform: translateY(-3px); }
.hero-rating {
  position: absolute; right: var(--gutter); bottom: clamp(130px, 16vh, 170px); z-index: 2;
  display: flex; align-items: center; gap: 10px; padding: 12px 18px; border-radius: 999px;
  background: rgba(255,255,255,.95); color: var(--navy); text-decoration: none; font-size: .95rem; box-shadow: var(--shadow);
  animation: fadeUp .9s 1.15s var(--ease) both;
}
.hero-wave { position: absolute; left: 0; right: 0; bottom: -1px; width: 100%; height: 120px; overflow: visible; }
.wave-back { fill: rgba(255,255,255,.25); animation: drift 14s ease-in-out infinite alternate; }
.wave-front { fill: #fff; animation: drift 11s ease-in-out infinite alternate-reverse; }
.wave-line { fill: none; stroke: var(--gold); stroke-width: 2; stroke-dasharray: 1900; stroke-dashoffset: 1900; animation: drawLine 2.6s 1s var(--ease) forwards, drift 11s ease-in-out infinite alternate-reverse; }
.stars { display: inline-block; width: 86px; height: 16px; background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 86 16'%3E%3Cg fill='%23b8935a'%3E%3Cpath id='s' d='M8 .8l2.2 4.6 5 .7-3.6 3.5.9 5L8 12.3 3.5 14.6l.9-5L.8 6.1l5-.7z'/%3E%3Cuse href='%23s' x='17.5'/%3E%3Cuse href='%23s' x='35'/%3E%3Cuse href='%23s' x='52.5'/%3E%3Cuse href='%23s' x='70'/%3E%3C/g%3E%3C/svg%3E") no-repeat; vertical-align: middle; }

@keyframes heroZoom { from { transform: scale(1.14); } to { transform: scale(1); } }
@keyframes lineUp { from { transform: translateY(110%); } to { transform: translateY(0); } }
@keyframes fadeUp { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }
@keyframes drawLine { to { stroke-dashoffset: 0; } }
@keyframes drift { from { transform: translateX(-30px); } to { transform: translateX(30px); } }

/* ---------- marquee ---------- */
.marquee { background: #fff; padding: 6px 0 26px; overflow: hidden; border-bottom: 1px solid var(--line); }
.marquee-track { display: flex; width: max-content; animation: marquee 70s linear infinite; }
.marquee:hover .marquee-track, .marquee:focus-within .marquee-track { animation-play-state: paused; }
.marquee-list { display: flex; gap: 0; }
.marquee-item { display: flex; align-items: baseline; gap: 12px; padding: 0 34px; white-space: nowrap; position: relative; }
.marquee-item::after { content: ""; position: absolute; right: -4px; top: 50%; width: 8px; height: 8px; background: var(--gold); transform: translateY(-50%) rotate(45deg); }
.marquee-item .q { font-family: var(--display); font-size: 1.35rem; font-style: italic; color: var(--navy); }
.marquee-item .who { font-size: .9rem; color: var(--muted); font-weight: 600; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---------- sections ---------- */
.section { padding: clamp(64px, 9vw, 120px) 0; }
.section-tight { padding: 40px 0; }
.section-mist { background: var(--mist); }
.section-navy { background: var(--navy); color: rgba(255,255,255,.88); }
.section-navy h2, .section-navy h3 { color: #fff; }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: 40px; flex-wrap: wrap; }
.section-head p { max-width: 560px; margin: 0; color: var(--muted); }
.section-navy .section-head p { color: rgba(255,255,255,.75); }

/* arch frames: the deco arch from the logo, used for every portrait-like photo */
.arch-frame { position: relative; display: block; border-radius: var(--arch); overflow: hidden; background: var(--mist-2); outline: 1px solid var(--gold); outline-offset: 7px; }
.arch-frame img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
/* The frame is observed (a fully clipped element never "intersects"); the photo inside wipes up. */
.js [data-reveal="arch"] img { clip-path: inset(100% 0 0 0); transition: clip-path 1.3s var(--ease), transform .8s var(--ease); }
.js [data-reveal="arch"].is-in img { clip-path: inset(0 0 0 0); }
.js [data-reveal=""], .js [data-reveal]:not([data-reveal="arch"]) { opacity: 0; transform: translateY(24px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.js [data-reveal]:not([data-reveal="arch"]).is-in { opacity: 1; transform: none; }

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(40px, 6vw, 96px); align-items: center; }
.about-photo { position: relative; padding: 0 0 40px; }
.arch-lg { aspect-ratio: 4 / 5; }
.arch-lg img { object-position: 50% 25%; }
.about-card {
  position: absolute; right: -18px; bottom: 0; padding: 18px 22px; background: var(--navy); color: #fff;
  border-radius: var(--radius); box-shadow: var(--shadow); max-width: 280px; font-size: .95rem;
}
.about-card p { margin: 0; color: rgba(255,255,255,.8); }
.about-card .about-card-name { font-family: var(--display); font-size: 1.35rem; color: #fff; }
.about-card a { display: block; color: var(--gold-2); text-decoration: none; margin-top: 6px; overflow-wrap: anywhere; }
.about-card a:hover { color: #fff; }
.values { display: grid; gap: 14px; margin: 26px 0 34px; }
.values li { display: flex; gap: 14px; align-items: flex-start; }
.values svg { width: 26px; height: 26px; flex-shrink: 0; fill: var(--gold); margin-top: 2px; }
.values strong { color: var(--navy); }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; margin: 0; border-top: 1px solid var(--line); }
.stats > div { padding: 20px 14px 0 0; display: flex; flex-direction: column-reverse; justify-content: flex-end; }
.stats dt { font-size: .85rem; color: var(--muted); line-height: 1.35; }
.stats dd { margin: 0 0 4px; font-family: var(--display); font-size: clamp(2rem, 3.4vw, 2.8rem); color: var(--navy); line-height: 1; }

/* ---------- services ---------- */
.services-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(40px, 6vw, 96px); align-items: center; }
.arch-wide { aspect-ratio: 4 / 5; }
.service-list { margin-top: 28px; display: grid; gap: 4px; }
.service {
  display: flex; gap: 18px; align-items: flex-start; padding: 20px 18px; border-radius: var(--radius);
  text-decoration: none; color: var(--ink); position: relative; transition: background-color .25s;
}
.service::after { content: ""; position: absolute; right: 18px; top: 50%; width: 12px; height: 12px; border-top: 2px solid var(--gold); border-right: 2px solid var(--gold); transform: translate(-8px, -50%) rotate(45deg); opacity: 0; transition: opacity .25s, transform .3s var(--ease); }
.service:hover { background: #fff; color: var(--ink); }
.service:hover::after { opacity: 1; transform: translate(0, -50%) rotate(45deg); }
.service-icon { width: 48px; height: 48px; border-radius: 50%; background: var(--navy); display: grid; place-items: center; flex-shrink: 0; }
.service-icon svg { width: 22px; height: 22px; fill: var(--gold-2); }
.service-text { display: flex; flex-direction: column; padding-right: 30px; }
.service-name { font-family: var(--display); font-size: 1.35rem; color: var(--navy); font-weight: 500; }
.service-desc { color: var(--muted); }

/* ---------- map ---------- */
.map-section { background: radial-gradient(1200px 600px at 80% 0%, var(--navy-3), var(--navy) 60%); color: rgba(255,255,255,.85); overflow: hidden; }
.map-section .h2 { color: #fff; }
.map-section .lead { color: rgba(255,255,255,.8); }
.map-grid { display: grid; grid-template-columns: 4fr 8fr; gap: clamp(32px, 5vw, 72px); align-items: center; }
.map-list { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 26px; }
.map-list a { display: inline-block; padding: 8px 16px; border-radius: 999px; border: 1px solid rgba(255,255,255,.25); color: #fff; text-decoration: none; font-weight: 600; font-size: .95rem; transition: background-color .2s, border-color .2s, color .2s; }
.map-list a:hover, .map-list a.is-active { background: var(--gold); border-color: var(--gold); color: var(--navy); }
.map-stage { position: relative; }
.wm-map { width: 100%; height: auto; border-radius: 20px; overflow: hidden; box-shadow: 0 40px 80px -40px rgba(0,0,0,.6); }
.lake { fill: #1f4466; }
.ripple { fill: none; stroke: rgba(140, 199, 188, .22); stroke-width: 1.2; }
.lake-ripples { animation: ripple 9s linear infinite; }
@keyframes ripple { from { transform: translateX(0); } to { transform: translateX(44px); } }
.land { fill: #e6ebe4; }
.inland-water { fill: #5b9fbf; }
.river { fill: none; stroke: #5b9fbf; stroke-width: 3; stroke-linecap: round; stroke-linejoin: round; }
.river-thin { stroke-width: 2; }
.shore { fill: none; stroke: var(--gold); stroke-width: 2.5; stroke-dasharray: 1400; stroke-dashoffset: 1400; transition: stroke-dashoffset 2.4s var(--ease); }
.wm-map.is-in .shore, .no-io .shore { stroke-dashoffset: 0; }
.lake-label { fill: rgba(255,255,255,.55); font-family: var(--display); font-style: italic; font-size: 22px; letter-spacing: .04em; }
.pin { cursor: pointer; text-decoration: none; }
.pin-dot { fill: var(--gold); stroke: var(--navy); stroke-width: 2.5; transition: r .25s var(--ease); }
.pin-pulse { fill: var(--gold); opacity: .35; transform-box: fill-box; transform-origin: center; animation: pulse 2.4s ease-out infinite; }
.pin-label { font-family: var(--sans); font-size: 15px; font-weight: 700; fill: var(--navy); paint-order: stroke; stroke: rgba(230,235,228,.95); stroke-width: 4px; stroke-linejoin: round; }
.label-left { text-anchor: end; fill: #fff; stroke: #1f4466; }
.label-right { text-anchor: start; }
.pin:hover .pin-dot, .pin:focus .pin-dot, .pin.is-active .pin-dot { r: 9; fill: #fff; stroke: var(--gold); }
.pin.is-active .pin-label { fill: var(--lake); }
.pin:focus { outline: none; }
.pin:focus-visible .pin-dot { stroke: #fff; stroke-width: 4; }
@keyframes pulse { 0% { transform: scale(.6); opacity: .55; } 100% { transform: scale(2.6); opacity: 0; } }
.compass circle { fill: rgba(255,255,255,.08); stroke: rgba(255,255,255,.4); }
.compass path { fill: var(--gold); }
.compass text { fill: rgba(255,255,255,.8); font-size: 12px; font-weight: 700; text-anchor: middle; }
.map-card { position: absolute; right: 16px; bottom: 16px; width: min(330px, 50%); }
.map-card-item { display: none; background: #fff; border-radius: var(--radius); overflow: hidden; text-decoration: none; color: var(--ink); box-shadow: var(--shadow); }
.map-card-item.is-active { display: grid; grid-template-columns: 104px 1fr; animation: cardIn .45s var(--ease) both; }
.map-card-item img { width: 104px; height: 100%; object-fit: cover; }
.map-card-text { display: flex; flex-direction: column; padding: 12px 14px 14px; }
.map-card-name { font-family: var(--display); font-size: 1.3rem; color: var(--navy); }
.map-card-teaser { font-size: .92rem; color: var(--muted); }
.map-card-go { margin-top: 8px; font-weight: 700; color: var(--lake); font-size: .92rem; }
@keyframes cardIn { from { opacity: 0; transform: translateY(12px) scale(.97); } to { opacity: 1; transform: none; } }

/* ---------- listing categories ---------- */
.listing-cats { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 3vw, 40px); }
.listing-cat { display: flex; flex-direction: column; gap: 8px; text-decoration: none; color: var(--ink); }
.listing-cat .arch-frame { aspect-ratio: 3 / 4; margin-bottom: 18px; }
.listing-cat:hover .arch-frame img { transform: scale(1.06); }
.listing-cat-name { font-family: var(--display); font-size: 1.5rem; color: var(--navy); }
.listing-cat-desc { color: var(--muted); }
.listing-cat .text-link { align-self: flex-start; margin-top: 6px; }

/* ---------- team ---------- */
.team-section { background: linear-gradient(180deg, var(--navy) 0%, var(--navy-2) 100%); }
.team-strip { display: grid; grid-template-columns: repeat(5, 1fr); gap: 22px; }
.team-card { position: relative; text-align: center; }
.team-card-link { display: flex; flex-direction: column; align-items: center; text-decoration: none; color: inherit; }
.team-card-photo { width: 100%; aspect-ratio: 4 / 5; margin-bottom: 18px; }
.team-card-photo img { object-position: 50% 30%; }
.team-card-link:hover .team-card-photo img { transform: scale(1.06); }
.team-card-name { font-family: var(--display); font-size: 1.3rem; color: var(--navy); }
.team-card-role { font-size: .9rem; font-weight: 600; color: var(--lake); }
.team-card-tag { font-size: .88rem; color: var(--muted); }
.team-card-phone { display: inline-block; margin-top: 8px; font-size: .9rem; font-weight: 700; color: var(--navy); text-decoration: none; border-bottom: 1px solid var(--gold); }
.section-navy .team-card-name { color: #fff; }
.section-navy .team-card-role { color: var(--gold-2); }
.section-navy .team-card-tag { color: rgba(255,255,255,.7); }
.section-navy .team-card-phone { color: #fff; }
.section-navy .arch-frame { background: var(--navy-3); }

.team-photo { margin: 0 0 36px; }
.team-photo img { width: 100%; border-radius: 20px; box-shadow: 0 40px 80px -40px rgba(0,0,0,.6); }
.team-photo-cap { margin: 12px 0 0; font-family: var(--display); font-style: italic; color: rgba(255,255,255,.8); font-size: 1.05rem; }
.value-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 5vw, 80px); align-items: start; }
.steps { counter-reset: step; list-style: none; padding: 0; display: grid; gap: 14px; margin: 18px 0 22px; }
.steps li { position: relative; padding-left: 44px; }
.steps li::before { counter-increment: step; content: counter(step); position: absolute; left: 0; top: -2px; width: 30px; height: 30px; border-radius: 50%; background: var(--navy); color: var(--gold-2); font-family: var(--display); font-size: 1rem; display: grid; place-items: center; }
.value-note { color: var(--muted); }
.value-form { box-shadow: var(--shadow); }
.value-form .form-title { margin-top: 10px; }
.field-row-3 { grid-template-columns: 1fr 1fr 1fr; }

/* ---------- reviews ---------- */
.review-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid var(--navy); }
.review-card { margin: 0; padding: 34px 32px 34px 0; position: relative; border-right: 1px solid var(--line); }
.review-card:not(:first-child) { padding-left: 32px; }
.review-card:last-child { border-right: 0; }
.review-card .stars { margin-bottom: 18px; }
.review-card blockquote { margin: 0 0 22px; }
.review-card blockquote p { margin: 0; font-family: var(--display); font-size: 1.25rem; line-height: 1.45; color: var(--navy); font-weight: 400; }
.review-card blockquote p::first-letter { font-size: 2.6em; float: left; line-height: .85; padding: 4px 8px 0 0; color: var(--gold); font-style: italic; }
.review-card figcaption { display: flex; flex-direction: column; font-size: .92rem; color: var(--muted); }
.review-card figcaption strong { color: var(--navy); font-size: 1rem; font-family: var(--sans); }

/* ---------- tools ---------- */
.tools-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; align-items: stretch; }
.tool { background: #fff; border-radius: 20px; padding: clamp(24px, 3vw, 36px); box-shadow: 0 20px 50px -36px rgba(21,35,63,.5); display: flex; flex-direction: column; }
.calc-fields { display: grid; grid-template-columns: 1fr 1fr; gap: 14px 16px; margin: 8px 0 22px; }
.calc-field { display: flex; flex-direction: column; gap: 6px; font-size: .9rem; font-weight: 600; color: var(--muted); }
.calc-wide { grid-column: 1 / -1; }
.calc-field input, .calc-field select, .field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 10px 14px; border-radius: var(--radius-sm); border: 1.5px solid var(--line);
  background: #fff; color: var(--ink); font-weight: 500; transition: border-color .2s, box-shadow .2s;
}
.calc-field input:focus, .calc-field select:focus, .field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--lake); box-shadow: 0 0 0 4px rgba(45,106,136,.15); }
.input-prefix, .input-suffix { position: relative; display: block; }
.input-prefix > span { position: absolute; left: 14px; top: 50%; transform: translateY(-50%); color: var(--muted); }
.input-prefix input { padding-left: 28px; }
.input-suffix > span { position: absolute; right: 14px; top: 50%; transform: translateY(-50%); color: var(--muted); }
.input-suffix input { padding-right: 32px; }
.calc-out { background: var(--navy); color: #fff; border-radius: var(--radius); padding: 20px 22px; }
.calc-total { margin: 0 0 6px; display: flex; align-items: baseline; gap: 10px; flex-wrap: wrap; }
.calc-total span { font-family: var(--display); font-size: clamp(2.2rem, 4vw, 3rem); line-height: 1; color: var(--gold-2); }
.calc-total small { color: rgba(255,255,255,.75); font-size: .95rem; }
.calc-break { margin: 0; font-size: .92rem; color: rgba(255,255,255,.8); }
.tool-note { margin: 16px 0 0; font-size: .85rem; color: var(--muted); }
.quiz-steps { position: relative; flex: 1; }
.quiz-q { border: 0; padding: 0; margin: 0; display: none; }
.quiz-q.is-active { display: grid; gap: 10px; animation: cardIn .4s var(--ease) both; }
.quiz-q legend { font-family: var(--display); font-size: 1.3rem; color: var(--navy); margin-bottom: 12px; padding: 0; }
.quiz-opt {
  text-align: left; padding: 14px 18px; border-radius: var(--radius-sm); border: 1.5px solid var(--line); background: #fff; cursor: pointer;
  font-weight: 600; color: var(--navy); transition: border-color .2s, background-color .2s, transform .25s var(--ease);
}
.quiz-opt:hover { border-color: var(--gold); background: var(--gold-soft); transform: translateX(4px); }
.quiz-result { animation: cardIn .45s var(--ease) both; }
.quiz-result-label { font-weight: 700; color: var(--lake); margin-bottom: 10px; }
.quiz-match { display: block; text-decoration: none; color: var(--ink); border-radius: var(--radius); overflow: hidden; background: var(--mist); margin-bottom: 16px; }
.quiz-match img { aspect-ratio: 16 / 8; object-fit: cover; width: 100%; }
.quiz-match-name { display: block; font-family: var(--display); font-size: 1.6rem; color: var(--navy); padding: 12px 16px 0; }
.quiz-match-teaser { display: block; color: var(--muted); padding: 0 16px 14px; }
.quiz-progress { margin: 16px 0 0; font-size: .88rem; color: var(--muted); }

/* ---------- faq ---------- */
.faq-grid { display: grid; grid-template-columns: 4fr 8fr; gap: clamp(32px, 5vw, 80px); align-items: start; }
.faq-list { display: grid; gap: 10px; }
.faq { border-radius: var(--radius); background: var(--mist); transition: background-color .25s; }
.faq[open] { background: #fff; box-shadow: 0 0 0 1.5px var(--gold) inset; }
.faq summary { display: flex; align-items: center; justify-content: space-between; gap: 16px; padding: 18px 22px; cursor: pointer; font-weight: 700; color: var(--navy); list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq-icon { width: 28px; height: 28px; border-radius: 50%; background: var(--navy); position: relative; flex-shrink: 0; transition: transform .35s var(--ease), background-color .25s; }
.faq-icon::before, .faq-icon::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 2px; background: #fff; transform: translate(-50%, -50%); }
.faq-icon::after { transform: translate(-50%, -50%) rotate(90deg); transition: transform .35s var(--ease); }
.faq[open] .faq-icon { background: var(--gold); transform: rotate(180deg); }
.faq[open] .faq-icon::after { transform: translate(-50%, -50%) rotate(0deg); }
.faq-body { padding: 0 22px 20px; color: var(--muted); }
.faq[open] .faq-body { animation: fadeUp .4s var(--ease) both; }
.faq-body p { margin: 0; }

/* ---------- contact + form ---------- */
.contact-section { background: radial-gradient(900px 500px at 10% 100%, var(--navy-3), var(--navy) 70%); }
.contact-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 5vw, 80px); align-items: start; }
.contact-facts { margin: 28px 0; display: grid; gap: 18px; }
.contact-facts dt { font-size: .85rem; color: var(--gold-2); font-weight: 700; }
.contact-facts dd { margin: 2px 0 0; color: #fff; }
.contact-facts a { color: #fff; }
.contact-facts a:hover { color: var(--gold-2); }
.lead-form { background: #fff; color: var(--ink); border-radius: 20px; padding: clamp(24px, 3.4vw, 40px); box-shadow: 0 40px 80px -40px rgba(0,0,0,.55); }
.form-head { margin-bottom: 18px; }
.lead-form .form-title, .form-title { font-family: var(--display); font-size: 1.6rem; font-weight: 500; color: var(--navy); margin-bottom: 4px; }
.form-sub { color: var(--muted); margin: 0; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.field { display: flex; flex-direction: column; gap: 6px; margin-bottom: 14px; }
.field label { font-size: .9rem; font-weight: 700; color: var(--navy); }
.field .opt { font-weight: 500; color: var(--muted); }
.field textarea { min-height: 120px; resize: vertical; }
.hp-field { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.form-consent { font-size: .8rem; color: var(--muted); line-height: 1.5; margin: 6px 0 16px; }
.form-alt { text-align: center; font-size: .92rem; color: var(--muted); margin: 14px 0 0; }
.form-alert { background: #fbecea; color: var(--danger); border-radius: var(--radius-sm); padding: 12px 16px; margin-bottom: 16px; font-weight: 600; }
.lead-form-done { text-align: center; padding: 20px 0; }
.done-mark { width: 72px; height: 72px; margin: 0 auto 18px; }
.done-mark circle { fill: none; stroke: var(--gold); stroke-width: 2.5; stroke-dasharray: 160; stroke-dashoffset: 160; animation: drawLine 1s var(--ease) forwards; }
.done-mark path { fill: none; stroke: var(--navy); stroke-width: 3.5; stroke-linecap: round; stroke-linejoin: round; stroke-dasharray: 40; stroke-dashoffset: 40; animation: drawLine .6s .7s var(--ease) forwards; }

.careers { background: var(--gold-soft); padding: 34px 0; }
.careers-inner { display: flex; align-items: center; justify-content: space-between; gap: 20px; flex-wrap: wrap; }
.careers h2 { margin: 0; color: var(--navy); }

/* ---------- inner pages ---------- */
.page-hero { position: relative; min-height: min(78vh, 680px); display: flex; align-items: flex-end; color: #fff; overflow: hidden; isolation: isolate; background: var(--navy); }
.page-hero-media { position: absolute; inset: 0; z-index: -2; }
.page-hero-media img { width: 100%; height: 100%; object-fit: cover; animation: heroZoom 2.4s var(--ease) both; }
.page-hero::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(21,35,63,.35) 0%, rgba(21,35,63,.2) 40%, rgba(21,35,63,.88) 100%); }
.page-hero-inner { padding-top: 120px; padding-bottom: 64px; }
.page-title { font-size: clamp(2.6rem, 6.4vw, 5.2rem); color: #fff; margin-bottom: 14px; font-weight: 400; animation: fadeUp .9s .2s var(--ease) both; }
.page-lead { max-width: 640px; font-size: clamp(1.05rem, 1.5vw, 1.25rem); color: rgba(255,255,255,.92); animation: fadeUp .9s .35s var(--ease) both; }
.page-hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 24px; animation: fadeUp .9s .5s var(--ease) both; }
.crumbs { display: flex; gap: 8px; align-items: center; font-size: .9rem; margin-bottom: 14px; color: rgba(255,255,255,.8); }
.crumbs a { color: #fff; text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.4); }
.crumbs-dark { color: var(--muted); }
.crumbs-dark a { color: var(--navy); border-color: var(--gold); }
.page-band { background: var(--navy); color: #fff; padding: calc(var(--header-h) + 10px) 0 72px; position: relative; overflow: hidden; }
.page-band .page-title { color: #fff; }
.page-band::after { content: ""; position: absolute; right: -120px; bottom: -220px; width: 520px; height: 520px; border-radius: 50%; border: 1px solid rgba(184,147,90,.4); box-shadow: 0 0 0 40px rgba(184,147,90,.06), 0 0 0 80px rgba(184,147,90,.04); }

.area-tiles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.area-tile { display: flex; flex-direction: column; text-decoration: none; color: var(--ink); background: #fff; border-radius: var(--radius); overflow: hidden; height: 100%; transition: transform .35s var(--ease), box-shadow .35s; }
.area-tile:hover { transform: translateY(-4px); box-shadow: var(--shadow); color: var(--ink); }
.area-tile img { aspect-ratio: 3 / 2; object-fit: cover; width: 100%; }
.area-tile-name { font-family: var(--display); font-size: 1.2rem; color: var(--navy); padding: 12px 16px 0; }
.area-tile-teaser { font-size: .9rem; color: var(--muted); padding: 0 16px 16px; }
.cta-band { background: var(--navy); color: rgba(255,255,255,.85); padding: 64px 0; }
.cta-band .h2 { color: #fff; }
.cta-band-inner { display: flex; align-items: center; justify-content: space-between; gap: 32px; flex-wrap: wrap; }
.cta-band-inner > div:first-child { max-width: 640px; }
.cta-band-actions { display: flex; gap: 12px; flex-wrap: wrap; }


/* ---------- community / topic pages: split hero, ledger, field notes ---------- */
.section-paper { background: var(--gold-soft); }
.split-hero { background: #fff; padding: calc(var(--header-h) + 24px) 0 0; position: relative; overflow: hidden; }
.split-hero::before { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 38%; background: var(--mist); z-index: 0; }
.split-hero-grid { position: relative; z-index: 1; display: grid; grid-template-columns: 7fr 5fr; gap: clamp(28px, 5vw, 72px); align-items: end; }
.split-hero-copy { padding: 30px 0 clamp(48px, 7vw, 96px); }
.town-title { font-family: var(--display); font-weight: 300; font-size: clamp(3.4rem, 8.6vw, 8rem); line-height: .92; letter-spacing: -0.025em; color: var(--navy); margin: 6px 0 18px; font-variation-settings: "opsz" 144; animation: fadeUp .9s .1s var(--ease) both; }
.town-meta { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; margin: 0 0 20px; font-weight: 600; color: var(--lake); animation: fadeUp .9s .25s var(--ease) both; }
.town-coord { font-family: var(--display); font-style: italic; font-weight: 400; font-size: 1.15rem; color: var(--navy); letter-spacing: .02em; }
.town-dot { width: 6px; height: 6px; background: var(--gold); transform: rotate(45deg); display: inline-block; }
.town-lead { color: var(--ink); max-width: 560px; animation-delay: .35s; }
.split-hero .page-hero-actions { animation-delay: .5s; }
.split-hero-photo { margin: 0; padding-bottom: 28px; animation: fadeUp 1s .2s var(--ease) both; }
.arch-tall { aspect-ratio: 4 / 5; }
.arch-offset { outline: none; }
.arch-offset::after { content: ""; position: absolute; inset: 0; border-radius: inherit; border: 1.5px solid var(--gold); transform: translate(14px, 14px); pointer-events: none; }
.split-hero-photo figcaption { margin-top: 14px; font-size: .85rem; color: var(--muted); font-style: italic; font-family: var(--display); }

.ledger-section { background: var(--mist); padding-top: clamp(48px, 7vw, 96px); }
.ledger-grid { display: grid; grid-template-columns: 7fr 5fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.ledger-copy > p { font-size: 1.1rem; max-width: 62ch; }
.ledger-copy > p:first-of-type::first-letter { font-family: var(--display); font-size: 3.4em; float: left; line-height: .82; padding: 6px 10px 0 0; color: var(--navy); font-weight: 500; }
.ledger { margin: 44px 0 0; padding: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 36px clamp(24px, 4vw, 56px); list-style: none; counter-reset: none; }
.ledger-row { position: relative; padding-top: 18px; }
.ledger-row::before { content: ""; position: absolute; left: 0; top: 0; width: 44px; height: 3px; background: var(--gold); }
.ledger-row:nth-child(even) { transform: translateY(28px); }
.ledger-row h3 { font-family: var(--display); font-style: italic; font-weight: 400; font-size: clamp(1.5rem, 2.2vw, 1.9rem); color: var(--navy); margin: 0 0 8px; }
.ledger-row p { margin: 0; color: var(--muted); max-width: 36ch; }

.field-notes { background: var(--navy); color: rgba(255,255,255,.85); border-radius: 24px 24px 24px 0; padding: 22px 26px 30px; position: sticky; top: calc(var(--header-h) + 20px); box-shadow: 0 40px 70px -40px rgba(21,35,63,.7); }
.mini-map { width: 100%; height: auto; display: block; }
.mm-land { fill: #223a63; }
.mm-water { fill: #3d6f93; }
.mm-river { fill: none; stroke: #3d6f93; stroke-width: 3; stroke-linecap: round; }
.mm-shore { fill: none; stroke: var(--gold); stroke-width: 2; }
.mm-pin { text-decoration: none; }
.mm-dot { fill: rgba(255,255,255,.55); }
.mm-ring { fill: none; stroke: var(--gold); stroke-width: 2; opacity: 0; transform-box: fill-box; transform-origin: center; }
.mm-label { font-family: var(--sans); font-size: 13px; font-weight: 600; fill: rgba(255,255,255,.55); text-anchor: middle; opacity: 0; }
.mm-pin:hover .mm-label, .mm-pin:focus .mm-label { opacity: 1; }
.mm-pin.is-here .mm-dot { fill: var(--gold); r: 7; }
.mm-pin.is-here .mm-ring { opacity: 1; animation: pulse 2.4s ease-out infinite; }
.mm-pin.is-here .mm-label { opacity: 1; fill: #fff; font-size: 17px; font-family: var(--display); font-style: italic; font-weight: 400; }
.mm-office { fill: #fff; stroke: var(--navy); stroke-width: 1.5; }
.field-notes-key { display: flex; align-items: center; gap: 8px; font-size: .8rem; color: rgba(255,255,255,.6); margin: 4px 0 22px; }
.key-office { width: 8px; height: 8px; border-radius: 50%; background: #fff; display: inline-block; }
.field-notes-h { font-family: var(--sans); font-size: .85rem; font-weight: 700; color: var(--gold-2); margin: 18px 0 8px; }
.field-list { display: flex; flex-wrap: wrap; gap: 6px 14px; margin: 0; }
.field-list li { position: relative; padding-left: 14px; color: #fff; font-size: .97rem; }
.field-list li::before { content: ""; position: absolute; left: 0; top: .6em; width: 6px; height: 6px; background: var(--gold); transform: rotate(45deg); }

.said-section { background: #fff; padding: clamp(56px, 8vw, 110px) 0; }
.said-inner { max-width: 900px; }
.said-quote { font-family: var(--display); font-weight: 300; font-style: italic; font-size: clamp(1.5rem, 3vw, 2.5rem); line-height: 1.3; color: var(--navy); margin: 0 0 24px; text-indent: -0.4em; }
.said-quote::before { content: "\201C"; color: var(--gold); }
.said-quote::after { content: "\201D"; color: var(--gold); }
.said-by { display: flex; flex-direction: column; gap: 2px; font-weight: 700; color: var(--navy); margin: 0; padding-left: 60px; position: relative; }
.said-by::before { content: ""; position: absolute; left: 0; top: .75em; width: 44px; height: 1.5px; background: var(--gold); }
.said-by span { font-weight: 500; color: var(--muted); font-size: .92rem; }
.more-section .area-tile { background: #fff; }

/* agent pages */
.agent-hero { background: var(--mist); padding: calc(var(--header-h) - 20px) 0 72px; }
.agent-hero-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 6vw, 96px); align-items: center; padding-top: 50px; }
.agent-photo { aspect-ratio: 4 / 5; }
.agent-photo img { object-position: 50% 28%; }
.agent-intro .page-title { color: var(--navy); }
.agent-role { font-weight: 700; color: var(--lake); margin: 0; }
.agent-tag { color: var(--muted); }
.agent-summary { font-size: 1.1rem; }
.agent-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 24px; }
.agent-actions .btn-ghost { border-color: var(--navy); color: var(--navy); }
.agent-actions .btn-ghost:hover { background: var(--navy); color: #fff; }
.agent-body { display: grid; grid-template-columns: 7fr 5fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.agent-story p { font-size: 1.08rem; }
.agent-closing { padding: 20px 22px; border-left: 3px solid var(--gold); background: var(--mist); border-radius: 0 var(--radius) var(--radius) 0; }
.agent-profile { background: var(--navy); color: rgba(255,255,255,.85); border-radius: 20px; padding: 30px; position: sticky; top: calc(var(--header-h) + 20px); }
.agent-profile h2 { color: #fff; }
.agent-profile dl { margin: 0; }
.agent-profile dt { font-size: .82rem; font-weight: 700; color: var(--gold-2); margin-top: 14px; }
.agent-profile dd { margin: 2px 0 0; }
.agent-profile a { color: #fff; }

/* team page */
.team-full { display: grid; gap: clamp(56px, 7vw, 96px); }
.team-row { display: grid; grid-template-columns: 4fr 8fr; gap: clamp(28px, 5vw, 72px); align-items: center; }
.team-row:nth-child(even) { grid-template-columns: 8fr 4fr; }
.team-row:nth-child(even) .team-row-photo { order: 2; }
.team-row-photo { aspect-ratio: 4 / 5; }
.team-row-photo img { object-position: 50% 28%; }
.team-row h2 { margin-bottom: 4px; }
.plain-link { color: inherit; text-decoration: none; }
.plain-link:hover { color: var(--lake); }
.team-group { margin-bottom: clamp(48px, 6vw, 80px); border-radius: 20px; overflow: hidden; box-shadow: var(--shadow); }
.drives { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.drive { padding: 28px; background: #fff; border-radius: var(--radius); }
.drive h3 { font-family: var(--display); font-weight: 500; font-size: 1.35rem; }
.drive p { margin: 0; color: var(--muted); }

/* testimonials page */
.filter-bar { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 32px; }
.filter-btn { padding: 9px 18px; border-radius: 999px; border: 1.5px solid var(--line); background: #fff; font-weight: 700; color: var(--navy); cursor: pointer; transition: background-color .2s, border-color .2s, color .2s; }
.filter-btn:hover { border-color: var(--gold); }
.filter-btn[aria-pressed="true"] { background: var(--navy); border-color: var(--navy); color: #fff; }
.review-masonry { columns: 3 320px; column-gap: 24px; }
.review-masonry .review-card { break-inside: avoid; margin-bottom: 24px; padding: 28px 28px 28px 0; border-right: 0; border-top: 1px solid var(--navy); }
.review-masonry .review-card blockquote p { font-size: 1.05rem; }
.review-masonry .review-card blockquote p::first-letter { font-size: 1em; float: none; padding: 0; color: inherit; font-style: normal; }
.review-masonry .review-card h2 { font-family: var(--display); font-size: 1.45rem; font-weight: 500; font-style: italic; margin: 12px 0 10px; }
.review-card.is-hidden { display: none; }

/* prose pages */
.prose { max-width: 720px; }
.prose h2 { font-family: var(--display); font-weight: 500; font-size: 1.6rem; margin-top: 1.6em; }

/* open-house sign-in (iPad at the door) */
.signin-section { background: var(--mist); min-height: 70vh; display: flex; align-items: center; }
.signin-card { background: #fff; border-radius: 20px; padding: clamp(24px, 4vw, 40px); box-shadow: var(--shadow); max-width: 640px; margin: 0 auto; }
.signin-kicker { font-weight: 700; color: var(--lake); margin-bottom: 6px; }
.code-input { font-family: var(--display); font-size: 2rem; letter-spacing: .3em; text-align: center; text-transform: uppercase; }
.signin-done { text-align: center; }

/* ---------- footer ---------- */
.site-footer { background: var(--navy-2); color: rgba(255,255,255,.78); position: relative; padding: 70px 0 110px; margin-top: 80px; }
.footer-wave { position: absolute; left: 0; right: 0; top: -79px; width: 100%; height: 80px; fill: var(--navy-2); }
.footer-grid { display: grid; grid-template-columns: 4fr 2fr 2fr 3fr; gap: 40px; }
.footer-brand img { width: 160px; margin-bottom: 18px; }
.footer-brand p { max-width: 340px; font-size: .95rem; }
.footer-h { font-family: var(--sans); font-size: .95rem; font-weight: 700; color: var(--gold-2); margin-bottom: 14px; }
.footer-links { display: grid; gap: 8px; }
.site-footer a { color: rgba(255,255,255,.88); text-decoration: none; }
.site-footer a:hover { color: var(--gold-2); }
.footer-address { font-style: normal; line-height: 1.8; overflow-wrap: anywhere; }
.footer-hours { margin-top: 14px; font-size: .92rem; }
.social { display: flex; gap: 10px; margin-top: 18px; }
.social a { width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.25); transition: background-color .2s, border-color .2s; }
.social a:hover { background: var(--gold); border-color: var(--gold); }
.social svg { width: 18px; height: 18px; fill: #fff; }
.social a:hover svg { fill: var(--navy); }
.footer-legal { margin-top: 48px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.12); font-size: .85rem; display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; }
.footer-legal p { margin: 0; }
.footer-legal a { margin-left: 14px; }
.eho { display: flex; gap: 10px; align-items: flex-start; max-width: 680px; }
.eho svg { width: 26px; height: 26px; fill: rgba(255,255,255,.8); flex-shrink: 0; }
.mobile-bar { display: none; }

/* ---------- error page ---------- */
.error-page { background: var(--mist); min-height: 100vh; display: grid; place-items: center; }
.error-wrap { text-align: center; padding: 40px 20px; max-width: 560px; }
.error-logo img { margin: 0 auto 20px; width: 160px; }
.error-code { font-family: var(--display); font-size: 5rem; line-height: 1; color: var(--gold); margin: 0; }
.error-wrap h1 { font-family: var(--display); font-weight: 500; font-size: 2rem; }
.error-actions { display: flex; gap: 12px; justify-content: center; flex-wrap: wrap; margin-top: 24px; }
.error-ref { margin-top: 20px; font-size: .9rem; color: var(--muted); }

/* ---------- responsive ---------- */
@media (max-width: 1100px) {
  .nav-phone { display: none; }
  .team-strip { grid-template-columns: repeat(5, minmax(200px, 1fr)); overflow-x: auto; scroll-snap-type: x mandatory; padding: 12px 4px 20px; margin: 0 calc(var(--gutter) * -1); padding-left: var(--gutter); padding-right: var(--gutter); }
  .team-card { scroll-snap-align: start; }
  .area-tiles { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 960px) {
  :root { --header-h: 68px; }
  .nav-toggle { display: grid; place-items: center; width: 48px; height: 48px; margin-left: auto; border: 0; background: transparent; cursor: pointer; border-radius: 50%; }
  .nav-toggle-bars, .nav-toggle-bars::before, .nav-toggle-bars::after { display: block; width: 24px; height: 2px; background: var(--navy); border-radius: 2px; position: relative; transition: transform .3s var(--ease), background-color .2s; }
  .nav-toggle-bars::before, .nav-toggle-bars::after { content: ""; position: absolute; left: 0; }
  .nav-toggle-bars::before { top: -7px; }
  .nav-toggle-bars::after { top: 7px; }
  .site-header.on-hero .nav-toggle-bars, .site-header.on-hero .nav-toggle-bars::before, .site-header.on-hero .nav-toggle-bars::after { background: #fff; }
  .nav-open .nav-toggle-bars { background: transparent !important; }
  .nav-open .nav-toggle-bars::before { transform: translateY(7px) rotate(45deg); background: #fff !important; }
  .nav-open .nav-toggle-bars::after { transform: translateY(-7px) rotate(-45deg); background: #fff !important; }
  .nav-toggle, .brand { position: relative; z-index: 3; }
  .site-nav {
    position: fixed; inset: 0; z-index: 2; margin: 0; padding: calc(var(--header-h) + 20px) var(--gutter) 40px;
    flex-direction: column; align-items: stretch; gap: 24px; overflow-y: auto;
    background: var(--navy); transform: translateY(-100%); visibility: hidden; transition: transform .45s var(--ease), visibility .45s;
  }
  .nav-open .site-nav { transform: none; visibility: visible; }
  /* backdrop-filter would make the header the containing block of the fixed panel */
  .nav-open .site-header, .nav-open .site-header.on-hero { backdrop-filter: none; background: var(--navy); border-color: transparent; }
  .nav-open .brand-name, .nav-open .brand-sub { color: #fff; }
  .nav-open .brand-mark { filter: brightness(0) invert(1); }
  .nav-list { flex-direction: column; align-items: stretch; gap: 2px; }
  .nav-link, .site-header.on-hero .nav-link { color: #fff; font-size: 1.35rem; font-family: var(--display); font-weight: 500; padding: 12px 0; border-radius: 0; text-align: left; width: 100%; }
  .nav-link:hover, .nav-link[aria-expanded="true"] { background: none; color: var(--gold-2); }
  .nav-menu { position: static; width: auto; transform: none; opacity: 1; visibility: visible; display: none; grid-template-columns: 1fr; background: transparent; box-shadow: none; border: 0; padding: 0 0 8px 12px; }
  .has-menu.is-open .nav-menu { display: grid; transform: none; }
  .has-menu:focus-within .nav-menu { transform: none; }
  .nav-menu a, .site-header.on-hero .nav-menu a { color: rgba(255,255,255,.85); }
  .nav-menu a:hover { background: rgba(255,255,255,.08); }
  .nav-menu-topics { border-left: 0; padding-left: 0; border-top: 1px solid rgba(255,255,255,.15); padding-top: 6px; }
  .nav-cta { flex-direction: column; align-items: stretch; }
  .nav-phone, .site-header.on-hero .nav-phone { display: block; color: #fff; font-size: 1.2rem; }
  body.nav-open { overflow: hidden; }

  .about-grid, .services-grid, .map-grid, .faq-grid, .contact-grid, .ledger-grid, .split-hero-grid, .agent-hero-grid, .agent-body, .value-grid { grid-template-columns: 1fr; }
  .split-hero-photo { max-width: 420px; order: -1; }
  .split-hero-photo figcaption { display: none; }
  .town-title { font-size: clamp(3rem, 14vw, 5rem); }
  .field-notes { position: static; }
  .about-photo { max-width: 460px; }
  .services-media { max-width: 480px; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .listing-cats { grid-template-columns: 1fr; max-width: 520px; }
  .listing-cat .arch-frame { aspect-ratio: 4 / 3; }
  .review-grid, .tools-grid, .drives { grid-template-columns: 1fr; }
  .review-card, .review-card:not(:first-child) { padding: 26px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .team-row, .team-row:nth-child(even) { grid-template-columns: 1fr; }
  .team-row:nth-child(even) .team-row-photo { order: 0; }
  .team-row-photo { max-width: 420px; }
  .agent-photo { max-width: 420px; }
  .agent-profile { position: static; }
  .map-card { position: static; width: 100%; margin-top: 16px; }
  .map-card-item.is-active { grid-template-columns: 120px 1fr; }
  .hero-rating { position: static; margin: -120px var(--gutter) 150px; align-self: flex-start; }
  .hero { flex-direction: column; justify-content: flex-end; align-items: stretch; }
  .mobile-bar {
    position: fixed; left: 50%; bottom: calc(12px + env(safe-area-inset-bottom)); z-index: 40; width: min(420px, calc(100% - 24px)); transform: translateX(-50%);
    display: grid; grid-template-columns: 1fr 1.4fr; gap: 8px; padding: 8px; border-radius: 999px;
    background: rgba(21, 35, 63, .92); backdrop-filter: blur(14px) saturate(1.3); box-shadow: 0 18px 40px -16px rgba(0,0,0,.55);
    transition: transform .45s var(--ease), opacity .3s;
  }
  .js .mobile-bar { transform: translate(-50%, 140%); opacity: 0; }
  .js .mobile-bar.is-visible { transform: translate(-50%, 0); opacity: 1; }
  .nav-open .mobile-bar { transform: translate(-50%, 140%); opacity: 0; }
  .mobile-bar a { display: flex; align-items: center; justify-content: center; gap: 8px; min-height: 48px; border-radius: 999px; font-weight: 800; text-decoration: none; }
  .mobile-bar svg { width: 19px; height: 19px; }
  .mobile-bar-call { color: #fff; border: 1px solid rgba(255,255,255,.3); }
  .mobile-bar-call svg { fill: #fff; }
  .mobile-bar-msg { background: var(--gold); color: var(--navy); }
  .mobile-bar-msg svg { fill: var(--navy); }
  .site-footer { padding-bottom: 130px; }
}
@media (max-width: 640px) {
  body { font-size: 1rem; }
  .brand-name { font-size: 1.1rem; }
  .brand-mark { width: 42px; }
  .field-row, .calc-fields { grid-template-columns: 1fr; }
  .field-row-3 { grid-template-columns: 1fr 1fr; }
  .ledger { grid-template-columns: 1fr; }
  .ledger-row:nth-child(even) { transform: none; }
  .area-tiles { grid-template-columns: 1fr 1fr; gap: 12px; }
  .area-tile-teaser { display: none; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-legal a { margin: 0 14px 0 0; }
  .about-card { position: relative; right: auto; margin: -40px 16px 0; }
  .about-photo { padding-bottom: 0; }
  .hero-paths a { min-height: 42px; padding: 8px 16px; font-size: .95rem; }
  .marquee-item .q { font-size: 1.1rem; }
  .chip { padding: 6px 13px; font-size: .88rem; }
  .chip-list { gap: 8px; }
  /* Small screens: only the active town is labelled, with bigger pins to tap. */
  .pin-label { font-size: 26px; opacity: 0; transition: opacity .25s; }
  .pin.is-active .pin-label { opacity: 1; }
  .pin-dot { r: 9; }
  .pin:hover .pin-dot, .pin:focus .pin-dot, .pin.is-active .pin-dot { r: 12; }
  .lake-label { font-size: 30px; }
  .compass { display: none; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; animation-delay: 0s !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  .marquee-track { animation: none; overflow-x: auto; width: auto; }
  .marquee { overflow-x: auto; }
  .js [data-reveal], .js [data-reveal] img { opacity: 1 !important; transform: none !important; clip-path: none !important; }
  .wave-line, .shore { stroke-dashoffset: 0 !important; }
}

@media print {
  .site-header, .site-footer, .mobile-bar, .hero-wave, .marquee, .tools { display: none !important; }
  body { color: #000; }
}