/* ═══════════════════════════════════════════════════════════════
   MARLOWE ESTATES — COMPLETE STYLESHEET
   Palette: bg #F2F1ED · surface #FFF · text #1A1A1A · muted #6B6B66 · accent #6E7F6A · line rgba(0,0,0,.10)
   Fonts: Fraunces (display) + Inter (body)
   Theme: Architectural Minimal · Light · Cinematic
   ═══════════════════════════════════════════════════════════════ */

/* ── RESET & TOKENS ─────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --bg:        #F2F1ED;
  --surface:   #FFFFFF;
  --text:      #1A1A1A;
  --muted:     #6B6B66;
  --accent:    #6E7F6A;
  --accent-lo: rgba(110,127,106,.08);
  --accent-md: rgba(110,127,106,.18);
  --line:      rgba(0,0,0,.10);
  --line-md:   rgba(0,0,0,.07);

  --ff-display: 'Fraunces', Georgia, serif;
  --ff-body:    'Inter', system-ui, sans-serif;

  --ease-smooth: cubic-bezier(0.32, 0.72, 0, 1);
  --ease-out:    cubic-bezier(0.22, 1, 0.36, 1);
  --ease-spring: cubic-bezier(0.34, 1.56, 0.64, 1);

  --r-sm:  8px;
  --r-md:  14px;
  --r-lg:  22px;
  --r-xl:  32px;

  --shadow-card: 0 2px 12px rgba(0,0,0,.06), 0 1px 3px rgba(0,0,0,.04);
  --shadow-lift: 0 12px 40px rgba(0,0,0,.10), 0 2px 8px rgba(0,0,0,.06);

  scroll-behavior: smooth;
}

html { font-size: 16px; -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }

body {
  background-color: var(--bg);
  color: var(--text);
  font-family: var(--ff-body);
  font-weight: 400;
  line-height: 1.6;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { cursor: pointer; border: none; background: none; font-family: inherit; }
select, input, textarea { font-family: inherit; color: var(--text); }
ol, ul { list-style: none; }
address { font-style: normal; }
em { font-style: italic; }

/* ── SKIP LINK ───────────────────────────────────────────────── */
.skip-link {
  position: absolute;
  top: -100%;
  left: 1rem;
  background: var(--text);
  color: var(--surface);
  padding: .5rem 1rem;
  border-radius: var(--r-sm);
  font-size: .875rem;
  z-index: 9999;
  transition: top .2s;
}
.skip-link:focus { top: 1rem; }

/* ── CONTAINER ───────────────────────────────────────────────── */
.container {
  max-width: 1380px;
  margin: 0 auto;
  padding: 0 clamp(1.25rem, 5vw, 4rem);
}

/* ── EYEBROW ─────────────────────────────────────────────────── */
.eyebrow {
  display: inline-block;
  font-family: var(--ff-body);
  font-size: clamp(.625rem, 1vw, .6875rem);
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--accent);
  background: var(--accent-lo);
  border: 1px solid var(--accent-md);
  padding: .35em 1em;
  border-radius: 100px;
  margin-bottom: 1.5rem;
}

/* ── SECTION TITLES ──────────────────────────────────────────── */
.section-title {
  font-family: var(--ff-display);
  font-size: clamp(2.25rem, 5vw, 4rem);
  font-weight: 300;
  line-height: 1.08;
  letter-spacing: -.02em;
  color: var(--text);
  margin-bottom: 1.25rem;
}
.section-title em { color: var(--accent); font-weight: 400; }

.section-sub {
  font-size: clamp(.9rem, 1.5vw, 1.0625rem);
  color: var(--muted);
  max-width: 52ch;
  line-height: 1.7;
}

/* ── SECTION ─────────────────────────────────────────────────── */
.section { padding: clamp(5rem, 10vw, 9rem) 0; }

/* ── SECTION HEADER ──────────────────────────────────────────── */
.section-header {
  margin-bottom: clamp(3rem, 6vw, 5.5rem);
}

/* ══════════════════════════════════════════════════════════════
   HEADER
   ══════════════════════════════════════════════════════════════ */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  padding: 1.25rem clamp(1.25rem, 4vw, 3rem);
  transition: background .4s var(--ease-smooth), backdrop-filter .4s var(--ease-smooth), box-shadow .4s var(--ease-smooth), padding .4s var(--ease-smooth);
}

.site-header.condensed {
  padding: .75rem clamp(1.25rem, 4vw, 3rem);
  background: rgba(242,241,237,.92);
  backdrop-filter: blur(20px) saturate(1.4);
  -webkit-backdrop-filter: blur(20px) saturate(1.4);
  box-shadow: 0 1px 0 var(--line), 0 4px 24px rgba(0,0,0,.06);
}

.header-inner {
  max-width: 1380px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  gap: 2rem;
}

/* ── LOGO ────────────────────────────────────────────────────── */
.logo {
  display: flex;
  align-items: center;
  gap: .75rem;
  flex-shrink: 0;
}
.logo-text {
  font-family: var(--ff-body);
  font-size: .9375rem;
  font-weight: 500;
  letter-spacing: .04em;
  color: var(--text);
  line-height: 1;
}
.logo-text em {
  font-family: var(--ff-display);
  font-style: italic;
  font-weight: 300;
  color: var(--accent);
}

/* ── NAV ─────────────────────────────────────────────────────── */
.main-nav {
  display: flex;
  align-items: center;
  gap: clamp(1.25rem, 2.5vw, 2.25rem);
  margin-left: auto;
}

.nav-link {
  font-size: .875rem;
  font-weight: 400;
  color: var(--muted);
  letter-spacing: .02em;
  transition: color .25s var(--ease-smooth);
  position: relative;
}
.nav-link::after {
  content: '';
  position: absolute;
  left: 0; bottom: -2px;
  width: 0; height: 1px;
  background: var(--accent);
  transition: width .3s var(--ease-out);
}
.nav-link:hover { color: var(--text); }
.nav-link:hover::after { width: 100%; }
.nav-link:focus-visible { outline: 2px solid var(--accent); outline-offset: 4px; border-radius: 2px; }

/* ── HEADER CTA ──────────────────────────────────────────────── */
.header-cta {
  display: flex;
  align-items: center;
  gap: .625rem;
  padding: .6rem 1.125rem .6rem 1.375rem;
  background: var(--text);
  color: var(--surface);
  border-radius: 100px;
  font-size: .8125rem;
  font-weight: 500;
  letter-spacing: .02em;
  transition: background .25s var(--ease-smooth), transform .2s var(--ease-spring);
  flex-shrink: 0;
}
.header-cta:hover { background: #2e2e2e; transform: translateY(-1px); }
.header-cta:active { transform: scale(.98); }
.header-cta:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
.header-cta .btn-icon {
  width: 1.5rem; height: 1.5rem;
  background: rgba(255,255,255,.12);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  transition: transform .25s var(--ease-spring), background .25s;
}
.header-cta:hover .btn-icon { transform: translate(2px,-1px); background: rgba(255,255,255,.2); }

/* ── HAMBURGER ───────────────────────────────────────────────── */
.hamburger {
  display: none;
  width: 2.5rem; height: 2.5rem;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 6px;
  position: relative;
  flex-shrink: 0;
}
.ham-line {
  display: block;
  width: 22px; height: 1.2px;
  background: var(--text);
  border-radius: 2px;
  transition: transform .35s var(--ease-smooth), opacity .25s;
  transform-origin: center;
}
.hamburger[aria-expanded="true"] .ham-top  { transform: rotate(45deg)  translateY(3.6px); }
.hamburger[aria-expanded="true"] .ham-bottom { transform: rotate(-45deg) translateY(-3.6px); }

/* ── MOBILE OVERLAY ──────────────────────────────────────────── */
.mobile-overlay {
  position: fixed;
  inset: 0;
  z-index: 99;
  background: rgba(242,241,237,.97);
  backdrop-filter: blur(24px) saturate(1.6);
  -webkit-backdrop-filter: blur(24px) saturate(1.6);
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  pointer-events: none;
  transition: opacity .4s var(--ease-smooth);
}
.mobile-overlay.open {
  opacity: 1;
  pointer-events: all;
}

.mobile-nav {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: .25rem;
  width: 100%;
  padding: 2rem;
}

.mobile-link, .mobile-cta {
  display: block;
  font-family: var(--ff-display);
  font-size: clamp(2rem, 8vw, 3.5rem);
  font-weight: 300;
  color: var(--text);
  letter-spacing: -.02em;
  padding: .5rem 0;
  opacity: 0;
  transform: translateY(24px);
  transition: opacity .45s var(--ease-out), transform .45s var(--ease-out), color .2s;
}
.mobile-link:hover { color: var(--accent); }

.mobile-cta {
  margin-top: 1.5rem;
  font-family: var(--ff-body);
  font-size: 1rem;
  font-weight: 500;
  background: var(--text);
  color: var(--surface) !important;
  padding: .85rem 2.5rem;
  border-radius: 100px;
  letter-spacing: .04em;
}

.mobile-overlay.open .mobile-link,
.mobile-overlay.open .mobile-cta {
  opacity: 1;
  transform: translateY(0);
}
.mobile-overlay.open .mobile-link[data-index="0"] { transition-delay: .07s; }
.mobile-overlay.open .mobile-link[data-index="1"] { transition-delay: .12s; }
.mobile-overlay.open .mobile-link[data-index="2"] { transition-delay: .17s; }
.mobile-overlay.open .mobile-link[data-index="3"] { transition-delay: .22s; }
.mobile-overlay.open .mobile-link[data-index="4"] { transition-delay: .27s; }
.mobile-overlay.open .mobile-cta[data-index="5"]  { transition-delay: .32s; }

/* ══════════════════════════════════════════════════════════════
   HERO
   ══════════════════════════════════════════════════════════════ */
.hero {
  position: relative;
  min-height: 100dvh;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}

.hero-media {
  position: absolute;
  inset: 0;
  z-index: 0;
}

.hero-video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

/* Light-theme hero veil: subtle luminous wash, keeps text legible */
.hero-veil {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(to top,  rgba(242,241,237,.82) 0%, rgba(242,241,237,.42) 40%, rgba(242,241,237,.12) 70%, transparent 100%),
    linear-gradient(to right, rgba(242,241,237,.5)  0%, transparent 60%);
}

.hero-content {
  position: relative;
  z-index: 1;
  width: 100%;
  padding: 0 clamp(1.25rem, 5vw, 4rem) clamp(3rem, 7vw, 6rem);
  max-width: 1380px;
  margin: 0 auto;
  padding-top: 7rem;
}

.hero-text { max-width: 720px; margin-bottom: 2.5rem; }

.hero-headline {
  font-family: var(--ff-display);
  font-size: clamp(3.25rem, 8.5vw, 7.5rem);
  font-weight: 300;
  line-height: .96;
  letter-spacing: -.03em;
  color: var(--text);
  margin-bottom: 1.5rem;
}
.hero-headline em { color: var(--accent); font-weight: 400; }

.hero-sub {
  font-size: clamp(.9375rem, 1.5vw, 1.125rem);
  color: var(--muted);
  max-width: 46ch;
  line-height: 1.65;
}

/* ── SEARCH BAR ──────────────────────────────────────────────── */
.search-shell {
  background: rgba(0,0,0,.04);
  border: 1px solid rgba(0,0,0,.08);
  border-radius: var(--r-xl);
  padding: 5px;
  max-width: 820px;
  margin-bottom: 2.5rem;
}
.search-inner {
  background: var(--surface);
  border-radius: calc(var(--r-xl) - 4px);
  box-shadow: inset 0 1px 1px rgba(255,255,255,.8);
  display: flex;
  align-items: center;
  gap: 0;
}

.search-field {
  flex: 1;
  padding: 1rem 1.25rem;
  min-width: 0;
}
.search-field label {
  display: flex;
  align-items: center;
  gap: .375rem;
  font-size: .6875rem;
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: .25rem;
  cursor: default;
}
.search-field select {
  width: 100%;
  border: none;
  background: none;
  font-size: .9375rem;
  font-weight: 400;
  color: var(--text);
  padding: 0;
  -webkit-appearance: none;
  appearance: none;
  cursor: pointer;
  outline: none;
}
.search-field select:focus-visible { outline: 2px solid var(--accent); border-radius: 2px; }

.search-divider {
  width: 1px;
  height: 3rem;
  background: var(--line);
  flex-shrink: 0;
}

.search-btn {
  display: flex;
  align-items: center;
  gap: .5rem;
  padding: 1rem 1.5rem;
  background: var(--accent);
  color: var(--surface);
  border-radius: calc(var(--r-xl) - 8px);
  font-size: .875rem;
  font-weight: 500;
  margin: 4px;
  transition: background .25s var(--ease-smooth), transform .2s var(--ease-spring);
  white-space: nowrap;
  flex-shrink: 0;
}
.search-btn:hover { background: #5d6e59; transform: translateY(-1px); }
.search-btn:active { transform: scale(.98); }
.search-btn:focus-visible { outline: 2px solid var(--text); outline-offset: 2px; }

/* ── HERO STATS ──────────────────────────────────────────────── */
.hero-stats {
  display: flex;
  align-items: center;
  gap: 2rem;
}
.stat {
  display: flex;
  flex-direction: column;
  gap: .2rem;
}
.stat-num {
  font-family: var(--ff-display);
  font-size: clamp(1.5rem, 3vw, 2.25rem);
  font-weight: 300;
  letter-spacing: -.03em;
  color: var(--text);
  line-height: 1;
}
.stat-label {
  font-size: .75rem;
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--muted);
}
.stat-div {
  width: 1px;
  height: 2.5rem;
  background: var(--line);
}

/* ── SCROLL CUE ──────────────────────────────────────────────── */
.scroll-cue {
  position: absolute;
  bottom: 2rem;
  right: clamp(1.25rem, 5vw, 4rem);
  z-index: 2;
  display: flex;
  align-items: center;
  justify-content: center;
  width: 2.5rem; height: 2.5rem;
  border: 1px solid var(--line);
  border-radius: 50%;
  color: var(--muted);
  background: rgba(255,255,255,.6);
  backdrop-filter: blur(8px);
  -webkit-backdrop-filter: blur(8px);
  transition: border-color .25s, color .25s, transform .25s var(--ease-spring);
  animation: scrollBob 2.4s var(--ease-smooth) infinite;
}
.scroll-cue:hover { color: var(--accent); border-color: var(--accent); transform: translateY(3px); }
.scroll-cue:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

@keyframes scrollBob {
  0%, 100% { transform: translateY(0); }
  50%       { transform: translateY(6px); }
}
@media (prefers-reduced-motion: reduce) {
  .scroll-cue { animation: none; }
}

/* ══════════════════════════════════════════════════════════════
   LISTINGS
   ══════════════════════════════════════════════════════════════ */
.listings-section { background: var(--bg); }

.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  grid-template-rows: auto auto;
  gap: clamp(1rem, 2vw, 1.5rem);
}

/* Wide card spans 2 columns, first row */
.listing-card--wide {
  grid-column: span 2;
}

/* ── CARD SHELL (Double-Bezel) ───────────────────────────────── */
.card-shell {
  background: rgba(0,0,0,.04);
  border: 1px solid var(--line);
  border-radius: var(--r-xl);
  padding: 5px;
  transition: box-shadow .35s var(--ease-smooth);
}
.listing-card:hover .card-shell {
  box-shadow: var(--shadow-lift);
}

.card-inner {
  background: var(--surface);
  border-radius: calc(var(--r-xl) - 4px);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
  overflow: hidden;
}

/* ── CARD IMAGE ──────────────────────────────────────────────── */
.card-img-wrap {
  position: relative;
  overflow: hidden;
  aspect-ratio: 4 / 3;
}
.listing-card--wide .card-img-wrap {
  aspect-ratio: 16 / 9;
}
.card-img-wrap img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .7s var(--ease-smooth);
}
.listing-card:hover .card-img-wrap img {
  transform: scale(1.04);
}

/* ── BADGES ──────────────────────────────────────────────────── */
.badge {
  position: absolute;
  top: .875rem;
  left: .875rem;
  font-size: .625rem;
  font-weight: 500;
  letter-spacing: .14em;
  text-transform: uppercase;
  padding: .3em .8em;
  border-radius: 100px;
}
.badge--featured {
  background: rgba(110,127,106,.9);
  color: #fff;
}
.badge--new {
  background: rgba(255,255,255,.92);
  color: var(--text);
  border: 1px solid var(--line);
}

/* ── CARD BODY ───────────────────────────────────────────────── */
.card-body {
  padding: clamp(1.125rem, 2vw, 1.5rem);
}
.card-price {
  font-family: var(--ff-display);
  font-size: clamp(1.125rem, 2vw, 1.375rem);
  font-weight: 300;
  letter-spacing: -.02em;
  color: var(--text);
  margin-bottom: .35rem;
}
.card-title {
  font-size: clamp(.875rem, 1.3vw, 1rem);
  font-weight: 400;
  color: var(--muted);
  margin-bottom: .875rem;
  line-height: 1.4;
}
.card-meta {
  display: flex;
  align-items: center;
  gap: 1rem;
  margin-bottom: 1.125rem;
  flex-wrap: wrap;
}
.meta-item {
  display: flex;
  align-items: center;
  gap: .3rem;
  font-size: .8125rem;
  color: var(--muted);
}

/* ── CARD LINK ───────────────────────────────────────────────── */
.card-link {
  display: inline-flex;
  align-items: center;
  gap: .375rem;
  font-size: .8125rem;
  font-weight: 500;
  color: var(--text);
  letter-spacing: .04em;
  border-bottom: 1px solid var(--line);
  padding-bottom: .1rem;
  transition: color .2s, border-color .2s, gap .25s var(--ease-spring);
}
.card-link:hover { color: var(--accent); border-color: var(--accent); gap: .6rem; }
.card-link:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 2px; }

/* ── LISTINGS FOOTER ─────────────────────────────────────────── */
.listings-footer {
  margin-top: clamp(2.5rem, 4vw, 3.5rem);
  display: flex;
  justify-content: center;
}

/* ── BUTTONS ─────────────────────────────────────────────────── */
.btn-primary, .btn-outline {
  display: inline-flex;
  align-items: center;
  gap: .625rem;
  padding: .85rem 1.5rem .85rem 1.875rem;
  border-radius: 100px;
  font-size: .875rem;
  font-weight: 500;
  letter-spacing: .02em;
  transition: transform .2s var(--ease-spring), background .25s, color .25s, border-color .25s;
}
.btn-primary {
  background: var(--text);
  color: var(--surface);
}
.btn-primary:hover { background: #2e2e2e; transform: translateY(-1px); }
.btn-primary:active { transform: scale(.98); }

.btn-outline {
  background: transparent;
  color: var(--text);
  border: 1px solid var(--line-md);
  border-color: rgba(0,0,0,.15);
}
.btn-outline:hover { background: var(--surface); box-shadow: var(--shadow-card); transform: translateY(-1px); }
.btn-outline:active { transform: scale(.98); }

.btn-primary:focus-visible,
.btn-outline:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

.btn-primary .btn-icon,
.btn-outline .btn-icon,
.header-cta .btn-icon {
  width: 1.625rem; height: 1.625rem;
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  transition: transform .25s var(--ease-spring), background .2s;
}
.btn-primary .btn-icon  { background: rgba(255,255,255,.12); }
.btn-outline .btn-icon  { background: rgba(0,0,0,.06); }

.btn-primary:hover .btn-icon,
.btn-outline:hover .btn-icon  { transform: translate(2px, -1px); }

/* ══════════════════════════════════════════════════════════════
   WHY US
   ══════════════════════════════════════════════════════════════ */
.why-section { background: var(--surface); }

.why-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(3rem, 6vw, 7rem);
  align-items: center;
}

.why-left { max-width: 520px; }
.why-left .section-sub { margin-bottom: 2.5rem; }

.why-right {
  display: flex;
  flex-direction: column;
  gap: clamp(1rem, 2vw, 1.25rem);
}

/* ── WHY CARD (Double-Bezel) ─────────────────────────────────── */
.why-card-shell {
  background: rgba(0,0,0,.025);
  border: 1px solid var(--line);
  border-radius: var(--r-lg);
  padding: 4px;
  transition: box-shadow .35s var(--ease-smooth);
}
.why-card:hover .why-card-shell { box-shadow: var(--shadow-card); }
.why-card-inner {
  background: var(--surface);
  border-radius: calc(var(--r-lg) - 3px);
  padding: 1.75rem 1.875rem;
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
  display: flex;
  gap: 1.25rem;
  align-items: flex-start;
}
.why-icon {
  width: 2.75rem; height: 2.75rem;
  background: var(--accent-lo);
  border: 1px solid var(--accent-md);
  border-radius: var(--r-sm);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
}
.why-card-inner h3 {
  font-family: var(--ff-body);
  font-size: 1rem;
  font-weight: 500;
  color: var(--text);
  margin-bottom: .4rem;
}
.why-card-inner p {
  font-size: .875rem;
  color: var(--muted);
  line-height: 1.65;
}

/* ══════════════════════════════════════════════════════════════
   NEIGHBORHOODS
   ══════════════════════════════════════════════════════════════ */
.neighborhoods-section { background: var(--bg); }

.neighborhoods-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  grid-template-rows: auto auto;
  gap: clamp(.875rem, 1.5vw, 1.25rem);
}

/* Second card is taller — breaks grid monotony */
.nbhd-card--tall { grid-row: span 1; }

/* ── NBHD CARD (Double-Bezel) ────────────────────────────────── */
.nbhd-shell {
  background: rgba(0,0,0,.04);
  border: 1px solid var(--line);
  border-radius: var(--r-lg);
  padding: 4px;
  transition: box-shadow .35s var(--ease-smooth);
}
.nbhd-card:hover .nbhd-shell { box-shadow: var(--shadow-lift); }
.nbhd-inner {
  background: var(--surface);
  border-radius: calc(var(--r-lg) - 3px);
  overflow: hidden;
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
}
.nbhd-img {
  aspect-ratio: 3 / 4;
  overflow: hidden;
}
.nbhd-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .7s var(--ease-smooth);
}
.nbhd-card:hover .nbhd-img img { transform: scale(1.05); }

.nbhd-body {
  padding: 1.125rem 1.25rem;
  border-top: 1px solid var(--line);
}
.nbhd-name {
  font-family: var(--ff-display);
  font-size: 1.125rem;
  font-weight: 300;
  letter-spacing: -.02em;
  color: var(--text);
  margin-bottom: .2rem;
}
.nbhd-stats {
  font-size: .75rem;
  color: var(--muted);
  letter-spacing: .04em;
}

/* ══════════════════════════════════════════════════════════════
   PROCESS
   ══════════════════════════════════════════════════════════════ */
.process-section { background: var(--surface); }

.process-list {
  counter-reset: process;
  display: flex;
  flex-direction: column;
  gap: 0;
  border-top: 1px solid var(--line);
}

.process-step {
  display: grid;
  grid-template-columns: 4rem 1fr;
  gap: 2.5rem;
  padding: 2.5rem 0;
  border-bottom: 1px solid var(--line);
  transition: background .25s;
  position: relative;
}
.process-step::before {
  content: '';
  position: absolute;
  left: 0; top: 0; bottom: 0;
  width: 2px;
  background: var(--accent);
  transform: scaleY(0);
  transform-origin: bottom;
  transition: transform .4s var(--ease-out);
}
.process-step:hover::before { transform: scaleY(1); }

.step-num {
  font-family: var(--ff-display);
  font-size: 2.25rem;
  font-weight: 300;
  color: var(--accent-md);
  letter-spacing: -.03em;
  line-height: 1;
  align-self: center;
  padding-left: 1.5rem;
  transition: color .25s;
}
.process-step:hover .step-num { color: var(--accent); }

.step-body h3 {
  font-family: var(--ff-body);
  font-size: 1.0625rem;
  font-weight: 500;
  color: var(--text);
  margin-bottom: .5rem;
}
.step-body p {
  font-size: .9375rem;
  color: var(--muted);
  max-width: 60ch;
  line-height: 1.7;
}

/* ══════════════════════════════════════════════════════════════
   TEAM
   ══════════════════════════════════════════════════════════════ */
.team-section { background: var(--bg); }

.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1rem, 2vw, 1.5rem);
}

/* ── AGENT CARD (Double-Bezel) ───────────────────────────────── */
.agent-shell {
  background: rgba(0,0,0,.04);
  border: 1px solid var(--line);
  border-radius: var(--r-xl);
  padding: 5px;
  transition: box-shadow .35s var(--ease-smooth);
}
.agent-card:hover .agent-shell { box-shadow: var(--shadow-lift); }
.agent-inner {
  background: var(--surface);
  border-radius: calc(var(--r-xl) - 4px);
  overflow: hidden;
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
}

.agent-portrait {
  aspect-ratio: 4 / 3;
  position: relative;
  overflow: hidden;
}
.agent-portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
  transition: transform .7s var(--ease-smooth);
}
.agent-card:hover .agent-portrait img { transform: scale(1.04); }
.agent-portrait-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(242,241,237,.3) 0%, transparent 60%);
}

.agent-body {
  padding: 1.5rem 1.75rem 1.75rem;
}
.agent-name {
  font-family: var(--ff-display);
  font-size: 1.25rem;
  font-weight: 300;
  letter-spacing: -.02em;
  color: var(--text);
  margin-bottom: .2rem;
}
.agent-role {
  font-size: .6875rem;
  font-weight: 500;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: .875rem;
}
.agent-bio {
  font-size: .875rem;
  color: var(--muted);
  line-height: 1.65;
  margin-bottom: 1.25rem;
}
.agent-contacts { display: flex; flex-direction: column; gap: .375rem; }
.agent-tel {
  display: inline-flex;
  align-items: center;
  gap: .4rem;
  font-size: .8125rem;
  color: var(--muted);
  transition: color .2s;
}
.agent-tel:hover { color: var(--accent); }
.agent-tel:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 2px; }

/* ══════════════════════════════════════════════════════════════
   TESTIMONIALS
   ══════════════════════════════════════════════════════════════ */
.testimonials-section { background: var(--surface); }

.testimonials-track {
  overflow: hidden;
  border-radius: var(--r-xl);
  margin-bottom: 2rem;
}
.testimonials-inner {
  display: flex;
  transition: transform .55s var(--ease-smooth);
  will-change: transform;
}

/* ── TESTI CARD (Double-Bezel) ───────────────────────────────── */
.testi-card {
  min-width: 100%;
  padding: 4px;
}
.testi-shell {
  background: rgba(0,0,0,.03);
  border: 1px solid var(--line);
  border-radius: calc(var(--r-xl) - 4px);
  padding: 4px;
}
.testi-inner {
  background: var(--surface);
  border-radius: calc(var(--r-xl) - 8px);
  padding: clamp(2.5rem, 5vw, 4rem) clamp(2rem, 5vw, 4.5rem);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
}

.testi-quote-mark { margin-bottom: 1.75rem; }

.testi-text {
  font-family: var(--ff-display);
  font-size: clamp(1.125rem, 2.5vw, 1.625rem);
  font-weight: 300;
  line-height: 1.5;
  letter-spacing: -.01em;
  color: var(--text);
  max-width: 68ch;
  margin-bottom: 2rem;
}

.testi-name {
  font-size: .9375rem;
  font-weight: 500;
  color: var(--text);
  margin-bottom: .2rem;
}
.testi-detail {
  font-size: .8125rem;
  color: var(--muted);
}

/* ── CONTROLS ────────────────────────────────────────────────── */
.testi-controls {
  display: flex;
  align-items: center;
  gap: 1rem;
}
.testi-btn {
  width: 2.5rem; height: 2.5rem;
  border: 1px solid var(--line);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  color: var(--muted);
  background: var(--surface);
  transition: border-color .2s, color .2s, transform .2s var(--ease-spring), background .2s;
}
.testi-btn:hover { border-color: var(--accent); color: var(--accent); transform: scale(1.06); }
.testi-btn:active { transform: scale(.96); }
.testi-btn:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

.testi-dots { display: flex; gap: .5rem; }
.testi-dot {
  width: .5rem; height: .5rem;
  border-radius: 50%;
  background: var(--line-md);
  border: 1px solid var(--line);
  transition: background .3s, transform .3s var(--ease-spring), width .3s var(--ease-spring);
}
.testi-dot.active {
  background: var(--accent);
  border-color: var(--accent);
  width: 1.5rem;
  border-radius: 100px;
}

/* ══════════════════════════════════════════════════════════════
   CONTACT / VALUATION
   ══════════════════════════════════════════════════════════════ */
.contact-section { background: var(--bg); }

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(3rem, 6vw, 7rem);
  align-items: start;
}

.contact-left .section-sub { margin-bottom: 2.5rem; }

.contact-details { display: flex; flex-direction: column; gap: .875rem; }
.contact-row {
  display: flex;
  align-items: flex-start;
  gap: .75rem;
  font-size: .9375rem;
  color: var(--muted);
}
.contact-row svg { flex-shrink: 0; margin-top: .15rem; }
.contact-row a { color: var(--muted); transition: color .2s; }
.contact-row a:hover { color: var(--accent); }

/* ── FORM SHELL (Double-Bezel) ───────────────────────────────── */
.form-shell {
  background: rgba(0,0,0,.04);
  border: 1px solid var(--line);
  border-radius: var(--r-xl);
  padding: 5px;
}
.form-inner {
  background: var(--surface);
  border-radius: calc(var(--r-xl) - 4px);
  padding: clamp(1.75rem, 3.5vw, 2.75rem);
  box-shadow: inset 0 1px 0 rgba(255,255,255,.9);
}

/* ── FORM ────────────────────────────────────────────────────── */
.contact-form { display: flex; flex-direction: column; gap: 1.25rem; }

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}

.form-group { display: flex; flex-direction: column; gap: .375rem; }
.form-group label {
  font-size: .75rem;
  font-weight: 500;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--muted);
}
.required { color: var(--accent); }

.form-group input,
.form-group select,
.form-group textarea {
  border: 1px solid var(--line);
  border-radius: var(--r-sm);
  padding: .75rem 1rem;
  font-size: .9375rem;
  background: var(--bg);
  color: var(--text);
  transition: border-color .2s, box-shadow .2s;
  outline: none;
  resize: vertical;
}
.form-group input::placeholder,
.form-group textarea::placeholder { color: rgba(107,107,102,.5); }
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-color: var(--accent);
  box-shadow: 0 0 0 3px var(--accent-lo);
}
.form-group input[aria-invalid="true"],
.form-group select[aria-invalid="true"] {
  border-color: #C0392B;
  box-shadow: 0 0 0 3px rgba(192,57,43,.08);
}
.form-group select { -webkit-appearance: none; appearance: none; cursor: pointer; }

.field-error {
  font-size: .75rem;
  color: #C0392B;
  min-height: 1rem;
}

.btn-submit {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: .625rem;
  padding: 1rem 1.75rem;
  background: var(--text);
  color: var(--surface);
  border-radius: 100px;
  font-size: .9375rem;
  font-weight: 500;
  letter-spacing: .02em;
  transition: background .25s, transform .2s var(--ease-spring);
  position: relative;
  overflow: hidden;
  margin-top: .25rem;
}
.btn-submit:hover { background: #2e2e2e; transform: translateY(-1px); }
.btn-submit:active { transform: scale(.98); }
.btn-submit:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }
.btn-submit .btn-icon {
  width: 1.75rem; height: 1.75rem;
  border-radius: 50%;
  background: rgba(255,255,255,.12);
  display: flex; align-items: center; justify-content: center;
  transition: transform .25s var(--ease-spring);
}
.btn-submit:hover .btn-icon { transform: translate(2px, -1px); }

.submit-spinner {
  display: none;
  width: 1.125rem; height: 1.125rem;
  border: 1.5px solid rgba(255,255,255,.3);
  border-top-color: #fff;
  border-radius: 50%;
  animation: spin .7s linear infinite;
}
.btn-submit.loading .submit-label,
.btn-submit.loading .btn-icon { opacity: 0; }
.btn-submit.loading .submit-spinner { display: block; }

@keyframes spin {
  to { transform: rotate(360deg); }
}
@media (prefers-reduced-motion: reduce) {
  .submit-spinner { animation: none; }
}

/* ── FORM SUCCESS ─────────────────────────────────────────────── */
.form-success {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 3rem 2rem;
  gap: 1rem;
}
.form-success[hidden] { display: none; }
.success-icon {
  width: 4rem; height: 4rem;
  background: var(--accent-lo);
  border: 1px solid var(--accent-md);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  margin-bottom: .5rem;
}
.form-success h3 {
  font-family: var(--ff-display);
  font-size: 1.5rem;
  font-weight: 300;
  color: var(--text);
}
.form-success p {
  font-size: .9375rem;
  color: var(--muted);
}

/* ══════════════════════════════════════════════════════════════
   FOOTER
   ══════════════════════════════════════════════════════════════ */
.site-footer {
  background: var(--text);
  color: rgba(242,241,237,.6);
  padding: clamp(3rem, 5vw, 5rem) 0 clamp(2rem, 3vw, 2.5rem);
}
.footer-inner {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  gap: 2rem;
  align-items: start;
}

.footer-brand .logo-text { color: rgba(242,241,237,.9); }
.footer-brand .logo-text em { color: var(--accent); }
.footer-brand svg rect { stroke: var(--accent); }
.footer-brand svg path { stroke: rgba(242,241,237,.8); }

.footer-tagline {
  margin-top: .75rem;
  font-family: var(--ff-display);
  font-size: .9375rem;
  font-weight: 300;
  font-style: italic;
  color: rgba(242,241,237,.4);
}

.footer-nav {
  display: flex;
  flex-direction: column;
  gap: .625rem;
  align-items: center;
  padding-top: .125rem;
}
.footer-nav a {
  font-size: .8125rem;
  color: rgba(242,241,237,.5);
  transition: color .2s;
}
.footer-nav a:hover { color: rgba(242,241,237,.9); }
.footer-nav a:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

.footer-legal {
  text-align: right;
  display: flex;
  flex-direction: column;
  gap: .4rem;
}
.footer-legal p { font-size: .75rem; color: rgba(242,241,237,.3); line-height: 1.5; }
.footer-credit { color: rgba(242,241,237,.45) !important; }
.footer-credit a { color: var(--accent); transition: opacity .2s; }
.footer-credit a:hover { opacity: .8; }

/* ── BUILT BY PILL ───────────────────────────────────────────── */
.built-by {
  position: fixed;
  bottom: 1.5rem;
  right: 1.5rem;
  z-index: 50;
  display: flex;
  align-items: center;
  gap: .4rem;
  padding: .55rem 1rem;
  background: var(--surface);
  color: var(--muted);
  border: 1px solid var(--line);
  border-radius: 100px;
  font-size: .6875rem;
  font-weight: 500;
  letter-spacing: .06em;
  box-shadow: 0 4px 16px rgba(0,0,0,.08);
  transition: background .2s, color .2s, transform .2s var(--ease-spring), box-shadow .2s;
}
.built-by:hover { background: var(--text); color: var(--surface); transform: translateY(-2px); box-shadow: 0 8px 24px rgba(0,0,0,.14); }
.built-by:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; }

/* ══════════════════════════════════════════════════════════════
   SCROLL REVEAL ANIMATION
   ══════════════════════════════════════════════════════════════ */
.reveal-up {
  opacity: 0;
  transform: translateY(28px);
  transition-property: opacity, transform;
  transition-duration: .72s;
  transition-timing-function: var(--ease-out);
  transition-delay: var(--delay, 0s);
}
.reveal-up.visible {
  opacity: 1;
  transform: translateY(0);
}

@media (prefers-reduced-motion: reduce) {
  .reveal-up {
    opacity: 1;
    transform: none;
    transition: none;
  }
}

/* ══════════════════════════════════════════════════════════════
   RESPONSIVE — 1024px
   ══════════════════════════════════════════════════════════════ */
@media (max-width: 1100px) {
  .listings-grid {
    grid-template-columns: 1fr 1fr;
  }
  .listing-card--wide {
    grid-column: span 2;
  }
  .neighborhoods-grid {
    grid-template-columns: repeat(2, 1fr);
  }
  .footer-inner {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: auto auto;
  }
  .footer-nav {
    flex-direction: row;
    flex-wrap: wrap;
    gap: 1rem;
    align-items: flex-start;
  }
  .footer-legal {
    text-align: left;
    grid-column: 1 / -1;
  }
}

/* ══════════════════════════════════════════════════════════════
   RESPONSIVE — 768px
   ══════════════════════════════════════════════════════════════ */
@media (max-width: 768px) {
  /* Header */
  .main-nav, .header-cta { display: none; }
  .hamburger { display: flex; }

  /* Hero */
  .hero-headline { font-size: clamp(2.75rem, 10vw, 4rem); }
  .search-inner  { flex-direction: column; align-items: stretch; }
  .search-divider { display: none; }
  .search-field { border-bottom: 1px solid var(--line); }
  .search-field:last-of-type { border-bottom: none; }
  .search-btn   { margin: .5rem; border-radius: var(--r-md); justify-content: center; }
  .hero-stats   { gap: 1.25rem; }

  /* Listings */
  .listings-grid {
    grid-template-columns: 1fr;
  }
  .listing-card--wide { grid-column: span 1; }
  .listing-card--wide .card-img-wrap { aspect-ratio: 4 / 3; }

  /* Why */
  .why-grid { grid-template-columns: 1fr; gap: 3rem; }
  .why-left  { max-width: 100%; }

  /* Neighborhoods */
  .neighborhoods-grid { grid-template-columns: 1fr 1fr; }

  /* Process */
  .process-step { grid-template-columns: 3rem 1fr; gap: 1.25rem; }
  .step-num { font-size: 1.5rem; padding-left: 0; }

  /* Team */
  .team-grid { grid-template-columns: 1fr; }

  /* Contact */
  .contact-grid { grid-template-columns: 1fr; }

  /* Form row */
  .form-row { grid-template-columns: 1fr; }

  /* Footer */
  .footer-inner { grid-template-columns: 1fr; }
  .footer-nav { flex-direction: column; align-items: flex-start; flex-wrap: nowrap; }
  .footer-legal { text-align: left; grid-column: auto; }

  /* Built-by pill */
  .built-by { bottom: 1rem; right: 1rem; }
}

/* ══════════════════════════════════════════════════════════════
   RESPONSIVE — 480px
   ══════════════════════════════════════════════════════════════ */
@media (max-width: 480px) {
  .neighborhoods-grid { grid-template-columns: 1fr; }
  .hero-stats { flex-wrap: wrap; }
  .stat-div   { display: none; }
}

/* ══════════════════════════════════════════════════════════════
   FOCUS & ACCESSIBILITY UTILITIES
   ══════════════════════════════════════════════════════════════ */
:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
  border-radius: 2px;
}