/* ==========================================================================
   Sierra Allegretto — site.css
   Palette C "Mesa at Dusk" (decided 2026-10-18). Dark surfaces only on the
   nav, the hero overlay, the proof bar and the footer; everything else sits
   on sand so her interiors stay bright.
   ========================================================================== */

:root {
  /* Palette F "Espresso and terracotta" (2026-10-22, Sierra: "browns and oranges that
     are subdued and sophisticated", away from the brokerage blue; Erik: keep it bright).
     White pages, warm brown ink, one muted terracotta accent, warm sand bands only.
     Nothing here comes from any brokerage's branding. */
  --espresso: #2B2118;  /* ink: text, button outlines */
  --paper:    #FFFFFF;  /* page background */
  --paper-2:  #FAF8F5;  /* cards */
  --paper-3:  #F4EEE6;  /* bands */
  --terracotta: #C8875A;      /* rules, buttons, borders, decorative */
  --terracotta-deep: #A5663C; /* terracotta as small text on white (eyebrows, footer headings) */
  --accent:   var(--terracotta);
  --accent-2: #B5743F;        /* hover */
  --accent-light: #E3A981;    /* apricot on the photo hero and the tiles */
  --taupe:    #7A6A5E;  /* secondary text */
  --mist:     #D9CFC3;  /* captions and eyebrows on photo overlays */

  --ink:      var(--espresso);
  --ink-soft: rgba(43, 33, 24, 0.78);
  --ink-mute: rgba(43, 33, 24, 0.56);
  --line:     rgba(43, 33, 24, 0.12);
  --line-dark: rgba(255, 255, 255, 0.16);

  /* Type (2026-10-22, Erik picked option D from docs/font-options-2026-10-22.html):
     Jost Light for display, Inter for text. --serif is kept as the token name for the
     display face so the rest of the file does not change. */
  --serif: "Jost", "DM Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;
  --sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;

  --container: 1180px;
  --gutter: 20px;
  --radius: 10px;
  --nav-h: 72px;
}

/* --------------------------------------------------------------------------
   Base
   -------------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
a:hover { color: var(--taupe); }
p { margin: 0 0 1em; }
ul { margin: 0; padding: 0; list-style: none; }
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.1;
  margin: 0 0 0.4em;
  letter-spacing: -0.005em;
}
h1 { font-size: clamp(2.3rem, 4.6vw, 3.9rem); }
h2 { font-size: clamp(1.9rem, 3.6vw, 2.9rem); }
h3 { font-size: clamp(1.35rem, 2.2vw, 1.7rem); }
h4 { font-size: 1.2rem; }
strong { font-weight: 600; }

.container {
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.section { padding: 48px 0; }
.section--tight { padding: 40px 0; }
.section--band { background: var(--paper-3); }
@media (min-width: 900px) {
  .section { padding: 72px 0; }
  .section--tight { padding: 48px 0; }
}

/* One screen per section: at least the viewport minus the nav, content centered.
   .screen--stack holds a section plus a band (the proof bar) in one screen. */
.screen {
  min-height: calc(100svh - var(--nav-h));
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.screen--stack { justify-content: stretch; }
.screen--stack > .section { flex: 1; display: flex; flex-direction: column; justify-content: center; }
.screen .container { width: 100%; }
@media (min-width: 900px) {
  .screen.section, .screen--stack > .section { padding: 36px 0; }
  .screen .section-head { margin-bottom: 12px; }
  .screen .eyebrow { margin-bottom: 8px; }
  .screen h2 { margin-bottom: 0.2em; }
  .screen h2 { font-size: clamp(1.8rem, 3.2vw, 2.6rem); }
  .card { padding: 18px 20px 16px; }
  .card h3 { font-size: 1.45rem; }
  .card .quote { font-size: 1.05rem; margin-bottom: 10px; }
  .card ul { gap: 4px; margin-bottom: 10px; }
  .card li { font-size: 0.92rem; line-height: 1.45; }
  .card > p:not(.quote) { font-size: 0.9rem; line-height: 1.48; color: var(--ink-soft); margin-bottom: 12px; }
  .screen .lede { font-size: 1.02rem; margin-bottom: 0.6em; }
  .screen .card h3 { font-size: 1.3rem; margin-bottom: 0.35em; }
  .screen--stack .proof .container { padding-top: 12px; padding-bottom: 12px; }
  .screen--stack .proof .container { padding-top: 14px; padding-bottom: 14px; gap: 6px 20px; }
  .screen--stack .proof__source { font-size: 11.5px; }
  .post { padding: 12px 0; }
  .post h3 { font-size: 1.25rem; margin-bottom: 4px; }
  .post p { margin-bottom: 6px; }
  .screen--stack .stat__value { font-size: 2rem; margin-bottom: 4px; }
  .screen--stack .proof__source { margin: 0; }
  .post p { font-size: 0.95rem; }
  .carousel--wide .carousel__item { flex-basis: calc((100% - 18px) / 2); }
  .screen .quote-card p { display: -webkit-box; -webkit-line-clamp: 8; -webkit-box-orient: vertical; overflow: hidden; }
}

.eyebrow {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--taupe);
  margin: 0 0 14px;
}
.eyebrow::before {
  content: "";
  display: inline-block;
  width: 28px;
  height: 2px;
  background: var(--accent);
  vertical-align: middle;
  margin-right: 10px;
  position: relative;
  top: -1px;
}
.lede { font-size: 1.15rem; color: var(--ink-soft); max-width: 60ch; }
.section-head { margin-bottom: 36px; }
.section-head--row {
  display: flex;
  flex-wrap: wrap;
  align-items: flex-end;
  justify-content: space-between;
  gap: 16px 32px;
}
.section-head h2 { margin-bottom: 0.25em; }
.muted { color: var(--ink-mute); }
.small { font-size: 0.9rem; }

/* Visually hidden, still read by screen readers */
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0;
}

/* --------------------------------------------------------------------------
   Buttons
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 24px;
  border-radius: 999px;
  border: 1.5px solid transparent;
  font-family: var(--sans);
  font-size: 15px;
  font-weight: 600;
  line-height: 1;
  cursor: pointer;
  transition: background 0.18s ease, color 0.18s ease, border-color 0.18s ease, transform 0.18s ease;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-1px); }
.btn--primary { background: var(--accent); color: var(--espresso); border-color: var(--accent); }
.btn--primary:hover { background: var(--accent-2); border-color: var(--accent-2); color: var(--espresso); }
.btn--outline { border-color: var(--espresso); color: var(--espresso); background: transparent; }
.btn--outline:hover { background: var(--espresso); color: var(--paper); }
.btn--outline-light { border-color: rgba(255, 255, 255, 0.7); color: var(--paper); background: transparent; }
.btn--outline-light:hover { background: var(--paper); color: var(--espresso); border-color: var(--paper); }
.btn--small { padding: 10px 18px; font-size: 14px; }
.btn .arrow { transition: transform 0.18s ease; }
.btn:hover .arrow { transform: translateX(3px); }

.link {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-weight: 600;
  color: var(--ink);
  border-bottom: 1.5px solid var(--accent);
  padding-bottom: 2px;
}
.link:hover { color: var(--taupe); border-color: var(--taupe); }

/* --------------------------------------------------------------------------
   Header / nav (dark surface)
   -------------------------------------------------------------------------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: var(--espresso);
  color: var(--paper);
  border-bottom: 1px solid var(--line-dark);
}
.site-header .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: var(--nav-h);
}
.wordmark {
  font-family: var(--serif);
  font-size: 1.45rem;
  color: var(--paper);
  line-height: 1;
  letter-spacing: 0.005em;
  white-space: nowrap;
}
.wordmark:hover { color: var(--accent); }
.wordmark small {
  display: block;
  font-family: var(--sans);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--mist);
  margin-top: 6px;
}
.nav { display: none; }
.nav ul { display: flex; gap: 22px; }
.nav a {
  white-space: nowrap;
  font-size: 14.5px;
  font-weight: 500;
  color: rgba(255, 255, 255, 0.82);
  padding: 6px 0;
  position: relative;
}
.nav a::after {
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: -2px;
  height: 2px;
  background: var(--accent);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.2s ease;
}
.nav a:hover, .nav a.active { color: var(--paper); }
.nav a.active::after, .nav a:hover::after { transform: scaleX(1); }
.header-actions { display: flex; align-items: center; gap: 12px; }
.header-phone { display: none; }
.nav-toggle {
  appearance: none;
  background: transparent;
  border: 1.5px solid rgba(255, 255, 255, 0.5);
  color: var(--paper);
  border-radius: 999px;
  padding: 9px 14px;
  font: 600 13px var(--sans);
  cursor: pointer;
}
@media (min-width: 1240px) {
  .nav { display: block; }
  .nav-toggle { display: none; }
  .header-phone { display: inline-flex; }
}

/* Mobile drawer */
.drawer {
  position: fixed;
  inset: var(--nav-h) 0 0 0;
  background: var(--espresso);
  color: var(--paper);
  z-index: 49;
  padding: 24px var(--gutter) 40px;
  display: none;
  overflow-y: auto;
}
.drawer.is-open { display: block; }
.drawer a {
  display: block;
  font-family: var(--serif);
  font-size: 1.9rem;
  padding: 12px 0;
  border-bottom: 1px solid var(--line-dark);
  color: var(--paper);
}
.drawer a.active { color: var(--accent-light); }
.drawer a.btn { margin-top: 28px; font-family: var(--sans); font-size: 15px; display: inline-flex; padding: 14px 24px; border: 1.5px solid var(--accent-light); }
body.drawer-open { overflow: hidden; }

/* --------------------------------------------------------------------------
   Hero (dark overlay over photo or drone loop)
   -------------------------------------------------------------------------- */
.hero {
  position: relative;
  min-height: calc(100svh - var(--nav-h));
  display: flex;
  align-items: flex-end;
  color: var(--paper);
  background: var(--espresso);
  overflow: hidden;
  isolation: isolate;
}
.hero__media {
  position: absolute;
  inset: 0;
  z-index: -2;
}
.hero__media img, .hero__media video {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  /* Black shadow, same shape as Craig's and Regina's hero overlay (2026-10-22, Erik):
     heavier at the left and bottom where the copy sits, clear elsewhere. No tint. */
  background:
    linear-gradient(90deg, rgba(10, 10, 10, 0.74) 0%, rgba(10, 10, 10, 0.44) 36%, rgba(10, 10, 10, 0.10) 64%, rgba(10, 10, 10, 0) 84%),
    linear-gradient(0deg, rgba(10, 10, 10, 0.62) 0%, rgba(10, 10, 10, 0) 42%),
    linear-gradient(180deg, rgba(10, 10, 10, 0.34) 0%, rgba(10, 10, 10, 0) 16%);
}
.hero .container { padding-top: 56px; padding-bottom: 36px; }
.hero__eyebrow {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--mist);
  margin-bottom: 18px;
}
.hero h1 { font-size: clamp(2.1rem, 4vw, 3.4rem); max-width: 22ch; color: var(--paper); margin-bottom: 0.5em; }
.hero h1 em { font-style: normal; color: var(--accent-light); }
.hero__tagline { font-size: clamp(3.2rem, 8vw, 6.5rem); max-width: none; letter-spacing: -0.01em; margin-bottom: 0.3em; }
.hero__lede { max-width: 58ch; }
.hero__lede { max-width: 56ch; font-size: 1.05rem; color: rgba(255, 255, 255, 0.88); margin: 0 0 20px; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 12px; margin-bottom: 22px; }
.hero__cred {
  font-size: 14px;
  color: var(--mist);
  letter-spacing: 0.02em;
}
.hero__cred span + span::before { content: "·"; margin: 0 10px; color: var(--accent-light); }
@media (min-width: 900px) {
  .hero .container { padding-bottom: 72px; }
}

/* --------------------------------------------------------------------------
   Buyer / seller / estate split
   -------------------------------------------------------------------------- */
.split { display: grid; gap: 20px; }
@media (min-width: 900px) { .split { grid-template-columns: repeat(3, 1fr); gap: 24px; } }
.card {
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 30px 28px 28px;
  display: flex;
  flex-direction: column;
}
.card h3 { margin-bottom: 0.5em; }
.card .quote {
  font-family: var(--serif);
  font-size: 1.25rem;
  line-height: 1.3;
  color: var(--ink);
  margin: 0 0 18px;
}
.card ul { margin: 0 0 22px; display: grid; gap: 8px; }
.card li {
  position: relative;
  padding-left: 22px;
  color: var(--ink-soft);
  font-size: 0.98rem;
}
.card li::before {
  content: "";
  position: absolute;
  left: 0; top: 0.62em;
  width: 10px; height: 2px;
  background: var(--accent);
}
.card .link { margin-top: auto; align-self: flex-start; }
.card--estate { border-color: var(--accent); }

/* --------------------------------------------------------------------------
   Proof bar (dark surface)
   -------------------------------------------------------------------------- */
.proof {
  background: var(--espresso);
  color: var(--paper);
}
.proof .container {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 28px 20px;
  padding-top: 48px;
  padding-bottom: 48px;
}
@media (min-width: 900px) {
  .proof .container { grid-template-columns: repeat(4, 1fr); padding-top: 56px; padding-bottom: 56px; }
}
.stat { border-left: 2px solid var(--accent-light); padding-left: 16px; }
.stat__value {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 3rem);
  line-height: 1;
  color: var(--accent-light);
  margin-bottom: 8px;
}
.stat__label { font-size: 13.5px; color: var(--mist); line-height: 1.4; }
.proof__source { grid-column: 1 / -1; font-size: 12px; color: rgba(191, 201, 199, 0.6); }

/* --------------------------------------------------------------------------
   Carousel (scroll-snap, used for listings and testimonials)
   -------------------------------------------------------------------------- */
.carousel { position: relative; }
.carousel__track {
  display: flex;
  gap: 18px;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  scroll-padding-left: var(--gutter);
  padding: 4px var(--gutter) 12px;
  margin: 0 calc(-1 * var(--gutter));
  scrollbar-width: none;
}
.carousel__track::-webkit-scrollbar { display: none; }
.carousel__item {
  flex: 0 0 80%;
  scroll-snap-align: start;
}
@media (min-width: 640px) { .carousel__item { flex-basis: 46%; } }
@media (min-width: 1024px) { .carousel__item { flex-basis: calc((100% - 36px) / 3); } .carousel--listings .carousel__item { flex-basis: calc((100% - 36px) / 2.4); } }
.carousel__nav { display: flex; gap: 8px; }
.carousel__btn {
  width: 42px; height: 42px;
  border-radius: 50%;
  border: 1.5px solid var(--espresso);
  background: transparent;
  color: var(--espresso);
  cursor: pointer;
  display: inline-flex; align-items: center; justify-content: center;
  transition: background 0.18s ease, color 0.18s ease;
}
.carousel__btn:hover { background: var(--espresso); color: var(--paper); }
.carousel__btn svg { width: 16px; height: 16px; }

.listing { display: block; }
.listing__photo {
  aspect-ratio: 4 / 3;
  overflow: hidden;
  border-radius: var(--radius);
  background: var(--paper-3);
}
.listing__photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s ease; }
.listing:hover .listing__photo img { transform: scale(1.03); }
.listing__meta { padding: 12px 2px 0; display: flex; justify-content: space-between; gap: 12px; }
.listing__title { font-family: var(--serif); font-size: 1.15rem; }
.listing__caption { font-size: 13px; color: var(--ink-mute); }

/* --------------------------------------------------------------------------
   Running Radius tiles
   -------------------------------------------------------------------------- */
.radius-intro { display: grid; gap: 20px; margin-bottom: 36px; }
@media (min-width: 900px) {
  .radius-intro { grid-template-columns: 1.2fr 1fr; align-items: end; gap: 48px; }
  .route { display: block; }
}
.route {
  display: none;
  width: 100%;
  max-width: 420px;
  height: auto;
  color: var(--accent);
}
.tiles { display: grid; gap: 16px; }
@media (min-width: 640px) { .tiles { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1024px) { .tiles { grid-template-columns: repeat(3, 1fr); gap: 16px; } }
.tile {
  position: relative;
  display: block;
  aspect-ratio: 4 / 3;
  min-height: 150px;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--espresso);
  color: var(--paper);
  isolation: isolate;
}
.tile img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  z-index: -1;
  transition: transform 0.6s ease;
}
.tile::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(43, 33, 24, 0) 22%, rgba(43, 33, 24, 0.92) 100%);
  z-index: -1;
}
.tile:hover img { transform: scale(1.04); }
.tile__body {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 22px 22px 20px;
}
.tile__num {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.16em;
  color: var(--accent-light);
  margin-bottom: 6px;
}
.tile h3 { color: var(--paper); margin-bottom: 4px; font-size: 1.5rem; }
.tile p { font-size: 13.5px; color: var(--mist); margin: 0; line-height: 1.45; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; }
.tile:hover { color: var(--paper); }
@media (min-width: 640px) { .tile { aspect-ratio: 16 / 10; } }
@media (min-width: 1024px) {
  .tile { aspect-ratio: 2 / 1; }
  .tile__body { padding: 18px 20px 16px; }
  .tile h3 { font-size: 1.4rem; }
  .radius-intro { margin-bottom: 24px; }
}

/* --------------------------------------------------------------------------
   Journal preview
   -------------------------------------------------------------------------- */
.journal-grid { display: grid; gap: 28px; }
@media (min-width: 1024px) { .journal-grid { grid-template-columns: 2fr 1fr; gap: 48px; } }
.posts { display: grid; gap: 0; }
.post {
  display: grid;
  gap: 10px;
  padding: 24px 0;
  border-top: 1px solid var(--line);
}
.post:last-child { border-bottom: 1px solid var(--line); }
@media (min-width: 640px) {
  .post { grid-template-columns: 130px 1fr; gap: 24px; }
}
.post__date { font-size: 13px; color: var(--ink-mute); padding-top: 4px; display: flex; flex-direction: column; align-items: flex-start; gap: 8px; }
.post__date .chip { font-size: 10.5px; padding: 4px 8px; }
.post h3 { font-size: 1.35rem; margin-bottom: 6px; }
.post h3 a:hover { color: var(--taupe); }
.post p { color: var(--ink-soft); margin: 0 0 10px; font-size: 0.98rem; }
.chip {
  display: inline-block;
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 5px 10px;
  border-radius: 999px;
  background: var(--mist);
  color: var(--espresso);
}
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 20px; }
.aside-card {
  align-self: start;
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 26px;
}
.aside-card h3 { font-size: 1.3rem; }
.aside-card p { color: var(--ink-soft); font-size: 0.95rem; }

/* --------------------------------------------------------------------------
   About, short
   -------------------------------------------------------------------------- */
.about { display: grid; gap: 28px; align-items: center; }
@media (min-width: 900px) { .about { grid-template-columns: 2fr 3fr; gap: 64px; } }
.about__photo {
  border-radius: var(--radius);
  overflow: hidden;
  aspect-ratio: 3 / 4;
  max-width: 420px;
}
.about__photo img { width: 100%; height: 100%; object-fit: cover; }
.about__text p { color: var(--ink-soft); font-size: 1.05rem; }
.about__text .pull {
  font-family: var(--serif);
  font-size: 1.45rem;
  line-height: 1.3;
  color: var(--ink);
  border-left: 2px solid var(--accent);
  padding-left: 18px;
  margin: 22px 0;
}

/* --------------------------------------------------------------------------
   Testimonials (on deep sand, not dark)
   -------------------------------------------------------------------------- */
.quote-card {
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 28px 26px 24px;
  height: 100%;
  display: flex;
  flex-direction: column;
}
.quote-card::before {
  content: "\201C";
  font-family: var(--serif);
  font-size: 3.2rem;
  line-height: 0.6;
  color: var(--accent);
  display: block;
  margin-bottom: 14px;
}
.quote-card p { color: var(--ink-soft); font-size: 0.97rem; flex: 1; }
.quote-card footer { font-size: 13.5px; font-weight: 600; margin-top: 16px; }
.quote-card footer span { display: block; font-weight: 400; color: var(--ink-mute); font-size: 12.5px; }
.quote-card--google { justify-content: center; align-items: flex-start; }
.quote-card--google::before { content: none; }
.quote-card--google img { max-width: 220px; margin-bottom: 16px; }

/* --------------------------------------------------------------------------
   Contact
   -------------------------------------------------------------------------- */
.contact { display: grid; gap: 36px; }
@media (min-width: 900px) { .contact { grid-template-columns: 1fr 1fr; gap: 64px; } }
.contact__list { display: grid; gap: 14px; margin-top: 24px; }
.contact__list a { font-weight: 600; border-bottom: 1.5px solid var(--accent); }
.contact__list a:hover { color: var(--taupe); border-color: var(--taupe); }
.contact__list span { display: block; font-size: 12px; letter-spacing: 0.1em; text-transform: uppercase; color: var(--taupe); font-weight: 600; margin-bottom: 2px; }
.form { display: grid; gap: 14px; }
.form label { font-size: 13px; font-weight: 600; color: var(--ink-soft); display: block; margin-bottom: 6px; }
.form input, .form textarea {
  width: 100%;
  font: 16px var(--sans);
  color: var(--ink);
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 13px 14px;
  transition: border-color 0.18s ease;
}
.form input:focus, .form textarea:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 3px rgba(200, 135, 90, 0.25); }
.form .is-error { border-color: #B5542F; }
.form__row { display: grid; gap: 14px; }
@media (min-width: 640px) { .form__row { grid-template-columns: 1fr 1fr; } }
.form__note { font-size: 12.5px; color: var(--ink-mute); }
.form__status { font-size: 14.5px; font-weight: 600; min-height: 1.4em; }
.form__status.ok { color: #4F6B4A; }
.form__status.err { color: #B5542F; }

/* --------------------------------------------------------------------------
   Footer (dark surface)
   -------------------------------------------------------------------------- */
.site-footer {
  background: var(--espresso);
  color: var(--mist);
  font-size: 14px;
}
.site-footer .container { padding-top: 56px; padding-bottom: 32px; }
.footer-grid { display: grid; gap: 32px; }
@media (min-width: 900px) { .footer-grid { grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; } }
.site-footer .wordmark { margin-bottom: 14px; display: inline-block; }
.site-footer h4 {
  font-family: var(--sans);
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent-light);
  margin-bottom: 14px;
}
.site-footer ul { display: grid; gap: 8px; }
.site-footer a { color: rgba(255, 255, 255, 0.85); }
.site-footer a:hover { color: var(--accent-light); }
.footer-brokerage {
  background: var(--paper);
  border-radius: 8px;
  padding: 12px 14px;
  display: inline-block;
  margin-top: 6px;
}
.footer-brokerage img { max-width: 220px; }
.footer-bottom {
  margin-top: 40px;
  padding-top: 20px;
  border-top: 1px solid var(--line-dark);
  display: flex;
  flex-wrap: wrap;
  gap: 12px 24px;
  align-items: center;
  justify-content: space-between;
  font-size: 12.5px;
  color: rgba(191, 201, 199, 0.7);
}
.footer-bottom img { height: 28px; width: auto; opacity: 0.8; }
.footer-sign {
  font-family: var(--serif);
  font-size: 1.35rem;
  color: var(--paper);
  margin-top: 18px;
}

/* --------------------------------------------------------------------------
   Inner pages: page hero, prose, brochures, FAQ, gallery, CTA, map
   -------------------------------------------------------------------------- */
.hero--page { min-height: 46svh; }
.hero--page .container { padding-top: 72px; padding-bottom: 40px; }
.hero--page h1 { font-size: clamp(2.3rem, 5vw, 4.2rem); max-width: 18ch; margin-bottom: 0.35em; }
.hero--page .hero__lede { margin-bottom: 0; }
@media (min-width: 900px) {
  .hero--page { min-height: 52svh; }
  .hero--page .container { padding-bottom: 56px; }
}

.about--page { margin-bottom: 32px; }
.about--page .about__photo { max-width: 360px; }
.facts .card h3 { font-size: 1.25rem; }
.facts .card p { margin: 0; }
.prose > p:last-child, .card > p:last-child, .faq__item p:last-child { margin-bottom: 0; }
.split { align-items: stretch; } /* equal-height cards everywhere, link pinned to the bottom (Erik, 2026-10-22) */
.section:not(.screen) .section-head { margin-bottom: 28px; }
.section:not(.screen) .carousel__track { padding-bottom: 4px; }

.prose-grid { display: grid; gap: 24px; }
@media (min-width: 900px) { .prose-grid { grid-template-columns: 2fr 3fr; gap: 64px; align-items: start; } }
.prose p { color: var(--ink-soft); font-size: 1.05rem; }
.prose .hero__actions { margin-top: 24px; margin-bottom: 0; }
.callout {
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-left: 3px solid var(--accent);
  border-radius: var(--radius);
  padding: 18px 20px;
  color: var(--ink) !important;
}
.callout a { font-weight: 600; border-bottom: 1.5px solid var(--accent); white-space: nowrap; }
h2 .accent { font-style: normal; color: var(--accent-2); }

.brochures { display: grid; gap: 20px; }
@media (min-width: 640px) { .brochures { grid-template-columns: 1fr 1fr; gap: 24px; } }
.brochure {
  display: block;
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  transition: transform 0.18s ease, border-color 0.18s ease;
}
.brochure:hover { transform: translateY(-2px); border-color: var(--accent); color: var(--ink); }
.brochure img { width: 100%; height: clamp(280px, 48svh, 460px); object-fit: contain; padding: 12px; background: var(--paper-2); }
.brochure__label { display: flex; justify-content: space-between; align-items: center; gap: 12px; padding: 14px 18px; font-weight: 600; font-size: 15px; }
.brochure-note { margin: 14px 0 0; }

.cta__inner { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 24px 48px; }
.cta__inner h2 { max-width: 24ch; margin-bottom: 0; }
.cta__inner .hero__actions { margin: 0; }
.section.cta { padding: 44px 0; }

.faq { border-top: 1px solid var(--line); }
.faq__item { border-bottom: 1px solid var(--line); }
.faq__item summary {
  cursor: pointer;
  list-style: none;
  font-family: var(--serif);
  font-size: 1.3rem;
  line-height: 1.25;
  padding: 18px 40px 18px 0;
  position: relative;
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary::after {
  content: "+";
  position: absolute; right: 4px; top: 50%;
  transform: translateY(-50%);
  font-family: var(--sans);
  font-size: 1.4rem;
  color: var(--accent-2);
  transition: transform 0.2s ease;
}
.faq__item[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq__item p { color: var(--ink-soft); margin: 0 0 20px; max-width: 62ch; }

.gallery { display: grid; gap: 12px; grid-template-columns: repeat(2, 1fr); }
@media (min-width: 900px) { .gallery { grid-template-columns: repeat(3, 1fr); gap: 16px; } }
.gallery__item {
  display: block;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  border-radius: var(--radius);
  background: var(--paper-3);
}
.gallery__item img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s ease; }
.gallery__item:hover img { transform: scale(1.03); }

.lightbox {
  border: 0;
  padding: 0;
  background: transparent;
  max-width: min(94vw, 1400px);
  max-height: 92vh;
}
.lightbox::backdrop { background: rgba(43, 33, 24, 0.9); }
.lightbox img { max-width: min(94vw, 1400px); max-height: 92vh; width: auto; height: auto; border-radius: var(--radius); }
.lightbox__close {
  position: fixed; top: 16px; right: 16px;
  width: 44px; height: 44px;
  border-radius: 50%;
  border: 1.5px solid rgba(255, 255, 255, 0.6);
  background: rgba(43, 33, 24, 0.6);
  color: var(--paper);
  font: 24px/1 var(--sans);
  cursor: pointer;
}

.map iframe { width: 100%; aspect-ratio: 4 / 3; border: 0; border-radius: var(--radius); display: block; }

@media (min-width: 900px) {
  /* Inner-page cards are not squeezed into one screen; give their text room */
  .section:not(.screen) .card { padding: 26px 26px 24px; }
  .section:not(.screen) .card > p:not(.quote) { font-size: 0.98rem; line-height: 1.55; }
  .section:not(.screen) .card h3 { font-size: 1.45rem; }
}

/* --------------------------------------------------------------------------
   Reduced motion
   -------------------------------------------------------------------------- */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition: none !important; animation: none !important; }
  html { scroll-behavior: auto; }
}

/* ---------- Guides and journal (2026-10-22) ---------- */
.says { margin: 0 0 20px; padding: 20px 24px; border-left: 3px solid var(--accent); background: var(--paper-3); border-radius: 0 12px 12px 0; }
.says p { margin: 0 0 10px; font-family: var(--serif); font-size: 1.2rem; line-height: 1.45; color: var(--ink); }
.says cite { font-style: normal; font-size: 13px; color: var(--ink-mute); }
.says cite a { border-bottom: 1px solid var(--accent); }
.pager { display: grid; gap: 14px; }
.pager__link { display: flex; flex-direction: column; gap: 4px; padding: 16px 20px; border: 1px solid var(--line); border-radius: 12px; background: var(--paper); font-family: var(--serif); font-size: 1.25rem; line-height: 1.2; }
.pager__link .eyebrow { margin: 0; font-family: var(--sans); }
.pager__link:hover { border-color: var(--accent); }
.pager__link--next { text-align: right; align-items: flex-end; }
.chip.is-active { background: var(--espresso); color: var(--paper); border-color: var(--espresso); }
.chip--draft { background: var(--accent); color: var(--espresso); border-color: var(--accent); }
.post__date { flex-direction: row; flex-wrap: wrap; align-items: center; }
.article { max-width: 760px; }
.article__head { margin-bottom: 32px; }
.article__meta { display: flex; align-items: center; gap: 10px; flex-wrap: wrap; font-size: 13.5px; color: var(--ink-mute); margin-bottom: 18px; }
.article__head h1 { font-size: clamp(2rem, 4.2vw, 3.2rem); margin-bottom: 14px; max-width: 20ch; }
.article__head .lede { margin: 0; }
.article__body p, .article__body li { color: var(--ink-soft); font-size: 1.08rem; line-height: 1.65; }
.article__body p { margin: 0 0 18px; }
.article__body ul { margin: 0 0 20px 1.2em; padding: 0; list-style: disc; }
.article__body li { margin-bottom: 8px; }
.article__body strong { color: var(--ink); font-weight: 600; }
.article__foot { margin-top: 32px; padding-top: 24px; border-top: 1px solid var(--line); }
.article__foot p { color: var(--ink-mute); font-size: 14px; margin-bottom: 16px; }
.article__foot a { border-bottom: 1px solid var(--accent); }
.article__foot .hero__actions { margin: 0; }
@media (min-width: 640px) {
  .pager { grid-template-columns: 1fr 1fr; }
}
@media (min-width: 900px) {
  .post__date { flex-direction: column; align-items: flex-start; }
}

/* ---------- Light header, proof bar, drawer and footer (2026-10-22) ----------
   Overrides the "dark surface" rules above so the ink color is type only. */
.site-header { background: var(--paper); color: var(--ink); border-bottom: 1px solid var(--terracotta); }
.wordmark { color: var(--ink); }
.wordmark:hover { color: var(--terracotta-deep); }
.wordmark small { color: var(--taupe); }
.nav a { color: var(--ink-soft); }
.nav a:hover, .nav a.active { color: var(--ink); }
.nav a::after { background: var(--terracotta); }
.site-header .btn--outline-light { border-color: var(--espresso); color: var(--espresso); }
.site-header .btn--outline-light:hover { background: var(--espresso); color: var(--paper); }
.nav-toggle { border-color: var(--espresso); color: var(--espresso); }
.drawer { background: var(--paper); color: var(--ink); }
.drawer a { color: var(--ink); border-bottom-color: var(--line); }
.drawer a.active { color: var(--terracotta-deep); }
.drawer a.btn { border-color: var(--espresso); }
.proof { background: var(--paper); color: var(--ink); border-top: 1px solid var(--terracotta); border-bottom: 1px solid var(--terracotta); }
.stat { border-left-color: var(--terracotta); }
.stat__value { color: var(--ink); }
.stat__label { color: var(--taupe); }
.proof__source { color: var(--ink-mute); }
.site-footer { background: var(--paper-3); color: var(--ink-soft); border-top: 1px solid var(--terracotta); }
.site-footer .wordmark { color: var(--ink); }
.site-footer h4 { color: var(--terracotta-deep); }
.site-footer a { color: var(--ink-soft); }
.site-footer a:hover { color: var(--terracotta-deep); }
.footer-brokerage { background: var(--paper); border: 1px solid var(--line); }
.footer-bottom { border-top-color: var(--line); color: var(--ink-mute); }
.footer-sign { color: var(--ink); }
.eyebrow { color: var(--terracotta-deep); }
.eyebrow::before { background: var(--terracotta); }
.link { border-bottom-color: var(--terracotta); }

/* ---------- Type: Jost Light display (2026-10-22) ---------- */
h1, h2, .hero h1, .hero--page h1, .article__head h1, .stat__value, .footer-sign, .pull, .says p { font-weight: 300; letter-spacing: 0.005em; }
h3, h4, .wordmark, .listing__title, .pager__link, .quote-card p, .card .quote, .aside-card h3 { font-weight: 400; }
.site-footer .wordmark, .wordmark { font-weight: 400; }
.hero h1, .hero--page h1 { line-height: 1.04; }
h2 { line-height: 1.1; }
.hero h1 em, h2 em, .hero--page h1 em { font-style: normal; }
.tile h3 { font-weight: 400; }
@media (max-width: 480px) {
  .wordmark { font-size: 1.3rem; }
  .wordmark small { font-size: 8.5px; letter-spacing: 0.1em; }
}
/* Inline links inside running text stay inline so punctuation doesn't wrap (About fact card) */
p .link { display: inline; gap: 0; padding-bottom: 1px; }

/* Separate full-screen portrait/bio and featured-video sections. */
.about--home { align-items: center; }
.about__media { min-width: 0; }
.about--home .about__photo { width: min(100%, 380px); margin: 0 auto; max-height: calc(100svh - var(--nav-h) - 100px); }
.featured-video { margin: 0; }
.featured-video__player { aspect-ratio: 16 / 9; background: var(--paper-2); border-radius: var(--radius); overflow: hidden; }
.featured-video iframe { display: block; width: 100%; height: 100%; border: 0; }
.featured-video figcaption { padding-top: 16px; }
.featured-video .eyebrow { font-size: 10px; margin-bottom: 8px; }
.featured-video h3 { font-size: 1.25rem; line-height: 1.25; }
.featured-video p:not(.eyebrow) { font-size: 13px; color: var(--ink-soft); margin: 8px 0; }
.featured-video .link { font-size: 13px; }
.video-section { padding: 32px 0; }
.video-section .featured-video { width: min(100%, 1080px, calc((100svh - var(--nav-h) - 240px) * 16 / 9)); margin: 0 auto; }
.video-section figcaption { text-align: center; }
.video-section .eyebrow { justify-content: center; }
.video-section h3 { font-size: clamp(1.2rem, 2vw, 1.65rem); margin-bottom: 8px; }
@media (max-width: 899px) {
  .about--home .about__photo { width: min(100%, 240px); }
  .video-section .featured-video { width: 100%; }
}
@media (max-height: 600px) and (min-width: 900px) {
  .video-section { padding: 16px 0; }
  .video-section .featured-video { width: min(100%, calc((100svh - var(--nav-h) - 190px) * 16 / 9)); }
  .video-section figcaption { padding-top: 8px; }
}

/* Untinted neighborhood photos, with readable captions on a light surface. */
.tiles--daylight .tile { aspect-ratio: auto; background: var(--paper); color: var(--ink); border: 1px solid var(--line); }
.tiles--daylight .tile::after { display: none; }
.tiles--daylight .tile img { position: static; height: auto; aspect-ratio: 2.3 / 1; object-fit: cover; z-index: auto; }
.tiles--daylight .tile:hover img { transform: none; }
.tiles--daylight .tile__body { position: static; padding: 16px 18px 18px; }
.tiles--daylight .tile__num { color: var(--terracotta-deep); font-size: 9px; letter-spacing: .06em; }
.tiles--daylight .tile h3 { color: var(--ink); font-size: 1.45rem; }
.tiles--daylight .tile p { color: var(--ink-soft); }
.tiles--daylight .tile:hover { border-color: var(--terracotta); }
.photo-credit-link { font-size: 11px; color: var(--taupe); margin-top: 10px; margin-bottom: 0; }
.photo-credit-link a { text-decoration: underline; text-underline-offset: 3px; }

/* Restrict the banner shadow to the text side; keep the rest of the photo clear. */
.hero--page::before {
  background: linear-gradient(90deg, rgba(0,0,0,.76) 0%, rgba(0,0,0,.58) 34%, rgba(0,0,0,.15) 68%, transparent 100%);
}
@media (max-width: 639px) {
  .hero--page::before { background: linear-gradient(0deg, rgba(0,0,0,.76), rgba(0,0,0,.16)); }
}

[id] { scroll-margin-top: calc(var(--nav-h) + 24px); }

.callout a[href^="#"] { white-space: normal; overflow-wrap: anywhere; }

/* Quiet editorial motion: content stays available without JavaScript. */
@media (prefers-reduced-motion: no-preference) {
  main { animation: page-arrive 900ms cubic-bezier(.22, .61, .36, 1) both; }
  .hero > .container { animation: content-arrive 1100ms cubic-bezier(.22, .61, .36, 1) 100ms both; }
  .reveal-arriving {
    animation: content-arrive 800ms cubic-bezier(.22, .61, .36, 1) var(--reveal-delay, 0ms) both;
  }
  .reveal-arriving:focus-within { animation: none; }
}
@keyframes page-arrive { from { opacity: 0; } to { opacity: 1; } }
@keyframes content-arrive {
  from { opacity: 0; transform: translateY(16px); }
  to { opacity: 1; transform: translateY(0); }
}
@media print {
  main, .hero > .container, .reveal-arriving { animation: none !important; opacity: 1 !important; transform: none !important; }
}

/* Full testimonials open independently of the one-screen home sections. */
.review-open { align-self: flex-start; border: 0; background: none; padding: 0; font: inherit; cursor: pointer; }
.review-open[hidden] { display: none; }
.review-dialog { width: min(720px, calc(100% - 32px)); max-height: 85dvh; margin: auto; padding: clamp(24px, 5vw, 48px); overflow-y: auto; border: 1px solid var(--line); border-radius: var(--radius); color: var(--ink); background: var(--paper); }
.review-dialog::backdrop { background: rgb(43 33 24 / 55%); }
.review-dialog form { display: flex; justify-content: flex-end; margin-bottom: 24px; }
.review-dialog h2 { font-size: clamp(1.6rem, 4vw, 2.4rem); }
.review-dialog p { margin-top: 20px; }
/* A selected LinkedIn post has its own screen, separate from website articles. */
.linkedin-layout{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1fr);gap:60px;align-items:center;max-width:1120px}.linkedin-layout h2{font-size:clamp(2rem,4vw,3.6rem);line-height:1.15}.linkedin-layout p{margin:22px 0}.linkedin-layout iframe{width:100%;height:clamp(480px,calc(100svh - var(--nav-h) - 72px),760px);min-height:0;border:0;border-radius:8px;background:white}.linkedin-layout .small{font-size:12px;max-width:350px}@media(max-width:760px){.linkedin-layout{grid-template-columns:1fr;gap:20px}.linkedin-layout p{margin:14px 0}.linkedin-layout iframe{height:640px;min-height:0}.linkedin-section.screen{height:auto;min-height:calc(100svh - var(--nav-h));padding:32px 0}}

/* Let the brokerage line wrap instead of pushing Menu off narrow phones. */
@media (max-width: 639px) {
  .site-header .container { gap: 12px; }
  .site-header .wordmark { min-width: 0; flex: 1; }
  .site-header .wordmark small { white-space: normal; line-height: 1.35; }
  .header-actions { flex-shrink: 0; }
}

/* Keep every review aligned; complete text stays available in its dialog. */
#testimonials .carousel__track { align-items: stretch; }
#testimonials .quote-card { height: auto; margin: 0; }
#testimonials blockquote.quote-card > p {
  flex: none; height: 12.4em; margin: 0 0 18px; line-height: 1.55;
  display: -webkit-box; -webkit-line-clamp: 8; -webkit-box-orient: vertical; overflow: hidden;
}
#testimonials .review-open { margin: 0 0 18px; }
#testimonials .quote-card footer { margin-top: auto; min-height: 44px; }
#testimonials .quote-card--google { justify-content: center; }
#testimonials .quote-card--google p { flex: none; margin: 0 0 18px; }

/* Journal cover photos: compact cards, uncropped article images. */
.post__content{display:flow-root;min-width:0}.post__photo{float:right;width:clamp(110px,28%,180px);margin:0 0 12px 20px}.post__photo img{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border-radius:8px}.article__cover{margin:0 0 32px}.article__cover img{display:block;width:100%;max-height:620px;object-fit:contain;border-radius:8px;background:var(--paper-2)}.article__cover figcaption{font-size:13px;color:var(--taupe);margin-top:10px}@media(max-width:480px){.post__photo{float:none;display:block;width:100%;margin:0 0 16px}.post__photo img{max-height:220px}}