:root {
  --navy: #071526;
  --navy-mid: #0d2138;
  --navy-soft: #152a45;
  --charcoal: #111827;
  --gold: #c89b3c;
  --gold-light: #d4ad5a;
  --gold-dark: #a67d2e;
  --cream: #f7f3ea;
  --white: #ffffff;
  --gray-50: #f7f3ea;
  --gray-100: #f0ebe0;
  --gray-200: #e5e7eb;
  --gray-400: #9ca3af;
  --gray-600: #6b7280;
  --gray-800: #111827;
  --text: #111827;
  --success: #047857;
  --radius: 12px;
  --radius-lg: 20px;
  --shadow-sm: 0 2px 12px rgba(7, 21, 38, 0.06);
  --shadow: 0 12px 40px rgba(7, 21, 38, 0.1);
  --shadow-lg: 0 28px 64px rgba(7, 21, 38, 0.18);
  --font: "Inter", system-ui, -apple-system, sans-serif;
  --font-display: "Playfair Display", Georgia, serif;
  --header-h: 76px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font);
  color: var(--text);
  background: var(--cream);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
h1, h2, h3, .logo {
  font-family: var(--font-display);
  font-weight: 700;
  letter-spacing: -0.02em;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy-soft); text-decoration: none; }
a:hover { text-decoration: underline; }

.container { width: min(1180px, 92vw); margin: 0 auto; }

/* Utilities */
.card-elevated {
  background: var(--white);
  border: 1px solid var(--gray-200);
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow);
}
.hide-mobile { display: inline-flex; }
.section-label {
  display: inline-block;
  font-size: 0.72rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--gold-dark);
  margin-bottom: 0.5rem;
}
.section-cta-center { text-align: center; margin-top: 2.5rem; }
.disclaimer-inline {
  font-size: 0.9rem;
  color: var(--gray-600);
  max-width: 640px;
  margin: 0.75rem auto 0;
}

/* Header */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 300;
  background: rgba(7, 21, 38, 0.92);
  backdrop-filter: blur(14px);
  border-bottom: 1px solid rgba(200, 155, 60, 0.2);
  height: var(--header-h);
  transition: background 0.25s, box-shadow 0.25s;
}
.site-header.is-scrolled {
  background: rgba(255, 255, 255, 0.98);
  border-bottom-color: var(--gray-200);
  box-shadow: var(--shadow-sm);
}
.site-header.is-scrolled .logo,
.site-header.is-scrolled .header-phone { color: var(--navy); }
.site-header.is-scrolled .logo span { color: var(--gold-dark); }
.site-header:not(.is-scrolled) .logo,
.site-header:not(.is-scrolled) .header-phone { color: var(--white); }
.site-header:not(.is-scrolled) .btn-secondary {
  background: transparent;
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.45);
}
.site-header:not(.is-scrolled) .btn-secondary:hover {
  background: rgba(255, 255, 255, 0.1);
  border-color: var(--gold);
  color: var(--white);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: var(--header-h);
  gap: 0.75rem;
}
.logo {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-weight: 800;
  font-size: 1.15rem;
  color: var(--navy);
  text-decoration: none;
  letter-spacing: -0.02em;
}
.logo-mark {
  width: 36px; height: 36px;
  background: linear-gradient(135deg, var(--navy), var(--navy-mid));
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gold-light);
  font-size: 0.7rem;
  font-weight: 800;
}
.logo span { color: var(--gold-dark); }
.header-nav { display: flex; align-items: center; gap: 0.65rem; flex-wrap: wrap; }
.header-phone {
  display: flex;
  align-items: center;
  gap: 0.35rem;
  font-weight: 600;
  font-size: 0.9rem;
  color: var(--navy);
  text-decoration: none;
}
.header-phone:hover { color: var(--gold-dark); text-decoration: none; }

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 0.65rem 1.2rem;
  border-radius: var(--radius);
  font-weight: 600;
  font-size: 0.9rem;
  border: 2px solid transparent;
  cursor: pointer;
  text-decoration: none;
  transition: transform 0.15s, box-shadow 0.15s, background 0.15s;
  font-family: inherit;
}
.btn:hover { text-decoration: none; }
.btn:active { transform: translateY(0); }
.btn-lg { padding: 0.85rem 1.5rem; font-size: 1rem; }
.btn-block { width: 100%; }
.btn-gold {
  background: linear-gradient(180deg, var(--gold-light) 0%, var(--gold) 100%);
  color: var(--navy);
  border-color: var(--gold-dark);
  box-shadow: 0 6px 20px rgba(200, 155, 60, 0.4);
}
.btn-gold:hover {
  transform: translateY(-2px);
  box-shadow: 0 10px 28px rgba(200, 155, 60, 0.5);
  filter: brightness(1.05);
  color: var(--navy);
}
.btn-primary {
  background: var(--navy);
  color: var(--white);
}
.btn-primary:hover { background: var(--navy-mid); color: var(--white); }
.btn-secondary {
  background: var(--white);
  color: var(--navy);
  border-color: var(--gray-200);
}
.btn-secondary:hover { border-color: var(--gold); color: var(--navy); }
.btn-secondary-dark {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.5);
}
.btn-secondary-dark:hover { background: rgba(255,255,255,0.1); color: var(--white); }
.btn-outline {
  background: var(--white);
  color: var(--navy);
  border: 2px solid var(--navy);
  width: 100%;
}
.btn-outline:hover { background: var(--navy); color: var(--white); }
.btn-ghost-light {
  background: rgba(255,255,255,0.12);
  color: var(--white);
  border: 1px solid rgba(255,255,255,0.35);
}
.btn-ghost-light:hover { background: rgba(255,255,255,0.22); color: var(--white); }

/* Hero */
.hero {
  position: relative;
  min-height: min(92vh, 900px);
  display: flex;
  align-items: center;
  padding: calc(var(--header-h) + 2rem) 0 3rem;
  overflow: hidden;
}
.hero-bg {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(105deg, rgba(7, 21, 38, 0.94) 0%, rgba(7, 21, 38, 0.82) 40%, rgba(7, 21, 38, 0.62) 100%),
    url("https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=2200&q=85") center / cover no-repeat;
}
.hero-inner {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 1.05fr minmax(300px, 420px);
  gap: 2.5rem;
  align-items: start;
}
.hero-eyebrow {
  font-size: 0.8rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold-light);
  margin: 0 0 0.75rem;
}
.hero-content h1 {
  font-size: clamp(1.85rem, 4.2vw, 2.85rem);
  font-weight: 800;
  line-height: 1.12;
  color: var(--white);
  margin: 0 0 1rem;
  letter-spacing: -0.03em;
}
.hero-content .subhead {
  font-size: clamp(0.95rem, 1.8vw, 1.1rem);
  color: rgba(255,255,255,0.88);
  margin: 0 0 1.5rem;
  max-width: 520px;
  line-height: 1.6;
}
.hero-cta-stack {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
  align-items: flex-start;
}

/* Form card */
.form-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  box-shadow: 0 24px 56px rgba(7, 21, 38, 0.22);
  overflow: hidden;
  border: 1px solid var(--gray-200);
  transition: box-shadow 0.25s, transform 0.25s;
}
.form-card:hover {
  box-shadow: 0 32px 64px rgba(7, 21, 38, 0.26);
}
.form-card-gold-bar {
  height: 4px;
  background: linear-gradient(90deg, var(--gold-dark), var(--gold-light), var(--gold-dark));
}
.form-card-header {
  padding: 1.35rem 1.5rem 0.5rem;
  background: linear-gradient(180deg, var(--gray-50), var(--white));
}
.form-card-header h2 {
  margin: 0 0 0.35rem;
  font-size: 1.3rem;
  font-weight: 800;
  color: var(--navy);
}
.form-card-header p,
#form-intro-line {
  margin: 0;
  font-size: 0.88rem;
  color: var(--gray-600);
  line-height: 1.5;
}
.form-card-body { padding: 0 1.5rem 1.5rem; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0.7rem; }
.form-group { margin-bottom: 0.7rem; }
.form-group label {
  display: block;
  font-size: 0.7rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  color: var(--gray-600);
  margin-bottom: 0.3rem;
}
.form-group input,
.form-group select {
  width: 100%;
  padding: 0.7rem 0.8rem;
  border: 1px solid var(--gray-200);
  border-radius: var(--radius);
  font: inherit;
  font-size: 0.92rem;
  background: var(--white);
  transition: border-color 0.15s, box-shadow 0.15s;
}
.form-group input:focus,
.form-group select:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(201, 162, 39, 0.2);
}
.consent {
  display: flex;
  gap: 0.55rem;
  font-size: 0.72rem;
  color: var(--gray-600);
  line-height: 1.45;
  margin: 0.5rem 0 0.85rem;
}
.consent input { accent-color: var(--gold-dark); margin-top: 0.15rem; }
.form-trust-note {
  font-size: 0.75rem;
  color: var(--gray-400);
  text-align: center;
  margin: 0.85rem 0 0;
  line-height: 1.45;
}
.form-error {
  display: none;
  color: #b91c1c;
  font-size: 0.85rem;
  padding: 0.5rem 0.75rem;
  background: #fef2f2;
  border-radius: var(--radius);
  margin-bottom: 0.75rem;
}
.form-error.visible { display: block; }
.success-panel { display: none; text-align: center; padding: 2rem 0.5rem; }
.success-panel.visible { display: block; }
.success-icon {
  width: 52px; height: 52px;
  margin: 0 auto 1rem;
  background: #d1fae5;
  color: var(--success);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1.5rem;
  font-weight: 700;
}
.success-panel h2 { color: var(--navy); margin: 0 0 0.5rem; }

/* Trust bar */
.trust-bar {
  background: var(--white);
  border-bottom: 1px solid var(--gray-200);
  padding: 1.25rem 0;
  box-shadow: var(--shadow-sm);
}
.trust-bar-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
}
.trust-pill {
  display: flex;
  align-items: flex-start;
  gap: 0.65rem;
  padding: 0.85rem 1rem;
  background: var(--gray-50);
  border-radius: var(--radius);
  border: 1px solid var(--gray-200);
}
.trust-pill-icon {
  width: 32px; height: 32px;
  flex-shrink: 0;
  background: var(--navy);
  color: var(--gold-light);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.85rem;
  font-weight: 700;
}
.trust-pill strong {
  display: block;
  font-size: 0.9rem;
  color: var(--navy);
}
.trust-pill span {
  font-size: 0.78rem;
  color: var(--gray-600);
}

/* Family promise */
.family-promise {
  padding: 0 0 2.5rem;
  background: var(--white);
}
.family-promise-inner {
  text-align: center;
  max-width: 42rem;
  margin: 0 auto;
  padding: 1.75rem 2rem;
  border: 1px solid var(--gray-200);
  background: linear-gradient(135deg, #fffdf8 0%, var(--white) 55%);
}
.family-promise-lead {
  margin: 0 0 0.65rem;
  font-size: 1.15rem;
  font-weight: 600;
  color: var(--navy);
}
.family-promise-inner p:last-child {
  margin: 0;
  font-size: 0.95rem;
  color: var(--gray-600);
  line-height: 1.65;
}
.form-card-header h2 { letter-spacing: -0.02em; }
#form-intro-line { color: var(--gray-600); font-size: 0.92rem; line-height: 1.55; }

/* Hero quick search (Zillow-style bar) */
.hero-quick-search {
  margin: 1.25rem 0 0.5rem;
  padding: 1rem 1.1rem;
  background: rgba(255, 255, 255, 0.12);
  border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: var(--radius-lg);
  backdrop-filter: blur(8px);
  max-width: 28rem;
}
.hero-quick-label {
  margin: 0 0 0.6rem;
  font-size: 0.8rem;
  font-weight: 600;
  color: rgba(255, 255, 255, 0.9);
}
.hero-quick-row {
  display: grid;
  grid-template-columns: 1fr 1fr auto;
  gap: 0.5rem;
  align-items: end;
}
.hero-quick-row select {
  padding: 0.65rem 0.75rem;
  border-radius: var(--radius);
  border: 1px solid rgba(255, 255, 255, 0.35);
  background: var(--white);
  font: inherit;
  font-size: 0.88rem;
}
.hero-quick-row .btn { white-space: nowrap; padding: 0.65rem 1rem; }

/* 2-step form */
.form-progress {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.5rem;
  padding: 1rem 1.5rem 0;
}
.form-progress-step {
  width: 28px;
  height: 28px;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.75rem;
  font-weight: 700;
  background: var(--gray-200);
  color: var(--gray-600);
}
.form-progress-step.is-active,
.form-progress-step.is-done {
  background: var(--gold);
  color: var(--navy);
}
.form-progress-line {
  width: 48px;
  height: 2px;
  background: var(--gray-200);
}
.form-step-title {
  margin: 0 0 1rem;
  font-size: 1rem;
  font-weight: 700;
  color: var(--navy);
}
.form-step-recap {
  margin: -0.5rem 0 1rem;
  padding: 0.65rem 0.85rem;
  background: var(--gray-50);
  border-radius: var(--radius);
  font-size: 0.85rem;
  color: var(--gray-600);
}
.form-step-actions {
  display: flex;
  gap: 0.65rem;
  align-items: center;
  margin-top: 0.5rem;
}
.form-step-actions .btn-gold { flex: 1; }
.label-like {
  display: block;
  font-size: 0.7rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  color: var(--gray-600);
  margin-bottom: 0.35rem;
}
.label-hint { font-weight: 500; text-transform: none; letter-spacing: 0; color: var(--gray-400); }
.chip-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.4rem;
  margin-top: 0.45rem;
}
.chip {
  padding: 0.35rem 0.7rem;
  border-radius: 999px;
  border: 1px solid var(--gray-200);
  background: var(--white);
  font-size: 0.78rem;
  font-weight: 600;
  color: var(--navy);
  cursor: pointer;
  transition: background 0.15s, border-color 0.15s;
}
.chip:hover { border-color: var(--gold); }
.chip.is-selected {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--white);
}
.form-micro-note {
  margin: 0.65rem 0 0;
  font-size: 0.72rem;
  color: var(--gray-400);
  text-align: center;
}

/* Simple property search */
.search-form-simple .search-simple-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0.75rem;
  align-items: end;
}
.search-more-filters {
  margin-top: 0.85rem;
  font-size: 0.85rem;
  color: var(--gray-600);
}
.search-more-filters summary {
  cursor: pointer;
  font-weight: 600;
  color: var(--navy);
}
.search-more-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.75rem;
  margin-top: 0.75rem;
}

/* Sticky mobile CTA */
.sticky-cta {
  position: fixed;
  bottom: 0;
  left: 0;
  right: 0;
  z-index: 90;
  display: flex;
  gap: 0.5rem;
  padding: 0.65rem 1rem calc(0.65rem + env(safe-area-inset-bottom));
  background: var(--white);
  border-top: 1px solid var(--gray-200);
  box-shadow: 0 -4px 20px rgba(10, 22, 40, 0.12);
}
.sticky-cta .btn { flex: 1; justify-content: center; }
.sticky-cta-call { flex: 0 0 auto; min-width: 5rem; }

/* Sections */
.section { padding: 5rem 0; }
.section-alt { background: var(--white); }
.section-listings { background: var(--cream); }
.section-header h2 {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 3.5vw, 2.35rem);
  color: var(--navy);
  margin: 0 0 0.5rem;
}
.section-header { text-align: center; margin-bottom: 2rem; }
.section-header h2 {
  font-size: clamp(1.6rem, 3vw, 2.1rem);
  font-weight: 800;
  color: var(--navy);
  margin: 0;
  letter-spacing: -0.02em;
}
.section-header p { color: var(--gray-600); margin: 0.5rem 0 0; }

/* Listings */
.listings-grid,
.listings-grid-premium {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.35rem;
}
.listing-card {
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: transform 0.2s, box-shadow 0.2s;
}
.listing-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-lg);
}
.listing-image {
  position: relative;
  aspect-ratio: 4 / 2.6;
  overflow: hidden;
  background: var(--gray-200);
}
.listing-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.listing-badge {
  position: absolute;
  top: 0.65rem;
  left: 0.65rem;
  background: var(--navy);
  color: var(--gold-light);
  font-size: 0.65rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  padding: 0.25rem 0.55rem;
  border-radius: 4px;
}
.listing-body { padding: 1.15rem 1.25rem 1.25rem; flex: 1; display: flex; flex-direction: column; }
.listing-price {
  font-size: 1.1rem;
  font-weight: 800;
  color: var(--navy);
  margin: 0 0 0.25rem;
}
.listing-body h3 {
  margin: 0 0 0.35rem;
  font-size: 1rem;
  font-weight: 700;
  color: var(--text);
}
.listing-meta {
  font-size: 0.82rem;
  color: var(--gray-600);
  margin: 0 0 1rem;
  flex: 1;
}
.listing-cta { margin-top: auto; }

/* Live KW listings browse */
.section-listings-live { background: var(--cream); }
.listings-toolbar {
  padding: 1.25rem 1.35rem;
  margin-bottom: 1.5rem;
  border: 1px solid rgba(7, 21, 38, 0.08);
}
.listings-search-primary {
  display: flex;
  gap: 0.75rem;
  align-items: stretch;
  margin-bottom: 1rem;
}
.listings-search-primary input[type="search"] {
  flex: 1;
  min-height: 52px;
  padding: 0.85rem 1rem;
  border: 1px solid var(--gray-200);
  border-radius: 10px;
  font-size: 1rem;
  background: var(--white);
}
.listings-search-filters {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0.75rem;
}
.listings-toolbar-note {
  margin: 1rem 0 0;
  font-size: 0.82rem;
  color: var(--gray-600);
}
.listings-status {
  margin: 0 0 1rem;
  font-weight: 600;
  color: var(--navy);
}
.listings-mls-disclaimer {
  margin: 1.25rem 0 0;
  font-size: 0.78rem;
  color: var(--gray-600);
  line-height: 1.5;
}
.listings-toolbar-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  justify-content: center;
  margin-top: 1.5rem;
}
.listing-card-live .listing-card-link {
  text-decoration: none;
  color: inherit;
  display: flex;
  flex-direction: column;
  flex: 1;
}
.listing-card-live {
  display: flex;
  flex-direction: column;
}
.listing-card-live .listing-cta-live {
  margin: 0 1.15rem 1.15rem;
}
.listing-mls-line {
  font-size: 0.72rem;
  color: var(--gray-600);
  margin: 0;
}
.listing-badge.status-active { background: #1a5c3e; color: #fff; }
.listing-badge.status-pending { background: #8a5a00; color: #fff; }
.listing-badge.status-sold { background: #555; color: #fff; }
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  border: 0;
}

/* Steps */
.steps-grid {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.25rem;
}
.step-card {
  padding: 1.75rem 1.5rem;
  position: relative;
}
.step-num {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 40px; height: 40px;
  background: linear-gradient(135deg, var(--gold), var(--gold-light));
  color: var(--navy);
  font-weight: 800;
  font-size: 1.1rem;
  border-radius: 50%;
  margin-bottom: 1rem;
}
.step-card h3 {
  margin: 0 0 0.5rem;
  font-size: 1.05rem;
  color: var(--navy);
}
.step-card p {
  margin: 0;
  font-size: 0.9rem;
  color: var(--gray-600);
  line-height: 1.55;
}

/* CTA band */
.cta-band { padding: 0 0 4rem; }
.cta-band-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  padding: 2.25rem 2.5rem;
  background: linear-gradient(135deg, var(--navy) 0%, var(--navy-mid) 100%);
  border: none;
  color: var(--white);
}
.cta-band-inner h2 {
  margin: 0 0 0.5rem;
  font-size: 1.5rem;
  font-weight: 800;
}
.cta-band-inner p { margin: 0; opacity: 0.88; font-size: 0.95rem; }
.cta-band-actions { display: flex; flex-wrap: wrap; gap: 0.75rem; flex-shrink: 0; }

/* Why */
.why-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.15rem;
}
.why-card { padding: 1.5rem; }
.why-icon {
  width: 44px; height: 44px;
  background: rgba(201, 162, 39, 0.12);
  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--gold-dark);
  margin-bottom: 0.85rem;
}
.why-card h3 { margin: 0 0 0.4rem; font-size: 1rem; color: var(--navy); }
.why-card p { margin: 0; font-size: 0.88rem; color: var(--gray-600); }

/* Cities */
.city-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}
.city-card {
  position: relative;
  border: none;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 16/9;
  cursor: pointer;
  padding: 0;
  background: var(--navy);
}
.city-card-bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 0.35s;
}
.city-card:hover .city-card-bg { transform: scale(1.06); }
.city-card-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(10,22,40,0.88), transparent 55%);
}
.city-card-label {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 1rem;
  color: var(--white);
  font-weight: 700;
  font-size: 1.05rem;
  z-index: 1;
  text-align: left;
}

/* Agent */
.agent-card {
  display: grid;
  grid-template-columns: 300px 1fr;
  gap: 2.5rem;
  padding: 2rem;
  max-width: 920px;
  margin: 0 auto;
  align-items: center;
}
.agent-photo-wrap {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 1;
  background: linear-gradient(145deg, var(--navy), var(--navy-mid));
  border: 3px solid var(--gold);
  box-shadow: var(--shadow);
}
.agent-photo-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.agent-photo-fallback {
  position: absolute;
  inset: 0;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  color: var(--white);
}
.agent-photo-fallback .initials {
  font-size: 3.5rem;
  font-weight: 800;
  color: var(--gold-light);
}
.agent-photo-fallback .tag {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  opacity: 0.85;
}
.agent-info h2 {
  margin: 0 0 0.25rem;
  font-size: 1.85rem;
  font-weight: 800;
  color: var(--navy);
}
.agent-role { color: var(--gold-dark); font-weight: 600; margin: 0 0 0.25rem; }
.agent-serve { color: var(--gray-600); margin: 0 0 1rem; font-size: 0.95rem; }
.agent-contact { display: flex; flex-direction: column; gap: 0.5rem; margin-bottom: 1rem; }
.agent-contact a {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-weight: 600;
  font-size: 1.05rem;
  color: var(--navy);
  text-decoration: none;
}
.agent-contact a:hover { color: var(--gold-dark); }
.brokerage-note {
  font-size: 0.82rem;
  color: var(--gray-600);
  line-height: 1.55;
  padding: 0.85rem 1rem;
  background: var(--gray-50);
  border-left: 3px solid var(--gold);
  border-radius: 0 var(--radius) var(--radius) 0;
  margin: 0 0 1.25rem;
}

/* Disclosure & footer */
.disclosure-wrap { padding: 0 0 3rem; }
.disclosure {
  padding: 1.25rem 1.5rem;
  font-size: 0.8rem;
  color: var(--gray-600);
  line-height: 1.65;
  text-align: center;
}
.site-footer {
  background: var(--navy);
  color: rgba(255,255,255,0.8);
  padding: 2.5rem 0 1.25rem;
  border-top: 3px solid var(--gold);
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr;
  gap: 2rem;
  margin-bottom: 2rem;
}
.footer-brand .logo { color: var(--white); margin-bottom: 0.65rem; }
.footer-brand .logo span { color: var(--gold-light); }
.footer-brand p { font-size: 0.875rem; margin: 0; max-width: 260px; }
.footer-col h4 {
  color: var(--white);
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin: 0 0 0.85rem;
}
.footer-col ul { list-style: none; margin: 0; padding: 0; }
.footer-col li { margin-bottom: 0.45rem; }
.footer-col a { color: rgba(255,255,255,0.72); font-size: 0.88rem; }
.footer-col a:hover { color: var(--gold-light); }
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.1);
  padding-top: 1rem;
  font-size: 0.78rem;
  text-align: center;
}

/* Property search */
.section-search { background: var(--white); }
.search-module { padding: 1.5rem; margin-bottom: 1.5rem; border-top: 3px solid var(--gold); }
.search-form-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
  align-items: end;
}
.search-submit-wrap { grid-column: 1 / -1; }
.search-legal-note {
  font-size: 0.78rem;
  color: var(--gray-600);
  line-height: 1.55;
  margin: 1rem 0 0;
  padding-top: 1rem;
  border-top: 1px solid var(--gray-200);
}
.search-results {
  padding: 1.75rem;
  margin-top: 1rem;
  border: 2px solid var(--gold);
  animation: fadeIn 0.35s ease;
}
@keyframes fadeIn {
  from { opacity: 0; transform: translateY(8px); }
  to { opacity: 1; transform: translateY(0); }
}
.search-results-header h3 {
  margin: 0 0 0.35rem;
  font-size: 1.25rem;
  color: var(--navy);
}
.search-results-header p {
  margin: 0 0 1.25rem;
  color: var(--gray-600);
  font-weight: 500;
}
.partner-links {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
  margin-bottom: 1rem;
}
.partner-card {
  display: flex;
  flex-direction: column;
  padding: 1.25rem;
  border-radius: var(--radius-lg);
  border: 1px solid var(--gray-200);
  text-decoration: none;
  transition: transform 0.15s, box-shadow 0.15s;
  min-height: 120px;
}
.partner-card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow);
  text-decoration: none;
}
.partner-label {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--gray-600);
}
.partner-card strong {
  font-size: 1.2rem;
  color: var(--navy);
  margin: 0.25rem 0;
}
.partner-desc {
  font-size: 0.8rem;
  color: var(--gray-600);
  margin-top: auto;
}
.partner-zillow { background: linear-gradient(180deg, #f0f7ff, #fff); border-color: #006aff44; }
.partner-zillow strong { color: #006aff; }
.partner-realtor { background: linear-gradient(180deg, #fff5f5, #fff); border-color: #d9222844; }
.partner-realtor strong { color: #d92228; }
.partner-brandon {
  background: linear-gradient(180deg, #faf6e8, #fff);
  border-color: var(--gold);
}
.partner-brandon strong { color: var(--navy); }
.search-results-disclaimer {
  font-size: 0.75rem;
  color: var(--gray-600);
  line-height: 1.5;
  margin: 0 0 1rem;
}
.search-results-cta { text-align: center; }

/* About + Keller Williams */
.section-about { background: var(--gray-50); }

/* Compact about (from KW profile) */
.about-simple-grid {
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 2rem;
  padding: 2rem;
  align-items: start;
}
.about-simple-photo img {
  width: 100%;
  height: auto;
  border-radius: var(--radius-lg);
  object-fit: cover;
  aspect-ratio: 1;
}
.about-simple-body h2 { margin: 0.5rem 0 0.25rem; color: var(--navy); }
.about-simple-tag {
  margin: 0 0 1rem;
  font-size: 0.9rem;
  color: var(--gray-600);
}
.about-simple-bio {
  margin: 0 0 1rem;
  line-height: 1.65;
  color: var(--gray-600);
  font-size: 0.95rem;
}
.about-simple-bio a { color: var(--navy); font-weight: 600; }
.about-simple-facts {
  margin: 0 0 1.25rem;
  padding: 0;
  list-style: none;
  font-size: 0.9rem;
  line-height: 1.8;
}
.about-simple-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem;
}
@media (max-width: 768px) {
  .about-simple-grid { grid-template-columns: 1fr; text-align: center; }
  .about-simple-photo { max-width: 220px; margin: 0 auto; }
  .about-simple-actions { justify-content: center; }
}
.about-kw-bar {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 1.25rem 2rem;
  padding: 1.5rem 1.75rem;
  margin-bottom: 2rem;
  border-left: 4px solid #b40101;
}
.kw-logo { height: 48px; width: auto; flex-shrink: 0; }
.kw-logo-sm { margin-bottom: 0.75rem; }
.footer-kw { margin-bottom: 1rem; opacity: 0.95; filter: brightness(0) invert(1); }
.about-kw-text { flex: 1; min-width: 220px; }
.about-kw-text p { margin: 0 0 0.5rem; font-size: 0.95rem; color: var(--gray-600); line-height: 1.55; }
.kw-office-line { font-size: 0.82rem !important; color: var(--gray-400) !important; }
.eho-icon { color: var(--navy); opacity: 0.7; flex-shrink: 0; }
.about-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr;
  gap: 1.25rem;
  margin-bottom: 2rem;
}
.about-card { padding: 1.5rem 1.35rem; }
.about-card h3 {
  margin: 0 0 0.85rem;
  font-size: 1.1rem;
  color: var(--navy);
  padding-bottom: 0.5rem;
  border-bottom: 2px solid var(--gold);
}
.about-card p {
  margin: 0 0 0.75rem;
  font-size: 0.92rem;
  color: var(--gray-600);
  line-height: 1.6;
}
.about-highlights,
.who-help-list {
  margin: 0.5rem 0 0;
  padding-left: 1.15rem;
  font-size: 0.88rem;
  color: var(--gray-600);
  line-height: 1.55;
}
.who-help-list { list-style: none; padding-left: 0; }
.who-help-list li {
  padding: 0.5rem 0;
  border-bottom: 1px solid var(--gray-100);
}
.who-help-list li:last-child { border-bottom: none; }
.about-agent-cta { margin-top: 0; }
.agent-cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem;
  margin-top: 0.5rem;
}

/* Admin */
.admin-wrap { max-width: 1100px; margin: calc(var(--header-h) + 2rem) auto 3rem; padding: 0 1rem; }
table { width: 100%; border-collapse: collapse; font-size: 0.88rem; }
th, td { border: 1px solid var(--gray-200); padding: 0.55rem; text-align: left; }
th { background: var(--navy); color: var(--white); }

/* Mobile */
@media (max-width: 1024px) {
  .about-grid { grid-template-columns: 1fr; }
  .search-form-grid { grid-template-columns: repeat(2, 1fr); }
  .partner-links { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .why-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-bar-grid { grid-template-columns: repeat(2, 1fr); }
  .steps-grid { grid-template-columns: 1fr; }
}
@media (max-width: 768px) {
  .hide-mobile { display: none !important; }
  .hero-inner { grid-template-columns: 1fr; gap: 1.75rem; }
  .hero { min-height: auto; padding-bottom: 2rem; }
  .hero-cta-stack { width: 100%; }
  .hero-cta-stack .btn { width: 100%; justify-content: center; }
  .form-row { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .city-grid { grid-template-columns: repeat(2, 1fr); }
  .agent-card { grid-template-columns: 1fr; text-align: center; }
  .agent-photo-wrap { max-width: 220px; margin: 0 auto; }
  .agent-contact { align-items: center; }
  .cta-band-inner { flex-direction: column; text-align: center; padding: 1.75rem 1.25rem; }
  .cta-band-actions { justify-content: center; width: 100%; }
  .cta-band-actions .btn { flex: 1; min-width: 140px; }
  .footer-grid { grid-template-columns: 1fr; }
  .trust-bar-grid { grid-template-columns: 1fr; }
  .hero-quick-row { grid-template-columns: 1fr; }
  .search-form-simple .search-simple-row { grid-template-columns: 1fr 1fr; }
  .search-form-simple .search-submit-wrap { grid-column: 1 / -1; }
  .form-step-actions { flex-direction: column; }
  .form-step-actions .btn { width: 100%; }
  .why-grid { grid-template-columns: 1fr; }
}
@media (max-width: 420px) {
  .city-grid { grid-template-columns: 1fr; }
  .header-phone span { display: none; }
}

/* === Premium enhancements === */
.visually-hidden {
  position: absolute;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  border: 0;
}
.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 44px; height: 44px;
  padding: 0;
  border: 1px solid rgba(255, 255, 255, 0.35);
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.08);
  cursor: pointer;
}
.site-header.is-scrolled .nav-toggle {
  border-color: var(--gray-200);
  background: var(--white);
}
.nav-toggle-bar {
  display: block;
  width: 20px; height: 2px;
  margin: 0 auto;
  background: currentColor;
  border-radius: 1px;
  transition: transform 0.2s;
}
.site-header:not(.is-scrolled) .nav-toggle { color: var(--white); }
.site-header.is-scrolled .nav-toggle { color: var(--navy); }

.hero-trust-strip {
  background: var(--navy);
  border-top: 1px solid rgba(200, 155, 60, 0.35);
  border-bottom: 1px solid rgba(200, 155, 60, 0.35);
  padding: 1rem 0;
}
.hero-trust-strip-inner {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: center;
  gap: 0.75rem 1.25rem;
}
.hero-trust-item {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  font-size: 0.82rem;
  font-weight: 600;
  color: rgba(255, 255, 255, 0.92);
  text-transform: uppercase;
  letter-spacing: 0.06em;
}
.hero-trust-item svg { color: var(--gold); flex-shrink: 0; }
.hero-trust-divider {
  width: 1px; height: 18px;
  background: rgba(200, 155, 60, 0.45);
}

.trust-bar {
  background: var(--white);
  padding: 2rem 0;
  border-bottom: 1px solid var(--gray-200);
}
.trust-pill {
  background: var(--cream);
  border: 1px solid var(--gray-200);
  border-radius: var(--radius);
  padding: 1.1rem 1.15rem;
  transition: transform 0.2s, box-shadow 0.2s, border-color 0.2s;
}
.trust-pill:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow);
  border-color: rgba(200, 155, 60, 0.45);
}
.trust-pill-icon {
  background: linear-gradient(135deg, var(--navy), var(--navy-mid));
  color: var(--gold-light);
  width: 40px; height: 40px;
  border-radius: 10px;
  font-size: 1rem;
}

.card-elevated {
  transition: transform 0.22s, box-shadow 0.22s;
}
.card-elevated:hover {
  transform: translateY(-2px);
  box-shadow: var(--shadow-lg);
}

.listing-card-premium {
  overflow: hidden;
  padding: 0;
  border: 1px solid var(--gray-200);
}
.listing-card-premium .listing-image {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
}
.listing-card-premium .listing-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.4s ease;
}
.listing-card-premium:hover .listing-image img {
  transform: scale(1.05);
}
.listing-card-premium .listing-badge {
  position: absolute;
  top: 12px; left: 12px;
  background: rgba(7, 21, 38, 0.85);
  color: var(--gold-light);
  font-size: 0.68rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  padding: 0.35rem 0.65rem;
  border-radius: 6px;
}
.listing-card-premium .listing-body { padding: 1.25rem 1.35rem 1.35rem; }
.listing-card-premium .listing-price {
  color: var(--gold-dark);
  font-weight: 700;
  font-size: 0.95rem;
  margin: 0 0 0.35rem;
}
.listing-card-premium h3 {
  font-family: var(--font-display);
  font-size: 1.15rem;
  margin: 0 0 0.35rem;
  color: var(--navy);
}

.agent-profile-card {
  border: 1px solid var(--gray-200);
  box-shadow: var(--shadow-lg);
  overflow: hidden;
}
.agent-profile-role {
  margin: 0 0 0.25rem;
  font-size: 0.88rem;
  font-weight: 600;
  color: var(--gold-dark);
}
.brokerage-disclosure {
  font-size: 0.82rem;
  color: var(--gray-600);
  line-height: 1.5;
}
.agent-photo-fallback {
  width: 100%;
  aspect-ratio: 1;
  background: linear-gradient(135deg, var(--navy), var(--navy-mid));
  border-radius: var(--radius-lg);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-display);
  font-size: 3rem;
  font-weight: 700;
  color: var(--gold);
}

.family-promise-inner {
  border: 1px solid var(--gray-200);
  background: linear-gradient(135deg, var(--white) 0%, var(--cream) 100%);
}

.search-module {
  border: 1px solid var(--gray-200);
  box-shadow: var(--shadow);
}
.partner-card {
  transition: transform 0.2s, box-shadow 0.2s, border-color 0.2s;
}
.partner-card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow);
}

.chip:hover { border-color: var(--gold); }
.chip.is-selected {
  background: var(--navy);
  border-color: var(--navy);
}

@media (max-width: 768px) {
  .nav-toggle { display: flex; }
  .header-nav {
    display: none;
    position: absolute;
    top: var(--header-h);
    left: 0; right: 0;
    flex-direction: column;
    align-items: stretch;
    padding: 1rem;
    background: var(--white);
    border-bottom: 1px solid var(--gray-200);
    box-shadow: var(--shadow-lg);
  }
  .header-nav.is-open { display: flex; }
  .site-header.is-scrolled .header-nav,
  .site-header .header-nav.is-open { background: var(--white); }
  .header-nav .btn,
  .header-nav .header-phone {
    width: 100%;
    justify-content: center;
    color: var(--navy) !important;
  }
  .hero-trust-divider { display: none; }
  .hero-trust-strip-inner { flex-direction: column; gap: 0.5rem; }
  .listings-grid-premium { grid-template-columns: 1fr; }
  .listings-search-primary { flex-direction: column; }
  .listings-search-primary .btn { width: 100%; }
  .listings-search-filters { grid-template-columns: 1fr 1fr; }
  .about-simple-grid { grid-template-columns: 1fr !important; text-align: center; }
  .about-simple-photo { max-width: 240px; margin: 0 auto; }
  .about-simple-actions { justify-content: center; }
}