/* =========================================================
   Irie James · Juice Real Estate Group at Compass
   Warm editorial real estate brand
   ========================================================= */

/* ---------- Type scale ---------- */
:root {
  --text-xs: clamp(0.6875rem, 0.66rem + 0.15vw, 0.75rem);
  --text-sm: clamp(0.8125rem, 0.78rem + 0.2vw, 0.875rem);
  --text-base: clamp(0.9375rem, 0.9rem + 0.15vw, 0.975rem);
  --text-lg: clamp(1rem, 0.95rem + 0.35vw, 1.1875rem);
  --text-xl: clamp(1.25rem, 1.05rem + 0.75vw, 1.625rem);
  --text-2xl: clamp(1.625rem, 1.2rem + 1.5vw, 2.375rem);
  --text-3xl: clamp(2.125rem, 1.4rem + 2.4vw, 3.25rem);

  /* Spacing (4px system) */
  --space-1: 0.25rem;  --space-2: 0.5rem;  --space-3: 0.75rem;
  --space-4: 1rem;     --space-5: 1.25rem; --space-6: 1.5rem;
  --space-8: 2rem;     --space-10: 2.5rem; --space-12: 3rem;
  --space-16: 4rem;    --space-20: 5rem;   --space-24: 6rem;
  --space-32: 8rem;

  --radius-sm: 0.375rem; --radius-md: 0.625rem; --radius-lg: 0.875rem;
  --radius-xl: 1.25rem;   --radius-full: 9999px;

  --content-narrow: 660px;
  --content-default: 960px;
  --content-wide: 1180px;

  --transition-interactive: 200ms cubic-bezier(0.16, 1, 0.3, 1);

  --font-display: 'Libre Baskerville', 'Georgia', 'Times New Roman', serif;
  --font-body: 'Outfit', 'Inter', 'Helvetica Neue', system-ui, sans-serif;
}

/* ---------- Colors: refined neutral editorial (matches old iriejames.com) ---------- */
:root, [data-theme='light'] {
  --color-bg: #ffffff;              /* clean white */
  --color-surface: #ffffff;
  --color-surface-2: #f9f8f5;       /* warm off-white */
  --color-surface-offset: #f9f8f5;
  --color-surface-dynamic: #f1f0ec;
  --color-divider: #e8e6e0;
  --color-border: #e0ded7;

  --color-text: #1a1a18;            /* near-black ink */
  --color-text-muted: #5c5c58;
  --color-text-faint: #9a9a95;
  --color-text-inverse: #ffffff;

  --color-primary: #1a1a18;         /* ink is the accent (old-site neutral) */
  --color-primary-hover: #000000;
  --color-primary-active: #000000;
  --color-primary-soft: #f1f0ec;

  --color-secondary: #1a1a18;       /* ink anchor */
  --color-secondary-hover: #111110;
  --color-secondary-soft: #f1f0ec;

  --color-gold: #d8d5cf;            /* neutral hairline (was gold) */
  --color-gold-soft: #e8e6e0;

  --color-sage: #7c8a6f;            /* editorial sage accent */
  --color-sage-hover: #68765b;
  --color-sage-soft: #eef0ea;
  --color-sage-line: #c3ccb8;

  --shadow-sm: 0 1px 3px rgba(26, 26, 24, 0.05);
  --shadow-md: 0 12px 32px -8px rgba(26, 26, 24, 0.09);
  --shadow-lg: 0 30px 70px -18px rgba(26, 26, 24, 0.14);

  --header-bg: rgba(255, 255, 255, 0.82);
}

[data-theme='dark'] {
  --color-bg: #111110;              /* neutral near-black */
  --color-surface: #181816;
  --color-surface-2: #1e1e1c;
  --color-surface-offset: #161615;
  --color-surface-dynamic: #242422;
  --color-divider: #2a2a27;
  --color-border: #35352f;

  --color-text: #f5f4f0;
  --color-text-muted: #a8a7a0;
  --color-text-faint: #6d6d67;
  --color-text-inverse: #111110;

  --color-primary: #f5f4f0;        /* light ink is the accent in dark */
  --color-primary-hover: #ffffff;
  --color-primary-active: #ffffff;
  --color-primary-soft: #242422;

  --color-secondary: #f5f4f0;
  --color-secondary-hover: #d8d7d1;
  --color-secondary-soft: #242422;

  --color-gold: #35352f;
  --color-gold-soft: #2a2a27;

  --color-sage: #9db08a;            /* brighter sage for dark */
  --color-sage-hover: #b0c19e;
  --color-sage-soft: #22261d;
  --color-sage-line: #4a5340;

  --shadow-sm: 0 1px 3px rgba(0,0,0,0.5);
  --shadow-md: 0 12px 32px -8px rgba(0,0,0,0.6);
  --shadow-lg: 0 30px 70px -18px rgba(0,0,0,0.7);

  --header-bg: rgba(17, 17, 16, 0.82);
}

@media (prefers-color-scheme: dark) {
  :root:not([data-theme]) {
    --color-bg: #111110; --color-surface: #181816; --color-surface-2: #1e1e1c;
    --color-surface-offset: #161615; --color-surface-dynamic: #242422;
    --color-divider: #2a2a27; --color-border: #35352f;
    --color-text: #f5f4f0; --color-text-muted: #a8a7a0; --color-text-faint: #6d6d67;
    --color-text-inverse: #111110;
    --color-primary: #f5f4f0; --color-primary-hover: #ffffff; --color-primary-active: #ffffff;
    --color-primary-soft: #242422; --color-secondary: #f5f4f0; --color-secondary-hover: #d8d7d1;
    --color-secondary-soft: #242422; --color-gold: #35352f; --color-gold-soft: #2a2a27;
    --color-sage: #9db08a; --color-sage-hover: #b0c19e; --color-sage-soft: #22261d; --color-sage-line: #4a5340;
    --header-bg: rgba(17, 17, 16, 0.82);
  }
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html {
  -webkit-text-size-adjust: none; text-size-adjust: none;
  -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  scroll-behavior: smooth;
  scroll-padding-top: 5rem;
}

body {
  min-height: 100dvh;
  line-height: 1.65;
  font-family: var(--font-body);
  font-size: var(--text-base);
  color: var(--color-text);
  background-color: var(--color-bg);
}

img, picture, video, canvas, svg { display: block; max-width: 100%; height: auto; }
ul[role='list'], ol[role='list'] { list-style: none; }
input, button, textarea, select { font: inherit; color: inherit; }

h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 400; text-wrap: balance; line-height: 1.12; letter-spacing: -0.02em; }
p, li, figcaption { text-wrap: pretty; }

a { color: var(--color-sage-hover); text-decoration-thickness: 1px; text-underline-offset: 3px; }

::selection { background: var(--color-primary-soft); color: var(--color-text); }

:focus-visible { outline: 2px solid var(--color-primary); outline-offset: 3px; border-radius: var(--radius-sm); }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; scroll-behavior: auto !important; }
}

button { cursor: pointer; background: none; border: none; }
table { border-collapse: collapse; width: 100%; }

a, button, input, textarea, select {
  transition: color var(--transition-interactive), background var(--transition-interactive),
              border-color var(--transition-interactive), box-shadow var(--transition-interactive),
              transform var(--transition-interactive);
}

.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border-width: 0; }

/* ---------- Layout ---------- */
.wrap { width: 100%; max-width: var(--content-wide); margin-inline: auto; padding-inline: clamp(1.25rem, 4vw, 3rem); }
.wrap--narrow { max-width: var(--content-narrow); }
.wrap--default { max-width: var(--content-default); }

section { padding-block: clamp(2.75rem, 5vw, 4.5rem); }

.eyebrow {
  font-family: var(--font-body); font-weight: 600; font-size: var(--text-xs);
  letter-spacing: 0.24em; text-transform: uppercase; color: var(--color-sage);
  display: inline-flex; align-items: center; gap: var(--space-3); margin-bottom: var(--space-5);
}
.eyebrow::before { content: ''; width: 26px; height: 1px; background: var(--color-sage-line); display: inline-block; }
.section-head { max-width: 60ch; margin-bottom: clamp(1.75rem, 3.5vw, 2.75rem); }
.section-head h2 { font-size: var(--text-2xl); letter-spacing: -0.015em; }
.section-head p { color: var(--color-text-muted); font-size: var(--text-lg); margin-top: var(--space-5); line-height: 1.7; }

.lede { font-size: var(--text-lg); color: var(--color-text-muted); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: var(--space-2);
  font-family: var(--font-body); font-weight: 600; font-size: var(--text-xs);
  padding: 1.1em 2.1em; border-radius: var(--radius-full);
  text-decoration: none; border: 1px solid transparent; line-height: 1;
  letter-spacing: 0.14em; text-transform: uppercase; white-space: nowrap;
}
/* Primary = solid espresso; terracotta reserved for accents/links */
.btn.btn--primary { background: var(--color-text); color: var(--color-bg); }
.btn.btn--primary:hover { background: var(--color-secondary-hover); color: var(--color-bg); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--accent { background: var(--color-primary); color: #fff; }
.btn--accent:hover { background: var(--color-primary-hover); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--ghost { background: transparent; color: var(--color-text); border-color: var(--color-border); }
.btn--ghost:hover { border-color: var(--color-text); background: var(--color-surface); transform: translateY(-2px); box-shadow: var(--shadow-sm); }
.btn--light { background: var(--color-surface-2); color: var(--color-text); border-color: var(--color-border); }
.btn--light:hover { transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn--lg { font-size: var(--text-sm); padding: 1.25em 2.5em; }

/* ---------- Header / Nav ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: var(--header-bg); backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--color-divider);
}
.nav { display: flex; align-items: center; justify-content: space-between; gap: var(--space-6); padding-block: var(--space-4); }
.brand { display: flex; align-items: center; gap: var(--space-3); text-decoration: none; color: var(--color-text); }
.brand svg { color: var(--color-primary); flex-shrink: 0; }
.brand-badge { flex-shrink: 0; display: inline-flex; width: 46px; height: 46px; }
.brand-badge .badge-img { width: 46px; height: 46px; }
.badge-img--light { display: none; }
[data-theme='dark'] .badge-img--dark { display: none; }
[data-theme='dark'] .badge-img--light { display: inline-block; }
@media (prefers-color-scheme: dark) {
  :root:not([data-theme]) .badge-img--dark { display: none; }
  :root:not([data-theme]) .badge-img--light { display: inline-block; }
}
.brand-text { display: flex; flex-direction: column; line-height: 1.05; padding-left: var(--space-1); border-left: 1px solid var(--color-divider); padding-left: var(--space-3); margin-left: var(--space-1); }
.brand-name { font-family: var(--font-display); font-size: 1.3rem; font-weight: 400; letter-spacing: -0.02em; line-height: 1.05; }
.brand-sub { font-size: 0.58rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--color-text-faint); font-weight: 600; margin-top: 4px; }
@media (max-width: 560px) { .brand-sub { display: none; } .brand-text { border-left: none; padding-left: 0; margin-left: 0; } }

.nav-links { display: flex; align-items: center; gap: var(--space-6); list-style: none; }
.nav-links a:not(.btn) { color: var(--color-text); text-decoration: none; font-size: var(--text-sm); font-weight: 500; }
.nav-links a:hover, .nav-links a[aria-current='page'] { color: var(--color-text); }
.nav-actions { display: flex; align-items: center; gap: var(--space-3); }

.theme-toggle {
  display: inline-flex; align-items: center; justify-content: center;
  width: 40px; height: 40px; border-radius: var(--radius-full);
  color: var(--color-text-muted); border: 1px solid var(--color-border);
}
.theme-toggle:hover { color: var(--color-primary); border-color: var(--color-primary); }

.nav-toggle { display: none; width: 44px; height: 44px; align-items: center; justify-content: center; border-radius: var(--radius-md); color: var(--color-text); }

@media (max-width: 880px) {
  .nav-toggle { display: inline-flex; }
  .nav-links {
    position: fixed; inset: 4.2rem 0 auto 0; flex-direction: column; align-items: stretch;
    gap: 0; background: var(--color-surface); border-bottom: 1px solid var(--color-divider);
    padding: var(--space-4) clamp(1.25rem, 4vw, 3rem) var(--space-6);
    box-shadow: var(--shadow-lg);
    transform: translateY(-120%); transition: transform 260ms cubic-bezier(0.16,1,0.3,1);
    max-height: calc(100dvh - 4.2rem); overflow-y: auto;
  }
  .nav-links.open { transform: translateY(0); }
  .nav-links a { padding-block: var(--space-4); border-bottom: 1px solid var(--color-divider); font-size: var(--text-base); }
  .nav-links li:last-child a { border-bottom: none; }
  .nav-links .btn { margin-top: var(--space-4); justify-content: center; }
}

/* ---------- Hero (split-screen: text left, video right) ---------- */
.hero { position: relative; background: var(--color-bg); }
.hero-split {
  display: grid; grid-template-columns: 1fr 1fr; align-items: stretch;
  min-height: clamp(560px, 78vh, 760px);
}
/* LEFT text panel */
.hero-text {
  display: flex; flex-direction: column; justify-content: center;
  padding: clamp(2.5rem, 5vw, 4.5rem) clamp(1.5rem, 4vw, 4rem);
  padding-inline-start: max(clamp(1.5rem,4vw,4rem), calc((100vw - var(--content-wide)) / 2 + 1.5rem));
}
.hero-eyebrow {
  display: inline-flex; align-items: center; gap: var(--space-3);
  color: var(--color-text-muted); font-weight: 600; font-size: var(--text-xs);
  letter-spacing: 0.16em; text-transform: uppercase; margin-bottom: var(--space-6);
}
.hero-eyebrow { color: var(--color-sage); }
.hero-eyebrow::before { content: ''; width: 32px; height: 1px; background: var(--color-sage-line); display: inline-block; }
.hero h1 {
  font-size: clamp(2.5rem, 1.6rem + 3vw, 3.625rem); font-weight: 400;
  line-height: 1.02; letter-spacing: -0.02em; color: var(--color-text);
  margin-bottom: var(--space-6); max-width: 12ch;
}
.hero h1 .accent { font-style: italic; font-weight: 400; color: var(--color-text-muted); }
.hero p { color: var(--color-text-muted); font-size: var(--text-lg); max-width: 42ch; margin-bottom: var(--space-8); }
.hero-actions { display: flex; flex-wrap: wrap; gap: var(--space-3); }
.hero-quicklinks {
  display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-4);
  margin-top: var(--space-8); padding-top: var(--space-6);
  border-top: 1px solid var(--color-divider);
}
.hero-quicklinks a {
  color: var(--color-text-faint); text-decoration: none; font-size: var(--text-sm);
  font-weight: 500; position: relative;
}
.hero-quicklinks a:not(:last-child)::after { content: ''; position: absolute; right: calc(var(--space-4) / -2 - 0.5px); top: 50%; transform: translateY(-50%); width: 1px; height: 12px; background: var(--color-divider); }
.hero-quicklinks a:hover { color: var(--color-text); }

/* RIGHT media panel */
.hero-media { position: relative; overflow: hidden; min-height: clamp(360px, 50vh, 760px); }
.hero-media video, .hero-media img.hero-video-fallback {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.hero-media::after {
  content: ''; position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(120deg, rgba(20,19,16,0.06), rgba(20,19,16,0) 40%);
}

@media (max-width: 900px) {
  .hero-split { grid-template-columns: 1fr; min-height: 0; }
  .hero-text { padding-inline: clamp(1.25rem, 6vw, 2.5rem); order: 2; padding-block: clamp(2.5rem,7vw,3.5rem); }
  .hero-media { order: 1; min-height: clamp(320px, 56vh, 460px); }
  .hero h1 { max-width: 16ch; }
}

/* Interior page hero (shorter) */
.page-hero { position: relative; }
.page-hero-media img { width: 100%; min-height: clamp(400px, 52vh, 560px); height: 100%; object-fit: cover; }
.page-hero-media { display: grid; }
.page-hero-media { position: relative; }
.page-hero-media::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(30,22,16,0.25), rgba(30,22,16,0.6)); }
.page-hero-inner { position: absolute; inset: 0; display: flex; align-items: center; z-index: 2; }
.page-hero-inner .wrap { padding-block: clamp(2.5rem, 5vw, 4rem); }
.page-hero h1 { color: #fff; font-size: var(--text-2xl); max-width: 20ch; text-shadow: 0 2px 20px rgba(0,0,0,0.4); }
.page-hero p { color: #f4ece2; font-size: var(--text-lg); max-width: 54ch; margin-top: var(--space-3); text-shadow: 0 1px 12px rgba(0,0,0,0.4); text-wrap: pretty; }

/* Breadcrumbs */
.breadcrumb { font-size: var(--text-sm); color: var(--color-text-muted); padding-block: var(--space-5) 0; }
.breadcrumb ol { display: flex; flex-wrap: wrap; gap: var(--space-2); list-style: none; }
.breadcrumb li::after { content: '/'; margin-left: var(--space-2); color: var(--color-text-faint); }
.breadcrumb li:last-child::after { content: ''; }
.breadcrumb a { color: var(--color-text-muted); text-decoration: none; }
.breadcrumb a:hover { color: var(--color-primary); }

/* ---------- Floating stat bar (overlaps bottom of hero media) ---------- */
.stat-strip { position: relative; z-index: 5; margin-top: clamp(-3.5rem, -5vw, -5rem); pointer-events: none; }
.stat-strip .wrap { padding-block: 0; display: flex; justify-content: flex-end; }
.stat-bar {
  pointer-events: auto;
  background: var(--color-surface); border: 1px solid var(--color-divider);
  box-shadow: var(--shadow-lg); border-radius: var(--radius-lg);
  width: min(580px, 100%); padding: clamp(1.4rem, 2.4vw, 2rem) clamp(1.5rem, 3vw, 2.4rem);
}
.stat-bar { border-top: 2px solid var(--color-sage); }
.stat-grid { display: grid; grid-template-columns: repeat(3, 1fr); align-items: center; }
.stat-item { text-align: center; position: relative; padding-inline: var(--space-3); }
.stat-item:not(:last-child)::after { content: ''; position: absolute; right: 0; top: 50%; transform: translateY(-50%); width: 1px; height: 60%; background: var(--color-divider); }
.stat-value { font-family: var(--font-display); font-size: clamp(1.7rem, 1rem + 2vw, 2.35rem); font-weight: 400; color: var(--color-sage-hover); line-height: 1; letter-spacing: -0.015em; }
.stat-label { font-size: var(--text-xs); color: var(--color-text-faint); margin-top: var(--space-2); text-transform: uppercase; letter-spacing: 0.1em; font-weight: 600; }
.stat-updated { font-size: var(--text-xs); color: var(--color-text-faint); margin-top: var(--space-4); text-align: center; }
.stat-updated a { color: var(--color-text-muted); }
@media (max-width: 900px) {
  .stat-strip { margin-top: 0; }
  .stat-strip .wrap { justify-content: center; padding-block: clamp(1.5rem, 4vw, 2rem); }
  .stat-bar { width: min(560px, 100%); margin-top: calc(-2.5rem - 1px); position: relative; z-index: 5; }
}
@media (max-width: 460px) {
  .stat-value { font-size: 1.5rem; }
  .stat-item { padding-inline: var(--space-1); }
}

/* ---------- Cards / grids ---------- */
.grid { display: grid; gap: var(--space-6); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 980px) { .grid-4 { grid-template-columns: repeat(2, 1fr); } .grid-3 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; } }

.card {
  background: var(--color-surface); border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg); padding: var(--space-6); height: 100%;
  box-shadow: var(--shadow-sm); transition: transform var(--transition-interactive), box-shadow var(--transition-interactive), border-color var(--transition-interactive);
}
.card h3 { font-size: var(--text-lg); margin-bottom: var(--space-2); }
.card p { color: var(--color-text-muted); font-size: var(--text-sm); }

.service-card { display: flex; flex-direction: column; gap: var(--space-4); text-decoration: none; color: inherit; }
.service-card:hover { border-color: transparent; transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.service-icon { width: 52px; height: 52px; display: flex; align-items: center; justify-content: center; border-radius: var(--radius-md); background: var(--color-primary-soft); color: var(--color-primary); }
.service-card .arrow { color: var(--color-primary); font-weight: 600; margin-top: auto; font-size: var(--text-sm); letter-spacing: 0.02em; }

/* Neighborhood card */
.nbhd-card {
  display: flex; flex-direction: column; text-decoration: none; color: inherit;
  border: 1px solid var(--color-divider); border-radius: var(--radius-lg); overflow: hidden;
  background: var(--color-surface); height: 100%; box-shadow: var(--shadow-sm);
  transition: transform var(--transition-interactive), box-shadow var(--transition-interactive), border-color var(--transition-interactive);
}
.nbhd-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); border-color: transparent; }
.nbhd-card-body { padding: var(--space-6); display: flex; flex-direction: column; gap: var(--space-2); flex: 1; }
.nbhd-card h3 { font-size: var(--text-lg); }
.nbhd-card .median { font-family: var(--font-display); font-size: var(--text-xl); color: var(--color-sage-hover); font-weight: 400; }
.nbhd-card .stock { font-size: var(--text-xs); color: var(--color-text-faint); text-transform: uppercase; letter-spacing: 0.1em; }
.nbhd-card .note { font-size: var(--text-sm); color: var(--color-text-muted); line-height: 1.65; }
.nbhd-card .arrow { margin-top: auto; color: var(--color-primary); font-weight: 600; font-size: var(--text-sm); padding-top: var(--space-3); letter-spacing: 0.02em; }

/* ---------- About ---------- */
.about-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(2rem, 5vw, 4rem); align-items: center; }
.about-portrait { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.about-portrait img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center 20%; }
.about-body h2 { font-size: var(--text-2xl); margin-bottom: var(--space-4); }
.about-body p { color: var(--color-text-muted); margin-bottom: var(--space-4); }
.about-body p:first-of-type { color: var(--color-text); font-size: var(--text-lg); }
@media (max-width: 820px) { .about-grid { grid-template-columns: 1fr; } .about-portrait { max-width: 420px; } }

/* ---------- Process steps ---------- */
.steps { counter-reset: step; }
.step { position: relative; padding-left: var(--space-16); }
.step::before {
  counter-increment: step; content: counter(step);
  position: absolute; left: 0; top: 0; width: 48px; height: 48px;
  display: flex; align-items: center; justify-content: center;
  background: var(--color-primary-soft); color: var(--color-primary);
  border-radius: var(--radius-full); font-family: var(--font-display); font-size: var(--text-lg); font-weight: 400;
}
.step h3 { font-size: var(--text-lg); margin-bottom: var(--space-2); }
.step p { color: var(--color-text-muted); font-size: var(--text-sm); }
.two-col-process { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4rem); }
@media (max-width: 820px) { .two-col-process { grid-template-columns: 1fr; } }

/* ---------- FAQ ---------- */
.faq-list { display: flex; flex-direction: column; gap: var(--space-3); max-width: var(--content-narrow); }
.faq-item { border: 1px solid var(--color-border); border-radius: var(--radius-md); background: var(--color-surface); overflow: hidden; }
.faq-item summary { list-style: none; cursor: pointer; padding: var(--space-5); font-family: var(--font-display); font-size: var(--text-lg); display: flex; justify-content: space-between; gap: var(--space-4); align-items: center; }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary::after { content: '+'; color: var(--color-primary); font-size: 1.5rem; line-height: 1; flex-shrink: 0; }
.faq-item[open] summary::after { content: '\2013'; }
.faq-item .faq-body { padding: 0 var(--space-5) var(--space-5); color: var(--color-text-muted); font-size: var(--text-base); }

/* ---------- Contact form ---------- */
.contact-section { background: var(--color-surface-offset); }
.form-layout { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
@media (max-width: 900px) { .form-layout { grid-template-columns: 1fr; } }
.form-intro h2 { font-size: var(--text-2xl); margin-bottom: var(--space-4); }
.form-intro p { color: var(--color-text-muted); margin-bottom: var(--space-5); }
.contact-detail { display: flex; align-items: center; gap: var(--space-3); margin-bottom: var(--space-3); font-size: var(--text-sm); }
.contact-detail svg { color: var(--color-primary); flex-shrink: 0; }
.contact-detail a { color: var(--color-text); text-decoration: none; }
.contact-detail a:hover { color: var(--color-primary); }

.lead-form { background: var(--color-surface-2); border: 1px solid var(--color-divider); border-top: 2px solid var(--color-sage); border-radius: var(--radius-lg); padding: clamp(1.75rem, 3.5vw, 2.75rem); box-shadow: var(--shadow-md); }
.field { margin-bottom: var(--space-5); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-4); }
@media (max-width: 540px) { .field-row { grid-template-columns: 1fr; } }
.field label, .fieldset-label { display: block; font-size: var(--text-sm); font-weight: 600; margin-bottom: var(--space-2); }
.req { color: var(--color-sage-hover); }
.field input[type=text], .field input[type=email], .field input[type=tel], .field select, .field textarea {
  width: 100%; padding: 0.85em 1em; border: 1px solid var(--color-border);
  border-radius: var(--radius-md); background: var(--color-surface); color: var(--color-text);
  font-size: var(--text-base); transition: border-color var(--transition-interactive), box-shadow var(--transition-interactive);
}
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--color-primary); outline: none; box-shadow: 0 0 0 3px var(--color-primary-soft); }
.field textarea { min-height: 110px; resize: vertical; }
.chip-group { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.chip { position: relative; }
.chip input { position: absolute; opacity: 0; }
.chip label {
  display: inline-block; padding: 0.5em 0.95em; border: 1.5px solid var(--color-border);
  border-radius: var(--radius-full); font-size: var(--text-sm); font-weight: 500; cursor: pointer; margin: 0;
  background: var(--color-surface); color: var(--color-text-muted);
}
.chip input:checked + label { background: var(--color-sage); border-color: var(--color-sage); color: #fff; }
.chip input:focus-visible + label { outline: 2px solid var(--color-sage); outline-offset: 2px; }
.radio-group { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.consent { display: flex; gap: var(--space-3); align-items: flex-start; font-size: var(--text-sm); color: var(--color-text-muted); }
.consent input { margin-top: 0.25em; width: 18px; height: 18px; flex-shrink: 0; accent-color: var(--color-primary); }
.form-status { margin-top: var(--space-4); font-size: var(--text-sm); border-radius: var(--radius-md); padding: var(--space-4); display: none; }
.form-status.show { display: block; }
.form-status.success { background: var(--color-secondary-soft); color: var(--color-secondary-hover); border: 1px solid var(--color-secondary); }
[data-theme='dark'] .form-status.success { color: var(--color-secondary); }
.form-status.error { background: var(--color-primary-soft); color: var(--color-primary-hover); border: 1px solid var(--color-primary); }

/* ---------- Market report ---------- */
.mr-stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--space-5); }
@media (max-width: 620px) { .mr-stats { grid-template-columns: 1fr; } }
.mr-stat { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-lg); padding: var(--space-6); }
.mr-stat .v { font-family: var(--font-display); font-size: var(--text-2xl); color: var(--color-sage-hover); font-weight: 400; line-height: 1; }
.mr-stat .l { font-size: var(--text-sm); color: var(--color-text-muted); margin-top: var(--space-2); }
.mr-stat .asof { font-size: var(--text-xs); color: var(--color-text-faint); margin-top: var(--space-1); }
.chart-wrap { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-lg); padding: clamp(1.25rem, 3vw, 2rem); }
.chart-box { position: relative; height: clamp(300px, 45vw, 440px); }
.data-table { font-size: var(--text-sm); }
.data-table th, .data-table td { text-align: left; padding: var(--space-4); border-bottom: 1px solid var(--color-divider); }
.data-table th { font-weight: 700; color: var(--color-text); background: var(--color-surface-offset); }
.data-table td.num { text-align: right; font-variant-numeric: tabular-nums; }
.data-table th.num { text-align: right; }
.data-table tr:hover td { background: var(--color-surface); }
.table-scroll { overflow-x: auto; border: 1px solid var(--color-border); border-radius: var(--radius-lg); }

.disclaimer { font-size: var(--text-xs); color: var(--color-text-muted); background: var(--color-surface-offset); border-left: 3px solid var(--color-sage-line); padding: var(--space-4) var(--space-5); border-radius: 0 var(--radius-md) var(--radius-md) 0; margin-top: var(--space-6); }
.disclaimer a { color: var(--color-text); }

/* ---------- Blog ---------- */
.post-card { display: flex; flex-direction: column; text-decoration: none; color: inherit; border: 1px solid var(--color-border); border-radius: var(--radius-lg); overflow: hidden; background: var(--color-surface); height: 100%; }
.post-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-md); border-color: var(--color-primary); }
.post-card img { aspect-ratio: 16/10; object-fit: cover; width: 100%; }
.post-card-body { padding: var(--space-5); display: flex; flex-direction: column; gap: var(--space-2); flex: 1; }
.post-tag { font-size: var(--text-xs); font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--color-sage-hover); }
.post-card h3 { font-size: var(--text-lg); }
.post-card .excerpt { font-size: var(--text-sm); color: var(--color-text-muted); }
.post-meta { font-size: var(--text-xs); color: var(--color-text-faint); margin-top: auto; padding-top: var(--space-3); }

/* Article layout */
.article { max-width: var(--content-narrow); margin-inline: auto; }
.article-header { text-align: center; margin-bottom: var(--space-8); }
.article-header h1 { font-size: var(--text-2xl); margin-block: var(--space-4); }
.article-meta { font-size: var(--text-sm); color: var(--color-text-muted); }
.article-body { font-size: var(--text-lg); line-height: 1.8; }
.article-body h2 { font-size: var(--text-xl); margin-block: var(--space-10) var(--space-4); }
.article-body h3 { font-size: var(--text-lg); margin-block: var(--space-6) var(--space-3); }
.article-body p { margin-bottom: var(--space-5); color: var(--color-text); }
.article-body ul, .article-body ol { margin: 0 0 var(--space-5) var(--space-6); color: var(--color-text); }
.article-body li { margin-bottom: var(--space-2); }
.article-body blockquote { border-left: 3px solid var(--color-primary); padding-left: var(--space-5); margin: var(--space-6) 0; font-style: italic; color: var(--color-text-muted); }
.article-hero img { width: 100%; height: clamp(280px, 40vw, 420px); object-fit: cover; border-radius: var(--radius-lg); margin-bottom: var(--space-8); }

/* ---------- Neighborhood detail ---------- */
.fact-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr)); gap: var(--space-4); }
.fact { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-md); padding: var(--space-5); }
.fact .k { font-size: var(--text-xs); text-transform: uppercase; letter-spacing: 0.08em; color: var(--color-text-faint); }
.fact .v { font-family: var(--font-display); font-size: var(--text-xl); color: var(--color-sage-hover); font-weight: 400; margin-top: var(--space-1); }
.fact .v.small { font-size: var(--text-base); color: var(--color-text); font-family: var(--font-body); }
.prose { max-width: 68ch; }
.prose p { color: var(--color-text-muted); margin-bottom: var(--space-4); }
.prose h2 { font-size: var(--text-xl); margin-block: var(--space-8) var(--space-4); }

/* ---------- CTA band ---------- */
.cta-band { background: var(--color-primary); color: #fff; border-radius: var(--radius-xl); overflow: hidden; }
.cta-band-grid { display: grid; grid-template-columns: 1.2fr 1fr; align-items: center; }
.cta-band-text { padding: clamp(2rem, 5vw, 4rem); }
.cta-band-text h2 { color: #fff; font-size: var(--text-2xl); margin-bottom: var(--space-4); }
.cta-band-text p { color: rgba(255,255,255,0.9); margin-bottom: var(--space-6); font-size: var(--text-lg); }
.cta-band-media { height: 100%; min-height: 260px; }
.cta-band-media img { width: 100%; height: 100%; object-fit: cover; }
@media (max-width: 720px) { .cta-band-grid { grid-template-columns: 1fr; } .cta-band-media { min-height: 200px; } }

/* ---------- Footer ---------- */
.site-footer { background: var(--color-surface-2); border-top: 1px solid var(--color-divider); color: var(--color-text-muted); font-size: var(--text-xs); }
[data-theme='dark'] .site-footer { background: var(--color-surface); }
.footer-top { display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: clamp(1.5rem, 3vw, 2.5rem); padding-block: clamp(1.75rem, 3.5vw, 2.75rem); }
@media (max-width: 820px) { .footer-top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 540px) { .footer-top { grid-template-columns: 1fr; } }
.footer-brand .brand { margin-bottom: var(--space-3); }
.footer-brand .brand-badge, .footer-brand .brand-badge .badge-img { width: 38px; height: 38px; }
.footer-brand .brand-name { font-size: var(--text-lg); }
.footer-brand p { max-width: 42ch; line-height: 1.65; color: var(--color-text-muted); }
.footer-col h4 { font-family: var(--font-body); font-size: var(--text-xs); text-transform: uppercase; letter-spacing: 0.12em; color: var(--color-text-faint); margin-bottom: var(--space-3); }
.footer-col ul { list-style: none; display: flex; flex-direction: column; gap: 0.4rem; }
.footer-col a { color: var(--color-text-muted); text-decoration: none; font-size: var(--text-sm); }
.footer-col a:hover { color: var(--color-sage-hover); }

.footer-legal { border-top: 1px solid var(--color-divider); padding-block: var(--space-6); }
.footer-legal-grid { display: grid; grid-template-columns: auto 1fr; gap: clamp(1.5rem, 3vw, 2.75rem); align-items: start; }
@media (max-width: 620px) { .footer-legal-grid { grid-template-columns: 1fr; } }
.eho { display: flex; flex-direction: column; align-items: center; gap: 0.4rem; text-align: center; width: max-content; }
.eho svg { color: var(--color-text-muted); }
.eho span { font-size: 0.625rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.04em; color: var(--color-text-faint); max-width: 11ch; line-height: 1.35; }
.brokerage-id { font-size: 0.8125rem; line-height: 1.65; } /* >= 10pt */
.brokerage-id strong { color: var(--color-text); }
.trec-links { display: flex; flex-direction: column; gap: var(--space-2); margin-top: var(--space-3); }
.trec-links a { font-size: 0.8125rem; color: var(--color-text); text-decoration: underline; text-underline-offset: 2px; } /* >= 10pt, exact labels */
.trec-links a:hover { color: var(--color-sage-hover); }
.footer-disclaimer { font-size: var(--text-xs); color: var(--color-text-faint); margin-top: var(--space-4); line-height: 1.65; }
.footer-broker-note { font-size: var(--text-xs); color: var(--color-text-muted); margin-top: var(--space-2); }

/* ---------- Sticky mobile contact bar (lead-gen) ---------- */
.mobile-cta {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 90;
  display: none; grid-template-columns: 1fr 1fr;
  background: var(--color-surface); border-top: 1px solid var(--color-border);
  box-shadow: 0 -6px 24px rgba(20,19,16,0.10);
  padding: max(0px, env(safe-area-inset-bottom));
}
.mobile-cta a {
  display: flex; align-items: center; justify-content: center; gap: var(--space-2);
  padding: 1.05em 0.5em; text-decoration: none; font-family: var(--font-body);
  font-weight: 600; font-size: var(--text-sm); letter-spacing: 0.04em;
}
.mobile-cta a svg { width: 18px; height: 18px; }
.mobile-cta .mc-call { color: var(--color-text); border-right: 1px solid var(--color-border); }
.mobile-cta .mc-msg { background: var(--color-text); color: var(--color-bg); }
@media (max-width: 720px) {
  .mobile-cta { display: grid; }
  body { padding-bottom: 3.75rem; }
}

/* ---------- Trust signal row ---------- */
.trust-row {
  display: flex; flex-wrap: wrap; justify-content: center; align-items: center;
  gap: clamp(1.25rem, 4vw, 3rem); padding-block: clamp(1.5rem, 3vw, 2.25rem);
  border-top: 1px solid var(--color-divider); border-bottom: 1px solid var(--color-divider);
}
.trust-item { display: flex; align-items: center; gap: var(--space-2); font-size: var(--text-sm); color: var(--color-text-muted); }
.trust-item svg { width: 18px; height: 18px; color: var(--color-primary); flex-shrink: 0; }
.trust-item strong { color: var(--color-text); font-weight: 600; }

/* Utility */
.mt-6 { margin-top: var(--space-6); }
.mt-8 { margin-top: var(--space-8); }
.center { text-align: center; }
.bg-offset { background: var(--color-surface-offset); }
.reveal { opacity: 0; transform: translateY(16px); transition: opacity 700ms ease, transform 700ms cubic-bezier(0.16,1,0.3,1); }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; } }