:root{
    --navy:#0E1B2E;
    --navy-2:#152541;
    --cream:#F6F1E7;
    --cream-2:#EFE8D8;
    --gold:#47B0FF;
    --gold-dark:#2C86D9;
    --terracotta:#2B3679;
    --ink:#16233A;
    --sand:#8A8172;
    --line-dark:rgba(255,255,255,0.14);
    --line-light:rgba(22,35,58,0.12);
    --white:#FFFFFF;
    --radius:2px;
    --shadow:0 20px 50px -20px rgba(14,27,46,0.35);
  }

  *{box-sizing:border-box; margin:0; padding:0;}
  html{scroll-behavior:smooth;}
  body{
    font-family:'Inter', sans-serif;
    color:var(--ink);
    background:var(--cream);
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }
  img{display:block; max-width:100%; height:auto;}
  a{color:inherit; text-decoration:none;}
  button{font-family:inherit; cursor:pointer; border:none; background:none;}
  ul{list-style:none;}

  .eyebrow{
    font-family:'Inter', sans-serif;
    font-size:11.5px;
    font-weight:600;
    letter-spacing:0.16em;
    text-transform:uppercase;
  }

  h1,h2,h3,.display{
    font-family:'Fraunces', serif;
    font-weight:600;
    line-height:1.05;
    letter-spacing:-0.01em;
  }

  .btn{
    display:inline-flex;
    align-items:center;
    justify-content:center;
    gap:8px;
    padding:16px 30px;
    font-size:12.5px;
    font-weight:700;
    letter-spacing:0.09em;
    text-transform:uppercase;
    border-radius:var(--radius);
    transition:transform .18s ease, box-shadow .18s ease, background .18s ease, color .18s ease;
    white-space:nowrap;
  }
  .btn:focus-visible{outline:2px solid var(--gold); outline-offset:3px;}
  .btn-gold{
    background:var(--gold);
    color:var(--navy);
  }
  .btn-gold:hover{background:var(--gold-dark); transform:translateY(-2px); box-shadow:var(--shadow);}
  .btn-outline{
    background:transparent;
    color:var(--white);
    border:1px solid rgba(255,255,255,0.55);
  }
  .btn-outline:hover{border-color:var(--white); background:rgba(255,255,255,0.08); transform:translateY(-2px);}
  .btn-outline-dark{
    background:transparent;
    color:var(--navy);
    border:1px solid rgba(22,35,58,0.4);
  }
  .btn-outline-dark:hover{border-color:var(--navy); background:rgba(22,35,58,0.06);}
  .btn-navy{ background:var(--navy); color:var(--cream); }
  .btn-navy:hover{ background:var(--navy-2); transform:translateY(-2px); box-shadow:var(--shadow);}

  .wrap{
    max-width:1240px;
    margin:0 auto;
    padding:0 32px;
  }

  /* ---------- reveal on scroll ---------- */
  .reveal{opacity:0; transform:translateY(18px); transition:opacity .7s ease, transform .7s ease;}
  .reveal.is-visible{opacity:1; transform:translateY(0);}
  @media (prefers-reduced-motion: reduce){
    .reveal{opacity:1; transform:none; transition:none;}
    html{scroll-behavior:auto;}
  }

  /* ---------- header ---------- */
  header{
    position:fixed; top:0; left:0; right:0; z-index:60;
    background:rgba(14,27,46,0.72);
    backdrop-filter:blur(10px);
    -webkit-backdrop-filter:blur(10px);
    border-bottom:1px solid var(--line-dark);
  }
  .header-inner{
    max-width:1240px; margin:0 auto; padding:0 32px;
    display:flex; align-items:center; justify-content:space-between;
    height:78px;
  }
  .logo{
    font-family:'Fraunces', serif;
    font-weight:700;
    font-size:22px;
    color:var(--white);
    letter-spacing:-0.01em;
  }
  .logo span{color:var(--gold);}
  .logo-mark{display:flex; align-items:center;}
  .logo-img{height:30px; width:auto; display:block;}
  .footer-logo-img{height:34px;}
  nav.main-nav ul{display:flex; gap:30px;}
  .yt-badge{
    display:flex; align-items:center; gap:8px;
    background:#FF0000; color:#fff;
    font-size:11.5px; font-weight:700; letter-spacing:0.04em;
    padding:10px 16px; border-radius:20px;
    transition:filter .15s ease;
  }
  .yt-badge:hover{filter:brightness(1.1);}
  nav.main-nav a{
    color:rgba(255,255,255,0.82);
    font-size:12.5px;
    font-weight:600;
    letter-spacing:0.08em;
    text-transform:uppercase;
    transition:color .15s ease;
  }
  nav.main-nav a:hover{color:var(--gold);}
  .header-right{display:flex; align-items:center; gap:26px;}
  .phone-link{
    display:flex; align-items:center; gap:9px;
    color:var(--white); font-weight:600; font-size:14px;
  }
  .phone-link svg{width:16px; height:16px; stroke:var(--gold);}
  .burger{display:none; width:22px; height:16px; position:relative;}
  .burger span{position:absolute; left:0; right:0; height:2px; background:var(--white);}
  .burger span:nth-child(1){top:0;}
  .burger span:nth-child(2){top:7px;}
  .burger span:nth-child(3){top:14px;}

  /* ---------- hero ---------- */
  .hero{
    position:relative;
    min-height:100svh;
    display:flex; flex-direction:column; justify-content:flex-end;
    padding-top:150px;
    color:var(--white);
    overflow:hidden;
  }
  .hero-photo-layer{
    position:absolute; inset:0; z-index:0;
  }
  .hero-photo-layer img{
    width:100%; height:100%; object-fit:cover; object-position:center 46%; display:block;
  }
  .hero-photo-layer::after{
    content:"";
    position:absolute; inset:0;
    background:
      linear-gradient(180deg, rgba(9,15,26,0.18) 0%, rgba(9,15,26,0.38) 45%, rgba(9,15,26,0.92) 100%),
      linear-gradient(100deg, rgba(9,15,26,0.55) 0%, rgba(9,15,26,0.05) 55%);
  }
  .hero::after{
    content:"";
    position:absolute; inset:0;
    background-image:
      radial-gradient(circle at 82% 78%, rgba(255,255,255,0.06) 0, transparent 3%),
      radial-gradient(circle at 68% 85%, rgba(255,255,255,0.05) 0, transparent 2.4%),
      radial-gradient(circle at 90% 65%, rgba(255,255,255,0.04) 0, transparent 2%);
    pointer-events:none;
    z-index:1;
  }
  .hero-content{
    position:relative; z-index:2;
    max-width:1240px; margin:0 auto;
    padding:0 32px 64px;
    width:100%;
  }
  .hero-eyebrow{
    color:#FFFFFF;
    display:flex; align-items:flex-start; gap:10px; margin-bottom:28px;
    flex-wrap:wrap; max-width:640px; row-gap:8px;
    letter-spacing:0.06em; line-height:1.6;
    text-shadow:0 0 14px rgba(255,255,255,0.55), 0 2px 10px rgba(9,15,26,0.9);
  }
  .hero-eyebrow::before{
    content:""; width:34px; height:1px; background:#FFFFFF; margin-top:8px; flex-shrink:0;
    box-shadow:0 0 8px rgba(255,255,255,0.7);
  }
  .hero h1{
    font-size:clamp(40px, 6vw, 78px);
    max-width:820px;
    color:var(--white);
  }
  .hero h1 em{
    font-style:italic; font-weight:500; color:var(--gold);
  }
  .hero-sub{
    margin-top:22px;
    font-size:clamp(16px,1.7vw,19px);
    max-width:520px;
    color:rgba(255,255,255,0.82);
    line-height:1.55;
  }
  .hero-actions{
    display:flex; flex-wrap:wrap; gap:16px;
    margin-top:38px;
  }

  /* ---------- market pulse strip ---------- */
  .pulse{
    position:relative; z-index:2;
    border-top:1px solid var(--line-dark);
    background:rgba(9,15,26,0.55);
  }
  .pulse-inner{
    max-width:1240px; margin:0 auto; padding:26px 32px;
    display:grid; grid-template-columns:repeat(3,1fr);
  }
  .pulse-item{
    padding:0 24px;
    border-left:1px solid var(--line-dark);
  }
  .pulse-item:first-child{border-left:none; padding-left:0;}
  .pulse-num{
    font-family:'Fraunces', serif; font-weight:700;
    font-size:clamp(22px,2.6vw,32px);
    color:var(--white);
  }
  .pulse-label{
    margin-top:6px;
    color:rgba(255,255,255,0.6);
    font-size:11px; font-weight:600; letter-spacing:0.1em; text-transform:uppercase;
  }

  /* ---------- hero listings peek ---------- */
  .hero-peek{
    position:relative; z-index:6;
    margin-top:-58px;
  }
  .peek-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:22px;
  }
  .peek-card{
    display:flex; align-items:stretch;
    background:var(--white);
    box-shadow:0 24px 48px -18px rgba(9,15,26,0.45);
    overflow:hidden;
    transition:transform .2s ease, box-shadow .2s ease;
  }
  .peek-card:hover{transform:translateY(-4px); box-shadow:0 30px 56px -16px rgba(9,15,26,0.5);}
  .peek-thumb{position:relative; width:96px; min-width:96px; height:auto;}
  .peek-thumb img{width:100%; height:100%; object-fit:cover;}
  .peek-tag{
    position:absolute; top:6px; left:6px;
    background:var(--terracotta); color:#fff;
    font-size:8.5px; font-weight:700; letter-spacing:0.04em; text-transform:uppercase;
    padding:3px 6px; border-radius:2px;
  }
  .peek-tag.gold{background:var(--gold); color:var(--navy);}
  .peek-info{padding:14px 16px; display:flex; flex-direction:column; justify-content:center; min-width:0;}
  .peek-price{font-family:'Fraunces', serif; font-weight:700; font-size:16px; color:var(--navy);}
  .peek-addr{font-size:12px; font-weight:600; color:var(--ink); margin-top:3px; white-space:nowrap; overflow:hidden; text-overflow:ellipsis;}
  .peek-meta{font-size:11px; color:var(--sand); margin-top:3px;}

  /* ---------- featured videos ---------- */
  .yt-badge-lg{padding:13px 22px; font-size:12.5px; border-radius:24px;}
  .yt-channel-bar{
    display:flex; align-items:center; gap:16px;
    padding-bottom:32px; margin-bottom:36px;
    border-bottom:1px solid var(--line-dark);
  }
  .yt-avatar{
    width:56px; height:56px; border-radius:50%;
    background:var(--gold); color:var(--navy);
    display:flex; align-items:center; justify-content:center;
    font-family:'Fraunces', serif; font-weight:700; font-size:18px;
    flex-shrink:0;
  }
  .yt-channel-name{font-family:'Fraunces', serif; font-weight:700; font-size:19px; color:#fff;}
  .yt-channel-stats{font-size:13.5px; color:rgba(255,255,255,0.6); margin-top:4px;}
  .yt-channel-stats a{color:var(--gold); font-weight:600;}
  .video-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:24px;}
  .video-card{display:block;}
  .video-thumb{position:relative; aspect-ratio:16/9; overflow:hidden; margin-bottom:12px;}
  .video-thumb img{width:100%; height:100%; object-fit:cover; transition:transform .3s ease;}
  .video-card:hover .video-thumb img{transform:scale(1.05);}
  .play-btn{
    position:absolute; inset:0; margin:auto; width:52px; height:52px; border-radius:50%;
    background:rgba(0,0,0,0.55); display:flex; align-items:center; justify-content:center;
  }
  .video-title{font-size:14.5px; font-weight:600; color:#fff; line-height:1.4;}
  .snapshot-note{font-size:12.5px; color:var(--sand); max-width:600px;}

  /* ---------- section shells ---------- */
  section{padding:100px 0;}
  .section-cream{background:var(--cream);}
  .section-navy{background:var(--navy); color:var(--white);}
  .section-head{
    display:flex; align-items:flex-end; justify-content:space-between;
    gap:24px; margin-bottom:52px; flex-wrap:wrap;
  }
  .section-head .eyebrow{color:var(--terracotta); margin-bottom:14px; display:block;}
  .section-navy .section-head .eyebrow{color:var(--gold);}
  .section-head h2{font-size:clamp(30px,4vw,44px); max-width:560px;}
  .section-head p{
    max-width:360px; color:var(--sand); font-size:15px; line-height:1.6;
  }
  .section-navy .section-head p{color:rgba(255,255,255,0.65);}

  /* ---------- listings ---------- */
  .listing-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:28px;
  }
  .listing-card{
    background:var(--white);
    border:1px solid var(--line-light);
    overflow:hidden;
    transition:transform .25s ease, box-shadow .25s ease;
  }
  .listing-card:hover{transform:translateY(-6px); box-shadow:var(--shadow);}
  .listing-photo{
    position:relative; aspect-ratio:4/3; overflow:hidden;
  }
  .listing-photo img{width:100%; height:100%; object-fit:cover;}
  .listing-tag{
    position:absolute; top:14px; left:14px;
    background:var(--terracotta); color:var(--white);
    font-size:10.5px; font-weight:700; letter-spacing:0.08em; text-transform:uppercase;
    padding:6px 11px; border-radius:2px;
  }
  .listing-tag.gold{background:var(--gold); color:var(--navy);}
  .listing-body{padding:20px 22px 24px;}
  .listing-price{
    font-family:'Fraunces', serif; font-weight:700; font-size:23px; color:var(--navy);
  }
  .listing-addr{font-size:14px; font-weight:600; margin-top:8px;}
  .listing-city{font-size:13px; color:var(--sand); margin-top:2px;}
  .listing-meta{
    display:flex; gap:14px; margin-top:14px; padding-top:14px;
    border-top:1px solid var(--line-light);
    font-size:12.5px; color:var(--sand); font-weight:600;
  }
  .listing-more{text-align:center; margin-top:48px;}

  /* ---------- trust bar ---------- */
  .trust{
    display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; gap:32px;
  }
  .trust-reviews{display:flex; align-items:center; gap:14px;}
  .stars{color:var(--gold); font-size:18px; letter-spacing:2px;}
  .trust-reviews-text b{font-size:16px;}
  .trust-reviews-text span{display:block; font-size:12.5px; color:rgba(255,255,255,0.55);}
  .trust-stats{display:flex; gap:44px; flex-wrap:wrap;}
  .trust-stat b{
    font-family:'Fraunces', serif; font-size:26px; display:block; color:var(--gold);
  }
  .trust-stat span{font-size:12px; color:rgba(255,255,255,0.6); letter-spacing:0.05em;}

  /* ---------- buy/sell split ---------- */
  .split{
    display:grid; grid-template-columns:1fr 1fr;
  }
  .split-panel{
    position:relative; min-height:460px;
    display:flex; align-items:flex-end;
    padding:48px;
    color:var(--white);
    overflow:hidden;
  }
  .split-panel img{position:absolute; inset:0; width:100%; height:100%; object-fit:cover; z-index:0;}
  .split-panel::before{
    content:""; position:absolute; inset:0; z-index:1;
    background:linear-gradient(180deg, rgba(14,27,46,0.15) 0%, rgba(14,27,46,0.88) 100%);
  }
  .split-panel > *{position:relative; z-index:2;}
  .split-panel .eyebrow{color:var(--gold); margin-bottom:14px;}
  .split-panel h3{font-size:clamp(26px,3vw,36px); max-width:380px; margin-bottom:18px;}
  .split-panel p{color:rgba(255,255,255,0.75); max-width:380px; margin-bottom:26px; font-size:15px; line-height:1.6;}

  /* ---------- team banner ---------- */
  .team-banner{
    display:grid; grid-template-columns:0.85fr 1.15fr; gap:56px; align-items:center;
  }
  .team-banner-photo{aspect-ratio:1/1; overflow:hidden;}
  .team-banner-photo img{width:100%; height:100%; object-fit:cover;}
  .team-banner-copy .eyebrow{color:var(--terracotta); display:block; margin-bottom:14px;}
  .team-banner-copy h2{font-size:clamp(28px,3.6vw,42px); margin-bottom:20px;}
  .team-banner-copy p{font-size:15.5px; line-height:1.7; color:var(--ink); margin-bottom:18px;}
  .team-banner-copy .btn{margin-top:8px;}

  /* ---------- team ---------- */
  .team-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:32px;
  }
  .team-card{text-align:left;}
  .team-photo{aspect-ratio:1/1; overflow:hidden; margin-bottom:18px;}
  .team-photo img{width:100%; height:100%; object-fit:cover; filter:grayscale(15%);}
  .team-name{font-family:'Fraunces', serif; font-weight:700; font-size:19px;}
  .team-title{color:var(--terracotta); font-size:12.5px; font-weight:600; letter-spacing:0.05em; text-transform:uppercase; margin-top:4px;}
  .team-contact{display:flex; gap:10px; margin-top:14px;}
  .icon-btn{
    width:34px; height:34px; border-radius:50%;
    border:1px solid var(--line-light);
    display:flex; align-items:center; justify-content:center;
    transition:background .15s ease, border-color .15s ease;
  }
  .icon-btn:hover{background:var(--navy); border-color:var(--navy);}
  .icon-btn:hover svg{stroke:var(--white);}
  .icon-btn svg{width:14px; height:14px; stroke:var(--navy);}
  .team-more{text-align:center; margin-top:48px;}

  /* ---------- communities ---------- */
  .community-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:22px;
  }
  .community-card{
    position:relative; aspect-ratio:3/4; overflow:hidden; display:block; cursor:pointer;
  }
  .community-card img{width:100%; height:100%; object-fit:cover; transition:transform .5s ease;}
  .community-card:hover img{transform:scale(1.06);}
  .community-card::after{
    content:""; position:absolute; inset:0;
    background:linear-gradient(180deg, transparent 40%, rgba(14,27,46,0.85) 100%);
  }
  .community-label{
    position:absolute; left:20px; bottom:20px; z-index:2;
    color:var(--white);
  }
  .community-label .name{font-family:'Fraunces', serif; font-weight:700; font-size:22px;}
  .community-label .sub{font-size:11.5px; letter-spacing:0.08em; text-transform:uppercase; color:var(--gold); margin-top:4px;}

  /* ---------- reviews ---------- */
  .review-grid{
    display:grid; grid-template-columns:repeat(3,1fr); gap:26px;
  }
  .review-card{
    background:var(--white); border:1px solid var(--line-light);
    padding:30px 28px;
  }
  .review-card .stars{margin-bottom:16px; font-size:15px;}
  .review-card p{font-size:14.5px; line-height:1.65; color:var(--ink); margin-bottom:20px;}
  .review-who{display:flex; align-items:center; gap:12px;}
  .review-avatar{
    width:38px; height:38px; border-radius:50%;
    background:var(--navy); color:var(--gold);
    display:flex; align-items:center; justify-content:center;
    font-family:'Fraunces', serif; font-weight:700; font-size:14px;
  }
  .review-who b{font-size:13.5px; display:block;}
  .review-who span{font-size:12px; color:var(--sand);}
  .review-more{
    display:inline-block; font-size:12.5px; font-weight:600; color:var(--terracotta);
    margin-top:-10px; margin-bottom:18px;
  }
  .review-time{display:inline-flex; align-items:center; gap:5px;}
  .review-note{
    margin-top:36px; font-size:12.5px; color:var(--sand); text-align:center;
  }

  /* ---------- final cta ---------- */
  .final-cta{
    background:linear-gradient(120deg, var(--navy) 0%, var(--gold-dark) 60%, var(--gold) 100%);
    color:var(--white);
    text-align:center;
    padding:100px 32px;
  }
  .final-cta h2{font-size:clamp(30px,4.4vw,50px); max-width:700px; margin:0 auto 18px; color:var(--white);}
  .final-cta p{max-width:480px; margin:0 auto 34px; font-size:16px; color:rgba(255,255,255,0.82);}
  .final-cta .btn-navy{background:var(--white); color:var(--navy);}
  .final-cta .btn-navy:hover{background:var(--cream);}

  /* ---------- footer ---------- */
  footer{background:var(--navy); color:rgba(255,255,255,0.7); padding:76px 0 30px;}
  .footer-grid{
    display:grid; grid-template-columns:1.6fr 1fr 1fr 1.2fr; gap:40px;
    padding-bottom:52px; border-bottom:1px solid var(--line-dark);
  }
  .footer-logo{font-family:'Fraunces', serif; font-weight:700; font-size:22px; color:var(--white); margin-bottom:14px;}
  .footer-logo span{color:var(--gold);}
  .footer-col h4{
    color:var(--white); font-size:11.5px; letter-spacing:0.1em; text-transform:uppercase; margin-bottom:18px;
  }
  .footer-col ul li{margin-bottom:11px; font-size:14px;}
  .footer-col a:hover{color:var(--gold);}
  .footer-bottom{
    display:flex; justify-content:space-between; align-items:center; padding-top:26px; font-size:12.5px; flex-wrap:wrap; gap:12px;
  }
  .footer-logo-caption{
    text-align:center; padding-top:22px;
    font-size:12px; letter-spacing:0.08em; text-transform:uppercase; color:rgba(255,255,255,0.5);
  }
  .footer-logo-caption .broker-tagline{color:rgba(255,255,255,0.35); font-style:italic; text-transform:none; letter-spacing:0.02em;}
  .footer-logo-row{
    display:flex; align-items:center; justify-content:center; gap:64px;
    padding:44px 0; margin-top:40px;
    border-top:1px solid var(--line-dark); border-bottom:1px solid var(--line-dark);
    flex-wrap:wrap; row-gap:32px;
  }
  .footer-logo-row img, .footer-logo-row svg{
    height:84px; width:auto; display:block;
  }
  @media (max-width:768px){
    .footer-logo-row{gap:36px; padding:32px 0;}
    .footer-logo-row img, .footer-logo-row svg{height:60px;}
  }

  /* ---------- sticky widgets ---------- */
  .sticky-call{
    position:fixed; right:26px; bottom:26px; z-index:70;
    width:58px; height:58px; border-radius:50%;
    background:var(--gold);
    display:flex; align-items:center; justify-content:center;
    box-shadow:0 10px 30px -8px rgba(0,0,0,0.5);
    animation:pulseRing 2.6s ease-in-out infinite;
  }
  .sticky-call svg{width:22px; height:22px; stroke:var(--navy);}
  @keyframes pulseRing{
    0%,100%{box-shadow:0 10px 30px -8px rgba(0,0,0,0.5), 0 0 0 0 rgba(217,164,65,0.5);}
    50%{box-shadow:0 10px 30px -8px rgba(0,0,0,0.5), 0 0 0 10px rgba(217,164,65,0);}
  }
  @media (prefers-reduced-motion: reduce){ .sticky-call{animation:none;} }

  .sticky-reviews{
    position:fixed; left:26px; bottom:26px; z-index:70;
    background:var(--white);
    border:1px solid var(--line-light);
    padding:12px 16px;
    display:flex; align-items:center; gap:10px;
    box-shadow:var(--shadow);
  }
  .sticky-reviews .g{
    width:22px; height:22px; border-radius:50%; background:var(--navy); color:var(--gold);
    display:flex; align-items:center; justify-content:center; font-size:12px; font-weight:700; font-family:'Fraunces',serif;
  }
  .sticky-reviews .stars{font-size:12px;}
  .sticky-reviews .num{font-size:13px; font-weight:700;}
  .sticky-reviews .count{font-size:11px; color:var(--sand); display:block;}

  /* ---------- valuation modal ---------- */
  .modal-overlay{
    position:fixed; inset:0; z-index:100;
    background:rgba(9,15,26,0.72);
    display:none; align-items:center; justify-content:center;
    padding:20px;
  }
  .modal-overlay.is-open{display:flex;}
  .modal-box{
    background:var(--cream);
    max-width:480px; width:100%;
    padding:44px 38px 38px;
    position:relative;
    box-shadow:0 30px 70px -20px rgba(0,0,0,0.5);
    max-height:90vh; overflow-y:auto;
  }
  .modal-close{
    position:absolute; top:16px; right:16px;
    width:34px; height:34px; border-radius:50%;
    display:flex; align-items:center; justify-content:center;
    color:var(--ink); font-size:20px; line-height:1;
    transition:background .15s ease;
  }
  .modal-close:hover{background:rgba(22,35,58,0.08);}
  .modal-box .eyebrow{color:var(--terracotta); display:block; margin-bottom:12px;}
  .modal-box h3{font-size:26px; margin-bottom:10px;}
  .modal-box .modal-sub{font-size:14px; color:var(--sand); line-height:1.55; margin-bottom:26px;}
  .field{margin-bottom:16px;}
  .field label{
    display:block; font-size:11.5px; font-weight:700; letter-spacing:0.06em; text-transform:uppercase;
    color:var(--ink); margin-bottom:7px;
  }
  .field input{
    width:100%; padding:13px 14px;
    border:1px solid rgba(22,35,58,0.25);
    background:var(--white);
    font-family:inherit; font-size:14.5px; color:var(--ink);
    border-radius:2px;
  }
  .field input:focus-visible{outline:2px solid var(--gold); outline-offset:1px; border-color:var(--gold);}
  .modal-box .btn{width:100%; margin-top:6px; padding:16px;}
  .modal-fineprint{font-size:11.5px; color:var(--sand); margin-top:14px; text-align:center; line-height:1.5;}
  .modal-success{display:none; text-align:center; padding:20px 0 6px;}
  .modal-success.is-visible{display:block;}
  .modal-success .check{
    width:52px; height:52px; border-radius:50%; background:var(--gold);
    display:flex; align-items:center; justify-content:center; margin:0 auto 20px;
  }
  .modal-success h3{margin-bottom:12px;}
  .modal-success p{font-size:14.5px; color:var(--sand); line-height:1.6; max-width:340px; margin:0 auto;}

  /* ---------- responsive ---------- */
  @media (max-width:980px){
    .peek-grid{grid-template-columns:1fr; gap:14px;}
    .hero-peek{margin-top:-40px;}
    .team-banner{grid-template-columns:1fr; gap:32px;}
    nav.main-nav, .header-right .phone-link{display:none;}
    .burger{display:block;}
    .pulse-inner{grid-template-columns:1fr; row-gap:18px;}
    .pulse-item{border-left:none !important; padding-left:0 !important;}
    .listing-grid, .team-grid, .review-grid, .video-grid{grid-template-columns:repeat(2,1fr);}
    .community-grid{grid-template-columns:repeat(2,1fr);}
    .split{grid-template-columns:1fr;}
    .footer-grid{grid-template-columns:1fr 1fr;}
  }
  @media (max-width:640px){
    .wrap, .header-inner, .hero-content, .pulse-inner{padding-left:20px; padding-right:20px;}
    section{padding:70px 0;}
    .listing-grid, .team-grid, .review-grid, .community-grid, .video-grid{grid-template-columns:1fr;}
    .trust{flex-direction:column; align-items:flex-start;}
    .sticky-reviews{display:none;}
    .footer-grid{grid-template-columns:1fr;}
  }

/* --- header spacing fix: prevent nav + phone wrapping (added 2026-08-24) --- */
.header-inner{gap:20px;}
nav.main-nav ul{gap:22px;flex-wrap:nowrap;}
nav.main-nav a{white-space:nowrap;}
.header-right{gap:18px;}
.phone-link{white-space:nowrap;}
.header-right .btn{white-space:nowrap;}
@media (max-width:1180px){
  nav.main-nav ul{gap:16px;}
  nav.main-nav a{font-size:11.5px;letter-spacing:0.05em;}
  .header-right{gap:14px;}
}

/* ===== homepage rebuild ===== */
  .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;}
  .section-white{background:var(--white); padding:104px 0;}

  .hero-link{
    display:inline-block; margin-top:22px; color:rgba(255,255,255,0.85);
    font-size:13.5px; font-weight:600; letter-spacing:0.06em; text-transform:uppercase;
    text-decoration:none; border-bottom:1px solid rgba(255,255,255,0.35); padding-bottom:3px;
  }
  .hero-link:hover{color:#fff; border-bottom-color:#fff;}

  .pulse-4 .pulse-inner{grid-template-columns:repeat(4,1fr);}

  /* featured communities */
  .feat-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:34px 28px;}
  .feat-card{display:flex; flex-direction:column;}
  .feat-media{display:block; aspect-ratio:4/3; overflow:hidden; background:var(--cream-2);}
  .feat-media img{width:100%; height:100%; object-fit:cover; transition:transform .5s ease;}
  .feat-card:hover .feat-media img{transform:scale(1.05);}
  .feat-body{padding-top:20px;}
  .feat-tag{
    display:inline-block; font-size:11px; font-weight:700; letter-spacing:0.12em;
    text-transform:uppercase; color:var(--gold-dark); margin-bottom:10px;
  }
  .feat-body h3{font-family:'Fraunces',serif; font-size:24px; margin:0 0 10px; line-height:1.2;}
  .feat-body h3 a{color:var(--ink); text-decoration:none;}
  .feat-body h3 a:hover{color:var(--gold-dark);}
  .feat-body p{font-size:15px; line-height:1.65; color:var(--sand); margin:0 0 16px;}
  .feat-link{
    font-size:13px; font-weight:700; letter-spacing:0.04em; color:var(--ink);
    text-decoration:none; border-bottom:1px solid var(--gold); padding-bottom:2px;
  }
  .feat-link:hover{color:var(--gold-dark); border-bottom-color:var(--gold-dark);}

  /* home valuation */
  .valuation{background:var(--cream-2); padding:104px 0;}
  .valuation-inner{display:grid; grid-template-columns:1.05fr 0.95fr; gap:60px; align-items:center;}
  .valuation-copy h2{font-size:clamp(28px,3.4vw,42px); margin:10px 0 18px; line-height:1.15;}
  .valuation-copy p{font-size:16px; line-height:1.7; color:var(--ink); opacity:.85; margin:0 0 20px;}
  .valuation-list{list-style:none; padding:0; margin:0 0 22px;}
  .valuation-list li{
    position:relative; padding-left:26px; margin-bottom:12px;
    font-size:15px; line-height:1.6; color:var(--ink);
  }
  .valuation-list li::before{
    content:""; position:absolute; left:0; top:7px; width:12px; height:7px;
    border-left:2px solid var(--gold-dark); border-bottom:2px solid var(--gold-dark);
    transform:rotate(-45deg);
  }
  .valuation-note{font-size:14px !important; font-style:italic; opacity:.7 !important;}
  .valuation-card{
    background:var(--white); padding:40px; box-shadow:var(--shadow); border-radius:var(--radius);
  }
  .valuation-card label{
    display:block; font-size:11px; font-weight:700; letter-spacing:0.12em;
    text-transform:uppercase; color:var(--sand); margin-bottom:12px;
  }
  .valuation-card input{
    width:100%; padding:16px 18px; font-size:15px; font-family:inherit;
    border:1px solid var(--line-light); background:var(--white); color:var(--ink);
    border-radius:var(--radius); margin-bottom:14px;
  }
  .valuation-card input:focus{outline:2px solid var(--gold); outline-offset:1px; border-color:var(--gold);}
  .valuation-card .btn{width:100%; text-align:center; justify-content:center;}
  .valuation-fineprint{font-size:12.5px; color:var(--sand); margin:14px 0 0; line-height:1.5;}

  /* team monograms + brand banner */
  .team-monogram{
    display:flex; align-items:center; justify-content:center;
    background:var(--mg,#0E1B2E); color:var(--gold);
    font-family:'Fraunces',serif; font-size:44px; font-weight:700; letter-spacing:0.04em;
  }
  .team-banner-brand{
    display:flex; flex-direction:column; align-items:center; justify-content:center;
    gap:26px; background:var(--navy); padding:48px 32px; min-height:340px;
  }
  .team-banner-brand img.team-banner-logo{
    width:min(240px,72%); height:auto; max-height:96px;
    object-fit:contain; filter:none; flex:0 0 auto;
  }
  .team-banner-brand-meta{
    display:flex; flex-wrap:wrap; justify-content:center; gap:10px 22px;
    font-size:11.5px; font-weight:700; letter-spacing:0.12em; text-transform:uppercase;
    color:rgba(255,255,255,0.62); text-align:center;
  }

  /* final cta */
  .cta-actions{display:flex; flex-wrap:wrap; gap:14px; justify-content:center;}
  .final-cta .cta-ghost{border-color:rgba(255,255,255,0.6); color:#fff;}
  .final-cta .cta-ghost:hover{background:rgba(255,255,255,0.12);}

  @media (max-width:980px){
    .feat-grid{grid-template-columns:repeat(2,1fr);}
    .valuation-inner{grid-template-columns:1fr; gap:40px;}
    .pulse-4 .pulse-inner{grid-template-columns:repeat(2,1fr); row-gap:22px;}
  }
  @media (max-width:640px){
    .section-white, .valuation{padding:72px 0;}
    .feat-grid{grid-template-columns:1fr;}
    .valuation-card{padding:28px 22px;}
    .cta-actions{flex-direction:column; align-items:stretch;}
    .pulse-4 .pulse-inner{grid-template-columns:1fr;}
    .pulse-4 .pulse-item{border-left:none !important; padding-left:0 !important;}
  }

/* ===== top-of-page rebuild: minimal header + centered hero ===== */
  header{
    background:transparent;
    backdrop-filter:none; -webkit-backdrop-filter:none;
    border-bottom:1px solid transparent;
    transition:background .35s ease, border-color .35s ease, backdrop-filter .35s ease;
  }
  header.is-scrolled{
    background:rgba(14,27,46,0.92);
    backdrop-filter:blur(12px); -webkit-backdrop-filter:blur(12px);
    border-bottom-color:var(--line-dark);
  }
  .header-inner{height:88px;}
  .logo-img{height:32px;}
  nav.main-nav ul{gap:36px;}
  nav.main-nav a{font-size:12px; letter-spacing:0.13em;}
  .header-right{gap:24px;}
  .burger{
    display:none; width:26px; height:16px; position:relative;
    background:none; border:0; padding:0; cursor:pointer;
  }

  /* --- mobile menu --- */
  .mobile-nav[hidden]{display:none;}
  .mobile-nav{
    position:fixed; inset:0; z-index:80; background:var(--navy);
    display:flex; flex-direction:column; align-items:center; justify-content:center;
    gap:36px; padding:96px 24px 56px;
  }
  .mobile-nav nav{display:flex; flex-direction:column; align-items:center; gap:22px;}
  .mobile-nav .mn-link{
    font-family:'Fraunces', serif; font-size:clamp(24px,6vw,32px);
    color:var(--white); text-decoration:none; line-height:1.1;
  }
  .mobile-nav .mn-link:hover{color:var(--gold);}
  .mn-actions{display:flex; flex-direction:column; gap:12px; width:min(330px,100%);}
  .mn-actions .btn{width:100%;}
  .mn-close{
    position:absolute; top:22px; right:22px; width:44px; height:44px;
    background:none; border:0; color:var(--white); font-size:34px; line-height:1; cursor:pointer;
  }
  body.nav-open{overflow:hidden;}

  /* --- hero --- */
  .hero{
    justify-content:center; align-items:center; text-align:center;
    padding:150px 0 130px;
  }
  .hero::after{display:none;}
  .hero-photo-layer img{object-position:center 56%;}
  .hero-photo-layer::after{
    background:
      radial-gradient(ellipse 72% 62% at 50% 44%, rgba(9,15,26,0.72) 0%, rgba(9,15,26,0.34) 66%, rgba(9,15,26,0) 100%),
      linear-gradient(180deg, rgba(9,15,26,0.82) 0%, rgba(9,15,26,0.42) 34%, rgba(9,15,26,0.30) 62%, rgba(9,15,26,0.84) 100%);
  }
  .hero-content{
    max-width:940px; padding:0 32px; text-align:center;
  }
  .hero-logo{
    display:block; margin:0 auto 44px;
    width:min(420px,80%); height:auto;
    filter:drop-shadow(0 8px 30px rgba(9,15,26,0.55));
  }
  .hero h1{
    font-size:clamp(31px,4.4vw,52px);
    max-width:none; margin:0 auto; text-wrap:balance;
    text-shadow:0 2px 26px rgba(9,15,26,0.55);
  }
  .hero-sub{
    margin:26px auto 0; max-width:620px; text-align:center;
    font-size:clamp(15.5px,1.5vw,18px); color:rgba(255,255,255,0.86);
    text-shadow:0 2px 18px rgba(9,15,26,0.6);
  }
  .hero-actions{justify-content:center; margin-top:52px; gap:16px;}
  .hero-actions .btn{min-width:246px; padding:19px 34px; letter-spacing:0.13em;}
  .hero-scroll{
    position:absolute; left:50%; bottom:36px; transform:translateX(-50%); z-index:3;
    width:26px; height:42px; border:1px solid rgba(255,255,255,0.45); border-radius:14px;
    display:block;
  }
  .hero-scroll span{
    position:absolute; left:50%; top:9px; width:2px; height:7px;
    background:rgba(255,255,255,0.85); border-radius:1px;
    transform:translateX(-50%); animation:heroScroll 2s ease-in-out infinite;
  }
  @keyframes heroScroll{
    0%{opacity:0; transform:translate(-50%,0);}
    25%{opacity:1;}
    100%{opacity:0; transform:translate(-50%,15px);}
  }

  /* --- trust band --- */
  .trustband{background:var(--white); border-bottom:1px solid var(--line-light); padding:60px 0;}
  .trustband-inner{
    max-width:1100px; margin:0 auto; padding:0 32px;
    display:grid; grid-template-columns:repeat(4,1fr);
  }
  .trustband-item{text-align:center; padding:0 18px; border-left:1px solid var(--line-light);}
  .trustband-item:first-child{border-left:none;}
  .trustband-num{
    font-family:'Fraunces', serif; font-weight:700; line-height:1;
    font-size:clamp(26px,3vw,38px); color:var(--navy);
  }
  .trustband-label{
    margin-top:11px; font-size:10.5px; font-weight:600; letter-spacing:0.15em;
    text-transform:uppercase; color:var(--sand);
  }

  @media (max-width:980px){
    .header-inner{height:76px;}
    .burger{display:block;}
  }
  @media (max-width:760px){
    .trustband{padding:44px 0;}
    .trustband-inner{grid-template-columns:repeat(2,1fr); row-gap:34px;}
    .trustband-item:nth-child(3){border-left:none;}
  }
  @media (max-width:640px){
    .hero{padding:130px 0 110px;}
    .hero-logo{margin-bottom:32px; width:min(330px,84%);}
    .hero-actions{flex-direction:column; width:100%; margin-top:38px;}
    .hero-actions .btn{width:100%; min-width:0;}
    .hero-scroll{display:none;}
  }
  @media (prefers-reduced-motion: reduce){
    .hero-scroll span{animation:none;}
  }

.legal-hero{background:var(--navy); padding:120px 0 64px;}
  .legal-hero h1{color:#fff; margin:12px 0 0; font-size:clamp(30px,4.4vw,48px); line-height:1.12;}
  .legal-hero p{color:rgba(255,255,255,0.72); margin:18px 0 0; max-width:62ch; font-size:16px; line-height:1.7;}
  .legal-body{padding:64px 0 90px;}
  .legal-wrap{max-width:820px; margin:0 auto;}
  .legal-wrap h2{font-size:22px; margin:44px 0 14px; color:var(--navy); line-height:1.3;}
  .legal-wrap h2:first-child{margin-top:0;}
  .legal-wrap h3{font-size:16.5px; margin:26px 0 10px; color:var(--navy);}
  .legal-wrap p, .legal-wrap li{font-size:15.5px; line-height:1.75; color:#3A4658;}
  .legal-wrap p{margin:0 0 16px;}
  .legal-wrap ul{margin:0 0 18px; padding-left:22px;}
  .legal-wrap li{margin-bottom:9px;}
  .legal-wrap a{color:#1F6FB2; text-decoration:underline; text-underline-offset:3px;}
  .legal-updated{font-size:13.5px; color:#6B7688; border-bottom:1px solid rgba(14,27,46,0.12);
    padding-bottom:22px; margin-bottom:36px;}
  .legal-note{background:#fff; border:1px solid rgba(14,27,46,0.12); border-left:3px solid var(--gold);
    border-radius:var(--radius); padding:20px 24px; margin:26px 0;}
  .legal-note p{margin:0; font-size:14.5px;}
  .legal-toc{background:#fff; border:1px solid rgba(14,27,46,0.12); border-radius:var(--radius);
    padding:22px 26px; margin:0 0 40px;}
  .legal-toc h2{font-size:13px; letter-spacing:1.4px; text-transform:uppercase; margin:0 0 12px; color:#6B7688;}
  .legal-toc ol{margin:0; padding-left:20px; columns:2; column-gap:34px;}
  .legal-toc li{font-size:14px; margin-bottom:7px;}
  @media (max-width:640px){ .legal-toc ol{columns:1;} }
  .about-lead{padding:72px 0 10px;}
  .about-lead .wrap{max-width:820px;}
  .about-lead p{font-size:17px; line-height:1.8; color:#3A4658; margin:0 0 20px;}
  .about-facts{display:grid; grid-template-columns:repeat(auto-fit,minmax(165px,1fr)); gap:18px; margin:38px 0 0;}
  .about-fact{background:#fff; border:1px solid rgba(14,27,46,0.12); border-top:2px solid var(--gold);
    border-radius:var(--radius); padding:22px 22px 20px;}
  .about-fact .n{font-family:'Fraunces',serif; font-weight:700; font-size:30px; color:var(--navy); line-height:1;}
  .about-fact .l{font-size:13.5px; color:#6B7688; margin-top:8px; line-height:1.5;}
  .eho{display:flex; align-items:flex-start; gap:12px; margin-top:22px;}
  .eho svg{flex:0 0 auto; margin-top:2px;}
  .eho span{font-size:12.5px; line-height:1.6; color:rgba(255,255,255,0.62);}
  .footer-legal{display:flex; flex-wrap:wrap; gap:8px 22px; margin-bottom:16px;}
  .footer-legal a{font-size:13px; color:rgba(255,255,255,0.72); text-decoration:none;}
  .footer-legal a:hover{color:#fff; text-decoration:underline;}

.hp-field{position:absolute; left:-9999px; width:1px; height:1px; overflow:hidden;}
  .lead-error{background:#FDECEC; border:1px solid #E9B7B7; color:#8A2B2B; border-radius:var(--radius);
    padding:11px 14px; font-size:14px; line-height:1.5; margin:0 0 14px;}
  #leadSubmit[disabled]{opacity:0.6; cursor:default;}

/* ---- awards & recognition ---- */
  .section-head.awards-head{
    display:block; text-align:center; max-width:780px; margin:0 auto 44px;
  }
  .awards-head h2{color:#fff; margin:10px 0 0;}
  .awards-head .awards-sub{
    margin:16px auto 0; max-width:52ch;
    color:rgba(255,255,255,0.68); font-size:15px; line-height:1.6;
  }
  .awards-top{
    display:flex; flex-wrap:wrap; align-items:center; justify-content:center;
    gap:40px;
  }
  .award-shield{
    width:246px; height:auto; display:block;
  }
  .award-lockup{
    background:#fff; border-radius:var(--radius);
    padding:18px 26px; display:block;
  }
  .award-lockup img{width:300px; height:auto; display:block;}
  .award-list{
    list-style:none; margin:44px auto 0; padding:0;
    display:grid; grid-template-columns:auto auto; justify-content:center;
    gap:14px 46px; justify-items:start;
  }
  .award-list li{
    position:relative; padding-left:26px; font-size:14.5px; line-height:1.55;
    color:rgba(255,255,255,0.88);
  }
  .award-list li::before{
    content:""; position:absolute; left:0; top:6px; width:12px; height:7px;
    border-left:2px solid var(--gold); border-bottom:2px solid var(--gold);
    transform:rotate(-45deg);
  }
  .award-src{
    margin:34px auto 0; text-align:center; max-width:70ch;
    font-size:13px; line-height:1.6; color:rgba(255,255,255,0.55);
  }
  .award-src a{color:rgba(255,255,255,0.85); text-decoration:underline; text-underline-offset:3px;}
  .award-src a:hover{color:var(--gold);}
  @media (max-width:700px){
    .section-head.awards-head{margin-bottom:34px;}
    .awards-top{gap:28px;}
    .award-shield{width:190px;}
    .award-lockup img{width:250px;}
    .award-list{grid-template-columns:auto; gap:12px; margin-top:34px;}
  }