:root {
  --navy: #14213D;
  --navy-deep: #14213D;
  --gold: #C8A25D;
  --gold-soft: #E8D5A8;
  --white: #FFFFFF;
  --cream: #F4F0E8;
  --paper: #FAF8F4;
  --ink: #1C1916;
  --muted: #5E5A53;
  --line: #E2DCD0;
  --max: 1160px;
  --header-h: 80px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Inter, "Helvetica Neue", Helvetica, Arial, sans-serif;
  color: var(--ink);
  background: var(--white);
  line-height: 1.62;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; height: auto; }
a { color: var(--navy); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: #8A6D32; }
h1, h2, h3, h4, .serif {
  font-family: "Playfair Display", Georgia, "Times New Roman", serif;
  font-weight: 500;
  letter-spacing: -0.025em;
  color: var(--navy);
}
h1 { font-size: clamp(2.4rem, 5.4vw, 4.1rem); line-height: 1.08; margin: 0 0 0.45em; }
h2 { font-size: clamp(1.7rem, 3vw, 2.45rem); line-height: 1.18; margin: 0 0 0.45em; }
h3 { font-size: 1.28rem; line-height: 1.28; margin: 0 0 0.35em; }
p { margin: 0 0 0.95em; }
p:last-child { margin-bottom: 0; }

.wrap { width: min(var(--max), calc(100% - 52px)); margin: 0 auto; }
.wrap-narrow { width: min(720px, calc(100% - 52px)); margin: 0 auto; }
.eyebrow {
  display: block;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: #7A746A;
  margin-bottom: 14px;
}
.lede { font-size: 1.12rem; color: var(--muted); max-width: 36em; line-height: 1.55; }
.gold-rule { width: 28px; height: 1px; background: var(--gold); border: 0; margin: 18px 0 22px; }
.section { padding: 92px 0; }
.section-sm { padding: 56px 0; }
.section-lg { padding: 120px 0; }
.section.cream { background: var(--cream); }
.section.paper { background: var(--paper); }
.section.navy { background: var(--navy); color: #E8E6E1; }
.section.navy h2, .section.navy h3 { color: var(--white); }
.section.navy .lede, .section.navy .eyebrow { color: #C5C8D0; }

.utility {
  background: var(--navy);
  color: #C9CCD4;
  font-size: 0.78rem;
}
.utility .wrap {
  display: flex;
  justify-content: space-between;
  align-items: center;
  min-height: 34px;
  gap: 16px;
}
.utility a { color: #E8E6E1; text-decoration: none; }
.utility a:hover { color: var(--gold-soft); }
.utility span { opacity: 0.65; }

header.site {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(255,255,255,0.97);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
header.site .wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: var(--header-h);
  gap: 24px;
}
.logo img { height: 50px; width: auto; }
.nav { display: flex; align-items: center; gap: 26px; }
.nav a {
  text-decoration: none;
  color: var(--navy);
  font-size: 0.9rem;
  font-weight: 500;
}
.nav a:hover, .nav a.active { color: #8A6D32; }
.nav-cta {
  background: var(--navy) !important;
  color: var(--white) !important;
  padding: 9px 16px;
  font-size: 0.84rem !important;
}
.nav-cta:hover { background: #1c2d52 !important; color: var(--gold-soft) !important; }
.menu-btn {
  display: none;
  background: none;
  border: 0;
  cursor: pointer;
  padding: 8px;
}
.menu-btn span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--navy);
  margin: 5px 0;
}

.btn {
  display: inline-block;
  padding: 13px 22px;
  text-decoration: none;
  font-size: 0.9rem;
  font-weight: 550;
  letter-spacing: 0.01em;
  border: 1px solid transparent;
  transition: background 0.15s ease, color 0.15s ease;
  cursor: pointer;
  font-family: inherit;
}
.btn-gold { background: var(--gold); color: var(--navy); }
.btn-gold:hover { background: #d4b26e; color: var(--navy); }
.btn-navy { background: var(--navy); color: var(--white); }
.btn-navy:hover { background: #1c2d52; color: var(--white); }
.btn-outline { background: transparent; color: var(--white); border-color: rgba(255,255,255,0.7); }
.btn-outline:hover { background: var(--white); color: var(--navy); }
.btn-outline-navy { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn-outline-navy:hover { background: var(--navy); color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 26px; }
.text-link { font-weight: 600; text-decoration: none; }

.hero {
  position: relative;
  min-height: 86vh;
  display: flex;
  align-items: flex-end;
  color: white;
  background: #14213D center/cover no-repeat;
}
.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(13,22,40,0.72) 0%, rgba(13,22,40,0.28) 58%, rgba(13,22,40,0.18) 100%),
              linear-gradient(180deg, rgba(13,22,40,0.12) 0%, rgba(13,22,40,0.55) 100%);
}
.hero .wrap { position: relative; z-index: 1; padding: 96px 0 80px; }
.hero h1 { color: white; max-width: 13ch; }
.hero p { color: #E8E4DA; max-width: 30em; font-size: 1.12rem; }

.page-hero { padding: 80px 0 28px; background: var(--white); }
.page-hero.wash { background: var(--cream); padding: 80px 0 64px; border-bottom: 1px solid var(--line); }
.page-hero h1 { max-width: 16ch; margin-bottom: 0.3em; }

.split {
  display: grid;
  grid-template-columns: 0.92fr 1.08fr;
  gap: 48px 80px;
  align-items: start;
}
.split.middle { align-items: center; }
.split img, .split .frame {
  width: 100%;
  height: 480px;
  object-fit: cover;
}
.split img.offset { margin-top: 56px; height: 520px; }
.split img.short { height: 340px; }
.split-flip { grid-template-columns: 1.15fr 0.85fr; }
.split.reverse { direction: rtl; }
.split.reverse > * { direction: ltr; }

.paths {
  display: grid;
  grid-template-columns: 1.25fr 1fr 1fr;
  gap: 0 40px;
  border-top: 1px solid var(--line);
}
.paths article {
  padding: 36px 0 8px;
  border-right: 1px solid var(--line);
  padding-right: 36px;
}
.paths article:last-child { border-right: 0; padding-right: 0; }
.paths h3 { font-size: 1.55rem; }
.paths p { color: var(--muted); }

.pull {
  font-family: "Playfair Display", Georgia, serif;
  font-style: italic;
  font-size: clamp(1.55rem, 2.8vw, 2.15rem);
  line-height: 1.32;
  color: var(--navy);
  margin: 0;
  max-width: 18em;
}
.pull-wrap {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(0, 0.8fr);
  gap: 48px 72px;
  align-items: end;
}
.side-notes { display: grid; gap: 28px; padding-bottom: 8px; }
.side-notes blockquote {
  margin: 0;
  padding: 0 0 0 16px;
  border-left: 1px solid var(--gold);
  color: var(--muted);
  font-size: 1rem;
}
.side-notes cite { display: block; margin-top: 10px; font-style: normal; font-size: 0.82rem; color: #7A746A; }

.bleed {
  min-height: 460px;
  background: var(--navy) center/cover no-repeat;
  position: relative;
  display: flex;
  align-items: flex-end;
}
.bleed::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(13,22,40,0.05) 20%, rgba(13,22,40,0.72) 100%);
}
.bleed .wrap { position: relative; z-index: 1; padding: 72px 0; color: #F3EFE6; }
.bleed h2 { color: white; max-width: 14ch; }
.bleed p { max-width: 34em; color: #E0D9CC; }

.market {
  display: grid;
  grid-template-columns: 1fr 1fr;
  column-gap: 80px;
}
.market-item {
  display: grid;
  grid-template-columns: 9.5rem 1fr;
  gap: 20px;
  padding: 22px 0;
  border-top: 1px solid var(--line);
}
.market-item h3 { font-size: 1.05rem; margin: 0; font-family: Inter, sans-serif; font-weight: 600; letter-spacing: 0; }
.market-item p { margin: 0; color: var(--muted); font-size: 0.98rem; }

.callout {
  background: var(--navy);
  color: #E8E6E1;
  padding: 36px 40px;
  margin-top: 8px;
}
.callout h3 { color: white; }
.callout p { color: #D0CBC0; }

.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.card { background: var(--white); padding: 28px 0; }
.card.boxed { padding: 28px; border: 1px solid var(--line); }
.card p { color: var(--muted); font-size: 0.98rem; }
.card a.more { font-size: 0.88rem; font-weight: 600; text-decoration: none; }
.two { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: 64px; align-items: start; }

.steps { display: grid; gap: 0; max-width: 640px; }
.step {
  display: grid;
  grid-template-columns: 3rem 1fr;
  gap: 8px 18px;
  padding: 22px 0;
  border-top: 1px solid var(--line);
}
.step:last-child { border-bottom: 1px solid var(--line); }
.step .num {
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.15rem;
  color: var(--gold);
  padding-top: 3px;
}
.step h3 { margin-bottom: 0.2em; font-size: 1.15rem; }
.step p { color: var(--muted); font-size: 0.98rem; }

.cost-table { width: 100%; border-collapse: collapse; margin: 8px 0; }
.cost-table th, .cost-table td {
  text-align: left;
  padding: 12px 8px 12px 0;
  border-bottom: 1px solid var(--line);
  vertical-align: top;
}
.cost-table th {
  font-size: 0.7rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
}
.cost-table td:last-child, .cost-table th:last-child { text-align: right; white-space: nowrap; }
.note { font-size: 0.92rem; color: var(--muted); }
.inset {
  background: var(--cream);
  padding: 36px 32px;
}

.search-box, .placeholder-block {
  background: var(--paper);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 36px 8px;
}
.search-box.boxed {
  border: 1px solid var(--line);
  padding: 36px 32px;
}
.search-mock {
  display: flex;
  gap: 10px;
  max-width: 680px;
  margin-top: 22px;
  flex-wrap: wrap;
}
.search-mock input, .search-mock select, .form input, .form select, .form textarea {
  font: inherit;
  padding: 12px 14px;
  border: 1px solid var(--line);
  background: white;
  color: var(--ink);
  width: 100%;
}
.search-mock input, .search-mock select { width: auto; min-width: 150px; flex: 1; }
.form { display: grid; gap: 14px; max-width: 520px; }
.form label { font-size: 0.8rem; font-weight: 600; color: var(--navy); display: grid; gap: 6px; }
.form textarea { min-height: 120px; resize: vertical; }
.form-note { font-size: 0.85rem; color: var(--muted); }
.form-success {
  display: none;
  background: var(--cream);
  border-left: 2px solid var(--gold);
  padding: 16px 18px;
  margin-top: 16px;
}

.reviews { display: grid; grid-template-columns: 1fr 1fr; gap: 20px 48px; }
.review { padding: 8px 0 24px; border-top: 1px solid var(--line); }
.review blockquote {
  margin: 16px 0 12px;
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.2rem;
  line-height: 1.4;
  color: var(--navy);
}
.review cite { font-style: normal; font-size: 0.82rem; color: var(--muted); }

.photo-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: 14px; }
.photo-grid .stack { display: grid; gap: 14px; }
.photo-grid img { width: 100%; object-fit: cover; }
.photo-grid .tall { height: 540px; }
.photo-grid .stack img { height: 263px; }

.comm-feature {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr;
  gap: 28px;
  margin-bottom: 48px;
}
.comm-feature a { text-decoration: none; color: inherit; }
.comm-feature img { width: 100%; height: 420px; object-fit: cover; }
.comm-rest { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px 22px; }
.comm-rest img { width: 100%; height: 180px; object-fit: cover; margin-bottom: 12px; }
.comm-rest p, .comm-feature p { color: var(--muted); font-size: 0.95rem; }
.comm-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.comm-card { text-decoration: none; color: inherit; display: block; }
.comm-card img { width: 100%; height: 220px; object-fit: cover; }
.comm-card h3 { margin: 14px 0 6px; }
.comm-card p { color: var(--muted); font-size: 0.95rem; }
.city-list {
  display: flex;
  flex-wrap: wrap;
  gap: 8px 0;
  padding: 0;
  list-style: none;
  color: var(--muted);
}
.city-list li { width: 25%; min-width: 140px; padding: 6px 0; }

.video-frame {
  aspect-ratio: 16/9;
  background: #10182b;
  display: grid;
  place-items: center;
  color: #C9CCD4;
  text-align: left;
  padding: 40px;
}
.video-list { display: grid; gap: 0; max-width: 640px; }
.video-list article { padding: 18px 0; border-top: 1px solid var(--line); }
.headshot {
  aspect-ratio: 4/5;
  background: var(--cream);
  border: 1px solid var(--line);
  display: grid;
  place-items: center;
  text-align: center;
  color: var(--muted);
  padding: 24px;
  min-height: 420px;
}

footer.site {
  background: var(--navy-deep);
  color: #C5C8D0;
  padding: 64px 0 28px;
  font-size: 0.93rem;
}
footer.site a { color: #E8E6E1; text-decoration: none; }
footer.site a:hover { color: var(--gold-soft); }
footer.site h4 {
  color: #B9B3A8;
  font-family: Inter, sans-serif;
  font-size: 0.7rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  margin: 0 0 14px;
  font-weight: 600;
}
.foot-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; margin-bottom: 48px; }
.foot-logo { height: 104px; width: auto; margin-bottom: 16px; }
.foot-links { display: grid; gap: 8px; }
.foot-bottom {
  border-top: 1px solid rgba(255,255,255,0.1);
  padding-top: 22px;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  flex-wrap: wrap;
  font-size: 0.78rem;
  color: #9AA0AB;
}
.eho { display: flex; align-items: center; gap: 8px; }
.eho svg { flex-shrink: 0; }

.draft-banner {
  background: #3d2e12;
  color: #F3E6C4;
  text-align: center;
  font-size: 0.76rem;
  letter-spacing: 0.03em;
  padding: 8px 16px;
}

@media (max-width: 900px) {
  .menu-btn { display: block; }
  .nav {
    display: none;
    position: absolute;
    left: 0; right: 0;
    top: 100%;
    background: white;
    border-bottom: 1px solid var(--line);
    flex-direction: column;
    align-items: flex-start;
    padding: 16px 24px 24px;
    gap: 16px;
  }
  .nav.open { display: flex; }
  .split, .split-flip, .split.reverse, .cards, .two, .reviews, .comm-grid,
  .foot-grid, .photo-grid, .paths, .pull-wrap, .market, .comm-feature, .comm-rest {
    grid-template-columns: 1fr;
  }
  .paths article { border-right: 0; padding-right: 0; border-bottom: 1px solid var(--line); }
  .market-item { grid-template-columns: 1fr; gap: 6px; }
  .photo-grid .tall, .photo-grid .stack img, .split img, .split img.offset, .comm-feature img { height: 280px; margin-top: 0; }
  .city-list li { width: 50%; }
  .utility .hide-sm { display: none; }
  .section, .section-lg { padding: 64px 0; }
  header.site { position: relative; }
  .hero { min-height: 78vh; }
}

/* Social icons */
.socials { display: flex; align-items: center; gap: 10px; margin-top: 16px; }
.socials a {
  display: grid;
  place-items: center;
  width: 30px;
  height: 30px;
  color: var(--navy);
  text-decoration: none;
  border: 1px solid var(--line);
}
.socials a:hover { color: #8A6D32; border-color: var(--gold); }
.socials svg { width: 14px; height: 14px; fill: currentColor; }
footer.site .socials { margin-top: 18px; }
footer.site .socials a {
  color: var(--gold);
  border-color: rgba(200,162,93,0.35);
}
footer.site .socials a:hover { color: var(--gold-soft); border-color: var(--gold); }
.visually-hidden {
  position: absolute;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip: rect(0,0,0,0);
  border: 0;
}

/* Guides */
.crumbs { font-size: 0.82rem; color: var(--muted); margin-bottom: 22px; }
.crumbs a { color: var(--muted); text-decoration: none; }
.crumbs a:hover { color: var(--navy); }
.guide-group { margin-bottom: 56px; }
.guide-group h2 { margin-bottom: 8px; }
.sit-list { display: grid; gap: 0; border-top: 1px solid var(--line); margin-top: 20px; }
.sit-list a {
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) minmax(0, 1.6fr);
  gap: 28px;
  padding: 20px 0;
  border-bottom: 1px solid var(--line);
  text-decoration: none;
  color: inherit;
}
.sit-list a:hover h3 { color: #8A6D32; }
.sit-list h3 { margin: 0; font-size: 1.2rem; }
.sit-list p { margin: 0; color: var(--muted); font-size: 0.98rem; }
.prose { max-width: 720px; }
.prose h2 { margin-top: 2em; }
.prose h3 { margin-top: 1.4em; font-size: 1.15rem; }
.prose ul { padding-left: 1.15em; color: var(--muted); }
.prose li { margin: 0.4em 0; }
.prose a { font-weight: 500; }
.source { font-size: 0.88rem; color: var(--muted); }
.faq { margin-top: 16px; }
.faq details {
  border-top: 1px solid var(--line);
  padding: 16px 0;
}
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; font-weight: 600; color: var(--navy); }
.faq details p { margin: 12px 0 0; color: var(--muted); }
.guide-cta {
  margin-top: 64px;
  padding-top: 36px;
  border-top: 1px solid var(--line);
}
.ph-block {
  background: var(--paper);
  border: 1px solid var(--line);
  padding: 22px 24px;
  margin: 18px 0;
}
.ph-block h3 { margin-bottom: 8px; }
@media (max-width: 900px) {
  .sit-list a { grid-template-columns: 1fr; gap: 6px; }
}

/* Listings */
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px 24px; }
.listing-card { text-decoration: none; color: inherit; display: block; }
.listing-card img, .ph-photo {
  width: 100%;
  height: 220px;
  object-fit: cover;
  background: var(--cream);
}
.ph-photo {
  display: grid;
  place-items: center;
  color: var(--muted);
  font-size: 0.88rem;
  border: 1px solid var(--line);
}
.listing-card .meta { display: flex; justify-content: space-between; align-items: center; margin: 12px 0 6px; }
.listing-card h3 { font-size: 1.15rem; margin: 0 0 6px; }
.facts { color: var(--muted); font-size: 0.92rem; }
.chip {
  display: inline-block;
  font-size: 0.68rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 4px 8px;
  border: 1px solid var(--line);
  color: var(--navy);
}
.chip-pending { border-color: var(--gold); color: #8A6D32; }
.chip-sold { color: var(--muted); }
.sold-strip { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.sold-strip img, .sold-strip .ph-photo { height: 160px; }
.gallery {
  display: grid;
  grid-template-columns: 1.6fr 1fr;
  gap: 10px;
}
.gallery .main { height: 420px; }
.gallery .stack { display: grid; gap: 10px; }
.gallery .stack .ph-photo { height: 205px; }
.map-slot {
  min-height: 280px;
  background: var(--cream);
  border: 1px solid var(--line);
  display: grid;
  place-items: center;
  color: var(--muted);
  text-align: center;
  padding: 24px;
}
@media (max-width: 900px) {
  .listing-grid, .sold-strip, .gallery { grid-template-columns: 1fr; }
  .gallery .main, .gallery .stack .ph-photo { height: 220px; }
}
.sample-tag {
  display: inline-block;
  margin-bottom: 8px;
  font-size: 0.68rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: #8A6D32;
  border: 1px solid var(--gold);
  padding: 3px 7px;
}
.sample-banner {
  background: #5c4a22;
  color: #F3E6C4;
  text-align: center;
  font-size: 0.78rem;
  padding: 8px 16px;
}

/* ===== Nav dropdowns (2026-11-12) ===== */
.nav { gap: 22px; }
.nav-item { position: relative; display: flex; align-items: center; gap: 2px; }
.sub-toggle {
  background: none; border: 0; cursor: pointer; color: var(--navy);
  font-size: 0.7rem; padding: 4px; line-height: 1;
}
.nav .sub {
  display: none; position: absolute; top: 100%; left: -16px; min-width: 250px;
  background: #fff; border: 1px solid var(--line); border-top: 2px solid var(--gold);
  padding: 10px 0; box-shadow: 0 14px 30px rgba(20,33,61,0.12); z-index: 50;
}
.nav .sub a { display: block; padding: 8px 18px; font-size: 0.88rem; white-space: nowrap; }
.nav .sub a:hover { background: var(--paper); }
.nav .sub .sub-label { display:block; padding: 8px 18px 4px; font-size: 0.64rem; letter-spacing: 0.16em; text-transform: uppercase; color: #8A8478; }
@media (min-width: 901px) {
  .nav-item:hover > .sub, .nav-item:focus-within > .sub { display: block; }
  .nav-item::after { content:""; position:absolute; left:0; right:0; top:100%; height:14px; }
}
@media (max-width: 900px) {
  .nav { max-height: calc(100vh - 120px); overflow-y: auto; }
  .nav-item { flex-wrap: wrap; width: 100%; justify-content: space-between; }
  .sub-toggle { font-size: 0.9rem; padding: 4px 10px; }
  .nav .sub { position: static; box-shadow: none; border: 0; border-left: 2px solid var(--gold); width: 100%; padding: 4px 0 4px 6px; margin-top: 8px; min-width: 0; }
  .nav .sub a { white-space: normal; padding: 7px 12px; }
  .nav-item.open > .sub { display: block; }
}

/* ===== Answer-first content blocks ===== */
.answer-box {
  background: var(--paper); border-left: 3px solid var(--gold);
  padding: 20px 24px; margin: 8px 0 28px;
}
.answer-box strong { color: var(--navy); }
.prose ol { padding-left: 1.3em; color: var(--muted); }
.prose ol li { margin: 0.55em 0; }
.prose ol li strong, .prose ul li strong { color: var(--ink); }
.toc { background: var(--cream); padding: 20px 24px; margin: 0 0 32px; }
.toc p { font-weight: 600; color: var(--navy); margin-bottom: 6px; }
.toc ol { margin: 0; padding-left: 1.2em; }
.toc a { text-decoration: none; }
.layout-aside { display: grid; grid-template-columns: minmax(0,1fr) 300px; gap: 56px; align-items: start; }
.aside-card { position: sticky; top: 100px; border: 1px solid var(--line); padding: 24px; background: #fff; }
.aside-card h3 { font-size: 1.1rem; }
.aside-card a { display: block; margin: 6px 0; font-size: 0.92rem; }
.related { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 18px; }
.related a { display:block; border: 1px solid var(--line); padding: 18px; text-decoration: none; color: var(--navy); font-weight: 600; font-size: 0.95rem; }
.related a span { display:block; font-weight: 400; color: var(--muted); font-size: 0.85rem; margin-top: 6px; }
.related a:hover { border-color: var(--gold); }
.verify-note { font-size: 0.85rem; color: #8A6D32; }
.hub-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.hub-grid a { display:block; background:#fff; border:1px solid var(--line); padding:24px; text-decoration:none; color:inherit; }
.hub-grid a:hover { border-color: var(--gold); }
.hub-grid h3 { font-size: 1.12rem; }
.hub-grid p { color: var(--muted); font-size: 0.94rem; margin: 0; }
.ph-card { border: 1px dashed var(--gold); background: var(--paper); padding: 26px; }
.ph-card .sample-tag { margin-bottom: 12px; }
.ph-card p { color: var(--muted); font-size: 0.95rem; }
@media (max-width: 900px) {
  .layout-aside, .related, .hub-grid { grid-template-columns: 1fr; }
  .aside-card { position: static; }
}

/* ===== Calculator ===== */
.calc { display: grid; grid-template-columns: minmax(0,1fr) minmax(0,1fr); gap: 40px; align-items: start; }
.calc .form { max-width: none; grid-template-columns: 1fr 1fr; }
.calc .form label.full { grid-column: 1 / -1; }
.calc-result { background: var(--navy); color: #E8E6E1; padding: 32px; }
.calc-result .big { font-family: "Playfair Display", Georgia, serif; font-size: 3rem; color: #fff; line-height: 1.1; margin: 4px 0 18px; }
.calc-result table { width: 100%; border-collapse: collapse; font-size: 0.95rem; }
.calc-result td { padding: 9px 0; border-bottom: 1px solid rgba(255,255,255,0.12); }
.calc-result td:last-child { text-align: right; color: #fff; }
.calc-result .eyebrow { color: var(--gold-soft); }
.bar { display:flex; height: 12px; margin: 0 0 18px; overflow:hidden; }
.bar span { display:block; height:100%; }
@media (max-width: 900px) { .calc, .calc .form { grid-template-columns: 1fr; } }

/* ===== Quiz ===== */
.quiz { max-width: 720px; }
.quiz-progress { height: 4px; background: var(--line); margin-bottom: 26px; }
.quiz-progress span { display:block; height:100%; background: var(--gold); width:0; transition: width .25s; }
.quiz-q h2 { font-size: clamp(1.4rem, 2.6vw, 1.9rem); }
.quiz-options { display: grid; gap: 10px; margin-top: 18px; }
.quiz-options button {
  text-align: left; font: inherit; padding: 15px 18px; background: #fff; border: 1px solid var(--line);
  cursor: pointer; color: var(--ink);
}
.quiz-options button:hover, .quiz-options button:focus { border-color: var(--gold); background: var(--paper); }
.quiz-back { background:none; border:0; color: var(--muted); cursor:pointer; font: inherit; font-size: 0.88rem; margin-top: 16px; padding: 0; }
.score-ring { font-family: "Playfair Display", Georgia, serif; font-size: 4rem; color: var(--navy); line-height: 1; }
.score-ring small { font-size: 1.3rem; color: var(--muted); }
.quiz-result ol li { margin: 8px 0; }
.quiz-gate { background: var(--cream); padding: 28px; margin-top: 20px; }

/* ===== Popup ===== */
.sh-modal { position: fixed; inset: 0; z-index: 1000; display: none; align-items: center; justify-content: center; padding: 16px; background: rgba(13,22,40,0.62); }
.sh-modal.show { display: flex; }
.sh-dialog { background: #fff; width: min(560px, 100%); max-height: calc(100vh - 32px); overflow-y: auto; border-top: 4px solid var(--gold); position: relative; box-shadow: 0 24px 60px rgba(0,0,0,0.3); }
.sh-head { background: var(--navy); color: #E8E6E1; padding: 24px 28px 20px; }
.sh-head h2 { color: #fff; margin: 0 0 4px; font-size: 1.7rem; }
.sh-head p { margin: 0; font-size: 0.95rem; color: #C5C8D0; }
.sh-body { padding: 22px 28px 26px; }
.sh-body .form { max-width: none; grid-template-columns: 1fr 1fr; gap: 12px; }
.sh-body .form .full { grid-column: 1 / -1; }
.sh-body textarea { min-height: 80px !important; }
.sh-consent { display: flex !important; grid-template-columns: none !important; gap: 10px !important; align-items: flex-start; font-weight: 400 !important; font-size: 0.74rem !important; color: var(--muted) !important; line-height: 1.45; }
.sh-consent input { width: auto !important; margin-top: 3px; flex-shrink: 0; }
.sh-close { position: absolute; top: 10px; right: 12px; background: none; border: 0; color: #fff; font-size: 1.7rem; line-height: 1; cursor: pointer; padding: 4px 8px; }
.sh-close:hover { color: var(--gold-soft); }
.sh-links { font-size: 0.78rem; }
@media (max-width: 560px) { .sh-body .form { grid-template-columns: 1fr; } .sh-head h2 { font-size: 1.45rem; } }

/* ===== Newsletter / track record / home hero (2026-11-12) ===== */
.news-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 56px; align-items: center; }
.newsletter .form { max-width: none; }
.newsletter .form label { color: #fff; }
.newsletter .form input { border-color: rgba(255,255,255,0.25); }
.newsletter .opt { font-weight: 400; color: #C5C8D0; }
.newsletter .form-note { color: #C5C8D0; font-size: 0.78rem; }
.newsletter .form-note a { color: var(--gold-soft); }
.newsletter .form-success { color: var(--ink); }
.tr-meta { font-size: 0.82rem !important; letter-spacing: 0.04em; color: #8A6D32 !important; }
.verify-row { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 14px 28px; margin-top: 26px; padding: 18px 22px; background: var(--cream); font-size: 0.95rem; }
.home-hero { display: grid; grid-template-columns: 45% 55%; min-height: 640px; background: var(--navy); }
.home-hero .photo { background: #6f7176 url('../images/photos/hero.webp') center 42%/cover no-repeat; min-height: 360px; }
.home-hero .panel { color: #E8E6E1; padding: 64px clamp(28px, 6vw, 88px); display: flex; flex-direction: column; justify-content: center; }
.home-hero .hero-logo { width: 100%; max-width: 380px; height: auto; margin-bottom: 26px; }
.home-hero .eyebrow { color: var(--gold); letter-spacing: 0.22em; }
.home-hero h1 { color: #fff; font-size: clamp(2.3rem, 4.2vw, 3.6rem); max-width: 15ch; }
.home-hero h1 em { color: var(--gold); font-style: italic; }
.home-hero .sub { font-size: 1.12rem; color: #D6D8DE; max-width: 32em; }
.rating-line { display: flex; align-items: center; gap: 10px; font-size: 0.92rem; color: #E8E6E1; margin: 6px 0 4px; }
.rating-line .stars { color: var(--gold); letter-spacing: 2px; }
.home-hero .btn-row { align-items: center; }
.home-hero .text-link { color: #fff; }
.home-hero .text-link:hover { color: var(--gold-soft); }
.home-hero .small-line { font-size: 0.85rem; color: #A9AEBA; margin-top: 22px; }
.stat-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin-top: -48px; position: relative; z-index: 2; }
.stat-card { background: #fff; border: 1px solid var(--line); border-top: 3px solid var(--gold); padding: 26px 24px; text-align: center; box-shadow: 0 12px 30px rgba(20,33,61,0.08); }
.stat-card .num { font-family: "Playfair Display", Georgia, serif; font-size: 2rem; color: var(--navy); }
.stat-card p { margin: 4px 0 0; color: var(--muted); font-size: 0.9rem; }
@media (max-width: 900px) {
  .news-grid { grid-template-columns: 1fr; gap: 28px; }
  .home-hero { grid-template-columns: 1fr; min-height: 0; }
  .home-hero .photo { min-height: 420px; background-position: center 15%; }
  .home-hero .panel { padding: 40px 26px 72px; }
  .stat-row { grid-template-columns: 1fr; margin-top: -36px; }
}
/* ===== Blog ===== */
.blog-filter { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 28px; }
.blog-filter button { font: inherit; font-size: 0.85rem; padding: 8px 14px; border: 1px solid var(--line); background: #fff; color: var(--navy); cursor: pointer; }
.blog-filter button.active, .blog-filter button:hover { background: var(--navy); color: #fff; border-color: var(--navy); }
.blog-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.blog-card { display: flex; flex-direction: column; gap: 10px; border: 1px solid var(--line); padding: 24px; text-decoration: none; color: inherit; background: #fff; }
.blog-card:hover { border-color: var(--gold); }
.blog-card h3 { font-size: 1.2rem; margin: 0; }
.blog-card p { color: var(--muted); font-size: 0.93rem; margin: 0; flex: 1; }
.blog-card .chip { align-self: flex-start; }
@media (max-width: 900px) { .blog-grid { grid-template-columns: 1fr; } }
@media (max-width: 900px) { .home-hero .hero-logo { width: 100%; max-width: 260px; margin-bottom: 18px; } .home-hero .photo { min-height: 360px; } }
@media (max-width: 700px) {
  .cost-table td:last-child, .cost-table th:last-child { white-space: normal; }
  .cost-table { font-size: 0.9rem; }
  .prose, .answer-box, .layout-aside > * { min-width: 0; overflow-wrap: break-word; }
}

/* Best-agent pages + footer city links */
.foot-cities { border-top: 1px solid rgba(255,255,255,0.1); padding: 22px 0 24px; }
.foot-cities h4 { margin-bottom: 10px; }
.foot-city-links { display: flex; flex-wrap: wrap; gap: 8px 20px; font-size: 0.86rem; }
.checklist li { margin-bottom: 10px; }
.agent-verify { background: var(--cream, #F6F1E7); border-left: 3px solid #C8A25D; padding: 14px 18px; margin: 20px 0; font-size: 0.95rem; }
.cost-table th { text-align: left; font-weight: 500; }
.agent-callout { background: var(--cream); border-left: 3px solid var(--gold); padding: 14px 18px; margin: 0; font-size: 0.97rem; }

.stat-row.two { grid-template-columns: repeat(2, 1fr); }
@media (max-width: 700px) { .stat-row.two { grid-template-columns: 1fr; } }

/* Hero fade-in: photo fades in, then the text eases up */
@keyframes shFadeIn { from { opacity: 0; } to { opacity: 1; } }
@keyframes shFadeUp { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
.home-hero .photo { animation: shFadeIn 1.4s ease-out both; }
.home-hero .panel > * { animation: shFadeUp .9s ease-out both; animation-delay: .5s; }
.home-hero .panel > *:nth-child(2) { animation-delay: .65s; }
.home-hero .panel > *:nth-child(3) { animation-delay: .8s; }
.home-hero .panel > *:nth-child(n+4) { animation-delay: .95s; }
@media (prefers-reduced-motion: reduce) { .home-hero .photo, .home-hero .panel > * { animation: none; } }

/* Success stories */
.story-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px; margin-top: 32px; }
.story-card { background: #fff; border: 1px solid var(--line); padding: 28px; }
.story-card .tr-meta { margin: 0 0 8px; text-transform: uppercase; }
.story-card h3 { font-size: 1.3rem; margin-bottom: 14px; }
.story-card p { font-size: 0.97rem; }
.story-card blockquote { margin: 18px 0 0; padding: 2px 0 2px 16px; border-left: 2px solid var(--gold); font-family: "Playfair Display", Georgia, serif; font-style: italic; color: var(--navy); font-size: 1.08rem; }
.story-card cite { display: block; margin-top: 10px; font-family: Inter, sans-serif; font-style: normal; font-size: 0.85rem; color: #7A746A; }
.review-strip { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-top: 28px; }
.review-strip blockquote { margin: 0; background: #fff; border: 1px solid var(--line); padding: 22px; color: var(--ink); }
.review-strip cite { display: block; margin-top: 10px; font-style: normal; font-size: 0.85rem; color: #7A746A; }
@media (max-width: 900px) { .story-grid, .review-strip { grid-template-columns: 1fr; } }

/* Quiz lead form */
.quiz-gate .check { display: flex; gap: 10px; align-items: flex-start; font-weight: 400; color: var(--muted); font-size: 0.85rem; }
.quiz-gate .check input { width: auto; margin-top: 3px; }
.quiz-gate .opt { font-weight: 400; color: var(--muted); }
.quiz-error { color: #A33; font-size: 0.9rem; display: none; }
.seller-band { background: var(--navy); color: #F3EFE6; }
.seller-band h2 { color: #fff; }
.seller-band .lede { color: #E0D9CC; }
.quiz-callout { background: var(--cream); border-left: 3px solid var(--gold); padding: 16px 20px; margin: 24px 0; font-size: 1rem; }
.quiz-callout a { font-weight: 600; }

/* Hero v2: wide photo that fades into navy behind the text (desktop) */
@media (min-width: 901px) {
  .home-hero { position: relative; grid-template-columns: 48% 52%; overflow: hidden; }
  .home-hero .photo { position: absolute; top: 0; bottom: 0; left: 0; width: 50%; min-height: 0; background-position: center 35% !important; }
  .home-hero .photo::after { content: ""; position: absolute; inset: 0;
    background: linear-gradient(90deg, rgba(20,33,61,0) 0%, rgba(20,33,61,0) 74%, rgba(20,33,61,.6) 90%, #14213D 100%); }
  .home-hero .panel { grid-column: 2; position: relative; z-index: 1; padding-left: clamp(36px, 5vw, 72px); }
}
/* Mobile: soft fade from photo into navy */
@media (max-width: 900px) {
  .home-hero .photo { position: relative; }
  .home-hero .photo::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 35%;
    background: linear-gradient(180deg, rgba(20,33,61,0), #14213D); }
}

/* ===== Added Nov 13, 2026: forms, Google reviews, FAQ hub ===== */
.hp-field { position: absolute !important; left: -10000px !important; width: 1px; height: 1px; overflow: hidden; }
.form-error { display: none; margin: 8px 0 0; padding: 10px 14px; border-left: 3px solid #b3261e; background: #fdecea; color: #5c1410; font-size: 0.92rem; }
.gr-summary { font-size: 1.05rem; margin: 6px 0 22px; }
.gr-summary .stars { color: var(--gold); letter-spacing: 2px; }
.gr-list { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 20px; }
.gr-list[hidden] { display: none; }
.gr-card { margin: 0; background: #fff; border: 1px solid var(--line); padding: 22px; display: flex; flex-direction: column; gap: 10px; }
.gr-card blockquote { margin: 0; color: var(--ink); line-height: 1.6; }
.gr-card figcaption { font-size: 0.85rem; color: #7A746A; }
.gr-stars { color: var(--gold); letter-spacing: 2px; }
.quick-facts { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 14px; margin: 18px 0 8px; padding: 0; list-style: none; }
.quick-facts li { background: #fff; border: 1px solid var(--line); padding: 16px 18px; overflow-wrap: anywhere; }
.quick-facts strong { display: block; color: var(--navy); margin-bottom: 4px; }
.compare-table { width: 100%; border-collapse: collapse; margin: 14px 0 6px; font-size: 0.95rem; }
.compare-table th, .compare-table td { border-bottom: 1px solid var(--line); padding: 10px 8px; text-align: left; vertical-align: top; }
.compare-table th { color: var(--navy); }
@media (max-width: 700px) { .compare-table { font-size: 0.85rem; } }