/* =========================================================================
   Sarah Barnard — North Sound Transition Expert
   Design system + components  ·  "quiet luxury"
   Single stylesheet shared across every page. Mobile-first.
   ========================================================================= */

/* ---------- Design tokens ---------- */
:root {
  /* Palette */
  --bg:        #faf8f4;   /* warm off-white base            */
  --surface:   #ffffff;   /* cards / raised surfaces         */
  --ink:       #1a1a1a;   /* primary text                    */
  --ink-soft:  #55524d;   /* secondary text                  */
  --navy:      #002349;   /* Sotheby's-aligned primary       */
  --navy-700:  #06305f;   /* hover                           */
  --brass:     #9a7b4f;   /* accent                          */
  --brass-700: #836841;
  --line:      #e6e1d8;   /* hairlines / borders             */
  --line-soft: #f0ece4;
  --shadow:    0 1px 2px rgba(26,26,26,.04), 0 8px 30px rgba(26,26,26,.06);
  --shadow-lg: 0 20px 60px rgba(0,35,73,.14);

  /* Type */
  --serif: "Cormorant Garamond", "Times New Roman", Georgia, serif;
  --sans:  "Inter", system-ui, -apple-system, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;

  /* Rhythm */
  --header-h: 64px;   /* sticky site header height — sub-nav anchors below this */
  --wrap: 1200px;
  --gap: clamp(1rem, 3vw, 2rem);
  --section-y: clamp(2.25rem, 4.5vw, 4.25rem);
  --radius: 4px;
  --radius-lg: 10px;
  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ---------- Reset-ish ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; transition-duration: .001ms !important; }
}
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: var(--navy); text-decoration: none; }
a:hover { color: var(--brass-700); }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; line-height: 1.1; letter-spacing: .2px; margin: 0 0 .5em; }
h1 { font-size: clamp(2.4rem, 6vw, 4.1rem); }
h2 { font-size: clamp(1.9rem, 4.2vw, 3rem); }
h3 { font-size: clamp(1.35rem, 2.4vw, 1.7rem); }
p  { margin: 0 0 1rem; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; border-radius: 2px; }

/* ---------- Layout helpers ---------- */
.wrap { width: min(100% - 2.5rem, var(--wrap)); margin-inline: auto; }
.section { padding-block: var(--section-y); }
.section--tint { background: var(--surface); }
.section--navy { background: var(--navy); color: #f4f1ea; }
.section--navy h2, .section--navy h3 { color: #fff; }
.eyebrow {
  font-family: var(--sans); font-size: .78rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase; color: var(--brass);
  margin: 0 0 1rem;
}
.section--navy .eyebrow { color: #c8b48f; }
.lede { font-size: clamp(1.1rem, 1.8vw, 1.35rem); color: var(--ink-soft); max-width: 60ch; }
.center { text-align: center; margin-inline: auto; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: .55rem;
  font-family: var(--sans); font-size: .95rem; font-weight: 600;
  letter-spacing: .02em; padding: .9rem 1.5rem; border-radius: var(--radius);
  border: 1px solid transparent; cursor: pointer; transition: all .25s var(--ease);
  min-height: 48px;
}
.btn--primary { background: var(--navy); color: #fff; }
.btn--primary:hover { background: var(--navy-700); color: #fff; transform: translateY(-1px); }
.btn--ghost { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn--ghost:hover { background: var(--navy); color: #fff; }
.btn--light { background: #fff; color: var(--navy); }
.btn--light:hover { background: var(--brass); color: #fff; }
.btn--brass { background: var(--brass); color: #fff; }
.btn--brass:hover { background: var(--brass-700); color: #fff; }
.btn--block { width: 100%; justify-content: center; }

/* ---------- Header / nav ---------- */
.site-header {
  position: sticky; top: 0; z-index: 60;
  background: var(--navy);
  border-bottom: 1px solid rgba(255,255,255,.1);
}
.nav {
  display: flex; align-items: center; justify-content: space-between;
  gap: clamp(.75rem, 2vw, 1.75rem); padding-block: .6rem; min-height: 62px;
}
.brand { display: flex; flex-direction: column; line-height: 1; text-transform: none; white-space: nowrap; }
.brand__name { font-family: var(--serif); font-size: 1.35rem; color: #fff; letter-spacing: .5px; }
.brand__tag  { font-size: .58rem; letter-spacing: .2em; text-transform: uppercase; color: var(--brass); margin-top: .3rem; white-space: nowrap; }
.nav__links { display: none; }
.nav__actions { display: none; }
.nav__toggle {
  display: inline-flex; flex-direction: column; gap: 5px; justify-content: center;
  width: 46px; height: 46px; padding: 10px; background: transparent;
  border: 1px solid var(--line); border-radius: var(--radius); cursor: pointer;
}
.nav__toggle span { height: 2px; background: var(--ink); border-radius: 2px; transition: transform .3s var(--ease), opacity .2s; }
.nav__toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav__toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav__toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* Mobile drawer */
.mobile-menu {
  position: fixed; inset: 0 0 0 auto; width: min(88vw, 400px); z-index: 70;
  background: var(--surface); box-shadow: var(--shadow-lg);
  transform: translateX(100%); transition: transform .35s var(--ease);
  display: flex; flex-direction: column; padding: 1.5rem; overflow-y: auto;
}
.mobile-menu.is-open { transform: translateX(0); }
.mobile-menu a { padding: .85rem .25rem; font-size: 1.15rem; font-family: var(--serif); border-bottom: 1px solid var(--line-soft); }
.mobile-menu__close { align-self: flex-end; background: none; border: none; font-size: 2rem; line-height: 1; cursor: pointer; color: var(--ink-soft); }
.mobile-menu__group { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--brass); margin: 1.25rem .25rem .25rem; }
.mobile-menu .btn { margin-top: 1.25rem; }
.backdrop { position: fixed; inset: 0; background: rgba(0,35,73,.35); z-index: 65; opacity: 0; visibility: hidden; transition: opacity .3s; }
.backdrop.is-open { opacity: 1; visibility: visible; }

@media (min-width: 1025px) {
  .nav__toggle { display: none; }
  .nav__links { display: flex; align-items: center; gap: clamp(.9rem, 1.5vw, 1.4rem); }
  .nav__links > a, .dropdown > button {
    display: inline-flex; align-items: center; gap: .25rem;
    font-size: .875rem; font-weight: 400; color: rgba(255,255,255,.88); background: none;
    border: none; cursor: pointer; padding: .4rem 0; font-family: var(--sans);
    letter-spacing: .01em; line-height: 1; white-space: nowrap;
  }
  .nav__links > a:hover, .dropdown > button:hover { color: #fff; }
  .nav__links > a[aria-current="page"] { color: #fff; font-weight: 600; }
  .dropdown { position: relative; display: inline-flex; align-items: center; }
  .dropdown__menu {
    position: absolute; top: 100%; left: 50%; transform: translateX(-50%) translateY(6px);
    background: var(--surface); box-shadow: var(--shadow-lg); border: 1px solid var(--line);
    border-radius: var(--radius-lg); padding: .5rem; min-width: 220px;
    opacity: 0; visibility: hidden; transition: all .2s var(--ease);
  }
  .dropdown:hover .dropdown__menu, .dropdown:focus-within .dropdown__menu { opacity: 1; visibility: visible; transform: translateX(-50%) translateY(0); }
  .dropdown__menu a { display: block; padding: .6rem .8rem; border-radius: var(--radius); font-size: .92rem; color: var(--ink); white-space: nowrap; }
  .dropdown__menu a:hover { background: var(--bg); color: var(--navy); }
  .nav__actions { display: flex; align-items: center; gap: .6rem; }
  .nav__actions .btn {
    padding: .6rem 1rem; min-height: 40px; font-size: .84rem; white-space: nowrap;
  }
  /* On the navy header both buttons need light treatments */
  .nav__actions .btn--ghost { color: #fff; border-color: rgba(255,255,255,.55); }
  .nav__actions .btn--ghost:hover { background: #fff; color: var(--navy); border-color: #fff; }
  .nav__actions .btn--primary { background: var(--brass); color: #fff; }
  .nav__actions .btn--primary:hover { background: #fff; color: var(--navy); }
}
/* Header logo + divider on the navy ground */
.brand-lockup__rule { background: rgba(255,255,255,.25); }
.nav__toggle { border-color: rgba(255,255,255,.35); }
.nav__toggle span { background: #fff; }

/* ---------- Hero (full-bleed splash) ---------- */
.hero {
  position: relative; color: #fff; isolation: isolate; background: var(--navy);
  min-height: 100svh; display: flex; flex-direction: column; justify-content: center;
}
.hero__media { position: absolute; inset: 0; z-index: -2; background: var(--navy); }
.hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: center 35%; }
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(180deg, rgba(0,15,35,.55) 0%, rgba(0,15,35,.25) 30%, rgba(0,15,35,.4) 70%, rgba(0,10,25,.85) 100%);
}
.hero__inner { padding-block: clamp(3rem, 10vh, 6rem); max-width: 46rem; }
.hero h1 { color: #fff; text-shadow: 0 2px 30px rgba(0,0,0,.35); }
.hero .lede { color: rgba(255,255,255,.92); text-shadow: 0 1px 16px rgba(0,0,0,.3); }
.hero__cta { display: flex; flex-wrap: wrap; gap: .9rem; margin-top: 2rem; }
.hero__badge {
  display: inline-flex; align-items: center; gap: .5rem; margin-bottom: 1.5rem;
  font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; color: #e8dcc4;
}
.hero__badge::before { content: ""; width: 26px; height: 1px; background: var(--brass); }

/* ---------- Hero search widget ---------- */
.hsearch { margin-top: 2rem; max-width: 44rem; }
.hsearch__tabs { display: flex; gap: .25rem; }
.hsearch__tab {
  font: inherit; font-size: .88rem; font-weight: 600; letter-spacing: .01em;
  padding: .7rem 1.35rem; border: none; cursor: pointer;
  background: rgba(255,255,255,.22); color: #fff;
  border-radius: var(--radius) var(--radius) 0 0;
  transition: background .2s var(--ease), color .2s var(--ease);
}
.hsearch__tab:hover { background: rgba(255,255,255,.34); }
.hsearch__tab.on { background: #fff; color: var(--navy); }
.hsearch__box {
  display: flex; gap: .5rem; background: #fff; padding: .5rem;
  border-radius: 0 var(--radius-lg) var(--radius-lg) var(--radius-lg);
  box-shadow: var(--shadow-lg);
}
.hsearch__box input {
  flex: 1; min-width: 0; border: none; background: transparent;
  font: inherit; font-size: 1rem; color: var(--ink); padding: .85rem 1rem;
}
.hsearch__box input::placeholder { color: #8d8880; }
.hsearch__box input:focus { outline: none; }
.hsearch__box .btn { flex: 0 0 auto; white-space: nowrap; }
.hsearch__hint { margin: .85rem 0 0; font-size: .85rem; color: rgba(255,255,255,.85); }
.hsearch__quick { display: flex; flex-wrap: wrap; gap: .45rem; margin-top: .9rem; }
.hsearch__quick span { font-size: .78rem; color: rgba(255,255,255,.7); align-self: center; margin-right: .15rem; }
.hsearch__quick button {
  font: inherit; font-size: .8rem; cursor: pointer; padding: .35rem .8rem;
  border-radius: 999px; border: 1px solid rgba(255,255,255,.4);
  background: rgba(255,255,255,.1); color: #fff;
  transition: background .2s var(--ease), border-color .2s var(--ease);
}
.hsearch__quick button:hover { background: #fff; color: var(--navy); border-color: #fff; }
@media (max-width: 640px) {
  .hsearch__box { flex-direction: column; border-radius: 0 var(--radius-lg) var(--radius-lg) var(--radius-lg); }
  .hsearch__box .btn { width: 100%; justify-content: center; }
  .hsearch__tab { padding: .65rem 1rem; font-size: .82rem; }
}

/* Search widget on a light section (interior pages) */
.section .hsearch { max-width: 46rem; margin-inline: auto; }
.section .hsearch__tab { background: rgba(0,35,73,.1); color: var(--navy); }
.section .hsearch__tab:hover { background: rgba(0,35,73,.18); }
.section .hsearch__tab.on { background: var(--navy); color: #fff; }
.section .hsearch__box { border: 1px solid var(--line); }
.section .hsearch__hint { color: var(--ink-soft); }
.section .hsearch__quick span { color: var(--ink-soft); }
.section .hsearch__quick button { border-color: var(--line); background: var(--surface); color: var(--navy); }
.section .hsearch__quick button:hover { background: var(--navy); color: #fff; border-color: var(--navy); }

/* Scroll cue */
.hero__scroll {
  position: absolute; bottom: clamp(1.25rem, 4vh, 2.5rem); left: 50%; transform: translateX(-50%);
  display: flex; flex-direction: column; align-items: center; gap: .5rem;
  color: rgba(255,255,255,.85); font-size: .68rem; letter-spacing: .2em; text-transform: uppercase;
  animation: hero-bob 2.4s ease-in-out infinite;
}
.hero__scroll svg { width: 18px; height: 18px; }
@keyframes hero-bob { 0%,100% { transform: translateX(-50%) translateY(0); } 50% { transform: translateX(-50%) translateY(8px); } }
@media (prefers-reduced-motion: reduce) { .hero__scroll { animation: none; } }
@media (max-width: 640px) { .hero__scroll { display: none; } }

/* ---------- Value band ---------- */
.value { text-align: center; }
.value h2 { max-width: 22ch; margin-inline: auto; }

/* ---------- Pathway cards ---------- */
.grid { display: grid; gap: var(--gap); }
.pathways { grid-template-columns: 1fr; }
.pathway {
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 2rem 1.75rem; box-shadow: var(--shadow); transition: transform .3s var(--ease), box-shadow .3s var(--ease);
  display: flex; flex-direction: column;
}
.pathway:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.pathway__icon { width: 42px; height: 42px; color: var(--brass); margin-bottom: 1rem; }
.pathway__icon svg { width: 100%; height: 100%; }
.pathway h3 { margin-bottom: .35rem; }
.pathway p { color: var(--ink-soft); font-size: .98rem; flex: 1; }
.pathway__link { font-weight: 600; font-size: .9rem; letter-spacing: .02em; color: var(--navy); margin-top: 1rem; display: inline-flex; gap: .4rem; }
.pathway__link:hover { gap: .7rem; color: var(--brass-700); }
.pathway--muted { background: var(--bg); }
.pathway--muted .pathway__icon { color: var(--ink-soft); }

/* ---------- Trust strip ---------- */
.trust { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.5rem 1rem; text-align: center; }
.trust__item { padding: .5rem; }
.trust__num { font-family: var(--serif); font-size: clamp(2rem, 5vw, 2.8rem); color: var(--brass); line-height: 1; }
.trust__label { font-size: .82rem; letter-spacing: .06em; color: rgba(244,241,234,.82); margin-top: .5rem; }
.section--navy .trust__num { color: #d9c19a; }

/* ---------- Process steps ---------- */
.steps { counter-reset: step; grid-template-columns: 1fr; gap: 1.25rem; }
.step { position: relative; padding: 1.5rem 1.5rem 1.5rem 4.25rem; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); }
.step::before {
  counter-increment: step; content: counter(step);
  position: absolute; left: 1.25rem; top: 1.35rem;
  width: 2.1rem; height: 2.1rem; border-radius: 50%; background: var(--navy); color: #fff;
  font-family: var(--serif); font-size: 1.1rem; display: grid; place-items: center;
}
.step h3 { font-size: 1.25rem; margin-bottom: .25rem; }
.step p { margin: 0; color: var(--ink-soft); font-size: .95rem; }

/* ---------- Compare (Without / With) ---------- */
.compare { grid-template-columns: 1fr; gap: 1.25rem; }
.compare__col { border-radius: var(--radius-lg); padding: 2rem 1.75rem; border: 1px solid var(--line); }
.compare__col--bad { background: var(--bg); }
.compare__col--good { background: var(--navy); color: #f2efe8; border-color: var(--navy); }
.compare__col h3 { display: flex; align-items: center; gap: .6rem; }
.compare__col--good h3 { color: #fff; }
.compare__list { list-style: none; margin: 0; padding: 0; }
.compare__list li { position: relative; padding: .55rem 0 .55rem 1.9rem; border-bottom: 1px solid rgba(0,0,0,.06); font-size: .96rem; }
.compare__col--good .compare__list li { border-bottom-color: rgba(255,255,255,.12); color: rgba(255,255,255,.9); }
.compare__list li::before { position: absolute; left: 0; top: .5rem; font-size: 1rem; }
.compare__col--bad  .compare__list li::before { content: "—"; color: #b9b2a5; }
.compare__col--good .compare__list li::before { content: "✓"; color: #d9c19a; font-weight: 700; }

/* ---------- Neighborhoods ---------- */
.hoods { grid-template-columns: 1fr; }
.hood {
  position: relative; border-radius: var(--radius-lg); overflow: hidden; min-height: 260px;
  display: flex; align-items: flex-end; color: #fff; isolation: isolate; box-shadow: var(--shadow);
  background: var(--navy);
}
.hood img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform .6s var(--ease); }
.hood::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(0,20,45,0) 30%, rgba(0,20,45,.8) 100%); }
.hood:hover img { transform: scale(1.06); }
.hood__body { padding: 1.4rem; }
.hood__body h3 { color: #fff; margin-bottom: .15rem; font-size: 1.4rem; }
.hood__body p { margin: 0; font-size: .88rem; color: rgba(255,255,255,.85); }
.hood__tag { font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; color: #e8dcc4; }

/* "View the full record" tile — a portfolio CTA, not a single neighborhood,
   so it gets a stronger navy/brass overlay plus a badge to read as distinct. */
.hood--archive::after {
  background:
    linear-gradient(180deg, rgba(0,20,45,.35) 0%, rgba(0,20,45,.55) 45%, rgba(0,20,45,.92) 100%);
}
.hood--archive::before {
  content: "67 sales"; position: absolute; top: 1rem; right: 1rem; z-index: 1;
  background: var(--brass); color: #fff; font-size: .68rem; font-weight: 700;
  letter-spacing: .06em; padding: .35rem .7rem; border-radius: 999px;
  box-shadow: 0 2px 10px rgba(0,0,0,.25);
}
.hood--archive:hover img { transform: scale(1.08); filter: brightness(.92); }

/* ---------- Guides / lead magnets ---------- */
.guides { grid-template-columns: 1fr; }
.guide { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 1.75rem; box-shadow: var(--shadow); display: flex; flex-direction: column; }
.guide__kicker { font-size: .72rem; letter-spacing: .16em; text-transform: uppercase; color: var(--brass); margin-bottom: .75rem; }
.guide h3 { font-size: 1.3rem; }
.guide p { color: var(--ink-soft); font-size: .95rem; flex: 1; }

/* ---------- Testimonial ---------- */
.quote { max-width: 46rem; margin-inline: auto; text-align: center; }
.quote__mark { font-family: var(--serif); font-size: 4rem; color: var(--brass); line-height: .5; height: 2rem; display: block; }
.quote blockquote { font-family: var(--serif); font-size: clamp(1.4rem, 3vw, 2rem); line-height: 1.4; margin: 0 0 1.25rem; color: var(--ink); }
.section--navy .quote blockquote { color: #fff; }
.quote cite { font-style: normal; font-size: .9rem; letter-spacing: .1em; text-transform: uppercase; color: var(--brass); }
.section--navy .quote cite { color: #d9c19a; }

/* ---------- Agent bio ---------- */
.bio { display: grid; grid-template-columns: 1fr; gap: var(--gap); align-items: center; }
.bio__photo { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); max-width: 360px; background: var(--navy); }
.bio__photo img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.bio__meta { margin-top: 1.25rem; display: grid; gap: .35rem; font-size: .95rem; color: var(--ink-soft); }
.bio__meta a { font-weight: 600; }
.bio__creds { display: flex; flex-wrap: wrap; gap: .5rem; margin: 1rem 0; }
.chip { font-size: .78rem; letter-spacing: .04em; padding: .35rem .75rem; border: 1px solid var(--line); border-radius: 999px; background: var(--surface); color: var(--ink-soft); }

/* ---------- Consult / lead form ---------- */
.consult { grid-template-columns: 1fr; gap: var(--gap); align-items: start; }
.form-card { background: var(--surface); border-radius: var(--radius-lg); padding: clamp(1.5rem, 4vw, 2.5rem); box-shadow: var(--shadow-lg); }
.field { margin-bottom: 1rem; }
.field label { display: block; font-size: .82rem; font-weight: 600; letter-spacing: .04em; margin-bottom: .4rem; color: var(--ink); }
.field input, .field select, .field textarea {
  width: 100%; padding: .8rem .9rem; font: inherit; font-size: .95rem; color: var(--ink);
  background: var(--bg); border: 1px solid var(--line); border-radius: var(--radius);
}
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--brass); background: #fff; }
.field--row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-note { font-size: .78rem; color: var(--ink-soft); margin-top: .75rem; }
.form-status { margin-top: 1rem; font-size: .9rem; font-weight: 600; }
.form-status.ok { color: #2c6b3f; }

/* ---------- Sticky mobile action bar ---------- */
.action-bar {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 55;
  display: grid; grid-template-columns: repeat(3, 1fr);
  background: var(--surface); border-top: 1px solid var(--line);
  box-shadow: 0 -6px 20px rgba(26,26,26,.08);
  padding-bottom: env(safe-area-inset-bottom);
}
.action-bar a {
  display: flex; flex-direction: column; align-items: center; gap: 2px;
  padding: .6rem; font-size: .72rem; font-weight: 600; letter-spacing: .04em; color: var(--navy);
  border-right: 1px solid var(--line-soft);
}
.action-bar a:last-child { border-right: none; }
.action-bar svg { width: 20px; height: 20px; }
@media (min-width: 1025px) { .action-bar { display: none; } body { padding-bottom: 0 !important; } }
body { padding-bottom: 68px; } /* room for the mobile bar */

/* ---------- Footer ---------- */
.site-footer { background: #0d1b2e; color: #c7cdd6; padding-block: clamp(3rem, 6vw, 4.5rem) 2rem; }
.footer-grid { display: grid; grid-template-columns: 1fr; gap: 2.25rem; }
.site-footer h4 { font-family: var(--sans); font-size: .78rem; letter-spacing: .18em; text-transform: uppercase; color: #8b94a3; margin-bottom: 1rem; }
.site-footer a { color: #c7cdd6; font-size: .92rem; }
.site-footer a:hover { color: #fff; }
.footer-links { list-style: none; margin: 0; padding: 0; display: grid; gap: .55rem; }
.footer-brand__name { font-family: var(--serif); font-size: 1.7rem; color: #fff; }
.footer-brand__tag { font-size: .66rem; letter-spacing: .24em; text-transform: uppercase; color: var(--brass); margin-top: .35rem; }
.footer-legal { border-top: 1px solid rgba(255,255,255,.1); margin-top: 2.5rem; padding-top: 1.5rem; display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; align-items: center; justify-content: space-between; font-size: .78rem; color: #8b94a3; }
.footer-badges { display: flex; gap: 1rem; align-items: center; }
.footer-badges span { display: inline-flex; align-items: center; gap: .4rem; }
.eho { width: 22px; height: 22px; }

/* ============================================================
   Interior-page components (Phases 2–5)
   ============================================================ */

/* Compact page hero */
.page-hero { position: relative; color: #fff; background: var(--navy); isolation: isolate; overflow: hidden; }
.page-hero::before { content: ""; position: absolute; inset: 0; z-index: -1; background:
  radial-gradient(120% 90% at 80% -10%, rgba(154,123,79,.35), transparent 60%),
  linear-gradient(180deg, #06305f, #002349); }
.page-hero__inner { padding-block: clamp(3rem, 8vw, 5.5rem); max-width: 52rem; }

/* Photo splash variant — used on neighborhood guides */
.page-hero--photo { min-height: clamp(340px, 52vh, 520px); display: flex; align-items: center; }
.page-hero--photo::before { display: none; }
.page-hero__media { position: absolute; inset: 0; z-index: -2; background: var(--navy); }
.page-hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: center 45%; }
.page-hero--photo::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(180deg, rgba(0,15,35,.62) 0%, rgba(0,15,35,.34) 42%, rgba(0,12,28,.78) 100%),
    linear-gradient(90deg, rgba(0,15,35,.5) 0%, rgba(0,15,35,0) 62%);
}
.page-hero--photo .page-hero__inner { padding-block: clamp(3.5rem, 9vw, 6rem); }
.page-hero--photo h1 { font-size: clamp(2.8rem, 7vw, 5rem); text-shadow: 0 2px 30px rgba(0,0,0,.35); }
.page-hero--photo .lede { text-shadow: 0 1px 16px rgba(0,0,0,.35); }
.page-hero__eyebrow {
  font-size: .72rem; font-weight: 600; letter-spacing: .24em; text-transform: uppercase;
  color: #d9c19a; margin: 0 0 .35rem;
}
.page-hero h1 { color: #fff; }
.page-hero .lede { color: rgba(255,255,255,.9); }
.breadcrumb { font-size: .8rem; letter-spacing: .04em; color: #c8b48f; margin-bottom: 1rem; }
.breadcrumb a { color: #c8b48f; } .breadcrumb a:hover { color: #fff; }
.page-hero__cta { display: flex; flex-wrap: wrap; gap: .8rem; margin-top: 1.75rem; }

/* Prose / readable column */
.prose { max-width: 68ch; }
.prose h2 { margin-top: 2.5rem; }
.prose h3 { margin-top: 1.75rem; }
.prose ul { padding-left: 1.2rem; } .prose li { margin-bottom: .5rem; }
.prose--center { margin-inline: auto; }

/* Two-column split */
.split { display: grid; grid-template-columns: 1fr; gap: var(--gap); align-items: start; }
@media (min-width: 900px){ .split { grid-template-columns: 1fr 1fr; gap: clamp(2rem,5vw,4rem); } }

/* Two-door audience cards */
.two-door { display: grid; grid-template-columns: 1fr; gap: var(--gap); }
@media (min-width: 768px){ .two-door { grid-template-columns: 1fr 1fr; } }
.door { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 2rem 1.75rem; box-shadow: var(--shadow); }
.door--accent { background: var(--navy); color: #eef1f6; border-color: var(--navy); }
.door--accent h3 { color: #fff; }
.door__eyebrow { font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; color: var(--brass); margin-bottom: .5rem; }
.door--accent .door__eyebrow { color: #d9c19a; }
.door ul { list-style: none; margin: 1rem 0 0; padding: 0; }
.door li { position: relative; padding: .45rem 0 .45rem 1.6rem; font-size: .96rem; }
.door li::before { content: "✓"; position: absolute; left: 0; color: var(--brass); font-weight: 700; }
.door--accent li::before { color: #d9c19a; }

/* Feature list with icons/checks */
.feature-list { list-style: none; margin: 0; padding: 0; display: grid; gap: .9rem; }
.feature-list li { position: relative; padding-left: 1.9rem; }
.feature-list li::before { content: ""; position: absolute; left: 0; top: .5em; width: .7rem; height: .7rem; border: 2px solid var(--brass); border-radius: 50%; }

/* FAQ (native accordion) */
.faq { max-width: 60rem; margin-inline: auto; }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; padding: 1.15rem 2.5rem 1.15rem 0; position: relative; font-family: var(--serif); font-size: 1.2rem; color: var(--ink); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: .25rem; top: 1rem; font-size: 1.6rem; color: var(--brass); transition: transform .25s var(--ease); }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details > *:not(summary) { margin: 0 0 1.25rem; color: var(--ink-soft); }

/* Stat bar */
.statbar { display: grid; grid-template-columns: repeat(2,1fr); gap: 1rem; }
@media (min-width: 700px){ .statbar { grid-template-columns: repeat(4,1fr); } }
.statbar__item { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 1.25rem; text-align: center; }
.statbar__num { font-family: var(--serif); font-size: 1.9rem; color: var(--navy); line-height: 1; }
.statbar__label { font-size: .78rem; letter-spacing: .04em; color: var(--ink-soft); margin-top: .4rem; }
.statbar__note { font-size: .74rem; color: var(--ink-soft); text-align: center; margin-top: 1rem; }

/* Disclaimer / callout */
.callout { background: var(--bg); border-left: 3px solid var(--brass); border-radius: 0 var(--radius) var(--radius) 0; padding: 1.1rem 1.25rem; font-size: .9rem; color: var(--ink-soft); }
.callout strong { color: var(--ink); }

/* Blueprint (numbered vertical) */
.blueprint { counter-reset: bp; display: grid; gap: 1.25rem; max-width: 60rem; }
.bp { position: relative; padding: 1.5rem 1.5rem 1.5rem 4.5rem; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); box-shadow: var(--shadow); }
.bp::before { counter-increment: bp; content: counter(bp); position: absolute; left: 1.3rem; top: 1.4rem; width: 2.3rem; height: 2.3rem; border-radius: 50%; background: var(--brass); color: #fff; font-family: var(--serif); font-size: 1.2rem; display: grid; place-items: center; }
.bp h3 { margin-bottom: .3rem; } .bp p { margin: 0; color: var(--ink-soft); font-size: .96rem; }

/* ---------- Neighborhood guide framework (Kirkland-style deep page) ---------- */

/* Quick facts strip (median value / ZIP / population / distance) */
.facts { display: grid; grid-template-columns: repeat(2,1fr); gap: 1rem; }
@media (min-width: 700px){ .facts { grid-template-columns: repeat(4,1fr); } }
.fact { text-align: center; padding: 1.1rem .5rem; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); }
.fact__n { font-family: var(--serif); font-size: clamp(1.5rem,3vw,2rem); color: var(--navy); line-height: 1; }
.fact__l { font-size: .78rem; color: var(--ink-soft); margin-top: .4rem; }

/* Map + market snapshot, side by side */
.map-split { display: grid; grid-template-columns: 1fr; gap: var(--gap); align-items: start; }
@media (min-width: 900px){ .map-split { grid-template-columns: 1.3fr 1fr; gap: clamp(1.5rem,4vw,3rem); } }
.map-embed { position: relative; border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow); border: 1px solid var(--line); }
.map-embed iframe { width: 100%; height: 320px; border: 0; display: block; filter: grayscale(.15) contrast(1.02); }
.map-embed__link {
  display: flex; justify-content: space-between; align-items: center;
  padding: .85rem 1.1rem; background: var(--surface); font-size: .88rem; font-weight: 600; color: var(--navy);
  border-top: 1px solid var(--line);
}
.snap { background: var(--navy); color: #eef1f6; border-radius: var(--radius-lg); padding: clamp(1.25rem,3vw,1.75rem); box-shadow: var(--shadow-lg); }
.snap__row { display: flex; justify-content: space-between; gap: 1rem; padding: .6rem 0; border-bottom: 1px solid rgba(255,255,255,.14); font-size: .95rem; }
.snap__row:last-of-type { border-bottom: none; }
.snap__row strong { font-variant-numeric: tabular-nums; }
.snap .hsearch { margin-top: 1.25rem; max-width: none; }
.snap .hsearch__tabs { justify-content: flex-start; }

/* Commute table + lifestyle, side by side */
.commute-split { display: grid; grid-template-columns: 1fr; gap: var(--gap); }
@media (min-width: 900px){ .commute-split { grid-template-columns: 1fr 1fr; gap: clamp(1.5rem,4vw,3rem); } }
.commute-table { width: 100%; border-collapse: collapse; font-size: .92rem; }
.commute-table th { text-align: left; font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-soft); font-weight: 600; padding-bottom: .6rem; border-bottom: 1px solid var(--line); }
.commute-table td { padding: .7rem 0; border-bottom: 1px solid var(--line-soft); }
.commute-table td.via { color: var(--ink-soft); text-align: right; }
.commute-table strong { color: var(--navy); }

/* Good to know */
.gtk { list-style: none; margin: 0; padding: 0; display: grid; gap: .9rem; max-width: 56rem; margin-inline: auto; }
.gtk li { position: relative; padding-left: 1.9rem; font-size: .98rem; line-height: 1.55; }
.gtk li::before { content: ""; position: absolute; left: 0; top: .5em; width: .7rem; height: .7rem; border-radius: 2px; background: var(--brass); transform: rotate(45deg); }

/* Amenities: schools / hospitals / groceries / worship / parks */
.amenities { display: grid; grid-template-columns: 1fr; gap: 1.5rem; }
@media (min-width: 700px){ .amenities { grid-template-columns: repeat(2,1fr); } }
@media (min-width: 1200px){ .amenities { grid-template-columns: repeat(3,1fr); } }
.amen-block h3 { font-size: 1.15rem; margin-bottom: .9rem; }
.amen-block ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .8rem; }
.amen-block li { padding-bottom: .8rem; border-bottom: 1px solid var(--line-soft); }
.amen-block li:last-child { border-bottom: none; padding-bottom: 0; }
.amen-block strong { display: block; font-size: .92rem; color: var(--ink); }
.amen-block .meta { display: block; font-size: .8rem; color: var(--ink-soft); margin-top: .15rem; }

/* Neighborhood index cards (reuse .hood) + list link chips */
.chips-row { display: flex; flex-wrap: wrap; gap: .6rem; }
.chip-link { font-size: .9rem; padding: .5rem 1rem; border: 1px solid var(--line); border-radius: 999px; background: var(--surface); color: var(--navy); }
.chip-link:hover { background: var(--navy); color: #fff; }

/* ---------- Sotheby's International Realty affiliation lockup ---------- */
/* NOTE: an external SVG loaded via <img> is an isolated document — it cannot
   inherit the page's `color`. So there are two pre-coloured files:
   sir-logo-navy.svg  (on light ground) and sir-logo-white.svg (on dark ground).
   Pick the right file per placement; don't try to recolour with CSS. */
.sir-logo { display: block; width: auto; }

/* Header: divider + small white mark beside Sarah's name */
.brand-lockup { display: flex; align-items: center; gap: .75rem; min-width: 0; }
.brand-lockup__rule { width: 1px; height: 26px; flex: 0 0 auto; }
.brand-lockup .sir-logo { height: 22px; flex: 0 0 auto; }
@media (max-width: 1100px) { .brand-lockup__rule, .brand-lockup .sir-logo { display: none; } }

/* Footer: larger affiliation mark on dark ground */
.footer-sir { margin-top: 1.25rem; }
.footer-sir .sir-logo { height: 40px; opacity: .92; }

/* Hero badge: mark instead of plain text */
.hero__badge .sir-logo { height: 30px; }

/* Generic affiliation block (bio band, about page) */
.sir-affiliation { display: flex; align-items: center; gap: 1rem; margin-top: 1.5rem; padding-top: 1.25rem; border-top: 1px solid var(--line); }
.sir-affiliation .sir-logo { height: 34px; }
.sir-affiliation p { margin: 0; font-size: .78rem; color: var(--ink-soft); max-width: 26ch; }

/* ---------- Skip link (a11y) ---------- */
.skip-link {
  position: absolute; left: 50%; transform: translate(-50%, -120%);
  z-index: 200; background: var(--navy); color: #fff; padding: .75rem 1.25rem;
  border-radius: 0 0 var(--radius) var(--radius); font-size: .9rem; font-weight: 600;
  transition: transform .2s var(--ease);
}
.skip-link:focus { transform: translate(-50%, 0); color: #fff; }

/* ---------- Sticky sub-navigation ---------- */
.subnav {
  position: sticky; top: var(--header-h); z-index: 40;
  background: rgba(250,248,244,.94); backdrop-filter: saturate(1.4) blur(10px);
  border-bottom: 1px solid var(--line);
}
.subnav .wrap { display: flex; gap: clamp(1rem, 3vw, 2.25rem); overflow-x: auto; scrollbar-width: none; }
.subnav .wrap::-webkit-scrollbar { display: none; }
.subnav a {
  flex: 0 0 auto; padding: 1rem .15rem; font-size: .9rem; font-weight: 500;
  color: var(--ink-soft); border-bottom: 2px solid transparent; white-space: nowrap;
  transition: color .2s var(--ease), border-color .2s var(--ease);
}
.subnav a:hover { color: var(--ink); }
.subnav a.on { color: var(--ink); font-weight: 600; border-bottom-color: var(--brass); }

/* Anchored sections must clear both sticky bars */
[id] { scroll-margin-top: calc(var(--header-h) + 56px); }

/* ---------- Calculators ---------- */
.calc { display: grid; grid-template-columns: 1fr; gap: var(--gap); align-items: start; }
@media (min-width: 900px){ .calc { grid-template-columns: 1fr 1fr; gap: clamp(2rem,4vw,3.5rem); } }
.calc__inputs { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(1.25rem,3vw,2rem); box-shadow: var(--shadow); }
.calc__out { background: var(--navy); color: #eef1f6; border-radius: var(--radius-lg); padding: clamp(1.25rem,3vw,2rem); box-shadow: var(--shadow-lg); position: sticky; top: calc(var(--header-h) + 70px); }
.calc__out h3 { color: #fff; margin-bottom: 1rem; }
.calc__headline { font-family: var(--serif); font-size: clamp(2.2rem,6vw,3.2rem); color: #fff; line-height: 1; }
.calc__headline small { display: block; font-family: var(--sans); font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; color: #c8b48f; margin-bottom: .5rem; }
.calc__rows { list-style: none; margin: 1.5rem 0 0; padding: 0; }
.calc__rows li { display: flex; justify-content: space-between; gap: 1rem; padding: .6rem 0; border-bottom: 1px solid rgba(255,255,255,.12); font-size: .95rem; }
.calc__rows li:last-child { border-bottom: none; }
.calc__rows .v { font-variant-numeric: tabular-nums; font-weight: 600; color: #fff; }
.calc__rows li.is-total { border-top: 2px solid rgba(255,255,255,.3); margin-top: .5rem; padding-top: .9rem; font-size: 1.05rem; }
.calc__rows li.is-neg .v { color: #f0b6a8; }
.calc__rows li.is-pos .v { color: #a8e0bd; }
.calc-field { margin-bottom: 1.1rem; }
.calc-field label { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; font-size: .85rem; font-weight: 600; margin-bottom: .4rem; }
.calc-field label .hint { font-weight: 400; color: var(--ink-soft); font-size: .78rem; }
.calc-field input[type=number], .calc-field select {
  width: 100%; padding: .7rem .85rem; font: inherit; font-size: .95rem;
  background: var(--bg); border: 1px solid var(--line); border-radius: var(--radius);
  font-variant-numeric: tabular-nums;
}
.calc-field input:focus, .calc-field select:focus { outline: none; border-color: var(--brass); background: #fff; }
.calc-field input[type=range] { width: 100%; accent-color: var(--navy); margin-top: .35rem; }
.calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.calc-legend { font-family: var(--serif); font-size: 1.25rem; margin: 1.75rem 0 1rem; padding-top: 1.25rem; border-top: 1px solid var(--line); }
.calc-legend:first-of-type { margin-top: 0; padding-top: 0; border-top: none; }
.calc-note { font-size: .78rem; color: var(--ink-soft); margin-top: 1.25rem; line-height: 1.55; }
.calc__out .calc-note { color: rgba(255,255,255,.7); }

/* Tool cards */
.tools-grid { display: grid; grid-template-columns: 1fr; gap: var(--gap); }
@media (min-width: 641px){ .tools-grid { grid-template-columns: repeat(2,1fr); } }
@media (min-width: 1025px){ .tools-grid { grid-template-columns: repeat(3,1fr); } }
.tool {
  display: flex; flex-direction: column; background: var(--surface); border: 1px solid var(--line);
  border-radius: var(--radius-lg); padding: 1.75rem; box-shadow: var(--shadow);
  transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.tool:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.tool__for { font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; color: var(--brass); margin-bottom: .75rem; }
.tool h3 { font-size: 1.3rem; margin-bottom: .4rem; }
.tool p { color: var(--ink-soft); font-size: .95rem; flex: 1; }
.tool__link { font-weight: 600; font-size: .9rem; color: var(--navy); margin-top: 1rem; display: inline-flex; gap: .4rem; }
.tool:hover .tool__link { gap: .7rem; color: var(--brass-700); }

/* ---------- Recent sales proof grid ---------- */
.sales { display: grid; grid-template-columns: 1fr; gap: 1.25rem; }
@media (min-width: 641px){ .sales { grid-template-columns: repeat(2,1fr); } }
@media (min-width: 1025px){ .sales { grid-template-columns: repeat(4,1fr); } }
.sale {
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg);
  overflow: hidden; box-shadow: var(--shadow); transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.sale:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.sale__media { position: relative; aspect-ratio: 4/3; background: var(--navy); overflow: hidden; }
.sale__media img { width: 100%; height: 100%; object-fit: cover; }
.sale__flag {
  position: absolute; top: .75rem; left: .75rem; background: var(--navy); color: #fff;
  font-size: .62rem; letter-spacing: .16em; text-transform: uppercase; padding: .3rem .6rem; border-radius: 2px;
}
.sale__body { padding: 1.1rem 1.15rem 1.25rem; }
.sale__price { font-family: var(--serif); font-size: 1.5rem; color: var(--navy); line-height: 1; }
.sale__addr { font-size: .9rem; color: var(--ink); margin-top: .4rem; font-weight: 500; }
.sale__city { font-size: .8rem; color: var(--ink-soft); margin-top: .15rem; }

/* ---------- Neighborhood tiers ---------- */
.tier-head { display: flex; align-items: baseline; gap: .75rem; flex-wrap: wrap; margin-bottom: 1.25rem; }
.tier-head h3 { margin: 0; font-size: 1.5rem; }
.tier-head span { font-size: .84rem; color: var(--ink-soft); }

/* ---------- Marketing showcase (staging proof) ---------- */
.showcase { display: grid; grid-template-columns: 1fr; gap: var(--gap); align-items: center; }
@media (min-width: 900px){ .showcase { grid-template-columns: 1.15fr 1fr; gap: clamp(2rem,5vw,4rem); } }
.showcase__img { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.showcase__img img { width: 100%; aspect-ratio: 3/2; object-fit: cover; }

/* Real-listing showcase photo (neighborhood detail pages) */
.showcase-photo { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.showcase-photo img { width: 100%; max-height: 520px; object-fit: cover; }
.showcase-photo figcaption { margin: .75rem 0 0; font-size: .82rem; color: var(--ink-soft); text-align: center; }

/* CTA band */
.cta-band { text-align: center; }
.cta-band h2 { max-width: 24ch; margin-inline: auto; }
.cta-band .btn { margin-top: 1.5rem; }
.cta-band__actions { display: flex; flex-wrap: wrap; justify-content: center; gap: .9rem; margin-top: 1.5rem; }
.cta-band__actions .btn { margin-top: 0; }

/* ---------- Reveal-on-scroll ---------- */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }

/* ---------- Responsive ramps ---------- */
@media (min-width: 641px) {
  .pathways { grid-template-columns: repeat(2, 1fr); }
  .trust { grid-template-columns: repeat(4, 1fr); }
  .steps { grid-template-columns: repeat(2, 1fr); }
  .compare { grid-template-columns: 1fr 1fr; }
  .hoods { grid-template-columns: repeat(2, 1fr); }
  .guides { grid-template-columns: repeat(3, 1fr); }
  .field--row { gap: 1rem; }
  .footer-grid { grid-template-columns: 1.4fr 1fr 1fr 1fr; }
}
@media (min-width: 1025px) {
  .pathways { grid-template-columns: repeat(4, 1fr); }
  .steps { grid-template-columns: repeat(4, 1fr); }
  .hoods { grid-template-columns: repeat(3, 1fr); }
  .bio { grid-template-columns: 360px 1fr; gap: clamp(2rem, 5vw, 4rem); }
  .consult { grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4rem); }
}