/* =========================================================
   BELA REALTY & INVESTMENTS
   Brand stylesheet - derived from the Brand Standards Manual
   Palette: oxblood on warm neutrals. Restraint over ornament.
   ========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Inter:wght@300;400;500;600&display=swap');

:root{
  /* Brand palette (from the manual) */
  --burgundy:  #5E2330;   /* signature - wordmark, headlines, key accents */
  --bordeaux:  #401821;   /* depth & contrast - rules, dark accents */
  --stone:     #D8D3CB;   /* warm greige field - panels, calm space */
  --alabaster: #F6F3EE;   /* soft paper white - primary background */
  --ink:       #2B2A28;   /* body text - warmer than pure black */
  --pewter:    #6E675E;   /* secondary text & captions - darkened for legibility */
  --pewter-line:#8B847A;  /* original tone, kept for hairlines/borders */
  --alabaster-2:#FBF9F5;  /* faint lift for cards on alabaster */

  --serif: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans: 'Inter', 'Helvetica Neue', Arial, sans-serif;

  --maxw: 1180px;
  --gutter: clamp(1.25rem, 4vw, 3rem);
  --rule: 1px solid rgba(94,35,48,0.22);
}

/* ---------- Reset ---------- */
*{ box-sizing:border-box; margin:0; padding:0; }
html{ scroll-behavior:smooth; -webkit-text-size-adjust:100%; }
body{
  font-family:var(--sans);
  font-weight:400;
  color:var(--ink);
  background:var(--alabaster);
  line-height:1.7;
  font-size:17px;
  letter-spacing:0.005em;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{ max-width:100%; display:block; }
a{ color:var(--burgundy); text-decoration:none; transition:color .2s ease, opacity .2s ease; }
a:hover{ color:var(--bordeaux); }

/* ---------- Typography ---------- */
h1,h2,h3,h4,.display{ font-family:var(--serif); font-weight:500; color:var(--burgundy); line-height:1.12; letter-spacing:0.01em; }
h1{ font-size:clamp(2.6rem,6vw,4.4rem); font-weight:500; }
h2{ font-size:clamp(2rem,4vw,3rem); }
h3{ font-size:clamp(1.4rem,2.4vw,1.9rem); font-weight:600; }
h4{ font-size:1.2rem; font-weight:600; }
p{ margin-bottom:1.1rem; max-width:68ch; }
.lead{ font-family:var(--serif); font-size:clamp(1.25rem,2.4vw,1.7rem); font-style:italic; color:var(--bordeaux); line-height:1.4; font-weight:400; }

/* Small caps label - the "quiet detail" motif */
.eyebrow{
  font-family:var(--sans);
  font-size:0.72rem;
  font-weight:600;
  letter-spacing:0.28em;
  text-transform:uppercase;
  color:var(--pewter);
  display:inline-block;
  margin-bottom:1.1rem;
}
.eyebrow--light{ color:rgba(246,243,238,0.72); }

/* The fine rule motif */
.rule{ width:64px; height:1px; background:var(--burgundy); border:0; margin:1.5rem 0; opacity:.55; }
.rule--center{ margin-left:auto; margin-right:auto; }

/* ---------- Layout ---------- */
.wrap{ max-width:var(--maxw); margin:0 auto; padding-left:var(--gutter); padding-right:var(--gutter); }
.section{ padding:clamp(3.5rem,8vw,7rem) 0; }
.section--stone{ background:var(--stone); }
.section--dark{ background:var(--bordeaux); color:var(--alabaster); }
.section--dark h1,.section--dark h2,.section--dark h3{ color:var(--alabaster); }
.narrow{ max-width:760px; }
.center{ text-align:center; }
.center p{ margin-left:auto; margin-right:auto; }

/* Herringbone texture - Bela's signature, used tone-on-tone and quietly */
.herringbone{
  background-color:var(--stone);
  background-image:
    repeating-linear-gradient(45deg, rgba(94,35,48,0.05) 0 2px, transparent 2px 12px),
    repeating-linear-gradient(-45deg, rgba(94,35,48,0.05) 0 2px, transparent 2px 12px);
  background-size:24px 24px;
}

/* ---------- Header / Nav ---------- */
.site-header{
  position:sticky; top:0; z-index:50;
  background:rgba(246,243,238,0.92);
  backdrop-filter:saturate(120%) blur(8px);
  border-bottom:var(--rule);
}
.nav{ display:flex; align-items:center; justify-content:space-between; padding:0.85rem var(--gutter); max-width:1320px; margin:0 auto; }
.nav__brand img{ height:44px; width:auto; }
.nav__links{ display:flex; align-items:center; gap:1.1rem; list-style:none; }
.nav__links a{
  font-family:var(--sans);
  font-size:0.82rem;
  font-weight:500;
  letter-spacing:0.12em;
  text-transform:uppercase;
  color:var(--ink);
}
.nav__links a:hover{ color:var(--burgundy); }
.nav__links a.active{ color:var(--burgundy); }
.nav__cta{
  border:1px solid var(--burgundy);
  padding:0.55rem 1.1rem;
  border-radius:2px;
  color:var(--burgundy)!important;
}
.nav__cta:hover{ background:var(--burgundy); color:var(--alabaster)!important; }
.nav__toggle{ display:none; background:none; border:0; cursor:pointer; padding:.4rem; }
.nav__toggle span{ display:block; width:24px; height:2px; background:var(--burgundy); margin:5px 0; transition:.3s; }

/* ---------- Buttons ---------- */
.btn{
  display:inline-block;
  font-family:var(--sans); font-size:0.82rem; font-weight:500;
  letter-spacing:0.14em; text-transform:uppercase;
  padding:0.9rem 1.8rem; border-radius:2px; cursor:pointer;
  border:1px solid var(--burgundy); background:var(--burgundy); color:var(--alabaster);
  transition:all .2s ease;
}
.btn:hover{ background:var(--bordeaux); border-color:var(--bordeaux); color:var(--alabaster); }
.btn--ghost{ background:transparent; color:var(--burgundy); }
.btn--ghost:hover{ background:var(--burgundy); color:var(--alabaster); }
.btn--light{ background:var(--alabaster); border-color:var(--alabaster); color:var(--burgundy); }
.btn--light:hover{ background:transparent; color:var(--alabaster); border-color:var(--alabaster); }

/* ---------- Hero ---------- */
.hero{
  position:relative;
  background:var(--bordeaux);
  color:var(--alabaster);
  padding:clamp(4.5rem,12vw,9rem) 0;
  overflow:hidden;
}
.hero::after{ /* faint herringbone whisper */
  content:""; position:absolute; inset:0; opacity:0.5; pointer-events:none;
  background-image:
    repeating-linear-gradient(45deg, rgba(246,243,238,0.03) 0 2px, transparent 2px 14px),
    repeating-linear-gradient(-45deg, rgba(246,243,238,0.03) 0 2px, transparent 2px 14px);
  background-size:28px 28px;
}
.hero::before{ /* survey contours, dissolving out of the top-right corner; scales fluidly with viewport */
  content:""; position:absolute; inset:0; pointer-events:none; opacity:.9;
  background:url("hero-contours.png") top right / auto clamp(80%, 34vw, 150%) no-repeat;
}
/* more contour on wide screens, gently fading and shrinking as the screen narrows */
@media(max-width:1100px){ .hero::before{ opacity:.75; } }
@media(max-width:900px){ .hero::before{ opacity:.55; } }
@media(max-width:600px){ .hero::before{ display:none; } }
.hero .wrap{ position:relative; z-index:2; }
.hero h1{ color:var(--alabaster); max-width:16ch; }
.hero .lead{ color:rgba(246,243,238,0.85); max-width:52ch; margin-top:1.4rem; }
.hero__actions{ margin-top:2.2rem; display:flex; gap:1rem; flex-wrap:wrap; }

/* ---------- Grid & Cards ---------- */
.grid{ display:grid; gap:2rem; }
.grid-2{ grid-template-columns:repeat(2,1fr); }
.grid-3{ grid-template-columns:repeat(3,1fr); }
.grid-4{ grid-template-columns:repeat(4,1fr); }

/* Region tiles: 3 per row, centered last row (8 tiles = 3+3+2) */
.region-tiles{ display:flex; flex-wrap:wrap; justify-content:center; gap:2rem; }
.region-tiles>*{ flex:0 1 calc(33.333% - 1.34rem); }
@media(max-width:900px){ .region-tiles>*{ flex-basis:calc(50% - 1rem); } }
@media(max-width:680px){ .region-tiles>*{ flex-basis:100%; } }

.card{
  background:var(--alabaster-2);
  border:1px solid rgba(139,132,122,0.22);
  border-radius:3px;
  overflow:hidden;
  transition:transform .25s ease, box-shadow .25s ease;
  display:flex; flex-direction:column;
}
.card:hover{ transform:translateY(-3px); box-shadow:0 14px 34px rgba(64,24,33,0.10); }
.card__media{ aspect-ratio:4/3; background:var(--stone); position:relative; overflow:hidden; }
.card__media img{ width:100%; height:100%; object-fit:cover; }
.card__placeholder{
  position:absolute; inset:0; display:flex; align-items:center; justify-content:center;
  color:var(--pewter); font-family:var(--serif); font-style:italic; font-size:1rem; text-align:center; padding:1rem;
}
.card__body{ padding:1.5rem 1.6rem 1.75rem; flex:1; display:flex; flex-direction:column; }
.card__badge{
  align-self:flex-start; font-family:var(--sans); font-size:0.66rem; font-weight:600;
  letter-spacing:0.18em; text-transform:uppercase; color:var(--burgundy);
  background:rgba(94,35,48,0.08); padding:0.32rem 0.7rem; border-radius:2px; margin-bottom:0.9rem;
}
.card__price{ font-family:var(--serif); font-size:1.6rem; color:var(--burgundy); font-weight:600; margin-bottom:.25rem; }
.card__title{ font-family:var(--serif); font-size:1.35rem; color:var(--ink); margin-bottom:.4rem; line-height:1.2; }
.card__meta{ font-size:0.82rem; color:var(--pewter); letter-spacing:0.04em; margin-bottom:.9rem; }
.card__specs{ display:flex; gap:1.2rem; font-size:0.85rem; color:var(--ink); margin-top:auto; padding-top:1rem; border-top:1px solid rgba(139,132,122,0.2); }
.card__specs span{ display:flex; flex-direction:column; }
.card__specs b{ font-family:var(--serif); font-size:1.15rem; font-weight:600; color:var(--burgundy); }
.card__specs small{ font-size:0.68rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--pewter); }

/* ---------- Value / feature blocks ---------- */
.value{ }
.value h3{ font-size:1.35rem; margin-bottom:.5rem; }
.value p{ font-size:0.96rem; color:var(--ink); }
.value .rule{ margin:.9rem 0; }

/* ---------- Pullquote ---------- */
.pullquote{
  font-family:var(--serif); font-style:italic; font-size:clamp(1.4rem,3vw,2.1rem);
  line-height:1.4; color:var(--bordeaux); max-width:24ch; margin:0 auto;
}
.section--dark .pullquote{ color:var(--alabaster); }
.pullquote cite{ display:block; font-family:var(--sans); font-style:normal; font-size:0.78rem; letter-spacing:0.16em; text-transform:uppercase; color:var(--pewter); margin-top:1.4rem; }
.section--dark .pullquote cite{ color:rgba(246,243,238,0.6); }

/* ---------- Page header (interior pages) ---------- */
.pagehead{ background:var(--stone); min-height:clamp(230px,30vw,340px); display:grid; grid-template-columns:1fr; align-content:center; padding:clamp(1.8rem,4vw,2.4rem) 0; border-bottom:var(--rule); }
.pagehead h1{ margin-bottom:.6rem; }
.pagehead p{ font-size:1.05rem; color:var(--ink); max-width:60ch; }

/* ---------- Blog ---------- */
.post-card{ display:flex; flex-direction:column; background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.22); border-radius:3px; overflow:hidden; transition:transform .25s ease, box-shadow .25s ease; }
.post-card:hover{ transform:translateY(-3px); box-shadow:0 14px 34px rgba(64,24,33,0.10); }
.post-card__body{ padding:1.6rem 1.7rem 1.9rem; }
.post-card__meta{ font-size:0.72rem; letter-spacing:0.16em; text-transform:uppercase; color:var(--pewter); margin-bottom:.7rem; }
.post-card h3{ font-size:1.5rem; color:var(--ink); margin-bottom:.6rem; line-height:1.2; }
.post-card p{ font-size:0.95rem; color:var(--ink); }
.readmore{ font-size:0.78rem; letter-spacing:0.14em; text-transform:uppercase; font-weight:500; margin-top:1rem; display:inline-block; }

/* Clickable region tiles */
a.post-card{ color:inherit; }
a.post-card:hover{ color:inherit; }
.post-card__meta .count{ color:var(--burgundy); font-weight:600; }

/* Featured single listing */
.listing-feature{ display:grid; grid-template-columns:1.05fr 1fr; gap:0; background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; overflow:hidden; }
.lf-media{ position:relative; min-height:360px; background:var(--stone); }
.lf-media img{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.lf-photocta{ position:absolute; left:1rem; bottom:1rem; background:rgba(64,24,33,.88); color:var(--alabaster)!important; font-size:.68rem; letter-spacing:.12em; text-transform:uppercase; padding:.55rem .85rem; border-radius:2px; }
.lf-photocta:hover{ background:var(--bordeaux); color:var(--alabaster)!important; }
.lf-body{ padding:2.1rem 2.3rem 2.3rem; }
.lf-price{ font-family:var(--serif); font-size:2rem; font-weight:600; color:var(--burgundy); line-height:1; }
.lf-title{ font-family:var(--serif); font-size:1.5rem; color:var(--ink); margin:.5rem 0 .25rem; }
.lf-meta{ font-size:.85rem; color:var(--pewter); letter-spacing:.03em; }
.lf-specs{ display:flex; gap:1.8rem; margin:1.3rem 0; flex-wrap:wrap; padding:1rem 0; border-top:1px solid rgba(139,132,122,0.22); border-bottom:1px solid rgba(139,132,122,0.22); }
.lf-specs span{ display:flex; flex-direction:column; }
.lf-specs b{ font-family:var(--serif); font-size:1.25rem; color:var(--burgundy); font-weight:600; }
.lf-specs small{ font-size:.64rem; letter-spacing:.12em; text-transform:uppercase; color:var(--pewter); margin-top:.15rem; }
.lf-actions{ display:flex; gap:.8rem; flex-wrap:wrap; margin-top:1.4rem; }
@media(max-width:780px){ .listing-feature{ grid-template-columns:1fr; } .lf-media{ min-height:230px; } }

/* Region banner (region pages) */
.region-banner{ width:100%; height:clamp(160px,26vw,240px); overflow:hidden; border-bottom:var(--rule); background:var(--stone); }
.region-banner img{ width:100%; height:100%; object-fit:cover; display:block; }

/* TL;DR box */
.tldr{ background:var(--stone); border-left:3px solid var(--burgundy); border-radius:4px; padding:1.1rem 1.3rem 1.15rem; margin:1.6rem 0 1.8rem; }
.tldr h4{ font-family:var(--sans); font-size:.7rem; letter-spacing:.16em; text-transform:uppercase; color:var(--burgundy); margin-bottom:.55rem; }
.tldr ul{ margin:0; padding-left:1.15rem; }
.tldr li{ font-size:.95rem; line-height:1.55; margin-bottom:.35rem; color:var(--ink); }
.tldr li:last-child{ margin-bottom:0; }

/* Article price-trend chart */
.article-chart{ margin:1.8rem 0 2rem; }
.article-chart h4{ font-family:var(--serif); font-size:1.15rem; color:var(--ink); margin-bottom:.15rem; }
.article-chart .chart-sub{ font-size:.82rem; color:var(--pewter); margin-bottom:.9rem; }
.article-chart .chart-wrap{ position:relative; height:280px; }

/* Article body */
.article{ max-width:720px; margin:0 auto; }
.article .article__meta{ font-size:0.75rem; letter-spacing:0.16em; text-transform:uppercase; color:var(--pewter); margin-bottom:1rem; }
.article h2{ font-size:1.7rem; margin:2.2rem 0 .8rem; }
.article h3{ font-size:1.3rem; margin:1.8rem 0 .6rem; color:var(--ink); }
.article p{ font-size:1.05rem; }
.article blockquote{ border-left:3px solid var(--burgundy); padding:.4rem 0 .4rem 1.4rem; margin:1.6rem 0; font-family:var(--serif); font-style:italic; font-size:1.25rem; color:var(--bordeaux); }

/* ---------- Contact ---------- */
.contact-grid{ display:grid; grid-template-columns:1fr 1fr; gap:3.5rem; align-items:start; }
.field{ margin-bottom:1.25rem; }
.field label{ display:block; font-size:0.72rem; letter-spacing:0.14em; text-transform:uppercase; color:var(--pewter); margin-bottom:.45rem; font-weight:500; }
.field input, .field textarea, .field select{
  width:100%; font-family:var(--sans); font-size:1rem; color:var(--ink);
  background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.4); border-radius:2px;
  padding:0.8rem 0.9rem; transition:border-color .2s ease;
}
.field input:focus, .field textarea:focus, .field select:focus{ outline:none; border-color:var(--burgundy); }
.field textarea{ min-height:150px; resize:vertical; }
.contact-detail{ margin-bottom:1.6rem; }
.contact-detail .eyebrow{ margin-bottom:.35rem; }
.contact-detail a, .contact-detail p{ font-size:1.15rem; font-family:var(--serif); color:var(--ink); }
.contact-detail a{ color:var(--burgundy); }

/* ---------- Footer ---------- */
.site-footer{ background:var(--bordeaux); color:rgba(246,243,238,0.8); padding:clamp(3rem,6vw,4.5rem) 0 2rem; }
.site-footer a{ color:rgba(246,243,238,0.8); }
.site-footer a:hover{ color:var(--alabaster); }
.footer-grid{ display:grid; grid-template-columns:1.4fr 1fr 1fr; gap:2.5rem; align-items:start; }
.footer-brand img{ height:auto; width:180px; margin-bottom:1.1rem; }
.footer-brand p{ font-size:0.9rem; color:rgba(246,243,238,0.6); max-width:34ch; }
.footer-col h4{ font-family:var(--sans); font-size:0.72rem; font-weight:600; letter-spacing:0.18em; text-transform:uppercase; color:rgba(246,243,238,0.55); margin-bottom:1rem; }
.footer-col ul{ list-style:none; }
.footer-col li{ margin-bottom:.6rem; font-size:0.92rem; }
.footer-bottom{ margin-top:2.5rem; padding-top:1.5rem; border-top:1px solid rgba(246,243,238,0.14); display:flex; justify-content:space-between; flex-wrap:wrap; gap:1rem; font-size:0.78rem; color:rgba(246,243,238,0.5); letter-spacing:0.04em; }

/* ---------- Team ---------- */
.team-member{ display:grid; grid-template-columns:0.85fr 1.15fr; gap:2.75rem; align-items:center; margin-bottom:clamp(3rem,6vw,5rem); }
.team-member:last-child{ margin-bottom:0; }
.team-member--flip{ grid-template-columns:1.15fr 0.85fr; } /* mirror columns so the portrait keeps the same (narrow) width as the non-flipped row */
.team-member--flip .portrait{ order:2; }
.portrait{
  aspect-ratio:7/8; border-radius:3px; overflow:hidden; position:relative;
  background-color:var(--stone);
  background-image:
    repeating-linear-gradient(45deg, rgba(94,35,48,0.05) 0 2px, transparent 2px 12px),
    repeating-linear-gradient(-45deg, rgba(94,35,48,0.05) 0 2px, transparent 2px 12px);
  background-size:22px 22px;
  border:1px solid rgba(139,132,122,0.28);
}
.portrait img{ width:100%; height:100%; object-fit:cover; }
.portrait__ph{ position:absolute; inset:0; display:flex; flex-direction:column; align-items:center; justify-content:center; text-align:center; color:var(--pewter); gap:.4rem; padding:1rem; }
.portrait__ph svg{ width:46px; height:46px; opacity:.5; }
.portrait__ph small{ font-size:0.66rem; letter-spacing:0.16em; text-transform:uppercase; }
.team-member h3{ font-size:1.8rem; margin-bottom:.2rem; }
.team-member .role{ font-family:var(--sans); font-size:0.74rem; letter-spacing:0.16em; text-transform:uppercase; color:var(--burgundy); font-weight:600; margin-bottom:1rem; display:block; }
.team-member p{ font-size:1rem; }
.credentials{ list-style:none; margin-top:1rem; }
.credentials li{ font-size:0.92rem; color:var(--ink); padding-left:1.2rem; position:relative; margin-bottom:.45rem; }
.credentials li::before{ content:"-"; position:absolute; left:0; color:var(--burgundy); }
.member-contact{ margin-top:1.25rem; padding-top:1.1rem; border-top:1px solid rgba(139,132,122,0.28); font-size:0.9rem; display:flex; flex-wrap:wrap; gap:.4rem 1.4rem; }
.member-contact span{ color:var(--pewter); }
.member-contact a{ color:var(--burgundy); }
.member-contact b{ font-weight:500; color:var(--ink); }

.team-grid{ display:grid; grid-template-columns:1fr 1fr; gap:2.5rem; }
.team-grid .tm{ }
.team-grid .portrait{ aspect-ratio:1/1; margin-bottom:1.2rem; }
.team-grid h3{ font-size:1.4rem; margin-bottom:.15rem; }

@media(max-width:760px){
  .team-member{ grid-template-columns:1fr; gap:1.5rem; }
  .team-member--flip .portrait{ order:0; }
  .portrait{ max-width:340px; }
  .team-grid{ grid-template-columns:1fr; }
}

/* ---------- Investment calculator ---------- */
.calc-grid{ display:grid; grid-template-columns:360px 1fr; gap:2.5rem; align-items:start; }
.calc-inputs{ background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; padding:1.6rem 1.6rem 1.8rem; position:sticky; top:90px; max-height:calc(100vh - 108px); overflow-y:auto; overscroll-behavior:contain; }
.calc-inputs h3{ font-size:1.15rem; margin-bottom:1rem; color:var(--ink); }
.calc-inputs .field{ margin-bottom:0.9rem; }
.calc-inputs label{ display:flex; justify-content:space-between; align-items:baseline; font-size:0.7rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--pewter); margin-bottom:.35rem; }
.calc-inputs label b{ font-family:var(--serif); font-size:0.95rem; letter-spacing:0; text-transform:none; color:var(--burgundy); }
.calc-inputs input[type=number]{ width:100%; font-family:var(--sans); font-size:0.98rem; color:var(--ink); background:#fff; border:1px solid rgba(139,132,122,0.4); border-radius:2px; padding:0.55rem 0.7rem; }
.calc-inputs input:focus{ outline:none; border-color:var(--burgundy); }
.calc-inputs input[type=range]{ width:100%; accent-color:var(--burgundy); margin-top:.15rem; }
.calc-inputs select{ width:100%; font-family:var(--sans); font-size:0.98rem; color:var(--ink); background:#fff; border:1px solid rgba(139,132,122,0.4); border-radius:2px; padding:0.55rem 0.7rem; }
.calc-inputs select:focus{ outline:none; border-color:var(--burgundy); }
.calc-sub{ font-size:0.66rem; letter-spacing:0.14em; text-transform:uppercase; color:var(--pewter); border-bottom:1px solid rgba(139,132,122,0.24); padding-bottom:.4rem; margin:1.4rem 0 .9rem; }
.calc-2{ display:grid; grid-template-columns:1fr 1fr; gap:.8rem; }

/* Calculator mode toggle (segmented control) */
.mode-toggle{ display:inline-flex; gap:.25rem; background:rgba(94,35,48,0.06); border:1px solid rgba(94,35,48,0.18); border-radius:999px; padding:.28rem; margin:1.3rem 0 .4rem; }
.mode-btn{ font-family:var(--sans); font-size:.8rem; font-weight:600; letter-spacing:.02em; color:var(--burgundy); background:transparent; border:0; border-radius:999px; padding:.55rem 1.1rem; cursor:pointer; transition:all .18s ease; }
.mode-btn:hover{ background:rgba(94,35,48,0.08); }
.mode-btn.active{ background:var(--burgundy); color:var(--alabaster); }
@media(max-width:520px){ .mode-toggle{ display:flex; width:100%; } .mode-btn{ flex:1; padding:.6rem .4rem; } }

/* Info tooltips */
.info{ display:inline-flex; align-items:center; justify-content:center; width:15px; height:15px; border-radius:50%; border:1px solid var(--pewter); color:var(--pewter); font-size:10px; font-weight:700; cursor:pointer; position:relative; line-height:1; margin-left:.25rem; vertical-align:middle; font-family:var(--sans); letter-spacing:0; text-transform:none; }
.info:hover, .info.open{ border-color:var(--burgundy); color:var(--burgundy); }
.info .tip{ position:absolute; bottom:135%; left:50%; transform:translateX(-50%); width:230px; max-width:74vw; background:var(--bordeaux); color:var(--alabaster); font-size:0.76rem; line-height:1.55; letter-spacing:0; text-transform:none; font-weight:400; padding:.7rem .85rem; border-radius:5px; box-shadow:0 12px 32px rgba(64,24,33,.30); opacity:0; visibility:hidden; transition:opacity .15s ease; z-index:70; text-align:left; }
.info .tip::after{ content:""; position:absolute; top:100%; left:50%; transform:translateX(-50%); border:6px solid transparent; border-top-color:var(--bordeaux); }
.info:hover .tip, .info:focus .tip, .info.open .tip{ opacity:1; visibility:visible; }
.info .tip b{ color:#E9B8A0; font-weight:600; }
.calc-legend{ background:var(--stone); border-radius:4px; padding:1rem 1.2rem; font-size:0.85rem; color:var(--ink); margin-bottom:1.6rem; }
.calc-legend b{ color:var(--burgundy); }
.fallback-table{ width:100%; border-collapse:collapse; font-size:0.85rem; }
.fallback-table th{ text-align:right; font-size:0.66rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--pewter); padding:.5rem .6rem; border-bottom:1px solid rgba(139,132,122,0.35); }
.fallback-table th:first-child, .fallback-table td:first-child{ text-align:left; }
.fallback-table td{ text-align:right; padding:.45rem .6rem; border-bottom:1px solid rgba(139,132,122,0.18); color:var(--ink); }
.fallback-table tr:last-child td{ border-bottom:none; }

.result-cards{ display:grid; grid-template-columns:repeat(3,1fr); gap:1rem; margin-bottom:1.6rem; }
.result-card{ background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; padding:1.1rem 1.2rem; }
.result-card .rc-label{ font-size:0.66rem; letter-spacing:0.14em; text-transform:uppercase; color:var(--pewter); margin-bottom:.4rem; }
.result-card .rc-value{ font-family:var(--serif); font-size:1.7rem; font-weight:600; color:var(--burgundy); line-height:1.1; }
.result-card .rc-note{ font-size:0.74rem; color:var(--pewter); margin-top:.3rem; }
.rc-value.pos{ color:#3f6f47; } .rc-value.neg{ color:#9a3b3b; }
.rc-badge{ display:inline-block; font-size:0.62rem; letter-spacing:0.12em; text-transform:uppercase; padding:.2rem .5rem; border-radius:2px; margin-top:.5rem; font-weight:600; }
.rc-badge.good{ background:rgba(63,111,71,0.12); color:#3f6f47; }
.rc-badge.bad{ background:rgba(154,59,59,0.12); color:#9a3b3b; }
.rc-badge.mid{ background:rgba(139,132,122,0.16); color:var(--pewter); }

.verdict{ border-radius:4px; padding:1.1rem 1.3rem; margin-bottom:1.4rem; font-size:0.98rem; line-height:1.55; border:1px solid transparent; }
.verdict b{ font-weight:600; }
.verdict.pos{ background:rgba(63,111,71,0.09); border-color:rgba(63,111,71,0.28); color:var(--ink); }
.verdict.neg{ background:rgba(154,59,59,0.08); border-color:rgba(154,59,59,0.28); color:var(--ink); }
.verdict.calm{ background:rgba(94,35,48,0.05); border-color:rgba(94,35,48,0.18); color:var(--ink); }

.chart-card{ background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; padding:1.4rem 1.5rem 1.6rem; margin-bottom:1.6rem; }
.chart-card h3{ font-size:1.15rem; color:var(--ink); margin-bottom:.2rem; }
.chart-card .chart-sub{ font-size:0.85rem; color:var(--pewter); margin-bottom:1rem; }
.chart-wrap{ position:relative; height:300px; }

@media(max-width:900px){
  .calc-grid{ grid-template-columns:1fr; }
  .calc-inputs{ position:static; max-height:none; overflow:visible; }
  .result-cards{ grid-template-columns:1fr 1fr; }
}
@media(max-width:560px){ .result-cards{ grid-template-columns:1fr; } }

/* ---------- Credibility stat bar ---------- */
.statbar{ display:grid; grid-template-columns:repeat(4,1fr); gap:1.5rem; text-align:center; }
.statbar .stat b{ display:block; font-family:var(--serif); font-size:clamp(2rem,4vw,2.9rem); font-weight:600; color:var(--burgundy); line-height:1; }
.statbar .stat span{ display:block; margin-top:.5rem; font-size:0.74rem; letter-spacing:0.14em; text-transform:uppercase; color:var(--pewter); font-weight:500; }
.section--dark .statbar .stat b{ color:var(--alabaster); }
.section--dark .statbar .stat span{ color:rgba(246,243,238,0.62); }
@media(max-width:680px){ .statbar{ grid-template-columns:1fr 1fr; gap:2rem 1rem; } }

/* ---------- Direct-contact action buttons (tap to call / text / email) ---------- */
.contact-actions{ display:flex; flex-wrap:wrap; gap:.7rem; margin-top:.9rem; }
.contact-actions a{
  display:inline-flex; align-items:center; gap:.5rem;
  font-family:var(--sans); font-size:0.8rem; font-weight:600; letter-spacing:0.06em;
  padding:.7rem 1.1rem; border-radius:3px; border:1px solid rgba(94,35,48,0.35);
  color:var(--burgundy); background:var(--alabaster-2);
}
.contact-actions a:hover{ background:var(--burgundy); color:var(--alabaster); border-color:var(--burgundy); }
.contact-actions a svg{ width:15px; height:15px; }
.contact-card{ background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; padding:1.4rem 1.5rem 1.6rem; }
.contact-card .who{ font-family:var(--serif); font-size:1.3rem; color:var(--ink); font-weight:600; }
.contact-card .role{ font-size:0.72rem; letter-spacing:0.14em; text-transform:uppercase; color:var(--pewter); margin:.15rem 0 .2rem; }

/* ---------- Video embed (responsive 16:9) ---------- */
.video-wrap{ position:relative; width:100%; aspect-ratio:16/9; border-radius:5px; overflow:hidden; background:var(--stone); border:1px solid rgba(139,132,122,0.28); }
.video-wrap iframe{ position:absolute; inset:0; width:100%; height:100%; border:0; }
.video-wrap--ph{ display:flex; align-items:center; justify-content:center; }
.video-ph{ display:flex; flex-direction:column; align-items:center; gap:.7rem; color:var(--pewter); text-align:center; padding:1rem; }
.video-ph svg{ width:54px; height:54px; opacity:.6; }
.video-ph span{ font-family:var(--serif); font-style:italic; font-size:1.05rem; }

/* ---------- Testimonials ---------- */
.quote-card{ background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-left:3px solid var(--burgundy); border-radius:4px; padding:1.5rem 1.6rem; }
.quote-card p{ font-family:var(--serif); font-style:italic; font-size:1.12rem; color:var(--bordeaux); line-height:1.5; margin-bottom:1rem; }
.quote-card cite{ font-family:var(--sans); font-style:normal; font-size:0.76rem; letter-spacing:0.12em; text-transform:uppercase; color:var(--pewter); font-weight:600; }

/* ---------- Utility ---------- */
.mt-1{margin-top:1rem}.mt-2{margin-top:2rem}.mt-3{margin-top:3rem}
.mb-0{margin-bottom:0}
.note{ font-size:0.82rem; color:var(--pewter); font-style:italic; }
.tag-strip{ display:flex; flex-wrap:wrap; gap:.6rem; margin-top:1.2rem; }
.tag{ font-size:0.72rem; letter-spacing:0.12em; text-transform:uppercase; color:var(--burgundy); border:1px solid rgba(94,35,48,0.3); padding:.35rem .8rem; border-radius:2px; }

/* ---------- Lead funnels (home value / buyer match wizards) ---------- */
.wizard{ max-width:680px; margin:0 auto; background:var(--alabaster-2); border:1px solid rgba(139,132,122,0.24); border-radius:4px; padding:clamp(1.6rem,4vw,2.4rem); }
.wiz-progress{ display:flex; gap:.45rem; margin-bottom:1.8rem; }
.wiz-progress span{ flex:1; height:3px; background:rgba(139,132,122,0.3); border-radius:2px; transition:background .25s ease; }
.wiz-progress span.done{ background:var(--burgundy); }
.wiz-step{ display:none; }
.wiz-step.active{ display:block; }
.wiz-step h3{ font-size:1.5rem; margin-bottom:.4rem; }
.wiz-step .wiz-sub{ font-size:.92rem; color:var(--pewter); margin-bottom:1.4rem; }
.wiz-nav{ display:flex; justify-content:space-between; align-items:center; margin-top:1.8rem; gap:1rem; }
.wiz-back{ background:none; border:0; cursor:pointer; font-family:var(--sans); font-size:.78rem; letter-spacing:.12em; text-transform:uppercase; color:var(--pewter); padding:.6rem 0; }
.wiz-back:hover{ color:var(--burgundy); }
.chips{ display:flex; flex-wrap:wrap; gap:.6rem; }
.chip{ font-family:var(--sans); font-size:.88rem; font-weight:500; color:var(--ink); background:#fff; border:1px solid rgba(139,132,122,0.45); border-radius:999px; padding:.6rem 1.15rem; cursor:pointer; transition:all .15s ease; }
.chip:hover{ border-color:var(--burgundy); color:var(--burgundy); }
.chip.sel{ background:var(--burgundy); border-color:var(--burgundy); color:var(--alabaster); }
.wiz-context{ background:rgba(94,35,48,0.05); border:1px solid rgba(94,35,48,0.16); border-radius:4px; padding:.85rem 1.05rem; font-size:.9rem; color:var(--ink); margin-top:1rem; }
.wiz-context b{ color:var(--burgundy); }
.estimate-panel{ text-align:center; }
.estimate-range{ font-family:var(--serif); font-size:clamp(2rem,5vw,2.9rem); font-weight:600; color:var(--burgundy); line-height:1.15; margin:.6rem 0 .2rem; }
.estimate-sub{ font-size:.85rem; color:var(--pewter); }
.estimate-facts{ display:grid; grid-template-columns:repeat(3,1fr); gap:1rem; margin:1.6rem 0; text-align:center; }
.estimate-facts .ef b{ display:block; font-family:var(--serif); font-size:1.35rem; font-weight:600; color:var(--burgundy); }
.estimate-facts .ef span{ font-size:.68rem; letter-spacing:.12em; text-transform:uppercase; color:var(--pewter); }
@media(max-width:560px){ .estimate-facts{ grid-template-columns:1fr; gap:.8rem; } }
.match-list{ display:grid; grid-template-columns:1fr 1fr; gap:1rem; margin-top:1.4rem; text-align:left; }
@media(max-width:640px){ .match-list{ grid-template-columns:1fr; } }

/* Lead CTA band (on market pages, blog posts, brochure pages) */
.leadband{ background:var(--bordeaux); border-radius:5px; padding:clamp(1.8rem,4vw,2.6rem) clamp(1.6rem,4vw,2.8rem); color:var(--alabaster); display:flex; flex-direction:column; align-items:center; text-align:center; gap:1.4rem; }
.leadband h3{ color:var(--alabaster); font-size:clamp(1.4rem,2.6vw,1.9rem); margin-bottom:.3rem; }
.leadband p{ color:rgba(246,243,238,0.82); font-size:.95rem; margin:0 auto; max-width:60ch; }
.leadband .lb-actions{ display:flex; gap:.8rem; flex-wrap:wrap; justify-content:center; }

/* ---------- Responsive ---------- */
@media(max-width:900px){
  .grid-3,.grid-4{ grid-template-columns:repeat(2,1fr); }
  .contact-grid{ grid-template-columns:1fr; gap:2.5rem; }
  .footer-grid{ grid-template-columns:1fr 1fr; }
  .footer-brand{ grid-column:1 / -1; }
}
/* Collapse nav to hamburger on tablets & phones (10 items need room) */
@media(max-width:1080px){
  .nav__links{
    position:absolute; top:100%; left:0; right:0;
    background:var(--alabaster); flex-direction:column; align-items:flex-start;
    gap:0; padding:0 var(--gutter); border-bottom:var(--rule);
    max-height:0; overflow:hidden; transition:max-height .3s ease;
  }
  .nav__links.open{ max-height:640px; padding:1rem var(--gutter) 1.5rem; }
  .nav__links li{ width:100%; }
  .nav__links a{ display:block; padding:.7rem 0; width:100%; }
  .nav__cta{ display:inline-block; margin-top:.3rem; }
  .nav__toggle{ display:block; }
}
@media(max-width:680px){
  .grid-2,.grid-3,.grid-4{ grid-template-columns:1fr; }
  .footer-grid{ grid-template-columns:1fr; }
  p{ font-size:16px; }
}

/* Testimonials carousel */
.tcar{position:relative}
.tcar-track{display:flex;gap:1.5rem;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;padding:.4rem .2rem 1rem;-ms-overflow-style:none;scrollbar-width:none}
.tcar-track::-webkit-scrollbar{display:none}
.tcar-track > .quote-card{flex:0 0 calc((100% - 3rem)/3);scroll-snap-align:start}
@media(max-width:900px){.tcar-track > .quote-card{flex:0 0 calc((100% - 1.5rem)/2)}}
@media(max-width:600px){.tcar-track > .quote-card{flex:0 0 88%}}
.tcar-btn{position:absolute;top:50%;transform:translateY(-50%);z-index:2;width:2.6rem;height:2.6rem;border-radius:50%;border:1px solid var(--pewter-line);background:var(--alabaster);color:var(--burgundy);cursor:pointer;display:flex;align-items:center;justify-content:center;font-size:1.5rem;line-height:1;padding-bottom:.15rem;box-shadow:0 2px 10px rgba(0,0,0,.10);transition:background .15s,color .15s}
.tcar-btn:hover{background:var(--burgundy);color:#fff}
.tcar-btn--prev{left:-1.1rem}
.tcar-btn--next{right:-1.1rem}
@media(max-width:600px){.tcar-btn--prev{left:.1rem}.tcar-btn--next{right:.1rem}}

/* Resources tool switcher */
.tool-switch{display:inline-flex;flex-wrap:wrap;gap:.3rem;margin-top:1.6rem;padding:.3rem;border:1px solid var(--pewter-line);border-radius:999px;background:var(--alabaster)}
.tool-switch__item{padding:.5rem 1.05rem;border-radius:999px;font-size:.85rem;letter-spacing:.02em;color:var(--ink);text-decoration:none;white-space:nowrap;transition:background .15s,color .15s}
.tool-switch__item:hover{color:var(--burgundy)}
.tool-switch__item.is-active{background:var(--burgundy);color:#fff}

/* Client-reviews carousel on a dark (maroon) section */
.section--dark .quote-card{ background:rgba(246,243,238,.06); border-color:rgba(246,243,238,.20); border-left-color:var(--stone); }
.section--dark .quote-card p{ color:var(--alabaster); }
.section--dark .quote-card cite{ color:rgba(246,243,238,.6); }


/* Closed-deal cards + modal */
.deal-card{flex:0 0 300px;scroll-snap-align:start;display:block;text-align:left;border:1px solid var(--pewter-line);border-radius:6px;overflow:hidden;background:var(--alabaster);cursor:pointer;padding:0;font-family:inherit;transition:box-shadow .15s,transform .15s}
.deal-card:hover{box-shadow:0 6px 20px rgba(0,0,0,.10);transform:translateY(-2px)}
.deal-card__img{position:relative;height:168px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.45rem;background:linear-gradient(135deg,var(--stone),var(--alabaster-2));color:var(--burgundy)}
.deal-card__img svg{width:44px;height:44px;opacity:.5}
.deal-card__img span{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--pewter)}
.deal-card__meta{padding:1rem 1.1rem 1.2rem}
.deal-price{font-family:var(--serif);font-size:1.35rem;color:var(--burgundy);font-weight:600;line-height:1}
.deal-addr{margin-top:.35rem;font-weight:600;font-size:.95rem;color:var(--ink)}
.deal-city{font-size:.84rem;color:var(--pewter)}
.deal-stats{margin-top:.5rem;font-size:.8rem;color:var(--pewter)}
@media(max-width:600px){.deal-card{flex:0 0 82%}}
.deal-modal{position:fixed;inset:0;background:rgba(43,42,40,.62);display:none;align-items:center;justify-content:center;z-index:200;padding:1.2rem}
.deal-modal.open{display:flex}
.deal-modal__box{background:var(--alabaster);border-radius:8px;max-width:520px;width:100%;position:relative;max-height:90vh;overflow-y:auto;box-shadow:0 20px 60px rgba(0,0,0,.3)}
.deal-modal__x{position:absolute;top:.5rem;right:.7rem;background:none;border:none;font-size:2rem;line-height:1;color:var(--alabaster);cursor:pointer;z-index:2}
.deal-modal__img{height:190px;display:flex;align-items:center;justify-content:center;background:linear-gradient(135deg,var(--burgundy),var(--bordeaux));color:var(--alabaster)}
.deal-modal__img svg{width:58px;height:58px;opacity:.85}
.deal-modal__body{padding:1.6rem 1.8rem 2rem}

/* Tighter vertical padding for short centered CTA/FAQ sections */
.section--tight{ padding:clamp(2.2rem,4.5vw,3.8rem) 0; }