:root {
  --navy: #0b2d4d;
  --navy-2: #123f67;
  --blue: #2d6e9f;
  --gold: #b88746;
  /* Deep bronze for anything involving text. Brand --gold #b88746 fails WCAG AA
     both ways: as type on white it is 3.19:1, and as a filled surface under
     white type it is also 3.19:1 (which hit every primary CTA). This tone is
     5.18:1 against white and 4.71:1 on cream, so it covers both roles.
     --gold is now reserved for hairlines, underlines and dots that carry no text. */
  --gold-deep: #8f6526;
  --gold-deep-hover: #79541f;
  --gold-light: #d6b578;
  --cream: #f7f4ee;
  --white: #ffffff;
  --ink: #14212b;
  --muted: #5e6a73;
  --line: #dde3e7;
  --green: #345d43;
  --shadow: 0 24px 70px rgba(11, 45, 77, 0.13);
  --radius: 24px;
  --container: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--white);
  font-family: "Avenir Next", Avenir, "Segoe UI", Arial, sans-serif;
  line-height: 1.6;
  text-rendering: optimizeLegibility;
}
/* The width/height attributes on each <img> reserve layout space to stop CLS,
   but they are also presentational hints that pin the used height and would
   defeat width-based scaling (a 512-attribute portrait scaled to 303px wide
   stayed 512px tall and rendered as an ellipse). Any author `height` beats a
   presentational hint, so declare `auto` here; rules that genuinely want a
   fixed height (.agent-card img, .property-image-wrap img) are more specific
   and still win. */
img { max-width: 100%; height: auto; display: block; }
/* Keeps <picture> out of the layout so the img stays a direct flow child and
   inherits the same box rules it had before srcset was introduced. */
picture { display: contents; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { cursor: pointer; }
:focus-visible { outline: 3px solid var(--gold-light); outline-offset: 4px; }

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.hidden { display: none !important; }
.skip-link {
  position: fixed;
  z-index: 999;
  top: 12px;
  left: 12px;
  transform: translateY(-160%);
  background: var(--white);
  color: var(--navy);
  padding: 10px 16px;
  border-radius: 8px;
  box-shadow: var(--shadow);
}
.skip-link:focus { transform: translateY(0); }
.container { width: min(var(--container), calc(100% - 40px)); margin: 0 auto; }

.topbar { background: var(--navy); color: rgba(255,255,255,.88); font-size: .82rem; }
.topbar-inner { min-height: 38px; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.topbar p { margin: 0; text-transform: uppercase; letter-spacing: .14em; font-weight: 700; font-size: .72rem; }
.topbar-links { display: flex; align-items: center; gap: 12px; }
.topbar a:hover { color: var(--gold-light); }

.site-header {
  position: sticky;
  top: 0;
  z-index: 90;
  background: rgba(255,255,255,.95);
  border-bottom: 1px solid rgba(11,45,77,.08);
  backdrop-filter: blur(16px);
}
.nav-wrap { min-height: 78px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; gap: 12px; }
.brand-mark {
  width: 43px;
  height: 43px;
  display: grid;
  place-items: center;
  border-radius: 12px;
  background: var(--navy);
  color: var(--white);
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 700;
  letter-spacing: -.04em;
}
.brand-copy { display: flex; flex-direction: column; line-height: 1.15; }
.brand-copy strong { color: var(--navy); font-size: 1.06rem; letter-spacing: .02em; }
/* (c): the permissible descriptor sits on its own line immediately after the
   brokerage name, in ONE treatment for every brand lockup on the site — site
   header, hero card, footer, policy pages. Kept off the name's line so the name
   never wraps and crowds the nav.
   The base rule is in disclosure.css, which all 8 pages link BEFORE this file.
   Only contextual overrides belong here: .agent-brokerage margin, .footer-brand
   colour, and the <=700px size step.
   Running prose ("United Real Estate North Jersey, Real Estate Broker" in the
   topbar and the legal footer sentence) keeps the inline comma form — that is a
   sentence, not a lockup. Two forms total. Do not add a third. */
.brand-copy small { margin-top: 4px; color: var(--muted); font-size: .65rem; letter-spacing: .05em; }
.primary-nav { display: flex; align-items: center; gap: 20px; color: #263844; font-size: .92rem; font-weight: 600; }
.primary-nav > a { white-space: nowrap; }
.primary-nav > a:not(.button) { position: relative; }
.primary-nav > a:not(.button)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -8px;
  height: 2px;
  background: var(--gold);
  transition: right .22s ease;
}
.primary-nav > a:not(.button):hover::after { right: 0; }
.menu-button { display: none; background: none; border: 0; width: 44px; height: 44px; padding: 10px; }
.menu-button span:not(.sr-only) { display: block; height: 2px; margin: 5px 0; background: var(--navy); transition: .2s ease; }

.button {
  min-height: 50px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  border: 1px solid transparent;
  border-radius: 999px;
  padding: 13px 24px;
  font-weight: 700;
  letter-spacing: .01em;
  transition: transform .2s ease, box-shadow .2s ease, background .2s ease, color .2s ease;
}
.button:hover { transform: translateY(-2px); }
.button-small { min-height: 42px; padding: 10px 18px; background: var(--navy); color: var(--white); }
.button-gold { background: var(--gold-deep); color: var(--white); box-shadow: 0 12px 30px rgba(143,101,38,.30); }
.button-gold:hover { background: var(--gold-deep-hover); box-shadow: 0 16px 34px rgba(143,101,38,.38); }
.button-navy { background: var(--navy); color: var(--white); border: none; }
.button-ghost { color: var(--white); border-color: rgba(255,255,255,.55); background: rgba(255,255,255,.05); backdrop-filter: blur(8px); }
.button-ghost:hover { background: var(--white); color: var(--navy); }
.button-full { width: 100%; }

.hero { position: relative; min-height: 720px; overflow: hidden; color: var(--white); }
.hero-media {
  position: absolute;
  inset: 0;
  /* Navy base so any area the illustration does not cover still reads as dusk
     rather than letting the page white bleed through the tint layers. */
  background-color: #071e33;
  background-image:
    linear-gradient(90deg, rgba(7,30,51,.96) 0%, rgba(7,30,51,.82) 40%, rgba(7,30,51,.30) 76%, rgba(7,30,51,.22) 100%),
    linear-gradient(0deg, rgba(7,30,51,.45), transparent 50%),
    url("assets/hero-neighborhood.svg");
  /* Per-layer sizing: the tint gradients always cover, the illustration is
     sized separately so narrow viewports can art-direct it (see 700px query). */
  background-size: cover, cover, cover;
  background-position: center, center, center 62%;
  background-repeat: no-repeat, no-repeat, no-repeat;
  transform: scale(1.015);
}
.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 78% 25%, rgba(214,181,120,.18), transparent 28%);
}
.hero-grid { position: relative; min-height: 720px; display: grid; grid-template-columns: 1.15fr .62fr; align-items: center; gap: 70px; padding-top: 70px; padding-bottom: 70px; }
.hero-copy { max-width: 700px; }
.eyebrow { margin: 0 0 14px; color: var(--blue); text-transform: uppercase; letter-spacing: .17em; font-weight: 800; font-size: .75rem; }
.eyebrow.light { color: var(--gold-light); }
h1, h2, h3 { margin-top: 0; line-height: 1.12; }
h1, h2 { font-family: Georgia, "Times New Roman", serif; font-weight: 500; letter-spacing: -.035em; }
h1 { max-width: 760px; margin-bottom: 24px; font-size: clamp(3rem, 6.1vw, 5.65rem); }
h2 { margin-bottom: 18px; font-size: clamp(2.15rem, 4vw, 3.75rem); color: var(--navy); }
h3 { margin-bottom: 12px; font-size: 1.35rem; color: var(--navy); }
.hero-lead { max-width: 650px; margin: 0 0 30px; font-size: 1.12rem; color: rgba(255,255,255,.88); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 13px; }
.credential-row { display: flex; gap: 24px; margin-top: 34px; color: rgba(255,255,255,.82); font-size: .78rem; font-weight: 800; letter-spacing: .16em; }
.credential-row span { padding-left: 18px; position: relative; }
.credential-row span::before { content: ""; position: absolute; left: 0; top: 50%; width: 7px; height: 7px; border-radius: 50%; background: var(--gold-light); transform: translateY(-50%); }
.agent-card {
  align-self: end;
  margin-bottom: 10px;
  padding: 26px;
  border: 1px solid rgba(255,255,255,.28);
  border-radius: 28px;
  background: rgba(255,255,255,.94);
  color: var(--ink);
  box-shadow: 0 35px 90px rgba(0,0,0,.28);
  backdrop-filter: blur(16px);
}
.agent-card img { width: 126px; height: 126px; margin-top: -78px; margin-bottom: 18px; object-fit: cover; border: 7px solid var(--white); border-radius: 50%; box-shadow: 0 15px 35px rgba(11,45,77,.22); }
/* N.J.A.C. 11:5-6.1(b)1 — the broker's business name must be displayed in a more
   prominent manner than the salesperson's. This card is the largest name display
   on the site, so the ratio here is the one that gets looked at: 24.5 px brokerage
   against 16 px agent = 1.53x. Do not raise .agent-name above .agent-brokerage,
   and do not reintroduce a larger heading for the agent's name anywhere. */
.agent-card h2.agent-brokerage { margin-bottom: 11px; font-size: 1.53rem; line-height: 1.16; letter-spacing: -.022em; }
.agent-card h2.agent-brokerage a { color: var(--navy); }
.agent-card h2.agent-brokerage a:hover { color: var(--gold-deep); }
.agent-brokerage .brand-descriptor { margin-top: 6px; }
.agent-name { margin: 0 0 5px; color: var(--ink); font-size: 1rem; font-weight: 800; letter-spacing: .015em; }
.agent-subtitle { margin: 0; color: var(--muted); font-size: .82rem; line-height: 1.5; }
.agent-subtitle a { color: inherit; text-decoration: underline; text-underline-offset: 2px; }
.agent-actions { display: grid; grid-template-columns: repeat(3, 1fr); gap: 8px; margin-top: 22px; padding-top: 20px; border-top: 1px solid var(--line); }
.icon-link { display: flex; flex-direction: column; align-items: center; gap: 6px; border-radius: 12px; padding: 10px 5px; color: var(--navy); font-size: .74rem; font-weight: 700; text-align: center; }
.icon-link svg { width: 21px; height: 21px; fill: none; stroke: currentColor; stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }
.icon-link:hover { background: var(--cream); }
.icon-link:hover svg { stroke: var(--gold-deep); }

.trust-strip { position: relative; z-index: 2; margin-top: -1px; background: var(--white); box-shadow: 0 -20px 60px rgba(11,45,77,.08); }
.trust-grid { min-height: 125px; display: grid; grid-template-columns: repeat(3,1fr); align-items: center; }
.trust-grid > div { padding: 22px 36px; border-right: 1px solid var(--line); }
.trust-grid > div:first-child { padding-left: 0; }
.trust-grid > div:last-child { border-right: 0; }
.trust-grid strong, .trust-grid span { display: block; }
.trust-grid strong { margin-bottom: 4px; color: var(--navy); font-size: 1.05rem; }
.trust-grid span { color: var(--muted); font-size: .88rem; }

.section { padding: 110px 0; }
.section-cream { background: var(--cream); }
.section-heading { max-width: 720px; margin-bottom: 48px; }
.section-heading p:not(.eyebrow) { margin-bottom: 0; color: var(--muted); font-size: 1.02rem; }
.split-heading { max-width: none; display: flex; justify-content: space-between; align-items: end; gap: 40px; }
.split-heading > div:first-child { max-width: 650px; }
.path-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 20px; }
.path-card { position: relative; min-height: 310px; padding: 34px; border: 1px solid rgba(11,45,77,.10); border-radius: var(--radius); background: var(--white); box-shadow: 0 16px 45px rgba(11,45,77,.07); transition: transform .22s ease, box-shadow .22s ease; }
.path-card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.card-number { display: inline-grid; place-items: center; width: 47px; height: 47px; margin-bottom: 48px; border-radius: 50%; background: var(--cream); color: var(--gold-deep); font-weight: 800; }
.path-card p { color: var(--muted); }
.path-card a { position: absolute; left: 34px; bottom: 30px; color: var(--navy); font-weight: 800; }
.path-card a:hover { color: var(--gold-deep); }

.development-section { background: var(--navy); color: var(--white); overflow: hidden; }
.development-grid { display: grid; grid-template-columns: 1.05fr .95fr; align-items: center; gap: 70px; }
.development-visual { position: relative; }
.development-visual img { width: 100%; border-radius: 28px; box-shadow: 0 36px 80px rgba(0,0,0,.30); }
.coming-soon-badge { position: absolute; top: 24px; left: 24px; padding: 10px 16px; border-radius: 999px; background: var(--gold-deep); color: white; font-size: .73rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.development-copy h2 { color: var(--white); }
.development-copy > p:not(.eyebrow):not(.fine-print) { color: rgba(255,255,255,.78); font-size: 1.03rem; }
.phase-grid { display: grid; grid-template-columns: repeat(2,1fr); gap: 12px; margin: 28px 0; }
.phase-grid div { padding: 20px; border: 1px solid rgba(255,255,255,.16); border-radius: 16px; background: rgba(255,255,255,.06); }
.phase-grid strong, .phase-grid span { display: block; }
.phase-grid strong { color: var(--gold-light); }
.phase-grid span { margin-top: 4px; color: rgba(255,255,255,.68); font-size: .82rem; }
.check-list { list-style: none; margin: 0 0 30px; padding: 0; }
.check-list li { position: relative; margin: 10px 0; padding-left: 30px; color: rgba(255,255,255,.86); }
.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: .34em;
  width: 16px;
  height: 16px;
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23d6b578' stroke-width='3.1' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M20 6.5 9 17.5l-5-5'/%3E%3C/svg%3E") center/contain no-repeat;
}
.fine-print { margin: 15px 0 0; color: rgba(255,255,255,.52); font-size: .75rem; }

.filter-group { display: flex; flex-wrap: wrap; gap: 8px; }
.filter-button { border: 1px solid var(--line); border-radius: 999px; background: var(--white); color: var(--muted); padding: 9px 15px; font-size: .82rem; font-weight: 700; }
.filter-button:hover, .filter-button.active { border-color: var(--navy); background: var(--navy); color: var(--white); }
.property-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 22px; }
.property-card { overflow: hidden; border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); box-shadow: 0 16px 45px rgba(11,45,77,.08); transition: transform .22s ease, opacity .22s ease; }
.property-card:hover { transform: translateY(-5px); }
.property-card.is-hidden { display: none; }
.property-image-wrap { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--cream); }
.property-image-wrap img { width: 100%; height: 100%; object-fit: cover; transition: transform .45s ease; }
.property-card:hover .property-image-wrap img { transform: scale(1.035); }
.property-status { position: absolute; top: 16px; left: 16px; border-radius: 999px; padding: 8px 12px; background: var(--white); color: var(--navy); font-size: .67rem; font-weight: 800; letter-spacing: .07em; text-transform: uppercase; box-shadow: 0 8px 24px rgba(11,45,77,.12); }
.property-status-gold { background: var(--gold-deep); color: white; }
.property-status-dark { background: var(--navy); color: white; }
.property-body { padding: 26px; }
.property-location { margin: 0 0 5px; color: var(--gold-deep); font-size: .76rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-body p:not(.property-location) { color: var(--muted); font-size: .91rem; }
/* Reads as a caveat rather than body copy: these cards carry brand
   illustrations until real listing photography is cleared for use. */
.property-body .property-note {
  margin: 10px 0 0;
  padding-top: 10px;
  border-top: 1px dashed var(--line);
  color: #6b757e; /* 4.70:1 on white; the lightest tone that still clears AA */
  font-size: .78rem;
  font-style: italic;
  line-height: 1.5;
}
.property-body a { color: var(--navy); font-weight: 800; }
.property-body a:hover { color: var(--gold-deep); }

.section-map { position: relative; overflow: hidden; background: var(--navy); color: white; }
/* The street-grid texture is light strokes on a transparent canvas, so it needs
   no darkening layer. A mask fades it in from the left to keep the copy column
   clean, which is what the old navy gradient was doing to a photo. */
.map-media {
  position: absolute;
  inset: 0;
  opacity: .55;
  background: url("assets/map-northjersey.svg") center/cover;
  -webkit-mask-image: linear-gradient(90deg, transparent 6%, rgba(0,0,0,.30) 36%, #000 80%);
          mask-image: linear-gradient(90deg, transparent 6%, rgba(0,0,0,.30) 36%, #000 80%);
}
.areas-grid { position: relative; display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 90px; }
.areas-copy h2 { color: white; }
.areas-copy p:not(.eyebrow) { color: rgba(255,255,255,.78); }
.area-list { display: grid; grid-template-columns: repeat(2,1fr); gap: 12px; }
.area-list span { padding: 17px 18px; border: 1px solid rgba(255,255,255,.18); border-radius: 14px; background: rgba(255,255,255,.08); color: rgba(255,255,255,.92); font-weight: 700; backdrop-filter: blur(10px); }

.calculator-section { background: #f0f4f6; }
.calculator-grid { display: grid; grid-template-columns: .8fr 1.2fr; align-items: center; gap: 70px; }
.calculator-copy p:not(.eyebrow) { color: var(--muted); }
.calculator-card { padding: 34px; border-radius: var(--radius); background: white; box-shadow: var(--shadow); }
.field-grid { display: grid; gap: 16px; }
.two-col { grid-template-columns: repeat(2,1fr); }
label { display: flex; flex-direction: column; gap: 7px; color: #2d3a43; font-size: .82rem; font-weight: 700; }
input, select, textarea {
  width: 100%;
  min-height: 50px;
  border: 1px solid #cfd8de;
  border-radius: 11px;
  background: white;
  color: var(--ink);
  padding: 12px 14px;
  transition: border .2s ease, box-shadow .2s ease;
}
textarea { min-height: 130px; resize: vertical; }
input:focus, select:focus, textarea:focus { border-color: var(--blue); box-shadow: 0 0 0 4px rgba(45,110,159,.12); outline: none; }
.input-prefix, .input-suffix { display: grid; align-items: center; border: 1px solid #cfd8de; border-radius: 11px; overflow: hidden; background: white; }
.input-prefix { grid-template-columns: 42px 1fr; }
.input-suffix { grid-template-columns: 1fr 42px; }
.input-prefix > span, .input-suffix > span { display: grid; place-items: center; height: 100%; background: #f2f5f7; color: var(--muted); }
.input-prefix input, .input-suffix input { border: 0; border-radius: 0; box-shadow: none; }
.input-prefix:focus-within, .input-suffix:focus-within { border-color: var(--blue); box-shadow: 0 0 0 4px rgba(45,110,159,.12); }
.calculator-result { margin: 24px 0 18px; padding: 24px; border-radius: 16px; background: var(--cream); }
.calculator-result span, .calculator-result small, .calculator-result strong { display: block; }
.calculator-result span { color: var(--muted); font-size: .78rem; font-weight: 700; text-transform: uppercase; letter-spacing: .08em; }
.calculator-result strong { margin: 4px 0; color: var(--navy); font-family: Georgia, "Times New Roman", serif; font-size: 2.65rem; line-height: 1; }
.calculator-result small { color: var(--muted); }

.about-grid { display: grid; grid-template-columns: .72fr 1.28fr; align-items: center; gap: 80px; }
/* The only sharp portrait source is a circular studio crop, so the About slot
   presents it as a circle on a panel rather than forcing a 4:5 rectangle that
   would have cropped the top of her head. */
.about-photo {
  position: relative;
  width: 100%;
  max-width: 470px;
  padding: 34px;
  border-radius: 32px;
  background: radial-gradient(120% 105% at 50% 0%, #ffffff 0%, #eef2f6 58%, #e3eaf0 100%);
  box-shadow: var(--shadow);
}
.about-photo img {
  width: 100%;
  height: auto;
  aspect-ratio: 1;
  object-fit: cover;
  border: 8px solid var(--white);
  border-radius: 50%;
  box-shadow: 0 20px 46px rgba(11,45,77,.20);
}
/* Sits in the panel's bottom-right corner, which the inscribed circle leaves
   empty, so it reads as a seal instead of covering her face. */
.about-stamp { position: absolute; right: -16px; bottom: -12px; width: 138px; height: 138px; display: grid; place-content: center; border: 8px solid var(--white); border-radius: 50%; background: var(--navy); color: white; text-align: center; box-shadow: 0 18px 40px rgba(11,45,77,.22); }
.about-stamp strong, .about-stamp span { display: block; }
.about-stamp strong { font-family: Georgia, "Times New Roman", serif; font-size: 1.15rem; }
.about-stamp span { color: var(--gold-light); font-size: .67rem; letter-spacing: .13em; text-transform: uppercase; }
.about-copy > p:not(.eyebrow) { color: var(--muted); }
.credential-cards { display: grid; grid-template-columns: repeat(3,1fr); gap: 10px; margin: 30px 0; }
.credential-cards div { padding: 18px; border: 1px solid rgba(11,45,77,.10); border-radius: 14px; background: white; }
.credential-cards strong, .credential-cards span { display: block; }
.credential-cards strong { color: var(--navy); }
.credential-cards span { color: var(--muted); font-size: .78rem; }
.about-links { display: flex; flex-wrap: wrap; gap: 22px; }
.about-links a { color: var(--navy); font-weight: 800; border-bottom: 1px solid rgba(11,45,77,.25); }
.about-links a:hover { color: var(--gold-deep); }

.faq-grid { display: grid; grid-template-columns: .7fr 1.3fr; gap: 80px; }
.faq-list details { border-top: 1px solid var(--line); }
.faq-list details:last-child { border-bottom: 1px solid var(--line); }
.faq-list summary { list-style: none; position: relative; padding: 24px 44px 24px 0; color: var(--navy); font-weight: 800; cursor: pointer; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after {
  content: "";
  position: absolute;
  right: 4px;
  top: 50%;
  width: 18px;
  height: 18px;
  transform: translateY(-50%);
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%238f6526' stroke-width='2.6' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m5 8.5 7 7 7-7'/%3E%3C/svg%3E") center/contain no-repeat;
  transition: transform .26s ease;
}
.faq-list details[open] summary::after { transform: translateY(-50%) rotate(180deg); }
.faq-list details p { margin: 0; padding: 0 45px 24px 0; color: var(--muted); }

.contact-section { background: var(--navy); color: white; }
.contact-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 80px; align-items: start; }
.contact-copy h2 { color: white; }
.contact-copy > p:not(.eyebrow) { color: rgba(255,255,255,.75); }
.contact-methods { margin-top: 35px; }
.contact-methods a, .contact-methods div { display: block; padding: 17px 0; border-bottom: 1px solid rgba(255,255,255,.14); }
.contact-methods span, .contact-methods strong { display: block; }
.contact-methods span { color: var(--gold-light); font-size: .69rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.contact-methods strong { margin-top: 4px; font-size: 1rem; font-weight: 600; }
.contact-methods a:hover strong { color: var(--gold-light); }
.contact-form { padding: 36px; border-radius: var(--radius); background: white; color: var(--ink); box-shadow: 0 35px 90px rgba(0,0,0,.25); }
.contact-form > label { margin-top: 16px; }
.consent-row { flex-direction: row; align-items: flex-start; gap: 10px; margin: 17px 0; font-weight: 500; line-height: 1.45; }
.consent-row input { width: 18px; min-height: 18px; margin-top: 2px; flex: 0 0 18px; }
.form-note { margin: 14px 0 0; color: var(--muted); font-size: .76rem; text-align: center; }
.form-note a { color: var(--navy); font-weight: 800; }
.form-success { margin-top: 14px; padding: 12px 14px; border-radius: 10px; background: #e8f4eb; color: var(--green); font-weight: 700; font-size: .86rem; }

.site-footer { padding: 70px 0 30px; background: #071e33; color: rgba(255,255,255,.72); }
/* Three columns, not four. "Follow" held two short links and left most of a column
   empty, which is what made the row read lopsided. The social marks now sit under
   the brand block, where a footer's social links normally live. */
.footer-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: 48px; }
.footer-brand .brand-mark { background: var(--gold-deep); }
.footer-brand .brand-copy strong { color: white; }
.footer-brand .brand-copy small { color: rgba(255,255,255,.58); }
.footer-brand .brand-descriptor { color: rgba(255,255,255,.62); }
.footer-grid h2 { margin: 0 0 14px; color: white; font-family: inherit; font-size: .8rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.footer-grid p { margin: 16px 0 0; font-size: .82rem; }
.footer-grid a { display: block; margin: 7px 0; font-size: .84rem; }
.footer-grid a:hover { color: var(--gold-light); }
/* Social marks. Drawn as outlines rather than dropped-in brand assets so Instagram
   and Facebook read as one matched set, inherit currentColor, and stay legible at
   20px. Selectors are .social-row .social-link (0,2,0) so they beat .footer-grid a
   (0,1,1), which would otherwise force display:block onto them. */
.social-row { display: flex; gap: 10px; margin-top: 24px; }
.social-row .social-link {
  display: grid;
  place-items: center;
  width: 42px;
  height: 42px;
  margin: 0;
  border: 1px solid rgba(255,255,255,.2);
  border-radius: 12px;
  color: rgba(255,255,255,.8);
  transition: color .2s ease, border-color .2s ease, background .2s ease;
}
.social-row .social-link:hover { color: var(--gold-light); border-color: var(--gold-light); background: rgba(255,255,255,.05); }
.social-link svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; }
.social-link svg .dot { fill: currentColor; stroke: none; }

/* --- Areas maps -----------------------------------------------------------
   Three flat county maps drawn from OpenStreetMap boundaries. There was an
   interactive MapLibre version here. With no basemap beneath it, it was only
   legible at the zoom it opened at: zoom in and you were inside one municipality
   looking at a blank fill. It is gone, along with its 1.1 MB of vendor code and
   the blob: worker CSP exception it required. A still image reads at every size. */
/* Groups the three maps with their attribution caption and is the single
   .reveal target for both, so they fade in together rather than separately. */
.areas-map-wrap { margin-top: 46px; }
/* ODbL wants the OpenStreetMap credit reasonably visible, so it sits under the maps. */
.areas-map-caption { margin: 22px 0 0; color: rgba(255,255,255,.8); font-size: .84rem; line-height: 1.6; }
.areas-map-caption strong { color: var(--gold-light); }
.areas-map-caption span { display: block; margin-top: 8px; color: rgba(255,255,255,.55); font-size: .74rem; line-height: 1.55; }
.areas-map-caption a { color: rgba(255,255,255,.78); text-decoration: underline; text-underline-offset: 2px; }
.areas-map-caption a:hover { color: var(--gold-light); }

/* These SVGs carry 11px municipality labels drawn for a 366px viewBox, so they stop
   being readable below roughly 260px of rendered width. Three-up held all the way
   down to 700px, which put each map at about 200px through the whole tablet range.
   Steps: 3-up above 1080, 2-up to 820, 1-up below. */
.areas-map-static { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
@media (max-width: 1080px) { .areas-map-static { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 820px)  { .areas-map-static { grid-template-columns: 1fr; max-width: 420px; margin-inline: auto; } }
.areas-map-static figure { margin: 0; padding: 18px; border-radius: 18px; background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12); }
/* No background fill: a map that fails to load must look broken, not blank. */
.areas-map-static img { width: 100%; height: auto; border-radius: 10px; }
.areas-map-static figcaption { margin-top: 14px; color: rgba(255,255,255,.86); font-size: .78rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.areas-map-static figcaption span { display: block; margin-top: 5px; color: var(--gold-light); font-size: .72rem; font-weight: 700; letter-spacing: .06em; text-transform: none; }

.legal-row { display: flex; justify-content: space-between; gap: 35px; margin-top: 50px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.12); font-size: .7rem; }
.legal-row p { margin: 0; }
.mobile-contact-bar { display: none; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .6s ease, transform .6s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }

/* ==========================================================================
   Tabbed browse
   The middle of the page used to be eight stacked full-height sections, which
   read as an endless scroll. They are now grouped into five panels behind a
   sticky tab bar. Contact stays outside the tabs so the form is always one
   scroll away.

   Progressive enhancement: the bar is hidden until the script adds
   [data-tabs-ready], and the panels carry no `hidden` attribute of their own,
   so with JavaScript off the page falls back to the original long layout.
   ========================================================================== */
:root { --header-h: 79px; }

.tabs-bar { display: none; }
.tabs[data-tabs-ready] .tabs-bar {
  display: block;
  position: sticky;
  top: var(--header-h);
  z-index: 80;
  /* Tinted, not white: the bar must read as a section-tab band, distinct from
     the white site header directly above it. */
  background: rgba(240,245,249,.97);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(14px);
  box-shadow: inset 0 12px 14px -14px rgba(11,45,77,.18);
}
.section-strip { display: flex; gap: 2px; overflow-x: auto; scrollbar-width: none; }
.section-strip::-webkit-scrollbar { display: none; }
.strip-item {
  position: relative;
  flex: 0 0 auto;
  min-height: 48px;
  border: 0;
  border-radius: 10px 10px 0 0;
  background: none;
  padding: 15px 16px 13px;
  color: var(--muted);
  font-size: .78rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .07em;
  white-space: nowrap;
  transition: color .2s ease, background .2s ease;
}
.strip-item::after {
  content: "";
  position: absolute;
  left: 16px;
  right: 16px;
  bottom: 0;
  height: 3px;
  border-radius: 3px 3px 0 0;
  background: var(--gold);
  transform: scaleX(0);
  transition: transform .24s ease;
}
.strip-item:hover { color: var(--navy); background: rgba(11,45,77,.035); }
.strip-item[aria-current="true"] { color: var(--navy); }
.strip-item[aria-current="true"]::after { transform: scaleX(1); }

.tabpanel[hidden] { display: none; }
/* Panels are far shorter than the old page, so tighten the outer rhythm. */
.tabpanel > .section:first-child { padding-top: 86px; }
.tabpanel > .section:last-child { padding-bottom: 98px; }
.tabpanel > .section { scroll-margin-top: calc(var(--header-h) + 62px); }

@media (max-width: 980px) {
  .topbar-links span, .topbar-links a:last-child { display: none; }
  .menu-button { display: block; }
  .primary-nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    display: none;
    align-items: stretch;
    flex-direction: column;
    gap: 0;
    padding: 16px 20px 24px;
    border-top: 1px solid var(--line);
    background: white;
    box-shadow: 0 20px 40px rgba(11,45,77,.13);
  }
  .primary-nav.open { display: flex; }
  .primary-nav a { padding: 12px 4px; }
  .primary-nav .button { margin-top: 8px; }
  .hero-grid { grid-template-columns: 1fr; gap: 80px; padding-top: 100px; }
  .hero-copy { max-width: 760px; }
  .agent-card { width: min(440px, 100%); justify-self: end; }
  .path-grid, .property-grid { grid-template-columns: 1fr 1fr; }
  .path-card:last-child, .property-card:last-child { grid-column: 1 / -1; }
  .development-grid, .calculator-grid, .about-grid, .faq-grid, .contact-grid { grid-template-columns: 1fr; gap: 50px; }
  .areas-grid { grid-template-columns: 1fr; gap: 45px; }
  .about-photo { max-width: 460px; }
  /* The `> div:last-child { grid-column: 2 }` that used to live here tucked the old
     fourth column under Contact. With three columns it would land Office on top of
     Contact instead. */
  .footer-grid { grid-template-columns: 1.3fr 1fr 1fr; }
}

@media (max-width: 700px) {
  :root { --header-h: 69px; }
  /* Must track .mobile-contact-bar's total height: 64px min-height plus the
     safe-area inset the bar adds to its own padding on notched phones. */
  body { padding-bottom: calc(64px + env(safe-area-inset-bottom)); }
  .container { width: min(100% - 28px, var(--container)); }
  /* Let the tab strip bleed to the screen edges so it reads as scrollable. */
  .tabs[data-tabs-ready] .tabs-bar .container { width: 100%; }
  .section-strip { padding: 0 14px; }
  .strip-item { min-height: 46px; padding: 13px 12px 11px; font-size: .73rem; }
  .strip-item::after { left: 12px; right: 12px; }
  .tabpanel > .section:first-child { padding-top: 62px; }
  .tabpanel > .section:last-child { padding-bottom: 72px; }
  .topbar-inner { justify-content: center; }
  .topbar p { display: none; }
  .topbar-links a:first-child { display: block; }
  .nav-wrap { min-height: 68px; }
  .brand-copy strong { font-size: .95rem; }
  .brand-copy small { font-size: .58rem; }
  /* The strip scrolls horizontally here but its scrollbar is hidden, so without a
     cue nobody knows Areas, Estimate and About exist off the right edge. */
  .tabs-bar .container { position: relative; }
  .tabs-bar .container::after {
    content: "";
    position: absolute;
    inset: 0 0 0 auto;
    width: 44px;
    background: linear-gradient(90deg, rgba(255,255,255,0), rgba(255,255,255,.97) 62%);
    pointer-events: none;
  }
  .hero, .hero-grid { min-height: auto; }
  .hero-grid { padding-top: 95px; padding-bottom: 75px; }
  /* A 16:9 landscape illustration under `cover` in a tall phone viewport zooms
     into a single roof. Instead, lay it along the bottom as a streetscape band
     and swap the left-to-right tint for a top-to-bottom one: heavy behind the
     headline, easing off over the houses. It bottoms out at .55, which keeps
     white text on the lawn tones above 5:1. */
  .hero-media {
    background-image:
      linear-gradient(180deg, rgba(7,30,51,.95) 0%, rgba(7,30,51,.90) 46%, rgba(7,30,51,.62) 78%, rgba(7,30,51,.55) 100%),
      linear-gradient(0deg, rgba(7,30,51,.22), transparent 40%),
      url("assets/hero-neighborhood.svg");
    background-size: cover, cover, 205% auto;
    background-position: center, center, 60% bottom;
  }
  h1 { font-size: clamp(2.7rem, 14vw, 4rem); }
  h2 { font-size: clamp(2rem, 10vw, 3rem); }
  .hero-lead { font-size: 1rem; }
  .hero-actions { flex-direction: column; align-items: stretch; }
  .hero-actions .button { width: 100%; }
  .credential-row { gap: 15px; }
  .agent-card { width: 100%; padding: 24px 18px 18px; }
  .agent-card img { width: 108px; height: 108px; }
  /* The generic mobile h2 rule cannot reach .agent-card h2.agent-brokerage, so the
     (b)1 pair is restated here. 21.6 px against 15.2 px = 1.42x. */
  .agent-card h2.agent-brokerage { font-size: 1.35rem; }
  .agent-name { font-size: .95rem; }
  .agent-actions { grid-template-columns: repeat(3,1fr); }
  .trust-grid { grid-template-columns: 1fr; padding: 13px 0; }
  .trust-grid > div, .trust-grid > div:first-child { padding: 17px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .trust-grid > div:last-child { border-bottom: 0; }
  .section { padding: 78px 0; }
  .section-heading { margin-bottom: 34px; }
  .split-heading { align-items: flex-start; flex-direction: column; gap: 18px; }
  .path-grid, .property-grid { grid-template-columns: 1fr; }
  .path-card:last-child, .property-card:last-child { grid-column: auto; }
  .path-card { min-height: 285px; }
  .development-grid { gap: 38px; }
  .phase-grid, .area-list, .two-col, .credential-cards { grid-template-columns: 1fr; }
  .filter-group { width: 100%; overflow-x: auto; flex-wrap: nowrap; padding-bottom: 4px; }
  .filter-button { white-space: nowrap; }
  .calculator-card, .contact-form { padding: 23px 18px; }
  .about-photo { max-width: 100%; padding: 22px; border-radius: 26px; }
  .about-photo img { border-width: 6px; }
  .about-stamp { right: -4px; bottom: -4px; width: 108px; height: 108px; border-width: 6px; }
  .about-stamp strong { font-size: 1rem; }
  .about-stamp span { font-size: .6rem; }
  .faq-grid { gap: 10px; }
  .areas-map-static { grid-template-columns: 1fr; gap: 16px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 34px 24px; }
  .footer-grid > div:first-child { grid-column: 1 / -1; }
  .legal-row { flex-direction: column; gap: 12px; }
  .mobile-contact-bar {
    position: fixed;
    z-index: 100;
    left: 0;
    right: 0;
    bottom: 0;
    display: grid;
    grid-template-columns: repeat(3,1fr);
    min-height: 64px;
    padding-bottom: env(safe-area-inset-bottom);
    background: white;
    border-top: 1px solid var(--line);
    box-shadow: 0 -12px 35px rgba(11,45,77,.13);
  }
  .mobile-contact-bar a { display: grid; place-items: center; color: var(--navy); font-size: .82rem; font-weight: 800; border-right: 1px solid var(--line); }
  .mobile-contact-bar a:last-child { border-right: 0; background: var(--gold-deep); color: white; }
}

/* Phone widths. Measured: at 390px and below the agent line wrapped to two rows, and
   below 330px the brokerage name wrapped too — a five-row header that read as broken
   rather than dense. Nothing is dropped: (b)1 needs the brokerage name, (c) needs the
   descriptor and (b) needs her licensed name, so the fix is fit, not removal. */
@media (max-width: 430px) {
  .brand { gap: 9px; }
  .brand-mark { width: 38px; height: 38px; border-radius: 10px; font-size: .92rem; }
  .brand-copy { line-height: 1.25; }
  .brand-copy strong { font-size: .84rem; letter-spacing: 0; }
  .brand-copy small { margin-top: 3px; font-size: .54rem; letter-spacing: .01em; text-wrap: balance; }
  .brand-descriptor { margin-top: 1px; }
  /* Narrower strip items so more of the seven are reachable before scrolling. */
  .strip-item { padding: 12px 10px 10px; font-size: .7rem; min-height: 44px; }
  .strip-item::after { left: 10px; right: 10px; }
  .section-strip { padding: 0 12px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

/* Dedicated new-construction page */
.text-link-light { color: var(--gold-light); font-weight: 800; border-bottom: 1px solid rgba(214,181,120,.4); }
.text-link-light:hover { color: white; }
.development-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 22px; }
.project-hero { padding: 95px 0 80px; background: linear-gradient(135deg, #071e33 0%, #0b2d4d 55%, #174b72 100%); color: white; overflow: hidden; }
.project-hero-grid { display: grid; grid-template-columns: .92fr 1.08fr; gap: 70px; align-items: center; }
.project-hero-copy h1 { font-size: clamp(3rem, 5.7vw, 5.3rem); }
.project-hero-copy > p:not(.eyebrow) { max-width: 650px; color: rgba(255,255,255,.78); font-size: 1.08rem; }
.project-hero-visual { position: relative; }
.project-hero-visual > img { border-radius: 28px; box-shadow: 0 35px 90px rgba(0,0,0,.32); }
.project-status-card { position: absolute; right: 24px; bottom: 24px; min-width: 205px; padding: 18px 20px; border-radius: 16px; background: rgba(255,255,255,.94); color: var(--ink); box-shadow: var(--shadow); }
.project-status-card span, .project-status-card strong, .project-status-card small { display: block; }
.project-status-card span { color: var(--blue); font-size: .68rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.project-status-card strong { margin: 4px 0; color: var(--navy); font-family: Georgia, "Times New Roman", serif; font-size: 1.65rem; }
.project-status-card small { color: var(--muted); }
.project-stat-strip { background: white; box-shadow: 0 12px 45px rgba(11,45,77,.08); }
.project-stat-grid { min-height: 130px; display: grid; grid-template-columns: repeat(4,1fr); align-items: stretch; }
.project-stat-grid > div { display: grid; align-content: center; padding: 24px 30px; border-right: 1px solid var(--line); }
.project-stat-grid > div:last-child { border-right: 0; }
.project-stat-grid strong, .project-stat-grid span { display: block; }
.project-stat-grid strong { color: var(--navy); font-family: Georgia, "Times New Roman", serif; font-size: 1.55rem; }
.project-stat-grid span { margin-top: 4px; color: var(--muted); font-size: .78rem; }
.project-overview-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 75px; align-items: center; }
.muted-copy { color: var(--muted); font-size: 1.02rem; }
.project-callout { margin-top: 28px; padding: 24px; border-left: 4px solid var(--gold); border-radius: 0 16px 16px 0; background: white; }
.project-callout strong { color: var(--navy); }
.project-callout p { margin: 5px 0 0; color: var(--muted); }
.project-detail-card { padding: 34px; border-radius: var(--radius); background: white; box-shadow: var(--shadow); }
.detail-list { list-style: none; margin: 0; padding: 0; }
.detail-list li { display: flex; justify-content: space-between; gap: 25px; padding: 15px 0; border-bottom: 1px solid var(--line); }
.detail-list li:last-child { border-bottom: 0; }
.detail-list span { color: var(--muted); }
.detail-list strong { color: var(--navy); text-align: right; }
.project-process-section { background: var(--navy); color: white; }
.project-process-grid { display: grid; grid-template-columns: .72fr 1.28fr; gap: 80px; }
.project-process-grid h2 { color: white; }
.project-process-grid > div > p:not(.eyebrow) { color: rgba(255,255,255,.72); }
.timeline { list-style: none; margin: 0; padding: 0; }
.timeline li { display: grid; grid-template-columns: 92px 1fr; gap: 22px; padding: 0 0 28px; position: relative; }
.timeline li::before { content: ""; position: absolute; left: 44px; top: 42px; bottom: 0; width: 1px; background: rgba(255,255,255,.18); }
.timeline li:last-child::before { display: none; }
.timeline li > span { width: 90px; height: 38px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.22); border-radius: 999px; color: var(--gold-light); font-size: .72rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.timeline strong { color: white; font-size: 1.05rem; }
.timeline p { margin: 4px 0 0; color: rgba(255,255,255,.65); }
.form-row-spaced { margin-top: 16px; }
.project-disclaimer { padding: 28px 0; background: #f1ece3; color: #4b5155; }
.project-disclaimer strong { color: var(--navy); font-size: .82rem; text-transform: uppercase; letter-spacing: .08em; }
.project-disclaimer p { margin: 5px 0 0; font-size: .76rem; }

@media (max-width: 980px) {
  .project-hero-grid, .project-overview-grid, .project-process-grid { grid-template-columns: 1fr; gap: 48px; }
  .project-stat-grid { grid-template-columns: repeat(2,1fr); }
  .project-stat-grid > div:nth-child(2) { border-right: 0; }
  .project-stat-grid > div:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
}
@media (max-width: 700px) {
  .development-actions { align-items: flex-start; flex-direction: column; }
  .project-hero { padding: 72px 0 58px; }
  .project-hero-copy h1 { font-size: clamp(2.7rem, 13vw, 4rem); }
  .project-status-card { position: static; margin: -18px 14px 0; }
  .project-stat-grid { grid-template-columns: 1fr; }
  .project-stat-grid > div, .project-stat-grid > div:nth-child(2) { border-right: 0; border-bottom: 1px solid var(--line); }
  .project-stat-grid > div:last-child { border-bottom: 0; }
  .detail-list li { flex-direction: column; gap: 2px; }
  .detail-list strong { text-align: left; }
  .timeline li { grid-template-columns: 74px 1fr; gap: 14px; }
  .timeline li > span { width: 72px; }
  .timeline li::before { left: 35px; }
}