/* ==========================================================================
   Piedmont Triad Realty — site styles
   ========================================================================== */

:root {
  --red: #b10410;      /* cardinal red from the logo */
  --red-600: #96030d;
  --red-700: #76020a;
  --red-50: #fcecec;
  --ink: #1d1b1a;
  --ink-2: #3a3634;
  --muted: #6b6461;
  --line: #e7e0d8;
  --cream: #fbf8f4;
  --sand: #f3ede5;
  --white: #fff;
  --gold: #c39a5f;

  --font-sans: "DM Sans", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --font-serif: "DM Serif Display", Georgia, "Times New Roman", serif;

  --radius-sm: 8px;
  --radius: 14px;
  --radius-lg: 22px;
  --shadow-sm: 0 1px 2px rgba(29, 27, 26, .06), 0 2px 8px rgba(29, 27, 26, .05);
  --shadow: 0 10px 30px -12px rgba(29, 27, 26, .22);
  --shadow-lg: 0 30px 60px -20px rgba(29, 27, 26, .35);

  --container: 1200px;
  --gutter: clamp(16px, 4vw, 32px);
  --header-h: 88px;
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 16px); -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--font-sans);
  font-size: 17px;
  line-height: 1.65;
  color: var(--ink-2);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--red); text-underline-offset: 3px; }
a:hover { color: var(--red-600); }
h1, h2, h3, h4 { font-family: var(--font-serif); font-weight: 400; color: var(--ink); line-height: 1.12; margin: 0 0 .5em; letter-spacing: -.01em; }
h1 { font-size: clamp(2.5rem, 5.6vw, 4.4rem); }
h2 { font-size: clamp(2rem, 3.6vw, 2.9rem); }
h3 { font-size: 1.45rem; }
p { margin: 0 0 1em; }
ul, ol { margin: 0 0 1em; padding-left: 1.2em; }
:focus-visible { outline: 3px solid var(--gold); outline-offset: 3px; border-radius: 4px; }
.sr-only { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip-link { position: absolute; left: 12px; top: -60px; z-index: 200; background: var(--ink); color: #fff; padding: 10px 16px; border-radius: var(--radius-sm); }
.skip-link:focus { top: 12px; color: #fff; }

.icon { width: 1.15em; height: 1.15em; flex: none; }

.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: var(--gutter); }
.container-narrow { max-width: 820px; }

.section { padding-block: clamp(64px, 9vw, 112px); }
.section-tight { padding-block: clamp(28px, 4vw, 48px); }
.section-white { background: var(--white); }
.section-sand { background: var(--sand); }
.section-ink { background: var(--ink); color: rgba(255,255,255,.78); }
.section-ink h2, .section-ink h3 { color: #fff; }

.section-head { max-width: 680px; margin-bottom: clamp(32px, 5vw, 56px); }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head p:last-child { margin-bottom: 0; }
.lead { font-size: 1.15rem; color: var(--muted); }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6em;
  font-size: .78rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase;
  color: var(--red); margin-bottom: 14px;
}
.eyebrow::before { content: ""; width: 24px; height: 2px; background: currentColor; }
.section-head.center .eyebrow::after { content: ""; width: 24px; height: 2px; background: currentColor; }
.eyebrow-light { color: #f2c9cc; }

.grid-2 { display: grid; gap: clamp(28px, 4vw, 56px); }
.grid-3 { display: grid; gap: 24px; }
.grid-4 { display: grid; gap: 20px; }
@media (min-width: 720px) { .grid-3 { grid-template-columns: repeat(2, 1fr); } .grid-4 { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 960px) {
  .grid-2 { grid-template-columns: 1fr 1fr; align-items: center; }
  .grid-3 { grid-template-columns: repeat(3, 1fr); }
  .grid-4 { grid-template-columns: repeat(4, 1fr); }
}

/* ---------- Buttons ---------- */
.btn {
  --btn-bg: var(--ink); --btn-fg: #fff; --btn-bd: var(--btn-bg);
  display: inline-flex; align-items: center; justify-content: center; gap: .55em;
  padding: 14px 24px; border-radius: 999px; border: 1.5px solid var(--btn-bd);
  background: var(--btn-bg); color: var(--btn-fg);
  font: 600 .98rem/1.2 var(--font-sans); text-decoration: none; cursor: pointer;
  transition: transform .15s ease, background-color .15s ease, border-color .15s ease, color .15s ease, box-shadow .15s ease;
  white-space: nowrap;
}
.btn:hover { color: var(--btn-fg); transform: translateY(-1px); box-shadow: var(--shadow); }
.btn:active { transform: none; }
.btn .icon { width: 1.05em; height: 1.05em; }
.btn-primary { --btn-bg: var(--red); }
.btn-primary:hover { --btn-bg: var(--red-600); }
.btn-outline { --btn-bg: transparent; --btn-fg: var(--ink); --btn-bd: rgba(29,27,26,.25); }
.btn-outline:hover { --btn-bd: var(--ink); }
.btn-light { --btn-bg: #fff; --btn-fg: var(--ink); }
.btn-outline-light { --btn-bg: transparent; --btn-fg: #fff; --btn-bd: rgba(255,255,255,.5); }
.btn-outline-light:hover { --btn-bd: #fff; --btn-bg: rgba(255,255,255,.08); }
.btn-sm { padding: 10px 18px; font-size: .92rem; }
.btn-block { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }

.link-arrow { display: inline-flex; align-items: center; gap: .4em; font-weight: 600; text-decoration: none; }
.link-arrow .icon { transition: transform .15s ease; }
.link-arrow:hover .icon { transform: translateX(3px); }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100;
  border-bottom: 1px solid transparent;
  transition: border-color .2s ease, box-shadow .2s ease;
}
/* Blur lives on a pseudo-element: backdrop-filter on the header itself would
   become the containing block for the fixed-position mobile menu. */
.site-header::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: rgba(251, 248, 244, .88);
  backdrop-filter: saturate(160%) blur(12px);
  -webkit-backdrop-filter: saturate(160%) blur(12px);
}
.site-header.is-scrolled { border-color: var(--line); box-shadow: 0 4px 20px -12px rgba(0,0,0,.18); }
.header-inner { display: flex; align-items: center; gap: 24px; min-height: var(--header-h); }

.brand { display: inline-flex; align-items: center; margin-right: auto; }
.brand-logo { width: auto; height: 64px; }

.main-nav { display: flex; align-items: center; gap: 28px; }
.nav-links { display: flex; gap: 6px; list-style: none; margin: 0; padding: 0; }
.nav-links a {
  position: relative; display: block; padding: 8px 12px; border-radius: 8px;
  color: var(--ink); font-weight: 500; text-decoration: none;
}
.nav-links a::after {
  content: ""; position: absolute; left: 12px; right: 12px; bottom: 2px; height: 2px;
  background: var(--red); transform: scaleX(0); transform-origin: left; transition: transform .2s ease;
}
.nav-links a:hover::after, .nav-links a[aria-current="page"]::after { transform: scaleX(1); }
.nav-links a[aria-current="page"] { color: var(--red); }
.nav-cta { display: flex; align-items: center; gap: 16px; }
.nav-phone { display: inline-flex; align-items: center; gap: 8px; color: var(--ink); font-weight: 600; text-decoration: none; white-space: nowrap; }
.nav-phone .icon { color: var(--red); }

.nav-toggle {
  display: none; align-items: center; justify-content: center;
  width: 46px; height: 46px; border-radius: 12px; border: 1px solid var(--line);
  background: #fff; color: var(--ink); cursor: pointer;
}
.nav-toggle .icon { width: 22px; height: 22px; }
.nav-toggle-close { display: none; }
.nav-toggle[aria-expanded="true"] .nav-toggle-open { display: none; }
.nav-toggle[aria-expanded="true"] .nav-toggle-close { display: inline-flex; }

@media (max-width: 1080px) { .nav-phone span { display: none; } }
@media (max-width: 960px) {
  .nav-toggle { display: inline-flex; }
  .main-nav {
    position: fixed; inset: var(--header-h) 0 auto 0; z-index: 99;
    flex-direction: column; align-items: stretch; gap: 20px;
    padding: 20px var(--gutter) 28px;
    background: var(--cream); border-bottom: 1px solid var(--line); box-shadow: var(--shadow-lg);
    max-height: calc(100vh - var(--header-h)); overflow-y: auto;
    visibility: hidden; opacity: 0; transform: translateY(-8px);
    transition: opacity .2s ease, transform .2s ease, visibility 0s linear .2s;
  }
  .main-nav.is-open { visibility: visible; opacity: 1; transform: none; transition: opacity .2s ease, transform .2s ease; }
  .nav-links { flex-direction: column; gap: 0; }
  .nav-links a { padding: 14px 4px; font-size: 1.15rem; border-bottom: 1px solid var(--line); border-radius: 0; }
  .nav-links a::after { display: none; }
  .nav-cta { flex-direction: column; align-items: stretch; }
  .nav-phone { justify-content: center; padding: 12px; border: 1.5px solid var(--line); border-radius: 999px; }
  .nav-phone span { display: inline; }
  .nav-cta .btn { padding: 14px 24px; }
}
@media (max-width: 420px) {
  .brand-logo { height: 50px; }
}

/* ---------- Hero (home) ---------- */
.hero {
  position: relative; isolation: isolate; overflow: hidden;
  min-height: min(82vh, 760px);
  display: flex; align-items: center;
  color: #fff;
  padding-block: clamp(96px, 14vw, 160px);
}
.hero-bg { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; }
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(90deg, rgba(20,16,15,.8) 0%, rgba(20,16,15,.55) 50%, rgba(20,16,15,.2) 100%);
}
.hero-content { max-width: 640px; }
.hero h1 { color: #fff; margin-bottom: 20px; }
.hero-lead { font-size: clamp(1.05rem, 1.6vw, 1.25rem); color: rgba(255,255,255,.88); margin-bottom: 32px; }

/* ---------- Mini steps (home MLS section) ---------- */
.mini-steps { list-style: none; padding: 0; margin: 0; display: grid; gap: 14px; }
.mini-steps li { display: flex; gap: 18px; align-items: flex-start; padding: 22px 24px; background: var(--cream); border: 1px solid var(--line); border-radius: var(--radius-lg); }
.mini-steps h3 { font-size: 1.25rem; margin-bottom: 4px; }
.mini-steps p { margin: 0; color: var(--muted); font-size: .97rem; }

/* ---------- Page hero (inner pages) ---------- */
.page-hero {
  position: relative; isolation: isolate; overflow: hidden;
  padding-block: clamp(72px, 11vw, 132px) clamp(56px, 8vw, 96px);
  background: var(--ink); color: rgba(255,255,255,.82);
}
.page-hero h1 { color: #fff; max-width: 820px; }
.page-hero .lead { color: rgba(255,255,255,.8); max-width: 640px; }
.page-hero .eyebrow { color: rgba(255,255,255,.85); }
.page-hero-bg { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; opacity: .9; }
.page-hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(90deg, rgba(20,16,15,.9) 0%, rgba(20,16,15,.65) 55%, rgba(20,16,15,.35) 100%);
}
.page-hero-plain { background: var(--sand); color: var(--ink-2); padding-block: clamp(56px, 8vw, 96px) clamp(40px, 6vw, 72px); }
.page-hero-plain::before { display: none; }
.page-hero-plain h1 { color: var(--ink); }
.page-hero-plain .lead { color: var(--muted); }
.page-hero-plain .eyebrow { color: var(--red); }
.page-hero .btn-row { margin-top: 28px; }

/* ---------- Path cards (Buy / Sell / Search) ---------- */
.path-card {
  display: flex; flex-direction: column; gap: 10px; height: 100%;
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 28px; text-decoration: none; color: var(--ink-2);
  box-shadow: var(--shadow); transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}
.path-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); border-color: #d9cfc4; color: var(--ink-2); }
.path-card h3 { margin: 6px 0 0; }
.path-card p { margin: 0; color: var(--muted); font-size: .98rem; flex: 1; }
.path-card .link-arrow { margin-top: 8px; color: var(--red); }
.path-card:hover .link-arrow .icon { transform: translateX(3px); }
.icon-badge { display: grid; place-items: center; width: 52px; height: 52px; border-radius: 14px; background: var(--red-50); color: var(--red); }
.icon-badge .icon { width: 26px; height: 26px; }
.path-card.is-featured { background: var(--red); border-color: var(--red); color: rgba(255,255,255,.88); }
.path-card.is-featured h3 { color: #fff; }
.path-card.is-featured p { color: rgba(255,255,255,.82); }
.path-card.is-featured .icon-badge { background: rgba(255,255,255,.14); color: #fff; }
.path-card.is-featured .link-arrow { color: #fff; }

/* ---------- Property types ---------- */
.types { display: grid; grid-template-columns: repeat(2, 1fr); gap: 14px; }
@media (min-width: 640px) { .types { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 1000px) { .types { grid-template-columns: repeat(5, 1fr); } }
.type {
  display: flex; flex-direction: column; align-items: center; gap: 12px; text-align: center;
  padding: 26px 14px; background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  color: var(--ink); font-weight: 600; text-decoration: none;
  transition: border-color .2s ease, transform .2s ease, box-shadow .2s ease;
}
.type .icon { width: 34px; height: 34px; color: var(--red); stroke-width: 1.4; }
.type:hover { border-color: var(--red); transform: translateY(-3px); box-shadow: var(--shadow); color: var(--ink); }
.types:last-child .type:last-child { grid-column: auto; }
@media (max-width: 639px) { .types .type:last-child { grid-column: 1 / -1; } }

/* ---------- Split / story ---------- */
.split-media { position: relative; }
.split-media img { width: 100%; border-radius: var(--radius-lg); object-fit: cover; aspect-ratio: 4 / 5; box-shadow: var(--shadow); }
.split-media .stamp {
  position: absolute; right: -10px; bottom: 28px;
  background: #fff; border-radius: var(--radius); padding: 16px 20px; box-shadow: var(--shadow-lg);
  display: flex; align-items: center; gap: 12px; max-width: 280px;
  font-family: var(--font-serif); font-size: 1.2rem; line-height: 1.2; color: var(--ink);
}
.split-media .stamp img { width: 40px; aspect-ratio: auto; box-shadow: none; border-radius: 0; }
@media (max-width: 600px) { .split-media .stamp { right: 12px; left: 12px; bottom: 12px; max-width: none; } }
.check-list { list-style: none; padding: 0; margin: 24px 0 30px; display: grid; gap: 12px; }
.check-list li { display: flex; gap: 12px; align-items: flex-start; }
.check-list .icon { margin-top: 4px; color: var(--red); width: 20px; height: 20px; flex: none; }
.check-list strong { color: var(--ink); }

/* ---------- Feature cards ---------- */
.feature { background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 28px; height: 100%; }
.feature h3 { font-size: 1.3rem; margin: 18px 0 8px; }
.feature p { margin: 0; color: var(--muted); font-size: .98rem; }
.section-sand .feature { border-color: transparent; }

/* ---------- Steps ---------- */
.steps { list-style: none; padding: 0; margin: 0; display: grid; gap: 18px; counter-reset: step; }
@media (min-width: 760px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1100px) { .steps.steps-3 { grid-template-columns: repeat(3, 1fr); } }
.steps li {
  position: relative; counter-increment: step;
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 28px 28px 28px 92px; min-height: 120px;
}
.steps li::before {
  content: counter(step, decimal-leading-zero);
  position: absolute; left: 26px; top: 24px;
  font-family: var(--font-serif); font-size: 2.2rem; line-height: 1; color: var(--red);
}
.steps h3 { font-size: 1.25rem; margin-bottom: 6px; }
.steps p { margin: 0; color: var(--muted); font-size: .97rem; }

/* ---------- MLS banner ---------- */
.mls-banner {
  display: grid; gap: 20px; align-items: center;
  background: #fff; border: 1px solid var(--line); border-left: 5px solid var(--red);
  border-radius: var(--radius-lg); padding: clamp(24px, 4vw, 36px); box-shadow: var(--shadow-sm);
}
@media (min-width: 860px) { .mls-banner { grid-template-columns: auto 1fr auto; gap: 28px; } }
.mls-banner-icon { display: grid; place-items: center; width: 64px; height: 64px; border-radius: 50%; background: var(--red-50); color: var(--red); }
.mls-banner-icon .icon { width: 30px; height: 30px; }
.mls-banner h2 { font-size: clamp(1.6rem, 2.6vw, 2.1rem); margin-bottom: 6px; }
.mls-banner p { margin: 0; color: var(--muted); max-width: 640px; }

/* ---------- Testimonials ---------- */
.testimonial {
  margin: 0; display: flex; flex-direction: column; height: 100%;
  background: #fff; border-radius: var(--radius-lg); padding: 30px; box-shadow: var(--shadow-sm);
}
.stars { display: flex; gap: 3px; color: var(--gold); margin-bottom: 16px; }
.stars .icon { width: 18px; height: 18px; }
.testimonial blockquote { margin: 0 0 22px; flex: 1; font-size: 1.02rem; color: var(--ink-2); }
.testimonial > .icon { width: 40px; height: 40px; color: var(--red); opacity: .9; }
.testimonial figcaption { font-weight: 700; color: var(--ink); display: flex; flex-direction: column; }
.testimonial figcaption span { font-weight: 500; font-size: .88rem; color: var(--muted); }

/* ---------- CTA band ---------- */
.cta-band {
  position: relative; isolation: isolate; overflow: hidden;
  background: var(--ink); color: rgba(255,255,255,.82);
  padding-block: clamp(64px, 9vw, 112px);
}
.cta-band-img { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; }
.cta-band::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(118,2,10,.95) 0%, rgba(118,2,10,.85) 50%, rgba(29,27,26,.45) 100%); }
.cta-band-body { max-width: 600px; }
.cta-band h2 { color: #fff; }
.cta-band p { font-size: 1.08rem; margin-bottom: 26px; }

/* ---------- Team ---------- */
.team-grid { display: grid; gap: 28px; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); }
.team-card {
  display: flex; flex-direction: column; align-items: center; text-align: center;
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 34px 26px 28px;
}
.team-photo {
  width: 148px; height: 148px; border-radius: 50%; object-fit: cover; object-position: center 25%;
  border: 4px solid #fff; box-shadow: 0 0 0 2px var(--red), var(--shadow);
  margin-bottom: 20px;
}
.team-card h3 { font-size: 1.45rem; margin-bottom: 2px; }
.team-role { color: var(--red); font-weight: 700; font-size: .85rem; letter-spacing: .1em; text-transform: uppercase; margin-bottom: 6px; }
.team-office { display: inline-flex; align-items: center; gap: 6px; font-size: .9rem; font-weight: 600; color: var(--ink); margin: -2px 0 8px; }
.team-office .icon { width: 16px; height: 16px; color: var(--red); }
.team-meta { font-size: .9rem; color: var(--muted); margin-bottom: 14px; }
.team-bio { font-size: .96rem; color: var(--ink-2); margin-bottom: 18px; }
.team-actions { display: flex; gap: 8px; margin-top: auto; }
.icon-btn {
  display: grid; place-items: center; width: 42px; height: 42px; border-radius: 50%;
  border: 1.5px solid var(--line); color: var(--ink); background: #fff; text-decoration: none;
  transition: border-color .15s ease, color .15s ease, background-color .15s ease;
}
.icon-btn:hover { border-color: var(--red); color: #fff; background: var(--red); }
.icon-btn .icon { width: 18px; height: 18px; }

.team-card-join { background: var(--sand); border-style: dashed; border-color: #d4c7b8; justify-content: center; }
.team-card-join .join-circle {
  width: 148px; height: 148px; border-radius: 50%; display: grid; place-items: center;
  background: #fff; color: var(--red); margin-bottom: 20px; border: 2px dashed #d4c7b8;
}
.team-card-join .join-circle .icon { width: 44px; height: 44px; stroke-width: 1.3; }

/* compact team strip on home */
.team-strip { display: flex; flex-wrap: wrap; justify-content: center; gap: 28px 40px; }
.team-mini { display: flex; flex-direction: column; align-items: center; text-align: center; text-decoration: none; color: var(--ink); }
.team-mini img { width: 112px; height: 112px; border-radius: 50%; object-fit: cover; object-position: center 25%; border: 3px solid #fff; box-shadow: 0 0 0 2px var(--line); margin-bottom: 12px; transition: box-shadow .2s ease; }
.team-mini:hover img { box-shadow: 0 0 0 2px var(--red); }
.team-mini strong { font-family: var(--font-serif); font-weight: 400; font-size: 1.2rem; }
.team-mini span { font-size: .85rem; color: var(--muted); }

/* ---------- Values ---------- */
.values { display: grid; gap: 16px; grid-template-columns: repeat(auto-fit, minmax(200px, 1fr)); }
.value { padding: 24px; border-radius: var(--radius); background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12); }
.value .icon { width: 28px; height: 28px; color: var(--red); }
.value h3 { font-size: 1.3rem; margin: 14px 0 6px; }
.value p { margin: 0; font-size: .95rem; }

/* ---------- Forms ---------- */
.form-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(24px, 4vw, 40px); box-shadow: var(--shadow-sm); }
.form-grid { display: grid; gap: 18px; }
@media (min-width: 640px) { .form-grid { grid-template-columns: 1fr 1fr; } .form-grid .span-2 { grid-column: 1 / -1; } }
.field { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.field label, .field legend, .fieldset-label { font-weight: 600; font-size: .92rem; color: var(--ink); }
.field .hint { font-weight: 400; color: var(--muted); }
.req { color: var(--red); }
input[type="text"], input[type="email"], input[type="tel"], input[type="number"], select, textarea {
  width: 100%; font: inherit; font-size: 1rem; color: var(--ink);
  padding: 12px 14px; border: 1.5px solid var(--line); border-radius: 10px; background: #fff;
  transition: border-color .15s ease, box-shadow .15s ease;
}
textarea { min-height: 130px; resize: vertical; }
select { appearance: none; -webkit-appearance: none; padding-right: 40px; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%236b6461' stroke-width='1.75' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--red); box-shadow: 0 0 0 4px rgba(177,4,16,.12); }
input:user-invalid, select:user-invalid, textarea:user-invalid { border-color: #c2410c; }

.chip-group { border: 0; padding: 0; margin: 0; min-width: 0; }
.chip-group legend { margin-bottom: 10px; padding: 0; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { position: relative; }
.chip input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.chip span {
  display: inline-block; padding: 8px 14px; border-radius: 999px; border: 1.5px solid var(--line);
  font-size: .92rem; font-weight: 500; color: var(--ink-2); background: #fff; transition: all .15s ease;
}
.chip input:checked + span { background: var(--red); border-color: var(--red); color: #fff; }
.chip input:focus-visible + span { outline: 3px solid var(--gold); outline-offset: 2px; }

.mls-fields { grid-column: 1 / -1; display: grid; gap: 18px; padding: 22px; border-radius: var(--radius); background: var(--cream); border: 1px solid var(--line); }
.mls-fields[hidden] { display: none; }
@media (min-width: 640px) { .mls-fields { grid-template-columns: 1fr 1fr; } .mls-fields .span-2 { grid-column: 1 / -1; } }
.mls-fields-title { display: flex; align-items: center; gap: 10px; font-family: var(--font-serif); font-size: 1.3rem; line-height: 1.2; color: var(--ink); margin: 0; }
.mls-fields-title .icon { color: var(--red); }

.form-consent { font-size: .85rem; color: var(--muted); margin: 4px 0 0; }
.form-footer { display: flex; flex-wrap: wrap; align-items: center; gap: 16px; margin-top: 8px; }
.hp-field { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-status { display: none; padding: 16px 18px; border-radius: var(--radius); font-weight: 500; }
.form-status.is-success { display: block; background: #ecf6ef; color: #1f5f34; border: 1px solid #b9dfc5; }
.form-status.is-error { display: block; background: #fdf0ef; color: #8a1c13; border: 1px solid #f1c3bf; }
.form-card.is-sent form { display: none; }

/* ---------- Mortgage calculator ---------- */
.calc {
  display: grid; gap: 0; overflow: hidden;
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); box-shadow: var(--shadow);
}
@media (min-width: 900px) { .calc { grid-template-columns: 1.15fr 1fr; } }
.calc-inputs { padding: clamp(24px, 4vw, 40px); display: grid; gap: 18px; align-content: start; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.field-row .field-narrow { max-width: none; }
@media (min-width: 480px) { .field-row:has(.field-narrow) { grid-template-columns: 1fr 140px; } }
.affix { position: relative; display: flex; align-items: center; }
.affix input { padding-left: 30px; }
.affix-pre, .affix-post { position: absolute; color: var(--muted); font-weight: 500; pointer-events: none; }
.affix-pre { left: 14px; }
.affix-post { right: 14px; }
.affix:not(:has(.affix-pre)) input { padding-left: 14px; padding-right: 34px; }
input[type="number"]::-webkit-inner-spin-button { opacity: .4; }
.calc-more { border-top: 1px solid var(--line); padding-top: 14px; }
.calc-more summary { cursor: pointer; font-weight: 600; color: var(--red); list-style: none; display: flex; align-items: center; gap: 8px; }
.calc-more summary::-webkit-details-marker { display: none; }
.calc-more summary::before { content: "+"; display: grid; place-items: center; width: 22px; height: 22px; border-radius: 50%; background: var(--red-50); font-size: 1rem; line-height: 1; }
.calc-more[open] summary::before { content: "–"; }
.calc-more[open] summary { margin-bottom: 16px; }
.calc-more .field-row + .field-row { margin-top: 14px; }

.calc-results { background: var(--ink); color: rgba(255,255,255,.8); padding: clamp(24px, 4vw, 40px); display: flex; flex-direction: column; }
.calc-label { font-size: .8rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.6); margin-bottom: 4px; }
.calc-total { font-family: var(--font-serif); font-size: clamp(2.8rem, 5vw, 3.6rem); line-height: 1.05; color: #fff; margin-bottom: 22px; }
.calc-total small { font-family: var(--font-sans); font-size: 1rem; color: rgba(255,255,255,.6); margin-left: 4px; }
.calc-bar { display: flex; height: 14px; border-radius: 999px; overflow: hidden; background: rgba(255,255,255,.1); gap: 2px; margin-bottom: 20px; }
.calc-bar span { display: block; height: 100%; transition: flex-grow .35s ease; min-width: 0; }
.calc-legend { list-style: none; padding: 0; margin: 0 0 22px; display: grid; gap: 10px; }
.calc-legend li { display: flex; align-items: center; gap: 10px; font-size: .96rem; }
.calc-legend .sw { width: 12px; height: 12px; border-radius: 3px; flex: none; }
.calc-legend .val { margin-left: auto; color: #fff; font-weight: 600; font-variant-numeric: tabular-nums; }
.calc-summary { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin: 0 0 24px; padding-top: 18px; border-top: 1px solid rgba(255,255,255,.14); }
.calc-summary dt { font-size: .82rem; color: rgba(255,255,255,.55); }
.calc-summary dd { margin: 0; color: #fff; font-weight: 600; font-size: 1.1rem; font-variant-numeric: tabular-nums; }
.calc-fine { font-size: .8rem; color: rgba(255,255,255,.5); margin: 16px 0 0; }

/* ---------- Lenders ---------- */
.lender-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 30px; display: flex; flex-direction: column; gap: 14px; height: 100%; }
.lender-head { display: flex; align-items: center; gap: 16px; }
.lender-avatar { width: 72px; height: 72px; border-radius: 50%; display: grid; place-items: center; background: var(--sand); color: var(--red); flex: none; overflow: hidden; }
.lender-avatar img { width: 100%; height: 100%; object-fit: cover; }
.lender-avatar .icon { width: 30px; height: 30px; }
.lender-card h3 { margin: 0; font-size: 1.35rem; }
.lender-company { margin: 2px 0 0; color: var(--muted); font-size: .92rem; }
.lender-card p { margin: 0; font-size: .97rem; }
.lender-contact { list-style: none; padding: 0; margin: auto 0 0; display: grid; gap: 8px; font-size: .95rem; padding-top: 16px; border-top: 1px solid var(--line); }
.lender-contact li { display: flex; align-items: center; gap: 10px; }
.lender-contact .icon { color: var(--red); width: 18px; height: 18px; }
.nmls { align-self: flex-start; display: inline-block; font-size: .78rem; font-weight: 700; letter-spacing: .06em; color: var(--muted); background: var(--sand); padding: 3px 10px; border-radius: 999px; }

/* ---------- Contact ---------- */
.contact-layout { display: grid; gap: 32px; }
@media (min-width: 1000px) { .contact-layout { grid-template-columns: 1.5fr 1fr; align-items: start; } }
.contact-aside { display: grid; gap: 18px; }
.info-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 26px; }
.info-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 18px; }
.info-list li { display: flex; gap: 14px; align-items: flex-start; }
.info-list .icon-badge { width: 44px; height: 44px; border-radius: 12px; flex: none; }
.info-list .icon-badge .icon { width: 20px; height: 20px; }
.info-list small { display: block; font-size: .8rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.info-list a { color: var(--ink); font-weight: 600; text-decoration: none; word-break: break-word; }
.info-list a:hover { color: var(--red); }
.map-embed { border-radius: var(--radius-lg); overflow: hidden; border: 1px solid var(--line); aspect-ratio: 4 / 3; background: var(--sand); }
.map-embed iframe { width: 100%; height: 100%; border: 0; display: block; }

/* ---------- FAQ ---------- */
.faq { display: grid; gap: 12px; }
.faq details { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 0 22px; }
.faq summary { cursor: pointer; list-style: none; display: flex; align-items: center; justify-content: space-between; gap: 16px; padding: 20px 0; font-weight: 600; color: var(--ink); font-size: 1.05rem; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-size: 1.5rem; line-height: 1; color: var(--red); transition: transform .2s ease; flex: none; }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details > div { padding-bottom: 20px; color: var(--muted); }
.faq details > div p:last-child { margin: 0; }

/* ---------- Stat strip ---------- */
.stats { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--radius-lg); overflow: hidden; }
@media (min-width: 860px) { .stats { grid-template-columns: repeat(4, 1fr); } }
.stat { background: #fff; padding: 26px 22px; }
.stat strong { display: block; font-family: var(--font-serif); font-weight: 400; font-size: 2.2rem; color: var(--red); line-height: 1.1; }
.stat span { font-size: .93rem; color: var(--muted); }

/* ---------- Prose (privacy) ---------- */
.prose { color: var(--ink-2); }
.prose h2 { font-size: 1.7rem; margin-top: 2em; }
.prose h3 { font-size: 1.25rem; margin-top: 1.5em; }
.prose li { margin-bottom: .4em; }
.prose .updated { color: var(--muted); font-size: .95rem; }
.toc { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 22px 26px; margin: 28px 0 8px; }
.toc ol { margin: 8px 0 0; columns: 2; column-gap: 32px; font-size: .95rem; }
@media (max-width: 600px) { .toc ol { columns: 1; } }

/* ---------- Placeholder notice (remove when client content is in) ---------- */
.draft-note {
  display: flex; gap: 10px; align-items: flex-start;
  font-size: .88rem; color: #7a5a1e; background: #fdf6e7; border: 1px dashed #e2c88f;
  border-radius: var(--radius-sm); padding: 10px 14px; margin-bottom: 28px;
}

/* ---------- Footer ---------- */
.site-footer { background: #171413; color: rgba(255,255,255,.68); font-size: .95rem; padding-top: clamp(56px, 7vw, 88px); }
.footer-grid { display: grid; gap: 40px; padding-bottom: 48px; }
@media (min-width: 700px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1100px) { .footer-grid { grid-template-columns: 1.25fr .8fr 1fr 1.35fr; gap: 48px; } }
.footer-logo { width: 240px; height: auto; margin-bottom: 18px; }
.footer-brand p { max-width: 320px; }
.footer-badges { display: flex; gap: 12px; margin-top: 18px; }
.footer-badges img { width: 44px; height: 44px; background: #fff; border-radius: 8px; padding: 4px; object-fit: contain; }
.footer-social { display: inline-flex; align-items: center; gap: 10px; margin-top: 18px; font-weight: 600; }
.footer-social .icon { width: 34px; height: 34px; padding: 8px; border-radius: 50%; background: rgba(255,255,255,.1); color: #fff; }
.footer-social:hover .icon { background: var(--red); }
.footer-heading { font-family: var(--font-sans); font-size: .78rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: #fff; margin: 0 0 16px; }
.footer-heading-spaced { margin-top: 30px; }
.footer-links { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.site-footer a { color: rgba(255,255,255,.78); text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; }
.footer-tag { font-size: .68rem; font-weight: 700; letter-spacing: .08em; padding: 2px 6px; border-radius: 4px; background: rgba(255,255,255,.12); margin-left: 4px; vertical-align: 2px; }
.footer-lenders { list-style: none; padding: 0; margin: 0 0 12px; display: grid; gap: 10px; }
.footer-lenders li { display: flex; flex-direction: column; line-height: 1.35; }
.footer-lenders strong { color: #fff; font-weight: 600; }
.footer-lenders span { font-size: .85rem; }
.site-footer a.footer-more { display: inline-flex; align-items: center; gap: 6px; margin-top: 4px; padding: 8px 16px; border-radius: 999px;
  background: var(--red); color: #fff; font-weight: 600; font-size: .88rem; white-space: nowrap; text-decoration: none; transition: background-color .15s ease; }
.site-footer a.footer-more:hover { background: var(--red-600); color: #fff; text-decoration: none; }
.footer-more .icon { width: 16px; height: 16px; }
.footer-contact { list-style: none; padding: 0; margin: 0 0 20px; display: grid; gap: 12px; }
.footer-contact li { display: flex; gap: 12px; align-items: flex-start; }
.footer-contact .icon { color: var(--red); margin-top: 4px; width: 18px; height: 18px; }
.footer-map { border-radius: var(--radius); overflow: hidden; height: 190px; background: #2a2523; border: 1px solid rgba(255,255,255,.1); }
.footer-map iframe { width: 100%; height: 100%; border: 0; display: block; filter: grayscale(.25) contrast(1.05); }
.footer-bottom { display: flex; flex-wrap: wrap; gap: 8px 28px; justify-content: space-between; padding-block: 22px 28px; border-top: 1px solid rgba(255,255,255,.1); font-size: .85rem; color: rgba(255,255,255,.5); }
.footer-bottom p { margin: 0; }

/* ---------- Motion ---------- */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
}