/* ============================================================
   H&H Realty Group - Design System
   Deep green + gold + cream + burgundy, Playfair Display + Inter
   ============================================================ */

:root{
  --green:#1d3d24;
  --green-deep:#132b18;
  --green-line:#2e5236;
  --green-soft:#27492f;
  --green-mist:#c9d6c8;
  --green-mist-dim:#a9bca8;
  --burgundy:#6f1f2e;
  --burgundy-deep:#571622;
  --burgundy-soft:#83293a;
  --gold:#c8a24e;
  --gold-soft:#dcc082;
  --gold-pale:#efe3c0;
  /* readable gold for small text sitting on cream/white (plain --gold fails contrast there) */
  --gold-ink:#8a6a1e;
  --cream:#ece0b4;
  --paper:#f8f5ec;
  --paper-warm:#f3eee0;
  --surface:#ffffff;
  --ink:#1b2721;
  --body:#3a463f;
  --muted:#5d6862;
  --line:#e5dfcd;
  --shadow-card:0 18px 40px -24px rgba(19,43,24,.35);
  --shadow-card-hover:0 26px 52px -24px rgba(19,43,24,.45);
  --sans:'Inter',system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --serif:'Playfair Display',Georgia,"Times New Roman",serif;
  --radius:14px;
  /* measured height of the sticky header, so sub-navs and anchor offsets
     can stay in sync with it instead of guessing */
  --hdr-h:74px;
  --subnav-h:54px;
}
@media(max-width:620px){:root{--subnav-h:49px;--hdr-h:66px}}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--body);line-height:1.7;background:var(--paper);-webkit-font-smoothing:antialiased;font-size:16.5px}
img{max-width:100%;display:block}
a{color:var(--burgundy);text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);color:var(--ink);line-height:1.14;font-weight:700}
h1{font-size:clamp(38px,5.2vw,58px)}
h2{font-size:clamp(28px,3.6vw,40px)}
h3{font-size:clamp(20px,2.4vw,25px)}
p+p{margin-top:14px}

.wrap{max-width:1140px;margin:0 auto;padding:0 24px}
.wrap-narrow{max-width:860px;margin:0 auto;padding:0 24px}

/* ---- shared bits ---- */
.eyebrow{font-weight:700;letter-spacing:.2em;text-transform:uppercase;font-size:12px;color:var(--gold);display:block}
.eyebrow-dark{color:var(--burgundy)}
/* Gold eyebrows are only legible on the dark sections. Anywhere light, fall back to
   burgundy automatically so nobody has to remember to add .eyebrow-dark. */
.section-white .eyebrow,.section-cream .eyebrow,.card .eyebrow{color:var(--burgundy)}
.section-green .eyebrow,.page-hero .eyebrow,.lead-copy .eyebrow,.cta-band .eyebrow{color:var(--gold)}
.section-green .card .eyebrow{color:var(--burgundy)}
.rule{width:56px;height:3px;border-radius:2px;background:linear-gradient(90deg,var(--gold),var(--gold-soft));margin:16px 0 0}
.rule-center{margin-left:auto;margin-right:auto}
.section{padding:88px 0}
.section-tight{padding:64px 0}
.section-cream{background:var(--paper-warm)}
/* "white" sections are warm paper, not clinical white, so cards read as the white element */
.section-white{background:var(--paper)}
.section-green{background:linear-gradient(160deg,var(--green-deep),var(--green));color:#dbe5da;position:relative}
.section-green::after{content:"";position:absolute;inset:0;pointer-events:none;background:radial-gradient(900px 420px at 78% 8%,color-mix(in srgb,var(--gold) 11%,transparent),transparent 62%)}
.section-green>*{position:relative;z-index:1}
/* hairline gold divider between stacked light sections */
.section-cream+.section-white,.section-white+.section-cream,
.section-white+.section-white,.section-cream+.section-cream{border-top:1px solid var(--line)}
.section-green h2,.section-green h3{color:#fff}
.section-green p{color:var(--green-mist)}
/* A white card inside a green section must reset the inherited light text, or every
   element we did not explicitly name renders near-white on white. Set it ONCE on the
   container and let it inherit: anything with its own colour (.price, .badge, .btn)
   still wins. Do not re-declare per element here, that outranks those components and
   repaints prices and badges the wrong colour. */
.section-green .card,.section-green .lead-form,.section-green .modal-panel{color:var(--body)}
.section-green .card h2,.section-green .card h3,.section-green .card h4{color:var(--ink)}
/* p and li need naming because ".section-green p" targets them directly and a direct
   rule always beats inherited colour. Only these two: never span/div, or prices and
   badges (which are spans) get repainted. */
.section-green .card p,.section-green .card li{color:var(--body)}
.section-head{max-width:640px;margin-bottom:44px}
.section-head.center{text-align:center;margin-left:auto;margin-right:auto}
.section-head h2{margin-top:10px}
.section-head p{margin-top:14px;font-size:17.5px}
.lead{font-size:19px;line-height:1.75}

/* ---- buttons ---- */
.btn{display:inline-block;font-weight:700;border-radius:11px;padding:14px 26px;font-size:15.5px;transition:transform .15s ease,box-shadow .15s ease,background .15s ease;cursor:pointer;border:0;font-family:var(--sans);text-align:center}
.btn-gold{background:linear-gradient(180deg,var(--gold-soft),var(--gold));color:#241a06;box-shadow:0 12px 26px -12px rgba(200,162,78,.85)}
.btn-gold:hover{transform:translateY(-2px);box-shadow:0 16px 30px -12px rgba(200,162,78,.95);color:#241a06}
.btn-ghost{background:transparent;color:#f3efe0;border:1.5px solid rgba(220,192,130,.65)}
.btn-ghost:hover{border-color:var(--gold-soft);color:var(--gold-soft)}
.btn-outline{background:transparent;color:var(--green);border:1.5px solid var(--green)}
.btn-outline:hover{background:var(--green);color:var(--cream)}
.btn-burgundy{background:linear-gradient(180deg,var(--burgundy-soft),var(--burgundy));color:#f7ecdf;box-shadow:0 12px 26px -12px rgba(111,31,46,.7)}
.btn-burgundy:hover{transform:translateY(-2px);color:#f7ecdf}
.btn-lg{padding:17px 34px;font-size:17px;border-radius:13px}

/* ---- header ---- */
header.site{position:sticky;top:0;z-index:80;background:rgba(19,43,24,.97);backdrop-filter:blur(8px)}
header.site::after{content:"";display:block;height:2px;background:linear-gradient(90deg,transparent,var(--gold) 28%,var(--gold) 72%,transparent)}
header.site .bar{display:flex;justify-content:space-between;align-items:center;gap:18px;padding:12px 24px;max-width:1280px;margin:0 auto}
.brand{display:flex;align-items:center;gap:13px;flex:0 0 auto}
.brand img{height:48px;width:48px;border-radius:50%;object-fit:cover;box-shadow:0 0 0 2px var(--gold),0 4px 12px rgba(0,0,0,.4)}
.brand .name{font-family:var(--serif);font-weight:800;font-size:21px;color:#fff;white-space:nowrap;line-height:1.1}
.brand .name span{color:var(--gold-soft)}
.brand .tag{display:block;font-family:var(--sans);font-weight:600;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:#9fb49e;margin-top:3px}
nav.mainnav{display:flex;gap:24px;align-items:center;margin:0 auto}
nav.mainnav a{color:#dfe8df;font-weight:600;font-size:15px;padding:6px 2px;position:relative;white-space:nowrap}
nav.mainnav a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:2px;background:var(--gold);transition:right .2s ease}
nav.mainnav a:hover{color:var(--gold-soft)}
nav.mainnav a:hover::after{right:0}
nav.mainnav a.active{color:var(--gold-soft)}
nav.mainnav a.active::after{right:0}
.nav-cta{display:flex;align-items:center;gap:16px;flex:0 0 auto}
.nav-phone{color:#eaf0ea;font-weight:600;font-size:15px;white-space:nowrap}
.nav-phone:hover{color:var(--gold-soft)}
.nav-cta .btn{padding:11px 20px;font-size:14.5px}

/* mobile nav */
.nav-toggle{display:none;background:none;border:0;cursor:pointer;padding:8px}
.nav-toggle span{display:block;width:26px;height:2.5px;background:var(--gold-soft);border-radius:2px;margin:5.5px 0;transition:.2s}
.mobile-nav{display:none}

/* ---- page hero (inner pages) ---- */
.page-hero{background:linear-gradient(160deg,var(--green-deep) 0%,var(--green) 70%,var(--green-soft) 100%);padding:84px 0 72px;position:relative;overflow:hidden}
.page-hero::before{content:"";position:absolute;inset:0;background:radial-gradient(700px 300px at 85% 20%,rgba(200,162,78,.14),transparent 60%)}
.page-hero .wrap{position:relative}
.page-hero h1{color:#fff;margin-top:12px}
.page-hero .sub{color:var(--green-mist);font-size:18.5px;margin-top:16px;max-width:620px}

/* ---- cards ---- */
.grid{display:grid;gap:26px}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow-card);overflow:hidden}
.card-pad{padding:30px}
/* feature cards get a gold top edge that fills in on hover */
.feature{position:relative;transition:transform .18s ease,box-shadow .18s ease}
.feature::before{content:"";position:absolute;top:0;left:0;right:100%;height:3px;background:linear-gradient(90deg,var(--gold),var(--gold-soft));transition:right .28s ease}
.feature:hover{transform:translateY(-4px);box-shadow:var(--shadow-card-hover)}
.feature:hover::before{right:0}
.step{position:relative;overflow:hidden}
.step::after{content:"";position:absolute;right:-18px;bottom:-26px;width:88px;height:88px;border-radius:50%;background:color-mix(in srgb,var(--gold) 9%,transparent)}
.section-green .card{border-color:transparent}

/* listing card */
.listing-card{display:flex;flex-direction:column;transition:transform .18s ease,box-shadow .18s ease}
.listing-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-card-hover)}
.listing-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--green-deep)}
.listing-media img{width:100%;height:100%;object-fit:cover;transition:transform .35s ease}
.listing-card:hover .listing-media img{transform:scale(1.045)}
.listing-media .badge{position:absolute;top:14px;left:14px}
/* The scrim must be dark enough where the text actually sits, or a bright photo
   (grass, sky) washes the price out. Ramp it in early and add a shadow as backup. */
.listing-media .price{position:absolute;bottom:0;left:0;right:0;padding:40px 16px 13px;
  background:linear-gradient(180deg,transparent 0%,rgba(19,43,24,.55) 38%,rgba(19,43,24,.92) 100%);
  color:#fff;font-family:var(--serif);font-weight:800;font-size:24px;letter-spacing:.01em;
  text-shadow:0 1px 4px rgba(0,0,0,.75)}
.listing-body{padding:20px 22px 24px;display:flex;flex-direction:column;gap:8px;flex:1}
.listing-body h3{font-size:20px}
.listing-body .loc{color:var(--muted);font-size:14.5px;font-weight:600}
.listing-body .desc{font-size:15px;color:var(--body)}
.listing-facts{display:flex;flex-wrap:wrap;gap:8px 18px;font-size:13.5px;font-weight:600;color:var(--green);margin-top:2px}
.listing-body .actions{margin-top:auto;padding-top:14px}

/* badges */
/* Badges sit on photos, so each gets a light ring and a drop shadow to separate it
   from whatever is behind. Pending is lightened so it does not sink into dark photos. */
.badge{display:inline-block;font-size:12px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;
  padding:7px 13px;border-radius:999px;box-shadow:0 0 0 1.5px rgba(255,255,255,.85),0 3px 10px rgba(0,0,0,.45)}
.badge-active{background:var(--gold);color:#241a06}
.badge-pending{background:var(--burgundy-soft);color:#fff}
.badge-sold{background:var(--green);color:#fff}

/* feature / step cards */
.feature{padding:30px 28px}
.feature .icon{width:52px;height:52px;border-radius:13px;background:linear-gradient(160deg,var(--green),var(--green-deep));display:flex;align-items:center;justify-content:center;color:var(--gold-soft);font-size:24px;margin-bottom:18px;box-shadow:0 10px 22px -12px rgba(19,43,24,.6)}
.feature h3{margin-bottom:10px}
.feature p{font-size:15.5px}
.step{position:relative;padding:30px 28px}
/* gold on a white card only reaches ~2.2:1, so step numbers use the darker gold */
.step .num{font-family:var(--serif);font-weight:800;font-size:44px;color:var(--gold-ink);line-height:1;margin-bottom:12px}
.section-green .step .num{color:var(--gold)}

/* testimonial */
.quote-card{padding:32px 30px;position:relative}
.quote-card::before{content:"\201C";font-family:var(--serif);font-size:74px;line-height:1;color:var(--gold);position:absolute;top:14px;left:24px;opacity:.5}
.quote-card blockquote{font-size:16.5px;font-style:italic;color:var(--ink);padding-top:26px}
.quote-card .who{margin-top:18px;font-weight:700;color:var(--green);font-size:14.5px;letter-spacing:.02em}
.quote-card .who small{display:block;font-weight:600;color:var(--muted);letter-spacing:.08em;text-transform:uppercase;font-size:11.5px;margin-top:3px}
.stars{color:var(--gold);font-size:15px;letter-spacing:3px;margin:0 0 6px 52px}

/* ---- forms ---- */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-grid .full{grid-column:1/-1}
label.f{display:block;font-weight:700;font-size:13.5px;color:var(--ink);letter-spacing:.04em;margin-bottom:7px}
input.f,select.f,textarea.f{width:100%;font-family:var(--sans);font-size:15.5px;color:var(--ink);background:var(--surface);border:1.5px solid var(--line);border-radius:10px;padding:13px 15px;transition:border-color .15s ease,box-shadow .15s ease}
input.f:focus,select.f:focus,textarea.f:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(200,162,78,.22)}
textarea.f{min-height:130px;resize:vertical}

/* ---- quick lead capture band (short form, used across pages) ---- */
.lead-band{background:linear-gradient(125deg,var(--green-deep),var(--green) 58%,var(--green-soft));border-radius:20px;padding:44px 46px;position:relative;overflow:hidden;box-shadow:0 26px 60px -30px rgba(19,43,24,.8)}
.lead-band::before{content:"";position:absolute;inset:0;background:radial-gradient(560px 260px at 88% 12%,color-mix(in srgb,var(--gold) 20%,transparent),transparent 62%)}
.lead-band>*{position:relative}
.lead-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:40px;align-items:center}
.lead-copy .eyebrow{color:var(--gold)}
.lead-copy h2{color:#fff;margin-top:10px;font-size:clamp(26px,3.2vw,36px)}
.lead-copy p{color:var(--green-mist);margin-top:12px}
.lead-copy .lead-or{margin-top:18px;font-size:14.5px;color:var(--green-mist-dim);font-weight:600}
.lead-copy .lead-or a{color:var(--gold-soft);font-weight:700}
.lead-form{background:color-mix(in srgb,#fff 96%,transparent);border-radius:16px;padding:26px 24px;box-shadow:0 20px 44px -22px rgba(0,0,0,.5)}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.lead-form .full{grid-column:1/-1}
.lead-form input,.lead-form select,.lead-form textarea{width:100%;font-family:var(--sans);font-size:15.5px;color:var(--ink);background:var(--surface);border:1.5px solid var(--line);border-radius:10px;padding:12px 14px;transition:border-color .15s ease,box-shadow .15s ease}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(200,162,78,.25)}
.lead-form textarea{min-height:86px;resize:vertical}
.lead-form .btn{width:100%;margin-top:4px}
.lead-form .fine{margin-top:12px;font-size:12.5px;color:var(--muted);text-align:center}
@media(max-width:900px){
  .lead-grid{grid-template-columns:1fr;gap:26px}
  .lead-band{padding:34px 24px}
  .lead-form .row{grid-template-columns:1fr}
}

/* ---- sticky mobile call bar ---- */
.callbar{display:none}
@media(max-width:760px){
  .callbar{display:grid;grid-template-columns:1fr 1fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:120;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(19,43,24,.97);backdrop-filter:blur(8px);border-top:1px solid var(--green-line)}
  .callbar .btn{padding:13px 10px;font-size:15px;border-radius:10px}
  body{padding-bottom:74px}
}

/* ---- CTA band ---- */
.cta-band{background:linear-gradient(120deg,var(--green-deep),var(--green) 60%,var(--green-soft));border-radius:20px;padding:56px 48px;display:flex;align-items:center;justify-content:space-between;gap:32px;position:relative;overflow:hidden}
.cta-band::before{content:"";position:absolute;inset:0;background:radial-gradient(500px 220px at 90% 10%,rgba(200,162,78,.18),transparent 60%)}
.cta-band>*{position:relative}
.cta-band h2{color:#fff}
.cta-band p{color:var(--green-mist);margin-top:10px;max-width:520px}
.cta-band .btns{display:flex;gap:14px;flex-wrap:wrap;flex-shrink:0}

/* ---- stats strip ---- */
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;text-align:center}
.stat .n{font-family:var(--serif);font-weight:800;font-size:42px;color:var(--gold)}
.stat .l{font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--green-mist-dim);margin-top:6px}

/* ---- service area map (compact, About page only) ---- */
.area-wrap{position:relative;max-width:460px;margin:0 auto}
.area-map{width:100%;height:auto;display:block;overflow:visible}
.area-map .ctx-county{fill:var(--paper-warm);stroke:var(--line);stroke-width:1}
.area-map .county-group{cursor:pointer;outline:none}
.area-map .county-shape{stroke:var(--surface);stroke-width:1.8;transition:fill .16s ease}
.area-map .core .county-shape{fill:var(--green)}
.area-map .county-group:hover .county-shape,
.area-map .county-group:focus-visible .county-shape,
.area-map .county-group.on .county-shape{fill:var(--gold)}
.area-map .county-label{font-family:var(--sans);font-weight:800;font-size:26px;fill:#fff;text-anchor:middle;pointer-events:none;paint-order:stroke;stroke:rgba(19,43,24,.3);stroke-width:3.5px}
.area-map .county-group:hover .county-label,
.area-map .county-group.on .county-label{fill:var(--green-deep);stroke:none}
.area-note{margin:18px auto 0;max-width:420px;text-align:center;font-size:14px;color:var(--muted)}
.area-map .served-outline{fill:none;stroke:var(--green-deep);stroke-width:2.4;stroke-linejoin:round;pointer-events:none}

.locator-badge{position:absolute;right:-6px;bottom:-6px;background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:9px 11px 7px;box-shadow:var(--shadow-card);text-align:center}
.locator{width:52px;height:auto;display:block;margin:0 auto}
.locator-state{fill:var(--paper-warm);stroke:var(--muted);stroke-width:1.1}
.locator-area{fill:var(--gold);stroke:var(--green-deep);stroke-width:1.1}
.locator-badge span{display:block;margin-top:5px;font-size:8.5px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}

/* tooltip that pops under the hovered county */
.area-tip{position:absolute;z-index:5;background:var(--green-deep);color:#fff;border-radius:10px;padding:10px 14px;max-width:230px;box-shadow:0 16px 34px -14px rgba(0,0,0,.65);pointer-events:none;animation:tipIn .14s ease both}
.area-tip[hidden]{display:none}
.area-tip::before{content:"";position:absolute;top:-5px;left:50%;margin-left:-5px;width:10px;height:10px;background:var(--green-deep);transform:rotate(45deg)}
.area-tip .tip-name{display:block;font-family:var(--serif);font-weight:800;font-size:15.5px;color:var(--gold-soft)}
.area-tip .tip-cities{display:block;font-size:13px;line-height:1.55;color:var(--green-mist);margin-top:3px}
@keyframes tipIn{from{opacity:0;transform:translateY(-4px)}to{opacity:1;transform:none}}

@media(max-width:620px){
  .area-wrap{max-width:100%}
  .locator{width:42px}
}

/* ---- listing modal ---- */
.modal{position:fixed;inset:0;z-index:200;display:flex;align-items:center;justify-content:center;padding:24px}
.modal[hidden]{display:none}
.modal-backdrop{position:absolute;inset:0;background:rgba(12,26,15,.72);backdrop-filter:blur(3px);animation:fade .2s ease both}
.modal-panel{position:relative;background:var(--surface);border-radius:20px;max-width:940px;width:100%;max-height:90vh;overflow-y:auto;box-shadow:0 40px 90px -30px rgba(0,0,0,.6);padding:44px 44px 40px;animation:pop .22s cubic-bezier(.2,.9,.3,1) both}
.modal-close{position:sticky;top:0;float:right;margin:-16px -16px 0 0;width:42px;height:42px;border-radius:50%;border:0;background:var(--paper-warm);color:var(--ink);font-size:26px;line-height:1;cursor:pointer;z-index:2;transition:background .15s ease,transform .15s ease}
.modal-close:hover{background:var(--gold-soft);transform:rotate(90deg)}
.modal-body .detail-head{display:flex;align-items:center;gap:16px;flex-wrap:wrap}
.modal-body .detail-head h2{margin:0}
.modal-body .detail-loc{color:var(--muted);font-weight:600;font-size:15.5px;margin-top:8px}
.modal-body .price-big{font-family:var(--serif);font-weight:800;font-size:clamp(30px,4vw,42px);color:var(--gold);line-height:1;margin:16px 0 20px}
.modal-body .detail-desc{max-width:760px;margin-top:20px}
.modal-body .gallery{display:flex;gap:12px;overflow-x:auto;padding:22px 0 12px;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch}
.modal-body .gallery img{height:230px;width:auto;flex:0 0 auto;border-radius:12px;scroll-snap-align:start;box-shadow:var(--shadow-card)}
.modal-body .action-row{display:flex;align-items:center;gap:16px;flex-wrap:wrap;margin-top:22px;padding-top:22px;border-top:1px solid var(--line)}
.modal-body .action-row .mls-link{font-weight:600;font-size:15px}
@keyframes fade{from{opacity:0}to{opacity:1}}
@keyframes pop{from{opacity:0;transform:translateY(16px) scale(.98)}to{opacity:1;transform:none}}
.listing-card{cursor:pointer}
.listing-card:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
/* sold cards are a record, not a link: no pointer, no hover lift promising a click */
.listing-card.is-static{cursor:default}
.listing-card.is-static:hover{transform:none;box-shadow:var(--shadow-card)}
.listing-card.is-static:hover .listing-media img{transform:none}
@media(max-width:620px){
  .modal{padding:0}
  .modal-panel{border-radius:0;max-height:100vh;height:100%;padding:28px 22px 32px}
  .modal-body .gallery img{height:180px}
}

/* ---- photo heroes ---- */
.page-hero.photo{padding:110px 0 92px}
.page-hero.photo::before{display:none}

/* ---- sold rows (dark sections) ---- */
.sold-rows{margin-top:38px;border-top:1px solid var(--green-line)}
.sold-row{display:grid;grid-template-columns:2fr 1.3fr 1fr auto;gap:8px 24px;padding:16px 4px;border-bottom:1px solid var(--green-line);align-items:baseline}
.sold-row .addr{font-weight:700;color:#fff}
.sold-row .facts,.sold-row .date{color:var(--green-mist-dim);font-size:14px}
.sold-row .amt{font-family:var(--serif);font-weight:800;color:var(--gold-soft);font-size:20px;text-align:right}
.sold-note{margin-top:18px;font-size:12.5px;color:var(--green-mist-dim)}
@media(max-width:720px){
  .sold-row{grid-template-columns:1fr auto}
  .sold-row .facts{grid-column:1}
  .sold-row .date{grid-column:1}
}

/* ---- footer ---- */
footer.site{background:var(--green-deep);color:#b9c9b8;margin-top:0}
footer.site .top{border-top:2px solid transparent;border-image:linear-gradient(90deg,transparent,var(--gold) 30%,var(--gold) 70%,transparent) 1;padding:64px 0 44px}
footer.site .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:40px}
footer.site h4{color:var(--gold-soft);font-family:var(--sans);font-size:13px;font-weight:800;letter-spacing:.18em;text-transform:uppercase;margin-bottom:16px}
footer.site a{color:#cfdccF;font-size:15px}
footer.site a:hover{color:var(--gold-soft)}
footer.site ul{list-style:none}
footer.site li{margin-bottom:10px}
.f-brand{display:flex;align-items:center;gap:13px;margin-bottom:16px}
.f-brand img{height:52px;width:52px;border-radius:50%;box-shadow:0 0 0 2px var(--gold)}
.f-brand .name{font-family:var(--serif);font-weight:800;font-size:20px;color:#fff}
.f-brand .name span{color:var(--gold-soft)}
footer.site .blurb{font-size:14.5px;line-height:1.7;max-width:300px}
footer.site .legal{border-top:1px solid var(--green-line);padding:22px 0;font-size:13px;color:#8ba28a;display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap}

/* ---- misc ---- */
.pill-row{display:flex;flex-wrap:wrap;gap:10px}
.pill{background:var(--surface);border:1px solid var(--line);border-radius:999px;padding:9px 18px;font-weight:600;font-size:14px;color:var(--green)}
.check-list{list-style:none}
.check-list li{padding-left:34px;position:relative;margin-bottom:13px;font-size:16.5px}
.check-list li::before{content:"\2713";position:absolute;left:0;top:0;width:22px;height:22px;border-radius:50%;background:linear-gradient(180deg,var(--gold-soft),var(--gold));color:#241a06;font-weight:800;font-size:13px;display:flex;align-items:center;justify-content:center}
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.monogram{background:linear-gradient(160deg,var(--green),var(--green-deep));border-radius:20px;display:flex;align-items:center;justify-content:center;aspect-ratio:1/1;box-shadow:var(--shadow-card)}
.monogram img{width:54%;filter:drop-shadow(0 14px 28px rgba(0,0,0,.45))}

/* ---- broker card (index + about) ----
   This markup shipped with no styles at all, so the headshot rendered as a raw
   full-width image with three loose divs under it. */
.broker-card{background:var(--surface);border:1px solid var(--line);border-top:4px solid var(--gold);border-radius:20px;padding:36px 32px 30px;box-shadow:var(--shadow-card);text-align:center}
.broker-avatar{width:190px;height:190px;margin:0 auto 22px;border-radius:50%;overflow:hidden;background:linear-gradient(160deg,var(--green),var(--green-deep));box-shadow:0 0 0 3px var(--gold),0 18px 36px -18px rgba(19,43,24,.7);display:flex;align-items:center;justify-content:center}
.broker-avatar img{width:100%;height:100%;object-fit:cover;object-position:center 22%}
.broker-avatar .initials{font-family:var(--serif);font-weight:800;font-size:66px;color:var(--gold-soft);line-height:1}
.broker-card .b-name{font-family:var(--serif);font-weight:800;font-size:27px;color:var(--ink);line-height:1.2}
.broker-card .b-role{font-size:12px;font-weight:800;letter-spacing:.2em;text-transform:uppercase;color:var(--burgundy);margin-top:7px}
.broker-card .b-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:26px;padding-top:24px;border-top:1px solid var(--line)}
.broker-card .b-stat .n{font-family:var(--serif);font-weight:800;font-size:26px;color:var(--green);line-height:1.1}
.broker-card .b-stat .l{font-size:10.5px;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:5px}
/* on a dark section the card stays white so it reads as the bright element */
.section-green .broker-card{border-color:transparent;border-top-color:var(--gold)}
@media(max-width:620px){
  .broker-card{padding:30px 22px 26px}
  .broker-avatar{width:150px;height:150px}
  .broker-card .b-stat .n{font-size:22px}
  .broker-card .b-stat .l{font-size:9.5px;letter-spacing:.1em}
}

/* ---- animations ---- */
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}
.rise{animation:rise .7s ease both}
.rise-1{animation-delay:.08s}.rise-2{animation-delay:.16s}.rise-3{animation-delay:.24s}

/* ---- responsive ---- */
@media(max-width:1060px){
  nav.mainnav{gap:16px}
  .nav-phone{display:none}
}
@media(max-width:920px){
  nav.mainnav,.nav-cta{display:none}
  .nav-toggle{display:block}
  .mobile-nav{display:none;background:var(--green-deep);padding:10px 24px 26px}
  .mobile-nav.open{display:block}
  .mobile-nav a{display:block;color:#dfe8df;font-weight:600;font-size:17px;padding:13px 0;border-bottom:1px solid var(--green-line)}
  .mobile-nav a:last-of-type{border-bottom:0}
  .mobile-nav .btn{margin-top:16px;display:block}
  .grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}
  .split{grid-template-columns:1fr;gap:36px}
  .cta-band{flex-direction:column;text-align:center;padding:44px 30px}
  footer.site .cols{grid-template-columns:1fr 1fr;gap:32px}
}
@media(max-width:620px){
  .grid-2,.grid-3,.grid-4{grid-template-columns:1fr}
  .section{padding:64px 0}
  .form-grid{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr;gap:26px}
  footer.site .cols{grid-template-columns:1fr}
  .brand .tag{display:none}
}

/* ============================================================
   MOBILE PASS (phones, <=620px)
   Everything below exists to make the site genuinely usable on a
   375px phone: no sideways scroll, 44px tap targets, 16px form
   fields so iOS never zooms, and readable type. Variables only.
   ============================================================ */
@media(max-width:620px){

  /* --- 1. nothing may push the page sideways --- */
  /* clip, not hidden: overflow-x:hidden on html/body turns the page into a scroll
     container and kills position:sticky on the header and the properties sub-nav */
  body{overflow-x:clip}
  .wrap,.wrap-narrow{padding:0 18px}
  /* long unbroken strings (emails, MLS numbers, URLs) wrap instead of pushing */
  body,p,li,td,th,dd,dt,blockquote,.desc,.blurb,.fine,figcaption{overflow-wrap:anywhere}
  h1,h2,h3,h4{overflow-wrap:break-word;hyphens:none}
  /* headline floor: 38px serif is too big for a 340px column */
  h1{font-size:clamp(30px,8.2vw,38px)}
  h2{font-size:clamp(24px,6.4vw,30px)}
  h3{font-size:clamp(19px,5vw,22px)}
  .lead,.page-hero .sub{font-size:16.5px}
  /* any wide block (tables, code, wide figures) scrolls inside itself */
  table{max-width:100%}

  /* --- 2. tap targets: 44px minimum on everything tappable --- */
  .btn{padding:15px 22px;min-height:48px;display:inline-flex;align-items:center;justify-content:center}
  .btn-lg{padding:16px 26px;min-height:52px}
  nav.mobile-nav a{min-height:48px;display:flex;align-items:center}
  footer.site li{margin-bottom:2px}
  footer.site li a,footer.site .legal a{display:inline-flex;align-items:center;min-height:44px}
  /* inline contact links inside copy still need a thumb-sized hit area */
  a[href^="tel:"],a[href^="sms:"],a[href^="mailto:"]{display:inline-block;min-height:44px;line-height:44px}
  a[href^="tel:"].btn,a[href^="sms:"].btn,a[href^="mailto:"].btn{line-height:normal}
  .feature .go,.card .go{display:inline-flex;align-items:center;min-height:44px}
  .pill{min-height:44px;display:inline-flex;align-items:center}
  /* header is trimmed to exactly var(--hdr-h) so sticky sub-navs sit flush under it */
  header.site .bar{padding:10px 16px;gap:12px}
  .brand{min-height:44px}
  .brand img{height:44px;width:44px}
  .brand .name{font-size:19px}
  /* fixed 44px so the header height is predictable (--hdr-h) */
  .nav-toggle{padding:0;width:44px;height:44px;display:flex;flex-direction:column;justify-content:center;align-items:center}
  .nav-toggle span{margin:3px 0}

  /* --- 3. sticky call bar must never sit on top of content --- */
  .callbar .btn{min-height:46px}
  body{padding-bottom:calc(92px + env(safe-area-inset-bottom))}
  footer.site .legal{padding-bottom:8px}
  /* when the browser scrolls a field or the submit button into view it must stop
     above the fixed call bar, not behind it */
  form .btn,form button[type="submit"],input.f,select.f,textarea.f,
  .lead-form input,.lead-form select,.lead-form textarea{
    scroll-margin-bottom:calc(96px + env(safe-area-inset-bottom));
    scroll-margin-top:calc(var(--hdr-h) + 12px)}

  /* --- 5. type floor: no body text under 14px --- */
  .listing-body .loc,.listing-body .desc,.listing-facts,
  .quote-card .who,.area-note,.mibor-note,.sold-note,.sold-row .facts,
  .sold-row .date,.lead-form .fine,.lead-copy .lead-or,
  footer.site a,footer.site .blurb,footer.site .legal,
  .stat .l,.pill,.check-list li{font-size:14px}
  .check-list li{font-size:15.5px}
  .listing-body .desc{font-size:15px}
  /* uppercase micro-labels are labels, not body copy, but lift the tiniest ones */
  .eyebrow{font-size:12.5px;letter-spacing:.16em}
  .badge{font-size:12px;padding:6px 13px}
  .broker-card .b-stat .l{font-size:11px;letter-spacing:.08em}
  .broker-card .b-role{font-size:12.5px}
  .locator-badge span{font-size:11px}

  /* --- 7. forms: full width, 48px tall, 16px text (no iOS zoom) --- */
  input.f,select.f,textarea.f,
  .lead-form input,.lead-form select,.lead-form textarea{
    width:100%;font-size:16px;min-height:48px;padding:13px 14px}
  textarea.f,.lead-form textarea{min-height:120px}
  .form-grid,.lead-form .row{grid-template-columns:1fr;gap:16px}
  .form-grid .btn,.lead-form .btn,form .btn[type="submit"],form button[type="submit"]{width:100%}
  label.f{font-size:14px}
  .lead-band{padding:28px 20px;border-radius:16px}
  .lead-form{padding:22px 18px}

  /* --- 8. grids and cards: single column, nothing squeezed --- */
  .card-pad,.feature,.step,.quote-card{padding:26px 20px}
  .grid{gap:20px}
  .cta-band{padding:36px 20px;border-radius:16px}
  .cta-band .btns{width:100%;flex-direction:column}
  .cta-band .btns .btn{width:100%}
  .split{gap:28px}

  /* --- 9. listing modal: true full screen, reachable close --- */
  .modal-panel{max-height:100dvh;padding-bottom:calc(32px + env(safe-area-inset-bottom))}
  .modal-close{width:46px;height:46px;font-size:28px;margin:-10px -8px 0 0;
    background:var(--paper-warm);box-shadow:0 6px 18px -8px rgba(19,43,24,.5)}
  .modal-body .action-row .btn{width:100%}
  .modal-body .gallery{padding:18px 0 10px}

  /* --- 6. service-area map: badge out of the way of tappable counties --- */
  .area-wrap{max-width:100%}
  .locator-badge{position:static;display:flex;align-items:center;justify-content:center;gap:10px;
    margin:16px auto 0;padding:7px 16px;border-radius:999px;width:max-content;max-width:100%}
  .locator{width:auto;height:30px;margin:0;flex:0 0 auto}
  .locator-badge span{margin-top:0}
  /* fit the county name inside the shape rather than letting it spill */
  .area-map .county-label{font-size:25px;stroke-width:4px}
}

/* very narrow phones (iPhone SE and friends) */
@media(max-width:400px){
  .wrap,.wrap-narrow{padding:0 16px}
  .brand .name{font-size:18px}
  .btn{font-size:15px;padding:15px 16px}
}