/* Kassandra Oseguera, Realtor — soft luxury, editorial, neutral & calm */
:root {
  --ink: #1f1c1a;
  --ink-2: #2a2624;
  --ink-soft: #4a4440;
  --muted: #7a706a;
  --ivory: #f8f5f0;
  --cream: #f1ebe3;
  --sand: #e4d9cc;
  --line: #ddd2c5;
  --gold: #a88866;
  --gold-deep: #8a6c4f;
  --white: #fff;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Jost", "Helvetica Neue", Arial, sans-serif;
  --radius: 2px;
  --shadow: 0 20px 50px -30px rgba(31, 28, 26, .45);
  --wrap: 1180px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: 17px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; line-height: 1.12; margin: 0 0 .5em; letter-spacing: -.005em; }
h1 { font-size: clamp(2.6rem, 5.5vw, 4.6rem); }
h2 { font-size: clamp(2rem, 3.6vw, 3rem); }
h3 { font-size: 1.6rem; }
h4 { font-family: var(--sans); font-size: .78rem; letter-spacing: .22em; text-transform: uppercase; font-weight: 500; }
p { margin: 0 0 1.1em; }
em { font-style: italic; }
.wrap { width: min(var(--wrap), 100% - 40px); margin-inline: auto; }
.narrow { width: min(780px, 100% - 40px); }
.center { text-align: center; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.skip { position: absolute; left: -9999px; }
.skip:focus { left: 12px; top: 12px; z-index: 100; background: var(--white); padding: 8px 14px; }
.hp { position: absolute; left: -9999px; opacity: 0; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }

.eyebrow {
  display: inline-block;
  font-family: var(--sans);
  font-size: .74rem;
  letter-spacing: .26em;
  text-transform: uppercase;
  color: var(--gold-deep);
  font-weight: 500;
  margin-bottom: 1.1rem;
  text-decoration: none;
}
.lede { font-size: 1.2rem; color: var(--ink-soft); max-width: 640px; }
.center .lede { margin-inline: auto; }
.script { font-family: var(--serif); font-style: italic; color: var(--gold); }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .6em;
  background: var(--ink); color: var(--ivory);
  border: 1px solid var(--ink);
  padding: 1em 2.1em;
  font: 500 .78rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase;
  text-decoration: none; cursor: pointer; border-radius: var(--radius);
  transition: background .25s, color .25s, border-color .25s;
}
.btn:hover { background: var(--gold-deep); border-color: var(--gold-deep); }
.btn-ghost { background: transparent; color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: var(--ivory); border-color: var(--ink); }
.btn-light { background: var(--ivory); color: var(--ink); border-color: var(--ivory); }
.btn-light:hover { background: var(--gold); border-color: var(--gold); color: var(--white); }
.btn-outline-light { background: transparent; color: var(--ivory); border-color: rgba(255,255,255,.55); }
.btn-outline-light:hover { background: var(--ivory); color: var(--ink); }
.btn-small { padding: .85em 1.4em; font-size: .7rem; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 1.8rem; }
.center .btn-row { justify-content: center; }
.text-link {
  display: inline-block; font-size: .74rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 500;
  text-decoration: none; border-bottom: 1px solid var(--gold); padding-bottom: 3px; color: var(--ink);
}

/* Top bar + header */
.topbar { background: #141211; color: #cfc5ba; font-size: .8rem; letter-spacing: .04em; }
.topbar-inner { display: flex; justify-content: space-between; align-items: center; gap: 16px; min-height: 38px; }
.topbar a { text-decoration: none; }
.topbar a:hover { color: var(--white); }
.topbar-contact, .topbar-right, .topbar-social { display: flex; gap: 22px; align-items: center; }
.lang-note a { border-bottom: 1px solid var(--gold); }
.site-header { background: var(--ink); color: var(--ivory); position: sticky; top: 0; z-index: 50; }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: 84px; gap: 24px; }
.brand-logo { width: 128px; height: auto; }
.site-nav { display: flex; align-items: center; gap: 28px; }
.site-nav > ul { display: flex; list-style: none; margin: 0; padding: 0; gap: 4px; }
.site-nav li { position: relative; }
.site-nav > ul > li > a {
  display: block; padding: 30px 12px; text-decoration: none;
  font-size: .76rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 400; color: #e9e1d8;
}
.site-nav > ul > li > a:hover, .site-nav a.is-active { color: var(--gold); }
.sub {
  position: absolute; top: 100%; left: 0; min-width: 250px; list-style: none; margin: 0; padding: 12px 0;
  background: var(--ivory); color: var(--ink); box-shadow: var(--shadow);
  opacity: 0; visibility: hidden; transform: translateY(6px); transition: .2s;
}
.sub a { display: block; padding: 9px 22px; text-decoration: none; font-size: .92rem; }
.sub a:hover { background: var(--cream); color: var(--gold-deep); }
.has-sub:hover .sub, .has-sub:focus-within .sub { opacity: 1; visibility: visible; transform: none; }
.sub-toggle { display: none; }
.menu-toggle { display: none; background: none; border: 0; width: 44px; height: 44px; cursor: pointer; position: relative; }
.menu-toggle span:not(.sr) { position: absolute; left: 10px; right: 10px; height: 1px; background: var(--ivory); transition: .25s; }
.menu-toggle span:nth-child(1) { top: 17px; }
.menu-toggle span:nth-child(2) { top: 26px; }
.menu-open .menu-toggle span:nth-child(1) { top: 21px; transform: rotate(45deg); }
.menu-open .menu-toggle span:nth-child(2) { top: 21px; transform: rotate(-45deg); }

/* Hero */
.hero { background: var(--ink); color: var(--ivory); position: relative; overflow: hidden; }
.hero::before {
  content: ""; position: absolute; inset: 0;
  background: radial-gradient(ellipse at 75% 40%, rgba(168,136,102,.22), transparent 60%),
              radial-gradient(ellipse at 10% 100%, rgba(168,136,102,.12), transparent 50%);
}
.hero-inner { position: relative; display: grid; grid-template-columns: 1.1fr .9fr; gap: 60px; align-items: center; padding: 80px 0 0; }
.hero-copy { padding-bottom: 90px; }
.hero h1 { color: var(--ivory); }
.hero h1 em { color: var(--gold); }
.hero .lede { color: #d9cfc4; }
.hero .eyebrow { color: var(--gold); }
.hero-photo { align-self: end; position: relative; }
.hero-photo img { width: 100%; max-width: 470px; margin-left: auto; object-fit: cover; aspect-ratio: 4 / 5; object-position: top; mask-image: linear-gradient(to bottom, #000 80%, transparent); }
.hero-badge {
  position: absolute; left: 0; bottom: 70px; background: var(--ivory); color: var(--ink);
  padding: 16px 22px; box-shadow: var(--shadow); max-width: 230px;
}
.hero-badge strong { display: block; font-family: var(--serif); font-size: 1.35rem; font-weight: 500; line-height: 1.2; }
.hero-badge span { font-size: .78rem; color: var(--muted); letter-spacing: .04em; }

/* Quick search bar */
.quick-search { position: relative; z-index: 2; margin-top: -1px; background: var(--ivory); }
.quick-search .wrap { transform: translateY(-50%); }
.search-bar {
  display: grid; grid-template-columns: 1.6fr 1fr 1fr auto; background: var(--white); box-shadow: var(--shadow);
  border: 1px solid var(--line);
}
.search-bar label { display: flex; flex-direction: column; padding: 14px 22px; border-right: 1px solid var(--line); }
.search-bar label span { font-size: .66rem; letter-spacing: .22em; text-transform: uppercase; color: var(--muted); font-weight: 500; }
.search-bar input, .search-bar select { border: 0; padding: 4px 0; font: 400 1rem var(--sans); background: transparent; color: var(--ink); outline: none; }
.search-bar .btn { border-radius: 0; padding-inline: 2.4em; }

/* Sections */
.section { padding: 100px 0; }
.section-tight { padding: 60px 0; }
.section--tint { background: var(--cream); }
.section--dark { background: var(--ink); color: var(--ivory); }
.section--dark .eyebrow { color: var(--gold); }
.section--dark .lede, .section--dark p { color: #d9cfc4; }
.section-head { max-width: 680px; margin-bottom: 56px; }
.section-head.center { margin-inline: auto; }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; }
.split--top { align-items: start; }
.sticky { position: sticky; top: 120px; }
@media (max-width: 960px) { .sticky { position: static; } }
.rule { width: 60px; height: 1px; background: var(--gold); border: 0; margin: 0 0 28px; }
.center .rule { margin-inline: auto; }

/* Page hero (interior pages) */
.page-hero { background: var(--ink); color: var(--ivory); padding: 90px 0 80px; position: relative; overflow: hidden; }
.page-hero::before { content: ""; position: absolute; inset: 0; background: radial-gradient(ellipse at 85% 0%, rgba(168,136,102,.22), transparent 60%); }
.page-hero .wrap { position: relative; }
.page-hero h1 { color: var(--ivory); max-width: 820px; }
.page-hero .lede { color: #d9cfc4; }
.page-hero .eyebrow { color: var(--gold); }
.post-meta { color: #b9ada1; font-size: .9rem; letter-spacing: .04em; }

/* Cards */
.grid { display: grid; gap: 28px; }
.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(--white); border: 1px solid var(--line); padding: 38px 34px; position: relative; }
.card h3 { margin-bottom: .4em; }
.card p:last-child { margin-bottom: 0; }
.card .num { font-family: var(--serif); font-size: 2.6rem; color: var(--gold); line-height: 1; display: block; margin-bottom: 14px; }
.section--tint .card { background: var(--ivory); }
.card-link { text-decoration: none; transition: transform .25s, box-shadow .25s; display: block; }
.card-link:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.service-card { padding: 46px 38px 40px; display: flex; flex-direction: column; }
.service-card .text-link { margin-top: auto; align-self: flex-start; }
.service-card ul { padding-left: 1.1em; margin: 0 0 1.6em; color: var(--ink-soft); }

/* Region / city tiles */
.region-tile {
  position: relative; min-height: 380px; padding: 40px; display: flex; flex-direction: column; justify-content: flex-end;
  text-decoration: none; color: var(--ivory); overflow: hidden; background: var(--ink-2);
}
.region-tile::before { content: ""; position: absolute; inset: 0; transition: transform .6s; }
.region-tile:hover::before { transform: scale(1.05); }
.region-tile > * { position: relative; }
.region-tile h3 { font-size: 2.2rem; color: var(--ivory); }
.region-tile p { color: #ddd3c8; font-size: .95rem; }
.tile-desert::before { background: linear-gradient(170deg, #c9a882 0%, #8f6c4e 45%, #2a2320 100%); }
.tile-ie::before { background: linear-gradient(170deg, #b8b19c 0%, #6f6a58 45%, #24221e 100%); }
.tile-oc::before { background: linear-gradient(170deg, #a9b8bd 0%, #5d6f75 45%, #1f2526 100%); }
.region-tile svg { position: absolute; right: 26px; top: 26px; width: 88px; opacity: .55; }

.city-list { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.city { background: var(--white); padding: 32px 30px; text-decoration: none; display: flex; flex-direction: column; gap: 6px; transition: background .2s; }
.city:hover { background: var(--cream); }
.city h3 { margin: 0; font-size: 1.5rem; }
.city p { margin: 0; color: var(--ink-soft); font-size: .95rem; }
.city .text-link { margin-top: 12px; align-self: flex-start; }

/* About strip */
.portrait { position: relative; }
.portrait img { aspect-ratio: 4 / 5; object-fit: cover; object-position: top; width: 100%; }
.portrait::after { content: ""; position: absolute; inset: 22px -22px -22px 22px; border: 1px solid var(--gold); z-index: -1; }
.signature { font-family: var(--serif); font-style: italic; font-size: 2rem; color: var(--gold-deep); margin-top: 6px; }
.facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin: 34px 0 6px; border-top: 1px solid var(--line); padding-top: 28px; }
.facts strong { display: block; font-family: var(--serif); font-size: 1.5rem; font-weight: 500; line-height: 1.2; }
.facts span { font-size: .82rem; color: var(--muted); letter-spacing: .03em; }

/* Promise / quote band */
.quote-band { text-align: center; }
.quote-band blockquote { font-family: var(--serif); font-size: clamp(1.7rem, 3vw, 2.5rem); line-height: 1.3; margin: 0 auto; max-width: 860px; font-style: italic; }
.quote-band cite { display: block; margin-top: 26px; font-style: normal; font-size: .76rem; letter-spacing: .24em; text-transform: uppercase; color: var(--gold); }

/* Steps / timeline */
.steps { counter-reset: s; list-style: none; padding: 0; margin: 0; display: grid; gap: 0; }
.steps > li { counter-increment: s; display: grid; grid-template-columns: 90px 1fr; gap: 24px; padding: 34px 0; border-top: 1px solid var(--line); }
.steps > li:last-child { border-bottom: 1px solid var(--line); }
.steps > li::before { content: counter(s, decimal-leading-zero); font-family: var(--serif); font-size: 2.4rem; color: var(--gold); line-height: 1; }
.steps h3 { margin-bottom: .3em; }
.steps p:last-child { margin-bottom: 0; }

/* Forms */
.form-card { background: var(--white); border: 1px solid var(--line); padding: 46px 42px; box-shadow: var(--shadow); }
.section--dark .form-card { color: var(--ink); }
.section--dark .form-card p { color: var(--ink-soft); }
.form-card h3 { margin-bottom: .2em; }
.lead-form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px 18px; margin-top: 22px; }
.lead-form .full { grid-column: 1 / -1; }
.field { display: flex; flex-direction: column; gap: 6px; }
.field label, .field legend { font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 500; color: var(--ink-soft); }
.field input, .field select, .field textarea {
  font: 400 1rem var(--sans); color: var(--ink); background: var(--ivory);
  border: 1px solid var(--line); border-radius: var(--radius); padding: 13px 14px; width: 100%;
}
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--gold); background: var(--white); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; border: 0; padding: 0; margin: 0; }
.chips legend { margin-bottom: 8px; }
.chips label { position: relative; }
.chips input { position: absolute; opacity: 0; }
.chips span { display: inline-block; padding: 9px 16px; border: 1px solid var(--line); font-size: .9rem; cursor: pointer; background: var(--ivory); transition: .2s; }
.chips input:checked + span { background: var(--ink); color: var(--ivory); border-color: var(--ink); }
.chips input:focus-visible + span { outline: 2px solid var(--gold); outline-offset: 2px; }
.consent { font-size: .76rem; line-height: 1.55; color: var(--muted); margin: 0; }
.lead-form .btn { justify-self: start; }
.form-status { font-size: .95rem; margin: 0; }
.form-status.ok { color: #3f6b4f; }
.form-status.err { color: #9c3d32; }

/* Contact info blocks */
.contact-list { list-style: none; padding: 0; margin: 28px 0 0; display: grid; gap: 22px; }
.contact-list li { display: grid; grid-template-columns: 26px 1fr; gap: 14px; align-items: start; }
.contact-list svg { width: 20px; height: 20px; stroke: var(--gold); margin-top: 4px; }
.contact-list a { text-decoration: none; }
.contact-list small { display: block; font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.map { width: 100%; min-height: 340px; border: 0; filter: grayscale(.85) contrast(1.05); }

/* Prose */
.prose h2 { font-size: 2.1rem; margin-top: 1.6em; }
.prose h3 { font-size: 1.55rem; margin-top: 1.4em; }
.prose ul, .prose ol { padding-left: 1.2em; }
.prose li { margin-bottom: .5em; }
.prose strong { font-weight: 500; }
.callout { border-left: 2px solid var(--gold); background: var(--cream); padding: 22px 26px; margin: 2em 0; }
.callout p:last-child { margin: 0; }

/* Checklist */
.checklist-tools { display: flex; justify-content: space-between; align-items: center; gap: 20px; flex-wrap: wrap; margin-bottom: 26px; }
.progress { flex: 1; min-width: 220px; height: 4px; background: var(--sand); position: relative; }
.progress i { position: absolute; inset: 0 auto 0 0; background: var(--gold); width: 0; transition: width .3s; }
.checklist-group { background: var(--white); border: 1px solid var(--line); padding: 30px 32px; break-inside: avoid; margin-bottom: 24px; }
.checklist-group h3 { font-size: 1.45rem; }
.checklist-group label { display: grid; grid-template-columns: 22px 1fr; gap: 12px; padding: 7px 0; cursor: pointer; font-size: .98rem; }
.checklist-group input { accent-color: var(--gold-deep); width: 17px; height: 17px; margin-top: 5px; }
.checklist-group input:checked + span { color: var(--muted); text-decoration: line-through; text-decoration-color: var(--gold); }
.columns-2 { columns: 2; column-gap: 24px; }

/* Calculator */
.calc { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--line); background: var(--white); }
.calc-inputs { padding: 42px; display: grid; gap: 18px; }
.calc-output { background: var(--ink); color: var(--ivory); padding: 42px; display: flex; flex-direction: column; justify-content: center; }
.calc-output .big { font-family: var(--serif); font-size: clamp(3rem, 6vw, 4.4rem); line-height: 1; color: var(--ivory); }
.calc-output .eyebrow { color: var(--gold); }
.calc-rows { list-style: none; padding: 0; margin: 28px 0 0; border-top: 1px solid rgba(255,255,255,.15); }
.calc-rows li { display: flex; justify-content: space-between; padding: 11px 0; border-bottom: 1px solid rgba(255,255,255,.1); color: #d9cfc4; font-size: .95rem; }
.range-row { display: flex; justify-content: space-between; align-items: baseline; }
.range-row output { font-family: var(--serif); font-size: 1.3rem; }
input[type="range"] { accent-color: var(--gold-deep); width: 100%; }
.fine { font-size: .8rem; color: var(--muted); }
.section--dark .fine, .calc-output .fine { color: #a99d91; }

/* Glossary */
.tabs { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 30px; }
.tab { background: transparent; border: 1px solid var(--line); padding: 11px 20px; font: 400 .85rem var(--sans); letter-spacing: .06em; cursor: pointer; color: var(--ink); }
.tab[aria-selected="true"] { background: var(--ink); color: var(--ivory); border-color: var(--ink); }
.glossary-search { width: 100%; padding: 15px 16px; border: 1px solid var(--line); font: 400 1rem var(--sans); margin-bottom: 18px; background: var(--white); }
dl.terms { margin: 0; }
dl.terms > div { padding: 22px 0; border-top: 1px solid var(--line); display: grid; grid-template-columns: 260px 1fr; gap: 24px; }
dl.terms dt { font-family: var(--serif); font-size: 1.35rem; font-weight: 500; line-height: 1.3; }
dl.terms dd { margin: 0; color: var(--ink-soft); }

/* FAQ */
.faq details { border-top: 1px solid var(--line); padding: 22px 0; }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; font-family: var(--serif); font-size: 1.4rem; list-style: none; display: flex; justify-content: space-between; gap: 20px; }
.faq summary::after { content: "+"; color: var(--gold); font-family: var(--sans); font-weight: 300; }
.faq details[open] summary::after { content: "–"; }
.faq summary::-webkit-details-marker { display: none; }
.faq details p { margin: 14px 0 0; color: var(--ink-soft); }

/* Blog */
.post-card { display: flex; flex-direction: column; text-decoration: none; background: var(--white); border: 1px solid var(--line); padding: 36px 32px; transition: .25s; }
.post-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.post-card h3 { font-size: 1.55rem; }
.post-card p { color: var(--ink-soft); font-size: .96rem; }
.post-card .text-link { margin-top: auto; align-self: flex-start; }
.back { color: var(--gold) !important; }

/* Reviews */
.review-buttons { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 18px; }
.review-buttons a { background: var(--white); border: 1px solid var(--line); padding: 30px; text-decoration: none; text-align: center; transition: .2s; }
.review-buttons a:hover { border-color: var(--gold); box-shadow: var(--shadow); }
.review-buttons strong { display: block; font-family: var(--serif); font-size: 1.5rem; font-weight: 500; }
.review-buttons span { font-size: .85rem; color: var(--muted); }

/* CTA band */
.cta-band { background: var(--ink); color: var(--ivory); padding: 90px 0; position: relative; overflow: hidden; }
.cta-band::before { content: ""; position: absolute; inset: 0; background: radial-gradient(ellipse at 15% 50%, rgba(168,136,102,.25), transparent 55%); }
.cta-band .wrap { position: relative; display: flex; justify-content: space-between; align-items: center; gap: 40px; flex-wrap: wrap; }
.cta-band h2 { color: var(--ivory); margin: 0; max-width: 640px; }
.cta-band .eyebrow { color: var(--gold); }

/* Footer */
.site-footer { background: #141211; color: #b9ada1; padding: 80px 0 30px; font-size: .94rem; }
.site-footer a { text-decoration: none; }
.site-footer a:hover { color: var(--white); }
.site-footer h4 { color: var(--ivory); margin-bottom: 1.2em; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.1fr; gap: 50px; }
.footer-logo { width: 170px; height: auto; margin-bottom: 22px; }
.footer-social { display: flex; gap: 18px; font-size: .78rem; letter-spacing: .18em; text-transform: uppercase; }
.footer-social a { border-bottom: 1px solid var(--gold); }
.footer-links { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; }
.brokerage-logo { width: 130px; margin-bottom: 14px; opacity: .9; }
.eho { font-size: .72rem; letter-spacing: .18em; text-transform: uppercase; }
.footer-legal { border-top: 1px solid rgba(255,255,255,.1); margin-top: 60px; padding-top: 24px; display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; font-size: .8rem; }
.footer-legal p { margin: 0; max-width: 640px; }
.footer-legal a { margin-left: 20px; }

.float-cta {
  position: fixed; right: 22px; bottom: 22px; z-index: 40; background: var(--gold-deep); color: var(--white);
  padding: 14px 22px; font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; text-decoration: none; font-weight: 500;
  box-shadow: var(--shadow); opacity: 0; transform: translateY(14px); pointer-events: none; transition: .3s;
}
.float-cta.show { opacity: 1; transform: none; pointer-events: auto; }
.page-contact .float-cta, .page-thank-you .float-cta { display: none; }

/* Reveal */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .8s ease, transform .8s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* Sitemap */
.sitemap-cols { columns: 3; column-gap: 40px; }
.sitemap-cols section { break-inside: avoid; margin-bottom: 30px; }
.sitemap-cols ul { list-style: none; padding: 0; }
.sitemap-cols li { padding: 4px 0; }

/* Responsive */
@media (max-width: 1080px) {
  .site-nav > ul > li > a { padding-inline: 8px; letter-spacing: .14em; }
  .nav-cta { display: none; }
}
@media (max-width: 960px) {
  .menu-toggle { display: block; }
  .site-nav {
    position: fixed; inset: 122px 0 0 0; background: var(--ink); flex-direction: column; align-items: stretch;
    padding: 10px 20px 40px; overflow-y: auto; transform: translateX(100%); transition: transform .3s; gap: 20px;
  }
  .menu-open .site-nav { transform: none; }
  .site-nav > ul { flex-direction: column; gap: 0; }
  .site-nav > ul > li { border-bottom: 1px solid rgba(255,255,255,.08); display: flex; flex-wrap: wrap; align-items: center; }
  .site-nav > ul > li > a { padding: 18px 0; flex: 1; font-size: .85rem; }
  .sub-toggle { display: block; width: 44px; height: 44px; background: none; border: 0; color: var(--gold); cursor: pointer; position: relative; }
  .sub-toggle::before { content: "+"; font-size: 1.4rem; font-weight: 300; }
  .sub-toggle[aria-expanded="true"]::before { content: "–"; }
  .sub { position: static; opacity: 1; visibility: visible; transform: none; box-shadow: none; background: transparent; color: #d9cfc4; display: none; width: 100%; padding: 0 0 12px; }
  .sub.open { display: block; }
  .sub a { padding: 8px 14px; }
  .sub a:hover { background: transparent; color: var(--gold); }
  .has-sub:hover .sub:not(.open) { display: none; }
  .nav-cta { display: inline-flex; align-self: flex-start; }
  .hero-inner, .split, .calc { grid-template-columns: 1fr; gap: 40px; }
  .hero-inner { padding-top: 60px; }
  .hero-copy { padding-bottom: 0; }
  .hero-photo img { margin: 0 auto; max-width: 380px; }
  .hero-badge { left: 4%; bottom: 40px; }
  .grid-3, .grid-4, .city-list, .footer-grid { grid-template-columns: 1fr 1fr; }
  .search-bar { grid-template-columns: 1fr 1fr; }
  .search-bar label:nth-child(2) { border-right: 0; }
  .search-bar label { border-bottom: 1px solid var(--line); }
  .search-bar .btn { grid-column: 1 / -1; padding: 1.2em; }
  .portrait { max-width: 460px; }
  .sitemap-cols { columns: 2; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .wrap, .narrow { width: calc(100% - 32px); }
  .topbar-right .topbar-social, .topbar-contact a:last-child { display: none; }
  .topbar-inner { font-size: .74rem; }
  .site-nav { inset: 122px 0 0 0; }
  .section { padding: 72px 0; }
  .grid-2, .grid-3, .grid-4, .city-list, .footer-grid, .lead-form, .facts { grid-template-columns: 1fr; }
  .search-bar { grid-template-columns: 1fr; }
  .search-bar label { border-right: 0; }
  .quick-search .wrap { transform: translateY(-30px); }
  .form-card, .calc-inputs, .calc-output { padding: 30px 22px; }
  .card { padding: 30px 24px; }
  .steps > li { grid-template-columns: 1fr; gap: 8px; }
  dl.terms > div { grid-template-columns: 1fr; gap: 6px; }
  .columns-2, .sitemap-cols { columns: 1; }
  .region-tile { min-height: 300px; padding: 30px; }
  .portrait::after { inset: 14px -10px -14px 14px; }
  .footer-legal a { margin: 0 16px 0 0; }
  .float-cta { right: 14px; bottom: 14px; }
}

/* Keep right-edge dropdowns on screen */
@media (min-width: 961px) {
  .site-nav > ul > li:nth-last-child(-n+2) .sub { left: auto; right: 0; }
}
html, body { overflow-x: clip; }
.nav-cta { background: var(--gold-deep); border-color: var(--gold-deep); }
.nav-cta:hover { background: var(--gold); border-color: var(--gold); }