/* ============================================================
   BlueView Realty — Website stylesheet
   Navy + gold family-office system. Cinzel display, Cormorant
   editorial, system sans for UI. Tokens from _style-guide.md.
   ============================================================ */

@import url('https://fonts.googleapis.com/css2?family=Cinzel:wght@500;600;700&family=Cormorant:ital,wght@0,500;0,600;1,500;1,600&display=swap');

:root{
  --navy-900:#1A2B42;
  --navy-700:#073864;
  --navy-500:#094D8E;
  --gold-600:#876327;
  --gold-400:#C9A961;
  --cream-100:#FBF6EC;
  --cream-200:#F1E8CC;
  --blue-tint:#EEF4FB;
  --slate-500:#5C6675;
  --line-200:#E1E4E9;
  --off-white:#FBFBFD;
  --ink:#1A2B42;
  --white:#ffffff;

  --container:1240px;
  --container-narrow:880px;

  --font-display:'Cinzel','Cormorant',Georgia,serif;
  --font-serif:'Cormorant',Georgia,'Times New Roman',serif;
  --font-sans:-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,Helvetica,Arial,sans-serif;

  --shadow-sm:0 1px 3px rgba(7,56,100,.06),0 1px 2px rgba(7,56,100,.08);
  --shadow-md:0 6px 20px rgba(7,56,100,.08),0 2px 6px rgba(7,56,100,.06);
  --shadow-lg:0 18px 48px rgba(7,56,100,.14),0 6px 16px rgba(7,56,100,.08);

  --radius:8px;
  --ease:cubic-bezier(.4,0,.2,1);
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family:var(--font-sans);
  color:var(--ink);
  background:var(--off-white);
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:var(--navy-500);text-decoration:none;transition:color .2s var(--ease)}
a:hover{color:var(--navy-700)}

/* ---------- Layout helpers ---------- */
.container{max-width:var(--container);margin:0 auto;padding:0 32px}
.narrow{max-width:var(--container-narrow);margin-left:auto;margin-right:auto}
section{padding:88px 0}
section.tight{padding:64px 0}
.bg-cream{background:var(--cream-100)}
.bg-cream2{background:var(--cream-200)}
.bg-tint{background:var(--blue-tint)}
.bg-white{background:var(--white)}
.bg-off{background:var(--off-white)}
.bg-navy{background:var(--navy-700);color:#eaf1f9}

/* ---------- Typography ---------- */
h1,h2,h3,h4{font-family:var(--font-display);color:var(--navy-700);font-weight:600;margin:0 0 .5em;line-height:1.18;letter-spacing:.01em}
h1{font-size:clamp(2.1rem,4.4vw,3.4rem);letter-spacing:.02em}
h2{font-size:clamp(1.7rem,3vw,2.5rem)}
h3{font-size:1.32rem}
h4{font-size:1.05rem;letter-spacing:.04em;text-transform:uppercase}
p{margin:0 0 1.1em}
.lead{font-family:var(--font-serif);font-size:1.4rem;line-height:1.55;color:#33445a;font-weight:500}
.bg-navy h1,.bg-navy h2,.bg-navy h3,.bg-navy h4{color:#fff}
.bg-navy a{color:var(--gold-400)}

.eyebrow{
  font-family:var(--font-sans);
  text-transform:uppercase;
  letter-spacing:.22em;
  font-size:.72rem;
  font-weight:700;
  color:var(--gold-600);
  margin:0 0 18px;
  display:block;
}
.bg-navy .eyebrow{color:var(--gold-400)}

/* gold hairline rule under section titles */
.rule-title{position:relative;padding-bottom:22px;margin-bottom:26px}
.rule-title::after{content:"";position:absolute;left:0;bottom:0;width:64px;height:2px;background:var(--gold-400)}
.center .rule-title::after,.rule-title.center::after{left:50%;transform:translateX(-50%)}
.center{text-align:center}
.center .lead{margin-left:auto;margin-right:auto}

.section-head{max-width:760px;margin-bottom:48px}
.section-head.center{margin-left:auto;margin-right:auto}

.muted{color:var(--slate-500)}
.serif{font-family:var(--font-serif)}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:9px;
  font-family:var(--font-sans);font-weight:600;font-size:.96rem;
  letter-spacing:.02em;
  padding:14px 26px;border-radius:6px;cursor:pointer;
  border:1.5px solid transparent;transition:all .2s var(--ease);
  text-align:center;line-height:1.2;
}
.btn:active{transform:translateY(1px)}
.btn-gold{background:var(--gold-400);color:var(--navy-900);border-color:var(--gold-400)}
.btn-gold:hover{background:var(--gold-600);border-color:var(--gold-600);color:#fff}
.btn-navy{background:var(--navy-700);color:#fff;border-color:var(--navy-700)}
.btn-navy:hover{background:var(--navy-900);border-color:var(--navy-900);color:#fff}
.btn-ghost{background:transparent;color:var(--navy-700);border-color:var(--navy-500)}
.btn-ghost:hover{background:var(--navy-700);color:#fff;border-color:var(--navy-700)}
.bg-navy .btn-ghost{color:#fff;border-color:rgba(255,255,255,.5)}
.bg-navy .btn-ghost:hover{background:#fff;color:var(--navy-700)}
.btn-lg{padding:16px 32px;font-size:1.02rem}
.btn-row{display:flex;flex-wrap:wrap;gap:14px;align-items:center}

.arrow-link{font-weight:600;font-family:var(--font-sans);display:inline-flex;align-items:center;gap:6px;font-size:.95rem}
.arrow-link::after{content:"\2192";transition:transform .2s var(--ease)}
.arrow-link:hover::after{transform:translateX(4px)}

/* ---------- Header ---------- */
header.site{
  position:sticky;top:0;z-index:60;
  background:rgba(255,255,255,.92);
  backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line-200);
}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px;gap:24px}
.nav .logo img{height:46px;width:auto}
.nav-links{display:flex;align-items:center;gap:22px;list-style:none;margin:0;padding:0}
.nav-links > li > a,.nav-links > li > button{
  font-family:var(--font-sans);font-weight:600;font-size:.93rem;color:var(--navy-900);
  background:none;border:none;cursor:pointer;padding:6px 0;letter-spacing:.01em;
  display:inline-flex;align-items:center;gap:5px;
}
.nav-links a:hover,.nav-links button:hover{color:var(--navy-500)}
.nav-actions{display:flex;align-items:center;gap:20px}
.nav-phone{font-weight:700;color:var(--navy-700);font-size:.92rem;white-space:nowrap}
.nav-phone:hover{color:var(--gold-600)}

/* dropdown */
.has-drop{position:relative}
.dropdown{
  position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%) translateY(8px);
  background:#fff;border:1px solid var(--line-200);border-radius:10px;
  box-shadow:var(--shadow-lg);padding:10px;min-width:288px;
  opacity:0;visibility:hidden;transition:all .2s var(--ease);z-index:70;
}
.has-drop:hover .dropdown,.has-drop:focus-within .dropdown{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.dropdown a{display:block;padding:11px 14px;border-radius:6px;color:var(--navy-900);font-weight:600;font-size:.92rem}
.dropdown a span{display:block;font-weight:400;font-size:.8rem;color:var(--slate-500);margin-top:2px}
.dropdown a:hover{background:var(--blue-tint)}
.dropdown a.flagship{background:var(--cream-100);border:1px solid var(--cream-200)}
.dropdown a.flagship:hover{background:var(--cream-200)}
.dropdown a.flagship strong{color:var(--gold-600)}
.dropdown-div{height:1px;background:var(--line-200);margin:8px 8px}
/* external / new-tab link indicator */
.ext::after{content:"\2197";margin-left:4px;font-size:.72em;font-weight:600;opacity:.6}

/* mobile */
.nav-toggle{display:none;background:none;border:none;cursor:pointer;color:var(--navy-700);padding:6px}
.mobile-menu{display:none}
@media(max-width:1100px){
  .nav-links,.nav-actions .nav-phone,.nav-actions .btn{display:none}
  .nav-toggle{display:inline-flex}
  .mobile-menu{
    display:block;position:fixed;inset:78px 0 0;background:#fff;z-index:55;
    padding:24px 32px 60px;overflow-y:auto;transform:translateX(100%);
    transition:transform .26s var(--ease);
  }
  .mobile-menu.open{transform:translateX(0)}
  .mobile-menu a{display:block;font-family:var(--font-sans);font-weight:600;font-size:1.05rem;color:var(--navy-900);padding:14px 0;border-bottom:1px solid var(--line-200)}
  .mobile-menu .sub a{padding-left:18px;font-weight:500;font-size:.98rem;color:var(--slate-500)}
  .mobile-menu .m-label{font-family:var(--font-sans);text-transform:uppercase;letter-spacing:.16em;font-size:.72rem;color:var(--gold-600);font-weight:700;margin:22px 0 4px}
  .mobile-menu .btn{display:flex;justify-content:center;margin-top:24px}
}

/* ---------- Hero ---------- */
.hero{padding:0}
.hero-inner{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center;padding:96px 0 100px}
.hero-copy h1{margin-bottom:.4em}
.hero-sub{font-family:var(--font-serif);font-size:1.45rem;line-height:1.5;color:#33445a;margin-bottom:18px;font-weight:500}
.hero-trust{margin-top:28px;font-size:.85rem;color:var(--slate-500);font-weight:600;letter-spacing:.02em}
.hero-trust::before{content:"";display:inline-block;width:22px;height:1px;background:var(--gold-400);vertical-align:middle;margin-right:10px}
.hero.alt{background:linear-gradient(180deg,var(--blue-tint),var(--off-white))}

/* ---------- Image placeholders ---------- */
.ph{
  position:relative;border-radius:var(--radius);overflow:hidden;
  background:linear-gradient(150deg,var(--navy-700),var(--navy-900));
  color:rgba(255,255,255,.78);box-shadow:var(--shadow-md);
  display:flex;align-items:center;justify-content:center;text-align:center;
  min-height:340px;
}
.ph::before{
  content:"";position:absolute;inset:0;opacity:.5;
  background-image:radial-gradient(rgba(201,169,97,.22) 1px,transparent 1.4px);
  background-size:22px 22px;
}
.ph::after{
  content:"";position:absolute;width:300px;height:300px;border-radius:50%;
  background:radial-gradient(circle,rgba(176,212,227,.28),transparent 70%);
  top:-60px;right:-60px;
}
.ph .ph-label{position:relative;z-index:2;max-width:74%;font-size:.82rem;letter-spacing:.04em;line-height:1.5}
.ph .ph-label i{display:block;margin:0 auto 14px;color:var(--gold-400)}
.ph.light{background:linear-gradient(150deg,#eef4fb,#dfeaf6);color:var(--navy-700)}
.ph.light .ph-label i{color:var(--navy-500)}
.ph.tall{min-height:460px}
.ph.cream{background:linear-gradient(150deg,var(--cream-100),var(--cream-200));color:var(--gold-600)}
.ph.cream::before{opacity:.35}
.ph.cream .ph-label i{color:var(--gold-600)}


/* ---------- Production image frames ---------- */
.image-frame{
  margin:0;
  position:relative;
  border-radius:var(--radius);
  overflow:hidden;
  background:var(--cream-100);
  box-shadow:var(--shadow-md);
  min-height:340px;
}
.image-frame img{
  width:100%;
  height:100%;
  min-height:340px;
  object-fit:cover;
  object-position:center;
}
.image-frame--tall,
.image-frame--tall img{min-height:460px}
.image-frame--cream{background:linear-gradient(150deg,var(--cream-100),var(--cream-200))}
.split .image-frame img{aspect-ratio:4/3}
.hero .image-frame img{aspect-ratio:16/9}

/* ---------- Cards / grids ---------- */
.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:#fff;border:1px solid var(--line-200);border-radius:var(--radius);
  padding:30px 28px;box-shadow:var(--shadow-sm);
  transition:box-shadow .22s var(--ease),transform .22s var(--ease);
}
.card.interactive:hover{box-shadow:var(--shadow-lg);transform:translateY(-3px)}
.card h3{margin-bottom:.4em}
.card p:last-child{margin-bottom:0}
.card .ico{
  width:48px;height:48px;border-radius:8px;background:var(--blue-tint);
  display:flex;align-items:center;justify-content:center;margin-bottom:18px;color:var(--navy-500);
}
.card .ico.gold{background:var(--cream-100);color:var(--gold-600)}

/* flagship card */
.card.flagship{
  background:linear-gradient(160deg,#fff,var(--cream-100));
  border:1.5px solid var(--gold-400);box-shadow:var(--shadow-md);
}
.card.flagship .ico{background:var(--cream-200);color:var(--gold-600)}

/* flagship promo row (home page): icon + copy + CTA across; CTA drops below on mobile */
.fo-promo{display:grid;grid-template-columns:auto 1fr auto;gap:28px;align-items:center}
.fo-promo-ico{margin:0}
.fo-promo-cta{white-space:nowrap}
@media(max-width:760px){
  .fo-promo{grid-template-columns:auto 1fr}
  .fo-promo-cta{grid-column:1/-1;justify-self:start;white-space:normal}
}

/* icon line lists */
.feature{display:flex;gap:16px;align-items:flex-start}
.feature .ico{flex:none}

/* ---------- Lifecycle bar ---------- */
.lifecycle{display:grid;grid-template-columns:1fr auto 1fr auto 1fr;align-items:stretch;gap:0}
.life-stage{background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);padding:30px 28px;box-shadow:var(--shadow-sm)}
.life-stage .num{font-family:var(--font-display);color:var(--gold-400);font-size:.8rem;letter-spacing:.2em;font-weight:700;text-transform:uppercase}
.life-stage h3{margin:8px 0 .4em}
.life-stage .ico{width:46px;height:46px;border-radius:8px;background:var(--blue-tint);display:flex;align-items:center;justify-content:center;margin-bottom:16px;color:var(--navy-500)}
.life-arrow{display:flex;align-items:center;justify-content:center;color:var(--gold-400);padding:0 14px}
.life-stage.active{border-color:var(--gold-400);background:linear-gradient(160deg,#fff,var(--cream-100))}
@media(max-width:860px){
  .lifecycle{grid-template-columns:1fr}
  .life-arrow{transform:rotate(90deg);padding:6px 0}
}

/* ---------- Differentiator panel ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split.wide-left{grid-template-columns:1.1fr .9fr}
.checklist{list-style:none;margin:0;padding:0}
.checklist li{position:relative;padding:10px 0 10px 36px;border-bottom:1px solid var(--line-200)}
.checklist li:last-child{border-bottom:none}
.checklist li::before{
  content:"";position:absolute;left:0;top:14px;width:20px;height:20px;border-radius:50%;
  background:var(--cream-100);border:1.5px solid var(--gold-400);
}
.checklist li::after{
  content:"";position:absolute;left:6.5px;top:18px;width:7px;height:4px;
  border-left:2px solid var(--gold-600);border-bottom:2px solid var(--gold-600);
  transform:rotate(-45deg);
}
.checklist.tight li{padding-top:7px;padding-bottom:7px}
.checklist li strong{color:var(--navy-700)}

/* plain bullet list */
ul.dash{list-style:none;margin:0 0 1.1em;padding:0}
ul.dash li{position:relative;padding:7px 0 7px 24px}
ul.dash li::before{content:"";position:absolute;left:0;top:18px;width:12px;height:2px;background:var(--gold-400)}

/* ---------- Process steps ---------- */
.steps{counter-reset:step;display:grid;gap:20px}
.steps.horiz{grid-template-columns:repeat(6,1fr)}
.step{position:relative;padding-top:8px}
.step .badge{
  width:46px;height:46px;border-radius:50%;background:var(--navy-700);color:var(--gold-400);
  font-family:var(--font-display);font-weight:700;font-size:1.1rem;
  display:flex;align-items:center;justify-content:center;margin-bottom:16px;box-shadow:var(--shadow-sm);
}
.step h3{font-size:1.08rem;margin-bottom:.3em}
.step p{font-size:.92rem;color:var(--slate-500);margin:0}
@media(max-width:900px){.steps.horiz{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.steps.horiz{grid-template-columns:1fr}}
/* 4-step variant: stays responsive (was previously an inline grid that defeated the queries) */
.steps.horiz.cols-4{grid-template-columns:repeat(4,1fr)}
@media(max-width:760px){.steps.horiz.cols-4{grid-template-columns:1fr 1fr}}
@media(max-width:460px){.steps.horiz.cols-4{grid-template-columns:1fr}}

/* ---------- Persona blocks ---------- */
.persona{
  background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);
  padding:32px 34px;box-shadow:var(--shadow-sm);display:grid;grid-template-columns:auto 1fr;gap:24px;
}
.persona .ico{width:54px;height:54px;border-radius:10px;background:var(--blue-tint);display:flex;align-items:center;justify-content:center;color:var(--navy-500);flex:none}
.persona.lead{border-color:var(--gold-400);background:linear-gradient(160deg,#fff,var(--cream-100))}
.persona.lead .ico{background:var(--cream-200);color:var(--gold-600)}
.persona h3{margin-bottom:.35em}
.persona .concern{font-family:var(--font-serif);font-style:italic;font-size:1.18rem;color:var(--navy-500);margin-bottom:.6em;line-height:1.45}
.persona .tag{font-size:.72rem;text-transform:uppercase;letter-spacing:.18em;font-weight:700;color:var(--gold-600);display:block;margin-bottom:6px}
.persona p{margin-bottom:1em}
@media(max-width:600px){.persona{grid-template-columns:1fr}}

/* ---------- Comparison table ---------- */
.cmp{width:100%;border-collapse:collapse;background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-sm);border:1px solid var(--line-200)}
.cmp th,.cmp td{padding:16px 22px;text-align:left;border-bottom:1px solid var(--line-200);font-size:.96rem;vertical-align:top}
.cmp thead th{background:var(--navy-700);color:#fff;font-family:var(--font-sans);font-weight:600;letter-spacing:.02em}
.cmp thead th:last-child{background:var(--navy-900)}
.cmp tbody td:first-child{font-weight:600;color:var(--navy-700)}
.cmp tbody td:last-child{background:var(--cream-100);border-left:2px solid var(--gold-400)}
.cmp tr:last-child td{border-bottom:none}
@media(max-width:560px){.cmp th,.cmp td{padding:11px 12px;font-size:.85rem}}

/* ---------- FAQ ---------- */
.faq{max-width:840px}
.faq details{border-bottom:1px solid var(--line-200)}
.faq summary{
  list-style:none;cursor:pointer;padding:22px 44px 22px 0;position:relative;
  font-family:var(--font-display);font-weight:600;color:var(--navy-700);font-size:1.12rem;line-height:1.4;
}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{
  content:"+";position:absolute;right:6px;top:18px;font-size:1.6rem;color:var(--gold-400);
  font-family:var(--font-sans);font-weight:400;transition:transform .2s var(--ease)}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details > div{padding:0 0 24px;color:#3a4a5e}
.faq details > div p:last-child{margin-bottom:0}

/* ---------- Quote / testimonial ---------- */
.quote{
  background:#fff;border:1px solid var(--line-200);border-left:3px solid var(--gold-400);
  border-radius:var(--radius);padding:30px 34px;box-shadow:var(--shadow-sm);
}
.quote p{font-family:var(--font-serif);font-style:italic;font-size:1.3rem;color:var(--navy-700);line-height:1.5;margin-bottom:14px}
.quote .by{font-family:var(--font-sans);font-size:.85rem;color:var(--slate-500);font-weight:600;letter-spacing:.02em}
.quote .by::before{content:"\2014 ";}

/* placeholder tokens (proof points) */
.placeholder{
  display:inline-block;background:repeating-linear-gradient(45deg,var(--cream-100),var(--cream-100) 8px,var(--cream-200) 8px,var(--cream-200) 16px);
  border:1px dashed var(--gold-400);border-radius:5px;padding:3px 10px;
  font-size:.8rem;color:var(--gold-600);font-weight:600;font-family:var(--font-sans);letter-spacing:.01em;
}

/* ---------- Trust bar ---------- */
.trustbar{background:var(--navy-700);color:#dbe6f2;text-align:center;padding:18px 0;font-size:.9rem;font-weight:600;letter-spacing:.04em}
.trustbar .sep{color:var(--gold-400);margin:0 12px}

/* ---------- Disclaimer block ---------- */
.disclaimer{background:var(--off-white);border:1px solid var(--line-200);border-radius:var(--radius);padding:24px 28px}
.disclaimer p,.disclaimer li{font-size:.82rem;color:var(--slate-500);line-height:1.6;margin:0 0 .6em}
.disclaimer p:last-child,.disclaimer li:last-child{margin-bottom:0}
.disclaimer ul{margin:0;padding-left:18px}

/* ---------- CTA band ---------- */
.cta-band{background:linear-gradient(150deg,var(--navy-700),var(--navy-900));color:#eaf1f9;text-align:center;position:relative;overflow:hidden}
.cta-band::before{content:"";position:absolute;inset:0;opacity:.4;background-image:radial-gradient(rgba(201,169,97,.18) 1px,transparent 1.4px);background-size:24px 24px}
.cta-band .container{position:relative;z-index:2}
.cta-band h2{color:#fff;max-width:780px;margin-left:auto;margin-right:auto}
.cta-band p{color:#cdd9e8;max-width:620px;margin:0 auto 30px;font-size:1.08rem}
.cta-band .alt-cta{margin-top:26px;font-size:.92rem;color:#aebfd3}
.cta-band .alt-cta a{color:var(--gold-400);font-weight:600}

/* ---------- Forms ---------- */
.lead-form{background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);padding:36px;box-shadow:var(--shadow-md)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{display:flex;flex-direction:column;gap:6px}
.field.full{grid-column:1/-1}
.field label{font-size:.82rem;font-weight:600;color:var(--navy-700);letter-spacing:.02em}
.field input,.field select,.field textarea{
  font-family:var(--font-sans);font-size:.95rem;padding:11px 13px;border:1px solid var(--line-200);
  border-radius:6px;background:var(--off-white);color:var(--ink);transition:border .2s var(--ease),box-shadow .2s var(--ease);
}
.field input:hover,.field select:hover,.field textarea:hover{border-color:#c4cbd5}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--navy-500);box-shadow:0 0 0 3px rgba(9,77,142,.14);background:#fff}
.field textarea{resize:vertical;min-height:96px}
.form-note{font-size:.78rem;color:var(--slate-500);margin-top:14px}
@media(max-width:600px){.form-grid{grid-template-columns:1fr}}


/* ---------- Formbricks embedded forms ---------- */
.formbricks-embed{
  padding:0;
  overflow:hidden;
}
.formbricks-embed > div{
  border-radius:var(--radius);
  background:#fff;
}
.formbricks-embed iframe{
  display:block;
  background:#fff;
}
.rental-analysis-card .checklist li{
  font-size:.93rem;
}

/* ---------- Contact: 3-way "choose how to start" selector ---------- */
.choice{max-width:880px;margin:0 auto}
.choice-tabs{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-bottom:28px}
.choice-tab{
  position:relative;display:flex;flex-direction:column;align-items:center;text-align:center;gap:3px;
  background:#fff;border:1.5px solid var(--line-200);border-radius:var(--radius);
  padding:18px 16px;cursor:pointer;color:var(--navy-700);font-family:var(--font-sans);
  box-shadow:var(--shadow-sm);transition:border-color .2s var(--ease),box-shadow .2s var(--ease),transform .2s var(--ease);
}
.choice-tab:hover{border-color:var(--gold-400);box-shadow:var(--shadow-md);transform:translateY(-2px)}
.choice-tab:focus-visible{outline:none;border-color:var(--navy-500);box-shadow:0 0 0 3px rgba(9,77,142,.16)}
.choice-tab i,.choice-tab svg{width:26px;height:26px;color:var(--gold-600);margin-bottom:4px}
.choice-tab .choice-tab-t{font-weight:700;font-size:1rem;letter-spacing:.01em}
.choice-tab .choice-tab-s{font-size:.8rem;color:var(--slate-500);font-weight:500;line-height:1.3}
.choice-tab[aria-selected="true"]{
  border-color:var(--gold-400);background:linear-gradient(160deg,#fff,var(--cream-100));box-shadow:var(--shadow-md);
}
.choice-tab[aria-selected="true"] i,.choice-tab[aria-selected="true"] svg{color:var(--gold-600)}
.choice-panel{animation:choiceFade .25s var(--ease)}
.choice-panel:focus{outline:none}
@keyframes choiceFade{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}
@media(max-width:620px){
  .choice-tabs{grid-template-columns:1fr;gap:10px}
  .choice-tab{flex-direction:row;justify-content:flex-start;text-align:left;gap:14px;padding:14px 18px}
  .choice-tab i,.choice-tab svg{margin-bottom:0}
}

/* Cal.com inline booking embed */
.cal-embed-wrap{
  position:relative;width:100%;height:72vh;min-height:640px;max-height:840px;
  background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);
  box-shadow:var(--shadow-md);overflow:hidden;
}
.cal-embed-wrap > div{width:100%;height:100%}
@media(max-width:600px){.cal-embed-wrap{height:80vh;min-height:560px}}

/* Call panel */
.call-card{
  background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);box-shadow:var(--shadow-md);
  padding:44px 36px;text-align:center;max-width:560px;margin:0 auto;
}
.call-card .ico{margin:0 auto 18px}
.call-card .btn{margin:6px 0}
.call-meta{list-style:none;margin:22px auto 0;padding:0;display:inline-flex;flex-direction:column;gap:12px;text-align:left}
.call-meta li{display:flex;align-items:center;gap:10px;font-size:.95rem;color:var(--slate-500)}
.call-meta i,.call-meta svg{width:18px;height:18px;color:var(--gold-600);flex:none}

/* link-styled button (in-panel cross links) */
.linklike{background:none;border:none;padding:0;color:var(--navy-500);font:inherit;font-weight:600;cursor:pointer}
.linklike:hover{color:var(--navy-700);text-decoration:underline}

/* ---------- Footer ---------- */
footer.site{background:var(--navy-900);color:#b9c6d6;padding:64px 0 0}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1.2fr;gap:32px;padding-bottom:48px}
footer.site .logo img{height:42px;margin-bottom:18px}
footer.site h4{color:#fff;font-family:var(--font-sans);text-transform:uppercase;letter-spacing:.14em;font-size:.74rem;margin-bottom:18px}
footer.site ul{list-style:none;margin:0;padding:0}
footer.site li{margin-bottom:11px}
footer.site a{color:#b9c6d6;font-size:.92rem}
footer.site a:hover{color:var(--gold-400)}
.foot-blurb{font-size:.9rem;line-height:1.6;color:#9fb0c4;max-width:280px;margin-bottom:18px}
.foot-contact{font-size:.9rem;line-height:1.8}
.foot-contact strong{color:#fff}
.coming{font-size:.78rem;color:#7e90a6;font-style:italic}
.eho-logo{height:60px;width:auto;margin-top:8px;opacity:.85;filter:brightness(0) invert(1)}
.foot-base{border-top:1px solid rgba(255,255,255,.1);padding:24px 0 34px;font-size:.8rem;color:#8295ab}
.foot-base .row{display:flex;flex-wrap:wrap;gap:8px 18px;align-items:center;margin-bottom:12px}
.foot-base a{color:#b9c6d6}
.foot-base .disc{font-size:.76rem;color:#71839a;line-height:1.6;max-width:920px}
@media(max-width:900px){.foot-grid{grid-template-columns:1fr 1fr;gap:32px}}
@media(max-width:540px){.foot-grid{grid-template-columns:1fr}}

/* ---------- Misc responsive ---------- */
@media(max-width:900px){
  .grid-3,.grid-4{grid-template-columns:1fr 1fr}
  .split,.hero-inner{grid-template-columns:1fr;gap:36px}
  .hero-inner{padding:56px 0 64px}
  section{padding:64px 0}
}
@media(max-width:600px){
  .container{padding:0 22px}
  .grid-2,.grid-3,.grid-4{grid-template-columns:1fr}
  body{font-size:16px}
}

/* small utilities */
.mt0{margin-top:0}.mb0{margin-bottom:0}
.stack-sm > * + *{margin-top:10px}
.divider-list{columns:2;column-gap:48px}
.areas{display:flex;flex-wrap:wrap;gap:10px}
.areas span{background:#fff;border:1px solid var(--line-200);border-radius:40px;padding:7px 16px;font-size:.86rem;font-weight:600;color:var(--navy-700)}
.bg-tint .areas span,.bg-cream .areas span{background:#fff}
.two-col-list{display:grid;grid-template-columns:1fr 1fr;gap:0 48px}
@media(max-width:600px){.two-col-list,.divider-list{grid-template-columns:1fr;columns:1}}

/* ---------- Team / agents (About) ---------- */
.team-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:26px;max-width:940px;margin:0 auto}
.agent-card{display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center;background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);padding:26px 28px;box-shadow:var(--shadow-sm)}
.agent-photo{width:118px;height:142px;border-radius:8px;flex:none;overflow:hidden;background:linear-gradient(150deg,var(--cream-100),var(--cream-200));display:flex;flex-direction:column;align-items:center;justify-content:center;gap:7px;color:var(--gold-600)}
.agent-photo img{width:100%;height:100%;object-fit:cover}
.agent-photo i,.agent-photo svg{width:34px;height:34px}
.agent-photo span{font-size:.64rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700}
.agent-info h3{margin:0 0 2px}
.agent-role{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.13em;font-weight:700;color:var(--gold-600);margin-bottom:10px}
.agent-info p{margin:0 0 12px;font-size:.95rem}
.agent-contact{list-style:none;margin:0;padding:0}
.agent-contact li{margin-bottom:7px}
.agent-contact a{display:inline-flex;align-items:center;gap:9px;font-weight:600;font-size:.92rem;color:var(--navy-700)}
.agent-contact a:hover{color:var(--gold-600)}
.agent-contact i,.agent-contact svg{width:16px;height:16px;color:var(--gold-600);flex:none}
@media(max-width:760px){.team-grid{grid-template-columns:1fr}}
@media(max-width:430px){.agent-card{grid-template-columns:1fr;justify-items:center;text-align:center}.agent-contact a{justify-content:center}}

/* ---------- Legal document (Terms) ---------- */
.legal-doc{max-width:820px;margin:0 auto}
.legal-doc h2{font-size:1.3rem;margin:34px 0 .7em;padding-top:18px;border-top:1px solid var(--line-200);color:var(--navy-700)}
.legal-doc p,.legal-doc li{color:#3a4a5e}
.legal-doc ul,.legal-doc ol{margin:0 0 1.1em;padding-left:22px}
.legal-doc li{margin-bottom:7px}
.legal-updated{display:inline-block;background:var(--cream-100);border:1px solid var(--cream-200);color:var(--gold-600);font-weight:700;font-size:.78rem;letter-spacing:.04em;padding:7px 16px;border-radius:40px}

/* ---------- For-sale listings ---------- */
.listings-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.listing-card{background:#fff;border:1px solid var(--line-200);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-sm);transition:box-shadow .22s var(--ease),transform .22s var(--ease)}
.listing-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-3px)}
.listing-photo{position:relative;aspect-ratio:16/10;background:linear-gradient(150deg,var(--cream-100),var(--cream-200));display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;color:var(--gold-600)}
.listing-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.listing-photo i,.listing-photo svg{width:40px;height:40px}
.listing-photo-label{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700}
.listing-badge{position:absolute;top:14px;left:14px;background:var(--navy-700);color:#fff;font-size:.7rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px;border-radius:40px;z-index:2}
.listing-body{padding:24px 26px}
.listing-price{font-family:var(--font-display);font-size:1.6rem;color:var(--navy-700);font-weight:700;margin-bottom:4px}
.listing-addr{margin:0 0 14px;color:var(--slate-500);line-height:1.45}
.listing-meta{list-style:none;display:flex;flex-wrap:wrap;gap:18px;margin:0 0 16px;padding:14px 0;border-top:1px solid var(--line-200);border-bottom:1px solid var(--line-200)}
.listing-meta li{display:inline-flex;align-items:center;gap:7px;font-weight:600;font-size:.9rem;color:var(--navy-700)}
.listing-meta i,.listing-meta svg{width:17px;height:17px;color:var(--gold-600)}
.listing-desc{font-size:.92rem;margin-bottom:18px}
.listing-badge.active{background:#1f7a4d}
.listing-badge.pending{background:#b9821f}
.listing-badge.sold{background:#b03636}
.pagination{display:flex;align-items:center;justify-content:center;gap:18px;margin-top:36px;flex-wrap:wrap}
.pagination-status{font-size:.9rem}
@media(max-width:760px){.listings-grid{grid-template-columns:1fr}}

/* The whole card is a link to the detail page */
.listing-card{display:block;color:inherit;text-decoration:none}

/* ---------- Listing detail page (PDP) ---------- */
.pdp-back{display:inline-flex;align-items:center;gap:8px;font-family:var(--font-sans);font-weight:600;font-size:.9rem;color:var(--slate-500);margin-bottom:20px}
.pdp-back:hover{color:var(--navy-700)}
.pdp-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:18px 32px}
.pdp-head h1{margin:.16em 0 .1em}
.listing-badge.static{position:static;display:inline-block}
.pdp-price{font-family:var(--font-display);font-size:2.3rem;font-weight:700;color:var(--navy-700);white-space:nowrap}
.pdp-stats{list-style:none;display:flex;flex-wrap:wrap;gap:16px 46px;margin:26px 0 0;padding:22px 0;border-top:1px solid var(--line-200);border-bottom:1px solid var(--line-200)}
.pdp-stats li{display:flex;flex-direction:column;gap:4px}
.pdp-stats .n{font-family:var(--font-display);font-size:1.5rem;font-weight:700;color:var(--navy-700);line-height:1}
.pdp-stats .l{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--slate-500);font-weight:700}
.pdp-agent{margin:18px 0 0;font-size:.92rem;color:var(--slate-500)}
.pdp-agent strong{color:var(--navy-700);font-weight:700}
.pdp-agent a{color:var(--gold-600);font-weight:600}

/* photo gallery (click any photo → shared lightbox) */
.detail-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.detail-gallery img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:10px;cursor:zoom-in;box-shadow:var(--shadow-sm);transition:transform .2s var(--ease),box-shadow .2s var(--ease);display:block}
.detail-gallery img:hover{transform:translateY(-3px);box-shadow:var(--shadow-md)}
.pdp-gallery-hint{text-align:center;font-size:.85rem;margin:16px 0 0}
@media(max-width:760px){.detail-gallery{grid-template-columns:repeat(2,1fr)}}
@media(max-width:460px){.detail-gallery{grid-template-columns:1fr}}

/* about + details */
.pdp-body{display:grid;grid-template-columns:1.5fr 1fr;gap:56px;align-items:start}
.pdp-desc{font-size:1.02rem;line-height:1.7;color:#33445a;white-space:pre-line;margin:0}
.facts-grid{margin:0}
.facts-grid>div{display:flex;justify-content:space-between;gap:18px;padding:12px 0;border-bottom:1px solid var(--line-200)}
.facts-grid>div:last-child{border-bottom:none}
.facts-grid dt{margin:0;color:var(--slate-500);font-weight:500}
.facts-grid dd{margin:0;color:var(--navy-700);font-weight:600;text-align:right}
@media(max-width:860px){.pdp-body{grid-template-columns:1fr;gap:40px}}

/* ---------- Full-page photo lightbox ---------- */
.bv-lightbox{
  position:fixed;inset:0;z-index:200;display:flex;align-items:center;justify-content:center;
  background:rgba(8,14,24,.95);opacity:0;visibility:hidden;transition:opacity .22s var(--ease),visibility .22s;
}
.bv-lightbox.open{opacity:1;visibility:visible}
.bv-lightbox img{max-width:92vw;max-height:84vh;object-fit:contain;border-radius:4px;box-shadow:0 18px 60px rgba(0,0,0,.5)}
.bv-lightbox .lb-btn{
  position:absolute;background:rgba(255,255,255,.12);color:#fff;border:none;cursor:pointer;
  display:flex;align-items:center;justify-content:center;border-radius:50%;transition:background .2s var(--ease);
}
.bv-lightbox .lb-btn:hover{background:rgba(255,255,255,.28)}
.bv-lightbox .lb-close{top:20px;right:24px;width:46px;height:46px;font-size:1.7rem;line-height:1}
.bv-lightbox .lb-nav{top:50%;transform:translateY(-50%);width:56px;height:56px;font-size:2.4rem;line-height:1}
.bv-lightbox .lb-prev{left:3vw}
.bv-lightbox .lb-next{right:3vw}
.bv-lightbox .lb-counter{
  position:absolute;bottom:22px;left:0;right:0;text-align:center;color:rgba(255,255,255,.85);
  font-size:.9rem;font-weight:600;letter-spacing:.04em;
}
.bv-lightbox .lb-caption{
  position:absolute;top:24px;left:0;right:0;text-align:center;color:rgba(255,255,255,.9);
  font-size:.95rem;font-weight:600;padding:0 80px;
}
@media(max-width:600px){
  .bv-lightbox img{max-width:96vw;max-height:74vh}
  .bv-lightbox .lb-nav{width:44px;height:44px;font-size:1.9rem}
  .bv-lightbox .lb-prev{left:6px}
  .bv-lightbox .lb-next{right:6px}
  .bv-lightbox .lb-caption{padding:0 56px;font-size:.85rem}
}

/* AppFolio rentals widget wrapper — keep it inside the viewport on small screens */
.appfolio-embed{width:100%;max-width:100%;overflow-x:auto;-webkit-overflow-scrolling:touch}
.appfolio-embed img{max-width:100%;height:auto}

/* All other listings (full MLS) callout */
.all-listings{display:grid;grid-template-columns:auto 1fr auto;gap:26px;align-items:center;background:linear-gradient(160deg,#fff,var(--cream-100));border:1.5px solid var(--gold-400);border-radius:var(--radius);padding:30px 32px;box-shadow:var(--shadow-md)}
.all-listings-ico{width:60px;height:60px;border-radius:12px;background:var(--cream-200);color:var(--gold-600);display:flex;align-items:center;justify-content:center;flex:none}
.all-listings-ico i,.all-listings-ico svg{width:30px;height:30px}
.all-listings-body h2{margin:0 0 .3em;font-size:1.4rem}
.all-listings-body p{margin:0;color:var(--slate-500)}
@media(max-width:680px){.all-listings{grid-template-columns:1fr;text-align:center}.all-listings-ico{margin:0 auto}.all-listings .btn{justify-content:center}}

/* ---------- Cookie consent banner ---------- */
.cookie-banner{position:fixed;left:0;right:0;bottom:0;z-index:120;background:#fff;border-top:1px solid var(--line-200);box-shadow:0 -8px 30px rgba(15,28,46,.13);padding:16px 0;transform:translateY(110%);transition:transform .3s var(--ease)}
.cookie-banner.open{transform:translateY(0)}
.cookie-banner .cookie-inner{display:flex;align-items:center;gap:14px 28px;justify-content:space-between;flex-wrap:wrap}
.cookie-text{margin:0;font-size:.88rem;line-height:1.55;color:var(--slate-500);max-width:74ch}
.cookie-text a{color:var(--gold-600);font-weight:600}
.cookie-actions{display:flex;gap:12px;flex:none}
.cookie-actions .btn{padding:11px 26px}
@media(max-width:600px){
  .cookie-banner .cookie-inner{flex-direction:column;align-items:stretch}
  .cookie-actions{justify-content:flex-end}
}