/* ─── CSS Variables & Reset ─────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --navy:         #0D2B5E;
  --navy-dark:    #091E47;
  --navy-mid:     #1A3F7A;
  --navy-dim:     rgba(13,43,94,0.06);
  --navy-ring:    rgba(13,43,94,0.20);
  --gold:         #C9A84C;
  --gold-light:   #E8C96A;
  --white:        #ffffff;
  --off-white:    #F7F9FC;
  --surface:      #EFF2F8;
  --border:       #DDE3EE;
  --text:         #111827;
  --muted:        #4B5563;
  --subtle:       #6B7280;
  --green:        #15803d;
  --font:         'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  --serif:        'Playfair Display', Georgia, serif;
  --radius:       14px;
  --radius-sm:    8px;
  --max-w:        1140px;
  --shadow-sm:    0 1px 4px rgba(13,43,94,0.08);
  --shadow:       0 4px 18px rgba(13,43,94,0.12);
  --shadow-lg:    0 12px 40px rgba(13,43,94,0.18);
  --shadow-xl:    0 24px 60px rgba(13,43,94,0.22);
  --ease:         0.22s ease;
}

html { scroll-behavior: smooth; }

body {
  background: var(--white);
  color: var(--text);
  font-family: var(--font);
  font-size: 16px;
  line-height: 1.65;
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
button { cursor: pointer; font-family: inherit; }
address { font-style: normal; }

::-webkit-scrollbar { width: 5px; }
::-webkit-scrollbar-track { background: var(--surface); }
::-webkit-scrollbar-thumb { background: var(--border); border-radius: 3px; }
::-webkit-scrollbar-thumb:hover { background: var(--navy-mid); }

/* ─── Utilities ─────────────────────────────────────────────────────── */
.sr-only {
  position: absolute; width: 1px; height: 1px;
  padding: 0; margin: -1px; overflow: hidden;
  clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.sr-only:focus {
  position: fixed; top: 1rem; left: 1rem;
  width: auto; height: auto; clip: auto;
  background: var(--navy); color: var(--white);
  padding: 0.75rem 1.5rem; border-radius: var(--radius-sm);
  z-index: 9999;
}

.container { max-width: var(--max-w); margin: 0 auto; padding: 0 2rem; }
.section-pad { padding: 5rem 0; }
.section-pad--lg { padding: 7rem 0; }
.text-center { text-align: center; }
.hidden { display: none !important; }

.eyebrow {
  font-size: 0.75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold);
  margin-bottom: 0.75rem;
}
.eyebrow--navy { color: var(--navy); }
.eyebrow--white { color: var(--gold-light); }

.heading-xl {
  font-family: var(--serif);
  font-size: clamp(2.2rem, 5vw, 3.4rem);
  font-weight: 700;
  color: var(--text);
  line-height: 1.15;
  letter-spacing: -0.02em;
}
.heading-xl--white { color: var(--white); }

.heading-lg {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3.5vw, 2.5rem);
  font-weight: 700;
  color: var(--text);
  line-height: 1.2;
  letter-spacing: -0.01em;
}
.heading-lg--white { color: var(--white); }

.heading-md {
  font-size: clamp(1.1rem, 2vw, 1.3rem);
  font-weight: 700;
  color: var(--text);
  line-height: 1.3;
}

.body-lg { font-size: 1.0625rem; line-height: 1.75; color: var(--muted); }
.body-lg--white { color: rgba(255,255,255,0.82); }
.body-sm { font-size: 0.875rem; color: var(--subtle); }

.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem; align-items: start; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.75rem; }
.grid-auto { display: grid; grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); gap: 1.75rem; }

/* ─── Buttons ────────────────────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  padding: 0.875rem 2rem;
  border-radius: var(--radius-sm);
  font-size: 0.9375rem;
  font-weight: 600;
  border: 2px solid transparent;
  transition: background var(--ease), border-color var(--ease),
              color var(--ease), transform var(--ease), box-shadow var(--ease);
  cursor: pointer;
  white-space: nowrap;
  text-decoration: none;
  line-height: 1.2;
}
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: translateY(0); }

.btn--primary {
  background: var(--navy);
  color: var(--white);
  border-color: var(--navy);
}
.btn--primary:hover {
  background: var(--navy-dark);
  border-color: var(--navy-dark);
  box-shadow: var(--shadow);
}

.btn--outline {
  background: transparent;
  color: var(--navy);
  border-color: var(--navy);
}
.btn--outline:hover {
  background: var(--navy);
  color: var(--white);
}

.btn--outline-white {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.7);
}
.btn--outline-white:hover {
  background: rgba(255,255,255,0.12);
  border-color: var(--white);
}

.btn--gold {
  background: var(--gold);
  color: var(--navy-dark);
  border-color: var(--gold);
  font-weight: 700;
}
.btn--gold:hover {
  background: var(--gold-light);
  border-color: var(--gold-light);
}

.btn--sm { padding: 0.625rem 1.375rem; font-size: 0.875rem; }
.btn--lg { padding: 1.0625rem 2.5rem; font-size: 1rem; }
.btn--full { width: 100%; justify-content: center; }

/* ─── Forms ──────────────────────────────────────────────────────────── */
.form-group { display: flex; flex-direction: column; gap: 0.4rem; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }

.form-label {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--text);
}

.form-input,
.form-select,
.form-textarea {
  padding: 0.8125rem 1rem;
  border: 1.5px solid var(--border);
  border-radius: var(--radius-sm);
  font-family: var(--font);
  font-size: 0.9375rem;
  color: var(--text);
  background: var(--white);
  transition: border-color var(--ease), box-shadow var(--ease);
  width: 100%;
}
.form-input:focus,
.form-select:focus,
.form-textarea:focus {
  outline: none;
  border-color: var(--navy);
  box-shadow: 0 0 0 3px var(--navy-ring);
}
.form-input::placeholder,
.form-textarea::placeholder { color: var(--subtle); }
.form-textarea { resize: vertical; min-height: 130px; }
.form-select { appearance: none; cursor: pointer; }

.form-success {
  padding: 1rem 1.25rem;
  background: #d1fae5;
  border: 1px solid #6ee7b7;
  border-radius: var(--radius-sm);
  color: #065f46;
  font-size: 0.9375rem;
  font-weight: 500;
}

.form-error {
  display: block;
  margin-top: 0.35rem;
  font-size: 0.8125rem;
  color: #b91c1c;
  min-height: 1em;
}
.form-error:empty { display: none; }
.form-input[aria-invalid="true"],
.form-textarea[aria-invalid="true"] {
  border-color: #b91c1c;
  box-shadow: 0 0 0 3px rgba(185, 28, 28, 0.15);
}

/* ─── Navigation ─────────────────────────────────────────────────────── */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  background: var(--white);
  border-bottom: 1px solid transparent;
  transition: border-color var(--ease), box-shadow var(--ease);
}
.nav--scrolled {
  border-color: var(--border);
  box-shadow: 0 2px 20px rgba(13,43,94,0.08);
}

.nav__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  height: 70px;
  display: flex;
  align-items: center;
  gap: 2rem;
}

.nav__logo {
  flex-shrink: 0;
  display: flex;
  align-items: center;
  gap: 0.5rem;
}
.nav__logo-img {
  height: 44px;
  width: auto;
  display: block;
  object-fit: contain;
}

.nav__links {
  display: flex;
  align-items: center;
  gap: 0.25rem;
  margin-left: auto;
}

.nav__item { position: relative; }

.nav__link {
  display: flex;
  align-items: center;
  gap: 0.3rem;
  padding: 0.5rem 0.75rem;
  font-size: 0.9rem;
  font-weight: 500;
  color: var(--text);
  border-radius: var(--radius-sm);
  border: none;
  background: none;
  transition: color var(--ease), background var(--ease);
  white-space: nowrap;
}
.nav__link:hover,
.nav__link--active {
  color: var(--navy);
  background: var(--navy-dim);
}

.nav__chevron {
  transition: transform var(--ease);
  flex-shrink: 0;
}
.nav__item--has-dropdown.open .nav__chevron {
  transform: rotate(180deg);
}

/* Dropdown */
.nav__dropdown {
  position: absolute;
  top: calc(100% + 0.5rem);
  left: 50%;
  transform: translateX(-50%);
  min-width: 240px;
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  box-shadow: var(--shadow-lg);
  padding: 0.5rem;
  display: none;
  z-index: 100;
}
.nav__item--has-dropdown.open .nav__dropdown { display: block; }

.nav__dropdown-item {
  display: block;
  padding: 0.6rem 0.875rem;
  font-size: 0.875rem;
  font-weight: 500;
  color: var(--muted);
  border-radius: var(--radius-sm);
  transition: color var(--ease), background var(--ease);
}
.nav__dropdown-item:hover { color: var(--navy); background: var(--navy-dim); }
.nav__dropdown-item--cta {
  color: var(--navy);
  font-weight: 600;
  border-top: 1px solid var(--border);
  margin-top: 0.25rem;
  padding-top: 0.75rem;
}
.nav__dropdown-item--cta:hover { background: var(--navy); color: var(--white); }

.nav__cta {
  margin-left: 1rem;
  flex-shrink: 0;
  padding: 0.6rem 1.375rem;
  font-size: 0.875rem;
}

.nav__hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: 8px;
  border: none;
  background: none;
  margin-left: auto;
}
.nav__hamburger span {
  display: block;
  width: 22px;
  height: 2px;
  background: var(--text);
  border-radius: 2px;
  transition: transform var(--ease), opacity var(--ease);
}
.nav__hamburger--open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav__hamburger--open span:nth-child(2) { opacity: 0; }
.nav__hamburger--open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ─── Hero Section ───────────────────────────────────────────────────── */
.hero {
  padding-top: 70px; /* nav height */
  background: linear-gradient(135deg, var(--navy-dark) 0%, var(--navy) 50%, var(--navy-mid) 100%);
  position: relative;
  overflow: hidden;
  min-height: 92vh;
  display: flex;
  align-items: center;
}

.hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='none' fill-rule='evenodd'%3E%3Cg fill='%23ffffff' fill-opacity='0.025'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/g%3E%3C/svg%3E");
  pointer-events: none;
}

.hero__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 4rem 2rem 5rem;
  display: grid;
  grid-template-columns: 1fr 420px;
  gap: 4rem;
  align-items: center;
  position: relative;
  z-index: 1;
  width: 100%;
}

.hero__content { display: flex; flex-direction: column; gap: 1.5rem; }

.hero__heading {
  font-family: var(--serif);
  font-size: clamp(2.4rem, 5.5vw, 3.8rem);
  font-weight: 700;
  color: var(--white);
  line-height: 1.12;
  letter-spacing: -0.02em;
}
.hero__heading span { color: var(--gold-light); }

.hero__sub {
  font-size: clamp(1rem, 1.8vw, 1.125rem);
  color: rgba(255,255,255,0.8);
  line-height: 1.7;
  max-width: 520px;
}

.hero__ctas { display: flex; flex-wrap: wrap; gap: 0.875rem; margin-top: 0.5rem; }

.hero__stats {
  display: flex;
  gap: 2.5rem;
  margin-top: 1.5rem;
  padding-top: 1.75rem;
  border-top: 1px solid rgba(255,255,255,0.15);
  flex-wrap: wrap;
}
.hero__stat {}
.hero__stat-number {
  font-family: var(--serif);
  font-size: clamp(1.6rem, 3vw, 2.2rem);
  font-weight: 700;
  color: var(--gold-light);
  line-height: 1;
}
.hero__stat-label {
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.65);
  margin-top: 0.25rem;
  font-weight: 500;
  letter-spacing: 0.02em;
}

/* Hero Visual */
.hero__visual {
  display: flex;
  justify-content: center;
  align-items: flex-end;
  position: relative;
}

.hero__photo-wrap {
  position: relative;
  width: 100%;
  max-width: 400px;
}

.hero__photo-card {
  background: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: var(--radius);
  overflow: hidden;
  backdrop-filter: blur(4px);
}

.hero__photo {
  width: 100%;
  height: 500px;
  object-fit: cover;
  object-position: center top;
  display: block;
}

.hero__photo-initials {
  width: 100%;
  height: 500px;
  background: linear-gradient(160deg, var(--navy-mid) 0%, var(--navy-dark) 100%);
  display: flex;
  align-items: center;
  justify-content: center;
}
.hero__photo-initials span {
  font-family: var(--serif);
  font-size: 6rem;
  font-weight: 700;
  color: rgba(255,255,255,0.25);
  letter-spacing: 0.05em;
}

.hero__badge {
  position: absolute;
  bottom: 1.5rem;
  left: -1.5rem;
  background: var(--white);
  border-radius: var(--radius);
  padding: 0.875rem 1.25rem;
  box-shadow: var(--shadow-lg);
  display: flex;
  align-items: center;
  gap: 0.75rem;
}
.hero__badge-icon {
  width: 38px;
  height: 38px;
  background: var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  font-size: 1rem;
}
.hero__badge-text { font-size: 0.8125rem; }
.hero__badge-text strong { display: block; font-weight: 700; color: var(--text); font-size: 0.875rem; }
.hero__badge-text span { display: block; color: var(--subtle); }

.hero__trust {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 1.25rem;
}
.hero__trust-pill {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  padding: 0.45rem 1rem;
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 20px;
  font-size: 0.875rem;
  font-weight: 600;
  color: rgba(255,255,255,0.92);
  backdrop-filter: blur(4px);
}

.hero__wave {
  position: absolute;
  bottom: -1px; left: 0; right: 0;
  pointer-events: none;
}

/* ─── Property Search ────────────────────────────────────────────────── */
.search {
  background: var(--white);
  padding: 3.5rem 0;
  border-bottom: 1px solid var(--border);
}

.search__inner {
  max-width: 800px;
  margin: 0 auto;
  padding: 0 2rem;
  text-align: center;
}

.search__heading {
  font-family: var(--serif);
  font-size: clamp(1.6rem, 3vw, 2rem);
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
}
.search__sub {
  font-size: 0.9375rem;
  color: var(--muted);
  margin-bottom: 1.75rem;
}

.search__form {
  display: flex;
  gap: 0;
  background: var(--white);
  border: 2px solid var(--navy);
  border-radius: var(--radius-sm);
  overflow: hidden;
  box-shadow: var(--shadow);
}

.search__input {
  flex: 1;
  padding: 1rem 1.25rem;
  border: none;
  font-size: 1rem;
  font-family: var(--font);
  color: var(--text);
  background: transparent;
}
.search__input:focus { outline: none; }
.search__input::placeholder { color: var(--subtle); }

.search__btn {
  padding: 1rem 1.75rem;
  background: var(--navy);
  color: var(--white);
  border: none;
  font-size: 0.9375rem;
  font-weight: 600;
  font-family: var(--font);
  cursor: pointer;
  transition: background var(--ease);
  white-space: nowrap;
  display: flex;
  align-items: center;
  gap: 0.5rem;
}
.search__btn:hover { background: var(--navy-dark); }

.search__note {
  font-size: 0.8125rem;
  color: var(--subtle);
  margin-top: 0.875rem;
}
.search__note a { color: var(--navy); text-decoration: underline; }

/* ─── Stats Bar ──────────────────────────────────────────────────────── */
.stats-bar {
  background: var(--off-white);
  padding: 3rem 0;
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}

.stats-bar__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
  text-align: center;
}

.stat-item {}
.stat-item__number {
  font-family: var(--serif);
  font-size: clamp(2rem, 4vw, 2.75rem);
  font-weight: 700;
  color: var(--navy);
  line-height: 1;
}
.stat-item__label {
  font-size: 0.875rem;
  color: var(--muted);
  margin-top: 0.4rem;
  font-weight: 500;
}

/* ─── Why Work With Me ───────────────────────────────────────────────── */
.why { background: var(--white); }

.why__header { margin-bottom: 3.5rem; }

.why__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.benefit-card {
  padding: 2rem;
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  transition: box-shadow var(--ease), border-color var(--ease), transform var(--ease);
}
.benefit-card:hover {
  box-shadow: var(--shadow);
  border-color: var(--navy-ring);
  transform: translateY(-3px);
}

.benefit-card__icon {
  width: 48px; height: 48px;
  background: var(--navy-dim);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 1.25rem;
  color: var(--navy);
  font-size: 1.375rem;
}

.benefit-card__title {
  font-size: 1.0625rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
}

.benefit-card__desc {
  font-size: 0.9rem;
  color: var(--muted);
  line-height: 1.65;
}

/* ─── Services Grid ──────────────────────────────────────────────────── */
.services-section { background: var(--off-white); }

.services-section__header { margin-bottom: 3.5rem; }

.services__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.service-card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2rem;
  display: flex;
  flex-direction: column;
  gap: 0.875rem;
  transition: box-shadow var(--ease), border-color var(--ease), transform var(--ease);
  text-decoration: none;
  color: inherit;
}
.service-card:hover {
  box-shadow: var(--shadow-lg);
  border-color: var(--navy);
  transform: translateY(-4px);
}

.service-card__icon {
  width: 52px; height: 52px;
  background: var(--navy);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  font-size: 1.375rem;
  flex-shrink: 0;
}

.service-card__title {
  font-size: 1.0625rem;
  font-weight: 700;
  color: var(--text);
}

.service-card__desc {
  font-size: 0.875rem;
  color: var(--muted);
  line-height: 1.65;
  flex: 1;
}

.service-card__link {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
  display: flex;
  align-items: center;
  gap: 0.3rem;
  margin-top: auto;
  transition: gap var(--ease);
}
.service-card:hover .service-card__link { gap: 0.6rem; }

/* ─── Service Areas ──────────────────────────────────────────────────── */
.areas { background: var(--white); }
.areas__header { margin-bottom: 3.5rem; }
.areas__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2rem;
}

.area-card {
  background: var(--navy);
  border-radius: var(--radius);
  padding: 2.5rem;
  color: var(--white);
  position: relative;
  overflow: hidden;
}
.area-card::before {
  content: '';
  position: absolute;
  top: -40px; right: -40px;
  width: 160px; height: 160px;
  background: rgba(255,255,255,0.04);
  border-radius: 50%;
}
.area-card::after {
  content: '';
  position: absolute;
  bottom: -60px; left: -40px;
  width: 200px; height: 200px;
  background: rgba(255,255,255,0.03);
  border-radius: 50%;
}

.area-card__eyebrow {
  font-size: 0.75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold-light);
  margin-bottom: 0.5rem;
}

.area-card__name {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2.5vw, 1.8rem);
  font-weight: 700;
  color: var(--white);
  margin-bottom: 1.25rem;
}

.area-card__neighborhoods {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  position: relative;
  z-index: 1;
}
.area-tag {
  background: rgba(255,255,255,0.1);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: 20px;
  padding: 0.3rem 0.875rem;
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.9);
  font-weight: 500;
}

/* ─── Home Valuation ─────────────────────────────────────────────────── */
.valuation {
  background: linear-gradient(135deg, var(--navy-dark) 0%, var(--navy) 100%);
  position: relative;
}

.valuation__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: center;
}

.valuation__content {}
.valuation__heading {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3.5vw, 2.5rem);
  font-weight: 700;
  color: var(--white);
  margin-bottom: 1rem;
}
.valuation__sub {
  font-size: 1rem;
  color: rgba(255,255,255,0.78);
  line-height: 1.7;
  margin-bottom: 1.75rem;
}
.valuation__list {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}
.valuation__list li {
  display: flex;
  align-items: flex-start;
  gap: 0.75rem;
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.85);
}
.valuation__list li::before {
  content: '✓';
  flex-shrink: 0;
  width: 22px; height: 22px;
  background: var(--gold);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.7rem;
  font-weight: 700;
  color: var(--navy-dark);
  margin-top: 1px;
}

.valuation__form-wrap {
  background: var(--white);
  border-radius: var(--radius);
  padding: 2.5rem;
  box-shadow: var(--shadow-xl);
}
.valuation__form-title {
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 1.5rem;
}
.valuation__form {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

/* ─── Testimonials ───────────────────────────────────────────────────── */
.reviews { background: var(--off-white); }
.reviews__header { margin-bottom: 3.5rem; }

/* Marquee wrapper */
.reviews__marquee {
  overflow: hidden;
  /* fade edges */
  -webkit-mask-image: linear-gradient(to right, transparent 0%, black 8%, black 92%, transparent 100%);
  mask-image: linear-gradient(to right, transparent 0%, black 8%, black 92%, transparent 100%);
}

/* Scrolling track */
.reviews__track {
  display: flex;
  gap: 1.5rem;
  width: max-content;
  animation: reviewsScroll 28s linear infinite;
}
.reviews__track:hover { animation-play-state: paused; }

@keyframes reviewsScroll {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}

.review-card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2rem;
  display: flex;
  flex-direction: column;
  gap: 1rem;
  width: 340px;
  flex-shrink: 0;
  box-shadow: var(--shadow);
  transition: box-shadow var(--ease), transform var(--ease);
}
.review-card:hover {
  box-shadow: var(--shadow-lg);
  transform: translateY(-4px);
}

.review-card__stars {
  display: flex;
  gap: 0.2rem;
  color: var(--gold);
  font-size: 0.875rem;
}

.review-card__text {
  font-size: 0.9375rem;
  color: var(--muted);
  line-height: 1.72;
  font-style: italic;
  flex: 1;
}

.review-card__author {
  display: flex;
  align-items: center;
  gap: 0.875rem;
  border-top: 1px solid var(--border);
  padding-top: 1rem;
}
.review-card__avatar {
  width: 42px; height: 42px;
  background: var(--navy);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  font-weight: 700;
  font-size: 0.875rem;
  flex-shrink: 0;
}
.review-card__name {
  font-weight: 700;
  font-size: 0.9375rem;
  color: var(--text);
}
.review-card__location {
  font-size: 0.8125rem;
  color: var(--subtle);
}

/* ─── Let's Discuss ──────────────────────────────────────────────────── */
.discuss { background: var(--white); }
.discuss__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: start;
}
.discuss__content {}
.discuss__heading {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3.5vw, 2.4rem);
  font-weight: 700;
  color: var(--text);
  margin-bottom: 1rem;
}
.discuss__sub {
  font-size: 1rem;
  color: var(--muted);
  line-height: 1.72;
  margin-bottom: 2rem;
}
.discuss__items {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}
.discuss__item {
  display: flex;
  align-items: flex-start;
  gap: 1rem;
}
.discuss__item-icon {
  width: 42px; height: 42px;
  background: var(--navy-dim);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--navy);
  font-size: 1.125rem;
  flex-shrink: 0;
}
.discuss__item-text { font-size: 0.9375rem; color: var(--muted); line-height: 1.6; }
.discuss__item-text strong { display: block; color: var(--text); font-weight: 600; margin-bottom: 0.15rem; }

.discuss__form {
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2.5rem;
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

/* ─── CTA Band ───────────────────────────────────────────────────────── */
.cta-band {
  background: var(--navy);
  padding: 4rem 0;
  text-align: center;
}
.cta-band__inner { max-width: var(--max-w); margin: 0 auto; padding: 0 2rem; }
.cta-band__heading {
  font-family: var(--serif);
  font-size: clamp(1.6rem, 3vw, 2.25rem);
  font-weight: 700;
  color: var(--white);
  margin-bottom: 0.75rem;
}
.cta-band__sub {
  font-size: 1rem;
  color: rgba(255,255,255,0.75);
  margin-bottom: 2rem;
  max-width: 560px;
  margin-left: auto;
  margin-right: auto;
}
.cta-band__btns { display: flex; justify-content: center; flex-wrap: wrap; gap: 1rem; }

/* ─── Footer ─────────────────────────────────────────────────────────── */
.footer {
  background: var(--navy-dark);
  color: rgba(255,255,255,0.8);
  padding: 4rem 0 0;
}

.footer__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 2rem 3.5rem;
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 3rem;
}

.footer__brand {}
.footer__social {
  display: flex;
  gap: 0.85rem;
  margin-top: 1.25rem;
}
.footer__social-link {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 40px;
  height: 40px;
  border-radius: 50%;
  border: 1.5px solid rgba(255,255,255,0.25);
  color: #fff;
  transition: background 0.2s, border-color 0.2s;
}
.footer__social-link:hover {
  background: var(--gold, #c9a84c);
  border-color: var(--gold, #c9a84c);
}
.footer__logos {
  display: flex;
  gap: 1.25rem;
  align-items: center;
  margin-bottom: 1.25rem;
  flex-wrap: wrap;
}
.footer__logo-img {
  height: 40px;
  width: auto;
  object-fit: contain;
  filter: brightness(0) invert(1);
  opacity: 0.9;
}

.footer__agent-name {
  font-size: 1.125rem;
  font-weight: 700;
  color: var(--white);
  margin-bottom: 0.25rem;
}
.footer__brokerage {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.6);
  margin-bottom: 1rem;
}
.footer__tagline {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.55);
  line-height: 1.65;
  max-width: 280px;
}

.footer__col-title {
  font-size: 0.875rem;
  font-weight: 700;
  color: var(--white);
  text-transform: uppercase;
  letter-spacing: 0.1em;
  margin-bottom: 1.25rem;
}

.footer__contact {}
.footer__address {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.65);
  line-height: 1.7;
  margin-bottom: 0.875rem;
}
.footer__phone,
.footer__email {
  display: block;
  font-size: 0.9rem;
  color: rgba(255,255,255,0.75);
  margin-bottom: 0.5rem;
  transition: color var(--ease);
}
.footer__phone:hover,
.footer__email:hover { color: var(--gold-light); }

.footer__links {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}
.footer__link {
  font-size: 0.875rem;
  color: rgba(255,255,255,0.65);
  transition: color var(--ease);
  line-height: 1.4;
}
.footer__link:hover { color: var(--gold-light); }

.footer__bottom {
  border-top: 1px solid rgba(255,255,255,0.08);
  padding: 1.5rem 2rem;
}
.footer__bottom .container {
  max-width: var(--max-w);
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 0.5rem;
  padding: 0;
}
.footer__copyright {
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.45);
}
.footer__disclaimer {
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.35);
  text-align: right;
}

/* ─── Page Hero (service pages, about, contact, etc.) ────────────────── */
.page-hero {
  padding-top: 70px;
  background: linear-gradient(135deg, var(--navy-dark) 0%, var(--navy) 60%, var(--navy-mid) 100%);
  padding-bottom: 4rem;
  position: relative;
  overflow: hidden;
}
.page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='none' fill-rule='evenodd'%3E%3Cg fill='%23ffffff' fill-opacity='0.025'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/g%3E%3C/svg%3E");
  pointer-events: none;
}

.page-hero__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 4rem 2rem 2rem;
  text-align: center;
  position: relative;
  z-index: 1;
}

.page-hero__eyebrow {
  font-size: 0.75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold-light);
  margin-bottom: 0.75rem;
}

.page-hero__heading {
  font-family: var(--serif);
  font-size: clamp(2rem, 4.5vw, 3.2rem);
  font-weight: 700;
  color: var(--white);
  margin-bottom: 1rem;
  line-height: 1.15;
}

.page-hero__sub {
  font-size: clamp(0.9375rem, 1.8vw, 1.0625rem);
  color: rgba(255,255,255,0.78);
  max-width: 580px;
  margin: 0 auto 2rem;
  line-height: 1.7;
}

.page-hero__ctas {
  display: flex;
  justify-content: center;
  flex-wrap: wrap;
  gap: 0.875rem;
}

/* Breadcrumb */
.breadcrumb {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.5);
  margin-bottom: 1.5rem;
  justify-content: center;
}
.breadcrumb a { color: rgba(255,255,255,0.65); transition: color var(--ease); }
.breadcrumb a:hover { color: var(--gold-light); }
.breadcrumb__sep { color: rgba(255,255,255,0.3); }

/* ─── Service Page Sections ──────────────────────────────────────────── */
.svc-features { background: var(--white); }
.svc-features__header { margin-bottom: 3.5rem; }
.svc-features__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.svc-feature-card {
  padding: 2rem;
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  transition: box-shadow var(--ease), border-color var(--ease), transform var(--ease);
}
.svc-feature-card:hover {
  box-shadow: var(--shadow);
  border-color: var(--navy-ring);
  transform: translateY(-3px);
}

.svc-feature-card__icon {
  width: 48px; height: 48px;
  background: var(--navy);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  font-size: 1.25rem;
  margin-bottom: 1.25rem;
}
.svc-feature-card__title {
  font-size: 1rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
}
.svc-feature-card__desc {
  font-size: 0.875rem;
  color: var(--muted);
  line-height: 1.65;
}

/* Process Steps */
.svc-process { background: var(--off-white); }
.svc-process__header { margin-bottom: 3.5rem; }
.svc-process__steps {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(200px, 1fr));
  gap: 1.5rem;
  counter-reset: step-counter;
  list-style: none;
  padding: 0;
  margin: 0;
}
.svc-step__content {
  text-align: center;
}

.svc-step {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2rem;
  text-align: center;
  position: relative;
  transition: box-shadow var(--ease), transform var(--ease);
  counter-increment: step-counter;
}
.svc-step:hover {
  box-shadow: var(--shadow);
  transform: translateY(-3px);
}
.svc-step::before {
  content: none;
}
.svc-step__number {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px; height: 36px;
  background: var(--navy);
  color: var(--white);
  border-radius: 50%;
  font-size: 0.875rem;
  font-weight: 700;
  margin: 0 auto 1rem;
  position: absolute;
  top: -18px;
  left: 50%;
  transform: translateX(-50%);
}
.svc-step__title {
  font-size: 1rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
}
.svc-step__desc {
  font-size: 0.875rem;
  color: var(--muted);
  line-height: 1.6;
}

/* Included Services Checklist */
.svc-included { background: var(--white); }
.svc-included__header { margin-bottom: 3rem; }
.svc-included__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.875rem;
}
.svc-check-item {
  display: flex;
  align-items: center;
  gap: 0.75rem;
  font-size: 0.9375rem;
  color: var(--muted);
  padding: 0.75rem 1rem;
  background: var(--off-white);
  border-radius: var(--radius-sm);
}
.svc-check-item::before {
  content: '✓';
  width: 22px; height: 22px;
  background: var(--navy);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.7rem;
  font-weight: 700;
  color: var(--white);
  flex-shrink: 0;
}

/* FAQ */
.svc-faq { background: var(--off-white); }
.svc-faq__header { margin-bottom: 3rem; }
.svc-faq__list { display: flex; flex-direction: column; gap: 0.75rem; }

.svc-faq__item {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius-sm);
  overflow: hidden;
  transition: border-color var(--ease);
}
.svc-faq__item.open { border-color: var(--navy); }

.svc-faq__question {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 1.25rem 1.5rem;
  background: none;
  border: none;
  font-size: 0.9375rem;
  font-weight: 600;
  color: var(--text);
  text-align: left;
  cursor: pointer;
  transition: color var(--ease), background var(--ease);
  gap: 1rem;
}
.svc-faq__question:hover { color: var(--navy); background: var(--off-white); }
.svc-faq__item.open .svc-faq__question { color: var(--navy); }

.svc-faq__icon {
  width: 24px; height: 24px;
  border: 1.5px solid var(--border);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1rem;
  flex-shrink: 0;
  color: var(--subtle);
  transition: transform var(--ease), background var(--ease), border-color var(--ease);
  line-height: 1;
}
.svc-faq__item.open .svc-faq__icon {
  transform: rotate(45deg);
  background: var(--navy);
  border-color: var(--navy);
  color: var(--white);
}

.svc-faq__answer {
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.35s ease, padding var(--ease);
}
.svc-faq__item.open .svc-faq__answer { max-height: 400px; }
.svc-faq__answer-inner {
  padding: 0 1.5rem 1.5rem;
  font-size: 0.9375rem;
  color: var(--muted);
  line-height: 1.72;
  border-top: 1px solid var(--border);
  padding-top: 1rem;
}

/* ─── About Page ─────────────────────────────────────────────────────── */
.about-intro { background: var(--white); }
.about-intro__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
  display: grid;
  grid-template-columns: 1fr 360px;
  gap: 4rem;
  align-items: start;
}

.about-content__eyebrow {
  font-size: 0.75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold);
  margin-bottom: 0.75rem;
}
.about-content__heading {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3.5vw, 2.5rem);
  font-weight: 700;
  color: var(--text);
  margin-bottom: 1.5rem;
  line-height: 1.2;
}
.about-content__text {
  font-size: 1rem;
  color: var(--muted);
  line-height: 1.8;
  margin-bottom: 1.25rem;
}
.about-benefits {
  margin-top: 2rem;
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}
.about-benefit-item {
  display: flex;
  align-items: center;
  gap: 0.875rem;
  font-size: 0.9375rem;
  color: var(--muted);
}
.about-benefit-item::before {
  content: '✓';
  width: 22px; height: 22px;
  background: var(--navy);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.7rem;
  font-weight: 700;
  color: var(--white);
  flex-shrink: 0;
}

.about-photo-col {}
.about-photo-card {
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  overflow: hidden;
}
.about-photo {
  width: 100%;
  height: 400px;
  object-fit: cover;
  object-position: center top;
}
.about-photo-initials {
  width: 100%;
  height: 400px;
  background: linear-gradient(160deg, var(--navy-mid) 0%, var(--navy-dark) 100%);
  display: flex;
  align-items: center;
  justify-content: center;
}
.about-photo-initials span {
  font-family: var(--serif);
  font-size: 5rem;
  font-weight: 700;
  color: rgba(255,255,255,0.2);
}
.about-photo-info {
  padding: 1.25rem 1.5rem;
}
.about-photo-name {
  font-weight: 700;
  font-size: 1rem;
  color: var(--text);
  margin-bottom: 0.2rem;
}
.about-photo-title {
  font-size: 0.875rem;
  color: var(--subtle);
}

/* ─── Contact Page ───────────────────────────────────────────────────── */
.contact-section { background: var(--white); }
.contact-section__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: start;
}

.contact-info {}
.contact-info__heading {
  font-family: var(--serif);
  font-size: clamp(1.6rem, 3vw, 2.2rem);
  font-weight: 700;
  color: var(--text);
  margin-bottom: 1rem;
}
.contact-info__sub {
  font-size: 0.9375rem;
  color: var(--muted);
  line-height: 1.72;
  margin-bottom: 2rem;
}
.contact-info__cards { display: flex; flex-direction: column; gap: 1rem; }

.contact-info-card {
  display: flex;
  align-items: flex-start;
  gap: 1rem;
  padding: 1.25rem 1.5rem;
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  transition: border-color var(--ease), box-shadow var(--ease);
}
.contact-info-card:hover {
  border-color: var(--navy-ring);
  box-shadow: var(--shadow-sm);
}
.contact-info-card__icon {
  width: 44px; height: 44px;
  background: var(--navy);
  border-radius: var(--radius-sm);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--white);
  font-size: 1.125rem;
  flex-shrink: 0;
}
.contact-info-card__label {
  font-size: 0.75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--subtle);
  margin-bottom: 0.25rem;
}
.contact-info-card__value {
  font-size: 0.9375rem;
  color: var(--text);
  font-weight: 500;
  line-height: 1.5;
}
.contact-info-card__value a {
  color: var(--navy);
  transition: color var(--ease);
}
.contact-info-card__value a:hover { color: var(--navy-mid); text-decoration: underline; }

.contact-form-wrap {
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2.5rem;
}
.contact-form__heading {
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 1.5rem;
}
.contact-form {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

/* ─── Calculators Page ───────────────────────────────────────────────── */
.calc-page { background: var(--white); }
.calc-page__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
}
.calc-page__intro {
  max-width: 700px;
  margin-bottom: 3.5rem;
}
.calc-page__intro .heading-lg { margin-bottom: 0.875rem; }
.calc-page__intro .body-lg { }

.calc-card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 2.5rem;
  box-shadow: var(--shadow);
  margin-bottom: 4rem;
}
.calc-card__heading {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
}
.calc-card__sub {
  font-size: 0.9375rem;
  color: var(--muted);
  margin-bottom: 2rem;
}
.calc-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 2.5rem;
  align-items: start;
}
.calc-inputs { display: flex; flex-direction: column; gap: 1.25rem; }
.calc-hint {
  font-size: 0.8125rem;
  color: var(--subtle);
  margin-top: 0.25rem;
}
.calc-result {
  background: var(--navy);
  border-radius: var(--radius);
  padding: 2rem;
  color: var(--white);
}
.calc-result__label {
  font-size: 0.8125rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: rgba(255,255,255,0.6);
  margin-bottom: 0.5rem;
}
.calc-result__amount {
  font-family: var(--serif);
  font-size: 2.75rem;
  font-weight: 700;
  color: var(--gold-light);
  line-height: 1;
  margin-bottom: 0.25rem;
}
.calc-result__period {
  font-size: 0.9375rem;
  color: rgba(255,255,255,0.65);
  margin-bottom: 2rem;
}
.calc-breakdown {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
  border-top: 1px solid rgba(255,255,255,0.12);
  padding-top: 1.5rem;
}
.calc-breakdown__row {
  display: flex;
  justify-content: space-between;
  font-size: 0.875rem;
}
.calc-breakdown__label { color: rgba(255,255,255,0.65); }
.calc-breakdown__value { font-weight: 600; color: var(--white); }
.calc-warning {
  margin-top: 0.5rem;
  padding: 0.6rem 0.875rem;
  background: #fffbeb;
  border: 1px solid #f59e0b;
  border-radius: var(--radius-sm);
  font-size: 0.8125rem;
  color: #92400e;
  line-height: 1.5;
}

.calc-cmhc-note {
  font-size: 0.8125rem;
  color: rgba(255,255,255,0.5);
  margin-top: 1rem;
  line-height: 1.55;
}

.calc-bar {
  height: 10px;
  background: rgba(255,255,255,0.15);
  border-radius: 5px;
  margin: 1.5rem 0 0.5rem;
  overflow: hidden;
}
.calc-bar__fill {
  height: 100%;
  background: var(--gold);
  border-radius: 5px;
  transition: width 0.5s ease;
}
.calc-bar__labels {
  display: flex;
  justify-content: space-between;
  font-size: 0.75rem;
  color: rgba(255,255,255,0.5);
}

/* How Mortgages Work section */
.how-mortgages { background: var(--off-white); }
.how-mortgages__header { margin-bottom: 3.5rem; }
.how-mortgages__grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.75rem;
}
.mortgage-concept {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 1.75rem;
}
.mortgage-concept__title {
  font-size: 1rem;
  font-weight: 700;
  color: var(--navy);
  margin-bottom: 0.75rem;
  display: flex;
  align-items: center;
  gap: 0.5rem;
}
.mortgage-concept__text {
  font-size: 0.9rem;
  color: var(--muted);
  line-height: 1.7;
}

/* ─── Resources Page ─────────────────────────────────────────────────── */
.resources-page { background: var(--white); }
.resources-page__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 5rem 2rem;
}

.resource-category {
  margin-bottom: 4rem;
}
.resource-category__heading {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--text);
  margin-bottom: 0.5rem;
  padding-bottom: 1rem;
  border-bottom: 2px solid var(--border);
}
.resource-category__sub {
  font-size: 0.9375rem;
  color: var(--muted);
  margin-bottom: 2rem;
  margin-top: 0.75rem;
}

.resource-cards {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 1.25rem;
}

.resource-card {
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 1.75rem;
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
  transition: box-shadow var(--ease), border-color var(--ease);
}
.resource-card:hover {
  box-shadow: var(--shadow);
  border-color: var(--navy-ring);
}
.resource-card__icon {
  font-size: 1.5rem;
  margin-bottom: 0.25rem;
}
.resource-card__title {
  font-size: 1rem;
  font-weight: 700;
  color: var(--text);
}
.resource-card__desc {
  font-size: 0.875rem;
  color: var(--muted);
  line-height: 1.65;
  flex: 1;
}
.resource-card__link {
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
  display: flex;
  align-items: center;
  gap: 0.3rem;
  transition: gap var(--ease);
  text-decoration: none;
}
.resource-card__link:hover { gap: 0.6rem; }

/* Real Estate Terms */
.terms-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: 1rem;
}

.term-item {
  background: var(--off-white);
  border: 1px solid var(--border);
  border-radius: var(--radius-sm);
  padding: 1.25rem 1.5rem;
}
.term-item__word {
  font-weight: 700;
  color: var(--navy);
  font-size: 0.9375rem;
  margin-bottom: 0.4rem;
}
.term-item__def {
  font-size: 0.875rem;
  color: var(--muted);
  line-height: 1.6;
}

/* ─── Scroll Animations ──────────────────────────────────────────────── */
.fade-up {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.6s ease, transform 0.6s ease;
}
.fade-up.d1 { transition-delay: 0.1s; }
.fade-up.d2 { transition-delay: 0.2s; }
.fade-up.d3 { transition-delay: 0.3s; }
.fade-up.d4 { transition-delay: 0.4s; }
.fade-up.visible { opacity: 1; transform: translateY(0); }

/* ─── Media Queries ──────────────────────────────────────────────────── */
@media (max-width: 1100px) {
  .hero__inner { grid-template-columns: 1fr 360px; gap: 3rem; }
  .services__grid { grid-template-columns: repeat(2, 1fr); }
  .footer__inner { grid-template-columns: 1fr 1fr; }
  .footer__brand { grid-column: 1 / -1; }
}

@media (max-width: 900px) {
  /* Nav mobile */
  .nav__links {
    display: none;
    position: fixed;
    top: 70px; left: 0; right: 0; bottom: 0;
    background: var(--white);
    flex-direction: column;
    align-items: flex-start;
    padding: 1.5rem 2rem 2rem;
    gap: 0.25rem;
    overflow-y: auto;
    border-top: 1px solid var(--border);
  }
  .nav__links.open { display: flex; }
  .nav__item { width: 100%; }
  .nav__link { width: 100%; padding: 0.875rem 0.75rem; font-size: 1rem; }
  .nav__dropdown {
    position: static;
    transform: none;
    box-shadow: none;
    border: none;
    background: var(--off-white);
    border-radius: var(--radius-sm);
    margin-top: 0.25rem;
    margin-left: 1rem;
  }
  .nav__item--has-dropdown.open .nav__dropdown { display: block; }
  .nav__cta { display: none; }
  .nav__hamburger { display: flex; }

  /* Hero */
  .hero { min-height: auto; }
  .hero__inner {
    grid-template-columns: 1fr;
    padding: 3rem 1.5rem 4rem;
    gap: 3rem;
  }
  .hero__visual { order: -1; }
  .hero__photo-wrap { max-width: 320px; margin: 0 auto; }
  .hero__photo, .hero__photo-initials { height: 360px; }
  .hero__badge { left: 0; }
  .hero__stats { gap: 1.5rem; }

  /* Grids */
  .grid-2 { grid-template-columns: 1fr; }
  .grid-3 { grid-template-columns: 1fr 1fr; }
  .why__grid { grid-template-columns: 1fr 1fr; }
  .services__grid { grid-template-columns: 1fr 1fr; }
  .reviews__grid { grid-template-columns: 1fr; }
  .areas__grid { grid-template-columns: 1fr; }
  .svc-features__grid { grid-template-columns: 1fr 1fr; }
  .svc-included__grid { grid-template-columns: 1fr; }
  .calc-grid { grid-template-columns: 1fr; }
  .how-mortgages__grid { grid-template-columns: 1fr; }

  /* Two-col layouts */
  .valuation__inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .discuss__inner { grid-template-columns: 1fr; gap: 2.5rem; padding: 4rem 1.5rem; }
  .about-intro__inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .contact-section__inner { grid-template-columns: 1fr; gap: 2.5rem; }

  .form-row { grid-template-columns: 1fr; }

  .stats-bar__inner { grid-template-columns: repeat(2, 1fr); }
  .footer__inner { grid-template-columns: 1fr; }
}

@media (max-width: 600px) {
  .container { padding: 0 1.25rem; }
  .section-pad { padding: 3.5rem 0; }
  .grid-3 { grid-template-columns: 1fr; }
  .why__grid { grid-template-columns: 1fr; }
  .services__grid { grid-template-columns: 1fr; }
  .svc-features__grid { grid-template-columns: 1fr; }
  .hero__ctas { flex-direction: column; }
  .cta-band__btns { flex-direction: column; align-items: center; }
  .page-hero__ctas { flex-direction: column; align-items: center; }
  .footer__bottom .container { flex-direction: column; text-align: center; }
  .footer__disclaimer { text-align: center; }
  .search__form { flex-direction: column; border: none; background: none; box-shadow: none; gap: 0.75rem; }
  .search__input { border: 2px solid var(--navy); border-radius: var(--radius-sm); }
  .search__btn { border-radius: var(--radius-sm); width: 100%; justify-content: center; }
  .stats-bar__inner { grid-template-columns: repeat(2, 1fr); }
  .hero__badge { display: none; }
}