/* ============================================================
   MahiDreamHomes — Bay Area Realtor® (mahidreamhomes.com)
   Stylesheet — see CLAUDE.md for design-token rationale
   ============================================================ */

:root{
  --ink:#14202B;
  --ink-soft:#3B4750;
  --paper:#EFEAE0;
  --paper-2:#E5DECD;
  --seal:#7A2331;
  --seal-dark:#5C1A25;
  --brass:#A6823C;
  --sage:#45564F;
  --line: rgba(20,32,43,0.14);
  --max: 1120px;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font-family:'Inter', sans-serif;
  -webkit-font-smoothing:antialiased;
}
.wrap{max-width:var(--max); margin:0 auto; padding:0 32px;}
a{color:inherit;}
.mono{font-family:'IBM Plex Mono', monospace; letter-spacing:0.02em;}
h1,h2,h3{font-family:'Fraunces', serif; margin:0; font-weight:600;}
p{margin:0; line-height:1.6;}
img,svg{display:block;}
button{font-family:inherit;}
:focus-visible{outline:2px solid var(--seal); outline-offset:3px;}

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

.skip-link{
  position:absolute; left:-999px; top:0; background:var(--seal); color:#fff;
  padding:10px 16px; z-index:100; font-size:0.85rem; font-weight:600;
}
.skip-link:focus{left:12px; top:12px;}

/* reveal-on-scroll */
.reveal{opacity:0; transform:translateY(16px); transition:opacity .6s ease, transform .6s ease;}
.reveal.is-visible{opacity:1; transform:translateY(0);}

/* ---------- NAV ---------- */
/* ── Top announcement bar ───────────────────────────────── */
.top-bar{
  background:linear-gradient(90deg,#621B28 0%,var(--seal) 40%,#8B2535 100%);
  position:sticky; top:0; z-index:51;
  border-bottom:2px solid rgba(166,130,60,0.5);
}
.top-bar-link{
  display:flex; align-items:center; justify-content:center;
  gap:14px; padding:11px 24px; text-decoration:none; color:#fff;
  flex-wrap:wrap; transition:background .2s ease;
}
.top-bar-link:hover{background:rgba(0,0,0,0.1);}
.top-bar-icon{stroke:#D9AE7E; flex-shrink:0; width:18px; height:18px;}
.top-bar-text{
  font-family:'Fraunces',serif; font-size:0.95rem; font-weight:600;
  letter-spacing:0.01em; color:rgba(255,255,255,0.92);
}
/* Animated shimmer CTA button */
.top-bar-cta{
  font-family:'Fraunces',serif; font-size:0.9rem; font-weight:700;
  background:#fff; color:var(--seal);
  border:none; border-radius:6px;
  padding:7px 20px; white-space:nowrap; flex-shrink:0;
  box-shadow:0 2px 12px rgba(0,0,0,0.25), 0 0 0 0 rgba(255,255,255,0.6);
  animation:tb-pulse 2.2s ease-in-out infinite;
  transition:transform .18s ease, box-shadow .18s ease;
  position:relative; overflow:hidden;
}
/* Shimmer sweep */
.top-bar-cta::after{
  content:'';
  position:absolute; top:0; left:-75%;
  width:50%; height:100%;
  background:linear-gradient(90deg,transparent,rgba(255,255,255,0.55),transparent);
  animation:tb-shimmer 2.2s ease-in-out infinite;
}
.top-bar-link:hover .top-bar-cta{
  transform:scale(1.06) translateY(-1px);
  box-shadow:0 6px 20px rgba(0,0,0,0.3);
  animation:none;
}
.top-bar-link:hover .top-bar-cta::after{display:none;}
@keyframes tb-pulse{
  0%,100%{box-shadow:0 2px 12px rgba(0,0,0,0.25), 0 0 0 0 rgba(255,255,255,0.55);}
  55%{box-shadow:0 2px 12px rgba(0,0,0,0.25), 0 0 0 10px rgba(255,255,255,0);}
}
@keyframes tb-shimmer{
  0%{left:-75%;}
  60%,100%{left:130%;}
}

header.site{
  position:sticky; top:46px; z-index:50;
  background:rgba(239,234,224,0.92);
  backdrop-filter:blur(6px);
  border-bottom:1px solid var(--line);
}
nav.wrap{
  display:flex; align-items:center; justify-content:flex-start;
  gap:0; height:76px;
}
.brand{display:flex; align-items:center; gap:10px; font-family:'Fraunces',serif; font-weight:700; font-size:1.22rem; text-decoration:none; flex-shrink:0; margin-right:60px;}
.brand-seal{width:38px; height:38px; flex-shrink:0; filter:drop-shadow(0 1px 3px rgba(166,130,60,0.35));}
.brand-text{display:flex; align-items:baseline; gap:0; line-height:1;}
.brand-w1{color:var(--seal); font-weight:700; font-size:1.24rem; letter-spacing:0.01em;}
.brand-w2{color:var(--brass); font-weight:400; font-style:italic; font-size:1.24rem; letter-spacing:0.01em;}
.brand-w3{color:var(--seal); font-weight:700; font-size:1.24rem; letter-spacing:0.01em;}
.nav-links{display:flex; align-items:center; gap:28px; margin-left:auto;}
nav ul{display:flex; gap:28px; list-style:none; margin:0; padding:0;}
nav ul li a{
  text-decoration:none; font-size:0.86rem; letter-spacing:0.04em; text-transform:uppercase;
  color:var(--ink-soft); font-weight:600; padding:6px 0; border-bottom:1px solid transparent;
  transition:border-color .2s, color .2s;
}
nav ul li a:hover{color:var(--seal); border-color:var(--seal);}
.nav-actions{display:flex; align-items:center; gap:10px;}
.nav-listings-btn{
  display:inline-flex; align-items:center; gap:7px;
  background:var(--brass); color:var(--ink); text-decoration:none;
  font-size:0.78rem; font-weight:700; letter-spacing:0.04em; text-transform:uppercase;
  padding:10px 16px; border-radius:2px;
  transition:background .2s, box-shadow .2s;
  font-family:'IBM Plex Mono',monospace;
  box-shadow:0 2px 8px rgba(166,130,60,0.35);
}
.nav-listings-btn:hover{background:#c4a050; box-shadow:0 4px 14px rgba(166,130,60,0.5);}
.nav-cta{
  display:inline-flex; align-items:center; gap:8px;
  background:var(--ink); color:var(--paper); text-decoration:none;
  font-size:0.82rem; font-weight:600; letter-spacing:0.03em; text-transform:uppercase;
  padding:11px 18px; border-radius:2px;
  transition:background .2s;
}
.nav-cta:hover{background:var(--seal);}
/* ── Nav dropdown ── */
.nav-dropdown-parent{position:relative; list-style:none;}
.nav-dropdown-trigger{
  display:inline-flex; align-items:center; gap:5px;
  background:none; border:none; cursor:pointer; padding:6px 0;
  font-size:0.86rem; font-weight:600; letter-spacing:0.04em; text-transform:uppercase;
  color:var(--ink-soft); font-family:'Inter',sans-serif;
  border-bottom:1px solid transparent;
  transition:color .2s, border-color .2s;
}
.nav-dropdown-trigger:hover,
.nav-dropdown-parent:hover .nav-dropdown-trigger,
.nav-dropdown-trigger[aria-expanded="true"]{color:var(--seal); border-color:var(--seal);}
.nav-dropdown-chevron{transition:transform .2s;}
.nav-dropdown-trigger[aria-expanded="true"] .nav-dropdown-chevron{transform:rotate(180deg);}

.nav-dropdown{
  display:none; position:absolute; top:calc(100% + 6px); left:50%;
  transform:translateX(-50%);
  min-width:260px; background:#fff;
  border:1px solid var(--line); border-radius:8px;
  box-shadow:0 8px 28px rgba(20,32,43,0.15);
  padding:6px; list-style:none; margin:0; z-index:60;
}
.nav-dropdown-trigger[aria-expanded="true"] + .nav-dropdown{display:block;}

.nav-dropdown-item{
  display:flex; align-items:flex-start; gap:12px;
  padding:11px 12px; border-radius:5px; text-decoration:none;
  transition:background .15s;
  color:var(--ink);
}
.nav-dropdown-item:hover{background:var(--paper);}
.ndi-icon{
  flex-shrink:0; width:32px; height:32px; border-radius:6px;
  background:rgba(122,35,49,0.08); border:1px solid rgba(122,35,49,0.15);
  display:flex; align-items:center; justify-content:center; margin-top:1px;
  color:var(--seal);
}
.ndi-text{display:flex; flex-direction:column; gap:2px;}
.ndi-label{font-size:0.84rem; font-weight:700; color:var(--ink);}
.ndi-sub{font-size:0.74rem; color:var(--ink-soft); font-weight:400;}
.ndi-divider{height:1px; background:var(--line); margin:4px 6px;}
.ndi-icon--rates{background:rgba(69,86,79,0.08); border-color:rgba(69,86,79,0.18); color:var(--sage);}

.nav-toggle{
  display:none; background:none; border:1px solid var(--line); border-radius:2px;
  width:42px; height:38px; align-items:center; justify-content:center; cursor:pointer;
}
.nav-toggle span, .nav-toggle span::before, .nav-toggle span::after{
  content:""; display:block; width:18px; height:2px; background:var(--ink); position:relative;
  transition:transform .2s ease, opacity .2s ease;
}
.nav-toggle span::before{position:absolute; top:-6px;}
.nav-toggle span::after{position:absolute; top:6px;}
.nav-toggle[aria-expanded="true"] span{background:transparent;}
.nav-toggle[aria-expanded="true"] span::before{transform:translateY(6px) rotate(45deg);}
.nav-toggle[aria-expanded="true"] span::after{transform:translateY(-6px) rotate(-45deg);}

@media (max-width:860px){
  .nav-links{
    position:absolute; top:76px; left:0; right:0;
    background:var(--paper); border-bottom:1px solid var(--line);
    flex-direction:column; align-items:stretch; gap:0;
    padding:8px 32px 20px;
    transform:translateY(-8px); opacity:0; pointer-events:none;
    transition:opacity .2s ease, transform .2s ease;
  }
  .nav-links.is-open{transform:translateY(0); opacity:1; pointer-events:auto;}
  nav ul{flex-direction:column; gap:0; width:100%;}
  nav ul li{border-top:1px solid var(--line);}
  nav ul li a{display:block; padding:14px 0;}
  .nav-actions{flex-direction:column; width:100%; gap:8px; margin-top:14px;}
  .nav-listings-btn{justify-content:center; width:100%;}
  .nav-cta{justify-content:center; width:100%;}
  /* Mobile dropdown — inline, no floating */
  .nav-dropdown-trigger{display:block; width:100%; padding:14px 0; text-align:left; border-bottom:none;}
  .nav-dropdown-parent{border-top:1px solid var(--line);}
  .nav-dropdown{
    position:static; transform:none; min-width:0; width:100%;
    box-shadow:none; border:none; border-radius:0; background:transparent;
    padding:0 0 8px 16px;
  }
  .nav-dropdown-trigger[aria-expanded="true"] + .nav-dropdown{display:block;}
  .nav-dropdown-item{padding:8px 0;}
  .ndi-icon{display:none;}
  .ndi-sub{display:none;}
  .nav-toggle{display:flex;}
}

/* ---------- SECTION TABS ---------- */
.section-tabs{
  position:sticky; top:76px; z-index:40;
  background:
    radial-gradient(ellipse at 20% 50%, rgba(122,35,49,0.22) 0%, transparent 55%),
    radial-gradient(ellipse at 80% 50%, rgba(166,130,60,0.18) 0%, transparent 55%),
    linear-gradient(135deg, #1F1208 0%, #14202B 50%, #0A1624 100%);
  border-bottom:1px solid rgba(166,130,60,0.25);
  overflow-x:auto; scrollbar-width:none;
  box-shadow:0 4px 24px rgba(0,0,0,0.35);
}
.section-tabs::-webkit-scrollbar{display:none;}
.section-tabs-inner{
  display:flex; align-items:center;
  padding-top:11px; padding-bottom:11px;
}

/* Single connected pill bar */
.stab-group{
  display:inline-flex;
  border:1px solid rgba(166,130,60,0.35);
  border-radius:6px;
  overflow:hidden;
  box-shadow:0 0 0 1px rgba(166,130,60,0.1), inset 0 1px 0 rgba(255,255,255,0.04);
}
.stab{
  display:inline-flex; align-items:center;
  padding:10px 22px;
  font-family:'Inter', sans-serif;
  font-size:0.84rem; font-weight:600; letter-spacing:0.01em;
  color:#8A9AAC;
  text-decoration:none;
  background:transparent;
  border-right:1px solid rgba(166,130,60,0.2);
  white-space:nowrap; flex-shrink:0;
  transition:color .18s ease, background .18s ease;
}
.stab:last-child{border-right:none;}

/* Active state — brass fill, dark text */
.stab.is-active{
  background:var(--brass);
  color:var(--ink);
  font-weight:700;
}
/* Hover state */
.stab:not(.is-active):hover{
  background:rgba(166,130,60,0.15);
  color:#D9AE7E;
}

/* Offset scroll targets so they clear sticky bars (46px top-bar + 76px header) */
section[id], [id="invest"]{scroll-margin-top:128px;}

/* ---------- HERO ---------- */
.hero{
  background:
    radial-gradient(circle at 82% 18%, rgba(122,35,49,0.16), transparent 45%),
    linear-gradient(180deg, #14202B 0%, #182634 100%);
  color:var(--paper);
  padding:52px 0 110px;
  position:relative;
  overflow:hidden;
}
.hero .wrap{
  display:grid;
  grid-template-columns:1.15fr 0.85fr;
  gap:56px;
  align-items:center;
}
.eyebrow{
  display:inline-flex; align-items:center; gap:10px;
  font-family:'IBM Plex Mono',monospace; font-size:0.74rem; letter-spacing:0.14em; text-transform:uppercase;
  color:#D8C69B; margin-bottom:22px;
}
.eyebrow::before{content:""; width:22px; height:1px; background:#D8C69B; display:inline-block;}
.hero h1{
  font-size:clamp(2.6rem, 5vw, 4.1rem);
  line-height:1.04;
  font-weight:600;
  color:#FBF8F1;
  max-width:640px;
}
.hero h1 em{font-style:italic; color:#D9AE7E; font-weight:400;}
.hero .sub{margin-top:22px; font-size:1.08rem; color:#C7CDD3; max-width:540px; font-weight:400;}
.hero .sub--2{margin-top:14px;}
.hero-cta{display:flex; gap:10px; margin-top:36px; flex-wrap:nowrap; align-items:center;}
.hero-cta .btn{padding:12px 16px; font-size:0.82rem; white-space:nowrap;}

/* service pills in hero */
.service-pills{
  display:flex; align-items:center; gap:10px;
  margin:18px 0 0;
  flex-wrap:wrap;
}
.pill{
  font-family:'IBM Plex Mono',monospace; font-size:0.8rem; font-weight:700;
  letter-spacing:0.12em; text-transform:uppercase;
  text-decoration:none; cursor:pointer;
  color:var(--seal); background:#fff;
  border:2px solid #fff;
  padding:6px 18px; border-radius:4px;
  transition:background .18s, color .18s, border-color .18s;
  display:inline-block;
}
.pill:hover{ background:var(--seal); color:#fff; border-color:var(--seal); }
.pill-dot{color:#fff; font-size:1.1rem; opacity:0.5;}

.btn{
  display:inline-flex; align-items:center; gap:10px;
  padding:14px 24px; text-decoration:none; font-weight:600; font-size:0.92rem;
  border-radius:2px; letter-spacing:0.01em; border:none; cursor:pointer;
  transition:transform .15s ease, background .2s ease, color .2s ease, border-color .2s ease;
}
.btn:hover{transform:translateY(-1px);}
.btn-primary{background:var(--seal); color:#FBF3EC;}
.btn-primary:hover{background:#8f2a3d;}
.btn-outline{border:1px solid rgba(251,248,241,0.5); color:#FBF8F1; background:rgba(255,255,255,0.06);}
.btn-outline:hover{border-color:#FBF8F1; background:rgba(255,255,255,0.12);}
.btn-ghost{border:1px solid rgba(251,248,241,0.35); color:#FBF8F1; background:none;}
.btn-ghost:hover{border-color:#FBF8F1;}
.btn-ghost-sm{
  font-size:0.84rem; font-weight:600; color:#D9AE7E; text-decoration:none;
  padding:4px 0; border-bottom:1px solid rgba(217,174,126,0.4);
  transition:border-color .2s, color .2s;
  display:inline-flex; align-items:center; gap:6px;
}
.btn-ghost-sm:hover{color:#FBF8F1; border-color:rgba(251,248,241,0.6);}
.btn-invest{
  border:1.5px solid var(--sage); border-radius:6px;
  color:#9AB4AC; background:rgba(69,86,79,0.12);
}
.btn-invest:hover{background:rgba(69,86,79,0.25); color:#FBF8F1; border-color:#9AB4AC;}
.btn-dark{background:var(--ink); color:var(--paper);}
.btn-dark:hover{background:var(--seal);}

.hero-meta{display:flex; gap:20px; margin-top:32px; flex-wrap:wrap; align-items:center;}
.hero-avatar{
  width:72px; height:72px; border-radius:50%;
  object-fit:cover; object-position:center top;
  border:2px solid rgba(166,130,60,0.6);
  flex-shrink:0;
}
.hero-meta > div{display:flex; flex-direction:column; gap:10px;}
.hero-meta div div{font-family:'IBM Plex Mono',monospace; font-size:0.78rem; color:#9AA3AC;}
.hero-meta strong{display:block; color:#EFEAE0; font-size:0.95rem; margin-bottom:2px; font-family:'Inter',sans-serif; font-weight:600;}

.seal-stage{display:flex; flex-direction:column; justify-content:center; align-items:center; position:relative; gap:28px;}
.seal{width:min(360px, 90%); height:auto;}
.hero-landmarks{display:flex; gap:28px; justify-content:center;}
.landmark-photo{display:flex; flex-direction:column; align-items:center; gap:9px;}
.landmark-photo img{
  width:200px; height:162px; border-radius:8px; object-fit:cover;
  border:2px solid var(--brass);
  box-shadow:0 0 0 3px rgba(166,130,60,0.22), 0 8px 24px rgba(0,0,0,0.45);
}
.seal-ring-text{font-family:'IBM Plex Mono',monospace; font-size:10.4px; letter-spacing:2.2px; fill:#D8C69B; text-transform:uppercase;}

/* ---------- STATS BAR ---------- */
.stats-bar{
  background:var(--ink);
  border-top:1px solid rgba(255,255,255,0.07);
  border-bottom:1px solid rgba(255,255,255,0.07);
  padding:0;
}
.stats-row{
  display:flex; align-items:stretch;
}
.s-stat{
  flex:1; display:flex; flex-direction:column; align-items:center; justify-content:center;
  padding:26px 20px; text-align:center; gap:4px;
}
.s-num{
  font-family:'Fraunces',serif; font-size:1.75rem; font-weight:600; color:#D9AE7E;
  line-height:1;
}
.s-lbl{
  font-family:'IBM Plex Mono',monospace; font-size:0.72rem; letter-spacing:0.06em;
  text-transform:uppercase; color:#7C8891; margin-top:4px;
}
.s-div{
  width:1px; background:rgba(255,255,255,0.1); flex-shrink:0;
  margin:18px 0;
}

/* ---------- SECTION SHELL ---------- */
section{padding:96px 0;}
.section-head{max-width:680px; margin-bottom:56px;}
.section-head .eyebrow{color:var(--seal);}
.section-head .eyebrow::before{background:var(--seal);}
.section-head h2{font-size:clamp(1.9rem,3vw,2.6rem); color:var(--ink); margin-top:10px;}
.section-head p{margin-top:16px; color:var(--ink-soft); font-size:1.02rem;}

/* section-head on dark background */
.section-head.light .eyebrow{color:#D9AE7E;}
.section-head.light .eyebrow::before{background:#D9AE7E;}
.section-head.light .eyebrow.brass{color:#D9AE7E;}
.section-head.light .eyebrow.brass::before{background:#D9AE7E;}
.section-head.light h2{color:#FBF8F1;}
.section-head.light p{color:#B7C0C7;}
.light-h{color:#FBF8F1; margin-top:10px; font-size:clamp(1.9rem,3vw,2.6rem);}
.light-p{color:#B7C0C7; margin-top:16px; font-size:1.02rem;}

/* ---------- ABOUT ---------- */
.about{background:var(--paper);}
.about-grid{
  display:grid;
  grid-template-columns:260px 200px 1fr;
  gap:48px;
  align-items:start;
}

/* photo column */
.about-photo-col{}
.about-photo-wrap{position:relative;}
.about-photo{
  width:100%; aspect-ratio:3/4; object-fit:cover; object-position:center top;
  display:block;
  border:1px solid var(--line);
  filter:saturate(0.92);
}
.about-photo-caption{
  padding:12px 14px;
  background:var(--ink); color:var(--paper);
  display:flex; flex-direction:column; gap:3px;
}
.about-photo-caption .mono{font-size:0.82rem; font-weight:500; color:#D9AE7E;}
.about-photo-caption span:last-child{font-size:0.76rem; color:#8791A0; font-family:'IBM Plex Mono',monospace; letter-spacing:0.02em;}

/* stats column */
.about-stats-col{}
.stat-card{border:1px solid var(--line); background:var(--paper-2); padding:20px 22px; margin-bottom:10px;}
.stat-card .num{font-family:'Fraunces',serif; font-size:1.75rem; font-weight:600; color:var(--seal);}
.stat-card .label{font-size:0.82rem; color:var(--ink-soft); margin-top:4px; line-height:1.4;}

/* bio column */
.about-copy p{margin-bottom:18px; color:var(--ink-soft); font-size:1.04rem;}
.about-copy strong{color:var(--ink);}
.badge-row{display:flex; gap:12px; margin-top:26px; flex-wrap:wrap;}
.badge{
  display:flex; align-items:center; gap:9px;
  border:1px solid var(--brass); color:var(--brass);
  font-family:'IBM Plex Mono',monospace; font-size:0.74rem; letter-spacing:0.04em;
  padding:9px 13px; text-transform:uppercase;
}
.badge svg{width:14px; height:14px; flex-shrink:0;}

/* ==========================================================
   THEMED BACKGROUNDS
   Real estate sections: faint repeating house pattern
   ========================================================== */

.re-bg{
  background-color:var(--ink);
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='90' height='90'%3E%3Cg fill='none' stroke='%23A6823C' stroke-width='1.2' opacity='.09' stroke-linejoin='round'%3E%3Cpolyline points='16,44 45,18 74,44'/%3E%3Crect x='22' y='44' width='46' height='28'/%3E%3Crect x='36' y='54' width='18' height='18'/%3E%3C/g%3E%3C/svg%3E");
  background-size:90px 90px;
}
.re-bg-light{
  background-color:var(--paper);
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='90' height='90'%3E%3Cg fill='none' stroke='%2314202B' stroke-width='1.2' opacity='.04' stroke-linejoin='round'%3E%3Cpolyline points='16,44 45,18 74,44'/%3E%3Crect x='22' y='44' width='46' height='28'/%3E%3Crect x='36' y='54' width='18' height='18'/%3E%3C/g%3E%3C/svg%3E");
  background-size:90px 90px;
}
.re-bg-paper2{
  background-color:var(--paper-2);
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='90' height='90'%3E%3Cg fill='none' stroke='%2314202B' stroke-width='1.2' opacity='.04' stroke-linejoin='round'%3E%3Cpolyline points='16,44 45,18 74,44'/%3E%3Crect x='22' y='44' width='46' height='28'/%3E%3Crect x='36' y='54' width='18' height='18'/%3E%3C/g%3E%3C/svg%3E");
  background-size:90px 90px;
}

/* ---------- THREE WAYS ---------- */
.three-ways{background:var(--ink); color:var(--paper);}
.ways-grid{display:grid; grid-template-columns:repeat(3, 1fr); gap:2px; background:rgba(255,255,255,0.1);}
.way-card{
  background:#16232E; padding:44px 36px;
  display:flex; flex-direction:column;
  position:relative;
  transition:background .2s ease;
}
.way-card:hover{background:#1C2D3D;}
.way-card--accent{background:#1C2D3D;}
.way-card--accent:hover{background:#20323D;}
.way-icon-wrap{margin-bottom:22px;}
.way-icon{width:46px; height:46px;}
.way-tag{
  font-family:'IBM Plex Mono',monospace; font-size:0.72rem; letter-spacing:0.1em;
  text-transform:uppercase; color:#D9AE7E; margin-bottom:14px; display:block;
}
.accent-tag{color:#A6C8A6;}
.way-card h3{color:#FBF8F1; font-size:1.35rem; line-height:1.25; margin-bottom:12px;}
.way-desc{color:#8791A0; font-size:0.94rem; margin-bottom:22px; line-height:1.55;}
.way-list{
  list-style:none; margin:0; padding:0; flex:1;
  display:flex; flex-direction:column; gap:0;
}
.way-list li{
  padding:11px 0; border-top:1px solid rgba(255,255,255,0.08);
  color:#C7CDD3; font-size:0.94rem; display:flex; gap:10px; align-items:flex-start;
  line-height:1.45;
}
.way-list li::before{content:"—"; color:var(--seal); font-weight:700; flex-shrink:0; margin-top:0;}
.way-cta{
  margin-top:28px; display:inline-flex; align-items:center; gap:8px;
  font-size:0.86rem; font-weight:600; color:#D9AE7E; text-decoration:none;
  border-bottom:1px solid rgba(217,174,126,0.3); padding-bottom:2px; width:fit-content;
  transition:color .2s, border-color .2s;
}
.way-cta:hover{color:#FBF8F1; border-color:rgba(251,248,241,0.5);}
.way-cta--search{margin-top:10px; color:#9AA3AC; border-color:rgba(154,163,172,0.25); font-weight:500;}
.way-cta--search:hover{color:#D9AE7E; border-color:rgba(217,174,126,0.4);}

/* ---------- WHY MAHI ---------- */
.why-mahi{background:var(--paper-2); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
.why-grid{
  display:grid; grid-template-columns:repeat(2,1fr);
  gap:2px; background:var(--line);
}
.why-card{
  background:var(--paper); padding:48px 40px;
  display:flex; flex-direction:column; gap:18px;
  transition:background .2s ease;
}
.why-card:hover{background:var(--paper-2);}
.why-icon{color:var(--seal);}
.why-icon svg{width:42px; height:42px; display:block;}
.why-card h3{
  font-family:'Fraunces',serif; font-size:1.3rem; color:var(--ink);
  margin:0; line-height:1.25;
}
.why-card p{color:var(--ink-soft); font-size:1.02rem; line-height:1.68; margin:0;}

/* ---------- SPECIALTIES ---------- */
.specialties{background:var(--paper);}
.chip-cloud{display:flex; flex-wrap:wrap; gap:10px;}
.chip{border:1px solid var(--line); background:var(--paper-2); padding:9px 16px; font-size:0.86rem; color:var(--ink-soft); font-weight:500;}
.chip--accent{border-color:rgba(122,35,49,0.3); background:rgba(122,35,49,0.06); color:var(--seal); font-weight:600;}

/* ---------- RECENT SALES ---------- */
.recent-sales{background:var(--ink); color:var(--paper);}
.sales-grid{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:3px;
  background:rgba(255,255,255,0.08);
}
.sale-card{
  background:#16232E;
  display:flex; flex-direction:column;
  overflow:hidden;
  transition:transform .2s ease, box-shadow .2s ease;
}
.sale-card:hover{transform:translateY(-3px); box-shadow:0 12px 32px rgba(0,0,0,0.5); z-index:1; position:relative;}
.sale-card--colisting{background:#151F2A;}

.sale-img-wrap{
  position:relative;
  overflow:hidden;
  aspect-ratio:4/3;
  background:#0F1922;
}
.sale-img{
  width:100%; height:100%;
  object-fit:cover;
  display:block;
  transition:transform .4s ease;
  filter:saturate(0.9);
}
.sale-card:hover .sale-img{transform:scale(1.04);}

.sale-badge{
  position:absolute; top:12px; left:12px;
  font-family:'IBM Plex Mono',monospace;
  font-size:0.65rem; letter-spacing:0.1em; text-transform:uppercase;
  background:var(--seal); color:#FBF3EC;
  padding:4px 10px;
}
.sale-badge--co{background:var(--brass); color:var(--ink);}

.sale-info{
  padding:18px 20px;
  border-top:1px solid rgba(255,255,255,0.07);
}
.sale-price{
  font-family:'Fraunces',serif;
  font-size:1.5rem; font-weight:600;
  color:#D9AE7E;
  line-height:1;
}
.sale-addr{
  font-family:'IBM Plex Mono',monospace;
  font-size:0.72rem;
  color:#7A8890;
  margin-top:5px;
  line-height:1.4;
}

.sales-footer{
  margin-top:28px;
  display:flex; justify-content:space-between; align-items:center;
  gap:20px; flex-wrap:wrap;
  padding-top:20px;
  border-top:1px solid rgba(255,255,255,0.1);
  font-size:0.78rem; color:#5E6A73;
  font-family:'IBM Plex Mono',monospace;
}

/* ---------- REAL ESTATE COVERAGE ---------- */
.re-coverage{background:var(--paper-2); border-top:1px solid var(--line); border-bottom:1px solid var(--line);}
.coverage-grid{
  display:grid; grid-template-columns:1fr auto 1fr; gap:0; align-items:start;
  border:1px solid var(--line); background:#fff;
}
.coverage-grid--6{
  grid-template-columns:repeat(3,1fr);
}
.coverage-grid--6 .cov-zone{
  border-right:1px solid var(--line);
  border-bottom:1px solid var(--line);
}
.coverage-grid--6 .cov-zone:nth-child(3n){border-right:none;}
.coverage-grid--6 .cov-zone:nth-last-child(-n+3){border-bottom:none;}
.cov-zone{padding:36px 36px 32px;}
.cov-county-tag{
  display:inline-block; font-family:'IBM Plex Mono',monospace; font-size:0.68rem;
  font-weight:500; letter-spacing:.07em; text-transform:uppercase;
  color:var(--seal); background:rgba(122,35,49,0.08);
  padding:3px 8px; border-radius:3px; margin-bottom:10px;
}
.cov-label{
  font-family:'Fraunces',serif; font-size:1.2rem; font-weight:600; color:var(--ink);
  margin-bottom:10px;
}
.cov-desc{color:var(--ink-soft); font-size:0.93rem; margin-bottom:20px; line-height:1.55;}
.cov-list{
  list-style:none; margin:0; padding:0;
  display:flex; flex-direction:column; gap:0;
}
.cov-list li{
  display:flex; align-items:center; gap:10px;
  padding:9px 0; border-bottom:1px solid var(--line);
  font-family:'IBM Plex Mono',monospace; font-size:0.85rem; color:var(--ink-soft);
}
.cov-list li svg{width:14px; height:14px; color:var(--seal); flex-shrink:0;}
.cov-list li:last-child{border-bottom:none;}
.cov-divider{width:1px; background:var(--line); margin:44px 0;}
.cov-note{
  margin-top:20px; padding:14px 16px;
  border-left:3px solid var(--brass);
  background:rgba(166,130,60,0.07);
  font-size:0.88rem; color:var(--ink-soft); line-height:1.5;
}

/* ---------- JOURNEY (PROCESS) ---------- */
.journey{background:var(--ink); color:var(--paper);}
.journey-wrapper{
  display:grid; grid-template-columns:1fr 1px 1fr;
  gap:0;
}
.journey-col{}
.journey-col:first-child{padding-right:52px;}
.journey-col:last-child{padding-left:52px;}
.journey-label{
  font-family:'IBM Plex Mono',monospace; font-size:0.78rem; font-weight:700;
  letter-spacing:0.1em; text-transform:uppercase; color:#D9AE7E;
  margin-bottom:30px; display:flex; align-items:center; gap:12px;
}
.journey-label::before{content:""; display:block; width:24px; height:1px; background:#D9AE7E; flex-shrink:0;}
.journey-divider{
  background:rgba(255,255,255,0.1); width:1px;
  margin:0 0 0 0; align-self:stretch;
}
.j-steps{display:flex; flex-direction:column; gap:0;}
.j-step{
  display:grid; grid-template-columns:48px 1fr; gap:16px; align-items:start;
  padding:22px 0; border-bottom:1px solid rgba(255,255,255,0.08);
}
.j-step:last-child{border-bottom:none;}
.j-num{
  font-family:'Fraunces',serif; font-size:1.55rem; font-weight:600;
  color:rgba(122,35,49,0.5); line-height:1; padding-top:4px;
}
.j-content h4{
  color:#FBF8F1; font-family:'Fraunces',serif; font-size:1.08rem; margin:0 0 9px 0;
  line-height:1.25;
}
.j-content p{color:#8791A0; font-size:0.91rem; line-height:1.58; margin:0;}
.journey-cta{
  margin-top:52px; display:flex; justify-content:center;
  gap:14px; flex-wrap:wrap;
}

/* ---------- RENT VS BUY PANEL ---------- */
.res-tool-icon--rentbuy{ background:rgba(69,86,79,0.1); border-color:rgba(69,86,79,0.2); color:var(--sage); }
.ndi-icon--rentbuy{ background:rgba(69,86,79,0.08); border-color:rgba(69,86,79,0.18); color:var(--sage); }

.rvb-body{ padding:28px; display:flex; flex-direction:column; gap:28px; }

.rvb-benefits{
  display:grid; grid-template-columns:1fr 1fr; gap:16px;
}
.rvb-benefit{
  display:flex; align-items:flex-start; gap:14px;
  background:var(--paper); border:1px solid var(--line);
  border-radius:10px; padding:18px;
}
.rvb-benefit-icon{
  flex-shrink:0; width:40px; height:40px; border-radius:10px;
  background:rgba(122,35,49,0.08); border:1px solid rgba(122,35,49,0.15);
  display:flex; align-items:center; justify-content:center;
  color:var(--seal);
}
.rvb-benefit-text{
  font-family:'Inter',sans-serif; font-size:0.875rem; color:var(--ink-soft); line-height:1.6;
}
.rvb-benefit-text strong{ display:block; color:var(--ink); font-size:0.92rem; margin-bottom:4px; }

.rvb-copy{ display:flex; flex-direction:column; gap:14px; }
.rvb-copy p{
  font-family:'Inter',sans-serif; font-size:0.96rem; color:var(--ink-soft);
  line-height:1.75; margin:0;
}

.rvb-cta{ text-align:center; padding:24px; background:var(--ink); border-radius:10px; }
.rvb-cta-line{
  font-family:'Fraunces',serif; font-size:1.2rem; font-weight:600;
  color:#EFEAE0; margin:0 0 16px;
}

.rvb-disclaimer{
  font-family:'Inter',sans-serif; font-size:0.76rem; color:var(--ink-soft);
  font-style:italic; line-height:1.6; border-top:1px solid var(--line);
  padding-top:16px; margin:0;
}

@media(max-width:680px){
  .rvb-benefits{ grid-template-columns:1fr; }
}

/* ---------- TESTIMONIALS ---------- */
.testimonials{background:var(--paper);}

.t-rating-bar{
  display:flex; align-items:center; gap:14px;
  margin-bottom:36px; padding-bottom:28px;
  border-bottom:1px solid var(--line);
}
.t-stars{display:flex; gap:4px;}
.t-stars svg{width:22px; height:22px;}
.t-rating-label{
  font-family:'IBM Plex Mono',monospace; font-size:0.78rem;
  color:var(--ink-soft); letter-spacing:0.03em;
}

.t-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:2px; background:var(--line);}
.t-card{
  background:var(--paper-2); padding:32px 28px;
  display:flex; flex-direction:column;
}
.t-stars-sm{
  font-size:0.9rem; color:#D9AE7E; letter-spacing:2px;
  margin-bottom:14px; display:block;
}
.t-card p{
  color:var(--ink); font-size:1rem; font-family:'Fraunces',serif;
  font-weight:400; font-style:italic; line-height:1.6; flex:1;
}
.t-card .who{
  margin-top:18px; font-family:'IBM Plex Mono',monospace;
  font-size:0.72rem; color:var(--ink-soft); letter-spacing:0.03em;
  padding-top:14px; border-top:1px solid var(--line);
}

/* ---------- CONTACT ---------- */
.contact{background:var(--ink); color:var(--paper);}
.contact .section-head .eyebrow{color:#D9AE7E;}
.contact .section-head .eyebrow::before{background:#D9AE7E;}
.contact .section-head h2{color:#FBF8F1;}
.contact .section-head p{color:#B7C0C7;}
.contact-grid{display:grid; grid-template-columns:1.4fr 1fr; gap:2px; background:rgba(255,255,255,0.1); margin-bottom:2px;}
.contact-card{background:#16232E; padding:40px;}
.contact-card--primary{border-top:3px solid var(--seal);}
.contact-card--links{border-top:3px solid var(--brass);}
.cc-badge{
  display:inline-flex; font-family:'IBM Plex Mono',monospace; font-size:0.7rem;
  letter-spacing:0.08em; text-transform:uppercase; padding:4px 10px;
  background:rgba(122,35,49,0.25); color:#D9AE7E; border:1px solid rgba(122,35,49,0.4);
  margin-bottom:14px;
}
.cc-badge--links{background:rgba(166,130,60,0.18); color:#D9AE7E; border-color:rgba(166,130,60,0.4);}
.contact-card h3{color:#FBF8F1; font-size:1.3rem; margin-bottom:4px;}
.contact-card .role{font-family:'IBM Plex Mono',monospace; font-size:0.76rem; color:#D9AE7E; text-transform:uppercase; letter-spacing:0.06em; margin-bottom:4px;}
.contact-rows{margin-top:24px; display:grid; gap:14px;}
.contact-rows a, .contact-rows div{display:flex; justify-content:space-between; gap:14px; font-size:0.92rem; color:#C7CDD3; text-decoration:none; padding-bottom:12px; border-bottom:1px solid rgba(255,255,255,0.09);}
.contact-rows a:hover{color:#D9AE7E;}
.contact-rows .k{font-family:'IBM Plex Mono',monospace; font-size:0.72rem; color:#7C8891; text-transform:uppercase;}
.contact-tagline{
  margin-top:28px; padding:16px; border-top:1px solid rgba(255,255,255,0.08);
  border-left:3px solid rgba(166,130,60,0.4);
  background:rgba(166,130,60,0.06);
}
.contact-tagline p{
  color:#C7B88A; font-family:'Fraunces',serif; font-style:italic;
  font-size:0.98rem; line-height:1.5; margin:0;
}

.contact-form-wrap{background:#16232E; padding:40px;}
.contact-form-wrap h3{color:#FBF8F1; font-size:1.25rem; margin-bottom:6px;}
.contact-form-wrap p.hint{color:#8791A0; font-size:0.86rem; margin-bottom:26px;}
.contact-form-wrap p.hint a{color:#D9AE7E;}
.form-grid{display:grid; grid-template-columns:1fr 1fr; gap:16px;}
.form-grid .full{grid-column:1 / -1;}
label{display:block; font-family:'IBM Plex Mono',monospace; font-size:0.72rem; text-transform:uppercase; letter-spacing:0.05em; color:#8791A0; margin-bottom:7px;}
input, select, textarea{
  width:100%; background:#0F1922; border:1px solid rgba(255,255,255,0.14); color:#EFEAE0;
  padding:12px 14px; font-family:'Inter',sans-serif; font-size:0.94rem; border-radius:2px;
}
input:focus, select:focus, textarea:focus{border-color:#D9AE7E; outline:none;}
textarea{resize:vertical; min-height:100px;}
.form-actions{margin-top:22px; display:flex; align-items:center; gap:16px; flex-wrap:wrap;}
.form-note{font-size:0.8rem; color:#7C8891;}
.form-status{font-size:0.86rem; color:#D9AE7E; display:none;}
.form-status.show{display:block;}

footer{background:var(--ink); color:#7C8891; border-top:1px solid rgba(255,255,255,0.1); padding:30px 0; font-size:0.82rem;}
footer .wrap{display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:10px;}
footer .mono{color:#5E6A73;}
footer a{text-decoration:none; color:#9AA3AC;}
footer a:hover{color:#D9AE7E;}

/* Footer social icons */
.footer-social{display:flex; gap:14px; align-items:center;}
.footer-social-link{display:inline-flex; align-items:center; gap:5px; font-size:0.78rem; color:#7C8891; text-decoration:none; transition:color .15s;}
.footer-social-link:hover{color:#D9AE7E;}

/* About section LinkedIn link */
.about-linkedin{display:inline-flex; align-items:center; gap:5px; margin-top:6px; font-size:0.75rem; color:#9AA3AC; text-decoration:none; transition:color .15s;}
.about-linkedin:hover{color:#D9AE7E;}

/* ===== RESOURCES / MORTGAGE CALCULATOR ===== */
.resources{
  background:var(--paper-2);
  color:var(--ink);
  padding:96px 0;
}
.resources .section-head h2{color:var(--ink);}
.resources .section-head p{color:var(--ink-soft);}
.resources .eyebrow{color:var(--seal);}

/* Resource tool picker */
.res-tool-picker{margin-bottom:40px;}
.res-picker-label{
  font-family:'Inter',sans-serif; font-size:0.75rem; font-weight:700;
  letter-spacing:0.1em; text-transform:uppercase; color:var(--ink-soft);
  margin-bottom:16px;
}
.res-tool-grid{
  display:grid; grid-template-columns:repeat(3,1fr); gap:16px;
}
.res-tool-card{
  display:flex; align-items:flex-start; gap:16px;
  background:#fff; border:1px solid var(--line);
  border-radius:10px; padding:20px 18px; cursor:pointer; text-align:left;
  transition:border-color .2s, background .2s, box-shadow .2s, transform .15s;
  position:relative; width:100%;
}
.res-tool-card:not(.res-tool-card--soon):hover{
  border-color:var(--brass); background:#fff;
  box-shadow:0 4px 18px rgba(166,130,60,0.18);
  transform:translateY(-2px);
}
.res-tool-card[aria-pressed="true"]{
  border-color:var(--seal); background:#fff;
  box-shadow:0 0 0 2px var(--seal), 0 6px 20px rgba(122,35,49,0.12);
}
.res-tool-card[aria-pressed="true"] .res-tool-arrow{color:var(--seal);}
.res-tool-card--soon{cursor:default; opacity:.5;}
.res-tool-icon{
  flex-shrink:0; width:48px; height:48px; border-radius:8px;
  background:rgba(122,35,49,0.08); border:1px solid rgba(122,35,49,0.18);
  display:flex; align-items:center; justify-content:center;
  color:var(--seal);
}
.res-tool-icon--dim{background:rgba(0,0,0,0.05); border-color:var(--line); color:var(--ink-soft);}
.res-tool-meta{flex:1; min-width:0;}
.res-tool-name{
  font-family:'Inter',sans-serif; font-size:0.92rem; font-weight:700;
  color:var(--ink); margin-bottom:5px; display:flex; align-items:center; gap:8px; flex-wrap:wrap;
}
.res-tool-desc{
  font-family:'Inter',sans-serif; font-size:0.78rem; color:var(--ink-soft); line-height:1.5;
}
.res-tool-arrow{
  flex-shrink:0; font-size:1.1rem; color:#BBBBBB; margin-top:2px;
  transition:color .2s, transform .2s;
}
.res-tool-card:not(.res-tool-card--soon):hover .res-tool-arrow{color:var(--brass); transform:translateX(3px);}
.res-soon-badge{
  font-family:'IBM Plex Mono',monospace; font-size:0.65rem; font-weight:500;
  background:var(--line); color:var(--ink-soft); border-radius:4px;
  padding:2px 7px; letter-spacing:0.04em;
}

/* Panel reveal */
.rtab-panel{
  display:none; animation:panelFadeIn .25s ease;
}
.rtab-panel.is-active{display:block;}
@keyframes panelFadeIn{from{opacity:0; transform:translateY(8px);}to{opacity:1; transform:none;}}

/* Separator between picker and open panel */
.res-panel-separator{
  border:none; border-top:1px solid var(--line);
  margin:0 0 36px;
}

/* ── Calculator layout ── */
.mc-layout{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:48px;
  align-items:start;
}

/* Inputs column */
.mc-inputs{display:flex; flex-direction:column; gap:24px;}
.mc-group{display:flex; flex-direction:column; gap:6px;}
.mc-label{
  font-family:'Inter',sans-serif; font-size:0.8rem; font-weight:600;
  letter-spacing:0.06em; text-transform:uppercase; color:var(--ink-soft);
}
.mc-hint{font-weight:400; text-transform:none; letter-spacing:0; opacity:.7;}

.mc-input-wrap{
  display:flex; align-items:center;
  background:#fff; border:1px solid var(--line);
  border-radius:6px; overflow:hidden;
  transition:border-color .2s;
}
.mc-input-wrap:focus-within{border-color:var(--seal);}
.mc-prefix,.mc-suffix{
  padding:0 10px; font-family:'IBM Plex Mono',monospace;
  font-size:0.88rem; color:var(--seal); flex-shrink:0;
  background:#fff;
}
.mc-input{
  flex:1; background:transparent; border:none; outline:none;
  padding:10px 10px; color:var(--ink);
  font-family:'IBM Plex Mono',monospace; font-size:0.92rem;
}
.mc-input::-webkit-inner-spin-button,.mc-input::-webkit-outer-spin-button{
  opacity:1; cursor:pointer;
}
.mc-input{ color-scheme:light; }
.mc-input--sm{width:68px; flex:none; padding:10px 6px;}

.mc-down-row{display:grid; grid-template-columns:1fr auto; gap:8px;}
.mc-input-wrap--pct{width:108px; flex-shrink:0;}
.mc-input-wrap--grow{flex:1;}

/* Slider */
.mc-slider{
  width:100%; -webkit-appearance:none; appearance:none;
  height:4px; border-radius:2px;
  background:linear-gradient(to right, var(--brass) 0%, var(--brass) 40%, #1E3040 40%, #1E3040 100%);
  outline:none; cursor:pointer; margin-top:2px;
}
.mc-slider::-webkit-slider-thumb{
  -webkit-appearance:none; width:16px; height:16px; border-radius:50%;
  background:var(--brass); border:2px solid #fff;
  box-shadow:0 2px 6px rgba(0,0,0,0.2);
}
.mc-slider::-moz-range-thumb{
  width:16px; height:16px; border-radius:50%;
  background:var(--brass); border:2px solid #fff;
}
.mc-slider-labels{
  display:flex; justify-content:space-between;
  font-family:'IBM Plex Mono',monospace; font-size:0.7rem; color:var(--ink-soft); margin-top:1px;
}

/* Loan term buttons */
.mc-term-btns{display:grid; grid-template-columns:repeat(4,1fr); gap:8px;}
.mc-term-btn{
  background:#fff; border:1px solid var(--line);
  color:var(--ink-soft); border-radius:6px; padding:9px 0;
  font-family:'Inter',sans-serif; font-size:0.84rem; font-weight:600;
  cursor:pointer; transition:background .2s, color .2s, border-color .2s;
}
.mc-term-btn:hover{background:var(--paper); color:var(--ink); border-color:var(--brass);}
.mc-term-btn.is-active{background:var(--seal); color:#fff; border-color:var(--seal);}

/* Extras collapsible */
.mc-extras-toggle{
  background:#fff; border:1px solid var(--line); border-radius:8px;
  overflow:hidden;
}
.mc-extras-toggle summary{
  padding:12px 16px; cursor:pointer; list-style:none;
  font-family:'Inter',sans-serif; font-size:0.84rem; font-weight:600; color:var(--ink-soft);
  display:flex; align-items:center; gap:8px;
  transition:color .2s;
}
.mc-extras-toggle summary::-webkit-details-marker{display:none;}
.mc-extras-toggle summary::before{
  content:'▸'; font-size:0.75rem; transition:transform .2s; display:inline-block;
}
.mc-extras-toggle[open] summary::before{transform:rotate(90deg);}
.mc-extras-toggle[open] summary{color:var(--seal);}
.mc-extras{padding:0 16px 16px; display:flex; flex-direction:column; gap:16px;}

/* Results column */
.mc-results{display:flex; flex-direction:column; gap:24px; position:sticky; top:140px;}

.mc-total-card{
  background:linear-gradient(135deg, var(--seal-dark) 0%, var(--seal) 100%);
  border-radius:12px; padding:28px 24px; text-align:center;
  border:1px solid rgba(122,35,49,0.3);
  box-shadow:0 4px 20px rgba(122,35,49,0.2);
}
.mc-total-label{
  font-family:'Inter',sans-serif; font-size:0.8rem; font-weight:600;
  letter-spacing:0.1em; text-transform:uppercase; color:rgba(255,255,255,0.7);
  margin-bottom:8px;
}
.mc-total-amount{
  font-family:'Fraunces',serif; font-size:2.6rem; font-weight:700;
  color:#fff; letter-spacing:-0.02em; line-height:1;
}
.mc-loan-line{
  margin-top:8px; font-family:'IBM Plex Mono',monospace; font-size:0.72rem;
  color:rgba(255,255,255,0.55);
}

/* Donut chart */
.mc-chart-area{
  background:#fff; border:1px solid var(--line);
  border-radius:12px; padding:24px;
  display:grid; grid-template-columns:auto 1fr; gap:20px; align-items:center;
}
.mc-donut-wrap{position:relative; width:130px; height:130px; flex-shrink:0;}
.mc-donut{width:130px; height:130px;}
.mc-donut-center{
  position:absolute; inset:0; display:flex; flex-direction:column;
  align-items:center; justify-content:center;
}
.mc-dc-label{
  font-family:'Inter',sans-serif; font-size:0.65rem; font-weight:700;
  letter-spacing:0.08em; text-transform:uppercase; color:var(--ink-soft);
}
.mc-dc-val{
  font-family:'IBM Plex Mono',monospace; font-size:0.85rem; font-weight:600;
  color:var(--seal); margin-top:2px;
}

.mc-breakdown{display:flex; flex-direction:column; gap:10px;}
.mc-break-row{display:flex; align-items:center; gap:8px;}
.mc-break-dot{width:10px; height:10px; border-radius:50%; flex-shrink:0;}
.mc-break-label{
  flex:1; font-family:'Inter',sans-serif; font-size:0.8rem; color:var(--ink-soft);
}
.mc-break-amt{
  font-family:'IBM Plex Mono',monospace; font-size:0.82rem; color:var(--ink); font-weight:600;
}

/* Summary grid */
.mc-summary-grid{
  display:grid; grid-template-columns:1fr 1fr; gap:1px;
  background:var(--line); border-radius:10px; overflow:hidden;
  border:1px solid var(--line);
}
.mc-sum-item{
  background:var(--paper-2); padding:16px; text-align:center;
}
.mc-sum-label{
  font-family:'Inter',sans-serif; font-size:0.72rem; font-weight:600;
  letter-spacing:0.05em; text-transform:uppercase; color:var(--ink-soft);
  margin-bottom:6px;
}
.mc-sum-val{
  font-family:'IBM Plex Mono',monospace; font-size:0.95rem; color:var(--seal); font-weight:600;
}

/* Amortization */
.mc-amort-wrap{
  margin-top:36px; border-top:1px solid var(--line); padding-top:28px;
}
.mc-amort-toggle{
  display:flex; align-items:center; gap:8px;
  background:transparent; border:1px solid var(--line); border-radius:6px;
  color:var(--ink-soft); font-family:'Inter',sans-serif; font-size:0.84rem; font-weight:600;
  padding:10px 18px; cursor:pointer; transition:color .2s, border-color .2s;
}
.mc-amort-toggle:hover{color:var(--seal); border-color:var(--seal);}
.mc-amort-toggle[aria-expanded="true"]{color:var(--seal); border-color:var(--seal);}
.mc-amort-chevron{transition:transform .2s;}
.mc-amort-toggle[aria-expanded="true"] .mc-amort-chevron{transform:rotate(180deg);}
.mc-amort-table-wrap{display:none; margin-top:20px;}
.mc-amort-table-wrap.is-open{display:block;}
.mc-amort-scroll{overflow-x:auto;}
.mc-amort-table{
  width:100%; border-collapse:collapse;
  font-family:'IBM Plex Mono',monospace; font-size:0.8rem;
}
.mc-amort-table th{
  padding:10px 16px; text-align:right;
  background:var(--paper-2); color:var(--seal);
  font-size:0.72rem; letter-spacing:0.06em; text-transform:uppercase;
  border-bottom:1px solid var(--line);
}
.mc-amort-table th:first-child{text-align:left;}
.mc-amort-table td{
  padding:9px 16px; text-align:right; color:var(--ink-soft);
  border-bottom:1px solid var(--line);
}
.mc-amort-table td:first-child{text-align:left; color:var(--ink); font-weight:500;}
.mc-amort-table tr:hover td{background:var(--paper);}
.mc-amort-table tr:last-child td{border-bottom:none; color:var(--seal); font-weight:600;}

/* CTA strip */
.mc-cta-strip{
  margin-top:36px; padding:24px 28px;
  background:#fff; border:1px solid var(--line); border-radius:10px;
  display:flex; align-items:center; justify-content:space-between; gap:24px;
}
.mc-cta-strip strong{color:var(--ink); font-family:'Inter',sans-serif;}
.mc-cta-strip span{color:var(--ink-soft); font-size:0.88rem; margin-left:8px;}

/* ── Value display (commas + words) ── */
.mc-val-display{
  display:flex; align-items:baseline; gap:8px; flex-wrap:wrap;
  min-height:22px; padding:3px 2px 0;
}
.mc-vd-comma{
  font-family:'IBM Plex Mono',monospace; font-size:0.9rem; font-weight:600;
  color:var(--seal);
}
.mc-vd-words{
  font-family:'Inter',sans-serif; font-size:0.76rem; color:var(--ink-soft);
  font-style:italic;
}
.mc-val-display--sm .mc-vd-comma{font-size:0.82rem; color:var(--ink-soft); font-weight:500;}
.mc-val-display--sm .mc-vd-words{font-size:0.74rem;}

/* ===== MORTGAGE RATES PANEL ===== */

/* Top bar */
.mr-bar{
  display:flex; align-items:center; justify-content:space-between; gap:16px;
  margin-bottom:0; padding:16px 20px;
  background:var(--ink); border-radius:10px 10px 0 0;
}
.mr-bar-left{display:flex; align-items:baseline; gap:14px;}
.mr-bar-title{
  font-family:'Fraunces',serif; font-size:1.25rem; font-weight:600;
  color:#FBF3EC; margin:0;
}
.mr-bar-date{
  font-family:'IBM Plex Mono',monospace; font-size:0.74rem; color:rgba(251,243,236,0.55);
}
.mr-bar-date a{color:var(--brass); text-decoration:underline;}
.mr-bar-right{
  display:flex; align-items:center; gap:10px; flex-shrink:0;
}
.mr-live-dot{
  width:8px; height:8px; border-radius:50%; background:#4CAF7D;
  box-shadow:0 0 0 3px rgba(76,175,125,0.25);
  animation:pulse-dot 2s infinite;
}
@keyframes pulse-dot{
  0%,100%{box-shadow:0 0 0 3px rgba(76,175,125,0.25);}
  50%{box-shadow:0 0 0 6px rgba(76,175,125,0.1);}
}
.mr-live-label{
  font-family:'IBM Plex Mono',monospace; font-size:0.72rem; color:rgba(251,243,236,0.6);
}
.mr-pmms-link{
  font-family:'IBM Plex Mono',monospace; font-size:0.72rem; color:var(--brass);
  text-decoration:none; border:1px solid rgba(166,130,60,0.35); border-radius:4px;
  padding:4px 9px; transition:border-color .15s, color .15s;
}
.mr-pmms-link:hover{border-color:var(--brass); color:#D9AE7E;}

/* Table */
.mr-table-scroll{overflow-x:auto; border:1px solid var(--line); border-top:none; border-radius:0 0 10px 10px;}
.mr-table{
  width:100%; border-collapse:collapse;
  font-family:'Inter',sans-serif; font-size:0.87rem;
  background:#fff;
}
.mr-table thead tr{background:var(--paper-2);}
.mr-table th{
  padding:12px 18px; text-align:left;
  font-size:0.72rem; font-weight:700; letter-spacing:0.07em; text-transform:uppercase;
  color:var(--ink-soft); border-bottom:2px solid var(--line); white-space:nowrap;
}
.mr-th-rate,.mr-th-apr,.mr-th-chg{text-align:center;}
.mr-th-note{font-size:0.65rem; opacity:.7;}

/* Category rows */
.mr-cat-row td{
  padding:9px 18px;
  font-size:0.72rem; font-weight:700; letter-spacing:0.08em; text-transform:uppercase;
  color:var(--seal); background:rgba(122,35,49,0.06);
  border-top:1px solid var(--line); border-bottom:1px solid var(--line);
}

/* Data rows */
.mr-data-row td{
  padding:14px 18px; border-bottom:1px solid var(--line);
  vertical-align:middle;
}
.mr-data-row:last-child td{border-bottom:none;}
.mr-data-row:hover td{background:var(--paper);}

.mr-td-prog{
  color:var(--ink); font-weight:500;
}
.mr-live-tag{
  display:inline-block; vertical-align:middle; margin-left:8px;
  font-family:'IBM Plex Mono',monospace; font-size:0.62rem; font-weight:600;
  background:rgba(76,175,125,0.12); color:#2E7D52; border:1px solid rgba(76,175,125,0.3);
  border-radius:3px; padding:2px 6px; letter-spacing:0.04em; text-transform:uppercase;
  white-space:nowrap;
}
.mr-td-rate{
  text-align:center; font-family:'Fraunces',serif; font-size:1.4rem; font-weight:700;
  color:var(--seal); white-space:nowrap;
}
.mr-td-apr{
  text-align:center; font-family:'IBM Plex Mono',monospace; font-size:0.88rem;
  color:var(--ink-soft); white-space:nowrap;
}
.mr-td-chg{
  text-align:center; font-family:'IBM Plex Mono',monospace; font-size:0.75rem;
  white-space:nowrap;
}
.mr-td-cta{
  text-align:left; font-family:'Inter',sans-serif; font-size:0.82rem;
  color:var(--ink-soft) !important;
}
.mr-td-cta a{
  color:var(--brass); font-weight:600; text-decoration:none;
}
.mr-td-cta a:hover{text-decoration:underline;}

/* Change indicators */
.mr-up{color:#C0392B; font-size:0.75rem;}
.mr-dn{color:#27AE60; font-size:0.75rem;}
.mr-flat{color:var(--ink-soft); font-size:0.75rem;}

/* Notes & CTA */
.mr-notes{
  margin-top:18px; padding:16px 20px;
  background:var(--paper-2); border:1px solid var(--line); border-radius:8px;
  display:flex; flex-direction:column; gap:6px;
}
.mr-notes p{
  font-family:'Inter',sans-serif; font-size:0.75rem; color:var(--ink-soft); line-height:1.6; margin:0;
}
.mr-cta-strip{
  margin-top:20px; padding:22px 24px;
  background:#fff; border:1px solid var(--line); border-radius:10px;
  display:flex; align-items:center; justify-content:space-between; gap:20px;
}
.mr-cta-strip strong{color:var(--ink); font-family:'Inter',sans-serif;}
.mr-cta-strip span{color:var(--ink-soft); font-size:0.85rem; margin-left:6px;}

/* ── Real Estate News ─────────────────────────────────────── */
.rn-bar{
  display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap;
  gap:8px; margin-bottom:14px;
}
.rn-bar-left{display:flex; align-items:baseline; gap:14px; flex-wrap:wrap;}
.rn-bar-title{
  font-family:'Fraunces',serif; font-size:1.15rem; font-weight:700;
  color:var(--ink); margin:0;
}
.rn-bar-sub{
  font-family:'IBM Plex Mono',monospace; font-size:0.72rem; color:var(--ink-soft);
}
.rn-bar-right{display:flex; align-items:center; gap:8px;}

.rn-sources-row{
  display:flex; align-items:center; flex-wrap:wrap; gap:6px;
  margin-bottom:20px;
}
.rn-src-label{
  font-family:'Inter',sans-serif; font-size:0.75rem; color:var(--ink-soft); margin-right:2px;
}
.rn-src-badge{
  font-family:'IBM Plex Mono',monospace; font-size:0.68rem; color:var(--ink-soft);
  background:var(--paper); border:1px solid var(--line,#ccc6b8);
  border-radius:4px; padding:2px 7px; white-space:nowrap;
}

.rn-list{display:flex; flex-direction:column; gap:14px;}

.rn-article{
  background:#fff; border:1px solid var(--line,#ccc6b8); border-radius:10px;
  padding:18px 20px; display:flex; flex-direction:column; gap:8px;
  transition:box-shadow .18s ease, border-color .18s ease;
}
.rn-article:hover{
  box-shadow:0 4px 18px rgba(20,32,43,0.10); border-color:var(--brass);
}
.rn-article-meta{
  display:flex; align-items:center; gap:10px; flex-wrap:wrap;
}
.rn-article-source{
  font-family:'IBM Plex Mono',monospace; font-size:0.68rem; font-weight:600;
  color:#fff; background:var(--seal); border-radius:4px; padding:2px 8px;
  white-space:nowrap; text-transform:uppercase; letter-spacing:.03em;
}
.rn-article-date{
  font-family:'IBM Plex Mono',monospace; font-size:0.7rem; color:var(--ink-soft);
}
.rn-article-title{
  font-family:'Fraunces',serif; font-size:1rem; font-weight:600; color:var(--ink);
  line-height:1.4; margin:0;
}
.rn-article-title a{
  color:inherit; text-decoration:none;
}
.rn-article-title a:hover{color:var(--seal); text-decoration:underline;}
.rn-article-desc{
  font-family:'Inter',sans-serif; font-size:0.84rem; color:var(--ink-soft);
  line-height:1.55; margin:0;
  display:-webkit-box; -webkit-line-clamp:3; -webkit-box-orient:vertical; overflow:hidden;
}
.rn-article-read{
  font-family:'Inter',sans-serif; font-size:0.8rem; font-weight:600;
  color:var(--seal); text-decoration:none; align-self:flex-start;
  border-bottom:1px solid transparent; transition:border-color .15s;
}
.rn-article-read:hover{border-color:var(--seal);}

.rn-loading{
  display:flex; flex-direction:column; align-items:center; gap:14px;
  padding:40px 0; color:var(--ink-soft); font-family:'Inter',sans-serif; font-size:0.9rem;
}
.rn-spinner{
  width:32px; height:32px; border:3px solid var(--paper-2);
  border-top-color:var(--seal); border-radius:50%;
  animation:rn-spin .75s linear infinite;
}
@keyframes rn-spin{to{transform:rotate(360deg);}}

.rn-error{
  text-align:center; padding:32px; color:var(--ink-soft);
  font-family:'Inter',sans-serif; font-size:0.88rem; line-height:1.6;
}
.rn-error a{color:var(--seal);}

/* ── Home Buying Guide ────────────────────────────────────── */
.hb-header{
  display:flex; align-items:center; justify-content:space-between;
  flex-wrap:wrap; gap:16px; margin-bottom:32px;
  padding:24px 28px; background:var(--ink); border-radius:12px;
}
.hb-header-text{}
.hb-header-title{
  font-family:'Fraunces',serif; font-size:1.25rem; font-weight:700;
  color:#FBF3EC; margin:0 0 6px;
}
.hb-header-sub{
  font-family:'Inter',sans-serif; font-size:0.88rem; color:rgba(235,227,210,0.75);
  margin:0;
}
.hb-header-cta{flex-shrink:0;}

.hb-timeline{display:flex; flex-direction:column;}

.hb-step{display:flex; gap:0; align-items:stretch;}

.hb-step-marker{
  display:flex; flex-direction:column; align-items:center;
  flex-shrink:0; width:52px;
}
.hb-step-num{
  width:36px; height:36px; border-radius:50%; flex-shrink:0;
  background:var(--seal); color:#fff;
  font-family:'Fraunces',serif; font-size:0.95rem; font-weight:700;
  display:flex; align-items:center; justify-content:center;
  box-shadow:0 2px 8px rgba(122,35,49,0.30);
  position:relative; z-index:1;
}
.hb-step-num--final{
  background:var(--brass);
  box-shadow:0 2px 8px rgba(166,130,60,0.35);
}
.hb-step-line{
  width:2px; background:var(--line,#ccc6b8); flex:1;
  margin:4px 0; min-height:24px;
}
.hb-step--last .hb-step-line{display:none;}

.hb-step-body{
  flex:1; padding:0 0 32px 16px;
}
.hb-step--last .hb-step-body{padding-bottom:0;}

.hb-step-title{
  font-family:'Fraunces',serif; font-size:1.05rem; font-weight:700;
  color:var(--ink); margin:6px 0 8px; line-height:1.3;
}
.hb-step-intro{
  font-family:'Inter',sans-serif; font-size:0.875rem; color:var(--ink-soft);
  margin:0 0 12px; line-height:1.6; font-style:italic;
}
.hb-bullets{
  list-style:none; margin:0; padding:0;
  display:flex; flex-direction:column; gap:8px;
}
.hb-bullets li{
  font-family:'Inter',sans-serif; font-size:0.875rem; color:var(--ink-soft);
  line-height:1.6; padding-left:16px; position:relative;
}
.hb-bullets li::before{
  content:''; position:absolute; left:0; top:9px;
  width:5px; height:5px; border-radius:50%; background:var(--brass);
}
.hb-bullets li strong{color:var(--ink); font-weight:600;}

/* Named items — seller guide (same visual weight as .hb-bullets) */
.hb-items{display:flex; flex-direction:column; gap:8px;}
.hb-item{
  font-family:'Inter',sans-serif; font-size:0.875rem; color:var(--ink-soft);
  line-height:1.6; padding-left:16px; position:relative;
}
.hb-item::before{
  content:''; position:absolute; left:0; top:9px;
  width:5px; height:5px; border-radius:50%; background:var(--brass);
}
.hb-item strong{color:var(--ink); font-weight:600;}

.hb-congrats{
  display:flex; align-items:center; flex-wrap:wrap; gap:12px;
  margin-top:24px; padding:18px 20px;
  background:var(--ink); border-radius:10px; color:#FBF3EC;
  font-family:'Inter',sans-serif; font-size:0.875rem; line-height:1.5;
}
.hb-congrats svg{stroke:#D9AE7E; flex-shrink:0;}
.hb-congrats span{flex:1; min-width:180px;}

/* ── Home Seller Guide ───────────────────────────────────── */
.hs-header{
  display:flex; align-items:center; justify-content:space-between;
  flex-wrap:wrap; gap:16px; margin-bottom:28px;
  padding:24px 28px; background:var(--ink); border-radius:12px;
}
.hs-header-title{
  font-family:'Fraunces',serif; font-size:1.25rem; font-weight:700;
  color:#FBF3EC; margin:0 0 6px;
}
.hs-header-sub{
  font-family:'Inter',sans-serif; font-size:0.88rem;
  color:rgba(235,227,210,0.75); margin:0;
}
.hs-header-cta{flex-shrink:0;}

.hs-phases{display:flex; flex-direction:column; gap:16px;}

.hs-phase{
  border:1px solid var(--line,#ccc6b8); border-radius:12px;
  overflow:hidden; background:#fff;
}
.hs-phase-header{
  display:flex; align-items:center; gap:14px;
  padding:14px 20px; background:var(--paper);
  border-bottom:1px solid var(--line,#ccc6b8);
}
.hs-phase-header--final{background:var(--ink);}
.hs-phase-badge{
  font-family:'IBM Plex Mono',monospace; font-size:0.7rem; font-weight:700;
  text-transform:uppercase; letter-spacing:.06em;
  background:var(--seal); color:#fff;
  border-radius:20px; padding:3px 10px; white-space:nowrap; flex-shrink:0;
}
.hs-phase-badge--final{background:var(--brass);}
.hs-phase-title{
  font-family:'Fraunces',serif; font-size:1rem; font-weight:700;
  color:var(--ink); margin:0;
}
.hs-phase-header--final .hs-phase-title{color:#FBF3EC;}

.hs-items{
  display:grid;
  grid-template-columns:repeat(auto-fill,minmax(280px,1fr));
  gap:0;
}
.hs-item{
  padding:16px 20px; border-right:1px solid var(--line,#ccc6b8);
  border-bottom:1px solid var(--line,#ccc6b8);
  transition:background .15s ease;
}
.hs-item:hover{background:var(--paper);}
.hs-item:last-child{border-right:none;}
.hs-item-name{
  font-family:'Inter',sans-serif; font-size:0.82rem; font-weight:700;
  color:var(--ink); margin-bottom:5px;
  display:flex; align-items:flex-start; gap:6px;
}
.hs-item-name::before{
  content:''; display:inline-block; flex-shrink:0;
  width:6px; height:6px; border-radius:50%; background:var(--seal); margin-top:5px;
}
.hs-item-desc{
  font-family:'Inter',sans-serif; font-size:0.82rem; color:var(--ink-soft);
  line-height:1.6;
}

.hs-close-cta{
  display:flex; align-items:center; flex-wrap:wrap; gap:12px;
  margin:0; padding:18px 20px;
  background:var(--ink); color:#FBF3EC;
  font-family:'Inter',sans-serif; font-size:0.875rem; line-height:1.5;
  border-top:1px solid rgba(255,255,255,0.1);
}
.hs-close-cta svg{stroke:#D9AE7E; flex-shrink:0;}
.hs-close-cta span{flex:1; min-width:180px;}

/* ── Intent bar ──────────────────────────────────────────── */
.intent-bar{background:var(--ink); border-bottom:1px solid rgba(255,255,255,0.07);}
.intent-cards{
  display:grid; grid-template-columns:repeat(3,1fr);
  max-width:1120px; margin:0 auto;
}
.intent-card{
  display:flex; align-items:center; gap:18px;
  padding:22px 32px; text-decoration:none; color:#fff;
  border-right:1px solid rgba(255,255,255,0.08);
  transition:background .2s ease;
}
.intent-card:last-child{border-right:none;}
.intent-card:hover{background:rgba(255,255,255,0.04);}
.intent-icon-wrap{
  width:52px; height:52px; border-radius:14px; flex-shrink:0;
  display:flex; align-items:center; justify-content:center;
  background:rgba(122,35,49,0.25); border:1px solid rgba(122,35,49,0.4);
  stroke:#D9AE7E; color:#D9AE7E;
  transition:background .2s ease, border-color .2s ease;
}
.intent-icon-wrap--sell{background:rgba(166,130,60,0.2); border-color:rgba(166,130,60,0.35);}
.intent-icon-wrap--value{background:rgba(69,86,79,0.3); border-color:rgba(69,86,79,0.5);}
.intent-card:hover .intent-icon-wrap{background:rgba(122,35,49,0.4); border-color:rgba(122,35,49,0.6);}
.intent-label{
  font-family:'Fraunces',serif; font-size:1.05rem; font-weight:700; color:#fff;
}
.intent-sub{
  font-family:'Inter',sans-serif; font-size:0.78rem; color:rgba(255,255,255,0.5);
  margin-top:3px; transition:color .2s;
}
.intent-card:hover .intent-sub{color:rgba(255,255,255,0.75);}
@media(max-width:640px){
  .intent-cards{grid-template-columns:1fr;}
  .intent-card{border-right:none; border-bottom:1px solid rgba(255,255,255,0.08); padding:16px 20px;}
  .intent-card:last-child{border-bottom:none;}
}

/* ── Featured Listings ───────────────────────────────────── */
.listings{background:var(--paper); padding:80px 0;}
.section-sub{
  font-family:'Inter',sans-serif; font-size:0.95rem; color:var(--ink-soft);
  max-width:600px; margin:0 auto; line-height:1.6;
}
.listings-grid{
  display:grid; grid-template-columns:repeat(4,1fr);
  gap:20px; margin:48px 0 32px;
}
.listing-card{
  background:#fff; border-radius:12px; overflow:hidden;
  box-shadow:0 2px 16px rgba(20,32,43,0.08);
  transition:transform .22s ease, box-shadow .22s ease;
  text-decoration:none; color:inherit; display:block;
}
.listing-card:hover{transform:translateY(-6px); box-shadow:0 12px 36px rgba(20,32,43,0.14);}
.listing-visual{
  height:190px; display:flex; align-items:center; justify-content:center;
  position:relative;
}
.listing-visual--1{background:linear-gradient(135deg,#1E3040 0%,#14202B 100%);}
.listing-visual--2{background:linear-gradient(135deg,#3B2A20 0%,#241A13 100%);}
.listing-visual--3{background:linear-gradient(135deg,#1A2D20 0%,#111E16 100%);}
.listing-visual--4{background:linear-gradient(135deg,#2A1E35 0%,#1A1225 100%);}
.lv-icon{opacity:0.4;}
.listing-visual--photo{background:#E5DECD; padding:0;}
.listing-photo{width:100%; height:100%; object-fit:cover; display:block;}
.listing-details--addr{font-family:'IBM Plex Mono',monospace; font-size:0.75rem; color:var(--ink-soft);}
.listing-badge{
  position:absolute; top:12px; left:12px;
  font-family:'IBM Plex Mono',monospace; font-size:0.65rem; font-weight:600;
  text-transform:uppercase; letter-spacing:.07em;
  padding:3px 9px; border-radius:20px;
}
.listing-badge--sold{background:rgba(122,35,49,0.85); color:#fff;}
.listing-badge--active{background:rgba(45,120,60,0.85); color:#fff;}
.listing-info{padding:16px 18px 20px;}
.listing-price{
  font-family:'Fraunces',serif; font-size:1.25rem; font-weight:700;
  color:var(--ink); margin-bottom:5px;
}
.listing-address{
  font-family:'Inter',sans-serif; font-size:0.82rem; color:var(--ink-soft);
  margin-bottom:8px; font-weight:500;
}
.listing-details{
  font-family:'IBM Plex Mono',monospace; font-size:0.75rem; color:var(--ink-soft);
  display:flex; align-items:center; gap:6px; flex-wrap:wrap;
}
.ld-dot{color:var(--brass); font-weight:700;}
.listings-footer{
  display:flex; flex-direction:column; align-items:center; gap:14px; text-align:center;
}
.listings-disclaimer{
  font-family:'Inter',sans-serif; font-size:0.78rem; color:var(--ink-soft);
  font-style:italic; margin:0;
}
@media(max-width:900px){.listings-grid{grid-template-columns:repeat(2,1fr);}}
@media(max-width:520px){.listings-grid{grid-template-columns:1fr;}}

/* back to top */
.to-top{
  position:fixed; right:22px; bottom:22px; width:46px; height:46px; border-radius:50%;
  background:var(--seal); color:#FBF3EC; border:none; display:flex; align-items:center; justify-content:center;
  cursor:pointer; box-shadow:0 6px 18px rgba(0,0,0,0.25); opacity:0; pointer-events:none;
  transition:opacity .2s ease, transform .2s ease; z-index:40;
}
.to-top.show{opacity:1; pointer-events:auto;}
.to-top:hover{transform:translateY(-2px);}

/* ---------- RESPONSIVE ---------- */
@media (max-width:1000px){
  .ways-grid{grid-template-columns:1fr 1fr;}
  .ways-grid .way-card:last-child{grid-column:1 / -1;}
  .t-grid{grid-template-columns:1fr 1fr;}
  .sales-grid{grid-template-columns:repeat(3,1fr);}
  .why-grid{grid-template-columns:1fr 1fr;}
}

@media (max-width:900px){
  .hero .wrap{grid-template-columns:1fr; text-align:left;}
  .seal-stage{order:-1; margin-bottom:8px;}
  .about-grid{grid-template-columns:1fr 1fr; gap:28px;}
  .about-copy{grid-column:1 / -1;}
  .coverage-grid{grid-template-columns:1fr;}
  .coverage-grid--6{grid-template-columns:repeat(2,1fr);}
  .coverage-grid--6 .cov-zone:nth-child(3n){border-right:1px solid var(--line);}
  .coverage-grid--6 .cov-zone:nth-child(even){border-right:none;}
  .coverage-grid--6 .cov-zone:nth-last-child(-n+3){border-bottom:1px solid var(--line);}
  .coverage-grid--6 .cov-zone:nth-last-child(-n+2){border-bottom:none;}
  .cov-divider{width:auto; height:1px; margin:0;}
  .contact-grid{grid-template-columns:1fr;}
  section{padding:64px 0;}
  .form-grid{grid-template-columns:1fr;}
  .stats-row{flex-wrap:wrap;}
  .s-stat{flex-basis:50%; border-bottom:1px solid rgba(255,255,255,0.08);}
  .s-div{display:none;}
  .journey-wrapper{grid-template-columns:1fr; gap:0;}
  .journey-col:first-child{padding-right:0; padding-bottom:40px; border-bottom:1px solid rgba(255,255,255,0.1);}
  .journey-col:last-child{padding-left:0; padding-top:40px;}
  .journey-divider{display:none;}
}

@media (max-width:680px){
  .ways-grid{grid-template-columns:1fr;}
  .ways-grid .way-card:last-child{grid-column:auto;}
  .t-grid{grid-template-columns:1fr;}
  .sales-grid{grid-template-columns:1fr 1fr;}
  .about-grid{grid-template-columns:1fr;}
  .about-copy{grid-column:auto;}
  .contact-grid{grid-template-columns:1fr;}
  .s-stat{flex-basis:100%;}
  .why-grid{grid-template-columns:1fr;}
  .hero-cta{flex-wrap:wrap;}
  .mc-term-btns{grid-template-columns:repeat(4,1fr);}
  .mc-cta-strip{flex-direction:column; align-items:flex-start;}
}

@media (max-width:860px){
  .mc-layout{grid-template-columns:1fr; gap:36px;}
  .mc-results{position:static;}
  .mc-chart-area{grid-template-columns:1fr; justify-items:center;}
  .mc-donut-wrap{width:150px; height:150px;}
  .mc-donut{width:150px; height:150px;}
  .res-tool-grid{grid-template-columns:1fr;}
}

@media (max-width:600px){
  .res-tool-grid{grid-template-columns:1fr;}
  .res-tool-card{flex-direction:column; gap:12px;}
  .res-tool-arrow{display:none;}
  .mr-bar{flex-direction:column; align-items:flex-start; gap:10px;}
  .mr-cta-strip{flex-direction:column; align-items:flex-start;}
  .mr-th-chg{display:none;}
  .mr-td-chg{display:none;}
}