/* =========================================================================
   Lighthouse Realty Group — Coastal Navy design system
   Full-bleed coastal photography, thin gold horizon lines, sparse
   letter-spaced labels, Outfit everywhere, deep navy quiet space.
   ========================================================================= */

:root{
  --navy:        #11243d;   /* primary */
  --navy-deep:   #0a1320;   /* near-black sections */
  --gold:        #c2a14d;   /* brushed gold accent */
  --gold-soft:   #d8bd76;
  --fog:         #f5f6f4;   /* base */
  --slate:       #5b6b7a;   /* muted text */
  --line:        rgba(194,161,77,.55);   /* gold horizon line */
  --line-faint:  rgba(245,246,244,.14);
  --line-dark:   rgba(17,36,61,.14);

  --ink:         #11243d;
  --ink-soft:    #2c3e54;
  --on-dark:     #e7ecf1;
  --on-dark-mut: #9fb0c0;

  --serif: 'Outfit', system-ui, sans-serif;   /* display */
  --sans:  'Outfit', system-ui, sans-serif;    /* body */

  --shell: 1240px;
  --gutter: clamp(20px, 5vw, 64px);
  --ease: cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{ box-sizing:border-box; }
html{ scroll-behavior:smooth; -webkit-text-size-adjust:100%; }
body{
  margin:0;
  font-family:var(--sans);
  background:var(--fog);
  color:var(--ink);
  font-size:17px;
  line-height:1.7;
  font-weight:300;
  letter-spacing:.005em;
  -webkit-font-smoothing:antialiased;
}
img{ max-width:100%; display:block; }
a{ color:inherit; text-decoration:none; }
h1,h2,h3,h4{ font-family:var(--serif); font-weight:400; line-height:1.06; letter-spacing:-.01em; margin:0; }
p{ margin:0 0 1em; }
:focus-visible{ outline:2px solid var(--gold); outline-offset:3px; border-radius:1px; }

.skip-link{
  position:absolute; left:50%; top:-60px; transform:translateX(-50%);
  background:var(--navy); color:var(--fog); padding:.7rem 1.2rem; z-index:200;
  border-radius:0 0 4px 4px; transition:top .2s; font-size:.85rem; letter-spacing:.08em; text-transform:uppercase;
}
.skip-link:focus{ top:0; }

.shell{ width:100%; max-width:var(--shell); margin-inline:auto; padding-inline:var(--gutter); }

/* ---- shared label / eyebrow (sparse, fine, letter-spaced) ---- */
.eyebrow{
  display:inline-flex; align-items:center; gap:.7em;
  font-size:.72rem; font-weight:500; letter-spacing:.32em; text-transform:uppercase;
  color:var(--gold); margin:0 0 1.4rem;
}
.eyebrow::before{ content:""; width:34px; height:1px; background:var(--line); }
.eyebrow.center{ justify-content:center; }
.on-dark .eyebrow{ color:var(--gold-soft); }

/* horizon rule */
.horizon{ height:1px; background:linear-gradient(90deg, transparent, var(--line), transparent); border:0; margin:0; }

/* =========================================================================
   NAV
   ========================================================================= */
.site-head{
  position:fixed; inset:0 0 auto; z-index:100;
  transition:background .4s var(--ease), backdrop-filter .4s;
}
.head-line{
  position:absolute; left:var(--gutter); right:var(--gutter); bottom:0; height:1px;
  background:var(--line-faint); transition:background .4s;
}
.head-in{
  display:flex; align-items:center; justify-content:space-between;
  height:84px; transition:height .35s var(--ease);
}
.brand{ display:flex; align-items:center; gap:.85rem; color:var(--fog); }
.brand-mark{ width:24px; color:var(--gold); flex:0 0 auto; }
.brand-mark svg{ width:100%; height:auto; }
.brand-words{ display:flex; flex-direction:column; line-height:1; }
.brand-name{ font-family:var(--serif); font-size:1.22rem; letter-spacing:.02em; font-weight:500; }
.brand-sub{ font-size:.62rem; letter-spacing:.42em; text-transform:uppercase; color:var(--on-dark-mut); margin-top:.32em; }

.nav{ display:flex; align-items:center; gap:clamp(1.2rem,2.4vw,2.4rem); }
.nav a{
  color:var(--on-dark); font-size:.84rem; letter-spacing:.12em; text-transform:uppercase; font-weight:400;
  position:relative; padding:.4rem 0; transition:color .25s;
}
.nav a:not(.nav-cta)::after{
  content:""; position:absolute; left:0; right:100%; bottom:-2px; height:1px; background:var(--gold);
  transition:right .3s var(--ease);
}
.nav a:not(.nav-cta):hover::after,
.nav a.active::after{ right:0; }
.nav a:hover{ color:#fff; }
.nav a.active{ color:var(--gold-soft); }
.nav-cta{
  border:1px solid var(--line); padding:.62rem 1.3rem !important; color:var(--gold-soft);
  letter-spacing:.14em; transition:background .3s, color .3s, border-color .3s;
}
.nav-cta::after{ display:none; }
.nav-cta:hover{ background:var(--gold); border-color:var(--gold); color:var(--navy-deep) !important; }

/* scrolled state — navy bar */
.site-head.scrolled{ background:rgba(10,19,32,.92); backdrop-filter:blur(10px); }
.site-head.scrolled .head-line{ background:var(--line-faint); }
.site-head.scrolled .head-in{ height:68px; }

/* inner pages start scrolled-style immediately for legibility */
.site-head[data-variant="inner"]{ background:var(--navy-deep); }
.site-head[data-variant="inner"] .head-line{ background:var(--line-faint); }

.menu-btn{
  display:none; width:46px; height:46px; background:none; border:0; cursor:pointer;
  flex-direction:column; justify-content:center; gap:6px; padding:0;
}
.mb-bar{ display:block; height:1.5px; width:26px; background:var(--fog); transition:transform .3s var(--ease), opacity .25s; }

/* =========================================================================
   BUTTONS
   ========================================================================= */
.btn{
  display:inline-flex; align-items:center; gap:.7em;
  font-family:var(--sans); font-size:.82rem; font-weight:500; letter-spacing:.16em; text-transform:uppercase;
  padding:1.05rem 2rem; cursor:pointer; border:1px solid transparent; transition:all .3s var(--ease);
  background:none; white-space:nowrap;
}
.btn-gold{ background:var(--gold); color:var(--navy-deep); }
.btn-gold:hover{ background:var(--gold-soft); transform:translateY(-2px); }
.btn-line{ border-color:var(--line); color:var(--gold); }
.btn-line:hover{ background:rgba(194,161,77,.1); border-color:var(--gold); }
.btn-line-light{ border-color:rgba(245,246,244,.4); color:var(--fog); }
.btn-line-light:hover{ border-color:var(--fog); background:rgba(245,246,244,.06); }
.btn-ink{ background:var(--navy); color:var(--fog); }
.btn-ink:hover{ background:var(--navy-deep); transform:translateY(-2px); }
.btn-block{ width:100%; justify-content:center; }
.btn .arr{ transition:transform .3s var(--ease); }
.btn:hover .arr{ transform:translateX(4px); }

/* =========================================================================
   HOME HERO — full-bleed, headline pinned lower-left over navy scrim
   ========================================================================= */
.hero{
  position:relative; min-height:100svh; display:flex; align-items:flex-end;
  color:var(--fog); overflow:hidden; isolation:isolate;
}
.hero-img{
  position:absolute; inset:0; background-size:cover; background-position:center;
  z-index:-2; animation:heroIn 1.6s var(--ease) both;
}
@keyframes heroIn{ from{ transform:scale(1.08); } to{ transform:scale(1); } }
.hero-scrim{
  position:absolute; inset:0; z-index:-1;
  background:
    linear-gradient(105deg, rgba(10,19,32,.92) 0%, rgba(10,19,32,.55) 38%, rgba(10,19,32,.05) 70%),
    linear-gradient(0deg, rgba(10,19,32,.85) 0%, transparent 42%);
}
/* lighthouse-beam diagonal of light */
.hero::before{
  content:""; position:absolute; top:-10%; left:8%; width:42%; height:130%; z-index:-1;
  background:linear-gradient(108deg, transparent 44%, rgba(216,189,118,.10) 50%, transparent 56%);
  transform:rotate(2deg); pointer-events:none;
}
.hero-in{ padding-bottom:clamp(3.5rem,9vh,7rem); padding-top:120px; max-width:760px; }
.hero h1{
  font-size:clamp(2.6rem,6.2vw,5rem); font-weight:300; letter-spacing:-.02em;
  margin:.5rem 0 1.4rem; max-width:13ch;
}
.hero h1 em{ font-style:normal; color:var(--gold-soft); }
.hero-sub{ font-size:clamp(1.05rem,1.8vw,1.35rem); color:var(--on-dark); max-width:48ch; font-weight:300; margin-bottom:1rem; }
.hero-body{ color:var(--on-dark-mut); max-width:54ch; font-size:1rem; }
.hero-ctas{ display:flex; flex-wrap:wrap; gap:1rem; margin-top:2.2rem; }
.hero-scroll{
  position:absolute; bottom:1.6rem; left:50%; transform:translateX(-50%);
  font-size:.66rem; letter-spacing:.3em; text-transform:uppercase; color:var(--on-dark-mut);
  display:flex; flex-direction:column; align-items:center; gap:.6rem;
}
.hero-scroll .line{ width:1px; height:34px; background:linear-gradient(var(--gold), transparent); }

/* =========================================================================
   GENERIC SECTION RHYTHM
   ========================================================================= */
.section{ padding:clamp(4.5rem,10vw,8rem) 0; }
.section.tight{ padding:clamp(3rem,6vw,4.5rem) 0; }
.on-dark{ background:var(--navy); color:var(--on-dark); }
.on-deep{ background:var(--navy-deep); color:var(--on-dark); }
.on-fog{ background:var(--fog); color:var(--ink); }
.on-dark h2,.on-dark h3,.on-deep h2,.on-deep h3{ color:var(--fog); }

.sec-head{ max-width:60ch; margin-bottom:clamp(2.5rem,5vw,4rem); }
.sec-head.center{ margin-inline:auto; text-align:center; }
.sec-head h2{ font-size:clamp(2rem,4vw,3.1rem); font-weight:300; }
.sec-head .lede{ font-size:1.15rem; margin-top:1.2rem; color:var(--slate); }
.on-dark .sec-head .lede,.on-deep .sec-head .lede{ color:var(--on-dark-mut); }

/* =========================================================================
   TRUST STRIP — letter-spaced numerals on dark, gold horizon between
   ========================================================================= */
.trust{ background:var(--navy-deep); color:var(--on-dark); padding:clamp(3rem,6vw,4.5rem) 0; }
.trust-grid{ display:grid; grid-template-columns:repeat(4,1fr); }
.trust-item{ padding:1rem clamp(1rem,3vw,2.4rem); position:relative; text-align:center; }
.trust-item + .trust-item::before{
  content:""; position:absolute; left:0; top:18%; bottom:18%; width:1px; background:var(--line-faint);
}
.trust-num{ font-family:var(--serif); font-size:clamp(2rem,3.4vw,3rem); font-weight:300; color:var(--gold-soft); letter-spacing:0; }
.trust-txt{ font-size:.82rem; letter-spacing:.06em; color:var(--on-dark-mut); margin-top:.5rem; }

/* =========================================================================
   SERVICES — alternating full-bleed image bands + minimal text panels
   ========================================================================= */
.svc-band{
  display:grid; grid-template-columns:1fr 1fr; align-items:stretch; min-height:clamp(420px,52vw,620px);
}
.svc-band:nth-child(even) .svc-img{ order:2; }
.svc-img{ background-size:cover; background-position:center; min-height:340px; }
.svc-panel{
  display:flex; flex-direction:column; justify-content:center;
  padding:clamp(2.6rem,6vw,5.5rem) clamp(1.6rem,5vw,5rem);
  background:var(--navy); color:var(--on-dark);
}
.svc-band:nth-child(even) .svc-panel{ background:var(--navy-deep); }
.svc-idx{ font-size:.72rem; letter-spacing:.3em; color:var(--gold); margin-bottom:1rem; }
.svc-panel h3{ font-size:clamp(1.7rem,3vw,2.4rem); font-weight:300; color:var(--fog); margin-bottom:1rem; }
.svc-panel p{ color:var(--on-dark-mut); max-width:46ch; margin:0; }

/* compact services row (used where a 6-up list is needed) */
.svc-list{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--line-faint); }
.svc-cell{ background:var(--navy); padding:clamp(2rem,3.4vw,3rem); }
.svc-cell h3{ font-size:1.4rem; font-weight:400; color:var(--fog); margin-bottom:.8rem; }
.svc-cell .svc-no{ font-size:.72rem; letter-spacing:.28em; color:var(--gold); display:block; margin-bottom:1.2rem; }
.svc-cell p{ color:var(--on-dark-mut); margin:0; font-size:.96rem; }

/* =========================================================================
   FEATURED LISTINGS — the signature. property cards, full-bleed band intro
   ========================================================================= */
.band{
  position:relative; min-height:clamp(360px,42vw,520px); display:flex; align-items:center;
  color:var(--fog); overflow:hidden;
}
.band-img{ position:absolute; inset:0; background-size:cover; background-position:center; z-index:-2; }
.band-scrim{ position:absolute; inset:0; z-index:-1; background:linear-gradient(90deg, rgba(10,19,32,.88), rgba(10,19,32,.35)); }
.band-in{ max-width:640px; }
.band-in h2{ font-size:clamp(2rem,4.4vw,3.4rem); font-weight:300; margin-bottom:1.2rem; }
.band-in p{ color:var(--on-dark); max-width:46ch; }

.listings-wrap{ background:var(--fog); padding:clamp(3.5rem,7vw,6rem) 0; }
.listing-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(1.4rem,2.5vw,2.2rem); }
.prop{
  background:#fff; border:1px solid var(--line-dark); overflow:hidden;
  transition:transform .4s var(--ease), box-shadow .4s; display:flex; flex-direction:column;
}
.prop:hover{ transform:translateY(-6px); box-shadow:0 26px 50px -28px rgba(17,36,61,.42); }
.prop-media{ position:relative; aspect-ratio:4/3; overflow:hidden; }
.prop-media img{ width:100%; height:100%; object-fit:cover; transition:transform .7s var(--ease); }
.prop:hover .prop-media img{ transform:scale(1.06); }
.prop-status{
  position:absolute; top:1rem; left:1rem; font-size:.66rem; letter-spacing:.18em; text-transform:uppercase;
  background:rgba(10,19,32,.82); color:var(--gold-soft); padding:.42rem .8rem; backdrop-filter:blur(4px);
}
.prop-status.sold{ color:#e7d3a6; }
.prop-price{
  position:absolute; bottom:0; left:0; right:0; padding:1.6rem 1.2rem .9rem;
  background:linear-gradient(transparent, rgba(10,19,32,.78)); color:#fff;
  font-family:var(--serif); font-size:1.5rem; font-weight:400; letter-spacing:-.01em;
}
.prop-body{ padding:1.4rem 1.4rem 1.6rem; display:flex; flex-direction:column; gap:.9rem; flex:1; }
.prop-town{ font-size:.72rem; letter-spacing:.2em; text-transform:uppercase; color:var(--gold); }
.prop-name{ font-size:1.25rem; font-weight:400; color:var(--ink); line-height:1.2; }
.prop-spec{ display:flex; gap:1.3rem; font-size:.86rem; color:var(--slate); margin-top:auto; padding-top:.6rem; border-top:1px solid var(--line-dark); }
.prop-spec b{ color:var(--ink); font-weight:500; }
.prop-desc{ font-size:.95rem; color:var(--slate); margin:0; }
.listings-foot{ text-align:center; margin-top:clamp(2.5rem,5vw,3.5rem); }

/* =========================================================================
   WHY — split: sticky statement + minimal numbered list
   ========================================================================= */
.why-split{ display:grid; grid-template-columns:.85fr 1.15fr; gap:clamp(2.5rem,6vw,6rem); align-items:start; }
.why-aside{ position:sticky; top:120px; }
.why-aside h2{ font-size:clamp(2rem,3.6vw,3rem); font-weight:300; }
.why-aside .lede{ color:var(--on-dark-mut); margin-top:1.4rem; }
.why-list{ display:flex; flex-direction:column; }
.why-item{ padding:1.8rem 0; border-top:1px solid var(--line-faint); display:grid; grid-template-columns:auto 1fr; gap:1.6rem; }
.why-item:last-child{ border-bottom:1px solid var(--line-faint); }
.why-no{ font-family:var(--serif); font-size:1rem; color:var(--gold); letter-spacing:.1em; padding-top:.2rem; }
.why-item h3{ font-size:1.4rem; font-weight:400; color:var(--fog); margin-bottom:.5rem; }
.why-item p{ color:var(--on-dark-mut); margin:0; max-width:52ch; }

/* =========================================================================
   PROCESS — horizontal stepped timeline w/ gold horizon line
   ========================================================================= */
.proc-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:clamp(1.4rem,3vw,2.6rem); position:relative; }
.proc-grid::before{
  content:""; position:absolute; top:14px; left:6%; right:6%; height:1px; background:var(--line); z-index:0;
}
.proc-step{ position:relative; z-index:1; }
.proc-dot{ width:30px; height:30px; border-radius:50%; border:1px solid var(--line); background:var(--fog); display:grid; place-items:center; margin-bottom:1.6rem; }
.on-dark .proc-dot,.on-deep .proc-dot{ background:var(--navy); }
.proc-dot span{ width:7px; height:7px; border-radius:50%; background:var(--gold); }
.proc-step .step-no{ font-size:.72rem; letter-spacing:.26em; color:var(--gold); display:block; margin-bottom:.7rem; }
.proc-step h3{ font-size:1.3rem; font-weight:400; margin-bottom:.7rem; }
.proc-step p{ color:var(--slate); font-size:.96rem; margin:0; }
.on-dark .proc-step p,.on-deep .proc-step p{ color:var(--on-dark-mut); }

/* =========================================================================
   ABOUT / STORY — image + text, editorial
   ========================================================================= */
.story{ display:grid; grid-template-columns:.9fr 1.1fr; gap:clamp(2.5rem,6vw,5.5rem); align-items:center; }
.story-media{ position:relative; }
.story-media img{ width:100%; aspect-ratio:3/4; object-fit:cover; }
.story-media::after{ content:""; position:absolute; inset:14px; border:1px solid var(--line); pointer-events:none; }
.story-body h2{ font-size:clamp(2rem,3.8vw,3.1rem); font-weight:300; margin-bottom:1.6rem; }
.story-body p{ color:var(--slate); margin-bottom:1.1rem; }
.on-dark .story-body p,.on-deep .story-body p{ color:var(--on-dark-mut); }
.story-sig{ margin-top:1.8rem; display:flex; align-items:center; gap:1rem; }
.story-sig .sig-name{ font-family:var(--serif); font-size:1.2rem; color:var(--gold-soft); }
.story-sig .sig-role{ font-size:.78rem; letter-spacing:.16em; text-transform:uppercase; color:var(--slate); }

/* =========================================================================
   TESTIMONIALS — large quiet quotes
   ========================================================================= */
.quotes{ display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line-faint); }
.quote{ background:var(--navy); padding:clamp(2.2rem,4vw,3.4rem); }
.quote .mark{ font-family:var(--serif); font-size:3rem; line-height:.6; color:var(--gold); opacity:.5; }
.quote p{ font-size:1.12rem; color:var(--on-dark); font-weight:300; margin:1.2rem 0 1.6rem; max-width:46ch; }
.quote .by{ font-size:.78rem; letter-spacing:.16em; text-transform:uppercase; color:var(--gold-soft); }

/* =========================================================================
   FAQ
   ========================================================================= */
.faq-list{ max-width:860px; margin-inline:auto; border-top:1px solid var(--line-dark); }
.on-dark .faq-list,.on-deep .faq-list{ border-color:var(--line-faint); }
.faq-item{ border-bottom:1px solid var(--line-dark); }
.on-dark .faq-item,.on-deep .faq-item{ border-color:var(--line-faint); }
.faq-q{
  width:100%; text-align:left; background:none; border:0; cursor:pointer; padding:1.5rem 3rem 1.5rem 0;
  font-family:var(--serif); font-size:clamp(1.1rem,1.8vw,1.35rem); font-weight:400; color:inherit;
  position:relative; display:block; letter-spacing:-.01em;
}
.faq-q::after{
  content:""; position:absolute; right:.4rem; top:50%; width:12px; height:12px;
  border-right:1.5px solid var(--gold); border-bottom:1.5px solid var(--gold);
  transform:translateY(-65%) rotate(45deg); transition:transform .3s var(--ease);
}
.faq-item.open .faq-q::after{ transform:translateY(-30%) rotate(225deg); }
.faq-a{ max-height:0; overflow:hidden; transition:max-height .4s var(--ease); }
.faq-a-in{ padding:0 3rem 1.7rem 0; color:var(--slate); }
.on-dark .faq-a-in,.on-deep .faq-a-in{ color:var(--on-dark-mut); }
.faq-item.open .faq-a{ max-height:340px; }

/* =========================================================================
   FINAL CTA — full-bleed shoreline, text upper area
   ========================================================================= */
.cta{ position:relative; color:var(--fog); overflow:hidden; padding:clamp(5rem,12vw,9rem) 0; }
.cta-img{ position:absolute; inset:0; background-size:cover; background-position:center; z-index:-2; }
.cta-scrim{ position:absolute; inset:0; z-index:-1; background:linear-gradient(0deg, rgba(10,19,32,.6), rgba(10,19,32,.78)); }
.cta-in{ max-width:680px; }
.cta-in h2{ font-size:clamp(2.2rem,5vw,3.8rem); font-weight:300; margin-bottom:1.4rem; }
.cta-in p{ color:var(--on-dark); max-width:50ch; margin-bottom:2.2rem; }
.cta-ctas{ display:flex; flex-wrap:wrap; gap:1rem; }

/* =========================================================================
   INNER PAGE HERO
   ========================================================================= */
.page-hero{ position:relative; color:var(--fog); overflow:hidden; padding:clamp(8rem,16vw,11rem) 0 clamp(3.5rem,7vw,5.5rem); }
.page-hero-img{ position:absolute; inset:0; background-size:cover; background-position:center; z-index:-2; }
.page-hero-scrim{ position:absolute; inset:0; z-index:-1; background:linear-gradient(100deg, rgba(10,19,32,.92), rgba(10,19,32,.55)); }
.page-hero h1{ font-size:clamp(2.4rem,5.4vw,4.2rem); font-weight:300; max-width:16ch; margin-bottom:1.2rem; }
.page-hero .ph-sub{ font-size:clamp(1.05rem,1.8vw,1.3rem); color:var(--on-dark); max-width:54ch; font-weight:300; }
.crumb{ font-size:.74rem; letter-spacing:.2em; text-transform:uppercase; color:var(--on-dark-mut); margin-bottom:1.4rem; }
.crumb a{ color:var(--gold-soft); }

/* =========================================================================
   COMMUNITIES
   ========================================================================= */
.comm-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(1.4rem,2.4vw,2rem); }
.comm{ position:relative; aspect-ratio:4/5; overflow:hidden; color:var(--fog); display:flex; align-items:flex-end; }
.comm img{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; z-index:-2; transition:transform .7s var(--ease); }
.comm::after{ content:""; position:absolute; inset:0; z-index:-1; background:linear-gradient(0deg, rgba(10,19,32,.86) 6%, rgba(10,19,32,.05) 60%); }
.comm:hover img{ transform:scale(1.06); }
.comm-in{ padding:1.6rem; }
.comm-in .ct-name{ font-family:var(--serif); font-size:1.5rem; font-weight:400; }
.comm-in .ct-tag{ font-size:.74rem; letter-spacing:.16em; text-transform:uppercase; color:var(--gold-soft); margin-bottom:.5rem; display:block; }
.comm-in p{ font-size:.92rem; color:var(--on-dark); margin:.6rem 0 0; }

/* =========================================================================
   FORMS (sell + contact)
   ========================================================================= */
.form-wrap{ display:grid; grid-template-columns:1.2fr .8fr; gap:clamp(2.5rem,6vw,5rem); align-items:start; }
.c-form{ display:flex; flex-direction:column; gap:1.5rem; }
.field{ display:flex; flex-direction:column; gap:.5rem; border:0; padding:0; margin:0; }
.field-l{ font-size:.74rem; letter-spacing:.16em; text-transform:uppercase; color:var(--slate); font-weight:500; }
.field-grid{ display:grid; grid-template-columns:1fr 1fr; gap:1.5rem; }
.req{ color:var(--gold); }
.field-hint{ text-transform:none; letter-spacing:.02em; color:var(--slate); font-weight:400; }
input[type=text],input[type=tel],input[type=email],select,textarea{
  width:100%; font-family:var(--sans); font-size:1rem; color:var(--ink); font-weight:300;
  padding:.95rem 1rem; background:#fff; border:1px solid var(--line-dark);
  transition:border-color .25s, box-shadow .25s;
}
input:focus,select:focus,textarea:focus{ outline:none; border-color:var(--gold); box-shadow:0 0 0 3px rgba(194,161,77,.16); }
select{ appearance:none; background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%); background-position:calc(100% - 20px) calc(50% - 3px),calc(100% - 14px) calc(50% - 3px); background-size:6px 6px,6px 6px; background-repeat:no-repeat; }
textarea{ resize:vertical; min-height:130px; }
legend.field-l{ padding:0; margin-bottom:.7rem; }
.field.has-err input,.field.has-err select{ border-color:#b4452e; }
.field-err{ font-size:.82rem; color:#b4452e; }
.c-note{ font-size:.84rem; color:var(--slate); margin:0; }
fieldset.field{ display:block; }

/* range / radio pills */
.pill-row{ display:flex; flex-wrap:wrap; gap:.7rem; margin-top:.7rem; }
.pill{ position:relative; cursor:pointer; }
.pill input{ position:absolute; opacity:0; pointer-events:none; }
.pill span{
  display:block; padding:.6rem 1.1rem; border:1px solid var(--line-dark); font-size:.84rem;
  letter-spacing:.04em; color:var(--slate); transition:all .2s; background:#fff;
}
.pill input:checked + span{ border-color:var(--gold); background:rgba(194,161,77,.1); color:var(--ink); }

/* form aside */
.form-aside{ display:flex; flex-direction:column; gap:1.5rem; }
.aside-card{ background:var(--navy); color:var(--on-dark); padding:1.8rem; }
.aside-card h3{ font-size:1.2rem; color:var(--fog); font-weight:400; margin-bottom:.8rem; }
.aside-card p{ color:var(--on-dark-mut); margin:0; font-size:.95rem; }
.aside-card .a-phone{ font-family:var(--serif); font-size:1.7rem; color:var(--gold-soft); display:block; margin:.3rem 0; }
.aside-card.gold-edge{ border-top:2px solid var(--gold); }

/* success */
.form-success{ background:var(--navy); color:var(--on-dark); padding:clamp(2.5rem,5vw,4rem); border-top:2px solid var(--gold); }
.fs-check{ display:grid; place-items:center; width:54px; height:54px; border:1px solid var(--line); border-radius:50%; color:var(--gold); margin-bottom:1.5rem; }
.fs-check svg{ width:26px; fill:none; stroke:currentColor; stroke-width:2; }
.form-success h2{ color:var(--fog); font-weight:300; font-size:2rem; margin-bottom:1rem; }
.form-success p{ color:var(--on-dark-mut); max-width:50ch; }
.fs-btns{ display:flex; flex-wrap:wrap; gap:1rem; margin-top:2rem; }

/* small intro block */
.lead-block{ max-width:62ch; }
.lead-block p{ color:var(--slate); font-size:1.1rem; }
.on-dark .lead-block p,.on-deep .lead-block p{ color:var(--on-dark-mut); }

/* credentials row */
.creds{ display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(1.5rem,3vw,2.5rem); margin-top:clamp(2.5rem,5vw,3.5rem); }
.cred{ padding-top:1.5rem; border-top:1px solid var(--line); }
.cred h3{ font-size:1.1rem; font-weight:400; margin-bottom:.5rem; }
.cred p{ color:var(--slate); font-size:.94rem; margin:0; }
.on-dark .cred p{ color:var(--on-dark-mut); }

/* =========================================================================
   FOOTER
   ========================================================================= */
.foot{ background:var(--navy-deep); color:var(--on-dark-mut); padding:clamp(3.5rem,7vw,5.5rem) 0 2rem; position:relative; }
.foot-line{ position:absolute; top:0; left:var(--gutter); right:var(--gutter); height:1px; background:var(--line); }
.foot-in{ display:grid; grid-template-columns:1.6fr 1fr 1fr 1.2fr; gap:clamp(2rem,4vw,3.5rem); }
.foot-mark{ display:flex; align-items:center; gap:.85rem; color:var(--fog); margin-bottom:1.4rem; }
.foot-addr{ margin:0 0 1rem; line-height:1.6; }
.foot-phone{ font-family:var(--serif); font-size:1.4rem; color:var(--gold-soft); display:block; }
.foot-mail{ font-size:.92rem; color:var(--on-dark-mut); display:block; margin-top:.3rem; transition:color .2s; }
.foot-mail:hover{ color:var(--gold-soft); }
.foot-label{ font-size:.72rem; letter-spacing:.24em; text-transform:uppercase; color:var(--gold); display:block; margin-bottom:1.1rem; }
.foot-col p{ margin:0; line-height:1.8; font-size:.94rem; }
.foot-nav{ display:flex; flex-direction:column; gap:.6rem; }
.foot-nav a{ font-size:.94rem; transition:color .2s; }
.foot-nav a:hover{ color:var(--gold-soft); }
.foot-towns{ font-size:.92rem; }
.foot-bottom{
  display:flex; flex-wrap:wrap; justify-content:space-between; gap:1rem; align-items:center;
  margin-top:clamp(2.5rem,5vw,3.5rem); padding-top:1.8rem; border-top:1px solid var(--line-faint);
  font-size:.8rem; letter-spacing:.02em;
}
.foot-eho{ display:flex; align-items:center; gap:.7rem; max-width:60ch; }
.eho-mark{ width:22px; color:var(--gold); flex:0 0 auto; }
.foot-legal{ color:var(--slate); }

/* reveal-on-scroll */
.reveal{ opacity:0; transform:translateY(24px); transition:opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.in{ opacity:1; transform:none; }

/* =========================================================================
   RESPONSIVE
   ========================================================================= */
@media (max-width:1080px){
  .listing-grid,.comm-grid,.svc-list{ grid-template-columns:repeat(2,1fr); }
  .why-split{ grid-template-columns:1fr; gap:2.5rem; }
  .why-aside{ position:static; }
  .form-wrap,.story{ grid-template-columns:1fr; }
  .story-media{ max-width:440px; }
}
@media (max-width:860px){
  .menu-btn{ display:flex; }
  .nav{
    position:fixed; inset:0 0 0 auto; width:min(86vw,360px); flex-direction:column; align-items:flex-start;
    justify-content:flex-start; gap:0; background:var(--navy-deep); padding:6rem 2rem 2rem;
    transform:translateX(100%); transition:transform .4s var(--ease); box-shadow:-30px 0 60px rgba(0,0,0,.4);
  }
  .site-head.open .nav{ transform:none; }
  .nav a{ width:100%; padding:1.1rem 0; border-bottom:1px solid var(--line-faint); font-size:.92rem; }
  .nav a::after{ display:none; }
  .nav-cta{ margin-top:1.4rem; border:1px solid var(--line); width:100%; justify-content:center; padding:.9rem !important; }
  .site-head.open .mb-bar:nth-child(1){ transform:translateY(7.5px) rotate(45deg); }
  .site-head.open .mb-bar:nth-child(2){ opacity:0; }
  .site-head.open .mb-bar:nth-child(3){ transform:translateY(-7.5px) rotate(-45deg); }
  .trust-grid{ grid-template-columns:repeat(2,1fr); gap:1px; background:var(--line-faint); }
  .trust-item{ background:var(--navy-deep); }
  .trust-item + .trust-item::before{ display:none; }
  .svc-band{ grid-template-columns:1fr; }
  .svc-band:nth-child(even) .svc-img{ order:0; }
  .svc-img{ min-height:300px; }
  .quotes{ grid-template-columns:1fr; }
  .proc-grid{ grid-template-columns:1fr 1fr; gap:2.5rem; }
  .proc-grid::before{ display:none; }
}
@media (max-width:560px){
  body{ font-size:16px; }
  .listing-grid,.comm-grid,.svc-list,.proc-grid,.field-grid{ grid-template-columns:1fr; }
  .trust-grid{ grid-template-columns:1fr 1fr; }
  .hero-ctas .btn,.cta-ctas .btn,.fs-btns .btn{ flex:1 1 100%; justify-content:center; }
  .foot-in{ grid-template-columns:1fr 1fr; }
  .foot-brand{ grid-column:1 / -1; }
}
@media (prefers-reduced-motion:reduce){
  *{ animation:none !important; transition:none !important; scroll-behavior:auto !important; }
  .reveal{ opacity:1; transform:none; }
}