/* Gore-Rabell Real Estate, Inc. — brand colors from the logo artwork
   (PANTONE 282 C navy, PANTONE 193 C red); headings in the logo typeface. */
@font-face {
  font-family: "Norwester";
  src: url("../fonts/norwester.woff2") format("woff2");
  font-display: swap;
}
@font-face {
  font-family: "Mulish";
  src: url("../fonts/mulish.woff2") format("woff2");
  font-weight: 400 700;
  font-display: swap;
}

:root {
  --navy: #011e41;
  --navy-700: #0a2d5c;
  --navy-100: #e3e9f1;
  --red: #c50f3c;
  --red-700: #a00c30;
  --paper: #f6f4ef;
  --white: #fff;
  --ink: #16202e;
  --muted: #566274;
  --line: #dcd9d1;
  --radius: 10px;
  --shadow: 0 1px 2px rgba(1, 30, 65, .06), 0 12px 32px -12px rgba(1, 30, 65, .22);
  --font-display: "Norwester", "Oswald", "Arial Narrow", sans-serif;
  --font-body: "Mulish", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --container: 1180px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font: 400 1.0625rem/1.65 var(--font-body);
  color: var(--ink);
  background: var(--paper);
  overflow-x: hidden;
}
[hidden] { display: none !important; }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy-700); text-underline-offset: 3px; }
a:hover { color: var(--red); }
:focus-visible { outline: 3px solid var(--red); outline-offset: 2px; border-radius: 4px; }

h1, h2, h3 {
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 1.08;
  letter-spacing: .02em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 .5em;
  text-wrap: balance;
}
h1 { font-size: clamp(2.3rem, 5.4vw, 4.1rem); }
h2 { font-size: clamp(1.75rem, 3.4vw, 2.6rem); }
h3 { font-size: 1.3rem; letter-spacing: .03em; }
p { margin: 0 0 1em; }

.container { width: min(100% - 2.5rem, var(--container)); margin-inline: auto; }
.section { padding: clamp(3.25rem, 7vw, 5.5rem) 0; }
.section--white { background: var(--white); }
.section--navy { background: var(--navy); color: #d5deea; }
.section--navy h2, .section--navy h3 { color: var(--white); }
.section--navy a:not(.btn) { color: var(--white); }
.section__head { max-width: 46rem; margin-bottom: 2.25rem; }
.section__head--row {
  max-width: none; display: flex; flex-wrap: wrap; gap: 1rem 2rem;
  align-items: end; justify-content: space-between;
}
.section__head--row > div { max-width: 46rem; }
.section__head p { color: var(--muted); margin: 0; }
.section--navy .section__head p { color: #b7c4d6; }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6rem;
  font: 700 .78rem/1 var(--font-body);
  letter-spacing: .16em; text-transform: uppercase;
  color: var(--red); margin: 0 0 1rem;
}
.section--navy .eyebrow, .hero .eyebrow { color: #ff8fa8; }

.skip-link {
  position: absolute; left: -999px; top: 0; z-index: 100;
  background: var(--white); color: var(--navy); padding: .75rem 1rem;
}
.skip-link:focus { left: 0; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .5rem;
  padding: .85rem 1.4rem; border-radius: 8px; border: 2px solid transparent;
  font: 700 .95rem/1.1 var(--font-body); letter-spacing: .02em;
  text-decoration: none; cursor: pointer;
  transition: background-color .15s, color .15s, border-color .15s, transform .15s;
}
.btn:active { transform: translateY(1px); }
.btn--primary { background: var(--red); color: var(--white); }
.btn--primary:hover { background: var(--red-700); color: var(--white); }
.btn--navy { background: var(--navy); color: var(--white); }
.btn--navy:hover { background: var(--navy-700); color: var(--white); }
.btn--outline { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn--outline:hover { background: var(--navy); color: var(--white); }
.btn--ghost { border-color: rgba(255, 255, 255, .5); color: var(--white); background: transparent; }
.btn--ghost:hover { background: var(--white); color: var(--navy); border-color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: .75rem; }
.btn-row--center { justify-content: center; }
.text-center { text-align: center; }
.text-muted { color: #64748b; font-size: .84rem; }
.link-arrow { font-weight: 700; text-decoration: none; white-space: nowrap; }
.link-arrow::after { content: " →"; }

/* ---------- Top bar + header ---------- */
.topbar { background: var(--navy); color: #c9d4e3; font-size: .85rem; position: relative; z-index: 50; }
.topbar__inner { display: flex; justify-content: space-between; gap: 1rem; padding-block: .5rem; }
.topbar__contact, .topbar__portals { display: flex; gap: 1.4rem; align-items: center; }
.topbar a { color: var(--white); text-decoration: none; font-weight: 600; }
.topbar a:hover { text-decoration: underline; }

.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(255, 255, 255, .96); backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
  transition: background-color .2s ease;
}
body.nav-open .site-header {
  background: var(--white);
}
.site-header__inner { display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; padding-block: .6rem; }
.brand { position: relative; z-index: 70; display: inline-flex; align-items: center; }
.brand img { height: 62px; width: auto; }
.site-nav { display: flex; align-items: center; gap: .15rem; }
.site-nav a:not(.btn) {
  padding: .6rem .7rem; border-radius: 6px;
  color: var(--navy); font-weight: 600; font-size: .95rem; text-decoration: none;
}
.site-nav a:not(.btn):hover { background: var(--navy-100); }
.site-nav a[aria-current="page"]:not(.btn) { box-shadow: inset 0 -3px 0 var(--red); border-radius: 0; }

/* Nav dropdown */
.nav-dropdown { position: relative; display: inline-flex; align-items: center; }
.nav-dropdown__toggle {
  display: inline-flex; align-items: center; gap: .35rem;
  padding: .6rem .7rem; border-radius: 6px; border: none; background: transparent;
  color: var(--navy); font-family: inherit; font-weight: 600; font-size: .95rem;
  cursor: pointer; transition: background-color .15s, color .15s;
}
.nav-dropdown__toggle:hover, .nav-dropdown.is-open .nav-dropdown__toggle {
  background: var(--navy-100);
}
.nav-dropdown:has([aria-current="page"]) .nav-dropdown__toggle {
  box-shadow: inset 0 -3px 0 var(--red); border-radius: 0; color: var(--navy);
}
.nav-dropdown__arrow {
  transition: transform .2s ease;
}
.nav-dropdown.is-open .nav-dropdown__arrow {
  transform: rotate(180deg);
}
.nav-dropdown__menu {
  display: none; position: absolute; top: calc(100% + 4px); left: 0;
  min-width: 210px; background: var(--white);
  border: 1px solid var(--line); border-radius: 8px;
  box-shadow: 0 10px 25px -5px rgba(1, 30, 65, .15);
  padding: .4rem 0; z-index: 100; flex-direction: column;
}
.nav-dropdown:hover .nav-dropdown__menu,
.nav-dropdown.is-open .nav-dropdown__menu {
  display: flex;
}
.nav-dropdown__menu a {
  display: block; padding: .65rem 1rem !important;
  color: var(--navy) !important; font-size: .92rem !important; font-weight: 600 !important;
  text-decoration: none; border-radius: 0 !important;
  box-shadow: none !important; transition: background-color .15s, color .15s;
}
.nav-dropdown__menu a:hover {
  background: var(--navy-100) !important; color: var(--red) !important;
}
.nav-dropdown__menu a[aria-current="page"] {
  color: var(--red) !important; background: rgba(197, 15, 60, .05) !important;
  border-left: 3px solid var(--red);
}
.nav-toggle {
  display: none; width: 46px; height: 46px; padding: 12px 10px;
  background: none; border: 1px solid var(--line); border-radius: 8px; cursor: pointer;
  position: relative; z-index: 70; transition: border-color .2s, background-color .2s;
}
.nav-toggle:hover, .nav-toggle[aria-expanded="true"] { background-color: var(--navy-100); }
.nav-toggle[aria-expanded="true"] { border-color: var(--navy); }
.nav-toggle span {
  display: block; height: 2px; background: var(--navy); margin: 5px 0; border-radius: 2px;
  transition: transform .25s ease, opacity .2s ease;
  transform-origin: center;
}
.nav-toggle[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}
.nav-toggle[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
  transform: scaleX(0);
}
.nav-toggle[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

.nav-backdrop {
  display: none; position: fixed; inset: 0;
  background: rgba(1, 21, 46, .45); backdrop-filter: blur(2px);
  -webkit-backdrop-filter: blur(2px); z-index: 40;
  opacity: 0; transition: opacity .25s ease;
}
body.nav-open { overflow: hidden; }

/* ---------- Hero ---------- */
.hero {
  position: relative; overflow: hidden; isolation: isolate;
  color: #d5deea;
  background:
    radial-gradient(58rem 30rem at 88% -12%, rgba(197, 15, 60, .30), transparent 62%),
    radial-gradient(52rem 30rem at -5% -10%, rgba(41, 104, 190, .38), transparent 65%),
    linear-gradient(180deg, #01152f 0%, var(--navy) 50%, #0a3570 100%);
  min-height: 100vh;
  min-height: 100dvh;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: clamp(2.5rem, 4.5vw, 3.75rem) 0 clamp(4rem, 6vw, 5rem);
  box-sizing: border-box;
}
/* one large, faint roofline rising behind the hero (same watermark as the navy sections) */
.hero::before, .page-hero::before {
  content: ""; position: absolute; z-index: -1; left: -6%; bottom: -30%;
  width: min(70vw, 760px); aspect-ratio: 2 / 1; background: rgba(255, 255, 255, .035);
  clip-path: polygon(0 100%, 50% 0, 100% 100%, 100% 80%, 50% 20%, 0 80%);
}
/* inner-page headers are shorter, so the same shape is scaled to fit inside them */
.page-hero::before { width: min(52vw, 520px); }
/* faint starfield, fading out toward the houses */
.hero::after, .page-hero::after {
  content: ""; position: absolute; z-index: -2; inset: 0;
  background:
    radial-gradient(1.5px 1.5px at 20px 30px, rgba(255, 255, 255, .38) 50%, transparent 51%) 0 0 / 190px 170px,
    radial-gradient(1px 1px at 110px 90px, rgba(255, 255, 255, .26) 50%, transparent 51%) 70px 40px / 263px 227px;
  -webkit-mask-image: linear-gradient(180deg, #000, transparent 70%);
  mask-image: linear-gradient(180deg, #000, transparent 70%);
}
.hero .eyebrow {
  color: var(--white); padding: .55rem 1rem; border-radius: 999px;
  background: rgba(255, 255, 255, .08); border: 1px solid rgba(255, 255, 255, .18);
  backdrop-filter: blur(4px);
}
.hero h1 { color: var(--white); max-width: 20ch; font-size: clamp(2.6rem, 6vw, 4.6rem); text-shadow: 0 2px 24px rgba(1, 21, 47, .6); }
/* red roofline-weight underline on the key word */
.hl { background: linear-gradient(var(--red), var(--red)) 0 94% / 100% .13em no-repeat; padding-bottom: .04em; }
.hero__lede { font-size: 1.15rem; max-width: 40rem; margin-bottom: 2rem; color: #c7d3e3; }
.hero__inner { display: flex; flex-direction: column; align-items: center; text-align: center; width: min(100% - 2.5rem, var(--container)); }
.hero__call { margin-top: 2rem; color: #dbe4f0; font-weight: 600; font-size: .95rem; text-decoration: none; display: inline-flex; align-items: center; gap: .55rem; }
.hero__call:hover { color: #ff8fa8; }
.hero__call svg { width: 34px; height: 34px; padding: 8px; border-radius: 50%; background: rgba(255, 255, 255, .1); border: 1px solid rgba(255, 255, 255, .2); }

/* ---------- Luxury Page Hero Banner System ---------- */
.page-hero {
  position: relative;
  overflow: hidden;
  isolation: isolate;
  color: #fff;
  background-color: #01152f;
  padding: clamp(3.5rem, 6vw, 5.25rem) 0 clamp(3.75rem, 6vw, 5.5rem);
}
.page-hero__bg {
  position: absolute;
  inset: 0;
  z-index: 1;
  overflow: hidden;
  pointer-events: none;
}
.page-hero__bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 48%;
  filter: saturate(1.08) brightness(0.88);
  transform: scale(1.02);
  transition: transform 12s ease;
}
.page-hero__overlay {
  position: absolute;
  inset: 0;
  z-index: 2;
  background:
    linear-gradient(180deg, rgba(1, 21, 46, 0.85) 0%, rgba(1, 30, 65, 0.72) 48%, rgba(1, 30, 65, 0.94) 100%),
    radial-gradient(circle at 85% 15%, rgba(197, 15, 60, 0.28), transparent 55%),
    radial-gradient(circle at 10% 85%, rgba(1, 30, 65, 0.85), transparent 60%);
}
.page-hero > .container {
  position: relative;
  z-index: 3;
}
.page-hero .eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  background: rgba(255, 255, 255, 0.12);
  border: 1px solid rgba(255, 255, 255, 0.22);
  backdrop-filter: blur(8px);
  -webkit-backdrop-filter: blur(8px);
  padding: 0.4rem 1.05rem;
  border-radius: 999px;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: #fff;
  margin-bottom: 1.15rem;
  box-shadow: 0 4px 16px rgba(0, 0, 0, 0.25);
}
.page-hero .eyebrow .badge-dot {
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #ff476f;
  box-shadow: 0 0 8px #ff476f;
  display: inline-block;
}
.page-hero h1 {
  color: #fff;
  font-size: clamp(2.3rem, 5vw, 3.8rem);
  line-height: 1.05;
  letter-spacing: 0.02em;
  margin-bottom: 0.75rem;
  text-shadow: 0 2px 20px rgba(0, 10, 25, 0.6);
  text-wrap: balance;
}
.page-hero h1 .gold-accent {
  color: #ffd666;
  background: linear-gradient(135deg, #fff 20%, #ffd666 60%, #e5a729 100%);
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
  display: inline-block;
}
.page-hero p {
  max-width: 46rem;
  margin: 0;
  font-size: clamp(1.05rem, 1.25vw, 1.2rem);
  line-height: 1.65;
  color: #dbe4f2;
  text-shadow: 0 1px 8px rgba(0, 10, 25, 0.4);
}
/* Breadcrumbs inside banner */
.breadcrumbs {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.82rem;
  font-weight: 600;
  color: rgba(255, 255, 255, 0.7);
  margin-bottom: 1rem;
}
.breadcrumbs a {
  color: rgba(255, 255, 255, 0.85);
  text-decoration: none;
  transition: color 0.15s;
}
.breadcrumbs a:hover {
  color: #ffd666;
}
.breadcrumbs span {
  color: rgba(255, 255, 255, 0.4);
}
/* Quick Pills / Highlights inside page hero */
.page-hero__pills {
  display: flex;
  flex-wrap: wrap;
  gap: 0.55rem 0.75rem;
  margin-top: 1.75rem;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(255, 255, 255, 0.14);
}
.page-hero__pill {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: rgba(255, 255, 255, 0.09);
  border: 1px solid rgba(255, 255, 255, 0.18);
  backdrop-filter: blur(6px);
  padding: 0.38rem 0.9rem;
  border-radius: 999px;
  font-size: 0.82rem;
  font-weight: 600;
  color: #e2eaf5;
}
.page-hero__pill svg {
  width: 14px;
  height: 14px;
  flex-shrink: 0;
  color: #ffd666;
  display: inline-block;
}

/* ---------- Trust strip ---------- */
.trust { background: var(--white); border-bottom: 1px solid var(--line); }
.trust__inner {
  display: flex; justify-content: space-between; align-items: center;
  padding: 1.1rem 0; margin: 0 auto; list-style: none;
  font-size: .88rem; font-weight: 700; letter-spacing: .01em; color: var(--navy);
  white-space: nowrap;
}
.trust__inner li {
  display: flex; align-items: center; justify-content: center;
  padding: .3rem 1rem; text-align: center;
  border-left: 1px solid var(--line);
  flex: 1 1 auto;
  white-space: nowrap;
}
.trust__inner li:first-child { border-left: 0; }

/* ---------- Search card ---------- */
.search-card { width: 100%; max-width: 1080px; text-align: left; background: var(--white); color: var(--ink); border-radius: 18px; overflow: hidden; box-shadow: 0 0 0 1px rgba(255, 255, 255, .1), 0 36px 70px -24px rgba(0, 8, 22, .8); }
.search-card__tabs { display: flex; align-items: stretch; background: var(--navy-100); }
.search-card__tabs button {
  padding: 1rem 1.75rem; border: 0; background: none; cursor: pointer;
  font: 400 1.1rem/1 var(--font-display); letter-spacing: .06em; text-transform: uppercase; color: var(--muted);
  border-bottom: 3px solid transparent;
}
.search-card__tabs button[aria-selected="true"] { background: var(--white); color: var(--navy); border-bottom-color: var(--red); }
.search-card__note { margin-left: auto; align-self: center; padding: 0 1.25rem; font-size: .82rem; font-weight: 600; color: var(--muted); }
/* one row on desktop: fields, then the button */
.search-form { padding: 1.25rem; display: grid; gap: .8rem; align-items: end; grid-template-columns: 1.5fr 1fr 1fr .8fr .8fr .9fr auto; }
.search-form--rent { grid-template-columns: 1fr 1fr 1.1fr 1.1fr auto auto; }
.search-form .btn { height: 48px; padding-inline: 1.6rem; font-size: 1rem; }
.search-form__checks { display: flex; gap: 1.1rem; align-items: center; height: 48px; font-size: .95rem; font-weight: 600; }
.search-form__checks label { display: flex; align-items: center; gap: .4rem; }
.search-form .field input, .search-form .field select { height: 48px; padding-block: 0; }

.field label, .field legend { display: block; font-size: .8rem; font-weight: 700; letter-spacing: .04em; text-transform: uppercase; color: var(--muted); margin-bottom: .3rem; }
.field input, .field select, .field textarea {
  width: 100%; padding: .72rem .8rem; border: 1px solid #c2c8d1; border-radius: 8px;
  font: inherit; font-size: 1rem; color: var(--ink); background: var(--white);
}
.field input:focus, .field select:focus, .field textarea:focus { outline: 3px solid rgba(1, 30, 65, .22); border-color: var(--navy); }
.field textarea { min-height: 9rem; resize: vertical; }

/* ---------- Cards / grids ---------- */
.grid { display: grid; gap: 1.5rem; }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: start; }

.card { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.75rem; }
.section--white .card { background: var(--paper); }
.card p { color: var(--muted); }
.card > :last-child { margin-bottom: 0; }
.card--path { display: flex; flex-direction: column; text-decoration: none; color: inherit; border-top: 4px solid var(--navy); transition: transform .18s, box-shadow .18s, border-color .18s; }
.card--path:hover { transform: translateY(-4px); box-shadow: var(--shadow); border-top-color: var(--red); color: inherit; }
.card--path p { flex: 1; }
.card--path .link-arrow { color: var(--red); }
.card__icon { width: 44px; height: 44px; margin-bottom: 1.1rem; color: var(--red); }

.reasons { counter-reset: reason; list-style: none; margin: 0; padding: 0; display: grid; gap: 0; }
.reasons li { counter-increment: reason; display: grid; grid-template-columns: 3.5rem 1fr; gap: 1rem; padding: 1.15rem 0; border-top: 1px solid rgba(255, 255, 255, .16); }
.reasons li::before { content: counter(reason, decimal-leading-zero); font: 400 1.6rem/1.1 var(--font-display); color: #ff8fa8; }
.section:not(.section--navy) .reasons li { border-top-color: var(--line); }
.section:not(.section--navy) .reasons li::before { color: var(--red); }

.checklist { list-style: none; padding: 0; margin: 0 0 1.5rem; display: grid; gap: .6rem; }
.checklist li { padding-left: 1.9rem; position: relative; }
.checklist li::before { content: ""; position: absolute; left: .3rem; top: .6em; width: 8px; height: 8px; border-radius: 50%; background: var(--red); }

/* ---------- Team ---------- */
.team { display: grid; grid-template-columns: repeat(5, 1fr); gap: 1.25rem; }
.team__member { text-align: center; text-decoration: none; color: inherit; }
.team__member img, .agent__photo {
  width: 100%; aspect-ratio: 3 / 4; object-fit: cover; object-position: top;
  border-radius: var(--radius); background: var(--navy-100); margin-bottom: .8rem;
}
.team__member strong { display: block; color: var(--navy); font-size: 1rem; line-height: 1.3; }
.team__member span { font-size: .85rem; color: var(--muted); }
a.team__member:hover strong { color: var(--red); }

.agent { display: grid; grid-template-columns: 190px 1fr; gap: 2rem; padding: 2rem; scroll-margin-top: 110px; }
.agent__photo { margin: 0; }
.agent h2 { font-size: 1.7rem; margin-bottom: .15em; }
.agent__role { color: var(--red); font-weight: 700; letter-spacing: .08em; text-transform: uppercase; font-size: .8rem; margin-bottom: 1rem; }
.agent__contact { display: flex; flex-wrap: wrap; gap: .4rem 1.5rem; font-weight: 600; font-size: .95rem; margin: 0; }
.agent ul { color: var(--muted); padding-left: 1.2rem; }

/* ---------- Embeds (IDX Broker / AppFolio) ---------- */
.embed {
  position: relative;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  min-height: 420px;
}
.embed::before {
  content: "Loading live MLS listings\2026";
  position: absolute;
  inset: 0;
  z-index: 2;
  pointer-events: none;
  display: flex;
  align-items: flex-start;
  justify-content: center;
  padding-top: 130px;
  color: var(--navy);
  font-weight: 700;
  font-size: 1.05rem;
  letter-spacing: .02em;
  background:
    radial-gradient(circle at 50% 160px, rgba(255, 255, 255, 0.96) 0%, rgba(246, 248, 251, 0.94) 70%),
    linear-gradient(100deg, #eef1f5 30%, #f8f9fb 50%, #eef1f5 70%) 0 0 / 200% 100%;
  animation: shimmer 1.4s linear infinite;
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.3s ease, visibility 0.3s ease;
}
.embed.is-loading::before {
  opacity: 1;
  visibility: visible;
}
.embed.is-loading::after {
  content: "";
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 3px;
  z-index: 4;
  background: linear-gradient(90deg, #c50f3c, #e5a93b, #011e41, #c50f3c);
  background-size: 200% 100%;
  animation: embedProgress 1.4s linear infinite;
}
@keyframes embedProgress {
  0% { background-position: 100% 0; }
  100% { background-position: -100% 0; }
}
@keyframes shimmer { to { background-position: -200% 0; } }
.embed__frame { display: block; width: 100%; height: 1600px; border: 0; }
.embed__frame--map { height: min(88vh, 900px); min-height: 620px; }
.embed__frame--peek { height: 760px; }
.embed-toolbar-wrapper {
  position: relative;
  margin-bottom: 1rem;
}
.embed-toolbar { display: flex; flex-wrap: wrap; gap: .5rem; margin-bottom: 1rem; }
.embed-toolbar button {
  padding: .55rem 1rem; border-radius: 999px; border: 1px solid #b9c1cd; background: var(--white);
  font: 600 .88rem/1 var(--font-body); color: var(--navy); cursor: pointer;
  transition: all .2s ease;
}
.embed-toolbar button:hover { border-color: var(--navy); color: var(--navy); background: #f8fafc; }
.embed-toolbar button[aria-pressed="true"] { background: var(--navy); border-color: var(--navy); color: var(--white); box-shadow: 0 2px 8px rgba(1, 30, 65, 0.22); }
.embed-actions {
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: .5rem;
  margin-top: .75rem;
  font-size: .85rem;
  color: var(--muted);
}
.embed-actions__link {
  color: var(--navy);
  font-weight: 600;
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  gap: .3rem;
}
.embed-actions__link:hover {
  color: var(--red);
  text-decoration: underline;
}
.notice { background: var(--navy-100); border-left: 4px solid var(--navy); border-radius: 6px; padding: .9rem 1.1rem; margin-bottom: 1rem; font-size: .95rem; }
.notice a { font-weight: 700; }

/* ---------- View Switcher & Enhanced Listing Cards ---------- */
.view-switch-row {
  display: flex;
  justify-content: center;
  margin-bottom: 1.25rem;
}
.view-switch-segmented {
  display: inline-flex;
  background: #edf2f7;
  padding: 4px;
  border-radius: 999px;
  border: 1px solid #e2e8f0;
  gap: 4px;
  max-width: 100%;
}
.view-switch-tab {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  padding: 0.5rem 1.15rem;
  border-radius: 999px;
  border: none;
  background: transparent;
  font: 700 0.85rem/1 var(--font-body);
  color: #475569;
  cursor: pointer;
  transition: all 0.2s ease;
  white-space: nowrap;
}
.view-switch-tab:hover {
  color: var(--navy);
}
.view-switch-tab.is-active {
  background: var(--navy);
  color: #ffffff;
  box-shadow: 0 2px 8px rgba(1, 30, 65, 0.25);
}

.enhanced-listings-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.5rem;
  width: 100%;
  max-width: 100%;
  margin: 0 auto;
}
@media (min-width: 768px) {
  .enhanced-listings-grid {
    grid-template-columns: repeat(2, 1fr);
    gap: 1.75rem;
  }
}

.enhanced-card {
  position: relative;
  background: #ffffff;
  border-radius: 16px;
  overflow: hidden;
  border: 1px solid #e2e8f0;
  box-shadow: 0 4px 18px rgba(1, 30, 65, 0.08);
  display: flex;
  flex-direction: column;
  transition: transform 0.25s ease, box-shadow 0.25s ease;
  width: 100%;
  margin: 0 auto;
  box-sizing: border-box;
}
.enhanced-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 28px rgba(1, 30, 65, 0.14);
}

.enhanced-card__actions {
  position: absolute;
  top: 12px;
  left: 0;
  right: 0;
  width: 100%;
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 0 12px;
  z-index: 5;
  pointer-events: auto;
  box-sizing: border-box;
}

.enhanced-card__badge {
  background: rgba(1, 30, 65, 0.88);
  color: #ffffff;
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  padding: 5px 12px;
  border-radius: 999px;
  font-size: 0.72rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  box-shadow: 0 2px 8px rgba(0, 0, 0, 0.22);
}

.enhanced-card__fav {
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(255, 255, 255, 0.94);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  border-radius: 50%;
  width: 36px;
  height: 36px;
  border: none;
  cursor: pointer;
  box-shadow: 0 2px 10px rgba(0, 0, 0, 0.18);
  transition: transform 0.2s ease, background 0.2s ease;
}
.enhanced-card__fav:hover {
  transform: scale(1.08);
  background: #ffffff;
}

.enhanced-card__media {
  position: relative;
  display: block;
  width: 100%;
  height: 230px;
  min-height: 210px;
  max-height: 280px;
  overflow: hidden;
  background: #f1f5f9;
  text-decoration: none;
}
.enhanced-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center center;
  display: block;
  transition: transform 0.5s cubic-bezier(0.2, 0.8, 0.2, 1);
}
.enhanced-card:hover .enhanced-card__media img {
  transform: scale(1.06);
}

.enhanced-card__body {
  position: relative;
  display: flex;
  flex-direction: column;
  padding: 1.15rem 1.25rem 1.25rem;
  background: #ffffff;
  gap: 0.35rem;
  box-sizing: border-box;
}

.enhanced-card__status {
  display: flex;
  margin-bottom: 0.15rem;
}
.status-pill {
  display: inline-flex;
  align-items: center;
  padding: 0.22rem 0.65rem;
  border-radius: 999px;
  font-size: 0.72rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.05em;
}
.status-pill--active {
  background: #e6f4ea;
  color: #137333;
}

.enhanced-card__price {
  font-family: var(--font-display, 'Norwester', sans-serif);
  font-size: 1.6rem;
  font-weight: 800;
  color: var(--navy, #011e41);
  line-height: 1.15;
  margin: 0.1rem 0 0.25rem 0;
  letter-spacing: -0.01em;
}

.enhanced-card__specs {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.4rem 0.65rem;
  font-size: 0.88rem;
  color: #475569;
  font-weight: 500;
  padding-bottom: 0.55rem;
  border-bottom: 1px solid #edf1f7;
  margin-bottom: 0.45rem;
}
.enhanced-card__specs strong {
  font-weight: 700;
  color: var(--navy, #011e41);
}
.enhanced-card__specs .sep {
  color: #cbd5e1;
}

.enhanced-card__address {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
  font-size: 0.88rem;
  line-height: 1.35;
}
.enhanced-card__address strong {
  color: #0f172a;
  font-weight: 700;
}
.enhanced-card__address span {
  color: #64748b;
  font-weight: 500;
}

.enhanced-card__mls {
  display: flex;
  justify-content: space-between;
  align-items: center;
  margin-top: 0.5rem;
  padding-top: 0.45rem;
  font-size: 0.75rem;
  color: #94a3b8;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.04em;
}


/* ---------- FAQ ---------- */
.faq { max-width: 52rem; }
.faq details { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); margin-bottom: .75rem; }
.faq summary { cursor: pointer; padding: 1.1rem 3.2rem 1.1rem 1.3rem; font-weight: 700; color: var(--navy); list-style: none; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 1.2rem; top: 50%; translate: 0 -50%; font: 400 1.6rem/1 var(--font-display); color: var(--red); }
.faq details[open] summary::after { content: "–"; }
.faq details p { padding: 0 1.3rem 1.2rem; margin: 0; color: var(--muted); }
.steps { color: var(--muted); padding: 0 1.3rem 1.2rem 2.6rem; margin: 0; }
.steps li { margin-bottom: .4rem; }

/* ---------- Luxury CTA Band (Concierge Quality) ---------- */
.cta-band {
  position: relative;
  overflow: hidden;
  isolation: isolate;
  color: var(--white);
  background: linear-gradient(125deg, #01152f 0%, var(--navy) 48%, #082954 100%);
  padding: clamp(3rem, 6vw, 4.5rem) 0;
  border-top: 1px solid rgba(255, 255, 255, 0.1);
}
.cta-band::before {
  content: "";
  position: absolute;
  z-index: -1;
  inset: 0;
  background: radial-gradient(circle at 88% 25%, rgba(197, 15, 60, 0.32), transparent 50%);
}
.cta-band__inner {
  display: flex;
  flex-wrap: wrap;
  gap: 1.75rem 3rem;
  align-items: center;
  justify-content: space-between;
}
.cta-band h2 {
  color: var(--white);
  font-size: clamp(1.8rem, 3.2vw, 2.6rem);
  margin: 0 0 0.35em;
  text-shadow: 0 2px 12px rgba(0, 10, 25, 0.4);
}
.cta-band p {
  margin: 0;
  max-width: 40rem;
  font-size: 1.05rem;
  line-height: 1.6;
  color: #d1dcec;
}
.cta-band a:not(.btn) {
  color: #ffd666;
  text-decoration: underline;
}
.cta-band .btn--navy {
  background: #ffffff;
  color: var(--navy);
  box-shadow: 0 8px 24px rgba(0, 0, 0, 0.25);
  font-weight: 700;
}
.cta-band .btn--navy:hover {
  background: #ffd666;
  color: var(--navy);
  transform: translateY(-2px);
}
.cta-band .btn--ghost {
  border-color: rgba(255, 255, 255, 0.4);
  color: #fff;
}
.cta-band .btn--ghost:hover {
  background: rgba(255, 255, 255, 0.15);
  border-color: #fff;
  color: #fff;
}

/* ---------- Contact ---------- */
.contact-list { list-style: none; padding: 0; margin: 0 0 1.5rem; display: grid; gap: 1.1rem; }
.contact-list dt, .contact-list .label { font-size: .78rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); }
.contact-list dd { margin: 0; }
.mt { margin-top: 1.25rem; }
.contact-list a { font-weight: 700; font-size: 1.1rem; text-decoration: none; }
.contact-list a:hover { text-decoration: underline; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-grid .field--full { grid-column: 1 / -1; }
.hp { position: absolute; left: -9999px; }
.form-status { margin: 1rem 0 0; font-weight: 600; min-height: 1.5em; }
.form-status--ok { color: #17663a; }
.form-status--error { color: var(--red-700); }
.map-frame { width: 100%; height: 340px; border: 0; border-radius: var(--radius); display: block; }

/* ---------- Mobile quick actions ---------- */
.quickbar {
  display: none !important; position: fixed; z-index: 60; inset: auto 0 0 0; height: 58px;
  grid-template-columns: repeat(3, 1fr); background: var(--navy);
  border-top: 1px solid rgba(255, 255, 255, .16); box-shadow: 0 -8px 24px -12px rgba(0, 8, 22, .6);
}
.quickbar a { display: flex; align-items: center; justify-content: center; gap: .45rem; color: var(--white); font-weight: 700; font-size: .92rem; text-decoration: none; }
.quickbar a + a { border-left: 1px solid rgba(255, 255, 255, .16); }
.quickbar a:first-child { background: var(--red); }
.quickbar svg { width: 18px; height: 18px; }

/* ---------- Footer ---------- */
.site-footer { background: var(--navy); color: #b7c4d6; padding-top: 3.5rem; font-size: .95rem; }
.site-footer__grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: 2.5rem; padding-bottom: 2.5rem; }
.site-footer__brand img { height: 88px; width: auto; margin-bottom: 1rem; }
.site-footer h2 { font: 700 .78rem/1 var(--font-body); letter-spacing: .16em; color: #ff8fa8; margin: 0 0 .9rem; }
.site-footer nav h2:not(:first-child) { margin-top: 1.5rem; }
.site-footer nav a, .site-footer address a { display: block; color: var(--white); text-decoration: none; padding: .22rem 0; }
.site-footer nav a:hover, .site-footer address a:hover { text-decoration: underline; }
.site-footer address { font-style: normal; }
.site-footer .footer-fax { display: block; color: inherit; padding: .22rem 0; font-size: inherit; }
.site-footer__legal { border-top: 1px solid rgba(255, 255, 255, .14); padding-block: 1.25rem; font-size: .82rem; display: flex; flex-wrap: wrap; gap: .25rem 2rem; justify-content: space-between; }
.site-footer__legal p { margin: 0; }
.site-footer__legal a { color: inherit; text-decoration: underline; text-underline-offset: 3px; }
.site-footer__legal a:hover { color: var(--white); }

/* ---------- Depth, decoration and motion ---------- */
.btn--primary { box-shadow: 0 10px 20px -10px rgba(197, 15, 60, .75); }
.btn--primary:hover, .btn--navy:hover { transform: translateY(-1px); }
.btn svg { width: 18px; height: 18px; flex: none; }


.card { border-radius: 14px; box-shadow: 0 1px 2px rgba(1, 30, 65, .05); }
.card__icon { width: 58px; height: 58px; padding: 13px; border-radius: 14px; background: #fdebef; box-sizing: border-box; }
.card--path { position: relative; overflow: hidden; border-top: 1px solid var(--line); padding-top: 2rem; }
.card--path::before {
  content: ""; position: absolute; inset: 0 0 auto 0; height: 4px;
  background: linear-gradient(90deg, var(--red), #ff5d7e); transform: scaleX(.18); transform-origin: left;
  transition: transform .35s ease;
}
.card--path:hover::before { transform: scaleX(1); }
.card--path:hover { border-top-color: var(--line); }
.card--path:hover .card__icon { background: var(--red); color: var(--white); }
.card__icon { transition: background-color .2s, color .2s; }
.link-arrow::after { display: inline-block; transition: transform .2s; }
a:hover > .link-arrow::after, a.link-arrow:hover::after { transform: translateX(4px); }

.section--navy {
  position: relative; overflow: hidden; isolation: isolate;
  background:
    radial-gradient(46rem 26rem at 100% 0%, rgba(41, 104, 190, .32), transparent 65%),
    linear-gradient(180deg, var(--navy), #021a39);
}
/* oversized logo roofline as a watermark */
.section--navy::before {
  content: ""; position: absolute; z-index: -1; left: -6%; bottom: -30%;
  width: min(70vw, 760px); aspect-ratio: 2 / 1; background: rgba(255, 255, 255, .035);
  clip-path: polygon(0 100%, 50% 0, 100% 100%, 100% 80%, 50% 20%, 0 80%);
}
.reasons li { align-items: center; }
.reasons li::before {
  display: grid; place-items: center; width: 3rem; height: 3rem; border-radius: 50%;
  font-size: 1.15rem; background: rgba(255, 255, 255, .07); border: 1px solid rgba(255, 255, 255, .16);
}
.section:not(.section--navy) .reasons li::before { background: #fdebef; border-color: #f8ccd6; }

.team__member { background: var(--white); border: 1px solid var(--line); border-radius: 14px; padding: .6rem .6rem 1rem; transition: transform .18s, box-shadow .18s; }
.team__member:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.team__member img { border-radius: 9px; }

.agent { box-shadow: 0 1px 2px rgba(1, 30, 65, .05); }
.agent__photo { box-shadow: 0 14px 28px -16px rgba(1, 30, 65, .5); }



.faq details { transition: box-shadow .2s, border-color .2s; }
.faq details[open] { border-color: #c3ccd8; box-shadow: var(--shadow); }
.faq summary:hover { color: var(--red); }

.site-footer { border-top: 4px solid var(--red); }

/* scroll-in reveal (optimized for 60fps scrolling) */
.reveal { opacity: 0; transform: translateY(8px); transition: opacity .4s ease, transform .4s ease; }
.reveal.is-in { opacity: 1; transform: none; }

/* ---------- Responsive ---------- */
@media (max-width: 1020px) {
  .nav-toggle { display: block; }
  .site-nav {
    display: none; position: absolute; left: 0; right: 0; top: 100%;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--white); border-bottom: 2px solid var(--navy); padding: .5rem 1.25rem 1.25rem;
    box-shadow: 0 20px 40px -10px rgba(1, 30, 65, .35);
    max-height: calc(100dvh - 72px);
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    z-index: 60;
  }
  .site-nav.is-open { display: flex; }
  .nav-backdrop.is-open { display: block; opacity: 1; }
  .site-nav a:not(.btn) { padding: .95rem .5rem; border-bottom: 1px solid var(--line); border-radius: 0; font-size: 1.05rem; }
  .site-nav a:not(.btn):active { background: var(--navy-100); }
  .site-nav a[aria-current="page"]:not(.btn) { box-shadow: inset 4px 0 0 var(--red); padding-left: 1.1rem; color: var(--red); background: rgba(1, 30, 65, 0.02); }
  .nav-dropdown { width: 100%; display: flex; flex-direction: column; align-items: stretch; border-bottom: 1px solid var(--line); }
  .nav-dropdown__toggle {
    width: 100%; justify-content: space-between; padding: .95rem .5rem;
    font-size: 1.05rem; border-radius: 0;
  }
  .nav-dropdown:has([aria-current="page"]) .nav-dropdown__toggle {
    box-shadow: inset 4px 0 0 var(--red); padding-left: 1.1rem; color: var(--red);
  }
  .nav-dropdown__menu {
    position: static; box-shadow: none; border: none; border-top: 1px solid var(--line);
    border-radius: 0; background: rgba(1, 30, 65, 0.02); padding: 0 0 .25rem 1rem;
    display: none;
  }
  .nav-dropdown.is-open .nav-dropdown__menu { display: flex; }
  .nav-dropdown__menu a {
    padding: .85rem .5rem !important; font-size: 1rem !important;
    border-bottom: 1px solid rgba(220, 217, 209, 0.5) !important;
  }
  .nav-dropdown__menu a:last-child { border-bottom: none !important; }
  .site-nav__cta { margin: 1.1rem 0 0; width: 100%; justify-content: center; padding: .95rem 1.25rem; font-size: 1.05rem; }
  .hide-md { display: none; }
  .search-form, .search-form--rent { grid-template-columns: repeat(3, 1fr); }
  .search-form .btn { grid-column: 1 / -1; }
  .search-form--rent .search-form__checks { grid-column: span 2; }
  .team { grid-template-columns: repeat(3, 1fr); }
  .site-footer__grid { grid-template-columns: 1fr 1fr; }
  .trust__inner { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .5rem 1rem; white-space: normal; }
  .trust__inner li { border-left: 1px solid var(--line); padding: .35rem .75rem; white-space: normal; }
  .trust__inner li:nth-child(2n+1) { border-left: 0; }
}
@media (max-width: 760px) {
  body { font-size: 1rem; }
  .hide-sm { display: none; }
  .grid--3, .grid--2, .split { grid-template-columns: 1fr; }
  .agent { grid-template-columns: 1fr; padding: 1.4rem; text-align: center; }
  .agent__photo { max-width: 160px; justify-self: center; margin: 0 auto 1rem; }
  .agent__contact { justify-content: center; gap: .5rem 1.2rem; }
  .agent ul { text-align: left; display: inline-block; margin: 0 auto 1rem; }
  .form-grid { grid-template-columns: 1fr; }
  .brand img { height: 48px; }
  .embed__frame--peek { height: 600px; }
  .hero { padding-bottom: 4rem; }
  .search-form, .search-form--rent { grid-template-columns: 1fr 1fr; }
  .search-form--buy .field:first-child { grid-column: 1 / -1; }
  .search-card__note { display: none; }
  .search-card__tabs button { flex: 1; }
  .embed {
    margin-inline: 0;
    width: 100%;
    max-width: 100%;
    border-radius: var(--radius);
    overflow: hidden;
  }
  #idx-embed-box, #appfolio-listings, #appfolio-peek {
    border: 0;
    background: transparent;
    border-radius: 0;
    width: 100% !important;
    max-width: 100% !important;
    margin: 0 auto !important;
    box-sizing: border-box !important;
  }
  .section--embed {
    padding-top: 1rem;
    padding-bottom: 2rem;
  }
  .section--embed > .container {
    width: 100% !important;
    max-width: 100% !important;
    padding-inline: 16px !important;
    margin-inline: auto !important;
    box-sizing: border-box !important;
  }
  .embed-toolbar-wrapper {
    position: relative;
    width: 100%;
    margin-inline: 0;
    padding-inline: 0;
    margin-bottom: 0.85rem;
    box-sizing: border-box;
  }
  .embed-toolbar-wrapper::after {
    content: '';
    position: absolute;
    top: 0;
    right: 0;
    bottom: 0;
    width: 28px;
    background: linear-gradient(90deg, transparent, rgba(246, 248, 251, 0.96));
    pointer-events: none;
    z-index: 2;
  }
  .embed-toolbar {
    display: flex;
    flex-wrap: nowrap;
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    padding-bottom: .45rem;
    margin-bottom: 0;
    margin-inline: 0;
    padding-inline: 0;
    gap: .45rem;
    scrollbar-width: none;
    -ms-overflow-style: none;
    scroll-snap-type: x proximity;
  }
  .embed-toolbar::-webkit-scrollbar {
    display: none;
  }
  .embed-toolbar button {
    flex-shrink: 0;
    white-space: nowrap;
    scroll-snap-align: start;
    min-height: 40px;
    padding: .5rem .95rem;
    font-size: .84rem;
  }
  .embed__frame {
    display: block !important;
    width: 100% !important;
    min-width: 100% !important;
    max-width: 100% !important;
    margin: 0 auto !important;
    border: 0 !important;
    height: 1800px;
    min-height: 85vh;
  }
  @media (max-width: 640px) {
    .section--embed > .container {
      padding-inline: 0 !important;
      width: 100% !important;
      max-width: 100% !important;
      overflow-x: hidden !important;
    }
    .view-switch-row,
    .embed-toolbar-wrapper,
    .notice,
    .embed-actions,
    .enhanced-listings-grid {
      padding-inline: 16px !important;
      box-sizing: border-box !important;
    }
    #idx-embed-box {
      width: 100% !important;
      max-width: 100% !important;
      margin: 0 auto !important;
      position: relative !important;
      overflow: hidden !important;
      border: 0 !important;
      border-radius: 0 !important;
      padding: 0 !important;
      box-sizing: border-box !important;
    }
    #idx-frame {
      display: block !important;
      /* Compensate for IDX Broker's internal 40px left padding on mobile viewports (~390px),
         centering the ~359px listing cards and un-cropping the favorite icon, photos and MLS details */
      width: calc(100% + 58px) !important;
      min-width: calc(100% + 58px) !important;
      max-width: none !important;
      margin-left: -25px !important;
      border: 0 !important;
    }
  }
  @media (max-width: 380px) {
    #idx-frame {
      width: calc(100% + 72px) !important;
      min-width: calc(100% + 72px) !important;
      margin-left: -32px !important;
    }
  }

  /* Mobile Search Header for Live MLS feed */
  .idx-mobile-search-header {
    display: none;
  }
  @media (max-width: 640px) {
    .idx-mobile-search-header {
      display: flex;
      flex-direction: column;
      width: 100%;
      margin-bottom: 0.35rem;
      box-sizing: border-box;
    }
    .idx-mobile-alert {
      background: #eaf4fb;
      color: #1a5b8c;
      font-size: 0.76rem;
      font-weight: 700;
      text-transform: uppercase;
      letter-spacing: 0.05em;
      padding: 0.6rem 1.25rem;
      border-bottom: 1px solid #d4e8f7;
      box-sizing: border-box;
    }
    .idx-mobile-bar {
      display: flex;
      align-items: center;
      justify-content: space-between;
      background: #f1f5f9;
      padding: 0.55rem 1.25rem;
      border-bottom: 1px solid #e2e8f0;
      box-sizing: border-box;
    }
    .idx-mobile-count {
      font-size: 0.85rem;
      font-weight: 700;
      text-transform: uppercase;
      letter-spacing: 0.04em;
      color: var(--navy);
    }
    .idx-mobile-map-btn {
      background: none;
      border: none;
      color: #2563eb;
      font-size: 0.82rem;
      font-weight: 600;
      padding: 0;
      cursor: pointer;
      font-family: inherit;
    }
    .idx-mobile-map-btn:hover {
      text-decoration: underline;
    }
    .idx-mobile-title {
      font-size: 0.95rem;
      font-weight: 700;
      color: var(--ink);
      padding: 0.65rem 1.25rem 0.25rem;
      box-sizing: border-box;
    }
    #idx-embed-box.has-mobile-header #idx-frame {
      margin-top: -150px !important;
      height: calc(100% + 150px) !important;
    }
  }

  .section--embed {
    padding-top: 1.25rem;
    padding-bottom: 2rem;
  }
  .page-hero {
    padding: clamp(2rem, 5vw, 3rem) 0 clamp(2.25rem, 5vw, 3.25rem);
  }
  .page-hero h1 {
    font-size: clamp(1.9rem, 7vw, 2.75rem);
    line-height: 1.1;
  }
  .page-hero p {
    font-size: 1rem;
  }
  .page-hero__pills {
    display: flex;
    flex-wrap: nowrap;
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    scrollbar-width: none;
    -ms-overflow-style: none;
    gap: .5rem;
    margin-top: 1.25rem;
    padding-top: 1rem;
    padding-bottom: .35rem;
    margin-inline: -1.25rem;
    padding-inline: 1.25rem;
  }
  .page-hero__pills::-webkit-scrollbar {
    display: none;
  }
  .page-hero__pill {
    flex-shrink: 0;
    white-space: nowrap;
    font-size: .78rem;
    padding: .35rem .8rem;
  }
  .cta-band {
    padding: clamp(2.5rem, 6vw, 3.5rem) 0;
  }
  .cta-band__inner {
    flex-direction: column;
    align-items: stretch;
    gap: 1.35rem;
  }
  .cta-band h2 {
    font-size: clamp(1.65rem, 5.5vw, 2.2rem);
  }
  .cta-band .btn,
  .cta-band .btn-row .btn {
    width: 100%;
    justify-content: center;
  }
  .site-footer {
    padding-top: 2.75rem;
  }
  .site-footer__grid {
    grid-template-columns: 1fr;
    gap: 1.75rem;
    padding-bottom: 2rem;
  }
  .site-footer nav a,
  .site-footer address a {
    padding: .38rem 0;
    font-size: .95rem;
  }
  .site-footer__legal {
    flex-direction: column;
    gap: .5rem;
    text-align: left;
    padding-block: 1rem;
  }
}
@media (max-width: 480px) {
  .container {
    width: min(100% - 1.75rem, var(--container));
  }
  .topbar {
    font-size: .78rem;
  }
  .topbar__inner {
    padding-block: .35rem;
    gap: .4rem;
  }
  .topbar__contact, .topbar__portals {
    gap: .65rem;
  }
  .topbar a {
    padding-block: .2rem;
  }
  .team { grid-template-columns: repeat(2, 1fr); }
  .trust__inner { grid-template-columns: minmax(0, 1fr); gap: .55rem 0; }
  .trust__inner li { border-left: 0; padding: .25rem 0; white-space: normal; text-align: center; }
  .card {
    padding: 1.25rem;
  }
  .faq summary {
    padding: .95rem 2.4rem .95rem .95rem;
    font-size: .96rem;
  }
  .faq summary::after {
    right: .9rem;
  }
  .faq details p {
    padding: 0 .95rem .95rem;
    font-size: .92rem;
  }
  .steps {
    padding: 0 .95rem .95rem 1.6rem;
    font-size: .92rem;
  }
  .reasons li {
    grid-template-columns: 2.75rem 1fr;
    gap: .75rem;
  }
  .reasons li::before {
    width: 2.5rem;
    height: 2.5rem;
    font-size: 1rem;
  }
}
@media (max-width: 374.98px) {
  .embed {
    overflow-x: hidden;
  }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *:not(.hero-cinematic-slide) { transition: none !important; animation: none !important; }
  .reveal { opacity: 1; transform: none; }
}


/* ==========================================================================
   HOMEPAGE ELEVATION SUITE (INTEGRATED FROM INDEX.HTML)
   ========================================================================== */
/* ==========================================================================
       GORE-RABELL WORLD-CLASS HOMEPAGE ELEVATION SYSTEM
       Preserves brand identity (Navy #011e41, Crimson #c50f3c, Paper #f6f4ef)
       while delivering elite, luxury-tier real estate aesthetics and UX.
       ========================================================================== */

    :root {
      --gold: #d4af37;
      --gold-light: #f5e8c4;
      --gold-dark: #b89125;
      --navy-deep: #01152e;
      --navy-glass: rgba(1, 30, 65, 0.88);
      --card-border: #e6e2d8;
      --lux-shadow: 0 20px 45px -15px rgba(1, 30, 65, 0.16), 0 4px 12px rgba(1, 30, 65, 0.05);
      --lux-shadow-hover: 0 30px 60px -18px rgba(1, 30, 65, 0.28), 0 8px 24px rgba(1, 30, 65, 0.08);
      --lux-shadow-gold: 0 12px 30px -8px rgba(212, 175, 55, 0.35);
    }

    /* ---------- HERO SECTION RE-ENGINEERING ---------- */
    .hero-lux {
      position: relative;
      min-height: min(92vh, 880px);
      display: flex;
      flex-direction: column;
      justify-content: center;
      background-color: #1a2a38; /* Soft ambient slate to prevent harsh dark navy flash on load */
      color: #fff;
      overflow: hidden;
      padding: clamp(3.5rem, 5.5vw, 5.5rem) 0 clamp(4rem, 6vw, 6.5rem);
    }

    .hero-lux__bg {
      position: absolute;
      inset: 0;
      z-index: 0;
      overflow: hidden;
      pointer-events: none;
    }

/* ---------- CINEMATIC AMBIENT VIDEO-LIKE HERO BACKGROUND ----------
   Pure CSS: opacity + transform only (compositor thread), no JS timers, no layout work.
   Timeline (24s loop, 8s per shot, 2.5s dissolves):
     shot A  opaque 0-10.5s  (zoom 1 -> 1.12), covered by B, then hidden
     shot B  dissolves in 8-10.5s, opaque to 18.5s, covered by C, then hidden
     shot C  dissolves in 16-18.5s, opaque to 24s, then dissolves OUT 0-2.5s over A */
.hero-cinematic-slide {
  position: absolute; inset: -1px; /* 1px bleed hides sub-pixel seams while scaling */
  opacity: 0; pointer-events: none; overflow: hidden;
  transform: scale(1); backface-visibility: hidden;
  will-change: transform, opacity; contain: strict;
  animation: 24s linear -2.5s infinite both;
}
.hero-cinematic-slide[data-index="0"] { animation-name: hero-shot-a; transform-origin: 42% 62%; }
.hero-cinematic-slide[data-index="1"] { animation-name: hero-shot-b; transform-origin: 60% 45%; }
.hero-cinematic-slide[data-index="2"] { animation-name: hero-shot-c; transform-origin: 50% 70%; }
.hero-cinematic-scaler { width: 100%; height: 100%; }
.hero-cinematic-img { width: 100%; height: 100%; object-fit: cover; object-position: center 55%; display: block; }

@keyframes hero-shot-a {
  0%       { opacity: 1; transform: scale(1); }
  43.75%   { opacity: 1; transform: scale(1.12); }
  43.751%  { opacity: 0; transform: scale(1); }
  100%     { opacity: 0; transform: scale(1); }
}
@keyframes hero-shot-b {
  0%, 33.333% { opacity: 0; transform: scale(1); }
  43.75%   { opacity: 1; transform: scale(1.0286); }
  77.083%  { opacity: 1; transform: scale(1.12); }
  77.084%  { opacity: 0; transform: scale(1); }
  100%     { opacity: 0; transform: scale(1); }
}
@keyframes hero-shot-c {
  0%       { opacity: 1; transform: scale(1.0914); }
  10.4167% { opacity: 0; transform: scale(1.12); }
  10.42%, 66.667% { opacity: 0; transform: scale(1); }
  77.083%  { opacity: 1; transform: scale(1.0286); }
  100%     { opacity: 1; transform: scale(1.0914); }
}

/* Save GPU while the hero is scrolled out of view (class toggled in main.js) */
.hero-lux.is-offscreen .hero-cinematic-slide { animation-play-state: paused; }

/* Reduced motion: keep the gentle dissolves, drop the zoom */
@media (prefers-reduced-motion: reduce) {
  .hero-cinematic-slide { transform: none !important; }
  .hero-cinematic-slide[data-index="0"] { animation-name: hero-fade-a; }
  .hero-cinematic-slide[data-index="1"] { animation-name: hero-fade-b; }
  .hero-cinematic-slide[data-index="2"] { animation-name: hero-fade-c; }
  @keyframes hero-fade-a { 0%, 43.75% { opacity: 1; } 43.751%, 100% { opacity: 0; } }
  @keyframes hero-fade-b { 0%, 33.333% { opacity: 0; } 43.75%, 77.083% { opacity: 1; } 77.084%, 100% { opacity: 0; } }
  @keyframes hero-fade-c { 0% { opacity: 1; } 10.4167%, 66.667% { opacity: 0; } 77.083%, 100% { opacity: 1; } }
}

    /* Option 2: Warm Ambient Golden Scrim (Ultra-light, airy) */
    .hero-lux__overlay {
      /* No tint over the photos (removed at the client's request); the headline and lead carry
         their own text-shadows for legibility. */
      display: none;
    }

    .hero-lux__content {
      position: relative;
      z-index: 10;
      width: min(100% - 2.5rem, var(--container));
      margin-inline: auto;
      text-align: center;
      display: flex;
      flex-direction: column;
      align-items: center;
    }

    .hero-badge {
      display: inline-flex;
      align-items: center;
      gap: 0.65rem;
      background: rgba(1, 21, 46, 0.45);
      border: 1px solid rgba(255, 255, 255, 0.35);
      backdrop-filter: blur(10px);
      -webkit-backdrop-filter: blur(10px);
      padding: 0.45rem 1.15rem;
      border-radius: 999px;
      font-size: 0.8rem;
      font-weight: 700;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #fff;
      margin-bottom: 1.5rem;
      box-shadow: 0 4px 20px rgba(0, 0, 0, 0.25);
    }

    .hero-badge__dot {
      width: 7px;
      height: 7px;
      border-radius: 50%;
      background: #ff476f;
      box-shadow: 0 0 10px #ff476f;
      animation: pulseDot 2s infinite;
    }

    @keyframes pulseDot {
      0%, 100% { opacity: 1; transform: scale(1); }
      50% { opacity: 0.4; transform: scale(0.85); }
    }

    .hero-lux h1 {
      font-size: clamp(2.8rem, 6.2vw, 5.2rem);
      line-height: 1.02;
      letter-spacing: 0.02em;
      color: #ffffff;
      margin: 0 0 1.1rem;
      text-shadow: 
        0 2px 4px rgba(0, 10, 25, 0.85),
        0 4px 20px rgba(0, 10, 25, 0.65),
        0 1px 2px rgba(0, 10, 25, 0.95);
      max-width: 17ch;
    }

    .hero-lux h1 .gold-accent {
      color: #ffd15c;
      background: none;
      -webkit-text-fill-color: #ffd15c;
      -webkit-background-clip: unset;
      display: inline;
      filter: none;
      text-shadow: 
        0 2px 4px rgba(0, 10, 25, 0.85),
        0 4px 20px rgba(0, 10, 25, 0.65),
        0 1px 2px rgba(0, 10, 25, 0.95);
    }

    .hero-lux__lead {
      font-size: clamp(1.1rem, 1.4vw, 1.3rem);
      line-height: 1.6;
      color: #f8fafc;
      max-width: 44rem;
      margin: 0 0 2.5rem;
      font-weight: 500;
      text-shadow: 
        0 1px 3px rgba(0, 10, 25, 0.9),
        0 3px 14px rgba(0, 10, 25, 0.65);
    }

    /* ---------- LUXURY FLOATING SEARCH CONCIERGE ---------- */
    .search-suite {
      width: 100%;
      max-width: 1060px;
      background: #ffffff;
      border-radius: 20px;
      box-shadow: 0 25px 60px -15px rgba(0, 15, 38, 0.55), 0 0 0 1px rgba(255, 255, 255, 0.85);
      overflow: hidden;
      text-align: left;
      color: var(--ink);
      transition: transform 0.25s ease, box-shadow 0.25s ease;
    }

    .search-suite__tabs {
      display: flex;
      background: #eef2f7;
      border-bottom: 1px solid #dde3eb;
      padding: 0.4rem 0.5rem 0;
      gap: 0.35rem;
    }

    .search-tab-btn {
      display: inline-flex;
      align-items: center;
      gap: 0.55rem;
      padding: 0.85rem 1.6rem;
      border: 0;
      background: transparent;
      font-family: var(--font-display);
      font-size: 1.05rem;
      letter-spacing: 0.05em;
      text-transform: uppercase;
      color: #4a586d;
      cursor: pointer;
      border-radius: 12px 12px 0 0;
      transition: all 0.2s ease;
      position: relative;
    }

    .search-tab-btn svg {
      width: 18px;
      height: 18px;
      opacity: 0.7;
      transition: opacity 0.2s ease;
    }

    .search-tab-btn:hover {
      color: var(--navy);
      background: rgba(255, 255, 255, 0.6);
    }

    .search-tab-btn[aria-selected="true"] {
      background: #ffffff;
      color: var(--navy);
      box-shadow: 0 -2px 10px rgba(0, 0, 0, 0.04);
    }

    .search-tab-btn[aria-selected="true"] svg {
      opacity: 1;
      color: var(--red);
    }

    .search-tab-btn[aria-selected="true"]::after {
      content: "";
      position: absolute;
      top: 0;
      left: 0;
      right: 0;
      height: 3px;
      background: var(--red);
      border-radius: 3px 3px 0 0;
    }

    .search-suite__panel {
      padding: 1.5rem 1.75rem 1.75rem;
    }

    .search-grid-lux {
      display: grid;
      grid-template-columns: 1.4fr 1fr 1fr 0.9fr 0.9fr 1fr auto;
      gap: 0.9rem;
      align-items: end;
    }

    .search-grid-lux--rent {
      grid-template-columns: 1.2fr 1fr 1.1fr 1.1fr 1.2fr auto;
    }

    .search-grid-lux--val {
      grid-template-columns: 2fr 1.2fr 1.2fr 1fr auto;
    }

    .lux-field {
      display: flex;
      flex-direction: column;
      gap: 0.35rem;
    }

    .lux-field label {
      font-size: 0.76rem;
      font-weight: 700;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: #566479;
    }

    .lux-field input,
    .lux-field select {
      width: 100%;
      height: 48px;
      padding: 0 0.85rem;
      border: 1.5px solid #d0d7e2;
      border-radius: 10px;
      font-family: var(--font-body);
      font-size: 0.95rem;
      color: var(--ink);
      background-color: #fbfbfc;
      transition: border-color 0.18s, box-shadow 0.18s, background-color 0.18s;
      appearance: none;
      -webkit-appearance: none;
    }

    .lux-field select {
      background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%23566274' d='M6 7.4L0.6 2 2 0.6 6 4.6 10 0.6 11.4 2z'/%3E%3C/svg%3E");
      background-repeat: no-repeat;
      background-position: calc(100% - 12px) center;
      padding-right: 2rem;
    }

    .lux-field input:focus,
    .lux-field select:focus {
      outline: none;
      border-color: var(--navy);
      background-color: #fff;
      box-shadow: 0 0 0 3px rgba(1, 30, 65, 0.12);
    }

    .btn-search-lux {
      height: 48px;
      padding: 0 1.75rem;
      background: linear-gradient(135deg, var(--red) 0%, #a80c32 100%);
      color: #fff;
      border: 0;
      border-radius: 10px;
      font-family: var(--font-body);
      font-size: 0.95rem;
      font-weight: 700;
      letter-spacing: 0.04em;
      cursor: pointer;
      display: inline-flex;
      align-items: center;
      justify-content: center;
      gap: 0.5rem;
      box-shadow: 0 8px 20px -6px rgba(197, 15, 60, 0.6);
      transition: transform 0.15s, box-shadow 0.15s, background 0.15s;
      white-space: nowrap;
    }

    .btn-search-lux:hover {
      transform: translateY(-2px);
      box-shadow: 0 12px 24px -6px rgba(197, 15, 60, 0.75);
      background: linear-gradient(135deg, #d81142 0%, #b80d37 100%);
    }

    /* Quick Filter Chips */
    .search-tags {
      display: flex;
      flex-wrap: wrap;
      align-items: center;
      gap: 0.45rem 0.6rem;
      margin-top: 1rem;
      padding-top: 0.9rem;
      border-top: 1px solid #edf1f6;
      font-size: 0.84rem;
    }

    .search-tags__title {
      font-weight: 700;
      color: #64748b;
      font-size: 0.78rem;
      letter-spacing: 0.05em;
      text-transform: uppercase;
      margin-right: 0.35rem;
    }

    .search-tag-chip {
      background: #f1f5f9;
      color: var(--navy);
      padding: 0.3rem 0.75rem;
      border-radius: 999px;
      text-decoration: none;
      font-weight: 600;
      font-size: 0.8rem;
      border: 1px solid #e2e8f0;
      transition: all 0.18s ease;
      display: inline-flex;
      align-items: center;
      gap: 0.3rem;
    }

    .search-tag-chip:hover {
      background: var(--navy);
      color: #fff;
      border-color: var(--navy);
      transform: translateY(-1px);
    }

    .hero-concierge-call {
      display: inline-flex;
      flex-wrap: nowrap;
      white-space: nowrap;
      justify-content: center;
      align-items: center;
      text-align: center;
      gap: 0.5rem;
      margin-top: 1.75rem;
      color: #dbe4f0;
      font-size: 0.92rem;
      font-weight: 600;
      text-decoration: none;
      background: rgba(1, 21, 46, 0.75);
      padding: 0.65rem 1.35rem;
      border-radius: 999px;
      border: 1px solid rgba(255, 255, 255, 0.2);
      backdrop-filter: blur(8px);
      max-width: 96%;
      transition: all 0.2s ease;
    }

    .hero-concierge-call:hover {
      color: #fff;
      background: rgba(197, 15, 60, 0.85);
      border-color: transparent;
      transform: translateY(-2px);
    }

    .hero-concierge-call svg {
      width: 18px;
      height: 18px;
      flex-shrink: 0;
      color: #ff8fa8;
    }

    .hero-concierge-call:hover svg {
      color: #fff;
    }

    .hero-concierge-short {
      display: none;
    }

    .hero-concierge-full {
      display: inline;
    }

    /* ---------- AUTHORITY / STATS STRIP ---------- */
    .authority-strip {
      display: none !important;
      background: #ffffff;
      border-bottom: 1px solid #e5e0d4;
      position: relative;
      z-index: 5;
      box-shadow: 0 4px 20px rgba(1, 30, 65, 0.04);
    }

    .authority-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      padding: 1.5rem 0;
      gap: 1.5rem;
      list-style: none;
      margin: 0;
    }

    .authority-item {
      display: flex;
      align-items: center;
      gap: 1.1rem;
      padding: 0.4rem 1.25rem;
      border-left: 1px solid #e8e4dc;
    }

    .authority-item:first-child {
      border-left: 0;
      padding-left: 0;
    }

    .authority-icon-wrap {
      width: 48px;
      height: 48px;
      border-radius: 12px;
      background: #f5f2ea;
      color: var(--navy-700);
      display: grid;
      place-items: center;
      flex-shrink: 0;
      font-family: var(--font-body);
      font-weight: 600;
      font-size: 1rem;
      border: 1px solid #e5e0d4;
    }

    .authority-icon-wrap svg {
      width: 24px;
      height: 24px;
      color: var(--red);
    }

    .authority-item strong {
      display: block;
      font-family: var(--font-body);
      font-weight: 500;
      font-size: 1.05rem;
      letter-spacing: -0.01em;
      color: var(--navy-700);
      line-height: 1.25;
    }

    .authority-item span {
      display: block;
      font-size: 0.82rem;
      color: #5d697b;
      line-height: 1.35;
      margin-top: 0.15rem;
    }

    /* ---------- THE THREE PILLARS (INTERACTIVE SERVICES) ---------- */
    .pillars-section {
      padding: clamp(4rem, 6.5vw, 6.5rem) 0;
      background: var(--paper);
    }

    .pillar-card {
      position: relative;
      background: #ffffff;
      border-radius: 16px;
      overflow: hidden;
      border: 1px solid var(--card-border);
      box-shadow: var(--lux-shadow);
      display: flex;
      flex-direction: column;
      transition: transform 0.3s cubic-bezier(0.2, 0.8, 0.2, 1), box-shadow 0.3s ease;
      text-decoration: none;
      color: inherit;
    }

    .pillar-card:hover {
      transform: translateY(-8px);
      box-shadow: var(--lux-shadow-hover);
    }

    .pillar-card__media {
      position: relative;
      height: 240px;
      overflow: hidden;
      background: var(--navy);
    }

    .pillar-card__img {
      width: 100%;
      height: 100%;
      object-fit: cover;
      transition: transform 0.8s cubic-bezier(0.2, 0.8, 0.2, 1);
    }

    .pillar-card:hover .pillar-card__img {
      transform: scale(1.06);
    }

    .pillar-card__badge {
      position: absolute;
      top: 14px;
      left: 14px;
      background: var(--navy);
      color: #fff;
      font-size: 0.72rem;
      font-weight: 700;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      padding: 0.4rem 0.85rem;
      border-radius: 6px;
      box-shadow: 0 4px 12px rgba(0, 0, 0, 0.25);
    }

    .pillar-card__num {
      position: absolute;
      bottom: 0;
      right: 0;
      background: rgba(1, 30, 65, 0.9);
      color: #ffd666;
      font-family: var(--font-display);
      font-size: 1.35rem;
      padding: 0.5rem 1rem;
      border-radius: 10px 0 0 0;
    }

    .pillar-card__body {
      padding: 1.75rem;
      display: flex;
      flex-direction: column;
      flex: 1;
    }

    .pillar-card h3 {
      font-size: 1.45rem;
      color: var(--navy);
      margin: 0 0 0.75rem;
    }

    .pillar-card p {
      font-size: 0.95rem;
      line-height: 1.6;
      color: var(--muted);
      margin: 0 0 1.25rem;
      flex: 1;
    }

    .pillar-card__perks {
      list-style: none;
      padding: 0;
      margin: 0 0 1.5rem;
      display: grid;
      gap: 0.45rem;
      font-size: 0.86rem;
      color: #3b4758;
      border-top: 1px solid #f0ecdf;
      padding-top: 1rem;
    }

    .pillar-card__perks li {
      display: flex;
      align-items: center;
      gap: 0.55rem;
    }

    .pillar-card__perks li svg {
      width: 16px;
      height: 16px;
      color: var(--red);
      flex-shrink: 0;
    }

    .pillar-card__action {
      display: inline-flex;
      align-items: center;
      gap: 0.5rem;
      font-weight: 700;
      font-size: 0.92rem;
      color: var(--red);
      margin-top: auto;
      transition: gap 0.2s ease;
    }

    .pillar-card:hover .pillar-card__action {
      gap: 0.85rem;
    }

    /* ---------- FEATURED LISTINGS CURATION SHOWCASE ---------- */
    .featured-section {
      padding: clamp(4.5rem, 7vw, 7rem) 0;
      background: #ffffff;
    }

    .showcase-toolbar {
      display: flex;
      flex-wrap: wrap;
      align-items: center;
      justify-content: space-between;
      gap: 1rem 2rem;
      margin-bottom: 2.25rem;
    }

    .showcase-tabs {
      display: inline-flex;
      background: #eef2f7;
      padding: 0.3rem;
      border-radius: 10px;
    }

    .showcase-tab {
      padding: 0.65rem 1.4rem;
      border: 0;
      background: transparent;
      font-family: var(--font-body);
      font-size: 0.92rem;
      font-weight: 700;
      color: #5a687d;
      border-radius: 8px;
      cursor: pointer;
      transition: all 0.2s ease;
    }

    .showcase-tab[aria-pressed="true"] {
      background: var(--navy);
      color: #fff;
      box-shadow: 0 4px 12px rgba(1, 30, 65, 0.2);
    }

    /* Editorial Featured Split Hero Card */
    .featured-hero-card {
      display: grid;
      grid-template-columns: 1.15fr 1fr;
      background: var(--navy);
      color: #fff;
      border-radius: 18px;
      overflow: hidden;
      box-shadow: var(--lux-shadow);
      margin-bottom: 2.25rem;
      text-decoration: none;
      transition: transform 0.25s ease, box-shadow 0.25s ease;
    }

    .featured-hero-card:hover {
      transform: translateY(-4px);
      box-shadow: var(--lux-shadow-hover);
    }

    .featured-hero-card__media {
      position: relative;
      min-height: 400px;
      overflow: hidden;
    }

    .featured-hero-card__img {
      width: 100%;
      height: 100%;
      object-fit: cover;
      transition: transform 0.9s cubic-bezier(0.2, 0.8, 0.2, 1);
    }

    .featured-hero-card:hover .featured-hero-card__img {
      transform: scale(1.04);
    }

    .featured-hero-card__badge {
      position: absolute;
      top: 18px;
      left: 18px;
      background: #e5a729;
      color: var(--navy-deep);
      font-size: 0.76rem;
      font-weight: 800;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      padding: 0.45rem 0.95rem;
      border-radius: 6px;
      box-shadow: 0 4px 12px rgba(0, 0, 0, 0.25);
    }

    .featured-hero-card__body {
      padding: clamp(2rem, 3.5vw, 3.5rem);
      display: flex;
      flex-direction: column;
      justify-content: center;
    }

    .featured-hero-card__sub {
      color: #ffd666;
      font-size: 0.82rem;
      font-weight: 700;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      margin-bottom: 0.75rem;
    }

    .featured-hero-card__price {
      font-family: var(--font-display);
      font-size: clamp(2.4rem, 3.8vw, 3.4rem);
      line-height: 1;
      color: #fff;
      margin-bottom: 0.6rem;
    }

    .featured-hero-card__title {
      font-size: 1.45rem;
      line-height: 1.35;
      margin-bottom: 0.5rem;
      color: #fff;
    }

    .featured-hero-card__area {
      font-size: 1rem;
      color: #b7c6dc;
      margin-bottom: 1.5rem;
    }

    .featured-hero-card__specs {
      display: flex;
      flex-wrap: wrap;
      gap: 1.5rem;
      border-top: 1px solid rgba(255, 255, 255, 0.16);
      border-bottom: 1px solid rgba(255, 255, 255, 0.16);
      padding: 1.1rem 0;
      margin-bottom: 1.75rem;
      font-size: 0.95rem;
      color: #e2eaf5;
    }

    .featured-hero-card__specs span {
      display: flex;
      align-items: center;
      gap: 0.45rem;
    }

    .featured-hero-card__btn {
      display: inline-flex;
      align-items: center;
      gap: 0.65rem;
      color: #011e41;
      background: #ffd666;
      font-weight: 700;
      font-size: 0.95rem;
      padding: 0.9rem 1.6rem;
      border-radius: 8px;
      align-self: flex-start;
      transition: background 0.2s, transform 0.2s;
    }

    .featured-hero-card:hover .featured-hero-card__btn {
      background: #ffe082;
      transform: translateX(4px);
    }

    /* Grid of 4 Property Cards */
    .properties-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 1.5rem;
    }

    .prop-card {
      background: #ffffff;
      border: 1px solid var(--card-border);
      border-radius: 14px;
      overflow: hidden;
      display: flex;
      flex-direction: column;
      text-decoration: none;
      color: inherit;
      box-shadow: 0 4px 16px rgba(1, 30, 65, 0.05);
      transition: transform 0.25s ease, box-shadow 0.25s ease, border-color 0.25s;
    }

    .prop-card:hover {
      transform: translateY(-6px);
      box-shadow: var(--lux-shadow);
      border-color: #cbd5e1;
    }

    .prop-card__media {
      position: relative;
      height: 200px;
      background: #e2e8f0;
      overflow: hidden;
    }

    .prop-card__img {
      width: 100%;
      height: 100%;
      object-fit: cover;
      transition: transform 0.7s cubic-bezier(0.2, 0.8, 0.2, 1);
    }

    .prop-card:hover .prop-card__img {
      transform: scale(1.07);
    }

    .prop-card__tag {
      position: absolute;
      top: 12px;
      left: 12px;
      background: var(--navy);
      color: #fff;
      font-size: 0.68rem;
      font-weight: 700;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      padding: 0.35rem 0.7rem;
      border-radius: 4px;
    }

    .prop-card__body {
      padding: 1.25rem;
      display: flex;
      flex-direction: column;
      flex: 1;
    }

    .prop-card__price {
      font-family: var(--font-display);
      font-size: 1.6rem;
      color: var(--navy);
      line-height: 1;
      margin-bottom: 0.4rem;
    }

    .prop-card__price span {
      font-size: 0.85rem;
      color: #64748b;
      font-family: var(--font-body);
      font-weight: 600;
    }

    .prop-card__title {
      font-size: 1.05rem;
      font-weight: 700;
      color: var(--ink);
      line-height: 1.35;
      margin-bottom: 0.3rem;
    }

    .prop-card__area {
      font-size: 0.85rem;
      color: var(--muted);
      margin-bottom: 1rem;
    }

    .prop-card__meta {
      margin-top: auto;
      border-top: 1px solid #edf1f7;
      padding-top: 0.85rem;
      display: flex;
      justify-content: space-between;
      align-items: center;
      font-size: 0.84rem;
      color: #475569;
      font-weight: 600;
    }

    .prop-card__view {
      color: var(--red);
      font-weight: 700;
      display: inline-flex;
      align-items: center;
      gap: 0.25rem;
      transition: transform 0.2s;
    }

    .prop-card:hover .prop-card__view {
      transform: translateX(3px);
    }

    /* ---------- GAINESVILLE NEIGHBORHOODS MOSAIC ---------- */
    .neighborhoods-section {
      padding: clamp(4.5rem, 7vw, 7rem) 0;
      background: var(--paper);
    }

    .neighborhood-mosaic {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      grid-auto-rows: 270px;
      gap: 1.25rem;
    }

    .hood-card {
      position: relative;
      border-radius: 14px;
      overflow: hidden;
      text-decoration: none;
      color: #fff;
      box-shadow: 0 8px 24px rgba(1, 30, 65, 0.12);
      transition: transform 0.3s ease, box-shadow 0.3s ease;
    }

    .hood-card--tall {
      grid-row: span 2;
    }

    .hood-card:hover {
      transform: translateY(-5px);
      box-shadow: var(--lux-shadow-hover);
    }

    .hood-card__img {
      position: absolute;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      transition: transform 0.9s cubic-bezier(0.2, 0.8, 0.2, 1);
    }

    .hood-card:hover .hood-card__img {
      transform: scale(1.08);
    }

    .hood-card__overlay {
      position: absolute;
      inset: 0;
      background: linear-gradient(180deg, rgba(1, 30, 65, 0.1) 0%, rgba(1, 21, 46, 0.85) 100%);
      display: flex;
      flex-direction: column;
      justify-content: flex-end;
      padding: 1.5rem;
      transition: background 0.3s ease;
    }

    .hood-card:hover .hood-card__overlay {
      background: linear-gradient(180deg, rgba(1, 30, 65, 0.25) 0%, rgba(1, 21, 46, 0.92) 100%);
    }

    .hood-card__tag {
      font-size: 0.72rem;
      font-weight: 700;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: #ffd666;
      margin-bottom: 0.35rem;
    }

    .hood-card h3 {
      font-size: 1.5rem;
      color: #fff;
      margin: 0 0 0.35rem;
      text-shadow: 0 2px 8px rgba(0, 0, 0, 0.4);
    }

    .hood-card p {
      font-size: 0.88rem;
      color: #e2e8f2;
      line-height: 1.4;
      margin: 0 0 0.75rem;
    }

    .hood-card__link {
      font-size: 0.82rem;
      font-weight: 700;
      color: #ffd666;
      display: inline-flex;
      align-items: center;
      gap: 0.35rem;
      opacity: 0.85;
      transition: opacity 0.2s, gap 0.2s;
    }

    .hood-card:hover .hood-card__link {
      opacity: 1;
      gap: 0.6rem;
    }

    /* ---------- HERITAGE & "WHY GORE-RABELL" SECTION ---------- */
    .heritage-lux {
      position: relative;
      background: var(--navy);
      color: #fff;
      padding: clamp(5rem, 8vw, 8rem) 0;
      overflow: hidden;
      isolation: isolate;
    }

    .heritage-watermark {
      position: absolute;
      right: -2%;
      bottom: -15%;
      font-family: var(--font-display);
      font-size: clamp(14rem, 24vw, 28rem);
      line-height: 0.8;
      color: rgba(255, 255, 255, 0.025);
      user-select: none;
      pointer-events: none;
      z-index: -1;
    }

    .heritage-grid {
      display: grid;
      grid-template-columns: 1fr 1.15fr;
      gap: clamp(2.5rem, 5vw, 5rem);
      align-items: center;
    }

    .heritage-lead h2 {
      font-size: clamp(2.2rem, 3.8vw, 3.4rem);
      color: #fff;
      margin-bottom: 1.25rem;
      line-height: 1.08;
    }

    .heritage-lead p {
      color: #d1dcec;
      font-size: 1.08rem;
      line-height: 1.7;
      margin-bottom: 1.25rem;
    }

    .reasons-lux {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 1.25rem;
      margin: 2.25rem 0;
    }

    .reason-box {
      background: rgba(255, 255, 255, 0.06);
      border: 1px solid rgba(255, 255, 255, 0.12);
      border-radius: 12px;
      padding: 1.4rem;
      backdrop-filter: blur(6px);
      transition: transform 0.2s, border-color 0.2s, background 0.2s;
    }

    .reason-box:hover {
      background: rgba(255, 255, 255, 0.1);
      border-color: rgba(255, 255, 255, 0.25);
      transform: translateY(-3px);
    }

    .reason-box__num {
      font-family: var(--font-display);
      font-size: 1.4rem;
      color: #ffd666;
      margin-bottom: 0.45rem;
      display: block;
    }

    .reason-box strong {
      display: block;
      color: #fff;
      font-size: 1.02rem;
      margin-bottom: 0.35rem;
    }

    .reason-box p {
      font-size: 0.86rem;
      color: #bac7d8;
      line-height: 1.5;
      margin: 0;
    }

    .heritage-visual-card {
      position: relative;
    }

    .heritage-photo-main {
      border-radius: 16px;
      overflow: hidden;
      box-shadow: 0 30px 60px rgba(0, 0, 0, 0.45);
      border: 1px solid rgba(255, 255, 255, 0.15);
    }

    .heritage-photo-main img {
      width: 100%;
      aspect-ratio: 4 / 3.4;
      object-fit: cover;
    }

    .heritage-badge-floating {
      position: absolute;
      left: -20px;
      bottom: -24px;
      background: #ffffff;
      color: var(--navy);
      padding: 1.25rem 1.75rem;
      border-radius: 14px;
      box-shadow: 0 20px 40px rgba(0, 0, 0, 0.35);
      display: flex;
      align-items: center;
      gap: 1.25rem;
    }

    .heritage-badge-floating .big-year {
      font-family: var(--font-display);
      font-size: 2.6rem;
      line-height: 0.95;
      color: var(--red);
    }

    .heritage-badge-floating .badge-text {
      font-size: 0.85rem;
      font-weight: 700;
      line-height: 1.35;
      color: var(--navy);
      text-transform: uppercase;
      letter-spacing: 0.05em;
    }

    /* ---------- TEAM ELEVATION (LOCAL PEOPLE WHO KNOW GAINESVILLE) ---------- */
    .team-section {
      padding: clamp(4.5rem, 7vw, 7rem) 0;
      background: #ffffff;
    }

    .team-grid-lux {
      display: grid;
      grid-template-columns: repeat(5, 1fr);
      gap: 1.25rem;
    }

    .agent-card-lux {
      background: var(--paper);
      border: 1px solid var(--card-border);
      border-radius: 14px;
      overflow: hidden;
      display: flex;
      flex-direction: column;
      text-decoration: none;
      color: inherit;
      transition: transform 0.25s ease, box-shadow 0.25s ease, border-color 0.25s;
    }

    .agent-card-lux:hover {
      transform: translateY(-6px);
      box-shadow: var(--lux-shadow);
      border-color: #d1c9b8;
    }

    .agent-card-lux__photo {
      width: 100%;
      aspect-ratio: 3 / 3.8;
      object-fit: cover;
      object-position: top center;
      background: #e2e8f0;
      transition: transform 0.6s ease;
    }

    .agent-card-lux:hover .agent-card-lux__photo {
      transform: scale(1.04);
    }

    .agent-card-lux__media {
      position: relative;
      overflow: hidden;
    }

    .agent-card-lux__body {
      padding: 1.15rem 1rem 1.25rem;
      text-align: center;
      display: flex;
      flex-direction: column;
      align-items: center;
      flex: 1;
    }

    .agent-card-lux h3 {
      font-size: 1.15rem;
      color: var(--navy);
      margin: 0 0 0.25rem;
      line-height: 1.2;
    }

    .agent-card-lux__role {
      font-size: 0.78rem;
      font-weight: 700;
      letter-spacing: 0.06em;
      text-transform: uppercase;
      color: var(--red);
      margin-bottom: 0.85rem;
    }

    .agent-card-lux__actions {
      display: flex;
      gap: 0.45rem;
      margin-top: auto;
    }

    .agent-action-btn {
      padding: 0.45rem 0.75rem;
      border-radius: 6px;
      font-size: 0.76rem;
      font-weight: 700;
      text-decoration: none;
      display: inline-flex;
      align-items: center;
      gap: 0.3rem;
      transition: background 0.18s, color 0.18s;
    }

    .agent-action-btn--phone {
      background: #e8edf5;
      color: var(--navy);
    }

    .agent-action-btn--phone:hover {
      background: var(--navy);
      color: #fff;
    }

    .agent-action-btn--email {
      background: #fdebef;
      color: var(--red);
    }

    .agent-action-btn--email:hover {
      background: var(--red);
      color: #fff;
    }

    /* ---------- 5-STAR SOCIAL PROOF / TESTIMONIALS ---------- */
    .reviews-section {
      padding: clamp(4.5rem, 7vw, 7rem) 0;
      background: #f8f6f0;
      border-top: 1px solid #e8e3d6;
      border-bottom: 1px solid #e8e3d6;
    }

    .reviews-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 1.75rem;
    }

    .review-card {
      background: #ffffff;
      border: 1px solid var(--card-border);
      border-radius: 14px;
      padding: 2rem;
      box-shadow: 0 6px 20px rgba(1, 30, 65, 0.04);
      display: flex;
      flex-direction: column;
    }

    .review-stars {
      display: flex;
      gap: 0.25rem;
      color: #f59e0b;
      margin-bottom: 1rem;
    }

    .review-stars svg {
      width: 18px;
      height: 18px;
      fill: currentColor;
    }

    .review-quote {
      font-size: 0.98rem;
      line-height: 1.65;
      color: #334155;
      font-style: italic;
      margin: 0 0 1.5rem;
      flex: 1;
    }

    .review-author {
      display: flex;
      align-items: center;
      gap: 0.85rem;
      border-top: 1px solid #f1ece1;
      padding-top: 1rem;
    }

    .review-avatar {
      width: 44px;
      height: 44px;
      border-radius: 50%;
      background: #011e41;
      color: #ffd666;
      display: grid;
      place-items: center;
      font-weight: 700;
      font-size: 1rem;
      flex-shrink: 0;
    }

    .review-author strong {
      display: block;
      font-size: 0.95rem;
      color: var(--navy);
    }

    .review-author span {
      display: block;
      font-size: 0.82rem;
      color: #64748b;
    }

    /* ---------- PORTALS DUAL HUB ---------- */
    .portals-hub-section {
      padding: clamp(4rem, 6vw, 6rem) 0;
      background: #ffffff;
    }

    .portals-dual {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 2rem;
    }

    .portal-box {
      background: linear-gradient(135deg, #f8fafc 0%, #edf2f7 100%);
      border: 1.5px solid #dce4ed;
      border-radius: 16px;
      padding: clamp(2rem, 3.5vw, 3rem);
      display: flex;
      flex-direction: column;
      position: relative;
      overflow: hidden;
    }

    .portal-box::before {
      content: "";
      position: absolute;
      top: 0;
      left: 0;
      right: 0;
      height: 4px;
      background: var(--navy);
    }

    .portal-box--owner::before {
      background: var(--red);
    }

    .portal-box__eyebrow {
      font-size: 0.78rem;
      font-weight: 800;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: var(--red);
      margin-bottom: 0.75rem;
    }

    .portal-box h3 {
      font-size: 1.7rem;
      color: var(--navy);
      margin-bottom: 0.75rem;
    }

    .portal-box p {
      font-size: 0.96rem;
      line-height: 1.6;
      color: #475569;
      margin-bottom: 1.75rem;
    }

    .portal-box__btn-row {
      display: flex;
      flex-wrap: wrap;
      gap: 0.85rem;
      margin-top: auto;
    }

    /* ---------- FAQ ACCORDION SECTION ---------- */
    .faq-home-section {
      padding: clamp(4.5rem, 7vw, 7rem) 0;
      background: var(--paper);
    }

    .faq-container {
      max-width: 860px;
      margin: 0 auto;
    }

    /* ---------- LUXURY CONCIERGE BANNER ---------- */
    .concierge-banner {
      position: relative;
      background: linear-gradient(125deg, #01152f 0%, var(--navy) 50%, #082954 100%);
      color: #fff;
      padding: clamp(4rem, 6.5vw, 6.5rem) 0;
      overflow: hidden;
      isolation: isolate;
    }

    .concierge-banner::before {
      content: "";
      position: absolute;
      inset: 0;
      background: radial-gradient(circle at 90% 20%, rgba(197, 15, 60, 0.35), transparent 50%);
      z-index: -1;
    }

    .concierge-inner {
      display: flex;
      flex-wrap: wrap;
      align-items: center;
      justify-content: space-between;
      gap: 2.5rem;
    }

    .concierge-copy {
      max-width: 38rem;
    }

    .concierge-copy h2 {
      color: #fff;
      font-size: clamp(2.2rem, 3.8vw, 3.2rem);
      margin-bottom: 0.75rem;
    }

    .concierge-copy p {
      color: #d1dcec;
      font-size: 1.05rem;
      line-height: 1.65;
      margin: 0;
    }

    .concierge-contacts {
      display: flex;
      flex-direction: column;
      gap: 0.85rem;
    }

    .concierge-contact-card {
      background: rgba(255, 255, 255, 0.08);
      border: 1px solid rgba(255, 255, 255, 0.18);
      backdrop-filter: blur(8px);
      padding: 1rem 1.6rem;
      border-radius: 12px;
      display: flex;
      align-items: center;
      gap: 1.25rem;
      text-decoration: none;
      color: #fff;
      transition: background 0.2s, border-color 0.2s, transform 0.2s;
    }

    .concierge-contact-card:hover {
      background: rgba(255, 255, 255, 0.16);
      border-color: #ffd666;
      transform: translateY(-2px);
      color: #fff;
    }

    .concierge-contact-card svg {
      width: 24px;
      height: 24px;
      color: #ff8fa8;
      flex-shrink: 0;
    }

    .concierge-contact-card strong {
      display: block;
      font-size: 1.15rem;
      letter-spacing: 0.02em;
    }

    .concierge-contact-card span {
      font-size: 0.78rem;
      color: #b7c6dc;
      text-transform: uppercase;
      letter-spacing: 0.08em;
    }

    /* ---------- RESPONSIVE MEDIA QUERIES ---------- */
    @media (max-width: 1100px) {
      .search-grid-lux {
        grid-template-columns: repeat(3, 1fr);
      }
      .search-grid-lux .btn-search-lux {
        grid-column: 1 / -1;
      }
      .search-grid-lux--rent,
      .search-grid-lux--val {
        grid-template-columns: repeat(2, 1fr);
      }
      .search-grid-lux--rent .btn-search-lux,
      .search-grid-lux--val .btn-search-lux {
        grid-column: 1 / -1;
      }
      .properties-grid {
        grid-template-columns: repeat(2, 1fr);
      }
      .team-grid-lux {
        grid-template-columns: repeat(3, 1fr);
      }
      .authority-grid {
        grid-template-columns: repeat(2, 1fr);
      }
      .authority-item:nth-child(2n+1) {
        border-left: 0;
        padding-left: 0;
      }
      .featured-hero-card {
        grid-template-columns: 1fr;
      }
      .neighborhood-mosaic {
        grid-template-columns: repeat(2, 1fr);
      }
      .hood-card--tall {
        grid-row: span 1;
      }
      .heritage-grid {
        grid-template-columns: 1fr;
      }
    }

    @media (max-width: 768px) {
      .hero-lux {
        min-height: auto;
        padding: clamp(2rem, 5vw, 3.25rem) 0 clamp(2.5rem, 5vw, 3.75rem);
      }
      .hero-lux h1 {
        font-size: clamp(2.1rem, 7.5vw, 3.2rem);
        max-width: 15ch;
        margin: 0 0 0.9rem;
      }
      .hero-lux__lead {
        font-size: clamp(0.95rem, 3.6vw, 1.1rem);
        margin: 0 0 1.75rem;
      }
      .hero-badge {
        font-size: 0.74rem;
        padding: 0.35rem 0.85rem;
        margin-bottom: 1.1rem;
        text-wrap: balance;
        max-width: 92vw;
      }
      .hero-concierge-call {
        font-size: 0.85rem;
        padding: 0.55rem 1rem;
        margin-top: 1.35rem;
        max-width: 96%;
      }
      .search-suite {
        border-radius: 16px;
      }
      .search-suite__tabs {
        padding: 0.35rem 0.4rem 0;
        gap: 0.25rem;
        display: flex;
      }
      .search-tab-btn {
        flex: 1 1 0;
        min-width: 0;
        padding: 0.7rem 0.35rem;
        font-size: 0.84rem;
        justify-content: center;
        gap: 0.35rem;
        white-space: nowrap;
      }
      .search-tab-btn svg {
        width: 15px;
        height: 15px;
        flex-shrink: 0;
      }
      .tab-label-short {
        display: none;
      }
      .search-suite__panel {
        padding: 1.25rem 1.15rem 1.35rem;
      }
      /* Compact paired search grid */
      .search-grid-lux {
        grid-template-columns: 1fr 1fr;
        gap: 0.75rem;
      }
      .search-grid-lux .lux-field:nth-child(1),
      .search-grid-lux .lux-field:nth-child(6),
      .search-grid-lux .btn-search-lux {
        grid-column: 1 / -1;
      }
      .search-grid-lux--rent {
        grid-template-columns: 1fr 1fr;
        gap: 0.75rem;
      }
      .search-grid-lux--rent .lux-field:nth-child(5),
      .search-grid-lux--rent .btn-search-lux {
        grid-column: 1 / -1;
      }
      .search-grid-lux--val {
        grid-template-columns: 1fr 1fr;
        gap: 0.75rem;
      }
      .search-grid-lux--val .lux-field:nth-child(1),
      .search-grid-lux--val .lux-field:nth-child(4),
      .search-grid-lux--val .btn-search-lux {
        grid-column: 1 / -1;
      }
      .btn-search-lux {
        height: 48px;
        font-size: 0.98rem;
      }
      .search-tags {
        gap: 0.35rem 0.5rem;
        font-size: 0.8rem;
      }
      .search-tag-chip {
        padding: 0.28rem 0.65rem;
        font-size: 0.78rem;
      }
      .pillars-section,
      .featured-section,
      .neighborhoods-section,
      .team-section,
      .reviews-section,
      .portals-hub-section,
      .faq-home-section {
        padding: clamp(3rem, 6vw, 4.5rem) 0;
      }
      .pillar-card__media {
        height: 200px;
      }
      .pillar-card__body {
        padding: 1.35rem 1.25rem;
      }
      .pillar-card h3 {
        font-size: 1.35rem;
      }
      .pillar-card p {
        font-size: 0.92rem;
      }
      .showcase-toolbar {
        flex-direction: column;
        align-items: stretch;
        gap: 1rem;
        margin-bottom: 1.75rem;
      }
      .showcase-tabs {
        width: 100%;
        display: flex;
      }
      .showcase-tab {
        flex: 1;
        text-align: center;
        padding: 0.75rem 0.5rem;
        font-size: 0.88rem;
      }
      .showcase-all {
        text-align: center;
        font-size: 0.92rem;
        font-weight: 700;
      }
      .featured-hero-card {
        grid-template-columns: 1fr;
        border-radius: 14px;
        margin-bottom: 1.75rem;
      }
      .featured-hero-card__media {
        height: 240px;
        min-height: 220px;
      }
      .featured-hero-card__body {
        padding: 1.5rem 1.25rem;
      }
      .featured-hero-card__price {
        font-size: 2.2rem;
      }
      .featured-hero-card__title {
        font-size: 1.25rem;
      }
      .featured-hero-card__area {
        font-size: 0.92rem;
        margin-bottom: 1.1rem;
      }
      .featured-hero-card__specs {
        gap: 0.6rem 1.25rem;
        padding: 0.85rem 0;
        margin-bottom: 1.35rem;
        font-size: 0.88rem;
      }
      .featured-hero-card__btn {
        width: 100%;
        justify-content: center;
        padding: 0.85rem;
        font-size: 0.95rem;
      }
      .properties-grid,
      .reviews-grid,
      .portals-dual,
      .neighborhood-mosaic {
        grid-template-columns: 1fr;
        gap: 1.25rem;
      }
      .prop-card__media {
        height: 200px;
      }
      .prop-card__body {
        padding: 1.15rem 1rem;
      }
      .neighborhood-mosaic {
        grid-auto-rows: 230px;
        gap: 1rem;
      }
      .hood-card__overlay {
        padding: 1.2rem;
      }
      .hood-card h3 {
        font-size: 1.35rem;
      }
      .hood-card p {
        font-size: 0.85rem;
      }
      .heritage-lux {
        padding: clamp(3.5rem, 6vw, 5rem) 0;
      }
      .heritage-lead h2 {
        font-size: clamp(1.9rem, 6.5vw, 2.6rem);
      }
      .reasons-lux {
        grid-template-columns: 1fr;
        gap: 0.9rem;
        margin: 1.75rem 0;
      }
      .reason-box {
        padding: 1.15rem 1rem;
      }
      .heritage-visual-card {
        margin-top: 0;
        margin-bottom: 2rem;
      }
      .heritage-badge-floating {
        position: static;
        margin-top: 1rem;
        padding: 1rem 1.25rem;
        gap: 1rem;
      }
      .heritage-badge-floating .big-year {
        font-size: 2.2rem;
      }
      .heritage-badge-floating .badge-text {
        font-size: 0.8rem;
      }
      .team-grid-lux {
        grid-template-columns: repeat(2, 1fr);
        gap: 0.85rem;
      }
      .agent-card-lux__body {
        padding: 0.9rem 0.65rem 1rem;
      }
      .agent-card-lux h3 {
        font-size: 1rem;
        line-height: 1.2;
      }
      .agent-card-lux__role {
        font-size: 0.72rem;
        margin-bottom: 0.65rem;
      }
      .agent-card-lux__actions {
        display: flex;
        gap: 0.35rem;
        width: 100%;
      }
      .agent-action-btn {
        flex: 1;
        min-width: 0;
        padding: 0.45rem 0.35rem;
        font-size: 0.75rem;
        justify-content: center;
        min-height: 38px;
        white-space: nowrap;
      }
      .review-card {
        padding: 1.35rem 1.15rem;
      }
      .portal-box {
        padding: 1.5rem 1.25rem;
      }
      .portal-box h3 {
        font-size: 1.45rem;
      }
      .portal-box__btn-row {
        flex-direction: column;
        gap: 0.65rem;
      }
      .portal-box__btn-row .btn {
        width: 100%;
        justify-content: center;
      }
      .concierge-banner {
        padding: clamp(2.75rem, 6vw, 4rem) 0;
      }
      .concierge-inner {
        flex-direction: column;
        align-items: stretch;
        gap: 1.75rem;
      }
      .concierge-copy h2 {
        font-size: clamp(1.85rem, 6.5vw, 2.5rem);
      }
      .concierge-copy .btn-row {
        flex-direction: column;
        gap: 0.65rem;
        margin-top: 1.25rem;
      }
      .concierge-copy .btn-row .btn {
        width: 100%;
        justify-content: center;
      }
      .concierge-contacts {
        width: 100%;
      }
      .concierge-contact-card {
        padding: 0.9rem 1.15rem;
        gap: 0.9rem;
      }
      .authority-grid {
        grid-template-columns: 1fr;
        gap: 0.85rem;
        padding: 1rem 0;
      }
      .authority-item {
        border-left: 0;
        padding-left: 0;
        border-bottom: 1px solid #eee;
        padding-bottom: 0.75rem;
      }
      .authority-item strong {
        font-size: 0.98rem;
        font-weight: 500;
      }
      .authority-item:last-child {
        border-bottom: 0;
      }
    }
    @media (max-width: 680px) {
      .hero-concierge-full {
        display: none;
      }
      .hero-concierge-short {
        display: inline;
      }
      .hero-concierge-call {
        font-size: clamp(0.78rem, 3.2vw, 0.85rem);
        padding: 0.5rem 0.95rem;
        gap: 0.45rem;
      }
      .hero-concierge-call svg {
        width: 15px;
        height: 15px;
      }
    }
    @media (max-width: 480px) {
      .hero-concierge-call {
        font-size: clamp(0.76rem, 3.2vw, 0.82rem);
        padding: 0.46rem 0.85rem;
        max-width: 96%;
      }
      .tab-label-full {
        display: none;
      }
      .tab-label-short {
        display: inline;
      }
      .search-tab-btn {
        font-size: 0.8rem;
        padding: 0.65rem 0.2rem;
      }
      .search-grid-lux,
      .search-grid-lux--rent,
      .search-grid-lux--val {
        grid-template-columns: 1fr;
      }
      .search-grid-lux .lux-field:nth-child(n),
      .search-grid-lux--rent .lux-field:nth-child(n),
      .search-grid-lux--val .lux-field:nth-child(n) {
        grid-column: 1 / -1;
      }
      .team-grid-lux {
        grid-template-columns: repeat(2, 1fr);
        gap: 0.65rem;
      }
      .agent-card-lux__body {
        padding: 0.75rem 0.5rem 0.85rem;
      }
      .agent-card-lux h3 {
        font-size: 0.95rem;
      }
      .agent-action-btn {
        padding: 0.4rem 0.2rem;
        font-size: 0.72rem;
      }
    }
    @media (max-width: 360px) {
      .team-grid-lux {
        grid-template-columns: 1fr;
        max-width: 260px;
        margin-inline: auto;
      }
    }

/* ---------- Our Story Page & Timeline Styles (STORY-01..04) ---------- */
.story-container { max-width: 860px; margin-inline: auto; }
.story-block { margin-bottom: 2.5rem; }
.lead-text { font-size: 1.18rem; line-height: 1.7; color: var(--ink); }

.story-timeline {
  position: relative;
  margin: 2.5rem 0 1rem;
  padding-left: 2rem;
  border-left: 3px solid var(--navy-100);
}
.timeline-item {
  position: relative;
  margin-bottom: 2.25rem;
}
.timeline-item:last-child {
  margin-bottom: 0;
}
.timeline-marker {
  position: relative;
  margin-bottom: .35rem;
}
.timeline-marker::before {
  content: '';
  position: absolute;
  left: -2rem;
  top: 50%;
  transform: translate(-50%, -50%);
  width: 15px;
  height: 15px;
  border-radius: 50%;
  background: var(--white);
  border: 3px solid var(--navy-700);
}
.timeline-item--current .timeline-marker::before {
  border-color: var(--red);
  background: var(--red);
}
.timeline-year {
  display: inline-block;
  font-family: var(--font-display);
  font-size: 1.25rem;
  color: var(--navy);
  letter-spacing: .04em;
}
.timeline-item--current .timeline-year {
  color: var(--red);
}
.timeline-content p {
  margin: 0;
  color: var(--muted);
  font-size: 1.05rem;
  line-height: 1.6;
}

.archive-citation-card {
  display: flex;
  align-items: flex-start;
  gap: 1.25rem;
  background: var(--paper);
  border: 1px solid var(--line);
  border-left: 4px solid var(--navy);
  border-radius: 8px;
  padding: 1.25rem 1.5rem;
  margin-top: 1.75rem;
}
.archive-citation-icon {
  color: var(--navy);
  flex-shrink: 0;
  padding-top: 2px;
}
.archive-citation-tag {
  display: block;
  font-size: .75rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: .12em;
  color: var(--red);
  margin-bottom: .25rem;
}
.archive-citation-title {
  margin: 0;
  font-size: .98rem;
  color: var(--ink);
}

.story-columns .card--story {
  padding: 2.25rem;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
}
.story-columns .card--story h2 {
  font-size: 1.5rem;
  margin-bottom: .75rem;
}

/* Slim trust callout for Management Services (MGT-02) */
.trust-callout {
  background: var(--navy-100);
  border-radius: var(--radius);
  padding: 1.75rem 2rem;
  margin: 2.5rem 0;
  border-left: 4px solid var(--navy);
}
.trust-callout h3 {
  font-size: 1.35rem;
  margin-bottom: .5rem;
}
.trust-callout p {
  margin-bottom: .75rem;
  color: var(--ink);
}
.trust-callout .link-arrow {
  display: inline-flex;
  align-items: center;
  gap: .35rem;
  font-weight: 700;
  color: var(--navy);
  text-decoration: none;
}
.trust-callout .link-arrow:hover {
  color: var(--red);
}

/* History teaser on About page (ABOUT-03) */
.story-teaser-box {
  background: var(--navy-100);
  border-radius: var(--radius);
  padding: 2rem;
  margin-top: 2.5rem;
  border-left: 4px solid var(--navy);
}
.story-teaser-box h3 {
  font-size: 1.35rem;
  margin-bottom: .5rem;
}
.story-teaser-box p {
  margin-bottom: 1rem;
  color: var(--ink);
}