/* ============================================================
   Miranda Realty Group — Total Overhaul
   Cinematic luxury w/ Hill Country warmth & bilingual heart.
   ============================================================ */

:root{
  /* core palette — midnight + bronze + cream */
  --ink:#0B1620;
  --ink-2:#11212C;
  --ink-3:#1A2F3A;
  --ink-soft:#243945;
  --bronze:#B8884A;
  --bronze-2:#9B6F36;
  --bronze-3:#7A5728;
  --bronze-soft:#F1E6CE;
  --bronze-glow:rgba(184,136,74,.18);
  --cream:#FBF7EE;
  --cream-2:#F3ECDB;
  --cream-3:#EAE1CB;
  --sage:#C7CFB8;
  --sage-2:#A8B196;
  --paper:#FFFFFF;
  --text:#1C2127;
  --text-2:#3F464E;
  --muted:#74798A;
  --dim:#9DA2AF;
  --line:#E8DFCC;
  --line-2:#F1ECDD;
  --line-soft:#F7F2E5;
  --shadow-card:0 1px 2px rgba(11,22,32,.04),0 6px 18px -8px rgba(11,22,32,.10);
  --shadow-lift:0 18px 40px -22px rgba(11,22,32,.30),0 2px 4px rgba(11,22,32,.06);
  --shadow-pop:0 40px 80px -32px rgba(11,22,32,.45),0 4px 12px rgba(11,22,32,.08);
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --display:'Fraunces','Cormorant Garamond',Georgia,serif;
  --sans:'Inter',-apple-system,BlinkMacSystemFont,sans-serif;
  --maxw:1280px;
  --ease:cubic-bezier(.2,.65,.3,1);
  --ease-out:cubic-bezier(.16,.84,.44,1);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);color:var(--text);background:var(--cream);
  font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
button{font-family:inherit;cursor:pointer;border:none;background:none}
input,select,textarea{font-family:inherit}
::selection{background:var(--bronze);color:#fff}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 36px}
.serif{font-family:var(--serif)}
.display{font-family:var(--display);font-weight:500;letter-spacing:-.02em}
.italic{font-style:italic;color:var(--bronze-2)}
section{position:relative}

/* ---------- type system ---------- */
.eyebrow{
  font-family:var(--sans);font-size:11px;letter-spacing:.32em;text-transform:uppercase;
  color:var(--bronze-2);font-weight:600;margin-bottom:22px;display:inline-flex;align-items:center;gap:14px
}
.eyebrow::before{content:"";width:28px;height:1px;background:var(--bronze)}
.eyebrow.light{color:var(--bronze)}
.eyebrow.light::before{background:var(--bronze)}
.eyebrow.center{margin-left:auto;margin-right:auto;justify-content:center}

h1,h2,h3,h4{font-family:var(--display);font-weight:500;line-height:1.05;letter-spacing:-.022em;color:var(--ink)}
h1{font-size:clamp(48px,7vw,108px)}
h2.title{font-size:clamp(38px,5vw,68px);margin-bottom:22px}
h3{font-size:clamp(24px,2.4vw,32px)}
.lede{font-size:19px;color:var(--text-2);max-width:62ch;line-height:1.6}
.lede.lg{font-size:21px}
.center{text-align:center}
.center .lede{margin-left:auto;margin-right:auto}

/* italic-serif accent inside display headlines */
.display em, h1 em, h2 em, h3 em{
  font-family:var(--serif);font-style:italic;font-weight:500;
  color:var(--bronze-2);letter-spacing:-.005em
}

/* ---------- buttons ---------- */
.btn{
  position:relative;display:inline-flex;align-items:center;gap:10px;
  font-family:var(--sans);font-size:13px;font-weight:600;letter-spacing:.14em;
  text-transform:uppercase;padding:18px 30px;border-radius:2px;
  border:1.5px solid transparent;cursor:pointer;
  transition:all .35s var(--ease);white-space:nowrap;overflow:hidden;isolation:isolate;
}
.btn::after{
  content:"";position:absolute;inset:0;background:currentColor;opacity:0;
  transform:translateY(100%);transition:transform .35s var(--ease),opacity .35s var(--ease);z-index:-1
}
.btn:hover::after{transform:translateY(0);opacity:.08}
.btn .arr{transition:transform .3s var(--ease)}
.btn:hover .arr{transform:translateX(4px)}

.btn-bronze{background:var(--bronze);color:#fff;border-color:var(--bronze)}
.btn-bronze:hover{background:var(--bronze-2);border-color:var(--bronze-2);transform:translateY(-2px);box-shadow:0 14px 30px -10px rgba(184,136,74,.55)}
.btn-ink{background:var(--ink);color:#fff;border-color:var(--ink)}
.btn-ink:hover{background:var(--ink-2);transform:translateY(-2px);box-shadow:0 14px 30px -12px rgba(11,22,32,.5)}
.btn-out{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-out:hover{background:var(--ink);color:#fff}
.btn-out.light{color:#fff;border-color:rgba(255,255,255,.55)}
.btn-out.light:hover{background:#fff;color:var(--ink);border-color:#fff}
.btn-ghost{background:transparent;color:var(--ink);border-color:transparent;padding:14px 4px}
.btn-ghost:hover{color:var(--bronze-2)}
.btn-ghost::after{display:none}
.btn-lg{padding:22px 36px;font-size:13px}

/* ---------- announcement / utility bar ---------- */
.topbar{
  background:var(--ink);color:#dde4e9;font-size:12.5px;letter-spacing:.06em;
  position:relative;z-index:50
}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;height:42px;gap:18px}
.topbar a{color:#dde4e9;display:inline-flex;align-items:center;gap:8px;transition:color .2s}
.topbar a:hover{color:var(--bronze)}
.topbar .tb-left{display:flex;gap:26px;align-items:center}
.topbar .gold{color:var(--bronze)}
.topbar .tb-right{display:flex;gap:14px;align-items:center;color:#9aa6b1;font-size:11.5px;letter-spacing:.18em;text-transform:uppercase}
.topbar .pulse{width:7px;height:7px;border-radius:50%;background:var(--bronze);box-shadow:0 0 0 0 rgba(184,136,74,.6);animation:pulse 2.4s infinite}
@keyframes pulse{
  0%{box-shadow:0 0 0 0 rgba(184,136,74,.55)}
  70%{box-shadow:0 0 0 9px rgba(184,136,74,0)}
  100%{box-shadow:0 0 0 0 rgba(184,136,74,0)}
}
@media(max-width:880px){.topbar .tb-right{display:none}}

/* ---------- header ---------- */
.site-head{
  position:fixed;top:42px;left:0;right:0;z-index:40;
  background:transparent;
  transition:all .4s var(--ease);
}
.site-head.solid{
  background:rgba(251,247,238,.92);backdrop-filter:blur(14px) saturate(1.1);
  border-bottom:1px solid var(--line);
  box-shadow:0 1px 0 rgba(11,22,32,.04);
  top:0;
}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between;height:88px;gap:24px;transition:height .3s var(--ease)}
.site-head.solid .wrap{height:74px}

.brand{display:flex;align-items:center;gap:14px;position:relative;z-index:2}
.brand-mark{
  width:50px;height:50px;position:relative;
  background:var(--ink);border-radius:50%;
  display:flex;align-items:center;justify-content:center;
  transition:transform .4s var(--ease)
}
.brand:hover .brand-mark{transform:rotate(-8deg)}
.brand-mark svg{width:24px;height:24px}
.brand-mark::after{
  content:"";position:absolute;inset:-4px;border-radius:50%;
  border:1px solid var(--bronze);opacity:.6;
  transition:transform .4s var(--ease)
}
.brand:hover .brand-mark::after{transform:scale(1.08)}
.brand-name{display:flex;flex-direction:column;line-height:1}
.brand-name .bn{font-family:var(--display);font-size:21px;font-weight:600;color:var(--ink);letter-spacing:-.01em}
.brand-name .bs{font-size:9.5px;letter-spacing:.28em;text-transform:uppercase;color:var(--muted);margin-top:6px;font-weight:600}

.site-head:not(.solid) .brand-name .bn{color:#fff}
.site-head:not(.solid) .brand-name .bs{color:rgba(255,255,255,.7)}
.site-head:not(.solid).light-bg .brand-name .bn{color:var(--ink)}
.site-head:not(.solid).light-bg .brand-name .bs{color:var(--muted)}

.nav{display:flex;gap:30px;align-items:center}
.nav a{
  font-size:13px;font-weight:500;letter-spacing:.02em;
  color:#fff;padding:6px 0;position:relative;transition:color .25s
}
.site-head.solid .nav a{color:var(--text-2)}
.site-head:not(.solid).light-bg .nav a{color:var(--text-2)}
.nav a::after{
  content:"";position:absolute;left:0;right:0;bottom:-4px;height:1.5px;
  background:var(--bronze);transform:scaleX(0);transform-origin:left;
  transition:transform .35s var(--ease-out)
}
.nav a:hover{color:var(--bronze)}
.site-head.solid .nav a:hover,
.site-head:not(.solid).light-bg .nav a:hover{color:var(--bronze-2)}
.nav a:hover::after{transform:scaleX(1)}
.nav a.active{color:var(--bronze)}
.nav a.active::after{transform:scaleX(1)}

.head-cta{display:flex;align-items:center;gap:14px}
.head-cta .lang{
  font-size:11px;letter-spacing:.22em;text-transform:uppercase;
  color:#fff;font-weight:600;display:inline-flex;align-items:center;gap:6px;
  padding:8px 14px;border:1px solid rgba(255,255,255,.3);border-radius:100px;
  transition:all .25s;background:transparent;cursor:pointer;font-family:inherit
}
.site-head.solid .head-cta .lang,
.site-head:not(.solid).light-bg .head-cta .lang{color:var(--text-2);border-color:var(--line)}
.head-cta .lang:hover{border-color:var(--bronze);color:var(--bronze);background:rgba(184,136,74,.06)}
.head-cta .lang .dot{width:6px;height:6px;border-radius:50%;background:var(--bronze)}
.head-cta .lang .lang-cur{color:var(--bronze)}
.head-cta .lang[data-lang="es"] .lang-cur{color:var(--bronze)}
.head-cta .lang .lang-alt{opacity:.55}
.head-cta .agentlogin{
  display:inline-flex;align-items:center;padding:.5rem 1rem;
  border:1.5px solid var(--bronze);border-radius:999px;
  color:var(--bronze);font-family:var(--sans);font-size:.78rem;font-weight:600;
  letter-spacing:.04em;text-transform:uppercase;text-decoration:none;
  transition:background .2s,color .2s,transform .15s;
  white-space:nowrap;
}
.head-cta .agentlogin:hover{background:var(--bronze);color:#fff;transform:translateY(-1px)}
.legal .disclosures{margin-top:12px;font-size:.85rem;line-height:1.7;color:var(--text-2)}
.legal .disclosures a{color:var(--bronze);text-decoration:none;border-bottom:1px solid rgba(184,136,74,.35);padding-bottom:1px}
.legal .disclosures a:hover{border-bottom-color:var(--bronze)}
.legal .disclosures .sep{margin:0 .55rem;opacity:.5}
.site-head:not(.solid):not(.light-bg) .head-cta .agentlogin{color:#fff;border-color:rgba(255,255,255,.65)}
.site-head:not(.solid):not(.light-bg) .head-cta .agentlogin:hover{background:#fff;color:var(--ink)}

.navtoggle{display:none;width:36px;height:36px;flex-direction:column;gap:5px;justify-content:center;align-items:center;cursor:pointer}
.navtoggle span{width:22px;height:1.5px;background:#fff;transition:.3s}
.site-head.solid .navtoggle span,
.site-head:not(.solid).light-bg .navtoggle span{background:var(--ink)}
.navtoggle.open span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.navtoggle.open span:nth-child(2){opacity:0}
.navtoggle.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

@media(max-width:1100px){
  .nav{
    position:fixed;inset:0 0 0 auto;width:min(420px,92vw);background:var(--ink);
    flex-direction:column;justify-content:flex-start;padding:120px 40px 40px;gap:0;
    transform:translateX(100%);transition:transform .45s var(--ease);align-items:flex-start
  }
  .nav.open{transform:translateX(0)}
  .nav a{font-family:var(--display);font-size:28px;color:#fff;padding:14px 0;width:100%;border-bottom:1px solid rgba(255,255,255,.08)}
  .site-head.solid .nav a,
  .site-head:not(.solid).light-bg .nav a{color:#fff}
  .navtoggle{display:flex}
  .head-cta .lang{display:none}
  .head-cta .agentlogin{padding:.4rem .75rem;font-size:.72rem}
}

/* ---------- HERO — cinematic full-bleed ---------- */
.hero{
  position:relative;min-height:100vh;display:flex;align-items:flex-end;
  padding:160px 0 90px;color:#fff;overflow:hidden;isolation:isolate;
}
.hero-bg{
  position:absolute;inset:-10% 0 0 0;z-index:-2;
  background-image:url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?w=2400&q=85&auto=format&fit=crop');
  background-size:cover;background-position:center;
  transform:translate3d(0,0,0);will-change:transform;
}
.hero::before{
  content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,
    rgba(11,22,32,.55) 0%,
    rgba(11,22,32,.35) 35%,
    rgba(11,22,32,.65) 70%,
    rgba(11,22,32,.92) 100%);
}
.hero .wrap{display:grid;grid-template-columns:1.4fr .8fr;gap:60px;align-items:end;position:relative;z-index:1}
.hero-copy h1{
  color:#fff;font-weight:300;
  font-size:clamp(48px,7.4vw,116px);
  line-height:.98;letter-spacing:-.025em
}
.hero-copy h1 em{color:var(--bronze);font-weight:500}
.hero-tag{
  display:inline-flex;align-items:center;gap:14px;
  font-family:var(--sans);font-size:12px;letter-spacing:.36em;text-transform:uppercase;
  color:var(--bronze);font-weight:600;margin-bottom:36px;opacity:.92
}
.hero-tag .line{width:48px;height:1px;background:var(--bronze)}
.hero-tag .dot{width:5px;height:5px;border-radius:50%;background:var(--bronze)}
.hero-lede{
  font-family:var(--serif);font-style:italic;font-size:24px;color:#e9dfc7;
  margin-top:30px;max-width:48ch;line-height:1.45;font-weight:500
}
.hero-cta{display:flex;gap:16px;margin-top:44px;flex-wrap:wrap}
.hero-meta{
  display:flex;gap:48px;margin-top:64px;padding-top:32px;
  border-top:1px solid rgba(255,255,255,.15);flex-wrap:wrap
}
.hero-meta .m{display:flex;flex-direction:column;gap:6px}
.hero-meta .m .mn{font-family:var(--display);font-size:42px;font-weight:500;color:#fff;line-height:1;letter-spacing:-.02em}
.hero-meta .m .mn em{color:var(--bronze);font-family:var(--serif);font-weight:500}
.hero-meta .m .ml{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#a8b2bd}

/* hero side card — appointment / contact */
.hero-card{
  background:rgba(251,247,238,.97);backdrop-filter:blur(12px);
  border:1px solid rgba(255,255,255,.18);
  border-radius:4px;padding:40px 36px;color:var(--ink);
  box-shadow:0 40px 80px -32px rgba(0,0,0,.55);
  position:relative;
}
.hero-card::before{
  content:"";position:absolute;top:0;left:24px;right:24px;height:1px;
  background:var(--bronze);transform:scaleX(0);transform-origin:left;
  animation:underlineIn 1.2s var(--ease-out) .8s forwards
}
@keyframes underlineIn{to{transform:scaleX(1)}}
.hero-card .eyebrow{margin-bottom:14px}
.hero-card h3{font-size:30px;color:var(--ink);margin-bottom:8px;font-weight:500}
.hero-card p.sub{color:var(--text-2);font-size:14.5px;margin-bottom:24px}
.hero-card .mini-form{display:grid;gap:14px}
.hero-card label{
  display:block;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;
  color:var(--muted);font-weight:600;margin-bottom:6px
}
.hero-card input, .hero-card select{
  width:100%;background:transparent;border:none;border-bottom:1px solid var(--line);
  padding:8px 0 12px;font-size:15px;color:var(--ink);outline:none;
  transition:border-color .25s
}
.hero-card input:focus, .hero-card select:focus{border-color:var(--bronze)}
.hero-card .btn{margin-top:8px;width:100%;justify-content:center}
.hero-card .or{
  text-align:center;font-size:12px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--muted);margin:18px 0 12px;position:relative
}
.hero-card .or::before, .hero-card .or::after{
  content:"";position:absolute;top:50%;width:30%;height:1px;background:var(--line)
}
.hero-card .or::before{left:0}.hero-card .or::after{right:0}
.hero-card .call-direct{
  display:flex;align-items:center;justify-content:center;gap:10px;
  font-family:var(--display);font-size:22px;color:var(--ink);font-weight:500;
  transition:color .2s
}
.hero-card .call-direct:hover{color:var(--bronze-2)}
.hero-card .call-direct .ph{
  width:36px;height:36px;border-radius:50%;background:var(--bronze-soft);
  display:flex;align-items:center;justify-content:center;color:var(--bronze-2);font-size:14px
}

/* hero scroll cue */
.scroll-cue{
  position:absolute;bottom:32px;left:50%;transform:translateX(-50%);
  font-size:10px;letter-spacing:.4em;text-transform:uppercase;color:rgba(255,255,255,.7);
  display:flex;flex-direction:column;align-items:center;gap:14px;z-index:1
}
.scroll-cue .ln{width:1px;height:44px;background:linear-gradient(180deg,var(--bronze),transparent);animation:drop 2.2s var(--ease) infinite}
@keyframes drop{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}50.01%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

@media(max-width:1100px){
  .hero{min-height:auto;padding:140px 0 70px}
  .hero .wrap{grid-template-columns:1fr;gap:50px}
  .hero-card{max-width:480px}
}
@media(max-width:640px){
  .hero-card{padding:30px 24px}
  .hero-meta{gap:30px;margin-top:46px}
  .hero-meta .m .mn{font-size:32px}
}

/* ---------- marquee press / credentials strip ---------- */
.creds-strip{
  background:var(--ink);color:#cbd2da;padding:38px 0;overflow:hidden;position:relative
}
.creds-strip::before, .creds-strip::after{
  content:"";position:absolute;top:0;bottom:0;width:120px;z-index:2;pointer-events:none
}
.creds-strip::before{left:0;background:linear-gradient(90deg,var(--ink),transparent)}
.creds-strip::after{right:0;background:linear-gradient(-90deg,var(--ink),transparent)}
.marquee{display:flex;width:max-content;animation:marquee 38s linear infinite;gap:64px}
.marquee:hover{animation-play-state:paused}
.marquee .m-item{
  display:inline-flex;align-items:center;gap:14px;white-space:nowrap;
  font-family:var(--display);font-size:22px;font-weight:500;color:#cbd2da;letter-spacing:-.005em
}
.marquee .m-item .dot{width:6px;height:6px;border-radius:50%;background:var(--bronze)}
.marquee .m-item em{font-family:var(--serif);font-style:italic;color:var(--bronze);font-weight:500}
@keyframes marquee{from{transform:translateX(0)}to{transform:translateX(-50%)}}

/* ---------- section base ---------- */
.sec{padding:130px 0;position:relative}
.sec.tight{padding:90px 0}
.sec.cream{background:var(--cream-2)}
.sec.ink{background:var(--ink);color:#e5ebf0}
.sec.ink h2.title, .sec.ink h3{color:#fff}
.sec.ink .lede{color:#b6bdc6}
.sec.paper{background:var(--paper)}
.sec-head{max-width:780px;margin-bottom:64px}
.sec-head.center{margin-left:auto;margin-right:auto;text-align:center}
.split-head{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:60px;flex-wrap:wrap}
.split-head .sh-l{max-width:620px}
.split-head .sh-r{max-width:340px;color:var(--text-2);font-size:16px}

/* ---------- meet section — dual portrait ---------- */
.meet .wrap{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.meet-portraits{position:relative;height:640px}
.meet-portraits .ph{
  position:absolute;border-radius:3px;overflow:hidden;
  box-shadow:0 30px 60px -28px rgba(11,22,32,.5);
  transition:transform .6s var(--ease-out)
}
.meet-portraits .ph img{width:100%;height:100%;object-fit:cover;object-position:center top;transition:transform .9s var(--ease)}
.meet-portraits .ph:hover img{transform:scale(1.06)}
.meet-portraits .ph-1{
  top:0;left:0;width:48%;height:74%;z-index:2;
}
.meet-portraits .ph-2{
  bottom:0;right:0;width:48%;height:74%;z-index:1;
}
.meet-portraits .ph .tag{
  position:absolute;left:18px;bottom:18px;
  background:rgba(11,22,32,.88);backdrop-filter:blur(8px);
  color:#fff;padding:14px 20px;border-radius:2px;
  border-left:2px solid var(--bronze);
}
.meet-portraits .ph .tag .n{font-family:var(--display);font-size:19px;font-weight:500;letter-spacing:-.01em}
.meet-portraits .ph .tag .r{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);margin-top:4px;font-weight:600}
.meet-portraits::before{
  content:"";position:absolute;top:8%;left:50%;width:1px;height:84%;
  background:var(--bronze);opacity:.35;z-index:0
}

.meet-copy h2{margin-bottom:24px}
.meet-copy p{font-size:17px;color:var(--text-2);margin-bottom:18px;line-height:1.7}
.meet-copy .creds{
  display:grid;grid-template-columns:1fr 1fr;gap:18px;
  margin:32px 0 36px;padding-top:30px;border-top:1px solid var(--line)
}
.meet-copy .creds .cr{display:flex;gap:14px;align-items:flex-start}
.meet-copy .creds .ci{
  width:36px;height:36px;border-radius:50%;background:var(--bronze-soft);
  color:var(--bronze-2);display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-style:italic;font-size:18px;font-weight:600;flex:none
}
.meet-copy .creds .cn{font-family:var(--display);font-size:17px;color:var(--ink);font-weight:500;letter-spacing:-.01em}
.meet-copy .creds .cl{font-size:13px;color:var(--muted);margin-top:2px}
.meet-copy .meet-cta{display:flex;gap:14px;flex-wrap:wrap}

@media(max-width:1000px){
  .meet .wrap{grid-template-columns:1fr;gap:60px}
  .meet-portraits{max-width:520px;margin:0 auto;height:520px;width:100%}
  .meet-copy .creds{grid-template-columns:1fr}
}
@media(max-width:640px){
  .meet-portraits{height:auto;display:flex;flex-direction:column;gap:14px}
  .meet-portraits::before{display:none}
  .meet-portraits .ph{position:relative !important;width:100% !important;height:auto !important;top:auto;left:auto;right:auto;bottom:auto;aspect-ratio:4/5}
  .meet-portraits .ph img{height:100%}
}

/* ---------- markets — interactive selector ---------- */
.markets{background:var(--ink);color:#e5ebf0;overflow:hidden}
.markets h2.title{color:#fff}
.markets .wrap{position:relative}
.market-switch{
  display:flex;gap:0;border-bottom:1px solid rgba(255,255,255,.12);
  margin-bottom:60px;overflow-x:auto;scrollbar-width:none
}
.market-switch::-webkit-scrollbar{display:none}
.market-switch button{
  padding:22px 36px 22px 0;margin-right:36px;background:transparent;color:#9aa6b1;
  font-family:var(--display);font-size:22px;font-weight:500;letter-spacing:-.01em;
  border-bottom:2px solid transparent;cursor:pointer;transition:all .3s var(--ease);
  position:relative;white-space:nowrap
}
.market-switch button .idx{font-family:var(--serif);font-style:italic;font-size:12px;color:var(--bronze);margin-right:10px;font-weight:600;vertical-align:5px}
.market-switch button:hover{color:#fff}
.market-switch button.active{color:#fff;border-bottom-color:var(--bronze)}

.market-panel{display:grid;grid-template-columns:1.2fr 1fr;gap:80px;align-items:center;min-height:480px}
.market-panel.hide{display:none}
.market-image{
  position:relative;border-radius:3px;overflow:hidden;
  box-shadow:0 40px 80px -32px rgba(0,0,0,.6);height:520px
}
.market-image img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.market-image::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,transparent 50%,rgba(11,22,32,.6))}
.market-image .stamp{
  position:absolute;left:24px;bottom:24px;color:#fff;font-family:var(--display);
  font-size:46px;font-weight:300;letter-spacing:-.02em;line-height:.95
}
.market-image .stamp em{font-family:var(--serif);font-style:italic;color:var(--bronze);font-weight:500}
.market-info h3{color:#fff;font-size:42px;margin-bottom:14px}
.market-info .sub{
  font-family:var(--serif);font-style:italic;font-size:19px;color:var(--bronze);margin-bottom:24px
}
.market-info p{color:#b6bdc6;font-size:16px;line-height:1.7;margin-bottom:28px;max-width:48ch}
.market-stats{
  display:grid;grid-template-columns:repeat(3,1fr);gap:22px;
  padding-top:26px;border-top:1px solid rgba(255,255,255,.12)
}
.market-stats .s .sn{font-family:var(--display);font-size:34px;color:#fff;font-weight:500;line-height:1;letter-spacing:-.02em}
.market-stats .s .sn em{font-family:var(--serif);font-style:italic;color:var(--bronze)}
.market-stats .s .sl{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:#9aa6b1;margin-top:8px}

@media(max-width:980px){
  .market-panel{grid-template-columns:1fr;gap:50px}
  .market-image{height:380px}
}

/* ---------- process / how we work — 3D tilt cards ---------- */
.process .wrap{position:relative}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;perspective:1400px}
.pcard{
  background:var(--paper);border:1px solid var(--line);border-radius:3px;
  padding:42px 36px 36px;position:relative;cursor:default;
  transition:transform .6s var(--ease),box-shadow .4s var(--ease);
  transform-style:preserve-3d;will-change:transform
}
.pcard:hover{box-shadow:var(--shadow-pop)}
.pcard .pn{
  font-family:var(--serif);font-style:italic;font-size:14px;color:var(--bronze-2);
  font-weight:600;letter-spacing:.06em;display:flex;align-items:center;gap:10px;margin-bottom:24px
}
.pcard .pn .ln{width:32px;height:1px;background:var(--bronze)}
.pcard h3{font-size:30px;margin-bottom:14px;font-weight:500}
.pcard p{color:var(--text-2);font-size:15.5px;line-height:1.7;margin-bottom:24px}
.pcard .pl{
  font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze-2);
  font-weight:600;display:inline-flex;align-items:center;gap:10px;
  transition:gap .25s
}
.pcard:hover .pl{gap:16px}
.pcard .pi{
  position:absolute;top:36px;right:36px;font-family:var(--display);
  font-size:80px;color:var(--cream-2);font-weight:500;line-height:1;z-index:0;
  transition:color .4s
}
.pcard:hover .pi{color:var(--bronze-soft)}
.pcard > *{position:relative;z-index:1}
@media(max-width:980px){.pgrid{grid-template-columns:1fr}}

/* ---------- listings — featured properties ---------- */
.listings .lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.listing{
  background:var(--paper);border-radius:3px;overflow:hidden;
  border:1px solid var(--line);transition:transform .35s var(--ease),box-shadow .35s var(--ease);
  cursor:pointer;position:relative
}
.listing:hover{transform:translateY(-6px);box-shadow:var(--shadow-pop)}
.listing-img{aspect-ratio:4/3;overflow:hidden;position:relative;background:var(--cream-3)}
.listing-img img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.listing:hover .listing-img img{transform:scale(1.07)}
.listing-img .tag{
  position:absolute;top:16px;left:16px;background:rgba(11,22,32,.85);backdrop-filter:blur(6px);
  color:#fff;padding:7px 13px;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;
  font-weight:600;border-radius:2px
}
.listing-img .tag.bronze{background:var(--bronze)}
.listing-img .heart{
  position:absolute;top:16px;right:16px;width:38px;height:38px;border-radius:50%;
  background:rgba(255,255,255,.92);display:flex;align-items:center;justify-content:center;
  color:var(--ink);font-size:16px;transition:.25s
}
.listing-img .heart:hover{background:#fff;color:var(--bronze);transform:scale(1.08)}
.listing-body{padding:24px 26px 28px}
.listing-price{font-family:var(--display);font-size:30px;color:var(--ink);font-weight:500;letter-spacing:-.02em;margin-bottom:6px}
.listing-addr{font-size:14.5px;color:var(--text-2);line-height:1.5}
.listing-city{font-size:12px;color:var(--muted);letter-spacing:.04em;margin-top:2px}
.listing-meta{
  display:flex;gap:18px;margin-top:18px;padding-top:18px;
  border-top:1px solid var(--line-2);font-size:13px;color:var(--text-2)
}
.listing-meta .lm{display:flex;align-items:center;gap:7px}
.listing-meta .lm b{font-family:var(--display);font-size:18px;color:var(--ink);font-weight:500}
@media(max-width:980px){.listings .lgrid{grid-template-columns:1fr}}

/* ---------- live MLS feed — embedded iframe ---------- */
.live-mls{background:var(--paper)}
.mls-frame{
  background:var(--ink);border-radius:5px;overflow:hidden;
  box-shadow:var(--shadow-pop);position:relative;
}
.mls-frame-bar{
  height:44px;display:flex;align-items:center;gap:10px;padding:0 18px;
  background:linear-gradient(180deg,#0a1219,#080F16);
  border-bottom:1px solid rgba(255,255,255,.06)
}
.mls-frame-bar .b{width:11px;height:11px;border-radius:50%;background:rgba(255,255,255,.18)}
.mls-frame-bar .b:nth-child(1){background:#ff5f57}
.mls-frame-bar .b:nth-child(2){background:#febc2e}
.mls-frame-bar .b:nth-child(3){background:#28c840}
.mls-url{
  margin-left:14px;font-size:12px;color:#9aa6b1;letter-spacing:.04em;
  background:rgba(255,255,255,.04);padding:5px 14px;border-radius:100px;
  display:inline-flex;align-items:center;gap:10px;flex:1;max-width:560px
}
.mls-url b{color:#fff;font-weight:600}
.mls-url .live-dot{
  width:7px;height:7px;border-radius:50%;background:#3ecf6f;
  box-shadow:0 0 0 0 rgba(62,207,111,.6);animation:pulse-live 2.2s infinite
}
@keyframes pulse-live{
  0%{box-shadow:0 0 0 0 rgba(62,207,111,.55)}
  70%{box-shadow:0 0 0 8px rgba(62,207,111,0)}
  100%{box-shadow:0 0 0 0 rgba(62,207,111,0)}
}
.mls-popout{
  margin-left:auto;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;
  color:var(--bronze);font-weight:600;padding:6px 12px;border:1px solid rgba(184,136,74,.4);
  border-radius:100px;transition:.2s
}
.mls-popout:hover{background:var(--bronze);color:#fff;border-color:var(--bronze)}
.mls-frame iframe{
  width:100%;height:720px;border:none;display:block;background:var(--cream)
}
.mls-callout{
  margin-top:36px;background:var(--cream-2);border:1px solid var(--line);
  border-radius:4px;padding:28px 32px;display:flex;gap:30px;align-items:center;
  justify-content:space-between;flex-wrap:wrap
}
.mls-callout > div{flex:1;min-width:280px;font-size:15px;color:var(--text-2);line-height:1.55}
.mls-callout b{color:var(--ink);font-family:var(--display);font-size:18px;font-weight:500;letter-spacing:-.005em}
@media(max-width:760px){
  .mls-frame iframe{height:560px}
  .mls-url{font-size:11px}
  .mls-popout{display:none}
}

/* ---------- mortgage calc — interactive ---------- */
.calc{background:var(--cream-2)}
.calc .wrap{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.calc-copy h2{margin-bottom:20px}
.calc-copy .lede{margin-bottom:32px}
.calc-copy .note{
  background:var(--paper);border-left:2px solid var(--bronze);padding:22px 26px;
  border-radius:0 3px 3px 0;font-family:var(--serif);font-style:italic;font-size:18px;
  color:var(--ink);line-height:1.5
}
.calc-copy .note .who{
  display:block;font-family:var(--sans);font-style:normal;font-size:11px;
  letter-spacing:.22em;text-transform:uppercase;color:var(--bronze-2);
  margin-top:14px;font-weight:600
}
.calc-card{
  background:var(--paper);border-radius:4px;padding:42px 44px;
  box-shadow:var(--shadow-lift);border:1px solid var(--line)
}
.calc-card .ct{font-family:var(--display);font-size:24px;color:var(--ink);margin-bottom:8px;font-weight:500}
.calc-card .csub{font-size:14px;color:var(--muted);margin-bottom:34px}
.calc-field{margin-bottom:26px}
.calc-field .row{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:12px}
.calc-field label{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--text-2);font-weight:600}
.calc-field .val{
  font-family:var(--display);font-size:24px;color:var(--ink);font-weight:500;
  letter-spacing:-.01em
}
.calc-field input[type="range"]{
  -webkit-appearance:none;width:100%;height:3px;background:var(--cream-3);border-radius:100px;outline:none
}
.calc-field input[type="range"]::-webkit-slider-thumb{
  -webkit-appearance:none;width:22px;height:22px;border-radius:50%;
  background:var(--bronze);cursor:pointer;border:3px solid #fff;
  box-shadow:0 2px 8px rgba(184,136,74,.5);transition:transform .2s
}
.calc-field input[type="range"]::-webkit-slider-thumb:hover{transform:scale(1.15)}
.calc-field input[type="range"]::-moz-range-thumb{
  width:22px;height:22px;border-radius:50%;background:var(--bronze);
  cursor:pointer;border:3px solid #fff;box-shadow:0 2px 8px rgba(184,136,74,.5)
}
.calc-output{
  margin-top:34px;padding-top:32px;border-top:1px solid var(--line);
  display:flex;justify-content:space-between;align-items:flex-end;gap:20px
}
.calc-output .ol{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:600}
.calc-output .ov{
  font-family:var(--display);font-size:54px;color:var(--bronze-2);font-weight:500;
  line-height:1;letter-spacing:-.02em
}
.calc-output .od{font-size:13px;color:var(--text-2);margin-top:4px}
.calc-card .calc-cta{
  margin-top:30px;display:flex;gap:12px;align-items:center;flex-wrap:wrap;
  padding-top:28px;border-top:1px solid var(--line-2)
}
.calc-card .calc-cta .nudge{font-size:13.5px;color:var(--text-2);flex:1;min-width:200px}
.calc-card .calc-cta .nudge b{color:var(--ink);font-weight:600}
@media(max-width:980px){.calc .wrap{grid-template-columns:1fr;gap:50px}.calc-card{padding:32px 28px}}

/* ---------- testimonials — quote display ---------- */
.tstm{background:var(--ink);color:#dde4e9;overflow:hidden;position:relative}
.tstm::before{
  content:"\201C";position:absolute;top:30px;right:5%;font-family:var(--serif);
  font-size:480px;color:rgba(184,136,74,.07);line-height:1;font-weight:600;pointer-events:none
}
.tstm h2.title{color:#fff}
.tstm .lede{color:#b6bdc6}
.tstm-track{position:relative;min-height:280px}
.tstm-slide{
  position:absolute;inset:0;opacity:0;transform:translateY(20px);
  transition:opacity .6s var(--ease),transform .6s var(--ease);pointer-events:none
}
.tstm-slide.active{opacity:1;transform:none;pointer-events:auto;position:relative}
.tstm-q{
  font-family:var(--serif);font-style:italic;font-size:clamp(26px,3.2vw,42px);
  line-height:1.35;color:#fff;max-width:920px;margin-bottom:32px;font-weight:500
}
.tstm-meta{display:flex;align-items:center;gap:18px}
.tstm-meta .av{
  width:54px;height:54px;border-radius:50%;background:var(--bronze);
  display:flex;align-items:center;justify-content:center;color:#fff;
  font-family:var(--display);font-size:20px;font-weight:600
}
.tstm-meta .n{font-family:var(--display);font-size:20px;color:#fff;font-weight:500;letter-spacing:-.01em}
.tstm-meta .l{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);margin-top:4px;font-weight:600}
.tstm-nav{
  display:flex;justify-content:space-between;align-items:center;
  margin-top:48px;padding-top:32px;border-top:1px solid rgba(255,255,255,.12);
  flex-wrap:wrap;gap:20px
}
.tstm-dots{display:flex;gap:10px}
.tstm-dots button{
  width:36px;height:2px;background:rgba(255,255,255,.18);border:none;cursor:pointer;
  transition:background .25s
}
.tstm-dots button.active{background:var(--bronze)}
.tstm-arrows{display:flex;gap:10px}
.tstm-arrows button{
  width:48px;height:48px;border-radius:50%;border:1px solid rgba(255,255,255,.18);
  background:transparent;color:#fff;cursor:pointer;transition:all .25s;
  display:flex;align-items:center;justify-content:center;font-size:16px
}
.tstm-arrows button:hover{background:var(--bronze);border-color:var(--bronze)}

/* ---------- search teaser ---------- */
.search-teaser{background:var(--cream-2);position:relative;overflow:hidden}
.search-teaser .wrap{display:grid;grid-template-columns:1.05fr 1fr;gap:80px;align-items:center}
.search-teaser h2{margin-bottom:24px}
.search-teaser .feats{list-style:none;margin-top:30px}
.search-teaser .feats li{
  display:flex;gap:14px;padding:18px 0;border-bottom:1px solid var(--line);
  font-size:16px;color:var(--text-2);align-items:flex-start
}
.search-teaser .feats li:last-child{border-bottom:none}
.search-teaser .feats .fi{
  width:34px;height:34px;border-radius:50%;background:var(--bronze-soft);
  color:var(--bronze-2);display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-style:italic;font-weight:600;font-size:15px;flex:none
}
.search-teaser .feats .fn{display:block;font-family:var(--display);font-size:18px;color:var(--ink);font-weight:500;margin-bottom:2px}
.search-mock{
  background:var(--paper);border-radius:4px;padding:0;box-shadow:var(--shadow-pop);
  border:1px solid var(--line);overflow:hidden;position:relative;
  transform:perspective(1400px) rotateY(-4deg) rotateX(2deg);
  transition:transform .6s var(--ease)
}
.search-mock:hover{transform:perspective(1400px) rotateY(-2deg) rotateX(1deg)}
.search-mock .bar{
  height:38px;background:var(--ink);display:flex;align-items:center;gap:8px;padding:0 16px
}
.search-mock .bar .b{width:11px;height:11px;border-radius:50%;background:rgba(255,255,255,.18)}
.search-mock .bar .url{
  margin-left:14px;font-size:11px;color:#9aa6b1;background:rgba(255,255,255,.06);
  padding:5px 12px;border-radius:100px
}
.search-mock-body{padding:28px}
.search-mock-body .sf{
  display:flex;gap:0;border:1px solid var(--line);border-radius:100px;
  overflow:hidden;background:var(--paper);margin-bottom:22px
}
.search-mock-body .sf input{
  flex:1;border:none;padding:14px 22px;font-size:14px;outline:none;background:transparent
}
.search-mock-body .sf button{background:var(--ink);color:#fff;padding:0 22px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:600}
.search-mock-body .filters{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:22px}
.search-mock-body .filters .f{
  padding:7px 14px;border:1px solid var(--line);border-radius:100px;font-size:12px;
  color:var(--text-2);background:var(--paper)
}
.search-mock-body .filters .f.active{background:var(--ink);color:#fff;border-color:var(--ink)}
.search-mock-body .results{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.search-mock-body .r{background:var(--cream-2);border-radius:3px;overflow:hidden}
.search-mock-body .r .rim{aspect-ratio:4/3;background:var(--cream-3);position:relative;overflow:hidden}
.search-mock-body .r .rim img{width:100%;height:100%;object-fit:cover}
.search-mock-body .r .rb{padding:12px 14px}
.search-mock-body .r .rp{font-family:var(--display);font-size:16px;color:var(--ink);font-weight:600}
.search-mock-body .r .ra{font-size:11px;color:var(--muted);margin-top:2px}
@media(max-width:980px){
  .search-teaser .wrap{grid-template-columns:1fr;gap:50px}
  .search-mock{transform:none}.search-mock:hover{transform:none}
}

/* ---------- CTA band — closing ---------- */
.ctaband{
  background:var(--ink);color:#fff;text-align:center;overflow:hidden;position:relative
}
.ctaband::before{
  content:"";position:absolute;inset:0;
  background:radial-gradient(ellipse at center,rgba(184,136,74,.18),transparent 60%);
  pointer-events:none
}
.ctaband .wrap{padding:120px 36px;position:relative;z-index:1}
.ctaband .eyebrow{color:var(--bronze)}
.ctaband .eyebrow::before{background:var(--bronze)}
.ctaband h2{color:#fff;font-size:clamp(40px,5.2vw,80px);max-width:18ch;margin:0 auto 24px;font-weight:300}
.ctaband h2 em{color:var(--bronze);font-weight:500}
.ctaband p{color:#b6bdc6;max-width:58ch;margin:0 auto 40px;font-size:19px;font-family:var(--serif);font-style:italic}
.ctaband .cta-row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ---------- floating help bubble ---------- */
.floater{
  position:fixed;bottom:28px;right:28px;z-index:60;
  display:flex;align-items:center;gap:12px;background:var(--ink);color:#fff;
  padding:14px 22px 14px 14px;border-radius:100px;box-shadow:var(--shadow-pop);
  cursor:pointer;transition:transform .3s var(--ease),box-shadow .3s var(--ease);
  opacity:0;transform:translateY(20px);pointer-events:none;
  border:1px solid rgba(255,255,255,.08)
}
.floater.show{opacity:1;transform:translateY(0);pointer-events:auto}
.floater:hover{transform:translateY(-4px);box-shadow:0 30px 60px -20px rgba(0,0,0,.55)}
.floater .av{
  width:38px;height:38px;border-radius:50%;background:var(--bronze);
  display:flex;align-items:center;justify-content:center;
  font-family:var(--display);font-size:16px;font-weight:600;color:#fff
}
.floater .ft{font-size:13px;font-weight:600;letter-spacing:.04em}
.floater .ft .ph{font-size:11px;color:var(--bronze);letter-spacing:.16em;text-transform:uppercase;display:block;margin-top:2px;font-weight:600}
@media(max-width:560px){.floater .ft{display:none}.floater{padding:14px}}

/* ---------- footer ---------- */
.foot{background:#080F16;color:#9da6b0;padding:90px 0 40px;position:relative;overflow:hidden}
.foot::before{
  content:"";position:absolute;top:0;left:0;right:0;height:1px;
  background:linear-gradient(90deg,transparent,var(--bronze),transparent)
}
.foot .top{display:grid;grid-template-columns:1.6fr .8fr .8fr 1fr;gap:50px;padding-bottom:60px;border-bottom:1px solid rgba(255,255,255,.06)}
.foot .brand-blk .brand{margin-bottom:22px}
.foot .brand-blk .brand .brand-mark{background:var(--bronze)}
.foot .brand-blk .brand-name .bn{color:#fff}
.foot .brand-blk .brand-name .bs{color:#7a8390}
.foot .brand-blk p{font-size:14.5px;line-height:1.7;max-width:38ch;color:#9da6b0;margin-bottom:24px}
.foot h4{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--bronze);margin-bottom:22px;font-weight:600}
.foot ul{list-style:none;display:grid;gap:12px}
.foot ul a{font-size:14px;color:#9da6b0;transition:color .2s}
.foot ul a:hover{color:#fff}
.foot .social{display:flex;gap:10px;margin-top:8px}
.foot .social a{
  width:40px;height:40px;border:1px solid rgba(255,255,255,.12);border-radius:50%;
  display:flex;align-items:center;justify-content:center;color:#cdd3e0;font-size:13px;
  transition:.2s
}
.foot .social a:hover{background:var(--bronze);border-color:var(--bronze);color:#fff;transform:translateY(-2px)}
.foot .legal{padding-top:28px;font-size:12px;color:#5a6470;line-height:1.7}
.foot .legal .copy{margin-top:14px;display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;color:#7a8390}
.foot .legal .copy a{color:#9da6b0}
@media(max-width:960px){.foot .top{grid-template-columns:1fr 1fr;gap:36px}}
@media(max-width:600px){.foot .top{grid-template-columns:1fr}}

/* ---------- inner page hero ---------- */
.page-hero{
  background:var(--ink);color:#fff;padding:200px 0 100px;text-align:center;position:relative;overflow:hidden
}
.page-hero::before{
  content:"";position:absolute;inset:0;
  background:url('https://images.unsplash.com/photo-1568605114967-8130f3a36994?w=2000&q=80&auto=format&fit=crop') center/cover;
  opacity:.22
}
.page-hero::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(11,22,32,.5),rgba(11,22,32,.95))
}
.page-hero > *{position:relative;z-index:1}
.page-hero .eyebrow{color:var(--bronze);justify-content:center}
.page-hero h1{color:#fff;font-size:clamp(46px,6.5vw,90px);font-weight:300;letter-spacing:-.02em}
.page-hero h1 em{color:var(--bronze);font-weight:500}
.page-hero p{color:#b6bdc6;max-width:64ch;margin:24px auto 0;font-size:19px;font-family:var(--serif);font-style:italic}

/* prose blocks */
.prose{max-width:780px;margin:0 auto}
.prose p{margin-bottom:20px;color:var(--text-2);font-size:17.5px;line-height:1.78}
.prose h2{font-size:36px;margin:42px 0 16px;color:var(--ink)}
.prose h3{font-size:24px;margin:32px 0 12px;color:var(--ink)}
.prose blockquote{
  font-family:var(--serif);font-style:italic;font-size:24px;color:var(--ink);
  border-left:2px solid var(--bronze);padding:8px 0 8px 28px;margin:32px 0;line-height:1.5
}
.prose a{color:var(--bronze-2);border-bottom:1px solid var(--bronze);padding-bottom:1px}

/* ---------- about page — agent profile ---------- */
.agent-block{display:grid;grid-template-columns:.85fr 1.15fr;gap:80px;align-items:center;margin-bottom:130px}
.agent-block.reverse{grid-template-columns:1.15fr .85fr}
.agent-block.reverse .agent-photo{order:2}
.agent-photo{
  position:relative;border-radius:3px;overflow:hidden;
  box-shadow:var(--shadow-pop)
}
.agent-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.agent-photo::after{
  content:"";position:absolute;inset:14px -14px -14px 14px;border:1px solid var(--bronze);
  border-radius:3px;z-index:-1
}
.agent-block.reverse .agent-photo::after{inset:14px 14px -14px -14px}
.agent-name{font-family:var(--display);font-size:54px;font-weight:500;letter-spacing:-.025em;color:var(--ink);margin-bottom:8px;line-height:1}
.agent-role{font-family:var(--serif);font-style:italic;font-size:20px;color:var(--bronze-2);margin-bottom:24px;font-weight:500}
.agent-bio p{font-size:17px;color:var(--text-2);margin-bottom:16px;line-height:1.75}
.agent-creds{
  display:grid;grid-template-columns:1fr 1fr;gap:14px 26px;
  margin:30px 0;padding:26px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)
}
.agent-creds .ac{display:flex;gap:12px;align-items:flex-start;font-size:14.5px;color:var(--text-2)}
.agent-creds .ac::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--bronze);margin-top:8px;flex:none}
.agent-cta{display:flex;gap:14px;flex-wrap:wrap}
@media(max-width:960px){
  .agent-block, .agent-block.reverse{grid-template-columns:1fr;gap:50px}
  .agent-block.reverse .agent-photo{order:0}
  .agent-photo{max-width:440px;margin:0 auto}
  .agent-creds{grid-template-columns:1fr}
}

/* ---------- contact page ---------- */
.contact-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:60px}
.cform{background:var(--paper);border:1px solid var(--line);border-radius:4px;padding:46px;box-shadow:var(--shadow-card)}
.cform h3{font-size:32px;margin-bottom:8px}
.cform .csub{color:var(--text-2);font-size:15px;margin-bottom:30px}
.cform .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.cfield{margin-bottom:20px}
.cfield label{display:block;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:600;margin-bottom:8px}
.cfield input, .cfield select, .cfield textarea{
  width:100%;background:var(--cream);border:1px solid var(--line);border-radius:3px;
  padding:14px 16px;font-size:15px;color:var(--ink);outline:none;transition:border-color .2s,background .2s
}
.cfield input:focus, .cfield select:focus, .cfield textarea:focus{border-color:var(--bronze);background:#fff}
.cfield textarea{resize:vertical;min-height:120px}
.cform .note{font-size:12px;color:var(--muted);margin-top:8px;line-height:1.5}
.cok{
  display:none;background:var(--bronze-soft);border:1px solid #e8d4a8;border-radius:3px;
  padding:24px 26px;color:var(--bronze-3);font-size:16px;margin-top:18px;font-family:var(--serif);font-style:italic
}
.cok.show{display:block}
.cok b{font-family:var(--sans);font-style:normal}
.cinfo{}
.cinfo .ci{display:flex;gap:16px;align-items:flex-start;padding:22px 0;border-bottom:1px solid var(--line-2)}
.cinfo .ci:last-of-type{border-bottom:none}
.cinfo .ci .ic{
  width:44px;height:44px;border-radius:50%;background:var(--ink);color:var(--bronze);
  display:flex;align-items:center;justify-content:center;font-size:18px;flex:none
}
.cinfo .ci .cl{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:600;margin-bottom:4px}
.cinfo .ci .cv{font-family:var(--display);font-size:19px;color:var(--ink);font-weight:500;line-height:1.4;letter-spacing:-.01em}
.cinfo .ci .cv a{color:var(--ink)}
.cinfo .ci .cv a:hover{color:var(--bronze-2)}
.cinfo .small{font-family:var(--sans);font-size:14px;font-weight:500;color:var(--text-2);margin-top:3px;display:block}
.cinfo .availability{
  margin-top:28px;background:var(--ink);color:#fff;border-radius:3px;padding:28px;border-left:2px solid var(--bronze)
}
.cinfo .availability .ah{font-family:var(--display);font-size:24px;color:#fff;margin-bottom:8px}
.cinfo .availability p{color:#b6bdc6;font-size:14.5px;line-height:1.65}
.contact-map{width:100%;height:380px;border:0;border-radius:4px;margin-top:60px;filter:grayscale(.1)}
@media(max-width:980px){.contact-grid{grid-template-columns:1fr}.cform{padding:32px 28px}.cform .row{grid-template-columns:1fr}}

/* ---------- testimonials page grid ---------- */
.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.tcard{
  background:var(--paper);border:1px solid var(--line);border-radius:3px;
  padding:34px 32px;display:flex;flex-direction:column;
  transition:transform .35s var(--ease),box-shadow .35s var(--ease)
}
.tcard:hover{transform:translateY(-4px);box-shadow:var(--shadow-lift);border-color:var(--bronze-soft)}
.tcard .stars{color:var(--bronze);letter-spacing:4px;font-size:14px;margin-bottom:18px}
.tcard .tq{font-family:var(--serif);font-size:19px;line-height:1.5;color:var(--ink);font-style:italic;flex:1;font-weight:500}
.tcard .tm{margin-top:22px;padding-top:18px;border-top:1px solid var(--line-2);display:flex;align-items:center;gap:12px}
.tcard .tav{
  width:42px;height:42px;border-radius:50%;background:var(--bronze-soft);color:var(--bronze-2);
  display:flex;align-items:center;justify-content:center;font-family:var(--display);font-size:16px;font-weight:600
}
.tcard .tn{font-family:var(--display);font-size:16px;color:var(--ink);font-weight:500}
.tcard .tl{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:2px;font-weight:600}
.tcard.es .tq::before{content:"\1F1F5\1F1F7";margin-right:8px;font-style:normal}
@media(max-width:960px){.tgrid{grid-template-columns:1fr}}

/* ---------- reveal animations ---------- */
.reveal-on .reveal{opacity:0;transform:translateY(28px);transition:opacity .8s var(--ease-out),transform .8s var(--ease-out)}
.reveal-on .reveal.in{opacity:1;transform:none}
.reveal-on .reveal[data-delay="1"]{transition-delay:.1s}
.reveal-on .reveal[data-delay="2"]{transition-delay:.22s}
.reveal-on .reveal[data-delay="3"]{transition-delay:.34s}
.reveal-on .reveal[data-delay="4"]{transition-delay:.46s}

/* clip-path reveal for images */
.reveal-on .reveal-clip{clip-path:inset(0 0 100% 0);transition:clip-path 1.2s var(--ease-out)}
.reveal-on .reveal-clip.in{clip-path:inset(0 0 0 0)}

/* ---------- utility ---------- */
.divider-line{height:1px;background:var(--line);margin:60px 0}
@media(max-width:600px){
  .wrap{padding:0 22px}
  .sec{padding:80px 0}
  .topbar .tb-left{gap:14px;font-size:11.5px}
  .topbar .tb-left a:last-child{display:none}
}