/* MJ Home Team — brand tokens */
:root {
  --ink: #14110f;
  --ink-2: #26211d;
  --cream: #faf6ef;
  --cream-2: #f2ead9;
  --paper: #ffffff;
  --burgundy: #8a1a2b;
  --burgundy-2: #6a1220;
  --gold: #c9a24a;
  --gold-2: #b28935;
  --muted: #5b544c;
  --line: #e6ddc9;

  --font-display: "Fraunces", "Georgia", "Times New Roman", serif;
  --font-body: "General Sans", "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;

  --radius: 6px;
  --radius-lg: 14px;

  --container: 1180px;
  --gutter: clamp(22px, 4vw, 40px);
  --scroll-offset: 96px;

  --shadow-sm: 0 1px 2px rgba(20, 17, 15, 0.06), 0 2px 6px rgba(20, 17, 15, 0.04);
  --shadow-md: 0 8px 24px rgba(20, 17, 15, 0.08);
  --shadow-lg: 0 24px 60px rgba(20, 17, 15, 0.16);
}

* { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }

/* Brokerage bar (compliance, top of page) */
.broker-bar {
  background: var(--ink);
  color: var(--cream-2);
  font-size: 12.5px;
  letter-spacing: 0.02em;
  border-bottom: 1px solid rgba(201,162,74,0.28);
}
.broker-bar-inner {
  padding: 8px 0;
  display: flex;
  gap: 12px;
  justify-content: center;
  align-items: center;
  flex-wrap: wrap;
  text-align: center;
}
.broker-bar-label { color: var(--gold); font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; font-size: 11px; }
.broker-bar-name { color: var(--cream); text-decoration: none; }
.broker-bar-name:hover { color: var(--gold); }
@media (max-width: 640px) { .broker-bar { font-size: 11.5px; } .broker-bar-inner { padding: 10px 0; } }
html { scroll-behavior: smooth; scroll-padding-top: var(--scroll-offset); }
section[id] { scroll-margin-top: var(--scroll-offset); }
body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; }

.container {
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}

/* ===== HEADER ===== */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, 0.94);
  backdrop-filter: saturate(140%) blur(14px);
  -webkit-backdrop-filter: saturate(140%) blur(14px);
  border-bottom: 1px solid rgba(20, 17, 15, 0.06);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  padding-top: 14px;
  padding-bottom: 14px;
}
.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  text-decoration: none;
  color: inherit;
}
.brand-mark { width: 108px; height: 108px; flex: none; }
.brand-text { display: flex; flex-direction: column; line-height: 1.15; }
.brand-name { font-family: var(--font-display); font-weight: 600; font-size: 32px; letter-spacing: 0.005em; }
.brand-sub { font-size: 13px; color: var(--muted); letter-spacing: 0.06em; text-transform: uppercase; }
.brand-name--light { color: var(--cream); }
.brand-sub--light { color: var(--cream-2); }

.site-nav {
  display: flex;
  align-items: center;
  gap: 28px;
  font-size: 14px;
  font-weight: 500;
}
.site-nav a {
  color: var(--ink);
  text-decoration: none;
  padding: 6px 2px;
  position: relative;
  transition: color .2s ease;
}
.site-nav a:not(.nav-cta):hover { color: var(--burgundy); }
.site-nav a:not(.nav-cta)::after {
  content: "";
  position: absolute; left: 0; right: 0; bottom: 0;
  height: 2px;
  background: var(--burgundy);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .25s ease;
}
.site-nav a:not(.nav-cta):hover::after { transform: scaleX(1); }
.nav-cta {
  background: var(--burgundy);
  color: #fff !important;
  padding: 10px 18px !important;
  border-radius: 999px;
  transition: background .2s ease, transform .2s ease;
}
.nav-cta:hover { background: var(--burgundy-2); transform: translateY(-1px); }

.nav-toggle {
  display: none;
  background: none;
  border: 0;
  padding: 8px;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  width: 22px;
  height: 2px;
  background: var(--ink);
  margin: 4px 0;
  transition: transform .2s ease, opacity .2s ease;
}
.mobile-nav {
  display: none;
  flex-direction: column;
  padding: 8px var(--gutter) 20px;
  gap: 4px;
  border-top: 1px solid rgba(20,17,15,0.06);
}
.mobile-nav a {
  text-decoration: none;
  color: var(--ink);
  padding: 12px 4px;
  border-bottom: 1px solid rgba(20,17,15,0.06);
  font-size: 15px;
}

@media (max-width: 860px) {
  .site-nav { display: none; }
  .nav-toggle { display: block; }
  .mobile-nav[data-open="true"] { display: flex; }
}

/* ===== MOBILE HEADER TIGHTENING (≤ 640px) ===== */
@media (max-width: 640px) {
  :root { --scroll-offset: 78px; }
  /* Broker bar: keep info but tighten */
  .broker-bar { font-size: 11px; }
  .broker-bar-inner { padding: 7px 0; gap: 4px; line-height: 1.35; }
  .broker-bar-label { font-size: 10px; letter-spacing: 0.06em; }

  /* Header: allow brand text to shrink so it doesn't collide with hamburger */
  .site-header { position: sticky; top: 0; }
  .header-inner { padding: 10px var(--gutter); gap: 10px; }
  .brand { flex: 1 1 auto; min-width: 0; gap: 10px; }
  .brand-mark { width: 68px; height: 68px; }
  .brand-name { font-size: 18px; }
  .brand-sub { font-size: 10px; letter-spacing: 0.05em; line-height: 1.25; }
  .nav-toggle { flex: 0 0 auto; }
}
@media (max-width: 400px) {
  .brand-sub { display: none; }
}

/* ===== HERO ===== */
.hero-tags {
  margin-top: 26px;
  display: flex;
  gap: 8px;
  align-items: center;
  flex-wrap: wrap;
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 600;
}
.hero-tags [aria-hidden="true"] { color: rgba(201,162,74,0.5); }

.hero {
  position: relative;
  min-height: 78vh;
  display: flex;
  align-items: center;
  color: var(--cream);
  overflow: hidden;
  isolation: isolate;
}
.hero-media {
  position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(135deg, #1a1613 0%, #2a201a 100%);
}
.hero-media img {
  width: 100%; height: 100%;
  object-fit: cover;
  opacity: 0.55;
}
.hero-scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(15,12,10,0.35) 0%, rgba(15,12,10,0.55) 60%, rgba(15,12,10,0.85) 100%),
    linear-gradient(90deg, rgba(15,12,10,0.6) 0%, rgba(15,12,10,0.1) 60%);
}
.hero-inner {
  padding-top: clamp(70px, 12vw, 140px);
  padding-bottom: clamp(60px, 10vw, 110px);
  max-width: 900px;
}
@media (max-width: 640px) {
  .hero { min-height: auto; }
  .hero-inner { padding-top: 48px; padding-bottom: 60px; }
  .hero-title { font-size: clamp(32px, 9vw, 44px); line-height: 1.05; }
  .hero-lede { font-size: 15.5px; line-height: 1.55; }
  .hero-ctas { gap: 10px; }
  .hero-ctas .btn { flex: 1 1 auto; text-align: center; justify-content: center; padding: 14px 18px; font-size: 14.5px; }
  .hero-tags { font-size: 10.5px; letter-spacing: 0.1em; margin-top: 20px; gap: 6px; }
}
.eyebrow {
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--burgundy);
  margin: 0 0 18px;
}
.eyebrow--light { color: var(--gold); }
.eyebrow--gold { color: var(--gold); }
.hero-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(38px, 6.5vw, 76px);
  line-height: 1.02;
  letter-spacing: -0.015em;
  margin: 0 0 22px;
  color: var(--cream);
}
.hero-title .italic {
  font-style: italic;
  font-weight: 400;
  color: var(--gold);
}
.hero-lede {
  font-size: clamp(16px, 1.6vw, 19px);
  max-width: 640px;
  color: rgba(250, 246, 239, 0.86);
  margin: 0 0 34px;
}
.hero-ctas {
  display: flex; gap: 14px; flex-wrap: wrap;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 14px 26px;
  border-radius: 999px;
  font-weight: 600;
  font-size: 15px;
  text-decoration: none;
  border: 1px solid transparent;
  transition: background .2s ease, color .2s ease, border-color .2s ease, transform .2s ease;
  cursor: pointer;
}
.btn-primary { background: var(--burgundy); color: #fff; }
.btn-primary:hover { background: var(--burgundy-2); transform: translateY(-1px); }
.btn-ghost { background: transparent; color: var(--cream); border-color: rgba(250,246,239,0.4); }
.btn-ghost:hover { background: rgba(250,246,239,0.08); border-color: var(--gold); color: var(--gold); }

/* ===== STRIP ===== */
.strip {
  background: var(--cream);
  border-bottom: 1px solid var(--line);
}
.strip-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  padding: 44px 0;
  text-align: center;
}
.stat {
  display: block;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(36px, 4vw, 52px);
  color: var(--burgundy);
  line-height: 1;
  margin-bottom: 6px;
}
.stat-label {
  display: block;
  font-size: 13px;
  letter-spacing: 0.02em;
  color: var(--muted);
}
@media (max-width: 700px) {
  .strip-grid { grid-template-columns: 1fr; gap: 26px; padding: 36px 0; }
}

/* ===== SECTIONS ===== */
.section {
  padding: clamp(64px, 9vw, 130px) 0;
  background: var(--paper);
}
.section-dark {
  background: var(--ink);
  color: var(--cream);
}
.section-cream { background: var(--cream); }
.section-contact { background: var(--ink-2); color: var(--cream); }

.section-head { max-width: 780px; margin-bottom: 56px; }
.section-head--center { margin-left: auto; margin-right: auto; text-align: center; }
.section-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(28px, 3.6vw, 44px);
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin: 0 0 14px;
  color: var(--ink);
}
.section-title--light { color: var(--cream); }
.section-lede {
  color: var(--muted);
  font-size: 17px;
  max-width: 640px;
  margin: 0 auto;
}
.section-cream .section-lede { color: #6a5f52; }
.section-dark .section-lede,
.section-contact .section-lede { color: rgba(250,246,239,0.75); }
.section-lede--light { color: rgba(250,246,239,0.78); }
.section-lede .lede-link { color: var(--gold); text-decoration: none; border-bottom: 1px solid rgba(201,162,74,0.4); transition: color 180ms ease, border-color 180ms ease; }
.section-lede .lede-link:hover { color: var(--cream); border-color: var(--gold); }

/* ===== TRADES ===== */
.trade-hero {
  display: grid;
  grid-template-columns: 220px 1fr;
  gap: 32px;
  align-items: center;
  max-width: 960px;
  margin: 48px auto 40px;
  padding: 28px 32px;
  background: rgba(250,246,239,0.06);
  border: 1px solid rgba(201,162,74,0.35);
  border-radius: var(--radius-lg);
  color: inherit;
  text-decoration: none;
  transition: background 180ms ease, border-color 180ms ease, transform 180ms ease;
}
.trade-hero:hover { background: rgba(250,246,239,0.09); border-color: var(--gold); transform: translateY(-1px); }
.trade-hero-logo {
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 12px;
  background: rgba(250,246,239,0.94);
  border-radius: var(--radius-md, 12px);
}
.trade-hero-logo img { width: 100%; height: auto; max-width: 200px; display: block; }
.trade-hero-body { min-width: 0; }
.trade-hero-kicker {
  margin: 0 0 6px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
}
.trade-hero-title {
  margin: 0 0 4px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 26px;
  color: var(--cream);
  line-height: 1.15;
}
.trade-hero-tag {
  margin: 0 0 12px;
  font-size: 14px;
  color: rgba(250,246,239,0.72);
  font-style: italic;
}
.trade-hero-p {
  margin: 0 0 14px;
  font-size: 15px;
  color: rgba(250,246,239,0.85);
  line-height: 1.55;
}
.trade-hero-cta {
  margin: 0;
  font-size: 14px;
  font-weight: 600;
  letter-spacing: 0.02em;
  color: var(--gold);
}
@media (max-width: 720px) {
  .trade-hero {
    grid-template-columns: 1fr;
    text-align: center;
    padding: 24px;
    max-width: 460px;
  }
  .trade-hero-logo {
    max-width: 160px;
    margin: 0 auto;
    padding: 10px;
  }
  .trade-hero-logo img { max-width: 140px; }
  .trade-hero-title { font-size: 22px; }
  .trade-hero-tag { font-size: 13px; }
  .trade-hero-p { font-size: 14px; }
}

.trades-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
  margin: 32px auto 0;
  max-width: 1080px;
}
.trades-grid--three { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 900px) {
  .trades-grid--three { grid-template-columns: 1fr; }
}
@media (max-width: 720px) {
  .trades-grid { grid-template-columns: 1fr; gap: 24px; }
}
.trades-col {
  padding: 28px 28px 32px;
  background: rgba(250,246,239,0.04);
  border: 1px solid rgba(250,246,239,0.10);
  border-radius: var(--radius-lg);
}
.trades-kicker {
  margin: 0 0 18px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 15px;
  color: var(--gold);
  letter-spacing: 0.02em;
}
.trades-list {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.trades-list li {
  display: flex;
  gap: 12px;
  align-items: baseline;
  font-size: 15px;
  color: rgba(250,246,239,0.88);
  line-height: 1.45;
}
.trades-dot {
  width: 6px;
  height: 6px;
  border-radius: 50%;
  background: var(--brand);
  flex: none;
  transform: translateY(2px);
}
.trades-col--accent {
  background: rgba(167,30,43,0.10);
  border-color: rgba(167,30,43,0.35);
}
.trades-person {
  margin: 0 0 2px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 20px;
  color: var(--cream);
}
.trades-role {
  margin: 0 0 12px;
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}
.trades-body {
  margin: 0;
  font-size: 14px;
  color: rgba(250,246,239,0.82);
  line-height: 1.55;
}
.trades-col-cta {
  margin: 14px 0 0;
  font-size: 13px;
  font-weight: 600;
}
.trades-col-cta a {
  color: var(--gold);
  text-decoration: none;
  border-bottom: 1px solid rgba(201,162,74,0.4);
  transition: color 180ms ease, border-color 180ms ease;
}
.trades-col-cta a:hover { color: var(--cream); border-color: var(--gold); }

.trades-closer {
  margin: 44px auto 0;
  max-width: 720px;
  text-align: center;
  font-family: var(--font-display);
  font-size: 19px;
  line-height: 1.5;
  color: var(--cream);
}
.trades-closer strong { color: var(--gold); font-weight: 600; }

.two-col {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(30px, 6vw, 80px);
  align-items: start;
}
.two-col--reverse { grid-template-columns: 1.2fr 1fr; }
.two-col--reverse .areas-media { order: 1; }
.two-col--tight { grid-template-columns: 1fr 1fr; gap: clamp(40px, 5vw, 70px); align-items: start; }
@media (max-width: 860px) {
  .two-col, .two-col--reverse, .two-col--tight { grid-template-columns: 1fr; }
  .two-col--reverse .areas-media { order: 0; }
}
.prose p { font-size: 17px; color: var(--muted); margin: 0 0 18px; line-height: 1.65; }
@media (max-width: 640px) {
  .section-title { font-size: clamp(28px, 7vw, 40px); }
  .prose p { font-size: 16px; }
  .powered { padding: 16px; gap: 14px; }
  .powered img { width: 54px; }
}
.prose p:last-child { margin-bottom: 0; }
.powered {
  margin-top: 26px;
  display: flex;
  align-items: center;
  gap: 18px;
  padding: 18px 20px;
  background: var(--cream);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
}
.powered img { width: 68px; height: auto; flex: none; }
.powered-h { margin: 0 0 4px; font-family: var(--font-display); font-weight: 600; font-size: 15px; color: var(--ink); }
.powered-p { margin: 0; font-size: 13px; color: var(--muted); }
.powered-link { text-decoration: none; transition: border-color 180ms ease, background 180ms ease, transform 180ms ease; }
.powered-link:hover { border-color: var(--brand); background: #fff; transform: translateY(-1px); }
.powered-cta { margin: 8px 0 0; font-size: 13px; font-weight: 600; color: var(--brand); letter-spacing: 0.01em; }

/* ===== SERVICES CARDS ===== */
.cards {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}
@media (max-width: 1000px) { .cards { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px)  { .cards { grid-template-columns: 1fr; } }
.card {
  background: rgba(250, 246, 239, 0.04);
  border: 1px solid rgba(201, 162, 74, 0.18);
  border-radius: var(--radius-lg);
  padding: 30px 26px;
  transition: transform .25s ease, border-color .25s ease, background .25s ease;
}
.card:hover {
  transform: translateY(-3px);
  border-color: var(--gold);
  background: rgba(250, 246, 239, 0.06);
}
.card-num {
  font-family: var(--font-display);
  font-size: 22px;
  color: var(--gold);
  margin-bottom: 22px;
  letter-spacing: 0.02em;
}
.card h3 {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 22px;
  margin: 0 0 12px;
  color: var(--cream);
}
.card p {
  color: rgba(250, 246, 239, 0.75);
  font-size: 15px;
  margin: 0;
}

/* ===== AREAS ===== */
.areas-media img {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-md);
}
.areas-lede {
  margin: 18px 0 8px;
  font-size: 16px;
  line-height: 1.6;
  color: var(--text, #2b2b2b);
  max-width: 560px;
}
.areas-lede strong { color: var(--brand); font-weight: 600; }
.areas-note {
  margin: 22px 0 0;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(43,43,43,0.5);
  font-weight: 600;
}
.areas-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
  margin-top: 22px;
}
.areas-grid h4 {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 17px;
  margin: 0 0 12px;
  color: var(--burgundy);
  border-bottom: 2px solid var(--gold);
  padding-bottom: 8px;
  display: inline-block;
}
.areas-grid ul {
  list-style: none;
  padding: 0;
  margin: 0;
}
.areas-grid li {
  padding: 6px 0;
  color: var(--muted);
  font-size: 15px;
  border-bottom: 1px dotted rgba(20,17,15,0.08);
}
@media (max-width: 500px) { .areas-grid { grid-template-columns: 1fr; gap: 22px; } }

/* ===== TEAM ===== */
.team-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(24px, 3vw, 36px);
  max-width: 1100px;
  margin: 0 auto;
}
@media (max-width: 780px) { .team-grid { grid-template-columns: 1fr; } }
.agent-card {
  background: var(--paper);
  border-radius: var(--radius-lg);
  padding: 36px 28px;
  text-align: center;
  box-shadow: var(--shadow-sm);
  border: 1px solid var(--line);
  display: flex;
  flex-direction: column;
}
.agent-photo {
  width: 170px;
  height: 170px;
  border-radius: 50%;
  overflow: hidden;
  margin: 0 auto 24px;
  border: 4px solid var(--burgundy);
  box-shadow: 0 0 0 4px var(--cream), var(--shadow-md);
}
.agent-photo img { width: 100%; height: 100%; object-fit: cover; }
.agent-name {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 28px;
  margin: 0 0 8px;
  color: var(--ink);
}
.agent-title {
  font-size: 12px;
  font-weight: 700;
  color: var(--burgundy);
  letter-spacing: 0.1em;
  text-transform: uppercase;
  margin: 0 0 6px;
}
.agent-sub {
  font-size: 14px;
  color: var(--gold-2);
  margin: 0 0 20px;
  font-style: italic;
}
.agent-bio {
  color: var(--muted);
  font-size: 15px;
  margin: 0 0 22px;
  text-align: left;
}
.agent-lic {
  list-style: none;
  padding: 0;
  margin: 0 0 14px;
  display: flex;
  flex-direction: column;
  gap: 4px;
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.02em;
}
.agent-lic em { color: #9d968c; font-style: italic; }
.agent-contact {
  list-style: none;
  padding: 0;
  margin: auto 0 0;
  display: flex;
  flex-direction: column;
  gap: 6px;
  border-top: 1px solid var(--line);
  padding-top: 16px;
}
.agent-contact a {
  color: var(--ink);
  text-decoration: none;
  font-size: 14px;
  font-weight: 500;
  transition: color .2s ease;
}
.agent-contact a:hover { color: var(--burgundy); }

/* ===== CONTACT ===== */
.contact-lede {
  color: rgba(250,246,239,0.78);
  font-size: 17px;
  margin: 0 0 32px;
  max-width: 480px;
}
.contact-cards {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
  margin-bottom: 24px;
}
@media (max-width: 480px) { .contact-cards { grid-template-columns: 1fr; } }
.contact-card {
  background: rgba(250, 246, 239, 0.04);
  border: 1px solid rgba(201, 162, 74, 0.22);
  border-radius: var(--radius);
  padding: 20px;
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.cc-role { font-family: var(--font-display); font-size: 18px; font-weight: 500; margin: 0; color: var(--cream); }
.cc-title { font-size: 12px; color: var(--gold); text-transform: uppercase; letter-spacing: 0.1em; margin: 0 0 8px; }
.contact-card a {
  color: rgba(250,246,239,0.85);
  text-decoration: none;
  font-size: 14px;
  padding: 3px 0;
  transition: color .2s ease;
}
.contact-card a:hover { color: var(--gold); }
.broker-block {
  background: rgba(250, 246, 239, 0.04);
  border: 1px solid rgba(201, 162, 74, 0.22);
  border-radius: var(--radius);
  padding: 18px 20px;
  color: var(--cream-2);
  font-size: 14px;
  line-height: 1.6;
}
.broker-block p { margin: 0 0 3px; color: rgba(250,246,239,0.85); }
.broker-block .cc-title { color: var(--gold); }
.broker-block a { color: rgba(250,246,239,0.85); text-decoration: none; }
.broker-block a:hover { color: var(--gold); }

@media (max-width: 640px) {
  .agent-card { padding: 30px 22px; }
  .agent-photo { width: 150px; height: 150px; }
  .agent-name { font-size: 22px; }
  .agent-bio { font-size: 14.5px; line-height: 1.6; }
}

.contact-form {
  background: rgba(250,246,239,0.03);
  border: 1px solid rgba(201, 162, 74, 0.18);
  border-radius: var(--radius-lg);
  padding: 32px;
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.contact-form label {
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.contact-form label span {
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 600;
}
.contact-form input,
.contact-form textarea {
  background: rgba(250,246,239,0.06);
  border: 1px solid rgba(250,246,239,0.14);
  border-radius: var(--radius);
  padding: 12px 14px;
  color: var(--cream);
  font-family: inherit;
  font-size: 15px;
  transition: border-color .2s ease, background .2s ease;
}
.contact-form input:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--gold);
  background: rgba(250,246,239,0.08);
}
.contact-form textarea { resize: vertical; }
.contact-form .btn { margin-top: 4px; }
.form-note {
  font-size: 13px;
  color: var(--gold);
  margin: 0;
}

/* ===== FOOTER ===== */
.site-footer {
  background: var(--ink);
  color: var(--cream-2);
  padding: 60px 0 28px;
  font-size: 14px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1.2fr 1.1fr;
  gap: 40px;
  padding-bottom: 40px;
  border-bottom: 1px solid rgba(250,246,239,0.08);
}
.footer-logo { width: 140px; height: auto; margin-bottom: 16px; }
.footer-tag { font-family: var(--font-display); font-style: italic; color: var(--gold); font-size: 15px; line-height: 1.4; margin: 0; }
@media (max-width: 800px) {
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 30px; }
}
@media (max-width: 480px) {
  .footer-grid { grid-template-columns: 1fr; }
}
.foot-h {
  font-family: var(--font-display);
  font-size: 14px;
  color: var(--gold);
  margin: 0 0 12px;
  letter-spacing: 0.04em;
}
.site-footer p { margin: 0 0 6px; color: rgba(250,246,239,0.75); }
.site-footer a {
  display: block;
  color: rgba(250,246,239,0.85);
  text-decoration: none;
  padding: 3px 0;
  transition: color .2s ease;
}
.site-footer a:hover { color: var(--gold); }
.foot-compliance {
  padding-top: 30px;
}
.compliance-row {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 22px;
  align-items: start;
  padding-bottom: 20px;
  border-bottom: 1px solid rgba(250,246,239,0.05);
}
.eho {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 4px;
  color: rgba(250,246,239,0.75);
}
.eho-label { font-size: 10px; letter-spacing: 0.08em; text-transform: uppercase; text-align: center; line-height: 1.2; }
.compliance-text {
  font-size: 12.5px;
  line-height: 1.6;
  color: rgba(250,246,239,0.6);
  margin: 0;
}
@media (max-width: 640px) {
  .compliance-row { grid-template-columns: 1fr; }
  .eho { flex-direction: row; }
}
.foot-umbrella {
  margin: 14px 0 0;
  font-size: 10.5px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(250,246,239,0.38);
  text-align: center;
}
.foot-legal {
  padding-top: 10px;
  font-size: 12px;
  color: rgba(250,246,239,0.5);
  text-align: center;
  margin: 0;
}

/* ===== UTILITY ===== */
:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 3px;
}

/* ===== PORTFOLIO ===== */
.portfolio-block { margin-top: 64px; }
.portfolio-block:first-of-type { margin-top: 0; }
.portfolio-block-head {
  margin-bottom: 28px;
  padding-bottom: 18px;
  border-bottom: 1px solid rgba(20,17,15,0.10);
}
.portfolio-block-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(22px, 2.4vw, 28px);
  line-height: 1.2;
  color: var(--ink);
  margin: 8px 0 0;
  letter-spacing: -0.005em;
}

/* Now Marketing — 3-up grid */
.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 26px;
}
@media (max-width: 900px) { .listing-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px) { .listing-grid { grid-template-columns: 1fr; } }
.listing-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  overflow: hidden;
  transition: transform .3s ease, box-shadow .3s ease, border-color .3s ease;
  display: flex;
  flex-direction: column;
}
.listing-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-md);
  border-color: rgba(201,162,74,0.5);
}
.listing-media {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--cream-2);
}
.listing-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 700ms cubic-bezier(.2,.7,.2,1);
}
.listing-card:hover .listing-media img { transform: scale(1.04); }
.listing-status {
  position: absolute;
  top: 14px;
  left: 14px;
  font-family: var(--font-body);
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 6px 10px;
  border-radius: 3px;
  color: #fff;
  backdrop-filter: blur(6px);
}
.listing-status--active { background: rgba(138, 26, 43, 0.92); }
.listing-status--coming { background: rgba(20, 17, 15, 0.82); color: var(--gold); border: 1px solid rgba(201,162,74,0.4); }
.listing-body { padding: 22px 22px 26px; }
.listing-locale {
  font-family: var(--font-body);
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-2);
  margin: 0 0 8px;
}
.listing-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 22px;
  line-height: 1.2;
  color: var(--ink);
  margin: 0 0 14px;
  letter-spacing: -0.005em;
}
.listing-specs {
  list-style: none;
  padding: 0;
  margin: 0 0 14px;
  display: flex;
  flex-wrap: wrap;
  gap: 6px 14px;
  font-size: 13.5px;
  color: var(--muted);
}
.listing-specs li {
  position: relative;
  padding-right: 14px;
}
.listing-specs li:not(:last-child)::after {
  content: '·';
  position: absolute;
  right: 0;
  color: rgba(20,17,15,0.28);
}
.listing-price {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 16px;
  color: var(--burgundy);
  margin: 0 0 6px;
}
.listing-note {
  font-size: 13px;
  color: var(--muted);
  margin: 0;
  font-style: italic;
}

/* Signature Stories — editorial 2-col with alternating sides */
.stories-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 44px;
}
.story-card {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  gap: 40px;
  align-items: center;
  padding: 8px 0;
}
.story-card--reverse { grid-template-columns: 1fr 1.05fr; }
.story-card--reverse .story-media { order: 2; }
.story-card--reverse .story-body { order: 1; }
@media (max-width: 800px) {
  .story-card,
  .story-card--reverse { grid-template-columns: 1fr; gap: 22px; }
  .story-card--reverse .story-media { order: 0; }
  .story-card--reverse .story-body { order: 0; }
}
.story-media {
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-md);
  aspect-ratio: 4/3;
  background: var(--cream-2);
}
.story-media img { width: 100%; height: 100%; object-fit: cover; }
.story-locale {
  font-family: var(--font-body);
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-2);
  margin: 0 0 12px;
}
.story-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(24px, 3vw, 32px);
  line-height: 1.15;
  color: var(--ink);
  margin: 0 0 16px;
  letter-spacing: -0.01em;
}
.story-p {
  font-size: 15.5px;
  line-height: 1.65;
  color: var(--ink);
  margin: 0 0 20px;
}
.story-quote {
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 400;
  font-size: 18px;
  line-height: 1.45;
  color: var(--burgundy);
  border-left: 3px solid var(--gold);
  padding: 4px 0 4px 18px;
  margin: 0;
}

/* Recently Sold — 4-up dense grid */
.sold-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 18px;
}
@media (max-width: 1000px) { .sold-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 500px) { .sold-grid { grid-template-columns: 1fr; } }
.sold-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: border-color .25s ease, transform .25s ease;
}
.sold-card:hover { border-color: rgba(201,162,74,0.5); transform: translateY(-2px); }
.sold-media {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--cream-2);
}
.sold-media img { width: 100%; height: 100%; object-fit: cover; }
.sold-badge {
  position: absolute;
  top: 12px;
  left: 12px;
  font-family: var(--font-body);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding: 5px 9px;
  background: var(--ink);
  color: var(--gold);
  border-radius: 2px;
}
.sold-body { padding: 16px 18px 20px; }
.sold-card--placeholder {
  background: linear-gradient(135deg, rgba(201,162,74,0.06) 0%, rgba(250,246,239,0.9) 100%);
  border: 1px dashed rgba(201,162,74,0.35);
}
.sold-body--placeholder { padding: 26px 20px; min-height: 180px; display: flex; flex-direction: column; justify-content: center; }
.sold-locale {
  font-family: var(--font-body);
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-2);
  margin: 0 0 6px;
}
.sold-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 17px;
  line-height: 1.25;
  color: var(--ink);
  margin: 0 0 8px;
}
.sold-meta {
  font-size: 12.5px;
  color: var(--muted);
  margin: 0;
}
.portfolio-fine-print {
  margin: 28px 0 0;
  font-size: 12.5px;
  color: var(--muted);
  font-style: italic;
  max-width: 720px;
}

/* Portfolio CTA — Search All Homes */
.portfolio-cta {
  margin-top: 64px;
  padding: 40px 48px;
  background: var(--ink);
  border-radius: var(--radius-lg);
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 28px;
  align-items: center;
}
@media (max-width: 720px) {
  .portfolio-cta { grid-template-columns: 1fr; padding: 32px 26px; text-align: center; }
}
.portfolio-cta-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(20px, 2.4vw, 26px);
  line-height: 1.2;
  color: var(--cream);
  margin: 0 0 8px;
  letter-spacing: -0.005em;
}
.portfolio-cta-p {
  color: rgba(250,246,239,0.75);
  font-size: 15px;
  margin: 0;
  max-width: 560px;
}

/* ===== FEATURED LISTING (single hero listing card) ===== */
.featured-listing {
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: 44px;
  align-items: center;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-md);
}
@media (max-width: 900px) {
  .featured-listing { grid-template-columns: 1fr; gap: 0; }
}
.featured-listing-media {
  position: relative;
  overflow: hidden;
  background: var(--cream-2);
  min-height: 100%;
  width: 100%;
}
.featured-listing-media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
@media (max-width: 900px) {
  .featured-listing-media {
    aspect-ratio: 4/3;
  }
  .featured-listing-media img {
    position: static;
  }
}
.featured-listing-body {
  padding: 40px 44px;
}
@media (max-width: 900px) {
  .featured-listing-body { padding: 30px 26px 34px; }
}
.featured-listing-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(22px, 2.4vw, 28px);
  line-height: 1.2;
  color: var(--ink);
  margin: 0 0 16px;
  letter-spacing: -0.005em;
}
.listing-specs--large {
  font-size: 15px;
  margin-bottom: 18px;
}
.featured-listing-price {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 32px;
  line-height: 1;
  color: var(--burgundy);
  margin: 0 0 18px;
  letter-spacing: -0.01em;
}
.featured-listing-price span {
  font-size: 15px;
  color: var(--muted);
  font-weight: 400;
  letter-spacing: 0;
}
.featured-listing-desc {
  font-size: 14.5px;
  line-height: 1.65;
  color: var(--ink);
  margin: 0 0 26px;
}
.featured-listing-agent {
  display: flex;
  align-items: center;
  gap: 14px;
  padding-top: 22px;
  border-top: 1px solid var(--line);
  flex-wrap: wrap;
}
.featured-agent-photo {
  width: 48px;
  height: 48px;
  border-radius: 50%;
  object-fit: cover;
  border: 2px solid var(--gold);
}
.featured-agent-label {
  font-family: var(--font-body);
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
  margin: 0 0 2px;
}
.featured-agent-name {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 16px;
  color: var(--ink);
  margin: 0;
}
.featured-listing-cta {
  margin-left: auto;
}
@media (max-width: 520px) {
  .featured-listing-cta { margin-left: 0; width: 100%; text-align: center; }
}

/* ===== FIRST-CLOSING BADGE (on story-media) ===== */
.story-badge {
  position: absolute;
  top: 16px;
  left: 16px;
  font-family: var(--font-body);
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding: 6px 11px;
  background: var(--ink);
  color: var(--gold);
  border-radius: 2px;
  z-index: 2;
}
.story-media {
  position: relative;
}

/* ===== VALUE CARDS (3-up Why Choose Us) ===== */
.value-cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
@media (max-width: 900px) { .value-cards { grid-template-columns: 1fr; } }
.value-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 32px 28px;
  transition: border-color .25s ease, transform .25s ease, box-shadow .25s ease;
}
.value-card:hover {
  border-color: rgba(201,162,74,0.5);
  transform: translateY(-3px);
  box-shadow: var(--shadow-md);
}
.value-card-num {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 22px;
  color: var(--gold);
  margin-bottom: 14px;
  letter-spacing: 0.02em;
}
.value-card h4 {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 20px;
  line-height: 1.25;
  color: var(--ink);
  margin: 0 0 12px;
  letter-spacing: -0.005em;
}
.value-card p {
  font-size: 14.5px;
  line-height: 1.65;
  color: var(--muted);
  margin: 0;
}