/* =============================================================
   HOMES BY JOLA — styles.css  ·  v2 "White & Gold"
   Palette: Porcelain White / Champagne & Antique Gold / Warm Ink
   Type: Marcellus (display) · Manrope (body/UI)
============================================================= */

:root{
  --ink:       #171510;   /* warm near-black — text, dark anchor sections   */
  --ink-2:     #262114;   /* raised dark surface                            */
  --paper:     #ffffff;   /* page background                                */
  --mist:      #f8f5ee;   /* warm alternate band                            */
  --gold:      #c8a24b;   /* champagne gold — bright accent                 */
  --gold-deep: #a07c2c;   /* deep gold — primary accent, links              */
  --gold-dark: #7f611e;   /* hover / pressed                                */
  --gold-ink:  #7c5f1d;   /* gold darkened for small text on white          */
  --slate:     #6d6759;   /* secondary text                                 */
  --line:      rgba(23,21,16,.12);
  --line-dark: rgba(255,255,255,.16);
  --white:     #ffffff;

  --font-display: "Marcellus", "Georgia", serif;
  --font-body:    "Manrope", "Helvetica Neue", Arial, sans-serif;

  --radius: 14px;
  --shadow: 0 16px 44px -20px rgba(23,21,16,.28);
  --wrap: 1160px;
  --seam: linear-gradient(90deg, #e6cc80 0%, var(--gold) 40%, var(--gold-deep) 100%);
}

/* ---------- Reset-ish ---------- */
*,*::before,*::after{ box-sizing:border-box; }
html{ scroll-behavior:smooth; scroll-padding-top:84px; }
body{
  margin:0;
  font-family:var(--font-body);
  font-size:1.0625rem; line-height:1.65;
  color:var(--ink);
  background:var(--paper);
  -webkit-font-smoothing:antialiased;
}
img{ max-width:100%; height:auto; display:block; }
a{ color:var(--gold-deep); }
h1,h2,h3{ font-family:var(--font-display); font-weight:400; line-height:1.12; margin:0 0 .5em; letter-spacing:.005em; }
h1{ font-size:clamp(2.3rem, 5.2vw, 3.9rem); }
h2{ font-size:clamp(1.9rem, 3.6vw, 2.7rem); }
h3{ font-size:clamp(1.25rem, 2vw, 1.5rem); }
p{ margin:0 0 1em; }
.wrap{ max-width:var(--wrap); margin-inline:auto; padding-inline:clamp(1.1rem, 4vw, 2rem); }
.wrap.narrow{ max-width:820px; }
.center{ text-align:center; }
.visually-hidden{ position:absolute; width:1px; height:1px; overflow:hidden; clip:rect(0 0 0 0); white-space:nowrap; }

.skip-link{ position:absolute; left:-999px; top:0; z-index:200; background:var(--ink); color:var(--white); padding:.6rem 1rem; border-radius:0 0 8px 0; }
.skip-link:focus{ left:0; }
:focus-visible{ outline:3px solid var(--gold-deep); outline-offset:2px; border-radius:4px; }

/* ---------- Eyebrows ---------- */
.eyebrow{
  font-size:.72rem; font-weight:800; letter-spacing:.18em; text-transform:uppercase;
  margin:0 0 .9rem; color:var(--gold-ink);
}
.eyebrow-ca{ color:var(--gold-deep); }
.eyebrow-nv{ color:var(--gold-ink); }
.eyebrow-mix{ background:var(--seam); -webkit-background-clip:text; background-clip:text; color:transparent; }
.eyebrow-split{ display:inline-flex; align-items:center; gap:.55rem; color:var(--slate); }
.eyebrow-split .amp{ color:var(--gold-deep); letter-spacing:0; }
.dot{ width:8px; height:8px; border-radius:50%; display:inline-block; }
.dot-ca{ background:var(--gold); }
.dot-nv{ background:var(--gold-deep); }

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:.5rem;
  font-family:var(--font-body); font-weight:700; font-size:.95rem;
  padding:.78rem 1.35rem; border-radius:999px; border:2px solid transparent;
  text-decoration:none; cursor:pointer;
  transition:transform .15s ease, background .15s ease, color .15s ease, border-color .15s ease;
}
.btn:hover{ transform:translateY(-2px); }
.btn:active{ transform:translateY(0); }
.btn-primary{ background:var(--ink); color:var(--white); }
.btn-primary:hover{ background:var(--gold-deep); }
.btn-gold{ background:var(--gold); color:var(--ink); }
.btn-gold:hover{ background:#d7b566; }
.btn-ghost{ background:transparent; color:var(--ink); border-color:var(--line); }
.btn-ghost:hover{ border-color:var(--gold-deep); color:var(--gold-deep); }
.btn-ghost-dark{ background:transparent; color:var(--ink); border-color:var(--line); }
.btn-ghost-dark:hover{ border-color:var(--gold-deep); color:var(--gold-deep); }
.btn-sm{ padding:.5rem .95rem; font-size:.85rem; }
.btn-wide{ width:100%; }
.ic{ width:1.05em; height:1.05em; fill:currentColor; }
.text-link{ font-weight:700; text-decoration:none; border-bottom:2px solid var(--gold); color:var(--ink); padding-bottom:1px; }
.text-link:hover{ color:var(--gold-deep); border-color:var(--gold-deep); }

/* =============================================================
   HEADER — white & gold
============================================================= */
.site-header{
  position:sticky; top:0; z-index:100;
  background:rgba(255,255,255,.94); backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
  transition:box-shadow .2s ease;
}
.site-header.scrolled{ box-shadow:0 10px 30px -18px rgba(23,21,16,.35); }
.header-inner{ display:flex; align-items:center; gap:1.2rem; min-height:68px; }
.brand{ display:flex; align-items:center; gap:.65rem; text-decoration:none; color:var(--ink); margin-right:auto; }
.brand-mark{
  font-family:var(--font-display); font-size:1rem; letter-spacing:.04em;
  width:42px; height:42px; display:grid; place-items:center; border-radius:50%;
  color:var(--white); background:var(--seam);
}
.brand-text{ display:flex; flex-direction:column; line-height:1.15; }
.brand-text strong{ font-family:var(--font-display); font-weight:400; font-size:1.08rem; letter-spacing:.02em; }
.brand-text small{ font-size:.66rem; letter-spacing:.18em; text-transform:uppercase; color:var(--gold-ink); }
.site-nav{ display:flex; gap:1.35rem; }
.site-nav a{
  color:var(--ink); text-decoration:none; font-size:.9rem; font-weight:600;
  padding:.35rem 0; border-bottom:2px solid transparent;
}
.site-nav a:hover{ color:var(--gold-deep); border-color:var(--gold); }
.header-actions{ display:flex; align-items:center; gap:.7rem; }
.nav-toggle{ display:none; background:none; border:0; cursor:pointer; padding:.4rem; }
.nav-toggle span{ display:block; width:24px; height:2px; background:var(--ink); margin:5px 0; transition:transform .2s, opacity .2s; }
.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; }
.nav-toggle[aria-expanded="true"] span:nth-child(3){ transform:translateY(-7px) rotate(-45deg); }

/* =============================================================
   HERO — white splash with slider
============================================================= */
.hero{
  background:
    radial-gradient(1100px 520px at 88% -12%, rgba(200,162,75,.16), transparent 60%),
    radial-gradient(800px 480px at -8% 108%, rgba(160,124,44,.12), transparent 60%),
    var(--paper);
  color:var(--ink);
  padding:clamp(3rem, 7vw, 5.2rem) 0 0;
}
.hero-grid{
  display:grid; grid-template-columns:minmax(0,1.08fr) minmax(0,.92fr);
  gap:clamp(2rem, 5vw, 4rem); align-items:center;
  padding-bottom:clamp(2.5rem, 5vw, 4rem);
}
.hero h1{ color:var(--ink); margin-bottom:.55em; }
.lede{ font-size:1.15rem; color:var(--slate); max-width:56ch; }
.lede strong{ color:var(--ink); }
.cta-row{ display:flex; flex-wrap:wrap; gap:.8rem; margin:1.6rem 0 2.2rem; }
.cta-row.center{ justify-content:center; margin-bottom:0; }

.stat-strip{
  display:grid; grid-template-columns:repeat(4, auto); gap:clamp(1.2rem, 3vw, 2.6rem);
  margin:0; padding:1.2rem 0 0; border-top:1px solid var(--line);
}
.stat-strip dt{ font-family:var(--font-display); font-size:1.9rem; color:var(--gold-deep); line-height:1; }
.stat-strip dd{ margin:.25rem 0 0; font-size:.78rem; letter-spacing:.08em; text-transform:uppercase; color:var(--slate); }

/* ---------- Hero slider ---------- */
.hero-slider{ position:relative; }
.hero-slider::before{
  content:""; position:absolute; inset:-14px 14px 14px -14px; z-index:0;
  border-radius:var(--radius); background:var(--seam); opacity:.35;
}
.slides{ position:relative; border-radius:var(--radius); overflow:hidden; box-shadow:var(--shadow); border:1px solid var(--line); aspect-ratio:9/10; background:var(--mist); }
.slide{ position:absolute; inset:0; margin:0; opacity:0; transition:opacity .7s ease; }
.slide.is-active{ opacity:1; z-index:1; }
.slide img{ width:100%; height:100%; object-fit:cover; }
.slide figcaption{
  position:absolute; left:0; right:0; bottom:0; padding:2.6rem 1.4rem 1.3rem;
  background:linear-gradient(to top, rgba(23,21,16,.88), rgba(23,21,16,.45) 60%, transparent);
  color:var(--white);
}
.slide-tag{
  display:inline-block; font-size:.64rem; font-weight:800; letter-spacing:.18em; text-transform:uppercase;
  color:var(--gold); border:1px solid var(--gold); border-radius:999px; padding:.22rem .7rem; margin-bottom:.5rem;
}
.slide figcaption p{ font-family:var(--font-display); font-size:1.25rem; line-height:1.3; margin:0 0 .8rem; }
.slider-controls{
  position:relative; z-index:2; display:flex; align-items:center; justify-content:center; gap:1rem;
  margin-top:.9rem;
}
.slider-arrow{
  width:38px; height:38px; border-radius:50%; border:1.5px solid var(--line);
  background:var(--white); color:var(--ink); font-size:1.25rem; line-height:1; cursor:pointer;
  transition:border-color .15s, color .15s;
}
.slider-arrow:hover{ border-color:var(--gold-deep); color:var(--gold-deep); }
.slider-dots{ display:flex; gap:.55rem; }
.slider-dots button{
  width:10px; height:10px; border-radius:50%; border:0; padding:0; cursor:pointer;
  background:var(--line);
}
.slider-dots button[aria-selected="true"]{ background:var(--gold-deep); transform:scale(1.25); }

/* The State Line motif */
.stateline{
  display:flex; align-items:center; gap:1rem; justify-content:center;
  padding:1rem clamp(1rem, 4vw, 2rem) 1.1rem;
  border-top:1px solid var(--line);
  font-size:.64rem; letter-spacing:.2em; text-transform:uppercase; color:var(--slate);
}
.stateline-track{ flex:1; max-width:220px; height:1px; background:var(--seam); display:flex; justify-content:space-evenly; align-items:center; }
.stateline .tick{ width:1px; height:7px; background:var(--slate); }
.stateline .tick.mid{ height:12px; background:var(--gold-deep); }

/* =============================================================
   CREDENTIAL STRIP
============================================================= */
.cred-strip{ background:var(--mist); border-block:1px solid var(--line); }
.cred-inner{
  display:flex; flex-wrap:wrap; gap:.4rem 2.4rem; justify-content:center;
  padding-block:.85rem; font-size:.82rem; color:var(--slate);
}
.cred-inner p{ margin:0; }
.cred-inner strong{ color:var(--ink); font-weight:800; margin-right:.35rem; }
.cred-inner em{ font-style:normal; color:var(--gold-ink); }

/* =============================================================
   SECTIONS (shared)
============================================================= */
.section{ padding:clamp(3.4rem, 7vw, 5.5rem) 0; }
.section-lede{ max-width:62ch; color:var(--slate); font-size:1.1rem; }
.section-lede.center{ margin-inline:auto; }

.card-grid{ display:grid; gap:1.3rem; margin-top:2.4rem; }
.card-grid.five{ grid-template-columns:repeat(5, 1fr); }
.card-grid.four{ grid-template-columns:repeat(4, 1fr); }
.card-grid.three{ grid-template-columns:repeat(3, 1fr); }

.check-list{ list-style:none; padding:0; margin:0 0 1.4rem; }
.check-list li{ padding-left:1.7rem; position:relative; margin-bottom:.55rem; }
.check-list li::before{ content:"✓"; position:absolute; left:0; top:0; color:var(--gold-deep); font-weight:800; }

.fine-print{ font-size:.8rem; color:var(--slate); }
.fine-print.center{ max-width:64ch; margin:1.6rem auto 0; }

/* =============================================================
   ABOUT
============================================================= */
.about-grid{ display:grid; grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr); gap:clamp(2rem,5vw,4.5rem); align-items:center; }
.about-photo{ margin:0; position:relative; }
.about-photo img{ border-radius:var(--radius); box-shadow:var(--shadow); }
.about-photo::after{
  content:""; position:absolute; left:18px; right:-18px; bottom:-18px; height:18px;
  background:var(--seam); border-radius:0 0 var(--radius) var(--radius); opacity:.45;
}
.pull-quote{
  margin:1.8rem 0; padding:1.2rem 1.5rem;
  border-left:3px solid var(--gold); background:var(--mist); border-radius:0 var(--radius) var(--radius) 0;
}
.pull-quote p{ font-family:var(--font-display); font-size:1.22rem; line-height:1.45; margin-bottom:.5rem; }
.pull-quote cite{ font-style:normal; font-size:.85rem; color:var(--slate); letter-spacing:.05em; }

.badge-row{ display:flex; flex-wrap:wrap; gap:.5rem; margin:0 0 1.5rem; padding:0; list-style:none; }
.badge{
  font-size:.72rem; font-weight:800; letter-spacing:.06em;
  border:1.5px solid var(--gold); color:var(--gold-ink);
  border-radius:999px; padding:.3rem .8rem; background:rgba(200,162,75,.07);
}

/* =============================================================
   EXPERTISE CARDS
============================================================= */
.expertise{ background:var(--mist); }
.card{
  background:var(--white); border:1px solid var(--line); border-radius:var(--radius);
  padding:1.5rem 1.35rem;
  transition:transform .18s ease, box-shadow .18s ease;
}
.card:hover{ transform:translateY(-4px); box-shadow:var(--shadow); }
.card h3{ font-size:1.12rem; margin-bottom:.55rem; }
.card h3::after{ content:""; display:block; width:34px; height:2px; margin-top:.55rem; background:var(--seam); }
.card p{ font-size:.9rem; color:var(--slate); margin:0; }

/* =============================================================
   MARKETS
============================================================= */
.market-card{
  background:var(--white); border:1px solid var(--line); border-radius:var(--radius);
  overflow:hidden; display:flex; flex-direction:column;
  transition:transform .18s ease, box-shadow .18s ease;
}
.market-card:hover{ transform:translateY(-4px); box-shadow:var(--shadow); }
.market-body{ padding:1.25rem 1.25rem 1.4rem; border-top:3px solid var(--gold); flex:1; }
.state-nv .market-body{ border-color:var(--gold-deep); }
.state-tag{ font-size:.66rem; font-weight:800; letter-spacing:.16em; text-transform:uppercase; margin-bottom:.4rem; color:var(--gold-ink); }
.market-body h3{ margin-bottom:.5rem; }
.market-body p{ font-size:.9rem; color:var(--slate); margin:0; }

/* =============================================================
   RELOCATION — dark gold anchor section
============================================================= */
.relocation{
  background:
    radial-gradient(900px 400px at 12% 0%, rgba(200,162,75,.20), transparent 55%),
    radial-gradient(900px 400px at 88% 100%, rgba(160,124,44,.16), transparent 55%),
    var(--ink);
  color:#e9e4d8;
}
.relocation h2{ color:var(--white); }
.relocation .section-lede{ color:#c9c2b2; }
.relocation .section-lede strong{ color:var(--white); }
.relocation .fine-print{ color:#9a927f; }

.route{
  list-style:none; margin:3.2rem 0 1rem; padding:0;
  display:grid; grid-template-columns:repeat(4,1fr); gap:1.4rem;
  position:relative;
}
.route::before{
  content:""; position:absolute; top:21px; left:5%; right:5%; height:2px;
  background:var(--seam); opacity:.85;
}
.route-stop{ position:relative; padding-top:3.4rem; }
.stop-marker{
  position:absolute; top:0; left:0;
  width:44px; height:44px; border-radius:50%;
  display:grid; place-items:center;
  font-weight:800; font-size:1rem;
  background:var(--ink-2); border:2px solid var(--gold); color:var(--white);
}
.route-stop:nth-child(3) .stop-marker{ background:linear-gradient(135deg, var(--ink-2) 40%, rgba(200,162,75,.45)); }
.route-stop h3{ font-size:1.15rem; color:var(--white); margin-bottom:.4rem; }
.route-stop h3 small{ display:block; font-family:var(--font-body); font-size:.66rem; font-weight:700; letter-spacing:.16em; text-transform:uppercase; color:var(--gold); margin-top:.3rem; }
.route-stop p{ font-size:.9rem; color:#c9c2b2; margin:0; }

/* =============================================================
   BUY / SELL SPLIT
============================================================= */
.split{ display:grid; grid-template-columns:1fr 1fr; gap:1.4rem; }
.panel{
  border-radius:var(--radius); padding:clamp(1.6rem,3vw,2.4rem);
  border:1px solid var(--line); background:var(--white);
}
.panel-buy{ border-top:4px solid var(--gold); }
.panel-sell{ border-top:4px solid var(--gold-deep); }
.panel .cta-row{ margin-bottom:0; }

/* =============================================================
   REVIEWS
============================================================= */
.reviews{ background:var(--mist); }
.review{
  margin:0; background:var(--white); border:1px solid var(--line); border-radius:var(--radius);
  padding:1.6rem 1.5rem; display:flex; flex-direction:column;
}
.review .stars{ color:var(--gold); letter-spacing:.18em; margin-bottom:.7rem; }
.review p{ font-family:var(--font-display); font-size:1.08rem; line-height:1.5; flex:1; }
.review footer{ font-size:.85rem; color:var(--slate); }
.review cite{ font-style:normal; font-weight:800; color:var(--ink); }
.reviews .center{ margin-top:2.2rem; }
.review-sources{ font-size:.78rem; color:var(--slate); text-align:center; margin-top:1.4rem; }

/* =============================================================
   FAQ
============================================================= */
.faq-item{ border:1px solid var(--line); border-radius:var(--radius); background:var(--white); margin-top:.9rem; padding:0 1.3rem; }
.faq-item summary{ cursor:pointer; list-style:none; display:flex; align-items:center; justify-content:space-between; gap:1rem; padding:1.1rem 0; }
.faq-item summary::-webkit-details-marker{ display:none; }
.faq-item summary::after{ content:"+"; font-size:1.5rem; line-height:1; color:var(--gold-deep); flex-shrink:0; transition:transform .2s ease; }
.faq-item[open] summary::after{ transform:rotate(45deg); }
.faq-item summary h3{ font-family:var(--font-body); font-weight:700; font-size:1.02rem; margin:0; }
.faq-item p{ color:var(--slate); padding-bottom:1.2rem; margin:0; }
.faq .faq-item:first-of-type{ margin-top:2.2rem; }

/* =============================================================
   CONTACT
============================================================= */
.contact{
  background:
    radial-gradient(800px 500px at 100% 0%, rgba(200,162,75,.12), transparent 55%),
    radial-gradient(800px 500px at 0% 100%, rgba(160,124,44,.10), transparent 55%),
    var(--paper);
}
.contact-grid{ display:grid; grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr); gap:clamp(2rem,5vw,4rem); align-items:start; }
.contact-methods{ list-style:none; padding:0; margin:1.6rem 0 0; }
.contact-methods li{ padding:.85rem 0; border-bottom:1px solid var(--line); font-size:.98rem; }
.contact-methods a{ text-decoration:none; color:var(--ink); }
.contact-methods a:hover{ color:var(--gold-deep); }
.contact-methods strong{ display:inline-block; min-width:64px; color:var(--gold-ink); font-size:.74rem; letter-spacing:.14em; text-transform:uppercase; margin-right:.6rem; }

.contact-form{
  background:var(--white); border:1px solid var(--line); border-radius:var(--radius);
  padding:clamp(1.5rem,3vw,2.2rem); box-shadow:var(--shadow);
}
.field{ margin:0 0 1.05rem; }
.field label, .contact-pref legend{
  display:block; font-size:.78rem; font-weight:800; letter-spacing:.06em; text-transform:uppercase;
  color:var(--slate); margin-bottom:.35rem;
}
.field input, .field select, .field textarea{
  width:100%; font:inherit; color:var(--ink);
  padding:.7rem .85rem; border:1.5px solid var(--line); border-radius:9px; background:var(--mist);
}
.field input:focus, .field select:focus, .field textarea:focus{
  outline:none; border-color:var(--gold-deep); background:var(--white);
  box-shadow:0 0 0 3px rgba(160,124,44,.16);
}
.field-row{ display:grid; grid-template-columns:1fr 1fr; gap:1rem; }
.contact-pref{ border:0; padding:0; margin:0 0 1.05rem; }
.contact-pref label{
  display:inline-flex; align-items:center; gap:.4rem; margin:0 .9rem .3rem 0;
  font-size:.92rem; font-weight:600; text-transform:none; letter-spacing:0; color:var(--ink);
}
.contact-pref input{ width:auto; accent-color:var(--gold-deep); }
.form-actions{ margin:1.2rem 0 .6rem; }
.form-status{ min-height:1.4em; font-weight:700; font-size:.92rem; margin:0 0 .4rem; }
.form-status.ok{ color:var(--gold-dark); }
.form-status.err{ color:#a4381f; }
.hp{ position:absolute !important; left:-9999px !important; top:auto; }

/* ---------- Success state: form fade-out → thank-you panel ---------- */
form[data-mailer]{ transition:opacity .3s ease, transform .3s ease; }
form[data-mailer].is-sent{ opacity:0; transform:translateY(-6px); pointer-events:none; }

.form-thanks{
  position:relative; text-align:center;
  background:var(--mist); border:1px solid var(--line); border-radius:var(--radius);
  padding:clamp(2rem,4vw,2.6rem) 1.6rem;
  opacity:0; transform:translateY(10px);
  transition:opacity .35s ease, transform .35s ease;
}
.form-thanks.is-visible{ opacity:1; transform:translateY(0); }
.form-thanks:focus{ outline:none; }
.form-thanks-close{
  position:absolute; top:.6rem; right:.7rem; width:2rem; height:2rem;
  display:inline-flex; align-items:center; justify-content:center;
  background:none; border:0; border-radius:50%; font-size:1.5rem; line-height:1;
  color:var(--slate); cursor:pointer; transition:background .15s ease, color .15s ease;
}
.form-thanks-close:hover{ background:rgba(23,21,16,.08); color:var(--ink); }
.form-thanks-icon{
  width:50px; height:50px; margin:0 auto 1rem; border-radius:50%;
  background:var(--gold); color:var(--ink);
  display:flex; align-items:center; justify-content:center;
}
.form-thanks-title{ font-family:var(--font-display); font-weight:400; font-size:1.35rem; margin:0 0 .5rem; color:var(--ink); }
.form-thanks-msg{ margin:0; color:var(--slate); font-size:.98rem; line-height:1.55; }

/* =============================================================
   FOOTER
============================================================= */
.site-footer{ background:var(--ink); color:#c9c2b2; padding:3rem 0 2.4rem; font-size:.9rem; }
.footer-grid{ display:grid; grid-template-columns:1.1fr .55fr .8fr 1.25fr; gap:2.2rem; }
.brand-foot{ display:flex; align-items:center; gap:.6rem; color:var(--white); font-family:var(--font-display); font-size:1.15rem; }
.site-footer nav{ display:flex; flex-direction:column; gap:.45rem; }
.site-footer a{ color:#c9c2b2; text-decoration:none; }
.site-footer a:hover{ color:var(--gold); }
.footer-social a{ font-weight:700; }
.footer-guides h3{ font-size:.72rem; font-family:var(--font-body); font-weight:800; letter-spacing:.16em; text-transform:uppercase; color:var(--gold); margin:0 0 .6rem; }
.footer-guides h3 + h3{ margin-top:1.1rem; }
.footer-guides a{ display:block; font-size:.82rem; padding:.16rem 0; }
.footer-legal{ font-size:.8rem; color:#9a927f; }
.footer-legal em{ font-style:normal; color:var(--gold); }
.eho{ display:flex; gap:.6rem; align-items:flex-start; }
.eho-mark{ width:26px; height:26px; fill:#9a927f; flex-shrink:0; }

/* =============================================================
   FLOATING FAB + MODAL
============================================================= */
.fab{
  position:fixed; right:clamp(.9rem,3vw,1.6rem); bottom:clamp(.9rem,3vw,1.6rem); z-index:90;
  display:inline-flex; align-items:center; gap:.55rem;
  background:var(--ink); color:var(--gold);
  font:800 .92rem var(--font-body);
  border:1.5px solid var(--gold); border-radius:999px; padding:.85rem 1.3rem; cursor:pointer;
  box-shadow:0 12px 30px -10px rgba(23,21,16,.5);
  transition:transform .15s ease, background .15s ease, color .15s ease;
}
.fab:hover{ transform:translateY(-2px); background:var(--gold); color:var(--ink); }
.fab .ic{ fill:currentColor; }

.modal{ position:fixed; inset:0; z-index:150; display:grid; place-items:center; padding:1rem; }
.modal[hidden]{ display:none; }
.modal-backdrop{ position:absolute; inset:0; background:rgba(23,21,16,.72); backdrop-filter:blur(3px); }
.modal-card{
  position:relative; width:min(480px, 100%); max-height:92vh; overflow:auto;
  background:var(--white); border-radius:var(--radius); padding:2rem 1.8rem 1.6rem;
  box-shadow:0 30px 80px -20px rgba(0,0,0,.55);
  border-top:4px solid; border-image:var(--seam) 1;
}
.modal-close{ position:absolute; top:.7rem; right:.9rem; background:none; border:0; font-size:1.7rem; line-height:1; cursor:pointer; color:var(--slate); }
.modal-close:hover{ color:var(--ink); }
.modal-heading{ font-size:1.55rem; }
.modal-sub{ color:var(--slate); font-size:.95rem; margin-bottom:1.4rem; }

/* =============================================================
   CHILD PAGES (buy/sell region guides)
============================================================= */
.page-hero{
  background:
    radial-gradient(900px 420px at 90% -12%, rgba(200,162,75,.16), transparent 60%),
    var(--paper);
  padding:clamp(2.6rem,6vw,4.2rem) 0 clamp(2rem,4vw,3rem);
  border-bottom:1px solid var(--line);
}
.breadcrumbs{ font-size:.78rem; color:var(--slate); margin:0 0 1.1rem; }
.breadcrumbs a{ color:var(--gold-ink); text-decoration:none; font-weight:700; }
.breadcrumbs a:hover{ color:var(--gold-deep); }
.page-hero .lede{ margin-top:.4rem; }
.article{ max-width:820px; margin-inline:auto; padding:clamp(2.4rem,5vw,3.6rem) clamp(1.1rem,4vw,2rem); }
.article h2{ font-size:clamp(1.5rem,2.6vw,1.95rem); margin-top:2.2rem; }
.article h3{ font-size:1.12rem; margin-top:1.5rem; }
.article ul{ padding-left:1.2rem; }
.cta-band{
  background:var(--ink); color:#e9e4d8; border-radius:var(--radius);
  padding:clamp(1.8rem,4vw,2.6rem); margin-top:2.6rem; text-align:center;
}
.cta-band h2{ color:var(--white); margin-top:0; }
.cta-band .cta-row{ justify-content:center; margin-bottom:.4rem; }
.cta-band .fine-print{ color:#9a927f; margin-bottom:0; }

/* =============================================================
   REVEAL ANIMATION
============================================================= */
.reveal{ opacity:0; transform:translateY(18px); transition:opacity .6s ease, transform .6s ease; }
.reveal.in{ opacity:1; transform:none; }
@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior:auto; }
  .reveal{ opacity:1; transform:none; transition:none; }
  .btn, .card, .market-card, .fab, .slide{ transition:none; }
}

/* =============================================================
   RESPONSIVE
============================================================= */
@media (max-width:1020px){
  .card-grid.five{ grid-template-columns:repeat(3,1fr); }
  .card-grid.four{ grid-template-columns:repeat(2,1fr); }
  .route{ grid-template-columns:repeat(2,1fr); gap:2rem 1.4rem; }
  .route::before{ display:none; }
  .footer-grid{ grid-template-columns:1fr 1fr; }
}
@media (max-width:860px){
  .hero-grid{ grid-template-columns:1fr; }
  .hero-slider{ max-width:460px; }
  .about-grid, .contact-grid{ grid-template-columns:1fr; }
  .about-photo{ max-width:460px; }
  .split{ grid-template-columns:1fr; }
  .card-grid.three{ grid-template-columns:1fr; }

  .site-nav{
    position:fixed; inset:68px 0 auto 0; z-index:99;
    flex-direction:column; gap:0; background:var(--paper);
    border-bottom:1px solid var(--line); box-shadow:0 20px 40px -20px rgba(23,21,16,.3);
    max-height:0; overflow:hidden; transition:max-height .25s ease;
  }
  .site-nav.open{ max-height:60vh; }
  .site-nav a{ padding:.9rem clamp(1.1rem,4vw,2rem); border-bottom:1px solid var(--line); }
  .nav-toggle{ display:block; }
  .header-actions .btn{ display:none; }
}
@media (max-width:640px){
  .card-grid.five, .card-grid.four{ grid-template-columns:1fr; }
  .route{ grid-template-columns:1fr; }
  .stat-strip{ grid-template-columns:repeat(2,1fr); }
  .field-row{ grid-template-columns:1fr; }
  .stateline-track{ max-width:80px; }
  .fab{ padding:.8rem 1rem; font-size:.85rem; }
  .footer-grid{ grid-template-columns:1fr; }
}