/* Homes with Ka — styles.css (no build step)
   v6 (Ka picked design option A): Ka's red + black. Warm ivory and blush sections alternate,
   charcoal bands for the trust bar, call-to-action, quiz and footer, Glenn D. Mitchel red accents.
   Bright photos from Ka's listings supply the color. No plain-white page backgrounds.
   Playfair Display headings + Inter body. All text colors meet WCAG AA on their backgrounds. */
:root{
  --red:#c4262c; --red-dk:#a51e24;          /* Glenn D. Mitchel red, AA-safe for text & buttons */
  --red-bright:#ff3f43;                      /* brand red, decorative only (rules, marks) */
  --ink:#1a1a1a; --text:#333333; --muted:#5f5f5f;
  --white:#ffffff;                           /* cards only */
  --ivory:#f6f1e9; --blush:#f8ebe8;          /* page sections, alternating */
  --light:#f6f1e9;                           /* small tinted fills */
  --dark:#1f1d1b;                            /* charcoal: trust bar, dark bands, footer */
  --line:#eadfd2; --line-strong:#d3c6b8;
  --radius:6px; --radius-sm:4px;
  --shadow:0 12px 32px rgba(0,0,0,.10);
  --max:1240px;
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
html{background:var(--ivory)}
body{margin:0;font-family:var(--sans);color:var(--text);background:transparent;line-height:1.65;font-size:16px}
img{max-width:100%;height:auto;display:block}
a{color:var(--red);text-underline-offset:3px}
a:hover{color:var(--red-dk)}
h1,h2,h3{font-family:var(--serif);font-weight:500;color:var(--ink);line-height:1.18;margin:0 0 .55em;letter-spacing:-.005em}
h1{font-size:clamp(36px,5vw,62px)}
h2{font-size:clamp(28px,3.3vw,44px)}
h3{font-size:21px;line-height:1.3}
p{margin:0 0 1em}
.container{width:min(var(--max),90%);margin-inline:auto}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:.6rem 1rem;z-index:100}
.skip:focus{left:1rem;top:1rem}
:focus-visible{outline:3px solid var(--red-bright);outline-offset:3px}
.eyebrow{display:flex;align-items:center;gap:12px;font-family:var(--sans);font-weight:600;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--red);margin:0 0 14px}
.eyebrow::before{content:"";width:28px;height:2px;background:var(--red-bright);flex:none}
.center .eyebrow,.section-head.center .eyebrow,.center-text .eyebrow{justify-content:center}
.eyebrow.light{color:#fff}
.lead{font-size:18px;color:var(--muted)}
.center{text-align:center}
.mt-0{margin-top:0}
.note{font-size:13px;color:var(--muted)}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:14px 28px;border-radius:var(--radius-sm);font-family:var(--sans);font-weight:600;font-size:14px;letter-spacing:.05em;text-transform:uppercase;text-decoration:none;border:1.5px solid transparent;cursor:pointer;line-height:1.2;transition:background .2s ease,color .2s ease,border-color .2s ease}
.btn svg{display:none}
.btn-red,.btn-accent{background:var(--red);border-color:var(--red);color:#fff}
.btn-red:hover,.btn-accent:hover{background:var(--red-dk);border-color:var(--red-dk);color:#fff}
.btn-dark{background:var(--ink);border-color:var(--ink);color:#fff}
.btn-dark:hover{background:#000;color:#fff}
.btn-outline{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-outline:hover{background:var(--ink);color:#fff}
.btn-light,.btn-solid-light{background:#fff;border-color:#fff;color:var(--ink)}
.btn-light:hover,.btn-solid-light:hover{background:var(--red);border-color:var(--red);color:#fff}
.btn-outline-light{border-color:#fff;color:#fff;background:transparent}
.btn-outline-light:hover{background:#fff;color:var(--ink)}
.btn-row{display:flex;flex-wrap:wrap;gap:12px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(246,241,233,.97);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line)}
.site-header::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:var(--red-bright)}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;min-height:76px}
.brand{display:flex;flex-direction:column;text-decoration:none;color:var(--ink);line-height:1}
.brand-name{font-family:var(--serif);font-weight:500;font-size:25px;letter-spacing:.05em;text-transform:uppercase;color:var(--ink)}
.brand-sub{display:block;font-family:var(--sans);font-size:10.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:6px}
.nav-toggle{display:inline-flex;align-items:center;gap:.4rem;background:none;border:1.5px solid var(--ink);border-radius:var(--radius-sm);padding:9px 14px;font:600 12px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--ink);cursor:pointer}
.nav-toggle svg{width:16px;height:16px}
.site-nav{display:none}
.site-nav.open{display:block;position:absolute;left:0;right:0;top:100%;background:var(--ivory);border-top:1px solid var(--line);box-shadow:var(--shadow)}
.site-nav ul{list-style:none;margin:0;padding:8px 5% 20px}
.site-nav a{display:block;padding:13px 0;text-decoration:none;color:var(--ink);font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid var(--line)}
.site-nav a[aria-current="page"]{color:var(--red)}
.header-call{display:none}
@media (min-width:1100px){
  .nav-toggle{display:none}
  .site-nav,.site-nav.open{display:block;position:static;box-shadow:none;border:0;background:none}
  .site-nav ul{display:flex;gap:20px;padding:0}
  .site-nav a{border:0;padding:6px 0;font-size:12px;letter-spacing:.06em;position:relative}
  .site-nav a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--red-bright);transform:scaleX(0);transform-origin:left;transition:transform .25s ease}
  .site-nav a:hover::after,.site-nav a[aria-current="page"]::after{transform:scaleX(1)}
  .site-nav a:hover{color:var(--ink)}
  .header-call{display:inline-flex;padding:10px 18px;font-size:12px}
}
@media (min-width:1100px) and (max-width:1240px){.site-nav ul{gap:15px}.site-nav a{font-size:11.5px;letter-spacing:.04em}}

/* Photo credit tag (bottom-right of photo areas) */
.photo-credit{position:absolute;left:14px;bottom:12px;z-index:2;margin:0;font-size:11px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:#fff;background:rgba(0,0,0,.62);padding:5px 10px;border-radius:var(--radius-sm)}

/* Fixed landscape layer (v6): one of Ka's listing photos stays put behind the page while content
   scrolls over it. A position:fixed element (not background-attachment:fixed, which iOS Safari
   ignores). Ivory/blush content panels stay opaque; the hero, trust bar and the gaps around the
   call-to-action and brokerage cards let it show through. No motion, so nothing to reduce. */
.page-bg{position:fixed;left:0;top:0;width:100%;height:100vh;height:100lvh;z-index:-1;pointer-events:none;background:var(--dark)}
.page-bg-img,.page-bg-img img{position:absolute;inset:0;width:100%;height:100%}
.page-bg-img img{object-fit:cover;object-position:50% 45%}
.page-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(120,72,48,.14) 0%,rgba(60,36,26,.22) 100%)}
.section-tight{background:transparent}
.section-tight .container{position:relative}
/* Hero (v6, design option A): full-bleed listing photo, soft dark fade on the left,
   white text on the photo, Ka's cut-out standing bottom-right */
.hero{position:relative;overflow:hidden;color:#fff;background:transparent;border-bottom:4px solid var(--red)}
.hero::after{content:"";position:absolute;inset:0;pointer-events:none;background:linear-gradient(180deg,rgba(20,18,17,.7) 0%,rgba(20,18,17,.58) 55%,rgba(20,18,17,.25) 100%)}
.hero-inner{position:relative;z-index:2;padding:48px 0 0}
.hero .eyebrow{color:#fff}
.hero h1{color:#fff;font-size:clamp(46px,6vw,78px);line-height:1;margin:0 0 12px;text-transform:uppercase;letter-spacing:.02em;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero .creds{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.9);margin:0 0 18px}
.hero-lede{font-size:16.5px;line-height:1.7;color:rgba(255,255,255,.95);margin:0 0 26px;max-width:540px}
.hero-meta{list-style:none;padding:0;margin:24px 0 0;display:flex;flex-wrap:wrap;gap:8px 20px;font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:#fff}
.hero-meta li{display:flex;align-items:center;gap:8px}
.hero-meta a{color:#fff;text-decoration:none;border-bottom:1px solid currentColor}
.hero-meta a:hover{color:#fff;border-color:var(--red-bright)}
.hero-meta .dot{width:8px;height:8px;border-radius:50%;background:var(--red-bright);flex:none}
.cutout img{width:100%;height:auto;display:block}
.hero .cutout{position:relative;z-index:1;display:block;width:82%;max-width:380px;margin:20px -4% 0 auto;filter:drop-shadow(0 12px 28px rgba(0,0,0,.35))}
.hero .photo-credit{z-index:3}
@media (min-width:900px){
  .hero{min-height:680px;display:flex;align-items:center}
  .hero::after{background:linear-gradient(90deg,rgba(20,18,17,.8) 0%,rgba(20,18,17,.68) 36%,rgba(20,18,17,.3) 58%,rgba(20,18,17,0) 74%)}
  .hero-inner{padding:80px 0 90px;width:min(var(--max),90%)}
  .hero-copy{max-width:560px}
  .hero .cutout{position:absolute;right:max(2vw,calc((100vw - var(--max))/2 - 30px));bottom:0;width:auto;max-width:none;height:92%;margin:0}
  .hero .cutout img{height:100%;width:auto}
}

/* Full-width photo bands */
.photo-band{position:relative;overflow:hidden;min-height:440px;display:flex;align-items:center;color:#fff;background:var(--light)}
.photo-band-img,.photo-band-img img{position:absolute;inset:0;width:100%;height:100%}
.photo-band-img img{object-fit:cover;object-position:50% 50%}
.photo-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,18,17,.74) 0%,rgba(20,18,17,.56) 40%,rgba(20,18,17,.16) 70%,rgba(20,18,17,0) 86%)}
.photo-band-inner{position:relative;z-index:1;padding:72px 0}
.photo-band-text{max-width:520px}
.photo-band h2{color:#fff;text-shadow:0 2px 18px rgba(0,0,0,.35)}
.photo-band p{font-size:18px;line-height:1.6;color:#fff;text-shadow:0 1px 12px rgba(0,0,0,.45);margin-bottom:24px}
@media (max-width:699px){.photo-band{min-height:380px}.photo-band::after{background:linear-gradient(180deg,rgba(20,18,17,.48) 0%,rgba(20,18,17,.72) 100%)}.photo-band-inner{padding:110px 0 64px}}

/* Sections: ivory / blush alternate (set by tools/build-pages.py) */
.section{padding:clamp(64px,8vw,104px) 0;background:var(--ivory)}
.section-alt{background:var(--blush)}
.section-tight{padding:clamp(56px,7vw,96px) 0}
.section-dark{background:var(--dark);color:rgba(255,255,255,.88)}
.section-dark h2,.section-dark h3{color:#fff}
.section-dark .lead{color:rgba(255,255,255,.8)}
.section-dark a:not(.btn){color:#fff}
.section-dark .eyebrow{color:#fff}
.section-head{max-width:760px;margin-bottom:44px}
.section-head.center{margin-inline:auto;text-align:center}
/* Inner-page banner (v6): listing photo, soft dark fade, white title */
.page-hero{position:relative;overflow:hidden;padding:64px 0 60px;color:#fff;background:var(--dark);border-bottom:4px solid var(--red)}
.page-hero-bg,.page-hero-bg img{position:absolute;inset:0;width:100%;height:100%}
.page-hero-bg img{object-fit:cover;object-position:50% 50%}
.page-hero::after{content:"";position:absolute;inset:0;pointer-events:none;background:linear-gradient(180deg,rgba(20,18,17,.72) 0%,rgba(20,18,17,.62) 100%)}
.page-hero-inner{position:relative;z-index:2}
.page-hero p{max-width:640px}
.page-hero h1{font-size:clamp(32px,4.4vw,54px);color:#fff;max-width:820px;text-shadow:0 2px 20px rgba(0,0,0,.25)}
.page-hero .eyebrow{color:#fff}
.page-hero .lead{color:rgba(255,255,255,.95)}
.page-hero .crumbs,.page-hero .crumbs a{color:rgba(255,255,255,.88)}
.page-hero .crumbs a:hover{color:#fff;text-decoration:underline}
.page-hero .photo-credit{z-index:3;left:auto;right:14px}
@media (min-width:900px){
  .page-hero{padding:96px 0 92px;min-height:420px;display:flex;align-items:center}
  .page-hero-inner{width:min(var(--max),90%)}
  .page-hero::after{background:linear-gradient(90deg,rgba(20,18,17,.8) 0%,rgba(20,18,17,.66) 40%,rgba(20,18,17,.3) 66%,rgba(20,18,17,.08) 84%)}
}
.crumbs{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:18px}
.crumbs a{color:var(--muted);text-decoration:none}
.crumbs a:hover{color:var(--red)}

.grid{display:grid;gap:24px}
@media (min-width:700px){.grid-2{grid-template-columns:repeat(2,1fr)}.grid-3{grid-template-columns:repeat(2,1fr)}.grid-4{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.grid-3{grid-template-columns:repeat(3,1fr)}.grid-4{grid-template-columns:repeat(4,1fr)}}

.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px 28px}
.card p:last-child{margin-bottom:0}
.card h3{font-size:20px}
.card .icon{width:52px;height:52px;border-radius:50%;display:grid;place-items:center;background:var(--blush);color:var(--red);margin-bottom:18px;border:1px solid var(--line)}
.section-alt .card .icon{background:var(--ivory)}
.card .icon svg{width:24px;height:24px}
.card a.more{font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;text-decoration:none;color:var(--red)}
.card a.more:hover{color:var(--red-dk)}
.card-dark{background:rgba(255,255,255,.06);color:rgba(255,255,255,.86);border-color:rgba(255,255,255,.16)}
.card-dark .icon{background:rgba(255,255,255,.1);color:#fff;border-color:transparent}
.section-dark .quiz-card h3,.section-dark .card:not(.card-dark) h3{color:var(--ink)}
.section-dark .card:not(.card-dark){color:var(--text)}
.section-dark .card:not(.card-dark) a:not(.btn){color:var(--red)}
.bc-cards{margin-top:56px}
.bc-cards .card{padding:24px 22px}
.bc-cards .card h3{font-size:18px}
.pill-list{display:flex;flex-wrap:wrap;gap:10px;list-style:none;padding:0;margin:0}
.pill-list li a,.pill-list li span{display:inline-block;padding:9px 16px;border:1px solid var(--line-strong);border-radius:var(--radius-sm);background:#fff;text-decoration:none;color:var(--ink);font-size:13px;font-weight:600;letter-spacing:.04em}
.pill-list li a:hover{border-color:var(--red);color:var(--red)}

.split{display:grid;gap:40px;align-items:center}
@media (min-width:900px){.split{grid-template-columns:1fr 1fr;gap:72px}.split.wide-left{grid-template-columns:1.2fr .8fr}}
.split.wide-left{align-items:start}
.image-card{margin:0;position:relative}
.image-card img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow)}
.image-card figcaption{position:absolute;left:14px;bottom:14px;background:rgba(255,255,255,.95);color:var(--ink);font-size:11.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:6px 11px;border-radius:var(--radius-sm)}

.check-list{list-style:none;padding:0;margin:0 0 1.4rem;display:grid;gap:12px}
.check-list li{position:relative;padding-left:30px}
.check-list li::before{content:"";position:absolute;left:2px;top:.45em;width:14px;height:7px;border-left:2px solid var(--red);border-bottom:2px solid var(--red);transform:rotate(-45deg)}
.section-dark .check-list li::before{border-color:#fff}

.steps{counter-reset:step;list-style:none;padding:0;margin:0;display:grid;gap:14px}
.steps li{counter-increment:step;position:relative;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px 22px 22px 84px}
.steps li::before{content:counter(step,decimal-leading-zero);position:absolute;left:24px;top:20px;font-family:var(--serif);font-size:30px;line-height:1;color:var(--red)}
.steps h3{font-size:18px;margin-bottom:6px}
.steps p{margin:0;color:var(--muted)}

.quote{font-family:var(--serif);font-size:clamp(22px,2.6vw,30px);line-height:1.35;font-style:italic;margin:0;color:var(--ink)}
.section-dark .quote{color:#fff}
.callout{border-left:3px solid var(--red-bright);background:#fff;border-radius:0 var(--radius) var(--radius) 0;padding:22px 26px}

.cta-band{background:var(--dark);color:rgba(255,255,255,.86);border-radius:var(--radius);padding:44px 32px;display:grid;gap:24px;align-items:center;position:relative;overflow:hidden;border-top:3px solid var(--red-bright)}
.cta-band h2{color:#fff;margin-bottom:8px;font-size:clamp(26px,2.8vw,38px)}
.cta-band p{margin:0}
.cta-band .btn-light{background:var(--red);border-color:var(--red);color:#fff}
.cta-band .btn-light:hover{background:var(--red-dk);border-color:var(--red-dk)}
.cta-band .btn-dark,.cta-band .btn-outline{background:transparent;border-color:#fff;color:#fff}
.cta-band .btn-dark:hover,.cta-band .btn-outline:hover{background:#fff;color:var(--ink)}
@media (min-width:900px){.cta-band{grid-template-columns:1.4fr 1fr;padding:52px 60px}.cta-band .btn-row{justify-content:flex-end}}

/* About portrait (v6): Ka's cut-out standing in front of a listing photo, same look as the home hero */
.about-portrait{position:relative;overflow:hidden;aspect-ratio:4/5;max-width:440px;width:100%;border-radius:var(--radius);background:var(--dark);border-bottom:4px solid var(--red);box-shadow:var(--shadow)}
.about-portrait-bg,.about-portrait-bg img{position:absolute;inset:0;width:100%;height:100%}
.about-portrait-bg img{object-fit:cover;object-position:30% 50%}
.about-portrait::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,17,.05) 40%,rgba(20,18,17,.35) 100%)}
.about-portrait .cutout{position:absolute;z-index:1;left:50%;bottom:0;width:96%;transform:translateX(-50%);filter:drop-shadow(0 10px 24px rgba(0,0,0,.35))}
.photo-card{border-radius:var(--radius);padding:10px;background:#fff;box-shadow:var(--shadow);aspect-ratio:4/5;max-width:440px;border:1px solid var(--line)}
.photo-card img{width:100%;height:100%;object-fit:cover;object-position:50% 20%;border-radius:3px}

.area-card h3{display:flex;align-items:center;gap:.5rem}
.area-card .county{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.area-anchor{scroll-margin-top:100px}

/* Forms */
.form-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red-bright);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow)}
@media (min-width:700px){.form-card{padding:42px}}
.form-card h2,.form-card h3{margin-top:0}
.form-grid{display:grid;gap:14px}
@media (min-width:640px){.form-grid.two{grid-template-columns:1fr 1fr}.form-grid .full{grid-column:1/-1}}
.field label,.field legend{display:block;font-weight:600;font-size:13px;letter-spacing:.03em;color:var(--ink);margin-bottom:6px}
.field .opt{font-weight:400;color:var(--muted);font-size:12px}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:15px;padding:12px 14px;border:1px solid var(--line-strong);border-radius:var(--radius-sm);background:#fff;color:var(--ink)}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--ink);box-shadow:0 0 0 3px rgba(26,26,26,.12)}
.field fieldset{border:0;padding:0;margin:0}
.choice-row{display:flex;flex-wrap:wrap;gap:8px}
.choice-row label{display:inline-flex;align-items:center;gap:8px;font-size:14px;font-weight:500;padding:9px 14px;border:1px solid var(--line-strong);border-radius:var(--radius-sm);cursor:pointer;margin:0;background:#fff;color:var(--text)}
.choice-row input{width:auto;accent-color:var(--red)}
.hp{position:absolute!important;left:-10000px!important;width:1px;height:1px;overflow:hidden}
.form-actions{margin-top:22px;display:flex;flex-direction:column;gap:12px}
.form-actions .btn{width:100%}
@media (min-width:640px){.form-actions .btn{width:auto;align-self:flex-start}}
.consent{font-size:12px;color:var(--muted);margin:0}
.form-status{display:none;padding:22px;margin-top:16px;border-left:3px solid;border-radius:0 var(--radius) var(--radius) 0;background:var(--light)}
.form-status.show{display:block}
.form-status.success{border-color:var(--ink)}
.form-status.fallback{border-color:var(--red)}
.form-status.error{border-color:var(--red)}
.form-status h3{margin-bottom:6px;font-size:19px}
.form-done .form-body{display:none}

/* Footer */
.site-footer{background:var(--dark);color:rgba(255,255,255,.84);padding:72px 0 110px;font-size:14px;border-top:3px solid var(--red-bright)}
@media (min-width:1100px){.site-footer{padding-bottom:40px}}
.site-footer a{color:#fff}
.footer-grid{display:grid;gap:36px}
@media (min-width:800px){.footer-grid{grid-template-columns:1.4fr 1fr 1fr}}
.site-footer h2{font-size:17px;color:#fff;font-family:var(--serif);font-weight:500;letter-spacing:.02em;margin-bottom:14px}
.site-footer ul{list-style:none;padding:0;margin:0;display:grid;gap:8px}
.site-footer ul a{text-decoration:none;font-size:12px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.site-footer ul a:hover{text-decoration:underline;color:#fff}
.brand-footer{margin-bottom:16px}
.brand-footer .brand-name{color:#fff}
.brand-footer .brand-sub{color:rgba(255,255,255,.72)}
.site-footer .btn{padding:10px 18px;font-size:12px}
.site-footer .btn-light{background:transparent;border-color:rgba(255,255,255,.8);color:#fff}
.site-footer .btn-light:hover{background:#fff;color:var(--ink)}
.site-footer .btn-red{color:#fff}
.legal{border-top:1px solid rgba(255,255,255,.16);margin-top:44px;padding-top:26px;display:grid;gap:14px;font-size:12.5px;color:rgba(255,255,255,.74)}
.legal a,.legal strong{color:#fff}
.eho{display:flex;align-items:center;gap:14px;color:#fff}
.eho svg{width:44px;height:44px;flex:none;color:#fff}
.broker-line{display:flex;flex-wrap:wrap;align-items:center;gap:14px 24px}
.broker-line img{width:160px;height:auto}

/* Sticky mobile contact bar */
.contact-bar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:repeat(3,1fr);background:var(--ink);padding-bottom:env(safe-area-inset-bottom)}
.contact-bar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;padding:10px 4px;color:#fff;text-decoration:none;font-weight:600;font-size:11px;letter-spacing:.1em;text-transform:uppercase}
.contact-bar a+a{border-left:1px solid rgba(255,255,255,.16)}
.contact-bar a.primary{background:var(--red)}
.contact-bar svg{width:18px;height:18px}
@media (min-width:1100px){.contact-bar{display:none}}

/* Desktop floating contact */
.contact-float{display:none}
@media (min-width:1100px){
  .contact-float{display:flex;flex-direction:column;gap:8px;position:fixed;right:18px;bottom:18px;z-index:60}
  .contact-float a{width:50px;height:50px;border-radius:50%;display:grid;place-items:center;background:var(--ink);color:#fff;box-shadow:0 6px 18px rgba(0,0,0,.2);border:1.5px solid rgba(255,255,255,.75)}
  .contact-float a.primary{background:var(--red)}
  .contact-float a:hover{background:var(--red-dk)}
  .contact-float svg{width:20px;height:20px}
}

.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0}
@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}

/* Quick-to-respond label */
.quick-pill{display:inline-flex;align-items:center;gap:8px;color:var(--ink);font-weight:600;font-size:12px;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--line-strong);border-radius:var(--radius-sm);padding:7px 12px;margin:0 0 14px}
.quick-pill .dot{width:8px;height:8px;border-radius:50%;background:var(--red-bright);flex:none}

/* Highlights strip */
.trust-bar{background:rgba(31,29,27,.84);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}
.trust-bar ul{list-style:none;margin:0;padding:34px 0;display:grid;grid-template-columns:repeat(2,1fr);gap:22px 20px}
.trust-bar li{display:flex;flex-direction:column;line-height:1.35;position:relative}
.trust-bar strong{font-family:var(--serif);font-weight:500;font-size:24px;color:#fff}
.trust-bar strong::after{content:"";display:block;width:28px;height:2px;background:var(--red-bright);margin:8px 0 2px}
.trust-bar span{font-size:13px;color:rgba(255,255,255,.8);margin-top:4px}
@media (min-width:900px){
  .trust-bar ul{grid-template-columns:repeat(4,1fr);padding:40px 0}
  .trust-bar li{border-left:1px solid rgba(255,255,255,.18);padding-left:22px}
  .trust-bar li:first-child{border-left:0;padding-left:0}
}

/* "Pick your path" tiles */
.path-grid{display:grid;gap:18px}
@media (min-width:700px){.path-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1000px){.path-grid{grid-template-columns:repeat(3,1fr)}}
.path-tile{display:flex;gap:18px;align-items:flex-start;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px 22px;text-decoration:none;color:var(--text);transition:border-color .2s ease,box-shadow .2s ease}
.path-tile:hover{border-color:var(--ink);box-shadow:var(--shadow);color:var(--text)}
.path-tile .icon{width:50px;height:50px;border-radius:50%;display:grid;place-items:center;background:var(--ink);color:#fff;flex:none}
.path-tile:hover .icon{background:var(--red)}
.path-tile .icon svg{width:24px;height:24px}
.path-tile strong{display:block;font-family:var(--serif);font-weight:500;font-size:19px;line-height:1.3;color:var(--ink);margin-bottom:6px}
.path-tile span span{display:block;color:var(--muted);font-size:14.5px;line-height:1.5}
.path-tile .arrow{margin-left:auto;color:var(--red);font-size:18px}

/* Reviews */
.review-grid{display:grid;gap:24px}
@media (min-width:800px){.review-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1100px){.review-grid{grid-template-columns:repeat(3,1fr)}}
.review{margin:0;display:flex;flex-direction:column;gap:14px;position:relative;padding-top:62px}
.review::before{content:"“";position:absolute;left:26px;top:12px;font-family:var(--serif);font-size:72px;line-height:1;color:var(--red-bright)}
.review blockquote{margin:0}
.review blockquote p{margin:0;font-size:15.5px;line-height:1.7}
.review figcaption{margin-top:auto;display:flex;flex-direction:column;font-size:14px;font-weight:600;color:var(--ink);border-top:1px solid var(--line);padding-top:14px}
.review figcaption span{color:var(--muted);font-size:12.5px;font-weight:400}
.stars{color:var(--red);letter-spacing:.14em;font-size:15px}

/* Brokerage strip */
.brokerage-strip .container{display:flex;flex-direction:column;align-items:center;gap:20px;text-align:center;border-radius:var(--radius);background:#fff;padding:32px;border:1px solid var(--line)}
.brokerage-strip img{width:190px;height:auto}
.brokerage-strip p{margin:0;max-width:760px}
.brokerage-strip .note{display:block;margin-top:6px}
@media (min-width:800px){.brokerage-strip .container{flex-direction:row;text-align:left;gap:40px;padding:32px 44px}}

/* FAQ */
.faq{margin-bottom:10px;padding:18px 22px;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.faq summary{cursor:pointer;font-weight:600;color:var(--ink);font-size:16px;list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:22px;line-height:1;color:var(--red);flex:none}
.faq[open] summary::after{content:"–"}
.faq p{margin:12px 0 0;color:var(--muted)}

/* Listings */
.listing-grid{display:grid;gap:22px}
@media (min-width:640px){.listing-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1050px){.listing-grid{grid-template-columns:repeat(4,1fr)}}
.listing{padding:0;overflow:hidden;display:flex;flex-direction:column}
.listing-photo{position:relative;display:block;aspect-ratio:8/5;background:var(--light)}
.listing-photo img{width:100%;height:100%;object-fit:cover}
.listing-tag{position:absolute;left:12px;top:12px;background:var(--red);color:#fff;font-size:11px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:6px 10px;border-radius:var(--radius-sm)}
.listing-body{padding:18px 20px 22px;display:flex;flex-direction:column;flex:1}
.listing-price{font-family:var(--serif);font-weight:500;font-size:25px;color:var(--ink);margin:0}
.listing h3{font-size:14.5px;margin:4px 0 0;font-family:var(--sans);font-weight:600;letter-spacing:.01em}
.listing-city{color:var(--muted);font-size:13px;margin:0 0 8px}
.listing-facts{font-size:14px;margin:0 0 14px}
.listing-links{margin:auto 0 0;font-size:12px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.listing-links a{color:var(--red);text-decoration:none}

/* Area quiz */
.quiz-card{color:var(--text)}
.quiz-card fieldset{border:0;padding:0;margin:0 0 18px}
.quiz-card legend{font-weight:600;color:var(--ink);margin-bottom:8px}
.quiz-card .choice-row label{font-size:14px}
.quiz-result{display:none;margin-top:20px;border-top:1px solid var(--line);padding-top:18px}
.quiz-result.show{display:block}
.quiz-result ol{padding-left:1.2rem}

@media (max-width:699px){
  .section-dark .grid-2{grid-template-columns:1fr 1fr;gap:12px}
  .section-dark .grid-2 .card{padding:18px 14px}
  .section-dark .grid-2 .card .icon{width:38px;height:38px;margin-bottom:10px}
  .section-dark .grid-2 .card .icon svg{width:19px;height:19px}
  .section-dark .grid-2 .card h3{font-size:15px}
  .section-dark .grid-2 .card p{font-size:13px;line-height:1.5}
  .bc-cards{grid-template-columns:1fr 1fr;gap:12px;margin-top:36px}
  .bc-cards .card{padding:18px 14px}
  .bc-cards .card .icon{width:38px;height:38px;margin-bottom:10px}
  .bc-cards .card h3{font-size:15px}
  .bc-cards .card p{font-size:13px;line-height:1.5}
}
@media (max-width:639px){
  .listing-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:16px;padding:4px 5% 16px;margin:0 -5.6%;-webkit-overflow-scrolling:touch}
  .listing-grid .listing{flex:0 0 82%;scroll-snap-align:start}
  .listings-page .listing-grid{display:grid;overflow:visible;margin:0;padding:0}
}
@media (max-width:699px){.photo-credit{font-size:9.5px;letter-spacing:.06em;left:10px;bottom:8px;padding:4px 8px;max-width:calc(100% - 20px)}}