/* ============================================
   FIRST COAST LIVING — Brand Design System
   Modern Coastal Florida
   ============================================ */
:root {
  /* Brand palette sampled directly from the Beaches to River logo
     (images/logo-vertical.png). This replaces the ocean-blue palette in the
     original brief — the real mark is deep teal, sun orange, and sky blue,
     and matching the logo matters more than matching a spec written before
     anyone had seen it. */
  --ocean: #0C4848;      /* Logo deep teal — brand, nav, headings, primary buttons */
  --teal: #2A9D8F;       /* Coastal teal — links, secondary CTAs */
  --sun: #F0840C;        /* Logo sun orange — accents, badges, highlights */
  --seaglass: #78CCE4;   /* Logo wave blue */
  --sand: #F4E9D8;       /* Sand beige — section backgrounds, tags */
  --white: #FFFFFF;
  --navy: #08383A;       /* Deepened brand teal — footer, dark surfaces */

  /* Secondary accents (use sparingly) */
  --coral: #F4A261;
  --palm: #5C946E;

  --ink: #143C3C;
  --muted: #5b7070;
  --line: #e8dfd0;
  --sand-soft: #faf5ec;
  --radius: 14px;
  --shadow: 0 8px 28px rgba(12, 72, 72, 0.10);
  --font-head: 'Montserrat', -apple-system, 'Segoe UI', Helvetica, Arial, sans-serif;
  --font-body: 'Inter', -apple-system, 'Segoe UI', Helvetica, Arial, sans-serif;
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { font-family: var(--font-body); color: var(--ink); background: var(--white); line-height: 1.65; }
img { max-width: 100%; display: block; }
a { color: var(--teal); text-decoration: none; }
a:hover { text-decoration: underline; }

.container { max-width: 1180px; margin: 0 auto; padding: 0 24px; }

h1, h2, h3 { font-family: var(--font-head); color: var(--ocean); line-height: 1.18; font-weight: 700; }
h1 { font-size: clamp(2rem, 5vw, 3.3rem); letter-spacing: -0.02em; }
h2 { font-size: clamp(1.5rem, 3.5vw, 2.15rem); letter-spacing: -0.01em; }
h3 { font-size: 1.15rem; font-weight: 600; }

.section { padding: 88px 0; }
.section-alt { background: var(--sand-soft); }
.section-head { text-align: center; max-width: 700px; margin: 0 auto 52px; }
.section-head p { color: var(--muted); margin-top: 12px; }
.eyebrow {
  display: inline-block; font-family: var(--font-head); font-size: .74rem; letter-spacing: .22em;
  text-transform: uppercase; color: var(--teal); font-weight: 600; margin-bottom: 12px;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-block; padding: 13px 28px; border-radius: 999px; font-weight: 600;
  font-family: var(--font-head); font-size: .9rem; cursor: pointer; border: 2px solid transparent;
  transition: all .2s ease; text-decoration: none !important; letter-spacing: .01em;
}
/* Primary: Ocean Blue → hover Coastal Teal */
.btn-primary, .btn-navy { background: var(--ocean); color: var(--white); border-color: var(--ocean); }
.btn-primary:hover, .btn-navy:hover { background: var(--teal); border-color: var(--teal); }
/* Secondary: Coastal Teal → hover Ocean Blue */
.btn-gold { background: var(--teal); color: var(--white); border-color: var(--teal); }
.btn-gold:hover { background: var(--ocean); border-color: var(--ocean); }
/* Outline on dark heroes: white; on light: ocean */
.btn-outline { border-color: var(--white); color: var(--white); background: transparent; }
.btn-outline:hover { background: var(--white); color: var(--ocean); }
/* On ocean/navy surfaces the ocean-blue primary would vanish — invert it */
.hero .btn-primary, .cta-ribbon .btn-primary, .final-cta .btn-primary {
  background: var(--white); color: var(--ocean); border-color: var(--white);
}
.hero .btn-primary:hover, .cta-ribbon .btn-primary:hover, .final-cta .btn-primary:hover {
  background: var(--teal); color: var(--white); border-color: var(--teal);
}

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100; background: rgba(255,255,255,.97); border-bottom: 1px solid var(--line);
}
.header-inner { display: flex; align-items: center; gap: 28px; padding: 16px 24px; max-width: 1280px; margin: 0 auto; }
.logo { font-family: var(--font-head); font-size: 1.12rem; font-weight: 800; letter-spacing: .04em; text-transform: uppercase; color: var(--ocean); text-decoration: none !important; line-height: 1.15; }
.logo span { color: var(--teal); display: block; font-size: .58rem; letter-spacing: .26em; font-weight: 600; }
.main-nav { display: flex; gap: 24px; margin-left: auto; }
.main-nav a { color: var(--navy); font-family: var(--font-head); font-weight: 600; font-size: .88rem; text-decoration: none !important; }
.main-nav a:hover, .main-nav a.active { color: var(--teal); }
.header-ctas { display: flex; gap: 10px; }
.header-ctas .btn { padding: 10px 20px; font-size: .8rem; }
.nav-toggle { display: none; margin-left: auto; background: none; border: none; font-size: 1.6rem; color: var(--ocean); cursor: pointer; }

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 82vh; display: flex; align-items: center; justify-content: center;
  text-align: center; color: var(--white); overflow: hidden; background-color: var(--ocean);
  /* Add hero photography by dropping a file at images/hero-coast.jpg and
     restoring the url() layer below. Left out for now so the site does not
     request a missing image on every page load. */
  background-image: linear-gradient(165deg, rgba(12,72,72,.97), rgba(12,72,72,.80) 55%, rgba(20,100,100,.72));
  /* background-image: linear-gradient(180deg, rgba(11,79,108,.82), rgba(11,79,108,.55)), url('../images/hero-coast.jpg'); */
  background-size: cover; background-position: center;
}
.hero::after {
  content: ''; position: absolute; inset: 0;
  background:
    radial-gradient(ellipse 90% 50% at 50% 115%, rgba(120,204,228,.30), transparent 65%),
    radial-gradient(ellipse 70% 35% at 15% -10%, rgba(255,255,255,.07), transparent 60%);
  pointer-events: none;
}
.hero-inner { position: relative; z-index: 2; max-width: 880px; padding: 100px 24px; }
.hero h1 { color: var(--white); margin-bottom: 18px; }
.hero .sub { font-size: 1.12rem; opacity: .9; max-width: 620px; margin: 0 auto 32px; font-weight: 300; }
.hero-ctas { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; margin-bottom: 38px; }
.hero-badge {
  display: inline-block; background: rgba(255,255,255,.1); border: 1px solid rgba(120,204,228,.55);
  border-radius: 999px; padding: 7px 20px; font-family: var(--font-head); font-size: .72rem;
  letter-spacing: .2em; text-transform: uppercase; margin-bottom: 24px; color: var(--seaglass);
}

/* Page hero (interior pages) */
.page-hero { min-height: 44vh; }
.page-hero .hero-inner { padding: 70px 24px; }

/* ---------- Search bar ---------- */
.search-bar {
  display: flex; background: var(--white); border-radius: 999px; overflow: hidden;
  box-shadow: var(--shadow); max-width: 640px; margin: 0 auto;
}
.search-bar input {
  flex: 1; border: none; padding: 17px 26px; font-size: .98rem; font-family: var(--font-body);
  outline: none; color: var(--ink); min-width: 0;
}
.search-bar button {
  border: none; background: var(--teal); color: var(--white); padding: 0 32px;
  font-family: var(--font-head); font-weight: 600; font-size: .9rem; cursor: pointer; transition: background .2s;
}
.search-bar button:hover { background: var(--ocean); }
.search-hint { font-size: .8rem; opacity: .75; margin-top: 14px; font-weight: 300; }

/* ---------- Chip links ---------- */
.chip-grid { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; }
.chip {
  background: var(--white); border: 1px solid var(--line); border-radius: 999px;
  padding: 12px 24px; font-family: var(--font-head); font-weight: 600; color: var(--ocean);
  font-size: .86rem; text-decoration: none !important; transition: all .15s ease;
}
.chip:hover { border-color: var(--teal); color: var(--teal); box-shadow: var(--shadow); transform: translateY(-2px); }

/* ---------- Cards ---------- */
.card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.card-grid-2 { grid-template-columns: repeat(2, 1fr); }
.card-grid-4 { grid-template-columns: repeat(4, 1fr); }
.card {
  background: var(--white); border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line);
  box-shadow: 0 2px 10px rgba(12,72,72,.06); display: flex; flex-direction: column;
  transition: transform .2s ease, box-shadow .2s ease;
}
.card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.card-photo {
  height: 195px; position: relative; background-color: var(--seaglass);
  background-size: cover; background-position: center;
}
.card-photo::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 60%, rgba(27,38,59,.28));
}
.card-photo .price-tag {
  position: absolute; bottom: 12px; left: 12px; z-index: 2; background: rgba(255,255,255,.95);
  color: var(--ocean); font-family: var(--font-head); font-weight: 700; font-size: .8rem;
  border-radius: 8px; padding: 5px 12px;
}
/* Community & lifestyle photography (Wikimedia Commons — see images/CREDITS.md) */
.card-photo.p1 { background-image: url('../images/st-augustine.jpg'); }
.card-photo.p2 { background-image: url('../images/ponte-vedra.jpg'); }
.card-photo.p3 { background-image: url('../images/palm-coast.jpg'); }
.card-photo.p4 { background-image: url('../images/flagler.jpg'); }
.card-photo.p5 { background-image: url('../images/daytona.jpg'); }
.card-photo.p6 { background-image: url('../images/new-smyrna.jpg'); }
.card-photo.p7 { background-image: url('../images/vilano.jpg'); }
.card-photo.p8 { background-image: url('../images/golf.jpg'); }
.card-photo.p9 { background-image: url('../images/lighthouse.jpg'); }
.card-body { padding: 24px; display: flex; flex-direction: column; gap: 10px; flex: 1; }
.card-body h3 { font-size: 1.12rem; }
.card-body p { color: var(--muted); font-size: .92rem; flex: 1; }
.card-link { font-family: var(--font-head); font-weight: 600; font-size: .85rem; }

/* Listing cards */
.listing-meta { display: flex; gap: 14px; font-size: .84rem; color: var(--muted); }
.listing-price { font-family: var(--font-head); font-size: 1.25rem; color: var(--ocean); font-weight: 700; }

/* ---------- Stats ---------- */
.stat-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.stat {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 30px 20px; text-align: center;
}
.stat .num { font-family: var(--font-head); font-size: 2rem; color: var(--teal); font-weight: 700; }
.stat .label { font-family: var(--font-head); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); margin-top: 8px; font-weight: 600; }

/* ---------- Quiz / Matchmaker ---------- */
.quiz-panel {
  background: var(--ocean); color: var(--white); border-radius: 22px; padding: 58px 48px;
  display: grid; grid-template-columns: 1.1fr 1fr; gap: 48px; align-items: center;
}
.quiz-panel h2 { color: var(--white); }
.quiz-panel .lead { color: rgba(255,255,255,.85); margin: 14px 0 22px; font-weight: 300; }
.quiz-form { background: var(--white); border-radius: var(--radius); padding: 30px; color: var(--ink); }
.quiz-form h3 { margin-bottom: 16px; }
.quiz-step { display: none; }
.quiz-step.active { display: block; }
.quiz-options { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; margin: 14px 0 20px; }
.quiz-options button {
  border: 1.5px solid var(--line); background: var(--sand-soft); border-radius: 10px; padding: 12px;
  font-family: var(--font-head); font-size: .84rem; font-weight: 600; color: var(--ocean);
  cursor: pointer; transition: all .15s;
}
.quiz-options button:hover, .quiz-options button.selected { border-color: var(--teal); background: #e9f5f4; }
.quiz-progress { font-family: var(--font-head); font-size: .7rem; color: var(--muted); text-transform: uppercase; letter-spacing: .14em; margin-bottom: 6px; font-weight: 600; }

/* ---------- Forms ---------- */
.lead-form { display: grid; gap: 14px; }
.lead-form .row-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.lead-form input, .lead-form select, .lead-form textarea {
  width: 100%; padding: 13px 16px; border: 1.5px solid var(--line); border-radius: 10px;
  font-size: .94rem; font-family: var(--font-body); background: var(--white); color: var(--ink);
}
.lead-form input:focus, .lead-form select:focus, .lead-form textarea:focus { outline: none; border-color: var(--teal); }
.lead-form label { font-family: var(--font-head); font-size: .8rem; font-weight: 600; color: var(--ocean); display: grid; gap: 6px; }
.form-note { font-size: .78rem; color: var(--muted); }
.form-success { display: none; background: #edf5ef; border: 1px solid var(--palm); color: #3c6b4c; border-radius: 10px; padding: 16px; font-weight: 600; }

/* Valuation panel */
.valuation-panel {
  background: var(--white); border-radius: 22px; box-shadow: var(--shadow); border: 1px solid var(--line);
  padding: 48px; display: grid; grid-template-columns: 1fr 1fr; gap: 48px; align-items: center;
}

/* ---------- Split sections ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.split .photo-block { border-radius: var(--radius); min-height: 340px; box-shadow: var(--shadow); }
.check-list { list-style: none; display: grid; gap: 12px; margin-top: 18px; }
.check-list li { padding-left: 30px; position: relative; color: var(--muted); }
.check-list li::before { content: '✓'; position: absolute; left: 0; color: var(--palm); font-weight: 800; }
.check-list li strong { color: var(--navy); }

/* ---------- Tags ---------- */
.tag {
  display: inline-block; background: var(--sand); color: var(--ocean); font-family: var(--font-head);
  font-size: .68rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  border-radius: 6px; padding: 4px 10px; width: fit-content;
}

/* ---------- Testimonials ---------- */
.testimonial-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.testimonial { background: var(--white); border-radius: var(--radius); padding: 32px; border: 1px solid var(--line); box-shadow: 0 2px 10px rgba(12,72,72,.06); }
.testimonial .stars { color: var(--coral); letter-spacing: 3px; margin-bottom: 14px; }
.testimonial blockquote { font-style: italic; color: var(--ink); margin-bottom: 16px; font-weight: 300; }
.testimonial cite { font-style: normal; font-family: var(--font-head); font-weight: 700; color: var(--ocean); font-size: .88rem; }
.testimonial cite span { display: block; font-family: var(--font-body); font-weight: 400; color: var(--muted); font-size: .8rem; }

/* ---------- FAQ ---------- */
.faq-list { max-width: 820px; margin: 0 auto; display: grid; gap: 12px; }
.faq-item { background: var(--white); border: 1px solid var(--line); border-radius: 12px; overflow: hidden; }
.faq-item summary {
  cursor: pointer; padding: 18px 22px; font-family: var(--font-head); font-weight: 600; font-size: .95rem;
  color: var(--ocean); list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 16px;
}
.faq-item summary::after { content: '+'; font-size: 1.4rem; color: var(--teal); flex-shrink: 0; }
.faq-item[open] summary::after { content: '−'; }
.faq-item .faq-body { padding: 0 22px 20px; color: var(--muted); }

/* ---------- CTA ribbon ---------- */
.cta-ribbon { background: var(--navy); color: var(--white); padding: 46px 0; }
.cta-ribbon .container { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: 14px; }
.cta-ribbon .ribbon-title { font-family: var(--font-head); font-weight: 600; font-size: 1.05rem; margin-right: 12px; }

/* Final CTA */
.final-cta { background: var(--ocean); color: var(--white); text-align: center; position: relative; overflow: hidden; }
.final-cta::after {
  content: ''; position: absolute; inset: 0;
  background: radial-gradient(ellipse 90% 55% at 50% 120%, rgba(120,204,228,.24), transparent 65%);
  pointer-events: none;
}
.final-cta .container { position: relative; z-index: 2; }
.final-cta h2 { color: var(--white); }
.final-cta p { color: rgba(255,255,255,.85); max-width: 620px; margin: 12px auto 32px; font-weight: 300; }

/* ---------- Map placeholder ---------- */
.map-block {
  border-radius: var(--radius); min-height: 320px; background:
    linear-gradient(rgba(168,218,220,.16), rgba(168,218,220,.16)),
    repeating-linear-gradient(0deg, transparent 0 39px, rgba(12,72,72,.07) 39px 40px),
    repeating-linear-gradient(90deg, transparent 0 39px, rgba(12,72,72,.07) 39px 40px),
    var(--sand-soft);
  border: 1px solid var(--line); display: flex; align-items: center; justify-content: center;
  color: var(--muted); font-family: var(--font-head); font-weight: 600; font-size: .9rem;
  text-align: center; padding: 20px;
}

/* ---------- Footer ---------- */
.site-footer { background: var(--navy); color: rgba(255,255,255,.75); padding: 68px 0 32px; font-size: .9rem; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr 1fr; gap: 36px; margin-bottom: 48px; }
.site-footer h4 { color: var(--seaglass); font-family: var(--font-head); font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; margin-bottom: 16px; font-weight: 700; }
.site-footer ul { list-style: none; display: grid; gap: 9px; }
.site-footer a { color: rgba(255,255,255,.75); text-decoration: none; }
.site-footer a:hover { color: var(--white); text-decoration: underline; }
.footer-brand .logo { color: var(--white); }
.footer-brand .logo span { color: var(--seaglass); }
.footer-brand p { margin-top: 14px; max-width: 280px; font-weight: 300; }
.newsletter { display: flex; margin-top: 16px; border-radius: 999px; overflow: hidden; max-width: 300px; }
.newsletter input { flex: 1; border: none; padding: 11px 16px; font-size: .86rem; font-family: var(--font-body); outline: none; min-width: 0; }
.newsletter button { border: none; background: var(--teal); color: var(--white); font-family: var(--font-head); font-weight: 700; padding: 0 18px; cursor: pointer; transition: background .2s; }
.newsletter button:hover { background: var(--ocean); }
.footer-compliance { border-top: 1px solid rgba(255,255,255,.12); padding-top: 24px; margin-bottom: 22px; font-size: .72rem; line-height: 1.65; color: rgba(255,255,255,.5); display: grid; gap: 9px; }
.footer-compliance strong { color: rgba(255,255,255,.72); font-weight: 700; }
.footer-compliance .mls-logo-slot { color: rgba(255,255,255,.4); font-style: italic; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.12); padding-top: 26px; display: flex; flex-wrap: wrap; gap: 12px; justify-content: space-between; font-size: .8rem; color: rgba(255,255,255,.5); }
/* Compliance: sample / illustrative data notice */
.sample-note { background: #fff5ec; border: 1px solid var(--coral); color: #9a5a24; border-radius: 10px; padding: 12px 16px; font-size: .82rem; margin: 0 auto 30px; max-width: 760px; text-align: center; }
.listing-courtesy { font-size: .74rem; color: var(--muted); border-top: 1px solid var(--line); padding-top: 8px; margin-top: 2px; }

/* RentCast: "Powered by" credit, kept visually distinct from MLS/IDX attribution */
.rc-badge { color: var(--teal); font-weight: 600; }

/* RentCast: instant home-value estimate result panel */
.avm-result { display: none; max-width: 520px; margin: 22px auto 0; background: var(--white); border-radius: 14px; padding: 22px 26px; box-shadow: var(--shadow); text-align: left; color: var(--ink); }
.avm-result.loading { text-align: center; color: var(--muted); font-style: italic; }
.avm-result.error { color: var(--ink); }
.avm-price { font-family: var(--font-head); font-size: 2rem; font-weight: 800; color: var(--ocean); }
.avm-range { color: var(--muted); font-size: .9rem; margin-top: 4px; }
.avm-meta { font-size: .82rem; color: var(--muted); margin-top: 10px; }
.avm-cta { font-size: .88rem; margin-top: 14px; padding-top: 14px; border-top: 1px solid var(--line); }
.avm-cta a { font-weight: 600; }
/* Ranked "places to live" list */
.rank-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px; }
.rank-card { position: relative; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px 26px 24px 74px; box-shadow: 0 2px 10px rgba(12,72,72,.06); }
.rank-card .rank-num { position: absolute; left: 22px; top: 24px; font-family: var(--font-head); font-weight: 800; font-size: 1.7rem; color: var(--seaglass); line-height: 1; }
.rank-card h3 { font-size: 1.12rem; margin-bottom: 8px; }
.rank-card p { color: var(--muted); font-size: .92rem; margin-bottom: 12px; }
.rank-hi { display: flex; flex-wrap: wrap; gap: 6px; margin-bottom: 12px; }
.rank-hi span { background: var(--sand); color: var(--ocean); font-size: .7rem; font-weight: 600; font-family: var(--font-head); border-radius: 6px; padding: 3px 9px; }
.rank-card .card-link { font-size: .84rem; }
@media (max-width: 720px) { .rank-grid { grid-template-columns: 1fr; } }
.service-area { margin-top: 10px; font-size: .78rem; color: rgba(255,255,255,.45); }

/* Neighborhood profile pages: snapshot bar, walkability, video, business list */
.snap-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; margin-top: 6px; }
.snap-row .stat { text-align: center; }
@media (max-width: 720px) { .snap-row { grid-template-columns: 1fr 1fr; } }

.walk-badge { display: inline-flex; align-items: center; gap: 10px; background: var(--sand-soft); border: 1px solid var(--line); border-radius: 999px; padding: 10px 20px; font-family: var(--font-head); font-weight: 700; color: var(--ocean); font-size: .95rem; margin-bottom: 16px; }
.walk-badge .dot { width: 10px; height: 10px; border-radius: 50%; background: var(--teal); }

.video-embed { position: relative; width: 100%; padding-top: 56.25%; border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); background: var(--navy); }
.video-embed iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-credit { font-size: .78rem; color: var(--muted); margin-top: 10px; text-align: center; }

.biz-list { list-style: none; display: grid; gap: 14px; }
.biz-list li { background: var(--white); border: 1px solid var(--line); border-radius: 12px; padding: 16px 20px; }
.biz-list strong { color: var(--ocean); font-family: var(--font-head); }
.biz-list span { display: block; color: var(--muted); font-size: .88rem; margin-top: 3px; }

/* ---------- Breadcrumbs ---------- */
.breadcrumbs { font-size: .8rem; color: rgba(255,255,255,.7); margin-bottom: 18px; }
.breadcrumbs a { color: var(--seaglass); }

/* ---------- Content prose ---------- */
.prose { max-width: 780px; margin: 0 auto; display: grid; gap: 18px; }
.prose h2, .prose h3 { margin-top: 14px; }
.prose ul { padding-left: 22px; color: var(--muted); display: grid; gap: 8px; }

/* ---------- Responsive ---------- */
@media (max-width: 960px) {
  .card-grid, .card-grid-4 { grid-template-columns: repeat(2, 1fr); }
  .stat-row { grid-template-columns: repeat(2, 1fr); }
  .testimonial-grid { grid-template-columns: 1fr; }
  .quiz-panel, .valuation-panel, .split { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .main-nav, .header-ctas { display: none; }
  .nav-toggle { display: block; }
  .site-header.open .main-nav {
    display: flex; flex-direction: column; position: absolute; top: 100%; left: 0; right: 0;
    background: var(--white); padding: 20px 24px; border-bottom: 1px solid var(--line); gap: 14px;
  }
  .site-header.open .header-ctas { display: flex; position: absolute; top: calc(100% + 230px); left: 0; right: 0; background: var(--white); padding: 0 24px 20px; border-bottom: 1px solid var(--line); }
}
@media (max-width: 600px) {
  .card-grid, .card-grid-2, .card-grid-4 { grid-template-columns: 1fr; }
  .stat-row { grid-template-columns: 1fr 1fr; }
  .lead-form .row-2 { grid-template-columns: 1fr; }
  .section { padding: 56px 0; }
  .quiz-panel { padding: 36px 24px; }
  .valuation-panel { padding: 32px 22px; }
}

/* ============================================
   LIVE WEATHER WIDGETS (nav + footer)
   Injected by js/weather.js — National Weather Service data.
   ============================================ */

/* --- Nav widget: compact current conditions --- */
.wx-nav {
  display: inline-flex; align-items: center; gap: 6px;
  padding: 7px 13px; margin-left: 14px; flex-shrink: 0;
  background: var(--sand-soft); border: 1px solid var(--line); border-radius: 999px;
  font-family: var(--font-head); text-decoration: none !important;
  white-space: nowrap; line-height: 1; transition: border-color .15s ease, background .15s ease;
}
.wx-nav:hover { border-color: var(--teal); background: #eaf5f4; }
.wx-nav .wx-ico { font-size: 1rem; }
.wx-nav .wx-t { font-weight: 700; font-size: .92rem; color: var(--ocean); }
/* City label stays hidden at every width. The header already carries a logo,
   six nav links, and two CTAs; adding the label (~100px) pushes the CTA text
   and logo subtitle onto second lines even at 1500px. The city is still
   announced to screen readers via the link's aria-label and shown on hover
   via the title attribute, so nothing is lost but the wrap. */
.wx-nav .wx-c { display: none; }

/* Header is tight below this, and the mobile menu collapses at 960px —
   drop the widget before it can crowd the logo, nav, or CTAs. */
@media (max-width: 1180px) { .wx-nav { display: none; } }

/* --- Footer strip: conditions across the whole service area --- */
.wx-strip {
  border-top: 1px solid rgba(255,255,255,.12);
  padding-top: 26px; margin-bottom: 24px;
}
.wx-strip-title {
  color: var(--seaglass); font-family: var(--font-head); font-size: .74rem;
  letter-spacing: .18em; text-transform: uppercase; margin-bottom: 16px; font-weight: 700;
}
.wx-strip-row { display: grid; grid-template-columns: repeat(5, 1fr); gap: 14px; }
.wx-city {
  display: flex; flex-direction: column; align-items: flex-start; gap: 3px;
  background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.10);
  border-radius: 12px; padding: 14px 16px;
}
.wx-city .wx-ico { font-size: 1.25rem; line-height: 1; margin-bottom: 2px; }
.wx-city-name {
  font-family: var(--font-head); font-size: .72rem; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase; color: var(--seaglass);
}
.wx-city-temp { font-family: var(--font-head); font-size: 1.32rem; font-weight: 700; color: #fff; line-height: 1.1; }
.wx-city-desc { font-size: .74rem; color: rgba(255,255,255,.62); }
.wx-credit { font-size: .72rem; color: rgba(255,255,255,.45); margin-top: 14px; }
.wx-credit a { color: rgba(255,255,255,.68); text-decoration: underline; }
.wx-credit a:hover { color: #fff; }

@media (max-width: 900px) { .wx-strip-row { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 560px) { .wx-strip-row { grid-template-columns: repeat(2, 1fr); } }

/* ============================================
   BEACHES TO RIVER — additions
   ============================================ */

/* Comparison tables (county / waterfront-type comparisons) */
.compare-table {
  width: 100%; border-collapse: collapse; background: var(--white);
  border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
  font-size: .92rem; min-width: 640px;
}
.compare-table th, .compare-table td {
  padding: 14px 18px; text-align: left; border-bottom: 1px solid var(--line); vertical-align: top;
}
.compare-table thead th {
  background: var(--ocean); color: var(--white); font-family: var(--font-head);
  font-size: .76rem; letter-spacing: .1em; text-transform: uppercase; font-weight: 700;
}
.compare-table tbody th {
  font-family: var(--font-head); font-weight: 700; color: var(--ocean); white-space: nowrap;
}
.compare-table tbody tr:last-child th,
.compare-table tbody tr:last-child td { border-bottom: none; }
.compare-table tbody tr:nth-child(even) { background: var(--sand-soft); }

/* Related-links cards: plain lists inside cards */
.card-body ul a { font-size: .9rem; }

/* Key takeaways and check lists inside prose blocks */
.prose .check-list li { color: var(--ink); }

/* Direct-answer lead paragraph — the AEO answer block */
.prose > p > strong:only-child { display: block; font-size: 1.05rem; line-height: 1.6; }

/* ---------- Brand logo ---------- */
/* The wordmark is dark teal, so on the navy footer it is placed on a white
   chip rather than recoloured — inverting a three-colour mark would drop the
   orange sun and the wave blue, which are the brand. */
.logo img { display: block; height: 46px; width: auto; }
.site-header .logo { display: flex; align-items: center; }
.footer-brand .logo {
  display: inline-block; background: var(--white); border-radius: 12px;
  padding: 12px 16px; line-height: 0;
}
.footer-brand .logo img { height: 52px; }
@media (max-width: 600px) { .logo img { height: 38px; } }

/* Sun-orange accent, used sparingly: eyebrows on dark surfaces and badges */
/* Wave blue, not sun orange: orange at low opacity over the teal hero reads
   as muddy brown. The sun works as a solid accent, not a translucent wash. */
.hero-badge { color: var(--seaglass); border-color: rgba(120,204,228,.45); background: rgba(120,204,228,.12); }
.tag { background: var(--sun); color: var(--white); }
.stat .num { color: var(--ocean); }
.rank-card .rank-num { color: var(--sun); }
.testimonial .stars { color: var(--sun); }

/* ---------- Team / agent cards ---------- */
.team-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 28px; max-width: 900px; margin: 0 auto; }
.team-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 30px; box-shadow: 0 2px 10px rgba(12,72,72,.06);
}
.team-card h3 { font-size: 1.2rem; margin-bottom: 2px; }
.team-role {
  font-family: var(--font-head); font-size: .72rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--sun); font-weight: 700; margin-bottom: 14px; display: block;
}
.team-card p { color: var(--muted); font-size: .94rem; margin-bottom: 10px; }
.team-contact { font-size: .9rem; font-weight: 600; }
@media (max-width: 760px) { .team-grid { grid-template-columns: 1fr; } }

/* ---------- Blog ---------- */
.post-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 28px; }
.post-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 30px; box-shadow: 0 2px 10px rgba(12,72,72,.06);
  display: flex; flex-direction: column; gap: 10px;
  transition: transform .2s ease, box-shadow .2s ease;
}
.post-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.post-meta { display: flex; align-items: center; gap: 12px; flex-wrap: wrap; }
.post-meta time { font-family: var(--font-head); font-size: .76rem; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.post-card h3 { font-size: 1.18rem; line-height: 1.35; }
.post-card h3 a { color: var(--ocean); text-decoration: none; }
.post-card h3 a:hover { color: var(--teal); }
.post-card p { color: var(--muted); font-size: .94rem; flex: 1; }
.post-byline { font-size: .82rem; color: var(--muted); font-style: italic; flex: none !important; }
.post-byline-lg { font-family: var(--font-head); font-size: .9rem; color: var(--muted); }
.post-byline-lg strong { color: var(--ocean); }
@media (max-width: 760px) { .post-grid { grid-template-columns: 1fr; } }

/* ---------- Photographic heroes ---------- */
/* The brand gradient stays on top of the photo so headline contrast is
   guaranteed regardless of how bright the image is. */
.hero.has-photo {
  background-image:
    linear-gradient(165deg, rgba(12,72,72,.74), rgba(12,72,72,.46) 52%, rgba(8,56,58,.68)),
    var(--hero-photo);
  background-size: cover;
  background-position: center;
}
.hero.has-photo h1, .hero.has-photo .sub { text-shadow: 0 2px 18px rgba(6,40,42,.55); }
.hero.has-photo::after {
  background: radial-gradient(ellipse 90% 50% at 50% 118%, rgba(120,204,228,.22), transparent 62%);
}
@media (min-width: 900px) { .hero.has-photo { background-attachment: fixed; } }

/* Cards with photography */
.card-photo { height: 190px; background-size: cover; background-position: center; background-color: var(--seaglass); }
.card-photo::after { background: linear-gradient(180deg, transparent 62%, rgba(8,56,58,.30)); }

/* Blog cards get an image band too */
.post-card { padding: 0; overflow: hidden; }
.post-card .post-photo { height: 170px; background-size: cover; background-position: center; background-color: var(--seaglass); }
.post-card .post-body { padding: 26px 28px 28px; display: flex; flex-direction: column; gap: 10px; flex: 1; }

/* Credits page */
.credit-list { display: grid; gap: 14px; max-width: 820px; margin: 0 auto; list-style: none; }
.credit-list li { background: var(--white); border: 1px solid var(--line); border-radius: 12px; padding: 16px 20px; font-size: .9rem; }
.credit-list strong { color: var(--ocean); font-family: var(--font-head); }
.credit-list span { display: block; color: var(--muted); font-size: .84rem; margin-top: 3px; }

/* ---------- Site search ---------- */
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}

.search-toggle {
  display: inline-flex; align-items: center; justify-content: center;
  width: 40px; height: 40px; margin-left: 6px;
  background: transparent; border: 1px solid var(--line); border-radius: 50%;
  color: var(--ocean); cursor: pointer; flex: none;
  transition: background .18s ease, color .18s ease, border-color .18s ease;
}
.search-toggle:hover { background: var(--ocean); color: var(--white); border-color: var(--ocean); }
.search-toggle:focus-visible { outline: 3px solid var(--seaglass); outline-offset: 2px; }

body.search-open { overflow: hidden; }

.search-overlay { position: fixed; inset: 0; z-index: 200; }
.search-overlay[hidden] { display: none; }
.search-backdrop { position: absolute; inset: 0; background: rgba(8,56,58,.55); backdrop-filter: blur(3px); }
.search-panel {
  position: relative; max-width: 680px; margin: 8vh auto 0;
  background: var(--white); border-radius: 18px; box-shadow: 0 24px 70px rgba(8,56,58,.32);
  overflow: hidden; animation: search-in .16s ease-out;
}
@keyframes search-in { from { opacity: 0; transform: translateY(-8px); } to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) { .search-panel { animation: none; } }

.search-form { display: flex; align-items: center; gap: 12px; padding: 18px 20px; border-bottom: 1px solid var(--line); }
.search-icon { color: var(--muted); flex: none; }
.search-input {
  flex: 1; border: 0; outline: 0; font-family: var(--font-body); font-size: 1.05rem;
  color: var(--ink); background: transparent; min-width: 0;
}
.search-input::placeholder { color: var(--muted); }
.search-close {
  border: 1px solid var(--line); background: var(--sand-soft); color: var(--muted);
  border-radius: 6px; padding: 3px 9px; font-size: .72rem; font-family: var(--font-head);
  text-transform: uppercase; letter-spacing: .06em; cursor: pointer; flex: none;
}
.search-close:hover { background: var(--ocean); color: var(--white); border-color: var(--ocean); }

.search-hint { padding: 12px 20px; font-size: .82rem; color: var(--muted); border-bottom: 1px solid var(--line); margin: 0; }
.search-suggest {
  background: var(--sand); border: 0; border-radius: 999px; padding: 4px 11px; margin: 0 3px;
  font-family: var(--font-body); font-size: .8rem; color: var(--ocean); cursor: pointer;
}
.search-suggest:hover { background: var(--seaglass); }

.search-results { max-height: min(56vh, 460px); overflow-y: auto; }
.search-result {
  display: block; padding: 14px 20px; border-bottom: 1px solid var(--line);
  text-decoration: none; color: var(--ink);
}
.search-result:last-child { border-bottom: 0; }
.search-result:hover, .search-result.active { background: var(--sand-soft); }
.search-result.active { box-shadow: inset 3px 0 0 var(--sun); }
.sr-section {
  display: block; font-family: var(--font-head); font-size: .66rem; font-weight: 700;
  letter-spacing: .14em; text-transform: uppercase; color: var(--sun); margin-bottom: 3px;
}
.sr-title { display: block; font-family: var(--font-head); font-weight: 700; color: var(--ocean); font-size: .98rem; }
.sr-snippet { display: block; font-size: .85rem; color: var(--muted); margin-top: 3px; line-height: 1.5; }
.search-result mark { background: rgba(240,132,12,.22); color: inherit; border-radius: 3px; padding: 0 1px; }
.search-empty { padding: 26px 20px; color: var(--muted); font-size: .92rem; text-align: center; }

/* /search page */
.search-page-form { display: flex; gap: 12px; max-width: 640px; margin: 0 auto 30px; }
.search-page-form input {
  flex: 1; padding: 14px 18px; border: 1px solid var(--line); border-radius: 999px;
  font-family: var(--font-body); font-size: 1rem; color: var(--ink); min-width: 0;
}
.search-page-form input:focus { outline: 0; border-color: var(--teal); box-shadow: 0 0 0 3px rgba(42,157,143,.18); }
.search-page-heading { text-align: center; font-size: 1.3rem; margin-bottom: 20px; }
.search-results-page {
  max-height: none; max-width: 760px; margin: 0 auto;
  border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
}
.search-results-page:empty { border: 0; }
.link-columns { display: grid; grid-template-columns: repeat(auto-fit, minmax(210px, 1fr)); gap: 28px; }
.link-columns h3 { font-size: .95rem; margin-bottom: 10px; }
.link-columns .check-list li { font-size: .88rem; }

@media (max-width: 700px) {
  .search-panel { margin: 0; border-radius: 0; height: 100%; }
  .search-results { max-height: calc(100vh - 150px); }
  .search-page-form { flex-direction: column; }
}

/* ---------- Dropdown navigation ---------- */
.main-nav { display: flex; align-items: center; gap: 2px; }
.nav-item { position: relative; }

.nav-link {
  display: inline-flex; align-items: center; gap: 5px;
  padding: 9px 12px; border: 0; background: transparent;
  font-family: var(--font-head); font-size: .92rem; font-weight: 600;
  color: var(--ocean); cursor: pointer; border-radius: 8px;
  text-decoration: none; white-space: nowrap;
  transition: background .16s ease, color .16s ease;
}
.nav-link:hover, .nav-item.open > .nav-link { background: var(--sand); color: var(--ocean); }
.nav-link:focus-visible { outline: 3px solid var(--seaglass); outline-offset: 1px; }
.nav-caret { transition: transform .18s ease; opacity: .6; }
.nav-item.open .nav-caret { transform: rotate(180deg); }

.nav-menu {
  position: absolute; top: calc(100% + 6px); left: 0; z-index: 120;
  min-width: 246px; padding: 8px;
  background: var(--white); border: 1px solid var(--line); border-radius: 14px;
  box-shadow: 0 18px 44px rgba(8,56,58,.16);
  display: flex; flex-direction: column;
  animation: nav-in .14s ease-out;
}
.nav-menu[hidden] { display: none; }
@keyframes nav-in { from { opacity: 0; transform: translateY(-5px); } to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) { .nav-menu { animation: none; } }

/* Keeps the pointer from falling through the gap between button and menu. */
.nav-item::after { content: ''; position: absolute; left: 0; right: 0; top: 100%; height: 10px; }
.nav-item:not(.open)::after { display: none; }

.nav-menu a {
  padding: 9px 12px; border-radius: 8px;
  font-size: .9rem; color: var(--ink); text-decoration: none; white-space: nowrap;
}
.nav-menu a:hover, .nav-menu a:focus-visible {
  background: var(--sand-soft); color: var(--ocean); outline: none;
}
.nav-menu a:focus-visible { box-shadow: inset 3px 0 0 var(--sun); }

@media (max-width: 1180px) {
  .nav-link { padding: 8px 9px; font-size: .86rem; }
}

/* Mobile: the nav becomes a stacked accordion inside the open header. */
@media (max-width: 980px) {
  /* This block hides the desktop nav at 980px, but the hamburger that replaces
     it only appeared in the 960px block below — leaving 961-980px with no
     navigation at all, desktop menu gone and nothing to open in its place.
     Showing the toggle here closes that gap. */
  .main-nav { display: none; }
  .nav-toggle { display: block; }
  .header-ctas { display: none; }
  .site-header.open .main-nav {
    display: flex; flex-direction: column; align-items: stretch; gap: 0;
    width: 100%; padding: 10px 0 16px; order: 5;
    max-height: calc(100vh - 90px); overflow-y: auto;
  }
  .site-header.open .nav-item { position: static; }
  .site-header.open .nav-link {
    width: 100%; justify-content: space-between;
    padding: 13px 4px; border-bottom: 1px solid var(--line); border-radius: 0;
    font-size: 1rem;
  }
  .site-header.open .nav-menu {
    position: static; min-width: 0; border: 0; box-shadow: none; border-radius: 0;
    padding: 4px 0 10px 14px; animation: none;
    border-bottom: 1px solid var(--line); background: var(--sand-soft);
  }
  .site-header.open .nav-menu a { padding: 10px 8px; }
  .nav-item::after { display: none; }
}

/* ---------- Mortgage calculator ---------- */
.calc-wrap { display: grid; grid-template-columns: 1.35fr 1fr; gap: 30px; align-items: start; }
.calc-form {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 30px; box-shadow: 0 2px 10px rgba(12,72,72,.06);
}
.calc-form h2 { font-size: 1.25rem; margin-bottom: 20px; }
.calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.calc-grid label {
  display: flex; flex-direction: column; gap: 6px;
  font-family: var(--font-head); font-size: .82rem; font-weight: 600; color: var(--ocean);
}
.calc-grid label small { font-weight: 400; color: var(--muted); font-size: .74rem; }
.calc-grid label:nth-child(5), .calc-grid label:nth-child(6) { grid-column: span 1; }
.calc-input {
  display: flex; align-items: center; gap: 4px;
  border: 1px solid var(--line); border-radius: 10px; padding: 0 12px; background: var(--white);
}
.calc-input:focus-within { border-color: var(--teal); box-shadow: 0 0 0 3px rgba(42,157,143,.16); }
.calc-input input, .calc-input select {
  flex: 1; border: 0; outline: 0; padding: 11px 0; min-width: 0; background: transparent;
  font-family: var(--font-body); font-size: .95rem; color: var(--ink);
}
.calc-input input::placeholder { color: var(--muted); font-size: .84rem; }
.calc-prefix, .calc-suffix { color: var(--muted); font-size: .9rem; flex: none; }

.calc-out {
  background: var(--ocean); color: var(--white); border-radius: var(--radius);
  padding: 30px; position: sticky; top: 96px;
}
.calc-out .eyebrow { color: var(--seaglass); }
.calc-total {
  font-family: var(--font-head); font-size: 2.5rem; font-weight: 800;
  line-height: 1.1; margin: 6px 0 20px;
}
.calc-breakdown { list-style: none; display: grid; gap: 10px; margin-bottom: 18px; }
.calc-breakdown li {
  display: flex; justify-content: space-between; gap: 12px;
  font-size: .9rem; color: rgba(255,255,255,.82);
  padding-bottom: 9px; border-bottom: 1px solid rgba(255,255,255,.16);
}
.calc-breakdown strong { color: var(--white); font-family: var(--font-head); }
.calc-loan {
  display: flex; justify-content: space-between; gap: 12px;
  font-size: .95rem; color: var(--seaglass); font-family: var(--font-head); font-weight: 700;
}
.calc-note { margin-top: 14px; font-size: .8rem; color: rgba(255,255,255,.7); }
.calc-disclaimer {
  max-width: 900px; margin: 26px auto 0; text-align: center;
  font-size: .8rem; color: var(--muted); line-height: 1.6;
}
@media (max-width: 900px) {
  .calc-wrap { grid-template-columns: 1fr; }
  .calc-out { position: static; }
}
@media (max-width: 560px) { .calc-grid { grid-template-columns: 1fr; } }

/* ---------- Communities mega-menu ---------- */
/* Anchored to the header rather than the nav item so a four-column panel is
   not constrained by the width of the word "Communities". The mega item goes
   position:static so the panel resolves against .header-inner; centring on the
   nav item itself pushed 1080px of panel off the right edge of a 1280 viewport. */
.header-inner { position: relative; }
.nav-item-mega { position: static; }
.nav-mega {
  min-width: 0;
  width: min(1240px, calc(100vw - 40px));
  /* Centred with auto margins, not translateX: the shared open animation ends
     on `transform: none`, which silently cancelled a centring transform. */
  left: 0; right: 0; margin-inline: auto;
  padding: 24px 26px 18px;
  animation-name: nav-fade;
}

/*
 * Hover bridge for the mega panel.
 *
 * `.nav-item-mega` is position:static so the panel can centre on the header
 * rather than on the word "Communities". The side effect is that the panel's
 * `top` resolves against .header-inner instead of the button, opening a 29px
 * dead zone between the bottom of the button and the top of the panel — the
 * pointer crosses bare header, mouseleave fires on the nav item, and the panel
 * vanishes mid-reach.
 *
 * The item's own ::after bridge cannot cover it, because that is positioned
 * against .header-inner too. This one hangs off the panel instead, so it is a
 * DOM descendant of the nav item: hovering it does not trigger mouseleave.
 */
.nav-item-mega .nav-mega::before {
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  top: -34px;
  height: 34px;
}
@keyframes nav-fade { from { opacity: 0; } to { opacity: 1; } }
.nav-mega-cols { display: grid; grid-template-columns: repeat(5, 1fr); gap: 8px 16px; }
.nav-mega-col { display: flex; flex-direction: column; min-width: 0; }
.nav-mega-col h4 {
  font-family: var(--font-head); font-size: .68rem; font-weight: 700;
  letter-spacing: .13em; text-transform: uppercase; color: var(--sun);
  padding: 0 10px 8px; margin-bottom: 4px; border-bottom: 1px solid var(--line);
}
.nav-mega-col a { padding: 7px 8px; font-size: .85rem; border-radius: 7px; }
.nav-mega-all {
  display: block; margin-top: 14px; padding: 11px 10px 4px;
  border-top: 1px solid var(--line);
  font-family: var(--font-head); font-weight: 700; font-size: .84rem;
  color: var(--teal) !important; text-decoration: none;
}
.nav-mega-all:hover { color: var(--ocean) !important; }

@media (max-width: 1300px) { .nav-mega-cols { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 1120px) {
  .nav-mega { width: min(880px, calc(100vw - 32px)); }
  .nav-mega-cols { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 980px) {
  .site-header.open .nav-mega {
    width: auto; left: auto; transform: none; padding: 6px 0 10px 14px;
  }
  /* The hover bridge is a pointer affordance; on touch it is only an invisible
     strip that could swallow a tap. */
  .nav-item-mega .nav-mega::before { display: none; }
  .site-header.open .nav-mega-cols { grid-template-columns: 1fr; gap: 0; }
  .site-header.open .nav-mega-col h4 { padding-top: 12px; }
  .site-header.open .nav-mega-all { margin-top: 8px; }
}

/* ---------- Booking (Calendly) ---------- */
.btn-book {
  flex: none; margin-left: 10px; white-space: nowrap;
  font-size: .82rem; padding: 10px 16px;
}
@media (max-width: 1240px) { .btn-book { font-size: .76rem; padding: 9px 12px; } }
@media (max-width: 980px) {
  /* The header row is flex with no wrapping by default, so a full-width button
     overflowed the viewport and pushed the logo off screen. Allow wrapping and
     the button takes its own row beneath the logo, menu, and search controls. */
  .header-inner { flex-wrap: wrap; gap: 14px; }
  .site-header .logo { margin-right: auto; }
  .btn-book { order: 4; width: 100%; margin: 0; text-align: center; font-size: .92rem; padding: 13px 16px; }
}

.btn-book-footer { display: inline-block; margin-top: 16px; }

.booking-panel {
  display: grid; grid-template-columns: 1.6fr 1fr; gap: 30px; align-items: center;
  background: var(--ocean); color: var(--white);
  border-radius: var(--radius); padding: 36px 40px;
}
.booking-panel .eyebrow { color: var(--seaglass); }
.booking-panel h2 { color: var(--white); font-size: 1.6rem; margin: 6px 0 10px; }
.booking-panel p { color: rgba(255,255,255,.85); font-size: .96rem; margin: 0; }
.booking-cta { display: flex; flex-direction: column; align-items: flex-start; gap: 10px; }
.booking-cta .btn { font-size: .95rem; padding: 15px 26px; }
.booking-note { font-size: .8rem; color: rgba(255,255,255,.65); }
@media (max-width: 820px) {
  .booking-panel { grid-template-columns: 1fr; padding: 30px 26px; text-align: left; }
  .booking-cta { align-items: stretch; }
  .booking-cta .btn { text-align: center; }
}

/* ---------- Grouped area index ---------- */
.area-groups { display: grid; grid-template-columns: repeat(auto-fit, minmax(250px, 1fr)); gap: 26px; }
.area-group {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 24px 22px; box-shadow: 0 2px 10px rgba(12,72,72,.06);
}
.area-group h3 {
  font-size: .74rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase;
  color: var(--sun); padding-bottom: 10px; margin-bottom: 8px; border-bottom: 1px solid var(--line);
}
.area-group ul { list-style: none; display: flex; flex-direction: column; }
.area-group li a {
  display: block; padding: 9px 8px; border-radius: 8px; text-decoration: none;
}
.area-group li a:hover { background: var(--sand-soft); }
.area-group li a strong {
  display: block; font-family: var(--font-head); font-size: .92rem; color: var(--ocean); font-weight: 600;
}
.area-group li a span { display: block; font-size: .78rem; color: var(--muted); margin-top: 2px; line-height: 1.45; }

/* ---------- Current listings ---------- */
.listing-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); gap: 28px; }
.listing-card {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  overflow: hidden; box-shadow: 0 2px 10px rgba(12,72,72,.06);
  display: flex; flex-direction: column;
  transition: transform .2s ease, box-shadow .2s ease;
}
.listing-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.listing-photo { height: 200px; background-size: cover; background-position: center; background-color: var(--seaglass); }
.listing-photo-none { background: linear-gradient(135deg, var(--sand), var(--seaglass)); }
.listing-body { padding: 22px 24px 24px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.listing-meta { display: flex; align-items: center; gap: 10px; flex-wrap: wrap; margin-bottom: 4px; }
.listing-water {
  font-family: var(--font-head); font-size: .68rem; letter-spacing: .1em;
  text-transform: uppercase; color: var(--teal); font-weight: 700;
}
.listing-card h3 { font-size: 1.1rem; margin: 0; }
.listing-city { color: var(--muted); font-size: .88rem; margin: 0; }
.listing-price { font-family: var(--font-head); font-size: 1.3rem; font-weight: 800; color: var(--ocean); margin: 6px 0 0; }
.listing-facts { font-size: .85rem; color: var(--muted); margin: 0; }
.listing-body .card-link { margin-top: auto; padding-top: 12px; }
.listing-note { text-align: center; font-size: .8rem; color: var(--muted); margin-top: 26px; }

/* Empty state — links out rather than inventing inventory */
.listings-empty {
  display: grid; grid-template-columns: 1.5fr 1fr; gap: 30px; align-items: center;
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 34px 38px; box-shadow: 0 2px 10px rgba(12,72,72,.06);
}
.listings-empty h3 { font-size: 1.25rem; margin-bottom: 8px; }
.listings-empty p { color: var(--muted); font-size: .94rem; margin: 0; }
.listings-empty-cta { display: flex; flex-direction: column; gap: 10px; }
.listings-empty-cta .btn { text-align: center; }
@media (max-width: 820px) { .listings-empty { grid-template-columns: 1fr; padding: 28px 24px; } }
.team-profile { font-size: .86rem; margin-top: 4px; }
.team-profile a { color: var(--teal); font-weight: 600; }

/* ---------- VA / military disclaimer ---------- */
.va-disclaimer {
  max-width: 860px; margin: 0 auto; padding: 18px 22px;
  background: var(--sand-soft); border-left: 4px solid var(--sun); border-radius: 8px;
  font-size: .86rem; color: var(--muted); line-height: 1.65;
}
.va-disclaimer strong { color: var(--ocean); }

/* ---------- MLS embed ---------- */
.mls-bar {
  display: flex; align-items: center; justify-content: space-between; gap: 16px;
  flex-wrap: wrap; margin-bottom: 16px;
}
.mls-bar-label {
  font-family: var(--font-head); font-size: .74rem; font-weight: 700;
  letter-spacing: .12em; text-transform: uppercase; color: var(--sun);
}
.mls-embed {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  overflow: hidden; box-shadow: 0 2px 10px rgba(12,72,72,.06);
  height: 640px;
}
.mls-embed-tall { height: min(78vh, 900px); }
.mls-embed iframe { width: 100%; height: 100%; border: 0; display: block; }
.mls-note { margin-top: 14px; font-size: .8rem; color: var(--muted); text-align: center; }
@media (max-width: 700px) { .mls-embed { height: 520px; } .mls-embed-tall { height: 70vh; } }
.listing-mls { font-size: .74rem; color: var(--muted); letter-spacing: .04em; margin: 0; }

/* ---------- Footer design credit ---------- */
.footer-credit { font-size: .8rem; opacity: .72; }
.footer-legal { margin-left: 6px; }
.footer-legal a { color: var(--seaglass); text-decoration: none; border-bottom: 1px solid rgba(120,204,228,.35); }
.footer-legal a:hover { color: var(--white); border-bottom-color: var(--white); }
.footer-credit a { color: var(--seaglass); text-decoration: none; border-bottom: 1px solid rgba(120,204,228,.35); }
.footer-credit a:hover { color: var(--white); border-bottom-color: var(--white); }

/* ---------- Homepage: book promo ---------- */
.book-promo-inner { display: grid; grid-template-columns: 280px 1fr; gap: 44px; align-items: start; }
.book-promo-body > h2 { margin: 6px 0 8px; }
.book-promo-body > p { margin: 0 0 14px; }
.book-promo-tagline { font-family: var(--font-head); font-weight: 700; color: var(--ocean); font-size: 1.06rem; margin: 0 0 18px; }
.book-promo-list { list-style: none; padding: 0; margin: 20px 0; display: grid; gap: 10px; }
.book-promo-list li { position: relative; padding-left: 26px; font-size: .95rem; }
.book-promo-list li::before { content: ""; position: absolute; left: 0; top: .55em; width: 9px; height: 9px; border-radius: 50%; background: var(--sun); }
.book-promo-note { font-size: .9rem; color: var(--muted); margin: 10px 0; }
.book-promo-closer { font-family: var(--font-head); font-weight: 600; color: var(--ocean); margin: 18px 0 22px; }
.book-promo-byline { font-size: .85rem; color: var(--muted); margin-top: 14px; }
.book-promo .hero-ctas,
.book-page-lede .hero-ctas { justify-content: flex-start; margin: 0; }

/* Jacket art. The source export carried grey letterbox bands top and bottom;
   those are cropped out of the asset so the image sits flush in the grid. */
.book-promo-cover { display: block; border-radius: 8px; overflow: hidden; box-shadow: var(--shadow); transition: transform .18s ease, box-shadow .18s ease; }
.book-promo-cover img { display: block; width: 100%; height: auto; }
.book-promo-cover:hover { transform: translateY(-3px); box-shadow: 0 14px 36px rgba(12,72,72,.20); }
.book-promo-subtitle { font-family: var(--font-head); font-style: italic; color: var(--muted); margin: 0 0 10px; }

@media (max-width: 860px) {
  .book-promo-inner { grid-template-columns: 1fr; gap: 28px; }
  .book-promo-cover { max-width: 240px; margin: 0 auto; }
}

/* ---------- Book page ---------- */
.book-page-lede .book-promo-inner { grid-template-columns: 320px 1fr; }
.book-chapter-list { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 14px 34px; }
.book-chapter-list li { position: relative; padding-left: 30px; }
.book-chapter-list li::before {
  content: ""; position: absolute; left: 0; top: .42em; width: 16px; height: 16px; border-radius: 50%;
  background: var(--sun); opacity: .18;
}
.book-chapter-list li::after {
  content: ""; position: absolute; left: 5px; top: .72em; width: 6px; height: 6px; border-radius: 50%; background: var(--sun);
}
.book-tools-grid { list-style: none; padding: 0; margin: 0 0 26px; display: flex; flex-wrap: wrap; gap: 12px; }
.book-tools-grid li {
  background: var(--white); border: 1px solid var(--line); border-radius: 999px;
  padding: 10px 20px; font-size: .9rem; font-weight: 600; color: var(--ocean); box-shadow: var(--shadow);
}
.book-disclaimer { font-size: .84rem; color: var(--muted); border-left: 3px solid var(--line); padding-left: 16px; }

@media (max-width: 860px) {
  .book-page-lede .book-promo-inner { grid-template-columns: 1fr; }
  .book-chapter-list { grid-template-columns: 1fr; }
}

/* Book page: author cards.
   The shared .card-photo is a fixed 195px landscape box with background-size:
   cover — fine for community photography, but it crops the top off a 3:4
   portrait headshot. These use a real <img> at its natural ratio so the whole
   photograph shows, and the grid is centred because there are only two of them
   and the shared three-column .card-grid would strand them on the left. */
.book-authors { display: grid; grid-template-columns: repeat(2, minmax(0, 250px)); gap: 24px; justify-content: center; margin-bottom: 30px; }
.book-author-photo { display: block; width: 100%; height: auto; background: var(--sand-soft); }
.book-author .card-body { text-align: center; padding: 16px 18px 18px; }
.book-author .card-body h3 { font-size: 1.05rem; margin: 6px 0 4px; }
.book-author .card-body p { font-size: .85rem; margin: 0 0 12px; }
.book-author .tag { align-self: center; }
/* Two 250px cards side by side still fit a 390px phone with the page gutter,
   so they stay side by side rather than stacking into two tall portraits. */
@media (max-width: 560px) {
  .book-authors { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px; }
  .book-author .card-body { padding: 12px 12px 14px; }
  .book-author .card-body p { display: none; }
}

/* Book page: the reader-bonus consultation offer. Given a distinct surface so
   it reads as an offer rather than another prose section. */
.book-offer-inner {
  background: linear-gradient(155deg, var(--ocean), var(--navy));
  color: var(--white); border-radius: var(--radius); padding: 40px 44px;
  border-left: 7px solid var(--sun); box-shadow: var(--shadow); max-width: 860px; margin: 0 auto;
}
.book-offer-inner h2 { color: var(--white); margin: 6px 0 10px; }
.book-offer-inner .eyebrow { color: var(--seaglass); }
.book-offer-lead { font-family: var(--font-head); font-weight: 700; font-size: 1.1rem; margin: 0 0 14px; }
.book-offer-inner > p { color: rgba(255,255,255,.85); }
.book-offer-inner .hero-ctas { justify-content: flex-start; margin: 22px 0 0; }
/* .btn-primary is the deep brand teal, which disappears against this panel.
   The accent carries the primary action here; the outline variant is already
   built for dark surfaces and takes the secondary. */
.book-offer-inner .btn-primary { background: var(--sun); border-color: var(--sun); color: var(--navy); }
.book-offer-inner .btn-primary:hover { background: var(--white); border-color: var(--white); color: var(--ocean); }
.book-offer-note { font-size: .84rem; color: rgba(255,255,255,.65); margin: 16px 0 0; }
@media (max-width: 560px) { .book-offer-inner { padding: 28px 22px; } }

/* Book page: process steps and author byline */
.book-process { list-style: none; counter-reset: none; padding: 0; margin: 0; display: grid; gap: 22px; max-width: 860px; }
.book-process > li { display: grid; grid-template-columns: 46px 1fr; gap: 18px; align-items: start; }
.book-process h3 { margin: 0 0 4px; font-size: 1.05rem; }
.book-process p { margin: 0; color: var(--muted); }
.book-process-num {
  display: flex; align-items: center; justify-content: center;
  width: 38px; height: 38px; border-radius: 50%;
  background: var(--ocean); color: var(--white);
  font-family: var(--font-head); font-weight: 700; font-size: .95rem;
}
.book-byline-band { padding-top: 0; padding-bottom: 0; }
.book-byline { font-size: .88rem; color: var(--muted); border-left: 3px solid var(--sun); padding-left: 16px; margin: 0; }
.book-byline-date { display: block; margin-top: 2px; opacity: .8; }

.tax-deed-callout { background: var(--sand-soft); border-left: 4px solid var(--sun); border-radius: 0 10px 10px 0; padding: 18px 22px; margin: 0; }

.tax-deed-callout { background: var(--sand-soft); border-left: 4px solid var(--sun); border-radius: 0 10px 10px 0; padding: 18px 22px; margin: 0; }

/* ---------- Agent profile ---------- */
.agent-intro { display: grid; grid-template-columns: 380px 1fr; gap: 40px; align-items: start; }
.agent-intro-nophoto { grid-template-columns: 1fr; max-width: 760px; }
.agent-photo {
  border-radius: var(--radius); overflow: hidden; background: var(--sand);
  box-shadow: 0 10px 34px rgba(12,72,72,.16); line-height: 0;
}
.agent-photo img { width: 100%; height: auto; display: block; }
.agent-detail h2 { font-size: 1.9rem; margin: 4px 0 18px; }
.agent-facts { list-style: none; display: grid; gap: 10px; margin-bottom: 22px; }
.agent-facts li {
  display: grid; grid-template-columns: 90px 1fr; gap: 12px; align-items: baseline;
  padding-bottom: 9px; border-bottom: 1px solid var(--line); font-size: .93rem;
}
.agent-facts span {
  font-family: var(--font-head); font-size: .68rem; letter-spacing: .13em;
  text-transform: uppercase; color: var(--sun); font-weight: 700;
}
.agent-facts strong { color: var(--ink); font-weight: 600; word-break: break-word; }
.agent-cta { display: flex; flex-wrap: wrap; gap: 12px; }
@media (max-width: 860px) {
  .agent-intro { grid-template-columns: 1fr; gap: 28px; }
  .agent-photo { max-width: 320px; }
}

/* About page team cards link through to the full profiles */
.team-card .team-more {
  display: inline-block; margin-top: 12px;
  font-family: var(--font-head); font-weight: 700; font-size: .86rem; color: var(--teal);
}
.team-card .team-more:hover { color: var(--ocean); }
.team-card .team-thumb {
  width: 92px; height: 92px; border-radius: 50%; object-fit: cover;
  float: right; margin: 0 0 12px 16px; box-shadow: 0 3px 12px rgba(12,72,72,.16);
}

/* ---------- Booking chooser (two or more agents) ---------- */
.booking-panel-multi { grid-template-columns: 1fr 1.1fr; }
.booking-choose { display: grid; gap: 10px; width: 100%; }
.booking-person {
  display: flex; align-items: center; gap: 14px;
  background: rgba(255,255,255,.10); border: 1px solid rgba(255,255,255,.20);
  border-radius: 12px; padding: 12px 16px; text-decoration: none;
  transition: background .18s ease, border-color .18s ease;
}
.booking-person:hover { background: rgba(255,255,255,.18); border-color: var(--seaglass); }
.booking-person img { border-radius: 50%; object-fit: cover; flex: none; }
.booking-initials {
  width: 56px; height: 56px; border-radius: 50%; flex: none;
  display: grid; place-items: center; background: var(--seaglass); color: var(--ocean);
  font-family: var(--font-head); font-weight: 800; font-size: 1.05rem;
}
.booking-person-text { display: flex; flex-direction: column; flex: 1; min-width: 0; }
.booking-person-text strong { color: var(--white); font-family: var(--font-head); font-size: 1rem; }
.booking-person-text span { color: rgba(255,255,255,.72); font-size: .82rem; }
.booking-person-go { color: var(--seaglass); font-family: var(--font-head); font-weight: 700; font-size: .86rem; flex: none; }
@media (max-width: 820px) { .booking-panel-multi { grid-template-columns: 1fr; } }