/* ========================================================================
   JOHN THOMASSON II — THE HOME EXPERT
   Design System — brand: black / white / warm off-white / charcoal / red
   ======================================================================== */

:root{
  /* Brand color tokens (from brand kit, tuned for large-surface premium use) */
  --black:#0c0c0d;
  --near-black:#151517;
  --charcoal:#2a2a2c;
  --gray:#666769;
  --gray-light:#9a9a9c;
  --line:#e4dfd4;
  --cream:#f7f4ec;
  --white:#ffffff;
  --red:#c8151b;      /* refined interactive red, brand-true */
  --red-bright:#ff0000;/* exact brand mark red, used sparingly for the logo mark */
  --pale:#faee88;      /* brand accent yellow — used only as a tiny highlight */

  --font-display:'Cinzel', 'Times New Roman', serif;
  --font-sans:'Jost', 'Helvetica Neue', Arial, sans-serif;
  --font-serif:'Times New Roman', Georgia, 'Cambria', serif;

  --container:1360px;
  --gutter:clamp(24px, 5vw, 80px);
  --radius:2px; /* deliberately near-square — avoid rounded-card clichés */

  --ease:cubic-bezier(.22,1,.36,1);
}

*,*::before,*::after{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  background:var(--white);
  color:var(--charcoal);
  font-family:var(--font-sans);
  font-size:16px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  -moz-osx-font-smoothing:grayscale;
  overflow-x:hidden;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
ul{list-style:none;margin:0;padding:0;}
button{font-family:inherit;cursor:pointer;}
input,textarea,select{font-family:inherit;}
h1,h2,h3,h4{margin:0;font-weight:400;}
p{margin:0;}

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

/* -------------------------------- Type -------------------------------- */
.eyebrow{
  font-family:var(--font-sans);
  font-size:12px;
  letter-spacing:.28em;
  text-transform:uppercase;
  color:var(--red);
  font-weight:500;
  display:inline-flex;
  align-items:center;
  gap:12px;
}
.eyebrow::before{
  content:'';
  width:28px;height:1px;background:var(--red);display:inline-block;
}
.eyebrow.center{justify-content:center;}
.eyebrow.on-dark{color:var(--pale);}
.eyebrow.on-dark::before{background:var(--pale);}

.h-display{
  font-family:var(--font-display);
  text-transform:uppercase;
  letter-spacing:.02em;
  line-height:1.05;
  font-weight:400;
}
.display-xl{font-size:clamp(44px, 7vw, 96px);}
.display-lg{font-size:clamp(34px, 5vw, 64px);}
.display-md{font-size:clamp(28px, 3.6vw, 44px);}

.lede{
  font-family:var(--font-serif);
  font-size:clamp(19px, 1.8vw, 24px);
  line-height:1.6;
  color:var(--charcoal);
}
.body-copy{
  font-family:var(--font-serif);
  font-size:18px;
  line-height:1.75;
  color:var(--charcoal);
}
.small-caps-label{
  font-family:var(--font-sans);
  font-size:13px;
  letter-spacing:.18em;
  text-transform:uppercase;
  color:var(--gray);
}

/* -------------------------------- Buttons -------------------------------- */
.btn{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  gap:10px;
  padding:18px 34px;
  font-family:var(--font-sans);
  font-size:13px;
  letter-spacing:.2em;
  text-transform:uppercase;
  font-weight:500;
  border:1px solid currentColor;
  background:transparent;
  transition:background .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease);
  white-space:nowrap;
}
.btn-primary{
  background:var(--red);
  border-color:var(--red);
  color:var(--white);
}
.btn-primary:hover{background:var(--black);border-color:var(--black);color:var(--white);}
.btn-dark{
  background:var(--black);
  border-color:var(--black);
  color:var(--white);
}
.btn-dark:hover{background:var(--red);border-color:var(--red);}
.btn-outline-light{
  color:var(--white);
  border-color:rgba(255,255,255,.6);
}
.btn-outline-light:hover{background:var(--white);color:var(--black);}
.btn-outline-dark{
  color:var(--black);
  border-color:var(--black);
}
.btn-outline-dark:hover{background:var(--black);color:var(--white);}
.btn-ghost{
  border-color:transparent;
  padding:18px 4px;
  color:var(--black);
  position:relative;
}
.btn-ghost::after{
  content:'';
  position:absolute;left:4px;right:4px;bottom:12px;height:1px;
  background:currentColor;transform:scaleX(1);transform-origin:left;
  transition:transform .4s var(--ease);
}
.btn-block{width:100%;}
.btn svg{width:16px;height:16px;flex:0 0 auto;}

/* ------------------------------- Header -------------------------------- */
.site-header{
  position:fixed;top:0;left:0;right:0;z-index:1000;
  padding:22px 0;
  transition:background .4s var(--ease), padding .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
  border-bottom:1px solid transparent;
}
.site-header .container{
  display:flex;align-items:center;justify-content:space-between;gap:24px;
}
.site-header .logo{display:flex;align-items:center;height:48px;}
.site-header .logo img{height:100%;width:auto;}
.site-header .logo .logo-light{display:block;}
.site-header .logo .logo-dark{display:none;}

.nav-primary{display:flex;align-items:center;gap:36px;}
.nav-primary a{
  font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;
  color:var(--white);position:relative;padding-bottom:4px;font-weight:500;
}
.nav-primary a::after{
  content:'';position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;
  transform:scaleX(0);transform-origin:right;transition:transform .35s var(--ease);
}
.nav-primary a:hover::after,.nav-primary a.active::after{transform:scaleX(1);transform-origin:left;}

.header-actions{display:flex;align-items:center;gap:18px;}
.header-actions .btn{padding:13px 24px;font-size:11.5px;}
.header-phone{
  display:flex;align-items:center;gap:8px;color:var(--white);
  font-size:13px;letter-spacing:.08em;
}
.header-phone svg{width:15px;height:15px;flex:0 0 auto;}

.nav-toggle{
  display:none;
  width:32px;height:22px;position:relative;background:none;border:0;
}
.nav-toggle span{
  position:absolute;left:0;right:0;height:1px;background:var(--white);
  transition:transform .3s var(--ease), opacity .3s var(--ease), top .3s var(--ease);
}
.nav-toggle span:nth-child(1){top:0;}
.nav-toggle span:nth-child(2){top:10px;}
.nav-toggle span:nth-child(3){top:20px;}

/* solid state after scroll or on interior pages */
.site-header.is-solid{
  background:rgba(255,255,255,.97);
  backdrop-filter:blur(6px);
  padding:14px 0;
  border-bottom-color:var(--line);
  box-shadow:0 1px 0 rgba(0,0,0,.02);
}
.site-header.is-solid .logo .logo-light{display:none;}
.site-header.is-solid .logo .logo-dark{display:block;}
.site-header.is-solid .nav-primary a{color:var(--charcoal);}
.site-header.is-solid .header-phone{color:var(--charcoal);}
.site-header.is-solid .nav-toggle span{background:var(--charcoal);}
.site-header.is-solid .btn-outline-light{color:var(--black);border-color:var(--black);}
.site-header.is-solid .btn-outline-light:hover{background:var(--black);color:var(--white);}

body.menu-open .nav-toggle span:nth-child(1){top:10px;transform:rotate(45deg);}
body.menu-open .nav-toggle span:nth-child(2){opacity:0;}
body.menu-open .nav-toggle span:nth-child(3){top:10px;transform:rotate(-45deg);}

/* mobile nav drawer */
.mobile-nav{
  position:fixed;inset:0;z-index:999;background:var(--black);
  display:flex;flex-direction:column;justify-content:center;
  padding:100px var(--gutter) 60px;
  transform:translateY(-100%);opacity:0;
  transition:transform .5s var(--ease), opacity .4s var(--ease);
  pointer-events:none;
}
body.menu-open .mobile-nav{transform:translateY(0);opacity:1;pointer-events:auto;}
.mobile-nav a{
  display:block;color:var(--white);font-family:var(--font-display);
  font-size:32px;text-transform:uppercase;letter-spacing:.03em;
  padding:14px 0;border-bottom:1px solid rgba(255,255,255,.12);
}
.mobile-nav .mobile-actions{margin-top:36px;display:flex;flex-direction:column;gap:14px;}
.mobile-nav .mobile-actions .btn{width:100%;}

/* -------------------------------- Hero -------------------------------- */
.hero{
  position:relative;
  min-height:100svh;
  display:flex;
  align-items:flex-end;
  background:var(--black);
  overflow:hidden;
}
.hero-media{
  position:absolute;inset:0;
  background:
    linear-gradient(180deg, rgba(10,10,11,.35) 0%, rgba(10,10,11,.55) 55%, rgba(8,8,9,.92) 100%),
    radial-gradient(120% 90% at 18% 8%, #2c2c2f 0%, #141416 46%, #0a0a0b 100%);
}
.hero-media .hero-texture{
  position:absolute;inset:0;opacity:.5;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='0.35'/%3E%3C/svg%3E");
}
.hero-portrait{
  position:absolute;right:2%;bottom:0;height:100%;
  display:flex;align-items:flex-end;
}
.hero-portrait img{
  height:96%;width:auto;object-fit:contain;object-position:bottom;
  filter:drop-shadow(0 30px 60px rgba(0,0,0,.5));
}
.hero-skyline{
  position:absolute;left:0;right:0;bottom:0;height:22%;
  opacity:.9;
}
.hero-skyline svg{width:100%;height:100%;display:block;}

/* Full-bleed photographic hero (real photography, not a floating cutout) */
.hero-photo{position:absolute;inset:0;}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:75% 18%;display:block;}
.hero-scrim{
  position:absolute;inset:0;
  background:
    linear-gradient(90deg, rgba(8,8,9,.94) 0%, rgba(8,8,9,.72) 38%, rgba(8,8,9,.28) 68%, rgba(8,8,9,.08) 100%),
    linear-gradient(180deg, rgba(8,8,9,.05) 0%, rgba(8,8,9,.15) 55%, rgba(8,8,9,.7) 100%);
}
@media (max-width:640px){
  .hero-photo img{object-position:62% 14%;}
  .hero-scrim{background:
    linear-gradient(180deg, rgba(8,8,9,.35) 0%, rgba(8,8,9,.45) 40%, rgba(8,8,9,.94) 88%);}
}

.hero-content{
  position:relative;z-index:2;width:100%;
  padding:0 var(--gutter) 90px;
  color:var(--white);
}
.hero-content .hero-eyebrow{
  font-size:13px;letter-spacing:.32em;text-transform:uppercase;color:var(--pale);
  margin-bottom:22px;display:flex;align-items:center;gap:14px;
}
.hero-content .hero-eyebrow::before{content:'';width:40px;height:1px;background:var(--red-bright);}
.hero-name{
  font-family:var(--font-display);
  font-size:clamp(46px, 8.4vw, 128px);
  line-height:.98;text-transform:uppercase;letter-spacing:.01em;
  margin:0 0 6px;
}
.hero-tagline{
  font-family:var(--font-sans);
  font-size:clamp(15px, 1.6vw, 20px);
  letter-spacing:.42em;text-transform:uppercase;color:var(--red-bright);
  font-weight:600;margin-bottom:18px;
}
.hero-meta{
  font-size:14px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.78);
  margin-bottom:30px;
}
.hero-meta span{color:var(--gray-light);padding:0 10px;}
.hero-statement{
  max-width:560px;font-family:var(--font-serif);font-style:italic;
  font-size:clamp(17px, 1.6vw, 21px);color:rgba(255,255,255,.88);
  margin-bottom:42px;line-height:1.6;
}
.hero-ctas{display:flex;flex-wrap:wrap;gap:16px;}
.hero-scroll{
  position:absolute;bottom:28px;right:var(--gutter);z-index:2;
  writing-mode:vertical-rl;color:rgba(255,255,255,.7);
  font-size:11px;letter-spacing:.28em;text-transform:uppercase;
  display:flex;align-items:center;gap:12px;
}
.hero-scroll .line{width:1px;height:56px;background:rgba(255,255,255,.4);position:relative;overflow:hidden;}
.hero-scroll .line::after{
  content:'';position:absolute;left:0;top:-100%;width:100%;height:100%;background:var(--red-bright);
  animation:scrollLine 2.4s var(--ease) infinite;
}
@keyframes scrollLine{0%{top:-100%;}60%{top:100%;}100%{top:100%;}}

/* ------------------------------ Sections -------------------------------- */
section{position:relative;}
.section{padding:120px 0;}
.section-sm{padding:80px 0;}
.section-tight{padding:100px 0;}
.bg-cream{background:var(--cream);}
.bg-black{background:var(--black);color:var(--white);}
.bg-charcoal{background:var(--near-black);color:var(--white);}
.bg-white{background:var(--white);}

.section-head{max-width:760px;margin-bottom:64px;}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center;}
.section-head h2{margin-top:18px;}
.section-head .sub{margin-top:20px;max-width:600px;}
.section-head.center .sub{margin-left:auto;margin-right:auto;}

.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease), transform .9s var(--ease);}
.reveal.is-visible{opacity:1;transform:translateY(0);}
.reveal-delay-1{transition-delay:.1s;}
.reveal-delay-2{transition-delay:.22s;}
.reveal-delay-3{transition-delay:.34s;}

/* ------------------------- Intro / Differentiator ------------------------ */
.intro-grid{
  display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(40px,6vw,110px);align-items:center;
}
.intro-media{position:relative;}
.intro-media .frame{
  position:relative;background:var(--charcoal);aspect-ratio:4/5;overflow:hidden;
}
.intro-media img{width:100%;height:100%;object-fit:cover;object-position:top center;}
.intro-media .frame-mark{
  position:absolute;bottom:-1px;right:-1px;background:var(--red);color:var(--white);
  padding:16px 22px;font-family:var(--font-display);font-size:13px;letter-spacing:.18em;
}
.intro-copy p + p{margin-top:22px;}
.intro-copy .h-display{margin-bottom:26px;}
.intro-copy .btn{margin-top:38px;}

/* -------------------------------- Stats --------------------------------- */
.stats-strip{border-top:1px solid rgba(255,255,255,.14);}
.stats-grid{
  display:grid;grid-template-columns:repeat(4,1fr);
}
.stat{
  padding:64px 28px;text-align:center;border-left:1px solid rgba(255,255,255,.14);
}
.stat:first-child{border-left:none;}
.stat .num{
  font-family:var(--font-display);font-size:clamp(38px,4.6vw,64px);color:var(--white);line-height:1;
}
.stat .num span{color:var(--red-bright);}
.stat .label{
  margin-top:16px;font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--gray-light);
}
/* Single large featured stat (e.g. one confirmed credential rather than a
   grid of several — see .stat-featured usage in build.py) */
.stat-featured{
  padding:16px 28px 8px;text-align:center;
}
.stat-featured .num{
  font-family:var(--font-display);font-size:clamp(56px,9vw,120px);color:var(--white);line-height:1;
}
.stat-featured .num span{color:var(--red-bright);}
.stat-featured .label{
  margin-top:20px;font-size:12.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gray-light);
}

/* ------------------------------ Personal story --------------------------- */
.story-grid{
  display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,6vw,110px);align-items:center;
}
.story-media{position:relative;aspect-ratio:3/4;background:var(--charcoal);overflow:hidden;}
.story-media img{width:100%;height:100%;object-fit:cover;object-position:top center;}
.story-media::before{
  content:'';position:absolute;inset:0;
  background:linear-gradient(180deg, transparent 60%, rgba(0,0,0,.55));
  z-index:1;
}
.story-copy .lede{margin-bottom:26px;}
.story-copy p + p{margin-top:20px;}
.story-facts{margin-top:40px;display:grid;grid-template-columns:repeat(3,1fr);gap:24px;border-top:1px solid var(--line);padding-top:28px;}
.story-facts .fact strong{display:block;font-family:var(--font-display);font-size:22px;margin-bottom:6px;}
.story-facts .fact span{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--gray);}

/* -------------------------------- Buy / Sell ------------------------------ */
.split{display:grid;grid-template-columns:1fr 1fr;}
.split-panel{
  position:relative;min-height:640px;display:flex;align-items:flex-end;overflow:hidden;color:var(--white);
}
.split-panel .panel-bg{position:absolute;inset:0;}
.split-panel.buy .panel-bg{background:
  linear-gradient(180deg, rgba(12,12,13,.25), rgba(12,12,13,.9)),
  linear-gradient(135deg,#3a3a3d,#141416 65%);}
.split-panel.sell .panel-bg{background:
  linear-gradient(180deg, rgba(30,7,8,.3), rgba(20,4,5,.92)),
  linear-gradient(135deg,#5c1114,#1a0505 70%);}
.split-panel .panel-content{position:relative;z-index:2;padding:56px;}
.split-panel .eyebrow{margin-bottom:18px;}
.split-panel h3{font-family:var(--font-display);font-size:clamp(28px,3vw,42px);text-transform:uppercase;line-height:1.15;max-width:420px;}
.split-panel p{margin-top:18px;max-width:420px;font-family:var(--font-serif);font-size:17px;color:rgba(255,255,255,.86);}
.split-panel .btn{margin-top:32px;}

/* -------------------------------- Happy Clients ---------------------------- */
.client-grid{
  display:grid;grid-template-columns:repeat(5,1fr);gap:2px;background:var(--line);
  margin-top:56px;
}
.client-tile{position:relative;aspect-ratio:4/5;overflow:hidden;background:var(--charcoal);}
.client-tile img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .7s var(--ease);}
.client-tile:hover img{transform:scale(1.06);}
@media (max-width:900px){
  .client-grid{grid-template-columns:repeat(3,1fr);}
}
@media (max-width:640px){
  .client-grid{grid-template-columns:repeat(2,1fr);margin-top:40px;}
}

/* ---------------------------- Live MLS search panel ---------------------------- */
.mls-block{display:grid;gap:2px;background:var(--line);}
.mls-map{position:relative;width:100%;aspect-ratio:21/8;overflow:hidden;background:var(--charcoal);}
.mls-map iframe{width:100%;height:100%;border:0;display:block;}
.mls-panel{
  display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap;
  background:var(--black);color:var(--white);padding:56px 60px;
}
.mls-panel .sub{color:rgba(255,255,255,.72);margin-top:14px;max-width:640px;}
.mls-panel-copy{flex:1 1 420px;}
.mls-panel .btn-lg{flex:0 0 auto;}
.mls-panel-lg{padding:64px 64px;}
.btn-lg{padding:22px 42px;font-size:13.5px;}
@media (max-width:720px){
  .mls-map{aspect-ratio:4/3;}
  .mls-panel{padding:40px 28px;text-align:left;}
  .mls-panel .btn{width:100%;}
}

/* -------------------------------- Communities ------------------------------ */
.communities-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line);}
.community-card{
  position:relative;aspect-ratio:1/1;overflow:hidden;background:var(--charcoal);
  display:flex;align-items:flex-end;color:var(--white);
}
.community-card .cc-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease);}
.community-card:hover .cc-bg{transform:scale(1.08);}
.community-card::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.75));}
.community-card .cc-label{position:relative;z-index:2;padding:26px;width:100%;}
.community-card .cc-label .name{font-family:var(--font-display);font-size:20px;text-transform:uppercase;}
.community-card .cc-label .tag{margin-top:6px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--pale);opacity:0;transform:translateY(6px);transition:.3s var(--ease);}
.community-card:hover .cc-label .tag{opacity:1;transform:translateY(0);}
.cc-1{background:linear-gradient(160deg,#4b3a22,#171208 75%);}
.cc-2{background:linear-gradient(160deg,#33342f,#131412 75%);}
.cc-3{background:linear-gradient(160deg,#3d2020,#160b0b 75%);}
.cc-4{background:linear-gradient(160deg,#3a3d2c,#141510 75%);}
.cc-5{background:linear-gradient(160deg,#28313a,#0e1215 75%);}
.cc-6{background:linear-gradient(160deg,#463125,#17100b 75%);}
.cc-7{background:linear-gradient(160deg,#37372f,#131310 75%);}
.cc-8{background:linear-gradient(160deg,#4a1416,#180505 75%);}
.cc-9{background:linear-gradient(160deg,#2c342e,#0f1310 75%);}

/* -------------------------------- Valuation --------------------------------- */
.valuation{
  position:relative;background:var(--black);color:var(--white);overflow:hidden;
}
.valuation .valuation-texture{position:absolute;inset:0;opacity:.6;background:radial-gradient(80% 60% at 80% 20%, rgba(200,21,27,.18), transparent 60%);}
.valuation-inner{position:relative;z-index:1;max-width:760px;margin:0 auto;text-align:center;}
.valuation-form{margin-top:48px;text-align:left;}
.field{margin-bottom:18px;}
.field label{
  display:block;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-light);margin-bottom:10px;
}
.field input{
  width:100%;background:transparent;border:none;border-bottom:1px solid rgba(255,255,255,.3);
  color:var(--white);font-size:18px;padding:12px 2px;font-family:var(--font-sans);transition:border-color .3s;
}
.field input:focus{outline:none;border-color:var(--red-bright);}
.field input::placeholder{color:rgba(255,255,255,.35);}
.field textarea{
  width:100%;background:transparent;border:none;border-bottom:1px solid rgba(255,255,255,.3);
  color:var(--white);font-size:16px;padding:12px 2px;font-family:var(--font-sans);transition:border-color .3s;
  resize:vertical;min-height:90px;
}
.field textarea:focus{outline:none;border-color:var(--red-bright);}
.field textarea::placeholder{color:rgba(255,255,255,.35);}
/* light-on-white field variant, used on the contact page */
.bg-white .field label{color:var(--gray);}
.bg-white .field input,.bg-white .field textarea{color:var(--charcoal);border-bottom-color:var(--line);}
.bg-white .field input::placeholder,.bg-white .field textarea::placeholder{color:var(--gray-light);}
.bg-white .field input:focus,.bg-white .field textarea:focus{border-color:var(--red);}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:24px;}
.valuation-address{margin-bottom:34px;}
.valuation-address input{font-family:var(--font-display);font-size:clamp(20px,2.4vw,28px);padding:16px 2px;}
.form-note{margin-top:20px;font-size:12px;color:var(--gray-light);text-align:center;}
.form-success{display:none;text-align:center;padding:40px 0;}
.form-success.active{display:block;}
.form-success .h-display{margin-bottom:14px;}

/* -------------------------------- Content/Education -------------------------------- */
.content-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;}
.content-card{border:1px solid var(--line);padding:34px 26px;transition:border-color .3s,transform .3s;}
.content-card:hover{border-color:var(--black);transform:translateY(-4px);}
.content-card .ci{font-family:var(--font-display);font-size:13px;color:var(--red);letter-spacing:.1em;}
.content-card h4{margin-top:18px;font-family:var(--font-display);font-size:19px;text-transform:uppercase;line-height:1.3;}
.content-card p{margin-top:12px;font-size:14.5px;color:var(--gray);line-height:1.6;}
.social-strip{margin-top:70px;text-align:center;}
.social-strip .handles{display:flex;justify-content:center;gap:36px;margin-top:18px;flex-wrap:wrap;}
.social-strip .handles a{font-size:13px;letter-spacing:.16em;text-transform:uppercase;border-bottom:1px solid var(--line);padding-bottom:4px;}
.social-strip .handles a:hover{border-color:var(--black);}

/* -------------------------------- Final CTA -------------------------------- */
.final-cta{
  position:relative;min-height:70vh;display:flex;align-items:center;justify-content:center;
  text-align:center;color:var(--white);overflow:hidden;background:var(--black);
}
.final-cta .fc-bg{
  position:absolute;inset:0;
  background:
    linear-gradient(180deg, rgba(10,10,11,.55), rgba(10,10,11,.88)),
    radial-gradient(90% 70% at 50% 30%, #2a2a2d 0%, #101011 60%);
}
.final-cta-content{position:relative;z-index:1;max-width:720px;padding:0 var(--gutter);}
.final-cta .h-display{margin-bottom:28px;}
.final-cta-ctas{display:flex;flex-wrap:wrap;gap:16px;justify-content:center;margin-top:42px;}

/* -------------------------------- Footer -------------------------------- */
.site-footer{background:var(--black);color:rgba(255,255,255,.72);padding-top:90px;}
.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:50px;padding-bottom:70px;border-bottom:1px solid rgba(255,255,255,.12);}
.footer-brand .logo img{height:52px;}
.footer-brand p{margin-top:22px;max-width:320px;font-size:14.5px;line-height:1.7;color:rgba(255,255,255,.6);}
.footer-col h5{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--white);margin-bottom:20px;}
.footer-col a,.footer-col p{display:block;font-size:14px;color:rgba(255,255,255,.62);margin-bottom:12px;line-height:1.6;}
.footer-col a:hover{color:var(--white);}
.footer-social{display:flex;gap:14px;margin-top:8px;}
.footer-social a{
  width:38px;height:38px;border:1px solid rgba(255,255,255,.25);display:flex;align-items:center;justify-content:center;
}
.footer-social a:hover{background:var(--white);color:var(--black);}
.footer-social svg{width:16px;height:16px;}

.footer-compliance{padding:44px 0;border-bottom:1px solid rgba(255,255,255,.12);}
.footer-compliance .compliance-grid{display:grid;grid-template-columns:auto 1fr auto;gap:40px;align-items:start;}
.equal-housing{display:flex;align-items:center;gap:14px;}
.equal-housing .eh-mark{
  color:rgba(255,255,255,.75);flex:0 0 auto;display:flex;align-items:center;
}
.equal-housing .eh-mark svg{width:42px;height:auto;}
.equal-housing span{font-size:11.5px;line-height:1.6;color:rgba(255,255,255,.55);max-width:260px;}
.compliance-text{font-size:12px;line-height:1.8;color:rgba(255,255,255,.5);}
.compliance-text strong{color:rgba(255,255,255,.75);font-weight:500;}
.compliance-links{display:flex;flex-direction:column;gap:10px;text-align:right;}
.compliance-links a{font-size:12px;color:rgba(255,255,255,.55);}
.compliance-links a:hover{color:var(--white);}

.footer-bottom{padding:26px 0 40px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:12px;}
.footer-bottom p{font-size:12px;color:rgba(255,255,255,.4);}

/* -------------------------------- Mobile action bar -------------------------------- */
.mobile-actionbar{
  display:none;position:fixed;left:0;right:0;bottom:0;z-index:900;
  background:var(--black);border-top:1px solid rgba(255,255,255,.12);
}
.mobile-actionbar .mab-grid{display:grid;grid-template-columns:repeat(3,1fr);}
.mobile-actionbar a{
  display:flex;flex-direction:column;align-items:center;gap:6px;padding:12px 0 14px;
  color:var(--white);font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;
  border-left:1px solid rgba(255,255,255,.1);
}
.mobile-actionbar a:first-child{border-left:none;}
.mobile-actionbar svg{width:18px;height:18px;}

/* -------------------------------- Interior page hero (non-home) -------------------------------- */
.page-hero{
  position:relative;min-height:56vh;display:flex;align-items:flex-end;background:var(--black);color:var(--white);overflow:hidden;
  padding-top:120px;
}
.page-hero .ph-bg{position:absolute;inset:0;}
.page-hero-content{position:relative;z-index:1;padding:0 var(--gutter) 70px;max-width:900px;}
.page-hero .breadcrumb{font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-bottom:22px;}
.page-hero .breadcrumb a{color:rgba(255,255,255,.55);}
.page-hero .breadcrumb a:hover{color:var(--white);}
.page-hero .breadcrumb span{color:var(--red-bright);margin:0 8px;}
.page-hero .h-display{margin-top:16px;}
.page-hero p{margin-top:22px;max-width:600px;font-family:var(--font-serif);font-size:18px;color:rgba(255,255,255,.85);}

/* -------------------------------- Legal PDF embed -------------------------------- */
.legal-pdf-frame{
  margin-top:36px;border:1px solid var(--line);
  aspect-ratio:8.5/11;max-height:80vh;
}
.legal-pdf-frame iframe{width:100%;height:100%;border:0;display:block;}

/* -------------------------------- Misc utility -------------------------------- */
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:60px;}
.mt-lg{margin-top:60px;}
.center{text-align:center;}
.divider{height:1px;background:var(--line);margin:0;}
.tag-list{display:flex;flex-wrap:wrap;gap:12px;}
.tag-pill{
  border:1px solid var(--line);padding:10px 18px;font-size:12px;letter-spacing:.1em;text-transform:uppercase;
}
.icon-line{width:18px;height:1px;background:var(--red);display:inline-block;}
[id]{scroll-margin-top:110px;}
.lubbock-row.alt .story-media{order:2;}
.lubbock-row .story-media{position:relative;}

/* -------------------------------- Responsive -------------------------------- */
@media (max-width:1080px){
  .intro-grid,.story-grid{grid-template-columns:1fr;}
  .story-media{order:-1;}
  .content-grid{grid-template-columns:repeat(2,1fr);}
  .footer-top{grid-template-columns:1fr 1fr;row-gap:44px;}
  .compliance-grid{grid-template-columns:1fr;text-align:left;}
  .compliance-links{text-align:left;}
}
@media (max-width:900px){
  .nav-primary,.header-actions .btn-outline-light,.header-phone{display:none;}
  .nav-toggle{display:block;}
  .split{grid-template-columns:1fr;}
  .properties-grid{grid-template-columns:repeat(2,1fr);}
  .communities-grid{grid-template-columns:repeat(2,1fr);}
  body{padding-bottom:64px;}
  .mobile-actionbar{display:block;}
}
@media (max-width:640px){
  .section{padding:80px 0;}
  .content-grid{grid-template-columns:1fr;}
  .properties-grid{grid-template-columns:1fr;}
  .communities-grid{grid-template-columns:1fr;}
  .two-col{grid-template-columns:1fr;gap:36px;}
  .story-facts{grid-template-columns:1fr;gap:18px;}
  .field-row{grid-template-columns:1fr;}
  .footer-top{grid-template-columns:1fr;}
  .hero-content{padding-bottom:70px;}
  .hero-portrait{opacity:.9;right:-6%;}
  .hero-scroll{display:none;}
  .split-panel{min-height:480px;}
  .header-actions{gap:10px;}
  .final-cta-ctas .btn,.hero-ctas .btn{width:100%;}
  .final-cta-ctas,.hero-ctas{flex-direction:column;}
}

/* Added Sep 2026 — community/article pages, review strip, linked cards */
a.content-card{text-decoration:none;color:inherit;display:block;}
a.content-card h4{color:var(--black);}
.stars{color:#c9a227;font-size:26px;letter-spacing:6px;margin-top:16px;}
.article-body{display:flex;flex-direction:column;gap:22px;}
.article-body h2{font-family:var(--font-display);font-size:24px;text-transform:uppercase;letter-spacing:.02em;margin-top:16px;color:var(--black);}
.article-body ul{padding-left:22px;display:flex;flex-direction:column;gap:10px;list-style:disc;}
.article-row{display:flex;justify-content:space-between;align-items:center;gap:24px;border:1px solid var(--line);padding:26px 30px;margin-top:16px;text-decoration:none;color:inherit;transition:border-color .3s;}
.article-row:hover{border-color:var(--black);}
.article-row h4{font-family:var(--font-display);font-size:20px;text-transform:uppercase;margin-top:10px;color:var(--black);}
.article-row p{color:var(--gray);font-size:14.5px;margin-top:10px;line-height:1.6;}