/* =====================================================
   ALTITUDE REAL ESTATE GROUP -- SITE STYLES
   Staged Nest cream canvas. Accent sampled from firm
   brand blue. Hairlines over shadows. No gradients on
   structure. WNC mountain real estate, residential.
   ===================================================== */

:root{
  --canvas: #F5EEE1;
  --canvas-off: #EFE6D4;
  --ink: #14161B;
  --ink-2: #3B404F;
  --ink-3: #6B6F7A;
  --hair: #DCD3BE;
  --accent: #4592FF;
  --accent-dark: #1E66C8;
  --accent-light: #88B5FF;
  --dark: #14161B;

  --serif: 'Fraunces', 'Iowan Old Style', Georgia, serif;
  --sans: 'Inter', -apple-system, 'Helvetica Neue', Helvetica, Arial, sans-serif;
  --mono: 'JetBrains Mono', ui-monospace, 'SF Mono', Menlo, monospace;

  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-quint: cubic-bezier(0.22, 1, 0.36, 1);

  --container: 1440px;
  --gutter: clamp(1rem, 4vw, 3rem);
  --pad-y: clamp(5rem, 10vh, 10rem);
  --nav-h: 84px;
  --r-media: 14px;
}

*, *::before, *::after { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; overflow-x: clip; }
body{
  background: var(--canvas);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.6;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: clip;
}
img, svg, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }

/* ---------- LAYOUT PRIMITIVES ---------- */
.container{
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding-left: var(--gutter);
  padding-right: var(--gutter);
}
.section{ padding-top: var(--pad-y); padding-bottom: var(--pad-y); }
.section-tight{ padding-top: clamp(3rem, 6vh, 5rem); padding-bottom: clamp(3rem, 6vh, 5rem); }
.hairline-top{ border-top: 1px solid var(--hair); }
.hairline-bot{ border-bottom: 1px solid var(--hair); }
.off{ background: var(--canvas-off); }
.dark{ background: var(--dark); color: #f5eee1; }
.dark .muted{ color: #a3a3a3; }

/* ---------- TYPOGRAPHY ---------- */
.kicker{
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink-3);
  font-weight: 500;
}
.kicker .dot{ color: var(--accent); margin: 0 .6em; }
.dark .kicker{ color: #c9bda1; }
h1, h2, h3, h4{
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.01em;
  color: inherit;
  margin: 0;
  text-wrap: balance;
}
h1{ font-size: clamp(3rem, 8vw, 8rem); line-height: 0.98; letter-spacing: -0.025em; }
h2{ font-size: clamp(2.25rem, 5vw, 4.5rem); line-height: 1.02; letter-spacing: -0.02em; }
h3{ font-size: clamp(1.5rem, 2.4vw, 2.25rem); line-height: 1.15; }
h4{ font-size: clamp(1.125rem, 1.6vw, 1.35rem); line-height: 1.3; }
em, .italic{ font-style: italic; color: var(--accent); }
.dark em, .dark .italic{ color: var(--accent-light); }
p{ margin: 0 0 1em; color: var(--ink-2); max-width: 62ch; }
.dark p{ color: #c9bda1; }
.lede{ font-size: clamp(1.0625rem, 1.25vw, 1.25rem); line-height: 1.55; color: var(--ink-2); max-width: 56ch; }

/* ---------- NAV ---------- */
.nav{
  position: fixed; inset: 0 0 auto 0;
  z-index: 9000;
  display: flex; align-items: center; justify-content: space-between;
  padding: 18px clamp(1rem, 4vw, 3rem);
  transition: background .45s var(--ease), backdrop-filter .45s var(--ease), border-color .45s var(--ease);
  border-bottom: 1px solid transparent;
}
.nav.is-scrolled{
  background: rgba(245,238,225,0.88);
  backdrop-filter: saturate(180%) blur(16px);
  -webkit-backdrop-filter: saturate(180%) blur(16px);
  border-bottom-color: var(--hair);
}
.nav .brand{
  display: flex; align-items: center; gap: 10px;
  font-family: var(--serif); font-size: 22px; font-weight: 500;
  color: #fff; letter-spacing: -0.01em;
  transition: color .3s var(--ease);
}
.nav .brand-wrap{
  position: relative;
  display: inline-block;
  width: 160px;
  height: 44px;
  flex: 0 0 auto;
}
.nav .brand-logo{
  position: absolute;
  top: 0; left: 0;
  height: 44px;
  width: auto;
  max-width: 100%;
  display: block;
  object-fit: contain;
  object-position: left center;
  transition: opacity .35s var(--ease);
}
.nav .brand-logo.on-dark{ opacity: 1; }
.nav .brand-logo.on-light{ opacity: 0; }
.nav.is-scrolled .brand-logo.on-dark{ opacity: 0; }
.nav.is-scrolled .brand-logo.on-light{ opacity: 1; }
.nav-links{
  display: flex; align-items: center; gap: clamp(14px, 2.2vw, 32px);
  color: #fff;
}
.nav.is-scrolled .nav-links{ color: var(--ink); }
.nav-links a{
  font-size: 13px; font-weight: 500; letter-spacing: .01em;
  position: relative; padding: 6px 0;
  opacity: .92; transition: opacity .25s var(--ease);
}
.nav-links a:hover{ opacity: 1; }
.nav-links a.active::after{
  content:''; position: absolute; left: 0; right: 0; bottom: -4px;
  height: 2px; background: var(--accent); opacity: 1;
  border-radius: 2px;
}
.nav-links a.active{ color: var(--accent); opacity: 1; }
.nav.is-scrolled .nav-links a.active{ color: var(--accent); }
.nav-cta{
  display: inline-flex; align-items: center; gap: 8px;
  padding: 10px 18px; border-radius: 999px;
  background: #fff; color: var(--ink);
  font-size: 13px; font-weight: 500;
  transition: transform .3s var(--ease), background .3s var(--ease), color .3s var(--ease);
}
.nav.is-scrolled .nav-cta{ background: var(--ink); color: #fff; }
.nav-cta:hover{ transform: translateY(-1px); }
.nav-cta .arr{ transition: transform .3s var(--ease); }
.nav-cta:hover .arr{ transform: translateX(3px); }

.nav-toggle{
  display: none;
  width: 40px; height: 40px; align-items: center; justify-content: center;
  color: #fff; border-radius: 999px;
}
.nav.is-scrolled .nav-toggle{ color: var(--ink); }
.nav-toggle span{
  display: block; width: 20px; height: 1.5px; background: currentColor; position: relative;
}
.nav-toggle span::before, .nav-toggle span::after{
  content:''; position: absolute; left: 0; width: 20px; height: 1.5px; background: currentColor;
}
.nav-toggle span::before{ top: -6px; }
.nav-toggle span::after{ top: 6px; }

@media (max-width: 900px){
  .nav-links, .nav-cta{ display: none; }
  .nav-toggle{ display: inline-flex; }
}

/* mobile drawer */
.drawer{
  position: fixed; inset: 0; background: var(--canvas);
  z-index: 9100;
  transform: translateY(-100%);
  visibility: hidden;
  opacity: 0;
  pointer-events: none;
  transition: transform .5s var(--ease), opacity .3s var(--ease), visibility 0s linear .5s;
  display: flex; flex-direction: column;
}
.drawer.is-open{
  transform: translateY(0);
  visibility: visible;
  opacity: 1;
  pointer-events: auto;
  transition: transform .5s var(--ease), opacity .3s var(--ease), visibility 0s linear 0s;
}
.drawer-top{ display:flex; align-items:center; justify-content: space-between; padding: 18px clamp(1rem, 4vw, 3rem); border-bottom: 1px solid var(--hair); }
.drawer-close{ font-size: 28px; line-height: 1; }
.drawer nav{ padding: clamp(2rem, 6vh, 4rem) clamp(1rem, 4vw, 3rem); display: flex; flex-direction: column; gap: 24px; }
.drawer nav a{ font-family: var(--serif); font-size: clamp(2rem, 6vw, 3.5rem); font-weight: 500; }
.drawer nav a em{ color: var(--accent); }
.drawer-foot{ margin-top: auto; padding: clamp(1.5rem, 4vh, 3rem) clamp(1rem, 4vw, 3rem); border-top: 1px solid var(--hair); display: flex; flex-direction: column; gap: 8px; }
.drawer-foot .kicker{ color: var(--ink-3); }

/* ---------- BUTTONS ---------- */
.btn{
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 15px 26px; border-radius: 999px;
  font-size: 14px; font-weight: 500;
  transition: transform .3s var(--ease), background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease);
  border: 1px solid transparent;
  white-space: nowrap;
}
.btn .arr{ transition: transform .3s var(--ease); }
.btn:hover .arr{ transform: translateX(4px); }
.btn-primary{ background: #fff; color: var(--ink); }
.btn-primary:hover{ transform: translateY(-2px); }
.btn-dark{ background: var(--ink); color: #fff; }
.btn-dark:hover{ background: var(--accent-dark); transform: translateY(-2px); }
.btn-ghost{ color: #fff; border-color: rgba(255,255,255,0.35); }
.btn-ghost:hover{ border-color: #fff; background: rgba(255,255,255,0.08); }
.btn-ghost-dark{ color: var(--ink); border-color: var(--hair); }
.btn-ghost-dark:hover{ border-color: var(--ink); }
.btn-v3{ display: inline-flex; align-items: center; gap: 10px; padding: 14px 22px; border-radius: 999px; font-size: 13.5px; font-weight: 500; border: 1px solid transparent; transition: transform .3s var(--ease), background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease); }
.btn-v3 .arrow, .btn-v3 .arr{ transition: transform .3s var(--ease); }
.btn-v3:hover .arrow, .btn-v3:hover .arr{ transform: translateX(4px); }

.text-link{
  display: inline-flex; align-items: center; gap: 8px;
  font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase;
  color: var(--ink);
  padding-bottom: 4px; border-bottom: 1px solid var(--ink);
  transition: color .3s var(--ease), border-color .3s var(--ease);
}
.text-link:hover{ color: var(--accent); border-color: var(--accent); }
.text-link .arr{ transition: transform .3s var(--ease); }
.text-link:hover .arr{ transform: translateX(4px); }

/* ---------- HERO ---------- */
.hero{
  position: relative; height: 100vh; min-height: 680px;
  color: #fff; overflow: hidden;
  display: flex; align-items: flex-end;
}
.hero-bg{
  position: absolute; inset: 0;
  overflow: hidden;
  animation: kenburns 24s ease-in-out infinite alternate;
  will-change: transform;
}
.hero-bg img{
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
}
@keyframes kenburns{
  0%{ transform: scale(1.04); }
  100%{ transform: scale(1.10); }
}
.hero-scrim{
  position: absolute; inset: 0;
  background:
    radial-gradient(90% 70% at 18% 85%, rgba(0,0,0,0.85) 0%, rgba(0,0,0,0.45) 45%, rgba(0,0,0,0) 72%),
    linear-gradient(to top, rgba(0,0,0,0.85) 0%, rgba(0,0,0,0.4) 38%, rgba(0,0,0,0.18) 65%, rgba(0,0,0,0.5) 100%),
    linear-gradient(to right, rgba(0,0,0,0.5) 0%, rgba(0,0,0,0.12) 55%, rgba(0,0,0,0) 80%);
}
.hero-inner{
  position: relative; z-index: 2;
  width: 100%; max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter) clamp(4rem, 10vh, 8rem);
}
.hero-inner::before{
  content: '';
  position: absolute;
  left: 0; right: 0;
  top: 8%; bottom: 0;
  background: radial-gradient(80% 90% at 30% 70%, rgba(0,0,0,0.65) 0%, rgba(0,0,0,0.3) 55%, rgba(0,0,0,0) 85%);
  z-index: -1;
  pointer-events: none;
}
.hero-inner > *{ position: relative; }

.hero-text-frost{
  position: relative;
  padding: clamp(1.5rem, 3vw, 2.25rem) clamp(1.5rem, 3vw, 2.5rem);
  max-width: min(960px, calc(100% - 4rem));
}
.hero-text-frost--dark .kicker,
.hero-text-frost--dark .hero-h1,
.hero-text-frost--dark .hero-h1 em,
.hero-text-frost--dark .hero-tagline,
.hero-text-frost--dark .hero-ctas .btn-v3.btn-ghost{
  color: #FBFAF6;
  text-shadow: none;
}
.hero-text-frost--light .kicker,
.hero-text-frost--light .hero-h1,
.hero-text-frost--light .hero-h1 em,
.hero-text-frost--light .hero-tagline{
  color: #14161B;
  text-shadow: none;
}
@media (max-width: 700px){
  .hero-text-frost{ padding: 1rem 0.75rem; }
}
.hero-inner .kicker{ margin-bottom: clamp(1.25rem, 3vh, 2rem); }
.hero-inner .kicker .dot{ color: var(--accent-light); }
.hero-text-frost--light .kicker .dot{ color: var(--accent-dark); }
.hero-h1{
  max-width: 18ch;
  margin-bottom: clamp(1.5rem, 3vh, 2.25rem);
}
.hero-text-frost .hero-h1{
  max-width: 100%;
  font-size: clamp(2.75rem, 6vw, 6rem);
}
.hero-h1 em{
  font-style: italic;
}
.hero-h1 .word{
  display: inline-block;
  opacity: 0;
  filter: blur(8px);
  transform: translateY(20px);
}
.hero-h1.is-revealed .word{
  animation: wordIn .9s var(--ease) forwards;
}
@keyframes wordIn{
  to{ opacity: 1; filter: blur(0); transform: translateY(0); }
}
.hero-tagline{
  font-family: var(--sans);
  max-width: 40ch;
  margin-bottom: clamp(1.5rem, 3vh, 2rem);
  font-size: 17px;
}
.hero-ctas{ display: flex; flex-wrap: wrap; gap: 12px; }
.scroll-cue{
  position: absolute; left: 50%; bottom: 28px; transform: translateX(-50%);
  z-index: 3; color: rgba(255,255,255,0.75);
  font-family: var(--mono); font-size: 10px; letter-spacing: .25em; text-transform: uppercase;
  display: flex; flex-direction: column; align-items: center; gap: 10px;
}
.scroll-cue::after{
  content:''; width: 1px; height: 44px;
  background: linear-gradient(to bottom, rgba(255,255,255,0.8), rgba(255,255,255,0));
  animation: cue 2.4s var(--ease) infinite;
  transform-origin: top;
}
@keyframes cue{
  0%{ transform: scaleY(0); opacity: 0; }
  40%{ transform: scaleY(1); opacity: 1; }
  100%{ transform: scaleY(1) translateY(10px); opacity: 0; }
}

/* ---------- PHOTO CONTAINERS ---------- */
.photo{
  position: relative; overflow: hidden;
  background: var(--canvas-off);
}
.photo img{
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  will-change: transform;
}

/* ---------- TRUST BAR ---------- */
.trust{
  border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair);
  padding: 22px var(--gutter);
}
.trust-inner{
  max-width: var(--container); margin: 0 auto;
  display: flex; flex-wrap: wrap; justify-content: center; gap: 14px 28px;
  font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase;
  color: var(--ink-2);
}
.trust-inner .dot{ color: var(--accent); }

/* ---------- STAT BAND ---------- */
.stat-band{ display: grid; grid-template-columns: repeat(4, 1fr); }
.stat-band .stat{
  padding: clamp(2.5rem, 5vh, 4.5rem) clamp(1rem, 2vw, 2rem);
  border-top: 1px solid var(--hair);
  display: flex; flex-direction: column;
}
.stat-band .stat + .stat{ border-left: 1px solid var(--hair); }
.stat .kicker{ margin-bottom: 1.25rem; }
.stat .num{
  font-family: var(--serif); font-weight: 500;
  font-size: clamp(2.25rem, 4.4vw, 4rem);
  line-height: 1; letter-spacing: -0.03em;
  white-space: nowrap;
  text-overflow: ellipsis;
  overflow: hidden;
  min-height: 1em;
}
.stat .num .pre{ font-size: 0.6em; opacity: .8; }
.stat .num em{ color: var(--accent); font-style: italic; }
.stat .cap{
  margin-top: .75rem;
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.5;
  min-height: calc(14px * 1.5 * 2);
}
@media (max-width: 900px){
  .stat-band{ grid-template-columns: repeat(2, 1fr); }
  .stat-band .stat{ border-top: 1px solid var(--hair); }
  .stat-band .stat:nth-child(2){ border-left: 1px solid var(--hair); }
  .stat-band .stat:nth-child(3){ border-left: 0; }
  .stat-band .stat:nth-child(4){ border-left: 1px solid var(--hair); }
}

/* ---------- STICKY SCROLL INTRO ---------- */
.sticky-intro{ position: relative; height: 260vh; background: var(--canvas); }
.sticky-intro .pin{
  position: sticky; top: 0; height: 100vh; overflow: hidden;
  display: flex; align-items: center; justify-content: center;
  padding-top: var(--nav-h);
}
.sticky-intro .pin-frame{
  position: relative; width: min(92vw, 1280px); height: min(78vh, 780px);
  border-radius: 32px; overflow: hidden;
  transform-origin: center center;
  will-change: transform;
}
.sticky-intro .pin-frame .photo{ position: absolute; inset: 0; }
.sticky-intro .pin-overlay{
  position: absolute; inset: 0;
  background: rgba(10,10,10,0);
  display: flex; align-items: center; justify-content: center;
  color: #fff; text-align: center;
  padding: 2rem;
}
.sticky-intro .pin-overlay h2{
  max-width: 18ch; font-style: italic; color: #fff;
  opacity: 0; transform: translateY(30px);
  will-change: transform, opacity;
}
.sticky-intro .pin-overlay h2 em{ color: var(--accent-light); }
.intro-body{
  position: relative;
  z-index: 2;
  background: var(--canvas);
  display: grid; grid-template-columns: 1fr 1fr;
  gap: clamp(2rem, 5vw, 5rem);
  padding: clamp(3rem, 6vh, 6rem) var(--gutter) clamp(4rem, 8vh, 6rem);
  max-width: var(--container); margin: 0 auto;
}
.intro-body .col-kicker h2,
.intro-body .lede,
.intro-body p{ color: var(--ink); }
.intro-body blockquote{ color: var(--ink); }
.intro-body .col-kicker{ padding-top: 8px; }
.intro-body blockquote.principle{
  margin: 2rem 0 0; padding-left: 1.5rem;
  border-left: 1px solid var(--accent);
  font-family: var(--serif); font-style: italic;
  font-size: clamp(1.25rem, 2vw, 1.625rem); line-height: 1.35;
  color: var(--ink);
  max-width: 38ch;
}
.intro-body blockquote.principle cite{
  display: block; margin-top: 12px;
  font-family: var(--mono); font-style: normal; font-size: 11px;
  letter-spacing: .2em; text-transform: uppercase; color: var(--ink-3);
}
@media (max-width: 800px){
  .intro-body{ grid-template-columns: 1fr; }
}

/* ---------- SERVICES (Rule 145 static grid) ---------- */
.svc-outer{ background: var(--canvas-off); padding: var(--pad-y) 0; }
.svc-head{
  display: flex; align-items: flex-end; justify-content: space-between;
  padding: 0 var(--gutter) clamp(2rem, 4vh, 3rem);
  gap: 2rem;
  max-width: var(--container); margin: 0 auto; width: 100%;
}
.svc-head h2{ max-width: 14ch; }
.svc-head .meta{ color: var(--ink-3); max-width: 30ch; font-size: 13px; line-height: 1.5; }
.svc-track-wrap{ max-width: var(--container); margin: 0 auto; padding: 0 var(--gutter); }
.svc-track{
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: clamp(16px, 2vw, 28px);
}
.svc-card{
  background: #fff;
  border: 1px solid var(--hair);
  display: flex; flex-direction: column;
  position: relative;
  min-height: 520px;
}
.svc-card .svc-img{ height: 200px; flex: 0 0 200px; border-bottom: 1px solid var(--hair); overflow: hidden; position: relative; }
.svc-card .svc-img img{ width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.svc-card:hover .svc-img img{ transform: scale(1.05); }
.svc-card .svc-body{ padding: 22px 22px 24px; display: flex; flex-direction: column; gap: 11px; flex: 1 1 auto; }
.svc-num{
  font-family: var(--serif); font-weight: 500;
  font-size: 56px; line-height: 1; color: var(--accent);
  font-style: italic; letter-spacing: -0.02em;
  margin-top: -4px;
}
.svc-card h3{ font-size: clamp(1.125rem, 1.6vw, 1.5rem); line-height: 1.15; max-width: 16ch; }
.svc-card .svc-summary{ color: var(--ink-2); font-size: 14.5px; line-height: 1.5; }
.svc-card ul, .svc-card .svc-bullets{
  list-style: none; padding: 0; margin: 0;
  display: flex; flex-direction: column; gap: 6px;
  font-size: 14px; color: var(--ink-2);
}
.svc-card ul li, .svc-card .svc-bullets li{ padding-left: 16px; position: relative; }
.svc-card ul li::before, .svc-card .svc-bullets li::before{
  content: ''; position: absolute; left: 0; top: .7em;
  width: 8px; height: 1px; background: var(--accent);
}
.svc-card .cta{ display: none !important; }
@media (max-width: 1100px){
  .svc-track{ grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 640px){
  .svc-track{ grid-template-columns: 1fr; }
}

a.svc-card{
  text-decoration: none !important;
  color: inherit !important;
  cursor: pointer;
  transition: transform .35s var(--ease), border-color .35s ease, box-shadow .35s ease;
}
a.svc-card:hover{
  transform: translateY(-3px);
  border-color: var(--accent);
  box-shadow: 0 12px 28px -16px rgba(0, 0, 0, .35);
}
a.svc-card:hover h3{ color: var(--accent); }
a.svc-card:focus-visible{
  outline: 2px solid var(--accent);
  outline-offset: 4px;
}
.svc-card:not(:has(.svc-img)) .svc-body{ padding-block-start: clamp(2rem, 4vh, 3rem); }

/* ---------- AGENT DECK (.acard pattern, Rule 28r/96) ---------- */
.agent-deck{
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: clamp(1.5rem, 3vw, 2.5rem);
}
.agent-deck:has(> .acard:only-child){
  grid-template-columns: 1fr;
  max-width: 720px;
  margin: 0 auto;
}
.agent-deck:has(> .acard:only-child) .acard .acard-portrait{
  aspect-ratio: 1 / 1;
}
.acard{
  background: #fff;
  border: 1px solid var(--hair);
  display: flex; flex-direction: column;
  overflow: hidden;
  transition: transform .35s var(--ease), border-color .35s ease, box-shadow .35s ease;
}
.acard:hover{
  transform: translateY(-3px);
  border-color: var(--accent);
  box-shadow: 0 12px 28px -16px rgba(0,0,0,0.35);
}
.acard .acard-portrait{
  aspect-ratio: 4 / 5;
  background: radial-gradient(120% 100% at 30% 20%, var(--accent-light) 0%, var(--accent) 60%, var(--accent-dark) 100%);
  position: relative;
  overflow: hidden;
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,0.95);
}
.acard .acard-portrait.has-photo{ background: var(--ink-2); }
.acard .acard-portrait img{
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover; object-position: center 20%;
  display: block;
}
.acard .acard-portrait .mono{
  font-family: var(--serif); font-weight: 500; font-style: italic;
  font-size: clamp(4rem, 9vw, 7rem); line-height: 1; letter-spacing: -0.04em;
  color: rgba(255,255,255,0.96);
}
.acard .acard-portrait .ph-label{
  position: absolute; left: 14px; bottom: 14px;
  padding: 6px 10px; background: rgba(0,0,0,0.35);
  font-family: var(--mono); font-size: 10px; letter-spacing: .15em; text-transform: uppercase;
  color: rgba(255,255,255,0.95);
}
.acard-body{ padding: 22px 22px 24px; display: flex; flex-direction: column; gap: 8px; }
.acard .name{ font-family: var(--serif); font-weight: 500; font-size: clamp(1.25rem, 2vw, 1.625rem); line-height: 1.15; }
.acard .role{ font-family: var(--mono); font-size: 10.5px; letter-spacing: .2em; text-transform: uppercase; color: var(--accent); }
.acard .bio{ color: var(--ink-2); font-size: 14.5px; line-height: 1.55; margin-top: 8px; }
.acard-meta{
  margin-top: 14px;
  display: grid; grid-template-columns: auto 1fr; gap: 8px 18px;
  font-family: var(--mono); font-size: 12px;
  color: var(--ink-2);
  border-top: 1px solid var(--hair);
  padding-top: 14px;
}
.acard-meta dt{ text-transform: uppercase; letter-spacing: .2em; color: var(--ink-3); font-size: 10.5px; }
.acard a{
  min-width: 0;
  overflow-wrap: anywhere;
  word-break: break-word;
}
.acard.is-principal .role{ color: var(--accent-dark); }

/* ---------- MARQUEE ---------- */
.marquee{
  padding: clamp(3.5rem, 7vh, 6rem) 0;
  overflow: hidden; position: relative;
  border-top: 1px solid var(--hair); border-bottom: 1px solid var(--hair);
  background: var(--canvas);
}
.marquee.dark{
  border-color: #1a1a1a; background: var(--dark);
}
.marquee::before, .marquee::after{
  content:''; position: absolute; top: 0; bottom: 0; width: 16vw; z-index: 3; pointer-events: none;
}
.marquee::before{ left: 0; background: linear-gradient(to right, var(--canvas), rgba(245,238,225,0)); }
.marquee::after{ right: 0; background: linear-gradient(to left, var(--canvas), rgba(245,238,225,0)); }
.marquee-track{
  display: flex; gap: 2rem; white-space: nowrap;
  animation: marquee 48s linear infinite;
  will-change: transform;
}
.marquee-track span{
  font-family: var(--serif); font-style: italic; font-weight: 500;
  font-size: clamp(4rem, 10vw, 10rem); line-height: 1;
  -webkit-text-fill-color: transparent;
  -webkit-text-stroke: 1px var(--ink);
  color: transparent;
  letter-spacing: -0.02em;
}
.marquee-track .solid{
  -webkit-text-fill-color: var(--accent);
  color: var(--accent);
  -webkit-text-stroke: 0;
}
.marquee-track .sep{
  font-family: var(--serif); font-style: normal;
  color: var(--accent); -webkit-text-fill-color: var(--accent); -webkit-text-stroke: 0;
  display: inline-flex; align-items: center; padding: 0 .2em;
  font-size: clamp(3rem, 7vw, 7rem);
}
@keyframes marquee{
  from{ transform: translateX(0); }
  to{ transform: translateX(-50%); }
}

/* ---------- PORTFOLIO ---------- */
.portfolio-runway{ position: relative; height: 280vh; background: var(--canvas); }
.portfolio-pin{
  position: sticky; top: 0; height: 100vh; overflow: hidden;
  display: flex; align-items: center; justify-content: center;
  padding-top: var(--nav-h);
}
.portfolio-stage{
  width: min(92vw, 1280px);
  display: grid; grid-template-columns: 1fr 1fr 1fr;
  gap: 24px;
}
.portfolio-col{
  display: flex; flex-direction: column; gap: 24px;
  will-change: transform;
}
.portfolio-tile{
  position: relative;
  aspect-ratio: 3 / 4;
  overflow: hidden;
  background: var(--ink);
  color: #fff;
}
.portfolio-tile .photo{ position: absolute; inset: 0; }
.portfolio-tile .photo img{ transition: transform .8s var(--ease); filter: grayscale(.15); }
.portfolio-tile:hover .photo img{ transform: scale(1.04); filter: grayscale(0); }
.portfolio-tile .badge{
  position: absolute; top: 14px; left: 14px; z-index: 3;
  padding: 6px 10px;
  background: rgba(245,238,225,0.92);
  font-family: var(--mono); font-size: 10px; letter-spacing: .2em; text-transform: uppercase;
  color: var(--ink);
}
.portfolio-tile .badge.active{ background: var(--accent); color: #fff; }
.portfolio-tile .info{
  position: absolute; left: 0; right: 0; bottom: 0; z-index: 2;
  padding: 20px 18px 16px;
  color: #fff;
  background: linear-gradient(to top, rgba(0,0,0,0.85) 0%, rgba(0,0,0,0) 100%);
}
.portfolio-tile .info .hood{
  font-family: var(--mono); font-size: 10px; letter-spacing: .2em; text-transform: uppercase;
  color: var(--accent-light);
}
.portfolio-tile .info .addr{
  font-family: var(--serif); font-weight: 500; font-size: 18px;
  line-height: 1.15; margin-top: 6px;
}
.portfolio-after{
  padding: clamp(3rem, 6vh, 5rem) 0;
  display: flex; justify-content: space-between; align-items: end; gap: 2rem;
}
.portfolio-after .count{ font-family: var(--mono); font-size: 13px; color: var(--ink-3); letter-spacing: .15em; text-transform: uppercase; }
@media (max-width: 900px){
  .portfolio-runway{ height: auto; }
  .portfolio-pin{ position: static; height: auto; padding: var(--pad-y) 0; }
  .portfolio-stage{ grid-template-columns: 1fr 1fr; }
  .portfolio-col{ transform: none !important; }
}

/* ---------- NEIGHBORHOOD BENTO (.nbhd-grid, Rule 146) ---------- */
.nbhd-grid{
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  grid-auto-rows: minmax(180px, 1fr);
  grid-auto-flow: dense;
  gap: 16px;
}
.nbhd-grid .cell{
  position: relative; overflow: hidden;
  background: var(--ink-2);
  min-height: 220px;
  display: block;
}
.nbhd-grid .cell .photo{ position: absolute; inset: 0; }
.nbhd-grid .cell .photo img{ filter: grayscale(.2); transition: filter .6s var(--ease), transform .8s var(--ease); }
.nbhd-grid .cell:hover .photo img{ filter: grayscale(0); transform: scale(1.04); }
.nbhd-grid .cell .overlay{
  position: absolute; inset: 0; z-index: 2;
  background: linear-gradient(to top, rgba(0,0,0,0.75) 0%, rgba(0,0,0,0) 55%);
  color: #fff;
  padding: 22px; display: flex; flex-direction: column; justify-content: flex-end;
}
.nbhd-grid .cell .overlay .name{ font-family: var(--serif); font-size: 22px; font-weight: 500; line-height: 1.15; }
.nbhd-grid .cell .overlay .note{ font-family: var(--mono); font-size: 10.5px; letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,0.82); margin-top: 6px; }
.nbhd-grid .xl{ grid-column: span 4; grid-row: span 2; }
.nbhd-grid .lg{ grid-column: span 2; grid-row: span 2; }
.nbhd-grid .md{ grid-column: span 2; grid-row: span 1; }
.nbhd-grid .sm{ grid-column: span 2; grid-row: span 1; }
.nbhd-grid .wide{ grid-column: span 6; grid-row: span 1; }
@media (max-width: 900px){
  .nbhd-grid{ grid-template-columns: repeat(2, 1fr); }
  .nbhd-grid .xl, .nbhd-grid .lg, .nbhd-grid .md, .nbhd-grid .sm, .nbhd-grid .wide{ grid-column: span 2; grid-row: span 1; }
}

/* ---------- PULL QUOTE ---------- */
.pull-quote{
  background: var(--dark); color: #fff; min-height: 60vh;
  display: flex; align-items: center; justify-content: center; text-align: center;
  padding: clamp(4rem, 10vh, 8rem) var(--gutter);
}
.pull-quote .q{
  max-width: 22ch;
  font-family: var(--serif); font-weight: 500; font-style: italic;
  font-size: clamp(2.5rem, 6vw, 5.5rem); line-height: 1.05; letter-spacing: -0.02em;
}
.pull-quote .q em{ color: var(--accent-light); }
.pull-quote .q .mark{ color: var(--accent); font-style: normal; padding: 0 .2em; }
.pull-quote cite{
  display: block; margin-top: 26px;
  font-family: var(--mono); font-style: normal; font-size: 11px;
  letter-spacing: .25em; text-transform: uppercase; color: var(--accent-light);
}

/* ---------- PATHWAY TILES (Rule 88) ---------- */
.pathway-grid{
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1rem, 2vw, 1.5rem);
}
.pathway-tile{
  display: flex; flex-direction: column; gap: 14px;
  padding: clamp(1.5rem, 3vw, 2.25rem);
  background: #fff;
  border: 1px solid var(--hair);
  color: var(--ink);
  transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease), transform .3s var(--ease);
  min-height: 280px;
}
.pathway-tile:hover{ transform: translateY(-3px); border-color: var(--accent); }
.pathway-tile.active{ background: var(--dark); color: #fff; border-color: var(--dark); }
.pathway-tile.active .kicker{ color: rgba(245,238,225,0.85); }
.pathway-tile.active .kicker .dot{ color: var(--accent-light); }
.pathway-tile h3{ font-family: var(--serif); font-weight: 500; font-size: clamp(1.25rem, 2.2vw, 1.75rem); line-height: 1.1; max-width: 14ch; }
.pathway-tile p{ font-size: 14.5px; color: var(--ink-2); margin: 0; max-width: 36ch; }
.pathway-tile.active p{ color: rgba(245,238,225,0.85); }
.pathway-tile .pathway-arrow{ margin-top: auto; font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase; }
.pathway-tile.active .pathway-arrow{ color: var(--accent-light); }
@media (max-width: 900px){
  .pathway-grid{ grid-template-columns: 1fr; }
}

/* ---------- LOCATIONS SECTION (Rule 127) ---------- */
.locations-section{
  padding-top: var(--pad-y); padding-bottom: var(--pad-y);
}
.loc-stage{
  display: grid; grid-template-columns: minmax(280px, 340px) 1fr;
  gap: clamp(1.5rem, 3vw, 3rem);
  align-items: stretch;
}
.loc-card{
  background: var(--canvas-off);
  padding: clamp(2rem, 4vw, 3rem);
  display: flex; flex-direction: column; gap: 24px;
  border: 1px solid var(--hair);
}
.loc-card h3{ font-family: var(--serif); font-weight: 500; font-size: clamp(1.25rem, 2vw, 1.5rem); }
.loc-meta{
  border-top: 1px solid var(--hair);
  display: grid; grid-template-columns: 110px 1fr;
}
.loc-meta .row{
  display: contents;
}
.loc-meta dt, .loc-meta dd{
  padding: 14px 0;
  border-bottom: 1px solid var(--hair);
  margin: 0;
  font-family: var(--mono); font-size: 12px;
  min-width: 0;
  overflow-wrap: anywhere;
  word-break: break-word;
}
.loc-meta dt{
  letter-spacing: .2em; text-transform: uppercase; color: var(--ink-3);
  font-size: 10.5px; padding-top: 17px;
}
.loc-meta dd{ color: var(--ink); }
/* Rule 151 universal overflow guard */
.loc-meta dd, .info-card a, .info-card p,
.contact-card a, .contact-card p,
.acard a, .acard p, .staff-card a,
.footer-grid a, .footer-grid p{
  min-width: 0;
  overflow-wrap: anywhere;
  word-break: break-word;
}
#office-map{
  width: 100%; min-height: 380px;
  border: 1px solid var(--hair);
  background: #f3f4f2;
  position: relative;
  isolation: isolate;
  z-index: 0;
}
.leaflet-pane,
.leaflet-top,
.leaflet-bottom,
.leaflet-control,
.leaflet-popup-pane,
.leaflet-tooltip-pane{ z-index: 400 !important; }
.leaflet-control-container .leaflet-top,
.leaflet-control-container .leaflet-bottom{ z-index: 500 !important; }
.leaflet-pin{
  width: 28px; height: 36px;
  filter: drop-shadow(0 6px 12px rgba(0,0,0,0.25));
}
.gmaps-link{
  position: absolute;
  top: 12px; right: 12px;
  z-index: 600;
  background: rgba(245,238,225,0.92);
  -webkit-backdrop-filter: blur(10px);
  backdrop-filter: blur(10px);
  border: 1px solid var(--hair);
  padding: 8px 14px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-radius: 999px;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  transition: background .25s ease, color .25s ease, border-color .25s ease, transform .25s ease;
}
.gmaps-link:hover{
  background: var(--ink);
  color: var(--canvas);
  border-color: var(--ink);
  transform: translateY(-1px);
}
.gmaps-link .arr{ display: inline-block; transition: transform .25s ease; }
.gmaps-link:hover .arr{ transform: translateX(2px); }
@media (max-width: 900px){
  .loc-stage{ grid-template-columns: 1fr; }
  #office-map{ min-height: 320px; }
}
@media (max-width: 560px){
  .gmaps-link{ top: 8px; right: 8px; padding: 6px 10px; font-size: 10px; }
  #office-map{ min-height: 280px; }
}

/* ---------- CONTACT FORM ---------- */
.contact-grid{ display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(2rem, 5vw, 5rem); }
.contact-grid h2{ max-width: 14ch; }
.form{ display: flex; flex-direction: column; gap: 28px; }
.field{
  position: relative; padding-top: 18px;
  border-bottom: 1px solid var(--hair);
}
.field label{
  position: absolute; left: 0; top: 22px;
  font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase;
  color: var(--ink-3);
  transition: top .25s var(--ease), color .25s var(--ease), font-size .25s var(--ease);
  pointer-events: none;
}
.field input, .field textarea, .field select{
  width: 100%; border: 0; outline: 0; background: transparent;
  padding: 12px 0; font-size: 16px; color: var(--ink);
  font-family: var(--sans);
}
.field select{ appearance: none; }
.field textarea{ min-height: 120px; resize: vertical; }
.field.is-filled label, .field:focus-within label{
  top: 0; color: var(--accent); font-size: 10px;
}
.field:focus-within{ border-color: var(--accent); }
.form-consent{ font-family: var(--mono); font-size: 11px; letter-spacing: .05em; color: var(--ink-3); line-height: 1.7; }
.form-success{
  padding: 18px 20px; background: #ECE5D2;
  border: 1px solid var(--accent-light);
  color: var(--accent-dark);
  font-size: 14px;
  display: none;
}
.form-success.is-visible{ display: block; }
@media (max-width: 800px){ .contact-grid{ grid-template-columns: 1fr; } }

/* ---------- FOOTER ---------- */
.footer{ background: var(--dark); color: #cfc6b0; padding: clamp(4rem, 8vh, 7rem) 0 28px; }
.footer a:hover{ color: #fff; }
.footer-top{
  display: grid; grid-template-columns: 1.2fr 1fr 1fr 1fr;
  gap: clamp(1.5rem, 4vw, 3rem);
  padding-bottom: clamp(3rem, 6vh, 5rem);
  border-bottom: 1px solid #1f1f1f;
}
.footer-grid{ display: contents; }
.footer .brand{ color: #fff; font-family: var(--serif); font-size: 28px; font-weight: 500; display: flex; align-items: center; gap: 12px;}
.footer .brand-logo{ height: 48px; width: auto; display: block; }
.footer .tagline{ margin-top: 14px; color: #9a9a9a; max-width: 28ch; font-size: 14px; }
.footer h5{
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .22em; text-transform: uppercase;
  color: #cfc6b0; font-weight: 500; margin: 0 0 16px;
}
.footer ul{ list-style: none; margin: 0; padding: 0; display: flex; flex-direction: column; gap: 10px; font-size: 14px; }
.footer ul a, .footer ul li{
  min-width: 0;
  overflow-wrap: anywhere;
  word-break: break-word;
}
.footer-legal{
  padding-top: 24px; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px;
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .18em; text-transform: uppercase;
  color: #7a7a7a;
}
.footer-legal .eho{
  display: inline-flex; align-items: center; gap: 10px;
}
.footer-legal .eho-mark{
  width: 22px; height: 22px; border: 1px solid #7a7a7a; border-radius: 4px;
  display: inline-flex; align-items: center; justify-content: center; font-family: var(--serif); font-style: italic;
  font-size: 12px; color: #cfcfcf;
}
.footer-social{ display: flex; gap: 14px; }
.footer-social a{
  width: 36px; height: 36px; border: 1px solid #2a2a2a; border-radius: 999px;
  display: inline-flex; align-items: center; justify-content: center;
  color: #cfcfcf; transition: border-color .3s var(--ease), color .3s var(--ease);
}
.footer-social a:hover{ border-color: var(--accent-light); color: #fff; }
@media (max-width: 800px){
  .footer-top{ grid-template-columns: 1fr 1fr; }
}

/* ---------- PAGE HEADER (Rule 111) ---------- */
.page-header{
  padding-top: clamp(8rem, 16vh, 12rem);
  padding-bottom: clamp(4rem, 8vh, 7rem);
  border-bottom: 1px solid var(--hair);
}
.page-header-inner{
  display: block;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.page-header-inner.has-aside{
  display: grid;
  grid-template-columns: minmax(28rem, 1.4fr) minmax(16rem, 1fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: end;
}
.page-title{
  max-width: 22ch;
  font-size: clamp(2.5rem, 6vw, 6rem);
  margin: 20px 0 28px;
}
.page-header .lede{ max-width: 52ch; }
.page-header-aside{
  font-family: var(--mono); font-size: 12px;
  border-top: 1px solid var(--hair);
}
.page-header-aside .row{
  display: flex; justify-content: space-between; gap: 1rem;
  padding: 14px 0; border-bottom: 1px solid var(--hair);
  letter-spacing: .12em; text-transform: uppercase;
}
.page-header-aside .row .label{ color: var(--ink-3); font-size: 10.5px; letter-spacing: .2em; }
.page-header-aside .row .val{ color: var(--ink); text-align: right; }
@media (max-width: 900px){ .page-header-inner.has-aside{ grid-template-columns: 1fr; } }

/* ---------- DARK CTA BAND ---------- */
.cta-band{
  background: var(--dark); color: #fff;
  padding: clamp(4rem, 8vh, 7rem) var(--gutter);
}
.cta-band-inner{
  max-width: var(--container); margin: 0 auto;
  display: grid; grid-template-columns: 1.4fr 1fr; gap: clamp(1.5rem, 4vw, 4rem); align-items: end;
}
.cta-band h2{ max-width: 20ch; color: #fff; }
.cta-band .ctas{ display: flex; flex-wrap: wrap; gap: 12px; justify-content: flex-end; }
.cta-band-inner .meta{ color: #cfc6b0; font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase; margin-bottom: 8px; }
@media (max-width: 900px){ .cta-band-inner{ grid-template-columns: 1fr; } .cta-band .ctas{ justify-content: flex-start; } }

/* ---------- TIMELINE (tenure on home) ---------- */
.timeline{ position: relative; padding-left: 48px; }
.timeline::before{
  content:''; position: absolute; left: 10px; top: 0; bottom: 0; width: 1px; background: var(--hair);
}
.tl-item{ position: relative; padding: 28px 0; border-bottom: 1px solid var(--hair); }
.tl-item::before{
  content:''; position: absolute; left: -42px; top: 34px;
  width: 10px; height: 10px; border-radius: 999px; background: var(--accent);
  box-shadow: 0 0 0 4px var(--canvas), 0 0 0 5px var(--hair);
}
.tl-item .year{
  font-family: var(--serif); font-weight: 500; font-style: italic;
  color: var(--accent); font-size: clamp(2rem, 3vw, 2.75rem); line-height: 1;
}
.tl-item h3{ margin-top: 8px; max-width: 28ch; }
.tl-item p{ margin-top: 8px; max-width: 56ch; }

/* ---------- MARKETS PAGE (Rule 143) ---------- */
.market-bento{
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  grid-auto-rows: minmax(180px, 1fr);
  grid-auto-flow: dense;
  gap: 16px;
}
.market-bento .market-bento-cell{
  position: relative; overflow: hidden;
  background: var(--ink-2);
  min-height: 220px;
  display: block;
}
.market-bento .market-bento-cell .photo{ position: absolute; inset: 0; }
.market-bento .market-bento-cell .photo img{ filter: grayscale(.2); transition: filter .6s var(--ease), transform .8s var(--ease); }
.market-bento .market-bento-cell:hover .photo img{ filter: grayscale(0); transform: scale(1.04); }
.market-bento .market-bento-cell .overlay{
  position: absolute; inset: 0; z-index: 2;
  background: linear-gradient(to top, rgba(0,0,0,0.75) 0%, rgba(0,0,0,0) 55%);
  color: #fff;
  padding: 22px; display: flex; flex-direction: column; justify-content: flex-end;
}
.market-bento .market-bento-cell .overlay .name{ font-family: var(--serif); font-size: 22px; font-weight: 500; line-height: 1.15; }
.market-bento .market-bento-cell .overlay .note{ font-family: var(--mono); font-size: 10.5px; letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,0.82); margin-top: 6px; }
.market-bento .market-bento-cell[data-span="xl"]{ grid-column: span 4; grid-row: span 2; }
.market-bento .market-bento-cell[data-span="lg"]{ grid-column: span 2; grid-row: span 2; }
.market-bento .market-bento-cell[data-span="md"]{ grid-column: span 2; grid-row: span 1; }
.market-bento .market-bento-cell[data-span="wide"]{ grid-column: span 6; grid-row: span 1; }
@media (max-width: 900px){
  .market-bento{ grid-template-columns: repeat(2, 1fr); }
  .market-bento .market-bento-cell{ grid-column: span 2; grid-row: span 1; }
}
.market-chip-grid{
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(180px, 1fr));
  gap: 12px;
  margin-top: clamp(2rem, 4vh, 3rem);
}
.market-chip{
  display: flex; align-items: center; justify-content: space-between;
  padding: 16px 20px;
  border: 1px solid var(--hair);
  background: #fff;
  font-family: var(--mono); font-size: 12px;
  letter-spacing: .12em; text-transform: uppercase;
  color: var(--ink);
  transition: border-color .25s ease, transform .25s ease;
}
.market-chip:hover{ border-color: var(--accent); transform: translateY(-1px); }
.market-chip .arr{ color: var(--accent); font-family: var(--sans); font-size: 14px; letter-spacing: 0; }

/* ---------- FAQ ---------- */
.faq-list{ display: flex; flex-direction: column; gap: 14px; }
.faq-item{
  background: #fff;
  border: 1px solid var(--hair);
  padding: 20px 24px;
}
.faq-item summary{
  list-style: none; cursor: pointer;
  font-family: var(--serif); font-weight: 500; font-size: clamp(1.125rem, 1.6vw, 1.375rem);
  display: flex; justify-content: space-between; align-items: center; gap: 1rem;
}
.faq-item summary::-webkit-details-marker{ display: none; }
.faq-item summary::after{ content: '+'; font-family: var(--mono); color: var(--accent); font-size: 24px; transition: transform .25s ease; }
.faq-item[open] summary::after{ content: '−'; }
.faq-item p{ margin-top: 12px; color: var(--ink-2); max-width: 64ch; }

/* ---------- HOME VALUATION + MORTGAGE CALCULATOR ---------- */
.tool-card{
  background: #fff;
  border: 1px solid var(--hair);
  padding: clamp(1.75rem, 3vw, 2.5rem);
  display: flex; flex-direction: column; gap: 18px;
  max-width: 640px;
}
.tool-card .field input, .tool-card .field select{ font-size: 17px; }
.tool-output{
  padding: 18px 20px;
  background: var(--canvas-off);
  border-left: 3px solid var(--accent);
  font-family: var(--mono); font-size: 14px;
  color: var(--ink);
}

/* ---------- UTILITY ---------- */
.reveal{ opacity: 0; transform: translateY(30px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.is-in{ opacity: 1; transform: translateY(0); }
.reveal[data-delay="1"]{ transition-delay: .08s; }
.reveal[data-delay="2"]{ transition-delay: .16s; }
.reveal[data-delay="3"]{ transition-delay: .24s; }
.reveal[data-delay="4"]{ transition-delay: .32s; }
.reveal[data-delay="5"]{ transition-delay: .4s; }
.row-between{ display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; flex-wrap: wrap; }

/* ---------- LISTINGS ---------- */
.listings-grid{
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: clamp(1.5rem, 3vw, 2rem);
}
.listing-card{
  background: #fff;
  border: 1px solid var(--hair);
  overflow: hidden;
  display: flex; flex-direction: column;
  transition: transform .35s var(--ease), border-color .35s ease;
}
.listing-card:hover{ transform: translateY(-3px); border-color: var(--accent); }
.listing-card .photo{ aspect-ratio: 4/3; }
.listing-body{ padding: 18px 20px 22px; display: flex; flex-direction: column; gap: 8px; }

/* Reduced motion */
@media (prefers-reduced-motion: reduce){
  *, *::before, *::after{
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
  }
  .hero-bg{ animation: none; }
  .marquee-track{ animation: none; }
  .reveal{ opacity: 1; transform: none; }
  .hero-h1 .word{ opacity: 1; filter: none; transform: none; }
  .sticky-intro{ height: auto; }
  .sticky-intro .pin{ position: static; height: auto; }
  .sticky-intro .pin-frame{ transform: none !important; }
  .sticky-intro .pin-overlay h2{ opacity: 1; transform: none; }
  .portfolio-runway{ height: auto; }
  .portfolio-pin{ position: static; height: auto; padding: var(--pad-y) 0; }
  .portfolio-col{ transform: none !important; }
}