/* ============ DESIGN TOKENS ============ */
:root {
  /* Palette: warm coastal luxury */
  --ivory: #f6f1e8;
  --ivory-warm: #ede5d3;
  --sand: #e1d4ba;
  --sand-deep: #c9b794;
  --gold: #b08a4f;
  --gold-deep: #8c6a36;

  --navy: #1a2733;
  --navy-deep: #0f1820;
  --navy-soft: #2c3e4f;

  --ink: #1a1a1a;
  --slate: #4a4a4a;
  --slate-soft: #7a7a7a;
  --hairline: rgba(26, 39, 51, 0.12);
  --hairline-light: rgba(246, 241, 232, 0.18);

  /* Type */
  --serif: 'Cormorant Garamond', 'Adobe Caslon Pro', Georgia, serif;
  --sans: 'Inter', -apple-system, system-ui, sans-serif;

  /* Layout */
  --max: 1280px;
  --gutter: clamp(1.25rem, 4vw, 3rem);

  /* Motion */
  --ease: cubic-bezier(0.4, 0.0, 0.2, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
}

/* ============ RESET ============ */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }
body {
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--ivory);
  overflow-x: hidden;
}
img, video { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, textarea, select { font: inherit; color: inherit; }
ul { list-style: none; }

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

/* ============ TYPOGRAPHY ============ */
.display-h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(2rem, 4.2vw, 3.5rem);
  line-height: 1.08;
  letter-spacing: -0.01em;
  color: var(--navy);
}
.display-h2 em {
  font-style: italic;
  font-weight: 300;
  color: var(--gold-deep);
}
.kicker {
  font-family: var(--sans);
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--slate);
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  margin-bottom: 1.25rem;
}
.kicker-light { color: var(--ivory-warm); }
.serif-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1rem;
  letter-spacing: 0;
  color: var(--gold);
  text-transform: none;
}
.section-head {
  margin-bottom: 4rem;
  max-width: 720px;
}
.section-head-center {
  text-align: center;
  margin-left: auto;
  margin-right: auto;
}
.section-head-center .kicker {
  justify-content: center;
}
.section-sub {
  margin-top: 1.25rem;
  color: var(--slate);
  font-size: 1.05rem;
}

/* ============ NAVIGATION ============ */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  padding: 1.25rem 0;
  transition: background 0.4s var(--ease), padding 0.4s var(--ease), backdrop-filter 0.4s var(--ease);
}
.nav.scrolled {
  background: rgba(246, 241, 232, 0.94);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  padding: 0.85rem 0;
  border-bottom: 1px solid var(--hairline);
}
.nav-inner {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}
.nav-center {
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.nav-brokerage-logo {
  height: 44px;
  width: auto;
  display: block;
  filter: drop-shadow(0 2px 6px rgba(0, 0, 0, 0.2));
  transition: all 0.4s var(--ease);
}
.nav-brokerage-logo:hover {
  transform: translateY(-1px);
  filter: drop-shadow(0 3px 8px rgba(0, 0, 0, 0.25));
}
.nav.scrolled .nav-brokerage-logo {
  filter: drop-shadow(0 1px 3px rgba(0, 0, 0, 0.1));
}
.nav-solid .nav-brokerage-logo {
  filter: drop-shadow(0 1px 3px rgba(0, 0, 0, 0.1));
}
.nav-brand {
  display: flex;
  align-items: center;
  gap: 0.9rem;
  color: var(--ivory);
  transition: color 0.4s var(--ease);
}
.nav.scrolled .nav-brand { color: var(--navy); }
.brand-mark {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.6rem;
  font-weight: 500;
  letter-spacing: -0.02em;
  width: 46px;
  height: 46px;
  display: grid;
  place-items: center;
  border: 1px solid currentColor;
  border-radius: 50%;
  flex-shrink: 0;
}
.brand-text {
  display: flex;
  flex-direction: column;
  line-height: 1.1;
}
.brand-name {
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 500;
  letter-spacing: 0.02em;
}
.brand-sub {
  font-size: 0.65rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  opacity: 0.75;
  margin-top: 0.15rem;
}
.nav-links {
  display: flex;
  align-items: center;
  gap: 2.25rem;
}
.nav-links a {
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--ivory);
  position: relative;
  transition: color 0.3s var(--ease);
}
.nav.scrolled .nav-links a { color: var(--navy); }
.nav-links a:not(.nav-cta)::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: -6px;
  width: 0;
  height: 1px;
  background: currentColor;
  transition: width 0.3s var(--ease);
}
.nav-links a:not(.nav-cta):hover::after { width: 100%; }
.nav-cta {
  padding: 0.7rem 1.4rem;
  border: 1px solid currentColor;
  border-radius: 999px;
  transition: all 0.3s var(--ease);
}
.nav-cta:hover {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--ivory) !important;
}
.nav-toggle {
  display: none;
  background: transparent;
  border: 0;
  padding: 0.5rem;
  cursor: pointer;
  flex-direction: column;
  gap: 5px;
}
.nav-toggle span {
  display: block;
  width: 24px;
  height: 1.5px;
  background: var(--ivory);
  transition: all 0.3s var(--ease);
}
.nav.scrolled .nav-toggle span { background: var(--navy); }

/* ============ HERO ============ */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 7rem 0 3rem;
  overflow: hidden;
  color: var(--ivory);
}
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero-veil {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(15,24,32,0.55) 0%, rgba(15,24,32,0.35) 35%, rgba(15,24,32,0.75) 100%),
    radial-gradient(ellipse at 30% 40%, rgba(176,138,79,0.18) 0%, transparent 60%);
  z-index: 1;
}
.hero-content {
  position: relative;
  z-index: 2;
  max-width: var(--max);
  width: 100%;
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.hero-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 1rem;
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ivory);
  opacity: 0.85;
  margin-bottom: 2.5rem;
  animation: fadeUp 1.2s var(--ease-out) 0.2s both;
}
.hero-eyebrow .line {
  width: 40px;
  height: 1px;
  background: var(--gold);
  display: block;
}
.hero-title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2.8rem, 8vw, 6.5rem);
  line-height: 0.98;
  letter-spacing: -0.02em;
  margin-bottom: 2rem;
  max-width: 14ch;
  animation: fadeUp 1.2s var(--ease-out) 0.4s both;
}
.hero-italic {
  font-style: italic;
  font-weight: 300;
  color: var(--sand-deep);
}
.hero-lede {
  font-size: clamp(1rem, 1.4vw, 1.2rem);
  line-height: 1.55;
  max-width: 38ch;
  opacity: 0.9;
  margin-bottom: 2.5rem;
  animation: fadeUp 1.2s var(--ease-out) 0.6s both;
}
.hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  animation: fadeUp 1.2s var(--ease-out) 0.8s both;
}
.hero-meta {
  position: relative;
  z-index: 2;
  max-width: var(--max);
  width: 100%;
  margin: 4rem auto 0;
  padding: 2rem var(--gutter) 0;
  border-top: 1px solid var(--hairline-light);
  display: flex;
  align-items: center;
  gap: 2.5rem;
  animation: fadeUp 1.2s var(--ease-out) 1s both;
}
.meta-item {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}
.meta-num {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3vw, 2.4rem);
  line-height: 1;
  color: var(--sand-deep);
  font-weight: 400;
}
.meta-label {
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  line-height: 1.4;
  opacity: 0.85;
}
.meta-divider {
  width: 1px;
  height: 50px;
  background: var(--hairline-light);
}
.hero-scroll {
  position: absolute;
  right: var(--gutter);
  bottom: 2rem;
  display: flex;
  align-items: center;
  gap: 1rem;
  font-size: 0.7rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  opacity: 0.7;
  z-index: 2;
}
.scroll-line {
  width: 60px;
  height: 1px;
  background: var(--ivory);
  position: relative;
  overflow: hidden;
}
.scroll-line::after {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--gold);
  animation: scrollLine 2.4s var(--ease) infinite;
}
@keyframes scrollLine {
  0% { transform: translateX(-100%); }
  100% { transform: translateX(100%); }
}
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(24px); }
  to { opacity: 1; transform: translateY(0); }
}

/* ============ BUTTONS ============ */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 1rem 2rem;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  border-radius: 999px;
  cursor: pointer;
  transition: all 0.4s var(--ease);
  border: 1px solid transparent;
  white-space: nowrap;
}
.btn-primary {
  background: var(--gold);
  color: var(--ivory);
}
.btn-primary:hover {
  background: var(--gold-deep);
  transform: translateY(-2px);
  box-shadow: 0 12px 28px rgba(140, 106, 54, 0.35);
}
.btn-ghost {
  background: transparent;
  color: var(--ivory);
  border-color: var(--ivory);
}
.btn-ghost:hover {
  background: var(--ivory);
  color: var(--navy);
}
.btn-dark {
  background: var(--navy);
  color: var(--ivory);
}
.btn-dark:hover {
  background: var(--navy-deep);
  transform: translateY(-2px);
}
.btn-light {
  background: var(--ivory);
  color: var(--navy);
}
.btn-light:hover {
  background: var(--gold);
  color: var(--ivory);
  transform: translateY(-2px);
}
.btn-full {
  width: 100%;
}
.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold-deep);
  border-bottom: 1px solid currentColor;
  padding-bottom: 4px;
  transition: gap 0.3s var(--ease), color 0.3s var(--ease);
}
.link-arrow:hover {
  gap: 1rem;
  color: var(--navy);
}

/* ============ INTRO ============ */
.intro {
  padding: 8rem 0 4rem;
  background: var(--ivory);
  position: relative;
}
.intro-grid {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 4rem;
  align-items: start;
}
.intro-label {
  display: flex;
  align-items: center;
  gap: 1rem;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--slate);
  padding-top: 0.5rem;
}
.intro-copy p {
  margin-top: 1.5rem;
  font-size: 1.05rem;
  color: var(--slate);
  max-width: 60ch;
}
.intro-copy .link-arrow {
  margin-top: 2rem;
}

/* ============ SERVICES ============ */
.services {
  padding: 6rem 0 8rem;
  background: var(--ivory);
}
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}
.service-card {
  padding: 3rem 2.5rem;
  background: var(--ivory-warm);
  border: 1px solid var(--hairline);
  border-radius: 4px;
  transition: all 0.5s var(--ease);
  position: relative;
  overflow: hidden;
}
.service-card::before {
  content: '';
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.5s var(--ease);
}
.service-card:hover::before { transform: scaleX(1); }
.service-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 20px 50px rgba(26, 39, 51, 0.08);
}
.service-card-feature {
  background: var(--navy);
  color: var(--ivory);
  border-color: var(--navy);
}
.service-card-feature .service-list li { border-color: var(--hairline-light); color: rgba(246, 241, 232, 0.85); }
.service-card-feature .service-num { color: var(--sand-deep); }
.service-card-feature .link-arrow { color: var(--sand-deep); }
.service-card-feature .link-arrow:hover { color: var(--ivory); }
.service-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.4rem;
  color: var(--gold);
  margin-bottom: 1.5rem;
}
.service-card h3 {
  font-family: var(--serif);
  font-size: 2rem;
  font-weight: 400;
  margin-bottom: 1rem;
  color: var(--navy);
}
.service-card p {
  font-size: 0.95rem;
  color: var(--slate);
  margin-bottom: 1.75rem;
  line-height: 1.6;
}
.service-card-feature h3 { color: var(--ivory); }
.service-card-feature p { color: rgba(246, 241, 232, 0.8); }
.service-list {
  margin-bottom: 2rem;
}
.service-list li {
  padding: 0.75rem 0;
  border-top: 1px solid var(--hairline);
  font-size: 0.88rem;
  color: var(--slate);
  letter-spacing: 0.02em;
}
.service-list li:last-child { border-bottom: 1px solid var(--hairline); }

/* ============ ABOUT ============ */
.about {
  padding: 8rem 0;
  background: var(--ivory-warm);
  position: relative;
}
.about-grid {
  display: grid;
  grid-template-columns: 0.85fr 1fr;
  gap: 5rem;
  align-items: center;
}
.about-image {
  position: relative;
}
.about-image img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border-radius: 4px;
  filter: grayscale(0.15) contrast(1.02);
}
.about-image::before {
  content: '';
  position: absolute;
  inset: -16px -16px 16px 16px;
  border: 1px solid var(--gold);
  border-radius: 4px;
  z-index: -1;
}
.about-badge {
  position: absolute;
  bottom: -20px;
  left: -20px;
  background: var(--navy);
  color: var(--ivory);
  padding: 1.25rem 1.75rem;
  border-radius: 4px;
  display: flex;
  flex-direction: column;
  gap: 0.2rem;
  box-shadow: 0 12px 30px rgba(26, 39, 51, 0.2);
}
.badge-line {
  font-size: 0.65rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--sand-deep);
}
.badge-num {
  font-family: var(--serif);
  font-size: 1.3rem;
  font-style: italic;
}
.about-copy .display-h2 { margin-bottom: 1.75rem; }
.about-lead {
  font-size: 1.15rem;
  color: var(--navy);
  margin-bottom: 1.25rem;
  line-height: 1.5;
}
.about-copy p {
  color: var(--slate);
  margin-bottom: 1rem;
  max-width: 56ch;
}
.about-signoff {
  margin: 2.5rem 0 2.5rem;
  padding: 1.5rem 0;
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
}
.signature {
  font-family: var(--serif);
  font-style: italic;
  font-size: 1.8rem;
  color: var(--navy);
  line-height: 1;
}
.signature-sub {
  font-size: 0.75rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--slate);
  margin-top: 0.5rem;
}
.about-actions {
  display: flex;
  align-items: center;
  gap: 2rem;
  flex-wrap: wrap;
}

/* ============ AREAS ============ */
.areas {
  padding: 8rem 0;
  background: var(--ivory);
}
.areas-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  grid-template-rows: 1fr 1fr;
  gap: 1.25rem;
  height: 720px;
}
.area-card {
  position: relative;
  border-radius: 4px;
  overflow: hidden;
  cursor: pointer;
  display: block;
  isolation: isolate;
}
.area-card-large:nth-of-type(1) {
  grid-row: 1 / 3;
  grid-column: 1 / 2;
}
.area-card-large:nth-of-type(5) {
  grid-row: 1 / 3;
  grid-column: 3 / 4;
}
.area-card img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1s var(--ease);
}
.area-card:hover img { transform: scale(1.06); }
.area-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(15,24,32,0.1) 0%, rgba(15,24,32,0.35) 50%, rgba(15,24,32,0.85) 100%);
  transition: background 0.5s var(--ease);
}
.area-card:hover .area-overlay {
  background: linear-gradient(180deg, rgba(15,24,32,0.2) 0%, rgba(15,24,32,0.5) 50%, rgba(15,24,32,0.92) 100%);
}
.area-content {
  position: absolute;
  inset: auto 0 0 0;
  padding: 2rem;
  color: var(--ivory);
  z-index: 2;
}
.area-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  color: var(--sand-deep);
  display: block;
  margin-bottom: 0.5rem;
}
.area-content h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.5rem, 2.5vw, 2.2rem);
  letter-spacing: -0.01em;
  margin-bottom: 0.75rem;
  line-height: 1;
}
.area-content p {
  font-size: 0.9rem;
  line-height: 1.5;
  opacity: 0.9;
  margin-bottom: 1rem;
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.5s var(--ease), margin 0.5s var(--ease);
}
.area-card:hover .area-content p {
  max-height: 100px;
  margin-bottom: 1rem;
}
.area-cta {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--sand-deep);
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  transition: gap 0.3s var(--ease);
}
.area-card:hover .area-cta { gap: 0.9rem; }

/* ============ REVIEWS ============ */
.reviews {
  padding: 8rem 0;
  background: var(--navy);
  color: var(--ivory);
  position: relative;
  overflow: hidden;
}
.reviews::before {
  content: '';
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 20% 30%, rgba(176,138,79,0.1) 0%, transparent 50%),
              radial-gradient(ellipse at 80% 70%, rgba(176,138,79,0.08) 0%, transparent 50%);
  pointer-events: none;
}
.reviews .display-h2 { color: var(--ivory); }
.reviews .display-h2 em { color: var(--sand-deep); }
.reviews .kicker { color: var(--sand-deep); }
.reviews .serif-num { color: var(--gold); }
.reviews-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-bottom: 4rem;
  position: relative;
}
.review {
  padding: 2.5rem 2rem;
  background: rgba(246, 241, 232, 0.04);
  border: 1px solid var(--hairline-light);
  border-radius: 4px;
  position: relative;
  transition: all 0.5s var(--ease);
}
.review:hover {
  background: rgba(246, 241, 232, 0.07);
  transform: translateY(-4px);
}
.review-feature {
  background: rgba(176, 138, 79, 0.1);
  border-color: rgba(176, 138, 79, 0.3);
}
.quote-mark {
  font-family: var(--serif);
  font-size: 5rem;
  line-height: 0.8;
  color: var(--gold);
  margin-bottom: 1rem;
  font-style: italic;
}
.review blockquote {
  font-family: var(--serif);
  font-size: 1.15rem;
  font-weight: 300;
  line-height: 1.55;
  color: var(--ivory);
  margin-bottom: 2rem;
  font-style: italic;
}
.review figcaption {
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
  padding-top: 1.5rem;
  border-top: 1px solid var(--hairline-light);
}
.review-name {
  font-family: var(--sans);
  font-weight: 500;
  font-size: 0.95rem;
  letter-spacing: 0.02em;
}
.review-detail {
  font-size: 0.75rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--sand-deep);
}
.reviews-cta {
  text-align: center;
}
.reviews-cta .link-arrow { color: var(--sand-deep); }
.reviews-cta .link-arrow:hover { color: var(--ivory); }

/* ============ CTA BAND ============ */
.cta-band {
  padding: 6rem 0;
  background: var(--ivory-warm);
  position: relative;
  text-align: center;
}
.cta-band::before, .cta-band::after {
  content: '';
  position: absolute;
  top: 50%;
  width: 80px;
  height: 1px;
  background: var(--gold);
}
.cta-band::before { left: 8%; }
.cta-band::after { right: 8%; }
.cta-inner {
  max-width: 720px;
  margin: 0 auto;
}
.cta-inner .kicker {
  color: var(--gold-deep);
  margin-bottom: 1.5rem;
  justify-content: center;
}
.cta-inner p {
  color: var(--slate);
  margin: 1.5rem auto 2.5rem;
  font-size: 1.1rem;
  max-width: 50ch;
}

/* ============ CONTACT ============ */
.contact {
  padding: 8rem 0;
  background: var(--ivory);
}
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 5rem;
  align-items: start;
}
.contact-copy .display-h2 { margin-bottom: 1.5rem; }
.contact-copy > p {
  color: var(--slate);
  margin-bottom: 3rem;
  font-size: 1.05rem;
  max-width: 42ch;
}
.contact-details {
  border-top: 1px solid var(--hairline);
}
.contact-row {
  display: grid;
  grid-template-columns: 110px 1fr;
  gap: 2rem;
  padding: 1.5rem 0;
  border-bottom: 1px solid var(--hairline);
}
.contact-label {
  font-size: 0.72rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--slate-soft);
  font-weight: 500;
}
.contact-value {
  font-family: var(--serif);
  font-size: 1.15rem;
  color: var(--navy);
  line-height: 1.5;
}
.contact-form {
  background: var(--ivory-warm);
  padding: 3rem;
  border-radius: 4px;
  border: 1px solid var(--hairline);
}
.form-row { margin-bottom: 1.5rem; }
.form-row-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
.form-row label,
.form-label {
  display: block;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--slate);
  margin-bottom: 0.6rem;
}
.form-row label span {
  display: block;
  margin-bottom: 0.6rem;
}
.form-row input,
.form-row textarea {
  width: 100%;
  padding: 0.85rem 1rem;
  background: var(--ivory);
  border: 1px solid var(--hairline);
  border-radius: 3px;
  font-size: 0.95rem;
  color: var(--navy);
  font-family: var(--sans);
  transition: border 0.3s var(--ease), background 0.3s var(--ease);
}
.form-row input:focus,
.form-row textarea:focus {
  outline: none;
  border-color: var(--gold);
  background: #fff;
}
.form-row textarea {
  resize: vertical;
  font-family: var(--sans);
}
.form-chips {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
}
.chip {
  position: relative;
  cursor: pointer;
  margin: 0;
}
.chip input {
  position: absolute;
  opacity: 0;
  pointer-events: none;
}
.chip span {
  display: inline-block;
  padding: 0.6rem 1.1rem;
  background: var(--ivory);
  border: 1px solid var(--hairline);
  border-radius: 999px;
  font-size: 0.82rem;
  letter-spacing: 0.05em;
  color: var(--slate);
  transition: all 0.3s var(--ease);
  text-transform: none;
  font-weight: 400;
}
.chip:hover span { border-color: var(--gold); color: var(--navy); }
.chip input:checked + span {
  background: var(--navy);
  border-color: var(--navy);
  color: var(--ivory);
}
.form-fine {
  font-size: 0.75rem;
  color: var(--slate-soft);
  margin-top: 1rem;
  text-align: center;
  line-height: 1.5;
}

/* ============ FOOTER ============ */
.footer {
  background: var(--navy-deep);
  color: var(--ivory);
  padding: 5rem 0 2rem;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr repeat(3, 1fr);
  gap: 3rem;
  margin-bottom: 4rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid var(--hairline-light);
}
.footer-mark {
  font-family: var(--serif);
  font-style: italic;
  font-size: 2rem;
  width: 60px;
  height: 60px;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  border-radius: 50%;
  color: var(--sand-deep);
  margin-bottom: 1.5rem;
}
.footer-brand p {
  font-family: var(--serif);
  font-size: 1.1rem;
  line-height: 1.5;
  margin-bottom: 0.5rem;
}
.footer-license {
  font-size: 0.75rem !important;
  font-family: var(--sans) !important;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  opacity: 0.6;
  margin-top: 1rem !important;
}
.footer-col h4 {
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sand-deep);
  margin-bottom: 1.5rem;
}
.footer-col ul li {
  margin-bottom: 0.85rem;
}
.footer-col a {
  font-size: 0.95rem;
  color: rgba(246, 241, 232, 0.75);
  transition: color 0.3s var(--ease);
}
.footer-col a:hover { color: var(--sand-deep); }
.footer-bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 0.8rem;
  color: rgba(246, 241, 232, 0.55);
  flex-wrap: wrap;
  gap: 1rem;
}
.footer-legal {
  display: flex;
  gap: 2rem;
}
.footer-legal a {
  color: inherit;
  transition: color 0.3s var(--ease);
}
.footer-legal a:hover { color: var(--sand-deep); }
.footer-credit {
  color: var(--sand-deep) !important;
  font-weight: 500;
  letter-spacing: 0.05em;
}
.footer-credit:hover {
  color: var(--ivory) !important;
}

/* ============ RESPONSIVE ============ */
@media (max-width: 1024px) {
  .nav-center { display: none; }
  .intro-grid {
    grid-template-columns: 1fr;
    gap: 1.5rem;
  }
  .services-grid {
    grid-template-columns: 1fr;
    max-width: 560px;
    margin: 0 auto;
  }
  .about-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }
  .about-image {
    max-width: 480px;
    margin: 0 auto;
  }
  .areas-grid {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: auto;
    height: auto;
  }
  .area-card-large:nth-of-type(1),
  .area-card-large:nth-of-type(5) {
    grid-row: auto;
    grid-column: 1 / 3;
    aspect-ratio: 16 / 9;
  }
  .area-card { aspect-ratio: 4 / 5; }
  .reviews-grid { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; gap: 3rem; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 720px) {
  .nav-links { display: none; }
  .nav.open .nav-links {
    display: flex;
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    flex-direction: column;
    background: var(--ivory);
    padding: 2rem var(--gutter);
    border-bottom: 1px solid var(--hairline);
    gap: 1.5rem;
  }
  .nav.open .nav-links a { color: var(--navy); }
  .nav-toggle { display: flex; }
  .nav-center {
    display: flex;
    position: absolute;
    right: 70px;
    top: 50%;
    transform: translateY(-50%);
    left: auto;
    pointer-events: none;
  }
  .nav-brokerage-logo {
    height: 32px;
    pointer-events: auto;
  }
  .hero-meta {
    flex-direction: column;
    align-items: flex-start;
    gap: 1.5rem;
  }
  .meta-divider { display: none; }
  .hero-scroll { display: none; }
  .areas-grid { grid-template-columns: 1fr; }
  .area-card-large:nth-of-type(1),
  .area-card-large:nth-of-type(5) {
    grid-column: 1;
    aspect-ratio: 4 / 5;
  }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
  .form-row-split { grid-template-columns: 1fr; }
  .contact-form { padding: 2rem 1.5rem; }
  .cta-band::before, .cta-band::after { display: none; }
  .contact-row { grid-template-columns: 1fr; gap: 0.5rem; }
}

/* ============ ABOUT STATS ============ */
.about-stats {
  margin-top: 6rem;
  padding: 3rem 0;
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
}
.stat {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
  position: relative;
}
.stat:not(:last-child)::after {
  content: '';
  position: absolute;
  right: -1rem;
  top: 50%;
  transform: translateY(-50%);
  width: 1px;
  height: 60%;
  background: var(--hairline);
}
.stat-num {
  font-family: var(--serif);
  font-size: clamp(2rem, 3.6vw, 2.8rem);
  line-height: 1;
  color: var(--navy);
  font-weight: 400;
  letter-spacing: -0.01em;
}
.stat-label {
  font-size: 0.78rem;
  letter-spacing: 0.12em;
  color: var(--slate);
  line-height: 1.4;
}

/* ============ ABOUT LONGFORM ============ */
.about-longform {
  margin-top: 6rem;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 4rem 5rem;
  max-width: 1080px;
}
.longform-block {
  position: relative;
}
.block-kicker {
  display: inline-block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  color: var(--gold-deep);
  margin-bottom: 1rem;
  padding-bottom: 0.5rem;
  border-bottom: 1px solid var(--gold);
}
.block-h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.4rem, 2vw, 1.75rem);
  line-height: 1.15;
  letter-spacing: -0.005em;
  color: var(--navy);
  margin-bottom: 1.25rem;
}
.longform-block p {
  color: var(--slate);
  font-size: 0.98rem;
  line-height: 1.7;
  margin-bottom: 1rem;
  max-width: 52ch;
}

/* Pull quote spans full width across both columns */
.about-pullquote {
  grid-column: 1 / -1;
  text-align: center;
  padding: 3rem 2rem;
  position: relative;
  margin: 1rem 0;
}
.about-pullquote::before,
.about-pullquote::after {
  content: '';
  position: absolute;
  left: 50%;
  transform: translateX(-50%);
  width: 60px;
  height: 1px;
  background: var(--gold);
}
.about-pullquote::before { top: 0; }
.about-pullquote::after { bottom: 0; }
.about-pullquote p {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(1.5rem, 2.6vw, 2.2rem);
  line-height: 1.35;
  color: var(--navy);
  max-width: 28ch;
  margin: 0 auto 1.25rem;
}
.about-pullquote figcaption {
  font-size: 0.75rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

/* ============ FOOTER BROKERAGE LOGO ============ */
.footer-brokerage {
  margin-top: 1.5rem;
  padding-top: 1.5rem;
  border-top: 1px solid var(--hairline-light);
}
.footer-brokerage-label {
  display: block;
  font-size: 0.65rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--sand-deep);
  margin-bottom: 0.85rem;
  opacity: 0.8;
}
.footer-logo {
  width: 140px;
  max-width: 100%;
  height: auto;
  background: rgba(246, 241, 232, 0.92);
  padding: 6px 10px;
  border-radius: 3px;
}

/* ============ ABOUT RESPONSIVE ============ */
@media (max-width: 1024px) {
  .about-stats {
    grid-template-columns: repeat(2, 1fr);
    gap: 2.5rem 2rem;
  }
  .stat:nth-child(2)::after { display: none; }
  .about-longform {
    grid-template-columns: 1fr;
    gap: 3rem;
  }
}
@media (max-width: 720px) {
  .about-stats {
    grid-template-columns: 1fr;
    gap: 2rem;
    padding: 2rem 0;
  }
  .stat:not(:last-child)::after {
    right: auto;
    left: 0;
    top: auto;
    bottom: -1rem;
    transform: none;
    width: 40px;
    height: 1px;
  }
  .about-pullquote { padding: 2rem 1rem; }
}

/* ============ ABOUT PAGE (about.html) ============ */
.page-about { background: var(--ivory); }

/* Force solid nav on subpages from page load */
.nav-solid {
  background: rgba(246, 241, 232, 0.94);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--hairline);
  padding: 0.85rem 0;
}
.nav-solid .nav-brand,
.nav-solid .nav-links a { color: var(--navy); }
.nav-solid .nav-brokerage-label { color: var(--slate); }
.nav-solid .nav-toggle span { background: var(--navy); }

.container-narrow {
  max-width: 800px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.about-hero {
  padding: 9rem 0 5rem;
  background: linear-gradient(180deg, var(--ivory-warm) 0%, var(--ivory) 100%);
  position: relative;
  overflow: hidden;
}
.about-hero::before {
  content: '';
  position: absolute;
  top: 0;
  right: -10%;
  width: 500px;
  height: 500px;
  background: radial-gradient(circle, rgba(176,138,79,0.08) 0%, transparent 70%);
  pointer-events: none;
}
.about-back {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--slate);
  margin-bottom: 3rem;
  transition: gap 0.3s var(--ease), color 0.3s var(--ease);
}
.about-back:hover {
  color: var(--gold-deep);
  gap: 0.85rem;
}
.about-hero-grid {
  display: grid;
  grid-template-columns: 0.85fr 1fr;
  gap: 5rem;
  align-items: center;
}
.about-hero-image {
  position: relative;
}
.about-hero-image img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border-radius: 4px;
  filter: grayscale(0.15) contrast(1.02);
}
.about-hero-image::before {
  content: '';
  position: absolute;
  inset: -16px -16px 16px 16px;
  border: 1px solid var(--gold);
  border-radius: 4px;
  z-index: -1;
}
.about-hero-title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2.4rem, 5vw, 4rem);
  line-height: 1.05;
  letter-spacing: -0.015em;
  color: var(--navy);
  margin-bottom: 1.75rem;
}
.about-hero-title em {
  font-style: italic;
  font-weight: 300;
  color: var(--gold-deep);
}
.about-hero-lede {
  font-size: 1.1rem;
  line-height: 1.6;
  color: var(--slate);
  max-width: 50ch;
  margin-bottom: 2.5rem;
}
.about-hero-stats {
  display: flex;
  gap: 2.5rem;
  padding-top: 2rem;
  border-top: 1px solid var(--hairline);
  flex-wrap: wrap;
}
.mini-stat { display: flex; flex-direction: column; gap: 0.3rem; }
.mini-num {
  font-family: var(--serif);
  font-size: 1.6rem;
  color: var(--navy);
  line-height: 1;
}
.mini-lbl {
  font-size: 0.72rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--slate);
}

.bio-section {
  padding: 5rem 0 6rem;
  background: var(--ivory);
}
.bio-block {
  margin-bottom: 4rem;
  padding-bottom: 4rem;
  border-bottom: 1px solid var(--hairline);
}
.bio-block:last-of-type { border-bottom: none; }
.bio-block-final {
  text-align: center;
  border-bottom: none;
  margin-top: 2rem;
  padding: 3rem 2rem;
  background: var(--ivory-warm);
  border-radius: 4px;
}
.bio-h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.7rem, 3vw, 2.4rem);
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--navy);
  margin-bottom: 1.75rem;
}
.bio-block p {
  color: var(--slate);
  font-size: 1.05rem;
  line-height: 1.75;
  margin-bottom: 1.25rem;
}
.bio-block p:last-child { margin-bottom: 0; }

.bio-pullquote {
  text-align: center;
  padding: 4rem 2rem;
  margin: 2rem 0 4rem;
  position: relative;
}
.bio-pullquote::before,
.bio-pullquote::after {
  content: '';
  position: absolute;
  left: 50%;
  transform: translateX(-50%);
  width: 60px;
  height: 1px;
  background: var(--gold);
}
.bio-pullquote::before { top: 0; }
.bio-pullquote::after { bottom: 0; }
.bio-pullquote p {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(1.6rem, 3vw, 2.4rem);
  line-height: 1.35;
  color: var(--navy);
  max-width: 28ch;
  margin: 0 auto 1.5rem;
}
.bio-pullquote figcaption {
  font-size: 0.75rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold-deep);
}

.cta-actions {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 2rem;
  flex-wrap: wrap;
  margin-top: 1rem;
}
.link-arrow-light {
  color: var(--gold-deep);
}

@media (max-width: 1024px) {
  .about-hero-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }
  .about-hero-image {
    max-width: 480px;
    margin: 0 auto;
  }
  .about-hero { padding: 8rem 0 4rem; }
}
@media (max-width: 720px) {
  .about-hero-stats { gap: 1.5rem; }
  .bio-block { margin-bottom: 3rem; padding-bottom: 3rem; }
  .bio-pullquote { padding: 3rem 1rem; margin: 1rem 0 3rem; }
  .bio-block-final { padding: 2.5rem 1.5rem; }
}

/* ============ FINANCING PAGE (financing.html) ============ */
.page-financing { background: var(--ivory); }

.nav-active {
  color: var(--gold-deep) !important;
}
.nav-active::after {
  width: 100% !important;
  background: var(--gold) !important;
}

/* Financing hero */
.fin-hero {
  padding: 9rem 0 5rem;
  background: linear-gradient(180deg, var(--ivory-warm) 0%, var(--ivory) 100%);
  position: relative;
  overflow: hidden;
}
.fin-hero::before {
  content: '';
  position: absolute;
  top: -10%;
  left: -10%;
  width: 600px;
  height: 600px;
  background: radial-gradient(circle, rgba(176,138,79,0.07) 0%, transparent 70%);
  pointer-events: none;
}
.fin-hero-inner {
  max-width: 760px;
}
.fin-hero-title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(2.6rem, 6vw, 4.5rem);
  line-height: 1.05;
  letter-spacing: -0.02em;
  color: var(--navy);
  margin-bottom: 1.75rem;
}
.fin-hero-title em {
  font-style: italic;
  font-weight: 300;
  color: var(--gold-deep);
}
.fin-hero-lede {
  font-size: 1.15rem;
  line-height: 1.6;
  color: var(--slate);
  max-width: 58ch;
  margin-bottom: 2.5rem;
}
.fin-hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}
.btn-ghost-dark {
  background: transparent;
  color: var(--navy);
  border: 1px solid var(--navy);
}
.btn-ghost-dark:hover {
  background: var(--navy);
  color: var(--ivory);
}

/* Steps */
.fin-steps {
  padding: 5rem 0;
  background: var(--ivory);
}
.fin-step {
  display: grid;
  grid-template-columns: 200px 1fr;
  gap: 4rem;
  padding: 4rem 0;
  border-bottom: 1px solid var(--hairline);
  align-items: start;
}
.fin-step:last-child { border-bottom: none; }
.fin-step-reverse {
  background: var(--ivory-warm);
  margin: 0 calc(-1 * var(--gutter));
  padding: 4rem var(--gutter);
}
.fin-step-num {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
  position: sticky;
  top: 100px;
}
.step-marker {
  font-size: 0.75rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--gold-deep);
  font-weight: 500;
}
.step-digit {
  font-family: var(--serif);
  font-size: clamp(4rem, 7vw, 6rem);
  line-height: 0.9;
  color: var(--navy);
  font-weight: 400;
  letter-spacing: -0.02em;
}
.fin-step-content {
  max-width: 660px;
}
.fin-h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.7rem, 3vw, 2.4rem);
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--navy);
  margin-bottom: 1.5rem;
}
.fin-step-content p {
  color: var(--slate);
  font-size: 1.02rem;
  line-height: 1.7;
  margin-bottom: 1.25rem;
}
.fin-step-callout {
  margin-top: 2rem;
  padding: 1.75rem 1.75rem;
  background: var(--ivory);
  border-left: 3px solid var(--gold);
  border-radius: 0 4px 4px 0;
}
.fin-step-reverse .fin-step-callout {
  background: var(--ivory-warm);
}
.callout-label {
  display: inline-block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.9rem;
  color: var(--gold-deep);
  margin-bottom: 0.5rem;
}
.fin-step-callout p {
  color: var(--navy) !important;
  font-size: 1rem !important;
  margin-bottom: 0 !important;
  line-height: 1.55 !important;
}
.fin-step-callout p em {
  font-style: italic;
  font-weight: 500;
}

/* Loan list */
.fin-loan-list {
  margin-top: 1.5rem;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
.fin-loan-list li {
  padding: 1rem 1.25rem;
  background: var(--ivory);
  border: 1px solid var(--hairline);
  border-radius: 4px;
  display: flex;
  flex-direction: column;
  gap: 0.4rem;
  transition: all 0.3s var(--ease);
}
.fin-loan-list li:hover {
  border-color: var(--gold);
  transform: translateY(-2px);
}
.loan-tag {
  font-size: 0.78rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold-deep);
  font-weight: 500;
}
.loan-desc {
  font-size: 0.9rem;
  color: var(--slate);
  line-height: 1.45;
}

/* Calculator */
.fin-calc {
  padding: 7rem 0;
  background: var(--ivory-warm);
  position: relative;
}
.calc-grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 4rem;
  margin-top: 3rem;
  align-items: start;
}
.calc-inputs {
  background: var(--ivory);
  padding: 2.5rem;
  border-radius: 4px;
  border: 1px solid var(--hairline);
}
.calc-row { margin-bottom: 1.5rem; }
.calc-row-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
.calc-row label {
  display: block;
}
.calc-label {
  display: block;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--slate);
  margin-bottom: 0.6rem;
}
.calc-input-wrap {
  display: flex;
  align-items: center;
  background: var(--ivory-warm);
  border: 1px solid var(--hairline);
  border-radius: 3px;
  transition: all 0.3s var(--ease);
}
.calc-input-wrap:focus-within {
  border-color: var(--gold);
  background: #fff;
}
.input-prefix, .input-suffix {
  padding: 0 0.75rem;
  font-family: var(--serif);
  font-size: 1.1rem;
  color: var(--gold-deep);
}
.input-prefix { padding-right: 0; }
.input-suffix { padding-left: 0; }
.calc-input-wrap input {
  flex: 1;
  width: 100%;
  padding: 0.85rem 0.75rem;
  background: transparent;
  border: 0;
  font-size: 1.05rem;
  font-family: var(--sans);
  font-weight: 500;
  color: var(--navy);
  outline: none;
  -moz-appearance: textfield;
}
.calc-input-wrap input::-webkit-outer-spin-button,
.calc-input-wrap input::-webkit-inner-spin-button {
  -webkit-appearance: none;
  margin: 0;
}
.calc-reset {
  margin-top: 0.5rem;
  background: transparent;
  border: 0;
  cursor: pointer;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--slate);
  padding: 0.5rem 0;
  transition: color 0.3s var(--ease);
}
.calc-reset:hover { color: var(--gold-deep); }

/* Calculator result */
.calc-result {
  background: var(--navy);
  color: var(--ivory);
  padding: 2.5rem;
  border-radius: 4px;
  position: relative;
  overflow: hidden;
}
.calc-result::before {
  content: '';
  position: absolute;
  top: 0; right: 0;
  width: 200px;
  height: 200px;
  background: radial-gradient(circle, rgba(176,138,79,0.18) 0%, transparent 70%);
  pointer-events: none;
}
.result-headline {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
  padding-bottom: 2rem;
  border-bottom: 1px solid var(--hairline-light);
  margin-bottom: 2rem;
  position: relative;
}
.result-label {
  font-size: 0.72rem;
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--sand-deep);
  font-weight: 500;
}
.result-value {
  font-family: var(--serif);
  font-size: clamp(2.6rem, 5vw, 3.6rem);
  line-height: 1;
  letter-spacing: -0.01em;
  font-weight: 400;
}
.result-bar {
  display: flex;
  height: 8px;
  border-radius: 4px;
  overflow: hidden;
  margin: 1.5rem 0 2rem;
  background: rgba(246, 241, 232, 0.1);
}
.bar-seg {
  transition: flex 0.4s var(--ease);
}
.result-breakdown {
  display: flex;
  flex-direction: column;
  gap: 0.85rem;
}
.breakdown-row {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 0.75rem;
  align-items: center;
  padding: 0.65rem 0;
  border-bottom: 1px solid rgba(246, 241, 232, 0.08);
}
.breakdown-row:last-child { border-bottom: none; }
.bar-bullet {
  width: 10px;
  height: 10px;
  border-radius: 50%;
  display: block;
}
.breakdown-label {
  font-size: 0.92rem;
  color: rgba(246, 241, 232, 0.85);
}
.breakdown-value {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  color: var(--ivory);
}
.result-summary {
  margin-top: 2rem;
  padding-top: 2rem;
  border-top: 1px solid var(--hairline-light);
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}
.summary-item {
  display: flex;
  flex-direction: column;
  gap: 0.3rem;
}
.summary-label {
  font-size: 0.65rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sand-deep);
  font-weight: 500;
}
.summary-value {
  font-family: var(--serif);
  font-size: 1.15rem;
  color: var(--ivory);
  font-weight: 400;
}
.calc-disclaimer {
  margin-top: 2rem;
  padding-top: 1.5rem;
  border-top: 1px solid var(--hairline-light);
  font-size: 0.78rem;
  line-height: 1.55;
  color: rgba(246, 241, 232, 0.6);
}

/* Financing responsive */
@media (max-width: 1024px) {
  .fin-step {
    grid-template-columns: 1fr;
    gap: 1.5rem;
    padding: 3rem 0;
  }
  .fin-step-num {
    position: static;
    flex-direction: row;
    align-items: baseline;
    gap: 1rem;
  }
  .step-digit { font-size: 3rem; }
  .calc-grid {
    grid-template-columns: 1fr;
    gap: 2rem;
  }
}
@media (max-width: 720px) {
  .fin-loan-list { grid-template-columns: 1fr; }
  .calc-inputs { padding: 1.75rem; }
  .calc-result { padding: 1.75rem; }
  .calc-row-split { grid-template-columns: 1fr; }
  .result-summary { grid-template-columns: 1fr; gap: 0.75rem; }
}

/* ============ BUYING PAGE (buying.html) ============ */
.page-buying { background: var(--ivory); }

.buy-intro {
  padding: 5rem 0 3rem;
  background: var(--ivory);
}
.buy-intro-lead {
  font-family: var(--serif);
  font-size: clamp(1.2rem, 1.8vw, 1.5rem);
  font-weight: 300;
  line-height: 1.55;
  color: var(--navy);
  margin-bottom: 1.5rem;
}
.buy-intro-lead:last-child { margin-bottom: 0; }

.buy-step-actions {
  margin-top: 2rem;
  display: flex;
  align-items: center;
  gap: 2rem;
  flex-wrap: wrap;
}

/* Specialty section */
.buy-specialty {
  padding: 7rem 0;
  background: var(--ivory-warm);
  position: relative;
  overflow: hidden;
}
.buy-specialty::before {
  content: '';
  position: absolute;
  top: 20%;
  right: -8%;
  width: 400px;
  height: 400px;
  background: radial-gradient(circle, rgba(176,138,79,0.08) 0%, transparent 70%);
  pointer-events: none;
}
.specialty-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
  position: relative;
}
.specialty-block .display-h2 { margin-bottom: 1.5rem; }
.specialty-block p {
  color: var(--slate);
  font-size: 1.02rem;
  line-height: 1.7;
  margin-bottom: 1.25rem;
  max-width: 52ch;
}
.specialty-block .link-arrow { margin-top: 1rem; }

.specialty-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.25rem;
}
.specialty-item {
  background: var(--ivory);
  padding: 1.75rem 1.5rem;
  border-radius: 4px;
  border: 1px solid var(--hairline);
  transition: all 0.4s var(--ease);
}
.specialty-item:hover {
  transform: translateY(-3px);
  border-color: var(--gold);
  box-shadow: 0 12px 30px rgba(26, 39, 51, 0.06);
}
.specialty-num {
  display: inline-block;
  font-family: var(--serif);
  font-style: italic;
  font-size: 1rem;
  color: var(--gold-deep);
  margin-bottom: 0.75rem;
}
.specialty-item h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 1.3rem;
  color: var(--navy);
  margin-bottom: 0.65rem;
  line-height: 1.2;
}
.specialty-item p {
  font-size: 0.9rem;
  color: var(--slate);
  line-height: 1.55;
  margin: 0;
}

@media (max-width: 1024px) {
  .specialty-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }
}
@media (max-width: 720px) {
  .specialty-list { grid-template-columns: 1fr; }
  .buy-intro { padding: 3.5rem 0 2rem; }
  .buy-step-actions { gap: 1rem; }
}




.reveal {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 1s var(--ease-out), transform 1s var(--ease-out);
}
.reveal.in {
  opacity: 1;
  transform: translateY(0);
}