/* ================================================================
           MICHELLE REALTOR — LUXURY EDITORIAL HOME AESTHETIC
           Harmony × Karla
           Warm linen, aged oak, morning sunlight through plantation shutters
           ================================================================ */

        @font-face {
            font-family: 'Harmony';
            src: url('harmony.otf') format('opentype');
            font-weight: normal;
            font-style: normal;
            font-display: swap;
        }

        *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

        :root {
            /* 70% DOMINANT — Nordic off-white, warm but light */
            --linen:        #F8F5EF;
            --cream:        #EFE9DC;
            --parchment:    #E0D7C2;

            /* 30% SECONDARY — Nordic Slate (warm charcoal, not brown) */
            --stone:        #A8A199;
            --driftwood:    #7A746C;
            --oak:          #52504B;
            --charcoal:     #2E2C29;
            --espresso:     #1C1B18;

            /* 10% ACCENT — soft sage */
            --amber:        #8B9F7D;
            --amber-light:  #A0B394;
            --amber-dark:   #6A7D5F;

            /* Botanical sage — decorative gradients */
            --sage:         #7E917A;
            --sage-light:   #A5B5A0;
            --sage-muted:   #C4CFC0;

            /* Spacing rhythm tiers (70-30-10 visual hierarchy) */
            --space-tight:  3rem;
            --space-normal: 4rem;
            --space-loose:  5rem;

            /* Fonts */
            --serif:        'Harmony', Georgia, serif;
            --sans:         'Karla', system-ui, sans-serif;

            /* Grain texture overlay */
            --grain: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='0.04'/%3E%3C/svg%3E");
        }

        html { font-size: 16px; }

        @media (prefers-reduced-motion: reduce) {
            html { scroll-behavior: auto; }
            *, *::before, *::after {
                animation-duration: 0.01ms !important;
                transition-duration: 0.01ms !important;
            }
        }

        body {
            font-family: var(--sans);
            font-weight: 400;
            line-height: 1.7;
            color: var(--charcoal);
            background-color: var(--linen);
            -webkit-font-smoothing: antialiased;
            overflow-x: hidden;
        }

        img { max-width: 100%; height: auto; display: block; }
        a { color: var(--amber-dark); text-decoration: none; transition: color 0.3s ease; }
        a:hover { color: var(--amber); }
        ul, ol { list-style: none; }
        button { font-family: inherit; cursor: pointer; border: none; background: none; }

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

        /* Focus-visible styles for keyboard accessibility */
        :focus-visible {
            outline: 2px solid var(--amber);
            outline-offset: 3px;
        }

        button:focus-visible,
        .btn:focus-visible,
        .header__cta:focus-visible,
        .header__link:focus-visible,
        .tabs__btn:focus-visible,
        .testimonial-nav__arrow:focus-visible,
        .testimonials__arrow:focus-visible,
        .faq-item__question:focus-visible,
        .nearby-card:focus-visible,
        .area-pill:focus-visible {
            outline: 2px solid var(--amber);
            outline-offset: 3px;
        }

        :focus:not(:focus-visible) {
            outline: none;
        }

        /* ================================================================
           TYPOGRAPHY — Editorial Magazine
           ================================================================ */

        h1, h2, h3, h4 {
            font-family: var(--serif);
            font-weight: 400;
            line-height: 1.05;
            letter-spacing: -0.02em;
            color: var(--espresso);
        }

        h1 { font-size: 3.4rem; }
        h2 { font-size: 2.6rem; }
        h3 { font-size: 1.5rem; font-weight: 500; }

        @media (min-width: 768px) {
            h1 { font-size: 4.8rem; }
            h2 { font-size: 3.4rem; }
        }

        @media (min-width: 1024px) {
            h1 { font-size: 6rem; }
            h2 { font-size: 4rem; }
        }

        p { margin-bottom: 1rem; }
        p:last-child { margin-bottom: 0; }

        /* Label / Eyebrow — tiny, tracked, refined */
        .label {
            font-family: var(--sans);
            font-size: 0.7rem;
            font-weight: 600;
            letter-spacing: 0.16em;
            text-transform: uppercase;
            color: var(--amber);
            display: flex;
            align-items: center;
            gap: 0.75em;
            margin-bottom: 1.25rem;
        }

        .label::before {
            content: '';
            width: 2em;
            height: 1px;
            background: var(--amber);
        }

        /* ================================================================
           LAYOUT
           ================================================================ */

        .container {
            width: 100%;
            max-width: 1180px;
            margin: 0 auto;
            padding: 0 1.5rem;
        }

        .container--narrow { max-width: 780px; }

        .section {
            padding: var(--space-normal) 0;
            position: relative;
        }

        .section--tight { padding: var(--space-tight) 0; }
        .section--loose { padding: var(--space-loose) 0; }

        /* Alternating section backgrounds */
        .section--cream { background: var(--cream); }

        @media (min-width: 768px) {
            :root {
                --space-tight:  3.5rem;
                --space-normal: 5rem;
                --space-loose:  6.5rem;
            }
        }
        @media (min-width: 1024px) {
            :root {
                --space-tight:  4rem;
                --space-normal: 6rem;
                --space-loose:  8rem;
            }
        }

        /* Grain texture on sections */
        .section--grain::after {
            content: '';
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            background-repeat: repeat;
            pointer-events: none;
            z-index: 1;
        }

        .section > .container { position: relative; z-index: 2; }

        /* ================================================================
           HEADER — Transparent, refined
           ================================================================ */

        .header {
            position: fixed;
            top: 0; left: 0; right: 0;
            z-index: 100;
            transition: background-color 0.4s ease, box-shadow 0.4s ease;
        }

        .header.scrolled {
            background-color: rgba(246, 241, 235, 0.92);
            backdrop-filter: blur(12px);
            -webkit-backdrop-filter: blur(12px);
            box-shadow: 0 1px 0 rgba(0,0,0,0.06);
        }

        .header__inner {
            display: flex;
            align-items: center;
            justify-content: space-between;
            max-width: 1400px;
            margin: 0 auto;
            padding: 0 1.5rem;
            height: 72px;
        }

        .header__logo {
            display: inline-flex;
            align-items: center;
            height: 60px;
            text-decoration: none;
            transition: opacity 0.25s ease;
            flex-shrink: 0;
        }

        .header__logo:hover { opacity: 0.7; }

        .header__logo-img {
            height: 100%;
            width: auto;
            display: block;
        }

        .header__logo-text {
            font-family: var(--serif);
            font-size: 1.35rem;
            font-weight: 500;
            letter-spacing: 0.08em;
            color: var(--espresso);
            line-height: 1;
            white-space: nowrap;
        }

        @media (max-width: 767px) {
            .header__logo { height: 48px; }
        }

        .header__nav { display: none; align-items: center; gap: 2.25rem; }
        @media (min-width: 768px) { .header__nav { display: flex; } }

        .header__link {
            font-family: var(--sans);
            font-size: 0.78rem;
            font-weight: 500;
            letter-spacing: 0.06em;
            text-transform: uppercase;
            color: var(--oak);
            text-decoration: none;
            padding: 0.25rem 0;
            position: relative;
            transition: color 0.3s ease;
        }

        .header__link::after {
            content: '';
            position: absolute;
            bottom: 0; left: 50%;
            width: 0; height: 1px;
            background: var(--amber);
            transition: width 0.3s ease, left 0.3s ease;
        }

        .header__link:hover, .header__link--active { color: var(--espresso); }
        .header__link:hover::after, .header__link--active::after { width: 100%; left: 0; }

        .header__cta {
            display: inline-flex;
            align-items: center;
            padding: 0.75rem 1.75rem;
            font-family: var(--sans);
            font-size: 0.72rem;
            font-weight: 600;
            letter-spacing: 0.1em;
            text-transform: uppercase;
            color: var(--linen);
            background-color: var(--charcoal);
            border: none;
            text-decoration: none;
            transition: all 0.3s ease;
        }

        .header__cta:hover {
            background-color: var(--amber-dark);
            color: white;
        }

        /* Mobile toggle */
        .header__toggle {
            display: flex; flex-direction: column; gap: 4px;
            width: 24px; padding: 0;
        }
        @media (min-width: 768px) { .header__toggle { display: none; } }

        .header__toggle span {
            display: block; width: 100%; height: 2px;
            background: var(--espresso);
            transition: all 0.3s ease;
        }

        /* Mobile nav */
        .mobile-nav {
            display: none;
            position: fixed;
            inset: 0;
            background: var(--linen);
            z-index: 90;
            padding: 6rem 2rem 2rem;
            flex-direction: column;
            gap: 0;
        }

        .mobile-nav.is-open { display: flex; }
        @media (min-width: 768px) { .mobile-nav { display: none !important; } }

        .mobile-nav__link {
            font-family: var(--serif);
            font-size: 2rem;
            color: var(--espresso);
            padding: 0.75rem 0;
            border-bottom: 1px solid var(--cream);
            text-decoration: none;
            transition: color 0.2s ease;
        }

        .mobile-nav__link:hover { color: var(--amber); }

        /* ================================================================
           HERO — Full viewport, layered depth
           ================================================================ */

        .hero {
            position: relative;
            min-height: 100vh;
            display: flex;
            align-items: center;
            justify-content: center;
            overflow: hidden;
        }

        .hero__bg {
            position: absolute;
            inset: 0;
            /* Soft gradient — warm neutrals to sage to cool blue */
            background:
                radial-gradient(ellipse 80% 60% at 30% 70%, rgba(139, 159, 125, 0.1) 0%, transparent 60%),
                radial-gradient(ellipse 60% 80% at 70% 30%, rgba(126, 145, 122, 0.1) 0%, transparent 60%),
                linear-gradient(165deg, #B8B5B0 0%, #A5A29D 20%, #938F8A 40%, #807C77 55%, #7E917A 75%, #B4CAD4 100%);
        }

        .hero__grain {
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            background-repeat: repeat;
            opacity: 0.6;
            pointer-events: none;
        }

        .hero__content {
            position: relative;
            z-index: 2;
            text-align: center;
            padding: 6rem 1.5rem 4rem;
            max-width: 800px;
        }

        .hero__headline {
            color: var(--linen);
            font-size: 3.6rem;
            font-weight: 300;
            line-height: 1.0;
            letter-spacing: -0.03em;
            margin-bottom: 1.25rem;
            text-shadow: 0 2px 30px rgba(28, 22, 18, 0.15);
        }

        @media (min-width: 768px) {
            .hero__headline { font-size: 5.5rem; }
        }

        @media (min-width: 1024px) {
            .hero__headline { font-size: 7rem; letter-spacing: -0.04em; }
        }

        .hero__headline em {
            font-style: italic;
            font-weight: 400;
        }

        .hero__sub {
            font-family: var(--sans);
            font-size: 1rem;
            font-weight: 300;
            color: rgba(246, 241, 235, 0.85);
            max-width: 460px;
            margin: 0 auto 2.5rem;
            line-height: 1.7;
            letter-spacing: 0.01em;
        }

        .hero__ctas {
            display: flex;
            flex-wrap: wrap;
            gap: 1rem;
            justify-content: center;
            margin-bottom: 3rem;
        }

        .btn {
            display: inline-flex;
            align-items: center;
            justify-content: center;
            padding: 0.75rem 2.25rem;
            font-family: var(--sans);
            font-size: 0.72rem;
            font-weight: 600;
            letter-spacing: 0.12em;
            text-transform: uppercase;
            text-decoration: none;
            transition: all 0.35s cubic-bezier(0.25, 0.1, 0.25, 1);
            min-height: 48px;
            position: relative;
            overflow: hidden;
        }

        .btn--primary {
            background: var(--amber);
            color: white;
            border: 1px solid var(--amber);
        }

        .btn--primary:hover {
            background: var(--espresso);
            border-color: var(--espresso);
            color: var(--linen);
            transform: translateY(-2px);
        }

        .btn--outline {
            background: transparent;
            color: var(--linen);
            border: 1px solid rgba(246, 241, 235, 0.4);
        }

        .btn--outline:hover {
            background: rgba(246, 241, 235, 0.1);
            border-color: var(--linen);
            color: white;
        }

        .btn--dark {
            background: transparent;
            color: var(--charcoal);
            border: 1px solid var(--stone);
        }

        .btn--dark:hover {
            background: var(--charcoal);
            color: var(--linen);
            border-color: var(--charcoal);
        }

        /* Social proof pill in hero */
        .hero__proof {
            display: flex;
            flex-wrap: wrap;
            gap: 1.5rem;
            justify-content: center;
            align-items: center;
        }

        .hero__proof-item {
            display: flex;
            align-items: center;
            gap: 0.5rem;
            font-size: 0.78rem;
            color: rgba(246, 241, 235, 0.7);
            font-weight: 300;
        }

        .hero__proof-number {
            font-family: var(--serif);
            font-size: 1.1rem;
            font-weight: 500;
            color: var(--linen);
        }

        .hero__proof-item + .hero__proof-item::before {
            content: '';
            width: 4px;
            height: 4px;
            border-radius: 50%;
            background: rgba(246, 241, 235, 0.3);
            margin-right: 0.5rem;
        }

        /* ================================================================
           PROOF STRIP — Dark contrast band
           ================================================================ */

        .proof-strip {
            background: var(--espresso);
            padding: 2rem 0;
            position: relative;
        }

        @media (min-width: 768px) { .proof-strip { padding: 2.5rem 0; } }

        .proof-strip::after {
            content: '';
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            opacity: 0.3;
            pointer-events: none;
        }

        .proof-strip__grid {
            display: grid;
            grid-template-columns: repeat(2, 1fr);
            gap: 1.5rem;
            text-align: center;
            position: relative;
            z-index: 2;
        }

        @media (min-width: 768px) {
            .proof-strip__grid { grid-template-columns: repeat(4, 1fr); }
        }

        .proof-strip__number {
            font-family: var(--serif);
            font-size: 2.4rem;
            font-weight: 300;
            color: var(--linen);
            line-height: 1;
            margin-bottom: 0.25rem;
        }

        @media (min-width: 768px) { .proof-strip__number { font-size: 3rem; } }

        .proof-strip__label {
            font-family: var(--sans);
            font-size: 0.65rem;
            font-weight: 500;
            letter-spacing: 0.14em;
            text-transform: uppercase;
            color: var(--driftwood);
        }

        /* ================================================================
           WHY MICHELLE — Asymmetric editorial layout
           ================================================================ */

        .why { background: var(--linen); }

        .why__header {
            max-width: 600px;
            margin-bottom: 2.5rem;
        }

        @media (min-width: 768px) {
            .why__header { margin-bottom: 3rem; }
        }

        .why__header p {
            font-size: 1.05rem;
            color: var(--oak);
            line-height: 1.8;
            margin-top: 1.25rem;
        }

        .why__grid {
            display: grid;
            grid-template-columns: 1fr;
            gap: 2rem;
        }

        @media (min-width: 768px) {
            .why__grid { grid-template-columns: repeat(3, 1fr); gap: 3rem; }
        }

        .why__card {
            padding: 2.5rem 2rem;
            background: var(--cream);
            position: relative;
            border: 1px solid rgba(28, 22, 18, 0.18);
            transition: transform 0.4s ease, box-shadow 0.4s ease;
        }

        .why__card:hover {
            transform: translateY(-4px);
            box-shadow: 0 16px 48px rgba(28, 22, 18, 0.08);
        }

        .why__card-number {
            font-family: var(--serif);
            font-size: 3.5rem;
            font-weight: 300;
            color: var(--parchment);
            line-height: 1;
            margin-bottom: 1.25rem;
        }

        .why__card h3 {
            font-family: var(--serif);
            font-size: 1.4rem;
            font-weight: 500;
            margin-bottom: 0.75rem;
            color: var(--espresso);
        }

        .why__card p {
            font-size: 0.92rem;
            color: var(--oak);
            line-height: 1.75;
        }

        .why__cta {
            text-align: center;
            margin-top: 2.5rem;
        }

        /* ================================================================
           FEATURED LISTINGS — Placeholder
           ================================================================ */

        .listings {
            background: var(--cream);
            position: relative;
        }

        .listings::after {
            content: '';
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            opacity: 0.4;
            pointer-events: none;
        }

        .listings > .container { position: relative; z-index: 2; }

        .listings__header {
            text-align: center;
            max-width: 600px;
            margin: 0 auto 2rem;
        }

        .listings__header p {
            color: var(--oak);
            margin-top: 1rem;
        }

        .listings__placeholder {
            padding: 4rem 2rem;
            background: var(--linen);
            border: 1px solid var(--parchment);
            text-align: center;
        }

        .listings__placeholder p { color: var(--driftwood); font-size: 0.9rem; }

        .listings__disclaimer {
            font-size: 0.7rem;
            color: var(--driftwood);
            margin-top: 1.25rem;
            line-height: 1.6;
        }

        .listings__cta { text-align: center; margin-top: 2.5rem; }

        /* ================================================================
           TESTIMONIALS — Large quote, editorial
           ================================================================ */

        .testimonials {
            background: var(--linen);
        }

        .testimonials__header {
            max-width: 500px;
            margin-bottom: 2rem;
        }

        .testimonials__track {
            display: flex;
            gap: 2rem;
            overflow-x: auto;
            scroll-snap-type: x mandatory;
            -webkit-overflow-scrolling: touch;
            scrollbar-width: none;
            padding-bottom: 0.5rem;
        }

        .testimonials__track::-webkit-scrollbar { display: none; }

        .testimonial {
            flex: 0 0 100%;
            scroll-snap-align: start;
            padding: 2.5rem;
            background: var(--cream);
            border: 1px solid rgba(28, 22, 18, 0.18);
            display: flex;
            flex-direction: column;
            justify-content: space-between;
            min-height: 280px;
        }

        @media (min-width: 640px) { .testimonial { flex: 0 0 calc(50% - 1rem); } }
        @media (min-width: 1024px) { .testimonial { flex: 0 0 calc(33.333% - 1.5rem); } }

        .testimonial__quote {
            font-family: var(--serif);
            font-size: 1.2rem;
            font-style: italic;
            font-weight: 400;
            line-height: 1.6;
            color: var(--charcoal);
            margin-bottom: 2rem;
        }

        .testimonial__quote::before {
            content: '\201C';
            font-size: 3rem;
            line-height: 0;
            vertical-align: -0.3em;
            color: var(--stone);
            margin-right: 0.25em;
        }

        .testimonial__name {
            font-family: var(--sans);
            font-size: 0.82rem;
            font-weight: 600;
            color: var(--espresso);
            font-style: normal;
            display: block;
        }

        .testimonial__location {
            font-size: 0.72rem;
            color: var(--driftwood);
            letter-spacing: 0.04em;
        }

        .testimonials__nav {
            display: flex;
            align-items: center;
            justify-content: center;
            gap: 1.5rem;
            margin-top: 2.5rem;
        }

        .testimonials__arrow {
            width: 44px; height: 44px;
            display: flex; align-items: center; justify-content: center;
            border: 1px solid var(--stone);
            background: transparent;
            color: var(--oak);
            font-size: 1.2rem;
            transition: all 0.3s ease;
            cursor: pointer;
        }

        .testimonials__arrow:hover {
            border-color: var(--amber);
            color: var(--amber);
        }

        .testimonials__dots {
            display: flex;
            gap: 0.5rem;
        }

        .testimonials__dot {
            width: 8px; height: 8px;
            border-radius: 50%;
            background: var(--stone);
            border: none;
            padding: 0;
            cursor: pointer;
            transition: all 0.3s ease;
        }

        .testimonials__dot.is-active {
            background: var(--amber);
            transform: scale(1.4);
        }

        /* ================================================================
           CTA SECTION — Full bleed dark
           ================================================================ */

        .cta-band {
            background: var(--espresso);
            color: var(--linen);
            text-align: center;
            position: relative;
            overflow: hidden;
        }

        .cta-band::before {
            content: '';
            position: absolute;
            inset: 0;
            background:
                radial-gradient(ellipse 50% 50% at 20% 80%, rgba(139, 159, 125, 0.08) 0%, transparent 70%),
                radial-gradient(ellipse 40% 40% at 80% 20%, rgba(126, 145, 122, 0.06) 0%, transparent 70%);
        }

        .cta-band::after {
            content: '';
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            opacity: 0.25;
            pointer-events: none;
        }

        .cta-band > .container { position: relative; z-index: 2; }

        .cta-band h2 { color: var(--linen); margin-bottom: 1rem; }

        .cta-band p {
            color: var(--driftwood);
            max-width: 500px;
            margin: 0 auto 2.5rem;
            font-size: 1rem;
        }

        .cta-band__market {
            display: inline-block;
            padding: 1rem 2rem;
            border: 1px solid rgba(246, 241, 235, 0.1);
            margin-bottom: 3rem;
            font-size: 0.85rem;
            color: var(--stone);
            line-height: 1.6;
            max-width: 560px;
        }

        .cta-band__market strong {
            color: var(--linen);
            font-weight: 500;
        }

        .cta-split {
            display: flex;
            flex-wrap: wrap;
            gap: 1rem;
            justify-content: center;
        }

        .btn--amber {
            background: var(--amber);
            color: white;
            border: 1px solid var(--amber);
        }

        .btn--amber:hover {
            background: var(--amber-dark);
            border-color: var(--amber-dark);
            color: white;
            transform: translateY(-2px);
        }

        .btn--ghost {
            background: transparent;
            color: var(--linen);
            border: 1px solid rgba(246, 241, 235, 0.25);
        }

        .btn--ghost:hover {
            border-color: var(--linen);
            background: rgba(246, 241, 235, 0.05);
            color: white;
        }

        /* ================================================================
           FOOTER — Warm, grounded
           ================================================================ */

        .footer {
            background: var(--charcoal);
            padding: 4rem 0 2rem;
            color: var(--stone);
        }

        .footer a { color: var(--stone); }
        .footer a:hover { color: var(--linen); }

        .footer__grid {
            display: grid;
            grid-template-columns: 1fr;
            gap: 2.5rem;
            margin-bottom: 3rem;
        }

        @media (min-width: 768px) {
            .footer__grid { grid-template-columns: 2fr 1fr 1fr; }
        }

        .footer__brand-name {
            font-family: var(--serif);
            font-size: 1.3rem;
            color: var(--linen);
            margin-bottom: 0.75rem;
        }
        .footer__brand-brokerage {
            font-family: var(--sans);
            font-size: 0.7em;
            font-weight: 500;
            letter-spacing: 0.08em;
            color: var(--stone);
            opacity: 0.75;
        }

        .footer__desc { font-size: 0.85rem; line-height: 1.7; color: var(--driftwood); max-width: 320px; }

        .footer__heading {
            font-family: var(--sans);
            font-size: 0.68rem;
            font-weight: 600;
            letter-spacing: 0.14em;
            text-transform: uppercase;
            color: var(--linen);
            margin-bottom: 1.25rem;
        }

        .footer__links { display: flex; flex-direction: column; gap: 0.5rem; }
        .footer__links a { font-size: 0.88rem; padding: 0.25rem 0; }

        .footer__contact-item {
            display: flex; align-items: center; gap: 0.5rem;
            font-size: 0.88rem; margin-bottom: 0.5rem;
            word-break: break-word;
        }

        .footer__social {
            display: flex;
            gap: 0.6rem;
            margin-top: 1rem;
            flex-wrap: wrap;
        }
        .footer__social a {
            display: inline-flex;
            align-items: center;
            justify-content: center;
            width: 36px;
            height: 36px;
            border: 1px solid rgba(246, 241, 235, 0.18);
            color: var(--stone);
            text-decoration: none;
            transition: color 0.25s ease, border-color 0.25s ease, background-color 0.25s ease;
        }
        .footer__social a:hover {
            color: var(--linen);
            border-color: var(--linen);
            background-color: rgba(246, 241, 235, 0.05);
        }
        .footer__social svg {
            width: 16px;
            height: 16px;
            fill: currentColor;
        }

        .footer__bottom {
            border-top: 1px solid rgba(246, 241, 235, 0.06);
            padding-top: 1.5rem;
            display: flex;
            flex-direction: column;
            gap: 0.75rem;
        }

        @media (min-width: 768px) {
            .footer__bottom { flex-direction: row; justify-content: space-between; }
        }

        .footer__copyright { font-size: 0.72rem; color: var(--driftwood); }
        .footer__disclaimer { font-size: 0.65rem; color: var(--driftwood); max-width: 500px; line-height: 1.6; }

        /* ================================================================
           POPUP — Warm modal
           ================================================================ */

        .lead-popup {
            position: fixed; inset: 0; z-index: 200;
            display: flex; align-items: center; justify-content: center;
            opacity: 0; visibility: hidden;
            transition: opacity 0.3s ease, visibility 0.3s ease;
        }

        .lead-popup[hidden] { display: none; }
        .lead-popup.is-open { opacity: 1; visibility: visible; }

        .lead-popup__overlay {
            position: absolute; inset: 0;
            background: rgba(28, 22, 18, 0.55);
            backdrop-filter: blur(6px);
        }

        .lead-popup__content {
            position: relative;
            width: 90%; max-width: 460px;
            background: var(--linen);
            padding: 2.5rem;
            border: 1px solid rgba(28, 22, 18, 0.18);
            transform: translateY(16px);
            transition: transform 0.4s ease;
        }

        .lead-popup.is-open .lead-popup__content { transform: translateY(0); }

        @media (max-width: 639px) {
            .lead-popup { align-items: flex-end; }
            .lead-popup__content { width: 100%; max-width: none; max-height: 85vh; overflow-y: auto; transform: translateY(100%); }
            .lead-popup.is-open .lead-popup__content { transform: translateY(0); }
        }

        .lead-popup__close {
            width: 32px; height: 32px;
            display: flex; align-items: center; justify-content: center;
            font-size: 1.4rem; color: var(--driftwood);
            transition: color 0.2s ease;
            flex-shrink: 0;
            margin: 0; padding: 0;
        }
        .lead-popup__close:hover { color: var(--espresso); }

        .lead-popup__progress { height: 3px; background: var(--parchment); margin-bottom: 1rem; border-radius: 2px; overflow: hidden; }
        .lead-popup__progress-bar { height: 100%; background: var(--charcoal); transition: width 0.4s cubic-bezier(0.25, 0.1, 0.25, 1); border-radius: 2px; }

        .lead-form__step[hidden] { display: none; }

        .lead-form__step h2 {
            font-size: 1.5rem;
            margin-bottom: 0.5rem;
        }

        .lead-form__step > p { color: var(--oak); margin-bottom: 1.5rem; font-size: 0.9375rem; line-height: 1.6; }

        .lead-form__options { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-bottom: 1.5rem; }

        .lead-form__option {
            padding: 1.5rem 1rem;
            font-family: var(--serif);
            font-size: 1.15rem;
            color: var(--charcoal);
            background: var(--cream);
            border: 1px solid rgba(28, 22, 18, 0.18);
            cursor: pointer;
            transition: all 0.3s ease;
            text-align: center;
        }

        .lead-form__option:hover {
            border-color: var(--charcoal);
            transform: translateY(-2px);
            box-shadow: 0 8px 24px rgba(0,0,0,0.06);
        }

        .form-group { margin-bottom: 1.25rem; }

        .form-label {
            display: block;
            font-size: 0.78rem;
            font-weight: 500;
            color: var(--charcoal);
            margin-bottom: 0.25rem;
        }

        .form-label--required::after { content: ' *'; color: var(--amber-dark); }

        .form-input, .form-select, .form-textarea {
            width: 100%;
            padding: 0.75rem 1rem;
            font-family: var(--sans);
            font-size: 0.95rem;
            color: var(--charcoal);
            background: white;
            border: 1px solid var(--parchment);
            transition: border-color 0.2s ease;
            min-height: 48px;
        }

        .form-input:focus, .form-select:focus, .form-textarea:focus {
            outline: none;
            border-color: var(--amber);
        }

        .form-textarea { min-height: 100px; resize: vertical; }

        .lead-form__success { text-align: center; padding: 2rem 0; }
        .lead-form__success h2 { color: var(--sage-dark); }

        /* Floating CTA */
        .floating-cta {
            position: fixed; bottom: 2rem; right: 2rem; z-index: 50;
            opacity: 0; transform: translateY(16px);
            pointer-events: none;
            transition: all 0.4s ease;
        }
        .floating-cta.is-visible { opacity: 1; transform: translateY(0); pointer-events: auto; }

        .floating-cta__btn {
            display: inline-flex; padding: 0.75rem 2rem;
            font-family: var(--sans); font-size: 0.72rem; font-weight: 600;
            letter-spacing: 0.1em; text-transform: uppercase;
            color: white; background: var(--amber); text-decoration: none;
            box-shadow: 0 8px 30px rgba(139, 159, 125, 0.3);
            transition: all 0.3s ease;
        }
        .floating-cta__btn:hover { background: var(--espresso); transform: translateY(-2px); color: var(--linen); }

        @media (max-width: 767px) { .floating-cta { display: none; } }

        /* Mobile bar */
        .mobile-cta-bar {
            display: none; position: fixed; bottom: 0; left: 0; right: 0; z-index: 50;
            background: var(--linen); border-top: 1px solid var(--parchment);
            padding: 0.75rem 1rem;
            opacity: 0; transform: translateY(100%);
            transition: all 0.3s ease;
        }
        .mobile-cta-bar.is-visible { opacity: 1; transform: translateY(0); }
        @media (max-width: 767px) { .mobile-cta-bar { display: grid; grid-template-columns: 1fr 1fr; gap: 0.5rem; } }

        .mobile-cta-bar__call {
            display: flex; align-items: center; justify-content: center;
            padding: 0.75rem; font-size: 0.78rem; font-weight: 600;
            color: var(--charcoal); background: var(--cream);
            border: 1px solid var(--parchment); text-decoration: none; text-align: center;
        }

        .mobile-cta-bar__action {
            display: flex; align-items: center; justify-content: center;
            padding: 0.75rem; font-size: 0.78rem; font-weight: 600;
            color: white; background: var(--amber); text-decoration: none;
        }

        /* ================================================================
           STAGGERED REVEAL ANIMATION
           ================================================================ */

        @keyframes fadeUp {
            from { opacity: 0; transform: translateY(24px); }
            to { opacity: 1; transform: translateY(0); }
        }

        .reveal {
            opacity: 0;
            animation: fadeUp 0.8s cubic-bezier(0.25, 0.1, 0.25, 1) forwards;
        }

        .reveal-d1 { animation-delay: 0.1s; }
        .reveal-d2 { animation-delay: 0.25s; }
        .reveal-d3 { animation-delay: 0.4s; }
        .reveal-d4 { animation-delay: 0.55s; }
        .reveal-d5 { animation-delay: 0.7s; }

        /* Scroll-triggered reveals */
        .scroll-reveal {
            opacity: 0;
            transform: translateY(30px);
            transition: opacity 0.7s ease, transform 0.7s ease;
        }

        .scroll-reveal.is-visible {
            opacity: 1;
            transform: translateY(0);
        }

        @media (prefers-reduced-motion: reduce) {
            .reveal, .scroll-reveal { opacity: 1; transform: none; animation: none; transition: none; }
            .lead-popup, .lead-popup__content { transition: none; }
        }

        /* Area pill links */
        .area-pill {
            display: inline-block;
            padding: 0.75rem 1.5rem;
            background: var(--linen);
            font-family: var(--sans);
            font-size: 0.875rem;
            font-weight: 500;
            color: var(--charcoal);
            text-decoration: none;
            transition: transform 0.3s ease, box-shadow 0.3s ease, background 0.3s ease, color 0.3s ease;
        }

        .area-pill:hover {
            background: var(--charcoal);
            color: var(--linen);
            transform: translateY(-4px);
            box-shadow: 0 12px 40px rgba(28, 22, 18, 0.08);
        }

        /* Nearby community cards (on community pages) */
        .nearby-card {
            text-align: center;
            display: block;
            padding: 1.25rem 1.5rem;
            background: var(--cream);
            text-decoration: none;
            border: 1px solid rgba(28, 22, 18, 0.18);
            transition: transform 0.3s ease, box-shadow 0.3s ease;
        }

        .nearby-card:hover {
            transform: translateY(-4px);
            box-shadow: 0 12px 40px rgba(28, 22, 18, 0.08);
        }

        /* Content padding for fixed header */
        main { padding-top: 80px; }

        /* ================================================================
           LEAD POPUP — Shared styles for all pages
           ================================================================ */

        .lead-popup__header {
            display: flex;
            align-items: center;
            justify-content: space-between;
            margin-bottom: 1rem;
        }

        .lead-popup__step-label {
            font-family: var(--sans);
            font-size: 0.6875rem;
            font-weight: 600;
            letter-spacing: 0.1em;
            text-transform: uppercase;
            color: var(--driftwood);
            line-height: 32px;
        }

        .lead-form__back {
            display: inline-flex;
            align-items: center;
            gap: 0.25rem;
            font-family: var(--sans);
            font-size: 0.75rem;
            font-weight: 500;
            color: var(--driftwood);
            background: none;
            border: none;
            cursor: pointer;
            padding: 0;
            margin-bottom: 0.5rem;
            transition: color 0.2s ease;
            letter-spacing: 0.02em;
        }

        .lead-form__back:hover { color: var(--charcoal); }

        .lead-form__next {
            width: 100%;
            margin-top: 0.5rem;
        }

        /* ================================================================
           FAQ ACCORDION — Smooth animated expand/collapse
           ================================================================ */

        .faq-item {
            background: var(--cream);
            margin-bottom: 0.5rem;
            overflow: hidden;
            border: 1px solid rgba(28, 22, 18, 0.18);
        }

        .faq-item__question {
            padding: 1.25rem 1.5rem;
            cursor: pointer;
            display: flex;
            justify-content: space-between;
            align-items: center;
            font-family: var(--serif);
            font-size: 1.25rem;
            color: var(--charcoal);
            border: none;
            background: none;
            width: 100%;
            text-align: left;
            transition: color 0.2s ease;
        }

        .faq-item__question:hover {
            color: var(--espresso);
        }

        .faq-item__chevron {
            width: 16px;
            height: 16px;
            flex-shrink: 0;
            margin-left: 1rem;
            transition: transform 0.45s cubic-bezier(0.22, 1, 0.36, 1);
            color: var(--driftwood);
        }

        .faq-item.is-open .faq-item__chevron {
            transform: rotate(180deg);
        }

        .faq-item__answer {
            display: grid;
            grid-template-rows: 0fr;
            overflow: hidden;
            opacity: 0;
            padding: 0 1.5rem;
            transition:
                grid-template-rows 0.5s cubic-bezier(0.22, 1, 0.36, 1),
                padding 0.5s cubic-bezier(0.22, 1, 0.36, 1),
                opacity 0.3s ease;
        }

        .faq-item__answer > * {
            min-height: 0;
            overflow: hidden;
        }

        .faq-item.is-open .faq-item__answer {
            grid-template-rows: 1fr;
            padding: 0 1.5rem 1.25rem;
            opacity: 1;
            transition:
                grid-template-rows 0.5s cubic-bezier(0.22, 1, 0.36, 1),
                padding 0.5s cubic-bezier(0.22, 1, 0.36, 1),
                opacity 0.35s ease 0.1s;
        }

        .faq-item__answer p {
            font-size: 0.9375rem;
            color: var(--oak);
            line-height: 1.75;
            margin: 0;
            transform: translateY(-6px);
            transition: transform 0.45s cubic-bezier(0.22, 1, 0.36, 1);
        }

        .faq-item.is-open .faq-item__answer p {
            transform: translateY(0);
        }

        /* ================================================================
           TESTIMONIAL CAROUSEL — Single card, photo left 50%, text right 50%
           ================================================================ */

        .testimonial-carousel {
            max-width: 800px;
            margin: 0 auto;
            position: relative;
        }

        .testimonial-carousel {
            position: relative;
        }

        .testimonial-slide {
            display: none;
            grid-template-columns: 1fr;
            background: var(--cream);
            border: 1px solid rgba(28, 22, 18, 0.18);
            overflow: hidden;
        }

        .testimonial-slide.is-active {
            display: grid;
        }

        @media (min-width: 640px) {
            .testimonial-slide {
                grid-template-columns: 1fr 1fr;
                height: 480px;
            }
        }

        @media (min-width: 900px) {
            .testimonial-slide {
                height: 400px;
            }
        }

        .testimonial-slide__photo {
            display: flex;
            align-items: center;
            justify-content: center;
            min-height: 140px;
        }

        @media (min-width: 640px) {
            .testimonial-slide__photo {
                min-height: 0;
                height: 100%;
            }
        }

        .testimonial-slide__photo span {
            font-family: var(--serif);
            font-size: 3rem;
            color: var(--oak);
            opacity: 0.5;
        }

        .testimonial-slide__photo img {
            width: 100%;
            height: 100%;
            object-fit: cover;
        }

        .testimonial-slide__content {
            padding: 1.5rem 1.5rem 1.5rem;
            display: flex;
            flex-direction: column;
            gap: 1.25rem;
            min-width: 0;
        }

        @media (min-width: 640px) {
            .testimonial-slide__content {
                padding: 2rem 2.5rem;
            }
        }

        .testimonial-slide__content p {
            font-family: var(--serif);
            font-size: 0.9375rem;
            font-style: italic;
            color: var(--charcoal);
            line-height: 1.6;
            margin: 0;
        }

        @media (min-width: 640px) {
            .testimonial-slide__content p {
                font-size: 1.0625rem;
                line-height: 1.65;
            }
        }

        .testimonial-slide__footer {
            margin-top: auto;
            padding-top: 0.875rem;
            border-top: 1px solid rgba(42, 42, 42, 0.08);
        }

        .testimonial-slide__footer cite {
            font-family: var(--sans);
            font-size: 0.875rem;
            font-weight: 600;
            color: var(--espresso);
            font-style: normal;
            display: block;
            margin-bottom: 0;
            line-height: 1.2;
        }

        .testimonial-slide__detail {
            font-size: 0.75rem;
            color: var(--driftwood);
            display: block;
            margin-top: 0.125rem;
        }

        .testimonial-nav {
            display: flex;
            align-items: center;
            justify-content: center;
            gap: 1.5rem;
            margin-top: 1.5rem;
        }

        .testimonial-nav__arrow {
            width: 44px;
            height: 44px;
            display: flex;
            align-items: center;
            justify-content: center;
            border: 1px solid var(--stone);
            background: transparent;
            color: var(--oak);
            font-size: 1.25rem;
            cursor: pointer;
            transition: border-color 0.2s ease, color 0.2s ease;
        }

        .testimonial-nav__arrow:hover {
            border-color: var(--charcoal);
            color: var(--charcoal);
        }

        .testimonial-nav__dots {
            display: flex;
            gap: 0.5rem;
        }

        .testimonial-nav__dot {
            width: 8px;
            height: 8px;
            border-radius: 50%;
            background: var(--stone);
            border: none;
            padding: 0;
            cursor: pointer;
            transition: background 0.2s ease, transform 0.2s ease;
        }

        .testimonial-nav__dot.is-active {
            background: var(--charcoal);
            transform: scale(1.3);
        }

        /* ================================================================
           PROPERTY CARDS (Shared — used on home, community, buyers)
           ================================================================ */

        .property-grid {
            display: grid;
            grid-template-columns: 1fr;
            gap: 1.5rem;
        }

        @media (min-width: 640px) { .property-grid { grid-template-columns: repeat(2, 1fr); } }
        @media (min-width: 1024px) { .property-grid { grid-template-columns: repeat(3, 1fr); } }

        .property-card {
            background: white;
            border: 1px solid rgba(28, 22, 18, 0.18);
            transition: transform 0.3s ease, box-shadow 0.3s ease;
        }

        .property-card:hover {
            transform: translateY(-4px);
            box-shadow: 0 12px 40px rgba(28, 22, 18, 0.08);
        }

        .property-card__image {
            aspect-ratio: 16 / 10;
            background: linear-gradient(135deg, var(--parchment) 0%, var(--stone) 50%, var(--cream) 100%);
            position: relative;
            overflow: hidden;
            background-size: 100% 100%;
            transition: background-size 4s cubic-bezier(0.25, 0.1, 0.25, 1);
        }

        .property-card:hover .property-card__image {
            background-size: 115% 115%;
        }

        .property-card__badge {
            position: absolute;
            top: 0.75rem;
            left: 0.75rem;
            padding: 0.25rem 0.75rem;
            font-family: var(--sans);
            font-size: 0.6875rem;
            font-weight: 600;
            letter-spacing: 0.08em;
            text-transform: uppercase;
            background: var(--espresso);
            color: var(--linen);
        }

        .property-card__body {
            padding: 1.25rem 1.5rem;
        }

        .property-card__price {
            font-family: var(--serif);
            font-size: 1.5rem;
            color: var(--espresso);
            margin-bottom: 0.25rem;
        }

        .property-card__address {
            font-family: var(--sans);
            font-size: 0.8125rem;
            color: var(--oak);
            margin-bottom: 1rem;
        }

        .property-card__details {
            display: flex;
            gap: 1.5rem;
            padding-top: 0.75rem;
            border-top: 1px solid var(--parchment);
        }

        .property-card__detail {
            font-family: var(--sans);
            font-size: 0.75rem;
            color: var(--driftwood);
        }

        .property-card__detail strong {
            font-weight: 600;
            color: var(--charcoal);
            display: block;
            font-size: 0.875rem;
            margin-bottom: 0.125rem;
        }

        /* ================================================================
           LISTING TABS
           ================================================================ */

        .tabs {
            display: flex;
            gap: 0;
            border-bottom: 1px solid var(--parchment);
            margin-bottom: 2rem;
            overflow-x: auto;
            scrollbar-width: none;
        }

        .tabs::-webkit-scrollbar { display: none; }

        .tabs__btn {
            font-family: var(--sans);
            font-size: 0.75rem;
            font-weight: 500;
            letter-spacing: 0.08em;
            text-transform: uppercase;
            color: var(--driftwood);
            padding: 1rem 1.5rem;
            background: none;
            border: none;
            border-bottom: 2px solid transparent;
            cursor: pointer;
            white-space: nowrap;
            transition: color 0.2s ease, border-color 0.2s ease;
        }

        .tabs__btn:hover {
            color: var(--charcoal);
        }

        .tabs__btn--active {
            color: var(--espresso);
            border-bottom-color: var(--espresso);
            font-weight: 600;
        }

        .tabs__panel { display: none; }
        .tabs__panel--active { display: block; }

        /* ================================================================
           SEARCH BAR
           ================================================================ */

        .search-bar {
            display: grid;
            grid-template-columns: 1fr;
            gap: 0.75rem;
        }

        @media (min-width: 768px) {
            .search-bar {
                grid-template-columns: 2fr 1fr 1fr auto;
                gap: 0;
                border: 1px solid var(--parchment);
                background: white;
            }

            .search-bar .form-input {
                border: none;
                border-right: 1px solid var(--parchment);
                border-radius: 0;
            }

            .search-bar .form-input:last-of-type {
                border-right: none;
            }

            .search-bar .btn {
                border-radius: 0;
                min-width: 160px;
            }
        }

        /* ================================================================
           MARKET STATS CARDS
           ================================================================ */

        .market-stats {
            display: grid;
            grid-template-columns: repeat(2, 1fr);
            gap: 1.5rem;
        }

        @media (min-width: 768px) {
            .market-stats { grid-template-columns: repeat(4, 1fr); }
        }

        .market-stat {
            padding: 2rem 1.5rem;
            background: var(--cream);
            text-align: center;
        }

        .market-stat__number {
            font-family: var(--serif);
            font-size: 2rem;
            color: var(--espresso);
            line-height: 1;
            margin-bottom: 0.5rem;
        }

        @media (min-width: 768px) { .market-stat__number { font-size: 2.5rem; } }

        .market-stat__label {
            font-family: var(--sans);
            font-size: 0.6875rem;
            font-weight: 500;
            letter-spacing: 0.12em;
            text-transform: uppercase;
            color: var(--driftwood);
        }

        .market-stat__note {
            font-size: 0.75rem;
            color: var(--driftwood);
            text-align: center;
            margin-top: 1rem;
        }

        /* ================================================================
           COMMUNITY PAGE HERO
           ================================================================ */

        .community-hero {
            position: relative;
            padding: 4rem 0 3.5rem;
            background: linear-gradient(135deg, var(--parchment) 0%, var(--stone) 40%, var(--sage-muted) 100%);
            overflow: hidden;
        }

        @media (min-width: 768px) { .community-hero { padding: 5rem 0 4rem; } }

        .community-hero::after {
            content: '';
            position: absolute;
            inset: 0;
            background-image: var(--grain);
            opacity: 0.4;
            pointer-events: none;
        }

        .community-hero > .container { position: relative; z-index: 2; text-align: center; }

        .community-hero h1 {
            color: var(--espresso);
            margin-top: 0.75rem;
        }

        .community-hero__sub {
            font-size: 1.0625rem;
            color: var(--oak);
            max-width: 540px;
            line-height: 1.75;
            margin-top: 1rem;
            text-align: center;
            margin-left: auto;
            margin-right: auto;
        }

        /* Community highlights grid */
        .highlights-grid {
            display: grid;
            grid-template-columns: 1fr;
            gap: 2rem;
        }

        @media (min-width: 768px) { .highlights-grid { grid-template-columns: repeat(3, 1fr); } }

        .highlight-card {
            padding: 2.5rem 2rem;
            background: var(--cream);
            border: 1px solid rgba(28, 22, 18, 0.18);
            transition: transform 0.3s ease, box-shadow 0.3s ease;
        }

        .highlight-card:hover {
            transform: translateY(-4px);
            box-shadow: 0 12px 40px rgba(28, 22, 18, 0.08);
        }

        .highlight-card__icon {
            font-size: 2rem;
            margin-bottom: 1rem;
        }

        .highlight-card {
            text-align: center;
        }

        .highlight-card h3 {
            font-family: var(--serif);
            font-size: 1.25rem;
            margin-bottom: 0.75rem;
            color: var(--espresso);
        }

        .highlight-card p {
            font-size: 0.9375rem;
            color: var(--oak);
            line-height: 1.75;
        }

        /* Testimonial grid rows — 2 per row on desktop, 1 on mobile */
        .testimonial-row {
            display: grid;
            grid-template-columns: 1fr;
            gap: 1.5rem;
        }

        @media (min-width: 768px) {
            .testimonial-row {
                grid-template-columns: repeat(2, 1fr);
            }
        }