/* ==========================================================================
   Arvin · REALTOR® — Mississauga & Toronto
   Hand-written CSS. No frameworks, no build step.
   Sections:
     01. Design tokens
     02. Reset & base
     03. Utilities & typography
     04. Buttons, links, forms
     05. Header & navigation
     06. Hero & search
     07. Credentials bar
     08. Featured listings
     09. About
     10. Neighbourhoods
     11. Market snapshot
     12. Services
     13. Testimonials
     14. FAQ
     15. Contact
     16. Footer
     17. Motion, print, responsive
   ========================================================================== */

/* 01. Design tokens ------------------------------------------------------- */
:root {
  --ink: #14262f;
  --ink-2: #1b3542;
  --ink-soft: #46575f;
  --muted: #58686f;
  --paper: #fbf8f3;
  --paper-2: #f3ece1;
  --paper-3: #e9e0d2;
  --line: #e3d9c9;
  --line-soft: #efe7da;
  --white: #ffffff;
  --navy: #122b37;
  --navy-2: #0c1f28;
  --navy-3: #173a49;
  --sage: #7e9484;
  --brass: #b9823c;
  --brass-ink: #8d5f22;
  --brass-light: #d9ac6c;
  --brass-soft: #ecdbc0;
  --success: #2f6b4f;
  --danger: #a33a2a;

  --ff-display: "Fraunces", "Iowan Old Style", "Palatino Linotype", Georgia, "Times New Roman", serif;
  --ff-body: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;

  --wrap: 1200px;
  --gutter: clamp(1.25rem, 4vw, 3.5rem);
  --section-y: clamp(4rem, 8vw, 7rem);
  --radius-sm: 10px;
  --radius: 18px;
  --radius-lg: 28px;

  --shadow-1: 0 1px 2px rgba(18, 43, 55, 0.04), 0 12px 32px -20px rgba(18, 43, 55, 0.35);
  --shadow-2: 0 30px 70px -36px rgba(12, 31, 40, 0.55);
  --shadow-3: 0 2px 6px rgba(12, 31, 40, 0.06), 0 24px 60px -30px rgba(12, 31, 40, 0.4);

  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --header-h: 78px;
}

/* 02. Reset & base -------------------------------------------------------- */
*,
*::before,
*::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 24px);
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--ff-body);
  font-size: 1rem;
  line-height: 1.65;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

body.nav-open { overflow: hidden; }

img,
svg,
video { display: block; max-width: 100%; }
img { height: auto; }

h1, h2, h3, h4, p, figure, blockquote, dl, dd, ul, ol { margin: 0; }
ul[class], ol[class] { list-style: none; padding: 0; }

button { font: inherit; color: inherit; }
a { color: inherit; text-decoration: none; }
input, select, textarea { font: inherit; color: inherit; }

::selection { background: var(--brass); color: var(--navy-2); }

:focus-visible {
  outline: 3px solid var(--brass);
  outline-offset: 3px;
  border-radius: 4px;
}

/* 03. Utilities & typography --------------------------------------------- */
.wrap {
  width: min(var(--wrap), 100% - (var(--gutter) * 2));
  margin-inline: auto;
}

.section { padding-block: var(--section-y); }
.section--tint { background: var(--paper-2); }
.section--dark { background: var(--navy); color: var(--paper); }

[hidden] { display: none !important; }

.sr-only {
  position: absolute !important;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  clip-path: inset(50%);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: fixed;
  top: 0.75rem;
  left: 0.75rem;
  z-index: 200;
  transform: translateY(-200%);
  background: var(--navy);
  color: var(--paper);
  padding: 0.75rem 1.15rem;
  border-radius: 999px;
  font-weight: 600;
  font-size: 0.9rem;
  transition: transform 0.2s var(--ease);
}
.skip-link:focus { transform: translateY(0); }

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.8rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass-ink);
  margin-bottom: 1.15rem;
}
.eyebrow::before {
  content: "";
  width: 30px;
  height: 1px;
  background: currentColor;
  flex: none;
}
.section--dark .eyebrow { color: var(--brass-light); }

.display,
h1, h2, h3 { font-family: var(--ff-display); font-weight: 500; line-height: 1.08; letter-spacing: -0.015em; }

h1 { font-size: clamp(2.55rem, 5.4vw, 4.35rem); }
h2 { font-size: clamp(1.95rem, 3.4vw, 2.9rem); }
h3 { font-size: clamp(1.25rem, 2vw, 1.5rem); line-height: 1.2; }

h1 em, h2 em { font-style: italic; color: var(--brass-ink); }
.section--dark h2 em { color: var(--brass-light); }

.section-title { max-width: 20ch; }
.section-lead {
  margin-top: 1rem;
  max-width: 54ch;
  color: var(--ink-soft);
  font-size: clamp(1rem, 1.3vw, 1.1rem);
  line-height: 1.7;
}
.section--dark .section-lead { color: #c3cfd1; }

.section-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 2rem 3rem;
  flex-wrap: wrap;
  margin-bottom: clamp(2.25rem, 4vw, 3.25rem);
}

.micro {
  font-size: 0.78rem;
  line-height: 1.6;
  color: var(--muted);
}

/* 04. Buttons, links, forms ---------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.6rem;
  padding: 0.95rem 1.5rem;
  border: 1px solid transparent;
  border-radius: 999px;
  font-size: 0.9rem;
  font-weight: 600;
  letter-spacing: 0.01em;
  line-height: 1;
  cursor: pointer;
  transition: background-color 0.25s var(--ease), color 0.25s var(--ease),
              border-color 0.25s var(--ease), transform 0.25s var(--ease);
}
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: translateY(0); }

.btn--primary { background: var(--navy); color: var(--paper); }
.btn--primary:hover { background: var(--brass); color: var(--navy-2); }

.btn--brass { background: var(--brass); color: var(--navy-2); }
.btn--brass:hover { background: var(--brass-light); }

.btn--ghost {
  border-color: rgba(20, 38, 47, 0.22);
  color: var(--ink);
  background: transparent;
}
.btn--ghost:hover { background: var(--navy); border-color: var(--navy); color: var(--paper); }

.btn--light { background: var(--paper); color: var(--navy); }
.btn--light:hover { background: var(--brass-light); color: var(--navy-2); }

.btn--block { width: 100%; }

.btn .icon { width: 16px; height: 16px; }

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.88rem;
  font-weight: 600;
  color: var(--ink);
  padding-bottom: 2px;
  border-bottom: 1px solid rgba(20, 38, 47, 0.28);
  transition: color 0.2s var(--ease), border-color 0.2s var(--ease), gap 0.2s var(--ease);
}
.text-link:hover { color: var(--brass-ink); border-color: var(--brass-ink); gap: 0.7rem; }
.text-link .icon { width: 14px; height: 14px; }
.section--dark .text-link { color: var(--paper); border-color: rgba(251, 248, 243, 0.35); }
.section--dark .text-link:hover { color: var(--brass-light); border-color: var(--brass-light); }

/* Forms */
.field { display: flex; flex-direction: column; gap: 0.4rem; }
.field > label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-soft);
}

.field input,
.field select,
.field textarea {
  width: 100%;
  padding: 0.8rem 0.95rem;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  color: var(--ink);
  font-size: 0.92rem;
  line-height: 1.4;
  transition: border-color 0.2s var(--ease), box-shadow 0.2s var(--ease);
}
.field textarea { min-height: 130px; resize: vertical; }

.field select {
  appearance: none;
  padding-right: 2.4rem;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%2314262f' stroke-width='1.6' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.95rem center;
  background-size: 11px 8px;
  cursor: pointer;
}

.field input:hover,
.field select:hover,
.field textarea:hover { border-color: #cdbfa9; }

.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: none;
  border-color: var(--brass);
  box-shadow: 0 0 0 3px rgba(185, 130, 60, 0.18);
}

.field input:user-invalid,
.field textarea:user-invalid { border-color: var(--danger); }

.field ::placeholder { color: #66737a; }

.check {
  display: flex;
  align-items: flex-start;
  gap: 0.7rem;
  font-size: 0.82rem;
  line-height: 1.55;
  color: var(--ink-soft);
}
.check input {
  flex: none;
  width: 1.1rem;
  height: 1.1rem;
  margin-top: 0.15rem;
  accent-color: var(--brass);
}

/* 05. Header & navigation ------------------------------------------------- */
.topbar {
  background: var(--navy-2);
  color: #b9c6c8;
  font-size: 0.72rem;
  letter-spacing: 0.06em;
  padding-block: 0.5rem;
}
.topbar__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}
.topbar__inner p { margin: 0; }
.topbar__inner a {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  color: var(--paper);
  font-weight: 500;
  transition: color 0.2s var(--ease);
}
.topbar__inner a:hover { color: var(--brass-light); }
.topbar .icon { width: 12px; height: 12px; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 120;
  background: rgba(251, 248, 243, 0.92);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid transparent;
  transition: border-color 0.3s var(--ease), box-shadow 0.3s var(--ease), background-color 0.3s var(--ease);
}
.site-header.is-stuck {
  border-bottom-color: var(--line);
  box-shadow: 0 10px 30px -24px rgba(18, 43, 55, 0.5);
  background: rgba(251, 248, 243, 0.97);
}

.header__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  min-height: var(--header-h);
}

.brand { display: inline-flex; flex-direction: column; align-items: center; gap: 0.4rem; flex: none; }
.brand__mark { width: 60px; height: 30px; flex: none; }
.brand__text { display: flex; flex-direction: column; align-items: center; gap: 0.12rem; }
.brand__name {
  font-family: var(--ff-display);
  font-size: 0.95rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  line-height: 1;
  text-transform: none;
}
.brand__tag {
  font-size: 0.5rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--muted);
  line-height: 1;
}

.nav { margin-left: auto; }
.nav__list { display: flex; align-items: center; gap: clamp(1.1rem, 2.2vw, 2rem); }
.nav__link {
  position: relative;
  display: inline-block;
  padding: 0.35rem 0;
  font-size: 0.88rem;
  font-weight: 500;
  color: var(--ink-soft);
  transition: color 0.2s var(--ease);
}
.nav__link::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: 0;
  width: 100%;
  height: 1px;
  background: var(--brass);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.3s var(--ease);
}
.nav__link:hover,
.nav__link[aria-current="page"] { color: var(--ink); }
.nav__link:hover::after,
.nav__link[aria-current="page"]::after { transform: scaleX(1); }

.nav__footer { display: none; }

.header__actions { display: flex; align-items: center; gap: 1.1rem; }
.header__phone {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.86rem;
  font-weight: 600;
  white-space: nowrap;
}
.header__phone .icon { width: 15px; height: 15px; color: var(--brass-ink); }
.header__phone:hover { color: var(--brass-ink); }
.header__actions .btn { padding: 0.8rem 1.25rem; font-size: 0.84rem; }

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 0;
  border: 1px solid var(--line);
  border-radius: 50%;
  background: transparent;
  cursor: pointer;
  position: relative;
  z-index: 130;
}
.nav-toggle__bars,
.nav-toggle__bars::before,
.nav-toggle__bars::after {
  position: absolute;
  left: 50%;
  width: 18px;
  height: 1.5px;
  background: var(--ink);
  transition: transform 0.3s var(--ease), opacity 0.2s var(--ease);
}
.nav-toggle__bars { top: 50%; transform: translate(-50%, -50%); }
.nav-toggle__bars::before,
.nav-toggle__bars::after { content: ""; left: 0; }
.nav-toggle__bars::before { top: -6px; }
.nav-toggle__bars::after { top: 6px; }

.nav-toggle[aria-expanded="true"] .nav-toggle__bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::before { transform: translateY(6px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::after { transform: translateY(-6px) rotate(-45deg); }

.nav-overlay {
  position: fixed;
  inset: 0;
  z-index: 110;
  background: rgba(12, 31, 40, 0.5);
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.3s var(--ease), visibility 0.3s;
}
.nav-open .nav-overlay { opacity: 1; visibility: visible; }

/* 06. Hero & search ------------------------------------------------------ */
.hero {
  position: relative;
  padding-block: clamp(2.5rem, 4.5vw, 4.25rem) clamp(3.25rem, 6vw, 5.5rem);
  overflow: hidden;
  background:
    radial-gradient(60rem 40rem at 88% 8%, rgba(185, 130, 60, 0.09), transparent 62%),
    var(--paper);
}

.hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 1.04fr) minmax(0, 0.96fr);
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: center;
}

.hero__title { max-width: 15ch; }
.hero__lead {
  margin-top: 1.4rem;
  max-width: 47ch;
  font-size: clamp(1rem, 1.35vw, 1.1rem);
  line-height: 1.72;
  color: var(--ink-soft);
}
.hero__lead strong { color: var(--ink); font-weight: 600; }

.search {
  margin-top: 2rem;
  padding: 1.2rem;
  background: var(--white);
  border: 1px solid var(--line-soft);
  border-radius: var(--radius);
  box-shadow: var(--shadow-3);
}
.search__head {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 1rem;
  margin-bottom: 0.9rem;
}
.search__title {
  font-family: var(--ff-display);
  font-size: 1.02rem;
  font-weight: 600;
  letter-spacing: 0;
}
.search__hint { font-size: 0.7rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--muted); }
.search__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.85rem;
}
.search__submit { grid-column: 1 / -1; margin-top: 0.15rem; }
.search .field input,
.search .field select { padding-block: 0.72rem; font-size: 0.88rem; }

.trust { margin-top: 2rem; }
.trust__list {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem 1.5rem;
  font-size: 0.8rem;
  color: var(--ink-soft);
}
.trust__list li { display: inline-flex; align-items: center; gap: 0.45rem; }
.trust__list .icon { width: 14px; height: 14px; color: var(--brass-ink); flex: none; }

.hero__visual { position: relative; }
.hero__figure {
  position: relative;
  margin: 0;
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-2);
  aspect-ratio: 4 / 4.55;
  background: var(--paper-3);
}
.hero__figure img { width: 100%; height: 100%; object-fit: cover; }
.hero__visual::before {
  content: "";
  position: absolute;
  inset: 18px -18px -18px 18px;
  border: 1px solid rgba(185, 130, 60, 0.55);
  border-radius: var(--radius-lg);
  pointer-events: none;
}

.hero__card {
  position: absolute;
  left: clamp(-1rem, -1.5vw, -1.75rem);
  bottom: 1.75rem;
  display: flex;
  align-items: center;
  gap: 0.9rem;
  padding: 0.9rem 1.15rem;
  background: var(--white);
  border-radius: 14px;
  box-shadow: var(--shadow-2);
  max-width: 15.5rem;
}
.hero__card-icon {
  display: grid;
  place-items: center;
  width: 38px;
  height: 38px;
  border-radius: 50%;
  background: var(--paper-2);
  color: var(--brass-ink);
  flex: none;
}
.hero__card-icon .icon { width: 18px; height: 18px; }
.hero__card strong { display: block; font-size: 0.86rem; font-weight: 600; line-height: 1.3; }
.hero__card span { display: block; font-size: 0.72rem; color: var(--muted); margin-top: 0.15rem; }

/* 07. Credentials bar ---------------------------------------------------- */
.credentials {
  border-block: 1px solid var(--line);
  background: var(--paper);
}
.credentials__inner {
  display: grid;
  grid-template-columns: repeat(4, max-content);
  align-items: center;
  justify-content: space-between;
  gap: 0.9rem 1.5rem;
  padding-block: 1.15rem;
}
.credentials__item {
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  color: var(--ink-soft);
}
.credentials__item .icon { width: 15px; height: 15px; color: var(--brass); flex: none; }

/* 08. Live listing portals ------------------------------------------------ */
.portal-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr);
  gap: clamp(1rem, 1.8vw, 1.5rem);
}
@media (min-width: 900px) {
  .portal-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
}

.portal {
  display: flex;
  flex-direction: column;
  gap: 0.55rem;
  padding: clamp(1.5rem, 2.4vw, 2rem);
  background: var(--white);
  border: 1px solid var(--line-soft);
  border-radius: var(--radius);
  color: inherit;
  text-decoration: none;
  transition: transform 0.35s var(--ease), box-shadow 0.35s var(--ease), border-color 0.35s var(--ease);
}
.portal:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-3);
  border-color: var(--line);
}

.portal__kicker {
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass-ink);
}
.portal__title {
  font-size: 1.15rem;
  line-height: 1.32;
  letter-spacing: -0.01em;
}
.portal p {
  font-size: 0.9rem;
  line-height: 1.65;
  color: var(--ink-soft);
}

.portal__cta {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  margin-top: auto;
  padding-top: 1rem;
  font-size: 0.82rem;
  font-weight: 600;
  color: var(--brass-ink);
}
.portal__cta .icon { width: 14px; height: 14px; transition: transform 0.3s var(--ease); }
.portal:hover .portal__cta .icon { transform: translate(2px, -2px); }

.portal-note {
  display: flex;
  align-items: baseline;
  gap: 0.35rem 0.7rem;
  flex-wrap: wrap;
  margin-top: clamp(1.5rem, 3vw, 2rem);
  padding-top: 1.5rem;
  border-top: 1px solid var(--line-soft);
  font-size: 0.86rem;
  line-height: 1.7;
  color: var(--muted);
}
.portal-note strong { color: var(--ink); }
.portal-note a {
  color: var(--brass-ink);
  font-weight: 600;
  text-decoration: underline;
  text-underline-offset: 3px;
}

/* 09. About -------------------------------------------------------------- */
.about__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.82fr) minmax(0, 1.18fr);
  gap: clamp(2.5rem, 6vw, 5.5rem);
  align-items: center;
}

.about__visual { position: relative; max-width: 430px; }
.about__visual::after {
  content: "";
  position: absolute;
  top: 18px;
  left: 18px;
  right: -18px;
  bottom: -18px;
  border: 1px solid rgba(185, 130, 60, 0.55);
  border-radius: var(--radius-lg);
  z-index: 0;
}
.about__figure {
  position: relative;
  z-index: 1;
  margin: 0;
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-2);
  aspect-ratio: 4 / 5;
  background: var(--navy);
}
.about__figure img { width: 100%; height: 100%; object-fit: cover; }

.about__badge {
  position: absolute;
  z-index: 2;
  right: -1.25rem;
  bottom: 1.75rem;
  padding: 1rem 1.2rem;
  background: var(--paper);
  border-radius: 14px;
  box-shadow: var(--shadow-2);
  text-align: center;
  min-width: 8.5rem;
}
.about__badge strong {
  display: block;
  font-family: var(--ff-display);
  font-size: 1.9rem;
  font-weight: 600;
  line-height: 1;
  color: var(--brass-ink);
}
.about__badge span {
  display: block;
  margin-top: 0.35rem;
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
}

.about__body p { max-width: 58ch; color: var(--ink-soft); }
.about__body p + p { margin-top: 1rem; }
.about__body .section-title { margin-bottom: 1.15rem; }

.credentials-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem 1.5rem;
  margin: 1.75rem 0;
  padding: 1.5rem 0;
  border-block: 1px solid var(--line);
}
.credentials-list li { display: flex; gap: 0.65rem; }
.credentials-list .icon { width: 17px; height: 17px; color: var(--brass); flex: none; margin-top: 0.2rem; }
.credentials-list strong { display: block; font-size: 0.86rem; font-weight: 600; line-height: 1.35; }
.credentials-list span { display: block; font-size: 0.76rem; color: var(--muted); line-height: 1.4; margin-top: 0.1rem; }

.about__signature {
  font-family: var(--ff-display);
  font-style: italic;
  font-size: 1.45rem;
  color: var(--ink);
  margin: 1.5rem 0 1.75rem;
}
.about__signature span {
  display: block;
  font-family: var(--ff-body);
  font-style: normal;
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 0.45rem;
}
.about__actions { display: flex; flex-wrap: wrap; align-items: center; gap: 1.25rem 1.75rem; }

/* 10. Neighbourhoods ----------------------------------------------------- */
.hoods {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
}
.hood {
  position: relative;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  min-height: 12.5rem;
  padding: 1.4rem 1.5rem;
  border-radius: var(--radius);
  background:
    radial-gradient(24rem 18rem at 110% -20%, rgba(185, 130, 60, 0.35), transparent 60%),
    linear-gradient(150deg, var(--navy-3), var(--navy-2));
  color: var(--paper);
  overflow: hidden;
  transition: transform 0.35s var(--ease), box-shadow 0.35s var(--ease);
}
.hood::before {
  content: "";
  position: absolute;
  right: -3rem;
  bottom: -5rem;
  width: 12rem;
  height: 12rem;
  border: 1px solid rgba(217, 172, 108, 0.35);
  border-radius: 50%;
  transition: transform 0.6s var(--ease), opacity 0.4s var(--ease);
}
.hood:hover { transform: translateY(-4px); box-shadow: var(--shadow-3); }
.hood:hover::before { transform: scale(1.15); opacity: 0.8; }

.hood__index {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  color: var(--brass-light);
}
.hood__name {
  margin-top: auto;
  font-family: var(--ff-display);
  font-size: 1.5rem;
  font-weight: 500;
  line-height: 1.15;
  letter-spacing: -0.01em;
}
.hood__meta {
  margin-top: 0.4rem;
  font-size: 0.76rem;
  color: #aebfc1;
  letter-spacing: 0.02em;
}
.hood__arrow {
  position: absolute;
  top: 1.3rem;
  right: 1.3rem;
  width: 30px;
  height: 30px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(251, 248, 243, 0.25);
  border-radius: 50%;
  color: var(--paper);
  transition: background-color 0.3s var(--ease), color 0.3s var(--ease), border-color 0.3s var(--ease);
}
.hood__arrow .icon { width: 13px; height: 13px; }
.hood:hover .hood__arrow { background: var(--brass); border-color: var(--brass); color: var(--navy-2); }

.hoods-note {
  margin-top: 1.5rem;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 0.75rem 1.5rem;
  font-size: 0.85rem;
  color: var(--ink-soft);
}

/* 11. Market snapshot ---------------------------------------------------- */
.market { position: relative; overflow: hidden; }
.market::before {
  content: "";
  position: absolute;
  top: -12rem;
  right: -8rem;
  width: 38rem;
  height: 38rem;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(185, 130, 60, 0.18), transparent 62%);
  pointer-events: none;
}
.market .wrap { position: relative; }

.market__head {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 2rem 3rem;
  align-items: end;
  margin-bottom: clamp(2.25rem, 4vw, 3rem);
}

.market-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: rgba(251, 248, 243, 0.14);
  border-block: 1px solid rgba(251, 248, 243, 0.14);
}
.market-stat {
  padding: 1.75rem 1.5rem;
  background: var(--navy);
}
.market-stat dt {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: #a9b9bc;
}
.market-stat dd {
  margin: 0.65rem 0 0;
  font-family: var(--ff-display);
  font-size: clamp(1.9rem, 3vw, 2.6rem);
  font-weight: 500;
  line-height: 1;
  color: var(--paper);
}
.market-stat dd .market-stat__unit { font-size: 0.5em; color: var(--brass-light); margin-left: 0.05em; }
.market-stat dd .market-stat__note {
  display: block;
  margin-top: 0.6rem;
  font-family: var(--ff-body);
  font-size: 0.76rem;
  line-height: 1.5;
  color: #9fb0b3;
}

.market__foot {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.25rem 2rem;
  flex-wrap: wrap;
  margin-top: 1.75rem;
}
.market__foot p { max-width: 52ch; font-size: 0.78rem; color: #9fb0b3; }
.market__foot a {
  color: var(--brass-light);
  text-decoration: underline;
  text-underline-offset: 3px;
}
.market__foot a:hover { color: var(--paper); }

/* 12. Services ----------------------------------------------------------- */
.services__grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(1.25rem, 2vw, 1.75rem);
}
.service {
  display: flex;
  flex-direction: column;
  padding: 1.85rem 1.75rem;
  background: var(--white);
  border: 1px solid var(--line-soft);
  border-radius: var(--radius);
  transition: border-color 0.3s var(--ease), box-shadow 0.3s var(--ease), transform 0.3s var(--ease);
}
.service:hover { transform: translateY(-4px); box-shadow: var(--shadow-1); border-color: var(--line); }
.service__num {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  color: var(--brass-ink);
}
.service h3 { margin-top: 0.9rem; }
.service > p { margin-top: 0.6rem; font-size: 0.92rem; color: var(--ink-soft); }
.service__list {
  display: grid;
  gap: 0.55rem;
  margin: 1.25rem 0 1.5rem;
  padding-top: 1.25rem;
  border-top: 1px solid var(--line-soft);
  font-size: 0.85rem;
  color: var(--ink-soft);
}
.service__list li { display: flex; gap: 0.55rem; }
.service__list .icon { width: 15px; height: 15px; color: var(--brass); flex: none; margin-top: 0.18rem; }
.service .text-link { margin-top: auto; align-self: flex-start; }

/* 13. FAQ ----------------------------------------------------------------- */
.faq__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr);
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: start;
}
.faq__aside { position: sticky; top: calc(var(--header-h) + 2rem); }
.faq__aside p { margin-top: 1rem; max-width: 34ch; color: var(--ink-soft); font-size: 0.95rem; }
.faq__aside .text-link { margin-top: 1.5rem; }

.faq__list { border-top: 1px solid var(--line); }
.faq-item { border-bottom: 1px solid var(--line); }
.faq-item summary {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 1.5rem;
  padding: 1.35rem 0;
  cursor: pointer;
  list-style: none;
  font-size: 1rem;
  font-weight: 600;
  line-height: 1.5;
  transition: color 0.2s var(--ease);
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary:hover { color: var(--brass-ink); }
.faq-item__icon {
  position: relative;
  flex: none;
  width: 22px;
  height: 22px;
  margin-top: 0.15rem;
  border: 1px solid var(--line);
  border-radius: 50%;
  transition: transform 0.3s var(--ease), border-color 0.3s var(--ease);
}
.faq-item__icon::before,
.faq-item__icon::after {
  content: "";
  position: absolute;
  top: 50%;
  left: 50%;
  background: var(--ink);
  transform: translate(-50%, -50%);
}
.faq-item__icon::before { width: 9px; height: 1.5px; }
.faq-item__icon::after { width: 1.5px; height: 9px; transition: opacity 0.2s var(--ease); }
.faq-item[open] .faq-item__icon { border-color: var(--brass); }
.faq-item[open] .faq-item__icon::after { opacity: 0; }
.faq-item[open] summary { color: var(--brass-ink); }
.faq-item__body { padding: 0 2.5rem 1.5rem 0; }
.faq-item__body p { color: var(--ink-soft); font-size: 0.92rem; }

/* 14. Contact ------------------------------------------------------------ */
.contact__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(2.5rem, 5vw, 4.5rem);
  align-items: start;
}
.contact__info p { color: #c3cfd1; max-width: 42ch; }
.contact__info .section-title { max-width: 15ch; }
.contact__info .section-title + p { margin-top: 1.2rem; }
.contact__list { display: grid; gap: 1.15rem; margin: 2rem 0; }
.contact__list li { display: flex; gap: 0.9rem; }
.contact__list .icon { width: 18px; height: 18px; color: var(--brass-light); flex: none; margin-top: 0.25rem; }
.contact__list strong {
  display: block;
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: #9fb0b3;
  margin-bottom: 0.2rem;
}
.contact__list a,
.contact__list span {
  font-size: 0.95rem;
  color: var(--paper);
  line-height: 1.5;
  transition: color 0.2s var(--ease);
}
.contact__list a:hover { color: var(--brass-light); }

.contact__hours {
  padding-top: 1.5rem;
  border-top: 1px solid rgba(251, 248, 243, 0.16);
  font-size: 0.82rem;
  color: #a9b9bc;
}
.contact__hours strong { display: block; color: var(--paper); font-weight: 600; margin-bottom: 0.25rem; }

.contact__card {
  background: var(--paper);
  color: var(--ink);
  padding: clamp(1.5rem, 3vw, 2.25rem);
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-2);
}
.contact__card h3 { font-size: 1.35rem; }
.contact__card > p { margin-top: 0.4rem; font-size: 0.85rem; color: var(--muted); }
.contact__form { margin-top: 1.5rem; display: grid; gap: 1rem; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-grid .field--full { grid-column: 1 / -1; }
.contact__form .btn { margin-top: 0.25rem; }
.form-note { font-size: 0.7rem; line-height: 1.55; color: var(--muted); }
.form-note a { color: var(--brass-ink); text-decoration: underline; text-underline-offset: 2px; }
.form-note a:hover { color: var(--ink); }
.form-status {
  display: none;
  padding: 0.85rem 1rem;
  border-radius: var(--radius-sm);
  background: #e7f0e8;
  color: var(--success);
  font-size: 0.85rem;
  border: 1px solid #c7dfcb;
}
.form-status.is-visible { display: block; }
.form-status.is-error { background: #f8e8e5; color: var(--danger); border-color: #efc9c2; }

/* 15. Footer ------------------------------------------------------------- */
.site-footer {
  background: var(--navy-2);
  color: #a9b9bc;
  padding-block: clamp(3rem, 5vw, 4.5rem) 1.75rem;
  font-size: 0.85rem;
}
.footer__top {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) repeat(3, minmax(0, 0.7fr));
  gap: 2.5rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid rgba(251, 248, 243, 0.12);
}
.footer__brand .brand { color: var(--paper); margin-bottom: 1.15rem; }
.footer__brand .brand__tag { color: #8ea0a4; }
.footer__brand p { max-width: 34ch; font-size: 0.83rem; line-height: 1.7; }
.footer__brand .btn { margin-top: 1.35rem; font-size: 0.8rem; padding: 0.8rem 1.2rem; }

.footer__col h3 {
  font-family: var(--ff-body);
  font-size: 0.66rem;
  font-weight: 600;
  letter-spacing: 0.17em;
  text-transform: uppercase;
  color: var(--paper);
  margin-bottom: 1rem;
}
.footer__col ul { display: grid; gap: 0.6rem; }
.footer__col a { font-size: 0.83rem; transition: color 0.2s var(--ease); }
.footer__col a:hover { color: var(--brass-light); }
.footer__col address { font-style: normal; font-size: 0.83rem; line-height: 1.7; }

.footer__legal {
  display: grid;
  gap: 0.5rem;
  padding-block: 1.75rem;
  border-bottom: 1px solid rgba(251, 248, 243, 0.12);
  font-size: 0.7rem;
  line-height: 1.65;
  color: #82979b;
  max-width: 100ch;
}
.footer__legal strong { color: #a9b9bc; font-weight: 600; }

.footer__bottom {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 0.5rem 1.5rem;
  padding-top: 1.5rem;
  font-size: 0.7rem;
  color: #82979b;
}
.footer__bottom a { color: #a9b9bc; }
.footer__bottom a:hover { color: var(--brass-light); }

/* 16. Motion, print, responsive ------------------------------------------ */
.reveal {
  opacity: 1;
  transform: none;
}
.js .reveal {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 0.7s var(--ease), transform 0.7s var(--ease);
}
.js .reveal.is-visible { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
  .reveal { opacity: 1; transform: none; }
  .js .reveal { opacity: 1; transform: none; }
}

@media (max-width: 1080px) {
  .header__phone { display: none; }
  .about__grid { grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); }
  .market__head { grid-template-columns: 1fr; align-items: start; }
  .market__head .section-lead { max-width: 60ch; }
}

@media (max-width: 980px) {
  .hero__grid { grid-template-columns: 1fr; }  .hero__visual { order: -1; max-width: 560px; }
  .hero__figure { aspect-ratio: 4 / 3.1; }
  .hero__visual::before { inset: 14px -14px -14px 14px; }
  .hero__card { bottom: 1rem; }
  .hero__title { max-width: 18ch; }

  .listings-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .hoods { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .services__grid { grid-template-columns: 1fr; }
  .service { padding: 1.6rem 1.5rem; }

  .about__grid { grid-template-columns: 1fr; gap: 3rem; }
  .about__visual { max-width: 360px; }
  .about__body { max-width: 62ch; }

  .market-stats { grid-template-columns: 1fr 1fr; }
  .faq__grid { grid-template-columns: 1fr; gap: 2rem; }
  .faq__aside { position: static; }
  .contact__grid { grid-template-columns: 1fr; }
  .footer__top { grid-template-columns: 1fr 1fr; }
  .credentials__inner { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 900px) {
  :root { --header-h: 68px; }

  .nav-toggle { display: block; }
  .header__actions .btn { display: none; }
  .header__inner { gap: 1rem; }
  .site-header {
    background: var(--paper);
    -webkit-backdrop-filter: none;
    backdrop-filter: none;
  }

  .nav {
    position: fixed;
    top: 0;
    right: 0;
    bottom: 0;
    z-index: 120;
    width: min(88vw, 360px);
    margin: 0;
    padding: 6rem 1.75rem 2rem;
    background: var(--paper);
    box-shadow: -20px 0 60px -20px rgba(12, 31, 40, 0.4);
    transform: translateX(102%);
    visibility: hidden;
    transition: transform 0.38s var(--ease), visibility 0.38s;
    overflow-y: auto;
    overscroll-behavior: contain;
    display: flex;
    flex-direction: column;
  }
  .nav-open .nav { transform: translateX(0); visibility: visible; }

  .nav__list { flex-direction: column; align-items: stretch; gap: 0; }
  .nav__item { border-bottom: 1px solid var(--line-soft); }
  .nav__link { display: block; padding: 1rem 0; font-family: var(--ff-display); font-size: 1.35rem; color: var(--ink); }
  .nav__link::after { display: none; }

  .nav__footer { display: grid; gap: 1rem; margin-top: auto; padding-top: 2rem; }
  .nav__footer .btn { width: 100%; }
  .nav__phone { display: inline-flex; align-items: center; gap: 0.5rem; font-size: 0.9rem; font-weight: 600; }
  .nav__phone .icon { width: 15px; height: 15px; color: var(--brass-ink); }

  .topbar__inner p:first-child { display: none; }
  .topbar__inner { justify-content: center; }
}

@media (max-width: 760px) {
  .search__grid { grid-template-columns: 1fr; }
  .search__submit { grid-column: auto; }
  .credentials__inner { gap: 0.75rem 1.25rem; }
  .credentials__item { font-size: 0.65rem; }

  .hero__figure { aspect-ratio: 4 / 3.4; }
  .hero__card { left: 0.75rem; right: 0.75rem; max-width: none; }

  .section-head { align-items: flex-start; }
  .listings-grid { grid-template-columns: 1fr; }
  .hoods { grid-template-columns: 1fr; }
  .hood { min-height: 10.5rem; }

  .market-stats { grid-template-columns: 1fr; }
  .market-stat { padding: 1.4rem 1.25rem; }

  .form-grid { grid-template-columns: 1fr; }
  .credentials-list { grid-template-columns: 1fr; }
  .footer__top { grid-template-columns: 1fr; gap: 2rem; }
  .footer__brand { order: -1; }
}

@media (max-width: 480px) {
  .brand__tag { display: none; }
  .brand__mark { width: 34px; height: 34px; }
  .hero { padding-top: 1.5rem; }
  .credentials__inner { grid-template-columns: 1fr; }
  .about__visual::after { display: none; }
  .about__badge { right: 0.75rem; bottom: 0.75rem; }
}

@media (max-width: 380px) {
  .brand__name { font-size: 0.9rem; letter-spacing: 0.09em; }
}

@media print {
  .topbar, .site-header, .nav-overlay, .search, .btn, .text-link, .hero__card, .site-footer { display: none !important; }
  body { background: #fff; color: #000; }
  .section, .hero { padding-block: 1rem; }
  .hero__grid, .about__grid, .contact__grid, .faq__grid { display: block; }
  .portal, .service { break-inside: avoid; border: 1px solid #ccc; }
  .js .reveal { opacity: 1 !important; transform: none !important; }
  a[href^="http"]::after { content: " (" attr(href) ")"; font-size: 0.8em; }
}