/*
  Homepage styles.
  Keep homepage-only visual rules here; shared guide styles stay in styles-shared.css.
*/

:root{
  --green:#1a3328;--green-mid:#2a5040;--green-light:#3d7058;--sage:#8aab96;
  --gold:#c4781a;--gold-light:#d4901a;--cream:#f5f0e8;--cream-dark:#e8e0d2;
  --cream-darker:#d4c9b5;--white:#ffffff;--off-white:#fafaf8;--charcoal:#1e1e1e;
  --text:#2c2c2c;--text-mid:#555555;--text-light:#888888;--amber:#c8851a;--crim:#a82318;
}
*{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;}
body{font-family:'Jost',sans-serif;font-weight:300;color:var(--text);background:var(--white);}
img{max-width:100%;}

/* ── NAV ── */
#nav{position:fixed;top:0;left:0;right:0;z-index:500;height:68px;display:flex;align-items:center;justify-content:space-between;padding:0 48px;transition:all 0.3s;background:transparent;}
#nav.scrolled{background:rgba(255,255,255,0.97);box-shadow:0 1px 0 rgba(0,0,0,0.08);backdrop-filter:blur(12px);}
#nav.scrolled .nav-link{color:var(--text);}
#nav.scrolled .nav-link:hover{color:var(--gold);}
#nav.scrolled .nav-cta{background:var(--green);color:var(--white);}
#nav.scrolled .nav-logo-text{color:var(--text);}
#nav.scrolled .nav-dropdown-toggle{color:var(--text);}
.nav-logo{display:flex;align-items:center;gap:10px;cursor:pointer;}
.nav-logo-text{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:600;color:var(--white);transition:color 0.3s;}
.nav-logo-text em{font-style:italic;font-weight:400;}
.nav-links{display:flex;align-items:center;gap:28px;}
.nav-link{font-family:'Jost',sans-serif;font-size:10px;font-weight:500;letter-spacing:0.18em;text-transform:uppercase;color:rgba(255,255,255,0.85);background:none;border:none;cursor:pointer;padding:0;transition:color 0.2s;}
.nav-link:hover{color:var(--gold);}
.nav-cta{padding:10px 22px;border-radius:2px;background:var(--gold);color:var(--white)!important;font-weight:600;transition:background 0.2s!important;}
.nav-cta:hover{background:var(--gold-light)!important;}

/* Dropdown nav */
.nav-dropdown{position:relative;display:flex;align-items:center;}
.nav-dropdown-toggle{font-family:'Jost',sans-serif;font-size:10px;font-weight:500;letter-spacing:0.18em;text-transform:uppercase;color:rgba(255,255,255,0.85);background:none;border:none;cursor:pointer;padding:0;transition:color 0.2s;display:flex;align-items:center;gap:5px;}
.nav-dropdown-toggle:hover{color:var(--gold);}
.nav-dropdown-toggle::after{content:'▾';font-size:8px;opacity:0.7;}
.nav-dropdown-menu{position:absolute;top:100%;left:50%;transform:translateX(-50%);background:var(--white);border:1px solid var(--cream-dark);border-radius:4px;box-shadow:0 12px 40px rgba(0,0,0,0.14);min-width:210px;display:none;flex-direction:column;padding:8px 0;padding-top:16px;z-index:600;}
.nav-dropdown:hover .nav-dropdown-menu,.nav-dropdown.open .nav-dropdown-menu{display:flex;}
.nav-dropdown-item{padding:11px 18px;font-family:'Jost',sans-serif;font-size:11px;font-weight:400;letter-spacing:0.08em;color:var(--text);text-decoration:none;background:none;border:none;cursor:pointer;text-align:left;transition:background 0.15s,color 0.15s;white-space:nowrap;display:flex;align-items:center;gap:9px;}
.nav-dropdown-item:hover{background:var(--cream);color:var(--gold);}
.nav-dropdown-divider{height:1px;background:var(--cream-dark);margin:4px 0;}
.nav-mobile-btn{display:none;background:none;border:none;color:var(--white);font-size:24px;cursor:pointer;}
#nav.scrolled .nav-mobile-btn{color:var(--text);}

/* ── HERO ── */
.hero{position:relative;height:100vh;overflow:hidden;background:#0a1208;}
.hero-bg{position:absolute;inset:-15%;background-image:url('photo_hero_sunset.jpg');background-size:cover;background-position:center 40%;will-change:transform;}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(to bottom,rgba(0,0,0,0.28) 0%,rgba(0,0,0,0.12) 45%,rgba(0,0,0,0.62) 100%);}
.hero-content{position:absolute;inset:0;z-index:10;display:flex;flex-direction:column;justify-content:flex-end;padding:0 72px 88px;}
.hero-eyebrow{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.42em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;}
.hero-h{font-family:'Cormorant Garamond',serif;font-size:clamp(52px,7vw,88px);font-weight:300;color:var(--white);line-height:0.9;letter-spacing:-0.02em;}
.hero-h em{font-style:italic;font-weight:400;display:block;}
.hero-rule{width:48px;height:1px;background:var(--gold);margin:22px 0;}
.hero-tag{font-family:'Cormorant Garamond',serif;font-size:clamp(14px,2vw,19px);font-weight:300;font-style:italic;color:rgba(255,255,255,0.65);margin-bottom:32px;}
.hero-btns{display:flex;gap:14px;flex-wrap:wrap;}
.hero-trust{position:absolute;top:88px;right:48px;z-index:10;display:flex;flex-direction:column;gap:8px;align-items:flex-end;}
.hero-trust-badge{background:rgba(0,0,0,0.38);backdrop-filter:blur(8px);border:1px solid rgba(255,255,255,0.18);border-radius:4px;padding:8px 14px;font-family:'Jost',sans-serif;font-size:9px;font-weight:500;letter-spacing:0.12em;color:rgba(255,255,255,0.85);white-space:nowrap;}
.btn-gold{font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;padding:14px 32px;border-radius:2px;background:var(--gold);color:var(--white);border:none;cursor:pointer;transition:background 0.2s;}
.btn-gold:hover{background:var(--gold-light);}
.btn-ghost{font-family:'Jost',sans-serif;font-size:10px;font-weight:600;letter-spacing:0.18em;text-transform:uppercase;padding:14px 32px;border-radius:2px;background:transparent;color:var(--white);border:1px solid rgba(255,255,255,0.4);cursor:pointer;transition:border-color 0.2s;}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold);}
.hero-scroll-hint{position:absolute;bottom:28px;left:50%;transform:translateX(-50%);z-index:10;display:flex;flex-direction:column;align-items:center;gap:6px;opacity:0.5;animation:bounce 2s infinite;}
.hero-scroll-hint span{font-family:'Jost',sans-serif;font-size:8px;letter-spacing:0.2em;text-transform:uppercase;color:var(--white);}
@keyframes bounce{0%,100%{transform:translateX(-50%) translateY(0);}50%{transform:translateX(-50%) translateY(6px);}}

/* ── STATS STRIP ── */
.stats-strip{background:var(--green);padding:28px 72px;display:grid;grid-template-columns:repeat(4,1fr);gap:0;}
.stat-item{padding:0 32px;border-right:1px solid rgba(255,255,255,0.1);text-align:center;}
.stat-item:first-child{padding-left:0;}
.stat-item:last-child{border-right:none;}
.stat-num{font-family:'Cormorant Garamond',serif;font-size:36px;font-weight:300;color:var(--white);line-height:1;margin-bottom:4px;}
.stat-lbl{font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.22em;text-transform:uppercase;color:rgba(255,255,255,0.45);}

/* ── SECTION SHARED ── */
.section-wrap{padding:100px 72px;}
.section-wrap.bg-cream{background:var(--cream);}
.section-wrap.bg-white{background:var(--white);}
.section-wrap.bg-off{background:var(--off-white);}
.section-eyebrow{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.38em;text-transform:uppercase;color:var(--gold);margin-bottom:10px;}
.section-heading{font-family:'Cormorant Garamond',serif;font-size:clamp(36px,5vw,58px);font-weight:300;color:var(--charcoal);line-height:1;margin-bottom:18px;}
.section-heading em{font-style:italic;font-weight:400;}
.section-rule{width:36px;height:2px;background:var(--gold);margin-bottom:22px;}
.section-body{font-family:'Jost',sans-serif;font-size:14px;font-weight:300;color:var(--text-mid);line-height:1.85;max-width:520px;}

/* ── ABOUT ── */
.about-grid{display:grid;grid-template-columns:5fr 7fr;gap:72px;align-items:center;}
.about-photo-wrap{position:relative;}
.about-photo{width:100%;aspect-ratio:0.85;object-fit:cover;object-position:center top;border-radius:3px;display:block;}
.about-photo-accent{position:absolute;bottom:-16px;right:-16px;width:60%;height:60%;border:2px solid var(--gold);border-radius:3px;z-index:-1;opacity:0.4;}
.about-label{position:absolute;bottom:24px;left:24px;background:var(--green);padding:14px 18px;border-radius:2px;}
.about-label-name{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:600;color:var(--white);}
.about-label-name em{font-style:italic;font-weight:400;}
.about-label-title{font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-top:3px;}
.about-text p{font-family:'Jost',sans-serif;font-size:14px;font-weight:300;color:var(--text-mid);line-height:1.9;margin-bottom:18px;}
.about-chips{display:flex;gap:10px;flex-wrap:wrap;margin-top:28px;}
.about-chip{display:flex;align-items:center;gap:8px;padding:10px 16px;background:var(--off-white);border:1px solid var(--cream-dark);border-radius:2px;font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-mid);text-decoration:none;transition:border-color 0.2s;}
.about-chip:hover{border-color:var(--gold);color:var(--text);}

/* ── CTA STRIP ── */
.cta-strip{background:var(--green);padding:56px 72px;}
.cta-strip-inner{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center;}
.cta-strip-block{display:flex;flex-direction:column;gap:12px;}
.cta-strip-label{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.32em;text-transform:uppercase;color:var(--gold);}
.cta-strip-title{font-family:'Cormorant Garamond',serif;font-size:clamp(22px,3vw,30px);font-weight:300;color:var(--white);line-height:1.1;}
.cta-strip-title em{font-style:italic;}
.cta-strip-sub{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:rgba(255,255,255,0.55);line-height:1.7;}
.cta-strip-btn{display:inline-flex;align-items:center;gap:8px;padding:13px 26px;border-radius:2px;background:var(--gold);font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.16em;text-transform:uppercase;color:var(--white);border:none;cursor:pointer;text-decoration:none;transition:background 0.2s;align-self:flex-start;}
.cta-strip-btn:hover{background:var(--gold-light);}
.cta-strip-divider{width:1px;background:rgba(255,255,255,0.12);align-self:stretch;}
/* Newsletter form */
.newsletter-form{display:flex;gap:0;margin-top:4px;}
.newsletter-input{flex:1;background:rgba(255,255,255,0.08);border:1px solid rgba(255,255,255,0.2);border-right:none;border-radius:2px 0 0 2px;padding:13px 16px;font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--white);outline:none;transition:border-color 0.2s;}
.newsletter-input::placeholder{color:rgba(255,255,255,0.35);}
.newsletter-input:focus{border-color:var(--gold);}
.newsletter-submit{padding:13px 20px;background:var(--gold);border:none;border-radius:0 2px 2px 0;font-family:'Jost',sans-serif;font-size:9px;font-weight:700;letter-spacing:0.16em;text-transform:uppercase;color:var(--white);cursor:pointer;transition:background 0.2s;white-space:nowrap;}
.newsletter-submit:hover{background:var(--gold-light);}

/* ── LISTINGS ── */
.listings-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:48px;}
.listing-card{border-radius:3px;overflow:hidden;border:1px solid var(--cream-dark);cursor:pointer;transition:transform 0.2s,box-shadow 0.2s;}
.listing-card:hover{transform:translateY(-4px);box-shadow:0 12px 40px rgba(0,0,0,0.1);}
.listing-img{aspect-ratio:1.6;position:relative;overflow:hidden;}
.listing-img-bg{width:100%;height:100%;object-fit:cover;}
.listing-badge{position:absolute;top:14px;left:14px;font-family:'Jost',sans-serif;font-size:8px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;padding:5px 12px;background:var(--green);color:var(--white);border-radius:2px;}
.listing-price-badge{position:absolute;bottom:14px;right:14px;font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--white);background:rgba(0,0,0,0.55);padding:8px 14px;border-radius:2px;backdrop-filter:blur(4px);}
.listing-info{padding:22px 24px;background:var(--white);}
.listing-address{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:600;color:var(--charcoal);margin-bottom:6px;}
.listing-details{font-family:'Jost',sans-serif;font-size:11px;font-weight:400;letter-spacing:0.1em;color:var(--text-light);margin-bottom:14px;}
.listing-desc{font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text-mid);line-height:1.65;}

/* ── HOME SEARCH ── */
.search-section{background:var(--charcoal);padding:80px 72px;}
.search-inner{max-width:720px;margin:0 auto;text-align:center;}
.search-eyebrow{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.38em;text-transform:uppercase;color:var(--gold);margin-bottom:12px;}
.search-heading{font-family:'Cormorant Garamond',serif;font-size:clamp(32px,4.5vw,52px);font-weight:300;color:var(--white);line-height:1.05;margin-bottom:12px;}
.search-heading em{font-style:italic;}
.search-sub{font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:rgba(255,255,255,0.5);margin-bottom:36px;line-height:1.7;}
.search-box{display:flex;gap:0;max-width:560px;margin:0 auto 14px;}
.search-input{flex:1;background:var(--white);border:none;border-radius:2px 0 0 2px;padding:16px 20px;font-family:'Jost',sans-serif;font-size:14px;font-weight:300;color:var(--text);outline:none;}
.search-input::placeholder{color:var(--text-light);}
.search-btn{padding:16px 28px;background:var(--gold);border:none;border-radius:0 2px 2px 0;font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.16em;text-transform:uppercase;color:var(--white);cursor:pointer;transition:background 0.2s;white-space:nowrap;}
.search-btn:hover{background:var(--gold-light);}
.search-links{display:flex;justify-content:center;gap:20px;flex-wrap:wrap;}
.search-link{font-family:'Jost',sans-serif;font-size:11px;font-weight:400;letter-spacing:0.08em;color:rgba(255,255,255,0.4);text-decoration:none;transition:color 0.2s;background:none;border:none;cursor:pointer;}
.search-link:hover{color:var(--gold);}
.search-note{font-family:'Jost',sans-serif;font-size:10px;font-weight:300;color:rgba(255,255,255,0.25);margin-top:20px;letter-spacing:0.06em;}

/* ── SEARCH LEAD MODAL ── */
#search-modal .modal-box{max-width:500px;}
.search-modal-criteria{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:2px;padding:11px 14px;font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text-mid);margin-bottom:16px;line-height:1.5;}
.search-modal-criteria strong{color:var(--text);font-weight:600;}
.search-modal-note{font-family:'Jost',sans-serif;font-size:10px;font-weight:300;color:var(--text-light);margin-top:10px;line-height:1.6;}

/* ── GUIDE CARDS ── */
.guides-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:48px;}
.guide-card{position:relative;border-radius:3px;overflow:hidden;border:1px solid var(--cream-dark);background:var(--white);padding:36px;display:flex;flex-direction:column;gap:14px;transition:box-shadow 0.2s,transform 0.2s;}
.guide-card:hover{transform:translateY(-3px);box-shadow:0 10px 36px rgba(0,0,0,0.09);}
.guide-card-icon{font-size:28px;}
.guide-card-label{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.3em;text-transform:uppercase;color:var(--gold);}
.guide-card-title{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:600;color:var(--charcoal);line-height:1.1;}
.guide-card-body{font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text-mid);line-height:1.7;}
.guide-card-steps{display:flex;flex-direction:column;gap:8px;margin-top:4px;}
.guide-step{display:flex;align-items:center;gap:10px;font-family:'Jost',sans-serif;font-size:11px;font-weight:300;color:var(--text-mid);}
.guide-step-num{width:20px;height:20px;border-radius:50%;background:var(--green);color:var(--white);font-size:10px;font-weight:600;display:flex;align-items:center;justify-content:center;flex-shrink:0;font-family:'Cormorant Garamond',serif;}
.guide-card-link{display:inline-flex;align-items:center;gap:8px;padding:12px 22px;border-radius:2px;background:var(--green);font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;color:var(--white);text-decoration:none;transition:background 0.2s;align-self:flex-start;margin-top:auto;}
.guide-card-link:hover{background:var(--green-mid);}

/* ── VALUATION ── */
.val-wrap{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:start;}
.val-right{background:var(--white);border:1px solid var(--cream-dark);border-radius:3px;padding:36px;}
.val-title{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--charcoal);margin-bottom:6px;}
.val-sub{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-light);line-height:1.6;margin-bottom:26px;}
.val-field{display:flex;flex-direction:column;gap:5px;margin-bottom:14px;}
.val-label{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.2em;text-transform:uppercase;color:var(--text-mid);}
.val-input{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:2px;padding:11px 13px;font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text);outline:none;transition:border-color 0.2s;width:100%;}
.val-input:focus{border-color:var(--gold);}
.val-row{display:grid;grid-template-columns:1fr 1fr;gap:10px;}
.val-submit{width:100%;margin-top:6px;font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;padding:15px;border-radius:2px;border:none;cursor:pointer;background:var(--green);color:var(--white);transition:background 0.2s;}
.val-submit:hover{background:var(--green-mid);}
.val-disclaimer{font-family:'Jost',sans-serif;font-size:10px;font-weight:300;color:var(--text-light);line-height:1.6;margin-top:12px;padding-top:12px;border-top:1px solid var(--cream-dark);}
.val-loading{display:none;text-align:center;padding:40px 20px;}
.val-loading.show{display:block;}
.loading-dots{display:flex;justify-content:center;gap:8px;margin-bottom:12px;}
.loading-dot{width:8px;height:8px;border-radius:50%;background:var(--gold);animation:dotPulse 1.4s ease-in-out infinite;}
.loading-dot:nth-child(2){animation-delay:0.2s;}
.loading-dot:nth-child(3){animation-delay:0.4s;}
@keyframes dotPulse{0%,80%,100%{opacity:0.2;}40%{opacity:1;}}
.loading-text{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-light);letter-spacing:0.1em;}
.val-result{display:none;margin-top:0;}
.val-result.show{display:block;}
.val-result-box{background:var(--green);border-radius:3px;padding:26px;}
.val-result-label{font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.3em;text-transform:uppercase;color:var(--gold);margin-bottom:6px;}
.val-result-range{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:600;color:var(--white);margin-bottom:10px;line-height:1;}
.val-result-body{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:rgba(255,255,255,0.65);line-height:1.7;}
.val-cta-box{background:var(--cream);border:1px solid var(--cream-dark);border-radius:3px;padding:20px;margin-top:12px;}
.val-cta-title{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:600;color:var(--charcoal);margin-bottom:4px;}
.val-cta-sub{font-family:'Jost',sans-serif;font-size:11px;font-weight:300;color:var(--text-mid);line-height:1.6;margin-bottom:14px;}
.val-cta-btns{display:flex;flex-direction:column;gap:8px;}
.val-cta-btn-primary{display:flex;align-items:center;justify-content:center;gap:8px;padding:12px 18px;background:var(--green);border-radius:2px;font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;color:var(--white);text-decoration:none;transition:background 0.2s;}
.val-cta-btn-primary:hover{background:var(--green-mid);}
.val-cta-btn-secondary{display:flex;align-items:center;justify-content:center;gap:8px;padding:12px 18px;background:transparent;border:1px solid var(--cream-dark);border-radius:2px;font-family:'Jost',sans-serif;font-size:10px;font-weight:600;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-mid);text-decoration:none;transition:border-color 0.2s;}
.val-cta-btn-secondary:hover{border-color:var(--gold);color:var(--text);}
.val-steps{display:flex;flex-direction:column;gap:18px;margin-top:36px;}
.val-step{display:flex;align-items:flex-start;gap:14px;}
.val-step-num{width:30px;height:30px;border-radius:50%;background:var(--green);color:var(--white);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:14px;font-weight:600;flex-shrink:0;}
.val-step-text{font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text-mid);line-height:1.65;padding-top:4px;}

/* ── NORTH GEORGIA REPORT ── */
.report-grid{display:grid;grid-template-columns:1fr 1fr;gap:48px;margin-top:48px;}
.report-market-stats{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-bottom:20px;}
.rstat{background:var(--white);border:1px solid var(--cream-dark);border-radius:3px;padding:18px;}
.rstat-num{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:300;color:var(--green);line-height:1;background:transparent;border:none;border-bottom:1px dashed var(--cream-dark);outline:none;width:100%;margin-bottom:5px;transition:border-color 0.2s;}
.rstat-num:focus{border-color:var(--gold);}
.rstat-lbl{font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.14em;text-transform:uppercase;color:var(--text-light);}
.report-chart{background:var(--green);border-radius:3px;padding:22px;}
.report-chart-title{font-family:'Cormorant Garamond',serif;font-size:15px;font-weight:400;font-style:italic;color:var(--white);margin-bottom:16px;}
.chart-bars{display:flex;align-items:flex-end;gap:8px;height:90px;}
.chart-bar-g{flex:1;display:flex;flex-direction:column;align-items:center;gap:4px;}
.chart-bar{width:100%;background:rgba(196,120,26,0.25);border-radius:2px 2px 0 0;height:0;min-height:3px;transition:height 1s ease;position:relative;}
.chart-bar.fl{background:var(--gold);}
.chart-bar-val{font-family:'Cormorant Garamond',serif;font-size:10px;font-weight:600;color:var(--white);position:absolute;top:-17px;left:50%;transform:translateX(-50%);white-space:nowrap;}
.chart-bar-lbl{font-family:'Jost',sans-serif;font-size:8px;letter-spacing:0.06em;color:rgba(255,255,255,0.35);text-align:center;}
.news-feed-title{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:300;color:var(--charcoal);margin-bottom:6px;}
.news-feed-sub{font-family:'Jost',sans-serif;font-size:11px;font-weight:300;color:var(--text-light);margin-bottom:18px;}
.news-items{display:flex;flex-direction:column;gap:0;}
.news-item{padding:16px 0;border-bottom:1px solid var(--cream-dark);cursor:pointer;transition:padding-left 0.15s;}
.news-item:last-child{border-bottom:none;}
.news-item:hover{padding-left:6px;}
.news-source{font-family:'Jost',sans-serif;font-size:8px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:var(--gold);margin-bottom:5px;}
.news-headline{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:600;color:var(--charcoal);line-height:1.3;margin-bottom:4px;}
.news-summary{font-family:'Jost',sans-serif;font-size:11px;font-weight:300;color:var(--text-mid);line-height:1.55;}

/* ── CONTACT ── */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:72px;}
.contact-info-items{display:flex;flex-direction:column;gap:20px;margin-top:32px;}
.contact-info-item{display:flex;align-items:center;gap:14px;}
.contact-info-icon{width:42px;height:42px;border-radius:50%;background:var(--cream);border:1px solid var(--cream-dark);display:flex;align-items:center;justify-content:center;font-size:16px;flex-shrink:0;}
.contact-info-label{font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.18em;text-transform:uppercase;color:var(--text-light);margin-bottom:2px;}
.contact-info-val{font-family:'Jost',sans-serif;font-size:14px;font-weight:400;color:var(--text);text-decoration:none;}
.contact-info-val:hover{color:var(--gold);}
.contact-form-wrap{background:var(--white);border:1px solid var(--cream-dark);border-radius:3px;padding:36px;}
.contact-form-title{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--charcoal);margin-bottom:6px;}
.contact-form-sub{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-light);margin-bottom:24px;}
.form-field{display:flex;flex-direction:column;gap:5px;margin-bottom:14px;}
.form-label{font-family:'Jost',sans-serif;font-size:9px;font-weight:600;letter-spacing:0.2em;text-transform:uppercase;color:var(--text-mid);}
.form-input{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:2px;padding:11px 13px;font-family:'Jost',sans-serif;font-size:13px;font-weight:300;color:var(--text);outline:none;transition:border-color 0.2s;width:100%;}
.form-input:focus{border-color:var(--gold);}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:10px;}
textarea.form-input{resize:vertical;min-height:90px;}
.form-submit{width:100%;margin-top:4px;font-family:'Jost',sans-serif;font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;padding:14px;border-radius:2px;border:none;cursor:pointer;background:var(--green);color:var(--white);transition:background 0.2s;}
.form-submit:hover{background:var(--green-mid);}
.form-success{display:none;text-align:center;padding:32px;}
.form-success.show{display:block;}
.form-success-icon{font-size:40px;margin-bottom:12px;}
.form-success-text{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:400;font-style:italic;color:var(--charcoal);}
.form-success-sub{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-light);margin-top:8px;line-height:1.6;}

/* ── FOOTER ── */
footer{background:var(--charcoal);padding:56px 72px 32px;}
.footer-top{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:48px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,0.08);}
.footer-brand-name{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:600;color:var(--white);margin-bottom:8px;}
.footer-brand-name em{font-style:italic;font-weight:400;}
.footer-brand-desc{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:rgba(255,255,255,0.4);line-height:1.7;max-width:280px;}
.footer-col-title{font-family:'Jost',sans-serif;font-size:9px;font-weight:700;letter-spacing:0.25em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;}
.footer-links{display:flex;flex-direction:column;gap:10px;}
.footer-link{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:rgba(255,255,255,0.45);background:none;border:none;cursor:pointer;text-align:left;padding:0;transition:color 0.2s;text-decoration:none;}
.footer-link:hover{color:var(--white);}
.footer-bottom{padding-top:28px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:12px;}
.footer-lic{font-family:'Jost',sans-serif;font-size:10px;font-weight:300;letter-spacing:0.1em;color:rgba(255,255,255,0.2);}
.footer-agent-login{font-family:'Jost',sans-serif;font-size:12px;font-weight:400;letter-spacing:0.14em;color:rgba(255,255,255,0.35);text-decoration:none;transition:color 0.2s;}
.footer-agent-login:hover{color:rgba(255,255,255,0.7);}

/* ── LISTING MODAL ── */
.modal-overlay{display:none;position:fixed;inset:0;z-index:700;background:rgba(0,0,0,0.65);align-items:center;justify-content:center;backdrop-filter:blur(4px);}
.modal-overlay.open{display:flex;}
.modal-box{background:var(--white);border-radius:4px;padding:36px;max-width:440px;width:90%;position:relative;}
.modal-close{position:absolute;top:16px;right:18px;background:none;border:none;font-size:22px;cursor:pointer;color:var(--text-light);}
.modal-eyebrow{font-family:'Jost',sans-serif;font-size:8px;font-weight:700;letter-spacing:0.28em;text-transform:uppercase;color:var(--gold);margin-bottom:7px;}
.modal-address{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--charcoal);margin-bottom:4px;}
.modal-price{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:300;color:var(--gold);margin-bottom:20px;}
.modal-prompt{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-mid);margin-bottom:14px;}
.modal-btns{display:flex;flex-direction:column;gap:9px;}
.modal-btn{display:flex;flex-direction:column;padding:14px 18px;border-radius:2px;border:1px solid var(--cream-dark);background:var(--white);cursor:pointer;text-align:left;transition:border-color 0.2s;}
.modal-btn:hover{border-color:var(--gold);}
.modal-btn-title{font-family:'Jost',sans-serif;font-size:11px;font-weight:600;color:var(--green);margin-bottom:2px;}
.modal-btn-sub{font-family:'Jost',sans-serif;font-size:10px;font-weight:300;color:var(--text-light);}
.modal-btn-green{background:var(--green);border-color:var(--green);margin-top:4px;}
.modal-btn-green .modal-btn-title{color:var(--white);}
.modal-btn-green .modal-btn-sub{color:rgba(255,255,255,0.55);}
.modal-btn-green:hover{border-color:var(--green-mid);background:var(--green-mid);}

/* ── FREE HOME TOUR MODAL ── */
#tour-modal .modal-box{max-width:520px;}
.tour-agreement{background:var(--cream);border:1px solid var(--cream-dark);border-radius:3px;padding:18px;margin-bottom:20px;}
.tour-agreement-title{font-family:'Jost',sans-serif;font-size:9px;font-weight:700;letter-spacing:0.22em;text-transform:uppercase;color:var(--green);margin-bottom:8px;}
.tour-agreement-text{font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text-mid);line-height:1.7;}

/* ── MOBILE MENU ── */
#mobile-menu{display:none;position:fixed;top:68px;left:0;right:0;z-index:490;background:rgba(255,255,255,0.98);backdrop-filter:blur(12px);box-shadow:0 4px 20px rgba(0,0,0,0.1);padding:12px 24px 20px;flex-direction:column;gap:0;max-height:calc(100vh - 68px);overflow-y:auto;}
#mobile-menu.open{display:flex;}
.mobile-nav-section{font-family:'Jost',sans-serif;font-size:8px;font-weight:700;letter-spacing:0.28em;text-transform:uppercase;color:var(--gold);padding:14px 0 6px;}
.mobile-nav-link{font-family:'Jost',sans-serif;font-size:13px;font-weight:400;letter-spacing:0.08em;color:var(--text);background:none;border:none;border-bottom:1px solid var(--cream-dark);cursor:pointer;padding:12px 0;text-align:left;transition:color 0.2s;text-decoration:none;display:block;}
.mobile-nav-link:last-child{border-bottom:none;}
.mobile-nav-link:hover{color:var(--gold);}
.mobile-nav-sub{padding-left:14px;font-size:12px;font-weight:300;color:var(--text-mid);}

/* ── CHAT WIDGET ── */
#chat-widget{position:fixed;bottom:28px;right:28px;z-index:800;display:flex;flex-direction:column;align-items:flex-end;gap:12px;}
#chat-bubble{width:56px;height:56px;border-radius:50%;background:var(--gold);color:var(--white);font-size:22px;display:flex;align-items:center;justify-content:center;cursor:pointer;box-shadow:0 6px 24px rgba(196,120,26,0.45);transition:transform 0.2s,box-shadow 0.2s;border:none;}
#chat-bubble:hover{transform:scale(1.08);box-shadow:0 8px 30px rgba(196,120,26,0.55);}
#chat-badge{position:absolute;top:-3px;right:-3px;width:16px;height:16px;border-radius:50%;background:var(--crim);color:var(--white);font-size:9px;font-weight:700;display:flex;align-items:center;justify-content:center;animation:pulse 2s infinite;}
@keyframes pulse{0%,100%{transform:scale(1);}50%{transform:scale(1.15);}}
#chat-window{width:320px;background:var(--white);border-radius:12px;box-shadow:0 16px 56px rgba(0,0,0,0.2);display:none;flex-direction:column;overflow:hidden;border:1px solid var(--cream-dark);}
#chat-window.open{display:flex;}
.chat-header{background:var(--green);padding:14px 18px;display:flex;align-items:center;gap:12px;}
.chat-header-avatar{width:36px;height:36px;border-radius:50%;background:var(--gold);display:flex;align-items:center;justify-content:center;font-size:16px;flex-shrink:0;}
.chat-header-info{flex:1;}
.chat-header-name{font-family:'Cormorant Garamond',serif;font-size:15px;font-weight:600;color:var(--white);}
.chat-header-status{font-family:'Jost',sans-serif;font-size:9px;font-weight:400;letter-spacing:0.08em;color:rgba(255,255,255,0.55);}
.chat-header-close{background:none;border:none;color:rgba(255,255,255,0.6);font-size:18px;cursor:pointer;padding:0;}
.chat-messages{padding:16px;display:flex;flex-direction:column;gap:10px;min-height:160px;max-height:280px;overflow-y:auto;}
.chat-msg{max-width:85%;padding:10px 14px;border-radius:12px;font-family:'Jost',sans-serif;font-size:12px;font-weight:300;line-height:1.55;}
.chat-msg.agent{background:var(--cream);color:var(--text);border-bottom-left-radius:3px;align-self:flex-start;}
.chat-msg.user{background:var(--green);color:var(--white);border-bottom-right-radius:3px;align-self:flex-end;}
.chat-options{padding:0 16px 12px;display:flex;flex-direction:column;gap:6px;}
.chat-option{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:8px;padding:9px 14px;font-family:'Jost',sans-serif;font-size:11px;font-weight:400;color:var(--text);cursor:pointer;text-align:left;transition:border-color 0.2s,background 0.2s;}
.chat-option:hover{border-color:var(--gold);background:var(--cream);}
.chat-input-row{padding:12px 16px;border-top:1px solid var(--cream-dark);display:flex;gap:8px;}
.chat-input{flex:1;background:var(--off-white);border:1px solid var(--cream-dark);border-radius:6px;padding:10px 12px;font-family:'Jost',sans-serif;font-size:12px;font-weight:300;color:var(--text);outline:none;transition:border-color 0.2s;}
.chat-input:focus{border-color:var(--gold);}
.chat-send{background:var(--gold);border:none;border-radius:6px;width:34px;height:34px;color:var(--white);font-size:14px;cursor:pointer;transition:background 0.2s;display:flex;align-items:center;justify-content:center;}
.chat-send:hover{background:var(--gold-light);}

/* ── RESPONSIVE ── */
@media(max-width:900px){
  .about-grid,.listings-grid,.val-wrap,.contact-grid,.report-grid,.footer-top,.cta-strip-inner,.guides-grid{grid-template-columns:1fr;}
  .section-wrap{padding:72px 32px;}
  .stats-strip{padding:28px 32px;grid-template-columns:1fr 1fr;}
  .stat-item{padding:12px;border-right:none;border-bottom:1px solid rgba(255,255,255,0.1);}
  #nav{padding:0 24px;}
  .hero-content{padding:0 32px 60px;}
  .hero-trust{display:none;}
  footer{padding:48px 32px 24px;}
  .nav-links{display:none;}
  .nav-mobile-btn{display:block;}
  .cta-strip{padding:48px 32px;}
  .cta-strip-divider{display:none;}
  .search-section{padding:56px 32px;}
  #chat-widget{bottom:20px;right:16px;}
  #chat-window{width:290px;}
}

/* ── HOMEPAGE OVERHAUL OVERRIDES ── */
button{font-family:inherit;}
.nav-logo{background:none;border:none;padding:0;color:inherit;}
.nav-logo-sub{display:block;font-family:'Jost',sans-serif;font-size:8px;font-weight:600;letter-spacing:0.16em;text-transform:uppercase;color:rgba(255,255,255,0.65);margin-left:4px;transition:color 0.3s;}
#nav.scrolled .nav-logo-sub{color:var(--text-light);}
#nav.scrolled .nav-cta{background:var(--gold);color:var(--white)!important;}
.hero{min-height:720px;height:96vh;}
.hero-overlay{background:linear-gradient(90deg,rgba(10,18,12,0.82) 0%,rgba(10,18,12,0.55) 46%,rgba(10,18,12,0.16) 100%),linear-gradient(to bottom,rgba(0,0,0,0.18),rgba(0,0,0,0.6));}
.hero-content{max-width:920px;justify-content:center;padding-top:84px;padding-bottom:60px;}
.hero-h{max-width:820px;font-size:clamp(44px,6.7vw,86px);line-height:0.98;letter-spacing:0;margin-bottom:20px;}
.hero-sub{max-width:720px;font-family:'Jost',sans-serif;font-size:clamp(15px,1.6vw,18px);font-weight:300;line-height:1.75;color:rgba(255,255,255,0.78);margin-bottom:30px;}
.hero-reassurance{font-family:'Jost',sans-serif;font-size:12px;font-weight:500;letter-spacing:0.16em;text-transform:uppercase;color:rgba(255,255,255,0.62);margin-top:16px;}
.hero-trust-badge{text-decoration:none;}
.btn-gold,.btn-ghost,.search-btn,.path-link,.outline-cta,.form-submit,.val-submit{border-radius:6px;}
.section-center{text-align:center;max-width:720px;margin:0 auto 42px;}
.section-split{display:flex;align-items:flex-end;justify-content:space-between;gap:32px;margin-bottom:34px;}
.section-split .section-body{margin-bottom:0;}
.lead-section{position:relative;}
.lead-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(360px,520px);gap:56px;align-items:start;}
.lead-copy p{font-family:'Jost',sans-serif;font-size:15px;font-weight:300;color:var(--text-mid);line-height:1.85;max-width:620px;}
.trust-list{display:grid;gap:12px;margin-top:30px;max-width:560px;}
.trust-item{background:rgba(255,255,255,0.7);border:1px solid var(--cream-dark);border-radius:8px;padding:15px 18px;}
.trust-item strong{display:block;font-family:'Cormorant Garamond',serif;font-size:20px;color:var(--green);margin-bottom:3px;}
.trust-item span{display:block;font-size:12px;line-height:1.55;color:var(--text-mid);}
.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;}
.path-card{background:var(--white);border:1px solid var(--cream-dark);border-radius:8px;padding:30px;box-shadow:0 14px 36px rgba(30,30,30,0.06);}
.path-kicker{font-size:9px;font-weight:700;letter-spacing:0.28em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;}
.path-card h3{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:600;color:var(--charcoal);line-height:1.05;margin-bottom:12px;}
.path-card p{font-size:13px;line-height:1.75;color:var(--text-mid);margin-bottom:22px;}
.path-link{display:inline-flex;background:var(--green);border:none;color:var(--white);font-size:10px;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;padding:13px 18px;cursor:pointer;}
.path-link.secondary{background:var(--gold);}
.path-link.soft{background:transparent;color:var(--green);border:1px solid var(--cream-darker);}
.path-link:hover{filter:brightness(1.08);}
.outline-cta{display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--green);background:transparent;color:var(--green);font-size:10px;font-weight:700;letter-spacing:0.16em;text-transform:uppercase;padding:13px 20px;cursor:pointer;white-space:nowrap;}
.outline-cta:hover{background:var(--green);color:var(--white);}
.listing-card{background:var(--white);border-radius:8px;text-align:left;border:1px solid var(--cream-dark);font:inherit;color:inherit;padding:0;}
.listing-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform 0.35s;}
.listing-card:hover .listing-img img{transform:scale(1.04);}
.about-points{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:24px;}
.about-points span{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:8px;padding:13px 14px;font-size:11px;font-weight:700;letter-spacing:0.11em;text-transform:uppercase;color:var(--green);text-align:center;}
.market-cta{margin-top:34px;background:var(--green);border-radius:8px;padding:26px 30px;display:flex;align-items:center;justify-content:space-between;gap:24px;}
.market-cta strong{display:block;font-family:'Cormorant Garamond',serif;font-size:26px;color:var(--white);font-weight:600;margin-bottom:4px;}
.market-cta span{display:block;font-size:13px;line-height:1.6;color:rgba(255,255,255,0.62);}
.update-card{display:grid;grid-template-columns:1fr minmax(320px,460px);gap:48px;background:var(--white);border:1px solid var(--cream-dark);border-radius:8px;padding:42px;box-shadow:0 14px 40px rgba(30,30,30,0.06);}
.update-form{background:var(--off-white);border:1px solid var(--cream-dark);border-radius:8px;padding:24px;}
.inline-success{display:none;margin-top:12px;background:#edf6ef;border:1px solid #cfe6d2;border-radius:6px;padding:12px 14px;font-size:12px;line-height:1.6;color:var(--green);}
.inline-success.show{display:block;}
.footer-cta{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:0 0 42px;margin-bottom:42px;border-bottom:1px solid rgba(255,255,255,0.08);}
.footer-cta h2{font-family:'Cormorant Garamond',serif;font-size:clamp(30px,4vw,48px);font-weight:400;color:var(--white);line-height:1.05;margin:0;letter-spacing:0;}

@media(max-width:900px){
  .nav-logo-sub{display:none;}
  .hero{height:auto;min-height:720px;}
  .hero-content{padding:120px 28px 72px;}
  .hero-h{font-size:46px;}
  .hero-btns{flex-direction:column;align-items:stretch;}
  .btn-gold,.btn-ghost{width:100%;text-align:center;}
  .lead-grid,.path-grid,.update-card{grid-template-columns:1fr;}
  .section-split,.market-cta,.footer-cta{align-items:stretch;flex-direction:column;}
  .about-points{grid-template-columns:1fr;}
  .outline-cta{width:100%;}
  .val-row,.form-row{grid-template-columns:1fr;}
}

@media(max-width:560px){
  #nav{height:64px;padding:0 18px;}
  .nav-logo-text{font-size:17px;}
  #mobile-menu{top:64px;}
  .section-wrap{padding:58px 20px;}
  .hero{min-height:760px;}
  .hero-content{padding-left:22px;padding-right:22px;}
  .hero-h{font-size:40px;}
  .hero-sub{font-size:14px;}
  .path-card,.update-card,.val-right,.contact-form-wrap{padding:24px;}
  .search-box{flex-direction:column;gap:10px;}
  .search-input,.search-btn{border-radius:6px;width:100%;}
  .report-market-stats{grid-template-columns:1fr;}
  .footer-top{gap:30px;}
}