:root{
  --bg:#F6F1E7; --surface:#EFE7D8; --card:#FBF8F2; --ink:#1F2A24; --muted:#5E625A; --line:#D9CFBD;
  --accent:#A8692F; --accent-ink:#FFFFFF; --deep:#1F2A24; --on-deep:#F6F1E7;
  --display:'Gambetta', 'Iowan Old Style', serif; --body:'Switzer', system-ui, sans-serif;
  --text-xs:clamp(.75rem,.72rem + .15vw,.85rem); --text-sm:clamp(.875rem,.85rem + .15vw,.95rem);
  --text-base:clamp(1rem,.97rem + .15vw,1.0625rem); --text-lg:clamp(1.15rem,1.05rem + .4vw,1.4rem);
  --text-xl:clamp(1.75rem,1.4rem + 1.4vw,2.6rem); --text-hero:clamp(2.6rem,1.6rem + 4.5vw,5.4rem);
  --pad:clamp(4rem,8vw,8rem); --radius:4px;
}
[data-theme="dark"]{
  --bg:#141A16; --surface:#1A221D; --card:#1F2823; --ink:#ECE5D6; --muted:#A9AB9F; --line:#334038;
  --accent:#D9A86A; --accent-ink:#1A1410; --deep:#0E1310; --on-deep:#ECE5D6;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:80px}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--body);font-size:var(--text-base);line-height:1.65;-webkit-font-smoothing:antialiased;transition:background .3s,color .3s}
img{display:block;max-width:100%;height:auto}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:500;line-height:1.1;margin:0 0 .6em;letter-spacing:-.01em;text-wrap:balance}
h2{font-size:var(--text-xl)}
h3{font-size:var(--text-lg);font-weight:600}
p{margin:0 0 1em;max-width:62ch}
.wrap{width:min(1200px,100% - 2.5rem);margin-inline:auto}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:var(--bg);padding:.6rem 1rem;z-index:100}
.skip:focus{left:1rem}
.eyebrow{font-size:var(--text-xs);letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--accent);margin-bottom:1rem}
.eyebrow.light{color:#F3DDB8;max-width:none;text-shadow:0 1px 8px rgba(0,0,0,.5)}
.section{padding-block:var(--pad)}
.alt{background:var(--surface)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;background:var(--accent);color:var(--accent-ink);text-decoration:none;font-weight:600;font-size:var(--text-sm);padding:.9rem 1.5rem;border-radius:var(--radius);border:1px solid var(--accent);cursor:pointer;font-family:inherit;transition:transform .2s,filter .2s}
.btn:hover{filter:brightness(1.08);transform:translateY(-1px)}
.btn:focus-visible,a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-sm{padding:.55rem 1rem}
.link{color:var(--accent);font-weight:600;text-decoration:none;font-size:var(--text-sm)}
.link:hover{text-decoration:underline}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:color-mix(in srgb,var(--bg) 88%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;gap:1.5rem;height:72px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;margin-right:auto}
.logo{width:40px;height:40px;color:var(--ink)}
.brand-text{display:flex;flex-direction:column;line-height:1.15}
.brand-text strong{font-family:var(--display);font-size:1.25rem;font-weight:600}
.brand-text small{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.nav ul{display:flex;align-items:center;gap:1.75rem;list-style:none;margin:0;padding:0}
.nav a{white-space:nowrap}
.nav a:not(.btn){text-decoration:none;font-size:var(--text-sm);font-weight:500}
.nav a:not(.btn):hover{color:var(--accent)}
.nav-toggle{display:none;background:none;border:1px solid var(--line);color:var(--ink);padding:.45rem .8rem;border-radius:var(--radius);font:inherit;font-size:var(--text-sm);cursor:pointer}
.theme-toggle{background:none;border:1px solid var(--line);color:var(--ink);width:38px;height:38px;border-radius:50%;display:grid;place-items:center;cursor:pointer}

/* hero */
.hero{position:relative;min-height:min(88vh,860px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,20,16,.6) 0%,rgba(15,20,16,.25) 55%,rgba(15,20,16,0) 80%),linear-gradient(180deg,rgba(15,20,16,.1) 0%,rgba(15,20,16,.25) 45%,rgba(15,20,16,.75) 100%)}
.hero-content{position:relative;padding-block:clamp(3rem,10vh,7rem)}
.hero h1{font-size:var(--text-hero);font-weight:500;margin-bottom:.35em}
.hero h1 em{font-style:italic;color:#F0D3A6}
.hero h1 em{white-space:normal}
.hero-lede{font-size:var(--text-lg);line-height:1.5;max-width:46ch;color:rgba(255,255,255,.92)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:1.8rem}

/* about */
.about-grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(2rem,6vw,6rem);align-items:center}
.about-media img{border-radius:var(--radius);aspect-ratio:4/5;object-fit:cover;width:100%}
.stats{list-style:none;padding:0;margin:2rem 0 0;display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;border-top:1px solid var(--line);padding-top:1.5rem}
.stats strong{display:block;font-family:var(--display);font-size:var(--text-xl);font-weight:500;line-height:1;color:var(--accent);margin-bottom:.35rem}
.stats span{font-size:var(--text-xs);color:var(--muted)}

/* services */
.section-head{margin-bottom:3rem}
.section-head .sub{color:var(--muted)}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.card img{aspect-ratio:4/3;object-fit:cover;width:100%}
.card-body{padding:1.6rem;display:flex;flex-direction:column;flex:1}
.card-body p{color:var(--muted);font-size:var(--text-sm);flex:1}

/* feature */
.feature{position:relative;min-height:560px;display:flex;align-items:center}
.feature>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.feature-card{position:relative;background:var(--card);margin-left:max(1.25rem,calc((100% - 1200px)/2));width:min(440px,calc(100% - 2.5rem));padding:2.2rem;border-radius:var(--radius);box-shadow:0 20px 50px rgba(0,0,0,.18)}
.feature-card .price{font-family:var(--display);font-size:var(--text-xl);margin:.2rem 0 .4rem;line-height:1}
.feature-card .meta{font-size:var(--text-sm);color:var(--muted)}
.feature-card p{font-size:var(--text-sm);color:var(--muted)}
.feature-card h3{font-size:var(--text-xl);font-weight:500}

/* areas */
.area-list{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.area-list li{padding:2rem 2rem 2rem 0;border-bottom:1px solid var(--line)}
.area-list li:not(:nth-child(3n)){border-right:1px solid var(--line)}
.area-list li:not(:nth-child(3n+1)){padding-left:2rem}
.area-list p{color:var(--muted);font-size:var(--text-sm);margin:0}

/* forms */
.value-grid,.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,6rem);align-items:start}
.form{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:clamp(1.5rem,3vw,2.4rem);display:grid;gap:1.1rem}
.row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.field{display:grid;gap:.4rem}
label{font-size:var(--text-xs);font-weight:600;letter-spacing:.04em}
input,select,textarea{font:inherit;font-size:var(--text-sm);color:var(--ink);background:var(--bg);border:1px solid var(--line);border-radius:var(--radius);padding:.75rem .85rem;width:100%}
input[aria-invalid="true"]{border-color:#B3412E}
.form .btn{justify-self:start}
.form-msg{margin:0;font-size:var(--text-sm);min-height:1.2em}
.form-msg.error{color:#B3412E}
.form-msg.ok{color:var(--accent)}
.contact-list{list-style:none;padding:0;margin:2rem 0 0}
.contact-list li{display:grid;grid-template-columns:120px 1fr;padding:.9rem 0;border-bottom:1px solid var(--line)}
.contact-list span{font-size:var(--text-xs);text-transform:uppercase;letter-spacing:.12em;color:var(--muted);align-self:center}
.contact-list a{text-decoration:none;font-weight:500}
.contact-list a:hover{color:var(--accent)}

/* footer */
.footer{background:var(--deep);color:var(--on-deep);padding-block:3rem;font-size:var(--text-sm)}
.footer p{margin:0 0 .4rem;max-width:none}
.footer-inner{display:flex;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.footer-brand{font-family:var(--display);font-size:1.25rem}
.footer-right{text-align:right}
.footer a{text-decoration:none}
.eho{display:inline-flex;gap:.4rem;align-items:center}
.small{opacity:.7;font-size:var(--text-xs)}

/* motion */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:900px){
  .cards,.area-list{grid-template-columns:1fr 1fr}
  .area-list li{padding:1.6rem 1.2rem 1.6rem 0!important;border-right:none!important}
  .area-list li:nth-child(odd){border-right:1px solid var(--line)!important}
  .area-list li:nth-child(even){padding-left:1.2rem!important}
  .about-grid,.value-grid,.contact-grid{grid-template-columns:1fr}
  .about-media img{aspect-ratio:1/1;max-width:520px}
}
@media (max-width:1080px){
  .nav-toggle{display:block}
  .nav ul{display:none;position:absolute;top:72px;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--bg);border-bottom:1px solid var(--line);padding:.5rem 1.25rem 1.25rem}
  .nav ul.open{display:flex}
  .nav li a:not(.btn){display:block;padding:.8rem 0;border-bottom:1px solid var(--line)}
  .nav li .btn{margin-top:1rem;width:100%}
  .header-inner{gap:.6rem}
}
@media (max-width:600px){.brand-text small{display:none}}
@media (max-width:600px){
  .cards,.area-list,.row{grid-template-columns:1fr}
  .area-list li{border-right:none!important;padding-left:0!important}
  .stats{grid-template-columns:1fr 1fr 1fr;gap:.6rem}
  .footer-right{text-align:left}
  .feature{min-height:auto;flex-direction:column;align-items:stretch}
  .feature>img{position:static;height:280px}
  .feature-card{margin:-3rem auto 0;box-shadow:0 10px 30px rgba(0,0,0,.15)}
  .feature{padding-bottom:2rem}
}

/* v3 additions */
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.center{text-align:center}
.section-head.center p{margin-inline:auto}
.hero-media{position:absolute;inset:0;overflow:hidden}
.hero-media .hero-img{animation:slowzoom 24s ease-in-out infinite alternate;transform-origin:55% 60%}
@keyframes slowzoom{from{transform:scale(1)}to{transform:scale(1.12)}}
.hero-search{display:flex;max-width:620px;margin-top:1.8rem;background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:0 12px 40px rgba(0,0,0,.25)}
.hero-search input{flex:1;border:0;background:#fff;color:#1F2A24;padding:1rem 1.1rem;font-size:var(--text-base);border-radius:0}
.hero-search input:focus-visible{outline:none}
.hero-search .btn{border-radius:0;padding-inline:1.6rem}
.hero-ctas{gap:1.6rem;margin-top:1.1rem}
.link.light{color:#F3DDB8}
/* featured areas */
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.area-tile{position:relative;display:block;overflow:hidden;border-radius:var(--radius);aspect-ratio:4/5;text-decoration:none;color:#fff}
.area-tile img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.area-tile:hover img{transform:scale(1.06)}
.area-tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(15,20,16,.8) 100%)}
.area-label{position:absolute;left:1.1rem;bottom:1rem;z-index:1;font-family:var(--display);font-size:var(--text-lg);font-weight:600;line-height:1.15}
.area-label small{display:block;font-family:var(--body);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:#F3DDB8;margin-bottom:.2rem}
/* search */
.search-form{margin-top:0}
.search-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.search-actions{display:flex;align-items:center;gap:1.2rem;flex-wrap:wrap}
.search-actions .note{margin:0;font-size:var(--text-xs);color:var(--muted)}
#idx-widget:empty{display:none}
#idx-widget{margin-bottom:2rem}
.alert-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-top:2.5rem}
.alert-strip>div{border-top:2px solid var(--accent);padding-top:1rem}
.alert-strip p{font-size:var(--text-sm);color:var(--muted);margin:0}
/* blog */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.post-card{text-decoration:none;display:flex;flex-direction:column}
.post-card img{aspect-ratio:3/2;object-fit:cover;width:100%;border-radius:var(--radius);margin-bottom:1.1rem;transition:opacity .3s}
.post-card:hover img{opacity:.88}
.post-card .eyebrow{margin-bottom:.5rem}
.post-card h3{margin-bottom:.5rem}
.post-card p:not(.eyebrow){font-size:var(--text-sm);color:var(--muted);flex:1}
.post-card:hover h3{color:var(--accent)}
/* areas we cover */
.cover-lists{display:grid;grid-template-columns:2fr 1fr;gap:3rem;position:relative}
.cover-lists h3{font-size:var(--text-base);text-transform:uppercase;letter-spacing:.12em;font-family:var(--body);color:var(--accent)}
.cover-list{list-style:none;padding:0;margin:0;columns:3 170px;column-gap:1.5rem}
.cover-lists>div:last-child .cover-list{columns:1 170px}
.cover-list li{break-inside:avoid;padding:.25rem 0;font-size:var(--text-sm)}
.cover-list a{text-decoration:none;display:inline-flex;gap:.4rem;align-items:center}
.cover-list a svg{color:var(--accent);flex:none}
.cover-list a:hover{color:var(--accent)}
.cover-lists.collapsed{max-height:15rem;overflow:hidden}
.cover-lists.collapsed::after{content:"";position:absolute;left:0;right:0;bottom:0;height:5rem;background:linear-gradient(transparent,var(--surface))}
.link-btn{background:none;border:0;color:var(--accent);font:inherit;font-weight:600;font-size:var(--text-sm);cursor:pointer;margin-top:1rem;text-decoration:underline}
.small-note{font-size:var(--text-xs);margin-inline:auto}
/* post pages */
.post{max-width:760px;padding-block:4rem}
.post h1{font-size:var(--text-xl);line-height:1.15}
.byline{color:var(--muted);font-size:var(--text-sm)}
.post-hero{width:100%;aspect-ratio:16/9;object-fit:cover;border-radius:var(--radius);margin:2rem 0}
.post-body h2{font-size:var(--text-lg);font-weight:600;margin-top:2.2rem}
.post-body a{color:var(--accent)}
.post-body ul{padding-left:1.2rem;max-width:62ch}
.post-body li{margin-bottom:.5rem}
.post-cta{margin-top:3rem;padding:2rem;background:var(--surface);border-radius:var(--radius)}
.post-cta h2{font-size:var(--text-lg)}
@media (max-width:900px){
  .area-grid{grid-template-columns:repeat(2,1fr)}
  .search-grid{grid-template-columns:1fr 1fr}
  .posts,.alert-strip{grid-template-columns:1fr}
  .posts{gap:2.5rem}
  .cover-lists{grid-template-columns:1fr}
  .cover-lists>div:last-child .cover-list{columns:3 150px}
}
@media (max-width:600px){
  .hero-search{flex-direction:column}
  .hero-search .btn{padding:.9rem}
  .area-tile{aspect-ratio:1/1}
  .area-label{font-size:1rem;left:.8rem;bottom:.7rem}
  .search-grid{grid-template-columns:1fr 1fr}
}
@media (prefers-reduced-motion:reduce){.hero-media .hero-img{animation:none}}
/* map */
.map-wrap{margin-bottom:3rem}
#area-map{height:clamp(380px,58vh,560px);border-radius:var(--radius);border:1px solid var(--line);background:var(--card);z-index:0}
.map-legend{display:flex;flex-wrap:wrap;gap:1.4rem;margin-top:.9rem;font-size:var(--text-xs);color:var(--muted)}
.map-legend span{display:inline-flex;align-items:center;gap:.45rem}
.dot{width:10px;height:10px;border-radius:50%;background:#1F2A24;border:2px solid #fff;box-shadow:0 0 0 1px #1F2A24;display:inline-block}
.dot-f{width:14px;height:14px;background:var(--accent);box-shadow:0 0 0 1px var(--accent)}
.sw{width:16px;height:10px;border-radius:2px;display:inline-block}
.sw-c{background:rgba(168,105,47,.25);border:1.5px solid #A8692F}
.sw-m{background:rgba(47,90,74,.22);border:1.5px solid #2F5A4A}
.pin-f{background:var(--accent);border:3px solid #fff;border-radius:50%;box-shadow:0 2px 8px rgba(0,0,0,.35)}
.pin{background:#1F2A24;border:2px solid #fff;border-radius:50%;box-shadow:0 1px 4px rgba(0,0,0,.3)}
.leaflet-tooltip.pin-label{background:transparent;border:0;box-shadow:none;font-family:var(--display);font-weight:600;font-size:13px;color:#1F2A24;text-shadow:0 0 3px #fff,0 0 3px #fff,0 0 3px #fff;padding:0}
.leaflet-tooltip.pin-label::before{display:none}
.leaflet-popup-content-wrapper{border-radius:var(--radius);font-family:var(--body)}
.leaflet-popup-content{margin:14px 16px}
.pop h4{font-family:var(--display);font-size:1.1rem;margin:0 0 .15rem;color:#1F2A24}
.pop p{margin:0 0 .6rem;font-size:.8rem;color:#5E625A}
.pop button{background:#A8692F;color:#fff;border:0;border-radius:4px;padding:.45rem .8rem;font:inherit;font-size:.8rem;font-weight:600;cursor:pointer}
.county-label{background:transparent;border:0;box-shadow:none;font-family:var(--body);font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:rgba(31,42,36,.55);padding:0}
.county-label::before{display:none}
.cover-list a.active{color:var(--accent);font-weight:600}
.team-inventory{display:grid;grid-template-columns:1.6fr 1fr;gap:2rem;align-items:center;margin-top:2.5rem;padding:clamp(1.5rem,3vw,2.4rem);background:var(--deep);color:var(--on-deep);border-radius:var(--radius)}
.team-inventory .eyebrow{color:#E9C99B}
.team-inventory h3{font-size:var(--text-xl);font-weight:500}
.team-inventory p:not(.eyebrow){color:color-mix(in srgb,var(--on-deep) 80%,transparent);margin:0}
.team-links{display:flex;flex-direction:column;align-items:flex-start;gap:1rem}
.team-links .link{color:#E9C99B}
@media (max-width:900px){.team-inventory{grid-template-columns:1fr}}
/* voiceover */
.voice-btn{display:inline-flex;align-items:center;gap:.8rem;background:rgba(15,20,16,.45);backdrop-filter:blur(8px);border:1px solid rgba(255,255,255,.35);color:#fff;border-radius:999px;padding:.45rem 1.1rem .45rem .45rem;margin-bottom:1.6rem;cursor:pointer;font:inherit;transition:background .2s}
.voice-btn:hover{background:rgba(15,20,16,.65)}
.voice-icon{position:relative;width:40px;height:40px;border-radius:50%;background:var(--accent);display:grid;place-items:center;flex:none}
.voice-icon .i-pause{display:none}
.voice-btn[aria-pressed="true"] .i-play{display:none}
.voice-btn[aria-pressed="true"] .i-pause{display:block}
.voice-icon .ring{position:absolute;inset:-3px;width:46px;height:46px;transform:rotate(-90deg)}
.voice-icon .ring circle{fill:none;stroke:#F3DDB8;stroke-width:2.5;stroke-dasharray:113.1;stroke-dashoffset:113.1;transition:stroke-dashoffset .25s linear}
.voice-text{display:flex;flex-direction:column;text-align:left;line-height:1.2}
.voice-text strong{font-size:var(--text-sm);font-weight:600}
.voice-text small{font-size:.72rem;opacity:.8}
.voice-btn:not([aria-pressed="true"]):not(.played) .voice-icon{animation:pulse 2.4s ease-out infinite}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(217,168,106,.6)}70%{box-shadow:0 0 0 14px rgba(217,168,106,0)}100%{box-shadow:0 0 0 0 rgba(217,168,106,0)}}
.voice-caption{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.voice-caption.show{position:static;width:auto;height:auto;clip:auto;max-width:52ch;font-size:var(--text-sm);font-style:italic;color:rgba(255,255,255,.9);margin:-.8rem 0 1.4rem;text-shadow:0 1px 6px rgba(0,0,0,.5)}
@media (prefers-reduced-motion:reduce){.voice-icon{animation:none!important}}
.voice-btn{padding-left:.35rem}
.voice-face{width:60px;height:60px;border-radius:50%;object-fit:cover;border:2px solid #F3DDB8;flex:none}
.voice-btn .voice-icon{width:30px;height:30px;margin-left:-1.9rem;margin-top:1.9rem;border:2px solid #fff}
.voice-btn .voice-icon svg.i-play,.voice-btn .voice-icon svg.i-pause{width:12px;height:12px}
.voice-icon .ring{inset:-4px;width:36px;height:36px}
.voice-icon .ring circle{stroke-dasharray:113.1}
.byline{display:flex;align-items:center;gap:.6rem}
.byline img{width:40px;height:40px;border-radius:50%;object-fit:cover}
.about-media img{object-position:center 30%}
/* reviews */
.reviews-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:2.5rem}
.zrating{display:flex;align-items:center;gap:.9rem;text-decoration:none;background:var(--card);border:1px solid var(--line);padding:.8rem 1.2rem;border-radius:var(--radius)}
.zrating strong{font-family:var(--display);font-size:2.4rem;line-height:1;font-weight:500}
.zrating span{display:flex;flex-direction:column;gap:.2rem}
.zrating small{font-size:var(--text-xs);color:var(--muted)}
.zrating:hover{border-color:var(--accent)}
.stars{display:flex;gap:2px;color:var(--accent)}
.review-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.5rem;margin-bottom:2rem}
.review{margin:0;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:1.8rem;display:flex;flex-direction:column;gap:1rem}
.review blockquote{margin:0;font-family:var(--display);font-size:1.12rem;line-height:1.55;flex:1}
.review figcaption{font-size:var(--text-xs);color:var(--muted);letter-spacing:.04em;border-top:1px solid var(--line);padding-top:.9rem}
.review:first-child{grid-row:span 1}
/* showcase */
.showcase-grid{display:grid;grid-template-columns:5fr 6fr;gap:clamp(2rem,6vw,6rem);align-items:center}
.showcase-media{position:relative}
.showcase-media img{border-radius:var(--radius);aspect-ratio:4/5;object-fit:cover;width:100%}
.plan-card{position:absolute;right:-1.5rem;bottom:2rem;width:min(230px,55%);background:var(--card);color:var(--ink);border-radius:var(--radius);padding:1rem 1rem .8rem;box-shadow:0 18px 40px rgba(0,0,0,.2)}
.plan-card svg{width:100%;height:auto;display:block;margin-bottom:.5rem}
.plan-card span{font-size:var(--text-xs);font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.showcase-badge{position:absolute;left:1rem;top:1rem;background:#006AFF;color:#fff;font-size:var(--text-xs);font-weight:600;padding:.4rem .8rem;border-radius:999px;letter-spacing:.03em}
.feature-list{list-style:none;padding:0;margin:1.5rem 0}
.feature-list li{position:relative;padding:.55rem 0 .55rem 1.8rem;border-bottom:1px solid var(--line);font-size:var(--text-sm)}
.feature-list li::before{content:"";position:absolute;left:0;top:.95rem;width:10px;height:10px;border-radius:50%;background:var(--accent)}
.showcase-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin:1.8rem 0}
.showcase-stats strong{display:block;font-family:var(--display);font-size:var(--text-xl);font-weight:500;color:var(--accent);line-height:1;margin-bottom:.35rem}
.showcase-stats span{font-size:var(--text-xs);color:var(--muted)}
.fineprint{font-size:.72rem;color:var(--muted);margin-top:1.2rem}
.fineprint a{color:inherit}
@media (max-width:900px){
  .review-grid,.showcase-grid{grid-template-columns:1fr}
  .plan-card{right:1rem}
  .showcase-media img{aspect-ratio:4/3}
}
@media (max-width:600px){.showcase-stats{grid-template-columns:1fr 1fr 1fr;gap:.6rem}.review{padding:1.4rem}}
/* compliance footer: quiet but legible */
.legal{margin-top:2rem;padding-top:1.4rem;border-top:1px solid color-mix(in srgb,var(--on-deep) 18%,transparent)}
.legal .ident{display:flex;flex-wrap:wrap;gap:.4rem 2rem;font-size:var(--text-xs);margin:0 0 .8rem;max-width:none;color:color-mix(in srgb,var(--on-deep) 85%,transparent)}
.legal .ident span{font-size:inherit;font-weight:500}
.legal .fine{font-size:.7rem;line-height:1.55;color:color-mix(in srgb,var(--on-deep) 62%,transparent);max-width:110ch;margin:0 0 .6rem}
.legal .fine svg{vertical-align:-2px;margin-right:.2rem}
.contact-list .broker-row{text-transform:none;letter-spacing:0;font-size:inherit;color:inherit;font-weight:500}
.contact-list li span.broker-row{align-self:auto}
/* Real brokerage logo (outline version, Chalk on dark / Onyx on light) */
.real-logo{width:auto;flex:none;display:inline-block;vertical-align:middle}
.legal .broker-id{display:inline-flex;align-items:center;gap:.6rem}
.legal .real-logo{height:20px;color:#F7F8F6}
.contact-list .broker-row{display:inline-flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.contact-list .real-logo{height:20px;color:#1A1A1A}
[data-theme="dark"] .contact-list .real-logo{color:#F7F8F6}
.contact-list .broker-row{flex-wrap:nowrap;align-items:center}
.contact-list .broker-txt{text-transform:none;letter-spacing:0;font-size:inherit;color:inherit;font-weight:500}
.broker-txt a,.legal .ident a{white-space:nowrap}
/* small Real logo beside the brand in the header */
.brand{margin-right:0}
.header-real{display:inline-flex;align-items:center;margin-right:auto;padding-left:1rem;border-left:1px solid var(--line);height:32px;color:#1A1A1A}
.header-real .real-logo{height:18px}
[data-theme="dark"] .header-real{color:#F7F8F6}
@media (max-width:600px){.header-real{padding-left:.6rem}.header-real .real-logo{height:15px}}
/* official Real knockout logo (black box, white wordmark) */
img.real-logo{display:inline-block;width:auto;height:22px;border-radius:0;vertical-align:middle;max-width:none}
.header-real img.real-logo{height:22px}
.legal img.real-logo,.contact-list img.real-logo{height:24px}
[data-theme="dark"] img.real-logo{outline:1px solid rgba(255,255,255,.35)}
@media (max-width:600px){.header-real img.real-logo{height:18px}}
.legal img.real-logo{outline:1px solid rgba(255,255,255,.3)}

/* ===== Luxury refresh ===== */
:root{
  --bg:#F8F5EF; --surface:#EFEAE1; --card:#FCFAF6; --ink:#151515; --muted:#6A665E; --line:#DDD5C7;
  --accent:#9C7C4A; --accent-ink:#FFFFFF; --deep:#121212; --on-deep:#EEE8DD;
  --display:'Cormorant','Gambetta','Iowan Old Style',serif; --radius:0px;
  --text-xl:clamp(2rem,1.5rem + 1.9vw,3.2rem); --text-hero:clamp(3rem,1.8rem + 5vw,6.2rem);
}
[data-theme="dark"]{
  --bg:#0F0F0E; --surface:#161614; --card:#1B1A18; --ink:#EEE8DD; --muted:#A39D92; --line:#2E2C28;
  --accent:#C9A86E; --accent-ink:#121212; --deep:#080808; --on-deep:#EEE8DD;
}
h1,h2,h3{font-weight:500;letter-spacing:0}
h2{line-height:1.05}
h3{font-weight:600;font-size:clamp(1.3rem,1.15rem + .5vw,1.6rem)}
.eyebrow{font-weight:500;letter-spacing:.32em;font-size:.72rem;display:inline-flex;align-items:center;gap:.9rem}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor;opacity:.7}
.eyebrow.light{color:#E3CFA4}
.btn{text-transform:uppercase;letter-spacing:.2em;font-size:.72rem;font-weight:500;padding:1.05rem 2rem;border-radius:0;background:var(--ink);border-color:var(--ink);color:var(--bg)}
.btn:hover{filter:none;transform:none;background:var(--accent);border-color:var(--accent);color:#fff}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}
.btn-ghost:hover{background:#fff;color:#151515;border-color:#fff}
.link{letter-spacing:.14em;text-transform:uppercase;font-size:.72rem;font-weight:500}
.nav a:not(.btn){text-transform:uppercase;letter-spacing:.16em;font-size:.7rem;font-weight:500}
.nav .btn{padding:.8rem 1.3rem}
.brand-text strong{font-size:1.5rem;font-weight:600;letter-spacing:.01em}
.brand-text small{letter-spacing:.26em;font-size:.62rem}
.site-header{border-bottom-color:transparent;box-shadow:0 1px 0 var(--line)}
.hero h1{font-weight:400;line-height:1}
.hero h1 em{color:#E3CFA4;font-weight:400}
.hero-shade{background:linear-gradient(90deg,rgba(8,8,8,.68) 0%,rgba(8,8,8,.3) 55%,rgba(8,8,8,.05) 85%),linear-gradient(180deg,rgba(8,8,8,.15) 0%,rgba(8,8,8,.3) 45%,rgba(8,8,8,.8) 100%)}
.hero-lede{font-weight:300;letter-spacing:.01em}
input,select,textarea{border-radius:0!important}
.theme-toggle,.nav-toggle{border-radius:0}
.stats strong,.showcase-stats strong,.zrating strong{font-family:var(--display);font-weight:500}
.review blockquote{font-size:1.3rem;font-style:italic;line-height:1.5}
.review,.zrating,.plan-card{border-radius:0}
.showcase-media img,.about-media img{border-radius:0}
.feature-list li::before{width:6px;height:6px;top:1.05rem;border-radius:0;transform:rotate(45deg)}
img{border-radius:0}
.footer{background:var(--deep)}
.footer-brand{font-family:var(--display);font-size:1.6rem}
/* Luxury Collection */
.luxury{background:var(--deep);color:var(--on-deep)}
.lux-banner{position:relative;min-height:min(78vh,720px);display:flex;align-items:flex-end;overflow:hidden}
.lux-banner>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 55%}
.lux-banner-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,8,8,.15) 0%,rgba(8,8,8,.25) 45%,rgba(18,18,18,1) 100%),linear-gradient(90deg,rgba(8,8,8,.55),rgba(8,8,8,0) 70%)}
.lux-banner-copy{position:relative;padding-block:clamp(3rem,8vw,6rem) 2rem;color:#fff}
.lux-banner-copy h2{font-size:clamp(2.4rem,1.6rem + 3.4vw,4.6rem);font-weight:400;line-height:1.02;max-width:16ch}
.lux-banner-copy h2 em{color:#E3CFA4}
.lux-banner-copy p:not(.eyebrow){max-width:52ch;color:rgba(255,255,255,.82);font-weight:300}
.lux-body{padding-block:2rem var(--pad)}
.lux-grid{display:grid;grid-template-columns:7fr 5fr;gap:clamp(2rem,5vw,4.5rem);align-items:start}
.lux-listings-head{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid rgba(238,232,221,.18);padding-bottom:1rem;margin-bottom:1.5rem}
.lux-listings-head h3{margin:0;font-size:clamp(1.5rem,1.3rem + .8vw,2rem);font-weight:500}
.lux-listings-head span{font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:#C9A86E}
.lux-placeholder{display:grid;grid-template-columns:1.1fr 1fr;gap:1.5rem;align-items:center;border:1px solid rgba(238,232,221,.18);padding:1rem}
.lux-placeholder img{width:100%;aspect-ratio:4/3;object-fit:cover}
.lux-placeholder p{color:rgba(238,232,221,.75);font-size:var(--text-sm);margin:0}
.lux-placeholder .lux-ph-title{font-family:var(--display);font-size:1.5rem;color:var(--on-deep);line-height:1.15;margin-bottom:.7rem}
.lux-enclaves{list-style:none;padding:0;margin:1.8rem 0 0;display:flex;flex-wrap:wrap;gap:.6rem 1.6rem}
.lux-enclaves li{font-family:var(--display);font-size:1.15rem;color:rgba(238,232,221,.85);position:relative;padding-left:1rem}
.lux-enclaves li::before{content:"";position:absolute;left:0;top:.62em;width:5px;height:5px;background:#C9A86E;transform:rotate(45deg)}
.lux-form{background:var(--card);color:var(--ink);padding:clamp(1.5rem,3vw,2.5rem);border:none}
.lux-form h3{font-size:clamp(1.5rem,1.3rem + .8vw,2rem);font-weight:500;margin-bottom:1.2rem}
@media (max-width:900px){.lux-grid{grid-template-columns:1fr}.lux-placeholder{grid-template-columns:1fr}.lux-banner{min-height:520px}}
.brand-text small{white-space:nowrap}
@media (max-width:1240px) and (min-width:1081px){.brand-text small{display:none}}
.lux-banner-copy h2{max-width:22ch}
/* Featured area dialog */
.area-dialog{padding:0;border:none;max-width:min(980px,94vw);width:100%;max-height:90vh;background:var(--card);color:var(--ink);overflow:hidden;box-shadow:0 30px 80px rgba(0,0,0,.35)}
.area-dialog[open]{display:grid;grid-template-columns:5fr 6fr}
.area-dialog::backdrop{background:rgba(10,10,10,.6);backdrop-filter:blur(3px)}
.ad-media img{width:100%;height:100%;object-fit:cover;min-height:100%}
.ad-body{padding:clamp(1.5rem,3.5vw,2.75rem);overflow-y:auto;max-height:90vh}
.ad-body h2{font-size:clamp(2rem,1.6rem + 1.6vw,3rem);margin-bottom:.4rem}
.ad-lede{font-size:var(--text-base);color:var(--muted)}
.ad-body h3{font-family:var(--body);font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;font-weight:600;color:var(--accent);margin:1.4rem 0 .6rem}
.ad-list{list-style:none;padding:0;margin:0}
.ad-list li{position:relative;padding:.5rem 0 .5rem 1.4rem;border-bottom:1px solid var(--line);font-size:var(--text-sm)}
.ad-list li::before{content:"";position:absolute;left:0;top:1rem;width:6px;height:6px;background:var(--accent);transform:rotate(45deg)}
.ad-facts{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin:1.4rem 0}
.ad-facts dt{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:.3rem}
.ad-facts dd{margin:0;font-size:var(--text-sm)}
.ad-ctas{display:flex;flex-wrap:wrap;gap:.75rem}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-outline:hover{background:var(--ink);color:var(--bg);border-color:var(--ink)}
.ad-note{font-size:.72rem;color:var(--muted);margin:1rem 0 0}
.ad-close{position:absolute;top:.6rem;right:.8rem;z-index:2;background:var(--card);color:var(--ink);border:1px solid var(--line);width:40px;height:40px;font-size:1.5rem;line-height:1;cursor:pointer}
@media (max-width:760px){.area-dialog[open]{grid-template-columns:1fr;overflow-y:auto}.ad-media img{aspect-ratio:16/9;height:auto}.ad-body{max-height:none;overflow:visible}.ad-facts{grid-template-columns:1fr}}
.legal .broker-addr{font-size:var(--text-xs);color:color-mix(in srgb,var(--on-deep) 85%,transparent);margin:-.4rem 0 .8rem;max-width:none}
.area-guides{font-size:.72rem;color:color-mix(in srgb,var(--on-deep) 70%,transparent);margin:1.6rem 0 0;line-height:1.9;max-width:none}
.area-guides a{color:inherit;text-decoration:none}.area-guides a:hover{text-decoration:underline}
.ad-ctas .ad-guide{align-self:center;margin-left:.4rem}
.post-body ul{padding-left:1.2rem;max-width:62ch}.post-body li{margin-bottom:.5rem}
.area-links{font-size:var(--text-sm);color:var(--muted)}
.post-cta .btn-outline{margin-left:.5rem}
.area-tile--lead{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.area-tile--lead .area-label{font-size:1.25em}
@media (max-width:900px){.area-tile--lead{grid-row:span 1;aspect-ratio:16/10}}