*,*::before,*::after{margin:0;padding:0;box-sizing:border-box;}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0;}
:root{
  --black:#090909;
  --white:#f5f5f3;
  --off-white:#eceae5;
  --red:#c0392b;
  --red-dark:#a93226;
  --gray-1:#e0dedd;
  --gray-2:#b8b5b2;
  --gray-3:#7e7b78;
  --gray-4:#3e3c3a;
  --gray-5:#1e1d1c;
  --nav-h:80px;
}
html{scroll-behavior:smooth;}
body{
  background:var(--black);
  color:var(--white);
  font-family:'Montserrat',sans-serif;
  font-weight:300;
  overflow-x:hidden;
}
a{text-decoration:none;color:inherit;}
img{display:block;max-width:100%;}
button{font-family:inherit;cursor:pointer;border:none;background:none;}

/* ─── INTRO OVERLAY ─── */
#intro-overlay{
  position:fixed;inset:0;
  background:var(--black);
  z-index:9000;
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:32px;
  transition:opacity 1s ease,visibility 1s ease;
}
#intro-overlay.hidden{opacity:0;visibility:hidden;pointer-events:none;}
.intro-logo{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(32px,5vw,52px);
  font-weight:300;
  letter-spacing:0.25em;
  text-transform:uppercase;
  text-align:center;
  line-height:1.2;
  opacity:0;
  animation:fadeIn 1s 0.4s forwards;
}
.intro-logo span{color:var(--red);}
.intro-tagline{
  font-size:10px;
  letter-spacing:0.45em;
  text-transform:uppercase;
  color:var(--gray-3);
  opacity:0;
  animation:fadeIn 1s 1s forwards;
  text-align:center;
  padding:0 32px;
  max-width:100%;
}
.intro-line{
  width:1px;height:0;
  background:var(--red);
  animation:growLine 0.9s 0.5s forwards;
}
@keyframes growLine{from{height:0}to{height:60px}}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}
.skip-intro{
  position:absolute;bottom:48px;
  font-size:10px;
  letter-spacing:0.35em;
  text-transform:uppercase;
  color:var(--gray-3);
  cursor:pointer;
  opacity:0;
  animation:fadeIn 1s 1.4s forwards;
  transition:color 0.3s;
  background:none;border:none;
}
.skip-intro:hover{color:var(--white);}

/* ─── NAVIGATION ─── */

#nav.scrolled{
  background:rgba(9,9,9,0.97);
  backdrop-filter:blur(16px);
  border-bottom-color:rgba(255,255,255,0.07);
  height:66px;
}

.nav-logo-wrap small{
  display:block;
  font-family:'Montserrat',sans-serif;
  font-size:9px;
  letter-spacing:0.45em;
  color:var(--gray-3);
  margin-top:3px;
  font-weight:400;
  text-transform:uppercase;
}

.nav-links>li{position:relative;}
.nav-links>li>a{
  font-size:10px;
  letter-spacing:0.3em;
  text-transform:uppercase;
  color:var(--gray-2);
  font-weight:400;
  transition:color 0.3s;
  padding-bottom:4px;
  position:relative;
  display:block;
}
.nav-links>li>a::after{
  content:'';
  position:absolute;bottom:0;left:0;right:0;
  height:1px;background:var(--red);
  transform:scaleX(0);transform-origin:left;
  transition:transform 0.35s ease;
}
.nav-links>li>a:hover{color:var(--white);}
.nav-links>li>a:hover::after{transform:scaleX(1);}
.nav-dropdown{
  position:absolute;top:100%;left:50%;transform:translateX(-50%);
  background:rgba(9,9,9,0.98);
  border:1px solid rgba(255,255,255,0.08);
  min-width:210px;
  padding:8px 0 12px;
  opacity:0;visibility:hidden;
  transition:opacity 0.2s ease 0.12s,visibility 0.2s ease 0.12s ease, visibility 0.2s ease;
  pointer-events:none;
  /* Bridge gap so mouse can travel from nav item to dropdown */
  margin-top:0;
}
/* Invisible bridge to fill gap between nav item and dropdown */
.nav-links>li::after{
  content:'';position:absolute;left:-20px;right:-20px;
  top:100%;height:16px;
}
.nav-links>li:hover .nav-dropdown,
.nav-links>li:focus-within .nav-dropdown{opacity:1;visibility:visible;pointer-events:all;}
.nav-dropdown a{
  display:block;
  padding:10px 24px;
  font-size:10px;
  letter-spacing:0.25em;
  text-transform:uppercase;
  color:var(--gray-2);
  transition:color 0.2s,padding-left 0.2s;
}
.nav-dropdown a:hover{color:var(--white);padding-left:30px;}

.nav-cta-btn:hover{background:var(--white);color:var(--black);border-color:var(--white);}



/* ─── HERO ─── */
#hero{
  position:relative;
  height:100svh;
  min-height:680px;
  display:flex;
  align-items:flex-end;
  overflow:hidden;
}
.hero-bg-img{
  position:absolute;inset:0;
  background:url('img-luxury.jpg') center/cover no-repeat;
  background-size:cover;
  width:100%;height:100%;
  transform:scale(1.06) translateY(0px);
  will-change:transform;
  filter:brightness(0.42) grayscale(20%);
}
@keyframes heroKen{from{transform:scale(1.06) translateY(0)}to{transform:scale(1.09) translateY(-10px)}}
.hero-vignette{
  position:absolute;inset:0;
  background:linear-gradient(to top,rgba(9,9,9,0.97) 0%,rgba(9,9,9,0.2) 55%,rgba(9,9,9,0.05) 100%);
}
.hero-inner{
  position:relative;z-index:2;
  width:100%;padding:0 60px 80px;
  display:flex;justify-content:space-between;align-items:flex-end;
}
.hero-est{
  font-size:10px;
  letter-spacing:0.5em;
  text-transform:uppercase;
  color:var(--red);
  margin-bottom:20px;
  opacity:0;animation:slideUp 0.9s 0.3s forwards;
}
.hero-title{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(52px,7.5vw,108px);
  font-weight:300;
  line-height:0.9;
  letter-spacing:-0.01em;
  margin-bottom:28px;
  opacity:0;animation:slideUp 0.9s 0.55s forwards;
}
.hero-title em{font-style:italic;color:var(--gray-2);}
.hero-subtitle{
  font-size:14.5px;
  letter-spacing:0.27em;
  text-transform:uppercase;
  color:#fafafa;
  margin-bottom:40px;
  opacity:0;animation:slideUp 0.9s 0.8s forwards;
  line-height:1.9;
}
.hero-ctas{
  display:flex;gap:16px;align-items:center;
  opacity:0;animation:slideUp 0.9s 1s forwards;
}
.cta-btn{
  font-size:10px;
  letter-spacing:0.35em;
  text-transform:uppercase;
  font-weight:500;
  padding:16px 40px;
  transition:all 0.35s;
  display:inline-block;
}
.cta-btn.primary{background:var(--white);color:var(--black);}
.cta-btn.primary:hover{background:var(--red);color:var(--white);}
.cta-btn.outline{border:1px solid rgba(255,255,255,0.35);color:var(--white);}
.cta-btn.outline:hover{border-color:var(--white);background:rgba(255,255,255,0.06);}
.hero-right{
  opacity:0;animation:slideUp 0.9s 1.1s forwards;
  text-align:right;padding-bottom:8px;
}
.hero-stats{display:flex;flex-direction:column;gap:22px;align-items:flex-end;}
.hero-stat-num{
  font-family:'Cormorant Garamond',serif;
  font-size:42px;font-weight:300;
  line-height:1;color:var(--white);
}
.hero-stat-num sup{font-size:20px;vertical-align:top;margin-top:8px;display:inline-block;}
.hero-stat-lbl{
  font-size:9px;letter-spacing:0.3em;
  text-transform:uppercase;color:var(--red);
  margin-top:2px;
}
.hero-scroll{
  position:absolute;bottom:38px;left:50%;transform:translateX(-50%);
  display:flex;flex-direction:column;align-items:center;gap:8px;
  opacity:0;animation:fadeIn 1s 1.6s forwards;
}
.hero-scroll span{font-size:8px;letter-spacing:0.45em;text-transform:uppercase;color:var(--gray-3);}
.scroll-bar{width:1px;height:52px;background:linear-gradient(to bottom,var(--gray-3),transparent);animation:scrollPulse 2s ease-in-out infinite;}
@keyframes scrollPulse{0%,100%{opacity:0.3}50%{opacity:1}}
@keyframes slideUp{from{opacity:0;transform:translateY(28px)}to{opacity:1;transform:translateY(0)}}

/* ─── MARQUEE ─── */
.marquee-strip{
  height:52px;
  background:var(--white);
  overflow:hidden;
  display:flex;align-items:center;
  position:relative;
}
.marquee-strip::before,.marquee-strip::after{
  content:'';position:absolute;top:0;bottom:0;width:80px;z-index:2;
}
.marquee-strip::before{left:0;background:linear-gradient(to right,var(--white),transparent);}
.marquee-strip::after{right:0;background:linear-gradient(to left,var(--white),transparent);}
.marquee-track{
  display:flex;
  animation:marquee 35s linear infinite;
  white-space:nowrap;
}
.marquee-track:hover{animation-play-state:paused;}
@keyframes marquee{from{transform:translateX(0)}to{transform:translateX(-50%)}}
.marquee-item{
  display:inline-flex;align-items:center;gap:16px;
  padding:0 44px;
  font-size:9.5px;
  letter-spacing:0.35em;
  text-transform:uppercase;
  color:var(--black);
  font-weight:500;
}
.marquee-dot{width:4px;height:4px;background:var(--red);border-radius:50%;flex-shrink:0;}

/* ─── SHARED ─── */
.section-rule{width:48px;height:1px;background:var(--red);margin-bottom:20px;}
.section-rule-dark{width:48px;height:1px;background:var(--red);margin-bottom:20px;}
.section-eyebrow{font-size:9.5px;letter-spacing:0.45em;text-transform:uppercase;color:var(--red);margin-bottom:20px;}
.section-heading{font-family:'Cormorant Garamond',serif;font-size:clamp(34px,4vw,58px);font-weight:300;line-height:1.08;}
.section-heading em{font-style:italic;color:var(--gray-3);}

/* ─── QUOTE 1 ─── */
#quote-1{
  padding:100px 60px;
  background:var(--white);
  text-align:center;
}
.big-quote{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(20px,3vw,36px);
  font-weight:300;
  line-height:1.55;
  color:var(--black);
  max-width:760px;
  margin:0 auto;
  font-style:italic;
}
.big-quote strong{font-style:normal;font-weight:600;}

/* ─── LISTINGS ─── */
#listings{
  padding:120px 0;
  background:var(--black);
}
.listings-header{
  padding:0 60px;
  display:flex;justify-content:space-between;align-items:flex-end;
  margin-bottom:56px;
}
.view-all-link{
  font-size:10px;letter-spacing:0.35em;text-transform:uppercase;
  color:var(--red);
  display:inline-flex;align-items:center;gap:10px;
  transition:gap 0.3s;
  padding-bottom:3px;
  border-bottom:1px solid var(--red);
}
.view-all-link:hover{gap:16px;}
.listings-track{
  display:flex;gap:2px;
  padding:0 60px;
}
.listing-card{
  flex:1 1 0%;
  position:relative;overflow:hidden;
  background:var(--gray-5);cursor:pointer;
  display:flex;flex-direction:column;
  text-decoration:none;
  color:var(--white);
}
.listing-img-placeholder{
  width:100%;height:240px;
  background:var(--gray-5);
  position:relative;overflow:hidden;
  transition:transform 0.7s cubic-bezier(0.25,0.46,0.45,0.94);
  flex-shrink:0;
}
.listing-img-placeholder::after{
  content:'';position:absolute;inset:0;
  background-size:cover;background-position:center;
  filter:grayscale(20%) brightness(0.55);
  transition:transform 0.7s ease,filter 0.7s ease;
}
.listing-card:hover .listing-img-placeholder::after{transform:scale(1.07);filter:grayscale(20%) brightness(0.38);}
.lp-1::after{background-image:url('img-luxury.jpg');} /* Residential — Gloucester County */
.lp-2::after{background-image:url('img-commercial.jpg');} /* Commercial — glass office tower */
.lp-3::after{background-image:url('img-business-brokerage-2.jpg');} /* Business Brokerage — professional handshake */
.lp-4::after{background-image:url('nc-5.jpg');} /* New Construction — aerial community shot */
.lp-5::after{background-image:url('img-luxury-2.jpg');} /* Investments & Relocation — luxury interior/keys */
.listing-info{
  padding:24px 24px 40px;
  background:var(--gray-5);
}
.listing-price{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(16px,1.4vw,22px);font-weight:400;line-height:1;margin-bottom:6px;
}
.listing-address{font-size:clamp(9px,0.7vw,10px);letter-spacing:0.15em;text-transform:uppercase;color:var(--gray-2);margin-bottom:10px;}
.listing-detail-row{display:flex;flex-wrap:wrap;gap:4px 10px;}
.listing-detail{font-size:clamp(9px,0.7vw,9.5px);letter-spacing:0.15em;text-transform:uppercase;color:var(--gray-3);}
.listing-cta{
  position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);
  background:var(--white);color:var(--black);
  font-size:9px;letter-spacing:0.35em;text-transform:uppercase;font-weight:500;
  padding:14px 30px;opacity:0;
  transition:opacity 0.4s ease;white-space:nowrap;
}
.listing-card:hover .listing-cta{opacity:1;}
/* red top accent on hover */
.listing-card::before{
  content:'';position:absolute;top:0;left:0;right:0;
  height:3px;background:var(--red);
  transform:scaleX(0);transform-origin:left;
  transition:transform 0.4s ease;z-index:2;
}
.listing-card:hover::before{transform:scaleX(1);}

/* ─── STATS SLIDER ─── */
#stats{
  padding:80px 0;
  background:var(--gray-5);
  overflow:hidden;
  border-top:1px solid rgba(255,255,255,0.05);
  border-bottom:1px solid rgba(255,255,255,0.05);
}
.stats-slider-track{
  display:flex;
}
/* Mobile marquee keyframe — the track is duplicated inside so translateX(-50%)
   gives a seamless infinite loop. Defined at root scope so it's valid regardless
   of the enclosing media query. */
@keyframes statsMarquee {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}
.stat-slide-dup { display: none; }
.stat-slide-card{
  flex:1 1 0%;
  padding:44px 40px;
  border-right:1px solid rgba(255,255,255,0.05);
  position:relative;
  transition:background 0.4s;
}
.stat-slide-card::before{
  content:'';
  position:absolute;top:0;left:0;right:0;
  height:2px;background:var(--red);
  transform:scaleX(0);transform-origin:left;
  transition:transform 0.5s ease;
}
.stat-slide-card:hover{background:rgba(255,255,255,0.02);}
.stat-slide-card:hover::before{transform:scaleX(1);}
.ss-num{
  font-family:'Cormorant Garamond',serif;
  font-size:68px;font-weight:300;line-height:1;
  color:var(--white);margin-bottom:8px;
}
.ss-num sup{font-size:30px;vertical-align:top;margin-top:10px;display:inline-block;}
.ss-label{font-size:9.5px;letter-spacing:0.3em;text-transform:uppercase;color:var(--red);font-weight:400;}
.ss-ghost{
  position:absolute;right:-10px;bottom:-10px;
  font-family:'Cormorant Garamond',serif;
  font-size:120px;font-weight:700;
  color:rgba(255,255,255,0.025);
  line-height:1;user-select:none;pointer-events:none;
}

/* ─── ABOUT ─── */
#about{
  display:grid;
  grid-template-columns:1fr 1fr;
  min-height:90vh;
}
.about-img-col{position:relative;overflow:hidden;}
.about-img-bg{
  position:absolute;inset:0;
  background:url('county-delaware.jpg') center/cover no-repeat;
  filter:grayscale(100%) brightness(0.5);
  transform:scale(1.04);
  transition:transform 8s ease;
}
.about-img-col:hover .about-img-bg{transform:scale(1.08);}
.about-img-overlay{
  position:absolute;inset:0;
  background:linear-gradient(to right,transparent 55%,var(--black) 100%);
}
.about-text-col{
  padding:100px 70px 100px 60px;
  display:flex;flex-direction:column;justify-content:center;
}
.about-heading{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(36px,3.5vw,54px);
  font-weight:300;line-height:1.12;margin-bottom:24px;
}
.about-heading em{font-style:italic;color:var(--gray-3);}
.about-rule{width:40px;height:1px;background:var(--red);margin:28px 0;}
.about-body{font-size:16.5px;line-height:1.85;color:#e5e3df;margin-bottom:18px;max-width:60ch;}
.about-names{display:flex;gap:40px;margin:32px 0 36px;}
.agent-tag-name{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;margin-bottom:4px;}
.agent-tag-role{font-size:9px;letter-spacing:0.35em;text-transform:uppercase;color:var(--red);}
.about-creds{display:flex;flex-wrap:wrap;gap:10px;margin-top:12px;}
.cred-badge{
  font-size:8.5px;letter-spacing:0.25em;text-transform:uppercase;
  border:1px solid rgba(255,255,255,0.12);
  padding:7px 14px;color:var(--gray-3);
}

/* ─── FEATURED SALES — INTERACTIVE ─── */
#sales{padding:120px 60px;background:var(--off-white);}
.sales-header{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:48px;}
.sales-header .section-heading{color:var(--black);}
.sales-header .section-eyebrow{color:var(--gray-4);}

/* Tab filter buttons */
.sales-filters{
  display:flex;gap:8px;flex-wrap:wrap;
  margin-bottom:32px;
}
.sales-filter-btn{
  font-family:'Montserrat',sans-serif;
  font-size:9px;letter-spacing:0.3em;text-transform:uppercase;
  padding:14px 18px;
  border:1px solid rgba(0,0,0,0.15);
  background:transparent;color:var(--gray-4);
  cursor:pointer;transition:all 0.25s;
  font-weight:500;
}
.sales-filter-btn.active,.sales-filter-btn:hover{
  background:var(--black);color:var(--white);border-color:var(--black);
}

/* Table layout desktop */
.sales-table{width:100%;border-collapse:collapse;}
.sales-table thead tr{
  border-bottom:2px solid rgba(0,0,0,0.1);
}
.sales-table th{
  font-family:'Montserrat',sans-serif;
  font-size:8px;letter-spacing:0.35em;text-transform:uppercase;
  color:var(--gray-3);padding:0 16px 14px;
  text-align:left;font-weight:500;
}
.sales-table th:first-child{padding-left:0;}
.sales-table th:last-child{text-align:right;}
.sales-table tbody tr{
  border-bottom:1px solid var(--gray-1);
  transition:background 0.2s;
  cursor:default;
}
.sales-table tbody tr:hover{background:rgba(0,0,0,0.025);}
.sales-table tbody tr.hidden-row{display:none;}
.sales-table td{
  padding:16px;
  vertical-align:middle;
  color:var(--black);
}
.sales-table td:first-child{padding-left:0;}
.sales-table td:last-child{text-align:right;}
.st-price{
  font-family:'Cormorant Garamond',serif;
  font-size:22px;font-weight:400;
  white-space:nowrap;
}
.st-addr{font-size:13px;color:var(--black);font-weight:400;}
.st-city{font-size:11px;color:var(--gray-3);margin-top:2px;}
.st-type{
  font-size:8.5px;letter-spacing:0.2em;text-transform:uppercase;
  color:var(--red);font-weight:500;
}
.st-mls{font-size:10px;color:var(--gray-3);}
.st-tag{
  display:inline-block;
  font-size:8px;letter-spacing:0.25em;text-transform:uppercase;
  background:rgba(192,57,43,0.08);
  color:var(--red);border:1px solid rgba(192,57,43,0.2);
  padding:4px 10px;font-weight:500;white-space:nowrap;
}
.sales-show-more{
  margin-top:28px;text-align:center;
}
.show-more-btn{
  font-family:'Montserrat',sans-serif;
  font-size:10px;letter-spacing:0.3em;text-transform:uppercase;
  font-weight:500;
  background:transparent;
  border:1px solid var(--black);
  color:var(--black);
  padding:14px 36px;
  cursor:pointer;
  transition:all 0.3s;
}
.show-more-btn:hover{background:var(--black);color:var(--white);}
.btn-transaction:focus-visible{background:var(--red)!important;border-color:var(--red)!important;outline:2px solid var(--red);outline-offset:2px;}
/* Mobile: stacked cards instead of table */
@media(max-width:768px){
  .sales-table thead{display:none;}
  .sales-table,.sales-table tbody,.sales-table tr,.sales-table td{display:block;width:100%;}
  .sales-table tbody tr{
    padding:20px 0;margin-bottom:0;
    display:flex;flex-direction:column;gap:6px;
  }
  .sales-table td{padding:0;}
  .sales-table td:last-child{text-align:left;}
  .st-price{font-size:26px;}
  #sales{padding:60px 24px;}
  .sales-header{flex-direction:column;align-items:flex-start;gap:16px;margin-bottom:32px;}
}

/* ─── QUOTE 2 ─── */
#quote-2{
  padding:110px 60px;
  background:var(--black);
  text-align:center;
  position:relative;overflow:hidden;
}
.quote-2-bg{
  position:absolute;inset:0;
  background:url('county-philadelphia.jpg') center/cover no-repeat;
  filter:grayscale(100%) brightness(0.07);
}
.quote-2-inner{position:relative;z-index:2;max-width:780px;margin:0 auto;}
.big-quote-light{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(22px,3.5vw,40px);
  font-weight:300;line-height:1.45;
  color:var(--white);font-style:italic;margin-bottom:40px;
}
.big-quote-light strong{font-style:normal;font-weight:500;color:var(--gray-1);}

/* ─── RESOURCES ─── */
#resources{
  display:grid;
  grid-template-columns:1fr 1fr;
  min-height:82vh;
}
.resources-img-col{position:relative;overflow:hidden;}
.resources-img-bg{
  position:absolute;inset:0;
  background:url('nc-3.jpg') center center/cover no-repeat;
  filter:brightness(0.48);
  transform:scale(1.04);transition:transform 10s ease;
}
.resources-img-col:hover .resources-img-bg{transform:scale(1.09);}
.resources-text-col{
  background:var(--white);
  padding:90px 70px;
  display:flex;flex-direction:column;justify-content:center;
}
.resources-text-col .section-heading{color:var(--black);margin-bottom:44px;}
.resource-list{list-style:none;display:flex;flex-direction:column;border-top:1px solid var(--gray-1);}
.resource-list a{
  display:flex;align-items:center;justify-content:space-between;
  padding:20px 0;
  border-bottom:1px solid var(--gray-1);
  font-family:'Cormorant Garamond',serif;
  font-size:22px;font-weight:400;
  color:var(--black);
  transition:all 0.3s;
}
.resource-list a:hover{padding-left:14px;color:var(--gray-4);}
.resource-arrow{font-size:18px;color:var(--red);transition:transform 0.3s;}
.resource-list a:hover .resource-arrow{transform:translateX(6px);}

/* ─── BUSINESS BROKERAGE ─── */
#brokerage{padding:140px 60px;background:var(--gray-5);position:relative;overflow:hidden;}
.brokerage-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.broker-new-tag{
  display:inline-block;font-size:8.5px;letter-spacing:0.4em;
  text-transform:uppercase;
  background:var(--red);color:var(--white);
  padding:5px 12px;margin-bottom:20px;font-weight:500;
}
.brokerage-heading{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(38px,4vw,62px);
  font-weight:300;line-height:1.05;margin-bottom:28px;
}
.brokerage-heading em{font-style:italic;color:var(--gray-3);}
.brokerage-body{font-size:16.5px;line-height:1.85;color:#e5e3df;margin-bottom:36px;}
.brokerage-features{list-style:none;display:flex;flex-direction:column;gap:14px;margin-bottom:44px;}
.brokerage-features li{
  display:flex;align-items:flex-start;gap:14px;
  font-size:15px;color:var(--gray-2);line-height:1.6;
}
.brokerage-features li::before{content:'—';color:var(--red);font-family:'Cormorant Garamond',serif;font-size:16px;margin-top:1px;flex-shrink:0;}
.brokerage-cards{display:flex;flex-direction:column;gap:2px;}
.brokerage-card{
  background:rgba(255,255,255,0.03);
  border:1px solid rgba(255,255,255,0.06);
  padding:32px 36px;
  transition:all 0.35s;
  position:relative;overflow:hidden;
}
.brokerage-card::before{
  content:'';position:absolute;left:0;top:0;bottom:0;
  width:2px;background:var(--red);
  transform:scaleY(0);transition:transform 0.4s ease;
}
.brokerage-card:hover{background:rgba(255,255,255,0.05);border-color:rgba(255,255,255,0.1);}
.brokerage-card:hover::before{transform:scaleY(1);}
.bc-num{font-size:9px;letter-spacing:0.35em;text-transform:uppercase;color:var(--red);margin-bottom:10px;}
.bc-title{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:600;margin-bottom:8px;}
.bc-desc{font-size:13px;color:var(--gray-3);line-height:1.6;}

/* ─── TESTIMONIALS ─── */
#testimonials{padding:120px 60px;background:var(--white);}
.testimonials-header{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:64px;}
.testimonials-header .section-heading{color:var(--black);}
.testimonials-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;}
.testimonial-card{
  background:var(--off-white);padding:44px 36px;
  position:relative;overflow:hidden;transition:background 0.3s;
}
.testimonial-card::before{
  content:'\201C';
  position:absolute;top:-10px;left:18px;
  font-family:'Cormorant Garamond',serif;
  font-size:120px;font-weight:700;
  color:rgba(0,0,0,0.05);
  line-height:1;user-select:none;
}
.testimonial-card:hover{background:#e5e2dc;}
.testimonial-card::after{
  content:'';position:absolute;top:0;left:0;right:0;
  height:2px;background:var(--red);
  transform:scaleX(0);transform-origin:left;
  transition:transform 0.4s ease;
}
.testimonial-card:hover::after{transform:scaleX(1);}
.testimonial-text{
  font-family:'EB Garamond',serif;
  font-size:15px;line-height:1.8;
  color:var(--gray-4);margin-bottom:28px;
  position:relative;font-style:italic;
}
.testimonial-author-name{font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:var(--black);font-weight:500;margin-bottom:4px;}
.testimonial-author-role{font-size:10px;letter-spacing:0.15em;text-transform:uppercase;color:var(--red);}

/* ─── MARKETS ─── */
#markets-wrap{
  position:relative;
  background:var(--black);
  border-top:1px solid rgba(255,255,255,0.06);
  border-bottom:1px solid rgba(255,255,255,0.06);
}
#markets-scroll-hint{
  position:absolute;top:50%;right:0;transform:translateY(-50%);
  width:80px;height:100%;
  background:linear-gradient(to right,transparent,rgba(9,9,9,0.85));
  pointer-events:none;z-index:10;
  display:flex;align-items:center;justify-content:flex-end;
  padding-right:14px;
}
#markets-scroll-hint span{
  font-size:20px;color:rgba(255,255,255,0.4);
  animation:nudge 1.8s ease-in-out infinite;
}
@keyframes nudge{0%,100%{transform:translateX(0);}50%{transform:translateX(6px);}}
#markets{
  display:flex;
  flex-direction:row;
  overflow-x:auto;
  scroll-snap-type:x mandatory;
  -webkit-overflow-scrolling:touch;
  scrollbar-width:thin;
  scrollbar-color:rgba(192,57,43,0.5) rgba(255,255,255,0.06);
  cursor:grab;
}
#markets:active{cursor:grabbing;}
#markets::-webkit-scrollbar{height:4px;}
#markets::-webkit-scrollbar-track{background:rgba(255,255,255,0.04);}
#markets::-webkit-scrollbar-thumb{background:rgba(192,57,43,0.45);border-radius:2px;}
.market-tile{
  flex:0 0 280px;
  height:320px;
  position:relative;overflow:hidden;cursor:pointer;
  scroll-snap-align:start;
  border-right:1px solid rgba(255,255,255,0.05);
}
.market-tile:last-child{border-right:none;}
.market-tile-bg{
  position:absolute;inset:0;
  background-size:cover;background-position:center;
  filter:grayscale(100%) brightness(0.52);
  transform:scale(1.04);
  transition:all 0.7s ease;
}
/* NJ Counties — accurate representative images */
/* Gloucester: Classic NJ colonial/craftsman suburban home — JK's core market */
.m1{background-image:url('county-gloucester.jpg');background-position:center;}
/* Burlington: Pine Barrens pine forest road — iconic Burlington County Pinelands */
.m2{background-image:url('county-burlington.jpg');background-position:center;}
/* Camden: Suburban NJ neighborhood / tree-lined residential street */
.m3{background-image:url('county-camden.jpg');background-position:center;}
/* Cumberland: Open farm field rows — South Jersey agriculture */
.m4{background-image:url('county-cumberland.jpg');background-position:center;}
/* Salem: Red barn and pastoral farmland — Salem County rural character */
.m5{background-image:url('county-salem.jpg');background-position:center;}
/* Cape May: Ocean beach and shoreline — Cape May shore */
.m6{background-image:url('county-capemay.jpg');background-position:center;}
/* Atlantic: Atlantic City boardwalk and casino district */
.m7{background-image:url('county-atlantic.jpg');background-position:center;}
/* Ocean: Calm bay/waterway — Barnegat Bay, Ocean County coast */
.m8{background-image:url('county-ocean.jpg');background-position:center;}
/* PA Counties */
/* Philadelphia: City Hall / urban row homes Philadelphia */
.m9{background-image:url('county-philadelphia.jpg');background-position:center;}
/* Delaware County PA: Mature suburban street, large trees — Media/Swarthmore feel */
.m10{background-image:url('county-delaware.jpg');background-position:center;}
/* Chester County PA: Green rolling hills, open pastoral countryside — horse country */
.m11{background-image:url('county-chester.jpg');background-position:center;}
/* Montgomery County PA: Nice suburban home exterior — Main Line suburbs */
.m12{background-image:url('county-montgomery.jpg');background-position:center;}
/* Bucks County PA: River/canal with autumn foliage — New Hope Delaware River */
.m13{background-image:url('county-bucks.jpg');background-position:center;}
.market-tile:hover .market-tile-bg{transform:scale(1.1);filter:grayscale(100%) brightness(0.28);}
.market-tile-overlay{
  position:absolute;inset:0;
  background:linear-gradient(to top,rgba(9,9,9,0.92) 0%,transparent 60%);
}
.market-tile-info{position:absolute;bottom:0;left:0;right:0;padding:22px 18px;}
.market-tile-name{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:500;line-height:1.2;margin-bottom:4px;}
.market-tile-sub{font-size:8.5px;letter-spacing:0.3em;text-transform:uppercase;color:var(--red);}
.market-tile-state{font-size:9px;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.55);margin-top:2px;}
.market-tile-cta{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;opacity:0;transition:opacity 0.4s;}
.market-tile:hover .market-tile-cta{opacity:1;}
.market-tile-cta-btn{background:var(--white);color:var(--black);font-size:9px;letter-spacing:0.3em;text-transform:uppercase;font-weight:500;padding:12px 24px;transition:background 0.3s;}
.market-tile-cta-btn:hover{background:var(--red);color:var(--white);}
/* Scroll arrows */
.market-arrow{
  position:absolute;top:50%;transform:translateY(-50%);
  width:44px;height:44px;border-radius:50%;
  background:rgba(9,9,9,0.75);border:1px solid rgba(255,255,255,0.18);
  color:var(--white);font-size:16px;
  display:flex;align-items:center;justify-content:center;
  cursor:pointer;z-index:20;transition:all 0.25s;
  user-select:none;
}
.market-arrow:hover{background:var(--red);border-color:var(--red);}
.market-arrow-left{left:14px;}
.market-arrow-right{right:14px;}

/* ─── CTA BANNER ─── */
#cta-banner{
  padding:150px 60px;background:var(--white);
  text-align:center;position:relative;overflow:hidden;
}
.cta-banner-pattern{
  position:absolute;inset:0;
  background-image:radial-gradient(circle,rgba(0,0,0,0.03) 1px,transparent 1px);
  background-size:28px 28px;
}
.cta-banner-inner{position:relative;z-index:2;}
.cta-banner-eyebrow{font-size:9px;letter-spacing:0.45em;text-transform:uppercase;color:var(--gray-3);margin-bottom:20px;}
.cta-banner-title{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(44px,7vw,96px);
  font-weight:300;line-height:0.95;
  color:var(--black);margin-bottom:36px;
}
.cta-banner-title em{font-style:italic;}
.cta-banner-sub{font-size:13px;color:var(--gray-4);max-width:440px;margin:0 auto 52px;line-height:1.8;}
.cta-banner-btns{display:flex;gap:16px;justify-content:center;}
.btn-black{font-size:10px;letter-spacing:0.35em;text-transform:uppercase;font-weight:500;background:var(--black);color:var(--white);padding:17px 44px;transition:background 0.3s;display:inline-block;}
.btn-black:hover{background:var(--red);}
.btn-border-black{font-size:10px;letter-spacing:0.35em;text-transform:uppercase;font-weight:500;border:1px solid var(--black);color:var(--black);padding:17px 44px;transition:all 0.3s;display:inline-block;}
.btn-border-black:hover{background:var(--black);color:var(--white);}

/* ─── CONTACT ─── */
#contact{display:grid;grid-template-columns:1fr 1fr;background:var(--black);}
.contact-img-col{position:relative;overflow:hidden;min-height:700px;}
.contact-img-bg{
  position:absolute;inset:0;
  background:url('img-luxury.jpg') center/cover no-repeat;
  filter:grayscale(100%) brightness(0.3);
  transition:transform 8s ease;transform:scale(1.04);
}
.contact-img-col:hover .contact-img-bg{transform:scale(1.08);}
.contact-img-overlay{
  position:absolute;inset:0;
  background:linear-gradient(to right,transparent 50%,var(--black) 100%);
}


.contact-form-col{padding:80px 70px 80px 60px;display:flex;flex-direction:column;justify-content:center;}
.contact-heading{font-family:'Cormorant Garamond',serif;font-size:clamp(32px,3vw,50px);font-weight:300;line-height:1.1;margin-bottom:14px;}
.contact-heading em{font-style:italic;color:var(--gray-3);}
.contact-sub{font-size:15px;color:var(--gray-3);line-height:1.8;margin-bottom:32px;max-width:360px;}
.contact-details{display:flex;flex-direction:column;gap:14px;margin-bottom:40px;}
.cd-label{font-size:8.5px;letter-spacing:0.35em;text-transform:uppercase;color:var(--red);display:block;margin-bottom:2px;}
.cd-val{font-size:13px;color:var(--white);}
.contact-form{display:flex;flex-direction:column;gap:14px;}
.cf-row{display:grid;grid-template-columns:1fr 1fr;gap:14px;}
.cf-group{display:flex;flex-direction:column;gap:7px;}
.cf-label{font-size:8.5px;letter-spacing:0.3em;text-transform:uppercase;color:var(--gray-3);}
.cf-input,.cf-select,.cf-textarea{
  background:transparent;
  border:none;
  border-bottom:1px solid rgba(255,255,255,0.18);
  border-radius:0;
  color:var(--white);
  padding:14px 0;min-height:44px;
  font-family:'Montserrat',sans-serif;
  font-size:16px;font-weight:300;letter-spacing:0.03em;
  outline:none;transition:border-color 0.3s;
  resize:none;-webkit-appearance:none;appearance:none;width:100%;
}
.cf-input::placeholder{color:rgba(245,245,243,0.50);}
.cf-select{cursor:pointer;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' viewBox='0 0 10 6'%3E%3Cpath d='M0 0l5 6 5-6z' fill='rgba(245,245,243,0.35)'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 0 center;padding-right:20px;}
.cf-select option{background:#111;color:var(--white);}
.cf-input:focus,.cf-select:focus,.cf-textarea:focus{border-bottom-color:var(--red);outline:2px solid var(--red);outline-offset:-2px;}
.cf-select option{background:var(--gray-5);}
.cf-submit{
  align-self:flex-start;
  font-family:'Montserrat',sans-serif;
  font-size:10px;letter-spacing:0.35em;text-transform:uppercase;font-weight:500;
  background:var(--white);color:var(--black);
  padding:16px 40px;border:none;cursor:pointer;
  transition:all 0.3s;margin-top:4px;
}
.cf-submit:hover{background:var(--red);color:var(--white);}
.form-success{
  display:none;
  background:rgba(255,255,255,0.04);
  border:1px solid rgba(255,255,255,0.1);
  border-left:3px solid var(--red);
  padding:20px 24px;
  font-size:13px;color:var(--gray-2);
  line-height:1.7;
  margin-top:8px;
}
.form-success.visible{display:block;}
.form-success strong{display:block;color:var(--white);font-size:11px;letter-spacing:0.2em;text-transform:uppercase;margin-bottom:6px;}

/* ─── FOOTER ─── */
footer{background:var(--gray-5);border-top:1px solid rgba(255,255,255,0.05);padding:72px 60px 36px;}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:56px;margin-bottom:56px;padding-bottom:56px;border-bottom:1px solid rgba(255,255,255,0.06);}
.footer-brand-name{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:400;letter-spacing:0.2em;text-transform:uppercase;margin-bottom:14px;display:block;}
.footer-brand-name span{color:var(--red);}
.footer-tagline{font-size:13.5px;color:#e5e3df;line-height:1.8;max-width:280px;margin-bottom:28px;}
.footer-socials{display:flex;gap:12px;}
.footer-social{width:44px;height:44px;border:1px solid rgba(255,255,255,0.1);display:flex;align-items:center;justify-content:center;font-size:12px;color:var(--gray-3);transition:all 0.3s;text-decoration:none;}
.footer-social:hover{border-color:var(--red);color:var(--red);}
.footer-col-title{font-size:9px;letter-spacing:0.4em;text-transform:uppercase;color:var(--red);margin-bottom:20px;}
.footer-col ul{list-style:none;display:flex;flex-direction:column;gap:10px;}
.footer-col ul li a{font-size:14px;color:#e5e3df;transition:color 0.25s,padding-left 0.25s;display:block;}
.footer-col ul li a:hover{color:var(--white);padding-left:6px;}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px;}
.footer-copy{font-size:11px;color:#cfcdc8;}
.footer-legal{font-size:10px;color:#cfcdc8;max-width:500px;text-align:right;line-height:1.6;}

/* ─── AGENT CARDS (inline-styled — brighten license + phone) ─── */
#about [style*="color:var(--gray-3)"]{color:#e5e3df !important;font-size:12.5px !important;}
#about [style*="color:var(--gray-2)"]{color:#ffffff !important;}

/* ─── SCROLL REVEAL ─── */
.rv{opacity:0;transform:translateY(36px);transition:opacity 0.9s ease,transform 0.9s ease;}
.rv.in{opacity:1;transform:translateY(0);}
.rv-l{opacity:0;transform:translateX(-36px);transition:opacity 0.9s ease,transform 0.9s ease;}
.rv-l.in{opacity:1;transform:translateX(0);}
.rv-r{opacity:0;transform:translateX(36px);transition:opacity 0.9s ease,transform 0.9s ease;}
.rv-r.in{opacity:1;transform:translateX(0);}

/* ─── REDUCED MOTION ─── */
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:0.01ms!important;animation-iteration-count:1!important;transition-duration:0.01ms!important;scroll-behavior:auto!important;}
  .marquee-track{animation:none!important;}
  .hero-bg-img{transform:none!important;}
  .rv,.rv-l,.rv-r{opacity:1!important;transform:none!important;}
}

/* ─── MOBILE NAV ─── */
/* Floating desktop CTAs */
#floating-cta{position:fixed;bottom:28px;right:28px;z-index:400;display:flex;flex-direction:column;gap:10px;opacity:0;transform:translateY(20px);transition:opacity 0.4s,transform 0.4s;pointer-events:none;}
#floating-cta.visible{opacity:1;transform:translateY(0);pointer-events:all;}
.float-btn{display:block;background:var(--red);color:var(--white);font-size:8.5px;letter-spacing:0.25em;text-transform:uppercase;font-weight:500;padding:12px 22px;text-align:center;white-space:nowrap;transition:background 0.2s;}
.float-btn:hover{background:#a93226;}
.float-btn.outline-float{background:rgba(9,9,9,0.9);border:1px solid rgba(255,255,255,0.2);}
.float-btn.outline-float:hover{border-color:var(--white);}
@media(max-width:900px){#floating-cta{display:none;}}

/* Sticky mobile bottom CTA bar */
#mobile-sticky-cta{display:none;position:fixed;bottom:0;left:0;right:0;z-index:500;
  background:rgba(5,5,5,0.97);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);
  border-top:1px solid rgba(255,255,255,0.08);padding:10px 12px calc(14px + env(safe-area-inset-bottom, 0px));gap:6px;align-items:stretch;}
#mobile-sticky-cta a{flex:1;text-align:center;font-size:8.5px;letter-spacing:0.2em;text-transform:uppercase;
  font-weight:500;padding:11px 4px;color:var(--white);border:1px solid rgba(255,255,255,0.12);
  transition:all 0.2s;border-radius:1px;}
#mobile-sticky-cta a.primary-cta{background:var(--red);border-color:var(--red);color:var(--white);
  letter-spacing:0.15em;}
#mobile-sticky-cta a:active{opacity:0.7;}

#mobile-nav{position:fixed;inset:0;background:var(--black);z-index:600;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:28px;transform:translateX(100%);transition:transform 0.55s cubic-bezier(0.77,0,0.175,1);}
#mobile-nav.open{transform:translateX(0);}
#mobile-nav a{font-family:'Cormorant Garamond',serif;font-size:clamp(32px,8vw,48px);font-weight:300;color:var(--white);letter-spacing:0.08em;transition:color 0.3s;}
#mobile-nav a:hover{color:var(--red);}
.mobile-close-btn{position:absolute;top:24px;right:28px;font-size:24px;color:var(--white);background:none;border:none;cursor:pointer;transition:color 0.3s;}
.mobile-close-btn:hover{color:var(--red);}

/* ─── RESPONSIVE ─── */
@media(max-width:1100px){
  .sales-grid{grid-template-columns:repeat(2,1fr);}
  .testimonials-grid{grid-template-columns:repeat(2,1fr);}
  .footer-grid{grid-template-columns:1fr 1fr;}
  .market-tile{height:280px;}
}
@media(max-width:900px){
  
  /* Hero mobile fixes */
  #hero{position:relative;height:100svh;min-height:600px;display:flex;align-items:flex-end;overflow:hidden;}
  .hero-inner{
    padding:0 20px 80px;
    flex-direction:column;
    align-items:flex-start;
    justify-content:flex-end;
    gap:20px;
    width:100%;
    max-width:100vw;
    overflow-x:hidden;
  }
  .hero-left{width:100%;max-width:100%;}
  #hero{overflow:hidden;width:100vw;max-width:100vw;}
  .hero-est{font-size:9px;letter-spacing:0.3em;margin-bottom:14px;}
  .hero-title{
    font-size:clamp(44px,11vw,72px);
    line-height:0.92;
    margin-bottom:16px;
  }
  .hero-subtitle{
    font-size:13.5px;letter-spacing:0.2em;
    margin-bottom:24px;
    line-height:1.7;
  }
  .hero-ctas{flex-direction:row;gap:10px;align-items:flex-start;flex-wrap:wrap;}
  .cta-btn{padding:16px 24px;font-size:8.5px;}
  .hero-stats-mobile{display:flex !important;}
  .hero-right{
    display:none !important;
  }
  .hero-stat-num{font-size:30px;}
  .hero-stat-lbl{font-size:8px;letter-spacing:0.2em;}
  .hero-scroll{display:none;}
  /* rest of mobile */
  #about,#resources,#contact{grid-template-columns:1fr;}
  .about-img-col,.resources-img-col,.contact-img-col{height:300px;min-height:unset;}
  .about-img-overlay{background:none;}
  .about-text-col,.resources-text-col,.contact-form-col{padding:60px 28px;}
  .listings-header,.sales-header{padding:0 20px;flex-direction:column;align-items:flex-start;gap:16px;}
  .listings-track{padding:0 20px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;}
  .listings-track::-webkit-scrollbar{display:none;}
  .listings-track .listing-card{flex:0 0 260px;scroll-snap-align:start;}
  #sales,#brokerage,#testimonials,#quote-1,#quote-2,#cta-banner{padding:48px 20px;}

  /* Valuation CTA band - stack on mobile */
  [style*="grid-template-columns:1fr auto"]{grid-template-columns:1fr!important;}
  [style*="min-width:280px"]{min-width:unset!important;max-width:none!important;}

  /* Inline padding overrides for mobile */
  [style*="padding:52px 60px"]{padding:40px 20px 20px!important;}
  [style*="padding:60px 60px"]{padding:40px 20px!important;}
  [style*="padding:64px 60px"]{padding:40px 20px!important;}
  [style*="padding:20px 60px"]{padding:16px 20px!important;}
  #insights{padding:48px 20px!important;}

  /* Inline grid overrides for mobile */
  [style*="repeat(3,1fr)"]{grid-template-columns:1fr!important;}
  [style*="32px 1fr 1fr 1fr 1fr"]{grid-template-columns:1fr!important;gap:16px!important;}
  [style*="1fr 1fr;gap:10px"]{grid-template-columns:1fr!important;}
  [style*="1fr 1fr;gap:8px"]{grid-template-columns:1fr!important;}
  [style*="1fr 300px"]{grid-template-columns:1fr!important;}

  /* Hide market scroll arrows on mobile grid */
  .market-arrow{display:none!important;}
  #markets-scroll-hint{display:none!important;}

  /* ── MOBILE MODERN ENHANCEMENTS ── */
  /* Compact hero */
  #hero{height:90vh;min-height:560px;}
  .hero-h1{font-size:clamp(36px,11vw,64px);line-height:1.05;}

  /* Stats strip - horizontal pill cards */
  .stat-slide-card{
    flex:0 0 160px;padding:20px 16px;
    border-radius:2px;
  }
  .ss-num{font-size:clamp(28px,8vw,40px);}

  /* Service cards - 2 column grid on mobile */
  .listings-grid{
    display:grid !important;
    grid-template-columns:1fr 1fr !important;
    gap:2px !important;
    padding:0 !important;
  }
  .listing-card{min-height:200px !important;}
  .listing-card .listing-img-placeholder{height:120px !important;}

  /* County tiles - 2 column snap scroll */
  #markets{
    display:grid !important;
    grid-template-columns:repeat(2,1fr) !important;
    overflow-x:hidden !important;
    gap:2px !important;
  }
  .market-tile{
    flex:none !important;
    width:100% !important;
    height:160px !important;
  }

  /* Featured sales table - hide less important columns */
  .sales-table th:nth-child(3),
  .sales-table td:nth-child(3),
  .sales-table th:nth-child(4),
  .sales-table td:nth-child(4){display:none;}
  .st-price{font-size:13px;}
  .st-addr{font-size:11px;}

  /* About section agent cards - 1 col */
  #about [style*="grid-template-columns:repeat(3"]{
    grid-template-columns:1fr !important;
    gap:12px !important;
  }

  /* Brokerage cards - 2 col */
  .brokerage-cards{display:grid;grid-template-columns:1fr 1fr;gap:2px;}

  /* Testimonials compact */
  .testimonial-card{padding:24px 20px;}
  /* Listing card CTA - visible on mobile */
  .listing-cta{opacity:1;position:static;transform:none;background:transparent;color:var(--red);font-size:9px;padding:8px 0 0;text-align:left;}
  /* Sticky mobile CTA bar */
  #mobile-sticky-cta{display:flex;}
  body{padding-bottom:calc(64px + env(safe-area-inset-bottom, 0px));}
  .brokerage-grid{grid-template-columns:1fr;gap:48px;}
  .testimonials-grid{grid-template-columns:1fr;gap:2px;}
  .testimonials-header{flex-direction:column;align-items:flex-start;gap:20px;}
  .market-tile{flex:0 0 240px;height:280px;}
  footer{padding:56px 28px 28px;}
  .footer-grid{grid-template-columns:1fr;gap:36px;}
  .footer-bottom{flex-direction:column;text-align:center;}
  .footer-legal{text-align:center;}
  .sales-grid{grid-template-columns:1fr;}
  .cf-row{grid-template-columns:1fr;}
  .cta-banner-btns{flex-direction:column;align-items:center;}
  /* Agent cards in about - stack on mobile */
  .about-text-col [style*="grid-template-columns:repeat(3"]{
    grid-template-columns:1fr !important;
  }
  .about-names{flex-direction:column;gap:20px;}
}
@media(max-width:768px){
  #mobile-sticky-cta{display:none!important;}
}

@media(max-width:600px){
  #about,#resources,#testimonials{padding:52px 20px !important;}
  .brokerage-grid{padding:52px 20px !important;}
  .markets-section{padding:40px 0 !important;}
  #markets{grid-template-columns:1fr 1fr;}
  .market-tile{height:220px;}

  #stats{padding:40px 0 !important;overflow:hidden !important;}
  .stats-slider-track{
    width:max-content;
    animation:statsMarquee 40s linear infinite;
    will-change:transform;
  }
  .stats-slider-track:hover,
  .stats-slider-track:focus-within{animation-play-state:paused;}
  .stat-slide-card{flex:0 0 200px;padding:24px 20px;}
  .stat-slide-dup{display:flex;}
  .ss-num{font-size:50px;}
}
@media(max-width:600px) and (prefers-reduced-motion:reduce){
  .stats-slider-track{animation:none;}
  .stat-slide-dup{display:none;}
}

/* accessibility widget removed */
#a11y-btn,#a11y-panel{display:none !important;}

.a11y-label{font-size:12px;color:var(--gray-2);}
.a11y-controls{display:flex;gap:8px;}
.a11y-ctrl{
  width:28px;height:28px;
  border:1px solid rgba(255,255,255,0.15);
  background:none;color:var(--white);
  font-size:14px;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  transition:background 0.2s,border-color 0.2s;
  font-family:inherit;
}
.a11y-ctrl:hover{background:var(--red);border-color:var(--red);}
.a11y-toggle{
  width:44px;height:24px;
  background:rgba(255,255,255,0.1);
  border:1px solid rgba(255,255,255,0.2);
  border-radius:12px;
  position:relative;cursor:pointer;
  transition:background 0.3s;
  flex-shrink:0;
}
.a11y-toggle.on{background:var(--red);border-color:var(--red);}
.a11y-toggle::after{
  content:'';position:absolute;top:3px;left:3px;
  width:16px;height:16px;
  background:var(--white);border-radius:50%;
  transition:transform 0.3s;
}
.a11y-toggle.on::after{transform:translateX(20px);}
/* applied accessibility classes */
body.high-contrast{filter:contrast(1.6) grayscale(100%);}
body.large-text{font-size:19px !important;}
body.large-text .hero-title{font-size:clamp(60px,8vw,120px)!important;}
body.underline-links a{text-decoration:underline!important;}
body.pause-animations *{animation-play-state:paused!important;transition:none!important;}
body.reading-guide::before{
  content:'';position:fixed;left:0;right:0;
  height:80px;
  background:rgba(192,57,43,0.12);
  pointer-events:none;z-index:9999;
  top:var(--guide-y,50%);
}

/* ─── MODAL PAGES (DMCA / Accessibility) ─── */
.modal-overlay{
  position:fixed;inset:0;
  background:rgba(9,9,9,0.96);
  z-index:2000;
  display:none;
  overflow-y:auto;
  padding:80px 60px 60px;
}
.modal-overlay.open{display:block;}
.modal-inner{max-width:760px;margin:0 auto;position:relative;}
.modal-close{
  position:fixed;top:28px;right:36px;
  font-size:28px;color:var(--white);
  background:none;border:none;cursor:pointer;
  transition:color 0.3s;z-index:2001;
}
.modal-close:hover{color:var(--red);}
.modal-eyebrow{
  font-size:9px;letter-spacing:0.45em;text-transform:uppercase;
  color:var(--red);margin-bottom:16px;
}
.modal-title{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(36px,5vw,64px);font-weight:300;
  line-height:1.05;margin-bottom:40px;
}
.modal-rule{width:48px;height:1px;background:var(--red);margin-bottom:32px;}
.modal-section-title{
  font-family:'Cormorant Garamond',serif;
  font-size:22px;font-weight:600;
  margin-bottom:12px;margin-top:36px;
  color:var(--white);
}
.modal-sub-title{
  font-size:14px;font-weight:500;
  color:var(--gray-2);margin-bottom:10px;margin-top:24px;
  letter-spacing:0.05em;
}
.modal-body{
  font-size:14px;color:var(--gray-2);line-height:1.9;margin-bottom:16px;max-width:65ch;
}
.modal-list{
  list-style:none;display:flex;flex-direction:column;gap:10px;
  margin-bottom:20px;padding-left:0;
}
.modal-list li{
  font-size:14px;color:var(--gray-2);line-height:1.7;
  display:flex;gap:12px;align-items:flex-start;
}
.modal-list li::before{content:'—';color:var(--red);flex-shrink:0;margin-top:1px;}
.modal-link{color:var(--red);text-decoration:underline;}
.modal-contact-box{
  background:rgba(255,255,255,0.03);
  border:1px solid rgba(255,255,255,0.08);
  border-left:3px solid var(--red);
  padding:24px 28px;margin-top:32px;
}
.modal-contact-box p{font-size:13px;color:var(--gray-2);line-height:1.8;}
.modal-contact-box a{color:var(--red);}
@media(max-width:900px){
  .modal-overlay{padding:60px 24px 40px;}
  .modal-close{top:20px;right:20px;}
}



/* ═══ UNIVERSAL NAV ═══ */
#nav{
  position:fixed;top:0;left:0;right:0;z-index:500;
  background:rgba(9,9,9,0.97);
  backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);
  border-bottom:1px solid rgba(255,255,255,0.07);
  padding:0 60px;height:70px;
  display:flex;align-items:center;justify-content:space-between;gap:24px;
  transition:background 0.3s;
  overflow:visible;
}
#nav.scrolled{background:rgba(9,9,9,0.99);}
.nav-logo-wrap{
  font-family:'Cormorant Garamond',serif;
  font-size:15px;font-weight:400;letter-spacing:0.22em;
  text-transform:uppercase;color:var(--white);
  line-height:1.2;text-align:center;
  text-decoration:none;flex-shrink:0;
}
.nav-logo-wrap small{display:block;font-size:9px;letter-spacing:0.18em;color:var(--gray-3);}
.nav-links{
  display:flex;gap:32px;list-style:none;
  flex:1;justify-content:center;
}
.nav-links>li{position:relative;}
.nav-links>li>a{
  font-size:10px;letter-spacing:0.28em;text-transform:uppercase;
  color:var(--gray-2);font-weight:400;
  transition:color 0.25s;
  padding:8px 0;display:flex;align-items:center;gap:4px;
  white-space:nowrap;
}
.nav-links>li>a:hover{color:var(--white);}
/* Dropdown */
.nav-dropdown{
  position:absolute;top:100%;left:50%;transform:translateX(-50%);
  background:rgba(7,7,7,0.99);border:1px solid rgba(255,255,255,0.08);
  min-width:210px;padding:8px 0 12px;
  opacity:0;visibility:hidden;
  transition:opacity 0.2s ease 0.12s,visibility 0.2s ease 0.12s ease,visibility 0.2s ease;
  pointer-events:none;z-index:600;
}
.nav-links>li:hover .nav-dropdown,
.nav-links>li:focus-within .nav-dropdown{
  opacity:1;visibility:visible;pointer-events:all;
}
.nav-dropdown a{
  display:block;padding:10px 22px;
  font-size:10px;letter-spacing:0.22em;text-transform:uppercase;
  color:var(--gray-2);transition:color 0.2s,padding-left 0.2s;
}
.nav-dropdown a:hover{color:var(--white);padding-left:28px;}
/* CTA button */
.nav-cta-btn{
  font-size:9px;letter-spacing:0.3em;text-transform:uppercase;font-weight:500;
  border:1px solid rgba(255,255,255,0.25);padding:10px 22px;
  color:var(--white);transition:all 0.25s;white-space:nowrap;flex-shrink:0;
  text-decoration:none;
}
.nav-cta-btn:hover{background:var(--white);color:var(--black);}
/* Hamburger */
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px;min-width:44px;min-height:44px;align-items:center;justify-content:center;background:none;border:none;}
.hamburger span{display:block;width:24px;height:2px;background:var(--white);transition:all 0.3s;}
/* Body offset for fixed nav */
/* hero handles nav offset */
/* Mobile nav */
#mobile-nav{
  position:fixed;inset:0;background:var(--black);z-index:700;
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:20px;
  transform:translateX(100%);transition:transform 0.5s cubic-bezier(0.77,0,0.175,1);
}
#mobile-nav.open{transform:translateX(0);}
#mobile-nav a{
  font-family:'Cormorant Garamond',serif;
  font-size:clamp(26px,7vw,40px);font-weight:300;
  color:var(--white);letter-spacing:0.08em;transition:color 0.2s;
}
#mobile-nav a:hover{color:var(--red);}
.mn-close{
  position:absolute;top:24px;right:28px;
  font-size:22px;color:var(--white);
  background:none;border:none;cursor:pointer;
  min-width:44px;min-height:44px;display:flex;align-items:center;justify-content:center;
}
.mn-areas-btn{
  color:var(--white);
}
.mn-areas-btn:hover{
  color:var(--red)!important;
}
/* Mobile areas panel */
#mn-areas{
  position:fixed;inset:0;background:var(--black);z-index:800;
  overflow-y:auto;padding:80px 28px 48px;
  display:none;
}
#mn-areas.open{display:block;}
.mn-areas-back{
  position:fixed;top:20px;left:20px;z-index:801;
  font-size:9px;letter-spacing:0.22em;text-transform:uppercase;
  color:var(--white);background:rgba(9,9,9,0.85);
  backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);
  border:1px solid rgba(255,255,255,0.12);border-radius:2px;
  cursor:pointer;padding:10px 18px;
  min-width:44px;min-height:44px;display:inline-flex;align-items:center;gap:8px;
  transition:opacity 0.3s,transform 0.3s;
}
.mn-areas-back:hover{border-color:var(--red);color:var(--red);}
.mn-areas-back.hidden{opacity:0;transform:translateY(-20px);pointer-events:none;}
.mn-county{margin-bottom:28px;}
.mn-county-name{
  font-size:9px;letter-spacing:0.35em;text-transform:uppercase;
  color:var(--red);margin-bottom:10px;
  padding-bottom:8px;border-bottom:1px solid rgba(255,255,255,0.08);
  display:flex;justify-content:space-between;align-items:center;
}
.mn-county-name a{color:var(--red);font-size:9px;letter-spacing:0.2em;}
.mn-towns{display:grid;grid-template-columns:1fr 1fr;gap:4px 16px;}
.mn-town{font-size:13px;color:var(--gray-2);padding:10px 0;display:block;}
.mn-town:hover{color:var(--white);}
@media(max-width:1280px){
  #nav{padding:0 40px;}
  .nav-links{gap:22px;}
}
@media(max-width:1100px){
  #nav{padding:0 32px;}
  .nav-links{gap:16px;}
  .nav-links>li>a{font-size:9px;letter-spacing:0.2em;}
  .nav-cta-btn{font-size:8px;letter-spacing:0.2em;padding:9px 16px;}
}
@media(max-width:1000px){
  #nav{padding:0 20px;}
  .nav-links{gap:12px;}
  .nav-links>li>a{font-size:8.5px;letter-spacing:0.15em;}
  .nav-logo-wrap{font-size:13px;letter-spacing:0.15em;}
  .nav-logo-wrap small{font-size:7px;}
  .nav-cta-btn{padding:8px 12px;font-size:8px;letter-spacing:0.15em;}
}
@media(max-width:900px){
  #nav{padding:0 20px;}
  .nav-links,.nav-cta-btn{display:none!important;}
  .hamburger{display:flex!important;}
}

/* ── AREAS MEGA DROPDOWN ── */
.areas-mega-inner{
  display:grid;
  grid-template-columns:220px 1fr;
  min-height:320px;
}

/* ── DROPDOWN HOVER BRIDGE (prevents disappearing too fast) ── */
.nav-links>li::before {
  content: '';
  position: absolute;
  top: 100%;
  left: -20px;
  right: -20px;
  height: 12px;
  background: transparent;
}

/* ── MODERN UI ENHANCEMENTS ── */
:root {
  --glow-red: rgba(192,57,43,0.15);
  --glow-white: rgba(255,255,255,0.06);
  --border-subtle: rgba(255,255,255,0.07);
  --border-accent: rgba(192,57,43,0.35);
  --glass: rgba(255,255,255,0.03);
  --glass-hover: rgba(255,255,255,0.055);
}

/* Glass morphism for nav */
#nav {
  background: rgba(9,9,9,0.85) !important;
  backdrop-filter: blur(24px) saturate(180%) !important;
  -webkit-backdrop-filter: blur(24px) saturate(180%) !important;
  border-bottom: 1px solid rgba(255,255,255,0.06) !important;
}
#nav.scrolled {
  background: rgba(9,9,9,0.96) !important;
}

/* Nav link hover - subtle underline animation */
.nav-links>li>a {
  position: relative;
}
.nav-links>li>a::after {
  content: '';
  position: absolute;
  bottom: 4px;
  left: 0;
  right: 0;
  height: 1px;
  background: var(--red);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.3s ease;
}
.nav-links>li>a:hover::after {
  transform: scaleX(1);
}

/* CTA button - refined */
.nav-cta-btn {
  position: relative;
  overflow: hidden;
  border: 1px solid rgba(192,57,43,0.5) !important;
  letter-spacing: 0.25em;
}
.nav-cta-btn::before {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--red);
  transform: translateX(-100%);
  transition: transform 0.3s ease;
}
.nav-cta-btn:hover::before { transform: translateX(0); }
.nav-cta-btn span, .nav-cta-btn { position: relative; z-index: 1; }

/* Dropdown - cleaner glass */
.nav-dropdown {
  background: rgba(9,9,9,0.97) !important;
  border: 1px solid rgba(255,255,255,0.08) !important;
  box-shadow: 0 20px 60px rgba(0,0,0,0.6), 0 0 0 1px rgba(255,255,255,0.04);
}
.nav-dropdown a {
  transition: color 0.2s, background 0.2s, padding-left 0.25s !important;
}
.nav-dropdown a:hover {
  background: var(--glow-white) !important;
  color: var(--white) !important;
}

/* Areas mega - improved */

.areas-county-item {
  cursor: pointer;
  transition: all 0.18s ease !important;
  border-left: 2px solid transparent;
}
.areas-county-item:hover, .areas-county-item.active {
  color: var(--white) !important;
  background: var(--glow-white) !important;
  border-left-color: var(--red) !important;
  padding-left: 24px;
}
.areas-town-link {
  transition: all 0.18s ease !important;
  border-radius: 2px;
}
.areas-town-link:hover {
  color: var(--white) !important;
  background: var(--glow-white) !important;
  padding-left: 14px;
}

/* Cards - glass hover effect */
.listing-card, .county-card, .related-card, .rel-card, .service-card, .svc-card {
  transition: all 0.3s ease !important;
  position: relative;
  overflow: hidden;
}
.listing-card::before, .county-card::before, .related-card::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(192,57,43,0.04) 0%, transparent 70%);
  opacity: 0;
  transition: opacity 0.3s ease;
}
.listing-card:hover::before, .county-card:hover::before, .related-card:hover::before {
  opacity: 1;
}

/* Stat blocks - accent glow */
.stat-block, .sb, .stat-item {
  transition: border-color 0.3s, box-shadow 0.3s !important;
}
.stat-block:hover, .sb:hover, .stat-item:hover {
  border-color: var(--border-accent) !important;
  box-shadow: 0 0 20px var(--glow-red), inset 0 0 20px rgba(192,57,43,0.03);
}

/* Section rules - animated */
.section-rule, .rule {
  position: relative;
  overflow: hidden;
}
.section-rule::after, .rule::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, transparent, rgba(255,255,255,0.4), transparent);
  transform: translateX(-100%);
  animation: ruleShimmer 3s ease 1s forwards;
}
@keyframes ruleShimmer {
  to { transform: translateX(200%); }
}

/* FAQ items - refined */
.faq-item {
  transition: padding 0.2s ease;
}
.faq-item.open {
  padding-left: 12px;
  border-left: 2px solid var(--red);
}
.faq-item.open .faq-q {
  color: var(--white) !important;
}

/* CTA buttons - refined */
.cta-btn.primary, .btn-w {
  position: relative;
  overflow: hidden;
  letter-spacing: 0.28em;
  transition: all 0.3s ease !important;
}
.cta-btn.outline, .btn-o {
  position: relative;
  overflow: hidden;
  transition: all 0.3s ease !important;
}
.cta-btn.outline:hover, .btn-o:hover {
  background: rgba(255,255,255,0.08) !important;
  border-color: rgba(255,255,255,0.5) !important;
}

/* Map circles - pulse effect for large markets */
.leaflet-interactive {
  transition: opacity 0.2s !important;
}

/* Footer - refined glass */
footer {
  border-top: 1px solid rgba(255,255,255,0.05);
  position: relative;
}
footer::before {
  content: '';
  position: absolute;
  top: 0;
  left: 60px;
  right: 60px;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--red), transparent);
  opacity: 0.3;
}

/* Input focus - red glow */
input:focus, select:focus, textarea:focus {
  border-color: rgba(192,57,43,0.6) !important;
  box-shadow: 0 0 0 3px rgba(192,57,43,0.25) !important;
  outline:2px solid var(--red);outline-offset:-2px;
}
input:focus-visible, select:focus-visible, textarea:focus-visible,
a:focus-visible, button:focus-visible {
  outline: 2px solid var(--red);
  outline-offset: 2px;
}

/* Scrollbar - styled */
::-webkit-scrollbar { width: 4px; height: 4px; }
::-webkit-scrollbar-track { background: var(--black); }
::-webkit-scrollbar-thumb { background: rgba(192,57,43,0.4); border-radius: 2px; }
::-webkit-scrollbar-thumb:hover { background: var(--red); }

/* Map sidebar scrollbar */
.map-city-list::-webkit-scrollbar { width: 3px; }
.map-city-list::-webkit-scrollbar-thumb { background: rgba(192,57,43,0.3); }
.areas-counties::-webkit-scrollbar { width: 3px; }
.areas-counties::-webkit-scrollbar-thumb { background: rgba(192,57,43,0.3); }

/* County page sections - ensure rv works with low threshold */
.rv { opacity: 0; transform: translateY(20px); transition: opacity 0.7s ease, transform 0.7s ease; }
.rv.in { opacity: 1 !important; transform: translateY(0) !important; }

/* County areas-county-item cursor fix */
div.areas-county-item { cursor: pointer !important; }

/* ── Multi-step form (SJNC-inspired pill design, JK palette) ── */
#msf-wrap {
  background: rgba(255,255,255,0.03);
  border: 1px solid rgba(255,255,255,0.1);
  padding: 32px 32px 28px;
  margin-top: 24px;
}
.msf-progress {
  display: flex;
  gap: 10px;
  margin-bottom: 30px;
  align-items: center;
}
.msf-dot {
  display: flex;
  align-items: center;
  gap: 10px;
  font-size: 9.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gray-3);
  font-family: 'Montserrat', sans-serif;
  font-weight: 500;
}
.msf-dot-circ {
  width: 22px;
  height: 22px;
  border-radius: 50%;
  border: 1px solid rgba(245,245,243,0.2);
  display: grid;
  place-items: center;
  font-size: 10px;
  color: var(--gray-3);
  font-weight: 500;
  transition: all 0.3s;
}
.msf-dot.active .msf-dot-circ,
.msf-dot.done .msf-dot-circ {
  background: var(--red);
  color: var(--white);
  border-color: var(--red);
}
.msf-dot.active { color: var(--white); }
.msf-dot-sep {
  flex: 1;
  height: 1px;
  background: rgba(245,245,243,0.12);
  margin: 0 4px;
}
.msf-step {
  display: none;
  animation: msfFade 0.5s cubic-bezier(0.2,0.8,0.2,1);
}
.msf-step.active { display: block; }
@keyframes msfFade {
  from { opacity: 0; transform: translateY(12px); }
  to { opacity: 1; transform: translateY(0); }
}
.msf-step-eyebrow {
  font-size: 10px;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--red);
  font-family: 'Montserrat', sans-serif;
  font-weight: 600;
  margin-bottom: 10px;
}
.msf-step-heading {
  font-family: 'Cormorant Garamond', serif;
  font-size: 28px;
  font-weight: 300;
  line-height: 1.1;
  letter-spacing: -0.01em;
  color: var(--white);
  margin-bottom: 6px;
}
.msf-step-sub {
  font-size: 12px;
  color: var(--gray-3);
  margin-bottom: 26px;
  line-height: 1.65;
  font-family: 'Montserrat', sans-serif;
  font-weight: 300;
}
.msf-pills {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 10px;
  margin-bottom: 22px;
}
.msf-pill {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  padding: 16px 16px;
  border: 1px solid rgba(245,245,243,0.14);
  background: rgba(255,255,255,0.03);
  text-align: left;
  transition: all 0.22s;
  font-family: inherit;
  cursor: pointer;
  color: var(--white);
}
.msf-pill:hover {
  border-color: rgba(192,57,43,0.6);
  background: rgba(192,57,43,0.05);
  transform: translateY(-1px);
}
.msf-pill.selected {
  border-color: var(--red);
  background: rgba(192,57,43,0.12);
  box-shadow: 0 0 0 1px var(--red);
}
.msf-pill-icon {
  width: 34px;
  height: 34px;
  border-radius: 4px;
  display: grid;
  place-items: center;
  background: rgba(255,255,255,0.06);
  font-size: 16px;
  flex-shrink: 0;
  color: var(--gray-2);
  font-family: 'Cormorant Garamond', serif;
  font-weight: 500;
  transition: all 0.22s;
}
.msf-pill.selected .msf-pill-icon {
  background: var(--red);
  color: var(--white);
}
.msf-pill-text {
  display: flex;
  flex-direction: column;
  gap: 3px;
  min-width: 0;
  flex: 1;
}
.msf-pill-title {
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.01em;
  color: var(--white);
  font-family: 'Montserrat', sans-serif;
}
.msf-pill-desc {
  font-size: 10.5px;
  color: var(--gray-3);
  line-height: 1.4;
  font-family: 'Montserrat', sans-serif;
  font-weight: 300;
}
.msf-conditional {
  display: none;
  margin-top: 18px;
  margin-bottom: 8px;
  padding: 18px 18px 16px;
  background: rgba(192,57,43,0.06);
  border: 1px solid rgba(192,57,43,0.28);
  border-left: 3px solid var(--red);
}
.msf-conditional.show { display: block; animation: msfFade 0.4s; }
.msf-group {
  display: grid;
  gap: 18px;
  margin-bottom: 22px;
}
.msf-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
.msf-field {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.msf-field-label {
  font-size: 9.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gray-3);
  font-family: 'Montserrat', sans-serif;
  font-weight: 600;
}
.msf-optional {
  font-size: 9px;
  color: var(--gray-4);
  text-transform: none;
  letter-spacing: 0.02em;
  font-weight: 400;
  margin-left: 4px;
}
.msf-field-hint {
  font-size: 10.5px;
  color: var(--gray-3);
  line-height: 1.55;
  margin-top: 6px;
  font-family: 'Montserrat', sans-serif;
  font-weight: 300;
  font-style: italic;
}
.msf-input,
.msf-select,
.msf-textarea {
  padding: 11px 0;
  background: transparent;
  border: none;
  border-bottom: 1px solid rgba(245,245,243,0.2);
  font-size: 13px;
  font-weight: 400;
  transition: border-color 0.2s;
  outline: none;
  color: var(--white);
  font-family: 'Montserrat', sans-serif;
}
.msf-input:focus,
.msf-select:focus,
.msf-textarea:focus {
  border-bottom-color: var(--red);
  box-shadow: 0 1px 0 0 var(--red);
}
.msf-select {
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' viewBox='0 0 10 6'%3E%3Cpath d='M0 0l5 6 5-6z' fill='rgba(245,245,243,0.45)'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0 center;
  padding-right: 18px;
  cursor: pointer;
}
.msf-select option { background: var(--gray-5); color: var(--white); }
.msf-textarea {
  min-height: 72px;
  resize: vertical;
}
.msf-review {
  background: rgba(255,255,255,0.04);
  padding: 22px 24px;
  margin-bottom: 24px;
  border-left: 2px solid var(--red);
}
.msf-review-row {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  padding: 11px 0;
  border-bottom: 1px solid rgba(245,245,243,0.07);
  gap: 20px;
}
.msf-review-row:last-child { border-bottom: none; }
.msf-review-label {
  font-size: 9.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gray-3);
  font-family: 'Montserrat', sans-serif;
  font-weight: 600;
  flex-shrink: 0;
  min-width: 110px;
}
.msf-review-val {
  font-size: 12.5px;
  color: var(--white);
  text-align: right;
  font-family: 'Montserrat', sans-serif;
  font-weight: 400;
  word-break: break-word;
}
.msf-actions {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 12px;
  flex-wrap: wrap;
  margin-top: 8px;
}
.msf-next {
  background: var(--red);
  color: var(--white);
  border: none;
  padding: 15px 32px;
  font-family: 'Montserrat', sans-serif;
  font-size: 9.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  font-weight: 600;
  cursor: pointer;
  transition: all 0.2s;
  box-shadow: 0 6px 20px rgba(192,57,43,0.25);
}
.msf-next:hover:not(:disabled) {
  background: #a33224;
  box-shadow: 0 8px 26px rgba(192,57,43,0.4);
  transform: translateY(-1px);
}
.msf-next:active:not(:disabled) { transform: scale(0.98); }
.msf-next:disabled {
  opacity: 0.3;
  cursor: not-allowed;
  box-shadow: none;
}
.msf-back {
  background: transparent;
  border: none;
  color: var(--gray-3);
  font-family: 'Montserrat', sans-serif;
  font-size: 9.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 500;
  cursor: pointer;
  padding: 15px 18px;
  transition: color 0.2s;
}
.msf-back:hover { color: var(--white); }
.msf-warn {
  display: none;
  font-size: 11px;
  color: var(--red);
  margin-bottom: 12px;
  letter-spacing: 0.05em;
}
#msf-step-success {
  display: none;
  text-align: center;
  padding: 20px 0 8px;
  animation: msfFade 0.55s;
}
.msf-success-mark {
  width: 62px;
  height: 62px;
  border-radius: 50%;
  background: var(--red);
  color: var(--white);
  display: grid;
  place-items: center;
  font-size: 28px;
  margin: 0 auto 22px;
}
.msf-success-title {
  font-family: 'Cormorant Garamond', serif;
  font-size: 32px;
  font-weight: 300;
  color: var(--white);
  margin-bottom: 10px;
  line-height: 1.1;
}
.msf-success-body {
  font-size: 12.5px;
  color: var(--gray-3);
  max-width: 380px;
  margin: 0 auto;
  line-height: 1.7;
  font-family: 'Montserrat', sans-serif;
  font-weight: 300;
}
@media (max-width: 700px) {
  #msf-wrap { padding: 22px 18px 20px; }
  .msf-pills { grid-template-columns: 1fr; }
  .msf-row { grid-template-columns: 1fr; }
  .msf-progress { flex-wrap: wrap; }
  .msf-actions { flex-direction: column-reverse; }
  .msf-actions .msf-next,
  .msf-actions .msf-back { width: 100%; text-align: center; }
  .msf-step-heading { font-size: 24px; }
  .msf-pill-title { font-size: 11.5px; }
  .msf-pill-desc { font-size: 10px; }
}
@media (prefers-reduced-motion: reduce) {
  .msf-step, #msf-step-success { animation-duration: 0.01s !important; }
}

/* ── Mobile footer disclaimer compact ── */
@media(max-width:768px){
  .footer-legal, .fc-lg, p.footer-legal{
    font-size:9px !important;
    line-height:1.55 !important;
    letter-spacing:0 !important;
    color:var(--gray-2) !important;
  }
  /* footer-bottom padding corrected */
  .footer-copy{font-size:9px !important;color:var(--gray-2) !important;}
  /* footer-bottom-links corrected */
  /* fb padding corrected */
  .fc-py{font-size:8.5px !important;}
  .fc-lg > span:first-child{display:none !important;} /* hide EQUAL HOUSING label text on mobile */
  .fb svg{width:20px !important;height:20px !important;}
}


/* ── Areas dropdown - CSS hover, no JS needed for open/close ── */



.areas-counties {
  border-right: 1px solid rgba(255,255,255,0.06);
  padding: 12px 0;
  overflow-y: auto;
  max-height: 420px;
}
.areas-county-item {
  display: block;
  padding: 11px 20px;
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gray-2);
  cursor: pointer;
  transition: all 0.12s;
  border-left: 2px solid transparent;
  text-decoration: none;
  white-space: nowrap;
}
.areas-county-item:hover,
.areas-county-item.active {
  color: var(--white);
  background: rgba(255,255,255,0.04);
  border-left-color: var(--red);
}


.areas-towns-header {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 14px;
  padding-bottom: 10px;
  border-bottom: 1px solid rgba(255,255,255,0.07);
}
.areas-towns-header span {
  font-size: 9px;
  letter-spacing: 0.35em;
  text-transform: uppercase;
  color: var(--red);
}
.areas-towns-header a {
  font-size: 9px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gray-2);
  text-decoration: none;
  transition: color 0.2s;
}
.areas-towns-header a:hover { color: var(--red); }
.areas-towns-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
}
.areas-town-link {
  display: block;
  padding: 10px 12px;
  font-size: 12.5px;
  color: var(--gray-2);
  text-decoration: none;
  transition: color 0.15s;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}
.areas-town-link:hover { color: var(--white); }
.areas-view-all {
  display: block;
  padding: 12px 24px;
  font-size: 9px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--red);
  text-decoration: none;
  border-top: 1px solid rgba(255,255,255,0.06);
  margin-top: 8px;
}
.areas-view-all:hover { color: var(--white); }


/* ── Areas mega dropdown - single authoritative definition ── */
.areas-mega {
  display: none;
  position: fixed;
  top: 70px;
  left: 50%;
  transform: translateX(-50%);
  background: rgba(7,7,7,0.99);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  border: 1px solid rgba(255,255,255,0.09);
  border-top: none;
  min-width: 760px;
  max-width: 980px;
  z-index: 9999;
  pointer-events: all;
  box-shadow: 0 24px 80px rgba(0,0,0,0.7);
}
#areas-nav-li:hover > .areas-mega,
.areas-mega:hover {
  display: block !important;
}

/* Mobile sticky contact bar */
@media(max-width:768px) {
  .mobile-sticky-bar {
    display: flex;
    position: fixed;
    bottom: 0;
    left: 0;
    right: 0;
    z-index: 400;
    background: rgba(9,9,9,0.97);
    border-top: 1px solid rgba(255,255,255,0.1);
    padding: 10px 16px calc(10px + env(safe-area-inset-bottom, 0px));
    gap: 8px;
  }
  .msb-btn {
    flex: 1;
    text-align: center;
    padding: 16px 8px;
    font-family: 'Montserrat', sans-serif;
    font-size: 9px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    font-weight: 500;
    text-decoration: none;
    transition: background 0.2s;
  }
  .msb-call { background: var(--red); color: #fff; }
  .msb-contact { background: transparent; color: var(--white); border: 1px solid rgba(255,255,255,0.25); }
  body { padding-bottom: calc(64px + env(safe-area-inset-bottom, 0px)); }
}
@media(min-width:769px) {
  .mobile-sticky-bar { display: none !important; }
}



.areas-towns-panel { display: none; padding: 20px 24px; }
.areas-towns-panel.active { display: block; }

/* ── WCAG Batch B: Gray-3 → Gray-2 on dark backgrounds (Issue #9) ── */
.intro-tagline,
.skip-intro,
.hero-scroll span,
.contact-sub,
.cf-label,
.listing-detail,
.cred-badge,
.bc-desc { color: var(--gray-2); }

/* ── WCAG Batch B: Red label contrast on dark backgrounds (Issues #10/#11) ── */
.hero-est,
.hero-stat-lbl,
.agent-tag-role,
.market-tile-sub,
.cd-label,
.view-all-link,
.ss-label,
.bc-num,
.footer-col-title,
.areas-view-all,
#listings .section-eyebrow,
#brokerage .section-eyebrow { color: #e74c3c; }

/* ── WCAG Batch B: Gray-3 → Gray-4 on light backgrounds (Issue #12) ── */
.cta-banner-eyebrow,
.sales-table th,
.st-mls,
.st-city { color: var(--gray-4); }

/* ── WCAG Batch C: Body text 13px → 14px (Issues #14-18, #20) ── */
.brokerage-features li,
.contact-sub,
.cta-banner-sub,
.st-addr,
.bc-desc,
.mn-town { font-size: 14px; }

/* ── WCAG Batch C: 8px labels → 9px (Issues #25-28) ── */
.areas-county-item .county-tx,
.sales-table th,
.st-tag,
.hero-scroll span { font-size: 9px; }

/* ── WCAG Batch C: 8.5px labels → 9.5px (Issues #29-33) ── */
.cred-badge,
.cd-label,
.cf-label,
.msf-label,
.market-tile-sub,
.float-btn,
.broker-new-tag { font-size: 9.5px; }

/* ── WCAG AAA: Red text on light backgrounds (Issue #13) ── */
.testimonial-author-role,
.st-type,
.st-tag { color: #8b2920; }