/* Mika Realty, LLC — theme carried over from the original site:
   Adamina headings, Poppins body, ocean blue #0472b3, logo green, white/warm-gray surfaces */
:root {
  --blue: #0472b3;
  --blue-dark: #024a77;
  --blue-deep: #013354;
  --blue-bright: #068cdb;
  --green: #5cb531;
  --green-dark: #3f8f1f;
  --ink: #1b1b1b;
  --text: #444;
  --muted: #786f68;
  --sand: #f6f4f1;
  --line: #e2e2e2;
  --white: #fff;
  --radius: 6px;
  --shadow: 0 10px 30px rgba(1, 51, 84, .12);
  --max: 1160px;
  --head: 'Adamina', Georgia, serif;
  --body: 'Poppins', Arial, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; overflow-x: clip; }
body {
  margin: 0;
  font-family: var(--body);
  font-size: 16px;
  line-height: 1.7;
  color: var(--text);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--blue); }
a:hover { color: var(--blue-dark); }
h1, h2, h3, h4 { font-family: var(--head); color: var(--ink); font-weight: 400; line-height: 1.25; margin: 0 0 .6em; }
h1 { font-size: clamp(2.1rem, 5vw, 3.6rem); }
h2 { font-size: clamp(1.7rem, 3.4vw, 2.5rem); }
h3 { font-size: 1.35rem; }
p { margin: 0 0 1.1em; }
.container { width: 100%; max-width: var(--max); margin: 0 auto; padding: 0 20px; }
.skip { position: absolute; left: -999px; top: 0; background: var(--blue); color: #fff; padding: 10px 16px; z-index: 1000; }
.skip:focus { left: 10px; }
.scroll-progress { position: fixed; top: 0; left: 0; right: 0; height: 3px; background: linear-gradient(90deg, var(--blue), var(--green)); transform: scaleX(0); transform-origin: 0 50%; z-index: 1001; pointer-events: none; }
.eyebrow { display: inline-block; font-size: .8rem; letter-spacing: .18em; text-transform: uppercase; color: var(--blue); font-weight: 600; margin-bottom: .8em; }
.section { padding: 90px 0; }
.section--sand { background: var(--sand); }
.section--blue { background: var(--blue-deep); color: #dce9f2; }
.section--blue h2, .section--blue h3 { color: #fff; }
.center { text-align: center; }
.lede { font-size: 1.1rem; max-width: 760px; }
.center .lede { margin-left: auto; margin-right: auto; }
.lede--wide { max-width: 1000px; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; gap: .5em;
  font-family: var(--body); font-weight: 600; font-size: .9rem; letter-spacing: .06em; text-transform: uppercase;
  padding: 14px 30px; border-radius: var(--radius); border: 2px solid var(--blue);
  background: var(--blue); color: #fff; text-decoration: none; cursor: pointer;
  transition: background .25s, color .25s, border-color .25s, transform .25s;
}
.btn:hover { background: var(--blue-dark); border-color: var(--blue-dark); color: #fff; transform: translateY(-2px); }
.btn--ghost { background: transparent; color: var(--blue); }
.btn--ghost:hover { background: var(--blue); color: #fff; }
.btn--light { background: #fff; color: var(--blue); border-color: #fff; }
.btn--light:hover { background: transparent; color: #fff; border-color: #fff; }
.btn--green { background: var(--green); border-color: var(--green); }
.btn--green:hover { background: var(--green-dark); border-color: var(--green-dark); }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; }
.center .btn-row { justify-content: center; }

/* Top bar + header */
.topbar { background: var(--blue-deep); color: #cfe2ef; font-size: .85rem; }
.topbar .container { display: flex; justify-content: space-between; align-items: center; gap: 12px; padding-top: 7px; padding-bottom: 7px; }
.topbar a { color: #fff; text-decoration: none; }
.social { display: flex; gap: 14px; align-items: center; }
.social a { display: inline-flex; width: 30px; height: 30px; align-items: center; justify-content: center; border-radius: 50%; transition: background .2s; }
.social a:hover { background: rgba(255,255,255,.15); }
.social svg { width: 16px; height: 16px; fill: currentColor; }

.site-header { position: sticky; top: 0; z-index: 100; background: rgba(255,255,255,.97); border-bottom: 1px solid var(--line); transition: box-shadow .3s; }
.site-header.is-scrolled { box-shadow: 0 6px 20px rgba(0,0,0,.08); }
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 20px; height: 88px; transition: height .3s; }
.site-header.is-scrolled .container { height: 70px; }
.brand img { height: 64px; width: auto; transition: height .3s; }
.site-header.is-scrolled .brand img { height: 50px; }
.nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 4px; align-items: center; }
.nav a { display: block; padding: 8px 12px; color: var(--ink); text-decoration: none; font-size: .9rem; font-weight: 500; border-radius: var(--radius); position: relative; }
.nav a::after { content: ''; position: absolute; left: 12px; right: 12px; bottom: 4px; height: 2px; background: var(--blue); transform: scaleX(0); transform-origin: left; transition: transform .25s; }
.nav a:hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); }
.nav a[aria-current="page"] { color: var(--blue); }
.nav .nav-cta a { background: var(--blue); color: #fff; margin-left: 6px; }
.nav .nav-cta a::after { display: none; }
.nav .nav-cta a:hover { background: var(--blue-dark); }
.nav-toggle { display: none; background: none; border: 0; padding: 10px; cursor: pointer; }
.nav-toggle span { display: block; width: 26px; height: 2px; background: var(--ink); margin: 6px 0; transition: transform .3s, opacity .3s; }

@media (max-width: 1080px) {
  .nav-toggle { display: block; }
  .nav { position: fixed; inset: 0 0 0 auto; width: min(320px, 85vw); background: #fff; box-shadow: -10px 0 30px rgba(0,0,0,.15); transform: translateX(100%); visibility: hidden; transition: transform .35s ease, visibility 0s .35s; padding: 90px 24px 24px; overflow-y: auto; }
  .nav.is-open { visibility: visible; transition: transform .35s ease; }
  .nav.is-open { transform: none; }
  .nav ul { flex-direction: column; align-items: stretch; }
  .nav a { padding: 12px; font-size: 1rem; }
  .nav .nav-cta a { margin: 10px 0 0; text-align: center; }
  .nav-toggle { position: relative; z-index: 2; }
  .nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
  .nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
  .nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }
}
@media (max-width: 600px) {
  .topbar .hide-sm { display: none; }
  .brand img { height: 52px; }
}

/* Hero */
.hero { position: relative; min-height: min(88vh, 760px); display: flex; align-items: center; color: #fff; overflow: hidden; background: var(--blue-deep); }
.hero__bg { position: absolute; inset: -8% 0 0; background-size: cover; background-position: center 60%; will-change: transform; }
.hero::before { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(1,51,84,.35) 0%, rgba(0,0,0,.45) 100%); z-index: 1; }
.hero .container { position: relative; z-index: 2; padding-top: 60px; padding-bottom: 120px; }
.hero h1 { color: #fff; max-width: 780px; text-shadow: 0 2px 20px rgba(0,0,0,.3); }
.hero p { font-size: 1.15rem; max-width: 620px; color: #f0f6fa; }
.hero .eyebrow { color: #bfe3ff; }
.hero__wave { position: absolute; left: 0; right: 0; bottom: -1px; z-index: 2; line-height: 0; }
.hero__wave svg { width: 200%; height: 90px; display: block; }
.hero__wave path { fill: #fff; }
.hero--page { min-height: 420px; }
.hero--page h1 { font-size: clamp(2rem, 4.4vw, 3.1rem); }

.split-word { display: inline-block; overflow: hidden; vertical-align: bottom; }
.split-word > span { display: inline-block; }

/* Layout helpers */
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: center; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
@media (max-width: 900px) {
  .grid-2 { grid-template-columns: 1fr; gap: 36px; }
  .grid-3 { grid-template-columns: 1fr; }
  .section { padding: 64px 0; }
}

/* Intro / broker */
.portrait { position: relative; }
.portrait img { border-radius: 50%; aspect-ratio: 1; object-fit: cover; width: min(400px, 100%); margin: 0 auto; box-shadow: var(--shadow); }
.portrait::before { content: ''; position: absolute; width: min(400px, 100%); aspect-ratio: 1; left: 50%; top: 0; transform: translate(-46%, 4%); border-radius: 50%; border: 2px solid var(--green); z-index: -1; }

/* About page: Principal Broker photo */
.broker-photo { position: relative; display: block; width: min(380px, 100%); margin: 0 auto; isolation: isolate; }
.broker-photo__frame { position: absolute; inset: 22px -22px -22px 22px; border: 2px solid var(--green); border-radius: 14px; z-index: -1; }
.broker-photo__img { position: relative; display: block; overflow: hidden; border-radius: 14px; box-shadow: 0 24px 50px rgba(1, 51, 84, .25); }
.broker-photo__img img { width: 100%; aspect-ratio: 2 / 3; object-fit: cover; object-position: 50% 20%; transition: transform .8s cubic-bezier(.2, .7, .2, 1); }
.broker-photo:hover .broker-photo__img img { transform: scale(1.04); }
.broker-photo__shine { position: absolute; inset: 0; background: linear-gradient(105deg, transparent 35%, rgba(255, 255, 255, .45) 50%, transparent 65%); opacity: 0; pointer-events: none; }
.broker-photo__tag { position: absolute; left: -24px; bottom: 32px; background: var(--white); padding: 12px 20px; border-left: 4px solid var(--blue); border-radius: var(--radius); box-shadow: var(--shadow); text-align: left; line-height: 1.3; }
.broker-photo__tag b { display: block; font-family: var(--head); color: var(--ink); font-size: 1.1rem; }
.broker-photo__tag small { color: var(--muted); font-size: .8rem; letter-spacing: .04em; text-transform: uppercase; }
@media (max-width: 600px) {
  .broker-photo { width: calc(100% - 22px); margin-right: 22px; }
  .broker-photo__tag { left: 12px; bottom: 16px; }
}
.stats { display: flex; gap: 40px; margin: 10px 0 30px; flex-wrap: wrap; }
.stat strong { display: block; font-family: var(--head); font-size: 2.6rem; color: var(--blue); line-height: 1; }
.stat span { font-size: .85rem; color: var(--muted); text-transform: uppercase; letter-spacing: .1em; }

/* Feature rows */
.feature { display: grid; grid-template-columns: 1.1fr 1fr; gap: 60px; align-items: center; padding: 50px 0; }
.feature:nth-child(even) .feature__img { order: 2; }
.feature__img { overflow: hidden; border-radius: var(--radius); box-shadow: var(--shadow); aspect-ratio: 4/3; }
.feature__img img { width: 100%; height: 115%; object-fit: cover; }
@media (max-width: 900px) {
  .feature { grid-template-columns: 1fr; gap: 28px; padding: 30px 0; }
  .feature:nth-child(even) .feature__img { order: 0; }
}

/* Cards */
.card { background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); overflow: hidden; display: flex; flex-direction: column; transition: transform .3s, box-shadow .3s; }
.card:hover { transform: translateY(-6px); box-shadow: 0 18px 40px rgba(1,51,84,.18); }
.card__img { aspect-ratio: 1; overflow: hidden; background: var(--sand); }
.card__img img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 10%; }
.card__img--logo img { object-fit: contain; padding: 18%; }
.card__body { padding: 24px; flex: 1; display: flex; flex-direction: column; }
.card__body h3 { margin-bottom: .3em; }
.card__body p { font-size: .95rem; }
.card__body .btn { margin-top: auto; align-self: flex-start; }
.agent-meta { list-style: none; padding: 0; margin: 0 0 18px; font-size: .9rem; }
.agent-meta li { padding: 4px 0; border-bottom: 1px dashed var(--line); }
.agent-meta b { color: var(--ink); font-weight: 500; }

.icon-card { text-align: center; padding: 10px; }
.icon-card img { width: 200px; height: 200px; border-radius: 50%; object-fit: cover; margin: 0 auto 22px; box-shadow: var(--shadow); }

/* Service blocks */
.service { padding: 34px; background: #fff; border-radius: var(--radius); border-top: 4px solid var(--blue); box-shadow: var(--shadow); }
.service:nth-child(even) { border-top-color: var(--green); }
.services { display: grid; grid-template-columns: 1fr 1fr; gap: 30px; }
@media (max-width: 900px) { .services { grid-template-columns: 1fr; } }

/* Quote */
.quote { font-family: var(--head); font-size: clamp(1.3rem, 2.6vw, 1.9rem); line-height: 1.5; color: #fff; max-width: 900px; margin: 0 auto; }
.quote cite { display: block; font-family: var(--body); font-style: normal; font-size: .95rem; margin-top: 18px; color: #9cc9e6; }

/* Contact */
.contact-wrap { display: grid; grid-template-columns: 1.2fr 1fr; gap: 50px; }
@media (max-width: 900px) { .contact-wrap { grid-template-columns: 1fr; } }
.form { display: grid; gap: 16px; }
.form label { font-size: .85rem; font-weight: 500; color: var(--ink); display: block; margin-bottom: 4px; }
.form input, .form textarea, .form select { width: 100%; padding: 13px 14px; border: 1px solid #cfcfcf; border-radius: var(--radius); font: inherit; background: #fff; transition: border-color .2s, box-shadow .2s; }
.form input:focus, .form textarea:focus, .form select:focus { outline: none; border-color: var(--blue); box-shadow: 0 0 0 3px rgba(4,114,179,.15); }
.form .row-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
@media (max-width: 600px) { .form .row-2 { grid-template-columns: 1fr; } }
.form .hp { display: none; }
.info-list { list-style: none; padding: 0; margin: 0; }
.info-list li { padding: 14px 0; border-bottom: 1px solid var(--line); display: flex; gap: 14px; }
.info-list svg { width: 22px; height: 22px; fill: var(--blue); flex: none; margin-top: 3px; }
.map { border: 0; width: 100%; height: 280px; border-radius: var(--radius); margin-top: 20px; }

/* Embeds (Rentec / CINC) */
.embed-shell { border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: #fff; box-shadow: var(--shadow); }
.embed-bar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px; padding: 14px 18px; background: var(--sand); border-bottom: 1px solid var(--line); font-size: .9rem; }
.embed-bar .live { display: inline-flex; align-items: center; gap: 8px; color: var(--ink); font-weight: 500; }
.embed-bar .live::before { content: ''; width: 9px; height: 9px; border-radius: 50%; background: var(--green); box-shadow: 0 0 0 0 rgba(92,181,49,.6); animation: pulse 2s infinite; }
@keyframes pulse { 70% { box-shadow: 0 0 0 9px rgba(92,181,49,0); } 100% { box-shadow: 0 0 0 0 rgba(92,181,49,0); } }
.embed-frame { position: relative; }
.embed-frame iframe { display: block; width: 100%; height: 1500px; border: 0; }
.embed-fallback { display: none; padding: 60px 24px; text-align: center; }
.embed-shell.is-blocked iframe { display: none; }
.embed-shell.is-blocked .embed-fallback { display: block; }
.embed-loading { position: absolute; inset: 0; display: flex; align-items: flex-start; justify-content: center; padding-top: 80px; background: #fff; color: var(--muted); pointer-events: none; transition: opacity .4s; }
.embed-shell.is-loaded .embed-loading { opacity: 0; visibility: hidden; transition: opacity .4s, visibility 0s .4s; }
@media (max-width: 700px) { .embed-frame iframe { height: 1300px; } }

.quick-links { display: grid; grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); gap: 14px; }
.quick-links a { display: block; padding: 18px 20px; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; color: var(--ink); font-weight: 500; transition: border-color .2s, transform .2s, box-shadow .2s; }
.quick-links a:hover { border-color: var(--blue); transform: translateY(-3px); box-shadow: var(--shadow); }
.quick-links small { display: block; color: var(--muted); font-weight: 400; }

.portal-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
@media (max-width: 900px) { .portal-cards { grid-template-columns: 1fr; } }
.portal-card { padding: 30px; border-radius: var(--radius); background: #fff; box-shadow: var(--shadow); text-align: center; }
.portal-card h3 { margin-bottom: .4em; }

/* Downloads */
.dl-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 14px; }
.dl-list li { display: flex; align-items: center; justify-content: space-between; gap: 16px; padding: 20px 24px; background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); flex-wrap: wrap; }
.dl-list .file { display: flex; align-items: center; gap: 16px; }
.dl-list .file svg { width: 34px; height: 34px; fill: var(--blue); flex: none; }
.dl-list h3 { margin: 0; font-size: 1.1rem; }
.dl-list small { color: var(--muted); }

/* Resources */
.resource-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 20px; }
@media (max-width: 800px) { .resource-grid { grid-template-columns: 1fr; } }
.resource { padding: 24px 26px; background: #fff; border-left: 4px solid var(--blue); border-radius: var(--radius); box-shadow: var(--shadow); }
.resource:nth-child(4n+2), .resource:nth-child(4n+3) { border-left-color: var(--green); }
.resource h3 { font-size: 1.15rem; margin-bottom: .3em; }
.resource p { margin: 0; font-size: .95rem; }

/* Reviews */
.review-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 30px; }
@media (max-width: 800px) { .review-cards { grid-template-columns: 1fr; } }
.review-card { padding: 40px; border-radius: var(--radius); background: #fff; box-shadow: var(--shadow); text-align: center; }
.stars { color: #f5b301; font-size: 1.6rem; letter-spacing: 4px; margin-bottom: 10px; }

/* Letter (broker bio) */
.letter { max-width: 760px; }
.letter > p:first-of-type::first-letter { font-family: var(--head); float: left; font-size: 3.6rem; line-height: .9; padding: 6px 10px 0 0; color: var(--blue); }
.signature { margin: .2em 0 1.2em; }
.signature img { display: block; width: clamp(135px, 37vw, 164px); height: auto; }
.verse { --clay: #a3785f; margin: 2.2em 0 1.8em; padding: 0 10px; text-align: center; }
.verse::before, .verse::after { content: ''; display: block; width: 90px; height: 1px; margin: 0 auto 1.1em; background: linear-gradient(90deg, transparent, var(--clay), transparent); }
.verse::after { margin: 1.1em auto 0; }
.verse p { font-family: 'Cormorant Garamond', var(--head); font-style: italic; font-weight: 400; font-size: clamp(1.35rem, 2.7vw, 1.6rem); line-height: 1.5; text-wrap: balance; color: #8a6450; margin: 0 0 .45em; }
.verse cite { font-family: 'Poppins', sans-serif; font-style: normal; font-size: .76rem; font-weight: 400; color: var(--clay); letter-spacing: .28em; text-transform: uppercase; }
.bio-side .verse { margin: 2.4em 0 0; padding: 0 24px; }
.bio-photo { position: relative; margin: 0; overflow: hidden; border-radius: 14px; box-shadow: 0 24px 50px rgba(1, 51, 84, .22); }
.bio-photo img { width: 100%; display: block; }
.bio-photo__shine { position: absolute; inset: 0; background: linear-gradient(105deg, transparent 35%, rgba(255, 255, 255, .45) 50%, transparent 65%); opacity: 0; pointer-events: none; }

/* CTA band */
.cta-band { background: linear-gradient(120deg, var(--blue-dark), var(--blue) 60%, var(--blue-bright)); color: #e6f3fb; padding: 70px 0; position: relative; overflow: hidden; }
.cta-band h2 { color: #fff; }
.cta-band .container { position: relative; z-index: 1; display: flex; justify-content: space-between; align-items: center; gap: 30px; flex-wrap: wrap; }
.cta-band .container > div:first-child { max-width: 640px; }
.cta-band svg.bg-wave { position: absolute; right: -10%; bottom: -30px; width: 70%; opacity: .12; }

/* Footer */
.site-footer { background: #0e1e2a; color: #a9b8c3; font-size: .92rem; padding: 70px 0 0; }
.site-footer h4 { color: #fff; font-family: var(--body); font-size: .85rem; letter-spacing: .15em; text-transform: uppercase; font-weight: 600; margin-bottom: 1.2em; }
.site-footer a { color: #d6e3ec; text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; }
/* quote fills the open space under the last two columns; first two columns span both rows */
.footer-grid--quote > div:nth-child(-n+2) { grid-row: span 2; }
.footer-quote { grid-column: 3 / 5; margin: 0; padding-left: 20px; border-left: 2px solid var(--green); align-self: start; }
.footer-quote blockquote { margin: 0 0 .7em; font-family: var(--head); font-size: .98rem; line-height: 1.7; color: #d6e3ec; }
.footer-quote figcaption { font-size: .76rem; letter-spacing: .2em; text-transform: uppercase; color: #8fa3b1; }
.footer-quote figcaption::before { content: '— '; }
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; } .footer-grid--quote > div:nth-child(-n+2) { grid-row: auto; } .footer-quote { grid-column: 1 / -1; } }
/* phones: logo, address and quote full width; the two link lists sit side by side */
@media (max-width: 560px) { .footer-grid { gap: 32px 20px; } .footer-grid > div:first-child, .footer-grid > div:nth-child(4) { grid-column: 1 / -1; } }
/* older iPhones (iOS 15 and earlier) don't support overflow: clip — stop sideways wobble there too */
@supports not (overflow: clip) { html, body { overflow-x: hidden; } }
.footer-grid ul { list-style: none; padding: 0; margin: 0; }
.footer-grid li { padding: 4px 0; }
.footer-logo { background: #fff; padding: 12px 16px; border-radius: var(--radius); display: inline-block; margin-bottom: 18px; }
.footer-logo img { height: 60px; width: auto; }
.footer-badges { display: flex; gap: 12px; margin-top: 18px; }
.footer-badges img { height: 56px; width: auto; background: #fff; border-radius: 4px; padding: 4px; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.1); margin-top: 50px; padding: 22px 0; display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: .82rem; }
.site-footer .social a { color: #fff; background: rgba(255,255,255,.08); }

/* Animation gating: content stays visible when JS/GSAP is unavailable */
.js [data-reveal], .js [data-reveal-stagger] > * { opacity: 0; }
@media (prefers-reduced-motion: reduce) {
  .js [data-reveal], .js [data-reveal-stagger] > * { opacity: 1 !important; transform: none !important; }
  html { scroll-behavior: auto; }
}

/* Testimonials (reviews page) */
.testimonials { columns: 3 300px; column-gap: 30px; margin-top: 40px; }
.testimonial { break-inside: avoid; margin: 0 0 30px; padding: 32px; background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); border-top: 4px solid var(--blue); }
.testimonial .stars { font-size: 1.15rem; letter-spacing: 3px; }
.testimonial blockquote { margin: 0 0 20px; line-height: 1.7; }
.testimonial figcaption { display: flex; flex-direction: column; gap: 2px; padding-top: 16px; border-top: 1px solid var(--line); }
.testimonial figcaption strong { font-family: var(--head); color: var(--blue); font-weight: 400; font-size: 1.05rem; }
.testimonial figcaption span { font-size: .8rem; color: var(--muted); text-transform: uppercase; letter-spacing: .08em; }

/* Neighborhood guide FAQ */
.faq { max-width: 860px; margin: 40px auto 0; }
.faq details { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); margin-bottom: 12px; transition: border-color .2s, box-shadow .2s; }
.faq details[open] { border-color: var(--blue); box-shadow: var(--shadow); }
.faq summary { position: relative; padding: 18px 56px 18px 22px; font-weight: 600; color: var(--ink); cursor: pointer; list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: '+'; position: absolute; right: 22px; top: 50%; transform: translateY(-50%); font-size: 1.5rem; line-height: 1; color: var(--blue); transition: transform .3s; }
.faq details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq details p { margin: 0; padding: 0 22px 20px; }
.service h3 a { color: inherit; text-decoration: none; }
.service h3 a:hover { color: var(--blue); }

/* Wire fraud warning, privacy notes and legal pages */
.wire-alert { background: #fff8ec; border: 1px solid #f1d39b; border-left: 5px solid #d98b00; border-radius: var(--radius); padding: 22px 26px; margin-bottom: 40px; }
.wire-alert h2 { font-size: 1.4rem; margin: 0 0 .4em; color: #8a5a00; }
.wire-alert p { margin: 0; }
.wire-alert--compact { padding: 14px 18px; margin: 18px 0; font-size: .9rem; line-height: 1.55; }
.wire-alert--compact strong { color: #8a5a00; }
.form-note { font-size: .82rem; color: var(--muted); margin: 4px 0 0; }
.legal { max-width: 860px; }
.legal h2 { font-size: 1.5rem; margin: 1.8em 0 .5em; }
.legal ul { padding-left: 1.2em; }
.legal li { margin-bottom: .5em; }
.footer-notice { margin: 40px 0 0; padding: 16px 20px; border: 1px solid rgba(255,255,255,.12); border-left: 4px solid #d98b00; border-radius: var(--radius); font-size: .85rem; line-height: 1.6; }
.footer-notice strong { color: #ffc766; }
.footer-notice + .footer-bottom { margin-top: 24px; }

/* Home Buyer Resources: step timeline */
.steps { position: relative; max-width: 820px; margin: 50px auto 0; padding: 0; list-style: none; }
.steps::before, .steps__progress { content: ''; position: absolute; left: 27px; top: 28px; bottom: 28px; width: 3px; border-radius: 3px; }
.steps::before { background: var(--line); }
.steps__progress { background: linear-gradient(var(--blue), var(--green)); transform-origin: 50% 0; }
.step { position: relative; display: grid; grid-template-columns: 56px 1fr; gap: 24px; padding: 0 0 34px; z-index: 1; }
.step:last-child { padding-bottom: 0; }
.step__num { width: 56px; height: 56px; border-radius: 50%; display: grid; place-items: center; background: #fff; border: 3px solid var(--line); font-family: var(--head); font-size: 1.4rem; color: var(--muted); transition: background .4s, border-color .4s, color .4s, transform .4s; }
.step.is-active .step__num, html:not(.js) .step__num { background: var(--blue); border-color: var(--blue); color: #fff; transform: scale(1.06); }
.step h3 { margin: 12px 0 .3em; }
.step p { margin: 0; }

/* Mortgage calculator */
.calc { margin-top: 24px; }
.calc-result { background: #fff; border-radius: 14px; box-shadow: var(--shadow); padding: 34px; border-top: 4px solid var(--green); }
.calc-result__total { font-family: var(--head); font-size: clamp(2.4rem, 5vw, 3.4rem); color: var(--blue); margin: .1em 0 .4em; line-height: 1.1; }
.calc-result__list { list-style: none; padding: 0; margin: 0 0 18px; }
.calc-result__list li { display: flex; justify-content: space-between; gap: 16px; padding: 10px 0; border-bottom: 1px solid var(--line); }
.calc-result__list strong { color: var(--ink); font-weight: 600; }
.calc-result__loan { color: var(--muted); }
.calc-result .btn { margin-top: 10px; }
.resource-cards .service .btn { margin-top: 8px; }
.calc-disclosure { line-height: 1.55; }


/* "Find a Realtor" lands with the founder section ending above mid-screen and the agents starting below,
   so visitors see there is more to read in both directions */
.anchor-mid { display: block; height: 0; scroll-margin-top: 52vh; }
.footer-tagline { font-family: 'Cormorant Garamond', Georgia, serif; font-style: italic; font-weight: 400; font-size: 1.3rem; line-height: 1.35; letter-spacing: .01em; color: #dcc3ae; max-width: 260px; }