:root {
  --blue: #9a1b22;
  --blue-dark: #7a141a;
  --navy: #1c1919;
  --ink: #1c1919;
  --muted: #545454;
  --bg: #ffffff;
  --soft: #f4f5f7;
  --card: #ffffff;
  --line: #e3e6ea;
  --radius: 4px;
  --shadow: 0 1px 3px rgba(28, 25, 25, .08);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Montserrat, system-ui, -apple-system, sans-serif;
  font-weight: 400;
  color: var(--ink);
  background: var(--bg);
  line-height: 1.6;
}
a { color: var(--blue-dark); }
img { max-width: 100%; }
h1, h2, h3 { font-family: Montserrat, system-ui, sans-serif; line-height: 1.2; color: var(--navy); }
h1 { font-size: clamp(1.8rem, 4vw, 2.6rem); font-weight: 500; margin: .2em 0; }
h2 { font-size: clamp(1.4rem, 2.6vw, 1.9rem); font-weight: 500; margin: 0 0 .25em; }
h3 { font-size: 1.05rem; font-weight: 600; margin: 0 0 .3em; }
.wrap { max-width: 1180px; margin: 0 auto; padding: 0 16px; }
.muted { color: var(--muted); }
.eyebrow { text-transform: uppercase; letter-spacing: .14em; font-size: .75rem; font-weight: 600; }

/* Top bar */
.top-bar { background: #545454; color: #cfd6e0; font-size: .8rem; }
.top-bar-inner { display: flex; justify-content: space-between; gap: 12px; padding-top: 7px; padding-bottom: 7px; }
.top-bar-links { display: flex; gap: 18px; }
.top-bar a { color: #fff; text-decoration: none; }
.top-bar a:hover { color: #fff; text-decoration: underline; }
@media (max-width: 600px) { .top-bar-inner > span:last-child { display: none; } .top-bar-inner { justify-content: center; } }

/* Header */
.site-header { background: #fff; border-bottom: 1px solid var(--line); position: sticky; top: 0; z-index: 20; }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: 84px; gap: 16px; }
.brand { display: flex; align-items: center; gap: 10px; text-decoration: none; color: var(--navy); }
.brand-mark { color: var(--blue); display: flex; }
.brand-text { display: flex; flex-direction: column; line-height: 1.05; }
.brand-top { font-weight: 700; font-size: 1.1rem; text-transform: uppercase; letter-spacing: .04em; }
.brand-bottom { font-weight: 500; font-size: .85rem; text-transform: uppercase; letter-spacing: .42em; color: var(--blue); }
.main-nav { display: flex; gap: 2px; align-items: center; flex-wrap: wrap; justify-content: flex-end; }
.main-nav a { text-decoration: none; color: var(--navy); padding: 8px 11px; font-weight: 500; font-size: .82rem; text-transform: uppercase; letter-spacing: .06em; border-bottom: 2px solid transparent; }
.main-nav a:hover { color: var(--blue); }
.main-nav a.active { color: var(--blue); border-bottom-color: var(--blue); }
.menu-toggle { display: none; background: none; border: 1px solid var(--line); border-radius: var(--radius); font-size: 1.3rem; padding: 4px 10px; cursor: pointer; color: var(--navy); }
@media (max-width: 1120px) {
  .menu-toggle { display: block; }
  .main-nav { display: none; position: absolute; top: 84px; left: 0; right: 0; background: #fff; flex-direction: column; align-items: stretch; padding: 8px 16px 16px; border-bottom: 1px solid var(--line); }
  .main-nav.open { display: flex; }
  .main-nav a { padding: 12px 4px; border-bottom: 1px solid var(--line); }
}

/* Hero */
.hero {
  background-color: var(--navy);
  background-size: cover;
  background-position: center;
  color: #fff;
  padding: clamp(80px, 13vw, 160px) 0 clamp(80px, 12vw, 150px);
  text-align: center;
}
.hero-inner { display: flex; flex-direction: column; align-items: center; }
.hero h1 { color: #fff; font-size: clamp(2.2rem, 6vw, 4rem); font-weight: 400; text-transform: uppercase; letter-spacing: .06em; margin: 0; text-shadow: 0 2px 12px rgba(0,0,0,.35); }
.hero-tagline { font-size: clamp(1.05rem, 2.4vw, 1.6rem); font-weight: 300; text-transform: uppercase; letter-spacing: .12em; margin: 6px 0 32px; text-shadow: 0 2px 10px rgba(0,0,0,.4); }
.home-search { display: grid; grid-template-columns: 2fr 1.3fr 1.1fr auto; gap: 8px; width: 100%; max-width: 900px; background: rgba(255,255,255,.95); padding: 10px; border-radius: var(--radius); }
.home-search input, .home-search select { font: inherit; font-size: .9rem; padding: 12px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; color: var(--ink); min-width: 0; }
.home-search .btn { padding: 12px 28px; }
@media (max-width: 760px) { .home-search { grid-template-columns: 1fr; } }
.hero-actions { display: flex; gap: 12px; flex-wrap: wrap; justify-content: center; margin-top: 18px; width: 100%; max-width: 900px; }
.hero-actions .btn { flex: 1 1 220px; }

/* Blue quick-link strip */
.strip { background: var(--blue); }
.strip-inner { display: grid; grid-template-columns: repeat(3, 1fr); }
.strip a { display: flex; align-items: center; justify-content: center; gap: 14px; padding: 26px 16px; color: #fff; text-decoration: none; transition: background .15s; }
.strip a:nth-child(2) { background: rgba(0,0,0,.08); }
.strip a:hover { background: var(--blue-dark); }
.strip-icon { width: 46px; height: 46px; border-radius: 50%; background: #fff; display: grid; place-items: center; font-size: 1.3rem; flex: none; }
.strip strong { display: block; text-transform: uppercase; font-weight: 500; letter-spacing: .04em; font-size: 1.05rem; }
.strip small { display: block; text-transform: uppercase; font-size: .68rem; letter-spacing: .06em; opacity: .9; }
@media (max-width: 760px) { .strip-inner { grid-template-columns: 1fr; } .strip a { justify-content: flex-start; padding: 16px; } .strip a:nth-child(2) { background: none; } }

/* Buttons */
.btn { display: inline-block; padding: 11px 22px; border-radius: var(--radius); text-decoration: none; border: 0; cursor: pointer; font: inherit; font-weight: 500; font-size: .9rem; text-align: center; letter-spacing: .02em; }
.btn-primary { background: var(--blue); color: #fff; }
.btn-primary:hover { background: var(--blue-dark); }
.btn-light { background: #fff; color: var(--navy); }
.btn-ghost { background: rgba(0,0,0,.35); color: #fff; border: 1.5px solid rgba(255,255,255,.85); }
.btn-ghost:hover { background: rgba(0,0,0,.55); }
.btn-outline { background: transparent; color: var(--navy); border: 1.5px solid var(--navy); text-transform: uppercase; letter-spacing: .08em; font-size: .8rem; padding: 12px 34px; }
.btn-outline:hover { background: var(--navy); color: #fff; }

/* Sections */
section, section.wrap { padding-top: 56px; padding-bottom: 56px; }
section.wrap + section.wrap { padding-top: 0; }
.section-head { display: flex; justify-content: space-between; align-items: end; gap: 16px; margin-bottom: 24px; flex-wrap: wrap; }
.section-head p { margin: 0; color: var(--muted); }
.section-head.center { flex-direction: column; align-items: center; text-align: center; gap: 4px; margin-bottom: 30px; }
.section-head.center h2::after { content: ""; display: block; width: 48px; height: 2px; background: var(--blue); margin: 12px auto 4px; }
.view-all { text-align: center; margin-top: 28px; }
.page-head { padding: 44px 16px 8px; text-align: center; }
.page-head h1 { text-transform: uppercase; letter-spacing: .06em; font-weight: 400; }
.page-head p { color: var(--muted); max-width: 640px; margin-left: auto; margin-right: auto; }

/* Featured communities */
.communities { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
.community { aspect-ratio: 4 / 3; background-color: var(--navy); background-size: cover; background-position: center; display: flex; align-items: center; justify-content: flex-end; padding: 22px; color: #fff; text-decoration: none; text-align: right; transition: filter .2s; }
.community:hover { filter: brightness(1.15); }
.community strong { display: block; font-size: 1.35rem; font-weight: 600; text-transform: uppercase; letter-spacing: .03em; }
.community small { display: block; font-size: .72rem; font-weight: 600; text-transform: uppercase; letter-spacing: .1em; }
@media (max-width: 860px) { .communities { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 480px) { .communities { grid-template-columns: 1fr; } }

/* Grids & cards */
.grid { display: grid; gap: 18px; }
.grid-4 { grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); }
.grid-3 { grid-template-columns: repeat(auto-fill, minmax(290px, 1fr)); }
.grid-2 { grid-template-columns: repeat(auto-fill, minmax(360px, 1fr)); }
@media (max-width: 420px) { .grid-2, .grid-3 { grid-template-columns: 1fr; } }
.card h3 a { color: var(--navy); text-decoration: none; }
.card h3 a:hover { color: var(--blue-dark); }
.card { background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); padding: 20px; box-shadow: var(--shadow); }
a.card { text-decoration: none; color: inherit; transition: transform .15s, box-shadow .15s; display: block; }
a.card:hover { transform: translateY(-2px); box-shadow: 0 8px 22px rgba(28,25,25,.12); }
.tile-icon { font-size: 1.7rem; display: block; margin-bottom: 6px; }
.tile h3 { margin-bottom: 2px; }
.tile p { margin: 0; color: var(--muted); font-size: .9rem; }

.cat-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(170px, 1fr)); gap: 10px; }
.cat { display: flex; align-items: center; gap: 10px; padding: 13px 14px; background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; color: var(--navy); font-weight: 500; font-size: .88rem; transition: border-color .15s, color .15s; }
.cat:hover { border-color: var(--blue); color: var(--blue-dark); }
.cat span:first-child { font-size: 1.25rem; }

.badge { display: inline-block; font-size: .7rem; font-weight: 600; padding: 3px 8px; border-radius: 3px; background: var(--soft); color: var(--navy); margin: 0 4px 4px 0; }
.badge-featured { background: var(--blue); color: #fff; }
.badge-sample { background: #fff4d6; color: #7a5a00; border: 1px dashed #c9a13b; }
.biz-meta { font-size: .88rem; color: var(--muted); margin: 8px 0; }
.biz-meta div { margin: 2px 0; }

/* Events */
.event { display: flex; gap: 16px; }
.date-block { flex: 0 0 64px; text-align: center; background: var(--navy); color: #fff; border-radius: var(--radius); padding: 8px 4px; height: fit-content; }
.date-block .m { font-size: .72rem; font-weight: 600; color: #e81c24; letter-spacing: .1em; }
.date-block .d { font-size: 1.7rem; font-weight: 600; line-height: 1.05; }
.date-block .w { font-size: .72rem; color: #cfd6e0; }
.event p { margin: 4px 0; }
.event .links { display: flex; gap: 12px; flex-wrap: wrap; font-size: .88rem; margin-top: 6px; }

/* Filters */
.filters { display: flex; gap: 10px; flex-wrap: wrap; margin-bottom: 20px; }
.filters input, .filters select, form input, form select, form textarea {
  font: inherit; font-size: .92rem; padding: 11px 12px; border: 1px solid var(--line); border-radius: var(--radius); background: #fff; color: var(--ink);
}
.filters input { flex: 1 1 240px; }
.chips { display: flex; gap: 8px; flex-wrap: wrap; margin-bottom: 20px; justify-content: center; }
.chip { border: 1px solid var(--line); background: #fff; border-radius: 3px; padding: 7px 14px; cursor: pointer; font: inherit; font-size: .82rem; text-transform: uppercase; letter-spacing: .05em; }
.chip.active { background: var(--blue); color: #fff; border-color: var(--blue); }

/* Resources */
.res-list { list-style: none; padding: 0; margin: 0; }
.res-list li { padding: 12px 0; border-bottom: 1px solid var(--line); }
.res-list li:last-child { border-bottom: 0; }
.res-list strong { display: block; font-weight: 600; }
.res-list span { color: var(--muted); font-size: .9rem; }

/* Forms */
form .field { display: flex; flex-direction: column; gap: 6px; margin-bottom: 14px; }
form label { font-weight: 600; font-size: .88rem; }
form textarea { min-height: 110px; resize: vertical; }
.notice { background: #fff4d6; border: 1px solid #e9cf86; border-radius: var(--radius); padding: 12px 14px; font-size: .9rem; }
.success { background: #f8e9ea; border-color: #e0b4b7; }

/* Newsletter / band */
.band { background: var(--blue); color: #fff; border-radius: var(--radius); padding: 36px; display: grid; gap: 16px; grid-template-columns: 1fr auto; align-items: center; }
.band h2 { color: #fff; }
.band p { color: #e6f5fb; margin: 0; }
.band form { display: flex; gap: 8px; flex-wrap: wrap; }
.band input { min-width: 240px; border-color: transparent; }
.band .btn-primary { background: var(--navy); }
.band .btn-primary:hover { background: #000; }
@media (max-width: 720px) { .band { grid-template-columns: 1fr; } }

.stories { background: var(--navy); color: #fff; border-radius: var(--radius); padding: 44px 32px; text-align: center; }
.stories h2 { color: #fff; }
.stories .eyebrow { color: #e81c24; }
.stories p { color: #cfd6e0; max-width: 620px; margin: 8px auto 20px; }

/* Footer */
.site-footer { background: var(--soft); color: var(--muted); margin-top: 56px; padding: 48px 0 20px; border-top: 1px solid var(--line); font-size: .88rem; }
.site-footer a { color: var(--ink); text-decoration: none; display: block; padding: 6px 0; border-bottom: 1px solid var(--line); }
.site-footer a:hover { color: var(--blue-dark); }
.site-footer h4 { color: var(--navy); margin: 0 0 12px; font-size: 1.15rem; font-weight: 500; }
.site-footer p { margin: 0 0 8px; }
.footer-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; }
.footer-bottom { margin-top: 32px; padding-top: 16px; font-size: .78rem; text-align: center; }
@media (max-width: 760px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 440px) { .footer-grid { grid-template-columns: 1fr; } }

.back { display: inline-block; margin-bottom: 12px; text-decoration: none; font-weight: 500; }
.empty { text-align: center; padding: 40px; color: var(--muted); }

/* ---------- Real estate site additions ---------- */
.narrow { max-width: 860px; }
.hero-small { padding: clamp(60px, 9vw, 110px) 0; }
.home-search.on-page { max-width: none; background: var(--soft); border: 1px solid var(--line); grid-template-columns: repeat(3, 1fr) auto; }
@media (max-width: 860px) { .home-search.on-page { grid-template-columns: 1fr 1fr; } }
@media (max-width: 480px) { .home-search.on-page { grid-template-columns: 1fr; } }
.home-search { grid-template-columns: 1.4fr 1fr 1fr auto; }
@media (max-width: 760px) { .home-search { grid-template-columns: 1fr; } }
.strip-icon { color: var(--blue); font-weight: 700; }

/* Listings placeholder until MLS is connected */
.mls-pending { text-align: center; background: var(--soft); border: 2px dashed var(--line); border-radius: var(--radius); padding: 44px 24px; }
.mls-pending-icon { font-size: 2.4rem; }
.mls-pending p { color: var(--muted); max-width: 620px; margin: 8px auto 20px; }

/* About split */
.about-split { display: grid; grid-template-columns: 320px 1fr; gap: 40px; align-items: start; }
.about-split h2 { margin-bottom: 12px; }
.about-split .btn { margin-top: 8px; }
@media (max-width: 760px) { .about-split { grid-template-columns: 1fr; } }
.agent-card { background: var(--soft); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; text-align: center; }
.agent-card h3 { font-size: 1.4rem; font-weight: 400; margin: 14px 0 2px; }
.agent-photo { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius); display: block; }
.agent-photo.placeholder { display: grid; place-items: center; background: #dfe3e8; color: var(--muted); font-size: .9rem; text-transform: uppercase; letter-spacing: .08em; }
.agent-contact { display: flex; flex-direction: column; gap: 4px; margin-top: 12px; font-size: .9rem; }
.agent-contact a { text-decoration: none; color: var(--navy); }
.agent-contact a:hover { color: var(--blue-dark); }

/* Buyer / seller steps */
.steps { list-style: none; counter-reset: step; padding: 0; margin: 0 0 36px; }
.steps li { counter-increment: step; position: relative; padding: 4px 0 22px 64px; border-left: 2px solid var(--line); margin-left: 22px; }
.steps li:last-child { border-left-color: transparent; }
.steps li::before { content: counter(step); position: absolute; left: -23px; top: 0; width: 44px; height: 44px; border-radius: 50%; background: var(--blue); color: #fff; display: grid; place-items: center; font-weight: 600; }
.steps h3 { margin-top: 8px; }
.steps p { margin: 0; color: var(--muted); }
.form-card { padding: 28px; }
.form-card h2 { margin-bottom: 4px; }

/* Buyer / seller call-to-action pair */
.cta-pair { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 640px) { .cta-pair { grid-template-columns: 1fr; } }
.cta { background: var(--navy); color: #fff; text-decoration: none; padding: 40px 32px; border-radius: var(--radius); text-align: center; transition: background .15s; }
.cta:hover { background: var(--blue-dark); }
.cta h3 { color: #fff; font-size: 1.6rem; font-weight: 400; margin: 6px 0; }
.cta .eyebrow { color: #ffa3a7; }
.cta:hover .eyebrow { color: #fff; }
.cta p { margin: 0; color: #cfd6e0; }
.brand-bottom { letter-spacing: .3em; white-space: nowrap; }
.brand-top { white-space: nowrap; }
@media (min-width: 1121px) { .main-nav { flex-wrap: nowrap; } .main-nav a { padding: 8px 8px; letter-spacing: .04em; font-size: .78rem; white-space: nowrap; } }

.form-privacy { font-size: 13px; margin: 10px 0 0; }

/* Multi-page rebuild (2026-11-02): these headings became h2 so every page's headings
   go in order for screen readers. They keep the size they had as h3/h4. */
.steps h2, .mls-pending h2 { font-size: 1.05rem; font-weight: 600; margin: 8px 0 .3em; }
.agent-card h2 { font-size: 1.4rem; font-weight: 400; margin: 14px 0 2px; }
.cta h2 { color: #fff; font-size: 1.6rem; font-weight: 400; margin: 6px 0; }
.site-footer .footer-h { color: var(--navy); margin: 0 0 12px; font-size: 1.15rem; font-weight: 500; }
.agent-photo { height: auto; }
.skip-link { position: absolute; left: -9999px; top: 0; background: var(--navy); color: #fff; padding: 10px 14px; z-index: 100; }
.skip-link:focus { left: 8px; top: 8px; }
/* Search boxes carry town, min and max price, bedrooms and bathrooms (2026-11-02). */
.home-search { grid-template-columns: 1.4fr repeat(4, 1fr) auto; }
.home-search.on-page { grid-template-columns: 1.4fr repeat(4, 1fr) auto; }
@media (max-width: 860px) { .home-search, .home-search.on-page { grid-template-columns: 1fr 1fr; } .home-search .btn, .home-search [name=town] { grid-column: 1 / -1; } }
@media (max-width: 480px) { .home-search, .home-search.on-page { grid-template-columns: 1fr; } }
a.chip { text-decoration: none; color: var(--navy); }
a.chip:hover { background: var(--blue); color: #fff; border-color: var(--blue); }
/* Team listing cards (2026-11-02) */
.listings { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 18px; margin: 16px 0 24px; }
.listing { display: block; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; text-decoration: none; color: var(--ink); box-shadow: var(--shadow); transition: box-shadow .15s; }
.listing:hover { box-shadow: 0 4px 14px rgba(28,25,25,.15); }
.listing-photo { position: relative; aspect-ratio: 3 / 2; background: var(--soft); }
.listing-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }
.listing-nophoto { height: 100%; display: grid; place-items: center; font-size: 2.4rem; }
.listing-status { position: absolute; top: 10px; left: 10px; background: var(--blue); color: #fff; font-size: .72rem; font-weight: 600; text-transform: uppercase; letter-spacing: .06em; padding: 4px 8px; border-radius: 3px; }
.listing-status.pending { background: var(--navy); }
.listing-body { padding: 12px 14px 14px; }
.listing-price { font-size: 1.25rem; font-weight: 600; color: var(--navy); }
.listing-addr { font-weight: 500; margin: 2px 0 4px; }
.listing-facts { color: var(--muted); font-size: .9rem; }
.listing-by { color: var(--muted); font-size: .75rem; margin-top: 8px; }
/* Texting permission box and FAQ (2026-11-02) */
.field.check { display: flex; flex-direction: row; gap: 10px; align-items: flex-start; }
.field.check input { width: 20px; height: 20px; margin-top: 3px; flex: none; }
.field.check label { font-weight: 400; font-size: .85rem; color: var(--muted); }
.faq h2 { margin-top: 1.6em; font-size: 1.25rem; }
.view-all .btn + .btn { margin-left: 8px; }
.mls-note { color: var(--muted); font-size: .75rem; text-align: center; margin: 12px auto 0; max-width: 720px; }
/* Blog (2026-11-02) */
.blog-list article { padding: 18px 0; border-bottom: 1px solid var(--line); }
.blog-list h2 { font-size: 1.25rem; margin: 0 0 4px; }
.blog-list h2 a { color: var(--navy); text-decoration: none; }
.blog-list h2 a:hover { color: var(--blue-dark); }
.post h1 { text-transform: none; text-align: left; font-size: clamp(1.6rem, 3.4vw, 2.2rem); }
.post h2 { margin-top: 1.6em; font-size: 1.3rem; }
.post h3 { margin-top: 1.2em; }
.post p, .post li { max-width: 68ch; }
.byline { font-size: .85rem; }
.author-box { margin-top: 36px; padding: 20px; }
.search-note { grid-column: 1 / -1; margin: 2px 0 0; font-size: .8rem; color: var(--muted, #555); text-align: center; }