/* montanashome.com v2 — built on the HomeSmart Brand Guidelines v1.0 (08.2025)
   Primary: HomeSmart Red #CD1935, HomeSmart Black #161612 · Secondary: Cream #F4EDE5, White
   Tertiary: Gold #CC8D4F, Navy #031F30, Light Gray #F6F4F2, Mid Gray #B8B7B7, Dark Gray #61595D
   Type: Manrope (self-hosted, OFL). Headers Bold −20 tracking, 1.0 line height · Subheads Semibold +200 tracking, caps · Body 1.5
   Patterns: straight diagonal lines + diamonds (no circles or waves). */
@font-face{font-family:"Manrope";src:url("/assets/fonts/manrope-latin-var.woff2") format("woff2");font-weight:200 800;font-style:normal;font-display:swap}
:root{
  --red:#CD1935;--red-dark:#A8132B;--black:#161612;--ink:#161612;--cream:#F4EDE5;--white:#fff;
  --gold:#CC8D4F;--navy:#031F30;--lgray:#F6F4F2;--mgray:#B8B7B7;--dgray:#61595D;
  --line:#E4DED8;--shadow:0 18px 40px rgba(22,22,18,.10);--shadow-lg:0 30px 60px rgba(22,22,18,.18);
  --radius:4px;--wrap:1200px;
  --diag:repeating-linear-gradient(-45deg,rgba(255,255,255,.045) 0 1px,transparent 1px 18px);
  --diag-dark:repeating-linear-gradient(-45deg,rgba(22,22,18,.05) 0 1px,transparent 1px 18px);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;font-family:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;font-size:1.0625rem;line-height:1.5;color:var(--ink);background:#fff;font-weight:400}
img,video{max-width:100%;height:auto;display:block}
picture{display:block}
a{color:var(--red-dark);text-underline-offset:3px}
a:hover{color:var(--red)}
:focus-visible{outline:3px solid var(--red);outline-offset:2px}
.dark-section :focus-visible,.page-hero :focus-visible,.site-footer :focus-visible,.home-hero :focus-visible,.cta-band :focus-visible,.topbar :focus-visible{outline-color:#fff}
h1,h2,h3,h4{font-weight:700;letter-spacing:-.02em;line-height:1.05;margin:0 0 .6em;color:inherit}
h1{font-size:clamp(2.3rem,6vw,4.2rem)}
h2{font-size:clamp(1.9rem,4.2vw,3rem)}
h3{font-size:1.25rem;line-height:1.2}
p{margin:0 0 1em}
ul,ol{margin:0 0 1em}
.hl{color:var(--red)}
.sub,.eyebrow{font-weight:600;text-transform:uppercase;letter-spacing:.2em;font-size:.78rem;line-height:1.4}
.eyebrow{color:var(--red-dark);margin:0 0 .9rem;display:flex;align-items:center;gap:.7rem}
.eyebrow::before{content:"";width:28px;height:2px;background:currentColor;flex:none}
.eyebrow-2l{flex-wrap:wrap;row-gap:.35rem}.eyebrow-2l span{flex-basis:100%;padding-left:calc(28px + .7rem)}
.container{width:min(100% - 2.5rem,var(--wrap));margin-inline:auto}
.narrow{max-width:780px}
.section{padding:clamp(3.5rem,8vw,6.5rem) 0}
.section.tight{padding:clamp(2.5rem,5vw,4rem) 0}
.alt{background:var(--lgray)}
.cream{background:var(--cream)}
.section-intro{max-width:720px;color:var(--dgray);font-size:1.1rem;margin-bottom:2rem}
.small,.small-note{font-size:.88rem}
.small-note{color:var(--dgray)}
.muted{color:var(--mgray)}
.nowrap{white-space:nowrap}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip-link{position:absolute;left:-999px;top:0;background:var(--black);color:#fff;padding:.7rem 1rem;z-index:100}
.skip-link:focus{left:1rem;top:1rem}
.ico{width:1.05em;height:1.05em;flex:none}
.add{background:#fff3b0;padding:0 .2rem}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55rem;font:inherit;font-weight:700;font-size:.98rem;letter-spacing:.01em;line-height:1.2;padding:.95rem 1.5rem;border-radius:var(--radius);border:2px solid transparent;text-decoration:none;cursor:pointer;transition:background .15s,color .15s,border-color .15s,transform .15s;min-height:48px}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--red);color:#fff;border-color:var(--red)}
.btn-primary:hover{background:var(--red-dark);border-color:var(--red-dark);color:#fff}
.btn-dark{background:var(--black);color:#fff;border-color:var(--black)}
.btn-dark:hover{background:#000;color:#fff}
.btn-outline{background:transparent;color:var(--black);border-color:var(--black)}
.btn-outline:hover{background:var(--black);color:#fff}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-ghost:hover{background:#fff;color:var(--black);border-color:#fff}
.btn-small{padding:.6rem 1.1rem;min-height:42px;font-size:.92rem}
.btn-block{width:100%}
.card-link{font-weight:700;color:var(--black);text-decoration:none;border-bottom:2px solid var(--red);padding-bottom:2px}
.card-link:hover{color:var(--red-dark)}
.card-link::after{content:" →"}
a.inline{color:var(--red-dark)}

/* ---------- top bar + header ---------- */
.topbar{background:var(--black);color:#fff;font-size:.8rem;background-image:var(--diag)}
.topbar-inner{display:flex;justify-content:space-between;align-items:center;gap:1rem;min-height:38px}
.topbar p{margin:0}
.topbar .sub{font-size:.68rem;letter-spacing:.18em}
.topbar-brand{display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.topbar .dot{width:5px;height:5px;background:var(--red);transform:rotate(45deg);display:inline-block}
.topbar a{color:#fff;text-decoration:none;font-weight:700;display:inline-flex;align-items:center;gap:.4rem}
.topbar a:hover{color:var(--cream)}
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:78px}
.brand{display:flex;align-items:center;gap:1rem;text-decoration:none;color:var(--black);padding:.4rem 0}
.wordmark{display:flex;flex-direction:column;line-height:1}
.wm-name{font-weight:800;font-size:1.32rem;letter-spacing:-.02em}
.wm-sub{font-weight:600;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--dgray);margin-top:.35rem}
.brand-rule{width:1px;align-self:stretch;background:var(--mgray);margin:.2rem 0}
/* HomeSmart logo: never below 100px wide; clear space ≈ height of the "H" kept by padding */
.hs-logo{width:150px;min-width:100px;height:auto;padding:6px 0}
.main-nav{display:flex;align-items:center;gap:.6rem}
.nav-menu{list-style:none;display:flex;align-items:center;gap:.1rem;margin:0;padding:0}
.nav-menu > li{position:relative;display:flex;align-items:center}
.nav-menu a{text-decoration:none;font-weight:600;font-size:.95rem;color:var(--black)}
.nav-menu > li > a:not(.btn){padding:.6rem .6rem;position:relative}
.nav-menu > li > a:not(.btn)::after{content:"";position:absolute;left:.6rem;right:.6rem;bottom:.25rem;height:2px;background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform .2s}
.nav-menu > li > a:not(.btn):hover::after,.nav-menu > li.is-current > a:not(.btn)::after,.nav-menu a[aria-current="page"]:not(.btn)::after{transform:scaleX(1)}
.nav-cta{margin-left:.6rem}
.sub-toggle{appearance:none;background:none;border:0;padding:.4rem .25rem;margin-left:-.4rem;cursor:pointer;color:inherit;display:inline-flex;align-items:center;border-radius:4px}
.sub-toggle svg{width:14px;height:14px;transition:transform .15s}
.sub-toggle[aria-expanded="true"] svg{transform:rotate(180deg)}
.sub-menu{list-style:none;margin:0;padding:.5rem;position:absolute;top:100%;left:0;min-width:250px;background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);box-shadow:var(--shadow);display:none;z-index:60}
.sub-menu a{display:block;padding:.6rem .8rem;font-weight:600;font-size:.94rem}
.sub-menu a:hover,.sub-menu a:focus-visible,.sub-menu a[aria-current="page"]{background:var(--cream);color:var(--red-dark)}
.has-sub.open > .sub-menu{display:block}
@media (min-width:1101px){.has-sub:hover > .sub-menu,.has-sub:focus-within > .sub-menu{display:block}}
.nav-toggle{display:none;appearance:none;border:2px solid var(--black);background:#fff;color:var(--black);border-radius:var(--radius);padding:.5rem .8rem;font:inherit;font-weight:700;font-size:.92rem;cursor:pointer;align-items:center;gap:.45rem;min-height:44px}
.nav-toggle svg{width:20px;height:20px}
.nav-toggle .icon-close,.nav-toggle[aria-expanded="true"] .icon-open{display:none}
.nav-toggle[aria-expanded="true"] .icon-close{display:block}
.header-call{display:none}
@media (max-width:1100px){
  .header-inner{min-height:68px;position:relative}
  .header-call{display:inline-flex;padding:.55rem .9rem;min-height:44px}
  .nav-toggle{display:inline-flex}
  .nav-menu{display:none;position:absolute;top:100%;left:-1.25rem;right:-1.25rem;flex-direction:column;align-items:stretch;gap:0;background:#fff;border-top:3px solid var(--red);box-shadow:0 18px 30px rgba(22,22,18,.15);padding:.5rem 1.25rem 1.2rem;max-height:calc(100vh - 110px);overflow-y:auto}
  .nav-menu.is-open{display:flex}
  .nav-menu > li{flex-wrap:wrap;border-bottom:1px solid var(--line)}
  .nav-menu > li.nav-cta{border-bottom:0;padding-top:.9rem;margin:0}
  .nav-menu > li > a:not(.btn){flex:1;padding:.9rem 0;font-size:1.05rem}
  .nav-menu > li > a:not(.btn)::after{display:none}
  .nav-menu > li > .btn{width:100%}
  .sub-toggle{margin:0;padding:.6rem .8rem;border:1px solid var(--line)}
  .sub-menu{position:static;box-shadow:none;border:0;border-left:3px solid var(--red);padding:0 0 .6rem .6rem;min-width:0;width:100%}
}
@media (max-width:640px){
  .hide-sm{display:none}
  .topbar-inner{justify-content:center}
  .topbar-brand{display:none}
  .brand{gap:.6rem}
  .wm-name{font-size:1.08rem;white-space:nowrap}
  .wm-sub{display:none}
  .hs-logo{width:104px}
  .header-call{padding:.55rem .75rem}
  .header-call span{display:none}
  .nav-toggle span{display:none}
}
@media (max-width:380px){.header-call span{display:none}.wm-sub{display:none}}
@media (max-width:1100px){
  html:not(.js) .nav-toggle{display:none}
  html:not(.js) .header-inner{flex-wrap:wrap}
  html:not(.js) .nav-menu{display:flex;position:static;box-shadow:none;width:100%;padding:0 0 .6rem;max-height:none}
  html:not(.js) .main-nav{width:100%}
  html:not(.js) .sub-menu{display:block}
  html:not(.js) .sub-toggle{display:none}
}

/* ---------- home hero ---------- */
.home-hero{position:relative;background:var(--black);color:#fff;overflow:hidden;isolation:isolate}
.home-hero .hero-media{position:absolute;inset:0;z-index:-2}
.home-hero .hero-media picture,.page-hero.has-image .hero-media picture{height:100%}
.home-hero .hero-media img{width:100%;height:100%;object-fit:cover;object-position:58% 50%}
@media (min-width:900px){.home-hero .hero-media img{object-position:center 42%}}
@media (min-width:1500px){.home-hero .hero-media img{object-position:center 38%}}
/* v5: lighter, directional scrim: dark only behind the copy, photo stays clear on the right */
.home-hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(22,22,18,.62) 0%,rgba(22,22,18,.38) 30%,rgba(22,22,18,.55) 70%,rgba(22,22,18,.86) 100%)}
@media (min-width:900px){.home-hero::before{background:linear-gradient(90deg,rgba(22,22,18,.84) 0%,rgba(22,22,18,.66) 34%,rgba(22,22,18,.22) 62%,rgba(22,22,18,.06) 100%),linear-gradient(0deg,rgba(22,22,18,.5) 0%,rgba(22,22,18,0) 32%)}}
.home-hero h1,.home-hero .lead,.page-hero.has-image h1,.page-hero.has-image .lead{text-shadow:0 1px 18px rgba(0,0,0,.35)}
.home-hero-inner{display:grid;grid-template-columns:1fr;gap:2rem;align-items:end;padding:clamp(3rem,7vw,6rem) 0 clamp(2.5rem,5vw,4.5rem);min-height:min(88vh,820px)}
.home-hero h1{font-size:clamp(2.6rem,7vw,5.4rem);max-width:12ch;margin-bottom:.35em}
.home-hero .lead{font-size:clamp(1.08rem,1.6vw,1.3rem);max-width:560px;color:#EDE7E0}
.home-hero .eyebrow{color:var(--cream)}
.home-hero .eyebrow::before{background:var(--red)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:1.6rem}
.hero-portrait{position:relative;justify-self:center;width:min(100%,340px);margin:14px 14px 0 0}
/* black-background headshot: thin light keyline + red offset frame + diagonal-line panel so the photo reads as an intentional card on dark */
.hero-portrait::before{content:"";position:absolute;inset:-14px -14px 14px 14px;border:2px solid var(--red);z-index:0}
.hero-portrait::after{content:"";position:absolute;inset:0;background:var(--black) var(--diag);z-index:0}
.hero-portrait picture{position:relative;z-index:1;box-shadow:var(--shadow-lg);outline:1px solid rgba(255,255,255,.22);outline-offset:-1px}
.hero-portrait figcaption{position:relative;z-index:2;background:var(--red);color:#fff;padding:.8rem 1rem;margin:0;font-weight:700;line-height:1.3;border-top:3px solid var(--black)}
.hero-portrait figcaption .sub{display:block;font-size:.66rem;opacity:.95;margin-top:.2rem}
/* v5: credit sits in the normal flow under the hero content, so it can't collide with buttons or the award pill */
.hero-credit{position:static;margin:1.6rem 0 0;font-size:.72rem;letter-spacing:.02em;color:rgba(255,255,255,.72)}
.home-hero-inner .hero-credit{grid-column:1/-1;margin:.25rem 0 0;text-align:right}
.home-hero .hero-credit,.page-hero .hero-credit{z-index:2}
@media (min-width:900px){.home-hero-inner{grid-template-columns:1.35fr .65fr;align-items:center}}
.hero-proof{display:flex;flex-wrap:wrap;gap:1.4rem 2rem;margin-top:2rem;padding-top:1.4rem;border-top:1px solid rgba(255,255,255,.2)}
.hero-proof div{display:flex;flex-direction:column}
.hero-proof strong{font-size:1.6rem;letter-spacing:-.02em;line-height:1}
.hero-proof div > span{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:var(--mgray);margin-top:.35rem}
.stars{display:inline-flex;gap:2px;color:var(--gold)}
.stars svg{width:16px;height:16px}

/* ---------- inner page hero ---------- */
.page-hero{position:relative;background:var(--black);color:#fff;background-image:var(--diag);overflow:hidden;isolation:isolate;padding:clamp(3.2rem,8vw,6rem) 0 clamp(2.8rem,6vw,4.5rem)}
.page-hero::after{content:"";position:absolute;right:-90px;top:50%;width:300px;height:300px;border:2px solid rgba(205,25,53,.55);transform:translateY(-50%) rotate(45deg);z-index:-1}
.page-hero.has-image .hero-media{position:absolute;inset:0;z-index:-2}
.page-hero.has-image .hero-media img{width:100%;height:100%;object-fit:cover;object-position:center 45%}
.page-hero.hero-river .hero-media img{object-position:62% 40%}
@media (min-width:900px){.page-hero.hero-river .hero-media img{object-position:center 40%}}
.page-hero.has-image::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(22,22,18,.88),rgba(22,22,18,.62) 55%,rgba(22,22,18,.3))}
.page-hero.hero-river::before{background:linear-gradient(90deg,rgba(22,22,18,.84) 0%,rgba(22,22,18,.6) 40%,rgba(22,22,18,.18) 75%,rgba(22,22,18,.08) 100%)}
.page-hero h1{max-width:18ch}
.page-hero .eyebrow,.page-hero .eyebrow.dark{color:var(--cream)}
.page-hero .eyebrow::before{background:var(--red)}
.page-hero .lead,.page-hero .lead-dark{font-size:clamp(1.05rem,1.5vw,1.22rem);max-width:680px;color:#EDE7E0}
.page-hero a:not(.btn){color:#fff}
.page-hero .card-link{color:#fff}
.lead{font-size:1.15rem}

/* ---------- dark sections ---------- */
.dark-section{background:var(--black);color:#fff;background-image:var(--diag)}
.dark-section .eyebrow,.dark-section .eyebrow.dark,.cta-band .eyebrow{color:var(--cream)}
.dark-section .eyebrow::before{background:var(--red)}
.dark-section a:not(.btn){color:#fff}
.dark-section .section-intro{color:#D9D2CB}
.navy{background:var(--navy);color:#fff;background-image:var(--diag)}
.navy .eyebrow{color:var(--cream)}
.navy a:not(.btn){color:#fff}

/* ---------- cards / grids ---------- */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1.2rem;margin-top:1.5rem}
.card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);padding:1.6rem 1.5rem;box-shadow:0 1px 0 rgba(0,0,0,.02)}
.card h3{margin-bottom:.5rem}
.card p:last-child{margin-bottom:0}
.card ul{padding-left:1.1rem}
.card-icon{display:none}
.alt .card,.cream .card{background:#fff}
.page-links{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1rem;margin-top:2rem}
.link-card{display:flex;flex-direction:column;gap:.35rem;text-decoration:none;color:var(--ink);background:#fff;border:1px solid var(--line);padding:1.3rem 1.4rem;position:relative;transition:border-color .15s,box-shadow .15s,transform .15s}
.link-card:hover{border-color:var(--red);box-shadow:var(--shadow);transform:translateY(-2px);color:var(--ink)}
.link-card-title{font-weight:700;font-size:1.08rem}
.link-card-title::after{content:" →";color:var(--red)}
.link-card span:not(.link-card-title){color:var(--dgray);font-size:.95rem}
.dark-section .link-card{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.18);color:#fff}
.dark-section .link-card span:not(.link-card-title){color:#D9D2CB}
.split{display:grid;grid-template-columns:1fr;gap:2.5rem;align-items:start}
@media (min-width:960px){.split{grid-template-columns:1.6fr 1fr;gap:3.5rem}}
.prose{max-width:760px}
.prose h2{margin-top:1.6em}
.prose h2:first-child,.prose .eyebrow + h2{margin-top:0}
.prose h3{margin-top:1.4em}
.prose li{margin:.35rem 0}
.sticky-aside{position:sticky;top:120px}
.aside-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);padding:1.5rem;box-shadow:var(--shadow)}
.aside-card h3{margin-bottom:.5rem}
.aside-card.dark{background:var(--black);color:#fff;border-color:var(--black);border-top-color:var(--red);background-image:var(--diag)}
.aside-card.dark a:not(.btn){color:#fff}
.checks{list-style:none;padding:0}
.checks li{position:relative;padding-left:1.7rem;margin:.55rem 0}
.checks li::before{content:"";position:absolute;left:.15rem;top:.48em;width:.6rem;height:.6rem;background:var(--red);transform:rotate(45deg)}
.link-list{list-style:none;padding:0;margin:0}
.link-list li{border-bottom:1px solid var(--line)}
.link-list a{display:block;padding:.6rem 0;font-weight:600;text-decoration:none;color:var(--ink)}
.link-list a:hover{color:var(--red-dark)}
.facts{list-style:none;padding:0;margin:1.5rem 0 0;display:grid;gap:0;border-top:1px solid var(--line)}
.facts li{display:grid;grid-template-columns:150px 1fr;gap:1rem;padding:.75rem 0;border-bottom:1px solid var(--line)}
.facts strong{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--dgray);padding-top:.2rem}
@media (max-width:520px){.facts li{grid-template-columns:1fr;gap:.2rem}}
.notice,.callout,.info{background:var(--cream);border-left:4px solid var(--red);padding:1.2rem 1.4rem;margin:1.6rem 0}
.tag{display:inline-block;font-size:.68rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--red-dark);margin-bottom:.4rem}
.three{grid-template-columns:repeat(auto-fit,minmax(240px,1fr))}

/* ---------- steps + faq ---------- */
.steps{list-style:none;counter-reset:s;padding:0;margin:2rem 0 0;display:grid;gap:1rem}
@media (min-width:860px){.steps{grid-template-columns:repeat(2,1fr)}}
.steps li{counter-increment:s;background:#fff;border:1px solid var(--line);padding:1.5rem 1.5rem 1.3rem 4.6rem;position:relative}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:1.3rem;top:1.35rem;font-weight:800;font-size:1.5rem;letter-spacing:-.02em;color:var(--red)}
.steps h3{margin-bottom:.4rem}
.steps p:last-child{margin-bottom:0}
.alt .steps li{background:#fff}
.faq{display:grid;gap:.7rem;margin-top:1.5rem;max-width:900px}
.faq details{background:#fff;border:1px solid var(--line);border-left:3px solid var(--red)}
.faq summary{cursor:pointer;font-weight:700;padding:1.1rem 3rem 1.1rem 1.3rem;list-style:none;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:1.2rem;top:50%;transform:translateY(-50%);font-size:1.5rem;color:var(--red);font-weight:400}
.faq details[open] summary::after{content:"−"}
.faq details > div{padding:0 1.3rem 1.1rem;color:#3A3633}

/* ---------- contact / forms ---------- */
.lead-section{background:var(--black);color:#fff;background-image:var(--diag)}
.contact{display:grid;grid-template-columns:1fr;gap:2.5rem;align-items:start}
@media (min-width:960px){.contact{grid-template-columns:1fr 1.15fr;gap:4rem}}
.contact-info h2{max-width:14ch}
.contact-info p{color:#E3DCD5}
.quick-contact{display:flex;flex-wrap:wrap;gap:.7rem;margin:1.5rem 0}
.contact-list{list-style:none;padding:0;margin:1.5rem 0 0;border-top:1px solid rgba(255,255,255,.18)}
.contact-list li{display:flex;flex-wrap:wrap;gap:.2rem 1rem;padding:.8rem 0;border-bottom:1px solid rgba(255,255,255,.18)}
.contact-list .label{font-size:.7rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--mgray);width:110px;padding-top:.2rem}
.contact-list a{color:#fff;font-weight:600}
.contact-form{background:#fff;color:var(--ink);padding:clamp(1.5rem,3vw,2.4rem);border-top:4px solid var(--red);box-shadow:var(--shadow-lg)}
.form-title{font-weight:800;font-size:1.5rem;letter-spacing:-.02em;margin-bottom:.3rem;line-height:1.15}
.form-intro{color:var(--dgray);margin-bottom:1.3rem}
.field{display:flex;flex-direction:column;gap:.35rem;margin-bottom:1rem}
.field label{font-weight:700;font-size:.9rem}
.optional{font-weight:400;color:var(--dgray)}
.field input,.field select,.field textarea{font:inherit;font-size:1rem;padding:.8rem .9rem;border:1.5px solid #CFC8C1;border-radius:var(--radius);background:#fff;color:var(--ink);width:100%;min-height:48px}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--black);outline:3px solid rgba(205,25,53,.35);outline-offset:0}
.field-row{display:grid;grid-template-columns:1fr;gap:0 1rem}
@media (min-width:560px){.field-row{grid-template-columns:1fr 1fr}}
.hp{position:absolute!important;left:-9999px!important;height:0;overflow:hidden}
.form-fine{font-size:.82rem;color:var(--dgray);margin:1rem 0 0}
.form-fine a{color:var(--red-dark)}

/* ---------- CTA band ---------- */
.cta-band{background:var(--red);color:#fff;position:relative;overflow:hidden;isolation:isolate}
.cta-band::before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(-45deg,rgba(255,255,255,.08) 0 1px,transparent 1px 16px);z-index:-1}
.cta-inner{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1.5rem;padding:clamp(2.4rem,5vw,3.5rem) 0}
.cta-band h2{font-size:clamp(1.6rem,3.4vw,2.4rem);margin-bottom:.3rem}
.cta-band p{margin:0;max-width:640px}
.cta-actions{display:flex;flex-wrap:wrap;gap:.7rem}
.cta-band .btn-primary{background:var(--black);border-color:var(--black)}
.cta-band .btn-primary:hover{background:#000}

/* ---------- listing search placeholder (IDX off) ---------- */
.idx-slot{position:relative;background:var(--black);color:#fff;background-image:var(--diag);padding:clamp(2rem,4vw,3rem);margin:1.5rem 0;overflow:hidden;border-left:4px solid var(--red)}
.idx-slot .sub{color:var(--cream)}
.idx-slot h3{font-size:clamp(1.5rem,3vw,2.1rem);margin:.4rem 0 .6rem}
.idx-slot p{max-width:640px;color:#E3DCD5}
.idx-actions{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:1.2rem}
.idx-slot .btn-dark{background:transparent;border-color:rgba(255,255,255,.7)}
.idx-slot .btn-dark:hover{background:#fff;color:var(--black)}
.idx-slot .btn-outline{color:#fff;border-color:rgba(255,255,255,.7)}
.idx-slot .btn-outline:hover{background:#fff;color:var(--black)}
.idx-diamond{position:absolute;right:-50px;top:-50px;width:180px;height:180px;border:2px solid rgba(205,25,53,.6);transform:rotate(45deg)}

/* ---------- sold gallery ---------- */
.sales{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:1.4rem;margin-top:2rem}
.sale-card{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column;transition:box-shadow .2s,transform .2s}
.sale-card:hover{box-shadow:var(--shadow);transform:translateY(-3px)}
.sale-media{position:relative;aspect-ratio:3/2;overflow:hidden;background:var(--lgray)}
.sale-media img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.sale-card:hover .sale-media img{transform:scale(1.04)}
.status{position:absolute;left:0;top:1rem;padding:.4rem .8rem;font-size:.7rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:#fff}
.status.sold{background:var(--red)}
.status.listed{background:var(--black)}
.sale-body{padding:1.2rem 1.3rem 1.4rem}
.sale-body .sub{color:var(--dgray);font-size:.7rem;margin-bottom:.45rem}
.sale-body h3{font-size:1.15rem;margin-bottom:.35rem}
.sale-body p:last-child{margin:0;color:var(--dgray);font-size:.95rem}
.sales-feature{display:grid;grid-template-columns:1fr;gap:1rem;margin-top:2rem}
@media (min-width:900px){.sales-feature{grid-template-columns:1.4fr 1fr 1fr;grid-template-rows:1fr 1fr}.sales-feature .sf-big{grid-row:span 2}}
.sf{position:relative;overflow:hidden;min-height:240px;margin:0;background:var(--black)}
.sf picture{position:absolute;inset:0}.sf img{width:100%;height:100%;object-fit:cover}
.sf figcaption,.sf .status{z-index:1}
.sf figcaption{position:absolute;left:0;right:0;bottom:0;padding:1.6rem 1rem .9rem;background:linear-gradient(transparent,rgba(22,22,18,.88));color:#fff;font-weight:700;line-height:1.25}
.sf figcaption .sub{display:block;font-size:.65rem;color:var(--cream);margin-bottom:.2rem}
.sf .status{top:.8rem}

/* ---------- marketing showcase ---------- */
.showcase{display:grid;grid-template-columns:1fr;gap:2rem;align-items:center}
@media (min-width:960px){.showcase{grid-template-columns:1.25fr 1fr;gap:3.5rem}}
.video-frame{position:relative;background:#000;box-shadow:var(--shadow-lg)}
.video-frame::before{content:"";position:absolute;inset:-12px -12px 12px 12px;border:2px solid var(--red);z-index:-1}
.video-frame video{width:100%;aspect-ratio:16/9;object-fit:cover}
.video-frame figcaption{position:absolute;left:0;bottom:0;background:var(--red);color:#fff;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;padding:.45rem .8rem}
.mk-list{display:grid;gap:1rem;margin:1.5rem 0 0;padding:0;list-style:none}
.mk-list li{display:grid;grid-template-columns:44px 1fr;gap:1rem;align-items:start}
.mk-ico{width:44px;height:44px;display:grid;place-items:center;background:var(--red);color:#fff}
.mk-ico svg{width:22px;height:22px}
.mk-list h3{font-size:1.08rem;margin:0 0 .2rem}
.mk-list p{margin:0;color:inherit;opacity:.88;font-size:.97rem}
.mk-tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:.8rem;margin-top:2.5rem}
@media (min-width:900px){.mk-tiles{grid-template-columns:repeat(3,1fr)}}
.mk-tile{position:relative;margin:0;background:#fff;overflow:hidden}
.mk-tile picture,.mk-tile img{width:100%;aspect-ratio:4/3;object-fit:cover}
.mk-tile.plan img{object-fit:contain;background:#fff;padding:.5rem}
.mk-tile figcaption{position:absolute;left:0;bottom:0;background:var(--black);color:#fff;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;padding:.4rem .7rem}

/* ---------- reviews ---------- */
.reviews{columns:1;column-gap:1.3rem;margin-top:1.5rem}
@media (min-width:760px){.reviews{columns:2}}
@media (min-width:1100px){.reviews{columns:3}}
.review{break-inside:avoid;background:#fff;border:1px solid var(--line);padding:1.6rem 1.5rem 1.3rem;margin:0 0 1.3rem;position:relative}
.review::before{content:"\201C";position:absolute;right:1.1rem;top:.2rem;font-size:4.5rem;line-height:1;color:var(--red);opacity:.18;font-weight:800}
.review blockquote{margin:.8rem 0 1rem;font-size:1rem;line-height:1.6}
.review blockquote p{margin:0 0 .6rem}
.review figcaption{display:flex;flex-direction:column;gap:.15rem;border-top:1px solid var(--line);padding-top:.8rem;font-size:.9rem}
.review figcaption span{color:var(--dgray)}
.review figcaption a{font-weight:700;font-size:.85rem;margin-top:.25rem}
.dark-section .review{background:#fff;color:var(--ink)}
.dark-section .review a{color:var(--red-dark)!important}
.review-badges{display:flex;flex-wrap:wrap;gap:1rem;margin:1rem 0 0}
.badge{display:inline-flex;align-items:center;gap:.6rem;background:#fff;border:1px solid var(--line);padding:.6rem 1rem;text-decoration:none;color:var(--ink);font-weight:700}
.badge:hover{border-color:var(--red);color:var(--ink)}

/* ---------- home: intro, services, stats ---------- */
.intro-grid{display:grid;grid-template-columns:1fr;gap:2.5rem;align-items:center}
@media (min-width:960px){.intro-grid{grid-template-columns:.9fr 1.1fr;gap:4.5rem}}
.photo-stack{position:relative;padding:0 2.5rem 2.5rem 0}
.photo-stack .ps-main{box-shadow:var(--shadow-lg)}
.photo-stack .ps-sub{position:absolute;right:0;bottom:0;width:48%;border:6px solid #fff;box-shadow:var(--shadow)}
.photo-stack .ps-tag{position:absolute;left:-.6rem;top:1.2rem;background:var(--red);color:#fff;padding:.5rem .8rem;font-size:.68rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase}
.svc{display:grid;grid-template-columns:1fr;gap:1.2rem;margin-top:2rem}
@media (min-width:760px){.svc{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1100px){.svc{grid-template-columns:repeat(3,1fr)}}
.svc-card{position:relative;display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);text-decoration:none;color:var(--ink);overflow:hidden;transition:box-shadow .2s,transform .2s}
.svc-card:hover{box-shadow:var(--shadow);transform:translateY(-3px);color:var(--ink)}
.svc-card picture{aspect-ratio:3/2;overflow:hidden}
.svc-card img{width:100%;height:100%;object-fit:cover}
.svc-body{padding:1.3rem 1.3rem 1.5rem;border-top:3px solid var(--red);flex:1;display:flex;flex-direction:column}
.svc-body h3{margin-bottom:.4rem}
.svc-body p{color:var(--dgray);font-size:.96rem;flex:1}
.svc-body .card-link{align-self:flex-start}
.stats{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:rgba(255,255,255,.14);margin-top:2rem}
@media (min-width:900px){.stats{grid-template-columns:repeat(3,1fr)}}
.stat{background:var(--black);padding:1.6rem 1.3rem}
.stat strong{display:block;font-size:clamp(2rem,4vw,2.8rem);letter-spacing:-.02em;line-height:1;color:#fff}
.stat strong .hl{color:var(--red)}
.stat span{display:block;margin-top:.5rem;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:var(--mgray)}
.stat em{display:block;font-style:normal;color:#D9D2CB;font-size:.9rem;margin-top:.4rem}

/* ---------- area guide ---------- */
.zip-grid{display:grid;grid-template-columns:1fr;gap:1.3rem;margin-top:2rem}
@media (min-width:900px){.zip-grid{grid-template-columns:repeat(3,1fr)}}
.zip-card{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column}
.zip-card picture{aspect-ratio:3/2;overflow:hidden}
.zip-card img{width:100%;height:100%;object-fit:cover}
.zip-head{display:flex;align-items:baseline;gap:.8rem;padding:1.2rem 1.3rem 0}
.zip-num{font-size:2.4rem;font-weight:800;letter-spacing:-.03em;line-height:1;color:var(--red)}
.zip-body{padding:.6rem 1.3rem 1.4rem}
.zip-body h3{margin:.2rem 0 .5rem}
.zip-body ul{padding-left:0;margin:.8rem 0 0}
.img-credit{display:block;font-size:.7rem;color:var(--dgray);padding:.35rem 1.3rem 0;line-height:1.35}
.feature-rows{display:grid;gap:clamp(2.5rem,6vw,4.5rem);margin-top:2.5rem}
.feature-row{display:grid;grid-template-columns:1fr;gap:1.6rem;align-items:center}
@media (min-width:900px){.feature-row{grid-template-columns:1fr 1fr;gap:3.5rem}.feature-row.flip > figure{order:2}}
.feature-row figure{margin:0;position:relative}
.feature-row figure picture{box-shadow:var(--shadow)}
.feature-row figure img{width:100%;aspect-ratio:3/2;object-fit:cover}
.feature-row figcaption{font-size:.72rem;color:var(--dgray);margin-top:.5rem;line-height:1.35}
.dark-section .feature-row figcaption{color:var(--mgray)}
.commute{width:100%;border-collapse:collapse;font-size:.97rem;background:#fff}
.commute th,.commute td{text-align:left;padding:.75rem 1rem;border-bottom:1px solid var(--line);vertical-align:top}
.commute th{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--dgray);font-weight:700;background:var(--lgray)}
.table-wrap{overflow-x:auto;margin-top:1.4rem;border:1px solid var(--line);background:#fff}
.table-wrap table{width:100%;border-collapse:collapse}
.table-wrap th,.table-wrap td{padding:.7rem .9rem;border-bottom:1px solid var(--line);text-align:left;vertical-align:top}
.area-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:1.2rem;margin-top:1.6rem}
.sources{font-size:.85rem;color:var(--dgray)}
.sources a{color:var(--dgray)}

/* ---------- about ---------- */
.about{display:grid;grid-template-columns:1fr;gap:2.5rem;align-items:start}
@media (min-width:960px){.about{grid-template-columns:.85fr 1.15fr;gap:4rem}}
.about-photo{position:relative;max-width:440px;margin:0 16px 16px 0}
.about-photo::before{content:"";position:absolute;inset:16px -16px -16px 16px;background:var(--red) var(--diag);z-index:0}
.about-photo picture{position:relative;z-index:1;box-shadow:var(--shadow-lg)}
.about-photo .photo-tag{position:absolute;left:0;bottom:1.2rem;z-index:2;background:#fff;color:var(--black);padding:.55rem .9rem;font-weight:700;font-size:.9rem;line-height:1.25;border-left:4px solid var(--red)}
.about-photo .photo-tag .sub{display:block;font-size:.62rem;color:var(--dgray);margin-top:.15rem}
.timeline{list-style:none;padding:0;margin:1.5rem 0 0;border-left:2px solid var(--line)}
.timeline li{position:relative;padding:0 0 1.3rem 1.6rem}
.timeline li::before{content:"";position:absolute;left:-7px;top:.35rem;width:12px;height:12px;background:var(--red);transform:rotate(45deg)}
.timeline strong{display:block;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--red-dark)}
.dark-section .timeline{border-color:rgba(255,255,255,.2)}
.dark-section .timeline strong{color:var(--gold)}
.drone-strip{display:grid;grid-template-columns:1fr;gap:.8rem;margin-top:2rem}
@media (min-width:760px){.drone-strip{grid-template-columns:repeat(3,1fr)}}
.drone-strip figure{margin:0;position:relative}
.drone-strip img{width:100%;aspect-ratio:4/3;object-fit:cover}
.drone-strip figcaption{position:absolute;left:0;bottom:0;background:rgba(22,22,18,.85);color:#fff;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;padding:.4rem .7rem}

/* ---------- history / resources (preserved content) ---------- */
.toc{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.5rem}
.toc a{text-decoration:none;font-size:.88rem;font-weight:700;padding:.45rem .9rem;border:1px solid rgba(255,255,255,.4);color:#fff}
.toc a:hover{background:#fff;color:var(--black)}
.section .toc a{border-color:var(--line);color:var(--ink);background:#fff}
.section .toc a:hover{border-color:var(--red);color:var(--red-dark)}
.hist-fig{margin:0 0 1.5rem}
.hist-fig img{width:100%;height:auto;border:1px solid var(--line)}
.hist-fig.right{float:right;width:44%;margin:.3rem 0 1rem 1.8rem}
.hist-fig.right.portrait{width:32%}
.hist-fig.wide{margin:1.5rem 0}
.hist-fig figcaption,.credit{font-size:.82rem;color:var(--dgray);margin-top:.5rem;line-height:1.45}
@media (max-width:760px){.hist-fig.right,.hist-fig.right.portrait{float:none;width:100%;max-width:520px;margin:1.5rem 0}.hist-fig.right.portrait{max-width:300px}}
.falls-list{padding-left:1.2rem;margin:0 0 1rem}
.falls-list li{margin:.4rem 0}
.res-section{padding:clamp(2.4rem,5vw,3.6rem) 0 0}
.res-section:last-of-type{padding-bottom:clamp(3rem,6vw,4.5rem)}
.res-section h2{font-size:clamp(1.6rem,3vw,2.2rem)}
.res-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:1rem;margin-top:1.2rem}
.res-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);padding:1.3rem 1.4rem}
.res-card h3{font-size:1.1rem;margin-bottom:.4rem}
.res-card p{font-size:.95rem;color:#3A3633;margin-bottom:.6rem}
.res-link{font-weight:700;color:var(--red-dark)}
.res-phones{list-style:none;padding:0;margin:.4rem 0 0;font-size:.93rem}
.res-phones li{margin:.25rem 0}
.history{line-height:1.65}
.history section{margin-top:clamp(2.5rem,5vw,3.5rem)}
.history section:first-child{margin-top:0}
.history h2{font-size:clamp(1.7rem,3.2vw,2.3rem)}
.history section::after{content:"";display:table;clear:both}

/* ---------- footer ---------- */
.site-footer{position:relative;background:var(--black);color:#D9D2CB;padding-top:clamp(3rem,6vw,4.5rem);font-size:.95rem;overflow:hidden;isolation:isolate}
.footer-pattern{position:absolute;inset:0;background-image:var(--diag);z-index:-1}
.site-footer::after{content:"";position:absolute;right:-140px;bottom:-140px;width:360px;height:360px;border:2px solid rgba(205,25,53,.45);transform:rotate(45deg);z-index:-1}
.site-footer a{color:#fff;text-decoration:none}
.site-footer a:hover{text-decoration:underline}
.footer-top{display:grid;grid-template-columns:1fr;gap:2.5rem;padding-bottom:2.5rem;border-bottom:1px solid rgba(255,255,255,.14)}
@media (min-width:860px){.footer-top{grid-template-columns:1.2fr 1fr}}
.hs-logo-rev{width:190px;min-width:100px;height:auto;margin-bottom:1.4rem}
.footer-name{font-weight:800;font-size:1.3rem;letter-spacing:-.02em;color:#fff;margin:0}
.footer-sub{color:var(--mgray);margin:.3rem 0 1rem}
.footer-tagline{color:#EDE7E0;margin:.2rem 0 1rem;font-size:.98rem;max-width:44ch}
.footer-contact a{display:inline-flex;align-items:center;gap:.5rem;margin:.2rem 0;font-weight:600}
.social{display:flex;flex-wrap:wrap;align-items:center;gap:.6rem;margin-top:1rem}
.social a{display:inline-flex;align-items:center;justify-content:center;min-width:44px;min-height:44px;border:1px solid rgba(255,255,255,.25);padding:0 .7rem}
.social a:hover{background:var(--red);border-color:var(--red);text-decoration:none}
.social .ico{width:20px;height:20px}
.social-text{font-size:.82rem;font-weight:700}
.footer-cols{display:grid;grid-template-columns:repeat(2,1fr);gap:1.5rem}
.footer-cols .sub{color:var(--cream);font-size:.7rem;margin-bottom:.8rem}
.footer-cols ul{list-style:none;padding:0;margin:0}
.footer-cols li{margin:.45rem 0}
.disclosure{padding:2rem 0;font-size:.86rem;color:#CFC8C1;border-bottom:1px solid rgba(255,255,255,.14)}
.disclosure strong{color:#fff}
.eho{display:flex;gap:.9rem;align-items:flex-start}
.eho-logo{width:40px;height:40px;flex:none;color:#fff}
.footer-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;gap:.5rem 1.5rem;padding:1.3rem 0 1.6rem;font-size:.82rem;color:var(--mgray)}
.footer-bottom p{margin:0}
.credit-line{width:100%;font-size:.75rem}
.credit-line a{text-decoration:underline}

/* misc */
.credits-list{list-style:none;padding:0;display:grid;gap:.8rem}
.credits-list li{display:grid;grid-template-columns:120px 1fr;gap:1rem;align-items:start;background:#fff;border:1px solid var(--line);padding:.8rem}
.credits-list img{width:120px;aspect-ratio:3/2;object-fit:cover}
@media print{.topbar,.site-header,.cta-band,.lead-section,.site-footer::after{display:none}.page-hero{background:#fff;color:#000}}

/* agent card (lead forms, footer) */
.agent-card{display:flex;align-items:center;gap:1rem;margin:1.4rem 0 .4rem;padding:.8rem;border:1px solid rgba(255,255,255,.18);background:rgba(255,255,255,.03);max-width:440px}
.agent-card picture,.agent-card > img{width:88px;height:88px;flex:none;border-bottom:3px solid var(--red)}
.agent-card img{width:88px;height:88px;object-fit:cover}
.agent-card strong{display:block;color:#fff;font-size:1rem}
.agent-card span{display:block;font-size:.82rem;color:var(--mgray)}
.footer-agent{border:0;background:none;padding:0;margin:0 0 1rem}
.footer-agent > img{width:80px;height:80px}
.footer-agent .footer-name{margin:0}
.footer-agent .footer-sub{margin:.3rem 0 0}
.hl-line{display:block}

.award-pill{display:inline-flex;flex-direction:column;gap:.1rem;margin-top:1.1rem;padding:.55rem .8rem;border:1px solid rgba(255,255,255,.35);max-width:18rem}
.award-pill span{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.78)}
.award-pill strong{font-size:.95rem;color:#fff}
.mkt-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem;margin:1.5rem 0}
.mkt-card{background:#fff;border-top:3px solid var(--red);padding:1rem 1.05rem;box-shadow:0 10px 30px rgba(22,22,18,.06)}
.mkt-card .mkt-num{font-size:1.8rem;font-weight:700;letter-spacing:-.02em;margin:.2rem 0}
.mkt-card .small{color:var(--dgray);margin:0}
.mkt-trend{max-width:42rem;margin-top:1.2rem}
.chart-wrap{background:#fff;padding:1rem;border-top:3px solid var(--red)}
.mkt-chart{width:100%;height:auto}
.section.alt .mkt-card{background:#fff}
@media(max-width:800px){.mkt-grid{grid-template-columns:1fr}}

/* v4 additions */
.hero-about-photo{justify-self:center;width:min(100%,360px);margin:0 16px 16px 0}
.hero-about-photo picture img{display:block;width:100%;height:auto}
.hero-about-photo .photo-tag{box-shadow:var(--shadow-lg)}
.apart-title{font-size:1.15rem;margin:1.6rem 0 .6rem}
.apart{list-style:none;padding:0;margin:0 0 1.6rem;display:grid;gap:.75rem}
.apart li{padding:.85rem 1rem;border-left:4px solid var(--red);background:var(--cream,#f6f3ee)}
.apart li strong{display:block;font-size:1rem;margin-bottom:.2rem}
.apart li span{display:block;color:var(--dgray);line-height:1.55}
.review-ask{margin:1.8rem 0 0;font-weight:600}
.review-ask a{color:var(--red);text-decoration:underline;text-underline-offset:3px}
.footer-review{margin:.9rem 0 0;font-size:.9rem}
.footer-review a{display:inline-flex;align-items:center;gap:.4rem;color:#fff;text-decoration:underline;text-underline-offset:3px}
.footer-review svg{width:15px;height:15px;color:var(--gold,#C9A54C)}
.review-strip{display:flex;flex-wrap:wrap;gap:1rem;align-items:center;justify-content:space-between;border:1px solid rgba(0,0,0,.1);padding:1.1rem 1.25rem}
.review-strip p{margin:0}
.review-hero{min-height:min(80vh,720px);display:flex;align-items:center}
.review-box{text-align:center}
.review-box .lead{margin-left:auto;margin-right:auto}
.review-stars{display:flex;justify-content:center;gap:.3rem;margin:1.6rem 0 1.2rem;color:var(--gold,#C9A54C)}
.review-stars svg{width:28px;height:28px}
.btn-big{font-size:1.15rem;padding:1.05rem 2.2rem}
.review-alt{margin:1.2rem 0 0;font-size:.95rem;opacity:.9}
.review-alt a{color:inherit;text-decoration:underline;text-underline-offset:3px}
.review-sign{margin:2rem 0 0;opacity:.9}
.review-box .eyebrow{justify-content:center}
@media (max-width:600px){
  .hero-ctas .btn{width:100%;justify-content:center}
  .hero-proof{display:grid;grid-template-columns:auto auto auto;gap:1rem;justify-content:space-between}
  .hero-proof strong{font-size:1.35rem}
  .hero-proof div > span{font-size:.62rem;letter-spacing:.12em}
  .hero-about-photo{width:min(84%,320px)}
  .review-strip .btn{width:100%;justify-content:center}
}

/* v5: area guide teaser grid */
.nb-grid{display:grid;grid-template-columns:1fr;gap:.9rem;margin-top:1.8rem}
@media (min-width:600px){.nb-grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:960px){.nb-grid{grid-template-columns:repeat(3,1fr)}.nb-grid.towns{grid-template-columns:repeat(4,1fr)}}
.nb-card{background:#fff;border:1px solid var(--line);border-left:3px solid var(--red);padding:1rem 1.15rem}
.nb-card h3{font-size:1.06rem;margin:0 0 .3rem}
.nb-card p{font-size:.93rem;line-height:1.5;color:#3A3633;margin:0}
.nb-card .tag{margin-bottom:.25rem}
.nb-card.town{border-left-color:var(--gold)}
.town-head{display:flex;align-items:baseline;justify-content:space-between;gap:.6rem;margin-bottom:.3rem}
.town-head h3{margin:0}
.drive{font-size:.72rem;font-weight:700;letter-spacing:.06em;color:var(--red-dark);white-space:nowrap}
.area-cta{margin-top:2.2rem;padding:1.4rem 1.5rem;background:var(--black);color:#fff;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1rem}
.area-cta p{margin:0;font-size:1.15rem}
.area-cta .hero-ctas{margin-top:0}
.area-cta .btn-outline{color:#fff;border-color:rgba(255,255,255,.6)}
.zip-ref{font-size:.88rem;color:#55504B;border-top:1px solid var(--line);padding-top:1rem;margin-top:1.4rem}
/* v5: hands-on note (sellers, home marketing) */
.hands-on{margin:1.1rem 0 0;padding:.9rem 1.1rem;border-left:3px solid var(--red);background:rgba(205,25,53,.05)}
.dark-section .hands-on{background:rgba(255,255,255,.06);color:#EDE7E0}

/* v6: neighborhood grid rebalance (13 cards): 2-col -> last card spans 2; 3-col -> last card spans full row; 4-col (≥1200) -> 3 full rows + wide last card */
@media (min-width:600px) and (max-width:959px){.nb-grid:not(.towns) > .nb-card:last-child{grid-column:1/-1}}
@media (min-width:960px) and (max-width:1199px){.nb-grid:not(.towns) > .nb-card:last-child{grid-column:1/-1}}
@media (min-width:1200px){.nb-grid:not(.towns){grid-template-columns:repeat(4,1fr)}.nb-grid:not(.towns) > .nb-card:last-child{grid-column:1/-1}}
/* v6: results for my clients */
.results{display:grid;grid-template-columns:1fr;gap:1rem;margin-top:1.8rem}
@media (min-width:760px){.results{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1100px){.results.four,.results.n4{grid-template-columns:repeat(4,1fr)}.results.n3{grid-template-columns:repeat(3,1fr)}}
.result{background:#fff;border:1px solid var(--line);border-top:3px solid var(--red);padding:1.2rem 1.25rem;display:flex;flex-direction:column}
.result-kicker{font-size:.7rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--red-dark);margin:0 0 1rem}
.result-outcome{font-size:clamp(1.45rem,1.1rem + 1vw,1.85rem);font-weight:800;line-height:1.15;letter-spacing:-.01em;color:var(--ink);margin:0 0 .45rem}
.result-quote{margin:auto 0 0;padding-top:.8rem;border-top:1px solid var(--line)}
.result-quote p{font-size:.92rem;font-style:italic;color:#3A3633;margin:0 0 .4rem}
.result-quote footer{font-size:.78rem;color:var(--dgray)}
.alt .result{background:#fff}
.results-section .small-note{margin-top:1rem}
.result-wide{grid-column:1/-1;display:grid;gap:.6rem 2rem;align-items:center;border-top:0;border-left:3px solid var(--red)}
.result-wide .result-kicker{margin:0 0 .35rem}.result-wide .result-outcome{margin:0}
.result-line{margin:0;font-size:1.02rem;color:#3A3633;max-width:52ch}
@media (min-width:760px){.result-wide{grid-template-columns:auto 1fr;padding:1.4rem 1.6rem}}

/* v8: cleaner home hero + calmer mobile type scale */
.home-hero h1{font-size:clamp(2.5rem,1.6rem + 4.6vw,5.6rem);line-height:1.04;max-width:none;margin-bottom:.4em}
.home-hero h1 .hl{display:block}
@media (max-width:600px){
  .home-hero-inner{padding:2.6rem 0 2.2rem;gap:1.6rem}
  .home-hero .eyebrow{font-size:.7rem;margin-bottom:.9rem}
  .home-hero h1{font-size:2.5rem;line-height:1.07;letter-spacing:-.02em;margin-bottom:.55em}
  .home-hero .lead{font-size:1.05rem;line-height:1.55;max-width:30ch}
  .home-hero .hero-ctas{margin-top:1.5rem}
  .home-hero .hero-media img{object-position:54% 30%}
  .home-hero::before{background:linear-gradient(180deg,rgba(14,14,12,.82) 0%,rgba(14,14,12,.6) 34%,rgba(14,14,12,.22) 58%,rgba(14,14,12,.55) 80%,rgba(14,14,12,.9) 100%)}
  .home-hero h1,.home-hero .lead{text-shadow:0 1px 12px rgba(0,0,0,.45)}
  .page-hero h1{font-size:2.35rem;line-height:1.08;letter-spacing:-.02em}
  .page-hero .lead,.page-hero .lead-dark{font-size:1.03rem;line-height:1.55}
  h1{font-size:2.35rem;line-height:1.08}
}

/* v8: mobile type scale + rhythm review (390 / 360) */
.hero-note{margin:1.4rem 0 0;font-size:.88rem;color:var(--mgray);max-width:46ch}
@media (max-width:600px){
  body{font-size:1rem;line-height:1.6}
  h2{font-size:1.75rem;line-height:1.14;letter-spacing:-.015em}
  h3{font-size:1.15rem}
  .res-section h2,.history h2{font-size:1.75rem}
  .cta-band h2{font-size:1.7rem}
  .lead{font-size:1.03rem}
  .section-intro,.section .lead,.prose .lead{font-size:1.03rem;line-height:1.6;margin-bottom:1.6rem}
  .section{padding:3.25rem 0}
  .section.tight{padding:2.25rem 0}
  .page-hero h1,.review-box h1{text-wrap:balance;max-width:none}
  .page-hero{padding:2.6rem 0 2.5rem}
  .page-hero.has-image::before,.page-hero.hero-river::before{background:linear-gradient(180deg,rgba(22,22,18,.84) 0%,rgba(22,22,18,.7) 55%,rgba(22,22,18,.8) 100%)}
  .page-hero::after{width:220px;height:220px;right:-110px}
  .review-box h1{font-size:2.25rem}
  /* buttons: full width + consistent stacking */
  .quick-contact{display:grid;gap:.65rem}
  .idx-actions{display:grid;gap:.65rem}
  .idx-actions .btn,p > .btn:only-child,.form-actions .btn,.contact-form button[type=submit]{width:100%;justify-content:center}
  .quick-contact .btn,.area-cta .btn,.cta-band .btn{width:100%;justify-content:center}
  .btn{min-height:48px}
  /* tap targets >= 44px */
  .topbar a{min-height:44px}
  .brand{min-height:44px}
  .footer-contact a{min-height:44px;margin:0}
  .footer-cols li{margin:0}
  .footer-cols li a{display:inline-flex;align-items:center;min-height:44px}
  .footer-review a,.review-ask a{display:inline-flex;align-items:center;min-height:44px}
  .review figcaption a{display:inline-flex;align-items:center;min-height:44px}
  .card-link{display:inline-flex;align-items:center;min-height:44px;padding-bottom:0;border-bottom:0;text-decoration:underline;text-decoration-color:var(--red);text-decoration-thickness:2px;text-underline-offset:5px}
  .toc{gap:.45rem}
  .toc a{display:inline-flex;align-items:center;min-height:44px;padding:.4rem .85rem}
  .contact-list a{display:inline-flex;align-items:center;min-height:44px}
  .contact-list li{align-items:center;padding:.35rem 0}
  .hero-proof a{display:inline-block;padding:15px 0;margin:-15px 0}
  .nav-toggle{min-height:44px}
  /* footer socials: icons row, then two even text buttons */
  .social{gap:.5rem}
  .social-text{flex:1 1 40%}
  /* steps + following note breathing room */
  .steps li{padding:1.3rem 1.2rem 1.2rem 3.9rem}
  .steps li::before{left:1.1rem;top:1.2rem;font-size:1.3rem}
  .steps + p,.steps + .small-note{margin-top:1.4rem}
}
.steps + p,.steps + .section-intro{margin-top:1.5rem}
/* v8: header fit at 360-380 (menu button was clipped at 360) */
@media (max-width:380px){
  .header-inner{gap:.5rem}
  .site-header .container{width:calc(100% - 2rem)}
  .brand{gap:.5rem}
  .wm-name{font-size:1rem}
  .hs-logo{width:100px}
  .main-nav{gap:.4rem}
  .header-call{padding:0;width:44px;min-width:44px}
  .nav-toggle{padding:.5rem .6rem;min-width:44px;justify-content:center}
}
/* v8: form fine-print link was white-on-white inside dark lead sections */
.dark-section .contact-form a:not(.btn),.contact-form a:not(.btn){color:var(--red-dark);text-decoration:underline;text-underline-offset:2px}
@media (max-width:600px){
  .footer-bottom p a{display:inline-block;padding:13px 0;margin:-9px 0}
  .form-fine a{display:inline-block;padding:12px 0;margin:-12px 0}
}