/* ==========================================================================
   Ironwood Associates — Design Tokens
   ========================================================================== */

:root,
[data-theme='light'] {
  /* Brand core — always dark, regardless of theme (header/hero/footer chrome) */
  --color-ink: #14120e;
  --color-ink-2: #1c1a15;
  --color-ink-border: #35322a;

  --color-gold: #cba135;
  --color-gold-bright: #e0bb52;
  --color-gold-hover: #b3872a;
  --color-gold-dim: #a3852f;
  --color-cream: #f4f0e8;

  /* Content surfaces (theme-aware) */
  --color-bg: #f8f6f1;
  --color-surface: #ffffff;
  --color-surface-2: #f1ede4;
  --color-surface-offset: #ece6d9;
  --color-divider: #e2dccd;
  --color-border: #d9d1bd;

  --color-text: #22201a;
  --color-text-muted: #6d6656;
  --color-text-faint: #a49c86;
  --color-text-inverse: #f8f6f1;

  --color-success: #3f7a3f;
  --color-error: #a13636;

  --radius-sm: 0.375rem;
  --radius-md: 0.5rem;
  --radius-lg: 0.9rem;
  --radius-xl: 1.25rem;
  --radius-full: 9999px;

  --transition-interactive: 180ms cubic-bezier(0.16, 1, 0.3, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);

  --shadow-sm: 0 1px 2px oklch(0.2 0.02 80 / 0.08);
  --shadow-md: 0 6px 20px oklch(0.2 0.02 80 / 0.12);
  --shadow-lg: 0 20px 48px oklch(0.15 0.02 80 / 0.22);
  --shadow-gold: 0 8px 24px oklch(0.65 0.13 85 / 0.35);

  --content-narrow: 640px;
  --content-default: 980px;
  --content-wide: 1280px;
  --content-full: 100%;

  --font-display: 'Cormorant Garamond', 'Times New Roman', serif;
  --font-body: 'Switzer', 'Work Sans', 'Helvetica Neue', sans-serif;
}

[data-theme='dark'] {
  --color-bg: #171510;
  --color-surface: #1e1c16;
  --color-surface-2: #23201a;
  --color-surface-offset: #292520;
  --color-divider: #34302a;
  --color-border: #3c3830;

  --color-text: #eae5d8;
  --color-text-muted: #a89f8a;
  --color-text-faint: #756c58;
  --color-text-inverse: #171510;

  --shadow-sm: 0 1px 2px oklch(0 0 0 / 0.3);
  --shadow-md: 0 6px 20px oklch(0 0 0 / 0.4);
  --shadow-lg: 0 20px 48px oklch(0 0 0 / 0.5);
}

/* ==========================================================================
   Type Scale
   ========================================================================== */
:root {
  --text-xs: clamp(0.75rem, 0.7rem + 0.25vw, 0.875rem);
  --text-sm: clamp(0.875rem, 0.8rem + 0.35vw, 1rem);
  --text-base: clamp(1rem, 0.95rem + 0.25vw, 1.125rem);
  --text-lg: clamp(1.125rem, 1rem + 0.75vw, 1.5rem);
  --text-xl: clamp(1.5rem, 1.2rem + 1.25vw, 2.25rem);
  --text-2xl: clamp(2rem, 1.2rem + 2.5vw, 3.25rem);
  --text-3xl: clamp(2.5rem, 1rem + 4vw, 4.5rem);
  --text-hero: clamp(2.75rem, 0.8rem + 6vw, 5.5rem);

  --space-1: 0.25rem;
  --space-2: 0.5rem;
  --space-3: 0.75rem;
  --space-4: 1rem;
  --space-5: 1.25rem;
  --space-6: 1.5rem;
  --space-8: 2rem;
  --space-10: 2.5rem;
  --space-12: 3rem;
  --space-16: 4rem;
  --space-20: 5rem;
  --space-24: 6rem;
  --space-32: 8rem;
}

/* ==========================================================================
   Global helpers
   ========================================================================== */
.wrap {
  width: 100%;
  max-width: var(--content-wide);
  margin-inline: auto;
  padding-inline: clamp(var(--space-5), 4vw, var(--space-10));
}

.wrap--narrow {
  max-width: var(--content-default);
}

section {
  position: relative;
}

.section-pad {
  padding-block: clamp(var(--space-12), 7vw, var(--space-24));
}

.eyebrow {
  font-family: var(--font-body);
  font-size: var(--text-xs);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--color-gold-dim);
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
}

[data-theme='dark'] .eyebrow {
  color: var(--color-gold-bright);
}

h1,
h2,
h3 {
  font-family: var(--font-display);
  font-weight: 500;
  color: var(--color-text);
}

.section-title {
  font-size: var(--text-2xl);
  font-weight: 500;
  letter-spacing: -0.01em;
}

.section-sub {
  color: var(--color-text-muted);
  max-width: 60ch;
}

.text-gold {
  color: var(--color-gold);
}

[data-theme='dark'] .text-gold {
  color: var(--color-gold-bright);
}

.italic-serif {
  font-style: italic;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-2);
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  padding: var(--space-4) var(--space-8);
  border-radius: var(--radius-sm);
  white-space: nowrap;
  border: 1px solid transparent;
  cursor: pointer;
}

.btn svg {
  width: 16px;
  height: 16px;
  transition: transform var(--transition-interactive);
}

.btn:hover svg {
  transform: translateX(3px);
}

.btn-gold {
  background: linear-gradient(180deg, var(--color-gold-bright), var(--color-gold));
  color: #1c1607;
  box-shadow: var(--shadow-gold);
}

.btn-gold:hover {
  background: linear-gradient(180deg, var(--color-gold), var(--color-gold-hover));
  transform: translateY(-1px);
}

.btn-outline {
  background: transparent;
  border-color: var(--color-gold);
  color: var(--color-gold);
}

[data-theme='dark'] .btn-outline {
  color: var(--color-gold-bright);
  border-color: var(--color-gold-bright);
}

.btn-outline:hover {
  background: oklch(from var(--color-gold) l c h / 0.12);
}

.btn-ghost-dark {
  background: transparent;
  border-color: oklch(0.95 0.02 85 / 0.35);
  color: var(--color-cream);
}

.btn-ghost-dark:hover {
  background: oklch(0.95 0.02 85 / 0.1);
}

.btn-sm {
  padding: var(--space-2) var(--space-5);
  font-size: var(--text-xs);
}

.btn-block {
  width: 100%;
}

/* ==========================================================================
   Header
   ========================================================================== */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: color-mix(in oklab, var(--color-ink) 94%, transparent);
  backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--color-ink-border);
  transition:
    transform 0.35s var(--ease-out),
    box-shadow 0.35s var(--ease-out);
}

.site-header--hidden {
  transform: translateY(-100%);
}

.site-header--scrolled {
  box-shadow: var(--shadow-md);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-8);
  padding-block: var(--space-2);
}

.brand {
  display: flex;
  align-items: center;
  gap: var(--space-3);
  color: var(--color-cream);
  text-decoration: none;
  flex-shrink: 0;
}

/* Logo width is tied to the team-name size (--text-sm) so the
   "Zach Taylor Real Estate" line renders slightly larger than the names. */
.brand-img {
  display: block;
  width: calc(var(--text-sm) * 17);
  height: auto;
  max-width: 100%;
}

.brand picture {
  display: block;
}

.brand-img--header {
  width: calc(var(--text-sm) * 22.5);
}

.brand-text {
  display: flex;
  flex-direction: column;
  line-height: 1.05;
}

.brand-name {
  font-family: var(--font-display);
  font-size: 1.5rem;
  letter-spacing: 0.03em;
  font-weight: 600;
}

.brand-name .accent {
  color: var(--color-gold-bright);
}

.brand-sub {
  font-family: var(--font-body);
  font-size: 0.6rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--color-gold-bright);
  margin-top: 1px;
}

.brand-tag {
  display: flex;
  align-items: center;
  gap: 5px;
  font-size: 0.6rem;
  letter-spacing: 0.08em;
  color: oklch(0.85 0.02 85 / 0.65);
  margin-top: 3px;
  text-transform: uppercase;
}

.brand-tag .zt {
  width: 15px;
  height: 15px;
  border: 1px solid var(--color-gold-bright);
  color: var(--color-gold-bright);
  border-radius: 3px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  font-size: 0.5rem;
  font-weight: 700;
}

.main-nav {
  display: flex;
  align-items: center;
  gap: var(--space-5);
  margin-left: auto;
}

.main-nav a {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  color: oklch(0.9 0.02 85 / 0.85);
  text-decoration: none;
  position: relative;
  padding-bottom: 4px;
}

.main-nav a:hover,
.main-nav a[aria-current='page'] {
  color: var(--color-gold-bright);
}

.main-nav a[aria-current='page']::after {
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  bottom: -6px;
  height: 2px;
  background: var(--color-gold-bright);
}

.header-actions {
  display: flex;
  align-items: center;
  gap: var(--space-4);
}

.phone-pill {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 2px;
  border: 1px solid var(--color-gold);
  border-radius: var(--radius-sm);
  padding: var(--space-2) var(--space-4);
  color: var(--color-cream);
  text-decoration: none;
  font-size: var(--text-xs);
  line-height: 1.4;
}

.phone-pill a {
  display: grid;
  grid-template-columns: 2.9em auto;
  align-items: baseline;
  color: inherit;
  text-decoration: none;
  font-variant-numeric: tabular-nums;
  transition: color 180ms ease;
}

.phone-pill a:hover {
  color: var(--color-gold-bright);
}

.phone-pill .pp-name {
  color: var(--color-gold-bright);
  font-weight: 600;
}

.theme-toggle {
  width: 38px;
  height: 38px;
  border-radius: var(--radius-full);
  border: 1px solid var(--color-ink-border);
  color: var(--color-cream);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}

.theme-toggle:hover {
  border-color: var(--color-gold);
  color: var(--color-gold-bright);
}

.theme-toggle svg {
  width: 18px;
  height: 18px;
}

.nav-toggle {
  display: none;
  width: 40px;
  height: 40px;
  align-items: center;
  justify-content: center;
  color: var(--color-cream);
  flex-shrink: 0;
}

.nav-toggle svg {
  width: 24px;
  height: 24px;
}

/* ==========================================================================
   Hero
   ========================================================================== */
.hero {
  position: relative;
  background: var(--color-ink);
  overflow: hidden;
  padding-top: clamp(var(--space-12), 8vw, var(--space-20));
  padding-bottom: clamp(var(--space-16), 10vw, var(--space-32));
}

.hero-bg {
  position: absolute;
  inset: 0;
  z-index: 0;
}

.hero-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.55;
}

.hero-bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(
    100deg,
    color-mix(in oklab, var(--color-ink) 92%, transparent) 0%,
    color-mix(in oklab, var(--color-ink) 55%, transparent) 45%,
    color-mix(in oklab, var(--color-ink) 30%, transparent) 100%
  );
}

.hero-inner {
  position: relative;
  z-index: 1;
  max-width: 640px;
}

.hero-eyebrow {
  color: var(--color-cream);
  font-size: var(--text-xs);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-weight: 600;
  margin-bottom: var(--space-5);
  opacity: 0;
  animation: fadeUp 0.7s var(--ease-out) forwards;
  animation-delay: 0.1s;
}

.hero-title {
  font-family: var(--font-display);
  font-size: var(--text-hero);
  color: var(--color-cream);
  line-height: 1.02;
  font-weight: 500;
  margin-bottom: var(--space-6);
  opacity: 0;
  animation: fadeUp 0.7s var(--ease-out) forwards;
  animation-delay: 0.22s;
}

.hero-title em {
  display: block;
  font-style: italic;
  color: var(--color-gold-bright);
  font-weight: 500;
}

.hero-copy {
  color: oklch(0.92 0.01 85 / 0.82);
  font-size: var(--text-base);
  max-width: 46ch;
  margin-bottom: var(--space-8);
  opacity: 0;
  animation: fadeUp 0.7s var(--ease-out) forwards;
  animation-delay: 0.34s;
}

.hero-copy strong {
  color: var(--color-cream);
}

.hero-cta {
  opacity: 0;
  animation: fadeUp 0.7s var(--ease-out) forwards;
  animation-delay: 0.46s;
}

@keyframes fadeUp {
  from {
    opacity: 0;
    transform: translateY(14px);
  }
  to {
    opacity: 1;
    transform: translateY(0);
  }
}

/* Search bar */
.search-bar {
  position: relative;
  z-index: 2;
  margin-top: clamp(var(--space-10), 6vw, var(--space-16));
  background: color-mix(in oklab, var(--color-ink-2) 92%, transparent);
  border: 1px solid var(--color-gold-dim);
  border-radius: var(--radius-md);
  padding: var(--space-3);
  display: flex;
  flex-wrap: wrap;
  align-items: stretch;
  gap: var(--space-2);
  box-shadow: var(--shadow-lg);
}

.search-field {
  display: flex;
  align-items: center;
  gap: var(--space-2);
  flex: 1 1 160px;
  padding: var(--space-3) var(--space-4);
  border-radius: var(--radius-sm);
  min-width: 0;
}

.search-field:first-of-type {
  flex: 2.2 1 240px;
}

.search-field:hover {
  background: oklch(0.95 0.02 85 / 0.06);
}

.search-field svg {
  width: 17px;
  height: 17px;
  color: var(--color-gold-bright);
  flex-shrink: 0;
}

.search-field input,
.search-field select {
  background: transparent;
  border: none;
  color: var(--color-cream);
  font-size: var(--text-sm);
  width: 100%;
  min-width: 0;
}

.search-field select {
  cursor: pointer;
  color: oklch(0.92 0.02 85 / 0.9);
}

.search-field select option {
  color: #1a1712;
}

.search-field input::placeholder {
  color: oklch(0.9 0.02 85 / 0.5);
}

.search-field-label {
  display: none;
}

.search-divider {
  width: 1px;
  background: var(--color-ink-border);
  align-self: center;
  height: 28px;
}

.search-submit {
  flex-shrink: 0;
}

/* Features strip */
.features-strip {
  position: relative;
  z-index: 2;
  background: var(--color-ink-2);
  border-top: 1px solid var(--color-ink-border);
}

.features-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}

.feature-item {
  padding: clamp(var(--space-8), 4vw, var(--space-12)) var(--space-6);
  text-align: center;
  border-right: 1px solid var(--color-ink-border);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: var(--space-3);
}

.feature-item:last-child {
  border-right: none;
}

.feature-icon {
  width: 34px;
  height: 34px;
  color: var(--color-gold-bright);
}

.feature-item h3 {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--color-cream);
  font-weight: 700;
}

.feature-item p {
  font-size: var(--text-xs);
  color: oklch(0.9 0.02 85 / 0.85);
  max-width: 22ch;
}

/* ==========================================================================
   Team section
   ========================================================================== */
.team-section {
  background: var(--color-bg);
}

.team-grid {
  display: grid;
  grid-template-columns: 1.1fr 1.4fr 0.8fr;
  gap: clamp(var(--space-8), 4vw, var(--space-12));
  align-items: center;
}

.team-intro p {
  margin-block: var(--space-5);
  color: var(--color-text-muted);
}

.gold-rule {
  width: 56px;
  height: 3px;
  background: var(--color-gold);
  margin-block: var(--space-4);
  border-radius: var(--radius-full);
}

.team-photos {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-5);
}

.team-photo-card {
  position: relative;
  border-radius: var(--radius-md);
  overflow: hidden;
  box-shadow: var(--shadow-md);
  aspect-ratio: 3/4;
  text-decoration: none;
  display: block;
}

.team-photo-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.team-photo-caption {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  background: linear-gradient(0deg, color-mix(in oklab, var(--color-ink) 88%, transparent), transparent);
  padding: var(--space-4) var(--space-3) var(--space-3);
  color: var(--color-cream);
}

.team-photo-caption .name {
  font-family: var(--font-body);
  font-weight: 700;
  font-size: var(--text-sm);
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.team-photo-caption .role {
  font-size: var(--text-xs);
  color: var(--color-gold-bright);
}

.team-photo-caption .creds {
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.06em;
  color: var(--color-cream);
  margin-top: 1px;
  margin-bottom: 2px;
}

.team-photo-caption .license {
  font-size: 0.6875rem;
  letter-spacing: 0.03em;
  color: oklch(0.92 0.02 85 / 0.8);
  margin-top: 1px;
}

.team-brand-mark {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: var(--space-3);
  text-align: center;
}

.team-brand-mark img {
  width: calc(var(--text-sm) * 17);
  max-width: 100%;
  height: auto;
}

[data-theme='dark'] .team-brand-mark img {
  content: url('assets/brand/logo-zt-stacked.png?v=20260925d');
}

.team-brand-mark .name {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  letter-spacing: 0.05em;
  color: var(--color-text);
}

.team-brand-mark .name .accent {
  color: var(--color-gold-dim);
}

[data-theme='dark'] .team-brand-mark .name .accent {
  color: var(--color-gold-bright);
}

.team-brand-mark .sub {
  font-size: 0.6rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--color-text-faint);
}

/* ==========================================================================
   Properties
   ========================================================================== */
.properties-section {
  background: var(--color-surface-2);
}

.section-head-row {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: var(--space-4);
  margin-bottom: var(--space-8);
  padding-bottom: var(--space-4);
  border-bottom: 1px solid var(--color-border);
  flex-wrap: wrap;
}

.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  color: var(--color-gold-dim);
  font-size: var(--text-sm);
  font-weight: 600;
  text-decoration: none;
  white-space: nowrap;
}

[data-theme='dark'] .link-arrow {
  color: var(--color-gold-bright);
}

.link-arrow svg {
  width: 15px;
  height: 15px;
  transition: transform var(--transition-interactive);
}

.link-arrow:hover svg {
  transform: translateX(3px);
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.property-grid--wide {
  grid-template-columns: repeat(3, 1fr);
}

.property-card {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition:
    transform var(--transition-interactive),
    box-shadow var(--transition-interactive);
}

.property-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-lg);
}

.property-media {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--color-surface-offset);
}

.property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s var(--ease-out);
}

.property-card:hover .property-media img {
  transform: scale(1.06);
}

.property-badge {
  position: absolute;
  top: var(--space-3);
  left: var(--space-3);
  background: var(--color-ink);
  color: var(--color-gold-bright);
  font-size: var(--text-xs);
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 5px 12px;
  border-radius: var(--radius-sm);
}

.property-tag {
  position: absolute;
  top: var(--space-3);
  right: var(--space-3);
  background: color-mix(in oklab, var(--color-ink) 75%, transparent);
  color: var(--color-cream);
  font-size: var(--text-xs);
  padding: 4px 10px;
  border-radius: var(--radius-full);
  backdrop-filter: blur(4px);
}

.property-body {
  padding: var(--space-5);
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
  flex: 1;
}

.property-price {
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 600;
  color: var(--color-text);
}

.property-title {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 600;
  color: var(--color-text);
}

.property-meta {
  display: flex;
  gap: var(--space-4);
  font-size: var(--text-xs);
  color: var(--color-text-muted);
  flex-wrap: wrap;
}

.property-meta span {
  display: inline-flex;
  align-items: center;
  gap: 5px;
}

.property-meta svg {
  width: 14px;
  height: 14px;
  color: var(--color-gold-dim);
}

.property-location {
  font-size: var(--text-xs);
  color: var(--color-gold-dim);
  font-weight: 600;
  letter-spacing: 0.02em;
  text-transform: uppercase;
}

[data-theme='dark'] .property-location {
  color: var(--color-gold-bright);
}

.property-view-btn {
  margin-top: auto;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-2);
  background: var(--color-ink);
  color: var(--color-gold-bright);
  font-size: var(--text-xs);
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  padding: var(--space-3);
  border-radius: var(--radius-sm);
  width: 100%;
}

.property-view-btn:hover {
  background: var(--color-gold);
  color: var(--color-ink);
}

.property-view-btn svg {
  width: 14px;
  height: 14px;
}

/* Filter bar (properties page) */
.filter-bar {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: var(--space-5);
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr 1fr auto;
  gap: var(--space-3);
  margin-bottom: var(--space-8);
  box-shadow: var(--shadow-sm);
}

.filter-field {
  display: flex;
  flex-direction: column;
  gap: 4px;
}

.filter-field label {
  font-size: var(--text-xs);
  color: var(--color-text-muted);
  font-weight: 600;
}

.filter-field input,
.filter-field select {
  border: 1px solid var(--color-border);
  border-radius: var(--radius-sm);
  padding: var(--space-2) var(--space-3);
  background: var(--color-surface);
  color: var(--color-text);
  font-size: var(--text-sm);
}

.filter-field input:focus,
.filter-field select:focus {
  border-color: var(--color-gold);
}

.results-count {
  color: var(--color-text-muted);
  font-size: var(--text-sm);
  margin-bottom: var(--space-6);
}

.empty-state {
  text-align: center;
  padding: var(--space-20) var(--space-6);
  color: var(--color-text-muted);
}

.empty-state svg {
  width: 48px;
  height: 48px;
  color: var(--color-text-faint);
  margin: 0 auto var(--space-4);
}

/* ==========================================================================
   Mortgage calculator + testimonials + CTA row
   ========================================================================== */
.tools-row {
  display: grid;
  grid-template-columns: 1.1fr 1fr 1fr;
  gap: var(--space-6);
}

.panel {
  background: var(--color-ink);
  color: var(--color-cream);
  border-radius: var(--radius-md);
  padding: var(--space-6);
  display: flex;
  flex-direction: column;
  gap: var(--space-4);
}

.panel-heading {
  display: flex;
  align-items: center;
  gap: var(--space-3);
}

.panel-heading .icon-box {
  width: 40px;
  height: 40px;
  border-radius: var(--radius-sm);
  background: color-mix(in oklab, var(--color-gold) 22%, transparent);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}

.panel-heading .icon-box svg {
  width: 20px;
  height: 20px;
  color: var(--color-gold-bright);
}

.panel-heading h3 {
  font-family: var(--font-body);
  font-size: var(--text-sm);
  font-weight: 700;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--color-cream);
}

.panel-heading p {
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.6);
}

.calc-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-4);
}

.calc-field label {
  display: block;
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.65);
  margin-bottom: 5px;
}

.calc-field .input-affix {
  position: relative;
  display: flex;
  align-items: center;
}

.calc-field .input-affix span {
  position: absolute;
  left: 12px;
  color: oklch(0.85 0.02 85 / 0.55);
  font-size: var(--text-sm);
}

.calc-field .input-affix span.suffix {
  left: auto;
  right: 12px;
}

.calc-field input {
  width: 100%;
  background: color-mix(in oklab, white 6%, var(--color-ink));
  border: 1px solid var(--color-ink-border);
  border-radius: var(--radius-sm);
  padding: var(--space-3) var(--space-3) var(--space-3) 30px;
  color: var(--color-cream);
  font-size: var(--text-sm);
}

.calc-field input.no-prefix {
  padding-left: var(--space-3);
  padding-right: 34px;
}

.calc-field input:focus {
  border-color: var(--color-gold);
}

.calc-result {
  background: color-mix(in oklab, white 5%, var(--color-ink));
  border: 1px solid var(--color-ink-border);
  border-radius: var(--radius-sm);
  padding: var(--space-4);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-4);
}

.calc-result-label {
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.65);
  margin-bottom: 4px;
}

.calc-result-value {
  font-family: var(--font-display);
  font-size: var(--text-xl);
  color: var(--color-gold-bright);
  font-weight: 600;
}

.calc-breakdown {
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.6);
  display: flex;
  flex-direction: column;
  gap: 3px;
  text-align: right;
}

.calc-breakdown span strong {
  color: var(--color-cream);
}

.calc-disclaimer {
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.4);
}

/* Testimonials panel */
.testimonial-panel {
  justify-content: space-between;
}

.testimonial-quote-icon {
  width: 30px;
  height: 24px;
  color: var(--color-gold-bright);
  opacity: 0.6;
}

.testimonial-track {
  min-height: 130px;
  display: flex;
  align-items: center;
}

.testimonial-slide {
  font-family: var(--font-display);
  font-size: var(--text-base);
  font-style: italic;
  line-height: 1.5;
  color: var(--color-cream);
}

.testimonial-author {
  margin-top: var(--space-4);
  font-family: var(--font-body);
  font-style: normal;
  font-size: var(--text-sm);
  color: var(--color-gold-bright);
  font-weight: 600;
}

.testimonial-author span {
  color: oklch(0.85 0.02 85 / 0.6);
  font-weight: 400;
}

.testimonial-controls {
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.testimonial-arrows {
  display: flex;
  gap: var(--space-2);
}

.testimonial-arrow {
  width: 32px;
  height: 32px;
  border-radius: var(--radius-full);
  border: 1px solid var(--color-ink-border);
  color: var(--color-cream);
  display: flex;
  align-items: center;
  justify-content: center;
}

.testimonial-arrow:hover {
  border-color: var(--color-gold);
  color: var(--color-gold-bright);
}

.testimonial-arrow svg {
  width: 14px;
  height: 14px;
}

.testimonial-dots {
  display: flex;
  gap: 6px;
}

.testimonial-dot {
  width: 6px;
  height: 6px;
  border-radius: var(--radius-full);
  background: var(--color-ink-border);
}

.testimonial-dot.active {
  background: var(--color-gold-bright);
  width: 18px;
}

/* CTA image panel */
.cta-panel {
  position: relative;
  border-radius: var(--radius-md);
  overflow: hidden;
  min-height: 280px;
  display: flex;
  align-items: flex-end;
}

.cta-panel img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.cta-panel::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, color-mix(in oklab, var(--color-ink) 88%, transparent) 10%, color-mix(in oklab, var(--color-ink) 10%, transparent) 80%);
}

.cta-panel-content {
  position: relative;
  z-index: 1;
  padding: var(--space-6);
  color: var(--color-cream);
}

.cta-panel-content h3 {
  font-family: var(--font-display);
  font-style: italic;
  font-size: var(--text-lg);
  margin-bottom: var(--space-4);
  line-height: 1.3;
  color: var(--color-cream);
}

/* ==========================================================================
   Contact / get started
   ========================================================================== */
.contact-section {
  background: var(--color-ink);
  color: var(--color-cream);
  position: relative;
  overflow: hidden;
}

.contact-bg {
  position: absolute;
  inset: 0;
  z-index: 0;
}

.contact-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.28;
}

.contact-bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(100deg, color-mix(in oklab, var(--color-ink) 92%, transparent), color-mix(in oklab, var(--color-ink) 78%, transparent));
}

.contact-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(220px, 0.75fr) minmax(0, 1.6fr) auto;
  gap: var(--space-10);
}

.contact-intro h2 {
  font-family: var(--font-display);
  font-style: italic;
  font-size: var(--text-2xl);
  color: var(--color-cream);
  margin-bottom: var(--space-4);
}

.contact-intro p {
  color: oklch(0.9 0.02 85 / 0.7);
  max-width: 34ch;
}

.contact-form {
  display: flex;
  flex-direction: column;
  gap: var(--space-4);
}

.form-row {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: var(--space-4);
}

.form-field {
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.form-field label {
  font-size: var(--text-xs);
  color: oklch(0.9 0.02 85 / 0.6);
}

.form-field input,
.form-field textarea {
  background: color-mix(in oklab, white 6%, var(--color-ink));
  border: 1px solid var(--color-ink-border);
  border-radius: var(--radius-sm);
  padding: var(--space-3) var(--space-4);
  color: var(--color-cream);
  font-size: var(--text-sm);
  resize: vertical;
}

.form-field input::placeholder,
.form-field textarea::placeholder {
  color: oklch(0.85 0.02 85 / 0.4);
}

.form-field input:focus,
.form-field textarea:focus {
  border-color: var(--color-gold);
}

.form-field.has-error input,
.form-field.has-error textarea {
  border-color: var(--color-error);
}

.field-error {
  font-size: var(--text-xs);
  color: #e18a8a;
  min-height: 1em;
}

.form-status {
  display: none;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--text-sm);
  padding: var(--space-3) var(--space-4);
  border-radius: var(--radius-sm);
  background: color-mix(in oklab, var(--color-success) 25%, transparent);
  color: #a9d9a9;
}

.form-status.visible {
  display: flex;
}

.form-status svg {
  width: 18px;
  height: 18px;
  flex-shrink: 0;
}

.contact-office {
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
}

.office-item {
  display: flex;
  align-items: flex-start;
  gap: var(--space-3);
  font-size: var(--text-sm);
  color: oklch(0.92 0.02 85 / 0.85);
}

.office-item svg {
  width: 17px;
  height: 17px;
  color: var(--color-gold-bright);
  flex-shrink: 0;
  margin-top: 2px;
}

.office-item a {
  color: inherit;
  text-decoration: none;
}

.office-item a:hover {
  color: var(--color-gold-bright);
}

.social-row {
  display: flex;
  gap: var(--space-3);
  margin-top: var(--space-2);
}

.social-row a {
  width: 36px;
  height: 36px;
  border-radius: var(--radius-full);
  border: 1px solid var(--color-ink-border);
  color: var(--color-cream);
  display: flex;
  align-items: center;
  justify-content: center;
}

.social-row a:hover {
  border-color: var(--color-gold);
  color: var(--color-gold-bright);
}

.social-row svg {
  width: 16px;
  height: 16px;
}

/* ==========================================================================
   Footer
   ========================================================================== */
.site-footer {
  background: var(--color-ink-2);
  border-top: 1px solid var(--color-ink-border);
  color: oklch(0.85 0.02 85 / 0.7);
  padding-block: var(--space-8);
}

.footer-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-6);
  flex-wrap: wrap;
}

.footer-nav {
  display: flex;
  gap: var(--space-6);
  flex-wrap: wrap;
}

.footer-nav a {
  color: inherit;
  text-decoration: none;
  font-size: var(--text-sm);
}

.footer-nav a:hover {
  color: var(--color-gold-bright);
}

.footer-legal {
  display: flex;
  gap: var(--space-4);
  font-size: var(--text-xs);
  flex-wrap: wrap;
}

.footer-legal a {
  color: inherit;
  text-decoration: none;
}

.footer-legal a:hover {
  color: var(--color-gold-bright);
}

/* ==========================================================================
   Generic page hero (interior pages)
   ========================================================================== */
.page-hero {
  background: var(--color-ink);
  color: var(--color-cream);
  padding-block: clamp(var(--space-16), 8vw, var(--space-24));
  position: relative;
  overflow: hidden;
}

.page-hero-bg {
  position: absolute;
  inset: 0;
}

.page-hero-bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.32;
}

.page-hero-bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(100deg, color-mix(in oklab, var(--color-ink) 90%, transparent), color-mix(in oklab, var(--color-ink) 65%, transparent));
}

.page-hero-inner {
  position: relative;
  z-index: 1;
  max-width: 620px;
}

.page-hero h1 {
  font-family: var(--font-display);
  font-size: var(--text-2xl);
  color: var(--color-cream);
  margin-bottom: var(--space-4);
}

.page-hero h1 em {
  font-style: italic;
  color: var(--color-gold-bright);
}

.page-hero p {
  color: oklch(0.92 0.02 85 / 0.75);
  max-width: 50ch;
}

.breadcrumb {
  display: flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--text-xs);
  color: oklch(0.85 0.02 85 / 0.6);
  margin-bottom: var(--space-5);
  text-transform: uppercase;
  letter-spacing: 0.06em;
}

.breadcrumb a {
  color: inherit;
  text-decoration: none;
}

.breadcrumb a:hover {
  color: var(--color-gold-bright);
}

/* ==========================================================================
   About / values / stats
   ========================================================================== */
.stats-strip {
  background: var(--color-surface);
  border-top: 1px solid var(--color-border);
  border-bottom: 1px solid var(--color-border);
}

.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  text-align: center;
}

.stat-item {
  padding: var(--space-10) var(--space-4);
  border-right: 1px solid var(--color-border);
}

.stat-item:last-child {
  border-right: none;
}

.stat-num {
  font-family: var(--font-display);
  font-size: var(--text-2xl);
  color: var(--color-gold-dim);
  font-weight: 600;
}

[data-theme='dark'] .stat-num {
  color: var(--color-gold-bright);
}

.stat-label {
  font-size: var(--text-xs);
  color: var(--color-text-muted);
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin-top: var(--space-2);
}

.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.value-card {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: var(--space-6);
}

.value-card .icon-box {
  width: 44px;
  height: 44px;
  border-radius: var(--radius-sm);
  background: color-mix(in oklab, var(--color-gold) 14%, transparent);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: var(--space-4);
}

.value-card svg {
  width: 22px;
  height: 22px;
  color: var(--color-gold-dim);
}

[data-theme='dark'] .value-card svg {
  color: var(--color-gold-bright);
}

.value-card h3 {
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 700;
  margin-bottom: var(--space-2);
}

.value-card p {
  color: var(--color-text-muted);
  font-size: var(--text-sm);
}

.two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(var(--space-8), 5vw, var(--space-16));
  align-items: center;
}

.two-col img {
  border-radius: var(--radius-md);
  box-shadow: var(--shadow-md);
}

.two-col p {
  color: var(--color-text-muted);
  margin-block: var(--space-4);
}

/* ==========================================================================
   Team page bios
   ========================================================================== */
.bio-card {
  display: grid;
  grid-template-columns: 300px 1fr;
  gap: var(--space-8);
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  align-items: start;
}

.bio-card + .bio-card {
  margin-top: var(--space-8);
}

.bio-photo {
  border-radius: var(--radius-md);
  overflow: hidden;
  aspect-ratio: 3/4;
}

.bio-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.bio-content h3 {
  font-family: var(--font-display);
  font-size: var(--text-xl);
}

.bio-content .role {
  color: var(--color-gold-dim);
  font-size: var(--text-sm);
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  margin-bottom: var(--space-3);
}

[data-theme='dark'] .bio-content .role {
  color: var(--color-gold-bright);
}

.bio-content p {
  color: var(--color-text-muted);
  margin-bottom: var(--space-4);
}

.specialty-tags {
  display: flex;
  gap: var(--space-2);
  flex-wrap: wrap;
  margin-bottom: var(--space-5);
}

.specialty-tags span {
  background: var(--color-surface-2);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-full);
  padding: 5px 14px;
  font-size: var(--text-xs);
  color: var(--color-text-muted);
}

.bio-contact-row {
  display: flex;
  gap: var(--space-4);
  flex-wrap: wrap;
}

.bio-contact-row a {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: var(--text-sm);
  color: var(--color-text);
  text-decoration: none;
}

.bio-contact-row a svg {
  width: 15px;
  height: 15px;
  color: var(--color-gold-dim);
}

[data-theme='dark'] .bio-contact-row a svg {
  color: var(--color-gold-bright);
}

.bio-contact-row a:hover {
  color: var(--color-gold-dim);
}

/* ==========================================================================
   Resources page
   ========================================================================== */
.resource-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: var(--space-6);
}

.resource-card {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}

.resource-media {
  aspect-ratio: 16/10;
  overflow: hidden;
  background: var(--color-surface-offset);
}

.resource-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.resource-body {
  padding: var(--space-5);
  display: flex;
  flex-direction: column;
  gap: var(--space-2);
  flex: 1;
}

.resource-cat {
  font-size: var(--text-xs);
  color: var(--color-gold-dim);
  text-transform: uppercase;
  font-weight: 700;
  letter-spacing: 0.06em;
}

[data-theme='dark'] .resource-cat {
  color: var(--color-gold-bright);
}

.resource-body h3 {
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 700;
}

.resource-body p {
  color: var(--color-text-muted);
  font-size: var(--text-sm);
  flex: 1;
}

.resource-link {
  color: var(--color-gold-dim);
  font-size: var(--text-sm);
  font-weight: 600;
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  margin-top: var(--space-2);
}

[data-theme='dark'] .resource-link {
  color: var(--color-gold-bright);
}

.resource-link svg {
  width: 14px;
  height: 14px;
}

.faq-item {
  border-bottom: 1px solid var(--color-border);
}

.faq-question {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-4);
  padding: var(--space-5) 0;
  text-align: left;
  font-family: var(--font-body);
  font-weight: 600;
  font-size: var(--text-base);
  color: var(--color-text);
}

.faq-question svg {
  width: 18px;
  height: 18px;
  color: var(--color-gold-dim);
  flex-shrink: 0;
  transition: transform var(--transition-interactive);
}

[data-theme='dark'] .faq-question svg {
  color: var(--color-gold-bright);
}

.faq-item.open .faq-question svg {
  transform: rotate(45deg);
}

.faq-answer {
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.35s var(--ease-out);
  color: var(--color-text-muted);
}

.faq-answer p {
  padding-bottom: var(--space-5);
}

/* ==========================================================================
   Contact page (standalone)
   ========================================================================== */
.contact-page-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(var(--space-8), 5vw, var(--space-16));
}

.contact-card {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: var(--space-6);
  display: flex;
  gap: var(--space-4);
  align-items: flex-start;
}

.contact-card .icon-box {
  width: 44px;
  height: 44px;
  border-radius: var(--radius-sm);
  background: color-mix(in oklab, var(--color-gold) 14%, transparent);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}

.contact-card svg {
  width: 20px;
  height: 20px;
  color: var(--color-gold-dim);
}

[data-theme='dark'] .contact-card svg {
  color: var(--color-gold-bright);
}

.contact-card h3 {
  font-family: var(--font-body);
  font-size: var(--text-base);
  font-weight: 700;
  margin-bottom: var(--space-1);
}

.contact-card p,
.contact-card a {
  color: var(--color-text-muted);
  font-size: var(--text-sm);
  text-decoration: none;
}

.contact-card a:hover {
  color: var(--color-gold-dim);
}

.form-field-light input,
.form-field-light textarea,
.form-field-light select {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  color: var(--color-text);
}

.form-field-light input::placeholder,
.form-field-light textarea::placeholder {
  color: var(--color-text-faint);
}

.form-field-light label {
  color: var(--color-text-muted);
}

/* ==========================================================================
   Modal (property detail)
   ========================================================================== */
.modal-overlay {
  position: fixed;
  inset: 0;
  background: oklch(0.1 0.01 80 / 0.72);
  backdrop-filter: blur(4px);
  z-index: 1000;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: var(--space-6);
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.25s var(--ease-out), visibility 0.25s;
}

.modal-overlay.open {
  opacity: 1;
  visibility: visible;
}

.modal-panel {
  background: var(--color-surface);
  border-radius: var(--radius-lg);
  max-width: 780px;
  width: 100%;
  max-height: 88vh;
  overflow-y: auto;
  transform: translateY(20px) scale(0.98);
  transition: transform 0.3s var(--ease-out);
  box-shadow: var(--shadow-lg);
}

.modal-overlay.open .modal-panel {
  transform: translateY(0) scale(1);
}

.modal-media {
  position: relative;
  aspect-ratio: 16/9;
}

.modal-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  border-radius: var(--radius-lg) var(--radius-lg) 0 0;
}

.modal-close {
  position: absolute;
  top: var(--space-4);
  right: var(--space-4);
  width: 38px;
  height: 38px;
  border-radius: var(--radius-full);
  background: color-mix(in oklab, var(--color-ink) 70%, transparent);
  color: var(--color-cream);
  display: flex;
  align-items: center;
  justify-content: center;
}

.modal-close:hover {
  background: var(--color-ink);
  color: var(--color-gold-bright);
}

.modal-close svg {
  width: 18px;
  height: 18px;
}

.modal-body {
  padding: var(--space-8);
}

.modal-header-row {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: var(--space-4);
  margin-bottom: var(--space-4);
  flex-wrap: wrap;
}

.modal-body h2 {
  font-family: var(--font-display);
  font-size: var(--text-xl);
}

.modal-price {
  font-family: var(--font-display);
  font-size: var(--text-xl);
  color: var(--color-gold-dim);
  font-weight: 600;
  white-space: nowrap;
}

[data-theme='dark'] .modal-price {
  color: var(--color-gold-bright);
}

.modal-meta-row {
  display: flex;
  gap: var(--space-5);
  flex-wrap: wrap;
  color: var(--color-text-muted);
  font-size: var(--text-sm);
  margin-bottom: var(--space-5);
  padding-bottom: var(--space-5);
  border-bottom: 1px solid var(--color-border);
}

.modal-meta-row span {
  display: inline-flex;
  align-items: center;
  gap: 6px;
}

.modal-meta-row svg {
  width: 15px;
  height: 15px;
  color: var(--color-gold-dim);
}

[data-theme='dark'] .modal-meta-row svg {
  color: var(--color-gold-bright);
}

.modal-body > p {
  color: var(--color-text-muted);
  margin-bottom: var(--space-6);
}

.modal-features {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--space-2) var(--space-6);
  margin-bottom: var(--space-6);
}

.modal-features li {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: var(--text-sm);
  color: var(--color-text);
}

.modal-features svg {
  width: 15px;
  height: 15px;
  color: var(--color-gold-dim);
  flex-shrink: 0;
}

[data-theme='dark'] .modal-features svg {
  color: var(--color-gold-bright);
}

.modal-footer-row {
  display: flex;
  gap: var(--space-3);
  flex-wrap: wrap;
}

/* ==========================================================================
   Mobile nav drawer
   ========================================================================== */
.mobile-drawer {
  position: fixed;
  inset: 0;
  z-index: 200;
  visibility: hidden;
}

.mobile-drawer.open {
  visibility: visible;
}

.mobile-drawer-backdrop {
  position: absolute;
  inset: 0;
  background: oklch(0.1 0.01 80 / 0.6);
  opacity: 0;
  transition: opacity 0.3s var(--ease-out);
}

.mobile-drawer.open .mobile-drawer-backdrop {
  opacity: 1;
}

.mobile-drawer-panel {
  position: absolute;
  top: 0;
  right: 0;
  bottom: 0;
  width: min(320px, 84vw);
  background: var(--color-ink);
  border-left: 1px solid var(--color-ink-border);
  padding: var(--space-8) var(--space-6);
  transform: translateX(100%);
  transition: transform 0.35s var(--ease-out);
  display: flex;
  flex-direction: column;
  gap: var(--space-6);
}

.mobile-drawer.open .mobile-drawer-panel {
  transform: translateX(0);
}

.mobile-drawer-close {
  align-self: flex-end;
  width: 36px;
  height: 36px;
  color: var(--color-cream);
  display: flex;
  align-items: center;
  justify-content: center;
}

.mobile-drawer-close svg {
  width: 22px;
  height: 22px;
}

.mobile-drawer nav {
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
}

.mobile-drawer nav a {
  color: var(--color-cream);
  text-decoration: none;
  font-family: var(--font-display);
  font-size: var(--text-lg);
}

.mobile-drawer nav a:hover {
  color: var(--color-gold-bright);
}

/* ==========================================================================
   Toast
   ========================================================================== */
.toast {
  position: fixed;
  bottom: var(--space-6);
  right: var(--space-6);
  z-index: 1100;
  background: var(--color-ink);
  color: var(--color-cream);
  border: 1px solid var(--color-gold);
  border-radius: var(--radius-md);
  padding: var(--space-4) var(--space-5);
  display: flex;
  align-items: center;
  gap: var(--space-3);
  box-shadow: var(--shadow-lg);
  transform: translateY(20px);
  opacity: 0;
  transition: all 0.3s var(--ease-out);
  pointer-events: none;
  max-width: 320px;
}

.toast.visible {
  transform: translateY(0);
  opacity: 1;
}

.toast svg {
  width: 20px;
  height: 20px;
  color: var(--color-gold-bright);
  flex-shrink: 0;
}

/* ==========================================================================
   Responsive
   ========================================================================== */
@media (max-width: 1080px) {
  .team-grid {
    grid-template-columns: 1fr 1fr;
  }
  .team-brand-mark {
    grid-column: 1 / -1;
    flex-direction: row;
    justify-content: center;
  }
  .team-brand-mark img {
    max-width: 100%;
  }
  .tools-row {
    grid-template-columns: 1fr;
  }
  .contact-grid {
    grid-template-columns: 1fr;
  }
  .filter-bar {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 900px) {
  .main-nav,
  .phone-pill {
    display: none;
  }
  .nav-toggle {
    display: flex;
  }
  .property-grid,
  .property-grid--wide {
    grid-template-columns: 1fr 1fr;
  }
  .features-grid {
    grid-template-columns: 1fr 1fr;
  }
  .feature-item:nth-child(2) {
    border-right: none;
  }
  .team-photos {
    grid-column: span 1;
  }
  .stats-grid {
    grid-template-columns: 1fr 1fr;
  }
  .values-grid {
    grid-template-columns: 1fr;
  }
  .two-col {
    grid-template-columns: 1fr;
  }
  .bio-card {
    grid-template-columns: 1fr;
  }
  .bio-photo {
    max-width: 260px;
  }
  .resource-grid {
    grid-template-columns: 1fr 1fr;
  }
  .contact-page-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 640px) {
  .header-inner {
    padding-block: var(--space-2);
  }
  .brand {
    flex-shrink: 1;
    min-width: 0;
  }
  .brand-img--header {
    width: calc(var(--text-sm) * 17);
  }
  .header-inner {
    gap: var(--space-3);
  }
  .brand-name {
    font-size: 1.15rem;
  }
  .search-bar {
    flex-direction: column;
  }
  .search-divider {
    display: none;
  }
  .search-submit {
    width: 100%;
  }
  .features-grid {
    grid-template-columns: 1fr;
  }
  .feature-item {
    border-right: none;
    border-bottom: 1px solid var(--color-ink-border);
  }
  .feature-item:last-child {
    border-bottom: none;
  }
  .team-grid {
    grid-template-columns: 1fr;
  }
  .team-photos {
    grid-template-columns: 1fr 1fr;
  }
  .property-grid,
  .property-grid--wide {
    grid-template-columns: 1fr;
  }
  .filter-bar {
    grid-template-columns: 1fr;
  }
  .stats-grid {
    grid-template-columns: 1fr 1fr;
  }
  .stat-item {
    border-right: none;
    border-bottom: 1px solid var(--color-border);
  }
  .form-row {
    grid-template-columns: 1fr;
  }
  .resource-grid {
    grid-template-columns: 1fr;
  }
  .modal-features {
    grid-template-columns: 1fr;
  }
  .calc-grid {
    grid-template-columns: 1fr;
  }
  .footer-inner {
    flex-direction: column;
    align-items: flex-start;
  }
}

/* Contact page: two-up field row, stacks on phones */
.form-row--two {
  grid-template-columns: 1fr 1fr;
}
.contact-page-grid > * {
  min-width: 0;
}
@media (max-width: 640px) {
  .form-row--two {
    grid-template-columns: 1fr;
  }
}

/* Header: keep nav + phone on one line; switch to menu button before it gets cramped */
.main-nav a,
.phone-pill a {
  white-space: nowrap;
}
@media (min-width: 901px) and (max-width: 1200px) {
  .main-nav {
    display: none;
  }
  .nav-toggle {
    display: flex;
  }
  .header-actions {
    margin-left: auto;
  }
}

/* Features strip closes the hero — no empty band beneath it */
.hero:has(.features-strip) {
  padding-bottom: 0;
}

/* Let's Get Started: labeled, aligned phone numbers */
.office-phones {
  display: grid;
  gap: 2px;
}
.office-phones a {
  display: grid;
  grid-template-columns: 3em auto;
  font-variant-numeric: tabular-nums;
}
.office-phones .pp-name {
  color: var(--color-gold-bright);
  font-weight: 600;
}

.form-row input,
.form-field input,
.form-field textarea {
  min-width: 0;
  width: 100%;
}

.form-status.is-error {
  background: color-mix(in oklab, #c0392b 22%, transparent);
  color: #f2b8b0;
}
.form-status a {
  color: var(--color-gold-bright);
  text-decoration: underline;
}
.contact-form button[disabled] {
  opacity: 0.7;
  cursor: progress;
}

/* ==========================================================================
   Admin page
   ========================================================================== */
.admin-main { background: var(--color-bg); min-height: 70vh; }
.admin-page .form-field-light select,
.admin-page .form-field select {
  border-radius: var(--radius-sm);
  padding: var(--space-3) var(--space-4);
  font-size: var(--text-sm);
}
.form-field.has-error select { border-color: var(--color-error); }

.admin-lock {
  display: grid;
  place-items: center;
  padding: clamp(var(--space-12), 10vw, var(--space-24)) var(--space-4);
}
.admin-lock-card {
  width: min(420px, 100%);
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: var(--space-8);
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
  box-shadow: 0 20px 50px -30px rgb(0 0 0 / 0.45);
}
.admin-lock-card .icon-box {
  width: 48px; height: 48px; border-radius: 50%;
  display: grid; place-items: center;
  background: color-mix(in oklab, var(--color-gold) 16%, transparent);
  color: var(--color-gold);
}
.admin-lock-card .icon-box svg { width: 22px; height: 22px; }
.admin-lock-card h1 {
  font-family: var(--font-display, 'Cormorant Garamond', serif);
  font-size: var(--text-2xl);
  font-weight: 500;
  color: var(--color-text);
  line-height: 1.1;
}
.admin-lock-copy { color: var(--color-text-muted); font-size: var(--text-sm); margin-bottom: var(--space-2); }
.admin-lock-card form { display: flex; flex-direction: column; gap: var(--space-4); }
.admin-pass-wrap { position: relative; display: flex; }
.admin-pass-wrap input { flex: 1; padding-right: 4.5rem; }
.admin-pass-toggle {
  position: absolute; right: 6px; top: 50%; transform: translateY(-50%);
  font-size: var(--text-xs); font-weight: 600; letter-spacing: 0.04em;
  color: var(--color-gold-dim); padding: 6px 10px; border-radius: var(--radius-sm);
}
.admin-pass-toggle:hover { background: var(--color-surface-offset); }

.admin-topbar {
  display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between;
  gap: var(--space-6); margin-bottom: var(--space-8);
}
.admin-topbar .section-title { margin-top: var(--space-2); }
.admin-sub { color: var(--color-text-muted); font-size: var(--text-sm); max-width: 60ch; margin-top: var(--space-2); }
.admin-top-actions { display: flex; gap: var(--space-3); flex-wrap: wrap; }

.admin-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(0, 1fr);
  gap: var(--space-8);
  align-items: start;
}
.admin-grid > * { min-width: 0; }
@media (max-width: 960px) { .admin-grid { grid-template-columns: 1fr; } }

.admin-editor,
.admin-list-wrap {
  background: var(--color-surface);
  border: 1px solid var(--color-border);
  border-radius: var(--radius-md);
  padding: clamp(var(--space-5), 3vw, var(--space-8));
  display: flex; flex-direction: column; gap: var(--space-4);
}
.admin-editor { scroll-margin-top: 110px; }
.admin-editor h2,
.admin-list-head h2 {
  font-family: var(--font-display, 'Cormorant Garamond', serif);
  font-size: var(--text-xl); font-weight: 500; color: var(--color-text); line-height: 1.15;
}
.admin-editor-head, .admin-list-head {
  display: flex; align-items: baseline; justify-content: space-between; gap: var(--space-3); flex-wrap: wrap;
}
.admin-row-3 { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--space-4); }
@media (max-width: 560px) { .admin-row-3 { grid-template-columns: 1fr 1fr; } }

.admin-photo { display: grid; grid-template-columns: 160px minmax(0, 1fr); gap: var(--space-4); align-items: start; }
@media (max-width: 480px) { .admin-photo { grid-template-columns: 1fr; } }
.admin-photo-preview {
  aspect-ratio: 4 / 3; border-radius: var(--radius-sm); overflow: hidden;
  background: var(--color-surface-offset); border: 1px dashed var(--color-border);
  display: grid; place-items: center; color: var(--color-text-faint); font-size: var(--text-xs);
}
.admin-photo-preview img { width: 100%; height: 100%; object-fit: cover; }
.admin-photo-inputs { display: flex; flex-direction: column; gap: var(--space-3); align-items: flex-start; }
.admin-photo-inputs input[type='url'] { width: 100%; }
.admin-upload { cursor: pointer; }

.admin-check { display: flex; gap: var(--space-3); align-items: center; font-size: var(--text-sm); color: var(--color-text); cursor: pointer; }
.admin-check input, .admin-switch input { width: 18px; height: 18px; accent-color: var(--color-gold); }
.admin-editor-actions { display: flex; gap: var(--space-3); flex-wrap: wrap; }

.admin-link {
  background: none; border: 0; padding: 0; cursor: pointer;
  color: var(--color-gold-dim); font-size: var(--text-sm); font-weight: 600;
  text-decoration: underline; text-underline-offset: 3px;
}
.admin-link:hover { color: var(--color-gold); }
.admin-danger, .admin-link.admin-danger { color: var(--color-error); }

.admin-count { color: var(--color-text-faint); font-size: var(--text-base); }
.admin-featured-count { font-size: var(--text-xs); color: var(--color-text-muted); }

.admin-list { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: var(--space-3); }
.admin-item {
  display: grid; grid-template-columns: 84px minmax(0, 1fr); gap: var(--space-3) var(--space-4);
  padding: var(--space-3); border: 1px solid var(--color-border); border-radius: var(--radius-sm);
  background: var(--color-bg);
}
.admin-item.is-featured { border-color: color-mix(in oklab, var(--color-gold) 55%, var(--color-border)); }
.admin-item img { width: 84px; height: 64px; object-fit: cover; border-radius: 4px; background: var(--color-surface-offset); }
.admin-item-body { display: flex; flex-direction: column; gap: 2px; font-size: var(--text-xs); color: var(--color-text-muted); min-width: 0; }
.admin-item-body strong { font-size: var(--text-sm); color: var(--color-text); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.admin-item-loc em { color: var(--color-gold-dim); font-style: normal; font-weight: 600; }
.admin-item-loc em.muted { color: var(--color-text-faint); }
.admin-item-actions {
  grid-column: 1 / -1; display: flex; justify-content: space-between; align-items: center; gap: var(--space-3); flex-wrap: wrap;
  border-top: 1px solid var(--color-divider, var(--color-border)); padding-top: var(--space-2);
}
.admin-switch { display: flex; gap: var(--space-2); align-items: center; font-size: var(--text-xs); color: var(--color-text); cursor: pointer; }
.admin-item-btns { display: flex; gap: var(--space-1, 4px); flex-wrap: wrap; }
.admin-item-btns button {
  font-size: var(--text-xs); font-weight: 600; padding: 5px 10px; border-radius: 4px;
  border: 1px solid var(--color-border); color: var(--color-text); background: var(--color-surface);
}
.admin-item-btns button:hover:not(:disabled) { border-color: var(--color-gold); }
.admin-item-btns button:disabled { opacity: 0.35; cursor: not-allowed; }
.admin-item-btns button.admin-danger { color: var(--color-error); }

.admin-tools { display: flex; gap: var(--space-5); flex-wrap: wrap; padding-top: var(--space-2); }
.admin-note { font-size: var(--text-xs); color: var(--color-text-faint); line-height: 1.55; }
.admin-page .form-status { color: var(--color-text); }
.admin-page .form-status.is-error { color: var(--color-error); }
.admin-lock[hidden], .admin-dash[hidden] { display: none !important; }

/* ==========================================================================
   Guide article pages
   ========================================================================== */
.guide-meta { display: flex; flex-wrap: wrap; gap: var(--space-2) var(--space-5); margin-top: var(--space-4); font-size: var(--text-xs); letter-spacing: 0.08em; text-transform: uppercase; color: var(--color-gold-bright); }
.guide-meta span + span::before { content: "·"; margin-right: var(--space-5); color: oklch(0.9 0.02 85 / 0.5); }
.guide-layout { display: grid; grid-template-columns: minmax(0, 1fr) 300px; gap: clamp(var(--space-8), 5vw, var(--space-16)); align-items: start; }
.guide-layout > * { min-width: 0; }
@media (max-width: 960px) { .guide-layout { grid-template-columns: 1fr; } }

.guide-article { max-width: 72ch; color: var(--color-text); font-size: var(--text-base); line-height: 1.75; }
.guide-article > * + * { margin-top: var(--space-5); }
.guide-article h2 { font-family: var(--font-display, 'Cormorant Garamond', serif); font-weight: 500; font-size: var(--text-xl); line-height: 1.2; margin-top: var(--space-10); color: var(--color-text); }
.guide-article h3 { font-size: var(--text-base); font-weight: 600; margin-top: var(--space-6); }
.guide-article p, .guide-article li { color: var(--color-text-muted); }
.guide-article strong { color: var(--color-text); font-weight: 600; }
.guide-article a:not(.btn) { color: var(--color-gold-dim); text-decoration: underline; text-underline-offset: 3px; text-decoration-thickness: 1px; }
[data-theme='dark'] .guide-article a:not(.btn) { color: var(--color-gold-bright); }
.guide-article a:not(.btn):hover { color: var(--color-gold); }

.guide-takeaways { background: var(--color-surface); border: 1px solid var(--color-border); border-left: 3px solid var(--color-gold); border-radius: var(--radius-md); padding: var(--space-6); }
.guide-takeaways ul { margin: var(--space-3) 0 0; padding-left: 1.1em; display: flex; flex-direction: column; gap: var(--space-2); }
.guide-takeaways li { color: var(--color-text); font-size: var(--text-sm); line-height: 1.6; }
.guide-takeaways li::marker { color: var(--color-gold); }

.guide-checklist { list-style: none; padding: 0; display: flex; flex-direction: column; gap: var(--space-2); }
.guide-checklist li { position: relative; padding-left: 1.8em; }
.guide-checklist li::before { content: ""; position: absolute; left: 0; top: 0.55em; width: 0.9em; height: 0.5em; border-left: 2px solid var(--color-gold); border-bottom: 2px solid var(--color-gold); transform: rotate(-45deg); }

.guide-steps { counter-reset: step; list-style: none; padding: 0; display: flex; flex-direction: column; gap: var(--space-4); }
.guide-steps li { counter-increment: step; position: relative; padding-left: 3em; }
.guide-steps li::before { content: counter(step); position: absolute; left: 0; top: 0.1em; width: 2em; height: 2em; border-radius: 50%; display: grid; place-items: center; font-size: var(--text-sm); font-weight: 600; background: color-mix(in oklab, var(--color-gold) 18%, transparent); color: var(--color-gold-dim); }
[data-theme='dark'] .guide-steps li::before { color: var(--color-gold-bright); }

.guide-table-wrap { overflow-x: auto; border: 1px solid var(--color-border); border-radius: var(--radius-md); }
.guide-table { width: 100%; border-collapse: collapse; font-size: var(--text-sm); line-height: 1.5; }
.guide-table th { text-align: left; font-weight: 600; color: var(--color-text); background: var(--color-surface-offset); padding: var(--space-3) var(--space-4); white-space: nowrap; }
.guide-table td { padding: var(--space-3) var(--space-4); border-top: 1px solid var(--color-border); color: var(--color-text-muted); vertical-align: top; }
.guide-table td:first-child { color: var(--color-text); font-weight: 500; }

.guide-callout { background: color-mix(in oklab, var(--color-gold) 9%, var(--color-surface)); border-radius: var(--radius-md); padding: var(--space-5) var(--space-6); }
.guide-note { font-size: var(--text-sm); font-style: italic; }
.guide-small, .guide-article .guide-small { font-size: var(--text-xs); line-height: 1.6; color: var(--color-text-faint); }

.guide-cta { margin-top: var(--space-12) !important; background: var(--color-ink); color: var(--color-cream); border-radius: var(--radius-md); padding: var(--space-8); display: flex; flex-wrap: wrap; gap: var(--space-6); align-items: center; justify-content: space-between; }
.guide-cta h2 { margin: 0; color: var(--color-cream); }
.guide-cta p { color: oklch(0.92 0.02 85 / 0.8); margin-top: var(--space-2); font-size: var(--text-sm); }
.guide-cta p a { color: var(--color-gold-bright) !important; }
.guide-cta .btn svg { width: 16px; height: 16px; margin-left: 6px; }

.guide-sources { border-top: 1px solid var(--color-border); padding-top: var(--space-6); margin-top: var(--space-10) !important; }
.guide-sources h2 { font-size: var(--text-lg); margin-top: 0; }
.guide-sources ol { padding-left: 1.3em; margin: var(--space-3) 0 var(--space-4); display: flex; flex-direction: column; gap: 4px; font-size: var(--text-sm); }

.guide-side { position: sticky; top: 120px; display: flex; flex-direction: column; gap: var(--space-4); }
@media (max-width: 960px) { .guide-side { position: static; } }
.guide-back { display: inline-flex; align-items: center; gap: var(--space-2); font-size: var(--text-sm); font-weight: 600; color: var(--color-text); }
.guide-back svg { width: 16px; height: 16px; }
.guide-back:hover { color: var(--color-gold-dim); }
.guide-related { display: flex; flex-direction: column; gap: var(--space-4); }
@media (max-width: 960px) and (min-width: 600px) { .guide-related { display: grid; grid-template-columns: repeat(3, 1fr); } }
.guide-related-card { display: flex; flex-direction: column; gap: var(--space-2); padding: var(--space-3); border: 1px solid var(--color-border); border-radius: var(--radius-md); background: var(--color-surface); transition: border-color .2s, transform .2s; }
.guide-related-card:hover { border-color: var(--color-gold); transform: translateY(-2px); }
.guide-related-card img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; border-radius: calc(var(--radius-md) - 4px); }
.guide-related-card strong { font-size: var(--text-sm); color: var(--color-text); line-height: 1.35; }
.guide-meta span + span::before { content: none; }
.guide-meta span { display: inline-flex; align-items: center; gap: var(--space-2); }
.guide-meta span + span { padding-left: var(--space-5); border-left: 1px solid oklch(0.9 0.02 85 / 0.35); }
.guide-related-card, .guide-related-card strong, .guide-back { text-decoration: none; }

/* Logo without Zach Taylor line (sized by height) */
.brand-img--header { width: auto; height: calc(var(--text-sm) * 4.4); max-width: 100%; }
.brand-img--footer { width: auto; height: calc(var(--text-sm) * 4.2); max-width: 100%; }
@media (max-width: 640px) {
  .brand-img--header { width: auto; height: calc(var(--text-sm) * 3.1); }
  .brand-img--footer { height: auto; width: min(100%, 17rem); }
}

/* Zach Taylor brokerage mark in team section */
.team-brand-mark img { width: calc(var(--text-sm) * 14); }
.team-brand-phone { display: inline-flex; align-items: center; gap: var(--space-2); margin-top: var(--space-2); font-size: var(--text-lg); font-weight: 600; letter-spacing: 0.02em; color: var(--color-text); text-decoration: none; }
.team-brand-phone svg { width: 20px; height: 20px; color: var(--color-gold-dim); }
[data-theme='dark'] .team-brand-phone svg { color: var(--color-gold-bright); }
.team-brand-phone:hover { color: var(--color-gold-dim); }
.team-brand-phone { white-space: nowrap; }
@media (max-width: 960px) {
  .team-brand-mark { flex-direction: column !important; gap: var(--space-2); }
  .team-brand-mark img { width: min(100%, 15rem); }
}
@media (min-width: 961px) { .team-brand-mark { align-self: start; padding-top: var(--space-4); } }
/* Team mark: bottom (phone) lines up with bottom of team photos on 3-column layout */
@media (min-width: 1081px) {
  .team-brand-mark { align-self: center; padding-top: 0; justify-content: flex-end; height: var(--team-photos-h, auto); }
  .team-brand-phone { margin-bottom: -0.3em; }
}
.team-brand-phone { color: var(--color-gold-dim); }
.team-brand-phone:hover { color: var(--color-gold); }
[data-theme='dark'] .team-brand-phone { color: var(--color-gold-bright); }
.admin-row-2 { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-4); }
.modal-courtesy { font-size: var(--text-sm); color: var(--color-text-muted); border-left: 2px solid var(--color-gold); padding-left: var(--space-3); margin-top: var(--space-3); }

/* ---------- Photo gallery: listing popup ---------- */
.gallery-nav { position: absolute; top: 50%; transform: translateY(-50%); width: 44px; height: 44px; border-radius: var(--radius-full); border: none; display: grid; place-items: center; background: color-mix(in oklab, var(--color-ink) 65%, transparent); color: var(--color-cream); cursor: pointer; transition: background .2s; }
.gallery-nav:hover { background: var(--color-ink); color: var(--color-gold-bright); }
.gallery-nav svg { width: 22px; height: 22px; }
.gallery-prev { left: var(--space-4); }
.gallery-next { right: var(--space-4); }
.gallery-count { position: absolute; left: var(--space-4); bottom: var(--space-4); padding: 4px 10px; border-radius: var(--radius-full); font-size: var(--text-xs); font-weight: 600; letter-spacing: .04em; background: color-mix(in oklab, var(--color-ink) 70%, transparent); color: var(--color-cream); }
.gallery-thumbs { display: flex; gap: var(--space-2); overflow-x: auto; padding: var(--space-3) var(--space-6) 0; scrollbar-width: thin; }
.gallery-thumb { flex: 0 0 auto; width: 84px; aspect-ratio: 4 / 3; padding: 0; border: 2px solid transparent; border-radius: var(--radius-sm); overflow: hidden; background: var(--color-surface-offset); cursor: pointer; opacity: .65; transition: opacity .2s, border-color .2s; }
.gallery-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.gallery-thumb:hover { opacity: 1; }
.gallery-thumb.active { opacity: 1; border-color: var(--color-gold); }
@media (max-width: 640px) { .gallery-nav { width: 36px; height: 36px; } .gallery-thumb { width: 64px; } .gallery-thumbs { padding-inline: var(--space-4); } }

/* ---------- Photo gallery: admin editor ---------- */
.admin-gallery-head { display: flex; flex-wrap: wrap; align-items: baseline; justify-content: space-between; gap: var(--space-2); }
.admin-gallery-count { font-weight: 500; color: var(--color-text-faint); margin-left: var(--space-2); }
.admin-gallery-hint { font-size: var(--text-xs); color: var(--color-text-faint); }
.admin-gallery { display: grid; grid-template-columns: repeat(auto-fill, minmax(118px, 1fr)); gap: var(--space-3); margin: var(--space-3) 0; }
.admin-gallery-empty { grid-column: 1 / -1; padding: var(--space-6); text-align: center; border: 1px dashed var(--color-border); border-radius: var(--radius-sm); color: var(--color-text-faint); font-size: var(--text-sm); background: var(--color-surface-offset); }
.admin-thumb { position: relative; aspect-ratio: 4 / 3; border-radius: var(--radius-sm); overflow: hidden; background: var(--color-surface-offset); border: 2px solid transparent; cursor: grab; }
.admin-thumb.is-main { border-color: var(--color-gold); }
.admin-thumb.dragging { opacity: .4; }
.admin-thumb.drop-target { outline: 2px dashed var(--color-gold); outline-offset: 2px; }
.admin-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; pointer-events: none; }
.admin-thumb-badge, .admin-thumb-num { position: absolute; top: 6px; left: 6px; padding: 2px 8px; border-radius: var(--radius-full); font-size: 11px; font-weight: 600; letter-spacing: .04em; }
.admin-thumb-badge { background: var(--color-gold); color: var(--color-ink); text-transform: uppercase; }
.admin-thumb-num { background: color-mix(in oklab, var(--color-ink) 70%, transparent); color: var(--color-cream); }
.admin-thumb-actions { position: absolute; inset: auto 0 0 0; display: flex; justify-content: center; gap: 4px; padding: 6px; background: linear-gradient(transparent, color-mix(in oklab, var(--color-ink) 80%, transparent)); }
.admin-thumb-actions button { width: 26px; height: 26px; border-radius: var(--radius-full); border: none; font-size: 14px; line-height: 1; display: grid; place-items: center; background: var(--color-cream); color: var(--color-ink); cursor: pointer; }
.admin-thumb-actions button:disabled { opacity: .35; cursor: default; }
.admin-thumb-actions button.danger { background: #b3261e; color: #fff; }
.admin-gallery-inputs { width: 100%; }
.admin-url-row { display: flex; gap: var(--space-2); width: 100%; }
.admin-url-row input { flex: 1; min-width: 0; }
.admin-url-row .btn { padding-inline: var(--space-4); }

/* ---------- Inventory: sorting, paging, MLS notes ---------- */
.results-bar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: var(--space-3); margin-bottom: var(--space-6); }
.results-bar .results-count { margin-bottom: 0; }
.sort-field { display: inline-flex; align-items: center; gap: var(--space-2); font-size: var(--text-sm); color: var(--color-text-muted); }
.sort-field select { padding: 8px 32px 8px 12px; border: 1px solid var(--color-border); border-radius: var(--radius-sm); background: var(--color-surface); color: var(--color-text); font: inherit; font-size: var(--text-sm); }
.sort-field select:focus { border-color: var(--color-gold); outline: none; }
.pager { display: flex; flex-wrap: wrap; justify-content: center; align-items: center; gap: var(--space-2); margin-top: var(--space-10); }
.pager:empty { display: none; }
.pager button { min-width: 42px; height: 42px; padding: 0 var(--space-3); border: 1px solid var(--color-border); border-radius: var(--radius-sm); background: var(--color-surface); color: var(--color-text); font: inherit; font-size: var(--text-sm); font-weight: 600; cursor: pointer; transition: border-color .2s, background .2s, color .2s; }
.pager button:hover:not(:disabled) { border-color: var(--color-gold); color: var(--color-gold); }
.pager button.active { background: var(--color-gold); border-color: var(--color-gold); color: var(--color-ink); }
.pager button:disabled { opacity: .4; cursor: default; }
.pager-gap { color: var(--color-text-faint); padding: 0 4px; }
.mls-disclaimer { margin-top: var(--space-8); font-size: var(--text-xs); color: var(--color-text-faint); text-align: center; max-width: 72ch; margin-inline: auto; }
.modal-disclaimer { margin-top: var(--space-4); font-size: var(--text-xs); color: var(--color-text-faint); }
.property-photo-count { position: absolute; right: var(--space-3); bottom: var(--space-3); display: inline-flex; align-items: center; gap: 4px; padding: 3px 8px; border-radius: var(--radius-full); font-size: 11px; font-weight: 600; background: color-mix(in oklab, var(--color-ink) 70%, transparent); color: var(--color-cream); z-index: 1; }
.property-photo-count svg { width: 13px; height: 13px; }
.property-mls { color: var(--color-text-faint); }
.modal-loading { padding: var(--space-16) var(--space-6); text-align: center; color: var(--color-text-muted); display: grid; gap: var(--space-4); justify-items: center; }
@media (max-width: 640px) { .pager button { min-width: 36px; height: 38px; padding: 0 var(--space-2); } }

/* ---------- Admin: MLS feed panel ---------- */
.admin-mls { margin-top: var(--space-10); background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-md); padding: clamp(var(--space-5), 3vw, var(--space-8)); display: flex; flex-direction: column; gap: var(--space-6); }
.admin-mls-head { display: flex; flex-wrap: wrap; justify-content: space-between; gap: var(--space-5); align-items: flex-start; }
.admin-mls-head h2 { font-family: var(--font-display, 'Cormorant Garamond', serif); font-size: var(--text-xl); font-weight: 500; line-height: 1.15; margin-top: var(--space-1); }
.admin-mls-sub { color: var(--color-text-muted); font-size: var(--text-sm); max-width: 62ch; margin-top: var(--space-2); }
.admin-mls-status { display: flex; flex-direction: column; align-items: flex-end; gap: var(--space-2); max-width: 380px; text-align: right; }
.mls-detail { font-size: var(--text-xs); color: var(--color-text-muted); line-height: 1.5; }
.mls-pill { display: inline-block; padding: 4px 12px; border-radius: var(--radius-full); font-size: var(--text-xs); font-weight: 700; letter-spacing: .04em; text-transform: uppercase; background: var(--color-surface-offset); color: var(--color-text-muted); border: 1px solid var(--color-border); }
.mls-pill.is-ok { background: color-mix(in oklab, #2e7d32 14%, transparent); color: #2e7d32; border-color: color-mix(in oklab, #2e7d32 40%, transparent); }
.mls-pill.is-bad { background: color-mix(in oklab, #b3261e 12%, transparent); color: #b3261e; border-color: color-mix(in oklab, #b3261e 40%, transparent); }
.mls-pill.is-busy { background: color-mix(in oklab, var(--color-gold) 18%, transparent); color: var(--color-text); border-color: var(--color-gold); }
[data-theme='dark'] .mls-pill.is-ok { color: #81c784; }
[data-theme='dark'] .mls-pill.is-bad { color: #ef9a9a; }
.admin-mls-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr); gap: var(--space-8); align-items: start; }
.admin-mls-grid > * { min-width: 0; }
@media (max-width: 960px) { .admin-mls-grid { grid-template-columns: 1fr; } .admin-mls-status { align-items: flex-start; text-align: left; } }
.admin-mls-form, .admin-mls-list { display: flex; flex-direction: column; gap: var(--space-4); }
.admin-mls h3 { font-size: var(--text-base); font-weight: 700; color: var(--color-text); }
.admin-mls small { display: block; margin-top: 4px; font-size: var(--text-xs); color: var(--color-text-faint); }
.admin-mls-auto { align-self: end; padding-bottom: 12px; }
.admin-mls-search { width: 100%; padding: 12px 14px; border: 1px solid var(--color-border); border-radius: var(--radius-sm); background: var(--color-bg); color: var(--color-text); font: inherit; font-size: var(--text-sm); }
.admin-mls-search:focus { border-color: var(--color-gold); outline: none; }
.admin-list--compact { max-height: 620px; overflow-y: auto; padding-right: 4px; }
.admin-list--compact .admin-item { grid-template-columns: 72px minmax(0, 1fr) auto; align-items: center; }
.admin-list--compact .admin-item img { width: 72px; height: 54px; }
.admin-list--compact .admin-item-actions { grid-column: auto; border: 0; padding: 0; }
.admin-empty { padding: var(--space-6); text-align: center; color: var(--color-text-faint); font-size: var(--text-sm); border: 1px dashed var(--color-border); border-radius: var(--radius-sm); list-style: none; }
.pager--small { margin-top: var(--space-2); }
.pager--small button { min-width: 36px; height: 34px; }
@media (max-width: 560px) {
  .admin-list--compact .admin-item { grid-template-columns: 64px minmax(0, 1fr); }
  .admin-list--compact .admin-item img { width: 64px; height: 48px; }
  .admin-list--compact .admin-item-actions { grid-column: 1 / -1; border-top: 1px solid var(--color-divider, var(--color-border)); padding-top: var(--space-2); }
}

/* Inventory page (MLS feed) */
.inventory-notice {
  margin: 0 0 var(--space-6, 1.5rem);
  padding: 0.9rem 1.1rem;
  border: 1px solid var(--color-gold-dim);
  border-left: 4px solid var(--color-gold);
  border-radius: 8px;
  background: color-mix(in srgb, var(--color-gold) 8%, transparent);
  font-size: 0.95rem;
  line-height: 1.5;
}
.inventory-notice strong { color: var(--color-gold); }
.inventory-notice a, .empty-state a { color: var(--color-gold); text-decoration: underline; }
.hero-inline-link { color: var(--color-gold-bright); text-decoration: underline; text-underline-offset: 3px; }
.hero-inline-link:hover { color: var(--color-gold); }

/* Admin: website visitors */
.visit-stats { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: var(--space-4); }
.visit-stat { display: flex; flex-direction: column; gap: 2px; padding: var(--space-4) var(--space-5); border: 1px solid var(--color-border); border-radius: var(--radius-md); background: var(--color-bg, transparent); }
.visit-num { font-family: var(--font-display, 'Cormorant Garamond', serif); font-size: clamp(2rem, 3vw, 2.6rem); line-height: 1; color: var(--color-gold); font-variant-numeric: lining-nums tabular-nums; font-family: var(--font-body); font-weight: 700; }
.visit-label { font-weight: 700; font-size: var(--text-sm); margin-top: var(--space-2); }
.visit-sub { font-size: var(--text-xs); color: var(--color-text-muted); }
.visit-detail { display: grid; grid-template-columns: minmax(0, 1.6fr) minmax(0, 1fr); gap: var(--space-8); }
.visit-detail h3 { font-size: var(--text-sm); font-weight: 700; margin-bottom: var(--space-3); }
.visit-chart { display: flex; align-items: flex-end; gap: 3px; height: 140px; position: relative; padding-bottom: 22px; border-bottom: 1px solid var(--color-border); }
.visit-bar { flex: 1; height: 100%; display: flex; align-items: flex-end; }
.visit-bar span { display: block; width: 100%; background: linear-gradient(180deg, var(--color-gold-bright), var(--color-gold)); border-radius: 3px 3px 0 0; min-height: 2px; }
.visit-axis { position: absolute; left: 0; right: 0; bottom: 0; display: flex; justify-content: space-between; font-size: var(--text-xs); color: var(--color-text-muted); }
.visit-pages { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: var(--space-2); }
.visit-pages li { display: flex; justify-content: space-between; gap: var(--space-3); padding: var(--space-2) 0; border-bottom: 1px solid var(--color-border); font-size: var(--text-sm); text-transform: capitalize; }
@media (max-width: 760px) { .visit-stats { grid-template-columns: repeat(2, minmax(0, 1fr)); } .visit-detail { grid-template-columns: 1fr; } }
.featured-empty { text-align: center; color: var(--color-text-muted); padding: var(--space-8) 0; }
.featured-empty a { color: var(--color-gold); text-decoration: underline; }