/* ============================================================
   GLADISH GROUP · eXp Realty  —  gladishhomes.com
   Shared design system. Coastal-luxury: deep navy + antique gold.
   Fonts: Fraunces (display serif) + Inter (body).
   Edit tokens here; every page inherits them.
   ============================================================ */

/* ---------- Design tokens ---------- */
:root{
  --navy:#163a5e;          /* brand navy (from logo) */
  --navy-deep:#0e2840;     /* darker navy for sections/footer */
  --navy-900:#0a1d30;      /* near-black navy */
  --gold:#b08d4f;          /* antique gold accent (from logo) */
  --gold-dk:#977736;
  --gold-soft:#d8c08a;
  --cream:#f5f1e9;         /* warm page background */
  --paper:#ffffff;
  --sand:#efe7d7;          /* subtle warm panel */
  --ink:#16242f;           /* primary text */
  --slate:#56697a;         /* secondary text */
  --slate-lt:#8294a3;
  --line:#e3dccf;          /* warm hairline border */
  --line-2:#e9eef2;        /* cool hairline (on white) */
  --green:#2f7d63;

  --radius:14px;
  --radius-lg:22px;
  --radius-xl:30px;
  --shadow-sm:0 2px 10px rgba(14,40,64,.06);
  --shadow:0 18px 50px -22px rgba(14,40,64,.30);
  --shadow-lg:0 40px 90px -40px rgba(10,29,48,.55);
  --shadow-gold:0 16px 40px -16px rgba(176,141,79,.55);

  --maxw:1200px;
  --nav-h:78px;
  --ease:cubic-bezier(.22,.61,.36,1);

  --font-display:"Fraunces",Georgia,"Times New Roman",serif;
  --font-body:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
}

/* ---------- Reset / base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{
  margin:0;font-family:var(--font-body);color:var(--ink);
  background:var(--cream);line-height:1.65;font-size:17px;
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font-family:inherit;cursor:pointer}
::selection{background:var(--gold);color:#fff}

h1,h2,h3,h4{font-family:var(--font-display);font-weight:500;line-height:1.08;
  letter-spacing:-.012em;color:var(--ink);margin:0 0 .4em}
h1{font-size:clamp(2.5rem,6vw,4.6rem);font-weight:500;letter-spacing:-.02em}
h2{font-size:clamp(2rem,4vw,3.1rem)}
h3{font-size:clamp(1.3rem,2.2vw,1.7rem)}
p{margin:0 0 1rem}
.lead{font-size:clamp(1.05rem,1.6vw,1.28rem);color:var(--slate);line-height:1.7}

/* ---------- Layout helpers ---------- */
.container{width:100%;max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,5vw,40px)}
.container-wide{max-width:1360px}
.section{padding:clamp(64px,9vw,120px) 0}
.section-sm{padding:clamp(46px,6vw,76px) 0}
.bg-paper{background:var(--paper)}
.bg-cream{background:var(--cream)}
.bg-sand{background:var(--sand)}
.bg-navy{background:var(--navy-deep);color:#eaf0f5}
.bg-navy h1,.bg-navy h2,.bg-navy h3{color:#fff}

.eyebrow{display:inline-flex;align-items:center;gap:.55em;
  font-family:var(--font-body);font-weight:600;font-size:.78rem;letter-spacing:.22em;
  text-transform:uppercase;color:var(--gold-dk);margin:0 0 1rem}
.eyebrow::before{content:"";width:26px;height:1.5px;background:var(--gold);display:inline-block}
.bg-navy .eyebrow{color:var(--gold-soft)}
.center{text-align:center}
.center .eyebrow{justify-content:center}
.section-head{max-width:880px;margin:0 0 clamp(34px,5vw,56px)}
.center .section-head,.section-head.center{margin-left:auto;margin-right:auto}
.section-head p{margin-bottom:0}
.section-head .lead{max-width:660px}
.center .section-head .lead,.section-head.center .lead{margin-left:auto;margin-right:auto}

/* ---------- Buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;
  font-weight:600;font-size:.97rem;letter-spacing:.01em;padding:.92em 1.7em;
  border-radius:100px;border:1.5px solid transparent;transition:.35s var(--ease);
  white-space:nowrap;line-height:1;cursor:pointer}
.btn svg{width:1.05em;height:1.05em}
.btn-primary{background:var(--gold);color:#fff;box-shadow:var(--shadow-gold)}
.btn-primary:hover{background:var(--gold-dk);transform:translateY(-2px)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-deep);transform:translateY(-2px)}
.btn-outline{border-color:currentColor;color:var(--navy);background:transparent}
.btn-outline:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.btn-light{background:#fff;color:var(--navy);border-color:#fff}
.btn-light:hover{background:transparent;color:#fff;transform:translateY(-2px)}
.btn-ghost-light{border-color:rgba(255,255,255,.6);color:#fff;background:transparent}
.btn-ghost-light:hover{background:#fff;color:var(--navy)}
.btn-lg{padding:1.05em 2.1em;font-size:1.02rem}
.btn-block{width:100%}

/* ---------- Top navigation ---------- */
.nav{position:fixed;top:0;left:0;right:0;z-index:1000;height:var(--nav-h);
  display:flex;align-items:center;transition:.4s var(--ease);
  padding-top:env(safe-area-inset-top)}
.nav-inner{width:100%;max-width:1360px;margin:0 auto;padding:0 clamp(18px,4vw,36px);
  display:flex;align-items:center;justify-content:space-between;gap:18px}
.nav.scrolled{height:66px;background:rgba(255,255,255,.92);
  -webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);
  box-shadow:0 6px 30px -16px rgba(14,40,64,.4);border-bottom:1px solid var(--line)}
.brand{display:flex;align-items:center;gap:12px;flex-shrink:0}
.brand-mark{width:38px;height:38px;flex:0 0 auto}
.brand-mark svg{width:100%;height:100%;display:block}
.brand-name{display:flex;flex-direction:column;line-height:1}
.brand-name b{font-family:var(--font-display);font-weight:600;font-size:1.18rem;
  letter-spacing:.01em;color:#fff;transition:color .35s var(--ease)}
.brand-name span{font-size:.6rem;letter-spacing:.28em;text-transform:uppercase;
  color:rgba(255,255,255,.75);margin-top:3px;transition:color .35s var(--ease)}
.nav.scrolled .brand-name b{color:var(--navy)}
.nav.scrolled .brand-name span{color:var(--gold-dk)}
.nav-links{display:flex;align-items:center;gap:30px}
.nav-links a{font-size:.93rem;font-weight:500;color:rgba(255,255,255,.9);
  position:relative;padding:6px 0;transition:color .3s}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;height:2px;width:0;
  background:var(--gold);transition:width .3s var(--ease)}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav.scrolled .nav-links a{color:var(--ink)}
.nav-right{display:flex;align-items:center;gap:16px;flex-shrink:0}
.nav-phone{display:inline-flex;align-items:center;gap:7px;font-weight:600;font-size:.92rem;
  color:#fff;transition:color .35s var(--ease)}
.nav.scrolled .nav-phone{color:var(--navy)}
.nav-phone svg{width:16px;height:16px;color:var(--gold)}
.burger{display:none;width:44px;height:44px;border:none;background:transparent;
  flex-direction:column;justify-content:center;align-items:center;gap:5px;border-radius:10px}
.burger span{width:24px;height:2px;background:#fff;transition:.3s var(--ease);border-radius:2px}
.nav.scrolled .burger span{background:var(--navy)}

/* mobile slide-in */
.mnav{position:fixed;inset:0;z-index:1100;visibility:hidden;pointer-events:none}
.mnav.open{visibility:visible;pointer-events:auto}
.mnav-scrim{position:absolute;inset:0;background:rgba(10,29,48,.55);opacity:0;transition:.35s}
.mnav.open .mnav-scrim{opacity:1}
.mnav-panel{position:absolute;top:0;right:0;height:100%;width:min(86vw,360px);
  background:var(--navy-deep);color:#fff;transform:translateX(100%);transition:transform .4s var(--ease);
  display:flex;flex-direction:column;padding:calc(env(safe-area-inset-top) + 22px) 30px 30px;
  box-shadow:var(--shadow-lg)}
.mnav.open .mnav-panel{transform:translateX(0)}
.mnav-close{align-self:flex-end;background:transparent;border:none;color:#fff;font-size:2rem;line-height:1;padding:4px 8px}
.mnav-panel a{font-family:var(--font-display);font-size:1.5rem;padding:13px 0;
  border-bottom:1px solid rgba(255,255,255,.1);color:#fff}
.mnav-panel a:last-of-type{border-bottom:none}
.mnav-foot{margin-top:auto;padding-top:24px;font-size:.92rem;color:rgba(255,255,255,.75)}
.mnav-foot a{font-family:var(--font-body);font-size:.95rem;border:none;padding:4px 0;display:block}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;
  color:#fff;overflow:hidden;padding:calc(var(--nav-h) + 30px) 0 60px}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover}
.hero-bg::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(10,29,48,.62) 0%,rgba(10,29,48,.32) 38%,rgba(10,29,48,.78) 100%)}
.hero-inner{position:relative;z-index:2;width:100%}
.hero h1{color:#fff;max-width:16ch;margin-bottom:.35em;text-shadow:0 2px 30px rgba(0,0,0,.25)}
.hero .lead{color:rgba(255,255,255,.92);max-width:46ch;font-size:clamp(1.08rem,1.7vw,1.34rem)}
.hero .eyebrow{color:var(--gold-soft)}
.hero .eyebrow::before{background:var(--gold-soft)}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
.hero-scroll{position:absolute;left:50%;bottom:26px;transform:translateX(-50%);z-index:2;
  color:rgba(255,255,255,.8);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;
  display:flex;flex-direction:column;align-items:center;gap:8px}
.hero-scroll::after{content:"";width:1px;height:34px;background:linear-gradient(rgba(255,255,255,.8),transparent);animation:scrollpulse 2s var(--ease) infinite}
@keyframes scrollpulse{0%{opacity:0;transform:scaleY(.3)}50%{opacity:1}100%{opacity:0;transform:scaleY(1)}}

/* ---------- Search bar (IDX deep-link) ---------- */
.searchbar{background:rgba(255,255,255,.97);border-radius:var(--radius-lg);
  box-shadow:var(--shadow-lg);padding:10px;margin-top:34px;max-width:620px;
  display:flex;gap:8px;align-items:stretch}
.searchbar.in-section{box-shadow:var(--shadow)}
.searchbar input,.searchbar select{flex:1;border:none;background:transparent;
  font-size:1rem;color:var(--ink);padding:14px 16px;min-width:0}
.searchbar input:focus,.searchbar select:focus{outline:none}
.searchbar .btn{flex:0 0 auto}
.search-tabs{display:flex;gap:6px;margin-bottom:14px}
.search-tab{font-size:.85rem;font-weight:600;color:rgba(255,255,255,.85);
  background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.25);
  padding:8px 18px;border-radius:100px;transition:.3s}
.search-tab.active{background:#fff;color:var(--navy);border-color:#fff}

/* ---------- Stats band ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}
.stat{text-align:center}
.stat b{display:block;font-family:var(--font-display);font-size:clamp(2.2rem,4vw,3.2rem);
  font-weight:500;color:var(--navy);line-height:1}
.bg-navy .stat b{color:var(--gold-soft)}
.stat span{display:block;margin-top:8px;font-size:.86rem;letter-spacing:.06em;
  text-transform:uppercase;color:var(--slate);font-weight:600}
.bg-navy .stat span{color:rgba(255,255,255,.75)}

/* ---------- Grids ---------- */
.grid{display:grid;gap:26px}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}

/* ---------- Feature / value cards ---------- */
.feature{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:34px 30px;transition:.4s var(--ease)}
.feature:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:transparent}
.feature .ic{width:54px;height:54px;border-radius:14px;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(140deg,var(--navy),var(--navy-deep));color:var(--gold-soft);margin-bottom:20px}
.feature .ic svg{width:26px;height:26px}
.feature h3{font-size:1.28rem;margin-bottom:.45em}
.feature p{color:var(--slate);font-size:.98rem;margin:0}

/* ---------- Community cards ---------- */
.community-card{position:relative;border-radius:var(--radius-lg);overflow:hidden;
  min-height:340px;display:flex;align-items:flex-end;color:#fff;isolation:isolate;
  box-shadow:var(--shadow-sm)}
.community-card.tall{min-height:440px}
.community-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;
  transition:transform .8s var(--ease)}
.community-card::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(10,29,48,0) 30%,rgba(10,29,48,.85) 100%)}
.community-card:hover img{transform:scale(1.07)}
.community-card .cc-body{padding:26px 26px 24px;width:100%}
.community-card h3{color:#fff;margin-bottom:.2em;font-size:1.5rem}
.community-card p{color:rgba(255,255,255,.85);font-size:.9rem;margin:0}
.community-card .cc-link{display:inline-flex;align-items:center;gap:7px;margin-top:12px;
  font-weight:600;font-size:.88rem;color:var(--gold-soft);letter-spacing:.02em}
.community-card .cc-link svg{width:15px;height:15px;transition:transform .3s var(--ease)}
.community-card:hover .cc-link svg{transform:translateX(5px)}

/* designed (photo-less) community card */
.community-card.designed{background:
  radial-gradient(120% 80% at 100% 0%,rgba(176,141,79,.28),transparent 55%),
  linear-gradient(160deg,var(--navy) 0%,var(--navy-900) 100%)}
.community-card.designed::after{display:none}
.community-card.designed::before{content:"";position:absolute;inset:0;z-index:-1;opacity:.5;
  background-image:repeating-linear-gradient(135deg,rgba(255,255,255,.05) 0 1px,transparent 1px 22px)}

/* ---------- Split (image + text) ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,5vw,72px);align-items:center}
.split.reverse .split-media{order:2}
.split-media{position:relative;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow)}
.split-media img{width:100%;height:100%;object-fit:cover}
.split-media.framed{aspect-ratio:4/5}
.split-badge{position:absolute;left:24px;bottom:24px;background:rgba(255,255,255,.95);
  border-radius:var(--radius);padding:16px 22px;box-shadow:var(--shadow-sm);max-width:230px}
.split-badge b{font-family:var(--font-display);font-size:1.9rem;color:var(--navy);display:block;line-height:1}
.split-badge span{font-size:.8rem;color:var(--slate);font-weight:600}
.split-body h2{margin-bottom:.5em}
.split-body .lead{margin-bottom:1.4em}

/* checklist */
.check{list-style:none;padding:0;margin:0 0 1.6em;display:grid;gap:14px}
.check li{display:flex;gap:13px;align-items:flex-start;font-size:1.02rem;color:var(--ink)}
.check li svg{flex:0 0 auto;width:22px;height:22px;color:var(--gold);margin-top:2px}

/* ---------- Process steps ---------- */
.steps{counter-reset:step;display:grid;gap:24px}
.step{display:flex;gap:22px;align-items:flex-start}
.step::before{counter-increment:step;content:counter(step);flex:0 0 auto;
  width:52px;height:52px;border-radius:50%;display:flex;align-items:center;justify-content:center;
  font-family:var(--font-display);font-size:1.3rem;color:var(--navy);
  border:1.5px solid var(--gold);background:rgba(176,141,79,.08)}
.step h3{font-size:1.22rem;margin-bottom:.25em}
.step p{color:var(--slate);margin:0}
.bg-navy .step p{color:rgba(255,255,255,.8)}
.bg-navy .step::before{color:var(--gold-soft);background:rgba(255,255,255,.05)}

/* ---------- CTA band ---------- */
.cta-band{position:relative;overflow:hidden;color:#fff;text-align:center;
  padding:clamp(70px,9vw,120px) 0}
.cta-band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.cta-band::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(10,29,48,.78),rgba(10,29,48,.86))}
.cta-band h2{color:#fff;max-width:18ch;margin:0 auto .4em}
.cta-band p{color:rgba(255,255,255,.9);max-width:52ch;margin:0 auto 1.8em;font-size:1.12rem}
.cta-actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ---------- Testimonial / proof ---------- */
.quote{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:34px 32px;position:relative}
.quote .stars{color:var(--gold);letter-spacing:3px;font-size:1.05rem;margin-bottom:14px}
.quote p{font-size:1.05rem;color:var(--ink);font-style:italic;line-height:1.6}
.quote cite{display:block;margin-top:16px;font-style:normal;font-weight:600;color:var(--navy);font-size:.95rem}
.quote cite span{display:block;font-weight:500;color:var(--slate);font-size:.85rem}

/* ---------- Area chips ---------- */
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{display:inline-flex;align-items:center;gap:7px;background:var(--paper);
  border:1px solid var(--line);border-radius:100px;padding:10px 18px;font-size:.92rem;
  font-weight:500;color:var(--ink);transition:.3s var(--ease)}
.chip:hover{background:var(--navy);color:#fff;border-color:var(--navy);transform:translateY(-2px)}
.chip svg{width:14px;height:14px;color:var(--gold)}
.chip:hover svg{color:var(--gold-soft)}

/* ---------- Forms ---------- */
.form-card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);
  padding:clamp(26px,4vw,44px);box-shadow:var(--shadow-sm)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{display:flex;flex-direction:column;gap:7px;margin-bottom:18px}
.field.full{grid-column:1/-1}
.field label{font-size:.85rem;font-weight:600;color:var(--navy);letter-spacing:.02em}
.field input,.field select,.field textarea{font-family:inherit;font-size:16px;color:var(--ink);
  background:var(--cream);border:1.5px solid var(--line);border-radius:12px;padding:13px 15px;
  transition:.25s;width:100%}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);
  background:#fff;box-shadow:0 0 0 4px rgba(176,141,79,.12)}
.form-note{font-size:.82rem;color:var(--slate-lt);margin-top:6px}
.form-success{display:none;text-align:center;padding:30px}
.form-success.show{display:block}
.form-success .ic{width:64px;height:64px;border-radius:50%;background:rgba(47,125,99,.12);
  color:var(--green);display:flex;align-items:center;justify-content:center;margin:0 auto 18px}

/* ---------- Accordion (FAQ) ---------- */
.accordion{border-top:1px solid var(--line)}
.acc-item{border-bottom:1px solid var(--line)}
.acc-q{width:100%;text-align:left;background:none;border:none;padding:22px 0;
  display:flex;justify-content:space-between;align-items:center;gap:20px;
  font-family:var(--font-display);font-size:1.18rem;color:var(--ink)}
.acc-q .pm{flex:0 0 auto;width:26px;height:26px;position:relative;transition:.3s}
.acc-q .pm::before,.acc-q .pm::after{content:"";position:absolute;background:var(--gold);
  top:50%;left:50%;transform:translate(-50%,-50%)}
.acc-q .pm::before{width:14px;height:2px}
.acc-q .pm::after{width:2px;height:14px;transition:transform .3s}
.acc-item.open .pm::after{transform:translate(-50%,-50%) scaleY(0)}
.acc-a{max-height:0;overflow:hidden;transition:max-height .4s var(--ease)}
.acc-a-inner{padding:0 0 22px;color:var(--slate);max-width:70ch}

/* ---------- IDX embed slot ---------- */
.idx-slot{background:var(--paper);border:1.5px dashed var(--line);border-radius:var(--radius-lg);
  min-height:560px;display:flex;align-items:center;justify-content:center;padding:40px;text-align:center}
.idx-slot .inner{max-width:480px}
.idx-slot iframe{width:100%;min-height:720px;border:none;border-radius:var(--radius-lg)}
.idx-live{padding:0;border:1px solid var(--line);overflow:hidden}

/* ---------- Footer ---------- */
.footer{background:var(--navy-900);color:#c6d2dc;padding:clamp(56px,7vw,84px) 0 0}
.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:40px;
  padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.1)}
.footer .brand-name b{color:#fff}
.footer h4{color:#fff;font-family:var(--font-body);font-size:.82rem;letter-spacing:.16em;
  text-transform:uppercase;margin:0 0 18px;font-weight:700}
.footer-about p{font-size:.95rem;line-height:1.7;color:#9fb1bf;margin:18px 0}
.footer-col a{display:block;padding:7px 0;font-size:.95rem;color:#9fb1bf;transition:.25s}
.footer-col a:hover{color:var(--gold-soft);padding-left:5px}
.footer-contact li{display:flex;gap:11px;align-items:flex-start;margin-bottom:13px;
  font-size:.95rem;color:#9fb1bf;list-style:none}
.footer-contact{padding:0;margin:0}
.footer-contact svg{flex:0 0 auto;width:17px;height:17px;color:var(--gold);margin-top:3px}
.footer-contact a{color:#9fb1bf}.footer-contact a:hover{color:var(--gold-soft)}
.socials{display:flex;gap:12px;margin-top:18px}
.socials a{width:40px;height:40px;border-radius:50%;border:1px solid rgba(255,255,255,.16);
  display:flex;align-items:center;justify-content:center;color:#c6d2dc;transition:.3s}
.socials a:hover{background:var(--gold);color:#fff;border-color:var(--gold);transform:translateY(-3px)}
.socials svg{width:18px;height:18px}
.footer-bottom{padding:24px 0;display:flex;justify-content:space-between;align-items:center;
  gap:16px;flex-wrap:wrap;font-size:.82rem;color:#7f93a3}
.footer-bottom .legal{display:flex;gap:18px;flex-wrap:wrap}
.footer-disc{font-size:.76rem;color:#62788a;line-height:1.6;
  padding:18px 0 30px;border-top:1px solid rgba(255,255,255,.08);max-width:none}
.footer-eho{display:inline-flex;align-items:center;gap:8px;color:#8499a8}
.footer-eho svg{width:22px;height:22px;flex:0 0 auto}

/* ---------- eXp Realty affiliation wordmark ---------- */
/* Typographic lockup. To use the OFFICIAL logo instead: drop a transparent
   PNG at images/exp-realty.png and replace the .exp-logo <span> markup with
   <img src="images/exp-realty.png" alt="eXp Realty" class="exp-img">. */
.exp-logo{display:inline-flex;flex-direction:column;align-items:center;line-height:.92;
  font-family:var(--font-body);color:currentColor;font-size:16px}
.exp-logo .ew{font-weight:800;font-size:2em;letter-spacing:-.06em}
.exp-logo .er{font-weight:700;font-size:.56em;letter-spacing:.36em;text-transform:uppercase;
  margin-top:.4em;padding-left:.36em}
.exp-img{display:block;height:32px;width:auto}
.exp-link{display:inline-flex}
.exp-affil{display:flex;flex-direction:column;gap:12px;margin:24px 0 6px}
.exp-affil-label{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:#7f93a3;font-weight:600}
.footer .exp-logo{color:#fff;font-size:15px}
.footer .exp-img{height:30px;filter:brightness(0) invert(1);opacity:.92}
.exp-affil-band{display:flex;flex-direction:column;align-items:center;gap:18px;margin-top:38px}
.exp-affil-band .exp-logo{color:var(--navy);font-size:20px}
.exp-affil-band .exp-img{height:56px}
.exp-band-divider{display:inline-flex;align-items:center;gap:14px;color:var(--slate-lt);
  font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600}
.exp-band-divider::before,.exp-band-divider::after{content:"";height:1px;width:40px;background:var(--line)}

/* ---------- Chat widget ---------- */
.chat-fab{position:fixed;right:22px;bottom:22px;z-index:1200;width:62px;height:62px;border-radius:50%;
  background:var(--navy);color:#fff;border:none;box-shadow:var(--shadow);display:flex;
  align-items:center;justify-content:center;transition:.35s var(--ease);
  padding-bottom:env(safe-area-inset-bottom)}
.chat-fab:hover{transform:scale(1.07);background:var(--navy-deep)}
.chat-fab svg{width:27px;height:27px}
.chat-fab .dot{position:absolute;top:4px;right:4px;width:13px;height:13px;background:var(--gold);
  border-radius:50%;border:2px solid var(--navy)}
.chat-panel{position:fixed;right:22px;bottom:22px;z-index:1201;width:min(380px,calc(100vw - 32px));
  height:min(580px,calc(100svh - 110px));background:#fff;border-radius:var(--radius-lg);
  box-shadow:var(--shadow-lg);display:flex;flex-direction:column;overflow:hidden;
  opacity:0;transform:translateY(20px) scale(.97);pointer-events:none;transition:.3s var(--ease);
  margin-bottom:env(safe-area-inset-bottom)}
.chat-panel.open{opacity:1;transform:none;pointer-events:auto}
.chat-head{background:linear-gradient(135deg,var(--navy),var(--navy-deep));color:#fff;
  padding:18px 20px;display:flex;align-items:center;gap:13px}
.chat-head .av{width:42px;height:42px;border-radius:50%;background:var(--gold);flex:0 0 auto;
  display:flex;align-items:center;justify-content:center;font-family:var(--font-display);font-size:1.1rem;color:#fff;overflow:hidden}
.chat-head .av img{width:100%;height:100%;object-fit:cover}
.chat-head b{font-size:1rem;display:block}
.chat-head span{font-size:.78rem;color:rgba(255,255,255,.8);display:flex;align-items:center;gap:6px}
.chat-head span::before{content:"";width:8px;height:8px;border-radius:50%;background:#46d39a;display:inline-block}
.chat-head .x{margin-left:auto;background:none;border:none;color:#fff;font-size:1.5rem;line-height:1;opacity:.8}
.chat-body{flex:1;overflow-y:auto;-webkit-overflow-scrolling:touch;padding:18px;
  background:var(--cream);display:flex;flex-direction:column;gap:12px}
.msg{max-width:84%;padding:11px 15px;border-radius:16px;font-size:.94rem;line-height:1.5}
.msg.bot{background:#fff;border:1px solid var(--line);border-bottom-left-radius:5px;align-self:flex-start;color:var(--ink)}
.msg.user{background:var(--navy);color:#fff;border-bottom-right-radius:5px;align-self:flex-end}
.msg.typing{display:flex;gap:4px}
.msg.typing i{width:7px;height:7px;border-radius:50%;background:var(--slate-lt);animation:blink 1.2s infinite}
.msg.typing i:nth-child(2){animation-delay:.2s}.msg.typing i:nth-child(3){animation-delay:.4s}
@keyframes blink{0%,60%,100%{opacity:.25}30%{opacity:1}}
.chat-quick{display:flex;gap:8px;flex-wrap:wrap;padding:0 18px 12px;background:var(--cream)}
.chat-quick button{font-size:.82rem;background:#fff;border:1px solid var(--line);color:var(--navy);
  border-radius:100px;padding:7px 13px;transition:.25s}
.chat-quick button:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.chat-input{display:flex;gap:9px;padding:13px;border-top:1px solid var(--line);background:#fff}
.chat-input input{flex:1;border:1.5px solid var(--line);border-radius:100px;padding:11px 16px;font-size:16px;background:var(--cream)}
.chat-input input:focus{outline:none;border-color:var(--gold)}
.chat-input button{flex:0 0 auto;width:44px;height:44px;border-radius:50%;background:var(--gold);
  color:#fff;border:none;display:flex;align-items:center;justify-content:center;transition:.25s}
.chat-input button:hover{background:var(--gold-dk)}
.chat-input button svg{width:19px;height:19px}
.chat-disc{font-size:.68rem;color:var(--slate-lt);text-align:center;padding:0 18px 10px;background:#fff}

/* ---------- Page hero (interior pages) ---------- */
.page-hero{position:relative;color:#fff;padding:calc(var(--nav-h) + 70px) 0 70px;overflow:hidden}
.page-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.page-hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(10,29,48,.66),rgba(10,29,48,.82))}
.page-hero h1{color:#fff;max-width:18ch}
.page-hero .lead{color:rgba(255,255,255,.9);max-width:54ch}
.breadcrumb{font-size:.85rem;color:rgba(255,255,255,.7);margin-bottom:18px;letter-spacing:.02em}
.breadcrumb a:hover{color:var(--gold-soft)}

/* ---------- Reveal on scroll ---------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}
.reveal.d3{transition-delay:.24s}.reveal.d4{transition-delay:.32s}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}
  .hero-scroll::after{animation:none}}

/* ---------- Misc ---------- */
.divider-gold{width:60px;height:3px;background:var(--gold);border-radius:3px;margin:0 0 22px}
.center .divider-gold{margin-left:auto;margin-right:auto}
.tag{display:inline-block;background:rgba(176,141,79,.12);color:var(--gold-dk);
  font-size:.78rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;
  padding:6px 13px;border-radius:100px}
.muted{color:var(--slate)}
.mt-0{margin-top:0}.mb-0{margin-bottom:0}
.skip-link{position:absolute;left:-9999px;top:0;background:#fff;color:var(--navy);padding:10px 16px;z-index:2000;border-radius:0 0 8px 0}
.skip-link:focus{left:0}

/* ---------- Responsive ---------- */
@media (max-width:1024px){
  .footer-top{grid-template-columns:1fr 1fr}
  .stats{gap:22px}
}
@media (max-width:860px){
  .nav-links,.nav-phone{display:none}
  .burger{display:flex}
  .grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}
  .split{grid-template-columns:1fr;gap:34px}
  .split.reverse .split-media{order:0}
  .split-media.framed{aspect-ratio:16/10}
  .stats{grid-template-columns:repeat(2,1fr);gap:30px}
}
@media (max-width:560px){
  body{font-size:16px}
  .grid-3,.grid-4,.grid-2{grid-template-columns:1fr}
  .form-grid{grid-template-columns:1fr}
  .searchbar{flex-direction:column;border-radius:var(--radius)}
  .searchbar .btn{width:100%;padding:14px}
  .footer-top{grid-template-columns:1fr;gap:32px}
  .hero{min-height:92svh}
  .hero-cta .btn{flex:1}
  .footer-bottom{flex-direction:column;align-items:flex-start}
}