/* ══════════════════════════════════════════════════════════════
   BOARDWALK REALTY & MANAGEMENT NORTH
   "New York High End meets Utah Mountain Executive"
   Design System v3
   ══════════════════════════════════════════════════════════════ */

/* ─────────────────────────────────────────────
   RESET & BASE
───────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; font-size: 16px; -webkit-text-size-adjust: 100%; overflow-x: hidden; }
body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  color: var(--ink);
  background: var(--white);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
button { cursor: pointer; border: none; background: none; font: inherit; }
input, select, textarea { font: inherit; }
textarea { resize: vertical; }


/* ─────────────────────────────────────────────
   DESIGN TOKENS — "NY Luxury meets Utah Mountain"
───────────────────────────────────────────── */
:root {
  /* Ink / Dark — editorial NY palette */
  --ink:      #0C0D11;
  --ink-900:  #111318;
  --ink-800:  #1A1C24;
  --ink-700:  #252830;
  --ink-600:  #32353F;
  --ink-400:  #5A5D6A;
  --ink-200:  #9A9DA8;

  /* Sand / Warm — Utah mountain warmth */
  --sand:     #F5F0E8;
  --sand-100: #EDE8DC;
  --sand-200: #E2DCD0;

  /* White */
  --white:    #FFFFFF;
  --off-white: #FAFAF8;

  /* Bronze / Brass accent — luxury, warmth, the pendant lights */
  --brass:      #2E7DC6;
  --brass-light: #5BA3DC;
  --brass-dark:  #1A5A9E;
  --brass-subtle: rgba(46,125,198,.12);

  /* Functional */
  --text:      #0C0D11;
  --text-mid:  #474A58;
  --text-soft: #8A8D9A;
  --border:    rgba(12,13,17,.1);
  --border-sand: rgba(12,13,17,.07);

  /* Spacing */
  --sp-1:.5rem; --sp-2:1rem; --sp-3:1.5rem; --sp-4:2rem;
  --sp-5:2.5rem; --sp-6:3rem; --sp-8:4rem; --sp-10:5rem;
  --sp-12:6rem; --sp-16:8rem;

  /* Typography */
  --serif: 'Playfair Display', Georgia, serif;
  --sans:  'Inter', -apple-system, sans-serif;

  /* Radii */
  --r-sm:4px; --r:8px; --r-lg:14px; --r-xl:22px; --r-pill:100px;

  /* Shadows — warm-toned */
  --sh-sm: 0 1px 4px rgba(12,13,17,.06);
  --sh:    0 4px 20px rgba(12,13,17,.09);
  --sh-lg: 0 12px 48px rgba(12,13,17,.13);
  --sh-xl: 0 24px 72px rgba(12,13,17,.18);
  --sh-brass: 0 6px 24px rgba(46,125,198,.3);

  /* Transitions */
  --ease:     cubic-bezier(.4,0,.2,1);
  --ease-out: cubic-bezier(0,0,.2,1);
  --tf: 150ms var(--ease);
  --tb: 260ms var(--ease);
  --ts: 420ms var(--ease);

  --nav-h: 72px;
}


/* ─────────────────────────────────────────────
   LAYOUT
───────────────────────────────────────────── */
.container { width:100%; max-width:1200px; margin:0 auto; padding:0 var(--sp-4); }
.section-pad { padding: var(--sp-16) 0; }
.bg-sand   { background: var(--sand); }
.bg-ink    { background: var(--ink-900); }
.bg-ink-deep { background: var(--ink); }


/* ─────────────────────────────────────────────
   SECTION HEADERS
───────────────────────────────────────────── */
.section-hdr { text-align:center; max-width:700px; margin:0 auto var(--sp-10); }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: .68rem; font-weight: 700;
  letter-spacing: .18em; text-transform: uppercase;
  color: var(--brass);
  margin-bottom: var(--sp-2);
}

.eyebrow-light {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: .68rem; font-weight: 700;
  letter-spacing: .18em; text-transform: uppercase;
  color: var(--brass-light);
  margin-bottom: var(--sp-2);
}

.section-title {
  font-family: var(--serif);
  font-size: clamp(1.9rem, 3.2vw, 2.75rem);
  font-weight: 700; line-height: 1.15;
  color: var(--ink); margin-bottom: var(--sp-3);
  letter-spacing: -.01em;
}
.section-title-light {
  font-family: var(--serif);
  font-size: clamp(1.9rem, 3.2vw, 2.75rem);
  font-weight: 700; line-height: 1.15;
  color: var(--white); margin-bottom: var(--sp-3);
  letter-spacing: -.01em;
}

.section-sub  { font-size:1.05rem; color:var(--text-mid); line-height:1.72; }
.section-sub-light { font-size:1.05rem; color:rgba(255,255,255,.65); line-height:1.72; }


/* ─────────────────────────────────────────────
   BUTTONS
───────────────────────────────────────────── */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap:.5rem;
  padding: .9rem 2.1rem;
  font-size: .82rem; font-weight: 700;
  letter-spacing: .06em; text-transform: uppercase;
  border-radius: var(--r-sm);
  transition: all var(--tb);
  white-space: nowrap; line-height: 1;
}

/* Primary: brass on dark bg */
.btn-brass {
  background: var(--brass); color: var(--ink);
  border: 2px solid var(--brass);
}
.btn-brass:hover {
  background: var(--brass-light); border-color: var(--brass-light);
  transform: translateY(-1px); box-shadow: var(--sh-brass);
}

/* Dark: ink on light bg */
.btn-ink {
  background: var(--ink); color: var(--white);
  border: 2px solid var(--ink);
}
.btn-ink:hover {
  background: var(--ink-800); border-color: var(--ink-800);
  transform: translateY(-1px); box-shadow: var(--sh-lg);
}

/* White: for dark backgrounds */
.btn-white {
  background: var(--white); color: var(--ink);
  border: 2px solid var(--white);
}
.btn-white:hover {
  background: var(--sand); border-color: var(--sand);
  transform: translateY(-1px);
}

/* Ghost white: outlined on dark */
.btn-ghost {
  background: transparent; color: var(--white);
  border: 2px solid rgba(255,255,255,.45);
}
.btn-ghost:hover { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.85); }

/* Outline ink: on sand/light */
.btn-outline {
  background: transparent; color: var(--ink);
  border: 2px solid var(--ink);
}
.btn-outline:hover { background: var(--ink); color: var(--white); }

/* Outline light: for dark backgrounds */
.btn-outline-light {
  background: transparent; color: rgba(255,255,255,.85);
  border: 2px solid rgba(255,255,255,.35);
}
.btn-outline-light:hover { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.8); color: var(--white); }

.btn-full { width: 100%; }

/* Nav portals */
.btn-portal {
  display: inline-flex; align-items: center;
  padding: .5rem 1.1rem;
  font-size: .72rem; font-weight: 700;
  letter-spacing: .05em; text-transform: uppercase;
  border-radius: var(--r-sm);
  transition: all var(--tf); white-space: nowrap;
}
.btn-portal-outline {
  color: rgba(255,255,255,.75); border: 1.5px solid rgba(255,255,255,.25);
}
.btn-portal-outline:hover { border-color: rgba(255,255,255,.6); color: #fff; background: rgba(255,255,255,.08); }
.btn-portal-dark {
  background: var(--brass); color: var(--ink);
  border: 1.5px solid var(--brass);
}
.btn-portal-dark:hover { background: var(--brass-light); border-color: var(--brass-light); }


/* ─────────────────────────────────────────────
   NAVIGATION — dark, blended
───────────────────────────────────────────── */
.navbar {
  position: fixed; top:0; left:0; right:0; z-index:1000;
  height: var(--nav-h);
  background: rgba(12,13,17,0);
  backdrop-filter: blur(0px); -webkit-backdrop-filter: blur(0px);
  border-bottom: 1px solid rgba(255,255,255,0);
  transition: background var(--ts), box-shadow var(--tb), border-color var(--tb), backdrop-filter var(--ts);
}
.navbar.scrolled {
  background: rgba(245,240,232,.94);
  backdrop-filter: blur(24px); -webkit-backdrop-filter: blur(24px);
  box-shadow: 0 2px 28px rgba(0,0,0,.12);
  border-color: rgba(12,13,17,.08);
}
.navbar.scrolled .nav-link { color: var(--ink-600); }
.navbar.scrolled .nav-link:hover { color: var(--ink); background: var(--sand-100); }
.navbar.scrolled .nav-link.active { color: var(--ink); font-weight:700; background: var(--sand-100); }
.navbar.scrolled .btn-portal-outline { color: var(--ink-600); border-color: var(--border); }
.navbar.scrolled .btn-portal-outline:hover { color: var(--ink); background: var(--sand-100); border-color: var(--ink); }
.navbar.scrolled .btn-portal-dark { background: var(--ink); color: var(--white); border-color: var(--ink); }
.navbar.scrolled .btn-portal-dark:hover { background: var(--brass); border-color: var(--brass); color: var(--ink); }

.nav-inner {
  max-width:1200px; margin:0 auto; padding:0 var(--sp-4);
  height:100%; display:flex; align-items:center; gap:var(--sp-3);
}

.nav-logo img { height: 46px; width: auto; filter: invert(36%) sepia(94%) saturate(546%) hue-rotate(186deg) brightness(95%) contrast(95%); }

.nav-links {
  display: flex; align-items: center; gap: 2px; margin: 0 auto;
}
.nav-link {
  font-size: .78rem; font-weight: 600;
  letter-spacing: .04em; text-transform: uppercase;
  color: rgba(255,255,255,.82);
  padding: .5rem .9rem;
  border-radius: var(--r-sm);
  color: var(--text-mid);
  transition: color var(--tf), background var(--tf);
}
.nav-link:hover { color: #fff; background: rgba(255,255,255,.1); }
.nav-link.active { color: #fff; font-weight: 700; background: rgba(255,255,255,.12); }
.nav-mobile-divider, .nav-mobile-portal { display:none; }

.nav-portals { display:flex; align-items:center; gap:var(--sp-1); flex-shrink:0; }

.nav-toggle {
  display:none; flex-direction:column; gap:5px;
  padding:.5rem; margin-left:auto;
}
.nav-toggle span {
  display:block; width:22px; height:2px;
  background:var(--ink); border-radius:2px;
  transition:all var(--tb);
}
.nav-toggle.open span:nth-child(1){ transform:translateY(7px) rotate(45deg); }
.nav-toggle.open span:nth-child(2){ opacity:0; transform:scaleX(0); }
.nav-toggle.open span:nth-child(3){ transform:translateY(-7px) rotate(-45deg); }


/* ─────────────────────────────────────────────
   HERO — full bleed panoramic interior
───────────────────────────────────────────── */
.hero {
  position: relative; min-height:100vh;
  display: flex; align-items: center;
  overflow: hidden;
}

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

.hero-video {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
}

/* Inward masking — top, sides, and strong bottom fade so video never bleeds into page */
.hero-overlay {
  position: absolute; inset: 0;
  background:
    linear-gradient(to bottom,
      rgba(11,12,16,.55)  0%,
      rgba(11,12,16,.1)   18%,
      rgba(11,12,16,.1)   65%,
      rgba(11,12,16,.96) 100%
    ),
    radial-gradient(ellipse 140% 100% at 50% 50%,
      rgba(11,12,16,0)    30%,
      rgba(11,12,16,.72) 100%
    );
}

.hero-content {
  position: relative; z-index: 2;
  max-width: 680px;
  width: 100%;
  padding: calc(var(--nav-h) + var(--sp-10)) var(--sp-4) var(--sp-10);
  margin: 0 auto;
  text-align: center;
}

.hero-eyebrow {
  display: inline-flex; align-items: center; justify-content: center; gap: .75rem;
  font-size: .65rem; font-weight: 700;
  letter-spacing: .2em; text-transform: uppercase;
  color: var(--brass-light);
  margin-bottom: var(--sp-4);
}

.hero-title {
  font-family: var(--serif);
  font-size: clamp(2.8rem, 5.5vw, 4.8rem);
  font-weight: 700; line-height: 1.08;
  color: var(--white);
  letter-spacing: -.02em;
  margin-bottom: var(--sp-4);
}
.hero-title em { font-style: italic; color: var(--brass-light); }
.hero-title strong { font-style: normal; font-weight: 700; color: var(--brass-light); }

.hero-subtitle {
  font-size: clamp(.95rem, 1.5vw, 1.1rem);
  color: rgba(255,255,255,.72);
  line-height: 1.72;
  margin-bottom: var(--sp-6);
  font-weight: 300;
}

.hero-ctas { display:flex; gap:var(--sp-2); flex-wrap:wrap; justify-content:center; }

.hero-scroll {
  position:absolute; bottom:var(--sp-5); left:50%; transform:translateX(-50%);
  display:flex; flex-direction:column; align-items:center; gap:.5rem;
  color:rgba(255,255,255,.35); font-size:.6rem;
  letter-spacing:.16em; text-transform:uppercase; z-index:2;
}
.scroll-bar {
  width:1px; height:52px;
  background:linear-gradient(to bottom, rgba(255,255,255,.35), transparent);
  animation:scrollPulse 2.2s ease-in-out infinite;
}
@keyframes scrollPulse { 0%,100%{opacity:.35;} 50%{opacity:1;} }


/* ─────────────────────────────────────────────
   PAGE HERO — inner pages (dark editorial banner)
───────────────────────────────────────────── */
.page-hero {
  margin-top: var(--nav-h);
  background: var(--ink-900);
  padding: var(--sp-12) 0 var(--sp-10);
  position: relative; overflow: hidden;
}
.page-hero::before {
  content:'';
  position:absolute; top:0; right:0; bottom:0;
  width:40%;
  background: linear-gradient(90deg, transparent, rgba(46,125,198,.06));
  pointer-events:none;
}
/* Subtle diagonal brass line */
.page-hero::after {
  content:'';
  position:absolute; top:-40%; right:15%;
  width:1px; height:180%;
  background: linear-gradient(to bottom, transparent, rgba(46,125,198,.2), transparent);
  transform: rotate(12deg);
  pointer-events:none;
}

.page-hero-inner { position:relative; z-index:1; }
.page-hero .eyebrow-light { display:block; margin-bottom:var(--sp-2); }
.page-hero h1 {
  font-family:var(--serif);
  font-size:clamp(2.2rem, 4vw, 3.4rem);
  font-weight:700; line-height:1.12;
  color:var(--white); margin-bottom:var(--sp-3);
  letter-spacing:-.02em;
}
.page-hero p { font-size:1.05rem; color:rgba(255,255,255,.65); max-width:560px; line-height:1.72; }


/* ─────────────────────────────────────────────
   STATS BAR
───────────────────────────────────────────── */
.stats-bar { background:var(--ink); padding:var(--sp-6) 0; border-bottom:1px solid rgba(46,125,198,.12); }
.stats-grid { display:flex; align-items:center; justify-content:center; }
.stat-item { flex:1; text-align:center; padding:var(--sp-2) var(--sp-3); }
.stat-divider { width:1px; height:44px; background:rgba(255,255,255,.08); flex-shrink:0; }
.stat-val {
  font-family:var(--serif);
  font-size:clamp(2rem,3.5vw,2.8rem);
  font-weight:700; color:var(--brass-light); line-height:1;
  margin-bottom:.35rem;
}
.stat-plus { font-family:var(--sans); font-size:1.4rem; }
.stat-lbl {
  font-size:.68rem; font-weight:700;
  letter-spacing:.1em; text-transform:uppercase;
  color:rgba(255,255,255,.4);
}


/* ─────────────────────────────────────────────
   DUAL TRACK
───────────────────────────────────────────── */
.dual-track { display:grid; grid-template-columns:1fr 1fr; min-height:600px; }
.track { position:relative; display:flex; align-items:center; padding:var(--sp-16) var(--sp-8); overflow:hidden; }

.track-owner { background:var(--ink-900); }
.track-renter { background:var(--ink-800); }

/* Subtle brass diagonal accent */
.track::before {
  content:'';
  position:absolute; top:-20%; right:10%;
  width:1px; height:140%;
  background:linear-gradient(to bottom, transparent, rgba(46,125,198,.15), transparent);
  transform:rotate(8deg);
}

.track-content { position:relative; z-index:1; max-width:500px; }
.track-icon {
  width:56px; height:56px;
  display:inline-flex; align-items:center; justify-content:center;
  background:rgba(46,125,198,.1);
  border:1px solid rgba(46,125,198,.25);
  border-radius:var(--r);
  color:var(--brass-light);
  margin-bottom:var(--sp-3);
}
.track-tag {
  font-size:.65rem; font-weight:700;
  letter-spacing:.16em; text-transform:uppercase;
  color:var(--brass-light); margin-bottom:var(--sp-2);
}
.track-content h2 {
  font-family:var(--serif);
  font-size:clamp(1.6rem,2.5vw,2.25rem);
  font-weight:700; line-height:1.2;
  color:var(--white); margin-bottom:var(--sp-3);
  letter-spacing:-.01em;
}
.track-content p { font-size:.95rem; color:rgba(255,255,255,.65); line-height:1.7; margin-bottom:var(--sp-4); }
.track-list { margin-bottom:var(--sp-5); }
.track-list li {
  display:flex; align-items:center; gap:.65rem;
  font-size:.875rem; color:rgba(255,255,255,.65); padding:.3rem 0;
}
.track-list li::before {
  content:''; display:block; width:4px; height:4px;
  border-radius:50%; background:var(--brass); flex-shrink:0;
}


/* ─────────────────────────────────────────────
   SERVICE CARDS
───────────────────────────────────────────── */
.services-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:var(--sp-3); }

.svc-card {
  background:var(--white);
  border:1px solid rgba(12,13,17,.07);
  border-radius:var(--r-lg); padding:var(--sp-5);
  transition:transform var(--tb), box-shadow var(--tb), border-color var(--tb);
}
.svc-card:hover { transform:translateY(-4px); box-shadow:var(--sh-lg); border-color:rgba(46,125,198,.3); }

.svc-icon {
  width:50px; height:50px;
  display:inline-flex; align-items:center; justify-content:center;
  background:var(--sand); border-radius:var(--r);
  color:var(--brass-dark); margin-bottom:var(--sp-3);
  transition:background var(--tb), color var(--tb);
}
.svc-card:hover .svc-icon { background:var(--ink-900); color:var(--brass-light); }

.svc-card h3 { font-family:var(--serif); font-size:1.15rem; font-weight:700; color:var(--ink); margin-bottom:var(--sp-2); }
.svc-card p { font-size:.9rem; color:var(--text-mid); line-height:1.65; margin-bottom:var(--sp-3); }
.svc-link { font-size:.78rem; font-weight:700; letter-spacing:.06em; text-transform:uppercase; color:var(--brass-dark); transition:color var(--tf); }
.svc-link:hover { color:var(--ink); }


/* ─────────────────────────────────────────────
   OWNER LEAD GEN
───────────────────────────────────────────── */
.owner-section { background:var(--ink-900); position:relative; overflow:hidden; }
.owner-section::before {
  content:''; position:absolute; top:-10%; right:0; bottom:-10%; width:45%;
  background:linear-gradient(90deg, transparent, rgba(46,125,198,.05));
}
.owner-grid { position:relative; z-index:1; display:grid; grid-template-columns:1fr 1fr; gap:var(--sp-10); align-items:start; }
.owner-intro { font-size:1.05rem; color:rgba(255,255,255,.65); line-height:1.72; margin-bottom:var(--sp-6); font-weight:300; }
.owner-features { display:flex; flex-direction:column; gap:var(--sp-4); }
.owner-feature { display:flex; align-items:flex-start; gap:var(--sp-3); }
.feat-check {
  width:20px; height:20px; min-width:20px;
  background:var(--brass); color:var(--ink);
  font-size:.65rem; font-weight:800;
  border-radius:50%;
  display:inline-flex; align-items:center; justify-content:center;
  margin-top:2px;
}
.feat-text strong { display:block; font-size:.9rem; font-weight:600; color:var(--white); margin-bottom:.2rem; }
.feat-text span { font-size:.82rem; color:rgba(255,255,255,.55); line-height:1.55; }


/* ─────────────────────────────────────────────
   FORMS
───────────────────────────────────────────── */
.form-card {
  background:var(--white);
  border-radius:var(--r-xl); padding:var(--sp-6);
  box-shadow:var(--sh-xl);
  border:1px solid rgba(46,125,198,.15);
}
.form-card-hdr { margin-bottom:var(--sp-5); padding-bottom:var(--sp-4); border-bottom:1px solid rgba(12,13,17,.07); }
.form-card-hdr h3 { font-family:var(--serif); font-size:1.5rem; font-weight:700; color:var(--ink); margin-bottom:.4rem; letter-spacing:-.01em; }
.form-card-hdr p { font-size:.875rem; color:var(--text-soft); }

.form-body { display:flex; flex-direction:column; gap:var(--sp-3); }
.form-row2 { display:grid; grid-template-columns:1fr 1fr; gap:var(--sp-3); }

.f-field { display:flex; flex-direction:column; gap:.35rem; }
.f-field label { font-size:.72rem; font-weight:700; color:var(--ink-600); letter-spacing:.05em; text-transform:uppercase; }
.f-field label span { color:var(--brass); }

.f-field input, .f-field select, .f-field textarea {
  width:100%; padding:.8rem 1rem;
  background:var(--sand); border:1.5px solid rgba(12,13,17,.08);
  border-radius:var(--r); font-size:.9rem; color:var(--text);
  transition:border-color var(--tf), box-shadow var(--tf), background var(--tf);
  -webkit-appearance:none; appearance:none;
}
.f-field select {
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='7'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%238A8D9A' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat:no-repeat; background-position:right 1rem center; padding-right:2.5rem; cursor:pointer;
  background-color:var(--sand);
}
.f-field input:focus, .f-field select:focus, .f-field textarea:focus {
  outline:none; border-color:var(--brass); background:var(--white);
  box-shadow:0 0 0 3px rgba(46,125,198,.15);
}
.f-field input::placeholder, .f-field textarea::placeholder { color:var(--ink-200); }
.form-note { text-align:center; font-size:.75rem; color:var(--text-soft); margin-top:.25rem; }

.form-success { text-align:center; padding:var(--sp-6); }
.success-icon {
  width:52px; height:52px;
  display:inline-flex; align-items:center; justify-content:center;
  background:var(--brass); color:var(--ink);
  font-size:1.3rem; font-weight:800; border-radius:50%;
  margin-bottom:var(--sp-3);
}
.form-success h4 { font-family:var(--serif); font-size:1.3rem; color:var(--ink); margin-bottom:var(--sp-2); }
.form-success p { font-size:.875rem; color:var(--text-mid); }


/* ─────────────────────────────────────────────
   HOW IT WORKS
───────────────────────────────────────────── */
.steps-grid { display:grid; grid-template-columns:1fr auto 1fr auto 1fr; align-items:start; gap:var(--sp-2); margin-bottom:var(--sp-8); }

.step-card {
  background:var(--white); border:1px solid rgba(12,13,17,.07);
  border-radius:var(--r-lg); padding:var(--sp-5) var(--sp-4);
  text-align:center;
  transition:transform var(--tb), box-shadow var(--tb);
}
.step-card:hover { transform:translateY(-3px); box-shadow:var(--sh); }
.step-num {
  font-family:var(--serif); font-size:3.2rem; font-weight:700;
  color:rgba(46,125,198,.2); line-height:1; margin-bottom:var(--sp-2);
}
.step-card h3 { font-family:var(--serif); font-size:1.15rem; font-weight:700; color:var(--ink); margin-bottom:var(--sp-2); }
.step-card p { font-size:.875rem; color:var(--text-mid); line-height:1.65; }
.step-arrow {
  display:flex; align-items:center; justify-content:center;
  padding-top:var(--sp-5); width:44px;
  color:var(--sand-200); font-size:1.8rem;
}
.step-arrow::after { content:'→'; color:var(--sand-100); }
.how-cta { text-align:center; }


/* ─────────────────────────────────────────────
   PRICING
───────────────────────────────────────────── */
.pricing-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:var(--sp-3); align-items:start; margin-bottom:var(--sp-4); }

.price-card {
  background:var(--white); border:1px solid rgba(12,13,17,.08);
  border-radius:var(--r-xl); padding:var(--sp-5);
  position:relative;
  transition:transform var(--tb), box-shadow var(--tb);
}
.price-card:hover { transform:translateY(-4px); box-shadow:var(--sh-lg); }

.price-card-featured {
  background:var(--ink-900); border-color:rgba(46,125,198,.3);
  box-shadow:var(--sh-xl); transform:scale(1.025); z-index:1;
}
.price-card-featured:hover { transform:scale(1.025) translateY(-4px); }

.price-badge {
  display:inline-block;
  background:var(--brass); color:var(--ink);
  font-size:.65rem; font-weight:800; letter-spacing:.1em;
  text-transform:uppercase; padding:.3rem .85rem;
  border-radius:var(--r-pill); margin-bottom:var(--sp-3);
}

.price-tier { font-size:.68rem; font-weight:700; letter-spacing:.12em; text-transform:uppercase; color:var(--text-soft); margin-bottom:var(--sp-2); }
.price-card-featured .price-tier { color:rgba(255,255,255,.45); }

.price-val { display:block; font-family:var(--serif); font-size:clamp(1.5rem,2.5vw,2rem); font-weight:700; color:var(--ink); line-height:1.1; letter-spacing:-.01em; }
.price-card-featured .price-val { color:var(--white); }
.price-pct { font-size:1.2rem; }
.price-period { display:block; font-size:.78rem; color:var(--text-soft); margin-top:.25rem; }
.price-card-featured .price-period { color:rgba(255,255,255,.45); }
.price-note { font-size:.75rem; color:var(--brass-light); font-style:italic; margin:.25rem 0 var(--sp-3); }
.price-amount { margin-bottom:var(--sp-4); }

.price-list { border-top:1px solid rgba(12,13,17,.07); padding-top:var(--sp-4); margin-bottom:var(--sp-5); }
.price-card-featured .price-list { border-color:rgba(255,255,255,.08); }
.price-list li {
  display:flex; align-items:flex-start; gap:.6rem;
  font-size:.85rem; color:var(--text-mid); padding:.38rem 0; line-height:1.45;
}
.price-card-featured .price-list li { color:rgba(255,255,255,.72); }
.price-list li::before { content:'✓'; font-weight:700; color:var(--brass); flex-shrink:0; margin-top:1px; }
.pricing-footnote { text-align:center; font-size:.85rem; color:var(--text-soft); }
.pricing-footnote a { color:var(--brass-dark); font-weight:600; }
.pricing-footnote a:hover { color:var(--ink); }


/* ─────────────────────────────────────────────
   RENTALS LISTINGS — AppFolio embed
───────────────────────────────────────────── */
.listings-container {
  background:var(--white);
  border:1px solid rgba(12,13,17,.08);
  border-radius:var(--r-xl);
  overflow:hidden;
  box-shadow:var(--sh-xl);
  margin-bottom:var(--sp-8);
}

.listings-toolbar {
  display:flex; align-items:center; justify-content:space-between;
  padding:var(--sp-3) var(--sp-4);
  background:var(--sand);
  border-bottom:1px solid rgba(12,13,17,.07);
  gap:var(--sp-3); flex-wrap:wrap;
}
.listings-toolbar-title { font-family:var(--serif); font-size:1.05rem; font-weight:700; color:var(--ink); }
.listings-toolbar-sub { font-size:.75rem; color:var(--text-soft); margin-top:2px; }

.listings-iframe-wrap {
  width:100%; height:880px;
  overflow-y:auto; -webkit-overflow-scrolling:touch;
  scrollbar-width:thin; scrollbar-color:var(--brass-light) var(--sand);
}
.listings-iframe-wrap::-webkit-scrollbar { width:6px; }
.listings-iframe-wrap::-webkit-scrollbar-track { background:var(--sand); }
.listings-iframe-wrap::-webkit-scrollbar-thumb { background:var(--brass-light); border-radius:3px; }
.listings-iframe-wrap iframe { display:block; width:100%; height:100%; min-height:880px; border:none; }

.prop-filter-bar { display:flex; gap:var(--sp-2); flex-wrap:wrap; margin-bottom:var(--sp-5); }
.prop-pill {
  display:inline-flex; align-items:center; gap:.4rem;
  padding:.45rem 1rem;
  background:var(--white); border:1.5px solid rgba(12,13,17,.1);
  border-radius:var(--r-pill);
  font-size:.75rem; font-weight:700; letter-spacing:.04em; text-transform:uppercase;
  color:var(--text-mid); cursor:pointer;
  transition:all var(--tf);
}
.prop-pill:hover, .prop-pill.active {
  background:var(--ink-900); border-color:var(--ink-900); color:var(--white);
}


/* ─────────────────────────────────────────────
   TESTIMONIALS
───────────────────────────────────────────── */
.testi-section { background:var(--ink-900); }
.testi-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:var(--sp-3); }
.testi-card {
  background:rgba(255,255,255,.04); border:1px solid rgba(255,255,255,.07);
  border-radius:var(--r-xl); padding:var(--sp-5);
  transition:background var(--tb), border-color var(--tb), transform var(--tb);
}
.testi-card:hover { background:rgba(255,255,255,.07); border-color:rgba(46,125,198,.25); transform:translateY(-3px); }
.testi-stars { color:var(--brass-light); font-size:1rem; letter-spacing:.12em; margin-bottom:var(--sp-3); }
.testi-card blockquote {
  font-family:var(--serif); font-style:italic;
  font-size:1.05rem; color:rgba(255,255,255,.85); line-height:1.72;
  margin-bottom:var(--sp-4);
}
.testi-author { display:flex; align-items:center; gap:var(--sp-2); }
.testi-avatar {
  width:40px; height:40px; min-width:40px;
  background:var(--brass); color:var(--ink);
  font-size:.72rem; font-weight:800; border-radius:50%;
  display:flex; align-items:center; justify-content:center;
}
.testi-name { font-size:.875rem; font-weight:700; color:var(--white); }
.testi-role { font-size:.75rem; color:rgba(255,255,255,.4); margin-top:1px; }


/* ─────────────────────────────────────────────
   SERVICE AREAS
───────────────────────────────────────────── */
.areas-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:var(--sp-3); }
.area-card {
  background:var(--white); border:1px solid rgba(12,13,17,.07);
  border-radius:var(--r-lg); padding:var(--sp-4);
  transition:transform var(--tb), box-shadow var(--tb), border-color var(--tb);
}
.area-card:hover { transform:translateY(-3px); box-shadow:var(--sh); border-color:rgba(46,125,198,.3); }
.area-icon {
  width:38px; height:38px;
  display:inline-flex; align-items:center; justify-content:center;
  background:var(--sand); border-radius:var(--r);
  color:var(--brass-dark); margin-bottom:var(--sp-2);
}
.area-card h4 { font-family:var(--serif); font-size:1.05rem; font-weight:700; color:var(--ink); margin-bottom:.4rem; }
.area-card p { font-size:.85rem; color:var(--text-mid); line-height:1.6; }


/* ─────────────────────────────────────────────
   PORTALS
───────────────────────────────────────────── */
.portals-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:var(--sp-3); }
.portal-card {
  background:rgba(255,255,255,.05); border:1px solid rgba(255,255,255,.08);
  border-radius:var(--r-xl); padding:var(--sp-6) var(--sp-5); text-align:center;
  transition:background var(--tb), border-color var(--tb), transform var(--tb);
}
.portal-card:hover { background:rgba(255,255,255,.09); border-color:rgba(46,125,198,.3); transform:translateY(-3px); }
.portal-card-accent { background:rgba(46,125,198,.08); border-color:rgba(46,125,198,.3); }
.portal-p-icon {
  width:64px; height:64px;
  display:inline-flex; align-items:center; justify-content:center;
  background:rgba(46,125,198,.12); border-radius:var(--r-lg);
  color:var(--brass-light); margin-bottom:var(--sp-3);
}
.portal-card h3 { font-family:var(--serif); font-size:1.2rem; font-weight:700; color:var(--white); margin-bottom:var(--sp-2); }
.portal-card p { font-size:.875rem; color:rgba(255,255,255,.55); line-height:1.65; margin-bottom:var(--sp-4); }


/* ─────────────────────────────────────────────
   CONTACT
───────────────────────────────────────────── */
.contact-grid { display:grid; grid-template-columns:1fr 1fr; gap:var(--sp-10); align-items:start; }
.contact-intro { font-size:1.05rem; color:var(--text-mid); line-height:1.72; margin-bottom:var(--sp-6); font-weight:300; }
.contact-items { display:flex; flex-direction:column; gap:var(--sp-4); margin-bottom:var(--sp-6); }
.contact-item { display:flex; align-items:flex-start; gap:var(--sp-3); }
.c-icon {
  width:40px; height:40px; min-width:40px;
  display:inline-flex; align-items:center; justify-content:center;
  background:var(--sand); border-radius:var(--r); color:var(--brass-dark);
}
.contact-item strong { display:block; font-size:.68rem; font-weight:700; text-transform:uppercase; letter-spacing:.08em; color:var(--text-soft); margin-bottom:.2rem; }
.contact-item a, .contact-item span { display:block; font-size:.95rem; color:var(--text); }
.contact-item a:hover { color:var(--brass-dark); }
.contact-item small { display:block; font-size:.78rem; color:var(--text-soft); margin-top:2px; }
.portal-pills { display:flex; flex-wrap:wrap; gap:.6rem; }
.p-pill {
  display:inline-flex; align-items:center;
  padding:.4rem .95rem;
  background:var(--sand); border:1px solid var(--sand-200);
  border-radius:var(--r-pill);
  font-size:.72rem; font-weight:700; letter-spacing:.04em; text-transform:uppercase;
  color:var(--ink-600);
  transition:all var(--tf);
}
.p-pill:hover { background:var(--ink-900); border-color:var(--ink-900); color:var(--white); }
.contact-form-wrap { background:var(--white); border:1px solid rgba(12,13,17,.07); border-radius:var(--r-xl); padding:var(--sp-6); box-shadow:var(--sh); }


/* ─────────────────────────────────────────────
   CTA STRIP
───────────────────────────────────────────── */
.cta-strip {
  background:var(--ink-900);
  padding:var(--sp-10) 0;
  border-top:1px solid rgba(46,125,198,.12);
}
.cta-strip-inner { display:flex; align-items:center; justify-content:space-between; gap:var(--sp-6); flex-wrap:wrap; }
.cta-strip h2 { font-family:var(--serif); font-size:clamp(1.5rem,2.5vw,2.15rem); font-weight:700; color:var(--white); letter-spacing:-.01em; }
.cta-strip p { font-size:.95rem; color:rgba(255,255,255,.6); margin-top:.375rem; font-weight:300; }
.cta-strip-actions { display:flex; gap:var(--sp-2); flex-shrink:0; flex-wrap:wrap; }


/* ─────────────────────────────────────────────
   REAL ESTATE PAGE — PHOTO GRID
───────────────────────────────────────────── */
.re-photo-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  grid-template-rows: 380px;
  gap: 4px;
  overflow: hidden;
}
.re-photo-tile { position: relative; overflow: hidden; }
.re-photo-tile--tall { grid-row: span 1; }
.re-photo-tile img {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover;
  transition: transform .9s cubic-bezier(.25,.46,.45,.94);
}
.re-photo-tile:hover img { transform: scale(1.06); }

@media (max-width: 768px) {
  .re-photo-grid {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: 220px 220px;
  }
  .re-photo-tile--tall { grid-column: span 2; }
}

/* ─────────────────────────────────────────────
   COMMERCIAL PROPERTIES PAGE
───────────────────────────────────────────── */
.cp-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: var(--sp-6);
  margin-top: var(--sp-10);
}
.cp-card {
  background: var(--white);
  border: 1px solid rgba(0,0,0,.08);
  border-radius: var(--r-xl);
  overflow: hidden;
  box-shadow: var(--sh-md);
  display: flex;
  flex-direction: column;
  transition: box-shadow var(--tf), transform var(--tf);
}
.cp-card:hover { box-shadow: var(--sh-xl); transform: translateY(-3px); }
.cp-card-featured { grid-column: span 2; flex-direction: row; }
.cp-photo {
  position: relative;
  overflow: hidden;
  flex-shrink: 0;
}
.cp-card-featured .cp-photo { width: 52%; min-height: 420px; }
.cp-card:not(.cp-card-featured) .cp-photo { height: 220px; }
.cp-photo img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .8s cubic-bezier(.25,.46,.45,.94); }
.cp-card:hover .cp-photo img { transform: scale(1.04); }
.cp-photo-dark {
  background: linear-gradient(135deg, var(--ink-900) 0%, var(--ink-800) 100%);
  display: flex; align-items: center; justify-content: center;
}
.cp-photo-available { background: linear-gradient(135deg, #1a3a5c 0%, var(--ink-800) 100%); }
.cp-photo-icon { color: rgba(255,255,255,.15); }
.cp-status {
  position: absolute; top: var(--sp-3); right: var(--sp-3);
  padding: .3rem .8rem; border-radius: 99px;
  font-size: .7rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase;
}
.cp-status-occupied { background: rgba(0,0,0,.5); color: rgba(255,255,255,.85); backdrop-filter: blur(6px); }
.cp-status-available { background: var(--brass); color: var(--ink); }
.cp-badge-new {
  position: absolute; top: var(--sp-3); left: var(--sp-3);
  padding: .3rem .8rem; border-radius: 99px;
  font-size: .7rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase;
  background: var(--brass); color: var(--ink);
}
.cp-content { padding: var(--sp-6); display: flex; flex-direction: column; flex: 1; }
.cp-location { font-size: .72rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: var(--brass); margin-bottom: var(--sp-2); }
.cp-content h3 { font-family: var(--ff-serif); font-size: clamp(1.2rem, 2vw, 1.5rem); color: var(--ink); margin-bottom: var(--sp-3); line-height: 1.2; }
.cp-desc { font-size: .88rem; color: var(--ink-600); line-height: 1.7; margin-bottom: var(--sp-4); }
.cp-meta { display: flex; gap: var(--sp-4); margin-bottom: var(--sp-4); flex-wrap: wrap; }
.cp-meta-item { display: flex; flex-direction: column; gap: .2rem; }
.cp-meta-label { font-size: .65rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-400); }
.cp-meta-val { font-size: .85rem; font-weight: 600; color: var(--ink); }
.cp-tenants { margin-top: auto; padding-top: var(--sp-4); border-top: 1px solid rgba(0,0,0,.07); }
.cp-tenants-label { font-size: .65rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-400); margin-bottom: var(--sp-2); }
.cp-tenant-list { display: flex; flex-direction: column; gap: .45rem; }
.cp-tenant { display: flex; align-items: center; gap: .5rem; font-size: .82rem; color: var(--ink-600); }
.cp-tenant svg { color: var(--brass); flex-shrink: 0; }
.cp-actions { display: flex; gap: var(--sp-3); flex-wrap: wrap; margin-top: auto; padding-top: var(--sp-4); }

@media (max-width: 900px) {
  .cp-card-featured { grid-column: span 1; flex-direction: column; }
  .cp-card-featured .cp-photo { width: 100%; min-height: 260px; }
}
@media (max-width: 768px) {
  .cp-grid { grid-template-columns: 1fr; }
  .cp-card-featured { grid-column: span 1; }
}


/* ─────────────────────────────────────────────
   FOOTER
───────────────────────────────────────────── */
.footer { background:var(--ink); }
.footer-top { padding:var(--sp-12) 0 var(--sp-10); }
.footer-grid { display:grid; grid-template-columns:2fr 1fr 1fr 1fr; gap:var(--sp-8); }
.footer-logo { height:48px; width:auto; filter: invert(36%) sepia(94%) saturate(546%) hue-rotate(186deg) brightness(95%) contrast(95%); margin-bottom:var(--sp-3); }
.footer-brand p { font-size:.85rem; color:rgba(255,255,255,.38); line-height:1.7; max-width:280px; margin-bottom:var(--sp-3); font-weight:300; }
.footer-email { display:block; font-size:.85rem; color:var(--brass-light); margin-bottom:.4rem; transition:color var(--tf); }
.footer-email:hover { color:var(--brass); }
.footer-phone { display:block; font-size:1rem; font-weight:700; color:var(--brass-light); margin-bottom:.4rem; }
.footer-phone:hover { color:var(--brass); }
.footer-phone small { font-size:.72rem; font-weight:400; opacity:.7; }
.footer-address { font-size:.82rem; color:rgba(255,255,255,.38); margin-top:.2rem; }
.footer-col h5 { font-size:.65rem; font-weight:800; letter-spacing:.14em; text-transform:uppercase; color:rgba(255,255,255,.28); margin-bottom:var(--sp-3); }
.footer-col ul { display:flex; flex-direction:column; gap:.6rem; }
.footer-col a { font-size:.85rem; color:rgba(255,255,255,.48); transition:color var(--tf); }
.footer-col a:hover { color:var(--brass-light); }
.footer-bottom { border-top:1px solid rgba(255,255,255,.06); padding:var(--sp-4) 0; }
.footer-bottom-inner { display:flex; align-items:center; justify-content:space-between; gap:var(--sp-4); flex-wrap:wrap; }
.footer-bottom p { font-size:.75rem; color:rgba(255,255,255,.25); }


/* ─────────────────────────────────────────────
   ANIMATIONS
───────────────────────────────────────────── */
.fade-up {
  opacity:0; transform:translateY(20px);
  animation:fadeUp .8s var(--ease-out) forwards;
  animation-delay:var(--delay,0s);
}
@keyframes fadeUp { to { opacity:1; transform:none; } }

.reveal {
  opacity:0; transform:translateY(24px);
  transition:opacity .7s var(--ease-out), transform .7s var(--ease-out);
  transition-delay:var(--delay,0s);
}
.reveal.visible { opacity:1; transform:none; }


/* ─────────────────────────────────────────────
   LUXURY PHOTO GALLERY
───────────────────────────────────────────── */
.luxury-gallery {
  display: grid;
  grid-template-columns: 1.65fr 1fr 1fr;
  grid-template-rows: 310px 230px;
  gap: 3px;
  background: var(--ink);
}
.lg-tile {
  position: relative; overflow: hidden;
  background: var(--ink-800);
}
.lg-tile img {
  width: 100%; height: 100%;
  object-fit: cover; display: block;
  transition: transform .9s cubic-bezier(.25,.46,.45,.94);
}
.lg-tile:hover img { transform: scale(1.07); }
.lg-tile-video { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; transition:transform .9s cubic-bezier(.25,.46,.45,.94); }
.lg-tile:hover .lg-tile-video { transform:scale(1.07); }
.lg-tile--tall { grid-row: span 2; }
.lg-label {
  position: absolute; bottom: 0; left: 0; right: 0;
  padding: .65rem 1rem;
  background: linear-gradient(transparent, rgba(0,0,0,.65));
  font-size: .6rem; font-weight: 700;
  letter-spacing: .14em; text-transform: uppercase;
  color: rgba(255,255,255,.72);
  pointer-events: none;
}


/* ─────────────────────────────────────────────
   TENANT QUICK ACCESS
───────────────────────────────────────────── */
.tenant-actions { background:var(--ink); padding:var(--sp-10) 0; }
.tenant-actions-inner { display:flex; align-items:center; justify-content:space-between; gap:var(--sp-8); flex-wrap:wrap; }
.tenant-actions-text .eyebrow-light { display:block; margin-bottom:var(--sp-2); }
.tenant-actions-text h3 { font-family:var(--ff-serif); font-size:clamp(1.4rem,2.5vw,2rem); color:var(--white); font-weight:600; line-height:1.2; margin:0; }
.tenant-actions-btns { display:flex; gap:var(--sp-3); flex-wrap:wrap; }
.tenant-action-btn { display:inline-flex; align-items:center; gap:.5rem; }


/* ─────────────────────────────────────────────
   LOCATION SPLIT — mountain vs. city
───────────────────────────────────────────── */
.loc-split { display: grid; grid-template-columns: 1fr 1fr; min-height: 520px; }
.loc-panel { position: relative; overflow: hidden; }
.loc-bg {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transition: transform 1s cubic-bezier(.25,.46,.45,.94);
}
.loc-panel:hover .loc-bg { transform: scale(1.06); }
.loc-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(0,0,0,.82) 0%, rgba(0,0,0,.38) 55%, rgba(0,0,0,.1) 100%);
}
.loc-content {
  position: relative; z-index: 2;
  height: 100%; display: flex; flex-direction: column;
  justify-content: flex-end;
  padding: var(--sp-10) var(--sp-8);
  color: var(--white);
}
.loc-tag {
  font-size: .62rem; font-weight: 700;
  letter-spacing: .18em; text-transform: uppercase;
  color: var(--brass-light);
}
.loc-rule { width: 36px; height: 1px; background: var(--brass); margin: var(--sp-3) 0; }
.loc-title {
  font-family: var(--serif);
  font-size: clamp(1.65rem, 2.8vw, 2.5rem);
  font-weight: 700; line-height: 1.18; letter-spacing: -.01em;
  margin-top: var(--sp-2);
}
.loc-body {
  font-size: .9rem; color: rgba(255,255,255,.62);
  line-height: 1.68; max-width: 320px;
  margin-bottom: var(--sp-4);
}


/* ─────────────────────────────────────────────
   RESPONSIVE — TABLET ≤ 1024px
───────────────────────────────────────────── */
@media (max-width:1024px){
  .services-grid { grid-template-columns:repeat(2,1fr); }
  .pricing-grid  { grid-template-columns:1fr; }
  .price-card-featured { transform:none; }
  .price-card-featured:hover { transform:translateY(-4px); }
  .steps-grid { grid-template-columns:1fr; max-width:460px; margin:0 auto var(--sp-8); }
  .step-arrow { display:none; }
  .footer-grid { grid-template-columns:1fr 1fr; gap:var(--sp-6); }
  .owner-grid { grid-template-columns:1fr; gap:var(--sp-8); }
  .contact-grid { grid-template-columns:1fr; gap:var(--sp-8); }
  .testi-grid { grid-template-columns:1fr; max-width:520px; margin:0 auto; }
  .portals-grid { grid-template-columns:1fr; max-width:460px; margin:0 auto; }
  .areas-grid { grid-template-columns:repeat(2,1fr); }
  .dual-track { grid-template-columns:1fr; }
  .tenant-actions-inner { flex-direction:column; text-align:center; }
  .tenant-actions-btns { justify-content:center; flex-direction:column; align-items:center; width:100%; }
  .tenant-action-btn { font-size:.78rem; padding:.75rem 1.2rem; width:100%; max-width:320px; justify-content:center; }
  .cta-strip-inner { flex-direction:column; text-align:center; align-items:center; }
  .cta-strip-actions { justify-content:center; width:100%; flex-direction:column; align-items:stretch; }
  .cta-strip-actions .btn { width:100%; text-align:center; box-sizing:border-box; font-size:.72rem; letter-spacing:.06em; padding-left:.75rem; padding-right:.75rem; white-space:normal; line-height:1.3; }
  .luxury-gallery { grid-template-columns:1fr 1fr; grid-template-rows:240px 240px; }
  .lg-tile--tall { grid-row:span 1; }
  .loc-split { grid-template-columns:1fr; }
  .loc-panel { min-height:380px; }
  .loc-content { padding:var(--sp-8) var(--sp-6); }
}

/* ─────────────────────────────────────────────
   RESPONSIVE — MOBILE ≤ 768px
───────────────────────────────────────────── */
@media (max-width:768px){
  :root { --nav-h:138px; }
  .section-pad { padding:var(--sp-10) 0; }

  /* ── Mobile nav: always-visible centered top bar, no hamburger ── */
  .nav-toggle { display:none; }
  .nav-overlay { display:none !important; }
  .nav-mobile-divider, .nav-mobile-portal { display:none; }

  .navbar {
    background: rgba(245,240,232,.95) !important;
    backdrop-filter: blur(22px) !important;
    -webkit-backdrop-filter: blur(22px) !important;
    opacity: 0;
    pointer-events: none;
    transform: translateY(-6px);
    transition: opacity .4s ease, transform .4s ease, background var(--ts) !important;
  }
  .navbar.nav-visible {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .nav-inner {
    flex-direction:column;
    height:auto;
    padding:.35rem .75rem .1rem;
    gap:0;
    align-items:center;
  }
  .nav-logo img { height:36px; filter: invert(36%) sepia(94%) saturate(546%) hue-rotate(186deg) brightness(95%) contrast(95%); }
  .nav-logo { padding:.2rem 0; }

  .nav-links {
    display:flex !important;
    position:static !important;
    transform:none !important;
    visibility:visible !important;
    pointer-events:auto !important;
    width:100% !important;
    box-shadow:none !important;
    flex-direction:row !important;
    flex-wrap:wrap !important;
    justify-content:center !important;
    align-items:center !important;
    padding:.15rem 0 !important;
    gap:0 !important;
    background:transparent !important;
    border-top:1px solid var(--border-sand);
  }
  .nav-link {
    width:auto !important;
    font-size:.58rem !important;
    padding:.3rem .45rem !important;
    white-space:nowrap;
    color:var(--ink-600) !important;
  }
  .nav-link:hover, .nav-link.active {
    color:var(--ink) !important;
    background:var(--sand-100) !important;
  }

  .nav-portals {
    display:flex !important;
    justify-content:center;
    align-items:center;
    gap:.3rem;
    padding:.25rem 0 .4rem;
    border-top:1px solid var(--border-sand);
    width:100%;
    flex-wrap:nowrap;
  }
  .btn-portal {
    font-size:.55rem !important;
    padding:.22rem .5rem !important;
    white-space:nowrap;
  }
  .btn-portal-outline { color:var(--ink-600) !important; border-color:var(--border) !important; }
  .btn-portal-dark { background:var(--ink) !important; color:var(--white) !important; border-color:var(--ink) !important; }

  .hero-content { padding-top:calc(var(--nav-h) + var(--sp-6)); }
  .hero-ctas { flex-direction:column; }
  .hero-ctas .btn { width:100%; max-width:300px; }
  .services-grid { grid-template-columns:1fr; }
  .areas-grid { grid-template-columns:1fr; }
  .footer-grid { grid-template-columns:1fr; gap:var(--sp-6); }
  .footer-bottom-inner { flex-direction:column; text-align:center; }
  .form-row2 { grid-template-columns:1fr; }
  .listings-iframe-wrap { height:620px; }
  .listings-iframe-wrap iframe { min-height:620px; }
  .testi-grid { grid-template-columns:1fr; }
  .track { padding:var(--sp-10) var(--sp-4); }
  .luxury-gallery { grid-template-columns:1fr 1fr; grid-template-rows:180px 180px; }
  .loc-content { padding:var(--sp-6) var(--sp-4); }
  .stats-grid { flex-direction:column; }
  .stat-divider { display:none; }
  .stat-item { border-bottom:1px solid rgba(255,255,255,.06); }
  .stat-item:last-child { border-bottom:none; }
}

@media (max-width:480px){
  .prop-filter-bar { gap:.5rem; }
  .prop-pill { font-size:.68rem; padding:.4rem .8rem; }
}