@import url('https://fonts.googleapis.com/css2?family=Dancing+Script:wght@600;700&family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Lato:wght@300;400;500;700&display=swap');

:root {
  --burgundy: #7B1C2C;
  --burgundy-dark: #5C1520;
  --burgundy-light: rgba(123, 28, 44, 0.07);
  --gold: #C9A84C;
  --gold-light: rgba(201, 168, 76, 0.12);
  --cream: #F9F6F0;
  --cream-dark: #EDE8DF;
  --dark: #1C1C1C;
  --text-secondary: #5A5A5A;
  --text-light: #9A9A9A;
  --border: #E0DAD0;
  --white: #FFFFFF;
  --shadow-sm: 0 2px 8px rgba(0,0,0,0.06);
  --shadow: 0 4px 24px rgba(0,0,0,0.09);
  --shadow-md: 0 8px 40px rgba(0,0,0,0.13);
  --shadow-lg: 0 16px 64px rgba(0,0,0,0.16);
  --radius: 4px;
  --radius-lg: 12px;
  --transition: 0.2s ease;
  --font-script: 'Dancing Script', cursive;
  --font-serif: 'Cormorant Garamond', serif;
  --font-sans: 'Lato', sans-serif;
}

/* ─── Reset ─────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { font-family: var(--font-sans); color: var(--dark); background: var(--white); line-height: 1.6; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; }
button { cursor: pointer; border: none; background: none; font-family: inherit; }
.container { width: 100%; max-width: 1200px; margin: 0 auto; padding: 0 28px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }

/* ─── Contact CTA Strip ───────────────────────────────── */
.contact-cta-strip-section {
  background-color: var(--cream);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='300' height='300'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='300' height='300' filter='url(%23n)' opacity='0.045'/%3E%3C/svg%3E");
  border-top: 0.5px solid var(--border); border-bottom: 0.5px solid var(--border); padding: 56px 0;
}
.contact-cta-strip { display: flex; align-items: center; justify-content: space-between; gap: 40px; flex-wrap: wrap; }
.contact-cta-heading { font-family: var(--font-serif); font-size: clamp(22px, 3vw, 34px); font-weight: 500; color: var(--dark); margin-bottom: 10px; }
.contact-cta-sub { font-size: 15px; color: var(--text-secondary); line-height: 1.68; }
.contact-cta-btn-wrap { flex-shrink: 0; }

/* Contact form message textarea */
.form-field-textarea { width: 100%; min-height: 120px; padding: 11px 14px; border: 1px solid var(--border); border-radius: var(--radius); font-family: var(--font-sans); font-size: 14px; color: var(--dark); background: var(--white); outline: none; resize: vertical; line-height: 1.55; transition: border-color var(--transition), box-shadow var(--transition); }
.form-field-textarea:focus { border-color: var(--burgundy); box-shadow: 0 0 0 3px rgba(123,28,44,0.07); }

/* ─── Utility Bar ────────────────────────────────────── */
.util-bar { background: var(--burgundy); padding: 10px 0; font-size: 13px; letter-spacing: 0.02em; }
.util-bar .container { display: flex; justify-content: flex-end; gap: 28px; }
.util-bar a { display: flex; align-items: center; gap: 7px; color: rgba(255,255,255,0.92); transition: color var(--transition); }
.util-bar a:hover { color: var(--white); }
.util-bar svg { flex-shrink: 0; width: 14px; height: 14px; }

/* ─── Header & Nav ───────────────────────────────────── */
.site-header { background: var(--white); box-shadow: var(--shadow-sm); position: sticky; top: 0; z-index: 1000; transition: box-shadow var(--transition); }
.site-header.scrolled { box-shadow: var(--shadow); }
.nav-inner { display: flex; align-items: center; justify-content: space-between; padding: 14px 0; gap: 20px; }

/* Logo */
.logo { display: flex; flex-direction: column; line-height: 1; text-decoration: none; flex-shrink: 0; }
.logo-script { font-family: var(--font-script); font-size: 44px; color: var(--burgundy); line-height: 1; }
.logo-name { font-family: var(--font-sans); font-size: 20px; font-weight: 700; letter-spacing: 0.22em; color: var(--dark); margin-top: -2px; }
.logo-tagline { font-size: 9px; font-weight: 400; letter-spacing: 0.18em; color: var(--text-secondary); text-transform: uppercase; margin-top: 3px; }
.logo-dre { font-size: 9.5px; color: var(--text-light); letter-spacing: 0.06em; margin-top: 1px; }

/* Nav links */
.nav-links { display: flex; align-items: center; gap: 2px; }
.nav-links > a {
  font-size: 11.5px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  color: var(--dark); padding: 8px 10px; border-radius: var(--radius);
  transition: color var(--transition); position: relative; white-space: nowrap;
}
.nav-links > a:hover, .nav-links > a.active { color: var(--burgundy); }
.nav-links > a.active::after {
  content: ''; position: absolute; bottom: 1px; left: 10px; right: 10px;
  height: 2px; background: var(--burgundy); border-radius: 1px;
}
.nav-links .btn-nav-cta {
  background: var(--burgundy); color: var(--white);
  padding: 10px 18px; border-radius: var(--radius); margin-left: 6px;
  font-size: 11.5px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  transition: background var(--transition); white-space: nowrap;
}
.nav-links .btn-nav-cta:hover { background: var(--burgundy-dark); color: var(--white); }
.nav-links .btn-nav-cta.active::after { display: none; }

/* Dropdown */
.nav-dropdown { position: relative; }
.nav-dropdown > a {
  display: flex; align-items: center; gap: 4px;
  font-size: 11.5px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  color: var(--dark); padding: 8px 10px; border-radius: var(--radius);
  transition: color var(--transition); position: relative; white-space: nowrap;
}
.nav-dropdown > a:hover, .nav-dropdown > a.active { color: var(--burgundy); }
.dropdown-menu {
  position: absolute; top: calc(100% + 10px); left: 0;
  background: var(--white); border: 0.5px solid var(--border);
  border-radius: var(--radius-lg); box-shadow: var(--shadow-md);
  min-width: 210px; padding: 8px 0;
  opacity: 0; pointer-events: none;
  transform: translateY(6px); transition: all 0.15s ease;
}
.nav-dropdown:hover .dropdown-menu { opacity: 1; pointer-events: auto; transform: translateY(0); }
.dropdown-menu a { display: block; padding: 10px 18px; font-size: 13px; font-weight: 500; color: var(--dark); transition: background var(--transition), color var(--transition); letter-spacing: 0; text-transform: none; }
.dropdown-menu a:hover { background: var(--cream); color: var(--burgundy); }
.dropdown-menu a.active::after { display: none; }

/* Hamburger */
.hamburger { display: none; flex-direction: column; gap: 5px; padding: 8px; }
.hamburger span { display: block; width: 22px; height: 2px; background: var(--dark); border-radius: 1px; transition: all 0.25s ease; }

/* ─── Buttons ─────────────────────────────────────────── */
.btn-primary {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  background: var(--burgundy); color: var(--white);
  font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  padding: 13px 24px; border-radius: var(--radius);
  transition: background var(--transition), box-shadow var(--transition); white-space: nowrap;
  border: none; cursor: pointer;
}
.btn-primary:hover { background: var(--burgundy-dark); box-shadow: 0 6px 20px rgba(123,28,44,0.3); }
.btn-outline-white {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  background: transparent; color: var(--white);
  font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  padding: 12px 24px; border: 1.5px solid rgba(255,255,255,0.55); border-radius: var(--radius);
  transition: all var(--transition); white-space: nowrap;
}
.btn-outline-white:hover { border-color: var(--white); background: rgba(255,255,255,0.1); }
.btn-secondary {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  background: transparent; color: var(--burgundy);
  font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  padding: 12px 24px; border: 1.5px solid var(--burgundy); border-radius: var(--radius);
  transition: all var(--transition); white-space: nowrap; cursor: pointer;
}
.btn-secondary:hover { background: var(--burgundy); color: var(--white); }
.btn-gold {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  background: var(--gold); color: var(--white);
  font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase;
  padding: 14px 32px; border-radius: var(--radius);
  transition: all var(--transition); white-space: nowrap; border: none; cursor: pointer;
}
.btn-gold:hover { background: #b8962e; box-shadow: 0 6px 20px rgba(201,168,76,0.35); }

/* ─── Hero ────────────────────────────────────────────── */
.hero {
  background:
    linear-gradient(to right, rgba(18, 8, 14, 0.90) 0%, rgba(18, 8, 14, 0.78) 45%, rgba(18, 8, 14, 0.52) 100%),
    url('../images/hero-bg.png') center/cover no-repeat;
  min-height: 90vh;
  display: flex;
  align-items: center;
  position: relative;
  overflow: hidden;
}
.hero::after {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at 20% 65%, rgba(201,168,76,0.06) 0%, transparent 50%);
  pointer-events: none;
}
.hero-inner {
  display: grid;
  grid-template-columns: 1fr 400px;
  gap: 60px;
  align-items: center;
  position: relative; z-index: 1;
  padding: 80px 0 60px;
}
.hero-label {
  display: flex; align-items: center; gap: 12px;
  font-size: 11px; font-weight: 700; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 20px;
}
.hero-label::before { content: ''; display: block; width: 36px; height: 1.5px; background: var(--gold); }
.hero-title {
  font-family: var(--font-serif);
  font-size: clamp(34px, 4.2vw, 56px);
  font-weight: 500; line-height: 1.18;
  color: var(--white); margin-bottom: 22px;
}
.hero-title em { color: var(--gold); font-style: normal; }
.hero-sub { font-size: 16px; line-height: 1.72; color: rgba(255,255,255,0.8); max-width: 480px; margin-bottom: 36px; }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 12px; margin-bottom: 36px; }
.hero-contact { display: flex; flex-wrap: wrap; gap: 22px; }
.hero-contact a {
  display: flex; align-items: center; gap: 9px;
  font-size: 18px; font-weight: 500; color: rgba(255,255,255,0.88);
  transition: color var(--transition);
}
.hero-contact a:hover { color: var(--gold); }
.hero-contact svg { width: 18px; height: 18px; flex-shrink: 0; }
.hero-image-wrap { position: relative; display: flex; justify-content: center; align-items: flex-end; }
.hero-image-wrap::before {
  content: '';
  position: absolute; bottom: -10px; left: 50%; transform: translateX(-50%);
  width: 300px; height: 300px;
  background: rgba(201,168,76,0.12); border-radius: 50%; filter: blur(48px);
}
.hero-photo {
  width: 100%; max-width: 360px; height: 500px;
  object-fit: cover; object-position: top center;
  border-radius: 180px 180px 140px 140px;
  border: 3px solid rgba(201,168,76,0.35);
  box-shadow: 0 24px 64px rgba(0,0,0,0.45);
  position: relative; z-index: 1;
}
.hero-spanish {
  text-align: center; margin-top: 14px;
  font-family: 'Cormorant Garamond', serif;
  font-size: 16px; font-style: italic; font-weight: 500;
  color: rgba(255,255,255,0.92);
  letter-spacing: 0.03em;
  position: relative; z-index: 1;
}

/* ─── Value Props ─────────────────────────────────────── */
.value-props {
  background-color: var(--cream);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='300' height='300'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='300' height='300' filter='url(%23n)' opacity='0.045'/%3E%3C/svg%3E");
  padding: 64px 0;
}
.value-props-inner {
  display: grid;
  grid-template-columns: repeat(3, 1fr) 300px;
  border: 0.5px solid var(--border);
  border-radius: var(--radius-lg);
  overflow: hidden;
  background: var(--white);
  box-shadow: var(--shadow);
}
.value-prop { padding: 36px 28px; border-right: 0.5px solid var(--border); }
.value-prop-icon {
  width: 50px; height: 50px; background: var(--burgundy); border-radius: 50%;
  display: flex; align-items: center; justify-content: center; margin-bottom: 18px;
}
.value-prop-icon svg { width: 22px; height: 22px; stroke: var(--white); fill: none; stroke-width: 1.8; }
.value-prop h3 { font-family: var(--font-serif); font-size: 20px; font-weight: 600; color: var(--dark); margin-bottom: 10px; }
.value-prop p { font-size: 14px; color: var(--text-secondary); line-height: 1.7; }
.value-cta-card {
  padding: 36px 28px; background: var(--cream);
  display: flex; flex-direction: column; justify-content: center;
  border-left: 0.5px solid var(--border);
}
.value-cta-script { font-family: var(--font-script); font-size: 21px; color: var(--burgundy); margin-bottom: 10px; line-height: 1.35; }
.value-cta-sub { font-size: 13px; color: var(--text-secondary); margin-bottom: 20px; line-height: 1.6; }

/* ─── Three-Column (About / Areas / Testimonials) ────── */
.three-col-section {
  background-color: var(--burgundy);
  background-image:
    repeating-linear-gradient(-45deg, rgba(255,255,255,0.018) 0px, rgba(255,255,255,0.018) 1px, transparent 1px, transparent 42px),
    radial-gradient(ellipse at 20% 50%, rgba(201,168,76,0.06) 0%, transparent 55%),
    radial-gradient(ellipse at 80% 50%, rgba(201,168,76,0.04) 0%, transparent 50%);
  padding: 64px 0;
}
.three-col-inner { display: grid; grid-template-columns: 1fr 1px 1fr 1px 1fr; }
.col-divider { background: rgba(255,255,255,0.14); }
.three-col { padding: 0 44px; }
.three-col:first-child { padding-left: 0; }
.three-col:last-child { padding-right: 0; }
.col-title { font-family: var(--font-script); font-size: 30px; color: var(--gold); margin-bottom: 16px; }
.col-text { font-size: 14px; color: rgba(255,255,255,0.8); line-height: 1.78; margin-bottom: 14px; }
.col-tagline { font-family: var(--font-script); font-size: 19px; color: var(--gold); }
.areas-list { display: grid; grid-template-columns: 1fr 1fr; gap: 9px 12px; }
.areas-list li { display: flex; align-items: center; gap: 9px; font-size: 13.5px; color: rgba(255,255,255,0.85); }
.areas-list li::before { content: ''; display: block; width: 6px; height: 6px; background: var(--gold); border-radius: 50%; flex-shrink: 0; }
.testimonial-quote-mark { font-size: 52px; color: var(--gold); font-family: Georgia, serif; line-height: 0.8; margin-bottom: 10px; }
.testimonial-text { font-size: 14px; color: rgba(255,255,255,0.88); line-height: 1.78; font-style: italic; margin-bottom: 16px; }
.testimonial-author { font-size: 12px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: rgba(255,255,255,0.55); margin-bottom: 10px; }
.testimonial-stars { display: flex; gap: 3px; margin-bottom: 22px; color: var(--gold); font-size: 15px; letter-spacing: 2px; }
.testimonial-dots { display: flex; gap: 8px; }
.t-dot { width: 8px; height: 8px; border-radius: 50%; background: rgba(255,255,255,0.28); border: none; cursor: pointer; padding: 0; transition: background var(--transition); }
.t-dot.active { background: var(--gold); }
.testimonial-slide { display: none; }
.testimonial-slide.active { display: block; }

/* ─── Footer ──────────────────────────────────────────── */
.site-footer {
  background-color: var(--burgundy-dark);
  background-image: repeating-linear-gradient(-45deg, rgba(255,255,255,0.014) 0px, rgba(255,255,255,0.014) 1px, transparent 1px, transparent 42px);
  border-top: 2px solid rgba(201,168,76,0.2); padding: 26px 0;
}
.footer-inner { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 18px; }
.footer-brand { display: flex; align-items: center; gap: 20px; }
.footer-intero { font-size: 13px; font-weight: 700; letter-spacing: 0.13em; text-transform: uppercase; color: rgba(255,255,255,0.65); }
.footer-logo { height: 44px; width: auto; display: block; mix-blend-mode: screen; }
.footer-div { width: 1px; height: 30px; background: rgba(255,255,255,0.18); }
.footer-dre { font-size: 12px; color: rgba(255,255,255,0.90); letter-spacing: 0.06em; }
.footer-socials { display: flex; gap: 10px; }
.social-btn {
  width: 38px; height: 38px; border-radius: 50%;
  background: rgba(255,255,255,0.1); border: 0.5px solid rgba(255,255,255,0.15);
  display: flex; align-items: center; justify-content: center;
  transition: background var(--transition); color: var(--white);
}
.social-btn:hover { background: var(--gold); }
.social-btn svg { width: 17px; height: 17px; fill: currentColor; }

/* ─── Page Hero (inner pages) ────────────────────────── */
.page-hero { background: var(--burgundy); padding: 80px 0 64px; position: relative; overflow: hidden; }
.page-hero::after { content: ''; position: absolute; inset: 0; background: radial-gradient(ellipse at 80% 40%, rgba(201,168,76,0.07) 0%, transparent 60%); pointer-events: none; }
.page-hero-inner { position: relative; z-index: 1; }
.page-hero-label { font-size: 11px; font-weight: 700; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-bottom: 14px; }
.page-hero-title { font-family: var(--font-serif); font-size: clamp(30px, 4vw, 52px); font-weight: 500; color: var(--white); margin-bottom: 16px; line-height: 1.2; }
.page-hero-sub { font-size: 17px; color: rgba(255,255,255,0.76); max-width: 560px; line-height: 1.68; }
.page-hero-sell {
  background: linear-gradient(rgba(18,8,14,0.70), rgba(18,8,14,0.62)),
    url('../images/sell-hero-bg.png') center/cover no-repeat;
}
.page-hero-find {
  background: linear-gradient(rgba(18,8,14,0.68), rgba(18,8,14,0.58)),
    url('../images/find-home-hero-bg.png') center/cover no-repeat;
}
.page-hero-about {
  background: linear-gradient(rgba(18,8,14,0.65), rgba(18,8,14,0.55)),
    url('../images/about-hero-bg.png') center 40%/cover no-repeat;
}
.page-hero-loan {
  background: linear-gradient(rgba(18,8,14,0.70), rgba(18,8,14,0.60)),
    url('../images/sell-hero-bg.png') center/cover no-repeat;
}

/* ─── Section Helpers ─────────────────────────────────── */
.section { padding: 80px 0; background: linear-gradient(180deg, #ffffff 0%, #faf8f5 100%); }
.section-alt {
  background-color: var(--cream);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='300' height='300'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='300' height='300' filter='url(%23n)' opacity='0.045'/%3E%3C/svg%3E");
}
.section-label { font-size: 11px; font-weight: 700; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); margin-bottom: 12px; }
.section-title { font-family: var(--font-serif); font-size: clamp(28px, 3.5vw, 44px); font-weight: 500; color: var(--dark); margin-bottom: 14px; line-height: 1.25; }
.section-title-white { color: var(--white); }
.section-sub { font-size: 16px; color: var(--text-secondary); max-width: 580px; line-height: 1.72; margin-bottom: 48px; }
.gold-rule { width: 48px; height: 2px; background: var(--gold); border-radius: 1px; margin: 14px 0 32px; }

/* ─── Services Grid ───────────────────────────────────── */
.services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.service-card {
  background: var(--white); border: 0.5px solid var(--border); border-radius: var(--radius-lg);
  padding: 32px 26px; box-shadow: var(--shadow-sm);
  transition: box-shadow var(--transition), transform var(--transition);
}
.service-card:hover { box-shadow: var(--shadow-md); transform: translateY(-3px); }
.service-icon {
  width: 46px; height: 46px; background: var(--burgundy-light); border-radius: var(--radius-lg);
  display: flex; align-items: center; justify-content: center; margin-bottom: 16px;
}
.service-icon svg { width: 22px; height: 22px; stroke: var(--burgundy); fill: none; stroke-width: 1.6; }
.service-card h3 { font-family: var(--font-serif); font-size: 20px; font-weight: 600; color: var(--dark); margin-bottom: 8px; }
.service-card p { font-size: 14px; color: var(--text-secondary); line-height: 1.68; }

/* ─── 3 Key Questions ─────────────────────────────────── */
.questions-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 36px; }
.question-num { font-family: var(--font-serif); font-size: 52px; font-weight: 600; color: var(--cream-dark); line-height: 1; margin-bottom: 10px; }
.question-title { font-family: var(--font-serif); font-size: 22px; font-weight: 500; color: var(--dark); margin-bottom: 10px; line-height: 1.3; }
.question-text { font-size: 14px; color: var(--text-secondary); line-height: 1.7; }

/* ─── Home Valuation Form ─────────────────────────────── */
.valuation-section {
  background-color: var(--burgundy);
  background-image: repeating-linear-gradient(-45deg, rgba(255,255,255,0.018) 0px, rgba(255,255,255,0.018) 1px, transparent 1px, transparent 42px);
  padding: 80px 0; position: relative; overflow: hidden;
}
.valuation-section::before { content: ''; position: absolute; top: -120px; right: -120px; width: 480px; height: 480px; background: radial-gradient(circle, rgba(201,168,76,0.09) 0%, transparent 70%); pointer-events: none; }
.valuation-inner { display: grid; grid-template-columns: 1fr 560px; gap: 80px; align-items: start; position: relative; z-index: 1; }
.valuation-text .section-label { color: var(--gold); }
.valuation-text .section-title { color: var(--white); }
.valuation-text .section-sub { color: rgba(255,255,255,0.76); margin-bottom: 28px; }
.val-bullets { display: flex; flex-direction: column; gap: 14px; }
.val-bullet { display: flex; align-items: flex-start; gap: 14px; }
.val-bullet-icon { width: 28px; height: 28px; border-radius: 50%; background: rgba(201,168,76,0.14); border: 1px solid rgba(201,168,76,0.3); display: flex; align-items: center; justify-content: center; flex-shrink: 0; margin-top: 1px; }
.val-bullet-icon svg { width: 14px; height: 14px; stroke: var(--gold); fill: none; stroke-width: 2.2; }
.val-bullet p { font-size: 15px; color: rgba(255,255,255,0.82); line-height: 1.62; }

/* Form Card */
.val-form-card { background: var(--white); border-radius: 16px; box-shadow: 0 24px 80px rgba(0,0,0,0.28); overflow: hidden; }
.form-card-header { background: var(--cream); border-bottom: 0.5px solid var(--border); padding: 24px 32px; }
.form-card-header h3 { font-family: var(--font-serif); font-size: 22px; font-weight: 500; color: var(--dark); margin-bottom: 4px; }
.form-card-header p { font-size: 13px; color: var(--text-secondary); }
.form-progress-bar { display: flex; }
.fp-segment { flex: 1; height: 3px; background: var(--border); transition: background 0.35s ease; }
.fp-segment.done { background: var(--burgundy); }
.fp-segment.active { background: var(--gold); }
.form-body { padding: 30px 32px; }
.form-step { display: none; }
.form-step.active { display: block; animation: fadeUp 0.3s ease; }
.form-step-label { font-size: 10.5px; font-weight: 700; letter-spacing: 0.2em; text-transform: uppercase; color: var(--gold); margin-bottom: 5px; }
.form-step-title { font-family: var(--font-serif); font-size: 20px; font-weight: 500; color: var(--dark); margin-bottom: 22px; }
.form-field { margin-bottom: 16px; }
.form-field label { display: block; font-size: 11px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--text-secondary); margin-bottom: 7px; }
.form-field input, .form-field select, .form-field textarea {
  width: 100%; padding: 11px 14px;
  border: 1px solid var(--border); border-radius: var(--radius);
  font-family: var(--font-sans); font-size: 14px; color: var(--dark); background: var(--white);
  outline: none; transition: border-color var(--transition), box-shadow var(--transition);
}
.form-field input:focus, .form-field select:focus, .form-field textarea:focus { border-color: var(--burgundy); box-shadow: 0 0 0 3px rgba(123,28,44,0.07); }
.form-field textarea { resize: vertical; min-height: 78px; line-height: 1.55; }
.form-field select { appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='10' viewBox='0 0 10 10'%3E%3Cpath fill='%235a5a5a' d='M5 7L0 2h10z'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; padding-right: 34px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.form-row-3 { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 12px; }
.radio-group { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; }
.radio-label { display: flex; align-items: center; gap: 10px; padding: 11px 14px; border: 1px solid var(--border); border-radius: var(--radius); cursor: pointer; transition: border-color var(--transition), background var(--transition); }
.radio-label:hover { border-color: var(--burgundy); background: var(--burgundy-light); }
.radio-label input { width: 15px; height: 15px; accent-color: var(--burgundy); flex-shrink: 0; cursor: pointer; }
.radio-label span { font-size: 13px; color: var(--dark); }
.form-nav { display: flex; gap: 10px; margin-top: 22px; padding-top: 20px; border-top: 0.5px solid var(--border); }
.btn-step-next, .btn-form-submit { flex: 1; padding: 14px; background: var(--burgundy); color: var(--white); border-radius: var(--radius); font-family: var(--font-sans); font-size: 12.5px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; border: none; cursor: pointer; transition: background var(--transition); }
.btn-step-next:hover, .btn-form-submit:hover { background: var(--burgundy-dark); }
.btn-step-back { padding: 14px 18px; background: transparent; color: var(--text-secondary); border: 1px solid var(--border); border-radius: var(--radius); font-family: var(--font-sans); font-size: 12.5px; font-weight: 700; cursor: pointer; transition: all var(--transition); }
.btn-step-back:hover { border-color: var(--dark); color: var(--dark); }
.form-success { display: none; text-align: center; padding: 44px 24px; }
.form-success.active { display: block; animation: fadeUp 0.4s ease; }
.form-success-icon { width: 64px; height: 64px; background: rgba(123,28,44,0.08); border-radius: 50%; display: flex; align-items: center; justify-content: center; margin: 0 auto 20px; }
.form-success-icon svg { width: 30px; height: 30px; stroke: var(--burgundy); fill: none; stroke-width: 1.6; }
.form-success h3 { font-family: var(--font-serif); font-size: 26px; font-weight: 500; color: var(--dark); margin-bottom: 12px; }
.form-success p { font-size: 14px; color: var(--text-secondary); line-height: 1.72; max-width: 320px; margin: 0 auto 26px; }
@keyframes fadeUp { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: translateY(0); } }

/* ─── About Page ──────────────────────────────────────── */
.about-grid { display: grid; grid-template-columns: 440px 1fr; gap: 80px; align-items: start; }
.about-photo { width: 100%; aspect-ratio: 3/4; object-fit: cover; object-position: top; border-radius: 12px; box-shadow: var(--shadow-lg); }
.about-credentials { display: flex; flex-direction: column; gap: 13px; margin: 24px 0 32px; }
.cred-item { display: flex; align-items: center; gap: 12px; font-size: 15px; color: var(--dark); }
.cred-item svg { width: 18px; height: 18px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; flex-shrink: 0; }
.stats-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.stat-item { text-align: center; padding: 22px 14px; background: var(--cream); border-radius: var(--radius-lg); border: 0.5px solid var(--border); }
.stat-number { font-family: var(--font-serif); font-size: 42px; font-weight: 600; color: var(--burgundy); line-height: 1; margin-bottom: 6px; }
.stat-label { font-size: 11px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--text-secondary); }

/* ─── Areas ───────────────────────────────────────────── */
.areas-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.area-card {
  position: relative; min-height: 220px; border-radius: var(--radius-lg); overflow: hidden;
  border: none; background-color: var(--burgundy-dark); background-size: cover; background-position: center;
  padding: 0; display: flex; flex-direction: column; justify-content: flex-end;
  transition: transform 0.3s ease, box-shadow 0.3s ease; box-shadow: var(--shadow);
}
.area-card::before {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(18,8,14,0.88) 0%, rgba(18,8,14,0.22) 55%, transparent 100%);
  transition: background 0.3s ease;
}
.area-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.area-card:hover::before { background: linear-gradient(to top, rgba(18,8,14,0.92) 0%, rgba(18,8,14,0.4) 65%, rgba(18,8,14,0.08) 100%); }
.area-card-name { font-family: var(--font-serif); font-size: 22px; font-weight: 500; color: var(--white); margin-bottom: 6px; position: relative; z-index: 1; padding: 0 22px; }
.area-card-sub { font-size: 12.5px; color: rgba(255,255,255,0.75); line-height: 1.6; position: relative; z-index: 1; padding: 0 22px 22px; }

/* ─── Contact Page ────────────────────────────────────── */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: start; }
.contact-info-block { display: flex; flex-direction: column; gap: 22px; }
.contact-info-item { display: flex; gap: 16px; align-items: flex-start; }
.ci-icon { width: 44px; height: 44px; background: var(--burgundy-light); border-radius: 50%; display: flex; align-items: center; justify-content: center; flex-shrink: 0; }
.ci-icon svg { width: 20px; height: 20px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; }
.ci-text h4 { font-size: 11px; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-secondary); margin-bottom: 4px; }
.ci-text p, .ci-text a { font-size: 16px; color: var(--dark); line-height: 1.5; }
.ci-text a:hover { color: var(--burgundy); }
.contact-form-card { background: var(--white); border: 0.5px solid var(--border); border-radius: var(--radius-lg); padding: 40px 36px; box-shadow: var(--shadow); }
.contact-form-card h3 { font-family: var(--font-serif); font-size: 26px; font-weight: 500; color: var(--dark); margin-bottom: 6px; }
.contact-form-card > p { font-size: 14px; color: var(--text-secondary); margin-bottom: 28px; }
.contact-form .form-field { margin-bottom: 15px; }
.contact-form textarea { min-height: 110px; }

/* ─── Find a Home ─────────────────────────────────────── */
.buyer-steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; }
.buyer-step { text-align: center; padding: 28px 16px; }
.buyer-step-num { width: 50px; height: 50px; border-radius: 50%; border: 2px solid var(--gold); display: flex; align-items: center; justify-content: center; margin: 0 auto 18px; font-family: var(--font-serif); font-size: 22px; font-weight: 600; color: var(--burgundy); }
.buyer-step h3 { font-family: var(--font-serif); font-size: 18px; font-weight: 500; color: var(--dark); margin-bottom: 10px; }
.buyer-step p { font-size: 13.5px; color: var(--text-secondary); line-height: 1.65; }
.idx-placeholder { background: var(--cream); border: 1.5px dashed var(--border); border-radius: var(--radius-lg); padding: 80px 40px; text-align: center; }
.idx-placeholder svg { width: 44px; height: 44px; stroke: var(--text-light); fill: none; stroke-width: 1; margin: 0 auto 20px; }
.idx-placeholder h3 { font-family: var(--font-serif); font-size: 24px; color: var(--text-secondary); margin-bottom: 10px; }
.idx-placeholder p { font-size: 14px; color: var(--text-light); max-width: 380px; margin: 0 auto 26px; line-height: 1.7; }
.realscout-cta { background: var(--white); border: 1px solid var(--border); border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow); }
.realscout-cta-inner { display: grid; grid-template-columns: 200px 1fr; }
.realscout-cta-icon { background: var(--burgundy); display: flex; align-items: center; justify-content: center; padding: 48px 32px; }
.realscout-cta-icon svg { width: 64px; height: 64px; stroke: rgba(255,255,255,0.7); stroke-width: 1; }
.realscout-cta-text { padding: 44px 48px; }
.realscout-cta-text h3 { font-family: var(--font-serif); font-size: 26px; font-weight: 500; color: var(--dark); margin-bottom: 12px; }
.realscout-cta-text p { font-size: 14.5px; color: var(--text-secondary); line-height: 1.7; margin-bottom: 28px; max-width: 520px; }
.realscout-cta-btns { display: flex; gap: 12px; flex-wrap: wrap; }

/* ─── CTA Banners ─────────────────────────────────────── */
.cta-banner {
  background-color: var(--dark);
  background-image:
    repeating-linear-gradient(-45deg, rgba(255,255,255,0.022) 0px, rgba(255,255,255,0.022) 1px, transparent 1px, transparent 44px),
    repeating-linear-gradient(45deg, rgba(255,255,255,0.012) 0px, rgba(255,255,255,0.012) 1px, transparent 1px, transparent 44px),
    radial-gradient(ellipse at 50% 0%, rgba(201,168,76,0.08) 0%, transparent 60%);
  padding: 72px 0; text-align: center;
}
.cta-banner .section-title { color: var(--white); text-align: center; margin-bottom: 12px; }
.cta-banner .section-sub { color: rgba(255,255,255,0.68); margin: 0 auto 36px; text-align: center; }
.cta-btn-group { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

/* ─── Mobile Nav Overlay ──────────────────────────────── */
.mobile-nav { position: fixed; inset: 0; background: var(--white); z-index: 9999; display: flex; flex-direction: column; padding: 24px 28px; transform: translateX(100%); transition: transform 0.3s ease; overflow-y: auto; }
.mobile-nav.open { transform: translateX(0); }
.mobile-nav-header { display: flex; justify-content: space-between; align-items: center; margin-bottom: 36px; }
.mobile-close { font-size: 28px; color: var(--dark); background: none; border: none; cursor: pointer; line-height: 1; }
.mobile-links { display: flex; flex-direction: column; }
.mobile-links a { display: block; font-size: 17px; font-weight: 700; letter-spacing: 0.06em; padding: 16px 0; border-bottom: 0.5px solid var(--border); color: var(--dark); transition: color var(--transition); }
.mobile-links a:hover { color: var(--burgundy); }
.mobile-cta { margin-top: 28px; }
.mobile-contact-links { display: flex; flex-direction: column; gap: 14px; margin-top: 28px; padding-top: 20px; border-top: 0.5px solid var(--border); }
.mobile-contact-links a { display: flex; align-items: center; gap: 10px; font-size: 15px; color: var(--text-secondary); }
.mobile-contact-links svg { width: 16px; height: 16px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; flex-shrink: 0; }

/* ─── Responsive ──────────────────────────────────────── */

/* Tablet landscape */
@media (max-width: 1100px) {
  .hero-inner { grid-template-columns: 1fr 300px; gap: 36px; }
  .hero-photo { max-width: 280px; height: 400px; }
  .value-props-inner { grid-template-columns: repeat(2, 1fr); }
  .value-cta-card { border-left: none; border-top: 0.5px solid var(--border); grid-column: 1 / -1; flex-direction: row; align-items: center; gap: 28px; }
  .valuation-inner { grid-template-columns: 1fr; gap: 48px; }
  .about-grid { grid-template-columns: 1fr 1fr; gap: 48px; }
}

/* Tablet portrait — nav collapses to hamburger */
@media (max-width: 900px) {
  .nav-links { display: none; }
  .hamburger { display: flex; }
  .services-grid { grid-template-columns: 1fr 1fr; }
  .questions-grid { grid-template-columns: 1fr 1fr; }
  .areas-grid { grid-template-columns: 1fr 1fr; }
  .buyer-steps { grid-template-columns: 1fr 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .about-grid { grid-template-columns: 1fr; }
  .about-photo { max-width: 360px; }
  .stats-row { grid-template-columns: repeat(3, 1fr); }
  .section { padding: 64px 0; }
  .page-hero { padding: 64px 0 48px; }
}

/* Large phone / small tablet */
@media (max-width: 720px) {
  /* Hero stacks: photo above text */
  .hero { min-height: auto; }
  .hero-inner { grid-template-columns: 1fr; padding: 48px 0 40px; gap: 32px; }
  .hero-image-wrap { order: -1; }
  .hero-photo { max-width: 220px; height: 290px; margin: 0 auto; }
  .hero-title { font-size: clamp(28px, 8vw, 40px); }
  .hero-sub { font-size: 15px; margin-bottom: 28px; }
  .hero-label { margin-bottom: 14px; }

  /* Three-column section stacks */
  .three-col-inner { grid-template-columns: 1fr; }
  .col-divider { display: none; }
  .three-col { padding: 28px 0; border-bottom: 0.5px solid rgba(255,255,255,0.12); }
  .three-col:first-child { padding-top: 0; }
  .three-col:last-child { border-bottom: none; padding-bottom: 0; }

  /* Forms */
  .form-row, .form-row-3 { grid-template-columns: 1fr; }
  .radio-group { grid-template-columns: 1fr; }

  /* Value props single column */
  .value-props-inner { grid-template-columns: 1fr; }
  .value-cta-card { border-left: none; border-top: 0.5px solid var(--border); flex-direction: column; align-items: flex-start; grid-column: auto; }

  /* Logo reduction */
  .logo-script { font-size: 34px; }
  .logo-name { font-size: 16px; }
  .logo-tagline, .logo-dre { font-size: 8px; }

  /* Sections */
  .section { padding: 52px 0; }
  .cta-banner { padding: 52px 0; }
  .three-col-section { padding: 48px 0; }
  .value-props { padding: 48px 0; }

  /* Contact info strip */
  .contact-cta-strip { grid-template-columns: 1fr !important; gap: 24px !important; text-align: center; }

  /* Util bar wraps on small screens */
  .util-bar .container { flex-wrap: wrap; justify-content: center; gap: 12px; }
}

/* Small phones */
@media (max-width: 560px) {
  .container { padding: 0 18px; }

  /* Hero */
  .hero-inner { padding: 40px 0 32px; gap: 24px; }
  .hero-photo { max-width: 200px; height: 260px; }
  .hero-ctas { flex-direction: column; }
  .hero-ctas a { text-align: center; width: 100%; }
  .hero-contact { flex-direction: column; gap: 10px; }

  /* Nav */
  .logo-script { font-size: 28px; }

  /* Grids → single column */
  .services-grid { grid-template-columns: 1fr; }
  .questions-grid { grid-template-columns: 1fr; }
  .areas-grid { grid-template-columns: 1fr; }
  .buyer-steps { grid-template-columns: 1fr; }
  .stats-row { grid-template-columns: 1fr; }
  .valuation-inner { gap: 32px; }

  /* Cards */
  .contact-form-card { padding: 24px 16px; }
  .form-body { padding: 20px 16px; }
  .form-card-header { padding: 18px 16px; }
  .service-card { padding: 24px 20px; }

  /* CTA */
  .cta-btn-group { flex-direction: column; align-items: stretch; }
  .cta-btn-group a, .cta-btn-group button { text-align: center; }

  /* Value props */
  .value-cta-card { padding: 24px 20px; }

  /* Util bar — show only phone on very small screens */
  .util-bar-email { display: none; }
  .util-bar .container { justify-content: center; }

  /* Sections */
  .section { padding: 44px 0; }
  .page-hero { padding: 48px 0 36px; }
  .page-hero-title { font-size: clamp(26px, 7.5vw, 36px); }
  .page-hero-sub { font-size: 15px; }

  /* About page */
  .about-photo { max-width: 280px; }
  .buyer-step { padding: 20px 12px; }
  .three-col-section { padding: 40px 0; }
}

/* Very small phones (iPhone SE etc.) */
@media (max-width: 380px) {
  .hero-photo { max-width: 170px; height: 220px; }
  .logo-script { font-size: 24px; }
  .logo-name { font-size: 12px; letter-spacing: 0.15em; }
  .section-title { font-size: 26px; }
}