/* ===== RESET & BASE ===== */
*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }

:root {
  --brown: #3D3B3A;
  --brown-light: #5a5654;
  --brown-dark: #2c2a29;
  --beige: #E3E1DC;
  --beige-light: #F0EEEA;
  --white: #FCFCFC;
  --cream: #FAF9F7;
  --gold: #B8976A;
  --gold-light: #d4b88c;
  --gold-dark: #9a7d56;
  --font-heading: Georgia, 'Palatino Linotype', Palatino, 'Book Antiqua', serif;
  --font-body: system-ui, -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;
  --ease: cubic-bezier(0.25, 0.46, 0.45, 0.94);
  --ease-out: cubic-bezier(0.22, 1, 0.36, 1);
}

html { scroll-behavior: smooth; }

body {
  font-family: var(--font-body);
  color: var(--brown);
  background: var(--white);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

/* ── PAGE LOADER ─────────────────────────────────────── */
#page-loader {
  position: fixed;
  inset: 0;
  background: #0E0B09;
  z-index: 9999;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: opacity 0.55s ease;
  pointer-events: none;
}
#page-loader.hide { opacity: 0; }
.loader-line {
  width: 52px;
  height: 1px;
  background: rgba(184, 151, 106, 0.18);
  position: relative;
  overflow: hidden;
}
.loader-line::after {
  content: '';
  position: absolute;
  inset-block: 0;
  left: -100%;
  width: 100%;
  background: #B8976A;
  animation: loader-sweep 1.1s ease-in-out infinite;
}
@keyframes loader-sweep {
  0%   { left: -100%; }
  100% { left: 100%; }
}

img { max-width: 100%; display: block; height: auto; }
a { text-decoration: none; color: inherit; transition: color 0.3s var(--ease); }

.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;
}

.container { max-width: 1200px; margin: 0 auto; padding: 0 24px; width: 100%; }

/* ===== TYPOGRAPHY ===== */
.section-tag {
  display: block;
  font-family: var(--font-body);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}

.section-tag.center { text-align: center; }

.section-title {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 4vw, 3rem);
  font-weight: 400;
  text-align: center;
  margin-bottom: 16px;
  color: var(--brown);
  line-height: 1.2;
}

.section-subtitle {
  text-align: center;
  font-size: 0.95rem;
  color: var(--brown-light);
  max-width: 600px;
  margin: 0 auto 56px;
  line-height: 1.7;
}

/* ===== BUTTONS ===== */
.btn {
  display: inline-block;
  padding: 16px 36px;
  font-family: var(--font-body);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  border: none;
  cursor: pointer;
  transition: all 0.4s var(--ease);
  text-align: center;
}

.btn-gold {
  background: var(--gold);
  color: var(--white);
}
.btn-gold:hover {
  background: var(--gold-dark);
  transform: translateY(-2px);
  box-shadow: 0 8px 24px rgba(184, 151, 106, 0.3);
}

.btn-dark {
  background: var(--brown);
  color: var(--white);
}
.btn-dark:hover {
  background: var(--brown-dark);
  transform: translateY(-2px);
  box-shadow: 0 8px 24px rgba(61, 59, 58, 0.25);
}

.btn-outline {
  background: transparent;
  color: var(--white);
  border: 1px solid rgba(255,255,255,0.5);
  padding: 15px 35px;
}
.btn-outline:hover {
  background: var(--white);
  color: var(--brown);
  border-color: var(--white);
  transform: translateY(-2px);
}

.btn-full { width: 100%; }
.btn-sm { padding: 12px 24px; font-size: 0.72rem; }

/* ===== REVEAL ANIMATION ===== */
.reveal {
  opacity: 0;
  transform: translateY(40px);
  transition: opacity 0.8s var(--ease-out), transform 0.8s var(--ease-out);
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

.fade-in {
  animation: fadeInUp 1.2s var(--ease-out) forwards;
}

@keyframes fadeInUp {
  from { opacity: 0; transform: translateY(30px); }
  to { opacity: 1; transform: translateY(0); }
}

/* ===== HEADER ===== */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  background: transparent;
  transition: background 0.4s var(--ease), box-shadow 0.4s var(--ease);
}

.site-header.scrolled {
  background: rgba(44, 42, 41, 0.97);
  backdrop-filter: blur(12px);
  box-shadow: 0 2px 20px rgba(0,0,0,0.15);
}

.header-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 80px;
}

.logo { display: flex; align-items: center; }
.logo-img { height: 44px; width: auto; }

.main-nav { display: flex; gap: 32px; align-items: center; }

.main-nav a {
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: rgba(255,255,255,0.75);
  position: relative;
  padding: 4px 0;
}

.main-nav a::after {
  content: '';
  position: absolute;
  bottom: -2px; left: 0;
  width: 0; height: 1px;
  background: var(--gold);
  transition: width 0.3s var(--ease);
}
.main-nav a:hover { color: var(--white); }
.main-nav a:hover::after { width: 100%; }

.nav-cta {
  background: var(--gold) !important;
  color: var(--white) !important;
  padding: 10px 20px !important;
  letter-spacing: 1.5px !important;
  transition: background 0.3s var(--ease) !important;
}
.nav-cta::after { display: none !important; }
.nav-cta:hover { background: var(--gold-dark) !important; }

.header-right { display: flex; align-items: center; gap: 20px; }

.phone-btn {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 0.8rem;
  font-weight: 500;
  color: rgba(255,255,255,0.8);
}
.phone-btn:hover { color: var(--white); }
.phone-btn svg { flex-shrink: 0; }

.hamburger {
  display: none;
  flex-direction: column;
  gap: 6px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 4px;
}
.hamburger span {
  display: block; width: 26px; height: 2px;
  background: var(--beige);
  transition: all 0.3s var(--ease);
}

/* ===== MOBILE OVERLAY ===== */
.mobile-overlay {
  position: fixed;
  top: 0; right: -100%;
  width: 100%; height: 100vh;
  z-index: 2000;
  transition: right 0.5s var(--ease-out);
}
.mobile-overlay.open { right: 0; }
.mobile-overlay.open::before {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(0,0,0,0.5);
}

.mobile-menu {
  position: absolute;
  right: 0; top: 0;
  width: 340px; height: 100%;
  background: var(--brown-dark);
  padding: 48px 40px;
  display: flex;
  flex-direction: column;
  z-index: 1;
}

.mobile-close {
  align-self: flex-end;
  background: none; border: none;
  color: var(--beige);
  font-size: 2.2rem;
  cursor: pointer;
  margin-bottom: 40px;
  transition: color 0.3s;
}
.mobile-close:hover { color: var(--white); }

.mobile-nav { display: flex; flex-direction: column; gap: 24px; }
.mobile-nav a {
  font-size: 1rem;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--beige);
}
.mobile-nav a:hover { color: var(--gold); }

.mobile-contact {
  margin-top: auto;
  padding-top: 32px;
  border-top: 1px solid rgba(227,225,220,0.15);
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.mobile-contact a, .mobile-contact p {
  color: rgba(227,225,220,0.6);
  font-size: 0.85rem;
}
.mobile-contact a:hover { color: var(--gold); }

/* ===== HERO ===== */
.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: center;
  justify-content: center;
  background: url('../images/sections/hero-bg.webp') center/cover no-repeat;
  overflow: hidden;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    180deg,
    rgba(20, 18, 17, 0.55) 0%,
    rgba(30, 28, 27, 0.65) 50%,
    rgba(44, 42, 41, 0.8) 100%
  );
}

.hero-content {
  position: relative;
  z-index: 1;
  text-align: center;
  max-width: 720px;
  padding: 0 24px;
}

.hero-tag {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 5px;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 20px;
}

.hero h1 {
  font-family: var(--font-heading);
  font-size: clamp(2.6rem, 6vw, 4.5rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 24px;
}

.hero-sub {
  font-size: 1rem;
  font-weight: 300;
  color: rgba(227,225,220,0.85);
  line-height: 1.8;
  margin-bottom: 44px;
  max-width: 560px;
  margin-left: auto;
  margin-right: auto;
}

.hero-ctas {
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

.hero-scroll {
  position: absolute;
  bottom: 32px;
  left: 50%;
  transform: translateX(-50%);
  color: rgba(255,255,255,0.4);
  animation: bounce 2s infinite;
}

@keyframes bounce {
  0%, 100% { transform: translateX(-50%) translateY(0); }
  50% { transform: translateX(-50%) translateY(8px); }
}

/* ===== INTRO BLURB ===== */
.intro {
  padding: 80px 0;
  background: var(--white);
}

.intro-inner {
  max-width: 760px;
  margin: 0 auto;
  text-align: center;
}

.intro-inner h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  color: var(--brown);
  margin-bottom: 20px;
  line-height: 1.2;
}

.intro-inner p {
  font-size: 0.95rem;
  color: var(--brown-light);
  line-height: 1.85;
}

/* ===== SERVICES ===== */
.services {
  padding: 120px 0;
  background: var(--cream);
}

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
}

.service-card {
  background: var(--white);
  border-radius: 4px;
  overflow: hidden;
  box-shadow: 0 2px 20px rgba(0,0,0,0.04);
  transition: transform 0.5s var(--ease-out), box-shadow 0.5s var(--ease-out);
  display: block;
}
.service-card:hover {
  transform: translateY(-8px);
  box-shadow: 0 20px 48px rgba(0,0,0,0.1);
}

.service-img {
  overflow: hidden;
  height: 240px;
}
.service-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.7s var(--ease-out);
}
.service-card:hover .service-img img {
  transform: scale(1.06);
}

.service-body {
  padding: 36px 32px;
}
.service-body h2 {
  font-family: var(--font-heading);
  font-size: 1.8rem;
  font-weight: 500;
  margin-bottom: 10px;
}
.service-body p {
  font-size: 0.9rem;
  color: var(--brown-light);
  line-height: 1.7;
  margin-bottom: 20px;
}
.service-link {
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  color: var(--gold);
  transition: color 0.3s;
}
.service-card:hover .service-link { color: var(--gold-dark); }

/* ===== ABOUT ===== */
.about {
  padding: 120px 0;
  background: var(--white);
}

.about-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
}

.about-image img {
  width: 100%;
  height: 600px;
  object-fit: cover;
  object-position: top;
  border-radius: 4px;
}

.about-content h2 {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 3.5vw, 2.8rem);
  font-weight: 400;
  margin-bottom: 24px;
  line-height: 1.2;
}

.about-content p {
  font-size: 0.95rem;
  color: var(--brown-light);
  line-height: 1.85;
  margin-bottom: 20px;
}

.about-ctas {
  display: flex;
  align-items: center;
  gap: 24px;
  margin-top: 32px;
  flex-wrap: wrap;
}

.about-phone {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 0.9rem;
  font-weight: 500;
  color: var(--brown-light);
  transition: color 0.3s;
}
.about-phone:hover { color: var(--gold); }

/* ===== TEAM ===== */
.team {
  padding: 80px 0;
  background: var(--beige-light);
}

.team-carousel {
  position: relative;
  margin: 0 -24px;
  padding: 0 24px;
}

.team-track {
  display: flex;
  gap: 20px;
  overflow-x: auto;
  scroll-snap-type: x mandatory;
  scroll-behavior: smooth;
  scrollbar-width: none;
  -ms-overflow-style: none;
  -webkit-overflow-scrolling: touch;
  padding: 8px 0;
  cursor: grab;
}
.team-track::-webkit-scrollbar { display: none; }
.team-track.dragging {
  cursor: grabbing;
  scroll-behavior: auto;
  scroll-snap-type: none;
  user-select: none;
}

.team-card {
  flex: 0 0 160px;
  scroll-snap-align: start;
  text-align: center;
  transition: transform 0.4s var(--ease-out);
}
.team-card:hover { transform: translateY(-4px); }
a.team-card { cursor: pointer; }
a.team-card .team-card-link {
  display: block;
  font-size: 0.75rem;
  font-weight: 600;
  letter-spacing: 0.5px;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 8px;
  transition: color 0.3s;
}
a.team-card:hover .team-card-link { color: var(--brown); }

.team-photo {
  width: 160px;
  height: 200px;
  object-fit: cover;
  object-position: top;
  border-radius: 4px;
  margin: 0 auto 12px;
  filter: grayscale(15%);
  transition: filter 0.5s var(--ease);
}
.team-card:hover .team-photo { filter: grayscale(0%); }

.team-card h3 {
  font-family: var(--font-heading);
  font-size: 1.05rem;
  font-weight: 500;
  margin-bottom: 2px;
}

.team-card p {
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: var(--brown-light);
}

.team-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-60%);
  width: 40px;
  height: 40px;
  border-radius: 50%;
  background: var(--white);
  border: 1px solid var(--beige);
  font-size: 1.5rem;
  line-height: 1;
  color: var(--brown);
  cursor: pointer;
  z-index: 10;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: all 0.3s var(--ease);
  box-shadow: 0 2px 8px rgba(0,0,0,0.08);
}
.team-arrow:hover {
  background: var(--brown);
  color: var(--white);
  border-color: var(--brown);
}

.team-prev { left: 0; }
.team-next { right: 0; }

.team-cta {
  text-align: center;
  margin-top: 32px;
}

/* ===== NEIGHBORHOODS ===== */
.neighborhoods {
  padding: 120px 0;
  background: var(--white);
}

.neighborhoods-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 16px;
}

.neighborhood-card {
  position: relative;
  border-radius: 4px;
  overflow: hidden;
  display: block;
  aspect-ratio: 4/3;
}

.neighborhood-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.7s var(--ease-out);
}
.neighborhood-card:hover .neighborhood-img {
  transform: scale(1.08);
}

.neighborhood-name {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 20px 16px 16px;
  background: linear-gradient(transparent, rgba(20,18,17,0.85));
  color: var(--white);
  font-family: var(--font-heading);
  font-size: 1.15rem;
  font-weight: 500;
}

.neighborhood-wide {
  grid-column: span 5;
  aspect-ratio: auto;
  height: 220px;
}
.neighborhood-wide .neighborhood-name {
  font-size: 1.4rem;
}

/* ===== VALUATION ===== */
.valuation {
  padding: 120px 0;
  background: var(--brown-dark);
  position: relative;
  overflow: hidden;
}

.valuation-bg {
  position: absolute;
  inset: 0;
  background: url('../images/sections/valuation-bg.webp') center/cover no-repeat;
  opacity: 0.15;
}

.valuation-inner {
  position: relative;
  max-width: 560px;
  margin: 0 auto;
  text-align: center;
}

.valuation-inner .section-tag { color: var(--gold-light); }

.valuation-inner h2 {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 3.5vw, 2.6rem);
  font-weight: 400;
  color: var(--white);
  margin-bottom: 16px;
  line-height: 1.25;
}

.valuation-inner > p {
  color: rgba(227,225,220,0.7);
  font-size: 0.95rem;
  line-height: 1.7;
  margin-bottom: 40px;
}


/* ===== TESTIMONIALS ===== */
.testimonials {
  padding: 120px 0;
  background: var(--cream);
}

.testimonial-slider {
  max-width: 680px;
  margin: 0 auto;
  text-align: center;
  min-height: 180px;
}

.testimonial { display: none; }
.testimonial.active { display: block; animation: fadeInUp 0.6s var(--ease-out); }

.testimonial blockquote {
  font-family: var(--font-heading);
  font-size: clamp(1.2rem, 2.5vw, 1.5rem);
  font-weight: 400;
  font-style: italic;
  line-height: 1.75;
  color: var(--brown);
  margin-bottom: 28px;
}

.testimonial-author {
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold);
}

.testimonial-dots {
  display: flex;
  justify-content: center;
  gap: 10px;
  margin-top: 36px;
}

.testimonial-dots .dot {
  width: 10px; height: 10px;
  border-radius: 50%;
  background: var(--beige);
  cursor: pointer;
  transition: all 0.3s var(--ease);
}
.testimonial-dots .dot.active {
  background: var(--gold);
  transform: scale(1.2);
}

.testimonial-cta {
  text-align: center;
  margin-top: 48px;
}

/* ===== CONTACT ===== */
.contact {
  padding: 120px 0;
  background: var(--white);
}

.contact-header { margin-bottom: 56px; }

.contact-options {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  max-width: 900px;
  margin: 0 auto;
}

.contact-option {
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  padding: 40px 24px;
  border: 1px solid var(--beige);
  border-radius: 4px;
  transition: all 0.4s var(--ease-out);
}
.contact-option:hover {
  border-color: var(--gold);
  transform: translateY(-6px);
  box-shadow: 0 16px 40px rgba(0,0,0,0.08);
}
.contact-option svg {
  color: var(--gold);
  margin-bottom: 16px;
  transition: transform 0.3s var(--ease);
}
.contact-option:hover svg { transform: scale(1.1); }
.contact-option h3 {
  font-family: var(--font-heading);
  font-size: 1.3rem;
  font-weight: 500;
  margin-bottom: 6px;
}
.contact-option p {
  font-size: 0.85rem;
  color: var(--brown-light);
}

.contact-address {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  margin-top: 48px;
  color: var(--brown-light);
}
.contact-address svg { color: var(--gold); flex-shrink: 0; }
.contact-address p { font-size: 0.9rem; }

/* ===== FOOTER ===== */
.site-footer {
  background: #111009;
  color: var(--beige);
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr auto;
  gap: 48px;
  padding: 72px 24px;
}

.footer-logo-img { height: 40px; width: auto; margin-bottom: 12px; }

.footer-tagline {
  font-size: 0.82rem;
  color: rgba(227,225,220,0.7);
  margin-bottom: 16px;
}

.footer-compliance-logos { display: flex; align-items: center; gap: 12px; }
.compliance-logo { height: 36px; width: auto; opacity: 0.7; }

.footer-social-col h4 {
  font-family: var(--font-heading);
  font-size: 1.1rem;
  font-weight: 500;
  color: var(--white);
  margin-bottom: 20px;
}

.footer-social-links {
  display: flex;
  gap: 16px;
}

.footer-social-links a {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 40px;
  height: 40px;
  border-radius: 50%;
  border: 1px solid rgba(227,225,220,0.4);
  color: rgba(227,225,220,0.8);
  transition: all 0.3s var(--ease);
}

.footer-social-links a:hover {
  color: var(--gold);
  border-color: var(--gold);
}

.footer-links h4,
.footer-contact-col h4 {
  font-family: var(--font-heading);
  font-size: 1.1rem;
  font-weight: 500;
  color: var(--white);
  margin-bottom: 20px;
}

.footer-links a {
  display: block;
  font-size: 0.82rem;
  margin-bottom: 12px;
  color: rgba(227,225,220,0.75);
}
.footer-links a:hover { color: var(--gold); }

.footer-contact-col p {
  font-size: 0.82rem;
  color: rgba(227,225,220,0.75);
  margin-bottom: 8px;
}

.footer-bottom {
  border-top: 1px solid rgba(227,225,220,0.14);
}
.footer-bottom .container {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: 20px 24px;
  text-align: center;
}
.footer-bottom p {
  font-size: 0.75rem;
  color: rgba(227,225,220,0.6);
}
.footer-credit {
  font-size: 0.7rem;
  color: rgba(227,225,220,0.45);
  margin-top: 8px;
}
.footer-credit a {
  color: rgba(227,225,220,0.45);
  text-decoration: none;
}
.footer-credit a:hover { color: var(--gold); }

.footer-legal { display: flex; gap: 24px; }
.footer-legal a {
  font-size: 0.75rem;
  color: rgba(227,225,220,0.4);
}
.footer-legal a:hover { color: var(--gold); }

/* ===== NEIGHBORHOOD PAGE ===== */
.nh-hero {
  position: relative;
  height: 50vh;
  min-height: 380px;
  display: flex;
  align-items: flex-end;
  justify-content: center;
  overflow: hidden;
}

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

.nh-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    180deg,
    rgba(20, 18, 17, 0.3) 0%,
    rgba(44, 42, 41, 0.75) 100%
  );
}

.nh-hero-content {
  position: relative;
  z-index: 1;
  text-align: center;
  padding: 0 24px 56px;
}

.nh-hero-content h1 {
  font-family: var(--font-heading);
  font-size: clamp(2.4rem, 5vw, 4rem);
  font-weight: 300;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 12px;
}

.nh-hero-content p {
  font-size: 1rem;
  font-weight: 300;
  color: rgba(227,225,220,0.85);
}

.nh-breadcrumb {
  position: absolute;
  top: 100px;
  left: 24px;
  z-index: 1;
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
}

.nh-breadcrumb a {
  color: rgba(255,255,255,0.6);
}
.nh-breadcrumb a:hover { color: var(--white); }
.nh-breadcrumb span { color: rgba(255,255,255,0.4); }
.nh-breadcrumb .current { color: var(--gold-light); }

/* Neighborhood Stats Bar */
.nh-stats {
  background: var(--brown-dark);
  padding: 0;
}

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

.nh-stat {
  padding: 36px 16px;
  border-right: 1px solid rgba(227,225,220,0.08);
}
.nh-stat:last-child { border-right: none; }

.nh-stat-value {
  font-family: var(--font-heading);
  font-size: clamp(1.6rem, 3vw, 2.2rem);
  font-weight: 400;
  color: var(--gold);
  line-height: 1.2;
  margin-bottom: 6px;
}

.nh-stat-label {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(227,225,220,0.5);
}

/* Neighborhood Overview */
.nh-overview {
  padding: 100px 0;
  background: var(--white);
}

.nh-overview-inner {
  max-width: 800px;
  margin: 0 auto;
}

.nh-overview .section-tag { text-align: center; }

.nh-overview h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  text-align: center;
  margin-bottom: 32px;
  line-height: 1.25;
}

.nh-overview p {
  font-size: 0.95rem;
  color: var(--brown-light);
  line-height: 1.85;
  margin-bottom: 20px;
  text-align: center;
}

.nh-overview-cta {
  text-align: center;
  margin-top: 40px;
}

/* Demographics */
.nh-demographics {
  padding: 100px 0;
  background: var(--white);
}

.nh-demo-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 48px;
  margin-top: 48px;
}

.demo-section h3 {
  font-family: var(--font-heading);
  font-size: 1.4rem;
  font-weight: 500;
  margin-bottom: 24px;
  padding-bottom: 12px;
  border-bottom: 2px solid var(--beige);
}

.demo-bar-group {
  margin-bottom: 20px;
}

.demo-bar-label {
  display: flex;
  justify-content: space-between;
  font-size: 0.82rem;
  font-weight: 500;
  margin-bottom: 8px;
  color: var(--brown);
}

.demo-bar {
  height: 8px;
  background: var(--beige);
  border-radius: 4px;
  overflow: hidden;
}

.demo-bar-fill {
  height: 100%;
  background: var(--gold);
  border-radius: 4px;
  transition: width 1s var(--ease-out);
}

/* Schools */
.nh-schools {
  padding: 100px 0;
  background: var(--beige-light);
}

.nh-schools-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 48px;
}

.school-card {
  background: var(--white);
  border-radius: 4px;
  padding: 32px 28px;
  box-shadow: 0 2px 12px rgba(0,0,0,0.04);
  transition: transform 0.4s var(--ease-out);
}
.school-card:hover { transform: translateY(-4px); }

.school-type {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 8px;
}

.school-card h3 {
  font-family: var(--font-heading);
  font-size: 1.2rem;
  font-weight: 500;
  margin-bottom: 8px;
}

.school-card p {
  font-size: 0.85rem;
  color: var(--brown-light);
  line-height: 1.6;
}

.school-rating {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  margin-top: 12px;
  padding: 6px 12px;
  background: var(--cream);
  border-radius: 20px;
  font-size: 0.78rem;
  font-weight: 600;
  color: var(--gold-dark);
}

/* Neighborhood CTA */
.nh-cta {
  padding: 100px 0;
  background: var(--brown);
  text-align: center;
}

.nh-cta h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  color: var(--white);
  margin-bottom: 16px;
  line-height: 1.25;
}

.nh-cta p {
  font-size: 0.95rem;
  color: rgba(227,225,220,0.7);
  line-height: 1.7;
  max-width: 560px;
  margin: 0 auto 36px;
}

.nh-cta-buttons {
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

/* Neighborhood Overview Variants */
.nh-overview h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  text-align: center;
  margin-bottom: 32px;
  line-height: 1.25;
}

.nh-overview-grid {
  max-width: 800px;
  margin: 0 auto;
}

.nh-overview-text p {
  font-size: 0.95rem;
  color: var(--brown-light);
  line-height: 1.85;
  margin-bottom: 20px;
  text-align: center;
}

.nh-overview-scores {
  display: flex;
  gap: 32px;
  justify-content: center;
  margin-top: 32px;
}

.nh-score {
  text-align: center;
}

.nh-score-value {
  display: block;
  font-family: var(--font-heading);
  font-size: 2rem;
  font-weight: 400;
  color: var(--gold);
  line-height: 1.2;
}

.nh-score-label {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--brown-light);
}

.nh-schools h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  text-align: center;
  margin-bottom: 16px;
  color: var(--brown);
  line-height: 1.2;
}

.nh-cta .btn + .btn {
  margin-left: 16px;
}

/* School Grid Aliases (variant class names from templates) */
.school-stars {
  color: var(--gold);
  font-size: 0.9rem;
  letter-spacing: 2px;
}

.school-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 48px;
}

.school-grades {
  display: block;
  font-size: 0.78rem;
  color: var(--brown-light);
  margin-bottom: 8px;
}

/* Neighborhood Page Responsive */
@media (max-width: 1024px) {
  .nh-schools-grid, .school-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 768px) {
  .nh-hero { min-height: 320px; }
  .nh-stats-grid { grid-template-columns: repeat(2, 1fr); }
  .nh-stat { border-bottom: 1px solid rgba(227,225,220,0.08); }
  .nh-overview, .nh-demographics, .nh-schools, .nh-cta { padding: 72px 0; }
  .nh-demo-grid { grid-template-columns: 1fr; }
  .nh-schools-grid, .school-grid { grid-template-columns: 1fr; }
  .nh-cta-buttons { flex-direction: column; align-items: center; }
}

@media (max-width: 480px) {
  .nh-stats-grid { grid-template-columns: 1fr 1fr; }
  .nh-breadcrumb { top: 80px; }
}

/* ===== AGENT PAGE ===== */
.agent-hero {
  position: relative;
  min-height: 520px;
  display: flex;
  align-items: center;
  background: var(--brown-dark);
  overflow: hidden;
  padding-top: 80px;
}

.agent-hero-overlay {
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 30% 50%, rgba(184,151,106,0.06) 0%, transparent 60%);
}

.agent-hero-inner {
  position: relative;
  display: grid;
  grid-template-columns: 340px 1fr;
  gap: 64px;
  align-items: center;
  padding: 60px 0;
}

.agent-hero-photo {
  width: 340px;
  height: 440px;
  object-fit: cover;
  object-position: top;
  border-radius: 4px;
  box-shadow: 0 20px 60px rgba(0,0,0,0.3);
}

.agent-hero-info h1 {
  font-family: var(--font-heading);
  font-size: clamp(2.2rem, 4vw, 3.4rem);
  font-weight: 400;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 8px;
}

.agent-hero-title {
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 24px;
}

.agent-hero-contact {
  display: flex;
  flex-direction: column;
  gap: 12px;
  margin-bottom: 32px;
}

.agent-hero-contact a {
  display: flex;
  align-items: center;
  gap: 10px;
  font-size: 0.9rem;
  color: rgba(227,225,220,0.75);
  transition: color 0.3s var(--ease);
}
.agent-hero-contact a:hover { color: var(--white); }
.agent-hero-contact svg { color: var(--gold); flex-shrink: 0; }

.agent-hero-license {
  font-size: 0.75rem;
  color: rgba(227,225,220,0.35);
  letter-spacing: 1px;
}

.agent-breadcrumb {
  position: absolute;
  top: 100px;
  left: 0;
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 1px;
  text-transform: uppercase;
}
.agent-breadcrumb a { color: rgba(255,255,255,0.6); }
.agent-breadcrumb a:hover { color: var(--white); }
.agent-breadcrumb span { color: rgba(255,255,255,0.4); }
.agent-breadcrumb .current { color: var(--gold-light); }

.agent-bio {
  padding: 100px 0;
  background: var(--white);
}

.agent-bio-inner {
  max-width: 760px;
  margin: 0 auto;
}

.agent-bio h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  color: var(--brown);
  margin-bottom: 28px;
  text-align: center;
}

.agent-bio p {
  font-size: 0.95rem;
  line-height: 1.85;
  color: var(--brown-light);
  margin-bottom: 20px;
}

.agent-achievements {
  padding: 100px 0;
  background: var(--cream);
}

.agent-achievements h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  color: var(--brown);
  text-align: center;
  margin-bottom: 48px;
}

.agent-achievements-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  max-width: 900px;
  margin: 0 auto;
}
.agent-achievements-grid.cols-2 { grid-template-columns: repeat(2, 1fr); max-width: 640px; }

.agent-achievement-card {
  background: var(--white);
  padding: 40px 28px;
  border-radius: 4px;
  text-align: center;
  border: 1px solid var(--beige);
  transition: all 0.4s var(--ease-out);
}
.agent-achievement-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(0,0,0,0.06);
  border-color: var(--gold);
}

.agent-achievement-card svg {
  color: var(--gold);
  margin-bottom: 16px;
}

.agent-achievement-card h3 {
  font-family: var(--font-heading);
  font-size: 1.15rem;
  font-weight: 500;
  color: var(--brown);
  margin-bottom: 8px;
}

.agent-achievement-card p {
  font-size: 0.85rem;
  color: var(--brown-light);
  line-height: 1.6;
}

.agent-specialties {
  padding: 100px 0;
  background: var(--beige-light);
}

.agent-specialties h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  color: var(--brown);
  text-align: center;
  margin-bottom: 48px;
}

.agent-specialties-list {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  justify-content: center;
  max-width: 700px;
  margin: 0 auto;
}

.agent-specialty-tag {
  padding: 12px 24px;
  background: var(--white);
  border: 1px solid var(--beige);
  border-radius: 4px;
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 1px;
  color: var(--brown);
  transition: all 0.3s var(--ease);
}
.agent-specialty-tag:hover {
  border-color: var(--gold);
  color: var(--gold-dark);
}

.agent-cta {
  padding: 100px 0;
  background: var(--brown);
  text-align: center;
}

.agent-cta h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3.5vw, 2.6rem);
  font-weight: 400;
  color: var(--white);
  margin-bottom: 16px;
}

.agent-cta p {
  font-size: 0.95rem;
  color: rgba(227,225,220,0.7);
  line-height: 1.7;
  max-width: 520px;
  margin: 0 auto 36px;
}

.agent-cta-buttons {
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

.agent-personal {
  padding: 80px 0;
  background: var(--cream);
}

.agent-personal-inner {
  max-width: 680px;
  margin: 0 auto;
  text-align: center;
}

.agent-personal h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.6rem, 2.5vw, 2rem);
  font-weight: 400;
  color: var(--brown);
  margin-bottom: 20px;
}

.agent-personal p {
  font-size: 0.95rem;
  line-height: 1.85;
  color: var(--brown-light);
}

/* Agent name rule */
.agent-name-rule {
  width: 36px;
  height: 2px;
  background: var(--gold);
  margin: 10px 0 18px;
}

/* Agent social links */
.agent-hero-social {
  display: flex;
  gap: 10px;
  margin-top: 24px;
  padding-top: 24px;
  border-top: 1px solid rgba(255,255,255,0.1);
}

.agent-social-link {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 38px;
  height: 38px;
  border-radius: 50%;
  border: 1px solid rgba(255,255,255,0.18);
  color: rgba(255,255,255,0.55);
  transition: all 0.3s var(--ease);
}

.agent-social-link:hover {
  border-color: var(--gold);
  color: var(--gold);
  background: rgba(184,151,106,0.1);
}

/* Agent stats strip */
.agent-stats {
  background: var(--brown-dark);
  border-top: 1px solid rgba(184,151,106,0.12);
}

.agent-stats-grid {
  display: grid;
  text-align: center;
}

.agent-stats-grid.cols-2 { grid-template-columns: repeat(2, 1fr); max-width: 600px; margin: 0 auto; }
.agent-stats-grid.cols-3 { grid-template-columns: repeat(3, 1fr); }

.agent-stat {
  padding: 44px 16px;
  border-right: 1px solid rgba(255,255,255,0.06);
}
.agent-stat:last-child { border-right: none; }

.agent-stat-value {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3vw, 2.4rem);
  font-weight: 400;
  color: var(--gold);
  line-height: 1.1;
  margin-bottom: 8px;
}

.agent-stat-label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: rgba(227,225,220,0.4);
}

@media (max-width: 768px) {
  .agent-hero { min-height: auto; padding-top: 80px; }
  .agent-hero-inner {
    grid-template-columns: 1fr;
    gap: 32px;
    text-align: center;
    padding: 40px 0;
  }
  .agent-hero-photo {
    width: 240px;
    height: 320px;
    margin: 0 auto;
  }
  .agent-hero-contact { align-items: center; }
  .agent-breadcrumb { top: 90px; }
  .agent-bio, .agent-achievements, .agent-specialties,
  .agent-cta, .agent-personal { padding: 72px 0; }
  .agent-achievements-grid { grid-template-columns: 1fr; }
  .agent-cta-buttons { flex-direction: column; align-items: center; }
  .agent-hero-social { justify-content: center; }
  .agent-name-rule { margin: 10px auto 18px; }
  .agent-stats-grid.cols-2,
  .agent-stats-grid.cols-3 { grid-template-columns: repeat(2, 1fr); max-width: 100%; }
  .agent-stat { border-bottom: 1px solid rgba(255,255,255,0.06); }
  .agent-stats-grid.cols-3 .agent-stat:last-child { grid-column: span 2; border-right: none; border-bottom: none; }
}

/* ===== FLOATING CTA ===== */
.floating-cta {
  position: fixed;
  bottom: 28px; right: 28px;
  width: 56px; height: 56px;
  background: var(--gold);
  color: var(--white);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  box-shadow: 0 4px 20px rgba(184,151,106,0.4);
  z-index: 900;
  transition: all 0.3s var(--ease);
  opacity: 0;
  transform: translateY(20px);
}
.floating-cta.visible {
  opacity: 1;
  transform: translateY(0);
}
.floating-cta:hover {
  background: var(--gold-dark);
  transform: scale(1.1);
  box-shadow: 0 6px 28px rgba(184,151,106,0.5);
}

/* ===== RESPONSIVE ===== */
@media (max-width: 1024px) {
  .main-nav { display: none; }
  .hamburger { display: flex; }

  .services-grid { grid-template-columns: 1fr; gap: 24px; }
  .about-grid { grid-template-columns: 1fr; gap: 48px; }
  .about-image img { height: 400px; }

  .neighborhoods-grid { grid-template-columns: repeat(3, 1fr); }
  .neighborhood-wide { grid-column: span 3; }

  .contact-options { grid-template-columns: repeat(2, 1fr); }

  .footer-grid { grid-template-columns: 1fr 1fr; gap: 36px; }
}

@media (max-width: 768px) {
  .hero h1 { font-size: 2.4rem; }
  .hero-sub { font-size: 0.9rem; }
  .hero-ctas { flex-direction: column; align-items: center; }
  .hero-ctas .btn { width: 280px; }

  .services, .about, .team, .neighborhoods,
  .valuation, .testimonials, .contact { padding: 80px 0; }
  .neighborhoods-grid { grid-template-columns: repeat(2, 1fr); }
  .neighborhood-wide { grid-column: span 2; }

  .contact-options { grid-template-columns: 1fr 1fr; }

  .footer-grid { grid-template-columns: 1fr; gap: 28px; }
  .footer-bottom .container {
    flex-direction: column;
    gap: 12px; text-align: center;
  }

  .contact-options { grid-template-columns: 1fr; }
  .about-ctas { flex-direction: column; align-items: flex-start; }
}

@media (max-width: 480px) {
  .header-inner { height: 68px; }
  .phone-btn span { display: none; }

  .neighborhoods-grid { grid-template-columns: 1fr; }
  .neighborhood-wide { grid-column: span 1; }

  .mobile-menu { width: 100%; padding: 36px 28px; }
  .team-card { flex: 0 0 140px; }
  .team-photo { width: 140px; height: 175px; }
}

/* ===== AGENT BIO SPLIT ===== */
.agent-bio-split {
  display: grid;
  grid-template-columns: 400px 1fr;
  gap: 80px;
  align-items: start;
}

.agent-bio-photo {
  position: sticky;
  top: 120px;
  width: 100%;
  height: 560px;
  object-fit: cover;
  object-position: top center;
  border-radius: 4px;
  box-shadow: 0 24px 64px rgba(0,0,0,0.12);
}

.agent-bio-text .section-tag { text-align: left; }
.agent-bio-text h2 { text-align: left; }

/* ===== AGENT FEATURED HOMES ===== */
.agent-featured {
  padding: 100px 0;
  background: var(--brown-dark);
}

.agent-featured-header {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  margin-bottom: 56px;
}

.agent-featured-header h2 {
  font-family: var(--font-heading);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  color: var(--white);
}

.agent-featured-link {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--gold);
  border-bottom: 1px solid rgba(184,151,106,0.4);
  padding-bottom: 3px;
  transition: all 0.3s var(--ease);
  white-space: nowrap;
}
.agent-featured-link:hover { color: var(--gold-light); border-color: var(--gold-light); }

.agent-featured-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
}

.agent-area-card {
  position: relative;
  overflow: hidden;
  aspect-ratio: 3/4;
  cursor: pointer;
}

.agent-area-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.7s var(--ease-out);
}

.agent-area-card:hover img { transform: scale(1.06); }

.agent-area-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(28,25,22,0.85) 0%, rgba(28,25,22,0.1) 60%, transparent 100%);
  transition: background 0.4s var(--ease);
}

.agent-area-card:hover .agent-area-overlay {
  background: linear-gradient(to top, rgba(28,25,22,0.9) 0%, rgba(28,25,22,0.3) 60%, transparent 100%);
}

.agent-area-info {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 28px 24px;
}

.agent-area-name {
  font-family: var(--font-heading);
  font-size: 1.4rem;
  font-weight: 400;
  color: var(--white);
  margin-bottom: 4px;
}

.agent-area-sub {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--gold-light);
}

.agent-featured-cta {
  text-align: center;
  margin-top: 56px;
}

@media (max-width: 900px) {
  .agent-bio-split { grid-template-columns: 1fr; gap: 40px; }
  .agent-bio-photo { position: static; height: 400px; max-width: 380px; }
  .agent-featured-grid { grid-template-columns: repeat(2, 1fr); }
  .agent-featured-header { flex-direction: column; align-items: flex-start; gap: 16px; }
}

@media (max-width: 600px) {
  .agent-featured-grid { grid-template-columns: 1fr; }
}