:root {
  --navy-900: #0b1730;
  --navy-800: #101f3c;
  --navy-700: #1a2f55;
  --gold: #c8a24a;
  --gold-soft: #f3e9d2;
  --bg: #ffffff;
  --bg-soft: #f5f7fa;
  --text: #101f3c;
  --muted: #5b6b85;
  --line: #e6ebf2;
  --radius: 18px;
  --shadow: 0 18px 45px -18px rgba(11, 23, 48, 0.25);
  --font-display: "Sora", system-ui, sans-serif;
  --font-body: "Inter", system-ui, sans-serif;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--font-body);
  color: var(--text);
  background: var(--bg);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
.container { width: min(1140px, 92%); margin: 0 auto; }

/* ---------- type ---------- */
h1, h2, h3 { font-family: var(--font-display); line-height: 1.12; letter-spacing: -0.02em; }
h1 { font-size: clamp(2.6rem, 6vw, 4.6rem); font-weight: 800; }
h2 { font-size: clamp(1.8rem, 3.6vw, 2.7rem); font-weight: 700; }
.eyebrow {
  font-size: 0.78rem; font-weight: 700; letter-spacing: 0.18em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 0.9rem;
}

/* ---------- buttons ---------- */
.btn {
  display: inline-block; padding: 0.85rem 1.7rem; border-radius: 999px;
  font-weight: 600; font-size: 0.95rem; text-decoration: none;
  transition: transform 0.18s ease, box-shadow 0.18s ease, background 0.18s ease;
  border: none; cursor: pointer;
}
.btn:hover { transform: translateY(-2px); }
.btn-primary { background: var(--navy-800); color: #fff; }
.btn-primary:hover { background: var(--navy-700); }
.btn-accent { background: var(--gold); color: var(--navy-900); box-shadow: 0 10px 24px -10px rgba(200, 162, 74, 0.7); }
.btn-ghost { border: 1.5px solid rgba(255, 255, 255, 0.55); color: #fff; }
.btn-ghost:hover { border-color: #fff; background: rgba(255, 255, 255, 0.08); }
.btn-sm { padding: 0.6rem 1.25rem; font-size: 0.85rem; }

/* ---------- nav ---------- */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 50;
  background: rgba(255, 255, 255, 0.86);
  backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--line);
}
.nav-inner {
  width: min(1140px, 92%); margin: 0 auto;
  display: flex; align-items: center; gap: 2rem; padding: 0.7rem 0;
}
.brand { display: flex; align-items: center; gap: 0.7rem; text-decoration: none; }
.brand img { height: 42px; width: auto; border-radius: 8px; }
.brand-text { font-family: var(--font-display); font-weight: 700; font-size: 1.02rem; letter-spacing: -0.01em; }
.nav-links { display: flex; gap: 1.6rem; margin-left: auto; }
.nav-links a { text-decoration: none; font-weight: 500; font-size: 0.93rem; color: var(--muted); }
.nav-links a:hover { color: var(--text); }
.nav-toggle { display: none; background: none; border: none; cursor: pointer; margin-left: auto; }
.nav-toggle span { display: block; width: 22px; height: 2px; background: var(--text); margin: 5px 0; border-radius: 2px; }

/* ---------- hero ---------- */
.hero {
  position: relative; color: #fff; overflow: hidden;
  padding: 9.5rem 0 5.5rem;
  background: linear-gradient(135deg, var(--navy-900) 0%, var(--navy-700) 60%, #274069 100%);
}
.hero-bg {
  position: absolute; inset: 0; opacity: 0.5; pointer-events: none;
  background:
    radial-gradient(700px 340px at 85% 15%, rgba(200, 162, 74, 0.28), transparent 60%),
    radial-gradient(560px 300px at 8% 90%, rgba(90, 140, 220, 0.18), transparent 60%);
}
.hero-inner { position: relative; }
.hero .eyebrow { color: var(--gold); }
.hero-sub { max-width: 560px; margin: 1.2rem 0 2rem; color: rgba(255, 255, 255, 0.78); font-size: 1.08rem; }
.hero-cta { display: flex; gap: 0.9rem; flex-wrap: wrap; }
.hero-meta {
  display: grid; grid-template-columns: repeat(3, minmax(0, 220px));
  gap: 1rem; margin-top: 3.2rem;
}
.hero-meta div {
  border-top: 1px solid rgba(255, 255, 255, 0.22); padding-top: 0.9rem;
}
.hero-meta strong { display: block; font-family: var(--font-display); font-size: 1.02rem; }
.hero-meta span { color: rgba(255, 255, 255, 0.62); font-size: 0.88rem; }

/* ---------- sections ---------- */
.section { padding: 5.5rem 0; }
.section-head { margin-bottom: 2.2rem; }
.section-head h2 { margin-bottom: 0.5rem; }
.section-head p { color: var(--muted); }

/* ---------- listings ---------- */
.listings { background: var(--bg-soft); }
.tabs {
  display: inline-flex; background: #fff; border: 1px solid var(--line);
  border-radius: 999px; padding: 0.3rem; margin-bottom: 2rem;
  box-shadow: 0 6px 18px -10px rgba(11, 23, 48, 0.18);
}
.tab {
  border: none; background: none; cursor: pointer;
  font-family: var(--font-display); font-weight: 600; font-size: 0.92rem;
  padding: 0.65rem 1.6rem; border-radius: 999px; color: var(--muted);
  transition: background 0.18s ease, color 0.18s ease;
}
.tab.active { background: var(--navy-800); color: #fff; }
.cards {
  display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: 1.6rem;
}
.card {
  background: #fff; border-radius: var(--radius); overflow: hidden;
  box-shadow: var(--shadow); cursor: pointer;
  transition: transform 0.22s ease, box-shadow 0.22s ease;
  opacity: 0; transform: translateY(14px);
}
.card.visible { opacity: 1; transform: none; }
.card:hover { transform: translateY(-6px); box-shadow: 0 26px 55px -20px rgba(11, 23, 48, 0.35); }
.card-photo { position: relative; aspect-ratio: 16 / 10; background: var(--navy-800); overflow: hidden; }
.card-photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.4s ease; }
.card:hover .card-photo img { transform: scale(1.05); }
.card-photo .placeholder {
  width: 100%; height: 100%; display: flex; align-items: center; justify-content: center;
  background: linear-gradient(135deg, var(--navy-800), var(--navy-700));
  color: rgba(255, 255, 255, 0.5); font-family: var(--font-display); font-size: 2rem; font-weight: 700;
}
.card-price {
  position: absolute; left: 0.9rem; bottom: 0.9rem;
  background: rgba(11, 23, 48, 0.88); color: #fff;
  font-family: var(--font-display); font-weight: 700; font-size: 1.05rem;
  padding: 0.4rem 0.9rem; border-radius: 999px; backdrop-filter: blur(6px);
}
.card-body { padding: 1.2rem 1.3rem 1.35rem; }
.card-title { font-size: 1.02rem; font-weight: 700; margin-bottom: 0.25rem; }
.card-addr { color: var(--muted); font-size: 0.9rem; margin-bottom: 0.8rem; }
.card-specs { display: flex; gap: 1rem; flex-wrap: wrap; font-size: 0.85rem; color: var(--muted); }
.card-specs b { color: var(--text); font-weight: 600; }
.listings-state { margin-top: 1.5rem; color: var(--muted); font-size: 0.92rem; }
.listings-state .notice {
  background: #fff; border: 1px dashed var(--line); border-radius: var(--radius);
  padding: 2.2rem; text-align: center;
}

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 3rem; align-items: start; }
.about-grid p { color: var(--muted); margin-top: 1rem; }
.founder-card {
  background: var(--navy-800); color: #fff; border-radius: 24px;
  padding: 2.4rem; box-shadow: var(--shadow); position: relative; overflow: hidden;
}
.founder-card::before {
  content: "“"; position: absolute; top: 0.4rem; left: 1.4rem;
  font-family: var(--font-display); font-size: 5rem; color: var(--gold); opacity: 0.5;
}
.founder-card p { font-size: 1.06rem; line-height: 1.7; color: rgba(255, 255, 255, 0.88); position: relative; }
.founder-card footer { margin-top: 1.4rem; }
.founder-card footer strong { font-family: var(--font-display); display: block; }
.founder-card footer span { color: rgba(255, 255, 255, 0.6); font-size: 0.88rem; }

/* ---------- services ---------- */
.services { background: var(--bg-soft); }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.6rem; }
.service-card {
  background: #fff; border-radius: var(--radius); padding: 2rem; box-shadow: var(--shadow);
  transition: transform 0.22s ease;
}
.service-card:hover { transform: translateY(-6px); }
.service-icon {
  width: 52px; height: 52px; border-radius: 16px; margin-bottom: 1.2rem;
  background: var(--gold-soft); color: var(--gold);
  display: flex; align-items: center; justify-content: center;
  font-size: 1.5rem; font-weight: 700;
}
.service-card h3 { margin-bottom: 0.6rem; }
.service-card p { color: var(--muted); font-size: 0.94rem; margin-bottom: 1rem; }
.service-card a { color: var(--navy-800); font-weight: 600; text-decoration: none; font-size: 0.92rem; }
.service-card a:hover { color: var(--gold); }

/* ---------- contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 3.5rem; align-items: start; }
.contact-list { list-style: none; margin-top: 1.8rem; display: grid; gap: 1.1rem; }
.contact-list li { display: grid; grid-template-columns: 90px 1fr; gap: 0.6rem; }
.contact-list strong { color: var(--muted); font-weight: 600; font-size: 0.9rem; }
.contact-list a { color: var(--navy-800); font-weight: 600; text-decoration: none; }
.contact-list a:hover { text-decoration: underline; }
.contact-form {
  background: var(--bg-soft); border-radius: 24px; padding: 2.2rem;
  display: grid; gap: 1.1rem;
}
.contact-form label { display: grid; gap: 0.45rem; font-weight: 600; font-size: 0.9rem; }
.contact-form input, .contact-form textarea {
  border: 1px solid var(--line); border-radius: 12px; padding: 0.85rem 1rem;
  font-family: var(--font-body); font-size: 0.95rem; background: #fff; width: 100%;
}
.contact-form input:focus, .contact-form textarea:focus { outline: 2px solid var(--gold); border-color: var(--gold); }
.form-note { font-size: 0.82rem; color: var(--muted); }

/* ---------- footer ---------- */
.footer { background: var(--navy-900); color: rgba(255, 255, 255, 0.7); padding: 2.6rem 0; }
.footer-inner { display: flex; justify-content: space-between; align-items: center; gap: 1.5rem; flex-wrap: wrap; }
.footer-brand { display: flex; align-items: center; gap: 1rem; }
.footer-brand img { height: 40px; width: 40px; object-fit: cover; border-radius: 10px; }
.footer-brand p { font-size: 0.88rem; }
.fair-housing { font-size: 0.8rem; max-width: 420px; }

/* ---------- modal ---------- */
.modal-backdrop {
  position: fixed; inset: 0; z-index: 100; background: rgba(11, 23, 48, 0.6);
  backdrop-filter: blur(6px); display: flex; align-items: center; justify-content: center;
  padding: 1.2rem;
}
.modal-backdrop[hidden] { display: none; }
.modal {
  background: #fff; border-radius: 24px; max-width: 860px; width: 100%;
  max-height: 88vh; overflow: auto; position: relative; box-shadow: var(--shadow);
}
.modal-close {
  position: absolute; top: 1rem; right: 1rem; z-index: 2;
  width: 38px; height: 38px; border-radius: 50%; border: none; cursor: pointer;
  background: rgba(11, 23, 48, 0.75); color: #fff; font-size: 1rem;
}
.modal-gallery-main { aspect-ratio: 16 / 9; background: var(--navy-800); }
.modal-gallery-main img { width: 100%; height: 100%; object-fit: cover; }
.modal-thumbs { display: flex; gap: 0.5rem; padding: 0.8rem 1.4rem 0; overflow-x: auto; }
.modal-thumbs img {
  width: 76px; height: 54px; object-fit: cover; border-radius: 8px; cursor: pointer;
  opacity: 0.65; border: 2px solid transparent;
}
.modal-thumbs img.active { opacity: 1; border-color: var(--gold); }
.modal-body { padding: 1.6rem 1.8rem 2rem; }
.modal-body h3 { font-size: 1.5rem; margin-bottom: 0.3rem; }
.modal-price { font-family: var(--font-display); font-weight: 800; font-size: 1.6rem; color: var(--navy-800); margin: 0.6rem 0 1.2rem; }
.modal-specs { display: grid; grid-template-columns: repeat(auto-fill, minmax(180px, 1fr)); gap: 0.7rem 1.4rem; margin-bottom: 1.4rem; }
.modal-specs div { font-size: 0.9rem; }
.modal-specs dt { color: var(--muted); font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.08em; }
.modal-specs dd { font-weight: 600; }
.modal-desc { color: var(--muted); font-size: 0.94rem; margin-bottom: 1.6rem; white-space: pre-line; }

/* ---------- divisions (hero) ---------- */
.divisions {
  display: grid; grid-template-columns: repeat(2, minmax(0, 340px));
  gap: 1rem; margin-top: 3rem;
}
.div-card {
  display: flex; align-items: center; gap: 1.1rem;
  background: #fff; border-radius: var(--radius);
  padding: 1rem 1.3rem; text-decoration: none;
  box-shadow: var(--shadow);
  transition: transform 0.22s ease;
}
.div-card:hover { transform: translateY(-4px); }
.div-card img { height: 58px; width: auto; border-radius: 8px; }
.div-card strong { display: block; font-family: var(--font-display); font-size: 1.05rem; color: var(--text); }
.div-card span { font-size: 0.85rem; color: var(--muted); }
.div-card-dark { background: rgba(255, 255, 255, 0.07); border: 1px solid rgba(255, 255, 255, 0.16); box-shadow: none; }
.div-card-dark strong { color: #fff; }
.div-card-dark span { color: rgba(255, 255, 255, 0.65); }

/* ---------- status badges ---------- */
.status-badge {
  position: absolute; top: 0.9rem; right: 0.9rem;
  font-size: 0.72rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase;
  padding: 0.32rem 0.75rem; border-radius: 999px;
  background: rgba(11, 23, 48, 0.85); color: #fff; backdrop-filter: blur(6px);
}
.status-badge.active { background: rgba(22, 120, 70, 0.92); }
.status-badge.pending { background: rgba(180, 120, 20, 0.94); }
.status-badge.sold { background: rgba(120, 30, 30, 0.9); }
.modal-status {
  display: inline-block; margin-bottom: 0.4rem;
  font-size: 0.75rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase;
  padding: 0.3rem 0.8rem; border-radius: 999px; background: var(--bg-soft); color: var(--muted);
}
.modal-status.active { background: #e5f4ea; color: #167046; }
.modal-status.pending { background: #faf0d8; color: #9a6b12; }
.modal-status.sold { background: #f6e3e3; color: #962222; }
.modal-summary { font-size: 1rem; color: var(--text); margin-bottom: 1.2rem; }

/* ---------- team ---------- */
.team { background: #fff; }
.team-group-title {
  font-size: 1.25rem; margin: 2.6rem 0 1.4rem;
  display: flex; align-items: center; gap: 0.8rem;
}
.team-group-title::after { content: ""; flex: 1; height: 1px; background: var(--line); }
.team-group-title:first-of-type { margin-top: 0; }
.team-grid {
  display: grid; grid-template-columns: repeat(auto-fill, minmax(200px, 1fr));
  gap: 1.4rem;
}
.team-card {
  background: var(--bg-soft); border-radius: var(--radius);
  padding: 1.4rem 1.2rem; text-align: center;
  transition: transform 0.22s ease, box-shadow 0.22s ease;
}
.team-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.team-card img {
  width: 104px; height: 104px; object-fit: cover; border-radius: 50%;
  margin: 0 auto 0.9rem; border: 3px solid #fff; box-shadow: 0 8px 20px -8px rgba(11, 23, 48, 0.3);
  background: var(--line);
}
.team-card h4 { font-family: var(--font-display); font-size: 1rem; margin-bottom: 0.15rem; }
.team-role { font-size: 0.8rem; color: var(--gold); font-weight: 600; margin-bottom: 0.5rem; }
.team-card .team-phone, .team-card .team-email {
  display: block; font-size: 0.82rem; color: var(--muted); text-decoration: none;
}
.team-card a.team-phone:hover, .team-card a.team-email:hover { color: var(--navy-800); }
.team-card .team-email { word-break: break-all; }

/* ---------- services: division label ---------- */
.service-div {
  font-size: 0.78rem; font-weight: 700; letter-spacing: 0.1em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 0.5rem !important;
}

/* ---------- footer ---------- */
.footer-brand img.footer-logo-light { height: 44px; width: auto; border-radius: 8px; }
.footer-brand img.footer-logo-dark { height: 56px; width: auto; }
.footer-legal { font-size: 0.82rem; color: rgba(255, 255, 255, 0.85); font-weight: 600; }
.footer-social { display: flex; gap: 0.7rem; }
.social-icon {
  width: 40px; height: 40px; border-radius: 50%;
  border: 1.5px solid rgba(255, 255, 255, 0.3);
  display: flex; align-items: center; justify-content: center;
  color: rgba(255, 255, 255, 0.75); text-decoration: none;
  transition: border-color 0.18s ease, color 0.18s ease, transform 0.18s ease;
}
.social-icon:hover { border-color: var(--gold); color: var(--gold); transform: translateY(-2px); }
.social-icon svg { width: 20px; height: 20px; }
.reveal { opacity: 0; transform: translateY(22px); transition: opacity 0.6s ease, transform 0.6s ease; }
.reveal.visible { opacity: 1; transform: none; }

/* ---------- responsive ---------- */
@media (max-width: 900px) {
  .about-grid, .contact-grid { grid-template-columns: 1fr; }
  .service-grid { grid-template-columns: 1fr; }
  .hero-meta { grid-template-columns: 1fr 1fr; }
  .divisions { grid-template-columns: 1fr; }
}
@media (max-width: 720px) {
  .nav-links, .nav .btn-sm { display: none; }
  .nav-toggle { display: block; }
  .nav-links.open {
    display: flex; position: absolute; top: 100%; left: 0; right: 0;
    background: #fff; flex-direction: column; padding: 1rem 4%; gap: 0.4rem;
    border-bottom: 1px solid var(--line);
  }
  .nav-links.open a { padding: 0.7rem 0; border-bottom: 1px solid var(--line); }
  .section { padding: 4rem 0; }
}

/* ---------- network ---------- */
.network { margin-top: 4rem; }
.network h3 { font-size: 1.35rem; margin-bottom: 1.4rem; }
.network-list {
  list-style: none; display: grid;
  grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); gap: 1.2rem;
}
.network-list li {
  background: var(--bg-soft); border-radius: var(--radius); padding: 1.4rem 1.3rem;
  transition: transform 0.22s ease, box-shadow 0.22s ease;
}
.network-list li:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.network-list strong { font-family: var(--font-display); display: block; margin-bottom: 0.35rem; }
.network-list a {
  display: block; font-weight: 600; color: var(--navy-800);
  text-decoration: none; font-size: 0.92rem; margin-bottom: 0.3rem;
}
.network-list a:hover { text-decoration: underline; }
.network-list span { font-size: 0.85rem; color: var(--muted); line-height: 1.55; }

/* ---------- brand: metro logo badge ---------- */
.brand-metro {
  display: inline-flex; align-items: center;
  background: linear-gradient(135deg, var(--navy-900), var(--navy-700));
  border-radius: 10px; padding: 3px 9px; margin-left: 0.15rem;
}
.brand-metro img { height: 36px; width: auto; }
@media (max-width: 720px) {
  .brand-text { font-size: 0.9rem; }
  .brand img { height: 34px; }
  .brand-metro { padding: 2px 7px; border-radius: 8px; }
  .brand-metro img { height: 27px; }
}

/* ---------- sub pages ---------- */
.page-hero {
  position: relative; overflow: hidden;
  padding: 8.5rem 0 4.5rem; background: var(--bg-soft); text-align: center;
}
.page-hero-dark {
  background: linear-gradient(135deg, var(--navy-900) 0%, var(--navy-700) 60%, #274069 100%);
  color: #fff;
}
.page-logo { height: 88px; width: auto; margin: 0 auto 1.4rem; border-radius: 14px; }
.page-hero .eyebrow { margin-bottom: 0.7rem; }
.page-sub { max-width: 640px; margin: 1.1rem auto 0; color: var(--muted); font-size: 1.05rem; }
.page-hero-dark .page-sub { color: rgba(255, 255, 255, 0.75); }
.page-hero-dark .hero-cta { justify-content: center; }

/* ---------- MLS search ---------- */
.search-section { background: var(--navy-800); color: #fff; }
.search-section .eyebrow { color: var(--gold); }
.search-note { color: rgba(255, 255, 255, 0.7); margin: 0.6rem 0 2rem; }
.search-form {
  display: grid; grid-template-columns: repeat(auto-fit, minmax(150px, 1fr));
  gap: 1rem; align-items: end;
  background: rgba(255, 255, 255, 0.06);
  border: 1px solid rgba(255, 255, 255, 0.14);
  border-radius: 20px; padding: 1.8rem; margin-bottom: 1.4rem;
}
.search-form label { display: grid; gap: 0.45rem; font-weight: 600; font-size: 0.85rem; color: rgba(255,255,255,0.85); }
.search-form select, .search-form input {
  border: 1px solid rgba(255, 255, 255, 0.2); border-radius: 12px;
  padding: 0.8rem 1rem; font-family: var(--font-body); font-size: 0.95rem;
  background: #fff; color: var(--text); width: 100%;
}
.search-form .btn { white-space: nowrap; }
.search-alt { color: rgba(255, 255, 255, 0.7); font-size: 0.92rem; }
.search-alt a { color: var(--gold); font-weight: 600; text-decoration: none; }
.search-alt a:hover { text-decoration: underline; }

/* ---------- commercial CTA band ---------- */
.listings-cta { background: var(--bg-soft); }
.listings-cta-inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: 2rem; flex-wrap: wrap;
}
.listings-cta-inner p { color: var(--muted); margin-top: 0.6rem; max-width: 520px; }
.btn-lg { padding: 1rem 2.2rem; font-size: 1.02rem; }
.service-grid-4 { grid-template-columns: repeat(4, 1fr); }

/* ---------- team initials fallback ---------- */
.team-initials {
  width: 104px; height: 104px; border-radius: 50%;
  margin: 0 auto 0.9rem; border: 3px solid #fff;
  background: linear-gradient(135deg, var(--navy-800), var(--navy-700));
  color: #fff; font-family: var(--font-display); font-weight: 700; font-size: 1.7rem;
  display: flex; align-items: center; justify-content: center;
  box-shadow: 0 8px 20px -8px rgba(11, 23, 48, 0.3);
}

@media (max-width: 900px) {
  .service-grid-4 { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 640px) {
  .service-grid-4 { grid-template-columns: 1fr; }
  .page-logo { height: 68px; }
}