/* =========================================================
   Jessica Feingold — The Agency Florida
   Round 2 — rebuilt to Jessica's Round 1 feedback
   ========================================================= */

:root{
  --black:#0E0E0E;
  --black-2:#080808;
  --gold:#C9A84C;
  --gold-light:#DFC06A;
  --white:#FFFFFF;
  --off-white:#F8F6F1;
  --nav-h:96px;
}

*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;font-size:16px}
body{
  background:var(--black);color:var(--white);
  font-family:'Lato',sans-serif;font-weight:300;
  overflow-x:hidden;-webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}

/* Justified body copy (Jessica's request 5) — hyphenation on so
   phones don't get river gaps. Headings/labels/buttons stay ragged. */
.body-text,.test-text,.lst-hero-intro,.legal-notes p{
  text-align:justify;
  hyphens:auto;-webkit-hyphens:auto;-ms-hyphens:auto;
}

.skip-link{position:absolute;left:-9999px;top:0;z-index:2000;background:var(--gold);color:var(--black);padding:12px 20px;font-weight:700;text-decoration:none}
.skip-link:focus{left:0}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}

/* ---------- NAV ---------- */
nav{
  position:fixed;top:0;left:0;right:0;height:var(--nav-h);
  background:rgba(14,14,14,0.97);
  display:flex;align-items:center;justify-content:space-between;
  padding:0 clamp(60px,8vw,150px);
  z-index:1000;border-bottom:1px solid rgba(201,168,76,0.15);
}
nav::before{content:'';position:absolute;inset:0;z-index:-1;backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px)}
.nav-logo-link{display:flex;align-items:center;flex-shrink:0;text-decoration:none}
.nav-logo-img{height:80px;width:auto;object-fit:contain;-webkit-user-drag:none;user-drag:none;pointer-events:none}
.nav-links{display:flex;gap:32px;list-style:none;align-items:center}
.nav-links a{color:rgba(255,255,255,0.72);text-decoration:none;font-size:12px;letter-spacing:0.13em;text-transform:uppercase;transition:color .2s}
.nav-links a:hover,.nav-links a:focus-visible{color:var(--gold)}
.nav-cta{background:var(--gold)!important;color:var(--black)!important;padding:11px 26px!important;font-weight:700!important;letter-spacing:0.09em!important}
.nav-cta:hover{background:var(--gold-light)!important}
.nav-toggle{display:none}
.nav-burger{display:none;flex-direction:column;gap:5px;cursor:pointer;width:28px;z-index:1001}
.nav-burger span{display:block;height:2px;background:var(--gold);width:100%;transition:transform .25s,opacity .25s}

/* ---------- BUTTONS ---------- */
.btn-gold,.btn-outline,.btn-dark{
  font-family:'Lato',sans-serif;font-size:12px;letter-spacing:0.12em;
  text-transform:uppercase;text-decoration:none;cursor:pointer;
  display:inline-block;transition:background .2s,border-color .2s,transform .15s,color .2s;
}
.btn-gold{background:var(--gold);color:var(--black);padding:15px 34px;font-weight:700;border:none}
.btn-gold:hover{background:var(--gold-light);transform:translateY(-1px)}
.btn-outline{background:transparent;color:var(--white);padding:15px 34px;font-weight:400;border:1px solid rgba(255,255,255,0.38)}
.btn-outline:hover{border-color:var(--white)}
.btn-outline--dark{color:var(--black);border-color:rgba(14,14,14,0.35)}
.btn-outline--dark:hover{border-color:var(--black)}
.btn-dark{background:var(--black);color:var(--gold);padding:14px 28px;font-weight:700;border:none;white-space:nowrap}
.btn-dark:hover{opacity:.85}

/* ---------- SHARED HEADINGS ---------- */
.section-label{font-size:11px;letter-spacing:0.26em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;font-weight:700}
.section-title,.sec-title{font-family:'Playfair Display',serif;font-size:clamp(32px,3.8vw,52px);font-weight:700;line-height:1.12;color:var(--white)}
.section-title{color:var(--black);margin-bottom:24px}
.sec-title--dark{color:var(--black)}
.sec-header{text-align:center;margin-bottom:48px}
.gold-rule{width:56px;height:2px;background:var(--gold);margin-bottom:28px}

/* ---------- 1. HERO ---------- */
#home{
  position:relative;min-height:100svh;min-height:100vh;
  display:flex;align-items:center;
  padding:calc(var(--nav-h) + 56px) clamp(60px,8vw,150px) 72px;
  background:var(--black);overflow:hidden;
}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-pic{position:absolute;inset:0;display:block}
.hero-img{width:100%;height:100%;object-fit:cover;object-position:center 42%;display:block}
.hero-scrim{
  position:absolute;inset:0;
  background:
    linear-gradient(to right,rgba(10,10,12,0.93) 0%,rgba(10,10,12,0.80) 32%,rgba(10,10,12,0.45) 58%,rgba(10,10,12,0.30) 100%),
    linear-gradient(to top,rgba(10,10,12,0.88) 0%,rgba(10,10,12,0.25) 42%,rgba(10,10,12,0.45) 100%);
}
.hero-inner{position:relative;z-index:2;max-width:760px}
.hero-eyebrow{font-size:clamp(9.5px,0.85vw,11px);letter-spacing:0.22em;text-transform:uppercase;color:var(--gold);margin-bottom:24px}
.hero-title{
  font-family:'Playfair Display',serif;
  font-size:clamp(42px,5.4vw,80px);font-weight:700;line-height:1.05;
  color:var(--white);margin-bottom:22px;
}
.hero-title em{font-style:italic;color:var(--gold)}
.hero-sub{font-size:clamp(14px,1.2vw,17px);font-weight:300;color:rgba(255,255,255,0.72);line-height:1.8;max-width:540px;margin-bottom:34px}

/* "I'm looking to" selector (Jessica's request 6) */
.chooser{margin-bottom:32px}
.chooser-label{display:block;font-size:10.5px;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.5);margin-bottom:12px;font-weight:700}
.chooser-opts{display:flex;flex-wrap:wrap;gap:10px}
.chooser-btn{
  font-family:'Playfair Display',serif;font-size:18px;font-weight:700;
  color:var(--white);text-decoration:none;
  padding:12px 26px;border:1px solid rgba(201,168,76,0.4);
  background:rgba(14,14,14,0.5);
  transition:background .25s,color .25s,border-color .25s;
}
.chooser-btn:hover,.chooser-btn:focus-visible{background:var(--gold);color:var(--black);border-color:var(--gold)}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap}

/* ---------- 2. STATS ---------- */
#stats{background:var(--black-2);border-top:1px solid rgba(201,168,76,0.14);border-bottom:1px solid rgba(201,168,76,0.14);padding:44px clamp(60px,8vw,150px)}
.stats-inner{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;max-width:1280px;margin:0 auto}
.stat{display:flex;flex-direction:column;gap:7px}
.stat-num{font-family:'Playfair Display',serif;font-size:clamp(26px,2.6vw,36px);font-weight:700;color:var(--gold);line-height:1}
.stat-num .plus{font-size:.7em;vertical-align:super}
.stat-label{font-size:10.5px;letter-spacing:0.14em;text-transform:uppercase;color:rgba(255,255,255,0.5);line-height:1.6}

/* ---------- 3. SERVICES ---------- */
#services{background:var(--off-white);color:var(--black);padding:76px clamp(60px,8vw,150px)}
.svc-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px;max-width:1280px;margin:0 auto}
.svc-col{background:var(--white);border:1px solid rgba(14,14,14,0.08);display:flex;flex-direction:column}
.svc-head{position:relative;min-height:190px;display:flex;align-items:flex-end;padding:28px 30px;overflow:hidden}
.svc-bg{position:absolute;inset:0;z-index:0;transition:transform .7s ease}
.svc-col:hover .svc-bg{transform:scale(1.05)}
.svc-head--commercial .svc-bg{background:linear-gradient(165deg,#241A12 0%,#2E2116 38%,#312317 66%,#150F0A 100%)}
.svc-head--residential .svc-bg{background:linear-gradient(165deg,#2B1F1B 0%,#30211C 38%,#2B1F1B 66%,#19120F 100%)}
.svc-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(to top,rgba(14,14,14,0.9) 0%,rgba(14,14,14,0.35) 60%,transparent 100%)}
.svc-head-inner{position:relative;z-index:2}
.svc-kicker{display:block;font-size:10.5px;letter-spacing:0.22em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:9px}
.svc-title{font-family:'Playfair Display',serif;font-size:clamp(22px,2.2vw,28px);font-weight:700;color:var(--white);line-height:1.2}
.svc-list{list-style:none;padding:30px;display:flex;flex-direction:column;gap:20px;flex:1}
.svc-list li{display:flex;gap:14px;align-items:flex-start}
.svc-list strong{display:block;font-size:14px;font-weight:700;color:var(--black);letter-spacing:0.02em;margin-bottom:4px;text-align:left}
.svc-list span span,.svc-list li>span:last-child{font-size:13.5px;line-height:1.7;color:#4a4a4a;font-weight:300}
.svc-ico{width:7px;height:7px;background:var(--gold);flex-shrink:0;margin-top:7px;transform:rotate(45deg)}
.svc-cta{display:block;padding:20px 30px;border-top:1px solid rgba(14,14,14,0.08);font-size:11px;letter-spacing:0.16em;text-transform:uppercase;color:var(--black);font-weight:700;text-decoration:none;transition:background .2s,color .2s}
.svc-cta:hover{background:var(--black);color:var(--gold)}

/* ---------- 4. LISTINGS ---------- */
#listings{background:var(--black);padding:76px clamp(60px,8vw,150px)}
.lst-tabs{display:flex;justify-content:center;gap:0;margin-bottom:40px;flex-wrap:wrap}
.lst-tab{
  background:transparent;border:1px solid rgba(201,168,76,0.3);
  color:rgba(255,255,255,0.6);font-family:'Lato',sans-serif;
  font-size:11px;letter-spacing:0.16em;text-transform:uppercase;font-weight:700;
  padding:14px 30px;cursor:pointer;transition:all .25s;
}
.lst-tab + .lst-tab{border-left:none}
.lst-tab.is-active{background:var(--gold);color:var(--black);border-color:var(--gold)}
.lst-tab:hover:not(.is-active){color:var(--gold)}
.lst-panel{display:none}
.lst-panel.is-active{display:block;animation:fade .35s ease}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.lst-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;max-width:1280px;margin:0 auto}
.lst-grid--few{grid-template-columns:repeat(2,1fr);max-width:940px}
.lst-card{background:rgba(255,255,255,0.025);border:1px solid rgba(201,168,76,0.12);display:flex;flex-direction:column;transition:border-color .3s,transform .3s}
.lst-card:hover{border-color:rgba(201,168,76,0.4);transform:translateY(-3px)}
.lst-media{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:#141410}
.lst-img{display:block;width:100%;height:100%;transition:transform .6s ease}
.lst-card:hover .lst-img{transform:scale(1.05)}
.lst-img--retail{background:linear-gradient(160deg,#3A2E1E 0%,#4a3a22 40%,#241c12 100%)}
.lst-img--estate{background:linear-gradient(160deg,#2E2419 0%,#45351F 40%,#1A140D 100%)}
.lst-img--modern{background:linear-gradient(160deg,#2B1F1B 0%,#3E2B25 40%,#17110E 100%)}
.lst-status{position:absolute;top:14px;left:14px;z-index:2;background:var(--gold);color:var(--black);font-size:9.5px;letter-spacing:0.14em;text-transform:uppercase;font-weight:700;padding:6px 12px}
.lst-body{padding:24px;display:flex;flex-direction:column;flex:1}
.lst-tag{font-size:10px;letter-spacing:0.18em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:10px}
.lst-tag span{opacity:.55;margin:0 3px}
.lst-title{font-family:'Playfair Display',serif;font-size:20px;font-weight:700;line-height:1.25;margin-bottom:10px}
.lst-title a{color:var(--white);text-decoration:none;transition:color .2s}
.lst-title a:hover{color:var(--gold)}
.lst-price{font-family:'Playfair Display',serif;font-size:21px;font-weight:700;color:var(--gold);margin-bottom:14px}
.lst-specs{list-style:none;display:flex;flex-wrap:wrap;gap:8px 14px;padding-top:14px;margin-bottom:18px;border-top:1px solid rgba(201,168,76,0.12)}
.lst-specs li{font-size:11.5px;letter-spacing:0.08em;text-transform:uppercase;color:rgba(255,255,255,0.6)}
.lst-more{margin-top:auto;font-size:11px;letter-spacing:0.16em;text-transform:uppercase;color:var(--gold);text-decoration:none;font-weight:700}
.lst-more:hover{color:var(--gold-light)}
.lst-note{text-align:center;margin-top:30px;font-size:11.5px;letter-spacing:0.08em;color:rgba(255,255,255,0.46);font-style:italic}

/* ---------- 5. AREAS ---------- */
#areas{background:var(--black-2);padding:76px clamp(60px,8vw,150px)}
.hoods-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:3px;max-width:1280px;margin:0 auto}
.hood-card{position:relative;aspect-ratio:4/3;overflow:hidden;display:block;text-decoration:none}
.hood-bg{position:absolute;inset:0;transition:transform .6s ease}
.hood-card:hover .hood-bg{transform:scale(1.06)}
.hood-overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;padding:26px 22px;background:linear-gradient(to top,rgba(14,14,14,0.94) 0%,rgba(14,14,14,0.15) 58%,transparent 100%)}
.hood-name{font-family:'Playfair Display',serif;font-size:21px;font-weight:700;color:var(--white);margin-bottom:5px}
.hood-sub{font-size:10.5px;letter-spacing:0.13em;text-transform:uppercase;color:var(--gold)}
/* residential */
.n-coral-gables{background:url('../img/coral-gables.jpg') center/cover no-repeat}
.n-coconut-grove{background:url('../img/coconut-grove.jpg') center/cover no-repeat}
.n-pinecrest{background:url('../img/pinecrest.jpg') center/cover no-repeat}
.n-south-miami{background:linear-gradient(180deg,#F39C12 0%,#E67E22 20%,#C0392B 44%,#1A252F 66%,#17202A 100%)}
.n-brickell{background:url('../img/brickell.jpg') center/cover no-repeat}
.n-south-beach{background:url('../img/south-beach.jpg') center/cover no-repeat}
/* commercial */
.n-wynwood{background:linear-gradient(180deg,#E8590C 0%,#C2410C 24%,#7C2D12 50%,#2A1508 78%,#140A04 100%)}
.n-design{background:linear-gradient(180deg,#1F1F2E 0%,#2D2D44 26%,#4A3F6B 52%,#241E38 78%,#0F0D18 100%)}
.n-brickell-c{background:url('../img/brickell-c.jpg') center/cover no-repeat}
.n-downtown{background:url('../img/downtown.jpg') center/cover no-repeat}
.n-gables-c{background:url('../img/gables-c.jpg') center/cover no-repeat}
.n-doral{background:url('../img/doral.jpg') center/cover no-repeat}
.n-miami-beach{background:url('../img/miami-beach.jpg') center/cover no-repeat}
.n-ftlaud{background:url('../img/ftlaud.jpg') center/cover no-repeat}

/* ---------- 6. MARKET BAND ---------- */
.report-band{background:var(--gold);padding:56px clamp(60px,8vw,150px);display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap}
.rb-eyebrow{font-size:10px;letter-spacing:0.22em;text-transform:uppercase;color:rgba(14,14,14,0.55);font-weight:700;margin-bottom:10px}
.rb-title{font-family:'Playfair Display',serif;font-size:clamp(26px,3vw,40px);font-weight:700;color:var(--black);line-height:1.15}
.rb-form{display:flex;gap:10px;flex-wrap:wrap;align-items:flex-start}
.rb-input{background:rgba(14,14,14,0.1);border:2px solid rgba(14,14,14,0.18);color:var(--black);padding:14px 20px;font-family:'Lato',sans-serif;font-size:13.5px;width:260px;outline:none;transition:border-color .2s}
.rb-input::placeholder{color:rgba(14,14,14,0.4)}
.rb-input:focus{border-color:var(--black)}

/* ---------- 7. TESTIMONIALS ---------- */
#testimonials{background:var(--black);padding:76px clamp(60px,8vw,150px)}
.test-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;max-width:1280px;margin:0 auto}
.test-card{background:rgba(255,255,255,0.025);border:1px solid rgba(201,168,76,0.1);padding:36px 30px;position:relative}
.test-card::before{content:'\201C';position:absolute;top:14px;left:26px;font-family:'Playfair Display',serif;font-size:76px;color:var(--gold);opacity:.18;line-height:1}
.test-text{font-size:14.5px;line-height:1.85;color:rgba(255,255,255,0.6);font-style:italic;margin-bottom:24px;position:relative}
.test-author{padding-top:18px;border-top:1px solid rgba(201,168,76,0.14);display:flex;flex-direction:column;gap:3px}
.author-name{font-weight:700;font-size:13.5px;color:var(--white)}
.author-detail{font-size:10.5px;letter-spacing:0.13em;text-transform:uppercase;color:var(--gold)}

/* ---------- 8. ABOUT ---------- */
#about{background:var(--off-white);color:var(--black);padding:76px clamp(60px,8vw,150px);display:grid;grid-template-columns:0.85fr 1.15fr;gap:60px;align-items:center}
.about-media{position:relative;max-width:420px;width:100%}
.about-img-frame{aspect-ratio:3/4;overflow:hidden;background:#c8c0b0}
.about-img-frame img{width:100%;height:100%;object-fit:cover;object-position:center top}
.about-badge{position:absolute;bottom:26px;right:-22px;background:var(--gold);color:var(--black);padding:16px 20px;text-align:center;max-width:180px}
.badge-num{font-family:'Playfair Display',serif;font-size:26px;font-weight:700;display:block;line-height:1}
.badge-num .plus{font-size:.7em;vertical-align:super}
.badge-txt{font-size:9px;letter-spacing:0.1em;text-transform:uppercase;font-weight:700;display:block;margin-top:5px;line-height:1.45}
.about-copy .section-label{margin-bottom:14px}
.body-text{font-size:15px;line-height:1.9;color:#444;margin-bottom:18px}
.callout{border-left:3px solid var(--gold);padding:20px 24px;margin:26px 0;background:rgba(201,168,76,0.07)}
.callout-line{font-family:'Playfair Display',serif;font-size:clamp(20px,2vw,26px);font-weight:700;color:var(--black);line-height:1.3;margin-bottom:8px}
.callout-sub{font-size:11px;letter-spacing:0.1em;text-transform:uppercase;color:#6a5c33;font-weight:700;line-height:1.6}
.about-more[hidden]{display:none}
#about-toggle{margin-top:6px}
.about-sig{font-family:'Playfair Display',serif;font-size:26px;font-style:italic;color:var(--gold);margin-top:26px}

/* ---------- 9. GOOGLE ---------- */
#google{background:var(--black);padding:76px clamp(60px,8vw,150px);border-top:1px solid rgba(201,168,76,0.12)}
.gmb-grid{display:grid;grid-template-columns:0.9fr 1.1fr;gap:32px;max-width:1280px;margin:0 auto;align-items:stretch}
.gmb-card{background:rgba(255,255,255,0.028);border:1px solid rgba(201,168,76,0.18);padding:36px 32px;display:flex;flex-direction:column}
.gmb-brand{display:flex;align-items:center;gap:9px;font-size:11px;letter-spacing:0.14em;text-transform:uppercase;color:rgba(255,255,255,0.55);font-weight:700;margin-bottom:18px}
.gmb-name{font-family:'Playfair Display',serif;font-size:27px;font-weight:700;color:var(--white);line-height:1.2;margin-bottom:6px}
.gmb-cat{font-size:11.5px;letter-spacing:0.13em;text-transform:uppercase;color:var(--gold);margin-bottom:24px}
.gmb-rows{list-style:none;display:flex;flex-direction:column;gap:15px;margin-bottom:28px}
.gmb-rows li{display:flex;gap:13px;align-items:flex-start;font-size:14px;color:rgba(255,255,255,0.74);line-height:1.55}
.gmb-rows a{color:rgba(255,255,255,0.74);text-decoration:none;transition:color .2s;word-break:break-word}
.gmb-rows a:hover{color:var(--gold)}
.gmb-ico{color:var(--gold);flex-shrink:0;display:flex;margin-top:2px}
.gmb-actions{display:flex;gap:11px;flex-wrap:wrap;margin-top:auto}
.gmb-actions .btn-gold,.gmb-actions .btn-outline{padding:13px 24px;font-size:11px}
.gmb-review{display:inline-block;margin-top:18px;font-size:12.5px;color:var(--gold);text-decoration:none;border-bottom:1px solid rgba(201,168,76,0.3);padding-bottom:3px;align-self:flex-start}
.gmb-review:hover{border-bottom-color:var(--gold)}
.gmb-map{position:relative;min-height:420px;overflow:hidden;border:1px solid rgba(201,168,76,0.18);background:#12120f}
.gmb-map iframe{display:block;width:100%;height:100%;position:absolute;inset:0;border:0;z-index:1}
.gmb-map-fallback{position:absolute;inset:0;z-index:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;text-decoration:none;text-align:center;padding:24px;color:var(--gold);background:radial-gradient(ellipse at 50% 45%,rgba(201,168,76,0.09) 0%,transparent 62%),#101010}
.gmb-fb-title{font-family:'Playfair Display',serif;font-size:17px;font-weight:700;color:var(--white);margin-top:4px}
.gmb-fb-sub{font-size:11px;letter-spacing:0.16em;text-transform:uppercase;color:var(--gold)}

/* ---------- 10. CONTACT ---------- */
#contact{background:var(--off-white);color:var(--black);padding:76px clamp(60px,8vw,150px);display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}
.contact-items{display:flex;flex-direction:column;gap:20px;margin-top:32px}
.c-item{display:flex;gap:18px;align-items:flex-start}
.c-icon{width:42px;height:42px;background:var(--black);flex-shrink:0;display:flex;align-items:center;justify-content:center;color:var(--gold)}
.c-label{font-size:10px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:3px}
.c-val{font-size:14.5px;color:var(--black);word-break:break-word}
.c-val a{color:var(--black);text-decoration:none;border-bottom:1px solid rgba(14,14,14,0.2)}
.c-val a:hover{border-bottom-color:var(--gold)}
/* DBPR brokerage identification, adjacent to contact details */
.brokerage-id{margin-top:26px;padding-top:20px;border-top:1px solid rgba(14,14,14,0.12);font-size:12.5px;line-height:1.75;color:#555}
.brokerage-id strong{color:var(--black);letter-spacing:0.04em}
.contact-form{display:flex;flex-direction:column;gap:14px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.f-input{background:var(--white);border:1px solid #d8d4cc;color:var(--black);padding:14px 18px;font-family:'Lato',sans-serif;font-size:13.5px;width:100%;outline:none;transition:border-color .2s;-webkit-appearance:none;border-radius:0}
.f-input:focus{border-color:var(--gold)}
.f-input::placeholder{color:#aaa}
textarea.f-input{resize:vertical;min-height:130px}
select.f-input{cursor:pointer}
.submit-btn{align-self:flex-start;border:none}
.submit-btn:disabled{opacity:.6;cursor:not-allowed}
.form-msg{display:none;margin-top:6px;font-size:13.5px;line-height:1.6;padding:12px 16px;border-left:3px solid transparent}
.form-msg.is-visible{display:block}
.form-msg--ok{background:rgba(201,168,76,0.12);border-left-color:var(--gold);color:#5a4a1e}
.form-msg--error{background:rgba(178,34,34,0.08);border-left-color:#B22222;color:#8a1f1f}
.form-msg--pending{background:rgba(0,0,0,0.04);border-left-color:#999;color:#666}
.form-msg--band{width:100%;margin-top:4px}
.form-msg--band.form-msg--ok{background:rgba(14,14,14,0.88);border-left-color:var(--black);color:var(--gold)}
.form-msg--band.form-msg--error{background:rgba(14,14,14,0.88);border-left-color:#B22222;color:#ffb4b4}
.form-msg--band.form-msg--pending{background:rgba(14,14,14,0.7);border-left-color:#555;color:rgba(255,255,255,0.8)}

/* ---------- FOOTER ---------- */
body > footer{background:var(--black);border-top:1px solid rgba(201,168,76,0.14);padding:56px clamp(60px,8vw,150px) 32px}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:56px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,0.055);max-width:1280px;margin:0 auto}
.footer-logo-img{height:88px;width:auto;object-fit:contain;margin-bottom:18px;-webkit-user-drag:none;user-drag:none;pointer-events:none}
.footer-tag{font-size:13px;color:rgba(255,255,255,0.46);line-height:1.75;max-width:300px;margin-bottom:22px}
.socials{display:flex;gap:10px}
.soc-link{width:36px;height:36px;border:1px solid rgba(201,168,76,0.28);display:flex;align-items:center;justify-content:center;color:var(--gold);text-decoration:none;transition:background .2s,color .2s,border-color .2s}
.soc-link:hover{background:var(--gold);color:var(--black);border-color:var(--gold)}
.f-col-title{font-size:10px;letter-spacing:0.22em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:18px}
.f-links{list-style:none;display:flex;flex-direction:column;gap:11px}
.f-links a{color:rgba(255,255,255,0.46);text-decoration:none;font-size:13.5px;transition:color .2s}
.f-links a:hover{color:var(--white)}

/* Compliance block */
.footer-legal{max-width:1280px;margin:0 auto;padding:34px 0;display:grid;grid-template-columns:1fr auto 1.4fr;gap:40px;align-items:start;border-bottom:1px solid rgba(255,255,255,0.055)}
.legal-brokerage p,.legal-notes p{font-size:11.5px;line-height:1.75;color:rgba(255,255,255,0.46)}
.legal-strong{color:var(--gold)!important;font-weight:700;letter-spacing:0.12em;text-transform:uppercase;font-size:10.5px!important;margin-bottom:7px}
.legal-brokerage p + p{margin-top:9px}
.legal-badges{display:flex;align-items:flex-start;gap:20px}
.eho{display:flex;align-items:center;gap:9px;color:rgba(255,255,255,0.46)}
.eho-text{font-size:8.5px;letter-spacing:0.1em;text-transform:uppercase;line-height:1.4;font-weight:700}
.realtor-mark{font-size:12px;letter-spacing:0.16em;font-weight:700;color:rgba(255,255,255,0.46)}
.legal-notes p + p{margin-top:11px}
.legal-notes strong{color:rgba(255,255,255,0.62)}
.tbc,.tbc-note{color:var(--gold);opacity:.75;font-style:italic}
.tbc-note{display:block;margin-top:11px;font-size:11px!important}
.footer-bottom{max-width:1280px;margin:0 auto;padding-top:22px;display:flex;justify-content:space-between;align-items:center;gap:18px;flex-wrap:wrap;font-size:11.5px;color:rgba(255,255,255,0.46)}
.footer-policy{display:flex;gap:20px;flex-wrap:wrap}
.footer-policy a{color:rgba(255,255,255,0.46);text-decoration:none}
.footer-policy a:hover{color:var(--gold)}
.tbc-link{border-bottom:1px dotted rgba(201,168,76,0.4)}

/* ---------- REVEAL ---------- */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.reveal.in-view{opacity:1;transform:none}

/* ---------- RESPONSIVE — TABLET ---------- */
@media(max-width:1000px){
  :root{--nav-h:76px}
  nav{padding:0 24px}
  .nav-logo-img{height:56px}
  .nav-burger{display:flex}
  .nav-links{
    position:fixed;top:var(--nav-h);left:0;right:0;bottom:0;
    background:#0E0E0E;flex-direction:column;justify-content:flex-start;align-items:stretch;
    gap:0;padding:18px 0;transform:translateX(100%);visibility:hidden;
    transition:transform .3s ease,visibility .3s;z-index:999;overflow-y:auto;
  }
  .nav-links li{width:100%;border-bottom:1px solid rgba(201,168,76,0.1)}
  .nav-links a{display:block;padding:18px 24px;font-size:14px}
  .nav-links .nav-cta{margin:16px 24px;text-align:center;padding:16px 26px!important}
  #nav-toggle:checked ~ .nav-links{transform:translateX(0);visibility:visible}
  .nav-burger span:nth-child(1),.nav-burger span:nth-child(3){transform-origin:left center}
  #nav-toggle:checked ~ .nav-burger span:nth-child(1){transform:rotate(45deg)}
  #nav-toggle:checked ~ .nav-burger span:nth-child(2){opacity:0}
  #nav-toggle:checked ~ .nav-burger span:nth-child(3){transform:rotate(-45deg)}

  #home{padding:calc(var(--nav-h) + 40px) 24px 56px;min-height:auto}
  #stats{padding:36px 24px}
  .stats-inner{grid-template-columns:1fr;gap:24px}
  #services,#listings,#areas,#testimonials,#google{padding:56px 24px}
  .svc-grid{grid-template-columns:1fr;gap:20px}
  .lst-grid,.lst-grid--few{grid-template-columns:1fr 1fr;gap:18px}
  .hoods-grid{grid-template-columns:1fr 1fr}
  .test-grid{grid-template-columns:1fr}
  .report-band{flex-direction:column;align-items:flex-start;padding:44px 24px}
  .rb-form{flex-direction:column;width:100%}
  .rb-input{width:100%}
  #about{grid-template-columns:1fr;gap:36px;padding:56px 24px}
  .about-media{order:-1;max-width:320px;margin:0 auto}
  .about-badge{right:6px}
  .gmb-grid{grid-template-columns:1fr;gap:20px}
  .gmb-map{min-height:320px;order:-1}
  #contact{grid-template-columns:1fr;gap:40px;padding:56px 24px}
  body > footer{padding:48px 24px 28px}
  .footer-grid{grid-template-columns:1fr;gap:32px}
  .footer-legal{grid-template-columns:1fr;gap:26px}
  .footer-bottom{flex-direction:column;align-items:flex-start;text-align:left}
}

/* ---------- RESPONSIVE — PHONE ---------- */
@media(max-width:560px){
  :root{--nav-h:68px}
  nav{padding:0 18px}
  .nav-logo-img{height:46px}
  #home{padding:calc(var(--nav-h) + 28px) 18px 44px}
  .hero-eyebrow{font-size:9px;letter-spacing:0.14em;margin-bottom:16px}
  .hero-title{font-size:clamp(34px,10vw,46px);margin-bottom:16px}
  .hero-sub{font-size:14px;margin-bottom:26px}
  .chooser-opts{gap:8px}
  .chooser-btn{flex:1 1 calc(50% - 4px);text-align:center;font-size:16px;padding:13px 10px}
  .hero-actions{gap:10px}
  .hero-actions .btn-gold,.hero-actions .btn-outline{flex:1;text-align:center;padding:14px 12px;font-size:10.5px;letter-spacing:0.08em}
  #stats{padding:30px 18px}
  #services,#listings,#areas,#testimonials,#google{padding:44px 18px}
  .sec-header{margin-bottom:30px}
  .svc-head{min-height:150px;padding:22px}
  .svc-list{padding:24px 22px;gap:16px}
  .lst-tab{padding:12px 18px;font-size:10px;flex:1}
  .lst-grid,.lst-grid--few{grid-template-columns:1fr}
  .hoods-grid{grid-template-columns:1fr;gap:2px}
  .hood-card{aspect-ratio:16/10}
  .report-band{padding:36px 18px}
  #about{padding:44px 18px}
  .about-media{max-width:260px}
  .about-badge{padding:12px 15px;right:2px;bottom:14px;max-width:150px}
  .badge-num{font-size:21px}
  .badge-txt{font-size:8px}
  .callout{padding:16px 18px;margin:20px 0}
  #contact{padding:44px 18px}
  .form-row{grid-template-columns:1fr}
  body > footer{padding:40px 18px 24px}
  .footer-logo-img{height:64px}
}

@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .reveal{opacity:1;transform:none;transition:none}
  *{animation-duration:.01ms!important;transition-duration:.01ms!important}
}

/* ---------- HOME VALUATION ---------- */
#valuation{
  position:relative;
  background:var(--black-2);
  padding:80px clamp(60px,8vw,150px);
  border-top:1px solid rgba(201,168,76,0.12);
  border-bottom:1px solid rgba(201,168,76,0.12);
}
.val-inner{
  display:grid;grid-template-columns:1fr 1fr;gap:56px;
  max-width:1280px;margin:0 auto;align-items:center;
}
.val-copy .sec-title{margin-bottom:22px}
.val-text{color:rgba(255,255,255,0.66);font-size:15px;line-height:1.9;margin-bottom:26px}
.val-points{list-style:none;display:flex;flex-direction:column;gap:13px}
.val-points li{
  display:flex;gap:13px;align-items:flex-start;
  font-size:14px;line-height:1.65;color:rgba(255,255,255,0.7);
}
.val-form{
  background:rgba(255,255,255,0.03);
  border:1px solid rgba(201,168,76,0.22);
  padding:36px 34px;display:flex;flex-direction:column;gap:13px;
}
.val-form-title{
  font-family:'Playfair Display',serif;font-size:23px;font-weight:700;
  color:var(--white);margin-bottom:8px;
}
.val-form .f-input{
  background:rgba(255,255,255,0.05);border:1px solid rgba(255,255,255,0.14);
  color:var(--white);
}
.val-form .f-input::placeholder{color:rgba(255,255,255,0.46)}
.val-form .f-input:focus{border-color:var(--gold);background:rgba(255,255,255,0.08)}
.val-form select.f-input option{background:#151515;color:var(--white)}
.val-submit{align-self:stretch;text-align:center;margin-top:6px}
.val-small{font-size:11px;color:rgba(255,255,255,0.46);letter-spacing:0.04em;margin-top:2px}
.val-form .form-msg--ok{background:rgba(201,168,76,0.14);border-left-color:var(--gold);color:var(--gold-light)}
.val-form .form-msg--error{background:rgba(178,34,34,0.14);border-left-color:#B22222;color:#ffb4b4}
.val-form .form-msg--pending{background:rgba(255,255,255,0.05);border-left-color:#777;color:rgba(255,255,255,0.7)}

@media(max-width:1000px){
  #valuation{padding:56px 24px}
  .val-inner{grid-template-columns:1fr;gap:34px}
  .val-form{padding:30px 26px}
}
@media(max-width:560px){
  #valuation{padding:44px 18px}
  .val-form{padding:26px 22px}
  .val-form-title{font-size:20px}
}

/* ---------- HERO BUTTON ROW (three paths) ---------- */
.hero-actions{
  display:grid;grid-template-columns:repeat(3,1fr);
  gap:12px;max-width:690px;
}
.hero-btn{
  display:flex;flex-direction:column;justify-content:center;gap:6px;
  padding:18px 20px;text-decoration:none;text-align:left;
  border:1px solid rgba(201,168,76,0.45);
  background:rgba(10,10,12,0.42);
  backdrop-filter:blur(3px);-webkit-backdrop-filter:blur(3px);
  transition:background .25s,border-color .25s,transform .2s;
}
.hero-btn:hover,.hero-btn:focus-visible{
  background:var(--gold);border-color:var(--gold);transform:translateY(-2px);
}
.hero-btn-kicker{
  font-size:9.5px;letter-spacing:0.18em;text-transform:uppercase;
  color:var(--gold);font-weight:700;transition:color .25s;
}
.hero-btn-label{
  font-family:'Playfair Display',serif;font-size:18px;font-weight:700;
  color:var(--white);line-height:1.2;transition:color .25s;
}
.hero-btn:hover .hero-btn-kicker{color:rgba(14,14,14,0.65)}
.hero-btn:hover .hero-btn-label{color:var(--black)}

@media(max-width:1000px){
  .hero-actions{max-width:none;gap:10px}
  .hero-btn{padding:16px 16px}
  .hero-btn-label{font-size:16px}
}
@media(max-width:560px){
  .hero-actions{grid-template-columns:1fr;gap:9px}
  .hero-btn{
    flex-direction:row;align-items:center;justify-content:space-between;
    gap:12px;padding:15px 18px;
  }
  .hero-btn-kicker{font-size:8.5px;letter-spacing:0.14em;flex-shrink:0}
  .hero-btn-label{font-size:17px}
}