/* ==========================================================================
   Rosa Bocanegra — Dallas–Fort Worth real estate. Shared stylesheet.
   Luxury-agent layout modeled on two Luxury Presence sites: jademills.com
   (header, hero, 50/50 agent intro, listing cards, closing CTA) and
   kumarawilcoxon.com (service triptych, warm results band, communities
   tiles, TREC footer).
   Type: Playfair (display serif, optical sizing) + Inter (UI/body).
   Palette lives in :root: deep navy, warm white, one brass accent used sparingly.

   TREC: the broker name (.brand-sub) must stay at least half the size of
   the agent name (.brand-name). The same rule applies to the hero wordmark:
   .mark-broker is sized in em (0.5em) so it is always half of .mark-name.
   Don't put her name in large type anywhere without the broker name beside it
   at half that size or more.
   ========================================================================== */

:root {
  /* Palette */
  --ink: #0f1b2d;        /* deep navy, near-black */
  --ink-2: #172740;
  --paper: #f7f3ec;      /* warm white */
  --sand: #ebe3d5;       /* warm band */
  --white: #ffffff;
  --text: #1d2635;
  --muted: #5a6373;
  --line: rgba(15, 27, 45, 0.14);
  --line-light: rgba(255, 255, 255, 0.28);
  --brass: #a8834e;      /* the one metallic accent — use sparingly */
  --brass-light: #cfae7c;

  /* Type */
  --serif: "Playfair", "Playfair Display", Georgia, "Times New Roman", serif;
  --sans: "Inter", system-ui, -apple-system, "Segoe UI", Arial, sans-serif;

  /* Layout */
  --maxw: 1360px;
  --pad-x: 20px;
  --section-y: 80px;
  --header-h: 72px;
  --ease: cubic-bezier(0.2, 0.7, 0.2, 1);
}

@media (min-width: 700px) {
  :root { --pad-x: 40px; --section-y: 112px; }
}
@media (min-width: 1100px) {
  :root { --pad-x: 56px; --section-y: 144px; --header-h: 96px; }
}

/* ---------------------------------------------------------------- base */
*, *::before, *::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-padding-top: 88px;
}

body {
  margin: 0;
  font-family: var(--sans);
  font-optical-sizing: auto;
  font-size: 17px;
  line-height: 1.7;
  font-weight: 400;
  color: var(--text);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img { display: block; max-width: 100%; }

a { color: inherit; text-underline-offset: 3px; text-decoration-thickness: 1px; }

h1, h2, h3 {
  font-family: var(--serif);
  font-optical-sizing: auto;
  font-weight: 400;
  line-height: 1.12;
  letter-spacing: -0.01em;
  color: var(--ink);
  margin: 0 0 0.5em;
  text-wrap: balance;
}

h1 { font-size: clamp(40px, 6vw, 76px); }
h2 { font-size: clamp(34px, 4.4vw, 58px); }
h3 { font-size: clamp(22px, 2vw, 28px); }

p { margin: 0 0 1.1em; text-wrap: pretty; }

::selection { background: var(--ink); color: var(--white); }

:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }

.visually-hidden {
  position: absolute !important;
  width: 1px; height: 1px;
  overflow: hidden; clip: rect(0 0 0 0); clip-path: inset(50%);
  white-space: nowrap;
}

.skip-link {
  position: absolute; left: 12px; top: -60px; z-index: 100;
  background: var(--white); color: var(--ink);
  padding: 10px 16px; font-size: 14px;
}
.skip-link:focus { top: 12px; }

.container {
  width: 100%;
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 0 var(--pad-x);
}
.container--narrow { max-width: 920px; }

.center { text-align: center; }
.small { font-size: 15px; color: var(--muted); }
.lead { font-size: 18px; color: var(--muted); max-width: 680px; }
.center .lead, .lead.center { margin-left: auto; margin-right: auto; }

/* Uppercase, tight, letter-spaced label */
.eyebrow {
  display: block;
  font-family: var(--sans);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin: 0 0 18px;
  line-height: 1.6;
}
.eyebrow--light { color: rgba(255, 255, 255, 0.86); }

.section { padding: var(--section-y) 0; }
.section--paper { background: var(--paper); }
.section--ink { background: var(--ink); color: rgba(255, 255, 255, 0.82); }
.section--ink h2, .section--ink h3 { color: var(--white); }

.section-head { margin-bottom: 48px; }
.section-head--line .eyebrow {
  display: flex; align-items: center; gap: 16px;
}
.section-head--line .eyebrow::before {
  content: ""; width: 48px; height: 1px; background: var(--brass-light);
}

/* ---------------------------------------------------------------- buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  min-height: 52px;
  padding: 0 30px;
  font-family: var(--sans);
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  border: 1px solid transparent;
  border-radius: 0;
  cursor: pointer;
  transition: background-color 0.25s var(--ease), color 0.25s var(--ease), border-color 0.25s var(--ease);
}
.btn .arrow { width: 18px; height: 18px; transition: transform 0.25s var(--ease); }
.btn:hover .arrow { transform: translateX(4px); }

.btn-dark { background: var(--ink); color: var(--white); }
.btn-dark:hover { background: var(--ink-2); }
.btn-outline { border-color: var(--ink); color: var(--ink); background: transparent; }
.btn-outline:hover { background: var(--ink); color: var(--white); }
.btn-light { background: var(--white); color: var(--ink); }
.btn-light:hover { background: var(--paper); }
.btn-outline-light { border-color: rgba(255, 255, 255, 0.8); color: var(--white); background: transparent; }
.btn-outline-light:hover { background: var(--white); color: var(--ink); }
.btn-block { width: 100%; }

.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }
.btn-row--center { justify-content: center; }

/* ---------------------------------------------------------------- header */
.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 50;
  color: var(--white);
  transition: background-color 0.3s var(--ease), box-shadow 0.3s var(--ease);
}
.site-header::before {
  /* soft scrim so white text reads over any photo before the header turns solid */
  content: "";
  position: absolute; inset: 0 0 -40px 0;
  background: linear-gradient(rgba(8, 14, 24, 0.55), rgba(8, 14, 24, 0));
  pointer-events: none;
  transition: opacity 0.3s var(--ease);
}
.site-header.is-solid,
.header-solid .site-header,
.site-header.menu-open {
  background: var(--ink);
  box-shadow: 0 1px 0 rgba(255, 255, 255, 0.06);
}
.site-header.is-solid::before,
.header-solid .site-header::before,
.site-header.menu-open::before { opacity: 0; }

.header-inner {
  position: relative;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  height: var(--header-h);
  max-width: 1600px;
  margin: 0 auto;
  padding: 0 var(--pad-x);
  transition: height 0.3s var(--ease);
}
.site-header.is-solid .header-inner { height: 68px; }

/* Wordmark: name with the broker under it. TREC sizing rule — see top of file. */
.brand {
  display: inline-flex;
  flex-direction: column;
  justify-content: center;
  align-items: flex-start;
  gap: 2px;
  min-height: 44px;
  text-decoration: none;
  color: inherit;
  line-height: 1.1;
}
.brand-name {
  font-family: var(--serif);
  font-size: 22px;            /* phone: agent name 22px … */
  font-weight: 400;
  letter-spacing: 0.01em;
  white-space: nowrap;
}
.brand-sub {
  font-family: var(--sans);
  font-size: 11.5px;          /* … broker 11.5px (≥ half of 22px) */
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  white-space: nowrap;
  opacity: 0.92;
}

.nav-desktop, .nav-desktop-link, .nav-call { display: none; }

.header-actions {
  display: flex;
  align-items: center;
  gap: 6px;
}

.lang-toggle {
  min-width: 44px; min-height: 44px;
  padding: 0 8px;
  background: transparent;
  color: inherit;
  border: 1px solid var(--line-light);
  font: 500 12px/1 var(--sans);
  letter-spacing: 0.14em;
  cursor: pointer;
  transition: background-color 0.25s var(--ease), color 0.25s var(--ease);
}
.lang-toggle:hover { background: var(--white); color: var(--ink); }

.nav-toggle {
  display: inline-flex; align-items: center; justify-content: center;
  width: 48px; height: 48px;
  margin-right: -8px;
  background: transparent; border: 0; color: inherit; cursor: pointer;
}
.nav-toggle-bars,
.nav-toggle-bars::before,
.nav-toggle-bars::after {
  display: block; width: 26px; height: 1.5px; background: currentColor;
  transition: transform 0.25s var(--ease), opacity 0.2s;
}
.nav-toggle-bars { position: relative; }
.nav-toggle-bars::before, .nav-toggle-bars::after { content: ""; position: absolute; left: 0; }
.nav-toggle-bars::before { top: -8px; }
.nav-toggle-bars::after { top: 8px; width: 18px; left: 8px; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::before { transform: translateY(8px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle-bars::after { transform: translateY(-8px) rotate(-45deg); width: 26px; left: 0; }

/* Phone / tablet menu panel */
.menu-panel {
  display: none;
  position: absolute;
  top: 100%; left: 0; right: 0;
  height: calc(100vh - 100%);
  height: calc(100dvh - 100%);
  overflow-y: auto;
  background: var(--ink);
  padding: 24px var(--pad-x) 120px;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
}
.menu-panel.is-open { display: block; }
.menu-links { list-style: none; margin: 0; padding: 0; }
.menu-links a {
  display: block;
  padding: 14px 0;
  font-family: var(--serif);
  font-size: 34px;
  line-height: 1.2;
  text-decoration: none;
  border-bottom: 1px solid rgba(255, 255, 255, 0.1);
}
.menu-links a[aria-current="page"] { color: var(--brass-light); }
.menu-contact { display: grid; gap: 6px; margin-top: 32px; font-size: 16px; }
.menu-contact a { display: inline-flex; align-items: center; min-height: 44px; text-decoration: none; }
.menu-contact .label { font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; opacity: 0.7; }

@media (min-width: 1100px) {
  .header-inner { display: grid; grid-template-columns: 1fr auto 1fr; }
  .site-header .brand { align-items: center; text-align: center; justify-self: center; }
  .site-header .brand-name { font-size: 30px; }      /* desktop: agent name 30px … */
  .site-header .brand-sub { font-size: 15px; letter-spacing: 0.16em; }  /* … broker 15px (= half) */
  .site-header.is-solid .brand-name { font-size: 26px; }
  .site-header.is-solid .brand-sub { font-size: 13px; }    /* 13 ≥ 26 / 2 */

  .nav-desktop {
    display: flex; gap: 36px; justify-self: start;
  }
  .nav-desktop a, .nav-desktop-link, .nav-call {
    display: inline-flex; align-items: center;
    min-height: 44px;
    font-size: 12.5px;
    font-weight: 500;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    text-decoration: none;
    background-image: linear-gradient(currentColor, currentColor);
    background-size: 0 1px; background-repeat: no-repeat; background-position: 0 calc(100% - 10px);
    transition: background-size 0.3s var(--ease);
  }
  .nav-desktop a:hover, .nav-desktop-link:hover, .nav-call:hover,
  .nav-desktop a[aria-current="page"], .nav-desktop-link[aria-current="page"] { background-size: 100% 1px; }
  .header-actions { justify-self: end; gap: 30px; }
  .nav-toggle, .menu-panel, .menu-panel.is-open { display: none; }
}

/* ---------------------------------------------------------------- hero (home) */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  display: flex;
  align-items: flex-end;
  color: var(--white);
  overflow: hidden;
  background: var(--ink);
}
.hero-media, .hero-media img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
}
.hero-media img {
  filter: saturate(0.9) contrast(1.04);
  transform-origin: 50% 60%;
  animation: kenburns 24s ease-out both;
}
@keyframes kenburns {
  from { transform: scale(1.12); }
  to   { transform: scale(1); }
}
.hero-media::after {
  content: "";
  position: absolute; inset: 0;
  background:
    radial-gradient(ellipse 70% 45% at 50% 48%, rgba(8, 14, 24, 0.38), rgba(8, 14, 24, 0) 100%),
    linear-gradient(180deg, rgba(8, 14, 24, 0.35) 0%, rgba(8, 14, 24, 0.12) 30%, rgba(8, 14, 24, 0.5) 65%, rgba(8, 14, 24, 0.85) 100%);
}
.hero-inner {
  position: relative;
  z-index: 1;
  text-align: center;
  padding-top: calc(var(--header-h) + 48px);
  padding-bottom: 88px;      /* clears the phone call/text bar */
}
.hero-eyebrow { margin-bottom: 22px; font-size: 11px; letter-spacing: 0.16em; }
@media (min-width: 700px) { .hero-eyebrow { font-size: 12px; letter-spacing: 0.22em; } }

/* Hero wordmark. TREC: .mark-broker = 0.5em of .hero-mark = half the name size. */
.hero-mark {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.18em;
  margin: 0 0 26px;
  color: var(--white);
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(46px, 6.6vw, 96px);
  line-height: 1;
  letter-spacing: 0;
}
.mark-name { font-size: 1em; }
.mark-broker {
  font-family: var(--sans);
  font-size: 0.52em;         /* just over half the agent name — keep ≥ 0.5em */
  font-weight: 300;
  letter-spacing: 0.08em;
  line-height: 1.1;
  text-transform: uppercase;
}
.hero-tagline {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(20px, 2.1vw, 28px);
  line-height: 1.35;
  margin: 0 auto 6px;
  max-width: 760px;
}
.hero-tagline-es {
  font-size: 15px;
  letter-spacing: 0.04em;
  opacity: 0.85;
  margin: 0 auto 36px;
}

/* Search bar in the hero */
.hero-search {
  display: grid;
  grid-template-columns: 1fr 1fr;
  max-width: 1040px;
  margin: 0 auto;
  background: var(--white);
  color: var(--ink);
  text-align: left;
  box-shadow: 0 30px 60px -30px rgba(0, 0, 0, 0.5);
}
.hs-field {
  position: relative;
  padding: 10px 16px 2px;
  border-bottom: 1px solid var(--line);
}
.hs-field:first-child { grid-column: 1 / -1; }
.hs-field + .hs-field:last-of-type { border-left: 1px solid var(--line); }
.hs-field label {
  display: block;
  font-size: 10.5px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
}
.hs-field select {
  width: 100%;
  min-height: 44px;
  padding: 0 24px 0 0;
  border: 0;
  background: transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230f1b2d' stroke-width='1.3'/%3E%3C/svg%3E") no-repeat right 2px center / 12px 8px;
  font: 400 17px/1.3 var(--sans);
  color: var(--ink);
  appearance: none;
  -webkit-appearance: none;
  cursor: pointer;
}
.hs-field select:focus-visible { outline: none; }
.hs-field:focus-within { box-shadow: inset 0 -2px 0 var(--brass); }
.hs-submit {
  grid-column: 1 / -1;
  display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  min-height: 56px;
  border: 0;
  background: var(--ink);
  color: var(--white);
  font: 500 13px/1 var(--sans);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background-color 0.25s var(--ease);
}
.hs-submit:hover { background: var(--ink-2); }
.hs-submit .arrow { width: 18px; height: 18px; }

@media (min-width: 900px) {
  .hero { align-items: center; }
  .hero-inner { padding-top: calc(var(--header-h) + 80px); padding-bottom: 80px; }
  .hero-search { grid-template-columns: 1.4fr 1fr 0.8fr auto; }
  .hs-field { padding: 14px 24px 8px; border-bottom: 0; }
  .hs-field:first-child { grid-column: auto; }
  .hs-field + .hs-field { border-left: 1px solid var(--line); }
  .hs-submit { grid-column: auto; padding: 0 40px; min-height: 76px; }
}

/* ---------------------------------------------------------------- inner page header */
.page-hero {
  position: relative;
  display: flex;
  align-items: flex-end;
  min-height: 440px;
  height: 56vh;
  max-height: 620px;
  color: var(--white);
  background: var(--ink);
  overflow: hidden;
}
.page-hero-media, .page-hero-media img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.page-hero-media::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(8, 14, 24, 0.35) 0%, rgba(8, 14, 24, 0.25) 40%, rgba(8, 14, 24, 0.78) 100%);
}
.page-hero-inner {
  position: relative; z-index: 1;
  padding-top: calc(var(--header-h) + 32px);
  padding-bottom: 48px;
}
.page-hero h1 { color: var(--white); max-width: 900px; margin-bottom: 14px; }
.page-hero-sub { max-width: 640px; font-size: 18px; color: rgba(255, 255, 255, 0.88); margin: 0; }

@media (min-width: 1100px) {
  .page-hero-inner { padding-bottom: 72px; }
}

/* ---------------------------------------------------------------- 50/50 agent intro (jademills.com) */
.split-intro {
  display: grid;
  background: var(--white);
}
.split-media { margin: 0; position: relative; overflow: hidden; background: var(--sand); }
.split-media img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}
.split-copy {
  padding: 64px var(--pad-x) var(--section-y);
  max-width: 640px;
  margin: 0 auto;
}
.split-copy h2 { font-size: clamp(34px, 3.8vw, 52px); }
.split-copy > p { color: var(--muted); }

@media (min-width: 900px) {
  .split-intro { grid-template-columns: 1fr 1fr; align-items: stretch; }
  .split-media img { height: 100%; min-height: 720px; aspect-ratio: auto; }
  .split-copy {
    align-self: center;
    padding: var(--section-y) clamp(40px, 6vw, 112px);
    max-width: 720px;
    margin: 0;
  }
}

.facts { list-style: none; margin: 32px 0 40px; padding: 0; border-top: 1px solid var(--line); }
.facts li {
  display: flex; flex-wrap: wrap; justify-content: space-between; gap: 4px 24px;
  padding: 14px 0; border-bottom: 1px solid var(--line);
}
.facts-k { font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.facts-v { font-size: 16px; color: var(--ink); }

/* brand lockup used as an "agent card" on the About page */
.brand--card { color: var(--ink); margin-bottom: 28px; }
.brand--card .brand-name { font-size: 40px; }
.brand--card .brand-sub { font-size: 20px; letter-spacing: 0.1em; color: var(--muted); opacity: 1; }  /* 20 ≥ 40 / 2 */

/* ---------------------------------------------------------------- services triptych (kumarawilcoxon.com) */
.services {
  position: relative;
  color: var(--white);
  background: var(--ink);
  overflow: hidden;
}
.services-media, .services-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.services-media::after { content: ""; position: absolute; inset: 0; background: rgba(8, 14, 24, 0.62); }
.services-inner { position: relative; z-index: 1; }
.services-grid { display: grid; }
.service {
  display: flex; flex-direction: column; justify-content: center;
  padding: 64px var(--pad-x);
  border-bottom: 1px solid var(--line-light);
  transition: background-color 0.3s var(--ease);
}
.service:last-child { border-bottom: 0; }
.service-title {
  margin: 0 0 16px;
  color: var(--white);
  font-family: var(--sans);
  font-size: 28px;
  font-weight: 300;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}
.service-copy { color: rgba(255, 255, 255, 0.86); max-width: 420px; font-size: 16px; }
.service-link {
  display: inline-flex; align-items: center; gap: 10px;
  min-height: 44px;
  font-size: 12.5px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase;
  text-decoration: none;
  color: var(--white);
}
.service-link .arrow { width: 18px; height: 18px; transition: transform 0.25s var(--ease); }
.service:hover { background: rgba(8, 14, 24, 0.35); }
.service:hover .service-link .arrow { transform: translateX(4px); }

@media (min-width: 900px) {
  .services-grid { grid-template-columns: repeat(3, 1fr); min-height: 720px; }
  .service {
    align-items: center; text-align: center;
    padding: 96px 40px;
    border-bottom: 0;
    border-left: 1px solid var(--line-light);
  }
  .service:first-child { border-left: 0; }
  .service-copy { margin-left: auto; margin-right: auto; }
}

/* ---------------------------------------------------------------- home value band (kumarawilcoxon.com "Proven Results") */
.value-band { background: var(--sand); padding: var(--section-y) 0; }
.value-band h2 { margin-bottom: 14px; }
.value-band .eyebrow { margin-bottom: 26px; }
.value-band .lead { margin-bottom: 44px; }
.value-form {
  display: grid;
  gap: 18px;
  text-align: left;
}
.value-form .field-hint { grid-column: 1 / -1; text-align: center; }
@media (min-width: 900px) {
  .value-form { grid-template-columns: 1fr 1fr auto; align-items: end; }
  .value-form .field--wide { grid-column: 1 / -1; }
  .value-submit { min-height: 54px; }
}

/* ---------------------------------------------------------------- forms */
.form { display: grid; gap: 20px; }
.field { display: grid; gap: 8px; }
.field label {
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}
.field input,
.field select,
.field textarea {
  width: 100%;
  min-height: 54px;
  padding: 12px 16px;
  font: 400 17px/1.4 var(--sans);
  color: var(--ink);
  background: var(--white);
  border: 1px solid rgba(15, 27, 45, 0.22);
  border-radius: 0;
  appearance: none;
  -webkit-appearance: none;
  transition: border-color 0.2s var(--ease), box-shadow 0.2s var(--ease);
}
.field select {
  padding-right: 44px;
  background: var(--white) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230f1b2d' stroke-width='1.3'/%3E%3C/svg%3E") no-repeat right 18px center / 12px 8px;
}
.field textarea { min-height: 128px; resize: vertical; }
.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: none;
  border-color: var(--ink);
  box-shadow: 0 0 0 1px var(--ink);
}
.field-row { display: grid; gap: 20px; }
@media (min-width: 600px) { .field-row { grid-template-columns: 1fr 1fr; } }
.field-hint { margin: 0; font-size: 14px; color: var(--muted); }
.form-sent {
  margin: 0;
  padding: 14px 16px;
  font-size: 15px;
  background: var(--paper);
  border-left: 2px solid var(--brass);
}

.panel {
  background: var(--white);
  padding: 32px 22px;
  border: 1px solid var(--line);
}
.section--paper .panel { border-color: transparent; }
@media (min-width: 700px) { .panel { padding: 48px; } }

.split { display: grid; gap: 48px; }
.split-text > p { color: var(--muted); }
@media (min-width: 1000px) {
  .split { grid-template-columns: 1fr 1.1fr; gap: 96px; align-items: center; }
  .split--top { align-items: start; }
}

.steps { list-style: none; margin: 32px 0; padding: 0; border-top: 1px solid var(--line); }
.steps li { display: flex; gap: 20px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.step-n { font-family: var(--serif); font-size: 20px; color: var(--brass); min-width: 28px; line-height: 1.5; }

/* ---------------------------------------------------------------- listings (hidden) + recent activity */
.activity-grid { display: grid; gap: 20px; }
@media (min-width: 900px) { .activity-grid { grid-template-columns: repeat(3, 1fr); gap: 28px; } }
.activity-card {
  display: flex; flex-direction: column;
  padding: 32px 28px 24px;
  border: 1px solid rgba(255, 255, 255, 0.14);
  background: rgba(255, 255, 255, 0.025);
  transition: border-color 0.3s var(--ease), background-color 0.3s var(--ease);
}
.activity-card:hover { border-color: rgba(255, 255, 255, 0.35); background: rgba(255, 255, 255, 0.05); }
.activity-top { display: flex; align-items: center; gap: 12px; margin-bottom: 28px; }
.pin { width: 26px; height: 26px; color: var(--brass-light); flex: none; }
.activity-status { font-size: 11.5px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255, 255, 255, 0.75); }
.activity-address { font-size: clamp(26px, 2.4vw, 32px); margin: 0 0 4px; }
.activity-city { margin: 0 0 18px; color: rgba(255, 255, 255, 0.7); }
.activity-price { font-family: var(--serif); font-size: 22px; color: var(--white); margin: 0 0 6px; }
.activity-facts { font-size: 15px; color: rgba(255, 255, 255, 0.75); margin: 0 0 24px; }
.activity-link {
  margin-top: auto;
  display: inline-flex; align-items: center; gap: 10px; min-height: 44px;
  padding-top: 16px;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  font-size: 12px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase;
  text-decoration: none; color: var(--white);
}
.activity-link .arrow { width: 18px; height: 18px; transition: transform 0.25s var(--ease); }
.activity-link:hover .arrow { transform: translateX(4px); }
.activity-note { margin: 32px 0 0; font-size: 14px; color: rgba(255, 255, 255, 0.6); }

/* ---------------------------------------------------------------- communities (kumarawilcoxon.com) */
.communities .container--narrow { padding-bottom: 56px; }
.communities .container--narrow::after {
  content: ""; display: block; height: 1px; background: var(--line); margin-top: 56px;
}
.communities .eyebrow { margin-bottom: 24px; }

.tiles { display: grid; grid-template-columns: 1fr 1fr; gap: 2px; }
@media (min-width: 900px) { .tiles { grid-template-columns: repeat(3, 1fr); gap: 0; } }
.tile {
  position: relative;
  display: block;
  aspect-ratio: 4 / 5;
  overflow: hidden;
  color: var(--white);
  text-decoration: none;
  background: var(--ink);
}
@media (min-width: 900px) { .tile { aspect-ratio: 4 / 3.4; } }
.tile-media, .tile-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.tile-media img { transition: transform 0.3s var(--ease); }
.tile-media::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(8, 14, 24, 0) 40%, rgba(8, 14, 24, 0.72) 100%);
  transition: background-color 0.3s var(--ease);
}
.tile:hover .tile-media img, .tile:focus-visible .tile-media img { transform: scale(1.06); }
.tile:hover .tile-media::after { background-color: rgba(8, 14, 24, 0.18); }
.tile-body {
  position: absolute; left: 0; right: 0; bottom: 0;
  padding: 18px 14px;
  display: grid; gap: 6px;
}
.tile-name {
  font-family: var(--sans);
  font-size: 15px;
  font-weight: 400;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.tile-desc { display: none; font-size: 15px; line-height: 1.5; color: rgba(255, 255, 255, 0.86); max-width: 360px; }
.tile-cta {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: 11px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase;
  color: rgba(255, 255, 255, 0.86);
}
.tile-cta .arrow { width: 16px; height: 16px; transition: transform 0.25s var(--ease); }
.tile:hover .tile-cta .arrow { transform: translateX(4px); }
@media (min-width: 700px) {
  .tile-body { padding: 32px; gap: 10px; }
  .tile-name { font-size: clamp(20px, 2vw, 28px); letter-spacing: 0.16em; }
  .tile-desc { display: block; }
  .tile-cta { font-size: 12px; }
}

.area-list {
  list-style: none; margin: 40px 0 0; padding: 0;
  display: flex; flex-wrap: wrap; justify-content: center; gap: 4px 28px;
}
.area-list li { display: flex; }
.area-list a {
  display: inline-flex; align-items: center; min-height: 44px;
  font-size: 12.5px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--muted); text-decoration: none;
  transition: color 0.2s var(--ease);
}
.area-list a:hover { color: var(--ink); text-decoration: underline; }

/* ---------------------------------------------------------------- closing CTA (jademills.com / kumarawilcoxon.com) */
.cta-band {
  position: relative;
  color: var(--white);
  background: var(--ink);
  overflow: hidden;
  text-align: center;
}
.cta-media, .cta-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta-media::after { content: ""; position: absolute; inset: 0; background: rgba(8, 14, 24, 0.58); }
.cta-inner { position: relative; z-index: 1; padding-top: 128px; padding-bottom: 128px; max-width: 900px; }
.cta-band h2 { color: var(--white); margin-bottom: 18px; }
.cta-band .eyebrow { margin-bottom: 26px; }
.cta-copy { max-width: 560px; margin: 0 auto 36px; color: rgba(255, 255, 255, 0.88); }
@media (min-width: 1100px) { .cta-inner { padding-top: 184px; padding-bottom: 184px; } }

/* ---------------------------------------------------------------- about page */
.expect {
  list-style: none; margin: 0; padding: 0;
  display: grid; gap: 0;
  border-top: 1px solid var(--line);
}
.expect li { padding: 32px 0; border-bottom: 1px solid var(--line); }
.expect h3 { margin-bottom: 10px; }
.expect p { margin: 0; color: var(--muted); }
@media (min-width: 900px) {
  .expect { grid-template-columns: repeat(3, 1fr); border-top: 0; }
  .expect li { padding: 8px 40px; border-bottom: 0; border-left: 1px solid var(--line); }
  .expect li:first-child { border-left: 0; padding-left: 0; }
}

.detail-list { margin: 24px 0 0; border-top: 1px solid var(--line); }
.detail-list > div {
  display: grid; gap: 4px;
  padding: 16px 0; border-bottom: 1px solid var(--line);
}
@media (min-width: 600px) { .detail-list > div { grid-template-columns: 160px 1fr; gap: 24px; } }
.detail-list dt { font-size: 12px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); padding-top: 3px; }
.detail-list dd { margin: 0; color: var(--ink); }
.detail-list dd a { display: inline-block; padding: 10px 0; margin: -10px 0; }

.area-chips { list-style: none; margin: 24px 0 18px; padding: 0; display: flex; flex-wrap: wrap; gap: 10px; }
.area-chips a {
  display: inline-flex; align-items: center; min-height: 44px; padding: 0 18px;
  border: 1px solid var(--line);
  font-size: 14px; text-decoration: none; color: var(--ink);
  transition: background-color 0.2s var(--ease), color 0.2s var(--ease), border-color 0.2s var(--ease);
}
.area-chips a:hover { background: var(--ink); border-color: var(--ink); color: var(--white); }

/* ---------------------------------------------------------------- contact page */
.contact-lines { list-style: none; margin: 24px 0 40px; padding: 0; border-top: 1px solid var(--line); }
.contact-lines li { display: grid; gap: 2px; padding: 16px 0; border-bottom: 1px solid var(--line); }
@media (min-width: 600px) { .contact-lines li { grid-template-columns: 140px 1fr; gap: 24px; align-items: baseline; } }
.contact-lines .k { font-size: 12px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.contact-lines .v { font-family: var(--serif); font-size: 24px; color: var(--ink); text-decoration: none; overflow-wrap: anywhere; }
.contact-lines a.v { display: inline-flex; align-items: center; min-height: 44px; }
.contact-lines .v--email { font-size: 20px; }
.contact-lines a.v:hover { text-decoration: underline; }
.office { margin-bottom: 32px; }
.office p:last-child { margin: 0; }
.note {
  padding: 20px 22px;
  background: var(--paper);
  border-left: 2px solid var(--brass);
  font-size: 15px;
  color: var(--muted);
}

.not-found { padding-top: calc(var(--header-h) + 96px); min-height: 70vh; }

/* ---------------------------------------------------------------- footer (kumarawilcoxon.com) */
.site-footer {
  background: var(--paper);
  color: var(--text);
  padding: 88px 0 40px;
  font-size: 15px;
}
.footer-top {
  display: grid; gap: 20px;
  padding-bottom: 48px;
  border-bottom: 1px solid var(--line);
}
.brand--footer { color: var(--ink); }
.brand--footer .brand-name { font-size: 34px; }
.brand--footer .brand-sub { font-size: 17px; letter-spacing: 0.1em; opacity: 1; }  /* 17 ≥ 34 / 2 */
.footer-tag { margin: 0; color: var(--muted); max-width: 520px; }
@media (min-width: 900px) {
  .footer-top { grid-template-columns: 1fr 1fr; align-items: end; }
  .footer-tag { justify-self: end; text-align: right; }
}

.footer-grid {
  display: grid; gap: 40px;
  padding: 48px 0;
}
@media (min-width: 700px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1000px) { .footer-grid { grid-template-columns: 1fr 1fr 1.4fr; } }
.footer-h {
  font-family: var(--sans);
  font-size: 12px; font-weight: 600; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--ink);
  margin: 0 0 14px;
}
.footer-list { list-style: none; margin: 0; padding: 0; font-style: normal; color: var(--muted); line-height: 1.6; }
.footer-list a { text-decoration: none; color: var(--muted); display: inline-flex; align-items: center; min-height: 44px; }
address.footer-list a { min-height: 0; padding: 10px 0; display: inline-block; line-height: 24px; }
.footer-list a:hover { color: var(--ink); text-decoration: underline; }
.footer-list--cols { columns: 2; column-gap: 24px; }
@media (min-width: 1000px) { .footer-list--cols { columns: 3; } }

.footer-nav {
  display: flex; flex-wrap: wrap; gap: 0 36px;
  padding: 8px 0 24px;
  border-bottom: 1px solid var(--line);
}
.footer-nav a {
  display: inline-flex; align-items: center; min-height: 44px;
  font-size: 12.5px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase;
  text-decoration: none; color: var(--ink);
}
.footer-nav a:hover { text-decoration: underline; }

.footer-legal { padding-top: 32px; display: grid; gap: 18px; }
.footer-trec { display: grid; gap: 4px; }
.footer-trec a {
  display: inline-flex; align-items: center; min-height: 44px;
  color: var(--ink); font-size: 15px; font-weight: 500;
  text-decoration: underline; text-decoration-color: var(--brass); text-underline-offset: 4px;
}
.footer-trec a:hover { text-decoration-thickness: 2px; }
@media (min-width: 900px) { .footer-trec { display: flex; flex-wrap: wrap; gap: 4px 40px; } }
.footer-fine { margin: 0; font-size: 13px; line-height: 1.65; color: var(--muted); max-width: 980px; }
.footer-fine a { color: var(--ink); }
.footer-base {
  display: grid; gap: 18px;
  padding-top: 24px;
  border-top: 1px solid var(--line);
}
@media (min-width: 900px) { .footer-base { grid-template-columns: 1fr auto; align-items: center; } }
.footer-marks { display: flex; align-items: center; gap: 16px; }
.eho { width: 46px; height: auto; color: var(--ink); flex: none; }

/* ---------------------------------------------------------------- phone call/text bar */
.callbar {
  position: fixed;
  left: 0; right: 0; bottom: 0;
  z-index: 40;
  display: grid; grid-template-columns: 1fr 1fr;
  background: var(--ink);
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  padding-bottom: env(safe-area-inset-bottom);
}
.callbar a {
  display: flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 56px;
  color: var(--white);
  font-size: 13px; font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase;
  text-decoration: none;
}
.callbar a + a { border-left: 1px solid rgba(255, 255, 255, 0.14); }
.callbar svg { width: 20px; height: 20px; }
body { padding-bottom: 56px; }
@media (min-width: 900px) {
  .callbar { display: none; }
  body { padding-bottom: 0; }
}

/* ---------------------------------------------------------------- motion */
.js [data-reveal] {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 0.7s var(--ease), transform 0.7s var(--ease);
}
.js [data-reveal].is-in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  .hero-media img { animation: none; transform: none; }
  .js [data-reveal] { opacity: 1; transform: none; }
  .tile:hover .tile-media img { transform: none; }
}

/* Spanish mode: hide the extra Spanish line (the main copy is already Spanish) */
html[lang="es"] [data-es-hide] { display: none; }
html[lang="es"] .hero-tagline { margin-bottom: 36px; }