/* Mariela Lovo Ol — site styles. Palette from the brand board:
   06355E navy · 024277 deep blue · 63A3D0 sky · D2E1F1 mist · E0E9F4 ice */
:root {
  --navy: #06355e;
  --deep: #024277;
  --sky: #63a3d0;
  --mist: #d2e1f1;
  --ice: #e0e9f4;
  --paper: #ffffff;
  --page: #f6f9fc;
  --ink: #0f2233;
  --ink-2: #3c5163;
  --line: #c9d8e8;
  --sunset: #f2a65a;          /* used only as a hint of warmth over the hero photo */
  --ok: #1f7a4d;
  --warn: #9a5b00;
  --err: #b3261e;
  --radius: 14px;
  --shadow: 0 10px 30px rgba(6, 53, 94, .12);
  --serif: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans: 'Figtree', system-ui, -apple-system, 'Segoe UI', Roboto, sans-serif;
  --wrap: 1180px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { animation: none !important; transition: none !important; } }
body { margin: 0; font: 400 17px/1.6 var(--sans); color: var(--ink); background: var(--page); }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--deep); text-underline-offset: 3px; }
a:hover { color: var(--navy); }
:focus-visible { outline: 3px solid var(--sky); outline-offset: 2px; border-radius: 4px; }
h1, h2, h3 { font-family: var(--serif); color: var(--navy); line-height: 1.15; margin: 0 0 .5em; font-weight: 600; }
h1 { font-size: clamp(2.2rem, 5vw, 3.6rem); }
h2 { font-size: clamp(1.7rem, 3.2vw, 2.4rem); }
h3 { font-size: 1.35rem; }
p { margin: 0 0 1em; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 16px; }
.narrow { max-width: 760px; }
.lead { font-size: 1.15rem; color: var(--ink-2); max-width: 62ch; }
.eyebrow { text-transform: uppercase; letter-spacing: .14em; font-size: .78rem; font-weight: 600; color: var(--deep); }
.muted { color: var(--ink-2); }
.small { font-size: .88rem; }
.section { padding: 56px 0; }
.section.alt { background: var(--ice); }
.skip { position: absolute; left: -9999px; top: 0; background: var(--navy); color: #fff; padding: 10px 16px; z-index: 100; }
.skip:focus { left: 8px; top: 8px; }
[hidden] { display: none !important; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* ── Buttons ───────────────────────────────────────────── */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: .5em; padding: .8em 1.4em; border-radius: 999px; border: 2px solid var(--deep); background: var(--deep); color: #fff; font: 600 1rem/1.2 var(--sans); text-decoration: none; cursor: pointer; min-height: 44px; }
.btn:hover { background: var(--navy); border-color: var(--navy); color: #fff; }
.btn.ghost { background: transparent; color: var(--deep); }
.btn.ghost:hover { background: var(--deep); color: #fff; }
.btn.light { background: #fff; color: var(--navy); border-color: #fff; }
.btn.light:hover { background: var(--ice); color: var(--navy); }
.btn[disabled] { opacity: .6; cursor: progress; }

/* ── Header ────────────────────────────────────────────── */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255, 255, 255, .96); backdrop-filter: blur(8px); border-bottom: 1px solid var(--line); }
.site-header .bar { max-width: var(--wrap); margin: 0 auto; padding: 8px 16px; display: flex; align-items: center; gap: 12px; }
.brand { display: flex; align-items: center; gap: 10px; text-decoration: none; color: var(--navy); margin-right: auto; }
.brand img { width: 40px; height: 40px; border-radius: 50%; object-fit: cover; }
.brand span { display: flex; flex-direction: column; line-height: 1.1; white-space: nowrap; }
.brand strong { font-family: var(--serif); font-size: 1.3rem; }
.brand small { font-size: .7rem; letter-spacing: .12em; color: var(--ink-2); }
.primary ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 2px; }
.primary a { display: block; white-space: nowrap; padding: 8px 9px; border-radius: 8px; text-decoration: none; color: var(--ink); font-weight: 500; font-size: .95rem; }
.primary a:hover, .primary a[aria-current] { background: var(--ice); color: var(--navy); }
.menu-toggle { display: none; }
.lang-switch { padding: 6px 12px; border-radius: 999px; border: 1.5px solid var(--deep); color: var(--deep); font-weight: 600; font-size: .9rem; text-decoration: none; white-space: nowrap; }
.lang-switch:hover { background: var(--deep); color: #fff; }
.saved-link { position: relative; display: grid; place-items: center; width: 40px; height: 40px; border-radius: 50%; color: var(--deep); }
.saved-link svg { width: 22px; height: 22px; }
.saved-link .count { position: absolute; top: 2px; right: 0; background: var(--deep); color: #fff; font-size: .65rem; border-radius: 999px; padding: 1px 5px; }
.contact-strip { background: var(--navy); color: var(--mist); font-size: .85rem; display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; padding: 4px 16px; }
.contact-strip a { color: #fff; font-weight: 600; }
@media (max-width: 1100px) {
  .menu-toggle { display: inline-flex; min-height: 40px; padding: 6px 12px; border-radius: 8px; border: 1.5px solid var(--line); background: #fff; font: 600 .9rem var(--sans); color: var(--navy); cursor: pointer; }
  .primary ul { display: none; position: absolute; left: 0; right: 0; top: 100%; background: #fff; flex-direction: column; padding: 8px 16px 16px; border-bottom: 1px solid var(--line); box-shadow: var(--shadow); }
  .primary.open ul { display: flex; }
  .primary a { padding: 12px; }
}

/* ── Splash (home) ─────────────────────────────────────── */
.splash { position: relative; min-height: calc(100vh - 90px); min-height: calc(100svh - 90px); display: grid; align-items: center; color: #fff; overflow: hidden; isolation: isolate; }
.splash .hero-img { position: absolute; inset: 0; z-index: -2; background: linear-gradient(180deg, #f6b26b 0%, #e98b62 30%, #6d6f9c 62%, var(--navy) 100%); }
.splash .hero-img img { width: 100%; height: 100%; object-fit: cover; }
.splash::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(6, 53, 94, .88) 0%, rgba(6, 53, 94, .55) 48%, rgba(6, 53, 94, .15) 100%), linear-gradient(0deg, rgba(6, 53, 94, .7), transparent 45%); }
.splash-inner { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: 40px; align-items: center; padding: 48px 16px; max-width: var(--wrap); margin: 0 auto; width: 100%; }
.splash h1 { color: #fff; font-size: clamp(2.8rem, 7vw, 5.2rem); margin-bottom: .15em; }
.splash .eyebrow { color: var(--mist); }
.splash .lead { color: #e9f1f9; font-size: 1.25rem; }
.portrait { justify-self: center; position: relative; width: min(340px, 80vw); }
.portrait img { border-radius: 200px 200px 24px 24px; border: 6px solid rgba(255, 255, 255, .9); box-shadow: 0 30px 60px rgba(0, 0, 0, .35); aspect-ratio: 2 / 3; object-fit: cover; object-position: center top; }
.portrait figcaption { position: absolute; bottom: -18px; left: 50%; transform: translateX(-50%); background: #fff; color: var(--navy); padding: 8px 18px; border-radius: 999px; font-weight: 600; font-size: .9rem; white-space: nowrap; box-shadow: var(--shadow); }
.choose { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin: 28px 0 18px; }
.choice { display: flex; flex-direction: column; gap: 6px; padding: 22px; border-radius: var(--radius); background: rgba(255, 255, 255, .12); border: 1.5px solid rgba(255, 255, 255, .45); color: #fff; text-decoration: none; backdrop-filter: blur(6px); transition: transform .15s, background .15s; }
.choice:hover, .choice:focus-visible { background: rgba(255, 255, 255, .96); color: var(--navy); transform: translateY(-3px); }
.choice .state { font-size: .75rem; letter-spacing: .16em; text-transform: uppercase; opacity: .85; }
.choice strong { font-family: var(--serif); font-size: 1.9rem; line-height: 1.1; }
.choice span.sub { font-size: .92rem; opacity: .9; }
.choice .go { margin-top: 8px; font-weight: 700; }
.splash .alt-cta { color: var(--mist); }
.splash .alt-cta a { color: #fff; font-weight: 600; }
@media (max-width: 860px) {
  .splash-inner { grid-template-columns: 1fr; text-align: center; gap: 28px; }
  .portrait { order: -1; width: min(220px, 60vw); }
  .splash .lead { margin-inline: auto; }
  .choose { grid-template-columns: 1fr; }
}

/* ── Page heads ────────────────────────────────────────── */
.page-head { background: linear-gradient(135deg, var(--navy), var(--deep)); color: #fff; padding: 48px 0 40px; }
.page-head h1, .page-head .eyebrow { color: #fff; }
.page-head .lead { color: var(--mist); }
.page-head.photo { position: relative; isolation: isolate; }
.crumbs ol { list-style: none; display: flex; flex-wrap: wrap; gap: 6px; padding: 0; margin: 0 0 14px; font-size: .88rem; }
.crumbs li + li::before { content: '›'; margin-right: 6px; opacity: .7; }
.page-head .crumbs a { color: var(--mist); }
.page-head .crumbs li[aria-current] { color: #fff; }

/* ── Cards & grids ─────────────────────────────────────── */
.grid { display: grid; gap: 20px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 280px), 1fr)); }
.card { position: relative; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; box-shadow: 0 2px 8px rgba(6, 53, 94, .05); }
.card-media { display: block; aspect-ratio: 3 / 2; background: var(--mist); }
.card-media img { width: 100%; height: 100%; object-fit: cover; }
.no-photo { display: grid; place-items: center; height: 100%; color: var(--ink-2); font-size: .9rem; background: repeating-linear-gradient(45deg, var(--ice), var(--ice) 10px, var(--mist) 10px, var(--mist) 20px); }
.card-body { padding: 14px 16px 16px; }
.listing .price { font: 700 1.35rem var(--sans); color: var(--navy); margin: 0; }
.listing .specs { margin: 0 0 4px; color: var(--ink-2); font-size: .95rem; }
.listing .addr { font: 600 1rem var(--sans); margin: 0; }
.listing .addr a { color: var(--ink); text-decoration: none; }
.listing .addr a:hover { text-decoration: underline; }
.listing .city { margin: 0 0 8px; color: var(--ink-2); font-size: .92rem; }
.listing .courtesy { font-size: .8rem; color: var(--ink-2); margin: 0; border-top: 1px solid var(--ice); padding-top: 8px; }
.listing.is-sample::before { content: 'SAMPLE'; position: absolute; top: 10px; left: 10px; z-index: 2; background: var(--warn); color: #fff; font: 700 .7rem var(--sans); padding: 3px 8px; border-radius: 6px; letter-spacing: .08em; }
.badge { position: absolute; top: 10px; right: 56px; background: var(--navy); color: #fff; font-size: .72rem; font-weight: 600; padding: 4px 10px; border-radius: 999px; }
.fav { position: absolute; top: 8px; right: 8px; width: 40px; height: 40px; border-radius: 50%; border: 0; background: rgba(255, 255, 255, .92); display: grid; place-items: center; cursor: pointer; }
.fav svg { width: 20px; height: 20px; fill: none; stroke: var(--deep); stroke-width: 2; }
.fav[aria-pressed='true'] svg { fill: var(--deep); }
.guide-card { display: flex; flex-direction: column; text-decoration: none; color: inherit; padding: 20px; gap: 6px; }
.guide-card h3 { margin: 0; }
.guide-card p { margin: 0; color: var(--ink-2); font-size: .95rem; }
.guide-card .more { margin-top: auto; padding-top: 10px; font-weight: 600; color: var(--deep); }
.guide-card:hover { border-color: var(--sky); box-shadow: var(--shadow); }
.tools { display: grid; gap: 16px; grid-template-columns: repeat(auto-fit, minmax(min(100%, 240px), 1fr)); }
.tool { padding: 22px; border-radius: var(--radius); background: #fff; border: 1px solid var(--line); text-decoration: none; color: inherit; }
.tool strong { display: block; font-family: var(--serif); font-size: 1.4rem; color: var(--navy); }
.tool:hover { border-color: var(--sky); box-shadow: var(--shadow); }

/* ── Stats ─────────────────────────────────────────────── */
.stats { display: grid; grid-template-columns: repeat(auto-fit, minmax(160px, 1fr)); gap: 12px; margin: 0; }
.stats div { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 14px 16px; }
.stats dt { font-size: .8rem; color: var(--ink-2); text-transform: uppercase; letter-spacing: .08em; }
.stats dd { margin: 2px 0 0; font: 700 1.4rem var(--sans); color: var(--navy); }

/* ── Forms ─────────────────────────────────────────────── */
.panel { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; box-shadow: var(--shadow); }
form .row, .fk-row { display: flex; flex-direction: column; gap: 4px; margin-bottom: 14px; }
.cols { display: grid; gap: 0 14px; grid-template-columns: repeat(auto-fit, minmax(min(100%, 160px), 1fr)); }
label { font-weight: 600; font-size: .92rem; color: var(--ink); }
input, select, textarea { font: 400 1rem var(--sans); color: var(--ink); padding: 11px 12px; border: 1.5px solid var(--line); border-radius: 10px; background: #fff; min-height: 44px; width: 100%; }
input:focus, select:focus, textarea:focus { border-color: var(--deep); outline: 3px solid var(--mist); outline-offset: 0; }
input[aria-invalid='true'] { border-color: var(--err); }
.check { flex-direction: row !important; align-items: flex-start; gap: 10px !important; font-weight: 400; font-size: .85rem; color: var(--ink-2); }
.check input { width: 20px; min-height: 20px; height: 20px; margin-top: 2px; flex: none; }
.fk-err, .err { color: var(--err); font-size: .85rem; margin: 0; min-height: 0; }
.fk-status, .status { font-weight: 600; margin: 8px 0 0; }
.fk button, form button[type='submit'] { display: inline-flex; align-items: center; justify-content: center; padding: .8em 1.4em; border-radius: 999px; border: 2px solid var(--deep); background: var(--deep); color: #fff; font: 600 1rem/1.2 var(--sans); cursor: pointer; min-height: 44px; }
.fk button:hover, form button[type='submit']:hover { background: var(--navy); }
.consent { font-size: .8rem; color: var(--ink-2); margin-top: 10px; }
.segmented { display: flex; gap: 8px; flex-wrap: wrap; border: 0; padding: 0; margin: 0 0 14px; }
.segmented legend { font-weight: 600; font-size: .92rem; margin-bottom: 6px; padding: 0; }
.segmented label { display: inline-flex; align-items: center; gap: 6px; padding: 8px 14px; border: 1.5px solid var(--line); border-radius: 999px; font-weight: 500; cursor: pointer; }
.segmented input { width: auto; min-height: 0; }
.segmented label:has(input:checked) { border-color: var(--deep); background: var(--ice); }

/* ── Search ────────────────────────────────────────────── */
.search-bar { display: grid; gap: 10px; grid-template-columns: repeat(auto-fit, minmax(min(100%, 140px), 1fr)); align-items: end; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 16px; box-shadow: var(--shadow); }
.search-bar .row { margin: 0; }
.search-bar .actions { display: flex; gap: 8px; flex-wrap: wrap; }
.toggles { display: flex; gap: 14px; align-items: center; flex-wrap: wrap; }
.toggles label { display: flex; gap: 6px; align-items: center; font-weight: 500; }
.toggles input { width: 18px; min-height: 18px; height: 18px; }
.results-head { display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 10px; margin: 24px 0 12px; }
.pager { display: flex; gap: 8px; justify-content: center; margin: 28px 0; align-items: center; }
.notice { border-radius: 12px; padding: 14px 16px; margin: 16px 0; font-weight: 500; }
.notice.warn { background: #fff4e0; border: 1px solid #f0c27a; color: #5a3900; }
.notice.info { background: var(--ice); border: 1px solid var(--mist); color: var(--navy); }
.idx-notice { font-size: .78rem; color: var(--ink-2); border-top: 1px solid var(--line); margin-top: 28px; padding-top: 14px; }
.idx-notice .mls-logo { height: 28px; width: auto; margin-bottom: 6px; }

/* ── Listing detail ────────────────────────────────────── */
.gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 6px; border-radius: var(--radius); overflow: hidden; aspect-ratio: 16 / 7; background: var(--mist); }
.gallery img { width: 100%; height: 100%; object-fit: cover; }
.gallery img:first-child { grid-row: span 2; }
.gallery .no-photo { grid-column: span 2; grid-row: span 2; }
.thumbs { display: flex; gap: 6px; overflow-x: auto; margin-top: 6px; padding-bottom: 4px; }
.thumbs img { width: 110px; height: 74px; object-fit: cover; border-radius: 6px; flex: none; }
@media (max-width: 700px) { .gallery { grid-template-columns: 1fr; grid-template-rows: auto; aspect-ratio: 3 / 2; } .gallery img:not(:first-child) { display: none; } }
.detail { display: grid; grid-template-columns: minmax(0, 1.6fr) minmax(0, 1fr); gap: 32px; margin-top: 24px; align-items: start; }
@media (max-width: 900px) { .detail { grid-template-columns: 1fr; } }
.detail .price { font: 700 2.1rem var(--sans); color: var(--navy); margin: 0; }
.facts { display: grid; grid-template-columns: repeat(auto-fill, minmax(170px, 1fr)); gap: 0; border: 1px solid var(--line); border-radius: 12px; overflow: hidden; margin: 0 0 20px; }
.facts div { padding: 10px 14px; border-bottom: 1px solid var(--ice); background: #fff; }
.facts dt { font-size: .8rem; color: var(--ink-2); }
.facts dd { margin: 0; font-weight: 600; }
.sticky { position: sticky; top: 110px; }
.attribution { font-size: .85rem; color: var(--ink-2); background: var(--ice); padding: 10px 14px; border-radius: 10px; }

/* ── Guides ────────────────────────────────────────────── */
.guide-layout { display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: 40px; align-items: start; }
@media (max-width: 960px) { .guide-layout { grid-template-columns: 1fr; } }
.prose h2 { margin-top: 1.6em; font-size: 1.9rem; }
.prose h3 { margin-top: 1.2em; }
.prose p, .prose li { max-width: 70ch; }
.glance { display: grid; grid-template-columns: repeat(auto-fit, minmax(170px, 1fr)); gap: 10px; margin: 0 0 24px; }
.glance div { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 12px 14px; }
.glance dt { font-size: .78rem; color: var(--ink-2); text-transform: uppercase; letter-spacing: .06em; }
.glance dd { margin: 2px 0 0; font-weight: 700; color: var(--navy); }
.glance sup a { font-size: .7rem; text-decoration: none; }
.areas { display: grid; gap: 12px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 260px), 1fr)); margin: 0; padding: 0; list-style: none; }
.areas li { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 16px; }
.areas strong { display: block; color: var(--navy); margin-bottom: 4px; }
details.faq { background: #fff; border: 1px solid var(--line); border-radius: 12px; padding: 0 16px; margin-bottom: 10px; }
details.faq summary { cursor: pointer; font-weight: 600; padding: 14px 0; list-style-position: outside; }
details.faq[open] summary { color: var(--navy); }
.sources { font-size: .85rem; color: var(--ink-2); }
.sources li { margin-bottom: 4px; overflow-wrap: anywhere; }
.video { aspect-ratio: 16 / 9; border-radius: var(--radius); overflow: hidden; background: var(--navy); }
.video iframe { width: 100%; height: 100%; border: 0; }
.gate { background: linear-gradient(160deg, var(--navy), var(--deep)); color: #fff; }
.gate h2, .gate h3 { color: #fff; }
.gate label { color: #fff; }
.gate .consent, .gate .muted { color: var(--mist); }
.gate a { color: #fff; }

/* ── Reviews ───────────────────────────────────────────── */
.review { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 24px; margin-bottom: 18px; }
.review blockquote { margin: 0 0 14px; font-family: var(--serif); font-size: 1.35rem; line-height: 1.45; color: var(--ink); }
.review footer { font-size: .88rem; color: var(--ink-2); }
.review .meta { display: flex; flex-wrap: wrap; gap: 4px 14px; }
.policy { font-size: .9rem; color: var(--ink-2); background: var(--ice); border-radius: 12px; padding: 14px 16px; }
.rv-stars { display: flex; gap: 4px; }

/* ── Valuation ─────────────────────────────────────────── */
.estimate { text-align: center; padding: 28px; }
.estimate .mid { font: 700 clamp(2.4rem, 6vw, 3.4rem) var(--sans); color: var(--navy); margin: 0; }
.estimate .range { font-size: 1.1rem; color: var(--ink-2); }
.disclaimer { font-size: .8rem; color: var(--ink-2); line-height: 1.5; }
.disclaimer.tx { font-size: 12pt; }
.steps { display: flex; gap: 8px; margin-bottom: 16px; list-style: none; padding: 0; }
.steps li { flex: 1; font-size: .85rem; padding: 6px 10px; border-bottom: 3px solid var(--mist); color: var(--ink-2); }
.steps li[aria-current] { border-color: var(--deep); color: var(--navy); font-weight: 600; }

/* ── Mortgage calculator ───────────────────────────────── */
.calc { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 24px; }
@media (max-width: 800px) { .calc { grid-template-columns: 1fr; } }
.calc-out { background: var(--navy); color: #fff; border-radius: var(--radius); padding: 24px; }
.calc-out .total { font: 700 2.8rem var(--sans); margin: 4px 0 16px; }
.calc-out dl { display: grid; grid-template-columns: 1fr auto; gap: 6px 12px; margin: 0; }
.calc-out dt { color: var(--mist); }
.calc-out dd { margin: 0; text-align: right; font-weight: 600; }
.bar-chart { display: flex; height: 14px; border-radius: 999px; overflow: hidden; margin: 12px 0 18px; background: rgba(255, 255, 255, .15); }
.bar-chart span { display: block; height: 100%; }
.with-suffix { position: relative; }

/* ── About ─────────────────────────────────────────────── */
.about { display: grid; grid-template-columns: 340px minmax(0, 1fr); gap: 40px; align-items: start; }
.about img { border-radius: var(--radius); box-shadow: var(--shadow); }
@media (max-width: 820px) { .about { grid-template-columns: 1fr; } .about img { max-width: 300px; } }
.chips { display: flex; flex-wrap: wrap; gap: 8px; list-style: none; padding: 0; }
.chips li { background: var(--ice); color: var(--navy); border-radius: 999px; padding: 6px 12px; font-weight: 600; font-size: .88rem; }

/* ── Footer ────────────────────────────────────────────── */
.site-footer { background: var(--navy); color: var(--mist); padding: 44px 0 24px; margin-top: 40px; font-size: .92rem; }
.site-footer h2 { color: #fff; font-size: 1.3rem; }
.site-footer a { color: #fff; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 28px; }
@media (max-width: 860px) { .footer-grid { grid-template-columns: 1fr; } }
.site-footer .links { list-style: none; padding: 0; margin: 0 0 12px; columns: 2; }
.site-footer .links li { margin-bottom: 6px; }
.brokerage { margin-bottom: 16px; }
.brokerage strong { color: #fff; font-size: 1.05rem; }
.lic { font-size: .82rem; }
.trec p { font-size: 12pt; font-weight: 600; }
.fine { border-top: 1px solid rgba(255, 255, 255, .15); margin-top: 24px; padding-top: 18px; font-size: .8rem; }
.fh { display: flex; gap: 12px; align-items: center; }
.eho { width: 40px; height: 40px; flex: none; color: #fff; }

/* ── Chat widget ───────────────────────────────────────── */
.chat-launch { position: fixed; right: 16px; bottom: 16px; z-index: 60; border-radius: 999px; padding: 12px 18px; background: var(--deep); color: #fff; border: 0; font: 600 1rem var(--sans); box-shadow: var(--shadow); cursor: pointer; display: flex; gap: 8px; align-items: center; min-height: 48px; }
.chat-launch:hover { background: var(--navy); }
.chat-panel { position: fixed; right: 16px; bottom: 76px; z-index: 61; width: min(380px, calc(100vw - 32px)); height: min(560px, calc(100vh - 110px)); background: #fff; border-radius: 16px; box-shadow: 0 20px 50px rgba(6, 53, 94, .3); display: flex; flex-direction: column; overflow: hidden; border: 1px solid var(--line); }
.chat-head { background: var(--navy); color: #fff; padding: 12px 14px; display: flex; align-items: center; gap: 10px; }
.chat-head img { width: 34px; height: 34px; border-radius: 50%; }
.chat-head strong { flex: 1; }
.chat-head button { background: none; border: 0; color: #fff; font-size: 1.4rem; cursor: pointer; width: 36px; height: 36px; }
.chat-disclosure { font-size: .72rem; background: #fff4e0; color: #5a3900; padding: 8px 12px; margin: 0; }
.chat-log { flex: 1; overflow-y: auto; padding: 12px; display: flex; flex-direction: column; gap: 8px; background: var(--page); }
.msg { max-width: 85%; padding: 9px 12px; border-radius: 14px; font-size: .95rem; white-space: pre-wrap; overflow-wrap: anywhere; }
.msg.bot { background: #fff; border: 1px solid var(--line); align-self: flex-start; border-bottom-left-radius: 4px; }
.msg.me { background: var(--deep); color: #fff; align-self: flex-end; border-bottom-right-radius: 4px; }
.chat-form { display: flex; gap: 6px; padding: 10px; border-top: 1px solid var(--line); }
.chat-form input { flex: 1; }
.chat-form button { border-radius: 10px; border: 0; background: var(--deep); color: #fff; padding: 0 14px; font-weight: 600; cursor: pointer; }
.chat-lead { padding: 10px 12px; border-top: 1px solid var(--line); font-size: .88rem; }
.chat-lead summary { cursor: pointer; font-weight: 600; color: var(--deep); }
.chat-lead input { margin-top: 6px; min-height: 40px; padding: 8px 10px; }

/* ── Print (guides print cleanly too) ──────────────────── */
@media print {
  .site-header, .site-footer, .chat-launch, .chat-panel, .gate, .fav { display: none !important; }
  body { background: #fff; }
}

/* Small phones: keep the brand, menu, saved and language controls on one row. */
@media (max-width: 480px) {
  .site-header .bar { gap: 6px; padding: 8px 12px; }
  .brand { min-width: 0; }
  .brand strong { font-size: 1.05rem; overflow: hidden; text-overflow: ellipsis; }
  .brand img { width: 34px; height: 34px; }
  .lang-switch { padding: 5px 9px; font-size: .82rem; }
  .menu-toggle { padding: 6px 9px !important; }
}
.calc-out .eyebrow { color: var(--mist); }
.mls-mark { display: inline; height: 16px; width: auto; vertical-align: middle; margin-right: 4px; }

/* ── Header CTA + home-page focus sections ─────────────── */
.primary ul { align-items: center; }
.primary .menu-cta { margin-left: 6px; }
.primary .menu-cta .btn { padding: .55em 1.1em; min-height: 40px; color: #fff; }
.primary .menu-cta .btn:hover { color: #fff; }
@media (max-width: 1100px) { .primary .menu-cta { margin: 8px 0 0; } .primary .menu-cta .btn { display: inline-flex; } }
.splash .tagline { font-family: var(--serif); font-size: clamp(1.5rem, 3vw, 2.2rem); line-height: 1.2; color: #fff; margin: 0 0 .5em; max-width: 22ch; }
.why h2 { max-width: 20ch; }
.reasons { list-style: none; padding: 0; margin: 28px 0 0; display: grid; gap: 18px; grid-template-columns: repeat(auto-fit, minmax(min(100%, 300px), 1fr)); }
.reasons li { background: #fff; border: 1px solid var(--line); border-top: 4px solid var(--sky); border-radius: var(--radius); padding: 22px; }
.reasons h3 { margin-bottom: .35em; }
.reasons p { margin: 0; color: var(--ink-2); }
.how { list-style: none; padding: 0; margin: 20px 0 0; display: grid; gap: 18px; grid-template-columns: repeat(auto-fit, minmax(min(100%, 260px), 1fr)); counter-reset: none; }
.how li { padding: 18px 20px; border-left: 3px solid var(--deep); background: #fff; border-radius: 0 12px 12px 0; }
.how h3 { font-size: 1.25rem; }
.how p { margin: 0; color: var(--ink-2); }
.proof { margin: 0; text-align: center; }
.proof blockquote { margin: 0 0 14px; font-family: var(--serif); font-size: clamp(1.4rem, 3vw, 2rem); line-height: 1.35; color: var(--navy); }
.proof figcaption { color: var(--ink-2); font-size: .92rem; }
.cta-band { background: linear-gradient(135deg, var(--navy), var(--deep)); color: #fff; text-align: center; }
.cta-band h2 { color: #fff; }
.cta-band p { color: var(--mist); }
.btn.ghost.on-dark { color: #fff; border-color: #fff; }
.btn.ghost.on-dark:hover { background: #fff; color: var(--navy); }

/* ── Compact splash (owner feedback 2026-09-24): about half the old height, so the
   content below is visible without scrolling; headings run the full width. ── */
.splash { min-height: 0; }
.splash-inner { padding: 36px 16px 40px; gap: 28px; grid-template-columns: minmax(0, 1fr) auto; }
.splash h1 { font-size: clamp(2.3rem, 4.6vw, 3.6rem); }
.splash .tagline { max-width: none; font-size: clamp(1.25rem, 2.4vw, 1.8rem); }
.splash .lead { font-size: 1.08rem; max-width: 70ch; margin-bottom: .6em; }
.portrait { width: min(230px, 60vw); }
.portrait img { border-width: 4px; }
.choose { margin: 18px 0 12px; }
.choice { padding: 16px 18px; }
.choice strong { font-size: 1.55rem; }
.why h2, .why .lead, .section h2 { max-width: none; }
.why .lead { max-width: 90ch; }
.reasons { margin-top: 20px; }
@media (max-width: 860px) { .splash-inner { grid-template-columns: 1fr; padding: 24px 16px 32px; } .portrait { width: min(170px, 45vw); } }

/* ── City link cluster + programs ──────────────────────── */
.city-links { margin-top: 20px; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 18px 20px; }
.city-links h2 { font-size: 1.3rem; }
.city-links ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 6px; }
.city-links [aria-current] { font-weight: 700; color: var(--navy); }
.programs { padding-left: 18px; }
.programs li { margin-bottom: 12px; }
.chips a { text-decoration: none; color: inherit; }

/* Hero photo: keep the lit house and pool in frame; the navy wash on the left carries the headline. */
.splash .hero-img img { object-position: 60% 45%; }
@media (max-width: 860px) { .splash .hero-img img { object-position: 50% 40%; } }
.splash::after { background: linear-gradient(90deg, rgba(6, 53, 94, .82) 0%, rgba(6, 53, 94, .5) 38%, rgba(6, 53, 94, .08) 70%, rgba(6, 53, 94, 0) 100%), linear-gradient(0deg, rgba(6, 53, 94, .45), transparent 35%); }
@media (max-width: 860px) { .splash::after { background: linear-gradient(180deg, rgba(6, 53, 94, .35) 0%, rgba(6, 53, 94, .72) 45%, rgba(6, 53, 94, .9) 100%); } }

/* ── Chat: listing cards and quick links ───────────────── */
.chat-cards, .chat-links, .chat-note { white-space: normal; }
.chat-cards { display: grid; gap: 8px; margin-top: 10px; }
.chat-card { display: grid; grid-template-columns: 96px minmax(0, 1fr); gap: 10px; text-decoration: none; color: var(--ink); background: var(--page); border: 1px solid var(--line); border-radius: 10px; padding: 6px; }
.chat-card:hover { border-color: var(--sky); }
.chat-card img, .chat-card-ph { width: 96px; height: 72px; object-fit: cover; border-radius: 6px; background: repeating-linear-gradient(45deg, var(--ice), var(--ice) 8px, var(--mist) 8px, var(--mist) 16px); }
.chat-card-body { display: grid; gap: 1px; font-size: .82rem; min-width: 0; }
.chat-card-body b { color: var(--navy); font-size: .95rem; }
.chat-card-body span { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
.chat-card-body small { color: var(--ink-2); font-size: .72rem; }
.chat-card.is-sample { border-style: dashed; }
.chat-note { display: block; margin-top: 6px; color: var(--ink-2); font-size: .72rem; }
.chat-links { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 10px; }
.chat-link { display: inline-flex; align-items: center; padding: 7px 12px; border-radius: 999px; border: 1.5px solid var(--deep); background: #fff; color: var(--deep); font: 600 .82rem var(--sans); text-decoration: none; cursor: pointer; }
.chat-link:hover { background: var(--deep); color: #fff; }
.chat-link.small { border: 0; padding: 4px 2px; font-weight: 500; font-size: .74rem; text-decoration: underline; }
.plain { list-style: none; padding: 0; margin: 0 0 16px; }
.splash h1 .eyebrow { display: block; font-family: var(--sans); line-height: 1.4; margin-bottom: 1em; }
.byline { font-size: .92rem; margin: -.2em 0 1em; opacity: .92; }
.page-head .byline, .page-head .byline a { color: #fff; }
.hero-img picture, .portrait picture, .about picture, .brand picture { display: contents; }