/* ─── Reset & Variables ───────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  --navy:          #1A3A4A;   /* deep lake navy — primary dark */
  --navy-mid:      #2A5060;   /* mid navy */
  --navy-light:    #3A6070;   /* lighter navy */
  --teal:          #2E8B7A;   /* lake teal — primary accent */
  --teal-light:    #3DA892;   /* lighter teal */
  --teal-dark:     #1F6B5C;   /* darker teal */
  --gold:          #B8965A;   /* warm gold — highlight/CTA accent */
  --gold-light:    #CBA96E;   /* lighter gold */
  --gold-dark:     #9A7A42;   /* darker gold */
  --warm-white:    #F7F6F2;   /* warm off-white background */
  --off-white:     #EEEDEA;   /* slightly darker warm white */
  --text-body:     #2E2E2E;
  --text-muted:    #6A6A6A;
  --border:        #D8D5CE;
  --shadow-sm:     0 2px 8px rgba(0,0,0,.07);
  --shadow-md:     0 6px 24px rgba(0,0,0,.11);
  --shadow-lg:     0 16px 48px rgba(0,0,0,.16);
  --white:         #ffffff;
  --radius:        8px;
  --radius-lg:     14px;
  --transition:    0.25s ease;
  --header-h:      72px;
  --max-w:         1180px;
}

html { scroll-behavior: smooth; }

body {
  font-family: 'Lato', sans-serif;
  background: var(--warm-white);
  color: var(--text-body);
  line-height: 1.65;
  font-size: 16px;
}

img { max-width: 100%; display: block; }
a  { color: inherit; text-decoration: none; }
ul { list-style: none; }

/* ─── Typography ──────────────────────────────────────────────────────────── */
h1, h2, h3, h4 {
  font-family: 'Playfair Display', serif;
  line-height: 1.2;
  color: var(--navy);
}

h1 { font-size: clamp(2rem, 5vw, 3.4rem); }
h2 { font-size: clamp(1.6rem, 3.5vw, 2.4rem); }
h3 { font-size: clamp(1.1rem, 2.5vw, 1.4rem); }

.section-label {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--teal);
  margin-bottom: 0.5rem;
}

/* ─── Layout ──────────────────────────────────────────────────────────────── */
.container {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 1.5rem;
}

section { padding: 5rem 0; }
.section-inner { padding: 5rem 0; }

/* ─── Buttons ─────────────────────────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.4rem;
  padding: 0.75rem 1.75rem;
  border-radius: var(--radius);
  font-family: 'Lato', sans-serif;
  font-weight: 700;
  font-size: 0.95rem;
  letter-spacing: 0.03em;
  transition: all var(--transition);
  cursor: pointer;
  border: 2px solid transparent;
  text-decoration: none;
}

.btn-primary {
  background: var(--teal);
  color: var(--white);
  border-color: var(--teal);
}
.btn-primary:hover {
  background: var(--gold);
  border-color: var(--gold);
  transform: translateY(-2px);
  box-shadow: 0 6px 20px rgba(184,150,90,0.35);
}

.btn-outline {
  background: transparent;
  color: var(--teal);
  border-color: var(--teal);
}
.btn-outline:hover {
  background: var(--teal);
  color: var(--white);
  transform: translateY(-2px);
}

.btn-light {
  background: var(--warm-white);
  color: var(--navy);
  border-color: var(--warm-white);
}
.btn-light:hover {
  background: var(--off-white);
  transform: translateY(-2px);
}

.btn-sm {
  padding: 0.5rem 1.1rem;
  font-size: 0.85rem;
}

/* ─── Header ──────────────────────────────────────────────────────────────── */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--header-h);
  background: var(--navy);
  z-index: 1000;
  transition: box-shadow var(--transition), height var(--transition);
}

.site-header.scrolled {
  height: 60px;
  box-shadow: 0 2px 20px rgba(0,0,0,0.3);
}

.header-inner {
  height: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}

.logo {
  display: flex;
  flex-direction: column;
  gap: 1px;
  color: var(--warm-white);
}

.logo-name {
  font-family: 'Playfair Display', serif;
  font-size: 1.15rem;
  font-weight: 700;
  line-height: 1;
  color: var(--white);
}

.logo-brokerage {
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
}

.nav-menu {
  display: flex;
  align-items: center;
  gap: 2rem;
}

.nav-menu a {
  color: var(--warm-white);
  font-size: 0.9rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  position: relative;
  padding-bottom: 2px;
  transition: color var(--transition);
}

.nav-menu a::after {
  content: '';
  position: absolute;
  bottom: -2px; left: 0;
  width: 0; height: 2px;
  background: var(--teal);
  transition: width var(--transition);
}

.nav-menu a:hover,
.nav-menu a.active {
  color: var(--teal-light);
}

.nav-menu a:hover::after,
.nav-menu a.active::after {
  width: 100%;
}

.nav-menu .btn {
  padding: 0.45rem 1.1rem;
  font-size: 0.85rem;
}

#nav-toggle {
  display: none;
  background: none;
  border: none;
  color: var(--warm-white);
  cursor: pointer;
  padding: 4px;
  line-height: 1;
}

/* ─── Page Offset ─────────────────────────────────────────────────────────── */
.page-top { padding-top: var(--header-h); }
.page-hero { margin-top: var(--header-h); }

/* ─── Hero ────────────────────────────────────────────────────────────────── */
.hero {
  background: var(--navy);
  min-height: calc(100vh - var(--header-h));
  display: flex;
  align-items: center;
  position: relative;
  overflow: hidden;
}

.hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(42,80,96,0.5) 0%, transparent 60%);
  pointer-events: none;
}

.hero-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: center;
  padding: 5rem 0;
}

.hero-content { color: var(--warm-white); }

.hero-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: rgba(46,139,122,0.18);
  border: 1px solid rgba(46,139,122,0.4);
  color: var(--teal-light);
  font-size: 0.8rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.35rem 0.85rem;
  border-radius: 100px;
  margin-bottom: 1.25rem;
}

.hero-eyebrow span { width: 6px; height: 6px; background: var(--teal); border-radius: 50%; }

.hero h1 { color: var(--white); margin-bottom: 1rem; }
.hero h1 em { color: var(--gold); font-style: normal; }

.hero-desc {
  font-size: 1.08rem;
  color: #b8c0cc;
  margin-bottom: 2rem;
  max-width: 460px;
}

.hero-actions { display: flex; gap: 1rem; flex-wrap: wrap; }

.hero-stats {
  display: flex;
  gap: 2rem;
  margin-top: 2.5rem;
  padding-top: 2rem;
  border-top: 1px solid rgba(247,246,242,0.12);
}

.hero-stat-num {
  font-family: 'Playfair Display', serif;
  font-size: 1.8rem;
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
}

.hero-stat-label {
  font-size: 0.78rem;
  color: #8a949e;
  margin-top: 3px;
  letter-spacing: 0.04em;
}

.hero-image-wrap {
  position: relative;
  display: flex;
  justify-content: center;
}

.hero-image-wrap::before {
  content: '';
  position: absolute;
  inset: 16px -8px -8px 8px;
  background: var(--teal);
  border-radius: var(--radius-lg);
  opacity: 0.18;
}

.hero-photo {
  width: 100%;
  max-width: 440px;
  border-radius: var(--radius-lg);
  object-fit: cover;
  object-position: top;
  aspect-ratio: 3/4;
  position: relative;
  z-index: 1;
  box-shadow: var(--shadow-lg);
}

/* ─── Stats Bar ───────────────────────────────────────────────────────────── */
.stats-bar {
  background: var(--teal);
  padding: 2rem 0;
}

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

.stat-item {}
.stat-num {
  font-family: 'Playfair Display', serif;
  font-size: 2rem;
  font-weight: 700;
  color: var(--white);
  line-height: 1;
}
.stat-label {
  font-size: 0.8rem;
  color: rgba(255,255,255,0.8);
  margin-top: 4px;
  font-weight: 600;
  letter-spacing: 0.04em;
}
.stat-divider {
  width: 1px;
  background: rgba(255,255,255,0.25);
  align-self: stretch;
  display: none;
}

/* ─── Section Headers ─────────────────────────────────────────────────────── */
.section-header {
  margin-bottom: 3rem;
}

.section-header.centered {
  text-align: center;
}

.section-header h2 {
  margin-top: 0.4rem;
}

.section-header p {
  color: var(--text-muted);
  margin-top: 0.75rem;
  max-width: 560px;
}

.section-header.centered p {
  margin: 0.75rem auto 0;
}

/* ─── Service Areas ───────────────────────────────────────────────────────── */
.areas-section { background: var(--white); }

.areas-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.area-card {
  background: var(--warm-white);
  border-radius: var(--radius-lg);
  padding: 2rem 1.75rem;
  border: 1px solid var(--border);
  transition: all var(--transition);
  position: relative;
  overflow: hidden;
}

.area-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 3px;
  background: var(--teal);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--transition);
}

.area-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-md);
  border-color: rgba(46,139,122,0.2);
}

.area-card:hover::before {
  transform: scaleX(1);
}

.area-icon {
  width: 48px; height: 48px;
  background: rgba(46,139,122,0.1);
  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--teal);
  margin-bottom: 1rem;
}

.area-card h3 { margin-bottom: 0.5rem; }
.area-card p { font-size: 0.9rem; color: var(--text-muted); line-height: 1.6; }

/* ─── Featured Listings ───────────────────────────────────────────────────── */
.featured-section { background: var(--warm-white); }

.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

#featured-grid { margin-bottom: 2.5rem; }

.featured-cta { text-align: center; margin-top: 2.5rem; }

/* ─── Listing Card ────────────────────────────────────────────────────────── */
.listing-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--border);
  transition: all var(--transition);
  display: flex;
  flex-direction: column;
}

.listing-card:hover {
  transform: translateY(-5px);
  box-shadow: var(--shadow-lg);
  border-color: rgba(46,139,122,0.25);
}

.listing-img-wrap {
  position: relative;
  overflow: hidden;
}

.listing-img-wrap img {
  width: 100%;
  aspect-ratio: 4/3;
  object-fit: cover;
  transition: transform 0.4s ease;
}

.listing-card:hover .listing-img-wrap img {
  transform: scale(1.04);
}

.listing-badge {
  position: absolute;
  top: 12px; left: 12px;
  background: var(--navy);
  color: var(--warm-white);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  padding: 4px 10px;
  border-radius: 4px;
}

.listing-body {
  padding: 1.25rem 1.35rem 1.5rem;
  flex: 1;
  display: flex;
  flex-direction: column;
}

.listing-price {
  font-family: 'Playfair Display', serif;
  font-size: 1.45rem;
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 0.35rem;
}

.listing-address {
  font-size: 1rem;
  font-family: 'Playfair Display', serif;
  margin-bottom: 0.2rem;
  color: var(--navy);
}

.listing-location {
  font-size: 0.85rem;
  color: var(--text-muted);
  margin-bottom: 0.85rem;
}

.listing-meta {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  font-size: 0.82rem;
  color: var(--text-muted);
  margin-bottom: 1rem;
  align-items: center;
}

.listing-meta span {
  display: flex;
  align-items: center;
  gap: 4px;
}

.listing-meta svg { color: var(--teal); }

.listing-body .btn { margin-top: auto; align-self: flex-start; }

/* Sold state */
.sold-badge {
  background: #2d6a4f !important;
  color: #fff !important;
  font-weight: 700;
  letter-spacing: 0.1em;
}

.sold-overlay {
  position: absolute;
  inset: 0;
  background: rgba(26,58,74,0.35);
  pointer-events: none;
}

.listing-card:has(.sold-badge) .listing-price {
  color: var(--text-muted);
  text-decoration: line-through;
  text-decoration-color: #2d6a4f;
}

/* Expanded detail */
.listing-card.expanded .listing-desc { display: block; }
.listing-desc {
  display: none;
  font-size: 0.88rem;
  color: var(--text-muted);
  margin-bottom: 1rem;
  line-height: 1.6;
}

.listing-features {
  display: none;
  flex-wrap: wrap;
  gap: 0.4rem;
  margin-bottom: 1rem;
}

.listing-card.expanded .listing-features { display: flex; }

.feature-tag {
  background: var(--off-white);
  color: var(--text-body);
  font-size: 0.75rem;
  font-weight: 600;
  padding: 3px 9px;
  border-radius: 100px;
}

/* ─── Filter Bar ──────────────────────────────────────────────────────────── */
.filter-bar {
  display: flex;
  gap: 0.75rem;
  flex-wrap: wrap;
  margin-bottom: 2.5rem;
}

.filter-bar button {
  padding: 0.5rem 1.3rem;
  border-radius: 100px;
  border: 2px solid var(--border);
  background: var(--white);
  font-family: 'Lato', sans-serif;
  font-size: 0.88rem;
  font-weight: 700;
  color: var(--text-muted);
  cursor: pointer;
  transition: all var(--transition);
}

.filter-bar button:hover {
  border-color: var(--teal);
  color: var(--teal);
}

.filter-bar button.active {
  background: var(--teal);
  border-color: var(--teal);
  color: var(--white);
}

/* ─── About Preview ───────────────────────────────────────────────────────── */
.about-preview { background: var(--navy); }

.about-preview-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
}

.about-preview-img {
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-lg);
  position: relative;
}

.about-preview-img img {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
  object-position: top;
}

.about-preview-img::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 40%;
  background: linear-gradient(to top, rgba(26,58,74,0.6), transparent);
}

.about-content { color: var(--warm-white); }
.about-content .section-label { margin-bottom: 0.4rem; }
.about-content h2 { color: var(--white); margin-bottom: 1rem; }
.about-content p { color: #b0bac5; margin-bottom: 1.25rem; line-height: 1.75; }

.about-bullets {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
  margin: 1.5rem 0 2rem;
}

.about-bullets li {
  display: flex;
  align-items: center;
  gap: 0.65rem;
  font-size: 0.92rem;
  color: #c0cad5;
}

.about-main .about-bullets li {
  color: var(--text-body);
}

.about-bullets li::before {
  content: '';
  width: 8px; height: 8px;
  background: var(--teal);
  border-radius: 50%;
  flex-shrink: 0;
}

/* ─── CTA Banner ──────────────────────────────────────────────────────────── */
.cta-section {
  background: var(--navy);
  padding: 5rem 0;
  text-align: center;
}

.cta-section h2 { color: var(--white); margin-bottom: 1rem; }
.cta-section p { color: rgba(255,255,255,0.85); margin-bottom: 2rem; font-size: 1.05rem; max-width: 520px; margin-left: auto; margin-right: auto; }

/* ─── Page Hero (inner pages) ─────────────────────────────────────────────── */
.page-banner {
  background: var(--navy);
  padding: 4rem 0 3rem;
  margin-top: var(--header-h);
}

.page-banner h1 { color: var(--white); margin-bottom: 0.5rem; }
.page-banner p { color: #8a949e; font-size: 1rem; }

/* ─── Listings Page ───────────────────────────────────────────────────────── */
.listings-section { background: var(--warm-white); padding-top: 3rem; }

.no-results {
  grid-column: 1 / -1;
  text-align: center;
  color: var(--text-muted);
  padding: 3rem;
  font-size: 1rem;
}

/* ─── About Page ──────────────────────────────────────────────────────────── */
.about-page { background: var(--warm-white); }

.about-page-inner {
  display: grid;
  grid-template-columns: 380px 1fr;
  gap: 4rem;
  align-items: start;
}

.about-sidebar {}

.agent-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--border);
  box-shadow: var(--shadow-md);
  position: sticky;
  top: calc(var(--header-h) + 1.5rem);
}

.agent-photo {
  width: 100%;
  aspect-ratio: 3/4;
  object-fit: cover;
  object-position: top;
}

.agent-card-body {
  padding: 1.5rem;
}

.agent-name {
  font-family: 'Playfair Display', serif;
  font-size: 1.3rem;
  color: var(--navy);
  margin-bottom: 0.25rem;
}

.agent-title {
  font-size: 0.82rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--teal);
  margin-bottom: 1.25rem;
}

.agent-contacts {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
  margin-bottom: 1.25rem;
}

.agent-contacts a {
  display: flex;
  align-items: center;
  gap: 0.6rem;
  font-size: 0.9rem;
  color: var(--text-muted);
  transition: color var(--transition);
}

.agent-contacts a:hover { color: var(--teal); }
.agent-contacts svg { color: var(--teal); flex-shrink: 0; }

.about-main h2 { margin-top: 2.5rem; margin-bottom: 0.75rem; }
.about-main h2:first-child { margin-top: 0; }
.about-main p { color: var(--text-muted); margin-bottom: 1rem; line-height: 1.75; }

.credentials-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  margin: 1.5rem 0;
}

.credential-item {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 1.25rem;
}

.credential-item strong {
  display: block;
  font-size: 0.95rem;
  color: var(--navy);
  margin-bottom: 0.25rem;
}

.credential-item span {
  font-size: 0.82rem;
  color: var(--text-muted);
}

.testimonials-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.25rem;
  margin-top: 1.5rem;
}

.testimonial-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 1.5rem;
  border: 1px solid var(--border);
  position: relative;
}

.testimonial-card::before {
  content: '\201C';
  font-family: 'Playfair Display', serif;
  font-size: 4rem;
  color: var(--teal);
  opacity: 0.3;
  position: absolute;
  top: 0.5rem; left: 1rem;
  line-height: 1;
}

.testimonial-text {
  font-size: 0.92rem;
  color: var(--text-muted);
  line-height: 1.65;
  margin-bottom: 1rem;
  padding-top: 1.25rem;
}

.testimonial-author strong {
  display: block;
  font-size: 0.88rem;
  color: var(--navy);
}

.testimonial-author span {
  font-size: 0.78rem;
  color: var(--text-muted);
}

.stars { color: var(--gold); font-size: 0.85rem; margin-bottom: 0.5rem; }

/* ─── Contact Page ────────────────────────────────────────────────────────── */
.contact-section { background: var(--warm-white); }

.contact-inner {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 4rem;
  align-items: start;
}

.contact-info { padding-top: 0.5rem; }
.contact-info h2 { margin-bottom: 1rem; }
.contact-info > p { color: var(--text-muted); margin-bottom: 2rem; line-height: 1.7; }

.contact-methods {
  display: flex;
  flex-direction: column;
  gap: 1.25rem;
}

.contact-method {
  display: flex;
  gap: 1rem;
  align-items: flex-start;
}

.contact-method-icon {
  width: 44px; height: 44px;
  background: rgba(46,139,122,0.1);
  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--teal);
  flex-shrink: 0;
}

.contact-method-body strong {
  display: block;
  font-size: 0.8rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--text-muted);
  margin-bottom: 2px;
}

.contact-method-body a,
.contact-method-body p {
  font-size: 1rem;
  color: var(--navy);
  font-weight: 600;
}

.contact-method-body a:hover { color: var(--teal); }

.contact-form-wrap {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 2.5rem;
  border: 1px solid var(--border);
  box-shadow: var(--shadow-md);
}

.contact-form-wrap h3 {
  margin-bottom: 1.75rem;
  font-size: 1.25rem;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: 0.4rem;
  margin-bottom: 1.2rem;
}

.form-group label {
  font-size: 0.82rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--text-muted);
}

.form-group input,
.form-group select,
.form-group textarea {
  width: 100%;
  padding: 0.7rem 0.9rem;
  border: 1.5px solid var(--border);
  border-radius: var(--radius);
  background: var(--warm-white);
  font-family: 'Lato', sans-serif;
  font-size: 0.95rem;
  color: var(--text-body);
  transition: border-color var(--transition), box-shadow var(--transition);
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  outline: none;
  border-color: var(--teal);
  box-shadow: 0 0 0 3px rgba(46,139,122,0.12);
  background: var(--white);
}

.form-group textarea { resize: vertical; min-height: 110px; }

.form-success {
  text-align: center;
  padding: 2rem;
}

.form-success svg { margin: 0 auto 1rem; }
.form-success h3 { margin-bottom: 0.5rem; }
.form-success p { color: var(--text-muted); }

/* ─── Footer ──────────────────────────────────────────────────────────────── */
.site-footer {
  background: var(--navy);
  padding: 4rem 0 0;
  color: #8a949e;
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 3rem;
  padding-bottom: 3rem;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}

.footer-brand {}
.footer-brand .logo { margin-bottom: 1rem; }

.footer-brand p {
  font-size: 0.88rem;
  line-height: 1.65;
  max-width: 260px;
  color: #6b7480;
}

.footer-col h4 {
  font-family: 'Lato', sans-serif;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--warm-white);
  margin-bottom: 1rem;
}

.footer-col ul {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.footer-col ul a {
  font-size: 0.88rem;
  color: #6b7480;
  transition: color var(--transition);
}

.footer-col ul a:hover { color: var(--teal-light); }

.footer-contact-list {
  display: flex;
  flex-direction: column;
  gap: 0.65rem;
}

.footer-contact-list li {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.88rem;
  color: #6b7480;
}

.footer-contact-list svg { color: var(--teal); flex-shrink: 0; }

.footer-bottom {
  padding: 1.5rem 0;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
}

.footer-bottom p {
  font-size: 0.78rem;
  color: #4a5060;
}

.footer-bottom p a { color: #6b7480; }
.footer-bottom p a:hover { color: var(--teal-light); }

.equal-housing {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.75rem;
  color: #4a5060;
}

.equal-housing svg { opacity: 0.5; }

/* ─── Scroll Animations ───────────────────────────────────────────────────── */
.scroll-fade {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.55s ease, transform 0.55s ease;
}

.scroll-fade.visible {
  opacity: 1;
  transform: translateY(0);
}

/* Stagger children */
.listings-grid .listing-card:nth-child(2),
.areas-grid .area-card:nth-child(2),
.credentials-grid .credential-item:nth-child(2),
.testimonials-grid .testimonial-card:nth-child(2) {
  transition-delay: 0.1s;
}

.listings-grid .listing-card:nth-child(3),
.areas-grid .area-card:nth-child(3),
.credentials-grid .credential-item:nth-child(3),
.testimonials-grid .testimonial-card:nth-child(3) {
  transition-delay: 0.2s;
}

/* ─── Responsive ──────────────────────────────────────────────────────────── */
@media (max-width: 1024px) {
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .about-page-inner { grid-template-columns: 320px 1fr; gap: 2.5rem; }
}

@media (max-width: 900px) {
  .hero-inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .hero-image-wrap { order: -1; }
  .hero-photo { max-width: 360px; margin: 0 auto; aspect-ratio: 4/5; }
  .hero { min-height: auto; }
  .hero-inner { padding: 3rem 0; }
  .hero-stats { gap: 1.25rem; }
  .about-preview-inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .about-preview-img { max-width: 400px; }
  .contact-inner { grid-template-columns: 1fr; }
  .stats-bar-inner { grid-template-columns: repeat(2, 1fr); gap: 1.5rem; }
}

@media (max-width: 768px) {
  #nav-toggle { display: block; }

  .nav-menu {
    display: none;
    position: absolute;
    top: 100%;
    left: 0; right: 0;
    background: var(--navy);
    flex-direction: column;
    padding: 1.5rem;
    gap: 0;
    border-top: 1px solid rgba(255,255,255,0.1);
    box-shadow: 0 8px 30px rgba(0,0,0,0.3);
  }

  .nav-menu.open { display: flex; }

  .nav-menu a {
    padding: 0.85rem 0;
    font-size: 1rem;
    border-bottom: 1px solid rgba(255,255,255,0.06);
    width: 100%;
  }

  .nav-menu a::after { display: none; }
  .nav-menu .btn { margin-top: 1rem; width: 100%; justify-content: center; }

  .areas-grid { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .about-page-inner { grid-template-columns: 1fr; }
  .agent-card { position: static; }
  .credentials-grid { grid-template-columns: 1fr; }
  .testimonials-grid { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-bottom { flex-direction: column; text-align: center; }
}

@media (max-width: 480px) {
  section { padding: 3.5rem 0; }
  .hero-stats { flex-wrap: wrap; gap: 1rem; }
  .footer-grid { grid-template-columns: 1fr; }
  .hero-actions { flex-direction: column; }
  .hero-actions .btn { width: 100%; justify-content: center; }
}

/* ─── Mobile polish ───────────────────────────────────────────────────────── */

/* 44px minimum touch target on all buttons and nav links */
.btn { min-height: 44px; }
.nav-menu a { min-height: 44px; display: inline-flex; align-items: center; }

/* Prevent images overflowing containers */
img { max-width: 100%; height: auto; }

/* Ensure body text is always fully visible — guard against opacity drift */
.about-main p,
.about-main li,
.about-main h2,
.about-main h3 {
  opacity: 1 !important;
  color: var(--text-body);
}
.about-main h2,
.about-main h3 { color: var(--navy); }

@media (max-width: 768px) {
  /* Hero text stays readable on small screens */
  .hero-content h1 { font-size: clamp(1.7rem, 6vw, 2.4rem); }
  .hero-desc { font-size: 1rem; }

  /* Contact form fields full-width (already via form-row, reinforce here) */
  .form-group input,
  .form-group select,
  .form-group textarea { font-size: 16px; } /* prevents iOS zoom on focus */

  /* Stats bar wraps gracefully */
  .stats-bar-inner { grid-template-columns: repeat(2, 1fr); }

  /* Cards: ensure no horizontal overflow */
  .listing-card,
  .area-card,
  .credential-item,
  .testimonial-card { min-width: 0; }
}

/* ─── About Page Photos ───────────────────────────────────────────────────── */
.about-photo-feature {
  margin-top: 28px;
}
.about-photo-feature img {
  width: 100%;
  max-height: 420px;
  object-fit: cover;
  object-position: center;
  border-radius: 12px;
  box-shadow: 0 6px 24px rgba(0,0,0,0.12);
}
.about-legacy-photo {
  margin-top: 48px;
  text-align: center;
}
.about-legacy-photo img {
  width: 100%;
  max-height: 480px;
  object-fit: cover;
  object-position: center top;
  border-radius: 12px;
  box-shadow: 0 8px 32px rgba(0,0,0,0.15);
}
.photo-caption {
  font-style: italic;
  font-size: 0.85rem;
  color: var(--text-muted);
  margin-top: 10px;
  text-align: center;
}

/* ─── Boat Tour Banner ────────────────────────────────────────────────────── */
.boat-tour-banner {
  background: var(--teal);
  padding: 48px 0;
}
.boat-tour-inner {
  display: flex;
  align-items: center;
  gap: 32px;
  flex-wrap: wrap;
}
.boat-tour-icon {
  font-size: 3rem;
  flex-shrink: 0;
}
.boat-tour-text {
  flex: 1;
  min-width: 280px;
}
.boat-tour-text h3 {
  font-family: 'Playfair Display', serif;
  color: #fff;
  margin-bottom: 8px;
  font-size: 1.4rem;
}
.boat-tour-text p {
  color: rgba(255,255,255,0.85);
  font-size: 0.95rem;
  margin: 0;
}
.boat-tour-banner .btn-primary {
  background: #fff;
  color: var(--teal-dark);
  border-color: #fff;
  white-space: nowrap;
  flex-shrink: 0;
}
.boat-tour-banner .btn-primary:hover {
  background: var(--warm-white);
  border-color: var(--warm-white);
}
@media (max-width: 768px) {
  .boat-tour-inner {
    flex-direction: column;
    text-align: center;
  }
}