:root {
  --ink: #101417;
  --ink-2: #1f2a31;
  --muted: #66727a;
  --paper: #f8f5ef;
  --white: #ffffff;
  --line: rgba(16, 20, 23, 0.12);
  --line-dark: rgba(255, 255, 255, 0.12);
  --gold: #c7994a;
  --gold-2: #9f7130;
  --cream: #eee4d3;
  --bluegray: #26333d;
  --shadow: 0 24px 60px rgba(16, 20, 23, 0.16);
  --radius-xl: 30px;
  --radius-lg: 20px;
  --radius-md: 14px;
  --container: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; width: 100%; max-width: 100%; overflow-x: hidden; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.55;
  width: 100%;
  max-width: 100%;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select { font: inherit; }
.container { width: min(var(--container), calc(100% - 40px)); margin-inline: auto; }
.section-pad { padding: 92px 0; }
.section-pad-small { padding: 76px 0; }
main, section, .site-footer { max-width: 100%; overflow-x: clip; }

.skip-link {
  position: absolute;
  left: -999px;
  top: 1rem;
  z-index: 1000;
  padding: .75rem 1rem;
  border-radius: 999px;
  background: var(--gold);
  color: var(--ink);
  font-weight: 800;
}
.skip-link:focus { left: 1rem; }

.site-header {
  position: fixed;
  top: 20px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 100;
  width: min(var(--container), calc(100% - 32px));
  display: flex;
  align-items: center;
  gap: 24px;
  min-height: 72px;
  padding: 12px 14px 12px 18px;
  border: 1px solid var(--line-dark);
  border-radius: 18px;
  background: rgba(16, 20, 23, .92);
  color: var(--white);
  box-shadow: 0 18px 50px rgba(16, 20, 23, .24);
  backdrop-filter: blur(18px);
  transition: transform .24s ease, opacity .24s ease;
}
.brand { display: inline-flex; align-items: center; gap: 12px; min-width: 0; flex-shrink: 0; }
.brand-mark {
  display: grid;
  place-items: center;
  width: 46px;
  height: 46px;
  border: 1px solid rgba(255,255,255,.32);
  border-radius: 12px;
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.25rem;
  font-weight: 800;
  letter-spacing: -.12em;
  background: rgba(255,255,255,.04);
  flex: 0 0 46px;
}
.brand-copy strong { display: block; line-height: .88; letter-spacing: .18em; text-transform: uppercase; font-size: .86rem; }
.brand-copy small { display: block; margin-top: 6px; color: var(--gold); font-size: .62rem; letter-spacing: .28em; text-transform: uppercase; }
.primary-nav { flex: 1; display: flex; align-items: center; justify-content: center; gap: 22px; font-size: .78rem; font-weight: 800; }
.primary-nav a { opacity: .82; }
.primary-nav a:hover { color: var(--gold); opacity: 1; }
.header-cta, .btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  padding: 0 20px;
  border-radius: 9px;
  border: 1px solid transparent;
  font-size: .84rem;
  font-weight: 900;
  letter-spacing: -.01em;
  cursor: pointer;
  transition: transform .18s ease, box-shadow .18s ease, background .18s ease;
}
.header-cta, .btn-primary { background: linear-gradient(135deg, var(--gold), var(--gold-2)); color: var(--white); box-shadow: 0 14px 24px rgba(159,113,48,.28); }
.btn-ghost { color: var(--white); background: rgba(255,255,255,.05); border-color: rgba(255,255,255,.28); }
.btn-dark { color: var(--white); background: var(--ink); border-color: var(--ink); }
.btn:hover, .header-cta:hover { transform: translateY(-2px); box-shadow: 0 18px 34px rgba(16,20,23,.22); }

.menu-toggle { display: none; width: 46px; height: 46px; margin-left: auto; border: 1px solid var(--line-dark); border-radius: 10px; background: transparent; flex: 0 0 46px; align-items: center; justify-content: center; cursor: pointer; }
.menu-toggle span:not(.sr-only) { display: block; width: 22px; height: 2px; margin: 5px auto; border-radius: 99px; background: var(--white); }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }

.hero {
  position: relative;
  min-height: 760px;
  padding: 160px 0 170px;
  color: var(--white);
  overflow: hidden;
  background:
    linear-gradient(90deg, rgba(16,20,23,.98) 0%, rgba(16,20,23,.92) 48%, rgba(16,20,23,.68) 100%),
    radial-gradient(circle at 80% 18%, rgba(199,153,74,.22), transparent 30%),
    linear-gradient(135deg, #101417 0%, #26333d 100%);
}
.hero-bg {
  position: absolute;
  inset: 0;
  opacity: .22;
  background-image: linear-gradient(to top, rgba(16,20,23,1), rgba(16,20,23,.22)), url("assets/team-dark.jpg");
  background-size: cover;
  background-position: center;
  filter: saturate(.75) contrast(1.05);
}
.hero-grid { position: relative; z-index: 1; display: grid; grid-template-columns: minmax(0, .95fr) minmax(320px, .72fr); gap: 66px; align-items: center; }
.eyebrow { margin: 0 0 14px; color: var(--gold); font-size: .76rem; font-weight: 900; letter-spacing: .2em; text-transform: uppercase; }
h1, h2, h3 { margin: 0; line-height: 1.02; }
h1, h2 { font-family: "Playfair Display", Georgia, serif; }
h1 { max-width: 760px; font-size: clamp(3rem, 6vw, 5.9rem); letter-spacing: -.055em; }
h1 span { display: block; color: var(--gold); font-style: italic; font-weight: 600; }
.hero-copy p:not(.eyebrow) { max-width: 630px; margin: 26px 0 0; color: rgba(255,255,255,.84); font-size: 1.08rem; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 32px; }
.trust-row { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 26px; color: rgba(255,255,255,.78); font-size: .83rem; font-weight: 800; }
.trust-row span { padding: 7px 11px; border: 1px solid rgba(255,255,255,.15); border-radius: 999px; background: rgba(255,255,255,.05); }
.hero-profile { position: relative; align-self: end; }
.hero-profile img { width: min(100%, 480px); margin-inline: auto; height: 560px; object-fit: cover; object-position: center 18%; border-radius: 28px; box-shadow: var(--shadow); border: 1px solid rgba(255,255,255,.16); }
.signature-card { position: absolute; right: 8%; bottom: 8%; padding: 18px 20px; border: 1px solid rgba(255,255,255,.18); border-radius: 18px; background: rgba(16,20,23,.68); backdrop-filter: blur(14px); box-shadow: 0 18px 46px rgba(0,0,0,.26); }
.signature-card strong, .signature-card span { display: block; }
.signature-card strong { font-family: "Playfair Display", Georgia, serif; font-size: 1.28rem; }
.signature-card span { color: rgba(255,255,255,.76); font-size: .76rem; text-transform: uppercase; letter-spacing: .12em; margin-top: 4px; }

.search-panel-wrap { position: relative; z-index: 2; margin-top: -102px; }
.search-panel { padding: 28px; border-radius: var(--radius-lg); background: var(--white); box-shadow: var(--shadow); border: 1px solid var(--line); }
.search-heading { display: flex; justify-content: space-between; gap: 30px; align-items: end; margin-bottom: 18px; }
.search-heading h2 { font-size: clamp(1.6rem, 3vw, 2.35rem); color: var(--ink); }
.search-heading p { max-width: 460px; margin: 0; color: var(--muted); }
.tabs { display: flex; flex-wrap: wrap; gap: 6px; margin-bottom: 18px; }
.tabs input { position: absolute; opacity: 0; pointer-events: none; }
.tabs span { display: inline-flex; padding: 8px 14px; border-radius: 999px; font-size: .82rem; font-weight: 900; color: var(--muted); border: 1px solid var(--line); }
.tabs input:checked + span { color: var(--ink); background: var(--cream); border-color: rgba(199,153,74,.45); }
.search-fields { display: grid; grid-template-columns: 1.4fr 1fr .85fr .85fr auto; gap: 12px; }
input, select { width: 100%; min-height: 48px; padding: 0 14px; border: 1px solid var(--line); border-radius: 9px; background: #fbfbfb; color: var(--ink); outline: none; }
input:focus, select:focus { border-color: var(--gold); box-shadow: 0 0 0 4px rgba(199,153,74,.16); }

.proof-strip { padding: 56px 0 0; }
.proof-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.proof-item { padding: 24px; border-radius: var(--radius-lg); background: var(--white); border: 1px solid var(--line); }
.proof-item span { color: var(--gold-2); font-weight: 900; font-size: .78rem; letter-spacing: .16em; }
.proof-item strong { display: block; margin-top: 10px; font-size: 1rem; }
.proof-item p { margin: 8px 0 0; color: var(--muted); font-size: .92rem; }

.section-header { display: grid; grid-template-columns: .8fr 1fr; gap: 44px; align-items: end; margin-bottom: 32px; }
.section-header h2 { font-size: clamp(2.1rem, 4.6vw, 4.2rem); letter-spacing: -.045em; }
.section-header p:last-child { margin: 0; color: var(--muted); font-size: 1.02rem; }
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.listing-card { overflow: hidden; border-radius: var(--radius-lg); background: var(--white); border: 1px solid var(--line); box-shadow: 0 14px 36px rgba(16,20,23,.08); }
.listing-visual { position: relative; min-height: 250px; display: flex; align-items: end; padding: 18px; color: var(--white); background: var(--bluegray); overflow: hidden; }
.listing-visual img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; transform: scale(1.02); }
.listing-visual.image-focus-top img { object-position: center 14%; }
.listing-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(16,20,23,.78), transparent 58%); }
.listing-visual span { position: relative; z-index: 1; padding: 8px 11px; border-radius: 999px; background: rgba(16,20,23,.48); backdrop-filter: blur(10px); font-size: .76rem; font-weight: 900; letter-spacing: .1em; text-transform: uppercase; }
.listing-body { padding: 24px; }
.listing-body h3 { font-size: 1.28rem; }
.listing-body p { color: var(--muted); margin: 10px 0 18px; }
.listing-body a { color: var(--gold-2); font-weight: 900; }

.resources { background: var(--white); border-block: 1px solid var(--line); }
.resource-grid { display: grid; grid-template-columns: .75fr 1.25fr; gap: 32px; align-items: start; }
.resource-copy h2, .about-card h2, .contact-grid h2, .team-copy h2 { font-size: clamp(2.1rem, 4vw, 3.8rem); letter-spacing: -.045em; }
.resource-copy p:not(.eyebrow), .about-card p, .contact-grid p, .team-copy p { color: var(--muted); font-size: 1.02rem; }
.resource-cards { display: grid; gap: 16px; }
.resource-card { padding: 26px; border: 1px solid var(--line); border-radius: var(--radius-lg); background: #fbfaf7; }
.resource-card h3 { font-size: 1.35rem; }
.resource-card p { margin: 8px 0 0; color: var(--muted); }

.team-section { background: linear-gradient(180deg, var(--paper), #fff); }
.team-grid { display: grid; grid-template-columns: 1.08fr .92fr; gap: 44px; align-items: center; }
.team-photo-stack { position: relative; min-height: 600px; }
.team-photo-stack img { border-radius: var(--radius-xl); box-shadow: var(--shadow); object-fit: cover; }
.team-main { width: 78%; height: 540px; object-position: center top; }
.team-secondary { position: absolute; right: 0; bottom: 0; width: 48%; height: 290px; border: 8px solid var(--paper); object-position: center; }
.team-copy { padding: 8px 0; }
.team-copy .btn { margin-top: 18px; }

.about-grid { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: 22px; align-items: stretch; }
.about-card, .testimonial { border-radius: var(--radius-xl); padding: 34px; border: 1px solid var(--line); }
.about-card { background: var(--ink); color: var(--white); }
.about-card h2 { color: var(--white); }
.about-card p { color: rgba(255,255,255,.74); }
.about-card .btn { margin-top: 14px; }
.testimonial { background: linear-gradient(135deg, #fff, #efe6d8); overflow: hidden; }
.testimonial img { width: calc(100% + 68px); max-width: none; height: 290px; object-fit: cover; object-position: center top; margin: -34px -34px 24px; }
.testimonial span { display: block; color: var(--gold); font-family: "Playfair Display", Georgia, serif; font-size: 4rem; line-height: .8; }
.testimonial p { margin: 16px 0 18px; font-family: "Playfair Display", Georgia, serif; font-size: 1.5rem; line-height: 1.2; color: var(--ink); }
.testimonial strong { color: var(--gold-2); }

.contact-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 28px; padding: 36px; border-radius: var(--radius-xl); background: var(--white); border: 1px solid var(--line); box-shadow: var(--shadow); }
.contact-actions { display: grid; gap: 12px; }
.contact-pill { display: flex; align-items: center; justify-content: space-between; gap: 18px; padding: 18px 20px; border: 1px solid var(--line); border-radius: 16px; background: #fbfaf7; }
.contact-pill span { color: var(--muted); font-size: .82rem; font-weight: 900; text-transform: uppercase; letter-spacing: .12em; }
.contact-pill strong { text-align: right; }

.site-footer { padding: 34px 0 96px; background: var(--ink); color: var(--white); }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1fr 1fr 1fr; align-items: center; gap: 22px; }
.footer-grid p, .footer-grid a { color: rgba(255,255,255,.76); margin: 0; }
.footer-brand .brand-mark { border-color: rgba(255,255,255,.28); }
.mobile-action-bar { display: none; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }
.delay-1 { transition-delay: .08s; }
.delay-2 { transition-delay: .16s; }
.delay-3 { transition-delay: .24s; }

@media (max-width: 1180px) {
  .primary-nav, .header-cta { display: none; }
  .menu-toggle { display: grid; }
  .site-header { left: 16px; right: 16px; width: auto; max-width: none; transform: none !important; border-radius: 16px; justify-content: space-between; gap: 10px; }
  .primary-nav.is-open {
    position: absolute;
    display: grid;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    padding: 18px;
    border: 1px solid var(--line-dark);
    border-radius: 18px;
    background: rgba(16,20,23,.98);
    box-shadow: 0 18px 50px rgba(16,20,23,.25);
  }
  .hero { min-height: auto; padding: 136px 0 150px; }
  .hero-bg { background-position: 8% center; }
  .hero-grid { grid-template-columns: 1fr; gap: 38px; }
  .hero-profile { max-width: 440px; margin-inline: auto; }
  .search-fields { grid-template-columns: 1fr 1fr; }
  .search-fields .btn { grid-column: 1 / -1; }
  .proof-grid, .listing-grid { grid-template-columns: repeat(2, 1fr); }
  .section-header, .resource-grid, .about-grid, .contact-grid, .team-grid { grid-template-columns: 1fr; }
  .team-photo-stack { min-height: 540px; }
  .team-main { width: 72%; }
  .team-secondary { width: 46%; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 680px) {
  .container { width: min(100% - 28px, var(--container)); }
  .site-header {
    top: 12px;
    left: 12px;
    right: 12px;
    width: auto;
    max-width: none;
    min-height: 64px;
    padding: 10px 12px;
    transform: none !important;
  }
  .brand-mark { width: 40px; height: 40px; }
  .brand-copy strong { font-size: .76rem; letter-spacing: .12em; }
  .brand-copy small { font-size: .56rem; letter-spacing: .2em; }
  .menu-toggle { display: grid; }
  .hero { padding: 116px 0 126px; }
  .hero-bg {
    background-image: linear-gradient(to top, rgba(16,20,23,1), rgba(16,20,23,.26)), url("assets/team-dark-tall.jpg");
    background-position: 0% center;
    background-size: auto 100%;
    opacity: .34;
  }
  h1 { font-size: clamp(2.55rem, 13vw, 4rem); }
  .hero-actions { display: grid; }
  .btn { width: 100%; }
  .hero-profile img { height: 480px; object-position: center top; }
  .signature-card { position: static; margin: -28px 18px 0; }
  .search-panel-wrap { margin-top: -82px; }
  .search-panel { padding: 18px; }
  .search-heading { display: block; }
  .search-heading p { margin-top: 8px; }
  .search-fields, .proof-grid, .listing-grid, .footer-grid { grid-template-columns: 1fr; }
  .section-pad { padding: 70px 0; }
  .section-pad-small { padding: 58px 0; }
  .section-header { gap: 12px; }
  .proof-strip { padding-top: 42px; }
  .team-photo-stack { min-height: auto; display: grid; gap: 14px; }
  .team-main, .team-secondary { position: static; width: 100%; height: auto; border: 0; }
  .team-main { max-height: 560px; object-fit: cover; }
  .team-secondary { max-height: 360px; object-fit: cover; }
  .testimonial img { height: 240px; }
  .contact-grid { padding: 24px; }
  .contact-pill { display: grid; }
  .contact-pill strong { text-align: left; word-break: break-word; }
  .site-footer { padding-bottom: 112px; }
  .mobile-action-bar {
    position: fixed;
    left: 12px;
    right: 12px;
    bottom: 12px;
    z-index: 90;
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    overflow: hidden;
    border-radius: 16px;
    background: linear-gradient(135deg, var(--gold), var(--gold-2));
    box-shadow: 0 18px 46px rgba(16,20,23,.28);
  }
  .mobile-action-bar a { display: grid; place-items: center; min-height: 54px; color: var(--white); font-size: .82rem; font-weight: 900; border-right: 1px solid rgba(255,255,255,.22); }
  .mobile-action-bar a:last-child { border-right: 0; }
}

@media (max-width: 430px) {
  .hero-bg { background-position: left center; }
  .site-header { left: 10px; right: 10px; }
  .brand-copy strong { font-size: .7rem; }
  .brand-copy small { font-size: .52rem; }
}

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

/* SEO/local service-area content */
.areas {
  background:
    radial-gradient(circle at 12% 0%, rgba(199, 153, 74, .12), transparent 26%),
    linear-gradient(180deg, #fff, var(--paper));
  border-block: 1px solid var(--line);
}
.areas-grid {
  display: grid;
  grid-template-columns: .78fr 1.22fr;
  gap: 34px;
  align-items: start;
}
.areas-copy h2,
.faq-intro h2 {
  font-size: clamp(2.1rem, 4vw, 3.8rem);
  letter-spacing: -.045em;
}
.areas-copy p:not(.eyebrow),
.faq-intro p {
  color: var(--muted);
  font-size: 1.02rem;
}
.area-card-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}
.area-card {
  min-height: 154px;
  padding: 22px;
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  background: rgba(255, 255, 255, .86);
  box-shadow: 0 14px 34px rgba(16,20,23,.06);
}
.area-card h3 {
  font-size: 1.22rem;
}
.area-card p {
  margin: 9px 0 0;
  color: var(--muted);
  font-size: .94rem;
}
.faq {
  background: var(--white);
  border-top: 1px solid var(--line);
}
.faq-grid {
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 30px;
  align-items: start;
}
.faq-list {
  display: grid;
  gap: 12px;
}
.faq-list details {
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  background: #fbfaf7;
  padding: 20px 22px;
}
.faq-list summary {
  cursor: pointer;
  font-weight: 900;
  color: var(--ink);
}
.faq-list details p {
  margin: 12px 0 0;
  color: var(--muted);
}

@media (max-width: 1180px) {
  .areas-grid,
  .faq-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 680px) {
  .area-card-grid {
    grid-template-columns: 1fr;
  }
  .area-card {
    min-height: auto;
  }
}

.footer-brokerage { color: rgba(255,255,255,.78); }
.footer-brokerage p { margin: 0; font-weight: 800; line-height: 1.35; }
.footer-brokerage small { display: block; margin-top: 6px; color: rgba(255,255,255,.58); font-size: .72rem; line-height: 1.35; }

.footer-socials { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }
.footer-socials a { color: rgba(255,255,255,.82); font-weight: 800; }
.footer-socials a:hover { color: var(--gold); }

/* Production lead forms */
.honeypot {
  position: absolute !important;
  left: -10000px !important;
  width: 1px !important;
  height: 1px !important;
  opacity: 0 !important;
  pointer-events: none !important;
}

.search-fields-expanded {
  grid-template-columns: 1.15fr 1fr .8fr .8fr 1fr 1fr .9fr;
}

textarea {
  width: 100%;
  min-height: 116px;
  padding: 14px;
  border: 1px solid var(--line);
  border-radius: 9px;
  background: #fbfbfb;
  color: var(--ink);
  resize: vertical;
  outline: none;
}

textarea:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 4px rgba(199,153,74,.16);
}

.field-wide {
  grid-column: 1 / -1;
}

.contact-intro {
  max-width: 780px;
  margin-inline: auto;
  text-align: center;
  margin-bottom: 34px;
}

.contact-intro h2 {
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(2.2rem, 4.4vw, 4.2rem);
  line-height: 1.02;
  letter-spacing: -.045em;
}

.contact-intro p:not(.eyebrow) {
  color: var(--muted);
  font-size: 1.04rem;
}

.form-hub {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
}

.lead-form {
  padding: 28px;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: var(--white);
  box-shadow: 0 18px 48px rgba(16,20,23,.1);
}

.form-heading {
  margin-bottom: 20px;
}

.form-heading span {
  display: inline-flex;
  margin-bottom: 10px;
  padding: 7px 11px;
  border: 1px solid rgba(199,153,74,.42);
  border-radius: 999px;
  background: var(--cream);
  color: var(--gold-2);
  font-size: .72rem;
  font-weight: 900;
  letter-spacing: .13em;
  text-transform: uppercase;
}

.form-heading h3 {
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(1.55rem, 2.6vw, 2.15rem);
  line-height: 1.04;
  letter-spacing: -.035em;
}

.form-heading p {
  margin: 10px 0 0;
  color: var(--muted);
}

.form-fields {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}

.form-fields label {
  display: grid;
  gap: 7px;
  color: var(--ink-2);
  font-size: .84rem;
  font-weight: 800;
}

.form-fields .btn {
  grid-column: 1 / -1;
  margin-top: 4px;
}

.social-contact {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 12px;
  margin-top: 24px;
}

.social-contact a {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: 0 18px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: rgba(255,255,255,.72);
  color: var(--ink);
  font-size: .84rem;
  font-weight: 900;
}

.form-response-page {
  min-height: 100vh;
  display: grid;
  place-items: center;
  padding: 28px;
  background:
    radial-gradient(circle at top right, rgba(199,153,74,.22), transparent 34%),
    var(--paper);
}

.response-card {
  width: min(620px, 100%);
  padding: 42px;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: var(--white);
  box-shadow: var(--shadow);
  text-align: center;
}

.response-card h1 {
  color: var(--ink);
  font-size: clamp(2.2rem, 5vw, 4rem);
}

.response-card p:not(.eyebrow) {
  color: var(--muted);
  font-size: 1.05rem;
}

.response-card .btn {
  margin-top: 16px;
}

@media (max-width: 1000px) {
  .search-fields-expanded,
  .form-hub {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 680px) {
  .lead-form {
    padding: 22px;
    border-radius: 22px;
  }

  .form-fields {
    grid-template-columns: 1fr;
  }

  .contact-intro {
    text-align: left;
  }

  .social-contact {
    justify-content: stretch;
  }

  .social-contact a {
    width: 100%;
  }

  .response-card {
    padding: 28px;
  }
}

/* Modal contact flow and refined service-area presentation */
.area-service-card {
  padding: 28px;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: rgba(255, 255, 255, .9);
  box-shadow: 0 18px 48px rgba(16,20,23,.08);
}
.area-service-card h3 {
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(1.55rem, 2.8vw, 2.35rem);
  line-height: 1.04;
  letter-spacing: -.035em;
}
.area-service-card p {
  color: var(--muted);
}
.area-chip-list {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 20px 0;
}
.area-chip-list span {
  display: inline-flex;
  align-items: center;
  min-height: 40px;
  padding: 0 14px;
  border: 1px solid rgba(199,153,74,.38);
  border-radius: 999px;
  background: var(--cream);
  color: var(--ink);
  font-size: .86rem;
  font-weight: 900;
}
.area-note {
  margin-bottom: 0;
  font-size: .95rem;
}

.contact-options {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 16px;
}
.contact-option-card {
  display: grid;
  gap: 10px;
  min-height: 210px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  background: var(--white);
  color: var(--ink);
  text-align: left;
  box-shadow: 0 14px 36px rgba(16,20,23,.08);
  cursor: pointer;
  transition: transform .18s ease, box-shadow .18s ease, border-color .18s ease;
}
.contact-option-card:hover,
.contact-option-card:focus-visible {
  transform: translateY(-3px);
  border-color: rgba(199,153,74,.52);
  box-shadow: 0 18px 46px rgba(16,20,23,.12);
  outline: none;
}
.contact-option-card span {
  color: var(--gold-2);
  font-size: .72rem;
  font-weight: 900;
  letter-spacing: .13em;
  text-transform: uppercase;
}
.contact-option-card strong {
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.35rem;
  line-height: 1.08;
  letter-spacing: -.03em;
}
.contact-option-card small {
  color: var(--muted);
  font-size: .92rem;
  line-height: 1.5;
}

.modal-layer {
  position: fixed;
  inset: 0;
  z-index: 200;
  display: none;
  place-items: center;
  padding: 24px;
}
.modal-layer.is-open {
  display: grid;
}
.modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(16,20,23,.72);
  backdrop-filter: blur(8px);
}
.modal-dialog {
  position: relative;
  z-index: 1;
  width: min(820px, 100%);
  max-height: min(90vh, 900px);
  overflow: auto;
  border-radius: var(--radius-xl);
  box-shadow: 0 28px 80px rgba(0,0,0,.34);
}
.modal-close {
  position: absolute;
  top: 14px;
  right: 14px;
  z-index: 3;
  display: grid;
  place-items: center;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--white);
  color: var(--ink);
  font-size: 1.7rem;
  line-height: 1;
  cursor: pointer;
}
.lead-form-modal {
  padding: 34px;
  border-radius: var(--radius-xl);
}
body.modal-open {
  overflow: hidden;
}

@media (max-width: 1180px) {
  .contact-options {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 680px) {
  .area-chip-list span {
    flex: 1 1 calc(50% - 10px);
    justify-content: center;
  }
  .contact-options {
    grid-template-columns: 1fr;
  }
  .contact-option-card {
    min-height: auto;
  }
  .modal-layer {
    padding: 12px;
    align-items: end;
  }
  .modal-dialog {
    max-height: 92vh;
    border-radius: 24px 24px 18px 18px;
  }
  .lead-form-modal {
    padding: 24px 18px 18px;
  }
}


/* Simplified CTA model: two forms, three primary actions */
.listing-grid-compact {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}
.service-card-grid {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}
.contact-options-simple {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}
.contact-options-simple .contact-option-card {
  min-height: 165px;
}
.contact-options-simple .contact-option-card strong {
  font-size: 1.25rem;
}
@media (max-width: 1000px) {
  .listing-grid-compact,
  .service-card-grid,
  .contact-options-simple {
    grid-template-columns: 1fr;
  }
}

/* Streamlined content model: combined service areas, services, bio, and questions */
.guidance {
  background:
    radial-gradient(circle at 10% 0%, rgba(199, 153, 74, .12), transparent 28%),
    linear-gradient(180deg, #fff, var(--paper));
  border-block: 1px solid var(--line);
}
.guidance-panel {
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(360px, .92fr);
  gap: 34px;
  align-items: stretch;
  padding: 34px;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: rgba(255,255,255,.78);
  box-shadow: 0 22px 56px rgba(16,20,23,.08);
}
.guidance-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.guidance-copy h2 {
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(2.2rem, 4.5vw, 4.4rem);
  line-height: 1.02;
  letter-spacing: -.05em;
}
.guidance-copy p:not(.eyebrow) {
  max-width: 760px;
  color: var(--muted);
  font-size: 1.04rem;
}
.guidance-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 12px;
}
.btn-ghost-dark {
  color: var(--ink);
  background: rgba(255,255,255,.72);
  border-color: var(--line);
}
.guidance-summary {
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: #fbfaf7;
}
.guidance-summary img {
  width: 100%;
  height: 300px;
  object-fit: cover;
  object-position: center top;
}
.guidance-card-grid {
  display: grid;
  gap: 0;
}
.guidance-card-grid div {
  padding: 20px 22px;
  border-top: 1px solid var(--line);
}
.guidance-card-grid strong,
.guidance-card-grid span {
  display: block;
}
.guidance-card-grid strong {
  margin-bottom: 7px;
  font-size: .78rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--gold-2);
}
.guidance-card-grid span {
  color: var(--muted);
  line-height: 1.5;
}
@media (max-width: 1000px) {
  .guidance-panel {
    grid-template-columns: 1fr;
  }
}
@media (max-width: 680px) {
  .guidance-panel {
    padding: 20px;
    border-radius: 24px;
  }
  .guidance-actions {
    display: grid;
  }
  .guidance-summary img {
    height: 240px;
  }
}

/* Streamlined final CTA: compact, not a full repeated contact section */
.final-note {
  border-top: 1px solid var(--line);
  background: #fbfaf7;
}
.final-note-grid {
  display: grid;
  grid-template-columns: minmax(0, .95fr) minmax(420px, 1fr);
  gap: 28px;
  align-items: center;
  padding: 34px;
  border: 1px solid var(--line);
  border-radius: var(--radius-xl);
  background: var(--white);
  box-shadow: 0 16px 42px rgba(16,20,23,.08);
}
.final-note-grid h2 {
  margin: 0;
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(2rem, 3.4vw, 3.5rem);
  line-height: 1.02;
  letter-spacing: -.045em;
}
.final-note-actions {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 12px;
}
.btn-outline-dark {
  color: var(--ink);
  background: transparent;
  border-color: var(--line);
}
@media (max-width: 1000px) {
  .final-note-grid {
    grid-template-columns: 1fr;
  }
  .final-note-actions {
    justify-content: flex-start;
  }
}
@media (max-width: 680px) {
  .final-note-grid {
    padding: 22px;
  }
  .final-note-actions {
    display: grid;
  }
}


/* Streamlined v12: listings reduced to one quiet outbound link panel */
.listings-minimal {
  padding: 72px 0;
  background: var(--paper);
}
.listings-minimal-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(280px, 420px);
  gap: 32px;
  align-items: end;
}
.listings-minimal .section-header {
  display: block;
  margin-bottom: 0;
}
.listings-minimal .section-header h2 {
  max-width: 640px;
}
.listings-minimal .section-header p:last-child {
  max-width: 560px;
  margin-top: 18px;
}
.listing-link-panel {
  display: grid;
  gap: 10px;
  padding: 28px;
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  background: var(--white);
  box-shadow: 0 18px 42px rgba(16,20,23,.08);
}
.listing-link-panel span {
  color: var(--gold-2);
  font-size: .76rem;
  font-weight: 900;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.listing-link-panel strong {
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(1.65rem, 3vw, 2.2rem);
  line-height: 1.04;
}
.listing-link-panel em {
  color: var(--gold-2);
  font-style: normal;
  font-weight: 900;
}
@media (max-width: 840px) {
  .listings-minimal-grid {
    grid-template-columns: 1fr;
  }
}