:root {
    --cream: #FAF4EA;
    --cream-2: #F1E7D4;
    --brown-original: #3A2C24; /* pre-2026-08 dark color, kept for revert */
    --brown: #37471F;
    --brown-90: #435527;
    --misty-blush: #EAD9CC; /* Benjamin Moore Misty Blush 2097-60 */
    --sage-original: #6B8E7F; /* pre-2026-08 accent color, kept for revert */
    --sage: #37471F; /* matched to hero photo background green */
    --sage-dk: #2b3818;
    --terra: #D8A47F;
    --brass: #A57C5B;
    --line: rgba(55, 71, 31, 0.16);
    --line-soft: rgba(55, 71, 31, 0.10);
    --maxw: 1180px;
  }

  * { box-sizing: border-box; }
  html { scroll-behavior: smooth; scroll-padding-top: 132px; }
  body {
    margin: 0;
    background: var(--cream);
    color: var(--brown);
    font-family: 'Roboto', system-ui, sans-serif;
    font-size: 17px;
    line-height: 1.72;
    -webkit-font-smoothing: antialiased;
  }
  img { display: block; max-width: 100%; }
  a { color: var(--sage-dk); text-decoration: none; }
  a:hover { text-decoration: underline; text-underline-offset: 3px; }

  .skip-link {
    position: absolute; left: -999px; top: 0; z-index: 999;
    background: var(--brown); color: var(--cream);
    padding: 12px 18px; border-radius: 0 0 8px 0;
    font-family: 'Roboto Condensed', sans-serif; letter-spacing: 0.08em; text-transform: uppercase; font-size: 13px;
  }
  .skip-link:focus { left: 0; }

  .wrap { max-width: var(--maxw); margin: 0 auto; padding: 0 28px; }

  .eyebrow {
    font-family: 'Roboto Condensed', sans-serif; font-weight: 500;
    font-size: 12px; letter-spacing: 0.24em; text-transform: uppercase;
    color: var(--brass);
    margin: 0 0 14px;
  }
  .accent {
    font-family: 'EB Garamond', serif; font-style: italic; font-weight: 500;
    color: var(--sage);
  }
  .on-dark .accent, .accent.on-dark { color: var(--terra); }

  h1, h2, h3 { font-family: 'Playfair Display', serif; font-weight: 500; letter-spacing: -0.015em; color: var(--brown); }
  h2 { font-size: clamp(30px, 4vw, 44px); line-height: 1.1; margin: 0 0 18px; }
  h3 { font-size: clamp(21px, 2.4vw, 27px); line-height: 1.18; margin: 0 0 10px; }
  p { margin: 0 0 18px; max-width: 68ch; }
  .lede { font-size: 1.18rem; line-height: 1.7; }

  /* ---------- Buttons ---------- */
  .btn {
    display: inline-flex; align-items: center; gap: 9px;
    font-family: 'Roboto', sans-serif; font-weight: 500; font-size: 15px;
    padding: 14px 26px; border-radius: 10px; border: 1px solid transparent;
    cursor: pointer; transition: background .18s ease, color .18s ease, border-color .18s ease, transform .18s ease;
    text-decoration: none; line-height: 1;
  }
  .btn:hover { text-decoration: none; transform: translateY(-1px); }
  .btn-primary { background: var(--brown); color: var(--misty-blush); }
  .btn-primary:hover { background: var(--sage); color: var(--misty-blush); }
  .btn-ghost { background: transparent; color: var(--brown); border-color: var(--brown); }
  .btn-ghost:hover { background: var(--brown); color: var(--misty-blush); }
  .btn-light { background: var(--cream); color: var(--brown); }
  .btn-light:hover { background: #fff; }
  .btn-outline-light { background: transparent; color: var(--cream); border-color: rgba(250,244,234,0.55); }
  .btn-outline-light:hover { background: rgba(250,244,234,0.12); color: var(--cream); }

  /* ---------- Header ---------- */
  header.site { position: sticky; top: 0; z-index: 100; }
  .utility-bar {
    background: var(--cream-2);
    border-bottom: 1px solid var(--line);
    font-size: 13.5px;
  }
  .utility-inner {
    max-width: var(--maxw); margin: 0 auto; padding: 0 28px;
    height: 44px; display: flex; align-items: center; justify-content: space-between;
  }
  .utility-name { font-family: 'Roboto Condensed', sans-serif; letter-spacing: 0.06em; white-space: nowrap; }
  .utility-name strong { font-weight: 500; }
  .utility-name .sep { color: var(--line); margin: 0 8px; }
  .utility-ctas { display: flex; align-items: center; gap: 10px; }
  .utility-ctas a {
    display: inline-flex; align-items: center; gap: 7px;
    color: var(--brown); font-weight: 500; padding: 6px 12px; border-radius: 7px;
    font-size: 13.5px;
  }
  .utility-ctas a:hover { background: rgba(55,71,31,0.07); text-decoration: none; }
  .utility-ctas .call { border: 1px solid var(--line); }
  .utility-ctas svg { width: 15px; height: 15px; }

  .navbar { background: rgba(250,244,234,0.92); backdrop-filter: blur(8px); border-bottom: 1px solid var(--line-soft); }
  .nav-inner {
    max-width: var(--maxw); margin: 0 auto; padding: 0 28px;
    height: 70px; display: flex; align-items: center; justify-content: space-between;
  }
  .brand { display: flex; align-items: center; gap: 14px; flex: 0 0 auto; }
  .brand .agent-name { height: 40px; width: auto; flex: 0 0 auto; filter: drop-shadow(0.4px 0 0 var(--brown)) drop-shadow(-0.4px 0 0 var(--brown)) drop-shadow(0 0.4px 0 var(--brown)) drop-shadow(0 -0.4px 0 var(--brown)); }
  .brand img { height: 34px; width: auto; flex: 0 0 auto; }
  .brand .divider { width: 1px; height: 26px; background: var(--line); }
  nav.links { display: flex; align-items: center; gap: 22px; flex: 0 0 auto; }
  nav.links a {
    font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase;
    letter-spacing: 0.1em; font-size: 12.5px; color: var(--brown); font-weight: 500; white-space: nowrap;
  }
  nav.links a:hover { color: var(--sage-dk); text-decoration: none; }
  nav.links a.nav-cta {
    background: var(--brown); color: var(--misty-blush); padding: 9px 18px; border-radius: 8px; letter-spacing: 0.1em; white-space: nowrap;
  }
  nav.links a.nav-cta:hover { background: var(--sage); color: var(--misty-blush); }
  .hamburger { display: none; background: none; border: 1px solid var(--line); border-radius: 8px; padding: 9px 11px; cursor: pointer; }
  .hamburger span { display: block; width: 20px; height: 2px; background: var(--brown); margin: 4px 0; transition: .2s; }
  .mobile-menu { display: none; background: var(--cream-2); border-bottom: 1px solid var(--line); }
  .mobile-menu.open { display: block; }
  .mobile-menu a {
    display: block; padding: 15px 28px; border-top: 1px solid var(--line-soft);
    font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.12em;
    font-size: 14px; color: var(--brown);
  }

  /* ---------- Hero ---------- */
  .hero { padding: 88px 0 76px; position: relative; overflow: hidden; }
  .hero::before {
    content: ""; position: absolute; inset: 0;
    background-image: radial-gradient(var(--line-soft) 1px, transparent 1px);
    background-size: 26px 26px; opacity: 0.5; pointer-events: none;
    -webkit-mask-image: linear-gradient(to bottom, #000 0%, transparent 70%);
            mask-image: linear-gradient(to bottom, #000 0%, transparent 70%);
  }
  .hero-grid { display: grid; grid-template-columns: 1.15fr 0.85fr; gap: 64px; align-items: center; position: relative; }
  .hero h1 { font-size: clamp(40px, 5.6vw, 70px); line-height: 1.02; margin: 6px 0 24px; font-weight: 500; }
  .hero-sub { font-size: 1.18rem; line-height: 1.65; color: var(--brown-90); max-width: 46ch; margin-bottom: 30px; }
  .hero-ctas { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; }
  .hero-note { font-size: 14px; color: var(--brass); margin-top: 20px; }
  .hero-photo { position: relative; }
  .hero-photo .frame {
    border-radius: 14px; overflow: hidden; border: 1px solid var(--line);
    box-shadow: 0 30px 60px -28px rgba(55,71,31,0.42);
  }
  .hero-photo img { width: 100%; height: auto; filter: saturate(0.94) contrast(1.01); }
  .hero-photo .badge {
    position: absolute; left: -22px; bottom: 34px;
    background: var(--cream); border: 1px solid var(--line); border-radius: 12px;
    padding: 14px 20px; box-shadow: 0 16px 30px -18px rgba(55,71,31,0.4);
  }
  .hero-photo .badge .big { font-family: 'Playfair Display', serif; font-size: 26px; line-height: 1; }
  .hero-photo .badge .lbl { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.14em; font-size: 11px; color: var(--brass); margin-top: 5px; }

  /* ---------- Fact grid (dark) ---------- */
  .facts { background: var(--brown); color: var(--cream); }
  .facts .grid { display: grid; grid-template-columns: repeat(4, 1fr); }
  .fact { padding: 52px 28px; text-align: center; border-right: 1px solid rgba(250,244,234,0.14); }
  .fact:last-child { border-right: none; }
  .fact .num { font-family: 'Roboto', sans-serif; font-weight: 500; font-size: clamp(38px, 4.6vw, 56px); letter-spacing: -0.03em; color: var(--terra); line-height: 1; }
  .fact .lbl { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.16em; font-size: 12.5px; opacity: 0.78; margin-top: 12px; }

  /* ---------- Sections ---------- */
  section { padding: 92px 0; }
  .band-cream2 { background: var(--cream-2); }
  .band-dark { background: var(--brown); color: var(--cream); }
  .band-dark h2, .band-dark h3 { color: var(--cream); }
  .band-dark p { color: rgba(250,244,234,0.86); }
  .section-head { max-width: 640px; margin-bottom: 46px; }
  .section-head.center { margin-left: auto; margin-right: auto; text-align: center; }
  .section-head.center p { margin-left: auto; margin-right: auto; }
  .rule { width: 46px; height: 2px; background: var(--sage); margin-bottom: 22px; }
  .center .rule { margin-left: auto; margin-right: auto; }

  /* About */
  .about-grid { display: grid; grid-template-columns: 1fr 0.82fr; gap: 60px; align-items: center; }
  .about-grid img { border-radius: 12px; border: 1px solid var(--line); width: 100%; height: 100%; max-height: 560px; object-fit: cover; filter: saturate(0.92); }
  .pull {
    font-family: 'EB Garamond', serif; font-style: italic; font-size: 1.5rem; line-height: 1.4;
    color: var(--brown); border-left: 3px solid var(--sage); padding: 6px 0 6px 24px; margin: 26px 0;
  }

  /* Specialties */
  .spec-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
  .card {
    background: var(--cream); border: 1px solid var(--line); border-radius: 12px; padding: 30px 28px;
  }
  .band-cream2 .card { background: #fff; }
  .card .kicker { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.14em; font-size: 12px; color: var(--brass); margin-bottom: 12px; }
  .card h3 { font-size: 22px; margin-bottom: 8px; }
  .card p { font-size: 15.5px; margin: 0; color: var(--brown-90); }
  .spec-also { margin-top: 30px; font-size: 15px; }
  .chips { display: flex; flex-wrap: wrap; gap: 9px; margin-top: 14px; }
  .chip { font-family: 'Roboto Condensed', sans-serif; font-size: 13px; letter-spacing: 0.05em; background: var(--cream); border: 1px solid var(--line); border-radius: 100px; padding: 6px 14px; }
  .band-cream2 .chip { background: #fff; }

  /* Neighborhoods */
  .nb-intro-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: end; margin-bottom: 40px; }
  .nb-intro-grid img { border-radius: 12px; border: 1px solid var(--line); filter: saturate(0.92); width: 100%; height: 340px; object-fit: cover; }
  .accordion { border-top: 1px solid var(--line); }
  .acc-item { border-bottom: 1px solid var(--line); }
  .acc-head {
    width: 100%; background: none; border: none; cursor: pointer; text-align: left;
    display: flex; align-items: center; justify-content: space-between; gap: 20px;
    padding: 26px 4px; font-family: 'Playfair Display', serif; font-size: clamp(20px, 2.3vw, 27px); color: var(--brown); font-weight: 500;
  }
  .acc-head .meta { font-family: 'Roboto Condensed', sans-serif; font-size: 12.5px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--brass); font-weight: 500; margin-left: auto; margin-right: 18px; white-space: nowrap; }
  .acc-icon { width: 26px; height: 26px; flex: 0 0 auto; position: relative; }
  .acc-icon::before, .acc-icon::after { content: ""; position: absolute; background: var(--sage); transition: transform .25s ease; }
  .acc-icon::before { top: 12px; left: 4px; right: 4px; height: 2px; }
  .acc-icon::after { left: 12px; top: 4px; bottom: 4px; width: 2px; }
  .acc-item.open .acc-icon::after { transform: scaleY(0); }
  .acc-body { max-height: 0; overflow: hidden; transition: max-height .4s ease; }
  .acc-body-inner { padding: 0 4px 30px; max-width: 760px; }
  .acc-body-inner h3.sub { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.13em; font-size: 12px; color: var(--brass); margin: 0 0 14px; font-weight: 500; }
  .acc-body-inner a { font-weight: 500; }

  /* How I work */
  .steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; counter-reset: step; }
  .step { background: var(--cream); border: 1px solid var(--line); border-radius: 12px; padding: 30px 28px; }
  .band-cream2 .step { background: #fff; }
  .step .n { font-family: 'Playfair Display', serif; font-size: 40px; color: var(--terra); line-height: 1; margin-bottom: 12px; }
  .step h3 { font-size: 20px; margin-bottom: 6px; }
  .step p { font-size: 15px; margin: 0; color: var(--brown-90); }

  /* Why work with me */
  .why-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 34px; }
  .why-grid .item h3 { font-size: 22px; }
  .why-grid .item p { font-size: 15.5px; color: var(--brown-90); }
  .why-grid .item .marker { width: 34px; height: 2px; background: var(--sage); margin-bottom: 16px; }

  /* What I believe (dark) */
  .believe-quote { font-family: 'Playfair Display', serif; font-weight: 500; font-size: clamp(26px, 3.6vw, 40px); line-height: 1.22; max-width: 18ch; margin: 0 0 30px; }
  .believe-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 56px; align-items: start; }
  .believe-refuse { border-left: 3px solid var(--terra); padding-left: 26px; }
  .believe-refuse .lbl { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.16em; font-size: 12px; color: var(--terra); margin-bottom: 12px; }

  /* KW callout */
  .kw-callout {
    background: var(--cream-2); border: 1px solid var(--line); border-radius: 16px;
    padding: 40px 44px; display: grid; grid-template-columns: auto 1fr auto; gap: 36px; align-items: center;
  }
  .kw-callout img { height: 56px; width: auto; }
  .kw-callout h3 { margin: 0 0 6px; font-size: 23px; }
  .kw-callout p { margin: 0; font-size: 15.5px; color: var(--brown-90); max-width: none; }
  .kw-callout .cta { white-space: nowrap; }

  /* Testimonials */
  .tcards { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 22px; align-items: start; }
  .tcard { background: var(--cream); border: 1px solid var(--line); border-radius: 12px; padding: 30px 28px; }
  .tcard.feature { background: var(--brown); color: var(--cream); }
  .stars { color: var(--terra); letter-spacing: 2px; font-size: 15px; margin-bottom: 14px; }
  .tcard blockquote { margin: 0 0 18px; font-family: 'EB Garamond', serif; font-size: 1.18rem; line-height: 1.5; font-style: italic; }
  .tcard.feature blockquote { font-size: 1.42rem; }
  .tcard cite { font-style: normal; font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.12em; font-size: 12.5px; color: var(--brass); }
  .tcard.feature cite { color: var(--terra); }

  /* FAQ */
  .faq-list { max-width: 820px; margin: 0 auto; }
  .faq-list .acc-head { font-family: 'Playfair Display', serif; font-size: clamp(18px, 2vw, 23px); padding: 24px 4px; }
  .faq-list .acc-body-inner { padding-bottom: 26px; }
  .faq-list .acc-body-inner p { font-size: 16px; }

  /* Divider photo band */
  .divider-band { position: relative; min-height: 440px; display: flex; align-items: center; }
  .divider-band img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; filter: saturate(0.9) brightness(0.92); }
  .divider-band .scrim { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(55,71,31,0.78) 0%, rgba(55,71,31,0.45) 55%, rgba(55,71,31,0.2) 100%); }
  .divider-band .content { position: relative; color: var(--cream); max-width: 560px; }
  .divider-band h2 { color: var(--cream); }
  .divider-band p { color: rgba(250,244,234,0.9); }

  /* Contact */
  .contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: start; }
  .contact-form { background: #fff; border: 1px solid var(--line); border-radius: 16px; padding: 36px; }
  .field { margin-bottom: 18px; }
  .field label { display: block; font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.1em; font-size: 12px; color: var(--brass); margin-bottom: 7px; }
  .field input, .field textarea {
    width: 100%; font-family: 'Roboto', sans-serif; font-size: 16px; color: var(--brown);
    padding: 13px 15px; border: 1px solid var(--line); border-radius: 9px; background: var(--cream); resize: vertical;
  }
  .field input:focus, .field textarea:focus { outline: none; border-color: var(--sage); box-shadow: 0 0 0 3px rgba(107,142,127,0.18); }
  .contact-form .btn-primary { width: 100%; justify-content: center; margin-top: 6px; }
  .contact-aside .contact-line { display: flex; gap: 14px; align-items: flex-start; padding: 18px 0; border-bottom: 1px solid var(--line-soft); }
  .contact-aside .contact-line:first-of-type { border-top: 1px solid var(--line-soft); }
  .contact-aside .ci { width: 22px; height: 22px; color: var(--sage); flex: 0 0 auto; margin-top: 3px; }
  .contact-aside .clbl { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.12em; font-size: 11.5px; color: var(--brass); }
  .contact-aside .cval { font-size: 17px; }
  .contact-aside .cval a { color: var(--brown); }
  .browse-listings { margin-top: 26px; }

  /* Footer */
  footer.site { background: var(--brown); color: rgba(250,244,234,0.82); padding: 70px 0 36px; font-size: 14.5px; }
  footer.site a { color: var(--terra); }
  .footer-top { display: grid; grid-template-columns: 1.4fr 1fr 1.1fr; gap: 48px; padding-bottom: 44px; border-bottom: 1px solid rgba(250,244,234,0.16); }
  .footer-top h4 { font-family: 'Roboto Condensed', sans-serif; text-transform: uppercase; letter-spacing: 0.16em; font-size: 12.5px; color: var(--cream); margin: 0 0 18px; font-weight: 500; }
  .footer-col ul { list-style: none; padding: 0; margin: 0; }
  .footer-col li { margin-bottom: 11px; }
  .news-form { display: flex; gap: 10px; margin-top: 14px; max-width: 360px; }
  .news-form input { flex: 1; padding: 12px 14px; border-radius: 8px; border: 1px solid rgba(250,244,234,0.28); background: rgba(250,244,234,0.06); color: var(--cream); font-size: 15px; }
  .news-form input::placeholder { color: rgba(250,244,234,0.5); }
  .news-form input:focus { outline: none; border-color: var(--terra); }
  .news-form button { background: var(--terra); color: var(--brown); border: none; border-radius: 8px; padding: 0 18px; font-weight: 500; cursor: pointer; font-family: 'Roboto', sans-serif; }
  .news-form button:hover { background: #e3b594; }
  .compliance { padding-top: 36px; display: flex; align-items: center; justify-content: flex-start; gap: 56px; }
  .compliance-text { flex: 0 1 auto; max-width: 460px; min-width: 0; }
  .compliance-logo { height: 210px; width: auto; flex: 0 0 auto; }
  .compliance .marks { display: flex; align-items: center; gap: 22px; flex-wrap: wrap; margin-bottom: 22px; }
  .compliance .marks img.kw { height: 46px; width: auto; }
  .compliance .marks .kw-caption { color: var(--misty-blush); font-size: 13px; letter-spacing: 0.04em; margin-left: -8px; }
  .compliance .marks img.eho { height: 46px; width: auto; }
  .compliance .marks img.rmark { height: 40px; width: auto; }
  .compliance .legal { font-size: 13px; line-height: 1.85; color: rgba(250,244,234,0.7); }
  .compliance .legal strong { color: var(--cream); font-weight: 500; }
  .compliance .legal a { color: var(--terra); }

  .form-success { color: var(--brown); }
  footer .form-success { color: var(--cream); }

  /* Mobile floating action bar */
  .mfab { display: none; }

  /* ---------- Responsive ---------- */
  @media (max-width: 980px) {
    .hero-grid { grid-template-columns: 1fr; gap: 44px; }
    .hero-photo { max-width: 420px; margin: 0 auto; }
    .about-grid, .believe-grid, .contact-grid, .nb-intro-grid { grid-template-columns: 1fr; gap: 38px; }
    .spec-grid, .steps, .why-grid { grid-template-columns: 1fr 1fr; }
    .tcards { grid-template-columns: 1fr; }
    .facts .grid { grid-template-columns: 1fr 1fr; }
    .fact:nth-child(2) { border-right: none; }
    .fact:nth-child(1), .fact:nth-child(2) { border-bottom: 1px solid rgba(250,244,234,0.14); }
    .kw-callout { grid-template-columns: 1fr; text-align: center; justify-items: center; gap: 22px; }
  }
  @media (max-width: 1050px) {
    nav.links { display: none; }
    .hamburger { display: block; }
  }
  @media (max-width: 700px) {
    html { scroll-padding-top: 110px; }
    .compliance { flex-direction: column; align-items: flex-start; }
    .compliance-logo { height: 150px; }
    .utility-name .role { display: none; }
    .utility-ctas .txt { display: none; }
    .utility-ctas a { padding: 8px 10px; }
    section { padding: 64px 0; }
    .hero { padding: 56px 0 60px; }
    .spec-grid, .steps, .why-grid { grid-template-columns: 1fr; }
    .hero-photo .badge { left: 12px; }
    body { padding-bottom: 60px; }
    .mfab {
      display: grid; grid-template-columns: repeat(3, 1fr);
      position: fixed; bottom: 0; left: 0; right: 0; z-index: 200;
      background: var(--cream); border-top: 1px solid var(--line);
      box-shadow: 0 -8px 24px -12px rgba(55,71,31,0.35);
    }
    .mfab a {
      display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 3px;
      padding: 9px 0 8px; color: var(--brass); font-family: 'Roboto Condensed', sans-serif;
      text-transform: uppercase; letter-spacing: 0.1em; font-size: 11px; font-weight: 500;
      border-right: 1px solid var(--line-soft);
    }
    .mfab a:last-child { border-right: none; }
    .mfab a:hover { text-decoration: none; background: var(--cream-2); }
    .mfab a.primary { color: var(--sage-dk); }
    .mfab svg { width: 22px; height: 22px; }
  }
  @media (max-width: 460px) {
    .facts .grid { grid-template-columns: 1fr 1fr; }
    .wrap { padding: 0 20px; }
    .contact-form { padding: 26px 22px; }
  }

  @media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; } }


  .page-hero { padding: 64px 0 40px; text-align: center; }
  .page-hero .eyebrow { justify-content: center; display: flex; }
  .page-hero h1 { font-size: clamp(34px, 5vw, 52px); margin: 10px 0 14px; }
  .page-hero p { max-width: 620px; margin: 0 auto; color: var(--brown-90); font-size: 17px; }
  .filter-bar { display: flex; flex-wrap: wrap; gap: 10px; justify-content: center; padding: 0 0 44px; }
  .filter-chip { font-family: 'Roboto Condensed', sans-serif; font-size: 13px; letter-spacing: 0.06em; text-transform: uppercase; background: #fff; border: 1px solid var(--line); border-radius: 100px; padding: 9px 18px; color: var(--brown); cursor: pointer; }
  .filter-chip:hover { border-color: var(--sage); color: var(--sage); }
  .listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; padding-bottom: 70px; }
  .lcard { background: #fff; border: 1px solid var(--line); border-radius: 14px; overflow: hidden; display: flex; flex-direction: column; }
  .lcard-photo { position: relative; width: 100%; aspect-ratio: 4/3; }
  .lcard-badge { position: absolute; top: 16px; left: 16px; z-index: 2; font-family: 'Roboto Condensed', sans-serif; font-size: 11.5px; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 500; padding: 8px 14px; border-radius: 5px; color: #fff; pointer-events: none; }
  .lcard-badge.sold { background: #A6303B; }
  .lcard-badge.active { background: var(--sage); }
  .lcard-photo .lcard-mls { position: absolute; top: 14px; right: 14px; z-index: 3; display: inline-flex; align-items: center; gap: 6px; font-family: 'Roboto Condensed', sans-serif; font-size: 11.5px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 600; color: var(--misty-blush); background: rgba(55,71,31,0.92); padding: 7px 11px; border-radius: 999px; text-decoration: none; backdrop-filter: blur(3px); transition: background 0.2s ease, transform 0.2s ease; }
  .lcard-photo .lcard-link { position: absolute; inset: 0; z-index: 2; }
  .lcard-photo a.lcard-mls:hover { background: #37471F; transform: translateY(-1px); }
  .lcard-photo .lcard-mls svg { width: 12px; height: 12px; }
  .lcard:hover .lcard-mls { background: #2b3818; }
  .lcard-body { padding: 22px 22px 24px; display: flex; flex-direction: column; gap: 4px; }
  .lcard-price { font-family: 'Playfair Display', serif; font-size: 26px; color: var(--brown); }
  .lcard-address { font-weight: 500; font-size: 16px; color: var(--brown); }
  .lcard-hood { font-size: 14px; color: var(--sage); margin-bottom: 10px; }
  .lcard-meta { display: flex; gap: 16px; font-size: 13.5px; color: var(--brown-90); border-top: 1px solid var(--line-soft); padding-top: 14px; }
  @media (max-width: 980px) { .listing-grid { grid-template-columns: 1fr 1fr; } }
  @media (max-width: 640px) { .listing-grid { grid-template-columns: 1fr; } .page-hero { padding: 44px 0 28px; } }

/* ---- property detail pages ---- */
.prop-hero{position:relative;margin-top:0;padding:0}
.prop-hero-img{position:relative;height:clamp(340px,52vh,560px);overflow:hidden;background:var(--cream-2)}
.prop-hero-img img{width:100%;height:100%;object-fit:cover}
.prop-hero-img::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(43,56,24,0.82) 0%,rgba(43,56,24,0.28) 45%,rgba(43,56,24,0.06) 100%)}
.prop-hero-copy{position:absolute;left:0;right:0;bottom:0;z-index:2;padding-bottom:34px}
.prop-hero-copy .badge{display:inline-block;font-family:'Roboto Condensed',sans-serif;font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;color:var(--misty-blush);background:#A6303B;padding:6px 13px;border-radius:999px;margin-bottom:16px}
.prop-hero-copy h1{font-family:'Playfair Display',serif;font-weight:500;color:var(--cream);font-size:clamp(30px,4.4vw,54px);line-height:1.08;margin:0 0 10px;text-wrap:pretty}
.prop-hero-copy .sub{display:flex;flex-wrap:wrap;align-items:baseline;gap:8px 20px;color:rgba(250,244,234,.9);font-family:'Roboto Condensed',sans-serif;letter-spacing:.09em;text-transform:uppercase;font-size:14px}
.prop-hero-copy .sub .price{font-family:'Playfair Display',serif;text-transform:none;letter-spacing:0;font-size:clamp(22px,2.4vw,30px);color:var(--misty-blush)}
.prop-body{padding:56px 28px 20px;display:grid;grid-template-columns:1.55fr 1fr;gap:60px;align-items:start}
.prop-facts{border-top:1px solid var(--line);display:grid;grid-template-columns:repeat(2,1fr)}
.prop-facts div{border-bottom:1px solid var(--line-soft);padding:16px 0}
.prop-facts dt{font-family:'Roboto Condensed',sans-serif;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(55,71,31,.62);margin:0 0 4px}
.prop-facts dd{margin:0;font-family:'Playfair Display',serif;font-size:22px;line-height:1.2}
.prop-note{font-family:'EB Garamond',serif;font-size:19px;line-height:1.75}
.prop-note h2{font-family:'Playfair Display',serif;font-weight:500;font-size:28px;margin:0 0 14px}
.prop-note h3{font-family:'Roboto Condensed',sans-serif;font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:rgba(55,71,31,.62);margin:34px 0 10px;font-weight:600}
.prop-aside{background:#fff;border:1px solid var(--line);padding:30px;position:sticky;top:150px}
.prop-aside h2{font-family:'Playfair Display',serif;font-weight:500;font-size:24px;line-height:1.25;margin:0 0 10px}
.prop-aside p{margin:0 0 20px;font-size:15.5px;color:rgba(55,71,31,.82)}
.prop-aside .btn{width:100%;justify-content:center;margin-bottom:10px}
.prop-source{font-size:13.5px;color:rgba(55,71,31,.6);border-top:1px solid var(--line-soft);padding:18px 0 0;margin:10px 0 0}
.prop-more{padding:20px 28px 80px}
.prop-more h2{font-family:'Playfair Display',serif;font-weight:500;font-size:28px;margin:0 0 26px}
.prop-more .listing-grid{padding-bottom:34px}
.prop-back{display:inline-flex;align-items:center;gap:8px;font-family:'Roboto Condensed',sans-serif;font-size:13px;letter-spacing:.12em;text-transform:uppercase;font-weight:600}
.lcard a.lcard-link{position:absolute;inset:0;z-index:4}
@media(max-width:700px){.prop-body{padding-left:20px;padding-right:20px}.prop-more{padding-left:20px;padding-right:20px}}
@media(max-width:900px){.prop-body{grid-template-columns:1fr;gap:38px;padding-top:40px}.prop-aside{position:static}}
@media(max-width:560px){.prop-facts{grid-template-columns:1fr}}