/* ==========================================================================
   Mother Daughter Duo Real Estate Team
   Stylesheet — single file, no build step.

   Contents
   01. Design tokens
   02. Reset & base
   03. Typography
   04. Buttons & links
   05. Layout helpers
   06. Header / navigation
   07. Hero
   08. Search bar
   09. Feature rows ("Why Work With Us")
   10. Cards (value, listing, community, blog, team)
   11. Testimonials
   12. Process steps
   13. Stats band
   14. Forms & lead capture
   15. CTA band + footer
   16. Page-specific
   17. Utilities
   18. Responsive
   ========================================================================== */


/* ==========================================================================
   01. DESIGN TOKENS  —  straight from the brand guideline
   ========================================================================== */

:root {
  /* Brand palette */
  --navy:        #0F1F33;
  --gold:        #D4A24E;
  --warm-beige:  #F2E7D6;
  --sage:        #8FA48F;
  --ivory:       #FAF7F2;

  /* Derived tints & shades (kept minimal — do not invent new brand hues) */
  --navy-900:    #0A1524;
  --navy-800:    #16293F;
  --navy-700:    #22384F;
  --navy-line:   rgba(250, 247, 242, 0.14);
  --gold-600:    #BE8C3B;
  --gold-300:    #E4C58C;
  --gold-100:    rgba(212, 162, 78, 0.12);
  --sage-600:    #5D6D59;
  --sage-100:    rgba(143, 164, 143, 0.16);
  --beige-200:   #F7F0E4;

  /* Accessible gold for TEXT on light backgrounds.
     Brand gold (#D4A24E) and --gold-600 only reach ~2.8:1 against ivory, which
     fails WCAG AA for body-size text. They stay in use for button fills, icons
     and large display accents — where they're either on navy or large enough to
     qualify — while anything small and read as text uses this darker gold.
     Measured 4.53:1 against ivory, white and warm beige. */
  --gold-text:   #866229;

  /* Text */
  --ink:         #0F1F33;
  --ink-70:      #47566A;
  --ink-50:      #5F6977;
  --on-dark:     #FAF7F2;
  --on-dark-70:  rgba(250, 247, 242, 0.74);
  --on-dark-50:  rgba(250, 247, 242, 0.55);

  /* Typography */
  --font-display: "Playfair Display", "Times New Roman", serif;
  --font-sub:     "Lora", Georgia, serif;
  --font-body:    "Montserrat", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  /* Min sized so the longest headline line ("Mother-Daughter Team.") still fits
     a 360px viewport without truncating. */
  --fs-hero:   clamp(1.75rem, 1.05rem + 3vw, 3.4rem);
  --fs-h1:     clamp(2rem,   1.35rem + 2.6vw, 3.25rem);
  --fs-h2:     clamp(1.75rem, 1.3rem + 1.9vw, 2.75rem);
  --fs-h3:     clamp(1.25rem, 1.08rem + 0.7vw, 1.6rem);
  --fs-h4:     clamp(1.05rem, 0.99rem + 0.28vw, 1.2rem);
  --fs-lead:   clamp(1rem,   0.96rem + 0.2vw, 1.125rem);
  --fs-body:   1rem;
  --fs-small:  0.875rem;
  --fs-xs:     0.78rem;
  --fs-eyebrow: 0.75rem;

  /* Spacing scale */
  --sp-1: 0.25rem;  --sp-2: 0.5rem;   --sp-3: 0.75rem;  --sp-4: 1rem;
  --sp-5: 1.5rem;   --sp-6: 2rem;     --sp-7: 2.5rem;   --sp-8: 3rem;
  --sp-9: 4rem;     --sp-10: 5rem;    --sp-11: 6.5rem;

  --section-y: clamp(3.5rem, 2rem + 6vw, 6.5rem);

  /* Structure */
  --wrap:        1200px;
  --wrap-narrow: 820px;
  --radius-sm:   6px;
  --radius:      10px;
  --radius-lg:   16px;
  --radius-pill: 999px;

  --shadow-sm:  0 1px 2px rgba(15, 31, 51, 0.06), 0 2px 8px rgba(15, 31, 51, 0.05);
  --shadow:     0 4px 12px rgba(15, 31, 51, 0.08), 0 12px 32px rgba(15, 31, 51, 0.07);
  --shadow-lg:  0 12px 28px rgba(15, 31, 51, 0.12), 0 28px 64px rgba(15, 31, 51, 0.10);

  --ease: cubic-bezier(0.2, 0.7, 0.3, 1);
  --dur:  0.25s;

  --header-h: 116px;   /* two rows: 68px brand + 48px nav */
}


/* ==========================================================================
   02. RESET & BASE
   ========================================================================== */

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

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 1rem);
  overflow-x: hidden;
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
}

body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: var(--fs-body);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

body.nav-open { overflow: hidden; }

img, svg, video { display: block; max-width: 100%; height: auto; }

button, input, select, textarea { font: inherit; color: inherit; }

/* Visible focus for keyboard users, on both light and navy surfaces */
:focus-visible {
  outline: 3px solid var(--gold);
  outline-offset: 3px;
  border-radius: 3px;
}

::selection { background: var(--gold); color: var(--navy); }

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  z-index: 999;
  padding: var(--sp-3) var(--sp-5);
  background: var(--gold);
  color: var(--navy);
  font-weight: 600;
  border-radius: 0 0 var(--radius) 0;
}
.skip-link:focus { left: 0; }


/* ==========================================================================
   03. TYPOGRAPHY
   ========================================================================== */

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 500;
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--navy);
  margin: 0 0 var(--sp-4);
  text-wrap: balance;
}

h1 { font-size: var(--fs-h1); }
h2 { font-size: var(--fs-h2); }
h3 { font-size: var(--fs-h3); }
h4 { font-size: var(--fs-h4); font-family: var(--font-sub); font-weight: 600; letter-spacing: 0; }

p { margin: 0 0 var(--sp-4); text-wrap: pretty; }
p:last-child { margin-bottom: 0; }

a { color: var(--gold-text); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--navy); }

/* Section eyebrow — small caps label above a heading */
.eyebrow {
  display: block;
  font-family: var(--font-body);
  font-size: var(--fs-eyebrow);
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold-text);
  margin: 0 0 var(--sp-3);
}
.on-navy .eyebrow, .eyebrow--light { color: var(--gold); }

/* Subheading in Lora, per guideline */
.subhead {
  font-family: var(--font-sub);
  font-weight: 600;
  font-size: var(--fs-lead);
  font-style: italic;
  color: var(--sage-600);
  margin: 0 0 var(--sp-5);
}
.on-navy .subhead { color: var(--gold-300); }

.lead {
  font-size: var(--fs-lead);
  color: var(--ink-70);
  max-width: 62ch;
}
.on-navy .lead { color: var(--on-dark-70); }

/* Gold accent on the final word of a display heading */
.accent { color: var(--gold); }

/* Short gold rule under a centered heading */
.rule {
  width: 64px;
  height: 2px;
  background: var(--gold);
  border: 0;
  margin: var(--sp-5) 0 0;
}
.section-head--center .rule { margin-inline: auto; }


/* ==========================================================================
   04. BUTTONS & LINKS
   ========================================================================== */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--sp-2);
  padding: 0.9rem 2rem;
  border: 2px solid transparent;
  border-radius: var(--radius-pill);
  font-family: var(--font-body);
  font-size: var(--fs-small);
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  transition: background var(--dur) var(--ease), color var(--dur) var(--ease),
              border-color var(--dur) var(--ease), transform var(--dur) var(--ease),
              box-shadow var(--dur) var(--ease);
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }

/* Primary — gold pill */
.btn--primary {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--navy);
  box-shadow: 0 4px 14px rgba(212, 162, 78, 0.32);
}
.btn--primary:hover {
  background: var(--gold-600);
  border-color: var(--gold-600);
  color: var(--ivory);
  box-shadow: 0 8px 22px rgba(212, 162, 78, 0.4);
}

/* Secondary — outlined gold pill */
.btn--secondary {
  background: transparent;
  border-color: var(--gold);
  color: var(--gold-text);
}
.btn--secondary:hover { background: var(--gold); color: var(--navy); }
.on-navy .btn--secondary, .btn--secondary.on-dark { color: var(--ivory); }
.on-navy .btn--secondary:hover, .btn--secondary.on-dark:hover { color: var(--navy); }

.btn--navy { background: var(--navy); border-color: var(--navy); color: var(--ivory); }
.btn--navy:hover { background: var(--navy-800); border-color: var(--navy-800); }

.btn--block { width: 100%; }
.btn--sm { padding: 0.65rem 1.4rem; font-size: var(--fs-xs); }

/* Text link with trailing arrow */
.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: var(--sp-2);
  min-height: 44px;        /* thumb-sized target, WCAG 2.5.5 */
  font-family: var(--font-sub);
  font-weight: 600;
  color: var(--gold-text);
  text-decoration: underline;
  text-underline-offset: 4px;
}
.link-arrow svg { transition: transform var(--dur) var(--ease); flex: none; }
.link-arrow:hover { color: var(--navy); }
.link-arrow:hover svg { transform: translateX(4px); }
.on-navy .link-arrow { color: var(--gold); }
.on-navy .link-arrow:hover { color: var(--ivory); }

.btn-row { display: flex; flex-wrap: wrap; gap: var(--sp-4); }


/* ==========================================================================
   05. LAYOUT HELPERS
   ========================================================================== */

.wrap { width: min(100% - 2.5rem, var(--wrap)); margin-inline: auto; }
.wrap--narrow { width: min(100% - 2.5rem, var(--wrap-narrow)); margin-inline: auto; }

.section { padding-block: var(--section-y); }
.section--tight { padding-block: calc(var(--section-y) * 0.65); }

.bg-ivory { background: var(--ivory); }
.bg-beige { background: var(--warm-beige); }
.bg-white { background: #fff; }

/* Navy sections carry the diamond texture from the guideline */
.bg-navy, .on-navy {
  background-color: var(--navy);
  color: var(--on-dark);
}
.bg-navy h1, .bg-navy h2, .bg-navy h3, .bg-navy h4,
.on-navy h1, .on-navy h2, .on-navy h3, .on-navy h4 { color: var(--ivory); }

/* 09. Patterns & textures — subtle, per guideline */
.tex-diamond {
  background-image:
    linear-gradient(45deg, rgba(212,162,78,0.045) 25%, transparent 25%, transparent 75%, rgba(212,162,78,0.045) 75%),
    linear-gradient(45deg, rgba(212,162,78,0.045) 25%, transparent 25%, transparent 75%, rgba(212,162,78,0.045) 75%);
  background-size: 34px 34px;
  background-position: 0 0, 17px 17px;
}
.tex-sage {
  background-image: radial-gradient(circle at 30% 20%, rgba(143,164,143,0.22), transparent 55%),
                    radial-gradient(circle at 80% 80%, rgba(143,164,143,0.16), transparent 50%);
}

.section-head { margin-bottom: var(--sp-8); }
.section-head--center { text-align: center; max-width: 720px; margin-inline: auto; }
.section-head--center .lead { margin-inline: auto; }

.section-head--split {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: var(--sp-5);
  flex-wrap: wrap;
}
.section-head--split h2 { margin-bottom: 0; }

.grid { display: grid; gap: var(--sp-6); }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--4 { grid-template-columns: repeat(4, 1fr); }


/* ==========================================================================
   06. HEADER / NAVIGATION
   ========================================================================== */

.header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: var(--navy);
  border-bottom: 1px solid var(--navy-line);
  transition: box-shadow var(--dur) var(--ease), background var(--dur) var(--ease);
}
.header.is-stuck { box-shadow: 0 6px 24px rgba(15, 31, 51, 0.28); }

/* Two rows on desktop. The co-branded lockup needs real horizontal room —
   cramming the brokerage name into a single row alongside nine nav items would
   work against the "prominently and conspicuously displayed" requirement in
   K.S.A. 58-3086(b)(B). */
.header__top-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-5);
  min-height: 68px;
  padding-block: var(--sp-3);
}
.header__bar { border-top: 1px solid var(--navy-line); }

.header__actions { display: flex; align-items: center; gap: var(--sp-5); flex: none; }
.header__phone {
  display: inline-flex;
  align-items: center;
  min-height: 44px;
  font-family: var(--font-sub);
  font-weight: 600;
  font-size: 0.95rem;
  color: var(--ivory);
  text-decoration: none;
  white-space: nowrap;
}
.header__phone:hover { color: var(--gold); }

/* --- Co-branded lockup -----------------------------------------------------
   KANSAS COMPLIANCE — do not restructure without re-checking these:

   K.A.R. 86-3-7(b)(3)  The team name must be ADJACENT to the supervising
                        broker's trade name in any website advertisement.
                        Satisfied by .brand keeping .logo and .broker in one
                        flex row, separated only by a hairline rule.

   K.A.R. 86-3-7(b)(2)  The team name may be at most 2x the broker's font size.
                        Measured, not estimated:
                          - "platinum" glyph height = 0.407 x the rendered
                            height of platinum-logo-white (1469x538 source).
                            At the 52px render height below that is 21.2px.
                          - The team logo (assets/photos/md-duo-logo-*, from
                            MD_Logos/NEW_Logo.png) is one flattened image, so
                            there's no separate font size to read off. Instead:
                            the "mother daughter duo" script is 86px tall in
                            the 448px-tall source art = 19.2% of the rendered
                            logo height. TEAM_GLYPH_RATIO in
                            tools/check-compliance.py must match this.
                          - At the 44px render height below, that's 8.4px.
                          - Ratio 8.4 / 21.2 = 0.40x.  Limit is 2.0x.

   K.A.R. 86-3-7(b)(1)  No "realty"/"brokerage"/"company" in the TEAM name.
                        "Mother Daughter Duo Real Estate Team" is a team name,
                        expressly permitted by K.S.A. 58-3086(d)(2).
   -------------------------------------------------------------------------- */
.brand { display: flex; align-items: center; gap: var(--sp-4); flex: 0 1 auto; min-width: 0; }
.brand__rule {
  width: 1px;
  align-self: stretch;
  min-height: 40px;
  background: var(--navy-line);
  flex: none;
}
.broker { display: inline-flex; align-items: center; min-height: 44px; flex: none; text-decoration: none; }
.broker img {
  height: 52px;                 /* drives the ratio above — see note */
  width: auto;
  opacity: 0.95;
  transition: opacity var(--dur) var(--ease);
}
.broker:hover img { opacity: 1; }

/* --- Logo lockup -----------------------------------------------------------
   2026 refresh: assets/photos/md-duo-logo-* (from MD_Logos/NEW_Logo.png),
   gold roofline + ivory type recolored for the navy header/footer. Both
   .logo instances (header brand row, footer column) render on navy, so one
   asset covers both — see the compliance note above before changing height.
   -------------------------------------------------------------------------- */
.logo {
  display: inline-flex;
  align-items: center;
  text-decoration: none;
  flex: none;
  min-height: 44px;        /* thumb-sized target in the header */
}
.logo img { height: 44px; width: auto; display: block; }

/* --- Nav ------------------------------------------------------------------
   Nine items plus the CTA is a lot to fit. Spacing and tracking tighten
   between 980px and 1400px so the bar never wraps before the mobile menu
   takes over at 980px. */
.nav { display: flex; align-items: center; gap: clamp(0.6rem, 1.3vw, 1.5rem); min-height: 48px; }
/* The CTA lives in .header__actions on desktop; this copy is for the mobile panel */
.nav__cta { display: none; }
.nav__list {
  display: flex;
  align-items: center;
  gap: clamp(0.55rem, 1.15vw, 1.5rem);
  list-style: none;
  margin: 0;
  padding: 0;
}
@media (max-width: 1120px) {
  .nav__link { font-size: 0.72rem; letter-spacing: 0.09em; }
  .header__phone { display: none; }
}
.nav__link {
  position: relative;
  display: block;
  padding: var(--sp-2) 0;
  font-size: var(--fs-xs);
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--on-dark-70);
  text-decoration: none;
  white-space: nowrap;
  transition: color var(--dur) var(--ease);
}
.nav__link::after {
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: 0;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--dur) var(--ease);
}
.nav__link:hover { color: var(--ivory); }
.nav__link:hover::after { transform: scaleX(1); }
.nav__link[aria-current="page"] { color: var(--gold); }
.nav__link[aria-current="page"]::after { transform: scaleX(1); }

.nav__cta { flex: none; }

/* --- Mobile toggle -------------------------------------------------------- */
.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 0;
  background: transparent;
  border: 1px solid var(--navy-line);
  border-radius: var(--radius-sm);
  cursor: pointer;
  align-items: center;
  justify-content: center;
  flex: none;
}
.nav-toggle__bars { position: relative; width: 20px; height: 2px; background: var(--ivory); display: block; }
.nav-toggle__bars::before,
.nav-toggle__bars::after {
  content: "";
  position: absolute;
  left: 0;
  width: 20px;
  height: 2px;
  background: var(--ivory);
  transition: transform var(--dur) var(--ease), opacity var(--dur) var(--ease);
}
.nav-toggle__bars::before { top: -6px; }
.nav-toggle__bars::after  { top: 6px; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::before { transform: translateY(6px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::after  { transform: translateY(-6px) rotate(-45deg); }


/* ==========================================================================
   07. HERO
   ========================================================================== */

.hero {
  position: relative;
  display: grid;
  align-items: center;
  min-height: clamp(460px, 62vh, 640px);
  padding-block: clamp(3rem, 8vw, 6rem);
  overflow: hidden;
  isolation: isolate;
}
.hero--tall { min-height: clamp(520px, 76vh, 760px); }

.hero__media { position: absolute; inset: 0; z-index: -2; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; }

/* Portrait photography in a wide banner.
   The hero is roughly 2.7:1 while the studio shots are 4:3, so the default
   centered crop takes a band across the middle and cuts the tops of their
   heads off. Anchoring near the top keeps faces in frame at every width.
   Only for photographs of people — landscapes look better centered. */
.hero__media--faces img { object-position: center 18%; }
@media (max-width: 980px) {
  /* Taller viewport share on a phone means a gentler crop, so the anchor can
     ease back toward center without clipping. */
  .hero__media--faces img { object-position: center 25%; }
}

/* Left-to-right navy scrim keeps display type legible over photography */
.hero__scrim {
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    linear-gradient(90deg, rgba(15,31,51,0.92) 0%, rgba(15,31,51,0.78) 38%, rgba(15,31,51,0.28) 68%, rgba(15,31,51,0.12) 100%),
    linear-gradient(180deg, rgba(15,31,51,0.55) 0%, transparent 30%);
}

/* about.html / testimonials.html hero photo has a second person standing
   just left of center — the default scrim's dark reach (fading out past
   68%) sits almost entirely on top of her. A narrower fade uncovers her
   while keeping every hero text line at 7.98:1+ contrast against white
   (checked with tools/tune-hero-scrim.js), well past WCAG AA's 4.5:1. */
.hero__scrim--duo {
  background:
    linear-gradient(90deg, rgba(15,31,51,0.94) 0%, rgba(15,31,51,0.85) 24%, rgba(15,31,51,0.5) 46%, rgba(15,31,51,0.14) 70%),
    linear-gradient(180deg, rgba(15,31,51,0.55) 0%, transparent 30%);
}

.hero__content { max-width: 700px; color: var(--ivory); }
.hero__title {
  font-size: var(--fs-hero);
  color: var(--ivory);
  line-height: 1.08;
  margin-bottom: var(--sp-4);
  text-wrap: initial;   /* balance would re-break the deliberate line breaks */
}
/* Each line of the headline is authored as its own span and must not re-wrap.
   Below 680px the type is small enough that the lines fit anyway. */
.hero__title span { display: block; }
@media (min-width: 681px) {
  .hero__title span { white-space: nowrap; }
}
/* .accent marks a word inside a line, not a line of its own */
.hero__title .accent { display: inline; white-space: inherit; }
.hero__sub {
  font-family: var(--font-sub);
  font-style: italic;
  font-weight: 600;
  font-size: clamp(1.05rem, 0.95rem + 0.5vw, 1.35rem);
  color: var(--gold);
  margin-bottom: var(--sp-6);
}
.hero__text { color: var(--on-dark-70); margin-bottom: var(--sp-6); max-width: 52ch; }
.hero .link-arrow { color: var(--gold); }
.hero .link-arrow:hover { color: var(--on-dark); }

/* Compact hero used on interior pages */
.hero--page { min-height: clamp(360px, 46vh, 460px); }
.hero--page .hero__title { font-size: var(--fs-h1); }


/* ==========================================================================
   08. SEARCH BAR  —  overlaps the hero, per mockup
   ========================================================================== */

.searchbar-wrap { position: relative; z-index: 5; margin-top: calc(var(--sp-8) * -1); }
.hero + .searchbar-wrap { margin-top: -44px; }

.searchbar {
  background: var(--ivory);
  border: 1px solid rgba(212, 162, 78, 0.4);
  border-radius: var(--radius);
  box-shadow: var(--shadow-lg);
  padding: var(--sp-4);
}
.searchbar__form {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr)) auto;
  gap: var(--sp-3);
  align-items: center;
}
.searchbar__field { position: relative; display: block; }
.searchbar__field > .lbl {
  position: absolute;
  width: 1px; height: 1px;
  overflow: hidden;
  clip-path: inset(50%);
}
.searchbar input,
.searchbar select {
  width: 100%;
  padding: 0.8rem 1rem;
  background: #fff;
  border: 1px solid rgba(15, 31, 51, 0.14);
  border-radius: var(--radius-sm);
  font-size: var(--fs-small);
  color: var(--ink);
  transition: border-color var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
.searchbar select {
  appearance: none;
  padding-right: 2.2rem;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%230F1F33' stroke-width='1.5' fill='none' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.9rem center;
  cursor: pointer;
}
.searchbar input::placeholder { color: var(--ink-50); }
.searchbar input:focus,
.searchbar select:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px var(--gold-100);
  outline: none;
}

/* IDX-ready: when a live feed is wired up, the vendor widget mounts here and
   the static form is hidden. See js/listings.js → PROVIDER. */
.idx-slot { display: none; }
.idx-slot[data-idx-active="true"] { display: block; }
.idx-slot[data-idx-active="true"] + .searchbar__form { display: none; }

/* listings.html's full filter form has six fields (vs. the four-field hero
   search elsewhere sharing .searchbar__form), so it needs its own column
   count at each breakpoint rather than the shared repeat(4, …) auto track. */
.searchbar__form[data-listing-filters] { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.searchbar__form[data-listing-filters] .btn { grid-column: 1 / -1; }
@media (max-width: 1100px) {
  .searchbar__form[data-listing-filters] { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 680px) {
  .searchbar__form[data-listing-filters] { grid-template-columns: 1fr; }
}


/* ==========================================================================
   09. FEATURE ROWS  —  "Why Work With Us"
   ========================================================================== */

.feature-row {
  display: grid;
  grid-template-columns: minmax(0, 130px) minmax(0, 1fr);
  gap: var(--sp-4);
  align-items: center;
}
.feature-row__media {
  border-radius: var(--radius-sm);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  aspect-ratio: 1 / 1;
}
.feature-row__media img { width: 100%; height: 100%; object-fit: cover; }
.feature-row__media .ph { min-height: 0; }
.feature-row__media .ph::after { font-size: 0.62rem; }
.feature-row h3 {
  margin-bottom: var(--sp-2);
  font-size: var(--fs-h4);
  font-family: var(--font-display);
  font-weight: 500;
  letter-spacing: 0;
}
.feature-row p { font-size: var(--fs-small); color: var(--ink-70); line-height: 1.6; }


/* ==========================================================================
   10. CARDS
   ========================================================================== */

.card {
  background: #fff;
  border: 1px solid rgba(15, 31, 51, 0.08);
  border-radius: var(--radius);
  overflow: hidden;
  transition: transform var(--dur) var(--ease), box-shadow var(--dur) var(--ease),
              border-color var(--dur) var(--ease);
  display: flex;
  flex-direction: column;
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); border-color: rgba(212,162,78,0.4); }
.card__body { padding: var(--sp-5); flex: 1; display: flex; flex-direction: column; }

/* --- Value / icon card ---------------------------------------------------- */
.value-card { text-align: center; padding: var(--sp-6) var(--sp-5); background: transparent; border: 0; }
.value-card:hover { transform: none; box-shadow: none; }
.value-card__icon {
  width: 64px; height: 64px;
  display: grid; place-items: center;
  margin: 0 auto var(--sp-4);
  border-radius: 50%;
  background: var(--gold-100);
  color: var(--gold-text);
}
.on-navy .value-card__icon { background: rgba(212,162,78,0.18); color: var(--gold); }
.value-card__icon svg { width: 30px; height: 30px; }
.value-card h3 { font-size: var(--fs-h4); font-family: var(--font-sub); font-weight: 600; margin-bottom: var(--sp-2); }
.value-card p { font-size: var(--fs-small); color: var(--ink-70); }
.on-navy .value-card p { color: var(--on-dark-70); }

/* Divider between value cards, as in the mockups */
.value-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.value-grid > * + * { border-left: 1px solid rgba(15,31,51,0.1); }
.on-navy .value-grid > * + * { border-left-color: var(--navy-line); }
.value-grid--3 { grid-template-columns: repeat(3, 1fr); }

/* --- Listing card --------------------------------------------------------- */
.listing-card__media { position: relative; aspect-ratio: 3 / 2; overflow: hidden; background: var(--warm-beige); }
.listing-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s var(--ease); }
.card:hover .listing-card__media img { transform: scale(1.05); }

.badge {
  position: absolute;
  top: var(--sp-3);
  left: var(--sp-3);
  padding: 0.35rem 0.75rem;
  border-radius: var(--radius-sm);
  background: var(--navy);
  color: var(--ivory);
  font-size: var(--fs-xs);
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}
.badge--new  { background: var(--sage-600); }
.badge--sold { background: var(--gold-600); }

.listing-card__address {
  font-family: var(--font-display);
  font-size: 1.15rem;
  color: var(--navy);
  margin: 0 0 var(--sp-1);
}
.listing-card__city { font-size: var(--fs-small); color: var(--ink-50); margin: 0 0 var(--sp-4); }

.listing-card__specs {
  display: flex;
  flex-wrap: wrap;
  gap: var(--sp-4);
  padding: var(--sp-3) 0;
  margin: 0 0 var(--sp-3);
  border-block: 1px solid rgba(15,31,51,0.08);
  list-style: none;
}
.listing-card__specs li {
  display: flex;
  align-items: center;
  gap: var(--sp-2);
  font-size: var(--fs-xs);
  color: var(--ink-70);
}
.listing-card__specs svg { width: 16px; height: 16px; color: var(--gold-text); flex: none; }

.listing-card__price {
  margin-top: auto;
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 600;
  color: var(--gold-600);
}

/* Stretched link: the address anchor covers the whole card, so the entire
   card is clickable while the accessible name stays just the address. */
.listing-card { position: relative; }
.listing-card__link { color: inherit; text-decoration: none; }
.listing-card__link::after { content: ""; position: absolute; inset: 0; z-index: 1; }
.listing-card__link:hover { color: var(--gold-text); }
.listing-card:focus-within { outline: 3px solid var(--gold); outline-offset: 3px; }
.listing-card__link:focus-visible { outline: none; }

/* --- Community card ------------------------------------------------------- */
.community-card__media { aspect-ratio: 16 / 9; overflow: hidden; background: var(--warm-beige); }
.community-card__media img { width: 100%; height: 100%; object-fit: cover; }
.community-card__media + .card__body h3 a { display: inline-flex; align-items: center; min-height: 44px; }
.community-card__tag {
  font-family: var(--font-sub);
  font-style: italic;
  font-size: var(--fs-small);
  color: var(--gold-text);
  margin: 0 0 var(--sp-3);
}

/* --- Team card ------------------------------------------------------------ */
.team-card { text-align: left; }
.team-card__media { aspect-ratio: 1 / 1; overflow: hidden; background: var(--warm-beige); }
.team-card__media img { width: 100%; height: 100%; object-fit: cover; object-position: top center; }
.team-card__license { font-style: normal; font-family: var(--font-body); font-size: var(--fs-xs); letter-spacing: 0.04em; }
.team-card__role {
  font-family: var(--font-sub);
  font-style: italic;
  font-size: var(--fs-small);
  color: var(--sage-600);
  margin: 0 0 var(--sp-3);
}

/* --- Blog card ------------------------------------------------------------ */
.post-card__media { aspect-ratio: 16 / 9; overflow: hidden; background: var(--warm-beige); }
.post-card__media img { width: 100%; height: 100%; object-fit: cover; }
.post-card__meta {
  display: flex;
  gap: var(--sp-3);
  font-size: var(--fs-xs);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-50);
  margin: 0 0 var(--sp-3);
}
.post-card h3 { font-size: 1.2rem; margin-bottom: var(--sp-3); }
.post-card h3 a { color: inherit; text-decoration: none; }
.post-card h3 a:hover { color: var(--gold-text); }
.post-card p { font-size: var(--fs-small); color: var(--ink-70); margin-bottom: var(--sp-4); }
.post-card .link-arrow { margin-top: auto; font-size: var(--fs-small); }

/* --- Resource list (buyer/seller sidebars) -------------------------------- */
.resource-list { list-style: none; margin: 0; padding: 0; }
.resource-list li + li { border-top: 1px solid rgba(15,31,51,0.08); }
.resource-list a {
  display: flex;
  align-items: center;
  gap: var(--sp-3);
  padding: var(--sp-4) 0;
  text-decoration: none;
  color: var(--navy);
}
.resource-list a:hover { color: var(--gold-text); }
.resource-list svg { width: 22px; height: 22px; color: var(--gold-text); flex: none; }
.resource-list strong { display: block; font-family: var(--font-sub); font-size: 0.95rem; font-weight: 600; }
.resource-list span { display: block; font-size: var(--fs-xs); color: var(--ink-50); }
.resource-list .chev { margin-left: auto; width: 14px; height: 14px; color: var(--ink-50); }


/* ==========================================================================
   11. TESTIMONIALS
   ========================================================================== */

.testimonial {
  position: relative;
  background: rgba(255,255,255,0.72);
  border: 1px solid rgba(212,162,78,0.28);
  border-radius: var(--radius);
  padding: var(--sp-8) var(--sp-5) var(--sp-5);
  text-align: center;
  margin-top: 38px;
}
.testimonial__avatar {
  position: absolute;
  top: -38px;
  left: 50%;
  transform: translateX(-50%);
  width: 76px;
  height: 76px;
  border-radius: 50%;
  overflow: hidden;
  border: 3px solid var(--ivory);
  box-shadow: var(--shadow-sm);
  background: var(--warm-beige);
}
.testimonial__avatar img { width: 100%; height: 100%; object-fit: cover; }
/* Until real client photographs exist, an initials monogram reads as a
   deliberate design choice rather than a missing image. */
.avatar-initials {
  display: grid;
  place-items: center;
  width: 100%;
  height: 100%;
  background: linear-gradient(135deg, var(--navy-800), var(--navy));
  color: var(--gold);
  font-family: var(--font-display);
  font-size: 1.6rem;
  letter-spacing: 0.02em;
}
.testimonial__quote {
  font-family: var(--font-sub);
  font-style: italic;
  font-size: 0.98rem;
  line-height: 1.75;
  color: var(--ink-70);
  margin: 0 0 var(--sp-4);
}
.testimonial__cite {
  display: block;
  font-family: var(--font-sub);
  font-weight: 600;
  font-style: normal;
  color: var(--navy);
  font-size: var(--fs-small);
}
.testimonial__where { display: block; font-size: var(--fs-xs); color: var(--ink-50); }
.stars { display: inline-flex; gap: 2px; color: var(--gold); margin-bottom: var(--sp-3); }
.stars svg { width: 15px; height: 15px; }

/* Wide pull-quote used on the Sellers page */
.quote-panel {
  background: #fff;
  border: 1px solid rgba(15,31,51,0.08);
  border-radius: var(--radius);
  padding: var(--sp-7);
  text-align: center;
}
.quote-panel__mark {
  font-family: var(--font-display);
  font-size: 3.5rem;
  line-height: 0.6;
  color: var(--gold);
  display: block;
  margin-bottom: var(--sp-4);
}


/* ==========================================================================
   12. PROCESS STEPS
   ========================================================================== */

.steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 0; }
.steps--4 { grid-template-columns: repeat(4, 1fr); }
.step { position: relative; text-align: center; padding: var(--sp-5) var(--sp-4); }
.step + .step::before {
  content: "";
  position: absolute;
  top: 44px;
  left: -6px;
  width: 12px; height: 12px;
  border-top: 2px solid var(--gold);
  border-right: 2px solid var(--gold);
  transform: rotate(45deg);
  opacity: 0.6;
}
.step__icon {
  width: 56px; height: 56px;
  margin: 0 auto var(--sp-4);
  display: grid; place-items: center;
  color: var(--gold-text);
}
.step__icon svg { width: 38px; height: 38px; }
.step h3 { font-family: var(--font-sub); font-size: var(--fs-h4); font-weight: 600; margin-bottom: var(--sp-2); }
.step p { font-size: var(--fs-small); color: var(--ink-70); }


/* ==========================================================================
   13. STATS BAND
   ========================================================================== */

.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: var(--sp-5); }
.stat { text-align: center; }
.stat__icon { color: var(--gold); margin: 0 auto var(--sp-3); width: 34px; height: 34px; }
.stat__num {
  display: block;
  font-family: var(--font-display);
  font-size: clamp(1.9rem, 1.4rem + 1.8vw, 2.75rem);
  line-height: 1;
  color: var(--gold);
  margin-bottom: var(--sp-2);
}
.stat__label {
  display: block;
  font-size: var(--fs-xs);
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--on-dark-70);
}
.stats--light .stat__num { color: var(--gold-text); }
.stats--light .stat__label { color: var(--ink-50); }

/* Vertical stat list beside the agent panel */
.stat-list { display: grid; gap: var(--sp-5); }
.stat-list .stat { display: flex; align-items: center; gap: var(--sp-4); text-align: left; }
.stat-list .stat__icon { margin: 0; flex: none; }
.stat-list .stat__num { font-size: 1.75rem; margin-bottom: 0; color: var(--gold-text); }
.stat-list .stat__label { color: var(--ink-50); }


/* ==========================================================================
   14. FORMS & LEAD CAPTURE
   ========================================================================== */

.field { display: block; margin-bottom: var(--sp-4); }
.field__label {
  display: block;
  font-size: var(--fs-xs);
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink-70);
  margin-bottom: var(--sp-2);
}
.on-navy .field__label { color: var(--on-dark-70); }

.input, .select, .textarea {
  width: 100%;
  padding: 0.85rem 1rem;
  background: #fff;
  border: 1px solid rgba(15, 31, 51, 0.16);
  border-radius: var(--radius-sm);
  font-size: var(--fs-small);
  transition: border-color var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
.textarea { min-height: 140px; resize: vertical; }
.input:focus, .select:focus, .textarea:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px var(--gold-100);
  outline: none;
}
.input:user-invalid, .textarea:user-invalid { border-color: #B4432F; }

/* Ivory inputs on navy backgrounds, per the mockup's contact block */
.on-navy .input, .on-navy .select, .on-navy .textarea {
  background: rgba(250, 247, 242, 0.96);
  border-color: rgba(250, 247, 242, 0.3);
}

.form-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--sp-4); }
.form-grid--2 { grid-template-columns: repeat(2, 1fr); }
.form-grid > * { min-width: 0; }
.form-grid .field--full { grid-column: 1 / -1; }
.form-grid .field { margin-bottom: 0; }

.form-note { font-size: var(--fs-xs); color: var(--ink-50); }
.on-navy .form-note { color: var(--on-dark-50); }

/* Inline status message shown after submit */
.form-status {
  display: none;
  margin-top: var(--sp-4);
  padding: var(--sp-4);
  border-radius: var(--radius-sm);
  font-size: var(--fs-small);
}
.form-status[data-state="ok"]    { display: block; background: var(--sage-100); color: var(--navy); border: 1px solid var(--sage); }
.form-status[data-state="error"] { display: block; background: rgba(180,67,47,0.1); color: #7C2D1B; border: 1px solid rgba(180,67,47,0.4); }

/* Honeypot — must stay off-screen but not display:none (bots skip those) */
.hp { position: absolute; left: -9999px; opacity: 0; height: 0; width: 0; }

/* --- Lead magnet panel ---------------------------------------------------- */
.lead-panel {
  background: var(--navy);
  color: var(--on-dark);
  border-radius: var(--radius);
  padding: var(--sp-6);
}
.lead-panel h3 { color: var(--ivory); font-family: var(--font-sub); font-size: var(--fs-h4); font-weight: 600; }
.lead-panel p { font-size: var(--fs-small); color: var(--on-dark-70); margin-bottom: var(--sp-5); }

/* --- Valuation strip (Sellers hero) --------------------------------------- */
.valuation-strip {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr);
  gap: var(--sp-6);
  align-items: center;
  background: var(--navy);
  border-radius: var(--radius);
  padding: var(--sp-6);
  box-shadow: var(--shadow-lg);
}
.valuation-strip h2 { font-size: var(--fs-h3); margin-bottom: var(--sp-2); color: var(--gold); }
.valuation-strip p { font-size: var(--fs-small); color: var(--on-dark-70); margin: 0; }
.valuation-strip__form { display: flex; gap: var(--sp-3); }
.valuation-strip__form .input { flex: 1; }


/* ==========================================================================
   15. CTA BAND + FOOTER
   ========================================================================== */

.cta-band { text-align: center; }
.cta-band__mark { color: var(--gold); width: 44px; height: 44px; margin: 0 auto var(--sp-4); }
.cta-band h2 { margin-bottom: var(--sp-2); }
.cta-band .subhead { margin-bottom: var(--sp-7); }
.cta-band form { max-width: 940px; margin-inline: auto; text-align: left; }
.cta-band .btn { margin-top: var(--sp-5); }

.footer { background: var(--navy-900); color: var(--on-dark-70); padding-block: var(--sp-9) var(--sp-5); }
.footer a { color: var(--on-dark-70); text-decoration: none; }
.footer a:hover { color: var(--gold); }

.footer__grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1.2fr 1fr;
  gap: var(--sp-7);
  padding-bottom: var(--sp-7);
  border-bottom: 1px solid var(--navy-line);
}
.footer h4 {
  font-family: var(--font-body);
  font-size: var(--fs-xs);
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: var(--sp-4);
}
.footer__tagline {
  font-family: var(--font-sub);
  font-style: italic;
  font-size: var(--fs-small);
  color: var(--on-dark-50);
  margin-top: var(--sp-4);
  max-width: 34ch;
}
.footer__list { list-style: none; margin: 0; padding: 0; display: grid; font-size: var(--fs-small); }
.footer__list a { display: inline-flex; align-items: center; min-height: 44px; }
.footer__contact { list-style: none; margin: 0; padding: 0; display: grid; gap: var(--sp-3); font-size: var(--fs-small); }
.footer__contact li { display: flex; align-items: flex-start; gap: var(--sp-3); }
.footer__contact a { display: inline-flex; align-items: center; min-height: 44px;
  min-width: 0; overflow-wrap: anywhere; }
.footer__contact span { display: inline-flex; align-items: center; min-height: 44px;
  min-width: 0; overflow-wrap: anywhere; }
.footer__contact svg { width: 17px; height: 17px; color: var(--gold); flex: none; margin-top: 3px; }

.social { display: flex; gap: var(--sp-3); margin-top: var(--sp-4); }
.social a {
  width: 44px; height: 44px;
  display: grid; place-items: center;
  border: 1px solid var(--navy-line);
  border-radius: 50%;
  color: var(--on-dark-70);
  transition: background var(--dur) var(--ease), color var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.social a:hover { background: var(--gold); border-color: var(--gold); color: var(--navy); }
.social svg { width: 17px; height: 17px; }

/* Brokerage attribution block — required Kansas advertising disclosure.
   See the compliance note in the header section. */
.footer__broker {
  display: flex;
  align-items: flex-start;
  gap: var(--sp-6);
  padding: var(--sp-6) 0 var(--sp-5);
  border-bottom: 1px solid var(--navy-line);
}
.broker--footer { flex: none; }
.broker--footer img { height: 62px; opacity: 0.95; }
.footer__license p { font-size: var(--fs-xs); line-height: 1.7; color: var(--on-dark-70); }
.footer__license strong { color: var(--ivory); font-weight: 600; }
.footer__license-nums { margin-top: var(--sp-2); color: rgba(250, 247, 242, 0.6) !important; }

@media (max-width: 680px) {
  .footer__broker { flex-direction: column; gap: var(--sp-4); }
  .broker--footer img { height: 50px; }
}

.footer__legal {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: var(--sp-4);
  padding-top: var(--sp-5);
  font-size: var(--fs-xs);
  color: var(--on-dark-50);
}
.footer__legal ul { display: flex; flex-wrap: wrap; gap: var(--sp-5); list-style: none; margin: 0; padding: 0; }
.footer__legal a { display: inline-flex; align-items: center; min-height: 44px; }
.footer__disclaimer {
  margin-top: var(--sp-4);
  font-size: var(--fs-xs);
  line-height: 1.7;
  color: rgba(250, 247, 242, 0.60);
  max-width: 90ch;
}
.footer__badges { display: flex; align-items: center; gap: var(--sp-4); margin-top: var(--sp-4); }
.footer__badges svg { width: 26px; height: 26px; color: rgba(250,247,242,0.5); }


/* ==========================================================================
   16. PAGE-SPECIFIC
   ========================================================================== */

/* --- Agent / duo panel (repeats across pages) ----------------------------- */
.duo-panel {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.4fr) minmax(0, 0.9fr);
  align-items: center;
  gap: 0;
  background: #fff;
  border: 1px solid rgba(15,31,51,0.08);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
}
.duo-panel__media { align-self: stretch; background: var(--warm-beige); min-height: 280px; }
.duo-panel__media img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.duo-panel__body { padding: var(--sp-7) var(--sp-6); }
.duo-panel__body p { font-size: var(--fs-small); color: var(--ink-70); }
.duo-panel__aside { padding: var(--sp-6); border-left: 1px solid rgba(15,31,51,0.08); align-self: stretch; display: grid; align-content: center; gap: var(--sp-5); }
.signature {
  font-family: var(--font-sub);
  font-style: italic;
  font-size: 1.4rem;
  color: var(--navy);
  margin: var(--sp-4) 0 var(--sp-5);
}

/* --- Two-column content + sidebar ----------------------------------------- */
.with-aside { display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: var(--sp-8); align-items: start; }
.aside-stack { display: grid; gap: var(--sp-6); position: sticky; top: calc(var(--header-h) + 1.5rem); }

/* --- Story split (About) --------------------------------------------------- */
.split { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--sp-8); align-items: center; }
.split__media { border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); aspect-ratio: 4 / 3; background: var(--warm-beige); }
.split__media img { width: 100%; height: 100%; object-fit: cover; }

.mission-card {
  background: var(--navy);
  color: var(--on-dark);
  border-radius: var(--radius);
  padding: var(--sp-6);
}
.mission-card h3 { color: var(--gold); font-family: var(--font-display); }
.mission-card p { font-size: var(--fs-small); color: var(--on-dark-70); }

/* --- Why-list (icon bullets) ---------------------------------------------- */
.why-list { list-style: none; margin: 0; padding: 0; display: grid; gap: var(--sp-5); }
.why-list li { display: grid; grid-template-columns: 40px minmax(0, 1fr); gap: var(--sp-4); }
.why-list svg { width: 30px; height: 30px; color: var(--gold-text); }
.why-list strong { display: block; font-family: var(--font-sub); font-weight: 600; color: var(--navy); margin-bottom: 2px; }
.why-list p { font-size: var(--fs-small); color: var(--ink-70); margin: 0; }

/* --- Article (blog post) --------------------------------------------------- */
.article { max-width: 72ch; margin-inline: auto; }
.article > * + * { margin-top: var(--sp-5); }
.article h2 { font-size: var(--fs-h3); margin-top: var(--sp-8); }
.article h3 { font-size: var(--fs-h4); font-family: var(--font-sub); margin-top: var(--sp-6); }
.article p, .article li { color: var(--ink-70); }
.article ul, .article ol { padding-left: 1.25rem; display: grid; gap: var(--sp-2); }
.article blockquote {
  margin: var(--sp-6) 0;
  padding: var(--sp-5) var(--sp-6);
  border-left: 3px solid var(--gold);
  background: var(--warm-beige);
  border-radius: 0 var(--radius-sm) var(--radius-sm) 0;
  font-family: var(--font-sub);
  font-style: italic;
  color: var(--navy);
}
.article__meta {
  display: flex;
  flex-wrap: wrap;
  gap: var(--sp-4);
  font-size: var(--fs-xs);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-50);
  padding-bottom: var(--sp-5);
  border-bottom: 1px solid rgba(15,31,51,0.1);
  margin-bottom: var(--sp-6);
}

/* --- Listings page toolbar ------------------------------------------------- */
.results-bar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: var(--sp-4);
  margin-bottom: var(--sp-6);
}
.results-bar__count { font-family: var(--font-sub); font-weight: 600; color: var(--navy); }
.results-bar__sort { display: flex; align-items: center; gap: var(--sp-3); }
.results-bar__sort .select { width: auto; padding-block: 0.55rem; }

.empty-state {
  grid-column: 1 / -1;
  text-align: center;
  padding: var(--sp-9) var(--sp-5);
  background: var(--warm-beige);
  border-radius: var(--radius);
}
.empty-state h3 { font-family: var(--font-sub); font-size: var(--fs-h4); }

/* --- FAQ / accordion ------------------------------------------------------- */
.faq { border-top: 1px solid rgba(15,31,51,0.1); }
.faq details { border-bottom: 1px solid rgba(15,31,51,0.1); }
.faq summary {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--sp-4);
  padding: var(--sp-5) 0;
  cursor: pointer;
  font-family: var(--font-sub);
  font-weight: 600;
  color: var(--navy);
  list-style: none;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: "";
  width: 10px; height: 10px;
  border-right: 2px solid var(--gold);
  border-bottom: 2px solid var(--gold);
  transform: rotate(45deg);
  flex: none;
  transition: transform var(--dur) var(--ease);
}
.faq details[open] summary::after { transform: rotate(-135deg); }
.faq details > div { padding-bottom: var(--sp-5); font-size: var(--fs-small); color: var(--ink-70); }

/* --- Property detail page --------------------------------------------------- */
.breadcrumb {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: var(--sp-2);
  font-size: var(--fs-xs);
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink-50);
  margin-bottom: var(--sp-5);
}
.breadcrumb a { color: var(--ink-50); text-decoration: none; padding-block: 7px; }
.breadcrumb a:hover { color: var(--gold-text); text-decoration: underline; }
.breadcrumb span[aria-hidden] { opacity: 0.5; }
.on-navy .breadcrumb, .on-navy .breadcrumb a { color: var(--on-dark-50); }

.gallery { display: grid; gap: var(--sp-3); }
.gallery__main {
  aspect-ratio: 16 / 9;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--warm-beige);
}
.gallery__main img { width: 100%; height: 100%; object-fit: cover; }
.gallery__thumbs { display: grid; grid-template-columns: repeat(4, 1fr); gap: var(--sp-3); }
.gallery__thumbs > * {
  aspect-ratio: 4 / 3;
  border-radius: var(--radius-sm);
  overflow: hidden;
  min-height: 0;
}
.gallery__thumbs .ph::after { font-size: 0.6rem; }

.prop-header__city { font-size: var(--fs-lead); color: var(--ink-50); margin-bottom: var(--sp-3); }
.prop-header__price {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 1.3rem + 1.6vw, 2.5rem);
  color: var(--gold-600);
  margin-bottom: var(--sp-3);
}

.fact-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: rgba(15,31,51,0.1);
  border: 1px solid rgba(15,31,51,0.1);
  border-radius: var(--radius);
  overflow: hidden;
}
.fact-grid--4 { grid-template-columns: repeat(4, 1fr); }
/* Grid items default to min-width:auto, so a long value like
   "40-50 min to Overland Park" refused to shrink and pushed the whole grid
   past the viewport on phones. */
.fact {
  background: #fff;
  padding: var(--sp-5) var(--sp-4);
  text-align: center;
  min-width: 0;
  overflow-wrap: anywhere;
}
.fact__icon { width: 26px; height: 26px; margin: 0 auto var(--sp-3); color: var(--gold-text); }
.fact__value {
  display: block;
  font-family: var(--font-display);
  font-size: clamp(1rem, 0.85rem + 0.6vw, 1.35rem);
  text-wrap: balance;
  color: var(--navy);
  line-height: 1.2;
}
.fact__label {
  display: block;
  margin-top: var(--sp-1);
  font-size: var(--fs-xs);
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink-50);
}

/* --- Mortgage calculator ---------------------------------------------------- */
.calc { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 340px); gap: var(--sp-7); align-items: start; }
.calc__output {
  background: var(--navy);
  color: var(--on-dark);
  border-radius: var(--radius);
  padding: var(--sp-6);
  text-align: center;
  position: sticky;
  top: calc(var(--header-h) + 1.5rem);
}
.calc__total {
  display: block;
  font-family: var(--font-display);
  font-size: clamp(2rem, 1.5rem + 2vw, 3rem);
  color: var(--gold);
  line-height: 1.1;
}
.calc__total-label { display: block; font-size: var(--fs-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--on-dark-50); margin-bottom: var(--sp-5); }
.calc__breakdown { list-style: none; margin: var(--sp-5) 0 0; padding: var(--sp-5) 0 0; border-top: 1px solid var(--navy-line); display: grid; gap: var(--sp-3); font-size: var(--fs-small); }
.calc__breakdown li { display: flex; justify-content: space-between; gap: var(--sp-4); }
.calc__breakdown span:last-child { color: var(--gold-300); font-weight: 600; }
.calc__range { width: 100%; accent-color: var(--gold-600); }
.calc__row { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--sp-4); }

/* --- Contact page ---------------------------------------------------------- */
.contact-grid { display: grid; grid-template-columns: minmax(0, 1.3fr) minmax(0, 1fr); gap: var(--sp-8); align-items: start; }
.contact-card {
  background: #fff;
  border: 1px solid rgba(15,31,51,0.08);
  border-radius: var(--radius);
  padding: var(--sp-6);
}
.contact-card + .contact-card { margin-top: var(--sp-5); }
.contact-detail { display: flex; gap: var(--sp-4); align-items: flex-start; }
.contact-detail + .contact-detail { margin-top: var(--sp-5); }
.contact-detail svg { width: 22px; height: 22px; color: var(--gold-text); flex: none; margin-top: 3px; }
.contact-detail strong { display: block; font-family: var(--font-sub); font-weight: 600; color: var(--navy); }
.contact-detail > div { min-width: 0; }
.contact-detail a, .contact-detail span { font-size: var(--fs-small); color: var(--ink-70); text-decoration: none; }
.contact-detail a:hover { color: var(--gold-text); }

.office-card {
  background: var(--warm-beige);
  border: 1px solid rgba(212,162,78,0.3);
  border-radius: var(--radius);
  overflow: hidden;
}
.office-card__body { padding: var(--sp-6); }
.office-card p { font-size: var(--fs-small); color: var(--ink-70); }
.office-card strong { color: var(--navy); }

.map-embed {
  aspect-ratio: 16 / 10;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--warm-beige);
  border: 1px solid rgba(15,31,51,0.08);
}
.map-embed iframe { width: 100%; height: 100%; border: 0; }


/* ==========================================================================
   17. UTILITIES
   ========================================================================== */

.sr-only {
  position: absolute;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip-path: inset(50%);
  white-space: nowrap;
  border: 0;
}

.center { text-align: center; }
.mt-0 { margin-top: 0; }
.mt-5 { margin-top: var(--sp-5); }
.mt-6 { margin-top: var(--sp-6); }
.mt-8 { margin-top: var(--sp-8); }
.mb-0 { margin-bottom: 0; }

/* Photo placeholder — every one of these marks a spot needing a real image.
   Search the project for `.ph` to find them all. */
.ph {
  position: relative;
  display: grid;
  place-items: center;
  width: 100%;
  height: 100%;
  min-height: 160px;
  padding: var(--sp-4);
  background:
    linear-gradient(135deg, var(--warm-beige) 0%, #EFE3CE 50%, var(--sage-100) 100%);
  color: var(--sage-600);
  text-align: center;
}
.ph::after {
  content: attr(data-label);
  font-family: var(--font-body);
  font-size: var(--fs-xs);
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  opacity: 0.75;
}
.ph--dark { background: linear-gradient(135deg, var(--navy-800), var(--navy)); color: var(--gold-300); }

/* In a hero the placeholder fills the whole banner, so its label is tucked into
   a corner rather than sitting centered behind the headline. */
.hero__media .ph::after {
  position: absolute;
  right: var(--sp-5);
  top: var(--sp-5);           /* the bottom edge is covered by the search bar */
  opacity: 0.45;
}

/* Reveal-on-scroll (progressive — content is visible if JS is off) */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity 0.6s var(--ease), transform 0.6s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
.no-js .reveal { opacity: 1; transform: none; }


/* ==========================================================================
   18. RESPONSIVE
   ========================================================================== */

@media (max-width: 1100px) {
  .footer__grid { grid-template-columns: 1fr 1fr; }
  .with-aside { grid-template-columns: 1fr; }
  .aside-stack { position: static; grid-template-columns: repeat(2, 1fr); }
  .searchbar__form { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .searchbar__form .btn { grid-column: 1 / -1; }
}

/* --- Mobile navigation ------------------------------------------------------
   Takes over at 1100px, not 980px: nine nav items alongside the co-branded
   lockup need about 1100px, so the range in between was clipping links.

   .header__bar is NOT display:none here. The nav lives inside it, and
   display:none on an ancestor removes the whole subtree — a position:fixed
   child cannot escape it, so the panel could never open. It is collapsed to
   zero height instead, which the fixed child does escape. */
@media (max-width: 1100px) {
  .nav-toggle { display: inline-flex; }
  .header__bar { border-top: 0; }
  .header__actions { display: none; }
  .broker img { height: 40px; }
  .brand { gap: var(--sp-3); }

  .nav {
    position: fixed;
    /* --header-real-h is measured and set by js/main.js, so the panel always
       starts exactly below the header however tall it renders. */
    inset: var(--header-real-h, var(--header-h)) 0 0;
    display: block;
    padding: var(--sp-6) var(--sp-5) var(--sp-9);
    background: var(--navy);
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    overscroll-behavior: contain;
    transform: translateX(100%);
    visibility: hidden;
    pointer-events: none;
    transition: transform 0.3s var(--ease), visibility 0.3s var(--ease);
  }
  .nav[data-open="true"] {
    transform: translateX(0);
    visibility: visible;
    pointer-events: auto;
  }
  .nav__list { display: grid; gap: 0; }
  .nav__list li { border-bottom: 1px solid var(--navy-line); }
  .nav__link { padding: var(--sp-4) 0; font-size: 0.9rem; letter-spacing: 0.1em; }
  .nav__link::after { display: none; }
  .nav__cta { display: block; margin-top: var(--sp-6); }
  .nav__cta .btn { width: 100%; }
}

@media (max-width: 980px) {

  .value-grid, .value-grid--3 { grid-template-columns: repeat(2, 1fr); }
  .value-grid > * + * { border-left: 0; }
  .value-grid > * { border-top: 1px solid rgba(15,31,51,0.1); }
  .on-navy .value-grid > * { border-top-color: var(--navy-line); }

  .steps, .steps--4 { grid-template-columns: repeat(2, 1fr); }
  .step + .step::before { display: none; }

  .grid--3, .grid--4 { grid-template-columns: repeat(2, 1fr); }

  .duo-panel { grid-template-columns: 1fr; }
  .duo-panel__media { min-height: 320px; }
  .duo-panel__aside { border-left: 0; border-top: 1px solid rgba(15,31,51,0.08); }

  .split { grid-template-columns: 1fr; gap: var(--sp-6); }
  .contact-grid { grid-template-columns: 1fr; }
  .valuation-strip { grid-template-columns: 1fr; }
  .form-grid, .form-grid--2 { grid-template-columns: repeat(2, 1fr); }
  .hero__scrim {
    background: linear-gradient(180deg, rgba(15,31,51,0.72) 0%, rgba(15,31,51,0.88) 100%);
  }
}

@media (max-width: 680px) {
  :root { --header-h: 76px; }

  .logo img { height: 38px; }
  .broker img { height: 36px; }
  .brand { gap: var(--sp-3); }

  .searchbar-wrap { margin-top: var(--sp-6); }
  .hero + .searchbar-wrap { margin-top: var(--sp-6); }
  .searchbar__form { grid-template-columns: 1fr; }

  .grid--2, .grid--3, .grid--4 { grid-template-columns: 1fr; }
  .value-grid, .value-grid--3, .steps, .steps--4 { grid-template-columns: 1fr; }
  .value-grid > *:first-child { border-top: 0; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .form-grid, .form-grid--2 { grid-template-columns: 1fr; }
  .footer__grid { grid-template-columns: 1fr; gap: var(--sp-6); }
  .aside-stack { grid-template-columns: 1fr; }
  .feature-row { grid-template-columns: 1fr; }
  .feature-row__media { aspect-ratio: 16 / 9; }
  .valuation-strip__form { flex-direction: column; }
  .btn-row .btn { width: 100%; }
  .section-head--split { align-items: flex-start; }
}


/* ==========================================================================
   19. SEASONAL HERO
   --------------------------------------------------------------------------
   The client supplied four wallpapers, one per season. An inline script in
   <head> stamps data-season on <html> before the stylesheet is parsed, so the
   browser only ever downloads the one image it needs — swapping an <img> from
   JavaScript afterwards would fetch two and delay the LCP.

   Without JavaScript the default rule below applies, so a season still shows.
   ========================================================================== */

.hero--seasonal .hero__media {
  background-repeat: no-repeat;
  background-position: center;
  background-size: cover;
}

/* spring */
[data-season="spring"] .hero--seasonal .hero__media {
  background-image: image-set(
    url("../assets/photos/hero-spring-1024.avif") type("image/avif"),
    url("../assets/photos/hero-spring-1024.webp") type("image/webp"),
    url("../assets/photos/hero-spring-1024.jpg") type("image/jpeg"));
}
@media (min-width: 901px) {
  [data-season="spring"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-spring-1600.avif") type("image/avif"),
    url("../assets/photos/hero-spring-1600.webp") type("image/webp"),
    url("../assets/photos/hero-spring-1600.jpg") type("image/jpeg")); }
}
@media (min-width: 1700px) {
  [data-season="spring"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-spring-2048.avif") type("image/avif"),
    url("../assets/photos/hero-spring-2048.webp") type("image/webp"),
    url("../assets/photos/hero-spring-2048.jpg") type("image/jpeg")); }
}

/* summer */
.hero--seasonal .hero__media {
  background-image: image-set(
    url("../assets/photos/hero-summer-1024.avif") type("image/avif"),
    url("../assets/photos/hero-summer-1024.webp") type("image/webp"),
    url("../assets/photos/hero-summer-1024.jpg") type("image/jpeg"));
}
@media (min-width: 901px) {
  .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-summer-1600.avif") type("image/avif"),
    url("../assets/photos/hero-summer-1600.webp") type("image/webp"),
    url("../assets/photos/hero-summer-1600.jpg") type("image/jpeg")); }
}
@media (min-width: 1700px) {
  .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-summer-2048.avif") type("image/avif"),
    url("../assets/photos/hero-summer-2048.webp") type("image/webp"),
    url("../assets/photos/hero-summer-2048.jpg") type("image/jpeg")); }
}

/* fall */
[data-season="fall"] .hero--seasonal .hero__media {
  background-image: image-set(
    url("../assets/photos/hero-fall-1024.avif") type("image/avif"),
    url("../assets/photos/hero-fall-1024.webp") type("image/webp"),
    url("../assets/photos/hero-fall-1024.jpg") type("image/jpeg"));
}
@media (min-width: 901px) {
  [data-season="fall"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-fall-1600.avif") type("image/avif"),
    url("../assets/photos/hero-fall-1600.webp") type("image/webp"),
    url("../assets/photos/hero-fall-1600.jpg") type("image/jpeg")); }
}
@media (min-width: 1700px) {
  [data-season="fall"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-fall-2048.avif") type("image/avif"),
    url("../assets/photos/hero-fall-2048.webp") type("image/webp"),
    url("../assets/photos/hero-fall-2048.jpg") type("image/jpeg")); }
}

/* winter */
[data-season="winter"] .hero--seasonal .hero__media {
  background-image: image-set(
    url("../assets/photos/hero-winter-1024.avif") type("image/avif"),
    url("../assets/photos/hero-winter-1024.webp") type("image/webp"),
    url("../assets/photos/hero-winter-1024.jpg") type("image/jpeg"));
}
@media (min-width: 901px) {
  [data-season="winter"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-winter-1600.avif") type("image/avif"),
    url("../assets/photos/hero-winter-1600.webp") type("image/webp"),
    url("../assets/photos/hero-winter-1600.jpg") type("image/jpeg")); }
}
@media (min-width: 1700px) {
  [data-season="winter"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-winter-2048.avif") type("image/avif"),
    url("../assets/photos/hero-winter-2048.webp") type("image/webp"),
    url("../assets/photos/hero-winter-2048.jpg") type("image/jpeg")); }
}

[data-season="summer"] .hero--seasonal .hero__media {
  background-image: image-set(
    url("../assets/photos/hero-summer-1024.avif") type("image/avif"),
    url("../assets/photos/hero-summer-1024.webp") type("image/webp"),
    url("../assets/photos/hero-summer-1024.jpg") type("image/jpeg"));
}
@media (min-width: 901px) {
  [data-season="summer"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-summer-1600.avif") type("image/avif"),
    url("../assets/photos/hero-summer-1600.webp") type("image/webp"),
    url("../assets/photos/hero-summer-1600.jpg") type("image/jpeg")); }
}
@media (min-width: 1700px) {
  [data-season="summer"] .hero--seasonal .hero__media { background-image: image-set(
    url("../assets/photos/hero-summer-2048.avif") type("image/avif"),
    url("../assets/photos/hero-summer-2048.webp") type("image/webp"),
    url("../assets/photos/hero-summer-2048.jpg") type("image/jpeg")); }
}

/* ==========================================================================
   PRINT
   ========================================================================== */

@media (max-width: 800px) {
  .fact-grid, .fact-grid--4 { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 460px) {
  .fact-grid, .fact-grid--4 { grid-template-columns: 1fr; }
}

/* Contact page + 404 card links need real touch targets too */
.contact-detail a, .contact-detail span {
  display: inline-flex;
  align-items: center;
  min-height: 44px;
  min-width: 0;
  overflow-wrap: anywhere;
}
.card__body h3 a { display: inline-flex; align-items: center; min-height: 44px; }

/* Very narrow phones: stack the co-branded lockup so both marks stay legible
   and the menu toggle stays on screen. Verified by tools/audit-mobile.py. */
@media (max-width: 430px) {
  .brand {
    flex-direction: column;
    align-items: flex-start;
    gap: 2px;
  }
  /* The 44px touch minimums on .logo and .broker stacked into a 117px header,
     eating 15% of a phone screen. Side by side they each still exceed 44px
     of tappable area horizontally. */
  .brand .logo, .brand .broker { min-height: 0; }
  .brand .logo { padding-block: 4px; }
  .brand .broker { padding-block: 4px; }
  .brand__rule { display: none; }
  .logo img { height: 32px; }
  .broker img { height: 34px; }  /* keeps the 86-3-7(b)(2) ratio comfortable */
  .header__top-inner { min-height: 0; padding-block: var(--sp-3); gap: var(--sp-3); }
}

/* --- Downloadable guide ---------------------------------------------------- */
.guide-cover h1 { color: var(--ivory); font-size: clamp(2rem, 1.3rem + 2.6vw, 3.25rem); }
.guide-toc {
  background: var(--warm-beige);
  border-radius: var(--radius);
  padding: var(--sp-6);
  margin-bottom: var(--sp-8);
}
.guide-toc ol { padding-left: 1.2rem; display: grid; gap: var(--sp-2); }
.guide-toc a { font-family: var(--font-sub); font-weight: 600; }
.guide h2 { margin-top: var(--sp-9); padding-top: var(--sp-5); border-top: 2px solid var(--gold); }
.guide h2:first-of-type { margin-top: var(--sp-6); }
.callout {
  background: var(--sage-100);
  border-left: 3px solid var(--sage-600);
  border-radius: 0 var(--radius-sm) var(--radius-sm) 0;
  padding: var(--sp-5) var(--sp-6);
  margin: var(--sp-6) 0;
  font-size: var(--fs-small);
}
.callout--gold { background: var(--gold-100); border-left-color: var(--gold-600); }
.checklist { list-style: none; padding-left: 0; }
.checklist li { position: relative; padding-left: 2rem; }
.checklist li::before {
  content: "";
  position: absolute;
  left: 0; top: 0.35em;
  width: 16px; height: 16px;
  border: 2px solid var(--gold-600);
  border-radius: 3px;
}

@media print {
  .header, .footer, .searchbar-wrap, .cta-band, .nav-toggle, .social { display: none !important; }
  body { background: #fff; color: #000; }
  .hero { min-height: auto; padding-block: 1rem; }
  .hero__media, .hero__scrim { display: none; }
  .hero__content { color: #000; }
  .hero__title, .hero__sub { color: #000; }
  a[href^="http"]::after { content: " (" attr(href) ")"; font-size: 0.8em; }

  /* The guide is meant to be saved as a PDF, so it gets real print treatment
     rather than just hidden site chrome. */
  .with-aside { display: block; }
  .aside-stack, .guide-toc, [data-print] { display: none !important; }
  .guide-cover {
    background: #fff !important;
    padding: 0 0 1.5rem !important;
    border-bottom: 2px solid #000;
  }
  .guide-cover h1, .guide-cover .subhead, .guide-cover .lead,
  .guide-cover .eyebrow, .guide-cover .form-note { color: #000 !important; }
  .guide h2 { break-after: avoid; page-break-after: avoid;
              margin-top: 1.6rem; padding-top: 0.6rem; border-top: 1px solid #000; }
  .guide h3 { break-after: avoid; page-break-after: avoid; }
  .guide li, .guide p, blockquote, .callout { break-inside: avoid; page-break-inside: avoid; }
  .callout { border: 1px solid #666 !important; background: #f4f4f4 !important; }
  .checklist li::before { border-color: #000; }
  @page { margin: 18mm 16mm; }
}