/* =
   REZA ABDOLI = VISTA ESTATES  |  vistaestatesco.com
   Luxury Real Estate · Southern California
   = */

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

:root {
  --black:   #080808;
  --dark:    #111111;
  --ink:     #1a1a1a;
  --mid:     #555555;
  --faint:   #999999;
  --rule:    #e0ddd8;
  --light:   #f4f2ee;
  --cream:   #F2EFE9;
  --off:     #F7F6F3;
  --white:   #ffffff;
  --gold:    #B5892A;
  --gold2:   #D4A843;
  --goldf:   rgba(181,137,42,.12);

  --fd: 'Cormorant Garamond', Georgia, serif;
  --fb: 'Jost', system-ui, sans-serif;
  --t:  .28s ease;
}

html { scroll-behavior: smooth; font-size: 16px; }
body { background: var(--white); color: var(--ink); font-family: var(--fb); font-weight: 300; line-height: 1.72; overflow-x: hidden; }
a { color: inherit; text-decoration: none; }
img { display: block; width: 100%; height: auto; }
button, input, select, textarea { font-family: var(--fb); }

/* ── LAYOUT ── */
.wrap       { max-width: 1320px; margin: 0 auto; padding: 0 52px; }
.wrap-sm    { max-width: 880px;  margin: 0 auto; padding: 0 52px; }
.wrap-lg    { max-width: 1520px; margin: 0 auto; padding: 0 52px; }

/* ── TYPOGRAPHY UTILITIES ── */
.sec-tag {
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 10px; font-weight: 500; letter-spacing: .32em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 14px;
}
.sec-tag::before { content: ''; width: 22px; height: 1px; background: var(--gold); }

h1.hed, h2.hed {
  font-family: var(--fd); font-size: clamp(36px, 4vw, 68px);
  font-weight: 300; line-height: 1.04; color: var(--ink);
}
h1.hed em, h2.hed em   { font-style: italic; color: var(--gold); }
h1.hed.lt, h2.hed.lt   { color: var(--white); }
h1.hed.lt em, h2.hed.lt em{ color: var(--gold2); }

.sub { font-size: 15px; color: var(--mid); line-height: 1.88; max-width: 540px; }
.sub.lt { color: rgba(255,255,255,.62); }

/* ── BUTTONS ── */
.btn {
  display: inline-flex; align-items: center; gap: 9px;
  font-size: 11px; font-weight: 500; letter-spacing: .2em;
  text-transform: uppercase; padding: 14px 32px;
  transition: var(--t); cursor: pointer; border: none;
}
.btn-gold         { background: var(--gold);  color: var(--white); }
.btn-gold:hover   { background: var(--gold2); }
.btn-dark         { background: var(--dark);  color: var(--white); }
.btn-dark:hover   { background: #333; }
.btn-outline      { background: transparent; border: 1px solid var(--ink); color: var(--ink); }
.btn-outline:hover{ background: var(--ink); color: var(--white); }
.btn-outline-lt   { background: transparent; border: 1px solid rgba(255,255,255,.45); color: var(--white); }
.btn-outline-lt:hover { background: rgba(255,255,255,.1); border-color: var(--white); }
.btn-outline-gold { background: transparent; border: 1px solid var(--gold); color: var(--gold); }
.btn-outline-gold:hover { background: var(--gold); color: var(--white); }

.link-arr {
  font-size: 11px; font-weight: 500; letter-spacing: .2em;
  text-transform: uppercase; color: var(--gold);
  display: inline-flex; align-items: center; gap: 8px;
  border-bottom: 1px solid rgba(181,137,42,.3); padding-bottom: 2px;
  transition: var(--t); cursor: pointer;
}
.link-arr:hover { border-color: var(--gold); gap: 13px; }

/* ── REVEAL ANIMATIONS ── */
.rv { opacity: 0; transform: translateY(20px); transition: opacity .65s ease, transform .65s ease; }
.rv.in { opacity: 1; transform: none; }
.rv.d1 { transition-delay: .1s; }
.rv.d2 { transition-delay: .2s; }
.rv.d3 { transition-delay: .3s; }
.rv.d4 { transition-delay: .4s; }

/* =
   NAVIGATION
   = */
#nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 900;
  height: 72px; display: flex; align-items: center;
  justify-content: space-between; padding: 0 44px;
  transition: background .38s, border-color .38s;
  border-bottom: 1px solid transparent;
  background: linear-gradient(to bottom, rgba(8,8,8,.55) 0%, rgba(8,8,8,0) 100%);
}
#nav.solid {
  background: rgba(8,8,8,.96); backdrop-filter: blur(20px);
  border-color: rgba(255,255,255,.08);
}
#nav.white-nav {
  background: rgba(255,255,255,.97); backdrop-filter: blur(20px);
  border-color: var(--rule);
}
#nav.white-nav .nav-link   { color: var(--mid); }
#nav.white-nav .nav-link:hover { color: var(--dark); }
#nav.white-nav .brand      { color: var(--dark); }
#nav.white-nav .brand em   { color: var(--gold); }
#nav.white-nav .nav-cta    { background: var(--gold); color: var(--white); }
#nav.white-nav .nav-cta:hover { background: var(--gold2); }
#nav.white-nav .hamburger span { background: var(--dark); }

.brand {
  font-family: var(--fd); font-size: 14px; font-weight: 500;
  letter-spacing: .28em; text-transform: uppercase;
  color: var(--white); white-space: nowrap; text-decoration: none;
}
.brand em { font-style: normal; color: var(--gold2); }

.nav-links {
  display: flex; align-items: center; gap: 4px; list-style: none; margin-left: auto;
}
.nav-links > li { display: flex; align-items: center; }
.nav-link {
  font-size: 10.5px; font-weight: 500; letter-spacing: .18em;
  text-transform: uppercase; color: rgba(255,255,255,.82);
  background: none; border: none; cursor: pointer; padding: 6px 10px;
  transition: color .22s; white-space: nowrap;
}
.nav-link:hover { color: var(--white); }

.nav-cta {
  font-size: 10px; font-weight: 500; letter-spacing: .22em;
  text-transform: uppercase; background: var(--gold);
  color: var(--white); padding: 10px 22px; transition: var(--t);
  cursor: pointer; border: none; margin-left: 8px;
}
.nav-cta:hover { background: var(--gold2); }

/* Dropdowns */

.nav-li { position: relative; padding-bottom: 16px; }
.nav-drop {
  position: absolute; top: 100%; left: 50%;
  transform: translateX(-50%); background: var(--black);
  border: 1px solid rgba(255,255,255,.1); border-top: 2px solid var(--gold);
  min-width: 220px; opacity: 0; visibility: hidden;
  transition: var(--t); pointer-events: none;
  box-shadow: 0 24px 64px rgba(0,0,0,.5);
}
.nav-li:hover .nav-drop {
  opacity: 1; visibility: visible; pointer-events: all;
  transform: translateX(-50%) translateY(0);
}
.nav-drop a {
  display: block; padding: 12px 22px; font-size: 11px;
  letter-spacing: .14em; text-transform: uppercase;
  color: rgba(255,255,255,.55); border-bottom: 1px solid rgba(255,255,255,.07);
  transition: color .2s, padding-left .2s;
}
.nav-drop a:last-child { border-bottom: none; }
.nav-drop a:hover { color: var(--gold2); padding-left: 28px; }

/* Hamburger */
.hamburger { display: none; flex-direction: column; gap: 5px; cursor: pointer; padding: 4px; }
.hamburger span { width: 24px; height: 1px; background: var(--white); transition: var(--t); }

/* Mobile menu */
.mob-menu {
  display: none; position: fixed; inset: 0; background: var(--black);
  z-index: 999; flex-direction: column; align-items: center;
  justify-content: center; gap: 28px;
}
.mob-menu.open { display: flex; }
.mob-menu a {
  font-family: var(--fd); font-size: 36px; font-weight: 300;
  color: var(--white); letter-spacing: .04em; transition: color .2s;
}
.mob-menu a:hover { color: var(--gold2); }
.mob-close {
  margin-top: 16px; font-size: 11px; letter-spacing: .28em;
  text-transform: uppercase; color: rgba(255,255,255,.3);
  background: none; border: none; cursor: pointer;
}

/* =
   HERO = VIDEO BACKGROUND
   = */
.hero {
  position: relative; height: 100vh; min-height: 700px;
  overflow: hidden; display: flex; align-items: center;
  justify-content: center;
}
.hero-video-wrap {
  position: absolute; inset: 0; overflow: hidden; z-index: 0;
}
.hero-video-wrap iframe,
.hero-video-wrap video {
  position: absolute; top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  width: 177.78vh; height: 56.25vw;
  min-width: 100%; min-height: 100%;
  pointer-events: none;
}
.hero-slide-wrap {
  position: absolute; inset: 0; z-index: 0;
}
.hero-slide {
  position: absolute; inset: 0; background-size: cover;
  background-position: center; opacity: 0; transition: opacity 1.8s ease;
}
.hero-slide.on { opacity: 1; }
.hero-veil {
  position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(135deg, rgba(8,8,8,.82) 0%, rgba(8,8,8,.45) 60%, rgba(8,8,8,.3) 100%);
}
.hero-veil-bottom {
  position: absolute; bottom: 0; left: 0; right: 0; z-index: 1; height: 280px;
  background: linear-gradient(to top, rgba(8,8,8,.9), transparent);
}
.hero-content {
  position: relative; z-index: 3; max-width: 1320px;
  padding: 0 52px; width: 100%;
}
.hero-eyebrow {
  font-size: 10px; font-weight: 500; letter-spacing: .4em;
  text-transform: uppercase; color: rgba(255,255,255,.5); margin-bottom: 22px;
  display: flex; align-items: center; gap: 14px;
}
.hero-eyebrow::before { content: ''; width: 32px; height: 1px; background: var(--gold); }
.hero h1 {
  font-family: var(--fd); font-size: clamp(58px, 9vw, 140px);
  font-weight: 300; line-height: .92; color: var(--white);
  margin-bottom: 28px; max-width: 1000px;
}
.hero h1 em { font-style: italic; color: var(--gold2); display: block; }
.hero-sub {
  font-size: 15px; color: rgba(255,255,255,.6); max-width: 500px;
  line-height: 1.85; margin-bottom: 40px;
}
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-bottom: 60px; }

.hero-markets {
  display: flex; gap: 0; border-top: 1px solid rgba(255,255,255,.15);
  padding-top: 24px;
}
.hm-item {
  font-size: 10px; font-weight: 500; letter-spacing: .22em;
  text-transform: uppercase; color: rgba(255,255,255,.4);
  padding: 0 32px 0 0; cursor: pointer; transition: color .2s;
}
.hm-item:first-child { padding-left: 0; }
.hm-item:hover { color: var(--white); }

/* Slide dots */
.slide-dots {
  position: absolute; right: 52px; bottom: 52px; z-index: 4;
  display: flex; gap: 8px; align-items: center;
}
.sdot {
  width: 5px; height: 5px; border-radius: 50%;
  background: rgba(255,255,255,.28); cursor: pointer; transition: var(--t);
}
.sdot.on { background: var(--gold2); width: 22px; border-radius: 3px; }

/* Scroll indicator */
.scroll-ind {
  position: absolute; right: 52px; top: 50%;
  transform: translateY(-50%); z-index: 4;
  display: flex; flex-direction: column; align-items: center; gap: 12px;
  font-size: 9px; letter-spacing: .28em; text-transform: uppercase;
  color: rgba(255,255,255,.3); writing-mode: vertical-lr;
}
.scroll-line { width: 1px; height: 56px; background: linear-gradient(rgba(255,255,255,.4), transparent); }

/* =
   LOCATION STRIP
   = */
.loc-strip { background: var(--black); }
.loc-strip-inner { display: flex; border-left: 1px solid rgba(255,255,255,.08); }
.loc-btn {
  flex: 1; padding: 18px 20px; text-align: center;
  font-size: 10px; font-weight: 500; letter-spacing: .26em;
  text-transform: uppercase; color: rgba(255,255,255,.38);
  border-right: 1px solid rgba(255,255,255,.08);
  cursor: pointer; transition: color .2s, background .2s;
}
.loc-btn:hover { color: var(--gold2); background: rgba(255,255,255,.04); }

/* =
   SUBPAGE HERO
   = */
.sub-hero {
  padding: 158px 0 72px; background: var(--black);
  position: relative; overflow: hidden;
}
.sub-hero::before {
  content: ''; position: absolute; inset: 0;
  background-size: cover; background-position: center; opacity: .18;
  background-image: var(--bg-img, none);
}
.sub-hero-inner { position: relative; z-index: 1; }
.breadcrumb {
  font-size: 10px; font-weight: 400; letter-spacing: .2em;
  text-transform: uppercase; color: rgba(255,255,255,.32);
  margin-bottom: 20px; display: flex; gap: 8px; align-items: center;
}
.breadcrumb a { color: rgba(255,255,255,.32); transition: color .2s; }
.breadcrumb a:hover { color: var(--gold2); }
.breadcrumb span { color: var(--gold2); }

/* =
   SECTIONS = GENERAL
   = */
.sec { padding: 100px 0; }
.sec-sm { padding: 72px 0; }
.sec-lg { padding: 128px 0; }
.sec-dark { background: var(--black); }
.sec-ink  { background: var(--dark); }
.sec-off  { background: var(--off);  }
.sec-cream{ background: var(--cream);}

.sec-hdr { display: flex; justify-content: space-between; align-items: flex-end; margin-bottom: 52px; }
.sec-hdr-left {}

/* =
   PROPERTY CARDS
   = */
.cards-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 28px; }
.cards-grid-4 { display: grid; grid-template-columns: repeat(4,1fr); gap: 24px; }

.prop-card { background: var(--white); cursor: pointer; transition: var(--t); }
.prop-card:hover .prop-img img { transform: scale(1.06); }
.prop-img { overflow: hidden; height: 286px; position: relative; background: var(--cream); }
.prop-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .65s ease; }
.prop-status {
  position: absolute; top: 16px; left: 16px;
  background: var(--black); color: var(--gold2);
  font-size: 9px; font-weight: 500; letter-spacing: .24em;
  text-transform: uppercase; padding: 5px 13px;
}
.prop-body { padding: 20px 4px 26px; }
.prop-price { font-family: var(--fd); font-size: 28px; font-weight: 400; color: var(--ink); margin-bottom: 3px; }
.prop-addr  { font-size: 13px; color: var(--mid); margin-bottom: 13px; }
.prop-specs {
  display: flex; gap: 16px; font-size: 11px; color: var(--faint);
  letter-spacing: .06em; border-top: 1px solid var(--rule); padding-top: 13px;
}
.prop-specs span::before { content: '·'; margin-right: 16px; }
.prop-specs span:first-child::before { display: none; }

/* =
   NUMBERS / STATS
   = */
.numbers-sec { padding: 100px 0; background: var(--black); }
.numbers-grid {
  display: grid; grid-template-columns: repeat(5,1fr);
  gap: 0; border-left: 1px solid rgba(255,255,255,.08);
}
.num-item {
  padding: 52px 32px; border-right: 1px solid rgba(255,255,255,.08);
  text-align: center; display: flex; flex-direction: column;
  align-items: center; justify-content: center;
}
.num-val {
  font-family: var(--fd); font-size: clamp(44px, 4.5vw, 72px);
  font-weight: 300; line-height: 1; color: var(--white);
  display: inline-flex; align-items: baseline; gap: 2px;
}
.num-val sup { font-size: .38em; color: var(--gold2); vertical-align: super; }
.num-val sub { font-size: .38em; color: var(--gold2); }
.num-lbl {
  font-size: 10px; font-weight: 400; letter-spacing: .22em;
  text-transform: uppercase; color: rgba(255,255,255,.35); margin-top: 10px;
}

/* =
   NEIGHBORHOOD GRID
   = */
.nbh-grid { display: grid; grid-template-columns: repeat(5,1fr); gap: 3px; }
.nbh-grid-4 { display: grid; grid-template-columns: repeat(4,1fr); gap: 3px; }

.nbh-card { height: 340px; position: relative; overflow: hidden; cursor: pointer; display: block; }
.nbh-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.nbh-card:hover img { transform: scale(1.1); }
.nbh-veil {
  position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(8,8,8,.85) 0%, rgba(8,8,8,.1) 55%);
}
.nbh-label { position: absolute; bottom: 24px; left: 22px; right: 22px; }
.nbh-name { font-family: var(--fd); font-size: 22px; font-weight: 400; color: var(--white); line-height: 1.2; }
.nbh-med { font-size: 10px; font-weight: 400; letter-spacing: .18em; color: var(--gold2); margin-top: 4px; text-transform: uppercase; }

/* =
   MARKET CARDS
   = */
.market-grid {
  display: grid; grid-template-columns: repeat(3,1fr);
  gap: 1px; background: var(--rule); border: 1px solid var(--rule); margin-top: 52px;
}
.market-card { background: var(--white); padding: 38px 32px; }
.market-card-hdr {
  font-size: 10px; font-weight: 500; letter-spacing: .28em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 24px;
}
.mrow { display: flex; justify-content: space-between; align-items: center; padding: 11px 0; border-bottom: 1px solid var(--rule); }
.mrow:last-child { border-bottom: none; }
.mrow-lbl  { font-size: 13px; color: var(--mid); }
.mrow-val  { font-family: var(--fd); font-size: 21px; color: var(--ink); }
.mrow-val.up   { color: #1a7a3a; }
.mrow-val.down { color: #c0392b; }

/* =
   TESTIMONIALS
   = */
.test-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 28px; margin-top: 52px; }
.test-card { background: var(--white); padding: 42px 34px; border-bottom: 3px solid transparent; transition: border-color .3s; }
.test-card:hover { border-color: var(--gold); }
.test-q { font-family: var(--fd); font-size: 52px; color: var(--gold); opacity: .22; line-height: 1; margin-bottom: 6px; }
.test-text { font-family: var(--fd); font-size: 18px; font-style: italic; font-weight: 300; color: var(--ink); line-height: 1.78; margin-bottom: 26px; }
.test-name { font-size: 10px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--gold); }
.test-role { font-size: 12px; color: var(--faint); margin-top: 4px; }

/* =
   BLOG CARDS
   = */
.blog-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 28px; }
.blog-grid-2 { display: grid; grid-template-columns: repeat(2,1fr); gap: 28px; }

.blog-card { background: var(--white); cursor: pointer; overflow: hidden; transition: var(--t); }
.blog-card:hover .blog-img img { transform: scale(1.06); }
.blog-img { height: 224px; overflow: hidden; }
.blog-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .65s ease; }
.blog-body { padding: 26px; }
.blog-tag { font-size: 9px; font-weight: 500; letter-spacing: .26em; text-transform: uppercase; color: var(--gold); margin-bottom: 11px; }
.blog-card h3 { font-family: var(--fd); font-size: 22px; font-weight: 400; color: var(--ink); line-height: 1.32; margin-bottom: 11px; }
.blog-card p { font-size: 13px; color: var(--mid); line-height: 1.78; margin-bottom: 15px; }
.blog-meta { font-size: 11px; color: var(--faint); display: flex; gap: 14px; align-items: center; }
.blog-meta::before { content: ''; width: 18px; height: 1px; background: var(--rule); }

/* =
   NEWSLETTER
   = */
.nl-sec { padding: 96px 0; background: var(--black); }
.nl-inner { max-width: 640px; margin: 0 auto; text-align: center; padding: 0 24px; }
.nl-form { display: flex; gap: 0; margin-top: 34px; }
.nl-inp {
  flex: 1; background: rgba(255,255,255,.06);
  border: 1px solid rgba(255,255,255,.14); border-right: none;
  padding: 15px 20px; color: var(--white);
  font-family: var(--fb); font-size: 14px; outline: none;
}
.nl-inp:focus { border-color: var(--gold2); }
.nl-inp::placeholder { color: rgba(255,255,255,.32); }
.nl-btn {
  background: var(--gold); color: var(--white); border: none;
  padding: 15px 30px; font-size: 10px; font-weight: 500;
  letter-spacing: .24em; text-transform: uppercase; cursor: pointer; transition: var(--t);
}
.nl-btn:hover { background: var(--gold2); }
.nl-legal { font-size: 11px; color: rgba(255,255,255,.25); margin-top: 16px; line-height: 1.7; }

/* =
   FOOTER
   = */
footer { background: #050505; padding: 88px 0 0; }
.foot-top {
  display: grid; grid-template-columns: 2.4fr 1fr 1fr 1fr;
  gap: 52px; padding-bottom: 56px; border-bottom: 1px solid rgba(255,255,255,.07);
}
.foot-brand { font-family: var(--fd); font-size: 18px; font-weight: 600; letter-spacing: .22em; text-transform: uppercase; color: var(--white); margin-bottom: 14px; }
.foot-brand em { font-style: normal; color: var(--gold2); }
.foot-desc { font-size: 13px; color: rgba(255,255,255,.35); line-height: 1.88; max-width: 290px; margin-bottom: 24px; }
.foot-contact { margin-top: 6px; }
.foot-contact a { display: flex; align-items: center; font-size: 13px; color: rgba(255,255,255,.45); margin-bottom: 14px; transition: color .2s; gap: 4px; }
.foot-contact a:hover { color: var(--gold2); }
.foot-col h4 { font-size: 10px; font-weight: 500; letter-spacing: .28em; text-transform: uppercase; color: var(--gold2); margin-bottom: 20px; }
.foot-col ul { list-style: none; }
.foot-col ul li { margin-bottom: 11px; }
.foot-col ul li a { font-size: 13px; color: rgba(255,255,255,.36); transition: color .2s, padding-left .2s; display: block; }
.foot-col ul li a:hover { color: rgba(255,255,255,.78); padding-left: 5px; }
.foot-seo { padding: 30px 0; border-bottom: 1px solid rgba(255,255,255,.05); }
.foot-seo p { font-size: 11.5px; color: rgba(255,255,255,.18); line-height: 1.95; }
.foot-bot { padding: 22px 0; display: flex; justify-content: space-between; align-items: center; flex-wrap: wrap; gap: 14px; }
.foot-bot p { font-size: 11px; color: rgba(255,255,255,.2); }
.foot-bot-links { display: flex; gap: 22px; }
.foot-bot-links a { font-size: 11px; color: rgba(255,255,255,.2); transition: color .2s; }
.foot-bot-links a:hover { color: rgba(255,255,255,.5); }

/* =
   PROCESS / STEPS
   = */
.process-grid { display: grid; grid-template-columns: repeat(4,1fr); border: 1px solid var(--rule); margin-top: 48px; }
.step { padding: 38px 28px; border-right: 1px solid var(--rule); }
.step:last-child { border-right: none; }
.step-n { font-family: var(--fd); font-size: 56px; font-weight: 300; color: rgba(181,137,42,.2); line-height: 1; margin-bottom: 14px; }
.step-t { font-family: var(--fd); font-size: 20px; font-weight: 400; color: var(--ink); margin-bottom: 10px; }
.step-d { font-size: 13px; color: var(--mid); line-height: 1.84; }

/* =
   FAQ
   = */
.faq-wrap { margin-top: 48px; border-top: 1px solid var(--rule); }
.faq-item { border-bottom: 1px solid var(--rule); }
.faq-q {
  display: flex; justify-content: space-between; align-items: center;
  padding: 22px 0; cursor: pointer; font-size: 15px; font-weight: 400;
  color: var(--ink); transition: color .2s;
}
.faq-q:hover { color: var(--gold); }
.faq-icon { font-size: 22px; color: var(--gold); transition: transform .3s; flex-shrink: 0; margin-left: 18px; }
.faq-item.open .faq-icon { transform: rotate(45deg); }
.faq-a { max-height: 0; overflow: hidden; transition: max-height .42s ease; }
.faq-item.open .faq-a { max-height: 280px; }
.faq-a p { padding-bottom: 22px; font-size: 14px; color: var(--mid); line-height: 1.9; }

/* =
   MORTGAGE CALCULATOR
   = */
.calc-wrap {
  display: grid; grid-template-columns: 1fr 1fr; gap: 0;
  margin-top: 48px; border: 1px solid var(--rule);
}
.calc-left { padding: 48px; background: var(--off); display: flex; flex-direction: column; gap: 18px; }
.calc-right { padding: 48px; background: var(--dark); display: flex; flex-direction: column; justify-content: center; }
.cf-label { display: block; font-size: 10px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; color: var(--mid); margin-bottom: 8px; }
.cf-input {
  width: 100%; border: 1px solid var(--rule); padding: 12px 15px;
  font-size: 14px; color: var(--ink); background: var(--white);
  outline: none; transition: border-color .2s;
}
.cf-input:focus { border-color: var(--gold); }
.calc-btn {
  width: 100%; background: var(--gold); color: var(--white); border: none;
  padding: 14px; font-size: 10px; font-weight: 500; letter-spacing: .24em;
  text-transform: uppercase; cursor: pointer; transition: var(--t); margin-top: 6px;
}
.calc-btn:hover { background: var(--gold2); }
.cr-main { font-family: var(--fd); font-size: 56px; font-weight: 300; color: var(--gold2); line-height: 1; }
.cr-label { font-size: 10px; font-weight: 400; letter-spacing: .2em; text-transform: uppercase; color: rgba(255,255,255,.38); margin-top: 6px; margin-bottom: 24px; }
.cr-row { display: flex; justify-content: space-between; align-items: center; font-size: 13px; color: rgba(255,255,255,.45); padding: 10px 0; border-bottom: 1px solid rgba(255,255,255,.07); }
.cr-row span:last-child { color: var(--gold2); font-family: var(--fd); font-size: 18px; }

/* =
   CONTACT FORM
   = */
.contact-sec { background: var(--black); padding: 100px 0; }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 72px; }
.contact-info h3 { font-family: var(--fd); font-size: 36px; font-weight: 300; color: var(--white); margin-bottom: 16px; }
.contact-info p { font-size: 14px; color: rgba(255,255,255,.5); line-height: 1.88; margin-bottom: 32px; }
.ci-items { display: flex; flex-direction: column; gap: 20px; }
.ci-item { display: flex; align-items: flex-start; gap: 16px; }
.ci-icon {
  width: 44px; height: 44px; border: 1px solid rgba(255,255,255,.18);
  display: flex; align-items: center; justify-content: center;
  color: var(--white); flex-shrink: 0; font-size: 18px;
}
.ci-icon svg { width: 20px; height: 20px; stroke: var(--white); fill: none; flex-shrink: 0; }
.ci-text strong { display: block; font-size: 10px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,.4); margin-bottom: 3px; }
.ci-text a, .ci-text span { font-size: 14px; color: rgba(255,255,255,.55); transition: color .2s; }
.ci-text a:hover { color: var(--gold2); }
.contact-form { display: flex; flex-direction: column; gap: 18px; }
.cf-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.cf-field label { display: block; font-size: 10px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,.4); margin-bottom: 9px; }
.cf-field input,
.cf-field select,
.cf-field textarea {
  width: 100%; background: rgba(255,255,255,.05);
  border: 1px solid rgba(255,255,255,.11); padding: 13px 17px;
  color: var(--white); font-size: 14px; outline: none;
  transition: border-color .2s; resize: none;
}
.cf-field input:focus, .cf-field select:focus, .cf-field textarea:focus { border-color: var(--gold2); }
.cf-field select option { background: var(--dark); }
.cf-submit {
  background: var(--gold); color: var(--white); border: none;
  padding: 15px 36px; font-size: 10px; font-weight: 500;
  letter-spacing: .24em; text-transform: uppercase; cursor: pointer;
  transition: var(--t); align-self: flex-start;
}
.cf-submit:hover { background: var(--gold2); }

/* =
   NEIGHBORHOOD DETAIL PAGE
   = */
.nbhd-hero { height: 520px; position: relative; overflow: hidden; }
.nbhd-hero img { width: 100%; height: 100%; object-fit: cover; }
.nbhd-hero::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to bottom, rgba(8,8,8,.25), rgba(8,8,8,.7)); }
.nbhd-hero-text { position: absolute; bottom: 0; left: 0; right: 0; z-index: 1; padding: 52px; }
.nbhd-hero-text h1 { font-family: var(--fd); font-size: clamp(42px, 6vw, 88px); font-weight: 300; color: var(--white); }
.nbhd-hero-text p { font-size: 15px; color: rgba(255,255,255,.58); margin-top: 8px; }
.nbhd-layout { display: grid; grid-template-columns: 2fr 1fr; gap: 0; }
.nbhd-content { padding: 72px 64px 72px 52px; background: var(--off); }
.nbhd-content h2 { font-family: var(--fd); font-size: 30px; font-weight: 400; color: var(--ink); margin: 32px 0 14px; }
.nbhd-content h3 { font-family: var(--fd); font-size: 24px; font-weight: 400; color: var(--ink); margin: 26px 0 12px; }
.nbhd-content p { font-size: 14.5px; color: var(--mid); line-height: 1.92; margin-bottom: 16px; }
.nbhd-content ul { list-style: none; margin-bottom: 16px; }
.nbhd-content ul li { font-size: 14px; color: var(--mid); padding: 7px 0 7px 20px; position: relative; border-bottom: 1px solid var(--rule); }
.nbhd-content ul li:last-child { border-bottom: none; }
.nbhd-content ul li::before { content: '→'; position: absolute; left: 0; color: var(--gold); font-size: 11px; top: 9px; }
.nbhd-sidebar { padding: 52px 36px; background: var(--white); border-left: 1px solid var(--rule); }
.nbhd-stat-card { border: 1px solid var(--rule); padding: 24px; margin-bottom: 20px; }
.nbhd-stat-card h4 { font-size: 10px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--gold); margin-bottom: 16px; }
.nrow { display: flex; justify-content: space-between; padding: 9px 0; border-bottom: 1px solid var(--rule); font-size: 13px; }
.nrow:last-child { border-bottom: none; }
.nrow span:last-child { font-weight: 500; color: var(--ink); font-family: var(--fd); font-size: 16px; }

/* =
   BLOG / ARTICLE PAGE
   = */
.post-hero { height: 480px; position: relative; overflow: hidden; }
.post-hero img { width: 100%; height: 100%; object-fit: cover; }
.post-hero::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to bottom, rgba(8,8,8,.2), rgba(8,8,8,.78)); }
.post-hero-txt { position: absolute; bottom: 0; left: 0; right: 0; z-index: 1; padding: 52px; }
.post-hero-txt .blog-tag { margin-bottom: 16px; }
.post-hero-txt h1 { font-family: var(--fd); font-size: clamp(30px, 4vw, 58px); font-weight: 300; color: var(--white); max-width: 860px; line-height: 1.1; }
.post-hero-txt .post-meta { font-size: 12px; color: rgba(255,255,255,.45); margin-top: 14px; display: flex; gap: 18px; }

.post-body { background: var(--off); padding: 80px 0; }
.post-layout { display: grid; grid-template-columns: 2fr 1fr; gap: 56px; }
.post-content { font-size: 15px; color: var(--mid); line-height: 1.95; }
.post-content h2 { font-family: var(--fd); font-size: 32px; font-weight: 400; color: var(--ink); margin: 40px 0 16px; }
.post-content h3 { font-family: var(--fd); font-size: 24px; font-weight: 400; color: var(--ink); margin: 28px 0 12px; }
.post-content p { margin-bottom: 20px; }
.post-content ul, .post-content ol { list-style: none; margin-bottom: 20px; }
.post-content ul li { padding: 7px 0 7px 22px; position: relative; color: var(--mid); border-bottom: 1px solid var(--rule); }
.post-content ul li:last-child { border-bottom: none; }
.post-content ul li::before { content: '→'; position: absolute; left: 0; color: var(--gold); font-size: 10px; top: 9px; }
.post-content strong { color: var(--ink); font-weight: 500; }
.post-content blockquote { border-left: 3px solid var(--gold); padding: 20px 24px; background: var(--white); margin: 30px 0; font-family: var(--fd); font-style: italic; font-size: 20px; color: var(--ink); line-height: 1.66; }

.post-sidebar { position: sticky; top: 104px; }
.sidebar-card { background: var(--white); border: 1px solid var(--rule); padding: 26px; margin-bottom: 20px; }
.sidebar-card h4 { font-size: 10px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--gold); margin-bottom: 16px; }
.related-item { display: flex; gap: 14px; padding: 12px 0; border-bottom: 1px solid var(--rule); cursor: pointer; }
.related-item:last-child { border-bottom: none; }
.related-img { width: 64px; height: 50px; object-fit: cover; flex-shrink: 0; }
.related-title { font-size: 13px; color: var(--ink); line-height: 1.42; }

/* =
   CTA BAND
   = */
.cta-band { background: var(--black); padding: 88px 0; text-align: center; }
.cta-band h2 { font-family: var(--fd); font-size: clamp(36px, 4vw, 64px); font-weight: 300; color: var(--white); margin-bottom: 18px; }
.cta-band h2 em { font-style: italic; color: var(--gold2); }
.cta-band p { font-size: 15px; color: rgba(255,255,255,.55); max-width: 520px; margin: 0 auto 36px; line-height: 1.82; }
.cta-band-btns { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

/* =
   ABOUT PAGE
   = */
.about-split { display: grid; grid-template-columns: 1fr 1fr; }
.about-photo { overflow: hidden; position: relative; min-height: 640px; }
.about-photo img { width: 100%; height: 100%; object-fit: cover; object-position: top center; }
.about-body { padding: 100px 80px 100px 72px; background: var(--off); display: flex; flex-direction: column; justify-content: center; }
.about-body p { font-size: 14.5px; color: var(--mid); line-height: 1.92; margin-bottom: 18px; }
.certs { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 28px; }
.cert { font-size: 10px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; border: 1px solid var(--rule); color: var(--mid); padding: 7px 16px; }
.skill-bars { display: flex; flex-direction: column; gap: 16px; margin-top: 32px; }
.skill-row { display: flex; flex-direction: column; gap: 6px; }
.skill-hdr { display: flex; justify-content: space-between; font-size: 11px; font-weight: 400; letter-spacing: .12em; text-transform: uppercase; color: var(--faint); }
.skill-track { height: 2px; background: var(--rule); }
.skill-fill { height: 100%; background: var(--gold); transition: width 1.5s ease; }

/* =
   LISTINGS FILTER
   = */
.filter-bar {
  background: var(--off); padding: 20px 0; border-bottom: 1px solid var(--rule);
  position: sticky; top: 82px; z-index: 100;
}
.filter-bar-inner { display: flex; gap: 12px; align-items: center; flex-wrap: wrap; }
.filter-select { background: var(--white); border: 1px solid var(--rule); padding: 10px 14px; font-size: 12px; letter-spacing: .08em; color: var(--ink); outline: none; cursor: pointer; transition: border-color .2s; }
.filter-select:focus { border-color: var(--gold); }

/* =
   TREND BARS (MARKET)
   = */
.trend-row { display: flex; align-items: center; gap: 20px; margin-bottom: 22px; }
.trend-lbl { width: 170px; font-size: 12px; color: var(--mid); text-align: right; flex-shrink: 0; }
.trend-track { flex: 1; height: 3px; background: var(--cream); }
.trend-fill { height: 100%; background: var(--gold); transition: width 1.4s ease; }
.trend-val { font-family: var(--fd); font-size: 20px; color: var(--ink); width: 90px; text-align: right; }

/* =
   VEMA SECTION
   = */
.vema-split { display: grid; grid-template-columns: 1fr 1fr; }
.vema-left { background: var(--cream); padding: 96px 80px 96px 52px; }
.vema-right { background: var(--dark); padding: 72px 52px 72px 64px; display: flex; flex-direction: column; justify-content: center; }
.vema-chat { background: rgba(255,255,255,.04); border: 1px solid rgba(255,255,255,.1); padding: 28px; height: 380px; overflow: hidden; position: relative; display: flex; flex-direction: column; }
.vema-chat-hdr { display: flex; align-items: center; gap: 12px; padding-bottom: 18px; border-bottom: 1px solid rgba(255,255,255,.1); margin-bottom: 18px; }
.vema-av { width: 34px; height: 34px; border-radius: 50%; background: var(--gold); display: flex; align-items: center; justify-content: center; font-family: var(--fd); font-size: 15px; font-weight: 600; color: var(--white); }
.msg { max-width: 86%; padding: 12px 15px; font-size: 13px; line-height: 1.65; margin-bottom: 11px; color: rgba(255,255,255,.82); }
.msg-v { background: rgba(181,137,42,.14); border-left: 2px solid var(--gold2); }
.msg-u { background: rgba(255,255,255,.06); align-self: flex-end; border-right: 2px solid rgba(255,255,255,.18); margin-left: auto; }
.vema-inp-row { display: flex; align-items: center; gap: 12px; margin-top: auto; padding-top: 14px; border-top: 1px solid rgba(255,255,255,.1); }
.vema-inp-row input { flex: 1; background: transparent; border: none; outline: none; color: rgba(255,255,255,.5); font-size: 13px; }
.vema-inp-row a { font-size: 10px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; color: var(--gold2); white-space: nowrap; }
.pulse-dot { display: inline-block; width: 6px; height: 6px; border-radius: 50%; background: #4ade80; margin-right: 5px; animation: pulse 2s infinite; }
@keyframes pulse { 0%, 100% { opacity: 1; } 50% { opacity: .3; } }

/* =
   MEDIA / PRESS
   = */
.media-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: var(--rule); border: 1px solid var(--rule); margin-top: 52px; }
.media-card { background: var(--white); padding: 38px 30px; cursor: pointer; transition: background .2s; }
.media-card:hover { background: var(--off); }
.media-src { font-size: 10px; font-weight: 500; letter-spacing: .24em; text-transform: uppercase; color: var(--gold); margin-bottom: 14px; }
.media-headline { font-family: var(--fd); font-size: 19px; font-weight: 400; color: var(--ink); line-height: 1.42; }

/* =
   RESPONSIVE
   = */
@media (max-width: 1200px) {
  .wrap, .wrap-sm, .wrap-lg { padding: 0 32px; }
  .vema-split, .about-split { grid-template-columns: 1fr; }
  .about-photo, .vema-right { min-height: 400px; }
  .vema-left { padding: 72px 32px; }
  .vema-right { padding: 52px 32px; }
  .about-body { padding: 64px 32px; }
  .numbers-grid { grid-template-columns: repeat(3,1fr); }
  .nbh-grid { grid-template-columns: repeat(3,1fr); }
  .cards-grid, .blog-grid, .test-grid, .market-grid, .media-grid { grid-template-columns: repeat(2,1fr); }
  .process-grid { grid-template-columns: repeat(2,1fr); }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .nbhd-layout, .post-layout { grid-template-columns: 1fr; }
  .nbhd-sidebar, .post-sidebar { position: static; }
  .calc-wrap { grid-template-columns: 1fr; }
  .foot-top { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 768px) {
  #nav { padding: 0 20px; }
  .nav-links { display: none; }
  .hamburger { display: flex; }
  .wrap, .wrap-sm { padding: 0 20px; }
  .hero-content { padding: 0 20px; }
  .hero h1 { font-size: clamp(44px, 12vw, 72px); }
  .hero-markets { flex-wrap: wrap; gap: 12px; }
  .hm-item { padding: 0 14px 0 0; }
  .scroll-ind, .slide-dots { display: none; }
  .loc-strip-inner { flex-wrap: wrap; }
  .loc-btn { flex: 1 0 50%; }
  .cards-grid, .cards-grid-4, .blog-grid, .test-grid, .market-grid,
  .media-grid, .nbh-grid, .nbh-grid-4 { grid-template-columns: 1fr; }
  .blog-grid-2 { grid-template-columns: 1fr; }
  .process-grid { grid-template-columns: 1fr; }
  .step { border-right: none; border-bottom: 1px solid var(--rule); }
  .step:last-child { border-bottom: none; }
  .nl-form { flex-direction: column; }
  .nl-inp { border-right: 1px solid rgba(255,255,255,.14); border-bottom: none; }
  .foot-top { grid-template-columns: 1fr; gap: 36px; }
  .cf-row { grid-template-columns: 1fr; }
  .nbhd-hero-text, .post-hero-txt { padding: 28px 20px; }
  .sub-hero { padding: 128px 0 52px; }
  .hero-actions { gap: 10px; }
  .sec { padding: 72px 0; }
  .sec-lg { padding: 88px 0; }
  .nbhd-content { padding: 52px 20px; }
  .nbhd-sidebar { padding: 36px 20px; }
}

/* ================================================
   SOCIAL MEDIA
   ================================================ */
.social-links { display: flex; align-items: center; gap: 12px; margin-top: 24px; margin-bottom: 28px; flex-wrap: wrap; }
.social-link {
  width: 38px; height: 38px; border: 1px solid rgba(255,255,255,.22);
  border-radius: 50%; display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,.7); font-size: 13px; text-decoration: none;
  transition: border-color .22s, color .22s, background .22s;
}
.social-link:hover { border-color: var(--gold2); color: var(--gold2); background: rgba(181,137,42,.08); }
.social-link svg { width: 15px; height: 15px; fill: currentColor; }