@import url('https://fonts.googleapis.com/css2?family=CormorantGaramond:wght@400;600&display=swap');
@import url('https://fonts.googleapis.com/css2?family=BarlowCondensed:wght@400;500;600;700;800&display=swap');

/* ============================================================
   NARCISO CUEVAS REALTOR — GLOBAL STYLESHEET
   narcisocruevas.com
   Last updated: March 2026
   ============================================================ */

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

/* ─── THEME TOKENS ───────────────────────────────────────── */
:root {
  /* Brand */
  --accent:          #9a7b4f;
  --accent-dark:     #7a5f38;
  --accent-light:    #c4a97a;

  /* Backgrounds */
  --bg-page:         #f5f0e8;
  --bg-header:       #ede8df;
  --bg-about:        #faf7f2;
  --bg-section:      #faf7f2;
  --bg-section-alt:  #ede8df;
  --bg-reviews:      #ede8df;
  --bg-dropdown:     #2b2620;

  /* Text */
  --text-primary:    #1c1712;
  --text-muted:      #6b5f50;
  --text-nav:        #1c1712;
  --text-on-dark:    #f5f0e8;

  /* Cards */
  --card-bg:              rgba(255,255,255,0.55);
  --card-border:          rgba(154,123,79,0.22);
  --card-bg-hover:        rgba(255,255,255,0.80);
  --card-border-hover:    rgba(154,123,79,0.55);
  --card-shadow:          0 2px 16px rgba(28,23,18,.06);
  --card-shadow-hover:    0 10px 32px rgba(28,23,18,.12);

  /* UI */
  --dot-inactive:    rgba(28,23,18,0.18);
  /* Cards (interest rates page) */
  --bg-card:          #ffffff;
  --bg-card-inner:    #f5f0e8;

  /* Badges */
  --badge-bg:         rgba(154,123,79,.12);
  --badge-color:      #7a5f38;
  --badge-border:     rgba(154,123,79,.3);

  /* Fonts */
  --nav-font:        'Barlow Condensed', sans-serif;
  --serif-font:      'Cormorant Garamond', Georgia, serif;
}

/* ─── BASE ───────────────────────────────────────────────── */
body {
  background: var(--bg-page);
  font-family: var(--nav-font);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
  color: var(--text-primary);
}
a { text-decoration: none; outline: none; color: inherit; }
img { display: block; }

/* ─── HEADER ─────────────────────────────────────────────── */
header {
  position: fixed;
  top: 0; left: 0;
  width: 100%;
  z-index: 100;
  padding: 0 30px;
  transition: background .3s ease, box-shadow .3s ease;
}
header.sticky {
  background: var(--bg-header);
  box-shadow: 0 1px 0 rgba(154,123,79,.18);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  max-width: 100%;
}

/* Logo */
.logo a {
  display: flex;
  background: #000;
  align-items: center;
  text-decoration: none;
  height: 66px;
  padding: 0 9px;
  gap: 10px;
}
.logo-mark {
  width: 44px; height: 44px;
  background: transparent;
  border: 1.5px solid var(--accent);
  transform: rotate(45deg);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
}
.logo-mark .logo-nc {
  transform: rotate(-45deg);
  font-size: 14px;
  font-weight: 700;
  letter-spacing: .08em;
  color: var(--accent);
}
.logo-text {
  display: flex;
  flex-direction: column;
  justify-content: center;
  line-height: 1;
}
.logo-name {
  font-family: var(--serif-font);
  font-size: 28px;
  font-weight: 600;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #fff;
  white-space: nowrap;
}
.logo-title {
  font-family: var(--serif-font);
  font-size: 10px;
  font-weight: 400;
  letter-spacing: .5em;
  text-transform: uppercase;
  color: #fff;
  margin-top: 6px;
}
.logo-title sup { font-size: 13px; vertical-align: super; letter-spacing: 0; }

/* ─── MAIN NAV ───────────────────────────────────────────── */
nav ul { list-style: none; display: flex; gap: 0; }
nav ul li { position: relative; }
nav ul li a {
  display: block;
  padding: 28px 14px;
  font-size: 14px;
  font-weight: 500;
  color: var(--text-nav);
  letter-spacing: .3em;
  text-transform: uppercase;
  transition: background .2s, color .2s;
}
nav ul li:hover > a { background: var(--bg-dropdown); color: var(--text-on-dark); }

/* Dropdown */
nav ul li .sub-menu {
  position: absolute;
  top: 100%; left: 0;
  min-width: 210px;
  background: var(--bg-dropdown);
  list-style: none;
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transition: opacity .3s ease, visibility .3s ease;
}
nav ul li:hover .sub-menu { opacity: 1; visibility: visible; pointer-events: auto; }
nav ul li .sub-menu li a {
  padding: 9px 24px;
  font-size: 13px;
  letter-spacing: .12em;
  color: var(--text-on-dark);
  background: var(--bg-dropdown);
}
nav ul li .sub-menu li a:hover { background: var(--accent); color: #fff; }

/* ─── BURGER ─────────────────────────────────────────────── */
.burger {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: pointer;
  padding: 8px;
}
.burger span {
  display: block;
  width: 24px; height: 2px;
  background: var(--text-nav);
  transition: transform .3s ease, opacity .3s ease, background .3s;
  transform-origin: center;
}
.burger:hover span { background: var(--accent); }
.burger.active span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.burger.active span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.burger.active span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ─── MOBILE NAV ─────────────────────────────────────────── */
nav.mobile-open {
  display: block !important;
  position: fixed;
  top: 0; left: 0;
  width: 100%; height: 100vh;
  background: var(--bg-dropdown);
  z-index: 99;
  overflow-y: auto;
  padding: 90px 0 40px;
}
nav.mobile-open ul { flex-direction: column; gap: 0; }
nav.mobile-open ul li a {
  color: var(--text-on-dark);
  padding: 16px 30px;
  font-size: 18px;
  border-bottom: 1px solid rgba(154,123,79,.1);
}
nav.mobile-open ul li a:hover {
  background: rgba(154,123,79,.15);
  color: var(--accent-light);
}
nav.mobile-open ul li .sub-menu {
  position: static;
  opacity: 1;
  visibility: visible;
  pointer-events: auto;
  background: rgba(0,0,0,.2);
  min-width: 100%;
}
nav.mobile-open ul li .sub-menu li a {
  padding: 12px 30px 12px 48px;
  font-size: 14px;
  border-bottom: 1px solid rgba(154,123,79,.07);
  color: rgba(245,240,232,.7);
  background: transparent;
}
nav.mobile-open ul li .sub-menu li a:hover { background: var(--accent); color: #fff; }

.mobile-nav-close {
  position: absolute;
  top: 18px; right: 20px;
  background: none; border: none;
  color: rgba(245,240,232,.6);
  font-family: var(--nav-font);
  font-size: 12px;
  letter-spacing: .2em;
  text-transform: uppercase;
  cursor: pointer;
  display: flex;
  align-items: center;
  gap: 8px;
  padding: 8px;
  transition: color .3s;
}
.mobile-nav-close:hover { color: var(--accent-light); }
.mobile-nav-close svg { width: 18px; height: 18px; fill: currentColor; }

/* ─── SIDE SOCIAL ────────────────────────────────────────── */
.side-social {
  position: fixed;
  left: 16px; top: 50%;
  transform: translateY(-50%);
  z-index: 99;
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.side-social a {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 30px; height: 30px;
  color: var(--text-muted);
  transition: color .3s;
}
.side-social a:hover { color: var(--accent); }
.side-social a svg { width: 16px; height: 16px; fill: currentColor; flex-shrink: 0; }

/* ─── HERO (index.html — video) ──────────────────────────── */
.hero {
  position: relative;
  width: 100%;
  height: 100vh;
  min-height: 600px;
  overflow: hidden;
}
.hero video {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
}
.hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.42) 0%, transparent 45%);
  z-index: 1;
  pointer-events: none;
}
.mute-btn {
  position: absolute;
  bottom: 28px; right: 28px;
  z-index: 10;
  width: 38px; height: 38px;
  border-radius: 50%;
  background: rgba(245,240,232,.18);
  border: 1px solid rgba(245,240,232,.4);
  color: #fff;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background .3s;
}
.mute-btn:hover { background: var(--accent); border-color: var(--accent); }
.mute-btn svg { width: 16px; height: 16px; fill: currentColor; }

.hero-overlay {
  position: absolute;
  bottom: 120px; right: 55px;
  z-index: 5;
  text-align: right;
  color: #fff;
}
.hero-overlay .label {
  font-size: 12px;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: rgba(255,255,255,.6);
  margin-bottom: 10px;
}
.hero-overlay .offices a {
  display: block;
  font-size: 58px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: .04em;
  line-height: 1.3;
  color: #fff;
  transition: color .3s;
}
.hero-overlay .offices a:hover { color: var(--accent); }

/* ─── ABOUT (index.html) ─────────────────────────────────── */
.about-section {
  position: relative;
  background: var(--bg-about);
  overflow: hidden;
}
.about-monogram {
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  width: 80%;
  max-width: 700px;
  opacity: .04;
  pointer-events: none;
  user-select: none;
  z-index: 0;
}
.about-monogram img { width: 100%; height: auto; }
.about-inner {
  position: relative;
  z-index: 2;
  max-width: 680px;
  margin: 0 auto;
  padding: 80px 40px;
}
.about-eyebrow { text-align: center; margin-bottom: 10px; }
.about-eyebrow span {
  display: inline-block;
  font-family: var(--nav-font);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: .35em;
  text-transform: uppercase;
  color: var(--accent);
  padding-bottom: 8px;
  border-bottom: 2px solid var(--accent);
}
.about-name { text-align: center; margin-bottom: 0; line-height: .88; }
.about-name .first {
  display: block;
  font-family: var(--nav-font);
  font-size: clamp(52px, 10vw, 88px);
  font-weight: 400;
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--accent);
}
.about-name .last {
  display: block;
  font-family: var(--nav-font);
  font-size: clamp(52px, 10vw, 88px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
}
.about-photo-wrap { margin: 30px -40px 0; overflow: hidden; }
.about-photo-wrap img { width: 100%; height: auto; display: block; }
.about-text {
  font-family: Georgia, Times New Roman, serif;
  font-size: clamp(16px, 2.5vw, 19px);
  font-weight: 400;
  line-height: 1.9;
  color: var(--text-primary);
  margin: 40px 0 36px;
}
.about-cta-primary {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  background: var(--accent);
  color: #fff;
  font-family: var(--nav-font);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  padding: 16px 28px;
  transition: background .3s;
  margin-bottom: 20px;
}
.about-cta-primary:hover { background: var(--accent-dark); }
.about-cta-primary .plus { font-size: 18px; font-weight: 300; }

/* ─── REVIEWS (index.html) ───────────────────────────────── */
.reviews-section {
  position: relative;
  background: var(--bg-reviews);
  padding: 80px 0 70px;
  overflow: hidden;
}
.reviews-section::before {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .4;
}
.reviews-eyebrow { text-align: center; margin-bottom: 10px; }
.reviews-eyebrow span {
  display: inline-block;
  font-family: var(--nav-font);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: .35em;
  text-transform: uppercase;
  color: var(--accent);
  padding-bottom: 8px;
  border-bottom: 2px solid var(--accent);
}
.reviews-heading { text-align: center; line-height: .9; margin-bottom: 50px; }
.reviews-heading-light {
  display: block;
  font-family: var(--nav-font);
  font-size: clamp(38px, 7vw, 68px);
  font-weight: 400;
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--text-muted);
}
.reviews-heading-bold {
  display: block;
  font-family: var(--nav-font);
  font-size: clamp(38px, 7vw, 68px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
}
.reviews-track-wrapper {
  position: relative;
  padding: 0 60px;
  max-width: 1400px;
  margin: 0 auto;
}
.reviews-track {
  display: flex;
  gap: 24px;
  overflow-x: auto;
  scroll-behavior: smooth;
  scroll-snap-type: x mandatory;
  -webkit-overflow-scrolling: touch;
  padding: 10px 4px 20px;
  scrollbar-width: none;
  -ms-overflow-style: none;
}
.reviews-track::-webkit-scrollbar { display: none; }
.review-card {
  flex: 0 0 340px;
  scroll-snap-align: start;
  background: var(--card-bg);
  border: 1px solid var(--card-border);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  padding: 36px 32px 30px;
  display: flex;
  flex-direction: column;
  gap: 20px;
  transition: background .3s, border-color .3s, transform .3s, box-shadow .3s;
}
.review-card:hover {
  background: var(--card-bg-hover);
  border-color: var(--card-border-hover);
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(154,123,79,.12);
}
.review-stars { color: var(--accent); font-size: 16px; letter-spacing: .1em; }
.review-text {
  font-family: Georgia, Times New Roman, serif;
  font-size: 15px;
  line-height: 1.8;
  color: var(--text-primary);
  flex: 1;
}
.review-author {
  display: flex;
  flex-direction: column;
  gap: 4px;
  padding-top: 16px;
  border-top: 1px solid var(--card-border);
}
.review-name {
  font-family: var(--nav-font);
  font-size: 14px;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--text-primary);
}
.review-location {
  font-family: var(--nav-font);
  font-size: 11px;
  font-weight: 400;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--accent);
}
.reviews-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-60%);
  width: 42px; height: 42px;
  border-radius: 50%;
  background: rgba(154,123,79,.1);
  border: 1px solid var(--card-border);
  color: var(--text-primary);
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background .3s, border-color .3s, color .3s;
  z-index: 5;
}
.reviews-arrow:hover { background: var(--accent); border-color: var(--accent); color: #fff; }
.reviews-arrow svg { width: 20px; height: 20px; fill: currentColor; }
.reviews-arrow-left { left: 0; }
.reviews-arrow-right { right: 0; }
.reviews-dots { display: flex; justify-content: center; gap: 8px; margin-top: 28px; }
.reviews-dot {
  width: 6px; height: 6px;
  border-radius: 50%;
  background: var(--dot-inactive);
  border: none;
  cursor: pointer;
  transition: background .3s, transform .3s;
  padding: 0;
}
.reviews-dot.active { background: var(--accent); transform: scale(1.4); }

/* ─── SALE MODAL (index.html) ────────────────────────────── */
.smodal-backdrop {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(28,23,18,.72);
  z-index: 999;
  align-items: center;
  justify-content: center;
  padding: 20px;
}
.smodal-backdrop.open { display: flex; }
.smodal-box {
  background: #fff;
  border-radius: 14px;
  width: 100%;
  max-width: 580px;
  max-height: 90vh;
  overflow-y: auto;
  position: relative;
  padding: 36px 36px 20px;
  box-shadow: 0 24px 60px rgba(28,23,18,.22);
  animation: smodal-in .25s ease;
}
@keyframes smodal-in {
  from { opacity: 0; transform: translateY(18px) scale(.97); }
  to   { opacity: 1; transform: translateY(0) scale(1); }
}
.smodal-progress-wrap {
  height: 4px;
  background: #ede8df;
  border-radius: 2px;
  margin-bottom: 28px;
  overflow: hidden;
}
.smodal-progress-bar {
  height: 100%;
  background: var(--accent);
  border-radius: 2px;
  transition: width .4s ease;
  width: 14.28%;
}
.smodal-close {
  position: absolute;
  top: 16px; right: 20px;
  background: none; border: none;
  font-size: 22px; line-height: 1;
  color: #aaa;
  cursor: pointer;
  transition: color .2s;
  font-family: var(--nav-font);
}
.smodal-close:hover { color: var(--text-primary); }
.smodal-step { display: none; }
.smodal-step.active { display: block; }
.smodal-eyebrow {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 600;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 8px;
}
.smodal-heading {
  font-family: var(--nav-font);
  font-size: clamp(22px, 4vw, 28px);
  font-weight: 700;
  color: var(--text-primary);
  letter-spacing: .01em;
  margin-bottom: 6px;
  text-transform: none;
}
.smodal-sub {
  font-family: Georgia, serif;
  font-size: 14px;
  color: var(--text-muted);
  margin-bottom: 22px;
  line-height: 1.6;
}
.smodal-field {
  display: flex;
  flex-direction: column;
  gap: 6px;
  margin-bottom: 16px;
  flex: 1;
}
.smodal-field label {
  font-family: var(--nav-font);
  font-size: 13px;
  font-weight: 500;
  letter-spacing: .08em;
  color: var(--text-primary);
}
.smodal-field input,
.smodal-field select {
  border: 1px solid #d4cfc8;
  border-radius: 6px;
  padding: 11px 14px;
  font-family: var(--nav-font);
  font-size: 15px;
  color: var(--text-primary);
  background: #faf7f2;
  outline: none;
  transition: border-color .2s;
  width: 100%;
}
.smodal-field input:focus,
.smodal-field select:focus { border-color: var(--accent); background: #fff; }
.smodal-row { display: flex; gap: 14px; }
.smodal-options { display: flex; flex-direction: column; gap: 10px; margin-top: 16px; }
.smodal-options-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.smodal-option {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  border: 1.5px solid #e0dbd2;
  border-radius: 10px;
  padding: 14px 16px;
  cursor: pointer;
  transition: border-color .2s, background .2s;
  position: relative;
}
.smodal-option input[type="radio"] {
  margin-top: 3px;
  flex-shrink: 0;
  accent-color: var(--accent);
  width: 16px; height: 16px;
}
.smodal-option:has(input:checked) { border-color: var(--accent); background: rgba(154,123,79,.07); }
.smodal-option:hover { border-color: var(--accent-light); background: rgba(154,123,79,.04); }
.smodal-option-content { display: flex; flex-direction: column; gap: 2px; }
.smodal-option-content strong {
  font-family: var(--nav-font);
  font-size: 15px; font-weight: 600;
  color: var(--text-primary);
  letter-spacing: .02em;
}
.smodal-option-content small { font-family: Georgia, serif; font-size: 12px; color: var(--text-muted); }
.smodal-option-card { flex-direction: column; align-items: flex-start; gap: 8px; padding: 16px; }
.smodal-option-card input[type="radio"] { margin: 0; }
.smodal-nav {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 10px;
  margin-top: 28px;
  padding-top: 18px;
  border-top: 1px solid #ede8df;
}
.smodal-btn-back {
  background: none;
  border: 1.5px solid #d4cfc8;
  border-radius: 30px;
  padding: 10px 24px;
  font-family: var(--nav-font);
  font-size: 14px; font-weight: 500;
  color: var(--text-muted);
  cursor: pointer;
  transition: border-color .2s, color .2s;
}
.smodal-btn-back:hover { border-color: var(--accent); color: var(--accent); }
.smodal-btn-next,
.smodal-btn-submit {
  background: var(--accent);
  border: none;
  border-radius: 30px;
  padding: 11px 28px;
  font-family: var(--nav-font);
  font-size: 14px; font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: #fff;
  cursor: pointer;
  transition: background .2s;
}
.smodal-btn-next:hover,
.smodal-btn-submit:hover { background: var(--accent-dark); }
.smodal-btn-submit { display: none; }
.smodal-btn-back.hidden { visibility: hidden; }
.smodal-legal {
  font-family: Georgia, serif;
  font-size: 11px;
  font-style: italic;
  color: #b0a898;
  text-align: center;
  margin-top: 12px;
  line-height: 1.5;
}

/* ─── BUYER MODAL (index.html) ───────────────────────────── */
.bmodal-backdrop {
  display: none;
  position: fixed;
  inset: 0;
  background: rgba(28,23,18,.72);
  z-index: 999;
  align-items: center;
  justify-content: center;
  padding: 20px;
}
.bmodal-backdrop.open { display: flex; }
.bmodal-box {
  background: #fff;
  border-radius: 14px;
  width: 100%;
  max-width: 540px;
  max-height: 90vh;
  overflow-y: auto;
  position: relative;
  padding: 40px 36px 24px;
  box-shadow: 0 24px 60px rgba(28,23,18,.22);
  animation: smodal-in .25s ease;
}
.bmodal-heading {
  font-family: var(--nav-font);
  font-size: clamp(24px, 4vw, 32px);
  font-weight: 800;
  color: var(--text-primary);
  letter-spacing: .02em;
  line-height: 1.1;
  margin-bottom: 8px;
  text-transform: uppercase;
}
.bmodal-heading span { color: var(--accent); font-weight: 400; }
.bmodal-nav { margin-top: 24px; display: flex; justify-content: flex-end; }

/* ─── PAGE HERO (inner pages) ────────────────────────────── */
.page-hero {
  padding: 140px 40px 70px;
  background: var(--bg-section);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.page-hero::after {
  content: '';
  position: absolute;
  bottom: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
/* Per-page watermark text set inline via .page-hero::before in each HTML file's
   <style> block or via a utility class below */
.page-hero::before {
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  font-family: var(--nav-font);
  font-size: clamp(40px, 10vw, 140px);
  font-weight: 800;
  letter-spacing: .08em;
  color: rgba(154,123,79,.05);
  pointer-events: none;
  user-select: none;
  white-space: nowrap;
}
.page-hero-eyebrow {
  display: inline-block;
  font-size: 11px; font-weight: 500;
  letter-spacing: .38em;
  text-transform: uppercase;
  color: var(--accent);
  padding-bottom: 8px;
  border-bottom: 2px solid var(--accent);
  margin-bottom: 20px;
  position: relative;
}
.page-hero h1 {
  font-family: var(--nav-font);
  font-size: clamp(40px, 7vw, 82px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .92;
  position: relative;
}
.page-hero h1 span {
  display: block;
  font-weight: 400;
  font-size: clamp(30px, 5vw, 58px);
  color: var(--accent);
  letter-spacing: .08em;
}
.page-hero-sub {
  margin-top: 20px;
  font-family: Georgia, serif;
  font-size: clamp(14px, 1.8vw, 16px);
  color: var(--text-muted);
  line-height: 1.7;
  max-width: 560px;
  margin-left: auto; margin-right: auto;
  position: relative;
}
.page-hero-meta {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  margin-top: 22px;
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--text-muted);
  background: rgba(154,123,79,.12);
  border: 1px solid rgba(154,123,79,.3);
  padding: 7px 16px;
  position: relative;
}

/* ─── SHARED SECTION HELPERS ─────────────────────────────── */
.section-eyebrow {
  display: inline-block;
  font-size: 11px; font-weight: 500;
  letter-spacing: .38em;
  text-transform: uppercase;
  color: var(--accent);
  padding-bottom: 8px;
  border-bottom: 2px solid var(--accent);
  margin-bottom: 20px;
}
.section-divider {
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity .7s ease, transform .7s ease;
}
.reveal.visible { opacity: 1; transform: translateY(0); }

/* ─── STATS SECTION ──────────────────────────────────────── */
.stats-section {
  position: relative;
  background: var(--bg-section-alt);
  overflow: hidden;
}
.stats-section::before {
  content: 'MARKET';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 15vw, 180px);
  font-weight: 800;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  line-height: 1;
}
.stats-section::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.stats-intro {
  max-width: 580px;
  margin: 0 auto 60px;
  text-align: center;
  padding-top: 80px;
}
.stats-intro-heading {
  font-family: var(--nav-font);
  font-size: clamp(36px, 6vw, 62px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .92;
}
.stats-intro-heading span { font-weight: 400; color: var(--accent); }
.stats-intro p {
  font-family: Georgia, serif;
  font-size: clamp(14px, 1.8vw, 16px);
  line-height: 1.85;
  color: var(--text-muted);
  margin-top: 16px;
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(200px, 1fr));
  max-width: 1100px;
  margin: 0 auto;
  padding: 0 40px 80px;
  gap: 0;
}
.stat-item {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity .8s cubic-bezier(.25,.46,.45,.94),
              transform .8s cubic-bezier(.25,.46,.45,.94);
  padding: 36px 24px;
  text-align: center;
  position: relative;
}
.stat-item + .stat-item::before {
  content: '';
  position: absolute;
  left: 0; top: 20%; bottom: 20%;
  width: 1px;
  background: linear-gradient(180deg, transparent, rgba(154,123,79,.3), transparent);
}
.stat-item.animate { opacity: 1; transform: translateY(0); }
.stat-counter-wrap {
  display: flex;
  align-items: baseline;
  justify-content: center;
  gap: 2px;
  line-height: 1;
  margin-bottom: 12px;
}
.stat-prefix,
.stat-suffix {
  font-family: var(--nav-font);
  font-size: clamp(18px, 2.5vw, 26px);
  font-weight: 500;
  color: var(--accent);
  align-self: flex-start;
  margin-top: 8px;
}
.stat-counter {
  font-family: var(--nav-font);
  font-size: clamp(48px, 7vw, 76px);
  font-weight: 800;
  color: var(--text-primary);
  letter-spacing: -.01em;
  line-height: 1;
}
.stat-label {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 600;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--text-muted);
  display: block;
}
.stat-sublabel {
  font-family: Georgia, serif;
  font-size: 12px;
  font-style: italic;
  color: var(--text-primary);
  margin-top: 5px;
  opacity: .85;
}

/* ─── OVERVIEW SECTION ───────────────────────────────────── */
.overview-section {
  position: relative;
  background: var(--bg-section);
  padding: 100px 40px 110px;
  overflow: hidden;
}
.overview-section::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
/* Per-city watermark set via .overview-section::before in each HTML file */
.overview-inner {
  max-width: 1100px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
  position: relative;
  z-index: 1;
}
.overview-heading {
  font-family: var(--nav-font);
  font-size: clamp(38px, 5.5vw, 66px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .92;
  margin-bottom: 6px;
}
.overview-heading span { font-weight: 400; color: var(--accent); }
.overview-text {
  font-family: Georgia, serif;
  font-size: clamp(15px, 1.8vw, 17px);
  line-height: 1.85;
  color: var(--text-muted);
  margin-top: 22px;
}
.overview-cta {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  margin-top: 32px;
  background: var(--accent);
  color: #fff;
  font-family: var(--nav-font);
  font-size: 12px; font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  padding: 15px 26px;
  transition: background .3s;
}
.overview-cta:hover { background: var(--accent-dark); }
.overview-cta .plus { font-size: 18px; font-weight: 300; }

/* ─── MARKET CARDS ───────────────────────────────────────── */
.market-cards { display: flex; flex-direction: column; gap: 0; }
.market-card {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding: 22px 10px;
  border-bottom: 1px solid rgba(154,123,79,.18);
  position: relative;
  transition: padding-left .35s ease;
}
.market-card:first-child { border-top: 1px solid rgba(154,123,79,.18); }
.market-card::before {
  content: '';
  position: absolute;
  left: 0; top: 20%; bottom: 20%;
  width: 3px;
  background: var(--accent);
  transform: scaleY(0);
  transform-origin: center;
  transition: transform .35s ease;
  border-radius: 2px;
}
.market-card:hover::before { transform: scaleY(1); }
.market-card:hover { padding-left: 18px; }
.market-card-label {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 500;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 3px;
}
.market-card-value {
  font-family: var(--nav-font);
  font-size: 24px; font-weight: 700;
  color: var(--text-primary);
  letter-spacing: .01em;
}
.market-card-trend {
  display: flex;
  align-items: center;
  gap: 5px;
  font-family: var(--nav-font);
  font-size: 13px; font-weight: 600;
  letter-spacing: .08em;
  flex-shrink: 0;
}
.market-card-trend.up    { color: #4a7a58; }
.market-card-trend.down  { color: #9a4a4a; }
.market-card-trend.neutral { color: var(--accent); }

/* ─── TRENDS TABLE ───────────────────────────────────────── */
.trends-section {
  position: relative;
  background: var(--bg-section-alt);
  padding: 100px 40px 110px;
  overflow: hidden;
}
.trends-section::before {
  content: 'TRENDS';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 15vw, 180px);
  font-weight: 800;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  line-height: 1;
}
.trends-section::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.trends-inner { max-width: 900px; margin: 0 auto; position: relative; z-index: 1; }
.trends-header { text-align: center; margin-bottom: 50px; }
.trends-heading {
  font-family: var(--nav-font);
  font-size: clamp(36px, 6vw, 62px);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .03em;
  color: var(--text-primary);
  line-height: .92;
}
.trends-heading span { font-weight: 400; color: var(--accent); }
.trends-table { width: 100%; border-collapse: collapse; }
.trends-table thead tr { border-bottom: 2px solid var(--accent); }
.trends-table thead th {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 600;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--accent);
  padding: 12px 16px;
  text-align: left;
}
.trends-table tbody tr {
  border-bottom: 1px solid rgba(154,123,79,.15);
  transition: background .2s;
}
.trends-table tbody tr:hover { background: rgba(154,123,79,.06); }
.trends-table tbody td {
  font-family: var(--nav-font);
  font-size: 16px; font-weight: 500;
  color: var(--text-primary);
  padding: 16px;
  letter-spacing: .02em;
}
.trends-table tbody td:first-child { font-size: 13px; letter-spacing: .12em; color: var(--text-muted); }
.trend-pill {
  display: inline-flex;
  align-items: center;
  gap: 4px;
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 600;
  letter-spacing: .1em;
  padding: 4px 10px;
}
.trend-pill.up   { background: rgba(74,122,88,.1);  color: #4a7a58; border: 1px solid rgba(74,122,88,.2); }
.trend-pill.down { background: rgba(154,74,74,.08); color: #9a4a4a; border: 1px solid rgba(154,74,74,.18); }

/* ─── INVEST / CONTENT SECTIONS ─────────────────────────── */
.content-section {
  position: relative;
  padding: 100px 40px 110px;
  overflow: hidden;
}
.content-section.alt   { background: var(--bg-section-alt); }
.content-section.light { background: var(--bg-section); }
.content-section::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.content-section.exchange::before {
  content: '1031';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 18vw, 220px);
  font-weight: 800;
  letter-spacing: .05em;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  white-space: nowrap; line-height: 1;
}
.content-section.trust::before {
  content: 'TRUST';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 15vw, 180px);
  font-weight: 800;
  letter-spacing: .05em;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  white-space: nowrap; line-height: 1;
}
.content-inner {
  max-width: 1100px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
  position: relative;
  z-index: 1;
}
.content-heading {
  font-family: var(--nav-font);
  font-size: clamp(38px, 5.5vw, 66px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .92;
  margin-bottom: 6px;
}
.content-heading span { font-weight: 400; color: var(--accent); }
.content-text {
  font-family: Georgia, serif;
  font-size: clamp(15px, 1.8vw, 17px);
  line-height: 1.85;
  color: var(--text-muted);
  margin-top: 22px;
}
.content-cta {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  margin-top: 32px;
  background: var(--accent);
  color: #fff;
  font-family: var(--nav-font);
  font-size: 12px; font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  padding: 15px 26px;
  transition: background .3s;
}
.content-cta:hover { background: var(--accent-dark); }
.content-cta .plus { font-size: 18px; font-weight: 300; }
.benefit-cards { display: flex; flex-direction: column; gap: 0; }
.benefit-card {
  display: flex;
  align-items: flex-start;
  gap: 18px;
  padding: 24px 10px;
  border-bottom: 1px solid rgba(154,123,79,.18);
  position: relative;
  transition: padding-left .35s ease;
}
.benefit-card:first-child { border-top: 1px solid rgba(154,123,79,.18); }
.benefit-card::before {
  content: '';
  position: absolute;
  left: 0; top: 20%; bottom: 20%;
  width: 3px;
  background: var(--accent);
  transform: scaleY(0);
  transform-origin: center;
  transition: transform .35s ease;
  border-radius: 2px;
}
.benefit-card:hover::before { transform: scaleY(1); }
.benefit-card:hover { padding-left: 18px; }
.benefit-card-number {
  font-family: var(--nav-font);
  font-size: 32px; font-weight: 800;
  color: var(--accent);
  line-height: 1;
  flex-shrink: 0;
  opacity: .4;
  min-width: 36px;
}
.benefit-card-label {
  font-family: var(--nav-font);
  font-size: 15px; font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--text-primary);
  margin-bottom: 5px;
}
.benefit-card-desc {
  font-family: Georgia, serif;
  font-size: 14px;
  line-height: 1.7;
  color: var(--text-muted);
}
.disclaimer {
  background: var(--bg-section-alt);
  padding: 30px 40px;
  text-align: center;
  border-top: 1px solid rgba(154,123,79,.15);
}
.disclaimer p {
  font-family: Georgia, serif;
  font-size: 12px;
  font-style: italic;
  color: var(--text-muted);
  max-width: 760px;
  margin: 0 auto;
  line-height: 1.7;
}

/* ─── RATE CARDS (california-interest-rates.html) ────────── */
/* "Last updated" badge with pulse dot */
.rates-updated {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  margin-top: 22px;
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--text-muted);
  background: var(--badge-bg);
  border: 1px solid var(--badge-border);
  padding: 7px 16px;
  position: relative;
}
.rates-updated-dot {
  width: 7px; height: 7px;
  border-radius: 50%;
  background: #4caf50;
  flex-shrink: 0;
  animation: pulse 2s ease-in-out infinite;
}
@keyframes pulse {
  0%, 100% { opacity: 1; }
  50%       { opacity: .4; }
}

.rates-section {
  padding: 70px 40px 100px;
  background: var(--bg-page);
}
.rates-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  max-width: 1160px;
  margin: 0 auto;
}

/* Rate card base */
.rate-card {
  background: var(--bg-card);
  border: 1px solid var(--card-border);
  box-shadow: var(--card-shadow);
  padding: 28px 26px 26px;
  display: flex;
  flex-direction: column;
  gap: 18px;
  transition: box-shadow .3s, transform .3s, border-color .3s;
}
.rate-card:hover {
  box-shadow: var(--card-shadow-hover);
  transform: translateY(-4px);
  border-color: rgba(154,123,79,.4);
}

/* Card header */
.rate-card-header { display: flex; flex-direction: column; gap: 8px; }
.rate-card-title {
  font-family: var(--nav-font);
  font-size: 26px;
  font-weight: 700;
  letter-spacing: .02em;
  color: var(--text-primary);
  line-height: 1;
}
.rate-badge {
  display: inline-block;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--badge-color);
  background: var(--badge-bg);
  border: 1px solid var(--badge-border);
  padding: 4px 10px;
  align-self: flex-start;
}

/* Rate data box */
.rate-data-box {
  background: var(--bg-card-inner);
  border: 1px solid var(--card-border);
  padding: 18px 20px;
  display: flex;
  flex-direction: column;
  gap: 14px;
}
.rate-row { display: flex; gap: 28px; align-items: flex-end; }
.rate-field { display: flex; flex-direction: column; gap: 3px; }
.rate-label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--text-muted);
}
.rate-value {
  font-family: var(--nav-font);
  font-size: 32px;
  font-weight: 700;
  color: var(--text-primary);
  letter-spacing: .01em;
  line-height: 1;
}
.rate-divider {
  width: 1px; height: 40px;
  background: var(--card-border);
  align-self: center;
}
.rate-points-label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 3px;
}
.rate-points-value {
  font-family: var(--nav-font);
  font-size: 16px;
  font-weight: 600;
  color: var(--text-primary);
}

/* Rate card CTA button */
.rate-cta {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  background: transparent;
  border: 2px solid var(--accent);
  color: var(--accent);
  font-family: var(--nav-font);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: .25em;
  text-transform: uppercase;
  padding: 14px 20px;
  cursor: pointer;
  transition: background .3s, color .3s;
  text-decoration: none;
  text-align: center;
}
.rate-cta:hover { background: var(--accent); color: #fff; }
.rate-cta svg { width: 15px; height: 15px; fill: currentColor; flex-shrink: 0; }

/* Personalized promo card */
.rate-card-promo {
  background: var(--bg-dropdown);
  border: 1px solid rgba(154,123,79,.25);
  box-shadow: var(--card-shadow);
  padding: 0;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: box-shadow .3s, transform .3s;
}
.rate-card-promo:hover {
  box-shadow: var(--card-shadow-hover);
  transform: translateY(-4px);
}
.rate-promo-img {
  width: 100%;
  height: 180px;
  object-fit: cover;
  object-position: center top;
  display: block;
}
.rate-promo-img-placeholder {
  width: 100%;
  height: 180px;
  background: linear-gradient(135deg, #3a2e24 0%, #5c4a34 50%, #9a7b4f 100%);
  display: flex;
  align-items: center;
  justify-content: center;
}
.rate-promo-img-placeholder svg { width: 48px; height: 48px; fill: rgba(196,169,122,.4); }
.rate-promo-body {
  padding: 26px 26px 28px;
  display: flex;
  flex-direction: column;
  gap: 18px;
  flex: 1;
}
.rate-promo-text {
  font-family: Georgia, serif;
  font-size: 15px;
  line-height: 1.75;
  color: rgba(245,240,232,.8);
}
.rate-promo-text strong { color: var(--accent-light); font-style: normal; }
.rate-cta-promo {
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--accent);
  color: #fff;
  font-family: var(--nav-font);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: .25em;
  text-transform: uppercase;
  padding: 15px 20px;
  cursor: pointer;
  transition: background .3s;
  text-decoration: none;
  text-align: center;
}
.rate-cta-promo:hover { background: var(--accent-dark); }

/* Rates disclaimer */
.rates-disclaimer {
  max-width: 1160px;
  margin: 32px auto 0;
  font-size: 11px;
  letter-spacing: .05em;
  color: var(--text-muted);
  line-height: 1.7;
  font-family: Georgia, serif;
  border-top: 1px solid var(--card-border);
  padding-top: 20px;
}

/* Legacy helper classes kept for older pages */
.rates-inner { max-width: 1160px; margin: 0 auto; position: relative; z-index: 1; }
.rates-header { text-align: center; margin-bottom: 60px; }
.rates-heading {
  font-family: var(--nav-font);
  font-size: clamp(36px, 6vw, 62px);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .03em;
  color: var(--text-primary);
  line-height: .92;
}
.rates-heading span { font-weight: 400; color: var(--accent); }
.rates-sub {
  font-family: Georgia, serif;
  font-size: clamp(14px, 1.8vw, 16px);
  color: var(--text-muted);
  line-height: 1.7;
  margin-top: 16px;
  max-width: 560px;
  margin-left: auto; margin-right: auto;
}
.rates-cta-box {
  margin-top: 60px;
  background: var(--bg-section);
  border: 1px solid var(--card-border);
  padding: 50px 40px;
  text-align: center;
  max-width: 700px;
  margin-left: auto; margin-right: auto;
}
.rates-cta-box h3 {
  font-family: var(--nav-font);
  font-size: clamp(28px, 4vw, 44px);
  font-weight: 800;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .95;
}
.rates-cta-box h3 span { font-weight: 400; color: var(--accent); }
.rates-cta-box p {
  font-family: Georgia, serif;
  font-size: 15px;
  color: var(--text-muted);
  line-height: 1.75;
  margin: 16px 0 28px;
}

/* ─── NEIGHBORHOOD CARDS (neighborhood-reports.html) ─────── */
.neighborhoods-section {
  position: relative;
  background: var(--bg-section);
  padding: 100px 40px 110px;
  overflow: hidden;
}
.neighborhoods-section::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.neighborhoods-inner { max-width: 1200px; margin: 0 auto; }
.neighborhoods-header { text-align: center; margin-bottom: 60px; }
.neighborhoods-heading {
  font-family: var(--nav-font);
  font-size: clamp(38px, 6vw, 70px);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .03em;
  color: var(--text-primary);
  line-height: .92;
}
.neighborhoods-heading span { font-weight: 400; color: var(--accent); }
.neighborhoods-sub {
  font-family: Georgia, serif;
  font-size: clamp(14px, 1.8vw, 16px);
  color: var(--text-muted);
  line-height: 1.7;
  margin-top: 16px;
  max-width: 560px;
  margin-left: auto; margin-right: auto;
}
.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 2px;
}
.neighborhood-card {
  background: var(--bg-section-alt);
  padding: 40px 32px;
  position: relative;
  overflow: hidden;
  transition: background .3s;
}
.neighborhood-card::before {
  content: '';
  position: absolute;
  left: 0; top: 0; bottom: 0;
  width: 4px;
  background: var(--accent);
  transform: scaleY(0);
  transform-origin: bottom;
  transition: transform .4s ease;
}
.neighborhood-card:hover { background: var(--bg-page); }
.neighborhood-card:hover::before { transform: scaleY(1); }
.neighborhood-card-city {
  font-family: var(--nav-font);
  font-size: clamp(28px, 4vw, 42px);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .04em;
  color: var(--text-primary);
  line-height: 1;
  margin-bottom: 4px;
}
.neighborhood-card-county {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 500;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 20px;
}
.neighborhood-card-stats { display: flex; flex-direction: column; gap: 10px; margin-bottom: 24px; }
.neighborhood-card-stat {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  border-bottom: 1px solid rgba(154,123,79,.12);
  padding-bottom: 8px;
}
.neighborhood-card-stat-label {
  font-family: var(--nav-font);
  font-size: 11px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--text-muted);
}
.neighborhood-card-stat-value {
  font-family: var(--nav-font);
  font-size: 18px; font-weight: 700;
  color: var(--text-primary);
}
.neighborhood-card-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--nav-font);
  font-size: 12px; font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--accent);
  transition: gap .3s;
}
.neighborhood-card-link:hover { gap: 16px; }
.neighborhood-card-link::after { content: '→'; }


/* ─── HERO — Static Image Variant (neighborhood-reports.html) ── */
/* Note: .hero base styles, ::before overlay, and .mute-btn are defined
   above in the Video Hero block. These classes extend that for image heroes. */
.hero-img {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
}
/* Layered gradient for image hero legibility */
.hero.hero--image::before {
  background:
    linear-gradient(180deg, rgba(0,0,0,.50) 0%, rgba(0,0,0,.15) 50%, rgba(28,23,18,.72) 100%);
}
.hero.hero--image::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at center, transparent 50%, rgba(28,23,18,.35) 100%);
  z-index: 2;
}
.hero-content {
  position: absolute;
  inset: 0;
  z-index: 5;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 0 24px;
}
.hero-title {
  font-family: var(--nav-font);
  font-size: clamp(48px, 9vw, 96px);
  font-weight: 800;
  letter-spacing: .04em;
  text-transform: uppercase;
  color: #fff;
  line-height: .9;
  margin-bottom: 6px;
}
.hero-title span {
  display: block;
  font-weight: 400;
  color: var(--accent-light);
  font-size: clamp(36px, 6vw, 68px);
  letter-spacing: .1em;
}
/* hero-eyebrow on image hero (centered, with decorative lines) */
.hero-content .hero-eyebrow {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: .45em;
  text-transform: uppercase;
  color: var(--accent-light);
  margin-bottom: 18px;
  display: flex;
  align-items: center;
  gap: 14px;
}
.hero-content .hero-eyebrow::before,
.hero-content .hero-eyebrow::after {
  content: "";
  display: block;
  width: 40px; height: 1px;
  background: var(--accent-light);
  opacity: .7;
}
.hero-content .hero-sub {
  margin-top: 22px;
  font-size: 13px;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: rgba(255,255,255,.55);
  font-family: var(--nav-font);
}
.hero-scroll {
  position: absolute;
  bottom: 32px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 5;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  color: rgba(255,255,255,.4);
  font-size: 10px;
  letter-spacing: .3em;
  text-transform: uppercase;
}
.hero-scroll-line {
  width: 1px; height: 40px;
  background: linear-gradient(180deg, var(--accent-light), transparent);
  animation: scrollPulse 2s ease-in-out infinite;
}
@keyframes scrollPulse {
  0%, 100% { opacity: .4; transform: scaleY(1); }
  50%       { opacity: 1;  transform: scaleY(1.15); }
}

/* ─── CITIES SECTION (neighborhood-reports.html) ────────────── */
.cities-section {
  background: var(--bg-section);
  padding: 100px 40px 110px;
  position: relative;
  overflow: hidden;
}
.cities-section::before {
  content: "UPDATES";
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 15vw, 180px);
  font-weight: 800;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  line-height: 1;
}
.cities-section::after {
  content: "";
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.cities-intro {
  max-width: 620px;
  margin: 0 auto 70px;
  text-align: center;
}
.cities-eyebrow {
  display: inline-block;
  font-size: 11px; font-weight: 500;
  letter-spacing: .38em;
  text-transform: uppercase;
  color: var(--accent);
  padding-bottom: 8px;
  border-bottom: 2px solid var(--accent);
  margin-bottom: 20px;
}
.cities-intro p {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(15px, 2vw, 17px);
  line-height: 1.85;
  color: var(--text-muted);
}
.cities-list {
  list-style: none;
  max-width: 860px;
  margin: 0 auto;
  display: flex;
  flex-direction: column;
  gap: 0;
}
.cities-list li { border-bottom: 1px solid rgba(154,123,79,.18); }
.cities-list li:first-child { border-top: 1px solid rgba(154,123,79,.18); }
.cities-list li a {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 28px 10px;
  gap: 20px;
  cursor: pointer;
  transition: padding-left .35s ease, color .3s ease;
  position: relative;
}
.cities-list li a::before {
  content: "";
  position: absolute;
  left: 0; top: 20%; bottom: 20%;
  width: 3px;
  background: var(--accent);
  transform: scaleY(0);
  transform-origin: center;
  transition: transform .35s ease;
  border-radius: 2px;
}
.cities-list li a:hover::before { transform: scaleY(1); }
.cities-list li a:hover { padding-left: 22px; color: var(--accent); }
.city-name {
  font-family: var(--nav-font);
  font-size: clamp(32px, 5vw, 56px);
  font-weight: 700;
  letter-spacing: .04em;
  text-transform: uppercase;
  color: inherit;
  transition: color .3s, transform .35s ease;
  transform: translateY(0);
  line-height: 1;
}
.cities-list li a:hover .city-name { transform: translateY(-3px); color: var(--accent); }
.city-meta { display: flex; align-items: center; gap: 18px; flex-shrink: 0; }
.city-tag {
  font-size: 10px; font-weight: 600;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: var(--accent);
  background: rgba(154,123,79,.1);
  border: 1px solid rgba(154,123,79,.25);
  padding: 5px 12px;
  opacity: 0;
  transform: translateX(8px);
  transition: opacity .35s ease, transform .35s ease;
}
.cities-list li a:hover .city-tag { opacity: 1; transform: translateX(0); }
.city-arrow {
  width: 36px; height: 36px;
  border-radius: 50%;
  border: 1px solid rgba(154,123,79,.3);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
  transition: background .3s, border-color .3s, transform .3s;
}
.city-arrow svg { width: 16px; height: 16px; fill: var(--accent); transition: fill .3s; }
.cities-list li a:hover .city-arrow {
  background: var(--accent);
  border-color: var(--accent);
  transform: translateX(4px);
}
.cities-list li a:hover .city-arrow svg { fill: #fff; }

/* ─── CTA BAND ───────────────────────────────────────────── */
.cta-band {
  position: relative;
  background: var(--bg-section);
  padding: 100px 40px;
  text-align: center;
  overflow: hidden;
}
.cta-band::before {
  content: 'CONNECT';
  position: absolute;
  bottom: -20px; right: -10px;
  font-family: var(--nav-font);
  font-size: clamp(80px, 15vw, 180px);
  font-weight: 800;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: rgba(154,123,79,.05);
  pointer-events: none; user-select: none;
  line-height: 1;
}
.cta-band::after {
  content: '';
  position: absolute;
  top: 0; left: 5%; right: 5%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
  opacity: .35;
}
.cta-band-inner { position: relative; z-index: 1; max-width: 620px; margin: 0 auto; }
.cta-band-heading {
  font-family: var(--nav-font);
  font-size: clamp(38px, 7vw, 72px);
  font-weight: 800;
  letter-spacing: .03em;
  text-transform: uppercase;
  color: var(--text-primary);
  line-height: .92;
}
.cta-band-heading span { font-weight: 400; color: var(--accent); }
.cta-band p {
  font-family: Georgia, serif;
  font-size: clamp(15px, 2vw, 17px);
  line-height: 1.85;
  color: var(--text-muted);
  margin: 22px 0 34px;
}
.cta-band-btn {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  background: var(--accent);
  color: #fff;
  font-family: var(--nav-font);
  font-size: 12px; font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  padding: 16px 30px;
  transition: background .3s;
}
.cta-band-btn:hover { background: var(--accent-dark); }
.cta-band-btn .plus { font-size: 18px; font-weight: 300; }

/* ─── FOOTER ─────────────────────────────────────────────── */
.site-footer {
  background: var(--bg-dropdown);
  color: var(--text-on-dark);
  font-family: var(--nav-font);
  position: relative;
}
.footer-rule {
  height: 3px;
  background: linear-gradient(90deg, transparent, var(--accent), transparent);
}
.footer-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 70px 40px 50px;
  display: grid;
  grid-template-columns: 1.8fr 1fr 1fr 1fr;
  gap: 50px;
  align-items: start;
}
.footer-logo-link {
  display: inline-flex;
  flex-direction: column;
  gap: 5px;
  margin-bottom: 16px;
  text-decoration: none;
}
.footer-logo-name {
  font-family: var(--serif-font);
  font-size: 26px; font-weight: 600;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: #fff;
  white-space: nowrap;
}
.footer-logo-title {
  font-family: var(--serif-font);
  font-size: 10px; font-weight: 400;
  letter-spacing: .5em;
  text-transform: uppercase;
  color: var(--accent-light);
}
.footer-logo-title sup { font-size: 12px; letter-spacing: 0; }
.footer-tagline {
  font-family: Georgia, serif;
  font-size: 13px;
  line-height: 1.7;
  color: rgba(245,240,232,.5);
  margin-bottom: 22px;
}
.footer-social { display: flex; gap: 10px; flex-wrap: wrap; }
.footer-social a {
  display: flex;
  align-items: center;
  justify-content: center;
  width: 34px; height: 34px;
  border: 1px solid rgba(154,123,79,.35);
  border-radius: 50%;
  color: rgba(245,240,232,.55);
  transition: color .2s, border-color .2s, background .2s;
}
.footer-social a:hover { color: #fff; border-color: var(--accent); background: rgba(154,123,79,.2); }
.footer-social a svg { width: 15px; height: 15px; fill: currentColor; }
.footer-col-heading {
  font-family: var(--nav-font);
  font-size: 11px; font-weight: 700;
  letter-spacing: .38em;
  text-transform: uppercase;
  color: var(--accent-light);
  margin-bottom: 18px;
  padding-bottom: 10px;
  border-bottom: 1px solid rgba(154,123,79,.25);
}
.footer-list { list-style: none; display: flex; flex-direction: column; gap: 12px; }
.footer-list li { display: flex; align-items: center; gap: 9px; font-size: 14px; color: rgba(245,240,232,.65); }
.footer-list li svg { width: 14px; height: 14px; fill: var(--accent); flex-shrink: 0; opacity: .8; }
.footer-list li a,
.footer-list li span { color: rgba(245,240,232,.65); transition: color .2s; font-size: 14px; letter-spacing: .02em; }
.footer-list li a:hover { color: var(--accent-light); }
.footer-links li { gap: 0; }
.footer-links li a { display: inline-block; padding: 1px 0; position: relative; }
.footer-links li a::after {
  content: '';
  position: absolute;
  left: 0; bottom: -1px;
  width: 0; height: 1px;
  background: var(--accent);
  transition: width .3s ease;
}
.footer-links li a:hover::after { width: 100%; }
.footer-bottom { border-top: 1px solid rgba(154,123,79,.18); background: rgba(0,0,0,.25); }
.footer-bottom-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 20px 40px;
  display: flex;
  flex-direction: column;
  gap: 8px;
  align-items: center;
  text-align: center;
}
.footer-legal-links { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: 6px 12px; }
.footer-legal-links a {
  font-size: 11px; font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: rgba(245,240,232,.45);
  transition: color .2s;
}
.footer-legal-links a:hover { color: var(--accent-light); }
.footer-divider { color: rgba(154,123,79,.4); font-size: 12px; }
.footer-copy { font-family: Georgia, serif; font-size: 12px; color: rgba(245,240,232,.3); line-height: 1.6; }
.footer-dev { display: inline-block; margin-left: 6px; }
.footer-dev a { color: var(--accent-light); opacity: .7; font-style: italic; transition: opacity .2s, color .2s; }
.footer-dev a:hover { opacity: 1; color: #fff; }

/* ─── RESPONSIVE ─────────────────────────────────────────── */
@media (max-width: 1024px) {
  .footer-inner { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 900px) {
  .overview-inner,
  .content-inner { grid-template-columns: 1fr; gap: 50px; }
  .rates-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 768px) {
  header { padding: 12px 20px; }
  nav { display: none; }
  .burger { display: flex; }
  .side-social { display: none; }

  /* Hero (index) */
  .hero-overlay { bottom: 90px; right: 24px; }
  .hero-overlay .offices a { font-size: 36px; }

  /* About (index) */
  .about-inner { padding: 60px 24px; }
  .about-photo-wrap { margin-left: -24px; margin-right: -24px; }
  .about-name .first,
  .about-name .last { font-size: clamp(52px, 14vw, 72px); }

  /* Reviews (index) */
  .reviews-track-wrapper { padding: 0 44px; }
  .review-card { flex: 0 0 280px; padding: 28px 22px 24px; }

  /* Inner pages */
  .page-hero { padding: 120px 24px 50px; }
  .stats-grid { padding: 0 20px 60px; }
  .stat-item + .stat-item::before { display: none; }
  .overview-section,
  .trends-section,
  .content-section,
  .cta-band,
  .rates-section,
  .neighborhoods-section { padding: 70px 24px 80px; }
  .trends-table thead th,
  .trends-table tbody td { padding: 12px 8px; font-size: 14px; }
  .rates-grid { grid-template-columns: 1fr; }
  .rates-section { padding: 50px 20px 70px; }
  .rates-cta-box { padding: 36px 24px; }
  .cities-section { padding: 70px 24px 80px; }
  .city-name { font-size: clamp(28px, 8vw, 42px); }
  .city-tag { display: none; }
  .disclaimer { padding: 24px 20px; }

  /* Modals */
  .smodal-box { padding: 24px 20px 16px; }
  .smodal-row { flex-direction: column; }
  .smodal-options-grid { grid-template-columns: 1fr; }
  .bmodal-box { padding: 28px 20px 20px; }
  .bmodal-nav { justify-content: stretch; }
  .bmodal-nav .smodal-btn-submit { width: 100%; justify-content: center; }
}
@media (max-width: 600px) {
  .footer-inner { grid-template-columns: 1fr; padding: 50px 24px 40px; gap: 36px; }
  .footer-bottom-inner { padding: 18px 20px; }
  .footer-divider { display: none; }
  .footer-legal-links a { font-size: 10px; }
  .footer-legal-links { gap: 8px; }
}

.pmodal-backdrop {
    position: fixed;
    inset: 0;
    background: rgba(0, 0, 0, 0.6);
    display: none;
    align-items: center;
    justify-content: center;
    padding: 1.5rem;
    z-index: 9999;
}

.pmodal-backdrop.open {
    display: flex;
}

.pmodal-box {
    width: 100%;
    max-width: 540px;
    background: #fff;
    border-radius: 20px;
    padding: 2rem;
    position: relative;
    box-shadow: 0 20px 60px rgba(0,0,0,0.25);
}

.pmodal-close {
    position: absolute;
    top: 1rem;
    right: 1rem;
    font-size: 2rem;
    line-height: 1;
    background: none;
    border: 0;
    cursor: pointer;
}

.pmodal-field {
    margin-bottom: 1rem;
}

.pmodal-field label {
    display: block;
    margin-bottom: 0.4rem;
    font-weight: 600;
}

.pmodal-field input {
    width: 100%;
    padding: 0.9rem 1rem;
    border: 1px solid #ccc;
    border-radius: 12px;
}

.pmodal-submit {
    width: 100%;
    padding: 1rem 1.2rem;
    border: 0;
    border-radius: 999px;
    background: #111;
    color: #fff;
    cursor: pointer;
}