/* Patrice Peterson | Treasure Valley Real Estate
   Palette drawn from the logo (charcoal line-work) and brand photo (cream, terracotta). */

@font-face { font-family: "Jost"; src: url(/assets/fonts/jost.woff2) format("woff2"); font-weight: 300 600; font-style: normal; font-display: swap; }
@font-face { font-family: "Cormorant Garamond"; src: url(/assets/fonts/cormorant.woff2) format("woff2"); font-weight: 500 600; font-style: normal; font-display: swap; }
@font-face { font-family: "Cormorant Garamond"; src: url(/assets/fonts/cormorant-italic.woff2) format("woff2"); font-weight: 500; font-style: italic; font-display: swap; }

:root {
  --cream: #f6f1ea;
  --paper: #fffdf9;
  --sand: #ede5d9;
  --line: #ddd2c3;
  --ink: #22201e;
  --ink-2: #3b3733;
  --muted: #675f56;
  --accent: #9f532c;
  --accent-ink: #84421f;
  --accent-soft: #f3e3d8;
  --sage: #6c7862;
  --serif: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --sans: "Jost", "Avenir Next", system-ui, -apple-system, "Segoe UI", sans-serif;
  --radius: 14px;
  --radius-sm: 8px;
  --shadow: 0 1px 2px rgba(34, 32, 30, .05), 0 12px 32px -12px rgba(34, 32, 30, .18);
  --wrap: 1200px;
  --gutter: clamp(16px, 4vw, 40px);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { transition: none !important; animation: none !important; } }
body { overflow-x: clip; margin: 0; background: var(--cream); color: var(--ink); font: 400 1.0625rem/1.65 var(--sans); text-rendering: optimizeLegibility; -webkit-font-smoothing: antialiased; }
img, svg, picture { max-width: 100%; display: block; }
img { height: auto; }
a { color: inherit; text-decoration-thickness: 1px; text-underline-offset: .2em; }
a:hover { color: var(--accent); }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 4px; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 500; line-height: 1.12; letter-spacing: -.005em; margin: 0 0 .5em; color: var(--ink); text-wrap: balance; }
h1, .display { font-size: clamp(2.5rem, 5.4vw, 4.4rem); }
h2 { font-size: clamp(1.9rem, 3.4vw, 2.7rem); }
h3, .h3 { font-size: clamp(1.4rem, 2vw, 1.65rem); }
.h4, h4 { font-size: 1.25rem; }
p { margin: 0 0 1em; }
.lead { font-size: clamp(1.1rem, 1.6vw, 1.28rem); color: var(--ink-2); max-width: 60ch; font-weight: 300; }
.eyebrow { font: 500 .78rem/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--accent); margin: 0 0 .9em; }
.muted { color: var(--muted); }
.small { font-size: .92rem; }
.center { text-align: center; }
.center .lead { margin-inline: auto; }
.mt { margin-top: 1.5rem; } .mt-lg { margin-top: 2.5rem; } .mt-xl { margin-top: 3.5rem; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--ink); color: #fff; padding: .6em 1em; z-index: 100; border-radius: 6px; }
.skip:focus { left: 8px; color: #fff; }
.hp { position: absolute !important; left: -10000px; width: 1px; height: 1px; overflow: hidden; }

.wrap { width: 100%; max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }
.narrow { max-width: 820px; }
.section { padding-block: clamp(56px, 8vw, 104px); }
.section-tight { padding-block: clamp(32px, 4vw, 48px); }
.section-sand { background: var(--sand); }
.section-ink { background: var(--ink); color: #efe8de; }
.section-ink h2, .section-ink h3 { color: #fff; }
.section-ink .eyebrow { color: #e0a582; }
.section-head { display: flex; align-items: end; justify-content: space-between; gap: 1rem 2rem; flex-wrap: wrap; margin-bottom: clamp(28px, 4vw, 44px); }
.section-head h2 { margin: 0; }
.section-head.center { flex-direction: column; align-items: center; text-align: center; }

/* ---------- buttons & links ---------- */
.btn { --bg: var(--paper); --fg: var(--ink); --bd: var(--line); display: inline-flex; align-items: center; justify-content: center; gap: .55em; padding: .85em 1.5em; border-radius: 999px; border: 1px solid var(--bd); background: var(--bg); color: var(--fg); font: 500 .95rem/1.2 var(--sans); letter-spacing: .03em; text-decoration: none; cursor: pointer; transition: background .2s, color .2s, border-color .2s, transform .2s; white-space: nowrap; }
.btn:hover { transform: translateY(-1px); color: var(--fg); }
.btn-dark { --bg: var(--ink); --fg: #fff; --bd: var(--ink); }
.btn-dark:hover { --bg: var(--ink-2); }
.btn-accent { --bg: var(--accent); --fg: #fff; --bd: var(--accent); }
.btn-accent:hover { --bg: var(--accent-ink); --bd: var(--accent-ink); }
.btn-ghost { --bg: transparent; --fg: var(--ink); --bd: var(--ink); }
.btn-ghost:hover { --bg: var(--ink); --fg: #fff; }
.btn-outline-light { --bg: transparent; --fg: #fff; --bd: rgba(255,255,255,.55); }
.btn-outline-light:hover { --bg: #fff; --fg: var(--ink); }
.btn-sm { padding: .6em 1.15em; font-size: .88rem; }
.btn-lg { padding: 1em 1.9em; font-size: 1rem; }
.btn-row { display: flex; flex-wrap: wrap; gap: .75rem; }
.btn-row.center { justify-content: center; }
.link-arrow { display: inline-flex; align-items: center; gap: .45em; font-weight: 500; text-decoration: none; letter-spacing: .02em; color: var(--ink); }
.link-arrow .icon { transition: transform .2s; }
.link-arrow:hover .icon { transform: translateX(4px); }
.section-ink .link-arrow { color: #fff; }
.icon { flex: none; }

/* ---------- header ---------- */
.announce { background: var(--ink); color: #f3ece2; text-align: center; font-size: .9rem; padding: .55em var(--gutter); }
.announce a { color: #fff; text-decoration: none; }
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(246, 241, 234, .92); backdrop-filter: saturate(1.4) blur(10px); -webkit-backdrop-filter: saturate(1.4) blur(10px); border-bottom: 1px solid transparent; transition: border-color .2s, box-shadow .2s; }
.site-header.is-scrolled { border-color: var(--line); box-shadow: 0 6px 24px -18px rgba(0,0,0,.4); }
.header-inner { display: flex; align-items: center; gap: 1.5rem; min-height: 76px; }
.brand { display: flex; align-items: center; gap: .8rem; text-decoration: none; color: var(--ink); margin-right: auto; }
.brand:hover { color: var(--ink); }
.brand-mark { width: 40px; height: 40px; }
.brand-text { display: flex; flex-direction: column; line-height: 1.1; }
.brand-name { font: 400 1.2rem/1.1 var(--sans); letter-spacing: .2em; text-transform: uppercase; }
.brand-sub { font: 500 .66rem/1.4 var(--sans); letter-spacing: .24em; text-transform: uppercase; color: var(--muted); margin-top: 4px; }
.site-nav { display: flex; align-items: center; gap: 1.25rem; }
.site-nav ul { list-style: none; display: flex; gap: .3rem; margin: 0; padding: 0; }
.site-nav li a { display: inline-flex; align-items: center; gap: .4em; padding: .5em .6em; white-space: nowrap; text-decoration: none; font-size: .95rem; letter-spacing: .02em; border-radius: 6px; }
.site-nav li a[aria-current="page"] { color: var(--accent); }
.nav-search { font-weight: 500; }
.nav-cta { display: flex; align-items: center; gap: .9rem; }
.nav-phone { display: inline-flex; align-items: center; gap: .4em; text-decoration: none; font-size: .95rem; white-space: nowrap; }
.nav-toggle { display: none; background: none; border: 0; padding: 10px; margin-right: -10px; cursor: pointer; color: var(--ink); }
.bars, .bars::before, .bars::after { display: block; width: 24px; height: 1.5px; background: currentColor; transition: transform .25s, opacity .2s; }
.bars { position: relative; }
.bars::before, .bars::after { content: ""; position: absolute; left: 0; }
.bars::before { top: -7px; } .bars::after { top: 7px; }
.nav-toggle[aria-expanded="true"] .bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .bars::before { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .bars::after { transform: translateY(-7px) rotate(-45deg); }

@media (max-width: 1500px) {
  .nav-phone { display: none; }
}
@media (max-width: 1180px) {
  .site-nav li a { padding-inline: .45em; font-size: .92rem; }
  .site-nav { gap: .75rem; }
}
@media (max-width: 1060px) {
  .nav-toggle { display: block; }
  .site-header { backdrop-filter: none; -webkit-backdrop-filter: none; background: var(--cream); }
  .site-nav { position: fixed; inset: var(--nav-top, 76px) 0 0 0; z-index: 60; background: var(--cream); flex-direction: column; align-items: stretch; padding: 1rem var(--gutter) 2rem; gap: 1rem; overflow-y: auto; opacity: 0; transform: translateY(-10px); visibility: hidden; transition: opacity .25s ease, transform .25s ease, visibility .25s; }
  .site-nav.is-open { transform: none; opacity: 1; visibility: visible; }
  .site-nav ul { flex-direction: column; }
  .site-nav li a { font: 500 1.6rem/1.2 var(--serif); padding: .45em 0; border-bottom: 1px solid var(--line); border-radius: 0; width: 100%; }
  .site-nav li a .icon { width: 20px; height: 20px; }
  .nav-cta { flex-direction: column; align-items: stretch; }
  .nav-phone { display: inline-flex; justify-content: center; padding: .6em; font-size: 1.1rem; }
  .nav-cta .btn { padding: 1em; font-size: 1rem; }
  body.nav-open { overflow: hidden; }
}
@media (max-width: 420px) {
  .brand-name { font-size: 1rem; letter-spacing: .14em; }
  .brand-sub { font-size: .58rem; letter-spacing: .16em; }
  .brand-mark { width: 34px; height: 34px; }
}

/* ---------- hero ---------- */
.hero { padding-block: clamp(32px, 6vw, 80px) clamp(40px, 6vw, 72px); overflow: hidden; }
.hero-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: clamp(28px, 5vw, 72px); align-items: center; }
.hero-copy .lead { margin-bottom: 2rem; }
.hero-links { display: flex; gap: 1.5rem; flex-wrap: wrap; margin-top: 1.25rem; font-size: .95rem; }
.hero-photo { position: relative; justify-self: center; width: min(100%, 420px); }
.hero-photo img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 20%; clip-path: polygon(0 100%, 0 30%, 50% 0, 100% 30%, 100% 100%); }
.hero-frame { position: absolute; inset: 0; width: 100%; height: 100%; transform: translate(18px, 18px); color: var(--accent); opacity: .7; pointer-events: none; z-index: 0; overflow: visible; }
@media (max-width: 860px) { .hero-frame { transform: translate(12px, 12px); } }
.hero-photo picture { position: relative; z-index: 1; }
.trust { list-style: none; display: flex; flex-wrap: wrap; justify-content: center; gap: .6rem 2rem; margin: clamp(36px, 5vw, 56px) 0 0; padding: 1.25rem 0 0; border-top: 1px solid var(--line); font-size: .9rem; letter-spacing: .06em; text-transform: uppercase; color: var(--ink-2); }
.trust li { display: inline-flex; align-items: center; gap: .5em; }
.trust .icon { color: var(--accent); }
@media (max-width: 860px) {
  .hero-grid { grid-template-columns: 1fr; }
  .hero-photo { order: -1; width: min(70%, 300px); }
  .trust { justify-content: flex-start; gap: .5rem 1.25rem; font-size: .8rem; }
}

/* ---------- quick search ---------- */
.quick-search { display: grid; grid-template-columns: 1.4fr 1fr 1fr .7fr auto; gap: 0; background: var(--paper); border: 1px solid var(--line); border-radius: 18px; box-shadow: var(--shadow); padding: 8px; align-items: stretch; }
.qs-field { display: flex; flex-direction: column; justify-content: center; padding: .35rem 1rem; border-right: 1px solid var(--line); min-width: 0; }
.qs-field label { font-size: .7rem; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); font-weight: 500; }
.qs-field select { appearance: none; -webkit-appearance: none; border: 0; background: transparent; font: 400 1rem/1.4 var(--sans); color: var(--ink); padding: .15rem 1.2rem .15rem 0; width: 100%; cursor: pointer; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' fill='none' stroke='%2322201e' stroke-width='1.4'%3E%3Cpath d='m1 1 4 4 4-4'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right center; }
.qs-beds { border-right: 0; }
.qs-submit { border-radius: 12px; margin-left: 4px; }
.quick-search.is-compact, .community-aside .quick-search, .guide-aside .quick-search { grid-template-columns: 1fr 1fr; gap: 10px; padding: 0; border: 0; box-shadow: none; background: none; }
.is-compact .qs-field { border: 1px solid var(--line); border-radius: var(--radius-sm); background: var(--paper); padding: .45rem .8rem; }
.is-compact .qs-city, .is-compact .qs-submit { grid-column: 1 / -1; }
.is-compact .qs-submit { margin: 0; }
@media (max-width: 760px) {
  .quick-search { grid-template-columns: 1fr 1fr; gap: 6px; padding: 10px; }
  .qs-field { border: 1px solid var(--line); border-radius: var(--radius-sm); padding: .45rem .8rem; }
  .qs-city, .qs-submit { grid-column: 1 / -1; }
  .qs-submit { margin: 4px 0 0; padding-block: 1em; }
}

/* ---------- cards & grids ---------- */
.card { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(20px, 3vw, 32px); }
.card-sand { background: var(--sand); border-color: transparent; }
.card-ink { background: var(--ink); color: #efe8de; border-color: var(--ink); }
.card-ink h2, .card-ink h3 { color: #fff; }
.card-ink a:not(.btn) { color: #fff; }
.card.empty { text-align: center; color: var(--muted); }
.card hr { border: 0; border-top: 1px solid var(--line); margin: 1.5rem 0 1rem; }

.listing-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr)); gap: clamp(18px, 2.5vw, 28px); }
.listing-card { background: var(--paper); border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); display: flex; flex-direction: column; transition: box-shadow .25s, transform .25s; }
.listing-card:hover { box-shadow: var(--shadow); transform: translateY(-2px); }
.listing-media { position: relative; display: block; aspect-ratio: 3 / 2; background: var(--sand); overflow: hidden; }
.listing-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.listing-card:hover .listing-media img { transform: scale(1.03); }
.listing-status { position: absolute; top: 12px; left: 12px; background: rgba(255,253,249,.94); color: var(--ink); font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; padding: .35em .8em; border-radius: 999px; font-weight: 500; }
.listing-body { padding: 18px 20px 20px; display: flex; flex-direction: column; flex: 1; }
.listing-price { font: 500 1.75rem/1.1 var(--serif); margin-bottom: .3rem; }
.listing-address { font: 400 1rem/1.4 var(--sans); margin: 0 0 .35rem; }
.listing-address a { text-decoration: none; }
.listing-facts { color: var(--muted); font-size: .92rem; margin-bottom: .75rem; }
.listing-attr { margin: auto 0 0; display: flex; align-items: center; gap: .5rem; font-size: .75rem; color: var(--muted); border-top: 1px solid var(--line); padding-top: .7rem; }
.listing-attr img { width: auto; height: 16px; }

.community-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 220px), 1fr)); gap: 14px; }
.community-grid-lg { grid-template-columns: repeat(auto-fill, minmax(min(100%, 280px), 1fr)); gap: 18px; }
.community-card { position: relative; display: flex; flex-direction: column; justify-content: flex-end; min-height: 210px; padding: 22px; border-radius: var(--radius); background: var(--paper); border: 1px solid var(--line); text-decoration: none; overflow: hidden; transition: border-color .2s, transform .25s, box-shadow .25s; isolation: isolate; }
.community-grid-lg .community-card { min-height: 260px; }
.community-card:hover { color: inherit; border-color: var(--ink); transform: translateY(-2px); box-shadow: var(--shadow); }
.community-mark { position: absolute; right: -24px; top: -24px; width: 130px; height: 130px; color: var(--ink); opacity: .11; transition: opacity .3s, transform .4s; z-index: -1; }
.community-card:hover .community-mark { opacity: .3; transform: translate(-6px, 6px); }
.community-card.has-img { color: #fff; border: 0; }
.community-card.has-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform .6s; }
.community-card.has-img::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(20,18,16,.78), rgba(20,18,16,.05) 65%); z-index: -1; }
.community-card.has-img:hover img { transform: scale(1.04); }
.community-card-text { display: flex; flex-direction: column; }
.community-county { font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; opacity: .75; }
.community-name { font: 500 2rem/1.1 var(--serif); margin: .15em 0 .2em; }
.community-tag { font-size: .92rem; opacity: .85; line-height: 1.45; }
.community-grid-sm .community-card { min-height: 170px; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 88px); align-items: center; }
.split-media img { border-radius: var(--radius); width: 100%; aspect-ratio: 7 / 5; object-fit: cover; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }

.paths { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.path-card { display: flex; flex-direction: column; padding: clamp(24px, 3vw, 36px); border: 1px solid rgba(255,255,255,.16); border-radius: var(--radius); text-decoration: none; color: #e8e0d5; transition: background .25s, border-color .25s; }
.path-card:hover { background: rgba(255,255,255,.05); border-color: rgba(255,255,255,.4); color: #fff; }
.path-card > .icon { width: 30px; height: 30px; color: #e0a582; margin-bottom: 1.25rem; }
.path-card p { flex: 1; font-weight: 300; }
@media (max-width: 860px) { .paths { grid-template-columns: 1fr; } }

.review-rail { display: grid; grid-auto-flow: column; grid-auto-columns: min(88%, 380px); gap: 18px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 12px; scrollbar-width: thin; align-items: start; }
.review-rail .review { scroll-snap-align: start; }
.review-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr)); gap: 18px; align-items: start; }
.review-masonry { display: block; columns: 3 320px; column-gap: 18px; }
.review-masonry .review { break-inside: avoid; margin-bottom: 18px; }
.review { margin: 0; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; display: flex; flex-direction: column; }
.review blockquote { margin: 0 0 1rem; }
.review.is-clamped .review-text { display: -webkit-box; -webkit-line-clamp: 7; line-clamp: 7; -webkit-box-orient: vertical; overflow: hidden; }
.review-toggle { align-self: flex-start; background: none; border: 0; padding: 0; margin: -.35rem 0 1rem; font: 500 .9rem/1.4 var(--sans); letter-spacing: .02em; color: var(--accent-ink); cursor: pointer; text-decoration: underline; text-underline-offset: .2em; }
.review-toggle:hover { color: var(--accent); }
.review blockquote p { font: 500 1.22rem/1.45 var(--serif); color: var(--ink-2); }
.review blockquote p::before { content: "“"; color: var(--accent); }
.review blockquote p::after { content: "”"; color: var(--accent); }
.stars { display: flex; gap: 2px; color: #c08a3e; margin-bottom: .75rem; }
.stars .icon { width: 16px; height: 16px; }
.review figcaption { display: flex; flex-direction: column; font-size: .92rem; }
.review-name { font-weight: 500; letter-spacing: .04em; }
.review-context { color: var(--muted); font-size: .85rem; }

.post-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 300px), 1fr)); gap: clamp(18px, 2.5vw, 28px); }
.post-card { display: flex; flex-direction: column; background: var(--paper); border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); }
.post-card-media { display: block; aspect-ratio: 16 / 10; overflow: hidden; background: var(--sand); }
.post-card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.post-card:hover .post-card-media img { transform: scale(1.03); }
.post-card-media.is-empty { display: grid; place-items: center; }
.post-card-mark { width: 30%; color: var(--ink); opacity: .25; }
.post-card-body { padding: 20px 22px 24px; }
.post-card-body .eyebrow { margin-bottom: .5rem; font-size: .7rem; }
.post-card h3 { font-size: 1.5rem; margin-bottom: .4rem; }
.post-card h3 a { text-decoration: none; }
.post-card p:last-child { color: var(--muted); font-size: .95rem; margin: 0; }

/* ---------- page hero ---------- */
.page-hero { position: relative; overflow: hidden; padding-block: clamp(48px, 7vw, 96px) clamp(40px, 5vw, 64px); border-bottom: 1px solid var(--line); }
.page-hero .lead { margin-bottom: 0; }
.page-hero-mark { position: absolute; right: -40px; bottom: -60px; width: clamp(220px, 32vw, 420px); height: auto; color: var(--ink); opacity: .5; pointer-events: none; }
.crumbs ol { list-style: none; display: flex; flex-wrap: wrap; gap: .4em; padding: 0; margin: 0 0 1.25rem; font-size: .85rem; color: var(--muted); }
.crumbs li + li::before { content: "/"; margin-right: .4em; opacity: .6; }
.crumbs a { text-decoration: none; }

/* ---------- community page ---------- */
.community-hero { position: relative; overflow: hidden; padding-block: clamp(48px, 8vw, 120px) clamp(40px, 6vw, 80px); isolation: isolate; border-bottom: 1px solid var(--line); }
.community-hero.has-img { color: #fff; min-height: min(70vh, 620px); display: flex; align-items: flex-end; border: 0; }
.community-hero-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.community-hero.has-img::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(to top, rgba(20,18,16,.8), rgba(20,18,16,.15) 70%); }
.community-hero.has-img h1, .community-hero.has-img .lead, .community-hero.has-img .crumbs ol { color: #fff; }
.community-hero.has-img .eyebrow { color: #f0c3a6; }
.community-hero.has-img .btn-ghost { --fg: #fff; --bd: rgba(255,255,255,.7); }
.community-hero .lead { margin-bottom: 1.75rem; }
.preset-links { list-style: none; padding: 0; margin: 1rem 0 0; display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; }
.preset-links a { display: inline-flex; align-items: center; gap: .45em; padding: .65em 1.1em; border: 1px solid var(--line); background: var(--paper); border-radius: 999px; text-decoration: none; font-size: .92rem; transition: border-color .2s, background .2s; }
.preset-links a:hover { border-color: var(--ink); color: var(--ink); }
.preset-links .icon { width: 14px; height: 14px; }
.community-grid-main { display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: clamp(32px, 5vw, 72px); align-items: start; }
.community-grid-main h2 { margin-top: 2.5rem; font-size: clamp(1.7rem, 2.6vw, 2.2rem); }
.sticky { position: sticky; top: 100px; }
@media (max-width: 960px) { .community-grid-main { grid-template-columns: 1fr; } .sticky { position: static; } }
.chips { list-style: none; display: flex; flex-wrap: wrap; gap: 8px; padding: 0; margin: 0; }
.chips li { padding: .45em 1em; border-radius: 999px; background: var(--sand); font-size: .92rem; }
.ticks { list-style: none; padding: 0; margin: 1rem 0; display: grid; gap: .55rem; }
.ticks li { display: flex; gap: .6em; align-items: flex-start; }
.ticks .icon { color: var(--accent); margin-top: .3em; }
.ticks-lg li { font-size: 1.05rem; }
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; padding: 1.1rem 2.5rem 1.1rem 0; position: relative; font: 500 1.3rem/1.35 var(--serif); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: 50%; transform: translateY(-50%); font: 300 1.6rem/1 var(--sans); color: var(--accent); transition: transform .2s; }
.faq details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq-a { padding: 0 0 1.2rem; color: var(--ink-2); max-width: 70ch; }

/* ---------- prose (editor content) ---------- */
.prose { max-width: 70ch; }
.prose-lg { font-size: 1.1rem; }
.prose > :first-child { margin-top: 0; }
.prose h2 { margin-top: 2.2rem; font-size: clamp(1.7rem, 2.6vw, 2.2rem); }
.prose h3 { margin-top: 1.8rem; }
.prose h4 { margin-top: 1.5rem; font-family: var(--sans); font-weight: 500; font-size: 1.1rem; letter-spacing: .02em; }
.prose a { color: var(--accent-ink); }
.prose ul, .prose ol { padding-left: 1.3em; margin: 0 0 1.2em; }
.prose li { margin-bottom: .4em; }
.prose li::marker { color: var(--accent); }
.prose blockquote { margin: 1.8rem 0; padding: .2rem 0 .2rem 1.4rem; border-left: 2px solid var(--accent); font: 500 1.4rem/1.45 var(--serif); color: var(--ink-2); }
.prose img { border-radius: var(--radius-sm); margin: 1.8rem 0; }
.prose figure { margin: 1.8rem 0; }
.prose figure img { margin: 0; }
.prose figcaption { font-size: .88rem; color: var(--muted); margin-top: .5rem; }
.prose .align-left { float: left; max-width: 45%; margin: .3rem 1.5rem 1rem 0; }
.prose .align-right { float: right; max-width: 45%; margin: .3rem 0 1rem 1.5rem; }
.prose .align-center { margin-inline: auto; }
.prose iframe { width: 100%; aspect-ratio: 16 / 9; height: auto; border: 0; border-radius: var(--radius-sm); margin: 1.8rem 0; }
.prose table { width: 100%; border-collapse: collapse; margin: 1.5rem 0; font-size: .95rem; }
.prose th, .prose td { border-bottom: 1px solid var(--line); padding: .6rem .5rem; text-align: left; }
.prose hr { border: 0; border-top: 1px solid var(--line); margin: 2.5rem 0; }
.prose::after { content: ""; display: table; clear: both; }

/* ---------- about / guides ---------- */
.about-grid { display: grid; grid-template-columns: 340px minmax(0, 1fr); gap: clamp(32px, 6vw, 88px); align-items: start; }
.about-photo { width: 100%; border-radius: var(--radius); aspect-ratio: 4 / 5; object-fit: cover; }
.about-card { margin-top: -40px; position: relative; margin-inline: 16px; }
.about-name { font: 500 1.8rem/1.1 var(--serif); margin-bottom: .2rem; }
.about-contact { display: grid; gap: .4rem; margin: 1rem 0; }
.about-contact a { display: inline-flex; gap: .5em; align-items: center; text-decoration: none; }
@media (max-width: 860px) { .about-grid { grid-template-columns: 1fr; } .about-aside { max-width: 420px; } }
.value-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 240px), 1fr)); gap: 16px; }
.value { border-top: 2px solid var(--ink); padding-top: 1rem; }
.value h3 { font-size: 1.35rem; }
.value p { color: var(--ink-2); font-size: .98rem; }
.steps { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 240px), 1fr)); gap: 28px 24px; counter-reset: s; }
.step { border-top: 1px solid var(--ink); padding-top: 1rem; }
.step-n { font: 500 .8rem/1 var(--sans); letter-spacing: .2em; color: var(--accent); display: block; margin-bottom: .8rem; }
.step p { color: var(--ink-2); font-size: .98rem; }
.guide-grid { display: grid; grid-template-columns: minmax(0, 1fr) 360px; gap: clamp(32px, 5vw, 72px); align-items: start; }
.guide-aside { display: grid; gap: 18px; position: sticky; top: 100px; }
@media (max-width: 960px) { .guide-grid { grid-template-columns: 1fr; } .guide-aside { position: static; } }

/* ---------- forms ---------- */
.form-grid { display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(0, .85fr); gap: clamp(28px, 5vw, 64px); align-items: start; }
@media (max-width: 900px) { .form-grid { grid-template-columns: 1fr; } }
.lead-form { display: grid; grid-template-columns: 1fr 1fr; gap: 16px 18px; }
.lead-form .full { grid-column: 1 / -1; }
@media (max-width: 560px) { .lead-form { grid-template-columns: 1fr; } }
.field label { display: block; font-size: .85rem; font-weight: 500; letter-spacing: .04em; margin-bottom: .35rem; }
.field input, .field select, .field textarea { width: 100%; font: 400 1rem/1.4 var(--sans); color: var(--ink); background: #fff; border: 1px solid var(--line); border-radius: var(--radius-sm); padding: .75em .9em; transition: border-color .2s, box-shadow .2s; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--ink); box-shadow: 0 0 0 3px rgba(159, 83, 44, .15); }
.field textarea { resize: vertical; min-height: 120px; }
.req { color: var(--accent); }
.form-note { font-size: .85rem; color: var(--muted); margin: 0; }
.form-errors { grid-column: 1 / -1; background: #fbeee8; border: 1px solid #e8c3b0; color: #6d2d10; border-radius: var(--radius-sm); padding: 1rem 1.2rem; }
.form-errors ul { margin: .3rem 0 0; padding-left: 1.2rem; }
.form-errors p { margin: 0; }
.valuation-card { display: grid; gap: 1rem; justify-items: start; position: sticky; top: 100px; }
.valuation-card p { margin: 0; }
.contact-list { list-style: none; padding: 0; margin: 0 0 1.5rem; display: grid; gap: 1.25rem; }
.contact-list li { display: flex; gap: 1rem; align-items: flex-start; }
.contact-list li > .icon { width: 22px; height: 22px; color: var(--accent); margin-top: .3rem; }
.contact-list li div { display: flex; flex-direction: column; }
.contact-list a { text-decoration: none; font-size: 1.1rem; }
.contact-list a.small { font-size: .9rem; text-decoration: underline; }

/* ---------- listings page ---------- */
.search-card h2 { margin-bottom: 1.25rem; }
.search-card .quick-search { box-shadow: none; }
.quick-links { display: flex; flex-wrap: wrap; gap: .5rem 1.5rem; margin: 1.25rem 0 0; font-size: .95rem; }
.city-links { list-style: none; padding: 0; margin: 0; columns: 3 240px; column-gap: 32px; }
.city-links li { padding: .55rem 0; border-bottom: 1px solid var(--line); break-inside: avoid; }
.city-links a:first-child { font-weight: 500; text-decoration: none; }

/* ---------- blog ---------- */
.cat-nav { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 2rem; }
.cat-nav a { padding: .45em 1em; border-radius: 999px; border: 1px solid var(--line); text-decoration: none; font-size: .9rem; background: var(--paper); }
.cat-nav a[aria-current="page"] { background: var(--ink); color: #fff; border-color: var(--ink); }
.pager { display: flex; justify-content: center; align-items: center; gap: 1.5rem; margin-top: 3rem; }
.post-head { padding-block: clamp(40px, 6vw, 80px) 2rem; }
.post-head h1 { font-size: clamp(2.3rem, 4.6vw, 3.6rem); }
.post-meta { display: flex; align-items: center; gap: .8rem; color: var(--muted); font-size: .92rem; margin: 1.25rem 0 0; }
.post-meta a { color: var(--ink); }
.avatar { width: 40px; height: 40px; border-radius: 50%; object-fit: cover; object-position: 50% 15%; }
.post-cover { max-width: 1100px; margin-bottom: clamp(28px, 4vw, 48px); }
.post-cover img { width: 100%; border-radius: var(--radius); max-height: 620px; object-fit: cover; }
.post-body { margin-inline: auto; }
.post-foot { max-width: 70ch; margin: 3rem auto 0; }
.share { display: flex; flex-wrap: wrap; gap: .4rem 1rem; font-size: .9rem; color: var(--muted); padding: 1rem 0; border-block: 1px solid var(--line); }
.author-box { display: flex; gap: 1.25rem; align-items: flex-start; margin-top: 2rem; padding: 1.5rem; background: var(--sand); border-radius: var(--radius); }
.author-box img { width: 80px; height: 100px; object-fit: cover; border-radius: var(--radius-sm); }
.author-name { font: 500 1.4rem/1.1 var(--serif); margin-bottom: .3rem; }
.author-box p:last-child { margin: 0; font-size: .95rem; }
.preview-bar { background: #fff4d6; border-bottom: 1px solid #ecd590; padding: .7rem var(--gutter); text-align: center; font-size: .92rem; }

/* ---------- mortgage calculator ---------- */
.calc-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, .9fr); gap: 24px; align-items: start; }
.calc-form { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.calc-total { font: 500 clamp(2.8rem, 6vw, 4rem)/1 var(--serif); color: #fff; margin: .2rem 0 1.25rem; }
.calc-break { margin: 0 0 1.25rem; display: grid; gap: .4rem; }
.calc-break div { display: flex; justify-content: space-between; border-bottom: 1px solid rgba(255,255,255,.12); padding: .35rem 0; }
.calc-break dt { color: #cfc6ba; } .calc-break dd { margin: 0; font-weight: 500; }
.calc-loan { margin-top: .5rem; }
.calc-result .small { color: #cfc6ba; }
@media (max-width: 860px) { .calc-grid, .calc-form { grid-template-columns: 1fr; } }

/* ---------- CTA band & footer ---------- */
.cta-band { background: var(--accent); color: #fff; padding-block: clamp(48px, 6vw, 80px); }
.cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 2rem; flex-wrap: wrap; }
.cta-band h2 { color: #fff; margin-bottom: .3rem; }
.cta-band p { margin: 0; max-width: 56ch; color: #fbeee6; font-weight: 300; }
.cta-band .btn-accent { --bg: #fff; --fg: var(--accent-ink); --bd: #fff; }
.cta-band .btn-accent:hover { --bg: var(--ink); --fg: #fff; --bd: var(--ink); }
.cta-actions { display: flex; gap: .75rem; flex-wrap: wrap; }

.site-footer { background: var(--ink); color: #cfc6ba; padding-top: clamp(48px, 6vw, 80px); font-size: .95rem; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1.1fr 1fr; gap: 40px; padding-bottom: 48px; }
.footer-logo { width: 220px; margin-bottom: 1.25rem; }
.footer-blurb { max-width: 36ch; font-weight: 300; }
.footer-h { font: 500 .78rem/1.4 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: #fff; margin-bottom: 1rem; }
.footer-list { list-style: none; padding: 0; margin: 0; display: grid; gap: .5rem; }
.footer-cols { grid-template-columns: 1fr 1fr; column-gap: 1rem; }
.site-footer a { color: #e9e2d8; text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; }
.footer-legal { border-top: 1px solid rgba(255,255,255,.12); padding-block: 24px 32px; font-size: .8rem; color: #a59c90; }
.footer-legal p { margin: .5rem 0 0; max-width: 110ch; }
.legal-badges { display: flex; gap: 1.5rem; align-items: center; margin-bottom: .75rem; color: #e9e2d8; }
.eho { display: inline-flex; align-items: center; gap: .5rem; }
.eho svg { width: 26px; height: 26px; }
.social { list-style: none; display: flex; gap: 8px; padding: 0; margin: 1rem 0 0; }
.social a { display: grid; place-items: center; width: 38px; height: 38px; border-radius: 50%; border: 1px solid currentColor; opacity: .85; }
.social a:hover { opacity: 1; }
.site-footer .social a { border-color: rgba(255,255,255,.3); }
@media (max-width: 960px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .footer-grid { grid-template-columns: 1fr; gap: 32px; } }

@media print {
  .site-header, .site-footer, .cta-band, .announce { display: none; }
  body { background: #fff; }
}