/* ============================================================================
   QUINLAN PROPERTIES — shared design system
   Marine-blue + brass gold · Cormorant Garamond / Montserrat
   Replace assets/img/*.svg placeholders with cinematic photography (same paths).
   ========================================================================== */
@import url("https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,400;1,500&family=Montserrat:wght@300;400;500;600&display=swap");

:root{
  --ink:#1b201e; --ocean:#0a3350; --ocean-700:#124a6e; --ocean-900:#06223a;
  --brass:#c2a568; --brass-600:#a2843f; --brass-l:#ecd9ac;
  --ivory:#f5f2ea; --sand:#e9e2d4; --stone:#6d665b; --line:#d9d0bf; --white:#fff; --on-dark:#eef3f1;
  --brick:#a3242b;
  --serif:"Cormorant Garamond",Georgia,serif;
  --sans:"Montserrat",system-ui,-apple-system,"Segoe UI",sans-serif;
  --wrap:1280px; --ease:cubic-bezier(.22,.61,.36,1);
  --banner-h:0px; --header-h:74px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth; scroll-padding-top:calc(var(--banner-h) + var(--header-h) + 12px)}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--sans);font-weight:300;font-size:16px;line-height:1.7;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;margin:0;line-height:1.08;letter-spacing:.01em}
.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 32px}
.eyebrow{font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:.32em;text-transform:uppercase;color:var(--brass-600);display:inline-flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:34px;height:1px;background:var(--brass);opacity:.8}
.eyebrow.center{justify-content:center}
.muted{color:var(--stone)}
.serif{font-family:var(--serif)}

/* ---- Buttons / CTAs ---- */
.btn{display:inline-block;font-family:var(--sans);font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;padding:15px 32px;border:1px solid var(--brass);color:var(--ink);background:transparent;cursor:pointer;transition:background .5s var(--ease),color .5s var(--ease),border-color .5s var(--ease)}
.btn:hover{background:var(--brass);color:#fff;border-color:var(--brass)}
.btn--solid{background:var(--ocean);border-color:var(--ocean);color:var(--on-dark)}
.btn--solid:hover{background:var(--brass);border-color:var(--brass);color:#fff}
.btn--light{color:var(--on-dark);border-color:rgba(238,243,241,.5)}
.btn--light:hover{background:var(--on-dark);color:var(--ocean);border-color:var(--on-dark)}
.btn--sm{padding:11px 20px;font-size:11px}

/* ---- Social icons ---- */
.socials{display:inline-flex;align-items:center;gap:14px}
.soc{width:18px;height:18px;display:inline-flex;color:currentColor;opacity:.85;transition:opacity .3s var(--ease),transform .3s var(--ease)}
.soc:hover{opacity:1;transform:translateY(-2px);color:var(--brass)}
.soc svg{width:100%;height:100%;fill:currentColor}

/* ============================ Top bar: sticky 1% banner ==================== */
.commissionbar{position:fixed;top:0;left:0;right:0;height:var(--banner-h);z-index:120;background:var(--ocean-900);color:var(--brass-l);
  display:flex;align-items:center;justify-content:center;gap:12px;font-size:11px;letter-spacing:.34em;text-transform:uppercase;font-weight:500}
.commissionbar a{color:var(--brass-l);border-bottom:1px solid transparent;transition:border-color .3s}
.commissionbar a:hover{border-color:var(--brass)}

/* ============================ Header ====================================== */
.site-header{position:fixed;top:var(--banner-h);left:0;right:0;height:var(--header-h);z-index:110;display:flex;align-items:center;
  background:var(--ivory);border-bottom:1px solid var(--line);
  transition:background .5s var(--ease),box-shadow .5s var(--ease),height .5s var(--ease)}
.site-header.scrolled{background:var(--ivory);box-shadow:0 1px 0 rgba(27,32,30,.08)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px}
.brand{display:flex;align-items:center;gap:13px;color:var(--on-dark);transition:color .5s var(--ease)}
.site-header .brand{color:var(--ocean)}
.brand__mark{width:38px;height:38px;flex:none}
.brand__name{font-family:var(--serif);font-size:23px;letter-spacing:.16em;line-height:1;text-transform:uppercase}
.brand__sub{display:block;font-family:var(--sans);font-size:8px;letter-spacing:.36em;text-transform:uppercase;margin-top:5px;opacity:.8}
.header-right{display:flex;align-items:center;gap:22px;color:var(--ocean)}
.header-right .socials{opacity:.9}
@media(max-width:600px){.header-right{gap:16px}.header-right .socials{opacity:1}.header-right .soc{width:22px;height:22px;opacity:1}.brand__name{font-size:15px;letter-spacing:.07em;white-space:nowrap}.brand__sub{font-size:7px;letter-spacing:.26em}.brand{gap:8px}}
@media(max-width:360px){.brand__name{font-size:13px;letter-spacing:.05em}}

/* Hamburger button */
.burger{display:inline-flex;flex-direction:column;gap:6px;background:none;border:0;cursor:pointer;padding:8px;align-items:flex-end;color:var(--ocean)}
.burger span{display:block;width:34px;height:2.5px;background:currentColor;transition:.4s var(--ease)}
.burger:hover span{width:34px}
.burger__label{font-size:11px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;margin-top:4px}

/* ===================== Slide-in mega menu (⅓ page) ======================== */
.menu-overlay{position:fixed;inset:0;background:rgba(6,34,58,.55);opacity:0;visibility:hidden;transition:opacity .5s var(--ease);z-index:130}
.menu-overlay.open{opacity:1;visibility:visible}
.mega{position:fixed;top:0;right:0;height:100%;width:34%;min-width:400px;max-width:560px;background:var(--ocean-900);color:var(--on-dark);z-index:140;
  transform:translateX(100%);transition:transform .6s var(--ease);display:flex;flex-direction:column;padding:38px 46px;overflow-y:auto}
.mega.open{transform:none}
.mega__top{display:flex;align-items:center;justify-content:space-between;margin-bottom:36px}
.mega__close{background:none;border:0;color:var(--on-dark);cursor:pointer;font-size:26px;line-height:1;padding:6px;transition:color .3s,transform .3s}
.mega__close:hover{color:var(--brass);transform:rotate(90deg)}
.mega__nav{list-style:none;margin:0;padding:0;flex:1}
.mega__nav>li{padding:14px 0;border-bottom:1px solid rgba(255,255,255,.08)}
.mega__nav a{display:block;font-family:var(--serif);font-size:28px;color:var(--on-dark);transition:color .3s,transform .4s var(--ease)}
.mega__nav>li>a:hover{color:var(--brass);transform:translateX(6px)}
.mega__sub{list-style:none;margin:8px 0 2px;padding:0 0 0 2px;display:flex;gap:22px;flex-wrap:wrap}
.mega__sub--stack{flex-direction:column;gap:10px}
.mega__sub a{font-family:var(--sans);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#a9bcc4}
.mega__sub a:hover{color:var(--brass);transform:none}
.mega__foot{margin-top:32px;padding-top:26px;border-top:1px solid rgba(255,255,255,.08)}
.mega__foot .btn{width:100%;text-align:center;margin-bottom:20px}
.mega__contact{font-size:13px;color:#a9bcc4;line-height:1.7}
.mega__contact a{color:var(--on-dark);display:block}
.mega__agent{margin-bottom:14px}
.mega__agent b{display:block;color:#fff;font-weight:500;letter-spacing:.02em;margin-bottom:2px}
.mega__addr{margin-top:4px;color:#a9bcc4}
.mega .socials{margin-top:18px;color:var(--on-dark)}
@media(max-width:640px){.mega{width:88%;min-width:0;padding:30px 28px}.mega__nav a{font-size:24px}}

/* ============================ Sections =================================== */
.band{padding:72px 0}
.band--tight{padding:88px 0}
/* tighten the gap between the page hero and the filter bar on listing pages */
#catalog.band{padding-top:32px}
.sec-head{max-width:680px}
.sec-head.center{margin:0 auto;text-align:center}
.sec-head h2{font-size:clamp(32px,4.4vw,58px);font-weight:300;margin:22px 0 0}
.sec-head p{color:var(--stone);margin:18px 0 0}
.top-row{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;flex-wrap:wrap;margin-bottom:48px}

/* ============================ Hero (page) ================================ */
.page-hero{position:relative;min-height:30vh;display:flex;align-items:flex-end;color:var(--on-dark);overflow:hidden;
  padding-top:calc(var(--banner-h) + var(--header-h))}
.page-hero__bg{position:absolute;inset:0;background:var(--ocean) center/cover no-repeat;transform:scale(1.04)}
.page-hero__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(6,34,58,.4),rgba(6,34,58,.82))}
.page-hero .wrap{position:relative;z-index:2;padding-bottom:38px;padding-top:44px}
.page-hero h1{font-size:clamp(40px,6vw,84px);font-weight:300;margin:14px 0 12px}
.page-hero p{max-width:52ch;color:#e7eeeb}
.page-back{position:fixed;top:calc(var(--banner-h) + var(--header-h) + 14px);left:18px;z-index:100;display:inline-flex;align-items:center;gap:6px;
  background:rgba(6,34,58,.55);color:#fff;border:1px solid rgba(255,255,255,.5);backdrop-filter:blur(6px);box-shadow:0 4px 14px rgba(0,0,0,.28);
  font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;padding:9px 16px;transition:background .3s var(--ease),color .3s var(--ease)}
.page-back:hover{background:rgba(6,34,58,.92);color:var(--brass-l)}
@media(max-width:600px){.page-back{top:calc(var(--banner-h) + var(--header-h) + 8px);left:10px;font-size:10px;padding:8px 12px}}

/* ============================ Listing cards ============================== */
.listing-card{position:relative;display:block;overflow:hidden;background:var(--white);border:1px solid var(--line);transition:box-shadow .5s var(--ease),transform .5s var(--ease)}
.listing-card:hover{box-shadow:0 26px 60px -30px rgba(10,51,80,.45);transform:translateY(-4px)}
.listing-card__media{position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--ocean)}
.listing-card__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.listing-card:hover .listing-card__media img{transform:scale(1.08)}
.listing-card__nav{position:absolute;top:50%;transform:translateY(-50%);z-index:3;width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.55);background:rgba(6,34,58,.42);color:#fff;font-size:18px;line-height:1;display:flex;align-items:center;justify-content:center;cursor:pointer;padding:0;opacity:0;transition:opacity .3s var(--ease),background .3s var(--ease);backdrop-filter:blur(3px)}
.listing-card__nav.prev{left:12px}.listing-card__nav.next{right:12px}
.listing-card__nav:hover{background:var(--brass);border-color:var(--brass)}
.listing-card__count{position:absolute;top:14px;left:50%;transform:translateX(-50%);z-index:3;background:rgba(6,34,58,.55);color:#fff;font-size:10px;letter-spacing:.1em;padding:4px 10px;border-radius:20px;opacity:0;transition:opacity .3s var(--ease)}
.listing-card:hover .listing-card__nav,.listing-card:hover .listing-card__count{opacity:1}
@media(hover:none){.listing-card__nav,.listing-card__count{opacity:1}}
.listing-card__tag{position:absolute;top:16px;left:16px;background:rgba(245,242,234,.94);color:var(--ocean);font-size:10px;letter-spacing:.18em;text-transform:uppercase;padding:7px 13px;font-weight:500;z-index:2}
/* activity badge (top-right): price reduced / new this week / updated */
.listing-card__badge{position:absolute;top:16px;right:16px;z-index:2;font-size:10px;letter-spacing:.16em;text-transform:uppercase;padding:7px 12px;font-weight:600;color:#fff;background:var(--ocean-700)}
.listing-card__badge.is-reduced{background:var(--brick)}
.listing-card__badge.is-new{background:var(--brass-600)}
.listing-card__badge.is-updated{background:var(--ocean-700)}
.listing-card__badge.is-contract{background:#d67d2e}
.listing-card__badge.is-soon{background:#2f6f5e}
.listing-card__badge.is-increased{background:var(--brass-600)}
/* struck-through prior price shown before the reduced price */
.listing-card__was{font-family:var(--sans);font-size:14px;font-weight:300;text-decoration:line-through;opacity:.7;margin-right:4px}
/* price bottom-left, beds/baths bottom-right, over the image */
.listing-card__overlay{position:absolute;left:0;right:0;bottom:0;z-index:2;display:flex;align-items:flex-end;justify-content:space-between;gap:14px;
  padding:22px 20px 18px;color:#fff;background:linear-gradient(to top,rgba(6,34,58,.86),rgba(6,34,58,0))}
.listing-card__price{font-family:var(--serif);font-size:26px;line-height:1}
.listing-card__bb{font-size:12px;letter-spacing:.06em;text-align:right;text-transform:uppercase;opacity:.95}
.listing-card__bb b{font-weight:500}
.listing-card__body{padding:20px 22px 24px}
.listing-card__loc{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-600)}
.listing-card__name{font-family:var(--serif);font-size:24px;margin:8px 0 4px}
.listing-card__addr{font-size:13px;color:var(--stone)}
.listing-card__specs{font-size:12.5px;color:var(--ink);margin-top:12px;padding-top:12px;border-top:1px solid var(--line);letter-spacing:.01em}
.listing-card__specs b{font-weight:600}
.listing-card__courtesy{font-size:9.5px;line-height:1.45;color:var(--stone);opacity:.72;font-style:italic;margin-top:9px;letter-spacing:.01em}

/* ============================ Hero scroller (home) ====================== */
.scroller{position:relative;background:var(--ocean-900);overflow:hidden}
.scroller__track{display:flex;transition:transform .9s var(--ease);will-change:transform}
.scroller__slide{flex:0 0 50%;position:relative;height:78vh;min-height:520px}
.scroller__slide img{width:100%;height:100%;object-fit:cover}
.scroller__slide::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(6,34,58,.8),rgba(6,34,58,.05) 45%)}
.scroller__cap{position:absolute;left:0;right:0;bottom:0;z-index:2;display:flex;align-items:flex-end;justify-content:space-between;gap:16px;padding:40px 44px;color:#fff}
.scroller__price{font-family:var(--serif);font-size:clamp(28px,3vw,44px);line-height:1}
.scroller__price small{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-l);margin-bottom:8px}
.scroller__bb{text-align:right;font-size:13px;letter-spacing:.08em;text-transform:uppercase}
.scroller__bb b{font-family:var(--serif);font-size:26px;display:block;font-weight:400}
.scroller__slide a.stretch{position:absolute;inset:0;z-index:3}
.scroller__arrow{position:absolute;top:50%;transform:translateY(-50%);z-index:5;width:56px;height:56px;border-radius:50%;border:1px solid rgba(255,255,255,.5);
  background:rgba(6,34,58,.35);color:#fff;cursor:pointer;font-size:20px;display:flex;align-items:center;justify-content:center;transition:.4s var(--ease);backdrop-filter:blur(4px)}
.scroller__arrow:hover{background:var(--brass);border-color:var(--brass)}
.scroller__arrow.prev{left:26px}.scroller__arrow.next{right:26px}
.scroller__dots{position:absolute;bottom:18px;left:50%;transform:translateX(-50%);z-index:5;display:flex;gap:9px}
.scroller__dots button{width:8px;height:8px;border-radius:50%;border:0;background:rgba(255,255,255,.45);cursor:pointer;transition:.3s;padding:0}
.scroller__dots button.active{background:var(--brass);width:22px;border-radius:5px}
@media(max-width:820px){.scroller__slide{flex-basis:100%;height:64vh}}

/* ---- Full-width CTA banner ---- */
.cta-banner{display:block;position:relative;overflow:hidden;background:var(--ocean);color:#fff;text-align:center;padding:54px 0;text-decoration:none}
.cta-banner .wrap{position:relative;z-index:2}
.cta-banner h3{font-size:clamp(24px,3vw,40px);font-weight:300}
.cta-banner p{color:#c6d3d0;margin:10px 0 24px}
.cta-banner--img{background:var(--ocean-900)}
/* White-background, red-text variant (homepage "View every active listing") */
.cta-banner--light-bg{background:#fff;color:var(--brick);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.cta-banner--light-bg h3{color:var(--brick)}
.cta-banner--light-bg p{color:var(--brick);opacity:.82}
.cta-banner--light-bg .btn--light{color:var(--brick);border-color:var(--brick)}
.cta-banner--light-bg .btn--light:hover{background:var(--brick);color:#fff;border-color:var(--brick)}
.cta-banner__bg{position:absolute;inset:0;object-fit:cover;width:100%;height:100%;opacity:.4;z-index:1}

/* ---- Grids ---- */
.grid{display:grid;gap:30px}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
@media(max-width:1000px){.grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:680px){.grid-2,.grid-3,.grid-4{grid-template-columns:1fr}}

/* ---- Split / parallax bands ---- */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:center}
.split--rev .split__img{order:2}
.split__img{align-self:stretch;min-height:520px;background-size:cover;background-position:center;position:relative;overflow:hidden}
.split__body{padding:88px clamp(32px,5vw,88px)}
.split__body h2{font-size:clamp(30px,4vw,52px);font-weight:300;margin:22px 0 22px}
.split--ocean{background:var(--ocean);color:var(--on-dark)}
.split--ocean .split__body p{color:#c6d3d0}.split--ocean .eyebrow,.split--ocean .eyebrow::before{color:var(--brass-l)}.split--ocean .eyebrow::before{background:var(--brass-l)}
@media(max-width:900px){.split{grid-template-columns:1fr}.split--rev .split__img{order:0}.split__img{min-height:340px}.split__body{padding:60px 32px}}

.parallax{position:relative;min-height:0;padding:48px 0;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;background:var(--ocean-900)}
.parallax__bg{position:absolute;inset:-12% 0;background-size:cover;background-position:center;will-change:transform;z-index:0}
.parallax::after{content:"";position:absolute;inset:0;background:rgba(6,34,58,.55);z-index:1}
.parallax .wrap{position:relative;z-index:2}
.parallax h2{font-size:clamp(18px,2vw,26px);font-weight:300;line-height:1.2;max-width:34ch;margin:0 auto}

/* ============================ Tax snippet =============================== */
/* MLS-style legal disclaimer (small print at the bottom of listing pages) */
.mls-disclaimer{border-top:1px solid var(--line);padding:22px 0 30px;background:var(--ivory)}
.mls-disclaimer__text{font-size:11px;line-height:1.6;color:var(--stone);margin:0;font-weight:300}
.taxsnip{background:var(--ocean);color:var(--on-dark);text-align:center;padding-top:56px;padding-bottom:56px}
.taxsnip .quote{font-family:var(--serif);font-style:italic;font-weight:300;font-size:clamp(20px,2.4vw,30px);line-height:1.4;max-width:56ch;margin:18px auto 0}
.taxsnip .quote b{font-style:normal;color:var(--brass-l);font-weight:500}
.taxsnip .box{margin:28px auto 0;max-width:620px;border:1px solid rgba(194,165,104,.4);padding:24px 30px}
.taxsnip .box p{color:#c6d3d0;margin:0 0 22px}

/* ============================ Filters =================================== */
.filters{background:var(--white);border:1px solid var(--line);padding:26px 28px;margin-bottom:42px;display:grid;grid-template-columns:repeat(4,1fr);gap:26px 34px;align-items:end}
.filters .fld{display:flex;flex-direction:column;gap:10px}
.filters label{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-600)}
.filters select{font-family:var(--sans);font-size:14px;font-weight:300;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--line);padding:8px 2px;cursor:pointer}
.filters select:focus{outline:none;border-color:var(--brass)}
.filters__search{grid-column:1/-1}
.filters .f-search{width:100%;background:transparent;border:0;border-bottom:1px solid var(--line);padding:9px 2px;font-family:var(--sans);font-size:15px;font-weight:300;color:var(--ink);-webkit-appearance:none}
.filters .f-search::placeholder{color:var(--stone)}
.filters .f-search:focus{outline:none;border-color:var(--brass)}
.range{position:relative;height:34px}
.range .track{position:absolute;top:15px;left:0;right:0;height:2px;background:var(--line)}
.range .fill{position:absolute;top:15px;height:2px;background:var(--brass)}
.range input[type=range]{position:absolute;top:6px;left:0;width:100%;margin:0;-webkit-appearance:none;appearance:none;background:transparent;pointer-events:none;height:20px}
.range input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:18px;height:18px;border-radius:50%;background:var(--ocean);border:2px solid var(--brass);cursor:pointer;pointer-events:auto}
.range input[type=range]::-moz-range-thumb{width:18px;height:18px;border-radius:50%;background:var(--ocean);border:2px solid var(--brass);cursor:pointer;pointer-events:auto}
.range__vals{display:flex;justify-content:space-between;font-size:12px;color:var(--stone);margin-top:8px}
.filters__meta{grid-column:1/-1;display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);padding-top:16px;font-size:12px;color:var(--stone);gap:20px;flex-wrap:wrap}
.filters__sort{display:flex;align-items:center;gap:12px}
.filters__sort label{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-600)}
.filters__sort select{font-family:var(--sans);font-size:13px;font-weight:300;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--line);padding:6px 2px;cursor:pointer}
.filters__sort select:focus{outline:none;border-color:var(--brass)}
.filters__reset{background:none;border:0;color:var(--brass-600);cursor:pointer;font-size:11px;letter-spacing:.16em;text-transform:uppercase}
.filters__copy{background:none;border:0;color:var(--ocean);cursor:pointer;font-size:11px;letter-spacing:.16em;text-transform:uppercase}
/* Subdivision multi-select (checkbox dropdown) */
.f-multi{position:relative}
.f-multi__toggle{width:100%;display:flex;align-items:center;justify-content:space-between;gap:8px;background:transparent;border:0;border-bottom:1px solid var(--line);padding:8px 2px;font-family:var(--sans);font-size:14px;font-weight:300;color:var(--ink);cursor:pointer;text-align:left}
.f-multi__toggle:focus{outline:none;border-color:var(--brass)}
.f-multi.is-open .f-multi__toggle,.f-multi.is-active .f-multi__toggle{border-color:var(--brass)}
.f-multi__label{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.f-multi__caret{font-size:10px;color:var(--brass-600);transition:transform .18s;flex:none}
.f-multi.is-open .f-multi__caret{transform:rotate(180deg)}
.f-multi__panel{position:absolute;z-index:50;left:0;right:0;top:calc(100% + 6px);background:#fff;border:1px solid var(--line);box-shadow:0 12px 34px rgba(10,51,80,.14);border-radius:4px;max-height:280px;overflow:auto;padding:6px 0}
.f-multi__opt{display:flex;align-items:center;gap:10px;padding:9px 14px;cursor:pointer;font-family:var(--sans);font-size:14px;font-weight:300;color:var(--ink)}
.f-multi__opt:hover{background:var(--sand,#f5f1ea)}
.f-multi__opt input{width:15px;height:15px;accent-color:var(--ocean);cursor:pointer;flex:none}
.agent-cards{display:grid;gap:22px;margin-top:6px}
.agent-card__name{font-size:22px;font-weight:300}
.agent-card__title{font-size:11px;letter-spacing:.16em;color:var(--brass-600);margin-left:8px;white-space:nowrap}
.agent-card__line{display:flex;flex-direction:column;gap:2px;margin-top:6px}
.agent-card__line a{color:var(--ink)}
.agent-card__lic{font-size:12px;color:var(--stone);margin-top:4px}
.contact-block{max-width:1040px;margin:0 auto}
.contact-block__head{text-align:center;margin-bottom:38px}
.contact-block__head h2{font-size:clamp(28px,4vw,44px);font-weight:300;margin:14px 0 12px}
.contact-block__head .muted{max-width:54ch;margin:0 auto}
.contact-block__grid{display:grid;grid-template-columns:1fr 1.2fr;gap:48px;align-items:start}
@media(max-width:820px){.contact-block__grid{grid-template-columns:1fr;gap:34px}}
.contact-block__form{display:grid;gap:16px}
.cbf-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media(max-width:520px){.cbf-row{grid-template-columns:1fr}}
.contact-block__form .fld{display:flex;flex-direction:column;gap:6px}
.contact-block__form label{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-600)}
.contact-block__form input,.contact-block__form textarea{font-family:var(--sans);font-size:15px;color:var(--ink);background:var(--white);border:1px solid var(--line);border-radius:2px;padding:12px;width:100%}
.contact-block__form input:focus,.contact-block__form textarea:focus{outline:none;border-color:var(--brass)}
.contact-block__form .cbf-consent{display:grid;grid-template-columns:auto 1fr;gap:10px;align-items:start;font-size:12px;color:var(--stone);line-height:1.5;cursor:pointer;text-transform:none;letter-spacing:normal}
.cbf-consent span{font-weight:300}
.cbf-consent input{margin-top:3px}
.cbf-ok{display:none}
.cbf-err{display:none;color:#a0342f;font-size:13px}
@media(max-width:900px){.filters{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.filters{grid-template-columns:1fr}.filters__meta{flex-direction:column;align-items:flex-start;gap:14px}.filters__sort{flex-wrap:wrap;width:100%}.filters__reset{white-space:nowrap;margin-left:auto}}
.no-results{display:none;text-align:center;color:var(--stone);font-family:var(--serif);font-size:24px;padding:50px 0}

/* ============================ Savings calculator ======================= */
.calc{background:var(--ocean-900);color:var(--on-dark);border:1px solid rgba(194,165,104,.35);padding:clamp(30px,4vw,56px);display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center}
.calc label{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-l);display:block;margin-bottom:12px}
.calc input[type=text]{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(238,243,241,.35);color:#fff;font-family:var(--serif);font-size:34px;padding:8px 2px}
.calc input:focus{outline:none;border-color:var(--brass)}
.calc__slider{margin-top:30px}
.calc__slider .range .fill{background:var(--brass)}
.calc__out{background:rgba(194,165,104,.08);border:1px solid rgba(194,165,104,.3);padding:34px}
.calc__save{font-family:var(--serif);font-size:clamp(38px,6vw,64px);color:var(--brass-l);line-height:1}
.calc__save small{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#a9bcc4;margin-bottom:8px}
.calc__rows{margin-top:24px;font-size:14px}
.calc__rows div{display:flex;justify-content:space-between;padding:8px 0;border-bottom:1px solid rgba(255,255,255,.08);color:#c6d3d0}
.calc__rows b{color:#fff;font-weight:500}
@media(max-width:820px){.calc{grid-template-columns:1fr;gap:32px}}

/* ============================ Calendly embed =========================== */
.calendly-inline-widget{min-width:320px;height:680px;border:1px solid var(--line);background:var(--white)}

/* ============================ Newsletter / CRM ========================= */
.crm{background:var(--sand)}
.crm__grid{display:grid;grid-template-columns:1.1fr 1fr;gap:56px;align-items:center}
.crm__list{list-style:none;margin:22px 0 0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:12px 26px}
.crm__list li{position:relative;padding-left:24px;font-size:14px;color:var(--stone)}
.crm__list li::before{content:"";position:absolute;left:0;top:9px;width:9px;height:9px;border:1px solid var(--brass);transform:rotate(45deg)}
.subscribe{background:var(--white);border:1px solid var(--line);padding:36px}
.subscribe .fld{margin-bottom:18px}
.subscribe label{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass-600);display:block;margin-bottom:8px}
.subscribe input,.subscribe select,.subscribe textarea{width:100%;background:transparent;border:0;border-bottom:1px solid var(--line);padding:10px 2px;font-family:var(--sans);font-size:15px;font-weight:300;color:var(--ink)}
.subscribe textarea{resize:vertical;min-height:88px;line-height:1.55}
.subscribe input:focus,.subscribe select:focus,.subscribe textarea:focus{outline:none;border-color:var(--brass)}
.subscribe .btn{width:100%;margin-top:8px}
.subscribe .ok{display:none;color:var(--ocean);font-size:14px;margin-top:14px}
@media(max-width:820px){.crm__grid{grid-template-columns:1fr;gap:34px}.crm__list{grid-template-columns:1fr}}

/* ============================ Footer =================================== */
.site-footer{background:var(--ocean-900);color:#a3b3b0;padding:76px 0 34px}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:44px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.08)}
.foot-brand .brand{color:var(--on-dark);margin-bottom:18px}
.foot-brand p{font-size:14px;color:#869794;margin:0 0 20px;max-width:34ch}
.foot-brand .socials{color:var(--on-dark)}
.foot-col h4{font-family:var(--sans);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-l);margin:0 0 18px;font-weight:500}
.foot-col a,.foot-col p{display:block;font-size:14px;color:#a3b3b0;margin:0 0 11px;transition:color .3s}
.foot-col a:hover{color:var(--on-dark)}
.foot-lic{display:block;font-size:11px;letter-spacing:.08em;color:#7f9490;margin:-4px 0 13px}
.foot-bottom{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;padding-top:26px;font-size:12px;color:#6b7c79;line-height:1.7}
.foot-legal{max-width:52ch}
.foot-marks{display:flex;flex-wrap:wrap;align-items:center;gap:6px 22px;margin-bottom:8px}
.foot-legal .eho{display:inline-flex;align-items:center;gap:8px;color:#8fa0a5}
.foot-legal .eho svg{width:16px;height:16px;fill:currentColor}
.realtor-mark{display:inline-flex;align-items:center;gap:8px;color:#8fa0a5;font-size:11px;letter-spacing:.16em;text-transform:uppercase}
.realtor-mark__r{display:inline-flex;align-items:center;justify-content:center;width:16px;height:16px;background:#8fa0a5;color:var(--ocean-900);font-family:var(--serif);font-weight:600;font-size:12px;line-height:1;border-radius:1px}
.realtor-mark sup{font-size:.7em;line-height:1}
@media(max-width:900px){.foot-top{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.foot-top{grid-template-columns:1fr}}

/* ============================ Agent bios =============================== */
.bio{display:grid;grid-template-columns:1fr 1.9fr;gap:56px;align-items:start;padding:64px 0;border-top:1px solid var(--line)}
.bio:first-of-type{border-top:0;padding-top:12px}
.bio__id h3{font-family:var(--serif);font-size:38px;font-weight:400;line-height:1.05}
.bio__id .role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-600);margin:10px 0 22px}
.bio__contact{list-style:none;margin:0;padding:0;display:grid;gap:12px}
.bio__contact li{font-size:14px;color:var(--stone);display:flex;flex-direction:column;gap:2px}
.bio__contact li span{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass-600)}
.bio__contact a{color:var(--ink)}.bio__contact a:hover{color:var(--brass-600)}
.bio__body p{color:var(--stone);margin:0 0 18px}.bio__body p:first-child{margin-top:0}
.bio__body p:first-child::first-letter{font-family:var(--serif);font-size:58px;line-height:.8;float:left;margin:6px 12px 0 0;color:var(--ocean)}
.bio__photo{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 18%;margin-top:26px;display:block}
.bio__lead{text-align:center;font-family:var(--serif);font-weight:300;font-size:clamp(22px,2.6vw,32px);color:var(--ocean);margin:14px auto 54px}
/* shared aside: both contacts above one photo, bios beside */
.team{display:grid;grid-template-columns:350px 1fr;gap:60px;align-items:start}
.team__aside{position:sticky;top:132px;display:grid;gap:24px}
.team__card h4{font-family:var(--serif);font-weight:400;font-size:25px;line-height:1}
.team__card .role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-600);margin:8px 0 16px}
.team__card .btn{margin-top:18px}
.team__photo{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:26% 30%;display:block}
.bio-text h3{font-family:var(--serif);font-weight:400;font-size:34px;margin-bottom:16px}
.bio-text + .bio-text{border-top:1px solid var(--line);margin-top:44px;padding-top:44px}
.bio-text p{color:var(--stone);margin:0 0 18px}
.bio-text p:first-of-type::first-letter{font-family:var(--serif);font-size:58px;line-height:.8;float:left;margin:6px 12px 0 0;color:var(--ocean)}
@media(max-width:900px){.team{grid-template-columns:1fr;gap:36px}.team__aside{position:static}.team__photo{max-width:360px}}
@media(max-width:820px){.bio{grid-template-columns:1fr;gap:26px;padding:48px 0}.bio__body p:first-child::first-letter{font-size:46px}}

/* ============================ Long-form article ======================= */
.article{max-width:72ch;margin:0 auto}
.article p{color:var(--stone);font-size:17px;line-height:1.8;margin:0 0 24px}
.article p.lead{font-size:21px;line-height:1.7;color:var(--ink)}
.article p.lead::first-letter{font-family:var(--serif);font-size:66px;line-height:.78;float:left;margin:8px 14px 0 0;color:var(--ocean)}
.article p.why{font-family:var(--serif);font-style:italic;font-weight:400;font-size:clamp(30px,4.6vw,50px);line-height:1.1;color:var(--ocean);text-align:center;margin:40px 0}
@media(max-width:640px){.article p.lead::first-letter{font-size:52px}}

/* ============================ Animations =============================== */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}
@media(prefers-reduced-motion:reduce){
  *{scroll-behavior:auto!important}
  .reveal{opacity:1;transform:none;transition:none}
  .scroller__track{transition:none}
}