/* Mickie Ardi Realty v4 — Brand green #17A164 */
@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:ital,wght@0,400;0,500;0,600;0,700;1,400;1,600&family=Lato:wght@300;400;700&display=swap');

:root {
  --green:       #17A164;
  --green-deep:  #0E7A4A;
  --green-mid:   #22B871;
  --green-light: #E5F6EE;
  --green-bg:    #0A5C36;
  --gold:        #C9963A;
  --gold-lt:     #DDB060;
  --cream:       #FAF8F3;
  --cream-mid:   #F2EDE3;
  --white:       #FFFFFF;
  --dark:        #1E1E1E;
  --gray:        #555555;
  --gray-lt:     #999999;
  --border:      #DDD8CC;
  --ff-d: 'Playfair Display', Georgia, serif;
  --ff-b: 'Lato', Arial, sans-serif;
  --r: 6px; --r-lg: 12px;
  --sh-sm: 0 2px 8px rgba(0,0,0,.08);
  --sh-md: 0 8px 30px rgba(0,0,0,.12);
  --sh-lg: 0 20px 60px rgba(0,0,0,.16);
  --t: .25s ease;
}

*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;font-size:16px}
body{font-family:var(--ff-b);color:var(--dark);background:var(--white);line-height:1.7;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
ul{list-style:none}
button{cursor:pointer;border:none;background:none;font-family:inherit}
h1,h2,h3,h4,h5{font-family:var(--ff-d);font-weight:600;line-height:1.2;color:var(--dark)}
h1{font-size:clamp(2.2rem,5vw,3.8rem)}
h2{font-size:clamp(1.8rem,3.5vw,2.8rem)}
h3{font-size:clamp(1.3rem,2.5vw,1.8rem)}
h4{font-size:1.2rem}
p{color:var(--gray);font-size:1.05rem;line-height:1.75}
.container{max-width:1200px;margin:0 auto;padding:0 2rem}
.section-pad{padding:6rem 0}
.section-pad-sm{padding:4rem 0}
.bg-cream{background:var(--cream)}

/* LABEL */
.label{font-family:var(--ff-b);font-size:.72rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--green);display:block;margin-bottom:.75rem}

/* BUTTONS */
.btn{display:inline-block;padding:.875rem 2.25rem;border-radius:var(--r);font-family:var(--ff-b);font-size:.85rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;transition:all var(--t);cursor:pointer;white-space:nowrap}
.btn-primary{background:var(--green);color:var(--white);border:2px solid var(--green)}
.btn-primary:hover{background:var(--green-deep);border-color:var(--green-deep);transform:translateY(-2px);box-shadow:var(--sh-md)}
.btn-gold{background:var(--gold);color:var(--white);border:2px solid var(--gold)}
.btn-gold:hover{background:var(--gold-lt);border-color:var(--gold-lt);transform:translateY(-2px);box-shadow:var(--sh-md)}
.btn-outline{background:transparent;color:var(--green);border:2px solid var(--green)}
.btn-outline:hover{background:var(--green);color:var(--white);transform:translateY(-2px)}
.btn-outline-white{background:transparent;color:var(--white);border:2px solid rgba(255,255,255,.6)}
.btn-outline-white:hover{background:var(--white);color:var(--green)}
.btn-sm{padding:.55rem 1.3rem;font-size:.78rem}

/* NAVBAR */
.navbar{position:fixed;top:0;left:0;right:0;z-index:999;background:var(--white);border-bottom:1px solid var(--border);transition:box-shadow var(--t)}
.navbar.scrolled{box-shadow:var(--sh-md)}
.nav-inner{max-width:1200px;margin:0 auto;padding:0 2rem;height:96px;display:flex;align-items:center;justify-content:space-between;gap:1.5rem}
.nav-logo img{height:82px;max-width:220px;width:auto;display:block}
.nav-links{display:flex;align-items:center;gap:.1rem}
.nav-links>li{position:relative}
.nav-links>li>a{display:block;padding:.45rem .72rem;font-size:.79rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase;color:var(--dark);border-radius:var(--r);transition:color var(--t)}
.nav-links>li>a:hover,.nav-links>li>a.active{color:var(--green)}
.nav-cta-btn{background:var(--green)!important;color:var(--white)!important;padding:.5rem 1.1rem!important;border-radius:var(--r)!important}
.nav-cta-btn:hover{background:var(--green-deep)!important}
.has-dropdown{position:relative}
.dropdown-menu{display:none;position:absolute;top:calc(100% + 6px);left:0;min-width:220px;background:var(--white);border:1px solid var(--border);border-radius:var(--r);box-shadow:var(--sh-lg);padding:.4rem 0;z-index:1000}
.has-dropdown:hover .dropdown-menu{display:block}
.dropdown-menu li a{display:block;padding:.55rem 1.2rem;font-size:.85rem;color:var(--gray);transition:color var(--t),background var(--t)}
.dropdown-menu li a:hover{color:var(--green);background:var(--green-light)}
.hamburger{display:none;flex-direction:column;gap:5px;padding:6px;border-radius:4px}
.hamburger span{display:block;width:24px;height:2px;background:var(--dark);transition:all .3s;border-radius:2px}
.hamburger.open span:nth-child(1){transform:rotate(45deg) translate(5px,5px)}
.hamburger.open span:nth-child(2){opacity:0}
.hamburger.open span:nth-child(3){transform:rotate(-45deg) translate(5px,-5px)}

/* REVEAL — progressive enhancement */
body.js-ready .reveal{opacity:0;transform:translateY(22px);transition:opacity .55s ease,transform .55s ease}
body.js-ready .reveal.visible{opacity:1;transform:translateY(0)}

/* HOME HERO */
.home-hero{min-height:100vh;display:grid;grid-template-columns:1fr 1fr;position:relative;overflow:hidden}
.hero-left{background:var(--green-bg);background-image:radial-gradient(ellipse at 25% 65%,rgba(23,161,100,.4) 0%,transparent 65%);display:flex;flex-direction:column;justify-content:center;padding:9rem 4rem 5rem 4rem;position:relative;z-index:2}
.hero-left::after{content:'';position:absolute;top:0;right:-58px;bottom:0;width:118px;background:var(--green-bg);clip-path:polygon(0 0,0 100%,100% 100%);z-index:3}
.hero-right{position:relative;overflow:hidden;background:var(--green-light)}
.hero-right img{width:100%;height:100%;object-fit:cover;object-position:center;display:block}
.hero-right::after{content:'';position:absolute;inset:0;background:linear-gradient(to right,rgba(10,92,54,.2),transparent)}
.hero-tagline{font-size:.7rem;font-weight:700;letter-spacing:.25em;text-transform:uppercase;color:var(--gold);margin-bottom:1.5rem}
.hero-left h1{color:var(--white);margin-bottom:1.5rem;line-height:1.15}
.hero-left h1 em{font-style:italic;color:#7DDEAC}
.hero-sub{color:rgba(255,255,255,.78);font-size:1.05rem;line-height:1.75;max-width:480px;margin-bottom:2.5rem}
.hero-actions{display:flex;gap:1rem;flex-wrap:wrap}
.hero-stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.15);margin-top:3.5rem;padding-top:2.5rem}
.hero-stat{padding-right:1.5rem}
.hero-stat:not(:last-child){border-right:1px solid rgba(255,255,255,.15);margin-right:1.5rem}
.stat-num{display:block;font-family:var(--ff-d);font-size:2.4rem;font-weight:700;color:var(--white);line-height:1}
.stat-label{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-top:.3rem}

/* INTRO STRIP */
.intro-strip{background:var(--green);padding:2.5rem 0}
.intro-strip-inner{display:flex;align-items:center;justify-content:space-between;gap:3rem;flex-wrap:wrap}
.intro-strip p{color:rgba(255,255,255,.9);font-size:1.05rem;flex:1;min-width:260px}
.intro-strip p strong{color:var(--white)}
.intro-strip-actions{display:flex;gap:1rem;flex-shrink:0;flex-wrap:wrap}

/* PAGE HERO */
.page-hero{background:var(--green-bg);background-image:radial-gradient(ellipse at 20% 60%,rgba(23,161,100,.38) 0%,transparent 60%);padding:9rem 2rem 6rem;text-align:center;color:var(--white);position:relative;overflow:hidden}
.page-hero::before{content:'';position:absolute;inset:0;background-image:url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23ffffff' fill-opacity='0.035'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/svg%3E")}
.page-hero-content{position:relative;z-index:1;max-width:800px;margin:0 auto}
.page-hero .label{color:var(--gold)}
.page-hero h1{color:var(--white);margin-bottom:1rem}
.page-hero p{color:rgba(255,255,255,.8);font-size:1.1rem;max-width:620px;margin:0 auto}

/* SECTION HEADER */
.section-header{margin-bottom:3.5rem}
.section-header.center{text-align:center}
.section-header h2{margin-bottom:1rem}
.section-header p{font-size:1.05rem}
.section-header.center p{margin:0 auto;max-width:580px}

/* CARDS */
.cards-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.cards-grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:2rem}
.cards-grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.card{background:var(--white);border:1px solid var(--border);border-radius:var(--r-lg);overflow:hidden;transition:transform var(--t),box-shadow var(--t)}
.card:hover{transform:translateY(-5px);box-shadow:var(--sh-md)}
.card-body{padding:2rem}
.card-icon{width:50px;height:50px;background:var(--green-light);border-radius:50%;display:flex;align-items:center;justify-content:center;margin-bottom:1.25rem}
.card-icon svg{width:22px;height:22px;stroke:var(--green);fill:none;stroke-width:1.5}
.card-body h3{font-size:1.2rem;margin-bottom:.75rem;color:var(--dark)}
.card-body p{font-size:.95rem;line-height:1.7}
.card-link{display:inline-block;margin-top:1rem;font-size:.8rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--green)}
.card-link:hover{color:var(--green-deep)}

/* STAT BOXES */
.stat-box-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem}
.stat-box{background:var(--white);border:1px solid var(--border);border-radius:var(--r-lg);padding:2rem;text-align:center}
.stat-box-num{font-family:var(--ff-d);font-size:2.6rem;font-weight:700;color:var(--green);display:block;line-height:1}
.stat-box-label{font-size:.76rem;text-transform:uppercase;letter-spacing:.12em;color:var(--gray-lt);margin-top:.4rem}

/* VALUE CARDS */
.values-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.25rem}
.value-card{background:var(--cream);border-left:4px solid var(--green);padding:1.75rem;border-radius:0 var(--r) var(--r) 0}
.value-card h4{color:var(--green-deep);margin-bottom:.5rem;font-size:1.05rem}
.value-card p{font-size:.92rem}

/* SPLIT */
.split{display:grid;grid-template-columns:1fr 1fr;gap:5rem;align-items:center}
.split.reverse .split-img{order:2}
.split.reverse .split-content{order:1}
.split-img{position:relative;border-radius:var(--r-lg)}
.split-img img{width:100%;height:420px;object-fit:cover;display:block;border-radius:var(--r-lg)}
.split-img-accent{position:absolute;bottom:-14px;right:-14px;width:72%;height:72%;background:var(--green-light);border-radius:var(--r-lg);z-index:-1}
.split-content h2{margin-bottom:1.25rem}
.split-content p{margin-bottom:1.25rem}

/* GALLERY */
.gallery-grid{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:280px 280px;gap:1rem}
.gallery-item{overflow:hidden;border-radius:var(--r);position:relative;background:var(--green-light)}
.gallery-item:first-child{grid-row:span 2}
.gallery-item img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s}
.gallery-item:hover img{transform:scale(1.04)}
.gallery-item::after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(10,92,54,.3) 0%,transparent 55%)}

/* TEAM */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem}
.agent-card{background:var(--white);border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--border);transition:transform var(--t),box-shadow var(--t);text-align:center}
.agent-card:hover{transform:translateY(-5px);box-shadow:var(--sh-md)}
.agent-photo{width:100%;aspect-ratio:1/1;overflow:hidden;background:var(--green-light);position:relative}
.agent-photo img{width:100%;height:100%;object-fit:cover;object-position:top center;display:block}
.agent-photo-placeholder{width:100%;height:100%;min-height:180px;display:flex;align-items:center;justify-content:center;background:linear-gradient(135deg,var(--green) 0%,var(--green-mid) 100%);font-family:var(--ff-d);font-size:2.5rem;color:rgba(255,255,255,.4);font-weight:600}
.agent-info{padding:1.4rem 1.2rem 1.6rem}
.agent-name{font-family:var(--ff-d);font-size:1.1rem;color:var(--dark);margin-bottom:.25rem;font-weight:600}
.agent-role{font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;color:var(--green);font-weight:700;margin-bottom:.4rem}
.agent-dre-small{font-size:.76rem;color:var(--gray-lt)}

/* LISTINGS */
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.listing-card{background:var(--white);border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--border);transition:transform var(--t),box-shadow var(--t)}
.listing-card:hover{transform:translateY(-5px);box-shadow:var(--sh-md)}
.listing-img{position:relative;height:220px;overflow:hidden;background:var(--green-light)}
.listing-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .4s}
.listing-card:hover .listing-img img{transform:scale(1.04)}
.listing-badge{position:absolute;top:1rem;left:1rem;padding:.35rem .85rem;border-radius:3px;font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;z-index:1}
.badge-active{background:var(--green);color:var(--white)}
.badge-sold{background:rgba(0,0,0,.6);color:var(--white)}
.badge-pending{background:var(--gold);color:var(--white)}
.listing-body{padding:1.5rem}
.listing-price{font-family:var(--ff-d);font-size:1.6rem;font-weight:700;color:var(--dark);margin-bottom:.35rem}
.listing-address{font-size:.92rem;font-weight:700;color:var(--dark);margin-bottom:.25rem}
.listing-city{font-size:.85rem;color:var(--gray-lt);margin-bottom:.85rem}
.listing-details{display:flex;gap:1.25rem;flex-wrap:wrap;padding-top:.85rem;border-top:1px solid var(--border)}
.listing-detail{font-size:.82rem;color:var(--gray)}
.listing-detail strong{color:var(--dark);font-weight:700}
.listing-agent{display:flex;align-items:center;gap:.6rem;margin-top:1rem;padding-top:1rem;border-top:1px solid var(--border)}
.listing-agent img{width:32px;height:32px;border-radius:50%;object-fit:cover;object-position:top}
.listing-agent-name{font-size:.82rem;font-weight:700;color:var(--dark)}
.listing-agent-role{font-size:.75rem;color:var(--gray-lt)}
.listing-actions{display:flex;gap:.75rem;margin-top:1rem}.listing-actions .btn{flex:1;text-align:center;justify-content:center;white-space:nowrap}

/* TESTIMONIALS */
.testimonials-section{background:var(--green-bg);padding:6rem 0}
.testimonials-section .label{color:var(--gold)}
.testimonials-section h2{color:var(--white);margin-bottom:.5rem}
.testimonial-intro{color:rgba(255,255,255,.65);margin-bottom:3rem}
.testimonial-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:2rem}
.testimonial{background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.12);border-radius:var(--r-lg);padding:2.5rem;position:relative}
.testimonial::before{content:'"';font-family:var(--ff-d);font-size:5rem;line-height:1;color:var(--gold);opacity:.32;position:absolute;top:1rem;left:1.75rem}
.testimonial p{color:rgba(255,255,255,.85);font-size:1rem;line-height:1.75;margin-bottom:1.5rem;position:relative}
.testimonial-author .stars{color:var(--gold);font-size:.9rem;letter-spacing:.05em}
.testimonial-name{font-size:.88rem;font-weight:700;color:var(--white);margin-top:.3rem}
.testimonial-source{font-size:.76rem;color:rgba(255,255,255,.42)}
.reviews-cta{text-align:center;margin-top:3rem;padding:2rem;background:rgba(255,255,255,.06);border-radius:var(--r-lg);border:1px solid rgba(255,255,255,.1)}
.reviews-cta p{color:rgba(255,255,255,.7);margin-bottom:1.25rem}
.google-badge{display:inline-flex;align-items:center;gap:.75rem;background:var(--white);padding:.75rem 1.5rem;border-radius:var(--r);color:var(--dark);font-weight:700;font-size:.9rem;transition:transform var(--t),box-shadow var(--t)}
.google-badge:hover{transform:translateY(-2px);box-shadow:var(--sh-md)}
.google-g{width:24px;height:24px;flex-shrink:0}

/* CTA STRIP */
.cta-strip{background:var(--green);padding:5rem 0}
.cta-strip-inner{display:flex;align-items:center;justify-content:space-between;gap:3rem;flex-wrap:wrap}
.cta-strip h2{color:var(--white);font-size:clamp(1.6rem,3vw,2.2rem);margin-bottom:0}
.cta-strip p{color:rgba(255,255,255,.75);margin-top:.5rem}
.cta-actions{display:flex;gap:1rem;flex-wrap:wrap;flex-shrink:0}

/* VALUATION CTA */
.valuation-section{background:linear-gradient(135deg,var(--green-bg) 0%,#0E5C3C 100%);padding:5rem 0;text-align:center;position:relative;overflow:hidden}
.valuation-section::before{content:'';position:absolute;inset:0;background-image:url("data:image/svg+xml,%3Csvg width='40' height='40' viewBox='0 0 40 40' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23ffffff' fill-opacity='0.04'%3E%3Ccircle cx='20' cy='20' r='3'/%3E%3C/g%3E%3C/svg%3E")}
.valuation-section .label{color:var(--gold)}
.valuation-section h2{color:var(--white);margin-bottom:1rem}
.valuation-section p{color:rgba(255,255,255,.75);max-width:580px;margin:0 auto 2rem}
.valuation-section .inner{position:relative;z-index:1}
.valuation-form{display:flex;gap:1rem;max-width:500px;margin:0 auto;flex-wrap:wrap}
.valuation-form input{flex:1;min-width:200px;padding:.9rem 1.25rem;border-radius:var(--r);border:none;font-family:var(--ff-b);font-size:1rem;color:var(--dark)}
.valuation-form input:focus{outline:3px solid var(--gold)}

/* NEIGHBORHOOD GUIDES */
.neighborhood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.neighborhood-card{border-radius:var(--r-lg);overflow:hidden;position:relative;height:260px;cursor:pointer}
.neighborhood-card img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s}
.neighborhood-card:hover img{transform:scale(1.06)}
.neighborhood-overlay{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,92,54,.85) 0%,rgba(10,92,54,.2) 60%,transparent 100%);display:flex;flex-direction:column;justify-content:flex-end;padding:2rem}
.neighborhood-name{font-family:var(--ff-d);font-size:1.4rem;font-weight:600;color:var(--white);margin-bottom:.35rem}
.neighborhood-tag{font-size:.75rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--gold)}

/* PROCESS STEPS */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.step{padding:2.5rem 2rem 2rem;background:var(--cream);border-radius:var(--r-lg);position:relative}
.step-num{font-family:var(--ff-d);font-size:3.5rem;font-weight:700;color:var(--green-light);line-height:1;position:absolute;top:1.25rem;right:1.5rem}
.step h4{color:var(--green-deep);margin-bottom:.75rem;font-size:1.05rem}
.step p{font-size:.92rem}

/* ESCROW */
.escrow-steps{display:grid;grid-template-columns:repeat(5,1fr);gap:0;position:relative}
.escrow-steps::before{content:'';position:absolute;top:32px;left:10%;right:10%;height:2px;background:var(--border);z-index:0}
.escrow-step{text-align:center;padding:0 1rem;position:relative;z-index:1}
.escrow-num{width:64px;height:64px;border-radius:50%;background:var(--white);border:2px solid var(--green);display:flex;align-items:center;justify-content:center;margin:0 auto 1.25rem;font-family:var(--ff-d);font-size:1.4rem;font-weight:700;color:var(--green)}
.escrow-step h4{font-size:.92rem;color:var(--green-deep);margin-bottom:.5rem}
.escrow-step p{font-size:.82rem;color:var(--gray)}

/* FAQ */
.faq{max-width:760px;margin:0 auto}
.faq-item{border-bottom:1px solid var(--border);padding:1.5rem 0}
.faq-q{font-family:var(--ff-d);font-size:1.1rem;color:var(--dark);font-weight:600;margin-bottom:.75rem}
.faq-a{font-size:.97rem;line-height:1.75;color:var(--gray)}

/* CONTACT FORM */
.contact-form{background:var(--cream);border-radius:var(--r-lg);padding:2.5rem}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}
.form-group{display:flex;flex-direction:column;gap:.5rem}
.form-group.full{grid-column:1/-1}
.form-group label{font-size:.75rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--gray)}
.form-group input,.form-group select,.form-group textarea{font-family:var(--ff-b);font-size:.97rem;color:var(--dark);background:var(--white);border:1.5px solid var(--border);border-radius:var(--r);padding:.8rem 1rem;transition:border-color var(--t),box-shadow var(--t);resize:vertical}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px rgba(23,161,100,.14)}
.form-group textarea{min-height:130px}
.form-submit-row{grid-column:1/-1;margin-top:.5rem}
.form-submit-row .btn{width:100%}

/* AGENT PROFILE */
/* ── AGENT PROFILE PAGE ── */
.ap-header{background:var(--green-bg);background-image:radial-gradient(ellipse at 70% 40%,rgba(23,161,100,.3) 0%,transparent 60%);padding:7.5rem 0 4rem;margin-top:96px}
.ap-header-inner{max-width:1100px;margin:0 auto;padding:0 2rem;display:flex;align-items:flex-start;gap:3rem}
.ap-photo-wrap{width:220px;height:260px;flex-shrink:0;border-radius:var(--r-lg);overflow:hidden;background:var(--green-light);border:3px solid rgba(255,255,255,.15);box-shadow:var(--sh-lg)}
.ap-photo-wrap img{width:100%;height:100%;object-fit:cover;object-position:top center;display:block}
.ap-initials{width:100%;height:100%;display:flex;align-items:center;justify-content:center;background:linear-gradient(135deg,rgba(255,255,255,.12) 0%,transparent 100%);font-family:var(--ff-d);font-size:4rem;font-weight:700;color:rgba(255,255,255,.35)}
.ap-header-info{flex:1;padding-top:.5rem}
.ap-header-info .label{color:var(--gold);display:block;margin-bottom:.6rem}
.ap-name{color:var(--white);font-size:clamp(2rem,4vw,3rem);margin-bottom:.5rem}
.ap-meta{color:rgba(255,255,255,.5);font-size:.88rem;margin-bottom:1.25rem}
.ap-stat-badge{display:inline-block;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.18);border-radius:var(--r);padding:.45rem 1rem;font-size:.82rem;color:rgba(255,255,255,.7);margin-bottom:1.25rem}
.ap-contacts{display:flex;flex-wrap:wrap;gap:.75rem;margin-bottom:1.5rem}
.ap-contact-btn{display:inline-flex;align-items:center;gap:.5rem;color:rgba(255,255,255,.75);font-size:.9rem;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.15);border-radius:var(--r);padding:.5rem 1rem;transition:all var(--t)}
.ap-contact-btn svg{width:16px;height:16px;flex-shrink:0}
.ap-contact-btn:hover{background:rgba(255,255,255,.16);color:var(--white)}
.ap-cta-row{display:flex;gap:1rem;flex-wrap:wrap}
/* Bio section */
.ap-bio-grid{display:grid;grid-template-columns:1fr 320px;gap:3.5rem;align-items:start}
.ap-bio-content h2{margin-bottom:1.25rem}
.ap-bio-text{font-size:1.02rem;line-height:1.85;color:var(--gray);margin-bottom:1.75rem}
.ap-specs{padding-top:1.5rem;border-top:1px solid var(--border)}
.ap-specs-label{font-size:.72rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gray-lt);margin-bottom:.75rem}
.ap-specs-tags{display:flex;flex-wrap:wrap;gap:.4rem}
/* Sidebar card */
.ap-info-card{background:var(--cream);border:1px solid var(--border);border-radius:var(--r-lg);padding:1.75rem;position:sticky;top:108px}
.ap-info-card h4{font-family:var(--ff-d);font-size:1.2rem;color:var(--green-deep);margin-bottom:1.25rem;padding-bottom:.75rem;border-bottom:1px solid var(--border)}
.ap-info-row{display:flex;flex-direction:column;gap:.2rem;margin-bottom:1rem}
.ap-info-label{font-size:.7rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--gray-lt)}
.ap-info-val{font-size:.95rem;color:var(--dark);line-height:1.5}
.ap-info-val a{color:var(--green);font-weight:600}
.ap-info-val a:hover{color:var(--green-deep)}
/* Active listing block */
.ap-listing{display:grid;grid-template-columns:1fr 1fr;gap:2.5rem;align-items:center;background:var(--white);border:1px solid var(--border);border-radius:var(--r-lg);overflow:hidden}
.ap-listing-img{position:relative;height:340px;overflow:hidden;background:var(--green-light)}
.ap-listing-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .4s}
.ap-listing:hover .ap-listing-img img{transform:scale(1.03)}
.ap-listing-img .listing-badge{position:absolute;top:1rem;left:1rem}
.ap-listing-body{padding:2rem 2rem 2rem 0}
.ap-listing-body h3{font-size:1.4rem;margin:.5rem 0 .25rem}
.ap-listing-body .listing-city{color:var(--gray-lt);margin-bottom:1rem}
.ap-listing-body p{font-size:.92rem;line-height:1.7;color:var(--gray);margin-bottom:1.5rem}
.ap-listing-btns{display:flex;gap:.75rem;flex-wrap:wrap}
/* Responsive */
@media(max-width:1024px){
  .ap-bio-grid{grid-template-columns:1fr}
  .ap-info-card{position:static}
  .ap-listing{grid-template-columns:1fr}
  .ap-listing-body{padding:1.5rem}
  .ap-listing-img{height:260px}
}
@media(max-width:768px){
  .ap-header{padding:6.5rem 0 3rem}
  .ap-header-inner{flex-direction:column;gap:1.5rem}
  .ap-photo-wrap{width:160px;height:190px}
  .ap-name{font-size:2rem}
  .ap-contacts{flex-direction:column}
}
.spec-tag{display:inline-block;background:var(--green-light);color:var(--green-deep);padding:.28rem .7rem;border-radius:3px;font-size:.76rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;margin:.2rem}

/* INFO BOXES */
.info-box{background:var(--cream);border:1px solid var(--border);border-radius:var(--r-lg);padding:2rem;margin-bottom:1.5rem}
.info-box h3{font-size:1.15rem;color:var(--green-deep);margin-bottom:1.25rem}
.contact-info-block{display:flex;flex-direction:column;gap:1rem}
.contact-row{display:flex;align-items:flex-start;gap:1rem}
.contact-row-icon{width:36px;height:36px;background:var(--green-light);border-radius:50%;display:flex;align-items:center;justify-content:center;flex-shrink:0;margin-top:2px}
.contact-row-icon svg{width:15px;height:15px;stroke:var(--green);fill:none;stroke-width:1.5}
.contact-row-text strong{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--gray-lt);margin-bottom:.2rem}
.contact-row-text span,.contact-row-text a{font-size:.97rem;color:var(--dark)}
.contact-row-text a:hover{color:var(--green)}

/* BLOG */
.blog-hero-card{display:grid;grid-template-columns:1fr 1fr;gap:0;border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--border);margin-bottom:4rem}
.blog-hero-img{min-height:360px;overflow:hidden;background:var(--green-light)}
.blog-hero-img img{width:100%;height:100%;object-fit:cover;display:block}
.blog-hero-body{padding:3rem;background:var(--cream);display:flex;flex-direction:column;justify-content:center}
.blog-tag{display:inline-block;font-size:.72rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--green);background:var(--green-light);padding:.3rem .75rem;border-radius:3px;margin-bottom:1rem}
.blog-hero-body h2{font-size:clamp(1.5rem,2.5vw,2rem);margin-bottom:1rem;line-height:1.3}
.blog-hero-body p{color:var(--gray);margin-bottom:1.5rem}
.blog-meta{font-size:.8rem;color:var(--gray-lt)}
.blog-meta span+span::before{content:' · '}
.blog-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.blog-card{border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--border);background:var(--white);transition:transform var(--t),box-shadow var(--t)}
.blog-card:hover{transform:translateY(-5px);box-shadow:var(--sh-md)}
.blog-card-img{height:210px;overflow:hidden;position:relative;background:var(--green-light)}
.blog-card-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .4s}
.blog-card:hover .blog-card-img img{transform:scale(1.05)}
.blog-card-tag{position:absolute;top:1rem;left:1rem}
.blog-card-body{padding:1.75rem}
.blog-card-body h3{font-size:1.15rem;margin-bottom:.75rem;line-height:1.35}
.blog-card-body h3 a:hover{color:var(--green)}
.blog-card-body p{font-size:.92rem;line-height:1.7;margin-bottom:1.25rem}
.read-more{font-size:.8rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--green)}

/* ARTICLE — fully on-brand, no custom color overrides */
.article-hero{background:var(--green-bg);background-image:none;padding:9rem 2rem 6rem;text-align:center;color:var(--white);position:relative;overflow:hidden}
.article-hero::before{content:'';position:absolute;inset:0;background-image:url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23ffffff' fill-opacity='0.035'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/svg%3E")}
.article-hero .label{color:var(--gold)}
.article-hero h1{color:var(--white);max-width:820px;margin:1rem auto 1.5rem;position:relative;z-index:1}
.article-hero .label{position:relative;z-index:1;display:inline-block}
.article-hero .blog-meta{color:rgba(255,255,255,.55);position:relative;z-index:1}
.article-body{max-width:760px;margin:0 auto;padding:4rem 2rem}
.article-body h2{font-family:var(--ff-d);font-size:1.8rem;margin:3rem 0 1rem;color:var(--green-deep)}
.article-body h3{font-family:var(--ff-d);font-size:1.35rem;margin:2rem 0 .75rem;color:var(--dark)}
.article-body p{margin-bottom:1.5rem;font-size:1.02rem;line-height:1.85;color:var(--gray)}
.article-body ul,.article-body ol{padding-left:1.5rem;margin-bottom:1.5rem}
.article-body li{margin-bottom:.6rem;font-size:1.02rem;color:var(--gray);line-height:1.7}
.article-body strong{color:var(--dark)}
.article-pullquote{border-left:4px solid var(--gold);padding:1.5rem 2rem;margin:2.5rem 0;background:var(--cream);font-family:var(--ff-d);font-size:1.3rem;font-style:italic;color:var(--green-deep);line-height:1.55;border-radius:0 var(--r) var(--r) 0}
.article-cta-box{background:var(--green-bg);color:var(--white);padding:2.5rem;border-radius:var(--r-lg);text-align:center;margin-top:3rem}
.article-cta-box h3{font-family:var(--ff-d);font-size:1.8rem;color:var(--white);margin-bottom:.75rem}
.article-cta-box p{color:rgba(255,255,255,.78);margin-bottom:1.5rem}
.article-nav{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--border);padding-top:2rem;margin-top:2rem;flex-wrap:wrap;gap:1rem}
.article-nav a{font-size:.82rem;font-weight:700;color:var(--green);text-transform:uppercase;letter-spacing:.08em}

/* FOOTER */
.footer{background:#0D1F12;padding:5rem 0 0}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:3rem;padding-bottom:4rem}
.footer-brand{display:flex;flex-direction:column}
.footer-logo-img{height:100px;max-width:260px;width:auto;margin-bottom:1.25rem;object-fit:contain;object-position:left}
.footer-brand p{color:rgba(255,255,255,.48);font-size:.9rem;line-height:1.7}
.footer-tagline-txt{color:rgba(255,255,255,.28)!important;font-style:italic;font-size:.83rem!important;margin-top:.75rem}
.footer-col h5{font-family:var(--ff-b);font-size:.7rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:1.25rem}
.footer-links{display:flex;flex-direction:column;gap:.55rem}
.footer-links a{font-size:.88rem;color:rgba(255,255,255,.45);transition:color var(--t)}
.footer-links a:hover{color:var(--white)}
.footer-address{font-size:.88rem;color:rgba(255,255,255,.45);line-height:1.75}
.footer-address strong{color:rgba(255,255,255,.7);display:block;margin-bottom:.15rem}
.footer-contact-item{font-size:.88rem;color:rgba(255,255,255,.45);margin-bottom:.5rem}
.footer-contact-item a{color:rgba(255,255,255,.52);transition:color var(--t)}
.footer-contact-item a:hover{color:var(--gold)}
.footer-socials{display:flex;gap:.75rem;margin-top:1.25rem}
.footer-social{width:36px;height:36px;border-radius:50%;border:1px solid rgba(255,255,255,.18);display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,.42);font-size:.75rem;font-weight:700;transition:all var(--t)}
.footer-social:hover{border-color:var(--gold);color:var(--gold)}
.footer-bottom{border-top:1px solid rgba(255,255,255,.07);padding:1.5rem 0;text-align:center}
.footer-bottom p{font-size:.78rem;color:rgba(255,255,255,.22)}

/* RESPONSIVE */
@media(max-width:1024px){
  .home-hero{grid-template-columns:1fr;min-height:auto}
  .hero-left{padding:9rem 3rem 4rem}
  .hero-left::after{display:none}
  .hero-right{height:420px}
  .cards-grid{grid-template-columns:repeat(2,1fr)}
  .cards-grid-4{grid-template-columns:repeat(2,1fr)}
  .stat-box-grid{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(3,1fr)}
  .split{grid-template-columns:1fr;gap:3rem}
  .split.reverse .split-img,.split.reverse .split-content{order:unset}
  .split-img-accent{display:none}
  .testimonial-grid{grid-template-columns:1fr}
  .escrow-steps{grid-template-columns:repeat(3,1fr);gap:2rem}
  .escrow-steps::before{display:none}
  .footer-grid{grid-template-columns:repeat(2,1fr)}
  .blog-hero-card{grid-template-columns:1fr}
  .blog-cards{grid-template-columns:repeat(2,1fr)}
  .listings-grid{grid-template-columns:repeat(2,1fr)}
  .neighborhood-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:768px){
  .section-pad{padding:4rem 0}
  .nav-links{display:none;position:fixed;top:96px;left:0;right:0;bottom:0;background:var(--white);flex-direction:column;gap:0;padding:1.5rem 2rem;overflow-y:auto;z-index:998}
  .nav-links.open{display:flex}
  .nav-links>li>a{font-size:1rem;padding:.9rem 0;border-bottom:1px solid var(--border);border-radius:0}
  .nav-cta-btn{margin-top:1rem;text-align:center;display:block}
  .dropdown-menu{position:static;box-shadow:none;border:none;padding:.25rem 0 .5rem 1rem;display:block!important}
  .hamburger{display:flex}
  .hero-left{padding:8rem 1.75rem 4rem}
  .hero-stats{grid-template-columns:1fr 1fr;gap:1.5rem}
  .hero-stat:not(:last-child){border-right:none;margin-right:0}
  .cards-grid{grid-template-columns:1fr}
  .cards-grid-2{grid-template-columns:1fr}
  .team-grid{grid-template-columns:repeat(2,1fr);gap:1.25rem}
  .values-grid{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .escrow-steps{grid-template-columns:repeat(2,1fr)}
  .gallery-grid{grid-template-columns:1fr 1fr;grid-template-rows:auto}
  .gallery-item:first-child{grid-row:span 1}
  .gallery-item{height:220px}
  .intro-strip-inner{flex-direction:column;gap:1.5rem}
  .cta-strip-inner{flex-direction:column;text-align:center}
  .footer-grid{grid-template-columns:1fr;gap:2rem}
  .blog-hero-card{grid-template-columns:1fr}
  .blog-cards{grid-template-columns:1fr}
  .form-grid{grid-template-columns:1fr}
  .stat-box-grid{grid-template-columns:1fr 1fr}
  .listings-grid{grid-template-columns:1fr}
  .neighborhood-grid{grid-template-columns:1fr}
  .valuation-form{flex-direction:column}
}
@media(max-width:480px){
  .container{padding:0 1.25rem}
  .hero-left{padding:7rem 1.25rem 3.5rem}
  .hero-stats{grid-template-columns:1fr;gap:1rem}
  .team-grid{grid-template-columns:repeat(2,1fr);gap:1rem}
  .stat-box-grid{grid-template-columns:1fr}
}

/* SITEMAP */
.sitemap-section{margin-bottom:3.5rem}
.sitemap-section h2{font-family:var(--ff-d);font-size:1.6rem;color:var(--dark);margin-bottom:1.25rem;padding-bottom:.75rem;border-bottom:2px solid var(--green)}
.sitemap-list{list-style:none;padding:0}
.sitemap-list li{padding:.6rem 0;border-bottom:1px solid var(--border);display:flex;align-items:baseline;gap:.75rem;flex-wrap:wrap}
.sitemap-list li a{font-weight:600;color:var(--dark);font-size:.97rem}
.sitemap-list li a:hover{color:var(--green)}
.sitemap-meta{font-size:.8rem;color:var(--gray-lt)}

/* INVESTOR CALLOUT */
.ap-investor-box{background:linear-gradient(135deg,var(--green-bg) 0%,#0d5c3c 100%);border-radius:var(--r-lg);padding:2.5rem;display:flex;gap:2rem;align-items:flex-start}
.ap-investor-icon{flex-shrink:0;width:52px;height:52px;background:rgba(255,255,255,.12);border-radius:50%;display:flex;align-items:center;justify-content:center}
.ap-investor-icon svg{width:26px;height:26px;stroke:var(--gold);fill:none}
.ap-investor-content h3{font-family:var(--ff-d);font-size:1.5rem;color:var(--white);margin-bottom:.75rem}
.ap-investor-content p{color:rgba(255,255,255,.78);font-size:.97rem;line-height:1.75;margin-bottom:.75rem}
@media(max-width:768px){.ap-investor-box{flex-direction:column;gap:1.25rem}}

/* HERO WORDMARK */
.hero-wordmark{display:flex;flex-direction:column;align-items:flex-start;margin-bottom:2rem}
.hero-brand-name{font-family:var(--ff-d);font-size:clamp(2rem,3.8vw,3.2rem);font-weight:600;letter-spacing:.06em;color:#FFFFFF;white-space:nowrap;opacity:1;margin-bottom:1.5rem;padding-bottom:.55rem;border-bottom:2px solid var(--gold);line-height:1.1}
@media(max-width:768px){.hero-brand-name{font-size:1.6rem;letter-spacing:.04em;white-space:normal}}

/* AGENT PHOTO */
.ap-photo img{object-fit:cover;object-position:center top;width:100%;height:100%}
.agent-photo-wrap img{object-fit:cover;width:100%;height:100%}


/* ── PROPERTY GALLERY — clean 4-col grid ── */
.prop-gallery{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  grid-auto-rows:200px;
  gap:.6rem;
}
.pg-item{overflow:hidden;border-radius:6px;background:#c8e6d8;position:relative}
.pg-item img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .4s ease}
.pg-item:hover img{transform:scale(1.04)}
.pg-item::after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(10,92,54,.2) 0%,transparent 60%);pointer-events:none}
.pg-wide{grid-column:span 2}
@media(max-width:1024px){
  .prop-gallery{grid-template-columns:repeat(3,1fr);grid-auto-rows:180px}
  .pg-wide{grid-column:span 2}
}
@media(max-width:768px){
  .prop-gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:160px}
  .pg-wide{grid-column:span 2}
}
@media(max-width:480px){
  .prop-gallery{grid-template-columns:1fr 1fr;grid-auto-rows:140px}
  .pg-wide{grid-column:span 1}
}

/* Blog article hero photo overlay */
.article-hero{position:relative}
.article-hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.35;z-index:0;pointer-events:none;filter:saturate(.7)}
.article-hero .container{position:relative;z-index:1}