/* ============================================
   NOVAK REALTY GROUP | BIGGS REALTY GROUP
   Styles — Warm Earth + Glass Modern Aesthetic
   ============================================ */

:root {
  --clr-cream:   #F5F0E8;
  --clr-warm:    #EDE5D8;
  --clr-sand:    #D4C4A8;
  --clr-walnut:  #8B6914;
  --clr-oak:     #C4860A;
  --clr-navy:    #1A2E4A;
  --clr-navy2:   #243B5E;
  --clr-charcoal:#2A2A2A;
  --clr-mid:     #6B6B6B;
  --clr-light:   #9A9A9A;
  --clr-white:   #FFFFFF;
  --clr-dark:    #151515;
  --clr-red:     #CC2222;
  --clr-accent:  #C4860A;

  --font-display: 'Cormorant Garamond', Georgia, serif;
  --font-body:    'DM Sans', system-ui, sans-serif;

  --radius:  8px;
  --radius-lg: 16px;
  --shadow:  0 4px 24px rgba(0,0,0,0.10);
  --shadow-lg: 0 12px 48px rgba(0,0,0,0.16);
  --transition: all 0.28s ease;

  --max-w: 1200px;
  --header-h: 76px;
}

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

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font-body);
  color: var(--clr-charcoal);
  background: var(--clr-white);
  line-height: 1.65;
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }
a { color: var(--clr-walnut); text-decoration: none; transition: var(--transition); }
a:hover { color: var(--clr-oak); }

/* ===== UTILITY ===== */
.container { max-width: var(--max-w); margin: 0 auto; padding: 0 24px; }
.pad-section { padding: 80px 0; }
.bg-warm { background: var(--clr-warm); }
.bg-dark { background: var(--clr-dark); }
.section-hdr { margin-bottom: 48px; }
.section-hdr.center { text-align: center; }
.section-hdr h2 { font-family: var(--font-display); font-size: clamp(2rem, 3.5vw, 3rem); font-weight: 600; color: var(--clr-navy); line-height: 1.2; margin-bottom: 16px; }
.section-hdr .sub { font-size: 1.05rem; color: var(--clr-mid); max-width: 600px; margin: 0 auto; }
.eyebrow { display: inline-block; font-size: 0.75rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--clr-walnut); margin-bottom: 12px; }
.eyebrow.light { color: rgba(255,255,255,0.75); }
.divider-line { width: 48px; height: 2px; background: var(--clr-walnut); margin: 20px 0; }

/* ===== BUTTONS ===== */
.btn-primary {
  display: inline-flex; align-items: center; justify-content: center;
  background: var(--clr-walnut);
  color: var(--clr-white);
  padding: 14px 32px;
  border: none; border-radius: var(--radius);
  font-family: var(--font-body);
  font-size: 0.9rem; font-weight: 600; letter-spacing: 0.04em;
  cursor: pointer; transition: var(--transition);
  text-decoration: none;
}
.btn-primary:hover { background: var(--clr-oak); color: var(--clr-white); transform: translateY(-2px); box-shadow: 0 8px 20px rgba(139,105,20,0.35); }
.btn-primary.full { width: 100%; }

.btn-outline {
  display: inline-flex; align-items: center; justify-content: center;
  background: transparent;
  color: var(--clr-walnut);
  padding: 13px 30px;
  border: 2px solid var(--clr-walnut); border-radius: var(--radius);
  font-family: var(--font-body);
  font-size: 0.9rem; font-weight: 600;
  cursor: pointer; transition: var(--transition);
  text-decoration: none;
}
.btn-outline:hover { background: var(--clr-walnut); color: var(--clr-white); }

.btn-outline-white {
  display: inline-flex; align-items: center; justify-content: center;
  background: transparent;
  color: var(--clr-white);
  padding: 13px 30px;
  border: 2px solid rgba(255,255,255,0.7); border-radius: var(--radius);
  font-family: var(--font-body);
  font-size: 0.9rem; font-weight: 600;
  cursor: pointer; transition: var(--transition);
  text-decoration: none;
}
.btn-outline-white:hover { background: rgba(255,255,255,0.15); border-color: white; color: white; }

/* ===== HEADER ===== */
#site-header {
  position: fixed; top: 0; left: 0; width: 100%; z-index: 1000;
  background: rgba(255,255,255,0.97);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(0,0,0,0.08);
  height: var(--header-h);
  transition: box-shadow 0.3s;
}
#site-header.scrolled { box-shadow: 0 2px 20px rgba(0,0,0,0.12); }

.header-inner {
  max-width: var(--max-w); margin: 0 auto; padding: 0 24px;
  height: var(--header-h);
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
}

.brand-logo { display: flex; align-items: center; gap: 10px; flex-shrink: 0; }
.logo-img { height: 44px; width: auto; object-fit: contain; }
.logo-power { font-size: 0.6rem; color: var(--clr-light); letter-spacing: 0.05em; }

.main-nav ul { list-style: none; display: flex; gap: 4px; align-items: center; }
.nav-link {
  display: block; padding: 8px 14px;
  font-size: 0.85rem; font-weight: 500;
  color: var(--clr-charcoal);
  border-radius: var(--radius);
  transition: var(--transition);
  cursor: pointer;
}
.nav-link:hover, .nav-link.active { color: var(--clr-walnut); background: rgba(139,105,20,0.08); }
.nav-hi {
  background: var(--clr-walnut) !important;
  color: var(--clr-white) !important;
  padding: 8px 16px;
}
.nav-hi:hover { background: var(--clr-oak) !important; }

.header-actions { display: flex; align-items: center; gap: 12px; flex-shrink: 0; }
.header-phone:hover { color: var(--clr-walnut); }

.hamburger { display: none; flex-direction: column; gap: 5px; background: none; border: none; cursor: pointer; padding: 4px; }
.hamburger span { display: block; width: 24px; height: 2px; background: var(--clr-charcoal); transition: var(--transition); }

/* ===== PAGE SECTIONS ===== */
.page-section { display: none; padding-top: var(--header-h); }
.page-section.active { display: block; }

/* ===== HERO ===== */
.hero {
  position: relative;
  height: calc(100vh - var(--header-h));
  min-height: 600px;
  display: flex; align-items: center;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background:
    linear-gradient(135deg, rgba(26,46,74,0.92) 0%, rgba(26,46,74,0.75) 50%, rgba(139,105,20,0.6) 100%),
    url('https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?w=1600&q=80') center/cover no-repeat;
}
.hero-overlay { position: absolute; inset: 0; background: rgba(10,10,20,0.25); }
.hero-content {
  position: relative; z-index: 2;
  max-width: var(--max-w); margin: 0 auto; padding: 0 24px;
  width: 100%;
}
.hero-eyebrow { font-size: 0.75rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,0.7); margin-bottom: 16px; display: block; }
.hero-content h1 {
  font-family: var(--font-display);
  font-size: clamp(3rem, 7vw, 6rem);
  font-weight: 600;
  color: var(--clr-white);
  line-height: 1.05;
  margin-bottom: 20px;
  max-width: 720px;
}
.hero-content h1 em { font-style: italic; color: var(--clr-sand); font-weight: 300; }
.hero-sub { font-size: 1.1rem; color: rgba(255,255,255,0.82); max-width: 520px; margin-bottom: 36px; line-height: 1.7; }
.hero-ctas { display: flex; gap: 16px; flex-wrap: wrap; margin-bottom: 56px; }
.hero-stats { display: flex; align-items: center; gap: 0; }
.stat { display: flex; flex-direction: column; padding: 0 32px; }
.stat:first-child { padding-left: 0; }
.stat-num { font-family: var(--font-display); font-size: 2.5rem; font-weight: 600; color: var(--clr-white); line-height: 1; }
.stat-label { font-size: 0.75rem; color: rgba(255,255,255,0.65); text-transform: uppercase; letter-spacing: 0.1em; margin-top: 4px; }
.stat-div { width: 1px; height: 48px; background: rgba(255,255,255,0.25); }

/* ===== TRUST BAR ===== */
.trust-bar { background: var(--clr-navy); padding: 18px 0; }
.trust-inner { max-width: var(--max-w); margin: 0 auto; padding: 0 24px; display: flex; align-items: center; justify-content: center; gap: 24px; flex-wrap: wrap; }
.trust-item { display: flex; align-items: center; }
.trust-logo { height: 32px; width: auto; filter: brightness(0) invert(1); opacity: 0.85; }
.trust-sep { color: rgba(255,255,255,0.3); font-size: 1.2rem; }
.trust-item span { font-size: 0.78rem; color: rgba(255,255,255,0.78); font-weight: 500; }

/* ===== SERVICES OVERVIEW ===== */
.svc-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.svc-card {
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.08);
  border-radius: var(--radius-lg);
  padding: 40px 32px;
  cursor: pointer;
  transition: var(--transition);
  position: relative; overflow: hidden;
}
.svc-card::before { content: ''; position: absolute; top: 0; left: 0; right: 0; height: 3px; background: var(--clr-sand); transition: var(--transition); }
.svc-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.svc-card:hover::before { background: var(--clr-walnut); }
.svc-card.featured-svc { background: var(--clr-navy); color: var(--clr-white); }
.svc-card.featured-svc h3 { color: var(--clr-white); }
.svc-card.featured-svc p { color: rgba(255,255,255,0.78); }
.svc-card.featured-svc::before { background: var(--clr-walnut); }
.svc-icon { font-size: 2.5rem; margin-bottom: 20px; }
.svc-card h3 { font-family: var(--font-display); font-size: 1.6rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 12px; }
.svc-card p { font-size: 0.92rem; color: var(--clr-mid); line-height: 1.7; margin-bottom: 20px; }
.svc-link { font-size: 0.85rem; font-weight: 600; color: var(--clr-walnut); letter-spacing: 0.04em; }
.svc-card.featured-svc .svc-link { color: var(--clr-sand); }

/* ===== AGENT SECTION ===== */
.agent-grid { display: grid; grid-template-columns: 420px 1fr; gap: 64px; align-items: start; }
.agent-img-frame {
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-lg);
  background: var(--clr-navy);
  aspect-ratio: 4/5;
}
.agent-photo { width: 100%; height: 100%; object-fit: cover; object-position: top; }
.agent-content-col h2 { font-family: var(--font-display); font-size: 3rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 8px; }
.agent-title { font-size: 0.9rem; color: var(--clr-mid); margin-bottom: 20px; line-height: 1.6; }
.agent-content-col p { color: var(--clr-charcoal); margin-bottom: 16px; line-height: 1.75; }
.creds-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin: 24px 0 32px; padding: 24px; background: var(--clr-white); border-radius: var(--radius); border: 1px solid rgba(0,0,0,0.08); }
.cred { display: flex; flex-direction: column; gap: 4px; }
.cred-l { font-size: 0.7rem; font-weight: 600; text-transform: uppercase; letter-spacing: 0.1em; color: var(--clr-light); }
.cred-v { font-size: 0.88rem; color: var(--clr-charcoal); line-height: 1.5; }
.cred-v a { color: var(--clr-walnut); }

/* ===== TESTIMONIALS ===== */
.testi-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.testi-card {
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.08);
  border-radius: var(--radius-lg);
  padding: 32px;
  transition: var(--transition);
}
.testi-card:hover { box-shadow: var(--shadow); transform: translateY(-4px); }
.testi-card.featured-testi { background: var(--clr-navy); border-color: var(--clr-navy); }
.testi-card.featured-testi blockquote { color: rgba(255,255,255,0.88); }
.testi-card.featured-testi .testi-author strong { color: var(--clr-white); }
.testi-card.featured-testi .testi-author span { color: rgba(255,255,255,0.6); }
.stars { color: var(--clr-walnut); font-size: 1rem; margin-bottom: 16px; letter-spacing: 2px; }
blockquote { font-family: var(--font-display); font-size: 1.05rem; font-style: italic; color: var(--clr-charcoal); line-height: 1.7; margin-bottom: 24px; }
.testi-author strong { display: block; font-size: 0.9rem; color: var(--clr-navy); font-weight: 600; }
.testi-author span { font-size: 0.78rem; color: var(--clr-light); }
.avatar { width: 44px; height: 44px; border-radius: 50%; display: flex; align-items: center; justify-content: center; font-size: 0.8rem; font-weight: 700; color: white; flex-shrink: 0; }
.av-buy { background: var(--clr-navy); }
.av-sell { background: var(--clr-walnut); }
.av-pm { background: var(--clr-charcoal); }

/* ===== NEIGHBORHOODS ===== */
.nbhd-grid { display: grid; grid-template-columns: repeat(6, 1fr); gap: 16px; }
.nbhd-card {
  background: linear-gradient(160deg, var(--nbhd-clr) 0%, color-mix(in srgb, var(--nbhd-clr) 70%, white 30%) 100%);
  border-radius: var(--radius-lg);
  padding: 32px 20px;
  text-align: center;
  cursor: pointer;
  transition: var(--transition);
}
.nbhd-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.nbhd-card h4 { font-family: var(--font-display); font-size: 1.3rem; font-weight: 600; color: var(--clr-white); margin-bottom: 6px; }
.nbhd-card span { font-size: 0.72rem; color: rgba(255,255,255,0.7); text-transform: uppercase; letter-spacing: 0.08em; }

/* ===== NEWSLETTER ===== */
.nl-inner { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; background: var(--clr-navy); border-radius: var(--radius-lg); padding: 60px; }
.nl-content h2 { font-family: var(--font-display); font-size: 2.2rem; font-weight: 600; color: var(--clr-white); margin-bottom: 12px; }
.nl-content .eyebrow { color: var(--clr-sand); }
.nl-content p { color: rgba(255,255,255,0.72); }
.nl-inputs { display: flex; flex-direction: column; gap: 12px; margin-bottom: 16px; }
.nl-inputs input { padding: 14px 18px; border: 1px solid rgba(255,255,255,0.2); border-radius: var(--radius); background: rgba(255,255,255,0.1); color: var(--clr-white); font-family: var(--font-body); font-size: 0.92rem; }
.nl-inputs input::placeholder { color: rgba(255,255,255,0.5); }
.nl-inputs input:focus { outline: none; border-color: var(--clr-sand); }
.form-note { font-size: 0.75rem; color: var(--clr-light); margin-top: 12px; }
.form-note a { color: var(--clr-walnut); }

/* ===== SECTION HERO (inner pages) ===== */
.sec-hero {
  position: relative;
  height: 500px;
  display: flex; align-items: center;
  overflow: hidden;
}
.sec-hero-ov { position: absolute; inset: 0; background: rgba(10,20,40,0.6); }
.sec-hero-content {
  position: relative; z-index: 2;
  max-width: var(--max-w); margin: 0 auto; padding: 0 24px; width: 100%;
}
.sec-hero-content h1 {
  font-family: var(--font-display);
  font-size: clamp(2.5rem, 5vw, 4.5rem);
  font-weight: 600;
  color: var(--clr-white);
  line-height: 1.1;
  margin-bottom: 16px;
  max-width: 650px;
}
.sec-hero-content h1 em { font-style: italic; color: var(--clr-sand); font-weight: 300; }
.sec-hero-content p { font-size: 1.05rem; color: rgba(255,255,255,0.82); max-width: 520px; margin-bottom: 28px; }

.buyers-hero { background: linear-gradient(135deg, rgba(26,46,74,0.88) 0%, rgba(26,46,74,0.65) 100%), url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?w=1400&q=80') center/cover; }
.sellers-hero { background: linear-gradient(135deg, rgba(26,46,74,0.85) 0%, rgba(139,105,20,0.7) 100%), url('https://images.unsplash.com/photo-1512917774080-9991f1c4c750?w=1400&q=80') center/cover; }
.pm-hero { background: linear-gradient(135deg, rgba(21,21,21,0.88) 0%, rgba(26,46,74,0.72) 100%), url('https://images.unsplash.com/photo-1580587771525-78b9dba3b914?w=1400&q=80') center/cover; }
.blog-hero { background: linear-gradient(135deg, rgba(26,46,74,0.88) 0%, rgba(42,42,42,0.65) 100%), url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?w=1400&q=80') center/cover; }
.contact-hero { background: linear-gradient(135deg, rgba(139,105,20,0.82) 0%, rgba(26,46,74,0.82) 100%), url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?w=1400&q=80') center/cover; }

/* ===== MLS SEARCH ===== */
.search-box { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.1); border-radius: var(--radius-lg); padding: 32px; box-shadow: var(--shadow); margin-bottom: 40px; }
.sf-row { display: flex; gap: 12px; align-items: center; margin-bottom: 12px; flex-wrap: wrap; }
.sf-row:last-child { margin-bottom: 0; }
.s-main { flex: 1; min-width: 260px; padding: 14px 18px; border: 1px solid rgba(0,0,0,0.15); border-radius: var(--radius); font-family: var(--font-body); font-size: 0.92rem; }
.s-main:focus { outline: none; border-color: var(--clr-walnut); }
.sf-row select { flex: 1; min-width: 140px; padding: 14px 18px; border: 1px solid rgba(0,0,0,0.15); border-radius: var(--radius); font-family: var(--font-body); font-size: 0.9rem; background: white; cursor: pointer; }
.sf-row select:focus { outline: none; border-color: var(--clr-walnut); }

.mls-results-area { margin-top: 32px; }
.mls-notice-box { background: var(--clr-warm); border: 1px solid var(--clr-sand); border-radius: var(--radius-lg); padding: 28px 32px; margin-bottom: 32px; display: flex; align-items: center; gap: 24px; flex-wrap: wrap; }
.mls-notice-box p { flex: 1; font-size: 0.92rem; color: var(--clr-navy); }

.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.listing-card { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); overflow: hidden; transition: var(--transition); }
.listing-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.listing-img { height: 200px; background: var(--clr-warm); position: relative; overflow: hidden; }
.listing-img img { width: 100%; height: 100%; object-fit: cover; }
.listing-badge { position: absolute; top: 12px; left: 12px; background: var(--clr-walnut); color: white; font-size: 0.72rem; font-weight: 700; padding: 4px 10px; border-radius: 4px; letter-spacing: 0.05em; text-transform: uppercase; }
.listing-body { padding: 20px; }
.listing-price { font-family: var(--font-display); font-size: 1.6rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 6px; }
.listing-addr { font-size: 0.9rem; color: var(--clr-charcoal); margin-bottom: 12px; font-weight: 500; }
.listing-details { display: flex; gap: 12px; font-size: 0.8rem; color: var(--clr-mid); }
.listing-details span { background: var(--clr-warm); padding: 4px 10px; border-radius: 20px; }

/* ===== STEPS ===== */
.steps-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 24px; }
.step { display: flex; flex-direction: column; align-items: center; text-align: center; }
.step-n { font-family: var(--font-display); font-size: 2.5rem; font-weight: 700; color: var(--clr-walnut); opacity: 0.4; line-height: 1; margin-bottom: 12px; }
.step-body h4 { font-size: 0.9rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 8px; }
.step-body p { font-size: 0.82rem; color: var(--clr-mid); line-height: 1.6; }

/* ===== RESOURCES ===== */
.res-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
.res-card { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); padding: 32px 24px; text-align: center; transition: var(--transition); }
.res-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.res-icon { font-size: 2rem; margin-bottom: 16px; }
.res-card h4 { font-size: 1rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 10px; }
.res-card p { font-size: 0.87rem; color: var(--clr-mid); line-height: 1.65; }

/* ===== LEAD FORM ===== */
.lf-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: start; }
.lf-content h2 { font-family: var(--font-display); font-size: 2.5rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 16px; line-height: 1.2; }
.lf-content p { color: var(--clr-mid); margin-bottom: 24px; line-height: 1.7; }
.perks { display: flex; flex-direction: column; gap: 10px; margin-bottom: 32px; }
.perk { font-size: 0.9rem; color: var(--clr-charcoal); font-weight: 500; }

.lead-form { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); padding: 40px; box-shadow: var(--shadow); }
.lead-form h3 { font-family: var(--font-display); font-size: 1.6rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 24px; }
.fg { display: flex; flex-direction: column; gap: 6px; margin-bottom: 16px; }
.fg label { font-size: 0.8rem; font-weight: 600; color: var(--clr-navy); letter-spacing: 0.04em; }
.fg input, .fg select, .fg textarea {
  padding: 13px 16px;
  border: 1px solid rgba(0,0,0,0.15);
  border-radius: var(--radius);
  font-family: var(--font-body); font-size: 0.92rem;
  color: var(--clr-charcoal);
  background: var(--clr-white);
  transition: var(--transition);
  width: 100%;
}
.fg input:focus, .fg select:focus, .fg textarea:focus { outline: none; border-color: var(--clr-walnut); box-shadow: 0 0 0 3px rgba(139,105,20,0.12); }
.fg textarea { resize: vertical; }
.fr { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-bottom: 0; }

/* ===== SELLERS - ADVANTAGES ===== */
.adv-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.adv-item { padding: 32px; border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); background: var(--clr-white); transition: var(--transition); }
.adv-item:hover { box-shadow: var(--shadow); transform: translateY(-4px); }
.adv-ico { font-size: 2rem; margin-bottom: 16px; }
.adv-item h4 { font-size: 1rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 10px; }
.adv-item p { font-size: 0.88rem; color: var(--clr-mid); line-height: 1.65; }

/* ===== DOS & DONTS ===== */
.dd-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
.do-hdr, .dont-hdr { font-family: var(--font-display); font-size: 1.5rem; font-weight: 600; margin-bottom: 24px; }
.do-hdr { color: #2C7A4B; }
.dont-hdr { color: var(--clr-red); }
.advice-list { list-style: none; display: flex; flex-direction: column; gap: 16px; }
.advice-list li { padding: 16px 20px; background: var(--clr-white); border-radius: var(--radius); border-left: 3px solid var(--clr-sand); font-size: 0.9rem; color: var(--clr-charcoal); line-height: 1.65; }
.advice-list li strong { color: var(--clr-navy); }

/* ===== PROPERTY MANAGEMENT ===== */
.retek-btn { background: var(--clr-walnut); color: white !important; padding: 8px 20px; border-radius: var(--radius); font-weight: 600; font-size: 0.85rem; transition: var(--transition); }
.retek-btn:hover { background: var(--clr-oak); color: white; }

.pm-svc-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
.pm-svc { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); padding: 28px 24px; transition: var(--transition); }
.pm-svc:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.pm-ico { font-size: 2rem; margin-bottom: 14px; }
.pm-svc h4 { font-size: 1rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 10px; }
.pm-svc p { font-size: 0.86rem; color: var(--clr-mid); line-height: 1.65; }

/* ===== RETEK CTA ===== */
.retek-inner { display: flex; flex-direction: column; gap: 36px; }
.retek-content { text-align: center; max-width: 680px; margin: 0 auto; }
.retek-content h2 { font-family: var(--font-display); font-size: 2.5rem; font-weight: 600; color: var(--clr-white); margin-bottom: 16px; }
.retek-content p { color: rgba(255,255,255,0.72); line-height: 1.7; }
.portal-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.portal-card { background: rgba(255,255,255,0.07); border: 1px solid rgba(255,255,255,0.12); border-radius: var(--radius-lg); padding: 28px 32px; }
.portal-ico { font-size: 2rem; margin-bottom: 12px; }
.portal-card h4 { font-size: 1.1rem; font-weight: 600; color: var(--clr-white); margin-bottom: 16px; }
.portal-card ul { list-style: none; display: flex; flex-direction: column; gap: 8px; margin-bottom: 20px; }
.portal-card ul li { font-size: 0.86rem; color: rgba(255,255,255,0.72); padding-left: 16px; position: relative; }
.portal-card ul li::before { content: '✓'; position: absolute; left: 0; color: var(--clr-sand); }

.pm-direct { background: var(--clr-white); border-radius: var(--radius); padding: 20px; border: 1px solid rgba(0,0,0,0.08); font-size: 0.88rem; margin-top: 24px; }
.pm-direct p { margin-bottom: 4px; color: var(--clr-charcoal); }
.pm-direct a { color: var(--clr-walnut); }
.pm-direct-person { display: flex; flex-direction: column; gap: 3px; padding: 12px 0; border-bottom: 1px solid rgba(0,0,0,0.07); }
.pm-direct-person:last-child { border-bottom: none; padding-bottom: 0; }
.pm-direct-title { font-weight: 700; font-size: 0.82rem; text-transform: uppercase; letter-spacing: 0.1em; color: var(--clr-navy); margin-bottom: 4px !important; }
.pm-direct-photo { margin-bottom: 8px; }
.pm-direct-headshot { width: 72px; height: 72px; border-radius: 50%; object-fit: cover; object-position: center top; border: 2px solid var(--clr-sand); display: block; }

/* Contact page team photos */
.pm-team-member { display: flex; gap: 16px; align-items: flex-start; padding: 16px 0; border-bottom: 1px solid rgba(0,0,0,0.07); }
.pm-team-member:last-child { border-bottom: none; }
.pm-team-photo { flex-shrink: 0; }
.pm-team-photo img { width: 80px; height: 80px; border-radius: 50%; object-fit: cover; object-position: center top; border: 2px solid var(--clr-sand); display: block; }
.pm-team-info { display: flex; flex-direction: column; gap: 3px; font-size: 0.87rem; }
.pm-team-info strong { color: var(--clr-navy); font-size: 0.95rem; }
.pm-team-info .pm-role { color: var(--clr-walnut); font-weight: 600; font-size: 0.8rem; }
.pm-team-info span { color: var(--clr-mid); font-size: 0.82rem; }
.pm-team-info a { color: var(--clr-walnut); font-size: 0.85rem; }

/* ===== BLOG ===== */
.blog-layout { display: grid; grid-template-columns: 1fr 360px; gap: 48px; align-items: start; }
.blog-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.blog-card { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); overflow: hidden; transition: var(--transition); }
.blog-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.blog-card.blog-featured { grid-column: 1 / -1; display: grid; grid-template-columns: 1fr 1fr; }
.blog-img { height: 200px; background: var(--clr-warm); }
.blog-card.blog-featured .blog-img { height: auto; min-height: 280px; }
.bi-1 { background: linear-gradient(135deg, #1A2E4A 0%, #2B5C8A 100%); }
.bi-2 { background: linear-gradient(135deg, #5C3A1B 0%, #8A5C2B 100%); }
.bi-3 { background: linear-gradient(135deg, #2C4A3E 0%, #3D6B5C 100%); }
.bi-4 { background: linear-gradient(135deg, #3A1B1B 0%, #6B2B2B 100%); }
.bi-5 { background: linear-gradient(135deg, #1B3A5C 0%, #2B6B8A 100%); }
.bi-6 { background: linear-gradient(135deg, #3A3A1B 0%, #6B6B2B 100%); }
.blog-body { padding: 24px 28px; }
.blog-tag { display: inline-block; font-size: 0.7rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.1em; color: var(--clr-walnut); background: rgba(139,105,20,0.1); padding: 4px 10px; border-radius: 20px; margin-bottom: 12px; }
.blog-body h3 { font-family: var(--font-display); font-size: 1.25rem; font-weight: 600; color: var(--clr-navy); line-height: 1.3; margin-bottom: 10px; }
.blog-card.blog-featured .blog-body h3 { font-size: 1.65rem; }
.blog-body p { font-size: 0.87rem; color: var(--clr-mid); line-height: 1.7; margin-bottom: 16px; }
.blog-meta { display: flex; align-items: center; gap: 12px; flex-wrap: wrap; }
.blog-meta span { font-size: 0.78rem; color: var(--clr-light); }
.read-more { background: none; border: none; cursor: pointer; font-size: 0.82rem; font-weight: 600; color: var(--clr-walnut); padding: 0; margin-left: auto; transition: var(--transition); }
.read-more:hover { color: var(--clr-oak); }

/* ===== BLOG SIDEBAR ===== */
.sb-widget { background: var(--clr-white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius-lg); padding: 28px; margin-bottom: 24px; }
.sb-widget h4 { font-family: var(--font-display); font-size: 1.2rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 12px; }
.sb-widget p { font-size: 0.87rem; color: var(--clr-mid); margin-bottom: 16px; }
.sb-widget input { width: 100%; padding: 12px 16px; border: 1px solid rgba(0,0,0,0.15); border-radius: var(--radius); font-family: var(--font-body); font-size: 0.9rem; }
.sb-widget input:focus { outline: none; border-color: var(--clr-walnut); }
.cat-list { list-style: none; display: flex; flex-direction: column; gap: 2px; }
.cat-list a { display: flex; justify-content: space-between; padding: 10px 12px; font-size: 0.88rem; color: var(--clr-charcoal); border-radius: var(--radius); transition: var(--transition); }
.cat-list a:hover { background: var(--clr-warm); color: var(--clr-walnut); }
.cat-list a span { background: var(--clr-warm); padding: 2px 8px; border-radius: 20px; font-size: 0.75rem; color: var(--clr-light); }
.sb-cta { background: var(--clr-navy) !important; border-color: var(--clr-navy) !important; }
.sb-cta h4 { color: var(--clr-white) !important; }
.sb-cta p { color: rgba(255,255,255,0.72) !important; }

/* ===== BLOG MODAL ===== */
.modal-ov { display: none; position: fixed; inset: 0; background: rgba(0,0,0,0.7); z-index: 9999; justify-content: center; align-items: center; padding: 24px; }
.modal-ov.open { display: flex; }
.modal-box { background: var(--clr-white); border-radius: var(--radius-lg); padding: 48px; max-width: 720px; width: 100%; max-height: 80vh; overflow-y: auto; position: relative; }
.modal-close { position: absolute; top: 20px; right: 20px; background: none; border: none; font-size: 1.2rem; cursor: pointer; color: var(--clr-light); transition: var(--transition); }
.modal-close:hover { color: var(--clr-charcoal); }
.modal-box h2 { font-family: var(--font-display); font-size: 2rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 8px; }
.modal-box .blog-tag { margin-bottom: 16px; }
.modal-box p { font-size: 0.95rem; color: var(--clr-charcoal); line-height: 1.8; margin-bottom: 16px; }

/* ===== CONTACT ===== */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: start; }
.contact-info h2 { font-family: var(--font-display); font-size: 2.5rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 28px; }
.ci-list { display: flex; flex-direction: column; gap: 20px; margin-bottom: 32px; }
.ci-item { display: flex; gap: 16px; align-items: flex-start; }
.ci-ico { font-size: 1.2rem; width: 40px; height: 40px; display: flex; align-items: center; justify-content: center; background: var(--clr-warm); border-radius: 50%; flex-shrink: 0; }
.ci-item strong { display: block; font-size: 0.8rem; text-transform: uppercase; letter-spacing: 0.1em; color: var(--clr-light); margin-bottom: 4px; }
.ci-item a, .ci-item span { font-size: 0.95rem; color: var(--clr-charcoal); display: block; line-height: 1.5; }
.ci-item a { color: var(--clr-walnut); }
.contact-secondary-info { border-top: 1px solid rgba(0,0,0,0.08); padding-top: 24px; margin-bottom: 24px; }
.contact-secondary-info h3 { font-family: var(--font-display); font-size: 1.2rem; font-weight: 600; color: var(--clr-navy); margin-bottom: 8px; }
.contact-secondary-info p { font-size: 0.88rem; color: var(--clr-charcoal); margin-bottom: 4px; }
.contact-secondary-info a { color: var(--clr-walnut); }
.contact-remax-logo { height: 48px; width: auto; margin-top: 20px; }

/* ===== FOOTER ===== */
.trec-bar { background: var(--clr-warm); border-top: 3px solid var(--clr-navy); padding: 40px 0; }
.trec-inner { display: grid; grid-template-columns: 180px 1fr; gap: 32px; align-items: start; }
.trec-logo-col img { width: 140px; }
.trec-text h4 { font-size: 1rem; font-weight: 700; color: var(--clr-navy); margin-bottom: 8px; }
.trec-text > p { font-size: 0.82rem; color: var(--clr-mid); margin-bottom: 16px; }
.trec-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-bottom: 12px; }
.trec-grid div { font-size: 0.78rem; color: var(--clr-charcoal); line-height: 1.6; padding: 12px; background: var(--clr-white); border-radius: var(--radius); }
.trec-grid div a { color: var(--clr-walnut); }
.trec-office, .trec-reg { font-size: 0.75rem; color: var(--clr-mid); line-height: 1.6; margin-bottom: 4px; }
.trec-reg a { color: var(--clr-walnut); }

.footer-brand p { font-size: 0.88rem; color: rgba(255,255,255,0.6); line-height: 1.7; margin-top: 16px; }
.footer-logo { height: 40px; width: auto; filter: brightness(0) invert(1); opacity: 0.85; }
.footer-col h5 { font-size: 0.75rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.15em; color: rgba(255,255,255,0.4); margin-bottom: 16px; }
.footer-col ul { list-style: none; display: flex; flex-direction: column; gap: 10px; }
.footer-col ul li a { font-size: 0.88rem; color: rgba(255,255,255,0.65); transition: var(--transition); }
.footer-col ul li a:hover { color: var(--clr-sand); }
.footer-col p { font-size: 0.85rem; color: rgba(255,255,255,0.6); line-height: 1.7; margin-bottom: 12px; }
.footer-col p a { color: rgba(255,255,255,0.65); }
.footer-col p a:hover { color: var(--clr-sand); }

.footer-bottom { background: var(--clr-dark); padding: 32px 0; }
.footer-compliance { display: flex; align-items: center; gap: 20px; margin-bottom: 20px; flex-wrap: wrap; }
.eho-badge { display: flex; align-items: center; gap: 10px; border: 1px solid rgba(255,255,255,0.2); padding: 8px 16px; border-radius: var(--radius); }
.eho-house { font-size: 1.6rem; color: var(--clr-white); }
.eho-badge strong { display: block; font-size: 0.7rem; font-weight: 700; text-transform: uppercase; color: var(--clr-white); }
.eho-badge span { display: block; font-size: 0.65rem; color: rgba(255,255,255,0.5); }
.comp-badge { background: rgba(255,255,255,0.08); color: rgba(255,255,255,0.65); font-size: 0.75rem; font-weight: 600; padding: 6px 14px; border-radius: 4px; }
.fair-housing { font-size: 0.78rem; color: rgba(255,255,255,0.5); line-height: 1.65; margin-bottom: 12px; }
.footer-copy { font-size: 0.75rem; color: rgba(255,255,255,0.4); line-height: 1.6; margin-bottom: 8px; }
.footer-disc { font-size: 0.72rem; color: rgba(255,255,255,0.3); line-height: 1.6; }

/* ===== TOAST ===== */
.toast {
  position: fixed; bottom: 32px; left: 50%; transform: translateX(-50%) translateY(80px);
  background: var(--clr-navy);
  color: white;
  padding: 16px 28px;
  border-radius: 40px;
  font-size: 0.9rem; font-weight: 600;
  display: flex; align-items: center; gap: 10px;
  z-index: 9999;
  box-shadow: 0 8px 32px rgba(0,0,0,0.3);
  transition: transform 0.4s ease, opacity 0.4s ease;
  opacity: 0;
}
.toast.show { transform: translateX(-50%) translateY(0); opacity: 1; }

/* ===== ANIMATE IN ===== */
.animate-in { animation: fadeUp 0.8s ease forwards; }
@keyframes fadeUp { from { opacity: 0; transform: translateY(30px); } to { opacity: 1; transform: translateY(0); } }

/* ===== RESPONSIVE ===== */
@media (max-width: 1100px) {
  .agent-grid { grid-template-columns: 1fr; }
  .agent-img-frame { max-width: 400px; aspect-ratio: 4/3; }
  .steps-grid { grid-template-columns: repeat(3, 1fr); }
  .pm-svc-grid { grid-template-columns: repeat(2, 1fr); }
  .nbhd-grid { grid-template-columns: repeat(3, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
}

@media (max-width: 900px) {
  .svc-grid { grid-template-columns: 1fr; }
  .testi-grid { grid-template-columns: 1fr; }
  .lf-grid { grid-template-columns: 1fr; }
  .retek-inner { flex-direction: column; }
  .portal-cards { grid-template-columns: 1fr; }
  .dd-grid { grid-template-columns: 1fr; }
  .blog-layout { grid-template-columns: 1fr; }
  .blog-sidebar { display: none; }
  .blog-grid { grid-template-columns: 1fr; }
  .blog-card.blog-featured { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .nl-inner { grid-template-columns: 1fr; gap: 32px; padding: 40px; }
  .adv-grid { grid-template-columns: 1fr 1fr; }
  .res-grid { grid-template-columns: 1fr 1fr; }
  .trec-inner { grid-template-columns: 1fr; }
  .trec-grid { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr 1fr; }
  .nbhd-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 768px) {
  :root { --header-h: 66px; }
  .main-nav {
    display: none;
    position: fixed; top: var(--header-h); left: 0; right: 0;
    background: white;
    border-bottom: 1px solid rgba(0,0,0,0.1);
    padding: 16px 24px;
    z-index: 999;
    box-shadow: 0 8px 24px rgba(0,0,0,0.1);
  }
  .main-nav.open { display: block; }
  .main-nav ul { flex-direction: column; gap: 4px; }
  .hamburger { display: flex; }
  .header-phone { display: none; }
  .hero-content h1 { font-size: clamp(2.2rem, 8vw, 3.5rem); }
  .hero-stats { display: none; }
  .hero-ctas { flex-direction: column; gap: 12px; }
  .hero-ctas .btn-primary, .hero-ctas .btn-outline-white { width: 100%; justify-content: center; }
  .stat-div { display: none; }
  .steps-grid { grid-template-columns: 1fr 1fr; }
  .adv-grid { grid-template-columns: 1fr; }
  .res-grid { grid-template-columns: 1fr 1fr; }
  .pm-svc-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .nbhd-grid { grid-template-columns: repeat(2, 1fr); }
  .trust-inner { flex-direction: column; gap: 12px; text-align: center; }
  .trust-sep { display: none; }
  .fr { grid-template-columns: 1fr; }
  .creds-grid { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: 1fr; }
  .sf-row { flex-direction: column; }
  .s-main, .sf-row select { width: 100%; }
  .pm-direct { margin-top: 16px; }
  .portal-cards { grid-template-columns: 1fr; gap: 16px; }
}

@media (max-width: 480px) {
  .pad-section { padding: 52px 0; }
  .steps-grid { grid-template-columns: 1fr; }
  .res-grid { grid-template-columns: 1fr; }
  .nbhd-grid { grid-template-columns: 1fr 1fr; }
  .lead-form { padding: 24px; }
  .nl-inner { padding: 28px 24px; }
  .modal-box { padding: 28px 20px; }
  .trec-grid { grid-template-columns: 1fr; }
}

/* ===== AGENT FALLBACK (when image missing) ===== */
.agent-fallback {
  width: 100%; height: 100%;
  min-height: 400px;
  display: flex; flex-direction: column;
  align-items: center; justify-content: center;
  background: linear-gradient(160deg, var(--clr-navy) 0%, var(--clr-navy2) 100%);
  color: white; text-align: center; padding: 40px;
}
.agent-initials {
  width: 100px; height: 100px;
  background: var(--clr-walnut);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-display);
  font-size: 2.5rem; font-weight: 700;
  color: white; margin-bottom: 20px;
}
.agent-fallback p { font-family: var(--font-display); font-size: 1.6rem; font-weight: 600; margin-bottom: 4px; }
.agent-fallback span { font-size: 0.85rem; opacity: 0.7; }

/* ===== LOGO FALLBACK TEXT STYLES ===== */
.trust-logo-text {
  font-family: var(--font-body);
  font-size: 0.9rem; font-weight: 800;
  color: white; letter-spacing: 0.05em;
  text-transform: uppercase;
}
.contact-remax-text, .trec-logo-text {
  font-family: var(--font-body);
  font-size: 1rem; font-weight: 800;
  color: var(--clr-navy); letter-spacing: 0.05em;
  text-transform: uppercase; line-height: 1.3;
  margin-top: 8px;
}
.footer-logo-text {
  font-family: var(--font-display);
  font-size: 1.1rem; font-weight: 700;
  color: white; line-height: 1.3;
  margin-bottom: 12px;
}

/* ===== AVAILABLE RENTAL PROPERTIES ===== */
.rental-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-bottom: 0;          /* spacing handled by avail-empty-box or card gap */
}
/* Collapse grid margin when it has no cards (empty state) */
.rental-grid:empty { margin-bottom: 0; }

.rental-card {
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.08);
  border-radius: var(--radius-lg);
  overflow: hidden;
  transition: var(--transition);
  box-shadow: var(--shadow);
}
.rental-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }

.rental-img {
  height: 200px;
  position: relative;
  display: flex; align-items: flex-end;
  padding: 16px;
}
.ri-1 { background: linear-gradient(160deg, #1A2E4A 0%, #2B5C8A 100%); }
.ri-2 { background: linear-gradient(160deg, #2C4A3E 0%, #3D7A60 100%); }
.ri-3 { background: linear-gradient(160deg, #5C3A1B 0%, #8A5C2B 100%); }

.rental-badge {
  position: absolute; top: 16px; left: 16px;
  font-size: 0.7rem; font-weight: 700;
  text-transform: uppercase; letter-spacing: 0.08em;
  padding: 5px 12px; border-radius: 20px;
  background: var(--clr-walnut); color: white;
}
.rental-badge.coming { background: var(--clr-navy); }

.rental-price {
  font-family: var(--font-display);
  font-size: 1.8rem; font-weight: 700;
  color: white;
  text-shadow: 0 2px 8px rgba(0,0,0,0.4);
  margin-top: auto;
}

.rental-body { padding: 24px; }
.rental-body h4 {
  font-family: var(--font-display);
  font-size: 1.2rem; font-weight: 600;
  color: var(--clr-navy); margin-bottom: 6px;
}
.rental-addr { font-size: 0.85rem; color: var(--clr-mid); margin-bottom: 14px; }
.rental-details {
  display: flex; flex-wrap: wrap; gap: 8px;
  margin-bottom: 14px;
}
.rental-details span {
  font-size: 0.78rem;
  background: var(--clr-warm);
  color: var(--clr-charcoal);
  padding: 4px 10px; border-radius: 20px;
}
.rental-desc {
  font-size: 0.87rem; color: var(--clr-mid);
  line-height: 1.65; margin-bottom: 20px;
}
.rental-actions { display: flex; gap: 10px; flex-wrap: wrap; }
.rental-actions .btn-primary,
.rental-actions .btn-outline { padding: 11px 20px; font-size: 0.83rem; }

/* Coming Soon badge override */
.rental-card:nth-child(3) .rental-badge {
  background: var(--clr-navy);
}

/* ===== RENTAL CTA BOX ===== */
.rental-cta-box {
  display: flex; align-items: center;
  justify-content: space-between; gap: 32px;
  background: var(--clr-navy);
  border-radius: var(--radius-lg);
  padding: 36px 40px;
  flex-wrap: wrap;
}
.rental-cta-content h3 {
  font-family: var(--font-display);
  font-size: 1.6rem; font-weight: 600;
  color: white; margin-bottom: 8px;
}
.rental-cta-content p { color: rgba(255,255,255,0.72); font-size: 0.92rem; max-width: 500px; }
.rental-cta-actions { display: flex; gap: 12px; flex-wrap: wrap; flex-shrink: 0; }

/* ===== ADMIN NOTE ===== */
.admin-note {
  margin-top: 32px;
  background: #fff3cd;
  border: 1px solid #ffc107;
  border-left: 4px solid #ffc107;
  border-radius: var(--radius);
  padding: 16px 20px;
  font-size: 0.85rem;
  color: #664d03;
  line-height: 1.7;
}
.admin-note code {
  background: rgba(0,0,0,0.08);
  padding: 2px 6px;
  border-radius: 3px;
  font-family: monospace;
  font-size: 0.82rem;
}

/* ===== RESPONSIVE: RENTAL GRID ===== */
@media (max-width: 1100px) {
  .rental-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 768px) {
  .rental-grid { grid-template-columns: 1fr; }
  .rental-cta-box { flex-direction: column; text-align: center; padding: 28px 24px; }
  .rental-cta-actions { justify-content: center; }
}

/* ===== HEADER RE/MAX FOUR CORNERS LINK ===== */
.header-remax-link:hover { opacity: 1; transform: translateY(-1px); }


.header-remax-text:hover { background: var(--clr-navy); color: white; }

/* Hide RE/MAX header logo on very small screens to save space */
@media (max-width: 480px) {
  .header-remax-link { display: none; }
}




/* ═══════════════════════════════════════════════════════
   EXTENDED STYLES — Header, Agent Bio, Sliders, PM, Footer
═══════════════════════════════════════════════════════ */

/* ═══════════════════════════════════════════════════════
   RESPONSIVE
═══════════════════════════════════════════════════════ */
@media (max-width: 1100px) {
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-legal-cards { grid-template-columns: 1fr 1fr; }
  .trec-inner-grid { grid-template-columns: 1fr; }
}
@media (max-width: 768px) {
  .footer-grid { grid-template-columns: 1fr; }
  .footer-legal-cards { grid-template-columns: 1fr; }
  .trec-license-grid { grid-template-columns: 1fr; }
  .compliance-row { gap: 7px; }
  .comp-item { height: 46px; min-width: 64px; padding: 0 9px; }
  .comp-img { height: 24px; }
  .footer-disclaimers { padding: 24px 0 20px; }
  .disclaimer-item { padding: 14px 0; }
  .agent-badges { flex-direction: row; flex-wrap: wrap; }
  .agent-badge { flex: 1; min-width: 120px; }
  .agent-cta-row { flex-direction: column; }
}
@media (max-width: 480px) {
  .footer-legal-cards { grid-template-columns: 1fr; }
  .comp-item-wide { min-width: 100px; }
}

/* ═══════════════════════════════════════
   HEADER LOGO — properly sized
═══════════════════════════════════════ */
.logo-novak {
  height: 48px;
  width: auto;
  max-width: 220px;
  object-fit: contain;
  display: block;
}
.logo-text-fallback {
  display: none;
  flex-direction: column;
  gap: 2px;
}
.logo-primary {
  font-family: var(--font-display);
  font-size: 1rem;
  font-weight: 700;
  color: var(--clr-navy);
  letter-spacing: 0.06em;
  line-height: 1;
}
.logo-sub {
  font-size: 0.6rem;
  font-weight: 500;
  color: var(--clr-walnut);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.header-remax-logo {
  height: 34px;
  width: auto;
  max-width: 140px;
  object-fit: contain;
  display: block;
}
.header-remax-link {
  display: flex;
  align-items: center;
  opacity: 0.88;
  transition: var(--transition);
  border: 1px solid rgba(0,0,0,0.09);
  border-radius: var(--radius);
  padding: 5px 10px;
  background: rgba(0,0,0,0.02);
}
.header-remax-link:hover {
  opacity: 1;
  border-color: rgba(139,105,20,0.35);
  background: rgba(139,105,20,0.05);
}
.header-remax-text {
  font-size: 0.73rem;
  font-weight: 700;
  color: var(--clr-navy);
  white-space: nowrap;
  letter-spacing: 0.03em;
}
.header-phone {
  display: flex;
  align-items: center;
  gap: 6px;
  color: var(--clr-navy);
  font-weight: 600;
  text-decoration: none;
  font-size: 0.87rem;
  white-space: nowrap;
  transition: var(--transition);
}
.header-phone:hover { color: var(--clr-walnut); }
.header-phone-icon { font-size: 0.9rem; }
.header-phone-text { font-size: 0.87rem; }

@media (max-width: 1000px) { .header-remax-link { display: none; } }
@media (max-width: 640px) {
  .logo-novak { height: 40px; max-width: 180px; }
  .header-phone-text { display: none; }
}

/* ═══════════════════════════════════════
   PM TRUST BAR
═══════════════════════════════════════ */
.pm-trust { background: var(--clr-navy); padding: 14px 0; }
.pm-trust-inner {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 20px;
  flex-wrap: wrap;
  font-size: 0.84rem;
  color: rgba(255,255,255,0.82);
  font-weight: 500;
}
.narpm-trust-logo {
  height: 32px;
  width: auto;
  object-fit: contain;
  background: white;
  padding: 4px 8px;
  border-radius: 4px;
}
.pm-trust-text-badge {
  font-size: 0.82rem;
  font-weight: 700;
  color: white;
  background: rgba(255,255,255,0.12);
  padding: 4px 12px;
  border-radius: 4px;
}
.pm-sep { color: rgba(255,255,255,0.3); font-size: 1rem; }
.rentec-btn {
  background: var(--clr-walnut);
  color: white !important;
  padding: 8px 18px;
  border-radius: var(--radius);
  font-weight: 600;
  font-size: 0.83rem;
  text-decoration: none;
  transition: var(--transition);
  white-space: nowrap;
}
.rentec-btn:hover { background: var(--clr-oak); color: white !important; }

/* ═══════════════════════════════════════
   NARPM SECTION — full styles
═══════════════════════════════════════ */
.narpm-section { background: var(--clr-white); }
.narpm-grid {
  display: grid;
  grid-template-columns: 1fr 340px;
  gap: 52px;
  align-items: start;
}
.narpm-content h2 {
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 600;
  color: var(--clr-navy);
  margin-bottom: 16px;
  line-height: 1.2;
}
.narpm-lead {
  font-size: 1rem;
  color: var(--clr-navy);
  font-weight: 500;
  line-height: 1.75;
  margin-bottom: 20px;
  padding: 18px 22px;
  background: var(--clr-warm);
  border-left: 4px solid var(--clr-walnut);
  border-radius: 0 var(--radius) var(--radius) 0;
}
.narpm-about p {
  font-size: 0.95rem;
  color: var(--clr-charcoal);
  line-height: 1.8;
  margin-bottom: 16px;
}
.narpm-benefits { margin-top: 28px; }
.narpm-benefits h4 {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 600;
  color: var(--clr-navy);
  margin-bottom: 20px;
}
.narpm-benefits-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
.narpm-benefit {
  display: flex;
  gap: 14px;
  align-items: flex-start;
  padding: 16px 18px;
  background: var(--clr-warm);
  border: 1px solid rgba(0,0,0,0.06);
  border-radius: var(--radius);
  transition: var(--transition);
}
.narpm-benefit:hover { box-shadow: var(--shadow); transform: translateY(-2px); background: var(--clr-white); }
.nb-icon { font-size: 1.5rem; flex-shrink: 0; width: 32px; text-align: center; }
.narpm-benefit strong {
  display: block;
  font-size: 0.9rem;
  color: var(--clr-navy);
  margin-bottom: 5px;
  font-weight: 600;
}
.narpm-benefit p {
  font-size: 0.82rem;
  color: var(--clr-mid);
  line-height: 1.6;
  margin: 0;
}

/* NARPM Sidebar */
.narpm-sidebar {
  display: flex;
  flex-direction: column;
  gap: 20px;
  position: sticky;
  top: 100px;
}
.narpm-logo-card {
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.08);
  border-radius: var(--radius-lg);
  padding: 24px;
  text-align: center;
  box-shadow: var(--shadow);
}
.narpm-logo-large {
  max-width: 140px;
  height: auto;
  margin: 0 auto 14px;
  display: block;
}
.narpm-badge-label {
  font-size: 0.68rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--clr-light);
  display: block;
  margin-bottom: 4px;
}
.narpm-badge-year {
  font-family: var(--font-display);
  font-size: 2.4rem;
  font-weight: 700;
  color: var(--clr-walnut);
  line-height: 1;
  display: block;
}
.narpm-member-card {
  background: var(--clr-navy);
  border-radius: var(--radius-lg);
  padding: 24px;
  text-align: center;
}
.narpm-member-icon { font-size: 2.2rem; margin-bottom: 10px; }
.narpm-member-card h4 {
  font-size: 1rem;
  font-weight: 600;
  color: white;
  margin-bottom: 10px;
}
.narpm-member-card p {
  font-size: 0.83rem;
  color: rgba(255,255,255,0.70);
  line-height: 1.7;
  margin-bottom: 16px;
}
.narpm-member-since {
  background: rgba(255,255,255,0.07);
  border: 1px solid rgba(196,134,10,0.35);
  border-radius: var(--radius);
  padding: 10px;
}
.nm-label {
  display: block;
  font-size: 0.67rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: rgba(255,255,255,0.45);
  margin-bottom: 3px;
}
.nm-year {
  display: block;
  font-family: var(--font-display);
  font-size: 2rem;
  font-weight: 700;
  color: var(--clr-sand);
  line-height: 1;
}
.narpm-cta-card {
  background: var(--clr-warm);
  border: 1px solid var(--clr-sand);
  border-radius: var(--radius-lg);
  padding: 22px;
}
.narpm-cta-card h4 {
  font-family: var(--font-display);
  font-size: 1.1rem;
  font-weight: 600;
  color: var(--clr-navy);
  margin-bottom: 8px;
}
.narpm-cta-card p {
  font-size: 0.85rem;
  color: var(--clr-mid);
  margin-bottom: 14px;
  line-height: 1.65;
}

/* ═══════════════════════════════════════
   AGENT BIO — badges + expand toggle
═══════════════════════════════════════ */
.agent-badges {
  display: flex;
  flex-direction: column;
  gap: 8px;
  margin-top: 20px;
}
.agent-badge {
  display: flex;
  align-items: center;
  gap: 12px;
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.07);
  border-radius: var(--radius);
  padding: 10px 16px;
}
.ab-num {
  font-family: var(--font-display);
  font-size: 1.6rem;
  font-weight: 700;
  color: var(--clr-walnut);
  line-height: 1;
  flex-shrink: 0;
  min-width: 48px;
}
.ab-label {
  font-size: 0.75rem;
  color: var(--clr-charcoal);
  line-height: 1.3;
  font-weight: 500;
}
.agent-bio-short {
  font-size: 0.97rem;
  color: var(--clr-charcoal);
  line-height: 1.78;
  margin-bottom: 14px;
}
.agent-bio-full { margin-top: 16px; }
.agent-bio-full p {
  font-size: 0.93rem;
  color: var(--clr-charcoal);
  line-height: 1.8;
  margin-bottom: 14px;
}
.bio-expand-btn {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  background: none;
  border: 1px solid var(--clr-walnut);
  border-radius: 20px;
  padding: 7px 16px;
  font-family: var(--font-body);
  font-size: 0.8rem;
  font-weight: 600;
  color: var(--clr-walnut);
  cursor: pointer;
  transition: var(--transition);
  margin-bottom: 20px;
}
.bio-expand-btn:hover { background: var(--clr-walnut); color: white; }
.bio-collapse-btn {
  border-color: var(--clr-mid);
  color: var(--clr-mid);
  margin-top: 8px;
  margin-bottom: 0;
}
.bio-collapse-btn:hover { background: var(--clr-mid); color: white; }
.agent-cta-row {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  margin-top: 24px;
}

/* ═══════════════════════════════════════
   TESTIMONIAL SLIDER
═══════════════════════════════════════ */
.testi-slider-wrap { width: 100%; position: relative; }
.testi-slider-viewport { overflow: hidden; width: 100%; }
.testi-slider-track {
  display: flex;
  will-change: transform;
}
/* All cards white, no featured distinction */
.testi-slider-track .testi-card {
  flex-shrink: 0;
  background: var(--clr-white);
  border: 1px solid rgba(0,0,0,0.08);
  border-radius: var(--radius-lg);
  padding: 28px;
  transition: box-shadow 0.2s;
}
.testi-slider-track .testi-card:hover { box-shadow: var(--shadow); }
/* On warm bg sections, cards stay white */
.bg-warm .testi-slider-track .testi-card { background: var(--clr-white); }

/* Stars always gold */
.testi-slider-track .stars { color: var(--clr-walnut); font-size: 0.95rem; margin-bottom: 14px; letter-spacing: 2px; }

/* Blockquote always readable */
.testi-slider-track blockquote {
  font-family: var(--font-display);
  font-size: 1rem;
  font-style: italic;
  color: var(--clr-charcoal);
  line-height: 1.7;
  margin: 0;
}

/* Author row */
.testi-author {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-top: 16px;
}
.testi-author strong { display: block; font-size: 0.88rem; color: var(--clr-navy); font-weight: 600; }
.testi-author span   { font-size: 0.76rem; color: var(--clr-light); display: block; }

/* Quote expand */
.testi-quote-wrap { margin-bottom: 12px; }
.testi-preview { display: block; }
.testi-full    { display: none; }
.testi-expand-btn {
  background: none; border: none; cursor: pointer;
  font-size: 0.73rem; font-weight: 600; color: var(--clr-walnut);
  padding: 0; letter-spacing: 0.02em; transition: var(--transition);
  margin-top: 4px; display: block;
}
.testi-expand-btn:hover { color: var(--clr-oak); }

/* Nav */
.testi-slider-nav {
  display: flex; align-items: center; justify-content: center;
  gap: 14px; margin-top: 24px;
}
.tsl-prev, .tsl-next {
  width: 40px; height: 40px; border-radius: 50%;
  background: white; border: 1.5px solid rgba(139,105,20,0.28);
  color: var(--clr-navy); font-size: 0.9rem; font-weight: 700;
  cursor: pointer; display: flex; align-items: center; justify-content: center;
  flex-shrink: 0; transition: var(--transition);
  box-shadow: 0 2px 8px rgba(0,0,0,0.07);
}
.tsl-prev:hover, .tsl-next:hover {
  background: var(--clr-walnut); border-color: var(--clr-walnut);
  color: white; transform: scale(1.08);
}
.bg-warm .tsl-prev, .bg-warm .tsl-next { background: var(--clr-cream); }
.tsl-dots { display: flex; gap: 7px; align-items: center; flex-wrap: wrap; justify-content: center; }
.tsl-dot {
  width: 8px; height: 8px; border-radius: 50%;
  background: rgba(139,105,20,0.2); border: none;
  cursor: pointer; padding: 0; transition: var(--transition);
}
.tsl-dot.active { width: 22px; border-radius: 4px; background: var(--clr-walnut); }

/* ═══════════════════════════════════════
   FOOTER — all sections
═══════════════════════════════════════ */
.footer-main { background: var(--clr-navy); padding: 56px 0 48px; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 0.9fr; gap: 36px; }
.footer-novak-logo { height: 64px; width: auto; opacity: 1; margin-bottom: 14px; display: block; }
.footer-biggs-logo { height: 26px; width: auto; filter: brightness(0) invert(1); opacity: 0.55; margin-bottom: 18px; display: block; }
.footer-logo-fallback { font-family: var(--font-display); font-size: 1rem; font-weight: 700; color: white; margin-bottom: 12px; letter-spacing: 0.06em; }
.footer-tagline { font-size: 0.84rem; color: rgba(255,255,255,0.55); line-height: 1.7; margin-bottom: 20px; }
.footer-contact-list { display: flex; flex-direction: column; gap: 9px; }
.footer-contact-row { display: flex; align-items: flex-start; gap: 10px; font-size: 0.82rem; color: rgba(255,255,255,0.60); text-decoration: none; transition: var(--transition); line-height: 1.5; }
a.footer-contact-row:hover { color: var(--clr-sand); }
.footer-contact-row > span:first-child { opacity: 0.65; flex-shrink: 0; }
.footer-col-label { font-size: 0.65rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.2em; color: rgba(255,255,255,0.35); margin-bottom: 14px; }
.footer-link-list { list-style: none; display: flex; flex-direction: column; gap: 9px; }
.footer-link-list li a { font-size: 0.85rem; color: rgba(255,255,255,0.60); transition: var(--transition); }
.footer-link-list li a:hover { color: var(--clr-sand); padding-left: 4px; }
.footer-legal-link { font-size: 0.84rem; color: rgba(255,255,255,0.60); transition: var(--transition); display: block; }
.footer-legal-link:hover { color: var(--clr-sand); }
.footer-license-card { background: rgba(255,255,255,0.05); border: 1px solid rgba(255,255,255,0.09); border-radius: var(--radius); padding: 11px 14px; }
.footer-license-card p { font-size: 0.76rem; color: rgba(255,255,255,0.50); margin-bottom: 2px; line-height: 1.4; }
.footer-license-card strong { color: rgba(255,255,255,0.75); }

/* Legal notices prominent strip */
.footer-legal-notices { background: #1A3060; padding: 28px 0; border-top: 2px solid rgba(196,134,10,0.4); }
.footer-legal-heading { font-size: 0.65rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.2em; color: var(--clr-sand); margin-bottom: 14px; display: block; }
.footer-legal-cards { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 12px; }
.footer-legal-card {
  display: flex; align-items: center; gap: 14px;
  background: rgba(255,255,255,0.07); border: 1px solid rgba(255,255,255,0.12);
  border-radius: 10px; padding: 14px 16px;
  text-decoration: none; transition: var(--transition);
}
a.footer-legal-card:hover { background: rgba(255,255,255,0.13); border-color: rgba(196,134,10,0.5); transform: translateY(-2px); }
.footer-legal-card-highlight { background: rgba(196,134,10,0.15) !important; border-color: rgba(196,134,10,0.5) !important; }
a.footer-legal-card-highlight:hover { background: rgba(196,134,10,0.25) !important; }
.footer-legal-card-plain { cursor: default; }
.flc-icon { font-size: 1.4rem; flex-shrink: 0; }
.flc-body { flex: 1; }
.flc-body strong { display: block; font-size: 0.86rem; color: white; margin-bottom: 3px; }
.flc-body span { font-size: 0.72rem; color: rgba(255,255,255,0.58); line-height: 1.4; }
.flc-body span a { color: rgba(255,255,255,0.58); }
.flc-arrow { font-size: 1rem; color: var(--clr-sand); flex-shrink: 0; }

/* TREC collapsible */
.trec-section { background: #162848; border-top: 1px solid rgba(255,255,255,0.07); }
.trec-toggle { width: 100%; background: none; border: none; border-bottom: 1px solid rgba(255,255,255,0.06); padding: 15px 24px; display: flex; align-items: center; justify-content: space-between; cursor: pointer; color: rgba(255,255,255,0.58); font-size: 0.75rem; font-weight: 600; font-family: var(--font-body); letter-spacing: 0.03em; text-align: left; transition: var(--transition); }
.trec-toggle:hover { color: rgba(255,255,255,0.88); background: rgba(255,255,255,0.03); }
.trec-toggle-arrow { font-size: 1.1rem; color: rgba(255,255,255,0.35); transition: transform 0.3s ease; flex-shrink: 0; }
.trec-content { padding: 24px; }
.trec-inner-grid { display: grid; grid-template-columns: 150px 1fr; gap: 24px; align-items: start; max-width: var(--max-w); margin: 0 auto; }
.trec-remax-logo { width: 130px; height: auto; display: block; margin-bottom: 10px; }
.trec-logo-text { font-weight: 800; color: white; font-size: 0.85rem; }
.trec-required-text { font-size: 0.71rem; color: rgba(255,255,255,0.42); line-height: 1.6; }
.trec-license-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-bottom: 14px; }
.trec-license-item { background: rgba(255,255,255,0.04); border: 1px solid rgba(255,255,255,0.07); border-radius: var(--radius); padding: 12px 14px; display: flex; flex-direction: column; gap: 3px; }
.trec-role { font-size: 0.63rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.1em; color: var(--clr-sand); margin-bottom: 2px; }
.trec-license-item strong { font-size: 0.81rem; color: rgba(255,255,255,0.88); }
.trec-license-item span  { font-size: 0.75rem; color: rgba(255,255,255,0.48); }
.trec-license-item a     { font-size: 0.75rem; color: rgba(255,255,255,0.48); display: block; }
.trec-license-item a:hover { color: var(--clr-sand); }
.trec-footer-note { font-size: 0.7rem; color: rgba(255,255,255,0.34); line-height: 1.65; padding-top: 12px; border-top: 1px solid rgba(255,255,255,0.06); }
.trec-footer-note a { color: rgba(255,255,255,0.45); }

/* Compliance logos */
.footer-compliance-bar { background: #112038; padding: 18px 0; border-top: 1px solid rgba(255,255,255,0.06); }
.compliance-row { max-width: var(--max-w); margin: 0 auto; padding: 0 24px; display: flex; align-items: center; justify-content: center; gap: 10px; flex-wrap: wrap; }
.comp-item { height: 52px; min-width: 76px; background: rgba(255,255,255,0.07); border: 1px solid rgba(255,255,255,0.11); border-radius: 8px; display: flex; align-items: center; justify-content: center; padding: 0 12px; }
.comp-item-wide { min-width: 160px; }
.comp-img { height: 30px; width: auto; max-width: 140px; object-fit: contain; display: block; }
.comp-item-wide .comp-img { max-width: 180px; }
.eho-item { flex-direction: row; gap: 9px; min-width: 124px; }
.eho-icon-wrap { font-size: 1.7rem; color: white; line-height: 1; }
.eho-text strong { display: block; font-size: 0.65rem; font-weight: 800; color: white; letter-spacing: 0.05em; }
.eho-text span   { display: block; font-size: 0.6rem; color: rgba(255,255,255,0.55); }
.comp-txt     { font-size: 0.68rem; font-weight: 700; color: rgba(255,255,255,0.68); text-align: center; }
.comp-txt-badge { font-size: 0.68rem; font-weight: 800; color: rgba(255,255,255,0.68); text-align: center; line-height: 1.3; letter-spacing: 0.06em; }

/* Disclaimers */
.footer-disclaimers { background: #0C1828; padding: 36px 0 28px; border-top: 1px solid rgba(255,255,255,0.05); }
.disclaimer-item { padding: 18px 0; border-bottom: 1px solid rgba(255,255,255,0.05); }
.disclaimer-item-last { border-bottom: none; padding-bottom: 0; }
.disclaimer-label { display: inline-block; font-size: 0.62rem; font-weight: 700; text-transform: uppercase; letter-spacing: 0.15em; color: var(--clr-sand); margin-bottom: 8px; background: rgba(196,134,10,0.12); padding: 2px 8px; border-radius: 3px; }
.disclaimer-item p { font-size: 0.72rem; color: rgba(255,255,255,0.35); line-height: 1.72; max-width: 1100px; }
.disclaimer-item strong { color: rgba(255,255,255,0.52); }

/* Consent */
.consent-block { background: rgba(26,46,74,0.05); border: 1px solid rgba(26,46,74,0.14); border-radius: var(--radius); padding: 14px 16px; margin-bottom: 16px; }
.consent-label { display: flex; gap: 11px; align-items: flex-start; cursor: pointer; }
.consent-check { width: 17px; height: 17px; flex-shrink: 0; margin-top: 2px; accent-color: var(--clr-walnut); cursor: pointer; }
.consent-text { font-size: 0.7rem; color: var(--clr-mid); line-height: 1.65; }
.consent-text a { color: var(--clr-walnut); text-decoration: underline; }

/* MLS inline disclaimer */
.mls-disclaimer-inline { background: var(--clr-warm); border: 1px solid var(--clr-sand); border-radius: var(--radius); padding: 14px 18px; margin-top: 20px; }
.mls-disclaimer-inline p { font-size: 0.71rem; color: var(--clr-mid); line-height: 1.65; }
.mls-show-more { background: none; border: none; cursor: pointer; font-size: 0.71rem; font-weight: 600; color: var(--clr-walnut); padding: 0; text-decoration: underline; }
.mls-expanded-text { display: none; margin-top: 8px; }
.mls-disclaimer-inline.expanded .mls-expanded-text { display: block; }

/* ═══════════════════════════════════════
   RESPONSIVE
═══════════════════════════════════════ */
@media (max-width: 1100px) {
  .narpm-grid { grid-template-columns: 1fr; }
  .narpm-sidebar { position: static; display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
  .narpm-cta-card { grid-column: 1 / -1; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-legal-cards { grid-template-columns: 1fr 1fr; }
  .trec-inner-grid { grid-template-columns: 1fr; }
}
@media (max-width: 768px) {
  .narpm-benefits-grid { grid-template-columns: 1fr; }
  .narpm-sidebar { grid-template-columns: 1fr; }
  .agent-badges { flex-direction: row; flex-wrap: wrap; }
  .agent-badge { flex: 1; min-width: 120px; }
  .agent-cta-row { flex-direction: column; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-legal-cards { grid-template-columns: 1fr; }
  .trec-license-grid { grid-template-columns: 1fr; }
  .compliance-row { gap: 7px; }
  .comp-item { height: 46px; min-width: 64px; padding: 0 9px; }
  .comp-img { height: 24px; }
  .footer-disclaimers { padding: 24px 0 20px; }
  .disclaimer-item { padding: 14px 0; }
}
@media (max-width: 480px) {
  .footer-legal-cards { grid-template-columns: 1fr; }
}

/* ═══════════════════════════════════════════════════════
   TASK 1 — PM Section: David headshot with gold ring frame
   Matches Derick's .pm-direct-headshot + .pm-team-photo style
   ═══════════════════════════════════════════════════════ */

/* Gold-ring frame wrapper — used on BOTH pm-direct and pm-team sizes */
.headshot-gold-ring {
  position: relative;
  display: inline-block;
  flex-shrink: 0;
}

/* Outer gold ring (decorative, matches NRG brand gold) */
.headshot-gold-ring::before {
  content: '';
  position: absolute;
  inset: -4px;
  border-radius: 50%;
  border: 2.5px solid #C9A96E;          /* NRG gold */
  opacity: 0.55;
  pointer-events: none;
  z-index: 1;
}

/* Inner gold ring (solid border on the img itself) */
.headshot-gold-ring img {
  display: block;
  border-radius: 50% !important;
  object-fit: cover !important;
  object-position: center top !important;
  border: 2.5px solid #C9A96E !important; /* NRG gold — overrides sand */
  box-shadow: 0 0 0 1.5px rgba(201,169,110,0.25), 0 4px 14px rgba(0,0,0,0.18);
}

/* ── pm-direct size (small card, 72px) ── */
.pm-direct-photo .headshot-gold-ring img {
  width: 72px !important;
  height: 72px !important;
}

/* ── pm-team size (contact section, 80px) ── */
.pm-team-photo .headshot-gold-ring img {
  width: 80px !important;
  height: 80px !important;
}

/* Apply gold ring to Derick's existing selectors too, for consistency */
.pm-direct-headshot {
  border: 2.5px solid #C9A96E !important;
  box-shadow: 0 0 0 1.5px rgba(201,169,110,0.25), 0 4px 14px rgba(0,0,0,0.18);
}
.pm-team-photo img {
  border: 2.5px solid #C9A96E !important;
  box-shadow: 0 0 0 1.5px rgba(201,169,110,0.25), 0 4px 14px rgba(0,0,0,0.18);
}

/* ═══════════════════════════════════════════════════════
   TASK 2 — Header: NRG + Biggs logos side by side
   ═══════════════════════════════════════════════════════ */

/* Logo group wrapper — NRG icon | divider | Biggs wordmark */
.header-logo-group {
  display: flex;
  align-items: center;
  gap: 0;
  flex-shrink: 0;
}

/* NRG circle icon (left) */
.header-nrg-icon {
  height: 52px;
  width: 52px;
  object-fit: contain;
  display: block;
  flex-shrink: 0;
  background: transparent;
  /* Drop shadow gives the circle natural depth against white header */
  filter: drop-shadow(0 1px 3px rgba(0,0,0,0.18));
}

/* Thin gold divider between logos */
.header-logo-divider {
  width: 1px;
  height: 36px;
  background: linear-gradient(to bottom, transparent, #C9A96E 30%, #C9A96E 70%, transparent);
  margin: 0 12px;
  flex-shrink: 0;
}

/* Biggs Realty Group wordmark (right) */
.header-biggs-wordmark {
  height: 30px;
  width: auto;
  max-width: 170px;
  object-fit: contain;
  display: block;
  flex-shrink: 0;
}

/* Override .logo-novak for the NRG full logo when shown solo (non-PM pages) */
#header-logo-img {
  height: 52px !important;
  max-width: 200px !important;
}

/* Biggs full-banner logo on PM tab */
#header-logo-biggs {
  height: 44px !important;
  max-width: 260px !important;
}

/* Responsive — collapse Biggs wordmark on tablets */
@media (max-width: 900px) {
  .header-biggs-wordmark { max-width: 130px; }
  .header-logo-divider { margin: 0 8px; }
}

@media (max-width: 768px) {
  /* On mobile: hide Biggs wordmark + divider, just show NRG icon */
  .header-logo-divider,
  .header-biggs-wordmark { display: none; }
  .header-nrg-icon { height: 42px; width: 42px; }
  #header-logo-img { height: 42px !important; }
  #header-logo-biggs { height: 38px !important; max-width: 180px !important; }
}


/* ═══════════════════════════════════════════════════════
   TASK 3 — Welcome Banner
   Full-width section between hero and trust bar
   Two-column layout: welcome text (left) + RE/MAX image (right)
   ═══════════════════════════════════════════════════════ */

.welcome-banner {
  background: #ffffff;
  border-bottom: 1px solid rgba(0,0,0,0.07);
  overflow: hidden;
}

.welcome-inner {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 24px;
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  align-items: center;
  gap: 0;
  min-height: 160px;
}

/* ── Left column: Welcome text ── */
.welcome-text-col {
  padding: 32px 40px 32px 0;
  border-right: 1px solid rgba(201,169,110,0.25);
}

.welcome-eyebrow {
  display: block;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: #C9A96E;
  margin-bottom: 8px;
}

.welcome-headline {
  font-family: var(--font-display);
  font-size: clamp(1.5rem, 2.2vw, 2.1rem);
  font-weight: 400;
  color: var(--clr-navy);
  line-height: 1.25;
  margin: 0 0 10px 0;
}

.welcome-headline strong {
  font-weight: 700;
  display: block;
}

.welcome-sub {
  font-size: 0.88rem;
  color: var(--clr-charcoal);
  line-height: 1.65;
  margin: 0;
  max-width: 400px;
}

/* ── Right column: RE/MAX image ── */
.welcome-img-col {
  padding: 20px 0 20px 32px;
  display: flex;
  align-items: center;
  justify-content: flex-start;
}

.welcome-remax-img {
  width: 100%;
  max-width: 560px;
  height: auto;
  display: block;
  /* mix-blend-mode: multiply makes white bg seamlessly transparent against white section */
  mix-blend-mode: multiply;
  object-fit: contain;
}

/* ── Responsive: stack on tablet/mobile ── */
@media (max-width: 860px) {
  .welcome-inner {
    grid-template-columns: 1fr;
    min-height: auto;
  }
  .welcome-text-col {
    padding: 24px 0 16px 0;
    border-right: none;
    border-bottom: 1px solid rgba(201,169,110,0.25);
  }
  .welcome-img-col {
    padding: 16px 0 24px 0;
    justify-content: center;
  }
  .welcome-remax-img {
    max-width: 440px;
  }
}

@media (max-width: 480px) {
  .welcome-headline { font-size: 1.4rem; }
  .welcome-remax-img { max-width: 100%; }
}


/* ═══════════════════════════════════════════════════════
   RENTEC DIRECT LIVE API — Listings UI
   ═══════════════════════════════════════════════════════ */

/* "Powered by Rentec Direct" bar */
.rentec-powered-bar {
  display: flex;
  align-items: center;
  gap: 6px;
  font-size: 0.75rem;
  color: var(--clr-mid);
  margin: -20px 0 28px 0;
  flex-wrap: wrap;
}
.rentec-powered-bar a {
  color: var(--clr-navy);
  font-weight: 600;
  text-decoration: none;
}
.rentec-powered-bar a:hover { text-decoration: underline; }

.rentec-live-dot {
  display: inline-block;
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: #f39c12;
  margin: 0 2px;
  vertical-align: middle;
}
.rentec-live-label {
  font-size: 0.72rem;
  font-weight: 600;
  color: #f39c12;
  text-transform: uppercase;
  letter-spacing: 0.06em;
}

/* Loading spinner overlay for rental grid */
#rentec-status {
  grid-column: 1 / -1;
  text-align: center;
  padding: 48px 24px;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 12px;
}


/* ═══════════════════════════════════════════════════════
   RENTEC API v3 — Property Card Redesign
   Aligned with openapi.yaml Property schema fields:
   monthly_rent, security_dep, ptype, nickname, address,
   city, state, zip, notes, multiplex, multiunits, renters
   ═══════════════════════════════════════════════════════ */

/* Override header image to use gradient band approach (no photos in v3 schema) */
.rental-card .rental-img {
  height: 140px;              /* Slightly shorter since no photos */
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 16px 20px;
}

/* Badge — availability status strip */
.rental-badge {
  position: absolute;
  top: 0; left: 0; right: 0;  /* Full-width top strip */
  border-radius: var(--radius-lg) var(--radius-lg) 0 0;
  padding: 6px 16px;
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-align: center;
  background: rgba(201,169,110,0.85);  /* NRG gold */
  color: #fff;
}

/* Monthly rent — prominently displayed from monthly_rent field */
.rental-price {
  font-size: 2rem;
  font-weight: 700;
  color: #fff;
  text-shadow: 0 2px 6px rgba(0,0,0,0.5);
  margin-top: auto;
  line-height: 1.1;
}

/* Property nickname (display name) */
.rental-body h4 {
  font-size: 1.05rem;
  font-weight: 600;
  margin-bottom: 4px;
}

/* Address line — address, city, state, zip */
.rental-addr {
  font-size: 0.82rem;
  color: var(--clr-mid);
  margin-bottom: 12px;
  line-height: 1.5;
}

/* Detail pills: ptype, multiunits, security_dep */
.rental-details span {
  font-size: 0.75rem;
  background: var(--clr-warm);
  color: var(--clr-charcoal);
  padding: 4px 10px;
  border-radius: 20px;
  white-space: nowrap;
}

/* Notes field — property description */
.rental-desc {
  font-size: 0.84rem;
  line-height: 1.65;
  color: var(--clr-mid);
  margin-bottom: 18px;
  border-left: 2px solid rgba(201,169,110,0.4);
  padding-left: 10px;
}

/* API spec note: renters[] shows current tenants — vacant if empty */
/* We rely on archived=false filter to show only available properties */


/* ═══════════════════════════════════════════════════════════════
   AVAILABLE RENTAL PROPERTIES — Biggs Realty Property MGNT
   Full visual redesign per spec requirements
   ═══════════════════════════════════════════════════════════════ */

/* ── Section header refinement ── */
.avail-section-hdr {
  margin-bottom: 36px;
}
.avail-section-hdr .eyebrow {
  background: var(--clr-navy);
  color: #C9A96E;
  display: inline-block;
  padding: 5px 16px;
  border-radius: 20px;
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  margin-bottom: 14px;
}

/* ── Empty / No-Inventory state box ──
   Blue-framed box that appears directly below the section header.
   Replaces the old "No Rentals Available" box that lived inside the grid.
   Uses display:none by default; JS sets display:flex when API returns 0 results. */
.avail-empty-box {
  display: none;                  /* JS: showFallback() sets display:flex */
  align-items: flex-start;
  gap: 24px;
  background: #ffffff;
  border: 2.5px solid var(--clr-navy);
  border-left: 6px solid var(--clr-navy);
  border-radius: var(--radius-lg);
  padding: 32px 36px;
  margin-bottom: 36px;
  box-shadow: 0 4px 20px rgba(26,46,74,0.10);
}

.avail-empty-icon {
  font-size: 2.8rem;
  line-height: 1;
  flex-shrink: 0;
  opacity: 0.55;
  margin-top: 2px;
}

.avail-empty-body {
  flex: 1;
}

.avail-empty-body h3 {
  font-family: var(--font-display);
  font-size: 1.45rem;
  font-weight: 600;
  color: var(--clr-navy);
  margin-bottom: 10px;
}

.avail-empty-body p {
  font-size: 0.92rem;
  color: var(--clr-charcoal);
  line-height: 1.7;
  max-width: 560px;
  margin-bottom: 22px;
}

.avail-empty-actions {
  display: flex;
  align-items: center;
  gap: 18px;
  flex-wrap: wrap;
}

/* "No Available Inventory" text label — shown when no listings exist */
.avail-no-inventory-label {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.82rem;
  font-weight: 700;
  color: #8a1a1a;
  background: #fdf0f0;
  border: 1.5px solid #e8c0c0;
  border-radius: 20px;
  padding: 6px 14px;
  letter-spacing: 0.02em;
}

/* ── CTA buttons in the available properties section ── */
.avail-btn {
  white-space: nowrap;
  font-size: 0.82rem !important;
  padding: 12px 18px !important;
}

.avail-btn-outline {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.82rem;
  font-weight: 600;
  color: white;
  border: 2px solid rgba(255,255,255,0.5);
  border-radius: var(--radius);
  padding: 12px 18px;
  text-decoration: none;
  transition: var(--transition);
  white-space: nowrap;
  background: transparent;
}
.avail-btn-outline:hover {
  background: rgba(255,255,255,0.12);
  border-color: rgba(255,255,255,0.85);
  color: white;
}

/* ── rentec-powered-bar: "Inventory synced via Biggs Realty Property MGNT" ── */
.rentec-powered-bar {
  display: flex;
  align-items: center;
  gap: 7px;
  font-size: 0.75rem;
  color: var(--clr-mid);
  margin: 20px 0 28px 0;
  flex-wrap: wrap;
}
.rentec-powered-bar strong {
  color: var(--clr-navy);
  font-weight: 700;
}

/* ── rental-cta-box: widen button area on smaller screens ── */
@media (max-width: 860px) {
  .avail-empty-box {
    flex-direction: column;
    gap: 16px;
    padding: 24px 22px;
  }
  .avail-empty-actions {
    flex-direction: column;
    align-items: flex-start;
  }
  .rental-cta-actions {
    flex-direction: column;
    width: 100%;
  }
  .avail-btn,
  .avail-btn-outline {
    width: 100%;
    justify-content: center;
    text-align: center;
    white-space: normal;
  }
}

@media (max-width: 480px) {
  .avail-empty-body h3 { font-size: 1.2rem; }
  .avail-empty-icon { font-size: 2rem; }
}