/* ==========================================================================
   LAUREN BELLIS REAL ESTATE — Design System
   Palette drawn directly from the sailboat mark:
     ink     #241708  espresso wordmark / primary text
     umber   #4A331D  secondary text, hairlines
     teal    #1C6E6E  "Real Estate" teal, primary accent
     tealLt  #2E9E96  hover / active teal
     gold    #AD8140  monogram gold, dividers, CTA edges
     navy    #141917  hull charcoal, dark sections
     cream   #F3EEE2  parchment background
     sand    #E7DFCC  card / section fill
     paper   #FBF9F4  lightest surface
   Type: Fraunces (display serif, editorial) + Figtree (body/UI sans)
   ========================================================================== */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,400;1,9..144,500&family=Figtree:wght@400;500;600;700&display=swap');

:root{
  --ink:        #241708;
  --umber:      #4A331D;
  --umber-60:   rgba(74,51,29,.6);
  --teal:       #1C6E6E;
  --teal-light: #2E9E96;
  --gold:       #AD8140;
  --gold-light: #C9A05E;
  --navy:       #141917;
  --navy-soft:  #1D2521;
  --cream:      #F3EEE2;
  --sand:       #E7DFCC;
  --paper:      #FBF9F4;
  --white:      #FFFEFB;

  --line: rgba(36,23,8,.14);
  --line-strong: rgba(36,23,8,.28);

  --font-display: "Fraunces", "Iowan Old Style", Georgia, serif;
  --font-body: "Figtree", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --container: 1240px;
  --container-narrow: 800px;
  --radius-s: 3px;
  --radius-m: 6px;

  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ---------- Reset ---------- */
*, *::before, *::after{ box-sizing: border-box; }
html{ scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior: auto; }
  *, *::before, *::after{ animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; scroll-behavior: auto !important; }
}
body{
  margin:0;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img{ max-width:100%; display:block; }
a{ color: inherit; text-decoration: none; }
ul{ margin:0; padding:0; list-style:none; }
h1,h2,h3,h4,p,figure{ margin:0; }
button{ font-family: inherit; cursor: pointer; }
input, textarea, select{ font-family: inherit; font-size: 1rem; }

:focus-visible{
  outline: 2px solid var(--teal);
  outline-offset: 3px;
}

.container{
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 32px;
}
.container--narrow{ max-width: var(--container-narrow); }

section{ position: relative; }

/* ---------- Type scale ---------- */
h1, .h1{
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(2.6rem, 5vw, 4.6rem);
  line-height: 1.04;
  letter-spacing: -.01em;
  color: var(--ink);
}
h2, .h2{
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(2rem, 3.4vw, 2.9rem);
  line-height: 1.12;
  letter-spacing: -.005em;
  color: var(--ink);
}
h3, .h3{
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(1.35rem, 2vw, 1.7rem);
  line-height: 1.25;
  color: var(--ink);
}
.lede{
  font-size: clamp(1.05rem, 1.4vw, 1.25rem);
  line-height: 1.6;
  color: var(--umber);
  max-width: 46ch;
}
.eyebrow{
  font-family: var(--font-body);
  font-weight: 600;
  font-size: .82rem;
  letter-spacing: .04em;
  color: var(--teal);
}
.byline{
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 400;
  color: var(--gold);
}
p + p{ margin-top: 1em; }

/* ---------- Buttons & links ---------- */
.btn{
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 15px 28px;
  border-radius: var(--radius-s);
  font-size: .95rem;
  font-weight: 600;
  letter-spacing: .01em;
  border: 1px solid transparent;
  transition: background-color .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease), transform .2s var(--ease);
  white-space: nowrap;
}
.btn:active{ transform: translateY(1px); }
.btn--primary{
  background: var(--ink);
  color: var(--paper);
}
.btn--primary:hover{ background: var(--teal); }
.btn--outline{
  background: transparent;
  color: var(--ink);
  border-color: var(--line-strong);
}
.btn--outline:hover{ border-color: var(--ink); background: rgba(36,23,8,.04); }
.btn--gold{
  background: transparent;
  color: var(--ink);
  border-color: var(--gold);
}
.btn--gold:hover{ background: var(--gold); color: var(--paper); }
.btn--gold-fill{
  background: var(--gold);
  color: var(--paper);
  border-color: var(--gold);
}
.btn--gold-fill:hover{ background: var(--gold-light); border-color: var(--gold-light); }
.btn--on-dark{
  background: transparent;
  color: var(--paper);
  border-color: rgba(251,249,244,.4);
}
.btn--on-dark:hover{ background: var(--paper); color: var(--navy); }
.btn--block{ width: 100%; justify-content: center; }

.text-link{
  position: relative;
  font-weight: 600;
  font-size: .95rem;
  padding-bottom: 2px;
  background-image: linear-gradient(currentColor, currentColor);
  background-size: 0% 1px;
  background-position: left bottom;
  background-repeat: no-repeat;
  transition: background-size .3s var(--ease);
}
.text-link:hover{ background-size: 100% 1px; }

/* ---------- Header / nav ---------- */
.site-header{
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(243,238,226,.96);
  border-bottom: 1px solid var(--line);
}
.site-header .container{
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 92px;
}
.brand{
  display: flex;
  align-items: center;
  gap: 12px;
}
.brand img{ height: 46px; width: auto; }
.brand-text{
  font-family: var(--font-display);
  font-size: 1.18rem;
  letter-spacing: .015em;
  line-height: 1.1;
  color: var(--ink);
}
.brand-text span{
  display: block;
  font-family: var(--font-body);
  font-size: .62rem;
  font-weight: 600;
  letter-spacing: .18em;
  color: var(--teal);
  margin-top: 3px;
}
.main-nav{
  display: flex;
  align-items: center;
  gap: 40px;
}
.main-nav ul{
  display: flex;
  gap: 34px;
}
.main-nav ul a{
  font-size: .93rem;
  font-weight: 600;
  color: var(--umber);
  position: relative;
  padding: 6px 0;
  transition: color .2s var(--ease);
}
.main-nav ul a:hover, .main-nav ul a[aria-current="page"]{ color: var(--ink); }
.main-nav ul a[aria-current="page"]::after{
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: 0;
  height: 2px;
  background: var(--gold);
}
.nav-actions{ display:flex; align-items:center; gap:22px; }
.nav-phone{
  font-weight: 600;
  font-size: .93rem;
  color: var(--ink);
  display: flex;
  align-items: center;
  gap: 8px;
}
.nav-toggle{
  display: none;
  background: none; border: none;
  flex-direction: column; gap: 5px;
  padding: 8px;
}
.nav-toggle span{ width: 24px; height: 2px; background: var(--ink); display:block; }

@media (max-width: 980px){
  .main-nav{
    position: fixed;
    inset: 92px 0 0 0;
    background: var(--cream);
    flex-direction: column;
    align-items: flex-start;
    padding: 36px 32px;
    transform: translateX(100%);
    transition: transform .35s var(--ease);
    overflow-y: auto;
  }
  .main-nav.is-open{ transform: translateX(0); }
  .main-nav ul{ flex-direction: column; gap: 4px; width: 100%; }
  .main-nav ul li{ width: 100%; border-bottom: 1px solid var(--line); }
  .main-nav ul a{ display:block; padding: 16px 2px; font-size: 1.05rem; }
  .nav-actions{ flex-direction: column; align-items: flex-start; gap: 18px; margin-top: 28px; width: 100%; }
  .nav-actions .btn{ width: 100%; justify-content: center; }
  .nav-toggle{ display: flex; }
}

/* ---------- Hero ---------- */
.hero{
  padding: 76px 0 96px;
  overflow: hidden;
}
.hero .container{
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 64px;
  align-items: center;
}
.hero-copy{ position: relative; z-index: 2; }
.hero-copy .eyebrow{ display:block; margin-bottom: 18px; }
.hero-copy h1{ opacity: 0; transform: translateY(18px); animation: rise .8s var(--ease) .1s forwards; }
.hero-copy .lede{ opacity: 0; transform: translateY(18px); animation: rise .8s var(--ease) .28s forwards; margin-top: 22px; max-width: 42ch; }
.hero-ctas{ opacity: 0; transform: translateY(18px); animation: rise .8s var(--ease) .44s forwards; display:flex; gap:16px; margin-top: 36px; flex-wrap: wrap; }
@keyframes rise{ to{ opacity:1; transform:none; } }

.hero-visual{
  position: relative;
  aspect-ratio: 4/5;
  border-radius: var(--radius-m);
  overflow: hidden;
  background: var(--sand);
}
.hero-visual img{ width:100%; height:100%; object-fit:cover; }
.hero-visual::after{
  content:"";
  position:absolute; inset:0;
  background: linear-gradient(190deg, rgba(20,25,23,0) 55%, rgba(20,25,23,.42) 100%);
}
.hero-mark{
  position:absolute;
  bottom: -40px; left: -60px;
  width: 240px;
  opacity: .1;
  z-index: 1;
  pointer-events: none;
}

@media (max-width: 900px){
  .hero .container{ grid-template-columns: 1fr; }
  .hero-visual{ order: -1; aspect-ratio: 4/3; }
}

/* ---------- Section framing ---------- */
.section{ padding: 110px 0; }
.section--tight{ padding: 80px 0; }
.section--sand{ background: var(--sand); }
.section--navy{ background: var(--navy); color: var(--paper); }
.section--navy .eyebrow{ color: var(--gold-light); }
.section--navy h2{ color: var(--paper); }
.section--navy .lede{ color: rgba(251,249,244,.72); }

.section-head{
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: 48px;
  align-items: end;
  margin-bottom: 56px;
}
.section-head .eyebrow{ display:block; margin-bottom: 16px; }
@media (max-width: 800px){
  .section-head{ grid-template-columns: 1fr; }
}

.divider{
  width: 64px; height: 1px;
  background: var(--gold);
  margin: 22px 0;
}

/* ---------- Homepage: audience blocks ---------- */
.audience{
  display: grid;
  grid-template-columns: 1fr 1fr;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.audience-card{
  padding: 76px 56px;
  position: relative;
}
.audience-card + .audience-card{ border-left: 1px solid var(--line); }
.audience-card .kicker{
  font-size: .8rem; font-weight: 700; letter-spacing: .06em; color: var(--gold);
  margin-bottom: 18px; display:block;
}
.audience-card h3{ font-size: clamp(1.6rem, 2.4vw, 2.1rem); margin-bottom: 18px; }
.audience-card p{ color: var(--umber); max-width: 42ch; }
.audience-card .btn{ margin-top: 30px; }
@media (max-width: 800px){
  .audience{ grid-template-columns: 1fr; }
  .audience-card + .audience-card{ border-left: none; border-top: 1px solid var(--line); }
  .audience-card{ padding: 56px 8px; }
}

/* ---------- Feature list (checks) ---------- */
.feature-list{ display: grid; gap: 18px; margin-top: 28px; }
.feature-list li{
  display: flex;
  gap: 14px;
  align-items: flex-start;
  color: var(--umber);
  font-size: .98rem;
}
.feature-list li::before{
  content: "";
  flex: none;
  width: 7px; height: 7px;
  border-radius: 50%;
  background: var(--gold);
  margin-top: 9px;
}

/* ---------- About preview / bio ---------- */
.about-preview{
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 72px;
  align-items: center;
}
.about-photo{
  border-radius: var(--radius-m);
  overflow: hidden;
  aspect-ratio: 3/4;
  background: var(--sand);
}
.about-photo img{ width:100%; height:100%; object-fit: cover; }
@media (max-width: 900px){
  .about-preview{ grid-template-columns: 1fr; }
}

/* ---------- Market stats ---------- */
.market-meta{
  display:flex; align-items:center; gap:14px;
  font-size: .85rem; color: var(--umber-60);
  margin-bottom: 40px; flex-wrap: wrap;
}
.market-meta .dot{ width:6px; height:6px; border-radius:50%; background: var(--teal); }
.stat-grid{
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.stat-card{
  background: var(--paper);
  padding: 34px 28px;
}
.stat-card .stat-label{ font-size:.82rem; color: var(--umber-60); font-weight:600; }
.stat-card .stat-value{
  font-family: var(--font-display);
  font-size: clamp(1.7rem, 2.6vw, 2.3rem);
  margin-top: 10px; color: var(--ink);
}
.stat-card .stat-trend{
  margin-top: 8px; font-size: .84rem; font-weight: 600;
  display:flex; align-items:center; gap:6px;
}
.stat-trend.up{ color: var(--teal); }
.stat-trend.down{ color: #A5502E; }
.stat-trend.flat{ color: var(--umber-60); }
@media (max-width: 900px){ .stat-grid{ grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px){ .stat-grid{ grid-template-columns: 1fr; } }
.stat-grid--3col{ grid-template-columns: repeat(3, 1fr); }
@media (max-width: 900px){ .stat-grid--3col{ grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px){ .stat-grid--3col{ grid-template-columns: 1fr; } }

.market-disclaimer{
  margin-top: 26px;
  font-size: .84rem;
  color: var(--umber-60);
  max-width: 70ch;
}

/* ---------- Newsletter ---------- */
.newsletter{
  background: var(--ink);
  color: var(--paper);
  border-radius: var(--radius-m);
  padding: 64px 56px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
  align-items: center;
}
.newsletter h2{ color: var(--paper); }
.newsletter p{ color: rgba(251,249,244,.7); margin-top: 14px; max-width: 46ch; }
.form-row{ display:flex; gap: 12px; flex-wrap: wrap; }
.form-field{ flex: 1 1 160px; min-width: 140px; }
.form-field label{
  display:block; font-size:.78rem; font-weight:600; letter-spacing:.02em;
  margin-bottom: 7px; color: rgba(251,249,244,.65);
}
.newsletter .form-field label{ color: rgba(251,249,244,.65); }
.form-field input, .form-field textarea, .form-field select{
  width: 100%;
  padding: 13px 14px;
  border: 1px solid rgba(251,249,244,.28);
  background: rgba(251,249,244,.06);
  color: var(--paper);
  border-radius: var(--radius-s);
  transition: border-color .2s var(--ease);
}
.form-field input:focus, .form-field textarea:focus, .form-field select:focus{
  border-color: var(--gold-light);
  outline: none;
}
.form-field input::placeholder, .form-field textarea::placeholder{ color: rgba(251,249,244,.4); }
.newsletter-form .btn{ margin-top: 18px; }
.form-consent{ font-size: .78rem; color: rgba(251,249,244,.5); margin-top: 14px; max-width: 48ch; }
.form-status{ margin-top: 14px; font-size: .88rem; font-weight: 600; display: none; }
.form-status.is-visible{ display: block; }
.form-status.success{ color: var(--teal-light); }
.form-status.error{ color: #E0876A; }

@media (max-width: 860px){
  .newsletter{ grid-template-columns: 1fr; padding: 48px 30px; }
}

/* On light backgrounds (contact page) */
.form-field.on-light input, .form-field.on-light textarea, .form-field.on-light select{
  background: var(--paper);
  border-color: var(--line-strong);
  color: var(--ink);
}
.form-field.on-light label{ color: var(--umber); }
.form-field.on-light input::placeholder, .form-field.on-light textarea::placeholder{ color: var(--umber-60); }

/* ---------- Footer ---------- */
.site-footer{
  background: var(--navy);
  color: rgba(251,249,244,.7);
  padding: 72px 0 34px;
}
.footer-grid{
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr 1fr;
  gap: 40px;
  padding-bottom: 52px;
  border-bottom: 1px solid rgba(251,249,244,.14);
}
.footer-brand{ display:flex; align-items:center; gap:12px; margin-bottom: 18px; }
.footer-brand img{ height: 40px; }
.footer-brand span{ font-family: var(--font-display); color: var(--paper); font-size: 1.1rem; }
.footer-col h4{
  font-size: .78rem; font-weight: 700; letter-spacing: .06em;
  color: var(--paper); margin-bottom: 18px;
}
.footer-col ul{ display:grid; gap: 11px; }
.footer-col a{ font-size: .92rem; transition: color .2s var(--ease); }
.footer-col a:hover{ color: var(--paper); }
.footer-bottom{
  display:flex; justify-content: space-between; align-items:center;
  padding-top: 30px; font-size: .82rem; color: rgba(251,249,244,.45);
  flex-wrap: wrap; gap: 12px;
}

/* ---------- Footer brokerage compliance row ---------- */
.footer-broker{
  display: flex;
  align-items: center;
  gap: 22px;
  flex-wrap: wrap;
  padding: 34px 0 26px;
  border-bottom: 1px solid rgba(251,249,244,.14);
}
.footer-broker-logo{
  background: var(--paper);
  padding: 12px 18px;
  border-radius: var(--radius-s);
  display: inline-flex;
  align-items: center;
  flex: none;
}
.footer-broker-logo img{ height: 34px; width: auto; display: block; }
.footer-broker-text{
  font-size: .85rem;
  line-height: 1.6;
  color: rgba(251,249,244,.65);
}
.footer-broker-text strong{ color: var(--paper); font-weight: 700; }
.footer-broker-text .license{ color: var(--gold-light); font-weight: 600; }
@media (max-width: 900px){
  .footer-grid{ grid-template-columns: 1fr 1fr; }
}
@media (max-width: 560px){
  .footer-grid{ grid-template-columns: 1fr; }
}

/* ---------- Page hero (interior pages) ---------- */
.page-hero{
  padding: 70px 0 64px;
  border-bottom: 1px solid var(--line);
}
.page-hero .eyebrow{ display:block; margin-bottom: 16px; }
.page-hero .lede{ margin-top: 20px; }
.breadcrumb{
  display:flex; gap:8px; align-items:center;
  font-size: .82rem; color: var(--umber-60); margin-bottom: 26px;
}
.breadcrumb a:hover{ color: var(--ink); }

/* ---------- Process / numbered steps ---------- */
.process{ counter-reset: step; }
.process-item{
  display: grid;
  grid-template-columns: 90px 1fr;
  gap: 32px;
  padding: 38px 0;
  border-top: 1px solid var(--line);
}
.process-item:last-child{ border-bottom: 1px solid var(--line); }
.process-num{
  counter-increment: step;
  font-family: var(--font-display);
  font-size: 1.6rem;
  color: var(--gold);
}
.process-num::before{ content: counter(step, decimal-leading-zero); }
.process-body h3{ margin-bottom: 10px; }
.process-body p{ color: var(--umber); max-width: 60ch; }
@media (max-width: 640px){
  .process-item{ grid-template-columns: 1fr; gap: 12px; }
}

/* ---------- Two column text ---------- */
.split{
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
}
.split--narrow-right{ grid-template-columns: 1.2fr .8fr; }
@media (max-width: 860px){
  .split, .split--narrow-right{ grid-template-columns: 1fr; }
}

/* ---------- Community / neighborhood cards ---------- */
.community-grid{
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}
.community-card{
  position: relative;
  aspect-ratio: 3/4;
  border-radius: var(--radius-m);
  overflow: hidden;
  cursor: pointer;
  background: var(--sand);
  display: block;
  width: 100%;
  padding: 0;
  border: none;
  text-align: left;
  font-family: inherit;
}
.community-card:focus-visible{ outline: 2px solid var(--gold); outline-offset: 2px; }
.community-card img{
  width:100%; height:100%; object-fit:cover;
  transition: transform .6s var(--ease);
}
.community-card:hover img{ transform: scale(1.06); }
.community-card::after{
  content:"";
  position:absolute; inset:0;
  background: linear-gradient(0deg, rgba(20,25,23,.82) 0%, rgba(20,25,23,.05) 55%);
}
.community-card-label{
  position:absolute; left:0; right:0; bottom:0;
  padding: 20px;
  z-index: 2;
  color: var(--paper);
}
.community-card-label .name{ font-family: var(--font-display); font-size: 1.15rem; }
.community-card-label .tag{ font-size: .78rem; color: rgba(251,249,244,.7); margin-top: 4px; display:block; }
@media (max-width: 980px){ .community-grid{ grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px){ .community-grid{ grid-template-columns: 1fr; } }

.community-detail{
  display:none;
  border-top: 1px solid var(--line);
  margin-top: 48px;
  padding-top: 44px;
}
.community-detail.is-active{ display: grid; grid-template-columns: 1fr 1fr; gap: 48px; }

/* ---------- FAQ ---------- */
.faq-item{ border-top: 1px solid var(--line); }
.faq-item:last-child{ border-bottom: 1px solid var(--line); }
.faq-q{
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  padding: 26px 2px;
  background: none;
  border: none;
  text-align: left;
  font-family: var(--font-display);
  font-size: 1.15rem;
  color: var(--ink);
}
.faq-q .plus{
  flex: none;
  width: 22px; height: 22px;
  position: relative;
}
.faq-q .plus::before, .faq-q .plus::after{
  content:""; position:absolute; background: var(--ink);
  top:50%; left:50%; transform: translate(-50%,-50%);
}
.faq-q .plus::before{ width: 14px; height: 1.5px; }
.faq-q .plus::after{ width: 1.5px; height: 14px; transition: transform .25s var(--ease); }
.faq-item.is-open .faq-q .plus::after{ transform: translate(-50%,-50%) rotate(90deg) scaleY(0); }
.faq-a{
  max-height: 0;
  overflow: hidden;
  transition: max-height .35s var(--ease);
}
.faq-a-inner{ padding: 0 2px 26px; color: var(--umber); max-width: 68ch; }
.faq-item.is-open .faq-a{ max-height: 400px; }

/* ---------- Testimonials ---------- */
.testimonial{
  padding: 40px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius-m);
}
.testimonial p{
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.2rem;
  color: var(--ink);
  line-height: 1.5;
}
.testimonial .attribution{
  margin-top: 20px;
  font-family: var(--font-body);
  font-style: normal;
  font-weight: 600;
  font-size: .88rem;
  color: var(--umber);
}
.testimonial-grid{
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
@media (max-width: 900px){ .testimonial-grid{ grid-template-columns: 1fr; } }

/* ---------- Chart panel ---------- */
.chart-panel{
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius-m);
  padding: 36px;
}
.chart-controls{
  display:flex; justify-content: space-between; align-items:center;
  margin-bottom: 26px; flex-wrap: wrap; gap: 16px;
}
.range-toggle{ display:flex; gap: 4px; background: var(--sand); padding: 4px; border-radius: var(--radius-s); }
.range-toggle button{
  border:none; background:none; padding: 7px 14px; font-size: .82rem; font-weight:600;
  color: var(--umber); border-radius: 2px;
}
.range-toggle button.is-active{ background: var(--paper); color: var(--ink); }
.metric-toggle{ display:flex; gap: 10px; flex-wrap: wrap; }
.metric-btn{ padding: 9px 16px; font-size: .83rem; }
.metric-btn.is-active{ background: var(--ink); color: var(--paper); border-color: var(--ink); }
svg.line-chart{ width: 100%; height: 280px; display:block; }
.line-chart .grid-line{ stroke: var(--line); stroke-width: 1; }
.line-chart .axis-label{ font-family: var(--font-body); font-size: 11px; fill: var(--umber-60); }

/* ---------- Market table ---------- */
.market-table{ width:100%; border-collapse: collapse; }
.market-table th, .market-table td{
  text-align:left; padding: 16px 14px; border-bottom: 1px solid var(--line);
  font-size: .92rem;
}
.market-table th{ font-weight: 700; color: var(--umber); font-size: .78rem; letter-spacing:.03em; }
.market-table tbody tr{ cursor: pointer; transition: background .2s var(--ease); }
.market-table tbody tr:hover{ background: var(--sand); }
.market-table td.num{ font-family: var(--font-display); font-size: 1rem; }

/* ---------- Commentary ---------- */
.commentary-card{
  background: var(--sand);
  border-radius: var(--radius-m);
  padding: 44px;
}
.commentary-meta{ font-size:.82rem; color: var(--umber-60); margin-bottom: 18px; }
.commentary-card p{ color: var(--umber); }
.commentary-card p + p{ margin-top: 16px; }

/* ---------- Contact ---------- */
.contact-grid{
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 64px;
}
.contact-info-item{ padding: 22px 0; border-top: 1px solid var(--line); }
.contact-info-item:last-child{ border-bottom: 1px solid var(--line); }
.contact-info-item .label{ font-size:.78rem; font-weight:700; letter-spacing:.05em; color: var(--gold); }
.contact-info-item .value{ font-family: var(--font-display); font-size: 1.3rem; margin-top: 8px; }
@media (max-width: 900px){ .contact-grid{ grid-template-columns: 1fr; } }

/* ---------- Sticky mobile CTA ---------- */
.sticky-cta{
  position: fixed;
  left: 0; right: 0; bottom: 0;
  z-index: 90;
  background: var(--ink);
  padding: 12px 20px;
  display: none;
  align-items: center;
  justify-content: center;
  gap: 14px;
}
.sticky-cta a{ color: var(--paper); font-weight: 700; font-size: .92rem; }
.sticky-cta .btn{ padding: 11px 18px; }
@media (max-width: 700px){ .sticky-cta{ display: flex; } body{ padding-bottom: 64px; } }

/* ---------- Utility ---------- */
.mt-0{ margin-top:0 !important; }
.center{ text-align:center; }
.watermark{
  position:absolute;
  opacity:.05;
  pointer-events:none;
  z-index: 0;
}

/* ---------- Photography placeholders ----------
   No stock imagery is embedded in this build (see README.md).
   These panels stand in for real photography — replace the element's
   background-image (or swap in an <img>) once photos are ready. */
.ph-media{
  position: relative;
  overflow: hidden;
  background:
    radial-gradient(circle at 82% 12%, rgba(173,129,64,.16), transparent 55%),
    radial-gradient(circle at 10% 90%, rgba(28,110,110,.14), transparent 50%),
    linear-gradient(135deg, var(--sand) 0%, var(--cream) 100%);
}
.ph-media .ph-mark{
  position: absolute;
  opacity: .1;
  width: 46%;
  right: -6%;
  bottom: -8%;
  pointer-events: none;
}
.ph-media .ph-label{
  position: relative;
  z-index: 2;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  margin: 18px;
  font-size: .65rem;
  font-weight: 700;
  letter-spacing: .08em;
  color: var(--umber);
  background: rgba(251,249,244,.78);
  padding: 7px 11px;
  border-radius: 2px;
  backdrop-filter: blur(4px);
}
.ph-media.align-end{ display:flex; align-items:flex-end; justify-content:flex-start; }