:root{
    --bone:#FDFBF7;
    --bone-2:#F7F3EB;
    --bone-3:#EDE5D6;
    --black:#0F1B2C;
    --black-2:#172738;
    --ink:#0F1B2C;
    --ink-2:#4D4D52;
    --ink-3:#9A9A9F;
    --white:#FFFFFF;
    --tan:#B0CDE0;
    --tan-d:#5B86B0;
    --blue-l:#B0CDE0;
    --line:rgba(15,27,44,0.10);
    --line-2:rgba(15,27,44,0.20);
    --line-d:rgba(255,255,255,0.14);
    --line-d2:rgba(255,255,255,0.26);
    --serif:'Fraunces',Georgia,serif;
    --sans:'Inter',-apple-system,BlinkMacSystemFont,sans-serif;
    --ease:cubic-bezier(.2,.8,.2,1);
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{
    background:var(--white);color:var(--ink);
    font-family:var(--sans);font-weight:300;font-size:16px;line-height:1.65;
    -webkit-font-smoothing:antialiased;overflow-x:hidden;
  }
  img,svg{display:block;max-width:100%}
  a{color:inherit;text-decoration:none}
  button{font-family:inherit;cursor:pointer;border:none;background:none}
  input,textarea,select{font-family:inherit;color:inherit;background:none;border:none;outline:none;font-size:inherit}

  .wrap{max-width:1320px;margin:0 auto;padding:0 56px}
  .wrap-wide{max-width:1480px;margin:0 auto;padding:0 56px}
  .wrap-tight{max-width:1040px;margin:0 auto;padding:0 56px}

  /* ============== REVEAL / FLOAT-IN ANIMATIONS ============== */
  .reveal-up{
    opacity:0;
    transform:translateY(28px);
    transition:opacity .95s cubic-bezier(.22,.61,.36,1), transform .95s cubic-bezier(.22,.61,.36,1);
    will-change:opacity,transform;
  }
  .reveal-up.in{opacity:1;transform:translateY(0)}
  @media (prefers-reduced-motion:reduce){
    .reveal-up{opacity:1;transform:none;transition:none}
  }

  /* ============== PLACEHOLDER ============== */
  .ph{
    width:100%;height:100%;display:flex;align-items:center;justify-content:center;
    background:linear-gradient(135deg,#E0D9C5 0%,#D2CAB3 100%);
    position:relative;
  }
  .ph::before{
    content:"";position:absolute;inset:14px;border:1px solid rgba(15,27,44,0.10);
    pointer-events:none;
  }
  .ph-label{
    position:relative;z-index:1;
    font-family:var(--sans);font-size:10px;letter-spacing:0.30em;text-transform:uppercase;
    color:rgba(15,27,44,0.42);font-weight:500;text-align:center;padding:0 24px;
  }
  .ph-dark{background:linear-gradient(135deg,#1F2A3A 0%,#0F1B2C 100%)}
  .ph-dark::before{border-color:rgba(255,255,255,0.12)}
  .ph-dark .ph-label{color:rgba(255,255,255,0.42)}
  .ph-coast{background:linear-gradient(135deg,#2B3F55 0%,#0F1B2C 60%,#0A1320 100%)}
  .ph-coast::before{border-color:rgba(176,205,224,0.18)}
  .ph-coast .ph-label{color:rgba(255,255,255,0.55)}

  /* ============== TYPOGRAPHY ============== */
  .h-display{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    letter-spacing:-0.022em;line-height:1;color:var(--ink);
  }
  .micro{
    font-family:var(--sans);font-weight:500;font-size:10px;
    letter-spacing:0.30em;text-transform:uppercase;color:var(--ink-3);
  }
  .micro-tan{color:var(--tan-d);font-family:var(--sans);font-weight:500;font-size:10px;letter-spacing:0.30em;text-transform:uppercase}

  /* ============== BUTTONS ============== */
  .btn{
    display:inline-flex;align-items:center;justify-content:center;gap:14px;
    font-family:var(--sans);font-size:11px;font-weight:500;
    letter-spacing:0.18em;text-transform:uppercase;
    transition:all .35s var(--ease);cursor:pointer;
  }
  .btn-solid{background:var(--ink);color:var(--white);padding:18px 30px;border:1px solid var(--ink)}
  .btn-solid:hover{background:var(--white);color:var(--ink)}
  .btn-line{color:var(--ink);padding:17px 28px;border:1px solid var(--ink)}
  .btn-line:hover{background:var(--ink);color:var(--white)}
  .btn-line-light{color:var(--white);padding:17px 28px;border:1px solid rgba(255,255,255,0.5)}
  .btn-line-light:hover{background:var(--white);color:var(--ink);border-color:var(--white)}
  .btn-solid-light{background:var(--white);color:var(--ink);padding:18px 30px;border:1px solid var(--white)}
  .btn-solid-light:hover{background:var(--ink);color:var(--white);border-color:var(--ink)}
  .btn-text{
    color:var(--ink);font-family:var(--sans);font-size:11px;font-weight:500;
    letter-spacing:0.18em;text-transform:uppercase;
    display:inline-flex;align-items:center;gap:14px;padding:6px 0;
    border-bottom:1px solid var(--ink);
  }
  .btn-text:hover{color:var(--tan-d);border-bottom-color:var(--tan-d)}
  .btn-text-light{
    color:var(--white);font-family:var(--sans);font-size:11px;font-weight:500;
    letter-spacing:0.18em;text-transform:uppercase;
    display:inline-flex;align-items:center;gap:14px;padding:6px 0;
    border-bottom:1px solid rgba(255,255,255,0.55);
  }
  .btn-text-light:hover{color:var(--white);border-bottom-color:var(--white)}
  .arr{width:18px;height:1px;background:currentColor;position:relative;transition:width .3s}
  .arr::after{content:"";position:absolute;right:0;top:-3px;width:7px;height:7px;
    border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg)}
  .btn:hover .arr,.btn-text:hover .arr,.btn-text-light:hover .arr{width:26px}

  /* ============== HEADER ============== */
  .hdr{
    position:absolute;top:0;left:0;right:0;z-index:60;
    padding:24px 0;
    transition:background .3s,padding .3s;
  }
  .hdr > .wrap-wide{max-width:none;padding:0 40px;width:100%}
  .hdr.over-dark{color:var(--white);border-bottom:1px solid rgba(255,255,255,0.22)}
  .hdr.over-dark .hdr-name,.hdr.over-dark .hdr-nav a{color:var(--white)}
  .hdr.over-dark .hdr-tag,.hdr.over-dark .hdr-phone{color:rgba(255,255,255,0.72)}
  .hdr.over-dark .menu-btn span{background:var(--white)}

  .hdr.stuck{
    position:fixed;background:rgba(15,27,44,0.94);
    backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
    padding:14px 0;color:var(--white);
    border-bottom:1px solid rgba(255,255,255,0.12);
  }
  .hdr.stuck .hdr-name,.hdr.stuck .hdr-nav a{color:var(--white)}
  .hdr.stuck .hdr-tag,.hdr.stuck .hdr-phone{color:rgba(255,255,255,0.72)}
  .hdr.stuck .menu-btn span{background:var(--white)}

  /* Flex space-between: brand left, button right, nav centered in the leftover space
     BETWEEN them (not page-centered) — this stays balanced even though the wide logo and
     the narrow button are different widths. */
  .hdr-row{display:flex;align-items:center;justify-content:space-between;gap:40px}
  .hdr-brand{display:inline-flex;align-items:center;flex:none}
  .hdr-logo-text{display:flex;flex-direction:column;line-height:1}
  .hdr-name{
    font-family:var(--serif);font-weight:400;font-size:21px;letter-spacing:-0.012em;
    color:var(--ink);font-variation-settings:"opsz" 48;
  }
  .hdr-tag{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:var(--ink-3);font-weight:500;margin-top:6px;
  }
  .hdr-nav{display:flex;justify-content:center;gap:44px;flex-wrap:nowrap}
  .hdr-nav a{
    font-family:var(--sans);font-size:14px;font-weight:400;
    letter-spacing:0.05em;color:var(--ink);transition:color .3s;
    white-space:nowrap;
  }
  .hdr-nav a:hover,.hdr-nav a.active{color:var(--tan-d)}
  .hdr-right{display:flex;align-items:center;justify-content:flex-end;gap:24px}
  .hdr-phone{
    font-family:var(--sans);font-size:14px;color:var(--ink);font-weight:500;letter-spacing:0.04em;
    display:inline-flex;align-items:center;gap:8px;
  }
  .hdr-phone svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex:none}
  .hdr-phone:hover{color:var(--tan-d)}
  .hdr-cta{
    font-family:var(--sans);font-size:10.5px;font-weight:500;
    letter-spacing:0.18em;text-transform:uppercase;
    color:var(--white);padding:10px 20px;border:1px solid currentColor;
    transition:all .3s;
  }
  .hdr.stuck .hdr-cta{color:var(--white)}
  .hdr-cta:hover{background:var(--white);color:var(--ink);border-color:var(--white)}

  /* Wide horizontal wordmark logo (William Raveis 1067x113, ~9.4:1).
     Letters fill most of the PNG height, so a modest px height optically matches the 14px nav. */
  .hdr-logo-img{display:block;height:22px;width:auto;transition:height .3s}
  .hdr.stuck .hdr-logo-img{height:20px}

  .menu-btn{display:none;width:48px;height:48px;flex-direction:column;align-items:center;justify-content:center;gap:6px}
  .menu-btn span{display:block;width:26px;height:1px;background:var(--ink);transition:background .3s}

  .mob{display:none;position:fixed;inset:0;z-index:80;background:var(--ink);
    flex-direction:column;justify-content:center;align-items:center;gap:0;
    opacity:0;pointer-events:none;transition:opacity .4s var(--ease)}
  .mob.open{display:flex;opacity:1;pointer-events:auto}
  .mob a:not(.mob-logo){display:flex;align-items:center;justify-content:center;
    width:min(440px,82vw);text-align:center;
    font-family:var(--serif);font-weight:300;
    font-size:clamp(28px,8vw,38px);color:var(--white);
    font-variation-settings:"opsz" 96;letter-spacing:-0.01em;line-height:1.2;
    padding:20px 4px;border-bottom:1px solid rgba(255,255,255,0.14);
    opacity:0;transform:translateY(16px);transition:color .3s}
  .mob a:not(.mob-logo):first-of-type{border-top:1px solid rgba(255,255,255,0.14)}
  .mob.open a:not(.mob-logo){opacity:1;transform:none;
    transition:opacity .55s var(--ease),transform .55s var(--ease),color .3s}
  .mob.open a:nth-child(3){transition-delay:.05s}
  .mob.open a:nth-child(4){transition-delay:.10s}
  .mob.open a:nth-child(5){transition-delay:.15s}
  .mob.open a:nth-child(6){transition-delay:.20s}
  .mob.open a:nth-child(7){transition-delay:.25s}
  .mob.open a:nth-child(8){transition-delay:.30s}
  .mob a:not(.mob-logo):hover{color:var(--tan-d)}
  .mob-logo{
    display:flex;justify-content:center;margin-bottom:48px;margin-top:-30px;
    width:auto;padding:0;border:none;
    opacity:0;transform:translateY(12px);transition:opacity .55s var(--ease),transform .55s var(--ease);
  }
  .mob.open .mob-logo{opacity:1;transform:none}
  .mob-logo img{height:32px;width:auto;filter:brightness(0) invert(1)}
  .mob-close{position:absolute;top:20px;right:22px;width:48px;height:48px;
    color:var(--white);font-size:34px;font-weight:200;display:flex;
    align-items:center;justify-content:center;line-height:1;transition:color .3s}
  .mob-close:hover{color:var(--tan-d)}

  /* ============== HERO ============== */
  .hero{position:relative;height:100vh;min-height:780px;max-height:1080px;background:#0a0a0b;overflow:hidden}
  .hero-img{position:absolute;inset:0;z-index:1}
  .hero-img .ph{height:100%}
  .hero-img img{
    position:absolute;inset:0;
    width:100%;height:100%;object-fit:cover;display:block;
    opacity:0;
    animation:heroFade 25s ease-in-out infinite;
  }
  .hero-img img:nth-child(1){animation-delay:0s}
  .hero-img img:nth-child(2){animation-delay:5s}
  .hero-img img:nth-child(3){animation-delay:10s}
  .hero-img img:nth-child(4){animation-delay:15s}
  .hero-img img:nth-child(5){animation-delay:20s}
  @keyframes heroFade{
    0%        {opacity:0}
    4%, 18%   {opacity:1}
    22%, 100% {opacity:0}
  }
  @media (prefers-reduced-motion:reduce){
    .hero-img img{animation:none;opacity:0}
    .hero-img img:nth-child(1){opacity:1}
  }
  .hero-img::after{
    content:"";position:absolute;inset:0;
    background:linear-gradient(180deg,rgba(15,27,44,0.38) 0%,rgba(15,27,44,0.06) 35%,rgba(15,27,44,0) 60%);
    pointer-events:none;
  }
  .hero-fade{
    position:absolute;left:0;right:0;bottom:0;height:90%;z-index:2;
    background:linear-gradient(to top,
      rgba(0,0,0,0.92) 0%,
      rgba(0,0,0,0.70) 45%,
      rgba(0,0,0,0.32) 80%,
      rgba(0,0,0,0) 100%);
    pointer-events:none;
  }
  .hero-scroll{
    position:absolute;right:44px;bottom:48px;z-index:5;
    display:flex;flex-direction:column;align-items:center;gap:14px;
    color:rgba(255,255,255,0.78);
    font-family:var(--sans);font-size:10px;letter-spacing:0.32em;
    text-transform:uppercase;font-weight:500;
    pointer-events:none;
  }
  .hero-overlay{
    position:absolute;inset:0;z-index:3;
    display:flex;flex-direction:column;justify-content:flex-end;
    padding:0 0 clamp(56px, 6vw, 120px);color:var(--white);
  }
  .hero-overlay > .wrap-wide{
    max-width:none;width:100%;
    padding:0 clamp(36px, 6vw, 140px);
  }
  .hero-mark{
    display:block;
    font-family:var(--sans);font-size:11px;font-weight:500;
    letter-spacing:0.30em;text-transform:uppercase;
    color:rgba(255,255,255,0.78);margin-bottom:26px;
  }
  .hero-h1{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(48px,5.6vw,108px);line-height:0.98;letter-spacing:-0.025em;
    color:var(--white);max-width:18ch;margin-bottom:30px;
  }
  .hero-lead{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:clamp(17px,1.3vw,21px);line-height:1.55;
    color:rgba(255,255,255,0.92);max-width:54ch;margin-bottom:38px;
  }
  .hero-cta{display:flex;gap:18px;flex-wrap:wrap;align-items:center;margin-top:32px}

  /* ============== REVIEW BADGES (wht-tampa style) ============== */
  .reviews{
    display:flex;flex-wrap:wrap;align-items:center;
    gap:14px 36px;
  }
  .review-source{
    display:inline-flex;align-items:center;gap:10px;
    font-family:var(--sans);
  }
  .review-brand{display:inline-flex;align-items:center;line-height:0;margin-right:2px}
  .review-brand svg{display:block;height:18px;width:auto}
  .review-brand img{display:block;height:22px;width:auto}
  .review-brand--zillow img,
  .review-brand--realtor img{height:24px}
  .review-brand--realtor{
    font-family:var(--sans);font-weight:800;font-size:1.45rem;
    letter-spacing:-0.04em;color:#D92228;line-height:1;
  }
  .hero .review-brand--zillow,
  .hero .review-brand--realtor{text-shadow:0 1px 2px rgba(0,0,0,0.45)}
  .hero .review-brand svg{filter:drop-shadow(0 1px 2px rgba(0,0,0,0.4))}
  .review-stars{display:inline-flex;gap:2px;color:#E8B764;line-height:0}
  .review-stars svg{width:18px;height:18px;fill:currentColor;display:block}
  .review-rating{
    font-family:var(--serif);font-weight:500;font-variation-settings:"opsz" 24;
    font-size:1.05rem;letter-spacing:-0.005em;line-height:1;color:var(--ink);
  }
  .review-count{
    font-family:var(--sans);font-size:0.82rem;color:var(--ink-2);
    letter-spacing:0.01em;white-space:nowrap;font-weight:400;
  }
  .hero .review-rating{color:var(--white)}
  .hero .review-count{color:rgba(255,255,255,0.85)}

  /* ============== TILES ============== */
  .tiles{padding:50px 0 70px;background:var(--white)}
  .tiles-head{
    display:grid;grid-template-columns:1fr auto;gap:60px;align-items:end;margin-bottom:50px;
  }
  .hero-h1 .m-br{display:none}
  .tiles-head h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(36px,4.4vw,66px);line-height:1;letter-spacing:-0.022em;
    color:var(--ink);max-width:16ch;
  }
  .tiles-head .lead{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:18px;line-height:1.6;color:var(--ink-2);max-width:38ch;
  }
  .tiles-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px}
  .tile{display:flex;flex-direction:column}
  .tile-img{aspect-ratio:5/4;overflow:hidden;background:var(--bone-3);margin-bottom:30px}
  .tile-img .ph{height:100%}
  .tile-img img{width:100%;height:100%;object-fit:cover;display:block;
    transition:transform 4s cubic-bezier(.45,.05,.55,.95)}
  .tile:hover .tile-img img{transform:scale(1.04)}
  .tile-num{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 48;
    font-size:clamp(34px,3.4vw,58px);line-height:1.05;letter-spacing:-0.022em;color:var(--ink);
  }
  .tile-num sup{font-size:0.62em;vertical-align:baseline;font-weight:400;color:var(--ink);margin-left:1px;letter-spacing:0}
  .tile-meta{
    margin-top:18px;padding-top:18px;border-top:1px solid var(--line);
    display:flex;flex-direction:column;gap:8px;
  }
  .tile-meta .l{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:var(--ink-3);font-weight:500;
  }
  .tile-meta .v{
    font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 24;
    font-size:16px;color:var(--ink);line-height:1.4;
  }

  /* ============== BIO ============== */
  .bio{padding:170px 0 180px;background:var(--black);color:var(--white);overflow:clip}
  .bio-grid{display:grid;grid-template-columns:5fr 7fr;gap:96px;align-items:start}
  .bio-portrait{position:sticky;top:120px;align-self:start}
  .bio-side{position:relative;z-index:2}
  .bio-portrait .frame{
    position:relative;
    aspect-ratio:4/4;background:var(--black-2);
    overflow:visible;
  }
  .bio-portrait .frame::before{
    content:"";position:absolute;
    top:-18px;bottom:-18px;
    left:-100vw;right:-18px;
    border:1px solid var(--blue-l);
    pointer-events:none;
  }
  .bio-portrait .frame .ph{height:100%;background:linear-gradient(135deg,#2B3F55 0%,#172738 100%)}
  .bio-portrait .frame .ph::before{border-color:rgba(176,205,224,0.18)}
  .bio-portrait .frame .ph-label{color:rgba(255,255,255,0.55)}
  .bio-portrait .frame img{
    width:100%;height:100%;object-fit:cover;display:block;
    position:relative;
  }

  .bio-side .micro-tan{margin-bottom:28px;display:inline-block}
  .bio-name{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(56px,6.4vw,108px);line-height:0.94;letter-spacing:-0.028em;
    color:var(--white);margin-bottom:36px;
  }
  .bio-body{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:19px;line-height:1.7;color:rgba(255,255,255,0.82);max-width:58ch;
  }
  .bio-body p{margin-bottom:22px}
  .bio-body p:last-child{margin-bottom:0}
  .bio-reviews{
    margin-top:40px;padding-top:32px;border-top:1px solid var(--line-d);
    display:flex;flex-wrap:wrap;gap:18px 36px;
  }
  .bio-reviews .review-rating{color:var(--white)}
  .bio-reviews .review-count{color:rgba(255,255,255,0.7)}
  .bio-reviews .review-brand--zillow{color:#5EA1FF;text-shadow:0 1px 2px rgba(0,0,0,0.35)}
  .bio-reviews .review-brand--realtor{color:#FF6B6B;text-shadow:0 1px 2px rgba(0,0,0,0.35)}
  .bio-meta{
    margin-top:48px;display:grid;grid-template-columns:1fr 1fr;
    gap:28px 48px;padding-top:36px;border-top:1px solid var(--line-d);
  }
  .bio-meta-row{display:flex;flex-direction:column;gap:6px}
  .bio-meta-row .l{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:rgba(255,255,255,0.5);font-weight:500;
  }
  .bio-meta-row .v{
    font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 24;
    font-size:16px;color:var(--white);line-height:1.4;
  }
  .bio-cta{margin-top:48px;display:flex;gap:18px;flex-wrap:wrap}

  /* ============== FEATURED PROPERTIES ============== */
  .feat{padding:170px 0 60px;background:var(--white)}
  .feat-head{
    display:grid;grid-template-columns:1fr auto;gap:60px;align-items:end;margin-bottom:80px;
  }
  .feat-head h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(40px,5vw,76px);line-height:1;letter-spacing:-0.022em;color:var(--ink);
  }
  .feat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:60px 48px}
  .feat-card{position:relative}
  .feat-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bone-3);margin-bottom:26px}
  .feat-img .ph{height:100%}
  .feat-img img{width:100%;height:100%;object-fit:cover;display:block;
    transition:transform 3.5s cubic-bezier(.45,.05,.55,.95)}
  .feat-card:hover .feat-img img{transform:scale(1.02)}
  .feat-tag{
    position:absolute;top:18px;left:18px;background:rgba(244,240,232,0.94);color:var(--ink);
    padding:7px 14px;font-family:var(--sans);font-size:9px;letter-spacing:0.24em;
    text-transform:uppercase;font-weight:500;
  }
  .feat-loc{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:var(--ink-3);font-weight:500;margin-bottom:10px;display:block;
  }
  .feat-title{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 48;
    font-size:24px;line-height:1.2;color:var(--ink);letter-spacing:-0.012em;margin-bottom:14px;
    transition:color .4s var(--ease);
  }
  .feat-card:hover .feat-title{color:var(--tan-d)}
  .feat-row{
    display:flex;justify-content:space-between;align-items:baseline;
    padding-top:14px;border-top:1px solid var(--line);
    font-family:var(--sans);font-size:10.5px;color:var(--ink-2);font-weight:400;letter-spacing:0.02em;
  }
  .feat-row .v{font-family:var(--serif);font-weight:500;font-variation-settings:"opsz" 24;font-size:18px;color:var(--ink);letter-spacing:0}
  .feat-foot{margin-top:80px;display:flex;justify-content:center}

  /* ============== PAST SALES ============== */
  .past{padding:170px 0 70px;background:var(--white)}
  .past > .wrap-wide{max-width:none;padding:0 56px;width:100%}
  .past-head{
    display:grid;grid-template-columns:1fr auto;gap:60px;align-items:end;margin-bottom:80px;
  }
  .past-head h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(40px,5vw,76px);line-height:1;letter-spacing:-0.022em;color:var(--ink);
  }
  .past-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:64px 40px}
  .past-card{position:relative}
  .past-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bone-3);margin-bottom:22px}
  .past-img .ph{height:100%}
  .past-img img{width:100%;height:100%;object-fit:cover;display:block;
    transition:transform 3.5s cubic-bezier(.45,.05,.55,.95)}
  .past-card:hover .past-img img{transform:scale(1.02)}
  .past-stamp{
    position:absolute;top:14px;left:14px;background:var(--ink);color:var(--white);
    padding:6px 12px;font-family:var(--sans);font-size:8.5px;letter-spacing:0.26em;
    text-transform:uppercase;font-weight:700;z-index:2;
  }
  .past-loc{
    font-family:var(--sans);font-size:9px;letter-spacing:0.26em;text-transform:uppercase;
    color:var(--ink-3);font-weight:500;margin-bottom:8px;display:block;
  }
  .past-title{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:18px;line-height:1.3;color:var(--ink);letter-spacing:-0.008em;margin-bottom:8px;
  }
  .past-specs{
    font-family:var(--sans);font-size:11px;font-weight:400;
    color:var(--ink-2);letter-spacing:0.04em;margin-bottom:6px;
  }
  .past-price{
    font-family:var(--serif);font-weight:500;font-variation-settings:"opsz" 24;
    font-size:18px;color:var(--ink);letter-spacing:0;
  }
  .past-foot{margin-top:80px;display:flex;justify-content:center}

  /* ============== MAP ============== */
  .map-sec{padding:110px 0 100px;background:var(--bone)}
  .map-head{max-width:780px;margin:0 auto 56px;text-align:center}
  .map-head .lead{margin-left:auto;margin-right:auto}
  .map-head h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(36px,4.6vw,68px);line-height:1;letter-spacing:-0.022em;color:var(--ink);
    margin-top:18px;
  }
  .map-head .lead{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:18px;line-height:1.6;color:var(--ink-2);max-width:60ch;margin-top:24px;
  }
  .map-grid{display:grid;grid-template-columns:7fr 5fr;gap:80px;align-items:stretch}
  .map-canvas{
    position:relative;background:var(--bone-2);overflow:hidden;
    margin-left:calc(-1 * max(56px, 50vw - 684px));
    min-height:520px;
    border:1px solid var(--blue-l);
  }
  .map-canvas::after{
    content:"";position:absolute;inset:0;z-index:2;
    background:rgba(176,205,224,0.10);
    pointer-events:none;
  }
  .map-canvas svg{width:100%;height:100%;display:block}
  .map-canvas img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
  .map-canvas iframe{position:absolute;inset:0;width:100%;height:100%;border:0;display:block}
  .map-canvas.has-map::after{display:none}
  .map-canvas .ph{height:100%;background:linear-gradient(135deg,#DCE9F1 0%,#B0CDE0 100%)}
  .map-canvas .ph::before{border-color:rgba(15,27,44,0.18)}
  .neigh-list{display:flex;flex-direction:column}
  .neigh-list .h{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:var(--ink-3);font-weight:500;padding-bottom:18px;border-bottom:1px solid var(--line);
  }
  .neigh-row{
    display:grid;grid-template-columns:1fr auto;gap:24px;align-items:baseline;
    padding:18px 0;border-bottom:1px solid var(--line);
  }
  .neigh-row:last-child{border-bottom:none}
  .neigh-row .n{
    font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 48;
    font-size:21px;color:var(--ink);letter-spacing:-0.012em;
  }
  .neigh-row .c{
    font-family:var(--sans);font-size:10px;letter-spacing:0.16em;
    color:var(--ink-3);font-weight:400;
  }

  /* ============== TESTIMONIALS ============== */
  .test{padding:90px 0 96px;background:var(--black);color:var(--white);overflow:hidden}
  .test-head{max-width:820px;margin:0 0 64px}
  .test-head--center{max-width:none;margin:0 auto 36px;text-align:center}
  .test-head .micro-tan{display:block;margin-bottom:22px}
  .test-head h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(40px,5vw,76px);line-height:1.0;letter-spacing:-0.024em;
    color:var(--white);
  }

  /* One-at-a-time testimonial slider — auto-shifts, no controls. Uses the full width. */
  .tslider{max-width:1500px;margin:0 auto}
  /* Grid-stack: every slide occupies the SAME cell, so the stage auto-sizes to the
     tallest quote (no fixed height to guess at) and slides cross-fade in place. */
  .tslider-stage{display:grid}
  .tslide{
    grid-area:1 / 1;margin:0;
    display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;
    opacity:0;visibility:hidden;transform:translateY(12px);
    transition:opacity .7s var(--ease),transform .7s var(--ease),visibility .7s;
    pointer-events:none;
  }
  .tslide.is-active{opacity:1;visibility:visible;transform:none;pointer-events:auto}
  .tslide-quote{
    font-family:var(--serif);font-size:90px;line-height:0.6;color:var(--tan);
    display:block;margin-bottom:24px;opacity:0.85;
  }
  .tslide-q{
    font-family:var(--serif);font-weight:300;font-variation-settings:"opsz" 96;
    font-size:clamp(24px,2.4vw,34px);line-height:1.45;letter-spacing:-0.012em;
    color:#fff;max-width:62ch;margin:0 auto 34px;
  }
  .tslide-attr{
    font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:0.30em;
    text-transform:uppercase;color:var(--tan);
  }
  .test-reviews{
    display:flex;flex-wrap:wrap;align-items:center;gap:18px 40px;
    margin-top:34px;padding-top:28px;border-top:1px solid var(--line-d);
  }
  .test-reviews-note{
    font-family:var(--sans);font-size:11px;font-weight:500;
    letter-spacing:0.30em;text-transform:uppercase;color:var(--tan);
  }
  .test-marquee{
    position:relative;overflow:hidden;margin-top:80px;
    -webkit-mask-image:linear-gradient(to right,transparent 0,#000 96px,#000 calc(100% - 96px),transparent 100%);
    mask-image:linear-gradient(to right,transparent 0,#000 96px,#000 calc(100% - 96px),transparent 100%);
  }
  .test-track{
    display:flex;gap:72px;width:max-content;
    animation:testScroll 220s linear infinite;
    will-change:transform;
  }
  .test-marquee:hover .test-track{animation-play-state:paused}
  .test-card{
    flex:0 0 460px;
    padding:38px 0 0 38px;
    border-top:1px solid var(--tan);
    border-left:1px solid var(--tan);
    display:flex;flex-direction:column;min-height:340px;
  }
  .test-q{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:20px;line-height:1.65;color:rgba(255,255,255,0.92);letter-spacing:-0.005em;
    margin:0 0 36px;flex:1;
  }
  .test-attr{display:flex;flex-direction:column;gap:6px;margin-top:auto}
  .test-attr-name{
    font-family:var(--sans);font-size:10.5px;font-weight:500;color:var(--white);
    letter-spacing:0.30em;text-transform:uppercase;
  }
  .test-attr-role{
    font-family:var(--serif);font-weight:400;font-style:italic;
    font-variation-settings:"opsz" 24;
    font-size:13.5px;color:var(--tan);letter-spacing:0.02em;
  }
  @keyframes testScroll{
    0%{transform:translateX(0)}
    100%{transform:translateX(-50%)}
  }
  @media (prefers-reduced-motion:reduce){
    .test-track{animation:none}
  }

  /* ============== DUO BAND ============== */
  .duo{display:grid;grid-template-columns:1fr 1fr;background:var(--black)}
  .duo-tile{
    position:relative;min-height:580px;overflow:hidden;color:var(--white);
    display:flex;align-items:flex-end;
  }
  .duo-tile-img{position:absolute;inset:0;z-index:1}
  .duo-tile-img .ph{height:100%}
  .duo-tile-img img{width:100%;height:100%;object-fit:cover;display:block}
  .duo-tile-img::after{
    content:"";position:absolute;inset:0;z-index:2;
    background:linear-gradient(180deg,rgba(15,27,44,0.55) 0%,rgba(15,27,44,0.70) 50%,rgba(15,27,44,0.95) 100%);
    pointer-events:none;
  }
  .duo-tile-content{
    position:relative;z-index:3;padding:64px;width:100%;
    min-height:460px;
    display:flex;flex-direction:column;
  }
  .duo-tile-content .micro-tan{display:inline-block;margin-bottom:22px;color:var(--tan)}
  .duo-tile-content .btn-text-light{margin-top:auto;align-self:flex-start}
  .duo-tile-content h3{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(36px,4vw,58px);line-height:1.02;letter-spacing:-0.022em;
    color:var(--white);margin-bottom:18px;max-width:18ch;
  }
  .duo-tile-content p{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:17px;line-height:1.6;color:rgba(255,255,255,0.85);
    margin-bottom:30px;max-width:38ch;
  }

  /* ============== IMAGE BANNER ============== */
  .banner{
    position:relative;height:380px;min-height:340px;
    background-color:var(--black);overflow:hidden;
    background-size:cover;background-position:center;background-attachment:fixed;
  }
  .banner-img{position:absolute;inset:0;z-index:1}
  .banner-img .ph{height:100%}
  .banner-img::after{
    content:"";position:absolute;inset:0;
    background:linear-gradient(100deg,rgba(15,27,44,0.84) 0%,rgba(15,27,44,0.55) 40%,rgba(15,27,44,0.20) 70%,rgba(15,27,44,0.10) 100%);
    pointer-events:none;
  }
  .banner-overlay{
    position:absolute;inset:0;z-index:2;display:flex;align-items:center;
  }
  .banner-overlay > .wrap-wide{width:100%}
  .banner-content{
    display:grid;grid-template-columns:1.3fr 1fr;gap:60px;align-items:center;
    color:var(--white);
  }
  .banner-l{display:flex;flex-direction:column}
  .banner-r{
    display:flex;flex-direction:column;gap:24px;align-items:flex-start;
    background:rgba(15,27,44,0.72);
    backdrop-filter:blur(10px) saturate(106%);
    -webkit-backdrop-filter:blur(10px) saturate(106%);
    padding:34px 34px;
    border-left:2px solid var(--tan);
  }
  .banner-mark{
    font-family:var(--sans);font-size:10.5px;letter-spacing:0.32em;text-transform:uppercase;
    font-weight:500;color:var(--tan);margin-bottom:22px;
  }
  .banner-h{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(34px,3.6vw,56px);line-height:1.04;letter-spacing:-0.022em;
    color:var(--white);
  }
  .banner-lead{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:clamp(16px,1.2vw,18px);line-height:1.6;color:rgba(255,255,255,0.9);
  }

  /* ============== CONTACT ============== */
  .contact{padding:170px 0;background:var(--bone)}
  .contact-grid{display:grid;grid-template-columns:5fr 7fr;gap:96px}
  .contact-side h2{
    font-family:var(--serif);font-weight:300;
    font-variation-settings:"opsz" 144;
    font-size:clamp(40px,4.6vw,68px);line-height:1;letter-spacing:-0.022em;color:var(--ink);
    margin-bottom:28px;
  }
  .contact-side .lead{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:18px;line-height:1.6;color:var(--ink-2);margin-bottom:50px;max-width:38ch;
  }
  .contact-channels{display:flex;flex-direction:column;gap:24px;padding-top:32px;border-top:1px solid var(--line)}
  .contact-channel{display:flex;flex-direction:column;gap:6px}
  .contact-channel .l{font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;color:var(--ink-3);font-weight:500}
  .contact-channel .v{font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 24;font-size:18px;color:var(--ink);letter-spacing:-0.005em}
  .contact-channel a.v:hover{color:var(--tan-d)}

  .contact-form{display:flex;flex-direction:column;gap:30px}
  .contact-form-row{display:grid;grid-template-columns:1fr 1fr;gap:30px}
  .contact-field{display:flex;flex-direction:column;gap:10px;border-bottom:1px solid var(--line);padding-bottom:14px}
  .contact-field label{font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;color:var(--ink-3);font-weight:500}
  .contact-field label .req{color:#c0392b;letter-spacing:0;margin-left:2px}
  .contact-field input,.contact-field select,.contact-field textarea{
    font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 24;font-size:18px;color:var(--ink);padding:6px 0;
  }
  .contact-field textarea{resize:vertical;min-height:120px;font-size:16px}
  .contact-form .submit{align-self:flex-start;margin-top:14px}
  .contact-field.field-error{border-bottom-color:#c0392b}
  .contact-field.field-error label{color:#c0392b}

  /* ============== FOOTER ============== */
  .ftr{background:var(--black);color:rgba(255,255,255,0.7);padding:90px 0 36px}
  .ftr-top{
    display:grid;grid-template-columns:1.6fr 1fr;gap:80px;
    padding-bottom:54px;border-bottom:1px solid var(--line-d);
  }
  .ftr-brand .b-name{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 48;
    font-size:24px;color:var(--white);letter-spacing:-0.012em;margin-bottom:6px;display:block;
  }
  .ftr-brand .b-tag{
    font-family:var(--sans);font-size:9.5px;color:var(--tan);
    letter-spacing:0.28em;text-transform:uppercase;margin-bottom:24px;display:block;font-weight:500;
  }
  .ftr-logo-img{display:block;height:26px;width:auto;margin-bottom:24px}
  .ftr-brand p{
    font-family:var(--serif);font-weight:400;
    font-variation-settings:"opsz" 24;
    font-size:15px;line-height:1.7;color:rgba(255,255,255,0.62);max-width:340px;margin-bottom:26px;
  }
  .ftr-social{display:flex;gap:12px}
  .ftr-social a{
    width:38px;height:38px;border:1px solid var(--line-d2);
    display:inline-flex;align-items:center;justify-content:center;color:rgba(255,255,255,0.78);
  }
  .ftr-social a:hover{background:var(--white);color:var(--ink);border-color:var(--white)}
  .ftr-social svg{width:14px;height:14px;fill:currentColor}
  .ftr-social a img{width:16px;height:16px;object-fit:contain;display:block;filter:brightness(0) invert(1)}
  .ftr-social a:hover img{filter:brightness(0)}
  .ftr-col h5{
    font-family:var(--sans);font-size:9.5px;letter-spacing:0.28em;text-transform:uppercase;
    color:rgba(255,255,255,0.92);font-weight:500;margin-bottom:22px;
  }
  .ftr-col ul{list-style:none;display:flex;flex-direction:column;gap:14px}
  .ftr-col a{font-family:var(--serif);font-weight:400;font-variation-settings:"opsz" 24;font-size:15px;color:rgba(255,255,255,0.62)}
  .ftr-col a:hover{color:var(--white)}
  .ftr-legal{
    padding-top:36px;display:flex;justify-content:space-between;align-items:flex-start;
    gap:40px;flex-wrap:wrap;
  }
  .ftr-legal-text{
    font-family:var(--sans);font-size:11px;line-height:1.7;color:rgba(255,255,255,0.42);
    max-width:780px;font-weight:300;
  }
  .ftr-legal-text strong{color:rgba(255,255,255,0.7);font-weight:500}
  .ftr-credit{
    font-family:var(--sans);font-size:11px;letter-spacing:0.18em;text-transform:uppercase;
    color:rgba(255,255,255,0.5);font-weight:500;
  }
  .ftr-credit a{color:rgba(255,255,255,0.5)}
  .ftr-credit a:hover{color:var(--white)}

  .ftr-badges{display:flex;align-items:center;gap:18px;margin:20px 0 4px}
  .ftr-badges img{height:52px;width:auto;opacity:0.7;filter:brightness(0) invert(1)}

  /* ---- Proper Websites signature bar ---- */
  .pw-bar{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:22px}
  .pw-credit{display:inline-flex;align-items:center;gap:9px;text-decoration:none}
  .pw-logo{height:28px;width:auto;opacity:.95;margin-right:5px}
  .pw-by{color:rgba(255,255,255,0.5)}
  .pw-name{color:var(--tan-d);text-decoration:underline;text-decoration-color:var(--tan-d);text-decoration-thickness:.5px;text-underline-offset:3px;transition:color .3s,text-decoration-color .3s}
  .pw-credit:hover .pw-name{color:#fff;text-decoration-color:#fff}
  .pw-copy{color:rgba(255,255,255,0.5);font-family:var(--sans);font-size:11px;letter-spacing:0.04em}

  /* ============== TABLET ============== */
  @media (max-width:1440px){
    .hdr-right .hdr-phone{display:none}
  }
  @media (max-width:1200px){
    .hdr-right .hdr-cta{display:none}
  }

  @media (max-width:1024px){
    .wrap,.wrap-tight,.wrap-wide{padding:0 36px}
    .hdr-nav{display:none}
    .hdr-right .hdr-phone,.hdr-right .hdr-cta{display:none}
    .menu-btn{display:flex}
    .hdr-row{grid-template-columns:auto 1fr auto}
    .tiles-head,.feat-head,.past-head{grid-template-columns:1fr;gap:30px}
    .tiles-grid{grid-template-columns:1fr;gap:60px}
    .bio-grid{grid-template-columns:1fr;gap:60px}
    .bio-portrait{max-width:520px;position:relative;top:0}
    .feat-grid{grid-template-columns:1fr;gap:60px}
    .feat-grid .feat-card:nth-child(3){grid-column:auto;max-width:none;margin:0;width:auto}
    .past-grid{grid-template-columns:1fr;gap:48px}
    .map-grid{grid-template-columns:1fr;gap:60px}
    .contact-grid{grid-template-columns:1fr;gap:60px}
    .ftr-top{grid-template-columns:1fr 1fr;gap:48px}
    .ftr-brand{grid-column:1 / -1}
    .duo{grid-template-columns:1fr}
    .duo-tile{min-height:460px}
    .banner{height:auto;min-height:auto;background-attachment:scroll}
    .banner-overlay{position:relative;padding:80px 0;align-items:flex-start}
    .banner-content{grid-template-columns:1fr;gap:28px}
  }

  /* ============== MOBILE ============== */
  @media (max-width:640px){
    .wrap,.wrap-tight,.wrap-wide{padding:0 22px}
    .hdr{padding:18px 0}
    .hdr > .wrap-wide{padding:0 18px}
    .hdr-row{gap:16px;grid-template-columns:auto 1fr auto;align-items:center}
    .hdr-right{justify-self:end;justify-content:flex-end}
    .menu-btn{width:44px;height:44px}
    .hdr-name{font-size:17px}
    .hdr-tag{font-size:8.5px;letter-spacing:0.22em}

    .hero{height:auto;min-height:960px;max-height:none}
    .hero-overlay{position:relative;padding:140px 0 60px;min-height:960px}
    .hero-overlay > .wrap-wide{padding:0 22px}
    .hero-mark{font-size:9px;letter-spacing:0.16em;margin-bottom:20px;white-space:nowrap}
    .hero-h1 .m-br{display:inline}
    .hero-h1{font-size:clamp(48px,13vw,72px);max-width:none;letter-spacing:-0.024em;line-height:1.02;margin-bottom:26px}
    .hero-lead{font-size:18px;max-width:34ch;margin-bottom:28px;line-height:1.5}
    .hero-cta{gap:10px;flex-wrap:nowrap;margin-top:24px}
    .hero-cta .btn,.hero-cta .btn-text-light{
      flex:1 1 0;min-width:0;
      padding:15px 10px;letter-spacing:0.08em;font-size:11px;gap:8px;
      justify-content:center;text-align:center;
      border:1px solid rgba(255,255,255,0.55);
    }
    .hero-cta .btn-text-light{border-bottom-color:rgba(255,255,255,0.55);background:transparent}
    .hero-cta .arr{width:14px;flex:none}
    .hero-cta .arr::after{width:6px;height:6px}
    .hero-fade{height:100%;background:linear-gradient(to top,
      rgba(0,0,0,0.92) 0%,
      rgba(0,0,0,0.78) 35%,
      rgba(0,0,0,0.55) 70%,
      rgba(0,0,0,0.30) 100%)}

    /* Review badges — side-by-side on mobile, shrink to fit */
    .reviews{gap:8px 16px;flex-wrap:nowrap;justify-content:flex-start}
    .review-source{gap:6px}
    .review-stars svg{width:11px;height:11px}
    .review-stars{gap:1px}
    .review-rating{font-size:0.95rem}
    .review-count{font-size:0.7rem;letter-spacing:0}
    .review-brand svg{height:15px}
    .review-brand--zillow,
    .review-brand--realtor{font-size:1.15rem}

    .tiles{padding:80px 0 60px}
    .tiles-head h2{font-size:clamp(40px,10vw,56px)}
    .tile-num{font-size:clamp(30px,8vw,44px)}
    .tile-img{margin-left:-22px;margin-right:-22px;aspect-ratio:5/4}

    .bio{margin-top:80px;padding:90px 0 100px}
    .bio-name{font-size:clamp(48px,12vw,68px)}
    .bio-portrait{position:static;margin-left:0;margin-right:-22px;max-width:none}
    .bio-body{font-size:17px}
    .bio-meta{grid-template-columns:1fr;gap:22px;margin-top:42px;padding-top:30px}
    .bio-cta{gap:10px}
    .bio-cta .btn{flex:1 1 0;min-width:0;padding:16px 12px;letter-spacing:0.14em;font-size:10px;gap:8px}

    .feat{padding:90px 0 30px}
    .feat-head h2{font-size:clamp(40px,10vw,56px)}
    .feat-grid{grid-template-columns:1fr;gap:60px}
    .feat-grid .feat-card:nth-child(3){max-width:none;margin:0;width:auto}
    .feat-img{margin-left:-22px;margin-right:-22px}
    .feat-title{font-size:21px}
    .feat-foot{margin-top:60px}

    .past{padding:90px 0 30px}
    .past > .wrap-wide{padding:0 12px}
    .past-head{text-align:right;justify-items:end}
    .past-head h2{font-size:clamp(40px,10vw,56px)}
    .past-grid{grid-template-columns:1fr;gap:40px}
    .past-img{margin-left:0;margin-right:0}
    .past-title{font-size:15px}
    .past-price{font-size:14px}

    .map-sec{padding:90px 0 100px}
    .map-head{max-width:none}
    .map-head h2{font-size:clamp(38px,10vw,58px);max-width:none}
    .map-canvas{margin-left:-22px;margin-right:-22px}
    .neigh-row .n{font-size:18px}

    .test{padding:90px 0 100px}
    .test-head h2{font-size:clamp(28px,7vw,42px)}
    .tslide-q{font-size:22px;max-width:none}
    .tslide-quote{font-size:64px}

    .banner{height:auto;min-height:auto;background-attachment:scroll}
    .banner-overlay{position:relative;padding:64px 0;align-items:flex-start}
    .banner-content{grid-template-columns:1fr;gap:24px;align-items:start}
    .banner-h{font-size:clamp(28px,7vw,40px)}
    .banner-r{padding:24px;gap:18px}

    .duo-tile{min-height:560px}
    .duo-tile-content{padding:36px 22px;min-height:auto}
    .duo-tile-content h3{font-size:clamp(28px,8vw,40px)}

    .contact{padding:90px 0 100px}
    .contact-side h2{font-size:clamp(34px,9vw,48px)}
    .contact-form-row{grid-template-columns:1fr;gap:30px}

    .ftr{padding:64px 0 28px}
    .ftr-top{grid-template-columns:1fr;gap:42px;padding-bottom:42px}
    .ftr-brand{text-align:center}
    .ftr-logo-img{margin-left:auto;margin-right:auto}
    .ftr-brand p{margin-left:auto;margin-right:auto;max-width:36ch}
    .ftr-brand .ftr-social{justify-content:center;flex-wrap:wrap;gap:10px}
    .ftr-brand .b-tag{display:inline-block}
    .ftr-social{justify-content:center}
    .ftr-legal{flex-direction:column;gap:24px}
  }

/* ---- Card image carousel (Featured property thumbnails) ---- */
.card-carousel{position:absolute;inset:0;overflow:hidden}
.card-carousel .cc-slide{
  position:absolute;inset:0;opacity:0;transition:opacity .6s var(--ease);
}
.card-carousel .cc-slide.is-active{opacity:1}
.card-carousel .cc-slide img{
  width:100%;height:100%;object-fit:cover;display:block;
}
.card-carousel .cc-dots{
  position:absolute;left:0;right:0;bottom:12px;z-index:3;
  display:flex;gap:6px;justify-content:center;
}
.card-carousel .cc-dots button{
  width:6px;height:6px;border-radius:50%;border:none;padding:0;cursor:pointer;
  background:rgba(255,255,255,0.55);transition:background .3s,transform .3s;
}
.card-carousel .cc-dots button.is-active{background:#fff;transform:scale(1.3)}
.card-carousel .cc-arrow{
  position:absolute;top:50%;transform:translateY(-50%);z-index:3;
  width:34px;height:34px;border:none;border-radius:50%;cursor:pointer;
  background:rgba(15,27,44,0.42);color:#fff;
  display:flex;align-items:center;justify-content:center;
  opacity:0;transition:opacity .3s,background .3s;
}
.card-carousel:hover .cc-arrow{opacity:1}
.card-carousel .cc-arrow:hover{background:rgba(15,27,44,0.75)}
.card-carousel .cc-arrow svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.card-carousel .cc-prev{left:10px}
.card-carousel .cc-next{right:10px}
/* keep the zoom-on-hover effect off carousel imgs so slides don't drift */
.lst-card:hover .lst-img .card-carousel img{transform:none}