/* Realty With a Why — portable static site */
:root {
  --ink: #10110f;
  --charcoal: #292a27;
  --pine: #17444a;
  --pine-deep: #0f3439;
  --berry: #a44f6b;
  --berry-hover: #86405a;
  --gold: #d4b85f;
  --paper: #fffdf8;
  --parchment: #f4efe5;
  --sage: #f4efe5;
  --taupe: #b6a590;
  --muted: #625f59;
  --line: rgba(16, 17, 15, .16);
  --serif: Georgia, "Times New Roman", serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --max: 1180px;
  --shadow: 0 24px 70px rgba(20, 18, 14, .14);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 1rem;
  line-height: 1.65;
  text-rendering: optimizeLegibility;
}
body::before {
  content: "";
  position: fixed;
  inset: 0;
  z-index: 100;
  pointer-events: none;
  opacity: .13;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.08'/%3E%3C/svg%3E");
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
:focus-visible { outline: 3px solid #0b68c8; outline-offset: 3px; }

.skip-link {
  position: fixed;
  top: .75rem;
  left: .75rem;
  z-index: 999;
  transform: translateY(-170%);
  padding: .7rem 1rem;
  color: var(--ink);
  background: var(--paper);
  border: 2px solid var(--ink);
}
.skip-link:focus { transform: translateY(0); }
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.shell { width: min(var(--max), calc(100% - 2rem)); margin-inline: auto; }
.section { padding: clamp(4rem, 8vw, 7rem) 0; }
.section-tight { padding: clamp(3rem, 6vw, 5rem) 0; }
.paper { background: var(--paper); }
.parchment { background: var(--parchment); }
.sage { background: var(--sage); }
.ink { color: var(--paper); background: var(--ink); }
.pine { color: var(--paper); background: var(--pine); }
.center { text-align: center; }
.narrow { max-width: 760px; }
.muted { color: var(--muted); }
.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: .65rem;
  margin: 0 0 .95rem;
  color: var(--pine);
  font-size: .79rem;
  font-weight: 820;
  letter-spacing: .15em;
  text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 32px; height: 2px; background: var(--berry); }
.ink .eyebrow, .pine .eyebrow { color: var(--gold); }
h1, h2, h3, h4 {
  margin: 0;
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -.025em;
}
h1 { font-size: clamp(3.15rem, 7.2vw, 6.8rem); }
h2 { font-size: clamp(2.35rem, 5vw, 4.7rem); }
h3 { font-size: clamp(1.45rem, 2.5vw, 2rem); }
h4 { font-size: 1.25rem; }
p { margin: 0 0 1rem; }
.lede {
  max-width: 64ch;
  color: #4f4b46;
  font-size: clamp(1.08rem, 1.8vw, 1.28rem);
}
.ink .lede, .pine .lede { color: #ddd7cd; }
.button-row { display: flex; flex-wrap: wrap; align-items: center; gap: .75rem; }
.button {
  min-height: 50px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: .5rem;
  padding: .8rem 1.25rem;
  border: 1px solid var(--ink);
  border-radius: 999px;
  font-weight: 780;
  line-height: 1.1;
  text-decoration: none;
  cursor: pointer;
  transition: transform 180ms ease, color 180ms ease, background 180ms ease;
}
.button:hover { transform: translateY(-2px); }
.button-primary { color: var(--paper); background: var(--pine); border-color: var(--pine); }
.button-primary:hover { background: var(--pine-deep); }
.button-dark { color: var(--paper); background: var(--ink); }
.button-dark:hover { color: var(--paper); background: var(--berry); border-color: var(--berry); }
.button-gold { color: var(--paper); background: var(--berry); border-color: var(--berry); }
.button-gold:hover { background: var(--berry-hover); border-color: var(--berry-hover); }
.button-ghost { background: transparent; }
.ink .button-ghost, .pine .button-ghost { color: var(--paper); border-color: rgba(255,255,255,.52); }

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 60;
  color: var(--paper);
  background: rgba(16, 17, 15, .965);
  border-bottom: 1px solid rgba(164, 79, 107, .48);
  backdrop-filter: blur(16px);
}
.nav-shell {
  width: min(var(--max), calc(100% - 2rem));
  min-height: 76px;
  margin: auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.25rem;
}
.brand { display: inline-flex; align-items: center; text-decoration: none; white-space: nowrap; }
.brand-name { display: grid; line-height: 1.05; }
.brand-name strong { font-family: var(--serif); font-size: 1.16rem; font-weight: 500; letter-spacing: .01em; }
.brand-name span { margin-top: .28rem; color: #d7d0c4; font-size: .8rem; letter-spacing: .045em; }
.nav-links { display: flex; align-items: center; gap: 1.25rem; }
.nav-links a { color: #eee8dd; font-size: .93rem; font-weight: 680; text-decoration: none; }
.nav-links a:hover, .nav-links a[aria-current="page"] { color: var(--gold); }
.nav-links .nav-cta { padding: .68rem 1rem; color: var(--paper); background: var(--berry); border-radius: 999px; }
.nav-links .nav-cta:hover { color: var(--paper); background: var(--berry-hover); }
.menu-button {
  display: none;
  width: 46px;
  height: 46px;
  color: var(--paper);
  background: transparent;
  border: 1px solid rgba(255,255,255,.38);
  border-radius: 50%;
  cursor: pointer;
}

/* Home hero */
.hero {
  position: relative;
  overflow: hidden;
  min-height: calc(100svh - 76px);
  padding: clamp(3.6rem, 6vw, 6.5rem) 0 3.5rem;
  background:
    linear-gradient(90deg, transparent 0 73.5%, rgba(164,79,107,.14) 73.5% 74.2%, transparent 74.2%),
    var(--parchment);
}
.hero::after {
  content: "WHY";
  position: absolute;
  right: -.05em;
  bottom: -.21em;
  color: rgba(16,17,15,.035);
  font-family: var(--serif);
  font-size: clamp(10rem, 29vw, 28rem);
  line-height: 1;
  pointer-events: none;
}
.hero-grid {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(290px, .66fr);
  align-items: center;
  gap: clamp(2.5rem, 6vw, 6rem);
}
.hero-copy { max-width: 760px; }
.hero-copy h1 span { display: block; color: var(--pine); font-style: italic; }
.hero-copy .lede { margin: 1.55rem 0 2rem; }
.hero-proof { display: flex; flex-wrap: wrap; gap: .55rem 1.1rem; margin-top: 1.45rem; color: #5f5a53; font-size: .93rem; }
.hero-proof strong { color: var(--ink); }
.hero-proof-mobile { display: none; }
.portrait-wrap { position: relative; width: min(100%, 410px); justify-self: end; }
.portrait-wrap::before { content: ""; position: absolute; inset: -18px 25px 28px -18px; border: 2px solid var(--gold); }
.portrait-frame { position: relative; overflow: hidden; aspect-ratio: 4 / 5.2; background: var(--ink); border: 10px solid var(--ink); box-shadow: var(--shadow); }
.portrait-frame img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 27%; }
.portrait-caption { position: relative; margin: -1.8rem 0 0 2rem; padding: .95rem 1.1rem; color: var(--paper); background: var(--pine); box-shadow: 0 14px 35px rgba(17,17,16,.2); }
.portrait-caption strong { display: block; font-family: var(--serif); font-size: 1.24rem; font-weight: 500; }
.portrait-caption span { color: #dfe8e4; font-size: .88rem; }
.prompt-strip { position: relative; z-index: 3; margin-top: clamp(3rem, 7vw, 6rem); }
.prompt-card { display: grid; grid-template-columns: minmax(210px,.6fr) 1.6fr; gap: 1.4rem 2rem; padding: clamp(1.35rem,3vw,2.2rem); color: var(--paper); background: var(--ink); border-top: 3px solid var(--gold); }
.prompt-card p { margin: 0; color: #d8d1c6; }
.goal-buttons { display: flex; flex-wrap: wrap; gap: .6rem; }
.goal-button { min-height: 44px; padding: .6rem .88rem; color: var(--paper); background: transparent; border: 1px solid rgba(255,255,255,.34); border-radius: 999px; cursor: pointer; }
.goal-button:hover, .goal-button[aria-pressed="true"] { color: var(--paper); background: var(--berry); border-color: var(--berry); }
.goal-status { min-height: 1.5rem; margin: .62rem 0 0 !important; color: var(--gold) !important; font-weight: 680; }
.path-handoff { margin: 0 0 .85rem; padding: .72rem .8rem; border-left: 3px solid var(--berry); background: rgba(164,79,107,.09); color: var(--ink); font-weight: 700; }
.draft-banner { padding: .8rem 1rem; color: var(--paper); background: var(--berry-hover); font-weight: 800; text-align: center; }

/* Required Texas notices */
.trec-strip { background: var(--paper); border-top: 1px solid rgba(16,17,15,.14); border-bottom: 1px solid rgba(16,17,15,.14); }
.trec-strip-inner { display: flex; flex-wrap: wrap; align-items: center; gap: .65rem 1.35rem; padding-top: 1rem; padding-bottom: 1rem; }
.trec-strip-label { color: #5f5a53; font-size: .82rem; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.trec-strip a { color: var(--ink); font-size: 16px; font-weight: 800; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.trec-strip a:hover { color: var(--pine); }

/* Content grids */
.section-heading { display: grid; grid-template-columns: .78fr 1.22fr; gap: clamp(2rem,7vw,6rem); align-items: end; margin-bottom: 2.2rem; }
.section-heading .lede { margin-bottom: .3rem; }
.path-grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 1rem; }
.path-card {
  grid-column: span 4;
  min-height: 320px;
  display: flex;
  flex-direction: column;
  padding: clamp(1.35rem, 3vw, 2.1rem);
  color: var(--paper);
  background: var(--ink);
  border: 1px solid rgba(164,79,107,.28);
  text-decoration: none;
  transition: transform 180ms ease, background 180ms ease;
}
.path-card:hover { transform: translateY(-5px); background: var(--pine-deep); }
.path-card.featured { grid-column: span 8; color: var(--ink); background: var(--parchment); border-color: var(--berry); }
.path-card.featured:hover { color: var(--paper); background: var(--pine-deep); }
.path-number { color: var(--berry); font-size: .78rem; font-weight: 850; letter-spacing: .15em; }
.path-card.featured .path-number { color: var(--pine); }
.path-card h3 { margin: auto 0 1rem; }
.path-card p { color: #d8d1c6; }
.path-card.featured p { color: #4d493f; }
.path-link { margin-top: auto; font-weight: 780; }
.path-link::after { content: "  →"; }
.split { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(2.5rem,8vw,7rem); align-items: start; }
.sticky-copy { position: sticky; top: 118px; }
.steps { display: grid; border-top: 1px solid var(--line); }
.step { display: grid; grid-template-columns: 74px 1fr; gap: 1.15rem; padding: 1.55rem 0; border-bottom: 1px solid var(--line); }
.step-number { color: var(--berry); font-family: var(--serif); font-size: 2.2rem; line-height: 1; }
.step h3 { margin-bottom: .55rem; }
.local-panel { position: relative; overflow: hidden; padding: clamp(2rem,6vw,5rem); color: var(--paper); background: var(--pine); }
.local-panel::after { content: "75248"; position: absolute; right: -.03em; bottom: -.3em; color: rgba(255,255,255,.045); font-family: var(--serif); font-size: clamp(7rem,21vw,18rem); line-height: 1; }
.local-panel > * { position: relative; z-index: 1; }
.local-panel .lede { color: var(--paper); }
.area-list { display: flex; flex-wrap: wrap; gap: .55rem; margin: 1.6rem 0 0; padding: 0; list-style: none; }
.area-list li { padding: .45rem .72rem; border: 1px solid rgba(255,255,255,.34); border-radius: 999px; }

/* Local content and vendor directory */
.update-bar {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: .6rem 1.5rem;
  margin: 1.6rem 0 2.2rem;
  padding: .85rem 1rem;
  color: #4f4b46;
  background: rgba(212,184,95,.16);
  border-left: 4px solid var(--gold);
  font-size: .9rem;
}
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.stat-card { min-height: 180px; padding: 1.4rem; background: var(--paper); border: 1px solid var(--line); }
.stat-card span { display: block; color: var(--berry); font-size: .76rem; font-weight: 820; letter-spacing: .11em; text-transform: uppercase; }
.stat-card strong { display: block; margin: .7rem 0 .4rem; color: var(--pine); font-family: var(--serif); font-size: clamp(2.1rem,4vw,3.2rem); font-weight: 500; line-height: 1; }
.stat-card small { color: var(--muted); }
.local-notes, .vendor-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.local-note, .vendor-card { padding: 1.5rem; background: var(--paper); border-top: 4px solid var(--berry); box-shadow: 0 14px 35px rgba(20,18,14,.08); }
.local-note h3, .vendor-card h3 { margin-bottom: .65rem; }
.vendor-card .vendor-category { color: var(--berry); font-size: .75rem; font-weight: 820; letter-spacing: .11em; text-transform: uppercase; }
.vendor-card a { font-weight: 750; }
.disclosure-box { margin-top: 2rem; padding: 1.25rem; color: #494641; background: var(--parchment); border: 1px solid var(--line); font-size: .9rem; }
.empty-state { padding: 2rem; text-align: center; background: var(--paper); border: 1px dashed rgba(16,17,15,.32); }
.vendor-grid .empty-state { grid-column: 1 / -1; }
.editor-note { margin-top: 1.25rem; color: var(--muted); font-size: .84rem; }
.about-grid { display: grid; grid-template-columns: minmax(270px,.72fr) 1.28fr; gap: clamp(2.5rem,8vw,7rem); align-items: center; }
.about-photo { position: relative; }
.about-photo::before { content: ""; position: absolute; inset: -14px 28px 28px -14px; border: 2px solid var(--gold); }
.about-photo img { position: relative; width: 100%; max-height: 640px; object-fit: cover; object-position: center 24%; box-shadow: var(--shadow); }
.about-copy h2 { margin-bottom: 1.25rem; }
.proof-list { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin: 2rem 0; background: var(--line); border: 1px solid var(--line); }
.proof { padding: 1.1rem; background: var(--paper); }
.proof strong { display: block; color: var(--pine); font-family: var(--serif); font-size: 1.2rem; font-weight: 500; }
.proof span { color: var(--muted); font-size: .86rem; }

/* Conversation */
.conversation-grid { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(2.5rem,8vw,7rem); align-items: start; }
.contact-links { display: grid; gap: .72rem; margin-top: 1.5rem; }
.contact-links a { font-weight: 750; text-decoration: none; }
.contact-links a:hover { color: var(--gold); }
.form-card { padding: clamp(1.4rem,4vw,2.4rem); color: var(--ink); background: var(--paper); box-shadow: var(--shadow); }
.crm-form-card { padding: clamp(1rem,2vw,1.5rem); }
.crm-form-card iframe { display: block; width: 100%; min-height: 980px; border: 0; background: #fff; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.field { display: grid; gap: .38rem; }
.field.full { grid-column: 1 / -1; }
.field label, .field legend { font-size: .9rem; font-weight: 780; }
.field input, .field textarea, .field select { width: 100%; min-height: 48px; padding: .72rem .78rem; color: var(--ink); background: #fff; border: 1px solid #b8b5ae; border-radius: 0; }
.field textarea { min-height: 130px; resize: vertical; }
.choice-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: .5rem; }
.choice { position: relative; }
.choice input { position: absolute; inline-size: 1px; block-size: 1px; opacity: 0; }
.choice label { min-height: 46px; display: grid; place-items: center; padding: .55rem; text-align: center; border: 1px solid #aaa69e; cursor: pointer; }
.choice input:checked + label { color: var(--paper); background: var(--pine); border-color: var(--pine); }
.choice input:focus-visible + label { outline: 3px solid #0b68c8; outline-offset: 2px; }
.fine-print { color: var(--muted); font-size: .82rem; line-height: 1.45; }
.form-result { display: none; margin-top: 1rem; padding: 1rem; background: var(--sage); border-left: 4px solid var(--pine); }
.form-result.is-visible { display: block; }
.result-actions { display: flex; flex-wrap: wrap; gap: .65rem; margin-top: .8rem; }

/* Interior pages */
.page-hero { position: relative; overflow: hidden; padding: clamp(4.2rem,9vw,8rem) 0 clamp(4rem,8vw,7rem); background: var(--parchment); }
.page-hero::after { content: "WHY"; position: absolute; right: -.02em; bottom: -.32em; color: rgba(16,17,15,.04); font-family: var(--serif); font-size: clamp(15rem,36vw,34rem); line-height: 1; }
.page-hero .shell { position: relative; z-index: 1; }
.page-hero h1 { max-width: 920px; }
.page-hero .lede { margin: 1.5rem 0 2rem; }
.breadcrumb { margin: 0 0 2rem; color: var(--muted); font-size: .87rem; }
.breadcrumb a { text-underline-offset: 3px; }
.question-grid, .help-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-top: 2.2rem; }
.question-card, .help-card { min-height: 230px; padding: 1.5rem; border-top: 3px solid var(--gold); }
.question-card { background: var(--paper); box-shadow: 0 14px 34px rgba(16,17,15,.08); }
.help-card { color: var(--paper); background: var(--pine); }
.card-index { display: block; margin-bottom: 2.3rem; color: var(--berry); font-weight: 850; letter-spacing: .14em; }
.page-cta { display: grid; grid-template-columns: 1fr auto; gap: 2rem; align-items: center; }
.page-cta h2 { max-width: 780px; }
.other-paths { display: grid; grid-template-columns: repeat(6,1fr); gap: .65rem; margin-top: 1.8rem; }
.other-paths a { padding: .9rem .6rem; color: var(--ink); background: var(--paper); border: 1px solid var(--line); text-align: center; text-decoration: none; font-weight: 720; }
.other-paths a:hover { color: var(--paper); border-color: var(--pine-deep); background: var(--pine-deep); }
.story-block { max-width: 820px; }
.story-block p:not(.eyebrow) { font-size: 1.12rem; }
.belief-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1rem; margin-top: 2rem; }
.belief { padding: 1.4rem; border-top: 3px solid var(--gold); background: var(--paper); }
.belief h3 { margin-bottom: .65rem; }
.criteria-grid { display: grid; grid-template-columns: repeat(4,1fr); gap: 1rem; margin-top: 2rem; }
.criteria-card { min-height: 225px; padding: 1.45rem; color: var(--paper); background: var(--pine); border-top: 3px solid var(--gold); }
.criteria-card span { display: block; margin-bottom: 2.4rem; color: var(--gold); font-size: .76rem; font-weight: 850; letter-spacing: .14em; text-transform: uppercase; }
.criteria-card h3 { margin-bottom: .7rem; }
.criteria-card p { color: #dfe8e4; }
.advisory-note { margin-top: 1.25rem; color: var(--muted); font-size: .86rem; }
.personal-note { margin-top: 1.8rem; padding: 1.4rem; background: var(--sage); border-left: 4px solid var(--berry); }
.personal-note h3 { margin-bottom: .55rem; }

/* Footer */
.site-footer { padding: 3.2rem 0 1.5rem; color: #e9e3d9; background: var(--ink); border-top: 4px solid var(--gold); }
.footer-grid { display: grid; grid-template-columns: 1.1fr .9fr .9fr; gap: 2.5rem; }
.footer-agent-name { margin-bottom: .15rem; color: var(--paper); font-family: var(--serif); font-size: clamp(1.9rem,3vw,2.2rem); line-height: 1.05; }
.footer-agent-name span { color: var(--gold); font-family: var(--sans); font-size: .48em; font-weight: 850; white-space: nowrap; }
.footer-brand { margin-bottom: .45rem; font-size: .9rem; font-weight: 760; letter-spacing: .05em; text-transform: uppercase; }
.footer-logo { width: min(100%, 190px); height: auto; margin: 0 0 1rem; }
.brokerage-name { font-size: 1.15rem; font-weight: 850; }
.footer-license { margin-top: .45rem; font-size: .84rem; }
.footer-contact { font-size: 1rem; }
.footer-contact a { display: block; margin-bottom: .3rem; text-decoration: none; }
.footer-contact a:hover { color: var(--gold); }
.footer-title { margin-bottom: .7rem; color: var(--gold); font-size: .78rem; font-weight: 850; letter-spacing: .13em; text-transform: uppercase; }
.legal-links { display: grid; gap: .55rem; }
.legal-links a { font-size: 1rem; font-weight: 740; text-underline-offset: 4px; }
.footer-bottom { margin-top: 2.5rem; padding-top: 1.2rem; color: #bdb5aa; border-top: 1px solid rgba(255,255,255,.14); font-size: .82rem; }
.mobile-conversation { display: none; }

@media (max-width: 900px) {
  .menu-button { display: grid; place-items: center; }
  .nav-links { position: absolute; top: calc(100% + 1px); left: 0; right: 0; display: none; padding: 1rem; background: var(--ink); border-bottom: 1px solid var(--gold); }
  .nav-links.is-open { display: grid; }
  .nav-links a { min-height: 44px; display: flex; align-items: center; }
  .nav-links .nav-cta { justify-content: center; }
  .hero-grid, .section-heading, .split, .about-grid, .conversation-grid { grid-template-columns: 1fr; }
  .portrait-wrap { width: min(78vw,390px); justify-self: center; margin-top: 1rem; }
  .prompt-card { grid-template-columns: 1fr; }
  .sticky-copy { position: static; }
  .path-card, .path-card.featured { grid-column: span 6; min-height: 285px; }
  .proof-list { grid-template-columns: 1fr; }
  .question-grid, .help-grid, .belief-grid, .criteria-grid { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .local-notes, .vendor-grid { grid-template-columns: 1fr; }
  .question-card, .help-card { min-height: 0; }
  .card-index { margin-bottom: 1.3rem; }
  .page-cta { grid-template-columns: 1fr; }
  .other-paths { grid-template-columns: repeat(3,1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 620px) {
  .brand-name strong { font-size: 1rem; }
  .brand-name span { font-size: .73rem; }
  h1 { font-size: clamp(2.85rem,15vw,4.4rem); }
  .hero { min-height: auto; }
  .path-card, .path-card.featured { grid-column: 1 / -1; min-height: 245px; }
  .step { grid-template-columns: 48px 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .choice-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .other-paths { grid-template-columns: 1fr 1fr; }
  .stats-grid { grid-template-columns: 1fr; }
  .mobile-conversation { position: fixed; right: 1rem; bottom: 1rem; z-index: 45; display: inline-flex; box-shadow: 0 12px 32px rgba(16,17,15,.28); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
}

/* Launch: prominent brokerage identity and readable public notices. */
.brand-name strong,.brand-name span{font-size:1.15rem;line-height:1.3}.brand-name span{color:var(--paper);font-weight:400}.portrait-caption strong,.portrait-caption span{font-size:1rem}.footer-agent-name,.brokerage-name{font-size:1.2rem!important}.legal-links a,.trec-strip a{font-size:1rem!important;text-decoration:underline}.crm-form-card h3{font-size:2rem;color:var(--pine)}.crm-form-card{color:var(--ink)}.crm-form-card .fine-print{color:var(--ink)}@media(max-width:420px){.contact-links a{overflow-wrap:anywhere}.brand-name strong,.brand-name span{font-size:1rem}}

/* Footer name hierarchy: brokerage remains above half the agent name size. */
.footer-agent-name{font-size:1.8rem!important;font-weight:700;line-height:1.2}
.brokerage-name{font-size:1.125rem!important;font-weight:400;line-height:1.4}

/* Clear header identity hierarchy. */
.brand-name strong{font-size:1.5rem;font-weight:700}
.brand-name span{font-size:1rem;color:var(--paper);font-weight:400}

.header-designation{font-family:var(--sans);font-size:.625rem;font-weight:700;color:var(--gold);white-space:nowrap}

.equal-housing{font-size:1rem;color:var(--paper);margin:1.5rem 0 .75rem}

.tracking-disclosure{font-size:1rem;line-height:1.5;color:var(--paper);margin:1rem 0;max-width:75ch}

/* Compact homepage paths retain the selling-first emphasis. */
.home-paths .path-card,.home-paths .path-card.featured{grid-column:span 6;min-height:210px;padding:1.4rem}
.home-paths .path-card h3{font-size:clamp(1.35rem,2.1vw,1.8rem);margin:1rem 0}
.home-paths .section-heading{margin-bottom:1.5rem}
.path-link::after{content:none}
.contact-page{min-height:65vh}
.contact-page h1{font-size:clamp(2.5rem,4.5vw,4rem);line-height:1.08;text-wrap:balance}
@media(max-width:900px){.home-paths .path-card,.home-paths .path-card.featured{grid-column:span 6}}
@media(max-width:620px){.home-paths .path-card,.home-paths .path-card.featured{grid-column:1 / -1;min-height:0}.home-paths .path-card h3{font-size:1.5rem}.nav-shell{gap:.5rem}.brand-name strong{font-size:1.35rem}}
.local-panel .eyebrow{color:var(--gold)}
.path-card.featured:hover .path-number{color:var(--gold)}

/* Footer hierarchy and secondary disclosures, October 8 */
.footer-logo { width: min(100%, 140px); height: auto; margin: .9rem 0 0; }
.equal-housing, .tracking-disclosure, .footer-bottom { font-family: var(--sans); font-size: .82rem; font-weight: 400; color: #bdb5aa; line-height: 1.5; }
.equal-housing { margin: 2.5rem 0 .3rem; }
.tracking-disclosure { margin: .75rem 0 0; max-width: none; }
.footer-bottom { margin-top: 0; }

/* Center the identity block and keep the logo subordinate. */
.footer-grid > div:first-child { text-align: center; }
.footer-grid > div:first-child .footer-logo { display: block; width: min(100%, 120px); margin: .9rem auto 0; }

/* Group closing prompts and buttons on laptop/desktop; preserve mobile. */
@media (min-width: 901px) {
  .page-cta { grid-template-columns: minmax(0, 1fr); gap: 1.25rem; justify-items: start; }
  .page-cta > div > :last-child { margin-bottom: 0; }
  .page-cta > .button { justify-self: start; width: auto; max-width: 100%; }
}

@media (min-width: 901px) {
  .page-hero[data-number="04"] h1 { max-width: none; }
}

/* Contact invitation uses the same heading, spacing and action rhythm as the site. */
.contact-page .conversation-card { padding: clamp(1.75rem, 3.5vw, 3rem); color: var(--ink); border-top: 3px solid var(--gold); }
.contact-page .conversation-card .eyebrow { color: var(--pine); margin-bottom: 1.4rem; }
.contact-page .conversation-card h2 { max-width: 13ch; font-size: clamp(2.35rem, 4vw, 3.6rem); line-height: 1.08; margin-bottom: 1.5rem; }
.contact-page .conversation-copy { max-width: 42ch; color: var(--muted); font-size: 1.1rem; line-height: 1.65; margin-bottom: 1.75rem; }
.contact-page .conversation-card > .button { max-width: 100%; }
.contact-page .conversation-phone { margin: 1.25rem 0 0; color: var(--muted); font-size: .95rem; line-height: 1.5; }
.contact-page .conversation-phone a { color: var(--pine); }
@media (min-width: 901px) {
  .contact-page .conversation-grid { grid-template-columns: minmax(0, .95fr) minmax(0, 1.05fr); gap: clamp(2.5rem, 5vw, 4.5rem); }
}

/* Consistent copy rhythm and readable labels. */
.story-block h2 + p { margin-top: 1.25rem; }
.help-card h3 + p { margin-top: .7rem; }
.help-card .card-index { color: var(--gold); }
@media (min-width: 901px) { .other-paths { grid-template-columns: repeat(5, 1fr); } }
/* Keep text left aligned; center only the logo on the name line. */
.footer-grid { align-items: start; }
.footer-grid > div:first-child { text-align: left; }
.footer-agent-name { display: table; max-width: 100%; margin-top: 0; }
.footer-grid > div:first-child .footer-logo { margin-left: max(0px, calc((var(--footer-name-width, 280px) - 120px) / 2)); margin-right: 0; }

/* Keep the contact CTA lettering white on its destination page. */
.nav-links .nav-cta[aria-current="page"] { color: var(--paper); }

/* Approved About watermark and Contact email contrast refinements. */
.page-hero::after {
  font-size: clamp(6rem, 29vw, 28rem);
  right: -.22em;
  bottom: -.45em;
  white-space: nowrap;
  pointer-events: none;
}
.contact-page .conversation-card .button-ghost {
  color: var(--ink);
  border-color: var(--ink);
}

/* Clearer homepage service labels, without decorative numbering. */
.home-paths .path-number { font-size: .95rem; }

/* Secondary moving situations within Buying and Selling. */
.move-options .other-paths { grid-template-columns: repeat(2,minmax(0,1fr)); max-width: 680px; }
.move-options p:not(.eyebrow) { max-width: 760px; }
@media (min-width: 621px) { .related-primary-paths { grid-template-columns: repeat(3,minmax(0,1fr)); } }

/* Mobile density refinement: preserve type, brokerage identity, and desktop layout. */
@media (max-width: 620px) {
  .section { padding: 3rem 0; }
  .section-tight { padding: 2.25rem 0; }
  .hero { padding: 2.5rem 0; }
  .hero-grid { gap: 1.75rem; }
  .hero-proof-desktop { display: none; }
  .hero-proof-mobile { display: flex; flex-direction: column; align-items: center; gap: .25rem; margin-top: 0; text-align: center; }
  .portrait-wrap { width: min(64vw, 240px); }
  .portrait-frame { border-width: 6px; }
  .about-photo { width: min(100%, 240px); margin-inline: auto; }
  .about-photo img { height: auto; }
  .button { min-height: 46px; padding: .65rem 1rem; }
  .page-cta > .button { justify-self: start; max-width: 100%; }
  .home-paths .path-grid { gap: .75rem; }
  .home-paths .path-card,
  .home-paths .path-card.featured { min-height: 0; padding: 1rem; }
  .home-paths .path-card h3 { margin: .625rem 0; }
}