/* ===== Palette pulled from the Dingus Real Estate + RealtyCo logos ===== */
:root {
  --navy: #1a3a5f;
  --navy-deep: #12294a;
  --navy-ink: #0d1f38;
  --paper: #f3f2ee;
  --paper-2: #e9e7e1;
  --white: #ffffff;
  --sage: #8c9c88;       /* RealtyCo accent */
  --black: #0b0b0b;      /* RealtyCo background */
  --text: #1d2733;
  --muted: #5b6673;
  --line: #d9d6ce;
  --gold-star: #f5b301;

  --serif: "Libre Caslon Text", Georgia, serif;
  --sans: "Montserrat", "Helvetica Neue", Arial, sans-serif;
  --body: "Source Sans 3", "Helvetica Neue", Arial, sans-serif;

  --radius: 10px;
  --shadow: 0 10px 30px rgba(13, 31, 56, .10);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 80px; }
body {
  margin: 0;
  font-family: var(--body);
  font-size: 18px;
  line-height: 1.6;
  color: var(--text);
  background: var(--paper);
}
img { max-width: 100%; display: block; }
a { color: var(--navy); }
h1, h2, h3, h4 { font-family: var(--serif); color: var(--navy-ink); line-height: 1.2; margin: 0 0 .5em; }
h1 { font-size: clamp(2.1rem, 4.5vw, 3.4rem); }
h2 { font-size: clamp(1.7rem, 3.2vw, 2.4rem); }
p { margin: 0 0 1em; }

.container { width: min(1160px, 100% - 32px); margin-inline: auto; }
.section { padding: 88px 0; }
.section-tint { background: var(--paper-2); }
.section-navy { background: var(--navy-deep); color: #dfe6ef; }
.section-navy h2 { color: var(--white); }
.section-intro { color: var(--muted); max-width: 60ch; margin-bottom: 36px; }

.eyebrow {
  font-family: var(--sans);
  font-size: .78rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--navy);
  margin-bottom: .8em;
  display: flex; align-items: center; gap: 12px;
}
.eyebrow::before { content: ""; width: 28px; height: 2px; background: currentColor; }
.eyebrow-light { color: #b9c7d8; }

/* ===== Buttons ===== */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  font-family: var(--sans); font-weight: 600; font-size: .9rem;
  letter-spacing: .06em; text-transform: uppercase; text-decoration: none;
  padding: 15px 26px; border-radius: 6px; border: 2px solid transparent;
  cursor: pointer; transition: transform .15s, background .15s, color .15s, border-color .15s;
}
.btn:hover { transform: translateY(-1px); }
.btn-navy { background: var(--navy); color: var(--white); }
.btn-navy:hover { background: var(--navy-ink); }
.btn-light { background: var(--white); color: var(--navy-ink); }
.btn-light:hover { background: var(--paper); }
.btn-outline { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn-outline:hover { background: var(--navy); color: var(--white); }
.btn-outline-light { border-color: rgba(255,255,255,.7); color: var(--white); background: transparent; }
.btn-outline-light:hover { background: var(--white); color: var(--navy-ink); }
.btn-small { padding: 9px 16px; font-size: .78rem; }
.btn-block { width: 100%; }

/* ===== Header ===== */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(243, 242, 238, .94);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
.header-inner { display: flex; align-items: center; justify-content: space-between; height: 72px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: var(--navy); }
.brand-house { width: 46px; height: 30px; }
.brand-text { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font-family: var(--serif); font-weight: 700; font-size: 1.45rem; letter-spacing: .04em; text-transform: uppercase; }
.brand-sub { font-family: var(--sans); font-weight: 600; font-size: .62rem; letter-spacing: .32em; text-transform: uppercase; margin-top: 4px; }
.nav { display: flex; align-items: center; gap: 28px; }
.nav a:not(.btn) {
  font-family: var(--sans); font-weight: 600; font-size: .82rem; letter-spacing: .08em;
  text-transform: uppercase; text-decoration: none; color: var(--navy-ink);
}
.nav a:not(.btn):hover { color: var(--navy); text-decoration: underline; text-underline-offset: 6px; }
.nav-toggle { display: none; background: none; border: 0; padding: 8px; cursor: pointer; }
.nav-toggle span { display: block; width: 24px; height: 2px; background: var(--navy-ink); margin: 5px 0; }

/* ===== Hero ===== */
.hero {
  background:
    radial-gradient(1200px 500px at 85% -10%, rgba(140,156,136,.25), transparent 60%),
    linear-gradient(160deg, var(--navy) 0%, var(--navy-ink) 100%);
  color: #dfe6ef;
  padding: 96px 0 104px;
  position: relative; overflow: hidden;
}
.hero::after { /* subtle rooftop line */
  content: ""; position: absolute; right: -60px; bottom: -40px; width: 520px; height: 300px;
  border: 2px solid rgba(255,255,255,.07); border-bottom: 0;
  clip-path: polygon(0 40%, 50% 0, 100% 40%, 100% 100%, 0 100%);
  background: linear-gradient(transparent, rgba(255,255,255,.03));
}
.hero-inner { display: grid; grid-template-columns: 1.4fr 1fr; gap: 64px; align-items: center; position: relative; z-index: 1; }
.hero h1 { color: var(--white); }
.lead { font-size: 1.2rem; max-width: 56ch; color: #cfd9e5; }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 14px; margin: 32px 0 36px; }
.pillars { list-style: none; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: 10px 26px; }
.pillars li {
  font-family: var(--sans); font-size: .78rem; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: #b9c7d8;
  display: flex; align-items: center; gap: 10px;
}
.pillars li::before { content: ""; width: 6px; height: 6px; background: var(--sage); border-radius: 50%; }

.hero-card {
  background: var(--paper); border-radius: 14px; overflow: hidden; box-shadow: 0 30px 60px rgba(0,0,0,.35);
  max-width: 380px; justify-self: end; width: 100%;
}
.headshot { aspect-ratio: 4 / 5; background: linear-gradient(160deg, #2a4c74, var(--navy-deep)); position: relative; display: grid; place-items: center; }
.headshot img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 30%; z-index: 1; }
.headshot-fallback { font-family: var(--serif); font-size: 5rem; color: rgba(255,255,255,.35); letter-spacing: .05em; }
.hero-card-body { padding: 20px 24px; display: flex; flex-direction: column; gap: 2px; }
.hero-card-body strong { font-family: var(--serif); font-size: 1.3rem; color: var(--navy-ink); }
.hero-card-body span { color: var(--muted); font-size: .95rem; }
.hero-card-body a { font-family: var(--sans); font-weight: 700; color: var(--navy); text-decoration: none; margin-top: 6px; }

/* ===== About ===== */
.about-grid { display: grid; grid-template-columns: 1fr 1.5fr; gap: 64px; align-items: start; margin-bottom: 72px; }
.about-logo { position: sticky; top: 104px; }
.about-logo img { mix-blend-mode: multiply; width: 100%; max-width: 440px; margin-inline: auto; }
.about-pull { font-family: var(--serif); font-size: 1.35rem; line-height: 1.4; color: var(--navy-ink); border-left: 3px solid var(--sage); padding-left: 20px; margin: 1.4em 0; }
.about-more summary {
  font-family: var(--sans); font-size: .82rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase;
  color: var(--navy); cursor: pointer; margin-top: 4px; width: fit-content;
}
.about-more summary:hover { text-decoration: underline; text-underline-offset: 5px; }
.about-more[open] summary { margin-bottom: 1em; }
.about-more-close, .about-more[open] .about-more-open { display: none; }
.about-more[open] .about-more-close { display: inline; }
.difference {
  background: var(--navy-deep); color: #dfe6ef; border-radius: 14px; padding: 48px;
  display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px; align-items: center; margin-bottom: 64px;
}
.difference h3 { color: var(--white); font-size: clamp(1.5rem, 2.6vw, 2rem); margin: 0; }
.difference strong { color: var(--white); font-weight: 600; }
.difference p:last-child { margin-bottom: 0; }
.sub-heading { font-size: 1.5rem; margin-bottom: 28px; }
.specialties { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.spec { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 28px 24px; transition: box-shadow .2s, transform .2s; }
.spec:hover { box-shadow: var(--shadow); transform: translateY(-3px); }
.spec-icon { width: 48px; height: 48px; border-radius: 50%; background: var(--navy); display: grid; place-items: center; margin-bottom: 18px; }
.spec-icon svg { width: 24px; height: 24px; fill: none; stroke: var(--white); stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }
.spec h4 { font-size: 1.15rem; }
.spec p { color: var(--muted); font-size: .98rem; margin: 0; }

/* ===== Value band ===== */
.value-band { background: var(--sage); color: var(--navy-ink); padding: 44px 0; }
.value-inner { display: flex; align-items: center; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.value-band h2 { margin-bottom: .2em; }
.value-band p { margin: 0; color: #1f2d24; }

/* ===== Deals ===== */
.deals { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.deal { background: var(--white); border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); }
.deal-media { aspect-ratio: 16 / 10; position: relative; background: linear-gradient(150deg, #2a4c74, var(--navy-ink)); display: grid; place-items: center; }
.deal-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.deal-media svg { width: 64px; height: 40px; color: rgba(255,255,255,.35); }
.deal-tag {
  position: absolute; top: 14px; left: 14px; background: var(--white); color: var(--navy-ink);
  font-family: var(--sans); font-size: .7rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  padding: 6px 10px; border-radius: 4px; z-index: 1;
}
.deal-body { padding: 20px 22px 22px; }
.deal-price { font-family: var(--serif); font-size: 1.5rem; color: var(--navy-ink); font-weight: 700; }
.deal-title { font-weight: 600; margin-top: 2px; }
.deal-title a { color: inherit; text-decoration: none; }
.deal-title a:hover { text-decoration: underline; }
.deal-area { color: var(--muted); font-size: .95rem; margin-bottom: 6px; }
.deal-meta { color: var(--muted); font-size: .93rem; display: flex; flex-wrap: wrap; gap: 4px 14px; }
.deal-more {
  background: var(--navy); border-color: var(--navy); color: #dfe6ef; text-decoration: none;
  padding: 32px 28px; display: flex; flex-direction: column; justify-content: center; gap: 10px; transition: background .15s;
}
.deal-more:hover { background: var(--navy-ink); }
.deal-more strong { font-family: var(--serif); font-size: 1.6rem; line-height: 1.2; color: var(--white); }
.deal-more-link { font-family: var(--sans); font-size: .8rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--white); margin-top: 6px; }
.deal-rep { margin-top: 12px; padding-top: 12px; border-top: 1px solid var(--line); font-family: var(--sans); font-size: .74rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: var(--navy); }

/* ===== Reviews ===== */
.reviews-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; flex-wrap: wrap; margin-bottom: 36px; }
.google-badge { display: flex; align-items: center; gap: 14px; background: var(--white); border: 1px solid var(--line); border-radius: 999px; padding: 10px 22px 10px 14px; }
.g-logo { width: 30px; height: 30px; }
.stars { color: var(--gold-star); letter-spacing: 2px; font-size: 1.05rem; line-height: 1; }
.google-badge-text { font-family: var(--sans); font-size: .8rem; font-weight: 600; color: var(--muted); }
.reviews { columns: 3; column-gap: 22px; }
.review { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; margin-bottom: 22px; break-inside: avoid; }
.review[hidden], .btn[hidden] { display: none; }
.review blockquote { margin: 14px 0 22px; font-size: 1.04rem; white-space: pre-line; }
.review-author { display: flex; align-items: center; gap: 12px; }
.review-avatar { width: 40px; height: 40px; border-radius: 50%; background: var(--navy); color: var(--white); display: grid; place-items: center; font-family: var(--sans); font-weight: 700; font-size: .9rem; }
.review-author strong { display: block; line-height: 1.2; }
.review-author span { font-size: .85rem; color: var(--muted); }
.reviews-ctas { display: flex; gap: 14px; flex-wrap: wrap; justify-content: center; margin-top: 18px; }

/* ===== Instagram slider ===== */
.ig-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 20px; flex-wrap: wrap; margin-bottom: 32px; }
.ig-slider { position: relative; display: flex; align-items: center; gap: 12px; }
.ig-viewport { overflow: hidden; flex: 1; border-radius: var(--radius); }
.ig-track { display: flex; gap: 16px; transition: transform .6s cubic-bezier(.22,.61,.36,1); }
.ig-slide {
  flex: 0 0 calc((100% - 48px) / 4); aspect-ratio: 1; border-radius: var(--radius); overflow: hidden;
  position: relative; background: #1e3d63; display: block; color: var(--white); text-decoration: none;
}
.ig-slide img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s; }
.ig-slide:hover img { transform: scale(1.05); }
.ig-slide .ig-caption {
  position: absolute; inset: auto 0 0 0; padding: 40px 14px 14px; font-size: .88rem; line-height: 1.35;
  background: linear-gradient(transparent, rgba(8,20,38,.85)); opacity: 0; transition: opacity .25s;
  display: -webkit-box; -webkit-line-clamp: 4; -webkit-box-orient: vertical; overflow: hidden;
}
.ig-slide:hover .ig-caption, .ig-slide:focus-visible .ig-caption { opacity: 1; }
.ig-placeholder { width: 100%; height: 100%; display: grid; place-items: center; text-align: center; padding: 18px;
  background: linear-gradient(150deg, #2a4c74, #12294a); font-family: var(--sans); font-size: .8rem; letter-spacing: .08em; color: #b9c7d8; }
.ig-placeholder svg { width: 34px; height: 34px; margin: 0 auto 10px; stroke: currentColor; fill: none; stroke-width: 1.6; }
.ig-nav {
  flex: 0 0 44px; height: 44px; border-radius: 50%; border: 1.5px solid rgba(255,255,255,.5); background: transparent;
  color: var(--white); font-size: 1.6rem; line-height: 1; cursor: pointer; transition: background .15s;
}
.ig-nav:hover { background: rgba(255,255,255,.12); }
.ig-dots { display: flex; justify-content: center; gap: 8px; margin-top: 22px; }
.ig-dots button { width: 8px; height: 8px; border-radius: 50%; border: 0; padding: 0; background: rgba(255,255,255,.3); cursor: pointer; }
.ig-dots button[aria-current="true"] { background: var(--white); width: 22px; border-radius: 4px; }

/* ===== Contact form ===== */
.contact-grid { display: grid; grid-template-columns: 1fr 1.5fr; gap: 64px; align-items: start; }
.contact-direct { list-style: none; padding: 0; margin: 28px 0 0; display: grid; gap: 16px; }
.contact-direct li { display: flex; flex-direction: column; }
.contact-direct span { font-family: var(--sans); font-size: .72rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.contact-direct a { font-family: var(--serif); font-size: 1.3rem; text-decoration: none; color: var(--navy-ink); word-break: break-word; }
.lead-form { background: var(--white); border: 1px solid var(--line); border-radius: 14px; padding: 32px; box-shadow: var(--shadow); display: grid; gap: 16px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.lead-form label { display: flex; flex-direction: column; gap: 6px; font-family: var(--sans); font-size: .78rem; font-weight: 600; letter-spacing: .04em; color: var(--navy-ink); }
.lead-form input, .lead-form select, .lead-form textarea {
  font: inherit; font-family: var(--body); font-size: 1rem; font-weight: 400; letter-spacing: 0; color: var(--text);
  padding: 12px 14px; border: 1.5px solid var(--line); border-radius: 6px; background: var(--paper); width: 100%;
}
.lead-form input:focus, .lead-form select:focus, .lead-form textarea:focus { outline: none; border-color: var(--navy); background: var(--white); box-shadow: 0 0 0 3px rgba(26,58,95,.15); }
.lead-form .invalid { border-color: #b3261e; }
.form-status { margin: 0; font-size: .95rem; text-align: center; min-height: 1.4em; }
.form-status.ok { color: #2e6b3a; }
.form-status.err { color: #b3261e; }

/* ===== Brokerage strip ===== */
.brokerage { background: var(--black); padding: 28px 0; }
.brokerage-inner { display: flex; align-items: center; justify-content: center; gap: 22px; flex-wrap: wrap; }
.brokerage span { font-family: var(--sans); font-size: .78rem; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: #a8a8a8; }
.brokerage img { width: 280px; height: 84px; object-fit: cover; }

/* ===== Footer ===== */
.site-footer { background: var(--navy-ink); color: #b9c7d8; padding: 64px 0 28px; }
.site-footer a { color: var(--white); text-decoration: none; }
.site-footer a:hover { text-decoration: underline; }
.site-footer h4 { color: var(--white); font-family: var(--sans); font-size: .78rem; letter-spacing: .18em; text-transform: uppercase; margin-bottom: 14px; }
.site-footer p { margin: 0 0 6px; }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1fr 1.3fr; gap: 40px; }
.footer-brand { font-family: var(--serif); font-size: 1.7rem; font-weight: 700; color: var(--white); text-transform: uppercase; letter-spacing: .04em; }
.footer-brand span { display: block; font-family: var(--sans); font-size: .7rem; letter-spacing: .32em; font-weight: 600; }
.footer-tag { margin-top: 10px !important; font-size: .95rem; }
.socials { display: flex; flex-wrap: wrap; gap: 10px; }
.socials a {
  width: 42px; height: 42px; border-radius: 50%; border: 1.5px solid rgba(255,255,255,.3);
  display: grid; place-items: center; transition: background .15s, border-color .15s;
}
.socials a:hover { background: var(--white); border-color: var(--white); text-decoration: none; }
.socials a:hover svg { color: var(--navy-ink); }
.socials svg { width: 18px; height: 18px; color: var(--white); fill: currentColor; }
.footer-legal { border-top: 1px solid rgba(255,255,255,.12); margin-top: 48px; padding-top: 22px; font-size: .85rem; display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; }

/* ===== Modal ===== */
.modal { border: 0; padding: 0; border-radius: 14px; width: min(560px, 100% - 32px); max-height: calc(100dvh - 32px); background: transparent; }
.modal::backdrop { background: rgba(8, 20, 38, .65); backdrop-filter: blur(3px); }
.modal .lead-form { position: relative; box-shadow: none; }
.modal h2 { margin-bottom: 0; }
.modal-intro { color: var(--muted); margin: 0; }
.modal-close { position: absolute; top: 12px; right: 14px; background: none; border: 0; font-size: 2rem; line-height: 1; color: var(--muted); cursor: pointer; }

/* ===== Responsive ===== */
@media (max-width: 1000px) {
  .deals { grid-template-columns: repeat(2, 1fr); }
  .reviews { columns: 2; }
  .ig-slide { flex-basis: calc((100% - 32px) / 3); }
}
@media (max-width: 820px) {
  body { font-size: 17px; }
  .section { padding: 64px 0; }
  .nav {
    position: absolute; top: 72px; left: 0; right: 0; flex-direction: column; gap: 0; align-items: stretch;
    background: var(--paper); border-bottom: 1px solid var(--line); display: none; padding: 8px 16px 16px;
  }
  .nav.open { display: flex; }
  .nav a:not(.btn) { padding: 14px 0; border-bottom: 1px solid var(--line); }
  .nav .btn { margin-top: 12px; }
  .nav-toggle { display: block; }
  .hero { padding: 64px 0 72px; }
  .hero-inner, .about-grid, .contact-grid, .specialties, .difference { grid-template-columns: 1fr; }
  .about-logo { position: static; }
  .difference { padding: 32px 24px; gap: 20px; margin-bottom: 48px; }
  .hero-inner, .about-grid, .contact-grid { gap: 40px; }
  .hero-card { justify-self: start; max-width: 320px; }
  .about-logo img { max-width: 300px; }
  .footer-grid { grid-template-columns: 1fr; gap: 28px; }
}
@media (max-width: 600px) {
  .specialties, .deals, .field-row { grid-template-columns: 1fr; }
  .reviews { columns: 1; }
  .ig-slide { flex-basis: calc((100% - 16px) / 2); }
  .ig-nav { display: none; }
  .lead-form { padding: 22px; }
  .hero-ctas .btn { width: 100%; }
  .value-inner .btn { width: 100%; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { transition: none !important; }
}